5.1. HRSR 10-04-2004 - Laserfiche WebLink

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• Ms. Heidi Steinmetz August 31, 2004 City of Elk River Page 2 for large scale uses is always difficult and the cost to acquire the land may preclude the development of an institutional/public use versus a private development. There are several institutional uses that exist in the area. The Post Office is a relatively high traffic generator;the other institutional uses are moderate to low traffic generators and generally have low customer traffic. We assume that development in this area will intensify. Therefore,the locations of the Sherburne County Highway Department and the Elk River Fire Station may need to be moved to provide better access to all parts of the City/County and because increased density in this area will also mean increased congestion during peak periods, although still easily manageable. If the lumberyard chooses to remain in the area,there may be a potential to encourage an upgraded retail facility at this location that would combine general hardware/lumber with more of a home remodeling/home furnishings slant, incorporating services and products that encourage homeowners to enhance their residences. This area also offers the potential to develop additional medium-density and high-density housing, both owner-occupied and renter-occupied. The most desirable location for housing is .4111 likely to be away from the railroad tracks so that vibrations and sound transference would be minimal. Medium-density housing will require a larger size parcel or parcels and therefore,may be more easily accommodated on the current industrially-zoned property. Incorporating additional housing in this area,we believe,will increase overall housing values and will increase opportunities to draw regular visitors to the area due to increased pedestrian traffic. Our analysis identified deteriorating single-family homes(or deferred maintenance) interspersed with commercial uses. Depending on the condition of the commercial businesses and the specific type of use,we believe that some of these sites should be considered for redevelopment to high-density residential use. Converting to high-density residential would increase the value of the properties and would encourage a more pedestrian orientation. If the commercial uses are relatively strong,then removing the single-family homes to make room for additional office space or adjacent commercial parking would be a benefit. If you have questions or need additional information,please contact me. Sincerely, MAXFIELD RESEARCH INC. vif„ Mary C. Bujold President MAXFIELD RESEARCH INC.