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<br />PRIORITY ISSUE #4: <br /> <br />COMMERCIAL DEVELOPMENT <br /> <br />What is the issue? <br />Appropriate locations for additional commercial development <br />Types of desired commercial development <br />No one wants to locate commercial on Hwy 10 (east/west) <br />Large retail or retail clusters require substantial sizes of land <br /> <br />Why an issue? <br />Community interest in more options <br />No land left for development (nearest is gravel mines and East Hwy 10) <br /> <br />Consequences of doing nothing: <br />Residents will shop where there are more options i.e. other cities <br />Land will develop as residential (less tax base) <br />Existing businesses may move to other cities with critical demand <br />Development opportunities will bypass Elk River for other communities <br /> <br />VISION ALTERNATIVES <br /> <br />Identify the desired types and sizes of commercial development <br />Develop planned commercial corridor(s) that provide development/redevelopment <br />opportunities to guide future inquiries <br />A focus on Hwy 10, retain the existing commercial on Hwy 10 and add to compliment the area <br />Identify areas for desired commercial to go, what are the barriers to locating there now, how to <br />get them where we want them <br /> <br />BARRIERS <br /> <br />. Limited availability of undeveloped land <br />. Redevelopment/ relocation costs <br />. MnDot Transportation Plans (interchanges) <br />. Timing of market demand and interest <br />