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<br />. <br /> <br />. <br /> <br />H. <br /> <br />and the methods available to reduce or eliminate <br />these impacts. The Report documented and set forth <br />the evidence from studies conducted in the cities of <br />Minneapolis, St. Paul, Indianapolis, Phoenix, and Los <br />Angeles. These studies, taken together, provide <br />compelling evidence that sexually oriented businesses <br />are associated with high crime rates and an adverse <br />impact on property values. <br /> <br />E. <br /> <br />The City of Minneapolis Study concluded that there <br />was a close association between sexually oriented <br />businesses, high crime rates and an adverse impact on <br />property values. <br /> <br />F. <br /> <br />The City of Phoenix Study confirmed that the sex <br />crime rate was on average six times higher in areas <br />with at least one adult entertainment use as it was <br />within comparable areas of their city without such <br />adult uses. <br /> <br />G. <br /> <br />The City of Indianapolis Study established that <br />professional real estate appraisers believed that an <br />adult book store would have a negative effect on the <br />value of both residential and commercial properties <br />within a one to three block area of the store. <br /> <br />Studies of other cities have shown that the values of <br />both commercial and residential properties either are <br />diminished or failed to appreciate at the rate of <br />other comparable properties when located in proximity <br />to adult entertainment uses. <br /> <br />I. The cities whose adult entertainment use reports have <br />been considered in these proceedings have strip <br />commercial development patterns and other commercial <br />neighborhood characteristics analogous to those found <br />or developing in the City of Elk River. <br /> <br />Section 2. Conclusions <br /> <br />A. The impacts which Sexually Oriented Land Uses have on <br />surrounding areas should be addressed through a <br />distinct set of land use regulations and licensing <br />directed specifically at such uses. <br /> <br />B. <br /> <br />. <br /> <br />C. <br /> <br />Sexually Oriented Land Uses should not be located in <br />close proximity to buildings or facilities where <br />children are the dominant clientele or patrons of the <br />service, product, or facility usage offered by such <br />building or facility. <br /> <br />The existing land use regulations of the City of Elk <br />River have not adequately addressed the unique <br />impacts which Sexually Oriented Land Uses have on <br />