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Core Assumptions <br />Major transportation improvements will be a primary development <br />• <br />trigger. <br />NorthstarCommuter Rail station: 2009 <br />– <br />Hwy. 101/169 interchange reconstruction: likely more than 10 years out <br />– <br />Hwy. 10 reconstruction to a limited-access freeway: likely more than 15 years out <br />– <br />Twin Lakes Parkway will be extended to become a sub-regional <br />• <br />collector for improved access in east Elk River. <br />Land uses will become more intensive over time. <br />• <br />Future Hwy. 10 access to study area will be farther south than <br />• <br />171Avenue intersection due to MN/DOT spacing requirements. <br />st <br />Study area is in development competition with other districts in& <br />• <br />outside Elk River. <br />Existing transmission lines and gas main are likely fixed. <br />• <br />Any new river crossing (bridge) in Dayton or Ramsey would not <br />• <br />substantively change development strategies for the study area. <br />st <br />171Avenue Focused Area <br />City of Elk River <br />STudy <br />