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Market Overview Page 11 <br />County Road 10 Redevelopment Study <br />Octobet24, 2006 <br />Conclusions <br />The type of new development that can occur on the gas station site and/or adjacent parcels is <br />dependent on timing, surrounding land uses, scale of the development, and design of the project. <br />As noted previously timing is important because key drivers of demand won't begin to significantly <br />affect the site for a number of years. Therefore, given the existing household base and traffic <br />patterns around the site, any new development expected to occur in the short-term (one to five <br />years) on the subject site will likely be limited to highway -oriented businesses with small trade areas <br />of one to three miles in radius. Examples of likely businesses include small- to medium-sized <br />restaurants, hair salons, coffee shops, and bank branches, to name a few. <br />With that being said, some infrastructure changes to CR 10 can subtly influence the nature of <br />development in the short-term while at the same time position the site for more substantive changes <br />in the long-term when demand for higher -density land uses increases. For example, if significant <br />highway and streetscape improvements were made in the short-term, this may influence the nature <br />of new short-term development by attracting <br />developers who believe higher standards for rM <br />aesthetics and design may capture a greater <br />proportion of Medtronic employees and others. Such <br />new development will still need to be accessible to <br />automobiles, but it may also feature pedestrian - <br />oriented elements that could be easily incorporated <br />into long-term development done at higher densities. <br />Examples of short-term streetscape improvements _ <br />include highway monuments that alert travelers that <br />they are entering a commercial district. At right is the <br />Arbor Lakes monument situated along I-94 in Maple tlrhox Lakes Highway Monument in Maple Grove <br />Grove. <br />The matrix on the following page details the type of developments we believe are achievable given <br />the timing of market forces affecting the subject site. <br />