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Market Overview Page 2 County Road 10 Redevelopment Study October 24, 2006 Location Mounds View is located approximately nine miles northeast of Downtown Minneapolis and 11 miles northwest of Downtown St. Paul. Mounds View enjoys numerous locational advantages. The City is situated in close proximity to transportation networks, major employment centers, colleges and universities, regional shopping centers and numerous recreation spots. Under consideration for redevelopment is a site that, until recently, contained a gas station. The subject site is located on the south side of County Road 10 just east of Edgewood Drive. Because of the limited potential of redeveloping such a small parcel, consideration for redevelopment is also being given to the prospect of assembling adjacent parcels that stretch between Edgewood Drive and Woodale Drive. In addition to the favorable locational advantages noted in the paragraph above, the subject site is also strategically positioned between two very large redevelopment efforts that will profoundly affect the character of the region for many years to come; the Medtronic expansion and the TCAAP site in Arden Hills. The map above displays the City of Mounds View (highlighted in orange), the subject site (outlined in blue), and several important development projects located nearby. Existing Land Use and Urban Environment County Road 10 is a four-lane divided highway that bisects the City of Mounds View. Until the US Highway 10 bypass was completed several years ago, just north of Mounds View, County Road 10 was designated as US Highway 10 as it was the main thoroughfare linking St. Paul and Ramsey County to Anoka County and St. Cloud. Although no longer a US Highway, County Road 10 has an average annual daily traffic volume of almost 22,000 vehicles and is a wide thoroughfare with an approximately 250-foot right-of-way. Therefore, very little development along the highway is conducive to non-automobile access. Most businesses dependent on traffic along the corridor are food establishments, retail stores, or service-retail, such as banks and weight loss centers. Immediately after the US Highway 10 bypass was completed, there was a drop in traffic volumes along County Road 10, which led to sporadic store closings and relocations and conspicuous gaps in an already spread out urban fabric. However, traffic levels have steadily increased, which has led to new investment along the corridor, such as high density senior housing and new neighborhood-oriented retail, especially to the north and west Map of subject site and important surrounding developments