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Market Overview Page 12 County Road 10 Redevelopment Study October 24, 2006 Timeframe Land Use Accessibility Trade Area Example Uses Site Size 1-5 Years Commercial (retail or service-retail) Highway-oriented Neighborhood- oriented (1 to 3 miles) Small- to medium-sized restaurant, dry cleaner, hair salon, video rental 1-3 Acres 5-9 Years Commercial or Mixed-Use Highway-oriented unless significant change in surrounding land uses substantially increases household and/or worker population within walking distance Community- oriented (4 to 8 miles) Multi-tenant office; if mixed-use, neighborhood retail with high-density housing oriented toward the rear of the site away from roadway along with connectivity to trails and other nearby commercial uses 3-5 Acres 10+ Years Commercial or mixed-use Highway-oriented unless significant change in surrounding land uses substantially increases household and/or worker population within walking distance Regional Multi-tenant office; if numerous amenities are connected to or included in the site, mixed-use could include a variety of higher- density housing types as well as specialty or shopping retail stores 5+ Acres Recommendations In order to maximize the potential of the site once employment begins to substantially increase in the study area, we recommend the following course of action: • Hold site for three to five years for future potential; • Assemble adjacent parcels or partner with property owners of adjacent parcels in order to create a sizable site that can incorporate amenities (e.g., public gathering spaces, sidewalks, etc.) and have a mix of complementary uses (e.g., housing or office space with retail); • If assembling adjacent parcels or partnering with adjacent property owners, be mindful that it would be advantageous to have as much depth as possible to the site in the interest of being able to situate any housing as far from CR 10 as possible; • Introduce signage or monuments that indicate to CR 10 motorists that they are passing through a defined district (e.g., gateway monument at I-35W); • Promote redevelopment of nearby sites into higher-density land uses, as these new developments will enhance the potential of the subject site to be developed at higher densities; • Where feasible, enhance connections to nearby neighborhoods, commercial developments, and parks through the use of trails and sidewalks; or • If it is necessary to develop the gas station site within one to five years, anticipate a small- scale, highway-oriented development, but consider design guidelines that could make it