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I <br />I <br />I <br />I <br /> <br />I <br /> <br />I <br />i <br />i <br />i <br />i <br />I <br />i <br /> <br />high volumes of high-speed traffic on MTH ~10 make this area <br />extremely hazardous for traffic originating north of the <br />railroad in Ramsey. <br /> <br /> Downtown Anoka provides the only retail shopping and <br />concentration of consumer services in the area. Anoka is the <br />county seat of Anoka County and has an abundance of financial, <br />legal and similar personal services available to adequately <br />serve the needs of Ramsey. However, the retail shopping <br />facilities are principally of the small department store and <br />specialty shop variety. The major merchandising chains are <br />represented only by catalog stores. The nearest retail outlets <br />of the major merchandising chains are over ten miles south <br />and east in Blaine and Brooklyn Center and the nearest major <br />discount department stores are six miles southeast in Coon Rapids. <br /> <br /> Suburban homeowners comprise a large segment of the customers <br />of the discount department store'and such stores generally are <br />located in suburban areas as soon as sufficient population <br />exists to make a feasible market. The existing highways and <br />the planned road improvements in the southeast portion of the <br />study area makes it particularly favorable for the location <br />of a major retailer. A population of 25,000 made up principally <br />of homeowning families exists in the immediate market area <br />without a single such facility currently available. <br /> <br /> While the area is most favorable for the free-standing <br /> discount department store, it is not inconceivable that the <br /> <br />- 24 - <br /> <br /> <br />