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<br />TABLE OF CONTENTS <br /> <br />Chapter <br /> <br />Subiect <br /> <br />Page <br /> <br />SUMMARY OF FINDINGS ...................................................................................v <br /> <br />INTRODUCTION ................................................................................................... I <br /> <br />I RUM RlVER COMMERCIAL AREA ...................................................................3 <br /> <br />Access "............ .".. ....,.." .............. ..... ...... ....... ,... .... ....... ...... ,..., ... ...... ..........,.. ...... ....5 <br />Traffic Counts............. ....... ........ ........... ............ ....... ............. ..... ........ ......... ........ .....5 <br />Business Survey Results .... ,.., ..... ,....,........................... ...... .....,.. ........ ...., ,........ ..... ...5 <br />Future Development.........., ........ ............", ....... ........".. ...... ....."..... .... ................... ....6 <br /> <br />II COMPETITIVE SHOPPING AREAS ....................................................................7 <br /> <br />Convenience and Neighborhood Shopping Areas "......,,,........................................7 <br />Community Centers .. ......... ........................... .... ................. ..... ". ..... .............. ...." .....7 <br />Riverdale Area.. .............. ..... ..... .......... .............. ..... ................. .......... ............... I 0 <br />Elk River TH- 169 Shopping Area ...................................................................10 <br />Future Competition. ........... ........ .............. ....... ........ ........ ............. ........... ........... ....11 <br />Summary ......... ........... ........ ........... ....... .............. ..... ....... .......... ............. .............. ...11 <br /> <br />1II RUM RIVER COMMERCIAL AREA CUSTOMER SURVEY..........................12 <br /> <br />Summary ..................... .................... ................................ ..... ........ ........... ..... ..........15 <br /> <br />IV TRADE AREA ......................................................................................................17 <br />ResidentIai Growth Trends ..............................................................................:.....17 <br />Building Permits ... ......... .............. ........ .......... .............. ........ ....... ......... ..................20 <br />Moratorium lInpact ...... ,......... .... ...... ... ......... ........ .... ,........ ... .,... ........ ... ........ ..........21 <br />Future Trade Area Households ..............................................................................22 <br />Trade Area Population and Households ."......".....................................................22 <br />Income....................................................................................................................26 <br />Demographic Characteristics .... ........... ...., ...... ........... ... ... ... ....,............. ............. ....28 <br />Employment...........................................................................................................28 <br />Purchasmg Power........ ...... ... ................., .., ". ..... ", .... ......... ......., ........ ..... ',".. ... ..... ...32 <br /> <br />v <br /> <br />DEVELOPMENT POTENTIAL ...........................................................................35 <br /> <br />Market Share ..... ..... .......... ............ ........ ............. ........ ........... ..... ........ ....... ............ ..35 <br />Sales Potential... ......... ....... ..... ........ ...... ....... ................. ...... ................... ........... ......36 <br />Future Development Potential. ........... .......".. ... ........ ..... ........... ..... ,.... ... ..... ...........3 8 <br /> <br />VI <br /> <br />RECOMMENDATIONS .......................................................................................44 <br /> <br />i <br /> <br />14 <br />