3 - Downtown Mast Plan Discussion

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directly linked to business demand so often times the peak parking demand is during the summer months. The problem this presents is that building to accommodate the peak demand means that there will be many unused parking places during non-peak times.Parking issues are �- further exacerbated by different types of businesses in downtown. Service businesses desire close and easy parking, while this is still important to the destination businesses, their customers tend to shop at many of the downtown shops and are prepared to walk further distances. Highway Alignment Debate As part of the TH 371 Study Group process,the City hired Donjekl to perform an economic analysis on the impacts of the alternate alignment. In the dozens of reports and studies that were examined by Jon Commers of Donjek, the leading indicator of success for communities that were part of a bypass project was the ability to unite business owners around a strategy for growth. This Downtown Plan represents the framework of such a strategy. A strong and predictable plan for improving and enhancing the downtown will draw investment to the area. No one will argue that running a business is not difficult. It is inevitable that some Pequot Lakes businesses (actually in any community) will fail or relocate no matter where the highway is located. With the creation of a strong consensus for developing the downtown commercial district,the natural business climate can be energized for growth around the implementation of that vision. The public debate over the highway alignment has been difficult for the City. While the data and statistics3 do not support the conclusion that the downtown will collapse when the alternate route is constructed, many business owners vocally state that this will be the case. While a legitimate part of an open debate, there is a fear that local realtors and business owners will work to (unintentionally) create a self-fulfilling prophecy: predict the doom of the downtown and then do nothing to prevent it from happening since, in the eyes of those making the prediction,it is inevitable. Recent pronouncements by the Brainerd Lakes Chamber of Commerce stating that Highway 371 should be routed through town so as not to damage business opportunities have not been helpfu14. In addition to the City's Economic Development Committee, the community would 1 www.doniek.com,principle contact was Jon Commers 2 See the T.H.371 Study Group Report,October 2007 3 See Region Five Community Survey results,December 2007 4 The Chamber's pronouncement opposing the Alternate Route contained eight supporting points. Their first point,that the construction of a bypass route is uncertain and projected for 2015-2016,is another self-fulfilling prophecy. Mn/DOT has informed the City that the start of the project continues to be pushed back because indecision regarding the Pequot Lakes alignment and an alignment on the north side of Nisswa is also unresolved. As soon as these two issues are resolved,the project will be moved into the funding cycle and indications are it would be a priority. There are no indications to suggest that"commercial investment in Pequot Lakes will languish until at least 2020",well beyond any construction timetable,as the Chamber suggests. The Chamber also indicates that "a through town route maintains the expectations of all involved", ostensibly because it is the status quo. What is not factored into this analysis is the dramatic increase in traffic, the closure of many access points and the inevitable congestion, particularly on County Road 11, that all agree will occur. These anticipated changes are neither expected nor desired by the residents of Pequot Lakes. Pequot Lakes Downtown Plan—Updated June 2011 10