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A I PAGE I TARGET STUDY AREAS' time,l hopefully, until, a Class 1, full service hotel will be profitable on the site. The use of this land should be for such a, hotel, combined with perhaps a residence dence hotel, or an adjunct office building with) restaurants and accessary services. Thus, the la,nld use designation ion on the "'consultant's report" is 11 is correct for this area Indicating hotel/office. North- olf the Bridge Route (B-2) The areas to the north are s s'uggestied for o office, use. U Unfortunately the market studies, prepared for the C City prove that there is an ' 'Inadequate market to develop this portion of the C City, for pure o office use 'in t the relatively near Mi Normally, we do not recommend that Cities get into the game of determining development demand through extensive market studies, for these reasons: le If the market, is soft (little demaind), the study may simply prove what can not be done. 2* If the market is hard (strong demand), the study *Is not needed. Taking a market risk, is the job of free enterprise. ise, The government should stay olu�t of 'Ito Each major development, "Investor, hires their, own for does his own) market analysis. Some investors do not believe in it at all. It is not an exact science, Each of the major office developers in Roseville have done their, own - analysis. When the Tax Increment District was first conceived, we met with all of the major land owners including those in this area. Twin City Freight, Johnson Bros., and the Ryder Truck mental people all expressed their, desire to stay as long as possible. We, encourage this approach realizing that the market for rieldevlelopm�ent, to office s�trucitu'res in this area would have to grow substantially over a, decade at least before fruition. However, due to change in. thleir. business the Twin City Freight Company elected to sell the site i, meidi , atiely to Price Savers for a retail use. 1 The B-4, Zone anticipated the demand for retail, uses in this area of the City once new access was provided. We didl not anticipate the form of retail, however, having hoped for the more conventional s'ho,pp,ing center product. We suggest now that these three users, contiguous to one another, should be considered as interim uses awaiting what we think will be a substantial 'increase in n land value ands potential during the "next go around" of redevelopment in this area,,, perhaps withlin ten years.