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<br />must be carried by the operator or the customer. The stem time <br />consideration also leads to business lost according to ABF. A <br />relocation situation such as outlined above for Hyman could cost <br />as much as $8,000.00 per day for ABF. <br /> <br />This stem time consideration must be taken into account as part <br />of the claim by City Representatives that windfall profit will be <br />realized on the initial investments made for the land in <br />question which the City is planning for redevelopment. While <br />such a claim might be valid for an operator going out of <br />business, it is not true for one wishing to maintain service. <br />The stem time consideration is seen as eliminating any relocation <br />benefit .even if cheap land is available at a new more remote <br />site. Land, however, even in outlying locations, near regional <br />highways is not an inexpensive commodity. Based upon City and <br />County Assessors information, industrial land in Roseville is <br />esttmated at $2.00 per square foot. Similarly zoned land in <br />Brooklyn Park for example, ranges from $1.00 to $1.75 per square <br />foot and a comparable $2.00 a square foot for prime locations. <br />These figures would indicate that no significant investment <br />advantage or benefit would result from a relocation. <br /> <br />plan Acceptabilitv/practicality <br /> <br />Market Demand for planned Uses <br /> <br />The City of Roseville has a very positive and long history of <br />land use planning. The evident results of this situation are <br />illustrated by the fine residential areas which characterize the <br />community as well as the major Rosedale Shopping Center and other <br />commercial facilities which exist. Likewise, there is a <br />positive balance of land use in the community, with industry <br />playing a major role in this regard. <br /> <br />Times have however drastically changed from when Roseville first <br />undertook its early planning programs. Roseville is now an older <br />first ring suburb with an aging housing stock and limited <br />available raw land. As evidenced by the Twin Lakes plan, <br />redevelopment has now become a serious consideration. Regional <br />highway facilities have also opened new areas for development. <br />As such, there is significantly more basic competition for <br />development investment. This situation is compounded by <br />incentives offered by many communities to attract such <br />investment. <br /> <br />As a consequence city planning can no longer be simply a physical <br />design solution which harmoniously balances a full array of <br />residential, commercial and industrial activities. Today city <br />planning must be based upon and fully recognize economic and <br />market demands. This is to avoid an over allocation of <br />activities which can not be realistically achieved. Carried <br /> <br />7 <br /> <br />R-0002677 <br /> <br />~ <br />