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further, a community can not afford to invest in infrastructure systems which are over designed or oversized for a demand which can not be realistically achieved within a practical time limitation. These modern day planning considerations need to be considered and evaluated as part of the present Roseville plan amendment proposal. The present draft of the Twin Lakes Area plan amendment calls for the redevelopment of the area into multiple family housing, office and commercial uses. The viability of accomplishing these development objectives rests on the market demand which exists in the Roseville area. An analysis has therefore been conducted which equates the proposed development to the existing and projected market. The primary basis of this evaluation is provided by the Target Study Areas Report prepared for the City of Roseville in October 1986 by Public Financial Systems. (PFS) Multi-Family: In response to neighborhood opposition, the draft plan amendment has been modified so that instead of the 1,343 multi-family units initially proposed, 465 units are now suggested. This is a change from 23 buildings down to 10. The viability of this proposed development is measured against data from PFS and the Metro Council as follows. From secondary data sources, we have learned that multi-family unit vacancy rates are low in Roseville and the surrounding northeast quadrant area, with 2.6% measured for both areas. The northeast quadrant is indicated as north of 1-94 and east of the Mississippi River. New housing construction is moderate in Roseville, due to the scarcity of suitable vacant residential sites. Single-family comprised most of the new units. (PFS page 41). From 1980 to 1985 there were 187 single-family units constructed, and 164 multi-family units, for a total of 351. (Met. Council figures) (PFS page 42). Approximately 47% of the new housing units were multi-family units. Roseville's proximity to the Minneapolis and St. Paul downtowns, and developer's feelings about the area indicate that Roseville is a prime location for multi-family development. Rental units comprise from 80% to 90% of the non single family market, with townhomes being the most popular type of sales unit. (PFS page 46). Based on all information gathered by PFS and the Metro Council, the demand for multi-family units in Roseville will average about 150 units annually through the year 2000. However, "Tax' "ws could T~ 6f have significant effects on the attract~S of rental housing~~~ development and owncrchi~r invebul~n~. (PFS page 43). ~~ --- Time limits, scope of study and available material have restricted a detailed and thorough analysis of the multiple family housing demand by our office. From however the data which we do have at hand, we have assembled the table below which attempts to relate proposed supply in the Twin Lakes plan with projected city demand. 8 . . . R-0002678