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r f' ,.' .J square feet of retail space is identified. Implementation Feasibility: Street Construction: A major underlying premise of Lakes Area Redevelopment plan is the assumption that a new I-35W exit ramp for the "County Road C" area access can be constructed on a new alignment approximately half way between County Road C and C-2. Our contacts with City staff indicate that tentative approval for this relocated exit has been received from MnDOT. There is however no formal written documentation or even a tentative approval. Due to the critical nature of this very ke element of the plan, we have attempted to verify the acceptability of this proposal with MnDot, DNR and the ~Metropolitan Council. These sources have indicated to us that ~the proposed alternative is highly questionable and will likely (be very strongly contested. Should this situation in fact be the case, it certainly makes questionable the feasibility of implementing the proposed plan and as a result the validity of the plan. It would certainly appear that prior to taking action to adopt the Twin Lakes Redevelopment plan as a formal plan amendment that the interchange issue should be resolved. Moreover, since there is apparently no formal approval of funding of such an interchange, improvement would appear to be highly speculative. Such implementation uncertainty further erodes the plan's realization potential. '-NU o' \.t'~. ,'_" ~.-..' -(' oK> \ ~\'.. ./.) , .... .- c,< L' The new mid-point street alignment which bisects the study area also appears to be a major planning concept which would logically serve to attract new development. At issue in this regard is the implementation of this new access route. The study authors have claimed that no forced displacement will take place. However, key to the new street is the Hyman Trucking terminal building which physically blocks the new street routing. In this regard, Hyman has taken the firm position that it considers its present site an "ideal" location and there is no interest in moving. It would seem as a consequence that one of the two parties will have to change their position. Either a new plan will have to be established recognizing the continuation of Hyman or the City will have to pursue condemnation. It would seem that this issue must be clarified as part of the plan or the plan lacks practicality and any ability for implementation. Financial Feasibility: From our investigation and evaluation, we have not been able to obtain any significant documentation relative to the financial feasibility of the plan 'amendment which has been proposed. This poses a concern as to whether or not the plan has any realistic t 13 '. R-00026R~