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I chance of ever being accomplished. In this regard, our analysis suggest that from the highly limited data which has been made Ii JAV available, there are major questions as to feasibility. -)~(JW PL;1VI Utility Improvements: From consultation with the City Engineering Department Staff, it was learned that there are utilities in place in the existing industrial area. However, these utilities will have to be enlarged and improved to handle the increased use placed upon the system by residential units and other more intensive uses such as office and retail. There has however been no apparent study done that addresses the expected extent or cost of these needed improvements. The City's Engineering Department has indicated that many laterals and large overall service expansions will be required in this redevelopment area to accommodate the plan which has been recommended. Land Use compatibility and Harmony: The urban design style plan which constitutes the proposed Twin Lakes Redevelopment Plan reflects a harmonious land use arrangement. A major concern however is the transitional period of redevelopment from today's uses and activities to tho~e eventually to be accomplished. At issue is the proposed phasing plan plus the unspecified redevelopment period. It is understood that the phasing plan is founded to a major degree on the expressed willingness of existing uses to relocate and vacate the area. Many of these operations are apparently on the periphery of the study area and therefore redevelopment will largely take place from the outer edges inward. To be noted however is that the willingness to relocate is not universally accepted. This situation could result in a lack of compatibility even at the periphery of the area. Conflict is however also envisioned in the general inward phasing which is proposed. In many cases the existing industrial uses internally located will encounter, as well as create problems for the new activities to be introduced. Major truck traffic is seen as a. problem for new retail, office as well as residential development. Noise is typically a similar industrial characteristic which will cause compatibility problems. Conversely, major traffic created by office and commercial development will likely hamper industrial use. The phasing plan as now suggested is therefore seen as creating, for an interim period, major land use incompatibilities. compounding this situation is the uncertainty as to the time during which such problems will exist. sis: The City cost of road and potential their analysis. conducted its own improvements, net land uses. The 14 . R-0002684 <.