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1 � <br />July 25, 1988 <br />Mayor Fran J. Ro k <br />Y g <br />1589 Roselawn Avenue West <br />Roseville, MN 55113 <br />Dear Mayor Rog: <br />I am wr ting in regard to the proposed development project <br />using the Concordia Academy property at the corner of Dale <br />and County Road B-2. I recently attended the developers' <br />Information Meeting and found a number of factors relating to <br />the proposed development to be of concern to me. <br />Specifically, the following points need to be explored in <br />detail: <br />1. Financial Considerations: This project proposes to aid <br />the city in developing a larger tax base which can benefit <br />the city generally and more specifically may help to finance <br />the conversion of Concordia Academy to a city Parks and <br />Recreation Center. It does not appear that this plan fully <br />anticipates other incremental costs such as additional fire <br />and police protection or additional road maintanence and snow <br />plowing expense. As importantly, the plan does not seem to <br />address the virtually certain decrease in tax revenue from <br />the decreased property values of the surrounding properties. <br />The net balance of a truly well understood plan may not be <br />nearly as favorable to the city as currently projected. <br />2 Traffic Impact: The traffic studies which have been <br />performed as of the Informational Meeting were inadequate in <br />many ways including the times of day studied and the effect <br />of other planned nearby developments. Traffic at the <br />intersection of Dale and Co. Road B-2 is already very <br />congested at the rush hours. Further traffic would <br />necessitate more traffic lights in our increasingly urbanized <br />city. Also, the traffic studies do not adequately assess the <br />impact of increased automobiles on the efficiency of our <br />volunteer fire station located next to this property. The <br />further impact of traffic on Central Park School and the <br />safety of the children also has been. largely ignored in these <br />studies. <br />3 Apartment Residents: It has been proposed by the <br />developer that the extensive number of apartments planned for <br />this site will be designed and priced in the $650 or higher <br />range to attract a more stable, higher quality tenant. <br />Recent surveys place the average rent in Roseville apartments <br />at approximately $460, a rent significantly below the <br />