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ROSEVILLE PLANNING COMMISSION Paget 5 Wednesday, July 13, 1988 Lakes Area. These property owners were Hyman Motor Freight, ABF, Midwest, McGough, Hunt and H&W. Gisvold pointed out that Northwest Associate Consultants had prepared a study which outlines their concerns concerning this Comprehensive Plan Amendment. Gisvold stated that it was a good idea for the City to be considering to upgrade this area but that they oppose the Comprehensive Plan Amendment because the trucking industry wants to stay, uncertainties about proposed new uses, incompatible uses which would result around the trucking industries, traffic problems which would result for the remaining trucking industry, loss of substantial existing investment, loss of existing advantages of the trucking industry of being close to the market and related industries, loss of high paying jobs, concern about the impact of the required rezoning which would take place, increased stem costs, high public improvement costs, and potential assessments. Gisvold testified that the trucking industry is healthy, profitable, and they don't want to move. The City should enhance and build upon the existing industry, rather than eliminating it. Gisvold outlined potential problems with proposed roadway improvements including uncertainty of approval of the interchange relocation, adverse impact of the new roadway on Hyman Motor freight because the proposed roadway goes right through the middle of the property and would prohibit them staying, and that the roadway would make it difficult for ABF to continue to operate. Gisvold questioned the feasibility of Tax Increment Financing. Gisvold stated that it was premature to adopt this plan and that the city should reconsider more compatible uses. Gisvold stated that the city was lucky to have the trucking industry, that they are good neighbors, good employees and good tax payers. The city should take advantage of this and build it rather than eliminating it. Gisvold questioned whether the design framework would apply to existing uses in the area. Dahlgren responded that some of the standards would apply if the existing industry were to expand. Gisvold indicated that the city should wait and see what happens in the area and work with the existing industry in the area. Gisvold questioned the need for additional retail and office based on the amount of space already available in the city. David Licht, Northwest Associated Consultants, briefly summarized the major issues outlined in their study. These included, that according to the city's economic market analysis the development is highly dependent upon new retail use which is suspect, that the proposed business uses would be incompatible with the existing trucking and industrial uses in the area, that the trucking industry would be forced out of the area even if that is not the intent, and that the trucking industry does not want to redevelop their property to different uses proposed in the plan.