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ROSEVILLE PLANNING COMMISSION Paget 8 Wednesday, July 13, 1988 evening was which alternative land uses to recommend on to the council. Waldron pointed out that a decision on the payment of the roadway improvements was not being made at this time and would be considered on a case by case basis, and tax increment financing could also do it. strandberg questioned if the improvements would be assessed on an area wide basis. Waldron replied that no it would not. strandberg asked what improvements were planned for Fairview Avenue and stated his opinion that Fairview should not be upgraded because it would substantially change the residential neighborhood from a quiet area to a new Rosedale. Waldron testified that the amendment is necessary because the conversion is going on and will continue to go on. The plan allows the city to develop an overall game plan to deal with the changes that are going to happen in the area. Johnson added that the Planning Commission and Council are being asked on a monthly basis to review rezoning in the area. Chuck Dufresne, Lincoln Companies, stated that there was no doubt that there was a market for 200 - 250 thousand sq. ft. mall in the area, because there were tenants out there wanting to locate in the area. Dufresne pointed out that the problem with Pavilion Place was a mistake by developers because of the unusual parking, triangular shape, and the fact that they had no strong retail anchors in the center. Dufresne added that the area is a prime spot for retail development, and developers will keep coming to develop in the area. Dufresne said that the proposed plan is good and would result in a more pleasant area then the successful development which is occurring around the Southdale area. Jean Pendrey, 1729 Maple Lane, inquired about what specific uses would be allowed by the existing zoning versus the proposed zoning. Dahlgren summarized the permitted uses in the existing and proposed zoning districts. Pendrey asked what was meant by rezoning for a higher use. Dahlgren responded that higher use means higher value, higher quality, and in some cases higher density. Pendrey pointed out that to some people in the neighborhood trucking is a higher use because it generates less traffic then retail uses would. Pendrey questioned why the city should bring about higher value for land owners, and what would happen if the roads were not built. Johnson responded that creating higher value would create a higher tax base for the city which would result in more services for the city and the roadway would provide relief for County Road C and County Road C-2.