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Issues <br /> <br />1. Commercial development west of 169 and south of 197th Avenue must consider <br /> the need for supporting streets. The signal at this intersection provides access from <br /> the highway. Additional traffic should be anticipated from Holt and Irving Street in <br /> the south. East-west access to this site is poor. <br /> <br />24 Similar access issues exist for the node at 169/33 where access is also provided <br /> from the highway but not from the local street system. <br /> <br />3. Additional commercial development south of Home Depot adds to the traffic prob- <br /> lems at the Main/169 area. These flows may be preferable, however, to the traffic <br /> from certain types of industrial uses. <br /> <br />Industrial <br /> <br />Pattern <br /> <br />Given the quantity and variety of industrial options available in the Current Plan, it is <br />not anticipated that market forces will cause significant changes in the industrial land <br />use pattern. <br /> <br />One area for potential change is the gravel mining district north of CR 33. Additional <br />industrial uses (probably Light Industrial) would be compatible with the setting and the <br />'ther planned land uses. <br /> <br />The Cargill property is currently 20-year use agreement with the City. For this reason, <br />the property has been placed in a new land use category of"Agriculture Research". If <br />market forces push for a change in this land use, an amendment to the Comprehensive <br />Plan will be required. The City would be able to consider then current circumstances in <br />evaluating land use decisions. <br /> <br />A similar approach is used for the portions of the gravel mining district not guided for <br />development. It is possible that gravel mining will continue in this area for 20 years or <br />more. The nonindustrial portion of the mining district is guided for a new category of <br />"Mineral Extraction". Like the Cargill property, this area cannot development without <br />a change in the Comprehensive Plan. <br /> <br />Issues <br /> <br />l. Market pressures could challenge local plans for industrial development. The lack <br /> of vacant commercial land may increase investor interest in land planned for indus- <br /> trial uses. <br /> <br />Public Investments <br /> <br />1. The construction of infrastructure for new subdivisions will be self-funding. Costs <br /> of sanitary sewer lines, water lines, storm water management systems and local <br /> streets will be borne entirely by new development. <br /> <br /> <br />