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3 • Avenue . If the development occurs , sidewalks on both sides of the street would be a necessity. When Highland Avenue is rebuilt , would city policy prevail and new underground utilities (sewer, water, and storm sewer) be installed at the same time . If so , what would be the policy for assessment? The bottom line to all these concerns is not only what improvements would have to be made outside such a development , but who would pay for those improvements . The cost would be astronomical . Since the need would be created by the development , does the developer pay the costs? If not , why not? If not the developer , then who? All of the property owners in the city? Only some of the property owners in the city and, if so, which ones? Please note that I have not mentioned a water tower for the proposed development . It has al- ready been stated by staff that such a development could not exist without a water tower, and that would be the developer ' s responsi- bility. There are concerns that the developer is showing a proposed layout for this development that includes well-known names on some of the buildings , such as Cub, Wal-Mart , Menards , Tires Plus , Payless Shoes , Wendy ' s , Taco Bell , Perkins and others . It is generally known that none of the above businesses have committed to being located in the proposed development , and to label the schematic in such a way is misleading . • Lastly, most residents would probably welcome the businesses that are being labeled on the project layout for the convenience of shopping. However, that welcome is tempered against the location adjacent to the neighborhood and the schools and the negative impact the devel- opment would create . It is not enough to claim that such a project in that location is worthwhile simply because of the tax revenue it would generate , while ignoring the irrepairable harm it would cause . In short , it is the right development in the wrong location. A personal note, if I may . In talking with the representatives from the neighborhood group, I found myself agreeing with their concerns . If it should be that their concerns are unfounded , then a great deal of community anxiety could have been avoided if the city had held a public information meeting at the very outset . It would have bene- fitted the developer as well to be aware of public sentiment . When the city campus project was initiated last year , we promised that public information meetings would be announced and held whenever a large project was to be considered in the future . That was not done with this proposed project . Lastly, on Wednesday, November 18 , 1992 the B&Z Administrator showed me the latest layout of the proposed de- velopment and said he was recommending approval of it . It seems to be premature . I hope members of the City Council and staff will accept these comments in the spirit in which they are intended - as concerns of our citizen . cc : Planning Commission members , Mayor-elect , Councilmembers-elect B&Z Administrator , Phil Johnson, Rolfe Anderson