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For the tax benefits of commercial and industrial property, for example, we were provided with <br /> the City Of Lakeville study, and for the appropriate number of apartments, the staff was able to <br /> find an article summarizing the average zoning in a number of cities. Those studies gave us some <br /> • objective basis for making decisions, and I think that by the end of this process, it was generally <br /> accepted that commercial and industrial zoning were essential for a reasonable tax base and a <br /> balanced growth in our community. <br /> We needed similar kinds of studies or information on the extension of urban services especially <br /> with respect to <br /> 1. The cost, to a city, of urban sprawl. This cost is often cited, but I have not seen specific <br /> information on it, and the implications of this cost to the City with all the 2 1/2 acre <br /> and other large lots. The Metropolitan Council, with all their claims of the millions of <br /> dollars saved with the establishment of the MUSSA line, should be an excellent source of <br /> information on this subject. <br /> 2. The problems with septic systems and wells. Various claims have been made that 70 % <br /> of septic systems are improperly maintained, or that nitrates are seeping into wells. It <br /> would be extremely important to have objective information on these subjects, an <br /> update on the studies that are being conducted, and a prognosis on future legislation <br /> that might result from the increasing sensitivity to these subjects. <br /> Other very controversial issues in the future will require similar kinds of detailed background <br /> information. I am fully aware that factual information will not make the least impression on some <br /> people, especially when they are dealing with emotional issues. The up-graded transportation <br /> • corridor plan made that rather clear. However, the information is vital for decision makers if they <br /> are trying to be responsible in weighing all the factors. <br /> Communications with the public. <br /> When I brought up the subject of this memo to the rest of the Planning Commission, most of their <br /> comments centered on better techniques for communicating with the public. It is obvious that <br /> once a similar committee receives some good information, it is also extremely important to <br /> publicize that information as broadly as possible before decisions are made. <br /> Suggested techniques included a specialized newsletter to the public during the process, and an <br /> open house on specific kinds of information. I would also suggest that certain kinds of revelations <br /> to a committee are in themselves newsworthy, and could be the subject of press releases for the <br /> Star News. <br /> Committee training. <br /> It could truly be said that the membership of this past Steering Committee was "blue ribbon," <br /> although it might also be true that some members agreed to participate in this process because <br /> they did not realize what they were getting into. Even with this kind of exquisite group, some <br /> initial orientation or trainings would be helpful for every member, so that they would be more <br /> prepared to face some of the difficulties inherent in the process. I would describe some of those <br /> • difficulties as follows. <br /> 1. Planning for the future. Even for members who sit on other public policy-making <br />