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? To meet the requirements of the proposed ordinance, Beisswenger’s would have to cut the business in half and discharge half its employees ? Beisswenger’s has not been financially able to clean up the outside storage area ? Favored one large industrial area ? If the proposed amendment is adopted, the City will have to relocate Beisswenger’s because the business cannot exist under the constraints imposed by the amendment Livingston asked Beisswenger about the current square footage of the Beisswenger’s. Beisswenger replied 21,780 square feet. Livingston asked about if an expansion was part of the original plan review. Beisswenger stated the original plan included the ability to expand 12,000 square feet to the north. Beisswenger stated his business needed the following to be a viable business: ? Warehouse space, either on or off site ? More parking area ? Needs to grow to compete ? Would like to purchase a portion of Bury property to expand parking, ponding, build warehouse and outside sales area - 12,500 square foot, outside storage; 8,000 square foot, warehouse Locke outlined how the proposed ordinance would work: ? The Ordinance amendment would discourage construction of a 140,000 square foot facility. ? The amendment accomplishes this by saying the maximum size of any use would be 10% of the area Zisla expressed concern about the impact of the proposed ordinance amendment on the existing businesses in the area. Zisla said he supported the vision expressed for the area and the concept of mixed use development. Locke stated the floor area ratios using the ordinance amendment would be much higher than the current ratios. The Highway 8 Corridor Study included the mixed use zoning in their vision and will be included in the Comprehensive Plan update. Blair Bury, of Midwest Asphalt, spoke opposing the proposed amendment: ? Expressed concern about loss of tax base Livingston responded that as a planning entity, the Planning Commission cannot consider tax base. Livingston commented, as a real estate appraiser, that the more densely a site is developed, the more tax is generated. The Commission discussed how the proposed ordinance would apply to an expansion of businesses like Beisswenger’s and yet discourage “super stores.” The consensus was that the Highway 8 Corridor Study vision for the area is to encourage a lively, mixed use area. LeFevere summarized the proposed ordinance amendment: ? Ordinance amendment allows a wider range of uses in the area north of I-694 than any other part of the City ? Allows multi-family residential development in three densities ? Allows not just neighborhood commercial uses, but in the right context and circumstances, it allows shopping centers and regional businesses ? Allows industrial uses ? Many uses can be on the same site ? To achieve the Vision of the Highway 8 Corridor Study, some tough decisions have to be made ? on existing land uses I:\COMMISSIONS\PLANNING\MINUTES\1998\10-29-98.WPD 2