Soonerguru:
Don't get me wrong, even though they are incredibly expensive, I am not against the Streetcars. I'm not saying that there isn't any development with Streetcars or not even substantial development because of it (that wouldn't exist elsewhere). Development will certainly occur on it (just like it does when you build major streets, highways etc). It does allow another spot for concentration. No doubt.
The only thing I would take slight issue with is "Private residential, commercial and retail development in the urban core is essential for this city to grow." The City has grown without that for quite a while now without it being concentrated in the urban core, why do we suddenly need it there now? If you want the urban core to grow, that makes since, but then again, it seems like we are back to "cannibalizing" to a certain extent again. Some retail stores give great thought to how closely they put a new location to an existing one because they know a certain percentage will shift (now you have to pay for 2 buildings, 2 sets of management, staff, utilities etc, but do the number of new customers justify it?) Now apparently this doesn't bother McDonald's in the least because they have keep opening them up (seems like there is at least one and sometimes 2 of them at the same exit. Seemingly along every exit there on I-40 west of the I-244/44). LOL.
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