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(iii) All of the 36 occupied parcels (97% of Redevelopment District No. 1 District) are found to be inconsistent with the Rosevil1e Comprehen- sive Plan, incompatible with existing and proposed surrounding land uses (at least 30% required by the Act), and the majority of said parcels are exposed to adverse freeway noise conditions, which far exceed the state noise standard. (b) Redevelopment District No. 2 is a redevelopment district as defined in Minnesota Statutes, Section 273.73, the specific basis for such determination being: (i) Redevelopment District No. 2 consists of 22 parcels, the geographic area of which is legally described in Exhibit C. Sixteen of the 22 parcels (73%) are vacant, unoccupied by buildings, streets, utilities, or other improvements (70% required by the Act); and (ii) 39.14 of the 47.90 total vacant acreage (82%) is found to have serious terrain, soil, and drainage deficiencies (80% required by the Act). (c) The proposed development in Redevelopment Districts Nos. 1 and No. 2 in the opinion of the City Council, would not reasonably be expected to occur solely through __private investment within the reasonably foreseeable future and therefore the use of tax increment financing is deemed necessary. The Roseville Planning Commission and City Council reviewed the specific locationa1 criteria associated with many areas throughout the metropolitan area, similar to those pro- posed in the Plan which have been developed with high valued business uses. Particular emphasis was placed on reviewing the type and level which have been developed with high valued business uses of access which the similar areas enjoy. The City has also been in contact with numerous representatives of the development community throughout the process of preparing the Plan. Based on the findings of the research noted above, and the concensus of opinion of the development community, the area within Redevelopment Districts Nos. 1 and 2 could not reasonably be expected to develOp with either the quality, or the scope, which has been provided for in the Plan without governmental assistance and in particular without the improved access and direct linkage with the Rosedale Center Area, created by the construction of the County Road B-2 bridge. The