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Regular City Council Meeting Monday, September 26, 2011 Page 19 Mayor Roe confirmed that assumption; noting that whatever development oc- curred it would have an impact that would be cost-associated with that develop- ment and according to this plan; and further clarified that while there may be few- er vehicle trips on the actual property, the calculation methodology indicated that there would be 98 touches on various improvements in the area as a baseline. City Engineer Debra Bloom concurred with Mayor Roe's description, clarifying that the network trips were based on PM peak hour and worst case scenarios; con- firming that the peak period was based on 10% of the overall 24-hour period, not a cumulative full day; and varied based on land use. While respecting the City's desire to get good development into Roseville, Mr. Dorso opined that the entire effort to develop the Twin Lakes area had been a prime example of government at its worst. In his particular situation, Mr. Dorso noted that he paid $186,000 in annual property taxes for his parcel; reviewed the history of the City evicting his tenant and reimbursing the tenant for relocating, with the entire development then falling apart due to the City not him. Mr. Dorso opined that that the development fee would not be sustained in court versus a tra- ditional assessment method; and questioned if this actually had increased the val- ue of his land, and opined that it had most likely decreased its value for develop- ment purposes. Based on his proposed development for a 144,000 square foot medical facility and remaining residential use, Mr. Dorso questioned the assumptions for internal trips; and his estimated $2 million in developer fees under this calculation method, when the property was only worth a maximum of$3 million in today's market, with the development fee representing 66% of the value of his property; and his inability to even get a curb cut on the back of his property. Mr. Dorso also questioned the provision that he only had 180 days after adoption of this ordinance to hire a consultant, approved by the City, to assess the network trips if he contested the City's consultant or engineer's study; and questioned the cost to the City for such a study and how much more money he would have to spend to test that theory. Mayor Roe offered to have staff provide that cost information to Mr. Dorso; how- ever, he clarified that the study was for the entire Twin Lakes Redevelopment Area and would therefore be more than a parcel-specific study. Mr. Dorso noted that he would be spending additional money in going through the City's appeal process and then court; and questioned the legality of the City at- tempting to say that he couldn't go to court until having completed the 180 day appeal process. Mr. Dorso opined that it was questionable how he could success- fully negotiate a voluntary agreement when he had no power to negotiate; and questioned the intent of this City Council and their successors in good faith nego-