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City Council Regular Meeting - 06/20/05 Minutes - Page 24 landscaping, right-of-way maintenance, lighting); continuing collection of $430,000 in existing taxes; spillover development in surrounding areas that will increase the tax base; and Councilmember Ihlan's continuing request for an estimate to quantify what the new services for the project would cost the City. Councilmember Ihlan referenced a report from the City of Arden Hills related to the proposed Twin Cities Army Ammunition Plant (TCAAP) development and their analysis of tax payer costs; questioning why the City of Roseville would not do the same type of report for their citizens. Additional discussion and clarification included the creation of the hazardous Substance Subdistrict and impacts to the existing tax base; Ramsey County Assessment procedures and undervaluation of properties within the County; uses, revenues and gap financing and the rationale for the City's involvement in this project from a global perspective. Robert Strakota, Appraiser Mr. Strakota addressed the state-wide property valuation phenomena in mass market appraisals and payment of real estate taxes based on values less than property sales. Mr. Strakota advised that, to make sure the project's financial feasibility had been measured accurately, the developer had attempted to provide realistic property acquisition costs. Mr. Strakota reviewed his calculations on the development properties based on estimated values and taxes on commercial properties. Mayor Klausing opined his complete agreement to the housing component of the project; and spoke to the rationale for mixing housing and retail, as noted by the developer, in order to market the property based on density, anchor tenant destination, the hard edge of County Road C and freeway not being attractive for housing; and the environmental clean up to be realized at the highest level on the south side of the lake.