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City Council Study Session - 09/20/04 Minutes - Page 16 up and redevelopment of this area was the next step. Ms. Nygaard noted that, while a shopping center may not be anyone's first choice, the fact remained that the developer had accomplished assembly of the land - previous attempts having failed by others - and the City should be thankful for that accomplishment. Ms. Nygaard noted that a baffle system had been installed in 1974 by the Indianhead property, but the PCA hadn't had enough manpower to monitor it, and moving forward with this project would ensure that monitoring took place to prevent further contamination. Ms. Nygaard noted that while the project would increase traffic, there was already more traffic in the community due to the location of Rosedale Shopping Center. Ms. Nygaard further opined that Fairview Avenue was a County Road, and was built to carry traffic, and shouldn't be mislabeled a residential street. Ms. Nygaard concluded that with TIF regulations, and required "but for" tests used on other projects, development of this area was highly unlikely to proceed without use of TIF. K. Douglas Root, 2864 N Hamline Avenue Mr. Root concurred with the project in general, but questioned several of the assumptions presented on Mr. Casserly's outline, and sought clarification specific to land acquisition, grading and use; along with the clean up. Mr. Root encouraged the developer to be responsible for environmental assessments and clean up costs. L. Gale Pederson, 929 W Roselawn Avenue (member of Twin Lakes Advisory Stakeholder's Panel) Ms. Pederson spoke to the public purpose. Ms. Pederson encouraged citizens and the Council to remember the City's goal - not for office or retail - but for a total of 730 various housing units in the project. Ms. Pederson opined that those housing units would provide additional business to existing businesses, as well as new, and may encourage