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The proposed redevelopment will not increase the tax base -- if tax increment financing is used, all of the additional taxes generated by the new development will be given to the developers. If hazardous substance sub- districts are created, our existing tax base will actually decrease. The proposed redevelopment will involve public costs going well beyond the development costs the city is being asked to subsidize. To take two examples: traffic studies indicate that the new development -- especially the big box retail component -- will cause a significant amount of additional traffic into the Twin Lakes neighborhood, creating additional burdens on city, county and state roads and highways. (This is not surprising, given that the whole purpose of the retail "engine" is to bring traffic into the area, from a 30 mile radius or more.) And both the new housing and retail developments will require police and fire protection, and other public safety services. These additional costs will require additional public revenue. The financial analysis supporting the public subsidies does not take any of these costs into account. Building another regional retail center on a huge parking lot, with a new 4 lane Twin Lakes Parkway running just to the south of Langton Lake will have very significant environmental impacts on Langton Lake and Langton Lake Park. The current proposal to extend and use the lake for stormwater ponding raises serious water quality issues. The large new developments and associated traffic will cause air, noise and light pollution that will damage and diminish existing wildlife habitats. This would be a serious loss for Roseville's natural environment. In addition to these negative impacts on the neighborhoods wetlands and greens pace, the proposed new development will also send an unsupportable amount of additional traffic into surrounding residential neighborhoods. Traffic studies show that traffic on Fairview in the residential neighborhood north of County Road C2 will increase from the current 9700 cars per day to between 15,000 and 16,000 cars per day if the new development is built. The combined effect of the environmental impacts and traffic increase will be a very significant decline in the quality of life in surrounding residential neighborhoods. (None of these costs to the neighborhoods and larger community are reflected in the public subsidy proposal before the council- and the developers, consultants, and council have not made any effort to estimate or analyze them.) The proposed redevelopment does not include any public benefits or facilities. The proposal includes no additional park or greenspace, no community center, no trails or sidewalks, and no public space. As discussed above, there is actually a net loss of park space, if Langton Lake is used for