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16. We can provide a link from the County Road C and Cleveland Avenue commercial <br /> thoroughfare to the Langton Lake Park°amenities. <br /> 17. We can provide attractive and needed links to the pedestrian and bikeways in accordance <br /> with the City of Roseville desires. <br /> 18. We can improve the existing storm water runoff conditions in accordance with the Rice <br /> Creek Watershed District approvals. <br /> 19. We can dramatically enhance the streetscape and frontage appearance of County Road C <br /> and Cleveland Avenue frontages. <br /> 20. We can create unique, attractive outdoor areas, sidewalk dining and sitting areas;etc., <br /> with an appropriately designed retail center. <br /> 21. We can design and feasibly lease a center which accommodates mainstream tenants that <br /> are a reflection of the desires of today's consumer-. <br /> 22. We can sell the land to another developer or to the City that desires to hold the land until <br /> alternative uses are feasible: <br /> 23. We can generate an enhanced return and higher property valuation from multi-level <br /> office/hospital/medical uses. <br /> LIMITATIONS <br /> 1. We cannot build or designa project that does not address current market <br /> demand/realities. We cannot build any commercial project without pre-commitments <br /> from tenants. <br /> 2. We cannot create the market or create;demand: For instance,we cannot create the <br /> demand for a hospital or medical campus. If there was existing demand,we could <br /> 'accommodate such pre-existing demand. <br /> 3. We cannot hold the land until'certain uses become feasible(i.e. office,medical,hospital, <br /> convention center,community center,etc.). For reference, carry costs are annually in the <br /> range of 12%,to 15%of property value. <br /> 4. We cannot build or construct a co imu ity center or other non-taxable uses in a <br /> redevelopment district with private funds. <br /> 5. We cannot construct only a portion of the initial development(i.e. the residential <br /> portion),and hold the'Commercial portion'for some future,-contemplated user. <br /> 6. We cannot build residential=throughout'the entire site Residential would'not:be <br /> appropriate at the commercial intersection of County Road.C and Cleveland. <br /> 7. We cannot feasibly construct and lease a retail/commercial center without a large user to <br /> serve as an engines We cannot get..Borders Books without the engine. <br /> • <br /> 2 <br />