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Regular City Council Meeting Monday, October 22,2012 Page 29 a practical application could be found for the preferred type of development, and if it included residential, how much, in order to ensure an ideal mix of uses in that area. Mr. Trudgeon noted that the mix was usually dictated by the market; and since development of that nature had not occurred in the last twenty (20) years, he found it unlikely that it would occur now in this current economy. From a phil- osophical standpoint, Mr. Trudgeon questioned what the City wanted in the Twin Lakes area, opining that it was staff's understanding that mixed use was preferred. Mr. Trudgeon suggested that, given the ongoing frustration and lack of development in the Twin Lakes area over the years, choices needed to be made,providing clear direction in one direction or another. Councilmember Pust opined that the financial participation framework was too vague, and providing not to be useful to the City overall. Mr. Trudgeon reviewed the criteria used by staff to analyze this proposed pro- ject, noting that criteria met. Councilmember Pust questioned the City's expectations, not necessarily the cri- teria rating,recognizing that the market dictated some of those items. However, Councilmember Pust noted that if she considered what Roseville was saying to the private market, offering assistance with those items, differentiations could be made (e.g., LEED certification, job creation, blight elimination). Opining that every parcel in Twin Lakes would meet those considerations, Councilmem- ber Pust opined that this current framework and criteria was creating the lack- luster responses from developers in the area. Councilmember Pust sought to as- sure the Hagen development team that it was not the intent of the City Council to suggest that they didn't want their development; but clarified that the ques- tion was whether or not the City wanted to invest or spend TIF on the project, opining that those were two entirely different issues. Mr. Trudgeon noted that, since the TIF Policy and criteria were both created a number of years ago, it made sense to review them again. In reviewing the overall policy again, Mayor Roe suggested that a more holistic approach be taken. Councilmember McGehee advised that this particular parcel was very important to her since it cut across the filtering pond for Langton Lake, requir- ing environmental and sustainability considerations. She spoke to the earlier HRA presentation envisioning this area as a vibrant area with small shops; small shops that were anticipated by the new residents in Applewood Pointe II. Councilmember McGehee noted that she had observed earlier today that the parcel directly across from this site was also for sale, noting this area bordered