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31 This new development will generate additional TIF revenue that could potentially assist the 32 development. TIF 17A has a healthy balance, but its use is restricted to environmental 33 remediation, while TIF 17 has limited existing funding. It is expected that further analysis of the 34 project will bring forward specific recommendations on how these funds would be affected if 35 assistance is given. 36 This proposed redevelopment project within Twin Lakes is a "home run" for the City, in that it 37 achieves most goals and objective for this area that have been discussed about for more than 20 38 years. Therefore the Community Development staff recommends that the City Council express 39 their support for continued discussions regarding public participation (TIF) in is project and 40 direct staff to continue to work with the Colliers team on further defining the anticipated 41 financial gap. 42 EAW EXEMPTION/WAIVER 43 On October 8, 2012, as a direct result of the 5 -year expiration of the Twin Lakes Alternative 44 Urban Areawide Review (AUAR), the City Council adopted a policy regarding environmental 45 review for Twin Lakes. Specifically, and regarding the subject redevelopment proposal, 46 Resolution 11015 established the need for a Discretionary Environmental Assessment Worksheet 47 (EAW) in the event that an AUAR is was not in place for Twin Lakes and a proposed project did 48 not meet or exceed the minimum thresholds to conduct a mandatory EAW or Environmental 49 Impact Statement (EIS). 50 To clarify, the purpose of an EAW is to disclose information about potential environmental 51 impacts of a project. It is not an approval process. The information disclosed in a project 52 specific EAW has two functions: to determine whether an EIS is necessary and to indicate how 53 the project can be modified to lessen its environmental impacts. An EAW is defined in state 54 statutes as a "brief document which is designed to set out the basic facts necessary to determine 55 whether an EIS is required for a proposed action." (Minn. Stat. § 116D.4 Subd. 1 a) 56 The City has had a long standing requirement for project specific traffic studies and analysis due 57 to potential impacts at key intersections and the roadway network in and around the Twin Lakes 58 Redevelopment Area. Similarly, the Minnesota Pollution Control Agency (MPCA) requires 59 multiple levels of study and analysis of soil and /or ground water contamination and measures to 60 mitigate or clean -up to established standards. All redevelopment sites require Phase 1 and 2 61 Environment Site Assessments, a Response Action Plan (RAP) and a Development Response 62 Action Plan (DRAP) approved by the MPCA. 63 In order to be considered for this project, groundbreaking needs to commence in the spring of 64 2014. This will allow the clean room facilities to be complete by late fall and ready for the 65 required FDA validation and approval process. In order to meet this timeframe, Colliers and 66 their representatives /contractors need to work with the City to make timely and complete 67 applications and be prepared to make decisions and respond to requests for information quickly. 68 In return, the City would be diligent in its review and approval of all necessary items associated 69 with this development, including (but not limited to) phased building permits, grading plans, and 70 the subdivision platting process. 71 Based on the project timing, size of the site and proposed building, the nature of use and the 72 anticipated impacts on the surrounding area, Colliers is requesting a waiver of the requirement to 73 perform and EAW. The EAW process, although not expensive, can take upwards of 120 -180 74 days not including the writing of the EAW itself and staff review for completion. The proposed 75 development does not trigger a mandatory EAW and the fact the City already requires study and PROJ00029_RCA_011314 (2).doc Page 2 of 3