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The Year 2000 Twin Lakes Redevelopment Area Renewal Strategy includes up to 3.5 million square feet of new or refurbished buildings. This additional square footage from the total 2.1 million outlined in the 1996 plan is due to the added parcels and proposal for multiple-level developments. The implementation is expected to be market-driven rates with development beginning as early as 2002 until full development is reached around 2020. (Several parcels that lie within the project boundaries have already been redeveloped or are being constructed, with all governmental decisions made for those projects. The environmental review process has been completed for the Centre Pointe Business Park Project located immediately to the west and north of the Twin Lakes area between Cleveland Avenue and 1-35W) The proj ect also includes the use of tax increment fmancing to aid in construction of the Twin Lakes Parkway, a two-lane road with left and right turn lanes and landscaped medians, median turning lanes, and landscaped boulevards, Direct access from Twin Lakes Parkway to and from northbound 1-3 5W will be provided. Through staging, this street will connect to and provide right-in, right-out access to Snelling Avenue on the east side of the project area. The Parkway is needed to provide proper access to interior parcels, to accommodate future traffic generated within the site, and to improve levels of service and capacity restraints on existing local and regional roadways around the project area, including County Road C, Cleveland Avenue and Fairview Avenue. IX. Implementation Plan The City ofRoseville identified the Twin Lakes Business Park as a Tax Increment Financing (TIF) District in 1988 and has prepared and amended a Land Use Guide Plan for its future development. The Twin Lakes Business Park Comprehensive Plan Amendments have supported the redevelopment of the properties and recommends urban design enhancements, necessary infrastructure and drainage/ponding improvements. Since the initiation as a TIF District, there have been several proposals that were implemented within the Business Park that have yielded new office/retail/light industrial and commercial properties consistent with previous planning efforts. Based on these efforts, the City of Roseville determined that it needed a comprehensive, coordinated approach to address potential environmental impact issues that would arise from the development and redevelopment of the remaining 46 parcels and a net 170 "opportunity" acres in the Twin Lakes Redevelopment Area. Therefore, the City initiated a third set of strategic planning sessions in 2000 to consider the cumulative physical, financial, and environmental effects expected with the ultimate redevelopment of the Twin Lakes Redevelopment Area and also to measure performance of developer proposals as they are received over the expected development horizon for Twin Lakes. Assumptions were made to measure the level of impact for a full-buildout. The maximum new development that each parcel will support is based upon a minimum of 40 percent coverage ratio where multi-level buildings and the potential for ramped and shared parking exists. This allows for a range of building area from 2.1 million to a maximum of 3.5 million square feet phased in over the next 20 years. 12