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In the 1997 EA W, forecasts for future traffic, noise, air quality and site hydraulics are based on the year 2011 buildout. An Alternate Urban-Area Review (AUAR) is anticipated to be completed in 2001. X. Anticipated Site Improvement Benefits The City of Roseville anticipates a number of benefits from the redevelopment of the Twin Lakes Business Park. The taxable benefits that will be received by reinvesting in new development and aesthetic and environmental improvements which will result from the project. Also, there would be an estimated 5,000 to 9,000 total jobs created or retained by 2020. Thesejob estimates assume that not all employees are traveling to the job site at the same time since there would be several businesses operating 3 shifts, 24 hours a day, 7 days a week. As each project is proposed, project approval is contingent on uses which must be within the design capacity of roads and utilities, as well as within any mitigation plan prepared as part of an AUAR. The cleanup of the city's most concentrated area of known and potentially hazardous waste and contaminated sites will also continue at a more aggressive pace. This would include the continued removal of leaking underground and above-ground fuel and other petroleum storage tanks, contaminated soils, asbestos, abandoned wells and inactive septic systems that are known to exist in the area. The project will also result in a focus on the natural environment features in the area, including Langton Lake and Oasis Pond, and add extensive landscaping and pedestrian and bicyclist trails as urban enhancements. These enhancements, in addition to the removal of contaminated sites and the heavy vehicle traffic and noise generated by trucking businesses, will provide additional buffering and improve the quality of life for the residential neighborhoods to the north of Twin Lakes. XI. Construction Timing and Methods The expected year of completion is 2020 or beyond. The City does not anticipate that any new market-driven projects will be added to Twin Lakes before March 2001. In addition, the City anticipates that construction will begin on Twin Lakes Parkway in 2001 - 2002. Unfavorable market conditions or other circumstances may contribute to delays in the commencement or completion of construction. The factors which may influence the timing and methods of construction include: 1) The extent of hazardous substances and the level of effort required for cleanup prior to site development work and prior to receiving approval by the Minnesota Pollution Control Agency; 2) The national and local market conditions for the proposed type and total square footage for each property, competition with other regional business parks offering 13