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d. To be marketable, housing at the busy corner of Cleveland and County C and adjacent to the I-35W on-and-offramps would probably consist of mid-rise rental apartments. Such buildings in that location would not command high rents and, consequently, would not have a high degree of finish. Are mid-rise rental apartments with low finish what Roseville wants for this busy gateway to the City? e. Even assuming some type of rental housing could be successfully marketed adjacent to the I-35W freeway ramp and the corner of Cleveland and C, and even assuming low finish mid-rise apartment buildings were the gateway image the City desired or would accept for that site, the amount of TIF generated by that housing is offset, at least in part, by the higher cost of environmental clean-up required to build housing as contrasted with retail or office development. f. If the reasoning for the "No" position had prevailed in Roseville historically, there would be no Har Mar Mall, no Target, and no Rosedale Mall here. Other retail stores and restaurants existed in Roseville before those large-scale developments came to town. Roseville residents did not need more places to shop and eat out. Har Mar, Rosedale, and Target serve a retail market that extends far beyond the borders of Roseville. Yet those projects were zoned and built in Roseville and Roseville residents shop there and eat there and benefit from the substantial tax base they provide that mitigates the property tax burden for the rest of us. g. Regarding the new traffic that will be generated by new uses at Twin Lakes, our arterial roads are designed and expected to carry lots of traffic. Arterial roads that carry lots of traffic such as Lexington, Hamline, Victoria, Fairview, Cleveland, and Dale Street do not destroy residential neighborhoods in St. Paul. See, for example, the Summit-Grand neighborhood in St. Paul; it is a thriving residential neighborhood despite the considerable traffic on both Summit and Grand (as well as Lexington and Hamline) and despite the nearby big box traffic generators at Macalester College and the University of St. Thomas. h. The Project currently under consideration is a phased development. The housing, office and retail described are for Phase 1 dealing with the 70+ acres between County C and C-2, and Cleveland and Fairview. The Twin Lakes parcels north of C-2 and east ofFairview are future phases. So this Project is sensitive to the wisdom of phasing your investment and spreading development risks and impacts over time. 3. City Manager's Recommendations: Remember that compromise involves give-and- take; you gain some things you want, you lose others. No one gains or loses 4