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City Council Regular Meeting — 07/12/04 DRAFT Minutes - Page 34 Lakes development, and will allow the synergy necessary to support the requested residential uses. Mr. Johansson further opined that with the revised residential and housing market today and current trends, the City's Master Plan would need to be amended. Mr. Johansson noted that, while both the community and the developer had been required to compromise, the project would raise the architectural bar, provide clean up of contaminated land and make stormwater improvements, and provide a positive image in this gateway to the City. Mr. Johansson that there were more areas of consensus, than of dissent, at the conclusion of the panel process, and would signify a high quality project being developed to address community needs, while making a market feasible project for the developer. Councilmember Ihlan expressed concern with the significant traffic increases projected in the residential area, and the impacts to the neighborhoods quality of life was a cost that wasn't being considered, and encouraged more regional traffic studies to determine the impacts of this serious issue. Mr. Noonan responded to Councilmember Ihlan's observations, noting that traffic generation projections were a"worst case" scenario, based on the intensity of land issues, and when the concept plan is brought forward in more detail, more detailed traffic projections would prove less invasive. Mr. Johansson concurred with Mr. Noonan's comments, and welcomed upcoming discussions, noting that the projected traffic generations were based on projections in the year 2020, not in the immediate future, and didn't consider the incremental development of the project. Mr. Johansson advised that the developer would present the positive and negatives of traffic generation in more detail for Council consideration. Councilmember Kough opined that retail was necessary to make the project successful, but was concerned on the impacts to the Rosedale and Har Mar Centers in the Council's decision- making.