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In addition, to ensure orderly, fair, efficient and cost-effective redevelopm�nt, the City will use <br />eminent domain — condemnation — iz� cases where acquisition of the land area and construction of <br />public roads and parks, utilities and/or sb�n sewer are deemed in the public's interest by the City <br />Council. In addition, to induce furth�r new private investmentthat is in the public's best interest and <br />ensure that the City is paying a fair price while not overpaying for speculative development, <br />condemnation may be used as a last option m redevelopmentnegotiation process to determine a fair <br />market value of the property. All condemnation initiatives require City Council approval. <br />IX. Implementation Plan <br />The City of Roseville identified the Twm Lakes Business Park as a Tax Increment Financing (TI�') <br />District in 1988 and has prepared and amended a Land T3se Guide Plan for its future development. <br />The Twin Lakes Business Park ComprehensivePlan Amendments have supportedthe redevelopment <br />of the properties and recommends urban design enhancements, necessary i�fr�,�� and <br />drainage/ponding improvements. It is the City's policy to complete redevelopmentproperty as part <br />of a Planned Unit Developmentprocess with specific requirements for each site. <br />Since the initiation as a T1F District, there have been several proposals that were implemented within <br />the Business Park that have yielded new office/retailllight industrial and commercial properties <br />consistentwith previous planning efforts. Based on these efforts, the City of Roseville determined <br />that it needed a comprehensive, coordinated approach to address potential environmental impaci <br />issues that would ari.se from the development and redevelopmentof the remaining 46 parcels and a <br />net Z�4 "opportunity" acres m the Twin Lakes RedevelopmentArea. Therefore, the City initiateda <br />third set of strategic planning sessions in 2000 f 2001 to considerthe cumulativephysical, financial, <br />and environmental effects expected with the ultimate redevelopment of the Twin Lakes <br />Redevelopment Area and also to measure performance of developer proposals as they are received <br />over the expected 20-year development horizon for Twin Lakes. <br />Assumptions were made to measure the level of impact at full-buildout. The in�iinum new <br />development that each parcel will support is based upon a minimum of 40 percent coverage ratio for <br />l� <br />