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Both the MPCA and the EPA have recorded environmental liens against the'M&G Site. The cost to these governments of remediating the site is estimated to be between $20 million to $25 million of which approximately $8.2 million has been spent. The City has already spent almost $1 million. The City expenditures have been incurred on the acquisition of a parcel known as the 530 building, which is surrounded on three sides by the M&G Site, and for out-of-pocket expenses in trying to resolve the many issues involving the redevelopment of the M&G Site. The City expects to incur an additional $5.2 million for other redevelopment expenses including acquisition of adjacent properties, domolition, relocation, site improvements, road improvements, including a railroad crossing, miscellaneous public improvements and associated costs. Governmental Actions Commitments are now in place from all federal and state governmental agencies involved in funding the cleanup and redevelopment of the M&G Site. Another piece to this complicated puzzle is the issue of back taxes. If the contamination on the M&G Site is not abated and contained, the M&G Site clearly has no value. The County has recognized this fact by not foreclosing on property taxes that are now up to 15 years delinquent as to portions of the M&G Site. The County is now proceeding with the tax forfeiture process and is being asked to help eliminate the current and delinquent property taxes, penalties and interest. Conclusion If all of the governments involved are not proactive, then substantial portions of this site will continue to be contaminated and marginally used. Much of the remediation of the M&G Site will take decades. These remediation actions and the complex history of this District will be a continuing deterrent to productive use of the District unless the proper documentation and limitations on the environmental problems, risks and liabilities can be put in place. The cost in both time and money involved in creating the necessary agreements limiting environmental liabilites and the analyses on which those agreeements are built go well beyond what can be justified by any private entity. Without those actions reuse of the property is impossible. Without redevelopment, no taxes will be generated and certainly none will be paid. The City has limited ability to finance the redevelopment costs. Without the use of tax increment, the M&G Site as well as the rest of the proposed District would not be redeveloped.