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SCVAFCC Site Selection Task Force August 18, 2006 Page 19 Related Selection Issues While the site weighting and ranking offers a guide to the site selection team, the weighting and ranking is not intended to result in a definitive decision regarding the selection of a site. There are many other factors that can enter into the site selection as the team proceeds with site acquisition, purchase negotiations, among other factors. While access, base and infrastructure costs, and location in close proximity to population growth centers ranked high in the site selection criteria for the SCVACFC team, these factors are likely weighted much differently from the viewpoint of the potential users. For example, convenient access and limited travel times are likely to rank highest for potential users of the facility in considering a site. Cost of infrastructure and ease of government approvals are likely to rank the lowest. In addition, people will vote for the site of their choice based on their lifestyles, convenience and price sensitivity (entry fees, gas prices, travel time). While this facility is being considered as a long-term facility, future growth in the area, especially in Lake Elmo, may indicate that once population densities increase sufficiently, a separate facility may be needed to accommodate growth at both ends of the County. Users are likely to patronize the facility that is in closest proximity to their residence or place of employment. This may result in two separate facilities built over time, one toward the east end and one toward the west end. These facilities may be supported through other market niches including organized sports, and other non-profit ventures. In the interim, there have been concerns raised over the use of the facility by others if the location is too far east or too far west. The development of a new river crossing as early as 2012 may also significantly influence the number of people that would come across the River to use a facility conveniently located off TH 36, thereby adding to the market potential for a location along a major thoroughfare. The Lake Elmo site has the ability to attract users from Woodbury and Oakdale. Although attracting Woodbury and Oakdale residents to the proposed facility will add to projected operating revenues, the mission is to effectively serve community members and employees within the School District boundaries. In addition, sites that are privately held will be more expensive and will require greater price negotiations than sites that are publicly held or being negotiated on behalf of the SCVACFC team by public entities. Depending on the timing of making a decision regarding a site, the SCVACFC may be competing with other bidders for the property. The asking price or negotiated price may rise with the presence of competition. In addition, the site may become unavailable if a purchase agreement is signed with another buyer, prior to the SCVACFC committing in writing to a site. In essence, the selection of a site not only involves choosing a site based on the criteria, but also the successful purchase or lease negotiations for that site to begin the development process. Delays in malting a site decision or information that may lealc prematurely to others in the community may result in significant changes in thecost and/or availability of certain sites. MAXF3ELD RESEARCH INC.