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information will be included. We have yet to finalize our recommendation as to how far the City should go in defining the project design elements of the concept plans before involving the project developer(s). There is a balance to be struck between defining these elements to the point where the City can be comfortable with the projected outcome and allowing enough flexibility to effectively collaborate with the developer(s). We do not believe that the City should rigidly define the concept plans prior to selecting the developer(s). On Wednesday, June 13, the Metropolitan Council is hosting a "Practicum" on urban redevelopment projects. We are participating in that process on behalf of the City of Burnsville and their Heart of the City Development. The other development project to be reviewed is St. Louis Park's Park Commons development. At the recent planning meeting for this session, both communities talked about what they would do differently, if they were to start over. Both communities said that they would have involved the developer, or developers, sooner. Both also said that they would have waited until they had selected a developer before they finalized their concept plans and design guidelines. We will discuss this key question in greater detail at your June 19 meeting. Attached for your review is an example of design standards and ordinance from the Heart of the City project in Burnsville. Similar tools will need to be prepared for the Northwest Quadrant redevelopment. 2. IDENTIFY DEVELOPMENT PHASING OPTIONS Obviously there are many other decisions that will need to be made before the actual project phasing will be determined. However, it is appropriate for budgeting and other planning purposes to identify some basic assumptions about project phasing. We will present our preliminary recommendations about development phasing at the June 19 meeting. 3. DETERMINE CRITICAL PUBLIC IMPROVEMENTS Likewise, it is almost inevitable that the final project will look different than the current concepts and may include some other features that will affect project costs. At this point we need to identify the major public improvements that will be essential to the project from the earliest stage. The costs associated with these improvements need to be identified and tied to the project phasing. Funding options for these improvements also need to be sought out early on in the process. 4. MARKETING THE PROJECT TO DEVELOPERS, EVALUATING PROPOSALS, SELECTING A DEVELOPER Ehlers & Associates will review and discuss how the project will be marketed to developers. The concept plans will be used as a basis to guide both the City and potential developers during the selection process and as a benchmark in the evaluation of proposals.