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Y � <br /> EHLERS <br /> & ASSOCIATES INC <br /> St. Anthony Village <br /> Northwest Quadrant <br /> Development Strategies <br /> 1. Confirm development components. This determines types of uses (residential, retail, <br /> office) with estimated densities. This will help guide developers submitting proposals. <br /> This generally describes what will be developed. <br /> 2. Adopt design concept and guidelines. The design concept and guidelines describe how <br /> the development components will relate to each other, that is how they might be arranged <br /> on the site in functional manner. Also this provides some direction regarding the design of <br /> building, landscape, streetscape and public improvements. This helps set a unifying theme <br /> for development. <br /> 3. Identify development phasing options. Phasing options outlines possible development <br /> parcels, and suggests the sequence of development for those parcels. <br /> 4. Determine critical public improvements. What public improvements should be in place <br /> to accommodate development. Examples include roadways, storm sewer ponds, <br /> streetscape, etc. Ideally the cost of those improvements will be recovered from the <br /> development <br /> 5. Market to qualified developers. The information developed from the steps above will be <br /> used to provide information to developers. Based on this information developers will be <br /> requested to provide development proposals for all or portions of the site. <br /> 6. Review/evaluate development proposals. Development proposals will be reviewed and <br /> evaluated on the basis of financial feasibility, compatibility with approved design concepts <br /> and guidelines, developer experience, developer ability to secure financing, developer <br /> design flexibility and ability to work with existing businesses and area residents. During <br /> this phase efforts will be made to identify financing "gaps" and locate potential revenue <br /> sources to fill those gaps. Source may include land write-downs, tax increment, state and <br /> county grants. <br /> 7. Developer selections. Based on results of the evaluation, a preliminary selection is made <br /> of one or more developers. During this preliminary development stage further detailed <br /> analysis is made of market, financing and planning issues. A more refined site plan is <br /> prepared and evaluated based on community input and market analysis. The information <br /> from this stage is used to evaluate overall project feasibility. <br />