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several key development principles and patterns. They are not definitive site plans. The building footprints and their placement on the site are representative of one reasonable possibility among many. Likewise, the uses and intensities of uses depicted (the type and number of units of . housing, the total square feet of commercial uses, etc.) are not precise descriptions of what will happen on the site. They are reasonable examples of what is feasible given current market conditions and financial constraints. The concepts are important and instructive as they allow the community of St. Anthony to visualize the look and feel of patterns and styles of development that could occur on the site as part of a full-scale redevelopment of the Apache Mall area. The concepts have been designed to reflect a balance between the various land uses identified through the market demand study conducted for the study area. The densities identified reflect the fact that a redevelopment project would have to be capable of generating considerable revenue through tax increment financing in order to offset the sizeable upfront costs associated with redeveloping the site. The work of the Steering Committee, input received from the community at the Community Issues Forum, and initial discussions held with the development community were also used to develop the concepts. Both of the development concepts show redevelopment occurring on more than just the Apache . Mall property itself in order to maximize the potential for redevelopment on the mall site. It is not a foregone conclusion that all of the properties along Silver Lake Rd or Stinson Blvd will necessarily be included in the final redevelopment, as depicted. The salient point is that many of these properties would constrain the redevelopment project, either because they are poorly maintained, contain uses that would co-exist poorly with the redevelopment, or cut the ® redevelopment off from the street front. Therefore, many or all of these additional properties might need to be included in the development in order to maximize the success of the redevelopment project. A Master Framework Plan is also included that outlines many important urban design and site planning principles and patterns necessary to ensure an outcome that meets the expectations of the City. The details of the design requirements are best worked out cooperatively between the ■ City of St. Anthony and the chosen developer(s) and not prior to developer selection. The framework presented here will allow the community to become comfortable with the technical elements of design guidelines and to begin to prepare for the negotiation with the developer(s). Negotiation of detailed design guidelines with the developer(s) can occur during the Planned ■ Unit Development process and the drafting of the development agreement. During this process . the City will have considerable leverage in influencing the look, function and feel of the final development but the developer(s) will understandably want to shape the appearance and quality of the project too. Also included in this report is a schedule and timetable for developer recruitment and selection, and an outline of the steps to be taken through the redevelopment process. Submission of this report marks the end of the initial planning process and the beginning of the active stage of redevelopment. Conducting an effective recruitment and selection process for developers, pursuing additional analyses to clarify the financial impacts on the City and the effect on City services, pursuing regional financial assistance to defray the significant upfront costs faced by the 2 ■