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27 <br /> must increase knowledge about the project, especially as it relates to the need,the <br /> purpose, the plans, the process and public participation. <br /> Phase 3 -- Developer Selection <br /> At this phase the city contacts qualified developers and discusses the <br /> redevelopment concept and program, identifying developers for a qualification <br /> process. Developers' experience and financial capabilities are assessed. One or <br /> more developers is selected for further analysis of the redevelopment feasibility. <br /> The city reviews general plans, including uses, design concepts, densities and <br /> financial feasibly with developers. Communications efforts from the previous <br /> phase continue throughout this phase. Even though community awareness of the <br /> redevelopment project may be growing, it is likely few believe the redevelopment <br /> will really happen. <br /> Phase 4 --Development Agreement <br /> Most of the planning is completed and a developer has been selected, but the <br /> project is still months from construction. A pre-development agreement is <br /> negotiated with one or more developers, providing a period of exclusive rights for <br /> development. In that agreement, the developer refines plans and assesses market <br /> feasibility. In the development agreement,the developer secures a lease <br /> commitment and financing for the project.The developer-also completes land use - <br /> and other regulatory reviews:Finally, the development agreement occurs-when-- --the developer removes development agreement contingencies and initiates land <br /> acquisition and building design. By this time, the public already has some <br /> awareness that the project has begun and is moving forward, but there is little or <br /> no visible proof of redevelopment. Opponents continue to resist change. <br /> Supporters don't understand what is taking so long. <br /> Phase S -- Construction <br /> All development agreements are final, acquisition has begun and even some initial <br /> demolition of existing properties has occurred. Many early opponents have <br /> accepted that the redevelopment is taking place,but the new development is still <br /> not up and visible to the public. Public concern has shifted from the pre-existing <br /> businesses and homes to the new development that will replace the old properties. <br /> There are concerns about the impacts of those new businesses and housing <br /> developments on the community. At this point, it is important to keep <br /> communications efforts up, providing a vision for the futurd redevelopment, and <br /> reiterating need, purpose and benefits to the community. <br /> 2. St. Anthony Northwest Redevelopment Planning Study <br /> Background <br /> 3 <br />