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Planning Commission Meeting Minutes July 17, 2001 Page 3 development that could occur on the site as part of a full-scale redevelopment of the Apache P P 2 Mall area. 3 Mr. Shardlow indicated that the Report is intended to be transmitted along with the request for 4 proposals to developers. He added that it summarizes the process, and identifies the concerns s and issues that have been identified by the community. Mr. Shardlow added that the document 6 also includes the Master Framework Plan. 7 Mr. Shardlow continued that they have put together some designs, and that it is not a time for s anyone to panic. 9 Mr. Shardlow stated that the Concepts have been designed to reflect the balance between the 10 various land uses identified through the market demand study conducted for the study area. He 11 indicated that the densities identified reflect the fact that a redevelopment project would have to 12 be capable of generating considerable revenue through tax increment financing in order to offset 13 the sizeable upfront costs associated with redeveloping the site. 14 Mr. Shardlow stated that the work of the Steering Committee, input received from the 15 community at the Community Issues Forum, and initial discussions held with the development 0 community were also used to develop the concepts. 17 Mr. Shardlow discussed the Salvation Army Building, and the likely purchase of the building by 18 the Suburban Hennepin County Park Reserves. He indicated that the potential sale would take 19 away one of the cornerstones of the economic strategy for trying to redevelop the over-tired 20 site. 21 Mr. Shardlow referred to the great financial gap in the project which would be discussed later 22 in the evening by Mr. Prosser. 23 Mr. Shardlow stated that there was a great deal of unutilized center space on the site that was 24 also inaccessible. He indicated that they felt there needed to be a strong sense of entrance into 25 the site, and that it would be necessary to reestablish some type of street system to the area. 26 Mr. Shardlow explained that the Concepts both indicate the need to add more of a parkway to 27 the center spine, with some high image open-space area. Examples of the open-space were 28 trails, a community bandshell, gazebos, etc. 29 Mr. Shardlow indicated that the reason they eliminated low-density residential development in 30 their recommendation was because it was not economically feasible to tear down the building 31and redevelop the site, and only generate the revenue that would result from only low-density 02 residential development. He added that it was important for the concern by the community for 33 low-density residential development to be included in the evaluation criteria for the developers 34 as they come in.