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Receive and Evaluation of Development Proposals The RFQ provides an opp01iunity for the developer to prepare some initial preliminary concepts and non-detailed plans. A distinguishing feature of the process recommended by Ehlers is the requirement that developers not provide detailed architectural plans. This avoids the tendency for the selection to focus on design prior to determining market and financial feasibility. As pmi of the process of evaluating developer responses to the RFQ, Ehlers will gather and verify detailed background information on the developers related to comparable development experience, financial capabilities, ability to finance similar projects, and ability to gain and maintain community supp01i and ability to develop effective working relationships with community officials, property owners and impacted pmiies. Ehlers will review and evaluate the development proposals on the basis of financial feasibility, compatibility with approved design concepts and guidelines, developer experience, developer ability to secure financing and obtain equity, developer design flexibility and ability to work with existing businesses and area residents. During this phase effolis will be made to identify financing "gaps" and locate potential revenue sources to fill those gaps. The planning staff will complete concept design review, consistent with the project goals and objectives. Developer Interview and Selection Development is successful only when there is a good pminership between the private and public sector. Ehlers will assist the City in selecting an appropriate pminer who will help you meet your development goals. After the developer proposals have been evaluated, the project team (and/or elected officials) selects finalists for interviews. They review the information provided by the developers and identify other questions and issues that have to be resolved before selecting a developer. If staff views that Council needs to be pati of this process, we recommend that finns be interviewed at a public meeting and atl oPP01iunity be provided for a question/atlswer session with decision-makers. We recommend the decision-makers sleep on the decision and make a final selection at a subsequent meeting. Preliminary Development Agreement Once a developer has been selected, a preliminmy development agreement is negotiated atld entered into with the developer, providing them with exclusive rights to prepare a final plan atld also determine the level of assistatlce if any required for the development. During this period the developer will also work out land use issues. Ehlers would recommend that typically the developer would be required to fund all or a p01iion of the out -of-pocket expenses of the community for this period. During the latter half of this phase, final development agreement terms are negotiated, including final assistance, latld use, and other imp01iatlt elements. During this period the developer will work with the Project Teatn to refine a platl that is consistent with the goals established by the community, the development program as approved by the client that addresses community concerns as identified by the community atld is market and financial feasibility. The evolution of this platl requires frequent meeting with the Project Teatn atld decision -makers. Ehlers atld the Project Teatn will work with the developer to identify atld pursue potential funding sources. Ehlers will also prepare a project finatlcial pro-forma to assess finatlcial feasibility atld assess need atld level of finatlcial assistance, if any. Proposal for Development Management Services to the City of Ramsey Provided by Ehlers Page 8 October 26, 2009