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THE more aggressive acquisition strategy with willing sellers as opposed to waiting for the commencement of the Armstrong Boulevard project and a likely rebound in the market. Adding to the complexity of the evaluation is the desire of the HRA, as master developers of The COR, to proceed with the proposed realignment of Sunwood Drive to its ultimate location ahead of the commencement of the Armstrong Interchange. This is driven by a number of factors, most notably the desire to continue to advance the Armstrong Interchange project by completing the construction north of the actual interchange thus reducing the scope of the interchange project and increasing the likelihood of commencement. Secondly, the realignment of Armstrong to its final location provides certainty for the adjacent properties both east and west of Armstrong. Certainty in their access provides a greater likelihood of economic development and redevelopment that is necessary in the area. For these reasons, it is our recommendation that the City and HRA consider the acquisition of the affected parcels and proceed with the project as outlined. Affected Parcels PID 29-140014 — Oasis Market. - A total acquisition of this property is required in any viable interchange option. In 20XX, the City acquired and eventually demolished the Oasis Market in anticipation of the proposed project There are no additional actions recommended for this p arce PID 29-140013 — M&W Holding Company, LLC. - A total acquisition of this property is also required in any of the options currently considered in the environmental review process. This property has seen a negative effect from the closure of the adjacent convenience store and is the only remaining retail property west of Armstrong. The owner has a desire to relocate and should be considered a willing seller. Because the Armstrong Interchange will require a total acquisition of the property, and because the proposed reconfiguration of the Sunwood/Armstrong intersection will likely result in a reduction of access to this property, it is recommended that the City consider a complete acquisition of this property at the present time. PID 29-140010 — USCO orp. — Of the five parcels, this property is least affected by the proposed project. Access to this industrial use could be reasonably provided via 147th Street, Ferret Street NW and then 146th Street to the existing driveway. A small strip taking and a small retaining wall would be required to accommodate the proposed roadway design. This property, however, is not currently the highest and best use of what will ultimately be a retail node in the community. An assembly effort for redevelopment of this area is likely to occur in the near future. For these reasons, it is recommended that the City evaluate the cost of a strip taking vs. a complete taking and consider the latter in an effort to facilitate redevelopment. City of Ramsey Sunwood Drive F OR M Project No. RAM11008 Page 13