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It should also contain an infrastructure needs analysis, redevelopment strategies, and <br /> recommendations for changes and incentives to encourage TOD. The TOD plan allows a <br /> municipality to address the individual characteristics and market opportunities and constraints of <br /> individual station locations and settings. <br /> Application to Northstar Corridor <br /> The Northstar Corridor stations have a wide range of land use and development conditions. At <br /> greenfield station locations, the land use development opportunities are constrained primarily by <br /> the depth of the market for higher density development uses, whether residential or employment. <br /> How close development takes place to the station will be a factor or the intensity of train activity <br /> and the tolerance of the market for living or working next to these uses. In general, urban <br /> populations have a higher tolerance for"all things urban,"mixed uses, densities, and noise. <br /> At commuter rail stations where existing industrial uses prevail, the community needs to <br /> consider a number of additional factors when implementing a TOD plan. Most industrial uses <br /> are not considered ideal TOD uses because the employment density (number of employees per <br /> acre or per square foot) is not very high, resulting in little impact on transit demand and usage. <br /> However, these industries are often important to the city's employment base; hence it makes <br /> little sense to try to relocate them at least until there is a land constraint in the area. The cities <br /> should apply the same principles that it would in any other redevelopment setting by <br /> concentrating on parcels that have a potential to be redeveloped to higher value uses including <br /> vacant land and buildings and other outmoded space. <br /> Short of a land constraint for imminent development, the plan should prioritize redeveloping or <br /> removing the most incompatible land uses and developing vacant land. The plan should also <br /> prioritize public investments on addressing infrastructure deficiencies and urban design <br /> improvements to improve the public realm to attract TOD. <br /> 1-6 <br />