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that means to the City. He explained it may be well for the businesses but it may be very bad for <br />the school system and tax base to fill up the commercial park in that way. <br /> <br />Mr. Elvig agreed and noted the market survey will look at those issues as well as possible <br />assistance or TIF needed to draw in certain businesses, residential impacts, and taxes paid. <br /> <br />Councihnember Hendriksen stated if there is information that demonstrates that residential has a <br />positive impact on net taxes, or net receipts, he would like to see it since he has always believed <br />residential is a net zero or net loss. <br /> <br />Mr. Elvig stated there are several avenues of residential (large lots, small lot, high density, <br />medium density) and the study clearly shows the types of revenue or drain generated on the City. <br />He stated that is why the studies are critical <br /> <br />Counci hnember Hendriksen stated he does not see a price tag indicated anywhere on the survey <br />which he thinks would have impacted the answers given. He commented about the problems that <br />the City of Cambridge had after a development project resulted in a financial crisis. <br /> <br />Mr. Elvig stated the purpose of the survey was to create a wish list and another check system will <br />be the developer who is investing money in the businesses. He stated additional data will be <br />coming fairly soon. <br /> <br />Councilmember Hendriksen asked if it is known when the follow up by Calthorpe Associates <br />will occur. <br /> <br />Mr. Elvig stated there are five to six opportunity sites and Calthorpe Associates is working on all <br />of them for initial ideas for development, which is a fairly large load. He stated he would like <br />help from the Council to put pressure on the Metropolitan Council to get that study finished. Mr. <br />Elvig stated the first draft may be available in August. <br /> <br />Councilmember Hendriksen stated he thinks there is an opportunity to pull together a <br />combination of the bus stop and somewhere down the road a rail stop and integrate it with the <br />automobile. He stated when MnDOT was here he had asked what impact the likelihood of a rail <br />corridor would have on the projections on how crowded Highway 10 would be. They had <br />answered that the number of riders on the rail would be insignificant when compared to the cars <br />on the Highway 10 corridor. He stated if there is easy access to a rail corridor, where a husband <br />or wife could be dropped off at a rail station and then the other continue on, it would increase rail <br />ridership significantly. <br /> <br />Mr. Elvig agreed the buzz word is "convenience" which he also believes will increase ridership. <br />He stated this has been discussed and they are aware of that importance. <br /> <br />Councihnember Hendriksen stated someone going across the river also needs to be able to easily <br />get off the freeway, through the railstation, and back on to the freeway. <br /> <br />Councilmember Anderson stated the infrastructure needs for this type of project are substantial <br />and asked how that funding comes to be. <br /> <br />City Council/July 9, 2002 <br />Page 17 of 24 <br /> <br /> <br />