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commend was made that Ken's Automotive has recently received more code complaints due to storage of junk vehicles. A question was asked if this site would qualify for the funding for redevelopment to clean up potential environmental problems. It was noted that while this site may qualify for some programs, it is relatively small and would not compete with larger projects that do more for the environment, create more jobs and more tax base. The consultant indicated that redevelopment of Area 3, the landfill, would be a complicated project to take on and would require many years of study and involvement from several different agencies. It was suggested that the City consider researching alternative uses of major landfills and determine potential reuses of the site. Upon determining alternative uses, further exploration could continue with the EPA, MPCA and other governmental agencies to establish a strategy for converting the landfill to a different use. Staff noted that recent discussions with MPCA indicated that current monitoring and review must occur for another 10 years before anything can be done with this site. The consultant described area 4 as a large area that includes most of the industrial land generally bounded by Ramsey Boulevard, County Road #116 (Industry Boulevard) the City of Anoka and the railroad tracks. Recent industrial developments have exhausted Ramsey's supply of vacant land to a point where only skipped over parcels and underutilized parcels of land remain for industrial development. Many of these parcels are scattered throughout this area. Current market conditions remain healthy for light industrial development and some of the landowners within Area 4 have expressed some interest in selling land. however, many obstacles to development exist including environmental concerns, small parcels, functionally obsolete buildings, and an overall less than desirable image. The area is within the current MUSA, is concise and well defined. Area 4 presents the opportunity for redevelopment. This conclusion can be supported by the following points: 1) Vacant land exists within the redevelopment area that can be developed in an early stage of the project (early success can be visually seen by new development); 2) Existing large land owners have expressed an interest in selling and developers have expressed an interest in developing; 3) Redevelopment will improve the communities image; 4) Redevelopment will increase land use efficiency; 5) The site is within the existing MUSA and will not require MUSA expansion; 6) Redevelopment will present greater opportunities for quality industrial redevelopment increasing commercial/industrial tax capacity and creating more jobs; 7) The City has established a good record with industrial development; and 8) The market for industrial development is still strong. It was noted that based on the presentation from the consultant and the evaluation matrix, area 4 is the consultant's recommended area for phase two of the study. The consultant indicated that if a recommendation was desired, that would be the correct interpretation of the presentation thus far. Area 4 presents the best opportunity for a project that can produce quick results and provide the City with an effective process to replicate for future redevelopment efforts. Area 4 is the most concise choice and given recent and projected trends, is supported by the market. It will contribute positively to the community image, increase the tax base, utilize existing services and address environmental concerns. It was suggested that Area 5 (Highway #10 Corridor) would do more for the community from an image standpoint. The consultant indicated that will be explained under the presentation for area 5. The location of a commuter rail station was brought into discussion. The current location that has been somewhat agreed upon is west of Ramsey Boulevard. Staff indicated that the primary reason for this was spacing between potential stations in Elk River and Anoka, but also because of the availability of vacant land in order to keep costs down. It was suggested that Area 4 include consideration of a commuter rail station to influence redevelopment efforts within Area 4 and along the Highway Corridor. The Joint City Council/EDA - May 1, 2000 Page 2 of 5