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consultant described Area 5 as generally the Highway #10 Corridor. This area has many issues that extend beyond the City of Ramsey and post complications to developing a redevelopment plan. These include: 1) Potential for a future river crossing; 2) Implementation of Commuter Rail and the Northstar Corridor study; 3) Developments in Elk River and Anoka; and 4) Federal funding for roadway expansion projects. The Highway #10 Corridor is clearly a project worthy of redevelopment. From an image standpoint, the corridor is often a point of discussion as evident at the public meetings for the Comp Plan update. In addition, outside sources have recently shown a great deal of interest by developing along the corridor (Burger King and Cmnfort Suites for example). However, a redevelopment plan for Highway #10 needs to be followed by several key communications steps which have not occurred as of yet. Major players need to be gathered to begin to collaborate on a cooperative strategy for Highway #10. These players include MnDOT, Anoka and Sherbum County, the Northstar Corridor Development Authority, Cities of Ramsey, Anoka and Elk River and the many property owners along the corridor. For these reasons, the Highway #10 corridor is not a good project to carry forward to phase two of the study. It was suggested that the process as described above should begin as soon as possible so that redevelopment planning can begin in a few years. It was noted that Ramsey is in a good position to initiate some discussions because of persons in regional positions with Anoka County and City of Ramsey connections. Staff indicated that the process for phase two can be replicated for future redevelopment projects. It was also discussed that a financially successful redevelopment project can help in funding future redevelopment efforts along Highway #10. The consultant described area 6 as the industrial area west of Armstrong Boulevard north of Highway #10. This site is currently outside of the MUSA but planned for urban services by the year 2005 as indicated in the Comprehensive Plan. The site includes a variety of construction contractor uses with lots of outside storage. Outside storage of junk, construction equipment and miscellaneous dumps pose a poor image to this area and also present some environmental threat. Land values would be expected to increase. Given the schedule to receive urban services in 2005, the consultant suggested that this not be a project for phase two of the study. It was noted that current pressures have been on the City to allow industrial development to occur on private well and septic in this location. It was suggested that the City should consider amendments to the zoning ordinance that guides industrial development on these lands prior to receiving urban services so that when urban services are provided, the development is compatible. It was decided that Area 4 be the preferred site to carry forward to phase two planning. As part of the project, Highway #10 should be carefully considered. The other consideration should be the potential commuter rail station, which should be looked at as a catalyst to redevelopment. It was also agreed to that Area 5 should be the next redevelopment process following the completion of the Area 4 redevelopment plan. Discussions with the various stakeholders along Highway #10 should begin as soon as possible to provide clear direction to the City when beginning a redevelopment plan for Highway #10. It was suggested that the Northstar Corridor Authority present its study findings to the Planning Commission during a work session as soon as the study is available to the public. The Commission also inquired as to the name of the project. It was determined that the task force should work on coming up with a name for the project as one of the first steps. The next steps of the project is phase two. Phase two will be led by a task force. There will be a minimum of three more workshops. The first will be focused on introducing the task force to the project, presenting an industrial market overview, presenting finance tools, defining the study area boundaries, and beginning to explore the possibilities of the area. The second task force meeting will involve Joint City Council/EDA - May 1, 2000 Page 3 of 5