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• <br /> Why not spend infrastructure money now? How will these costs be allocated in the <br /> future? <br /> While planning and budgeting for the infrastructure now is a good idea, we believe <br /> that the City should consider postponing the actual work, at least until the first <br /> project is identified to maximize the flexibility of the site and,perhaps, save <br /> money. If the infrastructure is built without an identified project, only those users <br /> that fit on the resulting lots can be accommodated. Our plan is to get a good read <br /> on the market before infrastructure work is started. This flexibility will allow for a <br /> greater base of users. Please note,however,that there is a potential marketing <br /> disadvantage because potential users have more difficulty visualizing their site on <br /> the ground. We can overcome this with appropriate marketing materials that show <br /> potential site layouts. <br /> Cost allocation will need to be determined at time of development. To the extent <br /> that it is economically feasible, costs will be allocated to each project as it is <br /> developed, or as it is associated with public improvements. <br /> It would be Duke's goal to work in partnership with the EDA to maximize the use <br /> of the estimated$1,204,800 in development costs currently proposed. This number <br /> • would not go away,but, if possible,be reduced through a more efficient use and by <br /> privatizing some of the costs. <br /> Is the Duke plan flexible enough to accommodate larger and small users? <br /> The plan that Duke submitted was what we viewed to be the highest and best use <br /> for the site. This plan maximized site coverage and addressed the EDA's goal of <br /> creating the largest tax base realistically possible for the City of Elk River on this <br /> site. This plan,however, is flexible. Planning for larger developments on the site <br /> preserves the ability to develop smaller buildings if required by market or other <br /> considerations. As we described above, a plan for smaller buildings(particularly <br /> if the infrastructure is constructed pursuant to the plan before a project is <br /> identified)will not accommodate larger users if they come along. <br /> Will relocating the gas line support additional development? <br /> Yes. If the gas line is relocated, the site will support approximately 70,000 square <br /> feet of additional development. If the City of Elk River adds Duke to its team,we <br /> will determine the feasibility of moving the existing gas line to increase the <br /> developable area. <br /> 410 <br />