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Commissioner Ortega questioned how Ryan would seek a corporate user. Mr. Hankinson stated this was one of his favorite aspects of development. He discussed how development had changed over the past 10 years. He indicated he would want to establish a partnership with the members of the JDA in order to assist in finding the proper users for this site. Commissioner Holden expressed concern with this project becoming a community unto itself. She reminded the representatives present that this land was a part of Arden Hills. She requested further comment on how this project would tie back into the remainder of the community. Mr. Schoening did not mean to suggest that this would be a self-contained development. Rather, he was trying to suggest his goal would be to market and brand this site in such a manner that it competes across all others in the Twin Cities. He did not see this becoming a community unto itself. He commented on a development in Shakopee and how it was tied into the remainder of the community. He believed the project would have to have an identity that draws people to it. Commissioner Holden asked how this development would be different. Mr. Schoening supposed this would come from the site itself. He understood differentiation was important but stated novelty was dangerous. He commented there were effective ways to plan a community of this size, which would be brought forward. He believed the "wow" was that it was about to happen, along with the size and location of the property. Mr. Schoening commented on several town center developments throughout the nation and believed the water feature within Rice Creek Commons should be made a central amenity. He discussed the important of programming the town center area year round in order to continue drawing people to this location and to create a sense of belonging. Further discussion ensued regarding Centennial Lakes. Chair Sand asked how programming would be accomplished. Mr. Schoening commented the programming would evolve over time. He believed that tenants and landlords would have to come together in order to create a successful town center. Chair Sand reviewed Ryan's retail vision for Rice Creek Commons. He asked if it was still Ryan's intent to develop the Hill neighborhood first and inquired how the walkability feature would be tied into the town center. Mr. Schoening stated from a retail standpoint, he believed this would be an early component that belonged on the freeway. He indicated it would benefit the development to have some retail established within the project prior to the town center developing.