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Planning Commission <br />Meeting Minutes <br />April 23, 2015 <br />Page 4 of 23 <br />o Park sf — allowed 0 ac, survey 10.4 ac, difference 10.4 ac <br />o Why evaluate this alternative: Provides mid -range estimates for future <br />development and public investment and reflects survey results <br />Russell asks, after reading the survey, how did Staff translate visual preference to this specific <br />distribution of land use? <br />Robinson says Staff has not gotten into visual preference issues. Once Staff has okay to <br />evaluate alternatives, visual preference and form will be examined. Staff tried to focus on retail <br />around the major intersection at South Boulder Road and Highway 42 (most traffic) where retail <br />makes sense. Office use would be in the middle of the corridor or further off main streets. Staff <br />took uses mentioned in the survey and arranged them in a way that made sense for <br />development. <br />Russ says all three alternatives reflect comments heard at the Public Workshop. Staff listened <br />to developers, the business community, and the public. Staff took all input and tried to make <br />three distinctively different alternatives. Staff thinks none of these alternatives will be the answer <br />but all of them reflect important ranges of information. City Council will need this information to <br />decide and create the fourth alternative, probably a hybrid. <br />Rice asks about the numbers and the amount of assumption built into it. Are these assumptions <br />Staff made in preparing these alternatives? The survey did not state the amount of retail or <br />office space, but if the survey generated somewhat broad assumptions, then Staff made more <br />specific assumptions to generate the numbers PC is seeing? <br />Robinson says taking the Survey land use alternative, given 2 stories with conditional 3Id, how <br />much floor area will it translate into? Based on the allowed uses, Staff estimated how much <br />would be retail, office, or residential. Numbers are based on which Mixed -Use category is used <br />and ratios ranged between the alternatives because they allow different stories and different <br />types of development. <br />Russ says that the numbers are used to illustrate the difference between the three alternatives. <br />The survey showed clear winners in terms of building height. Out of the visual preference <br />survey, Staff did address building height which dramatically impacts numbers. <br />• Comparing Proposed Alternatives <br />Residential <br />Office (sf) <br />Retail (sf) <br />Park (sf) <br />(units) <br />Existing <br />516 <br />194,711 <br />371,772 <br />0 <br />Currently <br />1,117 <br />1,258,870 <br />567,382 <br />0 <br />Workshop <br />855 <br />475,994 <br />350,694 <br />17.9 ac <br />Market <br />1,741 <br />1,008,398 <br />535,523 <br />1.3 ac <br />Survey <br />1,042 <br />1,119,275 <br />616,053 <br />10.4 ac <br />Russell asks on existing figures of office and retail, is this occupied only or empty retail space <br />included? Would Staff interpret the huge disparity between existing and allowed office that <br />there is no demand for office space in this area presently? <br />Robinson says existing numbers on office and retail are occupied and empty spaces combined. <br />Staff says the assumption is there is little demand for office space. Staff says no developers are <br />currently building office spaces. <br />Russell says we go on the assumption that rooftops drive retail. What drives office from a <br />market perspective? <br />Robinson says nearby amenities such as retail and employees living close to the office. <br />Transportation and infrastructure. <br />Russ says that in talking to the business community, it is the availability of office space. Good <br />office development needs small floor plates and larger floor plates. If a start-up business comes, <br />