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From YouTube: City of Boulder City Council Special Meeting 5-16-19
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A
D
C
A
There
are
some
extra
requirements
for
this
one,
but
basically
you
have
to
be
18
years
of
age
have
lived
in
this
city
limits
for
a
year
and
I
believe
you
must
have
some
connection
to
the
hill,
but
the
specifics
are
on
the
website
and
we
encourage
people
to
go
apply
if
you're
interested
and
just
a
reminder
to
the
folks
in
the
audience
that
there's
no
open
comments
scheduled
for
special.
Since
this
is
a
special
council
meeting,
we're
not
having
open
coming.
G
Thank
You
Jane
good
evening,
Council,
Christmas,
chuck
interim
planning,
director
and
assistant
city
manager,
and
I'm
here
tonight
with
the
alpine
balsam
team.
Older,
has
a
legacy
of
planning,
one
written
in
textbooks
studied
by
communities
across
the
world.
One
of
big
legacy
decisions
focused
on
long-term
outcomes
for
the
community.
It's
what
makes
Boulder
Boulder
think
of
some
of
our
beloved
places
around
the
community,
downtown
North
Boulder
our
bike
system,
our
greenways,
our
urban
parks,
our
mountain
backdrop,
the
open
space
system.
G
These
places
are
the
result
of
long-term
efforts
that
took
time
investment
by
this
community
and
forward-looking
community
members
and
councils,
the
holiday
neighborhood.
It's
a
model
of
mixed
income,
new
urbanist
living
that
people
from
all
over
the
world
continue
to
visit
and
study
back
in
the
early
1990s
north
Boulder
was
rural
outside
the
city
limits
and
this
area
had
the
potential
to
be
developed
as
a
big-box
store.
G
Maybe
well
see
if
it's
there
we
go
or
Boulder
Junction
it's
a
new
transit
oriented
neighborhood
in
the
center
of
Boulder,
which
began
in
the
late
1990s
in
partnership
with
RTD,
to
establish
a
new
transit
hub
in
the
city
and
not
a
twin
parking
garage
at
Table
Mesa,
as
proposed
in
2004.
The
city
and
RTD
purchased
the
Pollard
motors
property
and
initiated
the
Transit
Village
area
plan
which
was
completed
in
2007.
It
hasn't
been
easy.
G
It's
required
significant
public
investment
in
bridges,
new
streets
paths,
parks,
we've
even
moved
a
train
station
back
to
the
Train
and
last
month
the
housing
development
on
the
final
portion
of
the
site
received
its
final
approvals
to
continue
that
vision.
There's
a
couple
common
threads
across
these
legacy
projects,
strategic
partnerships,
investment
and
time
that
have
led
to
major
transformations
throughout
the
city
and
in
2015
council
made
another
legacy
decision
to
purchase
the
Alpine
balsam
site.
G
G
G
G
Also
during
this
time
the
brenton
building
was
renovated
for
city
services
and
opened
in
2018
and
as
of
a
couple
weeks
ago,
Boulder
Community
Health
has
completely
moved
out
of
the
property
years
of
community
vision.
Development
have
been
leading
to
the
redevelopment
of
the
Alpine
balsam
site
and
surrounding
area,
as
with
other
legacy
projects
in
Boulder
that
Boulder
has
driven
redevelopment
will
take
several
years.
We
believe
there's
a
path
forward
to
deconstruct
the
hospital
renovate
the
pavilion
conduct,
any
public
improvements
or
flood
mitigation
and
develop
housing
or
county
services
over
the
next
several
years.
G
But
I
want
to
remind
us
we're
at
a
key
transition
point
from
planning
to
implementation,
we're
funding
request
start
coming
in
and
we
have
to
make
difficult
choices,
we'll
be
presenting
various
passes
and
options.
We
believe
that
continuing
forward
is
the
right
choice,
including
deconstruction
of
the
hospital,
a
new
customer
and
community
hub
for
city
services,
a
vibrant
mix
of
Housing
and
or
county
services,
and
the
opportunity
to
transition
this
area
from
hospital
to
hub.
G
We
did
receive
a
letter
from
the
county
and
we're
happy
to
dive
into
that
in
a
little
more
detail
after
the
presentation
during
the
April
9th
study
session
council
members
had
several
questions
and
comments
about
the
Alpine
balsam
site,
including
costs
options
to
exit
deconstruction
of
the
hospital
and
the
original
purpose
for
purchasing
the
Alpine
balsam
property.
So,
in
response
to
these
questions,
the
purpose
of
tonight's
meeting
is
to
share
information
about
the
options
available
to
Council
regarding
next
steps
and
deconstruction
of
the
hospital
to
help
frame
the
conversation.
G
We
have
two
key
questions
and
that
is
discounsel
agree
with
the
staff
recommendation
to
proceed
with
option
a
to
continue
the
area
plan
and
be
discounsel
agree
to
proceed
with
deconstruction
of
the
hospital.
This
year,
staff
has
framed
the
discussion
around
four
options:
option
a
is
to
stay
the
course
deconstruct.
A
hospital
complete
the
area
plan
and
redevelop
the
property
option.
B
is
to
rezone
the
property
deconstruct
the
hospital
and
sell
option.
C
is
to
stop
do
not
deconstruct
the
hospital
and
sell
the
property,
as
is
an
option.
G
D
is
to
pause
before
we
get
into
each
of
the
options.
I
want
to
share
some
background
information
on
city
services,
D
construction
in
the
area
plan
to
help
answer
some
specific
questions
that
came
up
and
to
provide
context
for
each
of
the
options.
So
the
first
piece
of
background
is
related
to
city
services.
As
counsel
is
aware,
the
facilities
that
our
city
serves
our
community
from
are
aging
and,
in
several
cases,
have
reached
the
end
of
their
life,
whether
city
services
consolidate
at
Alpine,
balsam
or
another
property.
There
are
several
benefits
to
consolidation.
G
Most
notably,
the
city
can
better
serve
our
customers
from
a
welcoming
and
easily
accessible
location
where
they
may
conveniently
accomplish
multiple
business
transactions
in
one-stop
renovation
of
the
pavilion
building
would
enable
consolidation
of
city
services
within
the
downtown
area
at
a
centralized
location.
A
consolidation
of
this
scale
would
likely
not
be
achieved
in
this
part
of
the
city
if
it's
not
developed
at
the
Alpine
balsam
site
and
would
lead
to
a
lost
opportunity
and
a
departure
of
many
core
city
services
from
downtown
the
park.
G
G
The
addition
of
the
fourth
floor
of
the
pavilion
could
also
allow
for
an
additional
building
to
be
vacated
and
consolidated,
such
as
the
atrium
building
on
the
east
bookend
in
the
Civic
area.
We'd
have
to
balance
this,
and
there
are
often
we
can
talk
about
that
more
later
tonight.
If
we
do
not
pursue
consolidation
at
the
pavilion,
the
city
will
need
to
least
60
to
90,000
square
feet
of
office
space
somewhere
in
Boulder,
which
we
estimate
would
be
a
cost
of
roughly
two
and
a
half
million
dollars
a
year
in
lease
costs.
G
The
second
area
of
background
is
related
to
the
hospital
deconstruction
itself
in
the
four
options
that
we're
presenting
tonight,
there
are
two
in
which
the
hospital
is
deconstructed
and
two
in
which
we
hold
the
hospital
in
a
vacant
state,
so
to
provide
a
little
bit
of
background
on
that
in
either
scenario.
We're
proceeding
with
securing
the
hospital
site
decommissioning
the
systems
in
the
building.
This
work
is
funded
and
is
currently
underway.
G
If
we
choose
the
deconstruction
path,
we're
looking
at
a
cost
ranging
from
11
to
16
million
dollars
for
the
deconstruction
itself,
and
that
range
really
reflects
the
level
of
recycling
and
reuse
effort
in
the
deconstruction
process.
And
we
can
discuss
that
again
in
further
after
the
presentation
or
we
can
hold
the
hospital
vacant
for
an
undetermined
period.
Of
time,
in
this
case,
we
would
hire
a
staff
person
to
maintain
the
building
in
its
decommission
state
and
continue
to
pay
utilities
and
maintenance
costs.
G
G
So
with
that,
let's
dive
into
the
options
option
a
is
to
stay
the
course.
So
what
would
happen
next
in
this
option
is
that
we
would
continue
with
completion
of
the
area
this
year
and
begin
deconstruction
of
the
hospital.
We
would
then
implement
the
area
plan
by
completing
the
deconstruction.
We
would
then
update
land
use
and
zoning
and
changed
the
land
use
and
zoning.
G
We
would
work
on
designing
the
pavilion
renovation
and
we
would
sell
the
non
city
portions
of
the
site,
which
is
roughly
the
Western
two-thirds
of
the
site
to
buyers
such
as
market
rate,
housing
or
affordable
housing
developers,
and/or
Boulder
County.
We
would
then
renovate
the
pavilion
construct
any
public
improvements
or
flood
mitigation
and
arrange
for
financing
for
the
affordable
housing
development.
G
Next
would
be
deconstruction
of
the
hospital
at
11
to
16
million
dollars.
This
expense
is
included
in
the
adjustment
to
the
base
that's
proposed
for
next
week,
and
that
would
continue
through
2021.
Then
we
would
have
the
option
to
sell
some
land
which
we
estimate
could
range
from
18
to
32
million
dollars
of
income.
G
Then
starting
in
2022.
We
would
start
making
payments
on
a
bond
essentially
for
the
city
services
table,
that's
the
pavilion
remodel
and
that
would
be
roughly
three
to
four
million
dollars
a
year
for
20
to
30
years,
beginning
in
2022,
and
we
believe
there's
an
option
between
now
and
then
to
work
that
into
the
city
budget.
So
we'd
be
ready
for
that.
When
that
expense
arrives,
wait,
can
you
say
that.
G
F
G
E
G
Does
not
so
you'll
see
that
as
I
walk
through
the
next
location?
Thank
you
so
in
looking
at
this
option
and
how
does
it
achieve
the
vision
and
goals
identified
in
the
vision
plan,
it
does
achieve
the
original
intent
for
purchase.
It
allows
for
community
guidance
on
the
future
redevelopment
in
the
area
through
the
area
plan.
It
achieves
the
city,
services,
consolidation
and
enhancements,
and
it
also
allows
for
control
of
the
redevelopment
process.
As
the
city
is
the
landowner
option.
B
is
to
rezone
and
sell.
G
This
is
really
an
option
to
maximize
our
return
and
then
sell
the
property
without
an
area
plan.
So,
under
this
option
the
next
steps
would
be
to
stop
the
area
planning
process
begin
the
deconstruction
analyze,
essentially
the
highest
and
best
use
of
the
property
for
land
use
and
Zoning.
With
the
goal
of
increasing
the
value
of
the
property,
we
would
then
initiate
a
Boulder,
Valley,
Comprehensive,
Plan
land-use
map
change
and
rezoning.
G
We
would
deconstruct
the
hospital
only
if
that
analysis
determines
that
it
makes
sense
to
deconstruct
the
hospital.
We
would
then
prepare
the
property
for
sale
and
hopefully
go
on
a
contract
with
a
buyer
that
buyer
would
have
some
period
of
due
diligence
upon
which
then
they
would
enter
into
a
redevelopment
process
through
the
city's
redevelopment
regulations
can.
A
G
H
Is
that
really
the
only
difference?
Because,
because
under
on
your
option,
a
you
were
gonna
sell
to
there's
the
land
anyway,
right
I
mean
so
what
one
difference
between
a
and
B
is
no
area
plan
right
certainty
of
rezoning
either
way,
and
we
have
selling
of
so
substantial
amount
of
the
land
for
use-
is
that
we
would
prefer
through
our
rezoning
anyway.
So
is
that
the
primary
difference
or
is
there
another
difference
that
we're
not
grasping
here,
I?
Think.
G
That
is
the
primary
difference.
Is
the
area
plan?
There's
always
been
the
intention
that
we
would
sell
off
a
large
portion
of
this
site
after
the
use
of
city
services
is
accommodated
on
the
site.
Under
this
option
we
may
sell
the
entire
thing
and
and
not
locate
city
services
here.
So
that's
the
other
big
difference
between
this
option.
This
is
really
the
one
to
rezone
the
property
and
try
and
create
as
much
investment
as
the.
H
Could
be
I
want
to
do
too
far
in
two
weeks
can
now
you
wanna
get
through
presentation,
but
there
could
be
a
an
option-
a
B,
no
pun
intended,
which
is
a
hybrid
which
a
and
B
that
that
that
involves
us
not
but
inserts
these
services
in
the
pavilion
building
right,
in
other
words,
there's
something
like
there's
two
distinctions
between
a
and
B
one
is
no
area
plan.
The
other
is
under
a.
We
definitely
would
use
the
pavilion
building
for
city
services
under
B.
We
might
not
is
that
right,
yeah.
G
The
assumption
is
that
we
wouldn't,
as
we
kind
of
crafted
these
options
again,
there
are
there's.
There
is
a
span
between
each
of
them.
Through
the
area
planning
process,
we
can
choose
whether
to
locate
city
facilities
that
Alpine
balsam
or
not.
That
would
be
part
of
the
deliberative
process
of
the
area
plan.
Thanks.
I
G
Typically,
if
we
want
to
guide
the
redevelopment
in
an
area,
that's
where
we
use
the
tools
in
our
toolbox
of
area
plans
and
sub
community
plans,
then
we
can
write
zoning
if
we
want
to
like
we
did
in
Boulder
Junction,
that's
form
based
code,
so
we're
driving
the
design
of
buildings
a
little
bit
further.
Okay,.
E
G
It
would
be
based
on
community
input,
the
comprehensive
plan,
land-use
map
change
and
the
rezoning
could
be
done
through
a
community-based
process.
Thank
you,
but
the
big
difference
here
is
that
then,
once
we
do
that
rezoning
we
would
sell
and
the
redevelopment
would
go
through
our
normal
kind
of
site
review
process.
Essentially,
so,
let's
look
at
the
finances
of
this
option.
We
already
have
the
already
invested
costs.
We
have
the
hospital
deconstruction.
G
If
we
choose
to
do
that,
then
we
would
sell
the
land
which,
in
a
very
rough
estimate
somewhere
between
15
and
40
million
dollars,
based
on
what
zoning
we
choose
on
the
site,
there
would
be
a
period
of
time
where
we'd
be
holding
the
the
building
for
the
buyers
due
diligence
period.
Probably
then,
we
would
go
out
and
look
for
lease
space
for
relocating
city
facilities.
G
We
would
have
an
initial
cost
of
configuring
that
lease
space,
which
we
estimate
at
roughly
two
million
dollars
it
would
occur
sometime
in
2020
2021
and
then,
once
that
space
has
been
configured,
we
would
then
move
into
that
space
and
we
would
be
making
our
annual
lease
payments
of
roughly
two
and
a
half
million
dollars
a
year
again
with
an
escalation
per
whatever.
Our
lease
agreement
is.
H
G
G
In
looking
at
how
this
option
achieves
the
vision
and
goals
identified
in
the
vision
plan,
it
does
not
achieve
the
original
intent
for
purchase
if
we
don't
locate
city
facilities
there,
but
we
may
be
able
to
achieve
housing
on
the
site
depending
on
what
zoning
we
choose.
It
doesn't
allow
for
community
guidance
on
the
future
redevelopment
through
the
area
plan.
We
would
have
input
on
as
Mary
asked
about
through
the
rezoning
process
and
then
development
review
process.
It
is
inconsistent
with
our
community-based
deliberative
planning
process.
G
We
typically
go
through
a
deliberative
planning
process
like
an
area
plan
or
sub
community
plan
before
we
would
then
consider
land-use
map
changes
or
rezoning
on
a
parcel.
It
does
not
achieve
the
city,
services,
consolidation
and
enhancements.
However,
it
does
maximize
our
opportunity
for
City
return
on
initial
investment
option.
C
is
to
stop
and
sell
now,
and
so
under
this
option,
the
idea
would
be
to
stop
and
sell
the
property
as
soon
as
possible.
G
So
this
option
differs
from
B
and
that
it
assumes
no
changes
to
land
users
owning
so
it
would
keep
the
public
zoning
that's
on
the
parcel
today
and
then
we
would
prepare
the
property
for
sale.
So
under
this
option,
the
next
steps
would
be
to
stop
the
area
planning
process.
We
would
secure
and
shut
down
the
systems
in
the
hospital
and
pavilion
as
we're
planning
to.
G
We
would
then
determine,
if
all
are
some
of
the
buildings
such
as
the
Brenton
building,
the
pavilion
or
the
parking
garage
would
be
sold
as
well,
and
then
we
would
prepare
that
prod
the
property
for
sale
and
hopefully
begin
a
contracting
process
with
a
buyer.
A
buyer
would
have
some
period
of
due
diligence
and
then
the
property
would
be
redeveloped
by
the
new
owner.
The
financial
investment
and
this
option
foods
are
already
invested
costs.
G
We
would
then
operate
the
hospital
in
a
decommissioned
state,
which
could
be
roughly
a
million
dollars
a
year
during
the
time
period
until
the
property
was
taken
over
by
whoever
the
future
buyer
is
and
then
we
would
sell
the
property,
as
is
for
whatever,
that
value
would
be.
The
city
would
then
securely
space
and
occupy
that
lease
space,
as
I
described
it
before.
G
If
we
look
at
how
this
option
achieves
the
vision
goals
again,
does
not
achieve
the
original
intent
for
purchase
or
that
community
guidance
it
does
limit
the
city's
future
investment
on
the
site.
It
may
not
likely
not
recoup
our
initial
investment
and
it
does
not
achieve
the
city,
services,
consolidation
and
enhancements
option.
D
is
to
pause
and
to
reevaluate,
and
this
is
really
to
allow
for
a
reevaluation
of
the
purpose,
goals
and
vision
for
the
property.
So
to
implement
this
option
we
would
still
secure
and
and
decommission
the
hospital
building.
G
G
There
are
security
concerns,
we've
had
recent
examples
of
vacant
and
decommissioned
buildings
related
to
trespass.
So
this
does
create
a
liability
for
the
city.
Should
anything
happen
on
the
property,
so
we're
taking
the
right
precautions
to
avoid
that
there's
the
ongoing
and
extended
maintenance
for
the
undetermined
period
of
time
to
be
able
to
keep
the
building
running
and
that
be
keeping
systems
running,
addressing
roof,
leaks,
etc.
There's
always
potential
health
hazards
that
arise
from
a
building
held
vacant
for
a
really
long
period
of
time.
G
G
When
we
look
at
all
of
the
options,
they
are
all
viable
and
possible,
there's
pros
and
cons
to
each
of
the
options,
as
with
other
legacy
projects
in
Boulder,
they
require
strategic
partnership,
investment
and
time
focused
on
the
long
term
outcomes
for
the
community.
We
believe
proceeding
with
option
a
will
implement
the
path
that
you've
been
providing
guidance
on
since
2015
to
lead
towards
the
long
term
outcomes
for
this
community.
The
area
plan
will
answer
the
remaining
questions
and
establish
the
future
for
this
area.
G
The
costs
and
the
financing
can
be
addressed
and
phased
and
the
city
is
in
control
of
the
timeline.
So
to
help
in
trying
to
organize
the
conversation
tonight,
we've
completed
the
staff
presentation
before
we
go
straight
to
the
typical
questions
for
council.
That
staff
is
prepared
and
identified
in
the
memo.
We
thought
it
might
be
helpful
to
organize
the
conversation
a
little
bit
tonight
by
topic
category
or
almost
kind
of
bucket,
so
with
deconstruction
financing
and
costs
area
plan
and
flood
mitigation.
G
A
H
We've
heard
from
a
lot
of
members
of
the
community
asking
questions
about
where
we
deconstructing
these
buildings
I
think
it
would
I
know
that
we
we
have
spent
some
time
on
this
over
the
last
few
years.
I
think
it
would
be
helpful
for
us
and
for
the
community
to
have
a
refresher
on
the
reasons
why,
regardless
of
which
option
you
go
down,
why
deconstruction
makes
sense,
as
opposed
to
ripe
repurposing.
This
building
I
think
Michelle
has
some
thoughts
on
that
is.
B
Yes,
okay,
hi
I'm,
Michele
crane,
our
city
facilities,
project
manager.
So
some
of
the
highlights
of
why
we
have
recommended
deconstruction
of
the
hospital-
and
we
presented
to
you
back
in
November
of
last
year
on
this,
but
the
key
elements
and
considerations
and
I
just
brought
up
one
of
the
slides
from
that
presentation.
B
But
this
hospital
first
of
all,
is
a
hospital.
It's
an
eye
to
occupancy,
so
any
new
use
other
than
a
hospital
which
is
precluded
by
our
agreement
with
BCH
when
they
vacated
would
require
that
we
bring
the
building
up
to
meet
all
current
codes.
That's
current
energy
codes,
current
life
safety
codes
and
current
flood
codes.
So,
right
now
the
building
has
been
patched
together
over
a
number
of
years.
This
is
a
picture
of
one
of
the
mechanical
systems,
of
which
there
are
many
of
these
big
mechanical
rooms.
B
31
air
handling
units
that
serve
this
building
again.
They
were
designed
and
laid
out
to
serve
a
hospital,
so
rough
ballpark,
estimating
the
cost
to
renovate
this
building,
which
would
really
include
gutting
the
building
in
order
to
bring
it
up
to
meet
these
codes
back
of
the
napkin
is
about
a
hundred
and
seventy-five
million
dollars.
If
you
were
just
to
try
to
reuse
this
building,
but
some
other
key
considerations
with
the
cost
is
just
looking
at
the
reuse.
B
So
we
also
evaluated
the
reuse
of
the
pavilion
and
a
key
element
when
we
looked
at
that
is
the
form
of
that
building
and
and
the
opportunity
to
transition
that
building
from
what
it
is
now
and
the
shape
of
it
and
how
it
fits
within
the
site
in
the
context
of
the
Alpine
balsam
area
and
what
our
goals
were
there
and
what
that
reuse
could
be,
and
actually
one
of
our
determinations
is.
If
we
tried
to
just
scrap
the
pavilion
and
build
back
something
there,
we'd
probably
build
back
the
same
building,
it's
an
l-shaped
building.
B
You
know
we
would
build
back
that
same
form,
most
likely,
which
is
not
the
case
with
the
hospital.
The
hospital's,
like
sprawls,
more
than
two-thirds
of
the
site,
well,
more
than
half
the
site,
more
than
two-thirds
of
the
building
is
actually
interior,
dominated
so
very
little
access
to
light
it
really
going
going
across
the
site
we
determined
early
on.
B
It
would
be
very
hard
to
achieve
a
lot
of
the
goals
of
the
Alpine
balsam
area
plan
are
really
many
visions
just
to
break
up
that
site
into
other
areas
and
redevelop
different
pieces
of
that
site,
and
so
these
were
a
number
of
the
factors
that
came
into
our
conclusion
to
not
use
the
hospital.
But
it's
a
complex
building
again
designed
to
be
a
hospital.
It
would
need
and
complete
gutting
of
the
systems.
B
H
H
B
H
This
we've
heard
and
I
know
these
numbers
come
from
we've
heard
from
members
of
community
who
who
say
they.
They
believe
that
we
could
renovate
this
building
for
$200
per
square
foot,
so
we
have
kind
of
like
a
difference
of
opinion,
I
guess,
on
what
the
cost
to
run.
It
agree
with
your
numbers,
I'm
just
sharing
you.
B
I,
just
when
we
put
together
our
budgets
and
something
I
know
just
from
private
practice
is
most
the
time
people
talk
and
a
lot
of
time.
People
talk
in
construction
costs,
so
what
it
is
just
to
do
the
construction,
and
they
don't
include
things
like
tenant
finish.
Sometimes
it's
in
doesn't
include
that
it
doesn't
include
what
we
call
FF&E,
so
fixtures
furnitures
and
equipment.
Nor
does
it
include
soft
costs.
B
So
when
we
put
together
our
budgets
because
we're
coming
to
get
the
full
cost
of
a
project
together
when
I
say
500
or
600
dollars
a
square
foot
we're
trying
to
present
the
entire
project
cost
so
including
all
soft
costs,
all
development
costs.
You
know
fees
for
PMDs,
but
also
our
furniture,
furnishings
and
fixtures.
So
sometimes
that
can
be
a
little
bit
of
the
disparity
between
numbers.
It's
just
you
have
to
make
sure
you're
comparing
apples
to
apples
just.
B
H
I
guess
this
question
does
maybe,
as
a
segue
into
the
cost,
the
silver
and
gold
and
platinum.
Thank
you
for
that.
But,
regardless
of
whether
we're
at
silver
were
a
platinum,
roughly
$50,
a
square
foot
using
330
thousand
square
feet,
I
think
krispy
of
its
range
of
11
to
16,
so
I'm
just
doing
some
quick
math
there
I
just
want
to
put
this
in
perspective.
So
what
you've
said
is
to
renovate
the
building
five
hundred
five
hundred
dollars
a
square
foot
to
tear
down
the
building,
50
dollars
per
square
foot
ballpark
right,
okay,.
A
J
B
B
D
B
A
B
The
costs
that
we're
presenting
up
here
in
any
one
of
these
options
in
the
silver,
gold
and
platinum,
the
scope
of
that
project,
is
to
take
the
200
and
roughly
seventy
thousand
square
foot
hospital
down,
but
also,
what's
included,
is
the
interior
abatement
and
demolition
of
the
pavilion
getting
that
ready
for
any
kind
of
renovation
project.
Okay,.
A
E
B
Just
scraping
would
essentially
be
your
silver
what
we
would
be
allowed
to
do
in
Boulder,
so
what
we
would
do
in
the
silver
which
is
our
current
codes,
which
really
don't
prescribe
any
kind
of
recycling
or
reuse
of
materials.
We
would
have
to
abate
the
materials
in
there.
So
the
first
phase
would
be
abatement.
We
would
do
soil
testing
again.
B
All
of
these
numbers
are
excluding
what
we
might
find
in
the
soils,
but
then
we
would
combine
essentially
interior
and
exterior
deconstruction,
and
we
would
take
the
building
down
all
at
once
and
just
haul
away
the
debris
and
that's
what
that
would
cost
anyway
that
debris,
so
that's
as
close
as
that's,
essentially
a
scrape
and
we've
done
a
couple:
independent
cost
estimates
on
this
project
just
to
get
that
range
and
they're
all
falling
within
that
that
range.
Thank
you.
H
Against
before
we
get
into
the
Silver
Gold
imply
there
just
deconstruct
versus
not
deconstruct
roughly
fifty
dollars
to
deconstruct
per
square
foot
at
roughly
500
to
deconstruct
and
then
renovate
sorry,
and
then,
of
course,
if
you
deconstruct
it
to
50,
you'd
have
to
then
build
some
build.
Something
to
replace
that.
Have
you
got
a
back-of-the-envelope
of
how
many
housing
I
know?
That's
a
little
bit
funky
how
many
housing
units
at
$500
you
could
create
in
the
existing
shell
versus
how
many
housing
units
you
could
create
in
the
same
area.
H
H
B
That
would
be
tough,
but
I
think
some
considerations
are
again.
Two-Thirds
of
that
square
footage
has
no
access
to
natural
light
and
any
kind
of
housing
would
require
a
lot
of
access
to
natural
light,
and
so
that
would
be
one
challenge.
I
think
that
would
be
hard
and
recouping
that
I
think
is.
We've
looked
at
the
building.
B
H
That
below
ground
issue,
which
is
really
important-
it's
probably
the
ground,
so
you
really
couldn't
make
it
housing.
Oh
he's,
probably
fair,
even
though
you
know
the
numbers
is
probably
fair
to
assume
that
we
could
create
fewer
housing
units
if
we
were
to
repurpose
the
building
to
housing
and
if
we
were
to
scrape
the
building
and
build
housing
in
the
same
two
or
three
acres.
Is
that
fair.
G
Yeah,
that's
probably
a
fair
assumption:
okay,
and
that
just
to
clarify
that
issue
of
that
large
floor
plate
is
both
the
basement
and
the
first
floor
that
you
have
that
issue
of
a
massive
floor
play
without
access
to
natural
light
Thanks,
which
is
what
makes
the
building
really
hard
to
adaptively
reuse.
So.
D
B
So
in
those
codes
they
actually
are
now
proposing
you
I'm
going
to
turn
to
some
of
that
draft
language
that
we've
had
some
new
requirements
on
commercial
deconstruction,
and
so
what
is
being
looked
at
is
presenting
that
a
hundred
percent
of
recyclable,
concrete
and
asphalt
be
recycled,
but
that
also
75%
of
total
waste.
Tonnage
of
construction
and
demolition
debris
generated
from
the
project
be
diverted
from
landfills
by
at
least
three
separate
materials,
and
so
that
is
what
we
actually
took
into
consideration
in
our
gold
option.
B
A
A
Did
you
so
there's
two
parts:
one
is
whether
to
deconstruct
or
not,
I
guess
I'm
just
curious.
If
somebody
else
deconstructed
it
besides
us
say
they
hit
the
same
costs
right
roughly
from
all
right,
I
guess:
I
guess,
maybe
more
importantly,
if
we
sold
it
without
it
being
deconstructed
we're
trying
to
hand
off
the
cost,
but
presumably
it
just
comes
out
of
what
we
can
get
for
it
or
they're.
G
I
B
A
But
I
guess
the
point
is
that
whether
we
do
it
or
somebody
else
does
it
somebody's
gonna
spend
the
money
and
we're
either
it
the
this
is
a
question
it'll
be
subtracted
out
of
what
we
sell
it
for
or
we
can
do
it
ourselves,
but
it's
a
wash.
Is
that
what
they
tell
us
or
do
we
sum
out?
Is
there
a
way
for
us
to
come
out
ahead,
buy
it
out
to
me:
what's
the
financial
implications
of
us
doing
it
versus
somebody
else,
you
know
what
I'm
saying
yeah
I
think
it's
a
wash
I
just.
F
B
B
The
really
the
fundamental
difference
there
that
you
won't
get
from
anybody
is
that
we've
really
methodically
gone
through
and
looked
at
what
could
be
reused
and
are
trying
to
look
at
reuse
and
are
going
above
and
beyond
the
2020
codes,
even
when
it
comes
to
recycling,
and
so
that's
the
incremental
difference
that
you,
you
know
you
would
get
out
of
this
project,
but
we
can
certainly
come
back
to
our
gold,
which
is
recycling
as
much
of
the
building
as
we
can
all
right.
So
listen.
Let's.
D
In
your
exploration
of
whether
to
wash
or
not,
if
we're
doing
soils
testing-
and
we
do
it,
then
at
sale,
we
will
know
what
the
soils
condition
are
or
will
abate
the
soil,
whatever
we
find
in
it,
whereas
if
we
sell
it,
there's
going
to
be
the
uncertainty
of
what's
what
they
could
in
there
and
they
mean
one
who
deduct.
You
know
a
higher
amount,
because
it's
not
clear
what
the
soils
piece
is
so
one
advantage
of
us
doing.
A
A
A
A
E
D
Is
I
would
think
they're
gonna
assume
the
risk
of
the
soils
abatement,
anything
that
has
to
be
done
there,
as
well
as
the
cost
of
the
deconstruction
and
if
I
were
a
buyer.
I
would
want
to
to
make
sure
that
I
deducted
as
much
as
I
could
from
the
prices
of
the
land
to
be
able
to
cover
the
cost
of
this
unknown
soils.
Abatement
right,
isn't
it
unknown?
So
that's
that's
a
question
for.
G
Essentially,
that's
how
it
would
work.
So
when
we
bought
the
property,
we
did
what's
called
a
phase
1
and
phase
2
environmental
assessment,
which
is
an
alysus
that
happens
very
commonly
in
real
estate
transactions.
A
buyer
would
do
something
very
similar
based
on
or
use
the
one
that
that
we
had
prepared,
and
they
would
use
that
to
then
assess.
G
A
A
K
J
H
I
think
there's
a
difference
of
opinion
in
our
community
about
whether
it's
gonna
cost
us
five
hundred
dollars
a
square
foot
to
renovate
the
building
or
two
hundred
hours,
and
maybe
the
numbers
in
between
those
two.
It's
gonna
cost
us
roughly
50
to
deconstruct.
What
really
persuades
me
whether
it's
two
hundred
five
hundred
is
it's
not
going
to
cost
us
five
hundred
dollars
a
square
foot
to
build
housing.
There
I
suspect
we
don't
know
what
the
number
is.
H
I
suspect
we
could
put
a
lot
more
housing
and
that
same
footprint
if
we
were
to
brownfield
constructed
it,
and
it
would
be
a
lot
less
than
five
hundred
ollars
a
foot.
Then
if
we
were
to
try
to
jam
it
and
artificially
into
a
building,
that's
been
five
hundred
dollars
to
get
less
units,
that's
kind
of
where
I'm
at
well.
A
And
I
think
it's
safe
to
say
if
you
couldn't
reuse
the
hospital
I
for
one
would
would
want
to.
But
it's
a
it's
it's
a
crazy
building
filled
with
lead
and
asbestos
that
doesn't
have
any
access
to
light.
That's
built!
What's
a
morgan
crate,
I
mean
it
does
yeah.
So
that's
where
I'm
headed
with
that.
Okay,
all
right
so
silver,
gold,
platinum
and
I
might.
C
A
That
for
the
purposes
of
the
discussion,
that's
going
on
an
email
about
how
much
it
might
be
useful
at
some
point
for
you
guys
to
break
out
the
500
bucks,
because
if
we
have
a
cross
for
soft
cost,
if
we
have
a
cost
for
furnishings
and
nobody
else
is
including
in
theirs
it's
hard
to
compare
apples
to
apples.
Absolutely
so
maybe
we
should
just
go
ahead
and
break
that
out
for
people,
so
they
will
understand
where
the
numbers
are
coming
from.
Okay,
so
platinum.
What
do
people
thinking
on
this?
B
Silver
is
the
option
if
we
pursued
that
today,
under
our
current
building
codes,
which
don't
really
require
any
kind
of
recycling
in
commercial
projects,
we
would
that
range
is
about
11
to
13
million
for
trying
to
do
it
that
way
it
would
take
about
a
year.
So
a
lot
of
that
savings
is
strictly
in
labor
cost
that
would
come
down.
So
we
would
cut
the
time
in
half
that
comes
out
to
about
28
to
33
dollars,
a
square
foot
and
again
the
phases
in
that
is.
B
The
Platinum
option
is
the
one
that
we've
also
been
working
on,
and
this
is
where
we've
actually
been
looking
at
the
site
and
how
we
can
take
that
first
level
and
we're
talking
about
demoing
and
abating
a
whole
area.
Basically
at
the
ER
area
and
creating
a
warehouse.
That's
almost
like
a
shopping
area.
We've
been
working
with
resource
and
other
partners
to
look
at
what
is
possible
to
reuse
from
the
building.
So
they've
come
through
and
inventoried
the
building.
B
We
have
some
other
consultants,
one
of
which
was
one
who
worked
on
the
scene,
Anthony's
projects
that
I've
talked
about
before
in
Denver,
who
does
a
lot
of
this
sort
of
inventory
of
materials.
So
things
like
carpet
tiles
and
ceiling
tiles
to
actually
look
at
what
we
could
reuse
and
take
out
of
the
building
hole
before
we
get
into
actually
recycling
and
putting
things
into
dumpsters
and
then
taking
it
away.
B
And
so
that
project
would
take
about
two
years,
because
you
know,
we've
now
pulled
out
the
duration
of
what
we're
doing
and
the
labor
and
the
time
that
that
takes,
and
so
the
keys
are,
the
the
first
phase
is
really
about
an
exhaustive
disassembly
for
reuse
first
and
then
the
phases
kind
of
follow
interior,
exterior
and
site
creating.
So
that's
the
kind
of
big
differences.
I
will
say
that
a
lot
of
this
can
also
be
determined
through
the
bid
process,
and
that's
when
we
construct
the
bid
for
the
demo
and
abatement
contractor.
B
They're,
absolutely
as
I
think
you
know
at
the
end
of
the
day,
the
platinum
option
there's
a
point
at
which
we
have
so
much
material
in
there
and
we
likely
will
not
find
people
who
can
use
all
of
it.
So
we're
gonna
have
to
find
a
time
that
we
just
have
to
keep
moving
and
we're
gonna
recycle
that
so
I
think
we
can
yeah.
H
Just
weigh
in
I'd
like
to
take
silver
off
the
table.
I
think
we
have
to
walk
our
talk
and
if
we're
holding
people
in
the
community
to
higher
standards
starting
next
year,
I
think
we
need
to
meet
that
standard.
We
can
have
interesting
discussion
between
gold
and
platinum.
Whether
there's
something
in
between
those
but
I
would
take
silver
off
the
table.
I,
don't
think
we
can
demand
something
of
our
community
and
then
not
live
up
to
it.
Ourselves.
A
And
even
if
we're
not
gonna
sell
the
stuff,
you're
reusing
somebody's,
getting
value
out
of
that
there
is
a
community
benefit
to
reuse.
Even
if
it's
not
the
taxpayers,
it's
the
residents
or
whatever,
okay.
Well
so
do
we
have
to
choose
between
gold
and
platinum,
or
can
we
say,
let's
at
least
meet
2020
and
and
maybe
high-grade
some
of
the
stuff?
But
you
you
are
gonna.
Flood
is
not
like
resource
I
happen
to
know
resource
does
not
have
room
for
all
the
stuff.
That's
in
it.
B
J
I,
don't
think
we
need
to
make
a
specific
determination,
but
maybe
I.
Maybe
we
could
focus
on
a
little
bit
on
timeline
say
like
hey,
really,
creative
abatement,
reuse,
people
we
got
eighteen
months.
How
good
can
you
do
you
know
and
particularly
cuz?
You
can
also
extract
some
value
out
of
some
of
that
reuse
stuff
so
that
people
might
come
back
with
some
creative,
alright.
A
That's
the
thing
that
I
think
really
gets
me
is
how
long,
but
the
fact
that
everything
has
to
be
sequential
and
it
feels
like
it's
taking
that
it's
gonna
take
forever
it's
hard
to
swallow
so
I
think
yeah.
If
we
could
somehow
get
creative
and
try
to
push
that
a
bit
knowing
that
construction
projects
always
take
longer
than
you
plan,
one.
B
Yeah
one
thing
I
will
put
out
with
the
time
is
so
there
are
then
decisions
on
the
heels
of
that.
You
know
I,
think
understanding
that
we
may
or
may
not
be
ready
to
make
the
next
step
with
what
our
next
some
of
its
going
to
be
a
consideration
of
when
we're
ready
to
if
we're
going
to
renovate
the
pavilion.
So
some
of
those
things
will
be
drivers
about
some
of
the
timing.
There's
some
in
interplay.
There
also
can.
G
Maybe
maybe
a
way
to
describe
it
is
that
staff
team
we've
put
together
kind
of.
What's
the
timing
chart
from
you
decommission
the
building,
you
start
deconstruction,
then
you've
got
to
start
drawing
your
drawings
if
you're
going
to
renovate
the
pavilion
so
that
by
the
time
the
building
is
down,
you've
got
your
crew
ready
to
renovate
the
pavilion.
So
it's
not
standing
there
empty
for
a
long
period
of
time.
G
So
there's
like
lots
of
cascading
things
that
happen
so
I
think
that's
what
Michele
was
referring
to
is
if
you
hurry
up
one
step,
but
you
don't
plan
to
bring
everything
forward
a
little
bit
more.
That's
the
timing
piece,
but
if,
if
the
direction
from
Council
is
to
look
at
trying
to
make
the
timeline
as
efficient
as
possible,
we
can
work
on
trying
to
see
how
we
can
make
that
happen.
D
That
you
should
give
18
months
to
the
contractor
and
require
the
2020
recycling
standards
and
and
get
the
best
that
we
can.
It
saves
a
half,
a
million
dollars
in
security
costs
and
so
on
as
well
right,
so
I
want
to
just
wanted
to
point
out.
There's
an
additional
monetary
benefit
to
being
able
to
do
it
in
a
year
and
a
half.
H
We're
done
with
giving
you
instructions
with
gold.
I
do
have
a
question
that
you
may
not
know
the
answer
to
and
I'm
not
suggesting
that
we
would
do
this
I'm.
Just
more
of
curiosity,
I
know
we're
gonna
talk
about
the
pavilion
building
a
little
later
on
tonight.
You
guys
done
it
back
the
envelope
of
what
it
would
cost,
because
I
know
we
have
to
be
kind
of
precious.
H
H
H
H
Just
to
summarize,
let's
say
we
wind
up
picking
them
hybrid
in
gold
and
platinum
and
18
months,
and
it
comes
in
215
million
dollars,
but
preserving
the
pavilion
building.
What
you're
saying
is
were
we
to
tear
down
the
pavilion
building
using
the
same
standards?
It
still
be
about
15
million
dollars
give
or
take
a
million.
A
H
I
know
we'll,
probably
this
is
just
a
big
picture
for
the
audience.
That's
watching
where's,
this
money
coming
from
we
know
I
know,
is
gonna,
be
an
adjustment
to
base,
but
did
we'd
like
have
like
15
million
dollars
is
kind
of
laying
around
or
to
spread
out
over
time
or
where
does
the
money
come
from
yeah.
H
C
Thank
you.
So
we
are
proposing
that
this
funding
come
from
the
excess
funds
that
we
have
from
2018
and
that
totals
about
fourteen
million
dollars.
So
that's
where
the
majority
of
this
we
would
propose
comes
from,
but
that
would
in
fact
pretty
much
wipe
out
any
of
those
excess
funds
over
our
reserve
limits.
G
B
So
back
earlier
this
year
in
February,
we
presented
to
you
kind
of
a
test
fit
or
to
test
fits.
If
you
will
on
a
renovation
of
the
pavilion
building,
and
we
were
really
testing
what
the
kind
of
capacity
of
that
building
was
to
consolidate
city
services,
what
we
were
looking
at
was
the
ability
to
focus
on
our
three
kind
of
primary
buildings
that
are
kind
of
a
greatest
concern.
B
If
you
will
Park
Central
New
Britain,
which
both
need
to
come
out
of
the
high
hazard
flood
zone
and
then
Center
green,
where
we
have
an
expensive
lease
annual
lease
payment,
and
so
the
minimum
square
footage
we
were
looking
to
accommodate
was
about
70,000
square
feet
and
about
260
staff.
Our
first
test
fit,
which
is
as
the
building
as
is,
would
be
able
to
accommodate
that
that
grouping
of
buildings,
so
it
would
accommodate
about
75,000
square
feet
in
some
range
of
260
to
275
staff.
B
We
also
looked
at
the
ability
to
put
on
the
additional
floor
because
it
was
one
thing
that
we
found
in
our
reuse
analysis
about
this
building.
It
was
actually
built
very
well
and
it
was
structured
to
actually
foresee
a
future
floor,
so
the
structure
can
accommodate
that
and
what
we
looked
at
here
was
a
blend
of
either
providing
community
amenity
space,
which
was
just
something
we
had
heard
out
of
the
Alpine
balsam
vision
plan,
but
we
did
also
test
fit
how
many
more
staff
you
could
get
out
of
that
space?
It
was
an
additional
about.
B
18,000
square
feet
could
be
20,000.
We
didn't
maximize
that
entire
roof
footprint,
but
ultimately
you
get
about
a
93
thousand
square
foot
building
and
we
could
get
anywhere
from
260
to
300
staff
that
additional
staff
is
actually
equal
to
about
the
staff
that
we
have
in
the
atrium
building
right
now.
So
in
essence,
you
could
consolidate
for
buildings
into
this
building
and
again
it
would
be
through
kind
of
our
first
phase
of
design
that
we
would
really
balance
the
trade-offs
between.
B
You
know
how
many
staff
we
accommodate
in
there
and
the
other
kind
of
amenities
we
want,
but
we
believe
we
could
accommodate
that
number
of
staff
and
many
of
the
amenities
that
we're
looking
to
achieve
with
kind
of
a
customer
service
hub
in
a
centralized
building,
so
that
was
sort
of
the
analysis
that
we
presented
there
and
the
different
options
that
benefit
that
we
saw
of
the
additional
story.
Again,
you
get
18
to
20,000
square
feet.
You
get
to
consolidate
that
fourth
building.
This
is
also
the
best
time
to
do
it.
B
You're
never
going
to
come
back
and
put
that
story
on
the
building.
You've
got
to
bring
elevators
up.
You
essentially
have
to
rip
off
a
roof.
You
would
never
do
that
over
an
occupied
building-
or
if
you
did
you
know
your
costs
would
likely
double
to
do
something
like
that.
So
this
is
really
an
opportune
time
to
do
that,
and
it
really
preserves
our
options
and
enhances
our
flexibility
in
the
future.
So
we
think
it's
a
value.
It's
it's
nine
million
to
put
that
additional
story
on
what
that
nine
million
doesn't
really
account.
B
For
is
again
the
kind
of
economy
and
efficiency
we
get
when
we
consolidate
our
staff.
So
we
we
duplicate
spaces,
we
duplicate
restrooms,
we
duplicate
lobby
spaces,
all
kinds
of
amenities,
the
more
we
can
consolidate
staff
into
one
building.
We
can
achieve
these
sort
of
shared
approaches
with
all
of
those
staff,
but
we
can
really
reduce
the
amount
of
common
amenity
spaces
so.
A
A
G
Maybe
I'll
add
a
little
bit
of
context,
big
picture.
If
council
will
remember
I
think
it
was
late.
2008
2017
we
I
had
a
conversation
about
the
reuse
of
the
pavilion
and
we
really
wanted
to
understand.
Is
this
a
good
idea
or
not,
and
so
we
actually
commissioned
and
worked
with
the
Urban
Land
Institute
to
do
a
technical
advisory
panel
on
the
reuse
of
the
pavilion
and
then
following
that
we
then
had
an
architecture.
Firm,
really
do
a
deep
dive
analysis
of
this
and
those
conversations
and
working
through
that
was
really
really
helpful.
G
That's
what
really,
for
me
at
least
answered!
Oh,
if
you
were
to
tear
this
building
down
you'd
end
up
building
one
back
almost
in
the
same
spot.
Oh
the
building
is
built
out
of
concrete.
That
means
it's
really
really
well
built,
and
so
you
that
makes
a
lot
of
sense
to
reuse
a
building.
That's
how
it
has
a
really
good
structure.
G
The
other
thing
that
you
see
up
on
the
pictures
and
Mishelle
correct
me
if
I
get
the
colors
wrong,
but
the
brown
areas
that
are
shaded
in
those
floor
plans
are
public
spaces,
so
larger
conference
rooms
or
meeting
spaces,
and
so
we
have
some
choices
as
we
would
enter
into
the
process
of
renovation
of
the
building
to
decide
how
we
want
to
utilize
the
space
inside
that
building.
So
right
now,
we've
we've
essentially
anticipated,
as
Michelle
described,
that
there
could
be
some
larger
public
spaces
in
the
building.
G
Maybe
we
we
decide
that
we
want
to
be
as
efficient
as
possible
in
terms
of
consolidating
buildings,
and
so
michelle
has
put
this
kind
of
design
process
flowchart
together.
That
starts
to
describe
the
first
step
we
would
do
is
enter
into
a
program
phase
where
we
would
start
to
do
that
analysis,
and
so
we
gave
you
some
snapshots
of
numbers,
but
as
we
go
through
the
programming
and
disk
ematic
design
phase
is
where
we'd
really
start
to
understand
what
our,
what
our
capacity
would
be.
G
F
F
I'm
also
wondering
what's
going
to
happen
with
the
space
where
the
atrium
is
now
what's
the
plan
for
that,
in
conjunction
with
how
if
the
atrium
people
were
to
move
into
this
building,
and
the
other
was
again
looking
at
resources
that
we
have
how
we're
gonna
use
them.
One
of
the
things
that
the
library
bless
you
Aaron
had
wanted
to
do
was
to
add
more
seating
to
the
auditorium
there
so
that
there
there
could
actually
be
more
community
use
of
an
existing
building.
F
That's
already
there
I,
don't
remember
what
the
cost
was,
but
we
were
talking
about
this
on
Tuesday
nights.
Nine
million
seems
like
a
lot
to
be
putting
that
on
for
some
unknown
kind
of
thing
in
the
future
other
than
this
small
number
of
employees,
relatively
small
I
should
say:
that's
a
lot
of
employees
and
a
lot
of
trips
in
that
area
as
well.
Okay,.
G
So
the
Civic
area
master
plan
identifies
we
had
kind
of
three
phases
of
that
project.
First
is
Park
at
the
core,
then
we've
got
the
East
bookend
and
then
eventually
the
West
bookend
we've
done
the
park
at
the
core
work
and
that's
complete.
The
next
phase
is
the
East
bookend.
We
were
working
on
kind
of
essentially
East,
bookend
and
Alpine
balsam
together
and
right
now
we
are
focused
on
Alpine
balsam,
so
East
bookend
is
is
waiting.
A
E
B
So
the
atrium
building
is
about
30
employees.
So
that's
what
we're
talking
about
is
that
additional
and
yeah?
That's
it's!
So
it's
30
again.
This
was
sort
of
a
quick
study
of
what
might
fit
and
what
Chris
had
showed
in
that
other
timeline
is
what
we
really
need
to
enter
into
is
a
robust
programming
phase,
where
we
get
some
stakeholders
involved,
we
consider
all
of
our
facilities.
What
are
the
true
needs,
and
so
we
can
really
balance
what
type
of
amenities
should
be
in
the
building
balanced
with
how
many
staff
are
in
the
building.
B
What
we
have
figured
with
this
is
that
we
could
consolidate
the
equivalent
of
four
buildings,
the
number
of
staff
and,
roughly
the
same
number
of
square
footage
with
the
fourth
floor
and
still
get
space
left
over
for
amenities
that
we
have
been
talking
about
kind
of
across
the
city,
so
meeting
space,
large
kind
of
gathering
spaces
things
that
we've
talked
about
at
Alpine
balsam,
but
those
are
all
things
that
we
would
want
to
flesh
out
further
in
a
real
programming
phase.
This
is
really
just
a
test
fit.
J
J
J
E
G
Think,
maybe,
in
terms
of
the
logic
phasing
of
a
process,
first
I
think
we'd
be
looking
for
direction
and
feedback
on.
Do
we
want
to
use
the
pavilion?
If,
yes,
then,
we'll
start
entering
into
that
schematic
design,
phase
and
programming
phase
I
should
say
where
we
can
start
to
actually
answer
these
questions
understand
the
cost
benefit
of
the
fourth-floor
in
more
detail,
and
so
I
think.
That's
part
of
why
we
don't
have
an
exact
number
for
you
tonight
is
we
we
haven't
conducted
any
of
that
work
yet
and
do
we.
A
D
I
just
wanted
to
observe
that
in
test
fit
one
it's
about
280
square
feet
for
employee
because
it
includes
stairwells
and
all
that
stuff
too,
and
so,
if
we
use
that
same
on
on
the
upper
floor
to
be
about
60
employees,
you
know
which
includes
the
area
that
the
employees
don't
occupy
so
I
think
that's.
The
main
thing
to
come
back
with
is
understanding
that
it's
difficult
to
justify
the
nine
million
dollars.
If
it's
just
amenities
that
we
don't
understand
what
it
is.
That's
where
the
the
difficulty
is,
so
the
amenities
need
to
be
described.
D
I
mean
an
additional
meeting.
Space
is
great.
It's
obviously
he
did.
But
you
know,
community
space
on
the
fourth
floor
doesn't
make
any
sense.
You
know
most
people
I,
don't
think
people
who
would
go
into
those
buildings
aren't
going
to
say:
hey
I
want
to
go
to
the
fourth
floor,
for
an
amenity,
and
so
we've
got
the
terrace.
B
D
H
I
know
we're
not
deciding
between
test
fit
one
and
has
been
to
which
I'm
finding
Park
that
but
I'm
still
struggling
with
the
cost
of
test
fit
one,
because
I
think
you
said
was
a
but
I
know
it's
a
swag.
Now
can
whole
Genie
numbers,
I'm
gonna,
assume
that
your
plus
or
minus,
like
twenty
percent
I,
think
he
said
it
was
like
51
million
dollars
for
test
fit
one
date.
No
no
58
I
think
is
testament
to
how
much
is
test.
H
That's
like
that's
like
six
or
seven
hundred
dollars
per
square
foot
for
an
existing
building.
I
understand
the
five
hundred
dollars
a
square
foot.
They
had
the
eighteen
thousand
square
feet
that
makes
sense
to
me:
I,
don't
understand
how
it's
gonna
cost
us
six
or
seven
hundred
dollars
per
square
foot
to
get
out
an
existing
building.
Definitely,
since
you
told
us
that
part
of
the
15
million
dollars
for
the
demo
included
internal
demo
for
the
pavilion
billions
a
week,
I
make
sure
we're
not
double
counting
that.
H
K
B
And
we
have
been
seeing
that
kind
of
escalation,
and
then-
and
so
that
is
one
of
the
considerations
into
that
number,
but
we
can
break
down
those
costs.
As
was
talked
about
earlier,
we
have
the
soft
cost.
It
also
includes
that
master
site
development,
so
the
development
of
the
right-of-way
around
the
building,
so
road
improvements
and
other
pieces
of
infrastructure
around
the
site.
B
H
Problem
is
that
this,
this
renovation
of
this
building
at
700
ollars
of
foot,
which
is
more
than
it,
would
cost
to
build.
It
remember:
we've
already
paid
for
the
plant
right,
so
it's
really
more
than
47
million,
because
it's
the
allocable
portion
of
40
million,
which
we've
already
paid
right,
because
we
we
paid
40
million
for
the
dirt
or
something
right
the
building,
and
so
we're
gonna
we're
just
for
that
ability
that
building
alone
we're
gonna
be
into
this.
H
For,
like
55
or
60
million
dollars,
which
just
blows
my
mind
for
75,000
square
foot,
building
I
mean
any
builder
in
town
could
build
you
a
75,000
square
foot
building
anywhere
you
want
and
included
for
a
lot
less
than
that,
and
the
problem
is,
is
really
skewing
artists
on
the
lease
versus
use
the
pavilion
Billy
I'm.
It
really
really
pushes
pushes
me
towards
lease
because
it
just
it
blows
the
model.
So
I
am
really
questioning
those
numbers.
H
J
Yes
and
I'll,
just
first
just
to
piggyback
on
that
I
mean
that
really
that
I
think
would
help
us
to
break
that
out
into
those
component
pieces
right
that
that
you
know
what
is
the
right-of-way
cost?
What's
the
furniture
and
fixture
and
and
and
then
be
real
clear
about
the
lease
alternative
which
of
those
chunks
would
you
is
that
lease
alternative
really
equivalent
to
you
know,
because
it's
not
all
of
it
right,
so
there's
that
I,
just
one
quick
thing
on
just
I
want
to
keep
it
in
mind
here.
J
Is
that
one
of
the
things
I
think
that
the
potential
benefits
of
this
site
is
as
a
really
beautiful
neighborhood
gathering
place
in
an
amenity
place.
So
just
keep
that
in
mind.
This
we're
thinking
about
the
pavilion
use
and
and
whether
there's
some
additional
space
and
whether
there's
some
any
space
is
that
if
there
are,
you
know,
clauses
and
meeting
space
and
gathering
space,
and
things
like
that
I
think.
That's
part
of
what
makes
this
eventually,
when
it's
built
a
a
potential
net
positive
for
the
surrounding
area.
J
F
H
Time
together,
what
Cindy
just
said
in
what
Aaron
just
said
in
addition
to
finding
out
how
much
it
would
cost
us
to
build
a
seventy-five
thousand
square
foot
building.
Someplace
else
I'd
also
like
to
know
if
we
did
tear
that
building
down,
because
we
just
made
a
decision
to
not
spend
five
hundred
dollars
to
renovate
a
building
four
foot
and
turn
down
450.
Now
we're
talking
about
renovating
a
building
for
700
and
purses
turning
down
450,
so
we're
being
inconsistent
with
that
decision.
H
Just
because
we
happen
to
own
this
building
doesn't
mean
that's
the
building
that
would
put
our
employees
in
you
put
our
employees
in
any
building,
maybe
at
least
versus
build,
and
so
if
we
were
to
tear
this
down
for
$50
a
foot
rather
than
renovated
at
700
ollars
a
foot
I'd
like
to
know
what
could
go
there.
Could
it
be
a
public
amenity
as
Aaron
suggested?
H
Could
it
be
housing
if
so
how
many
housing
units,
because
we
keep
the
building,
we're
not
putting
housing
units
there
right
and
then
and
then
that
does
go
to
Cindy's
question?
What's
the
impact
on
the
community,
if
there's
300
employees
there?
What's
the
impact
in
the
community
versus,
if
there's
you
know,
15
houses
there
and
so
I
think
to
make
a
decision.
We
need
to
have
all
that
information.
What
are
the
alternatives?
Let's
just
not
use
this
building
because
we
happen
to
own
it
every
hole
to
buy.
A
D
G
Actually
have
done
that
analysis
and
I
might
have
gene
dive
into
this.
This
is
information
that
you're
gonna
get
on
June
4th.
There's
a
part
of
the
area
plan
conversation,
so
we
did
traffic
studies
based
on
the
different
scenarios
in
the
area
plan,
and
one
of
the
key
findings
is
that
that
proposed
scenarios
with
the
area
plan,
including
city
services
at
this
site,
will
generate
trips
at
a
level
that
is
less
than
half
of
the
traffic
that
was
estimated
to
have
been
generated
during
the
active
hospital.
G
So
there
were
six
hundred
to
a
thousand
people
working
in
that
building,
plus
visitors
plus
patients.
So
it
was
a
pretty
active
site
at
its
peak
as
the
hospital
has
moved
out,
traffic
is
obviously
dipped
in
the
number
of
trips
have
dipped,
but
we
went
ahead
and
modeled.
What
that
would
look
like
and
the
the
trips
that
it
would
be
generated
is
less
than
half
great.
G
G
J
G
If
we,
this
conversation
was
actually
really
helpful
and
part
of
that
is
for
us,
you
know
we
don't
want
to
do
too
much
analysis
doing
a
bunch
of
cost
estimating
on
a
building
that
we
may
not
have
any
interest
in
actually
using.
So
what
I'm
hearing
tonight
is
that
there
is
an
interest
in
looking
at
reusing
the
pavilion
for
city
services.
We
need
to
understand
and
unpack
those
costs
to
make
sure
that
this
is
a
fiscally
prudent
decision
to
make
and
so
we'll
work
on
bringing
back
the
breakout
of
those
costs.
H
That
is
is
if
it
turns
out
it's
not
seven
hundred,
because
you
did
a
great
analysis
in
Exhibit
A
of
the
lease
versus
using
the
pavilion
building.
It
turns
out
that
the
cost
the
pavilion
building
is
dramatically
less
it
might
be.
Then,
then,
obviously,
that's
gonna
have
to
redo
that
analysis,
because
then
the
billion
guns
going
to
look
more
attractive
than
it
did
in
Exhibit
A.
G
The
last
thing
I'll
just
flag
to
is,
as
we
look
at
least
versus
own,
if
we're
gonna
own
our
building
like
this
one.
This
is
a
purpose-built
building,
we're
building
a
building
for
50
to
100
years,
and
so
we're
designing
it.
As
a
customer
service
hub
versus
leased
space,
we
would
just
move
into
a
building
and
we
wouldn't
do
that.
Purpose-Built
design,
and
so
that's
part
of
what
we're
also
designing
for,
is
we're
designing
for
a
50
to
100
year,
life
span
of
a
building
for
a
very,
very
specific
municipal
government
service.
A
G
A
G
G
See
I've
got
a
laser
pointer
up
here,
so
this
is
Broadway
here.
This
is
Pearl
Street
down
here,
and
this
is
28th
Street.
So
if
we
look
at
this,
this
is
Goose
Creek,
so
it
goes
from
downstream.
The
confluence
with
Boulder,
Creek
and
Goose
Creek
actually
does
split,
there's
a
lower
and
upper
down
here.
This
is
the
lower,
and
then
it
continues
west
past
28th,
Street
and
past
Folsom,
and
then
it
basically
stops
the
the
actual
Creek
itself
at
about
19th
Street.
The
Alpine
balsam
site
is
over
here.
G
G
It
flows
through
our
storm
sewer
system
until
that
gets
overwhelmed
and
a
big
rainstorm
or
in
a
flood,
and
it
finally
makes
its
way
kind
of
towards
that
channel,
and
so
we've
been
doing
flood
mitigation
on
Goose
Creek
since
the
1980s,
so
the
1980s
to
the
early
2000s.
We
did
a
whole
bunch
of
mitigation
work
in
this
section
of
the
creek
and
we
did
that
mitigation
to
a
hundred-year
level,
so
think
of
the
way
the
flood
engineers
described
it
to
me
and
I'm
gonna
play
one
on
TV.
G
Here
is
it's
a
hundred
year
straw
that
we've
built
for
that
section
of
the
creek
when
we
look
from
19th
Street
West,
it's
really
constrained
in
that
area,
and
so
100-year
mitigation
might
not
actually
be
remotely
possible,
and
so
it's
really
constrained.
We
may
only
have
a
five
to
ten
year
straw
in
that
section,
from
19th
Street
to
basically
Broadway
and
and
West.
What
we've
been
talking
about
with
the
Alpine
balsam
project
is
hundred-year
mitigation
and
part
of
the
reason
that
we
were
looking
at
that
was
thinking
about.
G
This
is
essentially
kind
of
the
headwaters
of
Goose
Creek
for
lack
of
a
better
description,
and
if
we
can
detain
some
of
that
water
before
it
goes
downstream,
it
might
have
a
great
downstream
benefit
to
where
now
that
five
or
ten-year
mitigation
from
Broadway
to
19th
Street
actually
is
more
like
50
or
something
more
than
that
your
mitigation.
So
it
would
be
a
big
benefit
to
the
downstream
users.
So
we've
been
doing
that
analysis.
G
G
We
might
need
to
reassess
what
level
of
flood
mitigation
we
look
at
for
this
Alpine
balsam
site,
knowing
that
we
might
not
create
that
downstream
benefit
that
we
were
thinking.
We
were
going
to
be
able
to
create,
and
so
we're
looking
at
options
of
what
would
less
detention
be
and
is
there
still
a
downstream
benefit,
and
if
there
isn't,
then
maybe
what
makes
the
most
sense
is
just
to
look
at
what
would
mitigation
just
on
our
city-owned
property?
G
D
One
of
the
things
that
said
in
the
memo
was
that
the
reason
that
we
were
looking
at
doing
upstream
detention
was
so
that
the
building's
built
on
our
site
didn't
have
to
do
the
raising
out
of
the
floodplain
correct
and
so
there's
what
impact
does
not
doing
that
have
on
the
way
construction
will
have
to
occur
on
the
site.
Are
we
able
to
make
it
so
that
the
buildings
that
are
built
there
don't
have
to
be
flood
proofed
and.
G
E
J
How
about
this?
No
it
still!
No
so
I'll,
just
shout
the
so
Chris
had
clarified
them.
The
the
the
flood
detention
levels
that
we
were
looking
at
before
in
our
previous
conversations
that
was
really
about
a
kind
of
neighborhood
level
flood
mitigation
rather
than
mitigating
the
buildings
for
the
construction
of
the
buildings
on
the
outline
balsam
site
itself.
That's.
J
G
The
flood
waters
that
arrived
on
this
site
and
what
we
may
be
able
to
do
is
look
at
a
phased
approach
as
well.
We
may
need
to
do
some
downstream
flooding
provements
from
the
19th
through
kind
of
Broadway
section,
and
that's
actually
phased
and
scheduled
with
the
money
in
the
CIP
in
upcoming
years.
So
it
could
be
that
we
also
do
some
mitigation
on
the
Alpine
balsam
side
itself
and
then
let
some
additional
flood
mitigation
work
downstream
happen.
That
would
then
inform
how
we
might
handle
it.
G
J
Anything
I
just
asked
is
that
you
know
when
you
say,
like
look
at
mitigation
on
this
site,
just
be
very
clear
about
how
much
of
it
is
the
typical
amount
required
for
any
site
worry
like.
Oh,
you
need
a
detention
area
for
the
runoff
from
this
site
versus
what
we
might
look
at
to
lend
a
benefit
to
the
community
as
a
whole.
So
I
think
it's
important
to
make
that
distinction.
It
hasn't
always
been
clear.
Yeah.
D
And
I
think
just
to
follow
up
on
what
Aaron
said
it.
It
is
unusual
to
tag
the
site
with
neighborhood,
so
in
other
words,
if
we
were
going
to
do
the
detention
and
all
the
parks
say
that
was
going
to
go
ahead
and
go
forward
and
it
has
impacts
on
more
than
just
this
site,
then
maybe
only
a
portion
of
that
could
have
been
assigned
to
the
site
rather
than
the
entire
bed
yep.
A
E
E
D
And
so
Chris
just
mentioned
here,
but
doing
those
mitigation
projects
is
something
normally
that
Public
Works
would
undertake
right
and
it
would
be
attributed
to
floodwater
and
it
would
be
part
of
the
utility
function
and
so
I
just
didn't
think
we
wanted
to
tangle
up
the
cost
for
something
that
has
a
broad
benefit
in
a
specific
project.
All.
E
G
Yeah,
this
was
more
context.
We
thought
it
might
be
helpful
to
have
this
conversation.
Part
of
what
we
were
hearing
was
that
concern
back
from
April
9th
about
there's
a
really
big
price
tag,
sticker
shock,
and
so
we
wanted
to
make
sure
that
we
level
set
on
that
the
flood
mitigation.
It
really
is
it's
depending
on
this
engineering
analysis
and
it
may
or
may
not
actually
be,
that
price
tag.
Okay,
okay,.
G
G
J
On
the
different
options,
but
particularly
the
option,
a
where,
where
you
say
can
we
get
the
the
dollar
amounts
up
for
that
you
had
on
that
timeline
at
least
okay.
So
the
there's
the
different
costs
here
and
it
includes
selling
you
know
whatever
two-thirds
of
the
side
or
something
like
that
and
then
you're
saying
well,
we'll
get
18
to
32
million
out
of
that
to
then
offset
the
purchase
cost
another
development
cost
right.
So
does
that
then
assume
that
whoever
bought
that
site
would
be
funding
any
affordable
housing
on
the
site
themselves?.
G
G
We
have
some,
we
have
some
options
and
I
might
have
Curt
jump
up
here
to
dive
into
it
more.
But
we
have
some
options
about
how
we
sell-off
land
on
this
site.
We
could
sell
it
all
at
once
or
we
could
phase
it
as
well.
We
could
sell
one
parcel
say
to
an
affordable
housing
provider
where
they
want
to
then
do
a
tax
credit
project.
Then
we
might
sell
another
parcel
to
a
market
rate
housing
developer,
who
would
then
build
market
rate
housing?
G
J
You
is
you,
come
up
and
answer
to
answer
that
that
just
what
I'm
trying
to
get
at
here
is
that,
when
we're
looking
at
the
finances
of
course
of
housing
and
particularly
affordable,
housing
is
a
major
potential
goal
for
this
site.
We've
talked
about
a
lot
and
did
it
and
we
want
to
see
how
that
goal
tracks
through
the
financing,
because
it
seems
like
right
now.
It's
not
in
the
financing
at
all,
and
so
optionally.
Right
now
just
include
money
for
a
but
Curt.
Please
so.
L
Curt
for
Howard,
director
of
housing,
Human
Services,
so
I
think
the
so
one
of
the
concepts
here
in
which
you've
rightly
identified
is
the
affordable.
Housing
component
is
separate
from
this,
so
someone
would
purchase
this
property
for
18
million.
They
would
have
to
create
affordable
housing
in
some
way,
either
on
the
site
or
off
the
site
or
whatever
the
options
are.
What
we've
been
looking
at
this
as
what
affordable
housing
could
be
created
within
the
confines
of
the
site,
without
further
investment
so
similar
to
how
it's
done
at
30
pearl
different
parts
of
the
site.
L
Facilitate
that
or
one
part
of
the
site
will
put
money
into
the
other,
affordable
components
of
the
sites,
so
we've
looked
at
different
options
with
different
densities,
so
there's
a
range
of
affordable
housing
depending
on
the
density
that
you
know
what
would
be
created
for
the
site
if
we
wanted
additional,
affordable
housing,
probably
above
25%
we'd,
probably
have
to
invest
additional
funds
beyond
this.
Okay.
L
J
So
if
we
want
more
affordable
housing
than
that,
then
it
requires
additional
investment
past.
What's
in
this,
that's
correct:
we
if
we
looked
at
all-
and
it
says
so-
there's
the
land
sale
option.
We
talk
to
it
all
about
donation
of
land,
to
affordable
housing
developers
and
like
guys
that
one
of
the
scenarios
we're
looking
at.
L
J
E
L
L
E
How
would
phasing
was
mentioned
so
would
of
phasing
so
say
similar
to
the
way
the
pollard
work
or
the
similar
to
the
weight
evap
work,
actually,
where
some
it
was
all
parceled
up
and
phased
in,
so
that
some
parcels
were
held
longer.
Some
more
sold
off
sooner
things
like
that.
How
would
that
influence
the
potential,
affordable,
housing
and
also
the
I
guess-
and
this
would
be
a
question
for
Chris
the
the
financial,
the
fiscal
outcome
of
the
initial
purchase
of
the
site,
so.
L
J
L
G
E
So
what
if
you
were
to
parcel
it
off
the
whole
site,
as
as
a
whole,
there
would
likely
be
some
parcels
that
might
be
more
valuable
than
others,
and
so
what
might
one
do
in
a
case
like
that?
If,
if
you
parceled
it
in
pieces
and
then
looked
at
it,
this
one
here
is
like
really
valuable
and
if
we
hold
on
to
it
for
two
years,
it
really
makes
sense.
So
I
mean
how
would
we
go
about
doing
something
like
that?
I.
G
Think
that's
something
that
we
could
look
at
through
the
area
planning
process.
We
could
put
some
guidance
in
the
plan
related
to
that
I'm
relating
back
to
the
transit
Village
area
plan.
There's
a
phasing
mechanism
in
the
transit
Village
area
plan,
so
we're
right
now
only
implementing
phase
one
of
T
vApp,
it's
160
acres.
Overall,
only
the
area
from
30th
Street
East
to
the
railroad
tracks
is
in
phase
one.
So
everything
from
the
railroad
tracks
to
foothills
is
in
Phase
two.
G
We
have
not
started
land
use
and
rezoning
because
that's
all
privately
owned
here
we're
essentially
the
property
owner
of
this
entire
parcels.
So
we've
got
more
control
over
the
phasing.
But
if
we
wanted
to
describe
a
phasing
plan
in
the
area
plan
we
could-
and
so
that
would
be-
maybe
one
mechanism
that
we
could
look
at
on
the
fly
here,
but
that'd
be
an
approach
and.
G
E
L
Some
marry
one
thing
that
might
be
helpful
if
you
remember
back
on
on
30th
and
pearl
I
think
it
was
about
two
and
a
half
years
ago.
We
did
a
study
that
we
presented
the
City
Council,
they
kind
of
looked
at
different
bookends
of
how
we
could
develop,
but
the
the
various
levels
of
affordability.
When
you
start
looking
both
at
density
and
units
ownership
types,
we
could
do
a
similar
exercise
on
this
site
that
was
done
by
a
consultants
but
I
think
City
Council
found
that
very
helpful
yeah.
A
D
I
just
wanted
to
bring
up
two
affordable
housing
that
the
Community
Benefit
definition
will
likely
be
done
by
then,
and
the
first
phase
of
the
definition
of
Community,
Benefit
and
site
plan
review
is
to
have
affordable
housing,
be
the
community
benefit
that
gets
looked
at
in
site
plan
review,
so
it
seems
likely
that
we
will
get
more
than
25%,
affordable
housing
here
or
additional
money
in
there.
Cash
in
lieu
as
the
market
rate
developments
happen,
and
they
have
to
if
they
want.
D
You
know,
hide
exemption
or
floor
area
ratio,
exemption
from
the
zoning
that
they're
more
affordable
housing,
I'm
funding
for
affordable
housing
will
flow
from
that
market
rate
development,
and
it
also
seems
married
to
your
idea
of
phasing
that
doing
market
rate
first
will
produce
funding
for
affordable
housing
that
can
then
be
used
to
contribute
to
affordable
housing
projects
wherever
we
designate
it.
So
when
we
go
through
the
area
plan,
it
seems
like
we
could
state
our
goals
for
affordable
housing.
We
could
state
where
we
think
we'd
like
it
to
go.
D
We
want
it
all
on-site
or
do
we
want
just
the
25%
on-site
and
and
kind
of
think
through
the
mechanics
of
how
the
market
rate
will
fund
the
affordable,
and
so
the
money
would
definitely
be
in
place
by
the
time
the
for
the
book
came
whether
or
not
the
land
was
donated.
We
might
have
other
options
with
that,
so
it
seems
like
that
should
be
part
of
the
direction
we
give
at
the
area.
Plan
discussion
is
how
we
want
that
to
work,
but
I
thought
Pollard
was
really
well
done
and.
E
J
Thanks
well
and
same
things
for
that,
of
course,
the
community
and
if
it
would
produce
additional
funds,
if
the
if
the
buildings
are
above
a
certain
density
level,
right
yeah.
So
if
I
could,
if
I
could
just
work
through
a
little
bit
more
on
the
finances,
if
you
can
indulge
me
here
just
to
I'm,
trying
to
figure
out
that
the
the
bottom
line
for
the
25%
affordable
housing.
So
we
have
a
sense
of
what
the
cost
of
the
city
is
of
that
and
then,
of
course,
additional
affordable
housing
would
cost
more.
J
So
is
I'm
understanding
this.
So
we've
got
the
the
deconstruction
right,
which
we
have
the
money
from
for
additional
funds
from
2018
right.
So
there's
that
piece,
there's
the
share
of
site
improvements
and
flood
mitigation.
Looking
like
that
will
be
on
the
lower
end,
because,
where
it
looks
like
we
probably
aren't
going
to
do
a
huge
amount
of
flood
mitigation,
I
don't
know,
maybe
that's
five,
eight
million
or
some.
J
You
know
something
like
that
in
terms
of
one-time
cost
and
then
in
terms
of
our
current
annual
costs,
we're
we've
got
three
million
a
year
to
pay
back
the
site
costs
for
the
forty
million
we
purchased
it
for
and
for
the
pavilion
remodel.
If
we
do
that,
we're
looking
at
three
to
four
million
a
year,
so
we're
looking
at
six
to
seven
million
a
year
in
costs
which
would
be
then
offset
by
selling
the
land
for
20-odd
million.
J
Maybe
something
like
that
and
so
so
that's
you
know
we're
in
for
five
or
eight
million
you're
minus
20,
now
you're,
so
you've
got
maybe
13
million
in
excess
plus
6
7
to
8.
Was
it
6
to
7
million
a
year
which
so
you
might
knock
that
back?
If
you
invest
that,
maybe
it's
7
you're
six
million
a
year
or
something
like
that?
Does
that
sound
about
right?
So
maybe
the
oli
and
if
we
do
all
of
this
and
we
renovate
the
pavilion
and
we
get
25
percent
affordable
housing.
G
I
think
that's
a
great
way
to
look
at.
It
is
then
and
then
to
compare
that
to
what
are
the
objectives
we're
trying
to
achieve
and
if
the
objectives
are
city,
services
and
housing.
Now
you
can
look
at
I,
think
we're
achieving
those
objectives
and,
as
I've
started,
to
weave
all
wrestled
with
the
finances
and
how
to
describe
it.
G
We
had
a
dual-purpose
function
of
buying
this
site.
One
was
a
government
services
purpose
and
one
was
for
steering
the
redevelopment
and
let's
say
it's
for
housing:
that's
the
focus
of
the
conversation
on
the
housing
side.
You
have
expenses,
and
then
you
have
income,
and
you
want
that
number
to
work
right
for
what
you
want
to
achieve.
On
the
government
services
side,
you
have
expenses,
but
it's
infrastructure.
In
the
end,
our
buildings
are
just
like
our
infrastructure.
G
It's
where
we
provide
our
services
from
similar
to
bike
paths
and
pipes
and
there's
so
there's
no
income
line
item
on
that
side
of
the
pro
forma,
its
expenses
or
alternate
expenses,
so
I
think
that's
what
you
described
is
exactly
that.
It's
we
have
an
ongoing
expense
related
to
providing
the
infrastructure
that
we
need
to
provide
for
this
community,
and
then
we
have
a
housing
return
that
we
can
decide
where
we,
where
we
put
that
money.
Okay
and.
J
Then,
because
the
the
least
cost
alternative
is
three
odd
million
a
year,
something
like
that
great.
So
now
we're
looking
at
3
million
or
a
little
less
a
year,
maybe
net
cost
to
the
city
over
30
odd
years.
In
order
to
make
this
scenario
happen,
with
a
kind
of
baseline
of
affordable
housing
with
additional
investments
getting
us
more
affordable
housing.
That
is
a
decent
summary
yep.
Okay,
thank
you.
I
mean
I've
been
waiting
for
that
number
for
my
whole
time
on
council.
So
now,
I
feel
like
I,
have
much
better.
A
A
Yeah
I
want
to
I
want
to
know,
take
that
and
make
it
fifty
percent
affordable
housing,
because
I
do
think
yeah.
That's
the
next
question
all
right,
well,
that
my
question
is
because
I
would
I
think
that
there's
an
appetite
for
that
on
this
site
and
getting
just
25
percent
I,
don't
think
it's
good
enough,
so
I
do
think
we
want
to
build
that
into
our
thinking
of
the
services
provided
per
dollar
of
taxpayer
money
and
I.
J
If
I
can
say
like
the
reason,
why
is
establishing
that
baseline,
it's
on
is
kind
of
that's
what
you
get
from
from
just
selling
it
with
our
current
requirements.
My
guess
is
that
the
amount
of
investment
required
to
get
to
50
percent,
affordable
housing
will
be
heavily
dependent
on
the
number
of
units
that
we
have
on
site.
Okay,
so
that
and
we
need
those
questions
answered,
yep.
G
Obviously,
it's
variable
dependent
on
where
the
tax
credit
market
is
and
those
sorts
of
things,
but
we
can
at
least
start
to
have
an
understanding
of
the
range
if
that
makes
sense.
So
that's
the
process
we've
been
in
is
we
started
really
wide
in
the
area
plan
and
now
we've
been
slowly
narrowing
and
narrowing,
so
we're
down
to
a
few
options.
That's
what
we're
gonna
bring
in
June
and
say:
are
these
the
right
options
to
take
tout
to
the
community?
G
And
if
the
answer
is
yes,
take
those
out
to
the
community,
we'll
have
some
conversations
and
then
based
on
that
feedback
from
the
community,
then
we
will
end
Council
and
Planning
Board.
We
will
then
bring
forward
a
draft
area
plan
and
that's
what
we
would
bring
forward
for
review
in
August
and
adoption
in
September
very.
E
Okay,
so
my
question
that
was
raised
in
this
little
conversation
here
was
on
the
the
whole
site
financing,
so
that
was
done
with
the
certificates
of
participation
right
and
there
were.
There
was
more
than
one
building
that
was
encumbered
to
to
be
able
to
finance
this.
So
my
question
is:
is
as
the
principal
is
paid
down
on
that
site?
Are
buildings
unencumbered
my.
G
Understanding
and
I
look
to
Cheryl
is
the
answer.
Is
yes,
the
way
we
structured
the
co
PS?
Is
they
phase?
The
first
building
is
I
believe
the
park
central
building,
which
I
think
rolls
off
and
this
year
or
next
year,
if
I
remember
right,
so
they
are
so
as
we
pay
down
the
principal
those
buildings,
the
COP
on
that
building
releases.
G
B
Is
part
of
the
three
to
four
million
dollars
a
year?
It
was
part
of
the
it's
not
part
of
the
59
million
for
the
pavilion
renovation,
but
in
the
costs
of
the
entire
project,
we
included
the
deconstruction
of
those
two
buildings
and
and
how
much
were
those
mission?
It
was
like
two
million
dollars,
yeah.
A
G
Actually,
that
was
the
last
thing
I
was
going
to
bring
up
was
related
to
the
letter
we
received
from
the
county
and
the
feedback
we
had
heard
from
council.
The
last
time
we
checked
in
on
Alpine
balsam
was
to
bring
forward
options
related
to
the
county,
so
that
will
come
on
June
4th.
If
council
has
any
specific
questions
related
to
the
letter
from
the
county
that
you
would
like
addressed
on,
June
4th
it'd
be
great
to
hear
them
tonight,
but
that
is
the
discussion
that
we
were
planning
to
have
on
in
June.
H
Well,
I
guess
the
question
I
have
for
the
county,
you
can
ask
the
mist,
or
maybe
they're
watching
right
now
is,
is
what
are
they
willing
to
pay
and
how
much
housing
does
that
displace?
In
other
words,
I
they
mentioned
two
acres,
and
so
how
does
that
two
acres
fit
into
this
18
to
32
million
dollars
in
proceeds
that
we
feel
we
can
get
from
the
land?
Otherwise,
who
weren't?
If
they
weren't
a
fire?
H
Are
they
willing
to
pay
market
rate
I,
get
the
fact
that
there's
there's
17
acres
up
that
iris
and
Broadway
that
they're
dangling
in
front
of
us,
but
that
may
be
available
anyway.
So
I
want
to
take
that
off
the
table,
and
so
what
are
they
willing
to
pay?
And-
and
then
you
guys
can
do
the
analysis
of
if
county
offices
go
in
those
tio2
acres,
what
how
much
affordable
housing
are
we
losing
by
virtue
of
taking
those
two
acres
out
of
the
equation.
A
H
Maybe
I'm
wrong
I
believe
they're
gonna
they've
decided
to
have
two
acres
of
land
someplace
and
they
have
17
acres
land,
so
the
they
can
buy,
2
acres
of
land
and
vacate
17,
or
they
can
buy
two
other
acres
of
land
someplace
else
in
town
vacate
their
seventeen
or
they
could
just
shrink
their
land.
The
two
acres.
They
only
need
two
acres
and
they've
got
seventeen,
so
they've
got
15,
X,
excess
acres.
So
I
don't
want
us
to
rush
into
a
decision
to
sell
them
two
acres.
H
Want
to
do
that,
but
I
mean
this
is
not
cheap
land
I
mean
we
bought
it
for
five
million
an
acre
and
we're
talking
about
selling
for
five
million
making
her,
and
if
I
were
the
county.
I'd
be
asking
myself
if
I
need
two
acres,
his
den
says
they
want
to
make
it
is
this:
the
land
I
want
to
be
buying,
there's
probably
land
in
in
East,
Boulder
and
other
places.
There's
a
heck
of
a
lot
cheaper
than
five
million
bucks,
an
acre
yeah.
M
Yes,
I'm
from
the
county,
James
Boulder,
Boulder,
County,
Building,
Services,
you're
right.
The
county
is
very
interested
in
participating
with
you
and
they'll
Pine
balsam
site.
We've
done
a
facility's
master
plan
in
the
last
couple
of
years
and
part
of
that
we
recognize
that
we
really
wanted
to
consolidate
our
services,
and
so
from
that
viewpoint
the
Alpine
balsam
site
is
much
more
attractive
to
us
than
developing
the
17.7
acres
and
IRAs
in
Broadway,
like
you
guys
have
discussed
about
buildings
nearing
the
end
of
their
useful
life.
M
Our
buildings
on
the
North,
Broadway
and
iris
campus
are
near
the
end
of
their
useful
life,
and
so
we
would
be
looking
at
some
kind
of
way
of
dealing
with
those
services
somewhere
else
and
with
our
facilities
master
plan.
It
is
the
the
number
one
site
for
us
is
the
Alpine
balsam
site
and
I
think
it
would
be
reasonable
to
suggest
that
a
market
rate
would
be
something
that
the
county
would
be
interested
in,
but
that's
not
my
decision,
but
it
seems
like
that
would
be
something
that
we
would
be
working
with.
D
Okay,
so
in
the
letter
we
got
today,
he
mentions
120,000
square
feet
and
what
we
have
kind
of
eyeballed
is
a
hundred
thousand
square
feet
according
to
staff
at
the
corner,
and
so
are
you
flexible
to
be
able
to
work
within
the
hundred
thousand
square
feet
and
the
other
question
I'll
have
is
about
the
parking
garage
they
get
mentioned
in
there.
We
do
have
a
parking
garage
on
site
and
is
there
some
way
that
you
could
collaborate
and
use
our
garage
to
meet
some
or
all
of
your
parking
requirements?
D
M
As
far
as
parking
goes,
we,
as
you
saw
in
the
letter,
we're
looking
at
some
kind
of
a
reduction,
probably
more
aggressive
than
20%,
but
we'd
really
have
to
do
a
real
parking
study
to
assess
that,
but
just
my
reaching
out
to
our
alternate
transportation
mode,
folks
in
transportation
they
are
like.
You
know,
we
don't
know
what
parking
is
gonna
be
like
the
needs
in
ten
years.
M
We
might
not
own
cars
in
ten
years
like
they
were
blowing
my
mind
with
some
of
the
stuff
they
were
saying,
and
so
that
would
have
to
be
really
considered.
I
can
tell
you
that
our
parking
needs
for
our
clients
is
something
that
we
really
want
to
annales.
You
know,
do
a
real
careful
analysis
of
we
feel
like.
We
are
more
willing
to
work
with
our
employees
having
the
site
closer
to
the
bus.
M
D
So
the
hundred
and
twenty
thousand
square
feet
I'm
I'm
gonna,
anticipate
that
staff
could
probably
figure
out
how
to
deal
with
that
and
enlarge
that
section
just
a
little
bit.
The
two
acres
is
what
was
a
little
more
difficult
in
a
sense,
because
so,
if
there's
a
way
that
we
can
work
to
keep
the
two
acres
a
little
lower
but
could
meet
your
120
thousand
square
foot
need
and
meet
your
parking
needs.
D
I
think
you
know
we're
not
there
yet
and
we're
in
the
area
planning
process,
but
I
think
that
would
be
you
know,
would
it
would
fit
with
what
we're
trying
to
do
as
far
as
affordable
housing
as
well.
So
we're
trying
not
to
lose
acreage
that
we
don't
have
to
so
that
we
could
accommodate
both
this
hub
idea
of
having
city
and
county
services
available
in
the
same
place,
but
also
maximizing
affordable
housing.
So
that's
just
to
comment.
H
I'm
happy
here
you
say
market
rate
and
we
can
have
a
negotiation
later
on
I'm,
just
curious,
though,
as
a
county
taxpayer.
Why
would
you
a
market
rate
for
these
two
acres
here
when
you
could
develop
two
acres
densely
at
iris
and
Broadway,
and
why
wouldn't
you
just
carve
out
two
acres
for
three
acres
or
whatever
you
need
to
create
120,000
new
square
feet,
I
get
to
fight
the
buildings
are
old
and
their
economic,
useful
life
is
gone
as
well
and
so
forth.
So
why
would
you
you
already
loaned
that
land?
M
Facilities
master
plan,
work
shopping
and
we
had
an
executive
advisory
board
and
we
weighed
the
pros
and
cons
of
everything.
Owning
land
is
very
important
to
us,
and
so
that
was
why
we
were
very
attracted
to
that
parcel
of
land,
17.7
acres.
It
seems
great
because
we
own
the
land
but
there's
a
number
of
problems
with
that
site.
First
of
all,
we
have
active
functions
on
that
site.
We
have
five
buildings
with
services
in
operation
and
so
for
us
to
consolidate
those
services.
M
We'd
have
to
lease
space,
and
then
that
is
not
the
best
in
public
service,
because
an
all
of
those
services
will
have
to
be
in
another
space
and
it
would
be
more
decentralized
than
it
is
right.
Now
the
function
on
that
site
is
kind
of
decentralized,
five
different
buildings.
There,
the
openings,
the
doorways,
are
in
different
locations.
So
you
have
to
kind
of
know
where
your
your
are
on
the
map
to
know
from
how
to
get
the
public
health
over
to
Health
and
Human
Services.
M
M
There's
also
flood
mitigation
in
that
site.
So
it
is
a
complicated
site
and
I
think
the
biggest
problem
from
a
development
standpoint
is
how
do
we
it's
much
easier
for
us
could
be
to
develop
the
yelping
Balsam
site,
because
it
is
that
consolidation
of
services
we
have
county
services
downtown.
We
have
county
services
in
the
the
old,
Kaiser
Building,
and
so
that's
meeting
that
goal,
and
it's
also
putting
it's
closer
to
mass
transit
and
so
being
able
to
develop
that
while
the
functions
are
still
happening
in
Ireson,
Broadway
is
a
good
pathway
forwards
for
us.
E
J
M
I've
been
talking
to
Jean
about
that,
and
we
wanted
to
make
sure
that
we're
moving
forward
on
this
process
and
this
whole
discussion
has
been
really
great
for
us,
because
we've
been
talking
to
our
County
Commissioners
and
saying
this
is
important,
you
know
being
close
to
mass
transit.
It's
important
consolidation
of
services
before
is
important
and
as
an
outcome,
we've
actually
identified
that
it's
our
highest
priority
site,
even
though
we
own
the
17.7
acres
and
the
county
is
also
interested
in
some
kind
of
affordable
housing
on
that
side
too.
M
So
that's
a
shared
value
for
both
the
city
and
the
county,
and
then
you
also
talked
about
kind
of
the
density
about
a
hundred
and
twenty
thousand
square
feet.
We
couldn't
develop
it
as
dense
on
the
Broadway
and
iris
campus.
It's
it's
Rize
residential
around
that
and
I
think
the
height
limit
is
35
feet
in
this
site.
We're
still
talking
55
feet
as
a
height
limit
for
our
building.
The
build
is
sixty
right
now
and
so
the
bigger
area
of
acreage.
M
J
Well
and
I
would
just
have
a
request
for
you
all
and
for
our
city
staff
as
that,
as
we
continue
to
sit
down
and
Sabol
and
keep
having
these
discussions.
If
we
can
flesh
out
a
little
bit
more
time.
Looking
at
you
what
collaboration
on
housing
and
iris
and
Broadway
might
look
like,
because
I
think,
if
we're
gonna
collaborate
with
County
I,
think
it's
very
promising
but
I
think
a
large
part.
That
would
be
like
to
Bob's
point.
A
Is
one
of
the
issues
we
were
talking
about
before
is
if
we
decide
to
use
the
pavilion
and
we
decide
to
put
a
fourth-story?
What
do
we
get
and
one
of
the
things
that
might
be
on
the
table
is
additional
public
space
and
it
occurs
to
me
that
if
that
happens,
and
if
the
county
happens
that
we
might
want
to
look
at
if
there's
synergy
around
shared
spaces
in
a
hub
situation,
I'll
just
throw
that
out
there
since
I,
don't
know
if
you
guys
have
thought
about
that
and
that's
down
the
road.
M
The
larger
conference
rooms
are
big
if
conference
rooms
are
just
notorious
and
county
facilities,
they're
always
hooked
up,
and
then,
when
we
started,
those
are
the
first
things
to
be
cannibalized
for
office
space,
and
so
when
we
have
a
consolidation
of
services
120,000
square
feet,
we
can
actually
have
those
larger
meeting
rooms
and
those
seem
to
be
like
amenities
that
could
be
shared
resources
to
both
the
city
in
the
county.
Okay,.
D
So
in
the
letter
that
we
perceived
today,
it
also
said
something
about
selling
the
Irish
and
Broadway
property
in
order
to
fund
the
purchase
of
the
Alpine
balsam
property.
So
I
was
kind
of
curious
following
up
on
Aaron's
question
about
affordable
housing,
how
I
mean
if
you're
gonna
sell
it,
will
you
be
selling
it
to
a
private
developer,
or
will
you
be
selling
it
with
covenants
on
it?
M
Yeah,
it
would
be
contingent
on
some
kind
of
a
sale
of
our
property
to
be
able
to
develop
with
you,
because
it's
I
valued
parcel
of
land,
and
this
is
more
of
a
question.
I
would
say
for
Kurt
to
what
is
an
affordable
sale
price
to
make
affordable
housing
work
on
a
parcel
of
land.
Like
that
I
know.
It's
not
market
rate.
I
think
that
if
you
just
put
it
out
for
market
rate
it
would
you
would
get
a
high
return
on
your
in
parcel
of
land
and
it's
not
my
area
of
expertise.
M
D
H
H
Like
we
can,
but
whenever
we
get
to
specifics
and
whenever
you
you
know,
we
start
talking
about
numbers,
I
would
personally
be
interested
in
and
what
a
lot
land
swap
would
look
like.
I,
don't
know
if
money
changes
hands,
one
direction
or
the
other,
but
but
if
you
guys
were
saying,
you'll
need
the
17
acres
anymore
and
and
and
you
won't
really
want
to
acres
or
three
acres
from
us,
I'd
be
interested
in
in
what
that
would
look
like
and
whether
you
think
somebody
needs
to
pay
somebody
as
part
of
that
transaction.
M
D
A
H
A
E
So
I
would
like
us
to
ask
staff
to
come
back
with
a
phase
plan
that
considers
maximizing,
affordable
housing,
looks
at
the
fiscal
responsibility
that
we
have
with
the
site
and
also
takes
advantage
of
the
flood
mitigation.
That's
already
happening,
so
those
would
be
the
three
things
that
I
would
want
in
the
phased
approach
can.
A
D
You
know,
selling
everything
it
wants
if
we
can
do
a
transaction
with
the
county
and
the
transaction
with
an
affordable
housing
provider
to
be
the
master
developer
and
they
figure
out
the
mix
of
affordable
and
market,
because
that's
what
they're
good
at
then
I
could
see
selling
it
at
once.
You
know
the
western
portions
at
once
to
an
affordable
housing
provider
and
letting
them
figure
out
a
what
can
be
maximized
here
and
potentially
be.
How
can
they
work
with
the
iris
and
broadway
site.
J
Yeah
I'll
agree
with
that
with
what
Mary
said
and
then,
as
amended
and
added
on
to
by
Sam,
just
I'll,
just
say
kind
of
staff,
you
you,
you
talked
me
into
the
option,
a
how
many
think
I
think
it's
looking
like
it
can
work
out
which
I
have
not
been
convinced
of
up
until
this
evening.
So
thank
you
for
all
that
information,
so
I
think
taking
those
next
steps
to
flush
out
the
area
plan
makes
sense.
J
J
You
know
what
are
the
different
options
and
how
much
affordability
do
they
get
because,
like
Xan
I
want
to
see
that
50%
level,
if
at
all
possible,
if
not
more,
if
we
could
make
it
happen,
but
with
the
caveat
that
look
at
the
both
of
the
pair
of
both
sites,
because
I'm
willing
to
work
with
the
county
here,
if
we
can
get
even
more
housing
somewhere
else.
But
it's
just
that.
I
G
So
that'll
be
the
next
step
on
June
4th
we're
gonna
bring
those
options
to
Council
with
really
the
key
question
of.
Are
these
ready
for
all
of
these
options
or
which
of
these
options
are
ready
for
public
review?
So
it's
a
check
in
with
Planning,
Board
and
council
on
that,
then,
through
this
summer,
we'll
be
doing
that
community
engagement
on
those
final
set
of
options.
Okay,.
I
G
We've
been
in
a
narrowing
process,
so
we
started
with
a
very
wide
range
of
options.
The
Vision
Plan
was
was
kind
of
a
lot
of
potential
uses
on
the
site.
We've
then
been
narrowing
and
so
now
I
think
we've
got
a
mix
of
city
services
and
maybe
county
services
and
housing
as
kind
of
our
down
to
kind
of
three
main
uses,
and
so
we're
gonna
bring
that
set
of
options.
So
I
think
it
isn't
about
I,
think
we're
building
upon
those
previous
options
and
narrowing
great.
Thank.
H
One
thing
the
one
thing
I'm
still
not
sold
on
is
the
pavilion
building.
I
think
we
have
three
options
there.
We
spend
58
million
dollars
to
get
ninety
three
thousand
square
feet,
maybe
with
or
without
the
floor,
but
that's
just
kind
of
one
option:
right,
there's
a
lot
of
money
per
square
foot.
The
second
option
is
to
build
a
seventy
five
to
ninety
three
thousand
square
foot.
Building.
H
Someplace
else
I'd
like
to
know
what
that
would
cost
and
then
the
third
is
to
the
lease
option
right,
which
you
guys
have
already
laid
out,
but
it'd
be
nice
to
compare
that
lease
option
to
the
building
we
have
there
and
a
building
to
be
built.
I
mean
if
this
building
does
so
as
well.
Maybe
the
kind
of
you
buy
it
for
us
for
fifty
eight
million
dollars
I
get
you
almost
120,000
right.
H
There
I
suspect
they
won't
because
I
subtract
the
vacant
build
out
under
twenty
thousand
square
foot
building
for
less
than
fifty
eight
million
dollars,
and
so,
if
they
can
do
it,
I
suspect
we
can
too.
So,
let's
really
crunch
those
numbers
and
I
don't
care
when
you
bring
that
back,
but
just
know
that
I'm
not
sold
on
on
maintaining
the
pavilion
building
that
700
bucks
Baker.
If
you
can
make
that
not
700
ollars
Nagar
I'll.
A
B
Not
specifically
the
street
improvements,
but
in
the
range
of
projects
that
we've
worked
on,
where
we
look
at
the
construction
cost
and
the
construction
budget,
as
opposed
to
the
whole
budget
with
all
of
the
equipment
and
furniture
and
the
soft
cost,
it's
almost
half
the
construction
budget
portion
of
it
versus
the
entire
all-in.
It's
it's
a
little
bit
more
than
half,
but
that's
what
we
typically
find
working
on
a
number
of
other
projects
in
the
city
that,
when
you
put
the
all
in
there,
you
nearly
double
that
price.
But.
H
It's
just
I
think
it
ever
made
this
point
earlier,
take
the
furniture
out
because
we
have
furniture,
no
matter
where
we
are
wonder
all
three
scenarios
lease
build
someplace
else
to
use
is
gonna,
be
the
same
furniture
right
there.
Soft
costs
on
building
in
renovating
versus
lease
and
I
get
that.
So
you
should
factor
that
and
break
it
out
the
factor
it
in
but
take
out
anything
that's
common
across
all
three.
So
we
can
really
do
apples
to
apples.
A
Guess
one
other
I
totally
agree
with.
What's
being
said
here
and
I
think
when
you
breakout
costs,
it'll
be
much
easier
of
us
to
get
get
over
our
sticker
price
or
sticker
shock
and
actually
compare
the
apples
to
the
apples,
I
also
I,
guess
and
I.
Don't
think,
there's
a
number
that's
attached
to
this,
but
I
think.
The
reason
why
I
keep
coming
back
to
a
hub
is
because
I
think
there's
an
added
public
benefit
to
that
versus
having
to
go
out
to
Walgreens
Circle
or
what
is
the
place
where
Green
Energy
Center.
E
A
A
So
we
need
to
be
clear
about
both
sides
of
the
equation,
but
I
just
think
that
there
are
some
things
like
that:
we're
going
to
make
improvements
on
getting
services
to
the
people,
especially
around
human
service
stuff,
which
I
think
is
a
great
need
for
us
to
deliver
better.
So
our
make
it
easier
for
people
to
get
their
services,
so
I
guess
I'll
just
throw
that
in
I.
Don't
know
how
you
quantify
it,
but
it's
a
reason
to
try
to
pull
this
off.
A
D
That
I'm
very
much
in
favor,
going
above
and
beyond,
to
get
these
together
and
also
to
keep
the
city
functions
like
planning
and
development
services
central
and
where
people
know
that
they
can
get
to
them,
and
it's
close
to
other
municipal
services
and
county
services.
So
I
see
a
lot
of
value
in
that
it's
worth
a
little
bit
of
extra
money.
D
If
it's
spread
out
over
fifty
or
a
hundred
years
right
and
and
then
you
know
at
least
costs
as
Bob
said
comparison
billed
versus
buy,
is
very
helpful
to
look
at
and
understand
what
the
payback
time
is
on
one
versus
the
other,
to
the
extent
that
the
building
cost
less
than
fifty
eight
million
dollars.
Then,
when
you
put
whatever
the
construction,
costs
are
and
the
land
costs
and
then
put
that
into
comparison,
I
think
it
will
look
a
lot
better
than
then
forty
years.
E
A
And
also
to
get
the
I
know
it's
not
as
big
as
the
holiday
site.
But
what
happened
up
there
and
the
way
that
was
phased
seems
to
be
an
outcome
that
most
everybody
likes
so
to
the
extent
that
it
adds
to
the
interest
of
what
gets
built
there
and
whatnot
I'll.
Just
throw
that
in
there
isn't
a
nice
outcome.
H
Speaking
of
that,
one
thing
I
hear
from
the
community
is,
is
McCabe.
City
offices
may
be
affordable,
housing
in
market-rate
middle-income
housing,
great
great
great
great
you.
It
would
be
nice
as
we
together
this
aerial
plan.
If
there
was
some
sort
of
community
amenity
there
I
don't
know
what
it
is
cultural
center.
Whatever
more
than
just
meeting
rooms,
I
mean
I'm.
H
Community
amenity
I
know
that
for
every
square
foot
of
a
community
amenity
that's
in
square
foot,
we
can't
give
to
a
housing,
but
it'd
be
nice
to
see
what
the
list
of
options
of
a
community
amenity
might
be,
because
we
hear
that
from
the
community
over
and
over
and
over
again
I
mean
we've
spent
40
million.
On
this
thing,
housing
is
great
offices,
maybe
okay,
because
we
need
them,
but
what's
in
it
for
everybody
in
the
community
and
it.
J
A
In
addition
to
the
service
provided,
okay,
is
that
good
enough
all
right?
Thank
you
any
less
from
you
guys,
no.
G
Thank
you.
This
was
a
very
helpful
we're
gonna
circle
back
talk
about
how
much
of
this
can
we
pull
into
the
June
4th
conversation,
recognizing
that
those
materials
are
basically
ready
to
go
in
about
four
days
for
us,
so
some
of
it
we'll
be
able
to
pull
into
the
conversation
on
June
4th.
Some
of
it
will
bring
back
at
a
later
date,
but
this
conversation
has
been
incredibly
helpful.
Thank
you
great.