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From YouTube: ULI Technical Advisory Panel • Oct 4 5, 2016
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A
Good
afternoon
and
welcome
thanks
everybody
for
coming.
We
appreciate
your
time.
I'm
Brad
power.
For
those
of
you
don't
know
me
I'm,
the
director
of
the
community
development
department
here
in
Englewood
and
I,
want
to
welcome
you
to
the
presentation
of
the
results
of
the
Urban
Land
Institute
technical
advisory
panel.
That's
been
working
here
in
town
for
the
last
two
days.
I
can
attest
from
having
been
with
them
all
day
yesterday
and
seen
them
work
today.
They
put
in
some
amazing
hours.
A
B
You
very
much
and
welcome
to
all
of
you.
Thank
you
so
much
for
coming
to
plenty
of
commission
members
to
council
members
to
mayor
and,
most
importantly
to
this
community,
to
the
residents
and
the
people
that
live
and
work
here.
Let
me
tell
you
a
little
bit
about
the
Urban
Land
Institute
I'll
make
it
a
two
liner
Eric.
Can
you
hit
it
great?
B
The
Urban
Land
Institute
is
actually
almost
80
years
old.
It's
a
non-profit,
global
nonprofit,
75
offices
around
the
world
and
we're
dedicated
our
mission
is
to
provide
leadership
in
the
responsible
use
of
land
and
in
creating
and
sustaining
thriving
communities
worldwide.
So
it's
an
it's
known
because
it's
independent,
our
members
are
interdisciplinary
because
we're
building
communities
and,
as
you
know,
it
takes
people
from
all
disciplines
to
make
takes
a
village
as
they
say.
So
our
members
are
people
that
are
developers.
They
are
planners
their
mayor's
public
sector
people.
They
are
attorneys
finance
people.
B
All
of
us
coming
together,
saying
what's
the
best
way
to
build
our
community.
Our
mission
statement
has
nothing
about
membership,
nothing
about
money,
it's
all
about
communities
and
we
like
being
global
because
we
like
to
take
the
best
practices
from
one
community
to
the
other
and
share
best
practices.
So
the
work
that
you've
done
in
Englewood
16
years
ago
on
city
center
won
many
awards
and
it's
a
case
study
we've
taken
to
other
communities
as
they've
gotten
underway.
B
Now
we're
into
Phase
two
one
of
the
hallmark
programs
that
you
li
does
around
the
world
are
advisory
panels.
Where
community
invites
us
in
and
says
we
have
an
urban
problem
where
you
give
us
your
advice-
and
this
is
what
we're
doing
here.
We
are
the
technical
advisory
panels
globally,
we've
done
over
600
of
them
around
the
world.
Here
in
Colorado,
we've
done
50
of
them
and
we
call
on
our
members
who
serve
as
volunteers.
They
don't
get
paid,
they're
kind
of
prohibited
from
working.
B
B
Let
me
introduce
briefly
the
panelists
that
you'll
be
meeting
today
as,
as
Brad
said
I'm.
The
president
of
city
venture
associates
here
in
Denver,
Jim
charlier,
nationally
known
expert
works
all
over
the
country
does
a
lot
of
advisory
work
for
the
APA,
as
well
as
other
clients,
on
multimodal
transportation,
transit
and
Complete
Streets.
Mark
Goldberg
is
president
of
Goldberg
properties,
a
well-known
developer,
long
history,
both
in
retail
and
residential
Erica
Heller.
B
Vice
president,
with
Puma,
really
strong
economic
development
skills
and
planning
skills
works
all
over
the
country
and
a
lot
of
work
on
special
districts
and
smaller
communities,
mark
least
35
years
of
design,
experience
planning
working
in
the
public
sector
and
the
private
sector.
So
he
brings
those
two
together
and
said:
everybody.
No
James
did
we
miss
one
yeah
as
Sarah
and
James
you're.
Not
here
well,
I
mean.
Are
there
sorry,
we
missed
that
slight
Sarah
is
an
attorney.
B
We
say
with
about
a
hundred
years
of
experience,
because
she's,
a
well-known
attorney
in
town,
worked
on
lots
of
tio
DS.
Lots
of
master
plans
worked
with
lots
of
communities
and
James
is
a
retail
expert
working
around
the
world
works
for
a
private
developer
continuum
corporation
and
works
for
them
on
leasing
their
spaces,
so
a
great
panel
quickly
when
we
do
these
panels,
so
you
know
where
we're
coming
from.
When
we
look
at
whether
to
accept
an
engagement,
we
look
at
three
things.
Do
we
have
the
right
question
because
you
know
get
the
right
question?
B
Secondly,
is
it
the
right
timing?
Is
the
community
ready
to
take
some
action
because
people
don't
want
to
volunteer
their
time
and
you
don't
want
to
listen
to
another
plan
that
sits
on
a
shelf,
as
always,
there
ready
to
make
a
decision
and
just
need
a
little
strategic
guidance
and
thirdly,
get
the
right
people
and
well
I
can
assure
you
from
working
with
them
from
knowing
them.
You
have
the
right
people.
B
We
have
a
terrific
panelist
group,
then
the
background
that
we
asked
the
staff
to
put
together
background
work
on
the
city,
so
we
had
lots
of
reading
lots
of
numbers,
lots
of
Statistics
looked
at
trends,
that
sort
of
thing
to
get
us
ready
to
come,
and
let
me
say
thank
you
to
the
whole
city
staff,
Eric,
your
staff
Brad.
Thank
you
so
much
Harold,
Nancy
Julie
everybody
was
just
terrific
and
putting
that
together,
very
professionally,
put
together
very
helpful.
Then
we
get
here
and
we
tour
and
we
walk.
B
We
kick
the
bricks,
we
feel
the
place
and
we
go
back
more
than
once
so
that
we
we
really
can
get
as
good
as
sense
as
possible.
We
do
interviews
I
think.
Yesterday
we
interviewed
about
35
people
from
the
community
property
owners
residents,
leadership.
How
many
people
here
were
interviewed
yesterday.
Thank
you
very
much
for
coming
back.
Then
then
the
panel
does
deliberations.
We
put
together
our
thoughts.
B
We
share
what
we've
learned
and
what
we've
seen
here
and
make
recommendations
which
you're
hearing
today
and
then
there
will
be
a
printed
report
and
then
in
another
month.
So
with
that
background,
Eric,
let's
oh,
this
is
the
study
area
that
we
were
asked
to
look
at,
and
it's
basically
city
center,
plus
the
sports
authority
site
to
the
south
across
the
south
of
hamden
and
and
what
were
our
thoughts
about
that
and
the
questions
were
basically
to
keep
it
simple.
What
scale
and
types
of
redevelopment
should
we
be
looking
at
that?
B
Could
we
look
at
employment
growth
in
this
area?
Can
we
motivate
parties
to
invest
in
this
area
and
to
be
part
of
the
redevelopment
and
what
about
transportation,
vehicular,
trans
and
so
forth?
So,
let's
move
on
and
let's
get
right
into
what
the
opportunities
are
because
most
of
all,
we
saw
a
tremendous
opportunity
so
mark
Goldberg
gonna.
Ask
you
to
take
over
great.
C
C
First
of
all,
the
land
area
in
the
study
area
that
we
talked
about
in
and
of
it
south
city
center
it.
So
it's
a
large
critical
mass
good
size,
critical
mass
of
real
estate.
It
has
some
opportunities
that
are
ready
to
go
for
redevelopment
with
some
study
that
we'll
talk
about
later
how
those
things
can
knit
together.
So
the
fact
that
the
real
estate
is
so
large
and
has
such
grand
opportunity
is
in
itself
an
important
element,
some
of
the
basic
things
that
that
are
absolutely
necessary.
C
You're
at
the
crossroads
of
the
metropolitan
areas
to
most
important
critical,
arterioles,
south
santa
fe
drive
and
have
them
NAB,
you
probably
carry
I,
don't
know
how
many,
but
I'm
guessing
over
a
hundred
thousand
cars,
probably
an
hour
in
the
end
the
am
and
PM
commute
times
it's.
It
is
that
that
you're
at
that
cross
hairs
that
make
it
an
important
multimodal
transportation.
How
many
cities
would
like
to
have
light
rail?
It's
here?
It
doesn't
have
to
come
it's
here
and
it
is
the
oldest
light
rail
line
in
the
rtd
system.
C
There's
substantial
almost
there's
over
capacity
in
your
your
dry
and
wet
utilities.
No
future
investment
probably
is
needed
other
than
probably
changing
some
places.
Those
are
those
are
costs
that
have
already
been
made.
Those
payments
have
already
been
made
and
will
serve
the
redevelopment
then
and
other
areas
around
city
center.
C
So
the
housing!
You
know
why?
What
what
makes
what
makes
a
community
what's
going
to
make
a
community
in
the
future?
Would
you
rather
have
to
appeal
to
millennials
large,
suburban
homes
that
people
are
moving
out
as
busy
as
rapidly
as
they
can
or
the
smaller
homes
that
are
affordable
for
millennials
they're?
Looking
for
that
smaller
affordable
home?
C
The
other
really
important
thing
that
it's
important
to
Millennials,
an
important
to
all
of
us,
for
that
matter,
is
authentic
places,
there's
no
more
authentic
place
than
South
Broadway
it's
organic
and
it
can
be
built
upon
and
enhance
to
not
only
serve
what's
there
today
but
be
it
can
grow
and
it
can
grow
into
city
center
to
be
even
a
more
authentic
place.
You
don't
have
to
go
very
far.
I'll
have
to
do
is
go
up
on
broadway
into
denver
around
the
ellsworth
and
the
baker
neighborhood
to
see
what
Broadway
can
be.
C
There
are
high
tone,
restaurants,
my
daughter
lives
in
San
Francisco.
She
travels
her
where
she
meet
her
pals
on
South
Broadway
in
in
the
Baker
neighborhood,
so
those
that
shopping
district
can
be
here.
It's
going
to
take
some
investment
and
some
thought,
but
it's
authentic
and
is
something
that
doesn't
need
to
be
replicated.
C
An
employment
base
highly
important
where
people
want
to
work
and
live
you're
blessed
to
have
medical
and
that
medical
center
already
in
arvada
or
I'm.
Sorry
in
England,
the
the
Craig
hospital
in
the
Swedish
Medical
Center,
are
highly
important
to
you,
and
building
upon
that
base
will
be
I,
think
the
future
of
what
employment
base
can
be
and
what
we
feel
that
poem
base
can
be
and
in
the
englewood
city
center.
C
Those
need
to
be
partners
that
need
to
be
brought
into
the
end
of
the
conversation,
but
not
only
for
the
hospital
it
South,
but
the
the
sector
of
technology
that
supports
medical
is
the
future
were
where
employment
can
be.
It
isn't
a
few
go
out
and
reach
for
an
industry.
You've
got
an
industry
here
today,
one
of
the
more
critical
things
no
need
for
rfps
and
RF
q
JH.
You
already
have
the
development
partners
in
place.
Kymco
owns
the
the
area
shown
as
24
the
purple
area
in
city
center.
C
Today,
kymco
is
thought
to
be
one
of
the
most
advanced
clear-thinking
mixed-use
developers
in
the
country.
If
not
the
u.s.
one
of
the
highly
regarded
real
estate
investment
trusts.
Atkin
Johnson
has
been
in
Colorado
for
years,
a
very
thoughtful
philanthropic
leadership,
really
good
developers
and
sought
after
by
other
communities
they're.
Here
they
own
lots,
50
and
51,
and
that
is
a
development
area
that
is
ready
to
go.
B
C
I'm
sorry,
Weingarten,
really
real
estate
investment
trust
owns
a
good
part
of
city
center
in
17
and
10
when
the
largest
retail
development
organizations
in
the
country,
the
Bristol
group,
another
clear
thinking
and
very
advanced
development
group
out
of
San
Francisco
owns
a
critical
spot
in
lot.
28
kroger.
How
many
people
want
a
grocery
store
to
come
to
the
area
to
activate
you've,
got
it
you've
got
the
the
country's
leading
us
grow.
Sure
right
here.
These
are
your
partners.
C
These
are
the
people
that
show
medium
beat
immediately
brought
into
the
conversation
of
about
development,
and
you
can
be
better
placed
with
these
basic
things
that
are
already
here.
Let
me
hand
it
over
to
mark
it's
going
to
kind
of
do
some
Alustriel
work
for
you
to
show
how
this
thing
could
work
great.
D
Thank
You
Mari,
so
here
we
go.
This
is
kind
of
where
all
the
sort
of
the
rubber
hits
the
road
I.
In
my
view,
anyway,
in
my
selfish
point
of
view,
the
we
started
looking
at
this
thing
and
we
you
know,
we
started
looking
at
the
the
town
center
area
over
here
and
then,
as
we
talked
to
all
these
people,
he's
35
people
and
all
these
interviews
and
by
the
way
I
just
want
to
mention,
with
even
with
the
four
or
five
interviews
that
I
did
I
gathered
so
much
information.
D
It
couldn't
all
go
on
here.
It's
just
too
much.
We
couldn't
even
deal
with
all
the
information
that
we
were
given,
so
I
apologize
in
advance.
If
the
good
information
you
gave
us
just
didn't
make
it
on
the
drawing
here,
but-
and
thank
you
for
all
that
the
so
we
started,
you
know
the
obvious
place
to
start
looking
would
be
the
town
center.
But
then,
as
we
got
dug
into
this
thing
and
all
the
information
we
started
to
hear
from
people
about
south
broadway
and
we
started
we
began
to
realize.
D
South
broadway,
like
like
mark
just
pointed
out,
has
really
great
bones.
It
has
all
kinds
of
things
going
for
it
right
now
and-
and
it
needs
a
little
bit
of
help
from
the
city
to
push
it
to
the
next
level,
and
why
not?
Do
that?
That's
where
you're
you're
sort
of
low-hanging
fruit
opportunity
lies
right
now
right
in
the
present,
and
so
that
that
makes
sense
to
us
as
the
place
to
start
now.
Let's
think
it's
not
there.
D
We
go
so
that
that
we
think
that
is
your
starting
point
now,
the
other,
the
other
place
sort
of
following
closely
on
its
heels,
would
be
the
over
at
the
city
center.
But
we've
coupled
that
with
the
area
to
the
south
of
that
the
Sports
Authority
property,
and
we
think
that,
if
you
put
all
that
together,
that
becomes
an
activity
center
that
could
really
anchor
that
end
of
of
hamden
and
also
what
we're
calling
the
main
street,
which
is
Englewood
Parkway.
D
And
so
we
have
we've
shown
here
as
a
starting
at
the
top
the
apartment
building,
that's
across
the
street,
we're
sort
of
suggesting
that
maybe
they,
the
ownership,
could
look
at
repurposing
that
a
little
bit,
because
it's
it's
a
little
rough
right
now
and
maybe
we're
suggesting
the
arts
community
here
needs.
You
know
you
have
a
great
start
with
the
museum
and
why
not
play
off
of
that
leverage
that
grow
that
into
something
much
bigger
and
bring
artists
into
the
area
go
out
and
get
them
and
bring
them
create.
D
D
That
might
make
some
sense
to
sort
of
build
some
and
the
synergy
of
all
those
things
together
could
make
that
a
terrific
development,
the
the
space
where
the
City
Hall
is
now
and
we
looked
at
we
and
we
kicked
around
whether
to
keep
it
and
try
to
repurpose
it
repurpose
it
or
whether
to
raise
it
and
do
something
different
there.
And
we,
you
know
you
can
you
can
reuse
this
building,
but
no
matter
what
you
do.
D
It's
never
going
to
serve
its
new
use
as
well
as
it
did
when
it
was
a
department
store,
and
so
the
compromise
compromises
would
have
to
be
made
all
along
the
way.
And
it's
it's
just
never
going
to
be
ideal
and
what
we
are
suggesting
here
and
it's
just
a
suggestion.
But
based
on
the
interviews,
it
seems
like
a
make
some
sense
that
it
would
be
a
full-service
hotel,
/
conference
center
and
in
talking
to
the
two
hospitals.
They
are
one
of
them
particular
and
now
I'm
blanking,
on
which
one
it
was
Craig.
D
They
currently
do
annual
conferences
up
in
Vail
and
they
bring
in
thousands
of
people
every
year
and
they
can
have
30
speakers
from
all
over
the
world
and
all
over
the
country,
and
they
would
go.
They
would
go
nuts
if
they
had
that
place
right
there
right
now
and
and
also
as
a
hotel.
You
know
they
always
need
places
to
put
people
and
so
you've
almost
sort
of
got
a
guaranteed
pool
of
sort
of
visit
guests
to
fill
guest
rooms
right
off
the
bat.
D
So
it
would
seem
to
us
that
the
feasibility
of
that
is
a
hotel
is
really
there
and
make
some
sense
we're
suggesting
so
that
and
then
south
on
the
Sports
Authority
property.
We
are
really
focused
focusing
that
on
employment
and
we've
there's
a
lot
of
other
things
that
it
could
be.
It
could
be
the
city
hall
sort
of
sight.
It
could
be
a
new
future
rec
center.
E
Good
afternoon,
so
transportation
often
is
the
thing
that
drives
everything
else,
and
it
shouldn't
be
that
way.
It
should
be
driven
by
our
goals
and
objectives
for
the
kind
of
community
we
want.
So
we
think
transportation
should
serve
your
broader
objectives
and
there
are
many
things
we
could
talk
about.
What
we're
just
going
to
focus
on
for
big
ideas,
for
you,
one
is
the
idea
of
a
spine
facility,
transit,
the
pedestrian
environment
and
parking.
So
next
the
the
idea
of
a
spine
street
may
seem
obvious,
but
what's
not
obvious
is
as
Mark
just
explained.
E
This
is
not
all
going
to
happen
at
once.
It's
going
to
happen
over
years,
so
it's
going
to
be
important
for
you
to
know
that
englewood
parkway.
This
thing
is
out
there
today
and
works
reasonably.
Okay
today
is
going
to
have
to
evolve
over
time
and
you
are
going
to
need
to
know
as
a
city.
What
do
you
want
it
to
look
like
that?
E
Spine
is
going
to
be
incredibly
important
because
it's
what
ties
together
all
of
these
the
two
ends
of
the
barbell
as
mark
was
explaining,
and
it's
it's
the
axle
around
which
all
of
these
development
wheels
are
going
to
revolve.
Next,
please,
and
the
what
you
have
out
there
today
can
do.
Okay,
for
today,
it's
a
little
funky
is
you
know,
20
feet
wide
and
I
want
to
bring
my
bike
down
here
and
ride
that
Sidewalk
I
think
that
would
be
fun.
E
I
noticed
some
kids
doing
that,
and
so,
but
there's
no
power
on
street
parking,
there's
no
wide
sidewalk
the
you
know,
there's
there's
a
lot
that
you'll
have
to
address
over
the
years.
It's
okay!
Today,
it's
actually
nice
that
you
didn't
over,
build
it.
It's
narrow!
It's
not
too
wide.
It's
basically
just
a
dry
biol
through
parking
lots.
Today,
that's
an
okay
place
to
start
and
I'll
come
back
on
the
point
of
design
in
a
minute
when
I
show
the
pedestrian
slide.
E
But
the
point
to
keep
in
mind
is
that
it
needs
to
work
for
all
modes.
It
should
work
for
cars
and
trucks,
yes,
but
it
should
work
for
transit
buses
should
work
for
for
pedestrians
and
for
bicycles
as
well.
Next,
please,
and
one
of
your
biggest
assets
here
is
transit
and
we
know.
Obviously
everybody
thinks
of
this
place
is
a
light.
Rail
served
destination,
especially
city
centre
itself,
there's
a
lot
more
than
that
going
on
here.
Next,
please.
This
is
also
the
the
an
area
that
is
very
well
served
by
bus
routes.
E
Anybody
who
spends
any
time
in
this
area
notices
all
the
buses
coming
through
on
the
various
streets.
Obviously,
a
lot
of
them
circulate
through
the
transit
center
itself,
and
you
have
the
art
shuttle
here,
which
I
want
to
comment
more
on
next,
please
a
lot
of
times.
You
look
at
something
like
this
and
you
think
well
as
a
cute
little
neighborhood
circulated.
This
is
one
of
the.
This
is
the
third
best
transit
route
in
the
RTD
system.
It's
a
highly
used
well
utilized
low
cost
low
cost
per
passenger.
E
You
probably
can't
see
all
the
data
in
that
graphic
and
it's
a
little
bit
out
of
date
anyway,
because
RTD
only
does
this
occasionally,
but
the
top
four
entries
on
that
table.
Three
of
them
are
in
Boulder.
You
know
the
People's
Republic
drives
the
edge
of
reality
in
turn
left
and
the
other
one.
The
other
one
is
the
art
shuttle
here
in
in
Englewood
serving
Englewood
city
center.
E
Next,
please,
and
the
that
you
have
pretty
much
an
ideal
transit
market
here,
and
so
a
next
step
for
you
is
going
to
be
to
begin
to
think
about
these
user
groups
and
how
you
were
how
you
help
them
with
transit.
For
example,
the
shuttle
runs.
Anybody
know
632
630
right.
Well,
guess
what
the
hospital's
have
run.
12
hour
shifts
five
two
five
and
seven
to
seven,
so
none
of
them
can
use
this
schedule.
It's
already
running.
It's
already
busy
already
has
a
lot
of
passengers
a
lot
of
opportunity
for
improvements.
E
Next,
please,
the
route
is,
is
really
pretty
ideal.
It's
nice
and
simple.
This
is
what
successful
transit
routes
look
like
this
operating
through
that
spine
I
was
just
talking
about,
could
be
one
of
the
things
that
helps
tie
to
tie
things
together
and
connect
those
developments.
Next,
please
obviously,
for
city
center
to
succeed,
most
importantly,
more
important
to
anything
else
that
has
to
be
walkable.
It
has
to
be
a
strong
pedestrian
environment.
E
Show
me
a
strong
commercial
district
without
a
pedestrian
environment
will
be
the
first
one
I
ever
saw,
so
this
is
critically
important
realize
we're
trying
to
serve
a
variety
of
users
with
a
variety
of
capabilities.
Next,
please,
the
so
some
of
these
things
that
we've
done
will
have
to
be
addressed
over
the
years.
Next,
please.
We
know
what
great
streets
look
like
I'm
cheating
here.
This
is
Newberry
and
background.
You
know
anybody's
been
on
newberry,
but
it's
like
one
of
the
best
shopping
streets
in
north
america,
but
now
I,
you
know.
E
Let
me
suggest
it's
not
out
of
the
realm
of
possibility.
The
city
center
could
have
a
street
like
this
and
next
please,
but
that
means
that
all
of
those
components
have
to
be
put
in
place.
The
street,
the
on
street
parking
the
the
pedestrian
travel
way,
the
managing
the
building
setbacks,
providing
a
coherent
Street
wall.
All
of
that
stuff's
not
there
today
and
all
of
that
stuff
will
have
to
be
done.
The
special
challenge
for
you
is
it's
going
to
happen.
E
One
parcel
at
a
time
over
a
lot
of
years
and
so
you're
going
to
have
to
know
what
it
is
you
want,
so
that,
as
it
happens,
you're
building
towards
that
long-term
vision
as
Mark
Goldberg
was
explaining
earlier
next.
Please
now
interesting,
everybody
has
noticed
this
I'm,
not
telling
you
something
you
didn't
already
know
parking
is
one
of
our
most
expensive
urban
assets
in
your
area.
It's
very
expensive
because
it's
consuming
seventy
percent
of
the
land.
E
So
it's
not
just
expensive
in
terms
of
building
it
and
maintaining
it
it's
expensive
in
terms
of
the
opportunity
costs
associated
with
what
could
be
out
there
if
there
was
an
all
parking
so
over
the
years,
you're
going
to
want
healthy
economic
development,
you're
going
to
want
mixed
land
uses
and
you're
going
to
want
all
that
surface
parking
to
change
into
other
things
into
buildings
next
place,
and
so
how
do
you
do
that?
Well,
you
can't
nobody
can
do
it
by
themselves
in
suburban
areas.
E
You
say
all
right:
everybody's
got
to
provide
their
own
parking
on
their
own
site.
Ie
everybody
has
their
own
parking
field
as
they
say,
that's
great
in
suburban
areas,
it
doesn't
work
at
all
in
urban
areas.
Next,
so
as
angle,
one
city
center
becomes
urban
you're
going
to
have
to
start
thinking
about
parking
as
being
a
utility.
You
don't
make
everybody
drill
a
water
well
on
their
site
right,
you
don't
make
everybody
dispose
of
their
sanitary
sewer.
E
Waste
parking
is
like
that
when
you
get
into
commercial
mixed-use
district,
it's
a
shared
activity
next
place,
and
so
eventually
you
will
have
to
address
the
question
of
how
do
we
create
that
kind
of
park
once
district,
where
we
collaborate
and
we
cooperate
among
a
variety
of
public
and
private
land
uses
and
share
this
parking
and
make
use
of
this
shared
resource?
Next,
please,
and
the
way
that's
typically
done,
is
through
a
parking
district
I'm,
showing
you,
the
garage
and
Boulder.
E
Some
of
you
know
about
central
area
general
improvement
district
in
boulder
that
manages
all
the
parking
I
can
build
a
building
in
downtown
Boulder
I,
don't
have
to
provide
any
parking,
but
I
do
pay
a
property
tax
that
funds
all
of
the
activities
that
are
listed
up
there
and
I
share
parking
with
all
the
other
landowners.
It
works
a
system
that
works
beautifully,
even
though
you'll
learn,
everybody
always
complains
about
parking,
no
matter
what
you've
done
and
no
matter
how
well
it's
actually
working
next,
please,
and
so
it
just
to
wrap
up
you
know.
E
F
It's
really
important
for
the
city
as
a
whole
to
have
a
vision
to
recognize
the
citizens
vision
for
the
city
to
also
create
the
legal
basis
for
future
regulatory
or
planning
actions
that
that
you
implement,
and
so
the
comprehensive
plan
really
needs
to
be
in
place
to
establish
sort
of
the
first
element
of
the
of
the
visioning
and
regulatory
structure
for
the
city.
But
after
the
comprehensive
plan,
you've
seen
one
effort
to
sort
of
create
a
quick
area
plan
well
in
a
real
area
plan
involves
it's.
It's
a
longer
process.
F
It
involves
act,
involvement
of
the
community
involvement
of
the
stakeholders,
the
property
owners
to
really
hone
in
on
some
of
the
things
that
that
these
gentlemen
have
been
talking
about
in
terms
of
transportation,
land
use,
infrastructure
needs,
utilities,
etc,
but
to
really
establish
a
plan
for
this
particular
area
and
that's
important
not
only
to
establish
the
community's
vision,
but
also
because
it
sets
expectations
for
the
for
the
wider
community
and
for
potential
investors
in
inglewood.
It
says
we're
inglewood.
F
This
is
what
we
want
to
have
happen
here
and
we
are
going
to
use
our
resources
whatever
they
may
be,
to
help
this
vision
be
achieved.
So
I
can't
emphasize
enough
the
importance
of
area
planning
and,
if
you
think,
about
projects
around
Denver
that
have
been
successful,
they've
all
involved
a
sub
planning
up
front
that
sets
forth
the
vision
and
a
couple
of
examples
of
that.
Oh
and
let
me
just
before
we
go
to
the
next
slide.
Let
me
just
tell
you
that
we
highlighted
in
your
comprehensive
plan
draft.
F
So
this
is
an
inconsistent
with
what
the
comp
plan
is
already
recommending.
It
says,
create
a
master
plan
for
englewood
city
center
in
downtown
that
looks
to
reconfigure
vehicle
access
to
transit
in
parking
to
increase
users,
exposure
to
retail
and
enhance
the
streetscape.
So
it's
contemplating
that
there's
a
more
specific
plan
for
this
area,
and
so
next
slide.
Please
let
me
just
give
you
one
example:
here's
a
here's.
The
community
plan
that
was
done
for
what's
now
called
was
previous
called
previously
called
buckley
annex.
F
It's
now
called
boulevard
one,
but
this
is
the
area
just
to
the
to
the
west
of
existing
lowry,
between
Monaco
and
quebec,
Alameda
and
First
Avenue.
That's
the
plan
that
went
through
a
lot
of
community
input,
albeit
controversial,
but
that
plan
is
now
being
implemented.
Investors
are
coming
in,
developers
are
coming
in
and
they're
doing
stuff,
and
it's
partly
because
that
plan
was
there
and
really
set
the
vision
for
for
that
area.
Another
example
next
slide,
please
here's
here's
a
here's
an
example
in
arvada:
this
is
the
arvada
Tod
area
and
again
this.
F
F
Let
me
sorry
I
have
one
more
slide.
Let
me
talk
a
little
bit
about
city,
leadership
and
partners,
along
with
this
visioning
and
planning
the
you
have
some
great
city
staff
who
are
really
excited
to
to
get
this
get
this
going,
and
one
of
the
things
that
we
would
really
like
to
recommend
is
that
they
start
by
doing
a
lot
of
outreach.
F
We
we
understand
that
many
of
these
large
property
owners
that
we've
been
talking
about
that
that
that
the
city
may
not
have
actually
been
speaking
to
them
recently
and
that's
a
really
important
thing
to
do
to
just
call
these
folks
up
on
the
phone
go
down
and
meet
with
them
if
necessary,
but
really
sit
down
with
them
and
say
we're
interested
in
hearing
your
thoughts.
Here
are
our
thoughts.
F
Let's
talk
about
how
we
can
work
together
and
engaging
those
partners
will
be
really
important
in
this
process,
and
those
partners
are
both
large
property
owners
and
small
property
owners,
and
they
all
have
a
stake
in
the
future
of
this
area.
It's
important
to
as
I
said,
engage
them
proactively
and
then
to
be
ready
to
act,
to
have
the
the
tools
in
place.
The
plans
in
place
so
that
when,
when
they're
ready
to
act,
you're
ready
to
act
so
now
with
that,
I
will
pass
this
over
to
her
great
and.
G
So,
just
speaking
about
tools
in
particular,
and
the
one
of
the
keys
here
is
to
understand
that
you
know
we
didn't
want
to
just
put
up
the
pretty
picture.
We
really
have
been
thinking
all
the
way
through
and
wanted
to
share
with
you
some
of
the
ideas
about
how
this
is
actually
going
to
happen.
Certainly
there
are
a
lot
of
assets
as
Mark
wanted
to
start.
G
What
happens
out
here
that
that
that
the
importance
of
that,
while
it's
in
some
ways,
obvious
can't
be
overstated
just
because
you
know
sometimes
the
city
doesn't
have
as
many
assets
to
bring
the
table
here.
The
land
is
a
key
one.
Another
one,
that's
great
is
the
employees
that
are
here.
You
guys
are
an
important
part
of
making
the
uses
in
this
area
work
and
it
it's
critical.
G
Certainly
as
all
the
pieces
are
moving
there
may
be,
there
may
be
need
to
be
flexibility
at
times,
but
we
really
see
this
is
where
the
city
should
stay,
and
then
you
know
thinking
about
public
financing
tools.
There
are
one
of
the
great
things
is
you
haven't
tapped,
those
all
out,
there's
a
lot
of
things
and
that
are
out
there
that
are
potentials.
G
The
community
has
very
high
expectations
for
what
that
changes,
and
so
there
may
at
times
be
a
gap
between
what
the
vision
is
and
and
what
will
come
about,
and
so
the
city
has.
These
tools
can
create
these
tools
on
a
case-by-case
basis,
perhaps
district-wide
over
time,
if
needed,
but
really
looking
first
at
what
can
the
partnership
bring
to
the
table
and
then
what
does
the
city
need
in
a
specific
instance,
rather
than
more?
A
more
blanket
approach
is
what
we're
recommending
at
this
time
on
Finance
tools.
Next
slide.
H
You
thank
you
erica,
so
my
primary
focus
tends
to
be
in
the
retail
sector
and
when
we
talk
about
planning
and
land
use
and
topics
like
that,
doesn't
really
touch
the
people
most
of
the
people
who
live
in
our
communities.
They
interact
together
for
the
first
time,
typically
in
retail
space.
So
when
we
think
about
retail
I
get
very
passionate
about
this,
and
I
define
retail
and
vibrant
streets
with
this
definition.
Vibrant
street
is
a
neighborhood
score.
H
It's
an
environment,
that's
treasured
by
its
residents,
customers
and
business
owners
whose
daily
action
ensures
its
enduring
vitality
and
I.
Think
there's
a
number
of
these
traits
that
can
be
applied
and
that
reflected
in
Broadway.
We
have
that
here.
It's
already
here
in
place,
I
think
there's
a
real
significant
opportunity
to
enhance
Broadway
next
slide.
Please
kind
of
what
are
some
of
the
typical
things
that
make
up
a
vibrant
street.
H
The
first
one
is
that
it's
a
targeted
and
defined
area
in
all
of
the
research
and
studies
that
I've
completed
regarding
vibrant
streets
I
found
that
their
most
successful
when
they're
less
than
four
or
five
blocks
here
Broadway
targeted,
is
about
two
two
and
a
half
blocks
and
I.
Think
that's
perfect
for
this
community,
perfect
I
would
not
want
to
see
it
extend
to
six
or
eight.
What
happens
is,
as
you
extend
it.
They
tend
to
get
repetitive
and
also
start
to
die
off.
There's
only
so
much
that
a
community
can
support.
H
So
it's
currently
in
a
perfect
configuration.
The
second
is
retail,
appropriate
space
and
storefronts
check
that
box.
We
already
have
that
here
in
Englewood.
So
great
next
is
a
mix
of
retail
uses.
Are
there
food
and
beverage
components
is
there?
You
know
the
fashion
and
other
soft
goods
components
is
their
home
furnishings?
Yes,
yes
and
yes,
so
Broadway's
on
its
way,
does
it
have
a
unified
brand?
That's
somewhere,
I!
Think
that
could
be
an
opportunity
for
angle.
Would
if
I
say
to
you
cherry
creek,
I
think
everybody
has
a
vision
of
what
that
is.
H
If
I
say
englewood
downtown,
you
all
have
a
vision,
but
if
somebody
from
the
north
side
of
denver,
if
I
said
that
do
they
have
a
vision,
so
I
think
that's
one
area
that
could
be
a
potential
opportunity
is
create.
That
branding
is
angle,
would
keep
it
weird
like
austin
uses
or
something
fun
in
that
in
that
nature,
so
think
of
a
way
to
unify
the
brand
around
downtown
next
slide.
H
Please,
as
it
relates
the
broadway
specifically
there's
great
existing
architecture,
there's
a
passionate
community
supporting
it
and
there's
an
opportunity
for
emerging
retail
with
room
to
grow,
and
I
think
that's
an
extremely
positive
thing
next
slide,
please,
as
it
relates
to
the
west
end.
This
is
an
area
where
city
center
is
down
south
to
the
former
sports
authority
complex.
I
really
think
it's
important
to
highlight
that
retail
follows
growth.
It
does
not
create
it
on
its
own,
so
retail
is
much
more
of
a
parasite
than
it
is
a
creator
of
growth.
H
So
I
would,
on
the
west
end,
let's
capitalize
on
the
former
sports
authority
site,
create
a
pedestrian
connection
that
feels
safe
and
welcoming.
That
was
a
big
topic
that
came
up
in
my
interviews
was
that
crossing
hamden
from
the
south
to
the
north
side
is
a
little
bit
of
a
scary
proposition
and
finding
a
way
to
make
that
safe
and
welcoming
I
think
is
a
critical
step.
The
next
thing
is:
there's
a
significant
amount
of
vacancy
existing
a
long,
anglewood
Parkway
and
around
the
circle.
H
I
think
there's
a
way
to
get
creative
with
that
space,
literally,
even
including
adding
artisans
how
about
finding
artists
and
bring
them
in
with
gallery
spaces
where
I
know
the
topic
of
big
wonderful
came
up.
These
are
guys
were
always
looking
for
a
home
for
interesting
concepts.
There's
alternative
kind
of
spaces,
popping
up
up
at
38th
and
York
and
winter
session.
Just
went
there
they're,
manufacturing
bags
and
cycling
bags.
They
could
be
a
potential
candidate
there.
H
Now
you
might
have
to
work
with
Weingarten
because
they
might
have
a
pro
forma
rent,
that's
above
what
these
folks
could
pay,
but
maybe
the
city
could
help
in
a
way
to
subsidize
because
nothing
Foster's
vacancy,
like
other
vacancy.
It
starts
to
feed
on
itself
once
it
starts
to
happen
and
activating
space.
Let's
take
what,
if
MOA
moved
out
of
this
location
and
into
the
store
fronts,
that's
a
potential
way
to
activate
there's
resources.
The
city
might
have
to
fill
those
spaces
even
with
quasi
retail.
H
You
know,
a
few
city
offices
could
take
up
and
just
activating
them
with
storefronts
make
him
look.
Retail
propria
with
awnings.
Just
those
are
kind
of
initial
things
that
could
happen
and
I
think
would
create
some
vibrancy
in
the
short
term,
while
the
rest
of
it's
all
coming
online
and
I
think
the
plaza
outside
could
also
be
activated.
That
was
another
topic.
H
B
One
of
the
best
quotes
we
heard
in
the
interview
was
city
center
is
the
only
bet
we
have.
We
saw
that
too
to
have
that
great
piece
of
ground
in
a
region
where
it's
so
hard
to
find
land
is
a
tremendous
opportunity.
It's
also
your
downtown.
Has
there
ever
been
a
great
city
that
doesn't
have
a
great
town,
so
you've
got
broadway
as
the
start,
you've
got
a
great
piece
of
ground
and
you've
got
a
lot
of
infrastructure
and
go
going
for
it.
B
So
it's
really
important
that
you
prioritize
cities
that
are
Englewood
and
take
it
to
the
next
level.
You
heard
how
enthusiastic
we
are.
You
know
the
bones.
I
mean
there's
so
much
investment
here,
part
of
it
was
made
when
the
when
it
became
city
center
16
years
ago.
More
of
it
will
happen
as
we
go
forward,
but
there's
a
lot
to
build
on
and
you
ought
not
waste
it.
The
barbell
vision
is
really
where
we
came
out.
We
fell
in
love
with
Broadway.
We
love
the
idea
of
adding
the
lights.
B
They're
closing
off
the
street
may
be
having
more
Street
events.
You
know
activating
that
area
working
with
the
merchants
capitalizing
on
the
authentic
history
of
this
community
has
really
been
the
lifeblood
for
a
long
time.
But
then,
let's
look
at
the
West
End
too,
and
this
area
tremendous
infrastructure
here
great
opportunity.
We
see
the
the
sports
authority
site
I
mean
look
what
it's
got
it
from
from
a
developer
standpoint:
it's
got
great
traffic
on
Santa
Fe
and
on
hamden
it's
got
a
light
rail
station.
B
You
got
access
visibility,
you
know,
and
it's
got
all
the
infrastructure
and
the
residential
population
around
it.
It's
just
waiting
to
happen,
so
we
think
we
see
that
as
a
pretty
short
term
opportunity,
but
we
don't
want
sports
authority
to
be
isolated.
We
want
to
link
it
with
a
pedestrian
bridge
right
up
to
this
area.
So
it's
really
looked
at
as
one
area
and
the
activity
in
one
in
where
the
City
Hall
is
now,
where
that
area,
activates
sports
authority
and
vice
versa,
and
bring
in
jobs
because
they
are
good,
long-term
support.
B
This
is
going
to
be
an
evolution,
there's
short-term
things
that
we
think
you
should
be
doing.
We've
talked
about
some
of
them.
There's
longer-term
things
that
you
also
have
to
have
in
mind,
because
when
there's
opportunities
that
present
themselves
and
I
promise
you
they
will,
you
have
to
have
an
answer
you
have
to.
B
When
people
talk
about
area
plans
yeah,
it's
another
plan,
I
see
it
as
an
action
plan
that
tells
you
what
you're
going
to
do
and,
more
importantly,
it's
your
sales
document.
For
when
you
go
talk
to
investors
to
the
developers.
You
have
some
large
property
owners,
any
one
of
those
could
do
something
that
would
be
an
immediate
catalyst
for
all
the
other
things
around
it.
You
know
developers
are
lemmings,
they
kind
of
follow
each
other,
so
so
that
action
plan
that
sales
document
is
really
important
and
telling
your
story.
B
I
talked
to
the
mayor
yesterday
about
some
terrific
ideas
for
telling
the
story.
Inglewood
is
the
best-kept
secret
in
the
metro
area.
Maybe
you
don't
want
the
secret
to
get
out.
I
know
there
are
some
thoughts
about
that,
but
it
really
has
great
opportunity.
So
a
lot
of
the
ideas
about
celebrating
your
successes.
You
know
as
state
of
the
city
parties
more
gatherings
more
programming.
Investing
in
telling
the
story,
I
think
makes
a
lot
of
sense,
but
mostly
and
finally,
what's
most
important
is
aligned
political
will.
B
Everybody
has
to
be
on
the
same
page,
saying
yes,
that's
where
we're
going,
and
you
may
not
agree
on
everything
else,
but
you've
got
to
agree
on
this
area
and
I'll.
Tell
you
firsthand
developers,
call
me
all
the
time
and
say
Marilee.
What
are
the
good
jurisdictions
to
work
in
because
there's
good
guys
and
bad
guys,
there's
places
where
you
can
get
things
done,
where
people
understand
what
you're
trying
to
do?
B
There's
someone
to
talk
to
and
they
vision
and
they're
willing
to
be
partners
with
you
and
stand
shoulder
to
shoulder
with
you
and
there's
other
communities
where
you're
on
your
own
and
their
chances
for
getting
blocked
or
huge
and
I
tell
them.
I
tell
them
who
the
good
guys
are
that
so
there
is
a
huge
informal,
Information
Network
and
when
the
when
the
political
leadership
isn't
aligned.
That's
where
you
fall
into
trouble.
B
All
of
a
sudden,
the
good
developers,
the
investors
that
you
already
have
on
site,
say:
yeah
I
know
it's
not
doing
the
best
it
could,
but
we're
going
to
let
it
go
I'm
going
to
move
on
to
where
I
can
get
something
done
so
not
only
because
of
the
community
and
because
the
people
that
live
and
work
and
care.
So
much
about
this
community
deserve
it.
But
because
there
is
a
tremendous
opportunity
for
your
future
sustainability
to
bring
in
jobs
in
quality
of
life.
I
There's
a
number
of
people
in
the
community
that
still
see
the
old
Cinderella
city
and
that
you
know
all
the
income
that
Cinderella
city
brought
in
and
they
lived
here.
They
raise
their
kids,
they're
kind
of
in
a
retirement
mode.
You
know,
and
a
lot
of
and
I
hope
I,
don't
how
many
City
Council
people
are
here,
but
this
political
will
is
something
that
it
seems
like.
Is
there
a
developer
in
the
area
to
get
to
get
people
behind
us?
I
B
C
As
it
relates
specifically
to
Cinderella
city,
here's
the
the
thinking
about
retail
real
estate
and
particularly
malls-
and
you
know,
if
there's
any
question
about
that-
pick
up
the
wall
street
journal
or
any
newspaper
or
any
publication
at
any
day
and
trying
to
find
out
what's
happening
to
brick-and-mortar
real
estate.
It
is
simply
given
away
I
mean
we
are
advanced
in
technology
and
internet
sales
is
something
that
every
retailer,
if
they're,
not
on
board
with
it,
they
sort
shortly,
will
be
on
board
with
it.
So
there.
C
The
thinking
is
that
there's
going
to
be
two
malls
in
every
major
metropolitan
area.
Only
two
and
the
rest
of
them
will
go
by
the
wayside.
So
to
think
what
happened
to
Cinderella
city
also
happened
in
Bear,
Valley,
westminister,
mall
university
hills.
It's
just
an
attrition
of
how
we
are
shoppers.
It's
it's
a
reality,
so
you
can
keep
your
head
in
the
sand
if
you're,
if
you're,
and
think
that
Cinderella
city
is
going
to
come
back,
but
that's
where
your
head
will
be
so
the
it
is
retail
is
changing.
C
B
Would
I
would
just
add
to
that
that
you
know
elected
officials
are
elected
and
what
they
happening?
They
all
have
a
constituency
and
I
think
they
need
to
hear
from
their
constituency
what
they
want
to
see
and
at
some
point,
if
they're
not
hearing
from
the
residents
and
from
the
businesses
what
they
want
to
see
and
what
they
believe
in
they're
not
going
to
change
their
mind.
You
know
they're,
all
the
education
in
the
world,
all
the
talking,
but
the
most,
the
most
convincing
people
are
the
people
they
represent.
E
F
Think
that
sometimes
you
know
both
staff
and
elected
officials,
they
get
their
mind,
set
on
the
way.
They
think
something
will
look
or
what
they
are
concerned
about
and
if
you
actually
take
them
and
show
them
successful
examples,
and
and
have
them
really
be
able
to
walk
around,
look
at
them
and
see
how
they
feel
that
it
really
changes.
It
changes
the
sense
of
things
and
it
also
gets
a
lot
of
people
on
the
same
page.
We
Denton
Denver.
F
Does
this
urban
exploration
trip
every
year
we
go
to
different
cities
and
we
we
look
at
the
best
practices
of
other
cities
to
see
what
they're
doing
we
take
elected
officials.
We
take
planning
staff,
we
take
members
of
the
community
and
everybody
comes
back
with
this
sort
of
shared
vision
knows
something
cool
that
maybe
could
happen
in
down.
Denver
and
I.
Think
those
kinds
of
things
also
really
help
and.
G
Sure
I'll
start
and
then
maybe
others
can
join
in.
You
know,
I,
don't
know
that
there's
a
single
number
threshold,
but
what
we
do
see
is
quite
a
bit
of
potential
for
mixed-use
development.
That
would
intensify
the
uses.
That
would
add
more
diversity
of
mixes,
and
there
certainly
is
at
this
time
good
demand
for
residential
I.
Think
you
know,
we've
heard
a
lot
from
the
community
about
what
their
favorite
kinds
of
residential
are
and
many
of
those
can
be
a
fit.
G
There's,
certainly
a
challenge
with
the
fact
that
right
now,
construction
defects
legislation
makes
ownership,
multifamily
units
difficult
and
that's
probably
not
something
that
can
be
resolved
locally.
What
we're
seeing
in
a
lot
of
places
is
folks
that
are
building
to
a
standard
that
can
be
converted
in
the
long
run,
and
so
if,
if
the
market
is
there
for
the
ownership
units,
it
will
happen
and
so
we're
encouraging
communities
to
be
open-minded
about.
G
G
You
know,
I
think
the
world
has
changed
quite
a
bit
to
where
those
folks
that
you
know
weren't
in
housing
when
they
watch
the
housing
bubble,
there's
a
lot
of
folks
that
just
don't
have
the
same
interest
in
ownership
for
a
variety
of
reasons,
be
it
their
debt,
be
it
their
image
of
self
as
having
a
more
multi
city
life.
You
know,
whatever
it
is,
and
so
trying
not
to
get
too
caught
up
on
some
particular
image
of
a
renter
and
be
more
open-minded
to
quality
housing
that
that
is
available.
G
We
see
so
much
potential
on
this
site.
That's
one
of
the
reasons
that
we
looked
at
putting
city
the
city
center
city
offices,
in
sort
of
in
those
center
areas,
is
that
that
we
see
residential
potential
both
closer
to
the
transit
and
closer
to
Broadway.
Some
of
those
interior
locations
could
have
a
mix
of
uses
as
well
going
forward,
but
so
I
don't
know
that.
There's
one
sort
of
residential,
critical
mass
that
we're.
Looking
for
more
that
we're.
G
Looking
that
there's
good
potential
and
the
developers
that
are
out
there
have
an
orientation
towards
creating
that
right,
balance
and
mix
of
uses
and
being
willing
to
embrace
those
mixes
and
and
and
then
and
see
that
come
to
the
street
and
create
that
urban
form
organically.
More
than
wait
for
some
particular
threshold
number,
anyone
want
to
join
any
more
of
that.
Well,.
C
There
are
also
the
highest
educated
group
that
this
country
has
ever
produced.
So
what
people
have
their
mind
about
what
an
apartment
dweller
is
a
somewhat
cloaking.
They
think
it
is
something
that
they,
you
know,
families
that
can't
afford
homeowner
should
and
is
absolutely
not
that,
so
it's
just
a
matter
of
how
they
choose
or
they
how
they
have
chose
to
invest
their
dollars
when
it
comes
to
housing.
So
again,
maybe
a
little
field
trip
might
be
warranted
to
find
out
who's
living
in
in
apartment
buildings.
C
The
other
thing
that
I
would
tell
you
about
you
know
what
kind
of
development
here
in
critical
masses
is
that
I
would
encourage
the
the
city
leadership
here
to
think
big
think
that
you
have
a
responsibility
to
build
on
existing
infrastructure
in
a
large
way,
very
urban,
very
vertical
vertical
and
in
mixed
use
and
and
I
mean
that
and
I
we've
discussed
it
in
our
group
over
the
last
two
days.
How
important
it
is
to
have
dense
vertical
development,
discussions
of
parking
and
so
forth,
go
along
with.
B
We
didn't-
and
we
didn't
have
time
here
to
talk
about
a
lot
of
the
other
uses.
I
mentioned
employment
maker
spaces,
small
small
footprint
office
space,
there's
a
lot
of
entrepreneur,
ism
that
goes
on,
and
so,
as
you
think,
about
the
filling
in
of
those
parking
lots
with
other
kinds
of
uses,
absolutely
you're
lots
of
residential
there's,
a
huge
demand
for
that
of
all
kinds
rental
and
for
sale.
B
Once
we
get
the
legal
thing
fixed
out
with
the
construction
defects,
but
also
office
space,
small
office
space,
artistic
space,
creative
placemaking
is
one
of
the
biggest
rages
around
the
country
right
now,
and
then
retail
as
well.
The
retail
will
not
have
the
same
square.
Footage
that
you
have
now
is
struggled
I
mean
this
community
can't
support
it.
As
Mark
said,
it's
all
cutting
back,
so
much
of
its
going
online
you've
got
Broadway.
You
want
to
support
Broadway.
There
will
be
other
retail
that
comes
in
food
and
beverage
huge.
You
know,
there's
a
lot
more.
B
You
could
do
with
food
and
beverage
as
part
of
that
as
well.
So
there's
a
lot
a
mix
of
uses
and
if
we
didn't
say
that
clearly,
I
just
really
want
to
emphasize
it
a
lot
of
uses
and
government
and
public
and
not-for-profit
entities
nonprofits
everything
you
can
jam
into
the
city
centre.
We
want
you
to
jam
in
other.
Any
other
comments
in
certain.
K
Thank
you
really
appreciated
that
presentation.
A
quick
question
mentioned
placemaking
and
walk
it
walk
ability.
Could
you
talk
a
little
bit,
especially
outside
of
the
city
center
here
it's
some
nice
space,
the
fountain,
the
green
space,
but
not
necessarily
the
most
positive
uses
at
all
time.
Could
you
talk
a
little
bit
if
you
discussed
it
all
about
how
to
activate
some
of
those
spaces,
especially
with
the
vacancies
and
with
the
potential
for
walkability
from
light
rail.
E
D
We're
work:
okay,
well
one
of
the
things
that
goes
back
to
what
I
think
it
was
James.
That
said
that
the
retail
is
more
of
a
parasite.
It
doesn't
take
the
lead
on
that
kind
of
stuff,
and
you
know
what
he's
saying
is
first
thing
you
want
to
do.
Is
you
want
to
be
employment
in
and
you
need
residential
and
then
the
retail
will
follow
so
in
terms
of
priority?
It's
really
the
employment
and
the
residential,
and
then
ultimately,
you
get.
D
The
retail
uses
will
follow
that
and
they'll
come
in
and
fall
into
place,
but
the
other
the
other
piece
of
that,
as
since
it's
sort
of
in
my
my
bailiwick
is
that
and
and
also
Jim
over
here,
because
Jim
had
the
little
slide
with
the
street
section,
the
sidewalk
section
and
showing
kind
of
typically
you
know
what
works.
You
divide
the
sidewalk
sidewalk
up
into
an
amenity
zone
and
a
walking
zone
and
and
all
those
kinds
of
parts-
and
you
add
that
up
and
you
end
up
with
a
minimum
dimension
for
a
good,
healthy
sidewalk.
D
B
D
D
E
E
Walk
score,
looks
at
some
transportation
features
the
nature
of
the
street
grid
and
so
forth,
but
mainly
it's
about
mixed
use,
mainly
what
walkscore
allocates
high
points
for
our
places
where
there
are
a
lot
of
activities
and
that's
pretty
smart
if
you
think
about
what
creates
pedestrians,
it's
pedestrians,
when
you
have
people
walking
because
they're
getting
between
things,
it
creates
this
place.
That
looks
like
a
busy,
interesting
place
and
pretty
soon
people
go
there,
because
that's
where
there's
a
lot
of
people
right
and
we
as
humans,
we
love
to
promenade.
E
We
love
to
be
around
where
social
we
want
to
be
in
that
kind
of
busy
place
where
all
kinds
of
stuff
is
going
on.
You
can't
create
pedestrians
by
providing
places
for
them
to
walk.
What
you
have
to
do
is
provide
places
from
to
walk
to
and
from,
and
that
a
way
to
do
that.
So
so
the
the
question
that
came
earlier
I
would-
and
you
know
a
good
way
to
think
about
these
ideas
in
the
context
of
anglewood
city
centre,
is
think
about
a
complete
neighborhood.
E
What
would
a
complete
neighborhood
look
like
we
used
to
live
in
complete
neighborhoods,
complete
neighborhood
is
a
place
where
the
kids
go
to
school.
You
can
go
shopping,
you
know,
maybe
you
don't
do
your
big
2020
150
toilet
paper
roll
by
a
costco,
but
you
get
your
you
know
all
of
us
today,
I'm
going
to
guess,
hit
grocery
stores
four
or
five
times
a
week,
three
or
four
times
a
week,
especially
if
you
like
to
buy
fresh
fruits
and
vegetables
because
they
don't
keep,
and
so
that
kind
of
stuff
hey.
E
You
know
where
you
work
with
the
third
place,
where
you
hang
out.
Where
you
play.
Is
there
a
coffee
shop?
Is
there
a
good
neighborhood
tavern
where
you
can
sit
and
talk
to
people?
You
know
parks
open
space
of
their
places
for
the
kids
supply.
Oh
the
places
where
you
can
go,
throw
frisbee
with
your
grandson,
which
I
like
to
do
that
kind
of
stuff.
E
G
Said
yeah
I'm,
sorry,
oh
I
would
just
I
would
just
mention
that
we
thought
a
lot
about
that
space
in
the
sense
that
I
think
you
know
sometimes
the
vacancy,
and
that's
that's
on
that
plaza
and
a
few
challenges
on
that
plaza.
You
know,
tend
to
give
people
a
level
of
frustration
about
the
overall.
What
works
and
didn't
work
on
this
site
in
Tod.
G
One
point:
oh
that
is
is-
is
a
high
impact
compared
to
when
you,
when
we
looked
at
it,
and
we
saw
how
much
the
right
bones
were
built,
how
many
great
things
happened
and
how
much
there
is
to
build
on.
You
know
it's
just
necessary
to
say
we
thought
a
lot
about
the
fact
that
well,
yes,
we
did
all
learn
in
the
last
16
years.
G
So
think,
starting
to
think
about
about
uses
that
do
work
and
really
are
augmented
by
transit,
I
mean
transit,
doesn't
really
drive
anything
as
we've
hit
on
several
times,
but
but
the
hotel
we've
really
heard
the
transit
at
this
location,
especially
where
it
also
has
exposure
to
hamden
and
santa
fe
que,
can
really
work
in
transit
can
augment
it.
So
we
see
that
as
a
potentially
very
vibrant
use,
that's
got
people
coming
and
going
the
fair
amount
could
I.
G
Could
you
know
they
often
have
some
internal
services
that
could
potentially
be
across
that
plaza,
so
long
range
that
use
could
really
help
that
plaza
it
also.
It
also
may
need
to
be
reconfigured
the
way
that
the
roadway
goes
through.
It
now
may
not
be
necessary
or
might
be
accessed
for
a
hotel
alternatives
there,
but
in
the
short
run,
however,
that's
I
think
what
James
was
bringing
forward
was
that,
because
of
the
heavy
impact
that
those
vacancies
have
on
people's
perception
of
the
place
as
a
whole,
there
may
be.
G
There
are,
and
you
know,
uses
like
fitness
centers
that
museums,
some
of
you
know,
and
particularly
thinking
about
if
this
site
were
to
change,
you
know
where
do
we
put
the
Museum
of
outdoor
art,
which
is
such
a
highly
valued
community
asset
and
has
to
stay
again?
You
know
just
such
a
great
thing
to
keep
in
the
area
boy
that
would
create
incredible
street-level
vibrancy
either.
L
You
had
mentioned
the
mistakes
for
the
things
that
we
could
have
done
differently
16
years
ago,
and
what
we've
learned
from
that
in
the
design
and
so
on,
and
considering
and
just
thinking
a
little
bit
about
what
we'll
be
looking
at
16
years
down
the
road.
How
can
we
plan
like
what
is
it?
What
are
the
kids
learning
in
the
in
the
classrooms?
L
Ok,
so
those
folks
there
they're
thinking
already
differently
than
we
ever
the
Millennials
ever
did
in
in
school
learning
differently,
and
so
you
know
in
designing
and
planning
for
what
these
people
will
be
wanting
20
years
down
the
road
and
how
are
they,
how
what
is
their
transportation
going
to
look
like
and
sustainability,
and
these
things?
Let's
try
that
on.
G
I'll
start
another
chime
in
as
well
I
think
that
you
make
a
great
point,
which
is
that
cities
evolve,
places
evolve
and
we
have
to
do
our
best
to
create
opportunity
and
flexibility
and
also
understand
that
any
you
know
this
is
this:
if
you
look
at
this
district,
you
know
it's
a
multi-million
dollar
real
estate
asset.
It's
not
managed
under
one
management.
Any
multi-million
dollar
real
estate
asset
that
was
both
was
managed
by
one
maya
management
group
would
be
continually
expecting
to
reinvest
and
refresh
itself.
G
In
fact,
if
we
had,
you
know
a
mall
owner,
for
example,
that
didn't
do
that.
That
didn't
expect
that
some
of
what
they
built
today
would
be
different
in
16
years.
We,
you
know
we
would
be
frustrated
with
them
and
say
that
they
weren't
continuing
to
engage
and
invest
the
way
we
expected.
So
we
need
to
understand
as
a
community
that
we,
we
aren't
going
to
there's
very
very
few
times
we're
going
to
get
an
entire
district.
That's
just
going
to
be
what
it
is
for
a
hundred
years.
G
It
will
need
to
keep
keep
going
on
that
refresh.
So
what
we
can
do
in
the
in
the
short
run,
what
I
think
that's
one
of
the
reasons
that
we
were
hesitant
to
overly
prescribe
the
center
I
think
those
things
are
going
to
phase
themselves
in
probably
over.
You
know
over
the
next
decade
and
they
are
going
to
be
responsive
to
market
conditions.
G
One
thing
we
see
folks
doing,
though,
in
some
places,
for
example,
where
there
is
not
currently
the
retail
market
to
drive
as
much
storefront
as
we
want,
is
building
first
floors
to
commercial
standard
use
them.
However,
you
want
right
now
if
your
market
will
fill
it
with
residential.
That's
fine,
but
you've
got
the
bones
in
that
building
without
a
tear
down
to
convert
it
over
to
another
use
when
the
market
comes.
G
C
C
So
what
we
know
about
retail
is
probably
two
basic
things:
one
it's
a
way
or
has
been
a
way
of
a
distribution
of
goods
from
from
manufacturer
to
consumer,
and
that's
probably
the
thing
it
is
the
most
confounding
and
changing
right
now
and
I'll
tell
you
about
a
piece
that
I
that
I
wrote
about
that.
But
then
the
second
piece
is
that
retailing
has
all
should
also
always
been
social,
and
the
social
aspect
of
retailing
has
been
there
with
us
from
over
the
millions
of
years.
People
gather
in
you
think
about
hometown
USA.
C
It's
where
the
farmers
came
in,
they
gathered
and
they're
also
did
there.
They
picked
up
their
goods
from
the
manufacturer
that
had
been
distributed
so
that
isn't
going
to
change.
What
we
do
see,
though,
is
that
social
peace
becoming
a
more
and
more
important
element
of
it.
So
I
think
that
might
give
us
some
insight
into
the
future
as
to
the
distribution
thing,
it
won't
be
long,
I
believe
to
where
the
thought
is.
C
B
Also
say
that
the
transportation
is
going
to
change
dramatically,
so
you
know
built
as
little
parking
as
you
can
right
now,
because
the
demand
for
parking
is
going
to
change,
and
so
in
a
way
you
have
a
great
land
hold
here.
The
other
thing
we've
seen
is
that
that
that
rapidity
of
change
has
increased,
so
it
used
to
be
that
you
built
a
building
in
it
lasted
40
or
50
years,
and
then
there
was
20
years
and
now
we're
building.
You
know
hundred-million-dollar
arenas
and
saying
15
years
laid
out,
throw
them
away.
B
We
need
a
new
one
right,
doesn't
ever
bought
whatever
this
neck.
So
don't
be
surprised,
so
flexibility
is
really
important,
but
the
basic
part
is
what
Mark
said
about
the
social
gathering,
so
creating
great
places
for
people
to
come
together
and
I
would
say.
One
of
the
more
recent
evolutions
is
for
dogs
to
come
together
right,
you're,
going
to
have
a
place
for
your
dog.
Everybody
has
a
dog
and,
and
so
dog
walking
is
a
great
social
activity,
especially
if
you're
single
right
it's
a
great
way
to
meet
people.
B
So
I
see
that
my
neighborhood
all
the
time
so
those
kinds
of
things,
the
basics,
the
framework
are
there
and
the
role
of
the
public
sector
is
to
provide
the
framework
and
to
program
activities
and
stuff.
But
let
the
risk-taking
go
to
the
private
sector.
Let
them
the
billion-dollar
industry
figure
that
out
and
then
work
with
them
and
let
them
take
the
risk
but
bring
it
into
your
community
and
then
don't
be
surprised
when
it
changes.
E
B
Course
they
will
be,
they
will
be
the
parking
lots
by
those
property
owners
and
those
uses
will
change
and
as
the
youth
changes,
then
the
parking
need
will
change
and
if
you
get
everybody
talking
to
each
other,
the
way
Jim
suggested
and
say:
well,
it's
not
all
you
know
build
our
own
again.
You
have
to
start
early
because
of
the
change
has
happened
over
time,
but
you
start
another
way
of
thinking
that
saves
them
money.
So
they
come
to
the
table,
but
also
makes
for
a
better
social
environment
and
a.
E
Now
here
is
a
little
different
in
that
the
your
parking
is
being
held
by
businesses
that
are
using
it
for
their
purposes.
But
what
you
know
about
as
places
densify
and
become
more
urban,
which
anglewood
Wingull
with
city
center
will
do,
is
that
the
surface
parking
is
going
to
go
away.
It
will
go
away
gradually.
You
want
the
market
to
kind
of
govern
how
fast
that
happens
and
how
it
happens.
What
you
need
to
do
is
a
city
is
sort
of
set
in
place,
the
right
kind
of
regulatory
framework,
we're
problem.