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From YouTube: City Council Study Session - 12 Sep 2022
Description
Agenda HTML: https://englewoodgov.civicweb.net/filepro/documents/144832?handle=3ACDE5F138624729B70163C5406ECE43
Agenda PDF: https://englewoodgov.civicweb.net/filepro/documents/144831?handle=5BDB40552F9D4D3689A78688747BFB18
I. Housing Assessment Update 6:00pm - 6:45pm
Director of Community Development Brad Power, Planning Manager Bryan Isham, Managing Director of Root Policy Research Mollie Fitzpatrick, and Research Associate of Root Policy Research Frankie Lewingt...
III. Reports from Board and Commission Council Liaisons
IV. Council Member’s Choice
V. City Manager’s Choice
II. City Center Redevelopment Economic Impact Report 6:45pm - 7:35pm
Director of Community Development Brad Power, Chief Redevelopment Officer Dan Poremba, and Arleen Taniwaki, Principal at ArLand Land Use Economics will be present to discuss City Center Redevelopment ...
Agenda HTML: https://englewoodgov.civicweb.net/filepro/documents/144832?handle=3ACDE5F138624729B70163C5406ECE43
Agenda PDF: https://englewoodgov.civicweb.net/filepro/documents/144831?handle=5BDB40552F9D4D3689A78688747BFB18
B
Good
evening,
mayor
and
council
recently
on
august,
22nd
staff
brought
our
fourth
quarterly
update
related
to
the
code
next
project.
Tonight
we
begin
our
discussion
on
the
second
component
of
that
project,
which
is
the
city's
housing
needs
assessment
here
with
us
from
root
policy.
Research
again
are
molly
fitzpatrick
and
frankie
livington.
They
will
present
their
analysis
of
the
data
that
they've
collected
regarding
housing,
affordability
and
availability
within
the
city
and
our
existing
conditions
open
up.
C
Great,
thank
you
so
much
brian
good
evening,
mayor
and
council
members.
We
are
really
delighted
to
be
with
you
tonight.
So
thank
you
for
carving
out
some
time
in
your
work
session
to
focus
on
housing
a
little
bit.
I
will,
I
think,
hopefully
kick
start,
I'm
just
going
to
point
this
thing
till
it
works.
Okay,
perfect,
so
so
obviously
we're
with
root
policy
research,
as
brian
mentioned,
we
are
a
local
or
denver
based
economic
and
policy
firm.
C
We
do
a
lot
of
housing
work
all
over
the
country,
but
particularly
here
in
colorado
and
we've
been
doing
a
ton
of
work
with
local
communities,
just
like
yourselves,
that
are
kind
of
walking
through
a
lot
of
these
planning
grant
processes
from
from
state
funding,
and
we
do
a
lot
of
this
in
conjunction
with
planning
and
zoning
and
so
we're
working
really
closely
with
the
codenext
team
as
well.
So
we
we
personally
love
it
when
those
are
kind
of
paired
up,
so
that
we
can
talk
both
about
zoning
but
start
to
implement.
C
Brian
did
a
great
job
kind
of
running
through
our
agenda
tonight,
so
I'm
going
to
do
just
kind
of
a
quick
introduction
and
then
frankie
is
going
to
walk
us
through
the
existing
conditions.
So
a
lot
of
the
data
analysis,
but
we'll
do
that
pretty
briefly,
because
really
what
we
want
to
do
is
start
to
test
out
your
thoughts
and
hear
your
kind
of
discussion
and
points
on
a
variety
of
housing.
C
Toolkit
ideas,
so
kind
of
some
things
you
can
do
to
help
address
needs
we're
not
at
the
point
yet,
where
we're
presenting
recommendations
or
or
have
those
tailored,
we
really
just
kind
of
want
to
talk
through
in
general.
What
is
housing
strategy?
What
does
housing
policy
look
like
and
just
get
some
of
your
just
initial
kind
of
gut
reactions
to
some
of
those
so
that
we
have
a
better
sense
from
you?
What
types
of
strategies
you
would
like
us
to
explore
in
more
depth?
C
What
things
you
want
us
to
look
at
or
if
there
are
other
things
that
you've
heard
about
in
communities
that
maybe
aren't
on
our
list
right
now
that
you
want
to
make
sure
are
on
our
list
for
consideration.
So
tonight
is
not
necessarily
a.
This
is
what
we
think
you
should
do.
It's
a
lot
more
of
hey!
Here's,
some
ideas.
What
do
you
all
think?
What
are
you
hoping
for
your
community
and
what
do
you
hope
to
get
out
of
this?
C
Housing
needs
assessment
and
strategy
so
before
we
jump
into
the
more
fun
stuff,
I'm
going
to
bore
you
with
a
couple
of
key
terms
and
concepts.
Housing
is
notoriously
jargony,
as
is
lots
of
policy
areas.
We
realized
so
just
want
to
kind
of
clarify
a
couple
of
terms
that
you
will
probably
hear
us
say
and
that
you'll
hear
kind
of
sprinkled
throughout
both
the
data
portion
and
the
strategy
discussion.
C
So
I
just
want
to
kind
of
level
set
and
make
sure
we're
kind
of
all
on
the
same
page
about
some
of
these
terms,
the
first
is
ami.
Some
of
you
may
be
very
familiar
with
this.
Some
of
you
may
not.
It
stands
for
hud
area
median
income.
It
is
basically
the
the
the
the
mechanism
by
which
hud
and
all
other
housing
programs
income
qualify,
people
for
different
types
of
income,
restricted
housing
programs
and
housing
services.
So
you
hear
a
lot
about
income
targets
that
are
ami.
C
C
That
would
include
folks
that
are
in
the
hospitality
industry
or
food
service
that
wage
is
typically
about
at
or
below,
30
ami,
at
50,
ami
think
of
other
professions
like
a
child
care
worker
ece
teachers.
Sometimes,
construction
workers
are
in
that
50
ami,
sometimes
they're,
closer
to
the
70
or
80,
depending
on
what
trade
they're
in,
but
that
kind
of
skilled
trade
is
typically
in
that
50
percent
and
when
we
start
to
bump
up
into
80,
you've
got
some
other
construction.
C
C
The
next
jargony
term
that
you
may
hear
say
is
missing
middle.
That
is
often
associated
with
a
certain
price
point.
It
sometimes
is
used
as
sort
of
middle
income.
When
we
talk
about
it,
we
mean
it
more
from
kind
of
the
housing
type
or
housing
form.
So
when
we
talk
about
missing
middle
housing
types,
we're
really
talking
about
what
comes
in
between
single
family,
detached
home
and
a
large
apartment
complex,
so
we're
typically
talking
about
town
homes,
duplexes
and
that
type
of
housing
product.
C
That
typically
does
also
have
more
affordability
than
a
single
family
detached.
But
when
we
use
that
term
we're
talking
about
the
actual
form
of
the
house,
not
the
price
point
necessarily
and
then
finally,
oh
sorry,
I
was
going
to
skip
the
maybe
the
most
important
one,
which
is
the
term
affordable
housing.
So
a
lot
of
times
we
get.
What
does
that
mean?
C
And
we
really
we
try
to
specify
as
we're
talking
about
whether
we're
talking
about
naturally
occurring
affordable
housing,
and
that
means
housing
that
the
market
is
providing
that
is
affordable
to
the
people
living
in
it
as
opposed
to
income
or
deed,
restricted,
affordable
housing,
which
means
it
has
some
contractual
requirement
to
maintain
affordability
to
a
certain
price
point
or
income
level.
So,
for
example,
you
know
most
of
our
capital
a
affordable
income,
restricted
rental
housing
is
built
through.
C
What's
called
the
low
income,
housing
tax
credit
program
or
light
tech
that
has
to
be
affordable
to
an
80
or
60
ami
household,
so
naturally
occurring
means
the
market's
providing
it
and
it's
and
it's
affordable
to
those
people
living
in
it,
deed,
restricted
or
income.
Restricted
means.
It
is
contractually
dedicated
to
a
specific
price
point
and
then
finally,
the
geographic
area
of
analysis,
as
I
mentioned,
frankie's
going
to
walk
us
through
some
data
that
is
all
based
on
the
jurisdictional
boundaries
of
englewood.
C
I
know
you
all
live
in
a
place
where
the
postal
definition
is
much
bigger
than
the
actual
city
limits.
When
we're
talking
about
data
about
inglewood,
we
are
talking
about
your
jurisdictional
boundaries,
so
just
want
to
clarify
that,
because
I
know
you
are
adjacent
to
a
variety
of
of
communities
that
may
have
really
different
demographics
or
housing
costs.
So
we
just
want
to
clarify
with
that.
So
now,
we've
got
that
out
of
the
way
the
boring
stuff,
I'm
gonna
hand
over
to
frankie
who's.
D
D
We
found
in
our
analysis
that
there
are
gaps
in
affordable
units
for
renter
households,
making
below
30
ami
and
below
50
ami,
as
well
as
in
the
for
sale
market
for
potential
buyers
making
between
30
ami
and
80
ami
and
then
our
third
finding
we
found
there
is
capacity
to
have
more
diverse
housing
types
you'll
see
in
one
of
the
slides
here.
The
majority
of
the
housing
stock
in
inglewood
is
single
family
detached
just
14
of
that
housing
stock
in
wood
is
considered
missing
middle,
just
like
molly.
D
I
mentioned
all
right,
so
my
first
slide
here
is
median
household
income,
so
overall
inglewood's
household
median
income
has
increased
over
the
last
10
years,
particularly
over
the
last
five
years.
We
see
owners
are
enjoying
enjoying
greater
percentage
gains
in
median
household
income
compared
to
renters.
D
D
Almost
a
quarter
of
these
workers
are
coming
from
the
city
of
denver
of
inglewood
residents
over
a
third
are
commuting
to
their
places
of
employment
in
denver,
and
then
you
see
for
three
percent
of
those
working
in
inglewood.
They
also
live
in
the
city
limits,
so
housing
structure
type.
So
looking
at
the
city's
housing
stock,
as
I
mentioned,
the
majority
of
the
majority
is
single-family
detached
housing,
which
is
that
light
blue
bar
right
at
the
top
relative
to
surrounding
municipalities.
The
missing
middle
housing
stock,
again,
which
molly
mentioned,
is
relatively
limited
attached.
D
D
That
second,
second
set
of
bars
are
those
the
losses
of
those
affordable
units
are
being
offset
by
the
units
priced
over
twelve
hundred
and
fifty
dollars
with
the
greatest
increase
in
units
coming
in
at
fifteen
hundred
dollars
to
two
thousand
dollars
so
market
trends
in
in
the
first
sale
market
so
similar
to
the
rental
market.
The
median
market
value
of
inglewood
homes
has
increased
significantly
tripling
in
the
last
20
years
now
up
to
approximately
600
thousand
dollars
in
2022..
D
So,
as
I
mentioned,
we've
seen
increases
in
household
income
as
well
as
rental
and
market
value
prices.
However,
as
I
mentioned
at
the
beginning
of
the
presentation,
those
gains
in
median
household
income
have
not
kept
up
with
the
increase
in
median
rents
or
median
market
values,
and
then
just
a
note
here
about
the
this
yellow
call
out
bubble.
D
So,
as
we
see
in
the
table
kind
of
at
the
purchasing
power
increased
by
90
percent
between
20
to
2020
and
you'll
note
the
lower
interest
rate
there
in
2020,
so
falling
interest
rates
have
helped
to
both
from
2010
to
2020..
However,
now
that
interest
rates
are
rising
again,
that
is
compressing
affordability.
D
D
And
then,
finally,
we've
had
several
conversations
with
developers
who
work
in
inglewood
and
the
south
metro
area,
and
here
are
just
some
of
the
top
line
themes
that
we've
heard
that
we
wanted
to
share
so
on
demand.
The
mix
of
the
geographic
location,
proximity
to
employment,
opportunities
and
amenities
makes
inglewood
an
attractive
place
to
develop.
D
The
number
one
regulatory
challenge
that
we
heard
in
our
conversations
were
around
parking
requirements
and
then
overall
developers
had
mixed
experiences
with
the
city's
entitlement
process.
Some
felt
it
was
efficient.
Some
felt
it
was
not
as
efficient
and
overall
developers
just
wanted
more
certainty
throughout
the
process,
directly
related
to
timing,
and
then
finally,
developers
were
open
to
incentives
for
affordable
housing,
but
only
if
those
truly
offset
the
cost
of
providing
that
affordable
housing.
D
In
the
development
we
heard
from
most
developers,
they
were
worried
wary
about
mandatory,
affordable
housing
requirements
in
addition
to
the
the
costs
that
they
were
concerned
about.
They
were
also
expressed
some
some
concern
around
operations
and
enforcement,
so
we
heard
a
lot
that
their
their
staff
doesn't
have.
They
don't
have
the
staff
capacity
or
the
skills
to,
for
example,
income,
qualify
potential
tenants
coming
in
into
their
development.
C
C
So
challenges
on
both
of
those
fronts,
rental
and
owner
for
affordability.
Also,
some
opportunity
to
increase
your
housing
diversity,
particularly
around
those
missing
middle
housing
types
which
do
carry
with
them
a
little
bit
more.
Naturally,
occurring
affordability,
but
also
just
help
them
meet,
changing
demand
and
changing
needs
of
your
existing
community
members
and
then
kind
of
as
always
with
housing.
C
You
know
there
are
always
specific
or
unique
populations
that
are
in
need
of
housing,
support
or
housing
stability,
and
so
we
didn't
necessarily
touch
on
that
in
great
detail
in
the
data
analysis,
but
just
acknowledging
you
know
with
an
aging
population,
you
have
increased,
need
for
accessibility,
improvements
potentially
in
homes,
for
downsizing
opportunities
within
homes
as
well,
and
then,
of
course,
people
that
are
experiencing
homelessness.
That
tends
to
be
a
very
kind
of
not
just
a
housing
situation,
but
but
specific
services
on
that
front
as
well.
C
C
So
I'm
going
to
give
us
kind
of
a
brief
overview
of
some
typical
approaches
to
addressing
housing
needs,
particularly
around
those
kind
of
three
categories:
affordability,
housing,
diversity
and
housing.
Stability-
and
so
I
want
to
talk
about
those
broadly
and
then
the
next
slide,
I'll,
just
throw
up
kind
of
a
tool
kit
of
options
that
a
lot
of
communities
are
looking
at
and
then
we'll
move
into
discussion
up
to
hear
from
you
kind
of
what
you're
interested
in
what
you'd
like
more
of
less
of
or
different.
C
So
to
start
with
kind
of
your
basic
approaches
to
addressing
housing
needs.
We
kind
of
break
these
into
four
chunks
that
we
think
about
all
of
which
require
key
partners
to
help
you
accomplish.
We
don't
necessarily
expect
the
city
become
a
developer
or
become
a
service
provider
in
a
way
that
it
hasn't
before,
where
you
have
a
great
network
of
key
partners,
non-profits
housing
authority
options,
as
well
as
state
resources
that
can
help
partner
with
you.
Even
the
market
rate
developers
and
private
sector
are
key
partners
when
we
start
talking
about
housing
market
interventions.
C
So
keeping
that
in
mind,
we
don't
expect
you
to
actively
do
all
of
these,
but
there
is
a
place
kind
of
a
role
for
the
city
to
move
on
these.
So
those
four
buckets
that
we
think
about
for
housing
strategies
are
funding
so
generate
resources
for
affordable
housing,
development
preservation
and
services
number
two
building.
C
So
we
don't
want
you
to
lose
the
inventory
of
both
naturally
occurring
as
well
as
dedicated
or
income
restricted,
affordable
housing
that
you
already
have
so
thinking
about
ways.
How
can
we
lock
that
in
and
make
sure
we're
not
losing
existing
assets
and
then
fourth
and
finally,
assistance
so
increasing
access
to
resident
housing,
services
and
programs,
primarily
through
partnerships,
funding
and
potentially
tailored
program
development?
C
C
So
to
give
you
kind
of
the
the
quick
hit
list
here
under
funding,
you
know.
One
typical
tool
that
is
used
most
commonly
in
colorado
is
affordable,
housing
linkage
fee.
It's
also
used
in
in
california
and
other
western
states
a
good
bit.
It's
basically
an
impact
fee
for
affordable
housing.
It's
done
the
same
way.
It
has
a
nexus
study,
but
it
just
associates
it
with
housing,
affordability,
as
opposed
to
something
like
roads
or
parks
or
other
infrastructure.
C
Inclusionary
zoning
fee
in
lieu
we'll
talk
about
inclusionary
zoning
under
the
building
option
as
well,
but
inclusionary
zoning
as
a
strategy
can
really
be
designed
to
be
a
funding
source
or
a
building
source,
or
a
combination
of
both
I'll
talk
about
that.
A
little
bit
more
under
building
the
other
funding
sources
that
we
think
about
at
the
local
level
are
all
the
things
you
traditionally
think
about
with
government
funding,
so
sales
tax
property
tax,
general
fund
dedication,
you
can
bond
on
some
of
those
as
well.
C
You
obviously
next
item
on
your
agenda
city
center,
so
you
are
well
aware
of
how
to
leverage
your
existing
resources
for
community
benefit,
but
clearly
thinking
about
what
do
we
have
as
assets
physically
in
the
city
that
could
be
used
for
that
a
land
bank
program
even
more
developed
land
banking
programs,
typically
look
at
funding,
even
strategic
acquisition
of
new
land.
If
that's
something
that
the
city
would
want
to
consider
as
well,
inclusionary
housing
or
inclusionary
zoning,
many
of
you
may
be
familiar
with.
C
It
is
a
very
hot
topic
in
colorado
right
now,
because
it
has
just
been
kind
of
legalized
at
the
state
level
that
it
is
now
a
tool
that
communities
can
use,
whereas
before
it
was
a
limited
tool
that
you
could
only
apply
to
for
sale
properties.
Now
the
state
of
colorado
said
no.
If
you
are
a
local
jurisdiction-
and
you
want
to
do
that
on
rental,
you
can
do
it
on
rental
and
ownership.
C
It
essentially
tells
developers
if
you're
building
a
bunch
of
stuff
we'd
like
you
to
dedicate
part
of
that
to
being
income,
restricted
housing
at
certain
price
points.
So
you
have,
under
your
zoning
authority
the
power
to
say
that
as
a
requirement,
and
that
would
be
inclusionary
housing
or
zoning
the
way
it
can
also
be
a
funding
strategy.
Is
you
can
say
instead
of
building
your
required
amount,
you
can
just
give
us
money
and
we'll
take
care
of
it.
C
So
that's
the
way
that
it
can
also
be
a
funding
strategy,
development
incentives,
kind
of
is
similar
in
concept
to
inclusionary
housing
or
inclusionary
zoning
except
you're,
not
making
a
requirement
you're
just
saying.
Instead
of
a
stick,
we'd
like
to
use
a
carrot,
so
hey
developers,
if
you
want
to
lower
your
parking
requirements
or
if
you
want
to
increase
your
density,
we'll
let
you
do
that
outside
above
and
beyond
kind
of
what
the
code
says.
But
you
have
to
give
us
something
in
exchange
we'd
like
that
to
be
affordable
housing
at
certain
price
points.
C
So
that's
the
incentive
approach
and
then
a
zoning
code
update
to
reduce
barriers
to
more
diverse
housing.
So
this
is
where
you
really
are
just
we're
saying:
look
loosen
up
the
zoning
code
change
it
so
that
the
market
can
do
some
heavy
lifting
for
you
on
this
strategy.
You're,
obviously
working
on
that
already
with
code
next
and
we're
in
close
contact
with
that
team.
So
so
that
one
you
can
kind
of
already
check
off
as
something
that
you're
doing.
C
I
just
wanted
to
put
it
up
here
as
an
acknowledgement
that
you're
already
using
some
of
these
tools
in
the
toolkit
shifting
into
preservation.
First
right
of
refusal,
refusal
is
kind
of
a
very
common
just,
let's
make
sure
that
anything
that
has
a
deed
restriction
already.
The
city
has
the
first
shot
to
buy
it
back
when
that
deed
restriction
expires.
C
So
you
can
implement
that
not
necessarily
on
stuff
that
that
is
already
inventory,
but
anything
new.
So
if
you
impose
any
additional
policies
that
might
create
more
affordable
or
income,
restricted
housing,
adding
on
that
first
route
of
refusal,
so
the
city
has
access
to
it
before
it
would
sell
and
convert
to
market
rate
grant
and
low-cost
loan
programs
to
preserve
naturally
occurring
affordable
housing.
So
if
you
have
kind
of
an
apartment
building
that
has
just
market
rate
prices,
but
that
are
affordable
to
folks,
but
maybe
they
need
some
capital
upgrades.
C
That
already
exist
in
some
cases,
bolstering
that
with
local
resources
as
well
or
local
funding
can
help
expand
the
the
opportunities
for
that.
In
almost
all
cases,
those
types
of
programs
are
going
to
have
more
demand
than
they
have
supply
and
then
maintaining
partnerships
with
local,
nonprofits
and
other
regional
partners
to
kind
of
evaluate
where
there
might
be
gaps
and
services
and
needs.
So
that's
kind
of
the
full
toolkit
I'll
pop
back
to
this
slide.
But
as
you're
thinking
about
you
know
kind
of
what.
C
What
do
you
all
want
to
see
out
of
out
of
this
housing
needs
assessment
out
of
this
strategy?
We
just
want
to
hear
from
you.
You
know
what
of
those
toolkit.
What
do
you
want?
More
of
what
do
you
want?
Less
of
what
do
you
want
to
change?
These
questions
are
just
kind
of
to
get
you
thinking
we're
not
going
to
walk
through
systematically
each
of
these
questions,
but
I
find
it's
helpful
just
to
think
about
it
from
a
couple
different
perspectives.
You
know
what
did
you
like?
What
did
you
not
like
about
that
list?
A
C
Is
a
fantastic
question,
and,
and
certainly
one
that
that
I
am
not
you
know-
I-
I
don't
have
a
crystal
ball.
Like
none
of
us
do
I
I
will
say
that
the
the
current
dynamic
in
housing
prices
is
very
different,
fundamentally
from
the
dynamic
that
we
saw
back
in
2007
when
we
were
literally
seeing
everything
just
sort
of
crumble.
Foreclosures
were
really
high.
Obviously
we
all
lived
through
that
so
so
kind
of
know
what
that
was
like
the
fundamental
difference.
C
I
think
some
of
the
the
steep
increases
we
saw
on
the
for
sale
side
that
will
mellow
out
a
bit
as
we've
seen
interest
rates
go
up,
but
that
doesn't
actually
make
things
more
affordable
to
the
household
that
has
to
buy
them,
because
it's
so
much
costlier
to
to
to
finance
it
right
and
so
we'll
see
the
prices,
maybe
moderate,
but
the
actual
outflow.
In
terms
of
cash
from
a
household
trying
to
buy
a
house
won't
change
that
much
it'll
just
be
now
more
of
its
interest
than
then
principle.
C
When
when
we
look
at
the
the
kind
of
housing
prices
nationwide,
we
do
see
a
big
hump
and
then
a
drop
in
colorado.
We
don't
ever
see
a
drop,
it
flattened
and
then
it
went
back
up,
and
so
I
think
that
that
we
continue
to
see
really
solid
demand
for
housing.
We
continue
to
and
have
over
the
past
10
years,
in
particular
really
15
years
under
built
housing,
and
we
are
just
still
catching
up
both
on
the
rental
side
and
on
the
ownership
side.
C
E
E
There
have
been
massive
duplexes
built,
small
800
square
foot,
houses,
no
garage,
no,
nothing.
They
were
naturally
affordable
and-
and
that's
really
impacted
the
entire
housing
market
in
inglewood,
because
they,
these
duplexes,
sell
for
750
thousand
000
aside,
which
is
1.5
million
dollars.
They
are
not
affordable
and
it's
raised
the
property
taxes
across
the
city
and
and
really
across
the
state.
C
C
So
there's
there's
no
way
that
the
market
will
fully
solve
this
problem.
There's
no
way
the
government
will
fully
solve
this
problem.
So
we
need
to
look
at
ways
to
both
make
it
more
affordable
for
private
construction
to
happen
and
to
happen
in
a
way
that
doesn't
have
to
result.
In
a
you
know:
three
quarters
of
a
million
dollar
town
home
or
duplex,
but
we
also
have
to
look
at
the
reality
that
the
market
is
not
going
to
produce
housing
that
meets
the
needs
across
that
income
perspective
income
spectrum.
F
Thank
you
mayor.
Thank
you
for
the
presentation.
I
had
one
question
on
the
slides
here:
the
median
household
income
slide
where
it
showed
a
41
percent,
an
increase
of
the
income
for
owners
as
opposed
to
renters,
which
just
is
just
kind
of
a
straight
line.
There
is
that
is
that,
because
incomes
are
really
going
up
for
homeowners
or
is
that
actually
an
effect
of
the
increased
housing
prices,
I'm
trying
to
understand
that
a
little
better.
C
Great
question:
it's
it's
a
mix
of
things,
so
it's
really
hard
for
us
to
know
exactly
what's
driving
that,
but
the
data
seem
to
indicate
that
existing
owners
are
do
have
their
incomes
going
up,
and
we
know
that
that
in
general
the
economic
recovery
over
the
past
10
years
has
favored
folks
that
are
in
white
collar
jobs,
who
are
likely
owners
already.
So
we
do
think
yes,
owner's
incomes
are
going
up.
C
However,
the
other
thing
that's
happening
is
that
renters
are
staying
renters
longer,
so
you
have
fewer
in
that
kind
of
lower
to
middle
income,
category
jumping
into
ownership
and
so
we're
kind
of
isolating
owners.
So
the
existing
owners
are
staying
owners
and
their
their
incomes
are
going
up.
The
the
kind
of
balancing
act
that
usually
means
lower
or
high
income
renters
who
are
low,
would
be
low
income
owners
jumping
into
that
category.
F
Yeah,
I
think
I
mean
I
know
that
from
taking
this,
this
information
and
and
kind
of
some
of
our
our
demographic
studies
that
we've
done
with
our
surveys
over
the
years.
Seen
that
you
know
50
of
our
population
has
turned
over
in
the
last,
you
know
eight
years
might
account
for
a
good
portion
of
that.
If,
if
housing
prices
are
going
up,
wealthier
people
are
moving
in
and
buying
those
houses.
So
I
don't
know
I'm
just
curious
about
that.
Okay,
that's.
G
H
G
Mayor
here
I
am
with
my
allergies
again
thanks
folks
for
being
here
tonight
back
on
your
slide.
Regarding
that
you
spoke
to
not
frankie,
I
can't
remember
your
name.
I
could
look
it
up,
but
the
one
titled
strategic
approaches
to
housing
to
address
housing
needs
when
you
spoke
about
stability
and
the
aging
population
or
the
above
adult
population,
and
some
of
the
needs
to
modify
housing
as
time
goes
on.
G
C
Great,
so
we
can.
We
can
add
more
detail
about
that
in
our
report.
So
that's
super
helpful.
I
can
give
you
kind
of
a
quick
response
now
to
a
couple
things
that
we
typically
see
the
vast
majority
of
folks
who
are
aging
and
have
lived
in
their
home
for
a
long
time
would
like
to
stay
there.
That's
what
survey
after
survey
after
survey
shows
right.
So
we
don't
expect
that
population
to
say
I
want
to
live
somewhere
totally
different.
C
Certainly
some
population
will
so
what
what
we
typically
recommend
for
communities
is
to
think
about
what
supports?
Might
they
need
to
stay
in
their
home
as
long
as
possible?
That
typically
includes
access
to
medical
care,
but
it
also
means
a
modification
to
homes
right
so
ramps
supporting
those
types
of
of
kind
of
accessibility
improvements.
C
There
are
state
programs
that
help
fund
that
there
are
others,
but
it's
really
helpful
when
the
city
can
provide
help,
provide
resources
around
that
know
what
those
programs
are
and
know
where
to
get
those
dollars
to
help
make
those
modifications.
So
physical
modifications
is
important.
The
other
thing
that
is
also
important
is
flexibility
and
living
arrangements.
C
So
we,
you
know
that
kind
of
classic
example
is
the
golden
girls
situation
right,
which
is
to
be
perfectly
honest,
illegal
in
most
communities,
because
it's
it's
unrelated
occupants,
sharing
a
home
and
so
thinking
about
what
are
our
occupancy
limits
and
does
that
is
that
helpful?
Is
that
not
helpful?
How
are
we
accommodating
some
alternative
living
situations?
C
I
One
would
be
the
federal
government
in
section
8
vouchers
which,
if,
if
you
look
for
a
section,
8
voucher
now
it's
years
out
and
people
are
literally
years
on
a
line
in
line
if
they
can
get
in
line.
Do
you
see
the
federal
government
doing
anything,
not
changing
any
of
that
making
any
more
available.
C
Short
answer:
there's
not
a
a
real,
clear
indication
that
they
will
be
doing
more
of
that
or
that
that
will
increase.
I
think
you
know
there.
There
are
some
movements
to
to
to
expand
some
housing
provision
at
the
federal
level,
but
the
historical
trend
over
the
past
10
years
has
been
a
decline
in
federal
funding
for
housing
for
the
most
part,
so
we're
seeing
more
and
more
states
stepping
in
local
jurisdictions.
Stepping
in
and
saying
this
is
not
solving
the
problem.
What
else
can
we
do?
C
I
think
that
so
short
answer.
No,
I
don't
think
that
that's
going
to
increase
in
terms
of
federal
resources
toward
housing,
we
are
seeing
the
state
increase,
some
resources
for
housing
and
so
obviously
being
mindful
of
that
as
a
city
and
saying
what
can
we
leverage
from
state
resources
is
really
important,
but
I
don't
see
a
real,
clear
indication
that
that
the
federal
government's
going
to
add
vouchers
or
housing
to
that
okay.
I
I
C
Yeah,
so
I
would
say,
there's
kind
of
two
ways
to
look
at
that:
one
is
to
say:
do
we
have
a
zoning
code
that
allows
those
types
of
structures
to
be
built
kind
of
in
a
wide
variety
of
areas,
and
do
we
have
a
process
that
signals
to
developers?
This
is
this
is
going
to
be
easy.
This
is
you
can
move
through
this
quickly.
So,
on
the
one
hand,
is
let's
make
sure
that
our
zoning
code
supports
development
that
might
be
more
naturally
affordable
than
like
a
large
lot,
large
single
family
home.
J
One
of
the
challenges
I've
heard
about
recently
is
when
somebody
goes
to
sell
a
house
there's
a
long
line
of
investors
with
arm
loads
of
cash
who
are
looking
to
acquire
these
properties,
cash
offer
and
convert
them
to
rentals,
and
that
makes
a
challenge
for
someone
who's
trying
to
enter
the
single
family
market
to
buy
their
house.
Are
you
aware
of
any
policies
that
can
be
adopted
to
discourage
or
incentivize
actual
owner
occupancy
of
properties
that
go
up
for
sale.
C
So
yes,
and
no
I'll
say
no
to
the
regulating
kind
of.
If
somebody
already
owns
a
property
and
they
want
to
sell
it,
you
can't
control
who
they
sell
it
to
right
there,
there's
not
a
good
way
to
do
that.
Even
in
terms
of
like
you
know,
we've
had
clients
ask
well,
can
we
just
say:
well,
you
have
to
like
list
it
differently
or
take
these
offers.
There's
really
just
not
a
clean
way
to
do
that
for
an
existing
home
that
is
already
owned.
C
On
the
other
hand,
you
know,
we've
talked
a
lot
about
kind
of
income
restrictions
and
affordability
restrictions
when
the
city
puts
something
into
it.
So
when
city
says
we
give
you
a
zoning
incentive
or
we're
telling
you
you
have
to
do
this,
the
city
can
then
regulate
incomes
in
the
same
way
if
the
city
is
offering
something
to
the
developer
and
the
city
has
kind
of
a
stake
in
it,
it's
city
on
land
or
you
give
an
incentive,
then
you
can
say
we'd
like
to
instead
of
income.
Restricting
this
just
owner
occupy,
restrict
this.
C
So,
where
you
see
this
most
commonly
is
in
mountain
communities,
resort
communities
in
our
mountains,
they
have
entire
neighborhoods,
sometimes
that
have
some
city
investment
and
in
exchange
for
that
city
investment.
The
city
says
this
is
a
local's
neighborhood.
That
makes
it
sound
a
little
bit
exclusive,
but
it
is
it's
designed
to
be
for
their
workforce
and
in
those
restrictions
in
the
mountains,
you
often
see
a
actual
like
employment
restriction.
You
have
to
be
employed
either
part-time
or
full-time
in
the
community.
C
You
can
do
some
owner
occupancy
restrictions,
but
again
only
for
properties
in
which
the
city
has
some
influence
over
it.
So
it's
city
on
land
or
there's
an
incentive,
or
something
like
that.
So
I'll
have
to
say
you
can't
control
kind
of
what
already
exists,
but
you
can
think
about
owner
occupancy
restrictions,
either
in
conjunction
with
an
income
restriction
or
separate
from
an
income
restriction.
J
Thank
you.
The
other
question
I
have
is,
I
guess,
more
philosophical
in
nature.
I
represent
council
district
four
and
when
I
have
conversations
with
my
constituents,
increasing
density
is
a
big
issue,
so
I
guess
the
the
overarching
question
I
have
is
for
the
people
who
are
already
in
their
homes
and
they
own
their
homes
and
they're
well
established
in
the
community.
C
Yeah,
it's
a
great
question
and
certainly
philosophical
and
the
reality
is.
This
is
a
community
value
question
you
know,
there's
there's
no
objective
statement
that
says
you
have
to
care
about
this
as
a
community.
I
I
would
say
it
is
not
just
about
housing,
affordability.
It
is
really
about
a
community
identity,
so
it
it
certainly
impacts
the
types
of
jobs
you
can
attract.
It
certainly
impacts
the
type
of
services
that
that
may
be
available
and
it
does
have
an
economic
impact
on
your
community
as
well.
C
So
the
more
expensive
housing
is,
the
more
people
are
spending
on
their
housing,
the
less
they're
spending
on
other
goods
and
services
in
your
community.
So
it
is.
There
is
an
economic
development
component
to
this,
which
is
real,
but
there
is
also
just
a
community
value
question.
You
know
people
are
constantly
weighing
the
trade-offs
and
do
we
do.
I
want
to
commute
further
and
and
live
somewhere.
That's
maybe
farther
away
and
a
little
bit
more
and
less
expensive,
but
the
reality
is
it
comes
down
to
do.
C
We
want
to
have
a
community
that
allows
kind
of
a
full
life
cycle
for
folks.
Do
we
offer
a
place
for
folks
that
are
just
getting
out
of
high
school
or
just
getting
out
of
college?
Do
we
offer
a
place
for
growing
families?
Do
we
offer
a
place
for
folks
that
are
increasing
their
incomes?
Do
we
offer
a
place
for
folks
that
are
looking
to
downsize
or
that
may
be
on
a
fixed
income?
C
So
it's
really
kind
of
about
that
life
cycle
and
we
see
healthier
economies
and
healthier
communities
when
you
have
kind
of
a
balance
of
housing,
but
it's
not
a
requirement,
I
I
would
say
on
the
density
front,
that
is
always
a
challenge
and
you
know
I
think,
as
we
think
about
these
and
and
the
benefit
of
doing
this
along
with
a
land
use
code
change.
Is
that
that
we
can
talk
about
what
do
we
value
in
terms
of
housing,
but
also
where
do
we
value
that
you
know
physically?
C
Yes,
there
may
be
places
where
we
can
increase
density
in
really
really
gentle
ways,
so
maybe
we're
still
talking
about
single-family
homes,
but
we're
talking
about
smaller
lots,
patio
homes,
right
or-
and
there
may
be
other
places
where
we
say
no
we're
willing
to
add
some
height
along
corridors
and
that's
fine,
and
so
it
really
is
about
balancing
that,
but
also
being,
I
think,
realistic
in
that
there
are
trade-offs
right.
We
can't
have
all
the
things
we
want.
C
We
can't
have
super
low
density
and
also
be
able
to
walk
to
a
coffee
shop
right
like
those
are
incongruent,
and
so
so
just
thinking
about
those
trade-offs
and
it's
and
it's
hard
to
think
about
when
you've
been
in
a
neighborhood
that
long,
but
I
think
that's
where
we
talk
about
really
gentle.
Do
you
know,
do
we
allow
an
accessory
dwelling
unit
and
or
do
we
allow
sort
of
non-family
occupancy
like
golden
girls
style
situation
right?
Do
we
allow
slightly
smaller
lot
sizes
or
patio
homes?
So
it's
all
incremental.
J
A
Mrs
patrick,
thank
you
for
for
that.
I
think
you
started
touching
on
one
of
my
questions
and
just
comments.
So
when
we
go
back
three
slides
from
this,
where
it's
the
market
perspective
from
local
developers
that
first
bullet
demand
where
developers
are
saying
that
there's
a
limit
number
of
sites
for
desired
scale.
Are
they
talking
about
the
affordable
housing,
the
missing
middle?
So
are
they
talking
about?
You
know
some
of
our
zoning
may
not
allow
for
adus
or
cottages
or
tiny
homes,
or
for
the
missing
middle
just
fourplexes.
A
C
Great
question,
and
yes
they
we
heard
that
from
a
wide
variety
of
developers,
so
some
who
were
affordable,
some
who
were
more
higher
end
multi-family
and
some
who
were
town
home
or
lower
skill
development.
So
we
we
heard,
look
you
know
and
the
reality
is
we're
always
going
to
hear
from
developers
we'd
like
to
build
whatever
we
want
wherever
we
want.
So
certainly,
there's
gonna
be
some
of
that,
but
we
did
hear
from
folks
look.
I
would
be
building
different
product.
C
If
I
was
allowed
to
do
that
and
not
in
super
dramatic
like
I
would
be
building
20
stories,
it
was
yeah,
I
would
be
building
townhomes
in
more
locations
or
I
would
be
building
smaller
lot
homes
in
some
locations
and
certainly
some
locations.
You
know
I
would
be
building
you
know
higher,
potentially
slightly
higher
apartment
buildings
along
corridors
or
hot
near
the
hospital.
Some
of
those
markets
do
have
some
of
that
demand,
but
I
would
say
this
was
more
about
kind
of
that
that
more
gentle
scale
that
we
were
talking
about.
C
Of
course,
yep
yep
they're
talking
about
buy
right.
What
can
I
build
buy
right
because
developers,
the
the
process
is
always
of
key
concern
to
developers.
They
want
to
move
through
quick,
they
just
want
transparency
right,
and
so
it
doesn't
even
have
to
be.
You
have
to
give
me
this
with
no
strings
attached.
It's
just.
C
I
want
to
know
what
my
options
are,
and
so
you
know
a
lot
of
times
we
hear
from
developers,
particularly
as
communities
start
to
get
interested
in,
affordable
housing
and
and
maybe
they're
negotiating
a
lot
of
affordable
housing
in
different
deals.
Developers
are
are
always
going
to
want
you
to
tell
them
how
high
they
have
to
jump.
So
you
can
tell
me
I
need
to
jump.
I
need
to
know
how
high
how
much
do
you
want?
Where
is
it,
and
what
do
I
get
so?
C
A
lot
of
transparency
even
around
you
know
kind
of
a
carrot,
approach
being
transparent
about
what
those
carrots
are
and
what
you're
going
gonna
get
in
exchange
and
certainly
with
a
large
redevelopment.
It's
always
gonna
be
a
negotiation
right.
You
know
you're
you're
in
in
process
with
that.
Obviously,
right
now
with
city
center
and
thinking
about
what
are
we
asking
for?
What
are
we
getting?
What
are
we
contributing
that?
That's
a
that's
kind
of
a
different
echelon.
F
Thank
you.
I
just
wanted
to
weigh
in
on
some
of
these
these
questions
and
the
the
housing
toolkit
ideas
that
you
have
here
to
me.
I
think
the
the
biggest
need
that
we
have
is
just
more
housing
across
the
board,
just
a
supply
like
a
supply.
We
have
a
supply
problem
and
I'm
not
I'm
not
even
all
that
concerned
with
you
know
seeing
new
high-end
housing,
because
if
there's
a
demand
for
it
out
there,
then
then
we
need
that
too,
and
those
are
people
who
then
aren't
bidding
on
something
down
the
line.
F
F
I
F
Know
really
really
thinking
thinking
more
strategically
about.
How
can
we
increase
that
supply,
whether
it's,
whether
it's
just
strictly
low
in
you
know,
or
low
income,
housing
or
or
even
even
higher?
You
know
higher
income
housing.
I
think
we
need
we
need
all
of
it,
and
so
that
to
me
puts
a
lot
of
the
burden
on
the
zoning
code.
F
What
can
we
do
with
our
zoning
to
to
make
that
happen
and
then,
specifically
on
on
the
the
concern
about
the
buy
right
apartment
but
like
I
would
love
to
see
developers
just
they
come
into
inglewood
and
they
go
oh,
I
can
build
apartments
right
here.
I
don't
have
to
go
through
the
big
process
it's
already
laid
out.
I
can
do
it
by
right.
I'd
like
to
see
us
taking
some
of
those
plots
of
land,
especially
near
light
rail.
F
You
know
light
rail
station
down
by
oxford
light
rail
station
as
well
and
and
just
making
those
by
right
apartment.
You
know
multi-family
larger
units
and
then
also
aim
for
some
that
missing
middle
in
some
of
our
residential
areas
that
where
it's
currently
you
know
currently
not
legal,
there's
no
place
where
it's
really
legal
to
build
a
triplex
in
england
that
I
know
of
you
know
we
need
to
fix.
You
know
we
need
to
fix
that
and
and
and
to
that
in,
like
I'm
all
about
affordable
housing.
F
So
I
I
would,
you
know,
I'd
be
okay
with
some.
You
know
some
incentives,
some
some
smaller
incentives,
but
nothing
that
makes
a
developer
go
stand
up,
stay
out
of
england.
You
know
that's
the
other.
Other
thing
I
think
could
happen
is
we
have
inclusionary
zoning
and
they
go
oh
well.
I
guess
we're
not
going
to
build
there,
we're
looking
for
we're
looking
for
places
where,
where
we
can
build
without
having
to
go
through
through
that
process.
F
G
Thanks
mayor,
I'm
actually
going
back
to
that
slide.
I,
like
with,
I
think
the
toolkit
strategies
is
that
what
it
was
titled,
because
if
memory
serves
appropriately,
I
feel
as
if
the
conversation
intends
that
I've
had
or
experienced
as
a
council
member
here
tends
to
resonate
around
the
number
one,
and
I
really
love.
G
G
What
did
you
call
the
diversity
of
the
housing
options?
I
think
that's
a
big
one
to
dig
into
as
well
for
englewood
in
terms
of
what
we
can
consider
and
and
what
we
can
pose
to
this
council,
that
the
seven
of
us
might
agree
on
that
that
our
team
of
experts
on
our
administrative
staff
would
agree
with
or
or
want
to
support,
and
that
citizens
would
also
be
be
thankful
for
so
yeah.
I
I
really
love
this
slide.
G
E
E
I
do
want
to
be
careful
about
changing
zoning
we
bought
26
years
ago
in
r1a.
I
expect
the
zoning
to
stay
r1a,
because
that's
why
we
bought
there
was
to
protect
the
value
of
that.
I
do
know
one
thing
that
has
happened
almost
every
home
on
we
live
on
dartmouth
circle.
Almost
every
home
has
been
remodeled
in
the
last
two
or
three
years,
and
there
were
a
couple:
people
that
were
looking
for
a
bigger
house
couldn't
find
one
because
they
disappear.
They
ended
up
adding
to
their
home.
E
E
I
don't
think
they're
30,
I
think
they're
higher
than
that.
It's
a
senior
living-
and
I
know
even
four
or
five
years
ago,
people
were
calling
me
that
they,
every
year
they'd
get
their
evaluation
and
the
rent
got
would
get
raised.
And
someone
called
and
left
me
a
message
today
that
their
rent
is
going
up
200
and
when
you're
a
senior
living
on
fixed
income
and
you're
already
paying
11
or
1200.
E
E
C
Yeah,
so
not
knowing
the
specifics
of
the
agreement
there,
I
can't
necessarily
speak
to
you
know
exactly
what's
happening
there,
but
certainly
there
are
contractual
ways
that
you
can
obligate
kind
of
the
the
permanence
of
those
arrangements
right,
and
so
that
has
a
lot
to
do
both
with
how
that
contract
is
written
with
that
that
actual
provider
or
that
that
apartment
complex.
Yes,
there's
certainly
ways
to
do
that.
It
does
require
some
staff
capacity
to
make
sure
that
those
are
being
enforced
right.
C
So
there's
kind
of
two
sides
of
that
one
is:
did
we
ensure
that
up
front
and
number
two
is?
Are
we
checking
and
enforcing
to
make
sure
that
it's
still
happening?
Yes,
there
are
certainly
ways
to
do
that.
Almost
all
affordability
agreements
do
have
like
a
term
over
which
it
is
valid
right.
So
some
of
those
tend
to
be
relatively
short
15
years.
Some
are
long.
I
I
It
was
supporting
general
iron
and
the
housing
need
there.
800
feet,
two
bedroom
one
bath,
you
know
very
small
houses
and
I
think
what
I'm
seeing
I
mean
I'm
seeing
you're
hearing
people
and
they're,
usually
people
that
have
lived
here
a
long
time
that
have
a
history
here.
The
design
standard
that
they're
seeing
is
different.
It
isn't,
in
quote
the
character
of
the
neighborhood.
I
I
I
A
Thank
you,
member
just
a
couple
questions.
Hopefully
they're
quick
answers,
but
I
don't
think
you
touched
on
it
in
the
presentation,
but
is
there
any
type
of
incentives,
or
what
can
we
between
the
discrepancy
for
for
rent
or
for
sale
by
developers?
Is
there
anything
that
we
could
do
as
a
city
in
order
to
get
them
to
do
for
sale
versus
the
for
rent.
C
Not
directly
other
than
kind
of
thinking
about
the
balance
of
housing
types
that
you're
allowing
so
obviously
an
apartment
complex
if
something
zone,
multi-family
is
most
likely
to
be
rental,
something
that's
known
for
something
else,
but
it's
hard
as
a
city
to
control
that
again,
unless
you
are
directly
influencing
the
development
through
some
type
of
agreement
or
through
some
type
of
incentive
or
that
sort
of
thing.
So
only
if
the
city
has
a
stake.
A
Okay
and
then
second
question
is,
and
I'm
gonna
agree
with
with
member
anderson
on
this,
where
I
just
think
that
we
need
to
open
up
the
supply
to
kind
of
bring
the
costs
down,
because
I
think
that
some
of
what
we're
seeing
today
is
just
the
fact
that
we
haven't
been
building
to
keep
up
with
population
increases.
So
I
guess
my
question
then,
is
going
back
to
the
affordable
housing
piece,
because
I
would
prefer
to
go
down
the
supply
side,
but
I'm
just
wondering:
does
the
market
ever
provide
affordable
housing
without
a
carrot.
C
Shooter,
no,
unless
it's
a
non-profit
organization
that
it
is
in
their
mission
to
do
so,
so
the
the
other
way
to
think
about
that.
If
you're
saying
look,
we
want
to
unlock
supply,
it's
also
thinking
about
ways
to
be
very
hospitable
to
organizations
that
are
mission
driven
so
identifying
those
and
and
building
relationships
with
those
acknowledging
that
you
may
be
willing
to
make
different
incentives
available
when
it's
a
an
entire
development.
That
is
likely
to
be
you
know,
sort
of
majority
affordable
or
something
like
that.
C
So
thinking
about
kind
of
habitat
for
humanity,
other
community
land
trusts
like
elevation,
community,
land,
trust
or
other
builders
that
are
kind
of
working
on
that
mission
driven
scale.
That's
that's
the
only
time
when
the
market
is
going
to
provide
that
and
typically
those
those
developers
are
going
to
need
some
kind
of
subsidy.
It
may
come
from
an
outside
source
right
in
the
case
of
habitat.
They
have
a
lot
of
philadelphia
donations
labor
that
kind
of
thing.
A
A
In
terms
of
where
I
stand,
I
kind
of
I'm
mostly
in
agreement
with
member
andersen.
I
think
just
we
need
to
increase
the
supply,
make
it
as
easy
to
build
in
the
city
as
possible.
I
want
to
see
diversity
of
housing.
Some
of
the
things
that
I
was
talking
about
earlier
were
townhomes
the
missing
middle
aspect
of
it,
where
what
we
don't
see
in
the
city,
anymore,
bungalows,
tiny
homes
that
would
be
more
on
the
affordable
side,
but
I
would
love
to
see
all
those
options
available
to
developers.
A
I
would
also
consider
up
zoning,
although
I
don't
like
the
timing
of
it
here
in
the
in
the
moment
in
terms
of
where
we
are
with
codenext,
but
that
would
be
something
I
would
be
open
to
just
because
I
think
it's
we
have
to
consider
everything.
I
guess
in
a
sense,
so
that's
where
I
stand
so
I'll
leave
it
to
my
colleagues.
I
think
memorandum
you're
next
so
go
ahead.
F
And
I
I
just
wanted
to
weigh
in
a
little
bit
on
that
that
exchange
on
whether
developers
provide
affordable
housing,
because
I
think
I
think
you're
right
in
a
sense
that
you
know
any
developer
is
going
to
come
in
and
try
to
maximize
the
amount
of
money
they
make
off
a
project,
and
I
don't
fault
them
for
that
right.
That's
the
business
they're
in
you
know
when
I
go
out
and
try
to
make
money,
I
want
to
make
the
most
money
per
hour.
F
I
can
you
know
it
makes
sense,
but
I
do
think
there
are
some
some
housing
forms
that
actually
maximize
their
value
at
at
lower
income
scale.
So
if,
if
they
can
come
in
on
a
lot
and
build
a
quadplex,
I
think
that's
a
good
example
because
you
might
be
able
to
get
really
high-end
duplexes
on
on
a
normal-sized
inglewood
lot,
you're
not
going
to
get
really
high-end
houses
in
a
quad
plexus,
there's
not
enough
space
on
the
lot,
and
so
those
are
going
to
be
naturally
more
affordable.
Ads
are
the
same
thing.
F
You
know
if
you,
if
we
allow
for
basement
conversion
adus
those
are
going
to
be
naturally
affordable,
because
they're
in
a
basement
and
and
rich
people
don't
want
to
live
in
basements.
It's
you
know.
So
it's
I
mean
it's
just
reality.
You
know
and
then
and
then
the
other
kind
of
long-term
thing
is
increase.
As
the
mayor
was
saying,
increasing
supply
does
increase,
affordable
housing.
If
you
go,
if
you
think
really
long
term-
and
I
think
I
do
think,
we
need
to
think
both
short
term.
F
How
do
we,
how
do
we
incentivize
some
affordable
housing
in
the
short
term,
but
also
in
the
really
long
term?
We
have
a
broken
system
across
the
country
and
we
are
not
making
enough
housing
because
it's
over-regulated,
it's
over-regulated,
because
we
have
zoning
requirements
that
don't
allow
us
to
build
enough
house
and
keep
up
with
the
market,
and-
and
so
that's
it's
not
directly
building.
You
know
developers
not
going
out
and
directly
building
affordable
housing,
but
whatever
they
build.
If
we
build
enough
of
it
is
going
to
become
affordable
in
the
future.
A
A
I
don't
see
any
further
questions,
mr
lewington,
thank
you
very
much
for
the
data
for
the
presentation.
This
was
great,
miss
miss
patrick,
very
lively
conversation.
I
really
enjoy
it,
so
we
have
another
one
coming
up.
So
I
really
appreciate
your
time
tonight
and-
and
thank
you
again
for
being
here
tonight,
great.
A
No,
we
enjoyed
it
on
our
side.
Thank
you.
So
much
council
we're
going
on
to
the
second
agenda
item
unless
anyone
needed
to
take
a
break,
but
don't
see
anybody
needing
a
break
so
we'll
move
on
to
community
of
development,
director
of
community
development,
brad
power,
chief
redevelopment
officer,
dan
parumba
and
arlene
taniwaki,
if
I
pronounce
that
correctly
principal
at
arlen
land
use
economics
here
to
present
about
the
city
center
redevelopment
economic
impact
report
good
evening,
mr
paramba,
not
yet
I
don't.
A
K
That
was
easy.
Thank
you.
This
item
is
a
quick
update
on
city
center
redevelopment
with,
as
sean
mentioned,
most
of
the
impact
actually,
as
you
mentioned
mayor
most
of
the
impact
on
the
recent
fiscal
and
economic
impact
study
by
ireland,
land
use
economics
presented
by
arlene
tonawaki,
but
before
arlene
summarizes
the
economic
impact
report.
K
I
just
want
to
give
you
a
brief
update
on
progress
for
city
center
redevelopment
as
of
last
week,
skb
triba
and
l
r
partners,
finally
formalized
and
agreed
to
a
purchase
and
sale
agreement
pertaining
to
all
of
the
former
weingarten
property,
and
so
this
is
a
really
really
big
deal.
The
only
thing
we're
about
another
week,
away
from
full
execution
of
that
agreement
between
skb
and
lnr,
but
they've
agreed
to
the
to
the
contract
and
it
just
it
needs
a
final
formal
approval
from
lnr.
K
The
framework
agreement
between
the
city,
ef
and
lnr
will
define
the
steps
to
terminate
the
ground
lease
on
the
former
weingarten
property
and
transfer
that
property
to
skb
tribal,
and
this
really
will
allow
the
vision
that
was
defined
in
2018
when
that
property,
the
former
weingarten
property,
was
foreclosed
on.
It
will
allow
that
property
and
the
city-owned
property
at
city
center,
which
is
the
property
in
blue
you'll.
K
So
this
is
really
like
the
vision
that
we
had
talked
about
four
years
ago
unfolding
contingent
on
successful
negotiations.
The
framework
agreement
with
l
r
will
be
brought
to
you
for
your
consideration
later
in
2022
and
then
just
to
give
you
an
overall
framework,
skb
and
triba's
purchase
of
the
former
weingarten
property
is
targeted
to
close
during
the
first
quarter
of
2024.
K
So
the
focus
of
the
fiscal
and
economic
impact
study
was
to
evaluate
the
financial
impacts
of
redeveloping
city
center
core
area
and
it's
in
specific
relationship
to
approximately
50
million
dollars
in
private
capital.
That
is
projected
to
be
provided
by
the
master
developer,
skb
triba,
plus
the
public
investment
and
financing
required
to
make
redevelopment
economically
feasible.
K
So
we'll
go
through
that
in
later
stages.
But
city
council
will
have
the
right
to
not
only
approve
the
master
development
agreement,
but
a
number
of
financing
agreements
that
are
all
part
of
that
so
I'll
turn
it
over
to
arlene.
But
she
was
engaged
by
skv
triba
and
the
city
with
the
goal
of
preparing
a
fiscal
and
economic
study
of
the
redevelopment
of
city
center
and
specifically
looked
at
you'll.
Remember
the
redevelopment
plan
that
was
presented
to
council
in
april
of
this
year
at
the
april
11th
study
session.
L
Arlene
good
evening,
mayor
and
members
of
council,
arlene
taniwaki,
with
arlen
land
use
economics,
we
have
been
in
business
since
about
2005.
I
actually
have
about.
I
have
over
25
years
of
experience,
but
what
we
do
in
the
denver
metro
area
is.
We
provide
economic
market
and
financial
analysis
for
for
cities
throughout
the
region
and
businesses
in
real
estate,
land
use
and
transportation.
L
L
And
so
the
way
this
presentation
is
structured
is
I'm
going
to
start
out
with
a
summary
and
then
I'm
going
to
go
through
some
definitions
of
terms
go
through
some
of
the
detail,
because
there's
a
lot
of
numbers
here
and
it's
just
easy
to
get
lost
with
all
of
this
and
then
talk
a
bit
about
the
case
studies.
We
looked
at
so
overall
big
picture
economic
and
fiscal
impacts.
L
This
is
kind
of
our
summary
number
for
the
city
center
core,
so
we're
defining
the
city
center
core
as
an
skb
tri-bay
area
that
dan
just
referred
to
it's
the
city
center
area.
It
also
includes
the
weingarten
properties,
and
it's
that
redevelopment
that
that
you
have
been
learning
about.
I
guess
over
the
past
few
months,
we've
estimated
that
the
net
present
value
of
that
redevelopment
is
about
430
million
to
660
million
dollars,
that's
over
30
years,
and
so
how
we
calculate
that.
L
So
that's
your
fiscal
impact
and
then
we
also
have
our
economic
impact
and
so
real
simply
that
just
includes
jobs,
households
as
well
as
visitors,
and
so
this
development
is
anticipated
to
bring
a
lot
of
that
type
of
new
activity
to
the
area.
But
what
we
did
in
order
to
calculate
that
net
present
value
is
to
calculate
or
estimate
what
their
local
expenditures
would
be.
L
So
it
would
be
from
you
know,
new
employees
who
are
eating
lunch
in
the
area
to
new
households
what
they
spend
locally
in
englewood
as
well
as
visitors,
and
what
they
spend
locally
so
essentially,
to
come
up
with
that
big
number
that
we
have
here.
We
added
up
that
construction
related
fee
number,
along
with
that
annual
tax
and
fee
number.
Along
with
that
that
the
local
expenditures
we
ran
that
out,
we
added
those
together.
L
We
ran
that
out
30
years
and
then
we
discounted
it
in
order
to
bring
that
future
number
to
present
day
numbers
and
the
discount
rate.
I
mean
we
went
through
a
lot
of
sort
of
detail
in
the
report,
but
that
discount
rate
is
basically
a
number
that
the
office
of
management
budget
in
in
in
washington
omb
uses
to
estimate
the
value
of
public
infrastructure
projects.
So
essentially,
we
use
the
same
discount
rate,
which
is
how
we
came
up
with
this
over
on
that
present
value.
L
They
hire
new
employees
who
spend
locally
there's
an
increase
in
just
business
to
business
transactions,
and
all
of
this
activity
helps
create
more
demand
for
new
businesses,
new
services,
etc,
and
so,
and
and
and
all
of
that
sort
of
multiplier
impact
can
be
estimated.
There's
models
out
there.
The
us
government
actually
does
sort
of
track
all
of
this.
L
But
what
we
used
is
a
case
study
impact
from
denver
union
station,
which
essentially
said
in
the
denver
metro
region
that
a
development
of
this
type
would
have
an
average
multiplier
of
about
1.7,
and
what
that
means
is
that
the
one
part
of
this
is
the
city
center
core.
It's
the
skb
triba
piece
of
it,
and
the
0.7
is
sort
of
that
additional
economic
impact
as
a
result
of
that
initial
development.
L
So
that's
how
that
number
is
is
calculated
and
then
we
also
did
calculate
out
what
all
of
that
would
mean
to
the
city
of
englewood,
and
these
numbers
are
very,
very
long
term
I'll
go
into
detail
about
these
later,
but
essentially
they
do
fall
into
that
category
of
fiscal
impacts
and
economic
impacts.
So
it's
sort
of
the
same
thing
that
what
we
discussed
earlier.
L
L
We
also
have
some
structured
parking,
but
it's
about
a
two
million
square
foot
redevelopment
with
over
a
thousand
housing
units
intended
to
be
developed
over
the
next
seven
years
or
so.
My
understanding
of
the
schedule
is
correct,
and
so
in
the
report
we
also
talked
about
first
and
second
tiers,
and
so
the
city
center
core
is
in
green.
That's
the
skb
tribal
redevelopment,
that's
kind
of
the
main
redevelopment
that
we're
focusing
on.
L
So
it's
an
example
of
your
multiplier
impact
and
so
that
first
tier
that's
kind
of
to
the
bottom
into
the
left.
That's
something
that's
occurring
now.
My
understanding
is
that
there's
apartments
and
townhomes
in
that
area
currently
being
developed
that
first
tier
area
right
in
the
middle,
that's
englewood
plaza
in
englewood
marketplace,
that's
hobby
lobby,
the
dollar
tree
and
big
lots,
and
these
property
owners
in
the
context
of
the
next
steps
plan
actually
had
actually
indicated
that
they
would
be
interested
in
redevelopment.
L
L
It's
it's
not
specifically
defined,
essentially
what
it
is.
It's
the
areas
adjacent
to
the
first
tier
as
well
as
the
core.
It
includes
the
area
south
of
hampden.
It
potentially
goes
into
the
commercial
areas
along
broadway
these
areas,
and
actually
all
of
this
is
you
know
we
use
fuzzy
lines
here,
but
it's
to
indicate
that
they're
not
specifically
defined
it's
sort
of
this
general
area
that
we're
talking
about.
So,
if
there's
some
redevelopment
further
afield,
that
is
a
result
of
that
city
center
core.
You
know,
that's
perfectly
appropriate
as
well.
L
So
I
wanted
to
go
through
some
of
the
definitions
in
terms
of
what
specifically
we're
talking
about,
and
you
know
some
of
the
sources
that
we
used
for
economic
impacts.
We
did
talk
about
the
one-time
impacts
and
then
ongoing
impacts
and
in
each
situation
I'll
be
talking
about
both,
but
your
one-time
economic
impacts
are
from
construction,
and
that
typically
incur
you
know,
occurs
one
time
at
the
very
you
know,
beginning
you're,
building
an
apartment
building
like
once,
so
that
includes
cost
of
materials.
L
We
got
those
construction
estimates
from
the
development
team,
jobs,
payroll
and
local
spending.
That
information
came
from
bureau
of
labor
statistics
numbers
from
the
us
department
of
labor,
so
we
made
some.
We
got
some
information
directly
from
the
development
team,
but
what
we
then
did
is
we
used
just
general
sort
of
factors
and
criteria
in
order
to
develop
our
own
sense
numbers
about
what
the
impact
would
be:
fees
for
architects,
engineering
and
financial
services.
There's
typical
ratios
that
developments
use
to
to
you
know:
architects
estimate
their
fees
based
on.
L
L
L
Fiscal
impacts
very
important
for
the
city
of
englewood.
Overall,
it's
basically,
your
sales
is
it's
basically,
sales,
taxes,
property
taxes
and,
like
and
and
part
of
this
comes
directly
to
the
city
of
englewood,
and
in
this
case,
part
of
this
would
also
go
to
the
edda
or
the
increment
would
go
to
the
edda.
L
So
your
one-time
taxes,
these
are
all
related
to
construction.
Your
use
taxes
are
based
on
your
construction
cost
materials.
You
can
hear
the
cost
of
materials
used
in
construction
and
we
made
those
estimates
based
on
what
the
development
team
told
us.
We
also
interviewed
some
of
the
staff
in
terms
of
what
portion
of
of
that
would
be
taxed.
L
L
We
talk
to
the
staff
person
who's
in
charge
in
order
to
help
make
those
estimates
for
for
those
portions
of
the
fiscal
impacts
and
then
on
an
ongoing
basis.
You
have
real
property
taxes.
That's
you
know.
You
have
mill
levies
and
you
know
assessors
rates
that
we
use.
We
use
the
prevailing
rates
and
mill
levees
personal
property
taxes
are
for
equipment,
and
so
you
know
a
lot
of
businesses
have
equipment,
those
are
also
taxed.
L
We
did
incorporate
an
estimate
of
that
sales
taxes
based
on
just
sales
at
restaurants
and
retailers
in
the
prevailing
sales
tax
rate
in
the
city
of
inglewood,
indirect
sales,
taxes
from
people
eating
who
are
working
here
and
the
sales
taxes
that
are
generated
from
their
expenditures
at
restaurants
and
the
like
and
then
lodging
taxes.
You
do
have
a
lodging
tax
rate
that
we
did
directly
incorporate.
L
And
then,
finally,
the
multiplier
impacts
and
just
going
into
this
in
a
little
more
detail.
Again,
that's
your
first
and
second
tier
areas:
it's
not
your
direct
city
center,
core
area,
but
essentially
what
it
is
it
it's,
a
an
enumeration
of
the
relationships
that
households,
visitors
and
businesses
have
throughout
the
denver
metro
area,
and
so
essentially
the
denver
metro
area
is
the
universe
that
we
looked
at.
But
what
it
does.
L
It
helps
enumerate
some
of
those
business
relationships,
and
so
essentially,
what
happens
is
that
the
businesses
residents
and
visitors
they
their
spending,
circulates
dollars
throughout
the
economy.
It
comes
back
into
the
economy
and
what
that
multiplier
affects
that
we
mentioned
previously
that
1.7
number
does
it
measures
the
impact
of
that
initial
activity
at
the
city
center
and
a
core
on
the
local
and
regional
economy.
L
L
L
Again,
that's
the
skb
triba
area
is
on
a
one-time
basis,
and
these
are
the
taxes
that
come
from
use
taxes,
the
sales
taxes,
plan,
review
and
building
permit
about.
10.9
million
of
that
would
be
for
the
city
of
englewood
and
then
on
an
ongoing
annual
basis
about
2.6
million
in
that
would
come
to
the
city
of
englewood.
A
portion
of
that
again,
the
increment
would
potentially
would
go
to
the
edda,
which
has
a
very
certain
focus
on
that
downtown
area.
L
L
We
also
estimated
the
core
first
and
second
tier
economic
impacts,
so
it's
for
this
entire
area.
Overall,
it's
not
something
that's
going
to
happen
right
away.
I
mean
this
could
take.
Maybe
you
know
decades,
and
I
think
the
case
studies
that
we
will
show
will
demonstrate
that
it
does
take
a
long
time
and
so
on.
A
one-time
construction
basis
for
your
economic
impacts,
we're
looking
at
830
million
and
that's
in
today's
dollars,
potentially
over
2000
new
households.
L
L
Special
districts
had
to
be
involved
whether
it
was
an
urban
renewal
area
or
whether
it
was
a
downtown
development
authority
or
a
metropolitan
district
tax.
Increment
financing
was
a
big
part
of
the
case
studies
and
whether
or
not
we
looked
at
them,
and
we
also
wanted
to
make
sure
that
we
looked
at
the
denver
metro
region.
L
It
is
a
complex
redevelopment,
public-private
partnerships.
In
this
case
there
were
multiple
authorities
in
districts
to
finance
and
represent
different
interests,
and-
and
if
you
read
that
you
know
there
was
a
lot
of
it
went
back
past
decades,
there
were
a
number
of
different
efforts
to
get
all
of
this
going
before
it
actually
did
materialize.
L
So
it
was
an
effort
that
was
just
a
multi-decade
effort.
Overall.
This
particular
map
shows
the
downtown
development
authority
area
in
red
and
in
this
particular
case,
that
authority
was
used
as
more
of
a
financing
vehicle
and
then
we've
got
the
denver
union
station
site,
which
is
in
purple
overall,
and
there
were
multiple
metropolitan
districts
which
I
I
don't
know
if
dan
has
mentioned
this,
but
I
think
that's
also
being
contemplated
for
the
skb
tribal
redevelopment
area
and
so
real
quickly.
L
You
know
there
was
a
story
that
was
part
of
the
denver
union
station
case
study,
but
essentially
on.
The
left
is
an
outline
of
the
overall
development
program
in
that
area.
Immediately
around
the
station
there's
quite
a
bit
of
retail
there's
a
grocery
store
there,
there's
about
2.4
million
square
feet
of
office,
there's
about
2000
residential
units
and
hotel
rooms
and
there's
quite
a
bit
of
structured
parking.
L
L
It's
an
example
of
a
commercial
center
evolving
and
changing
a
response
to
consumer
demand.
It's
now
in
its
third
life.
Overall,
it
started
life
as
a
montgomery
ward
anchored
center
so
that
old,
mall
sort
of,
like
you,
know
the
old
mall
here
at
englewood
city
center.
It
then
transitioned
into
a
big
box
center.
So
now
it's
anchored
by
sam's
sam's
club
and
a
couple
of
other
boxes.
It's
now
transitioning
into
a
mixed-use,
high-density
transit,
oriented
development
and
in
this
particular
case
study
they
they
used
urban
renewal.
L
So
it's
something
that's
literally
going
on.
Currently
they
do
have
a
public-private
partnership
with
rtd
for
the
development
of
the
first
phases
and
they
use
their
tiff
to
help
address
a
regional
drainage
issue
which
was
going
to
actually
hinder
their
redevelopment
near
the
station,
and
so
they
used
that
to
help,
and
what
that
did
is
that
helped
unlock
some
of
the
development
that
you're
seeing
there
today.
So
if
you
go
to
alameda
and
broadway,
there's
there's
just
a
lot
going
on
there
there's
about
1600
apartments.
L
I
think
they
do
have
plans
for
some
office
and
some
other
uses
they're
talking
about
the
fact
that
this
development
will
happen
through
the
2030s.
It's
it's
not
going
to
happen
right
away
and
they
are
planning
for
up
to
10
million
square
feet
of
of
redevelopment,
which
will
take
some
time
to
actually
materialize
and
then
the
final
case
study
is
old
town
arvada.
L
L
Their
benefits
have
taken
decades
to
materialize,
they've
used
their
tiff
and
their
projects
to
include
like
landmark,
restoration,
some
of
their
old
buildings
near
the
stations
have
actually
been
upgraded
and
beautified
they've
created
some
parks
in
the
area.
They've
adaptively
reused,
some
of
their
buildings
they've
also
directly
invested
with
some
of
the
new
redevelopments
that
have
occurred,
including
apartments
hotels,
as
well
as
structured
parking.
L
And
so
they
also
did
a
study
about
the
impacts
of
their
urban
renewal
areas.
They
have
about
1100
housing
units
about
1.8
million
of
commercial
square
feet
that
includes
both
retail
as
well
as
a
little
bit
of
office.
They
have
some
hotel
rooms
and
they
do
have
some
new
jobs.
Overall,
their
project
costs
they're,
estimating
at
about
375
million.
L
L
And
so
cities
invest
in
redevelopment,
and
this
is
my
concluding
slide
to
shape
how
a
project
benefits
a
community.
There's
there's
a
number
of
different
reasons
why
cities
invest
to
also
help
maintain
economic
sustainability
and
resiliency
to
broaden
and
diversify
the
economy,
to
avoid
further
economic
decline,
to
provide
enhancements
for
the
community
to
add
new
jobs,
incomes
and
tax
revenues,
and
to
also
stave
off
further
financial
and
physical
deterioration.
J
I
And
certainly
com,
I
mean
I'm,
I'm
not
understanding
the
comparative
market.
Analysis
of
inglewood
and
union
station,
for
example,
alameda
is
closer
and
I
understand
that
a
little
better.
But
I'm
wondering
why
and
I'm
not
familiar
with
these,
but
north
glenn
wasn't
used
as
a
comp
and
and
wheatridge,
for
example,
which
are
two
like-sized
cities
to
you
to
englewood
and
I'm
just
curious.
That
was
it
for
the.
L
No,
the
very
good
question
you
know
I
think
in
the
case
of
the
wheatridge
and
I'm
thinking
of
their
end
of
line
station
literally.
What
we
also
wanted
to
do
was
find
some
older
case
studies,
so
we
could
actually
look
at
what
the
effects
have
been
longer
term,
because
the
challenge
is
with
the
north
glenns
and
the
wheat
ridges
is
that
they're
somewhat
in
the
same
situation
as
you
they're
ongoing,
and
so
it's
hard
to
measure
what
the
long-term
impacts
are.
L
So
part
of
the
combination
of
the
fact
that
we
chose
denver
unit
station
is
just
is,
is
a
little
bit
older.
Alameda
is
ongoing.
Our
vat
is
a
little
bit
older
as
well,
and
so
honestly,
it
was
I
mean
we
had
multiple
rounds
of
conversation
about
which
stations
to
look
at,
and
we
wanted
to
sort
of
provide.
So
I
think
in
total
you
can
take
different
sort
of
nuggets
of
information
from
each
of
them.
There's
not
one.
That's
really
directly
comparable
to
to
your
situation.
L
L
Yeah
we
also
wanted
to
I
mean
we
were
thinking
about
using
castle
rock
and
some
other.
They
didn't
have
a
station,
though,
although
that
would
have
been
a
good
comparable
just
because
in
their
situation
you
know,
there's
a
downtown.
They
have
a
number
of
different
districts,
but
they're
also
very
they
have
a
very
cohesive
economic
development
strategy,
so
they're
all
sort
of
pointed
in
the
same
direction.
F
My
my
main
question
here
is
just
how
to
think
about
this
top
line,
because
the
top
line-
number
430
million
to
660
million
net
present
value,
I'm
trying
to
figure
out
what
all
is
included
in
that
and
and
then
just
what
the
significance
of
the
number
is.
So
in
am
I
understanding
correctly
that
the
cost
of
the
construction
itself
is
included
in
that
number
overall
as
and
then
so
they're.
The
490
million
total
cost
of
construction
is
that
okay.
L
L
So
that's
one
part
of
that
and
then
the
2.6
million
in
the
net
new
annual
fiscal
revenues
to
the
city,
that's
multiplied
by
30.,
and
so
that's
another
component
of
that
and
then
that
30.5
million
in
local
new
local
expenditures
from
the
jobs,
households
and
visitors-
that's
the
other
part
of
it-
that's
multiplied
by
30..
So
all
of
that
is
added
together
and
then
it's
discounted.
L
And
so,
at
least
at
this
point
I
I
think
that
what
we
wanted
to
do
was
to
demonstrate
the
range
of
value
that
the
project
is
potentially
worth
over
30
years
to
the
city.
Just
in
the
forms
of
you
know,
direct
revenues
to
the
city
as
well
as
the
edda
and
then
also
expenditures
that
are
made
that
directly
benefit
the
economy
of
the
city
of
englewood,
and
so
how
that
is
used.
F
Okay,
so
the
the
I
was
I
was
kind
of
thinking
of
this
in
terms
of
kind
of
a
an
roi
kind
of
you
know.
What
kind
of
return
are
we
getting
on?
The
investment
are,
I
guess
our
investment
of
somewhere
between
you
know
50
and
60
million
on
the
public
investment
in
the
project
and
then
and
then
there's
of
course,
the
investment
of
the
developers
that
are
putting
in
you
know
over
the
course
of
seven
years,
hundreds
of
millions
of
dollars.
F
It
looks
to
me
like
it's
if,
if
there's
this
net
economic
impact
of
430
to
660
million,
that's
positive
economic
benefit
to
the
city,
but
the
total
investment
going
into
the
project
from
both
the
city
and
and
our
partners
is
somewhere
in
that
same
range.
It
looks
like
there's
an
expenditure
in
my
am
I
understand
this
correctly
that
there's
an
expenditure
of
about
you
know.
500
million
and
a
return
to
the
city
in
terms
of
economic
impact
of
500
million
is.
Is
that
a
valid
way
of
of
looking
at
the
number.
L
G
F
If
we
invest
60,
you
know
60
million
up
front
or
you
know
like.
I
think
it
would
be
appropriate
to
calculate
the
the
net
present
value
of
whatever,
if
you're
comparing
net
present
value
of
the
total
investment
in
terms
of
debt
and
everything
for
the
the
dda
and
the
tiff
to
that
that
430
to
660
million
in
terms
of
the
net
present
value
there.
F
So
those
are
kind
of
the
two
numbers
that
when
you
know
analyzing
this
I
really
want
to
you
know
I
want
to
see
both
of
those
numbers
side
by
side
and
we
got.
We
got
the
one
430
to
660..
So
what's
that
other
one-
and
I
think
the
other
relevant
one
is-
is
kind
of
what?
What's
our?
What
kind
of
value
are
we
getting
in
terms
of
of
tax?
F
You
know
tax
revenue
and
I
I
saw
in
here
that
we're
we're
expecting
you
know,
50
to
60
million
of
tax
revenue
over
the
30
years
as
well.
In
the
report
I
think
was
on
page
six
and
but
we're
investing,
you
know
potentially
50
to
60
million
up
front,
so
it
doesn't
seem
like
that's,
maybe
quite
a
helpful
analysis.
We
need
to
really
compare
it.
L
So
perhaps
it
would
be
easier
to
so.
I've
just
shown
you
that
2.6
million
in
the
net
new
annual
fiscal
revenues
to
the
city,
and
maybe
it
would
be
helpful
to
take
that
multiply
it
out
by
30.
You
know
to
show
that
that
actual
calculation
and
then
to
compare
that
to
whatever
that
public
investment
request
is
that
might
be
a
simpler
way.
Is
that
a
simpler
way
of
showing.
L
F
A
You
and
actually
just
to
piggyback
on
that.
So
when
I
was
thinking
about
the
tax
revenues
as
well,
but
wouldn't
you
include
the
tier
one
and
the
tier
two
as
well,
because
I
think
from
this
slide
is
just
the
core.
So
I
was
just
I
was
thinking
of
it
that
way,
but
I'm
not
sure
if
that's
something
that
we
would
include,
but
I
think.
K
That's
a
really
good
way
of
looking
at
it,
because
the
city
center
core
redevelopment
should
really
catalyze
fairly
quickly.
The
redevelopment
in
the
tier
one
area-
and
the
other
thing
I
just
mentioned
in
passing,
is
that
we
made
a
decision
not
to
look
at
kind
of
the
typical
economic
engine
driver
analysis,
which
you
look
at
the
impact
across
the
entire
city.
So
we
said
we're
not
going
to
make
any
attempt
at
quantifying
that
in
this
study,
but
by
all
you
know,
standard
measures,
it
should
be.
E
You
thank
you
for
the
presentation,
so
the
figures
in
your
calculations
are
predicated
on
the
information
that
you've
been
given
by
skb
so
and
whoever
else.
But
if
they
choose
down
the
road
not
to
build
the
hotel
or
do
whatever
if
they
change
anything,
then
these
numbers
would
no
longer
be
accurate.
Is
that
correct.
K
I
think
the
general
idea
that
we're
heading
towards
is
that
the
master
development
agreement
between
the
city
and
skb
tribal
will
in
fact
define
what
the
project
is
in
terms
of
square
footages
uses
periods
of
time.
So
I
think
the
numbers,
while
they
might
occur
in
slightly
different
time
periods,
are
that's
what
we
envisioned
for
the
project,
and
so
it's
very
likely
that
they'll
take
place,
and
I
think
it's
important
to
remember
their
role
is
that
of
master
developer.
E
Okay,
thank
you
for
that,
and-
and
I
guess
the
one
thing
that
we
as
a
council
need
to
to
look
at,
and
it
goes
back
to.
I
believe
what
council
member
anderson
was
talking
about
is
return
on
investment,
because
when
you
were
talking
about
the
alameda
station,
for
instance,
that
whole
redevelopment
thing
has
been
going
on
since
the
1980s,
and
so
what
I've
seen
in
some
other
redevelopments
is
by
the
time
you
get
it
paid
for
there's
you
have
to
go
into
debt
again
to
redo
whatever,
and
so
anyway,.
L
Well,
I
I
think
that's
one
of
the
messages
overall
is
like
it's
not
one
and
done
it's.
You
know
with
a
lot
of
these,
particularly
like
the
alameda
stations.
You
do
have
to
make
a
constant
sort
of
concerted
effort
to
make
sure
that
you
know
you
stay
relevant
with
what
people
want.
You
know
people
don't
go
to
montgomery
wards
anymore.
You
know
people
shop
very,
very
differently,
and
so
I
you
know,
I
think
part
of
it
is
just
understanding
that
this
is.
You
know
somewhat
of
a
business
investment.
J
L
L
Similarly,
there
is
some
flexibility
in
terms
of
how
you
use
ddas
overall,
I
think
that
that's
something
that
the
edda
is
looking
into
in
terms
of
financing.
What's
our
appropriate
role,
mr
burnberg
with
northland
is
here-
and
I
in
he's
helping
the
edda
out
with
that.
But
our
examples
here
were
really
intended
to
show
the
fact
that
there's
actually
a
variety
of
different
tools
that
you
can
use,
and
there
is
some
flexibility
you
just
need
to
define
exactly
what
you're
comfortable
with
in
terms
of
how
you
would
like
to
use
those
tools.
J
Thank
you.
I'd
also
like
to
echo.
While
I
have
the
floor,
some
of
the
concerns
that
my
fellow
council
members
have
have
noted
on
the
potential
investment
that
we're
looking
at
here
and
I
I
know
the
economic
impact
would
largely
be
positive,
but
we're
being
asked
to
potentially
ask
to
put
forward
a
large
chunk
of
change
at
the
outset
or
property
that
has
significant
value
at
the
outset
of
this.
L
Well,
these
are
always
a
bit
of
a
gamble.
I
mean
it's
a
pretty
significant
you're
right,
it's
a
pretty
significant
chunk
of
public
money.
Other
cities
have
done
it
that
doesn't
make
it
any
easier
for
you.
I
think
dan's
mentioned
development
agreement.
I
mean
there's
certain
agreements
that
you
need
to
put
into
place
in
order
to
make
sure
that
you're
protected
as
a
city
as
well,
and
you
want
to
make
sure
that
that
developer
performs
and
that
they
provide
what
it
is
you're
looking
for.
J
That's
helpful
also
note,
I
think,
one
of
the
things
that
that
really
does
kind
of
capture
my
attention
on
this
is
it.
It
feels
a
lot
like
we're
being
asked
to
do
what
we
were
asked
to
do
20
years
ago
and
and
like
we
already
tried
this
once
and
and
now
we're
going
back
to
the
drawing
board
and
trying
it
again,
and
that
makes
me
a
little
nervous
as
well.
I
Thank
you
on
slide,
six,
you,
you
show
the
first
and
second
tiers
and
what
I
believe
is
that
area
south
of
us
285
that
second
tier
area
that
appears
to
go
all
the
way
I
think
to
cherokee,
or
something
like
that.
Do
you
see
that
as
organic
that,
once
this
started
happening
and
possibly
the
main
city
center
part
happening,
then
this
would
organically
the
developers
or
owners
would
want
to
develop
that
or
do
you
see
the
city
coming
in
and.
L
Would
there
be
a
need
for
now
in
the
context
of
the
next
study
and
some
of
the
previous
plans
that
I've
been
involved
in,
we
did
have
property
owners
come
to
the
meeting
indicating
interest
in
redevelopment
and
then
also
at
the
sports
authority
site.
There
is
something
going
on,
so
it
does
indicate
that
there
is
some
interest
in
sort
of
going
past
this
barrie
of
hampden
as
to
whether
or
not
there
would
be
the
need
for
a
little
bit
of
incentive.
L
I
F
I
kind
of
went
through
and
added
up
the
numbers,
and
it
looks
like
there's
about
a
100
million
dollars
represented
on
this
in
terms
of
the
net.
New
investment
is
this
over
the
30
years,
and
how
does
this
relate
to
the?
For?
Is
this
a
part
of
the
430
to
660
million
number,
or
how
does
this
relate
to
that.
F
L
So
that
is
the
two
point:
six
million
that's
reference
in
the
table.
That's
shown
on
the
screen,
so
that's
the
overlap
there.
This
particular
table
is
like
a
one-time
glance
at
what's.
What's
under
old
is
what's
there
currently
new
is
all
that
redevelopment
in
the
area.
So,
however
long
that
takes
and
then
the
net
new
is
just
one
subtracted
from
the
other.
F
F
F
A
A
A
Don't
think
I
see
any
mr
parumba
miss
tanawaki.
Thank
you
very
much
for
the
presentation,
all
the
data
yeah.
We
look
forward
to
continuing
these
conversations
in
the
months
ahead.
So
thank
you
very
much
for
the
research
on
this
okay.
Thank
you.
Thank
you
all
right,
council.
I
think
we
are
moving
on
to
boards
and
commission
reports.
Does
anybody
have
anything
for
tonight.
I
I
Jason
and
centennial,
I
think,
by
this
time,
snow
falls
for
sure,
also
just
as
an
update
too.
The
parking
lot
for
bellevue
is
looking
at
being
open
by
the
end
of
this
month,
and
parks
are
somebody's
working
with
excel
about
additional
lighting
or
new
lighting,
also
a
possibility
of
path,
lighting's
path,
solar
lighting,
to
see
what
what
that
would
be
through
the
park,
just
as
a
safety
type
thing
so
number
of
things
going
on
there.
I
I
G
Thanks
mayor,
this
won't
be
an
exciting
update,
but
on
the
31st,
the
historic
preservation
commission
held
their
meeting
in
our
we
didn't
have
quorum.
Nor
did
the
scheduled
speaker
arrive
at
the
meeting,
so
the
meeting
ended
after
just
a
few
minutes
and
we'll
try
to
recover
what
should
have
been
discussed
in
this
meeting
later
on.
J
J
A
Anyone
else
not
I
do
have
one
e-tec
did
meet
this
past
thursday
night
one
was,
we
did
have
a
a
member
from
it
wasn't
dr
cog,
but
they
came
from
rtd.
I
believe,
but
basically
there
was
another
project
that
for
federal
improvements,
I'm
trying
to
think
of
the
corridor,
but
basically
there
is
a
portion
that
they're
asking
england
to
participate
in
the
member
of
members
of
etec
did
not
vote
to
recommend
that
city
council.
A
The
other
one
was
just
the
ongoing
discussions
about
the
old
old,
hampton
complete
streets
project,
so
it
was
a
little
bit
more.
There
was
a
further
update
on
that
and
just
additional
conversation
from
etag,
but
that
was
the
extent
of
it.
I
have
nothing
else.
Moving
on
to
council
members
choice,
anyone
tonight.
M
M
M
E
H
H
I
also
contacted
the
the
members
of
the
e-board
regarding
legal
representation
that
could
specifically
guide
the
e-board
during
this
process
and
we've
also
been
studying
different
property
management
options
for
the,
if
board,
both
currently
now
that
former
chairman
has
has
left
the
city
so
is
no
longer
serving
and
then
after
disillusion,
what
those
options
are
and
sean
worked
with
community
development
to
evaluate
those
already.
So,
yes,
we
are
moving
forward
and
it
still
is
in
process.
So.
H
Well,
from
my
perspective,
I
have
an
obligation
to
ensure
the
city
does
not
become
the
owner
of
property
that
presents
an
environmental
hazard
and
that's
actually
in
municipal
code.
So
from
my
perspective,
I
still
need
to
see
that
environmental
assessment
before
I
can
recommend
the
city
accept
any
property
from
eve.
M
Mayor
can
I
add,
to
that
yes,
go
ahead,
city
manager,
thank
you
and
remember
russell
another
thing
that
we
are
working
on
as
an
interim
step
to
just
keep
the
board
going
with
two
excuse
me,
one
out
of
our
three
board
members
gone
is
next
week
we
have
an
item
on
your
agenda
that
will
be
the
appointment
of
the
interim
public
works
director
to
that
board.
Just
to
replace
that
code
does
specifically,
we
changed
this
since
I've
been
here
for
the
council
to
actually
vote
on
that.