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Councilmember Kuzma said the original plan was dated and this Plan is progressive, flexible, <br /> and market-driven to help define the vision. <br /> Councilmember Riley agreed the Plan is market-driven and that two areas of concern is changing <br /> floor-to-area-ration (FAR) in response to market requests and parking structures. He said the <br /> market will not dictate that and if we push structured parking the result will be the City <br /> constructing a ramp instead of developers. He said flexibility and strict adherence to FAR does <br /> not sound very flexible and should be reviewed. <br /> Community Development Director Gladhill said staff will work with the Planning Commission <br /> to acknowledge community impacts and market, adding it is important to balance between <br /> requirements and what will work. He said a ramp is not a new topic and this Plan will not solve <br /> all parking concerns but we want to study how parking could work in order to communicate the <br /> benefits to developers. <br /> Chairperson Bauer said he was concerned that if we have a vision then it should be followed. He <br /> said the Planning Commission wanted to stress the need for shared parking so it was <br /> incorporated into each of the developments. He acknowledged structured parking may require <br /> some City dollars as developers will not pay for an entire ramp if they only use a portion. <br /> Planning Commissioner Anderson said we should consider shared parking from the beginning <br /> for cost sharing as he does not want to see us bottleneck with nowhere to park. He said we have <br /> to consider either constructing higher or allowing for the capability to go up if needed. <br /> Councilmember Riley said he wished we had the problem of not having enough space because <br /> we have nothing but space. He said structured parking costs $50/square foot and the market will <br /> not support that because land costs now range between $6-$12/square foot. He commented that <br /> shared parking with Northgate Church works well. <br /> Chairperson Bauer agreed, stating a theater generally uses parking in the evenings and could be <br /> another shared parking option. <br /> Community Development Director Gladhill said it is fair to assume proformas, ROI, tax base, <br /> etc. to identify the funding gap and frame any vision in that context. <br /> Acting Mayor LeTourneau commented that flexibility will be important. <br /> Councilmember Williams asked if staff wants structured parking studies included in the Plan. <br /> Community Development Director Gladhill said the Plan is a broad policy document and based <br /> off this direction we will lay out system plans, one being parking districts and/or parking ramps, <br /> and that staff is looking for feedback to kick off system plans, including parking strategies. He <br /> said this direction will establish how we make requests and bring contracts forward. <br /> City Council Work Session/April 25, 2017 <br /> Page 3 of 8 <br />