Overall Development Plan

Land Uses

This project is zoned an Employment District which allows for a variety of mixed use commercial and residential with medium density. No single family is allowed. The zoning wants 75% of the uses to be “Primary” which are shown below and 25% to be secondary. Residential is limited to 25% unless it is above a primary use and then there is no density limit, but a four story height restriction. The layout is proposing to mass the development density along the parkway in three and four story as shown on the next page and put the parking in the back.

: Offices, Financial Services, Clinics, Adult Day Care / Respite Care Center, Research Labs, Light Industrial Uses, Long-Term Care Facilities, Hospitals, Public & Private Schools.

Secondary Commercial Uses Are: Clubs & Lodges, Child Care Centers, Fast Food Restaurants, Health & Membership Clubs, Lodging Establishments, Bed and Breakfast, Establishments, Funeral Homes, Bars/Taverns, Workshops, Indoor Recreation Establishments, Personal & Business Services Shops, Artisan & Photo Studios & Galleries, Convenience Shopping Centers (which can include: Retail Stores, Convenience Retail Stores with Fuel Sales, Liquor Sales, Beauty or Barber Shops, Dry Cleaning, Equipment Rental, without Outdoor Storage, Pet Shops), Food Catering, Veterinary Facilities and Small Animal Clinics, Convention & Conference Centers, Print Shops, Workshop & Custom Small, Industry Uses, Places of Worship or Assembly

Propose Allocation of Uses

Primary uses			Size in s.f.
75 Percent of the developed building square footage:
Research laboratories;			750,000
Light Industrial uses;			100,000
Offices;			750,000
Financial services;			150,000
Clinics/ Medical			200,000
Adult day/respite care center;			150,000
Long term care facilities;			150,000
Mixed-use dwelling units (on upper floors)			1,500,000
Transit facilities;			50,000
Flex Space with Warehouses;			100,000
Warehouse & distribution facility;			50,000
Possible private schools;			50,000
Possible heliports and helipads.
Secondary Uses			4,000,000
25 Percent of the developed building square footage:
Ø Restaurants;			50,000
Ø Personal and business service shops;			150,000
Ø Lodges establishments;			200,000
Ø Convention and conference center;			50,000
Ø Convenience shopping centers;			200,000
Ø Bars, Taverns;			50,000
Ø Mixed-use dwelling units (not over primary uses);			200,000
Ø Workshops and custom small industry.			100,000
			1,000,000

Illustrations
These are illustrations of land use and density and not yet a definitive plan approved by the city. We submitted our rezoning request for the 153 acres of land we have under option and won approval for mixed use employment zone district. The entire project is envisioned as a common interest community with large tracts sold to developer as shown in the first image above. We have two economic generator ideas for this entire property: The first is a retirement campus aimed at Baby Boomers and the second is an Research Campus that creates new jobs by attracting out of town companies. The Market Analysis shows that only residential and retail development are viable as local markets and that commercial, industrial and office space are not strong enough and that the latter must appeal to "out-of-town" users. With this in mind, here are some planning studies for the site:

(Click on images to enlarge.)

	Planning Studies There are 50 city blocks available in 19 tracts. Each tract is nearly three city blocks or 275,000 s.f on average. The rezoning to the city has been completed includes the mix of uses shown below. The rezoning application is for 1:1 FAR (Floor Area Ratio) totaling about 5 million s.f. of buildable density. The surrounding 255 businesses voted for land uses with: 40% residential , industrial 10% and commercial 50% for office, medical, retail and entertainment.

	Parkway To open the site for development a 1.2 mile parkway is planned. It will have, four-lanes, divided with a 20 foot median and utilities contained within the street for water, sewer and drainage. Additionally, sidewalks, landscaping and street furniture on each side of the street are planned. Probable cost.

	Parks A small park is envisioned along the west part of the flood channel and another park at the east entry. The flood channel may also contain a bicycle lane. Mini-parks and plazas are located throughout the retirement campus under atrium skylights in the center of the condominiums.

	R & D Center The four eastern super blocks (3, 4, 17 and 18) are planned as a Research and Development Park mixing office, medical, retail, civic and entertainment uses both vertically and horizontally as shown in the diagram. This is expected to develop out at about 1.5 million s.f. although higher density is available.

	Work at Home These are Townhomes with work spaces on the ground level and residences on top of them. They are located in Blocks 11 and 13. They are aimed at professionals who can work at home such as lawyers, realtors, craftsmen, engineers computer related, CPAs, teachers, decorators etc. The front is for public entry/display and the rear is for garages/delivery.

	Assisted Living Center This land use is for retirees who want a variety of services provided them including, food hall, medical and housekeeping. These building are two stories and located in blocks 7 and 14. The units are small with kitchenettes and many open to mini-gardens.
	Townhomes This land use is the lowest density. These are Townhomes that are located in the middle of the project on tracts 6 and 15. No commercial services are planned here among the Townhomes. We are studying how these could become mini offices and residences for Bankers and Ventures capitalists wanting to fund the research projects that arise.

	Condominiums This is the higher density housing in four story buildings located in the west end in blocks 8, 9, 10 and 12. These will have ground floor commercial and recreation facilities such as a pool, spa and club house gardens. Some supporting retail offices and civic uses maybe be incorporated

	Infrastructure Resources High-speed (1.25 - 10 Gbps) point-to-point wireless communication for backbone POP access, redundant availability, project-wide connectivity, local loop communications, high definition video, voice and data transfer.

Offered by Lloyd Goff
Phone: (303) 671-5340
Email: lloydgoff@hotmail.com

Please visit our automated guideway transport site at www.smartskyways.com