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Memorandum 171st Avenue Area AUAR <br />Land Use Development Scenarios <br />May 20, 2011 <br />Page 3 of 6 <br />Table 6.2: Scenario 2 <br /> <br />Land Use Acres <br />(Gross) Housing <br />(units) Commercial <br />(sgft) Industrial <br />(sgft) <br />High Density Residential 46 368 <br />Job Area 116 1,263,240 <br />Destination Retail 45 490,050 <br />Temporary Destination Retail 20 217,800 <br />Transit Center 8 87,120 <br />Service /Commercial 3 32,670 <br />Open Space 5 <br />TOTAL 243 368 827,640 1,263,240 <br />Scenario 3 (Figure 6.2) <br />Scenario 3 is based on the City's 17151 Avenue Focused Area STudy'Future Development <br />Framework Plan'. This Scenario would require an amendment to the Comprehensive Plan and <br />Zoning Ordinance (mixed use district). This scenario evaluates the high of the density ranges (20 <br />units per acre for High Density Residential). This scenario also evaluates the higher impact end <br />'worst case scenario' range of commercial, retail, office and business uses that could be <br />accommodated in areas guided for development, and therefore a composite FAR of 0.35 will be <br />applied to these areas. The following table outlines the land uses for this scenario. <br />Table 6.3: Scenario 3 <br /> <br />land Use Acres <br />(Gross) Housing <br />(units) Commercial <br />(sgft) Industrial <br />(sgft] <br />High Density Residential 46 920 <br />Job Area 116 1,768,536 <br />Destination Retail 45 686,070 <br />Temporary Destination Retail 20 304,920 <br />Transit Center 8 87,120 <br />Service /Commercial 3 45,738 <br />Open Space 5 <br />TOTAL 243 920 1,123,848 1,768,536 <br />Development Assumptions <br />A discussion of each land use type and the development assumptions associated with each land <br />use type presented in Tables 6.1, 6.2, and 6.3 is outlined below. The development assumptions <br />are intended to satisfy guidance from the Environmental Ctuality Board (EQB), which indicates <br />that the AUAR document should cover the possible impacts through a 'worst case scenario' <br />analysis or else prevent the impacts through provisions of the mitigation plan. This means that <br />the residential density assumption used to analyze the development scenarios may be higher <br />than the actual built density and the assumed intensity of commercial and industrial <br />development may be more intense than that of future development. Slightly overestimating the <br />amount of potential development in the AUAR will help to ensure validity of the AUAR for <br />development projects in the future. If the RGU determines in the future that the project is not <br />consistent with the AUAR assumptions and mitigation measures, then the AUAR will need to be <br />