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Council reviews three redevelopment scenarios for JRM property, consultants highlight limited retail demand
Summary
Consultants presented three conceptual land‑use scenarios for the JRM property near the cultural center, estimating modest retail capture (6,000–9,000 sq ft) and housing yields ranging from dozens of single‑family homes to several hundred multifamily units; council emphasized green space and public‑street standards.
Redevelopment consultants returned to the council with preferred scenarios for the JRM property adjacent to the cultural center, accompanied by a market analysis and illustrative 'test‑fit' layouts.
Ben Levinger (Downtown Redevelopment Services) summarized a retail leakage analysis that showed the site could realistically capture roughly 6,000–9,000 square feet of retail within a half‑mile trade area — a footprint smaller than a standard strip‑mall. For restaurants, consultants estimated absorption on the order of 2,600–3,700 square feet.
Architect Ryan Wallace (MHTN Architects) presented three conceptual layouts: (1) a mixed residential plan with 40–75 single‑family homes and some multifamily; (2) attached 'great house' or townhouse‑style options; and (3) a denser mixed‑use edge along 3300 South with multifamily buildings (several stories) and limited retail at key corners. Consultants projected multifamily yields of roughly 325–450 units depending on density and building height.
Council feedback stressed a desire for more green space and skepticism about large, prominent apartment buildings along gateway edges. Members raised code and feasibility questions about private versus public streets and whether private streets and HOA structures would be acceptable for the site. Consultants noted constraints including a power corridor (with high lease costs under power lines) and surrounding barriers (roads and industrial uses) that limit the site’s market reach.
Staff and consultants said they will refine scenarios, address public‑street requirements, and return with updated concepts and photorealistic visualizations in coming weeks.
