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Mr. Camvati asked how special use permits fit in, and Mr. Payton said he is not a big fan of special use permits, and feds that the site plan approval process should take care of site issues. Mr. Payton said he feels special permits should only be used in rare circumstances. Mr. Cox asked ifthe consultants have any notion ofwhat is going to make the corridor areas viable for developers to build residential, and Mr. Marc McCauley of Robert Charles Lesser & Co., said that the City could provide incentives at targeted sites. Mr. Bogorad said that there is a s~ong residential market these days, though residential is tougher to do. Mr. Bogorad said that in comparison with the City, Albemarle County makes it more difficult for residential developers. Mr. Cox said. he is concerned about affordab'ff~ty of housing, mostly in low and moderate income areas, and asked abOut the impact of requiring affordable housing. Mr. Bogorad said that on balance he would be concerned with requiring affordable hOusing, as residential is less likely to happen if this is required. 5&. Bogorad said the City could offer a density bOnus, and he would rather see tax credit dollars sought. Mr. Payton said that projects could be phased in as markets are established, and developers could phase in 10% affordable units after a couple of projects. Mr. McCauley said that the size of potential projects is also an issue, noting that some are too small to make work with affordable housing. Ms. Richards asked if the consultants are recommending a niche market for residential urban housing, and Mr. Bogorad said it is a natural life cycle kind of thing. I~. Clay-Christensen said one of the options for Council's consideration is the following: Meet with prominent members of the development community to discuss future development opportunities. The City staff should continue its ongoing efforts with Federal Realty Investment Trusts, the owner of Barracks Road Shopping Center, discussing the poss~ility of developing more space in the Barracks Road area. Federal Realty has been a national leader in developing "main street" retail, which would be the desired form of future development along Emmet Street and Barracks Road. Care should be taken to preserve the viability of business north of Barracks Road to the City line. The decision points for Council on this issue are: 1) Do you feel that the conceptual design is appropriate for this site, and 2) Do you support the commitment of staff time and resources to working with these private developers? Mr. Lynch said he feels the questions are very open ended. He said the neighborhoods should have copies of these plans and buy, in should be from neighborhoods, not just developers. Mr. Lynch said he is not hearing from neighborhoods that adding this amount of commercial space is a priority for neighborhoods. Mr. Lynch said this looks like a 30 year plan in many ways. Mr. Cox said he has not been thinking of Barracks Road as a residential center, but more cfa main street. Mr. Cox said this is one ofhhree priorities he feels should be moved on mediately. Mr. Cox said there is the is. sue of what kind of guidelines are needed for design and what degree ofpublic investment are we talking abOut for them to do move forward. Ms. Richards asked abOut the record of success oftrausforming successful suburban shopping centers into the main street concept, adding that she does not want to mess up a good thing. h/k. Bogorad said that t~e owners of Barracks Road Shopping Center will only take this action if they think it will be successful.