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~- be needed for any retail project to pencil out. Ideally, a developer would negotiate for a <br />base rent against a percentage of the gross. Also suggested are rent incentives - <br />particularly for the first year of tenancy. <br />Supportive office <br />Some demand for owner-occupied office space also is indicated - perhaps as part of a <br />development offering ownership of combined live/work space. A strong core of multi- <br />media businesses in the neighborhood could provide a base on which to expand and <br />cluster interrelated uses. Clustering multi-media or creative service businesses creates <br />activity and vitality extending beyond the 8 to 5 day of a more traditional office tenant. <br />Considerable flexibility in space configuration with orientation to smaller tenants is <br />desirable. There could well be a mix of pure retail together with business and personal <br />service activity and possibly some other office tenancy as well. <br />Parking <br />This is a major issue likely to signiricantly affect the amount of development supported <br />and the retail mix. One developer put it this way: "Retail is limited due to parking <br />limitations." Parking is perceived to be constrained in the district, particularly if retail is <br />~` to serve more than the immediate neighborhood. An approach that wouid preserve or <br />provide on-street parking adjacent to retail plus provide for additional on-site parking is <br />preferred. <br />Lu Yen block <br />VVith frontage on Jefferson and Columbia Streets, this 23,000 square foot site offers <br />intriguing commercial/residential potential. Major issues to address include: financing, <br />parking, pedestrian and vehicular circulation, streetscape amenities, and flexibility in <br />design. Incentives to support the early years of projects that meet City and Tri-Met <br />objectives are also suggested. Retail should be oriented to capture drive-through traffic <br />and to make a convenient, highly visible LRT connection. Residentiai may be an <br />attendant use on upper floors, if buffered from street noise and traffic. <br />a ., , ~~~ <br />~~ ~~~~~ <br />~:~ _ ..<< <br />