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Big Block Development: Recommendation: TPPG recommends a single, full downtown block should be privately developed to encompass major office and retail uses. Sub-items include: 1. Development should be in center of core. 2. Could be done in one of several blocks downtown. 3. Core definition: California to Wall, Wetmore to Hoyt. Project should include approximately 90,000 square feet of office space, 130,000 square feet of retail and services. 4. New development should also include replacement needs; in particular, replacement of two major department stores currently occupying 105,000 square feet of space. Retailing in downtown Everett is dependent upon the preservation of the Bon and J.C. Penny downtown. Recommendation: One to two level retailing should be the goal as part of a block which includes these general emrchandisers and a significant new office tower. Development should be tied to major parking facilities. Observation: There is only enough market for one major block development at this time, and that project should be supported by the downtown community. Recommendation: County and regionwide marketing for tenants for downtown Everett will be privately and publicly a necessary task. Private Redevelopment West of the Colby Ridge Recommendation: Major private redevelopment should be pursued from the area of Everett Avenue to Pacific, west of Colby, toward the Bay. Land assemblage in that area is essential for the success of the project. Observation: Office market in the west Colby Ridge area should not compete with that projected in the downtown core. Observation: The area should emphasize one to three story construction of mixed office, industrial park atmosphere with a lower intensity of development than would be found in the core. Moreoever, residential development in the same area should be low rise. Summary recommendation: First requirement is for land assemblage, responsibility for implementation is for private sector owners and developers. Secondary recommendation is that the City should be supportive in zoning and right-of-way policies.