Well, I'll preface this question by stating it has be a looooong time since I have been asked to review our land use mix in relation to commercial needs. Our last review happened in 1997, and they basically just extrapolated the existing commercial building s.f. and land areas out based on a set s.f. per capita, and then figuring out future growth scenarios. While we could keep doing this every few years, there really isn't a 'reality check' involved here. Because who is to say that the ratio of commerial s.f. per capita was adequate in 1997.
I have to update our Municipal Development Plan (aka General Plan/Comprehensive Plan) for a new annexation area. Council has directed me to make sure we meet a 80/20 residential/non-residential tax assessment split. This is totally unachievable, because our population will not support the amount of commercial development that it would take to meet the 80/20. But what I will need to do is explain what the current population could support, based on typical commercial standards.
Back in the day, ULI was the place to go to find out typical market standards for commercial development. Is this still the case? Like how many people within an area does it take to support a regional shopping mall, a big box development, etc. Or even, what is the typical amount of commercial floor area per capita in your average suburb?
Any idea on where I should start with my research?