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office, hotel, and residential development scenario. He indicated that it has not been defined whether all three elements should be there or that there cannot be just one, as well as which option goes on a particular site; however, the City could anticipate that a savvy developer will be trying to balance all of the different market forces and will probably be looking at some mix of uses, with a greater proportion of one over the other. He noted that there is a wide variety of development scenarios that would be allowed under the program and regulations. Mr. Williams then described the various scenarios: • stand-alone office building: integrated into the parking structure; could be four to six stories; 85-foot height limit. • residential buildings: five to seven stories; the suggested density could probably be achieved in five stories at 65 feet high; range of 75 dwelling units per acre; provides flexibility if developer wants an 85-foot high building. • hotel: same overall height; might want to consider taller hotel as a portion of the development, up to 10+ stories, because there is an important dimension to hotels—very visible sight, real landmark within the city, and also comes with hotel tax dollars; provides flexibility to attract the right develop. • some small stand-alone retail building: in the center, maybe associated with/adjacent to hotel. • parking structure: a big important component of the site; what the parking structure should be needs to be articulated; develop design guidelines so the structure looks like a building; consider siting, access, and trying to gain circulation in an appropriate way. Mr. Williams indicated that they have developed a set of design standards in an attempt to address all this for parking, retail, and office. He stated that loading and access will be really integrated into the buildings with the densities being considered. Mr. Williams stated that the different development scenarios can happen in a variety of different ways, noting that the different types of office, residential, and hotel buildings can be utilized as key uses throughout the site. He indicated that he did not want to go too extensively into numbers but would like instead to provide the parameters of an overall scenario of what it will be like for an all-office, all-residential, or all mixed-use development component. Mr. Williams noted that the key aspect on this is not what the final number is, but the evaluation. He indicated that taking the regulations in the same way on all three of the options, a stand-alone BART parking structure allows a certain amount of development, approximately 375,000 square feet of office; a multi-use parking structure immediately provides an additional amount of development and uses up the development site; and the third option with the two multi-use structures would yield more development potential, although the footprints might look the same. He pointed out that this is the incentive in doing a multi-use structure versus a stand-alone structure. Mr. Williams stated that the same goes with residential development, moving from 500 units to 580, from 620 units to 700, because parking actually begins to be the EXCERPT: PLANNING COMMISSION MINUTES, MAY 25, 2011 Page 7 of 18