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Mr. Williams also noted that with these guidelines in place, the City is that much better positioned to take advantage of a hotel opportunity if it ever desires to do so. Councilmember McGovern asked if the guidelines consider a hotel development at the Car America site. Mr. Dolan said "no," but noted that previous environmental work did include the possibility in its cumulative analysis. Commissioner Olson said he would like to see the vision statement expanded to address the judge's reference to "economic viability." He liked the menu of options presented and stressed the value in recognizing that not each option is appropriate for every site. Commissioner Narum requested clarification on the term "convenience market," which in her mind referred to a 24-hour operation. Mr. Dolan explained that anything operating outside of 6:00 a.m.-10:00 p.m. would require a use permit. Commissioner Narum asked that staff clarify this immediately next to the reference. Commissioner Narum referred to "Building Orientation Design Guidelines" on page 13, and requested an additional bullet stating that height and density should be feathered away from existing residential developments or streets near residential development. Staff explained that it is listed as a general discretionary guideline, although perhaps not for individual sites. Commissioner Pearce asked staff to help her understand how they reached a density of 75 to 100 units per acre at the BART site. Mr. Williams said it is really a matter of net to gross across the different development pads as well as trying to maximize the benefits of a transit oriented development. He also noted that even with a density of 75 units per acre, the traffic generation rates would still fall fairly well under what is allowed for the overall site. Commissioner Pearce cautioned that these numbers might be inflammatory. She agreed with Councilmember McGovern that if brought forward, an application with things likes towers and 100 dwelling units per acre would create some justifiable concern with the public. She acknowledged the concept of net to gross in the planning sense, but did not think the public perception would accept it. Mr. Williams provided two examples of BART site developments that may have sounded extreme, but because of the building types and site placement, were well accepted by neighbors. Councilmember Sullivan said the guidelines give the Commission, Council and the community a good idea of what these developments could look like. He felt staff and the consultants did a good job overall but felt there were a few areas that warranted change and described them as follows: • Page 4, Priority Guidelines — the Housing Commission should be incorporated in the review process • Page 5— retail or flexible use should be encouraged on every site, rather than selected sites • Page 5 —design features should complement adjacent neighborhoods as well as properties • Page 5 — developments should adhere to "sustainable design practices" as well. He requested clarification on which green building standards would apply to the project. Staff could not confirm and he asked that they be multi-family specific standards • Page 14 — an additional requirement for separated pedestrian walkways on internal site circulation He discussed density and acknowledged Councilmember McGovern's point regarding a cap but could not say what the right number would be. He felt part of the issue could be that as developments are approved at over 30 units per acre, the overall capacity of Hacienda dwindles and asked if it would be a "first come, first served" sort of process. Mr. Dolan confirmed that it is the current process. He noted City Council Minutes Page 9 of 11 June 5, 2012