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high-density units, defined in the General Plan as eight or more units per acre, including small zero-lot-line homes, two mobile home parks, major apartment locations that are the higher-density units, and the senior apartment complexes at Ridge View Commons and Stanley Boulevard. Mr. Rasmussen stated that the Alternatives planning process started with the assistance of David Gates, urban designer, in terms of the structural elements. He explained that these elements are the varied, most basic components of the site that guide how it would ultimately be developed in the future, such as the major constraints, the opportunities, and what the General Plan says ought to be there. He indicated that these consist primarily of the open space, which is primarily undevelopable and owned by Zone 7; the extension of El Charro Road down through the middle of the site and connecting to Stanley Boulevard to the south, as shown in the General Plan; and the extension of Busch Road to connect to El Charro Road, as also shown in the General Plan. He noted that these two are very important to the outlying City area in the hope of reducing traffic in the neighborhood. He added that the General Plan also provides a list of potential land uses for the potentially developable area, consisting of the major categories of residential of various densities, commercial, industrial, office, and public. Mr. Rasmussen then displayed a development grid of the area, together with some alternatives, prepared by the designers to illustrate typical large block lengths and widths and give a sense how the street system might begin to look if this area were to be developed with residential and potentially other uses extending into it. He continued that the designers then went into curvilinear streets to give a sense of scale as to where the future major streets within the development would be expected to go, based primarily on distances, and the location for potential major drainage ways. He indicated that there are two major developers involved with this: the property at the lowest portion of the site, right at Valley Avenue and Busch Road, will have to drain to the west, which leads to a discussion about having a detention pond and entry area into the development; and the Lionstone property, which has a contractual approval with Zone 7 in conjunction with the dedication of Cope Lake to Zone 7, and its water would have to drain through a swale or some other drainage facility of that sort before entering into Cope Lake. He stated that envisioning a couple of waterways extending through the site, the scale of the major street systems, and these other givens and constraints really helps to give a sense as to how the land use planning will ultimately, probably need to go. Mr. Rasmussen then displayed a slide showing where key community components such as parks, buffers, greenways, and such might go. He reiterated that 22 acres are privately owned and in the APA so they could only be used for office, retail, or industrial. He indicated that, given the input from the project economists and all the retail located mostly in Livermore, plus the 11 acres planned in Pleasanton, the thinking has been that this would not be marketable as a large-scale retail use, so that was removed from consideration. He added that as it would not be appropriate to locate industrial right next to the residential, what is left is office; and being close to the freeway, it is considered to be the best office land for the plan area because of that access. EXCERPT: PLANNING COMMISSION MINUTES, May 22, 2013 Page 5 of 30