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• Most focus on high density housing of five to seven stories, office only if in a strong market, • Hotels are considered when there is a potential market The enclosed examples illustrate an emphasis on place-making focused around new outdoor spaces. These spaces are surrounded by mixed-use retail with housing or sometimes office above. In high-value areas parking structures provide retail parking. In lower-value areas they retain surface parking. In nearly every case the retail space is substantially reduced and most frequently emphasize restaurant and bars and entertainment. The new publicly- accessible spaces are highly programmed with community activities, entertainment, and events. The challenges of redevelopment are similar for many of the Mall redevelopments: - Multiple ownerships and long-term leases restricting organized developments - Easements and cross agreements - Owners / developers focus of retail or residential success, but not both. - Costs of new infrastructure and reluctance to share costs Most of the redevelopment plans are City sponsored planning efforts working closely with the mall property owners, and the community. They have typically had plans, zoning, and design standards and guidelines to control the eventual project proposals by the development community. A few have been led by the Mall owners team as a master plan development proposal, Northgate San Rafael being the closest (nearby) example.