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Mr. Swift indicated one of the tasks is to identify how broad or narrow the design guidelines will be for each of the product types. The design guidelines from Calthorpe for another project in Oregon were not specific at all. However, certain key principles were included. Through the public process, it is intended that the scope of the guidelines will be determined. He felt certain issues will be very specific (e.g., road rights of way, widths, streetscapes of major streets). On the other hand, issues regarding office development design guidelines will be much less specific and will deal only with character rather than zoning-type regulations. All this will be determined by the workshops. Ms. Mohr was concerned that the market should dictate what is saleable and did not want a project to be so constricted by design guidelines that it could not react to the market. Mr. Tarvet asked how one knows what will sell if it is not built. He believed many people are in the market for the smaller house, but few developers will build it because it is not as profitable. Ms. Dennis referred to lot plan and building studies and felt that for the larger lot, single- family homes, it was not necessary to have as many constraints or have specific design guidelines. This is a big site and will be built over a long period of time. How can you do just one set of design guidelines for townhomes? Are you talking about a variety of possibilities? Mr. Swift indicated that until the workshops occur, it is not possible to determine what the guidelines will set forth. In terms of townhouses, it could be we will look at many types of townhouse products and the guidelines will allow a whole range of different townhouses. In terms of single-family homes, the variety of single-family types is broader than townhouse product types. That is why there are two single-family product types. There could be a more traditional lot size and then a small lot size and a variety of house types within each lot size. Mr. Tarver asked if this allowed various hearings and public input such as happened with the five master land use plans for this site. Mr. Swift indicated that is what is intended to happen. Ms. Mohr indicated that after spending money on the consultant for all this work, San Francisco could still go to the County for approval. Would all the consultant work on the land use plan and design guidelines be of any value at that point? Mr. Swift felt the design guidelines could be used on other developments that come before Council. Obviously, this particular property is what the guidelines are intended for, but if there are basic elements the Council wants to see in the City, the guidelines could be used on other projects. Mr. Tarver suggested sending the information to the County. 06/04/96 -8-