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• • corporate campus user; however many of the design goals put forward by the Urban Design Principles could be more fully realized than the plan as currently proposed. a. Checklist 1, Land Use Patterns: This section of the Urban Design Principles speaks to a master planned redevelopment and not a single-site or piecemeal form of redevelopment, which is currently contemplated. However, staff has resigned itself to the fact that there will be no "true" master developer, but rather many individual developers. When adopted in November of 2007, the Urban Design Principles became a set of guidelines and themes to be used in conjunction with each separate redevelopment project as a means of achieving the overarching goals of the Twin Lakes Redevelopment Area. The Principles are not requirements though, and the City should not deny an application based on its inability to meet broader goals intended for a master planned project. Staff has determined that this overarching goal (mixed-use redevelopment) must be implemented as a whole and not on a site specific basis. The proposal incorporates two uses (office and laboratory) that are permissible within this redevelopment district. The site as currently designed generally utilizes the parcel to take advantage of its location within the Twin Lakes Redevelopment Area, specifically the park and lake views. Sidewalks or trails, whether on this subject property or within improved roadways will provide connections to public spaces. Staff has further discussed public connections through the site to the park and will continue discussing placement of such connections with the developer. The proposal plans a water feature and other site enhancements near the intersection of Mount Ridge Road and Twin Lakes Parkway which would lend a focal point to the campus setting. However the corporate campus sacrifices transition from an urban edge to suburban edge. Parking will be dispersed through the site and include surface and structured parking areas. b. Checklist 2, Street & Public Places: This checklist of items centers on walkability and connections to places. The McGough proposal incorporates a pedestrian path/sidewalk adjacent to the improved portion of Mount Ridge Road, but does not identify pedestrian connections to the park. Staff and the Park and Recreation Commission will work with McGough on addressing the walkability need. The proposal to create a corporate campus will most likely mean that the office structures will not be placed at the property edge in favor of improving internal campus integrity, thus public realm goal will not entirely be met. The proposal does indicate that the westernmost office buildings would lie adjacent to the Mount Ridge Road property line but the other would be interior to the site to take advantage of the park/lake views. Landscaping must be enhanced to address the public edge creating a tree canopy near sidewalks/paths and screening enhancements for both vehicles and private areas. Checklist 2 speaks to a PF08-001_RPCA GeneralConcept030508.doc Page 10 of 14