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PRIVATE SEGOR DESIGN PROVISIONS FOR QUALITY DESIGN WITHIN PRIVATE DEVELOPMENT The previous sections of these guide plans have dealt with the public concepts for the Cornerstone Districts, and the specific design directions for the public improvements within a project. These public improvements provide the infrastructure for the private development projects that will be built there. The level of LJualitv and the standards to be met bv the private sector investment are, in part, established by these standards. They will provide the level of comparison to be equaled or exceeded within the private sector. This section deals with the level of design quality and consistency that must be met within private sector development to be successful. The level of quality of a private project will be judged at two specific scales. a. By how well the projects adhere to the overall urban design context of suburban land use, clearly identified pedestrian scale design, site utilization, urban form, and reinforcement of the land use concept plan objectives. b. By the excellence of design of the development project. The projects will also be judged in terms of intensity of use, phasing, and timing. It will be extremely important for any project to be evaluated in terms of what the first phase is, what it adds to the project as a whole, and whether it can be further expanded in later phases to achieve the ultimate intent ofthe plan. Private development will be evaluated through a design review process (including a neighborhood design event) that will define the scope of the project, its timing and phasing, the financial and market definition ofthe project, the amount of financial participation envisioned by both developer and City, and the overall design directions of the project. Building design quality will be negotiated within the context of the first ring suburban design compatibility or "fit" within the Cornerstone plan. The design guidelines presented here are flexible and performance based rather than rigid. They are intended to present design directions with room for negotiation with the neighborhood and the city; to develop consensus; to provide the opportunity for the developer and the design architect to apply creativity and design initiative to achieve the best results. However, equally important as the suburban design guidelines is the specific concern of how the building fits in context and how it must relate to its neighbor, have human scale, be compatible with the "edges" and the Cornerstone plan as a whole. 14