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■ <br /> ■ Table of Contents <br /> ■ <br /> Chapter 1. Introduction <br /> ■ 1.1 Project Description ..................................................................... 1.1 <br /> 1.2 Support for the Project................................................................ 1.1 <br /> ■ 1.3 Planning Process ....................................................................... 1.1 <br /> ■ 1.4 Planning Consultants.................................................................. 1.2 <br /> 1.5 Steering Committee.................................................................... 1.2 <br /> ■ Chapter 2. Background <br /> 2.1 Study Area .................................................................................. 2.1 <br /> ■ 2.2 Past Planning Efforts .................................................................. 2.1 <br /> 2.3 Existing Conditions ..................................................................... 2.3 <br /> ■ 2.4 Market Analysis........................................................................... 2.5 <br /> 2.5 Apache Plaza Demolition............................................................ 2.7 <br /> ■ 2.6 Environmental Analysis .............................................................. 2.8 <br /> ■ Chapter 3. Community Vision <br /> 3.1 Introduction ................................................................................. 3.1 <br /> ■ 3.2 Community Issues Forum: Image Preference Survey Results .. 3.1 <br /> 3.3 Community Issues Forum: SWOT Analysis Results ................. 3.8 <br /> ■ 3.4 Community Issues Forum: Vision Statement Results................ 3.9 <br /> 3.5 Smart Growth Principles............................................................. 3.9 <br /> ■ Chapter 4. Development Concepts <br /> 4.1 Introduction ................................................................................. 4.1 <br /> ■ 4.2 Residential Redevelopment Concept ......................................... 4.2 <br /> . 4.3 Corporate Campus Redevelopment Concept ............................ 4.4 <br /> 4.4 Pros and Cons of Redevelopment Concepts ............................. 4.5 <br /> ■ Chapter 5. Master Framework Plan <br /> 5.1 Development Principles & Patterns............................................ 5.1 <br /> ■ 5.2 Street Pattern ............................................................................. 5.2 <br /> 5.3 Open Spaces ............................................................................. 5.4 <br /> ■ 5.4 Natural Environment ................................................................... 5.5 <br /> 5.5 Building Development................................................................. 5.6 <br /> ■ Chapter 6. Implementation <br /> ■ Appendices <br /> ■ A. DSU: Existing Conditions <br /> B. Maxfield Research: Market Summary <br /> ■ C. HGA: Demolition Report <br /> D. WSB: Silver Lake Quality <br /> ■ E. WSB: Infrastructure <br /> ■ <br /> ■ <br /> ■ <br />