The alternatives presented in this publication start with a preliminary program. As the public planning process evolves, these program assumptions will be re-evaluated and revised. Accordingly, the following should be viewed only as a starting point for thinking about the site.

Permanent Memorial
A permanent memorial must be the major element of the plan for the site and adjacent areas. It should be respectful, contemplative and inspirational, could be spatial or symbolic, and could function as a place unto itself or as a connector between different places. Cultural amenities, such as a Museum of Freedom and Remembrance, could also form part of the memorial space.

Public Open Space
Public open space is a scarce resource in Lower Manhattan, even scarcer since Austin J. Tobin Plaza, one of downtown's largest and best-used public plazas, was destroyed on September 11. In order for Lower Manhattan to be an attractive place for workers, residents, and visitors, it is critically important that we provide usable and attractive open space.

Cultural Amenities
Cultural amenities such as a Museum of Freedom and Remembrance, a concert hall, opera house, educational facilities, library or community center have been proposed for the World Trade Center site, to provide enriching experiences for New Yorkers and visitors alike, and contribute to the 24-hour vitality of the area.

Commercial Office Space
Lower Manhattan is the third largest central business district in the United States and home to Wall Street, the global center of finance. For Lower Manhattan to remain competitive with financial centers around the world, it must continue to be able to grow. Over 12 million square feet of commercial office space was destroyed on September 11, and it is critically important that plans allow for as much of this space to be rebuilt as the market demands. As market cycles vary and office space can take time to become fully absorbed by the market, plans should allow for the potential to rebuild in phases.

Hotel
The 600,000 square foot Marriott World Trade Center Hotel included 820 rooms, as well as conference and banquet facilities, two restaurants, and a health club. This important amenity provided convenient accommodations for business-travelers and tourists from around the world, and contributed to the vitality of the area.

Retail Amenities
The 430,000 square food retail concourse in the World Trade Center featured a diverse selection of national and independent retailers, providing an array of quality goods and services, many of which were unique within Lower Manhattan. Residents of surrounding neighborhoods in Lower Manhattan, especially Battery Park City, depended on this amenity. New plans for the site should recognize and address the contractual right and obligation of Westfield America to an expansion of up to 600,000 square feet or more of retail space.

St. Nicholas Church
St. Nicholas Greek Orthodox Church, destroyed in the collapse of the World Trade Center, was an institution on Cedar Street for over 80 years. It should be included in rebuilding plans for the areas adjacent to the World Trade Center site.

PATH Terminal
The former PATH Terminal was a 420,000 square foot facility, which, along with MTA facilities at the World Trade Center, served nearly 100,000 commuters each day. As PATH and MTA subway service are restored, plans must be made for a permanent new station. The new PATH Terminal will be based on a 10-car train operation. It will use the existing tunnels to connect with Exchange Place in New Jersey.

Buses/Parking
Millions of visitors will come to the site each year to remember and reflect. Prior to September 11, Lower Manhattan's streets were already choked with the over 500 city buses, 500 commuter buses, and 300 charter buses that visited each day. Traffic has worsened, exacerbated by the lack of an off-street garage for loading and layover. To accommodate what is already a major destination and to prevent further street congestion, a facility is needed to provide off-street loading and parking for buses.

Trucks and Freight
Lower Manhattan's offices, retailers, institutions, and residents are served every day by hundreds of freight trucks and delivery vehicles. Unlike mid-town Manhattan, there are few off-street truck loading facilities in Lower Manhattan. The site should be rebuilt to accommodate off-street delivery zones in order to relieve street traffic.

The program of the former World Trade Center site provides a context in which to understand future development needs:

Shortly before September 11, the PA entered into long-term lease agreements with Silverstein Properties and Westfield America for office and retail facilities at the World Trade Center. Revenues from these and other leases at the World Trade Center complex produced approximately $120 million per year, escalating over time, and are an important source of funding for the PA. These revenues service the bonds that support essential public works around the region, including bridges, tunnels and airports, and enable the PA to meet its fiduciary responsibilities to its bondholders.