AgdaPkt 2014-12-08 Closed and Joint SA

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9.B. - Page 22 FEHR ' PL` L' DS MEMORANDUM Date: November 21, 2014 To: Ray Pendro, MIG, Inc. From: Robert Eckols and Lindsey Hilde, Fehr & Peers Subject: Initial Findings on Land Use Conversion Rates for the Redwood City Downtown Precise Plan (DTPP) SJ14-1538 Based on the current economic trends, there is a higher demand for office space than residential units and retail space in downtown Redwood City. Therefore, the City of Redwood City is interested in understanding the amount of additional office space that could be accommodated within the traffic analysis envelope studied in the DTPP EIR (2010), assuming a reduction in number of residential units and/or the amount of retail space from the original DTPP approvals. This memorandum summarizes the land use conversion rates calculated using the original traffic analysis assumptions from the DTPP EIR. Summary Based our initial review, the number of AM Peak Hour trips (i.e., morning traffic) will be limiting factor in the exchange of land uses. This is due to the fact the morning traffic generated by housing or retail uses is lower than the traffic generated by these uses in the evening peak hour. In particular the retail uses generates substantially fewer trips in the morning peak hour.The table below shows the size of development for each land use that generates an "equal" number of AM Peak Hour trips. Office Retail Housing 100,000 s.f. 238,100 s.f 556 d.u. Therefore, for every 100,000 square foot increment of office space gained under a potential MAD adjustment, there would need to be 555 fewer housing units or 238,097 fewer sq. ft. of retail space allowed (or some combination thereof). Since there is only 119,599 s.f. of retail space 160 W. Santa Clara Street I Suite 675 I San Jose, CA 95113 I (408) 278-1700 I Fax(408) 278-1717 www.fehrandpeers.com