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] Chapter I - Background, Issues, and Goals I for-sale units - and requires development to subsidize a mini- Build-out of the Precise mum of 15% of the total number of units to be affordable to Plan Area is expected to I very-low, low, or moderate income households. take 15 to 20 years, and Housing types that require higher incomes - i.e., tower condo- architectural fashions are I miniums and townhouses - are not in short supply in the Bay likely to change con sid- I Area and are not a significant policy concern of the City. How- erably during this time. A ever, these housing types are necessary to support development rigidly-defined approach I of affordable housing in the quantity required by the Precise to architectural style is Plan, and to ensure the high quality in building construction and therefore not recom- ". '"u I waterfront amenities desired. The Precise Plan requires that sub- mended. In fact, it is pre- ;::- <:> Õ sidized and market rate units be mixed within a single building, ferred that different ar- ~ 1 which further supports quality construction for affordable units. chitects and/or architec- < <'j. tural firms are used dur- ;>;- t::J I Higher income housing can also offer indirect benefits in terms ing the course of devel- ê; <'j. of a "trickle down" effect. For example, couples whose children opment so the com- ;>;- I are grown -" empty nesters" - are likely condominium buyers; pleted build-out has a I the single family houses they vacate add marginally to housing varied, organic character, I supply. In addition, luxury housing units promote development rather than the appear- of high quality open space amenities and commercial services ance of a single large I that would be shared by residents of the affordable housing project. However, basic units. building forms and ma- I terials should be estab- 7. Architectural Character and Image - New development will lished, so buildings are complementary and the desired village I completely transform the physical appearance of the Precise Plan scale environment is achieved. I Area. The architectural character and image of this new devel- opment will have a profound effect on the quality of life for Bayfront Area Visioning Study I residents, and, given the area's visibility from US 101, a major effect on the perception of Redwood City in general. Buildings Though not an adopted policy document, the Bayfront Area Visioning ï should be designed to shape attractive, pedestrian-oriented Study contains ideas and concepts for the Inner Bayfront that pro- streets, ways and open spaces, as noted above. Given permitted vide a context for the Precise Plan. This context has been taken into I densities and building heights, it is particularly important that account in formulating the Precise Plan, and measures related to the I buildings be sensitively massed to avoid overwhelming ground Marina Shores Village development proposal have been incorpo- level spaces and minimize shadowing. Taller buildings and tow- rated in the Precise Plan's provisions. The Study's major concepts I ers should contain stepbacks and/or other design elements to are summarized below; related study diagrams are provided in the maintain a village-scale environment. Architectural forms and following pages. I detailing should make the pedestrian environment pleasant and I engaging. - 15 - Final Plan - June 2004 I