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EXHIBIT "A" SCOPE OF SERVICES 4.1 PROJECT UNDERSTANDING AND APPROACH EI Camino Real, the major north-south transportation corridor serving the Peninsula, is undergoing a significant transformation as the communities it traverses seek opportunities to create places where residents can live, work, shop, and play without relying on automobiles. Efforts such as the Grand Boulevard Initiative have been launched in order to create a cohesive vision that can be implemented on a multi- jurisdictional level. It has been left for individual jurisdictions, however, to craft the plans, policies, and regulations needed to fully realize the Corridor's potential. Consistent with this goal, Redwood City will be consolidating the plans and regulations applicable to its portion of EI Camino Real into its own cohesive plan for the Corridor. Despite this bady of relevant planning work in the region, there are significant differences from one jurisdiction to another thaf make it essential to design a planning program for each project. The type and density of employment within and adjacent to the Corridor, proximity of the Downtown, availability of large infill opportunity sites, and presence of existing neighborhood and employment centers varies from one jurisdiction to another and will all affect what has been called "transformational potential." Each plan needs to be grounded in specific local economic and market conditions; recognize distinguishing development, design, land use and natural environmental characteristics and attributes; and respond to the concerns and preferences of local residents, business, and property owners. In Redwood City, the project area extends the length of EI Camino between the City's north and south borders and is, for the most part, dominated by a mixture of typically low-rise auto-related and auto-oriented uses. Except for the central portion of the project area, which is subject to the Downtown Precise Plan, most of the properties abutting the six-lane thoroughfare have been designated as Mixed-Use Corridor (MUC) zoning sub- districts; they allow residential densities up to 60 units per acre and Floor Area Ratio (FAR} of 1.0 for mixed-use development, the highest in Redwood City except for the Downtown Precise Plan. The central part of the Corridor is now covered by the Downtown Precise Plan. The Plan allows building heights up to 10 stories and 114 feet, but it does not impose any specific restrictions on the density or FAR of new construction. To ensure a "graceful transition" from EI Camino to the residential neighborhoods in the western part of the city, the Plan proposes that upper floors be stepped back and buffer yards be provided to create a more sensitive transition. The Plan also establishes limits on the maximum allowable development by type. Because the gross floor area of new office development has already exceeded the 500,000 square foot limit the Plan stipulates, the Council may initiate consideration of amendments to the Precise Plan, which would provide an opportunity for coordination with the proposed EI Camino Corridor Plan. REV:0$-12-15 VR Page 4 of 21 ATTY/AGR2015.164/Professional Services Agreement with Dyett& Bhatia