AgdaPkt 2000-08-28 - Laserfiche WebLink

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9BS- may be (as a disincentive) be built at an average of 850 sJ No FAR (floor area ratio) would apply to the residential portion of the project on or off-site. Further, the shared parking standard (a lesser requirement) would apply. c. In-Lieu Fee An in-lieu fee is recommended for parcels less than one acre in recognition that smaller housing projects may be physically difficult to construct on-site and/or the loss of economies of scale make the project difficult. The ordinance would allow the developer of several smaller office projects to aggregate the housing unit requirement on one site and take advantage of the lower square footage (640 s.f.) provided to on-site developers. An in-lieu fee could also be collected in instances where housing would not be appropriate on-site (among heavy industrial uses for example). The in lieu fee is suggested at $56,320 per equivalent dwelling unit. This fee is less than the cost to construct housing which, is éurrently about $180,000 per dwelling unit. The $56,320 proposed fee is derived from the Building Code Valuation Table. This table uses a construction cost of $88 per s.f. Applying this to a 640 s.f. unit produces the $56,320 figure. d. Zoning Districts Affected The Work Force Housing Production Ordinance is applied to commercial, office and industrial zoning districts including: PO, R-4-0, R-5-0 (Office); CN, CB, CB-R, CG, CG- R, CP (Commercial); and IR, IP (Industrial). The ordinance is not proposed to apply to the CA (Central Administrative (office)) or CBR (Central Business Retail) districts in the downtown (see attached map). Although office development creates a need for housing, there are competing factors, which on balance suggest an exemption. Regarding the CA District, this zone is adjacent to the downtown between Brewster and Marshall Street. The purpose of the district is "to provide a district for large scale office and administration uses and buildings to promote the development of employment and administrative activities near the central business district." Residential has been proposed as a conditional use in the district (Report 1). However, it is the office zone intended for a high intensity of office use and unlike some other commercial zones, it is not intended to allow a diversity of uses such as ground floor retail. Office use contributes to the daytime vitality of the Central Business District. Requiring application of the Work Force Housing Production Ordinance could result in a disincentive to office in this district and dilute other economic objectives for a healthy mix in the downtown. Regarding the CBR District, this zone is the heart of the downtown. Its purpose is "to strengthen the retail vitality and economic base of the downtown area and to concentrate retail uses downtown which serve the needs of Redwood City residents, businesses and workers." Report 1 and the July 24, 2000 staff report speak to the issue of office creep into the ground floor of this district. To address this issue the definitions and uses sections of the zoning ordinance for the district have been proposed for amendment (Report 1). Residential is a permitted use, second floor and above. The Work Force Housing Production Ordinance is not recommended for application to this district. There are competing policy objectives for the district. Although housing in the downtown can add economic vitality by introducing a 24-hour 5 , "r---""-"""""