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8.B. - Page 13 did not intend to propose height increases as part of this planning process, however consolidating zoning districts using the existing mixed-use zoning districts may be one solution to meeting the original goals of the mixed-use district. This could result in modest height increases, when benefiting the overall community. Alternatively, a zoning amendment could be made that affects uses, but not other development standards. Below are options for consideration: 1. Rezone MULW to Mixed -Use Corridor (MUC) or Mixed -Use Neighborhood (MUN) based on existing context and surrounding uses. In areas closer to residential uses, MUN may be more appropriate, which has lower height for commercial uses and lower FAR for all uses. In areas closer to Downtown or commercial uses, MUC may be a better fit, which would increase the height by one story and 10-20' depending on the use, but would decrease the FAR for all uses. With this option, the City could create an overlay or sub -district to allow and incentivize live/work units. 2. Maintain MULW but amend the development standards to increase flexibility in uses. With this option, the City could maintain the existing height provisions of three stories, but incorporate the community benefit bonus height provisions, consistent with the other mixed-use zoning districts. A bonus height increase could also be considered for specific community benefits. Staff have received feedback from applicants proposing projects within the MULW zoning districts who could provide greater community benefits if there were incentives put in place. We have heard similar feedback from residents involved in the development review process. Unless the Council has specific direction, staff recommends further study and public input of these options during implementation of the Plan. This process could include a study session before the Council if so desired. Place -Making. Similar to the CAG's list of priorities, aesthetics is a critical element that improves the experience for all users and modes of transit. Whether driving, bicycling, walking, or taking transit, people would benefit from cleaner sidewalks, improved building facades, public art, and more greenery and open space. The goal is to establish a sense of pride and identity for EI Camino Real that is distinctive from the Downtown. Aesthetics and branding will let people know that they have arrived when driving through Redwood City. Strategies include a banner program, facade improvement program, mural and public art strategies specific to EI Camino Real, new median trees, and opportunities for stormwater treatment landscaping along the