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CIVIL INIS ® ! ,fel N D' S PLANNER515 EERS Site Assessment Studv INTENT 8.C. - Page 27 January 12, 2018 Harbor View — Inner Harbor The intent of this Site Assessment Study is to assist The City of Redwood City in understanding the impact of the proposed Harbor View conceptual Site Layout proposed by the Jay Paul Company within the Inner Harbor and surrounding areas, and a Base Project as defined below. This study provides a qualitative review of how the proposed project would fit on site and amongst the surrounding area including information on the project site zoning limitations, as well as existing utilities within the site. PROJECT SITE AND ZONING PROPOSED PROJECT The proposed project site consists of 27 acres located along Blomquist Street just north of Highway 101. The proposed conceptual site layout includes an overall site area of 1,179,747 Square Feet (SF) intended for a Technology Office Campus with a Floor Area Ratio (FAR) of 1.0 and 3,855 parking spots. The proposed development also includes improvements to the entirety of Blomquist Street fronting the properties. The developer has applied for a General Plan Amendment to change the zoning to Commercial Office Professional/Technology (CP) under the 2010 Redwood City General Plan, allowing a FAR of 1.0 and a height limit of 118 feet. The site layout presented by the developer was designed with this zoning in mind and meets all required zoning specifications for this zoning, including a lot coverage of 62% or 729,577 SF. BASE PROJECT Prior to the 2010 Redwood City General Plan, the properties within the Jay Paul Harbor View project development were zoned as Industrial Restricted (IR) and General Industrial (GI). For the purposes of comparison and per direction from Redwood City, the Base Project to be evaluated for comparison assumes that the entire site is zoned IR. Per the Redwood City Zoning standard 17.2, the proposed office space for the Base Project would fall into the Laboratory type research and development. This definition of the Base Project represents the highest and most efficient application of the allowed uses under IR Zoning, and is the closest to the proposed project. This zoning allows for a maximum FAR of 0.7, a maximum building height limit of 75 feet, and a maximum lot coverage of 70%. This yields a maximum building area and lot coverage of 825,823 SF. Additional building height restrictions are in place within the Redwood City area due to the Airport Influence Area boundary for San Carlos Airport. The Airport Influence Area has a 9,000 foot radius around the airport limiting building heights to 50 feet. This Airport Influence Area limit line for building height restrictions falls just west/northwest of Maple lane, which is outside of the proposed project site (ESA, San Carlos Airport ALUCP, 2015). Therefore, there is no additional height restriction within the defined project site. Proposed offsite mitigation costs are assumed to be the same under both the Proposed Project and the Base Project. P a g e 11 1700 S. Winchester Boulevard I Campbell, CA 95008 1 P. 408.636.0900 1 F. 408.636.0999 / www.sandis.net