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7.A. - Page 9 of 141 The project was reviewed by the Architectural Advisory Committee twice in 2018. At their first meeting, the AAC made a series of suggestions to the applicant, including increased design variety, additional stepbacks to the plaza area, roofline changes, loading zones, green infrastructure, and other design elements. The applicant made additional changes to the plans, resulting in a recommendation of approval on October 18, 2018 with suggestions to increase the distance between the two residential buildings, refine the roof conditions of the office buildings and create additional design refinements to the CVS architecture building. The applicant made changes to address these suggestions, as shown in the attached plans (Attachment D). Retail on Bay Block (CVS Site) — The site on the Bay Block is zoned Light Industrial Incubator (LII) with an Emergency Shelter (S) overlay. The LII zoning district requires a Use Permit for retail stores that exceed 2,500 sq. ft. (Section 17A.2). Use Permits are required to ensure that the proposed use does not negatively impact the character of the zoning district, including industrial spaces, incubator spaces, and limited office. Use Permits require six different findings for compatibility, consistency with the General Plan and zoning, and adequate facilities. Staff finds that the proposal meets the Use Permit findings, described in Attachment B, Resolution Approving the Project. Water Supply Assessment — The City prepared a Water Supply Assessment for the project in accordance with California Water Code Section 10910(g)(2) (Appendix G to the EIR). The assessment is used to determine if the City has sufficient water to meet existing, project, and planned future development demand. The assessment concluded the City does have adequate water, with extension of the recycled water supplies to the project and a Water Shortage Contingency Plan to address demand during dry years. Approval of the assessment is a required action included in the resolution certifying the EIR (Attachment A). FINDINGS Staff is able to make the findings for each of the permits and recommends approval of the project. The findings are located in Attachment B. GENERAL PLAN CONFORMANCE Staff finds that the project conforms to the General Plan. The General Plan land use designation for the Broadway Block is Mixed Use Corridor. Mixed Use Corridor supports major transit and complementary commercial and residential uses, allowing both horizontal and vertical mixed use with a maximum residential density of 60 dwelling units per acre and commercial intensity of 1.0 floor area ratio. The project complies with horizontal mixed use of approximately 47 du/acre and 0.90 FAR, and height of six residential stories and five office stories where up to six maybe allowed across the site. The site has integrated facilities with shared parking and site access, and the horizontal mixed use is consistent with allowed densities across the entirety of the site. For the Bay Block, the General Plan designation is Light Industrial — Incubator Overlay. The Light Industrial Incubator Overlay designation provides flexible space for light industrial businesses and other medium- sized businesses with a FAR of 1.0 and height of 3 stories. The project complies with an FAR of 0.08 and a height of one story. FISCAL IMPACT No fiscal impact beyond the impact fees is expected. City of Redwood City 1017 Middlefield Road, Redwood City, CA. 94063 Tel: 650-780-7000 www.redwoodcity.ore 373