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S.A. - Page 7 of 61 Plan amendment in order to incorporated the project site within the Mixed Use -Downtown General Plan designation and Downtown Precise Plan area and increase the development caps in the Downtown. While the General Plan and Zoning allow for a mixed-use development, the project proposes a higher density (181 dwelling unit (du)/acre) than what is currently allowed under the General Plan (60 du/acre). Figure 2 outlines how the existing DTPP boundaries could be amended to include 651 EI Camino Real and four other sites outlined. The DTPP does not outline density requirements but rather development caps. Therefore, the development caps for housing could be increased and studied in line with the project proposal, and would require additional CEQA review, potentially tiering off of the existing DTPP Environmental Impact Report (EIR). The increased development caps would need to also account for the additional sites included in the DTPP boundaries and their development potential. This option would yield all 301 units proposed in the project description. Alternatively, if the Council wishes to deny initiation of the project as proposed, the Council may still direct staff to work with the applicant to pursue a reduced scale project, through an amendment to the City's Density Bonus Ordinance (see Alternative 5), provided that the applicant is willing to proceed in this fashion. Figure 2: Downtown Precise Plan (DTPP) Amended Boundaries 45� `_4 fy �ti `l .Al 11R CRD'N AV 797 Arguello Street: As discussed in the background section, staff have received an update that Assembly Bill AB3017, which would have allowed certain housing projects to be developed on sites zoned for commercial uses, failed to advance for this year. One of the reasons this bill failed to advance is that significant focus was placed this year on the State's response to the Covid-19 pandemic. As a result, less time than usual was spent focused on key housing bills. Staff recommends following state legislative updates in 2021 to see if there are any future updates that could allow housing development at 797 Arguello Street. It should also be noted that if 797 Arguello Street is initiated, the review process required for a General Plan Amendment, including the cost recovery account for staff time review and the costs associated with an Environmental Impact Report (EIR), could be cost prohibitive for the applicant. Finally, a General Plan Page 7 of 15 City of Redwood City 1017 Middlefield Road, Redwood City, CA. 94063 Tel: 650-780-7000 www.redwoodcity.org 274