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5.A. - Page 13 of 302 70 Pre -K children with a total of 18 employees. Using ITE as a guide, the child care would require 24 total parking spaces, which is based on a 2.8/1,000 parking ratio. While the applicant does not meet ITE's parking estimate, the proposal is based on operational characteristics. The approximate number of drop-off spaces is 12% of all parents, which would total 8 parking spaces. This number accounts for the fact that child care facilities, unlike schools, are generally open from 7 am to 6 pm and have flexible pick-up and drop-off times. The applicant proposes 18 parking spaces within the garage for the employees and would request up to 19 on -street parking spaces to be designated as loading spaces (20 minutes or less); however, the spaces would remain open and accessible to the general public. The City has allowed on -street parking to be used for drop-off spaces for other child care facilities, recognizing that parents typically need easy access to parking and would likely use on -street rather than structured parking. These loading spaces would be located on Lathrop (between Beech and Cedar streets) and on the north side of Cedar (between EI Camino Real and Lathrop streets). The loading spaces are also desirable to provide high turnover spaces close to retail and near EI Camino Real since no parking will be allowed on EI Camino Real to facilitate the protected bicycle lane. The EI Camino Real Corridor Plan called for loading spaces on side streets to help provide short term customer parking for businesses and ride share services. Staff supports the child care parking as proposed given its ability to meet and exceed operational characteristics. A Planned Development Permit (PD) is required to allow a reduced parking ratio for the office and retail uses. The project currently proposes 2 spaces/1,000 sq. ft. where 3.3/1,000 is required for office, and 4/1,000 where 5/1,000 is required for retail. To approve the PD permit, findings must be made that the proposal enhances the quality of development. Staff is able to make the required findings for the reduced parking ratio as the project is within close proximity to the downtown and Transit Center (within %2 mile), provides improved bicycle and pedestrian facilities, and provides a Transportation Demand Management plan which would reduce mode share by 33%. These would reduce the parking needs and adequately meet the parking demand. Building Height—This project is unique as it falls within three different zoning districts. This has helped to create variety in the building heights and designs, ranging from 4 stories to 7 stories as further described in Figure 8 below. FIGURE 8 — BUILDING HEIGHTS Page 13 of 22 City of Redwood City 1017 Middlefield Road, Redwood City, CA. 94063 Tel: 650-780-7000 www.redwoodcity.ore 16 85 ft. Density bonus concession Mixed -Use 85 ft.* Parcel A 7 stories requested for stories Corridor — Parcel B 82 ft. None ECRMUC ( ) 6 stories 4 stories 63 ft. Parcel C 4 stories Mixed-Use85 ft. Planned Development Permit Transitional 60 ft.* Parcel D 7 stories requested for height (MUT) 64 ft. Parcel E 4 stories Page 13 of 22 City of Redwood City 1017 Middlefield Road, Redwood City, CA. 94063 Tel: 650-780-7000 www.redwoodcity.ore 16