|
S.A. - Page 4 of 302
<br />Tentative Map — The project proposes to merge and reconfigure the existing parcels to create five (5) new
<br />parcels (referred to as A through E in Figure 1) from the existing 20 parcels. No change is proposed to Parcel
<br />F. As part of the Tentative Map, the applicant would be required to record landscape maintenance
<br />agreements, stormwater treatment measures agreements, and improvement agreements. The Final Map
<br />would also include a remnant parcel adjacent to Shasta that the applicant will acquire.
<br />Impact Fees—The project is subject to several different impact and fair share fees. Housing impact fees are
<br />not required as the project fully mitigates its impact through the provision of affordable units on and off-
<br />site per the City's Affordable Housing Ordinance.
<br />FIGURE 2 — IMPACT AND FAIR SHARE FEES (ESTIMATES)
<br />ANALYSIS
<br />Uses — The proposal is for a mixed-use development that would replace the existing mostly auto service
<br />and retail uses. Based on input received during the previously mentioned review process, the applicant
<br />adjusted the proposed uses and amounts as follows:
<br />- Office: from 589,700 sq. ft. to 530,000 sq. ft. (-11%)
<br />- Residential: from 272 units to 540 units (+50%)
<br />- Affordable units: from 37 units to 147 units (+75%)
<br />- Retail: from 10,000 sq. ft. to 28,000 sq. ft. (including 19,000 sq. ft. for family friendly entertainment)
<br />(+65%)
<br />- Child care: from 10,000 sq. ft. to 8,400 sq. ft. (initial proposal did not provide sufficient outdoor
<br />space to support a facility of that size (-16%)
<br />During the study sessions, community outreach meetings, and staff review, the primary feedback was to
<br />provide a better jobs/housing balance, a family friendly entertainment use, and to orient retail towards EI
<br />Camino Real consistent with the EI Camino Real Corridor Plan. The City's Child Care Coordinator also
<br />recommended that the applicant obtain a child care designer who could design the space in line with state
<br />requirements and needs of the operators. The layouts and depths of the retail spaces fronting EI Camino
<br />Real have been adjusted to address recommendations from the City's Retail Action Plan. These include
<br />deeper retail spaces, integrating the building columns into the walls for more clear span space, and
<br />improving access to loading and trash facilities. The applicant responded to this feedback, as reflected in
<br />the current proposal.
<br />Page 4 of 22
<br />City of Redwood City 1017 Middlefield Road, Redwood City, CA. 94063 Tel: 650-780-7000 www.redwoodcity.ore
<br />Parks Impact Fee
<br />$5,140,000
<br />Transportation Impact Fee
<br />$1,151,304
<br />Transportation Fair Share
<br />$4,490,479
<br />Emergency Water Fair Share
<br />$1,548,511
<br />Water and Sewer Fees
<br />TBD per fee schedule
<br />School Impact Fees (District)
<br />TBD per fee schedule
<br />Public Art Fee
<br />1% of construction
<br />valuation
<br />ANALYSIS
<br />Uses — The proposal is for a mixed-use development that would replace the existing mostly auto service
<br />and retail uses. Based on input received during the previously mentioned review process, the applicant
<br />adjusted the proposed uses and amounts as follows:
<br />- Office: from 589,700 sq. ft. to 530,000 sq. ft. (-11%)
<br />- Residential: from 272 units to 540 units (+50%)
<br />- Affordable units: from 37 units to 147 units (+75%)
<br />- Retail: from 10,000 sq. ft. to 28,000 sq. ft. (including 19,000 sq. ft. for family friendly entertainment)
<br />(+65%)
<br />- Child care: from 10,000 sq. ft. to 8,400 sq. ft. (initial proposal did not provide sufficient outdoor
<br />space to support a facility of that size (-16%)
<br />During the study sessions, community outreach meetings, and staff review, the primary feedback was to
<br />provide a better jobs/housing balance, a family friendly entertainment use, and to orient retail towards EI
<br />Camino Real consistent with the EI Camino Real Corridor Plan. The City's Child Care Coordinator also
<br />recommended that the applicant obtain a child care designer who could design the space in line with state
<br />requirements and needs of the operators. The layouts and depths of the retail spaces fronting EI Camino
<br />Real have been adjusted to address recommendations from the City's Retail Action Plan. These include
<br />deeper retail spaces, integrating the building columns into the walls for more clear span space, and
<br />improving access to loading and trash facilities. The applicant responded to this feedback, as reflected in
<br />the current proposal.
<br />Page 4 of 22
<br />City of Redwood City 1017 Middlefield Road, Redwood City, CA. 94063 Tel: 650-780-7000 www.redwoodcity.ore
<br />
|