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Findings and Statements Required by the California Environmental Quality Act
<br />Harbor View Project PAGE 36 OF 48 ESA / 170951
<br />Final Environmental Impact Report October 2022
<br />ATTY/RESO.0085/PC RESO RECOMMENDING CEQA – EXHIBIT A
<br />REV: 11-02-2022 VR
<br />development standards allowed by the IR zoning.5,6 Two buildings would be constructed on the
<br />site in addition to one parking structure and surface parking lots. Considering the maximum FAR
<br />allowed, the two buildings developed with this alternative would be approximately two to three
<br />stories tall.
<br />No Project – Existing Zoning (50/50 R&D Lab + Ancillary R&D Office) Alternative.
<br />This “50/50 No Project/Existing Zoning” Alternative reflects an alternative scenario by which
<br />development could occur on the Project site under its existing zoning designation, which would
<br />provide 50 percent R&D/Laboratory and 50 percent ancillary R&D Office. The majority of the
<br />Project site is within the Industrial Restricted (IR) zoning designation, which is the basis for this
<br />alternative.7
<br />This alternative assumes the development of two buildings: one is 412,911 square feet of
<br />R&D/Laboratory use (50 percent) and the other is 412,911 square feet of ancillary R&D Office use
<br />(50 percent), for a total floor area of 825,823 square feet. Land uses and development standards
<br />allowed by the IR zoning apply.8,9 Like the “No Project – Existing Zoning” above, two buildings
<br />would be constructed on the site, with one parking structure and surface parking lots. Considering
<br />the maximum FAR allowed, the two buildings developed with this alternative would be
<br />approximately two to three stories tall.
<br />Reduced Buildout and Building Height Alternative. This “Reduced Buildout and
<br />Building Height” Alternative represents total development of approximately 788,150 square feet
<br />in four office buildings that would be reduced to four and five stories tall.10 The proposed ancillary
<br />building would be reduced to one story. Two parking structures would be developed, and reduced
<br />to three stories. This alternative was included to consider a development scenario that could reduce
<br /> 5 Article 2.2 (Definitions) of the Redwood City Zoning Code defines “Research and Development, Laboratory Type”
<br />as a use for which the R&D components require substantial laboratory space and/or other equipment for testing or
<br />development, which may also include associated adjacent or nearby workstations for recording or preparing written
<br />documentation of research. Typical R&D Lab uses may include, but are not limited to, biotechnical firms and
<br />pharmaceutical research laboratories. The Zoning Code defines “Research and Development, Office Type” as a use
<br />for which the R&D components primarily occur in an office setting, with minimal laboratory area or research
<br />equipment, other than computers and other related electronic equipment. Typical office type research and
<br />development uses may include, but are not limited to, computer software and computer simulation firms.
<br />6 27.08 acres equals 1,179,747 square feet of site area, multiplied by a 0.7 FAR per the IR zoning, totals
<br />approximately 825,823 square feet of building area, 70 percent of which is approximately 578,076 square feet of
<br />R&D Lab use, and 30 percent of which is approximately 247,747 square feet of R&D Office use.
<br />7 The IR zone applies to 94 percent of the 27.08-acre Project site and to adjacent areas west and north of the Project site.
<br />The General Industrial (GI) zone applies to the remaining 6 percent of the Project site — the northeast most corner.
<br />8 Article 2.2 (Definitions) of the Redwood City Zoning Code defines “Research and Development, Laboratory Type”
<br />as a use for which the R&D components require substantial laboratory space and/or other equipment for testing or
<br />development, which may also include associated adjacent or nearby workstations for recording or preparing written
<br />documentation of research. Typical R&D Lab uses may include, but are not limited to, biotechnical firms and
<br />pharmaceutical research laboratories. The Zoning Code defines “Research and Development, Office Type” as a use
<br />for which the R&D components primarily occur in an office setting, with minimal laboratory area or research
<br />equipment, other than computers and other related electronic equipment. Typical office type research and
<br />development uses may include, but are not limited to, computer software and computer simulation firms.
<br />9 27.08 acres equals 1,179,747 square feet of site area, multiplied by a 0.7 FAR per the IR zoning, totals
<br />approximately 825,823 square feet of building area, 50 percent of which is approximately 412,911 square feet of
<br />R&D Lab use, and 50 percent of which is approximately 412,911 square feet of R&D Office use.
<br />10 Total building area of 788,150 square feet is approximately 67 percent of the proposed Projects total 1,179,748
<br />square feet. The proposed Project’s proportion of office use (97 percent or 765,150 sq.ft.) to amenities building use
<br />(3 percent or 23,000 sq.ft.) is applied.
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