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Page 9 of 15 <br />City of Redwood City 1017 Middlefield Road, Redwood City, CA. 94063 Tel: 650-780-7000 www.redwoodcity.org <br />that minimizes the apparent massing, the proposal generally maintains the massing from the ground floor <br />to the top of the tower. As shown above, the entire massing along Marshall Street generally maintains <br />the same width, shape, and size from the ground floor to the top floor. The proposal’s tower is shown at <br />18,993 sq. ft. on floors 4-20 (with floor 18 at 18,505 sq. ft.), which only lowers to 14,544 sq. ft. on floor <br />21. This does not achieve the slender tower appearance and can be seen from many distant vantage points <br />around Redwood City (see Figure 9). <br />In addition, the proposed building type is substantially different from the building type in the base density <br />study. While each floor of the “base density” building occupies almost the entire 1.08-acre site <br />(approximately 47,000 sq. ft.) and includes units facing an interior courtyard, the bonus proposal, by <br />contrast, moves all units to the Marshall Street side of the project, with no interior courtyard, and with <br />most residential floors totaling approximately 19,000 sq. ft. – 40 percent of the floor area of the base <br />density project. If the total square footage of each floor were similar to that of the base density project, <br />the building height would be much lower. <br />FIGURE 6 – BASE VS. BONUS <br /> <br />BASE STUDY (viewed from Walnut St)BONUS PROPOSAL (viewed from Walnut St) <br />Affordable Housing <br />The project is unique in that despite being a senior housing project, it doesn’t require compliance with <br />the City’s Affordable Housing Ordinance (AHO). The ordinance currently exempts specific nonresidential <br />uses from the payment of the housing impact fee, including nursing homes, residential care facilities <br />(General, Senior, and Small), and skilled nursing facilities. Generally, this was intended to cover assisted <br />living facilities, such as memory care, residential care, and skilled nursing facilities. Residential <br />development projects of 20 units or more are required to construct affordable units on site per Section <br />29.4. <br />12.A. - Page 9 of 15 <br />313