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1 1T HOG IRELAND
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<br /> A Land Planning i Devi lop nu ni Con N till i lig l # ' .1 , t i
<br /> December 6, 2010
<br /> Jill Dever Ekas, AICP
<br /> Director of Planning, Housing, and Economic Development Department
<br /> City of Redwood City
<br /> 1017 Middlefield Road
<br /> Redwood City, CA 94064 -0391
<br /> Subject: Proposal to Prepare Mixed Use - Corridor Zone Regulations
<br /> Dear Jill:
<br /> Ho le- Ireland Inc. is pleased to provide this proposal to prepare zoning regulations to implement g p P P P P p g the new Mixed Use - Corridor g P
<br /> General Plan land use designation and to prepare associated environmental documentation. The new regulations will apply to all
<br /> properties designated Mixed Use - Corridor. We envision creating a single new Mixed Use - Corridor zone district, with tailored
<br /> height, setback, and similar development standards to be applied to the El Camino Real, Veterans Boulevard, Redwood Creek
<br /> gateway, and Broadway subareas. The new zone provisions will combine traditional and form -based approaches to regulating land
<br /> use, development, and design; they will be based on policy direction contained in the New General Plan, input received from
<br /> community, and our experience and application of best practices for preparing innovative zoning regulations. Hogle- Ireland
<br /> understands a development application of a prominent site located on El Camino Real has been received by the City.
<br /> We propose a work scope that involves the tasks outlined below.
<br /> Task 1. "Brain Storming" Session. Hogle- Ireland will conduct one two -hour "brain storming" session with City staff. The
<br /> session will initially focus on the City staff's intent for the MU -C zone as well as overall guidelines and standards applicable to
<br /> all areas of the MU -C zone. The session will then focus on the four distinct MU -C zone areas (and their subareas). Hogle-
<br /> Ireland understands that the City wishes this zoning effort create a "shovel- ready" zone that can be easily inserted into the
<br /> Municipal Code.
<br /> Hogle- Ireland will prepare maps and other materials, as appropriate, for use during the session. Hogle- Ireland will
<br /> electronically submit materials to City staff for reproduction and use at the session. City will be responsible for securing
<br /> meeting facilities, providing appropriate technologies (computer, computer projector, etc.), and inviting all appropriate City
<br /> staff. Genevieve Sharrow, Bill Phillips, and Lisa Brownfield will attend the session.
<br /> Task 2. Field Work. Hogle- Ireland, Inc. will conduct field research documenting the MU -C zone adjacent areas' design
<br /> characteristics, public infrastructure, and street landscaping. Other Bay Area jurisdictions' mixed -use zone designations may
<br /> be researched and areas surveyed, as time permits.
<br /> Task 3. Administrative Draft Mixed Use — Corridor Zone Regulations. Hogle- Ireland will prepare Administrative Draft Mixed
<br /> Use - Corridor Zone Regulations for review by City staff. These will consist of a hybrid traditional zoning /form -based approach,
<br /> with the use regulations presented in tables and development standards largely illustrated using graphics to indicate, for
<br /> example, build -to lines, building step -backs relative to adjacent residential neighborhoods, and required pedestrian amenities.
<br /> For landscaping, parking, and similar standards that apply citywide, we will largely reference existing regulations in the
<br /> Municipal Code, although we anticipate adjusting, for example, the parking regulations to reflect shared parking potential on
<br /> mixed -use sites and within one - quarter mile of a major transit facility, such as the Caltrain station. It is assumed that Hogle-
<br /> Ireland, Inc. will provide guidance to City staff for City staff to prepare all graphics, renderings, etc. for the zoning regulations.
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