AgdaPkt 2006-07-24 - Laserfiche WebLink

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6A Page 6 DISCUSSION AND FINDINGS: The following factors have been considered by staff in the determination of the recommendation to deny the proposed change in land use for the subject property. These factors have been drafted as findings, if the Council decides to deny this application. In the event that the City Council decides instead to recommend in favor of initiation of the proposed General Plan and Zoning Map Amendments, alternate findings would need to be developed to support such a motion. Attachment #3 is a draft of these alternate findings. FINDINGS: 1. Downtown Investment: Recently, the City and the Redevelopment agency have committed on the order of $60 million to spearhead the revitalization of Downtown Redwood City. Private development efforts account for approximately $1 00 million more in investment. These efforts encompass the On Broadway project which includes a new two- level subterranean City parking garage under the new retail/cinema buildings; removal of the south annex on the historic courthouse building for the purpose of developing Courthouse Square, which is currently under construction; significant new right-of-way infrastructure and streetscape on all four frontages of the On Broadway block as well as new streetscape around Courthouse Square; a future new "paseo" connection along the north side of the Downtown Post Office; and other project and infrastructure investments. As these projects near completion, their pending impacts on stimulating downtown vitality and the development community's interest in downtown Redwood City are just beginning to be felt. In addition to those specific development projects, the City is also producing a Precise Plan for the Downtown area. The City Council, in joint study sessions with the Planning Commission and Architectural Review Committee, has participated in a comprehensive public process to develOp this plan. City policy makers were informed that the draft Downtown Precise Plan anticipates that significant dwelling units could potentially be developed in downtown Redwood City over the plan life. The Council needs to remember that all research strongly states that a successful downtown must have retail, entertainment and housing. Without all three components our downtown will be less successful. It was also acknowledged that these units will not be easy projects. There are a number of challenges associated with bringing residential development into the core of the City, lot aggregation being primary. However, it is anticipated that the Downtown Precise Plan will reduce density limitations; the City Council has already approved reductions in parking requirements for residential properties located within the plan boundaries; and a comprehensive environmental impact report will be completed by the City upon adoption of the Precise Plan. These changes are very powerful tools for attracting significant residential development into the Downtown core, and they need to be given some time to take affect. Moving forward on this zoning request would set a precedent that encourages developers to ask for housing wherever they can most easily purchase land, without consideration of where the City specifically wants housing to be located. Generally, the plan boundaries are Brewster Avenue, Veterans Boulevard, Maple Street, and EI Camino Real. The subject site is not located within the Downtown Precise Plan --......-