AgdaPkt 2004-05-24 - Laserfiche WebLink

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1 ' � �� �� Regarding the last change, staff originally wanted a minimum of 80% of "occupied' ground level space to promote pedestrian activity. This ocxupied space could have included residential or commercial usE s. The intent was to "wrap" the e�cposed two or three-story parking garage facades with active and interesting spaces because the City wished to promote a lot of pedestrian acti� ity within the project, and people do not like to walk along streets with little or no active uses (meaning houses, stores and other usss that promote people being in the area). The developer argued that their pian, as designed could not achieve the 80% standard, and the Planning Commission agreed to modify this condition so as to allow a minimum averdge of 50% occupied space for the entire build-out condition. This means that some of the building phases could technically be below the 50% requirement (e.g. portions of Pete's Harbor) and some could be higher (e.g. portions of Peninsula Marina). But in no case shall the entire build-0ut be below an average of 50%. The definition of "occupied" ground level space was further expanded to include not only commercial or residential uses, but also could include attractive stairs, patios, courtyards, and pedestrian entrances to garages. The staff expressed concem about the extent of inactive ground floor space in the current project design. It is noted, however, that the Precise Plan is a concept-level document and that the actual project approvals for the various phases of the project will occur when the developer submits applications for Planned Community Permits The Precise Plan sets minimum requirements for a conceptual and large-scale design such as MSV. The implementing tool will be the Planned Community (PC) Permit. The PG permit will be required at each phase of development. Density The current General Plan designation does not permit MSV to be built as proposed. Both the 1990 General Plan land Use Element and accompanying land use map list the maximum net density allowed in Redwood City as 40 units per net acre�. The projecYs net residential density is 59 units per net acre or a 47% increase over existing � standards. While the applicant indicates the intention to build out the entire project, the City has no way to guarantee that this will occur. As a result, the Precise Plan is drafted in a manner that assures a proper mix of uses and that the level of development and density proposed matches planned infrastructure improvements. The Precise Plan and the General Plan Amendment permit a baseline density of 40 units per net acre but also allow a greater density (e.g. 59 units/net acre or 1,930 on-site units) under the Planned Community Permit, coupled with the Development Agreement. The City will have to make certain findings to warrant this higher density for the project. The project, at each phase, would have to demonstrate at least three of the following: 6 Planned Community PertniLs are defined in Article 52 of the Zoning Ordinance and are the mechanism for approwal of the'various phases of a project approved by a Precise Plan. ' Land Use Element of the Redwood City SVategic General Plan. Page 6-5. 7