AgdaPkt 2012-05-21 - Laserfiche WebLink

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7.A. - Page 2 Downtown Revitalization Potential Depending on occupancy, the project would place about 574 employees on the site, assuming 2.2 employees per 1,000 square feet (this was the basis for General Plan projections). The actual number depends on the type of tenant. For example, high tech firms may place a higher number of employees in interactive open floor plans, while executive office suites may place fewer employees in larger private offices. The employees could provide a strong presence on streets in the area, boosting the liveliness of the sidewalks and providing economic stimulus associated with coffee breaks, lunch breaks, happy hour, and miscellaneous shopping. However, it is not clear from the proposal to what degree this activity would materialize. If the office tenants equip their spaces with significant cafeterias, lounges, and recreational facilities, then the presence of the workers outside of the building could be minimal. It is more challenging to estimate how much activity would result from the hotel use, because it is unclear what the average occupancy rate would be, and how many people would be present per guest room. However, it is not unreasonable to assume that 50 to 100 people per day would be present in the area because of the hotel. Given the easy access to restaurants and entertainment, and the constrained hotel site, these visitors are likely to frequent Downtown establishments. The office buildings and the hotel would add diversity to Downtown's land use portfolio. The development proposes large floor-plate Class A office space, which is not widely available in the Downtown. Consequently, it should be attractive to new types of tenants for the area. The hotel is a new type of use for powntown and would add a service that is currently lacking. Office tenants have not been identified by Hunter/Storm for the project. Although the Downtown Redwood City office market is presently strong, and the developer has expressed confidence that the buildings would be occupied quickly, it is impossible to ensure that the building will be occupied within a defined period of time after the completion of construction, especially without commitments from tenants. Desiqn The design appears to conform to the Downtown Precise Plan (Plan). It is important to make this distinction at this time, as there are no architectural plans for the project, only renderings of concepts. The details of design will be resolved during the negotiation process and presented to the Council as a part of a Development Agreement. The architecture is considered streamlined Neoclassical and does not conflict aesthetically with the surrounding building stock. The main "Redwood Tower" building is visually divided into a base, middle, and cap, which helps to create a sense of pedestrian scale in a large structure. The "Flatiron Building" does not follow these guidelines as closely. The facades follow the shape of the streets, creating an urban presence. The height limit appears to be met. There is a potential issue with the