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8.A. - Page 102 <br /> Phasing <br /> The project is currently planned to be constructed in one phase. It is anticipated that, <br /> with the necessary approvals, site demolition and grading operations could start as <br /> early as the first half of 2014, followed by underground utilities and roadway <br /> construction. Construction staging areas will be located in the Buildings 2-4 area. Initial <br /> vertical construction will commence with the start of the "Wrap" building foundation and <br /> parking structure and the construction of the ten-plex building numbers 6-11, followed <br /> with the construction of Buildings 2-4. Occupancy will be phased with the completion of <br /> the vertical construction, and the first occupancy is anticipated for Fall 2015. The total <br /> construction timeframe from start to finish is anticipated to be approximately 30 months. <br /> Planned Development Permit (PD2012-01): <br /> In accordance with the administrative requirements established in Article 46 — Planned <br /> Development Permits of the Redwood City Zoning Ordinance, the applicant is <br /> requesting a Planned Development (PD) Permit for residential uses (411 units). As <br /> stated in Article 46, Section 46.1, the purpose of the planned development permit is to: <br /> "...provide a vehicle for planned development within the existing zoning districts of the <br /> City of Redwood City; to encourage flexibility of design and development of land in such <br /> a manner as to promote its most appropriate use; to encourage the development of <br /> innovative projects which incorporate the highest quality architectural solutions, building <br /> materials and landscaping concepts; to promote the most functional and aesthetic <br /> relationships between building structures, signs, open space and parking areas in <br /> residential, commercial and industrial zoning districts; to encourage the development of <br /> quality open space and recreational opportunities within projects, including providing for <br /> clustered development and increased open space; and to incorporate stormwater <br /> treatment provisions in site planning." <br /> Further discussion regarding consistency with the PD Permits can be found in the <br /> Discussion/Issues section of this report as referenced below. Overall, staff is <br /> recommending approval, with incorporation of the parking modifications, of the Planned <br /> Development Permit for the project due to the project's conformance with the intent of <br /> Article 46. <br /> Vesting Tentative Map (TM2012-02): <br /> The applicant also requests Planning Commission approval of a Vesting Tentative Map <br /> in order to allow for the subject property to be resubdivided from two legal parcels to <br /> three legal parcels (Refer to Attachment 2 for TM2012-02). Two of these parcels <br /> (Parcels 1 and 2) are proposed to be condominium lots while Parcel 3 contains the <br /> inner harbor area as described below: <br /> • Parcel 1 (5.0 acres) — This is the southernmost parcel and contains the Wrap <br /> Building (311 units), community building, pool and associated landscaped open <br /> space and access lane. <br /> • Parcel 2 (5.2 acres) — This is the northern and western areas of the site and <br /> contains the ten-plex buildings (100 units), landscape and the spur for the Bay <br /> Trail and associated amenities. <br /> • Parcel 3 (3.1 acres) — This is the inner harbor water area that would house the <br /> commercial marina component. <br />