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DocuSign Envelope ID: 8A572BOA-3D14-4B47-B7FB-9B1FCC584CF6 retail, but could also include office if desired. Test fits are anticipated to be simple massing models for technical analysis, not detailed renderings for public display Development standards will be confirmed and if necessary adjusted based on the results of these test fits. Physical test fits will be completed by sub -consultant VMWP. The anticipated VMWP staff person for this task will be John Doyle with oversight from Rick Williams, but could be another key VMWP staff member. 4. Allowed Uses: Confirm allowed land uses, based on list of uses generated for the 8 $1,280 Bay Fair Specific Plan. This task is intended to be rapid and not require substantial work, since it was largely completed during the specific plan process, and the strategy is intended to be highly flexible in allowed uses across the B-TOD district. 5. Development Controls: Update development standards in the zoning code, focused 130 $20,800 on primary development controls such as height, setbacks, required open space, facade articulation, and other existing categories in the existing zoning code, particularly Article 6 Division 2. This will require a review and annotation of the Bay Fair Specific Plan to identify relevant standards to populate these sections of the zoning code, and then updates to the code using new numbers and standards. This task is the most substantial of the project. This task assumes that more detailed components of the specific plan, including development guidelines and potentially some standards or requirements related to other topics such as green building, will remain in the Specific Plan but not be added to the zoning code. Part of this task will include identifying which design guidance from the Specific Plan should be incorporated as objective development standards in the zoning code update. These objective development standards are anticipated to apply to all projects within the B- TOD zone, but are also particularly important for projects within 1/2 mile of BART that may be subject to by -right approvals. Objective development standards in the zoning code are anticipated to be drawn from or copied from the existing Specific Plan material, not created independently. Alignment with any parallel citywide efforts to create objective development standards will be an important consideration, but this task does not include creation of citywide objective development standards. The task of creating development controls may include a small contribution from a sub - consultant, anticipated to be Ben Noble or another zoning specialist, for peer review or other inputs. This task will include the following deliverables: • Administrative draft of Zoning text amendment • Public review draft of Zoning text amendment (for stakeholder review) • Public hearing draft of Zoning text amendment 6. Bay Fair Master Planning and/or Planned Development process: Find precedents for 24 $3,840 and define a process for master planning or other planned development process for large Bay Fair development such as the Bay Fair Mall. It is assumed that the existing Planned Development (PD) process will remain in place and be available to Bay Fair projects, but there is anticipated to be an additional master planning requirement for large projects. This process could defer to or augment existing city PD processes, or be a unique process, depending on discussions with City staff. The type of process desired will affect the amount of work required. This task may include contributions from a sub -consultant for peer review or other inputs. 7. General Plan Land Use Updates Update the B-TOD land use classification text in the 24 $3,840 General Plan to reflect the related and final zoning code changes. 8. Zoning and General Plan Map update: Update the City zoning and General Plan land 8 51,280 use map to reflect the new B-TOD zone and land use category. This task assumes no changes to any other areas of the map besides the Bay Fair zoning district. This task could be completed in coordination with Elie Citv's in-house GIS expertise or other