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Page 4 of 9 <br />implementation areas: the Maximum Allowable Development “reservation” process, and <br />the process for projects that do not fit within the current MAD limitations. <br /> <br />1. Reservation Process <br />For projects which are currently seeking planning entitlements, the DTPP is silent <br />regarding how the City “reserves” MAD allocations for projects proceeding through <br />the entitlement process on the way towards obtaining a building permit. As noted in <br />the chart above, if all the projects currently in the planning pipeline received their <br />building permits, the office space would be “over-allocated” by 174,000 square feet. <br />This does not include a seventh office project that is expected to be received within <br />the next two months (of approximately 100,000 sq. ft.) or a small office expansion <br />that may be submitted soon, too. In other words, several projects could receive their <br />planning entitlements, but be unable to obtain a building permit. In order to not have <br />applicants progress further into the process unnecessarily, the Council could <br />consider clarifying how a the City “reserves” a MAD allocation for a project as it <br />proceeds towards obtaining a building permits and being officially entitled. <br /> <br />2. Projects in Excess of Current Maximum Allowable Development Limitations <br />Given the number of projects currently in the planning review stage, and the <br />understanding that at least one more office project submittal is imminent, it would be <br />most effective to provide clarity regarding the process for projects that would exceed <br />Maximum Allowable Development limitations. It is likely that (at least) 3-4 projects <br />will fall within this category. <br /> <br />Options for “Reserving” MAD Allocations <br />As noted earlier, the Maximum Allowable Development limitations are building permit <br />limitations, not zoning code limitations. It appears the DTPP did not contemplate a <br />scenario where five (5) large office applications would be submitted within the same <br />month, but this is exactly what happened in August 2014. This created the practical <br />reality that office development went from 50% of the capacity allowed with the plan, to <br />potentially well over 100% (if all the projects obtained a building permit). Project <br />applicants are now in the difficult position of having to decide whether to proceed with <br />their planning entitlements, without knowing whether a project will be able to obtain a <br />building permit. Therefore, it would be most effective to identify how the City “reserves” <br />MAD allocation for a project during the planning review stage, rather than at the building <br />permit stage. <br /> <br />Staff is recommending that the Council clarify the Maximum Allowable <br />Development section and adopt the following process: <br /> <br />• An applicant submits their project plans to the Planning Division as outlined in the <br />DTPP; <br />• Staff completes the “completeness check” review and issues a letter 30 days <br />after submittal; <br />• If complete, the requested floor area is “reserved” throughout the entitlement <br />review process (per timelines specified below) and can be processed under the <br />9.C. - Page 4