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9.B. - Page 16 <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 /> 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 /> 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 /> 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 /> Staff is recommending that the Council clarify the Maximum Allowable <br /> Development section and adopt the following process: <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 /> Page 4 of 9 <br />