Reso PC16-05 0027 PC Reso 2075 Broadway

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General Requirements 98. Building Permit — No building permit shall be issued unless there is sufficient room within the DTPP office and retail MAD caps to cover the amount of floor area in each use category that is being proposed for construction. [COA][BUILDING] 99. Conversion of Retail Area for Office Area — This condition shall only be available for implementation for two (2) years from the date of final Planned Community Permit DPC2014-04 approval. If no additional office square footage becomes available within the two year window, or if the Applicant waives its right to conversion pursuant to subsection B, this condition shall no longer apply. [COA][PLANNING] A. In the event that additional new office square footage is added to the Maximum Allowable Development (MAD) Caps, either by DTPP amendment or physical demolition of existing office square footage within downtown, the first 5,000 square feet shall be reserved by the City for minor projects requesting additional office square footage. B. Once additional new office square footage is added into the MAD caps beyond the initial 5,000 square feet described in Section A and within the above mentioned two year window ("Additional MAD Cap Office Space"), the Applicant may submit a Letter of Intent to Convert up to 13,214 square feet of retail floor area on the ground and second floors (with the exception of the 13,515 s.f. of ground floor retail spaces that front onto Broadway Street and Jefferson Avenue) to office use ("Converted Office Space"), for a maximum building total of 80,000 square feet of office and core services (93,515 s.f. building total minus 13,515 s.f. ground floor retail along Broadway Street and Jefferson Avenue). The Letter of Intent to Convert shall be submitted to the Redwood City Planning Division within 30 days of the City's issuance of a notice that the Additional MAD Cap Office Space has been made available within the MAD cap. Upon receipt of the Letter of Intent to Convert, the Community Development Director will provide written confirmation of the conversion and will allocate the Converted Office Space to the project. If a Letter of Intent to Convert is not received by the Redwood City Planning Division within the 30 day period, the Applicant will have waived the right to this conversion. If no additional MAD Cap office space becomes available within the aforementioned two year window, this conditions shall no longer apply. C. In accordance with Section 2.0.4 of the Downtown Precise Plan, a project shall be deemed to be entitled to the square footage upon issuance of a Building Permit. Pursuant to Section 52.13 of the Zoning Ordinance, in the event that a building permit has not been issued for the project within one (1) year of the date of final DPC2014-04 approval, the project approvals shall expire. 100. Ground Floor Retail — Except as provided in Condition No. 99 above, the applicant is required to maintain a ground floor square footage of 13,515 square feet of retail for the life of the building (a maximum of 2,600 square feet that does not front onto Broadway Street or Jefferson Avenue may be converted to office use). [COA][PLANNING] ATTY/RES0.0027/PC RESO 2075 BROADWAY REV:04-18-16 VR Page 23 of 28