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8.B. -Page 25 e/Work Development Feasibility September 15, 2017 Page 6 condominium projects, it is his first attempt at this product type.' In addition, this project's success appears heavily dependent on the residential component (2,300 -square foot dwelling combined with 450 -square foot office). Policy Implications and Next Steps The niche -orientation of live/work buildings makes predicting their market potential very difficult. In Redwood City and throughout Silicon Valley, the lack of precedent for new -build live/work projects makes speculative development of this product risky. Also, the Redwood City MULW is relatively restrictive, particularly in terms of allowable residential space. In specific instances where commercial uses are underperforming economically and residential uses are prohibited, new live/work product may be a use that creates value through the introduction of the residential use. However, the focus of the MULW on commercial limits the potential for live/work to lift market potential significantly. In Redwood City, the prohibition of multifamily live/work units, height and FAR restrictions, and the inability to set aside a portion of units as residential -only have been identified as the greatest barriers to development. These concerns have been echoed in feedback provided by private real estate developers to the City. Specific suggestions or comments provided to the City in writing include, without limitation: • Increase maximum height from 40 feet to 50 feet to allow for more marketable residential and work space formats, such as higher ceilings. While not a specific written comment, an increase in FAR could also improve the economic performance of these projects similar reasons. • Allow office as a permitted use instead of a conditional one to facilitate development of this more marketable product type. • Increase the length of the building fagade from 200 feet to 250 feet. This would allow for more efficient buildings and floorplates given the general block sizes within the MULW zones. • Allow a portion of the work uses on the ground floor to stand alone and not be associated with residential uses above. Additionally, although not specifically mentioned in developer comments, the City could also consider permitting residential units as long as they are not street -facing (i.e., have a commercial frontage and the residences would be interior to the site) • Waive requirement that residents obtain and maintain a valid business license with the City of Redwood City. Note that it is not clear how this requirement is either an impediment or necessary since a business license is required for all commercial activity in the City (with very limited exemptions). • Allow the sale or rental of portions of the live/work unit to non -occupants of the space. • Permit multiple -unit dwellings within the MULW zoning code. • Relax design standards or have separate standards for units that are not public street -facing. 1 See htto://www.mercurvnews.com/2014/04/30/cupertino-planners-on-board-with-live-work- proposal/