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provision of the required quality open space. This type of mixed use project is considered a prototype for future open space requirements. 2. Not a Special Privileae: The proposed development represents a new type of land use in the project vicinity. Consequently, this development cannot represent a special privilege. Future changes in open space policies and Zoning Amendments may eventually allow the proposed reduction in open space for other projects without a Variance. 3. Proiect Will Not Be Contrary to the Intent of the Zoninq Ordinance: Recent amendments to the Zoning Ordinance encourage the proposed type of mixed-use development. The Planning Commission, at its study session on July 17, 2001, commented that the provision of housing is a higher priority than providing adequate open space for higher density mixed-use developments, especially in-fill projects. Both the General Plan and recent amendments to the Zoning Ordinance support this kind of mixed use project. The project will be a welt designed attractive development. that will also provide much needed housing in Redwood City. The applicant is willing to contribute a park-in-lieu fee to help offset the lack of open-space. Variance Conditions of Approval 1. The applicant shall pay a one-time park in-lieu fee of $66,560 which is based on the current assessed value of the project site area for the deficit of 1,208 square feet of common open space which are not provided in the project design. The fee shall be paid prior to issuance of the Building Permit and will be used for improvements to the nearby Wellesley Crescent Park (possible improvements to paths, curbs, gutter, picnic tables and fountains). 2. The applicant shall comply with all conditions of EA -10911-1, and PD-10305-01. All mitigation measures of EA-10911-t shall be made conditions of approval. 3. The applicant shall obtain an Architectural Permit and Building Permit. USE PERMIT Findings: I. The proposed project will not be detrimental to the health, safety, or general welfare of persons residing in the neighborhood. The use is compatible with Section 25.7 of the Zoning Ordinance (General Commercial- Combining Residential Zoning District). Office and residential mixed-use development are encouraged by recent amendments to the Zoning Ordinance and are supported bx./ the General Plan. the City Council, and other C:,tv policy makers. Strategy i5 of the City's Housing Element, recognizing the need for residential projects along maior thoroughfares and areas with appropriate services and facilities, specifically recommends: "Amend the