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considered a legal nonconforming use due to the lack of on-site
parking.
A. Theater Market
As of the valuation date, there was a need for a large-
capacity live performance theater in San Mateo County. The only
other large live performance theater in the area was the San
Mateo Performing Arts Center (SMPAC) at San Mateo High School,
approximately 9 miles northwest of the Redwood City Fox. The
SMPAC has a seating capacity of 1,605, and is the largest
publicly owned theater facility in San Mateo County. It was
considered the best large theater in the area for live stage
performances and was tightly scheduled.
B. Commercial Market
Overall, the downtown commercial core of Redwood City has
declined as a community shopping district, but has grown as a
governmental and banking base. Office rental in downtown Redwood
City is primarily based on a desire to be near the City of
Redwood City and the County of San Mateo government offices.
Similarly, the majority of the commercial users in downtown
Redwood City cater to the City and County employees, the dominant
workforce in the area. As a result, traffic along Broadway is
diminished during the evenings and on weekends.
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