- 70 -
Mansbach determined the following area measurements for the
Redwood City Fox:33
Gross Rentable Mezzanine
Area Sq.Ft. Sq.Ft. Storage
Theater 24,358 24,358
East side retail/office 2,625 2,611
East Mezzanine 2,625 2,475
Ground floor west retail/office2,625 2,105
West Mezzanine 2,677 2,226
Second floor office space 6,090 6,090
Third floor space 876 876
Total 41,876 36,040 4,701
Mansbach cites the Ingram/Ewing appraisal as the source of these
area measurements. Mansbach also cites the Ingram/Ewing
appraisal as the source of information regarding "the extent of
renovation [of the Redwood City Fox] in 1950 and in the 1980s."
1. Highest and Best Use
a. As Vacant
Mansbach first determined the highest and best use of the
property as vacant. Considering the location and size of the
Redwood City Fox, its zoning, neighborhood characteristics, and
market influences, Mansbach found that the highest and best use
of the property as vacant was for "office development with ground
floor retail or business/service use." However, Mansbach
recognized that analyzing the property as vacant was essentially
"an academic exercise" because:
33 Mansbach cites the Ingram/Ewing appraisal as the source
of his building area square footage. We note, however, that
Mansbach's gross and rental square footage measurements for the
West retail space, both ground floor and mezzanine, differ from
those found in the Ingram/Ewing appraisal.
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