HomeMy WebLinkAboutStaff Report 235-09l.f
TO:
FROM:
DATE:
City of Palo Alto
City Manager's Report
HONORABLE CITY COUNCIL
CITY MANAGER
MAY 18,2009
DEPARTMENT:PLANNING AND
COMMUNITY ENVIRONMENT
CMR: 235:09
REPORT TYPE: INFORMATIONAL
SlTBJECT: Commercial Downtown (CD) Monitoring Report for 2007/2008
This is an informational report and no Council action is required.
BACKGROUND
An annual monitoring report on the Commercial Downtown (CD) zoning area is mandated by
Comprehensive Plan Programs L-8 and L-9. These programs require reporting of non-residential
development activity and trends within the CD zone district. These reports are also required as a
result of final action on the Downtown Study approved by the City Council on July 14, 1986.
Attached is the Downtown Study Results Summary of the actions taken in 1986 (Attachment A)
and a zone map of the CD districts (Attachment B) .
. Staff regularly tracks vacancy rates, changes in floor area and parking in the CD district resulting
from approved development. Staff completed field surveys_for this 2007/2008 monitoring period
by mid-February 2009. Field surveys for the 2007/2008 monitoring period, usually completed by
October of each year, were delayed due to other staff priorities. Telephone interviews with leasing
agents were conducted thereafter ~nd completed in March 2009 to determine current vacancy rates
and prevailing rents. The report also includes cumulative data from January 1987 through August
31, 2007 and has specific data and information for the September 1, 2007 to August 31, 2008
monitoring period.
DISCUSSION
Palo Alto's downtown demonstrates decreased economic health, with the vacancy within the
Ground Floor Overlay District and the overall Commercial Downtown (CD) zoning district (
increasing from the,last monitoring cycle. The rental rates for both retail and office have decreased
relative to the 2007 'monitoring period attributable to this monitoring period's higher vacancy rates .
./ I'
Non-Residential Development Activity
.)1
The Do~own Study incorporated a growth limit of 350,000 square feet of additional floor area
above the total floor area existing in 1986, and provided for a re-evaluation of the CD regulations
when new development reaches 235,000 square feet. Since 1986, a total of 113,426 square feet of
non-residential uses have been added in the Downtown area. The latest addition of 7,481 net
square feet at 310 University Avenue was approved July 2008 and is now under construction. 310
CMR:235:09
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University Ave, also known as the Walgreens building, was destroyed by fire and h~ been
demolished in preparation for the replacement project. Based on this recent monitoring, an
additional 121,574 square feet of new non-residential development can be developed before a
re-evaluation of the CD regulations is necessary.
Demonstrating Special Public Benefits
The Downtown Study reserved 100,000 square feet of the 350,000 square foot growth limit to be
used for projects demonstrating special public benefits. Since 1986, ten projects in the downtown
area have been developed under the Planned Community zoning that requires a finding of public
benefit. Five of the projects exceeded the non-residential floor area that would otherwise be
allowed under zoning by a total of 34,378 square feet. The total changes in square footage of these
projects are shown in the 4th column of Attachment C; all the projects were approved before
August 31, 1998. The remaining five projects were mixed-use projects that did not exceed
allowable non-residential floor areas. All of the projects either provided parking or paid a fee in
lieu of providing parking.
Projects Qualifying for Seismic, Historic or Minor Expansion Exemptions
The Downtown Study set aside 75,000 square feet of the 350,000 square foot cap for projects that
qualify for seismic, historic or minor expansion exemptions in order to encourage these upgrades.
Since 1986, 72,736 square feet have been added in this category .. These projects are shown in the
5th column of Attachment C.
Parking Inventory
At the time of the Downtown Study, performance measures were established that specify that new
development in the Downtown should not increase the total parking deficit beyond that expected
fronl development that was existing or approved through May 1986, or 1,601 spaces. In 2003, the
City opened two new parking structures: one located on 528 High Street and the other at 445
Bryant Street. This decreased the original 1986 deficit by almost half, to approximately 836
spaces. At the end of the 2003 monitoring period, the City determined a re-evaluation of the
parking exemption regulations would be done when the unmet parking demand resulting from
exemptions reaches a cumulative 450 spaces. Currently, the unmet parking demand resulting from
exemptions is 267 parking spaces. Through various projects, the total cumulative parking deficit
has been significantly reduced from 1,601 in 1986 to 804 in 2008. Most notable reasons for the
reduction are: 1) the two-floor addition to the Cowper/Webster Garage; 2) significant restriping of
on-street parking spaces by the City's Transportation Division resulting in 96 additional spaces;
and 3) the construction of the two previously mentioned parking structures located on 528 High
Street and 445 Bryant Street. Attachment D is a chart of the CD (Commercial Downtown) parking
deficit.
Vacancy Rate for Ground Floor (GF) Combining District
The Ground Floor Combining District (GF) was created to encourage active pedestrian uses in the
downtown area./ Uses other than retail, eating and drinking, personal services and a few
conditional uses may be allowed through an exception process. One of the requirements for
making threxception is that the GF vacancy rate must be greater than 5 percent. In February 2009,
there were approximately 624,330 square feet of GF area. In the staff survey of Downtown
vacancies in February 2009, there were 8 properties, totaling 26,294 square feet, which met the
requirements for vacant and available ground floor area. They were:
CMR:235:09
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Vacant Square
Address Feet
530 Emerson 2,500
158 University 1,750
174 University 2,300
540 Bryant 2,500
541 Bryant 2,551
543 Bryant 2,550
370 University 3,000
135 University 9,143
Total 26,294
This results in a vacancy rate of approximately 4.21 percent; therefore, exceptions will not be
permitted for consideration during the next year. In comparison, last year's Ground Floor vacant
square footage was lower at 2.94 percent or 18,330 square feet. Since the annual monitoring was
completed, the vacancy rate in the downtown area has significantly increased. Currently the
estimated vacancy rate is considerably higher than 5%. If this vacancy rate continues through
October 2009 when the next field surveys for the 2008/2009 monitoring period are expected to be
completed, the 5% threshold will be exceeded and will allow for applications for an exception to
the otherwise permitted or conditionally permitted ground floor uses. In that case, permitted uses
in the applicable underlying CD District may be allowed in the GF area once the application for an
exception is reviewed and approved by the Director of Planning and Community Environment. If
the City wants to ensure that the ground floor retail in the CD district is retained, initiation of a
zoning ordinance amendment requiring City Council action would be necessary to increase the 5%
GF vacancy rate threshold specified in the Municipal Code Chapter 18.30(C).040.
Vacancy Rate for Entire CD District
For purposes of tracking the economic viability of the Downtown area, the vacancy rate for the
entire CD area is reported. This figure does not affect any of the exceptions or Downtown cap
regulations. At the time of the February 2009 staff survey, the following were vacant and
available:
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542
167
514
526
558
540
459
505
518
512
555
424
420
235
101
444
! 265
335
325
TABLE 1: Commercial Downtown (CD) Vacant & Available Floor Area
As of December, 2008
(Includes U-'Pper F'loor Office Space)
Address Zoning District Vacant Square Feet
Emerson CD-C (GF)(P) 1,850
Hamilton CD-C (GF)(P) 1,663
Bryant CD-C (GF)(P) 774
Bryant CD-C (GF)(P) 2,600
Waverly CD-C (GF)(P) 5,300
Cowper CD-C (P) 2,997
Hamilton CD-C (P) 276
Hamilton CD-C (P) 3,200
Hamilton CD-C (P) 1,568
Hamilton CD-C (P) 1,260
University CD-C (P) 10,000
Waverly CD-C (P) 1,700
Florence CD-C (P) 1,595
Alma CD-C (P) 4000
University CD-C (P) 3000
High CD-C (P) 6,491
Lytton CD-C (P) 6,500
Bryant CD-C (P) 6,936
Lytton CD-C (P) 32,000
Total 93,710
/
CD -Commercial Downtown (C) -Commercial (N) -Neighborhood (S) -Service
GF -Gro~nd Floor Combining District
P -Pedesttian Overlay
CMR:235:09
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The entire CD area has approximately 3,850,000 gross square feet of floor area, including
approximately 330,000 square feet within the SOFA CAP Phase 2 area. About 525,000 square feet
is used for religious or residential purposes or is vacant and not available for occupancy. Thus, the
net square footage of available commercial space is approximately 3,325,000 square feet.
With a total 3,325,000 square feet of commercial floor area available for occupancy, the vacant
93,710 square feet equals a rate of2.82 percent compared to 2.09 percent in last year's monitoring
report.
Trends inUse Composition
The primary observation of change in the use composition of Downtown since the enactment of
new CD zoning regulations in 1986 is that the total floor area devoted to certain higher-intensity
commercial uses (office, retail, eating and drinking) and housing has increased, while the total
floor area in lower-intensity commercial uses (manufacturing, warehousing) has been reduced (see
Attachment E). This trend has increased in the past few years with development of additional
multi-family housing and eating and drinking establishments.
Retail Rents
According to the data gathered from the February 2009 staff survey of commercial real estate
agents offering properties for lease in Downtown, rents for retail space are generally ranging from
$3.00 to $4.50 per square foot triple net (i.e. rent plus tenant assumption of insurance, janitorial
services and taxes) compared to $3.25 to $7.25 in last year's monitoring report. Rental rates have
decreased since the last monitoring period corresponding with the higher vacancy rate within the
Commercial Downtown area. The lower end of this range is generally for spaces in older buildings
and away from University Avenue.
Office Rents
According to the data gathered from the February 2009 staff survey of commercial real estate
agents offering properties for lease in Downtown, rents for Class A Downtown office space (Le.
newer and/or larger buildings on University A venue and Lytton Avenues) and Class B office space
(Le. older and/or smaller buildings further from University Avenue) are ranging from $2.50 to
$6.60 per square foot triple net cO.mpared to $3.85 to $5.85 per square foot triple net in last year's
monitoring report.
POLICY IMPLICATIONS
This report on the Commercial Downtown (CD) zoning area is mandated by Comprehensive Plan
-Programs L-8 and L-9 and by the Downtown Study approved by the City Council on July 14, 1986.
RESOURCE IMPACT
This report has no ~mpact on resources.
ENVIRONMENTAL REVIEW
This is an i:g.formational report only and is exempted from CEQA review.
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CMR:235:09
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ATTACHMENTS
A. Downtown Study Results Summary (1986)
B. Zone Map exhibit of the Commercial Downtown (CD) Zone District
C. Table: CD Non-Residential Change in Square Footage
D. Table: CD Parking Deficit
E. Table: Commercial Downtown (CD) and SOFA 2 CAP Floor Area by Use Category
PREPARED BY:
DEPARTMENT HEAD:
CITY MANAGER APPROVAL:
cc: Architectural Review Board
Palo Alto Chamber of Commerce
Palo Alto Board of Realtors
<1Jr~{Jh
Senior Planner
CURTIS WILLIAMS
Interim Director of Planning and
Community Environment
Downtown North Neighborhood Association
University Park Neighborhood Association
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CMR:235:09
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1.
2.
3.
4.
5.
6.
Attachment A
ATTACHMENT A
DOWNTOWN STUDY RESULTS SUMMARY (July 1986)
The following are the primary measures adopted as a result of the study:
A new Commercial Downtown (CD) zoning district, including three subdistricts (CD-C,
CD-S and CD-N), was created and applied to most of the Downtown area previously zoned
Community Commercial (CC) or Service Commercial (CS). The basic provisions of the
CD district include floor area ratios (F ARs) that are more restrictive than in the previous
CC and CS zones, limits to project size and to the overall amount of future development,
and special development regulations for sites adjacent to residential zones.
Growth limits were applied to the CD district restricting future development to a total of
350,000 square feet beyond what was existing or approved in May 1986 and providing for
are-evaluation of the CD regulations when new development reaches 235,000 square feet.
In addition, 100,000 square feet of the total new floor area was reserved for projects
demonstrating special public benefits and 75,000 square feet for projects which qualify for
seismic, historic or minor expansion exemptions.
Exemptions to the floor area ratio restrictions of the CD zone were established for certain
building expansions involving historic structures, seismic rehabilitation, provision of
required handicapped access, or one-time additions of 200 square feet or less.
New parking regulations were established for the University Avenue Parking Assessment
District that require new non-residential development to provide parking at a rate of one
space per 250 square feet of floor area. Exemptions to this requirement are provided for
certain increases in floor area related to provision of handicapped access, seismic or
historic rehabilitation, one-time minor additions (200 square feet or less) and development
of vacant land previously assessed for parking. The regulations also permit, in certain
instances, off-site parking and parking fees in lieu of on-site parking.
Performance measures were established that specify that new development in the
Downtown should not increase the total parking deficit beyond that expected from
development that was existing or approved through May, 1986 (1600 spaces) and that call
for re-evaluation of the parking exemption regulations when the unmet parking demand,
resulting from exemptions, reaches one half (225 parking spaces) of the minimum 450
parking spaces deemed necessary for construction of a new public parking structure. Staff
was directed to monitor the parking deficit.
"
A ~ Ground Floor (GF) Combining District was created and applied to the area along
University Avenue and portions of the major side streets between Lytton and Hamilton
Avenues, in order to restrict the amount of ground floor area devoted to uses other than
retail, eating and drinking or personal service.
Page 1
7. Staff was directed to monitor the Downtown area in terms of development activity, vacancy
rates, sales tax revenues, and commercial lease rates to facilitate evaluation of the
effectiveness of the new regulations.
8. Staff was directed to undertake a site and feasibility study to evaluate an additional public
parking structure elsewhere in the DoWntown, to consider development of a parking
facility on public lots S, L and F, and to explore the possibility of leasing or purchasing
privately-owned vacant lots suitable as parking structure sites.
9. Policies and regulations were adopted which encourage Planned Community (PC) zoning
for parking structures and limit underground parking to two levels below grade, unless
there is proof that regular pumping of subsurface water will not be necessary.
10. A Twelve-Point Parking Program was adopted to increase the efficiency of existing
parking.
11. Traffic policies were adopted which prohibit new traffic signals on portions of Alma Street
and Middlefield Road, and prohibit a direct connection from Sand Hill Road to Palo
Alto/Alma Street. In addition, new signs were approved directing through traffic off of
University Avenue and onto Hamilton and Lytton A venues.
12. Staff and the Architectural Review Board (ARB) were directed to consider the possibility
of an Urban Design Plan for Downtown and to develop design guidelines for commercial
structures in neighborhood transition areas and for driveways which cross pedestrian
walkways.
13. A temporary Design and Amenities Committee was created and charged with developing
an incentive program (including FAR increases of up to 1.5) to encourage private
development to provide a variety of public amenities in the Downtown area.
14. Staff was directed to study possible restrictions on the splitting and merging of parcels as
well as the establishment of minimum lot sizes in the new CD district.
. .-* * * ·r
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Legend
SOFA II CAP
Commercial Downtown (CD) Zone Districts I: ::. Parking Assessment District .
The City of
Palo Alto
"lve .... 2009-02·23 t 3. 24.20
(1\oo.maps'Qis$lglsladmlnlPe,sonatlrrlvera.mdb)
/
Commercial Downtown (CD)
and
SOFA 2 CAP Area
Zoning Designations
Attachment B
This map is a product of the
City of Palo Alto GIS
---o· 550'
This document Is a graphle representation only of best avaIlable sources.
The City of Palo Allo assumes no r espcnslbllity tor any errors@1989to2OO8CltyofPaloAfto
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Attachment C
CD NON-RESIDENTIAL CHANGE IN SQUARE FOOTAGE
09/01/86 TO 08/31/06
Public Benefit Seismic, Historic, or Net change in Bonus Non Projecilddress Zoning Date Approved Residential Square Minor Bonus non-Residential
Square Footage Floor Area
" Footage
-
"'
520 Ramona Street A CDCGFP 11/20/84 -400 +400
220 University Avenue CDCGFP 2/5/87 -65 +65
151 Homer Avenue CDSP 3/17/88 ---9,750
314 Lytton Avenue CDCP 5/5/88 ---713 I
247-275 Alma Street CDNP 8/4/88 --+1,150
700 Emerson Street CDSP 9/15/88 --+4,000
I
I 431 Florence Street CDCP 9/15/88 2,500 +2,500 I -
I
I'
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156 University Avenue CDCGFP 12/15/88 -4,958 +4,958 I
401 Florence Street CDCP 3/2/89 -2,407 +2,407
619 Cowper Street CDCP 5/6/89 --+2,208
250 University Avenue PC-3872 5/15/89 11,000B 300 +20,300
550 University Avenue CDCP 6/1/89 ---371 ~ t g
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Public Benefit Seismic, Historic,Jor Net change in Bonus Non Project Address Zoning Date Approved Residential Square Minor Bonus non-Residential
Footage Square Footage Floor Area
~.
'" 529 Bryant Street PC-3974 5/3/90 2,491 c 2,491 +2,491
'. ~,
305 Lytton Avenue CDCP 9/28/90 -200 +200
550 Lytton AvenueDE CDCP 10/22/90 --+4,845
531 Cowper Street PC-4052 5/21191 9,000 475 +9,475
540 Bryant Street CDCGFP 3/24/92 -404 +404
530/534 Bryant Street CDCGFP 4/15/93 -432 +432
555 Waverley Streetl425 CDCP 9/21193 +2,064 Hamilton A venueE --
201 University Avenue CDCGFP 11118/93 -2,450 +2,450
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Public Benefit Seismic, Historic, or Net change in Bonus Non Project Address Zoning Date Approved Residential Square Minor Bonus nonlResidential
Footage Square Footage Floor Area
-~~~~~
........,. .
'" 518 Bryant Street CDCGFP 3/3/94 -180 +180
'~.
245 Lytton Avenue CDCP 7/21/94 ---21,?20
400 Emerson StreetEF PC-4238 9/19/94 -200 +4,715
443 Emerson Street CDCGFP 1/5/95 -26 +26
420 Emerson Street CDCP 3/16/95 -125 . +125
--340 University Avenue CDCGFP 4/6/95 -402
--281 University Avenue CDCGFP 4/20/95 -2,500
456 University Avenue CDCGFP 5/18/95 -7,486 +7,486
536 Ramona Street CDCGFP 7/11195 -134 +134
-725/753 Alma Street PC-4283 7/17/95 --1,038
552 Emerson Street CDCGFP 7/18/95 -177 +177
483 University Avenue G PC-4296 10/2/95 3,467c 2,789 +7,289
424 University Avenue CDCGFP 9/21195 -2,803 +2,803
~~~ ~
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Public Benefit Seismic, Historic, or Net change in Bonus Non Project Address Zoning Date Approved Residential Square Minor Bonus nonlResidential
Foota2e Square Footage Floor Area
.......,. .
9011909 Alma"'Street E,F PC-4389 8/1196 --+4,425
_ .....
171 University A venue CD-C( GF)(P) 9/19/96 -1,853 + 1,853
401 High Street CD-C(P) 10/3/96 -350 +350
430 Kipling Street D,H CD-C(P) 10/22/96 -200 +1,412
I
460-476 University CD-C(GF)(P) 3/20/97 -1,775 + 1,775 Avenue
400 Emerson Street D PC-4238 3/21197 --+2,227
275 Alma Street CD-N(P) 7/8/97 -200 +3,207
I
,
390 Lytton Avenue PC-4436 7/14/97 8,420c 689 +17,815
411 High Street H CDCP 12/18/97 -2,771 +2,771
530 Ramona CDCGFP 05/20/99 -2852 +2852
I
705 Alma St CDSP 09/21199 -2814 +2814
200 Hamilton Ave CDCP 10/21199 -10913 +10913
550 Lytton Ave CDCP 08111100 --+93
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Public Benefit Seismic, Historic, or Net change in Non Bonus Non Project Address Zoning Date Approved Residential Square Minor Bonus Residential Floor
Footage Square Footage Area
437 Kipling St CDCGFP 02/01/01 --+945
701 Emerson St CDSP 05/29/01 --+434
"
723 Emerson St CDSP 05/29/01 --+400
880 -884 Emerson St CDSP 05/29/01 --+312
539 Alma St CDCGFP 10/23/01 -2,500 +2,500
270 University Ave CDCGFP 11101101 -2,642 +2,642
901 High St. E, F CDSP 12/12/02 --+12,063
800 High St. I PC-4779 02/03/03 ---15,700
164 Hamilton Ave CDCP 01113/05 -2,799
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335 University Ave CDCGFP 08110/05 -4,500J +5,249
382 University Ave CDCGFP 07/27/06 -194 +194
102 University Ave CDCGFP 10/10/2006 +8 --
310 University Ave CDCGFP 07/3112008 7,481 +7,481
Totals 1986-2008 34,378 72,736 113,426
PageS
A: Project approyed during the Downtown Moratorium (9/84 to 9/86), but was not included in the Downtown EIR's "pipeline projects." As a result, the project is
counted amongtite..CD District's nonresidential development approvals since the enactment of the Downtown Study Policies in 1986
B: Through AssessmentI)istrict project provided additional 64 public parking spaces as part of public benefit instead of required 44 private spaces
C: Project exceeded square footage otherwise allowed by zoning
D: Project converted residential space to non-residential space. Net non-residential space counts toward the 350,000 square foot limit
E: Project included covered parking that counts as floor area but not counted 350,000 square foot limit
F: Project was approved pursuant to PAMC Sections 18.83.120 or 18.83.l30 which allow for a reduction in the number required parking spaces for shared parking
facilities, joint use parking facilities, or substitution of 8 bike parking spaces for one vehicle space.
G. In addition, project paid in-lieu fee for lossof2 on-site parking spaces
H: In addition, projects paid in-lieu fee for loss of 4 on-site spaces
I: Part of the SOFA 2 CAP
J: Transfer of Development Right (TDR) agreement with 230 and 232 Homer Avenue. 5000 total sq ft ofTDR but only 4,500 sq. ft used for Non Residential Floor
Area.
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Attachment D
CD PARKING DEFICIT 9/1/86 to 8/31/06
,. ...
" NET CHANGE NET PARKING NET TOTAL " ADDED EXEMPTIONS PROJECT IN NON/ ADDED DEFICIT CUMULATIVE ZONING PARKING ADDRESS RESIDENTIAL PARKING PER 18.49.060 CHANGE DEFICIT FLOOR AREA REQUIRED SPACES OFPAMC
1986 deficit 1,601
520 Ramona CDCGFP +400 2 0 0 1,603 StreetA
220 University CDCGFP +65 0 0 0 0 1,603 Avenue
151 Homer CDSP -9,750 0 11 0 -50 1,553 Avenue
314 Lytton CDCP -713 0 0 0 -3 1,550 Avenue
247-275 Alma CDNP +1,150 5 5 0 0 1,550 Street
700 Emerson CDSP +4,000 16 16 0 0 1,550 Street ~ ~ a (t)
~
d
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NET CHANGE ADDED . NET . PARKING NET TOTAL PROJECT IN NONI PARKING ADDED EXEMPTIONS DEFICIT CUMULATIVE ZONING ADDRESS RESIDENTIAL REQUIRED PARKING PER 18.49.060 CHANGE DEFICIT
~ . FLOOR AREA SPACES OFPAMC ...
431 Florence St CDCp +2,500 10 0 10 +10 1,560
156 University CDCGFP +4,958 20 0 20 +20 1,580 Avenue
401 Florence CDCP +2,407 10 0 10 +10 . 1,590 Street
619 Cowper CDCP +2,208 9 9 0 0 1,590 Street
250 University PC-3872 +20,300 103 131B 0 -28 1,562 Avenue
550 University CDCP -371 0 0 0 -1 1,561 Avenue
529 Bryant PC-3974 +2,491 10 0 10 +10 1,571 Street
520 Webster PC-3499 0 0 163 0 -163 1,408 . StreetC
305 Lytton Ave CDCP +200 1 0 1 +1 1,409
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NET CHANGE ADDED NET PARKING NET TOTAL PROJECT IN NONI ADDED EXEMPTIONS
ADDRESS ZONING PARKING PARKING PER 18.49.060 DEFICIT CUMULATIVE RESIDENTIAL REQUIRED CHANGE DEFICIT
~. FLOOR AREA SPACES OFPAMC
'It,
550 Lytton '. "-
Avenue CDCP +4,845 19 19 0 0 1,409
Downtown Extensive restriping by Transportation Division of on and off/street parking -96 1,313
531 Cowper PC-4052 +9,475 38 0 2 +38 1,351 Street
I
540 Bryant CDCGFP +404 2 0 2 +2 1,353 Street
530/534 Bryant CDCGFP +432 2 0 2 +2 1,355 Street
555 Waverley
Streetl425 CDCP +2,064 8 0 0 +8 1,363 Hamilton
AvenueD
201 University CDCGFP +2,450 10 0 10 +10 1,373 Avenue
518 Bryant CDCGFP +180 1 0 1 +1 1,374 Street
245 Lytton Ave CDCP -21,320 90 149 0 -59 1,315
Page 3
NET CHANGE NET PARKING NET TOTAL ADDED PROJECT IN NONI PARKING ADDED EXEMPTIONS DEFICIT CUMULATIVE ZONING PER 18.49.060 ADDRESS RESIDENTIAL REQUIRED PARKING CHANGE DEFICIT FLOOR AREA SPACES OFPAMC .......... ;,.
400 Emerson '.
'''PC:4238 5 1 +14 1,329 StreetD +4,715 18
443 Emerson CDCGFP +26 0 0 0 0 1,329 Street
Downtown Restriping to add handicap accessible spaces to downtown lots +6 1,335
420 Emerson CDCP +125 1 0 1 +1 1,336 Street
340 University CDCGFP -402 0 0 0 -2 1,334 Avenue
281 University CDCGFP -2,500 0 0 0 -10 1,324 Avenue
456 University CDCGFP +7,486 30 0 30 +30 1,354 Avenue
536 Ramona CDCGFP +134 1 0 1 +1 1,355 Street
725-753 Alma PC-4283 -1,038 7 7 0 -11 1,344 Street
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NET CHANGE ADDED NET PARKING NET TOTAL PROJECT IN NONI PARKING ADDED EXEMPTIONS DEFICIT CUMULATIVE ZONING ADDRESS RESIDENTIAL REQUIRED PARKING PER 18.49.060 CHANGE DEFICIT
~. FLOOR AREA SPACES OFPAMC
'" 552 Emerson CDCGFP +177 1 0 1 +1 1,345
Street
.,
483 University PC-4296 +7,289 29 _2E 11 +31 1,376 Avenue
424 University CDCGFP +2,803 . 11 0 11 +11 1,387 Avenue
901/909 Alma PC-4389 +4,425 18 18 0 0 1,387 StreetD
171 University CDCGFP +1,853 7 0 7 +7 1,394 Avenue
401 High Street CDCP +350 1 0 1 +1 1,395
430 Kipling CDCP + 1,412 5 _4E 1 +10 1,405 Street
460/476
University CDCGFP +1,775 7-0 7 +7 1,412
Avenue
400 Emerson PC-4238 +2,227 9 0 0 +9 1,421 Street
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NET CHANGE ADDED NET PARKING NET TOTAL PROJECT ZONING IN NONI PARKING ADDED EXEMPTIONS DEFICIT CUMULATIVE ADDRESS RESIDENTIAL REQUIRED PARKING PER 18.49.060 CHANGE DEFICIT
~ FLOOR AREA SPACES OFPAMC ;..,
275 Alma CDNP +3,207 0 0 1 +1 1,422
StreetF .... "
"-
390 Lytton PC-4436 + 17,815 74 50 3 +27 1,449 Avenue
411 High Street CDCP +2,771 . 0 _4E 11 +15 1,464
530 Ramona CDCGFP 2852 11 0 11 +11 1475
705 Alma St CDSP 2814 11 0 11 +11 1486
200 Hamilton CDCP 10,913 44 Ave 3E 35 +41 1527
J
550 Lytton Ave CDCP 93 0 0 0 0 1527
528 High St PF 0 0 138 G 0 -138 / 1389
445 Bryant PF 0 0 575 G 0 -575 814
437 Kipling St CDCGFP 945 4 OE 2 +4 818
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701 Emerson St CDSP 434 2 1 1 +1 819
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NET CHANGE ADDED NET PARKING NET TOTAL PROJECT IN NONI PARKING ADDED EXEMPTIONS DEFICIT CUMULATIVE ZONING ADDRESS RESIDENTIAL REQUIRED PARKING PER 18.49.060 CHANGE DEFICIT FLOOR AREA SPACES OFPAMC ~-...
723 Emerson St ", CDSP 400 2 2 0 0 819
-,
880/884 CDSP 312 2 5 0 -3 816 Emerson St
539 Alma St CDCGFP 2,500 10 0 10 +10 826
270 University CDCGFP 2,642 11 OE -II +11 837 Ave
SUBTOTAL 106,930 672 1297 236 -764 837 86-02
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NET CHANGE ADDED NET PARKING NET TOTAL PROJECT IN NONI PARKING ADDED EXEMPTIONS DEFICIT CUMULATIVE ZONING ADDRESS RESIDENTIAL REQUIRED PARKING PER 18.49.060 CHANGE DEFICIT
~. FLOOR AREA SPACES OFPAMC
'"
901 High S1. "" CDSP 12,063 59D 60 0 -1 836
"'
800 High S1. H PC-4779 -15,700 0 63 0 -63 773
164 Hamilton CDCP , -2499 , 0 0 0 0 773 Ave
335 University CDCGFP 5,249 0 0 0 0 773 AveI
382 U niversi ty CDCGFP 194 0 0 1 +1 774 Ave
102 University CDCGFP 8 0 0 0 0 774 Ave
310 University CDCGFP . 7,481 30 0 30 +30 804 Ave
TOTAL 118,993 751 1357 267 -797 804
A: Project approved during the Downtown Moratorium (9/84 to 9/86, but was not included in the Downtown EIR's "pipeline projects.") As a result, the project is
counted among the CD District's nonresidential development approvals since the enactment ofthe Downtown Study Policies in 1986
B: Through Assessment District project provided additional 64 public parking spaces as part of public benefit
C: Addition of2 levels of parking to Cowper/Webster garage
D: Project was approved pursuant to PAMC Sections 18.83.120 or 18.83.130 which allow for a reduction in the number required parking spaces for shared parking
facilities, joint use parking facilities, or substitution of 8 bike parking spaces for one vehicle space.
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E. Project removed existing on-site spaces or met required parking by paying in-lieu fee
F: Site had existing parking sufficient to allow expansion
G: Constructi~f2 city parking lots. 528 High completed on Aug. 2003 and 445 Bryant completed on Nov. 2003 ..
H: Part of the SOFA 2 CAP
I: As per PAMC 18.87.055, the TDR area transferred to the site does not increase the number of automobile parking spaces required for the additional floor area.
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Attachment E
Commercial Downtown (CD) and SOFA 2 CAP Floor Area by Use Category
Use Category (10/86) (02/09) (10/86-02/09) •
1. Offices 1,100,000 1,275,000 15.91 % I
2. Retail 500,000 625,000 25.00%
3. Eating & Drinking 150,000 250,000 66.67%
4. Financial Services 200,000 200,000 O.OOO/-
5. Business Services 150,000 175,000 1 0
6. Basement Storage 175,000 100,000 -4
7. Hotels 100,000 150,000 50.00%
8. Personal Services 75,000 125,000 66.67%
9. Utility Facility 150,000 100,000 -33.33%
10. Public Facilities ~5'OOO 50.00%
11. Autombtiv C! 1 0,000 -66.670/0
12. RecreationlPrivate Club 0,000 100.000/0
13. Theaters 50_0 25,000 -50.00%
14. Warehousing & 50,000 25,000 Distribution -50.00%
15. Manufacturing 50,000 0 -100.00%
16. Religious Institutions 50,000 50,000 0.00%
17. Multi-Family Residential 250,000 400,000 50.00%
18. Single Family Residential 50,000 25,000 -50.00%
19. Vacant & Under 150,000 50,000 -66.66% Construction
20. Vacant & For Sale 0 0
21. Vacant & Available 150,000 100,000 -33.33%
Total 3,625,000 3,850,000 5::''''0/
ADJUSTED TOTAL: (Deduct
3,125,000 3,325,000 residential uses, religious institutions,
vacant & for sale and vacant & under
construction. )
(Rounded to the nearest 25,000 square feet)
* The Slbove table is rounded to the nearest 25,000 square feet and was based on a table originally
prepared in 1986. Over the years, because of the rounding to 25,000 square foot increments, the table has had
a greater;nargin of error. Staff attempted to update the table from the beginning in 1998; therefore the
numberfmay not compare directly to tables prepared prior to the 1998 report.
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