HomeMy WebLinkAboutStaff Report 473-09TO: HONORABLE CITY COUNCIL
FROM: CITY MANAGER
DATE: December 14, 2009
REPORT TYPE: INFORMATIONAL
DEP ARTMENT:PLANNING AND
COMMUNITY ENVIRONMENT
CMR: 473:09
SUBJECT: Commercial Downtown (CD) Monitoring Report for 2008/2009
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 visits for this 2008/2009 monitoring period
by mid-October 2009. Telephone interviews with leasing agents were completed in late October
and early November 2009 to determine current vacancy rates and prevailing rents. This report
also includes cumulative data from January 1987 through August 31, 2009 and has specific data
and information for the September 1, 2008 to August 31, 2009 monitoring period.
On November 9th 2009 the Council adopted zoning ordinance amendments to enhance protection
of retail uses in downtown commercial districts that modified the monitoring program. The intent
of the modifications is to assure that retail uses are retained and viability enhanced during this
economic downturn and beyond. The revisions included strengthening and extending the
"Ground Floor Retail" requirements downtown, reducing the extent of retail requirements at the
perimeter of commercial areas, modifying the zoning map to extend or lessen the Ground Floor
(GF) restrictions for specific properties and eliminating of the exception process if the GF
vacancy rate is found to be greater than 5. % during the annual monitoring. A map of the subject
area was included in the Council report (CMR 20:09), available on the City's website (Council
agendas/minutes ).
DISCUSSION
Palo Alto's downtown has clearly been affected by the economic slowdown as reflected by
higher vacancy rates within the Ground Floor Overlay District and the overall Commercial
Downtown (CD) zoning district compared to the last monitoring cycle. The rental rates for both
CMR:473:09 Page 1 of27
retail and office have also decreased during the 2008-2009 monitoring period, attributable to the
higher vacancy rates.
N on-Residehtial Development Activity
The Downtown 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 net new development reaches 235,000 square feet. Since 1986, a total of 138,708 square
feet of non-residential uses have been added in the Downtown area. In 2007-2008 monitoring
cycle, 7,481 net new square feet at 310 University Avenue (Walgreens Building) was added. In
the current monitoring cycle, 25,280 net new square feet has been added within three
contributing projects: 317-323 University Avenue, 325 Lytton Avenue and 564 University
Avenue.
Based on this recent monitoring, an additional 96,292 square feet of new non-residential
development can be built before the 350,000 square feet growth limit is reached.
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 fourth column of Attachment C. 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, 77,736 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 from 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 adding a total of 713 parking spaces. 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 277 parking spaces. Through
various projects, the total cumulative parking deficit has been significantly reduced from 1,601
in 1986 to 808 in 2009. 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.
CMR:473:09 Page 2 of27
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 such as retail, eating and drinking and personal services. In February 2009,
there was approximately 624,330 square feet of GF area. In the staff survey of Downtown
vacancies in October 2009, there were 16 properties, totaling 56,109 square feet, which met the
requirements for vacant and available ground floor area.
Vacant or Available Property Listings for (GF) Combining District
Vacant Square
Address Feet
526 Bryant 2,600
540 Bryant 2,500
543 Bryant 2,622
535-539 Bryant 1,750
530 Emerson 2,500
540 Emerson 1,850
201 Hamilton 7,735
315 Hamilton 474
158 University 1,750
174 University 2,300
222 University 2,540
340 University 16,700
360 University 7,000
382 University 1,983
435 University 1,450
540 University 400
Total (GF) Vacancy 56,109
This results in a GF vacancy rate of approximately 9 percent, which is significantly higher than
last year's vacancy rate. In comparison, last year's ground floor vacant square footage was far
lower at 4.2 percent or 26,294 square feet.
CMR:473:09 Page 3 of27
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 annually. Staff conducted a field survey in early October and
communicated with local real estate agents during the same time to assess overall vacancies in
the downtown area. The listing below is based on staff conducted field work, different real
estate websites and responses received from local downtown real estate agents. At the time of the
October 2009 staff survey, the following properties were vacant and available:
TABLE 1: Vacant or Available Property Listings for Rest of Commercial Downtown (CD)
As of October, 2009
(Includes Upper Floor Office Space)
Address I Zoning District Vacant Square Feet
514 Bryant CD-C (GF)(P) 1,003
518 Bryant CD-C (GF)(P) 2,775
541 Cowper CD-C (P) 4,481
500 Emerson CD-C (GF)(P) 12,637
542 Emerson CD-C (GF)(P) 1,850
644 Emerson CD-C (P) 3,912
418 Florence CD-C (P) 1,915
420 Florence CD-C (P) 4,300
385 Forest CD-C (P) SQFT Vacant Unknown
164 Hamilton CD-C (P) 10,395
167 Hamilton CD-C (P) 3,708
228 Hamilton CD-C (P) 3,650
261 Hamilton CD-C (P) 797
400 Hamilton CD-C (P) 9,320
459 Hamilton CD-C (P) 1,119
525 Hamilton CD-C (P) 3,246
575 High CD-C (GF)(P) 3,363
181 Lytton CD-C (P) 21,267
265 Lytton CD-C (P) SQFT Vacant Unknown
314 Lytton CD-C (P) 8,522
CMR:473:09 Page 4 of27
325 Lytton CD-C (P) 23,000
Address Zonin2 District Vacant Square Feet
480 Lytton CD-C (P) 410
530 Lytton CD-C (P) 4,900 (available next year)
435 Tasso CD-C (P) 5,499
101 University & 444 High CD-C (P) 6,491
125 University CD-C (GF)(P) 3,553
151 University CD-C (GF)(P) 3,060
235 University CD-C (GF)(P) SQFT Vacant Unknown
380 University CD-C (GF)(P) 2,078
382A University CD-C (GF)(P) 1,619
370-374 University CD-C (GF)(P) SQFT Vacant Unknown
416-424 Waverley CD-C (P) 1,510
558-560 Waverley CD-C (GF)(P) 5,700
Total Rest ofeD Vacancy 156,080
CD -Commercial Downtown, (C) -Commercial, (N) -Neighborhood, (S) -Service,
GF -Ground Floor Combining District, P -Pedestrian Overlay
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
total vacant 212,189 square feet equals a rate of 6.4 percent compared to 2.8 percent in last
year's monitoring report.
Trends in Use 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.
CMR:473:09 Page 5 of27
Retail Rents
According to the data gathered from the October 2009 staff survey of commercial real estate
agents offering properties for lease in Downtown, rents for retail space are generally ranging
from· $2.50 to $4.50 per square foot triple net (i.e. rent plus tenant assumption of insurance,
janitorial services and taxes) compared to $3.00 to $4.50 in last year's monitoring report. The
lower end of this range is generally for spaces in older buildings and away from University
Avenue. Also some listed vacancies have rates listed as negotiable, because of higher rates of
vacancies.
Office Rents
According to the data gathered from the October 2009 staff survey of commercial real estate
agents offering properties for lease in Downtown, rents for Class A Downtown office space (i.e.
newer and/or larger buildings on University Avenue and Lytton Avenues) and Class B office
space (i.e. older and/or smaller buildings further from University Avenue) are ranging from
$2.50 to $4.50 per square foot triple net compared to $2.50 to $6.60 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 impact on resources.
ENVIRONMENTAL REVIEW
This is an informational report only and is exempted from CEQA review.
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:
CMR:473:09
CHITRA MOITRA
p/"C We f\
Director of PlannIng and
Community Environment
Page 6 of27
CITY MANAGER APPROVAL:
cc: Architectural Review Board
Palo Alto Chamber of Commerce
Palo Alto Board of Realtors
Downtown North Neighborhood Association
University Park Neighborhood Association
CMR:473:09 Page 7 of27
ATTACHMENT A
DOWNTOWN STUDY RESULTS SUMMARY (July 1986)
The following are the primary measures adopted as a result of the study:
1. A new Commercial Downtown (CD) zoning district, including three sub districts (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.
2. 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 a re-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.
3. 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.
4. New parking regulations were established for the University Avenue Parking Assessment District that requires 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.
5. 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.
6. A new 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 Avenues.
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.
Page 2
Commercial Downtown
Monitoring 2008
Index Map
Attachnlent B
ATTACHMENT C
CD NON-RESIDENTIAL CHANGE IN SQUARE FOOTAGE 09/01/86 TO 08/31/09
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
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
247-275 Alma Street CDNP 8/4/88 --+ 1,150
700 Emerson Street CDSP 9/15/88 --+4,000
431 Florence Street CDCP 9/15/88 -2,500 +2,500
156 University Avenue CDCGFP 12/15/88 -4,958 +4,958
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
----
Page 4
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
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 I I
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 Street/425 CDCP 9/21193 +2,064 Hamilton A venueE --
201 University Avenue CDCGFP 11118/93 -2,450 +2,450
I
Page 5
: Public Benefit Seismic, Historic, or Net change in
I 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 7/21194 ---21,320
400 Emerson StreetEF PC-4238 9/19/94 -200 +4,715
443 Emerson Street CDCGFP 115/95 -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 7/11/95 -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
--
Page 6
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
901/909 Alma Street E,P PC-4389 8/1196 --+4,425
171 University Avenue 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
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 OS/20/99 -2852 +2852
705 Alma St CDSP 09/21199 -2814 +2814
200 Hamilton Ave CDCP 10/21/99 -10913 +10913
550 Lytton Ave CDCP 08/11/00 --+93
Page 7
Public Benefit Seismic, Historic, or Net change in Non Bonus Non
i
Project Address Zoning Date Approved Residential Square Minor Bonus Residential Floor
Footage Square Footage Area
437 Kipling St CDCGFP 02/01101 --+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
335 University Ave CDCGFP 08/10105 -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
317-323 University Ave CDCGFP 0112008 2,500 +3,290
Page 8
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
564 University Ave CDCP 7/2008 2,500 +4,475
325 Lytton Ave CDCP 5/2006 + 17,515
Totals 1986-2009 34,378 77,736 138,706
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 nonresid~ntial development approvals since the enactment of the Downtown Study Policies in 1986
B: Through Assessment District 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 P AMC 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.
G. In addition, project paid in-lieu fee for loss of2 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.
Page 9
ATTACHMENT D
CD PARKING DEFICIT 9/1/86 to 8/31/09
NET CHANGE NET PARKING NET TOTAL ADDED PROJECT IN NON/ PARKING ADDED EXEMPTIONS DEFICIT CUMULATIVE ZONING PARKING PER 18.49.060 ADDRESS RESIDENTIAL REQUIRED CHANGE DEFICIT FLOOR AREA SPACES OFPAMC
1986 deficit 1,601
520 Ramona CDCGFP +400 2 0 0 +2 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
Page 1
NET CHANGE ADDED NET PARKING NET TOTAL PROJECT IN NONI PARKING ADDED EXEMPTIONS DEFICIT CUMULATIVE ZONING PARKING PER 18.49.060 ADDRESS RESIDENTIAL REQUIRED 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 -371 I CDCP 0 0 0 -1 1,561 I
Avenue
529 Bryant PC-3974 +2,491 10 0 10 +10 1,571 Street I
520 Webster PC-3499 0 0 163 0 -163 1,408 I StreetC I
305 Lytton Ave CDCP +200 1 0 1 +1 1,409 I
Page 2
NET CHANGE ADDED NET PARKING NET TOTAL PROJECT IN NONI ADDED EXEMPTIONS
ADDRESS ZONING RESIDENTIAL PARKING PARKING PER 18.49.060 DEFICIT CUMULATIVE
FLOOR AREA REQUIRED SPACES OFPAMC CHANGE DEFICIT
550 Lytton CDCP +4,845 19 19 0 0 1,409
Avenue
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
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
Street/425 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
400 Emerson PC-4238 +4,715 18 5 1 +14 1,329
Page 3
NET CHANGE NET PARKING NET TOTAL ADDED EXEMPTIONS PROJECT IN NONI PARKING ADDED DEFICIT CUMULATIVE ZONING ADDRESS RESIDENTIAL REQUIRED PARKING PER 18.49.060 CHANGE DEFICIT FLOOR AREA SPACES OFPAMC
StreetU
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
552 Emerson CDCGFP +177 1 0 1 +1 1,345 Street
Page 4
NET CHANGE ADDED NET PARKING NET TOTAL PROJECT IN NONI ADDED EXEMPTIONS ZONING PARKING DEFICIT CUMULATIVE ADDRESS RESIDENTIAL REQUIRED PARKING PER 18.49.060 CHANGE DEFICIT FLOOR AREA SPACES OFPAMC
483 University PC-4296 +7,289 29 _2b 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
275 Alma CDNP +3,207 0 0 1 +1 1,422 StreetF
--,-----
Page 5
NET CHANGE ADDED NET PARKING NET TOTAL PROJECT IN NONI ADDED EXEMPTIONS
ADDRESS ZONING RESIDENTIAL PARKING PARKING PER 18.49.060 DEFICIT CUMULATIVE
REQUIRED CHANGE DEFICIT FLOOR AREA SPACES OFPAMC
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
I
200 Hamilton 3E i
Ave CDCP 10,913 44 35 +41 1527
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
701 Emerson St CDSP 434 2 1 1 +1 819
Page 6
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
723 Emerson 8t CD8P 400 2 2 0 0 819
880 I 884 CD8P 312 2 5 0 -3 816 Emerson 8t
539 Alma 8t CDCGFP 2,500 10 0 10 +10 826
270 University CDCGFP 2,642 11 OE 11 +11 837 Ave
SUBTOTAL 106,930 672 1297 236 -764 837 86-02
901 High 81. CD8P 12,063 59D 60 0 -1 836
800 High 81. H PC-4779 -15,700 0 63 0 -63 773
164 Hamilton CDCP -2499 0 0 0 0 773 Ave
335 University
AveI CDCGFP 5,249 0 0 0 0 773
Page 7
NET CHANGE ADDED NET PARKING NET TOTAL PROJECT IN NONI PARKING ADDED EXEMPTIONS DEFICIT CUMULATIVE ZONING PARKING PER 18.49.060 ADDRESS RESIDENTIAL REQUIRED CHANGE DEFICIT FLOOR AREA SPACES OFPAMC
382 University 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
317-323 CDCGFP 3,290 0 0 0 0 804 University Ave
564 University CDCP 4,475 10 0 10 +10 814 Ave
325 Lytton Ave CDCP 17,515 110 6 0 -6 808
TOTAL 138,706 751 1363 277 -801 808
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 of the 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.
E. Project removed existing on-site spaces or met required parking by paying in-lieu fee
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F: Site had existing parking sufficient to allow expansion
G: Construction of2 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) (10/09) (10/86-010/09)
l. Offices 1,100,000 1,300,000 18.18%
2. Retail 500,000 625,000 25.00%
3. Eating & Drinking 150,000 275,000 83.33%
4. Financial Services 200,000 200,000 0.00%
5. Business Services 150,000 175,000 16.67%
6. Basement Storage 175,000 100,000 -42.86%
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 50,000 75,000 50.00%
11. Automotive Services 150,000 50,000 -66.67%
12. Recreation/Private Club 25,000 50,000 100.00%
-13. Theaters 50,000 25,000 -50.00%
14. Warehousing & 50,000 25,000 Distribution -50.00%
15. Manufacturing 50,000 ° -100.00%
16. Religious Institutions 50,000 50,000 0.00%
17. Multi-FamilY Residential 250,_000 400,000 50.00%
18. Single Family 50,000 25,000 Residential -50.00%
19. Vacant & Under 150,000 50,000 -66.66% Construction
20. Vacant & For Sale ° ° 21. Vacant & Available 150,000 100,000 -33.33%
Total 3,625,000 3,850,000 5.52%
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 above 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 margin of error. Staff attempted to
update the table from the beginning in 1998; therefore the numbers may not compare
directly to tables prepared prior to the 1998 report.
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