HomeMy WebLinkAboutStaff Report 1302City of Palo Alto (10 # 1302)
City Council Informational Report
Report Type: Informational Report Meeting Date: 2/7/2011
Title: Downtown Vacancy Report
Subject: Commercial Downtown (CD) Monitoring Report for 2009/2010
From: City Manager
Lead Department: Planning and Community Environment
This is an informational report and no Council action is required.
Background
Annual monitoring of available space in the Commercial Downtown (CD) zoning area was
established in 1998 by Comprehensive Plan Programs L-8 and L-9 as a result of the 1986
Downtown Study. These programs require reporting of non-residential development activity
and trends within the CD zone district.
Since 1998, staff has regularly tracked vacancy rates, changes in floor area and parking in the
CD district resulting from approved development to comply with the Comprehensive Plan
programs and to determine the ground floor vacancy rate in the CD zone district. The zoning
code included an exception process to allow office development on the first floor if the ground
floor vacancy rate exceeds 5%.
In 2009, the City Council adopted zoning ordinance amendments to enhance protection of retail
uses in downtown commercial districts to ensure that retail uses are retained and enhanced
during the economic downturn and beyond. The amendments_ included eliminating the
exception process to allow office development even if the GF vacancy rate is found to be
greater than 5% during the annual monitoring. A map of the districts subject to the
amendments was included in Council report CMR 20:09, available on the City's website.
Staff completed field visits for this 2009/2010 monitoring period in early December 2010.
Telephone interviews and email exchanges with local leasing agents were compiled by end of
December 2010 to determine current vacancy rates and prevailing rents. This report also
includes cumulative data on developments in the Commercial Downtown (CD) zone from
January 1987 through August 2009 and has specific data on vacancy information and rental
rates from the September 1, 2009 to December 3, 2010 monitoring period.
Discussion
Though the effect of economic slowdown in Palo Alto's downtown area is still evident,
economic conditions have improved since October of 2009. Currently there is nearly 7%
February 07, 2011
(ID # 1302)
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vacancy within the Ground Floor Overlay District and 2.6% overall vacancy in the Commercial
Downtown (CD) zoning district. The rental rates for both retail and office have remained
approximately the same for the 2008-2009 and 2009-2010 monitoring periods. (Can you give
the actual rental rates, $$$?) The following table shows ~he approximate total vacant square
foot and percentage of vacancy in the Downtown starting in 2006.
TABLE 1: Total Vacancy in CD-C & CD-C (GF) (P) Zones in Downtown Palo Alto
Total CD-C % ofCD-C Total CD-C (GF) % of CD-C (GF) Year Vacant
(SQFT) Vacancy (P) Vacant (P) Vacancy
(SQFT)
. .Il 88,368 2.63 18,330 2.94
---120,004 3.60 26,294 4.21 '.
212,18-6.39 56,109 8.99
2009-2010 85,271 2.56 37,888 6.91
Non-Residential 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
159,857 square feet of non-residential uses have been added in the Downtown area. In the
2008-2009 monitoring cycle, 25,280 net new square feet was added with three contributing
projects: 317-323 University Avenue, 325 Lytton Avenue and 564 University Avenue. In this
current 2009-2010 cycle, approximately 21,150 net new commercial square feet was added
from only one project: 265 Lytton Avenue.
Based on this recent monitoring, an additional 75,143 square feet of new non-residential
development remains for development before the re-evaluation limit of 235,000 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 E. 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.
February 07, 2011
(lD # 1302)
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Projects Qualifying for Seismic, Historic or Minor Expansion Exemptions
The Downtown Study designated 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, 81,448 square feet have been added in this category. These projects are
shown in the 5th column of Attachment E.
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, along with few other
projects decreased the original 1986 deficit by almost half, to approximately 814 spaces. At the
end of the 2003 monitoring period, the City determined a re-evaluation of the parking
exemption regulations would be undertaken 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 860 in 2010. The main 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 F 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 such as retaill eating and drinking and personal services. In October 2010,
there was approximately 548,680 square feet of total Ground Floor area in the CD-C (GF) (P)
zoning district. Attachment C provides the list of parcels affected by adoption of the ordinance.
A map showing the location of these parcels is provided as Attachment D. The result is an
approximate 75,660 sq. ft. reduction in the total square footage of the GF district following the
City Council's adoption of zoning ordinance amendments to enhance protection of retail uses in
downtown commercial districts in November. Approximately 60,345 sq. ft. was added through
inclusion of several parcels on Emerson and Hamilton Avenue under the Ground Floor
Combining (GF) district, but another 136/000 sq. ft. was removed from outlying areas of the
Ground Floor Combining (GF) district along University Avenue, Alma Streetl Cowper and Kipling
Street.
In the staff survey of Downtown vacancies completed in the first week of December 2010, there
were twelve properties, totaling 37,888 square feet, which met the .requirements for vacant
and available ground floor area. As part of the survey, staff communicated with local real estate
agents to assess overall vacancies in the downtown area.
February 07, 2011
(10 # 1302)
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TABLE 2: Vacant Prope/rty listings for Only Ground Floor {GF} Spaces in
CD-C {GF} {P} Combining District.
(As oj December 3, 2010)
Address Vacant Square Feet
540 Bryant 4,080
545 Bryant 1,992
167 Hamilton 3,708
201 Hamilton 7,735*
215-225 Hamilton 5,039
151 University 2,609
174 University 2,300*
382 University 1,750*
383 University 3,825
425 University 1,900
435 University 1,450
429-447 University 1,500
Total {GF} Vacancy 37,888
*Vacant since last year
This results in a GF vacancy rate of approximately 6.9 percent, less than the 9% vacancy that
existed at the end of 2009.
Vacancy Rate for Entire CD District
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 85,271 square feet of vacant space equals a rate of 2.6 percent compared to 6.4
February 07, 2011
(lD # 1302)
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percent in last year's monitoring report. The overall CD-C vacancy rate has been reduced
considerably compared to last year and has reached the 2006-2007 level. Table 3 below was
compiled based on staff conducted fieldwork, information from different real estate websites
and responses received from local downtown real estate agents.
TABLE 3: Vacant Property listings for Rest of Commercial Downtown (CD).
(As of December 3rd 2010)
Includes Upper Floor Office Space in CD-C (GF) (P) Combining District and CD-C (P) District
Address II Zoning District Vacant Square Feet
541-545 Bryant CD-C {GF)(P} 4,914
661 Bryant CD-C (P) 13,100
401 Florence CD-C (P) 4,800
1"""" Hamilton CD-C (P) 1,000
459 Hamilton CD-C (P) 1,321
444 ' High CD-C (P) 940
575 High CD-C (GF)(P) 2,472
650 High CD-C (P) 6,937
411 Kipling CD-C (P) 1,400
450-460 Ramona D-C {GF)(P} 1.058
435 II Tasso CD-C {P} 2,603
116 University CD-C (P) 3,625
""" ... University CD-C (P) 125
University I ( IJ-C lGF)(P) 1,288
Waverley CD-C (GF)(~~ 1,800
Total Rest of CD Vacancy 47,383
CD -Commercial Downtown, (C) -Commercial, (N) -Neighborhood, (S) -Service,
GF -Ground Floor Combining District, P -Pedestrian Overlay
Trends in Use Composition
The primary observation of change in the use composition of Downtown since the enactment
of the CD zoning regulations in 1986 is that the total floor area devoted to certain higher-
February 07,2011
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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 G).
Retail Rents
Retail rental rates have remained more or less the same as compared to last year's monitoring
report. According to the data gathered from the December 2010 staff survey of commercial
real estate agents offering properties for lease in Downtown, rents for retail space are generally
ranging from $2.50 to $3.50 per square foot triple net (Le. rent plus tenant assumption of
insurance, janitorial services and taxes). The lower end of this range is generally for spaces in
older buildings and away from University Avenue. For many vacant properties, retail rental
rates have been listed as negotiable.
Office Rents
According to the data gathered from the December 2010 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 Avenue and Lytton Avenues) and Class B office
space (Le. older and/or smaller buildings further from University Avenue) are ranging from
$3.50 to $5.50 per square foot triple net compared to $2.50 to $4.50 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 the General Fund or other City resources.
Environmental Review
This is an informational report only and is not subject to CEQA review.
Courtesy Copies
Architectural Review Board
Palo Alto Chamber of Commerce
Palo Alto Board of Realtors
Downtown North Neighborhood Association
University Park Neighborhood Association
Planning and Transportation Commissioners
ATTACHMENTS:
• Attachment A: Downtown Study Results Summary (1986) (DOC)
• Attachment B: Zone Map Exhibit of the Commercial Downtown (CD) Zone District (DOC)
February 07, 2011 Page 6 of 7
(ID # 1302)
~ .
• Attachment C: List of Parcels Added and Removed from CD-C(GF)(P) District (DOC)
• Attachment D: Location Map of the Parcels Added and Removed from CD-C(GF)(P) District
(DOC)
• Attachment E: Table -CD Non-Residential Change in Square Footage (DOC)
• Attachment F: Table -CD Parking Deficit(DOC)
• Attachment G: Table -Commercial Downtown (CD) and SOFA 2 CAP Floor Area by Use
Category (DOC)
Prepared By:
Department Head:
Environment
City Manager Approval:
February 07,·2011
(ID # 1302)
Chitra MoitraJ Planner
Curtis WilliamsJ Director of Planning and Community
James Keenel City Manager·
Page 7 of7
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
adj acent 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 unrnet 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
Page 1
other than retail, eating and drinking or personal service.
7. Staffwas directed to monitor the Downtown area in tenns of development activity, vacancy rates, sales tax revenues, and
commercial lease rates to facilitate evaluation of the effectiveness of the new regulations.
8. Staffwas 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 Altol Alma S~eet. In addition, new signs were approved directing through
traffic off ofUni'versity Avenue and onto Hamilton and Lytton Avenues.
12. Staff and the Architectural Review Board (ARB) were directed to consider the possibility ofan 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
Logond
9 CD-C (GF,p) Zoning District
CD Zoning District .... ,. \ ....... SOFA II CAP r::::::::J Zone DIstricts
II Multl-modal Station
T 10 c (' j I,. "r
P a lo Alto
Commercial Downtown
Area Map -.
LIST OF PARCELS ADDED AND REMOVED FROM CD-C (GF) P DISTRICT
The following properties were added to the Ground Floor (GF) Combining District:
200-228 Hamilton Avenue---APN 120-27-008
230-238 Hamilton Avenue---APN 120-27-009
240-248 Hamilton Avenue---APN 120-27-010
412 Emerson Street---APN 120-26-106
420 Emerson Street---APN 120-26-025
430 Emerson Street---APN 120-26-026
The following properties were removed from the Ground Floor (GF) Combining District:
115-119 University Avenue---APN 120-26-108
102-116 University Avenue---APN 120-26-039
124 University Avenue---APN 120-26-043
125 University Avenue---APN 120-26-138
525 Alma Street---APN 120-26-093
529 Alma Street---APN 120-26-110
535-539 Alma Street, 115 Hamilton Avenue---APN 120-26-091
135 Hamilton Avenue---APN 120-26-111
440 Cowper Street---APN 120-15-014
437 Kipling Street---APN 120-15-020
443 Kipling Street---APN 120-15-019
ATTACHMENT C
Page 4
legend
CD·C (GF) (P) Zone
CD-C (P) Zona
Add 10 (GF) Dlslrlct
Remove from (GF) Olslrld
Tho Ciq' ... r
Palo Alto
Do~vl1to\v11 Zoning with
Proposed Changes to (Or)
Th~ rn,,!> is a pro:luctoftlO
CIIy 01 Polo AlKJ OIS
---
ATTACHMENT E
CD NON-RESIDENTIAL CHANGE IN SQUARE FOOTAGE 09/01/86 TO 08/31/10
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 6
Public Benefit Seismic, Historic, or Net change in non-Bonus Non Project Address Zoning Date Approved Residential Square Minor Bonus Residential Floor
Foota2e 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
531 Cowper Street PC-4052 5/21/91 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
Hamilton AvenueE CDCP 9/21/93 --+2,064
201 University Avenue CDCGFP 11/18/93 -2,450 +2,450
Page 7
Public Benefit Seismic, Historic, or Net change in Bonus Non Project Address Zoning Date Approved Residential Square Minor Bonus non/Residential
Footage Square Footage Floor Area
518 Bryant Street CDCGFP 3/3/94 -180 +180
245 Lytton Avenue CDCP 7/21/94 ---21,320
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 7/11/95 -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 9/21/95 -2,803 +2,803
Page 8
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,F PC-4389 8/1/96 --+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 3/21/97 --+2,227
275 Alma Street CD-N(P) 7/8/97 -200 +3,207
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 09/21/99 -2814 +2814
200 Hamilton Ave CDCP 10/21/99 -10913 +10913
550 Lytton Ave CDCP 08/11/00 --+93
Page 9
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 AlmaSt CDCGFP 10/23/01 -2,500 +2,500
270 University Ave CDCGFP 11/01/01 -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 07/31/2008 -7,481 +7,481
317-323 University Ave CDCGFP 01/2008 -2,500 +3,290
Page TO
Public Benefit Seismic, Historic, or Net change in Non Bonus Non Project Address Zoning Date Approved Residential Square Minor Bonus Residential Floor
Foota2e Square Footage Area
564 University Ave CDCP 7/2008 -2,500 +4,475
325 Lytton Ave CDCP 5/2006 --+ 17,515
265 Lytton CDCP 7/2010 -3,712 +21,151
Totals 1986-2010 34,378 81,448 159,857
'---'---
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 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 18.83.130 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 11
CD PARKING DEFICIT
NET CHANGE ADDED PROJECT IN NONI PARKING ZONING ADDRESS RESIDENTIAL REQUIRED FLOOR AREA
1986 deficit
520 Ramona CDCGFP +400 2 Stree-f
220 University CDCGFP +65 0 Avenue
151 Homer CDSP -9,750 0 Avenue
314 Lytton CDCP -713 0 Avenue
247-275 Alma CDNP + 1,150 5 Street
700 Emerson CDSP +4,000 16 Street
431 Florence St CDCP +2,500 10
NET PARKING
ADDED EXEMPTIONS
PARKING PER 18.49.060
SPACES OFPAMC
0 0
0 0
11 0
0 0
5 0
16 0
0 10
ATTACHMENT F
9/1/86 to 8/3112010
NET TOTAL
DEFICIT CUMULATIVE
CHANGE DEFICIT
1,601
+2 1,603
0 1,603
-50 1,553
-3 1,550
0 1,550
0 1,550
+10 1,560
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
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 +20,300 103 131 B 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
550 Lytton CDCP +4,845 19 19 0 0 1,409 Avenue
Page 2
\ .
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
Downtown Extensive restriping by Transportation Division of on and off/street parking -96 1,313 I
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
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
400 Emerson PC-4238 +4,715 18 5 1 +14 1,329 Street
Page 3
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
443 Emerson CDCGFP +26 0 0 0 0 1,329
Street
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
483 University PC-4296 +7,289 29 _2E 11 +31 1,376 Avenue
Page 4
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
424 University CDCGFP +2,803 11 0 11 +11 1,387 I
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 Street
390 Lytton PC-4436 + 17,815 74 50 3 +27 1,449 Avenue
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NET CHANGE NET PARKING
PROJECT IN NONI ADDED ADDED EXEMPTIONS NET TOTAL
ZONING PARKING DEFICIT CUMULATIVE ADDRESS RESIDENTIAL PARKING PER 18.49.060
FLOOR AREA REQUIRED SPACES OFPAMC CHANGE DEFICIT
411 High Street CDCP +2,771 0
_4E 11 +15 1,464
530 Ramona CDCGFP 2852 11 0 11 +11 1475
705 Ahna St CDSP 2814 11 0 11 +11 1486
200 Hamilton CDCP 10,913 44 3E 35 +41 1527 Ave
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
723 Emerson St CDSP 400 2 2 0 0 819
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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
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 11 +11 837 Ave
SUBTOTAL 106,930 672 1297 236 -764 837 86-02
901 High St. CDSP 12,063 59D 60 0 -1 836
800 High St. 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
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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
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
265 Lytton CDCP 21,151 106 52 0 54 860
TOTAL 159,857 857 1415 277 855 860
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 of 2 levels of parking to CowperlW ebster garage
D: Project was approved pursuant to PAMe Sections 18.83.120 or 18.83.130 which allow for a reduction in the number required parking spaces for shared
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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
F: Site had existing parking sufficient to allow expansion
G: Construction of 2 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 P AMC 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 G
Commercial Downtown (CD) and SOFA 2 CAP Floor Area by Use Category
Use Category Area Area Area Change,
(October (October percentage
1986) 2010)
1. Offices 1,100,000 1,325,000 20.45%
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 -50.000/0
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 50,000 25,000 Residential -50.00%
19. Vacant & Under 150,000 50,000 -66.66% Construction
20. Vacant & For Sale I 0 ° 21. Vacant & Available 150,000 100,000 -33.33%
Total 3,625,000 ~ 3,875,000 5.52%
ADmSTED TOTAL: (Deduct
3,125,000 3,350,000 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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