HomeMy WebLinkAboutStaff Report 7652
City of Palo Alto (ID # 7652)
City Council Staff Report
Report Type: Informational Report Meeting Date: 5/8/2017
City of Palo Alto Page 1
Summary Title: Downtown Monitoring Report 2015-2016
Title: Palo Alto Downtown Monitoring Report 2015-2016
From: City Manager
Lead Department: Planning and Community Environment
Recommendation
This is an informational report and no Council action is required.
Executive Summary
The annual Commercial Downtown (CD) Monitoring Report tracks total non-residential
growth, office and retail vacancy rates and parking deficits in Downtown Palo Alto in
accordance with the Comprehensive Plan and Palo Alto Municipal Code. The non-residential
square feet development includes all commercial projects approved in CD zone. The overall
CD zone vacancy was 4.1% and 3.3% in the CD-Community, Ground Floor (GF) and Pedestrian
(P) Combining District subdistrict in the 2015-2016 development cycle. Approximately 4,570
of commercial square footage was added in the CD zone in this reporting cycle. The
current parking deficit is now at 795 parking spaces downtown, due to the number of
public parking garage stalls, parking exceptions granted to entitled projects and
constructed parking spaces.
Background
The 1986 Downtown Study implemented a Development Cap to limit future non-residential
development activity in the CD zoning district. A growth limit of 350,000 square feet beyond
what existed or was approved in May 1986 was put in place. The study also required a re-
evaluation of CD zoning regulations when net new development reached a threshold of
235,000 square feet. This development cap is reflected in Comprehensive Plan Program L-8 and
Palo Alto Municipal Code (PAMC) Chapter 18.18.040. Comprehensive Plan Program L-8
requires that the growth limit cap be re-evaluated once the City approves 235,000 square
feet of new development. This milestone was reached in 2013 and a study is currently in
process in conjunction with the Comprehensive Plan Update.
City of Palo Alto Page 2
Discussion
Palo Alto Municipal Code (PAMC) Section 18.18.040 and Comprehensive Plan Program L-8
require City staff to monitor and submit an annual report to the City Council regarding the
development activity Downtown, consistent with the 1986 Downtown Study. This report
(Attachment A) is prepared annually to meet this requirement. The annual Commercial
Downtown Monitoring Report tracks total non-residential growth, office and retail vacancy
rates and parking deficits in Downtown Palo Alto.
As part of the Comprehensive Plan Update, the City Council adopted a motion at the January
30, 2017 hearing on the draft Land Use and Community Design Element to eliminate the
Downtown cap found in the existing Program L-8 and focus instead on monitoring development
and parking demand. The review of the draft Land Use and Community Design Element has
been scheduled to be discussed by the City Council again on May 1, 2017. The entire
Comprehensive Plan Update is anticipated to be reviewed by the City Council for a decision at
the end of 2017.
Planning Department staff compiles this annual report using a variety of sources. The sources
include:
Planning Department’s non-residential development data of projects with
Entitlements approved,
Office and retail vacancy data collected from local real estate leasing agents,
internet websites and field work, and
Office and retail rental rates from local real estate leasing agents.
This report contains data for th e “2015-2016 Development Cycle” with data valid through
2016 on non-residential development, vacancy rates and parking requirement for each project.
Entitled Square Footage
The Downtown Monitoring Report 2015-2016 (tracks non-residential square feet added in the
downtown CD zone during this timeframe. In this reporting cycle only two projects received
planning entitlements and added a total of 4,570 square feet. A detailed table (Table 5) with
all contributing projects adding net new non-residential square feet since 1986 is provided in
Attachment A.
Table 1 below summarizes the total non-residential development added in the CD zone
since the last reporting cycle (2014-2015). It shows a total of 38,280 square feet is left to
reach the growth cap of 350,000 square feet.
Table 1. Summary of Non-Residential Development in the CD Zone as of August 31, 2016
City of Palo Alto Page 3
Gross sq. ft.
Commercial Downtown Zoning Districts Growth CAP 350,000 sq. ft.
Net non-residential SQFT added through August 31, 2016 281,770 sq. ft.
Total SQFT development proposal in the pipeline 29,950 sq. ft.*
Total SQFT development remaining to reach the CAP 38,280 sq. ft.
Source: Palo Alto Planning & Community Environment, 2016
*Pipeline data includes 429 University project (10,660 sf of net new nonresidential space) in this reporting cycle
since the project was approved after August 31, 2016.
Vacancy Rates
The Downtown Monitoring Report also provides information on commercial vacancy rates of
the entire CD zone, including the sub districts of CD-C, CD-S, and CD-N and CD-C (GF)(P) zone.
The CD zone includes the entire downtown business area, accommodating a wide range of
commercial activities serving regional, city-wide, neighborhood as well as local needs. In this
reporting cycle the total commercial vacancy rate for the entire CD zone is 4.1 percent. The
Ground Floor Pedestrian CD-C (GF) (P) zone includes all parcels fronting University Avenue
between Alma and Tasso Street and Hamilton Avenue between Alma and Bryant Street. This
district aims at preserving and promoting ground-floor retail activities like personal services,
restaurants, hotels and other retail uses that encourage foot traffic and enhance pedestrian
activities. The current CD-C (GF)(P) vacancy rate is 3.3 percent.
Parking Deficit
The Downtown Monitoring Report also keeps track of the parking deficit of downtown
commercial developments. A detailed table (Table 6) in Attachment A lists all non-residential
projects with their parking requirements and net added spaces. It includes information on
projects that qualified for parking exemptions and were not required to provide all of the
required parking because of parking exceptions, such as ability to pay an in-lieu fee, and have
added to the current parking deficit in the CD district. The parking numbers has been derived
from planning entitlement records and building permit data maintained by the City. In this
reporting cycle the two non-residential projects with planning entitlement added a parking
deficit of 18 spaces. The cumulative parking deficit is 795 spaces. The Table 2 below
summarizes the parking deficit from 1986 to August of 2016.
Table 2. Summary of Parking Deficit in Downtown CD Zone from 1986 to August 2016
Parking Spaces
1986 Deficit 1601
1986-1990 Spaces Required/Added 162/354
1990 Cumulative Deficit 1409
City of Palo Alto Page 4
1991-2000 Spaces Required/Added 334/318
2000 Cumulative Deficit 1425
2001-2010 Spaces Required/Added 190/931
2010 Cumulative Deficit 684
2011-August 2015 Spaces Required/Added 466/355
2016 Cumulative Deficit 795
Source: Palo Alto Planning & Community Environment, 2016
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 informational report does not constitute a project under the California Environmental
Quality Act (CEQA) and therefore CEQA does not apply to this agenda item.
Attachments:
Attachment A: Downtown Monitoring Report (DOCX)
Attachment A
PALO ALTO DOWNTOWN MONITORING REPORT
The Downtown Monitoring Report is an annual monitoring report prepared to meet the requirements of
Comprehensive Plan Land use Element Program L-8 and Palo Alto Municipal Code Section 18.18.040. The
annual commercial downtown monitoring report tracks total non-residential growth, office and retail
vacancy rates and parking deficits in Downtown Palo Alto in the CD zone area. The non-residential square
feet development includes all commercial projects with approved planning entitlement in the CD zone.
Downtown Palo Alto is the dynamic retail and commercial business hub of the City. It serves not only the City,
but also the wider Silicon Valley region. Despite substantial development pressure, the Palo Alto Downtown
has retained its unique pedestrian-scale ambiance and charm, with its many landmark historic buildings as
well as new mixed use office buildings. Downtown Palo Alto also includes outdoor cafes, coffee shops,
bookstores, mom-and- pop specialty stores, art galleries, two movie theaters and numerous restaurants
attract shoppers, eaters and entertainment-seekers of all ages.
Downtown Palo Alto is served by a transportation network that includes the regional Caltrain system
which operates frequent trains up and down the Peninsula between San Francisco and San Jose, the free
Stanford Marguerite shuttle bus service, Santa Clara Valley Transportation Authority buses, San Mateo County
Transit District buses, Dumbarton Bridge Bus Service, local taxis and an extensive network of pedestrian
and bike paths. Downtown Palo Alto has several large public garages, but parking along University
Avenue can be difficult during the peak hours.
Table: 1 STATUS OF DOWNTOWN NON RESIDENTIAL GROWTH CAP
Commercial Downtown Zoning Districts Growth CAP 350,000 sq. ft.
Total SQFT development proposal in the pipeline 29,950 sq. ft.*
Source: City of Palo Alto, Planning Department. Data through August 31, 2016.
*Pipeline data includes 429 University project (10,660 sf nonresidential space) in this reporting cycle since the project was approved
after August 31, 2016.
Net non-residential SQFT added through August 31, 2016 281,770 sq. ft.
Total SQFT development remaining to reach the CAP 38,280 sq. ft.
Table: 2 NON – RESIDENTAIL SQFT ADDED IN CD ZONE, 1986 - 2016
Total Downtown
Non-Residential
SQFT
Source: City of Palo Alto, Planning Department.
*Data through August 31, 2016.
% of Increase
Prior 1986 3,313,200
1986-1990 3,347,890 1%
1991-1995 3,360,390 1%
1996-2000 3,412,897 3%
2001-2005 3,409,909 3%
2006-2010 3,455,996 4%
2011- 2016* 3,594,970 4%
Non-Residential Development Activity
The 1986 Downtown Study incorporated a growth limit of 350,000 square feet beyond what existed
or was approved in 1986. This restricted future non-residential development to a total of 350,000
square feet in the CD area (Palo Alto Municipal Code Section 18.18.040 and Comprehensive Plan
Program L-8). The 1986 study required City staff to monitor and submit an annual report to the City
Council monitoring the development activity. The study also required a re-evaluation of CD regulations
when net new development reaches a threshold of 235,000 square feet. This threshold was reached in
2013 and a study was initiated in 2014.
Since 1986, a total of 281,770 square feet of non-residential use has been added in the Downtown CD
zoned area. In this reporting cycle two projects 355 University Avenue and 300 Homer Avenue received
planning entitlement in the CD-C and SOFA I zones respectively and added a total of 4,570 sf
nonresidential square footage in the Downtown. Another Downtown project 429 University Avenue
(10,660 sf) approved in early 2017 is still included as pipeline project since this reporting cycle ends on
August 31, 2016. Because of inclusion of 429 University Avenue in the pipeline, as of August 31st 2016, a
remainder of 38,280 square feet of non-residential space is left to reach the 350,000 square feet cap in
Comprehensive Plan Program L-8 and Palo Alto Municipal Code Section 18.18.040.
Downtown Studies
A Downtown Development Cap Study (Phase 1) evaluating existing conditions, developmental trends,
parking and traffic needs was completed in 2014. The Study included two detailed reports, a
Background Report describing research and analysis of existing land use and development trends,
parking, and economic conditions of the Downtown area, and a Downtown Development Cap
Evaluation Report assessing current and future non-residential development capacity.
Residential uses were not included in the original Downtown Development Cap Phase 1 study. This
study is essential to understand the potential of the Downtown area to accommodate more residential
development. Staff is currently working on this analysis and expects it to be ready for the City Council
review by mid-2017. Council is also reviewing potential revisions to the Land Use & Community Design
Element of the Comprehensive Plan and may choose to eliminate the Downtown Cap and focus instead
on a citywide cap and monitoring effort as well as an annual limit on office/R&D development.
Retail Preservation Ordinance for Downtown
In May of 2015 City Council adopted an Urgency Retail Ordinance to establish a moratorium on the
conversion of ground-floor and basement retail spaces and “retail like” uses to office or other uses across
the city. This ordinance was scheduled to sunset on April 30, 2017 and a permanent replacement
ordinance was adopted on March 20, 2017. The ordinance protects retail and retail-like uses from
conversion to non-retail uses on a citywide basis, expands the Ground Floor (GF) district boundaries to
reincorporate downtown parcels that were previously removed from the district to create a continuous
ground-floor retail environment; and adds design standards to the Downtown Commercial – Community
(CD-C) (GF) district that support active retail uses and pedestrian-oriented ground-floor design. The
ordinance also adjusts the definition of “personal services” to include small exercise studios and similar
uses.
Projects Demonstrating Special Public Benefits
The 1986 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, eleven projects in the
Downtown area have been developed under the Planned Community zoning that requires a public
benefit in exchange for providing flexibility that would not be otherwise allowed in the existing zoning
designation. Five of the projects exceeded the non-residential floor area that would otherwise be
allowed under zoning by a total of 44,078 square feet. The total changes in square footage of
these projects are shown in the fourth column of Table 5. The remaining five projects were mixed-
use projects that did not exceed allowable non-residential floor areas. No projects in this current
cycle were approved using public benefit findings.
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, 135,394 square feet have been added in this category. Two projects (300 Homer Avenue and 355
University Avenue) have added approximately 4,053 square feet of seismic and historic rehabilitation in
this reporting cycle. These projects are shown in the fifth column of Table 5.
Total Commercial Vacancy Rates
Staff surveyed downtown CD and CD-C (GF) (P) zoned areas to assess commercial vacancies in
February of 2017. This data includes all properties available in the market for office or retail use.
Staff consulted several local real-estate agents and website databases to compile a list of properties in
CD-C (GF) (P) area, which met the requirements for vacancy.
In February of 2017, total commercial Downtown CD vacancy was 136,070 square feet including 20,075
square feet in CD-C (GF) (P) zone. The overall CD vacancy was 4.1 percent, double from previous year.
The CD-C (GF)(P) vacancy rose from 2.8 percent to 3.3 percent.
Figure: 1 COMMERCIAL VACANCY RATE SINCE 2006
Source: City of Palo Alto Planning Department. Data collected in February of 2017.
Table: 3 TOTAL COMMERCIALVACANCY IN CD &CD-C (GF) (P) ZONES
Reporting Cycle Total CD Vacant SQFT Total CD-C (GF1) (P) Vacant
SQFT
2013-2014 45,760 (1.4%) 11,200 (1.9%)
2014-2015 69,500 (2.1%) 16,850 (2.8%)
2015-2016 136,070 (4.1%) 20,075 (3.3%)
Source: City of Palo Alto Planning Department. Data collected in February of 2017.
1 The data presented include CD-C (GF) zoned parcels prior to adoption of Retail Preservation Ordinance of March 2017.
0.0
1.0
2.0
3.0
4.0
5.0
6.0
7.0
8.0
9.0
10.0
% Overall CD Vacancy % of CD-C(GF)(P) Vacancy
DO
W
N
T
O
W
N
V
A
C
A
N
C
Y
Commercial 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. Rezoning efforts were made
in 2009 and 2013, to adjust the GF boundaries. Continuous increase in office rental rates and low
office vacancies in Downtown for the past few years has created financial incentives to replace retail
use with office use. To prevent such conversion, the recently adopted (March 2017) Retail Preservation
Ordinance extended the GF boundary to Alma Street and Hamilton Avenue, adding the following
parcels: 125, 124, 116, and 102 University Ave., 525, 529, 542 and 550 High St., 539 and 535 Alma St.,
115, 150, 156, 158, and 164 Hamilton Ave to the GF combining district. Map 1 shows the existing
commercial zoning district and the Ground Floor combining district.
There were approximately eight vacant retail properties noted in the CD-C (GF)(P) and RT-35 (SOFA I)
zones during the field survey done in February 2017, with little over 20,000 square feet of vacant space.
This includes 999 Alma Street (Anthropology Store) accounting for 10,800 sf of large ground floor retail
property. Additionally another 7,770 sf of ground floor retail space in CD-N(P) zone at 217 Alma (North
Face Store) has been vacant since last year. So far the City has not received any formal
redevelopment proposals for these two sites.
Commercial Vacancy Rate for Remainder of CD Zone
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
square footage of available commercial space is approximately 3,325,000 square feet.
In this monitoring cycle, there was a total vacancy of 115,995 square feet in rest of the CD zone. This
includes total square feet of CD-C (GF) (P) second, third and fourth floor vacancies in addition to
the CD zone. This vacancy equals a rate of 3.5 percent compared to 2 percent of 2014-2015 year’s
number. This number is higher than last year due to multiple second and third floor office
vacancies of over 5,000 square feet. Though the overall CD-C vacancy rate has reduced
considerably from its peak in the 2008-2009 period from 6.6 percent to 4.1 percent this year, the
downtown vacancy rate is gradually rising from 2014. More than 85 percent of the total vacant square
foot is listed for office use.
Retail Rental Rates
Increases in the commercial retail rental rates have slowed down from previous year. Uncertainty in
demand for retail space because of increasing trend of online shopping has led to slowing down of
retail rental rates. February 2017 survey of Downtown retail rates ranges from $4.50 to $7.50. The
lower end of this range is generally for spaces in older buildings and away from University
Avenue. For some vacant properties outside the downtown core, rental rates have been listed as
negotiable.
Office Rental Rates
Based on the information gathered from the commercial real estate agents listing properties
for lease in Downtown, rents for Class A Downtown office space (i.e. newer and/or larger
buildings on Hamilton Avenue, University Avenue and Lytton Avenue) has gone up, while rents
for Class B and C office space (i.e. older and/or smaller buildings further from University Avenue)
has stabilized since last year. At the time of the survey, office rents ranged from $7.50 to $11.00
per square foot.
RE
N
TAL
RA
TES
RE
N
TAL
RA
TES
Parking Inventory
The 1986 Downtown Study set performance measures that established that new commercial
development in downtown should not increase the total parking deficit beyond that was existing
or approved through May 1986. The term "parking deficit" was first created as part of the 1986
Downtown Study.
Since 1986, Downtown commercial developments that have not provided the required parking
because of parking exceptions have "added" to the deficit, while new parking garages, street
parking and net reductions in existing floor area have reduced the deficit. The chart below
summarizes the net deficit created since 1986. As of August 31, 2016 the cumulative deficit stands
at 795 spaces. The 18 parking spaces required for the two non-residential projects adding 4,570
square feet in this cycle was accommodated through leasing parking space in the existing local
garages and participating in the University Avenue Parking Assessment district plan by paying for a
parking in-lieu fee. See Table 6 for project details.
Table: 4 PARKING ADDED, AND PARKING DEFICIT CREATED 1986-PRESENT
Parking
Required for
Non-
Residential
SQFT Added
Net Added
Parking Space
for Non-
Residential
SQFT
Parking
Exemptions
per 18.52.060
of PAMC
Parking
Required
less
Parking
Added
Total
Cumulative
Deficit
Prior to 1986 -1601
1986-1990 162 354* 51 192 -1409
1991-1995 136 255** 73 119 -1290
1996-2000 198 63 88 -135 -1425
2001-2005 -22 784*** 43 806 -619
2006-2010 212 147 65 -65 -684
2011-2016 466 355 172 -111 -795
* Through Assessment District project provided additional 64 public parking spaces as part of public
benefit and Addition of 2 levels of parking to Cowper/Webster garage
** Extensive restriping of on and off street parking
***Construction of 2 city parking garages. 528 High completed on Aug. 2003 and 445 Bryant
completed on Nov. 2003
The July 1986 Downtown Study established performance measures that specified that new
development in the Downtown should not increase the total parking deficit beyond that was existing
or approved through May, 1986 (1600 spaces). The study calls 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.
Source: City of Palo Alto 2016
(-) numbers mean project is adding to the parking deficit whereas (+) numbers mean project is decreasing the parking
deficit.
PA
R
KI
N
G
INV
EN
TO
RY
MAP: 1 DOWNTOWN COMMERCIAL ZONING DISTRICT MAP
SHOWING GROUND FLOOR OVERLAY DISTRICT (April, 2017)
Page 1
Table: 5 CD ZONE NON-RESIDENTIAL SQUARE FOOT ADDED 09/01/86 TO 08/31/16
Project Address
Zoning
Planning
Approved
Public Benefit
Bonus Non
Residential Square
Footage
Seismic, Historic, or
Minor Bonus Square
Footage
Net change in Non-
Residential Floor
Area
Prior to 1986
520 Ramona Street A CDCGFP 11/20/1984 - 400 400
1986-1990
220 University Avenue CDCGFP 2/5/1987 - 65 65
151 Homer Avenue CDSP 3/17/1988 - - -9,750
314 Lytton Avenue CDCP 5/5/1988 - - -713
247-275 Alma Street CDNP 8/4/1988 - - 1,150
700 Emerson Street CDSP 9/15/1988 - - 4,000
431 Florence Street CDCP 9/15/1988 - 2,500 2,500
156 University Avenue CDCGFP 12/15/1988 - 4,958 4,958
401 Florence Street CDCP 3/2/1989 - 2,407 2,407
619 Cowper Street CDCP 5/6/1989 - - 2,208
250 University Avenue PC-3872 5/15/1989 11,000B 300 20,300
550 University Avenue CDCP 6/1/1989 - - -371
529 Bryant Street PC-3974 5/3/1990 2,491C 2,491 2,491
520 Webster PC-3499 0
305 Lytton Avenue CDCP 9/28/1990 200 200
550 Lytton AvenueDE CDCP 10/22/1990 - - 4,845
1991-1995
531 Cowper Street PC-4052 5/21/1991 9,000 475 9,475
540 Bryant Street CDCGFP 3/24/1992 - 404 404
530/534 Bryant Street CDCGFP 4/15/1993 - 432 432
555 Waverley Street/425
Hamilton AvenueE
CDCP 9/21/1993 - - 2,064
201 University Avenue CDCGFP 11/18/1993 - 2,450 2,450
Page 2
Project Address
Zoning
Planning
Approved
Public Benefit
Bonus Non
Residential Square
Footage
Seismic, Historic, or
Minor Bonus Square
Footage
Net change in Non-
Residential Floor
Area
518 Bryant Street CDCGFP 3/3/1994 - 180 180
245 Lytton Avenue CDCP 7/21/1994 - - -21,320
400 Emerson StreetEF PC-4238 9/19/1994 200 4,715
443 Emerson Street CDCGFP 1/5/1995 - 26 26
420 Emerson Street CDCP 3/16/1995 - 125 125
340 University Avenue CDCGFP 4/6/1995 -402
281 University Avenue CDCGFP 4/20/1995 -2,500
456 University Avenue CDCGFP 5/18/1995 - 7,486 7,486
536 Ramona Street CDCGFP 7/11/1995 - 134 134
725/753 Alma Street PC-4283 7/17/1995 - -1,038
552 Emerson Street CDCGFP 7/18/1995 - 177 177
483 University Avenue G PC-4296 10/2/1995 3,467C 2,789 7,289
424 University Avenue CDCGFP 9/21/1995 - 2,803 2,803
1996-2000
901/909 Alma Street EF PC-4389 8/1/1996 - - 4,425
171 University Avenue CD-C(GF)(P) 9/19/1996 - 1,853 1,853
401 High Street CD-C(P) 10/3/1996 - 350 350
430 Kipling Street DH CD-C(P) 10/22/1996 - 200 1,412
460-476 University Avenue CD-C(GF)(P) 3/20/1997 - 1,775 1,775
400 Emerson Street D PC-4238 3/21/1997 - - 2,227
275 Alma Street CD-N(P) 7/8/1997 - 200 3,207
390 Lytton Avenue PC-4436 7/14/1997 8,420C 689 17,815
411 High Street H CDCP 12/18/1997 - 2,771 2,771
530 Ramona CDCGFP 5/20/1999 - 2,852 2,852
705 Alma St CDSP 9/21/1999 - 2,814 2,814
200 Hamilton Ave CDCP 10/21/1999 - 10,913 10,913
550 Lytton Ave CDCP 8/11/2000 - - 93
2001-2005
528 HighG PF 0
Page 3
Project Address
Zoning
Planning
Approved
Public Benefit
Bonus Non
Residential Square
Footage
Seismic, Historic, or
Minor Bonus Square
Footage
Net change in Non-
Residential Floor
Area
445 BryantG PF 0
437 Kipling St CDCGFP 2/1/2001 - - 945
701 Emerson St CDSP 5/29/2001 - - 434
723 Emerson St CDSP 5/29/2001 - - 400
880 - 884 Emerson St CDSP 5/29/2001 - - 312
539 Alma St CDCGFP 10/23/2001 - 2,500 2,500
270 University Ave CDCGFP 11/1/2001 - 2,642 2,642
800 High St. I PC-4779 2/3/2003 - - -15,700
164 Hamilton Ave CDCP 1/13/2005 - - -2,799
335 University Ave CDCGFP 8/10/2005 - 4,500J 5,249
657 Alma St. (101 Forest Ave) I RT-50; CD-C(P) 11/10/2005 3,029
2006-2010
820 Ramona CD-S (P) 3/21/2006 2,936
382 University Ave CDCGFP 7/27/2006 - 194 194
102 University Ave CDCGFP 10/10/2006 - - 8
325 Lytton Ave CDCP 5/1/2006 - - 17,515
310 University Ave CDCGFP 7/31/2008 - 7,481 7,481
317-323 University Ave CDCGFP 1/1/2008 - 2,500 3,290
564 University Ave CDCP 7/1/2008 - 2,500 4,475
278 University
801-849 Alma St. I
CDCGFP
RT-50
11/1/2008
11/9/2009
- - 137
-9,740
265 Lytton CDCP 7/1/2010 - 3,712 21,151
340 University CDCP 12/1/2010 - - -1,360
2011-2016
524 Hamilton CDCP 2/1/2011 - 5,200 9,345
630 Ramona CDCP 6/1/2011 - 437 437
668 Ramona CDCP 7/1/2011 - 4,940 4,940
661 Bryant CDCP 2/1/2011 - 1,906 0
180 Hamilton CDCP 7/23/2012 0
Page 4
Project Address
Zoning
Planning
Approved
Public Benefit
Bonus Non
Residential Square
Footage
Seismic, Historic, or
Minor Bonus Square
Footage
Net change in Non-
Residential Floor
Area
335-355 Alma CDCP 6/1/2012 9,700 - 49,863
135 Hamilton CDCP 2/1/2013 9,939 19,960
537 Hamilton CDCP 5/1/2013 5,775 9,979
611 Cowper CDCP 8/1/2013 6,938 20,506
651 Emerson CDCGFP 10/8/2013 346
301 High CDNP 12/2/2013 200
636 Waverley CDCP 12/16/2013 3,394
240-248 Hamilton CDCGFP 12/31/2013 5,000 4,527
500 University CDCGFP 12/31/2013 9,592 10,907
261 Hamilton Ave CDCGFP 3/25/2015 0
355 University Avenue CDCGFP 6/21/2016 2595 3112
300 Homer Avenue PF (SOFA I) 3/5/2016 1458 1458
Totals 1986-2016 44,078 135,394 281,770
Source : City of Palo Alto Planning Department, August 2015
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 of 2 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
Notes: 08/13 Removed 12,063 non-res square feet previously approved 901 High St project. Project approved 12/2002 but not built. 08/13 Added Projects 657 Alma St. (101 Forest), 820
Ramona, and 801-849 Alma St.
Page 1
Table: 6 CD ZONE PROJECT PARKING REQUIREMENT AND DEFICIT CREATED 9/1/86 to 8/31/2016
Project Address
Zoning
Net Change in Non-
Residential Floor
Area (SQFT)
Parking Required
for New Non-
Residential SQFT
Net Added
Parking Space
for New Non-
Residential SQFT
Parking
Exemptions per
18.52.060 of
PAMC
Parking
Required less
Parking
Added
Total
Cumulative
Deficit
Prior to 1986 Deficit -1601
520 RamonaA CDCGFP 400 2 0 0 -2 -1603
220 University CDCGFP 65 0 0 0 0 -1603
151 Homer CDSP -9,750 -39 11 0 50 -1553
314 Lytton CDCP -713 -3 0 0 3 -1550
247-275 Alma CDNP 1,150 5 5 0 0 -1550
700 Emerson CDSP 4,000 16 16 0 0 -1550
431 Florence CDCP 2,500 10 0 10 -10 -1560
156 University CDCGFP 4,958 20 0 20 -20 -1580
401 Florence CDCP 2,407 10 0 10 -10 -1590
619 Cowper CDCP 2,208 9 9 0 0 -1590
250 UniversityB PC-3872 20,300 103 131 0 28 -1562
550 University CDCP -371 -1 0 0 1 -1561
529 Bryant PC-3974 2,491 10 0 10 -10 -1571
520 WebsterC PC-3499 0 0 163 0 163 -1408
305 Lytton CDCP 200 1 0 1 -1 -1409
550 Lytton CDCP 4,845 19 19 0 0 -1409
1986-1990 162 354 51 192 -1409
Downtown Extensive restriping by Transportation Division of on and off/street parking 96 -1313
531 Cowper PC-4052 9,475 38 0 2 -38 -1351
540 Bryant CDCGFP 404 2 0 2 -2 -1353
530/534 Bryant CDCGFP 432 2 0 2 -2 -1355
555 Waverley /425
HamiltonD
CDCP 2,064 8 0 0 -8 -1363
201 University CDCGFP 2,450 10 0 10 -10 -1373
518 Bryant CDCGFP 180 1 0 1 -1 -1374
245 Lytton CDCP -21,320 0 149 0 149 -1225
400 Emerson PC-4238 4,715 18 5 1 -13 -1238
443 Emerson CDCGFP 26 0 0 0 0 -1238
420 Emerson CDCP 125 1 0 1 -1 -1239
340 University CDCGFP -402 -2 0 0 2 -1237
Page 2
Project Address
Zoning
Net Change in Non-
Residential Floor
Area (SQFT)
Parking Required
for New Non-
Residential SQFT
Net Added
Parking Space
for New Non-
Residential SQFT
Parking
Exemptions per
18.52.060 of
PAMC
Parking
Required less
Parking
Added
Total
Cumulative
Deficit
281 University CDCGFP -2,500 -10 0 0 10 -1227
456 University CDCGFP 7,486 30 0 30 -30 -1257
536 Ramona CDCGFP 134 1 0 1 -1 -1258
725-753 Alma PC-4283 -1,038 -4 7 0 11 -1247
552 Emerson CDCGFP 177 1 0 1 -1 -1248
483 UniversityE PC-4296 7,289 29 -2 11 -31 -1279
424 University CDCGFP 2,803 11 0 11 -11 -1290
1991-1995 136 255 73 119 -1290
901/909 AlmaD PC-4389 4,425 18 18 0 0 -1290
171 University CDCGFP 1,853 7 0 7 -7 -1297
401 High CDCP 350 1 0 1 -1 -1298
430 KiplingE CDCP 1,412 5 -4 1 -9 -1307
460/476 University CDCGFP 1,775 7 0 7 -7 -1314
400 Emerson PC-4238 2,227 9 0 0 -9 -1323
275 AlmaF CDNP 3,207 0 0 1 0 -1323
390 Lytton PC-4436 17,815 74 50 3 -24 -1347
411 HighE CDCP 2,771 11 -4 11 -15 -1362
530 Ramona CDCGFP 2,852 11 0 11 -11 -1373
705 Alma CDSP 2,814 11 0 11 -11 -1384
200 HamiltonE CDCP 10,913 44 3 35 -41 -1425
550 Lytton CDCP 93 0 0 0 0 -1425
1996-2000 198 63 88 -135 -1425
528 HighG PF 0 0 138 0 138 -1287
445 BryantG PF 0 0 575 0 575 -712
437 KiplingE CDCGFP 945 4 0 2 -4 -716
701 Emerson CDSP 434 2 1 1 -1 -717
723 Emerson CDSP 400 2 2 0 0 -717
880 / 884 Emerson CDSP 312 2 5 0 3 -714
539 Alma St CDCGFP 2,500 10 0 10 -10 -724
270 UniversityE CDCGFP 2,642 11 0 11 -11 -735
800 HighH PC-4779 -15,700 -63 63 0 126 -609
164 Hamilton CDCP -2,799 -11 0 0 11 -598
Page 3
Project Address
Zoning
Net Change in Non-
Residential Floor
Area (SQFT)
Parking Required
for New Non-
Residential SQFT
Net Added
Parking Space
for New Non-
Residential SQFT
Parking
Exemptions per
18.52.060 of
PAMC
Parking
Required less
Parking
Added
Total
Cumulative
Deficit
335 UniversityI CDCGFP 5,249 21 0 18 -21 -619
382 University CDCGFP 194 0 0 1 0 -619
2001-2005 -22 784 43 806 -619
102 University CDCGFP 8 0 0 0 0 -619
310 University CDCGFP 7,481 30 0 30 -30 -649
317-323 University CDCGFP 3,290 13 0 10 -13 -662
564 University CDCP 4,475 18 -2 10 -20 -682
325 Lytton CDCP 17,515 70 118 0 48 -634
265 Lytton CDCP 21,151 85 31 14 -54 -688
278 University CDCGFP 137 1 0 1 -1 -689
340 University CDCP -1,360 -5 0 0 5 -684
2006-2010 212 147 65 -65 -684
524 Hamilton CDCP 9,345 37 8 21 -29 -713
630 Ramona CDCP 437 2 0 2 -2 -715
668 RamonaJ CDCP 4,940 20 0 20 -20 -735
661 Bryant CDCP 0 0 0 8 0 -735
Downtown Extensive restriping by Transportation Division of on and off Street parking 32 -703
180 Hamilton CDCP 0 0 -5 0 -5 -708
335-355 Alma/101 LyttonK CDCP 49,150 101 123 0 22 -686
135 Hamilton CDCP 19,960 80 23 20 -57 -743
537 Hamilton CDCP 9,997 40 19 21 -21 -764
611 Cowper CDCP 19,419 78 62 42 -16 -780
651 Emerson CDCGFP 346 0 0 0 0 -780
301 High CDCNP 200 0 0 0 0 -780
240-248 Hamilton CDCGFP 4,527 23 4 18 -19 -799
500 University CDCGFP 10,907 44 65 20 21 -778
636 Waverley CDCP 3,394 23 20 0 -3 -781
261 HamiltonLM CDCGFP 0 0 4 0 4 -777
355 University Ave
300 Homer Ave
CDCGFP 3112 12 0 0 12 -789
300 Homer Ave PF (SOFAI) 1458 6 0 0 6 -795
2011-2016 466 355 172 -111 -795
Source: Palo Alto Planning and Community Environment Department, Data through August 31 2016
Page 4
Project Address
Zoning
Net Change in Non-
Residential Floor
Area (SQFT)
Parking Required
for New Non-
Residential SQFT
Net Added
Parking Space
for New Non-
Residential SQFT
Parking
Exemptions per
18.52.060 of
PAMC
Parking
Required less
Parking
Added
Total
Cumulative
Deficit
(-) numbers mean project is adding to the parking deficit whereas (+) numbers mean project is decreasing the parking deficit.
Note:Total Cumulative Parking Deficit number changed from the 2012-2013 Downtown Monitoring cycle reporting based on extensive staff research.
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 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. Projects 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 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.
J: Project used Historic and Seismic Bonuses
K: Total Commercial SQFT subject to parking requirement is 31,593 SQFT. Received exemptions from being near transit, TOD, TDM (PAMC 18:52)
L: Determination was made that the building area shown on the 2001 downtown parking assessment rolls was not consistent (it was less) with what the current project FAR.
The applicant was required to park the difference, and added 4 spaces within the below grade garage
M: Shared Parking Facilities Reduction 13% with Residential use