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HomeMy WebLinkAboutStaff Report 7942 City of Palo Alto (ID # 7942) City Council Staff Report Report Type: Action Items Meeting Date: 4/11/2017 City of Palo Alto Page 1 Summary Title: Direction on Downtown Parking Garage Size Title: Council Direction on Parking and Retail Program and Related Zoning Changes Needed for the new Downtown Parking Structure Located at Existing Surface Parking Lot D at 375 Hamilton Avenue From: City Manager Lead Department: Public Works Recommendation Staff recommends that Council: 1. Direct staff to proceed with full preliminary design and environmental review on a new 291 space parking garage concept with five levels of above ground parking and a 3,800 square foot retail space (Downtown Parking Garage Option B). 2. Direct staff to proceed with revisions to the Public Facility (PF) zoning ordinance to specifically accommodate public parking garages. Executive Summary Construction of a new Downtown Parking Structure is one of the Council’s Infrastructure Plan priorities for Palo Alto. The staff recommendation of a garage with five levels of above ground parking and a retail component combines the priorities of adding additional parking in downtown and providing an attractive retail frontage along Waverley Street. The existing Public Facility (PF) zoning of the garage site does not fit typical commercial area parking structure concepts (e.g. setbacks, lot coverage, etc.). Modification of the PF Zoning Ordinance specifically for parking structures is recommended. An alternative would be to require rezoning the public parking City of Palo Alto Page 2 garage sites to Planned Community (PC) zone. (NOTE: By discussing possible approaches to this zoning issue, tonight’s discussion is intended to meet the requirement for “pre-screening” contained in Municipal Code Section 18.79.) Background Over the last several years, the Palo Alto City Council has directed staff to approach parking and traffic congestion in Palo Alto from three different directions: by implementing programs to reduce reliance on the private automobile (i.e. transportation demand reduction), by adding supplemental parking supply where appropriate, and by better managing existing parking resources. In 2014 Council authorized staff to proceed with several parking strategies aimed at improving parking supply for the University Avenue (Downtown) and California Avenue Business Districts (Staff report ID #4374). Council identified parking facilities in Downtown and the California Avenue area as being among the City’s priority projects and incorporated $13.0 million for a downtown garage and $9.6 million for the a California Avenue garage into the 2014 Council Infrastructure Plan. Council approved the plan in June 2014 (Staff Report ID #4889) including the use of the estimated $4.0 million FY 2014 year-end balance in the Downtown In- Lieu Parking Fund. These funds are collected for construction of garages in downtown. In October 2014, Council directed staff to return with a draft Request for Proposals (RFP) and evaluation criteria for hiring a qualified professional design firm for design, environmental review and preparation of construction cost estimate of a publicly financed parking garage on parking Lot D, at the corner of Hamilton Avenue and Waverley Street (Staff Report ID #5173). A feasibility analysis indicated a new garage could be constructed on Lot D to provide an additional 214 spaces to the existing 86 spaces (300 spaces total). The initial project budget of $13.0 million was derived by multiplying the number of additional spaces by the downtown parking in-lieu fee in effect during FY 2014. As instructed, staff brought a draft RFP to Council in December 2015. However, the item was pulled from the consent calendar and not rescheduled (Staff Report ID #5818). In September 2016, staff prioritized the New Downtown Parking garage project again and released an RFP to solicit design proposals. City of Palo Alto Page 3 In June 2016, Council authorized a contract with Nova Partners, Inc. (Nova) to provide program management services for the 2014 Council Infrastructure Plan projects (Staff Report ID #6809). In December 2016, Council authorized a contract with Watry Design, Inc. (Watry) to provide design and environmental review services for the Downtown Parking Garage Capital Improvement Program (CIP) project (PE-15007). The contract with Watry includes preparation of conceptual designs, environmental documents, schematic designs, design development packages, and construction documents for a new parking garage at existing surface parking Lot D (Staff Report ID #7418). One of the first steps in the environmental review process was to develop parking garage program options that would provide 300 spaces or more, including an option with a retail component, and to bring these options to Council for direction. Discussion Parking Garage Options: Space Counts and Costs Following the award of contract to Watry, several conceptual options were developed for the downtown garage. Conceptual designs are included as Attachments A, B and C. The following three primary options evolved from the effort. A. Base Option: 303 space garage with five above-ground levels for a net increase of 217 spaces. B. Retail Option: 291 space garage with five above-ground levels with a 3,800 square foot retail space for a net increase of 205 spaces. C. Basement Option: 351 space garage with one basement level and five above-ground levels, for a net increase of 265 spaces. Beyond comparing the existing number of spaces in Lot D to the number of spaces in the future new garage, there is another factor that must be considered in determining the number of new spaces. Option B includes approximately 3,800 square feet of retail space. Palo Alto Municipal Code Section 18.52.040 requires that retail spaces provide one parking space for each 240 square feet of gross floor area. The 3,800 square feet of retail space results in a need for 16 parking spaces. City of Palo Alto Page 4 Table 1 shows the calculations for the net parking added by each option. Table 1 Option A: Base Option B: Retail Option C: Basement Total Stalls in Garage 303 291 351 - Existing Surface 86 86 86 - Retail Demand 0 16 0 Net Added Parking Space 217 189 265 All of the options for the garage have some common features. They all have all a small pedestrian walkway along the south side of the building at 560 Waverley Street and a pedestrian walkway behind the back side of buildings at 526 - 560 Waverley Street. Each option has the same vehicle entrance along Hamilton Avenue. A second vehicle entrance along Waverley Street described in the feasibility study was removed due to the close proximity of the signalized intersection at Waverley Street and Hamilton Avenue. Additionally, all the options include the removal of the existing Automatic Pay Toilet (APT) on the corner of Waverley Street and Hamilton Avenue. The new parking structure does not include replacing the public restroom due to safety and maintenance concerns. Mechanical parking was considered for this garage. However, the cost to provide a small incremental parking increase is high and would require training for users. Mechanical parking would be on the ground floor, and was estimated to add only a net of 27 spaces. Parking demand typically peaks around lunchtime and dinner time and is short term. Mechanical parking does not accommodate this type of peak parking demand very well. Building height restrictions also limit the efficiency of most mechanical and robotic parking concepts. It is anticipated that all options would support the installation of Photovoltaic (PV) panels over the top deck of the parking structure. This PV could be used to power the garage and retail space or it could be installed, owned and operated via a public-private partnership with an agreement similar to the one executed with Komuna Palo Alto LLC for four existing City garages (Staff Report ID #6535). Funding the PV panels is not included in the project cost estimates. Public Works and Utilities staff are discussing options for funding this component of the project. City of Palo Alto Page 5 Table 2 provides the project cost estimates for the three options. The estimates include soft and hard construction costs, but do not include staff salaries and benefits. Table 2 ($ in millions) Option A: Base Option B: Retail* Option C: Basement Total stalls in garage 303 291 351 Construction Cost $12.0 $12.7 $15.0 Escalation $1.3 $1.4 $1.6 10% Contingency $1.2 $1.3 $1.5 Soft and Other Costs $3.9 $3.9 $4.4 Total Project Cost $18.4 $19.3 $22.5 Cost per Stall $0.061 $0.066 $0.064 *The retail building in Option B could be expected to generate annual net operating income of approximately $160,000 if rented at market rates. Public Facility (PF) Zoning Ordinance Revision None of the Downtown Parking Garage options can comply with the PF zoning requirements for lot coverage, floor area ratio (FAR), and setbacks that are intended to apply to occupied buildings rather than parking structures. The zoning constraints are described in the zoning analysis (Attachment D). The PV canopy would have a height of about 60 feet. In order to proceed with the downtown parking garage project, the Lot D parcel will require rezoning, either using a Planned Community (PC) zoning or by modifying the text of the PF zoning ordinance to permit the proposed facility. The existing parking garage at 475 Cambridge Avenue (built in 1994) and the two newest Downtown garages (built in 2003) are zoned PC. The existing Comprehensive Plan includes Program L-78 “Encourage the use of PC zoning for parking structures in the Downtown and California Avenue areas.” However, there has been concern expressed by community members and by Council about PC zoning in recent years. PC zoning was placed on a “time-out” in 2014, and may be replaced or significantly revised in the future. Therefore, staff recommends pursuing a modification to the PF zoning ordinance to fit typical commercial area parking garages instead. The PF zoning ordinance modifications would consist of at least the following new provisions: City of Palo Alto Page 6  Zero setbacks for public parking structures along site property boundaries.  Height limits for public parking structures that reflect adjacent commercial properties allowances unless single-family residential is within 150 feet of the property.  Elimination of FAR restrictions for public parking structures.  Elimination of lot coverage restrictions for public parking structures. Upon Council direction to pursue PF zoning ordinance modifications, staff would prepare the code revisions and initially review the changes with the Planning and Transportation Commission before returning to City Council for approval. Similar recommendations were made to Council for the California Avenue Parking Garage on April 3, 2017 (Staff Report #7738). Project Costs and 2014 Council Infrastructure Plan The 2014 Council Infrastructure Plan established the budget for the Downtown Parking Garage at $13 million. The Downtown In-Lieu Parking Fund balance as of June 30, 2016 is sufficient to provide a total contribution of approximately $4.8 million to the project, an increase of $0.8 million from the $4.0 million included in the 2014 Council Infrastructure Plan. The feasibility analysis for Lot D indicated that a new garage could be constructed to provide 214 spaces in addition to the 86 spaces that exist on the current surface lot (total of 300 spaces). The initial project budget of $13.0 million was derived by multiplying the number of additional spaces by the downtown parking in-lieu fee in effect during FY 2014. Construction costs have escalated significantly since 2013 and project costs for most of the Infrastructure Plan projects are increasing as a result. As described in Table 2 above, the project cost estimate for the Downtown Parking Garage options described in this report range from $18.4 to $22.5 million. Staff recommends that Council direct staff to proceed with Option B (291-space garage with a retail component, and five above-ground levels). Option B will add a significant amount of new parking supply to the Downtown area, while also providing a retail component that is consistent with Council’s support for ground floor retail and will activate the Waverley frontage of the garage. Overall, current estimates for the Infrastructure Plan projects exceed the funding City of Palo Alto Page 7 provided in the FY 2017-2021 capital budget and five-year plan by approximately $10-15 million. Staff is working to refine the individual project cost estimates, evaluating options to reduce project costs, and coordinating with our program management consultants (Nova Partners) to control costs through the design and construction process. Additionally, staff is evaluating options for providing additional funding. More detailed information on the Infrastructure Plan project costs will be provided as part of the upcoming FY 2018 budget process. Timeline Following Council direction on the parking garage size and program, Watry will continue developing the design and preparing the environmental review. Staff anticipates that Council will have the opportunity to review and certify the final EIR in February 2018. Completion of the Parking Garage is targeted for Winter 2020. Resource Impact Total funding in the 2014 Council Infrastructure Plan was established at $13.0 million for this project (PE-15007), excluding staff salaries and benefits. Updated construction cost estimates and corresponding total project budgets will continue to be developed during the preliminary design phase. Policy Implications The staff recommendation does not represent a change in existing policies. A new Downtown Parking Garage is one of the priority projects established by the 2014 Council Infrastructure Plan. In addition, the following policy statements in the Palo Alto Comprehensive Plan support the construction of a new parking garage: Goal T-8: Attractive, Convenient Public and Private Parking Facilities Policy T-45: Provide sufficient parking in the University Avenue/Downtown and California Avenue business districts to address long range needs. Policy T-47: Protect resident areas from the parking impacts of nearby business districts. Environmental Review Once directed by Council to move forward with the proposed parking program, Watry will complete an initial study and file a Notice of Preparation (NOP). It is City of Palo Alto Page 8 anticipated that the initial study will conclude that an Environmental Impact Report (EIR) will be required for the project. An EIR scoping meeting would then be scheduled for the Planning and Transportation Commission for May. Attachments:  Attachment A: Base Option  Attachment B: Retail Option  Attachment C: Basement Option  Attachment D: Zoning Analysis RAMP UP RAMP DN UP RAMP UP RAMP DN 20 0 ' - 0 " 2' - 0 " 18 8 ' - 0 " 10 ' - 0 " 2' - 0 " 10 0 ' - 0 " 2'-0"64'-0"16'-0" 82'-0" LOT 85 TAI PAN RESTAURANT LOT 84 CONGDON & CROME (OFFICE SUPPLIES) THE PROLIFIC OVEN BAKERY LOT 83 PALO ALTO SPORTS SHOP & TOY WORLD INC. LOT 102 AT&T EXCEL AVIATION 2'-0"201'-0"2'-0" 205'-0" CVS PHARMACY 1,436 SF BIKE STATIONELECTRICAL ROOM 88 ' - 0 " 10 ' - 0 " TRASH ENCLOSURE LOT 84 STALL HAMILTON AVE WA V E R L E Y S T R E E T PEDESTRIAN ACCESS PE D E S T R I A N A C C E S S PROVISIONAL GATE PROVISIONAL GATE THREE STALLS LOST IF GATE ARMS PROVIDED PROVISIONAL PAYMENT KIOSK PROVISIONAL PAYMENT KIOSK STANDARD CLEAN AIR/CARPOOL/EV EV ACCESSIBLE VAN ACCESSIBLE ACCESSIBLE EV VAN ACCESSIBLE EV FUTURE EV CLIENT NAME:PROJECT NAME:DATE ISSUED: © WATRY DESIGN, INC. 2015 PROJECT NUMBER:SHEET NAME: CITY OF PALO ALTOCITY OF PALO ALTO LOT D16-138 BASE OPTION 1/16" = 1'-0" SITE PLAN WITH GROUND LEVEL SCALE: 1/16" = 1'-0" 0'32'-0"64'-0"16'-0" 1/16" = 1'-0" LEVEL 05 PLAN 1/16" = 1'-0" LEVEL 2 (3 AND 4 SIM) PARKING STALLS LEGEND BASE OPTION - 11'-6" HEIGHT ALL LEVELS RAMP UP RAMP DN RAMP UP RAMP DN 20 0 ' - 0 " 2' - 0 " 18 8 ' - 0 " 10 ' - 0 " HAMILTON AVE WA V E R L E Y S T R E E T 2' - 0 " 10 0 ' - 0 " 2'-0"64'-0"16'-0" 82'-0" LOT 85 TAI PAN RESTAURANT LOT 84 CONGDON & CROME (OFFICE SUPPLIES) THE PROLIFIC OVEN BAKERY LOT 83 PALO ALTO SPORTS SHOP & TOY WORLD INC. LOT 102 AT&T EXCEL AVIATION 2'-0"201'-0"2'-0" 205'-0" CVS PHARMACY 542 SF BIKE STATION 88 ' - 0 " 10 ' - 0 " TRASH ENCLOSURE LOT 84 STALL PEDESTRIAN ACCESS PE D E S T R I A N A C C E S S ELEC ROOM PROVISIONAL GATE PROVISIONAL GATE THREE STALLS LOST IF GATE ARMS PROVIDED PROVISIONAL PAYMENT KIOSK PROVISIONAL PAYMENT KIOSK 3,836 SF RETAIL STANDARD CLEAN AIR/CARPOOL/EV EV ACCESSIBLE VAN ACCESSIBLE ACCESSIBLE EV VAN ACCESSIBLE EV FUTURE EV CLIENT NAME:PROJECT NAME:DATE ISSUED: © WATRY DESIGN, INC. 2015 PROJECT NUMBER:SHEET NAME: CITY OF PALO ALTOCITY OF PALO ALTO LOT D16-138 RETAIL OPTION 1/16" = 1'-0" SITE PLAN WITH GROUND LEVEL SCALE: 1/16" = 1'-0" 0'32'-0"64'-0"16'-0" 1/16" = 1'-0" LEVEL 05 PLAN 1/16" = 1'-0" LEVEL 2 PLAN (3 AND 4 SIM) PARKING STALLS LEGEND RETAIL OPTION - 11'-6" HEIGHT ALL LEVELS RAMP UP RAMP DN RAMP DN UP RAMP UP 20 0 ' - 0 " 2' - 0 " 18 8 ' - 0 " 10 ' - 0 " 2' - 0 " 10 0 ' - 0 " 2'-0"64'-0"16'-0" 82'-0" LOT 85 TAI PAN RESTAURANT LOT 84 CONGDON & CROME (OFFICE SUPPLIES) THE PROLIFIC OVEN BAKERY LOT 83 PALO ALTO SPORTS SHOP & TOY WORLD INC. LOT 102 AT&T EXCEL AVIATION 2'-0"201'-0"2'-0" 205'-0" CVS PHARMACY INTAKE SHAFT 1,022 SF BIKE STATION EXHAUST SHAFT 88 ' - 0 " 10 ' - 0 " TRASH ENCLOSURE LOT 84 STALL HAMILTON AVE WA V E R L E Y S T R E E T PEDESTRIAN ACCESS PE D E S T R I A N A C C E S S EXHAUST SHAFT PROVISIONAL GATE PROVISIONAL GATE TWO STALLS LOST IF GATE ARMS PROVIDED PROVISIONAL PAYMENT KIOSK PROVISIONAL PAYMENT KIOSK EXHAUST SHAFT INTAKE SHAFT EXHAUST SHAFT INTAKE SHAFT EXHAUST SHAFT STORAGE ROOMELECTRICAL ROOM EXHAUST SHAFT STANDARD CLEAN AIR/CARPOOL/EV EV ACCESSIBLE VAN ACCESSIBLE ACCESSIBLE EV VAN ACCESSIBLE EV FUTURE EV CLIENT NAME:PROJECT NAME:DATE ISSUED: © WATRY DESIGN, INC. 2015 PROJECT NUMBER:SHEET NAME: CITY OF PALO ALTOCITY OF PALO ALTO LOT D16-138 BASEMENT OPTION 1/16" = 1'-0" SITE PLAN WITH GROUND LEVEL SCALE: 1/16" = 1'-0" 0'32'-0"64'-0"16'-0" 1/16" = 1'-0" LEVEL 05 PLAN (2, 3 AND 4 SIM) 1/16" = 1'-0" BASEMENT LEVEL PARKING STALLS LEGEND BASEMENT OPTION - 11'-6" HEIGHT ALL LEVELS ABOVE GROUND PARCEL INFORMATION ADDRESS 375 UNIVERSITY AVENUE ASSESSORS PARCEL NUMBER 120-15-086 NET LOT SIZE 28,993 SQ FT ZONE DISTRICT PF - PUBLIC FACILITY COMPREHENSIVE PLAN DISTRICT CC - REGIONAL / COMMUNITY COMMERCIAL FLOOD ZONE X HISTORIC STATUS NONE EASEMENTS TO BE DETERMINED DEVELOPMENT STANDARDS PERMITTED LAND USE:ALL FACILITIES OWNED, OR LEASED, AND OPERATED OR USED BY THE CITY OF PALO ALTO.... OR LEASED BY ANY SUCH AGENCY TO ANOTHER PARTY. PER 18.28.050, TABLE 2: THE MINIMUM FRONT, SIDE, AND REAR YARDS IN THE PF PUBLIC FACILITIES DISTRICT SHALL BE EQUAL TO THE RESPECTIVE FRONT, SIDE, AND REAR YARDS REQUIRED IN THE MOST RESTRICTIVE ABUTTING DISTRICT; PROVIDED, THAT NO YARD ADJOINING A STREET SHALL BE LESS THAN 20 FEET AND THAT NO INTERIOR YARD SHALL BE LESS THAN 10 FEET. ZONE DISTRICT PF PC MINIMUM SETBACKS: FRONT YARD SETBACK 20 FEET NONE 7'-0" SPECIAL SETBACK ON HAMILTON AVE. REAR YARD SETBACK 10 FEET NONE SIDE YARD SETBACK 10 FEET NONE MAXIMUM HEIGHT:50'-0" (*)50'-0" (*) SITE IS NOT WITHIN 150' OF A RESIDENTIAL DISTRICT. MAXIMUM SITE COVERAGE:NO REQUIREMENT (*)NO REQUIREMENT (*) 30% BASE STANDARD, BUT SITE IS ADJACENT CD-C DISTRICT WITH NO SITE COVERAGE REQUIREMENT. MAXIMUM F.A.R.:1.0 : 1 (*)NO REQUIREMENT (*) MATCHES F.A.R.OF ADJACENT CD-C DISTRICT DAYLIGHT PLANE:NONE (*)NONE (*) SITE DOES NOT ABUT A RESIDENTIAL DISTRICT. RECYCLING STORAGE:ALL NEW DEVELOPMENT... SHALL PROVIDE ADEQUATE PER PAMC 18.28.060(a)AND ACCESSIBLE INTERIOR AREAS OR EXTERIOR ENCLOSURES FOR THE STORAGE OF RECYCLABLE MATERIALS IN APPROPRIATE CONTAINERS. EMPLOYEE SHOWER FACILITIES: PARKING STRUCTURE NOT DESIGNED FOR EMPLOYEE PER PAMC 18.28.060(b)OCCUPANCY, THEREFORE NO SHOWERS REQUIRED. PER PAMC 18.28.090(a): IN THE PF DISTRICT, NO REQUIRED PARKING SPACE SHALL BE LOCATED IN THE FIRST 10 FEET ADJOINING THE STREET PROPERTY LINE OF ANY REQUIRED YARD. VICINITY MAP LEGEND ADDRESS NUMBER ZONE DISTRICT PROPERTY LINE SETBACK AREA COMMERCIAL USE RESIDENTIAL USE PROPERTY LISTED ON HISTORIC INVENTORY STREET TREE TRAFFIC LIGHT WITH CROSSWALK DRIVE AISLE CURB CUT 7' - 0 " S P E C I A L RAMPUP 1,169 SF BIKESTATION RESTROOMELECTRICALROOM TRASHENCLOSURE LOT 84 STALL PEDESTRIAN ACCESS PE D E S T R I A N A C C E S S 541-549 CDC(GF)(P)All Saints Episcopal Church Prolific Oven Palo Alto Sport Shop 50 .0 ' 50 .0 ' 10 0 .0 ' 204.8' 20 0 .0 ' 68.8' 51 .7 ' 15 0 .0 ' 123.0' 50 .0 ' 50 .0 ' 529 380 PF Post Office HISTORIC CATEGORY 1 & NATIONAL REGISTER 533 35 2 - 3 6 4 CD C ( G F ) ( P ) CV S 510 CDC(GF)(P) 526 555 CDC(P) 37 6 CD C ( G F ) ( P ) 38 0 - 3 8 2 CD C ( G F ) ( P ) 38 4 - 3 9 6 CD C ( G F ) ( P ) HI S T O R I C C A T . 3 550-552 CDC(GF)(P) 558-560 CDC(GF)(P) 375 HAMILTON PF 643 PF HAMILTON AVENUE GI L M A N S T R E E T WA V E R L E Y S T R E E T LANE 21 345 PF 555-595 CDC(GF)(P) 535-539 CDC(GF)(P) BR Y A N T S T R E E T 42 7 - 4 5 3 636 CDC(P) 628 CDC(P) 635 CDC(P) 45 5 400 CDC(P) 42 1 640-646 CDC(P) 459 CDC(P) 433-439 CDC(P) 425 CDC(P) 43 6 - 4 5 2 CD C ( G F ) ( P ) HI S T O R I C C A T . 2 45 6 CD C ( G F ) ( P ) HI S T O R I C C A T . 1 VA R S I T Y T H E A T E R 42 8 - 4 3 2 CD C ( G F ) ( P ) 46 0 - 4 7 6 HI S T O R I C C A T . 2 UNIVERSITY AVENUE 50 .0 ' 45 5 47 0 530 PF 345 CDC(P) 650-654 CDC(P)661 HISTORIC CAT. 2 635 CDC(P) 300 CDC(P) Chase Bank HISTORIC CAT. 2 CAT. 2 HISTORIC CAT. 3 HISTORIC CAT. 2 642 PF 34 0 CD C ( G F ) ( P ) Ap p l e I n c . 37 0 - 3 7 4 CD C ( G F ) ( P ) AT&T Tai Pan PC-4195 31 8 - 3 2 4 CD C ( G F ) ( P ) 32 6 - 3 3 8 CD C ( G F ) ( P ) 40 0 CD C ( G F ) ( P ) UN I O N B A N K 30 0 - 3 1 4 CD C ( G F ) ( P ) Wa l g r e e n s 162'-0" 20'-0" (PF) 10 ' - 0 " ( P F ) 20 ' - 0 " ( P F ) 10'-0" (PF) SETBACK 10 ' - 0 " ( P F ) 21 2 ' - 0 " 12 ' - 0 " W A L K SE T B A C K SE T B A C K SETBACK SE T B A C K SE T B A C K ZONING ANALYSIS 1VICINITY MAP SCALE: 1/32" = 1'-0"2 HAYES GROUP ARCHITECTS, INC. 2657 SPRING STREET REDWOOD CITY, CA 94063 P: 650.365.0600 F: 650.365.0670 www.thehayesgroup.com DRAWING CONTENT DRAWING NUMBER All drawings and written materials contained herein constitute the original & unpublished work of the Architect and the same may not be duplicated, used or disclosed without the written consent of the Architect. © Hayes Group Architects, Inc. DRAWN BY: SCALE: JOB NUMBER: STAMP ISSUANCE: SHEET REVISIONS 1648.00 CITY OF PALO ALTO LOT D 375 HAMILTON AVE PALO ALTO, CA 94301 - - A0.1 ZONING ANALYSIS, VICINITY MAP As Noted TM PROJECT ADDRESS: 03.03.2017 PLANNING REVIEW Da t e : 3/ 2 / 1 7 Fi l e n a m e : 16 4 8 . 0 0 Z o n i n g A n a l y s i s 1 7 . 0 3 . 0 2 . v w x 0 20 FT 50 FT 100 FT 150 FT ### CDC(GF)(P) PALO ALTO ZONING DISTRICT MAP