HomeMy WebLinkAboutStaff Report 6572
City of Palo Alto (ID # 6572)
City Council Staff Report
Report Type: Informational Report Meeting Date: 4/11/2016
City of Palo Alto Page 1
Summary Title: Downtown Monitoring Report 2013-2015
Title: Palo Alto Downtown Monitoring Report 2013-2015
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 the Downtown Palo Alto (CD zone). This
report contains data for two cycles: “2013-2014 Development Cycle” and “2014-2015
Development Cycle,” with data valid through August 31, 2015. The non-residential square feet
development includes all commercial projects approved in the CD zone in the above mentioned
time frame. The vacancy rates were determined through field work and data search done in
February 2016. At that time, the overall CD zone vacancy was 2.1% and CD-C (GF)(P) vacancy
rate was 2.8%. About 19,000 square feet of commercial square footage was added in the CD
zone in the 2013-2014 reporting cycle while no commercial square footage was added in 2014-
2015 cycle.
Background
Due to traffic and parking concerns in the 1980s, the City conducted a Downtown Study in
1984. As a result of that study, two years later, the City implemented a series of new
regulations for the Downtown district. The City rezoned the Downtown district with a new
designation, Commercial Downtown (CD). In the CD zoning district, the City implemented more
restrictive development regulations, limits to project size, and special development regulations
for sites adjacent to residential zones. Additionally, parking regulations were adjusted.
As part of these new regulations, the City also implemented a Development Cap to limit future
non-residential development in the CD district to a total of 350,000 square feet beyond what
existed or was approved in May 1986. The Comprehensive Plan (Program L-8) stipulated that
this growth limit be re-evaluated once the City approved 235,000 square feet of new
development in the Downtown. This milestone was reached in 2013 and a study began in 2014.
City of Palo Alto Page 2
Both the Municipal Code and Comprehensive Plan Programs L-8 and L-9 require annual
monitoring of available space in the Commercial Downtown (CD) zoning area. These programs
also require yearly reporting of non-residential development activity and trends within the CD
zone district.
Planning Department staff compiles this report annually 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.
Discussion
The below table summarizes the additional non-residential development in the CD zone since
the last reporting period:
Table 1. Summary of Non-Residential Development in the
CD Zone as of August 31, 2015
Gross sq. ft.
Commercial Downtown Zoning Districts Growth CAP 350,000 sq. ft.
Net non-residential SQFT added through August 31, 2015 277,200 sq. ft.
Total SQFT development proposal in the pipeline 26,700 sq. ft.
Total SQFT development remaining to reach the CAP 46,100 sq. ft.
Source: Palo Alto Planning & Community Environment, 2015
In addition, the attached report provides information on commercial vacancy rates of the entire
CD zone, including sub districts of CD-C (Community), CD-S (Service) and CD-N (Neighborhood).
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.
The report tracks commercial vacancy of CD-C (GF) zone. This Ground Floor (GF) combining
disrtict includes all parcels fronting University Avenue between High Street and Cowper Street.
The GF combining district aims at preserving and promoting ground-floor retail activities like
personal services, restaurants, hotels and other retail uses that encourages foot traffic and
enhances pedestrian activities. This report also includes information on non-residential square
footage added in Downtown CD zone and maintains the count of cumulative parking deficict
resulting from all the added commercial square footage.
The report also tracks the current parking deficit in the CD district, as shown in Table 2, below.
City of Palo Alto Page 3
Table 2. Summary of Calculated Parking Deficit
Downtown from 1986 to the Present
Parking Spaces
1986 Deficit 1601
1986-1990 Spaces Required/Added 162/354
1990 Cumulative Deficit 1409
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 448/355
2015 Cumulative Deficit 777
Source: Palo Alto Planning & Community Environment, 2015
Timeline
As noted earlier, the downtown development cap limits non-residential development in the CD
district to a total of 350,000 square feet beyond what existed or was approved in May 1986.
Comprehensive Plan Program L-8 stipulates that this growth limit be re-evaluated once the City
approved 235,000 square feet of new development in the Downtown and Municipal Code
section 18.18.040 provides for a development moratorium when the 350,000 cap is reached.
The 235,000 milestone was reached in 2013 and a study began in 2014 to provide information
and analysis necessary for the City Council to consider potential modifications to the cap and to
the CD district zoning controls. Supplemental information is currently being gathered, and staff
expects to seek further direction from the City Council sometime this year.
Resource Impact
This report has no impact on resources.
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.
Environmental Review
This is an informational report only and is exempted from CEQA review.
Attachments:
Attachment A: Downtown Monitoring Report, 2013-2015 (PDF)
Attachment B: CD Zone Non-Residential Square Feet Table (PDF)
Attachment C: Parking Deficit Table (PDF)
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ATTACHMENT A
PALO ALTO DOWNTOWN MONITORING REPORT
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 has a charming combination of
small-town accessibility and urban ambience.
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, 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
Source: City of Palo Alto, Planning Department. Data through August 31, 2015.
Commercial Downtown Zoning Districts Growth CAP 350,000 sq. ft.
Net non-residential SQFT added through August 31, 2015 277,200 sq. ft.
Total SQFT development proposal in the pipeline 26,700 sq. ft.
Total SQFT development remaining to reach the CAP 46,100 sq. ft.
Table: 2 EXISTING DOWNTOWN COMMERCIAL SPACE
(Total Building SQFT)
Source: Dyett & Bhatia, Economic & Planning Systems, and City of Palo Alto, 2015
Table: 3 NON – RESIDENTAIL SQFT ADDED IN CD ZONE, 1986 - 2015
Source: City of Palo Alto Planning Department
(Excludes SOFA I & II and PC Zones)
Office 1,317,600 47%
Retail 763,000 27%
Commercial Mixed Use 424,000 15%
Total Downtown
Non-Residential
SQFT
% 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- Present* 3,590,400 8%
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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 277,200 square feet of non-residential uses have been added in the
Downtown CD zoned area. Another 26,700 square feet of development is approved for
construction. As of August 31st 2015, a remainder of 46,100 square feet is left to reach the
350,000 square feet cap.
In the last two reporting cycles from September 1st of 2013 to August 31st 2015, approximately
19,000 square feet of net new commercial floor area was added to the downtown CD zone.
Only one project, 500 University Avenue approved in December 2013 added greater than
10,000 square feet of non-residential square feet in this period.
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.
Since publication, staff has identified some errors in the reporting of transferred development
rights, and this section is being corrected. In addition, last year City Council directed staff to
explore strategies on retail preservation, particularly in the downtown CD-C (GF) core and
outlying areas. Staff initiated a study that will include an evaluation of the GF overlay district
boundaries, development controls, as well as calculate buildout potential for retail use. The
study also includes identifying and characterizing existing basements in the downtown area and
past conversion to office use.
Residential uses were not included in the original Downtown Development Cap Phase 1 study;
the City Council also requested similar type of analysis work to understand the potential of the
Downtown area to accommodate more residential development. This analysis is underway.
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 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 44,078 square feet. The total
changes in square footage of these projects are shown in the fourth column of Table 6. 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, 131,175 square feet have been added in this category. Two projects (240
Hamilton Avenue and 500 University Avenue) have used approximately 14,590 square feet of
Transfer development Rights (TDR) square footage in the 2013-2014 reporting cycle. These
projects are shown in the fifth column of Table 6.
Total Commercial Vacancy Rates
Staff surveyed downtown CD and CD-C (GF) (P) zoned areas to assess commercial vacancies in
February of 2015 and 2016. 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 2015, total commercial Downtown CD vacancy was 45,750 square feet including
11,200 square feet in CD-C (GF) (P) zone. The overall CD vacancy was 1.4 percent and CD-C (GF)
(P) vacancy was 1.9 percent. The overall CD vacancy was significantly less than the 2012-2013
cycle but the CD-C (GF) (P) zone vacancy remained the same.
In February 2016, the total CD downtown commercial vacancy was 69,500 square feet (2.1
percent) including CD-C (GF) (P) vacancy of 16,850 square feet (2.8 percent). The overall CD
vacancy rate continues to be low for whole the downtown area indicating strong demand for
both office and retail spaces.
Figure: 1 COMMERCIAL VACANCY RATE SINCE 2006
Source: City of Palo Alto Planning Department
Table: 4 TOTAL COMMERCIALVACANCY IN CD &CD-C (GF) (P) ZONES
Reporting Cycle Total CD Vacant SQFT Total CD-C (GF) (P) Vacant
SQFT
2013-2014 45,760 (1.4%) 11,200 (1.9%)
2014-2015 69,500 (2.1%) 16,850 (2.8%)
Source: City of Palo Alto Planning Department. Data collected in February of 2015 and 2016.
0.0
2.0
4.0
6.0
8.0
10.0
% Overall CD Vacancy % of CD-C(GF)(P) Vacancy
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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. The rezoning resulted in a decrease
in total ground floor area reserved for retail from 624,330 square feet to 601,785 square feet.
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, in May of 2015 the City Council adopted an interim ordinance establishing a
moratorium on the conversion of any ground floor retail use to office use. The adopted interim
ordinance applies citywide and will remain effective for two years or until permanent
adjustments to the City’s zoning standards are developed and adopted.
There were approximately five vacant retail properties noted in the CD-C (GF)(P) zone during
the field survey done in February 2016, with little over 6,000 square feet. Additionally two retail
properties; 217 Alma (North Face store) and 999 Alma (Anthropology store) accounting for
18,500 square feet of retail square footage are scheduled to relocate in April and November of
2016 respectively. So far the City has not received any formal redevelopment proposals for
these two sites.
Rest of CD Zone Commercial Vacancy Rate
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 52,625 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 1.6 percent compared to 1 percent of
2013-2014 year’s number. The overall CD-C vacancy rate has reduced considerably from its
peak in the 2008-2009 period from 6.6 percent to 2.1 percent this year. About two thirds of the
total vacant square foot is listed for office use.
Retail Rental Rates
Overall commercial rental rates have increased significantly from 2013 to 2015. Though retail
rates are considerably lower than office rents, February 2016 survey of Downtown retail rates
showed an increase from the February 2015 rates. In February 2015 the retail rental rate
ranged from $5.00 to $8.25. The 2016 staff survey showed the lower range increased to a
minimum of $6.50 per square foot triple net (i.e. 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 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 University Avenue and Lytton Avenues) and Class B office space
(i.e. older and/or smaller buildings further from University Avenue) are ranging from $6.50
to $12.00 per square foot triple net, in 2016. This was an increase from the 2015 office
rental range of $5.50 to $9.50.
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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, 2015 the
cumulative deficit stands at 777. See Table 7 for project details.
Table: 5 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-Present 448 355 172 -93 -777
Source: City of Palo Alto 2015.
(-) numbers mean project is adding to the parking deficit whereas (+) numbers mean project is decreasing the parking
deficit.
* 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.
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MAP: 1 DOWNTOWN COMMERCIAL ZONING DISTRICT INCLUDING GROUND
FLOOR OVERLAY DISTRICT
Page 1
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
520 Ramona Street A CDCGFP 11/20/1984 -400 400
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
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
Table:6 CD ZONE NON-RESIDENTIAL SQUARE FOOT ADDED 09/01/86 TO 08/31/15
Prior to 1986
1986-1990
1991-1995
Attachment B
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
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
528 HighG PF 0
2001-2005
1996-2000
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
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 CDCGFP 11/1/2008 --137
801-849 Alma St. I RT-50 11/9/2009 -9,740
265 Lytton CDCP 7/1/2010 -3,712 21,151
340 University CDCP 12/1/2010 ---1,360
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
2006-2010
2011-2015
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
Totals 1986-2015 44,078 131,175 277,200
I: Part of the SOFA 2 CAP
B: Through Assessment District project provided additional 64 public parking spaces as part of public benefit instead of required 44 private spaces
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
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
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.
C: Project exceeded square footage otherwise allowed by zoning
E: Project included covered parking that counts as floor area but not counted 350,000 square foot limit
D: Project converted residential space to non-residential space. Net non-residential space counts toward the 350,000 square foot limit
Page 1
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
-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
162 354 51 192 -1409
Downtown 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
Table: 7 CD ZONE PROJECT PARKING REQUIREMENT AND DEFICIT CREATED 9/1/86 to 8/31/2015
Prior to 1986 Deficit
Extensive restriping by Transportation Division of on and off/street parking
1986-1990
Attachment C
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
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
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
1991-1995
1996-2000
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
-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
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 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
448 355 172 -93 -777
Extensive restriping by Transportation Division of on and off Street parking
2001-2005
2006-2010
Source: Palo Alto Planning and Community Environment Department, Data through August 2015
2011-Present
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
M: Shared Parking Facilities Reduction 13% with Residential use
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
(-) numbers mean project is adding to the parking deficit whereas (+) numbers mean project is decreasing the parking deficit.
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
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