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HomeMy WebLinkAboutStaff Report 3462 City of Palo Alto (ID # 3462) City Council Informational Report Report Type: Informational Report Meeting Date: 3/11/2013 March 11, 2013 Page 1 of 9 (ID # 3462) Title: Downtown Monitoring Report 2011-2012 Subject: Downtown Monitoring Report 2011-2012 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 in the commercial downtown area (CD-C and CD-C(GF)(P)zones) and office and retail vacancy rates in CD-C and CD-C (GF)(P) zones. Through mid-December of 2012, there was a 2.8 percent vacancy rate within the Ground Floor Overlay District and a 1.6 percent overall vacancy rate in the Commercial Downtown (CD) zoning district. In this monitoring cycle, approximately 49,860 square feet of space was approved or added to the total downtown non-residential square footage. An additional 11,790 square feet of new non-residential development can be accommodated before the re-evaluation limit of 235,000 square feet growth limit is reached. Background Annual monitoring of available space in Commercial Downtown (CD) zoning area was established in 1998 by Comprehensive Plan Programs L-8 and L-9. These programs require reporting of non-residential development activity and trends within the CD zone district. Staff regularly has tracked vacancy rates, changes in floor area and parking in the CD district resulting from approved development to comply with the Comprehensive Plan programs and to determine the ground floor vacancy rate in the CD zone district. The zoning code included an exception process to allow office development on the first floor if the ground floor vacancy rate exceeds 5%. In 2009, the City Council adopted zoning ordinance amendments to enhance protection of retail uses in downtown commercial districts to ensure that retail uses are retained and viability enhanced during the economic downturn and beyond. The ordinance also eliminated an exception process triggered when the GF vacancy rate is found to be greater than 5% during the annual monitoring. A map of the districts subject to the amendments was included in the Council report (CMR 20:09), available on the City’s website. March 11, 2013 Page 2 of 9 (ID # 3462) Staff completed field visits for this 2011-2012 monitoring period in mid-December 2012. Telephone interviews and email exchanges with local real estate leasing agents were also compiled at the same time to determine current vacancy rates and prevailing rents. This report also includes cumulative data on developments in the Commercial Downtown (CD) zone from January 1987 through August 31, 2012 and has specific data on vacancy information and rental rates through December 2012. Discussion The economic conditions of the Palo Alto downtown area are continuing to improve since last year. Currently there is a 2.8 percent vacancy within the Ground Floor Overlay District and a 1.6 percent overall vacancy in the Commercial Downtown (CD) zoning district. This is a noticeable drop of 2 percent vacancy in the Ground Floor Overlay District from last year. This number is close to the 2006-2007 period vacancy rate, before the economic downturn. The retail rental rates ranged from $3.00 to $6.50 per square foot based on the location, and office rental rates ranged from $4.00 to $7.00 per square foot during this reporting period. Office rental rates have increased marginally from last year and retail rental rates have remained steady through the 2011-2012 monitoring period. The following table shows the approximate total vacant square foot and percentage of vacancy from 2006. TABLE 1: Total Vacancy in CD-C & CD-C (GF) (P) Zones in Downtown Palo Alto Year Total CD-C Vacant (SQFT) % of CD-C Vacancy Total CD-C (GF) (P) Vacant (SQFT) % of CD-C (GF) (P) Vacancy 2006-2007 88,368 2.63 18,330 2.94 2007-2008 120,004 3.60 26,294 4.21 2008-2009 212,189 6.39 56,109 8.99 2009-2010 85,271 2.56 37,888 6.91 2010-2011 66,226 2.0 26, 290 4.8 2011-2012 52,368 1.6 15,550 2.8 Source: City of Palo Alto’s Planning Department. Non-Residential Development Activity The 1986 Downtown Study (and Comprehensive Plan and Zoning Ordinance) incorporated a growth limit of 350,000 square feet of additional floor area above the total floor area existing in 1986, and provided for a re-evaluation of the CD regulations when net new development reaches 235,000 square feet. Since 1986, a total of 223,210 square feet of non-residential floor March 11, 2013 Page 3 of 9 (ID # 3462) area has been added in the Downtown CD-C zoned area. In the past two monitoring cycles from 2009-2011, approximately 34,650 square feet of net new commercial floor area was added with a few major contributing projects such as 524 Hamilton Avenue and 265 Lytton Avenue. In this current cycle, 2011-2012, approximately 49,860 square feet of net new commercial floor area has been added through one major project, 335-355 Alma Street. Based on this recent monitoring, an additional 11,790 square feet of new non-residential development remains for development before the re-evaluation limit of 235,000 square feet growth limit is reached. Staff notes that the 135 Hamilton Avenue project was recently approved (though parking issues haven’t been resolved), which would increase the total by approximately 20,000 square feet, to about 245,000 square feet, in excess of the re-evaluation threshold. Staff has developed a scope of work for the new Development Cap Study and will initiate work in the next couple of months. TABLE 2: Total Non-Residential SQFT Added in Downtown Palo Alto since 2006. Year Total Non-Residential SQFT Added in CD-C Total Non-Residential SQFT Left to Reach the Re-evaluation Limit* 2006-2007 195 129,055 2007-2008 7,480 121,575 2008-2009 25,280 96, 295 2009-2010 21,150 75, 145 2010-2011 13,500 61,645 2011-2012 49,860* 11,790 Source: City of Palo Alto’s Planning Department *Projects filed as of August 2012. Below is a list of significant projects in the downtown CD-C zone area that added more than 5,000 square feet since 2006.  325 Lytton Ave--17,515 square feet  310 University Ave--7,481 square feet  265 Lytton Ave—21,151 square feet  524 Hamilton Avenue—9,345 square feet  355 Alma Street—49,860 square feet Demonstrating Special Public Benefits The Downtown Study reserved 100,000 square feet of the 350,000 square foot growth limit to be used for projects demonstrating special public benefits. Since 1986, eleven projects in the March 11, 2013 Page 4 of 9 (ID # 3462) Downtown area have been developed under the Planned Community zoning that requires a finding of public benefit. Six of the projects exceeded the non-residential floor area that would otherwise be allowed under zoning by a total of 66,915 square feet. The total changes in square footage of these projects are shown in the fourth column of Attachment C. The remaining five projects were mixed-use projects that did not exceed allowable non-residential floor areas. All of the projects either provided parking or paid a fee in-lieu of providing parking. Only one project; 355 Alma Street, in this current cycle added square feet demonstrating public benefit and provided in-lieu fees for parking. 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, 93,931 square feet have been added in this category. Two projects, 524 Hamilton Avenue and 668 Ramona, used close to 5000 square feet of Transfer Development Rights (TDR) square footage. This year’s only approved project, 335-355 Alma Street, did not add any square feet in this category. These projects are shown in the fifth column of Attachment C. Parking Inventory The 1986 Downtown Study set performance measures that established that new commercial development in the Downtown should not increase the total parking deficit beyond that was existing or approved through May 1986, or 1,601 spaces. This base “deficit” number was determined by counting the number of commercially bound vehicles (employees, customers, etc.) parked in residential neighborhoods. Increases or reductions to the deficit are determined by comparing the total number of commercial parking spaces constructed in the downtown area with the amount of new commercial square footage constructed. In general, for every 250 square feet of commercial development, an additional parking space should be constructed. There are certain projects that qualify for exemptions to parking requirements, which add to the deficit. Conversely, parking improvements that are independent of development reduce the deficit. As noted above, certain projects are exempt from providing parking or a portion thereof, which increases the deficit. The City tracks these exemptions, and at the end of the 2003 monitoring period, the City determined a re-evaluation of the parking exemption regulations would be undertaken when the unmet parking demand resulting from exemptions reaches a cumulative 450 spaces. Currently, the unmet parking demand resulting from exemptions is 350 parking spaces. In 2003, the City opened two new parking structures located at 528 High Street and 445 Bryant Street. This added a total of 713 net new parking spaces. Other improvements that have occurred since 1986 include a 2-floor addition to the Cowper/Webster Garage and significant restriping of on-street parking spaces by the City’s Transportation Division. Per the methodology prescribed in the 1986 downtown study, the total cumulative parking deficit has been “reduced” from 1,601 in 1986 to 901 in 2012. Attachment D is a chart that details the CD March 11, 2013 Page 5 of 9 (ID # 3462) (Commercial Downtown) parking deficit. Although defined as a deficit reduction, there is a general understanding that commercial parking intrusion into residential neighborhoods has increased since that time. Staff believes that the parking intrusion is not accurately depicted in Attachment D, as it likely doesn’t include factors such as a) increased employee density downtown, b) conversions of existing retail or underused office space to more intensive office uses, c) conversions of prior residential hotel uses to true hotel uses, and d) parking in neighborhoods from areas other than the downtown business, such as for Caltrain commuters, Palo Alto Medical Foundation, and/or Stanford. A better estimate of parking intrusion will be developed as part of the Downtown Development Cap Study. Recently, staff has been directed by City Council to undertake a site and feasibility study to evaluate the possibility of construction of additional public parking structures in and around the Downtown area, and to consider expansion of existing parking capacity through the use of attendant parking at existing structures. In addition, City Council directed staff to conduct a re- evaluation of the 1986 Downtown Development Cap Study. This study examined parking, traffic and land use conditions of the Downtown area and restricting future non-residential development to a total of 350,000 square feet in the Downtown CD-C zone area. The proposed re-evaluation study will also include analysis of existing and projected traffic, parking capacity, and the impacts from application of parking exemptions under transfer of development rights and other code provisions. 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. There is approximately 548,675 square feet of total Ground Floor area in the CD-C (GF) (P) zoning district after the adoption of the amended ordinance in December 2009. Staff surveyed downtown CD-C (GF) (P) zoned areas to assess vacancy in the second week of December 2012. Staff also consulted local real-estate agents and other databases and compiled a list of only five properties in the CD-C (GF) (P) area, which met the requirements for vacancy. The total vacancy amounted to 15,550 square feet. TABLE 3: Vacant Property Listings for Only Ground Floor (GF) Spaces in CD-C (GF) (P) Combining District. (As of December 14, 2012) Address Vacant Square Feet 575 High 4,437 174 University 2,300 March 11, 2013 Page 6 of 9 (ID # 3462) 355 University 3,694 429-447 University 3,300 436-440 University 1,818 Source: City of Palo Alto’s Planning Department This results in a GF vacancy rate of approximately 2.8 percent this year; 2 percent less than previous year’s vacancy rate. FIGURE1. Vacancy Rates in CD-C and CD-C (GF)(P) Zones Since 2006 Source: City of Palo Alto’s Planning Department Vacancy Rate for Entire CD District The entire CD area contains 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 March 11, 2013 Page 7 of 9 (ID # 3462) feet is used for religious or residential purposes or is vacant and not available for occupancy. Thus, the net square footage of available commercial space is approximately 3,325,000 square feet. Staff conducted a field survey in mid-December 2012 and communicated with local real estate agents during same time to assess overall vacancies in the downtown area. In this monitoring cycle there was a total vacancy of 52,368 square feet. This vacancy equals a rate of 1.6 percent compared to 2.0 percent in last year’s monitoring report. The overall CD-C vacancy rate has reduced considerably since the 2008-2009 period, close to a drop of 5 percent. Table 4 was compiled based on staff conducted fieldwork, researches of different real estate websites and responses received from local downtown real estate agents. TABLE 4: Vacant Property Listings for Rest of Commercial Downtown (CD). (As of December 14, 2012)) Includes Upper Floor Office Space in CD-C (GF) (P) Combining District and all floors of CD-C (P) District Address Zoning District Vacant Square Feet 526 Bryant CD-C (GF)(P) 5,753 542 Emerson CD-C(GF) (P) 1,850 385 Forest CD-C (GF)(P) 2,038 201-225 Hamilton CD-C (GF)(P) 8,660 205 Hamilton CD-C (GF)(P) 9,857 437 Lytton CD-C (P) 1,204 550 Lytton CD-C (P) 2,662 355 University CD-C (GF)(P) 4,795 CD – Commercial Downtown, (C) – Commercial, GF – Ground Floor Combining District, P - Pedestrian Overlay March 11, 2013 Page 8 of 9 (ID # 3462) Trends in Use Composition The primary observation of change in the use composition of Downtown was, in this cycle about 48,360 square feet of new non-residential use was added through the 355 Alma Street project. Since the enactment of new CD zoning regulations in 1986, the total floor area devoted to higher-intensity commercial uses such as office, retail, eating/ drinking and housing has increased, while the total floor area in lower-intensity commercial uses like manufacturing, warehousing and business services has decreased (see Attachment E). Retail Rents Retail rental rates have marginally increased since last year’s monitoring report. According to the data gathered during December 2012 staff survey of commercial real estate agents offering properties for lease in Downtown, rents for retail space are generally ranging from $3.00 to $6.00 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. Retail rental rates on core downtown University Avenue goes up to $5.00 to $6.50. For some vacant properties outside the downtown core, rental rates are lower and listed as negotiable. Office Rents Based on the information gathered from 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 $3.75 to $7.00 per square foot triple net, more or less similar to last year’s monitoring cycle. Timeline This is an annual report. Resource Impact This report has no impact on resources, though the implications of reduced vacancy rates have positive impacts on the City’s property and sales tax receipts. 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. March 11, 2013 Page 9 of 9 (ID # 3462) Courtesy Copies: Planning and Transportation Commission Architectural Review Board Palo Alto Chamber of Commerce Palo Alto Board of Realtors Palo Alto Downtown Business & Professional Association Downtown North Neighborhood Association Professorville Neighborhood University Park Neighborhood Association Attachments:  : Attachment A: Downtown Study Summary (PDF)  : Attachment B: Map of Downtown CD(C) District (PDF)  : Attachment C: Non-Residential Square Footage (PDF)  : Attachment D: Parking Changes (PDF)  : Attachment E: Changes by Land Use Category (PDF) ATTACHMENT A DOWNTOWN STUDY RESULTS SUMMARY (July 1986) The following are the primary measures adopted as a result of the study: 1. A new Commercial Downtown (CD) zoning district, including three sub districts (CD-C, CD-S and CD-N), was created and applied to most of the Downtown area previously zoned Community Commercial (CC) or Service Commercial (CS). The basic provisions of the CD district include floor area ratios (FARs) that are more restrictive than in the previous CC and CS zones, limits to project size and to the overall amount of future development, and special development regulations for sites adjacent to residential zones. 2. Growth limits were applied to the CD district restricting future development to a total of 350,000 square feet beyond what was existing or approved in May 1986 and providing for a re-evaluation of the CD regulations when new development reaches 235,000 square feet. In addition, 100,000 square feet of the total new floor area was reserved for projects demonstrating special public benefits and 75,000 square feet for projects which qualify for seismic, historic or minor expansion exemptions. 3. Exemptions to the floor area ratio restrictions of the CD zone were established for certain building expansions involving historic structures, seismic rehabilitation, provision of required handicapped access, or one-time additions of 200 square feet or less. 4. New parking regulations were established for the University Avenue Parking Assessment District that requires new non- residential development to provide parking at a rate of one space per 250 square feet of floor area. Exemptions to this requirement are provided for certain increases in floor area related to provision of handicapped access, seismic or historic rehabilitation, one-time minor additions (200 square feet or less) and development of vacant land previously assessed for parking. The regulations also permit, in certain instances, off-site parking and parking fees in lieu of on-site parking. 5. Performance measures were established that specify that new development in the Downtown should not increase the total parking deficit beyond that expected from development that was existing or approved through May, 1986 (1600 spaces) and that call for re-evaluation of the parking exemption regulations when the unmet parking demand, resulting from exemptions, reaches one half (225 parking spaces) of the minimum 450 parking spaces deemed necessary for construction of a new public parking structure. Staff was directed to monitor the parking deficit. 6. A new Ground Floor (GF) Combining District was created and applied to the area along University Avenue and portions of the major side streets between Lytton and Hamilton Avenues, in order to restrict the amount of ground floor area devoted to uses other than retail, eating and drinking or personal service. 7. Staff was directed to monitor the Downtown area in terms of development activity, vacancy rates, sales tax revenues, and commercial lease rates to facilitate evaluation of the effectiveness of the new regulations. 8. Staff was directed to undertake a site and feasibility study to evaluate an additional public parking structure elsewhere in the Downtown, to consider development of a parking facility on public lots S, L and F, and to explore the possibility of leasing or purchasing privately-owned vacant lots suitable as parking structure sites. 9. Policies and regulations were adopted which encourage Planned Community (PC) zoning for parking structures and limit underground parking to two levels below grade, unless there is proof that regular pumping of subsurface water will not be necessary. 10. A Twelve-Point Parking Program was adopted to increase the efficiency of existing parking. 11. Traffic policies were adopted which prohibit new traffic signals on portions of Alma Street and Middlefield Road, and prohibit a direct connection from Sand Hill Road to Palo Alto/Alma Street. In addition, new signs were approved directing through traffic off of University Avenue and onto Hamilton and Lytton Avenues. 12. Staff and the Architectural Review Board (ARB) were directed to consider the possibility of an Urban Design Plan for Downtown and to develop design guidelines for commercial structures in neighborhood transition areas and for driveways which cross pedestrian walkways. 13. A temporary Design and Amenities Committee was created and charged with developing an incentive program (including FAR increases of up to 1.5) to encourage private development to provide a variety of public amenities in the Downtown area. 14. Staff was directed to study possible restrictions on the splitting and merging of parcels as well as the establishment of minimum lot sizes in the new CD district. COMMERCIAL DOWNTOWN (CD) ZONE DISTRICT MAP ATTACHMENT B Page 1 ATTACHMENT C CD NON-RESIDENTIAL CHANGE IN SQUARE FOOTAGE 09/01/86 TO 08/31/12 Project Address Zoning Date 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 11/20/84 - 400 +400 220 University Avenue CDCGFP 2/5/87 - 65 +65 151 Homer Avenue CDSP 3/17/88 - - -9,750 314 Lytton Avenue CDCP 5/5/88 - - -713 247-275 Alma Street CDNP 8/4/88 - - +1,150 700 Emerson Street CDSP 9/15/88 - - +4,000 431 Florence Street CDCP 9/15/88 - 2,500 +2,500 156 University Avenue CDCGFP 12/15/88 - 4,958 +4,958 401 Florence Street CDCP 3/2/89 - 2,407 +2,407 619 Cowper Street CDCP 5/6/89 - - +2,208 250 University Avenue PC-3872 5/15/89 11,000B 300 +20,300 550 University Avenue CDCP 6/1/89 - - -371 Page 2 Project Address Zoning Date Approved Public Benefit Bonus Non Residential Square Footage Seismic, Historic, or Minor Bonus Square Footage Net change in non-Residential Floor Area 529 Bryant Street PC-3974 5/3/90 2,491C 2,491 +2,491 305 Lytton Avenue CDCP 9/28/90 - 200 +200 550 Lytton AvenueDE CDCP 10/22/90 - - +4,845 531 Cowper Street PC-4052 5/21/91 9,000 475 +9,475 540 Bryant Street CDCGFP 3/24/92 - 404 +404 530/534 Bryant Street CDCGFP 4/15/93 - 432 +432 555 Waverley Street/425 Hamilton AvenueE CDCP 9/21/93 - - +2,064 201 University Avenue CDCGFP 11/18/93 - 2,450 +2,450 Page 3 Project Address Zoning Date 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 3/3/94 - 180 +180 245 Lytton Avenue CDCP 7/21/94 - - -21,320 400 Emerson StreetEF PC-4238 9/19/94 - 200 +4,715 443 Emerson Street CDCGFP 1/5/95 - 26 +26 420 Emerson Street CDCP 3/16/95 - 125 +125 340 University Avenue CDCGFP 4/6/95 - - -402 281 University Avenue CDCGFP 4/20/95 - - -2,500 456 University Avenue CDCGFP 5/18/95 - 7,486 +7,486 536 Ramona Street CDCGFP 7/11/95 - 134 +134 725/753 Alma Street PC-4283 7/17/95 - - -1,038 552 Emerson Street CDCGFP 7/18/95 - 177 +177 483 University Avenue G PC-4296 10/2/95 3,467C 2,789 +7,289 424 University Avenue CDCGFP 9/21/95 - 2,803 +2,803 Page 4 Project Address Zoning Date Approved Public Benefit Bonus Non Residential Square Footage Seismic, Historic, or Minor Bonus Square Footage Net change in non/Residential Floor Area 901/909 Alma Street E,F PC-4389 8/1/96 - - +4,425 171 University Avenue CD-C(GF)(P) 9/19/96 - 1,853 +1,853 401 High Street CD-C(P) 10/3/96 - 350 +350 430 Kipling Street D,H CD-C(P) 10/22/96 - 200 +1,412 460-476 University Avenue CD-C(GF)(P) 3/20/97 - 1,775 +1,775 400 Emerson Street D PC-4238 3/21/97 - - +2,227 275 Alma Street CD-N(P) 7/8/97 - 200 +3,207 390 Lytton Avenue PC-4436 7/14/97 8,420C 689 +17,815 411 High Street H CDCP 12/18/97 - 2,771 +2,771 530 Ramona CDCGFP 05/20/99 - 2852 +2852 705 Alma St CDSP 09/21/99 - 2814 +2814 200 Hamilton Ave CDCP 10/21/99 - 10913 +10913 550 Lytton Ave CDCP 08/11/00 - - +93 Page 5 Project Address Zoning Date Approved Public Benefit Bonus Non Residential Square Footage Seismic, Historic, or Minor Bonus Square Footage Net change in Non Residential Floor Area 437 Kipling St CDCGFP 02/01/01 - - +945 701 Emerson St CDSP 05/29/01 - - +434 723 Emerson St CDSP 05/29/01 - - +400 880 - 884 Emerson St CDSP 05/29/01 - - +312 539 Alma St CDCGFP 10/23/01 - 2,500 +2,500 270 University Ave CDCGFP 11/01/01 - 2,642 +2,642 901 High St. E, F CDSP 12/12/02 - - +12,063 800 High St. I PC-4779 02/03/03 - - -15,700 164 Hamilton Ave CDCP 01/13/05 - - -2,799 335 University Ave CDCGFP 08/10/05 - 4,500J +5,249 382 University Ave CDCGFP 07/27/06 - 194 +194 102 University Ave CDCGFP 10/10/2006 - - +8 325 Lytton Ave CDCP 5/2006 - - +17,515 Page 6 Project Address Zoning Date Approved Public Benefit Bonus Non Residential Square Footage Seismic, Historic, or Minor Bonus Square Footage Net change in Non Residential Floor Area 310 University Ave CDCGFP 07/31/2008 - 7,481 +7,481 317-323 University Ave CDCGFP 01/2008 - 2,500 +3,290 564 University Ave CDCP 7/2008 - 2,500 +4,475 278 University CDCGFP 11/2008 - - +137 265 Lytton CDCP 7/2010 - 3,712 +21,151 340 University CDCP 12/2010 - - -1,360 524 Hamilton CDCP 2/2011 - 5,200 +9,345 630 Ramona CDCP 6/2011 - 437 +437 668 Ramona CDCP 7/2011 - 4,940 +4,940 661 Bryant CDCP 2/2011 - 1,906 0 335-355 Alma CDCP 8/11 9,700 - 49,863 Totals 1986-2012 44,078 93,931 223,219 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 Page 7 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 J: Transfer of Development Right (TDR) agreement with 230 and 232 Homer Avenue. 5000 total sq ft of TDR but only 4,500 sq. ft used for Non Residential Floor Area. Page 8 Page 1 CD PARKING DEFICIT FROM 9/1/86 to 8/31/2012 ATTACHMENT D PROJECT ADDRESS ZONING NET CHANGE IN NON/ RESIDENTIAL FLOOR AREA ADDED PARKING REQUIRED NET ADDED PARKING SPACES PARKING EXEMPTIONS PER 18.52.060 OF PAMC NET DEFICIT CHANGE TOTAL CUMULATIVE DEFICIT 1986 deficit 1,601 520 Ramona StreetA CDCGFP +400 2 0 0 +2 1,603 220 University Avenue CDCGFP +65 0 0 0 0 1,603 151 Homer Avenue CDSP -9,750 0 11 0 -50 1,553 314 Lytton Avenue CDCP -713 0 0 0 -3 1,550 247-275 Alma Street CDNP +1,150 5 5 0 0 1,550 700 Emerson Street CDSP +4,000 16 16 0 0 1,550 431 Florence St CDCP +2,500 10 0 10 +10 1,560 Page 2 PROJECT ADDRESS ZONING NET CHANGE IN NON/ RESIDENTIAL FLOOR AREA ADDED PARKING REQUIRED NET ADDED PARKING SPACES PARKING EXEMPTIONS PER 18.52.060 OF PAMC NET DEFICIT CHANGE TOTAL CUMULATIVE DEFICIT 156 University Avenue CDCGFP +4,958 20 0 20 +20 1,580 401 Florence Street CDCP +2,407 10 0 10 +10 1,590 619 Cowper Street CDCP +2,208 9 9 0 0 1,590 250 University Avenue PC-3872 +20,300 103 131B 0 -28 1,562 550 University Avenue CDCP -371 0 0 0 -1 1,561 529 Bryant Street PC-3974 +2,491 10 0 10 +10 1,571 520 Webster StreetC PC-3499 0 0 163 0 -163 1,408 305 Lytton Ave CDCP +200 1 0 1 +1 1,409 550 Lytton Avenue CDCP +4,845 19 19 0 0 1,409 Downtown Extensive restriping by Transportation Division of on and off/street parking -96 1,313 Page 3 PROJECT ADDRESS ZONING NET CHANGE IN NON/ RESIDENTIAL FLOOR AREA ADDED PARKING REQUIRED NET ADDED PARKING SPACES PARKING EXEMPTIONS PER 18.52.060 OF PAMC NET DEFICIT CHANGE TOTAL CUMULATIVE DEFICIT 531 Cowper Street PC-4052 +9,475 38 0 2 +38 1,351 540 Bryant Street CDCGFP +404 2 0 2 +2 1,353 530/534 Bryant Street CDCGFP +432 2 0 2 +2 1,355 555 Waverley Street/425 Hamilton AvenueD CDCP +2,064 8 0 0 +8 1,363 201 University Avenue CDCGFP +2,450 10 0 10 +10 1,373 518 Bryant Street CDCGFP +180 1 0 1 +1 1,374 245 Lytton Ave CDCP -21,320 90 149 0 -59 1,315 400 Emerson Street PC-4238 +4,715 18 5 1 +14 1,329 443 Emerson Street CDCGFP +26 0 0 0 0 1,329 Page 4 PROJECT ADDRESS ZONING NET CHANGE IN NON/ RESIDENTIAL FLOOR AREA ADDED PARKING REQUIRED NET ADDED PARKING SPACES PARKING EXEMPTIONS PER 18.52.060 OF PAMC NET DEFICIT CHANGE TOTAL CUMULATIVE DEFICIT 420 Emerson Street CDCP +125 1 0 1 +1 1,336 340 University Avenue CDCGFP -402 0 0 0 -2 1,334 281 University Avenue CDCGFP -2,500 0 0 0 -10 1,324 456 University Avenue CDCGFP +7,486 30 0 30 +30 1,354 536 Ramona Street CDCGFP +134 1 0 1 +1 1,355 725-753 Alma Street PC-4283 -1,038 7 7 0 -11 1,344 552 Emerson Street CDCGFP +177 1 0 1 +1 1,345 483 University Avenue PC-4296 +7,289 29 -2E 11 +31 1,376 424 University Avenue CDCGFP +2,803 11 0 11 +11 1,387 901/909 Alma PC-4389 +4,425 18 18 0 0 1,387 Page 5 PROJECT ADDRESS ZONING NET CHANGE IN NON/ RESIDENTIAL FLOOR AREA ADDED PARKING REQUIRED NET ADDED PARKING SPACES PARKING EXEMPTIONS PER 18.52.060 OF PAMC NET DEFICIT CHANGE TOTAL CUMULATIVE DEFICIT StreetD 171 University Avenue CDCGFP +1,853 7 0 7 +7 1,394 401 High Street CDCP +350 1 0 1 +1 1,395 430 Kipling Street CDCP +1,412 5 -4E 1 +10 1,405 460/476 University Avenue CDCGFP +1,775 7 0 7 +7 1,412 400 Emerson Street PC-4238 +2,227 9 0 0 +9 1,421 275 Alma StreetF CDNP +3,207 0 0 1 +1 1,422 390 Lytton Avenue PC-4436 +17,815 74 50 3 +27 1,449 411 High Street CDCP +2,771 0 -4E 11 +15 1,464 530 Ramona CDCGFP 2852 11 0 11 +11 1475 Page 6 PROJECT ADDRESS ZONING NET CHANGE IN NON/ RESIDENTIAL FLOOR AREA ADDED PARKING REQUIRED NET ADDED PARKING SPACES PARKING EXEMPTIONS PER 18.52.060 OF PAMC NET DEFICIT CHANGE TOTAL CUMULATIVE DEFICIT 705 Alma St CDSP 2814 11 0 11 +11 1486 200 Hamilton Ave CDCP 10,913 44 3E 35 +41 1527 550 Lytton Ave CDCP 93 0 0 0 0 1527 528 High St PF 0 0 138 G 0 -138 1389 445 Bryant PF 0 0 575 G 0 -575 814 437 Kipling St CDCGFP 945 4 0E 2 +4 818 701 Emerson St CDSP 434 2 1 1 +1 819 723 Emerson St CDSP 400 2 2 0 0 819 880 / 884 Emerson St CDSP 312 2 5 0 -3 816 Page 7 PROJECT ADDRESS ZONING NET CHANGE IN NON/ RESIDENTIAL FLOOR AREA ADDED PARKING REQUIRED NET ADDED PARKING SPACES PARKING EXEMPTIONS PER 18.52.060 OF PAMC NET DEFICIT CHANGE TOTAL CUMULATIVE DEFICIT 539 Alma St CDCGFP 2,500 10 0 10 +10 826 270 University Ave CDCGFP 2,642 11 0E 11 +11 837 SUBTOTAL 86-02 106,930 672 1297 236 -764 837 901 High St. CDSP 12,063 59D 60 0 -1 836 800 High St. H PC-4779 -15,700 0 63 0 -63 773 164 Hamilton Ave CDCP -2499 0 0 0 0 773 335 University AveI CDCGFP 5,249 0 0 0 0 773 Page 8 PROJECT ADDRESS ZONING NET CHANGE IN NON/ RESIDENTIAL FLOOR AREA ADDED PARKING REQUIRED NET ADDED PARKING SPACES PARKING EXEMPTIONS PER 18.52.060 OF PAMC NET DEFICIT CHANGE TOTAL CUMULATIVE DEFICIT 382 University Ave CDCGFP 194 0 0 1 +1 774 102 University Ave CDCGFP 8 0 0 0 0 774 310 University Ave CDCGFP 7,481 30 0 30 +30 804 317-323 University Ave CDCGFP 3,290 0 0 0 0 804 564 University Ave CDCP 4,475 10 0 10 +10 814 325 Lytton Ave CDCP 17,515 110 6 0 -6 808 265 Lytton CDCP 21,151 106 52 0 +54 860 278 University CDCGFP +137 1 0 1 +1 861 340 University CDCP -1,360 861 524 Hamilton CDCP +9,345 31 8 23 +23 884 Page 9 PROJECT ADDRESS ZONING NET CHANGE IN NON/ RESIDENTIAL FLOOR AREA ADDED PARKING REQUIRED NET ADDED PARKING SPACES PARKING EXEMPTIONS PER 18.52.060 OF PAMC NET DEFICIT CHANGE TOTAL CUMULATIVE DEFICIT 630 Ramona CDCP +437 2 0 2 +2 886 668 Ramona CDCP +4,940 20 0 20 +20 906 661 Bryant CDCP 0 0 0 0 0 906 Downtown Extensive restriping by Transportation Division of on and off/street parking -32 874 180 Hamilton Avenue CDCP 0 0 0 5 +5 879 355 Alma Street CDCP +49,863 166 144 22 +22 901 TOTAL 223,219 1,077 1,816 350 676 901 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. Page 10 E. Project removed existing on-site spaces or met required parking by paying in-lieu fee F: Site had existing parking sufficient to allow expansion G: Construction of 2 city parking lots. 528 High completed on Aug. 2003 and 445 Bryant completed on Nov. 2003 H: Part of the SOFA 2 CAP I: As per 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. Page 11 ATTACHMENT E Commercial Downtown (CD) and SOFA 2 CAP Floor Area by Use Category Use Category Area (October 1986) Area (October 2012) Area Change, percentage 1. Offices 1,100,000 1,400,000 27% % 2. Retail 500,000 625,000 25.00% 3. Eating & Drinking 150,000 275,000 83.33% 4. Financial Services 200,000 200,000 0.00% 5. Business Services 150,000 175,000 16.67% 6. Basement Storage 175,000 100,000 -42.86% 7. Hotels 100,000 150,000 50.00% 8. Personal Services 75,000 125,000 66.67% 9. Utility Facility 150,000 100,000 -33.33% 10. Public Facilities 50,000 75,000 50.00% 11. Automotive Services 150,000 50,000 -66.67% 12. Recreation/Private Club 25,000 50,000 100.00% 13. Theaters 50,000 25,000 -50.00% 14. Warehousing & Distribution 50,000 25,000 -50.00% 15. Manufacturing 50,000 0 -100.00% 16. Religious Institutions 50,000 25,000 -50.00% 17. Multi-Family Residential 250,000 400,000 50.00% 18. Single Family Residential 50,000 25,000 -50.00% 19. Vacant & Under Construction 150,000 50,000 -66.66% 20. Vacant & For Sale 0 0 21. Vacant & Available 150,000 100,000 -33.33% Total 3,625,000 3,875,000 5.52% ADJUSTED TOTAL: (Deduct residential uses, religious institutions, vacant & for sale and vacant & under construction.) 3,125,000 3,350,000 (Rounded to the nearest 25,000 square feet) * The above table is rounded to the nearest 25,000 square feet and was based on a table originally prepared in 1986. Over the years, because of the rounding to 25,000 square foot increments, the table has had a greater margin of error. Staff attempted to update the table from the beginning in 1998; therefore the numbers may not compare directly to tables prepared prior to the 1998 report.