HomeMy WebLinkAboutStaff Report 3471
City of Palo Alto (ID # 3471)
City Council Staff Report
Report Type: Action Items Meeting Date: 3/18/2013
City of Palo Alto Page 1
Summary Title: Downtown Parking Near-Term Actions
Title: Downtown Parking Update and Direction Regarding Near-Term Parking
Actions
From: City Manager
Lead Department: Planning and Community Environment
Recommendation
Staff recommends a MOTION that Council direct staff to evaluate and implement near-term (1-
6 months) downtown parking improvements, including but not limited to:
a) an attendant parking trial in select downtown parking garages or lots (Lot R),
b) a City commitment for reducing 50-100 employee permit spaces in the City Hall garage,
c) evaluation of a potential public-private partnership for a new parking garage on Lot P,
d) evaluation of restrictions on the creation/use of transfer of development rights (TDR),
e) eliminating or revising zoning exemptions from parking requirements, and
f) initiating parking restrictions and/or permit parking in adjacent residential
neighborhoods,
and to present the measures to the Planning and Transportation Commission for input.
Although they represent distinct options, Council may discuss and approve items a), b), and c)
in one motion. To ensure compliance with conflict of interest laws, Council should discuss and
approve items d), e), and f) to allow Council Member and staff recusals, as described below.
Executive Summary
On November 13, 2012, Council considered several approaches to address downtown parking
concerns, including an evaluation of the City’s Downtown Development Cap, as required by the
Comprehensive Plan and Zoning Ordinance.
City of Palo Alto Page 2
At the same time, however, downtown parking shortages continue to be exacerbated by
ongoing development. The report proposes that several near-term actions be evaluated for
Council consideration and then implemented over the next six-month period. Among the
actions are: a) implementing a trial attendant parking program in one parking garage; b) a City
commitment to reduce 50-100 employee permit spaces in the City Hall garage; and c) exploring
a potential public-private partnership for a new parking garage on Lot P. The report also
proposes: d) evaluating restrictions on the creation/use of transfer of development rights
(TDRs); e) eliminating or revising zoning exemptions from parking requirements; and f) initiating
parking restrictions and/or permit parking in adjacent residential neighborhoods. The report
further notes that City staff is also releasing 174 additional permit spaces in parking garages
over the month of March.
Conflicts of Interest
The following Council Members and the City Manager have potential conflicts of interest in one
or more of the near-term actions presented in this report. Although these actions are
presented in a single agenda item, they represent independent issues for Council consideration.
Staff recommends the following recusals in an abundance of caution in light of the actions
presented here, some of which are framed broadly due to the preliminary nature of the policy
discussion. Staff will revisit and update the potential for conflicts each time an item comes
before Council and key staff for consideration. Staff anticipates that the Council will consider a
number of distinct matters relating to downtown parking and development in the coming
months. As those matters become more defined, and in some cases focus on narrower
geographic areas, specific neighborhoods or particular properties, the currently-recused Council
Members and key staff may be eligible to participate.
Mayor Scharff has an interest in real property at 616 University Ave, which is within 500 feet of
the eastern edge of the Commercial Downtown District. Staff recommends that Mayor Scharff
recuse himself from discussions of items (e) and (f).
Vice Mayor Shepherd has an interest in real property at 550 Hamilton Ave, which is within 500
feet of the eastern edge of the Commercial Downtown District. Staff recommends that Vice
Mayor Shepherd recuse herself from discussions of items (e) and (f).
Council Member Holman has received income within the past twelve months from the Palo Alto
History Museum, which may be impacted by item (d). Council Member Holman also has an
interest in her residence, which is within 500 feet of a residential neighborhood adjacent to the
Commercial Downtown District. Staff recommends that Council Member Holman recuse herself
from discussions of items (d) and (f).
City of Palo Alto Page 3
Council Member Berman has an interest in his residence, which is in a neighborhood adjacent
to the Commercial Downtown District. Staff recommends that Council Member Berman recuse
himself from discussions of item (f).
City Manager Keene has an interest in his residence, which is within 500 feet of the eastern
edge of the Commercial Downtown District. Staff recommends that City Manager Keene recuse
himself from discussions of items (e) and (f).
Background
Downtown Palo Alto is a vibrant, pedestrian and transit-oriented mix of retail, restaurant,
services, office and moderate density residential uses, surrounded by lower density residential
neighborhoods to the north, south, and east. In the past two years, the success of downtown
business and new development has presented challenges to nearby residential neighborhoods
and, to some extent, to the business environment itself. Most of these impacts are related to
parking and traffic, but the visual impacts and mix of uses downtown have also been of some
concern. The University Avenue Caltrain station and Intermodal Center has also been studied to
identify improvements that will allow the center to adequately serve increased ridership
associated with future growth and changing mode splits from vehicles to trains and buses.
Several efforts are underway to analyze various potential growth opportunities and impacts in
or near downtown, including the Arts and Innovation District (27 University Avenue) site
planning and transit center upgrade, the Downtown Development Cap Study, and ongoing
parking and zoning analyses. The Downtown Development Cap Study Request for Proposal will
be released before the end of March, and a separate Information item in the Council’s agenda
packet outlines the background and scope of work for that study. Ongoing parking and zoning
studies are discussed below.
Parking Studies
Transportation staff has conducted periodic parking inventories of public parking garages and
lots, as well as street parking downtown and in residential neighborhoods over the past two
Street) and WC (Cowper-Webster). Other garages and lots are nearly fully parked at those
hours. Attachment A depicts current waiting list numbers for permits for the various lots and
garages, and staff notes that the numbers have decreased considerably due to continued staff
efforts to open additional permit spaces and the recent implementation of the City’s new
permitting software. Attachment B provides a map that depicts the latest levels of saturation
for parking on the streets, approximately from San Francisquito Creek to Embarcadero Road
and from Alma Street to Middlefield. The map shows saturation rates less than 50%, 50-85%,
and above 85% for each side of each block. Over the past two years, the degree of saturation
City of Palo Alto Page 4
has progressively moved closer to Embarcadero to the south and to the creek on the north.
While staff has not defined a specific parking “deficit,” these maps and trends do indicate
extensive intrusion into neighborhoods that is being exacerbated by additional development.
Staff expects to continue to monitor parking space occupancy at least twice per year.
Parking Garage Analysis
Staff has retained engineering consultant assistance to evaluate five (5) City parking lots for
feasibility to construct parking structures on each. The five lots are: Lot D (Hamilton at
Waverley), Lot E (Gilman at Bryant), Lot G (Gilman at Waverley), Lot P (High between Hamilton
and University), and Lot U (Urban Lane). Each of these lots is being examined as to the potential
number of parking spaces that could be constructed, constraints or obstacles to construction,
and costs. Staff expects an interim report to Council in May.
Zoning Evaluation
Several zoning ordinance provisions related to parking are currently under review or will be for
downtown. These include:
A moratorium on the use of the “1:1 FAR” parking exemption while the downtown
studies are underway; staff notes that the two potential “exception” requests (135
Hamilton Avenue and 636 Waverley Avenue) are pending those applicants’ attempts
to identify means to provide the necessary parking, thereby avoiding the need for
exceptions;
Review of other parking exceptions, such as those related to transferable development
rights (TDRs), as part of the Development Cap Study;
Evaluation of applying the ground floor (GF) retail overlay to Emerson Street between
Hamilton Avenue and Forest Avenue (the PTC recommended approval on March 5 and
the Council will consider the item in April); and
Evaluation of the treatment of nonconforming land uses and changes in uses with
respect to parking requirements and impacts.
More comprehensive analysis of parking ratios and the Development Cap are planned as part of
the Downtown Development Cap Study.
Development Project Status
Downtown development, in particular office development, is highly desired by existing and new
firms, most often those with a technology focus. As reported in the latest Downtown
Monitoring Report (Attachment E), vacancy rates are below 2% for office uses and lease rates
are in the $6 to $6.50 range, among the highest in the country. Many of the newer office
City of Palo Alto Page 5
developments, however, have not provided parking to the level required by the zoning code, as
exemptions are provided for transferable development rights and other provisions. Many
approved or upcoming projects have potential to add to the square footage of office space
downtown or to impact downtown or nearby parking or traffic:
A. Approved and Under Construction but not Occupied
355 Alma Street (Lytton Gateway)
278 University Avenue
180 Hamilton Avenue (Casa Olga: hotel)
456 University Avenue (Varsity Theater office space)
564 University Avenue
B. Approved but Not Yet Under Construction
668 Ramona Street (Pacific Art League)
135 Hamilton Avenue (Keenan)
C. Pending or Preliminary Review, Not Approved
636 Waverley Avenue (Kleiman)
611/651 Cowper Street
537 Hamilton Avenue
240-248 Hamilton Avenue
261 Hamilton Avenue (University Arts)
456 University Avenue (Varsity Theater retail space)
500 University Avenue
Attachment C provides a more thorough outline of the projects, proposed square footages, and
estimates of unparked spaces, the summation of which is a potential 665 spaces for which
parking is not currently available. The total increase in net square footage of non-residential
square footage for projects on the list (but not included in the Downtown Monitoring Report) is
just over 95,000 square feet, above the existing 223,000 square feet approved under the
Downtown Development Cap and reflected in the Downtown Monitoring Report. Staff is also
aware of projects in the formative stages that amount to approximately 13,500 square feet of
potential additional office development, but which have not yet been submitted for
entitlements (which would bring the total subject to the Development Cap to just over 330,000
City of Palo Alto Page 6
square feet). The list does not include residential use or uses that have converted to office from
less intense retail or service uses.
In addition, potential impacts are expected from other large projects in the area, each of which
will require extensive environmental analysis, but which will also need to be considered in
conjunction with other development impacts in and around downtown. These potential
projects include 27 University Avenue, 395 Page Mill Road (Jay Paul), Page Mill/El Camino Real
(VTA Lot), and projects under review in Menlo Park.
Discussion
Staff believes that the Development Cap Study will provide information relevant to existing and
projected conditions and development scenarios, and the Request for Proposal for the
Development Cap Study will be released later in March. Staff also proposes, however, the study
and implementation of several near-term (1-6 months) measures to relieve some of the current
parking impacts on neighborhoods, or at least to minimize further impacts from upcoming
development.
Near Term Parking Improvements (1-6 months)
Staff believes that, given the extent of parking intrusion into neighborhoods around downtown
and the need for additional downtown parking management, there are several measures
available to help alleviate (or at least plan to alleviate) such impacts. A few of these are outlined
below and staff requests Council direction, where necessary, to pursue these measures within
the coming 1-6 months, working with the Planning and Transportation Commission and
affected interests.
Open Downtown Permit Spaces (Immediate): Staff is increasing permit sales at Lots S/L (Bryant
Street) and WC (Cowper/Webster) by a total of 174 spaces by the end of March. This should
further reduce the waiting lists for parking structures. No Council authorization is necessary for
this action.
Attendant Parking Trial (3 months): Staff will work with the Downtown Parking Assessment
District representatives to explore a trial attendant parking trial, most likely in the parking
garage in Lot R (High Street between Hamilton and University Avenues). Such a program could
increase the capacity of the garage by another 20%, but would likely require an increase in
permit fees to support the cost.
City Staff TDM (6 months): Staff will present to Council a plan for a City employee incentive and
transportation demand management (TDM) program designed to reduce City employee parking
downtown, particularly in the City Hall garage, by 50-100 spaces, which would then be available
for permit parking for others in downtown.
City of Palo Alto Page 7
Consider Agreement for Development of Downtown Parking Garage at Lot P (3 months): Staff
will bring to Council a proposal by Chop Keenan, owner of the 135 Hamilton Avenue property,
for a public-private partnership for a new parking garage on surface Lot P on High Street
between Hamilton Avenue and University Avenue. The proposal would provide a mix of spaces
devoted to the 135 Hamilton Avenue project, but with a net increase in City spaces at a cost per
parking space substantially less than for a City-constructed garage and in a timeframe sooner
than the City could build such a facility. Mr. Keenan has provided a brief outline (Attachment D)
of key terms for consideration, but understands that the City will require a thorough review
process and deliberations as to the viability and desirability of pursuing such an agreement. The
agreement, if eventually approved, would also serve to eliminate a need for a parking exception
for the 135 Hamilton project. Staff will also present a status report at that time regarding the
ongoing study of parking garage opportunities and constraints.
Consider Restriction on Transfer of Development Rights: Staff will also evaluate whether to
restrict the creation and/or use of TDRs, which allow added square footage without requiring
parking.
Eliminate or Modify Downtown Parking Exemptions (3-6 months): Staff will bring forward to
staff and Planning and Transportation Commission proposals to further minimize the potential
for use of parking exemptions. This will include permanent elimination of the “1:1 FAR”
exemption and another that allows 200 square feet exempt from parking on many sites.
Residential Parking Restrictions (6 months): Staff will work with the affected neighborhoods
(and business interests) to identify options to implement parking restrictions in Downtown
residential areas to relieve intrusion from downtown employees and others. Some options may
include time restrictions (e.g., 4-hour parking), parking on dedicated sides of the street for
residents, whether to allow limited employee parking with higher permit costs, etc. Staff will
present options to Council for adoption if supported by residents, and assuring that the permit
process is cost-neutral to the City.
Staff believes that any or all of these efforts could proceed ahead of the Downtown
Development Cap Study to provide near-term relief for parking concerns.
Next Steps
The following next steps are anticipated relative to Downtown parking, traffic, zoning, and
development issues:
Release a minimum of 174 additional permit parking spaces in garage lots S/L (Bryant
Street) and WC (Cowper/Webster) by the end of March.
Release Development Cap Study Request for Proposal (RFP) by end of March.
Return to Council on April 15 with a proposed study plan process for the Arts and
Innovation District (27 University Avenue).
City of Palo Alto Page 8
Present to Council an overview of the ongoing study of parking garage opportunities and
constraints by May 15.
Return with specifics of an outline for the Lot P garage by May 15.
Return to Council with a proposed outline of Downtown Stakeholder Task Force by May
15, and finalize the Task Force by July 1.
Initiate a trial attendant parking program in at least one garage by July 1.
Develop City staff incentives and TDM to free up parking spaces at City Hall by
September 1.
Develop parking restrictions or permit parking provisions for presentation to Council by
September 1.
Develop zoning ordinance amendments timed for Planning and Transportation
Commission review and Council action by October 1.
Staff expects that the first phase of the Downtown Development Cap Study (data-gathering)
will be underway by June 1.
Resource Impact
Funding for most of the proposed near-term improvements is available through current staffing
and budgets, but additional funding may be required for implementation of the attendant
parking trial and residential permit parking program. The former would likely require some
increase in parking permit fees, and the latter will be funded through a combination of permit
fees and funding available from the Lytton Gateway Project.
Policy Implications
The 1986 Downtown Study included a 12-point Public Parking Program that is outlined in the
Comprehensive Plan. Many of these measures have been implemented since the 1986 study,
but nonetheless require additional attention as downtown development intensifies.
Environmental Review
Environmental review is not required in order for the Council to review at this time. All
proposed projects and policy changes, however, will need to be fully reviewed per the
provisions of the California Environmental Quality Act (CEQA). The exact type of review will not
be determined until the specific changes or projects are proposed and associated impacts are
identified.
Attachments:
Attachment A: Wait List for Downtown Parking Permits, March 2013 (PDF)
City of Palo Alto Page 9
Attachment B: Parking on Neighborhood Streets, November 2012 (PDF)
Attachment C: Pending Project Parking Impacts, March 2013 (PDF)
Attachment D: Proposed Lot P Public/Private Parking Structure, Letter from Chop
Keenan, March 6, 2013 (PDF)
Attachment E: March 11, 2013 Downtown Monitoring Report to Council (PDF)
Attachment F: November 13, 2012 Council Action Minutes (PDF)
Downtown Parking Space and Permit Inventory
Last Update: 3-12-2013
Letter Name Hourly Permit Total
Q Alma/High (North)-134 134 205 245 0
R Alma/High (South)77 134 211 200 215 56
S Bryant St 381 307 688 575 615 4
WC Cowper/Webster 201 388 589 630 700 0
CC City Hall 187 519 706 820 820 46
B Ramona/University 63 -63 ---
800 800 High St 10 53 63 66 75 54
Total No. Parking Spaces:932 1522 2454 Increase:174
Letter Name Hourly Permit Total
O Emerson/High 78 -78 ---
A Emerson/Lytton 68 -68 ---
C Ramona/Lytton 50 -50 ---
F Florence/Lytton 46 -46 ---
H Cowper/Waverly 90 -90 ---
D Hamilton/Waverly 86 -86 ---
E/G Gilman St -87 87 130 140 1
P High/Hamilton 51 -51 ---
KT Lytton/Kipling-Waverly 40 67 107 96 110 5
N Emerson/Ramona 48 -48 ---
X Sheridan Hotel -36 36 55 65 5
Total No. Parking Spaces:557 190 747 Increase:34
Permit Wait List
(as of 3-12-13)
Proposed Max #
Permits
Spring 2013
Stepped Release
Permit Wait List
(as of 2-27-13)
Parking Garages Parking Space Allocations
Ex. Max # Permit
Proposed Max #
Permits
Spring 2013
Stepped Release
Parking Lots Parking Space Allocations
Ex. Max # Permit
City of Palo Alto
Downtown Parking Survey
12:00PM -2:00PM
November 14,2012
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PROJECT ADDRESS ZONING TOTAL NON-OCCUPIED NON-
RESIDENTIAL AREA (SF)
PARKING
REQUIRED
ON-SITE
PARKING
SPACES
PARKING
IMPACT*
APPROVED (UNDER CONSTRUCTION, NOT OCCUPIED)
564 University CDCP 7,917 32 0 32
278 University CDCGFP 18,206 73 0 73
180 Hamilton (1) CDCP 86 hotel rooms plus 1,300 restaurant 91 0 91
355 Alma CDCP 49,863 166 144 22
456 University (office)(2)CDCFP 24,961 100 0 100
APPROVED (NOT YET UNDER CONSTRUCTION)
135 Hamilton CD-C(P)19,960 80 19 61
668 Ramona (3)CDCP 12,546 50 0 50
SUBMITTED, PENDING REVIEW
611 Cowper/651 Cowper CD-C (P)27,984 112 52 60
537 Hamilton CD-C (P)9,979 38 18 20
240-248 Hamilton CD-C (GF) (P)11,527 46 0 46
456 University (retail)(2)CD-C(GF)(P)14,140 57 0 57
261 Hamilton CD-C(GF)(P)10,000 40 7 33
636 Waverley CD-C(P)5,270 18 18 0
500 University CD-C(GC)(P)10,709 43 23 20
TOTAL 665
*Note: Parking impact does not imply non-compliance with parking requirements.
All projects would comply with code requirements, based on parking district assessments, reductions, exceptions, and/or on-site spaces provided.
(1) Casa Olga
(2) Varsity Theater
(3) Pacific Art League
KEENAN LAND VOMPANY
March 06, 2013
Mr. Curtis Williams
Director of Planning and Community Environment
City of Pa 10 Alto
250 Hamilton Avenue
Palo Alto, CA 94301
Re: Proposed Lot P Public/Private Parking Structure
Dear Curtis:
I would like to propose a public/private partnership for the development of a parking structure on Lot P.
This development would provide an on-site capacity of 145 self-park or 194 stacked/tandem spaces;
increasing the existing day-time capacity of 51 stalls by 60% (31 stalls) and night-time capacity by 184 %
(94 stalls). Project development is based on the following terms and conditions:
1. City contributes $ 1M toward the construction costs.
2. 135 Hamilton (Hamilton & High, LLC or other Keenan entity) shall contribute the balance of all
costs (hard and soft) estimated to be $ 7.989M.
3. City to sell 135 Hamilton up to 7,500 square feet of its TOR's at $ 90 per square foot.
4. 135 Hamilton shall contract with the general contractor and oversee construction through
completion.
5. 135 Hamilton shall have an appurtenant exclusive parking easement in perpetuity for Floors 4
and 5 (63 self-park spaces or 93 stacked spaces), between the hours of 6:00 AM to 6:00 PM
Monday through Friday. After 6:00 PM on weekdays and all hours on weekends Floors 4 and 5
are open to the public. This easement is to provide a stack/tandem parking operation serving
the commercial occupants at 135 Hamilton Avenue. A stack/tandem parking operation allows
users to self-park until the zone is full. Subsequent users park in the drive aisles and leave their
keys with an attendant.
6. The parking structure will be made of natural concrete with screened open areas and wall
sections in context with the surrounding neighborhood. The structure will be inviting and
brightly illuminated with all interior walls and ceilings painted white. The first floor level will
feature floor-to-floor dimensions ranging from a minimum of 11' to a maximum of 16' to allow
garbage/refuse trucks to service adjacent buildings behind the structure.
7. The City shall be responsible for the general operation of the parking structure, including all
maintenance, repairs and replacements. 135 Hamilton shall pay its pro-rata share of operating
expenses including water, electricity, sweeping, elevator maintenance, general maintenance,
and insurance (including earthquake estimated to be $ 10,OOO/yr.) for Floors 4 and 5. 135
Hamilton's share of operating expenses shall not include trash pick-up, city administration or
police patrol.
700 EMERSON STREET. PALO ALTO, CALIFORNIA 94301 • TELEPHONE (650) 614-6246 • TELECOPY (650) 326-2920
8. In the event this parking structure proposal is approved by the City Council, then the
subterranean parking at 135 Hamilton shall not be constructed other than four on-grade parking
spaces to serve the residential units where the subterranean ramp was to be built.
9. Regarding Lot P, the city shall waive all city fees, surcharges, costs, taxes, levies and
assessme nts.
ven:irs
, f~ ~~
Chop Keenan
. !
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
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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.
CITY OF PALO ALTO CITY COUNCIL
ACTION MINUTES
Special Meeting
November 13, 2012
The City Council of the City of Palo Alto met on this date in the Council
Chambers at 5:38 P.M.
Present: Burt, Espinosa, Holman, Klein, Price, Scharff, Schmid, Shepherd,
Yeh
Absent:
Special Orders of the Day
1. Community Celebration and City Council Resolution 9297 entitled
“Resolution of the Council of the City of Palo Alto Honoring Former
Mayor Gary Fazzino”.
MOTION: Council Member Espinosa moved, seconded by Council
Member Shepherd to approve the Resolution honoring former Mayor Gary
Fazzino.
MOTION PASSED: 9-0
Council took a break from 6:53 P.M until 7:15 P.M.
Consent Calendar
MOTION: Council Member Espinosa moved, seconded by Council
Member Price to approve Agenda Item Nos. 2-4.
Council Member Klein advised he would not be participating in Agenda
Item No. 3 as his wife is on staff at Stanford University.
Mayor Yeh advised he would not be participating in Agenda Item No. 3 as
his wife was a Stanford University student.
2. Approval of Assistance to Firefighters Grant to Purchase Multi-Band
Portable Radios, With Matching City Funds of 20 Percent for an amount
Not to Exceed of $46,000.
November 13, 2012
3. Approval of Stanford University Medical Center Annual Report and
Compliance with the Development Agreement.
4. Acceptance of a Final Map Street Dedication at 382 and 384 Curtner
Avenue.
MOTION PASSED for Agenda Item Nos. 2 and 4: 9-0
MOTION PASSED for Agenda Item No. 3: 7-0 Klein, Yeh not
participating
Agenda Changes, Additions and Deletions
7. Adoption of a Budget Amendment Ordinance and Approval of a Loan
Request From Palo Alto Housing Corporation in the Amount of
$5,820,220 for the Acquisition of 567-595 Maybell Avenue (continued
from November 5, 2012-staff request item be continued to November
19, 2012).
MOTION: Mayor Yeh moved, seconded by Council Member Espinosa to
continue Agenda Item Number 7 to November 19, 2012.
MOTION PASSED: 9-0
Action Items
5. Public Hearing: Approval of a Record of Land Use Action for a Site and
Design Application for the San Francisquito Creek Joint Powers
Authority's (JPA) Initial Flood Protection Project (Highway 101 to San
Francisco Bay), Adoption of a Park Improvement Ordinance for
Modifications to the Palo Alto Municipal Golf Course and the John
Fletcher Byxbee Recreation Area, and Adoption of a Resolution 9296
entitled “Resolution of the Council of the City of Palo Alto Authorizing
an Exception to Palo Alto Municipal Code Chapter 10.48 to Allow
Transfer of Soil from the Stanford University Medical Center
Construction Project to the Palo Alto Golf Course and Adjacent Areas”.
MOTION: Council Member Holman moved, seconded by Mayor Yeh to
continue this item to a date to be determined by Staff to allow; 1) Staff
time to discuss with JPA and determine means of discussion regarding the
EIR, 2) consider the timing, staging, and the route of the fill, and 3)
negotiations of any fees collected as a result of the fill.
November 13, 2012
Mayor Yeh withdrew his second for the Motion.
MOTION FAILED DUE TO THE LACK OF SECOND
MOTION: Vice Mayor Scharff moved, seconded by Council Member Price
to: 1) Approve a Record of Land Use Action approving the Site and
Design application for the San Francisquito Creek Joint Powers Authority
(JPA) initial flood protection project (Highway 101 to San Francisco Bay)
based upon the findings and conditions in the Record of Land Use Action;
2)Adopt the attached Park Improvement Ordinance for modifications to
the Palo Alto Municipal Golf Course and the John Fletcher Byxbee
Recreation Area, and 3) altering language in the Record of Land Use,
Section 7-Conditions of Approval, Item 8 to delete the word “consider”
and change “adding” to “add”.
MOTION PASSED: 8-1 Holman no
Mayor Yeh and Council Member Klein left the meeting at 8:40 P.M.
MOTION: Vice Mayor Scharff moved, seconded by Council Member Price
to adopt the resolution authorizing an exception to Chapter 10.48 [Trucks
and Truck Routes] of the Palo Alto Municipal Code for the limited purpose
of allowing a transfer of soil from the Stanford University Medical Center
construction project along Oregon Expressway to the Palo Alto Golf
Course and adjacent areas.
AMENDMENT: Council Member Holman moved, seconded by Council
Member Schmid that acceptance of fill prior to necessary need for
construction project should not interfere with playability of the golf course
AMENDMENT WITHDRAWN BY THE MAKER
AMENDMENT: Council Member Burt moved, seconded by Council
Member Holman that prior to accepting fill that would impact golf course
play, Staff would bring a cost benefit analysis back to Council for approval
prior to accepting a fill contract.
AMENDMENT PASSED: 5-2 Price, Shepherd no, Klein, Yeh not
participating
MOTION AS AMENDED PASSED: 7-0 Klein, Yeh not participating
Mayor Yeh and Council Member Klein returned to the meeting at 9:06
November 13, 2012
P.M.
6. Update of Parking Program and Review and Direction on Parking Policy
Strategies (continued from November 5, 2012).
MOTION: Council Member Shepherd moved, seconded by Council
Member XXXX to direct Staff to handle the parking policy strategies as
presented.
MOTION FAILED DUE TO THE LACK OF A SECOND
MOTION: Council Member Klein moved, seconded by Council Member
Schmid that this item would end no later than 11:30 P.M.
MOTION PASSED: 7-2 Holman, Scharff no
MOTION: Vice Mayor Scharff moved, seconded by Council Member
Shepherd to accept Staff recommendations to: 1) Complete parking
study and then come back to Council for determination of Trial Parking
Attendant Program in report to Council in 6 months, 2) Refer the
Development of an RFP for Downtown Cap Study to the Planning &
Transportation Commission to review the scope of work, 3) Refer the
zoning evaluation and TDM program to the Planning & Transportation
Commission to review scope of work, 4) RFP for Garage Access/Revenue
Controls, focus on parking monitoring below and report to Council in 6
months, 5) Technology: parking monitoring, develop RFP through PTC,
6) Refer Electric Vehicle charging stations to the Planning &
Transportation Commission and they are to provide a report to Council in
3 months, 7) Bicycle Parking Stations continue to pursue opportunities, 8)
Policy: on street accessible parking to PTC and report to Council in 3
months, 9) Refer short term residential parking strategies, to the Planning
& Transportation Commission and then report to Council,, 10) Delete the
recommendation regarding Professorville Permits-No Driveway Home, and
11) California Avenue permit Management work with Cal Ave Merchants,
report to Council in 6 months.
AMENDMENT: Council Member Holman moved, seconded by Council
Member Burt to include Recommendation Number 10- Professorville
Permits-No Driveway Home to Planning and Transportation Commission
and report to City Council.
November 13, 2012
AMENDMENT PASSED: 5-4 Klein, Price, Scharff Shepherd no
MOTION PASSED: 8-1 Holman no
Council Member Questions, Comments and Announcements
Council Member Price reported out on the November 1, 2012 Santa Clara
Valley Transportation Authority Board meeting, the Board approved the
optimal solution for the Bus Rapid Transit program.
Council Member Holman spoke about the passing of former Council
Member Ellen Fletcher and requested the meeting to be adjourned in her
honor.
Mayor Yeh stated that the Council would also be honoring Ms. Fletcher at
the next City Council meeting with a Resolution.
Council Member Burt stated the service for Ms. Fletcher would be held on
Sunday, November 18, 2012 at the Center for Jewish Life.
Adjournment: The meeting was adjourned the meeting in memory of
Ellen Fletcher at 11:35 P.M.