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Staff Report 7306
City of Palo Alto (ID # 7306) City Council Staff Report Report Type: Action Items Meeting Date: 10/17/2016 City of Palo Alto Page 1 Summary Title: Downtown & SOFA II Retail Preservation Ordinance Framework Title: Discussion and Direction Regarding Parameters of an Ordinance Strengthening Retail Protections in Downtown and the South of Forest Area (SOFA II) From: City Manager Lead Department: Planning and Community Environment Recommendation Staff recommends that the City Council review and provide feedback on the proposed draft framework for an ordinance strengthening retail protections in the Downtown and South of Forest Area (SOFA II). Based on the City Council’s direction, staff will prepare an ordinance for review by the Planning & Transportation Commission and consideration by the City Council such that the effective date of the proposed ordinance will precede the end of the City-wide urgency ordinance currently in effect (i.e. April 30, 2017). Executive Summary To allow for continued retail protections in Downtown and SOFA II following the expiration of the Interim Retail Urgency Ordinance next April, this report outlines a framework for a permanent retail preservation ordinance in this area of the City. (A separate ordinance will address the balance of the City.) The framework proposes to: Reinforce University Avenue as the Downtown retail core and limit or prohibit certain personal services, offices and other non-retail uses at the ground floor on University Avenue; Expand the existing Ground Floor (GF) protection boundary to strengthen the retail environment peripherally around the Downtown core; Modify permitted and conditionally permitted uses within the GF boundary; and, Add development standards to the GF and SOFA II districts to support active pedestrian- oriented retail uses. City of Palo Alto Page 2 Coupled with an outreach strategy that seeks feedback from decision-makers and Downtown and SOFA II stakeholders, staff proposes a work plan that aims to begin public hearings by December 2016 to enable adoption of the permanent ordinance prior to the expiration of the interim urgency ordinance. Concurrent to this effort, staff is initiating work on a citywide ordinance that would establish or strengthen retail protections outside of Downtown/SOFA II and the California Avenue area, which was separately addressed by Ordinance 5358 (adopted October 26, 2015). The larger City-wide effort is also scheduled to be completed prior to expiration of the interim urgency ordinance in April 2017 and provides an opportunity to consider modifications to the definition of ‘retail’ that would apply Citywide. Tonight’s discussion, however, is specifically tailored to the Downtown and SOFA II areas. Background In mid-2015, the City Council adopted an interim urgency ordinance prohibiting the conversion of ground floor spaces used for retail and “retail like” uses to office or other uses (Attachment A). The ordinance, which will sunset on April 30, 2017, was intended to protect retail spaces from converting to other uses while the City developed permanent zoning amendments to enhance retail preservations. Since the interim urgency ordinance was adopted, the City has adopted a permanent zoning amendment affecting the California Avenue Area (Ordinance No. 5358, adopted October 26, 2015) and closed a loophole affecting the Community Commercial (CC), Neighborhood Commercial (CN), and Service Commercial (CS) zoning districts (Ordinance No. 5373, adopted January 11, 2016). Several provisions in the interim urgency ordinance have proven difficult to administer, and/or have resulted in specific requests for a waiver or for a staff determination that the ordinance does not apply. The City Council considered these issues on August 22, 2016 and gave direction that framed this evening’s discussion. (The Council’s motion is included as Attachment B.) Provisions of the Interim Urgency Ordinance The interim urgency ordinance prohibits the conversion of ground floor retail use “permitted or operating as of March 2, 2015 or thereafter” to any other non-retail use, and defines “retail use” as including the following: retail service eating and drinking service hotels personal services theaters travel agencies City of Palo Alto Page 3 commercial recreation commercial nurseries auto dealerships day care centers service stations and automotive services. The ordinance applies to legal non-conforming uses, stating that such uses “shall remain… and shall not be subject to the change, discontinuance, or termination provisions of Chapter 18.70.” The ordinance also applies to basements “currently in retail use or in use for retail support purposes,” which is subject to some interpretation, and contains an exemption for “pipeline projects.” There are also provisions regarding “waivers and adjustments” (18.85.104) which allow an applicant to request a waiver based on economic hardship by “showing that applying requirements [of the ordinance] would effectuate an unconstitutional taking of property or otherwise have an unconstitutional application to the property.” August 22 Direction from Council On August 22, 2016 City Council discussed policies and priorities for permanent zoning ordinance amendments related to retail preservation. As shown in Attachment B, the Council directed staff to return to Council with a framework for a retail preservation ordinance that: 1. Requires transparent windows or window display for non-conforming uses; 2. Considers adjustments to the GF boundary; 3. Considers preservations outside the GF and for basements, updating definitions as needed; 4. Add to the requirement that retail uses be generally open to the public with a minimum number of hours; and 5. Considers how to amortize out certain non-conforming uses along University Avenue. The framework described in this report address items #1, #2, and #3. #4 and #5 will be addressed through separate subsequent ordinances as detailed in the discussion section below. The Council also requested that staff prepare an amendment to the existing interim urgency ordinance to allow private schools in the RT35 zone adjacent to Alma Street, providing property owners in this area with some additional flexibility when seeking ground floor tenants. The amendment to the interim urgency ordinance was on the Council’s agenda for October 4, 2016 and failed on a 5-4 vote (urgency ordinances require a four-fifths vote). This issue can be taken up again in the context of continued retail protections. Discussion The proposed ordinance framework seeks to prioritize locations where retail development and the impacts from potential office conversions are most salient. The parcels that have frontage on University Avenue would have the narrowest regulations for retail uses. Properties in the City of Palo Alto Page 4 greater GF district would have some additional flexibility to conditionally allow retail-like uses such as personal services, retail showrooms, and commercial recreation (e.g., gyms). Lastly, the GF and RT35 and RT50 districts, which comprise the majority of properties in Downtown and SOFA II, would include strengthened regulations that support pedestrian-oriented ground-level activity through additional development standards. Proposed Framework This proposed framework is further detailed below (with the relevant Code section in parentheses): 1. Revise GF district provisions (Chapter 18.13(C)): Expand district purposes to extend beyond use classification and reflect a desire for active uses, with a high level of transparency and visual interest at the ground-level Narrow the types of retail uses that are permitted on the ground-floor of properties with frontage on University Avenue: i. Permitted uses on the ground-floor: eating and drinking, hotels, retail services, theaters, and entrances/lobbies to non-ground floor uses ii. Prohibit personal services (such as nail salons and barbershops) , commercial recreation, yoga studios, schools, office uses, and similar non-retail uses (i.e. eliminate conditional uses) Allow a range of retail and retail like uses in the greater GF district (outside of University Avenue): i. Allow personal services, commercial recreation, medical offices, schools, and similar retail-like uses that encourage uses that promote active street life ii. Prohibit ground-floor offices, except for medical office Add district-wide regulations that support architectural design and operations that contribute to Comprehensive Plan and Downtown Design Guidelines’ goals for pedestrian-oriented and active uses in Downtown: i. Taller 1st floor story heights (e.g., 17 feet), ii. High percentage of transparency in façades (e.g. 60% windows/doors) iii. Require window openings to have transparent glazing and provide views into display/sales areas except where operations preclude them (i.e., theaters) Expand the scope of the GF regulations to include basements in addition to ground- floor as a way to preserve existing retail or ancillary retail use in basements. 2. Modify GF district boundaries in targeted locations a. Expand GF boundaries to include parcels along portions of Emerson Street, south of University Avenue, and select retail parcels close to University Avenue in order to broaden active retail uses Downtown (A map of the GF boundary that pre-existed a December 2009 ordinance is included as Attachment C; changes to the GF made by ordinance in May 2013 are included as Attachment D and a map of the current and proposed new GF boundaries is included as Attachment E.) City of Palo Alto Page 5 3. Require window transparency for non-conforming uses in the GF district: a. Restrict window coverings in non-conforming tenant spaces (e.g., hair salons, offices, and financial services on University Avenue) fronting onto a sidewalk, during business hours. Require displays of merchandise, artwork or items of visual interest where customer privacy requires window coverings. 4. Modify RT35 and RT50 district standards in the SOFA II Plan: a. Add development standards to foster an active street life in the SOFA II district that support goals for retail and actives uses described in the SOFA II plan. In the RT35 and RT50 districts for non-residential ground-floor uses, add standards for: i. Taller 1st floor story heights (e.g., 17 feet) ii. High percentage of transparency in storefront windows (e.g. 60%) b. Retain private schools as a permitted ground floor use in the RT-35 district. The GF district regulations would continue to allow 25 percent of ground floor areas not fronting onto a street to be occupied by offices or other uses permitted in the applicable underlying CD district. Issues for Subsequent Ordinances and Studies The framework above addresses retail preservation in the Downtown and SOFA II, which were identified as the priority areas for retail protection at the Council’s August 22, 2016 meeting. Remaining issues identified by the City Council will be addressed through subsequent ordinances and/or studies: 1. Protection for the remaining areas citywide would be addressed in a subsequent ordinance and/or through the Comprehensive Plan Update process since they affect much larger areas of the city and will require additional analysis. 2. The definition of Retail uses would also be included in a subsequent citywide initiative with the intention of broadening the definition to be based on the sales of goods rather than an exhaustive list of example uses. Hours of operation and public access would also be addressed here. 3. Policies regarding amortization of non-conforming uses would be addressed separately and subsequent to approval of the permanent ordinance. Amortization ordinances can take significantly more time to complete, given the work required with affected property owners, and it will not be feasible to prepare such an ordinance prior to the upcoming expiration of the interim urgency ordinance. Community Outreach Staff and consultants propose to conduct comprehensive, but efficient outreach efforts over the next several months: Stakeholder Meetings: One-on-one or small group meetings to understand existing key City of Palo Alto Page 6 issues and concerns, and desires for the Downtown & SOFA II Retail Ordinance; and review the proposed framework and map changes. Stakeholders may include individuals representing the following groups: o Palo Alto Chamber of Commerce o Downtown Business Improvement District o Commercial Brokers o Major Property Owners o Residents Website: The project website will serve as a library for existing documents and working products and memos; notification of upcoming meetings; and opportunity to sign up for the mailing list (to receive notification of meetings and new content). Public Hearings: The Planning and Transportation Commission and City Council hearings would also provide opportunities for both public comment and decision-maker review. The analysis process will also rely on the extensive work completed to date for the Downtown Development Cap Evaluation, including survey data and stakeholder interviews. Timing The table below identifies proposed timing for completion of the permanent Ordinance. Task Timeline for Completion Community Outreach Stakeholder Meetings October – November 2016 City Council Study Sessions August 22, 2016, October 17, 2016 Website and Continued Outreach Ongoing Ordinance Development Analyze Available Data August – September 2016 Draft Framework September - October 2016 Draft Ordinance October - November 2016 Planning and Transportation Commission Hearing November/December 2016 City Council Hearings December 2016/January 2017 Policy Implications The City’s Comprehensive Plan identifies the desirability of neighborhood serving retail (Policy L-16) and envisions inviting, pedestrian-scale “centers” with a mix of uses as focal points for neighborhoods (Goal L-4). Policy L-20 suggests that the City “encourage street frontages that contribute to retail vitality…” and Policy B-5 calls on the City to “maintain distinct business districts within Palo Alto as a means of retaining local services and diversifying the City’s economic base.” Environmental Review The Council’s direction to staff this evening does not constitute a “project” requiring City of Palo Alto Page 7 environmental review, however the resulting ordinance will be reviewed in compliance with the California Environmental Quality Act (CEQA). Attachments: Attachment A: Ordinances 5325 and 5330 (Retail Preservation Interim Ordinance) (PDF) Attachment B: Excerpt August 22, 2016 City Council Minutes (PDF) Attachment C: Map of Previous GF Boundary (2009 Ordinance) (PDF) Attachment D: Map of Previous GF Boundary (2013 Ordinance) (PDF) Attachment E: Map of Existing and Proposed GF Boundary Expansion (PDF) Ordinance No. 5325 Urgency Interim Ordinance of the Council of the City of Palo Alto Adopting a Temporary Moratorium on the Conversion of Ground Floor Retail and "Retail Like" Uses to Other Uses Citywide FINDINGS A. The City of Palo Alto has long been considered the birth place of Silicon Valley. With its proximity to Stanford University, its international reputation, its deep ties to technology firms, its highly rated public school system and its ample public parks, open space and community centers, Palo Alto continues to serve as a hub for technology based business. B. Palo Alto is considered one of Silicon Valley's most desirable office markets. According to one study Class A office rates have climbed 49 percent since the start of 2010. The same study reported Class B office space increasing by 114.4% since 2010. C. In particular, average commercial rental rates have gone up significantly from 2013 to 2015. In 2013 the average monthly rental rate citywide for office was $4.57 per square foot. That rate increased to $5.12 in 2015. While retail rents have also increased during this period, retail rents are considerably lower than office rents. The average monthly rental rate for retail in 2013 was $4.21 and in 2015 was $4.88. D. Price increases have been even more significant in the downtown area. In 2013 the average downtown monthly office rent was $6.37. In 2015 the rate increased to $7.33. E. At the end of 2014, Palo Alto's downtown vacancy rate was a low 2.83 percent, according to a report prepared by Newmark Cornish & Carey. F. These record high monthly rental rates for office and low vacancy rates have created financial incentives to replace current retail use with office use where such conversions are permitted by the City's zoning ordinance. These economic pressures are more severe in the downtown and California Avenue commercial areas but exist throughout the City. G. The data submitted by the City to support the Valley Transportation Authority's Congestion Management Plan (CMP) each fiscal year suggests that there has been a loss of approximately 70,000 square feet of retail-type uses in the period from 2008 to the present. The CMP data is broad in the sense that it inclupes uses like automotive services in the "retail" category even though they are considered separate uses in the City's zoning ordinance. However any overstatement of the trend towards less retail is likely to be offset by the data's reliance on a list of discretionary applications processed by the City, since there have also been recent conversions of retail space to office space that did not require discretionary approvals and are not included in the 70,000 square foot number. 1 150429 cs 0131335 May 11,2015 H. City residents have seen this occurring in the City's commercial districts as the City's Architectural Review Board has considered projects like those affecting Spagos restaurant at 265 Lytton, lnhabiture at 240 Hamilton Ave, Palo Alto Bowl at 4301 El Camino Real, and Club Illusions Restaurant at 260 California Avenue. In addition, familiar retail businesses like the Zibibbo restaurant have closed and their spaces have been acquired and occupied by non-retailers. Likewise the old location for Fraiche Yogurt, which moved from Emerson Street to Hamilton Avenue, was immediately re-purposed as office space. I. Based on these trends, on March 2, 2015, the Palo Alto City Council asked staff to consider whether zoning-based protections for ground floor retail uses need to be strengthened where they currently exist and expanded to areas of the City where they do not. J. On April 6, 2015, the City Council discussed these issues in detail and directed staff to prepare an urgency ordinance that would preserve existing ground floor retail and retail-like uses until permanent zoning revisions can be prepared. K. This direction is consistent with the City's existing Comprehensive Plan, which identifies the desirability of neighborhood serving retail (Policy L-16) and envisions inviting, pedestrian-scale "centers" with a mix of uses as focal points for neighborhoods (Goal L- 4). Policy L-20 suggests that the City "encourage street frontages that contribute to retail vitality ... " and Policy B-5 calls on the City to "maintain distinct business districts within Palo Alto as a means of retaining local services and diversifying the City's economic base." L. Palo Alto is in the process of updating its Comprehensive Plan, and it is expected that the updated Comprehensive Plan will contain additional policies and programs designed to preserve existing retail uses in the City. M. The public's health, safety and welfare are currently and immediately detrimentally affected as neighborhood-serving retail service and related uses are priced-out by rising rents and replaced by uses that do not provide similar services or activate the street frontage by creating pedestrian activity and visual interest (i.e. shop windows and doors). These changes affect neighborhood quality of life, and mean that local residents have to drive to similar retail destinations in other locations, diminishing the public health benefit when residents can walk to needed services and increasing traffic congestion, vehicle miles traveled and greenhouse gas emissions. N. Unless abated, the City's actions to approve conversion of ground floor spaces from retail to other uses will exacerbate the reduction of retail and changes described above, resulting in the need for the proposed interim ordinance. 0. The City Council desires on an interim basis to temporarily suspend conversions of retail and retail like uses to office throughout the City as such conversions may be in conflict with the City's Comprehensive Plan and zoning proposal that the legislative body, planning commission or the planning department is considering or studying or intends to study 2 150520 cs 0131335 May 11,2015 within a reasonable time. P. The possible extension of this interim ordinance beyond 45 days would not have a material effect on the development of projects with a significant component of multifamily housing because a specific exemption has been included to address this requirement of State law. Q. This urgency interim ordinance is adopted in accordance with the requirements of Government Code Section 65858 and Palo Alto Municipal Code Section 2.04.270 and is based on the need to protect the public safety, health and welfare as set forth in the above findings. A 4/5 vote is required for adoption. The Council of the City of Palo Alto does ORDAIN as follows: SECTION 1. Findings. The findings listed above are hereby incorporated. SECTION 2. The following Section 18.85.100 (Retail Preservation) is added to a new Chapter 18.85 entitled "Interim Zoning Ordinances" to the Palo Alto Municipal Code to read as follows: "18.85.100 Retail Preservation 18.85.101 Definitions. For the purposes of this Ordinance, the term "Retail" shall include a modified definition of "Retail Service" as well as the "Retail Like" uses defined below: (a) Retail Service: A use predominantly engaged in providing retail sale, rental, service, processing, or repair of items primarily intended for consumer or household use, including but not limited to the following: groceries, meat, vegetables, dairy products, baked goods, candy, and other food products; liquor and bottled goods, household cleaning and maintenance products; drugs, cards, and stationery, notions, books, tobacco products, cosmetics, and specialty items; flowers, plants, hobby materials, toys, household pets and supplies, and handcrafted items; apparel, jewelry, fabrics, and like items; cameras, photography services, household electronic equipment, records, sporting equipment, kitchen utensils, home furnishing and appliances, art supplies and framing, arts and antiques, paint and wallpaper, carpeting and floor covering, interior decorating services, office supplies, musical instruments, hardware and homeware, and garden supplies; bicycles; mopeds and automotive parts and accessories (excluding service and installation); cookie shops, ice cream stores and delicatessens. 150520 cs 0131335 (b) Retail Like Uses including but not limited to: (1) Eating and drinking service as defined in Section 18.04 (47); (2) Hotels as defined in Section 18.04 (73); (3) Personal services as defined in Section 18.04.030 (115); (4) Theaters; 3 May 11, 2015 (5) Travel agencies; (6) Commercial recreation; (7) Commercial nurseries; (8) Auto dealerships defined in Section 18.040.030(a)(12.5); (9) Day Care Centers defined in Section 18.040.030(a)(42); (10) Service Stations; and (11) Automotive Services. To qualify as a Retail use under this definition, the use shall be generally open to the public. 18.85.102 Moratorium on Retail Conversions. The City Council hereby enacts this Urgency Interim Ordinance establishing a moratorium on the conversion of any ground floor Retail use permitted or operating as of March 2, 2015 or thereafter to any other non-Retail use anywhere in the City. (a) 25% Exemption Suspended. During the pendency of this Ordinance, Section 18.30(C).020 permitting not more than twenty-five percent ofthe ground floor area not fronting on a street to be occupied by a non-retail service use otherwise permitted in the applicable underlying CD district shall be suspended. (b) Conditionally Permitted Uses Suspended. During the pendency of this Ordinance, no ground floor Retail use operating as of March 2, 2015 may be replaced by any other non-Retail use, including uses for which Conditional Use Permits are currently allowed. (c) Legal Nonconforming Uses. During the pendency of this Ordinance legal nonconforming Retail use shall remain as a grandfathered use and shall not be subject to the change, discontinuance, or termination provisions of Chapter 18.70. (d) Conversion of Basements. During the pendency ofthis Ordinance, elimination of or conversion of basement space currently in Retail use or in use for retail support purposes shall be prohibited. 18.85.103 Exemptions. The following shall be exempt from this Ordinance: (a) Pipeline Projects. Any Retail use where a discretionary permit or entitlement application to convert such Retail use to a non-Retail use was submitted to the City on or before March 2, 2015 and is currently pending. For purposes of this Ordinance a 11Use and Occupancy" Permit Application shall not constitute a discretionary permit. (b) Vested Rights. Any Retail use for which an applicant has received a valid building permit from the City and performed substantial work and incurred substantial liabilities in good faith reliance on such permit as of the date ofthis Ordinance. 4 150520 cs 0131335 May 11,2015 18.85.104 Waivers and Adjustments. The following shall be grounds for a request for waiver or adjustment of this Ordinance: (a) Economic Hardship. An applicant may request that the requirements of this Ordinance be adjusted or waived based on a showing that applying the requirements of this Ordinance would effectuate an unconstitutional taking of property or otherwise have an unconstitutional application to the property. (b) Multi-family uses. Any project which (i) contains four or more housing units, (ii) the multi-family housing component constitutes at least one-third or more of the total square footage of the project and (iii) otherwise complies with all sections of the Zoning Code may apply for a waiver or modification from this Ordinance upon a finding that this Ordinance would have a material effect on the multi-family component of such project. (c) Documentation. The applicant shall bear the burden of presenting substantial evidence to support a waiver or modification request under this Section and shall set forth in detail the factual and legal basis for the claim, including all supporting technical documentation. Any such request under this section shall be submitted to the Planning and Community Development Director together with an economic analysis or other supporting documentation and shall be acted upon by the City Council. 18.85.105 Reconstruction. Any ground floor Retail use existing on or after March 2, 2015 may be demolished and rebuilt provided that the portion of square footage used as Retail use on or after March 2, 2015 is not reduced except that Retail square footage may be reduced by the minimum amount needed to provide access to any new upper floor and/or lower level parking. 18.85.106 Applicability to Current Requirements. Nothing in this ordinance shall alter requirements of site-specific Planned Community zoning ordinances or adopted conditions of approval. Nothing in the ordinance shall be construed to waive the requirement for a conditional use permit or other entitlement where such requirements currently exist." SECTION 3. Study. The City Council directs the Department of Planning & Community Environment to consider and study possible amendments to the Comprehensive Plan and zoning ordinance to preserve existing Retail uses. SECTION 4. Written Report. At least ten (10) days before this Urgency Ordinance or any extension expires, the City Council shall issue a written report describing the measures taken to alleviate the condition which led to the adoption of this Urgency Interim Ordinance. SECTION 5. Severability. If any provision, clause, sentence or paragraph of this ordinance, or the application to any person or circumstances, shall be held invalid, such 5 150520 cs 0131335 May 11,2015 invalidity shall not affect the other provisions of this Ordinance which can be given effect without the invalid provision or application and, to this end, the provisions of this Ordinance are hereby declared to be severable. SECTION 6. Effective Period. This Urgency Ordinance shall take full force and effect immediately upon adoption. In accordance with Government Code Section 65856, this Ordinance shall be in full force and effect for a period offorty-five (45) days from adoption. This Ordinance shall expire on June 25, 2015 unless this period is extended by the City Council as provided in Government Code Section 65858. SECTION 7. ~-The City Council finds that this Ordinance falls under the California Environmental Quality Act (CEQA) exemption found in Title 14 California Code of Regulations Section 15061(b)(3) because it is designed to preserve the status quo. INTRODUCED AND PASSED: May 11, 2015 AYES: BERMAN, BURT, DUBOIS, FILSETH, HOLMAN, KNISS, SCHARFF, SCHMID, WOLBACH NOES: ABSTENTIONS: ABSENT: ATTEST: ~~ APPROVED: ~~~ City Clerk Mayor APPROVED AS TO FORM: ./~~- Senior Assistant City/.: t: 6 150520 cs 0131335 May 11,2015 DocuSign Envelope ID: D49C6B91-8428-4594-8DCD-3FD97FOAE507 Ordinance No. 5330 Ordinance of the Council of the City of Palo Alto Extending Urgency Interim Ordinance 5325 Adopting a Temporary Moratorium on the Conversion of Ground Floor Retail and "Retail Like" Uses to Other Uses Citywide FINDINGS A. The City of Palo Alto has long been considered the birth place of Silicon Valley. With its proximity to Stanford University, its international reputation, its deep ties to technology firms, its highly rated public school system and its ample public parks, open space and community centers, Palo Alto continues to serve as a hub for technology based business. B. Palo Alto is considered one of Silicon Valley's most desirable office markets. According to one study Class A office rates have climbed 49 percent since the start of 2010. The same study reported Class B office space increasing by 114.4 % since 2010. C. In particular, average commercial rental rates have gone up significantly from 2013 to 2015. In 2013 the average monthly rental rate citywide for office was $4.57 per square foot. That rate increased to $5.12 in 2015. While retail rents have also increased during this period, retail rents are considerably lower than office rents. The average monthly rental rate for retail in 2013 was $4.21 and in 2015 was $4.88. D. Price increases have been even more significant in the downtown area. In 2013 the average downtown monthly office rent was $6.37. In 2015 the rate increased to $7.33. E,. At the end of 2014, Palo Alto's downtown vacancy rate was a low 2.83 percent, according to a report prepared by Newmark Cornish & Carey. F. These record high monthly rental rates for office and low vacancy rates have created financial incentives to replace current retail use with office use where such conversions are permitted by the City's zoning ordinance. These economic pressures are more severe in the downtown and California Avenue commercial areas but exist throughout the City. G. The data submitted by the City to support the Valley Transportation Authority's Congestion Management Plan (CMP) each fiscal year suggests that there has been a loss of approximately 70,000 square feet of retail-type uses in the period from 2008 to the present. The CMP data is broad in the sense that it includes uses like automotive services in the "retail" category even though they are considered separate uses in the City's zoning ordinance. However any overstatement of the trend towards less retail is likely to be offset by the data's reliance on a list of discretionary applications processed by the City, since there have also been recent conversions of retail space to office space that did not require discretionary approvals and are not included in the 70,000 square foot number. H. City residents have seen this occurring in the City's commercial districts as the City's Architectural Review Board has considered projects like those affecting Spagos restaurant at 265 Lytton, lnhabiture at 240 Hamilton Ave, Palo Alto Bowl at 4301 El Camino Real, and Club Illusions Restaurant at 260 California Avenue. In addition, familiar retail businesses like the 150521 cs 0131444 1 June 15, 2015 DocuSign Envelope ID: D49C6B91-8428-4594-8DCD-3FD97FOAE507 Zibibbo restaurant have closed and their spaces have been acquired and occupied by non- retailers. Likewise the old location for Fraiche Yogurt, which moved from Emerson Street to Hamilton Avenue, was immediately re-purposed_ as office space. I. Based on these trends, on March 2, 2015, the Palo Alto City Council asked staff to consider whether zoning-based protections for ground floor retail uses need to be strengthened where they currently exist and expanded to areas of the City where they do not. J. On April 6, 2015, the City Council discussed these issues in detail and directed staff to prepare an urgency ordinance that would preserve existing ground floor retail and retail-like uses until permanent zoning revisions can be prepared. K. This direction is consistent with the City's existing Comprehensive Plan, which identifies the desirability of neighborhood serving retail (Policy L-16) and envisions inviting, pedestrian-scale "centers" with a mix of uses as focal points for neighborhoods (Goal L-4). Policy L-20 suggests that the City "encourage street frontages that contribute to retail vitality ... " and Policy B-5 calls on the City to "maintain distinct business districts within Palo Alto as a means of retaining local services and diversifying the City's economic base." L. Palo Alto is in the process of updating its Comprehensive Plan, and it is expected that the updated Comprehensive Plan will contain additional policies and programs designed to preserve existing retail uses in the City. M. The public's health, safety and welfare are currently and immediately detrimentally affected as neighborhood-serving retail service and related uses are priced-out by rising rents and replaced by uses that do not provide similar services or activate the street frontage by creating pedestrian activity and visual interest (i.e. shop windows and doors). These changes affect neighborhood quality of life, and mean that local residents have to drive to similar retail destinations in other locations, diminishing the public health benefit when residents can walk to needed services and increasing traffic congestion, vehicle miles traveled and greenhouse gas emissions. N. Unless abated, the City's actions to approve conversion of ground floor spaces from retail to other uses will exacerbate the reduction of retail and changes described above, resulting in the need for the proposed interim ordinance. 0. The City Council desires on an interim basis to temporarily suspend conversions of retail and retail like uses to office throughout the City as such conversions may be in conflict with the City's Comprehensive Plan and zoning proposal that the legislative body, planning commission or the planning department is considering or studying or intends to study within a reasonable time. P. The possible extension of this interim ordinance beyond 45 days would not have a material effect on the development of projects with a significant component of multifamily housing because a specific exemption has been included to address this requirement of State law. 150618 cs 0131444 2 June 15, 2015 \ DocuSign Envelope ID: D49C6B91-8428-4594-8DCD-3FD97FOAE507 Q. This urgency interim ordinance is adopted in accordance with the requirements of Government Code Section 65858 and Palo Alto Municipal Code Section 2.04.270 and is based on the need to protect the public safety, health and welfare as set forth in the above findings. A 4/5 vote is required for adoption. R. The City Council adopted Interim Ordinance No. 5325 on May 11, 2015, by a four- fifths vote after a public hearing pursuant to Government Code Section 65858 and Ordinance 5325 will expire on June 25, 2015. S. The Council desires to extend Interim Ordinance 5325 in accordance with the requirements of Government Code Section 65858 and Palo Alto Municipal Code Section 2.04.270 for an additional period of 22 months and 15 days. This extension is based on the need to protect the public safety, health and welfare as set forth in the above findings and a 4/5 vote is required for passage. The Council of the City of Palo Alto does ORDAIN as follows: SECTION 1. Findings. The findings listed above are hereby incorporated. SECTION 2. Written Report. Government Code Section 65858(d) states that "ten days prior to the expiration of an interim ordinance or any extension, the legislative body [the City Council] shall issue a written report describing the measures taken to alleviate the conditions which led to the adoption of the ordinance. Pursuant to this provision, the City Council hereby reports that much of the factors which gave rise to Urgency Interim Ordinance No. 5325 still apply, namely increasing commercial rental rates; low office vacancy rates; retail service uses being priced out of market and being replaced by office and other uses; and increased traffic congestion, vehicle miles traveled and greenhouse gas emissions resulting from these changing land use patterns. The City Council has undertaken a number of actions since the adoption of Ordinance Number 5325, including directing staff to bring to the Planning and Transportation Commission a "backstop" ordinance to retain retail and retail like uses as well as directing staff to more closely study retail protection initiatives together with a formula retail ban in the California Avenue commercial district. Staff has also begun detailed reviews of regulatory schemes from other jurisdictions. In order to have adequate time to fashion and propose appropriate regulations, and to ensure that the current and immediate threat to the public safety, health and welfare continues to be forestalled, adoption of this ordinance is necessary. SECTION 3. Moratorium. The City Council hereby extends Interim Urgency Ordinance No. 5325 establishing a moratorium on the conversion of any ground floor Retail use permitted or operating as of March 2, 2015 or thereafter to any other non-Retail use anywhere in the City. SECTION 4. Severability. If any provision, clause, sentence or paragraph of this ordinance, or the application to any person or circumstances, shall be held invalid, such invalidity shall not affect the other provisions of this.Ordinance which can be given effect without the invalid provision or application and, to this end, the provisions of this Ordinance are hereby declared to be severable. 150618 cs 0131444 3 June 15, 2015 DocuSign Envelope ID: D49C6B91-8428-4594-8DCD-3FD97FOAE507 SECTION 5. Effective Period. This extension ordinance shall take full force and effect ' immediately upon expiration of Interim Ordinance No.5325. In accordance with Government Code Section 65856, this ordinance shall be in full force and effect for an additional period of 22 months and 15 days following expiration of Interim Ordinance No. 5325. Thus the moratorium shall expire on April 30, 2017, unless this period is extended by the City Council as provided in Government Code Section 65858. SECTION 6. Supersedes Earlier Ordinances. During the time period that this Ordinance is effective, this Ordinance supersedes any provision of the Palo Alto Municipal Code inconsistent with the provisions of this Ordinance. SECTION 7. g,QA. The City Council finds that this ordinance falls under the California Environmental Quality Act (CEQA) exemption found in Title 14 California Code of Regulations Section 15061(b)(3) because it is designed to preserve the status quo and therefore does not have the potential to significantly impact the environment. This ordinance is also categorically exempt under CEQA Section 15308 as a regulatory action taken by the City pursuant to its police power and in accordance with Government Code Section 65858 to assure maintenance and protection of the environment pending the evaluation and adoption of potential local legislation, regulation, and policies. Adoption of the proposed interim ordinance is categorically exempt from review under Section 15301 (Class One -Existing Facilities) of the California Environmental Quality Act (CEQA) Guidelines since it will temporarily perpetuate existing environmental conditions. INTRODUCED AND PASSED: June 15, 2015 AYES: BERMAN, BURT, DUBOIS, FILSETH, HOLMAN, KNISS, SCHARFF, SCHMID, WOLBACH NOES: ABSTENTIONS: ABSENT: ATIEST: /. ~~ City Clerk APPROVED AS TO FORM: re,;:s~ii:r LC2CEDQ84ABC3429 Senior Assistant City Attorney 150618 cs 0131444 APPROVED: ~tlL Mayor GDocuSlgned by: ~4~, 39E7298FB2064DB ... City Manager CaS:~ Director of Planning and Community Environment 4 June 15, 2015 ACTION MINUTES Page 4 of 7 City Council Meeting Action Minutes: 08/22/16 within one year of reaching the cap from the expiring NEM program with a report describing other NEM programs in California with a comparison to the Palo Alto program including the effectiveness of our program in spurring local residential solar options.” INCORPORATED INTO THE MOTION WITH THE CONSENT OF THE MAKER AND SECONDER to add to the Motion, “change the method for calculating the NEM cap to five percent of the customer class non-coincident peak.” MOTION RESTATED: Vice Mayor Scharff moved, seconded by Council Member Holman to adopt a Resolution adopting a Net Energy Metering (NEM) Successor Rate, E-EEC-1 (“Export Electricity Compensation”) amending Utilities Rule and Regulation 2 (“Definitions and Abbreviations”) and 29 (“Net Energy Metering and Interconnection”); direct Staff to return to Council within four months with options and a recommendation for the NEM Transition Policy; return to Council within one year of reaching the cap from the expiring NEM program with a report describing other NEM programs in California with a comparison to the Palo Alto program including the effectiveness of our program in spurring local residential solar options; and change the method for calculating the NEM cap to five percent of the customer class non-coincident peak. MOTION AS AMENDED PASSED: 8-0 Filseth absent Council took a break from 8:08 P.M. to 8:17 P.M. 12.Interim Retail Preservation Ordinance: Request for a Waiver at 100 Addison, Discussion Regarding Applicability to Retail and "Retail-Like" Uses Which do not Have Required Entitlements, and Discussion Regarding Potential Ordinance Improvements and Next Steps. MOTION: Council Member DuBois moved, seconded by Vice Mayor Scharff to direct Staff to return to Council with a framework for an Ordinance for the Downtown Area, including South of Forest Area Coordinated Area Plan Phase 2 (SOFA II) and a more flexible framework for the City as a whole. INCORPORATED INTO THE MOTION WITH THE CONSENT OF THE MAKER AND SECONDER to add to the Motion, “including: A. Requiring display windows on properties with non-conforming uses; and ACTION MINUTES Page 5 of 7 City Council Meeting Action Minutes: 08/22/16 B. Considering adjustments to the Ground Floor (GF) boundary; and C. Considering protections outside the GF and for basements; updating definitions as needed; and D. Options to amortize out certain non-conforming uses along University Avenue.” AMENDMENT: Council Member Holman moved, seconded by Council Member XX to add to the Motion, “somewhat” after “(SOFA II) and a.” AMENDMENT FAILED DUE TO THE LACK OF A SECOND INCORPORATED INTO THE MOTION WITH THE CONSENT OF THE MAKER AND SECONDER to add to the Motion, “add to the requirement of Retail; ‘generally open to the public with a minimum number of hours.’” (New Part E) MOTION RESTATED: Council Member DuBois moved, seconded by Vice Mayor Scharff to direct Staff to return to Council with a framework for an Ordinance for the Downtown Area, including South of Forest Area Coordinated Area Plan Phase 2 (SOFA II) and a more flexible framework for the City as a whole, including: A. Requiring display windows on properties non-conforming uses; and B. Considering adjustments to the Ground Floor (GF) boundary; and C. Considering protections outside the GF and for basements; updating definitions as needed; and D. Options to amortize out certain non-conforming uses along University Avenue; and E. Add to the requirement of Retail; “generally open to the public with a minimum number of hours.” MOTION AS AMENDED PASSED: 8-0 Filseth absent ACTION MINUTES Page 6 of 7 City Council Meeting Action Minutes: 08/22/16 MOTION: Council Member Holman moved, seconded by Council Member DuBois to deny the request for a waiver at 100 Addison Avenue from the Retail Protection Ordinance and uphold the Director’s decision. AMENDENT: Vice Mayor Scharff moved, seconded by Council Member DuBois to add to the Motion, “and allow education uses in the Interim Ordinance.” AMENDMENT WITHDRAWN BY THE SECONDER AMENDENT: Vice Mayor Scharff moved, seconded by Council Member Kniss to add to the Motion, “and allow education uses in the Interim Ordinance.” AMENDMENT WITHDRAWN BY THE MAKER AMENDENT: Mayor Burt moved, seconded by Council Member Berman to add to the Motion, “and allow education and medical office uses in the Interim Ordinance.” INCORPORATED INTO THE AMENDENT WITH THE CONSENT OF THE MAKER AND SECONDER to add to the Amendment, “for properties in SOFA II, Residential Transition-35 Zone (RT-35).” INCORPORATED INTO THE AMENDMENT WITH THE CONSENT OF THE MAKER AND SECONDER to add to the Amendment, “on Alma Street.” INCORPORATED INTO THE AMENDMENT WITH THE CONSENT OF THE MAKER AND SECONDER to add to the Amendment, “or abutting” after “(RT-35), on.” AMENDENT RESTATED: Mayor Burt moved, seconded by Council Member Berman to add to the Motion, “and allow education and medical office uses in the Interim Ordinance for properties in SOFA II, Residential Transition-35 Zone (RT-35), on or abutting Alma Street.” AMENDMENT FAILED: 4-4 DuBois, Holman, Scharff, Schmid no, Filseth absent AMENDENT: Vice Mayor Scharff moved, seconded by Council Member Kniss to add to the Motion, “and allow education uses in the Interim Ordinance for ACTION MINUTES Page 7 of 7 City Council Meeting Action Minutes: 08/22/16 properties in SOFA II, Residential Transition-35 Zone (RT-35), on or abutting Alma Street.” AMENDMENT PASSED: 5-3 DuBois, Holman, Schmid no, Filseth absent MOTION RESTATED: Council Member Holman moved, seconded by Council Member DuBois to deny the request for a waiver at 100 Addison Avenue from the Retail Protection Ordinance and uphold the Director’s decision and allow education uses in the Interim Ordinance for properties in SOFA II, Residential Transition-35 Zone (RT-35), on or abutting Alma Street. MOTION AS AMENDED PASSED: 8-0 Filseth absent 13. Policy Discussion on Comprehensive Plan Update Environmental Impact Report Scenarios 5 & 6 (Staff requests this item be continued to August 29, 2016). This Item was continued to August 29, 2016. Inter-Governmental Legislative Affairs 14. Status Update and Potential City Responses to the Governor's "By Right" Housing Bill and Pending Bills Addressing Housing Issues. NO ACTION TAKEN Council Member Questions, Comments and Announcements None. Adjournment: The meeting was adjourned at 11:40 P.M. B FireStation#1 BlockbusterVideo LyttonSquare SeniorCenter LanningChateau Downtown Library CityHall WilliamsProperty StThomasAquinasChurch Chase Bank CPAGIS DowningHouse CalifStateAutoAssn WaverleySurgeryCenter PostOffice94301 CedarTerracesCondominium CowperInn RoseLaneApts. EverettManor 7-11 EverettHouse WebsterHouse CPADev.Ctr Lytton Gardens Senior Residence CasaOlga A.G.Ferrari Gym ComericaBank ALMASTREET ALMASTREET HIGHSTREET FORESTAVENUE EMERSONSTREET HOMERAVENUE HOMERAVENUE AMONASTREET EMERSON STREET HIGH STREET EVERETTAVENUE EVERETTAVENUE HIGHSTREET ALMASTREET ALMASTREET LYTTONAVENUE ALMA STREET EMERSON STREET RAMONASTREET LYTTONAVENUE UNIVERSITYAVENUE RAMONASTREET BRYANTSTREET HIGHSTREET EMERSON STREET ALMASTREET EMERSONSTREET HIGHSTREET HIGHSTREET HA M I L T O N A V E N U E HA M I L T O N A V E N U E EMERSON STREET HAMILTONAVENUE GILMANSTREET WAVERLEY STREET BRYANTSTREET FO R E S T A V E N U E FORESTAVENUE BRYANTSTREET RAMONASTREET RAMONASTREET BRYANTSTREET FLORENCESTREET KIPLING STREET LYTTONAVENUE WAVERLEYSTREETWAVERLEYSTREET EVERETTAVENUE EVERETTAVENUE STREET AVERLEYSTREET RAMONASTREET BRYANTSTREET LYTTONAVENUE UNIVERSITYAVENUE COWPERSTREET KIPLINGSTREET UNIVERSITYAVENUE UNIVERSITYAVENUE COWPERSTREET WAVERLEY STREET HAMILTONAVENUE COWPERSTREET IPLINGSTREET EV E R E T T A V E N U E COWPERSTREET WEBSTER STREET EVERET WEBSTER STREET WEBSTERSTREET LYTTONAVENUE TASSOSTREET HAMILTONAVENUE COWPERSTREET FORESTAVENUE FORESTAVENUE WAVERLEYSTREET HOMERAVENUE WEBSTERSTREET WEBSTERSTREET COWPERSTREET HOMERAVENUE HOMERAVENUE LYTTO WEBSTERSTREET EVERETTCOURT LANE39 LANE7EAST LANE7WEST LANE5EAST LANE6EAST LANE20EAST LANE30 LANE20WEST LANE21 LANE15EAST BRYANTCOURT PAULSENLANE LANE12WEST LANE11WEST CENTENNIALWALK DOWNINGLANE PENINSULACORR PENINSULACORRIDORJOINTPOWERSBOARDPENINSULACORRIDORJOINTPOWERSBOARD 457451 465463 489-499360 530 480 420 430 480 463 451443 437411 405 419 405 401 441 480-498 347 351 355 359 525 430 473 332- 342 425 415 400 570568 556 550 543 327 321 315305 343 515 525 551 555 328 309-311 518-528 536-540 552-554 558-562 573A-E 591-599 557-571 330-332 318-320 406-418 417 542 548568 524 550 500-528 578 564 550 546 540 530 531-535 541 505 525 537 555 565 571 530 619-623 520 440-446 401 579 567 523610 600 555 581 420-438 437 224 228 A-F 244 579 575 565 559 251 355A-J 335 329 604 576 566 614 345-347 243 245 257 259 219 227 235 469 475 744 459 801APT1-5 427-453 460 803 802 800 567-569 559563 539541543 515-517 809 136 610 116-122 150 535529 525 542516140 102 116124 163 145 566 556 167 52 8 643 635 635 645- 685 660- 666 620 180 164 158156 624 628 632 636 640 644 617 621 151-165 171-195 203 642 640 636 200 151 115 125 135 514 10 1 440 444 436432 427 425 117119 630 616 208 228220 240-248 575 530- 534 536 540 552 177 156 201209 215 225 595 229231 611-623 180 508 500 625-631 170172-174 542 544 538- 542 552 548 546 54 1 - 54 7 230-238 734 723 721 702- 730220-244 744 701 731 755 757 771 200 160 728-732 762- 776 740-746 250 275 270 255741 265 724 730 651 221-225 227 668 707 205 201203451449 209 219 221 233235450 460 470 442 444 400 420 430 411 425 429 185 165 181 412 250 420 245 171-169 441- 445 435- 439 346 344 333 335 342 344 431 460 450 235530 220 220B 222 240 514278 274270 250 545 540 251485255 271 281 300 310 301 581 259-267 533 535 537 261267 518-526 532- 536 520-526 530-534 271 281 252 270 228 226 234 238 244 242 228- 234 223- 229 247-259 240 232 230 311-317 251 360 344 326 340 337339 323317 400 420 332330 314 353 355 367 305 347 265272-278 418 319 321- 341 328 330 300- 310 431401 366 436 426#1-7 369 335 319 390 301 315 375 307- 311 325330 332 1&23301-3 324 326 316 318 373- 377 416- 424 361 314 338 340 560 345 321325 315 529 285 555 650 636 6281-12 628A-E 385 365 375380 345 664 325650-654 661 635300 690 675 555541-549533 535- 539 318-324 326 352 425 439-447 435429 425 415-419 405403453 461 383460 502 510 526 520 540 499 467 459 439 425 555 400 436-452 456 379 370-374376380-382 384-396 550-552 364 360 431 440-444 423 499 475 421-423 431-433 432428 460-476 450 635 446 430 400 745 720 706 385744 734 724-730 720 712 704 360 351 315737 332 653 -681 683 685 512 501 619 609 605 518 482486496 610 630 455 400 651-687 543-545 532534 542544 550 552 554556 558560562564 635-637 643-645 601-619 470 313 333 5 303301 229 336 308 310 312 316 318 311 331 315 319 317 321 335 228220 347-367 351357 369-379360 258- 296 302- 316 379310 320 328 332 340 437 412 311A-B 404 313 325 327 333 407 401385 411 452 378-390 360-1A-1C360-2A-2C360-3A-3C360-4A -4C360-5A -5C360-6A 344-348 418420 482 328 456 321 325 330218 236 240 250- 252 477 475 467 457 453249235 225 221 275505-509 239- 243 513-519 460 474472228- 230 535 215 223 231 521 239-245 0 4 218-222 333 335- 337 351 505 610-616 727 678 676 674 672 642 636-638 567 555 711 701705 725 525 759 730 718704 734 738-740 760-770 746-750 701-71 721-725 6 5 609 759 751 753741-74 737-73 627 611 601 608600 623 137 145 700 780 790 744 111700 753 100 799 703 100 101 139654 735 707 248 230-23 212 800 812 801 801 791153 718 774 761 795745 201 209 217 222 171 421130 312 318 324 317 301 186 192 323 329 151 325 329 334 131 129 355301 235 258 163 115 291247 235 251 249 252 247 244 250 177220 261 251-257 205245 231 225 234 240 183 251 270 241-247 215- 237 216 219 235 245 221 13-317 220- 224 238 542-550 531-539 759 223-239 188190 251- 293 202 206 208 210 212 216 220 275 539 168 408 412 440 483A -F 435 751 735 745 210 727 733 335 328 330 345 214 350 806 409 419 230302 306 308 312 316 301 303 305 307 309 251 801 420 424 430 423425413-419 457-467 469-471473-481 454 729A-D 733-743 734-740 724-732 715 445 324 328 545547549 590 425447 565 585 595 507 561 706 536 200 280-290 150 158 164 276 516 698 161 159 157777 132 127 180 528 247 372 524 548550 152 345 336 515 658 227 539 115 135 321 558#200-202 558#C&D 140 461 435433 421 727A-C 218 255 206 739 26 650 642 351 451 551 375 530 643 415 700 802 548 423 668 305 -313 423 405 611 320 322 346 3 471 484 426 264 430 508 756- 760 544 546 515 151 160 257 433-457 482 330 349 401 539 440 312 202 651 443 445 447 716 398 262 335 218 640-646506 327 469 261 263 254 This map is a product of the City of Palo Alto GIS This document is a graphic representation only of best available sources. Legend CD-C (GF) (P) Zone CD-C (P) Zone Add to (GF) District Remove from (GF) District 0' 364' Downtown Zoning with Proposed Changes to (GF) CITY O F PALO A L TO I N C O R P O R ATE D C ALIFOR N IA P a l o A l t oT h e C i t y o f A P RIL 16 1894 The City of Palo Alto assumes no responsibility for any errors ©1989 to 2009 City of Palo Alto jcutler, 2009-09-23 14:55:00 (\\cc-maps\gis$\gis\admin\Personal\Planning.mdb) Downtown Zoning 2009 Changes to GF District Lot RHigh StreetPkg Garage LyttonPlaza Undergroundarking Garage Civic C enter Plaza Parkin g W holM E-Trade 136 61 0 116-122 150 53 5 52 9 52 5 54 2 51 640 102 16 24 163 145 56 6 55 6 167 528 64 3 63 5 63 5 645- 685 660- 666 620 180 164 158 156 624 628 632 636 640 644 617 621 151-165 171-195 203 642 640 636 200 514 630 616 208 228 220 240 575 530- 534 536 540 552 177 156 201 209 215 225 595 229 231 611-623 80 508 500 625-631 170 172-174 542 544 538- 542 552 548 546 541- 547 230-238 734 723 721 702- 730220-244 701 731 755 757 160 728-732 762- 776740- 250 275 270 741 72 73 651 221-225 227 668 235530 22020 B 222 240 274 270 250 545 5 581 533 535 537 261 267 51 532- 536 520-526 53 555 623 137 145 700 780 744 1700 753 100 703 100 101 139654 735 707 718 761 795745 759 223-23 539 168 727 733 230 715 200 150 158162 164 698 161 159 157 777 132 528 247 658 539 115 135 739 650 551 548 668 539 202 716 218 725 705 541 600 EMERSON STREET RAMONA STREET ALMA STREET EMERSON STREET HIGH STREET HIGH STREET HAMILTON AVENUE HAMILTON AVENUE EMERSON STREET FO R E S T A V E N U E RAMONA STREET RAMONA STREET LANE 7 EASTLANE 5 EAST LANE 6 EAST LANE 12 WEST LANE 11 WEST CENTENNIAL WALK HIGH STREET ALMA STREET ALMA STREET FO R ES T A V E NU E This map is a product of the City of Palo Alto GIS This document is a graphic representation only of best available sources. Legend Parcels on Emerson to be Rezoned to CDC & CDS (GF) (P) Tree 0'145' CD C ( P ) a n d C D S ( P ) P a r c e l s on Em e r s o n S t . an d Fo r e s t A v e pr o p o s e d t o b e r e z o n e d t o CD C ( G F ) ( P ) & C D S ( G F ) ( P ) CITY O F PALO A L TO I N C O R P O R ATE D C ALIFOR N IA P a l o A l t oT h e C i t y o f A P RIL 16 1894 The City of Palo Alto assumes no responsibility for any errors. ©1989 to 2013 City of Palo Altorrivera, 2013-03-25 14:53:51 (\\cc-maps\gis$\gis\admin\Personal\Planning.mdb) 20 1 3 G F C h a n g e s 934 - 9 4 4 92 7 93 2 233 281 933 - 9 3 7 943 327 1001 942 469 475 744 459 832 801 A P T 1 - 5 427-453 920912 362 370 900 838 84 6 471 459 835 - 8 5 5 460 815 84 0 836 83 4 845 400 803 92893 0 931933 835 - 8 3 7 831 - 8 3 3 451453 802800 810 - 8 1 6 818 - 8 2 0 828 - 8 3 0 817 - 8 1 9 825 567-569 559563 521-529 531-539 541-547 556 596 904 926 561-567 569 845 847 527-533 543 551 510520 558-560 903 825 837 581 575940 934 813-823 501-509 511-519 539541543 515-517 809811 420 1001 1011 1010 376 370 1020 1022 1033 1027 1017-1023 980960 990 342-352 354-362 326 1019 1027 1035-1037 426-430 432-438 1033 1042 1036 1018 1000 448 452 450 944 471 483948952 959947925 915 933935 425-443 451449 463-465 936-940 458 460 440 428426 1028- 1030 536 526 1001 1011- 1015 1021 540 542 483 904 912 468 918 926 537 965-971 505-507 519-521 939-945 931-935 923-925518-520 1044 1026 1022580 574 566 552548 546544 991- 997 136 610 116-122 150 535529525 542516140 102 116124 163 145 566556 167 528 643635 635 645- 685 660- 666 620 180 164 158156 624628 632636 640 644 617621 151-165 171-195 203 642640 636 200 151 115 125 135 514 101 440 444 436432 427 425 117119 630616 208 228220 240 575 530- 534 536540 552 177 156 201209 215 225 595 229231 611-623 180 508500 625-631 170 172-174 542 544 538- 542 552548546 541- 547 230-238 734 723 721 702- 730220-244 744 701 731 755757 771 200 160 728-732 762- 776740-746 250 275 270 255741 265 724 730 651 221-225 227 668 707 205 201203451449 209 219 221 233235450460470 442444 400 420 430 411 425 429 185 165 181 412 250 420 245 171-169 441- 445 435- 439 346 344 333335 342 344 431 460 450 235530 220220 B 222 240 514278 274270 250 545 540 251485255 271 281 300310 301 581 259-267 533535537 261 267 518-526 532- 536 520-526 530-536 271 281 252 270 234 238 244242 247-259 240 232 311-317 251 360 344 326 340 337339 323 317 400 420 332330 314 353 355 367 305 347 265272-278 418 319 321- 341 328 330 300- 310 431401 366 436 426 #1-7 369 335 319 390 301 315 375 307- 311 325330 332 1&2330 1-3 324 326316 318 373- 377 416- 424 361 314 338 340 560 345 321325 315 529 285 555 650 636 628 1-12 628 A-E 385 365 375380 345 664 325650-654 661 635300 690 675 555541-549533 535- 539 318320322324326 352 425 439-441 435429425 415-419 405403453 461 383460 502 510 526 520 540 499 467 459 439 425 555 400 436-452 456 379 370-374 376380-382 384-396 550-552 364 360 431 440-444 423 499 475 421-423 431-433 432 428 460-476 450 635 446 430 400 745 720706 385744734 724-730 720712704 360 351 315737 332 300 653 -681 683 685 512 501 619 609605 518 482486496 610 630 455 400 653-687 543-545 532534 542544 550 552 554556 558560562564 635-637 643-645 601-619 470 313 336 308 310 312 316 318 311 331 315 319 317 321 335 347-367 369-379360 258- 296 302- 316 379310 320 328 332 340 437 412 311 A-B 404 313 325 327 333 407 401385 411 452 378-390 360 - 1A - 1C360 - 2A - 2C360 - 3A - 3C360 - 4A - 4C360 - 5A - 5C360 - 6A 344-348 418420 482 328 456 321 325 330236240250- 252 477 475 467 457 453249235 275 505-509 239- 243 513-519 460 474472 535 231 521 239-245 333 335- 337 351 457451 465463 489-499360 530 480 420 430 480 463 451443437411405 419405401 441 480-498 347 351 355 359 525 430 473 332- 342 425 415 400 570568 556 550 543 327321315305 343 515 525 551 555 328 309-311 518-528 536-540 552-554 558-562 573 A-E 591-599 557-571 330-332 318-320 406-418 417 542548568 524 550 500-528 578 564 550 546 540 530 531-535 541 505 525 537 555 565 571 530 619-623 520 440-446 401 579 567 649 625 523 518 610 600 616 624 630 555 581 420-438 437 228 A-F 244 579 575 565 559 244 250 260 251 355 A-J 335 329 334328 336 604 626 32634 576 566 614 345-347 623-643 243245 257259235 236 505 610-616 727 678 676 674672 642 636-638 567 555 711 701705 725 525 759 730 718704 734 738-740 760 746-750 701-717 719 723 630-638 620618 600 827 835 899 615 619 850 530 609 759 751753 627-631 617-619 741749 640 628 737-739 627 611 601 608600 620 626-628 601-635600-640 1028 1036 1013 1021 1029 1037 10041000 1006 1020 1024 1030 1040 1035 10271023 1017 1001 1043 1080 1040 1028 623 137 145 700 780 790 744 111150 753100 825805 33 51 75 63 841 44 675 49 41 711 799 703 100 101 139654 625 1019 1027 A B 1035 1044 1045 1028 1020160 1001 1005 1009 1015 1027 1037 1010 1024 1004 930 975945929931 948 181 940 960 145900 955 999875 853 925 81 855 901-907 909 87 98 1038 1036 917 921 925 735 849 707 847 842828 820248 230-232 212 825 829833 839 800 812 818 882 165831 801 815 809801 841 791153 718 774 761 795745 201 209 834836 845 895 926 190 934 942 948 203 209 219 225 929200 240 904 910 926 270 935 904 909 909A 25 171 421 130 312 318 324 317 301 186 192 323 329 151 325 329 334 131 129 101 301 258 163 115 291247 235 251249 252 247 244 250 177 261 251-257 205245 234240 183 251 270 241-247 235 245 238 542-550 531-539 532 759 223-239 905 911-917907 188190 251- 293 202 206 208 210 212 216 220 1008 621-631 275 539 400 27 168 865857 302 324 340 795 848 918 903 903A 408412 440 483A - F 435 751 735 745 532 210 727 733 335 328 330 345 214 350 800 806 409 419 630 441 441A 230302306308312 316 301 303 305 307 309 325 807 821 829 801 818-824 420 424 430 832A 832 842A 842 852A 852 862A 862 872A 872 351A 351 355A 355 359A 359 363A 363 367A 367 425 911 943 951 918 936 940 944 271 253 241 301 319 919A 919 935 949 928 936 940-946 353 264 367 361 310 1005 1010 1020 423425 457-467 469-471473-481 454 729 A-D 733-743 734-740 724-732 936 824 826 828 920 949 943941 715 95 445 324 328 545547549 590 425447 827 565585595 904 315 507 561 706 536 200 100 280-290 150158 162 164 276 516 698 161 159 157777 132 127 180 528 247 372 524 548550 538 152 515 658 227 27 29 539 115 550 558 #200-202 558 #C & D 965 140 350 808 915 461 435433 945 1012 421 727 A-C 255 206 1032 1035 1037 453 739 260 840 650 642 351 451 551 375 530 643 415 12 700 5 802 99 89 87 901 560564568572576580584588592594 906908 910 912914 916 918920 922 924 548 423 668 901 305 -313 423 405 352354 611 320322 346 471 484 528 426 264 430 1001 508 756 - 760 940 930 544546 515 743 745 747 549 151 160 257 433-457 482 330 349 401 539 440 691 755 67 312 202 651 443445 447 716398 998 262 335 218 640-646506 327 469 261 263 303 401 403 254 401 91 40 101 819 301 725 595 705 541 321319 600 146 411 - 419 229 355365 111 121 548 597 829 602604 502 504 506 HIGH STRE RAMONA STR EMERSON STR QU ARRY ROA D EMERSON STREET HOMER AVENUEREET STREET REET EVERETT AVENUE EVERETT AVENUE HIGH STREET REET ALMA STREET LYTTON AVENUE EL CAMINO REAL QUARRY ROAD ALMA STREET EMERSON STREET RAMONA STREET LYTTON AVENUE UNIVERSITY AVENUE RAMONA STREET BRYANT STREET HIGH STREET EMERSON STREET ALMA STREET EMERSON STREET HIGH STREET HIGH STREET HAMILTON AVENUE HAMILTON AVENUE EMERSON STREET HA M I L T O N A V E N U E GILMAN STREET WAVERLEY STREET BRYANT STREET FO R E ST A V E NU E FO R E S T A V E N U E BRYANT STREET RAMONA STREET RAMONA STREET BRYANT STREET FLORENCE STREET KIPLING STREET LY T T O N A V E N U E WAVERLEY STREETWAVERLEY STREET EV E R E T T A V E N U E EV E R E T T A V E N U E T STREET RAMONA STREET BRYANT STREET LY T T O N A V E N U E UN I V E R S I T Y A V E N U E COWPER STREET KIPLING STREET UN I V E R S I T Y A V E N U E UNIVERSITY AVENUE COWPER STREET WAVERLEY STREET HA M I L T O N A V E N U E STREET TREET EVE R E T T A V E N U E COWPER STREET ER STREET EVERETT AVEN WEBSTER STREET WEBSTER STREET LYTTON AVENUE TASSO STREET SCOTT STREET AD D I S O N A V E N U E BRYANT STREET BRYANT STREE AD D I S O N A V E N U E HA M I L T O N A V E N U E COWPER STREET FOREST AVENUE FO R E S T A V E N U E WAVERLEY STREET BRYANT STREET HO M E R A V E N U E WAVERLEY STREET CHANNING AVENUE RAMONA STREET RAMONA STREET WEBSTER STREET WEBSTER STREET COWPER STREET HOMER AVENUE HOMER AVENUE COWPER STREET KIPLING STREET CHANNING AVENUE WAVERLEY STREET ADDISON AVENUE UNIVER LYTTON AVEN WEBSTER STREET HAMILTO FOREST WAVERLEY S ADDISO WEBSTER STR ADDISON AVENUE COWPER S WEBSTER STREET HOMER A WEBSTER STREET CHANNING AVENUE CHANNING A COWPER STREET U N I VER S I T Y C I R C L E EVERETT COURT LANE 39 LANE B EASLANE 7 EASTLANE 5 EAST LANE 6 EAST LANE 20 EAST LAN E 30 LANE 20 WEST LANE 21 MITCHELL LANE EAST PAULSEN LANE LANE 12 WEST LANE 11 WEST CENTENNIAL WALK LANE D EAS LANE D WES PEAR LANE DOWNING LANE LANE 56 EL CAMINO REAL PENINSULA CORRIDOR JOINT POWERS BOARD P A L M D RIV E PALO ROAD EMERSON STREET EMERSON STREET HIGH STREET HIGH STREET HIGH STREET ALMA STREET ALMA STREET ALMA STREET ALMA STREET ALMA STREEFOREST AVENUE CHANNING AVENUE HOMER AVENUE ADDISON AVENUE EL CAMINO REALEL CAMINO REAL EL CAMINO REALEL CAMINO REAL EL CAMINO REALEL CAMINO REAL EMBAR CADERO ROAD WELLS AVENUE URBAN LANE URBAN LANE ENCINA AVENUE ENCINA AVENUE MEDICAL FOUN D ATION WAY LANE 7 WEST LANE 8 WEST LANE A WEST LANE B WES CHANNING AVENUE This map is a product of the City of Palo Alto GIS This document is a graphic representation only of best available sources. Legend Transportation Station University Avenue/Downtown Business District - Commercial Center Existing Ground Floor (GF) Combining District Zoned Parcels Proposed Ground Floor (GF) Combining District Zoned Parcels SOFA II CAP 0'500' Proposed Ground Floor Combining DistrictAdditions 2016 CITY O F PALO A L TO I N C O R P O R ATE D C ALIFOR N IA P a l o A l t oT h e C i t y o f A P RIL 16 1894 The City of Palo Alto assumes no responsibility for any errors ©1989 to 2016 City of Palo Alto RRivera, 2016-09-27 14:08:34 (\\cc-maps\gis$\gis\admin\Personal\RRivera.mdb)