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HomeMy WebLinkAboutStaff Report 3817 City of Palo Alto (ID # 3817) City Council Staff Report Report Type: Action Items Meeting Date: 5/20/2013 City of Palo Alto Page 1 Summary Title: Downtown Parking Garage Study Update Title: Update of and Direction for Downtown Parking Garage and Attendant Parking Study and Implementation of Trial Attendant Parking at Lot R From: City Manager Lead Department: Planning and Community Environment Recommendation Staff recommends a Council MOTION to: 1. Return to Council in June with a review of the proposal for a private-public parking garage on Lot P; and 2. Direct staff to report the Downtown Parking Garage and Attendant Parking Feasibility Study findings to the Planning and Transportation Commission for recommendations for priority next steps in pursuing development of other new downtown parking garage sites: and 3. Authorize staff to implement a trial attendant parking study at Lot R – Alma Street/High Street (South) Parking Garage. Executive Summary A Downtown Parking Garage and Attendant Parking Feasibility Study was commissioned as part of a series of initiatives to evaluate near-term parking strategies. This study analyzes how the City can better utilize Downtown parking assets, in order to protect nearby residential areas from commercial parking intrusion, while continuing to support downtown economic growth. The study evaluates five existing surface Downtown parking lots, including a comparative analysis of constructability factors. Each site is evaluated as a potential parking garage site, and the comparison is intended to determine the best return on investment, if the City opts to pursue construction. The study also includes a feasibility analysis regarding the use of attendant parking to “stack” additional vehicles in the drive aisles of the garages to provide additional parking permit spaces for use by downtown employees. The attendant would be responsible City of Palo Alto Page 2 for guiding motorists to parking spaces with aisles of the garage, taking possession of the vehicles after the owner parks it, and moving the vehicles to regular parking spaces as they become available. Finally, the attendant would return the keys to the owner when the owner returns to the garage. This report provide a status update on the Downtown Parking Garage and Attendant Parking Feasibility Study to-date; when the final report is complete staff present the findings to the Planning & Transportation Commission for additional input and direction. Staff will also return to the Council in June with a more specific review and recommendation related to the public-private parking lot proposal for Lot P. Staff recommends that the Council receive the report and provide input on the study, and then direct the Planning and Transportation Commission to provide further recommendations on next steps for the other potential sites. Staff also recommends that a one-year attendant parking trial be implemented at Lot R (Alma Street/High Street South). Background Downtown Palo Alto is a regional destination that includes numerous successful retail businesses, restaurant space, and office uses, as well as a variety of other land uses. All of these uses generate a high demand for parking, despite high transit ridership in the area. Therefore, while it is critically important that the City continue to encourage Downtown employees to use alternative modes of transportation, the City must also efficiently utilize existing parking assets, as well as plan for increasing supply to meet demand. The existing Downtown parking inventory includes a mix of surface lots, parking structures, public-private parking structures, and on- street supply identified in Table 1 below. Table 1 Number of Parking Spaces in Downtown Palo Alto Off-Street Parking Facilities Garages Surface Lots Letter Name Hourly Permit Total Letter Name Hourly Permit Total Q Alma/High (North) - 134 134 O Emerson/High 78 - 78 R Alma/High (South) 77 134 211 A Emerson/Lytton 68 - 68 S/L Bryant St 381 307 688 C Ramona/Lytton 50 - 50 WC Cowper/Webster 201 388 589 F Florence/Lytton 46 - 46 CC City Hall 187 519 706 H Cowper/Waverly 90 - 90 B Ramona/University 63 - 63 D Hamilton/Waverly 86 - 86 800 800 High Street 10 53 63 EG Gilman St - 87 87 P High/Hamilton 51 - 51 City of Palo Alto Page 3 KT Lytton/Kipling 40 67 107 N Emerson/Ramona 48 - 48 X Sheridan Hotel - 36 36 Total No. Spaces: 932 1522 2454 Total No. Spaces: 557 190 747 In 2011, the City began an extensive parking monitoring program in response to concerns regarding parking intrusion from the Downtown into the adjacent Downtown North and Downtown South residential communities. The program includes semi-annual parking occupancy counts of all residential streets and surfaces lots/parking garages within the Greater Downtown Area bounded by Palo Alto Avenue to the North, Middlefield Road to the East, Embarcadero Road to the South, and Alma Street to the West. In 2013, additional parking occupancy monitoring east of Middlefield Road (north of University Avenue) also began to further evaluate the Downtown parking impact on surrounding residential communities. Additional analysis East of Middlefield Road (south of University Avenue) will be scheduled in the Fall 2013. In November 2012, the City also started a series of near-term parking improvement projects that were authorized by the City Council during their November 13, 2012 meeting. The near- term projects include:  Outreach with residential and business Interests to help identify and build consensus around immediate pilot parking projects such as parking considerations for management through signage restrictions and programs such as residential parking permit programs;  Planning Studies (Development Cap Study) to evaluate the feasibility of building new parking structures, operations analysis’ to evaluate strategies for help make existing parking structures for efficient, and policy studies to measure the relativeness of existing parking and zoning policies in the Downtown to current and future growth needs;  Technology Research to identify technology solutions to help improve the efficiency of the Downtown Parking Program The City contracted with the Sandis Engineering/HNA Pacific Team to evaluate the feasibility of constructing additional parking structures in and around the Downtown as well as to identify the feasibility of using attendant parking to help increase the parking permit capacity of existing parking structures. The remainder of this report focuses on the findings of this study. City of Palo Alto Page 4 Five existing surface parking structures were analyzed as part of the Parking Garage Feasibility portion of the study, including four of the surface parking lots within the Downtown and one surface parking lot located immediately west of Downtown on Urban Lane, a parking lot operated by Caltrain for commuter rail parking. The five surface parking lots, in alphabetical order, include:  Lot D Hamilton Avenue/Waverly Street  Lot EG Gilman Street  Lot O Emerson Street/High Street  Lot P High Street/Hamilton Avenue  Lot UL Urban Lane Caltrain Commuter Rail Park and Ride Lot The Parking Garage Feasibility study includes analyzing constructability factors to identify sites that yield the best cost-benefit ratio for construction of new parking structures. The Attendant Parking study includes identifying how many additional parking permits can be released if vehicles were “stacked” in drive aisles of the garage with management by a parking attendant. The attendant would collect and redistribute vehicles into parking spaces as motorists exit the parking garage following their visit to Downtown. Discussion Each of the five existing surface parking lots were analyzed against the following constructability factors to help identify which lots would be most appropriate for construction of new parking structures in comparison to one another: Adjacent Property Impacts: The land uses and buildings adjacent to each site were evaluated to assess the benefit or constraints that a parking structure may yield post-construction. Lots adjacent to properties that rely on the lot for loading operations received less points in this category than lots that do not support the operations of adjacent properties. Construction and Staging Impacts: This category assesses construction staging impacts to adjacent business and properties. Lots that would displace existing business operations received less points than lots that do not impact adjacent businesses. Each site, though, would displace existing parking operations through construction. Access Points: The more access points that a site can provide yields a better garage operation and promotes use of the garage by allowing users to more easily identify and access the garage. City of Palo Alto Page 5 Adjacent Land Use: Land use on each street of Downtown varies with some streets supporting strong retail use such as Emerson Street, while others support office uses. Lots that result in parking structures of similar size and mass received more points in this category than lots that yield inconsistent size and mass to adjacent land uses. Utility Impacts: The need to relocate existing utilities from an existing lot that support adjacent land uses or city infrastructure results in higher construction costs for a parking structure. Lots with minimal utility impacts received higher points in this category than lots with utility relocation requirements. Net Stall Gain: The intent of building a parking structure is to provide additional parking spaces. For Downtown Parking Operations, Permit Parking Spaces are the most important to ensure parking space availability. Lots that yield higher parking space counts compared to the current surface parking lot use receive more points in this category. Cost/Stall: The more parking spaces that can be yielded on an existing surface parking lot result in a lower cost per stall ratio. The lower the cost per stall ratio for each site, the more points the lot receives. Site Potential for Development: Using an existing surface parking lot to build a parking structure isn’t necessarily the highest and best use of the land, in an area as valued as Downtown Palo Alto. Therefore, the potential for alternative developments must also be evaluated. Corner sites, for example, yield higher land values or development opportunities than mid-block sites. As part of this study, each site was equally impacted in this category and a consistent value allotted. The evaluation of each surface parking lot includes an existing conditions assessment that documents adjacent land uses, utility use, and land use constraint such as shared access easements with adjacent properties. In addition, for each site a massing perspective was developed to help evaluate and assign values to the constructability factors as were typical parking structure floor plans to help identify parking space yield for each site (see Attachment A – Progress Drawings for Parking Garage Structures). Table 2 summarizes the Parking Space Counts for each of the prospective parking structure sites from Attachment B. City of Palo Alto Page 6 Table 2 Downtown Palo Alto Parking Garage Feasibility Study PRELIMINARY Parking Structure Option Details Lot # Location Ex. # Spaces Parking Structure Base Details Attendant Parking Option # Floors Height # Parking Spaces Parking Space Gain # Stacked Spaces Total Space Capacity D Hamilton/Waverly 86 5 60’-0” 300 +214 85 385 E Gilman St (West) 34 5 63’-2” 75 +41 27 102 G Gilman St (East) 53 5 63’-11” 166 +113 33 199 EG Gilman St (Combined) 87 5 63’-2” 268 +181 88 356 O Emerson/High 78 5 60’-0” 223 +145 52 275 P High/Hamilton 51 5 60’-9” 140 +89 42 182 UL Urban Lane 164 5 60’-0” 478 +3141 N/A2 N/A2 1 – Lot UL also includes 15 New Bus Bays for Transit Stops and Layover 2 – Stack Option not evaluated at Lot UL due proposed joint use with Caltrain/Samtrans Summary of Sites The analysis of the Constructability Factors Comparison is summarized in Attachment B. Staff notes that the constructability factors do not weigh some key factors, such as cost to the City and potential timeframe for implementation. The following summarizes key benefits and constraints for the sites.  Lot D: This site would yield a high parking space return but may also provide for a potential mixed-used development opportunity given the key corner site in the downtown at Hamilton Avenue & Waverly Street.  Lot EG: As a combined parking structure with an archway over Gilman Street, this site would provide for substantial parking centrally located in downtown. Opportunities for ground floor retail opportunities can be explored as well. The site may also be a good candidate for solicitation of joint private sector development.  Lot O: This lot is located in west downtown and provides a high yield of parking supply but has constraints with adjacent development that use the alley for rear-store access for businesses that front University Avenue. The site may also be a good candidate for a mixed-use project with housing in addition to parking. City of Palo Alto Page 7  Lot P: Located in west downtown, this site is relatively small but could work well for a parking garage project located across from the existing Lot R – Alma/High South parking garage. Private sector interest in development at this site should be considered as part of Lot R garage operations to yield a positive permit supply for the downtown.  Lot UL: This is the only site analyzed outside of the downtown and could offer the greatest number of new parking spaces of the garages studies, as well as significant permit sale opportunities to businesses in SOFA and other adjacent business interests, such as Palo Alto Medical Foundation or Town & Country Shopping Center. The site is currently managed by Samtrans as part of a long-term lease agreement with Stanford University. If the City pursues this site in partnership with Samtrans, Stanford University will need to participate in the process for lease negotiations. Attendant Parking Analysis The study includes an analysis of attendant parking use at the existing downtown parking structures. The study estimated the following additional parking capacity at each garage within floors allotted for parking permit use as shown in Table 3. Table 3 Downtown Palo Alto Parking Garage Feasibility Study Attendant/“Stacked” Parking Space Estimates Lot # Location Ex. Hourly Spaces Ex. Permit Spaces Total # Spaces Est. Stacked Spaces Est. Total Capacity CC Civic Center 187 519 706 48 754 R Alma/High (South) 77 134 211 42 253 S Bryant Street 381 307 688 52 740 WC Cowper-Webster 201 388 589 48 637 A one-year trial project at Lot R – Alma/High (South) is recommended to help identify community interest and to measure feasibility of a program for long-term use. Timeline This is a progress update report on the Parking Garage and Attendant Parking Feasibility Study City of Palo Alto Page 8 in the Downtown. A one-year pilot project of an attendant parking program at Lot R – Alma/High (South) is recommended and staff will pursue and refine estimates over the Summer. Following Planning and Transportation Commission review and comments, staff will return to Council with a timeline for decisions regarding the potential garage sites. Discussions with the private sector developer regarding construction of public-private partnership on Lot P will be brought to the Council for consideration in June. Resource Impact This feasibility study is funded in part by a Community Benefit contribution in the amount of $60,000 by the Gateway Project Development located at Alma Street & Lytton Avenue. The total cost of the project is $110,000, with the remainder of the funds provided from Capital Improvement Program (CIP) – PL 12000 (Parking & Transportation Improvements project). The cost of an attendant parking study would be covered by an increase in permit fees in the Parking Assessment District; the cost of theone-year trial is estimated at $120,000. The cost of potential parking structures and financing mechanisms will be studied in future phases of the study. Policy Implications The Parking Garage and Attendant Parking Feasibility Study is supported by the following Comprehensive Plan goals and policies: Goal 8 Attractive Convenient Publicv and Private Parking Facilities Policy T-45 Provide sufficient parking in the University Avenue/Downtown and California Avenue business districts to address long-range needs Policy T-47 Protect residential areas from the parking impacts of nearby business districts Program T-52 Evaluate options to ensure maximum use of the City parking structures in the University Avenue/California Avenue Business Districts Environmental Review No environmental review is required as part of the study effort. If any of the projects move forward to design, environmental review will be required. Attachments:  Attachment A: Downtown Parking Garage Perspectives (PDF) City of Palo Alto Page 9  Attachment B: Downtown Parking Study - Constructability Factors (XLSX) View looking west. View looking southwest. View looking north. View looking south. PROGRESS PRINT Oty of Palo Alto SANDIS HNA/PACIFIC April 25, 201 3 No Scale DA.O CONTEXTUAL PARKING GARAGE PERSPECTIVES PROGRESS PRINT City of Polo Alto SANDIS HNA/PACIFIC No Scale DA.Ol City of Palo Alto ~ r oft /t'1.1 J r /I t £1\ PALO ALTO, CALIFORNIA ntlmJ £on fVtlVef'Ie:J.L.O ., PARKING GARAGE PERSPECTIVE April 25, 2013 b b o '" ~ '" \ i» b ~ (. I j., .:. '" 82'·0" 2'·0" 64'·0" 16'·0" /1 I I / I 83 --I I I i __ -.1 -- --D~ ~IO I I l- I w w i:zzz r------"" I!l ~: 84 l-I<! ~/// II) ~ I -- >- ~ t f---I w I --' f---f---! "" f---w f---> f---f---I -< f---f---I 85 ~ -- f---f---I I f---f---~------------------------------'---f---c_ D u u ~~~~~ f---lap +-+-~ RAMP UP f----" -+ -+ t::::::::::::c +1I ~ '" ~ I IIIIIII ~ t II!l ~ ~ P C +-+- -+ -+ "---I I I I I'~'l'm' DJ~i, ~ t I ---+---------------------------~--~---------- / 1"'- HAMILTON AVENUE 2'·0" 202'·0" 1'·0" 205'·0" PARKING GARAGE SITE P LA N City of Palo Alto t1 f "ft /f'1.1 J r /I f 0 PALO ALTO, CALIFORNIA namJ tOn ,vaverlBJ 1-0 q '" \ q ;, '" 9 M q '" b q ~ ;, -0 I, I b .:. DESIGN PRECEPTS (as RESPONSIVE to SITE CONSTRAINTS) CD © ® ® ® @ 7' wide City of Palo Alto Special Setback along Hamilton Avenue has been accommodated in the garage design. Vehicular access to the garage is provided along Hamilton Avenue and Waverly Street. The existing alley at north end of site is maintained for vehicular and pedestrian access to the garage. Proposed garage is set back 2.5' from the alley (10' to centerline alley) to allow for unlimited unprotected openings for natural light and ventilation for the garage which also increases the alley width to 17'-6" along length of the garage wall. Existing mature pine tree at northwest corner of Lot D and Lot 85 to be removed. Existing trees on Lot D along Hamilton Avenue (and trees interior to Lot D) to be removed. A public restroom at corner of Hamilton Avenue and Waverley Street is to be included in garage design. FLOOR AREA SUMMARY (SQUARE FEET) LEVEL P-5 22,033 LEVEL P-4 24,145 LEVEL P-3 24,145 LEVEL P-2 24,145 LEVEL P-l 24,639 TOTAL 119,107 HEIGHT OF BUILDING TOP OF HOSTWA Y (APPROXIMATE) 60'-0" TOP OF HIGHEST SPANDREL 45'-7" TOP OF HIGHEST FLOOR SLAB 41'-10" ® CD o ® Proposed garage is set back 2' from the property line along Lot 102 (existing AT&T building) to allow sufficient clearance any adjacent building foundations that might encroach into Lot D and will allow for the proposed garage to have concentric foundations as well as some access for construction between the existing and proposed buildings. No openings (unprotected or protected) are allowed at this separation distance. Proposed garage is set back 16' from Lots 84 and 85 to allow for a service alley for the existing businesses as well as exiting egress to the public right of way. The 16' service alley will allow for the required 10' separation distance for unlimited unprotected openings for natural light and ventilation for the garage and 6' from the property line for the existing buildings separation distance that will allow for 10% to 25% (depending if the existing building is sprinklered) of unprotected openings per story on the existing buildings which should be sufficient to account for what is existing as doors and/or windows. Proposed garage Is set back 5' from Lot 85 to allow for an egress path to the public right of way for the rear of Lots 84 and 85 as well as to allow for 10% to 25% (depending If the garage Is sprinklered) of unprotected openings per story on this wall line to allow for natural light and ventilation. This 5' setback will also allow natural light Into the existing building. The 5' setback should be sufficient to clear any adjacent building foundations that might encroach Into Lot D. CAR COUNT SUMMARY D STANDARD ~ ACCESSIBLE D ELECTRIC D LEFE TOTAL (8'-6" x 17'·6; • (9'·0" x 18'·0; (8'-6" x 17'·6; (8'-6" x 17'·6") LEVEL P-5 66 66 LEVEL P-4 63 63 LEVEL P-3 63 63 LEVEL P-2 63 63 LEVEL P-l 14 7 15 9 45 TOTAL 269 7 15 9 300 EXISTING SPACES DISPLACED 86 NET TOTAL PARKING SPACES 214 PROGRESS PRINT CONCEPTUAL PARKING GARAGE SITE PLAN, DESIGN PRECEPTS ani SUMMARIES April 25,2013 DA.l City of Palo Alto SANDIS HNAjPACIFIC I" = 50'-0" View looking southwest. View looking north. View looking north. View looking south. PROGRESS PRINT City of Polo Alto SANDIS HNA/PACIFIC No Scale EGA.O City of Palo Alto (jifman/1!,ruanl .e.ol ~ /?Vaverfeu .e.ol ~ PALOALTO,CALIFORNIAJ V J V CONTEXTUAL PARKING GARAGE PERSPECTIVES April 25, 2013 PARKING GARAGE PERSPECTIVE City of Palo Alto (jifman/1!,ruanl .e.ol ~ /?Vaverfeu .e.ol ~ PALOALTO,CALIFORNIAJ V J V SANDIS HNA/PACIFIC City of Polo Alto Indicates extent of required fire-resistive Inflll wall system allawlng up to 15% of unproteded openIng area af the exterior wall per story In a fully sprlnklered parkIng garage. Inflll walls are shown on top of fire resIstIve concrete spandrel. acting as vehlaJlar Impact barrlef1 as well as pedestrIan guardrails. The extent of the Inflll walls and the opening configuration combined to achieve the allowed percentage of area of the exterior wall per .story will be dependent on the final desIgn of the parking garage. PROGRESS PRINT April 25, 2013 EGA.Ol Na Scale I­ W W eo: l­ V) I­ Z -« >­eo: co 96 - 112'-6" 3'-0" 109'-6" 'i' l -- -- -- ----- ,li lllill w ~U if 36 -I +-+-I ----------i-I ~ ~ t ------1 hi Pl.l..I ,I I I J~I; I: I I 35 i '~ci~ ~I -'OOM ... P +-RAI,P UP I B~ru I STORAGE '" ~ (1""%1 ~J"'I I LOCKERS 'OOM n n n -- -------- " 'i' M 32 - FOREST AVENUE - / '" / (-+<lim -", I­ W W eo: l­ V) HAMILTON AVENUE 112'-6" 109'-6" 2 I I 3'-0" .---~-+-----------QL _____ _ 9 ;,- ;! ------1 PARKING GARAGE SITE PLAN 21 q b ~ 22 23 I­ W W eo: l­ V) >­ W --I eo: W > -« ~ FLOOR AREA SUMMARY (SQUARE FEET) LEVEL P-5 22,764 LEVEL P-4 30,761 LEVEL P-3 30,761 LEVEL P-2 26,061 LEVEL P-1 26,616 TOTAL 136,963 HEIGHT OF BUILDING TOP OF HOSTWAY (APPROXIMATE) 63'-2" TOP OF HIGHEST SPANDREL 48'-11" TOP OF HIGHEST FLOOR SLAB 45'-2" CAR COUNT SUMMARY D STANDARD n ACCESSIBLE D ELECTRIC D LEFE TOTAL (8'-6" x 17'-6; l!J (9'-0" x 18'-0; (8'-6" x 17'-6; (8'-6" x 17'-6") LEVEL P-5 LEVEL P-4 LEVEL P-3 LEVEL P-2 LEVEL P-1 TOTAL 59 59 59 51 9 237 9 9 EXISTING SPACES DISPLACED NET TOTAL PARKING SPACES 14 8 14 8 59 59 59 51 40 268 87 181 PROGRESS PRINT City of Palo Alto {fifmanl13ruan! .c.o!. 11Uaverfeu .c.o! ~ CONCEPTUAL PARKING GARAGE SITE PLAN ani SUMMARIES April 25, 2013 EGA. 1 PALO ALTO, CALIFORNIAJ J 'till City of Palo Alto SANDIS HNAjPACIFIC 1" = 50'-0" View looking east. View looking southeast. View looking east. View looking north. PROGRESS PRINT City of Polo Alto SANDIS HNA/PACIFIC No Scale OA.O CONTEXTUAL PARKING GARAGE PERSPECTIVES April 25, 2013 \ PARKING GARAGE PERSPECTIVE City of Polo Alto SANDIS HNA/PACIFIC Indicates extent of requIred fire-resIstIve Inflll wall system allowing up to 25% of unprotected openIng area of the exterior wall per story In a fully Iprlnklered parkIng garage. Inflll walls are shown on top of fire resIstIve concrete spandrels acting as vehlaJlar Impact barriers 01 well as pedestrIan guardrails. Indicates extent of requIred fire-resIstIve Inflll wall system allowing up to 15% of unprotected openIng area of the exterior wall per story In a fully sprlnklered parkIng garage. Inflll wolls are shown on top of fire resIstIve concrete spandrel. acting as vehlaJlar Impact barriers os well 01 pedestrIan guardrails. The extent of the Inflll walls and the opening configuration combined to achieve the allowed percentage of area of the exterior wall per story will be dependent on the final desIgn of the porklng garage. PROGRESS PRINT Na Scale OA.Ol April 25, 2013 q b 0 q Co ex> I­ w w c.: l­ V) J: l') J: LYTTON AVENUE I I I I I I I I I ___ -.1 ___ ~ ____ 1 ____ L _,_ L ___ -,1-------'------'---------1 I I I 225'-0" 1'-6" 222'-0" 1'-6" 32 26 4-4- + + 31 30 29 28 UNIVERSITY AVENUE PARKING GARAGE SIT E P LA N I­w w c.: l­ V) z o V) c.: w ~ w CD © ® ® ® @ DESIGN PRECEPTS (as RESPONSIVE to SITE CONSTRAINTS) Vehicular access to the garage is provided at both High Street and Emerson Street. Existing trees on Lot 0 along both High Street and Emerson Street (and trees interior to Lot 0) to be removed_ Existing street trees along High Street are to be maintained if reasonably possible to allow for the construction of the proposed garage. Proposed garage is set back 5' from Lots 26 and 32 to allow for an egress path to the public right of way from the existing building exits located in alcoves adjacent to Lot 0 at the center of the property_ Setting the proposed garage 5' from the property line will also allow for 10% to 25% (depending If the garage is sprlnklered) of unprotected openings per story on this wall line to allow for natural light and ventilatlon_ This 5' setback will also allow for access to the existing electrical meter service area between the existing buildings. The 5' setback should be sufficient to clear any adjacent building foundations that might encroach into Lot 0, and will allow for the proposed garage to have concentric foundations as well as access for construction between the existing and proposed buildings_ Proposed garage Is set back 7' from Lots 28, 28, 30 and 31 to allow for a pedestrian alleyway for the existing businesses. This 7' pedestrian walkway can double as exiting egress to the public right of way from the rear doors of those buildings as well as access to the businesses from the proposed parking garage. The 7' setback will allow for 10% to 25% (depending if the garage is sprinklered) of unprotected openings per story on this wall line to allow for natural light and ventilation. FLOOR AREA SUMMARY (SQUARE FEET) LEVEL P-5 16,968 LEVEL P-4 19,536 LEVEL P-3 19,536 LEVEL P-2 19,536 LEVEL P-l 19,536 TOTAL 95,112 HEIGHT OF BUILDING TOP OF HOSTWA Y (APPROXIMATE) 60'-0" TOP OF HIGHEST SPANDREL 45'-7" TOP OF HIGHEST FLOOR SLAB 41'-10" ® o ® The 7' setback will also allow for more natural light and ventilation into the existing buildings that are located near the property line than would have been if the proposed garage was constructed on the property line. The 7' setback should be sufficient to clear any adjacent building foundations that might encroach Into Lot 0, and will allow for the proposed garage to have concentric foundations as well as access for construction between the existing and proposed buildlngs_ The pedestrian alleyway will be likely unable to accommodate current trash areas or loading and service areas from the rear doors of the existing buslnesses_ A common trash area has been incorporated into the garage for these businesses that has direct access from High Street. Access to this trash area is from the 7' alleyway and into and through the garage. A loading only zone should be created along High Street and/or Emerson Street to allow for loading and unloading on the street. Any deliveries etc. can utilize the 7' pedestrian alleyway leading to the rear of the existing buslnesses_ The 7' setback should be sufficient to maintain the upper level openings on the existing buildings on Lots 29, 30 and 31 by providing extra separation distance if the existing Lot 0 was used as a yard to allow the openings in the existing building to be so close to the property line. Analyzing the new buildings using the current building codes could also yield additional latitude with the protection and size of these openings since the separation distances, percentages of unprotected openings and fire resistive exterior wall requirements have been reduced from previous more restrictive building codes. There are switchgear enclosures and transformers outside the building on Lot 31 adjacent to Lot O. It is assumed that this electrical service can be left In place if the proposed garage is located 7' from the property line. However service access to the electrical equipment may be compromised with the construction of the garage only 7' from the property line. CAR COUNT SUMMARY O STANDARD Fl ACCESSIBLE D ELECTRIC D LEFE TOTAL (8'-6" x 17'-6; l!..I (9'-0" x 18'-0; (8'-6" x 17'-6; (8'-6" x 17'-6; LEVEL P-5 LEVEL P-4 LEVEL P-3 LEVEL P-2 LEVEL P-l TOTAL 49 46 46 46 10 197 7 7 EXISTING SPACES DISPLACED NET TOTAL PARKING SPACES 12 12 7 7 49 46 46 46 36 223 78 145 PROGRESS PRINT CONCEPTUAL PARKING GARAGE SITE PLAN, DESIGN PRECEPTS ani SUMMARIES April 25,2013 OA.l City of Palo Alto SANDIS HNAjPACIFIC 1" = 50'-0" View looking northeast. View looking north. View looking west. View looking southeast. PROGRESS PRINT Oty of Palo Alto SANDIS HNA/PACIFIC April 25, 201 3 No Scale PA.O CONTEXTUAL PARKING GARAGE PERSPECTIVES City of Polo Alto SANDIS HNA/PACIFIC City of Palo Alto rt f: ';rtf oft /'I t p PALO AtTO, CALIFORNIA n!JYI naml "on .1-0 PARKING GARAGE PERSPECTIVE Indicates extent of requIred fire-resIstIve Inflll wall system allawlng up to 15% of unproteded openIng area af the exterior wall per story In a fully sprlnklered parking garage. Inflll walls are shown on top of fire resistive concrete spandrel. acting as vehlaJlar Impact barrlef1 as well as pedestrian guardrails. The extent of the 1nf111 walls and the opening configuration combined to achieve the allowed percentage of area of the exterior wall per .story will be dependent on the final design of the parking garage. PROGRESS PRINT Na Scale PA.Ol April 25, 2013 q it) I- W W ~ q q I- 0 N V) ~ ~ :::c C) :::c 45 100'-0" 97'-6" 19'-6" UNIVERSITY AVENUE 46 2'-6" 33'-6" I 1 1 1 1 1 1 1 1 1 1 1 1 1 1 L---J 1 1 1 1 1 1 ,'-------------1--+------++--,--L ___ ~ ___ -.1 ___ J - - - 97 ------T~:;=] Da~ BICYCLE LOCXERS 79 80 81 -- ~----------------- 82 -- - - -1- - --1---1--- 1 I 83 I -- 86 85 I I I I I I I I I HAMILTON AVENUE PARKING GARAGE SITE P LA N I­ W W ~ l­ V) z o V) ~ w :E w DESIGN PRECEPTS (as RESPONSIVE to SITE CONSTRAINTS) CD © ® A 15' wide alley exists at the north end of the site that has been incorporated Into the surface parking Lot P and is not discernible without consulting the County Assessors Map. This access provides access to the existing 17'-6" wide alley at the east side of the site that Is maintained for services and pedestrian access to the existing businesses on Lots 97, 79, 80, 81, 82, and 83. The 15' alley on the north is to be reclaimed to provide access to the existing east side alley as well as to provide the existing building on Lot 45 with access to Its existing fire department connection, Its existing service and trash area and to maintain unprotected openings along the southern wall of the existing building. Proposed garage is set back on the north 5'-0" from the 15'-0" wide alley (10' to centerline alley) to allow for unlimited unprotected openings for natural light and ventilation for the garage which also increases the alley width to 20'-0". Proposed garage is set back on the east 2-5' from the alley (10' to centerline alley) to allow for unlimited unprotected openings for natural light and ventilation for the garage which also Increases the alley width to 20'-0". Proposed garage to be set back 3' from the property line on the south end to potentially allow for openings (if desired or needed). To allow for any openings the proposed garage needs to be sprinklered and if sprinkle red a maximum of 1 5% per story for unprotected openings will be allowed. FLOOR AREA SUMMARY (SQUARE FEET) LEVEL P-5 10,838 LEVEL P-4 14,595 LEVEL P-3 14,595 LEVEL P-2 14,595 LEVEL P-l 16,077 TOTAL 70,700 ® ® © ® The 3' setback should be sufficient to clear any adjacent building foundations that might encroach into Lot P and will allow for the proposed garage to have concentric foundations as well as some access for construction between the existing and proposed buildings. The 3' setback should be sufficient to maintain the upper level openings on the existing buildings on Lots 85 and 86 by providing extra separation distance if the existing Lot P was used as a yard to allow the openings in the existing building to be so close to the property line. Analyzing the new buildings using the current building codes could also yield additional latitude with the protection and size of these openings since the separation distances, percentages of unprotected openings and fire resistive exterior wall requirements have been reduced from previous more restrictive building codes. Existing trees along High Street on Lot P (and Interior to Lot PI are to be removed to allow for the proposed garage. There is an existing electrical transformer at the southwest corner of Lot P. The garage has been notched around this existing transformer to allow it to remain in place. CAR COUNT SUMMARY IJ STANDARD IJ ACCESSIBLE D ELECTRIC D LEFE TOTAL (8'-6" x 17-6; • (9'-0" x 18'-0; (8'-6" x 17-6; (8'-6" x 17-6; LEVEL P-5 34 34 LEVEL P-4 32 32 LEVEL P-3 32 32 LEVEL P-2 25 4 29 LEVEL P-l 5 8 13 TOTAL 123 5 8 4 140 HEIGHT OF BUILDING TOP OF HOSTWA Y (APPROXIMATE) 60'-9" EXISTING SPACES DISPLACED 51 TOP OF HIGHEST SPANDREL 46'-6" TOP OF HIGHEST FLOOR SLAB 42'-9" NET TOTAL PARKING SPACES 89 PROGRESS PRINT CONCEPTUAL PARKING GARAGE SITE PLAN, DESIGN PRECEPTS ani SUMMARIES 1" = 50'-0" PA.l April 25,2013 City of Palo Alto HNAjPACIFIC SANDIS View looking south. View looking south. View looking eost. View looking west. PROGRESS PRINT SANDIS HNA/PACIFIC May 13,2013 City of Palo Alto ,.., F. r /I /I t u PALO ALTO, CAUFORNIA (AfKJan .l-ane .1-0 Oty of Palo Alto 1" = 50'·0" UA.O CONTEXTUAL PARKING GARAGE PERSPECTIVES ~ \ OUTLINE OF EXTERNAL HELICAL RAMP ABOVE A --------- WEST BUILDING ELEVATION 592'-0" GARAGE FOOTPRINT at GRADE PROPERTY LINE j AC" 1 -~------------'~~--~-- \ \ (' PROPERTY LINE and APPROXIMATE CENTERLINE OF UTILITY POLES EXTERNAL RAMPS ... ... 11'-0" UTILITY SETBACK PARKING GARAGE SITE PLAN 1[§J c EDGE OF EXTERNAL RAMP (21'-9" TOP OF SPANDREL) City of Palo Alto d J: r fJ fJ t u CONCEPTUAL PARKING GARAGE SITE PLAN ani ELEVATION PALO ALTO, CALIFORNIA fArl'Jan .L.ane .L.O City of Palo Alto SANDIS HNAjPACIFIC HELICAL RAMP ABO E / .I PROGRESS PRINT May 13,2013 UA.l 1" = 60'-0" EAST PERSPECTIVE ELEVATOR ELEVATOR STAIRS STAIRS DOWN CIRCUIT UP CIRCUIT ,-----, I I -- 0 TURN AROUND 114 SPACES TURN AROUND LEVEL P-2 FLOOR PLAN 592' 0" - PEDESTRIAN ACCESS TO PEDESTRIAN ACCESS -ELEVATOR [~'-m __ ~_ ELEVATOR AVENUE DOWNTOWN I STAlOS [ BUS LOADING/UNLOADING STAI:l -~ ~ ----iii ___ ---~(~--=r---j --~ -------- --------------~-y J L J L -" J L J L J -04 "~ -1 Ie 0 .. ~ .. .. + + + ~ + ----c , c , c , c , c , c , '\ + n: , c , ----L ~ L ~ L ~ L ~ L ~ L ~ ~ L ~ --- /. ' q /" ~ /", .' ____________ J=: ----------------------------------------. t _UP I ....... ~ ~, ----------.. ---~ .. ------~ ( POTENTIAL BUS LAYOVER AREA - LEVEL P-l FLOOR PLAN 1j§; 7 BUSES (loading/unloading) 8 BUSES (layover) , 7 I II NUMBER OF EXISTING _ 1 64 SPACES DISPLACED TOTAL PARKING GARAGE SPACES -478 NET TOTAL PARKING SPACES -314 PLUS 7 BUSES (LOADING/UNLOADING) 8 BUSES (LAYOVER) PROGRESS PRINT City of Palo Alto f'1 f. 6 /'l /'l t u CONCEPTUAL PARKING GARAGE FLOOR PLANS ani PERSPECTIVE May 13,2013 UA.2 PALO ALTO, CALIFORNIA tA" an Lane LO City of Palo Alto SANDIS HNA/PACIFIC 1" = 80'-0" WEST PERSPECTIVE -ELEVATOR ELEVATOR STAIRS STAIRS I I I I I I I I I I I I I I I I I I I I I I I I I ((;R;:/;!C ~li~li Ii I III Ii 11!lIII;i I IITT niHlJrrT TiTT1 T ill!lIIl;III~~!~l~\\\\ I I I I I I I I I I I I I I I I I I I I I I l"'l ~ I I Il,il' I' I I I I 'I ",",il' I I I II II' lI,il 'II I I II I'll' Il,il III' Ijgf'PZ~':' I I I I I I I I I I I I I I I I I I I I I I I I I TURNAROUND DOWN CIRCUIT UP CIRCUIT 124 SPACES ruRN AROUND LEVEL P-5 FLOOR PLAN ELEVATOR -, ELEVATOR STAIRS STAIRS I I I I I I I I I I I I I I I I I I I I I I I I I (X:/\'\~i~ a l,~I,I,IIII,llldld;,llllllldl,~I,III,IIII'lldld;II ~~i/\/\>\' ~X:;1;:¥j.i) I: i,: I: I I' I ' I : I I I: I I: i,: I I' I ' I 'I I I: I I: i,:, I I: I ' I 'I I: I I: I I: il I I if. 4C! }' I I l I I I I I I I I I I I I I I I I I I I I I I I TURN AROUND DOWN CIRCUIT UP CIRCUIT 120 SPACES TURNAROUND LEVEL P-3 ani LEVEL P-4 FLOOR PLAN @ PROGRESS PRINT City of Palo Alto f'1 f. 6 /'l /'l t u PALO At TO, CALIFORNIA tA" an Lane LO CONCEPTUAL PARKING GARAGE flOOR PLANS ani PERSPECTIVE 1" = 80'-0" May 13,2013 UA.3 City of Palo Alto HNA/PACIFIC SANDIS EAST PERSPECTIVE WEST PERSPECTIVE STAlR:S ELEVATOR: STAIR:S r r 592'·0" ELEVATOR: r-----~" . , ..... .._ua-.... --.... ... --. ...... ---.... _-"-... .--.. _~ ... w---.. ....... ~ .... I 1 '1 ~,/ t --'/X¥<~t !:!!!!!!!!!:!!!!!!!!!:! !!!!!:! t~*~--V .. i ! i .. XJSZ .. , £' I' 'I', / i_________ i " I I I I I I I I I I I I I I I I I I I I I I I ...... u• I I I I I I I I ....... ~ I -+I-'~'~---(~~ -----------------------------______ a_________________________ ~ ~ -----------------~. __________ __w' 111 SPACES ALTERNATE LEVEL P-l FLOOR PLAN without BUSES NUMBER OF EXISTING _ 1 64 SPACES DISPLACED TOTAL PARKING GARAGE SPACES -589 NET TOTAL PARKING SPACES -425 PROGRESS PRINT City of Palo Alto f'1 f. 6 /'l /'l t u CONCEPTUAL PARKING GARAGE FLOOR PLAN ani PERSPECTIVES May 13,2013 UA.4 PALO At TO, CALIFORNIA tA" an Lane LO City of Palo Alto SANDIS HNA/PACIFIC 1· = 80'·0· Lot D Hamilton/Waverly Lot E Gilman/Bryant Lot G Gilman/Waverly Lot O Emerson/High Lot P High/Hamilton Lot U Urban Lane Lot EG Gilman A.Type of Construction Concrete or Steel Concrete or Steel Concrete or Steel Concrete or Steel Concrete or Steel Concrete or Steel Concrete or Steel B.Lot Size 29,200 SF 11,500 SF 16,875 SF 22,500 SF 15,982 SF 63,598 SF 28,375 SF C.Existing Spaces 86 34 53 78 51 164 87 D.Total Proposed Stalls 300 75 166 223 140 478 268 E.Net Stall Gain 214 41 113 145 89 314 181 F.Stall Gain %249%121%213%186%175%191%208% Estimated Const Cost/Stall Constraint Maximum Potential Constraint Value Constraint Importance Factor 1)Adjacent Property Impacts 10 1.3 7 9 9 3 4 10 9 2)Construction and Staging Impacts 10 1.2 5 5 5 3 1 3 7 3)Access Points 10 1.2 10 7 7 10 5 6 7 4)Adjacent Land Use 10 1.3 5 5 10 10 10 10 10 5)Utility Impacts 10 1.2 5 10 10 5 3 1 10 6)Net Stall Gain 10 1.5 10 2 8 4 4 7 10 7)Cost/Stall 10 1.3 8)Site Potential for Development 10 1 5 5 5 5 5 5 7 Maximum Weighted Value Constraint Scoring Methodology 1)High (1) Medium (5) Low (10) 2)High (1) Meduim (5) Low (10) 3)1 (5) 1-2 (7) 2 (10) 4)Single (5) Mixed Use (10) 5)High (1) Medium (5) Low (10) 6)Based on Stall Percent increase DRAFT Preliminary Site Constructability Constraints (Draft) ATTACHMENT B 100 Total Weighted Site Constraint Points Lot Cost Estimates Not Available at this Time - To be Provided with Final Report Cost Estimates Not Available at this Time - To be Provided with Final Report