HomeMy WebLinkAboutStaff Report 2505-4725CITY OF PALO ALTO
CITY COUNCIL
Monday, June 16, 2025
Council Chambers & Hybrid
5:30 PM
Agenda Item
B.Summary of Downtown Housing Plan Community Assessment Report and Next Steps.
CEQA Status: Exempt under CEQA Guidelines Section 15262.
City Council
Staff Report
From: City Manager
Report Type: INFORMATION REPORTS
Lead Department: Planning and Development Services
Meeting Date: June 16, 2025
Report #:2505-4725
TITLE
Summary of Downtown Housing Plan Community Assessment Report and Next Steps. CEQA
Status: Exempt under CEQA Guidelines Section 15262.
RECOMMENDATION
This is an informational report, no City Council discussion or action is required.
EXECUTIVE SUMMARY
The purpose of the Downtown Housing Plan is to increase housing production in a defined area
of the University Avenue downtown. The plan advances the goals of the City’s 2030
Comprehensive Plan and 2023-2031 Housing Element by establishing policies, development
standards, design guidelines, and the public infrastructure necessary to support additional
housing.
The Community Assessment Report1 documents existing conditions and regulations to identify
key opportunities and factors influencing development. An Executive Summary of the Report
(Attachment A) summarizes the assessment and includes a suitability map highlighting limited
availability of parcels with redevelopment potential in the Plan area. Attachment B contains
analysis of three sites within the Plan boundary. The report indicates that many sites may
require revised standards or incentives to enable housing development.
This information will support the discussion at the upcoming community workshop on June 18,
2025, at the Palo Alto Downtown Library. Community input will help finalize a feasibility
analysis and inform policy recommendations to be presented to Council in September 2025.
BACKGROUND
1 Refer to the Community Assessment Report on Project Webpage:
https://www.paloalto.gov/Departments/Planning-Development-Services/Housing-Policies-Projects/Downtown-
Housing-Plan
The City Council designated the University Ave/Downtown Area as a Priority Development Area
(PDA) on January 13, 2020,2 and accepted the MTC’s PDA grant funding of $800,000 on April 18,
2022,3 to initiate the preparation of the Downtown Housing Plan. This designation approved by
the Association of Bay Area Governments (ABAG), encompasses approximately 206 acres within
a half-mile radius of the Palo Alto Caltrain Station. PDAs as envisioned by the Metropolitan
Transportation Authority (MTC) are established to guide growth around transit and connect
housing to jobs and areas of interest. The approximately 90-acre Downtown Housing Plan
project boundary is a part of the larger PDA boundary approved by MTC and has 33 identified
Housing Element Opportunity Sites that account for roughly 334 housing units per standards set
in the Housing Element.
4, to provide
planning and consulting services for the Downtown Housing Plan. The project kicked off in
March 2024 with the objective of increasing housing production in the downtown area while
reducing the impact on the environment, aligning with the goals of the Comprehensive Plan,
Housing Element, and Sustainability and Climate Action Plan (S/CAP).
ANALYSIS
•Development Feasibility: Factors such as high real estate costs, limited project scale and
small lot sizes, all of which present challenges to constructing multi-family and mixed-
2 https://www.paloalto.gov/files/assets/public/v/1/agendas-minutes-reports/reports/city-manager-
reportscmrs/year-archive/2020/id-10717.pdf
3 https://www.paloalto.gov/files/assets/public/v/1/planning-amp-development-services/long-
rangeplanning/housing-work-plan/cc-downtown-housing-plan-staff-report_04182022.pdf
4 Attachment A - PA Downtown Housing Plan Contract, C24187236
use development. These challenges may be addressed through targeted incentives,
policy adjustments, and other subsidies.
•Regulatory Requirements: Conditions stemming from existing zoning and building
regulations including setbacks, daylight plane, building heights, allowable Floor Area
Ratio (FAR), ground floor retail), processing times, impact fees, parking requirements,
Transfer of Development Rights (TDR) limitations, and the “shrink wrap rule” for existing
legal non-conforming buildings. These issues may warrant an update to the City
practices and procedures.
•Process: Factors related to historical preservation policies, concerns regarding increased
density and infill development, and other impacts tied to increased development in the
project area. These factors may require education, engagement, and community
acceptance.
As a first step in the feasibility study currently underway, the team identified three sites within
the project boundary and applied existing development standards and regulations to evaluate
the conditions affecting housing production at a project site level. These are referred to as the
“Sites for Development Feasibility Analysis.”
Existing Development Standards and Applicability
Following the Community Assessment Report, the project team conducted an evaluation of the
City’s existing zoning standards within the Plan Area to visualize and analyze potential
challenges and barriers to facilitating housing production. As further discussed in Attachment B,
the site selection criteria excluded properties with a historic designation, recent or current
construction, and City owned parking lots. The sites were evaluated based on their building-to
land value ratio, floor area ratio, and parcel size/ownership. Three sites were chosen for a
prototypical case study: 318 University Avenue, 635 Waverley Avenue, and the combination of
116 Hamilton Avenue, 136 Hamilton Avenue, and 650 High Street. Two to three mixed-use or
multi-family residential scenarios were developed for each site. The sites are intended to
represent a variety of contexts present within the project area.
The first phase of the Site Development Feasibility Analysis process was to understand the
existing development standard challenges in detail on a site-by-site basis. The next phase of the
analysis process will support the feasibility analysis by determining which standards, if
modified, could make multi-family or mixed-use development feasible to achieve the housing
production goals of the Downtown Housing Plan: this phase is anticipated to be completed by
Fall 2025.
Next Steps
A community workshop is scheduled for June 18, 2025, and will be held at the Palo Alto
Downtown Library. The discussion with the community is expected to include exercises that will
identify appropriate areas for increased residential density, ways to integrate other supporting
amenities (such as public space), and trade-offs on alternative approaches developed by the
project team.
The project team will build pro forma models testing the financial feasibility of residential
prototype development projects, each representing different intensities of development on the
exemplar sites included in Attachment B.
•Using this analysis, the consultant team will develop an interactive exercise with the
community members to explore ways to appropriately distribute housing units within
the Plan Area. Potential locations for concentrating density and intensity will be
identified and represented as development prototypes that will be tested for financial
feasibility.
•The Housing Element opportunity site capacity within the Plan area is 334 units. This will
serve as the minimum baseline capacity housing unit target for the Plan. The Downtown
Housing Plan is intended to exceed this baseline capacity since the Plan’s goal is to
further accelerate housing production in the downtown area. The project team will
prepare a feasibility analysis that will test the potential of modified standards and the
resultant housing numbers.
The project team will then present the City Council with the feasibility analysis and feedback
received from the community. Analysis will be provided examining the relative performance of
different residential prototypes under current development standards in relation to the market
demand. Based on the analysis and community feedback the project team will seek Council
direction in advance of preparing policy recommendations and the draft Plan.
POLICY IMPLICATIONS
The City’s Comprehensive Plan Policies L-2.4, L-4.7, and L-4.8 and the Housing Element’s
Implementation Program 1.4: City-Owned Land Lots and Downtown Housing Plan are specific to
the downtown area; guiding the development of the Downtown Housing Plan and its
objectives. The Downtown Housing Plan will be a focused policy document with relevant
programs that support housing production goals within the identified boundary, incorporating
development standards, design standards, necessary infrastructure improvements,
implementation plan, and financing feasibility report. The adopted Downtown Housing Plan will
be consistent with the Comprehensive Plan, specifically the Land Use and Housing Elements.
FISCAL/RESOURCE IMPACT
Project activities continue to be funded through the previously appropriated budget and
authorized contract amount of $1,508,254 and there are no additional costs associated with
the services being provided by Wallace Roberts & Todd, LLC.
STAKEHOLDER ENGAGEMENT
The project team understands that community engagement is the key to the success of the
planning effort, in addition to the technical, design, and expertise provided by qualified
consultants funded by the grant. There have been significant efforts from the project team to
engage the resident community including a dedicated webpage, social media announcements,
formation of the Community Advisory Group (CAG), a Technical Advisory Group (TAG),
conducting stakeholder interviews, Community Open House, survey, and pop-ups including
tabling at City events and Farmers Markets.
•Organized a Community Open House on October 10, 2024, at the Community Meeting
Room, City Hall. The event attracted a number of attendees from the community who
provided the project team an insight on the key challenges and opportunities of the
Downtown Area.
•Facilitated a community survey soliciting input from residents was live from November
18, 2024, through December 20, 2024. We received approximately 406 responses, and
the results are being consolidated by the project team. It will be included in the
Community Assessment Report that the project team is working on.
•Organized pop-ups at the City’s Tree Lighting Event, tabled at the Farmer’s Market and
the 3rd Thursday event on California Avenue, and handed out fliers with project
information to commuters at the Palo Alto Caltrain Station.
•Convened the first CAG meeting on January 14, 2025, introducing the members of the
CAG to one another and the project team, defining the scope of the Plan, roles, and
responsibilities as members of the CAG, and seeking feedback and assistance in
engaging with the community.
ENVIRONMENTAL REVIEW
ATTACHMENTS
APPROVED BY:
EXECUTIVE SUMMARY
The Palo Alto Downtown Housing Plan Community Assessment Report represents an initial step in
planning for downtown Palo Alto as a more inclusive livable neighborhood aligned with the City's housing
production goals. Guided by the Housing Element (2023–2031) and Comprehensive Plan 2030, this
assessment consolidates existing conditions based on technical analysis and community perspectives to
inform opportunities for housing growth, affordability, and quality of life in the heart of the City.
PROJECT PURPOSE AND AREA OVERVIEW
The Downtown Housing Plan (DHP) aims to accelerate housing production in downtown Palo Alto.
Spanning approximately 90 acres, the DHP area encompasses properties along Lytton Avenue, University
Avenue, and Hamilton Avenue between Alma Street and Cowper Street. This area is a regional
commercial and employment hub adjacent to Stanford University and the Caltrain station.
The Housing Element Program 1.4 identified downtown as a Priority Development Area (PDA), offering
prime opportunities for infill housing on underutilized and City-owned sites.
UNDERSTANDING THE PALO ALTO COMMUNITY
Palo Alto is a highly educated, high-income City with persistent affordability and equity challenges. As of
2022, the City had a population of 68,624 and a median household income of $214,118—well above
County and State averages. Despite this, more than 25% of households earn under $100,000, and renter
households face severe cost burdens, with 38% of households spending more than 30% of their income
on housing. This number is even higher in the Plan area block groups, with 53% of renter households
paying more than 30% of their income on rent and housing expenses in 2022.
More detailed demographic and market data can be found in Chapter 2: Understanding Palo Alto
Community, and Chapter 5: Affordable Housing and Job Analysis.
PLANNING AND POLICY CONTEXT
The Palo Alto Downtown Housing Plan aligns with Palo Alto’s Comprehensive Plan 2030 and its adopted
Housing Element. The Comprehensive Plan designates downtown as a Regional Center with significant
potential to integrate housing, employment, shopping, and transit in a pedestrian-oriented setting. The
Housing Element prioritizes housing near transit and services and encourages redevelopment of
underutilized public land.
Key policy goals are summarized in Chapter 3: Planning Context and Chapter 6: Regulatory Landscape for
Housing.
Chapter 4 provides a detailed analysis of zoning districts and development standards in the downtown
area, highlighting how current regulations affect development feasibility. It explores topics such as height
restrictions, floor area ratios, use regulations, parking standards, and design challenges that hinder
housing production. These challenges are summarized in Chapter 12, under Development Challenges, to
provide a clear understanding of the limitations that can be modified to yield more housing.
REGULATORY LANDSCAPE, EQUITY, AND HOUSING NEEDS ANALYSIS
Chapter 5 details relevant local context, local policies, and programs that are unique to downtown Palo
Alto and their applicability to the project area. The presence of City-owned land, underutilized properties,
and other housing opportunity sites, proximity to high-quality transit, existing employment and
commercial uses are identified opportunities that could facilitate housing production in the project area.
Chapter 6 presents an Equity Analysis that traces historical patterns of exclusion and their impacts on
housing access today. It identifies disparities in income, poverty rates, access to services, and housing
burdens across racial and demographic groups, guiding strategies to promote fair housing. The
Downtown Housing Plan explicitly aims to further equity by creating opportunities for lower -income
households in a high-opportunity neighborhood. This includes a strong focus on seniors, workforce, and
historically marginalized groups.
Chapter 7 provides a profile of affordable housing and job market conditions in Palo Alto, connecting
housing demand to employment centers. Since 2018, only 12% of permitted housing units in Palo Alto
were affordable to low- or very low-income households, even though approximately 35% of local jobs pay
wages that align with those affordability levels. This is below the RHNA targets for those i ncome
categories, which collectively represent over 40% of the City’s assigned housing need. Most new housing
units permitted during this time were market-rate, including a high share of single -family homes and
accessory dwelling units. In contrast, cities like Mountain View and Menlo Park have delivered a larger
number of new units through multifamily developments loca ted near transit and major arterials. Palo Alto
has permitted fewer multifamily units and has not seen comparable levels of new housing construction.
Within the Downtown Housing Plan area, only seven new housing units have been added since 2013, and
the total number of units has declined due to the conversion of the President Hotel back to hotel use.
The chapter also notes a growing mismatch between the City’s housing development patterns and the
wages of its local workforce. Thirty-five precent of workers in Palo Alto earn wages that qualify them for
very low- or low-income housing, yet most new housing caters to above -moderate-income earners. Many
lower-wage workers employed in Palo Alto are commuting from increasingly distant locations, includ ing
Alameda, Contra Costa, and San Joaquin counties, suggesting a broader regional affordability challenge.
These findings contribute to the development opportunities outlined in Chapter 12, which highlight the
potential for downtown to help address local and regional housing needs through zoning updates and
more diverse housing types.
DOWNTOWN CHARACTER AND DEVELOPMENT PATTERNS
Chapter 8 explores the existing urban form and sense of place in downtown Palo Alto. It includes a block
and figure-ground analysis, an overview of open space and parks, public realm features, and historic
development patterns that have shaped downtown to its identity today.
MOBILITY AND CLIMATE RESILIENCE CONSIDERATIONS
There are a variety of mobility options available in the area including, but not limited to, Caltrain, buses,
and local shuttles. The area features walkable blocks and Class II and Class III bike lanes. However, the
safety and availability of active transportation options must be enhanced to support car -free living. The
chapter also references State, regional, and local policies including Assembly Bill (AB) 2097 and its
applicability to the downtown area. Refer to Chapter 9: Mobility and Interconnectivity Analysis for
additional findings.
Climate resilience is a guiding objective. While the plan area is not directly at risk from sea -level rise,
flooding, or shallow groundwater due to its elevation, long -term resilience will depend on modernizing
aging infrastructure and integrating climate -adaptive strategies. The area does experience moderate to
severe urban heat island effects, which new development can mitigate through increased vegetation,
green infrastructure, and energy-efficient building practices. Utility upgrades, water conservation
measures, and shifts away from natural gas toward all-electric buildings are critical to meeting the goals
outlined in the City’s Sustainability and Climate Action Plan. See Chapter 10: Resilience, Climate
Adaptation, and Infrastructural Analysis.
COMMUNITY ENGAGEMENT
Public participation has been central to the Palo Alto Downtown Housing Plan process. Engagement
efforts so far include:
•A community-wide survey with over 400 recorded responses;
•Pop-up events at public parks and neighborhood centers;
•A community open house event;
•Stakeholder roundtables with local businesses, nonprofits, and residents ; and
•Targeted workforce outreach with downtown service and hospitality workers.
Key takeaways from these engagements include widespread support for more affordable housing,
concerns about parking loss and traffic, a desire for inclusive public spaces, and to preserve the area’s
historic character. Participants emphasized the need for equitable access to housing, especially for
workers, seniors, and people with disabilities. More details can be found in Chapter 11: Community
Engagement Summary.
KEY THEMES AND SUMMARY OF OPPORTUNITIES AND CHALLENGES
Chapter 12 provides a synthesis of challenges and opportunities for housing development downtown,
incorporating findings from land use, equity, mobility, and infrastructure analyses. Key findings and
themes are summarized below.
Development Challenges
Several challenges that hinder housing production in Palo Alto’s downtown were identified. Foremost are
zoning regulations that currently restrict building height, floor area ratios, and ground-floor use,
particularly on key commercial corridors, Transfer of Development Rights (TDR), retail preservation
requirements, and other challenges on rebuilding existing legal non-conforming floor area. These
limitations make it difficult to design financially viable residential or mixed-use developments and may
require targeted zoning updates or streamlined review processes to encourage investment.
Infrastructure limitations, including utility capacity and aging systems, may also constrain development in
some areas. Addressing these gaps will be essential to support higher-density housing and maintain
service reliability. Additionally, the presence o f historic buildings and fragmented parcel ownership in
parts of downtown complicates land assembly and redevelopment, potentially slowing the pace of
change.
Parking remains a sensitive issue, and while the City aims to maintain and/or replace public parking, it will
need to explore alternative parking strategies and manage competing demands carefully. Clarifying
parking requirements under AB 2097 and aligning them with urban design goals will be critica l.
Development Opportunities
Downtown Palo Alto’s designation as a high-opportunity area—with excellent access to transit, jobs,
retail, and community services—positions it well to advance fair housing objectives to support diverse,
mixed-income communities. This is further reinforced by supportive policies at the local a nd regional
levels, including the City’s Comprehensive Plan, Housing Element, and Priority Development Area
designation by MTC/ABAG, which align with the goal of increasing housing supply in the
area. Additionally, the presence of City-owned land, particularly the underutilized surface parking lots in
the project area offer advantages such as lower land acquisition costs and greater control over
development outcomes.
Community sentiment also reinforces these opportunities. Public engagement consistently revealed
strong support for affordable and workforce housing in the downtown area. Residents and stakeholders
expressed interest in promoting dense, mixed-use developments that complement the historic character
while expanding housing options. Together, these factors create a favorable policy and social climate to
reimagine downtown as a more inclusive and livable district.
Chapter 12 ultimately concludes that with targeted zoning reforms, investment in public infrastructure,
and a clear strategy for leveraging publicly owned land, downtown Palo Alto can accommodate new
higher-density housing while preserving its cultural character and meeting community needs.
CONCLUSION AND NEXT STEPS
The Community Assessment Report provides the groundwork for evaluating changes to development
standards, infrastructure, and zoning in the downtown area. It identifies key development opportunities
that can unlock much-needed housing in a high-opportunity location. The strong policy alignment,
community engagement, and planning momentum is expected to create sustainable and equitable urban
infill when implemented.
The next steps will include scenario planning to test alternative approaches to land use, zoning, and
design. This process will help identify a preferred direction, which will then guide the development of
targeted strategies, policies, and implementation tools. Continued technical analysis and community
engagement will further refine the plan.
By leveraging its assets and addressing long-standing barriers to housing production, Palo Alto can deliver
its vision for a more inclusive, connected, and climate-ready future for the downtown area.
For full findings, please refer to the complete Downtown Housing Plan Community Assessment Report.
Figure 1: Downtown Housing Plan: Allowable FAR
Figure 2: Downtown Housing Plan: Building Heights Maximum with Residential Buffer
ATTACHMENT B: DOWNTOWN HOUSING PLAN SITE DEVELOPMENT FEASIBILITY ANALYSIS
As part of the effort to illustrate the impact of current development regulations and other site constraints
on development potential, the project team selected three sites and evaluated them for their potential for
future housing development at varying intensities. The site selection process included Housing Element
Opportunity Sites as well as other public and privately-owned parcels downtown. These typical exemplar
sites were selected based on a specified site selection criteria described below.
Site Selection Criteria
The objective was to exclude parcels with low likelihood of redevelopment. The identified constraints in
this case were:
•Buildings with a historic designation;
•Parcels that were developed in the last twenty years;
•Approved and under-construction development project-sites; and
•City-owned parcels with parking garages.
The remaining parcels in the project area were evaluated using the following criteria to identify potential
sites that can be tested:
1.Building-to-Land Value Ratio: compares a building’s improved assessed value to the land value.
Sites with low-value improvements are more likely to redevelop, whereas those parcels with high-
value improvements tend to be less likely to redevelop. Parcels in the project area that have a
building-to-land value ratio of less than or equal to 100% (building and site improvements have
less value than the value of the land) were considered as “low value” with higher likelihood of
redevelopment and therefore identified as “underutilized sites.”
2.Floor Area Ratio (FAR): measures the existing intensity of development on a property. Parcels that
have a ratio of less than or equal to 0.30 floor area ratio (FAR) are considered underutilized. The
predominant zoning district in the downtown area is CD-C allowing mixed-use development with
a non-residential FAR of 1:1 and a residential FAR of 2:1 on a parcel. A parcel within the CD-C zone
with an existing FAR of less than 0.3 is significantly underutilized relative to the permitted
development intensity.
3.Parcel Size and Ownership: The other important criteria that affects development feasibility is
parcel size and ownership. Developers contacted as a part of the stakeholder engagement efforts
indicated that parcels of 0.5 acres or higher are more viable to develop, resulting in its addition as
a criterion for site selection. Additionally, parcel ownership plays a crucial role in redevelopment
potential. For the purpose of site selection, both City-ownership and contiguous private-
ownership were considered. Contiguous private ownership enhances feasibility by reducing the
need for site consolidation, enabling larger, more cohesive developments.
This systemic approach enabled the team to identify sites that have greater development potential given
the existing constraints. The Opportunity Sites Map (Figure 1) contains sites considered for testing (red)
based on the criteria discussed above. Of these sites shown in red, three sites were selected to represent
a variety of contexts present within the project areas. The three sites tested are marked in blue to
differentiate them from the other sites that were considered for testing based on the eligibility criteria.
Site Development Feasibility Analysis
The sites tested, assumptions considered, massing, and the results of the process are listed below. The
evaluation includes the limitations related to current development standards that hinder housing
production in the project area.
1.Site 1: 318 University Avenue
318 University Avenue is a mid-block Housing Element opportunity site adjacent to another
opportunity site, with higher chances of parcel assembly. One characteristic of the site is that
vehicular access is restricted from University Avenue.
o Dimensions: 125 feet x 64 feet
o Lot Area: 8000 square feet (0.18 acre)
o Base District: CD-C (Downtown Commercial)
o Combining District: GF (Ground Floor) and P (Pedestrian Shopping)
Development Feasibility Analysis – 318 University Avenue
Scenario 1: CD-C (GF) (P)
designation
Scenario 2: Assuming Housing
Element Rezoning
Achievable Unit Count 10 17
FAR, Maximum Commercial: 1.0 Residential: 2.0
Residential: 1.0
Height Maximum 49 feet 44 feet
Usable Open Space/ unit 150 square feet/ unit (private) 150 square feet/ unit (private)
Commercial Space 8000 square feet
Parking Required: 46 spaces Required: 25 spaces
Achieved: 10 spaces Achieved: 10 spaces
2.Site 2: 635 Waverley Street
635 Waverley Street is a mid-block site over 0.25 acres. It is also adjacent to the RM-40 district
where special mixed-use and residential development standards apply.
o Dimensions: 70 feet x 193 feet
o Lot Area: 13,500 square feet (0.31 acre)
o Base District: CD-C (Downtown Commercial)
o Combining District: P (Pedestrian Shopping)
Development Feasibility Analysis – 635 Waverley Street
Scenario 1: CD-C (P) Vertical
Mixed-Use
Scenario 2: CD-C (P)
Horizontal Mixed-Use
Achievable Unit Count 16 18
FAR, Maximum Commercial: 1.0 Commercial: 0.75
Residential: 1.0 Residential: 1.25
Height Maximum 49 feet Commercial: 43 feet
Residential: 45 feet
Usable Open Space 2,400 square feet (common) 2,600 square feet (common)
Commercial Space 13,500 square feet 10,200 square feet
Parking Required: 70 spaces Required: 58 spaces
Achieved: 15 spaces Achieved: 15 spaces
3.Site 3: 116, 136 Hamilton Avenue and 650 High Street
The site including parcels on 116, 136 Hamilton and 650 High Street have common ownership
facilitating parcel assembly and higher development feasibility. 650 High Street is a Housing
Element opportunity site and is in relatively closer proximity to the Palo Alto Caltrain Station with
a greater potential to test higher density and intensity.
o Dimensions: 100 feet x 125 feet and 75 feet x 112.5 feet
o Lot Area: 20,937 square feet (0.48 acre)
o Base District: CD-C (Downtown Commercial)
o Combining District: P (Pedestrian Shopping)
Development Feasibility Analysis – 116, 136 Hamilton Avenue and 650 High Street
Scenario 1: Vertical
Mixed-Use
Scenario 2: Horizontal
Mixed-Use
Scenario 3: Hybrid
Achievable Unit Count 36 32 38
FAR, Maximum Commercial: 0.8 Commercial: 1.0 Commercial: 1.0
Residential: 1.25 Residential: 1.0 Residential: 1.25
Height Maximum 44 feet 44 feet Mixed-Use: 48 feet
Residential: 44 feet
Usable Open Space 9,925 square feet
(common)
6,500 square feet
(common)
7,100 square feet
(common)
Commercial Space 9,800 square feet 12,500 square feet 12,500 square feet
Parking Required: 75 spaces Required: 82 spaces Required: 88 spaces
Achieved: 23 spaces Achieved: 25 spaces Achieved: 25 spaces
Figure 1: Downtown Housing Plan: Sites for Development Feasibility Analysis
Johnson
Park
Cogswell
Plaza
Williams
Park
El Camino
Park
PALO ALTO
STATION
ALMA ST
TASSO ST
KIPLING ST
HIGH ST
EMERSON ST
RAMONA ST
BRYANT ST
WAVERLY ST
COWPER ST
WEBSTER ST
FO
R
E
S
T
A
V
E
HA
M
I
L
T
O
N
A
V
E
UN
I
V
E
R
S
I
T
Y
A
V
E
LY
T
T
O
N
A
V
E
EV
E
R
E
T
T
A
V
E
FLORENCE ST
PA Office
Center
Lytton
Plaza
0.5 MILE
City
Hall
0 250 500Feet
Parks
Downtown Housing Plan Boundary
Housing Element Sites
Selected testing site