HomeMy WebLinkAbout0437.091• ~, .
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October 3, 1991
HONORABLE CITY COUNCIL
Palo Alto, California
Att.D~ioD: Finance committee
Califorrlia Avenue parking Stnlcture
Members o~ the Council:
MNRT IN BRJj:£:
;~~:du.f~:ff fO;e~~! ~~~~ ~~-I
Council me€tir,g for referral to I
the Oct, 22 Finance COIl'.rnittee
Meeting. ---------
The PQrpose of this staff report is to Frcpose that Council direct
City staff to initiate the process that will lead to the
construction of a parking structure and the formation of a parking
assessment district to fund such a project, on City parking Lot 3
on Cambridge Avenue in the California Avenue Business District.
Exhibit 1. illustrates the location of Lot 3 in re) a,tic:n to other
public parking !ots.
Parking studies, past and present, demonstrate a need for
additional parking in the california Avenue Business Di!itrict~ with
the most acute imbalance bet~~en supply and demand occurring in the
proximate area of City parking Lot 3. In addition~ the California
Avenue Area Development District (CAADA) has consistently supported
efforts to provide additional parking within the area.
In 1986~ the City purchased a private parking lot (Keystone Lot)
adjacent to Lot 3 and converted it to public use. The purchase of
the land was funded through the fo:rmation of a parking assessment
district. The assessment district also included funding for
temporary site improvement$ as well as the preparation of a parking
str'l.Jcture plan to determine how best to provide an additional
increment of pUblic parking within the California Avenue Business
District. The parking structure plan ~~s to consider both the Lot
3/Keystone site along Cambridge Avenue and the Lot 7 site along
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EXHIEIT 1
CALIFORNIA AVENUE
~=r~~~~~~~~PARKING LOTS
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k.EVISED June !~90
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Sherman Avenue.
The parking structure plan study has now been completed and
includes a recommend2Jt.inl"'l 't-n r'!"'X",,=,o?d ~'t tho;-pr9:;;e!":t ti.::!"_~ ... ·it.~ t!":.::
develcpment of a single level above ground par~.ing deck structure
or. the existing City parking Lot 3. The next appropri~te st~ps
include: (a) the development of a detailed design, construction
drawings, :bid documents, and 3 detailed cost estimate for the
project, followed thereafter by (b) the formation of a nell/' parking
assess~ent district to fund the construction of the project. The
bounda~ of the new assessment district ~il1 likely be the same as
the existing assessment districts. Follo'Wing formation of a ne·j{
parking assessment district for this purpcse l actual construction
of the project would occur.
staff recommends that
committee for revie ..... ,
council.
BJ.~CKGROUND
Council re-fer this repol"t to the
disclJssion and a recommendation
Finance
to t:"e
In the tall of 1985, Palo Alto initiated a two phase process
(CMR:583:5; October 31. 1985) for the provision of additional
public parking in the california Avenua Business Di5trict~
Phase I included: (a) the purchase 'Of the private parking lot
(!{eystone Lot) adjacent to City parking Lot 3~ (b) temporary
improvements to allow it to be used as a public parking lot, (c)
formation of an assessment ~istrict to ~und thp-acquisition of the
pr-opert~· and the implementation of the te::;porary improvements, and
Cd) the preparation of a parking structure plan that ..... o111d provide
the information i~ecessary for a decision 'Whether or not to proceed
further ~ith the construction of a parking 6tructure~
Phase II was to follow completion of the parkin9 structure plan
(and acquisition of the Keystone parcels) and include the design
and construction of one or more parking structures 'Within the
California Avenue Business District as ~ell as the fcrmation of a
new parking assessment distr lct to fund the construction and
related project costs.
The acquisition of the Keystone parcels ~as completed in 1986.
Temporary improvements "6'ere zr.ade at that time to incorporate the
use of these parcels for public pa~king as an extension to city
parking Lot 3. A new assessment district was formed and bonds
were issued to fund the acquisition of the parcels, the completion
of the temporary improvements and the preparation of a Parking
Structure Plan. Annual assessments are curr~ntly being made each
year to payoff the bonds. A consultant "Wa~ hired in 1988 to
prepare the Parking Structure Plan, the ..... ork for which has no~ been
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co'Cpleted.
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This section of the staff ~eport presents the Summary of
Conclusions and Recommendations fro~ the California Avenue Parking
structure Plan Report, prepareo for the city of Palo Alto by the
consulting firm of wilber Smith Associates in association ~ith t~o
other firms, International Parking Design and Angus McDonald
Associates. A copy of the complete final report is attach~d and is
also available fro~ the City of Palo Alto, Transportation Division,
6th floor, Civic Center.
The purpose of the s~udy ~as to investigate the overall feasibility
of the development of a parking structure on one or both cf t~o
sites located within the california Avenue Busi~ess District. The
study included: (1) an analysis of parking demand and supply, (~J
evaluation of alternative desiqns f~4 ea~h site, (3) assess~ent of
related impacts, and (4) analysis of costs to design, construct and
finance a p~oject. Conclusions and recommendations fro~ the study
include the following:
o Based upon field surveys, public parking supply in the study
areas is approximately 1221 parking zpaces, with peaK
occupancy reaching 91 percent overall and 97 percent for the
area north of California .'venue, during the pe'!K period
,hour). peak parking demand, inclusive of present intrusion
into adjacent neighborhood areas, is approximately 1,357
vehicles, with a resultant deficit of 136 parking spaces
(assuming a 100 percent peak occupancy rate).
c Based upon a lJIore realistic and desirable effective capacity
of 90 percent, the existing parking deficit is 258 parking
&paces.
o The existing ptlblic parking defjcit is most pronounced
(approximately 75 percent of total) !.n the area north of
California Avenue and to a lesser degree ,25 percent of
total) in the area south of California Avenue.
o Eight parking design layout options were evaluated for two
different sites. One location (Site AJ is the existing Lot
3 north of California Avenue, and the other location (Site
BJ is the existing Lot 7 south of california Avenue. Table
S-l compares the eight options qualitatively.
o The parking design layout options reflect a range of added
spaces (67 to 137) ~ a range of costs ($1.5 to 2.3 million)
for design, construction and finar.cing; and a range of
annual assess~ents ($149,000 to $221,000). Table S-2
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Tabl.5-1
COMPARISON OF PAAKING STRUCTURE ALTERNATIVES
C.1ifornla A .. nue Parking Struclure Plan
SITE/CONCEPT
CAMBRIDGE SITE (LOT 3}
A1: Center RamplSloplr\9 F.Ioor
Entrance and Exit otl of Cambridge
Avenue. Sloping deei< 00 the ar.ey sidi!J,
levO!I facade on the other $ides.
A2: t pitt Level
One bay near a1Jey depl'l;s.."'ied S' below
grade. Two 2-wory driveways oft or
Cambridge Avenue.
A3: CL"CuT.r End Rim.,.
Le-iel facade! on all sides with intemal
drtve-up ramp_ Two 2-way drNeways eft
of Cambridge A'oI8nUe.
SHERMAN 5105 n..OT n
B1: Sloping Floor
Entrances on Ash and Birch. Ramp on
alley side. level fc.cade along Sherman.
B2; Cemer Ramp/SIpping Floor
Entrances on Ash i\ticI Sherman One
way traffic flow, angle parking.
93: Cemer RamFl/Sloping Floor
Entra!lt~i:s on Ash and Birch. Ang'k!
parking.
84: Center RamplSloplng Floor
Entrances on Ash 2nd Snerman. One
wtrj traffiC flow, angle parking.
85: Cente r R Imp/Sloplng: FJoCH'
Entrances on Ash & Sherman, and exits
oft of Birch & Sherman.. One-way traffic
flO'N, angle par1c;jng.
Greatest Space Y;eld
limited IrVOut Conf!;C1s
Continuous Search
leasr CrIst Per Starr
Good Space Y .. iO
CoI1"Jnuous Search
Both OrivewayS Two-way
c<>''1t1nwous Search
Greatest Sp~ Yield
lCltNes1 CosVStaJi
Access (rOO'! Ast1 & Bfrct1
Both Driveways Two-way
Access from Ash & Stlerman
Continuous Search
Angle Parking
low Profile
Room 'Of la'1dscaping
Both Driveways Two-way
Col"!!inuoos S€a:'r;"
Angle Pai"Xir>g
Room for Landscaping
Access from ~ & Sherman
Cornlnucus Searcr"l
Angle Par1cing
Room 'or Landscaping
Room for landscaping
No Dead-end Circulal ion
Angle Parking
No Streel Circulation ReqUired
Continuous Search
Low Cost/SIan
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Height of ApPfox. 1. e fes',
No Room 'Of Landscaping
Decr~n POlr:t at enlr"
Possible 1,1/0ut Confri~s
No Room 'or l.andscapjl19
least Space Yisld
I iighest Cost Per Stall
No Aocm for Landscaping
'Dead-end Circulation
DeciSion at Ash Entrance
Street Clrcula!ion Required
90 Oegr~ Parking
High Profile
No Room ror Landscaping
One Way in (Asll)JOut (BJrch)
Forced Turn at Ash Entrance
Least Space V~!d
High COsl/Added Stall
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loc..T1ON <POON
"'A ,
lo< 3
sa. Site " ?521Mt I HI) '"'
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Tabl. S-2
PIIYSIC\L AND COST AITR!8UTES OF ALTERNAT1V£S
CaUf'omla A't'ttItte rlFklng: StroctUft Plan
I'RC>JOCT COSTS
""""""" lION[) ...".
TOTAl STALlS,' NllMBEA or
"'" '" I!TRUCTURE
...
PERCE'NT~EOF ADOOl .... .".,..", ro<al p" Add"
COMP"{''T Sf_US ST.us sa. 1"T.ISi ALL "1I\oM "'" ....
"" .. 2S2'1l1l0" 11.37 fMOO .'Moo
.". ~ Stt. rt
'" .. 2'5:Z'1I "0' "',46 .. ,,,,,, "7,W .... 317 $q. Ft
m ., 252' 1110' f,-" .... "" ..",on
"'" 34J Sq. Ft.
~ m 308". 130' ~03 $1.100 $14.0
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IS :JOS'I' 122' '1.79 tI,OOO 121,100
.". = ... "
W .,. 3011'.,30' 11.7'9 $7,000 S>O.=
"" 3'7Sq.Ft.
"'" 7D 301' x 122' ".19 ")!DO ",",-
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2211 " 308'.110' $1.11 .,-.... <00
"'" 297 Sq. Ft
I'!OOJfCTCOSTS
WITH DONO ISS' IE ' ..
r"", .... Po< ""10.,, .... ...... ~"' .. , ,.,. • ENT·
.~.~ IO)!OO t15.700 ,'51 ,ODD
".56 ",'" Ile,eoo ,'I$3,CIIJ
., "" ",700 122,700 ttG,CD:l
. ..... $7Il00 ".,«10 0221_
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12,00 ",100 ...,-......
",87 ""'" I2C.JDO "33,000
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summarizes the physical and cost attributes of the eight
options.
o f'r-obacie environmental effects include~ (a} increased street
traf:fic in the immediate vicinity of the. parking struct_..:.re,
(b) better-accommodation of pa:-king demand 'With reduced
parki~g intrusion into adjacent residential nei~hborhoods,
(c) displacement of existing parAin9 during ccnstruction of
the: project, (d) pedestrian and bicycle circulation, {e}
noise and air ~ality and (f) visual~ None of these effects
Yere four.d to be significant and staff does not anticipate
that an Enviro~ental Impact Report will be required.
o The recommended plan is to procee~, at th.e present time,
with the development of a single level above ground parking
ae~k structure (similar to option 1) on the existing city
Parking Lot 3 (Site A).
o The recommended plan is expected to yield up to 98
addition3.l parking fipaces at a cost of c:pproximately $1.37
mil~ion or $1.3,900 per added parking space. With the
formation of an assessment district to finance the project,
the total project cost (inclusive of financing costs} is
approximately $1. 54 mill ion or $15,700 per a.dded parking
space.
o The total annual assessment (at 7.5 percent: 20 years) is
estimated to be approximately $152,000 per year with
individual annual assessments averaging $0.22 per building
&quare foot {range $0.03 to $O~90). For c01!lparison, the
current total annual assessment for the purch~se cf the
Keystone Lot is approximately $132,OOO~
staff supports these conclUsions as well as the recorr~endation to
proceed with the design ar.d construction of a single level above
ground p~rkinq deck structure (similar to Option 1) on th~ existing
City Parking Lot 3 {Site A) and the formation of a new parking
assessment district to finance project costs. The CAADA Board of
Direct~rs has also expressed their i~terest and support in
proceeding with th~se recommendations. A recent letter expressing
the view cf the CAADA board is inc~uded as Attachment 1.
Three topics that warrant additional c~ronent, however, relate to
costs, landscaping and zOl"ling~ The prelizc.inary cost estimate,
prepared by the consultants, reflects their professional judgement
and experienc6 based upon their preliminary understanding of the
project and represents a cost for .... hich a parking structure could
be provided under average conditions. The special review and
design considerations that typify Palo Alto projects, as ~ell as
unknown site conditions, are more likely to result in highE!:r rather
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than lower final costs.
As the study report paints out, a comItlon c'")l1.straint for any of the
=~:.-!:.~~:;::-:: o::;l't.z~;;;, ... 'ti-';~5 0j-i u.:..t 3 (Sit"" Aj, is t.he depth of "(:ne siee
which is mini~al1y suffiC'.ier!.t for nec/['.ssary parking layouts but
lacks adequat~ space for landscaping along the Ca~bridge frontage.
Partial landscaping integrated in~o the design of the facility may
be possibl-e. Also, th-e use of uni ... size stalls, 'With their
associated narrower aisle width, may provi~e some opportunity for
landscapinq. Further detailed d~si9n work .. ill need to address
this issue.
Finally, Lot 3 is currently zoned as PF (Public Facility). While
parking is a permitted use, the current PF zoning imposes severe
restrictions in terms of setback requirements and allo~able
buildable ared that render the development of an efficient parking
structure on that site to be impractical. In crder to develop the
proposed parking deck structure, the staff 'Will be recommending
that the site be rezoned to Planned Co~unity District (PC)
designation.
GENERAL COMMENTS
A ProjeCt Review Committee, comprised of representatives from the
California Avenue Business District, the Palo Alto Planning
Commission ~nd various affected City departments, met periodically
throughQut the Phase I work to review and comment on the work of
the consultant. In addition, the Planning Commiss-ion and the
Architectural Review Board were asked to make a preliminary reviev
of the Phase I work.
summary comments include:
o Support tor the provision of additional parking
o Support for Site A (Lot 3) as the first priority location
o Support for a design concep~ similar to option 1
o Il'rter-est in havir.g a cost efficient, low maintenance, simple
but visually p2easi~9 facility that is easy for people to
use.
o concern that the structure be ... ell designe,d
detai1ing , landscaping, lighting (daytime
signing, pedestrian and vehicular circulation
within the Existing urban context.
in
and
and
terms of
night),
fit veIl
o Concern regarding the financial impact of a new parking
assessment on property owners and tenants
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o Concern about existing parking intrusion into the adjacent
neighborhoods and interest in measures th3t would reduce its
magnitl1ri"'"
NEXT STEPS
With the completion of the Parking S~ructure Plan, ~hase 1 ot the
t .. o phase process "for the provision Of additional publ ic p;O,lrking in
~~e California Avenue Susiness District has been comple~ed.
Procedurally # Phase II i5 comprised of t,lree sequent.ial parts.
Part (AJ is the preparation of bid documents necessary to build a
project, includinq detailed engineering design and construction
draYings, a detailed engineer's cost estimate, general requirements
and technical speci.fic::atlons, and other related bid docu"!!lents.
Part (8) is the process of forming an assessment district to
finance the project. Part (C) is the actu31 physical construction
of the project.
~e 11. P~rt CAl
Phase Il(A) would require that the city retain the services of
a qualified team o~ consultants t.o develop the detailed
engineering design and construction drawings, detailed
enqineer'fi. cost estimate, specifications and :tequirements, and
other related technical and legal documents necessary to
advertise and award a contract to construct a specific project.
The development of such 40cuments wou-d in~lude the review and
necessary approvals by the city. including the Planning
Commission, the Architectur31 Review Board, various affected
City departments, and the Council, as well as public
information meetings for property owners,. tenants and
neighborhood residents.
In 1985; the Request For Proposals and the consultant
evaluation and selection process ~e~e set up in such a way as
to solicit, evaluate, and select firms based upon their
capability to provide necessary services for Poth Phase I and
Phase II (CMR:391:8; August 4. 1988; page 2). This ~as done to
ensure continuity and consistency bet"..reen the planning and
feasibility wo~k an~ possible subsequent design and
construction 'Work. It 'Was also done 'With the understanding that
if (and: only if) Council makes an affirmative decision to
proceed with Phase II vorK; and subject to the discretion of
the City's project manager regaroinq the quality o~ the ~ork
performed and continued suitability of the selected fi~. the
consultant selected for Phase I ~ould be invited to negotiate
for Phase II 'Work (-.;ithcut going through anot'her consultant
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. selection process) ~ If staff w-as U:1able to successfully
neqotiate a satisfactory contract tor Phase II ~ork, a 9~nerdl
solicitation to other con~ultants, consistent w-ith the City's
",c:.t~bl:!~'h,,:,1 -,:'~~~·.!2t~!"::t =~!c.:::ti~ •• ~:o:-vc<::'~"'.i:-~~, -"0u.:i.u ~~1.;u.r. In
any event, a final design contract for Phase II ~ould go to the
Council for their approval.
Staff is sa~isfied with the Phase I work done by the
consulti!nts, believes that they vould. be sui table for the Phase
II work, and proposes to pursue negotiations ~ith them for the
Phase II work, if the Council makes an affirmative decision to
proceed with Phase II. One change that was discussed at the
time of the original contract, and still seems relevant, is the
possible eXchange of roles between Wilber smith Associates and
International Parking Design~ The initial contract for the
Phase I 'Work '-'as between the city and Wilber Smith Associateo;,
with International Parking Design as a supporting team member
(sub-consultant) ~ With the strength of wilber Smith Associat~s
being primarily in planning and feasibility of parking
structures and the strEngth Qf International P&rking Design
being in the detailed design of parking structures, this ~as a
desirable and appropriate arrangement for the Phase I 'Work~
Given the nature of the Phase II work, ~ contract between the
City and International Parking Design, with Wilber Smith
Associates as a supporting team member, is likely to be a more
suitable arrangement.
Phage II. Part-ill
Phase II{B), the precess of forming a new assessment distzict
to finance a project, includes the following procedural steps:
o Preparation of an Engineer's Report (based directly upon the
plans, specifications and cost estimate for a specific
project, forthcoming ~rom Part A of Phase II).
o council action on resolu.tions making certain p:-eliminary
determinations, giving preliminary a.pproval of the
Engineer's Report and setting a time for a public hearing
for protests.
o Public he~ring noticing proc2ss~
o Council public hearing.
o council action on resolutions making certain findings and
determina"tions, overruling protests, adopting the Engineer I s
Report and ordering the work to be accomplished,
Attachment 2 provides a description of the procedural steps
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leading to the tortn8ltion of an asseSs~ent district for the
purpose of funding tha construction of a parking deck str~cture
on Cit:y parking Lot 3 in the Cal i rornia Aver.ue Busine~s
I)istri-ct.
Phase II(S} would r~quire that the city also retain the services of
a bond counsel firm a!ld a financial advisory firm to assist staff
with th~ legal and procedural steps related to the formation of an
assessment district and the preparation and sale of bonds.
Also, as part ot Phase IICB), it will be neces$~ry to establish
the leqal boundaries of tbe nev assessment district and a
proceedings fo.rnula to be lJ.sed to determine the annual
assessments upon the real property within the assessment
district. This will be revieved and considered at the time of
the pr~paration of the Engineer's Report, b~t at the present
time, staff anticipates that the assessment district boundary
and proceedings formula 'Would: b.a the same as that used in
conjunction ~ith the fo~ation of the assessment district for
the purchase of the ~eystone Lot in 19S6~
Phase II. Part Ie)
Phase lIce) involves the issuance and sale of bonds to raise
the necessary funds to pay for the proj eet and the actual
construction cf the parking facility. The construction .ork
will involve advertisement and a ... ~ard of a construction contract
and related items necessary to construct, manage~ and finance
the proj ect ..
FUNDING
The Phase I 'Work was completed as part of CTP project 87-21, at a
co~t of f44,OOO with the source of funds being Ca) $42 1 000 from
bond proceeds related to the acquisition of the Keyst~~e Lot (elP
86-19). and (b) $2,000 from the Arabian Horse world mitiqation
account (CMR:477:8; October 13 1 1988; Page 3) ~
The portion of Phase It ~ork that requires funding, prior to the
availability of funds from the formation of a new parking
assessment district and the sale of bonds, is the consultant
services related to the prepar~tion of engineering (ie-sign and
construction drawings, cost estimate, speclfications l related bid
documents, and design r-evielJ coordination (Phase II CA) J •
App~vx:imately $ 200,000 (subject to chang'e upon final contract
negotiations) is required (or this purpose.
These consultant design services ~re a necessary precursor to a
final decision regarding the formaticn of an assessment district.
Therefore, funds to accomplish these tasks must originally be
advanced from non-assessment district sourCes. If a new assessment
district is ~uccessfully formed, proceeds fr-om the bond sale Can be
lO/l/n
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useCi to reimburse such monies adva.nced from other sources. If an
assessment district is not eventually forrued~ such costs would not
be reimbursed to the CitY4
staff reco~ends that the source of .funding for the consultant
design services, required to be performed prior to the decision to
form an assessment district, ~e as follo~s: Ca) the first $58,000
to comG fram the remaining balance in the Arabi-an Horse World
mitigation funds (for parking improvements in the Califor~ia Avenue
p~rking Assessment District) and (b) the remaining amount to be a
General Fund expenditure with reimbursement of such costs to the
General Fund from the anticipated new parking assessment district,
when and at such time that a nev parking assessment dis,trict is
formed and bonds are sold. This ~ould re~Jire a budget amendment
or4inance, Yhich staff wi)l prepare for Council approval, at an
appropriate future date.
Also, recerlt tax law now reqoJ.ires that, 'When a city intends to use
the proceeds from an anticipated future bond sale for reimbursement
of some current expense (prior to the bend issue), the Council is
required to pass a re~olution of Intent To Issue Bonds, prior to
the expenditure of any such funds. Staff will prepare the
necessalY resolution for COUncil adoption prior to award of the
Consultant contract.
The costs related to services of a bond counsel firm and a
financial adviEory fi~ as ~ell as actual project construction and
construction management, ar-e in addition to those identified above.
They will be incurred only after the actual formation of a ne""
assessment district, and they will be fully funded bj~ proceeds from
the sale of bonds.
PUBLIC MEETING
On August 21, 1991, a public meeting was held at the Wesley United
Methodist Church for the p~rpose of sharing information abou~ the
study findings and recommendations, receive comments on the study
and respond tQ questions.
A ~eeting notice ~as sent to approximately 300 property owners and
tenants, CAAOA and neighborhood representatives. A copy of the
Z!leetiilq notice is included as Attachltent 3. A total of eight
persons, in addition to staff, attended the meeting five
represented property owners and three were residents from adjacent
neighborhoods.
Issues, cor.cerns :and questions that .. ere raised and discussed
inc1uded~
o How proposed project assessment .. ill affect and/or limit any
futuLe additional parking in the area.
o HoW' well the businesses/owners cvuld handle the proposed
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additional assessment and/or other future assessments .
o Wba~ formula would be used tQ ~p~p~~ t~~ ~~t=l ~~~~~~~~~~
among the property owners.
o Residents expressed opposition to any new parking structure
along Sherman and questioned need fol."" any neW' parking versus
similar investment in alternative travel modes.
o What consideration was given to the caltrain parking lot at
the t'IlOO of california Avenue and the county facility paricing
lot along Sherman.
o Concern about construction
Birch Str~et and interest
completed structure away
possible.
related truck traffic not using
in directing traffic from. the
from Birch street as much as
OVerall, the participants seemed to express general support fo~ the
proposal to provide additional parking on Lot 3 and appreciation
for the opportu~ity to learn more about it and make comments.
ENVlROHMEN1AL ASSESS~
~~ environmental assessment will be prepared prior to the review
and a?proval of a parking facility project.
RECOMMENPATION
Staff recommends that Council:
1. Approve, in principal, and direct staff to proceed with the
necessary steps leading to, the constructicn of a single
level parking deck stru~ture and the formatiQn of a parking
assessment district to fund s~ch a project, on city parking
Lot l, on cambridge Avenue, in the Cal i fornia Avenue
Business District, and
2. Authorize negotiation of a Phase II de.sign contract with the
consultant team utilized in Phase I and, if unable to
successfully negotiate .a satisfactory Fhase II design
contract, pursue a general solicitation of other
consultants, consistent 'With the City's established
consultant selection procedures.
10/1/91
CMR: 437:91 Page 1(1
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FUture additional steps will include:
a. ~ resolution eX'tlr~ssinQ' the Counci] I!,,: l_n ... .£)I'I't: !:":' '..!!:'~ t~e
proceeds from ~an anticipated future bond sale, for
reimbursement of Phase II design consultant services related
to the development and funding of the parking structure and
incurred prior to the bond sale:
b. A budget amendment ordin1!lnce to provide funding for the
Phase II design consultant services, with the sou.rce of
funds being: (al $509,,000 from the Arabian Horse World
mitigation account and (0) the remaining amount from the
General Fund with the unde~standinq that the General Fund is
to be reimbUrsed from the proceeds of a bond sale, subject
to the formation of a new parking assessment district,
c. Award of a Phase II design contract for prepara'tion of
detailed engineering design and construction drawings, a
detailed engineer's estimate, general requirements and
technical specifications, and other related bid documents.
d. The services of bond counsel firm and financial ad""isory
firm, to be ~unded from the p~oceeds of the bond sale,
e. Forwation of a new parking assessment district,
f. S31e of ~nds. and
q. Construction of the parking deck structure.
staff further recommends that Cc.uncil refer this staff report to
the Finance committee for review, discussion and a recommendation
to the Council.
Respectfully submitted,
MARVIN L. OVERWAY
Chief Transportatio~ Official
t.,I.\M,)nI~\.t~ ~~:XI~;
Assistant City Manager
CHR: 437: 91
cP / /? .•. " /~"Hd/t. ;r /dd a?i'l'1" /' KENNETH R. SCHREIBER
Director of Planning and
Commur.ity Environment
10/1/91
page 11
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Attachments:
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1. Letter of from CAADA Board of rirec~ors
2 .. ?l'ocedural Steps For 'I'he Fonnation Of A Parking
Assessment District
3. Au~st 21, 1991 ~lblic Meeting Notice
4. California Avenue Parking Structure Plan -
Recommend Plan
cc: Palo Alto Plannin9 Commission
Architectural Review Board
CAAD1.
oavid Schrom., EVergreen Park l:Jeighbor-hood Association
Paul Kahn, Grant ~venue Condo~inium OWners Association
Janice ~lummer, Park Central Commercial Condominium
Association
Persons attendinq August 21, 1991 public meeting
CKR: 437 :9~
10/1/91
Page 12
,
HECEIVED
! TTACK!1ENT 1
SEP1'~'C:'
('.:AoU~!. ........ '!ENU~:.:r..A CE'"·"~i.Ot-""MENi ASSOCiATiON po. Bvx 60583 PAJ.O ALTO. O,UFORN1A 94:~
TelephOne .lj15/322~3802
,tllr. Marvin Overway
City of Palo Alto
250 Hamilton Av€oue
Palo Alto, CA 94301
Septe~ber 11, 199]
Dear Mr. Overway.
The CAADA Board of Directors recognizes the need for
Dew parking facilities in the California Avenue
Business District and the recommendation to proceed
with the construction of a parking structure and
supports formation of a parking assessment district
to fund such a project OD City Parking Lot 3 along
Cambridge Avenue,
Thank you for your work in this matter and please let
us know ~hen we can be of further assistance.
Yours truly.
PROCEOUR.AL STEPS
REG!<RDING
FORMATION" OF AN ASSESSMENT OISTRICT
FOR THE PJRPOSE OF rJNDING
THE CONSTRUCTION OF A PARKING STRUCTURE DECK
ON CITY PARKING LOT 3
IN THE CAL!FORNIA AVENUE BUSI~ESS DISTRICT.
1. Preparation of Engineer's Report including:
a. A PROJECT DESCRIPTION based upon detailed engineering
desiqn and construction drawings and inclusive of other
non-construction, project related costs.
b. A COST ESTIMATE ba5ed upon a detailed engineer's estimate
for the design and construction of the project plUS other
non-construction related costs.
c.
d.
e.
PLANS AND SPECIFICATIONS including
design and construction dr-3'Wings,
engineer's estimate for the project.
final enqineerinq
bid documents and
A DESCRIPTION OF DISTRICT which includes a legal
description of the boundary line to the proposed
assessment district as ~el1 as a map showinq the location
of the boundary line and e.ach individual par-eel by number
within the district boundary.
An explanation of the METHOD OF ASSESSMENT wherein the
proceed;ings formula to be used for determining the annual
apportionment ot benefits in the levy of annual
assessments upon real pr-operty ~itbin the proposed
assessment district is described.
f. An ASSESSKENT ROLE indicating an estimated average anilual
assessment for each parcel within the proposed parking
assessment district.
2. Council acts on two resolutions
a. RESOLUTION OF PRELIMINARY DETERMINATION AND OF INTENTION
TO MAKE IMPROVEMENTS -resolution declares that Council
preliminarily determines that the public interest,
convenience and necessity require, and the Council
intends to order, the improvements described therein to
be financed by assessments wit~in a described district.
The project vill incluae the design and construction of
a parki:1q structure deck on City parkinq Lot 3 in the
California Avenue Business District.
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b. RESOW1'ION PRELIXINARIL'i APPROVING EN'GIN£ER I S REPORT,
APPOIN'l'ING TIME AND PlACE OF HEARING PROTESTS AND
DIRECTING NOTICE THEREOF, AND DESCRIBING PROPOSED
BOUNDARIES OF ASSESSMENT DISTRICT AND DIRECTING FILING OF
BOUNDARY MAP -resolution preliminarily approves the
Enqineer's Report, est~blishes a time and place for a
public hearing, directs st.aff to proceed ...-ith prof>t!r
hearing noticinq. and describes the spe~if1c boundaries
for th~ proposed parking assessment district.
3. Public hQaring noticing prQCes~
a. A tormal legal -Notice of Improvement~ is sent by first
class 11Iail to all property owne.rs with the proposed
clistrict.
b. A formal IINotice of Improvement-is published once a week
for at least two wee'ks in the Peninsula Tim.es Tribune and
the Palo Alto Weekly.
~. A formal ~Notice of Improvements· is posted at numerous
~ocations throughout the proposed district,~
d. A advisory notice is hand-delivered to all tenants and
other OCClJ.pants within the pr-oposed district~
e. ~~ informal public information meeting is held by staff
at least one week priQr to the Council p~lic bearing.
Notice of the puhlic information meetinq is sent to all
property owners f tenants and other occupants.
4. Council public hearing
a. All persons ... ishing to be heard should have the
opportunity to speak at the public hearing~ However,
Section 13.08.010 of the Palo Alto Municipal Code
specifies that protests are to be in ~ritinqr and the
right to protest and have such protest counted toward a
possible majority protest comes only from prope~y
ownership. Therefore, written protests from others th~n
those owning real property should not be counted toward
a possible majority protest.
S. Council acts on thr~ resolutions
a. RESOLUTION FINDING AND DETERMINING TlP-T THE PUBLIC
CONVENIENCE AND NECESSITY REQUIRE PROPOSED IKPROVEMENTS -
resolution formally establishes that the project Is in
the public interest and is required, and is based upon an
identified set of ~onside~ations.
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b. RESOLUTION OVERRULING PROTESTS -resolution establishes
either ti) that protests by the owners of more than half
the area to be assessed h~ve n~t been duly filed or (ti)
t.b4t. a majori1:y protest has been duly files, and the
council acts to overrule said protest.
c. RESOUll'ION ADOPl'IIIG ENGINEER'S REPORT AND OROEIUIIG THE
WORk TO BE ACCOMPLISHED -resolution qives tinal approval
to the Enqineer's Report, orders that the project be
constructed and related work completed, and establishes
the assessments.
Subsequent steps include:
a~ Bonds are issued to raise the necessary tunds.
b. Annual assessments are sent to property owners.
c~ Contractor is hired to construct the project.
d. constr~ction project is begun and fully completed.
e~ Parking str~cture is opened for public use.
-..,.. :
DATE:
nME:
LOCATION:
BACKGROUND
City of 1'010 "Alto
PU6LIC MEETING NOTICE
Discussion of the Callfornia Avenue
Parking Structure Plan
Aug us! 21, 1991
7:00 p.m.
Wesley United Melhodlal Church,
463 College Avenue Palo Alto
ATTACH.'1E~T 3
Following the purchase 0( the Keystone Lc! and its consolidation with Lot 3 on
Cambridge Avenue, the City retained Wilbur Smith Associates (WSA), a consulting firm,
10 cooduct tM Catffomia Avenue Parking Structure Study. The purpose of t~e study was
10 develop the necessary info'ma~on for the City Council to consider whether to proceed
with oonstrucIion 0( a parking structure(s) on Lot 3 and/or possibly on Lot 7 (or, Sherman
Avenue).
WSA held itG first pub"c mee~ng in January 1989 to seek pubnc input at t/',e very
begiming 0( the study. Based on the Inpl.1 received In that meeting and working with
representatives afthe CaJ~ornia Avenue Area Development Association (CAADA) and City
staff, WSA has completed the Parking Structure Plan Study. Copies 01 the study are
aVaJlable in the TranspO<tation Division, Sixth Floor, City ".all, 250 Hamillon Avenue,
PClJo Alto.
PURPOSE OF THE MEETING
~ . To discuss the study findings and recommendations
2. To discuss the next steps:
• Finanr-...e Committee review, dscussion and recommendation
to the City Co>Jnc'.
• City Counc~ decislon on whether to proceed with construction
of the parking ",ructure(s).
• Preparation of cetailed design plans a nd bid documen!s.
• Formation of a new parking assessment district to finance
ttle design and constructon of the new parking structure(s).
for lurther information piease call Ashok Aggarwal at 32&-2575.
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FINAL REPORT
RECOMMENDED PLAN
California Avenue Parking Structure Plan
Prepared for
The City of Palo Alto
by
Wil bu r Sm ith Associatp.5
in association with
International Parking Design
and
Angus McDonald and Associates
April 19, 1991
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• L..--_________ ---' [I
t ur
FINAl. REPQRT
!l..ECO~t~ID PL· .. ~
CaUfonIla A ...... ForId", StnK:lu,. Plan
TIt< Cit:r .1 Palo AI ••
WiJbur Smitll ..usodares
JD associJtioa ... 1tA
ADps McDaaald _ad Associates
April 19,1991
,.
".pril19,1991
Mr. Asbok Agg.rw.1
Cit)' Tr2fIic Englr.e.er
City of Paio AltO
TrarlSportaticn Divis.ion
250 Hamilton Aven1Jc
Palo Alto, California 94303
WILBUR
SMITH
ASSOCIATES
cNGIN[cI1S • PO..Al\lNE!"iS
Re: California A ... -eIl'Ue Parking Structure Plan
Dear A.sbok:
We are pleased to submit our '"Final Report Recommended Plan~ ror the referenced study. Thi..~
documeot is intended to provido! you and tbt: Project Re ... ic::v.' Commitke (PRe) v.ith information and
details of the recommended parking Sln.Jcture development program. based' on the findings of our
'Vr'Ork and inpllts received (rom Cit), staff and t1'1e PRe. This report is intended to fully G0CUmen, the
study, and ii references certain detailed task. report.s prepared during the cours.e of the study.
We apprcd&te the opportunity to as.slsl the Cit)' and PRe in this challengiog project. and look
fONro'ard to participating further as the project proceeds into Phase n, We are gratefuf fDr tne
allls-ta.nce and cooperation provided \,IS by you and other Cit), starr and the PRe
Vet)' trod!' yours..,
WILBUR SMiTH ASSOCIATES, II'C
William E.. Hunell, P.E.
V.ce President
WEH'jf
253280
~. NY • Ai.'~"'NCE. 01-\ .. &Ill.. '\\MQ,'ll.. MD .. CARO, 'i:<Oo'!?'i • C~ilL'i:,,::~~, sc .. CClWM, sc .. co..lNM,OI-\ .. fA..LS CHIJ~", ~A
~ K~ .. 1oOtSTON. 1)( .. !5f.l .... W .. ~1I(5()N..,l.:E, ~L .. ICNOXV ... lE, T"O .. l.£X1~.jGTON, k'Y • ~~. ENG~:J .. lOS """':;ElES. CA
~. n .. "'~. MJII .. NEE~, WI • NE'W ~\I'E~. Cl .. OR.A"'OO. FL .. F'fClfNtx. IA.!. .. F'rmB;.JQG.r( PA • I"QmSMOtITl-i."'" • PRO\I1D£""E "I
QAl.t~.NC .. ~."" .. ~ElLf,l .. ~FRANOSCO,c.-. .. SAr-;.JOSf:.CA .. SlNGA.!'cn!: • 1()RClN'Ij.CANAOA .. w~lC><,DC
CONTENTS
I. INTRODUCIlON
Boctgn>und I
Purpose and Scope or 5, udy 2
Purpose and SaJpe 0( Th is Repoli .3
Study C!trnnolog)' 3
Report Organization 5
:t SUMMARY OF PARKlNG DEMA.'IID A.'lALYSIS 6
Ohjectives of Parking Need.<. Anzlysis 6
~ure 6
Parking Supply 7
Parking Demand 7
3. AL TERNA TlVES STUDIED 13
Sch-ematic 1:)esign Criteria 13
Schematic Design Concepts 14
ConstruclioD c.osLS 15
Summary of Parking Options 16
4. ECONOMlC ANALYSIS 18
Financing Assumptions 18
Development Costs IS
Cos .. -Income .A.nafysis 18
Estimated A,s.s.ey;mcnt Spread 22
Feasibility 22
S. EN\'IRONMEfo.'TAL ASSESSME!>'T 27
.~mcnt of POle[l!ia] Traffic Impact.<. 27
Parking Impacts 31
Peda;trian and Bicydc: CirculalioD 3-3
Asses.smcnt of Noise and Air Quality Impacts 33
Assessment of VlS .. al [mpacl5 34
•. SITE A PARKING STRVcruRE PIAN 35
Parking Structure Concept 35
Parking Operating Plan 35
El\irnated Cost!; 36
rmanciat Fcasibili ty 36
-~-_"""·iO· ....... ·, h=-~"$f'" m
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37
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38
4{)
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42
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ILLUSTRATIONS
fl&m
1 Parkini St.'"1lC1u.re Devclopmc:ol Pr0c::e3S
2 S,OOy Area
J Parking Acal»is Blcx:ks
4 Observed Parking Occupar.cy
, Si!.e A Plan
6 Alternative Site A Parking Structure Concepts
7 Site B P~aD
8 .Alternative Site B Parking Structure C{locepts
9 Elevation SI'Udy
10 Site A Parking Structure Concept
11 Statw. of Ex:i.sliog Assessments
12 Site B Parklng Structure Concept
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T4J!ULATlONS
S.1 Comparison 0( Parking Slroclure Allf:mattve"$
S-2 Pbysical and Cost Attnbul.C$ of Alternatives
Existing Parking S\Jpply in California A",t;nue District
2 Public Parking Accumulation and Occupancy by Block
3 Summary of Residential Parking Swvey
4 Summary of Parking Concepu
S &tiiJIated Capital Cost and Annual Debl Service
6 SUI!Imary of Anmzal R~"e!Hjes and ExpendiLure5
1 R'lDge of Annual Iwc:i.s.m~lS
8 Cakula!or for BreakC\lCD N~mber of Addilionaf PUlch~
9 Example of Ihe Use of Table g
10 &lUnslcd lncremental Traffic: Generation
11 Relative PM Peak Hour Traer" Impacts
12 Accommodation of Parking Dc:mi!lnd
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Fcllw"S
fw
2
6
7
9
14
!4
14
14
15
35
36
37
jii
8
9
II
17
19
21
23
2'
26
29
30
32
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SUMMARY OF CONCLUSIONS AND RECOMMENDAnONS
ThO purpooe of tbio ;IUC!y if. 10 _til.'" the overall Ccosibilily of lb. deYelopm •• , of • p",1cit>g
,~ an ~ cw lInt'h nI NIl::' ~t~ ~!!~ ~~ ~ ~::.:=J: ~"~.,-;: .. ~ ~w.;;U~ .0;.;. .... ;..;. ... Tho;;. .~u.!J
included an anoJysis of pa.~ <IemaDd and supply, evalUition 0( al'ernative d"';gm for .ach .ite, ass=mOllt
of related impacts, and analysis of cost> 10 deli,., couslnlo:l ODd fin"""" • project. ThO following oommeou
~ the c:oucluclons and reoommendatiom from the .tud)'.
• Base<! "pot> t;.ld .~ public; poW."1 .upply in Ibe study are> is appr".;mately 1221 packing
._ wilb I""'t oee"pIIlI<)' reaehing 91 pcr=1t """run ODd 97 peroont Cor the oreo north of
NIomia A .. nuc, during the pc:ot perioct Peat par1cit>g demand, inclusive of presen' intrusion in.o
'dja<en' neighborboocl &reIIJ, is apprmilruoICIy 1357 vehicles, with • reoul"",' defici, of 136 parking
'P""'" ( ... umi.og a 100 PO""'"' pc:ot c=pIIlI<)' ",'e).
• Based upon f.. more: realistic: and desirable efi'ective capacity of 90 percenL, the ~ting parking
deScit is 2S8 parkinl 'pace>.
• The existing pub'uc parking deficit :is most pronounced (approximllitely 75 percent Dr total) in the
area DOrth or Ca;i£omja AVCDI1e and 10 • ia...q:r degree (25 perceot or lot:a.1) in the area .south of
California Avenue.
• Nine parking design layout options ~ evaluated ror two different >itel. 00< ~'ioo (Sile A)
is the "';"ing Lot 3 north of Californi. Avenuo, and the other location (Site ll) is tbe existing Lot
7 soulll o(Califomla A",nue. T.ble S-1 compares the eight options qu.litatively.
• The al"'mou... reflect. fII.IIgC of added .pa= (67 10 137); I roog. nC rosU ($1.5 '0 $2.3 million)
fur design. construction and fiIlanciDg; and a rBDge of annual assessmects (S149.000 to $221,000).
Table S--2 summarizes the pbysical and a:lISt attnbu(t:$ of the project..
• EnWonmenla\ impacts. include: (a} in~ street traffic in the immediate vicicit)' of the parki.~g
structure, (b) bdt.er 8CCC.lmm.odJ.tion 0( parking demand with reduced pMking intrwioD into
adja<en' r .. ideDtUl neighborbood5, (o) displacement nC existing par\ing during ronstruttion oC the p"*"" (d) pedestrian and bi<yc!e tirtulation, (e) noise and oil Guoiil)' and (I) visual None of ,b=
impacts were round 10 be .ignifieandy IIdvene.
• lbe recommcmded plan is 10 proceed at the prCiCct time wi!.h me development of single level
aoo..-e ground parking ded.llrUcture (simfi8! 10 Option 1) 00 the emting City parking Lot 1 (Sit.e.
A).
• The re::c:omrneoded plan is cxpcdcd 10 yield up CO 98 additiona! parking spaces at • cost of
Ippraxim.t<:ly $13' ",,11lon nr 113,900 per o&Icd parking space. Will> the ronnatioD nC aD
assessment district 10 finlDec the project, the IOtaI project COSI, rtnClU$M of financing OOSLS) is.
approxima'ely $1.$4 milliou or S15,700 per added parking.pace.
• Tbc total annual assc:s.smeul (at 7.5 pcrcc:nt ar\d 20 yc.an.) i5 estimated to be approximately SlS I ,000
per year with indM:du.al &mIuaJ assessments IYtragtnJ SO.22 per buikIiIIg square foot (range $0.03
to $0.90).. For comparison, the: current lotal aMYll as..sc:wnent for the purchase of tlIc KeystODe
parlcing 101 ;. IpprtDimatoly $ 132,000.
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T.ble 5-1
COMPARiSON OF PAAKlNG STRUCT'JRE ALTERNATlVES
California Avenue P.rldng StNclur. PI.n
~CEPT
CAMBtm?GE SITE o..OT 31
"'1, c:.mor RamplSlopIn; Floor
Emance and Ext 011 01 CamIlricfgo
A...,.,.. Sloping ~ 0., the aile)' side, __ ""the ___
A2: SpIll Lwel
One ba)I now alley cIes> .ssod 5' I>eIow
~. Two 2_ dliveweys 011 01
CAmbridge ,,""""".
A3: ClrcuIor End RaJnp.
Lavellacade 00 all _ with i1IomaJ
drtv9-up ramp. Two 2-way driveways 011
01 CambricIgo Avenue.
litERMAN SIDE !LOT n
Bl: SlopIng _
Ertrances on Ash and BlrcI\. Ramp on
alley lido. l.eveI_ along Shennan
82; c. ...... R.",plStoping Flo<><
Entrances on AsI1 and Sherman. 0na
way traII'oc: now, angle pa!1<ing.
83; CO ... r ROJIIpISkIpIng Floor
Entrances on AsI1 and BifcIt Angle
pat\<ing.
a., ConI ... RomplStoping Floor
Ertrances "" Aoh ond Shennan. 0na
way "air" now, angle pat1<it>,j.
85, ConIor RamplSlopIng Floor
EnI.ralces on Ast1 & Sherman, and exits
011 of Birch & Sherman. Ontt-Way Itidf",
now, anglo pa!1<ing.
POSmvE ATTRiBUTES
Grea!0SI Space YooId
Umlod In'OU Cortlicti
Continuous Search
loIS! COSt Per Stall
Good Space 'I".w.l
Cortinuous Search
Greal ... Space YooId
LDwest CosIJStar _from ....., & BirCh
Both Dtiwways T~
_ ~om ....., & Shennan
Continuous Soan:Il
Angle P8I1<ing
Low Profile
Room for t.andscaping
8«Il Driveways T~
C<lntinuous SearcIl
Atlglo Par1<ing
Room for Utld<caping _!TOm ....., & Shennan
COntinuous Se;uch
Angle Parl<ing
Room for L.andscapIng
Roomfor~ng
No Dead«ld' CirculaliOO
~P'a."king
No Str8eI CiteIAa!ion Roqu~od
C()"t',n"(),,. Se;uch
Low C<>stIStaJI
NEGATIVE ATmIBt!TES
Heigr< ct Appro><. 1 S feet
No Room lor Landscaping
~ Poinr at entr;
Possible InIC<t Cor1fIicts
No Aoo.ll for Undscaping
LoasI Sp"",, Yoeid
H;ghesl COSt Per Stall
No Room for Landscaping
'Dead-end CirCt,.dation
Pedskv} at Ash Entrance
Street Circutatioo Required
90 Degree Parl<ing
High Profile
No Room fO( 1..mJdsc.apfng
One Way ;" (Ash)/Out (Birch)
Forced Tum at As~ Entrance
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I.IlCmlN """"" .... • ..... ... -• ...... 110 ....
• -. • .... .. -• ....... 13''',,, ,
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Tobie 502
PIfYSlCAL AND COST AlTRIBUI'ES OF ALTERNATIVES
CIoUro...lII A ...... hrklac Stnoctw ... PIn
~"""'" W!'rH9lI! BON[) !StM
TOTAL !TAUS.' ........... '" eae Of STlVC'71.JRE P.
PeOCeNTAOE OF AOOEO lemaENCV T"'" P. .....
C<lMPI\CT .-rAlLS "AWl sa. FT../ST AU. --.... ....
,. II 252"1( 110' ,U, 11,300 f13.1iWX1 .... ...... " ... .. ~x1fcr 11.41 "."'" "7,433 .... "'7 Sq. A.
151 ., l'!2" I '10' ,u • II."" "",,072
""" ...... "
'" "" 301' 1130' "''''' 17,111:1 11",aoo -""' ...... ... .. 301' 'Of i 22" 11.1" 11._ 12'I,IDO .... ... ...... .., " ".'.so' ".1'1 17,000 "',000 .. " 3'11 Sq. Ft.
220 10 301' I( 122' tl,7I .. """ .... «lO .... 3248q.Ft.
Z!II " 301!1' .110' 'U7 '",01) 121,,,," .... "' ......
iii
PAOJeCT c:<>on iL~~} IMTH 80ND !!'! If '
T_ .... .... .t::t ...... .... -...
.',54 -.,. .... "11.
.'-", .. -... .." " ......
Of ... ..... .... -........
..... .,-.... --....
ROO .. --........
ROO .. <CO .... -........
ROO •• ICO .... -........
'1.51 ......, ....... ........
O.pt~r J
INTRODUCTION
This report ts intended !O provide: City StOlfI and th~ Project Reo.iew Committee (PRC)
informalKnl and cklaib; regarding the procedura., findings Bnd recomrnende\ions of the eallforni2
Avepue Parking Strvclurt;: Plan. prepared by Wilbl.::I Smiil'l ks.ocLates (WSA) and associ?ted
wru.ultants for the aty of Palo Aho. Its conclusions represent. recommended p~uking: structure
development plan tor ~he Califorrua A"enue area whicb was conceived U:: conjunction ""ith City staff
and tbe PRe, ':With inputs from the Plam-ring Commission aDd the Archilech.lral Review Board.
Bac\grnund
1be California Avenue Business District is located in wcsl-ceotIal Palo Aha, between the
Sout.bern Pacific Railroad and El Camino Real. nom of Page Mill Road!OregoD aprcsswiiY, near
Stanford Unive~ity. The California A",coue: Bl.lSine:ss District includes a mi.JI: of land uses indudu-g
commercial/retal1, residential. financial,. office and restaurant w.e.;, CX'telJdi..~g two blocks north a.n d'
south of California AvenlJe bet'lNeeo EI Camino Rea! (0 the west :md the CaJTralo 5!alion and tracks
\0 the east
At present :.here are nine pubnc p.arlting facilit~ ~n.ing the area (~su .. .'face k>ts and 1 two-.s.LOry
structure). providing a lotal ol861 parking spaces.. Additional parking ts aval1ablE far the private use
of specific retail, office, financ:ia~ aDd food sc-Mcc: est~blu;hments. These private pa!'ldcg s.paca are
loca!.ed aTortl arlC)'WaYS ar.d loti. behind or adjacenL to busirn:s.s.c:s; w.e is restricted t~ eO"ployc:c.s,
visitor'S or customers of thes.c daigna!ed busi.ne:s.ses. A total of 584 parking Sp3~ are aVJilable [or
dc5ignaled privale uses. Approximately 360 on-street parking s.paces are aOO a\o'ai]able, with signed
time or use rcs.trictions.
I.e 1986 the California Aven.ue ksessmenl District No. 66-1 'A!as formed to purchase two parcc:h
of land knO'WD as the: "Keystone: Lot" V)ulh of Camb6dge Avenue between Birch Street and Park
Boulevard and to construct I:mporary imprc,'ements to integrate these parcc:h into a public parking
k>l (Lot 3, which is Site A). In addition, the .As.sessmer.! District ""as to fund the preparation of I
" .
•
,
Parkin, Structure Plao rot the District. whic:!:J would row-ider Site. A and another potential site for
• parking s.tructure, Site B, wbicb is I.bc: existing City Parting Lot 7 b:.aled nonh of Sbermao Avcn ue
betwceJl BiIcl! and Asb Streets.
Pur?OS<; >It<! $ro"" of Study
The-purpc6C 0[ lhD study ... as to investigate the overaD feasIbility of the developrn.ent of a
parking structure on one or both of thC' lYo'O sites whkh have: been identlfied by the City 10d the
A.s.ses.sment Distt'1Ct.. This is one step in a continuing process leading to the provi"ioD of addi Lionar
public parking in the C.JIfomia Aven~ Business District Figure 1 prO"'..rides an O\'erview of ho ..... this
study fits into the overzll process.
Tbe study is. being conducted in two phases. In Pbase I. documented by this report. the relative
fea.ubilit)l of each ;H the two sites was evaluated, resulting in recomi'ncndations to the Ciry regarding
!.be 1DO$1 appropriate locatioo aGd conoepllW design criteria for • stn.'CIure. Fmar destgn aocf
C:OlJStruct~ would OCCIJr during Phase lI,l'..!-bject to approv.!l, and rormatioD of all assessment district,
by the City Council
To &COOmptish Phuc I. three major tasks were undertak.en:
• Task I: Site Review and Demand·Supply Ana!,,,rs
Uaoon with Ihe commun;ty and California Aven\Je A.r~ De\"elopmem AsMx;ialion
(CAADA);
Site constraints revlew; and
Parking needs analysis.
2
\
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r® U1® 1.1@:'COUNGIl I li'~E/ I
\ EARlY t "O",,"CATtON. L-FORYS . 4> _. ---. •
I
., . .,.. J I """""".J . 'I ICFtOTOHr n ~~:;:. I
'---, LOT A.D. ----l . lOT !
CD EAR!.. ..... STEPS L£ADIHG TO COUNCil. OIREcnoN TQ FORM: ASSESSIIENT DISTRICT ("'-D.)
® NOTIACATlON !'ftOCIESS FOR FORMAT10,.. Of A.D.
C!:I COUNCot. ACllON TO FOfUI4..0. 51 TO PURCAASE KEYSTONE ~OT
(!:.:, PURCHASE" Of tCFfSTON[ LOT flHD CONVERSION TO CfTY LOT o nMl"ORARYtwPAOV£\lE""$ TOO EXlSnHG L-OT
C!:' PARKING STRUCTURE PLA~ STUOY
C!: COUNeR I::EVIZW AND /)IRf~ TO STAFF TO YAk:[ STEPS TO FOR .. STRUCTlJRE A.D.
C!) f'REPARATION' CtF EHGINEER"' R£POifT, CONS~ PLANS, AHD EsnMA1"'ES
(!:" HOTIfICATION P~OCESS FOA FORWA"TlON Of STRUCT\.IRE A.t1.
\~_ COUNCllACTIOW TO FOFIM STRUCTURE" t.
@ CON5TAucnON OF PARKlHG :smUCTURE
PARKING STRUCTURE DEVELOPMENT PROCESS
California Avenue Parking Structure Plan 1
. -.~.----.-
• Tuk?; Altem.tives DevdopmenlfEwluBlion
Daigns cooccptslcosl.';;
Economic analys,is; and
Environmental ~menL
• Task!: Development of R~omrnend,lIiorn"ReP9rt
Purpose: Ind Sogpt; of This R~port
The pUrpo5e of this report w.t,; lO document proced:ures, findings.., and recommendatioru
reprd.in& par\:ing :s.tructure developmeot, based on t..~ analys.es referenced alxNe.
Study Ouooo1ggy
This tectioo: summarizes the chronology of 5tLidy efforts.
1. ~unity Meetings, \0 review project scope and :rcu:ive input, 'Ilo'eTC beld with the PRe
00 December 12. 1988. representative:! of the California Avenue Area Development
As.socU.tioo (CAADA) and Oty 5laff on December 14, 1988, and tbe geoera] community
on JanUAry 1. 198'9.
1. A Site ComlTaints Review was undertaken L., January, 1989. including field reconnaissallce
at the sites. focusing on existing activities, parting conditioru. adjaccnt land uses, ac:.cQ.5
opportLlniliC5 and corultraints, and olht:r factors. This.also inttuded inventories of existing
plan$, d,tl aDd information conccrning the sites. im:luding zoning and development criteria.
3. P.rk.inR Needs Analysis commented in January, 198'9 .nd invorved parking mveblories and
Surveys (ThUrsday, laauary 12, 1989 and Thun.day J.nuary 26, J989). whi,h rerorded
parking occupancy (spaces occup~/par'kin& Sll pp!y) 0( aD parking ill the Disukl end
3
•
i ,
'-'~--'""'~
". i.
parkin. tuJ1loYer (number olvchicies using each space over the survey period) for aD public
parking. !he data collected were analyzed and findinp 'Were documented regarding existing
parting "'nIli!io", l')' blocl< anj public lot.
This effort also involved e!.tim.1tioc of parking sutpl~ and de£de:ncia. by b[oc!c, based
00 existing Iaod uses and the resu)Ls of the parking surJe)'S-. Task Reoort I Liaison Site:
Constraints and Parking Needs. (February 8, Jr;s9) was prepared to dOClJmeCl thi! and the
rre\ious efforts. FinaDy, meetings ~re heHj wilb :he P RC and City staff to review the
findings. A Sumrnarvof Parking Neet!s AnaMis (March 23, 1989) W~ prepared in response
to ccmmenu rer.eived OD the parking Deeds analysis.
4. Alternatives Development and RC'o.ie'oolo' began "IIoitb the: issuance or the:: Screening Packaee
(Marcb 8, 1989j. which illu:strated possIble parking structure concepu for each lotte. Based
on irlpul.$ received !rom the PRC.lhe sketches were revised and incorporated Lata the Task
2 Report. AJtern3.tTves Dev~lopmenl and Re"';~ (May 23, 1989, Revi.scd June 16, 1989)
whicb included schemalic desjgn sketches., costs, economic aDa~"'Sis, and liD environmental
~men' regarding the a1ternativcs developed' ror each site.
Meetings. were bekf with the PRe and repre:senta:ivt"-5 of CAADA 00 May 1J, 1990, the
Planning Commission on June 27,1990, and !he Architectural Review.' Board OD July 19.
1990 to review the Task 2 Report and recc:rw'C comment:;.
s. Plan Development incorporated and synthesiz.ec the fin-:Jings or the aoo\'.: efforts into this
repon.
4
-;,
.-
Report Qrganiz.ltjon
• OJ'pter 2: SUl!U!UIry of Parking Demand A."1ysis;
• ClllIp,e'3: A1.=.tiveo S.udied;
• OJ'pler 4: Ecooomic An!l1~is;
• OJ.pte, 5: Environmental As.s.essmen t.;
• ClllIp.er 6: Slt(: A Parking Structure P~an;
• Cbap:er 7: Site 13 ParlOng Slructllf.e Plan;
• Chapter &: ConclusiollS.
s
. __ ...• _---
Ckplerl
SUMM.~Y OF PARKING DEMA.'1D ANALYSIS
This cbap~r summarizes the findings -of the parking needs analysis prepared as part 0[ "'ask 1:
Site Review and Deu.andlSupp!)l Anal~ts·. II incorporatC$ 50me minor re:vic:ions in the parlcing
supply figura pre:sc:nted in the Task I Report: Liaison.. Site Conslraints and Parking Needs. da~ed
February 8, 1989.
Objectives of Parking Needs Ana!\'sis
lbe objeo::tive:s of lhi! analysis 'Were 1) 10 determine exi.<.ting parking, conditions aD a block by
block basts; 2) io c::stlrnlltc: parking surpl~ Ind deficiencies ba.~ on observed parking conditions
and existing land DSe$ in the District; and 3) to e6timate the existing !lee.d for additioc.aI parking in
tbe vicin.ity of Sites A and B whkh could be aCCGmmodaLed by a structure at one site or both $it~.
The s:udy area ~ shown in Figure 2.
Procedure
The first step in obtaining an accurate !epres.enlatiotl of the parking .s.ituation 'Within this area
was to toJ:!ducl on-site parleing surveys. whicb were d~.t on January 12, 1989. Foreac:b parking~,
tbe numbe:r or vehicle" parketf were counted ot:! an hourly b&.~is for eigh! hOUri (between 9:00 A.\.1
and 5:00 PM). A recmd was also k~pt or the l\Jrnover rale for the public lots and the on-street
sp.aceti_ Turnover inronnatKlD was nOi obtained for Ule oIT-street private spaces beca~ it ""as
assumoj they would be u.\.ed almost c:tdw.i\lel)' by emprO)'CeS or other '"long-term'" park.ers... These
5UTVeys reve.aJ parkjng demand based on parking space CJCo,:;llpanq (the ratio or total c.umber of
parking spaces occupied le total parking s.upply). The data from the s.Ul'Ve)'s. ""as toen compared to
the results obtained from ill pa:rlcing generation model. which estimated the demand generated. based
OIl existing land use in the District After determining that the numbcl'l were reasonable, SjlC:::S A ar,d'
B we -evaluated indivldllany and with respect to the other parking areas!o see if addiliona! parking
facilmes would be: warranted
6
--,,,'_.,, ........ _""' __ .. c-,,--------
-,--'
LEGEND
~--' "' ..... 'UNO O!ITfUC;:lIlOUNDA"", o cln ',faFtK~ 'ACl.try
I'
P"RKING SUPPLY BY LOT!SPACES)
1 29
2 30
5 181
6 151
3 90 1 150
• 91 B 123
STUDY AREA
II 30
Call1o,nle Avenue Parking Structur. Plen
, "
2
,
i
, ! .,
i
1
-:--..;, ... -....... " ........... --,~--, .... ,.., ...
hr~ng Supply
In the Califofi1l1 A....-en;JC: District, tbe parking system is divided into three categories .:nc!uding
ofl'...t;treet public Job, oIT-street private 'peceli. aoo "n..street parking, as summarized in Table J. All
of the public lots a .... e main tained by the uty of Palo I\]to 'U.nder the F-ame rules: t1lere is a two bOUT
m&:.::im:wn, DO re-parking is anowed within five boun. after iniLial parklng. and no verucle may parj(
more than 72 oonsecuu..,= hours . .All or tbe orHtr=t 'paces, abo main tamed by tbe City, are limited
to ty.,·o hours. Frw: 0( tbc: on·street spaCCi arc: Teservtd ts loading zones. Limits 00 the off-street
pl"ivale parking are left to the dis.cretioo oi tbe land we O\otone!'" or manager.
Parkin g Demand
Pad:..ing turnover and accumulation surveys were condu!;ted OD January 12, 1989 between the
hours of 9:00 AM and 5:00 PM, focusing 0[1 tlle o[f-stre;:t rLioblic parking}oU aod on-street parking
spaces in the District. The surveys coosisted of bourly cirC:Ults bj.' Lrairled SUTVeyoorl who Ulbulated
partial ficemc plate Durnben; on an parked vehicles. The survey results were tahuJa:ed to derive total
parking accumulatioo (Iolal parking spaces occupied) on an hourl)' basis, parking. turnover (average
Dumber of can Wiliog eacb space over the survey period), and parking duralioll (average length of stay
of eacll vehicle). For the pu~ of this analy:'!ts, the: ltu"y area ""'as divided into the "locks"' shown
in Figure:.\.
Pa"king Accumulation . A.naly~il; or tbe survey data all accllmula:ion indic.a1es. thai for aD three
parking types (off~street pubric, oIT·street private, on-street). peak hour demand occun betwee[l12:00
Noon and 1:00 PM. However, after plotting the lQ;:umuTalion dala. it was obser .... ed that demand
reaches I plateau, ror the most part. 'between] 1::00 AM and 3:00 PM. This:is ShOWD graphicany in
Figure 4.. On I blocl::~by·block basis, the same trend Wi!"i o~rved. The parking demand findings
were broken down by bloci. for funher 3na!ys.is, foc-wing on "pub]i.;" parking, irlcluding off·ltreet
pub[ic: lots and On-streel parking SpaCCl (Table 2). "Private" parking is gencrany not 8\'aJlable to the
public in (be ,aIM manner as pubtic parlcing. and is tnererore ~ as important to \be deLl!.l"mination
of the !c.a:sibLlity of a public parking facjlil)". Table 2 indicates peak: pubtic occupaDCY above 90
percenlin 8 or]o block.!;, intruding Bloclcs. 4 and 6, where the two pa:,'k:,ing structur~ sites are located,
and I total peak occupancy of 91 percent. These finding!: indicate that parking demand is nearing
7
-----,~. -.--..... '--~~~ ... ,-"'."
•
LEGei'lO
, "
~
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,-II II
PARKING !)InRIG" 10000ARY
~ '. i~ • u
~ 'ARIC; .. a ANAloY81S BLOCK IOUNOAAy
,-_.
PARKING ANALYSIS BLOCKS
CalifornIa Aven"e Parking Structure Plan
, .
r--
I
3
.
BLOCK.
I
2
3
4
S
6
7
8
9
10
TOTAL
, -. /
Tobl< 1
EXlSTING PARKlNG SUPPLY
IN CALIFORNIA A VENtTE DlSTRJC""f
Calitorula A"eauc Parkfll( Struc1an PlaD
TOTAL PARKING Sl:PPLY BO: BLOCK
OFF·S1REET OFF·SlREET ON-STREET
PUBLIC PRIVATE
30 18 .9
29 52 29
282 m 68
\lO 106 '3
123 81 53
IS(! 25 29
157 I 2'
V S7 11
0 74 35
0 S3 13 -.. _---->----
861 SS4 XiJ
PUBUC LOTS BY BLOCK
BLOCK II LOT" NUMBER OF
SPACES
t 2 30
2 29
3 4 91
5 161
9 30
• 3 9()
S • I2J
6 7 15()
7 6 157
• 0
9 0
10 0
TOTAL 861
TOTAL
<n
110
467
239
257
204
182
74
109
66
IM5
Sourte: Wilbur Smith A.£s.oc:iales, based 00 data supplied by Cit)' of Palo Ah.o .and .surveys conducted
IanueI}' 12, 1989.
8
'> f __ ,
o w
" ,
u u o
• w :
" ~ o
w
~ z
~
w •
/
I.,
. :.
TOTAL OCCUPANCY
'II';THr" THE S rUDY ARt ... ., ~----------
" 4-------------
--~ -------------:r'-----""'--
., +-----?~==_f-
"+---+--7'-
10
., -,\'-----
50 +----
9-IOAI.I
-. ----,------,--
10-1 lAIoI 11,t,"'-12~'" 12-1F'"
""'
LEtlEND
•
lOiIftC:a:: WUUlt • ...,... .,80014 TIl
'AM: ..... IUI'IIYI"I COHOUCTtD
JAWA,IIy 12. 1,..
DOFF-STREET PUllllC lOTS
+ OFF-STREET PRIV ATE LOTS
<> ON STREET CURB SPACES
A TOTAL
OBSERVED PARKING OCCUPANCY
C.lllornl. A venue ".klng Structure PI.n
I
4
effective capaci~ irI the District. Geoeraliy. CD the average, 90 percent of total lupply is considered
the ·effective" paoong capad!y. whicb reflects the nbserved fact that 100 perccnt of 'paces in 2 given
parking facility .are rerc!)' lXCupied al ODe time.
Jt i1 clear that th.:rc is competillor.: for parking spaC"~ in the Di!.trict and . .as I result, there is.
some '"un met" parking demarn1, Of demand ""hlch is being accommodated in k>cations other than the
lot or space closest 10 primary de:;tinations. From the: Iccumulation data, it was determined Ihat
relative parking demand is. higher oonh oC California Avel'll.!c than sc'JLh of California AveDue.
Spe.cifically, the peak pubtic p.ark.ing occupancy was 97 percent in Blocks 1 tbwugh 4 (north of
California). and 8S percent in Blocks S through ]0 (sou!h of California). This fulding is cc~.s.istent
\\itb previous anaT)5C$ and public perception. Faced with demand cn the -north side"' at effective
capacity, excess parking demand spills over 10 the r.outh skde, wbere there is .some sUIJJlus supply. and
to adjacect residential areas where no parling restrictions exist.
Residential Parking Infiltration -A spedat early· morning S\.1TVe)· ""'M conducted by City Staff to
address the issue cf "spillover" demand from the DUtrict into adjaceot residential area:; outside of the
Distrk.1.. J The survey boundary was generalljl Oxford A\o~nue north of the District, Page Mill Road
10 the south, and Park Boulevard to the east, which .represented a par;U ng supplJ at a walki:i1g
aLi-lance ofappr0x5ml!t-:!y 2 to 4 blocks. The survey \II~ conducted on Wed!]e\~a)'. Oc-mber 1? 1990
and consisted of periodic counts of c.o.rs parked in on-streel spaces, beginning al 5:00 AM. The
objec'.ive was '0 define a base condition of local (residential) parl.ing dlt!mand, and tabulate the
fll!Cll.1at[On and net Change in parking demilnd as r~ident ~aIker:s left thl"'I "paces and new vebicles,
representing District parking demand, entered the area and parked in Ihe 3\'anahle spaces
The results of the survey are summarized on Tahle 3. By obser.,ation. the maximum number cf
DOD·residential parked can; in the. stud), area W~ found (0 be 242 (147 north of Califomlil Avenue
and 9S south). These values were inLegr.l!tcd into the: ~lcu[atklru. of parking need in tb.e District.
1 This survey Upd3ted in a more detailed manner a previous assessrnenl done ill January, 1989
bj' Wilbur Smith Associates, documenLcd Lf'. the \\o'Orking papers prepared Ln Task. 4 of this :stud)' (see
pp. 3-4 in this. repon for references).
10
1
t : I,
Tobie 3
SUMMARY OF RESlDENTLU PARKINC SURVEY
C".-H1or'llll Ave.ue Paridlll Str'DCtun PJai!:
PARKED CARS ON THE STREET
5 A.'d BAM lOAM
Ale. Emp Res Emp R", K'llp R ..
South of California Sl 20 65 79 42
Avenue
North of California 141 44 99 131 71
Aveoue
Total 222 64 164 210 113
1) Maximum nu.m.ber of rf';Sidentiat par'ked can. (S AM) 222
2) Maximum Dumber of non-resldenliaJ ~rked carl (Noon) 2:42
• south of California 9S
• north of California 147
3) M>xim"m =rllow (242 + 94) • 222 114
• sou.th 0( Calirornia S I
• north or ealuornia 6~
Noon
Emp R",
9S 37
147 57
242 94
Source: Qty of Palo AlIO, based OIl ati,hborbood p.ar:cinl iUT"VC)' conducted Oclober 17, i990.
~p. ==-Employee Of nOD-ra,idet\t vebY-.le.
~ .. = RcsidenlLal vehicle.
11
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,~ ... ---.,.,--.",,-.-..•
Summary of P'OO!li Needs Analysis -Based upon field surveys. public parking ,upply in tbe
It~ &rei! iI. apprus:imately 1221 parDo, spaCC$, ... ith ,.....ak: rx::ctIpmcy reaching 91 perceI't r:ver3n and
9i pt::n:c:at for the area oortb of Califorwa Avenue, ~uring the peak period. Peak parking aemand,
inc:luG¥c oC pre:ICIlt intr'US-ion into adjacent De!ghborbGOd areas, is Ilpproxima:tely 1357 ,,'Chicles, wilh
I re:suhJ.ol dc:ficii; 0( 136 parking spaca (assuming, I 100 percent peak occupancy raL-e~
Based u:poo I more realistic and desirable effective cal'2.city of 90 perc:enL, which reduces the
effective supp!y to 1()919 J~ tM. existing parting de£kit is. 158 parking sp<:ta..
The =-tina peblK prking deficit is mosl pronounced (apprm;imat.c:ly 75 percent of tOlaI) in the
area oorth of C&liforuia A'VC1lUC: Ind to a lesser degree (25 percent or total) ~ the area south of
California A\U1ue.. locludin& the amo'Un! of residential intrWiion nortll and south of Calif omia
Avenue, there iI: I defJci\ or 191 ~ nonb ofCali[omla Avenue and 67 spac.es. south olDolifomia
A.."ue.
ID the context oil parking dC'Yelopmcl'lt program. the 258 SpOKe parking deficit represents a
desirabk: tl!:!'"gel value of additional parking required to improve parking availability aod provide
additional parking roo vehicles. DO'N using residential sUeet parkinjl spa~ ouuj~e the Disr.ricL lbi:;
Dumber includes a nominal 10 percent buffer 10 aCC(l"Jnl ror inefIideo.;ie,s in tile padting system. The
minimum number or DeW spaces required to aIleviate the existing deficiency is 1.)6.
]2
~ ...... ----~,
,{,,,,,:
'~;r. "
•
ChIIp~cr 3
ALTERNATIVES STUDIED
A series of s.cbematic design J.t!ldies we~c: undcnalcen by International Parking {)resign (IPD) to
define possible parking structure concepts for each site. This s.ec',ion pres.c:nLs the results of these
ac3lyseo.
Schematic Design Criteria
The design oC tlie parking structure options for Site A (Lot :;) and Site B (Lot 'iJ were
developed based 01'.1 anticipated approval to rezone the sites. Acmrding 10 the present City or Pale
Arto Municip.d Code., the sites arc si!uated in .II "PP Zoning Districl TIlis zoning ~ignalioD
.imposes severe .es.tricLions. in teftJ\..5 of set-back. requiterr.ents :...:d an~'3b!e buildable area !"or I
p:ukicg structure. In order to de'IIeJop the pro~ parling schemes, it was assumed that the sites
will be rezoned to Planned Community District (PC) desi,gnatian. ThiS rezoning anows development
or the fun site for! p::u-king structure by prO\oiding greater flex.ibility in developing \'arious design
options.
The schemes developed are an primarily two--beJ structures as desired hy the PRe 10 maintain
;I }ow bul1ding hcighL This also helps keep the anticipated construction cost to a reasonable leveL
Iu the project cost i:i a sensitive issl.lC:, an ~he-mes are developed with 40 to 50 pc.C-eot compact
spaCQ 10 provide maxirr.um design efficiency. The stan dimemion.s used in the proposed scheme, 8'~
6" full size, T-ti' compact and 9'-0" handicap. are Ln compljan~ VI'1lh t"he present Cit)' Code.
The design options prt"5CTItcd ~ this ieport are intended to provide I guide in prO\iding a
comparison between val'iou:s options for each site with respect lo relative coru.tructiOD costs for lotal
Dumber or spaces ror each option. Elevalon. were not con:;idered in any of ttie ~hemcs because t.i]ey
are :oot :oecessary for I two-level facllil)' and, moreover, the absenu or el¢'.·ators rcslJlts in onl}'
limited (mi"imum) incon\lenie~ to the users. The design reatures or eacb .scheme are further
clarified below.
13
•
i , • ,
t
I
.. '---'~.-.....
\
The foTIcr .... 'ing two-leYCl p:l!Ifkin,g structure options weie developed.
Site A fLot 3) • k shOWtl ill F~re S, the ~'3i1abk sile dimensions or 252'][110' .oe.cessltate a
two bay parking structure: solution with lingle direction lr3ffK' Dow. Three options Yw'ere developed,
as illustrated in FigUf'e 6 311d summarized belo-.v.
• Concept] provldes. • total of 188 spaces with entrance and exil orr Cambridge Avenue.
Thi.t .scheme alro utili.u:s a sloping deck: on the !Ilk)' side pIO'oiding a leveT facade CLl three
sides of the SlnlctUTC.
• Concept 2 is developed as III 'flil.~1 ltruclure \\;th one bay near the: al~y depressed S'
below grade to minlmiz.e the beight of the structure. h thi!: scheme 1Jtiliz.es a larger area
for eirrulaticn, the design efficiency is 001 .u good as QJDcept 1 and due to tbe added cost
of QCa\'S:!ion and' retaining watls, the cost per staC is also higher than Concept 1.
• Concept 3 is an attempt to develop I structure: with essentially a level facade cn aU four
sides 'l\itb inlernal drive~up ramp. This solutKm is the lea.st efficienl requiring the highest
c:ost per s~n.
Site B D...pt-1) ~ AJ shown in Flg\lTC 7, the a'iClilabTe site dimensions or apprm:imately 308''1130'
allow devciopment or I two-bay parking struclure \\ith either 90 degrees (two-way) or less than 90
degrees. (singk-dire.-:tion) traffIC flow .5011l1iom. Four optioru. were developed, as. iliu'Strated in Figure
8 aDd summsrUc:d below.
• Concept] is I tWo-hCl}' 90 degree angk or 'park solution to obtain the maximum Dl!mbe:-of
spaces in I two Ievc::lslTllct ure utilizlng the run site. As 90 degree parlcing lta[1s are more
dlff>cult to mCineuvc:r in and out or. r. :is favored for long·term parken only. The parkin,€:
rimp is situated on the alley lide providing a level facade fronting Sherman Avenue.
%
CJ
!:
III
I I I
CAMBRIDGE AVE.
'NEW'
lITE I'lAN ec.ttL: .-_ ..
SITE A PlAN
California Avenue Parking Structure Plan
•
I I I
5
----------------------
--~
Concept 1
~1:$l.:E1 ~)£;-!':!!'''' ,~;.0~$ :~l
1it ~j ___ J::~~~~ITfi7i"
, I I ' I " ,,' "I I I "~""'O:I ~,' ' ' _-____ I I ! _: _________ .:-_!.I. __
,g,":! _,,' 4,~_':"\ "'~.;....:....r.;
:; ,'.. I I I I .... "".," '., , I
;;~..:------M'l;,..;~~::--3ES--i~~_0~ ~~::,_h~~.-~~-~/
;--______ ;_L , .... ".:!..:.!:~---.J
,;1 I I
Cnncept 2.
AL TERNATI'''E SITE A PAAKING STRUCTURE CONCEPTS
Cafilom_a A'o'cnue Parkin ~ Siruclu re Plan
; ;' --
•
·,i...:;o.,~~~,;;'·~_:::t
I I e--k~~-"i .. '-:t.
, -,
Concept 3
___ J
I
IIJ
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c
\ . "
II: Il"t~;P;' I-
'"
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<II «
SITE B PlAN
California Av .. nue Parl<lng Structure Plan 7
\
--------------------
_ .. "" ......
Concept I
Concepl :3
concept 4
concept 2
ALTERNAT!~E SITE 8 PAAKIN'G SHwcrURE CONCE.PTS
California Avenue Pa..rl!;iog Slruclure-Pjan
,/
\
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, .
----.-.-----~--
'.
/
• CoDCCpt 2, Concept 3, and Concept 4 are devel¢ped on I 308'1.122' site: as single: dlrectiOD
traffic flow (JcI:; than 90 degree angle of park:) solutions wilb .... ariations in entrance and exit
JocadonJ and ioternaJ clrculstion. (II is DOted that perpendicular [90 degree] spaces could
be incorporated into this d.esign concepL) These schemeJ< also prO\ide a level facade Oil
Sherman AYen~ as.....-en .as Asb and Birch Streets. Altboug.h tbe dc.\[gn efficiency of th~
schemes is not IS good as Ccncept 1, ~hey wolJJd arrow development of eight additi0llal feet
of landscaping along tbe kngtb of the stI"Jcture. Concept.5 is a rnodif::ed 'Ve~loD of Collcepl
2. It was prepared based Oll staff recommc:nda tiom to increase efficiency by !educLnt tal aJ
floor are=-_ Jt is shown kn Chapt;:r 7.
Structure Elevation Study· Figui"e 9 illl,lStrates the retative vis'Ua! impact ol the fronl elevation
of Ii generalized version c[ the ooocepu. introduced above for each site. AJ indicated, Lhe obvious
impa<::t of the structure would be the (;rea tion of a 'bu~ding faca<!e ""llere tbere now exists only a
parking ~t. In the case or Site A, thi! would Te'§uit in a continuous facade between the Post Offi~
md Hardware Store. At Site B. tbe building would sta nd alone aD the $(HHh b alf oC the blocK.
HO\\'eVC:r, the structure concepts. VIiOuld nol extend above an)' existing bui1dinW-.
Comtruction Cosu.
Prelimioary b:.ldgct construction cost e.stima'~ were deveklpec! to illustra te the relative
magc.itudc of construction cosl ror each optian based en loday's square rOOt cost for s.imilar projccb.
Thes.e costs do not mrJude indirect coruaruction cost5 5uch as design Cees, tesling. irupection, permit
fCC[., soih report,. survey, financing Wits, M weD as cnvUonmen!a1 1evlC .... ' ~I.S. fndirect cosa,
including design fees 2nd testing and inspection, usuall)' TUn about ]0 to 12 percent or tbe
constroL1.ion costs fo( a proj~t of this size. The budget construction ros.u are a!sa vel)' generai in
nature assuming a .standard $pread-Cooting rype of roundation ~Ie:n. Generally. the type or
5tructuraJ system (e.!_ poured·in lllace versw precast concrete, coIlvef!.tional versus post-tensioned
reinforcement) am res.ult in cost varialio[U or 5 10 10 percent or lotal construclion cost. The ~ts
also do nOl account for • speclfic landscaping or «tenor desigc, although they do include 8
contin,genC} and a facade upgrade line item to account generany for unknowp design or :site
conditions. Generally, the addition oC elaborate exterior treatmen!.S (0 a traditional parking structure
caa rc5UIt in COSt .increases of S (0 10 percent oC ~otal construction cost. A more detatlcd COSt
eslimate can be developed upon selectioo and furtber development of .. preferred scheme. The
budget cost atimaLc:s. are inc7uded in Appendix A
15
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"',~
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-----.----l
.,
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J . ,
.-. -]
It 1_. a f2/A nON STUDY
California. Aven~8 POOlrk.ing 5trucH.re Plan
•. --,.-..•. ~-------:."'/:--
Summary 0( Parkies Options
TabI~ 4 lummar.i.za the parkin, ccncepts dc.oeloped for each ,:te with rapcct Lo dimcminns..
Dumber of ipKeS (toLll and Idded) beiJht (maximum to lOp of respe<:tive ramp&, iIK:Judi.ng parapet).
parnng &Ilglc~ budget ClJDStructioD c:c:rt, and cc:.&ts per sqU8J1: foot or constructioc and par king 't.all
Site A apt 3) . Among the three concepts presented, Co~pt 1 provides the m;)St efficient aod
functional solution ror the lite. The scbeme also anows the development of an exterior architectural
design solution wt-..icb:is compallble with the adjaa:nt structures.. given that it has level facades OD
thr-« sides.
Site B fLot 7) • The t\v.O primary concepts developed' for lhis site are a 90 degree parking
scheme (two-way traffic flO\\o"} utilizi.ng the fun site or .. Jess than 90 degree. puking scheme {siegre
.c!irection trafik flow) uulizing a poruoc of the site, leaving an 8' landscape buffer for tbe length of
tbe structure. The de:s.ign ernc:ency and' construction cod din'erecce between the two COllCCpts are
obvious. C.oocepl I, the 90 degree parking scheme, the most emcienl oftllC two, is Dot as functional
as CoDcepl 2, as it ha3 dead-end parlring at tbe top end requiring a lotzl turn-around Cor a parker
to exit the facility.
16
•
\
""",n" orr, .. 'Sll!
I<,n 2U',lU'
lit"'" 90 nz' ,110'
£1111. ..... .".." UZ'IIIO'
XlI',rIC'
"'" XIIt',IU'
.-lUI n. tal'" 'to'
'[al,lu. ___ ,..',Ul'
-/
'--
-'-------
T.bk4
SUMMARY OF PARKING CONCEPTS
Cll1fonte A-rnw raBt .. Stntet.ft "..
., ... ..... ..... """" '" """'"
~'4Cn ADnf'T,I S?'ACF3 lltlart I'AlSIIIIC """"'.COST
,,. 98 20,2" "".':5-Sl.1".~
'" a' n.:' 60'" ,1!1o'" It.z",.~
'" 5/ n.}' 6(1'" ~ 1!>· Il.1M.1rtOO
'" '" 21.1' ... .1.1 .... ,Il00
'" ., 20." .,. '1.'!-60~aao , .. " :0.2' .,. 1I,~.1IO(t;
"D " Z!J.2' ". It ... t.a,oIIIOO
Sc:nm:z~ Tnlemalionat Parking Design. 19B9, 1990.
t7
---",~~'---'----~------~
•
-.
.... "" '"" ... S.,.. STOll "'*"""
'n." ".]11
SaI,a " ,ltlO
SU.7J 11 1 ",
I1D.16 ".11 .•
Ito." 11 ..... 2
1211.11 ",'"
1!1I.J1 ",'"
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1
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Cbptcr.
ECONOMIC ANALYSIS
Tb..i:!: section describes the ss.sumplioru that were used in testing the financial feasibility of the
structure :JPtio[U.
Emancing Assumptions
The lWumptioru. about the CIlSt of issuing puk.ing as.ses.smenl bonds are summarized i.e Table
S. These IWumptions are conservative, as of the date or the pres.eIH report. They are believed to
be realistic for planning pu~ (ane! bave ~iJ. updated over the course d th.l.S studJ) fI.~ .. ~ .. ,lizing
thai it will take time to complete the prt.xeu of authorizing additional oonded debL Enancing
conditions may be less favorable than they are al prerenl
Development Ccf\s
The rosl~ far developing each concept '\lIo-a5 preseDted in the pre'oiow. section of tbis report.
These cosl!! are also summarized in Table 5, together wiLh the esti.nale of the tala] annual.auessment
for each option.
Cost-Income AnaMis
An estimate of addiLior.,a1 costs for operaling the Districl, if ea~b option i5 implememed, is
summarized in Tabie 6. This aw.essmer.t rene.::1.s C\lrrent Cil)' of Palo Alto revenue experience, and
.:ost experience. for 8 liimi1ar lize proje...'1. in the aty of Santa Barbara. This. informa tioe i5 pro\'id~d
(or information only, as the City m1ends to LTlctude operating and maintenant'.e oosu in rcspecti .... c
existing blodgets rather lhar. J;;cale • !lew operarini: and mainLenance fund ror this n~' facilit:,o/.
18
T
!
-1
Table 5
ESIlMATED CAPITAL. COST AND AI'1NtlAL DEBT SER'1CE
Caltrond. A"f"tItM Partlnc StnId'Wrt Pf8 •
........ '1""
\\CI! '_'I.' \ur~ 1 QII' Ie.. t !lllt' • II"iIIll. , ILln, .". t II'" ,."., tU" r CIIfllll. 1 (tGl' , ...... & jUIII' , lin'" I , " . , I , I , I , I , I , . , . , I , I, . , . , • r • t " ....... "" , , , , , , 1 , , , , , , , , I I , , , r , , , , , , , , • I I I I
."' ....... Wi
, , ",1".", , ".111.-I , 'I.I".I~ I , n.7M," r , .',WI._ I I ",'WiII._, , ".".-' I ~~.-r
te.t I .... ",_"1 , , , I , , , I I , I , , , , , I , , I I I , , , I I , , , I I I ............. I , I I I , , , , , I , , , r I I --,~ .. , \''1.a, t\' ,enl In.ftt I"-.. I'll. t"··' 11I't • .,. Itt ... 1 ---, , IU',r" I , 11"',1" r I ""."f I
, ..,.. ... , , 1olloI,1l'D, , tnIi,llt f , *lX,QII I I --, , , , , , , , I , , , I , r I , ,
, ... ""_ tIII1 i I " .•. '" I , tI, • ...,.", I ,
".-.'" I
, ., ....... ' I .t~"'.'" I I .t ..... '" I I 1'1.'*._ 1 .. - t "It....,'-'
I I I I , , , I I I ) , I , . ,-I , I , , , , I , , , , I i I I
mrr .,.,.... 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 ~,"r , •. _, I J,nl I '1.1111 11.l1li' IUlj f ••• .-tIl r ---, , '",-I , _"''''I , 1.1'1.-l , tI'I._' , .1 ..... ' I , '''.-, , -•. -I till ..... r
I I I I ! ! , I ! ! ! I I I I
~!"'-.,-I , I I I I I , , , I , , I I ....... ..-I ~·.I II.ft, II .• , I "-I , ..... I USI , 1.1l( ..... --I I 1li',""1 I 0,"'" I , 11',11' I I .... '1'1 , n..." I r lW,t1I I I ...... I -I , I I I I I I • I , I , I I _.-I I .~~ .... I I 'H._' I .'1 .• '. 1 I .".-t I "I._t I .".-' I In._ I "Ml._ , , I , , I I I I I I I I I I .... -, I ".-, I tlI._ j , "'.-1 , ' •. -' I '''.-I I ...... I ".-I ".-, I , , , I , I I I ! I I I I ~"""""~I .. I , '''·-1 , 111.-I I 1",_, I '''.-, I ''i • .o I I ''' .• , I ' •. -r .... -I I I I I I I I I , I I I I I ....... , , ".-1 I ....... , I .... -, , .. -' I " .• ' , -.-, I 11,-I 11,-
19
.""
Tobie 5 (Coord)
Em'lMATEll CAPITAL cosr AND ANNUAL DEBT SERVIa;
Clilron!t A'Yf'DlM! F8rti-c Stncta,... MID
.. rn.rnll
It'" I."GII t "" ] .HtII t IlIII' ] cPllo. I IlO! , .fI. I IL" , 1Pt1. t I"Of''-'lo.J 11C!t"'-'~. Il",,'.-r·t I
I 01 , I • I 01 , I • I I I • I 01 • I I I • I • I I I II 'I
I I I I I I I I I I I I I I I I I
IIIW4lnl'-.. _f.n ......... , f I n,., I tJ.OOI, P U.1lID I I "._ 1 , 11._ I I ",_1 I n~_, I 0._1
I I I I I I I I I I I I I I i I I ,-...... I I tHl._ I T III .... I I "',1It I P 111.-1 I ,,. ... I I Itt._ t I .... -J I .,. ... r
I I I I I I I , , , , I , I I I I ,_lit t.I, .. ,,..,.,1fIt I I I , I I I I J I I I I I . •. , r I' ,
.,..........,. ....... tMt~ " .. t III·ql lit.''''! lll·1II1 JI1.'''[ 11t.'fll ,u."l IfI .... ....... 1 .. ,I'hI ....... I "",13 I Itn,tlSl f 1171,iUIo I I l1li,11' 1 I ... wJ I _'" I ! "~"I I , I I I I I I I I I I I I 1 1
I I I I I I I I I I 1 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
' ... ..: ..... 1-I ".,n._ I .I ....... ~I , I'.UI •• ,. I U,l'll,!"Il'I I 1I._.tII1 I I U._.11111 • A.·._I I .... ·.111::1 r-.. ............... I II,MI,_ I ........ , I .,~n., .. 1 V.BI._ , I ........ , I ... .., .. -I ''Ji''t .... , ... .• ; ......... 1 , I I , I I I I I I I I I 1 -,-, , I I I I I I I I I I I I ·· ..... ,_U--.' '" '" I "I I", I "I I "I I "I I '" I ..• -.... _,..,. ... " '.'" t Ut, I,·nl It."! lUSt I 1".,'1 p.... . I .. ,. ...... --.r I "".BI I 1¥J.,m I ! • ...... 1 I .,. ... , I. "".-1 1 "".-. . .......... .~ .. _I..:..I,}._.1
2Q
~------~.--~----------
Table ,
SlJMMARY OF ANNUAL REVENUES AND EXPENDITURES
CaJiIoraia AWDUf hrk.Ia:c Sb'Uctare Plaa
~" ....
Annu.J~
Annual~
~ .-Id Maint.n&olcl
"A.nruII~
AJtt,1~ NYmbef III Nftw ~ .... """'" &lilting -'olai
• '" .. , ..
• 2 .. .. '75
• • .. 51 "" 7 1 1SO "" 20'
7 2 10' IS 23>
1 • 'SO ., 1m
7 • '50 '" 220
..... AMu.! bpendll"~_
&~ -T ....
,,",700 ""..., "",240
13>,700 I,P,5S:l ...,.=
...,,100 '15,410 S3E,ll0
"',= ~'.510 _,010 .,..,., '11,550 $54,000 ... "'" 120,010 $.54,5Hl
",,500 "6,100 lSO,eoo
Source: Angus McDoilald &: Associ.a;!e<), 1990. Sour« of Unit Values ;c; fonows~
• Annual Revenue: City of Palo Alto, FY 861'81 Parking Revenue Tabulation;
(S62,0B6,yr)!861 Publ;c Sp'= = 172 .pau:lyear (rounded \0 170}
• Annual Operalions &. Mainlecancc: Cnc-l: Based 00 Anal~is by Bartle Wens
.~ates ror 277-5pace parking radIi!)' in S.-:nta Barbara. (S76.000,'yr~l2n spaces .:
S2751spaeeil'<ar (rounded 10 1300}
21
E.ttima1ed AsK¥DJeDl Spread
11 was. esoumed lIlat the assessment formlJa Lha t "'11.\ Un plel:l,C[lted nrig!llaUy for the plJrchas.e
of the 1CcyI.tone Lot 9I'CuM be used for. subsequent a.sses.smc:nL This asses.5meflt formula, to quote
from the original Engineer', Report. -_is based Ypof> three main ;<l'ln1S:
1. A prope rty's major benefit i5 the \'afue or the D u mbe! of parking s.paces, 'A-'hich It does
not beve to provide on-site.
2. N02 every parcel's parking derr.and conforms exaclry to the average; therefore, a
moderating: element wh:ch ~nskieT'5 the lOla! size or the parl;Cl is. justified.
3. Properties which bave been in the Districl for a Ie rtger tlme ha.'ie been paying morC
ror the benefit received, and such past plilj 1!lents should be taken into consideration.-
The probable assessment [or each parcel in the District \\'as calculated. The-detail ~urts lire
in.c-luded in Appendix B or this report. The range of a.\.~ment5, for each concept. is slJrnmari.red
in Table. 7.2
As a generalizatiun, even the highest annuat a.ssessmenU per square foo! shQ1A.'Il irk Tabte 7
aie l.olerable. Annual rent for Jc~ space in the California ~ment District Area is on the order
ot $24 per s.q uare foot ror ~ oux,e .s.pa.c.e and $ 1 g per sq !Jan: foot per J'ear for oommerc~al 'pace.
A masinmm increase in opera\~ng ~u. of six to eight percen! wtJ\J\d norma11y be tolerable.
Generalizations about the burden of an IlMeSSment must be mado! \/IIIilh greal care. 'Tolerable"
to one enterpri>e may be -the last straw" 10 anotne r. Average $31('.$ per square f rot and net operating
income as a percent or retal1 sale\li caD val)' quite widely, from b1J..l,jna.:s to bU!:iness. !lnd rrom month
to month.
~ or: fnliTleer', Reoort and Ass~ .. menl Ron California Avenue Area Kwtone La.J.
Parking Pros Project Nur.Jber 86-01. 1985-1989.
21
•
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I! 'J 'I
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I
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~~i;.s.;...-..;o_ . .1. __ • ____ ... __ ._._ ---.---.-----.---._'
Tobie'
RANGE OF A.'iJllVAL ASSESSMDITS
CollfDnlla A ..... Porldq S~ ... flu
Alternative ........ men' Fer BU11ding Sq. FL
Site Lo, Option AYC'ra,ge ffig;,e., Lowes,
A 3 1 $022 $0.90 $0.03
A 3 2 $0.23 $0.97 SO.04
A 3 3 $0.21 $0.89 $0.03
B 7 $0.32 S132 $V.05
B 7 2 $028 SI.17 50.04
B 7 3 SO.28 51.17 $0.04
B 7 4 $028 51.17 $0.04
Source: Angus MoDonald 8< A.Isoci.tes. I~!.
The added parkine capacity on California AvemJc 90,11 prO'\oide a net beoe£il to I buslrleSS if
the iDcreased .Dumber of purchases more than recovers the cost of the increased as.se:Mmf:oL The
number of ;additional p'LITcbascs 10 reach this '"breakcvco point" depends 00
• the average purcbase per purchaser,
• net operating income as I percent oC sales;
• the increase in annual a.sses.smenl for the partict.:lar parcel being considered.
One (;"an often make ID intuitive. but entirely plaw;ible, judgment give!! tbis break.cven
Dumber, about whether this ~reakeven Dumber'" is p[8Wiible.
Tabie 8 provides .. means: for proper1)' owners. and tenants 10 lesl tbe financial implications
or their individual &ssessments. Under the assumplioru fisted, at the top aCTable 8, the District could
apect aD annual increase in visitors of 82,320. Coru;ider. IS an exampk of the \.I$C of Table &, an
~. ... -,
·········1 .,.w. 1"11._' In._, .,..-.
UI._ I ...... ,tI._ , ..... ,
,,~ .• t
N._ • n,._. ..... .., .. ,
~ .• , -.. , --, ,-." ,
..".." 1 '-."1 ,
•
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Tobie •
C4LCUI.ATOR FOR BREAKEVEN i'11JMBER OF AOOmONAL PUIlCllASES
Calif,,",'" ,'_ .. PoI'I<hII S!rwd.,.. PI ..
-..... "
I_ ..... ....,...r ........ _,_ ..
'1111.1'11 '111:,., ., '.Tll 1II."'tlll'~1 '.1 'I.,tlli. '111 .,Il
II r .rll 11._ I' II_ lilt •• , III., 1
...... _ r .. ..-.. ",-"11 .. _II" .. __ I~_ool .,...,.." ... _,I"
I." ... • ft .... .... •. n U. ..... .... ..... n.n .. .. ..... •••
, ,
".",
... •••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••• ••••••••••• •••• + •• + ••••• + •• ••• + ••••• + ••
11.m •. m un 1.l1li1 I.UI ..... .... ..... ..... ..... .... 1.11l ... .. ..". •. I~
'.I~ l.tIIIl I.m .~ '.Jt& 1.111 '.1", ..... .. -1.'"11 '.'11 1.11"1 '.1"-.. ' . '·l41li1 ..... I.m '."1 Lin t.11t .. -.... 1.11"1 ' .• n: ..... 1.',,-..... '.JII ..... ......
J .... .. ," ..." ..... 1."1 '.1111 '.In .... 1."1 .... U .. '.m '.m ..rb ......
t.u. I.JII .... 1 1.'1"1 I.'" ..... '.m ..... t.'" I.MI U" , ... ..-,.In •. ""
I .... • ..... 1 ..-'."'1 ..... 1."1 ..... •. m '.m ..... ..... '.HI ..... . .... •. 'JII
I.n .. . . .,. .... I.'ft .. ~. .... '.~'1 '.m ..... 1.1"' ..... t.UI ..In .... '."" ..... . '" .. ,.. . .... ..... .. " .. •. m ..... I.'" .. '" '.W.I ...,11 '.111 -.1"11 1.IftL
•. m '.-'.'" •. ,... '.l1l; '.ll'II '.Ift I.'''' '.m '.In: '.lft t.nl ..... . ....
•• ... 1 1.'1"1 '.'11 ..... ..... '.MI ..... '.111 ..... '.111 '.lft '.ItI. ..... ..... ..... .....
1.11'1 .. ". ,.Ul '.N'l:: I.U. t.1n • •• I.MI 1.ln 1.1111 ..... ..... . .... .. -.....,
I.tll ... , .. ,.., •. .nll: ..... 1.111 '.141 I. III 1.111 ..... ..... .. -..-1.'P'l '."" '.m t.llI t !I, G.rn I.'" • ~ '.In. t.I2'I .... ..... .... ..-1.11"1 un '."" '.1" I.I!'II .. ~ '.m '.1" I. '-1 1.111. t.ll' ..... ..... •• I.CO,.. 1.'P'l . .... ...... .... .. -'.J"" t.l" 1.1" '.ltI t.11"I .... .... .... t.,,... ..... .. -I.P.' '·'''1 .~ •. ,..~ I.'" t.I"I I. I tI 111.11"1 . ". .... •• , .. ,. .... .... '.1'1' I.~'
•· .. 1 l.tTl .... ..... I. In !.I.tII ..... .. -.. -... ,... .-t . .,. • '.I'll ..... . .... t··'1 ... . ..... .. -..... .. , '.t'll ..... 1 • .... 1 t.an '.,:r. '.m '.Ift '.on ..... ...... ..... I .• " •. t" . ~ . I.tll I.t'" .... '.III!'II ..... '.on '.n .... ..... t.ltI ..t11l ..... .... .. -.... ... .. •. -..... .. -. ... ..... .. -. -••• ••• ..... ................... ............. . ................. . ..................... ··············,,·············,,···········1
24
"
owner re tenan! for v-'bom the foDowin,g u:sumplionJ apply;
Average Incremental Operating Mergin
(Ne. Operating In<:Ome "" A Pe"""'''ge of Sales)
'Average Sale
lIh.-reued Annual Asses:sment
<N-11cr or tenants to which this set of assumptions apply would break even if:
(SISOOIS1()(Xl) ·0.68% =-UJ2%, or approximately 1%
$30
$1,500
of the Dfstrict's tolal ann'Ual incre.lSe in visjto~ become CLLo;.tomers.. This calculation is i1Iust!8ted
further in Table 9.
OwT.ets and lenants. .. ill each teiCh their own conciusioll about whether the breakeven
pera::nlS are achievable, gTven the cost and prout picture of their individl:al businesses.
A second plausible effect must be noted. At present,. there are vacancies in the California
Avenue District (or both office and retail space. ]0; Uti! market., and' depending OD the terms of
existing leases. it may not be possibre to pass the increased ~ment forward, in the form of higher
rents. The additional assessment 'AoQuld then lead 10 • direct donar-for-donar r~uction in building
ownc:rs' ope:«Iling income.
2S
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Tobl< ,
EXAMPLE or TIlE USE OF TABLE I BREo\KEVEN CALCULATOR
c.rlromla An!'l:ue P8rk.i.na Stractar'e Plan -....... ..
... ~ TII~ Ptr-OIly " ... ~ Sh.opp1ns; DIoj't ~ Ymr ''''' M.Ii:limUl'll Numh!T cL ~ CUJtomen ,,'20
B~_'II P£AC[NT or 1UtAl. AVI'JtABU NEW ;:UST'C:M ~RS THAT WTll.IlEOJVLq S I ,000 IN NEW ~
[ Awn~ ~ar 0pemfnJ MarJirI .......
l",~ ,. "" 18.",", 2<) '" 22"" """-.'" .'" ."" , "" ,. '" ]2_~ --,--, , ----_._-,. -._.---" . __ .,-"'",._._·'_ .. '_0--_._._._._----_._._._--
.. 001 U.l~ ,m. • os ... • 04" 2.";'" :a.,C)~ '74 IS", I,JS~ 1..2/'" UO'M.
510.00 .,,,, ...... 2m.-. 1,.s~ ] lr.,. 1011fo '.!1 ct.,~ ..... 0.61--' 0,:55"" :;::: i ".05". :'G~ I 35"., 1,01'" OJII,. ..... 10 ~jJ O.51~ C,~:5'" ...... O.lN ..... U ... 101 ... 0.76'" <-61 .. C.$I'MI 0.41 O,lnl ., ... o.]~ .,...
m." ..... 1.21'11t 0.11" (loSl'" O.49"4i ,-." •. -''''' 0.1 ..... 9"'"
'10110 2.0". ].01'" --0.5]'" ,-C.:J.4" .n ...... .",. '.2'" O.l~
Sls.OO 1,74M. 0"" O.5N Q"3~ ", .. .-0 ... ,,,,. O,l~ ,,'" O.IMt. ..... ,.'" 0,7~ 051 .. ..... [u.,.. 0"''' '22 01,.. . '''' (I,I~~ (I.14~
$.45,00-U~ ..... 0,4SM. ,J< .. . ..". .",. 0.19 0.1~ (1.1:5'" 0.13'" O.I~
"''' 1..21'" O.'i", .. -a~O\W '.l<" ,-1).'7 0,15" 0.13"'" 0.12% 0.11""
ISs.OO 1.1~ ." .. (10.)7111 ,-.",. O.In. O"E 0.1,"" O.I~ O,l1~ O.l~ ... " 1m"", OSI"'" . " .. 0,25" . -('-l7'M. 01 • OJ'" 11.11"" . "'" ......
165.00 ..... 0,.1'11 0,31'" 0,23'" ClI~ ),Hi~ CI.n 0,12'Wo 0,10'I0I0 ...... OJ,...
"''' ."" O,4N ,-0.".. ~"!~ o lC'Ioi 0,11 0.1I'11t O.ICM ..... ,.-.... 110 11.7"'" , .... '25" 0.1'N O,15'11t O.U'" 0.11 , .... ...... ,-O,ON . :::: I ..... 0.:14'" , ",. II,I~ IIXN 011", (UO .-,-'.ON 0.06"
061'" o,J"'" .-o IS"" O,l:n1o (I,IO'IIi '" 0,0 .... 'm" ..... O.OS"" 1>00.00 0."" O.l~ " ... , ..... ."''' 0.""" '0< ~.~ ... O.ON 0.t1J" O,03~ _.110 ,-O.I~ .. .". ... " 0,0416 om,. '" :1.00'" ."" '.ON M2" .-OO,,,. , .... ..... 0"'" ..... . "" ..... ..... oo ... . ....
Average Incremental Operating Margin (Net Operating Income as a pen:en:age of Sales)
Average Sales
Breakevt.:::c percent for SI,<XJO (From the.pbove table)
Breakeveo percent for SI,5(X} 0.68 :11500(1000 =
Source; Angus McDonald &. Associates, ]991. 26
/
24.~ ......
t til"., 10.91"
(l,SI'" O.4~ " .. , C.lt'" ,25" 02'" . .-10.19"10
O.l~ OJ6'K
0.'''' U,..
cum O,ll'Mo
0.1I'Mi O.I~
0.10.. ...... ,-..... ...... .-.. -M".
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0.1)5'" .....
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la .... ,.,.",.
.. ..". 10.11.,.
~_ .. nt ~-. .-.",..
022'0 . .-
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0."" •. .". ' . .". ,.-,.-c._
O.OS'Mi .....
o.os'" . .... .-......
".". .. -0.01'"' 0.01" , .... 0.-
•
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,-
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Chapter S
ENVIRONMENTAL ASSESSMe'JI."J
Thi:: section provides an assessmcn t of potential cnvironmen tal impscts of !..be parking
structure opt'ons presentee! i.e Chapter 3 of lhL!i report. The assessment is inle.:Wcd 10 provide City
staff and the PRCwitb basic data regarding the rOr~1ng potential impacts, wltb respect to wting
conditions~
• traffic (impact Oil loca; street.s and intersections};
• parking (a~"nodatioD of parking demand, impact 00 parking inLrusioo);
• pedestria~ic:yde ci!OJ.la.tion~
• no~lair quali~. aod
• visual impacts.
Thil. general &UeSSmenl was foc~ on two retadve oompar'.soIH: fir5t, the impact of I
structure at each site, to :identify any lfg tradeoff:. (that is, to idCDIif)' any potentiaJ caeditlons that
wo\.lld render one: sit: "'more attractive .. from an eDVironmental5tandpoint thaJ1 another}; sewed. tbe
p&JtiC\l1ar optioru. a\ eacb she, to identify par'king structure tradeoffs.. The basic variable considered
was incremental sile parkin.g supply, which is the basic ;ngredit:nl '0 incremental tramc ge!l~rat.io[l
and associated impacts related to tlo!se,. air quaEty, and: pedestrian:bicycle circulation.
4,.scnmenl or Potential Traffic Impact<;
A parking 5trueture.at either 0( the ,ites under Study ",,",auld increase traffl-C ger.e:~aIiatl.at the
site, due 10 the increase in parking supp1y, but would not increase total traffic gc-neratioD sub5ta:ntiaDy
in the Stud)' Area. III other words. the parklng racuities would serve traffic that atread'y exlsLs in tTle
Study Area, altllough it is. rccogntz.ed that some '"ne.loo'· t..-;pi to the StlJdy Area would be represented
by parkers now using external on-::otreel parking spa~ ""ho may decide to usc the De'o\'[y-d~'eloped
parking.
27
-_ .. 111_ .. ""' ... · .......... 1>"'" ... : __ .. --'-.. ---' --.
I
j
1
Ings;mentli.! Traff.c: ~neration . Table ]0 .ummariza tbe estimated im .. 'TemcDtaJ traffic
generatioll for the roccepll studied I:! each sileo ro. d,pily and PM peak bour conditions.. The PM
peak hoUTwas used bcau.\C it typically exhibits the laTg~t bo\lrly traffic 'IOlume aD adjacent streets
that w.ouJd 1el'Ye the: sites.. These estimates 'Were derived by multiplying the obser-ved parking
tumOVC'T rate for eacb k>c. by l'1e incremeDtal supply associated ~ith each concept and then by a
faclor of N'O (1.0 represent two vehicle "trips"-onc in and one ovl-per space).
The findings ii1dicatc that both sites. would generale the same range or incremr.::otal tr:Iff>e;
00 the order of 330 to 660 daily vehicle trips or 35 10 70 PM peak bour trips.. The mO$t cfflcient
structure concepts developed (Concept 1 at each site) would generate the highest cumber of new
trips, ranging from 570 da .... ly .and 60 PM peak hour 10 660 dall)' and 70 PM peak. bo~I.
Primary Iml2acu. • The additional traffic generated at the sites would primarily impact the
:streets offering direct access to the structlJrc COllcepts. Beyond that.., traffic would be dispersed 10
connecticg streets .cco~ing. to ac.:ess to lbc: strucll.m: coocept and c:risting traffic paH~rru.. 8}'
inspection of the traffic generatioll atirnates pr~nLc:d in Table 10, it is de-af the: relative impacts
of anyone of tbe stI"\lcture coorepu 'NOuld be sman. Tlilbr~ 11 further demOnltrales this point by
comparing the estimated traffic generation al each structure entr8DCe wilh existing PM peak bour
trarflc on adjacent streeu.. Furthermore, the actual increase of traffic caused by tile structures woOLTd
be offset .somewbat by a reduction in traffic circutating in the District in search of parking ,paces.
TraffIC Access -The Site A rorJccpl!. have similar access dnvewa),'5. OD Dmbridge Stro:et. .... ith
Concepts. 1 and 2 invoNing t.'O one-way driveways and Concept 3 in\lo].,.ing twD--\1,'Sj' drivC\lo'SYS.
Therefore, the cumber or drivewa~ serving Lot 3 'WOuTd be reduced from fh"C to two. No vehic-ular
access i:s provided via N~' Mayflcld Lane, which would serve te remove parking i!'0.:.Q;.5 from this lane
and aDOW' freLghl and SCrvlCC vehicles. 810n& with some local traffic, ad wive ~.
"The Site B concepu offer fairly biTanced access, witD Concr.pU 2 ~r:::: 4: providing drive:~;a)'S
OD Birch, .Ash, and Sl'w:nnan, and Concepts I and 3 pro"';dir.g drivev.·.a)'1 Oil Bircb and Asb onJy. No
structure ~ is provided via the: existing ant)' connecting Birch ar.d Ash. Similar to the Site A
conccpu, lhis would 5el"\l.o: to ano",", freight and 5(rvicc vehicles, alor.g ".,ilh lOme local tramc, C1IcTusive
28
Tab'" \0
ESI1MAlED INCREME!'<T"L TRAme GENERATION
C.II~Ja " ...... I'IIrkl"l Slno<ta .. PIa.
ESTIMATED INOR~AL TRArrIC GE~TIDN
TOTAL /lEW DAILY TURI/OVER ESTIMA1ED VElIICIZ TRIPS
SUPPLY SUPPLY RATE DAILY(I) "" pEAJ( !!OUR (2)
SITE/C;ONCE PT (Spaces) (spaces) (Vehicles/Space) (Vehicles/Day) (Vehicles/Hour)
-----
A (Lo~ 3)
I 188 98 2.9 510
2 115 85 2.9 490
] 157 67 2.9 ]90
B (Lot 7)
1 2&7 137 2.4 660
2 215 85 2.4 410
] 237 81 Z.4 420
4 220 70 2.4 340
(1) Daily Traffic vas estlMated as follows: Daily Traffic s
Turnover Rate x Nev Supply x 2 (Trips/space)
(2) Estl~ated to be 10 percent of Oaily Traffic
sourcet Wilbur S~lth ASSoci6tes, 1989.
,-.. "
60
50
40
10
40
40
35
'. "
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Table II
IUL\TIVE PM P&\K HOtIR TRAme lMPAcrs
CalJro",1o A_ .. hrkl"li SInI<ta", Plu
,';
ESTIKAtto PRIMARY IXPACTS ON LOCAL STREETS
ASSIGNMENT INCREMENTAL EXISTING PERCENT
SIn/COliCEPT S=E1' PERCENT TRAFFIC TRAFFIC OF EXISTING
A (Lot 3)
1 Cambridge 100 60 440 14
2 CaltJ:lridge 100 50 440 11
J Cambridqe 100 40 440 9
B (Lot 7)
1 l'!irC"h 30 20 570 4
Ash 70 50 180 26
2 Birch 25 10 570 2
Ash 2S 10 180 6
Sherman 50 20 440 S
3 Birch 50 20 570 4
Ash 50 20 180 11
4 Birch 2S 10 570 2
Ash 25 10 180 6
Sherman SO 20 HO 5
Source: Wilbur Smith AssociateF, 1989.
30
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use of the alley. Fmally. ilie oU!Iiber of dri\lL'Ways on Sbennan Avenue would be reduced from fiv~
to Ihr<e or lea>.
Parting Impacts
The primary parking impacts or the completed structure concepts wo'UJd be posittve. That
is.. the added supply 'MJuld betler accommodate existing parking demand in t~ District and
~D:Dlodatc WIDe of the parking demaod cdubtted in outuoing residential are&. Tabk 12
compares DC";/II parcog supply 'With the d~igc (90%) target park.icg 5~pply of 25S 'Pac¢!;.
Coasidering the site:& separately, only ODe concept (Site B, Concept 1) would effectively meet
tbe minimum target .s.upply, while. nODe would meet the design Tange. A combination of tvwo facilities
(one 00 each site) would yield I parkjng supply increase which exceeds the minimum. but only
combi.n.auons with Site B Concept 1 would' resuTt in new supply within the design target range.
'Ibe m05t significant parking irnp~ct of anyone of the parlci..''Ig structure concepLS 'IItIol!ld be
displacement of the exi5ting parking spaces in tbe. respective lots during COWolnlction.. A constructklo
maDDgetneDt strategy ~uld have 10 be imp[emenled to serve the d~pTaced parking demand arld
mltigate possible imparu caused by displaced pa rkers..
31
sn t
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Tabl. 12
ACCOMMODATION OF PARKING DEMA,"ID
CaW'onzla AveDue Perldnc Sl:rU\.'1urt Plaa
SfIEI NEW TARGET SUPPLY
CONCEPl SPACES Minimum Destgn (90%)
A
I 98 136 258
1 85 136 258
3 67 136 258
B
137 136 258
2 85 136 258
3 87 136 258
4 70 130 2SB
Source: Wilbiir Smith Ass.ocia\es, 1989. 32
~an and BWIs Cin:ula!ion
I..oc.al pedestrian dreuIadon It the Itructure li~es would a:eneraIIy be improved by tile
red'ucti~ in parking kit driveways serving the lites. However, the 'truc!ur~ themsehies would
introduce barriers to pedntrieru currel'ltl}· waJ1cing through the Jol or to anJ from thcir vehicle:!i, 10
~ local rles.tinatiom.. 1'b.ese impacts lM;>u!d be Wni1iir (Of any .:me or !.he conceFts studied at each
site. HCJ'W'eVeJ', in terms of functional St.!ltctllfC daign., convenient borizontlt! and vertical ped~tri.m
cin:ulatioD would be pro...-ided. Fma[Jy, the open-span con..;.lruclicD method, whkco minimizes the
number 0( structural columns, would provide barrier-free visibil ity Bnd security enhanccmen l
Bicycle circulation would Dot be directly impacted by the altern alive concepts studied. creept
for the fact that the s.tructures wou1d represent barriers (0 bicycJists ClJrreDtly tnwersing the existing
parking loa. Bicycle parking facilities in UlC struCtures wollld reprcscnt • posit.=Ve impact, or
mitigation., relative to the Deed for safe, ~ure bkyete parking in the Districl An)' one of ll)e
parking concepts. could accomt.lOdate I sman amocnl of bicycle parking spaCQ in cocvenient
location:s, allholl,gh some \lebicle parking spaces coll]d be lost as i! resulL
,As!essment of Noig and NT Ouatitv rmpa..""'t.s
The potential for noise impacts was assessed ba.s.ed on existing noise breis in the StlJdy Area
as presenred in Ole Citywids t ..lind Use and Transportation Stlldy Draft E~· .. ironmental Impact Report
(City of Palo Alto; September, 1988). ]n tbis report, noise estimates Yotere made Dear Fege Mill
Expressway at f.J Camino Real, tile meas\Jremenl location nearest the Study Area. The existing. 24~
hour day/night ao.-erage Es 70 dedbel£ (dB). This figyre is over !.he: 60 dB upper limit of acceptability
ill outdoor f'CSidential a:se areas. Beca~ the projected increa.se$ in veh.ic .. !ar traffic on S:u.dY Area
stIcciS l1muld be minimal, due to the dispenioD of trafr~ a.s.sodaled ~:h this stu.dy sitcs, the ~ted
rise in noac kvets wouki be inconsequential.
Using the findings. from the report referenced above, eWtin& aU-Quality k=vels "Were estimated.
Existing carbon monoxide (C01) coucenLrations within the Study Area for the peak eight·hour period
'Were determined to be approximately five parts per million (pPM}. This figure is weD below tbe state
!:r;d federal standard 0( !'line PPM. Although the corulructian of anyone of r!':;~ pc:::~ng lot CCCCCpl5
33
•
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~.
would result m Joca:.I concentnltioc.s i"1 traffic. the reta~ c:bangCli in Study Ar~ tra!r)C indicates. that
OOa roocentratiom would exhlbit litt1e change, and thcrefo~ remain wit};lin an tceeptablc: range.
~meDt of VAual Imraru
Ihe principal visual impact at ehhcr one or tbe lite!.. regardless of c:oncept.. 'WOuld be tbe
wnstruction of. building where a parking lot DO'Iir' e:.rists. 1be maxim urn heigh t of the structure itself
"MJuJd be apprOOmately ]S to 20 feeL It Slte A. and 15 to 25 leel at Site B (Concept I a! Site .B
would exhIbit the mwmum height or 25 feet Al its east end), Lighting standards would most likeJy
CX1.end above the lOp level of eac:h option.. The basic ,-ee(-of the sJrlxture concepts '\,Ioo"Ould be si.mJlar
to the: existing. Lot 5 struct ure.
With respect to cbange along existlng street frontage. the Site A structure conceplS woLild
result.in. oontinuous building facade betweer. !he Fost Office and hard'olo'are store along Cambridge
AVCIlUC. The top o[ 1m: structure concepts W'O'Jk3 be bekrw eristing roof· tops on the block (sec
Figure 9' in Oapler 3 of this report). At Site B. the s1nJchue would t:re.ate a new building facade
em an sides ;.Iong the aD')' and adjacent streets. The level of the top of the struCI u re would :,e bdow
c:mting bul1ding roof·tops aD the block.
,
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CIuIpmt
SITE A PAIUONG Sl'RUCTUJ!E PLA!'O/
Based OD the evaluatKnl of Site A a]1etC.1Lt1vt:s presented in the previous. (:b3plCrs o[ this
report. Concept 1 was deler.n~ to be the: most .~propri.te alternative to carry rorward intc Phase
2 of the parkin, ,lrUcture plil!lD project. The prin:ary teawRS for this dcte..'minJlioc. are as ronew::;:
it is the IDOIt e[fw.cnt wilb respect to DCW "paca added and C05I per space;" it :is Lh~ most functional
solution for the site, liveD its Jimple vehicular IICCQ$ anlj parking ~b pattern, and ~paratioc. of
access and egress drivt:s; and, if aIlows the ~!opmcnl of • JOund architectural design soJutioc Cef
the txlCnor 'Witb a level facade OIl three sidC$.
The SHe A parL:iog s;tructure concept is. ilIUS1ri!ed in FLiUrc 10 and summarized bek1w.
Parking Structure CortCe[>t
'The recommended parking stNcturc cooc~pt for Site A is a sloptng floor design with tevel
deck. along the camhridge frontage. The angled parking taYOi;lt pTovide5 a lotai of 188 spaoes., \\~th
42 percellt oompact aoo S bandicapped. Vebicles ...auld iCCC$$ the structure at iu west r:nd, and exit
ilt its east end. Internal flow would be one way .nO'llr'in,g for I convenient searcb pattern. The
muimum structure heigllt would be 20 feel, and the structure: would be c.Jrulruc1.ed It the property
lioe (that A, w.th zero setback:, which D; oecc:ssary given tbe shaDow site 4imension).
Parkir.g Optraljng Plan
The structure would accommodate $hOlt-and k>ng·tenn parking, lik.e the lot it would occupy
and other California Avenue District lou. Ahhough the slTUt\ure would be designed \0 21c.commodate
paid parking. the initial operating plan would involve free, llme·I:imiled $hort-l::nn parling Ind paid
quarterly or yearly permit pa.rking, which is the ume &$ the c:mt[ng system.
lS
,
'.
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I . II
1 :~ ~"' •• 'DGE AVE.
~
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i .... 16<: ,. :<-
'r--.
1 .. -11 I
.." t~ -~. t~
«1' r, 1\ I -. 1 J iE, i '~N~
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...,.,... ... -..
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SITE" PARKING STRUCTURE CONCEPTS
Call forn ta Avenue Parking Siructure Plan
"-;
-.r;;. .. -__
10 I
lD :urrenl-year doCano, the project CQS.U; (including 15 percent conlingenc), for icditect costs)
for Ibc. structure 'WOuld be approximately S1.37 mUff on, which tran:slales uno ap?roximate1y $7,.300
per space IlDd $14,00') per added space 00. the ,ile. project deveiopment costs, which incJude cost
of £ina-icing, 'M:Iuld be approximately $L54 million, or approximately $8,200 per space and $15,700
per added space.
Figancial FeasLbil i ty
DeveJopmen t Ctf the Site A structure 9IOutd be financed by Wuing A.&.sessm :.t~t Dislricl bonds,
Eubject to Coullcil and property o-.vners' approvll, using the current property as..ses.sment fonnula.
~ financial feasibility analysis, detailed in Chapter 4 of this report, resulted in the foDowing
6ndiDg>:
• A\sumin! lin interest rate of 7..5 percent and term 0£20 yea~, annw.al debt se["\.;'.;e
would be appro'.timately $151,001),
• 1be current tolal annuaJ assessment amount of existing parkirag asses.snent di.stri-cts
is approximately S205,OC(J (includes Cambridge Garage: (530,000, j 993 maturiC)'),lots
9 and 7(pan} ($41 ,(x)(). 2000 maturity) and Keystone/Lot 3 (Sl34.{x)(), 2007 maturity)
IS ,bown in Fig-.ue 11;
• GeneraCy, therefore, the annual ..ssessment for debt service for the ne"" :itr'.Jcture
"",'Ould be approximaLel)' n percent greater thall that presentl)' assessed for the
KeystonelLoi 3 Dislrict; this represents a c:umulatj~ irn::reas.e of 113 percent over the
Rime base 'i"2illt",
• The average 3dditkmal assessmenl per square foot under the current formula 9<culd
be S022; tile ran,ge of additional as.sessment.\ 'WOuld be approrimately SO.OJ to $0.90
per square foot.
36
•
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1958 t9l;0 1970 t990 2000
STAT':'S OF EXISTING ASSESSMENTS
Cahfonna Avenue Parking Structure Plan
-. . .
6 •
STA l1JSIDEBT
2010 liEIMCE
1 PIIID OFF
PAlO OFF
~,OOOPERYEAR
$41,000 PER YEAR
$134,Il00 PER YEAR
SO PEA YEAR
$200,000
TO $2SO,ooo PEA YeAR
11
'/
CIuIptorl
SITE 8 PARKING STRUcruJU: PIAN
Based on (be evaluation of Site: B alternati .... es presented in the PTevlOUS c:hapte~ of this
report. Concept 2 was de~~aed Lo be the most funcl.bnal fo;: L"'e site. However, based on
ccmmecLS received from at)' 5taIT and the PRe, Cuncept 2: was modified to increase efficiency by
reducing total Ooor though use of the same bay dirr-.ensk'ru. 3.$ Site A. Concept 1.
The Site B parking slructwre concept i:s i1iU51rat~ in Figure 12 aDd summarized bel~'.
Parking Structure Concept
The reoommeoded parkrng struc:ure concept for Site B is a slopL"lg-floor design v.itb level
decks. along the Sberman A"e~\Je and Bu(:h a:nd. Nt. Street Crontage5. The angled pa:tinos layout
provides. a total of 188 spaces., witb 4B percent cornpa~ and 5 bandkapped. Vehicles. would access
the sm.....;tu.re either from Sherma., Avenue or from Ash Str~t. and exil via Sherman Avenue or Birch
Street It is D<ltrd tha~ Ihis concept can be re!lned and enhanced during the design phase of the
pro}ttL, to mate}] \he one-way entrance/exit flow, which is sbown as c:asth9.md, ""i!b tbe c:xistiDg alley
flow~ whicb 15 \1IICSlbo'Und. This. would be consistent with the parlcing search opportunity afforded b)
the aUey that conoecti the lots south of California Avenue. This enhancement liIro'Ould also eliminate
tbe potentia! cross-tramc ronfliCl that exists 1Jnder the current concept al the Sherman Avenue
driveway.
lnternar Dow would be cne waj" anOVwing for I coc\lenient se!:tTcn panem. The rnaximum
sl.nlctur: height would be 20 feet, and lhe st:'"uct;Jre would be sel back from the property line on aU
sides, which will ,now for aesthetic refinements during the dC5ign phase, such ~ Jandscaping. and (or
elber impl-ovements, sucb as use of the area. adj"bCent to the aney for :;hort·term parKing or loading.
perhaps in combination -with bicycle parking.
3'
~------""""""·"'fiOllEr",... .. · .. ,,, ...... ' ...... --' .. -." .---
'! ,I,-;--I'::,t~~')(t; "Y'Y''Y'Y '~0Y~"y
L,;~
II ';-1 +-+--+
11-+-1
$HUUIAN ...... EN .. E
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· · · · • •
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SITE B PAp.KmG STAucrUHE CONCEPTS
CaJifoflll3 A ... enue Parl'lng Siruciure Plan
, ,
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1
I
.::::. __ ............ _,,: ............... II t u .... ;
Parkin' Ogmting Pla n
The .structure 'WOuld accommodate lIihort· lind Joi1g.l~nn parking. li'ke t1:Ie lot i! 9IIOI.lld occ\Jp)'
and o~er California Avenue District lots. Although the strud u rc would be designed 10 ar..ccmmoda! e
paid parking. the initial operMing plan would involve free, lime-limited s.hort-term p!lrking aDd paid
monthly permit parking.
Estimated Costs
In current-year doUaT'S, the total project costs (including 15 percent contingency for indirect
t:O&ts) for the structure would be approximately SJ .67 million, weich lriiill".sIates in!o approlcimalcl),
S7.300 per space and $21,400 per added space on the site. (See Appendix A) Project development
COSU, which include cost of fmancing. would be approximateT)' S 1.87 miljion, or approximaleiy S8.2OO
per space and $23,900 per added space.
Emancial Feasibility
DevelopmeI\t oC the Site B structure would be fin.anced by iMutng As.sessmenl Distrkt bonds.
subject to Council and property owners' approval, using the CUfTCnt propert), assessmt:nl formula.
Usine the same ao;,sumptions as set forth in the economic analysis, detailed in Chap1~ 4 ofthls report,
the rollowing rn .Jings .. ere del ived:
• Assuming an interest rate of 7.5 percent and term or 20 years, annual debt ~r\'ke
would be approximatl':ly S183.000 (See Appendix B);
• The CUfreiit lotal annual assessment a mOl.ln I of existing parking a.s.sess.men l di.Mricts
is approxlmately $205,000 (includes Cambridge Garage (.$30,000. 1993 maturity).. Lots
9 and 7(pan) (:S41,0CI0, 2000 maturity) and Keyslonell.ol 3 (.$134,000.2007 maturity);
• GcncraU)', therefore. the annual ISSC:$Smerd (or debt service for the:: new structure
would be approximatefy 37 perun! greater than thai presently asses.sed fer the
---... " .... ·~· .... lIt"111i11 .. ·.) .. !t .. ·, .. ' ... ""'-""-'-""-~-_. -'
,.
•
,
/
Key>t0llci1..0< 3 District; Ibis repr"",nts I cumulative increose or 137 1'0""'"' <Wet the
Amc base. value;
• Toc Iv"rage arldiuooalassessment per ~uare foot u.nder the curre!!t fonnuta. ....au1d
be $0.26; the rang.e or addition.lil ~menl.$ would be approximately $0.04' to $1.09
per square fooL
39
I
Cloapl<r'
CONCLUSIONS
,Ccnclusiom were drawtl from the ana1y!i& and findings presented in the P!C\-"':ous chapters or
this report, and are summarized below .a<:.cording to the (onawing 10pic:s.:
• Structure Location ind [)e.s;gn Concept;
• Ftnancing Requiremenl.5~
• Design C.onsideratiow; and
• Implementation Requirements.
Structure! Vtion and Design Concept
The Sile A Parking S:.c-uctiJre Plac woukl be preferable over the Site B Parking St.."Ucture Plan
for lbc following reasons: 1).. the 98 new spaCCi would mitigate' approximately half of the pwjccled
parkiag ~.ency ill the District. in the area where: the exiSli n g defiCiency is concentrated (l.e. l10nh
of California Avenue\' whereas the Site B project would only provide 78 .oew spaces, where the
parking dcrtCiency is less dramai.ic; 2), the total Site A project cost peT new space is approximately
SO perceut less Ihan the analogow. Site E project cost; Ihis is due to the proportionany larger
displa.cc-.ment cr pa rking created by the Site B pro~ct com pared to the Site A project
Site B, given it.!; location and dimensions, should be con:-:iden:d '¥lith respect to a continuing
program of providing additional parking .suppl)' to help me.et the projlX~ed parking demand
conditions, in conjunctkm wilh the Site A projccL HCW\'eVC:r. given that lh~ debt servlce 'Will more
tban double the tolal annu.!11 .as.seurneDIS required from property CWtITlers, compared lo the c~rrenl
KeystoDeILot 3 IWa5menl.., buMlng two structures may be infeasible for property O'N1lers to fund
themselves, at 'leut in the .oear term...
40
.-;---.---..... , ............... ,,-;:,,' ... _".-._.>,' -'<--> -
•
-.
11 should be no\.ed tha.t the p'drpo&C of this. study was to detennine the general feasibiti!)' of
buUdini twO-~ ;>a1'lrcina; structL,;:U On either-or both of the study lites. That b, ceither the Site
A project,. (VX the combination of both Site A and Site B projects, Voill in an of itself. meet the
projec~ design targe, pa.rkjn~ requi.ement in the California Avcilue Parking Disuict, although the
combination of both projed.s WO\:Kl ~I the minimum target ,,·alue.
The rdatively low co:st-effea.fveness o! the more [lJrtCliona~ one.\&I3.y, two-!evel sofutiota
studied, due to the low net gain and l:5SOCialed high OJE.t per ~e'oIo' space, i:s I s.igniflCaot tradeoff or
the preferred Sile B concept Thererore, with respect to • coIHinued pro~am of j)i\tking
improvements, Si~e B may be a good candidate for I mullJl~l CacitLty.
Financing Rcgujrem.:;pt'!.
The Site A Parking StnJcllJre Plan would require an estimated bond is.I;ue of approximately
$1.54 million. debt servke of arrroximately S151,Q(X) PC! year over 20 yea~ and would increase net
operations and maintenance eq'CC.~\ll.lteS by abou~ S23.OOO per year. The o;.tlm~tcd average
additional assessment., including the maintenance CoQ5.I.., wou Id be approxima Lei), SO.22 per $(june fOOl
Design Consideratioru;
During theoourseoC.lhestudy. the Consultant team h.a..<; received inpuu regardingdc:sign frow
dty staff, Ihe PRe, thc Planning Commission. and the AJ";:hil«tural ReviC\l>· Board, and has
synthesio:ed th~ (onowing list or consideratioru. which should be carried mlo the design phase of the:
project. among other.. t.l)at :catenan), WllJ ~\Jrfilce a.o; the project pro.:.:eds.
1. In ,cnera1, effiCiency and functKJn can be traded, 10 • certain degree, for aesthet>c
.enhanct:menU. "Without .:compromISing the ~nomic feasibility of the: projen.
2. TIle design 5hould be special, emphasizing: design cxcenence, to comp1ement and
enhance tbe environs, and fit o;.ilhil'l the urban de5ign comext of the a.rea
•
3. Setbacl::s. landscaping, wIor, relic f. and othc r deta its should be incorporated to soften
or minimize the pcf"'"..eplioD or mass that will n8tura~' occur.
4. Pedestrilin acass i$ critical, ,nd should be .sepaT3ted from auto ~cc($S/egr~ ~'t~re
possib~. rorwenierll and free of connicts, end integrated v.ith existing pedestrian
pathways to California Avenue and (tlher des!ina!ior>.s.
S. The structlJT31 sys.lem shQlJl~ empnasize open 31ght tines, mulmum Vlslbility. minimum
shadow effects, alld: security. Possibtlities 10 make use of natural ligh! s:hould be
inves: igaled.
6. The upper deck sbould be tand-.c2ped. "'ith trees Ln pranter tubs and perimeter
plantings. if practicable.
7. Signage sho1Jld be tasteful and simple.
8. Vehicular flow, tmning dimensions, ease of parking search and marn:u\'erability arc:
critical functional element! of a :successful structure.
Parking M!!.nagement Considerations
Severa' parking manggemenl points are important relative to irlegraling the ne-.>' paricing
structure. First, the operationat and management aspects of the 01:\1,· structure would need to te
refined. An oIT-lite parking management plan 'ol.'outd be developed, co!u,iderin,g 1). parking strategies
LO oplimilf usage of Disltict parking {a~lilies during construction. whee significant parking is
displaced. to minimlu parking infiluatiorl to neighboring residen!ia.l areas; and 2). parkini o!Iitralegies
to optimize wage of District parking facilities after roru.tructiDO, which would be aimed at brin1;ing
in parkers who currently infillroile the neighborhoods.
Before cor.stf".Jclion., the neu;s~ary parking displac.cmenl IohoLlld be aonounced' in the
new:lpapel"5 and toea! flyers, wilh as.sociated recommendations of available parkJng. to US(: the existing
42
· __ ··-· __ ... ··_" ....... m_.-<-' ~-"--
> •
T-'.. ---
parking SU~US IOUth or C4lif~1 AveDue. Ind in other lots. Durine construction. special sigIlage
and flyen 'boule:! be prepared aod installed or Olstnbutrd 100 advise: Di.\tricl patrons &nd employees
0( the parkin, (bange. This ~ may co~ider relaution of parkicg time llmiu but cPlintenance
of,tnc: enforcement. h nec.asary, supplen;e:'ltal lcmponry parking re:strictions ,hould be not~
with ltand;ard temporary construction parkin& signs.
Afler const~n. a combinatioc of sek:cted apa.lSivns or resideotial parking permit areas
Mld announcements regarding avai1ability or added pamng sUPP~i are some of the ways to make sure
thal the Oi5trict resources an: efficiently w.ed' Ind neighborhood impacts are minimized. Any
expamioc of residential parking permit areas .hould be closely tied, in DumericaJ terD"..l, to totaJ oew
spac:.eJ added within the Distru .. .t. and should be realistk: in that certain parken '111111 continue 10 seek:
free or unlimited·time parking outside the District
43
-',,-~-------,,---.-.. --..
\
-'
',,,"
,/
Appetodb< A
BUDGET COST ESTIMATES
FINAL REPORT
RECOMMENDED PlAN
Ca11fonUa Aveaue ParJdn,: Str'DCtPre Plan
fRpared tor
The aly of raJa Alto
Wilbur Smith Assodll:es
.Dd
Augus McDonald! 8ad A.5SQ(:iales
~, ' :,;c
.~!~~, .
j
I
April 19, 1991
<"
.. ~
Infem<:t.iooo! Parking Design. Inc.
April 6, 198;
B\1DGIT COST ESTDIA rES
Lot 3. Option 1
1. Scope of work: A 2-1eyel parkinl 5t~eture witb 188 spaces
2.
3.
••
S.
6.
1.
8.
Areu: Elev.ated Sl ... b
On 'Grade Slab
Total
Est~te~ Construction Cost
Elevated Construction
00 Grade Construction
Retaining & Property line walls • footings
9. Exte~ior laeade UPirade
10. Sub Totsl
11. Cllntractors OVe.rhead • Profit 10%
12. Cc'Y'.tingency S%
13. Total
1.. Construction Cost/S.l.
IS. Cost./Stall
$ 665,300
277 .200
15.000
25.000
$J .033~~OO
103.000
S 52.000
$1.188.500
~71720 s.f.
27.nO •. f.
55."0 •. f.
12J."/S.F.
16.J22/Stall
International Parking Design. Inc.
41!>'632.-.m
t£I5 -20ih Stroe1
CO:Iord, Coltfomio 94612 I DN Lot 3/0pUon
~I' -Wl.JtCl ...... rell'1~
PARKING SPAce & AREA SUMMAR.Y
5=-8 1 -6"'; 7'-6'"
O,,4-I)."'DI lU'oIAliC ..... ..... 1',I.j su.1 j' f!
GA
GB
2A
2B
D,860
13.860
27.720
TOTAL FLOOR AREA IS. F • I ,
TOTAL SPACES,!
13 ,860
ll...!~
27.720
+ 27.720
55,440
;
DESIGN EFFICIfNCY: 55,,(40 1+ 188 = 294.89
! O~N~~~~~~I ~~~'sP~:ls
I
I
.~.
',J. I C
17
23
23
Inlemotionol Perking Design. Inc.
April 6 .. 1989
BUDGET COS! ESTDIA TIS
City of hlo Alto
Lot 3 .. O}:ltion 2
1. Scop8 of Mork: A 2-1~vel parking 5tructur~ with 175 spaces
2. Arp.as: Elevated Slab
J.
••
S.
&.
'-
8.
9.
10.
11.
12.
lJ.
On Grade Shb
'Iotal
Est~ted Const~ction Cost
Elevate~ Ccnstructicn
On Grade Construction
Retaining' Property line ~alls , footing5
Exterior raeade Upgrade
~ Construction
Sub Totd
Contracto~5 Overhea~ & Profit la~
Contingr.ncy S%
U. Total
15. Construction CostiS.F.
16. Cost/Stall
S 665,300
277 .200
85,000
25,000
15.500
SL067 .. 50D
107,000
s S4 ,000
.$l, 228.500
•
27,720 $.f.
..11.720.s.f.
55,440 s.!.
$22.16/S.F.
$1.020/Stoll
-,-
\-
Interf"ll::ltionol Park ing Design. Inc.
"15:a.J~~
605-201'1". SITae'
~rond. CotifOl'No 94612
~-~-o, I e~-'t>t>.l t
00'.'1 . 'Ill I~
City of Palo Alto
""""'
PAR-KING SPACE & AREA SUMMA~Y
S=!'-6 1111 ; 7 ' ... 6"
".IA
GA
GB
2'"
2B
4-=6C·; 7S·~ '55-
13,860
13,86C
27,720
13,860
13.B60
27,720
1
27 •720
TOTAL FLOOR AREA IS.F.), 55,440
XOOAL SPACES: I
DESIGN EFFICIE>!"', 55,440 +,175 = 316.8
I
, OF COME' ACTS 'f TOTAL: 4 8 • 5,'
• INCLUDES 5 HANDIC~~ SPACES
IBIG. IJI'I
24
18
23
25
90
--~,----...... ----:",
22
18
23
II
85
252 txllC' t
i
46 i
36 I
46
175 I
I
316.8
•
International Porking Design. Inc.
April I, 1989
BUDGET COS':' ES'I'lMATtS
City of Palo Alto
l.c t J, ~ Op ti or:. .3
1. Sc~pe of York: A 2-1ev~1 parking structure with )57 spaces
2. AI"~$~ Elevated Slab
3.
••
On Cr.ade Slab
Total
5. EstilDated Construction CoH_
6. El~vate& Cons~ruction $ 626.200
7. On Gra~e Construction 277.200
8. Ret.ining 1£ Property line walls &. footing5 62.0{lO
S. Exterior Fac~de UPlrade 25,000
lQ. R&mp Constructi~u 25r~OO
11. Sub 'tot ... l $1.015.400
12. Contnc.tors Overhe.!J.C:: &: F'ro!it 10% 102.000
13. Cont1nse.ncy 5%
14. Total
15~ Ccn5tructio~ Cost/S.F.
)6. Cost/SUll
$ 52.000
21S,090 s.f,
27,720 •. f.
53,810 s.L
$2L 7315.1.
$7.44815ta11
International Parking Design, Inc.
"'~-4dQO
605 -2OIt'1 Sheel
Ookb"d. eomOl'l":to 946:2
.'
~!.ty of P.l~ Alto
'0 DN I<.Uch&~lIOption 3 -----
PARKING SPACE & AREA SUMMARY
S=B'-Eillll; 7'-6"'
......
GA
GS
2A
2B I
13,860
13,860
27,720 I
TOTAL FlOOR AREA (S. F • ) : I
TOT~.I. SPACES: I I
DESIGN EFFICIENCY: 53,810 ~
\ OF COMPACTS to TOTAL: 50\ I
• INCLUDES 5 HANDICAP SPACES
13,350
12,740
26,090
+ 21.720
53,810
151 = 342.74
"'OIl,111I
~O. O. IU,'II
26
11
20
.il
78
20
19
20
20
19
.----..... -"' ..... -.... "" ... ---.. "-'~.-
46
30
40
Q
157 342~74
t r
I
/,
Intemotional Fa!l<ing Desigl'1, Inc.
April 6 .. 1989
.BUDGET COST ESTI11ATES
City of Palo Alto
Lot 7. Opticn 1
1.
2.
3.
4.
5.
6.
7.
8.
9.
10.
11.
12.
Scope of Work: A 2-1evel park!ng 5tructure v1th 287 spaces
Areas: Elevat~d Slab
On Grade Slab
Total
Estimate4 Construction Cost
El~vated Constructiun
On Grade Construction
R2taining 'Walls
Exterior Facad~ Upgrade
Sub Tou.l
Contractors Overhead' Profit ID%
Contingency 5%
lL Total
14~ Construction Cost!S.T.
15. Cast/Stall
$1.078,000
.00,000
26,000
30,000
I! ,534,000
153,000
I 77,000
$1.764,000
44,9l5 s.f.
40,040 I.f.
84.95.5 s.t.
120.16/5.r.
.s6~146/Stall
'""" -,,¥~
International Parking Design, Inc.
4\&1m-449() 605-__ •
00k1Ord. eo«r.:mio 9A6'2 ON Lot 7/Option
IV ...... Cl MATUI"",
PARKING SPACE" AREA SUMMARY
5=8 1 -6", 7 :i/5" ....
GA
GB
2"-
2B
3B
I
TOTAL FLOOR AREA
TOTAL SPACES: I
ON4u..ol sal ru I
20,020
4,875
),5,145
40,040
(S.F.l:
20,020
4,875
20.020
44,915
40,040
84,955
DESIGN EFFICIENCY:
I
84,955 +1267 = 296.00
\ OF CCMP AC'l'S TO TOTAL = 40. 1 t
*INCLUDES 5 ~ICAP SP"-C&S
J08 'xl)O 1
',J. S.C 10'''''
4Q 26 66
11 11
42 28 70
39 28 67
40 .ll. 68
172 115 287
----------·--_1iIi
International Parking Design, klC.
April 6, H89
BUDGET COST ESTIMATES
City of Palo Alto
Lot 7 I Option 2
1. Scope Qf Work: A 2·1e.,e1 parking structlJre with 235 spaces
2. Areas: Elevated Sl.b
3. On Grade Shb
,. Total
S. Est~ted ConstructiQn Cost
6.
I.
Elevated Construction
On Gr~d~ Construction{including site work)
8. Ercavatign
9. Retaining ~alls
10. Exterior Facade Upgrade
11. Sub Total
12. Corltraetou Overhead," Profit 10%
13. Contingency 5%
1', Total
IS. Construction test/S.T.
Ui. Cost/Stall
$ 90l,BOO
liOO.O{)O
14 ~ OCO
15,000
26.000
$I ,356, 800
136, DOD
$ M,DGO
II,S60,BCO
3'~576 s.f.
37,576 •• f.
15,152 •. f.
120.n/S.L
$6.6421Stall
•
•
:::.:;;,;z. ........... _____ ._.. ...
International Parking Design, Inc,
A1S/!J2-44\>l
fblll~-.. -... ~ I~IU "''''-'''~.J III',l,Gf
I city of Falo Klto ------
1
"""'"0' tOS-2OItosm.et
Oadc .... d. Corifomio 94612 DN I Lot '/Option 2
.IY, • ~HAA'l1lU.l.
PAR-KING SPACE & AREA· SUMMARY
.....
GA
liB
2A
2B
ON.!)Utll
lUll 11-,~,i
18,788
18,788
37,516
tI.' ...... nc
IU.I (U,j
18,788
18,788
37,576
TOTAL FLOOR AREA tS.F.): 75,152 r
37,576
TOTAL SPACES: I
DESIGN EFFICIENCY: 75,152 +,235 : 319.8
\ OF COMPACTS to TO'l:AL = 42. ~3\
• INCLUDES 5 HANDICAP SPACES
I
31
32
136 99
53
60
63
Z2.
235 I 319.8
Int'motional POIl<ing Design, Inc.
April 6. 1§IS9
BUDGET COS! ESTIXATES
City cf Palo Altc
Lot 7~ Option 3
1. Scope of ~ork: A 2-1evel Farklnl structure with 2J1 spaces
2. Areas: Elevated Slab
3.
4.
5.
6.
7.
8.
9.
10.
11.
12.
13.
On Grade Slab
TCltd
EStimated Con5truction Cost
Elevated Conctruetion
On Grade Cor.struct1on{includi~1 site ~ork)
ExcaV'iltioc
Retaininl Walls
Exterio~ 'acade Upgrade
Sub Total
Contractors Overhead. Profit 10%
Contingeney 5%
14. Total
15. Constructiau Cost/S.l.
a. Cost/St .. ll
$ 901,&00
4DO,OOO
14,OllO
15,000
2~.000
$1.356,800
13~, 000
J ~8.000
$1,560,800
\
37,576 •. f.
37.511i •. f.
'5,152 •. f.
$20.77/S.r.
$6,586/St&11
•
pok~ conou!!C'lt,
International Parking Design, Inc.
.... $1832-4490
6D5 -:2OW'\ Street
!..;-6-S 9 hI S8-66' 1-
~~r of Palo Alto
CQ:1O"'d. Co!ilM"1io 9~12
PARKING SPACE & AREA SUMMAR.Y
• • .LClO 1111 -,
,,"0 ~, ,~"c:n
.... s.c, n:n.u
G~ 18,788 35 27 62
GB 18,788
1
31 22 53
2A 18,788
1
36 22 58
2B
I
----18 , 788 37 27 64
37,576 ~/, 576
37 576
I l'O'I'AL FLOoR AREA (S.F.)o 75,152
TOTAL SPACES, I 39 98 237 317.10
DESIGN EFFICIENCY, 75.,152 + 231 : 317.10 I , OF COMPACTS ty l'O'I'AL = 41.35\
.• INCLUDES 5 HANDICAP SPACES I
I
• ':q<eo ,A~-~---
International Par1<lng Design, Inc.
April 6, 19851
BUDGET COST ~Tnu.TES
City of P~10 Alto
Lot , .. Option 4
1. Scope of .or~: A 2-1evel parking structure with ~37 s~aces
2. Areas; Elevated Slab
3. On Grade Slab
4. 'Total
5. E.stiaated Constnlctior. Cost.
6.
7.
B.
9.
10.
II.
12.
n.
Elevated Construction
On Grade Constryction(1ncluding site work)
Exe..vation
Reuining Walls
Exterior lacade UPlrad@
Sub Tot~l
Contractors Overhead & P~cfit 20%
Contingency 3l
14. Total
15. Construction Cost/S.F.
16. Cost/Stall
, 901.800
400.000
14 .. 000
1S,000
26,000
U.356.800
136.000
I 55.0CO
$1,560.800
~\ , ,
37.576 •. f.
37,S76 s.t.
75.152 s.£.
'20.77/s.r.
16,585/St.U
""._ ... ", .•. _ .... --------~;
/
,.fb:dl ~ ,U~ ,
•
PQOtir1o~
International Parking Design, Inc.
41&~-4d<IO
e.:t5 -2Ott'I 511 .. 1
OC!'<b-d. Cd""""" 9<1612
PARKING SPACE & AREA SUMMARY
....
GA
GB
2A
2B
TOTAL FLOOR AREA
TOTAL SPACES: I
o ... .o ... cr
.... 1S·1.)
18,78a
18,788
37,576
(S.F. ) :
11IV"TI~
SUI tin
18,788
18,788
37,576
"" 37,576
1 75,152
DESIGN EFFICIDICY: 75,152 ~ 232 = 323.93
I
\ OF COMPACTS TO TOTAL = 42.24\
• INCLUDES 5
,
I!Al<DICAP I
SPA.CE.S
I
I
I ,
I
I ,
I
I
I
I
29 27 56 I
32 22 54 I
I
36 22 58 I
37 27 H I
I
134 98 232 I
i
I I
I
I
I
I
I
323.93
ln1emationa/ Parking Design, Inc.
IIOY! t _
Novemb.r IS, 1990
BUDGET COST rSTI"AT£
C[Tl OF PALO ALTO
Lot 7, Option 5
1. Scope of Work: A 2·1evel parking structur-e with 228 spices
2. Are., Elevated slab
3.
4.
On grade Slab
Tot.l
33,880 s.f.
ll...m s.f.
67,760 s.f.
s. F5timated Constructfon Cost
6~ Elevated Construction S 813,000
7. On grade Construct;on {incl. site ~orkJ 40Q,OOO
8. Exc!~ation 12.000
g. Retilning Walls 15,000
10. [xterior Facade Upgrade ~
II. Sub Total 51,453,000
12. Contractor's Overh~ad I Profjt, 10% 125~OOO
13. Contingency. S';I. $ p.l: vvu
14. Total 51,453,000
IS. Construction Cost/s.f. 5 11.44 s.f
16. Co.t/5t.l1 5 6,373/51.11
.'
paIc~~
International Parking
A1.5!a32~
605 -20th $1reel
Oodord, CoIfl'CImIO Q4612
Design. Inc. 11115/90 I I ~n --1-ryL-______ ~~,~~ ______ __
CSty or Palo Alt[
----
....
PARKING S?ACE • AREA SUMMAIlY
0'
GB
U
2E
TOTpt. SQ. FT.
TOTAL PARKING
O"l..o ... ;!
ILl' 1,",,1
Ib,9'0
10,9t1D
-------
33.880
(GROSSi
SPACES:
1':·.9JiO
1t:,SJ..o
33,680
33.880
67,760
DESIGN EFFl-cIENCY: 297,19 s.i+/StaH
'J Of COMPACTS TO TOTAL: j:7.81$
• INCLUDES rANDIC~P SF~CES (, SP~CES)
Lot 1,
" .. lIn 110' I 308'
"'1:1 Of P ... CU
'.L I.C . '0""1
27 21i 51
n 2'; 57
32 29 61
32 27 59
:'09 228
O~tio1) 5
t' !nAll.
AppeDdlx B
ESTIMATED A."il'o'UAL ASSESSMENTS
FINAL REPORT
RECOMMENDED PUN
Ctol!tonzia AYeD'M PlIrJ.:.ht£ StTuctu;t' PIaD
Pn:pand for
The Cit, of Palo Alto
WlIbur Smilh Associates
fa auociatioa willi
JnkmaliOrlllJ Parkin2 Deslga
'Dd
Angus McDoaald aDd Associates
April 19, 1991
!-,
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