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Home My WebLink About0313.094June 30, 1994 HONORABLE CITY COUNCIL 'palo, Alto, California " i' Propoaed Amendment to Downtown zoning Regulations {CD Zone.' To Allow Incentives for seismic Upgrade and Historic Preservi\tion To Be Combined (9~C-§, 94-Elb~·L7L) __________________________ __ Members of the City Council This report transmits proposed Zoning Ordindnce text amendments to the Commercial Downtown <CD) District, ~'hich would allow incentives for seismic upgrade and histo:ric preservation to be combined for thoao structures falling within Categories I and II for seismic upgrade and Ctltegol'ies 1 and 2 for historic preservation. The existing regulations allow a 2,500 square foot floor area increase, or a 25 percent FAR :',ncrease, whichever is greater (for either a seismic upgrade or historic preservation project). The proposed text amendment would allow the two in'centives to be combined to obtain a 5,000 square foot increase, or a 50 percent FAR increase, whichever is greater. 'l'his issue was re(erred to the Planlling COinmiesion and Historic Resources Board by the City Council on Februa:cy 22, 1994 (see the attached minutes from the City Council meeting) . This staff report also addreoses issues related identified 1992 State legislation (AB 2e8l) that environmental review of eertain historic structures. to recently impacts the ~4ttached is a draft ordinance which cQntains the proposed text amendments. The background and discussion of the economic reSOUL"ces considerations, structures me.eting both' 'seismic and historic classifications, parking impacts and ComprehenGive Plan consistency are contained in the attached Planning Commission staff report dated May 20, 1994. ~9ric Rea9urc~s Board (BRS) Review At its meeting of May 4, 1994, on a vote of 3-0-2 (Board Members Baer and Kittas absent), the Historic Resources Board recomrnended approval of the text code amendment subject to three conditions: CMR: 313: 94 -. ,. ···.·.L··.· \ , _.' . '-,-:;,..I.,. .~ 1. BuLldlog modlfication8 must conform to the U.S. Department of Interior's StandarWL....QL Rehabilitation and Guidelioe8 for Rehahilitating Hiatoric Buildinga. 2. "The HRB shall have approval authority over the final design of any projects utilizing b9th FAR incentives. 3. Tranofer of dnvelopmenr' ri9ht8 C'fOR's) shall be offered to property owners as a' preferred alterllative incentive for prcMel'va:tion of downtoo.m buildings. (this recommendation is diacU.fJRed belo ...... under Transfer of Development Rights). The HR8 indicated thRt a propel-t)~ owner wishing to modify a l>uUdlog with the FAR incentives could elther comply with Conditions 1 and 2 or, as an alternative, could transfer the development tights. A full discussion of the KRB reco:n.-r.cndation and staff l'ecommenda tiona is contained in the attached PlarLning Commission staff rePOl·t:~ p,lg0£1 S through 8. In ouminary. staff and the Planning CO"'~'ni9Sioo l-ec<;x"' .... ~end inclusion of item In in the ordinance, but not i ten18 '2 and .3. 0:) May 19, 1~94. staff informed the ARB of. the reco:nmendations of the Historic ReOOllrces Board. 'l'he ARB felt that it was a good idea to rcquit-e cornpli1.:mce 'With the Secretaxy of Interior's standards. R~gaI'ding tho proposed changea in the HRB procedures, the ARB suggested that a joint meeting, between the URB and ARB ,be held before any changes are. made to the procedures (they suggested that the meeting be held after the new :HRa members are appointed). Minutes of this meeting are included in the Council packet. f:lanniog Cgr-mJv9ion Action 'l'h¢:'. Planning C();'iiniS8~on~ -at its meeting of M:\y 25, 1994. voted -4-0~.t ~2 (Corr.,-nlssionet· CarrDGCO not participating and Commissioners Olazie): and Schmidt ab8ent~ to recommend that the City Council approve the negtitive declaration and adopt the attached ordinance allowing oe,i~mic and historic preservation floor (J,:i."ea incentives to be coMbined, 'With the following amendment: building modifications nn.t"t confonr. to the U.S, secretary of Interior's Standards of Rehabilitat~on And GULdclinea for Rehabilitating Historic Build- 10911. During the hearing. 17 me-.mbel'S of the publ ic spoke· to request the City to find a ~chanism to preserve the use of the Varsity Theatre 80 a the~ter rather than a retail use. The o ... mer of the Varsity Theatre spoke in favor of the proposed Code amendment. 'l~he Cornmiosion indicated that they sympathized with the memberfl of the public regarding the potential 1089 of the theater use at the Varsity 'theatre. However. the Commission noted that, with the except ion of purchasing the property, therc~ is no mechanism 6/30/94 Page :2 .,.\ ••..•.•.•. Ce •. " •• cc •. . , • .' i r I f I:.· i I r I' available for the City to proserve the theater ueo. In approving the p:ropofJed Code amendment. the corrvnission noted that there ie a need to seismically upgrade and preserve historic buildings, yet there are high costs a88oci~ted with such. imprcvemente. Minut.ao of this meeting .are inoluded in your Council packet. Staff was recently informed 'about new public concern over a 1992 State law CAB 2881) t.hat amended CEQA relevant to .environmental review of historic structures. Tho law provides that projoGto which may cauee 'a ·substantial adVQ1"SO ch<Jnge in the B19ni ficance of an historical reBOU:l"Ce'" r'equlre environmental review. Recent news articles have implied that this law could alter the City·s approach to environmental l:~view of hletol'ical buildings, and in particular interior regovat.iOJl8. City Council policy .('16 r~!lect6d in both the Hi't;.toric Rosourt;es Board and Architectural Review Boa).'"d enabling ox-dinan<;e8, as .... ·ell as in our administrative practice. cle~Tly limits both Bo~rd9 to consideration of exterior ('rr-.::><iiticatiolla "!xcept W~len intel:ior alterations are externally visible or ,\UeCl extel'iN: structu:l'ea. The Council, in 1967, endorsed use of the Sec:retary of Illterior'o Standa:nls of Rehabilitation and Guidelines fot" Rehi\bilitat::ing Historic Buildinge~ While the Standards addrefj9 interior iSBi.leB~ their application in Palo 1l.1to has only (-l.ddrOflSed proposed exterior changes to historic structures. Further , ·City staff doeR not have the expertise to evaluate proposed interior changes or inspect the implementation of interior modificati()119 {Cl" their consilltency with the Secretary's Stalldard&. For thcDe rca8ona~ in order to assure cornpleteJ.y consistent policy atatementfl in the MunicipC'll Code, we would recommend Council considor tho .ttdditional \wl'd "oxterior" in the laBt sentence of proposed Section 18.49.0S0(b) t)). thus expressly limiting appl icat i¢n of tha secretary' B Standards to exterior features. The sentence would read: Any ex.terior building modifications t.\ade under this subsection (b) OJ shall conform to the secrotary of Interior' B Standards for Behabi 1 i tat ion and G\lidQUnu for Rehahil itating fliBtori¢ Buildings U~ . ..J:t:B-.6..1 .... Historic Preseryat iQn_~t if ieAt ioilllL.. Regarding applications for the. remodeling of Histc,ric Categoy}' I and perhaps Category II Stl'\.1CtU:tCfI, the enviroJw.entaJ. review document. will again have to add:t'ces impacts on historic signifi cance, as staff has done in the Envik"onmentai" Assessment for the proposed zoning text a~endment. This may include interior concerns, although State law does not expressly req\lixe interior reviews. Staff concludes that the hiBtoric k:C60urce i EHlUes have been adequately consic.e:t."ed during the process lending to the proposed 6/30fH Pag~ 3 " .. ~.c ' .. , '. ""'-_~"#;"".'""_"':= .::'''=''',f!~;t(J;!€). adoption of the CD zone amendments ao recommended by the Planning Commission. As noted above~ the environm/;!ntal review document tor some proposed building modifications could need to address building interior .issues. This will depend upon the detailed information available when site-apecific permits are aought. Enyironmental Assessment The pt"oposed text change will not have" significant impact on-the physical environment. Jut environmental assessment recomm~ndin9 adoption of a negative declaracion i~ attached. Findings The findings recommended by the Planning Commission are 8h~wn below. 1. 2. The proposed Zoning Ordinance text amendments would create no significant adverse environmental effects. in that effects related to a project will be identified upon application and mitigated through the revic'\II' and approval process; and The proposed Zoning Ordinance text amendments al'C consistent with Policies 2 and 5 and Programs 6, lOb, 11 and 16 of the Urban Design Element and Policy 14 of the Erwit-onmental Resources Element. &tqgmmenda t ion Staff recommends that the City Council: 1) Approve the negative declaration; and 2) Adopt the attached ordinance allowing seiamlc and historic preservation floox area incentives to be combined and require anyext.erior (word to be added to Section 18.49.050(b) (3) of attached ordinance) building modification to conform to the U.S. Secret.ary of Interior's Standards of Rehabilitatioo and Guidelines for Reha~ric Buildings. Respectfully 6ubmitted l . , ;;f}kzr-Jdul<t'4~ ROBERT SCHUBERT Contract Planner KENNETH R. SCHREIBER Director of Planning and Community Environment 6/30/94 Page 4 , ! I ,. , i ! , I· i I ! I , ! I , I Attachments: Draft Ordinance Environmental I\sseRsment Minutes from 5/4/94 Historic Resources Board Meeting Minutes of 5/19/94 Architectural Review Board meeting Memo'randum from Transportation Division dat~d 5/20/94 Planning Commission Staff Repo~t dated 5/20/94 Table 1,: Information Regarding the 9 buildings City Council Staff Report dated 2/17/94 (CMR,157:94) Excerpt minutes from 2/22/9.4 City Council meeting Excerpt minutes from 3/6/86 Planning Commission meeting Excerpt minutes from 5/15/86 and 5/19/86 City Council meetings Articles from Transferrable Development RightB Programs by APA Correspondence from the Public Photographs of the Nine Buildings (Council Members only) cc: Planning Commission Architectural Review Board Historic Resources Board Chop Keenan t Palo Alto Theater Corporation, 700 Emerson Streett Palo Alto, CA 94301 Linda Ludden Poncini, Carrasco & Associates; 120 Hamilton Avenue, Palo Alto, CA 94301 Wayne Mclntre Swan, 240 Kellogg Avenue, Palo Alto, CA 94301 Andrew Gross; 430 South 4th Street, San Jose, CA 95112 DeWitt Durham, 393 Maclane, Palo Alto, CA 94306 Karen Anderaon 252 'Everett Avenue, Palo Alto, CA 94301 Anne Pi8a8cik, '2301 Oberlin Street, Palo Alto, c.1t. 94306 Richilrd S. Stultz, 425 Fultou Street, Palo Alto, CA 94301 Kate Abbe; 211 La Questa Way, Woodside, CA 94062 401 Florence Associates Ltd., 401 Florence Street, Palo Alto; CA 94301 498 University Avenue Partners, c/o Premier .Properties Management, 420 Florence Street; Palo Alto, CA 94)01 First Church of Christ Scientist, 661 Bryant Street, Palo Alto, CA 94301 De Lemos Properties, c/o Phyllis Munsey, P. O. Box 555, Palo Alto, CA 94302 Meyer & Hannah Scher et al., Don and Carol Mullen, 465 S. Matilda Avenue, Unit 210, Sunnyvale, CA 94086 Jill Vandervoort, et al.t Kathleen Taylor, 1605 Edgewood Drive Palo Alto, CA 94305 Peninsula Plating Works, Inc., 232 Homer Avenue, Palo Alto, eA 94301 CMR: 313: 94 6/30/94 Page 5 ~'. i <, I i ( • 1\ , ' . __ \-, .... __ ., __ ."_-<"""T'<"', .... ,,,-_ • ORDINANCB NO. =,.....=,.,.."" ORDINANCE OF THE COUNCIL OF THB CITY OF PALO ALTO l\MBNDXOO SBCTION 18.49.060 OF THE PALO ALTO MUNICIPAL COOK (CO DISTRICT REGULI\TIONS), RRLATING TO REMODBLING OF HISTORIC BUILDINGS WHBREAS, the Planning COltlnisBion, after duly noticed public. hearing held May 11, 1994,h •• recol11l\ended that Section 18.49.060 (CO District Site Development Regulations) of th~ Palo Alto MUnioipal Code be ~nded as hereinafter set forth; and WHERBAS, the City Council, after due consideration of the t"ec~ndatlon9 •. finds that the proposed amendment ifJ in the pUblic interest and "U1 promote the public health, safety and welfare. The Council finda tha~ the current warding in Subsection (b) of Section 18.49.060, which limits the amount of &ddltional square fOQt.ago allow-able for remodeling an historic building that requires geismic, rel1abilitat!on, may inadver:tently inhibit the best l·euse or r~~el or ouch historic building, and thus not be compatible with the: goalu of the City relating to historic preseIVation. The Council finds that the proposed amendment. which would delete the curretlt aponalty· on additional square footage for. Buch buildings, vill ~nhance the opportunities for reuse of historic buildings in tho dOYntown area. while encouraging seismic rehabilitation. Nrnf, THRRBPORB, the Council of the City of palo Alto does ORDAIII as follows: lUIcrIlllLJ.. Subsection (b) of Section District Site Development Regulations) of the Palo Code, ia hereby amended to read as follows: 16.49.050 Site development regulations. (b) Bxceptions to PAR regulations: 18.49.060 (CD Alto Municipal (1) When a building is being expanded, square footage which, in the judgment of the chief building official, does not iJlcre-ase the usable floor area, but is necessary to conform the building to Title 24 of the California Code' of Regulations, regarding handicapped access, shall not be counted as floor area. (2) When a building t.hat is in Seismic Category I, II Ot' III is being aeismically rehabilitated to the analysis standards referenced in Chapter 16.42 of. this code, such building 81~ll be allowed to increase its floor area by two thousand five hundred square feet or by twenty-five percent of the existing building, whichever is greater, without having this increase count toward the FAR; however~ all square footage shall be counted as square footage for the purposes of the three hundred fifty thousand square foot limit on development (Section 18.49.030) and the project size litntt (Section 18.49.040'a)) and in no event ahall a building expand beyond a PAR of 3.0 to 1 in the CD·C subdistrict 1 /< .1 ..... and a PAA of 2.0 to 1 ~n the CD·S and CD·N subdistricts. This axceptien elulU be 8110"00 on a aite only onCe. (3) 1\ buUding that is ill Historic Category 1 or 2 -f<tM--..M<>It-W~ ~" ge is.,i. e..~e!!aty .. -l,-H ,,~ H# shall be allowed to increaee ita floor area by two thousand five hundred square teet or by twenty· five perc"nt of the existing building, whichever, is g.nMter. without having ,this increase count towa::d the FARJ however, all squa.re foo~age 8hall be counted as 8qtlare footage (Ol' the pui'posep ,of the, three hundred fifty thousand square foot limit on de ... "lopment (Section 19.49.(30) and the project size limit (Section 18.,49.04Q(a» and in no evsnt ahall a buUding expand bayonda PAA of 3.ll to 1 in the CD·C .uWiatr!ct and a FAR of 2.() to 1 in the CD·sand CO-N aubdistricts. TIlis exception shall be allowed on a site only once. lI.t\y.buU<\ill!lmWifl.eations. "",dB imdftr !'hl.s·a\ibfJe¢.tli>JUbl(ll ebaH c<;nfot:ll\ to tlte Secretary of !nt<lr~or' '! ~da'r4ll·.t pcllililL1lUit#!.U~."~,,.!:l1M eli ". a ~....1l.®ii.W-lliAUllg ;:;rio· . '1);, 4 ~Illooll i .::(~G::,.,cf'll .. '. 67. 1l1s!:or!e l'L'es,,/:Vnt1Qr) CI".;t-.ne'atioiuil, .... ',' . .... . , . . '_',,,. . ....:5 (4) ,.. building th.t i8 not in liiotoric Cate(Jory 1 Qr 2 nOl" in Seismic C.ategol"Y 1. II or III shall be allowed to increase its floor ar.ea by two hundt"eo 8CJuare feet withoHt having thts increase count toltard the FAR; however. all squal:e footage shall be counted as square footage for the purposes of the three hundred fift.y thousand squsl'e foot limit on devf!lopment. (Section 18.49.030) and thE> project she limit (Section 18.49.040(al) and in no event ehall a building ~xpand beyond a FAR of 3.0 to 1 in the CO·C oubdiatrict and a FAA of 2.0 to 1 in the CO·S and CO'N Bubdist.ricts. This exception ehall be allowed on a site only once. (5) In the CD·S .and CO·N aubd!stricto, (i) for ~xclu8i\fe residential U8e O~\ any sito, the regulations and guidelines set forth in Chapters 10.24 and 19.29. or Chapters 18.22 and 18.28, respecUvely. of the I>alo Alto Hunic1pal Cod. shall apply, and (ii) for mixed re8idont~.al and 'lop-residential use on any sito, the regulatiotlS snd guldeliMs .et forth in Chapters 18. 2~ and 18.28, or Chapters 18.22' and 18.28, res'pec:tively, of the Palo Alto Hunicipal Code shall apply to ~h.t portion Of the site area in re~idential use. In no cal10 "hall tho floor area rat.io of the nonresidential uses exceed the base FAR set forth above. CD-S (See Map 2) RM·30 regulations, except RM·~S regulations in Areas 1 and 2 2 " .... """"""".~" .. -J .. -~~-~ L CD-» (See Map 3) RM·30 re9ulation~, except RM·15 regulations In Areas 1 and 2 .' BI'I'II llllVBLOPICIINT ItBCllILl\'l'IOIIS Site c:overaga: Height: Accessory facilities \lseu: co-c No requirement 50 foot maximum CD-S CO-N NO x~quire".,ent ~laxim,un ot sot of site. SO tOOt maximum 25 foot ~i. 1tlUm, 'EJx(:cpt 35 foot ,,"axl '(mUTt 'Where one: or more floors of principal facility are in residen· tial-use Regulations governing accessory tdc111t1~s and useB, and governing the application of 8i~c ~nd developm~nt r<egulations in apacitic instances. are established by Chapter 18.88. SBCTION a. The Council find that this project .. ill not have a significant environmental affect. SBmON 3:. This ordinance shall be-eUQctive on th& thirty-fir8t day after the date ot it9 adoption. 1NTRODUC!:lJ: PASSED: AYES: NOBS: ABSTEN"fIOIiS : ABSENT: ATTBST: City Clerk APPROVED AS TO FORM: Senior ABet. City Attorney 3 APPROVED: Mayor City Manager Director o{Plannlng-'ao":-d'-- Corrrnunity Rnvironment ',., · Bnvironmental ~ocuments -City of Palo Alto Jlli.VIRON!1BNTAL ASSBSSNBHT Project. Description/Title: The City Qf Palo ltl1;Q i8 proposing a Zoning Qrdinance text Amendment to the City' 8 downtmro regulations to allow incentives for seigIDic upgrade and historic pre8ervAtion to be C91'nbined for those structures fal1inq. within Categories I 6- It for g.eisml£ upgrade and Categories 1 and 2 fox historic preggrvatiQD C94-BIA-7). Location/Address: The Text Amepdment would apply-t2-the following properties; 401 Florence. 456 University. "SO UniY{!rsity ........ ~ 8ryant. 520 RAIllQlliL. 20S Hamilton, 529 Alma. S2S Alma and ?~~ Sponsoring Agency/Applicant: City of Palo AltQ.t.-£laMing DiY..1,.1i.iQJL Address and Telephone of Applicant~ ~~943Q1 (4151 37.9-2442 Application for, ZMina.~Jm.t. 2SQ Hamilton Fcie..nue, ealo Zoning at Project Locations t .cIl:U~ Fee Receipt No.; ~.s.2. 1illl:Kll.. OF DETI!RMIN~ Based upon review of the project files, the undersigned member of the P,l<J-nning Department has concluded: l.XL.-......lie~~~ Decla;,'ation: The project has no significant environmental impact. No Bnvironmental Impact Report is requit-ed, The reasons for a Negative Declaration are: in the attached initial study A record of project action is available for review at the Palo All2....Plannillg Department. located on the 5th floor of City Hall. 250 Hamilton Avenue, Palo Al~ ~. 1:1 The project may have a significant environmental impact. An Envlronn~ntal Impact Repo~t will be prepared. Planning Department Officiul: ~ad-·5~~ Planning Oirector, ~~,e .5-I~e. Date~ The project has been approved, The project has been denied. ;,', . Date: Date: " . , , . , ._~::.L;..~:"~~-,;"",,,,,,,,,,_," __ ..... _.~ .. )t~~~~;._.~,: ZONING ORDINANCE TBXT AMBNDMENT -ATTACHMBNT TO ENVIRONMENTAL ASSESSMENT I . lnUoducti on The City of Palo Alto is proposing a Zoning Ordinance Text Amendment; to alloW' both seismic and historic preservation floor area incentives to apply in the downtown. The text amendment ~1Ould allow incentives for seismic upgrade and historic preservation to pe combin~d for those structures falling within Categories I & II for seismic upgrade and Categories 1 and 2 for historic preservation. II. ~ct§ on Historic Buildings A zoni'flg text amendment that would allow applicants to take advantage of:' both seismic upgrade and historic preservation in~entives would currently be applicable to 9 properties falling within those categories: 401 Florence, 456 University, 480 University, 661 Bryant, 520 Ramona, 205 Hamilton, 529 Alma, 525 Alma and 232 Homer. Attached is a table showing the site area, current usc, seismic categoryj historic category, existing floo~ arcf.l and potential neW' floor area under the proposed zoning text ameudm.<)nt; for each. of the nine buildings, The proposed revision would also he applicable to any additional structures included on the historic inventory in the future. Of the nine structures, four have been upgraded using one of the bonuses; and one (the President Apartments at 480 University Avenue) exceeds the 3: 1 FAR and could not be further expanded. Thus, there arp. 8 buildi~gB that would currentl}~ qualify fol.· the double incentive. With the exception of the pt·operties at 456 University and 661 Bryant, the existing buildings are buil~-out to the property lines. Thus, additions would either have to occur within the existing building envelope or by adding addit.ional stories to the buildings, It is the construction of additional stories which could have potential to adversely impact the historical charact~r of buildings on the inventory, .In 199Q the City Council adopted the U.S: Depa~tment of Interior's Standards of Rehabilitation and Guidelines for Reh';lbilitating Historic Buildings as the basis of eval~ating changes to historic structures. These standards are summarized in the Palo Alto HiJitQric Resources Board Guide] lues for the Applicant. property Owner and Cit~ and provide guidance towards the preservation of historic buildings. In 1986 the City Council amended the Comprehensive Plan to add a program of density transfer, The program ~llows the transfer of development rights (mRs) for designated buildings of l~istoric or architectural significance (Historic Categories 1 and 2:) within the CD District through the ~lanned Community ,PC) process. -) '.', . 1.. Tho U,S. Department of Interior's .suodardG of Rehabilitation and f'l\tldel iDes lor Rehabil itatiog Hiutoric Buildings and the City's exietingTOR program will serve to protect historic buildings. However f ' because the City cannot anticipRte potential impacts to historic' buildings created by projects utilizing the text amendment, -the required environmental review will be c01npleted on a project-by-project basis. lII. ~rking Impactq Parking is an ,issue bEo,cauee addlt.1.onal floor area put-suant to ea:\Gmic and histOl'ic FAA incentives does not trisger a requirement to constX'llct _additional parking spaces. Seven of the eight building$ which 'Mould quaU,fy for a double incentive under the proposod text code amendment are located within the downtown asse6G~nt ~istrict (2l2 H~~r is not located within the downtown aSSOOllment.. dietl-ict and would therefore be required to provide additional parking tor an expansion) . A parking rate of " spaces/l.OOO square feet of floor area is . applied to tt,_~ dO"llto'ltn -ftfea regardless of use, The uniform parking a:-oquirE'Joont tal" uses downtown was approved by the City in 1996 in ordor to allow changes in the use of dOwntO'lo'1l buildings without the need to adjust the nunmcr of required parking spaces. 8e-l0i-l is the estimated parking demand for potential additions to tho .ev~n buildings. 401 Florence 456 Univ .... ity 661 Bryant 520 Ramona 20~ Hamilton 529. Alma 525 I\lma Total llIlJ! Office Theatre Church Retail/Office Retail/Office Retan RQt.il/Office Additional Floor Area 2,500 sq. ft. 1,486 sq. ft. 5/5~O sq_ ft. 2 1 500 sq. ft. 3,160 sq. ft. 2',500 sq. ft, ~ sq. ft. 25,24~ sq. ft. Additional ~ 10 spaces 30 spaces 22 spaces 10 spaces 13 spaces 10 spaces 2Jl spaces 101 spaces While the potential deficit increase of 101 spaces may sound substantiaL it is worth noting that any increase in parking demand wouldbB gradual ar.d distr1buted geographically, and is likely to bl3: a1grd.ficantly less than 101 spaces because some of the sites are unlikely to ever seek approval of the additional floor area. When offset by sev9r~1 n~aBure6 to reduce the overall downtown parking deficit, t.he parking impacts 'h'onld not be significant and probably would not be noticeable, In approving the PAR incentives for seismic upgrades and historic pl'.-eaervation in 1986. the City Council "recognized that any expansions under the incentive lIQuid increase the parking deficit, downtown_ The parking analysis contained in the Draft Rnvj ronmental Impact-Report (BIN' for the Downtown Plan dated December 1985 evaluated the pet"iod between 1984 to 1995. Por that period, the parking analysis exempted up to 50,000 square feet of '~":~"';''U''·:'~''"~~··~r·''·~~''''''>-· . L . , , . additional floor area downtown from parking requirements. As noted above j the total floor area added downtown s:inc~ 1984 is approximately 46,000 squ.re teet. Included in the additional floor area is approximately 14,000 6quare feet of d.veloJXf",nt which has been exempted to date tr9fl'\ the parking :requirements since 1986. CUrrently, there are 1,000 on-stl'eet par)o.;:iJ19 spaces !\nd 2,300 publ,ic park.ing spaces in surface: l.ots 'and garages downtown. In addition, some ~~loyers provide thei~ own priv~te parking. The Draft SIR for the Downto~n Plan projected a defic~t of 1,560 downtown parking splice. il1 1995. 'the dovoto"" puking defl.cit has been formally monitored, annually since 1986. and has decreD:scd slightly since then. despite an increase hi: dovntm(J1 de ..... elopment of 46,000 square feet since that time. CUrrently (as of ·October 1993), the demand, for pa~)dng in the dO'lmto'J(Jl exceeds the ,total supply of public and privata spaces by about 1.500 spaces. In addition, the ('ity has: recently taken action to improve parking downtown. In January 1~94. the Cit.y Council (lppt"oved a progr.('km of 12 parking strategies for {Smmtown. cL'aftcd jointly by the Pillo Alto Chamber of Com:nerce and cit.y staff, On Hay, 2, 1994. the Cit,y Council approved a dowiltova parking plan. The prirr.ary pUl-pose of these actions is to increase the mur.ber of pal'king fipaCefJ and mak.e all public parking easier to U6e. IV. QthllX Potent 1.1 ~nm;m,li.L.lJri!lll.~U In relation to the total an-fOunt of development in the downtown. the effect of the text change is ant:ici~ted to be minor. The-size, location. combination of USBS and design will vary from one Pl."ojQct to another. So too will the impact.s on tho physical enVirolltl'\'8T1t. Because the Cit}~ cannOt anticipate potential en\·i.t'onmental impact.s created by pl.'ojects tItilizing the teXt arnendrnt:H1t. the required environmental ravia ..... will be coo.pleted on a p~ojtlct -by .. project basis. Consistency with the Co{nprehensive ~lan, and a. t,inding of no detrimental impacts to adjacent land uses~ trdnoportation, and population will be a requil'eroont. as. is currently the case. Bach project will be Asses8ed for, environmental Impacte and the appropriate miti9ation measures will be required. Attach"'~nt, Table 1, Inforn"'t ion tor the 9 Building. I' f ~ § .... J " H , N .: = u ~ , l 8 ~ " ': g 3 .~ t t & ~ !! 'i .:3 n ~ ~ , f, 0 " ~ a ~ . H • . . <o..coO(o ~~o~~~~~~ Nt-.' .. ..: N"~' " .. ; ...... ..\ ::: = - - uv 1.,,1 U 1,.1 .... U v..., e 8 e 6 8 8 8 B B N " • S E . ~ . ~ u " :: a e ~~~ 2 £ ~ \ • j Ii~~~ MINUTES L ______ ~_~~ ____________ ~_~~ _____ ~ __ 4 May, 1994 Mftmbers Pms8ot: Monty Anderson, John Baer, Jim McFall, Unda Scott Membam Absent: Etllabelh Klttas SleH Uelaon: George Zimmerman ldlWJCIi Liaison: Lanle Wheeler AGENDA 1. 2. Mlnilles Minutes for March 2 were approved., 4-0 1101 Wovl!.rlay Slrsel Tile applicants building contractor, Bill Clopton, presenled the plans to add a low-profile skylight in the upstairs bathroom. Also proposed was the replacement ot IYlO existing windows with wood double-hung to match the existing. Motion: Approved 4-0 3. 1118 Emerson Slreel Richard DeNold proposed adding a wood deck and door to the side of the existing house from the dininQ room. MOTION: Approved 4:0 conditioned that a door match exisling style and trim. 4. !\2Q Maple 6. Board approved changes to project even though applicant was not present. Board Instructed George Zimmerman to send letter to applicant along with minutes. Board (elt changes were well done. MOTt,ON: Approved 4:0 Wjlljams pmpart\{ lIb!s jlam was mOved LIP go Iha agenda) Unda Scott end Monty Anderson will draft a transmlttat letter 10 cou,neil supporting an alternative process to the proposed RFP. letter to be completed for Wednesday May 18th inclusion in Councll packet. Letter will be faxed to Board members for their comments. 5. Proposed Text Amendment For Area Increases for Siesmic and Historic Upgrades: (John Baer stepped down tor this Item) Bill Schubert lrom the City of Palo Alto Showed the Board background information on the buildings in Ihe downtown which would be effected by tha proposed amendment. George Zimmerman said original exemptions were granted to exceed FAR without adding parl<ing. Downtown studies goals sough! to reduce growth and parking deficil. Mr. Schubert was aSking the Board to comment on this new amendment. Chop Keenen spoke tothe Board aoout the high COSls for property owners to slesmically retrofit older buildil'iijrglq!ldW(Ml amendment does nol have . '-~ -.. _< ',-, ~ , , i j. ! , i II I I L I ~'. : "\ , .. -'\ , . -." .\ .. \'" .' .,.,:;: .... :. \:<7:";:";' ."-", '. 1 ',,'.--. , "I 7. I 1 8, . - <' " enough Inc~nlive 10 make Ihls happen as Is evldenl by Ihe 10Vi number ot ooilding owners which have applied lor Ihis beMfit, He supported Ihe amendmenl as a way 10 save our hlsloric buildings which are endangered by eart:1quilkes. Tony CarrasCo) spoke In support of Ihe amendmenl. Winler Delenbach spoke againsllhe amendment. Rick SlUilZ did nOI suppo" amendmenl. Jerry M8Sl0ller believes Ihe Varsity should remain B Iheater or performing arts usa. MOTION: Approve In concept with the lollowlng conditions 1. Building upgrades and additions must conform 10 Ihe National Standards tor Rehabilitation which Ihe City has adopled. 2. S, Buildings shoutd rsceive HAB's binding approval of linal deSign Transferabie Dsvelopmanl Alghls be offered 10 property owners as a prelerablo alternative Incentive lor preservalion ot Iheir buildings, l!5..\Jniy~rs"y AvAnue Beard'approved Jim McFalls application for National Registar Status. l:l1l111 CUy CaunGii JolOI Siudy Bnard will meet ne>ct Tuesday al 5:00 PM al Cody Anderso"'~ office. Page 2 of 2 . • !\rclaltc. 'durnl _~ ___ I~~~ _____________________ ~_'_f_h_"_-I_te_._s HIHlJTES A, M.l.LCAIJ. 80 ... 411<"""" Prosent: Cheryl PH" Julla II .... Thursday, II,y 19, 1994 8:00 All Council Conference Room 2S0 H .. llton Avenue P.lo Alto, '_lifornia Aln. Vlelr.·dt·Rosa O"ld Ross Shirley WO,on Soard ~.rs Absent: None Staff ~ers Present: lorraine ~o1ss B. ~PP8QYlJl.1!f..JHMlI{S Qf KAY $. Iii! (orreeled as ... nded S·O·O·O. 0. nGEHQ& IT~ APPROYAlS, The Archlte<lurol 8eview.8oar4 (ARB) decision on the d.,ign of the project is • recorRfndatlon to the Director of Planning and Coomunlty fnvlron .. nt Ithe Olrector), who make. the final decision. Unl.ss oth.l'1<ise shtt<! by the ARB or tho Director, project approvals Incorporate Project A.vi .... C .... Hh. conditions as "ailed to the appliCants and st,ff (ondltlon, as rec~nded In the lnform.tlon """"randu ... CHAHGES: Any ch.nge to an approved design plan must be resubmitted to the City for ap~royal. Resuboltt.l of. project may be necessary If chang., are ~and.ted as a r.,ult of c"",plylng with other City department NQlJ1rtMnts, 01" -I;'ny other applicable codes, or ordinance req"lre~.nts or other regulatory agencjes. APPfAl3: All ~.jor and minor proj.ct approvals are subject to an appeal 8: \ub\'IIW,SHl Page I I, . , ... . , , . \ "-ROJECT REPRESENTATIVES: Jeffrey Pollack, restaur,nt own'r, presented ~\alternatj,e proposal. PUBltc TESHIiONY: Jim 8aer, described alley desIgn. info,.,.,tlon regard)og .ccess for public ,,"orks yehlcles. ARCHITECT~l REVIEW BOARD ACTION: Approyed (S·O·O-O) the S19" in the all.y with SIlpport to lower height M sign on building 10 11.5 feet fr"'" grade to bottOm of Sign and sIgn height not to •• ceed 4 feet and tn. width about 30 lnch" or Whatever Is proportionately ,o.r.cl and ellmlnate the slg",on Bryant Str •• t. 5. "\, zaao £1 camtoo Re.l Jack-In-th.-Box , .'. Ext~rior facade ~diflcations and ne~ slgRtge. 94-ABB-51 PROJECT REPRESENTATIVES: Jack'xrueger, repres.ntlng Jack·ln·th,-Box, presented the proposal. ., "- PUBLIC TfSTlIiONY: Hone. " ARCHITECTURAL REVIEW SOARO ACT/Oli: cO~~U3nce (4·1·0·0 0,,, Ross opposed because he preferred the propos~ '\tgn progrol:,1"lI Hut WIS present!d rather than what presently e)(ists~nd f\l:' feel S .In f!1ipr(\v€t!-ent has been shown in the new ,Ign Oosl9n) for (u'ther doslgn dovelop.""nl to specifically .ddress the following: I. Reconsider placement of nton (perhaps at • I er I.",). 2. Slgn.ge be redone to b. oore coopallble to oth.r toresor redesigned spoclflcally for this slore s. that Ih detail of the upper edge of roof at top of e.ns.ld be tr.lt.d dlf ro.tly. 3. Discuss with the Transportalion Olyl,lon·th. s.fety t$' .t pedestrian sldew.lk, possibly consider pl.ce~.nt of • bo .rd ne.r the driveway and public slde.alk ,0 that yehlcles do not 9 Of! slde •• lk_ 4_ Repair tiles on the north ,Ide. --------~-.-----.-.-------.-~-.. -.----- III. BOARD KEHBER QUESTIONS. COKMEHTS, AND ANNOUNCEMENTS. "RecolM'Lendation to amend thE! HR8 enabling ordinance to give Ue HR8. along with the ARB, approval authol'lty for projacts using both the seismic and historic preser.atton fAR bonu,es." Bob Schub,,·t and Nancy Lytle dlscuss,d the proposed ordinance and the ARB took no 'ctlon. S:\,rb\HIN.519 Page 9 .. May 20, 1994 TO: BOO Schubei1lPlanning Divisio FROM: Carl StOff~l1atiOn Division SUBJECT: Reyje~y Qf praCt CMR ~J.~_aruU::liHoric Incentjves 1 am providing you the following comments on you!' draft CMR, even though II ~pPJlenLly ha~ aJready gone 10 print. In $.en A (p.g} Thus, since the approval of Ihe Downtown Plan, actual square-foolage additions to the downtown area have been considerably less than what had been anticipated by the Downlown ptan·-46.000 square feet constructed versus 350,000 square feet maximum 2'Llh)wdbl-e~ including 14,000 square feet of exempt construction. versus 75,000 square feet allowable (.see p I of Jan 88 Swn.man!J. While the potential defLcii increase of 101 spaces due to the proposed new ex.emplions may sound substantial, it is worth nOling several points. (I) The actual increase i:l parking demand, if arid when it occurred, would be expected to be gradual and to be d~slribuled geographically. (2) The Downtown Plan inslitute<l a monitoring program for parking exemptions. A performance measure was established at a cumulative impact of 225 parking space exemptions (one·half that deemed necessary for construction of a new public parking garage), at which point the exemption reguiatLons \vou!d be re·evaluated. and/~r conslruction. of a parking garage would be. considered. AcwaJ parking spaces exempted ro dale have betn only 59. (3) One inlent 'of th.e Downtown Plan was to insure that the parking deficit did not increase beyond the 1600 spaces calculated in 1936; it has actually decreased to 1490 spaces since then. (4) The City has recently taken funher action to improve parking, downtown. [Con,jnue with last paragraph of parking section of dran CMR.] Based 011 Ihe above, staff concludes that the impact of the addilJonal potemial parking exemptions from this. proposal would not substanLial. A monitoring program is alre.ad)' in place. ro insure Ihat thr, number of parking space exemptions does not exceed 225 wi thou I (\ review of the exemplion regulations and/or an increase in the public parking supply. cs '. , L i i-'·-- I t , I I 1· ! ~ May 20,1994 PLANNING COMMISSION l'alO" Alto, Cal ifornia PLANNING COMMISSION STAFF REPORT Proposed Amendmenllo Downtown Regulations 10 Allow Incenlives for Seismjc IJpmde and Historjc P[<Servatioll.J2..k(;Qmbjnod 194-ZC-6 24-ElA-71 Members of the Commtssion: Rf.£QRT IN BRIEF This reporl transmits. proposed Zonlng OrdinatK"e text amendments to the Commercial Downtown (CD) Distrkt which would allow incentives for seismic upgrade and historic pre.servalioD to be combined for those structures faJling within Categories I & II for seismic upgrade and Categories 1 and 2 for historic prestrvallon. The existing regulations allow a 2,500 square fOOl floor area increase, or a 25% floo area ration (FAR) increase, which ever is greater (for either a seism1c upgrade or nistoric preservation project). The proposed Itlll amendment would allow the tv.'o incentives. to be combined to obtain a 5,000 square foot increase, or a 50% FAR ir!(:reasc. whichever is greater. This issue was referred to the Planning Commission and Historic Resource, Board (HRB) by the City Council on February 22, 1994 (see the av"",bed minutes from the 2122/94 City Council meeting)" A\UC1u:d is a draft ordinance whicb contains the pmpose<lleXl amendmenlS. One recommendw amendment to the draft ordinance resulting from the HRB's review is identified in this report. BACKG!l.OUND In August 1986, the City adopted a comprehensive set Qf zoning regulaltons affecling all previou~ly commerci~l zoned properties [Communfcty Commercial (ee) and Comerical Service (CS)l in the dowJitown area. The regulations contained tile changes arising from tbe 1984-1986 Downtown StUdy. The regulations werc intended to 1) substaUlially curtail major new del/elopmtllt occurring within the downtown area; 2) preserve and upgrade buildings of historic signifkance; and 3) prevent widespread demolition and redevelopment of the downtown, maintaining its tr,aditional scale and character. In addition tQ restricting new " 5/20/94 1 developmenl, the regul>!lo", .ddressW ground noor lctail uses and ",soci.ted pedesui", atlivily; buitding sei$mic upgrade requiremenlS~ and hlstoric preservation. A fundamental goal of the re&ulaliom was 10 dlscourage new developmenl; thereby DOl wcreasing the sub'Ul1IW o,'.'ing puking der."il evidenced io the downlowD. A lotal DelV addilional square footage cap of 350,000 was .stabli!bod, with a 235.000 squille fOOl threshold thai require·, Cil)' Counc~ review of the regulalions oore that number is r",ched (Policy 6<. CfH1I(IrrMlUjl" PIOJI T'alISp"nclion Eltmlnt). To date. 'ppro>imalely 46.000 new 'quare rtt~ ha\'e I;1.«n addtd in the downtown area since the adoption of the regulations. Re!el1{ion of exuting struttures WdJ; 2U'I iropol14m 8.Spt(:t of the regulations; in order to pre.smc-<he scale, Ch.M.acttf and pwportion of lhe downtown and for bislo!k preservation! 'W~IIe. pUrpose!. To provide ~ntiYes 10 property owners of buildings in need of ,eismic '" hi.li()l;e UpgiMe. tho regulalions were craOed 10 allow. 25% inerease io noor area in oonjuoclK>n with eilhe{ a .. i,mi< upgrade (for Seismic Calegory I & /I building') or the hi"",,,, Ple.~"'3.tion (for Ollt);ory L or 2.trodures), Buildings lIlal fall inlo both C4legocUo.s. of wttkh l1\«e are currenlJy nine loLal in the downtown area, c.annot take iHh'autagc of both proVt1!<ms in !.he fc!golaljoru. by increasing existing floor arr.a more than 25%; i.e., the aHow.a.occ Is 001 ad<iilivc. Staff Jes.eal\~.hed the millule-S (rom the 1986 Planning Commission and Cit'! Council hc.arings to de~elmine the intefll of the FAR incentives for hislo/ic and M:Lsmic upgrades and whether or 001 the dt-ClSioll oot 10 combine we im·.entive.s was backe.d with any documented policy deliberalion ( .. e tho .lIa,~d minules from lbe 316186 Planning COmmi .... ion meeling and lbe $/IS/86.nd 5119/86 City Council minul<.). From lIle record. lbe basic intem was 10 develop an altra<"ll\'e bonus 10 enoourage property owners 10 seismically upgrade the buildings.aM to pftUl"lle ~.eir hUloric character. The City was concerned Ihal, with implementation of the reyised downtown regulaiions, owners of historic properties were going 10 N. ~ubjt<;lc.d 001 only 10 dowluoning. but also 10 the new requirements of the S('ismic ordiMOC¢ and hisloric ordinancts. Thm. the incenlive.s were desiglled to encourage ruaining and up&radii"l& historic and other buildings. rt was not known at thai lime whether a i5~ PAR" incentive would nc.cusariJy be sufficient incentive to warrant the investment in ",,",Ie upgr3ding and hislorle preservation projeeLS. To dale 7 properties have utilized Ihe if>!2".eOlivts separa\ely, out of an invenlol), of 44 qualified buildings downtown. No specific discusston \lr-a5 found in the record regarding the Commission or Council reasoning in not allowin.g the bonuses fO be (umulative. However, discussions willi staff who participated LD lh~ dl)wnlown'regula1ion process indicate that the focus of the revisions to the regulationlli WM !o r<duoe downtown growth and the potenlial (or increasing lIle parking deficit. ··LH 5120/94 2 \ , :'" I,. I I · ' ECONOMIC RESQURCIl~ONSIDESAr.lQ.NS The propos«! amendmenl of the Zoning Ordl~ hal been lIiggered by Charles Keell&J1's requesl in order 10 f.cilil.le lho bistoric prcup,atkm and ",,,mie upgrade of tl.e New Varsity Thealer (~211$/94 loller atla<l>«1lo ~"'2117194 Cily Coo""il staff !CPOrE), coos,,,."t "lib Urbtm DtJlgn Eumtlll Po/lC)' S, Program 16 (Ref" 10 Comprche",;,'c Plan Coos15lency Seerion), Other !han Mr, Keetun's requesl, slAfr 1$ nol aware of any tequw, lo amend Ibese parlicular 10ning rrgulalioos 5ioce !heir ad<>plHm in 1986, As ouled in Mr. Kc~nan's l<ller and in Ibe Februaryl?, t914 stafftepott, !he inslilulion of tl .. double bonus will facilitale con,'mion of lho New V.,..ity The.ter buUding to a booblOfe wilb anlkipaled we< of S20,000,000 per year. lhi.< sale$ ,oluw. woold r",uit in $100,000 in sal'" lAX for ilIe City, Nolhing in this ordinance requi ..... boolc$iOle <ne,how",u, and any other permilted u,e allowable in the distrkt oould OCWPY the remodeled 'irOC!ure, Other 1m' would not =rily have the revenue generaliOf. po<,ol;'1 <>f. bool<$to< •. II is also very importanl to' i'>o1e that urkt lht uistillg loning ceguhlions, the New VarsilY Thearer C(luld be COR't,trttd to a book'Sloce. Staff l1 aho l'n'aIe thaI during the pJJl 121018 months, there has been lO!Cfesl by ~\'t(3J NtiQf\.1J bookHI.)fCS io IOCalfon5 in the Down!own. The reasons for this inlere.H include Polio ArlO'l dtmogra,phi-cs 1.00 {spedally a11ult educalKlO levels, which are ideal for booblo!eJ; Palo .~llo·$ hw~hold iocome I(\'tls~ and ilic vitality of Downlown, which generales slgnHkant pMesliian activit)' both 00)' at'ld evening, wc~lcday and \\'celend. SJRllCrURIlS MIlliIlNG BOTH THE SE1SMlLANIUilSJXlllli:.ci,t\SS,Jfl.CAIlQNS A zoning toxt amendmenl thai would allow opplk.\nl5 10 take advantJg< of bolb ",ismio upgrade and bi.s!oric presecva(wn iTA"tnll\'t-$ would curremly be appHctble to 9 properties falling within iht»e cale.&orie.~: 401 Florence, 4~6 Unrvusity, 480 Uni .... et~il)l, 661 Bryant, 520 Raruona, 20.\ Hamil",". 529 Alma, 525 Alma and 232 1I0lnti, Attached is. table showing the site area, cmucol Ust. 1tlsm!c ~I('gor)'. hf.J.(mK: ute-gory. ,e;w;utiog 1100r atea md po!ential new floor area under. (he propo.ed zoning 1<<1 ~mend",enl (or e.ach of the 9 bUildings. Also attach.<l are f,hotograpiu of e>c.~ buiMing, The proposed revision would also be applicable 10 any addilionaJ Stf"OC(tl.!ts inchKtc-j on the his.IOrte in~'enl(\fy in the future. Oflbe nine struClures, four "''''0 botn UP&t3dc<t uling one of It •• !><Inu,es a.-.d only would b< o.Ilowed an addilional2,500 square feel under the prOj'Os<d am,ndOlOr.t; and one (Ib, President Apanmenl5 at 480 Uoiverslly Avenue) e.=<l, the 3: I PAR and COuld not b< furlber e.xpanded, Thus, "'>ere are 8 building, 1b3! would currently qualify (or the incentive. only 4 qualifying for a double !><Inus. With !he e,~plion or tile properties at 456 University and 661 Bryantf the existing b'Ji!<Jings are buiJI--ou[ 10 me properly lines. ll1us, .addilions would 'ilber have 10 occur by adding additional !tories to the building., I, is Ibe oonstruclion of .addiftonal s!otie.s. whkh could Mile potcnliallo advtrsely [mpac( the hisloric-aT character of buildings on the inventory. . 5120/94 3 \ PARKING IMPACTS Parking is an issue b=~ addilional floor area pursuanllosei,rnic and hutoric FAR incentives does not trigger a requirement to construct additLoOilI parkiDg .sp2'.ces. ,Seven or the eigbl buildings which would qualify for an incentive under the propos<o text code amendment are located within the downtown assessment di3tticl. Property at 232 lIomer i~ not locatW within the downtown assessment district and \\'OUld, therefore, be required 10 provide additional parking for an expansion. A parking rate of 4 sp'''''''',000 square f..,1 of floor area is applied to the downtown area regardless of use. Thc uniform parking requirement for uses downlown was appro\'ed b)' the City in 1986 in order to allol'! ell.ngu in the u<e of downtown buildings wi!hoot the "eed 10 adjust the number of required parking spateS. B<low I' the eslimated pMking demaod (or potent ial additions 10 the seven buildings. 4{) 1 Florence 456 University 661 Bryant .~20 Ramona 205 lIamilton 529 Alma 525 Alma TOTAL 1m Office Th .. tre Church Retail/Office Retail/Offi"" Retail RelaillOm"" Additional El=.~ 2,500 sq. fl. 7,486 sq. fl- 5,560 sq. fl. 2,500 sq. fl. 3,160 sq. fl. 2,500 sq. n. ~,q.fl. ~sq.n. Additional I'Mking~DlliliI !O spaces 30 space·s 22 spac<> 10 spact-5o 13 spare.~ 10 'P'''''' JQ spaces J.Ql spaccl While the potentiaJ defic[t increase of JOJ spaC'P..J. may 50UOO subs.tanlil\l, jl is worth ooling that any iocrease in parking demand would be grad,'al aoo distributed gcographk.Uy, and " likely 10 be significan~y less than 101 spa",,-' because some of the ,ites aI,unlikely 10 ever seek approval of the addilional floor area. When offsel by ~t\·e .. 1 me",""s 10 redure the overall downtown parking deficil. the parking impacts wOIJld no' be ,i8nincanl and probably would w' be no'iceable. In approving the FAR incentives for seismic upgrade, and ""toric preservation .in i986, the City Council recognized that any eXPaNions under the incenlive would increase tl1e parking deficit downtown. The parking analysis contained in the Draf, Environmenlal Impaci Reporl (EIR) for the Downtown Plan dated D=mber 1985 eval uatcd the period be,W"" 1984 to 1995. For that period, the p31king analysis exempled up 10 50,000 ,""uare feel of oddi,io"al floor area downlown from parking requirements. As noled abovt, the lotal fioor arc.1 added dowDtown since 1986 is approximately 46,000 square fw. Included in the addilional floor aIea is approximately 14,000 square feet of developmenl which has been exempted 10 date from the parking requirements since 1986. rl-' • 5120/94 4 i CurrenUy, there arol,OOO on·street parking spaces and 2,300 public parking .paces in surface lots and garages downtowD. JIl addiliotl, some employers provide their own privale park.ing. The Draft EIR for the DO"'ntown Plan projected a deficit of I,S60downtown parking spaces in 1995. The downtown park.ing deficit has been formall)' monitored annually since 1986, and has decreased slighUy since then, despite an increase in downtown deyelopmcnt of 46,000 ,quare feet since that time. CurrenUy (as of October 1993), the demand for parking in the downtown exceeds the total supply of public and private spaces by about I,SOO spa=. In additinn, the City haa recently taken action to improye parking dowotown, In January 1994iilie City Council approved a program of 12 parking strategies for downtown, crafted jointly by the Palo Alto Chamber of Commerce and Cit)' staff. On May 2, 1994, the City Council approved a downtown park.ing plan. The primary purpose of these .ctioos is to increase the number of parking sp.",,, and make all public parking easier to use. H1STO&lC RRSOURCRS BOARD RECQMMEtIDATIONS On M.y 4, 1994 the Historic Resources Board reyiewed the proposed text amendmen!. 11,e HRB was asked to proyjde comments on We proposed text amendment concept and fa assess whether additions w the buildings which could potentially be permitted under the proposed text amendment could adversely impac.1 the hisloric character of thf!. buildings. The IIRB members indicated support for the concept of additional incentives becau"" the oommunity is at risk of losing the majority or the historical resource,; with a major earthquake. They also noted the high costs of seismic upgrading, The IIRB Silted that, without any plans, they wore unable to assess the impacts of potential building expansions on the histori~1 cbaracter of buildings that curren~y qualify for both bonuses, However, the HRB members stated that, in general, it is very possible that changes to the buildings with the addltional floor arca shown in Table I (attach«l) could adyersely impact their hiStoric character. Five members of the public spoke at the flRB hearing (two spoke In fayor of t/,e code amendment, two were opposed and one person oppo,ed" the proposed convers ion of the theater to retail use). On a vote of 3-0·2 (Commissioners Baer and Kittas absent), the HRS recommended approval of the text code amendment subject to three conditio!l5: 1. Building modifications must C<Jnform ro the U.S. Secretary of the Interior's S1.!md'<Il~/!2l Rehabilitation alld Guidelines (Dr Rs:habilitaIi"1 fflSfQD"C Bllildjn~~ (36 CFR 67. Historic Preservation Certifications). " 5120/94 5 \ ; \ .' ::;" -,;" ... ':; ~:~';~> ;", . \;;fr~til' "-, :.'''~'''''''':,-.. . i[l."" ." ._";"«,,,".\ry,-,:~~':'':.,*'i''.'''1~.~~,,,~., __ -, •.. 2. 'The flRB shall have approval authority over the final design of any projects utili,ing both FAR iIlC<ntivfS. 3. Tramf.r of development rigbts (lUR's) sllall be offered to property owners as a preferred. allt.rnative incentive for preservation of downtown bulldlngs (this r=mmeDdation i$ discussed below, under Transf ... of Development Rights). The flRB indicated that a property owner wishing ro modify a building with the FAR incentives could eLther comply wilh Condilions 1 and 2, or as an alternatiye. CQuld transfer the development rights. Regarding RerommeOOalion I, il sbould be not«lthat the City Council has adopted the Se(,r-eta,ry of the Interior's Standards (Qr RehgbjlicQ/;QlJ and GuidelinrsJQr B(hghjl{tqling lJiM.Qn'c BuU4iogi as the basis of evatualing changes to historic structures. These standards are ~ummarjud in the PgW AUo HjjfQn'" Rt.fQUrcCI Board GujdelincJ (Dr 'he AppliWll.... f[~/I1y' 0",,, and CiriWi and provide guidance towards the preservation of historic buildings. Recommendation 2 c.ame forward bccaus.e the HRB does not have the same approval aulh<>ri.y in their ordinance, as does the Archilecnual Review Board (ARB). The ARB makes recommend.:l!ions to Ole Director of Community Environment who generaJly upholds {heir decisions. 'The HRB, on the other hand. m.akes teeornmer:<ialions to the ARB. and tradiLionally l~ ARB is J.ess concerned with historic pr«ervation (han the HRB. When baJancing objectives of historic preservation against desirable architect\lre wilbin the FAR limilS, the ARB has not been fully famili., with the Depanment of Interior SlaIIdards, and has. not in the past been jnclioed 10 reduce project siu in order 10 preserve lbe historic .. peelS of a building, They have never, in r~Dllimes. reduced a project below full build· Olil. Thus. the HRB is concerned thai imporlan~ historic structures could be compromi~e.d under the exisling appr&val structure if botlJ bonuses are gtanted, Regardl"!l Rerommendation 3, TDRs involves the conveyance of developmen. rights by deed. easement or other legal imtrument authorized by local regulations 10 another parcel of land. Transferring development rights from one properly '0 another has been used by other jurisdictions to achieve many land me bencH!s, including his(oric preservation, open space and farmland preservation and as a basic mechanism to control or redire<:t growth. As of 1981, tho c!liesof Los Angeles, San Fran<:lsco and San Diego had enacted TDR ordinances for h~toric preservalion. JwisdiclLOIU outside of California that had enacted similar legisl>!ion were Denver,lbe District ofColumbi., New Orleans, New York, Dallas and Seaule.. Each of Ihe.se cilies is much targer than Palo Alto nnd have a larger siock of historic bltildings. Au.a("!Jed are articles defining TDRs, explaining ca.oe;e studies of TDR programs and describing whal is involved in designing an effective TDR program. In <kteber 1986. the City Couneilamended the Compreltensiv. Plan '0 add a program of density Ifansf". The program, Policy 2. Program 6 of the Urban Desigll 8lem'TII, allows 5/20/94 6 , , Ii j I ( • , , : ' ~.>'--"'~-. --.......,.,. .. ~-,~~.,,, .. '-.. ' the lran,f" of <kvele>pmem rigblS fot <k.ig""ted building. of historic or archite<:tural .igniftcaoc~ (H;,tOfio CalezOfies I and 2) within !he CD Disukl througb the Planned Communily (PC) proct·<S. The program .tates that: • A lraruftf or oo'"tlopmenl righl$ prog<am ,,"uuld permit !ransferring the difference bct\\'uo Ihe amoont of tllisling de\'elopmenl and me maximum permilted de\'eloprr-:.em from Cattgolit..s 1 and 2 hi.s.toric bll:ilding siles 10 (lon·hisloric receiv.er .ile·., Both ,iles would h.\ve to be located within !he Downtown CD zoning disltic(. The ctc(:iYe{ s~teJ: !. Shall be .lleasl ISO feet from ro.id<ntially wool propen;'.; 2, Shall be p«rnitte<> be permitted (or the ,jte; 3. Sll.1l1 001 be with .tru<"" .. of hiJloric or arcbi<eornral 'ig"ili,""",; and 4. Sh.all be .s.ubjtcl [0 appli"...ab!e wW(Jlown proj«:t stre limits.· However .. the implermnlin,g ordiM~ (Of TUR is a PC Zone Change, aM Palo Alto's TDR has never been ~. Regarding the HRB 3'1'><1 ,oeommend.tlion, It'ff ag'ees wi!h Ihe HRB that a finding th,t building modiflcalio", conform 10 lOe N.llona! S,andatds fOT Reh,biliUtlion be included in the Oldinance, cons15tenl wilh UrbM D~sjgn Program lOb, Regarding HRB'. R"''OlllmeDd.ltion 2, $lJIff 3C~""wledSts that tl,is ordiMOOe amendment rdise. woo"rn ,.garding sttengllltnlng ow d",ig~ rev"", procedures for impollant historic .ItUChJ(,," , The propo><d ordlJUOC< provides i"",ntiv", (or eXlerior additions to Class I and 2 hi!tofic StfU«Ufes in lhe Dowrno,,"'n. 1'he-sc ltruc(urt.s &Ie an important part of the City's hi.5loIIC'&'od ctJttura.l io\>tntory. Jl>e iWle of )Vh<lIltr Of how to $(lengthen I)lJr approval process, Urlxln D"''g~ Prog,nm 11, is be" !!kcn up ~<ltly (rom th~ otdirunce, however. Factors to be considered include: I) the re·>ources oe«kd to wpport an e.'p.r.ded approval prO<e!$; 2) City efforlS to we.1mline our pe<mit pr='Ie.; 3) <kfonilion of !he modified roles for both ARB and HRB tn a.[1,Y new or exp.uxkd process as well as the City Council',s role in resolving conflicting rc<:ommendaiions if both B",,:ds are involved in the expaoded process, If the role and function of the IIRB i! 10 be .. ponded, that issue is best considered <arefully on it's own merits. Staff recommends proceeding with this ordinal'rCt-, oonsistent with Urban Design Program 16. in Ii: more timely rashioll or it will 001 se ..... 'e to facilitatt the reuse of the Varsity Theater which Mr. Keenan h" propose<! and which prompted Council direction originally. 5/20/94 7 \ / · . Regarding HRB', Recommendation 3, stafr would advise that the curr,nl TDR program be retained in the Comprehensive PI"" and erocouraged by ,taf( and the ARB in Ihose 'ilua1.l0", where additions would compromise the hilloric integrity of the buiidins. COMPREHENSNE PLAN CONS.lilllNn: The proposed le.1 amendmenl with addilio",,1 chang ... to aUdItS.s the URn oonccrns is oonsislenl with the following Palo Allo CompreheNh't Plan polici": I. !JJ:l;tm Dr.sign Eirmrar Poh'r;y.1:, Encourage priva!e p,eservattol'l of bulldil1gs which hove historic or architectural merit OJ both. a. Program 6; Allow trarM« of dev.I"!,,,,,,t rights for de,igoated buiklings of bEslori<: Of archilf\Clural significance (liiSiorlc Calegories I and 2) within the CD rone through the PC Zone Change proc<-'S. b. Program IQQ.' E;.;paruioru. of Dowmown buildings il1 hi.storic czttcgories , :lnd '2 s.hoofd require I1ndings during (he design review proc(:3.s tl1at the ct>.3J<l.ctfr of such building exteriors would not be oompromistd by the expal\\ioI)$. c. fr1lgmlll...l.1;. M~jn[ain and strengthen Ihe Cil)"s de.sign re"k:w ;'tococ<lure, ((If h~5!onc buildings proposed for eXltrior remodeling Of threatened by rleUlQlilwn. 2. flLllPJL/).Yig.llJ'.cli.o'..S.: Encou"ge ,.b.bililatlon of .ginS retAil .,. .... 10 keel' them economically healthy. 3. £.merom 16: &fek innovative ways to apply the splril of currenl COOts..and ordinances. Assist and encourage developers in: fiodinE, ways to re-5:0re-wse buildings to 'Userulness. 4. EnyjrQomemal ResQurces PQ1kx-li: Mcasure5 ~o ks:sen rilt to human life and propony ,hould focus upon Idenlified area< of P"I'ul'lioo ro"",walion and keyed to areas of greatest natural hazard and are", of kno.'n or su.peeted MIlKlural bazard. By aHowing floor area bonuses for both s.eismic and hi5lOftc presuvatioo, p_rh-alt preservation of downtown building' will be encournged. Thl\ goal, in bal~roc;" ",",weighs the addilional parking deHeil created through the ptoposW modifooaliol\l. ENVIRONMENTAL A.S.S.ESS.MENI The pr~ text change' \Viii not ha ... 'e a significant .mpaci on the physll'lll enYironmel1t. An environmental assessment recommending adoption of a n.egali\·e dtclahllion is .altac~d. ~:\pc.lr\C~,~1 5120/94 8 ,:' ""~_:.-,.:t.-., I. The proposed Z<lning Ordin:>.nce I." amendments would creale no significanl adverse environmental effects, in thai effects related to a project will be identified upon applicalion and mitigated through the review and approval pr=.s; and 2. ·The proPosed Z<lning Ordinanoe text amendments are oo",i!lent witl1 PoUcits 2 and 5 (JIuf Programs 6, JOb, 1/, and 16 a/the Urban Design Eltm'ni a.nd Policy No/ the EfJvirolUnenlal Resourcts Element. RECOMMBNDATION Staff r"",mmend, thai the Planning Commission recommend thai the City Couocil: I, Approve' the negati'.'e de.claration; and 2. Adopt the attached ordinan.ce allowing seismic and historic preservation floor area incentives to be combined, with the foHowing amendment building mooificalkms must conform to the S~retary of the Interior's S1mJJJD.rdr (or BthabWrariQlLQliJLGuidtlbtfJ (or R(hahj4'taIin2 H;rwric Bufft!jnu (36 CFR 67, Historic Preservation Ct:rtifk.ations). R .. peclfully submilte<i, ROBERT SCHUBERT Contract Planner ~--;e.-/d-u4 KENNETH R. SCHRBIBER ;/ Director of Planning and Community Environment 'l1Mf-'dl(J~yl&,<- NANCY MADDOX LYTLE Chief Planning Official 7.oning Ad m ini.!tratm 5/20/94 P:'IX"Sl"\~,PC$ 9 '-., Attachments: Table I: /nfofmation Regarding tbe 9 buildings Draft oro Inanee Environmental AsseMtlleut 'City CoullOiI Staff Report dale<! 21171~ meeling E,ctrpt miU"les from 2122194 City Council mf<ting ""cerpl minutes from 316186 Planning Commiss ion mf<lin8 Excerpt minutes from 5115186 and 5/19186 City Council meetings Articles from Transferrable Developmenl Rights Programs by APA 2118/94 letter from Premier Properties 3191~ letter from DeWilt DUlbarn, Karen Anderson and Anne Piascik S14/~ letter from Rk:hard S. StullZ 5113194 letler from Kale Abbe 51l7/~ leller from Roy D. Ola Photographs of the 9 Buildings ~: Architectural Re,view Board Hisloric Resources Board Chop Keenan, Palo Alio Thealle Corp., 700 Emerson St., Palo Allo CA 9430/ \ \ Lind<! Ludden Poncini, Carlasco & Assochtes, 120 Hamillon Avenue, Palo Alto CA 94301 Wayne Mclntre Swan, 240 Kellog Ave., Palo Allo CA 94301 Andrew Gross, 430 South 4th Street, San Jose CA 95112 DeWilt Durham, 393 Maci,ne, Palo Aho CA Karen Anderson 252 Everett A venue, Palo A Ito CA Anne Pisascik, 2301 Oberlin Streel, Palo Alto CA Richard S. Stultz, 425 Fulton Sileet, Palo Aho CA ~301 Kale Abbe, 211 l.a OIl"'!> Way, Woodside CA 94062 Roy D. ala, 670 San Anlonio Road #25. Palo Alto CA 94306 5/2D/94 lD :",('-." . ,0',." •• , "'.":--:;"':'::;;':.' .,,-,- " " ::::" . ,,-;,~ ,'~·\H '1 ' .• p ttttlli,m,.I1:~~ ,t!."m.~~n!.tJt~~p'p!~~,~ 'X'abl.." 1: '::::n:t'o~t1oh For Each of tb.'9 attild.inqa t(JIOCU:CUUl":.1.l'It.C> J"lICf'UliCS ImICIt AJtt flQTII UI~!,C "':ta:«l' I, t~. ~ ::: Mit) "':;(Que c;A!(OOItr 1 ~ •••••• -. -•••• _ •• -0 •••• -_r ••••••• _---••••••• 4 •••••••• _. __ .0 •••••• _ ••• _ ••••••••• _ .r ••••••••• __ " .......... _ ••••••••••• __ ............... 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',tm: ,zo·(,~·011 lJl lIo-.r co-:; ;:.4(.0 ~'l'u::l: ~.4s.ti 'for,l,.l.1I ~rot(>nt'''1 U11d('~ ~PMo<:'d loni",,: t(,,,t 6fnc<rdnetY: "'1'11<::-' would '~lO\o' FAA O!kCC"pt;OO"tt tor 'Cl,.,!c r"lIlIbitltlltlon of h~"\""lc p~(',;('rVM;OfI ~O ~ .od~tjv(' ~~.OOO ,;M~ 'ncrI'IISC' Of 5CX 0' cxistlr'\g but\<:1if'9, ..nlt:~er is 9r..,.t~r'. All pr-t:v:"rty hll~ IJ!It il;(>d one 'AR (')(c(>ptlon Qr II.'S bfC'lll $(,iSllllcotly rl'trofltt~. so potentIal r'\('\f'i(M!rC' footO'JC WOUld be lim. tC'd' :0 ~ rAR .ekC~pt ion. B' p!'"OI)Cny l';(tt'ed .. 3.0 to 1 tAR, so t'l'tC'prloro provllil{on~ art' not oppllt.bll'_ C" !'IC'II I:quarl' footsse Is t 1",1 ted by a lIII)(illUll f,iR of l_O to 1 In t~~ CO'C. D-nl'lI 't'lV~r(' footll\:(' i$ timit(>d by 1'1 "" .. .o;ilOUft FAit Qf 2.0 to , In tho CO'S. c: \COHC'H\r t,<>:I'I>N~.1I0/l' Z.~ .. '1.627 ' .... n.L:s3 " :;$,~ S.~ ~6-.60' Z.~A '."" 3.1~ c:: "'.COO I.SOO A. _.3>$ , .coo i;t.4t'Z :S.46l 0 4.Q~ :n,l..e ltt'vise<1 l/3Ctw i':c,: - l' , t: ~ ... • ;:.~..; r L ! " , , !'" ,:~ ~'CL1n'Ji~'Tr2~:'-~~T-;"-';" -'C'''' -::.C""~·:;::;; ';m~,,(,C1':::'~'):':''''''''''' '7"""',''"';'"'' . 'N' ',i.;;'. , ... /.- F J;: !~i i' ~ :" r .. l ~ 'k • !-, ;:: ):;;~fif:~;~:mmmm f, , (i; ;;) ~-: !:: " ~' ~ 11 , ' • • .~ •• W" ...... ,' February 11, 1994 THE HONORABLE CITY COUNCIL Palo IIltoi cdifornia REVISIOlIS TO THE CITY'S OOIflITOWll REGULJo."ION GOVERNING llICEtlTIVES FOR SEISMIC UPGRADES I\l!O HISTORIC PRESERVATION OF EXISTING BUILDINos Henbers of th~ Council; This report c\)ncerns .a req\\est {C"~ City Council direction to initi~te a zoning text ar.end~ent to the City's downtown regul.ations to allow incentives tor sei8~ic upgrade oRnd historic preservation to be coJiliined tor thODQ ntructureo falling within Catt90ries I & II for e&lapic uP9rade and C~to90ries 1 and 2 for historic pr.oservat~oTI. lIillGROUllP In August 1986, tho city odopted 0 co~pr.hen9iv& set of 20ning regulations qov&rninq co~erclal U6es ~nd'physical development patterns for the downtown. ,The regulations were intended to substantially curtail ".jot' Mil develop1aent occurring within ttoe downtovn area that had b£';en clriven by the 1980's proliferation of corm.arcial financlnq. In addition 'to restricting new develop~ont, the regulations eddre~ded' ground floor retail uses and Msociated ped.std.n actlv1ty/ building eei.»ic upgrade requirements; And historic preservation. A fundamental goal of the regulations \laos to discour..ag8 new develop:>tenti thereby not increasing the substantial existing pAr~ing defioit evidenced in the downtown. A total new additional square footage cap of 300,000 was establIshed, with a 235~OOO sq~are foot threshold that requires City Council review ot the l:'e.gulations onCE! ,that nu~r had boan reAched (Policy 6c. Comprehensive Plan Transportation Element). To d~te, approximately 46,000 new squaro feet have been added in the downtown area since the adoption of the :t'egl.lllltions~ CHR:157:94 i' Retention of existing structures was an IJllportant aspect of the regulations, in orc:1er to preserve the scale j character and proportion of the downtown and for historic preservation! aesthetic purposes. To provide incent! ves to prope'rty o .... nars of buildings in need of sei8rnic or historic upgrade, th~ rogulations were crafted to allow a 25 percent increase in tloor area in conjunction with either a seismic upgrade (for Seisn1c Catoqory I & II buildings) or the historic proservation of Catc90ry 1 or 2 structures. 8ui'ldings that tall into both categories, or .... hich there are nine total in the downtown area, Cfllnnot take .advant~qe of both provisions in the regulations by incre~sing existing floor area more than 25 percent; i.e., the allowance is not additive. Chop Keenan, owner of the Varsity 'rheater located at 456 UniveJ:'slty Avenue, has written a letter to tho City pr0posintJ to convert the existing theater into a high sales volu~e, 2-) atory bookstore with an attendant cAppucino/espresso bar. ISe~ enclosecl February 15, 1994 letter of request.) The 'Owner advli-ed city stl'llff that the existing theater lease is up for rcno .... ·at, and that the cun'ent theater operator cannot afford tho high cost ot rehabilitatlnq the existing structure, which is in diro need of repairs. Nat~onwide, Bingle screen the~tor operators hav& found it increasingly difficult to coropete with nulti-screen theat~r complexes. Theat".er operators lack control ov.er induntry distribution of first run movies, operating costs hAV.e rison, and consumer preferences for the 9reate-r choiCE) available in Dultl screen theater complexes have r~sulted in the demise Of single screen theaters across the country. The owner desires t.-o seismically upgrade the building, and restore the historic facade on the front of the structure and within the cohulmed arcade area",; Mr. Keenan estimates that the totel cost of sC!i~J)!e ~nd historic upgrade will be approximately $2,200,000. The rear of the building would be expanded slightly tor ottice use. Major reconstruction would occur within the interior of the eXisting-. theater area, where two or t,hree floors would ba constructed to accommodate'the bookstore. The ownet' plans to rehab! Utate th.e structure to national historic upgrade standards, thereby p'ennitting reversion to theater use} should ther(! be a future desire to do so. With the exception of a proposed addition to the rear, the building envelope would remain essentially unchanged; Le" the increased floor are would be accou\.modated within the existing building volume. NeW gross square -footage not exceeding 7,480 square feet wo\tld be possible if the 25 percent bonus incentive for seismic upqrade was combined with the 25 percent bonus for historic preservation. The request is for an additional 3700 square feet~ The o~nor was advised by staff that a Planned Community (PC) ol'dinanco process CMR:157:94 ~.-:--- i I· I I I i I I .. ~ .• i\ page 3 was one available mechanism for gaining additional entitlement or tllat a zoning te.xt amendment wou,J.d be necessary. In discussions with Mr.' K&enan l it was clear that a PC zone would not he pursued. While the "public benef.it lj aspects of the combined seismic upgrade and historic preservation of the huilding were consider;d sUffioient for a positive staff recommendation, Mr. Keenan was still unwillng to pursue the PC. He has il1stead requested a zoning text amendMent to offer hoth the seismic and historic bonuses to be utilized. Staff advised the applicant that under the coda only the City councilor Planning Commission can initiate a text amendment. In considering the policy implications of Mr. xeenan's request, staff offers the following. 1. The intent of the downtown regulations vas to preserve and upgrade buildings of historic significance, and to prevent widespread demolitivn and redevelopment of the downtown I maintaining its traditional scale and character. Incentives wer~ put in place to seismically upgrade exiGting structures. The proposal includes aeismic upgrade, historic preservation, no incr-sase in building height, and only minor expansion 011 the non-historic rear facade. A comparable expansion to the rear was approved by the Historic Resources Board (MRS) and the Architectural Review Bo.~d (ARB) approximately six years AgO; but the project was considered economically infeasible by the owner and did not proceed. Since that tim2, the HRB and city Council have adopted the National Historic Standards of historic rehabilitation. The owner had aqre~d to comply with all of those standards in the renovation of the building. RRB and ARB review of the project is required. 2. Conversion of one permitted use to another within the CD-C zoning district is non-discretionary under the downtown regulations. Both theaters and bookstores, as wall as coffee shops, are permissible uses Yithin the district. J. Concern with "intensification" of uses in the downtown was expressed frequently throughout the discussions on the downtown regulations in the 1980's. 't>lhile never defined, Ifintensificationl~ was most often expressed in qtilneralized terms of increased parking naeds. Although a Ublended lr parking rate is applied to the downtown a~e& re9ardl~ss of use, standard ordinance parking requirements for the Varsity Theater would be nearly twice that required for the propos ad bookstore/cappucino bar. . CMR.157:94 /' ',' , 1 ; I I I • , ! i : ". .-.";'l:; . .-~: '~---~(i~;;-; ~.'" ':,'".. .\1'_;' -. . -< ~-'. ~, . Pag8 4 4. The economics of continued thaater operation are tenuous. Attendance ratsB at single. theaters is generally going do·~ward. Historic rehabilitation and seismic upgrade costs of the-building ar.e quite high, regardless of its re~use potential. At present, revenues to the city from the eXisting use are minimal, as there is no entertainment tax in Palo Alto. The proposed bookstore is anticipated hy the building own~r to achieve $20 t OOO,OOO in annual sales once it becomes fully operational, which could r.esult in as much as $200,000 in additional retail sales tax to Palo Alto. $. A zoning text amendment that would allow the applicant to tske advantag0 of both seismic upgrade and historic preservation incentives would technically be applicable to other properties taIling within those categories. There are currently 9 structures which meet both the seismic and historic classification. An attached memo fro~ the city's Planning OQpartment indicates the status of those buildingsj four have bean upgraded using one of th~ bonuses; one is An eXisting church, and one is in residential use. It appears unlikely that any of the other 9 structures could expand substantially and still meet criteria for historic presarvation. This raises the policy issue of whether the text change, without some stipulation to the contrary, would encourage !SO percent enlargements to historic structures that could be in conflict with the lIational Historic Standards and city policy. If the code amendment is pursued, it i8 recommended tha'i: laYlguage be incorporated stating that. building expansions not in keeping with applicable historic preservation standards be prohibited. In relation to the total amount of development in the downtown, the effect of the text change is anticipated to be minor. While regrE:tting the loss of the theater due to market conaiderations, staff supports the applicant's proposal. We believe the conversion will be a positive d~wntown addition, and in a location where--inCre'8!led pedestrian activity associated with a bookstore and cappucino bar "'ill be welcome. Impact on Pl~nniDq Sta~JUt~ The Comprehensive Plan update severely limits the amount of staff time available for City-initiated assiqnments such as amendment of the Zoning Ordinance. For larger development 'applications, council has authorized use of contract planners and has established a full cost recovery fee schedule. As a development Cl!R:157:94 • I I , I· ! \ . Page 5 application, ~ Vnrsity Theater developNent application would be a tull cost rocovary application .nd assigned to a contract planner~ It the Council direct. staff to draft and process the zoning t~xt ~~en~ents request6d by Hr. Keenan, processing will ot ,nQCBP9ity a~an the use of ~ contract planner. Mr. Keenan has agreed to treat his requost 'as a tull cost recovery application and prov.ldc tho tllnds necessary tor the contract planner. I\~CQI\l(EI!J)MIQII Direot etat! to prepare the appropriate text amendm~nts and reter toth. P1A~nlnq Coa.iosion and Historic Resources Board consideration of 'apprcprlli1te text ltraendrnents to allow both s.(jllJ~.'c and historic pro50rv~tion square footage incentives to apply In tii6 dovnto'oo'n. Tho reforral is recoIr,!Ilended by staff with the understanding that K,', Keenan w111 provida th .. funding necQ9's.I3II'ty to procc-sB this r€!quest as II full cost recovery application, Rezpocttully sUb~itted, ~(J~ .. ~, / C}>J\OL JAllS7~ lio!!l1l11"ger, Econo'!2lli~, Re'sour-CDS PlanJlinq ~~OJNY Assistant City Manager 1!.~;f~ KENNETH R, SCllREIDER 14- Director of Planning and Community Environment Attachments: Me~orandum from Planning Department LettQr from keenan Lond Compony CMR: 157 :94 , ~ , , · . Excerpt Hinutea ~ 2/22/94 City council He.tlnq REPORTS OF.2ITl.QJ.M& 11. Revisions to the OO'lmtown Reqlll~tlonB R,(HJarding Incentives for Seismic Upgrade and Historic Pre5ervat1~n Economic Resources Planning M.rt;nager Carol Jllns~n said statt 'Wl!lS asking for Council direction, but no form~l action would be taken~ Tne amendments would go throuqh the Planninq COnRlssion and return to the city council for final apfroval. It vould psr .. it th~ 25 percent bonus incentive permlo'9: bIG: tot' historic p~·(Jser,v3.tion and for seislIlic upgl"ade:s. It would p9l'~lt a proposal before the City, which was not • for".l application, to a11o ... th& Varsity Theater conversion to a bookstore 'WIth 50lte addltion~2 stfuare tootage beyond that nor"ally permissible. E!9ht other buildinqs could also take advantage of 'it,~ Vice Mayor simitian asked whether there vas sO~e othor requirement that was fot"eqone by allo'Wing additional SpllC~. Ms'. Jansen said it became ~xernpt cnteqories for .!lny other ·requirements, e. 9., providing add! tional parking. The exempt categories would be for historic and seis~ic upgrades. Vice Mayor Sirnitian asked 'What other examples be~ides parking !!light not be required. Ms. Jansen s~id parking was the only ex~~pt category. 02/22(94 12-209 \ " Faith eell, 536 Emerson Street, Bellis Book Store, applauded Chop. Ke.enan's-efforts t'o renovate the Varsity Theator building, but she had concerns that the expansion of the fl<:lor space in one bu11dl11g should iead to an alteration ot the City~s zoning ordinance. When the council allowed amendments to zoninC} ordinances that created :massive single-story structures, it not only enco\lraged super stores but also discQuraged the independents who made palo Alto unique. The ordinances were designed to pt'otect the city fron overexpansion. The proposal did not consider the timo of day the parking would be needed. Downtown Palo Alto currently had eight healthy bookstores, ano. she hoped that a way could bG round to give new life to the Varsity Theater without detracting from the lives of those who lived and worked in its environment. Lynn Chiapella, 6:31 Colorado Avenue, said frequently when t.here was a zone change, something that 'Was destined to be one thing turned into something else. Council Member Fazzino asked for clarification from staff on the proposal. Director of Planning and Community Environment Ken Schreiber said the proposal was a modification of the zoning ordin~nce to allow a small number of buildings thnt .. ere eli9;,01e to cur:rently use either a seismic or historic upgrade square foot bonus. There ~as nothing in the amendment that referred to u~e. Hr. :Keenan had brought forward the request I based on his desire to reuso the Varsity Theater building, to house a bookstore. There was nothing in front of the council that evening that would li,mit the reuse to a hooks-tore. Council Member Fazzino asked why the staff enthusiastically supported the proposal. Ms. Jansen said the proposal had merit because it would accomplish two goals of the City: historic preservation and seismic upgrade. The use was permissible within ground floor retail, i. 0-., a restaurant or other uses but not an office. It vas an appropriat~ retail use in the downtown environment, and there 'Were many other appropriate ret.ail uses the building could be used for if-the amendment were approved. Council Member Fazzino clarified the buildlng could not be used for offices. Ms. Jansen said that was correct. MOTION: Council Member Fazzino moved, seconded by Wheeler, to direct staff to prepare the appropriate text amendments and refer to the Planning Commission and Historic Resources Board consider ation of appropriate text amendments to allow both seisroic and historic preservation square footage incentives to apply in tho d9wntown. The referral is recommended with th~ understanding that Chop Keenan '''ill provide the funding necessary to process this request as a full cost recovery application. 02/22/94 72-210 I I (' I'"~ .!I' .. council }lember Fazzino said the proposal would pre~erve an invaluable historic structure in its original form and provided seislnic improvements. If the use of the site were a major boo}(f;tore, it would be a tremendous addition to Downtown Palo Alto and would not interfere with any of the other bookstores in the area. Th.at corner of University Avenue needed a strong anchor. He believed a larqe bookstore/coftee house at that site 'Was needed and hoped Mr~ Keenan would move forwat'd with the proposal. There would also b. plenty of available parking unused parking in the evenings and on the weekonds in the Cowper/Webster Garage. He encouraged the Council to support the proposal. Council Hember Rosenbaum asked whether parking requirements would be waived for the proposal. Hr. Schreiber said the zoning ordinance already provided to,' seismic upgrade and for the historic preservation bonuses that there was no parkinq requirement for the additional square footage. Presently, the Varsity Theater site could use one of the bonuses under the zoning ordinance, The concept put for~'ard was to use both bonuses and not provide parking for either one of tILe bonuses. Council Mel!lber Rosenbaun; clarified Mr. Keenan would receive approximately 3 /700 additional square rootage without the parking rlP.quiremcnt. Mr. Schreiber said that was correct. Council Member Rosenhaum said the purpose of both the historical and seismic upqrada bonus was to reco-gnize that there were costs involv~d in those upgrades, and the upgrades were in the public's interest to be done. The costs were additive j and he did not believe it was unreasonable to provide the 5Q percellt bonus if the property awner planned to do both of the upgrades. He believed it was a re~sonable proposal. Council Hell,ber SCl1neider supported the comment regarding the size of businesses in' the Downtown and did not support large guaranteed mediocre. businesses in the Downtown. She supported the proposal and 'Was hopeful the project would be the beginning of a new vitality of ,the Downtown an~ would attract other boJsinesses to that area. Council Member McCown said the proposal would be referred to the Planning Commission arid Architectural Review Board (ARB), and she was open to the proposal but would withhold her enthusiasm until she heard the comments from the Planning Commission and the ARB. There were good policy reasons for the way the requirements were done previously, but she was open to the likely possibility those policy reasons were different many years later. council Member Hheeler said recently the Council determined that p"reserving histor ie buildings Downtown should be encouraged and directed staff to make it happen as simply as possible. The staff then presented the council with a Planned Community (PC) applica tion. There was nothing more discouraging to an applicant .... lho was 02/22/94 ~ ............ ".'."'.' ,;,":,',",'}' ~ ;.\ tryin9 to do the righ.t thing by histor ic proservation than to make' hill/her go through the PC process. The City could aChieve two public b-anaCit goals of sei&:mic grading and historic preservation in a 'flay ~ha.t was more rafional them the PC process. She wlinted to hear whether the Planning Commission and the ARB believed the 12echonh. co~ld be used to encourage the preservation of some special buildin9~. The site was one of only ';010 buildings in the Downtown that was in the City's highest historic category. Vice Mayor Si~itian supported the motion but clarified his support of "the !!lotion did tlot have Atlything to do with a particula,L' use, building, or ~pplicftnt. He had been asked to make a decision about a referral that dealt with t~xt amendments which were generic in for .. and would apply to other similar projects. He did not have any expectations which were specific to the applicant, building , or the U~Q. He baliElved it an applicant were entitled to a 25 percent boWJ8 for 'doin9 onE! thing and a 25 percent bonus for doing so".thl"'J else, the applicant should be entitled to 50 percent. He wanted to' know tha policy rational at the time, .if any, and whether the policios still applied or whether it was a matter of inadvertence. Mayor ){nlss looked forw"rd to the COTru"llents from the Planning CQ~i6&ion and the ARB. t(OXXo}l }?',-eSED 9-~ • . '. . , Hr. UQ.tl'ugl surr bu a pf"Opo14l (oa .. I""'t • .l, 70",) ru;dl, II th:t I-att Mit I..,. tll, plUl\!t..a C(lMlul<>'l .~ .. w (I)f C(>Mfal' hn the (bJt~ hU41G&. O(U(111 +II uH1lhu tt«l tbt n~r uu ntlo for .. tt.l.e. n. hU that 'tl"f'Uoc., ~d No 'rut d,Jltf.c.olt to NUUh'. (',UtlID ~1ld!Q'5 lJ'O'\I..l1t fIoOt 10:." tIl7 tlOOl' UtU, ot!'tUI lo"OUld, a» oahu-ptojtcU <'Oul4 I:hb t .... 1 ..... u 1o .. 1e.c llOOT UN tOT ulu.te Ub.f~rcl~ -.b.r..\I, i._, hu, tbt, '""tot ~t. On tM othtr bud, he hit it • YOTf'liI, jwl d the ~1t7 t9 olln hctoltvu lor n:haie turoUtU., .~ tb.relou. ud' hu n. loU<nrl;1l.& propoaal. n-.. eoo:t'4l-'t 11 b .. lull,. tM lQUwbtl thn tM .~S'Uu.Uo>o or the iatnu ... \fIo:i'"j14 '1'1'1,. 10 ':11 Sli .. loe ONiC'AIIU CltelQrtu l~ 2' Ot-1 ~ll4.('IIl 001:11,. JtI tbot 00 "III flu, t.ot\ta ~b .. \~ld"n& \1(10.14, b+ ,ltUIN • J'tr.I.c tot '~Inle e:rdlc.a:~ 'th. iC('"tlva ",\\o\!,].dI \., ON u:paaloJoa pH Iitt. ~(c'b ~I.!U p.!nlt • • ul.vq of dttAr lSI l(\.tf .... Ic H«>r atu. C>f J,m a\t.fI. Qf Hoor art .. , W,{thll"'-u h leu, 4llMoyt IN ... uhUl rA.~. othuvJu penoUte" l<lr oO'QruUecUIl d't""lo,*ul. "'e ate t.lld.t!8 • 'boll I 1:00'01 PAh tbat are ~,",TUJlt1" rt(-OMM:hd 'by tht phMfn,s ecNtuioIl. n.e u:~u1o.l11 lOT" oehllltc trcoUld ahlll W uU,Hed trOll pn\:1II.!1; u.qu1UalQt., Sf t'h. ISU .... u.. It:.utN vtthJ'Q th'" uuna.ent dhlrlct~ Th~ eO:l,Huo:u .,l th .. hc-uthoe ~r(of-Jnl YOcl1t be that u.o' b.:IlIdta& .. "11 urllld hroD:i • .}jl rAA hi t'ht -propoltd CiX': (O:lt, 'I.'bloe). h t~tf (:ore of t~.;I: dGViltVlo"il u~., (II • 1:1 yAA 1tl the ('"$, Thill CDC h UIlt.U .. U,. tra (uneQt ce, ud thf. ere J.a the WUtot CS, 03/06/66 -.- ThU It vny t.porU~t. The hcnUvu th.u n .. ff Ui: I'tv,p.otil'lS wllld ot9'J!lt ..-UMo. the p:oJ,ct .ue ll11lt. (or lot.t novr uu .Mtd 0'11 tha lit •• Dot JUlt tM hUllt(n HuH. ~ • OCI.~tlU \uh. The lucn.tlu would .110 (C\lot wllhlo the l.!oO,O()O 'i.Ct. Ih.lt Oft ooorul4eQ'tld dnelOl'8ut, whlcb hu WUI u~-to~"4, Oldn.all; CUlleo.! n....n.II Y<>\I,· I tI .... e olQr.il .. 1I1Ue ruurc::h too, u.<1 (0\1C4 Ibert Ire 0<'111 I'lht \;'J.llU'D.I' 00 lb.. "I .. i~.uy buuolou li.t tbat Ite ~.OOO ,q,ft. 5M JUSH. MUru: lilt. helothe to tbou IIondtT 9,000 •• G4 "111 of lMort .u "err Iun lNUdi~. -"OOO~ 2,000 -w t~t INt MO'./d or .IQ.late t~U't aM tht Uhllhood or ttl )dc.a ~~~N h I liUh ~o.t.ut1'P'llM\1t, Thut otbtT o.le.e ~UJhl. (olll<f, How'blr. .~ 'IIO)W'" _ b, ademull,. IIptrded Jt IlYen u ICKtoth.... J. td~ed N I rOlO,ph of ptople 111 tb. toullQu,," t1f de'l',lop1f:.1 buJi Ill",. , \:t.o ar .. Nrh",.t COQd<lHio.& llpttld1n8:, thl .. 0'Yll ul,dwUr Mutdoo.:.l t-uUU~I. to IU two; .uc:~ of an ine-rntlvl the. Id4111ow) ~<ar1: lC'<)u,t yo~1! we .hi .. be pr'l'l)l<lNl tlllt Hr. ti.t:f1I.'CI t\u o((tr~. :t ",nil to tit v1th.lo whIIt tbey CO!lddtr toO b-4 u .nU~fh. h(uHn to un,ude: Ihe bo.J!ld1q. tbe 011,. .\I'Utl~ 1 ~.v. II 111 tc,",td to 1t:t I,m ''i.lt., bcuuu r()r thue J,H&U ~Jldl~" tut ~l~ r.ol N uyt'l\ln.s In .• :Ut. For u ... plt~ lta)-JU 1,."ClJT.utll, 4_'u .. a II 21,00:) ••• ft. 1b.tt it tbl: t'ontr ('orch~ " ('.etl, .Iu, Tou ClI:! .~ tlut 1,300 "'i. ft. I'ptU4 .oUt I ~1.<-"''\{l '1.h. t:..1l41~& ,.tsl>f: ~t lin the. i/iu.::h of .0 1ncnthl. n.~t Sa IU hc,_H ('I!'. fh.u It one It lro-1M I.hI.1nuuy _ntI.J. llMcl! h loO,IX" _::.ft. That it I. CM'b!G.$tJC"tl or l .note CrOllt. -"JWI"btr.. hllr 1:.:1 XiIllul Sp.c.r.e, AJ,aln, l,m '!I.ft • .,rud oou: Ibcu.. ttnl .tol-", OQe l!o.JlldJ.c!, .llI.bt ~t t-e aufflclalt. It i~ • l .... tory hHollra end &.1)1 not be IS ~n~rclo'J' .. , l-&toty t."U4 tr.l , -' ~·ld IIkt 10 ~It Irc:I 1:1 !.lJo·. (.~klIl .. I¢OH' a~~t tllt-l,Y .. ) Il.ll. 'i~.,. 1o'OU1d c<ne \f1thlo. .ll, proJtet Udt, which Y,):4~ t.. • [('lui (lor H,OOO .. q.ft., 10 21,O<Xl 1I~.ft. could "$~ ~p to H.{'II)O, Nt tht,. wull! Mt~ uMU ~.~.qw.tter~ rb.n V,)lJ\4 w ~.COO .~,f" C~i .. JoMr HC:~= U .. lol that ... '" lIuplt, U )VlI Mi 1M »,000 aq.1t. &:iUdi1l.8, "Mch cooll! .!d l,m .~.JI. wO~tt 11'1. luff PNPoON1, .... I u!t'!lrltud it, .. tl.:l I,m 'q.Ct, of th. H,Y'N would w e:leapt f~ J:,,t;r\:itll. but ",)-li rt"[r>~tf «t tht 15,6.:") "" ... u b .. ve-to ~oaplJ vlth tb. r>u"tIGI "ef1lllrutnt •• Ht. tl'RH't1I",!!1 Th4t 111 cone.-::t. CoQUIiuJo'CIu· Oirltt4Hl,UO' .t.Jt ,.0'.1 Ht ah-) ~rni'th., tM1I fr»> t~ ll,Q(lt I:N rlllo, Ol&Jma~ Q.allenl .hlu tht 1,m. c.,.,.a.luloQtr Qlrlltttt'tul Th.u 11 !lot tlnr lrot! tht.t. a<I &illAta.s .iili .~4 lbov. tla ;Ill. IQ you UI IUlI$lU.I\& t1:n fro. tM 111. ~l .. lo%ttt Kc~: !b.at h Ib.e J~U·ilUH. n" ltoteutiu tMt )'9U .re lett1ng: .0N~hlo.a !tOr", n,.I'l ~t the l'It;ll '0011::.& or4J4too(t WoUld ... Uo .... lir, ZiAleno:"DI The httaUve.t 1~.na'JO (""'-n tI.Iiott 11 PiO~lag) woul~ ooly be 1,500 Iq,ft. It \It.u14 dthoer l-e Ht t1f the t1J:IUng floor nea, or l~500 'i,h., lthi(~ .... ver II Itll. CoIuilliol'lu OlrhtuleDi he:,oo ne .. UovJIIl ~he b\llldJn, to .e.rp.4.Qd It 3tl. Wr. U •• n .... !ll No~ tb.l.t JI lilly 'Itt ur h the C~~lll~1 IMI )'<I"~ could not 10 Maher thall 311. H lbot build I\\! Wt ... curreutl, It 311 IN ehol. to Ulldllrt~lr.e .. <on ululc utfcHttln,c, thtlo inceo.tlv-e tlut: ltaft :I .. pTOp¢ .. hS ~1I.1d t(J1 be aFjlllrlbb. Cull'll"!); Co.iIl'1I1 I lui thM tht 1ncealiv. 11 10od. Hy ool~ qU68UCIl it lrtIoet'hU tb-« J,5oo Iq;.h. h ellO~h ~vrll31e "O().~ to .ety.uy Il~d .. &::I ICOIlC'al¢ 1l1ua.lhe J.o then tilt Jar,e buil<l'QlI. o.ln1l1lU1t" Mlnht !en II't dOIHl an)' .~lYlJa t~at JucUcatU wt1etb,tI;',' H &11 thul wlldJ~. vue bdlt out to thtlr .... xa~ aUovanc .. , vhtt N.Uruk IJSU1'e 1t't a!:e u1.)c1Q& .~t1 W1'. Z~rw.e91 1Mt 'W1I han iIIIOt dor.. .u ,et. Staff ttwt be O:r& tMI neo.Mll4.lUon, :If Ud01'lN by co-.l .. ioi1~ b tr.uaJtud to c.o~'1cn.. lnund:. to do the pllt1lllll8 Co..lIdclloll' Klrt'hl !loy .. , C.t"Sllry 1,2 aad .) buJldlu.s1 do VI!: bUI. do 101.1 know clf ha,a.H 01.111110 ~lel1t I or..1y dJd ClUlcrlu 1 ud 2, bo.lt 1 dld Ul,eullte tt if Ivny eJll&le ou of the buJHJt\4., ille1l.1dina the very, yery lull QtleI, 1111'11 to .dct 23:1. Ite ycwd be .dding 57~OOO Iq.ft. to thll dO"'tIto'lm Uti!. ibn, hOIl" .... u. rolll,d hAve to eMIt in UDder the eap • .£oII:dUJoner Iilu'hl hue IlKIther eved DOoU bule qceatioD. Is the Idclitioll of Iql.llre feet I1lce .. I1")· 101' t~"" leillie upsU<!iot ttlt1t. ot" h the ac!cl1Ucllul '~l1'e loohse .. hpl,. '~<lare foot.ee that 8et"YCil ali aD 1Qeelltin an-:! CAll. later t-e u.ed u c.o~t"c1al .r~WI~ £oIlUI" ~t". Sclu"elber-: It 10 t'l'le lutu -pJre1y In lQctOothe. All uuph: if tbe Dtelln Olks 8uUdltA;. It h,'I rtee.h~ II lot (}I Co)~pl1rwote on the wl.y it hl.s !>uc:. tl9'8,u.:tt<3 and 1'l!u<lred in an aurauJve way. lIJtMtI that ehell. the .t1hlc. 1N1k Cud thts eou.1d be the can in NtI)" older b..!!1d11'l.8'> ruulted In cot:lditJolI.l ~c:h 1M to t.U:t'l,l. Ollt UOOti u..j r .. n,l1.ah" ,~c:e. One .cHUlo~l floo:r 'IfU .added "HMo that butldh, dllric,!. the ull_lc lIP8tl;de r~lItor4U6V. proJGct. H'!~ of Ib.a older b-JU<linga h .... e .'buot1l.11y h.I.sh ll0-0r t(} e.t111Q1 dlltan~ .. , by tOo5ay', .tlulduJa, 80 '00 un .ahift thinge ,1'oo..m4. It h PlJuly .a.a IIlC"hthe. Hany (If tbuo blIJldtns' c.culd 211 u~Hded Idthoot Id~111.8 '<!.u.tl'oe fO(lt~le. wt t'llf;re _1e .!.oih& to tf!: a aLlb,tllltW CO!lt. , C«!oa{ealone:r O'Ir1UtllU41 10' 9,000 ''i.ft. butJdilt1.8~ ,Oil eol114 IIOt add • vMh floor. Hr. Sc~lberl rul dCl-lle 'Cot 10 that f.r. I .. utlt\.& De-:'ker Oak, .. , aD e .... ple (If what c:..o be done V1thla tta exlltltl8 theU. 't0l.l cO)'Jld ~::d a half floor, lor-uuple. or toMthlna :1A a _uunhe type oi .rrln.a.uetlt. .Ia. un,. of then old bull~J~ •• wdei'taJdll& the IdlllJC vod. Ja 1(1 dtlrpl.lt1ve lntenuUy that nphe:1n.t: flO<lu or addJn.t H.1uo1u .. 1a prcctJe.a1, &lld th&, .. haie wri:; 11 p.Nb.abl), 8Ct101 to ItUtI th4t the teuantl have to be Oi.It 411,..."", C-.alTUllI CuUall: the Dt:laao. bu1ld14&: I-l~ adeled ...... 11 4a!N.Qt of IIqU&I:e fOOUSQ ,,"bell. :It ".. ..1nic:..U, f't-Holl.ttld. .A.oother doevelopet" tMt I td\:;ed N .aid, lith)' d<lOlt you juu piek a "I!ln. NQbody kn~ vll.e;ther it h: loina to vork .. an lnc!!:nUve-or lh'lt. yO'.:! lifo! 10Sn! to reevalullte tM .. ne1')l yur &II.)'V1Y. If people .tart 1e.t .. 1eally uP8r4'Jica thd.T buUdJt\81 t¢, ul::e thn eder, tlla iJlure th.at you pJe'ke-j 1liiY bill wor\(1.ng. If ,:It Ie VOr\r.Jllg, yOll knQIo' U. tI notoody 18 d()1q tt, then yoy knOW' it 1. 110t .u iueenUve. 'lie 'neO:d to ,ead OQ .. reeo.aad4t[on OQ tl-J..~ be':--6l.1le H II I very 6l!lriou, pt'Oblu 111 the cHy. A8 p.rt (If tlUs dO'ornto\N r.habLlit8Uol);j we "Wit hillY. IOU kiCIct of progra. It cutTellt Prolt" ... hi only II ... Uar of loettlns en eUS{lIeer' .... ~rt Oil tht buUdi:lllg. 03/0&/86 -ll- \ i I j L f 1 \ , .. .': ~'-.-" Kr. Schtelhr I 1 bn'~ • I.v ,dHt1oC/41 cOlant, ud 1 'WouLd 8;Jc,Q\lUI' the COCZIIJUf.Otll to p,n .lona lOM type cf Iiso1flc&nt lac.IlUv/JI pre&r.&a. "iII.U .,N' tbat 1(.0 do, not: ho ... what tlUIII'tItt 1.s S0int to W, &11 Ide.(lIlte ,inc«t1n. p~ tl>e ItUldp.olat of. any DIJlI'ber of tlKn atNet-ure., the, not: Slot OM), '\lbjt~t to tile utasic OrdJ~C4I bat aloo lubjlU:t to the hiltol'le ord!ulll::e. The pl"Optn,. ¢nln are toJn.!I to be bit with .. nllltt r.apld 1~2-J plmoC:h. '1ut, uQ,hr the ul .. te o~llll\.lnc. they are 8011lt to apend .. ~ not",bla uount of 8<)1J.ey u.a1yzLc.a the bulldlo.a. aad the latent eI that 11 to ~t tbe. 11::1 a precuJOUI p,aIt IOQ It1th thdr lnnunca .,n,t, 8111d _,~ vah tMU' t4Mtlte, fun tllty vUl lpeI)d .. lot "fa _MY up-,ndllll the buUd1'lll8. rr -.:I.t pT'Opotny <wuu dOl:l't "'Huh, thltt Ite yJll ~e "'hC\luJog lO:atldatory uf1,udu. So that h tbe-fJrat pu=c:b tIMt ha. bun !aaded. llle .. <:011.<1 rlU .... tM dennuOllI.r.a: 01 .u.bu,4IIthl UOIJIIU. Thhdiy, ~t (:ould wdl co. out Olt tb18 b the HiuOTloe Reaourc.e Board'.: r.~II4aUon fOlr no dMtOHUOD re,ulatloll 01 .olle of thue bitt-oric .ltoetunl. I ~u1d e:ertdnl, fed that -for MltOlrle: Itnltlurl', .load for .unic Sa IttIUU. 'Ifl! do tlNd to try lIt1d er:otovtl&e or h.f}p lloD& the proteu of ret.t.lll1o.a dud upg.radln,g ~ ben b<rllU!1.&f:. Ct:)M1uloller ~Cowl I vould aupport the coccoe-pt ~n. ..~ ulkeJ 4urif1l; the dOll'lltow atOO,. ~ma:1tue d.a,.. aool.lt 10 .evec I»re Ulblt1ou. p~Jn. of fl,..Jrlt\8 out eo 'Wa,. to Mi:e loae 'kllld oI 10'11' 1rlt.,rul 104M IvoLlhble. ItC.. The a~ concept V&8 belto.ll li'xplored of tTyi1!.l-to help peo-ple do ~.e of thll nec.uluy w;)fic. a150 «cco:Iplllh!.D.a thl purpou th.1t Hr. Sctlulber lIeotioail!<! of 'P\·uer .... 1f<,& hhtorlc:: toUo$-'OS~. I U c:-'XUolu.ble Y1th thh, hl:!c:.auu lt ..,11 c:o .. u Ifitl:l10 the tcul c::~p of the overall up.n&lon tMt w are lwjd.n,a. lor. 1 u hlIp-py to 8ive: .., 8Teate!: 10CtDUVe tc) tho~e proroerUu wbkh UtJI &ojOlS to b-e hit yith tM. ct~.-er -uClulru.enr 01 the us ... .!c oNiunc.. 11' nIl a~OII;re l¢ot"s~ that 11 l"aUable h IJIN fOf tbh p.lI'-po&e atld lt aU counts into th.at I:'.!Ixh.U3I buUcloot fIgure. lhat h IIl:11 onrall -plu.. I &.II ~OIIIfortable vlth ~11110~f CuU.Q'e SOJlsntlon that ~rhap. t1',e llUi1'Mr .hooJJd be 2,000 aq:.h. 1n.tud of 1).50(\ aq,.ft. ~l8ll1~er lI ..... hl I>o _ h.v~ other buildlllS8 h CiLU80-r-iu I, 2 ell4--rei't'O'bere In the c:1ty 't-tlltdu the dovc.t'lltn uo!o!\1 (Yo!lI) So U ve c:ole IoloP with. p-r.o(lfall tor lQuIlt1yee jo tbe dO!IDtolm .:!-r-(!., to 'What .Ittllt have-ve cOS!Ihted ol.lutlvoI.8 to u'doS taTe of th'Jole Oltl'ln-proble .. 1 Hr. Ziu:UlIIQ I [<lOtt' t ov.raH l'utrlc:t1oU! are tM fiOYl1tovn a-ru. Ihtnk tbat OD C'.Illforn1a Avt1:lol.le, the .. l'rut .. tho •• btill.! reeoaatnde-d for Hr. S<:hre1bn-: I WQ<.L]d thtu\r; that ., va pto.gre .. thrO'.lsh the dt)'Vlde nudy. thh :h &11 luue that 18 goiug to COIH! welt to the eo.u..tdoQ. We Y1U run ',u-,p '&<\la.t i!!OH of thou bulldlti.g .. 111 Oltber .ena •. CoIIoIl1 .. loner ~Uhl So thJa eould be tile-cote of I p'["Otr .. that WO\Ild tbln oUl'l.!Id ioto orhon lIr..u. Hl'. !khr-.. lbn: It could btl, bYt at thJ. point 10 U.e, it la e:n1ainly • dow-tCoIlU-orh:!lted prcgrUl. .).jat u f1<X1r "rn nUos My "'Hier algojUc:eGtly beNfie-o. dowtow and other &rNa, 1o.~o!tIt1ye 1"I"OIT&&9: .. y corro!spondlngly be grutu or lUI. (:c)ulta1CMI' KUlhl I "8TU nth Cr .... 1alloner->k.Cowu th4t tM ,oda ITe very ... eUd BIId bay.!! been thoroulMy dhc:us.!iM. The objectlvfi ot p:rcv1dh.g .011. kfnd of bru\:. 10% nhQlo::ally huar..ieoUa bulldl-nli!l hu been wll dllo::ul!llled 1n the DOlolll.tovn CoCQlttee. I u .0000eithu ull-Coaronlllblot tOI)~sht not ~uually laelD;ij: the f1gut~8. tlot knolling: hoY NDY JlIrge t>ulld1na:s 'We have, atld Yhllt those figures : ; 03/0()186 -1'2'- , r.· .. ·· ... 1 ' '" -." .I,ht (¢ou out to t.e. t 101'0,,14 Ilh to tlave ure dUll in trorlt 01 .-c l-t!Gr4. .ivlea I rlc.sl Yote of appto'td to at> .11t&d • ... nh th1l. H 1(N at. pn~'Hd to "roy!..!. u. \lith fI~ru wrote tbe propoul Ic-t.l 90. thlt wu14 ~ u(eJ1tnt. ~r. ilI.ulIIta., V<.'Olld I U~U.1l elly (:(Iol,l.:d1. it t~ «ouJ"!Q~ act, C>Q l:he plopon] 10001,bt. w t,""t u~ou.tAdnloa ",nh thtt tyS't: of dua to the CoMJ.,II(o~t~.tt" n..t h tW VII' 1 uc.4.uto-:-di Jt. 1 \louM bop.e t4Tw.1 wul lo-c;k c.buly It tMi -5.1. "I tint tUM to .... tHy tMl H hi .tiU ,. ~Mllt ... t1-4t "I Wilt to ~ .hud vUb. 1 wuld t/litJtl(Q tW (~l .. lC>Q lMI: 11 '" _;-prCY' thh. Joltll1' 00 toa1.aht -..Milo ..... n .... ~ 14UI.tt.i: .t-oot pu1d.lI.& PIOp.)ul, LQd otv puld.\l.& .tCt\I("Htf ... Ut ~ltU ... ouuthu 10 u .,t.n .ere sun.uiv, .... tr to ~r~. It'll" P4I'dll' 'hv<lorn. It ..... do Ibt., !LOt vtll k "1r.c::rutho, ~I;.t 4fthU of ~rlr:fCd 41-1(" dC>W'Ot<M1l &Cd haft tU~fIHllt,. 11"-1, vJlb that' t~ h.::rfHI t'h~ IW::IIbu of park1na. .,.<H, . VI' ~-dl CoOt ",,-;lot to "H'llte ~ of tb. b. ... le &"..t. or the '(:!tr. lIMc\ h to. fl.Ot ... k,~ th4i 4dldt wru. Ct~I.I1tt!~~. ,~ .. 'i.m tq.h:. or lb. 2.000 li.ft. ,I. kUutc4~ b U.l:1 p.ltUoS f?HH 1I'Q<J.ld Ibou lI~t ... upu .. ut1 Kr. ZI~r..lQ' J.K";' ~I! r4;11uur.1 ch, n! 2,01» wUltl "i'iiU ,ut .tl'&:. ('<'!UI"'~H ~fhUtlnt 1 t" 't'"t I.t.C:coeIona:lll4! vUh the ululc -;;.,-iIii.Vi'lb till \I t<)l [c NIHln.1l:. I." Dot ~coatott&bh .hh, t~t t.h,.~ (If h("'!'::ltlu "I:~~U ~~,t! .U\JIIICtIl of thou h.", cOllIe [O'~I""'r. J.,. 1:C'1 c(O':)vltrc .. .J. tllU it It • ....::b of III It\celltive, "Qd J ... Coot pr"t;&rd to ""rtN''t it at th,h tht. It 'lOt 8t~ &0010..&. t'O \!Oo h, 1l h l~thliD.l vt lioN! 10J~ tv h..,. t'O ..10 all ovn ttle dt7. ud 'lfUiYJ...It h.!'Or.uI:!Nl thu lelll '" t~ "Nct or w.~Htulq t'!:.l, kl~ 01 ",r",.t"" dtrwUI, I /lG v..t VUlt to t1.Ipport II lOo:1I.&bl:, uttpt la t~'" (.til vhne-thot b\) «(44 lOEnher. CtoMh.I(>:\'tt .t:/cto..-:u ">lilo:! jQ!a Yleb ~lul~r Mlrlh'. ~r;<'~1 Jt dO-f-J t"'Vf tel .... ~e:t 011 p.ar'tlrl,. to the nUlll I:!\at o~c aI lrot ;proNull 1a 10l1li dowtova .tOO:)' V'lf 'to condo.i:u: r'ht tefo.a.ut!ul(l"1I or h ai5,uUo.ul 'l(\IctIlCI ~Mch wuld •• Htu. tM o$tUdl .D'5 cJ~ .o!,Jru" .. tbn uS'tc:t of rhe d<1.l"QlO"'J .'tud.), that 'ltU hul=,a ~ UUPiJ¢iU. 'it pn.-Yl~.l,. bd tlfil-d ,,'t-oJut ID ... ~tUC>6 hi it ... «t ... hlj,h •• J,SOO .;;,ft. n.t Jut thllll • pnu ... nWCllliTI alSM .6tfrtu would W Itlll ,NvlllMi oj ap.IC'u ·I~''t (c'IIld tot "c{"lft-' 'L, Ar;WU 'rl .... l. dtnlopucat lor oU"",Ue ~J4. I lui IbtI _hct at tM. h to N'c iDto tMt ,. .. .,,,OIT • .u .aD)'. 1hl.1 Y"C'US:d N 4YdhHI tor ()H"1IIt~ pan::'h.I.u, Mii !rute.d to NUUt "hal ~r ... f u)' .llNctvn buUt 'try. tM e:ity ItOUl!I w. .1l0~ttJ Dt ."'Ilt<! to .:Mc-u. tbh .,,10.,r .. 1 _ c~f()rt.ble .yHb. J lui H h .. pproprlUI to prtf-tr cqw.re loous;e "11l1 l.sh-dl t.or Uoil P".Ul""" UIlQ *1'Ute rootl,t ~eil1.&. .d<ltd tor (.'<'-flw~Utohd prt"IU dt .... loJ.III'HI~ 1 '1/"01,114 he-poe there Jill tDOUlh fledUUc)'" 11:1 thl ,..,U,t<,I. ItI"Citor'l c~c:.;-t, It _!loci weI'! th.u 11 pDrlllt<l, t</ (-6ut Ibh 1l1nUoi:l. o,tl"ft'.. ..... £::lJ.lt..9.1 At tht wUtt. J "uud UOI.l!l.1i the I11t of uluictlJy hn.rd~. t><JUdln.sc. Alaon III 01 the. lla-ve leu tt\'n 10.000 aq.I1. fa tbu, .~ t'Mrefot1l voulil 't>t ells1bh IQ~"'Il.y tor H., h·Uu rn\h •• p'tO'V"JI!eoCh Olll,. two lTe .utolt.'CIU,U" shed Mldl",. :hi til"'" d havtlll.& t'he oX'OrtUD.!t1 to proddt their ow ~&r\:h"', n-... c-thul l<'I)uld £lot IlllJVIr, no utter ".,'ut the)! dtd with (,hou 1l}U, ... llay ua 110 ..... U. the)' 1001lJ''' be tUg.lble (or the l.p)lro S-&tUllg. So w ue 11-01: 1I<lb-$tltvUI:l8 01lt khli of use fOI atofhH. "'e H' otr..col,lu,113 the t.<.JUd I II.,!; I tMt "'lilt nee-(! ,..no(lul~ to ,(It J'CI thlre end; let it 40t)e whJle thty un lUll (n Widet Ibl «p, U.! lo'hUe thtt en .... :VI! eoae Un" of ~tUIIS Iedllty. \ , '. i I ! .' , . , I .~ . , . \\ '0.,._. ('ouJutOhH x...U\1 1'0 the nhot tNit Y't .n 'II\>U1tIJtl..ril,. th+ dty h aho .b'Qr 1r18 lhe c.ott* hUIl,e lMU J'<topli! .u cot ,(It", ~ M j:'4:r1114 (0[, thtJ,~ Itp.eu It) th. ~I\I.", .1t'U(Nre. Co_iulMier CtIrhtl!;f)trl\t It 11 Mt tbt <-It,. tlult .. ,hutbln"J: t~ COlt. To I (uuiG "ttut, ,0() nl! VOtkbl .t e:N"1I ~1"N'u. MClU.e ,OU Ire .~dl~ tb4 c~t of tl>t rttl.lco,l; 'ttv<:t"H~ ... ~f 7O'J ue '~l'uUQ,S thu out O'o'et -.,u reep!., l-H t~. F4rItSC-4 .tN(I",U i.. bei~ pdd ret '" tbue VtIT tUt 9t¢ille. 1t" $0001 'bd~ l"t<5 fol' b,. the dt,. The, an tolt.f to pl1 Jor • .J.&Ir,a U,dr ull.le reu(I(n, ~ w, or tb", «'lin hll~r 10 .• ~. C1'1t ~r 1M rl(tI~ UC\lct~re~ or til Ibt cou 01 ~1 to .. ulq 'to ,rorl~' P.HkJ~ aa.~.Ud. MOTIONI O1.IRJQ Mlt"ll 1 "I'" tt ... t \lit .~royt Ulot 'N~H~ .. lUle heuth' of 2,000 .tq:.lt. Ot UI d4llto-t..t.l 1,IJ.UI 100h .... • \0'1'4: the au:l ... ra. lII'I\1t'M"r U Jur_ 'WUh • F'U'\:J~ UU?lit.,\ (101,. tor ~M ~1 .. loC "NluU", !~tcthr" ~j !1 CI:oJalulc,,:tH H<<On. Ota.1n:.sn. Cul1ul 11 tot. t>tu IIo)Yt-,J r-A .!(o...~,.j. ~Nl _ ~ U.,. uintc ~lt(:1 to' 'he Coa~ltheul'_ t:tu u.S toO Ha or..i:lu'$l ..... I~ the pla« wbf:r. it of1,h.t.ll, VU (et.nd t"". II t~not f-oortbu dhC\l .. !~D1 (bsdaltioctr lUueh: I vUl Jl.)t IVn-'J1't I~e tJo.')tie-lo boU:4IoH I .fHi 1t1i"li~tel'lth1 fQr h.(u ... {(!, IN:: f-U'Ut"4 t,UlU hn~r. &e<l voultJ add ~ d-HllG"M\ <!nel~p;!nt p¢ttMhl (>YU el'! .~t a t.IDNl'" .altu-d,. uluttoJ l't!h:h J to:!d,fH [0 t1-~~ Malo,. ('(>l:<,d"!O'Ctl x.auhr I ".tel tQ u;}-.ulu-~~e U.-IIQ I!'-oH b...'?t lbe cit,. to\tllCn vtH l()(o\. C'utfuU, ott ft..e fo',J.~'H'. ,leu ~ ~O" :l::t Mve t~iI Nfou ~u tC'3ll~' Olaln:'!Q Mhtll II t~rot u,. otbtr dlH\lulw. ~ tM. ~tl~' ;;II-ih(ll~ In flY.)r '~7 a,t, ~P'C'nd1 )(.). n..t (\lit ... (\11 • 0\-2 "'-'(It,,', v1tb ~tall('lI-Ht Hinch ¥OUat r.? &110<1 C'.oMIH!!'>-Mt )\"-Hlttn't ~t OIdnUIi (\llltll: !.JI/t "0 hh .. ,po hn IJ, Co:!vu.lollo .of il:t-tlte\ Riirdellthl SP«f' ter ~n:hl iJu. ~al At proohw, Ibt att(>tT.tl~. ofUe. fa, U\)Ut.! ">II coccam ut ton-h 1a 13, .e.~ we "'H~ aul)'"1t4 .. NY "IU, $].5-0), and co~ude.1 thAt 11: 'WOuld pJ'tdlD~' tht dlJ rl"C1l: rnlr1ttlftl; p.eopl~ 1Q tllr wy '(btt 11 ut t<onll fa ,hi. rroC1:rd. n-... \111 \I'" or1clllally directed at rut (01Itf'o)l or,U~,.ull", ..... th :u ll~u II) I!I!'n:ehy .'I)d 510t& ~(>Olu. t(; prel'tflt ('lUu h,. ,u"el'>lIf14 ~h of reaUl pTOp.8ny tlt>;>lt &O'~, out e-r 'bllJie...u ~t CN'tl.I.lba I~" UI>tal pre-r-al'ty. "'~eYU-. the ap.ltit(t hllraCe of the bill 'tI'Q\ll4 pNelude th dt,. In:::o:. to in, "Nt NU u<MltuoJ htu. n.1t ~IU "iU W~1tC" lav .... ..lI.,. 1, 1986. theu[o)rt • .., TtC~~ tMt U ~.1 'Would UkOl! to pnv.eM th, lou of t'utal uolt.t i:MI'I'lt'W1l. Ihl:! ody "ppl'oprlate wy to do it 11 t'hN>Jth Ttl 0<1 hll. I(r. U __ ~ta hu drahed .C>IM lU . .Iu.,e vhtth VO'.IU W ... Jb!t1ttltt: 101 ~c>ar .. tA, Jf you decide ,ou 'WAnt to rO<."IJ1 «l tetQ(lin" thtu .Ut •• Co-uiuloQe-r ChrhtUU1I1 lIue ... " .'bl~ toO !oe.h::de .a ~U(.,. Ihr.t aU811:uUd thlt !1 tSlue ullin ue COlIy,enM fr~ rU!<!Hlhl l~ hoOtd (of cfU-c-t. the, vould have toO pf'o)'tJde tM $'&ri:ICj: tl',I;t ~U IIcco.pany tMt ch.n.t:e 111 uu1 Hr. Zfu.el1lllll B,oth YlthJ:n u.<5 \I1tt'w .. t the 'IItn«tat dLatrlct, h it illhOl!TI!'llt. btu,ule curre::ltly. l'uld,.~t{d UIU ~IIMa Ue U8Uleo!;!Jt 1I1Itrt(:1 Io!thrl'(c.11,. 40 o.)t pnticiJ:,u. In th~ L , . ./ \ , , -H .. " E~corpt Minute. -5/15/86 CJty couneil K •• t!~ 6b. Selsglc Incentfve! P"hnn!l1.!1 COi-1I4ufon rec:uurlllHlon lo per.1t for-~1I1I4hiS 111 Sth_lc Cate~orles I, II, Ill, one IUPUS'OIl per .U. Iborf: the: nl,.. FA~ to I .ulnll. of t ... ut)'~flu (Z5J plrCUt ,bo,. lbe e~l.llnll ~.ount of floor .re. or 2,000 sqvare ft.l of floor at •• , vb1c:bevlr t. less, vheft suc~ • strllct~r. Is IIr.nt.d a p,ralt ror Jets.lc IIPllren4fng. Tfla up.nsfolt would not apply wUre a t>uild!lng'. IA~ IIlth th .• I 'lc,r'lthe ucuds 3~ l "1'ii" the CO·C I:I1d Z: I In tilt CO.s. t:~ullcll~e.nber Sutodlls. sdld prcperty oWriers. were c~n<"er",ed ~110",{ thl;! ecaMllilc tApael'$ of the Investlgatton and IJP9r1dh'l t~ to". 'for~, ~nder tfle present Incentl~es. the ffnane'al i_pacts O~ the sl.~ller building 'Were not g1ven enOtl!ih consideratIon. Jf Council revie'llll!d t~e bulldlnys. 4n Categories. I, II and II! throughOut the entire UO)l'nto'oin Study ~red • .Ibollt 53 buildings. 'Were aftected .nll" thre€" were alrudy above titller the 3: 1 FAR or the ~: I FA...: 'III"lc~ ,,"ould be the cap to which the cate\l~".)' allplie>j. Jt hfl J(! .buildings In t~e old CC zone and' 11 In the old C~ IOrlt dr"" • .wIatj'ally affected bJi the se~'Sf!lie ordinance. Sue cf H.e bulld;n9s. ~ere als.o In h~storlc cate90rtes. AHEItOPlEIH: C"~lIu:ll.lUber $lItorlus .0Ue!, uconU4 by Woollel. the Incentive be ehlngell to read • ... ZS percent or l.5(J;;l 'qVtr«" feet of floor .ned, 'Whichever Is 9ruhr.~ CO~ficil~t~ber S~t~rio$ cl.l~ifled in fiO e~~nt would th~ ~upndQent allaN the previously ex1stln!:l J:l or ~:I rA.R \0 expuCl. · . ; .. ,,,,;..,;.;: ... ,;';";"',,,~,,,,., Currently, a ~.liOIJ $1:jVoHe foot le1t only allowed <lI 1,2!iQ SClU4re foot l~pro~emcnt bec~Y$e l5 perce~t WdS less than the ~.OO~ squdre fo()t 1."lIh"UI~ H preul"1l1y SlHed, , feeversed to $4)' 2.S{lO squdre '~~t or l~ p~r~~nt ~hf(hever'"~l ~redler. prorlde~ dll Op~orlunlty for dn upgrade includfn'jl .tn i.1c:en_lhe allcwance ot ~.500 $quare feet. A ~O.1l0U $qV..Iire toot lot 1n the present. sHuatiof' wOlJld onl,y ':let <lI 2,UOO sql,j4re foot grQ'ltth factor beclluse fl II'U the lesser t!lMunt of the present eQulltlQfI. As a percent of the nfstlny bu{)dlng, the largot!1: butldln~ with its atte-ndant ht~h cuts .... ot ill fro/lct;onilll percentage of ex1:stfng bufl<:Hng value boac," by .... ay of incentives. lIy revers-fny, d lO,VOU sql,ure foot lot would yet" 5,OUO square toot hcenthe. If Council WH concerl1!;!d a;bout 'provfdlny s.upport for IIpyrades. and for the retention of tltJlldlnys, the change wu fl~portant. He dod COl.lnclh1et'lber Patltuccl tended to es.tablls.h, withIn the J~O.gQO square fOQt cap, two types of reserve aJloc4tiOrlS. On{t 'Would be for .st'lenftles .snd tht other 'Would be for the sum of all of the historic, Se~s.~lc, h~ndtcapped'and wrigyle roo~. Hr. lhM!erUn s.aid hlpHcil -"dthln the exception as proposed by the Plo1!Mlny Co".l$slon or H Ile uMerstood the all1end~le'nt, the total expansion \IIould flaIl within both tile project size ll.a1ts and would be counted within the cap. Kayor (;obb dad fled If the Hlend~ent pasHd, ever extra square foota~e woold count ~galn$t the 3~O.OOU square foot cap, Hr. ll~~er"an said yes. Counctl~e~ber Sulorl~s. referred to the I'$t sentence In Item ~b. "The upan-slon 'Would .I!.~ apply wheore a bl.llld1n9's fAR w1th the .ncerltlv'i! e.:o:.ceeds 3:1 In the CO-( and 2:1 ;n tile CO-S," and sdid It read acclJrately for "hat ... as m~ant. but he io;.neh' of O~Cili\ons. wllere there were dlffererlt 1 nterp .. etat1on~. It was. hlport<llr)t to underst,and one could net tncrease iI blllldin!:!' 50 FAH il:bo.,e tll~ J: 1 or at)ove the j,!:) FAR. [f a building had.a Z.1S:1 FAfI "nd ,J 3,1)00 squat!;! foot ,iels!..4ic al1C1wance, the entire seisaa;c: allowance .;o"ld not be e)(ercised because 't tep~ed out at J: U. S\fili Jar Cd1es. would loe in the old C.S ZOlle ... hic;h Z:l ill>plled. H<IIyor Cobb believed It ~Ight be cl~arer ta chilngc the ward 'w;tll" to ~lncllJdln~." He suggested st<llff eQuid do tt if necessary. -!;ountl1o'11lember Fletch~r $/11([ Since the bvildln:/s would be e:ce~pt fro~ supplyln~ p<llrllng, she asled .abOtJt the Imp<llcts on the parki~9 def 1 cit. 1,;0uncillileOlib.er Sutortus optned the crucial factor WIU whet/leI" Cc"ncO wanled to preserlle the pre ant bus!ness.es ~Il;ch occupl U the buildings. DralHtlc teSlh.ony spoke to the ~nlpacts of the sel SlIlic rehabl) H/ltlons cons Ideri n~ tile nUrlbe-r of but Idtn9s <lind thldr v,lIue to the fabric Council IUS tryh9 to protect. It "a;s funda~ental to In~pire up~rade rither than sale .and de~ol Itlon, COlHlCih1f:lJlber Fletcher wanted Counr.;) to tl'ead carO!ful1y on increasinll the potential b,dld-out becal.l'Si! no one knew to wh<ll elCtent the buildi .... gs needed to be upgr.aded for sels"lc purposes. She preferred a hardship sltu.!tlon where 'ounei! could offer bonUSES In term~ of added derelQP~ent riyhts. rather than ~rovldjn9 blanket approval. Counc1)lilu:lber Renzel believed the Plannln9,commission iflcerltlres ilntlcipated about 425 sPJce~ would be needed. The prese~t s~\s~lc ofllin<llnCIl re~ulred .an evalu.at1on within a c:ertal,~ tlP'ie fraf.1E but thlue 'rIas flO requ~re~ent for a~y seisr~lc chan~es. Until lD05nd05tor,)' re~a;r was re'lulred. no one wOlJld /liutOJl.atlCJl1y be put under ..I selsw1c har4ship other than for tile s.tudy. Mr. Schreiber silid in tll~ situation where a property owner rtce;vtd en9lneerln~ d~ta which ;ndlcated a prebleln, an objective .. \ (' i. ~.' . I I I I .- of t~, 5@1~.lc PrQyr~~ was to ~at€ ~1(flc~lt eit~er ror Insur~nce or othe-r reHOtl$ to not dQ SOMeth{r,\!. The object he was t.o ~"hle ... ~ • h'!rel of dhr,olllt'orl witho",t a reqlllre~Ellt. "1111 tlll!(e ioIovl<J be 'Silvat{o1lS ",here pr(lperty owners would feel. necessity t~ do 10~el~tng abo",t th~lr prOperty wheth~r ~t be degolitlon or :te pal r. (o~ntll.eQ~er ~iI!'nlel clarified the one-tl~& ~xp.n$'on was allowed f~ the sets_Ie categories wltho",t regard to whether ft was really updltea sets.le.ll)'. ~r. )chrc~~et $~I~ the phrase ~~hen sycb .. 'Structure Is granted .. per"lt for alsRi" vPllr.dln9 .. • VIIS Intende~ to IRelan sehllll( uJlyrHitly IItu!er the r(''.llliations .adopted by COlloc!l. (.(H,It;t' he-itbft' )(enul b1'Heved there lo'o(Jld be varying degrees oi (I,Ud II'l ler'lIiS of seisa'i(: upgr.dtny.> She agrEed with l;oon(,lhlle ... ber F1et.chllr • nOllln.l ~1I01Ult of fn('enthe .... $ approprhte utd <lS tQuncll ,aCned e~p~rie~ce with the sels~lc reports~ It wuul~ hare .. betllr Idea ltlou' whe-lh'tr ~re.ter fllcelltires were nee4ed to H(Ofli'th~ Us ~o<lls. It lloU lIIore apprgprl4te to w<lH. Ereryone ~o~ld ort the s •• e Incentive whether they added. few bolts to the foulld/lilion or did a' .aJor upyrolde. Co~~(II.rAber 6e(:h!el 'greed ~'th Cou"cll~eNber Renlel In ter~s of to ~hll e~tent 10~ethlng counted .IS • sels~l(: upgrade a.,d how it fit ~~dlr the ordtnl~ce. She was torn bec4use she wanted to s~e bulldlngl ,o!unt.,rily upg,nllJed wfthout beln,. tot.sl1y dellloll$hed. S~e w.~ co.,c~rne4 .. R'~O' rehabl'ltat40n often displace4 the ,,-hUng Ullent clepflldhg on holl' "aJor the up!lrade an.1 the s(,"r-· ¥ Ict~ nl']ht be lost In the ~nter-I... The lO1uilllU;'l sqlure (oot 1ft,r~~~~ ,o~ld b~ 15,000 of flo~T tlr.a pro~id~d t~e T4t10 ~al not e.o::<f:t<3t4 or IS,UtHI S':lItHe feel 9re·Her thi,... thi." ell:istil'lg floor Ire~, '~!r~ coul~ potent'tllly be an I~'entlve as yreat as l~,uUU 5.'1Vart (ett-. If ii: lot WH larOje enDlt!lh, 4n uistlnq bulldinll covld hare the Incentive for l~,OOD addltio.,al sqltare feet and s~e w~s concerntd .bo~t ,ONtone boltl~~ down the Ilot ~ater hetlters ur fowndltlOn ~nd re~elvlny the ltr!le Ilpgra1e. 14s. Sloan U~d Oie sunHlo polnUd Ollt by COllnCillll21<1ber !lechtel ~~$ ~OS$4bl~ ~vt flot probable since bull6lny~ were In t'l~~orie$ I, If, "nd III. When <I bulfdh\1 was His.fIII1cIJlly rehtlbllH~ted dnd t~p.ndtd. tina lySis ~tdnd4rds were referenced In the $els~lc ordi. nance, 'Cti~pte,r 16.4i! of the Palo Alto I1vnictpal Code. The l)rd111lnCe d1<d not r.-.:quire p~opl.e to rehabilitate. but tables set Ilwt 'IIhH n~eded to be dont If rehabilitation ~are underl4ken. It would hire to be ~ fAirly ."Jor rehabflltatlon. Cou\"rcO.02tSllber levy $.lid the question "lias whether to de41 wflh policy tlr 6etal1 of ll1pl~liIlI:nt-4tlon. In teras of pOlicy, ~e did not see a d4ffertoce a~ong Council to provide an jncent1ve to the 'St:h .. lc hproveae-r.ts wh4le k~eplng in perspective all of the ObJectlye~ for tne Uow~town ~r~4. rhe q~estlon was ~hetber to ~o With the rHONaend.lltions. of the Plan"ln~ Co ... ,..1ssion. The cha.,~es Wf((' Hgnlficant In that a -t,t-HlO sqlure foot build';n~ '.Hlder the Pl.flnlni! 'QuiS$~on rHoB;Jendllt~on could add 1;000 'Square fret. rh~ propOHI .llowed for Z,5[jO ~qu"rl' feet whic~ WtlS .~ore t~"., double. A Ib,OOO $q~are foot bulldln~ "llo~~d 2,UOO square feet undef the Phtln1ny COIi:o~lssI{ln recouenclH 10., and the proposal allowed 4.0~O square (eet. Coullcll woutd see a $i9nlflc4nt a~ount of sCluar~ footage because of the ch.nge ~h1ch 'Wolll d throw the other eluents of the pJ.sn into a different blilance. He ~~s wnpr.eparell to ctl4nye hoopleQent-tltlon S'gnlf'cantly o1nd was '~ore ~o.forlable wlt~ the exa.in~t10., ~Iven tn the Plannln~ COfflmission ~nd st~f' recc~=endatlo.,. Hr. Schreiber said he a,nd COClrrlisstoner Cullen characterized thr nll~bers .~ hul11y tlrl'ived Itltholll any '$rl depth "ntl!)lsh tly s.tdff 1n ter~$ of whether thr approprl<lte nu~ber ~tlS ~,OUO, ~,SUO or the ~) percent. Mo~t of the PNptrtfes for ... ~lch t,he u:ev.ption wu , } ~ <1 'I '.J/l S/':lr) ./ I ~va'l.bl, ~~rt lti$ Ih.~ lO.QOO s~u.re {cot butldlngs. Relatl~ely h~ bulldltl'j-s ta::l Io!He t~u l{),OIlO sq\lHf feu and Ille dHhtenc,E Oo'!~"U,'1 ttl. PhRr'liI1:r Co"q,lu~On ... ,d Coun(lf.t;!/ltr Sutorl'ol~' •• encl~ $I tilt 'WItS (elal he I)' $(J.I' 11'1 ter.~ of 'qlllf't root.~e. The dlrrer~nct tOI 4ft ~,QUO 1,Ylre foot bvtl61ng ~.1 SU~ square feel. "Hr. fatrchtl4 $.Iq ,sS~~1"g • t~l~it to 'wb~che~er ¥as sre~ler.· .aM' Uhlt'lIg all of l!'It H ptru·h 90t il,SOU sql.lu.t feet, It c(ult6 II (~.n'j:~ ff¢i1. Sl~Su~ sqlJate hu to '1?,SOr) $~liarli/' feet. for the Cb'11t~ p.rlt~~ rcq~lr'.tr'lt. It trt.lt4 ,r'I \lr'I~tt 1ncr~,se to 3~1 p.rt'~, $p~Ce~ or 1$6 S~lt'$. 'OIl,,(ll.n.~H Sutor-Ita (IHlth~ the, 1IIIHt dhcv1Sing (OSIS l~rolyed ~jth rehJbt!tt.lloR ~ot l~t sll'ble cost~ '~volr~d In t~e ...... I)'sh. (fell pr<lpt-rtl. Cijll'lH 'lfH r+~IiIUd to "'He Ihe det,th'd anal1$11 (oq.¢tOett" -II· 1t11 or IItr OIl'" t .. ptrUt .1116 Un .. :/: VB M r""}~rlt~t~\ Ic~e4~le. l~trt ~frt ~J'tble 4011ir 1a,loct$ .nd ehe CO~(trljf .~o'o/Id-~t· ..-I:iH \he property (lllr'lU WO\,llts 4eclodt. He ~~llt~~6 l~o~t ~hc vQrlr6 tn lhr ~~'S.'{ ~fea v~dttSlQQ6 the CQSl~ Ud ~bat " dU(lclolU 41'(1$1<;1\ ~t "!tou,", bt fot • tr·"lld11lY: owner. t(i!' 'iHl 'c\leo.cH.!l.~.I.!r 'Ulhc(1 l"lt""'\5t" to tlne IrI .1Ioc4tlor'l VtUd4 Ua (,Ip HI ,-"tx 'IrItrt "01 ltU.lng Itlout .ddltlon.1 Sq,\lH~ 'O~la~e ~tl~~4 the c.~. K'1cr Co~b ul" the Pt~t"H Ir'U ..sHUt",il U(j t:.lIjara!yt. Hr. KI'\I~l t.'~tt.~ lp '~t ~tctt .hlch ~~VStt ~ldt"r'I'$ .hd lne dlf ttt~1t ,;J.("1~,·t I\~ 1I't''ilH fHe. If "'oC "hid to do Ole "t\s~lc rt~od~lIA~ ,~C lh~ pOls'.I~ IQSS of thf b~~'~t'l Oe~'u,e the coslS lr"hdl1 ~ .. so pre>to.ltdtlle. Ol~-Ir pttl.,h· U1" It-e I(>Ct.,t~ ... tS as ~r.-'fl'll.d ... trt 110" t!l(t~'th'n bifn\l~t It::.rt IItrt I()O SRI-Il to t·el,..,uru fH ,tel' con~ :'''ferrif~ 'Q l10y i..-o\.ltlClher,t>tr ~ulorlus not to IltrJt 10., the cou Qf ~.rlr.~ ~top'" (lilt o( 'ht strllct.Jre. A 1>1 ~ dt¥elofH \,Iud l~!-.1~""\1""A ... e ~<I\)l-e It~ Ir'l'lich ~u $hort tor ~t!.1i14cu It.'. "S~ ~Oltd P.lo Alto's 010 bvll-iJlflgS '1'111 Ie liAS i,,;;orqnt ror Ut HO.OOO sqll.re fo~t (.p l-o b4' the 1113 on "u,tIOrlttnt. Ht Ir"H not FrtjlHtd t4 9-.) ooCJG>r,ll. lfO .... Co"n(1I .trl r.d .It 1-la Coli! i'lid .. 101 tl,l \J(j "Ill,. whit !lot "'loJed" .nd IIh,t dld flOt. He SIol,plpon.d Iht 4"'t'ldullt. Ite cl." (led lht l.ut ununt4!: Qt UH~ IltltiOfl ",p\l<:t, reh-rl'td lo • (': 1 ;AII: ~n lht CO~S shoul~ ~I$o 1ntly~e 1~e C9~~. Hr, ll".lIJer""n HI.., lhlt II'U cOl"rU;l. AK[;tOH£liJ UHA1l0t to ~N"lg Of lV(~rr·rl'( ~'.(["II •• Ok l)itHtu, " AMUl~~[Nl 'AH[O bl • .-oU-0' S • .), aultl. Fhtch,,., l .... .r y('thg ".no,' xh h allual. "Al~r C(lbb re(errtd 10 Ute: IUltt J!:)lion u,d .;: I.,lfhd ".nd to.I(' s~o ... ld be Ift(hhd a(ht CO",.s. HOllO" AS I.I'\[tlO[O U$UD by .a tott ot S·3, Rt1u1t"1. fhtcher, lny YOt,{Ag "M.· ,l;1t1ll ·"~'ut. KOJI9N: CUII(.iht.h,. \tPOllof), .OH4~ th.l ~\.tf b, dlr.cted 10 1.(lud .. I~ I~t and oUar _U-trhl 10 ~t "ro,1df:' III folloll'~.~ r.c9.et~~.t1oAS ~( the Cownc11: 'c. tl!!!irl' Ine~"tITe, UCOadtd" by PtlttY(:cl. cr~ll'Ill\(u. "tsol uUOI\~. our fillil re'l'iew. the Staff reCcuuHll.ltloll .... 1tt:-UlI'llts as I" 6ib (Selsllk l.nctnthu) hr .n he.nth. {~r DOIr'Atoll''' hll4in9s In bistorlc <:.teog0f"1u I .n4 l (Wh1ch are not i~ ,tis.l, C'ltg~ri~$ I. II or III), Ir"htch Is shlll.r 10 tllt Setule lncutlu r4(.o ... ucttd by lhe Phl:lntn9 CQUlu1-o.n (11tIIl 6b ud 2lc 111 C.HR:1H:6 of April 3, 19.e~). SpHfflcal1y, the I"cut-he )(ovl4 per.~t. fer blilldl119S i1l t~eu hhtor-ie clltgodu. OM -txJlu~fon ,er site .bone He existing • \ -- · : . -' . ·c'-:;..;~~....;..\~--"..:<-,.,~·;,;", .. ;,,'~~;,..:.~i...~~.' .:..----.---.. ".,.,:... UIQunt of 1100\' tru of t.5QO 1QWtr. flU of tto~r .ru, -rktUutr is ~reltt~. w~en .vc~ , str~tlur. Is ;r~.t~~ • petelt for .~t.rlor reUorUlo.!l, III oId6itlor., Sot.,f rH{l"U,Ih .tlli!: follow'" lin I.frbu Oulglll 9TQ. gr,. ill tht Co.prtht~$tY'·il.n tequlriftg ~ (Iodia, lh~t .d~tltOA' would not co.pro-tlt th <=hHHhr of HI 'htortc hi UIAg' .. exterior. Urltln DUI'II Pro,,.. lOLn EllpUS\Olls 01 O~.ato""111 hlldh~s I" historic CHtgoriu 1 1114 2 '~OIIhI tlqvlrc flMIAH Ihrlll11 l~t design rnltw -prot:I" thH 'ClIo clurec:ur of n<~ hll4h, ult rIOI'S would Rot be co.pro_tnd I/o)' Ib, upUuIOI'!l., HaJO; CObb c1~rlf1t4 I~e Rollen ~ll fled to· read, -",a a,u:1B\lD feel ••• hhlchever 1, ':iruter.,." the 1t.(1 r~CQu3t~4~tlo~ ~~91~ ptr'~~t •• ,or l,~~Q Iqvt,e Counelbuber Flet.:her uld UHt .I,.,ady .,trt l'tcutl UL 'I'll! ~ f tl'le I>:;otlon paue4 in &ddlthll't to tl'lt ()lIt Jull pusr4, ~et L-,crt Ment.1 1~p~ct on t~e p4rktn~ deficit WQyld ~al tG ~t ttor~~~~ ~~f it WH not planned ffJl". c.O\,jncti dull ... In ~~e &-lrU,,; IU'It ll'l-t pre"lou, l!'P"tniny ud tt would .11 ne-e.d: to Cf (HitU. O:;ounctlll:ll!lIbeT $tenul .gree4. 11\ t:'. prf '1"1 c'"' uU¢!"I, (c ... MIl lIaded 1!:If!. SP,lces, Il bl«ct ftct~ 01' lhTre IQUlt"t bl('cl$ \11th p.rrktn':i .111 lhill way .r\lurld to the pHi.lI';,. ~e(lcH. 1"41 ~1f~1n1l disCu505oton d~ter"lned SOli" 14 'Q\Ja!rt bi"c"t:$ w1ttl }:'.u\h~ ,i 1 lhr way IIIrO'-lfHI with IJMtel deflcU,. --:he probk .. "'H Hrlo", .,,0: ttl Incr~41e th., 1ncenthu Plrtlcuhrly fer ,"Istorlc t>;Jlldftl.g"l-J.l1'It.l res~1l in cert4in bu{1d1n9' wHh cUHln(th, HcIlUtc:hHa' C"UHter. Vice Hlycr woo'I~1 s.ld ~,.fr Id4ed the ijrb.n Otl1QtI frO~('A 1VO bec4use the Histortc ResourceL ~o.r~ (~R&J w.~ (ohcer~.d with l~r HIoII~ pofnls ulir: 01 Coun(.ll~uber ReI'lH1. U,,-du t~t I.lrblrl \lUll/II PrO~!"I1"" lUb, exp,Inslcl'l to tile l,}ow~IOIOI bu'ltnnlL I,. Hhlori( C.te':iories I 4nd l w~\Jld r~,vire 'Ind.n~~ dur\n9 l~t de119~ 'f~lt~ prOCf!$S. trJoIt th~ characle,. oOf $l.Ith b'Jlldtn!l u;t..rlon 'OIould !lot tie co~prOl!llsed by the eKpanLIOIIS:. Shill' U~flUlll!'<I 1\ 'WH • "rut concern i ( the IHUI phnned to W<Jt\ with the Aa'=l In ,..,h .. I"'i expall~ion~ of the h~slorlc bvlldlng5o. CtlLJII(I'.el!lber Lery 4$k:t:d IIcw allch s,qatrt rCoH,e .... .,. til ~1511~ ",lUI histcrtc bufldin~$ I~ tatt90rlE'$ I 4nd l whl(~ Wtre not p~rl of the Sels~ic C.te~orles, I, II ~r III •• ~~ ~o~ •• ny bvI141~iS, Planner Steve o-Iserj Hid It .... 'S .n I,"creunl of Iob.Q~t H,QUI.I sQua,.e f~et. llg~t bv1ldings were non,el,al(. Counc~l.e~ber Le~y cl.rifj~d ~I' el9ht bulldfftg$ wett Mridtf ~,a~o 0,. IU,OOU squ,re fe~t since they lot.led 21,OOU squIre fet' ,11 to~ether. Hr. Olsen 1a11 the ~1.OUD· 1QLJare fett w.s the Intte~!~t .bo~r whit would be ~llo'JIed under the LI HO .4:1 r~k. Counc;:lQe-~ber \lectlttl supported tilE' pre'Wlo .. s 4ction bec.lULt-Ult was ~otivat~d to Le1sMic411y upgrade so~~ of the b~~161~V$. ~~e .Iso w~ntef to preser"e the hlstortc bulldln9S '~d belle.~« t~ere !fer .. SOj~e-O'ler14ps. She wu unwl lUng to IttC' •• H the PlrUng def~clt or luke the J1otf'l~t1on so It 'JIo\Jld Incruse Iht pH\'n~ deficit to .n even grutEr u:tent. She ~ould !\ot $!If-port the motion 4S written. ": ,-'< ,-.' , , ~'~'::--~':;:~""'''''''''''': .. '''':~'. COlJ(lcllPleWitler Levy <lHlt'd ,about the d!f(efenc~ betwern the Planninlj Cu~~lssfcn reco~~ended allowance and if Council revised It .s set fQrtti in t.he aotion. ~r, lh1eer ... n Hid there Itot.l:d oe appro.:d.llHely ,.,OllO ,,~fd1ttonal square feet of dt ouild~out value. H~yor Cu~b cldrlfie~ ~.ouu square feel was t~e IrlCfe~entar ~ffect o( t~e d'ffer~nce I~ ranvuage. Counclltllubel" Leyy clarified instud of e4Cn bu1Idlf1'1 out 2.IJQIl $qu~rc feet. t~ey would build out ~.5aU square (e~t. Mr. i1~~er~an saId that 11'65 c~rrect. Coun.::lI.eWltler, le.,.y Hid for the, Hke of ~els~1c and Historic an~ s'nce the Incl"~~ent support the 80tfoo. cOllsl Sotlln.::)' bt'twe1l'n was slull. he wOljld Councllme~ber Sutorlus satd in addition to tile specific H~S reco~ u<!'ndat Ion referred to by Vice Hdyor 10/001 ley, the A~8 not o.tty elldur.sed the HRIJ reco,l.IIefidatlons but requesttd conslderatfOfl to 01110"" a., 111creHe all of ttlP. way up to the FAR without a percent aile or a greater or I user nUl:lber. The ARt; bo!lieted It .,us h'portdr'lt .dnd re(ognized' luny of t~e sHt's would lIot tate adV,fn tdye because afl~thlny whiCh did da~.ge to the (~cade sltv~tton was i MIJP ropri at e. Councll~e~tl€r Renzef stld t~ere W~$ a d\ff~re~ce between t~o! non ~els~(c.'ly and sels~lcally endallvered ~I$torlc blJlldln~$ p~rtlc~ larly w~el'e t~e'h1$torlc butld1nss ~t9~t also exceed a floor arll' ratio of l:1 or the other appropriate FA~s. T~era I(~re lI9~lfl cant i~centhes to reolllodel sSlI!ply becllluse tiley alrUdy did not provide p~rkfny and wovl1 enjoy ~ ~I~~er fAM than If they rede'oleiopl!d. S~e belieYed there was -I ~(~nIHr.:dnt in<entlve In place for such buildi~9S and e~en thou~h It ~as 4 s~all Increaent. they were talking -Ibout another block face of cars. Ihere was a s~rfOIJS problell ancl nery incentive acldec! another blotl flce or two Ol" ~ore cars plr\ed in the neighborhoods. Counclhelll>er t!e<:htel "'4$ conot1nCEd b~ t~'! siull ut)unt of dif ference t!ut It H4$ worUI gohll for. Cu~nclhlelllber l(l\lY asi:ecl stlft to refigure Ihe 4,UOO sqt.lare foot tr.centiye before Coun.::.1 ~'oted. lT~HS 1U ~ONSIO(H Afl(R lU:~U_~ Ha~or Cobb suggested Coullell adjourn ()5 close to 11:;lO p.a, <IS possible and cOlltinve the reQalnder t~ the Council ~eetln~ ul Ha, 19, 191Hi. (,;ol.lllcil~e~ber l;Ie-chtel St.I..,ges-ted, Covncll de .. I with toe shplcst issuts dod saYe the thorny I$sues to Ko~d~y, ~!y l~. 1986. Mayor tcbb I~r~ed. (;ounc:lll11ember Renal belhved It would u;pecllte COlJllcH discuS slo,a if a~end,.,ents te Pl/lnnfng {:olnlltisslon rCCO!!iITlC'ntiatlof'ls were rrotlvc<ld In wrlti~.., and macle avaihble to COl.:l1cilJ]el~ber5o '0 ad\laoce of tlu~' I<le"!ltilly. Hayor Cobb a\Jre~d. !tJUL~ITE~ 16, uOWHTOWK S10~ "'/I)'or Cobb satd the vote ref i yud n!:l the i I1cen t I ve. wort o~t the ri~t.lre. on the .!lot Ion would rest 011 stll f' 50 He a-sl::ed if $l,!Jff loIanted s.o~e tij~e lu 'r;, •• ,,_._,·' 7 l 4, 'S &/1 ')/86 '. ./ \ " " \\, '.,: , ~ .' /' r·. ".' .. i i , i , ,. j I / Hr. li#!ll'l~rm~n u Id ,)'n. K.so .. Cobb ulled Vice M.yor Woolley and Council8le-JIltler P<!tftucc1 to withdr.}", l.he1r 1II0tion on Itel!! 16(;, nhtor1c Jncentf'(es. HQrlOH V1THORAWH NtI9h~or~ood Protection ~OTlQK~ COline! I.,.b ... a,chtel .ond, ucondlid by Svtcrlus. thH u.lt be dlrut'd to hclu~, '" th. otdlMUlCes. ruohtlou, -lind othlr .atuhl to b. provided in our flA.1 rntelt, tho follo::lng r~cc","d.t1cn' of th. COYAcll: IS. Exht1n; $pechl Rlqlilr~unts fn ce. CS .nd C" Distl"lcl Re<jIllht~on' Pl.nntn~ Co •• I,,104 r.co •••• d.tlo~ to .Incqrpor.te specll' requlre .ants of eC I Cs ud CII district, ht'Q tl:l. rupectln CO·C, C1l:-S .nd CU-" su~dlstrlets. Such sp.clel requlre.ent, 'n(;lud~ reslden tt..,1 GUISHy (for' the e\l-e lub-Jlstrlcl 0.111),), usable open ,pllce and d.y11~ht pl.n~s. 16.. ~el9hborhood Protection: Ke~~ht ll_lt Planning Co~a1£sI0n reco •• ~nd.tio.ll to '.strlct the blifldfn9 height within 1$0 feet of I restdutlll district (lnc:)u!!lng resldentl4ll1 Plilnfted c;o,uunlty lonn) to thlt height lll1lt of the ~ost rut .. lc:: ti,e .b~ttin~ r'esid~ntl.1 district. 16tl. K!.!.ru!borhcod Protectfon: Street Setbac:ks Planning Co •• lss1on ~ecQ •• ~nd.tion to restrlc::t the street letblck wU1'Iin BO fllft of .. re,idettill dfstrlct (inclll4fng resldenll.ll ?C) to the stre~t setblcl of the nost restrictlre .butt1n~ resi denllil dlstr~et_ 44. ulddel1nes for "ei9hborhcod Protection Ouhn COllPlt1b1ll1.l Phllnlng CO •• lnfon reeo.llnd.tlon to denlop dul;n guidelines (Sllff .nd ARB) for co •• erel.1 str~ctures In ne;g~borhocd tr.ns1- tfon Hen to ilSSllre cc.pllttb11H)' between sueh. bLdld1nAS MId Ihe Idj.cent rellde~tl.1 nelg~borhoCds. ' to~~ell~e.~er Sutorfus had no prcble~ ~lth t~e ~Qtfon but alert¥d Coul'lc:1l thH when 1t t4Hed abo.ut <leslyn processes. etc., '44. ti!JideHnes for Ne19hborhood I'r,otection Des~gJl CompH1bll(t,r. would loyic411y be incorpOraltd In sone of the recoD'lI~en<l4tlons. He UW no re4S0n to not approyc 144. Co .. nc1loacllber V<!titu(c1 un<lers.tooO: lSu feet was stand"rIJ for trans1tlons and already included tn,the loning restrictIons. ~r. l4~~lrman Sil<l thole ~6S terreet. Councilldl~lAber ley,)' believed the Kiotlon r~1leeted 'r-eason<!ble arId 'II(lOd protectIons. With,f 1:1 FAR, .a deyeloper covld still build to the ~axl~vn allowable ~ilhi~ the ~rop~sed restrictions and tile r-esult £I1'i'~t be lAore Interest1ng bu11dlnys. HGTIOH P~SS(D un.nl.ously. kletn i~Sent • .Hheel hneolls .Hltlgatlons HOllOK: Counclht.ber fletc:ber .(lnd, seconded by Sec:htel+ thlt shH be dt.rettecf to Inc:lude h Ute ordltl.nces, resollitlon$. 4Ad other ilia teri.t I to be pH"I~ed In Our fl ul review. the follo .... fn~ reeo •• end.t10A, of the Council: " 124 Ii 50/15/66 , , / ./ \ . ! / tc")'Qr C,,",bb "teo tile rrcora to reflect all I:I;l)tlQM wOtJld Irlclude He hj)l~cfl hrl~ua\le: ·$l"ff ~e directed to Include in the ordi ""HCS, ftJ.ohltons. Illd cotner nHerf .. , to be prov1ded In otJr rinAI fotV<I'Y. the r.>llowfllll reco"'~e:'ldilltlons of the Council.' !'C0110"': COIlIi:(illiubn-liuul ItOred, SI~Or.d1d by Sechhl, thH HUr bt dluctrd_ to hC;lIn.oto in the or<lI~Ulc«,s. ruolutforu, .. nd .e.t!t1u _thida' to h provld .. d' In -vllr (1"11 rltvh'lI. th. fol1ow1nll r.coaaen6.tlon, or the Council: f c. !LU.!2.rlL1J!£t!!.tL!.!!. ApproYa' or III. st", reeo •• endltlcn CCHR:219:6) of 'n f"tt~tlre (or OOWAlow" buildl,.ps In h1.to~ie CatellOrlotoS I and l f.~leh ar. ~ot f~ *~f •• I( tat.gerle. I, II, or III). whicb Is ,10th,. to Ih hlulc 'netftthe reco •• ende\,In411!~S In thtn b11t(lr1c ulII!$orlu, ~1'It up"lulOIl ptr 'ftt ~borll! -t~. ~.w fA' 10 ! .~lt.V' of 2~ ptrC~At ~bQrt tbt uhthg ~'(lHt of 1lo(lr" aru or 2,0-00 sq"'Ht (ett I,.. fioQt It'l, ~~1C~t'fr Is I.S1 f v.,n lwch 4 Stf_ctu'~ Is ,,"eltd ~ Ptr.1t (or t.lUrlor r,ut.ot .. tto., Ap.Pt~"1 of l .... "tift ruo •• u-d'll!On. of ~h" h,lIowl",," "'t. Urbo.,. DU!91l pr-oerel fa 1-., (o.prdtUll-h .. ,.,.,. ril!qwlrll!g: & fl~dt~9 tb~t 1441'10" vo.14 101 co.pro.~,~ I~t ch.rtct't o( aft hllt~rlc ~w1141~9'~ tattrt.r: Urbift Deslt'" PrOt'l. lC~l (~~'.11o", of Oo.n'ov~ b~lldlngs In hUhrlc (&"!Jorl., ) .d l .bould rtQitll't tlnl",!!9s 411tln9 tbt desl9~ rff'e~ {rOCIII tb.t t~, c~.r~cttr of ~wch ~~fI41ng uUt.on WQtoti6 ao ~I (qIF()lIhttl .,. lilt "'$lUI-IUS, AK(JlMIOH~ ~ICI .pIllor '\tool IfI UrU, UCIUIO't4 ~)' $vlf)rhs .. to {"erla tilt SHoild u.lllHllc~ I), lilt tH~IIIi .... fUlO" to rc.-d. '1$pH{' He.II:, tile-hC'I'I~ht "o.U 'fran I 'or hfldh.lil h UlHt h1stor1c c.~.iorlt~, O~t ~JPII'IO~ ~tr lltt .b~Tt I~~ Mew fAR to • rux1.~. of 25 percut Ibon Uit ululc9,UOltilt or tr(l~r HU .or l.ti.QG sqlflrt rut hI t1o~, Ht', ... hht.,., h .trtlttr, "~lfll. SIIC'" oil s.triiturt U jr .... t"d ... 'trait hr 'lHr1~r ttui'r-.Tio.n.· M.nol\j~r, SpfCil1 ProJ~cts-. G~o'tf" llnl'ltrCfA, 'Ui~ (l\l!l~II'IU!I~H ltr," pltr'Olls-l), r.I,.d tl1~ ~ui'll,"fI ~r tilt ,.H'fe-."t,-,C2 fro OI~ IHdld·Cll,tl >,o\"n\I.1 ~tl.rt" tilt t..-flftltlOfl let ""lorle l .. t4jor~t~ I and.( "ropl!'rt.1u tPl~1 IIttrr n~I\'Stt$alc rH,,'I.'."'t"~td by 1~.H co,.; I,'''red to the hl.tor1< e-.-tll,ptIOll IIIC'MI,I!' (o\;'r,."dH sl~ll.r 10 ~i'le sei.s .. lc fnc,ro~li'" u'prO'ltCl by Co .. ",11. U~ o'U1ldo(iJt l((II'f~ foet I"", dHferl!I".UII V,!S IPptGtll.,t,l, il."OO SQ"U"t fttli thtrrtoroE'. (.i:/UflC II prO,roul \l'U ll,-40U SQIIHt {Ul ~I~latt, lovraclhu:t-lr Sutor" .. ,.Id 'II 'loll' Hprcprllu '0 lIa.'oE' lPllt t)'pl' of illct,..tt,~ 10 pt(lrld~ {o~ ~q\l1t, lrad t:'ll: (ltlPCiJrtll1llty Itlr r~):I bllltetloll to be co .... ,1<1trtd In llIe IIOJ.t tn-or.~l~ t'ilih~. rll'i" lrtcenthe IIIlyht not h,f'll' >lfplluUO>r, 'or ""lIy "ro;,\trty ellnen, tH,It it lIU f~orl.nt the-(l.)Porbndly b~ t~l'r". 1,., In eoq .. ul fH.hIQn. ":ourtc1Iilt'",tleor ~tr.U'·1 s,1d lI'le 'Atll<ltltfll I~dtci Jtlll lII<,re $Q\;<lrt (ootlye .. dtho\jt Nrtln9. IIl.i (1)1o'~tq l!\Ovld c-o~st4H u •• t. Viet Hllor .,cullel t'l!rtrt.,.I;td_Ult b",tI.o; I I\!ill ~'U:t weu I~ 111s.tQrlt C.!ll>''.'llrits 1 U" l ~ul not In lilt uh.~( CUt\lOty, She ul" ct,..,! '-"JOr1t1 'Wut In theft bhUrlC 1"'lttICl. en th~ $00 block al WI.I!(lIU StreoE't. Hie t(!Sldence It ~~o) .IIIII:Ola Stt-etl wU 111 thl.' vroClctU o)r btlr:, rrlubIIU.~td Uo It ->11$ Uol'll11ttly, It 'Iloutd 1.1$1' lPlt lncentire, Anether, ~14 ;,'Q'II .s.tntlj 'IIU .Irt,.dy u-isa.1Utly 1I$lO;lradt6 ua4 prOtllbly wtJ. ... ld .not 1,111' ItS IMt.,tlre. 111 '461r.jo'l to' tl/at 4htrfct, ()lhoE'rs Brll wH', '-,pOtl", .. t to t~~p bHIlJH U.1II1 .odd'l!'d to UQ'oInlo'Wn IItroE' IhiP 'ict(l-rU'I 1I0_t ~l ~IU "netl~y Strut-, ,"d th~ stote, II') l.be 401,) 1)10(\ 01 Unlr~f$Ul (Unt1n~ the-Jrjew V~rstty Thelttr, ' 'oun(fl~e~btt It'~y ,,~ed for (l.rl'ICollion o( Ihe h~,dl~9' In tllc Co.~'rhall o( S'lrk.fny (lelZ)t1cll~ C-"lH-t, ~flcS'I!r $ol~ff $(tC oJ II IHII:l'l!'d LXC!lIptiOlU. .Hr. li ..... et .. ~1') 11 id tile l.tdt (.e'Otor Coufl.(11 'WIS (Ot (he AS\Esu.efll lli1lfict In" focused 001) .rlrktll"" ~tncl!' Oie ,ll.gH dlffttelltlll 11'1 (lYLlres.. Th..,. QIi<O'Hfoll ·to 'Whjc~ II, p.ru1oully rupOll(lt4 corerord tilt! tntlre-CI) distti<t (or the Gtltlo~'Bel'll ,Id. of lile InC!:fI'lvC!, for tilt Hat( rHoll_u'ndtCl l!)/rltpUOII$, Ille uh .. lc .; II. lind I[j prop~llle$ tot.led 51 ,SuO 1QIlIrC! (tl'l. ~t tml]d~cul Yillue, tile l~hlOft( el(cRp(lon I'let, o!t>ov.e-those h1st(;rl( pr(lpt'rtles In tht ' ... I'''fc Clte'Jorles. r. II, "no:: Jlr 111($ t.l(ludln'l 1'1(" th:ree trlJil<llfl~ Identlfll.'d bJl Vice k.y~r woothy, ."ded 1~,'SV $\jllHt (.et. The ',' " \ /' I i I ~ ., I slatf reco~$e~d~tlon for ~lnor e~p~n$40n e~enpt'on added .n &ddj~ tivn~l J~.~tJO s.quue feet for a'total build-out • ... 1 ... ~ of UHI ,1~lr "lo':cu'll.l.:n(hn:l e.l.l'lIIptlcnSo of lO~,l'jU sqtlHe fee-t.. I(Ir.h C1)vncf' ~u':l.,il,!stl,!d e)(e'.Gplions. a<!d'in'l t"'e Olles for the ,.In~r e~v,*n$lon S. .. '.I':i<l'H .... 1l by Cooncilloluber .P~tlt.uC(I. It lot.led 14I:1,UUU s.~utrt f~~t. (."OIiIICi1 could s.,",~ the relative flgu.rcs on poHl.:1 n!.l. linc."t)1" It tlU poHtln!:j de~lInd¥·tlle Coujlul<!tlon VH<J In Uu: Urdl lovlrQnaental h"p~r,;t I(epol't (VEIN)··or parl:.ln9 l'e~\llrttu:nU··tIH~· reCQliIidrOd",d r~q;ul rellients for nev <levelop~e-nt wHhl n lhe C:U 'I'~' and within the A$se$$oent within the t~ IIre.··tho,e p.rtl~j fiyures reflected t~e build-out v.l~e of reCo_aended ~r ~U~'t1l~d elCel!)p~ Ions. Ulreclor Qf Pla~ntn9 and CO".tlnlty (nvlranaent ~e~ SChr,lbtr <O!I'IIJrlUIz:ed ttl'. Zf~uernan's uu or ttl .. word -bvl1<1·cvlo u'd l4'<:J the IllIlIIbers wer.e ,II bul1d~0'Jt IH ..... bers. SUft 1I'1IJ In ct)Rphl~ 4-Jree.roent bul1d·out w6s not! relll tlUlllbet, but thtel hold n~ nerl'lalJ· 01091 .va114ble to ~Ive Council & projectlo~ ~Ith~r tl"t fr.~t or In perp~t\llty of what 1i'119ht ut1.l0l111 h'PPlil!fI, SQl!e Qf l~e Iltdld1 n~$ were alt·Ud'jl up~raded, s.o"e c(llllpl etely otcupit(! He sHe, and others had varl(1tJs oOler' restricU(lros tholt "·Ul'lt l"'ty wOuld prab.bly ~ot ~se the Incentive, but for pUrp01es. of ~nl!15!~ till.' build-out Mlllber wu th2' one stollf (ovid ulctjliSte '!:Ihe" ll1r i nforCllatlon ullilatlie. COlIncllpelilber levy chrlflll'd t~e p.rUn\l dtJl""ld f1'i1l,"t'-_tre c-orrt"ct. Kr. Fairclilld $,,~d yes. COlJncill.'lelQber levy Stlld CounCil apprClYed ill seisn1c Inee-r,lh't I~". CI1!n<Jl!'d tll.e-parlinoJ C'elll.tnci (1'0.111 jJB plo1('u It> J:I!> plf(B. If Covncii did th~ $I!t~ hI' tile ~htorlc btd1al119. h ehall'le6 Ht p6(l:.lfl~ de~lnd fran .~ up t~ Ins. CtJuncllr.ellber levy uild tne net JUl(I"1J1'l tor thou' lll'O ~htl;ents Wd,. " j.I"rl;ln!J del.Hid of -I~U 'paces, .. n lno:ri!'l$e of '(UU 1pUU. ~r. ll~~l,!r~illn said that wllS correct .t ~vlld·~~l ¥iIIl~e. Councll./:teli'lber levy belle .. ed COllncl' s.hould' b~ cOlIslHul .r,(J favored the cons1~tency of the orl~'~11 st~ff reco~~e~~.llcn. ~I~ preference was to return the SC!1sQlc lncentlvl'1 to those Hut lItrll' a~provt.'d. f"illn9 th.at, COl,jn(11 could leep uis.ic .'HI h'Horlc fncenflves sh~~1aI". Councll~~Mber Sutorlus said hf~ earlier (oN.enls ~n ,~~port cl l~t lQot Ion spole only to hi$lor.c. .IIE~Hdln.. lhe co.paorhon of p.arl:.ln~ UEllpt10n.s. he e~phashe<:J S~It\!' COllcepts HOd .p~r(lprlHe qUlIlificlltions ob$er-ve.:J by, Half. Al'plh'd to either se1uf<. or I;istorlc. II nu~be-r of s1tvttlolls IIrglIed tt.at II r~",odel wHI\ in IIddltion of rloor sp6ce w~llid not occlJr. ",ppH t';: to Slttsrlle, it WIIS flot pO~1lble ta add faotillge to in unre1nforced _neilI'I uulldtny Sels~l(" up~r~de and be In (Ollfcr~.nce with till' 19!J) Unilorll lluil<llng Catl~ tlnleH t~e ~ddjtton lIU hdeper.d~"lI,.. 11.ip· portt.'d. I.e., one cOl.lld noe !!Ix the Cl)rrtctlcHIS tllU ut1U'led .II selalc up\lrade of a Category J bl,jlldlng IoIlth adolt~olll1 lio()r ~~l.Iare fo~t~~e line! be 'n CO"fOrlUflCe bec~lIse the lidded sqlo' ..... " 'footill~1:! had to be buflt in eonforaat.ce lIlth the 1985-Ufllf01'1I By fldin!ij Code. ThH reRodel would not lend itself to 01 nl,/«ber of slt.e 10cHIons oiInd e~1s.t'i1l9 btll1dlngs,e1ttler for i'eOIlOIill~c reuons, beellyse It '11'01.11 ~ IlOt "ass design rev1ew, or the prapert)' oOilter WQuld flOt find it ph)l>:,icall, a duirabloe-lhll1~ to pr~pO$~. A tlul~ber of tile bU1ldin~s would not be o/I~le to el("rci s.e-tP1H polr licular 'O!ltion. For so.,e buildings if) the 5el~~tc (<!te-~ori, U;{' dl!.eisio,HI 01 tile p~op~.rty Qwnl'.r ultil.1atety woul<J I)e del~olHfOtl, oiInd frv" till;! sl..!ndpolnt or heililth. 'Io'elhre. $~fety, ..!nd <I'ppurolnCe t.1l..!t. loIotild ~ot tie iI wroll'::! oJeclston ..!s 'ar oilS tla CUi lI~S ./' 1 i I I r· r i. ..-." concerned. Sg~e bulldtn9i wO~lld exercise • p~rllon, but not III. of the 1I'lcenttv.e'i. In reg"rd to sefs-li"Ilc, f~e Cdte;lory I, fI, ",nd III uP<Jrade proceues had usoclated ttll!e froll.1es. Jhor for",.ll II~t'C~S to tn~ properl, owner t~ll eYoll~Gtlons were reQuired wer~ ':lj01n'll Ollt t~at wee!:, .and tPJe response tfme-lias 11:1 'aonths for 01 Cateyory I bulld~ng, 24 ~ont~s for a Cdte90ry II bufldln~, and ~U !:Iont"s (or • C~te90,ry III building. ThE' CIlJl lIC'lIld then be in d p01ft10n to'havE rec~iYed and considered the eHhatlon, but the Obll9\!1florl stilt rested with' tile property owner to proyf..:le • letter of htel'lt within lZ months of that lilte. !iec'tlse of the different time fraGes, the end points would ~e slightlr d~fferent. Some g~tlrl9 oCCYrred In regard to the response ·\!Ind the l~tter of lr1tent J dnd he prop01ed the sels~lc Incent~ves be slallolrly ~.ted so that after a periOd of tlae tllQ Irlcentlye would no lonyer be a V\!l I !able be.cdUU -cup I lance .wftll Cede should have occurred ",ltll"in th.t ~erlod of tf~e. The theoretfc.' p"rkfrlg ~nd square rool.~e ~uQbers 1~ould not b~ COrl~ld~red with respect to wh.t woul~ occyr. Appl1CdtiorlS 'Weot throuch tl'lc A,.chftectur~ I Reyft'w &OHd (~Nt:J proceu <It the 1I1,,'IIU"1, \!Ind hlstorloe sHes also went throug" .In Historic ~esourte$ ~oard (HR6) process. "nd could PO$S~bly end up oIS a Planned te~"urlity (PC). There were \!I~ple b~flt·ln controls, • ':.Ilotlng proceS$. and he did root see tPle squHe foot"ge d:'ld polrk1r1~ beir.~ close to the theoretlc~1 nuubers. COl1r.cl1l!1el:ltler Patltuccl referred to the j'ldrkfrl9 dUtand ... ersus puk.fny re~ulred .,nd asked H the p,arUn!l rt>qulrecl w~~ o:alcul\!ltl!d by dl~td1r1~ ~SO SQ~Jre fe~t into total squ~r~ footage • .Hr. ZlrlI'u"rC'lUl s"id that .... s cor·rect. "nd thr: flyure 'Io"as deri vEd fro~ tolk1ng the ~~istfrlg de~an~ rate Downtown b~sed ~pon £~I$ljn':.l co~pO$ltio" and s~lling it so=e~hat hl9~er tq alloy for ~o$$ible cQn~er$IOrl to ret511 which had ~ h.~her de~Jnd rate. J~e par~in9 1efl~nd was tlued Orl actual Georu.d. ~r, r"frc~lld said the 3.1 fl9yre .pplled to the oses In tIle pipe li~e and thefr p5rk1ng rate~. Co~ncll~e~b~r P~tttucoel s&ld the prObl~n vas Irlterestln~ be.cdU$~ e .... erytludy that w~nied to develop /I.d to build lot 4 to 1, wh'C'rt:&S tl:o,;-d~J;ldrld obser ... ed was J.l to!. t( the de~ud (lYlilber 'Io".s aC"t;urolle. e.<;J .• <!~U.OUU square te~t ~f tne 351],OUO square foot JIIa~ilUlJ'tI .us bunt out, there weul4 be ;as SpHts In e.:.:ceH elf Uli! {!stiaated "ct~dl de_ud b~$ed Orl reqY1red. The requlrenent II<ld withirl It an inplf-catfon of re4ucf~g the deficit by ZU percent for ~~ch t'loll$arld ~quaTe feet ~uflt, fir. FaIrchild said that vas true If the use distribution In t"!.e future v.s the same oIS' the pipeline between 1984 .nd 1985. ~ou~~il.e~ber Patitvcc' soIfd for construction under the rules set vp to dc\(e. eyt of 2!iO,OIJO squHe feet there __ auld be I,UOO poHk:ln':;i spaces .and a need for Dnly 115. He bel leyed they were hed\llny and ~ues$ln9 4n two ~f(Je"ent d4rections \!Ind deyelopln~ ZSO.UUO squ"re feet ~rld~r the Currerlt rules ~~re than offset tIle HI6 t~eoretlcoll pari::lng SPolCt$ creolted by ha .... lng sllghtl)' "I')re a~yresslve frlcentl .... es for $el~mlt aod h'stor~c. [t WoIS a reascn able lrolde·of(, lie I(ould vote 1r1 fno.,.. or lIIaUn~ the Incentives Consistent. Hayor Cobb belfeYed 1t V.!lS fmportUlt for Council to dO e ... er)'thin'll IIo'i$lble to pre~ervE" Palo Alto's hIstory. Hych h"d "Iready been lost, and h(' did not want Council to create a body of rules that would caus~ any more loss than w"s absolutely necessary. COol1Clllt"1tl~ber RenzQI opposed tile ,lllendl;1e,H for the reUr)ns ,HIed. She c5lculal~d 400 spHe~ based en p~rklng defITt1nd 'With all the I!xclll~tiolls ~$ charlged by. Council .. which was appro:.:hutf:"ly JIj block f\!lces. or nine s.qu.re blocks of poIrklng. Ilased on the ne .. rel.jvlrelolellt J ; twas !i93 sp"ces, ur 12,J ~qli~rt bloc.ks of new pirtin~. While those full figvres __ ere not opt to be reatlzed, d ,\. 1 1 7 0 ~!I9/~ (j , '. " . :-,,"~-;.,--'~;.:.-,..,: ... -,.~", '.l1J1J<1 l",rt1(ll. of tlll!.~ HCr'C • .]mj crl.'4"tillY t~"t AliIllY C!xer~jltfon~ \lfI<J~r' ... llIed t,,~ ... IIQIC! elillp/1d$1s .:If th~ Downtown Study. The hi:storic t~l~~url~s were Il~t und~r Obllyatlon to rellov"te, but the scis~lc Cilte'llorhs w('r~. There Alf9ht be some basis for' pro .. ·idrn~ dddl tlon,,) 1nctntlves for' s.elsl.lc because Council h'POHd ad'dltlonoll bu(d~IIS on the~, b~t a facad~ taseMent Has no~ ol ,hug~ burden on til.: "!stOfy ~E'ople. Council ad9ht UI! yoln~ t.01i far wlOI '-hOse tl1tenll res. AHihl)"IUU P"ASStO by Ii YOt~ of 5 .. 3, Renrel. Fletcher, Beehlel YG11~~ -nG.· kleIn .bsenl~ HAlk HOUOR AS "HENDEO PASSED by • ~ote of 6-2, Fletchu, Renal VGt14l "no.a Xltlft Ibs.eftt. H.{)JlOIi1' Vtce -"'YoOr "'oolley .0Yed, seconded by Bechtel, that stiff b, d'r.ctt~ to 1ncludt in the ord~n.nees, resolotfons t and Gthltr Jllter.,1 to be provided h ollr flrt,l re't'lew the fGllowhg re(o •• tnd.tlons qf the CouncIl: he, Direct stiff to worl:: .fth the Historic Resource.s' /Jo"rd to I~Y'$t,gtte .ethods of ~roYlfin9 ftn.ne'~1 .sslstance ~t no cost t9 the City for o~ner' of properties in ~els~fc C.tt'i!'OrJes I. II, oInd III tnd historic CHflljOrieS 1 and 2, Yi(~ Xayor woolley said the prG9ra~ ~as in the UEI~ but did not ~o J~rO~~h to the reco~=~n~atlons to the ~loInnlng Co~mlsslon because lI~st of the hhtQrlc recoMendatlons lieflt Into the historic ordl "Hlce. The HRB ptlrsued the progr<l'-with staff. and Hie Finllnc(! d"p~rt!'l~nt a~rceci 't WoI$ a re-as<lnllble to 1./h'eH i':jatc. Iter :Ile~o (on file ;n the tlty Clerk's office) Ilste(j three IHlssible WilYS fllllnefill "Bist,Jnce couid be undertolj;e-n. I" dt'''' of other co~ stra1n~s on UIC! City's ~onC!y. It would UI.' preferatde if Council cOl,llo3 help the property 1.')Hler In terlOls of bOl1din':,l C"Pdcity but w1thQut "ctu.lly putting City I~oney directly into a fund or for tluy·(lowns. Staff preferro'!d " speclfH rolther than general dirrttto~ to diseu~~ ('n~ncial .ssfst"nce pro~ral~S. ShE IIa4 tl'l"ll1rlo'd whelil1!r p('mJing (ederoll hy.-sIaUon I~ilde the fnvc5.Ua y41iun futile, an4 was t,'d th-l!re W.t$ one bill pen<ling "",1ch would ( .... Or the IJlvesU9Hlo~ and {Jne" Mhl<:h WOLJld not (Jvor it; there· for~. CounCil should not f.Je .,.utd'ed !Jy'the legislative climolte. ~ouncih"~lIber Sutorius olsked staff If it w"s nece5.s.ary to Include 111 ttl(' dirl.·c~lo .... o! referflOnCe t~ilt It HolS nQt Ule intent of tile prol,loS.J1 to Include ;J c<lp.btnHlorl Inc:e.,li~e {lot square foot".,.e .. nd ~ fln~ncl41 assist~nce process. He belteyed' it was 901n9 too rdr if hi!,;lodc Inc€ntlyE's, s~isllic InCf'ntly{,s, "nd f1nal'lcl.aT lncen· lives. 'Ii~rc-,,11 p!;cl::a\lc(l together. The property owner, hold the ~lt~rn"ttvfl of ~Ither accf'ptlng the IQHacost f~nolnclil' ~sstst"l1ce or ('dpH .. lhl ny on the addHlonal square foot"ge~ btlt not both. ~K(HD~[NT: Co~ncI1De.~er $utorfus thlt t~ert be include4 :I e.ye.l thlt ince~tlre$ sh,ll no~ bt (v.ul.tf't'e. .oy~d, seconded by Rcnzel fln~ncla1 and square footage (,:Utlll(:i IWI.!.lu!r Ht'ltlel supported the al:!endMnt tJecaLJ5.e It mi yht dh.""I~h' the Ilipact of Council's previoLJs actions by c"uslr1g people' to t"ke the flnanchl inCEntive rather Ullin H .. , incentive that woutd burden t~e DowntOHn. A~EHOHENT PAsseo by ~bsent_ YOle of ,~~, Luy ,otlng a no ,-Klefn I,.'}un(iluel:lber le ... Y IISked the reasons tar putting selsmlc <lind frl:storle to:Jether. There w.!s a clear PLJblic benefit 1n ~Gl!plrlt) Idst(JrlC buildings in the.r historic context. Selsmfc ... "s S(I,lf'h lilt! nt!ed for tile ownl!r of the bLJildln9 to catch up to tile safety stll" •. !!rd'!. not pr",sel1t in the flrSot plllel!. 7 l } 1 S/J9!8ti \ " ,-._' ". ,'. '''''''~''''''>(''~'''''-l.~:...-l.," Viet f'!~10r xot;1U-" Ul~ t~t rellQI1 for putting the se(slll:ic-tHe· 900rl in l"e ~rOS~'H! lItl$ prh~lt,ny .tllerl/' ",as ~ ~'nie .. ~r.: "'Il~tler of tJrOJ.'-:rll~J, ',.· .. dtd to. ""._.t a oo.,d Issue pr.act1c&l. ro "oat & oo.nd fssllc ~or It'u liar'; ~ .>ti .llon "ull.n. wu not ",orth tilE' cfrurt tlh'"l)lv(.>d. "S.'Ullp of Vecph hid t c be re'dy to del $o'llellliny .H .,vrRll.~teI7 lht ~a~r tl_eo ~" order tv tl~~ sue~ an ~ctlon. (Q,..,ellclj;l;"tr tt-'WI (IHlfird thli! rUSOII for Inrl.Jdfn'J Sl!fs.nic 'WH ~ practical O~t-th.l Ccuncil S~D~I~ t.'l~ ~ore ~onl!7 d~d therefore \1'1(1\110;1 ~aH ~ltu=r tl.,.Odl'ngs. in a.s,jHlon t.o n.e buHolngs 1n "Is ~\lrlc. HI' wu v111ini Co. uSC! tHy Huts tOo .ulnhln their 11'i"i'C(\lor, o( hlstorl .. bV,fl4In!ll •• nd WQllld support tFllot part fJ1 1"=«-IICltlo.,. Ne <.lp~<)Hd .fld~dfn51 u-hn.;c 11'; t71~ study. HO'IO~ DfrIO(O 101 lutPQS(S Of YOll~G KOllcli ,U .Uit.:I(O' .U .... I(O 1() HISTOt,c CAT!GOil::l[S I "'!'ltl 2 i'ASS£D ~nt~I.¢,~I,. {I.IA-•• i~~t. 1I{1;n¢1( ~S M([IDjD UtAH() , to $EI!'>lIC CAT(GOIUS It II, ""0 III ,A55[0 ~, • latt of 1.1. l"1 \o'f~~ ·no,· klel~ ~b~~"t. }!i)tlOlC: (:"'~II{lhUbtr-hDul .0.,,11, UC9t\Il'td by lev),. UlH .it.t! I>t "~ru-telt to It.thr4:. h U.r otdlntnces. l"U~lf.IlIon~, Ind ot/ltt' .. (frl.1 _0 ~. prow IdU ,. cur th.l r.w lev, the folloll'ln~ rcco •• lad .. tl~.' or ~ht C~v~cll; Ap,rot.l of the ll~fr reco •• tAd.llo~ (CM_:IJ9:6) of an 'lp .. n~lon eltl-;>UOoII Of leCi '~ljlre rut of floor ArU fro. Ihlt new FA'! .. _Ill f~r III ~.Q~~·tl.l~201Y I ud 1 "1&lorl<_ bulldhgs. vUhln tile Mv C,1l D'JlrIU. vllere neh h041ngi lfould olberll'ise h lhlUed 0" ptU hifU1 "" •• ~OO s.Q~lre fcot elr:p.",IQn b)' the nt ... FA_ l\sHs. ~ov~cll~r~~'r 'alll~tct dId nClt b~II@.t ~Q~ sq~,re (eel ",as _ycll .ntl:l'ltl ...... for rtllu,llllltlclI_ .,,:j '''')lrO'fe-1t!lt 0' t"'e raOJ_ber 0' cv1htltli1 I.." ".10 .Allo IboU 1110,,16 bt ",,,ro,e-d. Ht WU COo:'!!ld· u1 nil SOU 'QIHre 'eClt or ~ ptr<t"l of lh~ floor ari:'4. ~hl(:he\lH O("~ ",fl'Her~ '''0 the st," .nal)"~Is. ora t . .,,. eUI.oIlHr of true de-",,,..,d ~,~ l~tt C'r't~d ~n 4(ldlt1ohal ~etd Qr l61 ~P4'~$, (OIol,,(11llltltt-er hUtwrcl H\e4 tor turlhU' ('IHt{h;:,tlou of the ~<.IO s~ ... ue hu. "her .. Uti "lIeber UIU flO" •• fld wl\, t"'lot e~ctptfon v61.'ld lie vsee!. Hr, lllUe-r.,~ <I.dth" "\,, t-!\lAbe'" W.U ~fJt rotall,)' ,II IlIccnlive but .. d,j,. ... UtOi thE' "'-.tedl. of Oil.)" ift.1i SH.fl to. t>e "blt" 'l1) .0 .. 11;1' Qlnor ~o~j'lcatfo~~. J~~T~ w.~ S~e~ • 'proPQS"} (ro_ t~o ~o",nlo~n Stu~y tt:>",.!llu:. (I~' ~Flr Ji'lfhn!"g i:"u:!!I1ulon .:I'd I'\(lt yole lC nto""'end" 'he ~.'roponl 10 C.o\Ot'aC,~I. lihrn (OuMII consl~Hcd t71(' 0IIII0$t rE"ceral uor.C.orh,,, uten' Ion thtl h.U.rd thot 1.0Be reufhri needed very $.ull UOII"'U Oof floor .f'U for.Rillor E'J:ptn\10tlSi theretor .... , lUll $Q'.lt"~ iut r~lr,n .. ded both to n.e orlgl~.l ('oncepl (or rlIinor elp~I""OI1 II. 'oI.lI IS t<.> the ly~es of ne.e-d$ identl11.e·d' by so.!!e , Ot~ I rtLlol leIS. KOTIOM 'ASS(~ ~ft.nl.ou$IYI ~Ieln tbsent. MorlOIl': Cg.III!~lh: .. bf,r PiIIIHued .cy.d'~ ucolld.d by $utQrlll$, th't stt" b~ d!r.cltd 10 Incillde In the ord1ftlnC.S. r~solut1Gns, ~lId ollier •• t.f>1cl to ~e prQl'tdtd I,. 1)ur Teyhll'. t"e followll\!l re-cOo •• tAd~t.~~, of t~t (~uAcil: \ j \ '. · __ J • \ I' !~ Chapter 1. What Are TDRs? m. ... p!~umiC1g con~pls in recent years have E'voked .as much E"nlhusiasm and debate as the tr.ansiu (If develop ment lights nDR1.~ The,T.OR con.:epl has bttn nailed as th.e solulion 10' a sweeping variety of lalld·u$E' problems. including proled'ion <:if histork landma rh in Dem'tf, tht f100dplain in ChiUlgo's chic NorJh Short' 'Suburbs. typrt2is s\'.'amps in Florida. farmland in Maryland. pine b,ml'n~ in Nrw Je~y, and mountain vistas in (alifotni<l. Yel dE'Spi!e the-hundrEds ot arlides and thousands of hours. of thought and ro?'Search. fewer than 50 cQmmunili('S arour,d the cou(Ur>' have (l<tuall;.' implemented a TDR sdll>me. In perhaps only a dOlen has an actuallransfrr taken pl.aCl'. The TDR con~pt h3S not yet lived up to the a~pjratjon) of it~cr .. alor~. Why has rhe COMerl failed to dJte11s Ihert' $Omdn iog innenmlly am i~s in the !hoof), of prollct] ng nal· urJI or h'Slo.ic rt'S<Jur<es Ihrough transfer of Iheir dtvd· oprnent pote,nrfallo olhersil<;s1 Or is it merel)' a problem L of implemrniaLion1 Has po1iticall1e<~1ity uncRrmir,ed IIv ecoMmie reatilie'S of the rea) (~tHe m.;ar~lpl.;a<t7 There is nOlhing inherentty wrong wilh the ("on«"pl. Systems can Ix-pr(1j>trty d;1'Signrd co t'oeourage thr Irans fer of dr\'e)opmtrtt potential from a silt or building to bE' protected /0 anolher pJrl'rl of r .. al f'~late. The fJilure of the TDR <concept 10 live up 10 exp«lation$ is a failuri> of de~ign and implemenlatiof"l. [n Ihisreport w'" willl'xplain Ihf' ba~lc conctpl a!'.d its t"S$E"nl ialltgal/oundatton -'-le«'nl legJ I cnallengl"S pr("S€ I'll ncl'll problems-a nd crilicall), .0 na\yze a few kq TDR pro grams around Ihc country with a view to their conccpl\lJl '"lnd praeltcal slrl'ngths and wNkn('$se$. Such a review G!n tl'\'('<lllhf' r'>wnlial ""rmenl; of" l'iorl-abl ... TDf( syslem. Thl" stlece>~flll impltm('nlalion e,1 Ihe elw,enls deptnds in lurn on Ihe appliatlOn of f'wprr r,MI ,"stale analytica' te<lmiquN-as mueh as planning theor)·. Conlrar~' 10 .lcceptrd plJr'!.nin,g dogmJ. the mosl significant pirce of proprrl,' in .a TDR s<hemt' is nol Ihe I(~()ur"-'" 10 b(' pro· tcctiXl but Ih ... rc~i\'irlg r('JI est'!I('I~nefitins Ir ... mltne den- '.>' ,". ···21·· .. · ! i' ! ,I I ~. \ sit)' [..,crta$(>. The principal focus of a TDR s~tem musl bt on~ht rral estale marktlptare and: its. opera lion. Only when lt1e 'fOR program is undmlood in lt1e conto:t of a rea 1 t"~.;.I~ mark-tl place can a TOR s)lstem work. 1'0 undt"nt~nd 1M TDR (oncept, a planne( fint must ~ familiar ivith thE" ne)(iblr ways in which legal inlelrst in real nlate an b.:! cfivldtd. la.ryers a~ taught lo vitw Ihe ownership of nOlI pr1lptrly in America .IS nolhing more Ihan thr 1lwReNhip 01 a "bundle 01 ri8hls.~ Owner· s.hip of rom.e pi€('u 0 f prop€ rly cmig Mlh it l)(J.ss.t>Ssion of a biggtf "bllndle",han olnrrs. The potrnliall!) USE" Ihe bundle is. limited by many facton:, including zoning and hnd-use rrstriclions, building code provisions, t"nvtron· menlalla~'$, and otbu public policy rl'"S1(ic!ioM. as. well as-the gEneral markel forCH of s.upply and demand. An)' pr.:-vious decision. of Past owners of Ihe sam ... property 10 sell or givt up parts of tbe bundle while n!tainlng olhN pariS will 3110 ilJfe<t the current wmers righls. A loning ordinan«' that cla!..Silirs. a p.1ltkuJar pie«" of pfCopE"rl}' for s-ingk--filmily miden1 ia.1 de..,.Jopment has .g.h'to the o",ner the righf to de\-elop the propErl)' ((If thaI use. while tak· ing a-.yay the right--al , ... .a~ in.lhe forts.eeabl-E' future-to de, .. ~lop illor high·rise-oHrce buildings. F100dplain regu· l.;-ti<'l"I. weiland .. prO!Klion 1lrdinan«s. or prohibitiops on d~~I(\.plT't(nt 01 ro3~al dufW"S. afe oint( examples oj publk programs that limit t~e contrnl of tl1e bllndJe of righls for some Iypes of property. VVitnin the rcguti\tQry fr.mH'· .... ·ork of typicallor<ing and pl.mning lilWS, however. there· is a g.reoal dul of flexibil ity for a projXH)' O' .. lont'r to be cfEalh'e in $l?lling. Ira sing. ioi.t11 \,enturi..ng. or donalin,g sorlie of t~e rights jn the bun· dJe while ll:'lainil\8 othtl'$. For e)(arl,pte. an ownel 01 a prime piece 01 propt"rly in a o'ownto,'m location zon«! (01 offi«' use has a numbtr of CMitts as to how to dt"\'elop thai propclly.The lart<! may be lE"as«llor a lor;tg period or lime-.s.ay so to 100 )IE".us-to anolhrr devtioper who tnen buitds and Optr-dtt$: a". offi~ buitding on the prop elty, Under su<:h an arrangement, th~ landowf\ler would be I!'ntitltd oru)' to the paymet1lj for the ground lease, and the-drvelopcl of tht oHke bnilding. would recoup all prof· its (cr btar all toSStl) from optralion of the develo~ structure_ Or the same landowrwr C"O!.l!d entoer inlo a joinl wnturt arrangement with thr doeVEloper 10 build joinll), Ihe s.arnf: office-building. The lerms of the compen~tion II) Ihe landown.er would be mucturtd aC\.""Ordins1y. In Ihp Jirst example, the lan<lowner bas givtn up all right 10 .joewlop the proptrly and, in the §eclJ.nd example. s.hares i1 jointly wilh anolher party. Or Ihe landow[1~r rould separalely tslablish a corporatiof\ or p.a.rinoership 10 dtvelop the propert)' and relain scmI'. or all. of Ihe , L \ owner"nip or the finished product, AmeliCln land o'n'elQpmoent paUerns hav-E' gont thtolJgh a Yirlualll:''o'olulion in tht' pasl qU3rlrr cenlury, tllal"lkslo such inno~'alive legal con«pls as.oondominium ownership; slr ... l" fillp acl! allOwing s.pedfic floon or lewis :1bove groun.d 10 be ownN in. tu s:mple (thai is, by diffelenl parties); and innovations in mOllgag.e leod· in,g s.uch as e.quily palli<ipalion mortg,agrs in which the !tt1dec $harE$ in 3 percentage of growth in income genrr· illed by a devdoptd projecl, As a result of I~ts.e iMO'lil' lions, Ihe Americ.!In legal and devtlopmrnt community views land and th~ devoelopment proctss as a flexible one in which paris of Ihe bundle' of ris~ls may be easily remm'r-d and lran$terrrd to olMr ptrsons or e\'(!lllo other pi«es 01 properly, E .... en !hr mosl umophisttcaled Americ;an homeowners· and landowners are familiar wilh how· s'Ome of the ('(In Loents of 4he bundle~.n be parcelet.l out to olhus. Tnt)' know thaI utiliI)' compar.ioes ~ave an e3;~A:'menl o\'\'r Ih;'!ir front )'3rd$ or badc.yards 10 install and maintain abo~"e ground or underground \ltility lint'S. They may bl' famil· iar with townhouse or condominium projects in whicn .som!.' porliohs of the bundle-are ownui e)(ciusiwly by a unil owner. whill!" olhNS are oW(I(!d in common.. Such Il!"gal arrangl'merM a~ well as the Sf:'paf,Hion of und~I grou nd mine.al explora I ion righls or surfaco.> watrr rights fJOrn Ihe fee simplr intrrl'"St. or dewlopmclli of pri·"aloely ownrd prolocts ~bo"e publiC" s!reels or railroad righti of way. are widrly understood as (-)".amplrs of the ease with which Ihr bundie(";an bt' S€'parated inlo smaller piles and par«!rd out. A. TDR system simply lakes some of the conl(-nl of the bUl1dJe of rifhls (or one pil!"<e of prop.ert)' and transfers or r.e-l0C41l's itto anolher piece of properly, Typically. this i~ done by .shifting I he fu tu rl!" dt .... elopmen t po t.entia I from one piece of propnty (tP1e s-tnding s.iloe) to anolher pi~ oj propel!y (the receiving site). The Iransferroo develop ment po!~nI131 may be measurtd in anyone of a numlx>r of ways, su~n as floor arta. dwelling Ul1its. 01 parkir"lg spaces. Once Ihe I ranMer haso<:curred. most mR systems re(jtlire a 1~8al restriction;)11 !he M"nding sill!. prohibiting any IUllire us-t of Ihe ltansferred doevdopml!"nt polt'ntial. and permit the re«iving site to dewlop with Ihe addi tiona I Hoot area, dwelling units, or parking SP"CE'SIO which it is now legally enlilled. Some TDR programs are mand~ tory. in which case all poJl'nl ia 1 ~ndjng silt'j are reitrided; olhef$ are voluntary and allow the malkelpla~ to firsl malch a buyer and seller of the TDRs b.elore the send·lng. .. ite bfcomes burJened b)' a !and-use r~striCiion. ],-.. .-~ .,-:. ... ; ., \ · Chapter 2. Case Studies ,\!MI TOR pl.;)8,,1m~ l'oaw Mit uiliblished 10 prot(',a fi~~tr <!'tIvtr('flmtl1laU}' ot hislorka\ly fmpoflanl sitts. or b",X1ir.,g'_ ~t\'I' ';XJ.. 01>', Otn~'fr> ... ~ $.in Frand~oh.a\~ UNltd ofh bor~!t 1 DR progro;lms!o prom I hh!<)ric bui kJ· frlgS 1>)' *,~flin8 ~mt ;,),' aU or ttlt diflt~nCl' bt;twt-tn tht iloor lHI',,) AI!OW.af}('f' of 01 d«<;i.gnilltd lanam,H~ and In.H (·f 'hI' ~~ntilll nn-."1Ul'(Hltt thai (clJld ~ dt\"floped if !No lal'ldrnuk ""'r,~ dl'nl(\!i~L In Ihl!' Nth' Je~).· Pint· lard~ .a~.J CoHiu Coo.mly. florida, troe P\Jrp....~ of Ihf' mR program ,s 10 prot«<l ("r,vironmNHally signihcanl forofSI'S ~n~ 1\"rll;mdJ. In Sa.nlll Monic"). California. ,h(' plOV.lm p:O!~I'. cw«.al mOlJnhin r:tngt. Olnu program$, 'Such as '~ht 'OM in Mont&o~f}' (001'11)', Maryl.tnd. haw bE-en H!.abhsh«lIO pro:t(1 prinw ... grkulturoll bnd .• md .11 !1'.1sl OM pro-g,r.)m in Sr~l!Il'. WiI$hingion, hAS bt'-tn de-signed to) tNO'Jr"i,:t r('1(/111(>("I And N'hJbililali(>f'i (lor 1m .. ·· ,n-,d :Tl(>detMt'lrKQme-hou>lng. We M"e kif f'lhli<-& more Ih)J130 T DR progra ms. ($(;e.ap ~rxl ~ ... cs.1 Of tb<Y'A' progr..! In!.. oo!y.'l Ooul 21 c.a n be con~id· oere-d 'Su(crssful. if S.u'cts~ I'> co br mr..aiured b~' accomplishment of OM or more tran~frrs, Yet of th~ 21, only a few have had mOle than one lr.amfer. MONTGOMERY COUNTY, MARylAND ~lonI8orr.E'ry C()Unl~'. loc.altd to IhE' north of Wa,hil'1g· ton, D.C .• hJS a population of r<lughly ,SS{l,0C(l and 3 lJnd 3f,;-,1 of 323.()(X) acres. Duri1\g the-pasl two dt<:"ades, ur· ba!1iz')lion of Ihe county has pr<xeed",d JI a rapid pare, y~1 Jlx;ul ont-third of it~ land ar-ra remilin~ ['Hal and in agricuhural U'\.E'. In 1973, in an effort to mm rf"s.idenlial devtlopment in prime agricultural ared$, a five--acre mini nLum lot-~ize rtquir€menl was. adopltd b~' the-(Qunty. Thai [ailt'd 10 prEvent urban encroachment, which con tinued to de,'Our prime agricultural land: dllring the 197\);, MonlgoIhE'l)' Count>' 1Q.!ot ]8 perco,>nt of ih farmland, Tilt' }, tonlgomrry Cou nl,' Pia nmng Com ml ,>sion's. con am about iurtnN luss oj farmland pron1pted the appoinl· men I of a la~k 'olCe to explore methods of prt.'5e'rving 3,gri<:.J II uul uses in t he count >'. 1 hret .a II("mal i ~'es \\'(' ro.' <on~idered: downlOning; outright purd~,w: of -ilgriculluf.JI 3 ,I; ,j: , , \ , \ ." <: \ -~;~;:~~~.' ," ·V. ~.(_ 2J';' i ! land; and a TOR pt(}8t;llm. The 1as~ fotc~ ('Qf$ludtd Ih.at dowNonins would be u nhir.a nd pvrrhur cf l.a!'lds. would ~ 100 (Q1l1y. II $tllird on o! TOR p{03r.m 10 plHtIvt" bolh farmlan<! and Ihe viabilily of .a..g;l)(tjtluul t'1'1'trpn~ in th~ OOUnly, In 1981,). 1M ooynty ~ppro\"td .and .I00p'td tlw-__ &.kul, tural and Op«lI s.p.act prr$.C'I\'~tton pbn. cksisn.!ling;an Agrkult\Jnl ~/\"I!" of 11(',00.."1 '(f" {more ItJ,.n a IM,d of Iht (oYnlyl. OOwnlQnltlg,uyj dJi~tfyil\.3 il .u .. Run! Dfmi1~ Trin~tr 7.ont. PI.lnMf1. dtlwnin«f Ih~l a '.um nrrdro.lt Ic.$l. 2S aerts'in ord« 10 Opf(ill" prcfrl,lbly; Ihus, I~ muimum a\.!('\, .. ~M~ OOTI$"mml dcr.;.sll)' h-i.(hln Iht agri(vtlural tt'i'U\'T w.as ft<h,,'(td 'ram onr dw'tl!inl; unil potr fi,,.t aCfl!'$ 10 Ont llJoil pot; H oKrft. P, ... 'ptH,." CWf\trs wilhin 1M ~&rkullural art.) ,,"'tIt tiWtl th~ ri~t Co ~11 on(' dtl'ttormtiol riShllot t\'tfY fh'f: a(fti cI j,rm, land owntd. hi. 1951, an ini1iJl r«ti\'jng arr~ • ... ·n t~.)b· I i1hrd ror up 10 J.()."(10 dr,1'!opmtnt rigl'lh .. brg:t' 'fI'.q.1fh to re-cl!i'l't tf.!ns!tN from 1$.o...'X:J Krn of ..... trKvrf~r.a1 RKtr.,t ].and. Thtrl}'·ri'\"t" ~~'!o 5Q.ldJilioMl t«ei\'in,g .art'" h3ve sirl«" bi!in tdtnliril'd. Wilh lhe PlHCM<;.r <:>f de .. "tl~~.pm.tl1t 11AhB, tkn4·.ra in the re«h'ing distrktt. ".1'1. incru~ 1M NI-< ~ra.I)· "'c bu i!dtng tj~ by \'dTyi ns itmou nls. Oet".u\chnj; 0:\ I~~ ll':\' ing cI"uifi,~ti~'n. ror Ifl(,lrnrtr, \.,.hrrt li~'t' Uf'.ll' s-~r .,<ft arE' pE'rmiltcd by t~.e un<krl)·int,. !O;:'ir.,g (I !olsi r i{..l tt<'fI. ttw TOR pr"S1'3M ~lIows an itl(RoIW-<of I~\.'I unih J.'of'( au.r to .. lot-al <Jf SE"Tn unils pu lefr. A:. of lu'<e 1985, l.HS TUR~ ha"'l hun p\lJtfla!-td i!.M applowd for use in TOR It'C'ti .. 'i~ arru. rr~!C"( li:"\i; $,12.5 am'S of farmland. 1~ TORs h.\\'t ~n put(ha~ II)' fewe, than 10 <kwl~l$ (<II suWjvilk~",lo cvn'J-.i1ling (of single·famlly 4rud'lro ~nd I-€midtll{htJ {'Y:,o;!J\h.,)U1--r units. Th( county is C'Url'tnlly I'tV~",1ns:.an .addilloo,l 2,0(X) TDRs through the subdil,:j~i6r\ PUX'(--H. which ... ,11 It's .... 11 in Ihl:: f'totKtlon of ~ lohl of ntall)' 16,0..."'0 '&(res of f .. rm!and. A TDR r~$(mo!:.nl il ft('O!J.t.d \'o,'il~ thr~. ~Iri<tins 1M numwr of (l[lt·brnily (h.'t.llir-..g.s 1~.I1 (~I'\ be-oomtruclro on thr-s.tnding p.arC"ft The-price paid by dewlopt'l'S lot TOR" hu dtd.r-tJ sin<t the fim ft ..... )'raf1 cf the pt\W'm. mRs. $cld in 19'Pol for SS,C()() II) f.8..oc~ tach. in 1¢8J for $t.m 10 SS.S4.)J, .md currenlly ~lJ for ~,,()(X) t·) SS.Q<Xl ~r fight. f.lrtn· la r.d va hu' for ap.tiwllur.ll u~ ~.a. urn.a inr--:J {~ra,!\\,tly<oo· slanl al S900 to $l.SOO prr a~·rr. JUo.ah"rs-lis.t TDR1.1nd earn OJ. oommis"ion on. U'an~ctv.,ru;' 'ppniun. are \l~in8 (omparable Sd'~S of TOR" 10 v .. 1uf' Ihto rightt-o Th~ Maryland·Nalional eapihl P.ark and Punning C(lmmi"siM. a bicount}' pIa nni r,g. ;og('r'rCy. \\ .... '\1 hd c~l)' wilh Montsomery Cour:ly 10 provi<!t boih I~>(! lat~·\is.t plannin.g; and lX'Onomic 30a1r;l;i"to (!\Sure Ih.at the pt(l' ga~m \'\'ould work effectively. AI tllf' oul~t of thr pro· ,gram. pl~!1neN and ec(lnomisls re<(',gnizN IhJt. un!t~-s. thE'ir TOR program <k$ign W.lS b.a5MOtl {~t rNlili~ (" the priv .. t~ real tstale m:;tr..~t. Ihe pro-,tl.am .. ,"Ould l.ai!. Arthough the TDR program i~ manda!ory if'llh.a1 do ... ·n· .zolling occuurd. property <,wnrn. ue nm uqu~red to sdi thelr deve!opm~nl rig~ts. Tho!: ~n..l;n" alt,U wt'{.r Iho.H" wilh I'Mugh dl'v~lopmeol po!(-r\li.alI0 m~~.e alt.' ~tr of deV('lopmer1t righl" finoJ n(ia lIy .all r<l,li\'o!: 10 I h.r f.a r01 tr~ who ,olllned the land. <1nd Iht r ..... tEj\'iI'lS si!{1 \-I,·tl(' in .JU"~ where dt"\'clopmenl deman.d \,,';\~ $Ir'~tls. el1l"lush 10 (fot"alt 4 L .t O\afkt~ 0' .... ·ilJin,g bU)'tN. S«<loS(' thert was a soft mac· kellOf 0I\Jl1ihmil)' hOltsing in tP1(' C'hIMy. I~e ri,shlH.Hl bot, dJ'pli{.j ~nJ)' 1(1 sin.glt·foilr!lily and towl1hou$t dl"\'elop" meN, .ae.~in 10 C'MUIt thai prk'u and demand for TORs would hf. '" i8~. An ~dd'ilio:'l~1 inunll\'C' to pLlf(h.lu TDRs. is p-riorily in lhe plo~'isl(ln(01 "'~Itr .and lo(v,·tr ~lVi<"t$. The rounly .at"" l"u!'!(W.an: t~!cMi\'t (dV(ilIK;o/H:1 rHcft 10 :selline p"',!;¥ofm to Mll'. t-lt)~Ii "!Hj ~Itls alite, In O~, 10 tflrufo!: Illu h'(,('i¥log .afUS ~rt de\·tlo,ped Mol suff;cirnl dc-Mil}' :(1 "11-1311\ m.l:fl.t: -.'km .. nd for TDR~ ilnd IQ ,woid SrrUdlflS.l t~..: TOR fiShs .acro~$ a large n\:ml-tr cf u< __ (i\';~ f'J(C'C'h. ;he Jm~il)' in<reu~ on thr f(Q'i'ling r,IlCt!~ mu~1 bot.a' !eut Iwo'lhlrds or Ih~ po"sj, Nt m.J\imun)(~f\Stl)'. rolf-'.ampk 'On a lO-.a<roile wilh NI-t l('flil'l8 pumiltin,g .t101 .. 1 of 100 uMIS and a <k-n1ily C'p~ion N.an oIddlti-o."a.loC{i \Jnils. ~h~ ..k\'tr"'ptr mu~t pur ftll~ .alIrul17 TDRs .l.r.d con!lw<t .11 ItiI~1 127 onil~ 11(\"1 --1-' {to X .M7iL A C.:oIJi'l1r Dt\'tl{\f"jwcrt! Righh fund wn Ntdb!ishrd !l~ ~CI U N)'il c.f t~1\ ftY:oIl.&n4 (0 rrov~de loon &uu.>.n· ItlS./ot I~n~ th~t u~ l~,f \·.Ivf' cof dtw)"pmtl1l riV1ls 1.Hll ",UM~.N 1(\ h .. ml.aM.a.s. roll;Htr.a1. l"r fond ... ·.as <'~';S!'ltd ,,, ·~Jnl." TDR~, Ihw!-tllthtm.at.auCliM tolhe J..1thtl! h,J.:''!I. W;!I'\ tl.!tI.an!tl:~ are a\·Jll.!b!f lor up 10 75 f"ft.:otn! c-f Iht fl>n~.tl ,'.a'Ut' cllh(' fum ~or a ttlm not to if'-'C\."i',j ,.\Y )T"'I'S U"""'T'."t'r. {he f'1'l\''''\~ mJA .. \ has been 1.IH~<.,t tf1~\':£h to ~upporl I~-r tOR $'[08ro1m. and _hr (QUl'\l)' lend ~u nol l-Nn u'!.C<!'. Allho,u,;h Ihe ir.;h,al ,Holt to ~s.tll" I~ prosr.aTn did <tquir( tht ,.lioc.alion ('I sl.aff rtsouru-s. Montgomtt)' C~\J nl)' N"f'O,l, IMldftlini\luli\"'f' rosls for Ihr-plOgrJm .al~ Nstlg~bk 1r.J.s1!llXh ,1\ tht TOR approv,1I proclt$S is I.')((\fpo.n.tro inN) II'wo ;;ubJl\i~tC'n I~V;rw anJ Jwrovat r,ro' C'ts.:.-. !n ,.dd:IIPI1, MO;,IEomrry C(lUnty hin flJlllegj~'ali\'t." (Qntr(!l Q .. 1'1 bol~ knd1r'l8 .and ft«l\'ing .arE'as, having ,'miltM ioc"!"f'C'r-l1 tJ, rt.u f tom Ih~ TDR pI ogr.a m. Con.· H~IXf",li~~ dt\"fl/)~u. do f'l<l~ h.a.~T 10 c'O~ \'\'ith .t mulii· Ilu.-J ((\'I{'o\" ;I.r.d "r-rr(t\'d I rroct'$~. and the-(OU n ly does. M-l hal'o!: I» bt ('oro«rl\(-d \,\,·jlt. Iht (omf\lljbility of )OGltl phnning JI('ld lonifl8. Mt'I1I~mtf)' CQUnl~"s TOR pr,'sram ,"u«:Eed'td b.t-cd u ~ il 'utf 111«1 tht-(ollo\· .. i n8 <riliul c:ondl tiOM for .a \'\ ~"r)....t-~ plogrd(O; 1. Surficirnl tt'11fi-cUOI'I.-S on j.('oding aror.u to gi\'t' ril-t h~ TOR ulu. 1. De~r.e:,.,a:lon 'of I«tiving sites with tn1r.Jslrtlclure (4P'.I.~:\il)' .a",d ~uHA:iu,' de\"~lopmefll demand 16 rrH(~e ."dJjlion..l1 dw~ity jMrf"d~" a1l1dCli\'1.' 10 d{ ~·tl<:lpefS. .l. R~ro&l'1ilion of I~ «onomJ(.and linarldal condi. li(lM Ira:.1 u(l~rr)n a TOR mar~:el and dell'lmine thor ,· .. I\le of TDRs to Mlh ~l!m and IHJ)."Ers. <I A TOR pmgurn d~ign Ih-at is sil1'plr <!nd undN' ~lilr:dA)r utli lhal do(~ 1'101 rrquite oomplu (,ppfO ... .l.h 5. C(lmmllmrnl C(1. ;111'1 .. JuGltion.a1 t'ffort 10 inform fandowntr~. dt\"t!<l~h, Realtors. and JClOfne~'S lIl'Vul Ihe-pr0i;urn \ \ y: \ .' ..•.. t'·. 1 I I .. :. ! COLLIER COUNTY, flORIDA ColliE'r COllnly. on the WEsl ('Out of f1O"lda, i5 thr $lale'$'s«on<l~I"lfs~1 (l)UnL), in land aru and OM 01 its fasI6t growing. Naples. th~'prin<:ipal cily, has a popula. tion of abollt 20,000 0\.11 of a lolal «lun1), population of 111.000. Of the county's 1.3 million .left'S, tully 40 ~r· <enl is under iNtral or slate ol'mers11ip. Md go;.'tmmenlal acquisili(ln of s.ensil\ve Everglades and 'Big CyprtS1 Pct· serve lands continues. Collier County pa~d i1. firsl TDR ordinan<:e in 1974 and subslanlially amended it irtl9'N. Modific!tions rlimi· naled a requirtment that lransfe($ O«ur belw~n ~c(th oj (Onligu'ous. environmenlally $t'nsfti\'t land .and par (tIs of normr,silivt land. They also siru mlinro:he l't'Iiew and approval pl~. Somewhat surprisingly, h(ll\'t\'t"f. mOil! TDR activity o(C\lrr~ prior to the 191'9 amend· ments Ihan af~er Ihem. The TOR program was inlended 10 prolect morE' th.a n 40,000 acres of environment3!ly' sensili\'C l.and. incl-.Jdin.g barrie'r islands. maot1.grO\16. ullwater marshes. roastal b:e.aches, and cypres'S siands. cspKtal1)'Iat1ds imporl')nl ~o ""aler slotage and rechao,g.: in areas of C)'pI"('$.S growth. The ordinance «(ealed an o ... ·ert .. y zoning d.HSiH\'altOn lor environmentally stnsHi\~ land!i known a~ Ir.e Sp« i.a I TeEd trnE'l').t o,"E'ridY Dislrict, The irulial ooignalio n was not 2«-ompanied by downzoning-dol"moning o~ the o\~r Jay dislricts did «Cl/r wme yt"an laler in 19B2-bul mw d'e-'/etoprnent was. fEg1Jlateo and (01)10' nol oc::(Ur wilhout revi~w of si 141' developmrnl pl~ns by llle planning commi ..... sion and approval by lhe board of (oun~y commis5ionrrs. Landowners Ivilh two or more acres -·exdudins sub· mergrd land-in the overlay WM m!y elK! lo Iro1ni.ftr up 10 one-half of a residential un~t for tach ane ('owned. Upon appr<1val of the transfer, the ordinance tncourag>K pro»€,rly O,'/J\E'rs to donale Ihe land to Ihe CC1U nly but tiws Ihe option of ent",ring inlo an a&retment wilh th~ coun:y to maintain Ihe land .as llndewloped optn $pa(l', Tht oounty musl.apprO\.'e the-transfer. although Ihe TORs do nol hOlove to be committed to a p3rtkular receiving site al the time Ihey are :se\'~red (rom Ihe sending parCEl. Th~ developm!!l.1 rigP, ts may bt Ira Mferroo to re'Sid~n+ liat multifamily and f{"$idetllial tourisl dis.lricts. DeJX"rodins, on the zoning c1assificallOtl of the receiving sile, density incre.a ses of 10 per(l'[1 t or 20 pelcent over l he u nderl yin,g zoning may be a( hie\'t~, As an incen tiVl!' and to of/rr iT~x' ibilily in u!iing TORs,lequirements. for landscaping. QI(+ sl reel pOI rkin8, and ope n $pacr ar41' waived as nt<\'ssary 10 accommodale the addilional density. Belw.e-cn 1977 'and 1981, 526 developmtnl righl~ Wt>rf: Iramferred. protecting 32.5 aCre$ of land.' o..-er 350 riShlS werE' Ir<':n.ferrM in a single transaclion flom land owned by the Ot!llona Corporation to another sile owned bl il on Marco Isl .. nd. Becau ~ new ronst, ucl ion in the ove rlay zone-is onl y res,ulatrd--not prohibited-m.l .... y properlies in Ihe tRV;' ronmenlaily .sensitive area haw' be-E'n dev~loped, Anum ~r (If major PUDs containin8lh~ lands han iIlcor~l' rated' Ihem as opt"n s.paC'E' amen[ti~ in Iheil dt"tlopments. Z. P,i"" 10 191$. Colliu C()U.,I,"'Ofd,."nC'!: j)trmimd d~r.ljl)" If~M' If/$ NsN 00 lf1t ",rY.k,lyiflg wl1ln,g. cor lilt rttt,ving: ~I", TN" t~ o;J" ".ntt I'I"h-amr01dfcl. ~'roc.!lil\!: Ih .. 101,,, (.1 "nr·hllr oo ... lopmrfll .i.gJ-.I P<" .(~. The (Ol.mty·s rrgulOllioM ;ptHnit lransler .. 'rom ~r'\\'ir·_~n· menially su\Slliw poHions ()f .at tr.att ro pori ions ~hrJe the-sPfCiallre",mrnt olrt"il and no! ~i.gnJtt.j.u (rwit~l\· mentally $tn~iti"''t. OM de\'~foper ~tansteHtd 960 dt\~I· opmenl credi1s. 'rom ao eSlu~lj~ arta 10 the url.!lnd p<lr lion oJ.a "He. A n'.llnNr (Ii I~'" intr"sile lfJM[.tU. h.n~ oo:ucrW, but the-rounly dot1 rx"'l trxluJe d:If,)"'J1, io ics. il)R trlns..1cliol\ count. tn the la~t ri\"~ )"'taM Ihtf>r r~\'( be-tl\ .... o lI-In!-fu"j, .. "4· dnelopmen! rlght~ a"d. 1)$ QK'-lHed". m(l(f' than. t",''':'' tllirds of I ~ 1 r,msfetfw "Hro,a' "yrt It" n~(ttd 1>-; uin, gte d'e\'tlopt'r ,' .. h~ subst-qutnli)' dor.",t"d lhe t{wiroomtf"l' l.ally stJ\S~Ii\'t" limd to Ihe county. A nurtlbt, <..f hctt'l1 hOl"'t (onlrit. ... tN!O th(!' limilrd u!-t.:o' I~ pt()j;t-Hr'I. One is. the Opli(\n lo i;Kludt \mbuihuMr o.r rn~if~\M"lf~UIl~' ~nsili\'e nus in 1M-wni..ily u!rulalio."'Ilor I~ (Milt: ~'if' ~~d Ihtrf!(lll' shih the-dtmlty Itom oM rolt~n C"J I~ same p.Hul 10 '~n-\llhu_ $«000. dt\'t!Of'n"S in Co!l.iu C(lunLy normally do nol hJil.d lo I~~ ... ~ru;t,. pt'Htli{tM by Ih~ underlying lOl"ling .nd Ihu, "~\'e n.;o inctr.ti\,,( to PlJJ'(hOl~ fithls. pe~'m ill 1:"\8 .dd: I I<>..w ~i\J-1l ¥, lM;~;:' , ... h· ti,"E'ly ir.t'pel'sh'( IlM fo: <k.yioprntn! i., .&'fr"'f~li)·.1\ .&11· able. fo1Jrlh. S(lrl1t dt'-':!0l'f[$ W"tlr u'.,NrttJJ)· :;k~(lrd bJ' ihe appro\'011 p'OCf"~' P'rio-r to l~~ 19","" "n;.tl"drr,wa illt prO(ti-1 ji"\"\lh"t"d"" lot"'chrlKolny J.tlallr-j OI~'PljQ!K-1\ JIM leqlJir«t Iht tt,·ir-.v .Ind .appro\·jl "f ~Hn td\'i$N)' bon(h af\J go\·trnmtnltl "b~ncih. F'rI.I1!)'. n,.i.ynls of (ws.laJ arE.a~ pt't()1'ind Illtle-dirlXl bM.tfillrom ~ rf~"g, • .Irr. 10 PreKo't in:trior lands. and 111~rt' ~u m.n ~mt r .. $.i.~, Unce fn1m propt{t~· ol",onr .. s in !ht dtl-itMltd rt-.">riYing: arra~ 1(0 I"" Mfdil(o:1al drnJil~' thu trJMf(/S "''Ot)!d' impo~. Thic. u .... ·tll.&so Ja(k of suHieitnl s.tol!linJl, il"l {~ cclJnl)' pl~nni:i.& (\ffj~. ~'.Ii r-t'lhaJH prt:\'tn!«ilht ("",Ny f,om promoling t~ p:osnm h'" '.lm&Ol ... notn 4Ir.d dt,'t'I· oprr5 who m ighl u ~ lhr 1 Dfh-. NEW J£RSEY PIN[lANDS Lx.aUy k"o,.'n a~ Ihr -Piflt .fhIRM.,-Ih( 1'\""\' J~~>' Pinelands r.n«lmp.,1 Ssti a mill iQfl.t\JMiN. .u~d a!1 or p..!'I'S of 52 mu nk ip.alilits. Eoob6kAllr M&n iff(.anl"tt--t, includr its loresl'S, ~gs .,nd m.arsfl~l. ~nd -l.&rKul~ur~1 Jar.d .Ior cr.anbc-rry a rld bllJeOtIl)' <ulti\',lion, Subuft-.:.O and ~ror.d·homr dEw!opm<-nl .a-nd lk All-Inl.~ City boom Ihrealt'nro th41' P.r.tl.arod~ e<Q5.~"$~m injhr 1 Vi'lls.an-d" promp!t<I' suppo.1 ((II a rtglonal ~wr~h 10 8JO'\\'lh «('In' Irol and "w;rOllmtMdl prO!('(liQn. In 191B. feduallegislalttln ~ubli\hM the Pinel"nds National Rts.er.1'. a ulhorilir.,g (Ita lion of .a lYgi(ilul plan. ni.ng body and rh.arging il With dewlopir.g iii comprrhfrl si\'~ m2:t1i!l.gem~nt phnfor the-ro.>S-f"IW wilh1r.lS mo~!M. New lerseY'1 govunor rt'Spondtd by (I~alin.g 1M Pitl~· lands Planning Commission wilh fnloetirr. fNponsiblhly for rev'l~w and approval of &wlopm('nl pr(ljecls in lhe Pi~la~ds d'lltin.g the planning pha~. Ultr. th~ state kg;;s· 'at lire p"s~ Ihe PiMI:md ... ProlcClwn Act. endonin,g l"ht planning, prlXt~s and' sUl.sesting TOR, olS a pl!r1f'1in.; .al"ld growth conlrol too' Thr co!l1mhsjon under/oo!... 3 )·ear-!or . .g !lud)' of lhoe pJ.ltlt1 ins: and growlh cor.1 rol p,obl~ms. C1J Imina til'" L~ olhr adoplion of a rompr.::hemiw mOlna&o.>t1lt'ol pl.an for I~t Pineland's in lall' 19$(1. Allhough Il-le ptan <<tIl, (or W-,rllt S .. ~ .1 ". ac.quisktion of cl:i!k:ar lands, its principal 111 nI$1 is Co ~ rke 1~$.idenlial developmenllhroug,h sLticlland,u5t (Onlrols. In Ihe ~ul.illed .a~. tesidenlial dev~!Qpmtnl is. nol allowtd "as 01 tighl~ but only as 2 conditional U)4:'; Munk~ ip.11iti« and counlie-s In the Pineland'S wert required 10 prep.a'~ 10.:.21 plans and land·uSE' Ngulalions, indudil1g revia.ed zoning orOio;llnCE'S, consistent with cht Pif1elands PcolectioI1 Acl "nd Ine comprehensive plan, The PitleJa nds De~·elopmE'n t end it (PDC) progra m is a by~le~"tollhe((lmprthensive ma~enl plan. The r Des are TDRs i n!ended to redi ree! development flOm sl'nsilive areas to a~a$ Ihal can bE-1t~r ac(crnmodale growth and' tOo allow landowners in the-mosl restricted ar~as ~o share tn the ~ntfits of increai-ld land values in the recti'/ingareas. TM plan is the largest i,n$Glle and per· h.1p$thE-mosl rompticatw TDRscheme ewe impteme-nted. Credits we((" .. llOOlled 10 landowners in I he design.alrd preserv.alion ar-ra dislrict aoxorJing. to a formula tl1al r«OJ!.11ittd the land's cuutnt u~ and its stlitabiHly lor future dr\'E'!opm~nl. Credits ..... ere calcclalE'd O!\ the basis of 39-acre-(ncrE'menls Uplands or woodlands gentraHy l"E~iwd (lM· ("redit fN E'ach 39 acres, ahhough some ~~'ooolands nceded 10 prolec! Ihe waltrshed fE(tivtd lWO ("redits PEr 39 acrts. Wetl ands were judged 10 have tht lea~! dewlopmrnt potential and rt«ivtd 0.2 c(Ediis pE'r 39 a(res. although weI lands i,n agriculturall'${" for ("tan· bE-rry or blueberry cultivation re«-ivtd 2 credits pel 39 a(l"e"S. A devtloper ..... ho buys a ("redit is enlitlro to build an addi I ional four residential units in art'a" d~ign.1led (or dt'~lopment. PWpE'rlY ownel5 who S("H thti; dEVelOp ml.'nt rights are required 10 Te(old a deed restfi<lion limij· ing futul'€' IlSC of Ihe land. To d",lve 4ht numiar of credlls thai would be (rea led in the pltSE'rvalion arE'a. plannen. and cconomi5i> Hrst ~valua!E'd tP,e c~PJdly 01 th .. reqoiving areas and ('slab Iished tbe ma.'l(imum number ot housing \lnils thai could bt IraMf~rr~.d tl) those ar .. as through a density bonus Wanlins 10 emUlP a healthy market for the oedfts .and 10 «pale adevelopmMt credil supply sm.alletlhan tNe poten lial USE'. a 2:1 r.atio of density bol'US capacily 10 available development credits was e-s.tablishE'd. The pia n has pro jecled a ca.padly tor as many as ?I},OOO bonus !.lnils in d'e$jgna~d growth areas. and -Ntirnates In<!!.as many.a5 8,315 de-.Tlopment credits oould N goMera ted. which with 3rt-"ltOlYan<e (If four residE'niial unils per credi I. could yield a polen I ial13.260 rt'iidenlial units. Pia nner's Ihen looked at relatiw rand val ues. lolal supply oj d(,\Tlopm~ll! credits. and preservation PJjoriti~Hstabli5hed by the Ieg:is!.ation 10 allocate tht numbfr of de· ... efopmtnl credits, thus arriv· ing al the-(ompficat~d formula <:Jf so many credits pt'r 39 acres. PDCs may be us.."<1 for a ny tyPE' 0 f residenti" I dcve 1- opl11ent--singf~·family delached. to\\lnhornt1. ~nd mulH f.amil)· dellelopment. After a slol'.l starl. the pace oi PDC .actiyjty in Ihe Pinelands is quickeni ng. To dJ Ie. 10 devt'!opmtnt projects involving 10 diffEl'€'ni uewlopers hav(" been approvtd or bt.lilt U$lng 61.5 PDCs. yielding 246 housing uni!s. and re$ul1ing in the-p€'rman('nt plOte<:lion of approximalely l,bOJ acroes. An addi I ionJI eight projects are in Ihl." prtlim i nary planning slages involving nc-arly 345 Jdditio.l"ul credils.. Mo~t projee/s have involved si.1g1e·famil)· home (onstn.l(lIon. 6 'L······"· "" ,'" \ Furlher d(tlvlty is bt-ing gener.alcd by a roc b3nk ~. tablished by Burliflg1ol'l County. one of Ihe Pine:ands ju· ri$diclions. The-(ounty i~sued $I.S mmion in bonds to (teate thE'" b.ank-lhe Burlington COlmly Consell'alion Easemenl and Pinl;'lJnds Df\-'('lopmel1t (rttlil E);chan.gE' to :sIimulale tbE' ptLVaie market and 10 serv(".a~ bu)'El of 'a~t r«arlln ca~ of hardship. The px('P,ange purch .. i-('s and re$("115 Ihe righls for $10.000 plus (osls. The S10.00,) priCE' ........ s eiil.ablish-ed by calcu1.ating the v.afl.le 10 a devel. opu of one addilionJI unit 01 ho.usinS_ The bank w.as originally intended 10 aS$)sl in hald~hip siluatiol1S. but hardship ((ittrii! could be waived when ~he 'and involved WJS enyironmrnhlly :signiricanl or in agri(uhural U!-e. rn pra.:ti(e. mosl PIOpt'.{y owners seeking 10 selllhl."fr ligl1ls to Ihe bank h;we owned a.gricullurat land. and Ihe 11 "'rd· ship <rileria haw scarCEly i><-tll appliEd. Sill«(" 1980. In(" bank has used only 51 million of il5 $2 million Jlloc-alion for It-e purchase of de\'tlopm("nt righls. The b.ank nas. ptlr cha~ed 91.75 rDC~ and hols rtlOld 8.75. dnd lhest' AcHvi· lie'j, hay(" prole<:led 2.400 acIt'S of la-nd. [he-e::«hangii' p,~s hJd a significanl Erfol',t on POC brackif't pric("s and has eSl.ablished lhc domir.anl price. Allhough PDC trans.actiom h.we ..xcurnd at plicE'S from $8.C(;(llo$20.0C\0. lroee-feu rths of tp'c "Sll~ have bf-en OIl a price of $10.00,). y.,'ilh Ihe Px«plion of the BurlinglonCounty ban~. all org.anized syslem of PDC e::o:cnange does nOI yet ("xis I in the Pinel.and<;, B1J~{s and s("lIe."'5. have be-t-n brougflt tog-ethe-r by word of mouth. ar,d dE'",ebpe{s ha\'l'~ -ptlr chao.ed" rights ({am reslrictrd silE'S oWlWd b.)' them and applied these rights to dcvtlopabl(" sill'S also owned by Ihem. Unlil r"c:Entiy. RE'allors have rui!led li.ling rocs, but there is n(ll'l some fnle{t~' in them. Most purchases and nearly all appro~'oo !..!!otl 01 Ihe de\'dopmenl credits have occurred since th(" Pirwlands municipdlitits adopted their new zoning ordin.an<-es. Uncertain about whJI densilies were to ~ provided "as or right.-dt\-elopelS did not move Iconvard with devt"J opmenl plans or with plans to purcha!>e rDCs unlil the municipalities enacted their ordinancl;'s. The pr0ttS1 of bringing local zoning ordir.an<V'S into compfiAnce wilh the oommission's slandards is nOl b<-i ng a(hievro without dif ficulty. T .... ·enly-three towns have dt'1ignatea rt'Ct"iving ar .. as. Some tOWf\S ha\'e obje<:!f'd to the density lhey might bave 10 absorb. Other towns were acnatomed to using Ihe PUD prowsslo bargain wilh dc\"\"lo~rs 100 med local planning objectivts. The commission .na1 insisted Ihat municipalitil's nOI ofler zonfng bonuSE'S. which would ~erve as a dis\ncenti\· ... io Ih(" u~ of POC ... and thai deve! opmE'n t sl.a ndJ rds lor paT king. 101 cove rage. etc., provide $utridenl flexibility 10 a(Commod~le increased d'en~ily. Although there ar(" signs of a 5uc«ssful TDR progrJm in the making, Ine Pinelands Planning Commission slaff has concluded thai lhe progfdm would hn-e been more ("ftective if some-of the (ollolVing elements had ~n trn:w poraled. Simpli/ita r'le JIIrJlJltmolics 0/ 1112 progmm. A TDR proglafil is difficult pnough 10 communiC"dl(" lo lhe public ''''ilhout awklVi!rd 39·acre Ilnils of m{,J~urt· men! and s.ingle PDCs yil'lding four dwelling unils. LrHmc1,t.'ri rill' progfllJl1 afrtr achil'ving loca/ zonillg i 1 I ! , .. ! \ \ \ i j '; . C()m/JII';JI1(t. Unrulislk r)(pe..:I.aliorlS of .active !.ade in PDCs wert" ralsrd when the r.ommi~sion announ«-d loe f."r<1,g,ram. In rralily, tl1t framewolk was nOI in ptaCE', and drwloptr l1ncertaintydelaytd the \l$t 0' tM rights. • iuili4tN'" pl/bUc tdllOlflO,", tllort to ·~tW the pro· grQm. Tht ((In«'p! ~s a rompfrx one, .and landown· ttl.. dt'1:tlolXfl...and Rultors.netd intorm21ion aoout Ihe pr<>grOim to be sllmul~led to \l!-e it. t fShl~1i$'IUJ" Pint/fmds Dtt't'!/opme1It errdil Bank ill tJII' OI,lm. A regional banx hu re<E'nlry bttn aLllho· riJ:.«:l by tm-$tate' 01 New Jr~y ",nd wilf bKOme opualicMI in 1987, but 'ack {;If a brobr·bank has Mndtrtd ,a more a(live !rade in PDCs. FUlther. b«dU~t" tM progr.l m ifll()mp.1 sst'S such a 1.1 rge .area. dtiJ'l.On~ranoll of imtilulional supporl (lhal is, dtm· on.s.lralin.g Inat 8f.\''tmmenl i$ ~hir.d the program) lends cr«3ibitil)i and (~Iers ('(InfidE'OC'e, $As\-""(A MONICA MOW'-lTAINS, CAUFORNIA Tht Pacifk O::'E'an (N~tline and chap..arral·(OvNed mO!,lnl.aiM ... ,Ilhe hblrbu arEa flO! I hwe-sl of los Ans.eles h""."f" rCln,g N\d OlIliracHon ror bolh (o;'("rea!ional use and dn'f"bprnml ~M r.tnd spe-cuJ.alion. As ('.ally as tl1e 1920... 1~lte-l.f"ch:;}f "<lCol.n1 Jand "'·tre subd.vidE'd an~ plaued. Too-ay m.a."y of Ih~ slnall rtsidtnlial ro1; ar~ Il'rmed ~.ardkiua'td· Jx.c.tuW', !hoU8h le-gi!lly bulldabl~. Ihey fail .0 "'<"ott c':>nlemporary 5-ul>di~'ision ~!andard'"S re8arding slopt". aC(\'i-$il>ilily. I"Illural h.u .. ud~. lOI Siloe-• .and ronfig ural!on_ Con«m f(10Unltd du.inS Ihe 1970$ th.at Ihl:" tN'it" of Ihe 1m. AnSofle .. County acta wOl.!ld slin'wlate buikf.oulof Ihts<' $m .. 11 \OIS. Dn'tlopmel1l would strain poblk 1-E'\'iru and fnrraJ.truclure. e.-.:auer,at€-natural ~al .ards .such.u !andslidN and lire, and disrupllhe fragile «olog)· or the-mo-unlains. In 19n 4 he Cali k.mia COaslJ I Commiss.ion. CrE"atoo by C.a I iloll' la's .sla:e Jegisl.a Itl ri", was. given permit au thority O .... 'u ),100 miles of coast, Including the ('(Iiulal,ateJs of thr ~nl .. Monka Mo-uIllains. To impltmE'nt state p<:llicy 10 PNle(' cNstal (HOUler5-and 10 dir«1 ck-wlopmefllto ilrfU already developN a nd with the cap;h,-ity 10 accom r\lOda!(' fut~f1er growt1-J. Ihe commission looktd for muns t() cUltail ~Llildi1l.3 ill <1f"l1!"" Ihat lac\.: pubJic s.trviCE". ilnd in'ras.lrt.;(lurt or Ihat were dt-s1.&f1il1lE'& Sigmficanl Frot{;lg.· 1<:31 Am •. full<>wulf; an ad hoc TOR Il~nSddion broktrtd t'Y romrni~sion ~aff in 1978. ill 'ormallDR prog.am was ~do~t<J in 1m. Il is. administered by the California Coa.slal Con~rv/lncy. ThE' ~nla Monica MoonlMns Transfer of Developm<!nt Crt"dits. (TOO Program is vO!Unlltry from I he slandp<:linl of jh~ stlltrs ind d()t$ nol pr(lhibil deVE'lopment on IhE' en ... 'iro~nl.a1iy ~Miliw mOlInlain MOPf'S-in fact. build Ing: pumil1 OlIt{ roulinely ~ssued tn Ihe smatl·rol subdivi sion.s al{t.ady IMU". Howr~'~r. IhNe is"" strong in(l!n!ive fot dewl-optrs e-ligib!e for TOes to acquire-them. De .. ' .... !· oprntnl of 5U bdiyisioni and mu II ifam i I y uoils in E'X~S of what i. notmall~' allo\\'edcannol occur wilhout ihr acqui si'ion of dE'wlopmenl rig~ls 'rom the' .antiqualE'd lot._ Dt'o'tlo,l)(rs mUSl se<k oul antiquated tolS. thai (".an ~upply tht TOCs and purchase Ihe righl (0 ~relirr· Ihem with J petmantnl <oose/vlIHon ra~men!. R«C'iyinll ar4!'.as I-lt not geo.gldphica!!~' deli ned. Rather. lhe receiving pa rC4!'ts must be (ap~blE' of accommodatin&' Ihe propoS(d dE','eloPlTlrnl and densily. HowoE-'o'er. the TDe progrdm is Qrs.anized inlo three separ.1le lOnE'S, rel1«lin.g dilfelMI land values in tht l<>nes and the .need 10 ensure thaI fel:lE'ment of 1015 .aclually miligalE"J thE' impacl'S of highrc density. The inilial program guidelinE's. 5,o«ified Ihal mn~rrrs would OOC\Ir within edcn zone. The PQlenlial supply of TDes in CIne of Ihe tb rte .zones.. how· EVE'r. far excetdro pot~ntial dE'mJnd in the ume .zo.nt, and lhe cOm!fUuion latrr ,oI;llowed tr.msfelSt'fom that zo~ to OM of the other two lones. Unlikt' most TDR plogra ms., San I a Mon iea's d~s (\(It g4!'nrrally provide,l: specific r~lio of ("redils 10 parcel arta in Ihe sending areas. Acknowledging tha t Iht' developmrflt valuO!' of sending sites would be a (uncHoil of Ih4!'ir buifd· ability and thai ownm {;If Ihe mosl margiltally buildable 101$ mighl make Windfall proffls. inviling criticism of Ihe progrdm. a formula Will devi$4!'d to {"..lieu late TDC pottn· tial. The formula considers Ihe Sllt' and .slope of build· abte 101$ al"ld glVof"S more credit 101m SIN-ply sloped IOls. If a 1.SOO·.sql1are-fool dwelling cculd be ronsl/uclcd on the rot, {;Iile TDC is geoneralE'd. 1bere ate ltXCE'ptions to thl' formula. PMCE'ls in designaled Significant Ecological Arras. gentr.ale one TDC (or E'.ach ;.malilot as does any rombinaliM o( small lots tolaling more tf,M one aae. MultipJe marglnally buildable sma Ii lOIs, 4,000 square fee-I or grE"ale/, may be al!oc.aled 500 square leet of floor are.a tr!;'dil {or r~ch Jot. wit" 1.500 squart (eel equaling one TDC. One TDC )liclds. a de"l:"lo~1 one addilionall1/1it of density. Crilic'S of the formula slill nav~ argurd Ihat it awards. dispropOitionale ctedi! to the most marginally bUildable lOIS. and indeed it is (rom thes.t-101sl"l1al mo~t TDCs haw been roM. The Conserv,:mcy ha~ no1 revi$td Ihe formura. pmtrring not 10 GluSE"(Qniusion, dtlays. or wmp!icatiQilS. Dt, .. eloptrs n'af acquir4!' TOes eilhN Ihrough the pri· "ale market nr Ihrough the Co.utal Conservancy. III the privale markd. bu}'e1S and S(II~IS are broughl together by word of mouth. brokers, newspaper adv~rli~rnents. el(". ThNE can be no spElCulalion or sec-onc'alY market in TDCs. Thl' TDe tldn~clion im'olve$ Ihe simuh.lntou5 'offer to record a scenic easemen t on the send'ing parcel and crediting of thi1" TOC lo.a -developmelll permit. This does oot inran thai spt"c(llatl<IO CIllots toot could giv{' rise 10 TDC$ wou!d not and bas not o«urnd. In 1981, the Coaslal Con~/vancy ent€"rtd the TOC mo'!-rkel by flOlding a TOC .auc(ion.lh~ Coru.ervancy had acquired approxim.alely 185 small. sub-slandard lots (4!'i\. tilling it to 135 TDCs) and dffided 10 inlervMt as a seller in the TDC markrt. Onl.' of thtConS(!rv3~y's objedivf"S was 10 inC(uM!" thoE-small supply 01 TOCSOil the marKE'l and fa stem lhe upward'price spiral. which ~aked at around $43.000 per credit in 1981. AI Ihe a uclion. I we) oUtrings of fjv{' TOCi oe-ach w!;'rr (;Ipened to bid. The .suc cessful biddm. paid $42.250 per TOe for the firsl offer ing and S36,SOO per TDC a! the-tecond'. As o( June 1986, the Conservanc)' had sold around 20 TDes, although it has not hrld mOfe auctions. It conlinues to hotd aboul US TOCs. The-auction produ~ i!s intended E'ftKt of shaki ngloos.e "" TDC suppl y and stopping pricE' E'i-C3la I ion. Since the auc ? ,-.. ~.-., , ,.'. , t~r ... lilt CQru.en.~1"I('y M:J.~" ~ ing TOC pri«s, t~M(h h.n·'t s.le.a&iI), dtdil'$-c;! to tht (ul('tnl SlS.(1('() Inti. t~~~UrN lr; thr (: ri~ti;a 'Set (oul tn Chil~rr I. SJ:nl.l MOf\iQ', TOR pt~'WIm has brtn ~tK\~~ uJ. HO"I'tY'rl. tht rUIUft01 l'ht rtWi1l\ I$.on«rhi~ ",i.dil nu)' ~«"r.<f. los Anstk1 C(iUIH)' i1 flNri!1,& Nmplt!ion ()( iii t(>(.;)1 co.a.l-I.a! NfI'!)r rht M"llbul$3l'll" Monk .. Mj)\,lnl,lin .,rt~ .,fld l"fill s-oon rtd.im pnmit ;author;,y hom 1M rommis· I-Ie<n. ~ (o,)Uf"Ily ~."" or~~ tM TLX.: prQtr.im. td\.;.in,g the-PQ1ilkm 111.11 mll$'...t It-~ k"':1 \~·(iuld M\'('( t-t ~kYfJ+ optd d:.lC' tQ ..,;)~. lad: oIl\.'\,\cU. and l(l.(1iro,g sta~rd1 the: rounl)' .argUfl. thll dt\~kl,pmtnt ptrmill-1'.-oold 'be awudN only t:o s.i[n INtI-IT ... ,tl.)aUr 6(>ywf\,I"'!t.ln It-~ ffiC'anttrM'. Vi',(ffU:Wy (t\,Tf Iht ('.Ihm· 04 H-.e ,pNtUtn NS s..">I,tiWI 1M m"t~otf rO{ Toe$. in •. ~u<h -is-(1llny dt~'tl· OP'fr" an ~-':p«liA8. (OOf>1y r",:"''liro.g t ... , r-<mul ~l'Mr a~- 'Q{'~I dtrui"tk1 in tht-'nurir~ lUr~. . NEW ~DRK Cltt fot 6.."\:.:k,. &«.'tlc-fofn in NM'>' 'b/lo:. Cit)' hh't tNJ«. U$e ol ;!liT ri$;ha 10 (1..~""5-l'\.,I(' t'li].d;n,i.1-r,(~<J,r.81-1I!rxt~rJ loo.in,g tkl'..$:t~·" 1;.-,,1!1 ,,~t l'IoL ur.IIIIW~ l~t;!l lOR f'H'I· &fclfll ""15 o$t~'tlc-pN s.f'<'"tiIIQH~·lor bn.d:"!\tll t>·,HWms~ N(w YNks. TOR pfI),tf .. rn r.'u the fin~ in tN c~(Jn'ry a:-.a ((H,lfnUM t(I N 00f of tht P'\{)1.t H.l(~~$s.f,,1. In Nr-. ... · YOl):. ,'h({t .!Irt 1 .... ·0 \o'o· ... )·s lh~1 a dt:ak.p.{I oCo!n oOll:n .td<Vi,,~ dcruil)' iO( p.}~nra ror.~r.)(c ... '\(1. n-~ tnt"S1 (It-ql1tnt tcnn ... , .II!r f'i.s;Il!1. Ir.uliJu is-l~lC-u,~'" 'ti'lt r;''1f1ing·lol mUt:tr. A <ii)' M.xk il. the limit ('1,1; ZO,oIn.g lOI. 1."I.1i\"i<~v.l S"lJ(ds on tilt bl«~ ma), N-·rt.rrgN· inh) ~ linglr ronin.s: lot hy ~ d«hr.nvfl N J-if'J;!t·!vt ~!~I\!~ riltd by r'Jrlir-s with inWtsl 1n. 'ht .adl .... '"t."1t p.Ar(fh')o 1M Mco<k SInx.lu!U,.",,·ith \JflUl.f"d nON .IItU r"h()(MR~ m.lly I.IJ.C' I}~ "u--o!·rigt,l· .loning·lo11l"l(;tt'.~ to Iran~· ler UMW fAR I') ~'''cH'l NH~h ift Ito'!: !.Amr btQ(1o:. for n~w dC\TlopmMt. tn 1%3. Ntw )'ork Cil}" amtndN ill. rOf'ling C(dlr.an« t" prtn'iI a TOR h(lm loc.t!l,.·~::t-& bntim.ark b-Jitd In.s~ tI) ·~jll«'nl· k!.l" ~n lhot ~ri"rt l>k<k IK"lOii the-s.!r«t. or d~sor'!llty .l('r......s,s ilfl"I\lt-f$.f<H('tI. ~,.Io,ptllf"n' rl~l1 in Ntw York Cily.a~ s)mpJ~' cakubl("d on. tM ~U~1 ~ ;! OM-KH:tnt ~r.tuJtr of vnusM FAR 'ro-m tht b.-.dnurk 10 thf ttalvlng; $i!t. A )"'tl.r 1,lt, the cily phnnin&rom' mts-sic)', r~li .... td ·,U}j.l<l't'l silts,· p«m:tlifl$, .I ir.uu.ftr 'Of rl.ghtf; ltom hndmukl. J;) ali)' Io.)t In.l <h'if\ 01 .a.dja ('t'ht oornmon o~Nnhip. ptovkkJ tNt l~t liat link il) !he chain LS contiguoos to ot acrQ.~s f~ stt«1 f.Ont tk hOOmar~ pr()pC1'I)·. uW~"ef1. for Ptr.t\ CC'ntr~' TrJlupot· lalion Co" (rWot'l$ of lhe: bndtna.rl Gnr-.d Ccr.tul TH' minal. hJvr l«"tntly 3,g1.1M Ihal (\Jnltol of lnt uncitr ground r;ulroad righl-d·wa), t'>trw«n ' ..... 0 S-ilu rntth Lhe rtq;uiJtrnetL~ e'l! (h.aJn of «:-mmon o~"'ntlship. T~t ildia. (tnl 101 ptOmion of tht TOR mt<MrI['m "",.~, ~ISrt District. T~ TOR pro.&r.ar;, (Q.IaT'!oimarl:1 "'·a'~ d.:signtd bol~ to. tnsurt-pr~(V,1.1ion or Iht s.<ndiroiJ: ,Hot ar.d <joality dfwt opmt'tLt Or! Ll1e-recC'lvi:ng Silt'. An :applicatlo.n to U~ 1DR~ mUiot ~ submilled to tbe-cit)' plan.-.ing commhS-ion. SHt pb/l.S of tht~ooir'8i\l"<Ilht .ri-.'ti\'i!\g si!t, .'1'$ \,'tl! aHi pfan (01 p~rving oIrrd rnair,l.aini!\&t~ landmark bllildin,g. arc- 8 L " \" ((vin-.-w by I~ oomr,issicn. TP1e ellima!td cosh or mail!· hinin.g thr landmilr~ alC e~'"hlaled by the <fLy when 1t r'tvitws. tht p.ke of the drve!Qpme-nt righ!s ro be trans· 'tHN ... nd the (omminion ha'i Ihe leg..al authori!y 10 r~j('(1 lht-lr.Jl~er if the propos<d pr~ is in~uffi<ie{ll to main· '.lin Ihe landmark. ,[hor OW nels of tandma!k propt'rtie.i fwl1'\ ",·hkh dt'\'ElopnH'n t rrshts h;wt betn st~'tr«l a re I kel'! rtquirt-d to donalt a prts.<'lvatL!)n and constrvalion e .. se· men L to a ~I.talifie-d (I{g4nil.Jt ron 10 enslJ rt tQmpliiln«' wilh I~e rr(~r ..... tion and mi!lin!enanot agr«ment. While Jar.dmJrk propErt)' ow~(S may ultimately trans Itf ",It ur\V~d fAR. Iht nooc arN of thr propoo.td build ins-to be ('(InSlrvctrd on the rt«ivin,g 101 (;lnnot be mote Inan 20 ~lotr.t ~re-.IItt'r Ihan thl' ",mount tht rr«iving 101 "".1$ ('nlilttd to p-ricr to I~t iransle(. In il1 rEview of tht rrOf'Q~ IrilnoJer. Iht pllnning <ommls$I<.'In assesses not <II11Y!M-btntli11 .kat will ac(rur to the landmark, bUL 4:!~ tM imN("1 of t~p{Opos-ed ptojE'C! on i'~ neighbors. Potrnlial it! df«tl. of owrbuHding on the re«il,ling stir ar.& ooipl <omp.!libllit)" wiLh neighboring propcltie-s .. re atso r«',i-tww. Nt"',v y()/~ Clly'l. TDR P!C,!:V.Hll has bttn among Ihe mCl~t a{'Ih.~ (If an)' in the (Qu .... try. )'" during tlle 18 y€i1rs t~ullht TDR me<:hanism has bten in rfft'ct. there have b«n onlr a doz(n Ira.n$lers from the MJ.rI)' 700 landmark ~1/o<!vro!'S in New York Cit}'. n,t rca son is 1implt: devel· ~,Pf~ h .. w usirr and t~e-rero1l! more allr.t(!ivr w.t)'s to s~jn dtl'l$it~'. the lir<;.l chJiCl." of ~e\'eloper; in Int mukel b.r .;addition.at dtn~it}· is the lonins·lol tlltrgu, ~."hich is ,u.,o(·ligl11 and is not subj«1 10 a pr~s of review and .aprrovJl. If;! dt\'tlQ;."('r <annol achitV(' drn~ity through loning·lo.t mtrg~r • .!I chante in loning to a higker densil)' dUJ.if'ulion may bt soug.ht. Onry aftel t~e$e opl1ons N\"t l:ot-rn tXMmled~; a devdope( ~ ypiCiltly SE'E'k TDRs h!)1fl bndmark propNtie. and submit 10 tne slrenuou$ p~il1\ni",g It\-im involwd in TOR appronls. tn New )0110:.. the TDR m«hat1ism h~<;.ken limited 10 i1'Idi ... ·l-du,.llandmar'k~ and has not bffn exttl'1dtd to PlOp' rrtiN within dfSlgn31ed hiitori( di~tric,'i, T!1t' Nrw Y<)Tk Cily Ltndm.uks Prt'Sf!J"\-·.alion CQmmi~~iO!\ fears that the ftatilt chancter a r.d :5(;3't oll1.is!ori..:: diil.rkh are ill-suited lo r~iv~n.g. a4:1itio.nJI def05.il)'. f.xttmion of Ihe-T DR ron~ «'pl!O his.loric districts would (it-ale an even more seri· ous-o\"trsuppl)' of TORs in a markel with a very loi ... dtm.lnd. drivin,g dcwn Iht prire or 1!1t' TORs and ma'k· 1,,& t~t (')I!(tpl 1~1 tfi«tivt as 3; hhtork pr('$tr'o'.llion m«hanism, Even Wil~oul [nduding hi51o.ric dis.tricts. the L~ndm;uh rr~rvalio.'\ Commission esLimates thert' is. a <Uflwt ~upply of 20 million squue fN't o' pot('ntial dr\"f'lopmornl Tights. from alrt.ld)' dtsignaled t~ndmarki. Tht TDR methanism hai 'be€n t'~lendtd to one historic 4islri(1 in Nt\v York. tht So.uth Street Seaporl area. "fhroOi.h a ~pe<: ial zoning .ame-ndl(tE'nt. Ine city designatE'd oolh a pr~(\'.ahon area and a redcntopmcnt area ('(In Siili~g eX a \l\Hl1~( of parking k11'$ wilhin an eight.block udiui.LJnu!.t'ddt'vt'lopmenl righlHould be shifted from tl1~ pIKtr.'Jlion aru to the atea d£"Sigr.a!w for nI'l\' d[-vel o'pm~l\t_ A (onio.tium of financial iMtitllliol'ls agrerd 10 a(\.~pt dtv"lopment lights in rxchange for wriling off dplinquE'nl mo.rlga&(-;, enabling the ownrrs (1f buildings in tN-~..\POrL Di~tri« t" qUAlify lor loon.; 10. ('('novate Ikeir . ,/ \ \ .\ " \ ...... .. ."71 ....•...•... ...• h(lid th~ de\'tlopment ri.shts. rn a TOR '~tM nk" and ~o ~rll tflf rights for new conslru-=Iio!\, The TOR m«n,mism w.as t~ Clla;tyst tor ICiM't1lment in Ihl! hiSioric t>.-i1dif\g.S ollh.e South SI rtfl Seaporl a ru, now a m.ajor tllu ri$m ~f1tf,a' IOf, and $limuLaled ne-,(II offi.."'(" dml9pmnu in Ihe aru of the dislrlclthiH wu able"o support addi!k-n-al dtn $lly.' Seven! major O'f('I« buildings h/l;~"t btM cor..s.lruclr<3 with TORs. from Ihe b.3nk DENVrR u tt in. 1m. planMd oorutruciiO)o of downlown [R-n' vets Suttoenth StroNt Mall aM a Pl9po1.1.1 to, (I'utt a f1f"',~' NaHanal Rtg:htE!t of liistorf(: rltcn hi~klfk c.!j~!rfct thai W<:!utd inc! ude Sixteenl), Stfti>1 buil(li~ plomplOO a jo inl public/private Itxploralion of oplioA5 for in1e&r.'fJ\8: ntw developmrn t with the Mstork fa b/ie 01 Sil(l('E{\'~ SI«,<I, Wh.il t E>tntua! I~' emetged f rom I~i' pr<:«tS C>f d'iKu~sion was a TOR ordinarxt <ldoptrd [n JU\u.ary l~l. The adl.1pl;On of Dff\\'t/'S TOR ord'i !Un«" WoI$ r-,-Q! ac<:ompanird by Il!it~r dowlUof\ingo{ Ihf' f,j~rori<: diJ.tlKf and landmark drsignatl<lt\ tii5(\ls.S«I in 19H. A TOR 11- s!rkdy volunlary. III o..n\,\,I'. many downtown proptrl)' in lerest. and poJilkians oppo$-e s!rongprottctic n fO! lks:.g na!ed hi:srotk buildings, .and OWI~t OOnl-ent to ~gn..!i(l{l j.~ almO!I llh .. -ays sought. In t~.a ~...-.reof :Jtrir.1 N"gUlJ lkln.. Ihe TOR opl ion offen an e<:cnom ic il'o(tr.t;\'llo 12ndm,lII~ d4;gn3lion .1fld rth~bjJila!ion of historic stru<tur-es Unlike mos. IDR ordinaI'lC't"S, whKh .ut'lypk3l1y dewl· opt<! by local go~r ... JtH~nl st .. ff, 'Dtl'.\"tr's ordinan(\;' w.u planned and drafted by 31 com mill~ IfprHtnling 1)0)'.". town Dtil'/er, Inc, Historic Dt/wtr, loc. the Denvtt undo mark C"mmission, and the Cotondo Hi~torical So:xitly. as · .... ell.u ol~.er oommunily and dn'tlopmfnt InlNf"SI$ Aittl three months. of wo,k, loe ("ommitlt't had an ordi· nan« ana' then promoted and sold the ()tdinan:-r to cily ,govemmt'nl.lhe public;. and lkn,\,e-(s. Oty (oun<il. WMtt il passed u.nai\imou~ly. The Tf'SultingocdiNl"l(o! ffio!~ishc-d [kmoer's B-S TDR di,lrkt, which includes an applO~i· mattly 4o..bt ock arta of IA!nvds downtown. Soon alter the-ordin an~ wa § pas.'S-td, Ihe Drn\"tf Part· nff!:Mp (a not'for~ptoIit ad\'OClCY organit<l!ion for down· i'O'nn businffi and de ... eropment) if'S.!abti$hN.a $«or"ld (om' mlltef!o rro~ zoning changes for the '.I. ... rthou$oE'Oi!>trtcf located on the wtSttm ~ 0( downtown to prottd lhe" is· lark charactet of thr wa rehouse buildings and to tnoour agE: housing de~'t!opmO:-l1t. Asain, induded on the rommit· lee W1"r2 reprt5Et-'<lliws of the presrr..al ion co-mmurJlY, tfloe city, privati! d\"w!optrs, propt'rly OWNI'$, an.a 1 t¢mey, o! M members whc> had of')(~/IiS(" in real b!alt. apprai~l. ,uehi· reccl.l.rE'. and banking. OI1e-re-sull (!1Ihecommilt.('t's w"I)rk was an e)(tension of the TDR tool to thewa r"housedistri(1 IhroOl,gh (t-ealion of the 8·1 TOR dislriet. The B+5 and B-1 ordin .. ntts shut t~e fottowlng pro: vi$ions. Only l.andmark buildings tndividually dtsignaloo by Ihe Otnv-N Landmark Commh-s~on .are qua!ifir<i sending silrs. • ikfore il is eligible tG RII dewlGpmu~t ,igh15. Ihe S€ooing building must hE" rehJbililat.w II) t~t slan+ -. "'cL········.· .. · ~ : ..: . : : .. , du<4 Gf loc Dtm'U !.1rWm~'}..$ {-(!m!rlhsior.. • Tr,H\"~C'I~ ma,' c«ut ON)' within t~rh zon~. 1M TOR .lmovnt ,11;,:I.an bot Inru!~w;d (rom" silt is .;.kobttd ~ d«rudif'13 Lhe <kN-iI)' or thr I"n.d· muk ((~'fI ~~ l;.a.~ FAR .. 1I0·wtd. n·.or r«Ti~·in.s $itr .carooot irxau~ 1Ii ~nsily mort' Ihdt~ 2.5;1 FAR c.,.'Ond Ik N.", Nnin,g. '. rn OfJtC t....' limlllM-beNt-" (.)( p.lpt.n..wk 00 1M cil),. Ih~ I.Mm~.·t itl\Xturif Uri m .. k M molt CNIl foot Inn~tf1, • Oncif dr-Mit}· h ItOlinsfurN. t\,lhHt dt\'tlopmrl'lt 01'1 thr $t~ir-~ silt IS p.rfm<lMl'1Il)' r(JU(~J t?-' thf num Nt (;>{ lOR1 $¢!J in tP-,f n",({\1 l~ ~Mi~ Is <k- J.!r())~ b)-litlf W (!I~tr a,-1lJ"ltr. I"~ fAR 1."4 any r.tw pr(J;C(t ~\"'V1d No lirn:ltd II) tht .xru.il)· J..1Jt:,wU'(Y ,,1tf"1 tht I/oIn!!n. TN«-is M ttquimr.«ll 10 i01pvs.t olin u$Il'rTlIfr-l on Ihr «Mit,$. i!ilf tnl'.:/~~ thr prHtr".1- lion (>1 IN l1i~k>fl( ts.s.1JIi''$ 1k (\,,--mnliU1"t !hal IJrdttJ ~ht o,d::: •. ~ 'tft Ih.a.t ~;<h.l pr>.w; 'KYI ",,\)ukl N-1-,-,.l l!KAl1y I.Jr.tco;ypllb~tA",A rr.;,ghl tl:\lt .. ltn ~ts)· ti.1 Ir.(o)nlt !.I"( I:'ifottih ~ OO~pf'l, N Ptt~""~livn t.,)~;':\tl'.h. In tl1r 8·1 ~·HtM-\.1~ dis-l,f;:1, ,W Jidd-ilio;-.J! i1'Ktnn\~ (rKO'H<IIs:M rt"l~dt'~I'-I1 &.tlOI·fMI\I. (}..-.Nrs of 111~:ork ~!nJ(lurt-S ~l.)' Y.'lJ com I-ltuu," (~">f c.f &.tr:~il)' lot urh sqU.aft' fOOl cJ h.,:.U~In.g irt<h.=dtJ in ,hi' '~;;d!'il.uk buitd· il\!: .n ","I'll ,U UII\lk'J fAR. Tht TOR: Ndin~ I)('t -if v~J \'o.~!)'.---"(,)uld J"wtr lhe ()~"i(.lI11 &1'11:1)' orl:rn-e·,. TO.\"{ dJ~I'~1. Tk mUlmum drru.3IY \\,!th i;1I..-lIo"'itMf" 1~'ir<.8 b..,,>\WI-fi [n • S-S d,s. lrin i~ O!t'I 1$:) fAR; MW"t';I·U. mR, ft(lm :J.tndi1\3 sitt'S art calrul;al<ed N~i l'f-on i!!l .!-1UIM\~ tTluimlHr11O,1 10 12:1 fAR. Pot'tl1h,,!<kto,s.ityoi th~·8·i'n)Rdj~lri<1.. ~" ... tVH, iM(Usrd '"rith .zdop:~n (,f I~<e orJi;,olIrK'(' bruul-t 01 tht opfl¢n fO Irj:n.s!u a.dd~!i(,>MI &tf\~ityl("('m ,,,,"us of b.-i!dlnss. ~1r't'l9ptd., rt1.;<Jtnt~t ~(lt. 11'1 the 40-blo;~ ~S C«-.tn l B~ l);s-I M TOR "'ru. Iheft is.an iMTr,loty of a:PJ'f())lirn..ai"d}, 2.; miliioo '4u Jrif fN'1 col dtmily thai (.;;111 bot tr.fnsJ~tftd from olIlrudy &<'1.$' Mud 'IInJlnAJ» .lIt'd, .a~o.n& IQ a s.tu4y OoM by Shlus .and Co., ... poltillia! (1113 mlllu)O "Squatt (<<t of dtNit)· shifl if buMill~S kknl~i«1 u ~tn!ial.l.andf:)a:'k1 by 4~ Otl"'.Vt'f Planning ~rlmtfl1 .trt .ko C\)<ln!ld. h) Ihe- 2)"Mp.:k B·' TDR dj~ric:I. oibwll.6 million s.qudrt h·tl of ~'iSjl r 1hitl ii .... ·~i1~bJt fC<Jrn -t .. il-flog <1M po')ttlltial la~moll/l.s. In llof (OtH l't.i!fS s.i/)(ot Dem"1'TS crd.l1\at"ICt w,o;s cnaclt"d, I~ecof ~.u bf..f!n only (m~ ~r"nsJtI. The-(Hn\·tr AIf1lelic Ctub. JO(.;1I«1 in Ihp 8·5 TOR .di~tfkl, ItaruJNrnJ 6O,OOCI squaN' fN'! G! d'.f!l1Sily.a1 a p'kt <'>f ~oo'Jt 515 pEl Soqlurll' fool 10 a Sile n .. ., blocks a 1'I. • ..ly. BiJI OOpllt th~ IIId: 01 Irans!us, I~ (,'ulkol'\ of TD~s NS s.i\'tf"l owners. of ol~tl landmMlo: pro~rlits (lI'lions tl'lcy did ~ haW' Nofoh·. 11lt' ownt"n. 0/ HI') prOJ-Xfl~s v!>t'd' t~ir TOR.~ as evlla!t'fal fOI rehabilit..llion eon~tru(jion' i,)!n~. TI"\) f,l:C(OI1 in tht D<IlVet rol t1U:lt matht h;a\'l-s;:p· pr __ ~s.ed an a<ti~'t '0,0'(' ill TDRs. fif'-!, ~" .. jlh Iht SUC'ttS1' ful C()mplr~ion Qf Ihr Tabor 0111((, .oo"'nlo.'Jwn Dtn\"t"1 9 r r-- has strtnsth~ne<l as a rt!ailloa!wn. (rNlins new ~mand (or r~tai1 5hopping. Furlhermore, new Itt)il (omplex« can be buitt (o.a profitab:t silt without aC\l __ iring add i IiOMI densily from landma.k buildings.. Serond. De,wEr has boeen e.iperiencing U!'l~ttd off~ V3<3tv.y l~wl'S, a\ld new offi~ toW\!J'5l ha.t mighl ~ntfil from the al,l .. ila billty .of •• ddili,;)na) drnsity will rrmain on the drawing boards until 11'11' offk.f!' 5p3re sutJllu$ nat betn .absorbE-o'. Unlil this $ilu.a.tion Lmpro~"eS, it will ~d'iWcull to a$~$ the s.uc~ o' DtnW'r's TDR program. Despile Denwr's cutltntly inactive TOR market the program hu had s<lme important olccempBsnmenlS. The u~ Of TORs;ls collatera.l saved the Navarre Building:, a landmark that was endang«ed at the lim~ Dtn\'er was drafling LIs TOR oldin.1nct. The TOR inCC'ntive has. afs;) induced so'me downtown proptct)' owntN to s.ee'k .or at Ifast con..~nt 10 landmark do:signalion and ha'S bt-en a fae· ~er in d'«isions 10 undelfaJ.:e rehabilitation prQje<ts. SEATTl, In 1985 Seattle adopted a new downtown plan with four significmt TDR «Jmpone-11!S. Tbe obje1:lives of lil( TOR S<:"heme tor downtown Stattle are to fe/ain and rrnabilit;lte Jew·income housing in the dO'\.'ffl/o\·,rn; to pre serve Seattle landmarks; to encourage rompalible in·fill development in his/ork disl riets; and to IYtain varied buildi;'8 &<ale in hig,h-derHi!y ofli~ ar..>as. Adoplion of thr TOR pr(\gtilm was accompa!'1ied by downzoning and limitations on drn$ity in the OffiCE and reI ail corr. Under the new plan, a baSt' FAR of 10 IS pE'rmilled in the offi~«'re, and. wilh a S{"tieso! bonusn. an fAR oj 20 may be achieved. A deVEloper m/lly increase density (rom an FAR of 10 100 13 tl1routh "genrrdY bonu!>l's sucn. as Ihe provision of day carl', parks. Kulptured bnilding tops, or r~l::il atriums, or from the tl'3nsfrr of \mus.N de\'elopmrnt rights. hom d~ignaled Stattle l.ondmalk5. floor area ralio may be increased from 13 10 15 with a combination 'Of geMtal bonuses. affordablr hou'Sing bonuses, and TORs from low·income 1'10 "sing or land marks. Finally,'an incre-ase in d~nsity from 15 100 20 FAR may be achieved only Ihrough the low-income h.eusing. TOR or thr.ough bonuses involving construClien oj row· and modetale-incoll\t' housing. rehabilitatien of vacant residenlia) buildings. o.r del1sity bonuses Jor the provision of low~income housing. Unused de'JE'lopmenl righls may M tliJnste-rre-d flom desi&naled Sealtle landmarks !ocatrd within offi~, naail. or m~)(rd. commercial districts in the downtown core. Withi rI relail d~Slri<-l 5, dew.t.opmrnl rights lnay be roceived only from.a site Icxaled on the s.lmr btCKk There are also Iimil.a!ions placed on sending sites. Sending 5it~ in otfj~ distrkts may traruie-r only the dt.fferelJ.('t b<>twe<>n the base FAR ar,d the FAR of 4 he exi~ting struetun. In relaiJ, mixed· u~, and residrnl ia 1 district5. 1 ransfefS are gtnerally limired to the diHerenct" between the FAR of 11'11' landmark slruc· tu re and an FA R .of 6.0. The Seatlle Depallment of Community D€vttopment has established guidelines for a Iran'Sfer from landn~ark structures. PrQpo~d dewlopm€llt projects IHing TDRs from a landmark building requite-Ctrtificales af approval flom thr Seallie Landmark Preservali<:m Boord. A con- 10 ··L diti(ln of approval for thr de-\'tlopment .ri8h!t.lra.n~er is 11'11' restoration. and adoption 01 a plan fC'/r kHIf;·trrm p~rvalion o' the landmark s!ructurt. \~n the-rr«i\" jog lot owner applie-s (or development projeclrt .. ·tt\"l. a ~~'hcmalic drawing 5howing Ihe P((,/X'std rthahililJllion of th~ landmark bu!lding must bf' indo..KkJ in 1M .appli· cation. TtI,e OWl1U of Ihe SC"ndil\8 rOI .alSQ musl.apply lor a. cerlifiQte of approv.1l for the propost.d rtPl.a.bililaliOl\ or mloration. The revitw and appro,'a.! plOC'N..lndud« SJ1ol'8uards 10 erutll'e' Ihat'und''S [fO.,., Iht Sottt-o! mRs are available f(\r Ihe f~ter~t!on of the landlll.;>rk af'K'llh.lt tht r.:habililation. is complett.d, ;;)r e-xamrk ~ ctriifiu:le cl OC'('\lp.lncy for !Iw ne .. " building (\n Ihe fecr~~'ing site ~~'ill not be hsutd !.Intil the landm.atk bUltdins i~ r-r~bllil .. tOO, and lhe funds. from a s.ale-.of TORs nfttt.1.1f)' 10 rrMbili· late the landmark art placed in 31 dtp.allrmnt 01 c'Om' munity developmrl1t IPSCrow .aC(OlIflL If 1M l.ar.drnu'" dotS Ml MOO rel'labililalion. or ha.~ alrr~y betn (ffltt.·ili· tatro arid certifie-d by ttJt Nal;!)n .. 1 Park &1 \Ike (0{ (he irweslmtnt tax crwi! on rehabil,lalioil of 3 (i'fliftrd h~>· toric-structure, the pro«ed~ from lhe !>aIr cof 11'1.: dn'tl. opmrlll lights arr nol ~11!ated by th~ cil).'. The owners of lne $t'ndiflg and the-r«riving 1il« n1U~t file.t TDR aglcrme-nt wilh the city to cttlify Ih~t Ih owner (If Ii'll' r«1'i~'i"8 101 will c~'mplele the rehaobilila· tion of lhe landmarK atld that lhe o','mt'r of Ilw hfl.d,,,~tk agrees to prese-rw the structure for the lift of the r.rw Jrvelopmrnt on the-re«iving. 'Site. The TDR agr«mrr,l i~ enJoH'E~ through a prott(tiw ('(\venal1l or pltsc,yali(m and ('On~r"alion east'n1€nl. Although this pro,gram WJ.t. implemtnled in 19M, no tr.ansfers from hndmH\o:. buildings ha .. 'l!' }'et ~n InJdr. o.n Ihe other hand, a numbel of tfaMYrrS rrl'm low· i~«omr h()u~ing ha\"e occurred, This is p<Ully at COM~ quef'l<'t of pwgram de~ign, Grmral bonu~can be uY.d Il)a(hiew]3 FAR. And nous.ing bonu;ts c.an l>f uKd 1(\ achil,'\'t an incfe./l'Sl' from n 10 20 fAR ~'it~out tompliral. [1\8. the-prO«'SS by negotialil\8 a randmux TOR pu:t"haJ.t al1d submilling 10 te\'iew and atrcrmellh thaI delay and add expEl'IS4:" 10 the drwlopmrnl pIOUSS. The ooi,gn .or Ihe pr .. 1f,,-am impltmtn!s one 80.31 of It.t d>')wr.town plan, which i~ to en(outa:ge the-r-tte-nllen of k,m·in<'ome hQusing opponunitles dOIVnoo\\'Tl. 1>O ..... l\loWn StoaHle has lost somr of it'S low·income housina ste<k t~rou&,", ,go:'ntrificahon, but the cily t"SHmales that 1,311 low·income housing llnit'S are .still available doWt'l10wn. None of lfle-Iew·inoome-housing isl:>ui1l to Ih~ full FAR. and unused density from low·jnrome dOwnlQwn f1..:)ut.~ int. silt'S may be trar\sftu'Ii'd 10 other do\\"nlown siles. Whtn such II Itai\Sfel OC'Curs, thr building stnding mRs must be brought into <ompliance will'. housiog and build· ing ('O(!'~. The cily also requ'~res Ihat It,e trea.le.r or so pen:ent or the total noor area or the floor are-a in use tOf Jow·income heming be retained -3S !ow·inoome "eusi .... & for at !t.a~t 20 ~al'$. Appar('nlly, low·in(<lmt hQ)Jsin.g gfllups han,' bt-fn compEling to S('IJ their de\"dopment ri,ghl5. <leprc~sjns thr p,kt well below tPle pwjt'w'J pric{". rl~nn~rs cakulHrd Ihal devtloprrs «Juld pay up 10 $25 ~l ~uare fool fQr additional density; how{"~'t'r. TORs Irom fo ..... ·incQm.e heusing have been ~llillg fer .only $9 rtr square fool. A~ --. i1 I . .J ;-: i i I .~ .-.. Ihe pri(!t h .. s docrused. Ihnity hu $('tn more de .. 'tlop. me.nl rropo~ls using tl1l~ d';MiJY oplion. Thi~ hi!;$. cau:H'd ~mt (on«m that low·income TDRs ar~ being wId too <he.aply to eMure the prt'$tr.'ation and production 0.' ~nough klw-inrome P,ou~ing unil1 to fulfill tne city's plan· ning: goals.. 1M <ity may lx> rOr<oed to intt!Vtne in the low~ income TOR market SAN fRANC [SCQ A doubling 01downtown oftice:sp.aceduring the) 6 YEa rs l."Elw«n 1%5 and 1981 and.ill a\"era,gt annual growth ral~ of owr 1.'1 f11iliion sql.la re feel of office space per )"ea r WiJ s. CiI~ui.ng OOf\8tslion in.lhl!' dly's'inancial di1tri<:l and a 10M of historic <turacler and s-cate_ In addilion, ~he cilY has ,I'J weak pm.trva!ion (lrd.inance .and.a board of supervisors n.adilionally reillctani to adopt rigoro\is preservalion cOf'.trok In mponse 10 Ihi:;. Llr1prtcedenttd growth in 11.~' ofli(!t (onstrlX!i<)n and the unfa'o'orable pt)tilical dimat.;, San Francisco ha~ made a commilmE'nt to using TORs to ..1c(ompli:;.h historic pre-se' .... ation. The Re'.'.' downlollln plan adopt«l by or<!inilnCE' in San fr,m<-isco ill Ocrobi!r 1985 was a dramalic respome 10 Ihe~ problems. IIlolll'eN base FAR limi~s, impo~s hrignt tOO ~lback rt"quirE'menls, requins the-preser\'aJioll of 251 ~ignjfl~n! buildi/1gS" and ptovidts in<:tnli .... 'l1'"$!o en<QIH agelP,~ relenlior. ot 183 buildings ~hal are ItsS hisloricall~' signifir:anl but that contribute 10 the his.toric and archi· 1«I\lr .. 1 character of downtown San Fran('isco. The plan allows for I he tcanst .. r 01 unused development righls from si8nifj~nl and ~ronlribulory~ buildings. A significant building. may bt o'e-molishcd only for public safelY rea· :s.on. or if. con1id'e-rin.g Ihe valur of thE' bl,IHdln.g·S TORs, il ro:lain.' no su~tan!ial remaining mark~l value. Altera. liON te significanl buildings must bto revi€'\ol.'ed aocordint 10 lhe" Sttrehry 01 the Intelior'$ Standards for RehabiJi· lalJon. and OlVnNS are required 10 mainlain the buildings alld prevenl neg1e<t. 11le plan only N1C(luragM and does M! mandale prestrvatlon oj conlributory buildings, blll if a con tribl.l tory building sells TDRs. t!l~ bUilding rnu~t be rehabilila1ed and maintained as a landmark. AltP,ou,gh the plan. was prepar.ed for the most part by staff of tM San Ftan;:isco Department of City Pla.nning. l he rouMa'l ion for San francisoo's Archlt«tura liletitage, 3n infJuE't1tial p-rivale pN"Servalion organ[z.ation, pJ,a}"E'd an impo.!lant roll' in thr plan's e~ntual form and dE'sign. Th~ 10uMatio.n identified and fated Ihe buildings de-serv ing. oj prue{V3lion and sponsored a nport by a local plan ning COn51.l1I;! nl 10 g'ive the city baCkground Oll. prese-rva lion .a.nd TOR programs as well as reromme-nd~lions for making them work. With the adoplion oj ils TDR m«hani~m, San Fran· cisco discarded most of the conventional bonuse-s pr~'o'i ol.l$ly reliE'd upon by developers to gain den~ily. Through the pUf(ha~e of TORs, de\'~lo~rs may increase density from ba~ FARs ransing rrom six to 10 in downtowl' of/ire d~Slrkl$ to an FAR of 18_ It is only through the-tran$fu of TDRs hom historic buiidings or open space (or from Ihe indu~ion ~f hO'Jsing within a new b1.lildi.ng) Ihat a d~\'Elopc{ can achieve ma)(imum d<1'nsity. Thus, tht: ill.~n Ii ...... for de'o't"lopen to use TORs in San Francl!co i~ ex~d ingly stron&. /: J i In dweloping lhe-downtown plan and its TOR plovi sions, thl> cily idrntitied [tCE'ivitlg siles and c.alcul .. lC'd the tOlal number of Irans(~rs the ate" could handle in order (0 Ensure a heatthy market for thE" TDR~ as well_ In addi tion, the pJan ",direc~s. downlown offiC'E' e)(paruic.n 10 I!u south of the Market Street district becaust zening of that arn a!lows the highesl densilies. The pIal! atso oE'noouragts the-p.~rvalion and enh~nre ment of-open space and thE' creation ot additional open 5pa~ Ihrough the TOR m('(hanism. A l\"viewof pas! plan ning policits revE'aled Iha t pl3l.15 adiaCEnt I., new corul rtI<' lion have not al .... ays provided the mo~t drsirable loation5 foroj>fn space. In the new plan. U1l.U~ floor area from an approwd opcn Spare sile mar be lransrerred to a de"\"E'f· opment :;.ile. Th.is permils developErs to build' inLeMively on one 5i!e "'~ill! providing o~n :spa«" in an area where it i~ n.ee-ded. Not·for~profit organizationsintu-ffiE"d in palk d'r'o"E'!opme-nt could also acquirc de-sirabte park sitt's and $tU thl' dl'VElopmE't1.t righls (0 de .... e)0p"l'S. Are the rEsults of San F{anci;.co·s TOR progr.lm a~ promising "s ils con,mitmenl7 The early results mu~t be evaluatr-d in tighl of thr city's adoplion of a tluee-ye,u limit on growlh. peimiltingille dewlopmE'I'lI of only 2'.85 million square fE'(-t 01 major oHi<"e romlruclion in thE' city. or about 950,000 square fcel flt'r yeM. &cause of thE' high vacancy r,jole iOt downtowrl San Francisco, the planning commission has turned down major new oHice ('n ,Iruclion projrcts in the first ye-ar followill8 adoplion of Ihe new downtown plan. !na~mucP-. as no m:w proiecls h ......... beEn approved. no tramfe-rs have oc(urred under lhe r.f'W pliln. One new of'ict' projed, the lOis! Bllilding. ........ s approved just beforl' the new plan ""'E'nt into eHr<:t, ;i!nd thE' city did tequite purch31e of development righls. Dtvelop(TS purcha~d TDRs. from two sll1Jctures r.1too as "sign ifica!1!.~ In Novemlx>r 198{), San Fra!'1cisco votus approved Propo.ilion M, SE'tfing further IimflS Of'. ,g,rowth ;tnd mal;, il1.8 Ihe future m:;lrkel fer TDRs. more unctrlain. Pcopo silion M eJ('end~ thE" Inree-year growlh curb indefinitely and efl«tiwty low~1"$ the growth cap from 950.000 square feel per }'E'ar to 415.000 square feet for Ihe-nex:! 1) In IS yea rsand 9!iO,OOOsquareiN't per yearthereafler. Allhoush the pJa1U'.ing: depa.rtTntntts cun'tntly revlewing 11 office ron· struclion PlOJ~.;:tS. including sev~rililhat wjJJ use TDRs, Pr(;posilior, M.will dE"prffi the mark,a lor TDRs w~1I below IhE' program designer:s' original projections. Unlike New York, Duwe~. and Sealllt. San Francisco's TDR mecl'lanism UOoE'S no1 impose" requirernE'nt on the olllner 10 er.!rr into an dglt.'E"mcl1l 10 reslore or lo pr€"Ser"e the building. rnslead, this obligdlion is enfofC't"d through provisions 01 the orainanct' implemenling thr vian, which lequire the rr~servation of -signific.aI'11 buildings and con Iributory buildings Ihal naVE' -sold TDRs. In addition, TORs do not h" .. >.; 10 be tr<ln~terred from pafl"tt 10 p.,m:el as in some other TDR scnemes; it is possible for o'ollln lO\\ln San FrancisC(l drvelopment righls to "f1oaL~ unal (achE'd 10 a sending or receiving site. A CE'rtificate of Tran~frr do<umMts che exc.hangr 01 TDRs from the origi nal ownc-r 10 the ownE'r of a de-velopmti'lt 101 or to per sons Ot £jrms who may h'old them for $Ubscqu€I1llrans fer. Allhough it is po:;.sible tndl a SpeculaliVE mar¥.tt might 11 i I I I I I 12 di-.'tle>p In ~.nNtin8: TDRli; .al prE'~nllhls is not 0«\1( ... i~ 'broIus.t lil'-t wmp.ani.n a!"t u(lwilling II) il\Sur~ oo-el· opmml (t&hts. r.¢l lUt::P1.fd to 011 ~tl!'. M (!o'rffiI!'f of .ali.gnifianl or «"'t~!'Ory buHdfng who WfUots ~ It:! vt\U$td dt ... "!Qpmti\1 rlt.hls apptie1 to t~~ \, , city for a ~l!t~mE'n' of ~liglbility. To datto very (C"y owners 011.1 r.Jmaik b(Jildings haw appl ied for urtl(kalH of eligi bi!ity. Somr rul estate b:okers ~avr eXPJessro an interESt h' hand lin, sa!e-s of TDR~. , I ! February 15. 1994 June FlemlnQ City Manager. Palo Alto Planning Commission City of Palo AIIO 250 Hamilton Avenue Palo Allo. CA 94301 Dear Ms. Fleming: Please consJds( this lettol as a (ormalll}Qu9SI for a loning texi change allow1no ownors of category' and II fiistotlc Struclures w~ljch also 19<1,Uffe seismic retrofits to take lliUh available F.A.R. incenti ..... es UHher than only Qne M' curtf:;nttv permitted. Tho F.A.R. incentivBS rOT hjstorical and seism1c reuQfits """,(He cleated to help detfay the costs snd provide tncentive to PtOPf.lrty owners to pte!'91\!8 lhasa unique Slructures. The uncertainty oflha additi .... e effect of these Incentives on downtown square footoge was unpredlctoblB et Ihe tima tho .onlnn was cr. Bled. However. with the passage. of time experlenco' rndicatGs very litlle lIew square foo~8ge of any kind, much fass InCfemants {n nistorical bujlding$~ has occuffed. The COSI Of hlstoric~lIy and seismically re!rollnlng the Veroily TheBtre Is approxlmBtely $2.200.0()0. The locrerMmal.'!ua,e (OOI$g. over what Is currently allowed from F.A.R. Incentives Is 3,743 sQua,. feet. If allowed to use both F.A.A. incentiv.s tM costs per loot Is $06.30 pe' squa,e (oot. It onlV one F.A.R. Incentive's allo .... ,.d the cost per foot Is ll16.17. Th •. dillerenc. is $18.87 per square foot which translates Into approximately 28¢ per square loot per month of additional rent required for tho edded costs per foot. Allhough the 3.743 squere feet requested is not e'ven 8 blip S181islk~IIV in the downtown inventoty, ft is rathllr significant In defraVlng the high COSts of histo,ic end sel.mic renovation. The Varsity is cur(entlv in need or both seismiC and historic renovation. The f.A.R. bonus is essentia1 to !lGcomplishing the renaissance ollhis supelb building. There is no current rosie of creatrng the incenllve tor el[hc( of theso desired goals but not both. Furthermore, 8S you know. the parking demand is significantly lower with Ihe proposed retail than the tllcaU(t. Therefo{e~ the issue of "intensification" is a non·lssue. \. '00 £MERSOIl 151Rt:[r . PALO AlTO. CALlrow'oIlA 9-4301 • l'lL[P"'O~'l '41~' 3Z&'?~"'" • T[LF.COPY ("I~I 32""'-2&20 , '. June Fleming February 15, 1994 Pege -2· ·' \ I have looked at tho lis! of nine other buildings which could conceivably qualify under the proposed text ch.nge. My guess Is that mayb~ a (raction of the 31,400 square feet of incremental footage If both bonuses wer. avalla!>I. will eVe! b. built. For example, 'Just finished a historic and seismic renovation of 529 Alma,' diun"t add any square footage due to function end COSt considerations of 8 complete new second .floor. However, If the Incremental bonus harps accomplish seismic and historic rehabs then let's hope thes. buildings ere saved. That', the goa" Thank you for your attention to this request, Vory truly yours, c~ ~eenan" III Iwf .. ( . ''', '. ( '0' , i i t te .. , • PROPERTIES . HAND DEI.lVERED , H " H " G • CITY Of PAUl ~lTO.C} .. CITY CI.£H~:S OFfIC~ 9~ FEB 22 MHI: 01 February 18, 1994 Members of the Palo Alto City Council 11 Otfiet OF. THE CITY. M.ltiAGfR Re: Support for Minor Amendment 10 CDC Ordinance to AssbH Renovations of the New Varsity Theater Dear Council Members: The purpose of this letter is to express my strong support for amending the CDC Ordinance 50 that a bonus area will be provided for both seiimic lJpgrades @.Q historical preservalion of significant buHdin,gs. Currently, area bonuses for these features are mutually exclusive. This ordinance change is inil1ated by Chop Keenan with respecl to the renovation and expansion 'of the New Var~tty Theater and resuhs in only 3,740 square feel of additional building area. I understand that the renovated builrling is expected to be leased to a national bookstore. Apparenlly there are nine propcrti .. that are bolh historicall)' significant and identified as sejsmiC9:Uy hazardous within the CDC District. These buildings are the only properly Ihal potentially would be effecled by the ordinance change. One of these buildings, the President Apanments, with which I am involved. exceeds fhe 3:1 FAR limitation ,of the CDC and. therefore, does not benefit from the proposed ordinance change, Among the other buildings. the increased Area would allow 20,000 lolal additional f~et, of whiCh 10,000' is a reallscic e".Him3re of the building area that may be developed this decade as a resull of the proposed ordinance change. I encourage rapid adoption of the proposed ordinance change and hope. that the Ci~y Council and Planning stafC will not struggle with broad queslions of policy and land use philosophy for what is a minor change with minimal potential impacl. 'ro COW,1 Ji,ll ~ !Ii) Wl/t &. FrOOefftl\ 400 HMil:oo Ar.et"Oi!. p~ Ali'.>. ClIl:fcrril !HlOl·182S,· T~~' C~IS) 328-1'S61, J&!( (~I~J J.ll·3fm PAI~)<lo1 _ .. " ... -... " .. ,'. .. ....... .. Members of !h~ Pdlo AHo Cil)' Council February 18, 1994 rage 2 White 1 colJ1d present personal and policy rea.sons for objecling ~o the ordinance (amo:ng these objeclfollS WOL)ld 1:>e (i) my having inves!ed enormuU$ly in publtc benefits Ihrough the PC process for similarly minor area bonuses; (ii) I hllve been negoliating \~'ilh a national book$.tore tenant for nearly one year which wHi ]1ot consummate if this project succeeds), I support this ordinance change and the assistance if provides in allraclir.S a natLonal bookstore. A renovated New Varsity Theater occupied by a national b001<s!ore will be of great beneW !o !he en!ire CDC diSlric! and !he City of Palo Al!o. For Ihe fiscal ye.ar ended June 30j 1992, Ihe CDC dislrict reponed taxable sales volume of $166,000,000. \Vilhout any .significant increase in building area, the CDC dislrict ('..an achie\'e taxable sales volume of $266,000,000 by June 30, 1998. This growth in 5alt-s "'olume (and a Sl,O<Xl,OOO in Increased sales tax proceeds to the City) can be weJj managed if sirong retail uses are attracted to the DowIHown. We read ofl<:n about the imbalance of restaurant/retail uses Downto\l..TI. Yet, the Downtown 1s on !he brink of atlracling se\'eral major retail users. A fine national bookstore, more Ihan any other potenHal retail user, provides an anchor that will aUrael other retaU users. Furthermore, a bookstore O!) University Avenue near Cowper SUee! will stre:ng1ben pedestrian traffic .and retail aClivity al 'he eastern edge of the Downlown which docs nOI perform as well 8S 1he corc Downtown area be~'een Waverley and Emer~on S!reel$. 1 have heard a few concetn.s. about this ordinance change. Firsl, members of Ihe. Historic Rt'.sources Board fear thaI this change may jeopardize historic buildil1gs. This dOC'.s nof seem pJausibie to me, particulariy since the HRB in the past year has become ftIOCiol.ls in the proteclion ot all historic buildings, not just Category J and II bui[dings which ore the only class of building. effc<!ed by !he ~roposed ordinance Change. Second, tlle ordinance Change may be'misinterpreted as representing the i.mminent collapse of rufes tOnsfraintng development. This ron«:rn is unsupported. When the CDC was adop!ed in 1986, the expan,ion 01 !he Downtown by 350,000 square leet was specifically identified. Fewer that 50,000 square feet have bee" added since 1986. (My group was responsib!1! for mosl of the growth and enC()un!ercd no pubJjc opposition.) 1 can identify {ewer than 50,000 addi!ional square fee! of groWlh in the 1990's. The 1986 CDC ordinance was succe.ssfu! in cornrolHng gro'Nth. Minor.!'u"(ommoda!ions for reasonable projects, such a.s. that requested by Mr. KeeI1ar;~ sholJfd be provided j even if. on occasion, the nature of these changes is ad hoc. The Downtown wHl experience g{Cai success throughout the 1990s with support from Ihc Oty, and wjrh the commitment of the City and Dowmown Owners to fund parking improvements. Mr. Keenan has led recent parking policy changes and can be L ..'." ;:~ .. , ', .. . •• I· I" , L \ . .. , " I , ... Mem~,. of the Palo Alto Ory Coun<il February 18. 1994 rage 3 ,-: rcHe<1 -on 10 suppon 8: parking a~essm~nt -campaign. For Ih~e reDsons, ] support the vroJ>OSe<l oldin.flu ameromen,_ Very "ul)l yoUtS. _ n:=-:::-___ _ ]ame:s~~aer c..:~ Ken-Schrdtx-r Chop Ke~n;tn .. " \ Nt:\,;t,lVED 9 March 1994 City Council 250 Hft~ilton Avenue Palo Alto, CA 94301 Dear Council He~ber, ,"~R I 1 1994 ASSISTA~r CITY M Gil. We learned with disPlay of t.he prolJptlQt of 8, Barnes '" Nabla or Border,a Superstore npenirl9 in th-s old varsity 'th:eater.. ~9 cannot halp but agree with those who argue that r ndlng a us. for the space that 'preserves the historic tfle_de of tho building i8 a qreat service to the c01Ml\ullty. 'He \ionder, hovoII.t'Jl'. ~t a Barnes" Uoble or Borders superstore is the anowar. In our expexience .... ith tho boo);: trade, th.e openin9 of &uch bookstoros is aftan followed by the clQaiog or noiqhborinq ~naller stores. If the qUGstion were what-her Wal'Hart should opon .1t that location, we are sIu:e thllt the ftn.sWer would bo: .ft l"u~DundiJY-l no. From the perspoctive of the book trade I '" B8Irne.s " Noble or Bordors Superstore is no different fr():t:l WalKlIIrt. It is tho kind of business that d8stroz's SJ:lllll co)':\pCltitors end under):lllines: tho business character of tho cOMunit.los in Wllictl it OpehS, Saving the Varsity is a laudable goal. The question Is whether savin9 tho varsity should be bought lilt the p.rlcQ of los:i.nq the bOoKstores that contribute 80 much to the charactor of Palo Alto. We must aSK ourselves if the city vill be a batter place with b restored Varsity, but no Printera Inc, N&9abooka, Chimara, Stacey's, Bell's, HinQrVA, or RQ:nlliis88:noe. A 8upel' boo~$tQre nay generate large rev~nueB tor the city, but only by cannibaliling the sales of the high-serv!c$, well-stocked bookstores W~ haV9 80 long enjoyecl. Sincerely, DeWitt Durham 393 Haclane ce: Palo Alto weekly ;,:)7 J. ,~~~~<--' -- 'Karen Anderson 25~ Everett Avenue ~v,,\,,~ Anne Piascik 2)01 Oberlin Street ; ~lanning commdssion City at palo Alto 250 Hamilton Ave. Palo Alto, CA 94301 REI Historic and seismic Combined Exemptions Dear Hembersl I run opposed to the tlpproval ot the combined ex.emptions to allow & 50t inCretlBe in PAR for 8uch buildings because it 1s virtually impossible to presGrve the historic character of 8 property JUUl add 50t to its floor area. It the goal is to provide inoentives for owners to make Beis~c upgrades of historic buildings, then I suggest you tollow tha propos8l ot the RRB Chair: Give owners the incentIvQ to seismically upgrade by ofterinq transferable development rIqhtB tor such an upgrade. Thi8 ~ould greatly improve the odds Dt ~int81ninq the hi8toric nature ot the properties and still provide the incentive. Tha current propoaal provides incentives to only one property owner (Mr. Xeenan) since the other propert1es are not likely co be seismically improved if the chanqo i8 approved. But they may well be-Improved it t~an8tecdble development riqhts were offered. It 10 important to think this through caretully rather than trying to meet the timetable of the developer who io pushing for this chang'e~ RECEIVED MAY 161994 To: Palo Alto Planning Commission City of Palo Aho 250 Hamilton Avenue Palo Alto. California 94301 May 13. 1994 To Whom It May Concern: Although r am not a resident of Palo Alto. I shop and eat out often on University Avenue as well as other areas of Palo Alto. I am appalled to learn that the City Council is considering permitting Ihe bookslor. chain Barnes and Noble to open one of ilS mega,slores if< the historic Varsity Theater. University Avenue does nol need a Barnes and Noble. We already have many fine bookstores in the area-.Kepler's. Printers Inc .• Sianford University Book,toreand Slaceys. Three of these stores are locally owned and spend much time an~ .. money adding value and interest to our community. These bo.r;'kstores provide fine service and an enormous selection of books <{.ith great attention to community requesls, Barnes and Noble would take business away from these independenl bookstores. threatening their very existence. Is Ihis really what we want 10 promote in such a special place as Palo Aho? I can't believe Palo Alto wishes to promole "mall-type" slores on Unive.rsity Avenue. especially in such a unique and historic building ""'!"";"'" -', ' ." .. : <: as che Varsicy Theacer. TIlis would be a cecribl. decision on Ihe pal1 of the CounCil. I sltongly recommend Ihal you nol allow this type of bad planning fer Palo Alto. Scores like Sames and Noble may be fine in large JmpersQnal shopping malls, buc noc in a ·communily" like Palo Allo. Thank you for your allenlion, KW, Abbe A4xo ~-? 211 I.jI QuesUl Way Woodside, California 94062 • L •.•.. SAKE t...E"rtU J.l'CEIVl'» FT«1t 24 ClnZEliS -OIlIGllitALS OM rH . .J:: IN tHE CLKRk-tS OYne!. How Would YOU Like It If K .. MARTJ!lJet1$l1ed Whicl BOb~ YcllJP€outd Buy? ,,' l' '294.!:) Il'u« I.It ]1~CI1Y jllJWli'l' Right now, II plan to convert the Val'81ty Theatre on Unlvers 'Avenue Is 1Jying through the Planning Commission and City Council ( aster than II ~ campaign contrtbution ... ) In its place would be II so called "sUper" cbalu bookstore. II thlsplan goes through. it will have an effect on which books you caubu,v phd what the future downtown Palo Alt{) might look llke~. • B_use or decUnJng sa"'" at .bopplng 1I11111s, cbaln bookstores ...... 1I10vlnil into toWllll, orten .... «In&' up obop noo,. woU..,..t"bUshed independent bookstores. Their lIoal: put til. mdependenta oul or busin •• s .. .qulckly. • The chain Ito""., unl.lke lndoyoodont backBoUe ... , treal books aa 'product'.!.' mass· mllJ"ketoo lli<0 01) many bol:es 0 dotergont. • Ret.all booksolUng Is 0"0 "r tho groat" •• aveua"," for Ihe dlslrlbuilon or Ideas In our cultu.ro. A [~I Independent hooMoUe-r kn<.lWtI tho noeds Bud tastes of tLe local communHy. Tho chain .toros buy the .Rmo 'pl'Oduot.' rvr all thalr outlets, Ignoring local COnCel'1l8. • Chain bookslofe3 ~oncenfl"Qt.a tho power to dodd. which books gel BOld In the hands or a very tew p<><>plo, ,"""ponalbl. only to tho pront m!U'g1n of tho chain. Society loses ftc.,.,.. to new and challenging Ideas or unlqu. creallve ondeavol'll, The national owner or tho p.ropooed bookstore for Palo Alto Is 1:i>lIlart, a nice enough retail chain, but ono Illat IBn'l really known for Its d0dJcallon to InteUectru>1 or .. rfuUo punnllts. • The City COWloUb ... already proPOled Q specIal oxceptlon ror Iho developer (Chop KeeDIUI) who ",ants to put in the chain backstoro, overriding Its own rul.o and regulations. Ta". a look aC UnlvenUy Avonue"'more and more chain 8tore8 of all typGS, Soon, Palo AJto wUllook Uk. any other shopplng mill.bland, commonplace, trIte. Is that what we wallt? • It t. ."p to yo" to .ave our Ic.caI lndep<>ndent boolu,tores IUId tho """"It, n:.""tre, and to stop the 'malllilll:' of Palo AJto. A Planning De{,artmelll oWfer was pleased to roport ...,conlly that tb.& plan Is moving 'very qUlckly. W. all m ... t move quickly to stop It. Stop the Malling of Palo Alto! Save Our Independent Bookstores! Send This Flyer to City CouncHl ..,. sf"c:uf) Dear City CouMil . I read, I shop and I 'ImTE in Polo ,Vlo. I'm opposed to more and more chairl stores in town. Please stop "malling" our town. (Write in yeur name and address and mall TODAYl) -"t A~ ~ .S"+-Q.-w'\-hr.( ~;c4-.st, J": ... 4-Ifrt j: ~....:.t~ ~ p...t., ItU .. ~ ~" ~· ....... r"~ A··~ (I....t.,......., £ J{" "L-I..), ......... ~.:{.. ......... ,~-~ ll ...... J.:.. .:---1t..... H· ........ h-...J r41i~, ~"". fDF mON info on holD you can help, ca. /I (416) 32IJ.8837.//.'ro '---r. / vI. I' J.<;d.'{. :;.,/'~' . /J~'"A~ ~:i~~=l ..... -") av.;. '--~~.;.~~:",~ ... ('.;,(_J:.~.£H : , ... , .. , f ·<-.• 1.· ... .. . . . . f I I ,." ,,-",,' . : '-'J' ", "'10,y~~ IT"d#zs I'~fla) &. t?130C:, /7~/99-f RECE.IV2D . \ .' . , . ',\ .. . " -. :\ , I I . I , . . . .:, "' -"; // .-. . '" . . , ... '. • 11, " ,:.:; ,':": . . · i i . · I . · .' . . I ':'. I .. , i I . [ i· .. ~. , I. ,. ,. i I . I I .. ' .. 71· j , j .' ., I , 'I ........ -----""--"tt,., .. _.---.-... -~ .. -------............. -_ .. ------_ ...... -.--' Fox Theater celebrates its historic designation • t \ , "\. , I ~ .". .. -, \ .... ~.. . Several items pertaining to the same subject have been assembled in this package. .--:::> IV ~<Jf""V (1w6- J r~ .. " 240 Kellogg Avenu b' Palo A I to, CA 943 , l~~" Hay ~9, 1994 H.yor Kniss .nd Members of ~h. City Council City Hall P.O. Box IO~50 Palo Alto, CA 94303 Rf: Proposed A~endment to Oowntown R~9ul.tions to Allow Inc"ntlves for Seismic Upgrade and HIHol'1c Presorntlon to be Combined. Dear Mayor and Counei1 Heabers: At the Hay 25th meeting the PI.nnlng Co •• lsslon .nd Planning Staff appeared to be wired. ~h.t·. the big hurry on thIs de.l? What is the econo~1t benefit to property own~rs in the downtown parking assessment distrIct? 15 the proposed chahge desired by the downtown community? Can your body ~ake findings of fact that the proposed IncentIve is not a special prlv1e9~? The largest of seven ~bui1dii19s which would qualify for dn incent1ve under the proposed te~t code amend~ent· ~s the theater at 456 UIl~versJty Avenue. The extr~ incentive woul"d permit 3740 Square feet ~Ol ~( addItIonal floor area wIthout benefit of offstreet p.rklng. At the parking rate of 4 sp.ces per 1000 square feet of floor area, thfs one'building alone would increase the parklng defIcIency by 15 spa,es, ThIs would be a new liab~ltty or cost burden on the downtown pbrking ~ssessment district property owners. The new Callfornl. Avenue Parldng Strur.tur •• Project 19113 on Cambridge, "111 add 96 padlng spHes. The total cost to that parking distrIct Is $2,055,OOG. a,sed on thIs current p"oject the unit cost Is a~olit $21.400 for eACh added parking SPH', At thIs prIce 15 parking sp ••• s would cost 1321,000. An~ that is a lot of IncentIve. After re.ding the 103 p.ge contract p1.nnlng report J believe planning responsIbIlity is diffused .nd the economic Impact is confused. Changing the roles 15 the primary fssu{!: The transfer of development rights is a secondary is~ue. There already exists an alternative method Of ga1ntfi9 additional floor are!! via the Planned Community (PCl process and the transfer of develop~ent rights. If a )009 hard look falls to find r.al community benefIt then vote nD to the proposed code aMe~dmcnt. If you vole yes many property owners will believe the clah. that: "Zoning is for s~le in downtown Palo Alto by dedl with cQuncl1," , ' PLAtI:lWG COWiISSIOI1 City of Pdo Alto 250 H~Ijl1tori. A\'~. P~lo Alto, CA. S{301 H."~'SICHOIW ANO EAIUY ANnaVf PlANO R:EPAIRS ANO fl'fSrOfll\YrON ,1111,.4: lin 6/:;4/% • if~' '~' • JUI, ;! 71994 RD: UISTORIC :~~D S~IS:)IC co:.ml.'nD :::>-;,!P~'I'11IS Dc:;.1" Mcmbl)rs, ! <:UIl the OV,'rl-9r of til~ C~.roin::! Hot.'ll :.t .z31 H:·nllt:::on ........ .-.. ?<l'c'~l ~;o. 120-26··073. 1.5 the hot]l is nul '.;1-1 ~Ij'>l ::IlC: I h .-;ro; no ~) -l':·:in:::; 5'":·C t I ,I: k,:.::ed on o·/~r 3S~OOO sq ft. I c.J!l ~.ss:~.<;::J"{ for 1('1 f1 :l·~:i;1.f. SjkC.'S t..'!1;ovJ??"tou: the city 2.S ::~ result of Proj0cts :10, 66-08, r/::·_"03 ,.'1('... L('':' J -"':tc. 1h .... s~ c.sse'ssJlonts br.i,.s~d upon the .sau~~r(~ foot _",Cr> fv!''nul'. o,f'lClUnts to 2/3 0:"' ...,~' uronel't,y taxos. I rio optlosed to the zo~ing orr.1.n' ..... lc~ t:-:-:t "\":lr'nol:l:'nts ~-:-ZC-O, ,?~-::I'-7 bf!"ChUS(> th~sz ::.J1~ndJLJr:nts a~ -:.n Inc~n'.;i'/e to tho::' ae·r·lo:;J-:rs ell~lm:.tos MY parkins: -5p~~~e 'lSS,~ss::'18nts to th.3 {i'9\"-Jlo""~rs ;:or th,:, ::1'::'\''' foot P,"" to b:' rievelon~rl. THrS IS m.JF.\IRt ,;'~1 W;~O :r'1' nut.' : .... :yi-.1~ t:l·-.11' "f lr S:1 l'~': f.'lll b-c doubly u~n:;~11zfJrJ in th'J fut'.l1'0 'J!h !~l. (I.-w.m;s "v!' IF 'FI ",) 1~;:1nt; .lot· c: :1,' .:lop ments Y'!'tll sut' .. ly ."'.g".1n bp :::ci.dnd to our ~s _~SSE)':nts! 'ill)' s)')ulc. th"'Sh r:l.,:lv"'loD~rs t!nt ~~ fre-13' rir~ . .3' on ::lY b:I~:-:: :"S w"] 1 -S ~IF~ oth"'l" DrOT)'.'l'ty Q' .. ~'"!"rs~ 'l'he only f::ir ::lt~rll:";tl"''' is t~ c0r:ul"'j:-lj' l":V'::P;; 01' :-,1 i.::Ii::.': t,·, tr.· s(]unl'~ foot':.~'''' for>;nlll,' :::nn r"':s'~t ~;l t '.' $\'5:,;.··.;',1 t') ")l'ovi(". :: !:. ir"r ,11/ ~(l: eQult,l,blr.: t:,:..: SySti"!ffi. ... Is it f-::".ir to ::'..s!~ ~vftrJ o~h~r cO~:Jr.I~rcL.l pron'~!'ty OW,'l.;!" to 7':1Y !'.;)!" th: t,':~x bl)_rd""n ,th~,-t th~s"J (>w';lon-:rs \'/i 11 1 ''):!;'I.lr-I':':l.::m "".;~L-,:r __ l~ 4""·11 :'\"-:,0 02 their $:l;::':.r~ 0:::-!-,.'I';~j,l"\g : .. ss~ss::~ ':rlts? 1lo future {:.·'3vc:lol")-c.·rJ~nt '1s \'forth ~1is :",l':LC:1 01' t,il-. '::'ric-;:-(\ ...... (.:d 1:l 7; ~~r" ~ongestion to' th3" city :n(,: -..:.h.-:: ":,o3::;i:'1~' f .il~t'~ -::>::.~ '\ .ny ~I''"':S.·::lt hust:l-''::;'S::S to. co!']p~te vtith -:.:ny blor-~~bustGr r:n.V;r-::-rls,,;sJ :.iW !:'.h<'·n ~ ~:1;'l!.: :.h· ,~'jority of the pr('looerty orrn~rs p',1.y tho:. t, :,:~s ~(W tl-,·:s .... ("'"I',:ll)'l"rs to bOotl r Let f..:drl'l-es~ :.~c. COrJinon s-'>ns'-· ~l·,:,,,,'il! .' . July 24, 1994 Cily Council Plal1fling Department 250 Hamflton Avenue Palo Alto~ California 94301 Thoits Bros., Inc. 629 (mfrWn St1W/ Po.. &x2J PQJQ liiio. caJtJoml4 94302 T~ «15) 313-4868 Fax (415) 3.23·4008 '. " {{BeE!V!'.;) Jut< :I. 7 1994 . :. '" ~~t:. t,;~'~~''o'olonm:l''; As University Dislrict Business OwnC!r'"s, we are writing to urge your favorable consideration to amend Zoning Ordinance Chapter 18,49 CD. The encouragement it wourd offer for sersmic rsuo-fltting and effective preservation 01 historic structures woufd cleady be In the best intefe!t of the entire community. Very truly your5, • THJITS B~nc. w~t1~ Warren R. Tholt. Pre.s.ldent cc: Nancy LYlle Bob Schubert WRT/csd 2/60 '",', ,.'.. ,. ·if ,. • . PALO ALTO IMPROVEMENT CO . July 24, 1994 CBy Council Planning Deop.lflment 23>0 Hamilton Avenoo P.alo Alto, CalirOt'nia 9"'301 P.O. BO)( 21 PMO ALTO. CAUFORNIA 94302 JUN 271994 .As UniVoE!fSity DI!itrlct BusinsS1 Owners, we are writing to urge your fayorablo CQt1!.ioo('Uioo (0 amen.d 200ing Ordinan<:e Chapter 1a.4~ CO. The encQUr.!lgement It would offer for s.eismlc retro-fltting and offe<:tiv8 preurvation of historic strUClurOs. woofd clearly be lrllhe beSot interest or the entire community. Ver,( tru'~ yOlJt:J~ (>10 AL TO I,MPROVEMENT COMPANY ,/",-7:1Ci W"rr..,n R. ThoJts (>'$,100"1 C(;: ,Nancy Lytlo Bob Sc~l.b&rI WRTlcod 2160 ., '. \