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City of Palo Alto
City l\1anager'~ Summary Report
HONORABLE CITY COUNCIL
CITY MAN. ... GER DEPARTMEr.'T: PloDDing and
ComlDlluity EznlronmeDt
AGENDA D .... IT: DECEMB£R 5, 1994 CMR:522:94
SUBJECT:
BW1'fST
Propoo<d Amendment to Downtown Zoning Regulation. (CD
ZellE') To Allo~' JOC't'lItiYot5 for Sei!'rnir Upgrade and Historic
I'r ... r\'lOoo To Jl.e Combi.,d (9';-ZC-6, 94-ElA-7) and
InformatioJl Regarding Transfer ofD("n'lopment Rights (TURs)
rcr DD1'\'t!tO~Hl H~toric BlJiidiog5
Pl('p,_\~d Jfl1c:tc;:-r,::-nt ~() J';!'.\ni(n,,'n I(:nir.g n:·~-Lli...1tinr\~ (CD !.D!l{;:) to a\!m~' incentives
tll; scisrni...: wp~d::-$ w;d his:\"1r1c pr-:-:ifr .... ation to b-= ('ombined,
~Ml>IENDA nON
Staff recommends thai the Cit) Councii:
I. Approve the attached ft:vjsed mlligal.:d ncg,Hi\'c declaralion and adopt the
ditachcd ordinance ,dJo· ... ing s.-:is.mic and historic preservation tloor area
incc:nti\"es to be combined; and
2. Cornioer the following Ahemativ:s regarding transfer of development rights
(lD1ls) lOr historic buildmgs dOlo,nlo"ll:
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Retain Ihc C,ty' s existing TDR pro gram; or
Direct staff to J>r<1>8rt • ",vise.! illR program f", consideration by the
Historic Resour= Board (HRB I, Mchi tectunu Review Board (ARB) and
th~ PJan,,"ing Commis.:..ion and agree to the future appropria!inn of$12,OOO
for contract planner assistance in developing and implementing a revised
TOR program (= Anachment G f"f a breakdown of the cost estimate).
If Council ~is!:ies to consider this item after completion of the review process for the
VaTs-it)' Theatre project staff re.,;ommend.; thaI Coundl continue this public hearing to
Mil)' J, 1995.
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rn_UIT-IMPLlCATIONS.
CD T ex! Amendment
The proposed CD text amendment consistCflcy with Comprehensin' Plan pojicie~ IS
discussed in the attached Planning Commission slaff feP'~-.n dated May :!tl. I yq~.
IDR_~Qj!l\!!l
Implementation of a revised TDR program v.-'culd 1!'1\'l)!Y(" adopting a sepa;rate
amendment to the Zoning Ordinance. The polic)' impiic.atioru "f a revised 'mR
program would <iepend upon the particular p!O\ isioo.s of the re\,lscd prog:.ra.'TL in
general. TDRs for historic buildings \IIill promote !heir hi~ton.(; preservation ...... itil :he
additional option of permitting the inc.rntin s.quart' foota~e (0 he transferred f(l 31'ICMer
site.
EXECUTIVE SllMMARY
This report forwards tL) Counl:il rec:omm ... >nd,v!(,;;~ r.:. th~~ r)L;.Jln;ll~ C'.lmmi~<,i"ll. Hi~~writ.·
Resources BO{l.rd (HRB) ru1d Ar.:hitc-cturu.! RCI i'."'\ BI" .. ml \ ARB) 11.1 Jppr(l\'C:: ~l nl ~3:l'''l:'
declarntlon and adopt tl1~ att..1.:'n-::d onii'13J1(t: 3110'.',111.:-' ,<i ,m:; dJd hi~ur"..' PiC:,L'r"I ~\li(1n
floor area inct:ntivt) to be l,.'ombif1C'cL J.nJ 1nil'nT 1:Jli,1:l n~'-il:,:~r'-'J .:It lh<.: :\U~U.'.l ~. 194~
City COLln;;i! meeting. indudin~ 1) all C',J!u::'li:'fl (.1' :hc ~I,'\".\.·~~. (,l In.: L:urr.:nl h;~lorlC
and seismic conus and TOK pw~rram'i. ~ I an <\;lm;nali!.'fI ui' r;hminJ!irJ~ the u:-.t" of the
Planned Community (PC) 10ning proces.~. in rdJtlOn Lli the: Tll[( prob.'T<UTI. and 3) [he
rarniticatiDn.~ of allowing an addition?! ~:;. pef"-'ertl FA? incen!lve for hi,wrlr
pn:servation and :;,eismic upgrade projc':-G. if the <ldJiLlL'I!al ~) ~rCef11 FAR i~ rcq<li~.d
.' to be used as a TDR.
Q) T ~:,1 Amendment
The City Couocil can either take action on the-rr('p(l~d tex, amendmrnl or continu~
the public hca.ring. If the Councit decides to lake actioil (In Lh~ proposed t(':\1.
amendment, L'le public hea."ing should 1);: closed afl:-r public testimony is completed.
If the City Cound] wishes to continue the public hearing 011 the tC).1 amendrnl!:nt until
after completion vfthe Envii"Oninental Impact Report {EIR) and re,.iew process for the
Vanity Theatre project, the public hearin~ shoold be continued to May I, 1995
(potentially i.n conjunction with a revised TOR ordinance). The Cit), Council be-acing
on the Y""ity Theatre projeot is tentati,'cly scheduled for April 10, 199;,
TOR Program
The City Council C<luJd decide to 'itha retain the Cit)'s exis'ing TOR program or
provide direction to staff regarding revisiOflS tr.at should be made to the TDR program.
If the Council decides to direct stalf to revise the mR program, a draft TDR ordinance
and environmenta~ document will be prepared for considerdtion hy the Histonc
Resources Board (HRB). Architectural Review B=:.;ard (ARB), Planning Commissior. and
City Council. It is estimated that it would take approxirn.ate!y fLvc montru to bring a
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draft revised TOR program before the City Council (following ~.,. preparation 0f' dmft
TOR ordinance and bearings before the HRB, ARB and Planntng Commission). Thus,
if !he COIDlcil desires, boIh the CD text amendment and revised TOR program could
be coosidered at the same meeting (e.g., May I, 1995), following completion of tho
Varsity Theatre ""iew process.
FISCAL lMPAcr
CD Text Amendment
The proposed CD text amendment would not have a fiscal impact on the City, Specific
projects reque.;ing double incentives could generate additional sales or ather taxes
depending upon use and would be subject to City pru<;esslng fees,
TOR Pr.~'11
]f the Council decides to direct staff to prepare a revised IDR progI2:tn, preparing ;If:d
processing the new regulations will require the use of a conlracl piannc-r. n-Ius:. Ciry
funding will be required for contract planner assistance {111e maximum e<;tima:ed ('(I)!
is $12,000; s.ee Attachment G for a hreakdovI'11 of the cost estimate).
ENVIRONMENTAL ASSESSM£NT
~D Te:\1: A ... '11enclment
Th~ proposed text cbange will not have a significant imp<l.tl on lilt: cm'ironmen1 A
revised environmental assessment recommending adiJption of a mitigated n~.?atn ~
declaration is attached.
11)R Program
The environmental impacts of a revi:s.ed TDR program would be eV,Jluai:ed during the
development of. dmft IDR ordinance,
PREPARED BY: Robert Schubert, Contr4C{ Project Planner
DEPARTMENT HEAD REVIEW:
CITY MANAGER APPROVAL:
~~;f' .d-~~~y
KENNETIl R. SCHREIBER
Director of Planning and
Communi!)' Em'lronment
Assistant Cit)' Manager
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SUBJECT:
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City Manager's Report (In-Depth)
Propoud Amendment to Oo",utown Zoning Regalotions (CD
Zon) To Allow Ill<1'ntiv .. ror Seismic Upgrade and Hi<tori<
Pn:se",a1ioR To Be Combined (94-ZC-6, 94-ElA-7) Ol1d
[.fo .... aOO. Regarding Trusrer orDevelopment Rights (TDRs)
ror DoWlltO"" Historic Balldi.gs
RECOMMENDATIONS
Staff =mnmrnds !hal the Cil)' Council:
Apprcl''''~ the anached revised mitigated negative declaration and adopt !be
ari..3(hed ordinance ailo\\ing: sel5mic and historic preservation tloor area
i:1cmti,;e-s 10 be comh:ned; a..f1d
'2 C(i[1.,ideI :.tHo: f"J\lo',\lng ai'.emari\"t;s regarding transfer of development rights
\ rOR..j) f.(l[ hi.qnr~c buil,jillf:> do\\nt(l\~n:
b Dl~ct statT to prepare a revised lDR program for consideration by the
Histone Re>oum:s Board (fiRe'l), Architectural Review Board (ARB) and
[he PlannLng Commission and agree with future appropriation of $12,000
for contr:::.ct pl&.n..'1er a.s.si:>tance tn developing and imp]em~nting a revis.e-d
mR program {sC"c AJtachmeni G for a breakdown of the cost estimate).
If Council ~i.shes to consider this item after completion of the review process for the
Varsil)' Theatre proj~t., statT recommends that Coundl continue this public hearing to
Mal' 1, 1'i95.
BACKGRQUl'm
In August 1986, the City adopted. c{)fl1prehonsive set of zoning regulations affecting
all commercially zoned properties (CC and CS) in the downtown area. The regulations
contAined the changes arising from the 1984-1986 Downtown Study. The regulations
wen: mtended to: I) substantially curtail major new development occurring within u'le
downlO"TI area; 2) preserve and upgrade buildings of historic significance; and
3) prc'\'cot \\1.despread demolition and redevelopment of the downtmVTI. maintaining its
traditional scale and character. In addition to restricting new development, the
regulJui ODS sddrt3sed ground floor retai I uses and associated pedestrian Beli vity,
building seismic ('pgrade requirements, and historic preservation, A fundamental goal
of the regulations was to discourage new de .... elopment., thereby not incr~a..o;;ing the
substantial ex.isting parking deticit evidenced in the do\\mtoVwn. A total new additional
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square footage cap of JSO,()O(l WL> established. "ith • 2J5,()O(l square foot thre>hold
W! trigger.; City Council review of the n:gulaticns (Policr 6c. Comprehensive Plan
T .... nsportation Element). To date. approximately 31.495 (net) new square feet have
been added in the dovwl1l0v.-n area since tJ'le May 19S6 adoption of 1.he reguJations,
Retention (If ex.i.s:tin1S strLlCt1.U'eS \\"35 an impofunt aspect of the rtg'.Jlations, in order tn
PfeSel'Ve the scale. character !lld p."OpO!tlon of the downtown and for historic
preset'Yationlaesthetic purposes To p!U\'idc: inccntjl.·cs to property O\\1iet'S of buildings
in n~ of seismic or historic upgrade. the rcjmlatioo> wore crafted to allow.
2S percent ,~ in flOOf area in t:OOjunctiOfi "'ith either a sei.smic upgrade (f()r
Seismic Category I & U buildings) 0! historic prescr'3tion (for Category 1 or 2
structures). BuildLngs that raJ! into both c,tegl'ries, of ..... ,hich thC'TC are c:u.rrentiy nine
in the dovI'Tlto\\n area.. cannot tak.:: 'l(han~f~ of both rre .... i~i0ns in the re.f.'Jlations by
increasing e':lsting: floor.Jre..l lTH)ff" than '::5 pen:rr:I: ie" the all.)\\'an('~ is not additiH:.
On February ~]. 1')9-', th:-Cit)" CC"_Hh~i! n.-farl;'1..i the-,rT0p,l'St;'d <llIicndrnent to the
dO\\.11!O'Ml llJf'lng rt'p.ii,n!,"";m reI) Z . .-·n(l ill lh~ Hi"',c'r'l( RC"';;(1:,.Hce~ Bl'prd (HRB).
Archili.'{'lUral Re\'icw Eo.lrd (ARB) a.r:d Pl.::nnlr'1g C,'rr;mIS~i(1n On J':l:.' 'i, 1994, after
!le.'l'.ring'S be-fere (ht' HRB. ARlj J..'11.1 PI.l'lrll!l~ C(1mrril'.:~:;ln. ,ht' CiT\' C'HHlcil open.;;J the-:
putrFC' r,e,\rl1"1f,! Qr\ t..l:'.e rWp03,d l.\'J~ ~Tle\,dm(."t y"d s<.lb:.e\ju('nt!y cOl".tinu<!d the
Jlearing t(,) D~;;cml~r 5, 199~ (~et" lht: .In..a.:htd C\-1R JU.9-l-. d,\!ed June 30. l(94).
On July 21,1994. statTprepart:d a rc.,.;5ro en\'ironme!1t.a! a5Ses~m<ill {attache.:!) for the
proposed tC)..1 Code amendmen! which rec..:~mmcnd..', adoptlo:l of (l mitigJtcd Negative
Declaration (the enviwnm'!ni.aJ a.-'>'!icssmCnl ,<,'a,:; rt'\,I~e'(j III include compliance wiu--I the
U.S, Secretary of the [ntenor's Standar9-'-i ,'If RehabilitatioILmJilld.mmQuidelincs for
Rehabiiitating.11istQric Build! .. &!> as 3 millg:llion measure). t'om.'nents were received
from thret-persons during the public reviev.' period on the revised mitigated negative
deciaration (see the att4Ched Ien...-rs trom Dennis BadJund, Mark Vermilion and Gerard
Mon;ulio).
On August 8. 1994, the Cit)' Council reques,ed staff '0 prQ\ide 1) an evaluation orthe
success of the CWTml historic and seismic bonus and TOR programs, 2) an exarninath1n
of eliminating the use of <he Plonning Communi!)' (PC) zoning process in relation to
the TDR program, and 3) the T1I1Ilifications of allowing an additional 2S percent FAR
incentive for hi:.;toric preservation anrl s.~ismic upgrado::: projects, if the additional
25 pt'rccn\ FARis requ\red to be used as a TOR.
POLICY IMPLIc. .. nONS
CD Text Amend.'l)ent
The proposed CD text amendmenl com:istency with Compreh-::ll.<;.i\'C' Plan policies is
discussed in the attached PI.:Ltoing Commission ~taff report dated May 20, 1994.
roR Pro!lllll!!
Implr:m.marlon of a ,",ised TDR program would in"Qlve adopting a separate
8!IIendment to the Zoning Ordinance. The polioy implioalio.""lS of. ",,·,sed roR
program would depend upon the particular pro\-;skms of the ~ised program. In
gcnera1, TDRs for histOlic buildings v.-it! promole tht'ir hi.storic pres~rvation wIth tilt:
additional option ofpennitting the inemti,. square foo!>.ge to be transferred to ""'-""0"
site.
DISCUSSION
CD Text Amendment
A zooing text amendment that woulrl allow appJican\S to take ad"at'lugt ofboth s.cismic
upgrade iUld historic preservation incentives would cUITeTitly be applicabl~ to t~
following nine properties which tall within ~th ofthO$(' categoTie-s~ 4(11 FI0rt"nce. 456
University, 480 Uni .... ersity, 661 Bryant. 520 Rarnol1J.. 20~ l-hmil~0n. 529 Attn;'! .. 5~5
Alma and 232 Homer. Table 1 (attached to tni': CMR dJied .JUl1L" .11). 199·;) Sh~")\i $ tho:.'
site ?.Iea, current use, sc-isrnic catcgt.lr)'. biSiCOr1C ... ',11 tg ')r:'-. I.·~.is!ing !l(':':1:-an:,] and
potential new fl~"}Qt :.\rea llTld~T the propos.ed zoning to:~ am,;;n.JrnC:1.1 kr ca.c:h of I,he nine
buildings. The proposed revi:'i!on \\'oLt!d alSO be appliobie II'" ar:y ~d(~:tic.j)a' qruct1rr(."s
included on the historic inn:ntory ?,s Cat;;!sory 1 OJ i1 ,<.tn:l·!1)r~'; in tbc i\m're
Of the nine structures, one;: {the Pres.idem Apartment" a1 4RO Uni, e-r:;;,~ i\,·cnu~)
c.~ceed5 the j:] FAR maximum allowed in the do\\1lto',,'T1 and could no! t)(: furtll",
expanded. Thus, there are 8 buildings which would qualify fer the doubl:::, in(:emh·e.
With the exception of the properties at 456 Unj"C!'sity a.'1d 6td Bryanl, the exi~tjng
b':Jildmgs are built out to the property fines. Thus. sddi:ioll\ would ... it"r,er ha .... e to OC'::ur
\vithin the existing building envelope or by adding additrun<.l1 :';tories. Hl the huildings..
It is the construction of additionaJ stories which has the greatest potential for aO Y cr:>ely
impacting the historic character of the buitdings.
There are 53 buildings downtown which qualify for at I~t llne of the bomL'<CS (see
Table 2 atta\:hedJ. A total of 132,724 square feet of development putential t.xjsts at the
53 buildings under the existing incentive program.
Since the incentive program was adopted in 19S7, 4 of the 53 properties have utilized
the incentives separately. A total of 12,356 square feet of floor area was coos!ructed
at the 4 properties which utilized the incentives,
In summary, • total of 4 buildings out of 53 qualified buildings have used the existing
incentivo program. Al1hough 4 out ofS3 buildings does not repres..."t a large proportion
(Le., approximately 8 percent) of the total qualified buildings ommto"n, the =ovations
have been successful and have contributed to the visUdl upgrading and safety of the
do\VntO\ili .
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lDR Proown
Under • Transfer of Development Rights (TDR), • City can treat development nghts
as a commodity, which con bo transferred from one site to another. Because of this
tnUlSfer, the City prvents development on a site it wants to preserve and gains
development on • site which the City h!l.5 determined is appropriate for that
development. Property owners and developers involved in the transaction are able to
use their development rights even though in the process some land has been preserved
for nonuse. Below is information regarding lDR programs in other cities, critical
oonditions for • successful lDR program and elements that might be induded in •
revised lDR program fO<' the City of Palo Alto.
TOR Programs in Orher Cities
Attached a.re articles from the American Planning Asso<iation (APA) and a summary
of information from a publication by ruck Pruetz ("xTlaining case studies of TDR
programs in other cities and describing what is involved in designing all etlc(:tive TDR
program. TORs have been used by uHler jurisdktions to achie\'~ many land U$C
benefits, including historic presl!fvution, open ~pac.~ and fannbnd preseTyation and as
a basic mechanism to control or redirect grov..1h. In California. the cities of Sa.1
Francisco, Los Angeles. Pasadena, San Dit::go and Wc~t 1-1oJl)-~'ood ha';e enacted TDR
ordillal1ces for historic pieservation (!lee Attachmenl H for a s.ummar)· or these
programs).
Critical Conditions For A Succes,ful TDR Program
The publications by APA and Rjck Pruetz suggest that tile follo"'I"ing are critical
conditions for a successful IDR program:
I. Sufficient restrictions on sending areas to give rise to TDR sales.
2.
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Designation of receiving sites \vith infrastructure capabtlity and sufficient
development denund to make additional density increases attracli ve to
developers.
A 'JDR program design that does not require complex approvals.
4. Commitment to an educational effort to infoml landowners, developers, realtors
and attorneys about the program.
Palo Alto's Ewting TOR Prognm
In October 1986, the City Council amended the Comprehensive Plan to add a program
of density transfer. The program allows the transfer of development rights for
designated buildings ofhlstoric or architectural significance (Historic Categories I and
2) within the CD District through the Planned Community (PC) process. The prop"'''
states that:
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• A tnlnsfcr of development rights program would pennit transferring the
diff= between the amount of existing development and the maximum
pmnitted development from Categories I and 2 historic building sites to
non-historic receiver sites. Both sites would must be looated within the
Downtov<'tJ CD zoning district. The receiver sites:
I. Shall be at least 150 feet &om residentially zoned properties;
2. Shall be permitted to "uive a maximum additional floor area ratio of 0.5
to I above what wooM otherwise be permitted for the 'ite;
3. Shall Dot be with structures of historic or architecrural significance; and
4. ShaH be subject to appJicab!c do\.\nto\vn project sile limits,"
'\lth0\.lgh Ih~ existing: TDR program is currently applkab!e to 24 histork properties
d'::1\mtnwn, to date'. no projects have utilized Lla: program. However, the program was
ne\'er ac{'{)mpanied by an educalion eHort. The PC process, is also the City's most
compiex entitlement pr(){;ess. A towl of 73.608 :;.quare te.::t of deve!opmenl rights cculd
potentially be tT31l'ifclTed tram tht: 24 properties Wider the existing TDR program.
Elements of A Rni'.led TDR Program for Palo Alto
There are several revisions which could be: made to the City's 'ffiR progr-oQ.ID 10 make
it more successful Belm~ are r(:f;;ommendations for potential revisions to the City'5
'existing TDR progra.rn, based en the four conditions (above) for a successful TTIR
program.
1. Seodiug Sttes
The exi:.-ting TDR progrUil restricts sending par(',els. to Category 1 and 2 historic
l>ttilding sites. Tne requirement of the proposed CD Tex1 amendment that
building modifications comply with the U.S. Secretary of the Interior's Stan~
of Rcbabilitatign and Guidelines for Rehabilitating Historic Buildings would
provide additional motivation for ac<ornplishing 1Dfu by placing further
restrictions 00 sending sites. Thus, no changes to the restrictions on sending sites
are WatTMted.
2. Rec.Mug Sites
Under the existing program, receiver sites must be at least ISO feet from
residentially zoned properties and cannot be occupied .. ·;th structures of historic
0< architectural significance. They are permitted to reooi vc a maximum
additional floor atc:a ratio of 0.5 to i above what would otherwis.e be permitted
for LlJ.e site. It is recorl1Incnded that these restrictions r(~maln.
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Lut ye.rs orloption of the Downtown Urban Design Guide provides further
~ on appropriate r=iving sites by identil)'ine those where additional
volume: is desinbie (i.e., "l'P"'ximately 70 sites dO,",l1town). The IDR program
could be revised to ""!'lire that IDR< be COI1s;stent with the guidelines h1 the
Downt~ll Urban nes;gn Guide. This re .... 'sion wcuid encountge imprOVed urban
design do'All!Own and reduce the chance of the """,ivcr site being publicly
rejoeted but could also d.is<:o\lBge IDRs by restricting the number of eligible
sites,
3. API'""'al "'-
The PI4nned Community (PC) pt'OC<"SS required under the existing IDR program
is c=plell. which makes it an impedimen! for a«omplishing IDRs. To simplifY
the re'\'it'VI' process. TORs could be processed 3.3 Major ARB applications inSiead
of PC:' applications.. UndC'f a PC applicaticm. a project receives an initial TC\,j~W
by the PI.l..'lnin~ Comrni~lon. ARB fcvic ... \', ;) secend ?Iaf'tning Commission
re'I(,:\1r, ii."10 ttero fl1!31 cO!1sideralicn by the-City Council. Major ARB
app1icdtioll~ are ~\'it"wed only by the ARB (unk~s. appealed). IfTDR1 could be
rn-...;;e:5~d as .\1aj':l: ARB appli :-atiDn.-. the re,"iew pnx:ess cOiJld be shortened by
S-t\"t.>r2J mD~t.h.5 (at leaq three nwr:ths) T:le n,»d for rublic bendl! tindings
would ;!is-Cl b-:: c!iminJ.te-d :c.3nlr. 01 th~::;c cnanf,es would ma:":c it more feasible
fer propert)' ('1\~ ncrs and de\'d,:'per:; to impJeme-nl TDRs. Public benet'll fmdings
shuuld not b! fef.1lJi:red for mRs ~au.sr. the seis.mi<: upgrade andlor historic
~'arion O:\JtI'i;oonm!5 of the jJT'oject ate sufficient public benefit. Any further
public beTIc-fit rc,.quiremen~s could be an impediment to accomplishing the
trdnsfer,
1nerc is one: allcmative ..... hi.ch could be tOl1sidered, TIle second 25 percent
incentive could be required to be used a,; 6 IDR to another site (i,e" the: fL .. '""St
25 percent bonus. could eit.. ... er be used at the historic site or could be used as a
IDR). This all<maliv. would redu"" the possibility of adversely L'I1pacting
hi.sto.-ic bu.i ldings. It would not permit any mor~ de\'eiopm~t at historic sites
wmpaJC::d to the City's existing regulations. In addition, it would still allow for
ewoomles of scale for IDR projoct.5 by alJomng both incentives (up to
SO pcn:ent. or 5,000 sq~ feel, whichever is greater) to be transferred to a
receiver site.
4. CommitmHlt 10 lUI Edlllutional Effort
The TDR concept i> complex, and landowners, developers and reaJtors need
infonnation about ~ program to be 'timulalell to use it. Thus, the Cit)' would
need a commitm..,t to an educational effort. If a revised IDR program is
adopted, local rt:alhfT5, de\'clopers and the Ov.llers or the 24 potential sending
properties snoujd be contacted by the Cit)' :i.l1d ln1oml~d of t.'e program. In
addition, a pohHc handout shoClld be prepared explaining the IDR program. 111e
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cost of developing and printing such a hand""t is approximat.cl)' SJ.()(l(J and is
included in the cost estimate for contract planner assistance is« Anadur,cllt G).
ALIERNAID1lS
CD Text Amendment
Tbe City Council can either ta1:e actiOfl Of! the proJ)O$t:d te.'l.1 a:mmdment or continue
the public hearing. If the Council dec;~ to take action 00 !he pruposro tnt
amendment, the public hemng should be dOS<d after public testimooy is completed.
If the City Council wishes to continue the public hearing on the le" amend=t until
.!IeT completion of the Environmental ImJ*l R<po<1 (FJR) and ,,",'iN' proc<SS for the
Varsity 'Ill<:atre project, the public I1ea!ing .tmuld be cootinll«l h' May I, 1995
(potentially in conjunctioo with a ie\,)s.ed IDR ordUunc~). The City Council hw.ng
on the Va.~ity Tbeatre project is ten~tiyciy sche1iulcd fer April 10. 1995.
mR Pro g!'l¥ll
The Cit)' Council could de,id.: to t.'ill:..:1" reL:!:n UJ(' Ci(y'::, c\.i:;1.ing n)R fil1;rart1 Dr
provide direction to ~tatT n:ganling ft'\'l<;.iNi; !.hat sho1Jld f:x-mJ.Jc ~o tt_e TDR f'wgrdSn.
If the COUf,\:.il de-eidcs. II) dlrt''..'! :itaff 10 rnis.e t.he!DR rf(1~rn. ;-: drcJl1 'DR prdin.uKi'
and ef1\'inmmemal documenl wiH be r~-:r~ed fer C'':'':lSld':rJt:l~i1 by !he Hi51O:ri-:
Resources Board (HRB), A.rchit,;:.;t'..!r.11 Rel':e,'.' BI"':.:u-d {ARB,I, P!sJ1.~i1lg C!)mrni~:SLNt and
City Council. It i5 c~timatcd t.hal it \\o~ld take' ·Jrrr()xima!e-:~ fl\'(' m(,'iith~ to r.ring a
draft: revised rDR program before the ellY COUTKil (f(1Uoy"ing the-prC'p.aratil)O ofa drail
ordinance oUld environmental d{:lCum~l and hearii'lg50 before the HRB. ARB 3.i1d
PianI1lng Corrunissioll}. Tlms. if the Council desires. both ille CD !Cl..1 amrndmeni and
revisd 1DR prog.:rorn could be coo .. idercd at the ~am.t: meeting (e ~" ~by l. 1995),
foilowing cQmpletion of the Vars.iry Theatre re\ ie:\lo' prc.x:ess
FISCAL IMPACT
CD reX! Amendment
The proposed CD leX! amendment would not ha',e a thai impa,:-t on ~"e City, Project,
requ~ting double incentives would be 'Subject to Cit)' processi...,g fees.
mRProwm
If the COWlcii deci~ to direct staff \0 JlI"<PM1' • revised IDR program, proces'ing will
of n=ity !man the use of a contract planner, lbu,,-City funding "iii be ~'1uired
fo! ~ontra~t planner assistance (the ma.ximum C5tlmated evEt is S t1,OClO),
ENVIRONMENTAL ASSESSMENT
CD Text Amendmetlt
The proposed text chl4,ge ,"'ill not ha\"e a significant impact on Ihe environment. An
environmental assessment rt(',ommending adoption of a miti~"3led nl!satl\"~ d~clar.Hio:l
is sttache-d.
Pwct-11 of I3
."
•
,
IDR Proi!!ll!!l
The environmcrll8l impatlS of a romed TDR program would be .valuated during
development of. dr • .'! TDR ordinance.
STEps FOLJ.OWING AfPROv M.
CD Te", Amegdmem
FoUowing • second reading and adoptioo of the ordinance, projects, induding the
Varsity Theatre, could apply for a double density bonus.
IDR Fromm
The City Council canna! act upon • revised TDR program until. draft ordinam:<: and
environmental document are prepared and ",,;ewed by the HR8. ARB and PllUUling
CQm.t!'.iss,jon.
ATIACHMENTS
A. Revised Mitigated Negative Declaration
E, Letter from Dem'lls Backhll"'1d date-d Augu,t 3, \ 994-
C. Leiter from Mark Vermilion dated Augu." 8, 1994
D. Le:ttecr from Gerard r..11ll'sullo dated Augl.!;'~ 11, 1994
E,' Table 2·-Properties in the COffiTf1,crci3.! DowntU\\l1 (Cn) Zone WhiC:l d.Jl' S~ismic
Category 1, II, or In amiJol' Historic Cfltegory 1 or 2 A
F. June 30, 1994 CMR:J 13:94 Regarding Proposed Amendment to Downtown
Zoning Regulations (CD Zone) To AHoYI' Incentives for Seismic Upgrade and
Historic Preservation To Be Combined. with attachments:
Draft Ordillll."cc
Environmental Assessment
Minutes from 514/94 Historic Resource, Board m<eting
Minutes ofSI19194 Architectural Review Board meeting
Memorandum from Transr.ortation Division dated 5!20194
Planning Commission Staff Report dated 5/20/94
Table i: Information Regarding the 9 buildings
City Council Staff Report dated 2Jj7!94 (CMR:157:94)
Excerpt minutes from 2122194 Cit)' Council meeting
Excerpt minutes from 316186 Planning Commission meeting
E.xcerpt minutes from 5115/86 and 51! 9186 City Council meetlngs
Articles from Transferrable Development Rigl,ts Programs by APA
COITe5pondence from the Public
G. Cost Estimate for Contact Planner AssiS'.ance
H. Information Regarding TDR Programs in Other Cities
Pq~ 12 ol13
'. ---._------
.'
, .' ', ... ~-------
CC: P\annlng Commission
ArchitectwaJ Review Board
Historic Resoorces Board
Derulis Rackhmd
Mark Vennilioo
Gerard MarsulJo
Charles Keenan
Richard Rosenthal
Ron Rainey
CMR:512:W
dIIA.(lIMENT A
Environmental Documents -City of Palo Alto
ElNIRomm""ThL ASSESSMmIT "*
Project DeGcription/Title: The City of Palo~~s proposing a
Zoping Qrdinance T .... zt Al,l":ndmeot to t,he City' s dQw~n regulations
to allow incentives fQr seiSWic upgrade and his~qric preserJatiqD
to be combined for thQs§ structures falling within Categories I &
lL..-fcr seismic upgrade and Categpries 1 _smd '2 for historic
prese~tign {94-EIA-71
L-ocat ion/Address: The Text M.endrnent would apply to the foJlawing
properties« 401 Florence 456 .JJn.i._y.e.rllt.Y......_1~_Q Univer-sity 9Pl
k~t..L __ 5_~_Q ____ R __ a!:nQn~-,-~90..m.iltQn, ~ ___ .. Alma· 525 Alma and 232 Homer ..
Sp.:;ns'J:rin~ Agency!Applicarlt: ~Qf paIR F>ltQ Planning Division
Adire::-.::: a:1d -:'2-1ep\:c!"','2 of ;;ppllcant:
r.ll...Q....-.J:'.;.. -L-)...lQ1_Jil..~ ... L.l.iL9 .. ;2 4 -12.
Based upon revio,' of the I-!roject files, the undersigned. member of
the Planning L-E:pa!:"t)";'.ent has conel uded:
;x f N"'qative _~.ar:9. __ t_i_Q_!..l: The prcject has no siqnifican~
~nv.!.ron;r.ental ir.-:pact, No Environmental Impact Report is l"equil."ed.
Tne reasons for d Ne:;at..i ve Declaration are:
..in_.--tl'~ached initial study, A record of proJect a£.~i2D~
ilY.U.lab1e for revie'J at: the Palo A] to Planning DeRlitm~ .. __ l9.£.9..~
on the 5th floor of City Hall 25Q HamiltQn __ A.~ ... _2~lo Alto CA
1I..UQ.l. .
:_1 i'he project may haye a significant environmental impact, An
R.."lvironmenr.al Impact Report 'fiil}.n be~re~e~ '} /1 _ r--l-
Planniag Depdrtment Officia.l: k~...a...-T :;;;;'cJ).-l .. ~/··Le.~"'f
Planning Director, 16--jrL-'.J.;_ jJ!.VJ,:/'t: Date, JJ0-~1
The project has been approved. Date:
The project has been denied, Date:
• Reviss:-d 7/21/~
'----" -"
WtUL STtlDr ••
I. Project Title/A44re •• : CD District Text AmendmEnt
II" Prcjec:t o..cripticm: The City of p?lo Alto is proposing a
Zoning Ordinance Text .1I.:me-nd:ment to the City's downt.own regulations
to allow incentives fe,r seismic upgrade and historic preservation
to be comt,ined for those st~4ctures falling ~ithin Categories I &
II for seismic upgrade and Categories 1 and 2 for historic
preservation (9~-EIA-7)
III. blviromllClt.&l Setting: ;.., zoning text a!t'.en~nt that would
allow applicanr...=; to take advantage ('It both seismic upgrade and
historic prese-rvat :ion ince:1t ;.,,-~~ ',.:culd curl-ent 1)' De appl icable to
9 p10perties fallin~ \Oit..hin thcs€" c.3.t.e'3"o:ries ~ 401 Florence, 456
t;ni'Jel":s~ty, :;20 V::.i-_-e::'sit::, 6.61 5ryr'ln<:., 528 Pa:-;o,::ma, 20S. Hamilton,
529 AlTa. S;!5-;,1'72 .301::3. ::3::: H':~,f~r. ;"~t2.c:nc<l 1S 0. r.atle ;;:~.c'",,·ing the
s.:te= .21!-ea. C"J.!"Y"'':"".: u.sc, Sf'ls-.t_C ,,:,,,,'"E-gory, h_i.storic cate30ry,
existin9' flL':::>r a::T2 ar.''"l r::-tt eree i ;.>,.1. !!'2-.... f 20:;'( £\!"~a u.".jer U-,f:' pr-oposed
,::o:-lir:;:; ':e):1: a!7,end.:-:-.;or.<: f,.:!;r e2.,:,h ·::>t ':r,e n:t!".2 D:..:ildinss. The proposed
Tp.vis.cn '",C'\lld ;;1_:3-:" t.~ ,q:';..'.1i~,'it~e to 3n:," .3dJit3_o:l·,;;.l SC[-uctures
in:,lucl"-:':::l cr. th~ r::.;::'01-i..: i;',-:er:te.,:--/ i:-c::-:e c\Jt."..l!"e.
Of the Iline str,,-':':"_,--'r-P.s, fo'.J! h.:>,-;e l:::'Ocn tlpgraJ'£'d usin9 one at the
bOrJ 1lse£; and ur:.e ~the PL:es~denr: r_partr..ents i=lt .;80 University
Avenue} excee-ds. the .}: 1 F;"~ ",nO. cC'Jld nc,: be further expanded.
Thus, there are 8 bui:Lcting~ 'oo'hl·:-h \,'c·1.l1d q'...lalify for the dO'.lble
incentive, "iith t[-,e exception of I;'he prcperties at 456 University
and 661 Bryant, tbE existing tuiloir;gs are built -out [0 t.he
prop€rty lines.
•
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Adapted trc:n Api-:-..end:::'x 1, California
Implement ... tiof'. of CEQA, December 14 J 1 '376,
Updated May 1:9B2, June 1983
Guidelines for
IV. Envir01lll!!f\tal lrrpact CI1€ctl ist ([.plailatlOn of all 'yes' ans""r, are in
Sedioo V)
1. rJ.r1ll. iii 11 tl1e propos a 1 result in:
a. lJ1stable earth conditio(l$ or chJnge:.
in geologic substructures'
b, DB ruptlC>nS . d1 splac(1f€f'rtS. C~,K
tion or overcovering of th€ soil
c. Change in tCJp09raphy or ground
surface relief features?
d. The ~strv..."tiOtl, covering Cf roji
f1cation of any uniqlJf gf201ogll: or
pOY5Kal features"
e. Ar'J,Y irlr.rease Hl r,'in:1 Gf ""'3~,er 2r-(;',1C'1
of soj]s, eit~Jer en or off the Slt~~
f. Exposure of r.tE\ip1e or prr~ert,~' t~)
geol GglC hazard::, sl~:::h d'S l'~FtI:'~'Jj\,e:;.
landslides. ~~dslidcs. qr(u~a fal1ur~
or sinj 1ar' flab.Hds?
g. (flange') Hi siltat-ion, (jep:)SltlCI"\. or
eroslon wtllch rna,lf IT(id'lfy thE' (~a0nl!1
of a river or ttle bf>d of a t>1'r' I)~
inlet? .
2. A.iJ: Will the propos-oJl result 111:
a. Substantial air emissions or CE·
terioration of arr01ent alf qUality'?
b. Ttle creation of obJect-iOfldble ooars.?
C. A 1terati on of a 1 r ITDVE'f'lfl1t. m.:n sture
temperature. or any cha~ge in cli
mate. either locally or regi",a;?
3. Ha1er. Will t~e proposal result 1n:
o. Chan~5 in absorption rates, o:"'olna9.':
patterns. or the rate and .cHT(j:mt of
surface water runofT>
b. Altel'atlOns to tne course or flo.; of
flooc waters?
C. Discharge into surface w3tefs., or 111
any alteration of surface W-3ter
quality. includ',ng but not limited to
. -'
-'_.
. .L
_x_
temperature, dissolved oxygen or
turbiOity?
d. Alteration of the direction or rate
of fltM of ground waters>
e. Exposure of peop 1 e or property to
water r~lated hazards such as flood
ing Oi tidal wave?
f. Change in the Quantity of ground
waters. either t~rougn direct
additions or withdrawal S, or through
interceptions of an aquifer by cuts
or excavations?
4, Plan.Ult~. Win the proposal result ln,
a, Change 111 the ai'fer~Hy of ~,pecie~;, or
mrnber of any Sl)eCleS of V1<lnts {,n
c<luding trE'€'S, shrubs. Q:ilSS., crepe),
mic~'oflora and aquatic plants)?
b. Reduction of tr.e l1umbers ot ony
unique. rare or endangered spectes
of plants'
c. Jntr"oduction of nB'\l' species of
ol<lnts ~into or: area, or in a D3rrier
to tne normal replenishment of
existing species?
d. Reduction in acreaoe of any
agricultural crop?-.
5. Mirna] Life. Wi11 the proposal result in:
o. Chang€ in the di',lersity of specips,
or of any specie, of animals (bird"
land animals including reptlles,
fish and shellfi sh, benthic organ1 sms,
irlse-:ts or microfauna)?
b. Reductlon of the nu,mer, of any
unique, rare or endangered species
of anilllolls'
c. Introduction of new sp~le5 of
afiimals lnto an area, or result in
a barrier to the migration or move
ment of aJriITLdls?
d. Deterioration in existing flsh or
Rev1sed 7/22/94
wildl He habitat?
6. lM..s.l!. Wi 11 the Droposal result in:
a. Increases. in existing noise leve1s?
b. Exposure of people to severe nOlse
levels?
7 Ljght and Glare. .ill the proposol
produce n .. light glare'
8. Lacd Use. will Ue pr-oposa1 result In
~ s.ubstanti al a1terat ion of the rrest'nt
(W pl~flned lanD usp Df on arEa"!
~I Enerqyni:li;ural Re)QJ.!..[5;f~, Win Vie
proposal I't's.ult in~
a. IJSr? of substantia"j ,'l."'!CilHlts of fuel
or energy:
b.
d.
Substantial incrf:'rJse in dmdrld lf~on
existing sources of er:ergy. cr
requirt> the dE'velo~nt of new
sources or energ:('
lncrease in the rdt,e of use of (my
nAtural resources?
Substantial deoletion of any nonre·
n""dble natural resource?
10. R1S< of~. Does the proposal
involve e ris~. of an explosion Dr the
release of hazardous substances (in·
cludlng, bllt not limited to, oil.
pesticides, dlemicals or radiation) ill
the event of an accident or upset?
11. Populat.lnn/Hcus;fio.
a. Will the proposal alter th~ location,
distriblltion, density, or grCA1th rate
of the huc~n population of an area?
b. \,Jill the r1ropo)i::ll effect existing
housing, or create a d·emailD for
adoitional r,ousing'
ill MAYBE till
L
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_X_
L
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12. illr!illilli1.im!~tJm Will the
oropos.l result ,n:
d. GeneratIon of substantial addltiOrlol
venlculcr movement?
b Hfeds. 00 eAi~ting p,,,rk:lng facili·
t iE-s. Qr d€mand for ne\oi parking'
c. AlteratHxis to present patterns of
Clf(ulatl0tl or !I'C'iement ot P€'\0.'11e
and/or goods~
d I".:rt'-~~E' ill t. ... ~ffic-ha,~ard) t'J r.-ot0r
':1: ~iicl L":,. lnC.i'cllsts 01' pe-d·:;S.tfl,sr]S?
ill
13. E,,)"J',( Scr.'.J':_~~ '.;,1 1, the-Vc;·,:,sal ha','{'
c:"' f·rrt<:t ·J~',~,,1. cr rl?,-t: i tin .j 11'?f',j fer 11!:'",'
c'" JlTui~'l c:;,E'rf:--.. ?r;tJ1 ':.,~'r';IC"'; ,n .wl"ly of
tr,.;l fi:,l i('''''~~;~l ~r"'J':;-
d Parls cr other re(re~tlDn~l
f2C',llt12:'?
e ,~Hlt{'jl:mc-e of p!.lbl1C fccilltit's,
H~::hJ,jH,g roads.'
f, OV:er g::h€rmental s.ervices?
14. Ut.i.li1l..n, 'yin I the propu~dl resuit 1n a
need fer ne,.,' systEmS, or sdJstantlal
alteratl0115 to Hie foliOOlng utl1lt'es:
c. P~r or natur.al gas?
c 'rI'ater?
o. S~r 0: Septl( tanU
e StOIi'Tl ',.ater Drainage?
15. H!m" Healto. ~il1 the prGposal relult
Revised 7/11/94
_x_
x
'/
~
..L
L
..L
..L
_X _
_ 1..
in:
" Creation of or,y he,1t!", hozmj or
potential he,lL' hazaro (e,eludlo,
menta -i hea 1 th)?
b, txp::!sure of people to :X1V;or.ti031
health h.,ard,'
16. Aesthetiq. \.lllf Hie prOC'('lsal re~ult
in the oOstroctloo of ony SCefllC '.'istd
or v~e..' open to HiE' p:.bl1c, or Will thE'
prcposa1 result in the creJt 100 01 en
aesthetlcany offensl','f' site cv,:lf'f' to
pl.iblC viE'YI'?
17 Rerre:.it.J..Q..O. '1'\!111 ths-p~':';:<~15~1 re~:Jlt
lr~ cn,irpc,:::t [;~~:1 tr:E q::ll:('. c" ~~';r:,~,t.'
or e,\lstlfl'~ r~::r03tlC;:jl (~";:'-tL_":ltlt-.·,
18, ill.U.!Jr;.l R"'"'-I-:!lrr~
d, Wlll tr::' r:i-c;_-'-;~'JjI i;~:.[jlt 1,", 'J~
dHUJtlCl 0f,'(:;~' t!',e l~-:-St!·"::':·I':~1
of a prehlstcrjc 0: hl~tG[lC
arcnaeolc';llCJl SHe")
b. Will tne pra~'J':ial re:.ult in l:rj.
verse physical c~r de-:'U:'":,(,lC efTr,:ts
tD a prE-hi ~,tm'ic or rn stun c
building, str'u~ture: or ObJfct?
c. Does the proposal haw'e the pJ!ef.t131
to cause a ph.VI ical (~ange .,!llCh
w;:)uld affect unique cultural .... ',~Iues?
d. Win the proposal restrict e;(I~tlr,C)
religious or sacre<.l u:ses .... 1ttnn tho?
pot€!1t i al ilJllJct are,'
.-\-
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19. Mand,3tory Findings of Sianlficance..
o. Does the project have the potential ta
degrade the qual ity of tne environment,
substantially reduce the habitat of a
fish or wildlife specie;, calise a fl$h
or wildlife population to drop bel 0.'
self-sustaining leveis, t~reaten to
eliminate a plant or an il!l'l I c()1I1l11niCY.
reduce the nlJ1tJer Of' re, tn (t the
range of a idre or endar.gered plant 0r
animal or eliminate irrportant exarrples.
of the f1lljor period, of C,llforma
history or prehistory?
b Does the prDJect have the IJ"l'nl ,,1
to achi eve sIlQrt.· tenn. to tll C' ([i s -
ddvar,t~ge of 1lmr~-terr1. Efl/i rOI]:"'elU I
goah? (A )'lort·!em impact en th£'
envirorn:l1t is one y,t)ic~~ Cc.!':"~!·) -in r"l
reiatlvely brief. {jefirlitiv.'2 r>?ric-J
of tw':? .... t1i1e long -ten:] lir~:3ct'S \<"11 ,
endure well into tMe future.)
C. Does the project 11-3Ve iff(Jacts \"t.)leJl
ore indlVidually l1mlted, but
Cll!lUlatively considerable? (A pro
ject may lriliact on t....o or lTore
separ:Jte resources wfwre the iiT~act
on each res.ource is reldtively
small, but ..nere the effect of the
total of those i~acts on the
envirOnmt'flt is significant.)
d. Does the praject have enYiranmental
effects 1J11ch will cause substant131
, adverse effects an hllr.a" beings,
€lther directly orinoi reet 1)'7
ill
-)_:
V. Explanation of 'yes' and "maybe' answors in en¥;ronmental chec.list are
attached.
ZONING ORD!NANCE TEXT AMENDMENT .. ATTACHMENT TO ENVIRONMENTAL
ASSESSMRN'l'
v. ~xplanat.iQn of "yes" and ':.m~.Y~: __ 2-Jl.Ii.wers jn environmental
checklist.
1.2.b. Parking
Impacts: Parking is an issue because additional floor area
pursuant to seismic and historic FAR incentives is exempt from
parking requirements (i.e., the additional floor area does not
trigger a requirement to construct additional parking spaces)_
Seven of the eight buiitlings which would qu.alify for a double
incentive under the proposed text code amendment ,are located Within
the downtown a5Eess~~nt district (232 Homer is not located Within
the district and ·,.,"ould ther.3'fore be required to provide additional
parking fat' an expansion)
;,. parking rate of 4 spaces 11, nco square feel of floor area is
2lpp~~ed to the downt.ow·(j area regardless of use. The ur.iforTT~
par.·ung l.-eql!irerr,ent. for uses do·..mtown ....,'')s approved h;.' the City in
19B6 in order to allm .. · changE'S in the use of dc,;.m.town buildings
',dthout tt..e need to adjust the number cf required parking spaces.
Below is the esti~ated parking demand fOr potential additions to
the se-,'en buildings.
Additional Addjtional
~ ElQQ[: llrea Esitrkins D..e.,II'lA1lQ
401 Florence Office 2.500 sq. ft. 10 spaces
456 Univer~ity Theatre cI ,486 sq. ft;.. 30 spaces
56~ Bryant Church 5.560 sq. ft. 22 spaces
520 Ramn'1a. Retail/Office 2.500 sq. ft. J 0 spaces
205 HCl.milton Retail/Office 3.HO sq. ft. 13 spaces
529 Alma Retail 2,500 sg. ft. 10 spaces
525 Alma Ret.ail/Office ~ sq. ft. l!l spaces
Total 25,244 sq. it 101 spaces
While the potential deficit increase of 101 spaces tnaj' sound
subst.antial. it is worth noting several point.s. First, the actual
increase it! park.ing demand, if and when it occurred, would be
exp~cted to be gradual and to be distributed geographically.
Second, the 1986 Downtown Plan instituted a monitoring program for
parking exemptions. A pel~forr.lQ.nce measure wC\s established at a
cumulative impact of 225 parking space exc~ptions {one-half of that
deemed necessarj for construction of a new public parKing garage) ,
at which point the exception regulations would be re-evaluated,
and/or construction of a parking garage would l:1e considered. A
total of 59 parking :::paces have been exempted to date.
Third, an intent of tbe 1986 Do· ... 'ntown Plan is to insure trlat the
parking deficit. doeE; not increase beyond the beyond 1,590 spaces
calculated in 1986. The parking d€:ficit has actuall~' decreased to
1,490 spaces since the Downtown Plan was approved_ In addition,
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during this period, the actual square-footage added to the dOW!1tO'om
ha.s been considerably less than .... hat was anticipated --46,000
sql.lare fe~t constructed \~ersus 350,000 square feet rnaxirrrurn allowed;
including 14,000 square feet of exempt ~onstruction, versus 75,000
square feet allo~able.
Finally. the City has recently taken action to improve parking
downtown_ In January 1994, the City Council approved a program of
12 parking strategies for downtown, cratted jointly by the Palo
Alto cr~i1rIlher of COl1'i'nerce and citr staff, On May .2, 1994, the City
Council approved a downtown parking plan. The primarl purpose of
these actions is to increase the nu~ber of parking spaces and make
all public parking easier to use,
In conclusion, the iMPact of the additional potEntio.l parking
e_xe~ticns fro:r. the proPIJ~ed text amendment f;<o'ould not be
s-igniticant, ;" T1":Qn:i.toring prcg~3m lS already in place to insure
that the nu:r.ber of parking s~ace exer:-;pt iens dces not exceed 225
$~ace5-",-it.:lCUl a :rev.?e;. .. Clf tbe exe.nption reg'.llatior.s and/or an
i:~c:r"".3se i:l ti:;::-rublic par:king supply,
Mitiga.tio.D Measuzes: ~:one :rE:'1'J lred.
r.p.e.ct~: h :<:'Qnj,~g text arnendnlent that ·,~·()uld allo~' applicants t.o
ta:--_e advantage of b:Jtb seismic upgrade and historic preservation
i!lcenti \.'~s ' . ..auld currently be applical,le to 9 prope:r-ties falling
~ .. ithin these categories: 401 Flor€nce, 4~;5 University, 480
Unive['sit)', 60 Bryant, 520 Ramona, 205 Hamilton, 529 Alma, 525
,t.~r;-.a '3r~d 232 Homer Attached is a table showing tile sit.e an~a.,
current. use, seismic category, historic category, existing floor
area arid potential new floor area Undel" the propcsed z.oning text
amend:nent tor each of: the nine buildings. The proposed revision
would also be 3t:'plicable Lo any additional structures included on
th~ histoJ"ic inventory in the future,
Of the nine str.Jctures, four have been upgraded using one of the
bonuses; and one (the P:r:esident Apartments at 480 University
AVE-nue) exce~ds the 3: 1 FAP. and could !lot be further (:>.."panded,
Thus, there are 8 buildings that would currently qualify for the
double incentive. With the except ion of the properties at 456
'i.hliversity ar.d 661 Bryant, the existing buildings are built-out to
t.tH:' property lines. Thus, a-jditions would eitl""!er. have to CJccur
1.o.:it,hin the existing building envelop~ or by addinq additional
stories to the buildings, It is the construction o-f additional
stories which could have potential to adversely impact the
historical character of buildings on the inventory.
In 1986 the City Council a:'lIended the Comprehensive Plan to add a
prcsr3:I1 of. density cransfer. The program allo· ... ·s the transfer of
developrr:ent rig:r.t..5 [TDRS) for designated buildings of historic or
architectural sig:1ificance {Historic Categol."ies 1 and 2) 'n'ithin the
CD District throllgh the Planned Community (PC) process. The TDR
., ~ ,
•
program would assist in preservation of historic buildings by
allowing the additional floor area permitted under tbe double
incentive to be transter:r-ed to a building (5) which do not nave
historic significance.
Kitigatioc Xea.lUre: A...r:JY exterir.,r building modifica.tions
constructed pursuant to the double F.~ incentives shall conform to
the U. S. Secretary of Interior's .s...t..aru1Ards af.....RehabilitatioIl and
Guidel ipC3 tor Behabi1 itatip& __ Hisr;Qri.c __ Jh;,ildings. The standards
~ill serve to protect b~ildings in the process of rehabilitation
because they preser,~e those features of the p:roperty 'Which are
significant to its historic, architectural and cultural values.
VI. Coorlysjgp
In relation to the total a~.'J!J.r.t of de':elop:7:'?,lt in the downto ... m, the
effect of th~ text cr.ar;Je is <=:r..tic.it~a;:e::i t() 1:;e r.;inDl'". Since the
si!!';', .lC'cat.i-::-:, .:c:rbin3.t>,,~,:-, o~ uses .o.;::i desisrn .. ·:ill vary from one
proJect to anot~er. envirc~-~r~r~l re~'~e~~ ~11i t~ cc~pleted on a
pro5E'cr·b,/·pr-oj.::ct. b~si3. '::"'~:::'ls,:e':h-:-:, .. :j~r. ':he cc:'preh-;;r,:::,ive Plan,
znd a [i~l·jir;3 Cof r,Q d~-~"I-i'-",C-:'\':'i:~ '--;:''''c~:::: :'c' ,l.djacen': 1;;:nd uses,
trdosport.acic:":, a.r:d r:;:--'r'",1at.lc:, .""'-..... .J. ::"e 2.. :re<f.J1n:;-r:-:ent, a3 is
(:urT.fnt;j· tt,::, {"u.se. F3.':::~' F!"':'~I~::L ,,',-::'1 s·, .J.s.';~e~s~d for->:llviron
::-"0n[.:;1 ~,i:.~i3,C~[ "c.:) :L~ aF-p!:q:-.::-,,-,,t,,.: ;--'i::i.sa'.:.i:')l' r;-edJU1:es ~':ill bG
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AT£4 CIJME1'iL11
PRESIDENT APARTMENTS
",.15 UNIVER~ITY A .... ENtJ! • ,.ALO A~TO. CIIoLIFOflNlA. 143~1
Augu.t 3, 1994
AUS 111994
Robert Schubert
Department of Planning
City &1.L, :Flfrt. FLoor
250 Hamil~on Ave.
Palo Alto, CA 94301
DennLe Backl.und
488 University Ave. Apt~ 503
Palo Alto. CA 94301
(415) 326-8472; 322-7184
COt-il"IENT Oil rOTIGATED NE'G.'TIVE DECLARAtLON:
(File No.: 94-EIA-7, 94-ZC-76)
Review Period~ July 22~Augu6t 12, 1994
De.~ Mr. S~hubert:
After t"he Miti!a.ted Ne&8tive DeclaratiDrl '.omS made
available for public inspeetion on July 22, ~n EIR ~chedule
was announced for the V.rllty theatre project (a St&te
Histor1cal Resource AI defined in Section 5020.1, sub
divi,ion k, of rhe Public Resourcfl5 Code). The need for
the fIR shc~ ~he inadequacy of a Miti!ated Negative Oeela~
ration for the Zonin& Text Amendment. Clearly, the Text
Amendmen~ 11 likely to "cause a substantial adverle ehan~e
in the lignificance of an historical re50uree .•. ," and
'therefore to have lIa lianificant effect on the environment~
(PRC 21084.1), 1 draw the conclu.lon that the "d~"bl~
1nt:entivel'f Text Amendment should .n2! be .approved by 'the
City Council unle •• it i. stipulated that historic building
owner a mult use the ~tra 25% .qU4r~ footage 2ff site i~
a TOR program. U'in~ the extr& 25% ~ ~ iJ likely 'to
adversely impact buildings, such •• tne Varsity, whOle
interiors cgntribute heavily to the significance of the
protected exterlo~l. Allo. using the extra 25~ on .i~e
NY lead to an adVerse apact on the parking Situation,
a problem ~hat the Zoning text Amendment does not &ddress
with clarity.
I w111 comment on 'the Zoning Text Amendment's impacts
on bui~ding interior. ana on parking, at the Varlity Theatre
project:
•
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1. IMPACT ON TlIE VARSITY THEATRE INTf:RIOR:
(4) Ills ~ ~ Revl,wsd Interior! !D4 Reeognizes the
Poton"lal Heed £2 122 .i!!:
The ~i~i&.tion H"lure" added to the loning text Amendment
1& re.tri~ted to Mexterior building mod1flc&tionl." '0 it
c.nn~t addrel' ~. exten.ive demolition of interior hi.~orlc
t .. turel propo.ed by the Varaity project. The Planning
Deportment, in it. Staff Report of Jun" 30, 1994 noted (p.3)
tha~ the City Council in 1987 ~.ndor.&d use ot the Secretary
of Interior'. Standard! of Rehabl1i~ation and Guideline.
for Rehabilitating Hi!toric Building.. While the Standards
addres. interior i •• uel, their application in Palo Alto
hal only addressed propo.ed exte~ior chansel to historic
.tructure •• " Thi" in tact. i. not completely true. In
the do~ent entitled ~HRB Evaluation of pee Propo.41 for
Rhone. Williams Re.1denc:~ll and d!lt~ March 9, 1993, t"here
is the (olla.-lng It",e;tement: liThe Board also reco,l;nizr.s that'
Council has expam1ed the Board'. purview over the project
to in.cl~~de interiors and lite in -addition to its no['tMl
ext'erlor revie ..... " Ti".rO'U,gho~lt t:hiil doC1..tment the Rhone
WilliAmll project" interior iSlues .ere t:evieweci with
~eference to ene Secrotary of the Interior'. Standarde.
The PLanning Departmen~" Staff report of June 30
allo comment.. on the 1992 C~ .mendm~nts (Iuch as PRe
21084.1) 1n AS 2881. a!"ld conclude_ that' "the err ... iroMl~n't8L
review do~ent for .ome proposed bu1Ldin& ~odification.
'Could need 'to adclre.1 building interior iSBuel. j!
The City of Palo Alec, t'hen, h!1 reViewed interior.,
and recognize. the potential need t'o do '0. Furth~rmore,
a. 4 Certified Loeal Gov.~ent (5ince 1992) the nCity
endeavor. eo comply fully wi~h CEqII" (CPAC Briofing
lleport: En,y1roMlental Protection fnd R,@ulatiDnl, p.3.
by Doris Maez, n.d.).
(I) Ie! Var.ity Project ~ Advert.ly Impeet !bs Interior
1!( !!l2 Thea t re:
The Secretsry of the Interior'a StandArd. de.eribe •••
MNot Recoanended" the way! in which the "double incentive"
.quare fOOtaS6 wilL be added to the V_r.ley. Pase 36 of
the Standard' (rov, 1990) oppo.e.: "Radically ch4nsins a
floor plan or interior .pace.--loeludinB individual rooms-
Which are important in defining r.ne overall historic character
cf the building eo that, a ... relu1t , tha character il
dimini.hed." Pag_ 36 allO oppo.e. "Altering or destroying
int.rior .pac.! by In.e£tbn' flopr" cutting through tloor.,
low.ring ceiling!. or add in! ~ [ernOVin8 walll." (Italics
&in •• )
-3-
(e) Re.pon.t ~ Sh! ~ ~ttorn'y:
At the City Council Heet1ns of July 5th. City Atto~ney
Ariel Calonn •• aid thot At 2881 (p~C 21084.1) "amend. CEQ~
to requlr. co~.ider.tlon of adYerB. impacts on hlotoric
r •• oure ••• t .nviro~ent.l lmpacts." The Clty Attorney
reeG!nlzes that an adverse im~c~ on the Varsity Theatre'.
i~t.rlor eould ~e resarded by CEQA 41 an adverse Lmpact on
the 11snifLcanee o! the L&ndmark exterior (and therefore .a an
tap.et on tne environment). Contequently, he .,ked th4t the
hi.torlc t .. tur •• of the VlrlLty's interior re=aLn undisturbed
until the anvlro~~neal review procell i. ~ompleted~
(D) Sp.ppn •• £1 ~ ~ Q1t1£s ~ Hiatoric Pr~.erv~tion:
On July B, 1994 Cherilyn Widell, head of th~ Scate Office
ot Hiltoric Preservation in S.crAmento, ~ote to City Att~rney
At-lel Calo%'ll'le; '" ... : w .... t to .trel' that in th~ CiUli~ of the
Y.~.lty Theater, i~terLor hi.to~ic tixture~ ~nd ornamentatlon
.re l~tes.rI.l .e-t~@.nt .. in the b\<Udiilgl, design and hlstorle
.. ppurance 4i'"d ..:'ontri bUCe :IIub.t.e"t1a 11y to the buUdin.g f.
archi t~ctur.s Land hi '1; tori C' ch,2,[.1 ct.er." Earlier thil year
(March 3), ."";5. 'IoIidell "'"Tote to Zorlln~ Ad!1liniltrAto:r L.ouis
Lop~z in P.~Aden4 reg&rdln~ a project i~ an historic theatre
thftre: "The interio~ \1 an lnte~r41 part of it$ function A8 a
thutr. arid ttill lignificance al a hiatorle 1e:ca.tLon tor the
perto~ln~ ar~1 in th~ 1920. end 1930 •••• ~Alt~r.tion of the
Crawn Theater" interior ~y 'cau.e a .u~.t.nti.l advers.
ehan~e' in it. li~nltlcance ~ecauae ~rt of i~. significance
i5 itl tQ~criRn ~ ~ thtfter and L~s aSlociation with the
ni&tgf v £1 ~ performing arta,n ,It.liea mine, Le~ter ap~ended.)
(E) C~t. k% Hi.torians ~ Theatre ArebLteceure:
The.tre .rchltec~r.l historians ~p~.ize the close relatlan
.hip ~erw.en the interiora and exteriors of hiltoric American
.C1Vie t:h. .. tr... The tacad .. introduces the t.nu.y world enacted
inside. and the in~eriar develop. and intensities the themes
.Dd .ooda of the exterior. A, ~n •• tre architect 5. Charles
Le. put it. -The s~ow be&inl on ~he lidewalk" (that 11, ~he
Ihow belin. on the tacade). Or, al ebe belt-known theatre
hi.torian ha, .aid. " ••. it w. all part of the ShOW"1 (David
Naylor. ~CfLs.n Picture P.lae,,~ ~ Arch1t~ctur. of Fantasy,
1981, p. 2), Historianl of tnu.tre architecture 4150 stress
tn.t hl.toric movie theatre de.ign i. ItrongLy expre •• ive of
tb .. trieaL u •• : -The arcbiteet uaed de.ian to reinforce the
&LIJaOUr ••• eape. adventure, or romance of the film by extending
tho •• ~litie. ~o tne buildin& ••• ~ (Mal~1e Valentine. The ~
llAllI JIll -'Ill Sid ..... lk: An !\!:ohitectun 1 lltotoH .21 the ~
IhHs-r" Yale Univer.ity Pret't 1994, 'PP~ 185 .. 86, Ms, Valentine
1. Protestor of Architecture and Interior Design at the University
of texal l San Antonio). the'e e~ent •• how t~At 1n ~he case of
hi.tor1e aovie theaeres, the architeceure expre.le •• howpLace
usa,_. And rhe interior. contrLbute heavily to the .ignificance
of exterior ••
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(F) CopclUlion:
Use of the "double lncentiv.~ sQu.re foot.~e in the inte~ior
of the Varaity theatre Yill lever.Ly .and adversely impact
the h.istoric character and .is,nifiecnce of the bui Lding
a ... whole, and t_hat vill .mCtUnt to an 1..!rapact on t.he
environment accordinS to CEQ" {PRe 21084.1). Therefore,
t~. extra 25~ .quar. foot&~e ~hould not bp used 2n !!£S,
but only in .. TDR pro&r_m.
Ii. IJoIPACT ON PAI<J(IIiG:
(A) l!l!!de<!U!cy .it !hi I~lti'l ~:
The Initial Study wh1.eh :'elulted i!'", the Xlrl~atC!K! Ne~4t1 .... e
Declaratlol' :"iote--d tti.olt no 1l:Ilti.w;atior. f'ee-.tis!.a--eIJ vrere rpquLrer:.1
on thi! subject of parking I &j\d t~ .... t "'A pa =id.r.1! ['4 te of
4 Ip.aCII!5/1,000 .q!.!4re fe<i!t of flool: .tire" ill 4P'Oli.~.-l to the
downtown ttrea reg..snHes; of I,lS~,'" That a:.ee"!'s C'lfl'''r.t finct
&hnee, but then or,;! r..otes that the p!ri':in,c; de_ .... .end (or
a.ddit1.o.r.al. floDr 4Y.'e., il "(!ltt1.::-.ated,'" ... n-1 th!t t~e "a-ct"U.!it
ineruII! in parKin~ de!"....and ...... v,..lLd bp. .x~~cte-j ~o be gr.dual
~nd to be didtrib\lt~d !eogra?~lc~lly.n Ih~ vR~ue
phrales 1'~!t1..m"t.d~' .tr,d "t",'::L.Jl,1 be--ex Pl!C'te-::lIl ~r-,o·..lld no~ lead
10 ullily to th~ I~ .. ted cOt\cluI1()n thAt :h.e-park1n~ l:np4ict
"~ould not be aL&nitlc&~t.~ ?er~Ap. the ~on!ld~nce h~re
i, partly 'b.u!d I)n the !"'.I/I:reh 22, 1994 do.:-ument entitled
wYat'lit)' Theater Ar ... SWta!l&ry.:>l (revlle-d J\.Jly 5 ... "Yar.ity
Thea~.r Project Oac.-) In which the retail u.e ot th~ V_ralty
IhoW'S less pa.r)C1.n~ de;."M:nd than the t!"l ... tre use did. AI
Charlel .Keenan put: it in .n aarll..er letter to the Clty
Mana,g.er (Feb, 15, 1994), Il ... th ... p&rkin~ d~nd 1. 118-
nifiCintly lower With the propoled retAil t~n the
th .. ~~e. Therefore t the i.au. of tlntan.ific.ti~nl i •
• non ... i •• u.... But cnoa ob •• rv •• hO\l the eoe,p4IIr1.Qn va •
• rrlved at in the ·V&r.lty Thuter Aru SutrICboIrr' ot
/'1.0 r eh 22:
AI theater:: 640 s .. c. lit" . 160 Car •.
A. Retail: 22,458 Sq. Ft.i250 • 90 Can.
A. the Initial Study of the Zonlns Tex~ ~ndment '4~t
rhe parkins ra.te iI arrived lit \Jair.~ .qu&re feet "r$=!jilrdlea.1
of UI •• 1It (lulic, mine.) An "inten.ific.t1or." d@v1.ce IT.;:-.eatl) hal been IJled to etllcul.~e the :parkln~ need
for.: the tbea t:r. I but tne oftici.l "Iquar-e foota8,_/250" lIle'thod
hal been used to determine the retail n_ed~ Th~'t
·in~~~.!fiC&t1an 11 • non ... !I.ue" with re.pect to r6c.tl
need. TQ get A ~rue comp.riaon, o~e n.edl _tlO to ule the
L'".l~Y ... nt" "1.ntenaif!.clt!on tl devi~~ when catC'1J.l.&ting the retall
parking n.ed, r.ut!ll.ely, the projected y .... rly ".lel of the
retail Itore. Fi~el of 1C-20 million dollar. a year ~Ye
been presented. 1 will use the lowelt f1&Ure of 10 million.
•
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lJ ~i i' -I r I , ,
111.
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Baled on & ~lve·hour day, Geven days • ve~k. th~ ret_iL
.tore would be making lales of $22.50,00 an hour, every dey
af 'ttle ),ear. What par-king .needs would tMt s:equire?
To B~rlze: The methods Uled 1n the ~V.r.ity Theatr~
ArH SUIJICD8ryt'l to campare the parking impact. of theatre
USe with retail u,e ar~ not conl1,tent. There!or~s ortP
must object to the vle~ that "'4.~he i.sue of lint~nJificatlon'
is • ngn-i •• ue." The i"ue Ihould be ~or~ f,irly 4ddrel,ed.
(B) Conclul1on:
The di8C'!.l'IJ.on of p«rklng in the ZOl1ins OrdiM!'!.ce Text
Amendcl!.ent .. lnitial Study «I'lploy. V&JJue L.n&\lII~~ to .uPpor:-t
• conclu'i.on tnat the impact on parking IIIv(!uld not be
lfisnifiOlnt.1. To be lure, ... "monitoring 'P!'''~ra.!!.~ (or parl<t!"J~
exi8~., but the Initial Stud.v stron;ly implie-I that it ;,.rou~d not
havt! to De u.ed becau8e the p.ar}i~in& irIlpace y,:>uld be n~,!-1!.8ibLe.
Such a conclulJ.on requires a ~.ore det!!ii.ed ~u'\d !lp~dfic ~n.al:osil
than the ln1tial Study provide-!l, therefore I ill N$~~!l.::.f
peclAration 1! inadequate. Furthe~ore, I~e~8 12(CT and 12{d) ~f
the: atuched IIEnv.lrorutl.~nt"!!l Impact Cht!ckliE.t" ar~ ieft bltnk ,
5rH~ .!..£.! reh,ted tCl :he sUbject of p3rkif\~ and traffic, It~ 12(c)
covering the tic:'ircull!lltion or ::rWVC71t'!i"1t of 1':)I!'r)?le I!nd/or goo1," i~
At'! important issue that "'ill Doe raL3ea by any i.~IC're~tiie at squirE<
[~ota.ge in tI downtoWl"l hl.storic building. !ne Neg~tive Dl!'cL .. r.atiol"
ignores thil issue, 4nd is ther~fore inad~quate.
S~~~RY AND GENERAL CONCLUSION:
The ptMit1.g&t1on M~sure" of the N<!'SAtivl! ~c~.['j!tian tor the
Zoning Ordinance T.xt Amendment 1.1 inadeyUAte b.,e.a".Jh~· it 1_
restricted to "exterior building mod.1.fiatior'l •. " Statement ..
from the C1~y A~tarney, the Planning Department (St.f! Report
of J~ne 30), and Cberilyn Widell, he&d ot the State Office
of Historic Prelervation, point to the inAdequacy of the
reltriction to ext~rior. in the ~ase ~f one of the nine build ins_
covered by ~ne Zoning Text Amen~nt$ namely, the Varsity th.-tre.
The -Mitigation Mea.ure.~ therefore, cannot miti3&te a potentlal
violation of CEQA .t the Var.ity, where the us. of th. "double
incentive~ .quafe fDotaae in the interior would adv.r •• ly imp&~t
the ·overall hi.torie ch4racter of the bu1ldin&" (S~cr.taryl.
Standard,. p.36), and would thu~ adverlely impact the
environment (PRC 21084.1 in AB 2881). Al,o. tho i.,u. of ?4ckin!
is not adequately addre.s.d.
Therefore, the Z~nina Ord1n,nce Text Aaendment.Nesative
Decl.rAtion .bouLd D21 be approved by ~e City Council unless
the extra 25% .quare toot.ge i. required ~o b. u,ed ~ !1!!
in a non-hi.~Qrle buildins through the TOR prosr4m.
V~'""B~~
Adel~l. Antiques, Palo Alto
Memoer t League of Hi.torie American
Theatres, Wasn1n&eon, DC
;
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\ " I ,.
!
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ilLIQ"sr 6, 1994
Mr. Robert Schubert
Depanmell1 of Planning
CUy Hall, Fifth Floor
250 Hamilton Ave.
Palo Mo, CII 94301
Dear Mr. Schubert:
Mark VtrtalllOIl
JlJO Wl'I'l!rll!~' 51.
Pale Alto, CA 94~
.15-315-1'48
ATTACHMENT C
RECEIVED
AUG 09 1994
Oe?a .. t~ ::-;:, c· '::'~-:,,~~; .:1'
Cot'romIJr~ Enl'iwl~
I am writing to commenl on the mitigalgd negative dewHat;on (or a zonlrlg ordinance 1&)'.[
ame.;JdIT!F}nt J me no. 94·EIA·7, 94·ZC~75. 11 is. my belief th3! tlie negalrve deCiara!:Ofl 'NtiS a
mistake tnat needs Ie be fs-ctit:cd.
T!le granti.1g of a dOuble bonu~ vari,3rICI3' 1_0 Keenan Land De'ic~pmenl wil! sun'lrl r:.a:Jse a
sub'3!ant~al "adverse d:1ange' in the nisto.ic intel!8-r of trIo VarSii,' ThG81.er. rn addiliorl. ttle
m(ojrics used ror dotermining par'r(ing ralios were huge;,.. irl2:ppropriate and inaccurate, a~d tt:e
comparison !.Js~d against a tneCiler use was LliJreBlislic.
I wouid Iir:G 10 OC Ofl rec<:)rd as oppos~ng trw milfg::!led negalf'/e declarCiI.lQll .
. Sino.rely, a tC'. ~0~
Mark Vermifion
\ ."
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RECEIVED
AUG 12 1994
~:-'.')
~ ... " . .;" ... : -'.
Robe::t Schubert
Department of Planning
City Hall, Fifth Floor
250 Hamilton Avanue
palo Alto, Ca. 94301
A17AClIM£NIJ2
Gerard Marsullo
444 University Avenue
Palo Alto, Ca. 94301
August 11, 1994
Re: Comment on Mitigated Negative Declaration for the
20ning ordinance text amenmcnt. (File #94-EIA-7,
94-ZC-76)
Dear MI. Schubert:
Parking and traffic st)ldies regarding the Varsity
The~tre have been ,·ague, woefully inadequate, and even
~i~l~d.d.ing.
Fur-exa:'.pie, ttlC dev..:-lopt"r's proposal for retail use
of the Th03tre shows less parking demand for !"etail than
for the-3tre use. HOwever., tho;-cOl':lparisoll USl'!S "seuts"
vprsus square footage. This is misleading because parking
in ao .. 'ntmm Palo Alto is oetermj ned on square footage,
"regardless of use" ~ The comparison is made on t .... ,o
dissill'.ila.l-standards; the category of Useats" does not
apply. Moreover, primary theatre usage occurs in the
e .... enin::J .hen parking demand is lower I while I'etai 1
usage places demand during the peak hours of the day.
Further~ore, the Co""per-Webster parking garage,
which is often cited as the cure-all for p<>,rking on that
side of town, is n.o .... virtually at tuJI capacity according
to the Transportation department. The exception is thE!
base~ent le .. ·el, '\llhich currently has about 30 to 35 &paces
available at Transport's survey hours (12 to 1 P.M.'
The additional 30 spaces that the double bonus incentive
'Would require 'II1'Ould fill that space~ An additional 36
spaces for the newly completed restaurant and office
buildin9 on Cowper would assure overloao, even without
tbe proposed ne .... three-story building planned for the
corner of Cowper and Univ~rsity. At ~ransport survey
hour~, all other lots in the near vicinity are filled,
as are street parking spaces~ (See enclosed photos, all
taken on the same day bet~een 12-1 P.M.)
G, MdTsullu, pa~e 2
Cowper Street already suffers impaired t~affic floY,
and the lot behind t.tl'? \o'ars.ity is full at most hours.
Potentia 1 CIJst~~rs of a retai lout let .seeking parkj ng
spaces near the prcposed parking lot ent~ance to th~
Varsity huilding would further congest this area.
According to ~~ Keen4n's figure5, this super retail
store would gene:rate sales of $10, GOO, 000 per year.
Stated another ",,"ay, th:lt ftH:!'_ans more than .$2,000 per hour,
11 hours per day, e· .... E'r): day of the year. What will the
.actual tratfic and parkinS' ir::pacts be fr01ll such a high
volure bu~.tness?
One of the ~Jnioue features of downtown Palo ~lto is
the ?roxi~ity of re;idetltial areas to the do~ntown, It is
pos=:.ib12 that a "ri{:,(:'lf-" effect cC' .. dd cr:cur fror~, overly
con~Estcd .:'o:7~.erC"lal a!:<;'os, :s:eTidil;g ~Dt€rltial shC'lppers to
parallel and 5id~ streets tD P~I'~:. Present par':ing studies
GQ T"1c>t c,\"er. begin to d.:5Jn:·Ss. thE. ir-pact of d. super retail
stOTI! or of the ne~l~' ccrpletcd ~Dd proposed proJe~ts on
CD~per Street. In light of ~dst p~~klnq etlldies ~hich
16~nt'lfy a~ dl~edjy e':~s~iTlg jpfici~ of al;out l~OO p3rki~g
Sr~C€~, stu~les rust b? do~p to address ch2se and (,ther
probJe2s arising fro~ the double bonus issue,
Until these issueS are addressed and dn extensive
and realjstic parkin~ and tra[f1c study completed as part
of an r .1, R,. the yrr)pcS20 zon')' n~ text change .ar'1€'ndment
sho'..l i d not be gl-dnted,
/
C{"Cl2/
G~ra.rd I"!arsullo
\
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•
i
· ________________ ~ ___ .'___~.:.::';::r;!:~'.~'f;'1''F''n'3!Tf'''"'~~,~':
Table 'Z
PROPERTIES lH 111[ tlHERcIAt. OOWWTOWlrl (CO) ZONE "HOi ME S.nSl~IC CAr(~'I' I It. ~ III !,M)j~ +iISTORIC CAT£~v 1 at 2.
A$~,"SCot"~
Part:el 11
120·03-069
120·15-004
l".O-lS-tJ32
120·]5-C46
120·15-C57
120-15 ·OM
120-15·064
120·1S,W,
lZO·15·OU
lZI)-15·i)t,fi
17.{)··lS-069
120-15-07}
lZ0-15-0e2
120-15-094
1;:1)-16·033
lZ()-l6 -034
12Q-2.6-0tla
Wl·26 ,014
12!)·2Hns
120-26-019
120·26-021
120·26·0:3
120·26·0;;9
WJ-Z6·034
]1{)-26·0':)8
120-26·\)44
llC·:1"6-04S
W)·26·04fl
120-26-00,9
120·26-Cr6~
120-l,('·()64
:20-2fi·06~
1::0-26-067
120·26-069
17.<.I-2&-IPO
1<'fH6·0n
120-1["07:\
Propr-rty
.Mdrfll~'"
52S Ulivfllr:s1ty
401 f"l.:>rHICf'
<\03.'-05 ~1"~r.";1ty
431 F1orencl!'
-310.14 1Jn1'l~rt.HI
340 Univf!rSlty
380,1]2 1k11ve1'!>1ty
384-96 Iklh', /502 Wllvf'rlr-y
400 1k11vN'~1t)"
43(,-5;2 lJn1v~sity
456 \kllvf'rs It."
480 1 .... 1 .... ~r!.\t'1
SIb iI/ ..... f'rlt'y
529 6ryftnt
)ZS-4S FO"rstib{lA Gllm.ln
UiI flr-Y'"t
ifl1 tr.lvt'nHy
223 lIn1 ... ~~1ty
;.>)3-3!"! 1k:hf'rslty
227 Ur,1v1'f"51ty
Z:'7I1n~
CD·C
(D·C
(D·C
CD·'
en-e
("!I-e
CD-C
(D·C
(D·e
(D·C
(D·C
(D·C
(D·C
PC
IJ)·C
Cl)·C
CD·C
(D·C
CD·C
(DC
7:)1-05 1JM'~ !4~). II tlW''l.CO"I m-L
·135-41 [m,nCwl (L·e
171 1.,1vMl-Hy (l1·C
411 Hllj\ ct1-C
liS ik11V~l-.ty CD·C
}liD \lrlvt-rlitjIS14 16 H1Qh CD·e
1'i0-62 lkJ1vf'r~\tJ 'J)·e
172-4, t~~"'eI"~,1ty ro·,
270 U,1Yf'r'Sl(, OJ·e
2<iB-178 tklhf'r~.1tv 'l}·e
;;IlS HoIIIIlltOh CD-C
2[;1 HJI"I!ll /555·91 !i.w.'). co-e
~,JJ-J9 RaIOOFIl (D·e
~llJ R~" {II-e
',28-Je P..ulJo CD-t
SJa-42 R-.;r.. CD·S
229-47 rlam1l '~t>.!,:;' il.tmOnol en·t
S1tf' " ..
S9 061
3.400
5.000
S.O&2
12. 'SOD
1l.2S0
2.37:;
4.7S0
lO 000
• II()O
20,41)0
9,4;:$
".6110
t:Llf,Q
11, 7.50
15,86
[~1st1,.,?
lJ~
Offkr
Offit!'!
t"t "' Drink
Off1C@
Rl't,)niE~t & [)r-,,,k
r.~t ~ Orir1~
'i.:Jl, "On"t
P:"tIrl1 I[~t & 0,.1 '1~
Fl"'d'TI~l St'r"'lC."
Rn .. il/f,t ... O"'n~
....... ,)V· ..
"':rt .. , ,:J:t ... , ld<-l"t 1~1
OHlCf'
01~k"
R.'r~il/0l1!,:r
(fwr(~
7 ~,i)0 I{ .. t~, !!e,f]c'"
1S .76 a, .. ~~r'"
~.lllJC hl~·l:<lf-'lD~d
l !;OO 1Q.~~1I
5.Ij1)O j< .. !.}.l/J>t ~ Or d
".IUS ~ .. t.'l '~~l .\ I)r ill
!i. 000 1I,,~ .. jlfOf~'n'
l.tHz ~ .. t.,'
" n~, ;; .. t~'l Ofi,("
f>.l'~1) 4H.Il~,!Ofi'c ..
L' '..rJO K .. r.,\\1/0rr,~ ..
2.'~Ol) "t'Lnl!r)fll(lt
~ ~GC "'"~.,, 1
600i) l~t4.o.-'nl!()f'\,-t'
1;.~OO Cfflr"
J(I COO P,.t.l'liCff~'~"
S.GtlO ({,.t .. n,-OHln·
J. 000 P .. t~11iOffl.:,.
S OOQ [~t ~ 1)r\nk/()tI,:"
S, (l)') P .. t.J11/0/flC'!
10.000 Ret~lliH .. t"l
,:'Fhin1o,; 111 H')f"lC
(atI"101'), Cn!"l)Ory
ill
n
II
,.
"
"
,)
Il
:l!
rr
11
~ .. f~tlll9
SQft to
201.219
5..l.r,'
5,~0
5,1M
29,5..10
16,Ni6
l.!."7S
14.250
1".8S'i
!t.008
14.912
-:'$.3(';
2.6!>J
4S. ,,00
;'S.r,M
ll.lll
]}. SOC
liU:166
' •. .tlll
.t, SdF1
1, "~I
)0 ,tOf)
:\'1':1
~ 'I[~
10 ] J]
IJ .. 12'>
;-~ I:UJ
".'l:,{1
)0 1uQ
l fj l,flO
41 /0(-
J:' ~.QC
;C.I)I ... 1
!;.l'O~
!!.l~
;, 1!i7
Jfd61
PQten. IWoi lotll $(ft
Sq.t"t (P) (£) -+ H') f"octnohs
o
1.'"
2.500
o
2.500
4.211
2.500 ,
-4 ll~
1.500
> ....
o
2.500
o
"" ~.f,M
4,.'175
o
Z.~
7.151H)
l 'ioe
? ~,OO
l ",:¥t
7..500 ,
o
l :.00
o ,
o
2 SIt;.
Z.5oCO
1. "" ,..,
o
201.279 B
7.627 A.-Io
8. CSQ
5.762 A
J2.0.)0
Zl. 06J
6. O/~
14.Z~O A. B
21.l)f,j
IO.sea
2l.4'ji1
'i5.3(,2 8
5.15.1
45')00 A e
)1 951
H'.tM
21 81S
HI,W>
il ?"H
4.~
,
,
I .~'tI ,.
1.1, fJQO
'U?IJ
7.40~
H,i,H
IS IJ';;~ I< •
.'" JI,J) ,.
, 'l'}0 8
17 ~OO
It! tlJO
~7. 700
.j, eJ) S
Il 579
1!.7~ A. ~
10,69'1f
7 65.1
36. )61
b;
," .
.';1
, •. r
120-2fje07. 2tJS HMil1t"", QH 10,000 RH4l1fOrflct' 11
llQ-M-O~1j S»-~ faIr\t"orI Il>-t 2.617 1i~!111!i:iffjC"~
120-26·081 5JI6 (J;.orliOlt ctH ;l,~7 ·Rf.uH
J20-U-1l63 SI4 EalPr-1a! OJ·C 1.\9'.> ht ~ DrinkJ01ficp
120-2iHJ8!I !A~ lUI/! OJ-!: SOOO Off1t:('
120·26-091 S39 ", .. ev·C 6,2~ R@h,1
120-26-092 !:\c""C) Al .. co·e 6.150 Rft;,11
110-26-O9l !il!JM .. m·e 6,l50 Ro!:t,tl/0~t\(;f'
lZtl·zt,-~7 180 It,i'' .... nty m·, I.('.zSo R ... t"ll
120·27·00) ~10 fh~il3Z UM11t!ln m·c S,O/J(i l:I:I't.ril
Iltl-27·~ i~ "11\:,," CD·C 1.151} kpt."i1
11\1·«7·,01J 6ZI.Jj) 1tMOn. Ill·' 5.12~ (~t I. D'."ink
120-l1-016 "" "-" m·t S.£lfl Ret,l)
121)-27 ·(in 6,Z5-31 UM-r~on ev-c ~,12S. OffiCI'
12~v27-02. Sll-?l [""501'1 m·( , 1;6, R-o:t" 1/Off1.ct·
121'1-27-026 624-40 [tIprson m·e 12.812 Rl'til 1 fOf(ler-
120-27-042 6&J Al'lll CD·S 12.500 Retail
120-Z1-045 70S Allllil Cl)·S 8.61Q '.uti~tl'Jeo
120-27-047 160 For~stI701·D5 H1T m·, 28,67!'. Off"ic:('jf(ecrNt1w
1"(0-77-075 714 Uner$.Of\ (D-S 21,000 twt,-"",,=,t tv ..
12(1-2:7-076 151~ (l1-$ 13,12S Wi:wetooos 1 r,i:j
120-17-079 799 Alma OJ·, 1'J.5Q<l Autl'lM)t,iv~
UfJ-l8-007 200 !brI-",., 2.f>DO [.1"" .. 1 -: JOff !<"~
120-2a-coa 206-10 H(Jnf'r ctl-:; 3,400 Rt't,l11/~",~'dtN:~1
12:0-ZiH'IIO 230~!' CD·S 2. SOD R"t,,,,l
12(1·Z8-(I1~ 232 HorrIP.~ CD·S Z 460 R<"t~ll
120·28··012 248 ~~r m·, 5.000 Ih·t~n
120·26·026 ,;!7.0 ~lInOno] CO·S 6.41Z :)Hj(1'
,.,. property 11i\~ ~ 1 re.Gy ut 1hll'd -:'-.1' f'~ t';o;rtpt 1 tr! artd/r", ~.~ bl'~' ~.f"".11\1~~ 1 ~ Y n'P.l !r~d
e-propl'rty 1<; ilt or r-up@(hnq 'n.H~If.\.lll .11owllbl" FAA, '.0 ~.'~I·,)t1011 pr('1""~1~', Art' r'I"t 'KpllC.\tJ~"
c· M\OI ~qlnrt foot~CJ(' i!> 111tl1t~ bj it fnll~imu1l FAA {)f :'l (l tv 1 1/'1 th(' CD-C
0-,,(ow ~q:w'~ foou~ ~~ 11nritr-J by , IN)ll.wr: FAA of Z (1 tl) 1 1" th" CD-:;
---.-"""o<J:_."...,...,. • ...,',' ...... ''I'''r" •• .,"i""!I'."">:'"l',,~,~-:.::O::;::.
ZI5.840 3.160 3Q .000 <, •
S.750 2.500 8.25(1
4,000 2.500 u,'
.:'),315 1.'-10 6.585 c
(,.375 2,500 il.8j5
6.250 £_500 8.750 , 5.823 2,SOO 8.32J A. ••
i .6,* Z.SOO 10.192 A •• , 36.750 • 36.150 A .•
3,345 2. $()O S.MS
1.875 z,5Oo 4.3:$
5,562 2.500 9. (\6Z
7.513 2.500 10,073
IS.SllJ 2.S00 9,320
6.676 2,WO 9.176
" 14,.105 0 14.405 ,
11:1.862 U<)<) 13.,*
8.283 2..500 10.183
15.58S 2.5CO 18,C85
:i2.l'29 32.229 • 42. ?S\l 42. '50 , , 3.380 2.500 5.880
".9S0 Z,500 S.4S0
~, :04 ,.SW 5.6M
1. DU 2.50(1 4.J22
~ .456 3.46;; 4.<y"f) n .•
4 ,SO 0 4.750 .,
3. £Z$ 2.S(\O 6.125
TorA!.-132.724
·f'OtMtl~) I,f'ldt'r p~OPO~M l(YIi'lc) tf'Jt ~~t ..nlch wc.uld .all"," FAA "XC"Ntoo.\ fo'-... ", tl'l<' '·t''',lD) ht ,ji.l:;.o ",.-/,,..t()f'lc
pj'l',>~rVlt1on to tl'f' ar!dlt1vl' (5,00)0 ~qft 'If\Cr''I~1' 01' Silt of ~ll~t'nq bul:dlll'l Iotnch."...... 'ir" .... t .. ("\
c ,r.tM>M\ r AAOCM..l!. . )I'M 1lfI"'lad Il/ll/lJ.4
.• ;r
~
i
I ,
•
..".., :
AITACHMENT F
June 30, 199<1
HONORABLE CITY COu~CIL
Palo Alto, C~lifornia
::Proposed j\mer~dment to Downtown Zoning Regulations ICD Zone) 'To
Allow Jncentive.s for Seismic Upgrade and Historic Preservation To
Be rQmbin.~_',LQ4..::..g_C~,,--JC"!"'A!l.:.Z71) __________ _
Members of the City Council
f.~PQrt in Sri ef
Thi.s Y/..:port O"i3.nsrT.its p:ropos~d Z()ning OrdinancE: text arr.endlr.'.:nts to
the Co~!"";erciF.ll i"O·,.,rntol"rn (CD) District, which would a,Uo\\.' incer.ti.ves
fol.-s.e iS1':'.ic up';rc~de dnd hj . .storic prese~:vat ion co bE' cOir'bi ned for
r:.he,se struc:-..ux'eG f<.slling, · .. ·ithir: {.·ale~-10rie.s I &nu [I far seismic
upg!:.:.de and Categories i. and 2 lor histm:ic prescl-vaUon. ','h~
existing re~rulation$ 2110\001 a 2,500 square foot: tlcor arEa inCl'ease,
or a 2':1 cercent". FA.~ increase. I .. ,bicnever is qn.!ater (for either a
s-eisTt'.}_c \l?9Tade. or historic preservation pr~->je(:t ~. The p::::'oposed
text am~ndnlent would alloY<.' the two incent iv~s to J::::e ccrr'./)inf.'d to
obtain a 5,000 squal'e foot increase, or .., 50 f.lf::rcent FA.~ increase,
whichever is greater. This issue waR referred to the Planning
Commissit.lIl and Histori~ Resources Board by the Ci ty Council on
Febl"Uary 22, 1994 (see the attached minutes frorn the City Council
meeting)
This st:aff report ,also addl."esses issues related
identified 1992 State legislation (AB 2881) that
.. ~nviron~nta1 review of certain historic structures.
to recent ly
impacts the
Attached is a draft ordinance which C'c:.ntaills the proposed text
~men~~nts. The background and discussion of the economic
resources considerations, structures meet ing both seisroic and
historic classifications, ~arking impacts and Comprehensive Plan
consistency are contained in the attached Planning Cormriseion staff
report dated May 20, 1994,
Historic ResourcEs »oard mRB) Revie~
At its meeting of May 4, 1994, on a vole of 3-0-2 (Board Menwers
Baer and Kit:tas absent), the Histoz'ic Resources Board recommended
approval of the text code amendment subject to three conditions;
i
l" ,-
i
.~
·1
I
i
1. Building ~odificat~ons must conform to the U.S. Department of
Interior' ~ .c:t;rmdards of Rehabilitation and Guidel ines fer
Rt:hAbilitAtipg Histgric Bidldings.
:2. The HRB shall have approval authority over the final design of
any projects utiliz.ing both FAR incentives.
3. Transfer of development rights (TOR's) shall be offered to
property o-.mers as a preferred alternative incentive for
preservat.lon af dmmtown buildings (this recommendation is
discussed below, under Transfer of Developm.ent Rights). The
HRB indicated that a property owner wishing' to modify a
b: .. lilding with the FAR incentives could either cc.mply with
Condi~ions 1 and 2 or, as an alt!::nH.tivE', could transfer the
develop'rt'ent rigbts.
" full jiSC;JSS10n of t.:r.f~ HRB recor-:rr,endatjon and staff recommenda
r:c!",r,: 15 c·::r:taiL~ • .::d I.D tl:H" at'"tached Planning Co~mis~icn stC\[f
"f"P.-F::"'!"t. r,'i~-;~;:; ;;, f,nr':Yd'Jr"} In SIJI'",.'l',:O\ry, staff and the Planning
C::-:-_~~!;.si'~n re';:2-:-:·er.O i"clusicn of ir.e'l ~l in the Qrdinance:, hut not
ite~£ =~ a~d t3.
;::~ ~;;'r' :.~, lSd~, s.taff inforr-:ed t:-t,: l->-l;.8 of th(' r0comme:l1d.:::.tions of
c.!";o;;-P:.stor-ic R.CSC:JH'f'3 Be-ara. 'rr~e ARR felt thBt ii: was a good idea
to re-quir€ ce:-:plioi":C'p. ..."lth the Secret.ary of lrlter-ior's standa::t-ds.
P.f':garding the prop?sed changee ir'l the HRB procedures, the ARB
s\t'(lge~ted that a joint r,'ieeting bet ..... een the HRB ar:d ARB be h21d
refor'!!!" ar:.y changes are r~.ade to the prc-:ec.iures (the}' suggested that
t:!-.e ,:-ee-c.ing bt: held attEO'r th'2 fjeW HRB rr.e:i"i:".bers an~ appoinr.edJ
?-':lnuu:s 0f this r:-.ee:ting are :':'ncluded in the C0unc: 1 packet.
Plar.ning cOC",,'T'.iSS10T", ",,"'.ti..Qn
The P) anning Comrr,iss.lon. at its meet.ing of May 25, 1994, voted
~ -0 -1-2 ~Corrrn1.ssioner Carrasco not participating and Commissioners
Glaziel-and Schmidt. absent) to recommend that the City Council
approve the negative dec.'laration and adopt the attache-d ordinance
allo~ing seismic and historic preservation floor area incentives to
be combined, with the following amendment~ building modifications
must cantonf'. to the u.s. Secretary of Interior's Standards Qf
Rehabilitation and G>..1idelines for Rehabilitating, Historic Build:.
i.ns..a.. During the he3,ring, 17 rne~l-s of the public spoke to
request th~ City to find a mechanism to ;;:,rC6erve the use of the
Val.·s i ty TbeatI-e as a; t.heat.er rather-than a retail use. The owner
vi the Varsity Theatre spoke ill favor of the proposed Code
am.:!nd'T-ent.
'I"he commission indicated that they sympathi:zo:ed with the: members of
("hE' public regarding the potential loss of the theater use at the
Varsit'l l'h-:3tre. Hc: .• :ever, the Co:nmission noted that, with the
exception of purchasing t.he pr:operty. the:re is no mechanism
C'XR:313:94 6(30(94
Page 2
available for the Ci q,r to p:::~ser'.'e the the~ te::: use, In approving
the proposed Code amendment, the COmniS51.0n noted that there is a
need to eeismically upgrade and preserve hist<..")ric b'Jildings, yet
there are high costs associaoted ...-ith such irr"pTove~ent5. M:::.nutef.': of
this meeting are in,:luded in you:: Cour.cil packet
~ Infornaticn l:egarding the _~!dtlli.Q_:r.nJ~ __ ..En.Y_i_~ __ Q_r:.'Q_en_~ __ <;'lJ-_ Q},Ja_l ~ ty Act
1rnlAl.
Staff was recently informed a...hout ne ..... p'..lblic cOrJ:;ern over a 1:;l92
State 1a ... (P.B 2881) that amer.ded CECA relevant to environmental
revie\:o' of his!:.oric st:!llctures. Tne lrt_ provide-s that projects
which may cauSE a "s'.;:bstant.ial adve:-se change in the signif icance
of an historical !."eSO'Jrce'" r:e::rui::-e envlron;:-ent;..il :u.:~Yiew, Recent
news articles have i~?li.:-d that thi~' ] a .. ' c::,:·uld <iller t.he City's
a.pproach to envircn~e!lt:31 !" ["'.'i e' ... ' D! ~::s·~arieal t:.Ji ldiJ"'.gs, ,::;.nd :n
particular interior ren,:,',',:;t :'o~.s,
City COlFlt.~.li p.Jj~C"y as ,~"7l"~~t("-j :r: i~~,:r. ~c'~:'_-'-;;' H,c':-O·.J.l-l:es
Beard -3;n,;: .;'rchitf1c1:\jra:_ ~",,':i~' .. ' :':';'3.!.j "",:a'c< ::':-.,:1 ::·c,ji •. ,,,-,.:>.:s, .;lS ' .. ·eI1
dA in our ,,\d:-:"i.nl$~:!;,.t.:.\·~ v:-,,:::c.::';f', '~'~~,'i! ~,/ ::-':-'::0' c::tc, 8·.:)a.rds to
ccnsid""rati:".Hl :"Jl -::-:t<.:-r~('!· -.::i:...:ic::\:.~·~)~-.:' ~,·::-:~";::;t '",:~~n int€l":'O!
dJ~erati0~S ale e~tern~ll\' '.·i~~b'~ c'r a!~~c~ ~)::~~:~r 2~X~CtUTes.
The Cc.'J.r.c:.l..l. .if< 1';'2'7, E-'r'''-:'~'lS'2:::i ,~~>~ .~,: c_:.;' '~':L'".':i::" ;:.,r Int"f.~rj::",:r'~~
Sta,nd,;n:ds uf ixehclb:i.':.it..lt_,~(.,:: d.:,) :>-,!:":t~' ,_;,t::',~ :()!" ~;.er>-;.t,ilit:jtir.g
Hi~t.oTic Buildin~s. wt~i]@ t.~~ S[a~j~rds ajdT~ss in'0rior issues,
their appJ i.::at iQi)" 'in Palo Altc has onl'/ adi:-,-.:"s·:-.j :_·y-c[.:()s""d exteri<:"'r
cnarlges to hisr.oric stn.:ctll!"€S. FlJr;:l':f-:r ('j t"/ staff aces net have
the expE'!'"tiE"f' to e'lah!,He-p"((:~:-:-,s .. d ii~':.;,:r ior ch:;n,,::J~~ or inspec:t. the
implementation of interic·r ~:-ji":ica.ti0:lS for t.hejr ccnsistency '",Iith
the Secretary's Star.dares. For-tr.cse redsons, in ()l"oer to dSSUTe
conpletely c::msistt:nt. Folic!, sta::eie:.t.~ iii UlE \~'iJnir~ipa~ Cede, ... ·e
would recor.mtt:'nd Council c<:msider tbt! ,:>.ciditiorlid worel "exterior" in
the last sentence of proposed Section lS.49.0SG[bf (j), thus
expressly limiting applic.:;.c ion of the Secy"et.c..!)-":'] Standards to
exterior features, The sente;",ce would read:
Any exterior bulldino ~c·difications I":".:ade unoel-this
subsection Ib) (3) shall conform to thE Secretary of
Interior's Standards for ~p~ilitatiQn and Guidelir:es
.t..21: Rebabilit..at ing Historic Bui lding$ (36 CFR---f.L..
Historic pres@nration Certifications\
Regarding applicatio~'s for the re!"!'.odel ing of H,istoric Category I
and perhaps Category II structures, t.he crl'.'iron~:ental r~view
document .... ill again nave to ~dd!"ess irr.pacts on historic signifi.
cance, as staff has done in the Environmental .l!.ssessment for the
proposed 'Zoning text arr.-endnent, This may include interior
concel.llS, although State law does not expressly ~equire interior
reviews.
Staf f concludes that ': hE" hLst n:ci c t psou-.:-ce l:'.3SUeS have been
adequately considere,j dux ing r-te process leading to the proposed
CMR~313:94. 6/30/9.
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adoption of the CD 20ne amendments as recolT'!!1'.ended by thfo Planning
Commission. As noted above, the environmental revie .... doculf:ent for
some proposed building modifica.tions could need to address building
interior issues. ThiEl will depend upon the detailed into.;:n.H.ion
available when site-specific permits ~re 90u9ht.
Enyirgnmgntal bBse§sment
The proposed text change will not h:s:;ve a sj.gnificant il'r.pact on the
physical enviror ... T!1"!nt. An :8nvironm~ntal aase,"S!'l'l'~'nt reco:m'!'.endir..g
adoption of a negative declaration is attach.ed.
Findings
The findings recommended by the Planning CGir~':1issiGn :ne sho'lm
below.
1. The proposed Zoning Ordin:anr::e t~.'{t. ~r-,,;,r.d':7".er.ts .... c;.lld ct:e=~_e r:o
signifi.cant adverse envlror,'Cent~11 e t£ c~('L s. ..n ~_:-.• :t € :-. '!sc s
rElated to a projec.:t .... ·i1::.. be idcnt.i_fi,'d l":'}.,::'in ""fpli,_ ,r;,,~, Ci.:".d
mitigated through the r~vlew and a~pro~al pr0:ess; anj
2. The proposed Zoning Ordlnanc~ t2Xt ~reTLd~en~s dT( ccnsi~t~!lt
;"'ith PolicicB 2 and::' and Pn:~'~:p:ar-s r; J{i0, ;, 1 ar-,j If".' c,~ tl;e
Urban ve:siOJ1 f<:lement and Folicy 1-4 u..: the r:~l'.'ir(,r.:,~nt:,:1
R-=:sources Element.
Recommendation
Staff recommends that the City Council;
l} Approve t.he negative d€clayation; and
:2) Adopt the att3ched ordinance allo'Wing ~eisr:<ic d:nd hlstor-ic
preservation floor area incentives to be cOIT'.bined and .:require
any exterior {wozd to be added to Section 18.49.0S0(b) (3) of
attacht:d ordin((nce} building modification to confom. LO tr.e
u.s. Secretary of Interior's St:.andards of RPhabilit.d.tiop and
Guidelines fp'" Rehabilitating HistQric Bul1dinqs.
Respectfully 9ubmitted~
U~dJdd~
ROBERt SCHUBERT
Contract Planner
OJNY
Manager
KENNETri R. SCl-Uli:1BEk
Director of Planning and
Community Environment
6130/94.
Page ..
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Attachments:
Draft Ordinance
Environmental Assessment
Minutes from 5/4/94 Historic Resources Board meeting
Minutes of 5/19/94 Architectural Review Board meeting
Memorandum from Traneportation Division dated 5/20/94
Planning Commission Staff Report dated 5/20/94
Table 1: Information Rega~ding the 9 buildings
City Council Staff Report dated 2/17/94 (CMR:15?:941
Excerpt minutes from 2/22/94 Cit.y Council meeting
Excerpt minutes from 3/6/86 Planning Comlnission meet ing
Excerpt minutes from 5/15/86 and 5/19/86 City Council meetings
Articles from Transferrable Development Rights Programs hy APA
Correspondence from the Public
Photographs of the Nine Buildings (Coun,:il Members on) y}
cc; Planning Comrelssicn
Architectural R€vie ..... Board
Historic Resources Board
Chop Keenan, Palo Alto Theater COI''Poration, 700 Emerson
Sc.t:'eet, Palo Alto, CA 94301
Linda Ludden Poncini, Carrasco & ll.5sociates, 1~(} Hamilton
AvenL1e, Palo I.Ito, CA 9-4301
Wayne Mclntre S· ... 'an, 240 Ko:-llcgg Avenue, Palo Al to, C)\ ::,,~ 3 D1
Andrew Gross, 430 South 4th Stl'eet, San ~IOSP, CA 9,<';112
DeWitt. Durham, 393 Maclane, Po;llo ,~lto, C r, 94306
Karen Anderson 252 Everett Avrmue, Palo "Ito, CA 94301
Anne Pisascik, 2301 Oberlin St reet, Palo Al to, CA 943006
Richard S. St.ultz, 425 Fulton Streer" Pal('"1 Alto, CA 9 ... .301
Kate Abbe, 211 La Questa Way, Hoodside, CA 94.06.2
401 Flor~nce Associates Ltd., 401 Plorence Street. Palo
A1 to, CA 94301
49B University Avenue Partners, c/o Prer:1ier Properties
Management, 420 Florence Street, Palo Alto, CA 94301
First Church of Christ Scientil:3t, 661 Br'Y·.:mt St!'€'et,
Palo Alto~ CA 3~301
De Lemos Properties, c/o Phyllis Munsey, P. O. BDx 555,
Palo Alto, CA 9430~
Meyer & Hannah Scher et al., Don and Carol Mullen,
465 S. t-latilda Avenue, Unit 210, Sunnyvale, CA 94C86
.. ,Till Vandervoort, et al. 7 Kathleen Taylor, 1605 Edgewood Drive
Palo Alto, CA 94305
Peninsula Plating Works, rnc., 232 Homer Avenue, Palo Alto,
CA 94301
6/30/94
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ORD INlUICE NO.
ORDtNANCE OF THE COUNCIL OJ' TIlE CITY OF PALO ALTO
AMRNDING SECTION 18.49.060 OF THE PALO ALTO
MUNICIPAL CODE (CD DISTRICT REGULliTIONSi, RBLATlNG
TO REMODELING OF HISTORIC BUILDINGS
WHRR.RAS, the Planning Commission r after duly noticed public
hearing held May 11, 1994, has rec~nded that Section 18.49.060 rO District Site Development Regulations} of the Palo Alto
MUnicipal Code be amended as hereinafter set forth; and
WHEREAS. the City Council, after due consideration of the
recoamendations. finds that the proposed iUl'Iendment is in the public
inter-est and will prOC1Ot~ the public health, safetj' and welfare,
The Council tinds that the current wording in Subsection (b) of
Section 18.49.060, which limts the amount of additional square
!o:Jt .... g.e allowable for remodeling an historic building thC'tt requires
seismic 1."ehahilitation, may inad· .. el:t~nt.li' 3.nh:l.bit th-e best reuse or
Tf'!!":'xlel of such historic building, and thus not be ,.:ompatible ..... ith
tr.e goals of the City relating to historic pI·eservation. The
Council finds t ... ..at the proposed amendment, which would delete the
c·,-.. ~ren'\:. ~penalty~ cn additional squ,a!:e foot.age for 3ut:h b\.\ildings,
' • .'111 enhanc.; the opportunities for reuss oE histo:ric building'S in
the downto~n area, while encouraging seismic rehabilitation.
:';OW, THEREFORE, the Council of. tne City of Palo Alto does
ORDAIN as follows:
S.E.cr~. Subsection {b) of Seecion 18.49.060 (CD
'District Site D-evelop:ment Reg'.llations) of the Palo Alto Municipal
Code, is hereby amended to read as follows:
18.49.050 Site development regulRtions.
(0) Exceptions to FAR regulationa:
(1) When a building is being expanded, square
footage which, io t.he judgment of the chief building: official, does
oot increaBe t.he usable floo1" area., but is necessary to conform the
building to Title 24 of the California Code Qf &egulaticnB,
regarding handicapped access, shall not be counted as floor area .
(2) When a building that is in Seismic category 1,
Il or III is being seismically rehabilitated to the analysis
standards referenced in Chapter 16.42 of this code. Buch building
shall 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 Elha.ll be counted as
.s'TUare footage for the pu~aBes of the thr2e hundred fifty thcusand
square foot li!ni t en development (Section .18.49.(30) and the
prDject size limit {Section 18.49.040 (a)) aLd in no event shall a
building expand beyond a FAR of 3.0 to 1 in the CD-C subdistrict
1 -----.......... " ... , .......... ")"~"--''''' .. .
a.nd a FAR of 2.0 to 1 in t.h(l CD-S and CD-N subdistricts.
exception shall be allowed on a 9ite only once.
This
(3} ~ building that is iu Historic category 1 or 2
{MIll ""'tell ioe nU. is Siet..se S!lte!'etPj I, I-!-~-.I» shall be
allowed to increase itt> floor area by t .. o thousand five hundred
a.quare teet Or :by t.'We.Oty-five perc~nt of the ex..istio9 building.
whichever ia greater. withO"..J.t having this increase count toward the
F1tJt; however .. a.li square footage shall be counted as square footage
for ~e purpoees ot the thr~e hundred fifty thousand B~~are foot
liltrlt em developnent (Sectioo 18.49.030) and the project size limit
(section IS., 49.040 {a) &nd io no event shall a building exp.u:l.d
~nd a PAR of 3.0 to 1 in the CD-C subdistrict and a FAR of 2.0
to 1 in the C)-S and CO-N subdistrict£!. Thi. exception shall be
allowed on a .ite only once. AI<Y lIu11diJIg .od1ficau. ..... _ wader
thU lOUbee<:ti_ . (h) flj aall ~OXll to tbe secretary of Im:erior'B
stA>rna to; BtMM11q);im eM GW.&linM fpr Jelab11iUzting
jH€tpriS Bnfltf:tme (36 en 67, ti.torl~ p~.naeion
('"..ertifica:eionel .
i4) A b'.lildi.1".g t!'~at :ts not .in Histori:.; Category 1
0::-;:: nor :111 :el~:::i:; Category I. 11 or III shall be allo.,....ed to
j.nc:r2ase its flc~r ,"ir..:a by t ... ::-hlJ~dred squa:::e feet ',dthout having
this ir:cre,a.3l,J CGur,t tu...-ar,j r;he F.';~: rlo",e'l'H, all sq'.la'Ce [ootage
!:ihalJ bp. CDuntE'j :l8 8qcL"tre tc:;tage for the purp·,sea of the three
hundr-:~j fifty tho'...t:;an:j squa4-e feot lir'"<it on deyelop~.ent (Section
lS,49.031J) and tr.e project size limit (Section lIL4.9.040(a» and in
no event shall a. building exp..3.nd beyond a FAR of 3.0 to 1 in the
CD· C subdistri ct a.nd a FAR ot 2".0 to 1 in thE: CD·S and CD·N
subdistricts. This ~xception ahall be allo~ed on a site only once.
(50) In the ("D-S and CD-N subdistricts, (i) for
t:xclus:ive re-sideGti..'l.l USE on ~ny site, the regulations and
~~ideliueB set forth in Chapters 18.24 and 18.28, or Chapters lB.22
and 1e .28. respect:ively, of the Palo Alto MuniCipal Code shall
apply, ~nd (ii) for mixed resideotial and nonresidential use on any
Bite, the regulations and guidelines set forth in Chapters .l8~24
and 18.28, or CT4pterS 18.22 and 18.28, r2spectively, ot the Palo
Alto Municipal Code shall apply to that portion of the site area in
residential Uge. In no case sha.ll the floor area ratio of the
nonresidential \.!..Sea exceed thf! baBe PAR set forth above.
CD-S
(see Map 2)
RM-30 regulations,
except RM-1S regulations
in Areas 1 cwd 2
2
(See Map 3)
RM-30 regulations,
except RH-1S regulations
in Areas 1 and 2
/'
Site ccrverage:
Height,
AcceSSorj
facilities
uses:
<:D-C
No requirement
50 foot :c.'Iaxi.muJ!:
<:D-S CD-.
No requirement. Maxil'l'l.D1'. of 5o,
of site,
so foot tl'Ja..Ximl.:.m 25 foot r;raxi·
mum, except
.35 foot:. maxi
DIl..Iln where one
or more
floors of
principal
facility are
in residen
lLd use
Reg~,..l.latic!l.s gover-nir:::=,' dCcE,ssory f.)ci 11 t ieEl and
'..lses, and gClvernir.g the appl i,~at i\:~,r; of Ol"te and
d.eveloprrent .;egl..l.:itlGDH 1n s:r;er;ific instar:.ce8,
a:re 1';!stdbJished t,y Cr:aptE'!': 18.88.
,s]C1'ILW ;1:, 'fhe ~~cuncil tifJ:\ t'r:at lhic::: ~!.o~iE.'cC .... '.U1 nor
have a significa.nt envircm ... "t;ental effect.
SECTION 3. This ordinance shall be effective on the
thirty-first day aft.er the date of its adoption,
I N'I'RODUCED:
PASSED:
AYES:
NOES:
ABST8NTIONS!
ABSENT:
ATTllST:
City Clerk
APPROVRD AS TO FORM:
Senior Asst. City Attorney
3
APPROVED:
Mayor
City Manager
Director at rlanning and
COIImUIlity &nviracment
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Environmental Documents . City of palo Alto
ENYI ROliMENT.'JL ASS ES SMElIT
Project Description/Title: The City pf Palo Alto is propgsing a;
Zoning Ordinance Text Amendment tg the City~5 dQwntQ~~ regulations
tp allow incentives tor seigm:ic upgrade and historic: preservitiop
tp he combingd fQr thqse structures £a111n9 within Categories I ~
II for aeiomjc upgrada and Categories 1 and 2 for hist;Qric
preservAtion {94,EIA-7).
Location/Address. lluLText Amendment wguld apply to the fQI1Q!fip9
properties; 401 Florence ,*1:\6 uniVerSity. 480 UD''lersity aEil
arvaut S20 Ramona, 20S Hamilton 529 Al~a 525 Alma and 2J2 Homer.
Sponsoring ~_gency/)I.ppJ. icoant: City of Pal.2..Al....t.9.Lm_i.lJtMi.nSm_Q.l..'ti . .s..:i.Q1L
Address and Telephone of .Applicant;
~ CA 3410J 141S) 329-244~
Zoning at Project LOC2tion~: ,kD-c 4,JJl..:...S. Fee Receipc No.· 3J __ :.l __ ~2
NOTICE OF DETERMT1~
Based upon :review of the project files, the lmdBrsigned merr.ber ot
thp. Pl~~ing Department has concluded:
lil-_Negative Declaration: Ttle project has nc significant
environmental impact. NO Envirornnental Impact Report is required.
The reasons for a N€gative Declaration are:
in the attached initial st.udy. Lrecord of proiect action ';s
available for review at the Palo Alto Planping Department. loc~
on the 5th floQr of City Hall 250 Hqmil ton Ay'"'uu'! Palo ~~
~.
1_1 The project may have a significant environma~tal impact. An
Environmental Impact Report will be pr~pared.
Planning Department Official: 2~+5~
Planning Director: ~5:hd.e. Date:
The project has been approved.
The project has been denied.
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Datf:!:
Date:
~----"-,._ .. ---~'--'-------.... ,---
ZONING ORDINANCE TRXT AMRNDMENT -ATrACHMENT TO EIIV!RONMENTAL
ASSESSMBNT
I. Intrpduction
The City of Palo A1 to is proposing a Zoning Ordinance Text
Amendment to allow both 6eismic and historic preservation floor
area incentives to apply in the downtown, The text amendment would
allow incentives for seismic upgrade and historic preservation to
he combined for those structures falling within Categories I & !I
for seiwmic upgrade and C~tegories 1 and 2 for historic
preservation.
II. Impacts on Hjstoric Bllild~ng:?
A zoning text am-Endment that would allow applicants to take
cdvantage of both seismic upgrade and historic presenfation
incentives would currently be applicable to 9 propert j es falling
wj thin those catesOJ: ies: 401 Florence, 456 University, 480
University, 661 Bryant, 520 Ramona., 205 Ha.milton, S29 )I~lrna, 525
AlIT.a and 2)2 Homer. Att ached is a ta.ble sho· ... 'ing the site area,
cu,n:ent use, seismic category, historic; categolY, existing floor
are'a and pot.~ntial ne ... floor area ".mder the pr.o,Zlos~d zening f.ext
amendment for eilch of the nine buildings. The p:-oposed r€vision
twuld also he appJJcable to any additional structures included on
the historic inventoxy in the fur.ure.
Of the nine structures, four have been upgraded using one of the
.oonuses; and one {the President Apartme.,ts at 480 University
Avenue} exceeds the 3: 1 FAR and could not be furtne:' expanded.
Thu6, there are 8 buildings that iIIould cur;::ently qualify for the
double incentive. With the exception of the pL"operties at ojS6
University and 661 Bryant, the existing buildings are built-out to
the property lines. ThUS, additions wO'..lld either have to occur
'Within the existing building envelope or by 2'.dding additional
stories to the buildings. It is the construction of: additional
stories which could have potential to adversel}' impat::t the
historical character of buildings on tne inventory.
In 1990 the City Council adopted the U.s. Department of Interior's
Standarda of Rehabilitation and Guidelines fOT Re:habill teting
Historic Buildings as the basis of evaluating changes to historic
structures, These standards are summarized in t.heo_ £A..~
Historic R~cee Board Guidel :ires for the Anpt icant. Prope;r;ty
Q!iner and Citizen 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 allows the transfer of
develo~nt rights (TDRs) for designated huildings of historic or
architectural significance (Historic Categories 1 and 2) within the
CD District thz."ough tl,e Planned Community (PC) process.
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The U. S. Departmen_t of Interior's Standards of Rehabil itatioD and
!.i!.L1dclinps for SehAb] liLatj n9 H; ;i!tQr$c BUildinqs and the City's
@xistinq TDR progr;l('n will serve to protect histo:r.ic buildings.
However, because the City ca~~ot anticipate potential impacts to
hiBtoric buildings created by projects utilizing the text
amendment, the required environ .. -nenta2 re':iew will be completed en
a project-ny-project basis.
Ill. Farking I~cts
Park.ing is a.. .... issue because additional floor area pursuant to
seismic and historic FAR incentiv..;;!s does not trigger a requirement
to construct additio:lal parking spaces. Seven of the eight
buildings which '.ould qual i Cy for a. double incentive under the
pzoposed text code amendl11ent are locat.:.ed Ioo'ithin the dO .... '1 .. town
a;,sess-ment distrlct (232 Homer is net located within the: downto"w.-n
assessmen:: di stri ct and .... ould t.hel-efore be reqtlired to pro· .. ~ide
a:!ditional f'~l':"king for an eXpA.nC:;10n)
.!. F2I:r:':l!:g rate of ~ Sps.ct:s/l, {l(}O sq',Jare teet of flool: .area is
a~rlied tc-' t.ho;: a o-.. ·ntC"'lj .,3,H"a t"foga.l"dless of use. The uniform
r-31L~·.1 r.::! r-'.::qll.in~:-;,.ent fa:!." uses dC,· ... ·;itO···:n • ... ·dS applol,..'€d t,y-c.he Cicy in
:"9B(. HI o-r-dlo-'l:" to aIle ... · changl::'s in tn,::' use oE do· ... -ntown buildings
'",' j, :.k_~'J.r U~~:~ ':E:F":j to ad~hl st the nUrj".bcl-of requ) ye:·d park.ing spCl,ces_
Bclc,·,,· ::..~~ t:-,::' ,~stiT:",a.ted parkir.g demand for pot-:-nt.lal additions t,,)
~r-.e C;,2 ... ·~""r: t'l..!iJ.din.:{s.
Additional Addic.ional
-~~ fJ_QQl." /'. _r_~.'? Parkins t2elIlillli1
401 Florence Office 2,500 sq. ft. 10 spaces
456 University Theat.T.; "j. 4t~6 .sq. ft. 30 spac€'s
661 Br-yant Cburch 5, ~·60 .sq. ft. 22 spaces
520 R.am,?na R~tail/Office 2,500 sq. ft. 10 spaces
2C~ Har!'tilton Retail/Offic~ 3.1600 sq. ft. 13 spaces
529 ~lm.;;i Roetail 2,500 sq. tt. 10 spaces
525 Alma. Retail/Office 2.,..QQQ sq_ ft. 2.J! spaces
Total 25,244 sq. ft. 101 spaces
While the potential deficit increase of 101 spaces may sound
substantial, it is worth noting that any increase in parking demand
would be gradual and distribut~d geog~aphic~lly. and is likely to
be significantly less than 101 spaces because some of the sites are
urJikely to ever seek approval of the additional floor area. When
offset by several measures to reduce the overall downtown parking
deficit., t.;.he parking impacts ·,·muld !lDt be significant and probably
.. ·ould nat be noticeable_
In approving the FAR incentives for seismic upgrades and historic
preservation in 1986, thE: City Council recognized that any
e:xpa.nsions under the incentive would increase the parking deficit
downto\!,'n. n.e parking anal}'sis contained in the Draft
Enviror-J ..... "enta.l I(~Ja.ct Report (EIR] for the DO\olTItown Plan dated
December 1">85 evaluated t:he period bet .... ·een :l984 to 1995. Por tt~at
period, the parking analysis exempted up to 50,000 square feet of
adGitional floor area downto'lrl-n from parking requ.irements. As rioted
~~e. the total floor area added dO~T.town since 1984 is
approximately 46,000 sq".J.are feet. Included in the additional floor
area i9 approximatel}' 14,000 square teet of development which h.us
been exempted to date from the parking requir~nts since 1986.
CUrrE"..ntly. there-are I,OOO on-street parking spaces and 2,300
public parking spac~s: in surfiice lots and garages dovnto'Wn. In
addition, some employers provide their own private parking.
The Draft EIR for the Downtown Plan prcjPctea a deficit of 1,560
downtown parking spaceG in 1995. The downtcvr. ~arking deficit has
been fannall}, monitored annuall}' since 1986, and has decreased
slightly since then, despite an increase in downr.o;.rn development of
46,000 squarp fe.et sinc~ that time. ('urrentl~' (as of October
1993}, the d~nd for parki.ng J!"', the dO·",T',tc·,.tn .:!xceeds the total
:iupply of public .and. n:'i"'ate SpnC-eS b:,-a1;;):..:t. 1, SOC spaces.
In addiciorl.. the Cl.Ly ~.3.:S re..:ent.~ .. ' td~' n. d. '..lcn t<' l-;-prO\e parJ.dng
Ijo-",nlo'",-n. In Jar,;Jar'y 19'j-i, t~,e ('1t)' ;~':::'..l;~c:l a~c.rT(~·:<,d a program of
1::: yarki~lg scratE-g .. es tor dc,·.,--nt,::--..-'TI, :-:-raftt<i j()j.rltl'/ by the Palo
.t,lto c...h.a'!'.be.-of Cc~"""rcC' -=In:i citj" sr . .;-,tt. ()r: ~·:a;' 2, :19,';, the City
Co"-,ncU approvej 3 d':/"'ltO .. "J] f~'21r}:in; ::,1-';.): 'The p:.ii'".ar/ pLlrp();Sf.' of
t.heS'e :=let. ions is tc i:ic:ren.",:(~ cl-,,,;' "'.'-."t..'2r -.-;f F'."IL~:'::!'~ Sfj3cec:; did fT'dke
a.~l public 'pa:r:~ir:3" easiE'!: to t!se. '
In l:elation to the total a~unt of d':>·.'~lop~eflt in the do .... nto''''on, t}-'.e
effect of the text chang~ is anticip:'Hed. r~o be minor. The size,
location, cClT'..bination of wses and des.ign '.:.i 11 vary fr::';"\l one pt"oject
to a.nother. So to'."') '/I'ill the ir:-:pacts or. the pb:.'sicdl envirormcnt.
Because the City cannot antic ipat.e potent ial env:'romnental irr.pacts
created by projects utilizing the t.ext a'!'lef!dmenc., the required
environmental ::-evie",' will be c~leted on a proj~ct-by-project
basis. Cont>istency "\.,.ith the Comprehensive Plan. and a finding of
no detrimental impacts to adjacent lemd uses, transportation, a.tld
populat.ion 'Will be a require~nt, as is curre .. 'Cl~l the ~a6e, Ea~:h
project will be assessed tor envircnmental impacts and the
appropriate mitigation measures w~ll be required.
At.tachment: Table 1: Information for the 9 BL'ildings
"
Table 1: Information For Ee.ch of the 9 Buildings
CQ1HE~CIAUY'~OIlW I'1!1lr~li;l1tS \/IIlC'1 ME nolll li(ISHlt CA1U;or.T !, 11, CII HI !IIlO III:;JU~Il; ,r;l~l;mlY (lJ,,,
A","f'~HIr-, vr"p<!l"ty 2!)n!:og $Itc-Cvrrt:nf. s"bmic ;; ;s\,)ric t, .... ~t hl9 II;)
pore,,! " Adln'5( ot'~;(jpllticn Art!! lis!:' (IIt"g"r ... Glltl'lOry ',;"H -.----,., .... -
llD·15·{jO~ te': f(tor<.''''t' Co-(; J.400 or; ito:-5,1n
lZ0-~S·C69 ~';(, Unlvcrtlly co-r: .('0,401) n'e~rr" " 1<., 'HZ
12:0·15-011 "dO Unlvl>r::lly ((I·e 9'.'($ ~"!.11111R<'~ iC<.''lt ,n\
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120-16-03'. 661 @r~'lmt :O-c 1S,82S [I'lurc~, " j I, 121
1~(i-l6-1169 ~}O ~~r";' en·c 3,000 lI~hII/Ofrie,~ 6,2OS
12Q"26-o,4 2% ~lI'fll\toll CO-( IfI.OOIJ R"hll/CHlc,. " 2t.,illa .
1).0-26-072 5<'9 Alma Cb-c 6,2$0 " .. tAil , :;,{I2l
12(J'26-{'9J 5(:;' Ahi".' Cb-t 6,~:;C /{C'htii/Otf'c", , 7,f.,n
120·~f!·(Jl1 l.~~ lIo<f1o"t I:t;l.$; l,('M ~ .. I,,! , 1,('511
TOT_"L~
·r-o\ .. "tll1l urYl~r pI Gp('.t'd zOl1i"'~ t,,·_t 1"1'If',.o'~"t ~hlcll Io'ou!d nllo\( rll"! ~AcrPt;O""S /", .... , • .,. .. ,-er~_,!)j'j·.";N' ur :,I~tor
p~ .. <;,:,ry.~,lo" to ~ RrldhlvC' (S,I);)O ~'1ft In~er,,~e ~t ~U~ of "XIU,nq buHdl"".-"I,i~h~vrr h o;.r~i,,:"n.
A~ prC-p"rl'l' h.,~ ... 1,1 '",-a on~ !,ut oe~cC-ptlo., or II" bto!l'I ~ .. ". .. lc"lly ~,,\rofltt .. j, -." .'O"·nt,,1 Ill'" ,~·."r f"'.lto~r 1oI(o'J\~' ~
! lm(tN1 ,'" on .. TA/{ ">C~IHI~·"'.
p .. pr"~r\l" ""H'''O~ ).0 III 1 f~~, ',0 t'xc.,pt1o" !)fovhlo,",' /HI' ,...,t nrpt ,-~t;IA_
C" f't'l ~~Arf hJ!)!"g~ I, 1111'1t",d by .. "~~II'U" r,"R (If '.0 to 1 1'1 th~ CO
D~ ",-,101 ~'l"lIr". I""~~":I(' It tl",i: .. u bY n ',,,.I ..... ~ t"" of .(I.D (II: In th( U\-$.
C 1 \{'01tC'H\r i • .'P·'];L'~. _l1O)j
·P()tlfa. (1') Toto, Sqrt
Nt' ... llqH (IOJ • (P)
;'!,5(;O " 7.6l7
7,4n.6 ~Z.4S.!l
'" ~S.lt~
S,S60 1~.6lI1
],'500 A ~,10S
J, ,~O I: 30,000
2.S00 A .!'l,l2l
5,DOO 12,69l
::::,\62 0 4,9(,0
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• MINUTES RESOIJIK.'ES
8M1lD
4 May, 1994
Members e",SBm: Moroy Anderson, John Baer, Jim M<.-Fall, Unda Scott
Membirs MUot: Elizabeth Kiltas
Staff f iais,": George ZJmmerman
COuocjl Ua;$On: Lanle Wh Et9 ler
AGENDA
1 . MiOute S
Minutes iar March 2 were approved., 4~O
2. 11 Q1 Waverley Street
The appHcants bwildlng cOr'lHactor, Bill Cfopton, presented Hl€" pians to add c:t
low-profile skylight in the upstairs bathroom. Also p'oposed was the
replacement of two exisling windows with wood double-hung 10 match the
existing,
Molion: Approved 4-0
3. 1118 Emerson Street
Richard D.Noid proposed adding a wood deCk and door 10 the side of the
existing house from the dining ,oom.
MOTION: Approved 4:0 conditioned Ihat a door match existing styie and trim.
4. 4?Q Maple
Soard approved changes to project even though applicant was nol pressn!.
Board instructed George Zimmerman to send letterto applicant alorto with
mjnutes. Board telt changes were we:1 dona, -
MOTION: Approved 4:0
6, Williams Property (thj!? item was moved yp 00 the ageoda)
Linda Scctt and Monty Andsrson will dnaft a transmiltalletler to council
supporting an alternative process to the proposed RFP. Letter to be completed
for Wednesday May 18th inclusion in Council packet Letter will be faxed to
Board members for thei, comments_
5. Proposed Text Amendment For Area Increases for Siesmi.c and Historic
Upgrades: (John Saer stepped down for lhis item)
Sill Schubert from the City of Palo Aho showed the Board background
inionnation on the buildings in lhe downtown which • .. :"uld be effected by the
proposed amendment. George Zimmerman said original exemptrons were
granted to exceed FAR without adding parking. Downtown studies goals
sought to reduce growth and parking deficit Mr. Schubert was asking the
Board to comment on this new amendment
Chop Keenen spoke to the Board about the high costs for property owners to
siesmically relrofit older buildil'WitgJ"Ijyjg{MI amendment does not have
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enough incentive to make this happen as is evident by the low number of
widing owners which have applied for this benefit. He supported the
II/Mndment as a way to save our h istorie buildi ngs which are endangered by
earthquakes.
TonyCamlsco spoke In suppon 01 the amendment.
Winter Delenbac!1 spoke against the amendment.
Rid< Stultz did nol s'''ppo n ame nd ment.
Jerry MastotIer betieves the Varsity should remaln il Iheater or per10rming arts
use.
MonON: Approve in cc",-"9pt w~h the following conditiorlS
1. BlllJdjng upgrad.es and additions must conform to th. National Standards
for Rehabil~lio.o whic!1 tne C~y has adopted.
2. Suijdings should receive HRS's binding approvill of final design
3. Transferable Devp,lopment Right. be offered to property owner.; as a
preferable altamairve incentive for pieservat10n 01 tnel! bu"dings.
7. 9S IJni\isrsrty Ayenue
Beard approY(,d Jim McFaHs apprication for Nal ional Register Status.
6. 1:t8.e~1y CQunerl JQr~
Board \.I;'il! meel next Tuesday al 5:00 PM a! Cod,' Anderson's office.
Page 2 of 2
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II.
B.{,i.rd. ~iS fresel'1t: (her~'} Piha
Julia ~i$er
Thursday, Hay 19, 1994
8:00 ~
Co~ncil Conference Room
250 HiMiltQn Avenue
Palo A1t~, (~llfornia
Af~o Vieira-da Rosa
Da't'id P.f.:l~S
Shirle.1' 'Wjl~NI
St .. ff ~bers l'r2~efl!.:: lorra ; n~ ",Ie;:iS
Co rtect ed as l~r'.dfKS S· (i." -0,
Ai£a1t, lIil!S
.~P!'!lO~Al.S: The Arc~,lt.'tu,.l ~"j ... B<>ard (ARB) declsio. on the design
of tne project ;s a rec~~atlon to the Director of Planning ~nd
ta.'Jnity Em·;ror.aent (the Dlrector}. who makes the final decisjon.
~less otherw1se st_ted by tne ARB or the Director. proj!ct approvals
incorpor,te ~rGject Revie. COiaittee conditions as mailed to the
ipplic~nts ind !taff cond1tion~ ~s recommended 'n the Information
~n,...d;.illls.
CK.WES: Arl.V dinge to itn appro,¥f!{] d.esign plall must be resubmitted to
the City fer ~pproval, Resubnlttal of l project roay be necessary if
dlilnge.s. are lIandated as ~ result of complying with other Cfty
depart.ent requlre..ents, or any other applicable cod~s, or ordinance
requireaents or other regu'atory age~ties,
APPEALS: All n::ajor and mlncr prujec,t appro\lals are subject to an appeal
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III.
'~(>JECT R£PRESEHTATIVES: Jeffrey Polhck, restaur.nt o""er, presented
a~a'tern~tive proposal.
\,
P1J6ltc TESTI~Y: Jfm Baer, described alley design infor.!'l3tion
re-gardt09-acce~s for public "IOrk-s ... ~hicle5. ,
ARCHITECT~l REVIEW SOARD ACTION: Appro;o1 (5-0-0·0) t." sign .n toe
alley with s~port to lower height of siljn on builcing to 11.5 fe-et frorr
grade tQ. bottOl:!., of sign ,nd sigfl. P~i9ht Mt t.a e);ce~ .( feet f.r.d th"!
width about 30 l~ches or .natever is proporlionltely (orreet and
eTi~1nate the si9~,on Bryant Street.
5, Z28Q [1 ealno flIll
JilCK-i~-tr,e-Sox
?RDJECT REPREStNTAT1HS' .Ji5d. '(n.:qer, it'or,oH",··.iq .:.,d.-)r the·8c.x,
prC!sented U,e propo"al.
PUBLlC TlSTlHCNI: N,,,
ARCHITfCTUP.~L REVJE"! 8C~c:O .~CTID\: (G,"lt~.r:n'".;E [~ 1·i)-i:1 Da,'e p,O:'$
opposed b<,C31~S€ nr;-preferrE'J tr'll? prcpGSl;<:}\, l'jn. })r':'91"=--tr-tat MilS,
pre5ented r~ther thai1 \oiNt pre:;.ently exi$ts '-trid r,~ feeh w i:"prove~~t
has been shown 'in t~e ~ew SHJ:1 design) fur furp!E'r" Ce:i;gn deve-iop:'TIent to
specifically address the follol!:i.r1g: \"
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Ri?con$ider place~nt of neo:" (pHMaps a.t ~ l~1?r leyelJ.
Si91'1!9{l; be
redesigned
upper edge
T'~done t\') bto ;c,ori' l;w'PQtH)\t:' tfJ oth~" . .,stOT~S. or
spe.:ificall,)· for this store so Hu.t th~"\dE,t.a.il of the
of roof ~t tcp of aansiid bf tre~t~ dif~rently.
"-Discuss ~ith the Tra"sportition Dilt'isi'Cn the sillf~t)' iss"tte.Jt
pedestriafl sidewalk;., possibly .:omider pliceMnt Qf a boUnd near
the driveway 4nd public: side-ilk.:$o thit vt-hicl .... s. do not go.."on
sid .... lk. '"
Repair tiles on the r.oT'th sid'!. _______ ~ ___ ~
BQ~.RJ) _Ell QtJ£STIOHS. COfIroITS, All) _amrrs.
-Recolmlendatior1 to altreM! the HR8 enabl ing ordinance to gi \Ie H~e 11R.8.
a10ng with the ARB. i!.pprtl\lal auUlorlty for projc-ch uSifig both the
seismic ~nd histotic prese~it\On fAR bonuse~,·
Bob Schubert and Nancy Lytle di5r.~SS~ the propos~d Qrdlninc~ and the
ARB took no action.
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May 20, 1994
TO: Bob SchubenfPlanning Divisio
CarJ StO(f~rtathm Division
SUBJECT:
I am providiIlg you l11e foll.:owing comm("n!~ 011 YCtUf dr~ft CMR en'n ih(n:ril ti ... ~-?!J':::; '.1'.
has alrt'.ady gone to print.
1 nsen A jP-&l
ThU!'1 sin:.::e lhe approval of !'iii; DOWlltowfi PJ<Ln, <lC'luai ,~IJ~r(:-fo,)t3~,' .:':;,.i:l",~~;' :,~ ,el'
dO'A'mown area have been com.iderably le:,:) lhan ','.'hat held be.t.n all1ici~'J.[r:J by lh.: O,').'.I1:'Y.:.:,
Plan--46.():)(J square feet constructed vehUS 350,OO'J squa.i-e ft,et rlu,\;,m;\rTl ",Jlcl\',a'ole;
inch.!ding 14,{X)() square feet of el:empl construction, Ve;'IS'JS 75,O{X) sqU3.[t f{'er ,ljlo·"'2·~lh: [~
p J of Jan 88 Suma"Xl.
While the potential deficit incre.a.s.e of 101 space:. due to the pr(;~X:I~ new e\emptions. rna>
sound substantial, it is. worth noting severn po~ntc:,. (I) The actuallncre.<:!S.t in r3Jk.ln~
dema."!d, jf and when il occuneJ, would be expecle<l to be gradual and to lie di~r.rihu:c-d
geographicallY. (2) The Downlown Plan institute.:] a monitoring program jor pa;king.
ex.empLions. A ))eriormance measure was established at a cum'Jlative Hnp.aCI of 225 parking
space exemptions (one-half tJ'1at deemed nex:;essary for construction of <l. new p:.mlic pMking.
garage), at which poin! the exemption regulatiolls would be re-evaluated, a.r.dlor conSlru;:;tioil
of a parking garage would be considered. Actual park:ing spaces exemptc-..o 10 dale have been
only 59, (3) One intent of the Downto ...... 'Jl Plan was to insure that the parking deflcil did nO!
increase beyond the 1600 spaces calculate!l in 1986; il !las. aC1Llally decre.1~("j It) 1~9') spaces.
~jnce then. (4) The City has rect':nUy taken funhel" 'lction to improve parljng do .... nlowli.
[Continue with last paragraph cf parking secLlon of draft CMR) Based on tile abD,'e, :;·.afi
concludes that the impact of the additional potential parking exemptions from L\is. 'propo~
would not substantial. A monilOring program is already in place 10 insure lha! the number of
parking space e.-:emptions. docs not e)'.ceed 225 wilhoUi a review of tile exemptiD:l regulations
and/or an increase in the pllblic parking ~upply.
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M.y 20, 1994
PLANNING COMMISSION
Palo AltJO, California
PLANNING COMMISSION
STAFF REPORT
Proposed Amcndmer.J:t to Downtown Regulalions to Allow Im::~ntives for
S ej~Jnj.Q ___ 1Jp~!LUIKLliill2Lj, PreservatiOfUQ. _Q_\': __ C.QJllbjn.~ '94 -ZC -6 94 -ET A ··7}
r-,·1ember,s of the Commission:
This report rransm:;:s proposed Zoning Oidin.ar.ce te-;·i.l arner;dmen~ to L.1e CommerciJ-l
DG'oHJtOWIl (CD) District which would aJll)w incentives for ;;eiStTIlC upgrade and hislOJlt:
presuvauoi1 to be combined for tho~e Sl.:r<Jctures faliing wllhili Categories. J & H for ,(eismic
upgrade a.r..d Categories 1 and 1 for ilislOric preservation. The existing regulations allow a
2,500 square foot floor area i.ncr~~. or a 25',~ floo are<J. raL:on (FAR) increase, which ever
is greater (for eitbcr a 5elJ.mic upgrAde or historic preservation project). The proposed !ext
. amendment ~'Ollld allow L1e two incentives !o be combined to obtain a 5,000 square foot
incre.ase. or it 50% FAR increase, whichever is greater. This issue was referred to the
Planning Commission aod Historic Resources Board (HRB) by the City CouDeLl on
february 22, 1994 (see the attached minutes from the 2122/94 City Council meeting).
Attache<!. is a draft ordinance which contains the proposed text amendmems, One
recommended amendment to the draft ord:r-JmCe re.!l.ulting from the HRS's review is
identified in this repan.
BACKGROUND
In A\lgust 1986, the City:a.dopted a comprehensive set of zoning regulations affecting all
previ-ously commercial zoned properties lCommuniery CommerciaJ (ee) and Coroerical
Service (CS)l in the dowmown a.r-ea. The regulations contaLned the changes arising from the
1984-1986 Downtown Study. The regulations weie· intended to 1) substantially curtail major
new development occurring WIthin the downtown area; 2) pr~rve and upgrade buildings of
historic sigmficance; and 3) prevent widespread demolition and redevelopment of the
downtown. maintai.ning its CFaditional scale and Charactei. In addition to r~tricting new
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5/20/94
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.:kveklpiDeDl, the reguiations add..~ ground nom rel;til uses and m.ociaterl pedestrian
activity: budding seismic upgrade req"loliremcllcs; and historic pieservation. A fundamental
gcaJ of the regulations ..... to discourage new development; thereby oot increasing the
subslomiol existing porl<mg defICit eviden«<l in the downtown. A total D<W additional ,quart
foc<age cap 0; 350,000 was esl3bltsbed, with a 235.000 square foot threshold th.at requires
City Cou.Dct! revic~' of the regUlations once that l1umber is reached {Policy 6c.
Comprdlmsi"" PimI Trw.spcmmon E~"'etl/), To da!<, approximately 46,000 new "lual'e
feet have ~1I added in the doo;lo"ntoWn area sirK:e the. adoption of the reguiarior.s.
Rete.ntioo of existing strUCtures 'ft'aS an important aspect of the regulations, in older to
~~ the 5CaIc. c.ha..ra...1er and proponion of the downtow[1 and for bistork: preservation!
ae$thetioc ~_ To provide incencives: to propt.rty owners of buildings in Deed of seismic
Of bi..storic upg:radc:, the rCg1JJatiom were craftaJ to allow a 25 % increase in floor area in
co;'ljunctic:.'t~ with either a seismic upgrade (for SeUimic Category! & II buildings) or the
hi<;tonc prescr..-ation (fcor Categori 1 or 2 structures). B'Jiiding~ lha! fall into both
'~~cY'Y.:l:s., ('of v..r.icn ~t1ere <HC currentiy !'.ii1e total in the (!<-\wntnwn i!Il!3, C<\nnot tak€
;'Ih.<)f':~': of both provisior .. ; in the regu[a!i(rn~ by innc4Sing e:ds.!lr.g floor area n1l1re than
],~ ~: J.e:., :ii.::' al!u~'ar}'.'e !.s no, addlii,'e.
Stdll r~:,.e@'ch~d tte mmrJtC,. from the 1986 Pianning COJT:lTlls.~>i,:m dJ;d Clty COlJ!'Icit hearings
~c (·e-:er"'iHl~ t.he intent c( lhe FAR ir>:entives for hl~~oric and st',ismlc upgrade~ .md whelncr
{g r, ...... t th~ c-=(~~i{l:l l~vl to combine th~ irlcen!ives wa.:;. backed v,ith any dt);;umenred polic>'
d-::-l:b-:TJtion (set the artarb;.d mirm:es. from lh~ 3/6f86 Planning Comm~ston meeting and the
.'iil5!86 and 5119lE6 City Cooneil minute'i). From the record, the basic intent was to
dC'\elop an arrracr!Ve bonus to f'l1Collrage propert)' owners to ~ismically upgrade the
b:Jlldings a.rxi tD preser-.·e their historic character. The City was cl",ncemed rhaL with
jmp~¢mc:nta.lion of the rey~sed dOWn!OWIl regulations, O~':1ers of historic propenies we-re
go!n~ to be subjected 001 (.'Inl)' to dJwnz,;:ming. bur abo to the new requirement~ of lhe
.seismic ordinaDCC' and historic ordinances. Thw, the inc.ei'llives were designed to encourage
re~ining 4Nt upgradIng his:toric and other buildings. 11. \A.QS not known at that time whether
a 25 % FAR incentive wO'J!d necessariJy be sufficient inr.xntive to warrant the invC'.5tment in
sei:sm;c upgrading aoo h:.s.tork pr~rvalion projecto:.. To date 7 properties have utilized the
IDcentives separ-..uely, OUt of ..til i.nven!oT)' of 44 qualified buildings dowrllown. No specifLC
dis...'"'US.Sion '""'as fcxmd i.n the record regarding the Commission or Council reasc.ning tn not
allowing the bonuses to be cumulative. However. dlscusst-oM with s.taJ.~ who pCU'ticipaled in
tile ckN."DJ0Wll regulatKm process indicate that the focus of the revisions to the regulations
¥lAS to redua downtown growth and the potential for increasing the parking deficit.
5/20/94
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ECQNOMfC RESQURCE CQNS[PERATlQNS
The pruposal aJDeodmeDt of til< Zoning Ordinaoc< bas b<en tri&llefe<i by Charles KC<'na!1"
request in order to facilita~ the hi!tori<: pre:.s..ef\'iltion a.nd seismj;:-upgrad~ of the Ne~' Varsity
Theater (see 2115/94 letttr ;aua;bed 10 tbt' 21[7194 eny Cow.ncil staff report), cl.)[lsistent with
Urban IHsig.'J EJLm.rnt Polic), 5, Progmm 16 (RdeJ 10 CC'mp!'ehensl\'!: Pi.an Consisteucy
S::cuoo). Other thail Mr. KeeM:c's request, staff Ls. oot aw~ of any rl!'.quests to amend these
p&Tt:icoJI.ar wning regulatiom sinct their adop:ion .in 1986. As. DC.lted in Mr. Keenan's letter
a!'.!Id in cbc February 17. 1994 staff ~, the irutitutlOD of t'1e doobtl: bonus wilt facilitate
romusXm of the ~. Va.rsity Theater n.uik!~ to a booKstore with anticipated saJes of
520,000.000 per year. This sales 1;'OluIDe ~'ooJd re-.uh in S100JXXl in sales tax fO! t..'Je City,
Nothing in thls onHnaoce rect'llres" book$!(Y,c US-C', OO\\"e'ler. a.M any oti".er permitted use
aHO\\.tJ!e in lie di5rrkt o."'aild occupy rhe remockj~j Struc!tirf. Orher uscs: .. 'oi-lid no!
necn..uril}' ha\'e !..~ re\'('rltlt. r.errr.liil1f, fX't!'TlILlJ of ia txx.l~-"F,c-r~.
[t IS alSo") vc;:. im;::";'1;-:2T11 to ~e :Ju: \J~~C'r (~ ... ~ e"';_~liq'. /l1~l'~.? fC£U!.ilt;.m..'io. lh~ ,"'~e,,-VaI5'.r)"
Tb:aLer C(lu!d h' ("rT"'-:;f1~J ~,.,.! I:x'<'~~~\-~re 5·>C.:lfl ~_~ .'.l~,\ ;1';,'ar~> lli::! dlmnG tIle p.1~( !2 10 18
month), tf:t:'IC h.:;s t:c~':l 1:-~er('5~ b:. s,:', e-r ... i f'.G1:Ctr-.:JJ 1'X"(1km~~eS Ir, k-:'ali()[t~ in th.; tJowutown
Th~ reaW:'"'5 fOJ ~_;,is L:j:~res, lr .... -~'x:'i' P..::.!o _-\i~'J'~ C:~rn.).:r;,:ph~:;'s ~r;d eS~c!:Jli)' adul1 e-duc.'<.lion
I-:-,eis, .... h:ch ';'[C :c~.3.1 (,::: !:'I.:~/K_)!Ll-ei; F'"i:) .-\l:0\ huus-~~'~)!d ir:C:(:rile In'~l~: <i2d the vit,ilit}
(11 Dr,v.n'JV."fl, ,),j-,,','';'''' £..:r,-:,2.'.c-" ~;.~ ,,',f',~~~ .. , r,~d<::);.r~~.", .~_\I\ Ity r,.,)til da:.' and .. ~;,'eflillg. ~',teh:day
aGd \loed;~T,d.
Awning ta.l arne:-x!meilt Lh.al wou!..:i <1~k,'.I. a~~IIL:~nL" :0 cl:r: .J(ha"[aie of both ~[iS:lljic
upgrade a.nd hLswric pre-serYZ,iOll incent:\'e-s ~'OUli"! .;-,..'rrl'nt!y be ;o .. pplll;:,able to 9 prop<·ftie~
falling within t..'rose C2.l£gor)~_5: 401 Floren-.;.c, 456 lllllVeislt)'. 480 University, &<;'1 Eryanc,
520 RarooD.i, 2G5 hamilton, 529 Alm.:a, 515 Aim.o:.wd 231 Homer. Attached is a table
shov.'ing the site area, curn-nl use, ~!Smk-category. h :storie category, e:,-isting f] oor area and
pottontiall1e'\l!,' floor area llneer the prC'pOSed znning IC:\{ 2...:"TIeoomem ((I{ ear.h of the 9
b~iidlngs_ Also attaChed are pDorogr-aph.s of each bUilding. The proposed revision would
also be appl~cat;Je CD a~)' addition.al structures included on the historic invemory in the future.
Of the Dine strUCtur~, iour ha\'e heeD upgraded using one of the bonuses and. only would be
aIlov.'ed an adilitioDili 2,Y"() Mjuare f~< uoder the pre>po>e<J amendmen<; and ODe (the
Prcsidelll Apartmen~ at 480 Un.ivcnity Avenue) C',-,.;eeds the J: j FAR and «:JU!d not be
further expanded. Thw., there are 8 buildings that woutd currentJy qualify for tl',e incentive,
cnl)' 4-qw.a1ifying for a double bonus. With the e:'t~pti0n of the pr~rt1es 41 456 University
and 661 Bryanl, the: e_~i.sting buildiogs are bUllt-OUL to t!:.u;~ piope'ny JibeS. Thus. additions.
'ilIo'OlJ.kj either bave to occur by adding additionaJ storK:s to the buildings. It is the
construction of additional ::.tor'te.s whicb coold have potenaal to acr..'erse!y ~'11pact the historical
cb.a.raL.1er or bujjding.s OD the: inventor},
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PARKING 1MrA.cr.S
Parking Ls !II issue became additional floor an-"i pursuant to seISmic and hIStoric FAR
incentiv= does oot trigger a requirement to construct additional pa:r~~ s:p.aces, Severo of
the eight building!. ,hicb would qu:llify for all incer,rivr: under the Piopos.ed t.e-.:t code
amendment are located within the downtown assessmem OtsU}cL nope"} at ~32 HO!n'!r IS
not located within the downtown assessment distrjct 2nd would, ther"l fore , be re..."tUired to
provide .additional park.ing for an expami-cn,
A parking rate of 4 spacesll,OOO £quart:. fee .. of flea area u '2t1'1~ 10 the ~'n\.Mll"1l ara
regardlw of use. 'The uniform parking requirement for uses downto."..'1 was approved by the
City in J9S6 in order to allow changes in the usc of downlO'wn bllLJding~ war.oul the need 10
:«Ijust the number (If requL"td pArking spaces. Below is the e!i(imaltd parking demand (or
PC)tential additions to the s,e\'en b'Uildings,
AddittoMl :\dd;:"I:-!21
1LR tl:.:.~Ar~ P.' r:..: iJi~ J~@_~t".;l
40\ Florence Offkc 2,500 sq. I:. 1 n ~~~,~t"
456 Univers.ily Tnl'.{ltre 7 ,486 ~q fL :.0 5r"'-"'~
661 Bryant Clwrch 5,5&] sq rio ~2 t.:, ;~~,;: ,
520 Ramom ~etaiJi'Ofik( 2"OJ s-q. i'1. ttl Sf".:'::'
20S Hamiil.on Rel2i\IOff,ct. 3, \60 sq, It I) ~lC::':'-
529 Altna Retail 2,500 )q, it. to SpJ({'S
525 Alma RetaiiiOfflce 2"<.'9'q. It. ...1.Q .~pJ-Ce-s
TOTAL 25.244 ~(j. ft. .Lill ~p,~s
Wbile the poteotial dctlci! in":reJ..'i.t! of 10 I spaces ma) SDwr.J $woS!.2nlLal, it 1; ","01 til fK)!ing
that arty increase in parking deIT'aP.d wowld be grad~ il1K1 dlsrnbulo:d geographically, .ar.td i.>.
like-Iy to be signif'Cantiy less than 101 spaces because wnw: of the SLte1 an-unlikel\' to ever
seek approya1 of the aGd~t.i('tM\ HOOf area. \"'hen offs.!l by seyenl me;,uu.res tn reduce tnt
overall downtown paIking deficit, the par~ impacts Vt'ou!d DOt be 11gllifKaI11 .&nd p:--ohably
l\'ould not be noticeable.
In approv~ the FAR. incentives for seismk: upgr~ aM bis10fic preser-."al\on Ul t986, the
City Courx:il recognlz.ed. that any expans KlCS under the i..tantivc would i ocrease the p.a.rkjng
deficit downtown. The par~ing analysis C-ODtained in the Draft Environmental Impact Report
(ElR) for the DowntowD plan dated Decemi>eI \ 985 evaluatoJ the penod be,,,,,,," 1984 to
1995. For that period, th~ parkLng ar.alysLs exempted up to 50,(0) Sq'.lAfC fttt of arl:,Eti"~w.aJ
floor area downtown from parking requ:rements.. As noted above, the lOl.al floor are3 added
downtown since 1986 is approx:nu.tely 46,O()() square r"",. Include<! In the additio:.al l100r
area is approximately j 4, (l(X) square feel of development which has been enmpte<!. to date
from Ill. parking requlrements since 1986,
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Currently, there are 1,000 OD-street park.ing spaces. and 2,300 pubht pa1king spactS ill
surface lots anti garages downtown. !n addition, some emptoyen provlde their own priv3te
parking.
The Draft ErR for the Downro,-",.-n Plan projecte<1 a defLcit cf t ,560 downtown parking sp~
in 1995. The dOWUW\\TI parking deficit has been formally monitored annually since 1986,
.and b.as decreased slightly since then, despite an increase in downtOVlrn developrneol of
46,000 square feet situ that time. CWTently (35 of Ocwber 1993), the demand for parking
in !be downtow" exceeds !be total supply of public and private sp= by aboot 1,500 spaces.
In addition, !be City has recently "",en action l<l improve parking downtown. In January
1994, the City Council approved. a program of 12 parking strategies for dowDtown, crafted
Jointly by the Palo Alto O=ber of Commerce and City ,taff. On May 2, 1994, the CIt)"
Cound! approved a downtown parking plan. Tbe primary purpose of thes.e actions is to
increase [he number of p.uking spaces and make alJ plJblic parkiot; easit"f (0 use.
WSTORIC RF,SQJJR{:~QABD RECOMMm~DATIQ~
On May 4, 1994 the Hi.'itGric Resources Board r~\'ie',A.'ed the propmNJ t:~~t ftmendmen!. The
HRB wa:; <!skeJ ro provide comments on the prcpmed te,;t al1lendrn~nl concept $.nd to asSoeS$
\-I,:ilether additions to th_e l1uildings w~ich could potemially be p~rmitt.ed under tht: propo>cod
text amendment could adversely impac! the historic character of the buildings,
The HRB membc!S lr.dicated support for the concept of additional irv.ntives because the
r.ommunity is at ri.sk of losing the majority of tbe hi5fClrlcal resources with a major
earthquake. They also noted the bigh <.:-mts of seismic upgrading .
. The HRE !.tz.led that, without any plar..s. they were unabLo: to assess th,,;--impacts of potential
bUIJding e:tpansions on the historical character of buildings that currently qualify for t"th
bonus.es. Howc ... ·er, the BRa members SlateG that, in generai, il i.s very possible that cP.3nges
to the buildings with the additional floor area shown in Table 1 (attached) <:ouJd adver~ly
~mpact their h istrn'ic character.
FIve member.; of the public spoke at the HRB hearing (two .poke in favor of the code
amendment, two were opposed and one person opposed the proposed conversion of the
theater to retail use). On a vote of 3-0-2 (Commissioners Baer and Kina'l aoit:nt), the HRS
recommended approvai of the text code amendment subject to three oonditKlIlS:
1. Building modificatioru: must conform to the U.S. Secretary of the Interior's £rqn4qrd. for
RehabiU/utitm and Guidelines fDr Rer.4bjUtliting HistQric BWldilllJ. (36 CFR 67, Historic
Preservation Certifications).
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2. The HRB shall bave approval authQrity over the tinaJ design of any projects uti!iling
botb FAR i1lceotiYcs.
3. Tr.msfer of de\-elopmeot rights (TDR's) sb.aJ1 be offered '" prop<rty ownm as a
preferred alternatr. .. ~ incentive for preservation of downtown buildings (this
recommendation is discussed below, under Tramfer of Development Rights). The
HRB indicated tha, • property ownor wishing to modify a building wi,h the FAR
irx:eocives could either comply with Conditions 1 and 2, or as an alte:wati'r'e. rouJd
transfer the developmeot rights.
Regarding Reco=Dd2tion I, i, shoold be ooted that the City CouncU lw adapted the
Secn:tary of the Interior's Signdprds (or ReJwhilitatjOD tm4 GuideliDfs for RehabiliJatjn&
Histqn', &iJdinU as the basis of el,la!uatlng changes to historic ~tnJctures, Tbese st.and.ards
a.re slJmrn.ariz.ed in !he &lJ.Q.&&JiWQ-'J·£.fu.rQlilX~oard Gujdclinrs for tht Applicant
prorKW' (},;.z;rr and CirU.:t1 A-I'ld provide guid.ID::e towards the pres~r/ation of historic
budding,:;
Re-t;.·Qmm~'ndati()r, 2 ca.rn~ fOf\~rard bew.use. the HRB does not ha~'e the same appwvaJ
authoritY irJ tbeir ordtr.J2.nce, as does the Archue.:.:..wral Review Board (ARB), The ARB
rn~.J~n rec:ommel'lctatiojl's '.0 !lie Directur of Community EW/iror;men! who generally upholds
lh~ir dec:isioas. 11:e ERB, an the other hand, males re.commendano1l5 to the ARB, and
ttad'lt:on.;:lly the ARB is jess corceme.d with historic preservation than the HRB. When
b&.!an~ing objectives cf him.lric preservatilHl against de.slr2.ble architecture wit.hin the FAR
limits. the ARB has. not be!n fully familiar wiLh the Depanm~m of Interior Standards, and
~ not in the r-ast been Lnclined 10 reduce proJect size in order to preserve the: historic
aspects of a building. They have never, in recent tiine-s, reduced a project below full build
out. Thus., the HRE is (,:-Olicerned thai important hi:itoric slructures could be compromise<l
under t.t-.e c."xlsling appro\'aI structure if both bonus~.$ are granted.
Regarding Recommendation 3, TORs involves the conveyance of development. rights by
deed, ea.semem Of' other legal instrument autborIzed by-lOcal regulations to another parceJ of
land. Traw.ferring development rights from one property to another ha.o; been used by other
jurisdktlons to achie-ve many land use benefit!., including bistoric preservation. open space
and fannland. P.-eservatiOll and as 8. bas~c mechanism to wntrol or redirect growth. As of
1987. the citi<s of Los Angeles, San Francisoo and San Diego had enacted TOR ordinances
for historic preservation. Jurisdictions outside of CaJjfornia. that had enacted similar
legislation were DeDver, the District of Columbia. New Orleans, New York, Dallas aOO
Seattle. Each of these cities io:; much larger than Palo Alto and have a larger Mock of historic
buildings. ArL.2.Cbed are articles. defining mRs. explaining case studies of TDR programs
ar.:i describing what is involved in d~igning.an effective, TDR program.
In October 1986. the City Counoil amended the Cornprehe!lSive PI"" to add a program of
density transfer. The program, Policy 2, Program 60/ the Urbrm Design Elmtt'fl/, allows
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the tn!Js:fer of de .. 'clopIDC'Dt righl3 for designated buildings of historic or architectural
'iguificanc< (Histone eatel!",a I .00 2) ",itiJrn the CD D;,trict through the I'lanned
Community (PC) process. The program .= that:
",,, transfer of development rightl progra.'ll \\"O\lJd permit transferring the difference
bet';1tet:O IDe ;mxnJnt of e:xis!tng development and tilt' rr:a.~imum permitted
deve!op-ment from Cmiories 1 and: 2. bist.<'fK: b\.l.l!-:1i:ng sites to n',)n-histoI~c receiver
sites. Both sites WC'JIrl r..a\"e to ~ Jocated within the Downtown CD zonLng '-.Iistrict.
The rec.ei'>,er sites:
I. Sbail be ,t Jeaj, 150 f~i from re<id<ntially rooe<l pruperties;
1. S.b.all tx: pcrmi<U:d to recer .... ~ a rm,ximl..lm adrliti<>nal noor area ratio of 0.5 to 1 above
wh.:H ""'(l~Jd othef'il.'lSC be permitte-J for the Sltf;
H0",~,tr, t},;: ir~'P::;;Te-r':,inf! ('r.fli'"c?ll\:.(.' f':'~T TOR IS. <l -PC Z(lll~ Chz,r,ge. and Palo Alto's TDR
h2S r}!'~er 0:.'f:l uo:;j,
QiS.CUSS\Qi''': QInSIbI:I nJ~(,i VSIQNS
Rq:arding rht HRB 3~pan fe('orr.meMatioM. staff agrees wi!h the HRB tru.! a finding thaI
blJUding mnd.\t\~t:Qru. c.on(mm to-lhe Na~lol\al Stan&rds iin Rer,abi\iffilion be ~£ld\.!ded ~n
the <.>rdina...."lre. cvn:>l.i[,~-nt witb Urbiu1 D~ji.r;n P!fJgram JOb,
Regarding HRB's Recoonl'1lellciaJK>U 2, staff ackno·;r.'(rog~s (hat this mdimnce amendment
raises. COllCL"1'l regarding sO"tngthening our utsign re'liiew procedure-s for Lmponanl historic
structut('3.. Tbr'pIOf"OSed ordLnlllCt provides incentr'le5 for eIH.erior additions to Class 1 and
2 nisllX'Jc ~truc.tures iL tbc I:>ol\.ntown. 'rhese: stru...~ are an important pan of the City's
h tsto:'.ic .and cu1na-.J in~·.euwry.
Tbc issue of whether Of bow to strecgtbcn 0'.11 approvaJ process, Vrboo. Design Program 11,
is best IUen up ~tely from thiS ordi.Jwlce, however. FactorS 10 be considered include:
I) !he reoouIa:S needed tD ,uppoct an expanded approval process; 2) Ci<y efforts tD
stre.amline-our permit Ploces~: 3} dcf:ni!ion of the modified roles for both ARB and HRB
i.n any new or expanded process as well as LJ:.e Cay Council's role in resolving conflicting
recommendations if both S.:liI'lh are involved in the expanded process. 1f the role and
fu.nctioc of the HP.B is to be expaodc:d. that issue is best oollSidered carefully on it's own
merits.
Staff recommends proceeding WiTh (hlS c-rdIn.ar.ce, corlsistent WLlh Urbarl Design Program 16,
III a rrlo~e timely fast11CrJ or It wtll no: serve to fadht4te the !e\lSt of the 'Iaisity TheateJ
which Mr. Keenan has proposed and: which pmmpred Council direCtion origi.nally.
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Regard[ng HRB's "Recommendation 3, staff ",'cuM advise that the ClJJ1ent TDR progRm be
retained in the ComprebeosM Plan and en('ou~ed Dr staff and the ARB in :.bose sjtu.a~io(\S
wbert additions '\IIo'OUld compromise tht hinoric Inll!gflt)" of the bt:ild!ni.
CQMP.BEHENSIYE PUN CQNSIs:n;.t,;IT
The proposed text .amendment ""un additiom.! clu.ng~ .to »ires.! the H RB cornrm is
roDStstent: witb the: followiag PaJo Alto Comprthem! ... ~ Plan poitcb:
1. ~..2.: Encourage pri"'01I~ pl'es.ervaoor. of bUdtHngs which
have historic Of archite('tt!!iLl mait or br;:Ith
L enu.~ AI10'0\' traJt5fer oj development rr/:hts for de<;ignalw b:.Jddlng~ of hi.sto:r'c or
alch;teeturaJ signific:3.J)(X (His!OIic C.atf:gor;~ 1 R!"'..d 2} ',l, it.11m ;:-;;:. crJ W~ through Un!
PC Zone Change pjocess.
b. Pm£Tam lOb· E .. pamion.s of Ll;)o;Jd,!,:r\>trJ b,:,;"dir,.?~ Pl hi!~~';:, «'i!(~.:>",:;:, I :~nd ~ snc\.lld
requfr~ ilading.::. c!IHin? c':c c.J.:sl'fn I~', io:: .... prl):r.-,,<; (j-''::I L'~-= ch",ri:';:l.tf llf u,"h t'UI!,lID?:
exte:i:')rs WOJld r,o~ 1x C('ITIrr.~mi<:~ [1\ ~~',"' C1,r~~) .. 'j(1r,.:)
c, !![£)..:$Ifi!] ... .l)...;, M:-.:rttalll 2.nd :~\.If'q:l11..:tl Lh:-('I~\'',;. C,." I,:i\ fe', !-:' .... pr,.~<:(L~rl' rl'l h1SW[i,c
h'!.1ildings prop{ls~d tor extt'rLV[ (cm:x1dl:·'l: OJ {;'it: .~er.-t'd by l!:::rr.l)lr!lOrl,
2. J.!.rWJ D~)'ifn Polin' 5: tioC01..irag(' rehabllrtau(FI'; of ap~;~ ~~t.aii art'.lS t.) ',.:ec.p 1.1~~m
ecooomlcally health~'.
·3. ,Drogrlll'!.M: S",k inMvatlve •. ,:, 10 apply"" ;r'TI! 01 currcn, ""des .w<l
QniinaDC~$. ASs.!.!:1 and crlcollr.iige deYdopers. Jil flndlng .... 3)'S to re~tore Lhc~
bui Idings to useful ness.
4. Emironmeruai RuQ/.urr; PoliO' J4; Me;f..sL:rcs to ltssen rLsl to hurtW'l life and
property should focus upon ldemifu:d: iII~ of populaIK)<1 ooncentralKm .i.Od kt:yed to
areas of gTeaie$t natural h.az.ard aJld areas of koown Of 5U!pC:Cted stJ'"UCtUI&J haz.ard.
By allowing floor area bon1Ue:5 for both .seismic a.'1d hu,torK.': preservarivn. priv&C'
preservatioo oi downtown buildings wIll be e~ed. This goal. in baWn. ,,",weighs
the additional parkillIl deflc;. created througb !be proposed ID.,(lIticatlOllS.
The proposed text change will DOC have a signifacant imp.a.ct on me physical cDvirorum:Dt.
An tnviroOIDental. a.~ment rewmrr.eooi...~g 3CiOPlioo of a neg.atin~ decl.ara!lon 15 anacbecl.
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I. The prop<><ed Zoning Ordinance Ie.: ameIKlmenlS would create no 'i,gmflCallt
adverse environmental cnee..s. In tb.u effects related to a project will be idenrif>ed
upon application aod mitigated through the review and .approvaJ pn:'I(;ess: and
2. The p~ Zoning Ordinance text ameDdments. ar"! consistent with Polki~ "2 aN!
5 and Programs 6, lOb, 11, a!Id 16 cj the Uri"m Dtsign Elcr"rrr and Polir; 14 of
1M Enviro=aI RfSoUl'Cts 8imlm!,
RECQMMENPAT!QN
Staffreoommeods that the Planning Commission re{'ofMr·eod that the Cit)' CO':.lociJ:
1 , Appwve the negative dedlU"a!ion: and
2. Adopt the attacbed ()rdinance allOi\'ing .s.~L~mic anJ ni$torir prt''.t:'r'I-;;'!;clf1 rlLXi,' .lf~
incentives to be c(lmbLned. willl the folio'r'lIllg amendment: ~\Jild~nb n~(wjill':::"':I):,$ j,lu.sl
conform to the Surefary of the [Iltertor', . .$..tandqrdj r(l-L1<..f!i::JtJlJ!.Q.r_iQ(l~J!itkli!YJ fn[
&!lIlbilitati ng Hiitoric Bui!diw. (36 CFR 67. HI~!o)ri{' p{!;:!i('l"y,a.ljon Certib::.a,:ol1:;1.
Respectfully.subm[rtt:d,
ROBERT SCHUBERT
Contract Planner
~-;e4/.kA
KENNETH R. SCHREIBER ./
Dire<:tor of Planning and
Community Environment
{lc~l{tb.kUfS1iflf,~
NANCY MADDOX LYTLE
ctdef PI all fling Offlclai
Zoning Adn)ini:itratrJr
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AttachWCnt:; :
Table I: Infocmati<ln Regarding tile 9 buildings
Draft Ordiaaoce
El!v iro~1lI&l Asses$llJOnt
City Council Stoff R<port dated 2117 194 m .. ~
Ex=p' m motes /rom 2/22194 City COlUlCil meeting
Excerpt minufl::! from 316186 Planning CommiMion meeting
Excerpt minutes from 5115186 and 5119186 City CouncH meetings
Ankles from Transferrable Development Riglm Programs by APA
2/18J94 lett<r from Premier ?roperties
3/9/94 letter from DeWitt Durtwn. Karen Anderson and Anne Piascik
514194 letter from Richard S. Stultz
51! 3.'94 1'!leT from Kate Abbe
5117194 le"er from Roy D. Ola
Photographs of the 9 B..:iJdings
>~:
ArchitecturaJ Revie~y Board
Historic R:sources. Board
Char Keena." Palo Alto Tlleatre Corp" 700 Emer,~C1n St., P_ak, Alto C,\ 9..+30l
Linda Luddt:!n POl1clci, Carrasco & Associ:ltes., J20 Hamilron Avenue, Palo Alto CA 9430l
WaYJ!e MdnlTl!' Sy,."an, 24(1 KeJlog Ave" Palo Alto CA 94301
Andrew Gross, 430 South 4th StT"'t. S'-" jo;. CA 95JI1
DeW," Durham, 393 Maciane, Palo Alto CA
Karen Anderson 252 Everett Avenue. Palo Alto CA
Anne Pi,.sdk, 2301 Oborlin Street. Palo Alto CA
Richard S, Sruill., 425 .FuJton Street, Palo Alto CA 94301
!(.ate Abbe, 211 La Q!lesta Way, Woodside CA 94-"62
Roy D. Ola, 670 S." Antenio Road #25, Palo AI iO C A 94306
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11 aJ) sta!1eIJOlI _______ _
"ebru~ry 1; I 1994
THE HONORABLE crTY COUNCIL
PAlo ~l~o, cali!ornia
RL\'ISIO~;S TO '!HE CITY' S L'::J\·.1iTm~1': REGUL-;TXm; GOVERNING rN"CF.:};'"T!VES
F.JR s:nS1'!:IC UF-GF.ADES ~' .. tD HIST:'1RIC PRI"SEHv,;r -'-o~~ OF EXISTING
BUILDINGS
Me~ber~ at t~2 Council:
This re~art COllcecrs a r~~uest for City Cuunctl dircc~ion to
initiat~ a zO;li~g text a~~~(l::e"t ~o th~ Clty/s do~ntc~n
r'!!;ql.1).c.tiN;S to .!llo .. · ~rtccntive5 for seis::1ic upgrade and historic
preservation to be co~in~d fo~ tn~se structur~s felling within
C~tegories ! , II tor sei~~ic upgr~de and categoriefi 1 and 2 for
historic preservation.
Bi\CYGEQUND
In Au~~st 1986, the Clty adoptpd ~ c07-prehensive set of zoning
requlations governing cc=erci.al uses 8!ld physical development
patterns for the dOlointo-..n. The reguhltions ""ere intended to
sub!tantially curt.ail 'C1.ajor ne .... developinent occurring 'Within the
downtown area that had been driven by the 1980's proliferation of
coaaercial financing. In addition to restricting ne~
development, the regulations addressed ground fleor retail uses
and associated ~destrian activitYi building seismic upgr4de
requirementsj and historic preservation. A fundamental goal of
the re~Jlations Was to discourage new develop~entj thereby not
increasing t.he suDstantiel existing parking deficit. evidenced in
the dcwnto;,m.. }, total ne .... additional square footage cap of
JOO/COO vas established, ~ith a 235,000 squ~re foot threshold
that requires City council review of the regulations once that
!'lUllWer had been reached. (Policy 6c. Com.prehensive Plan
Transportation Element). To date, approximately 46,000 new·
square feet have been added i!'"1 the downto.·n area since the
adoption of the regulat ior~s.
CMR:157:~4
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Rete.ntion (;f existing st.ructures ,,~a.s an i~port,!lnt aspect of the
regulations, in order to preserve the scale, chara~ter and
proportion of the downto~~ and for historic preservationj
aesthetic p\!.rposes~ To provide incentives to p:::--operty mm.l!!rs of
build.inqs in need of s~ismiC' or histor-i;:: upqrllde. the regulations
were crat~ed to al1o~ a 25 percent increase in !lcor area in
conjuncticn with eitber a seis:c::ic upqrade itor Seis::::ic Categorj' I
& II buildings) or the historic pre.serv~tion o! Catl!-9::1ry 1 or ']
structures. Bl..l.ildings that fall into bot..~ c.ateqories, of Which
there ere nine total in the dOYntown area, cannot take advantage
of both provisions in the regulations b~.· increasing existing
flocr area ~ore than 25 pe~centi i,~., the allOwance is not
addit,lve.
Chop Keenan, Plffler of the Vdr-sity T:"leater lo'..:atej a~ ~Sf.'
univ€::rsity Avenue, has ..... 'Titte~) .!l Jetter to the ('~ty pr.q::~~Sil1".j to
conv~rt the f;:::..:.isti"'9 t.r.ea~s~ into a h igl1 5,11 (>5 \'01 WC 2, 2 -J story
l:lI;lOx.st.')re with an atter:dan':. c2lpr.ucino/E'~p!,C'5s.C' :C'~r. (S~!e
enclos':!Q Februaty 15, 1994 let.tcr of request.) T(~t' c .. · .. r.cr ad'ij.s~·j
city stdff that the existina thEater le35c is IIp for ~fne~al, a~d
t.t1at the cu:rZ"(=mt the3tCi:" op~!'"~_tN' c:~nnot ;!f {r.:..rd tr,t"> 'I, i qn cC·S't. of
rehabilitatin~ the existing structure. ~hich is in d:re fleEJ of
r~pairs. NdtionwidD J singl~ screen th~~ter crerdtors tl~\'€ fQuni
it incr~asinqly difficult to co~pete with ~ulti-sc~een thea~er
complexes. Theater operators .lack cOi'itrol O'!er inrlU5tri'
distribution of first run ~ovies, operating costs ha~e risen, end
consumer-preferences for the greater choice ~""'",i1ahle in l::\Jlti
screen theater COD\ple~es have r:e:sul ted in the de~i.<,;~ cf single
screen theaters across the country. 7he o.71er desir'e~ to
. seismically upgrade the building, and restorE the histc.ric facade
on the front of the structure and within the colu~ed arcade
area. Mr~ Keenan esti'!!latcs that the total cost of seistlic and
historic upgrade will be approximately $2,200,000. 'ihe r-e~r of
the building would be expanded. slightly tor o!tice. use. Major
):'"econstruction would occur Ii.ithin the inte.rior of t....~e exist ing
theater area, where tw'o or three floors would be con5:t.ructed to
accommodate the bookstore. The owner plans to rehabilit~t~ the
structure to national historic upgrade standards, therecy
perDittinq reversion to thea.ter use, should the!"e :be a future
desire to d¢ 90. With the exception of a pr'cpcsed addition to
the rear, the building envelope would re~ein essentially
unchangedi i.-a., the increas~d floc):'" arc ..... cul·:: t~ acco::;.;::odated.
'Within the existing buildinq Volume,
New qross square footage not exceeding 7,480 square feet ~ould be
possible if the 25 percent bondS inCell.tive for seismic upgra.de
"'as combined with tlle 25 percent bon<.!s fo!" historic pr!:oservation.
The request is for an additional 3700 square feet. "The m,rnE:r \.,as
advised :by staff th<:lt a Planned CO:i;"L1:l,unit:1 {PC) Qrdini'H'.C€ pro=es.r:.
CMR:157;94
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was one e:vailable 1!'''SIchanism for gaining ac;iditional entitlement or
that a zoning text amendment would be necessary. In discus~ions
with Mr. Reenan j it was clear that a FC zone uould not be
pursued.. While t..'l8 J<puhlic benefit" aspects of the combined
seismio upgrade and historic pleservation of the building were
considered sufficient for a positive s~aff reco~endation, Mr.
Reenan was still un'Willng to pursue the pc. He has instead
requested a zoning text amendment to offer both the seismic and
historic bonuses to be utilized. Staff advised the applicant
that under the code only the City councilor Planning commission
can initi~te a text amendment.
In considering thi! policy i~plications of Mr, Keenan's I'eguest.
staff ofters the following:
1.
2.
3.
The intent of the do""ntown regulati"ns .... 'as to prese:r-ve arid
upgrade blJildings of historic signific~nce, and to prevent
widespread demoli tiol1 and redevelopment of the dO'.mto>ln,
maintaining its traditional scale and cha~acter. Incentives
we:re put in placp. to sl2i5mic~11y upgrade existing
strucC'ures. '!'he proposal include,;; seismic uP9TQde, hi.storic
preservation, no inr;re~se in bui.lding height, and only -cinar
expansion on the ~lon-hi5toric rear facade, A comparable
expansion to the rear was approved by the Historic Resources
Board (HRB} and the Architectural Review Board (A.RB)
approximately six years ago; but the proj~ct was consldered
economically infeasible by the awner and did not proceed.
Since that time l the HRS and City Council have &dopted the
National Historic standards of historic T~habilitation. Th£
owner had agreed to comply with all of those standards in
the renovation of the building. HRB and ARB review of the
project is required.
Conversion of one permitted use to another within the CD-C
zoning district is non-discretionary under the downtown
regulations. Both theaters a~d booksto~es, as well a~
coffee shops, ar£ permissible uses ~ithin the district.
Concern with Itintensification" of uses in the dcwnto\rm w~s
expressed frequently throughout the discwssions on the
de'w'"ntown regulations in the 1980'5. While naver defined,
!'intensification" was most often expressed in generalized
terms of increased parking needs. Although a "blended H
parking rate is applied to the downtown area regardless of
use, standard or-dinance pa.rking requireme!1ts for the Varsity
Theater would be ne~rly twice that required for the proposed
bookstore/cappucino bar.
C!iR:157:94
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L The economics of continued theater operation are tenuous."
Att.endance rates at singlE'. theaters is generally going
dovn1iard~ Kistori~ r&hatlilitation and seismic i.\pgrade costs
ot the building are ~~ite high, regardless of its re-use
potenti~l. At present I revenues to the City from the
e~istinq use are minimal, as there is no entertainment tax
in palo Alto. The proposed booKstore is anticipated by the
building owner to achieve ~20,DOO,OOO in annual sales once
it becomes fully operational, which could result in as much
46 $200,000 in additional retail sale$ tax to Palo Alto.
5. A zoning text amendeent that would allow the applicant to
tue ad ..... antage of both l5eisl!lic upgrade and historic
preservation incentives would technically be applicable to
other propet"'ties falling within those categories. There are
currently :) structure'S 'Which n;eet both ttJC seismic and
historic c.lassification. An attached memo frot'! the cityJs
Planning Department indicates the status of thos.e building;>;;
four have bct:i11 upgraded using one of the bcnuses; one is an
existir.g church, $nd one is in r2sidential use, It appears
unlikely that any of the other 9 structures could ex~and
substantially and still meet criteria for historic
preservation. This raises the policy issue of whether the
text change, ·,.,.ithout some stipulation to th~ con'tr"ry, would.
encourage 50 percent enlargements to historic structures
that cculd be in confliot with the National Historic
Standards and City policy. If the code amendment is
pursl.l.ed r it is recommended that languag'e be i.ncorporated
stating that building expansions not in keeping with
applic~ble historic preservation standards be prohibited.
In relation to the total a~ount of deve!op~ent in the
dOwnto~..m, the effect of the text change is anticipated to be
minor.
While reqrettinq the loss of the theater due to ~arket
considerations, staff supports t,ne applicantls proposal~ We
believe the conversion will ~e a positive downtown addition, and
in a location 'Where increased pedestrian activity associatea witb
a bookstore and cappucino bar will be welcome.
Impact on PlannJnq Staff Resources
The Comprehensive Plan update severely limits t~e ~roount of staff
time available for City-initiated assignments such as amendment
of the Zoning Ordinance. For larger development applications,
Council has authorized us~ of contract planners and has
estal::llished. a full cost recovery fee schedule. As a d.evelopment
c.'!R: 157: 9.
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application r ~ v~rsity ~he~ter development application would be a
1~11 cost recovery application and assigned ~o a contract
planner. It the Council directs staff to draft and process the
~onin; ~ext. aaanaaents requested by Mr~ Kean,n, processing ~ill
of necessity aelln thP. use of a contract planne,;-. Mr. Xeenan ha.s
agreed. to treat his. request as a full cost recovery applic~tion
and pro\o~ide the funds necess~ry for the contract planner.
Direct statt to prep3re the appropriate text amendments and refer
to the P18r~inq co:=ission And Historic Resources Boara
consideration of appropri~te text amenaments to allQw both
seismic lI:r;c hls.toric preservation square foot.!ge incentives. to
~pply in the dO"'T;tO'."TI. The referral i!'> re.comnended by staff yith
th!E; u.ncterst-!.l"ljir.g th~t ~r. Keenan .... 'ill provide the fundi.ng
T1~:'::f'S;ari' to prccf's.5 thi!:. r::-ql~~$t a5 a fu:!. J. cost. recovery'
applicat.ion.
RespFc~full~' sub=itt~dr
,......, '·-1
/' I/. z.., A />(/ij", .~ ,,_ "-/ \_.___ ... ,..{.{r l, /" ~~r
CAROL JANS:zN
Mana.ge.r, £.ccrH~·-:r.ic Resources
Pla.nning
~~'~~ B.k~~OJNY
Assistant. City Manager
-1/ A-?;? j I • ~f1-MZ/.-,K fN .. ,AU</~
KITh"NI."TH R. SCHREIBER
Director of Planning and
Cc~unity Environment
Attact-..JiIiiieJltS: KI!lC.Clr~ndu.m from Planning Oepartm~nt
l . ..ett:er from Ke.enan Land Company
CHR:157:9.
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Excerpt Minutes -2/22/94 Clty council Meeting
11. Revisions to t.he Do;."nto"T. Regl_!cc-.tj_ons R~T3rdin? Inc.entives for
SE'is::lic t}pgr~de and ~iisto.:i(.· Pr~ser\,IE:t.iori
Econor;;ic Resources Planning i":".anJger CarD} Jan:<;:en .5aio staff "'as
asking for Council direction, bL.n:: no torr',al actior. -.'Quld be taken,
The amendments would go tl1rol.!qh tht" Plannir.; Co:t!::::ission and return
to the City Council for tinal .approvi!ll. It ""ould peoit the
25 percent bonus incentive pero.issib.le tor historic preservat.ion
anQ for seismic upqrades. It .. mulct pe~it a proposal befor~ the
City, ~hich was not a for~~l application, to allc~ the Varsity
Theater conversion to a bookstore with so~e additional square
toot-age beyond that nortlalJ.y per;..'lissible. Eight other bu.i Idings
could also take advantage of it.
Vice Mayor Si~itian asked 'Io.'hether-there ~as. S01':Je other requirenc.nt
that "'·as foregone by allo .. iT'.g addit..i.cn~l space.
Ms~ Jansen said it became exempt categori es for any otner
requirements I e.g'r providing additional par:lCing. The exempt.
categories t",'ould be for historic and se:i s~ic upgrades.
Vice Mayor Simitian asked what other e~a~ples tC$ides parking ~iqht
not b~ required.
Ms. Jansen said parking ... a:::: the only ..:xe~pt category.
02/22/9< 72-209
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Faith Bell, 536 Emerson st~eetl Bellis BOOK Store, aprlauded Chop
Keenan's efforts to renovate the varsity T.tleate.r ouilding l but she
had concerns that the expan3ion of the floor space in one building
should lead to an alter-ation of the City's zoning o;)x'dinance. When
the council allowed amendments t.o zoning ordinances t_hat created
massive single-story structut"f!S, it not only encouraged super
stores but also d.iscouraged the ir.dependents ' ... ho :!I.ade Palo Alto
unique. The ordinances \<Jere designed to protect the city iro'CI
overexpansion. The proposal did not consider tt'.e t:ime of day ttH,>
parking would be needed. OowntOIJ1'. Palo Alto ccrrently had eight
healthy boOKstores, ~nd she hop~d that a way could be found to give
new life to the varsity TJ"~eatel' witho'l.lt detracting fr-o::l. the li ..... es
of those who lived and worked. in its environ~ent,
Lynn Chiepella, 63.1 colorado Avenue I said fr-equently when there was
a 2on~ change I something that WhS destined to be on~ thing turned
into something else.
Council Member Fazzino asked for clarification fro,-:" stea!! or', the
proposal.
Director of Planning and C':;':"t::-.!.mity Enviton:-:-.ent };en s::::r.rcitE:r said
the proposal was a nedification of the zoning ordj~ance to alla~ a
snaIl n',Jmber of buildings t.hc.t ',,,'f,re eligible tc c'Jrrer,tly use
either a seis;:,ic ar historic upgrC\de ~;'1Ll.:!re fOQt t."::"I)lI=, Ther-e · ... as
nothing in the a~endrnent that raferred to USB, ~:c. Kee~an had
brought forward tr.e request, basE'd on his desirt;' ":0 rC:11Sf; t~e
varsity TflE"ater building, to house a booksto!,E'. 7here ;.,'as noth.lng
in fr~nt of the Council that eveni;:g that would li~it the reuse to
a bookstore:.
Council Member Fazzino asted .... hy the staff ent)"-,usiastically
suppo~ted the proposal.
Ms. Jansen said the proposal had rerit because it \"ould accooplish
two qoal~ of the City! histuric preservation and seiscic upgrade.
The use was permissible within ground floor retail, i.e., a
re$tau~ant or other uses but not an office. It ,as an appropri~te
retail use in the downtown en'/ironOlent I and there ....,ere !Jan}' uther
appropriate retail uses the building could be used for if the
amendment were approved.
Council Member Fazz.ino clarified thE: building could not be used for
offices.
Ms. Jansen said that was correct.
!lOTION: Council Member Fazzino ~ovedl seconded b:z' Whee.ler r to
direct staff to prepare the ~ppropriate text amendeents and refer
to ~'le Planning Comrr,ission and Historic Resources Board consiaer
atlcn of appropriate text at!l,endments to allow ooth seis!!lic and
historic preservation square footage incentives to apply in the
dow!1to'..m.. The referral is recoT:1-r.,ended .,d tb the I.,;nderstdndir-.g that
Chop Keenan will provide t~e funding necessary to proces~ this
request as a full cost recovery applir.~aticn.
02/22/94 72-210
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Council Member Fazzino said the p~oposal would pre$erve an
invaluable historic structure in its original form and provided
seismic improveroents. If the use of the site were a Majer
bOOKstore, it would be a tremendous addition to Do~ntown Palo Alto
and would not interfere w1 th any ot' the ot.her bookstores in the
area. That corneT of University Ave~UE n~Eded e strong anchor. He
belie.v.ed a large bookstore/coffee house at that Eite was needed and
hoped Hr. Keenan would move forward with the proposal. There would
also be plenty of available parking unused parking in the evenings
and on the weekends in the Cowper/webster Garage. He en~ouraged
the council to support the prop~sal.
Council Member Jl;osenbaUDl asked whet.hEr parking requirements would
be waived for the proposal.
Mr. Schreiber said the zoning ord.inance already provided for
s·eismic upgrade and for the historic preservution bonuses that
there was no parking requirement for t.he additional square footage.
Presently I the varsi-+:.y Theate!" site co-uld !JSe one-of ttle bonuses
under the zoning ordinance. 'I'he concept put fon,'ard .... 'as to use
both bonuses and r.ot provide pal"Y.ing for either one of ti'le );lonl..lses.
Council Member Rosenpaur., clarifieo ;<-1,1:"'. KeenJ,n .... 'ould receive
af'pt'oxi:;r.ately 3,700 additional square footage \,'itbout the parking
requirewent.
}.1r. Schreiber said that was correct.
council Member Rosenbaum said the purpos~ of both the historical
and seismic upgrade bonus was to recognize that there were costs
involved in these upgrades, ·!lnd the upgradeS were in the publicis
iflterest 'to be done. The costs were addi ti ~/e. "no he oid not
believ~ it W.f!.S unreasonable to provi,jc the 50 percent bonus if the
property O\l,71er planneQ to do both of the upgrades. He believed it
was a reasonable proposal~
Coun.cil Member Schneider SUppoz.·ted the comment regarding the Siize
of businesses in the Downtown and did not support large guaranteed
mediocre businesses in the Downtown. She slJpported the proposal
and was hopeful the project • .... ould be the beginning of a r.e'W
vitality of the Downtown and w~uld att~act other businesses to that
area~
council Member McCown said the proposal \o.'ou16 be referred t.o the
Plannin9 Commission and Architectural Revie'..r aQard (ARB) 1 and she
was oper. to tha proposa.l but .... ould withhold he:r enthusiasm until
she heard the comments from the Plann ing COl':'~roissicn and the: ARB.
There were good policy reasons for the ~ay the require~ents ~ere
done previously, but she was op-,:n ta the likely po:.;sibility those
policy r~asons ¥.·e:re different many years later.
Council Memher 'i;heele.r said recently the COllncil detennineo_ that
preserving hist~r ic buildings Do .... rnto ..... n should tre encouraged and
directed staff to make it happen .as simply as possible. 'I'he staff
then presented the council wittl a Planned Community (PC) applica
tion. There vas nothinq marc discouragi"g to an applicant 'wo'ho was
02f2~f94 7~-211
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~xying t.o do t-he right thing by historic preservation than to make
him/her go through the PC proce:ss~ Th~ city could achie.ve t·wo
public benefit qoals of seisf!1ic grading and historic preservation
in ~ v~y that was more rational than the PC process. She wanted to
ht!-8!' whether the Planning Commission and the ARB believed the
.echanislII could :be used to encourage the preservation of sOIlla
special buildinqs. The site ...... as one of only two buildinqs in the
t>owntown that 'Was in the City'S highe.st historic category.
Vice K4yor Simitian 5upPQrted the motion byt clarified his support
of the ~otion did not have anything to do with a particular use,
bui14ing, or applicant. He had been asked to mAke a decision about
oil referral t.."\at dealt .. ith text amendments which were generic in
fora and would apply to other similar projects. He did not he.ve
any expec~ations which were specific to the applicant, building, or
the use. He believed it an applicant were entitled. to h 25 percent
bemus for doing one thing and a 25 percent bonus tor dOing
something -else, the applicant should be entitled to 50 percent, He.
"'anted to knew the policy rational at the time, it any, and whether
t.he pOlicies still applied or ..... hether it was a :matter af
inadvertenr:e,
~3:;Qr KrLiss looked fon ... raro tc the CO::'.J:wnts from the Planning
cC:-_-:l!.s.sion i'\rd the ld~B.
HOTIO}l Pll,sSED 9-0.
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!:i:C«..l"t Mlr.:.;t:.u -)/6136 Flanni"9 Coa:ais.siol'l Me(lting
Q".c.1"Co (u!1e:l: ... ~ '<111 no .... t .... ~ I.;jl .ittl 11, St!Q.1c !::ls"t1-:;:t.l
!"::. .. ",.=thn.
.ti~~: SuII b.u .. Ft~ul ~ M.1_1~. J..s YOIl rc~, .i.t
thE Lut -~!S1, tbf p~q ee..lI&1= ... oeo:t tor c~t-. troJi
rt:.: Chid J.dld.1l2f; otf1tl.a.l ... u~t!~ fro. tt. ilOQI" .aroUl nt.io
:'ot' M1H1.e. _ hH t~~t n~ytl~ w.;I..u ~ very d.HH.\.!.lt to.:>
....... n. w::T •. la w.uo:1UC.t r.:ul<: :I.CI[ lou "'-1:1,-Hoot oIHY4., ct.l!4!u
~. ~ or~'l" pt"01ec:ta <»Qld e;ld .. t~ ~;--e-l:al:l,f: floc::: area
tor M1A!", rtWotti.Jlo@ ~, b h!;t. [bIT _N DoOt. 01:; t~ otta:::
haad, bt leU It • w.lortby 1C't-1 of t~ ~1t'1 to offer l!I:::~UT"
fo: "haie: ntro!1rtlq Uod t~rdon:, .tat{ boa, tla tl:!UO:V'1.c,g
propoul.. Dt.e ~t ill .... lcall' [be lcoll~l ta..t t~
..,i\l-lCo111U-of tbe ~tl .. ~ .a-;9ly to aft1 S.S.-.i.:: OrH.nance
llIt..,ortQ 1, l or 1 'bILt.14.b& 1IICll)' .1J:I tbc CIl dhulr;t, wb~ .uc:1:. II
t.a!l-u.:. woQ.ld. .., If'alte4 III p.B.it fot -Sle.!.-1c: Inli.1.q:. The!
LacQ.t1~ IIOOlIld .. ~ f'.lpa'1.c!1;J;I 'PIt .Ha, ..e1.::h woul4 per..lt ..
... ~ ~f dt~r 231 i~cn_e ill H~;: "ru or 1, ~ 100'1.. Ct. of
floor aru, ""'...t.c:en,t 1t 1~ ... , aboo .. ., 11"" _1~ r.u, Ot~rw1.Jl~
pa~tt.d for aocu'u.1d.e:.ria.l d.f.Trlo~t. IF ... arc t.alk~ .bo<at
tlilNa: ,...... tbolt olin, cIJrHl1U,. ne-.6e:1 by tbe p.l.atm.1.c,s
(:~. r.. ~iD<11 fOT N:~C: WIOI.Ild .t.o ""' n .. pt~ fra.
~-;k1.q req:llr-ta, 1f tM; alta w:oe loeated Yitb1.n t1'le
",Uall1l.t :Uatric:t. n.c :'011ll1tJo-::a of t.UlI 1=.e:a;.UV( (Io~I'O"'.1
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rJJf. ir. ~~ cu;. iht COC 16 tlle,UaU, t~ .:u.n:l:.t c.;, ~ t~ <:1-".i
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aGlled 011 tt. alu·, 'fIoItt ,,"t tM J:O"lIIntl_ !tul"!, oc. III \'!I!)II_-~!..t
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l.1JL1t OQ GlXU' ..... d.'f:DUu. 4.T.do~t, wb.!e!l h.u Me" !?~n-:l~.
Ill&ir.a:n Culm: ~ 10'1. I U-dCXlol! " l-Hth rC"Ull:~ ~OO;:O,
.u.d tOQlld Uwn IIIn ~r nlt.e ~1.1"'t~, ~ t ..... _ ul-.J.~U,.
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bu.U~ -~.OOO. 2,00,) -.0 tbolt tb&t ~t I;'! ~~~ f~l;'uJ.t!
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lbut oOt""'!: II-J.lM blu_Uuas ctlulli, ~t<>~'b..l,. ~ .,I.H M
...u.de..U,. '11l'1noifld 11 ,1'>_ D J1)C:~tl..... I ~.~ to • ..:~lt
or peopli 10 't:1w _1M,. of d._l",p1q bo.cilU ..... ~ .row pt!n.;:-.
coaa1d.tUiI "HndiQa t~{r Il..:II N.laa1ca..U,. bI.wrci:o-bg,1l4ac:s. t'"
lIN bCI" -.:h. QI .. tz.c>al:llti.'N tJw, -'d.lt1--.l ~tI.«!1J i>:>(l~" """H
1I&lLe 1Q tbe 'P~l t.b.4t I!r. 2~~ !:.u ,.,if .. reo::. I [ ~ €<C'
fit rt!:tI.ia .... t tll.y c~!dt!~ to bot a;::, .ntldI'O"t 1'C.:or::!h~ t)
~Tll:k t.DI buUri~. !'~ oll~ ~.til:l'i:; 1 "..c .... t !. !-:: H'J.lr-:. n t:''\I!
1,,",0 '::j.lt .• w..-;;t.M tor t'b . .tol~ l"'Jl'r 't;.;!1;'·:i\;JjOl, t~.H -"_,::' :;~"'; ~
.. nythin&: lllol .<'j1. '¢f ~U'''~i', l·'('--H·} ;·r.!·''''~r\t. A..-r-:e_f ~~
21,000 t~'!t. Il:.It 11 'l~'" fc'''-: C<-r-::ll-Io '" .:;...~"'~ ~ft~. 1":;-: Cl-:'
lee th.it l,.>..')(l .~.ft. nre-a: "'H ~ ~r,IT': .;.it. ';;~~:~::~ I:~'~'.'
t,ot ,1v~ tl'tO!'. ~~ oE .~ '::::~'!":::~!H. !'_rt !~ (~~ 1~~,.~~: ·~-::r
ill~t~ ,!$ .;.;:~ .et l.s·~-l~ L':.h· ... tl~ j..Y~~r "'~.lc~ tl <-':,e-::, .;.!t.
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~ln.t...l.l '>I-"(~' A&4h. \, ~-:» ,~.tL .",·ru~ .;--. ,!" (::~H t·.-II:~ ~~a~l.
'='::~ bd~dllll.l, "i!i",: n.;t ~ .-.~U:11C~t. !t j, I J-:st'l·" '._lc,,: .•
4'~ ~y n:l.: ::.e .:II~ ~.:IIUr:!."·.5 ~ __ ~ J ~-it·;;-;-~;~::l'~. : ' .. ; l' '~'.,
r.ul f't"';4 'III! f~l1c ... o::,;>x=lHt::-au &~·.l ~,~ \.':.' j~.'~. '-C'
.,-'\:.-.1<:1 C~ witi·h tJ:~ pIT'~Hl HI-H, v:.i·:'" ...... .:-~~ :·t i. I~: &1 c,[
~5.00.x; ilq.ft.. '(, l~.o-".) l'ii.ft. o·,.:.1i .;!:l .~; 1: U,C'::', b.t t""
,·r:.-uJd W" · .• ::iJft' on~~:J.In: .. r. Thtt ~..u.~ : ... .s •• ::;:J .~.ft.
('mllll.bI1on.-r Mo:c..-:.: ~1I1~ ,!..;t .. ...." I'.u. ... ~ot, 11 ~~ ~,~ I'::.i'
!',oolS sQ..h. \;;ITr!l.:l.,!:, ... hl~~. <:"· ...... d .:.~ l.~·: •• :.!t '--:.~rr I~oe
Itaff ?:royo .. l, u I w:I~ult .. ad tt, a!l~ l,!.O."1 ':t. ri. Q: t',~, .l~.0:'
.-",.;lo! be t',U1lt tMC p.lr:r.1"f\. Nt n,o,: \"No&lc~u ,,1 i~~ U.O:,J -";'~l~
hlt'fto tt) ('OIIP17 w1t'h: tb~ ~n1n!: :i!':;~l:re~e::.t •.
c-t.ulot\u· Dlr1ltl"n.e!! ~ '''')''OJ; au .. lIoo .. _".,.ptho" t!lN ere. t~e
f1~r .r .. T .. tt:).
~1 .. 1c:::.tr c.briUtuc: 1h&t b 1t:I: ~ ... r tI'M tbal. It .... ::0-••
DC bu1ldJ.q .ball .. :q.:od 'l-<mI 't~ )a, .-0 roo .!"e o!;.Tt~lS"
Ul9pt1q t..ha. lI"r4 the 1 :1.
~u{MI~r Jlc.CoI.III: nw.t b the {;t<:ft.Cll'''.
J'O'l are ,Utin& ~tbi.q, ..,:--t. t~ .. t tM
vould al.low.
rnoe hCt1:t'(T~ that
..,.. -r--..::i:;.a ~N..1nQ~
!'!!. :aa.ent.C!: !hoe h<:'::::J.ti" oil & MD.ao.a (ltb.lt HoIo!! is
propo.1na) ..... uld ~, be 1,~.{l() ,~.ft . .it ~..u~ t!ttMr ~" ZSl of
the e::d,tial floXl:"" u-u., or 1. 500 I~. ft., wh.1o:.biov,u: 11 leu.
C-.tII1~nl!r Q,rl.t~: lOot 10'<1 &rt 1.l1ow1D.a: t~ bIlJ..l41D!I to
~T¥! at 3:1.
1(%-. u-naen.: 1;;1,
could Dot .&t' lll.f:'~.,IIf
3:1 "-Cd clwu te>
illc:~tlY1' th.t.t IUlt
th.o.t .h I'1ry __ Ny In t~~ c=d1l1c,. ... '~"'t ~".J
tUn ):1. If d:t >.Jil'~~ Wfe ·~.lnf''"Ll) II
~C;en.l.e .~ 1e1.ue rta"U t t1t·~. t 1'.1.
h pror-od~ i'O..t~ :wt be JoPl'.ltCil~l~.
O){06.'S-6
~10-
•
C:.a1.nun, CuU .. n! I te<!l that tb.oE 1n.:;.,nth'e 18 l0c-d. )oJ)' 0=,1)'
~uut1~~thel' tbe 1,500 '\l.ft. h cncq;b "'1Ir1Ule I'("--o.~ to
&c:tU&1.l.y &4d aa an ~'"'<;lllcai¢ 1llc.qU.,. 1u ~e fey l4f'3t
bu!141A&"
~ .. iotl;IU· !'I&uh: line VIe done an), aJl.B1.y:lh that ll1dtu.t ..
~her~ it LI.l tbeM bo.d1dtns' _n boUl.'. O':It to t'hot1r IIU:1a ...
aUo\MD.ee, VD.t btllplrk !11U~ toe U'I! tall.1:lc .bQ\jH
Itr. !~~, 'D:a&t -. hn'e aot dt-=e: u ,..t. Stale 1ll.t6'l1b to ~o
t&t &ilOn th1. n~ticm. U _dou'f':l. .". Ue pUUIIJD4:
c.oaa1u:tOl', u trau.itted to .:::O\.tn.::.U.
c:-t ... 1oner Moanhl f\Qw ... y C&U:lCry 1,2 o.ad 3 bl...ild1:r.e1 ,h ifII
boa"" in ,.ou: 1uww oIl _u
CIla.!./lMtl C)"llent I 01l1y . .,1d CaUJ"O:'"Ja. 1 .Qd 2, but .::: dbl
UlC'UJ.&tr. tb&t if "e-ry • .lugle Que of rile ~ldi.D.Ii~' iIl.::hdtos tb~
'ftl:'y. YelY "..11 Ot;U, were to .etc! 2~::, Ire V':lllld bI! a<!.1.1.11g
H,OOO 'Il.ft. tu t-be c1CV';ltowu oU"e:a. That, hOlJ'll!vet. ~w.d h~ t<'I
I;'i)oM in w:.4u tile ¢4p.
C~ui"ner Kars!l: J h8'~e ant>tl1er eve'", mro.: 1;1.a:l::: 'luoe~t1,,~. ~$
~tl~n of -;Q~ate l'e~t (jecc.:",l'Y /[)r the leil8.i( l'r~:r.d.lI:,~
.(t;!I'':!.1!. o'r is th~ .. ~1hJ.oUoll ;l-q< .... U:~ (<<'hae ~hplj Iql'Ble t.:;aagc
t!u:t Ger;rIlS U lUI ioco/!:;~1;·e o6.Ilt: c.a.u ut"f ~,e 1.l~d u .:o:c.e~d?l
1:,,1.I.Ii til f[)~t.&;e 1
Jol'~. S~h.re1bl!l": .It 16 tt" . .e l/1ttl!:T -PlJH:ly M. Ince:.th'e". "":1
~vT<,:-u-tse D~c."'o/!t O"f.~ l'dl<!i~. It !la,; H~"ht; a J'"~ [)t
c:o:lpli:.o:lnta 03 t'r.!!' 1."11" it r~ lleell I.IP3n1d ~T'..:i I""?st<:.:rd :0 'l.:l.
4~tr&,:t1ye-lOIiI)'. Wjt:>!ii:l ttu.t _ .. h~n. th-e .d~ic Wr\( (ar.j thi.;
c:odd k the eaee .1n N:ly ().hler b.JildllJ&a) ruuH~,~ 10 (.",:·:1ttlo~ti
'rll.ich It~ to taldojJ [)ut floora ~n~ funa:r.;p<1.! ~t'4-C~. Cna
.~it14DJlJ. floor I<U <r.1!'':w Irltbit,. l~t b;.llQi~ dlJrill.8 tt.t 3thC.:
UP8rMe te-.torat:1ol'l project. M4~ cI t}...e-~l<1er Ix:Udtl1C!. have
aOOot'.ul.ly Oigh fJ:)ot tc-c~l.l..1ll6 d.lIt"'IlCU. by tc;.:l:llY's jur.td.n.:15..
-lIO 1'C)"J ca!l, IhHt t.hing,., ,r(ll'l1d. It is p\'!tely tt h,c":::o':ivl:. 1'!I.t'.!'
01 Wee tuUltiDJj;1I could b<:! IJpgr&Gtd vi.t<:i~t .d.d.L'1..! -Iq1J.-'.oi: focou'!:!!".
~:It t.here h .e; .... 1!lg. to be II iiu.t.s'-;u,.t141 C"(;Rt.
eu.~hdQoe: Ch1"iRteMer,; If.<" 5,OO{l .. q.lt, bull.;l.h.." you co .. :·d
llIot £d~ .. w!:Ic:.le ibo)r.
Mr. Sc:hr~!berf rnh 4Mt. Clot 110 th.u hr. ... q..1.1q De<:ker C ..... s
.. an I!u..pl", of "'hat can be .JOllil! 'lJit!1h. t~ ot1:lIti~ -thel.,;,.. YOIJ
could a&d: .. half f1oet". fQt" euaple, or ""_LhJ.~ !D .. "u~IlI"e
t"'" of .rrlll.fle.aeE!t. In UlIy of thea.t ol.d build1na". =d'!nu1o.t;
tbe ae1urlc. '\i(Irr.. ill 10;) 4hrputJvl!i l.ntera&lly th&t npu~ tlocre
~r a<idiq IMf:zanJ:aell 11 ."rauL~l, and the leJ_L:: vodi; 11 pt"obably
sou." t:CI MaD ttoat thro te:t\4ot. hive to be. t'Ut an,..,.,..
Chal~ Cullen: Ule t>eJ.aao. bullr:liq al-"O <r.d4~ '" IMIUl ~t <;1
Itq .... n foo~ ~:D it .... nUsically retrof!tte~. Aoother
dCftl.oper that I talked to uJd., why don't 1')11 j .. ,t p1d: I figure.
)f~body bl.0l0'J ¥b::l'le:t it 16 I[)Jnt t() lIOn &I: ae Jueellt1'iO/! or ~ot,
l'CKI £te 1~.iJ:4i: to rr:!eY'llllJt~ t-kUI eyn.,. ,.ear &.l:I.yvay. U p.:oplr:!
rtart otettm1u.lly upsnd.1~ t't:lelr bu.llliin.al to IMke t!ln aal:er, the
.f1pn tb.&t ,.0'.1 p1cked .... y be ....,dr..1ni. If it 11 von.1n&:. }OU II;DQW
1t. Jt llIobody 1-1 doin¥; 1t, thw ytI'iI ~ it 1110 not u 1tle~ti¥e.
We ~ed to 1m OIl • ne_ndatloa OIl tUi., boec.uea it 18 • nry
nriOU! proU.... .1u tbll' city. Ar. put 01 -::hll dO'V:!itowu
rWbil.1t&t1oa, VI:: .Wlt have loaa !:.iI:.d. of prelr... A c;urnent
Pnla:ra» 11 onl.y a ptt.ll'; of Bett1q .fI;= _tI&1Deer" Teport O'CI ttlt
I;.i.>f.ldw,; .
03/06/116
-ll-
•
Hr. Selu'dbatl t tl.eYc a fey ad41t1olldll c.o.e:lta &nod. I lI'C'uld
1fQ(:(oI,mII't t!; c~ladQtl to p.tn alO11J _ ~ rpt: of alp! H caM
1IKctln p~na. W. all .. n.a cut IN 40 1I0t WW wbu 'lJlabu 1-8
1O.tna to b4 all adequate 1c.ca.l:ive. 'ro. tho!! .tldl.;1po1:eot 01 e.y
_'her of tl:ete atr;zctut:'ea. they are i10t olly aubj~ct to tni!
... ~c oTd1nanct but .1..:;. I~,t>j..ct to t~ historic Qni!ll.IJItce. %be
PropoertT ~t"I In 1'Q.i.q to be hit nth a flll1:hu rapid 1-2-3
rach. Plnt, '3fI.dar tba ,u..1c ;,Ni!l.allce the,. an S01ug to aj:Cr.cI
...-e DOubla fl*)t:IIt of -..y lIlA.lyzl11C tIM ~.u.IlI, ancl the Latlll1lt
of tbat SA to put the. .. b, a preurioo.u poait:!on with tt .. i.r
t~ ,,«nt. and .. ,.be with ttwu y-t"UQta. the'll the"; will
~ a lot won JIO~,. cp!:u4.UI t:~ b<lU41n&. 11 -au pE'Ope~
0WIi1!N; 4011.'1. lZpS'Taclc, tl1e'11 _ v1ll btl 4tacullli1lll Mllt.atory
~Mndee. So t!w.t u the [1"1. ~h ttw.t hu "eo leaded. The
NCODd w1ll be t~ d4w!u:on.1u& of llIbeoUatW ",lfUtl. r'lUrdl"
1IIbIot C'O\lld. MU1 c:_ out of tb.11 11 the Hi,tone I.ncmt'(:1! tOol","
H~Utltm. for tlO d~l1t101lo rc,wt1ou of loa.!! of tl.Uol!
!d.storlc atnactlrrc.. 1 woul4 certd%ll,. fed. that for bJ.nortc
atru.etun:a. I-~ for ."'ha1~ lu .,u.euJ., we da tlHci tOP try Cl4
aLc.'OUrI.p or bel? alO1l.3: the rro)cen of rctuoiat and Ill'.!radlog
tbeu kU~"
~fllil;.'t1 .. r Ko::Cow: ! YOlllCi ItlVP'ort tb.e ccu~ept ti.en. ;,'e tau.,~~
d,"r1~ the! clo)lr.l.t(l"llti st\Jc!)' c.(JDII;1tt~ da~s ~:M'l.:t 0:" eH:l !i:or~
&st-.itio'·1 pn'f;ra,a o:lf figuz:!1l8 ~l1t B va]' to :ulo.:e ~C>ilI~ i:1o:! ·'Jf ~':r"
i::tetut l:;:.a~ Ivill&ble, ett. n.e r,u.e o:""c.cpt '01'6' ~<':in,s e~lo!oed
d u"':!.1l.I; to ::'~1:~ people c('> a<.'a.e 01 this UeCE:S~:Hy '.r:.:rlI., .&l'!"
a~(:3Ip'lhM~ tlle .,urpote tbat l'i:'!:. Sdo.l .. U>Eo! lIo:!ntioc~1 of
~nea~:cYl~ 'tI,Utorlc l::1.JJ:ld1nge. J iIlII! c(. ... tonaL!t !<ith t~.b. ::'e.:.s',~e
it 1:>.1. C:"II;U 'lrltl'.1.l:l the tota.l o:<.:p of t,,~ overall exr~r:. .. lo:l <;h!l.t woe
,n l"d:1~ f"r. I 8-l:I harpy t .... gi.l-"e a p~alu lo~~(l:he t<.' ~r":.s~
?Npo!rt!N; >?ltch .et"':o &(;1[l~ to ~ hit:: 'ltitr, th18 ~:r"et n~1.I1Te:H:nt oj
tbe .I<!da;rl..: ordionu.;:e. .J:( the 'C!!,I.1t'c .l'oo~a8<: U",t 116 avaUat-lt is
!.lOlled ler tillll pu~!t Ad it all CO\O!lts 1.::to thH lIia,,-ll:l..,.; );~U.jClJt
1isau, thoU 18 an lIYer-:..1' folu$. I M. cOJllortable .... H~,
c.-..tal1o:w:r Culleo'a lIu&,esti.::n th.ooot ~erh.sp!/; the n~'tH ,hr"uJ . .l. ~
2,000 oltq.tt. inllf'.otd of 1,50.."0 aoq.fr:..
eo-i111siaatlr Klrth: l)c ye hull' othet' buUoli"i:~ io Ca:t<!8or;.i.u I, 2
&!Iii J el.Icwhere iil t~ c1i:, ~!ides th~ c!W:l.t'PW:l UU? (Ye.£) So
U w. <-oae .. r? with 8 ptllEtll-ll lor i-:1te!lt1ve" to th;e <!~tOw::l o!:l'e.e.
to ...nat 1I!:rt~t MY\!! .. "e c~tted oUflO!'lves tot> u,i:ing Cilre r;,f i:.h(ls~
otber probu..1
l1r. Z~nua: 1 aou't tb1cr tt.at en Cal1foru.& Avenu~, tht
o .... r&1.1 rutt1.eU~ oIlre && gr«t .. th'Pae boe1n.s re(~deod tor
the dO'll!;lo~ aru.
Hr. Sebrt.lb-er-: I would. t'!'J.lliJc thiot u Y!:: pr~gt~n through r.:1l.e
cltyv1de .t1idy, thU 1.t. an issu.! tl::.at 11 BOJ..u& top COM Melt to the
c:.o..1u1oD.. lie will ruu \19 ap1a.Jt. Ia.. of t~ btUldUta. in
other areu.
c.e..uaiO'Ql!!!' ,.,.:-.11: So tb.la c:!aIld ~ t~ ':.QTIiI: oi • i'roSl'UI tb.lt
Io"oald then up&a.d intO otQoer • .r. ....
Mr. Schreiber-: It '::01114 !>E, bo.It at tbh pojll.e it! till:e, it h
ot:rtUuly I 4GWtovu-ort_ted prol:r.Q. ..lu.t .. i'l~r ..r'N. ra.tio~
-1 d.111f,r .i&n1!icactl, wt",1IteI -c!O'WIltQVn an4 "thet' 4t'UlI.
illc:e:at1~ pr-olr .... , correapcud111&1y ~ ,reater-or Iu".
c-:t.11c.uar Muah: I a,-ree rith Coa.hdonu Mc:Covro tbat tM
ao.aI.. .. rot very Y&lid Iud hna bflell t:Ml'OUlhl, dillcu .. ed. !he
obJecU .... at provlcliq 101M: t,1nd of bruit tor 5einieaU)' ha:z:anlOU-ll
'b~dJ.r.as hall' heR well d1.8C::UOllkd 10 the OOWUtO'lm Co=1tue. I u
llia-:wn.&t Wlc() .. f"rubLc to'llllJ;ht lJtt.'t ilctu.a.lly ure1~ the Ugur(s, n()t
lmo1f11l<1, hOY 1WtL)' urge bulLd1u88 ~ l:uive, ClI1 wt.u thast f1~U~!l!8
03/06(&.6
-12-
\
&t,c1'lt C_ C"1It to Il.. ! 7OGl.d l1!!:e to b.a"!'e a~ dat. ill (~I:~ t>i
_ lkth't"lt P"!.c& a 11-.l 1"eU of app!'onl to go A!1ud »t~ tn1 ••
~ ,.,~ a~ .,.~r-~ to ,mYid<! .... Y.lth f1./tUra' ~:;)rl: th~ pMt1;)ul ,,0:-_, :.l:.It ., .. U 'be 1U000Llftlt.
1ft. t'-m.r..: U thl-~aJMo eeta Qtl tlui: ptQ?CNl t0ll01111t, '!o1Oe
-..l~ n.aaa1t t~t ~..1atbn with tNt typ!!' =! d .. u to t~
c:.1ty~J.
c-1 .. ':~~ "rllt: n...t u tt..: _,. J ~:'It~ 1t. I V';)uld ~pe
~~ ~ ;:.lQM.!r at tbor "1:& .t tbat t'-t(l ~r1ty
d_t tt h .UU a F~ tb.'-.. 1Rl:It UI to !l~.w.d' nth. I WlU4
cc.t.J~ Ua ~i .. J(!O tbat 11 WI! aPf'rti"n eM"" atl'l' 0: tOllilbt
...... "an u.lli.a& a~t p.rt.Uac l'fop.:>....t. ~d nc:. pu;:lnc
rt~bL~, ... U. e.:.a1t~ O)ou_lna .ttl &11 tTUI .oN "Ute:u1vc
_t to ~_ u... "'~11.a ,"U"IK-::urt.. It w do thi,. __ ,"-U
"' l..II..l:rea..l~ thor. .. lieU ot ,..rll.11l8 '~Ce.f' ': __ to-vll ClG hc'l"e
re~lbJltt7 .t~ .-1t:' tbit to 1QcnuOl!" t~, lW:a~et of ~rldll,l;
.,...UI'. • -.cl~ _t _t to Tiohtl!' 01I0t c,~ elw b.ii.aic gQoOlla of tr-e
dt~, ~e'!l 1.t to iI):;)t Mklt t.!>t ~1I!!i.C-It YOUi,:.
c.c-1UL:· ..... i!JrK'::: ~--t 1,XlO ,~_tt, ,,~ t~"'_ 2.000 .~.ft. M
~.t~-:!. !;,QIII ~,. ~rl:.ln.t ..,.....,oro.t -.;l<.l.l::! t~~I~ flg--Jrf'" !"·i,n;~ell~~
::::-. _~: 1, S ..... ) ~~j rr"H~e;:1t &h, ... :<~ 2,Q:) v:".;::.~
~;:..~~~t ~lf::.:';;.
;=lhL,-.'c:_ .:.::.:_~~ .. !.~ ,.:.~ ,~~~:>=.tJn,,~l~ If'.t:l t~~ ~~(.::;.1.;.
oCn.:"';.~ ). .. ,~, ~:. i:\[U ~-:!: b.l1:!i:.;r~. t~ 'C,.'t "'tJ~:l::.f('rt~l;.l ..
!:i-;:!.:"j; t-:-.... < .:~~ .,', l".:. .. ."tly~ .~,~u t~e s!tu.otlc::; or ~~,~,~<: tli:' ';:':r:l:t'
~-~~:~r,r, 1 ._"2 c~'d,"':~~ t',o.! iF. ~~ :;-~~~, cf ~'J 1 ... ~",~ci"e, ,n~
1 u ~~: ~.":e;;a; te. ".l,,,..,~t ~( 1!:t t't'.h tl.::e. If,.~ 'lC' ll:C'tc.t ~;)
~:> it, it l.;; .5CoIlle:t)o!"'2' '" u:e t,oiog ~o h .... ~ to .d.::o ell "'-er r~
C"l~'. e:,.j Ifith(1" .. ( !::lenuu.o-,:: t~t t",UIi' 'lit the-,h;>,Ht o!
«::1e:na.ll;:: t':.h /..l.::~ ,,1 ?l":I.riOl:; <"[tr .. 1':~, I c!" ~()t YoU.t ...... IHl'p~rt
t~ :0;.1,":1, =e?~ U! t~ c.a.." ~N: thl! ':oro '_o~ t()getr,er.
c.o-1 ... ~o~r --:o::~. WCo;.cl,l )()11< "ith ~1JslQ!JoI'.:r Ml.Ta!1·.!I
~~~~ r:!at i'id~ ~~ 41'" l.Ii]).l.tr <:!1:l IMr'd.ns. to tho: Ut~.-,t th...t
O~ Qi t'ht ~ropou.h 1<:1 tb..> dC'IoIUtlN:l Hoo:r ..... .!i to (;r-n.ai-:er fr.o:
z-t,;O:>_~tJ~tJ.,:.:;l of .u <!I:1<!H1oa..l Hru,:tur ... 'IP-...i.t"r-. ";rCw.1d a:i,ittl<u th~
.!dio:tt ... :;,~ alN-a&Or"a t~t upoett Df tl:le i!Ctr.ltOiO'l:l ,t~(j" t'Mt ita!):
hni:oa ..... t;~?t!.~.. .... previC:Hu.ly ~>j tallu:ti .Nut .'t:,.
u_,t1~ kt it ,...s c.ct u !:.J.&b .. 1.!OO Iq.ft. Th.t loUt th:f::!.8 •
~~ .t~c:tll" c..!.&h:: Ild~! ... ., ~ti k: tlu! l>-mriJ.J;O'D of ~cu
I' ... t (;:O-~~ t. 'f.:III,url!'d by n:1~ pl"h·.tr cleftlr..palill.t tor ott-dee
~. I ted t..btr t-lect I)t 'tioU a to o.It tIIto rl:o.tt It_enolr , 1!
.. ,., tt..t 'Il'00.:1::: ":Ie ..,. __ ll.blc ttol" of(-dt* ~1'!::haR, aod ir.lItead tc..
""",ut I~~ aore (.1 Ul.J ,.tn.>ctu.n lIoa1lt b,-tM o:.l.t:y vo\1l.cI be
d.u.tt.-:l co:: &4Idatl~ t~ e&:i~ tiU.i proSr-_ I _ c:<>a1orta'.>le
.... tl!.. I ttNU tt h J,PJ!'J:'Cpd.au: tQ p:refer AqWlt".e toohle I;,eilll
&l!4ed. !or tr.h P'lJ:i'OH t!)c ..,\JU"II! !Q<lta~ bel..rJ& .d.:!ed t.or
~~~ priY.u d~OJ8'!:II~. 1 'IIOI.Ild bope there 11< eMuah
f:l..ll;d.hU1ty .1.a t~ ~n.b.J .U·'JCt'1:l~ cOIKept, if aml liheu rh.at ia
pm:-.'!, to ~t uu. '1--t1«l..
~C;:IM!l c..lh::: At t~ out'e!, ! PI:~"~'~ 4.r0Wl.r:l th~ lht "f
Mia.1c.a1.l1 b4urcllJ'.l.iI l:ooi1dt:q;i!I. .u~"t Cl .:If tM= h ..... 1~ .. i:Mn
t~,OI'X\ .q.,fL 11:. thea, -..d theruou II'OIIJ.d c.... -el.1giHII an"""1 for
Ut la-11ft p.arl:~ ~rOTUI04. Only t-.;J &rc lut>.ta.tull.y I-I:z.::l
bd.l.41aca 111 tUM Q.f ba-rl.D&. the: 0PPOJ:TI,mUy to pt'Orlde t..'Jeir 0¥l:I
,.n.tq. :n. otM", -.ld ~t .. ,..,. 1lC .. etet" .m..t tbe., 41d v1t~
tboM leu, u u.ey ue 8e.......u. Tbey -.o~d be el1:S1bl~ tor the
:la-U .. p&rt1Jq. So _ an-not Juh!!t1to.;t1q (:o~ kin.:i .,f uac for
~t.t.r. We are ellc.,..rf.J;1D.jJ th~ !>,.d.hl1l\i1' t·~.:3:t H~~ ll~tcI
r.,t.c~f1tt1'1i !,~ &~t 10 r!1.Ht r.:.~ aU it ~01le wWIt the:,' c:.ar. aotLll
fl.: u:4e.r tM cap. &:rod lfb1!~ t~1 c.[l. baVl 8oae. kine! of p..II:k1zl&
f.&r;il!tT •
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eo..1.d~~:r ~n:b.: !Cl th~ trtccnt t"'t ~ nt r.,jbtt~t'U~lll.!., tM
c.1t) if d.ac 1*"itI&: till: co.:, be<;.-,," tb:oM ","or1.e aN oet l~j,*
u:. IIIC: ,.,.lQa: for t't:;Qee ~~tJ ill t~ 'P'I-r'dlll It'r'U<:.t-Ir>!.
eo.n.d_r Q'I1'1.:~= 1~ tJ \lOt c~ c:it'y th.ff 1. 1iW>e!"l)![:,f t~
eIM~. rQ. c<ttt&\tI, ~tt~t 1 ~ &t'e -"-1D..\ 4t c~ •...... tye.«,
~~ yO<.J .u ..dd1q u.. ellNt ~: tbl ,..rid'C1; ~n,.;t'-'re, ~'l ,." ..
!!In jJpI"IJJldtoc t!wlt ~o: C>'t't~ .on: pot"'Jpl., lx:t t"," .... iI:~ .tl,,;tt ... rl'
b M1c:.r p..lJ4 trot ~ t~l:" '·UJ ,,_ ~l.iI. 1\ a ~t },tll;ll p.tll
lQ'f bop-rIM dt,.. ~t.~ 1U1~ tc. ,.., for .&!l1'l1 tbdr ..,1_it:
1:«rot:U:, OIW! _, (IT t'bot 'l"<.~t (ti-t.boII.r ill tbot. C<)I.t Cio!: t~ ?Cn1.Q&
ItNChl..-., Qf i=. tloc ent 0: net !wr1., t~ f'n:lrt6. l'"!~lrJ:8,i: x. ... lu),
~~ o..&1.-u ~11l"1: ! __ t:!w.t _ JI"r.:._ ttv-pr-.r,ot:.,..-J
ae..i..-1( (~"a ..... -c:or l-.tIOG ''I.tt. II!' n: ~~1t1Cl1al oI"f<lII''= f...:t.~
&Iaooft t.~ _~ 1,u.. ~tw'9t:: b 1 .... , vtt;b. ... ~rtL'"'{. .%O!!artltJrl
culr f/:;'f t'" .... .!-.1e ~ r.i!:a, lao:: ut Iv .. .
'~,&i'tUu et .. lho.: .it!lo&.l ~ ~..-.M ... ~ 1JoO!-':1:>':1-'!~~ t~ ... t ¥I: .-:!~ t"j!
'~~te \'!':e c:.;:>r"!':;O:::.ll..., p:~ .::;~ ~,.. t"'~ "'r-:'{:,.J!-"~. 1.-:
t~~ "lM~ v!).e~ H orisJ.:.lllJ' V&I: MhH~-~ to. :. t':'!"~ :,~~~p~
.:!h~,;.,ut"t;
C=.i!s1~-::t"l: ~_l.n,,,~: j " ... ~~ ~.~! ~_':;:~:"". t~~ .-':' ~:-l~U 1 {~~,
Ti-T.T7~:tT-IIl tQ~ :'~cr."'l:~ t\.~ ;,~" :-~ ~ .. ::: 1 ~ ~-'r.-.~r,
~~ ,,-:::'._l,~ a~.! .~ 2:'::ti:"tl.IIt ·~~ .. d7;oo;~~: ~~:e-'!l! .'''., I:' \:,;,~
a ~l!:':::'tr .1l"P,~r .pl,·:t .. ! .... _!~'; ! <;;:·-.~1:~: t: ~~ : ... , ~J!:'
":'::":--:..1!.~~_,:_~_\: 1 'H,_t :<1 ":O-:;\B~~~ '-.;' h.d: :'~: r ~:;~
~~~y Lc,.·:~ll \.-.~ll 17~"r. t~r~ic.U;C ~~ t~! ~""':~~I, ~j::-:~",.,.~, ·.· .. t
~.~w ti~= ':<t!.o:1' L:~ lC-::-~/o,·:· ••
C:a1n.l-:l C-~11";l: !t t~~roe "al' .:l:c-P~ j.!4:'Ul::o C""". t"b ;!;::h~)
m-th~-;;-~&;'c"\: My "YP, (';.-;: ... -.t:1 :0'').
~,n l C'.... CA..'U.l r,:.~:
-n--:T~-;;~
pan.(1 ..... t 11l1.
n-.... t .... 1'ttl ce .I ,-~ ... ;;t~, .--1t~. (~.:.-!l.it'l~~~n
?~n-:-~ l"\l'tj;,CI-l:Io:' I::d (.(. __ 1U::O~r-"c'n:~"'!oy ,.r:-!
o-.~it'll.&'" CLlll",,~ t--t \.II tilt ,;~. It~tI 0, ·~~~.n1l!C'::: e! ,;r-:-td
f,e-Sl,j'!:lU.l.l S .... ~~ tor c:.::.-r>:hl t'"",.
!,!" S!~""-~ A. pl"L»J.a.r!, t'!Ml! uto",,,,· .. ofHct !'o •• 1~~1~ thoe
:::onc..H"rl .11:'1 forth t:a Il, -..:ott. __ ~ "~~J"~ • :.-0< "!;,lU. s,,!SO';,
Ill!! (.OQC.1""~ !b.at 1L wo..J,ol 'n--d . ...;-. ttJ.e cIty t~ .r-ntctc.tt':l..,!;
?tOp!!!! 1D c::'lM' ., tMt 1 .. M": f~nr. i:! t'tt: .. ~rCJ:!"_' n-~ ~1!1 n~
",-iSll1..u, dlreeted u-r-r"t (c~Hf')l or<.l~~rKU, ,~''':~, ... th-o,~ i.
1I'1!ri::el..,-a&e: S&:I!C::. !-!<mle., tc-l':-e-vnt cltj..,. l~ pn"tf"tltl~ ow:.~N:
of nllt.U ~l''I>' ... n, !~ tell4 ~'\ of _l~ .. OT tbr .... i~ tt:.:.'t
:r~t&l FI"l:lpi!rty. Iiovt~t, tbe .ptP-e1!J.~ l~i'C of t!lof, bill .o\ll!!
.. tedu<.le tIM' elt, t~ d?!:q ""-t ~.: 1"ec~ r...r.. n.1 .. Hll
v.tU 't>eccee ~ .1ul,. I. 19-e.~. Tb.r-etOfll, .. rltt~ rut if rOll
V'OIOld .lUI: te l'r'nornt tIM' lou of n!i-ul. -.in dowat_, tM onlJ
lIo",:f'Op-natec .... , t.l) ~l) it ia 'f~h rLU.~~, 1'I.:r-. :l--.er-fl hu
<1:n:tte<l _ ~~ ...nl~!l ~;:! ~ .I wNtlr:.:!<t feu: ;O-:-oJNIII B.A,
11 yo,-, ~e~lIS~ YO" ...... t t::. t~.e'I01 7.1 r-tZ-<T.!t .. -, tbeN ,1:.,1.
c.:-h.1;)U4'r Chrl.u·_ul Iterl ~ aMII! to iQ~..,d •• peHcy fha,
WIIUI!II';1:6 tbal U th;".,., t:a11:a L-': t«I."rt.,6 !J"CIII n-,,:!',Q.e:a~1.al to
hotd or o!'llce, the-y wo!ll4 hp-I: to ;r-;;o1'i~e t.be ,...rt..U!.I tt...t 'Ir.I.J.i..~
.e.CCOltpIlll7 tblt e~ 1'0 ~1t7
/>!'r. :::'_taAl.:I: Iotb w1t~c r.l~ vitnou! tM uu .. -=t dlnr\.n. 1t
H J:n'H!!e1!t, ~UlI!a~ t';lTr-r',::tll', :r-ed~l!'wa.l."" ::au ...-if',11: c~.e
allOt ••• :.! J.i,trlc::t t~blc£111 de e.:Jt pcrti~1p..tt it: thr
.-... -.. -.. ~--
i'
Excerpt ftinut .. -S/15/e6 City Co~~cjl M44tj~
61;1, Sehl!.lc [nCIHlt hes
Planl'\ing (;9 •• 1ulon r-t,co!lUief:::ht~~n 19 ~.r.lit I~r t-.. lldl~'I5 j~1
.Ioet$=1~ C .. teSii>r1t:.; I, II, Ill, cr.,. eltl ... sIQ('J per iltt ~~ .. n ti'l.
M:1t fAJ! tQ ... txt.\,la of twenty-fhe ("~l Fer,lfr.! .~'H ll!'"
existing '.QYllt gf fh,~r .. re .. or 4.',OOIj i':;~H" (elt Qr fl00~r .firu.
lddcAe¥er 15 leu., v.nItP slIclil .. strlicl-.tre 1, iilnlllt-.. :1 a ~erl1t fof'"
lel,.lc uPllr~.4IR9.
Til" 'lp~1IS1QI'I wOIII.!S not-apply _berlt .. bOllld~.,'$o f~j; l>H~ thl
111\:utfu ucu'cls J: 1m till. CO~, &1:1" Z: 1 III tile Crl-S.
Counc:ih'!'~ber SIOt-or-ius. $afd ~rO!Jerty 'H"~e"s IOE-re cO~O;;l!:rne<l ~~;;~t
th.1! I!:c,"!'lclllh; 1.pa;;;ts. of tne i'Huti\l~tlorl dn.j ups:r.<.1I~~ tc ~o~
for~, Un~er the prtse~t ince~tlye$, t~e fifi'~C\.l l.ptCli <l~ t~~
siuller ~1I1Id1n'il ",ere not ghen eno'"5l11 consf;u·ril!tl.;ln. Jf {oc{:cd
rel'1e-lOu thoe tl .. ilcJln~s In Coitegories r. lj ~"<i til thrOuy~,Co',!t tr;c
entIre t.]()"ntOlOrr St",dy <sru. ab~ .. t 53 ~iJil.:jir'9~ ",ere ~ffect~~ or:l
thre-e were .drudy ~b.:lYe e1t~et n.t' 3:1 f,~,< (;-1 trH: ~:} F,~': ",",I{t;
lOo,lid be the cap tQ ;.;tJ)c:~ the .:~teg::)j-1 H~'li .. ..l. jt lef. J(;
tJl.Illdlngs 1n Ule otd C.C 20nl!! and II Hl t!1ii' ol~~::. aM llr-i-
lIIat1c,111y afhcte.1' by the Hdu~it: ordlr:a.~ce. S:)lIe of '.r,e
tn~l1din!ilS Jr(!re also in hist(lr-it cHeo;orit"s,
AHtNlUI!JrtT: COII.~ll.".~er S .. tQrlus soni!, u:~oIHlecl by I' .. ollli.
the 111cUlt lu ~e chn'ged to retd "' ••• H percellt Qr .L.l.[)O $~l.Itre
feet gf flOlor oIr::-:, ... h1ch.e-.er ls srutH,' -
CCI.Ulcilir.e,~tler Su\.ori<Js clarified
allol1' the jlredoyslJl e.l;istin~
In lOll !;I"ent OIc..,ld t~LC' /I ,<'lid, ~c,t
J; I or L: I ,-;:,R tv e~)~r; .. ,
C'\;"l'r~nt11, a 5,uOU ,~ullre foot h,t .:;>n1,)' dllowed <I 1,2.5\1 ~q',jllre
foot 1~prcveme~t ~ecause 25 pere~~t was less than t~e l,OOO ~quare
foot ..... ul.~um as preser.tll itated. xtl'ers<,d to Soli)' 2.~O(} H~loaore
r~..:t <.If £:. p\J'rcer.t IIo'hi.cl'leH!r W"!> 'ire,Her, j.lfod.:l'!cl dl' op~'1rtlf~q)'
ror an OIpgr/lde lncludin51 u 1nCIf;nthe allQwance of (,5000 ~~tJa:re
fut. A ':O,UOLl square foot lot !n the pru-!nt SitU.tiOil w~\jld
Qn Iy ~et d .2 ,1:100 sil .... re foot grllwth facto; beca"u ; t. IfU til"
teBl!r aA.;)l,/nt of tP-:e ~rese:nl e~uatio(). Ai a percerot r;lf the
exisUn~ OlJlldiil9. tl'le IJtg!r buf1din~' .it"" its att~;'!1jU11 hi ... h
costs ~ot j fractlonal percentdge of rx.isling bl.lildlng ..... lue bod.
by 10'." of iI1CIHltlve~. lIy reversing, •• H),U()U :;qlare foot lQt would·~et a S,UUO sq"are fllot i~~e"tlve. If Council ~dS concerll~d
~bout pf"o~1d1n~ suppt.wt for uPIlrad!:s arid for the r!'tenUol'I <)f
~~il~1"~$, the chanQe .~$ iQ~ort~~t. He ~n~ Co~n,ll~e~~er
PHitur;:ci tenaf!d t.o e$tdtlilsh, within the 3~U.O()O sq"ure fco~ c!~.
two tJpes of r-e$trve allocoltiol1$. OI'1i! ~Ou'd bE for oIClcl'1ities 011'11:1
the other 10101.116 be 'or t~e sum of all Qf the his.torle, ~",lsl!!lc.
han4ic!ppelj dnlj wriy~le roo~.
Plr. i:i_erillu ui<J illlpl1c~t oti.thin the eXl;eptiorl as pro,:.OH'<l t>,r
tht;' ",I.anrlln" C'J;IIlIIi~~i(Jn c;" .u he un<lerstQncl tht' oI'~eildr::ent. t'<.e
tot.!1 o::r. .. u,siol'l lOould folll .. Hhin t.()th the ~,rOJcct siz-<, 11mit$ ~M
.. o"ln tl~ counted klti ti'li n the CB.
1'Ilyor i.,obtl o:lari(ied if tl'.e 4:cerld,:~nt SJ~$:;~<l, Ever extr;: ~C\'Hr~
foeta:H! wou1a '::Ol.Hlt i!gail1st t,~E 3lll,CUJU ;;qUdfO' fOJt CJ~~,
Co,-,ncli~e-,,:r)e" )'Jtl)rillS r~i'erred to tile I~~t ~,!:!rlt"nc" in tte" ,,~,
'Tl1e e..o:p3Jlsic;.r. .. oul~ ':U)"t ~p:Jl;r' wi·'''r~ ,1 buil:i;rq'~ H,', "ith I.~,('
~rJct'r)ti'IC' <;~t,;t!"<J!. J:I lr1't~.e C:~'-C H.d l:1 H, ti'oJ :':L'-S," ~~,,:, ;d'C:
it r~~<l lccwr~t~l)' tor ,,:hat .... .;,~ 'leJ.~it, tl"t r,e kn .... o~ (,('("lc"'~
I'j~!?rc then-.. e-re ~)fferent into:r~,ret<lUfjn:;. It -"'H ;,,~,c;.rtJ.r;t to
'Jnde-rst~M:I one cc"dd ilot i'lcr~d~1f; J "ul!:jjrl'j':;. FA., ~too".8' tl~~ ':':1
0>' ·)t>OVE: tile 2:1 FAR, If a buiJdirl'3 h<l(/ 01 .... I~:l F!,:,' .ilnd .3 J,:';OJ
~ilU"'-1! f'Jot Si!1sl1lic ~llo",uce, thE .,11tire spi.mic allo .. dnco: ~owl<l
r.ot t;.e e'l(ercisecl because! 1t ~oPfle.:l out ~t I:U. Silll11dr C:litS
III'Quld t.o(; i r. the 01 d C:S lOil€ .. r •• cb 2: I ~jlpl i ed.
Mtlyor Cobo oelie~e(j it might b" clt!Her to :.:hdn9'" thl:' .01'.0 '~it:;'
to "nc)ucli,l:/,' He SV9!:1tsted s'.df could <lo ~t if Il~C~j.iJ":'"
C,,'ollcillr,ernj)er fletcher "011<:1 .ipce tl'oe uuilriir'!jS )jo",ld oe e:o.e-m;lt
fr~~ ~~pplyinW parkin'i, s/'le ~skcj ~bout t~e i~pacts o~ the p~r~l')~
• <l:.;:fi cit,
to~nc11~e~ber Sutoriu~ oplned the cr~cl~1 fit tor .as ~~~t~ler
!:.ocncll wl~ted to prll:5.erre the prlSe,)t tlusin~sse;, IOhlch O,C"pif'd
!hll b"lldir.!l!i. Oralll4tic teHl.cn,)' spo"~ tQ the 1011pact~ of thl!!
sl!'('~ic rer.4.bi11tattol'ls cons1deri~9 the (lI,.,:"ber of tl1Jl)din~s al~cl
theIr HI",e t() tIle fi5l>ric Co~ncil ... as trjli!l9 to prot-e-ct. It.1S
f~ndaae!ltal to inspire up~r~de r.ther than ~~Ie arld ae~ulit~on.
Council~ember Fl~tcher lOal'lte~ Co~n;ll to
1ncrUl>ln\l th~ potenthl byild-o"t becauH'
extent the b"~ldinys ~eeded to be uP9radcd
~he preferred a hardship situ:ltiorj ~rl'He
bOllOJ~'i:S \t, terll!~ of added ':::e'lelopl~enl ri':lhts
bl.n~et ap~roval.
tre.!d caref,,)l, on
no onl'! i(ne .. to W~dt
fer >tisl1lc pl-lrpolieS,
(;<)Ui~ti 1 ::01.11<1 01fH
r.n.her t:-;.an pr.-''';.:lin:)
Cou~cil.e~ber Re!lze! belilf;ved the Plall~in~ Co~mi~iIO!l i~centl,e~
anticipated 4bovt 425 spaces ~ould b~ need~d. The pre$ent $~l~mic
orlJlnancl,! reqvire~ an eyaluatl.;;n win11'1 ili cert~l~ thle fraille ~ut
th~re was no req~irement fe>' ~njl ieismic ch~l1~es. ~~til ~~nd~torj
rl;-!l~ii' '(as requiro2'(l. rlO one lII'oIJld ~IJtol'lati-CJliy b.e P:Jt ",n<leof ol
ieis!lilc hardship ather than for th~ it~dX'
~r. $(.'Lrej~er s.al~ In HJe :;Ituiltion ~rlere .. iJro~er!,)' o"ller
r~ce1~ed erl~ineeriny d~ta ~hich in~i(~ted d prOblem, dn ubjective
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of t~~ SelSlni" PrC;,1rali wu to wake i,llff,C>Jlt e;tll~r for iHur<lnc.e
or ot/ltr r~HOns. to noC ~o ~OIl:e!'t~I{"lI' The obJHtirt ""'~ te
CI~ni~yot' .1 1;r.e1 of dlSc~,~fort 'ld~llc'J~ l! reql.jireJl:tnt, ~ll(l tllere
.0",la be sit .. lllitlon5 Ir~'!re property cwrtt!r$ WOlJ:d f~el IIIi IH!CtSSlt}'
to 110 $O_eUil:11j ,lQOlJt the1r prl)vertJl IIfhether it Il-e .:Ie./ll[)jitlol1 or
(e 1>' ; r.
l,;"',Hlcil_eaber ~en:~! cl..!r"Hhd the or\f-tiQC e)(p~n$ion Wd.~ ~Ii(,lwel)
~n th~ ~~Is.~ic c,ltegories wlthOtlt regdr"d to w~etne!'r it ~CI$ re,)iy
u~d.ted sel$alc~lly.
~r. ~c~rrlbl!r said the-",hl'!l:u' "linrn slJch ~ stroJctlJr2 Is !lra.'lted ~
prr.lt {(}r sets .. l;;; 1Jp'~ril.oJin5i,· lias Inte.,decl t(J I~e-.ul $e;'i;';o;
~p~radin~ 1J~~er t~e re~ulatlo~s Jdo~t~d by Countll.
C"i>l'Ic11.e.tlll!r ~enl.;-I be-lie .... (J thi!re 'Woulc:1 be ~H_,.1n9 de[!re~. r;f
need in terw\ ~f i@i~~jc YP9r<ld1n~. S~e a~reed _fth L~~nc11~e~~er
nt't,,'l!rr I 1'lC""'!l'lat ".I)~nt cd 1nCe'ltiro; WilliS oePllropriolte "'nt' olS
'.,'HJncil o;.inec:l elpt.Iei1C~ .H~ the :seis~'c r~~ort$, 1t "'~lJlc h4\'e
.I bett~1' rde-J abOlJt ... hether '1re<llter incenthes In""!! r>".er:ed tc
JlcQ.~lis~ its 9D!ls. It .~S Bore <!ppropr1<ite to ~ait. EverJo~~
~DJ1~ ~tt t~c ~~~e l~c~ntt~~ wnet~er thCj ddjed d (~". ~Qlts tl) t~e
(u"".:j"4t i 0':1 or Ij 1<1 .l o<lJ'Jr lJf~r"aj~.
C~ •. 1[i1I:;e"'~,"r bl!r;\':t.e1 .a,~rf!;:\l 'I'll"', (OUflfi\""I2.n!H:r ~~"IE'"i ~<l ter"'~ of
t,-... hH '.:;n~l1t .\:,\,;ethlr,9 CCIJr.tEC; 05 .l <;eis·~i.; '~P9r~il'~ ~'llJ 110)0; 1t
Fl., unJ:~r tl:~ ordin"{l(';'. :;'rn" w .. ~ tou, be(dV~~ .he ".ln~C'(f to S~e-
1:".:i1o;iI"~=_ , .. ohr.t~rfl)' u>l~r<ld~(l .... ltt'()·Jt t>~lng tvtal1 .... (J""c,:\~r.e'~.
~~,( l\I"~~ ~or.ceT~ed "~Jor r ... i'.~billtatfor. cfte" J'.ploc~~ '~oe
e~.i:;~ing CH,at1t Ill!pe.!dj.1~ "n r,,,,,, :':<IJ'lr t~e ujl£jnJ" "r.d tile Sl-T·
'(1C~' ~i~~,t ~e 1,;5t. In t!,,: 1ntp.ri<l" Til:e "oln;1'," .~<I'J~r,; i,)I)L
l.~'r".!~" ,;'J.j!<;; c'C" ~S,L,l'J .~( flqor ~rfl.J pr"\'1Cl,,d I.lle r~tio .,,'~~ t1ct
,,)(t.;.'CC,;cj ~r 1:.rJi.I'.1 ~tt1Jdrll' tl:et ~r~.lt .. r tllan tr,e-.~~:$ti"\l fio'H
lroeil, fi"<ne '.:o.l~ld potenti.ll), tle· arl irlc~ntly.e <>~ yredt al l:S,IJUU
.. "WJre feet, if., 11)t ",.~~ lar\jt: ~n(lu\l"', ~rl Oist1r:~" bl.di;j"1~
CJ~id ~~y ... thf intentive for !~,G~Q ~dditlonal squ~rE feet ~~d she
.~~ cc~~errl"'d ~~owt ~o~cone bcltln~ (JO~11 tht Ijot ~~ter ~edtll'rs ur
{(,ll.Jr.~i't.\oro on" reCeirln\l the ler~e 1J~~ra.j"e.
,~~" ~'!;;l~11 .iid t.he "$cer.(ric pointerl Ill;! by C~~I"t~dr,,~Il~er ~"'ClllL'i
.. o-~ pc~;ibl~ to"t rrl>t ~rO:::<lOle SinCe!' b'Jli(:Hn'J$ ".e~e in r;.oIt.l:~'l)rl~S
~, Ii, H,j Iii. ~h~n..! bl<il.;irlif W1l5 s .. i$~~c<llly r-ll'h.l..Jil'tdt.c dnrj
e.,)iI~.QeQ. <:!1dIJ!;i~ ~tiHld"rd; ",~re r~ferel1ce<:J iro t~ .. seiS"J,ic (lrC>;·
n,;-:ce. (/lIl'le-r It.';" cf the!' f'dl~ Alto ~\jrll(:ipcli Code. Ih.:2
o;"(:i~u~(;~ Jld root reGlJ1rf: p~t>Olle to reP,il.bilit,te, t)ut tables set
out ""Flat r>!oe-o:!eo to be QO'l1! if reh;;\)ilHatlt;Jn lOerll! uro<lert'io:.2n. it
,.ol.dd hHE :'0 C~ <I f<lirly lujor re-~,bil1tatl"n.
Coyr,cilce"tler levy s'l~ the ql<euio:1 lOas. w~e:'l1er to de.,] ."ith
polIcy 0 ... ([et.l.Cl of i~plelile'ltUlo:>r,. :;'1 tt>rll$ of ).'olic),. he di~
n~t se~ , dlff~re~' .. d~Qng Co~nc11 to ~roylde <In jn~ .. nt1re to t~E
:SlI!is.'( hijlrt>re"i'nts .,nile k.eeil1nll In p\!r$pect'iH: all Cif tfre
otlJEttOes tor tile llololntC:"tn .rei!. Tnt: Guution )-011$ lo'hH'ler to ~Q
.,tn the reC:QliitlIendatio.lns M the P)ilInl',in~ C01l1ll1:51S10r!. ihe ci1an~e$
Ioferl! .$'!l!!lfic':1t in thdt a ~,OOO SQ.u,re foot bvilding (JrlOIH' the
t')ln",h; COIII"iissiQn reCOtlllllE:nd.Hior'l COIJ)(j -Ida I,OUO $q~dre fe~t.
rl1~ prQPcul ,lllcwed for ?,Sc.:U sr:p/ol:-e feet whith ~<I!. ~,ore!' tll<lr'l
u(HJtlie. t.. 1t.>.U()O sqlJilre foot [jlJilIJlny Jllowed £,D(JU squ~rl: feet
I.!l-.:l""r tr,@ PiJnroir.!j CorM1i.sfc.r, reC:~lIlrtll'nd'tion Jr1(J Oie ptopO\<l1
alio .. "!;o ~,lll.ll~ sqlH.re feet. CI)".'I(11 wo~h! see 0; ~19niflca(lt a.~our>t
Qf ~qulre footaQr t!ecalJ~e C"f the c~u~e ... hic:i'l ~~uld thrC"w the
other ",le.e-nts "t" th~ ploen i,ll" <I alffererlt tlalan.::<!. He lo'iI.~
lJnllrep<lr-E~ to thiHI!ile 1P1jplerllto1t<ltion signlficar,tly at,d wU Illore
c:o~fortabl€ _Ith t~e e~d~inatlon ~i~en in the pr~flnill~ Commission
~n~ stiff reco.l~~er'ldetton.
Ioir. Schr"lbtr Si1d ~e
nl,;::Ioe,~s. Ji hd.t1lj· dr."
1n ter~' u( ~heth~r th
,:: }lerCII!"t. K:;,:o,t of
arld Com-:nl,sioller L~lJiler. ci1ilnCterilt<:J Uie
~ed witho~t <lny In c<:pth i~Jly.IS by ~t<lt'
d~p;-oi':-i4te nU.'lilJer Io'as i..'.DOC, ~,5()O or the
M: propHtles for .~!ct, t,l,e elt~jJ"';OI"1 wts
ilvtllHd.e v~rt 11tH U'.1'1 ]V,OOO 5""".-1' f"'.lt '"Jlldirq~. R:el.atll'~I.1'
;;~ .. ~~ ~ 1 ~~;~; 1 : !.~, ;; r~{'~!I:~ 1';'11' ,1"U'l[)d "'c~lllJ~nr/: 1~~~t~H' ~.,~:; ~ ~~ i ~: ;1:~: ~~ ~
1II\H·t ,.. .. ~ r-eltthp;/ u=-tJl 1r'l terll!$ of sCl"ilroil fOl).t'~~. The
(liffere"~t for u; u.()~O SGOlC'-f feot ~"'/lld\ng w" ... SUl.l $Q",Jr-e feel.
~r, F.irct:ilJ S,,\~ .!.$".Irl:; .. c~,..rt~e to ·.t1'c"'tn~r JI/IS i/reiillter,·
.rod ,1$$w.I"SI ,,11 of tbe H ~' .. ru·)~ ~ot 2,50(1 Hpure fe-e-t, 1t
creite-d I ci'lu'~e f'-::;JI 53,Sln' 51',i4r~ feet t:;! :I<'.~OIJ square feet,
~Cl;" ll'~ on-site ~"f},\(' .. f"I'!r;: .. 1 r(!I'I",t , It crl"<:te..i <II; '.p'l:J.ct \r1cre~.e
t~ 371 ~.rli~~ 5;.~t$ ~~ lSg 5pa~es.
I,.('\,:il;cj.:"'e.~er S .. tor: .. s cl~rifitej tr.tJ' ... err diHoISS1"9 costs.
'~I'o\.!,-.c "HII rot".t:"jllltl"r. n:lt n,e ~IZlblt c"~t5 ;n~olHd il1 thE'
.~.~Ylj~, ~I~~ pr~per~1 Olilntr ~~s r~q~1rt~ \~ ht,t l~~ dtt~~lt~
''1,111.11-1$ l:QII:.;hn:te6 a~ ~1.s (n" he-r ;o",r. exp".<1St ~"d th~re ,...s n[)
r"!!'1.&:bll"'j,tM"t lCr,tCIj!t. Tl'u~,..t wer"! $~ltt;lt dell-Ii" ll11pact$ and t:;oe
<::~,,~t:'"!\$ 1-~o.,14 !:Ie .!llt t;' •• ,r ... ,,:!!rt) c",ru!r lIIo1Jid ~ec\~-e-. He
.o.,ll<1'1"tl1 th?1~ wi'lQ .>1rlr<l i;: ti1t ii-ei~r.IC ,"'!:'J l;r,(jer:ito~~ the CO'i.tS
InJ, .. "h,.!.. .t c!'.r(\~·;:! ~t.C\~I.O~ \t .'" ... \e; tl-t "(CI'" <I; tl'Ji\<:!H'~ ~",n~r,
~ .. F.~ ::"·~~",i: •• IS::~r -"~t1'_"cci i~te~jt,:j to "OI(t .er, <:llc."~t;'jr'
.. 1(":; 1 t~t Cl, S.:: t·,~:; .r""l' ···ct t.'llin:,' !i:l" .... t "Jjitior.4) Ht\J4r~
{,;:.t l",~ :>e.,·; ~~ ~'.<' (!r'
~t .•. , ,"." ~~;; t'", ."':C.e.~ .!~ jiffic,it ,l~J >:."e';~~~~, ~~.
'"l~,~l ~y~rr~": t,;, I~., it~r," .. ·.H.~. ~,:_,~~~ ·.'oe""!','·, ~,·,'I the ,~,f_
1'.:;,;:1. :~~1~1.(:-~·e ... :·j]C f~,_~ lf "0 .,~~ tel .;:(. tt,~ s;:Ji~-\(
r~··.:·ell~>'~· t~.~ ?·:'~~'J.f .. 1"$, ,:,~ ,:~t ';,,~\,-fS$ ~~c.! It' t"I<' (C'st~
"".': :t ,.; .r~.~~'1;i'e. ,:t,'.~, >-~c;;,1e ,~1cl :;~,. 1-'c .. n~l"·f'S )~
.'r~l'-.:'>:' ~!rr -,1 '-.C,"··,I·,e"; ~~C!'"le t',~ri' ,(r., tee ,~o!; r,)
(;;' .,:1< f .. , '.''!' ~:\t~ r,':~r,.·j t·, ~J _~:~c'l-t :'-cr o~t'"r·I.'~ ':'Jt
',,, '"" '.".':" :",.'. ~i !·~.l;,~ ",,:,,1< ,:.,r. "~I ti·.", ~tr,.~C'J~""" i-01~
:~Jt: .. ~r· ~,{; t~.t l~·,~,.l'" "''''eH !t' .. ~,:~~ ,,~~ n',on f,)':
·:.~;l;·:IE 1t.' ~." I~,<~ >'~i'.' ':'Itc"~ c~~ ~';lld~I1r;1 .. nj It ;idS
, ~;·~rt! ':: tJ!" : 1,<, ~~'.J. C .. D ~~'~J r~ r~,·. c .. ~' t" bt H,,' I \1 on
It.~~:·,.':t·,t. .. ~~ ,"·.·t (,lro:.;Hrll.<:' '..c ~~ ~~)\)r,~. ....<>.,. C""JJ'>c\1
(r-<·,,'e;l ~t t~1' (<I. ~~:j l ;r:-t ~,,<:o .. ::h. "r,~t S)c,t ·d"l~.j· ,lrld .rl~t
"J'';; r::-," HI' ~~ .. ;;rt'.:l tr,e ... e~d~en. ~t' ~1~r'fie.1 th-<; last
,t,,:<",,·;.: jf t,it "'J"~~' ,,!',,(r, rtt~rr~d t'J 4:'-: IA,,-I~ ~.I;f' CV~;,
;~o~l:.; ,1'J i;"cl~c:.e t~ ... '~'I_~.
"'.lHII"JIoIHCr HHAT[(l; HI I.IIIEII'"
~f r~["TT-F!lE !~iCE.T.,.Q_
,"UATH,·
no: L.t,JlGi,lAgL TO HAl; •• ,.1. l'tAit tl'fU.M
Z,5QO SI.II.iAH fHr.,,'I1HJCrlEHR l$
1.,.!.ilO.UJr PAS-SEC! 21 • rot.e of 5~l, iuzel, fht<;.her", Lel1 votlllg
·I~,· [1~1~ .~1,~t.
!'I',~r C .. ~!: ttf"rr,., to ttl~ "'1'"' lIIotioll ~.,Ii r;!.rI1itd aand CU_N a
~~~~'d ~~ ~~C'~~t~ .~l~r CO-So
..oliQ. A50 .... rlo,[D I'ASS£D ~1 ... "t>l or ~-3. IUlUl, nl"t,hcr-,
Lerl 1"'t1A~ -:10,· (1 ... 11 .. ~s: •• t,
"U~!~.\ Co¥.c11"'~cr WQol'«1 DOye4,
t;\H l-taff bi' dlrt(.te.: to ,.("hfit 1!1 tilt
l~~ ,.,t:<tj" _o:te-r1l1 t~ ~" JlrCrl,.c:iJ hi f,.' i 0 .... 1$\iI r.;;:J;'!_ •• ~ati CIS of tlle C(u.led I:
_,. ~lst~ri~ !c~!.tl,t1
$~co.~ed by '.tit~c~1.
ordi~.r,Ct5. rt50lutton"
Q~r flh41 re-ylev, the
SUff :'t';QaaI!I!~.t\o. witll <:.11 ... , r: 5 U ill 6~ (Selul( InC;:IAtlvtS)
t~r ~. '.~e.tl,. for C~ •• to ... byfl4iCI' 1~ alstorlc;: '.t~~Qrf~s 1
•• od ;: '.1I1elll .11''' lOt III uU_ic;: C.teSlOlriel-J, 11 Or" ill), 'Which Is
.. ls(hr t~ t~t Stls .. lc I:H;oeu.he reco.atn4"od b)' tht ?LlJ1r.tng
~O"\.1\Ot tUu" &b un! de iJI ''''i!;23':;c. ~f April 3, 198b).
)pecUlcllh. tne hcutire .gy),:i pH.ft, for bulldlAIil-In these
bl.tod" c.t.!ilorl ..... 011>1 e.lp,u,sloll p~r sltot IbollIO tla eJ;f~tlni
•
•
MOTrON ~OHil~UEO
1"1I1t of 1'"1oor HU ~f ;2 .~OQ Utill,,1I' rut Gf floor HU •• i.IC"h~It'"
15 Iretter, .~'Q 5~~h i 5tr~ct~r. 1$ .r.lted • perslt for •• '.rlor
r.st.r.t~olll.
III •• Cllti'.~, ,t.ft ritco.seJld5: tile fol1; .. lliI '11'. l,;rtf •• Oull" pro
ira. I, t'e C~.pre~ •• ~I,. ,ri' reqrlrll •• fi~~I.; t~.t ••• 'tjO~i
w'yld aot co.~ro.ll' ~~. cl.r.ctltr of .~ .istorf, b.fi41'1',
ut .. r1 (!'r.
Urlall ~cs!~. PrO'!iru lOb: [.lpus-IOll:s cf ;J(lnt"II"JI 1I~;I;ll'''1 II'!
historic t.tegori .. , 1 u4 1 shulli requin fI~.Ia.\ls 4(1r;., til ..
4'$lgl1 "'1,,1,. ~r~-=tu. tll.t til. c~ .. ru::t,r cf lIIe) hi:lil,. u_te.
rlor~ ~OUIA lot be c .. pro.1"~ ~~ t~. c"'3.1er.,.
""4.1or C:otlb .:l.rlfle<! Olle .0:.1-"1\ ... ,n
fled teo r~HI. ..... .I.~'.;",
ff'tt." .... 11 fcr.el'i!f i $ ~ri!.1 ttr.,"·
CoU"~"ili::e"'t;.E:'r ,Itl<;hfl' 't1~ thtr~ .I1r,u~J' .. tr~ ,·;~-tl'e1 l~: ,f
n.:. :o'o1;i<;)11 po,H-d I" t.!.:;it.",~ t" t',f-,~"~ , I~ ;H~~:, {<C
,",-Ent~l i;~pclct ,J" t~t ;,r~l,"~ :;:l;"f),1t "0.I,j ;e! I, ',-~"~ :.>
it ,.0.. ;'10" r'ld"r' . .,~ f.or. I.~"'cq ,~~!,t .1',-t're ;1 .. ~ '." t':,,:
>Jl"~)iv'-'s e'f'l'r,,·'<'; ~~c 1t "'".i,~ ~ll ,'c~~ t,;): .. '"c-,'i<
Cc'u"r.:~h,!;:,.:;'!.'t il:['~'lel ~~r~~,~. t:" ';ri',': \ :';~.1· ,;.",:,'
a<l':l~cj I:,(j ~.~.t(e$, n t,I'~c~ rHi:~ '~~i'c ~,.~'t" :":'~ .1·.
"~'I:.f,"; ~ll ttlt >i~) .~,·'J',-~c '.c ·.r,~ ~<,.; r, , !' ,
,j.sC~$~ic.n cjc~.;:{"C\~<,j Ie; ~ !.; ~:;'''llt ~,i,,':.;.' .'
W4J" .arclw,1d O;'lt;I ,,~:e1 ~<"('"-,~~, I~~ ,r .. ~'!" .. >.:: I,"~
ir.cr.:!.lse til", f'·"e,~ti~E~ ~~~t1c,.;I~rl) fL,,. "1;(-..'(': .'1:,
reS\J~t In (.~rt4in tlw:l.:!ir.g~ .Itr, ,;'sr'·,ct;,!: J~C',,:·.,·.""'< ,:'
l t r,
I'j~e ~.~.fcr '$.I).oOlll'J, $,icj st~ff t:=~I!'c. t~e ,L,!"t~', .'t,'':,T "';:-,-: .. ~
t~;:",-u~~ q,e-frl~1r..rl' I\ ... ",",r~t~ llO>l:rj i,.,'iH If~li I:~",~ .. r"~~ .ltr· 1',~
'S.aL~~ ~O;r1t. "l~qi! "Y C();I~Ci 11:<,"~tr ~e~'lt~, ;.',,':er t~" ·c',r, I"
i>rO,.rdl\ lUL'. €XPi~5-fO~ to t:~e u~"",;t~ .. ~, ~'JII,'r;,;,) ,.i~t:,~,~
[at.tL)o~ii!~ 1 <!lIb', "'~J~'::I r"'~c·\r<' ';)r:~)~~~, ,~r-'''~ t.-,( '~1">'1 r,,'e'.
~rQ'~~> Ih<.t \/I~ ,~~r~{q'r of ~;;C~ C,JI i,,,\r;~' '!"(~"l".'r~ ",,-,,,,:J oJ; d
c:c.rr.Il1"~ .. i;;f''' toy nil' t~p.'si>J~~. ~~,e ~",;,r,ni.!t~ I: .. ~\ ~reH
(<jncerrJ j-f the HRt:!. ,,1~11~e:(l !" .Qr~ ",1t.~ t~Ie ~~:, io 1"P"l'itlO'['.'
e,:,:p.l!)!:iOrlS of the I1fHorit t;),ni,:iir;-QS.
COl.lllcilse:lloer l~~)" as~iI!'.:i n",. IIiIJCI'1 1Q __ ,Ht !CCLIit loU ~t )~I·"'f" .;n
hist(,ric t:H.ildlr!QS 1r, Cttegcu"les. 1 .,.-:;1 2 ."~(h .. tre ',Cot ;,nl c,~
l~t ')ei5;:i1:c C,ueIlOf1t! 1. t: Of Ill. "n;lI';O ..•• "j ~,"'l<::'~:H,
f>!<lnrJer Steve Uli.er, s.tid ;t .u .n 1r.c.t.lf'!:nt
square feet. UsMt bldldil'lP ,,~rt O'Io'lstls.aC:.
,f
Cou~cl1~e~ber l~w.1 ~I'rffl~~ 411 ej9tt b~1:di~~~ .trt ~n~tr ~.W~~
or IU.OOU s.~L1.r1l! fte-t Sfllee tilt;! t\ll\tled 21,(;'':,1 sq~ .. .I'-f' f~f.:t all
t0getiler.
I'Ir, Olsi!:rl s~l.;< tl1t ~l.IJ;;J ~::'Hr~ ft.,,,t .~> ~r" 1r:::r<:.'t·\ ~:,;,'" ~~,ot
.... Quld" be alio.H::4 ~rl~tr U',t 1',1 ar,J ,1,;1 Fl.'l.
Couftcfl~i!l':ber kltcl1te-1 5-u"pCl"ttd tl;e prt!'noOiS ~tt;.:lJ'l t.e-t~'"'~t n.!;"
~ilS .. Qti .... ted to .>eislI;cill.r \Jp!1r .. (J~ sClie of t~r tl"lldH~1 ':.1Ie
illit) OItlltecl to presery!, ttle ~js.t.:lrlC t.ujldIJ'l~.s An'" t-ell.HUI t"rro!:
Vi're 5.01lle o\lerl~~~. 'She ""',IS 1J""'Illlr'1~ to ir.(ft<lH: th~ ~"r~;~,~
o:J~f;(il .)r .... i.e the Jl'Ql;'W,tlQr. SQ it ... " ... ld iJlcreuo! t!'l.e p.)r~' -.'"
.:Ieffo::ft to lin e'WtOl ~r!'~t~( :e.o;le'1t. $~e (.;)~i,j reJ! ~~~;"rt t:,e
101\ltifjn .os ~~;tt<'",
i
t:o\Jnclll1i~~/)er LHy <lsked ,about the-dlHe:"ence tlel\te~n the: ;,1.l'!n1";1
':o.u;iSSiQI1 rtc(lIlf!r,t"I'H.ie:d 1I1lowUlCt <llld if CO\lIlCi! rnisei! It J5 ~et
forl.lI in the lIIollon,
Mr. ll=-e-r-ur, Hid there would Of!: 'pprcu:il!l.ateiy 4,{)UO "ddHion~l
'<;jl.ldfe filet of at tlo)11d-c"t v.al\Jl!.
l'ulor t:obl) CI,HI1Ied 4,Uult :'q"dre feet "'45 the Illcr·e..,~nt.1 tlfHt
~f the dtff~rence jn Idn~\Jdse.
C.oun<:ilmut-e-r Le-,.1 clerlfie-d iriHud ~f ucl: b-lIii,jir'l<; .;, .. t 2,000
'Sq!Jare feet, tJle.1 ",,(!1I1d bul10 QlJt i:.50Ll '5ql.ldr~ fe-et.
cou'Icn.e_ber levy said for to'le Slice of cOr'l.sIHenc,.l' tat.t~.,
~ei5~\c '~d Historic .n~ since the 1ncre.~~~ .~$ $~1I11, he ~Q~ld
support t!le-!lotior!.
COllllcllQe.~er Sutorlus Said in addition to the specific H~~ reco~-
1II''HI~,ti''n rehrred to::, Vice ~Iyor _QOlle-j'. tte ~>;c; .10t <:Jr.i:
Iln[jors.ecl tl,e HRa r~co .... eruaUo.~s. ~ilt reol[es.tt(i coru:der~t io,~ .0
l110w -HI 111r:ruse .all of troE waj' up t() t!lf' F,Io.R. Iflt/;Ol;t ~ perO;t:,~I'
a.;~ or 01 Slj'eat~r c:r l"sser rr12:":;oer. Thf ARti ~o;l~~.·!d it ".~:>
1I1lp.;>:-t"nt ""d re(o~lJlzed $1~n'y Clf tl1e ~It,,~ iOc>ul(J I"1cr t.He Jd','Jr.
t~\le bec.al)$e Jn/tl1~r.!::I JOI'~,i~/1 (lid d"Ji'lit~e ~r) th~ fJC4<lE" ~j!;l,.~tl":\ ""
ili':;)ifHO~'ri<l:tE.
C';;lIn(f1~ei:lb~r 'R"B~Ho\ S",td troere )las d c:Hfft .... ncE" ltetlo!~Oi th" r,;":_
H!i5Ulical,y In([ H:lsi'1icall.1 e/;da"!::Ier:!d ",1~,tOJr;c ~IJjlCif)·.$ .il,H~'n
la .. ~Jo' .... l1en tire M;storl,c btJi1din\lS <I1ight ~i~c o!H<,{,d' J fleer ,)r'C)
r~t~() of 1;1 or the Cltner ~~pr'L)~~i<lte f"~~. ;hcre ~cr'; 1':i';lf,.
cant ir1Ce.,t;\'<:~ til rel~",lJel sirply ~.eCcl.II~t tI'P.j a!r<,~,j.J' (,;! "'J:
fn''''IHI~ lJ,l.r~in~ ar"Jd I-;lilld er'.10)" i> 1'~~~J.or ,;,,.. t~~n ;~ ~"C.'
r~4c\'(d;;lp~d. SIl" tlelie-~e~ H.ere ';(~s ,j ~;9nifi{dr"<t incr:ntil! In
~l.~e tor ~~c~ b~ildlng~ ,,~,j Iii:\'en t~Dl;~~ it w~s J ~:'ij!: '~cr~~lnt,
the)' Itere ttl1\ing ~to\.<t ~l1ot.~er ::,]oci:: !.He of c~rs, :f1er.e ')o~' !
se(i~l.Is ~ro~j .. :n ",r=d I!l'erl IncelltiH~ ad<J'ed <li1(Jtl1er t,l'J~'" f4'( or
t~~ Q( ~ore ,ars p~r~e~ i~ the neI9hbcr~o~d5.
(;cLJn<:lhi1e;.1b~r \Jec~te-I WH c'!J\vlllo:e<l tlJ tile ~7J11 ~n'OI,.·~t ,)f ~If"
fer!~ce that it wa~ wort~ YOlB9 for.
COI.I'lcilr:eH:tI:i:lr Lr:~)' <lSked Soti;ff to refig\lrt' HJ<: ';,'-I(JU S~~H~ loe,t
ince~tjv~ before C~l.Illcrl voted.
"'yer C(lbtl sugSlested Co~t'tcil AdjCllrn 4~ dou tC1 II;:J,~ p.~. H
pos~.~lt Jnd CGntjn~e the re~~jrld~r to the 'G~nCll ~e-etin~ of ~~I
l!l, I 'J~f).
(;?unt;ihiiell'!ber l:ie~hlel S-Y':jjlii:lte.cl COljr,cl1 de~! lOIith lI,e s1011:~,1e-n
is~~es ~llcI ,ave t~e t~or"y Issues to ~o~day, ~~1 I~. 19d~.
COl.Il'lcil~er;;ber Re I'i,U I tleliel'ed it .would eqH,dlt<: C()W'lcll <ljsc,,~
~ici1s if /II~~end!ilents to Pl~~/lillg C;)III'.js.~IQn reco~::If~n,jHl"IlS wen·
pro-d!Jc~d Ir. Iofritln\i lin\! mdclf J'n1Ia!)le t() l:oU"l1ci\illtl:i4tlen i"
a~ranca of the m.etin9.
R~TUR~ TO ITfM ,~. ~U~~TU~~ STUOY
K.a)'or CQ'!tI .aid tile .... (;te
refi!ol~rir.,,; the incentl'H:.
l1"rk O!Jt tile fi ~lJ";h
o-r. tile J~otiol'l Ojowlcs ren or. ~t~r"f'~
Ci", a:;"ed if $tdf ""~!1te(! So:; ,:~ ti·, e t~
--------
~r. llm~er~an s.i~ )!~,
".,~r C~bb a~ked flce ~~Y~f Woolley and Councll~ember Patltucc1 to
.itlldr4. ... their .otter! Con Itelll: 16c, HistQrfc Incentives.
M.ign~erhQo~ Frotetll~n
~1)1'lQI!: COIlllr;:I! •• _I;io"r Betlltel .o;.u4, nco.lded b,. Svtorhls~ H .. t
luff De d1rtcted to lachG( '" the crdh .. ,.c .... r"$olllt1ou, ."G;
otbe!'" ."tarl.-I to;. DiI' p,.orl" .. d 'ill our fla,l rlf'Wiew, the hlloll!'hg:
r.c~ .. ,,.dat1cn, of the Couae!l:
IS. [x ht hlil Specl.l hqI/ITU •• t$ ill CC, CS u;d til Ohtrlo;t
h'iUlht1o;u
f"lun1!l\l C.,_lnlo11 nc.e .... "'etloD to hl(,=r,p~r.h spec.hl ~."Iulrli!
.enB of ee, CS ucl ell districts tAto tlte r.spr.cth. CO-C, CV-S
.. ed Cij-II .~bdlstrl(t,. Such $~tcl&l r.~utr •• e.lS ift=ludi reslde"
ttal d.uity (for th. CD-C s.ubdhtrtcl lUI'.)'}, uUbl-t open space
.. n~ d.yl~i~t pl~ne$.
Ilia, lIel!ji~borll~od pr .. tectlon: Hei9ht )"i.1t
P'lillndllS Co_luhr. n:cQ.UlldHloA lQ r2strtct the blllldlnc; hii!"lgl!t
lIIlUli!1 150 fut of a rulduthl t:i1;tr1c!. (Inr;ludlnSi resldr,ntll!
P1'~~ed Co.svn1ty Zon~$) to t~e bel~~l ll~il of th~ ~Dst rt~tric
~tU' ~t)1,['tt~lIS: resi<lel'llhl dIstrict,
PI~~nlng Co.~I$~l~n rI!COQ.tnd~tt~n to ~eslrlct thr $tr~et i!t~~cl
~lt,~l(, J5,1,;) feet of a re~IGell!:j.l d1tt.r 1 cl (hchdlnl,l rnldtt'ltl.l
1'C) to the stre~t utbuk of the leut rutr1ct!u .bIJttln<t rut·
ceflti.l dhtl'i~t_
H. lOu1dlE"lii'lti> for Jiil!llj"~"ri"'Gd Prote-ction Design Cou.tllli1It,i
/'lUlr,' IIg CQul u1!;1S1 rECCBllIIHi.lt1QII tel due/oj) Ilu !~n IjIJ Id!'lh.e-'
(,tiff .~~ A~~) tor c~Q.~r'lll $tr~ct~rel .b ~~I~h~or~9c<l tr.~s1-
linn ~rel~ to a$$~r~ CC.P.ll~1Iitl b~l.~en s~ch bufldlngs .n~ tll~
.dJ~(ent resident1.1 nel~~borhood$.
t:c.lIncilser;)ber :il/tori.a ha<l riD IlrDble't • .,olth the ~ot'o.r, bl.!t .:.lert-.d
COlll1cil th<lt 'lth.er, it tllHe;j .. t·DiJt desiljrl l7roces$t:i;. etc", tH,
Lil..ddelilles (Oi' /l!:alc;ntQr~o,)': l'r"otecUon [;esi~r1 CO'~PJtii)l1it.l. wOl.lld
lo~ic~lli be 'ncor~or~ted in $o~e of the 1'~co~~en~'ti~nS. ~e id_
~o r~II$Orl to not ~prro~e 14~.
COI.Hl(i)I~.{!II',b~r P4ltlt\jc-d 1Il1dersl.oo(J lStl fee':. ' •• 15. stolndolrd for-
trtlnsltiDr'll IInc! 41redto.1 inch;<I~d iti the ZOl1i,'S restrlcllons.
!I'll" • .(i ... erlll'Hl u fd thilt ..,~s correct.
CO~r1clhelD::,e,. le';'.)' beli~Hd t~e ~~t;o~ reflect.o-d i'euon~ble drl.:l
yood protections. Iolith <11:1 FAIl, a dll!"tloper CDlJld still bl/iJ\!
to Hit "'U:hH~~ 1l1lolOai:de ",1thin the prcpc.seci rt"strictlOlls 4rld the
re5;Jlt ;;li9~t be 'C.ore intero;stlnll b~ildirHJ~.
"'OTlOJj PASSEO ulIU1.01o'511. ;;18;,:; l.Dunt.
Hlscellllneous "It19at1orl$
"OTIO.; l;.owRc;:ll.e.ber Flctcber .Qul>!, uco'aled. by Bechhl, thlt
.staff be dlrect~d t~ ls;cllrde IA the ord1nlnce:$, res(!lt:ttolu, .,Id
oth·r •• terlal to be p,.ca-Icled in ol,jr fiB.IIl re'lhw, the-f0110w;r,\I
rcco~~nd~tiQA~ of the COl,jnc11.
~ 2 4 6
!l/1S/B6
'.
""J" :,,;')~, ~~',,,,) !~,~ o"~c .. ,r" t,c (~(J;tr..~ <111 ~'~'~\':'J'H wr/'.'l<:.r ir);;tude
"," ",jir'·. :~''';-I'':ie; '~tiff Q~ 01rNt€0 t.o ~rl,'1'J<1" in t:lr ~nH
"~:,:"" (,-,~~,;}t;\~~". '-",(1 t't~.~f n',Jt(tri,ai t'C ct:' Or'~I'l';;~,j" 'n ,),p
'\ ~'J 1 rl" \~., t"'j:> /'ji io>!'\)'1~ ft((1:r:'l1Il'~,~at'Qn~ of t11j;' te','ne' j.'
/oI1.nHl!l: C"\l.r,~f1 ••• b«r l!!~H'l ~!H'~C". Htcnlded OJ' St'dltel. tholt
~l.ff "'. ~trtct£1J to \ndl.l~" 1r. tile 1ii"41I'1oll',~~", rl"QhU'.l~s. uld
~111:t.r "-4tt:;-1.1 to tit" ~11i,ldf'd 1 ... Q~,~ fSll" rt:'I'hw, tilt fo}l::'II'ir.9
r ....... _~"dJt1.,"' ,"f ttl. Co-li«';;:!:
ti -=-• k ~ s: " (' ~ c 1l)_~_.e:Jl:_\_1..!!l
~Pi'rcul vf -;Y;1l:: $Uff .t;to •• tnd.u1or. (C,.R;V~16) af '-~
I~cfnt\¥. f¢y ~4Vr.iQ •• ~~11~I"g$ In ";$t~ri( CJte~lirt~~ 1 ~nQ
Z {¥ll'IiClt He JlQt In ul,a1: 'U~I~r1~$ [. if. (If HI) ... hl~h
is lialjH to. 1:1\9 StJn'~ l~t-e"nthe rl!t;O"ftu4d t-,r Hll'
P1U~h:~ t:;:Q.~H(~" ta"'.$ be: ..,1111 2.3~ i.,. C"R;Z1;1:,-6-of AFt'I'
3', li66!. SPtc1f1u111. the h"-:Ui1u· .().ioIl<t per_H, for
/
tlu1Idt!l!as. \., U'ts.. /IIhtcrlC: Cltf:ICrhs., <lIU e"plu1"", p~1"
s.tte ,.0'. til,.. .,...., fA,iI: lQ • "",I,hw. of l~ ptr'!lI!Iu. ibl:lU tll~
... Is:tr.g -I" .. t of f"io"r trU Dr ~.C,,~ "IVoirt he-t Tr; tl .. Q-r·
~rl!'&, ..,11c •• 'er :$ i45', ._.~ I~C~ ~ Itr~et~r~ Is. ~rlnttd ..
per.1t tor t_terlor re't~~ltto~ •
... ~;row.l tlf til' ltaff rtc.o ... "d.tlolll of U:e ,,,llowl,,'I !'Ielt
Ijrl:o.!I!l. ilt.s.I'jQ 'ro'r .... til tf.e Co..p.r ...... _th. Fl·fIO, rilq\ltrl""i ..
(llIdhs. t",! .... _qt ..... o~i4 "cot C9."ro.',e uu: (.I,.r~cti'r of
.. ~ .lih.corlc tI,llt1!I"i" tlttrfor:
i./rDu OU(i" IrQ,r ... l~b: [Ip.u101 of Doutaw;, b~f1dlrlgs III
I\litorh: '.trlor! .. 1 uld 2 ihll!d r4'qui rto rhdhls during
t~. dell,. ,.,..,1,. ~roc.e,' t_,t t~. ~~.r~ct.r If I~~~ b"ildl"9
tIter!orl .D~ra lIot ~~ e~pro.ll,d ~1 l~, t~pe.llonl,
A"EIIIOfli:U: )'Iel' .I11111:r ."011 ... , 1II:o.ltd, $1t"'C",,~,,~ b}' ~l.It(lr:~~. to
rrrl\t l"", ~1t'(IHII:/ S-,'!lt'l;':' Of till!' rrt:~_'III~oI~joll to rr,od", 4S~oi!~1·
fled't.'" lllll' 1 "I;tl'F,'hr w(>vi:<! ~!tr .. 't, for ~lrl111'f19S 11'1 tr"'ltse
:-:l~t.nl" coittiClrit1. O~t t.l~·.r.s!=~, ?,r ~1tif .~,,~~ l.~r "ew fA~ to ,!:
l'!oI::.:1::1 • .:I: (1f l~ .,tr.:;r~t 1~<;YI!! u,e ni1ti.~9 •• ::.~: '~f flo~r Irt. <;f
{...~ . .::::i ~G'·u·t het I,~ 1lpc.r H~~, .. ~jn.Htf 1~ i!.!.!.l,c.-, .. h~~ 1"'~ ~
~lr ... ct'.rc 1S ;f .. ;;t~iJ • ~~r.lt f'_'r e~tprl;,r ,e~t<;:r'tG~.·
." ;u·,· ,1.1 r~,;,
, '1 ,~. , -"; , ;, " -~ . ~ ,. ,;': ',-
l .;: ,",' ~, '. , , i ,
j .. ! ~'f f.: ,., ., I 1 '1 .: 1
c·J ~ .,.: ,1 ." C';' : ~ ~; .; ~ •
, t: ~ ~., -( , F
~;_';~':~1,!-, ~_.;
~.,~'" :.~"'.'.-~ r~<!t
'-i' , • ~ i r"' ,-: " t "{
i '~ 1; [ r" . ~', ~ ,;' r '':',
i ,: ~ f' C ,.1
r. -" , • ' ,. ; ! r : (, I', >::
T", " ,~
~ -, _ ! r;
1 "·,,,r,
<; ~ ,_, r £. f):.·
f<,>,; t~er~f'"~~,
:_~,_;ci~H·","er !.:~':rlo le·d ': "'~:; i;;r':';"'1~It ~" !,~,~ :~,at tj;'~
..:11' ",-.::,,;t(.f: ~:, ;'~~'>'Ct ,,:-r tCi.It) ~,..~ t~t' f;>~;~~t~·;qJ ie'" le;,~_
C,,1,t~II;'l tQ "'~ (,-~'r~:-• ., ,~ tre t'"~"t f4lc{c.:,I~ :",~t. lilt!"
\~.~'i'r,t',.e"~ '. n.-t ,,~.e J,;';',·j~I~~ fe,r t:'~'J ;:r'),f.rtf ':"Ir,~r~, ~,>t
,: "d~ ; J'.l ~',,,, ,,:,~!"r,IIJ ~I!' l:,:"r~ ';", *" .::_~: r,J~rdC,~.
1."c"I,'~il,.;o":J~:-:;;e'il~1 ~j'l· (,,( !""~r~'c'~l ~,~C:t,:J ~!'~l t;::r~' >";'~~;"
fc.Cot!l€ .. 't".:,~·\ _4",;",., iI,~" '.~~~c'i ",()c,,~ (.;:r,'::Ier ll,~t,
~ 1(,0l: """10r '.QClI \~1 rt!~~(".Ctoo$ v\~ ~~, I.;, "Ij\ 'n,I\ ."n, il1 ',\\';.t0r',(;
L.!'t"~ode$! .;-;'" '-~~t r'>;;;t I", !i1~ I~I;.II'C (~t ... ~o.r;;. :;JH! $ .. 1<:: Ihe
"'J)l)fit, Ittr~ l~ tl'1f·lr "i,.t()rlC d.~trIU or Iht .5uu to I ocl:. of
'ot .... e>r,,t ")tre-e!. lnO!' rrslde:"lce of: :>"t'.' ':l~')~;J 5trtr-t ... <l:> 11" th~
.,rl>':;I'!S or t>,.I"'~ rte!"u."l1t.altc: ~o >t .. ~~ ~·~l·~tli it .,)Lrld 'Jh" the
l1"t!1t i te. "/h',I'>e-r, :"1' ~1'lill ':otrl'et, .01~ .1!tIl6j !eisa::i~.Illi
~J',:!r'dt" "IlJ ,!r;JtlHd} "l'""dd "o:l~ "se It. in'er.t1Q:. Ir, .d~;tio" to
n,H :llstfl't. O)tl1"n thole ... e-re '-=;;or~oI!1'> to i.r-~p (J1t',,-.JU· til!.')
ddd~d to UC .. ~tD"~ ~e~e the ~l~t,rl.~ ftQ.~ It ~l~ ~~'~rle, ~tr~~t.
l"d thl' Uort~ 1.-> tht .~:J tll.:;," of U"IiH!f$1t) fl.l'F __ L ... ~ tilt lilt' ...
~.n i ty !r.e.!lt~l".
{.ou~c:II .. o!"~her l!!"~}' ~ae-cj for c:~rif1(~t;c.', of t~'t ~e.dlr'!:l' u: t~~
{'O~.'lri~,"~ ·;f ;'~!'j~~ l',e,~:::-r.,~~,. C·I.rt, ~r,.d .. r St~{f .~I;'C~"'~e'fI":E"cl
i. .t'91 iCrls.
"!r. LI-..,.tr.H, ~a(d-t~e tt"le Difar-t C,,~ncil w,t~ for t"''' A.sseiSjlj~!ll
~i$trlct ~:ld fot'at'~ 0" ioll,.i:111;', 11!!"~ce the sH9~t d(1'ferentloll In
ii~llre5. The ~~i!\tiOIl to lI"r-id: iii! prrI'IQL<sl)' respC'i1l:2ed COVt'f<!c!
t~e e~tire CU dt~tr~~t for (~t 4~,tla?e"t ~ldl' ~f the 1nCent\¥e.
for til'!: 5U,ft reCO_tn;(]",d e~i!.o:ticn~, t~1' j;1!'(~'1i' I, 11, ancf lit
.,r:);;ertle~ t(,:el~d ~i',:'"',J .q;.l!fe to:et. ~,t ::'.!fl~ C,lt n1'."e, tt",e
:,i.t~f)C i;;i~"':";'~"\:'" ,:.t, ~<;",t ~~~~e-~:j~~Jri.:; ;:r0;,e .. t',r,; ,~ t~ •.
~"l~'·'': ::~l··"Jri~1 J, :1, <lrJd Til ~"II (":t'I..:(jjl1~ tht t.'":r~~ tlnld11l':l
li;l"r,tUied tlj \'l::e :w.~)or OI'1)ollti, ac,'~ec l~,lo;.U ~'iL1.o.·e feeL rh~
I Z t:. 13
::i i 1 'i/ J r.i
-.
stJff recQ'~:mel'ld~t1()ti f{'or 'l!illOf eq,~,sfon e:o;erptfcr .• djt~ "P, .;l'CI
tlurl",l J!:I,';l\.J\) $qLJ,art fe~t for /J f_otel tluilc-I):;r. \'.lo;~ .. ! ~,~r \'.!/
ro::r..<.1 ..... ~nd,~d o;-;o;t;Ilij:ti(.'J15. o( IU!l.'~ll :::j!J~re f~et, 101'/, r.o.,',~'l
S'-'9';lo:P.I:(j e~l.'lIIpl;()~S.. addi!'!!! tl':E MI~; '1'01' !Ia ."-O~ f!j;!ltrr.,.c:'\
~LJ~"I:!~~I:!i.l by ~<Jl.HICil""l' .. ~er p"rll ... ,c;, it tol~le'c Ht"w:,U ~, .. ~~rtl'
(,',"Co l"oullC.i1 cliuld set:: tilt! r,,"ldtiY('> (i,>,url!'> (In-1 .. ~r~I"'", \;ftc·f,,~~
it '\j,B p~rkirl~ deiaoint:l--li'H' C.o'1;l~t~tlon \lS~(l >.~ 'ho: i,,<I!:
l!1"jro.'ll1~ent.~l 1000fJH:t ~e;,oorl Ul[t~!--()r ;ltl"t'I"'\l r\,.,,~r~,\,~r~--'~,;
..-eC"~:"lo::rtde1 r.,.qulrE'lIie~t~ for n€~ dt~tlOplI:~iit "it'i" t~t' C,I ~rt!
~nd within tile Asas.:;'lIIent 1oI;lhiri th ... tli H~"--ti":~H' ;:oIn 1 !'1,
fi'il/res reflected th~ C>u11<::-tlu'_ ~1I1~>e of r~,~o"II<l:!r1:lrd ·~r ~",,-;!!'s'!!'c!
I!.I: O"fllpt j OriS,
Ulrtctor o( ,"111;11111'1'9 ~r1.:j c.olul.wnH,. E ... rirOfl'Oo::n~ k~n :':~r~ib~"
~~I.,IU;SrHt:I I'Ir. l1 ... er/;llJl.'S us.e Qf till' word ·bui)d-~~[' ~"d ~1';!
Un: tlullIbtrs "len' all t'IJ'i"\a-O\l+. rl;.p=t:>~n, Stif-f >I.s :., ':".;'it'tt
a~rte~~ilt ~uild-cvt WIIS not II rt~1 ~~~~~t. but th~j ~~1 ~J r~:~~=_
"1!l~.l" ."lIillolE" to ~p'te l.Ol.lncll a ~'l'JJ'!ct!(l" ti"~r( t'lIIlo! ,rH.e:;o:
in perp.o:!tlIitj--ot w~~t ':1.gf'l't ~ct~.ll)' ~~,~e", :'O,,~;:lf ,rt
I.lui !d,.,~~ ... E:rt ~Ire!()y u'p·;,irBd~d. H'<tt cC'''';·:>!~cl_. 7n:~;'~t! ... ~
site, .arid ot."'er~ h:~~ \'lIriO",-,$ Olr,Er r-~5tr\.:ti\,-,s :'",!t .~!~t t-.~.'
wr>t,!cl l)ro;;'otlly not I..~" It'lc l,'Ce'1';'~. but f;f" I.r;~);~?' ~-!J_d'\
Ul.: b:n)()-()ut nu!~t:.<,r '"~5 th-r> ;)'I.e s'~ff '_.'.iU ,!!: ,I !:~ ,"(
1 i'for-~d"~ I c;r. ,j:','~: I ~vl e,
t.:('l1ncihe~:J('c L,;;""l ~1~r;rl'
'. (I r..-",c ,_ .
,".r, F..e'rc~lil'" ~af,:; ".e~,
; ~
CQ~f1cfl.-,:,·:,i''' L"":I s~·,j ::;,,~',cil );,~r""C'. c"-""
";-'
Clid"r~'-': t1,~ 1-,,>r"o,lll, ,j:;"~,,'J f~,,-;t,-, 'Joe'" :,-,',.
l.(li.l1~,;q ,~i~ lh", ~~:-~ (.;: (,-.(, r,."r:"i( >-.. ': ;',c'
"dr,_in,' d~':'.HJ·j fr-.o:: 4';,' ,{_ JI,1.,
•. :r,
I;Ul""l],-,;,J"b",r I.e"..>" !.~;d t"e ;'ie~ ~~.17_'" f.~r :::~I~
Wd'). " ,lar:';;ll':! d,:!'Q'nd I)f ":/IJ S~~("~. ~"" 'r1'-re4~~ ,'1 '-_
~ . ,', : ,-; -,
~,' I ': ~ s '
(;(l:lncil<r:e~lbct 1.,.,1' t,dit:H:d '';':,Jr'!cil HI\I"lcl '. C. ,')t~r~ J.'.j
f.a"or.e,~ tile ")(,5i$t~i1c)' of rno:! ~"i\lin~1 st .. >!'f ~":'""'H:~::lpi;~._ ,.;'\
iir-l'te"ro;!~ce w<l$ to I"e-~l.'rn th~ 'j.elS~'C irl'-i!r.tn~~ ,0 U,;'P' t ,~, .~'t
d).l).lnn'l!c, rJlli..,')l tM<lt, CourJcil c')uJ.! ~ee-; ~ ... ~,...~, ~"j ".~t~'r'.:
inc<="ntil'es si.lllil,a,.-,
(;.QL!nci1I11e-~ber SlJtQrllJs Se;id I1f.\. e-drli .. ,.-c-w.=ellt~ 'rl soJ~~'~l'r, ,,! tho
lIlot fOri spoi:.e ord.r t;:! hi,; to .. I<:.. I(~~H~ I rl,,' tI';~ Cc..=;·oIrl! c" cof
;JJr-UIl\l eJt:E'IJIo,,~lons. 11t! ea/lhds1_ul1 ~o~e conce~t~ <Ion:;; .,;.r'.J;'HI4I~
qualiflc.ations obserwet:l~:t ~tlff. AI'~li~~ to e-ill',U Hi5.aic or
lllstol"i=. l /lllllltirr of SHult10llS oIr9'-'t'..:I th4t " r-el>-"<.Iei .10 .rr
aadltlQ[\. of floor s.)I"c~ ..co.uid r\(lt Qt.('.Jr. ~",~II~C <;,~ H·q,-a~t.. "It
".IS net pus$lcle to .,dd 10Clt"il~ to ar, ..:n,.-efr,tClrce::: WUO'lI")
build'rt~ ~e;;;lIIic up!:!r~"e IHld cr In -:o'lforlUr,c~ wltl. l~,t lib,
Urtiforl.>1 lIu1ldlog CodE' 111deS1 U::e idditfo.'l ... IS l~.j"t;;:'~"rli!Il~ly ~"r'~
;,oQrtl::d. i.1!'., ,"ra cotJlti [Jot ~i>( tile Co.'lrr-"cH'JIH T_f~t slt~"f'",~ l
.t'hmic l,I~ljTinJe-of ,j! \.<;t~90ri I Du'\)oin~ .. a~ ~j~1t1.:;nal !1'~,(,r
sq~d,.-e fCQt~Je ~nd De In co~for~dnc~ beC<lIJie-t~t d:de~ 5Q.'tre
foot4!l\l ~aCl to ta: ~uilt in conhnur1.:e .... ith t"he l't.t)S lJr.ifv!'"ilI
l)ui IdiA!:I Cocle. That rl!:lIo;:lei WC~I1C1 nl)t lerl~ 1tsel f to ~ ~u .. brr-()!
site tCC:lltion! ~r.~ ;!>(i:stifl'j lloul1dlr.!>'s e~u'l<!1" f<}. e,()nCl,o:,c rUH'l.H,
bl!c<lus~ it wOuld !"lot; I-''''~ deslog., re~1e-... , or t~.r: propen:r C",IIE'r
... ouid not ffnll it tlhY5ic~lty d d2pr4tlle tilil'l!j to prO:;JOH_ ~
rl1,mber of th.: blJ!ldi(l~s ",:'uld r.~t I>t ~~l\' ~o ~~e-r-.:1S~ Uti ~~r
ticul.H option. ror 5()~'<, ColIi:J;II'~~ in. U,e ~"is-·f( ':tt.e';~~;,. t~i
d~~i5.i'JIl <:>';" Hit' :Jro~'er'-j-' ,",H,,,r ;.Jlli ... ~t.::i-, '''-C''J:.J bt 0el·dllti~~. ~',J
iru~1 ~II'-' standyoil1t of hO'dllr::, w€lt~re. s~FelJ'. ~~d I;'~e~r-~',c~
tl14t would r'Jot b... wror,':i d","!;)OJI ~s f~r ~~ n,e-{ill "'!$
(:\lrH:;~rlletl. Sl)lI1e hLl1tdirH]s woult.l.l"j(erC"lH;I portion, t",t not, ~II,
O! the jnce-.-,Uwe$. In reg!rd to al$Mic, I~.~ C.te90ry 1,11 an"
III "Il:,'r;l(!eo yroce.ses ~H! assQci.ted thll! frt!lIle.i. '~e f"r~.J1
l~otic~~ to t~~ property o_ner th4t eralL14tlons. ~ere r~~~ired wert
IjOlr.y OLlt that ... ed .• and tile reSpo~5E: the 'If'S uS /;lontl1: t..,r ~
cne\lory J t::JIJdlllg', 24 lIIont~s for ill C,tegory II OIJ{)d1n!J. ".,d ;iU
,,"/ltns for! CHmo';lOry III hll1ldln~. The City )llllJl<1 t~erl be in'
position to l1ave re~pived &nCi co~sld~reC: tl'leo t¥~lu,tl(ln. but the
o~liY4tion stll I rested weth the pr~perty ow~~r to ~ror1~e ~
Iett.r of lr'lter,t loI;t/1[n IZ lII(lnths of tI1at t>JI;t', !:leO"He (,f til'!
~iffeier'lt t1~e (r~~e~, the end point1 loIoul" be silghtly dlffere~t,
Soee 9dt1r'lg occurred 1~ re~ard to t~e r£1PQnle I"~ t~~ '~tter of
Intent, .~d h~ pr~PQse~ the sei$~lc i~ce~ti¥~l ~£ $1~i!~rly gated
so U,lt o!fter a period of time t.he h~e-.,th'e .... ",ylt:! 110 IllnloiEr tle
available bec~os~ co~~li.~te with to~e sho~ld h4¥~ occurr~d .ithin
UI.lt per1tld of ti~e. The thl!oret1coIi p.r~lnSi Inc! squ&re foot.I'Je
"Ua~er5 s~euld ~ot ~r consIdered with re$pect to _hlt ~~uld occur.
Ap).IlicHtons lI'el1t throlJ\I~ the Arc"itectvrjl li:e'!'1e ... bo.ard (A/(li)
prQCtB at t~<: Ilil'{.tJ~, ,uld ~istorle $1teos .1:>::1 loIe"t t~r\UlSiI! !'1
Mistoric ileulJrces OOlilrd (HRE!) prOCL'!S5, anti' cOlJld possltlly e~d ~~
as 01 f>lanl1ed (;Q"";,unity (f'C). Ther! 'Were <lrr;plc t>;Jllt-ln co~tn:,IS,
01 'Jat1n<J prfJr.:ess, and he d11 not se~ the sC:"~r~ ("'"tq',e H,I;!
parUrl<j belnS' c'''se to t~.e theoretical rlu:::ben.
CQ;Jnc:-ilJ1e~bc!' P~tituo;ci r~ierred to i:ll~ p..:rii!;<j de""'dol1 \'e~·~,.'~
~.ar~lr'I\j r"~ulre.:l ~n~ asrpd 1 r thto pil'r~ill~ r~CjlJir,;,(r ... ~~ c .. lc:.,i,r,O.'d
OJ" 6(I'idfl'l!.' 0:'5LJ squa'"o; fe-et il'lt-:-tct<ll :;'~\Hr~ U"'ta'Jt.
"ir, li<r:rT:t.":;1!:l !H.icl t~dt w.l~ Cor"rect. ~;1.j U,~ f~,>,J(~ ,..?<,; (le-ri·,,~,.J
fr-o)ln t<l~;.n':.' tile ~d~t;'l9 .. 1f::;ar,<1 r~tJ: Oo"l'1to<;n ~.aH"{I" uDQn "dS/;il','
ClJ"'po~itio~ .I.," ~:!'tt;'l~ h; so]"s:: ... h,l', )";f'liuor to JII(;'. lc'r ~~~~;~lt
CVIl'{€rS i c1O tel ,"n~;J which "'J'~ a ~,i\llier U"e;~!.n(j rot". Tilt ;:~r~i,~~
~e,v~~ Wl> "a'S1!'1 on .:c! Ifill \lc,,'~ ~d.
ro'.r, r,J I r.cfli]o:J silid thE.' J.1 fi\jure applied 10 lh<' ~~es in tile-~i~'~
I f,,[> dtl<:f ti"lo:ir p<lr~1~~ .-.. te~.
CO""ciim!:ll1ber S'nftlJcci ,;;id t!',., rrQlli~rro I<~'S illte"eHiru: lo .. C' .. u~e
iO'€'ryo.Qrjy th~t war.te.:l to <I.e-reiQP ~hld t .... lJl.dl,1 dl !j to J, · ... ;,,,f"l'd.
tHe delllol'ld ~l~ser .. ec! .... as :lol tv I, If t'~e ce'mal'lcl Ilu"t)<,r ",n
<I~cLJr~j,e, .;!'£/" ~)H,UlW $I.[IJ 01 7e fee< of t~,e J)iJ,uj:,i '>'.JIJ~rB fOot
i1'!'d;o:illll,l~1 ,",.;;~ ~:.Jil~ out, there .... ,·,Jlo tJe-t,:. sp .. <:~s ir. e":Ci";$ <:I' the
e~tirrratetl JCllldl <le-'<:'dl'llI Il~~ed CHI reQllire.d", T'le re-'I"fre-:~«r.t ~Id(l
.... itrllr1 it 4.'1 inlJ)J>c~tiOtl of r{OdQo;in~ t!~e de-fi("'t D)I (0 perc~rlt for
€.;;ch t~oIlSd~d SQUdr~ f@at t)~'it.
Hr. fairchij,l S<lid th.t lot<lS trlJeo if tl'le use distr;bo'JtiC'lI ~n t~e
future was the s'~e .IS the pfpe1ill~ ~~tween lY~~ and l~aS.
t;o~ncillletRbi!r ?,titllC"cl sajd" for cOfl .. tr"ctlon tnHler thE: r~le~ 'Set
lip tc; dale, O\Jt or ;:oSO,CO() sqL'arC! feet ~here 'Io'01J1<1 t>e !,UVU
Ildr~in:,j spaces a~d ~ "eo!d for only 715. He belleyed t'-~>, I(",re
iH·(j~)n~ and Illoiessir.!l in t)lO tllfferellt directlQl'ls and de¥~ropln!j
2)O,U~U SG~are feet IInder the c~rrent r~les aQre than offset tile
1::16 tt1eoretlo1 p.rkfn9 spac~s crOll'ated' ';.oj ha."lti9 slh;z~tly lIIor~
'\lyre.s;"e i~cel'ltlves for s.ei$lPIic and hinor!c. It was <I reason
~ble trade~off, iie IfOIO}d" vote in (~wor of ala~ln!l the irrr;E'.r:ti<;-es
consistent.
Mayer to~b ~~Iieved It .... as 1~port~l1~ for ~o~ncil to dO eve"yth1ny
v~SSjU:1! to pres.er'!'e falo Alto' .. h~~tQr.!f' Milch lac! <llre~,jj' bee-n
lost. arid Ile d1<1 r.ot lotant COullcil t(l ere-Hp ..! ",Ody of r~lts tr:<lt
would c.use any ~ore less. th~n 1ot~'S 'bl~lvtelr nec~$5(!r1'
Cou~c11~e~ber Rel'lzel oppused tht a~end~ent for the reasons statec!.
~he c~lc~d.ated 4t.>O spaces based en pad;:jrl~ oJeund ..,itl1 ~II thl!'
,!)(~,~~,t Ion'S as <:h~n~ed by. Cov/lc11, 'Io'~,fcn 11'0. 'PfliO): (lute I)' Jtj b I oel..
f'at.!!'S, or tlln'! stluare tdo(.;O:;s of pHking. j)a~i!'6 or. Ih<: new
I'i:'ljuire-I"ent, il WilS ~,9) SllilCe~. Qr U·,;.I :>~IJi!r .. lll[)c~~ of r.ew
p~"~ill'.). IIh!l .. tilo .. e f!oJll figures ... ere not apt to be reallHd • .,
... ---.,,------~
lV",f I,,,r: 11,111 ,.r Ult!"' ,",err" ,H]() (.r.~"t\II\j th~~. m~rty e,~IOJ".prjon~
1.I""'l:flflll~~d tl'l: wll\.>le e~~':I~!iIS of t~e DO)lrtt~'H' ~tlJdy. Tl1e Ilis;tOr1~
c.;HI!::;(.lrio!$ w!!r.: trot ""l~er Qbii~dt101l tc renow.!te. but ~l1e 'ciSI'lI(
C.n"\iClr1eS __ ert. There lIIIight be SQ!J1e ~Hn.iJ for j.OrQvl!;j'n~ ~rlcJj~
th,,~ .. 1 fnctrat=l'es (:H seis~ic becdt.'$e Council 1mpoSE;d addlt10rtdl
tIlU~~llli on H,ell, but ~ facade eds,!!'lller;t )o'~ s nor. .l hU'.l1! burden on
t:H' ... dstorJ' peol!le. Counei 1 ..,i9ht til! yoiJ\'.j to:>,,; fH with tnos~
i fHl!nJ.i 'Clio
"ltUIJ"EIIT fASSEa br. ,ote:;lf S-J. Rerllel, Fletchlu". Sel;"tet
,otIA~ ·no.~ ~r~ln ~bsent.
""'IN MOTIOIII ~S ""UDEtI PASSED by .. ~'Clte-of 6-2, Fletcher, Renal
'~~1~g ·~O.· ~lein .bseftt.
~(lTIOJj' ¥i ct' 'Ulor 111001 }ey IIOye-c:i. secor'lclec:i b)" Bp.ehtel. t.tJ.tt st." be dlrected to hcllrde lrl the ordf'hute$, re.liolutions. ud
Itt!!e:" .. terltl to be-prnldO(rl In D',Ir fl,..1 rule'W the foll,)W'ing
rpco-.c"d.tlcDS of tne C4~~cl!:
Sec. pl!"ec't staff to work with tr.~ Hlstor-le Res"LH'ces llr.:'&r-d tel
In'l'tst(9)1te lIII\'!th.od$ of pr-oyldfng finlr;(',1al au1stucI!! lit 'H'
cost t~ th. elty for ~Wher~ of pr-ope-,t1es In ~~ISA1c
t .. te9';>ries. I, J1, .1nQ Ilr "mi hi~to)'lc C!te\lo(ie~ 1 ilnCl
" "Ge i'.ilyor 'oio<.'1'ey H,i'J tile ,'rOSlr,,:: .. '",~ 111 tI=~ UliK bvt ..rid nO! ~o
r,:orOJ:Ji, 1,0 tr,e rl:col',"e'fldJtion~ f.p t!1e i'lilnl'ling C'~nnlssivll oet<l';O:;('
~,:>n 'i( th-<-!1i:>torlc r~~·:J~:1".endilU()~$ We'.t '['ftl) tli': hHt')fio,: ordi
r~nG,', i"."" r;rn: ~'ld":"'H:(. tilE' Slfoyr<l'''' ",fl.:' ~tiiff, Hl'j the-Fil1d'''C:~
d<.!,1~rt""f'~ l\lrf:e~ ,t :..Id~ " rl:';lSondtll~ to fr1'o'(,5ti'~~'h 'ier ,,.,,.Q
;(;i'!' :Ij(." if: tile' cr,_) Cl~rl's t:>fficr) ,;,t~.j ti.ree flv:,,'d!)le \(dyS
f'1;;:no;i<!1 cSS1St .. ,-,C .. co,.'<1 be '.'lHl ... rtd~(er" ;,; 'flew (d :Jth(!r (orl"
H~'c,;.rs 'In ~_1l" 'i!i':. ·or.,,;.'. H )lD'.do I.,,;, eor€fen:blt" if COLIr":11 .:",.,',(1' 'J,e:",J f!l<' ",l"JP<,ttJ Q,..n/;>r HI ler-:-. (If tll)l1diny c,,~~"t.l r]ut
"ltI:.!~f. Jct:J3i11 p'.Jr,tinQ ':ity I~on~y '::;irectly I'lto a fund or fur
~'(;J-O:~",r.s. ~t~ff .,referrc-(] ~ptciffc rd,hoer tr.<lo 'lent'r!i
'j1r ... c~iOl to ,H .. c:"ss fir'J"Cidl <l~SI~t.lllCe I)ro\lr,,:~:i. She iJJd
j'h(,11,""d ,,11~t.~E-r PQn{1ing {rCl~rdt ie:jlsidti(>.l V'dUt: th~ 'n\'l~5r,i
';~'h", futile. drld .~s t.o-td t"e-r'2 W.l~ Mlr:> bill p~n<ii;1'J \(~lfcl1 'p'("Jid
f.~'lH r.h: irHe-~ti':latioil. dnd one' which );Qul(f r.o~. fd'l'Clf it; tlle.-C'
f~.r<!, C.ollno:i! ~hould not. be ~Nl.:jeu ».1 -the lC':li:;.1,]t)n; .;.Ii.'r.at",
r.-J'J:'1cil,c,eJ,l!;H,r $utori,.J~ ds):;ed staff if it_ }{d~ r:ecr;,S.<lr'l t .. , inclu(je
In tli .. direction ii r,:f.:!rer,.ce th~1 Ir -..a5 Il,H, ti,e intf:'.t of tI:~
~'rlJf'o:;ill to in{'lvoe J c;)~1:;inal,ior> i.'lt~ntjl'.;-of :''-1l.ldJ"t: rQQt.i:je olnd
" firt-olntiol!l n.~;~t.tnce p.-oc~ss. Ife O~I1E"!.'c1 it ,,~~ goin!:! too f~r
If jli:;.t"ric inc~ntl~t'5, slnsmic ineel1ti1'c·!i, Hid fin<l'lcl<ll 1I1Ce'1-
t_ i \'e~ ... ere all pac(ayetl tOljeUu,'r. The p.-op",rty owner 'I"a ti'H'
,!1tl!rilat.i .. e of O:'i~IH'r dceeptq;9 the low-(;o~t firo.ancial a~si:;;ta"ce
.:.-ed)lltalilil1';l ,~n the addltion<ll square footilge, lllJt (lot. bot.h.
AI'I(NI)~iJH: C.owh(:11Illeaber SutClr1u.s.
~~.t tnere ~~ Incl~ded • c&~e.t lh~t
tAte"tlles ,h.ll not be eu_ul.tl,e.
sOled, ~eCon~ed by Renzel
fi'lIn.c:lal iIIld squ.re foot.lIe
CUi/nel tlll!_l,Ier ftenl~i slIJlj)orteCl t"~ "wend~er'lt b~':<l'.J~e i t ~:i'J'lt
,,1I.illl1n the llf'pact of CouIJ("II's pre·doll, acthHH by caJ};in0
j,J!!il)dl:' to take the fHldnci,d lncenti.,.c HIther r:.h<l;1 the inc€rti','e
tMdt wClJld burden t~e Do~nt~~n,
,VIUIDHENT PASHO by .. ¥tlte Cit 7-1, Le • .,';' ,otin9 b flO ," .Klein
.bse .. t.
LUlJBCilQember Levy asked the reasons f~r p~ttjn9 seiSffll( tnJ
IIi.toric tOSiether. There ,",,1$ iI t1e<lr pl10lic be.'lEflt In ~.eeflin~
Ili$tor!( building~ ir, their /llstoric CQnlext.. S!.'~Sr.1iC ... H $i:1pl~ ..
tll~ n~~d tor the owner of the b~11dlng to Cdtc~ IJp to tlije sdf~ty
sTd.,J~ro:!$ not prp.sent 11) tile fir~t f'lace,
7 ;: 7 1
S/l ~/!;J6
\
-t1Ct ~'Y't:"r '''c~:If':y !J;j tI·,(' "~n n 'or p"tti"'~ tMe seol$>IIi-c ute
c;~rf l~· t.'H~ I'ru'if"j·· 'Kn ~,,..rll!arll t!'e!'"~ Io~! d ::--!'li!'llJr1I .rHJC~t.'er 01
~'rq,~.n 't~ ~C"'""~'''.l ~,;; ~~".r ~ t;.!)~~, ,'>\It" )'r~tt\ttl. r~ f\o~t .. tlc~j
i ..... 'I!" l.,r le\;. j'H'l! ci,!IOr: 'HJ lla-rS "'o!~ n .. 't .ort.M til!' c-ff()rt
hnL"iv,,;:. ,', ':/'~'~~. r)f ""o:l;1e. lH'd to b~ rt;'a<l.'" to do $()"r:ethl,1y ,)1
.JJ.HVI' .... tf'ly t.~i.' Sil",r ~> ... l" ororr ~(J ttlr.c Hldl ,HI <'I(;"t,10n.
~t>\i~"·';fl.t'l1:r \.~~J "'.'&l"'!'i't..:! t1\~ relH)(\ f(l.I" iI'\C!u:<:1il'l\l 'i.e~'$.trd~ lIIB
;j p.r.:t1c.1 ,,~\' t"tt t~'.n'c.'l ;.~o!Jld r<ll;"~ ,IIer'! "'()ne-y Br'Hi th\,rtf,)re
s-"'.o-;.;l:s ~.'e C'tll:r !lw;!oirU:s II'l 4.:l~1tlon to U,/,: tqrll"~"'1;; In h:~·
t,"r;~. 'rl!" .. ~s :.-Hlin)' to:. ;,1 .. ( C'!:;y ilI'i.:.e-t') ~() ~"'':'ltai!\ ttl"'lf
i.l,>,t">,rJ (If ~\~tor:~ t:o<J1idil1?S, .Ir'1d Io'C'Jjrj ~1Jpport t!l~t p;lrt of
tr,t II:O'10~. H~ ";-o"l:;~rQ l;'1chujl..,,, $I!"~:I'\C ;.[1 tl1~ \tudy.
~,;c. Dlr!OfO FOI Pu~!~SlS or ~OTI.G
".ol~\l. ,\.$ AJkICBl .H ... n,;,: iU HrSHHi:{C CAifGO,,[(.5
:,111 .... 1111'1111JI-l'. ,ltl_ .abllil:llt.
A~O l PASSED
l'filT1Ql!: AS AJ!(.CHD HI.,I,!(O ra Hl~IHC CHl(.()Rn:s I, Ii, "ItIO Iii
~,I;~5-(O ti" 'Qtf of ;.l, ~~'.r .~tl"\l "roll,' a::l!'lr. ~bUi"lt.
~)~:Ck· ,,,"HI i .. ~.b<tr ~1!t>Hl .",,~r.. 5;!(:QIHie-c! by i,try, th.:t
S.un :a J,(r.e.dtj t.) L~cl"~1! Ir. t.'ie Qr-dlr4,1(:tl, rrl<j.iu(lorl';' ... ~d
':U't!r .IIi,~~rili t,;' ~t :,r~.I.:le-,j i., ~ur n".l rede_, the t~ll~lII\l1~
r!!",~.",.;c "';Ill OH .of t.~~ rc>~ "(11;
,~;;,"~','I "f Ooe )t.fl tl!'::C"'!I."r:.:l~~I':.'i"l (C"'r.:1I9:-b) or ~r, ".i;il"'fsl(j~
t1t .. ;t.,;·~ of 2':0 ~~.,~r~ ,!,jOt (>I 11,",,; ~re-" '''.0.11 t>-,~ ~>:!;I r>.;;t
";'its fel' ill ~;l~"';HlSC,rJ i ~I';: 2 hls.torl( ,,~j:dl"~~ "'t~ir. tht
f.~" ~.J O;s:rj'l;-.. ~trt ~HI) t>'iil(l"i.~\l. wcyltj oUltnrbl!! ll,jl lhitl'-=
Qr "rt"I .. ~ti! (<"';; ... l'~I: ~~'an: f~~t tJ.}l,~~~on il.> tla >1t'll fAil
I I .1 t l,
";'1,,t"':-.. ,-'·nlt·.Jeel "jj r,,;>t :' .. lle~E <'Je ~ql .... '~e ieet ... ~~ ~r.J1
";'-':.'''.:e :c;r r~njJI'H"tl'.,~ end ;~,\ro,.~",c~t of tll~ f.'J-Jer of
:."1:1,!.J~ ',(, ,.1[; ~;~~ t!Ht ~".'~Id t,e-lQ;'r".~C:, !'i,· ... H c(ln~ld
t"·r.~ -S,~,,' ~~",.t fc-'", (,r J ,~'!;'rC",rt vf t~'t "1~,c'I' ,lre~, , .. !"l':~'C"t"r
... ". ,~r"lt~" ~",:) 1',~ ,:~fl J"~IJ~;~ ·Jr, tile '"~ti:·~t;· ot tr:JI.' <t.o, "",j
... l'. t I.~t 'i't~ t.:'J Fl ~,;,:;, f. i0~}, 1 '·:~d fJi" luI ~,;ac~~.
<.o."nl.tll • ., ..... :i'~Ht~,cj ~~~"d f&r hdH,tr t;1~r:jic~tipl o~ tile-~(H'
.·~ ... rt· f~(t" "',,!:,,,!. n.,H r:-".lle-r C"'lt fro,., H'.:j why ~h~t e-,,-::<:~,tiQr,
... ~ .. Ic: .'>e ~~r:l.
~,. ~1J:Uf"f"""r. cl~ririr:-d tile r'I.· .. :a ..... ~> root re<l111 an Inr.:\lr,t;'11! ;)!.;t
H,dre,;~t<.l tt!1' nee~~ fJr ".oJ s-lIIlo11 ~~tt~ tc be ~~it to l'Ia~e 1I;;;or
l:<oCl,4ic-.t1o;:s. Tnrn! wn sur ... OJ I'rG.po~,l rrr;J1lI ti'l!.' ~·o":lto ... ' ~tudj
c.~.&tl"\tt~~. ~"'! ttl( '\I<'I!\~!'\jj Ce_'\~~(QI"\ aid I"\~t ~I}t!: t(l r'!co",~I!IHl
f.!",~ ~'r.::,.·,""'l ~o tOUl1c'l, ltihtn Co"rI,1) C:Orlshl~rtd Ir,e ::rIos.t "e-cerl:t
,",~r.to"'f~1II' t)"~f':(I~i,"!l tMey I'eard tr.~t 'O!ll~ rtt<lill!r~ neeC:ed ~ery
s,;;; .. n .I.0"P1t1 of 111l1l" "r.!-~ f(Jr Iit)ncr e)tp.rlsions;' there-forI", lOll
5"~~r,,, fett re~"'.o~C~;j ~OUI to ~"'e <Jrigi~~1 CQflC""pt fo, ~irlo,~
-/"",~,~~,~,C'o. J'S ,..e1! I, t~ tnt t1pe~ of t~i!'e~1 \~cn(lfi~" t:..r S(JJle
11.1ul rrt~(]fr~.
I'IOTJ\IJj: Ca •• c:ll .... ber '~ti't~cc1 .0y,(I, 5l1!conG.d Ill' Sllt~rl"5,
~nlt ",,11 b~ d'rette' tD .ftc\~de ," t~t ord1nc~~e~~ rel~\gtiDn~.
'illiG .ott:l'r ~ttrill to be-pro,,(ded in Ollr re-,le-li, the fo110.'119
r~co .. t~d;lt'o~l of th~ ~~wr.c11:
.. -''''~---~~------
JII
I , I
I
L ..
i
I
Chapter 1. \'\'hat Are TORs?
:.:.ew planning o)nu:pts in :-e.;;ent yean have rvo~ as
much ttlthusia31'!l: and d~ba'e as thr transfer of develop
meflt right:; (TOR).l Th .. TOR conr:"€pt has be-en haded J5
Ihe s.olution to a !iwe-eplng varl~~y of land-use problems
indudi.ng protection of h:storic lolT1amJ rks in ~nVE-r, the
f1o.;,dp!ain in Chk •• gc'schit: ;-"'Qrt~ Sh,,'re s' .. burbs, (yprt>S~
swan1p:> in Florida. farml.o.nd i:: \laryldf;,:L pine bJrro,"ns
m N'E"o'o"1f:'f'5l:'Y, and mountain vl!ta~ in Californi.a. Yet
despite the hundreds. 01 article-, ar,d Inou...ands of ho\!r~
of Ihou.Zht and res€arch. teYii!f ~han 30 cOnlm1.lnilie~
,lround the c.ountry havC' actually lmpJeme-n:ed a TDR
;cnt'moe". In perhaps only a dOlen 1'1 .. 5 ,Ofl oIctuoli (urnler
laktll place
The TDR concept "as not y.:! ii',d UF' I,') 1hE' J'pirattc'j."
,of i ts. C"r02J tors, ~\rh~/ hil) I he con(E'p 1 i.a Ijed to J "Ie? is 1 h{'r('
somelnini; I nheoremly Jmiss in the theory of protE(linS nJ I·
\.1J ... I .. n hj~tort~ rewurce,; through Harl~fE'r .-., t~ei[ de\'rl·
cpmenl pO!enliallo l,theJ ~ite.1 Or IS it merely OJ pwb!l;'m
;!.~.
,<.;. :-'~.;'
l,f implernl1tJt il':I! Halo ,P';iltIGJ [",t.'CbS.l1 y u,""ldenn,n.,""-d th-e
e\.Qnomi~ rt.aI!li~ of t!1(' n,,,\ h~a~<: md:\!.etplilt;er
r~E'rt IS Mthing mhntntl)' \W'")~I~ I'\'ith lh,. ronc-r!
Systems GUI be properly ct'~:gm·j!o r~K"Ourd..g1;' lhe Inn-·
ler ,:If devt"lopltlt'rLt potent.a] from .. 5,1(' or b:.Hldl1"lg to
h-' prOlt(It'J to J:n,,:hCJ rucel 0: !"ll."'~J:E-The ~J1Lr,"
or the TDr, ... o~<u;;p: t'.' lio't up 10 ~,~'tUJI;8:b j.;..1 tJ;Juf':
or Jtsign iI~d imf,terr;t;n!lljo:"t
In !Im, r.:P'lft ;.,·t ",·Ii: e ..... pl.,;ln Ihl;' bd~i{ ronCt'pl ar·J :ts
",,;.e-nll,j] leg::! f(lul1ddtio~ rt"Cf':-,llql.o1 rhJHenge-s prrse,t
new problt"m~-·.and cn::otl~· anJly,~ a fe-h' kr;.· TDR Fr,,"
~r.a.m~ <ll"Ol.ad the wunlr'r' .. ·;~th./l \"~e-.... to lheu ,:u~cl'ptu3.1
:H1 d p~.a rt: c..~ 1st n::I:i\l hs an.J \<:0:.'.]... r t '>""~. S',lC h a H"'" ;e·.· .. c.'<l~
r~w'.;1 :ht h"~"'ljJi .. l"IT.~~l: ~ ,"1 """,)r~.J'Q:c TDR t., ,1<::,,·,
The su(((',>~il.tI fmpl"me-:ltJI'(I!'. oj :1-.<, "I.;;;r.nl, ~('p;r,d.
In tum on :he Jppl,C..lli.:.'ln c! r~'lpH real E'S~;;,tt ;'[1Ji,·I,(..JJ
tt'chniqur, <lS rmH:h .... pLln:ljns tfi«'ry. Con:rJri :0
JL-o::pt€"d plilnnirog d\\f;.mJ. Ilw ~I~S! .,;gniliu.n~ p=e<~ ,)1
rrope-rl:.' '[I.d TDR S(ht'l"w j~ ,"",t the fe-,Our.", 1-0 be rm
(('(Ie-d but the n:C"<'I\"mlj r{,Ji e-;,~JL':' (""'ndltlng irc'!n 'n~ den-
;
,
,--
~ity ~;ue. TM pr'...ndpal foc~ of a TOR sy&~m mU5t
be on (~ .real esta:t m;arutpba and it~ oper.lticn, On l~'
w~ tM-TOR prosnm is uradcntood in the ,"ollie,,; t of
.& real nt.tr markttplaao GUl ./II 1DR systtrn worl.:.
To U1'tdust.nd tM TOR C'(lnapt, iI piaruttr fiN! mus.t
be f~r with tnc flexible w~ in which kgal internt
il'l n~ 't5t4Ife" CVI be ,Hvidtd, uW)'£r5 ~ ta.u.ght ":c vi~
the ownenhip of r1'<l1 pro?",'y in America a.s 110 thing
moR' than Ine o .... 'nel"$.h ip or II "bundie of rights: Owne.r
s..:.up of.sorne pi«e.s of proputy C3.rTies with it possession
of a biQer "'bWldle" th.an ex:hers. Thl!' potf't'll.ial to uS(' l!1c
bu~ is limited by ma."1)' filctlH'!;, IrKluai!18 lor,ing ar,d
la ... ,d-u$t rntrictiC"l"I!o, building ~ provisiclns., environ
metl tal LaW5, and otMr publie polk)' rtstricUortS, ol.! 'i'I'f'1f
as the ~l market torus of supply ~nd o:kmand, Arw
pnvious dlerision "f put owntn. of tl\e sa~ propert)
to ~Il or gJ~ up p.al.1!t of the bundlE' whilr rfi2ining otht-r
p.1rt$ will aM ~t tnt' ~..mm! OwneT'~ righl!.. A zo nlng
o~cLn.a.rlQ: that d!l~if~ a partkut.:.r piecE" of p:opE'rty r (1 r
5:r.gJe--~i1m i Ii' res.icier.lial ~"tioptnt1\' hal givtn the N"i'n,~r
tt'l!" l~h: to develop the property for thai. uSL, wilil!' ta~
iog <I"',"~' the righl-.at least in tn!' fOrEs.et'ab!f' !u~t.rr !r:>
dt,,~lor jt f'-'r hig}-,-.:~ ,-'ftk-e-Dui:dings Fkodplain r-egu
lalion, \o',-etllr;d~ rrotEcticn f,~rii,-,a:1.C'e'S, or pn:.rhibttions on
de-\,~!'-'p:-:1<".11 of ("C'ils!al d;Jr1t<; ur olhti exa.mples of publi.::
prC',"H.;T·~ 1:";1\ ilml! Ihe ;,:vn~l!r.t d the b,~t\dl~ (:\1 ':,ghls
f(lf «):t:t in-e~ of tJ:opt'fl)'.
\ "'llre;:; Ihe !~ul.at>_'ry n-:.l1'Jo., .... ',;rk (If typical o:cnir,g OlnJ
p!",nni"i !.a .... ~, howe";;!, li'l.;,," i~.1 g..re".It d~a: of H,,),,1I::.il
l:y 101'.1 pH1Pt?rt)' OW"!'I' t,) ~ creati .. ~ in ~lling, leOising.
imn: vt't,lurins. N conating So:lm€' 01 iht righl5 in the bun
oj!, while retolif'ing oth«!"!L For ~mpk. an OWiler of a
prime pi~Q' of proJX"rty in i! do)o',l1tQ",'n I~tion zoned
/0; .:-HlCf U$I." h.a~ iI numbt{ of dloire:> a.\ to how ro dewlcp
th.Jt property, The lal1d m<ly bt-le~l [or <ll<.lllg period
of tlm .. ----s..I)' 5-0 to 100 years-to anothe-r deve-Io~f wh,-'
!hen b:.d!d ... al1d operalM-an offIce-bULlding on thl.' prop
t'rt)'. Und.u su..:-h a.'1 arroit\gemt>nl. th~ iandowner would
be entitled only to the pa)'ll't'nes for the groW1d was.e. and
the ~IQper cl the offiO! bu'llding would reoJ'"-p .U prof+
.ts (or 'otar all losses) from opt'ratior. of the de~l(lpt:d
s.tnltt~. Or the s.a~ landcw.':'Ier could enter into a joint
vent ~ urangeml'Il! wilh tht> dtrVe'loper to blOiJd jOir,tl),
the Soarnt' office building. The tern1$. of tIlE' COl1'lpensa tion
to 'he ~OwneT would be Mructund atoordin,gly. In the
firs! example, the lan"downer ha~ glW1'l up aU right 10
de\"'elop th!i! property and, in the St'\."'Ond example. snam;
it jointly with .mother party. Or the landownu could
~R;~ly ntabl£sh .a corporation or partrrership to
dr\l'l'!op the proP"trty and retain wme, or aiL of tr,e
2
ownershi p of the ftn i shed pr«!Ud.
American land d:ovelopment patterM havt' gone
through a virtu,,! l"tvolution in the past quartff crntury.
thank> :0 .ucn inno\'3tiw iegal conceplS as condominium
ownership; ~tr.it41 title .acts allowing $peCi{ic-floors or
IE\"tr~ above &/"ound to be o .... n~ ir. ~ simplE" (inat is,
by different parH<"i): and UU\O'\'atiQns-in roortg~ lend
ing swch as l'qwity P3lticipahon. mortgages in wnich ihe
lender shales. ir. a perctn tage ot gro ..... th in income gt"rwr
-lteC b~' 01 d~~'?lo~ proje<!, As. a resuit of these im"'lo,,-a
tiol1s. the Amelk3n Iq;al and d~lopmer:t community
vi'EW"'i land and tht-dl"Velopmt'nt p~.as <i fio:ib\e Om!'
in wkich p.ar1. 01 the buf.dlot' 0f rights rl"!ily boe easily
removed and IransierreJ to other ptrwr.s or even ro other
pit;;."e"> of pn.'pt'rty.
Evert the me~t ullwpnlstiCltN American homtownt'f'S
and lancoNnrrs afe f.wliliiu with how ~me of the COl'l
ten', of:ht-bundll' <".<:n be p<u<:-eled out to othfT'S. The,,"!
kno ..... that utilil)' compal1i'E"S h~ .. 'E' atl t~sernent ovt'r their
hent '/<lrd.; or back)'ilrds 10 :!1S!ali and ~.laiJ"1t;;in abcr.-e
-ground or ul\d~r(;round utLlll~ .. hn(-S_ They may be f~ml!
;~r w,th t<.lwni1ou...-; 0' (('flc,")m1nl;Jm rr~~wC"b in which
50me P1JtiCH1!, (If tht bUriaL". art o\,;ned !O'\ciusin'i)' by a
uf,it Oi'.'[itCr, ","r.i!r ()tj.,('~~ il're u ..... tl';J HI CQ:-i1mon S;,rh
l!:";<;dl Jrr,lnf.'m!:"nt~,!s ,,'((]I a~ t~t ..... p.ar<lli'-'o ,-,f unuer
glt>.,m! rr,i;',na1 t"piNa~\0" f\gt1:5 \.,1 ~"ri :oct ',"~ler nt;h\>
h{lrn Ihe ftt' ~imple inl~r~sl. o~ devoel.:.pnwnt of prl\-;>Ifly
o',IT,eo pmleCh aooH' pub!i' ,:re-tls or rJdrl'ad righs (It
"IJ~', art wi.;l",~y undt!"'.!oca as e"<lmpl~, oj thE' E3~ I-.'Ilh
wh:ch IhE bU!1:d!l' car. be 'ii"par;!tot'd into) $r!'~lIe.r pil~ ilnd
pa~o:eh"·r.! oul.
A 1DR ~~';.!em sjmply tJk~som~of I~,t ."('Intent of Ihe
bundle oj !:ght~ for one piece-of propE'rt)' 3nd translers
Ol re!OCltej it tc: another pi«~ of properi)', Typica!iy, thi ..
:s done by shiftin;; the fululr dtvt!opme-nt p<-'tmtidl from
0;11;" p:c(!' of property (,he ~ndln& siio:'J te> a'lother pi£:ll:'
of pro~>€rty Ithl;' lN~wil1g $it.e). The transferred d!'vebp
JI'.!'nt pOltl'1lial mo.i' be me.Jsured in any Olle of a number
of ways, '5t..rh as floor are.!., dwlt!lJ:ng units. or parh Lng:
~p:a::es, Once the trander has ()(~. mo.t IDR!>'j sten\5.
require <l legal r.e-stnction 011 the sel1ding Site, prohibitjng
any future ~>e of thr transfErm;! dEve-lopmcnt pottntlat
and po;:rmi I thE" receivil1g "ire-to develop with the additio:laJ
fJcor area, dwelHng units, or p.nking spaces to which it
i~ now le-gally entitled, Some TOR programs an' manda
ro.ry, in which GiS(' all potential scndins sites are rewiC'ted;
oth<Er:;' are volunt.u), and al!0w the-marketplate' to fin;t
match a buyer and ~lIer oj toe TORs before the Sf"nding
sit\' ~rDm!'S b'Jrd~ned by a Iilnd+us.e restriction,
.,. ..
Chapter 2. Case Studies
\L;.: TDR F','&;am. h.E·" t"'"el-: ",!iolbl,5hed 10 protc-ct
!!"i~t, t:-:l;:~c~mt!'1~3.Ji:i O~ hi!;I<J~Cllly 1IT1.rt.'Jt"!1t >l~f"> or
C'~~:.:!:.t'.p >.:c-•• , y(.,~/.; O'~', De ... \~, a."1d San Franci:KQ hJu'
c;u~t'.;l tl"~)r~!t TDR ~.wgrJ.:m to Frotect hi~!or.'· bcldc1·
:;:,,~!--, ~h,if.:)~ x'ml!' (.'! .:JI 0:.'1 thoe d:ffe-ref1C1' N-t ... '-..... n tht'
j:L")~ ola-" d::" ..... oL~.:1" of a deslgn.At!'"J l~mJmark and Ihat
':: thO! ~:t:1.t\,;l.l nt'\o\.' ~t~Ud!L"f' lh.at ('(''-l1J be d€'\"P!oped if
IC"t './l:"_d~.HI .. "''!'rt' dtmob.h«:!. In Ih~ New 'e~i':Y Plne·
:l.~,-:<; a.:-,.::: C c'~l'eJ (C'~:l.t"" P.;:,nJa th: ;'u"P'-''''' of tho nJE
:::c~'.':-:l;; :,' ~H'~f'i er'\·:~l.·[\Jl',('"nIJ:[y s;gnillc..ar,t lon:<t5
a.r,j ·.~t:! . .r:,~~ j.r; S.anl..; \:,)r.i'~, C ... ldorni"-, th,. pI06~.a:n
rr,~,ttct>.l (od\~al ,':l<)<,ifLldL'l rang.;-Oti.tr pregrdms.. sud1
a.;. It-.f O;\<; in :'.~o!'Ltgome0' Coun.ty, ~.lMyldnd, h ...... ~ ~r;;
(s:;,b:" ... ·,·.,j :,) p~ott':~ prime agrkultur.ill ta;,d, and.:.: !e:;5t
r~,i' 1'~'lPJlT, 111 Se.lt:k h'.o.shll",gtCil. has wn d .. ,l.g:"td
:.', ~~",;_rl;:t' re' .. r1:iNl u,:j nho.b,l,tatiClil ~A !,y,,-.and
.:':':':r-'~'~l'r"~ l-',~~'.ng
.': .. :'_"-'" :dH,U~d m')rt;~,an :":ITD](' progr.Hl',~ (St'€.lp
~",-~:C __ lo(.";.. r or th05oe' progrzm~. Of',!:'-at,o..;1 21 '<In bE: tOll>ld
t~td ,~«t~dd. if $U((e~5 1<; to be meawrcJ by
L
acco,!'wi;$hmer;! "j one or mere transfers '(ttcfth~ 21.
only a tf" .... · ha\"e h<.:o m,"re th.!n OM l;an~i2!.
MO"·TGOMtRy COUNTY, ;-"'IAHYLA\·O
:-'h>;'ltgorr ... ,,:-y County, loc.:.t .. d to the nor:~, oi i\'<lshmg
tr.H1, D.C .. ho::o OJ p-opul.:ltion.of rou!,:hl>-' 58'),C(() and a land
are') of .IB,OOO "Cre-). D:.mng the pas'. 11'.-0 J('(ades. Uf
banl;!.atlOfl of the (out'!()' hd"!o pwc::!<,cil;'d Jt a I-apia p<'l'e,
",'('I Jb01>t <.l~:~-lhJld (;f H~ !and <ire", rem",!:1~ rural ,lnd in
.Jt;rirl..litl:ra'i us.' In 1973 In In dtofl tc, :;:~Hl rC";ldential
de\-e!0pm~t1t In prim .. agricultural ar!"(;~, i'. !i,,~-,I;(re T1lLni
m .. m let-size requirement was. adc.pi"'~ by the-cOlmty
Tha~ laded to pf~vent '-lIbal1 er1!;Ioacilme:tl, wrw:h con
!in:.:d 10 dCVl'UI' p:'"ime Jgricuiu,.lIJI J.-u-.d; dl<nng the 19'/05.
r-.1'):l!gc,mO:1Y COUflt,' h;st HI p€"'ce~!~ of it .. farmland
The-.\ ~"~!f.":'Jrnn: .. Count)' Pl~rlm~.g c,)~J:It1i$~:on'$ -con
(";-n ,lbJl"t IUlrhu ],),~ of f"nniilnG pT(\r:;1~~,,"d th.;, <ippcint·
ment of .a .<!>/... torce" lO <,):plore [r,c-thQ(:s of pre:;er\-ing
Jgric:..diur.:;] U'i('$ til the (UI<nty, Three a[ternahv!"'io ,·.ere>
con~"d£:rt'-d: G'J ...... moninr .. , ouHgh\ tJllfch2,~.e.,]j .. grkultur.d
J
\
•... ~ .. ..
"f~~
,-, ,,:;~'
"";-\";-::, .. ' ;:~~"
"i.--"::>: .... »" ~~"~4," "-,_ . ',' t:
•
l.!N:I; oln.:l.a TOR ptogIilfT1, l~ I~sl fCtn;;~ l"Q:-.~!:.;~ !l-,.lt
dowraonina would bt-uru:a.r artd ~",.n:hl,-\I'" of \ .. r....-h v.~~d6
boP 1'01" ~I)'. h ~Ikd on iI TDR progrollTl'\ Ie PI"No('I'-C
boIh filrrnbnd.and 1M v;"b:ht}' of .a&ricult\l~l ~~rilot
;;, l~ county.
In 19t1iC, thoe co'Unty >Jppr"l'm .1M ol>iOf'~ tho!! ;s.gn~"I.
1"'..ua..I u.d ~ ~-e J"~fY~li~n r~.". de~J,g."'.J!ir:g "':<.
A,&:rh.1J}runJ ~ of 1mco:' It:re:i irT'(>r,. t".I-," t~irJ
{'",f tJw county1, doW1'.z~ru~ ~ r4;~frll"f.'~ ,,"-.I R.;,;,.al
~\y Tf4.~-Zcr,,", Pi...-~ dor:.rf!"rIH·~ ~hJ:";' tJ:"m
nt'f'dcod iii !.t~ 2S oKm. itt onkt N o~~t'r fro:l:lb:~'.
thld, Iht~rm.."m .,Jlo ... ~bl:~ ~.rr:~' ~~~r ... ::~:n
Ihto ~Itur,ll ~ W':iS rdu:::f'd from :'rlIe d",~]i:1.S
un;t peo!' fiw .Kn'S to On<" un!: ~r 25 x_;~ ~~~c>perl.·
O"f',~ ",,-ithll'llne .l3fK"' .. !rural .1:1!'" "~r g1~ Ir-r ~I
to lot:! Q~ ~.\ ;iJ.h~ !~r C"'.~-fw't ~t't'S<:1 tun',
t-:nd OWl"o«"j 11'1 I~J. ;in ~!,",:!:....: I"!"c'!'=Y:r,.$: oIr;:.iI .... -.J~ ~~.al:-.
Ii~ fN ... p to J.C\."lJ OOT1op:'7ttT'~ r:~I-,~~. J~_'~ r~'.'_~~
to rl"'C'r1\"!" tr.;:, .. o;i~ f-.r<CIr'l'> !S.,o.'-~ OI,:~~ <',f Ap~ __ 'r"_~~~
R~r."dJr1d T r'Tl','-fi\"" ~0 50 ,,';::d:,'~ i"4} n-t(', .. ,~ ~ .. : ... <
~a:,~ ~1:"C't =-~:" ~6e-:~~'l':i""d
\V,th I;-'~ r-~(C~o::;.<' ,_-,f ct',,~>,..:--or:': (~:~~" ..:,(,<,~.'<-.;-,
'_h~_-"':;-'.'_~~.·.TT .• ~::.'.,~~r~~. '::~:r;~I' ";<;"1 -,-,,:r;,~'>t ~r-'~ ", !.-,-,,:.
_, "C~L' \:Oir:i,:',E;J:"",,;<""< ':~r""";-'~,,--
Ir'~ (l"s~:::'_-"'I_.':' Ft,~ ,..\a~,1~ "'-:-;>,"1:' -., ;, ~-',;
~:< .t¥,..,-:ttt-d h) t~, ... '." :-~;:";' ~ i:, ".':' ~,:"" '.:"
TIJ~l r:,' ~12'":"" J~\'h~ ell ~-,;~~ ~> ~-~'
~,' " I,"~J; c,~ ';.,,",-(,:": i.: ::. [-"~I ",:rL'
A~ ,',j iur'r 1 '~5·, 1, ;~.< -d-Ilh t: l.-t ( ... ,~;, f'. :,:-n-i _~ ":--1
Jr,.:,-r,'('-~ kr ~~ I~ roR n~·C't",'l:-'~ a r!'~, :-~,,'~f.1 ,-.:. .~_-;-:_~
<!CI .. , of f~rI:11iird. T~t TDR" ~.a';'" t-t.:---, ~l.Ird", ..... j b',
ft"':~r t~l",n LO ~'tl;.'~r'!: fo." ~'.:t-d;' .. i'i'''~'~ ~'("-';:~:'""'I~
~ir,~lt-f.~m~l) ckt.l\;nro ... ~ ~'01:.:~,~;'~t-d ty., :'\-"_~
u.nJI~ Th~ (O:>:.tnt~ i~ r~'~I';!l) rr\'j"'W!:l~ ,In ~'-:':""_'~d!
::to.:(1 TDRs tt-.rIY.:,y-, lht s.;;,'t-dn:I'>lc:, r':""~!~' y, \" ,1: ".,',1,
r~~h ,rl tm. ~ro:w.jc,~ 01 ,; :(,:.:!l (,>, r'!',n:,I' l-t"C\-'~\ .', Ie,
o! ran:-']J!,J, A -n)R f.i:H'mrr' 1 ,s r-E':0:.:'.-j '-.'.:r.lh, ,:Ld
rt-S"I,tln~ the-n 1rnber.:;o( !"nr:--[.lI~:lrdl~~i;.r1f:~ ~;OI~ .,;,,~
lx-cOil~lructr-d on lr,~ 1oel"l<:h118 ~ntj
Tr,~ prlC!' p.1;J ~. ~'''!k'~n fer TDR~ h.ll~ dr:il:;e..i
~irn:e tht hr.! f ..... , ~~ ~ t~~ prop-~m_ mR., ",:-:J i!'1 lOS?
for S5,OC'C' tv $8,000 f~~, In 19E) tor S4,~;\) !~ ... 5':'<:,::\.1
d.",d currentl), ~il f,;., SUXO te $5,000 ptr nght, h!"m
la.nd val~ for .u;ri...-ultllr.f \,;.s.t h.t.i nm.l:r.t:d !"~b~I.?I ... W),",
Slanl a: S900 tt;" S3,5a:I prr.Kn' Rt .. ill('>H IIsl TDRs. <!nd
f"J.r:1 a commi.!.s.ion on tr.ln504ct~o~~; "'r:'pr~i~n ... !'I' U~:'~E:
-::omp.u""!r s.&Jn of TORs Ie v ... lut Iht ''It-,15
Th~ ,\.1.II-yl ... oo.-N.1Itlon..1 Coap;l.l r .. 1i. "'T'J rlon"Jn~
C-omrn\~~(ln. ~ bKc\\r,ty pt~!\~~!\B ~~~', ,,;;:..,-W c!('~t,: ..
\~'jlh \[oJ1:gnnl"ri C.)>.:n!)· I,'" tl,I)', .~'!' h; ~h d,;: I ... ~.::-~~"
pLar.T\il'lg dnd c· ... O:1Ort1:c "'li..l:)·~l5 te, "r·icil-e th;:,= Iht ~lIL,l
gr ... m wolJ.ld work effKti\'tly, Ar 1M: ouls.o:-I of the pro
gr .. ,t" p!iU"..rwn. aoo «onomi:>ls r-KOgni.u-J that, u~lt~~
~hejr TDR progr"m~ .... "~ 'c.ued on th~ n·ahl:l'=' <-'!
the priL,'iI~t N'al t"!!1 ... lt m""w., li-te rrDgr,ll'~ 1~,(,:.rJ iJil
AJlhotlg.h thf. mR program 1<' m;l::d~I-c.r)';n tr-J.l do',",,)",
Z() :-.;n~ (><>::, urred, pn~~rty ::" ... ':"1t«, .a ," r,,;-~ r ... 'l.' I:,c:i l--: ::-,' ~J
d',.-.,r c,;".'e.Orr:-.eni ngf-.l5 ~ h. '..(r,d.rlg li<.'h ""r, :!,.,
w:111 rr.cu./l~ d.e,'t'Jc.pm~n: pottr.ti.al h:o mJ~e II--e '\..0-10' o!
~'l'bpme:nt ri.d'ot~ 11f'l"ln<.i.11J)" .iltr,Kt.\;-e t,1 t:,,<-fumtl~
\"ho O""~ tht-I"oo, and th«-re-.:eh-i."\g ~:~ ..... CH· Ir, .irt;!~
whc-rr dl"vtlopm~nt dl"J!" ... r,d "'.a~ ::1 ront; fl10 :"~!1 t" u,' .Hr •
L
---
;I m",r~.l't of \.nlI ir:,!: buy't~ 3~;.ms-? Iht'rc-I'o'J$ a soft mJ.r"
~!\ (or ~u(',\h""':\;\")' h<.'u~i"'g 1!'1 th-e county, the rig.ht~ un
~ A;,pt,Kl ,..",1,. 10 S-I;'lg~t-' .. mily and to"'T1ho\Ji~ or;.--eJop
mf't':I, <l!<:.'~ I.:" rr;~wrt Ihal p:->~ ar.d dtm,}nd for TO?s
""'''Ol,iid ht '1'~~
,4.n ~;:h'~QnJllfl«'f"~l~~ to:> pun:f1a~ TDRs is priority
It' I~ pr"---:'i~IQn 01 \o' .... ~n lnd s.n>.·Er s.ei";~ The counl;'
.IK' ~ .. '.r,{W ~n t.!'rr:'~~l: >ed;'~I~on4! eUtllt to s-t'ii th€
pO,!:~;lm k' t:-l'th hl)-"tf"S .lI".d ~lin'5 alIM_
in or~r 10 t:"..J.,,;:r~ t~;;t rt«ivu'>g JHa-<;. O'Ifl' de ... ·~ll'pe-d
~, ~ ~·.;rb;:~~ dn1s}i\' h.1 <'.HHnn "' .. Hiu-t de·m .. nd for TDRs ~"c1 :----.' .I".',,':: ~rrr.;z.;I:-;~~ 01 f,..,~' TOR r;gh:, ,a;rross. 3 l.3r~
m .. ".,~r ,,! ~""~S: p.1rn1s, IN Jrl'1§.iI~' ~r"re~ OJ'l tM
rt'Ct'1~·I:'..,I! r.lrn'h m:.:i,! be .. , ;U~: two-Itliu.b of the j.'o~i ..
blor ~"'Cl~L<m ~-.:I~· fur n.-.:-rp1.e, on .. 2o--a(r~ ~it~1'\.ilh
c~W' ~('~\~r'~ ~n'!";ll'''~ .. 'Qt,,1 or VJ0 1.1'('1(0,. aDd <t d~sit)'
'J"I011 <-'j <:r. ~ddil;,,,·'ta! 4D L.O:'Ill~, th", dt·.'E'l.~ptr mu<-t PUT'
d ... ?~ ;I' !e.H~ .::7 TiJ/'b OI~-:d ,C'Mlt\.:<1 .. I I!:,a~t 1::;!/ units
,~,",) -. I';,') 6-:,;"
,..:. ~--'"'_-1\ I'(>,!c,'1'(r'i R'9;~h F'Jrd \\iI~ f~~OIbli~hrd
"-' ,),::~' r,_:' < ;;t.~ :,.<,~n .1' .... ' ,,:' I':"''-u:"! 100,;;n i'--:.J<!ran
~:-,'" ~.': '!~' :c,J: :,,"-<,,' 11--.', ,;;~'-t-"I ck,,-~'kprr,"'f\: nthl,
~ :.' c~_l '_'~~-~l: __ i g ',.'~'"~<rJ· TI1" fm1d \0',.1>
1.-",~, .• 'r~'-'\""s J:O' "'''!'!J~,I" fr>r :.:pl('
:-.' , ",,'-."" 'f 11:.:-1<":::1 fr.-,,' ,! inrl". no:
.. '",'" ',,' t~,-r':H_1~" "",~:r~: ~:,,, be'H'
:1 'f" Tn:..:. p,_\.~r~'r1, dnd ~he ('.' . r ;')-., ~,_: J
-, :;,.;1, :r,i' ',"I ;f~il'lt u <.t~1 lh~ {,rOr,film dd
r.-,.;'~:r~ {~,~ ,,! ,_,~ .. : ,'t~ C'! :'~J]f f1'~{'L.lrC'f"S, ~'!.:ll;lgomf[Y
.... ,' _ ~ : -' '--Cf' \ ;~~ t~, .. , .I if:" :'(I~! r .Iti\ 't' ~"'s t > hn th~ program
Jr, ":(," ,;i:"':t ;·-~-.--:, .. (h ",. t!-o> Trx ... "PF[,y,',d pjlX'-"'~ i~
.. '. C"I"~'~~:d : ~,~" I r..; "~~,:L .. '. ': ,'~ rn I 1."">': ~~j ~r'r '0"'41 pro-
0'-,' I! ~ ~'i':' ",~, ~. ~ ;-.~,' ~ ~,:;)i" P,' (;I""nt, l-a~ I 1.11: It-g-,~\,,\ ivt
':.,'~,!r('~ ,; ,f: [",!~, "rr,;J;~~ And ""{"'ms 01;1',,<;, hd>'ing
":l, t I,-j ':" "T'-'Jil-:I"d "r('i':, Ir"1n thO' TDR prL)~;a::'I'I, ('on
~L.(':-~~~, c .. ,.'t'!('~r~d,' nc" na\'t' tn{QJ:"" w;!h.a mL!lli
I,r~d w ............ ~d .. ppfc-.· • .ll pr~XM-~, .ru,i Ih~ ("unl}'d~
n:"~ h-.!\·~ .~-, t-'!' cor",-Hr,r-J .... ,lIh :[,<' (('mp.l:t,b;hl~· of l,x-il'~
s:l.ll-:r' ':1:-~;:d tN'I),",!,
~~n~,I,,'1"'try Ct.''-Jrll:''-~ TDR progra~ s.uC(ftded
~_:'in .. ~]! j ... ~:~i:l!'d tr:( foHC' ..... ing (ntlul t T .. l.'1dLtlOn5 lo! a
..... orb:.lt rr"gr.a~
Sutl:"-'tl'll rM-lrlct:Clr,~ en sending "'te.~ toil giV12 rise
t.) TD!f. ~le
2 (~~~r~llOn 0.1 _rc:"'11'ivl1'3 ~it,c"S """lIh ;nfra ... trutture
(~;-':'IC.,.t} ;l-~,,, '.l~:,;,e"t Cf"'f~<)pm('n! Jrmand to
IT'~~_' .od,.lltlc1na! ~tnsl!\' ir,,:rea.s.e-s ~'lra(ti\'>2 to
d!'\'£'I,)pel'~ ,
;;; r;f'<'.oE~:tlO~ O! !he ('.:onom:e: ,}.r_d financial tcr.d:
lio!",:; t!1at ut'derpi.n .a TDR m.:lrht and de-term;..,£'
!r.t n 1 ... e-v-f TDR~ !u beth ~Iiers. and bu)'~rs
A T!JR F(',":a~ c ... ~i,~:l rh.lt is 'Sim,'!~ imd undtr
;t~:,J?b:t ~rc-j !f,~, ,:j'~e-, n.:t r~qll'r .. (omplt>.
';';:'-;:[0';.11'>
S. Co:nmttm'-N ttl .an t'dLlCi.lwl1al tffort to inform
!ar.d,w.-m,s, J~wloperi, Rc.!llors, ~nd atlC'meys.
,,!:.,:'LJ~ Ih' program
COlUER COUNTY, flORIDA
Cotl.ier County, t'f"i Ihe ~t coos! of floridil. j~ flo",
st.;ate's $«Ond~lilrgest cou~-')' in land arN iH1d o~(' of It~
l.Hte!it growing. Napi.-s. :hc pril1<ip.al cily, ha~ a ~pul""
ticn of .oout 20,()XI Olll of .. :cui rol.lOly populalion of
117,000, Of 1M ruunty'~ 1.3 million acres. f~lly 40 ~r·
ant j, ~ ~ral or ~are o\'lTllm.h ip. and goW'm r..-t'f\t .. l
oI(quislticn of SE'11:;itlW' E-..erglacks and Bit; CY!lrn~. PI"l'~
SE'rv!" Lands ('On til1ues,
Co!lie-r COtH"!I)' p.il55W its. hrs! TOR Ndinar>oc i~ J974
and ru~.,tially .amend«! it in 1m. Moc:!ifiQtioru. dimi·
noltE"d II ~1.1;rrmenl that tramft'ri ouur ~r\"il1'l:''' parah
of COl'ttiguQUS, environm~f'1tal!y ~n~!I; .. "t land .md p"r·
Q!!s of nOT':$E1l$itill'l' Land. They aiso sfr("amfmed the m·it"'l,
.lnd olIppro\o-a1 F1"C'Ce'$$. Somewhal surpn:>ingly, ho\'.~'er,
mor~ TOR acbvi.), ocnlrnd prior to lnt 1=-79 am('n<:'i·
~nls tt,an aHtl" lntm.
The TOR prograTJl was ;n~rlr1d 10 pw~n;t morr I~lrl
4O,0C() acres of em/lMnm~nlall)' Y'milive lane!, ~ni"Il.lJln:;;
b~r;itT isl.lnds, mJ.nsr{"n,~, sa!t"'d'-tr l'!'iIr~h~~, c"{l~",~t
beunl)$, dnd cyp~s stdno;, <"SPf'<"J.1ily I.F,d~ imr' .... r:.a,,~ t,·,
W.alf~ storag~ "r.d :elh ilrge IT: .H~J" "i (:1'T'e'S~ .,::>n',·. ~}, Tr,,;'
ordu,ancr crcared an <J"'er~ilY I'JJ1~njt cl",,:i:',J.t;'_"1 I,'r
em'ircr,m('nta'iv s.:::-r..,,:t:H· iafid<: ;.n"w;l "~ Ir.t ~;:",:,,"!
Treatnlfnl O~~lia!· Distric:, ,he 'fl.',o:l d ..... i.?J"'~.1I,_·:l \' ,,-, ,.,-,
o:ccompa,,:f"J !..~, dOI-',',uoning J::,',-,',uQ,'\ir.i: <.1: th, t",d·
],l\' d :5In(i~ JlQ O<::lwr $01:1';: y .. ;;r> hit; 1:\ 1,'.52 h .,1 r ~',
d;';£~OP0'('",-',',a5 regula:ttJ ,m! (c'"IJ 1:','1 ~":;;ilr ..... :+:, ::t
HV;"V<· of si!e dt:y~iopm .. nt t:,1 ali <. Dr fl"~ pJ.!:l.nl:1g ('rr :-:'i,
5oio[l and ,lpprovoll by thl:' bo"Jd of co:miy CO'1"l",l~'~.X,U"
L.mdo ...... ne~ wilh two or rr.'Jr(' .anI'S -c.:dwo:nt; '·Ji,.
\~e(gW lalld-il'l the overla'l tom may .. luI to tr"i'~~."r
up to o!,!:'-h .. !f of a residential unit lor l' .. ~n acr-c oWlie-d
Upon approval of the !.-amtH. the ordinance trhOura)l,E";
pr~rt)' ... wmers to d,.,nalt the lanJ 10 li',e rounly bL1: ~i'.,,",
lhf' ~pti(ln of entering wto ~I1 agtti-rm".n .... itl': lhl" (('l;n~\'
to mJ.i!1~iiin the I;md as undtvdope-d (Jptn spa,: ... Th
(Qunly :nust approVl' the tr;'lnsfer. altl-ou8h tnt: TDR~ du
not have 10 bt-sommittoo to;j partie-wl.iT reo:-ivll\f. sil~ <II
the iime th..-y ,ue seven!'d from ihe *r,dlng r:'an'ti
The devt:opmtnt rights rna)' b: tril r,sferrl'd to rrn~en·
tial multifamily il!1d residentialtou.rut dis.tnrts ~~'l'!g
011 the zonIng das.sificarion 0:.,1 the recei"if'1g site. den$it;
in-.. .. eai<eS -of 10 pt""tCt'rl t or 20 pt-.-.:ent over the un derly ing
zrmir.g m.l)' b.:: achit:wd. As an incenlivt" afld to oHer tll')'·
ibility in usin,g TDRs. ["t'q:J;remeN.lor landx.aping. off
stl"t't't parking.. and open s-pa(t! are waived;u. ne-res~ to
.. o:or.1modate ,he .additional d'ensit~·.
Bt'lwPffi 1977 and 1981, 526 de~lopment rights v,'ere
trdnslerred, prot€'Cting J25 ar:-r~ of land 1 0' .... ·u J;30 ri.;.:hls
~"'l're trans-ie-rnd in a :;ingle transaciion from Iznrl o .... n~j
by ~'n Dell,ona Corpor.lliol1 to anothpJ site owned by il
on Marro Island.
Bea.use ne\v construction in thO! overl<l:V lone' is ont,'
regulated-not prohibited-many properties i!1 th~ end'
ronmt!'l.tall;. s.e-ns.itiv~ <lie;'! have ~n devdopt"d. A mllll
bet of major rUDs fUIlt3ifling tht>-S€ lar,d. r . .a.~e Inco'1-'('
ratp.d them ilS opt'n spa,""E ~mtnili~ in fnE'ir dn<,~opm':n!~
2, Pri(1r!e-,o;n. (,,,llIn Cou.rlly'! ord"\.,,,('f p<.'"rnI,,:.d den" I}' I",,,,·
f..". ~ OIl I~ "nck.:~';n8 2.CIIling .. ( I'" ~~i", "I' Il':"on Ih~ Qr>d;·
n.1n<;l: w,U "m.",J..,l. ... lk'Q.IJIl!': tht 1311" (,f "~·i'>,ir d"'"~,,p""." 1 111\1, I
pH .v:.~.
Th~ c'Jwn\~"~ r"!'f.wi"'tlc'n~ poorrr.111 tr;!..,o,!~n. froiT' "=,,","":;0r"'
mp!'lta",I)" ~n:>ltl\'t P'l'ftW!"lS C"! a ~TiKt t'C poT1ic'-n~ c,ut~;dt
lnl' $P«i<llli""t.alm-.'Tl: ..I1'e..a..lnd 1'1(,"",1 ~·~n.l~ b~ .. n"lro~·
mel1f~II .... s.e!'l~liI"P. Or:t dt-,'e:o~r Ir;!!"l!J~;~ %V ~i
')pm~;'\t c~:~~ f r'","" 0lf'1 ~llJ..In."f: ~~.1 I..., I~ u.pl,.-r,d ;X-'~.
l:on d.l $.Itt'. A nu""N!f d s!,;{!-: In=~Ol~I!'t Ir.l~tn h.we
oc:n.tr.-r:d. \:--;t the CU'l!"l~\, &~~:Y :r"l\lOt I}~ "., d\ TDR
tl"iltlSil"Ch"n (C,,"!'"l
b IMe I.os! i,,-~ , ... o! .... l~,trl" r-.H"!'! ~."' r,,;,' iL.ll:"1.,.!·t~';. .~!
dc-,e~C"pl'N"n: nghl~ zr.d, ..Ii d:'joo.·l.~~ ,--<,~ t!1.1n I .... ,··
l~ird~ c.'! t~ fr.l~'sil!'~ .c-rr-J:i'· h~ :n'l:.Ktrd~'..1 ~,'1'
g!~ drwl~T>e, :... h~' ;'''~~~I!'~~J\" d('~-.l~ tr.... ~ .. ,mi"lmf":1,
iOltly ~n~l:i\"t ].a",.! iu ih~ .:;o:.,'n:\"_ A r~-.;r:'.~ 01 1 ... -rL'~
r.1\'~ c0,'tnb;.:~d iC1 t~ llXI~ \,:~ (1) :.~ (1r~r.II~ C>.-tt
i~ Int: Or,;0n 10 I:",du~ Ul'~.j,!j~b;\" ;::r I'~.-~r .. ':'l~! .. rlr
~$~!i'''l" .Jrr.a ;I"ll~ ~l'h:I'" Cio:-(l:!,"I;.,~ t,,~ !).~ ~'r~\" ~~
al'd t!--udNe ~':Iill~'" ~;'1~~~y Ir~_ 01'-(' r,~:'"l~_'l'I ~,~ Ih("
>dr.,,, r .. rn! ;" ;,-~,:}.~. ~~,'~d ";",·.TI,'l""T' ,r, ('<"::,:'1'1
C~"jT1:)' I"~rrr·.'~:-c'-, ~ c'l t.-~::~ :.' ~.",~ d<!:-,,<' f""r'":'","~,j
~; d',e u;-'::~r:! <r.:: ~,.'''',;"-;' ~~,-' !",., ;'l'.( ~ , ,-, t~';·.,. =_'
k.\~', '~n,,,,
,,1-'. h ,L
h~; Ii-I' .'~ ;-~':' ,I i,', '"
I, r t 1'<, '-,'-< "~'., ".,' '.-; \. ~ ,',.
! \ ..; ~: 1 r ~,~ : \" I.. .' " ;, l ,';: ,
, -, ;:, '. ,..-, ,{ I,':' :' , .. ' ,~,
, ,.'~:
, r,' :, ; .
,"".
I.J,~,~·' !r,·,:-:-. f'H',U,! (,,' r~" .~, !".' ,'b .;-,,:t-J [~,-<,;. I
2:~J, I,' 11.,' J':':;r~,,',n,,: ,~[:-. t', I:"~' ~r~.o,\;rr .... ~",~:.;
I~'r'·'v.' r.1-:~ i'. :·.e!1 J' ~~. ~ ,-; i'~JI'c:,(:':' _Jo!t::'.; ~;ll~,t
cc· "n: '0 r :gl"" ,_:, 0: h.t !'I J~ rH ~ ,1 r-s. j.'~ •• '. (~'td I ,~'" ':(' .. ;-,!
fr"."Il ~~r":"1,,:,rl,i.~ Ir-~ r:L',"'.l:;1 :~I !~~.:. "','~,,~ Jr,..-:! d~"f~'
-,'pH \. ~~, r;',.,;lH u~~ ~'r:-. 'I ;-':<1
j'\'~W JERSEY rl~EU .. ''D:'
G.-x",::',' J.nL''''l'l.OI'> :r:r i'1.'1<' NITer_'; r~,-:-;\"',,' it~\
f'~;-.t].1.'1ds trh."l.~mr"~~~ J r:1J~I: c':1 ~;;:!1'1. !:¥: ,,-('"t";", rtl~ I.d ... !,
pr,:.a .. r,dAlianIIC (j:)' l~ j'~r!~ <.,1 Y.\~~ « ~':~,~; .. ~.:l .. rj
O! I'.;;rl~ Qj 52 mL:r'.lCipa!:[,th t.(\'~,,;:.,:.l!:;" ;'~~;~~I~."":~ a~~.J~
'~,clu'& its t<Jr~t~, bog:~ .;l.!'1d mJ:r;... ... ('~, .. :>J .lji;~X",":I ... r;,l
'2~J, for CI<lr.be[Il' ,;;nJ bll,:~~r:',' .:u;!, .. · .. !,,):'" SU!"-Urr."f,
and ~oon-d-r.or:'lr' dn'e"iof'ITlent ·.l!~,d tf'lt AILar1t,c C~:\
borym thn~~j tN-Pll11"".-mc~ e-.::,;.s\~'r.n!r. d"", l'i':'l)< a. .... ~-i
p~ompi't'd ~upport ror a !?glvn .... 1 JFr.rn.:l~h!Q l;'To.:.'\"·lh W~
Irol and ,"n\"iH'l'!rnen:~1 J'rclt"(li.co~
In b'78. fe-it-nl l~is.l<l1tJWl ~Sl~~':I~~d th<: Pmtiill,.d$
:·'.llion<!1 ~n."t, aLJtnQlu.iJl~ nt~:IC:l 0:.l ~;;)r.,ll P:.lJ"";·
n:r,~ );,.,)::!y ~'""~ d-:.rg.rv: i: .... ,:!, ~I,~,_ ~:,.''':l;; .. W,", r tt~e;-
si':e-ffiJl'I<lg:€J":'"<'r,J P:.!Tl for 'hi" rf"S .. U", \",~r":l 18 mc:.!::r.:,
Nel~' ie~,..~ 8~Wt'fr.0I ~pcnd..d by (ft,ljl!1;i; IhO!" f)I!1<"
larlds Pl"mung CJ;mlli'$ion \\ol:n In~~,im ~jX)nSj~d,l1'
for reVIt"N a~d .lpi'{oval o! d~v-ek'prr~:-:! pfCl~ts in ~ht
Pir.-e!a::'lch d"{1.!\6 t!"" pl"nr.l:"1.:'; rha~. La:e, I~ $t_U-~!>.
Iilt(.lrl! pd-'~ th~ Pmel"nd.$ P.rot~<1:-o,"" Ad enJ;:H"!:r':~ !/\ ..
~;:,:,~~('~(~~~.:t~,;~ ;id ~,,~-~, f>'" i "6 TD[{~ ,'" ," f ~.o'"1;-" :1",;'-J:"J
Thl' (Drr;ffil,$:C''''' LJ~d:L'rl,).·). . ., )ear'!L:1fll'! ~·ud: .. .;( th~
p!~nniJiIl: and growlh (0:1IrCl] problem,;. cd.Tun..H,ng l.-' .ht
a,lopljo:.'I' of a Ct'rnF!'t'"hcn~i ..... ma;'la!,:eme-nl pLa~ 10:.': tnt
Plndands In lart'" 19$(> Arl!-,.l:,J .. ",~ th~ pl.!T1 Cd!!';' [0-;-"Gl!1~
/'
f.
~ulsi.tion of ential br.d$. its principal tt1rust i1 to restri(t
THidtnti.1J ~Jopmel\t tkrough striClla!1d-u $I! ron t rol $.
In thf rqulol!td a~.a, rtiidc.ti.al ~lt'rmerlt i$ not
.aJlor.wd "as. of right" but en!~' as .a c~):'.ditjor,al ust. Munic
ipaht~ and (Ol,ltH~ il\ Ihe Pinel,ands .... -ere re-q\.lirtd to
pr1!p;iI~ local plans and Jand-use rrguJ.atior;s. inr.ludi.n&
~ LOnrng ordin.an~, (oruiltent with Ill" Pmel.mds
Prottdion Act ;a,id I he compreher11ive pi;tn,
The Pl!teland.!o I>t-..--elop%Mt',t C mfi I ~ rDO program is
a key e!~fll.;)f t~ compreftensiYe' m.magtme-111 plolt1 rnt
PDC~ are TORs rntended to rt>d\r!'C1 dr--~lopmeT1t from
5e'n$iti~ areas to an',1!-Ihat can btoth'r l.<X'Ommodal~
growth and 10 allow landowners in the most rntrktet.!
3re<liS t() s.hare in the benefits or inc~aSoe'd l.arld wlh.:e-:. in
the recei'o-ing al? .. S. The plaro is thto la~! in K4Iole and ~r'
h4ps the most romplica~ TOR:>C.~ e-w-r implernen!~
Credits wen allOGIted 10 land:Jv.-n~T'5 in the designoilied
pl't'5ll!f'v<!tion aTea disirk't axording 10 J [annul./! tha:
rt'('og.nized the land's ~lHTEr.! use .!nd J!~ $uili'-bility for
future d .. "e!opntcnt. Crrdih were caic-ul:att'd cn the ba;i.~
of 3-9-acft' irH:rtmo!:V~, Upl,md; (It w\.'cdl.an::l. g,"fltr~lly
fEc(!'\'cd o[le ner.lit for !:'acr. 3'9 ..-cres, al:h<)llgh ,.()r<lc
wC'odl.al"ds n«ded 10 PW(~(llll~W.ilel>~~d rl:'~lv€d IwO
cn~dits. poer :19 acres, ~Vdla"ds we,-: jl.'JgrJ :0 bJ',e th ..
le.o5t dE .... ~'..:lpmer'~ polenlia:t ;,l1Q rec-",iw',;l 0,2 n",dlh t-'t'(
H acr~$, a)thcugh ..... et]JI'.d, in agri( ui!t..ral ;J>-t' for n~n·
berry or hlue-berry (uhi\'aticn rK~.~·ed :2 Uf'dl:$ i'H 39
aerts, A de',~:optr who buy-O ~ adil i~ erlt~tte-.d t.) build
;In addit;om! lOur rcslden'iaJ 11f1lt~ in 2~a. Q~;gnated fer
d€niopme:'lt, Property oJWl"r-rs who ~lI their De\~k'p
mer,l rig.ht:> are n>quired to record J d~ re-st;lctJon Ilmil'
ing futur(' tJ5e d the-lard.
T.o deriVl:' tho> number of cred~l~ th.at would be cre.atd
ill th .. prt'SErv.ation afE'a, planners and I.'con{1'T',i~(~ ijr~t
o;'val1Ja~d the capacitJ' of Ihe recdvjl"g uta\-~nd es~.lb
li"hl.'c tht-m .. ):;~mLlm number of ;,ou;lnj; ·,mil. th.al C()utJ
be tr<ln$~erred lo those "redS Ihrough .a d(ll~i:}' bonu~
Wanting to ensu~ a healthy market for th ... CH'jils 3nd to
create it developme-ntcnodit ~pply ~ma'IJ('T than the pote-n"
Ii.=tJ \J5e, a2:1 ratio or d€n5oity b01'lU!< . .::apadl,· to availi.lb!e
d<;velopme:nt credit50 was established. Ttlt I-'li!n ha, rro
fected a ca~dty ior as many .:s 70,O:.'Q boJ'luS units in
designated growth areas and esl imate-s that as many ,"i.
8.315 ~lcpment ere-elit5o oould be geI1er .. ted. lI.'htd-" with
an allowance of four residential un its per <.1't'dit. .:;culd y-ield
a potential 33.2bO residff'.tial units. Planne-rs Ih-e-n looked
3t rtlalive land values., total supply of ~bpment C1'E'dit~
and p~:rv.t tion priori ties established by the legislation
to ilUCCltE the number of developmenl cro=dil>. Ihu!i uri,.."
ir.g olt ttl'2 co mplica red tommlil of so m<l1l.y cred: I. ~r 39
acres. PDCs may hoi: used for any t'/J't' of rE~id~nlial do;'vt!·
opmenl-sitWe-f3mily detachl'd, townhome-s. and multi·
family development.
AW-r a ~low start the pa<e of PDC activity in the
PiN:'iands is. quickening. To datt, 10 development p-rojet:!o.
involving 10 different developers h,we ~t'n a pprov ... d or
I:>~ilt 1J~ir.g 61,S PDCs, yielding 246 housins u.nils. and
.esulting in tht ~rrn3nent prote<liel1 of approxirr>al .. ty
l.bOJ ,!CI'iI!'$, An .. dditiONi ei.gh! proj«ts are ir. th€ preliml
roarj planning stages involving nearl,· 345 ,additional
credits. Most prOject5o have lJwolve-d ~ingle·/.imil~/ home
conslru.,tlon
6
L
Fl.lrtl'1tr .activily i~ be;,.,g gentr .. ttd by <l roc bank Mo'
t.<lblish~ by Burlingtor, CaUl'll),. one of :~e rlf'\~lan:iI. j>J'
risciiction:!o Tni' county iS50ued SLS million if1 bcnd~ to
create-tht b,jlr:.k-the Burlington Count)' Conserva:wrI
usemenl .and f'ine!;lIl1d) De--."tlopment C~it E;,.d'.nge·
to stimulatt' the privat.: m.r)..et and to ~rV'f a) bu~r of
laSI r-esorl in case! of hard1hip. T~t el(change purcn.;.Soe-S
.and rese!l~ Ihe righl. for SlO.CW pius C'(t5.ls, T~'!' $10,000
pri('!'! W,J.> ~~J.b!lShl/'d b)' c:alc ... lating the-~'allJ~ to 3 Oe~"tl
oper at one .Iddiliclloll uni! 01 hou\ing The bank .... ;1$
originally intend~ [,.) ;US'lst 'II h.udship ~'liu .. l'l<.ln$. t-I.li
hards~jp ('ri!en .. could be w.di~'td whtn ~h l .. nd invol~<'d
was environmenlaHy ~i&nihc:ant or in agncul~ura' USC', In
practia-. most propErly o ..... :1e~ seeking tn 5<eli Ihrir ri~ts
1(1 t~!!' bank h .. Vl: o .... ·ned agriCUltural tand ... nd Ii'lli' ~ard·
ship critnia ha\'~ sc;-.o.r~1.'lr bt-E:1 JPplH~d, 5:;'Iu' 1950. Ih",
bank ha. used onl". Sl million ot j~~ $2 mHlion ~lloc.nol'1
for th€' purcha~ of dn't"Jopment f<r..>'h TM bJ"l h..l" pur
cha~e-d "I, 75 PD{::~ .and h.b rE',>c·!d.,'<; 'is M·.d I he~ l..:ti· .. i·
lie'S ha',,, pW!E'<_: .. d 2,400 d.-;re" '.)1 ~a-d
The e-.;d'ange hili; Juri .1 ~1"\11'i:Q,~t <,Itl".:,' (':l PDC
bra~k('i rrlcts JfO h~~ e~ul':ls'r:~J :hE' ':'~';:',10Jn~ 1'[:':'1:'
Allhough rnc: IraJ1._"'Ci.::,l". ;,~,,,c O~(>JJ.'cJ"~ P;l('>< ir;~m
$8,1).):) 10 S20.{\.\), tf-trei' f"l,;rlt>, cA 11-... >-.l~h h~\'(" l: ...... n at ..
prJ cO'; 0: SlC1,Cl.lJ
~'''ith dlt t;'~,~q;ll,-'n 01 thO' [''-',Ill'.!;:',),"] (c':..:n!), t',.,r:. H,
urg'n;l('J w'~~m d j1[1{. C:>;'(~~:-'f< l!':~; ['1.01 :,,'1 "".1 Ir,
ihe-rlm'lJrtds C:,-,:,~{., M:J Hi!':n hillT C":"'i: 1:r':"J~h:
1'.'gt'It-.';r by "'N-d {,l mOIJth. ar,d ,It;, .. ;~t(1~;' n.a\'t P;!'
(hJ,.;d r:grto. from r,,',:r:CI<'J ';!~(", ,-,Wl'fd by th("rr; oI.'.j
.ar;o~ltd !h~:>o;' righl~ iO d(\"e:Drabl~ Sl\~S "i,>o o ..... ntd by
them, L:nld re-cel1!!Y. K!:'d!tQn. hJ·:e remt<,j ilqlng PDC)
bUI thert i~ ne .... ~(lme i!l1tr~,~ m I~,cm
i-,.1osr. punh.ase-. .ar.(l ~',eMlj' .ill! apprc-.,td ... ~. of t~~
atlip.lt'pmer,1 aed:l~ have (;l(l.rrtd ~In(t Ire-flI1tiz,n;.j<.
munic-ipaiilk, .ou'Jprt-d t~tjr fiE· ... · z,')r,ir.,,: t"'f(jll1a~Cl:~
Uncerlain "hOIJl wha!. Ijemilin ·",·t'r.; I", N:-p~,wide-d -.h
of right: dl.'\'elo~f'S dld ~ol mC'v~ Ic-r ... ·ard \.\.-i!h d(y(:':·
opmenl pl.!n~ or wilh plam 10 run:.ha$<; rocs \:.l1d th-e
munidp;;llIle~ enarted' t{;('lr MdlnJn,:~ Th" f,'H>QS, cl
bringing IOCJI .zoning ordin .. J'l.C'e$ iMO cc,mpi ial"\(l' wi! ~ the
rommisslO,,'S slarld.u-.Js is IWI bt-mE a.:hi€~ '"lithout d,f·
fjeulty, T ..... enty·three lo ..... n> h.a~·o;' d~;f7Ilted fe..."t'i\,ling
areas, Some town:; ha~"t COb.iectM to:.' lnt de:>Slly liwy mlg/lt
h,avt (0 abwrb Othe-r tOWilS .... "tN' a(0.lstomN t" using
I he PUD p~s to bargain wil~ dll!"o"tlopE-r1 10 ~IICQl
planning objecti~s. The commission h.15 insistt'd Ih~1
~uniCipahtjl:'s M\ oHer z:oning bo:lu:s-es which would
serve as 01 dislnCt'nti'.'t t\) the u-s.e of FDC>, and thlt d€vel
opment 5:and.ud,. for p-ubn.g, lot CO\d~TJ~e. elc_, pro'.'lcie
sI.lHi(i~!1I fl('xibllily tv accorr.modalO: lncre-i!'s.:-d dei1~ilr,
Althoug.h there art' ->ISI'1S ola 51.lC'Ct:ssJul IDR pr,')gram
in the-mal'lng. the finelands Pi.anl1ing CommiS5.icn s!.aff
has condLldcd !hal the program wou.ld have been mon;
effective it ~m( of t hi' fol101vin.g elements rl<lLl bee-n in<."'QT·
porJ;~f'd.
S~'mpJifii;'d :il ~ lI;aI flfrll((tlCS 0j /,11" pro,;:rrllTl A TDR
program i~ d~ffJwlt (-no ugh to n}mmur.iote to the
public withoul <lwkward .3Q·3Crt l.lnlts (If me,1-st.:.re·
menl and slnglt> PDC~ Y;eldm,g four dweUmg u"its.
l.u!'<r1ch"d Ih., progmm a(t(f .-dIJ,,-",jr1g loe .. 1 t':H'Iing
c(,Jmpiionao, Unre:ahsii..: tll:p«talicons of "cUVt 'rad ...
in PDCs wtrt t3istd when tht CQmmis~jon
.aMOu~ tnl1' p:og.OI.m, In rtalit}', tht fram ......... ork
was not il" p!~, and ~"'E"Jopi'r l.lnctrtainty dtlayed
Ihe U,5o[ d 1M righ 15.
blitUJtM Q pl.-bU, edllalriol1 effort 10 "w~I' the pro
gram. T!loe l\).,"lapt i1 a C'Qmpll1'lI: on~. and landown~
(>J"5., Oew-l~, a~ Re.dttln r;~ ;nformalion about
Ii"~ program 10 M $!imu! ... ted 10 u~ it,
£stQhltif:td a PiMfl.1ruls Drc,t'IQ~m;en' Crrdir Sa"k al
r;1~ QUrw. A ~ion.11 b.3nl. has reo:nt!y b'l,-en au.t~o-·
ru:l"'d by I~ naty of New ]trwy and "",ill b-e,:o;.me
opttatkmal in 1987, b",t tack cf a broker-bank has
hIndered a :no~ ar:til.'11' tr.de in !'DC~" Further,
bec:JuSot' t~ program encomp.!:~~ .. uch ,3 Large-area,
demonc,.tratio~ ollnstitIJtionaJ 5t:pfK'r1 (IN'. i!. ci€om
oM~~~tir.g thaI gOYl!rnmenlls. behind lh':! progt.lml
I ... r.~ CTE'd;bility oInd ft.l~!rn. conlidenco?
S:~i'\TA .\fO."~r(,1. ,\1QUNTAli';S, CALIfORNIA
Tre I'-aciilc (lceu. ("N;!kl~ and chlr.J.'TJ! (>J\'tr.:J
rrc,':--~'!:ns '''f th' ~,fdhb;.J M~a f"1'Jrlrr"e';! (1f L')$ AntP~!\:'
(.an r,_,;'",': ~,~jj .Jttnrt[.):"\ r,-" ,b,}th re.::r"JliNlo1! u~ "r,d
dE· ... ~(l,r;~r;. ,;!;:d Jilr:d ~Fi"~'dati':'I' A~ <'J+.' 2$ (he 191[}s,
\.l.r~~ It"::!;. d 1,-..1ca,t1: la~J I'I.t'H ~ubdivjd('d and pj,1/1ed
T","';J .. · r1".':"o" ('i t~,~ ,m ... i! re~:dL"nti.a! lots .. If" termed
"n!i:-;::"~d' t-e.::,.1,-;{-t(w'cjgn !e-l,~li)' b'.Ilid,abk thn' t,l.l
to:. rr,'t": (';',:t,r:p;)e::!ry ~ub.li"ij,>jo'. st.~l·d,w.:h regaidii'1g
~i:,?~" J(ce-s~:.b:l~ty, ild:tl:r.ll h.J1Jrds lot sin, alld<'ul.lig'
'Jr.l~I~n CQ:~"e,n rnr.;'\2njed QUlmg the-1970s 1~~t tl-:e
ir~, .... :il Q! Ih~ I..-:ll. Af1,hdr; Count)' ;;;re-il would slim'J.la!e
bl.;ildoul VI ih~ smail IOb_ Dtnk'pment ',,:ouid .. Iram
. pubrJ( '\oerV;rt~ «IV.! inrr.u!r,;("t'.lll', e>::agger<lt"e natl1ra\ hal·
ard~ sur~ .a~ l<Ol:d'S!id ... >s .3.!,d fir.;-, and dmup~ tnt' ir~gilE'
ecr.hgy 01 ttl~ mC'Lmtaji\~
In 197;' lr." Ca:lifomia Co.a.!Ji Ccrnmj~5ion, creat~d by
Cai.k'rnl<l'S ~Id~~ !~15ldIUl't, was. g;ven ~rmi\ authority
o-a-r i.l00 miie~ of coa.l, indudm@ the CW$tai <!reas of
1M San!.! M0ni~ Mountaim. To irnpil'ment ~!.!te potlC)'
10 prott<:"t ooa'Stai res<)ur"~S and to direct de~,tr(lpmer,t to
,uus Jlh~d'y de ... rlopec1' and with in .. capacity 10 tt('(Qffi
mcod.1tt' f~rt~,f'r gro'n'th, 1M rornlTlW;.;ion lookN tor :nearu
to ctort<ill building in a~as tnai larl put-Ii< service and
!nf,..,lruC1ttre or t!1..i>1 wm designa:ed SignifiC.llt11 Eoolog
JQJ Area,,-Following an.d hoc IDR ttaIlsaction bn.,kered
by comm iss'len staff in J. 978, .. form ... 1 TOR program Wd'!t
"dopted 11"1 1979. !t is adminisk.red t,.' Ihi' California
Coastal Con~rvancy,
The S.al'1!a M".1iCol ~'10Llr>tains Trans!er of D~\'do"ment
Cr«b~:> 1.TDC,i Prtlg • .lm L, vO\I.:.T'1tary from t~e ~lilndpoinl
of thO? ~II~[~ and doe-> not prohibit d.velopment on thr
em:ironrnft'!t.Jly sens.iti."... mountains..lopes---in fact. lY.!i/d
mg permits arE' routinFly issued in the smali-Iot s.ubdi~'i·
sions a!rtady 1l"~efE, HOWtWT, t"ere is. a strong. incentive
. fa:-de\dor~rs di"ihle fo~ rDes tCl a.:qufre thrrTl, Devrl,
rJpmmt of su.bd;l/isions and miJllitamilyunits. iI1 excess-llf
v.'n.<!~ is :"10m;::;: a!k.'. ... eci cannot o.:ru[ Wllh()ut th~ a-:qui·
$ltion ~..f de·:doprr.-enl riglll$ from the antiquated 10'.5,
-De~!opoen must seek OLl! antiquateJ lois that can suppl)'
thE' TDC$ and PL1Kha$l' Ihe righl 10 '·(('tire" them with a
pum2neni c(1nS«'rv.ation eOlisern ... nt_
Recrivirog areas are not geographica11y dtnned, Riirhl1'r,
tnp receiviI18 parcels mLlsl 0..-capable oj accommodating
thr propoS('d d .... 'Eloprn.e.nt aJ'1d dens;ly_ Ho .... ~r. tl'le
TDC poogram is o!'&.lnized into thtl"'t sey.arat~ lO~.
rrflet:lina diffrrent la.nd 'l.alll~ in tht zone'S.ad th~ nf'fd
te> er1$U!'l:' that retirement of 101, aClu.ally miligates t~
impdCb Cl{ hl&fler den.it)', The initial program guidelines
specified 11'1<:1 transfers wOLlld OO':Llf .... i:hin rach zone-. The
potential supplfOf TDCs. [n OnE' of thr iht"!'E' lO"'~, how
ewe foil r ~Ed peten I ioll drmand in 'nt' same zone, .and
thr cOrnrrUssion later all{)wed tra.outE"T"S from lnat LO:'lt' to ON'
of tM othe; !w.;.' ZUi'1t'S.
Unlike mo~t TDR progr.ams. S3n:,) Monica's does not
StIler .. !I;, provido:' a specili;: ratio of credits to paretl area
m the *I!ding area$_ ,A.i.kn,y.,.·lrdgin,g lh.-!t the devel<lpmenl
V<!lue of ~ndmg ~l!es. \,'ould Ix a tlln;:lkm of Iheir"build
abiliH' and Il1d\ owners 01 lht TT>ost margin<llly buiidablp
lots might makE' windi.all pr(.'iit~, inviting cntic!sn1 of the
program, .1 forml:l", \\'.1:;' ce>'Is.ed to C3icuia!e TDe pol~,'1·
tial. Th /(.lrmui" (L'l;~ider5 I~e s~a' and sloP<' of build"
.!ble-l()t~ ,,~lJ z,i'.-rs mNe..:reJlt tl.I~>$ ~tt'tply slopE'd 10!$
it d 1..<'CI(I-<''1uJlt'-fcot .:i-.H,lIlr.g (ourd be wn,lrur:ted on
the Ie,:, <)M JT1C i, )<tN.-'"~.Htd Th~n' ille t,'..:~ptiQns Ie'
t'il'i('rmu!;; PM.:ds in J~'I;';I'Jt!'d 5igr>'f;~nr [o:.:~'giCol!
Area" g~~('rJt,; <J!H' HJC f,~r "",,d-; ~rl1alJ lot as doe~ Jnl'
("ombjl~dliNl <If ~malj :c't, ,.J:a:lint; mor,e than one .au'€
~\l.~ittpk I'!-.Jr~i;,al~y bc-ildab: .. "jl~1I t'~ls, 4 (OJ sq,lJrr (eft
llr gr('~lu, ma)' b."Jikc.atEd 5':u~qUJ"f fe .. t 01 fluor ana
ut'd~t iCl[ cJ.d·. J,~I, I'.':tfl l.~l'(." :,'.~~J.i" fe-.;-t t'quiI![n-K Ollr
TVe. Oni' TDe ~':eid:;. ,) dCl'~il'r<:.'r (1ne .lddilioJ'1.11 unit
of r:l'Cn~ity
Crili(~ (If thE" formu!a s~lil h~'.-e ar~ued thJ: ii a",<"'.ards
di,prorOi'li",nah'c-redl: to tlw m()~1 mJrginalll.' buildabie
lOIS. <lnd 'lnde~d It i~ tlom tht'se-lot-> Ih<lt mo .. ! rucs hav("
b('€n sotd. The Cor;~r\',lncy h .. , nol (t'vis,ed the formula,
p:-ef~rrin/) Mit to G!1.,;Sl:' ("Oll!~';:'Xl, d~l.dj'"S" or wrnpllcation$.
Den'iopers may ,,-cquire Tnc~ either thro"Jgh the pr~
".atr marht or \hrough the-(oa~till CO~lst'ril:an(y" In Ihe
privat(' market. b·.J.Yt:':'S and s.ell('1"'s are brought logelher
by word ot motl!h, b~cktrs." nfw.pap!'"r ad"'efti5Em~n's,
eic. Th~re can bt no sperulatior! cr se:::ondJry market in
TDes, Thr TDe trans.aCilon invcl\'t'~ the $imutt;)neoIJs
oHer 10 rewrd.a ..... '"'enic ..;-.as.ement on !he M'ndmg parc-el
and o:rrdiling I.'f the TOe Ie> a deVElopment permit. This
does nM mean tha! :.peculahor\ on lots t~at t:."Ou.ld givr
ri~ :0 TOes wCiuld not J nd hOiS nOI o..-curnod_
In 1981, the Coastal Cons.er."an~y rnlered the Toe
markE't by holdm8 a roc ,u:.rtion_ The Consen'aflcy had
acql1irN appro:o::.imatEly-185 small. ~ub~tdnd.lrd jots (en
litlir.~ it to 135 TIKs) ,and d~dd'"d tOln'ervt'ne;u: ~ seller
in the-TOe mark!'!l_ Olio:' of lhe Conservanr/:!o obj~tivt>S
....... $ to i"crea.st the sm./l]j s"pp!y of TDes en the marKEt
a!'ld. to ~~m the upward price-spiril. which peaked al
around '>43,000 p€'r credit In 1981, At tht' auction, two
oUerings of five TDes each were-opent'd to bid. The $UC
ressful bidders paid $012,250 per TDc fot the firsl offrr
ins and $36,500 pt'r n)C at the SE'oond. A'S of June 19086,
Ihe-Consul/ancj' had ~,)ld arcl.!nd 2.0 TOes. although it
n,,> rlOI held more <lLl(lioI1_~, it cOjlbnu~$ 10 hold aboul
135 TDC$_
Thr aurtion proJ"o.:-d its i.nte-ndl'd riferl of shaking 100$E'
a TDC supply.a nd s.!oppin~ prkc ~I.'l ti on, Sino.> Ihe au r~
7
I
!
.. -
, .;
---...-..---
tion. thr~.,ytw.~~in8 TOe ~ l'I"hkh,
lvvt sllradily r;kodi.J-wd' h;l trw 'I.:r~r=! SlS.C('(11~"eL
Mt-as:.u-t'd by t!lt eri tt ri;l Soe1 ou t 11"1 ~pt(T 1. s..n I ill
MoNaI"s TOR ~m hots bon':'I N-~. Hcwt'\"N', ~h('
fut1.u'f' ~:M ~ is. uncrrt.tin . .and il r':'\.oZ)' 500'" md
u-Ar.pl.n Co~ .. !'1t)' is M .... -in.S complr.iot'1. d ;~~ ioa.l
~ piL", ~ tho! \hHbc,' SOl .. :.U ~Lv.Ua. M ou.,,! :.un l.rl'l
Lrod WIH 5000 f!'C.l.ti:l" j:'('rm:1 autncnty f,c'm tho!: mm'1"ii',
SJon. Tht-('OUt'!ly~.-.s oppcstd I~ TOC program. latiJ1g
d .. posrboo &.,1 nur.y (If :~ lots wO'J!d ~'f'f ~ dr~!
~~ut t'J s.topt. bel oJ~, 4..r\,d ZO:'Il:"..g S1ani.1ni~
T~ count}' .il..~ th..: ~~''?~,: pr.!'l",lIS wo,d-d t't'
nva.rdtd 0......,.. to g:':t'! (lui ;a~ ~!)' ~~!:k, Ln th«
~tt:M. u:'IO:'I'UL.,,), ~ t~ /--..:tWT 0# l..~ ~ ru.~
~d~ the-m~ for TOes., ~.lus.~\lch as~)" ..:k-.~i·
~ <:.f'f "}~1.ID6 t."C'.:.r,: .... :u:"Io.:-..g ~ ~,,\ hl~h ... r .. ~
d-r~~1 d!!'"'I:o;.l,io:-I 1:'1 tho IT':"i;!'l~ ~ru·Q!
!'-'~ 'Je.....IC~ Ot"t~~;~:; ::-; ~;e?"., 'l~':i< (~;~, ).."",'(, ,,,",.:lJ?
'.J~ (': J ',r '-;~'f'~~ I',' l.'..':-' ,-.... :! :-.'; .. .:: -." n.,,~<. -; ~-"_":!~r.j
h"',,-;!: :~t,.",~,_ b_~ i' '",~, ~-': ~~' . ;"~~ 11""" 2 Tr-~: ;;:_
~r."":"; ',0,,,'. '=~"'!"'",~" ~ t,:" :~:';' 'J::', (._ \1,""1;',
X!'\',' '~"-:;. ~ TC,.r;: r~';"i""" '"o.~ ,~~' , .. , !~, C, "I", ,,-,J
C,';:~~'_~; :'.' r"! ,:~,t " r: .. ..; ;'T,",-;~ ":"'<-"'<" .. '
.. :,~, ,"~":'~~"',:\'l,:" ~~.'",.r_~,",-: l(';,: l'l~;i 1,.,
r;,::,~~ i:t;::.:,..~: !,:>r-:', ,'" oj' ~'..,~ ".'r '~; !~,:,~,_)<:(! :f:~
~c':-:~:-:I<':C" ;-:-'~11'Tr .; (;t~ .. ~-:C-:1., i' 11'-0 Ir" i ,< ~ F'~lf"j:
k~ ;r,d·,:d"-Jlp.o.:~~~':-:·'.j~",::-~,",~"r'"'.i:. b< r':"~0:rJ ::,)
~ ~~~e;l .. 1"C':'1:',~ kt b', .; ~,:a.rl:.,J:,\ cf $lrlfl~·:c,: ;:.:'J<'
f.!(d ~' r..a~IM. .... .-Ilh i.~~'tfh.! l:~ the .. di"::~"\ rar.~-e~ or,
t~ ~I;x~. S:I .... c-t"'m ',q1rl ''"'t'l,,~d r:.:-","( ~re~ r.l:~!_' IF.-;R'
~ .. y '~~ thf'$l" .. ~··,k',.;hf n'T',r,,':L': ~.t~1O-~p 1['i!:L~
Ie! tJf.LJ.~J F . .a...P: !~I '~':;lr,t f'Jr."'!':~ ,n t},~ ;..:l'N r.~c>(;'. iN
;.f'"r<,' d("V!"!L'J.":n~n~.
lr. 19bB, Nt"'Io., YQr~ Cit)· ;;m<!':-.~ci ::~ .r)~.i:\", crC'I~..uK't
to ~I~.i Tl.)R trom k""li), '::~:g!"< .. td ! .. :-dmarl !--olo.:..!d
~!:o '.xf~I· lot> on W!oO.1'T'III' t!ock 4Cro~< th.o ~rffi,
()r ~n..rli KrlX! ~n in~::'s~cio~ De-.~:G~n'r~C'''t rit,ht5
In ~ YO':k Cit)' .In" ~rnr'k c.olicui ... :l'd ("I!'I ,M ~s ,,{
.i ~>nt :;aWff-of uml:>C'"'J fAR kom Inl!' l.lf".Jr.-,OIrk
to thto ~lvin!; ~Ir. A 'fur Lc:~r t~ dty plaMir"g (0:11-
rnis.s.Ior. ~ -.idJ.ic:rn1 ~i~.~ ~rmlttii't& iI transit-I
Q( rW'.u bm \.;;,~r~.! to iI~",· 1M rr-, ;, cMlr, of ;,~,..,
q>nt .:om:rmm ol",nerwlp. pw\'idKJ fha! d'lt fi~l lir.k in
tht-c-~ is (Of1ti3'~OU~ to or .';T.;>1$ the-s.trP'Pl from the
~-x PfrJpe1"t)', La: .... )~~ !er 1'loenn Cl"!1.tr.l1 Tr"l!l$por·
t;J:lir)l"l Co __ 0'0'>'T"rtr.. d tht lit:"'d~ ?r~ Gr.2".d CffltuJ let
mir .... i, h.I~ ~.t~y .. tg"'"'~ d',il con,ral of [~ ~,Hl6tr·
sr01J-l~d r.ici.i~ righh1{·""".ilIY bEol....-M'fl twa sifl'S m.......u Ihf.
nq~t of OJ: clu.i.n of wmm<:'n oWMnhip. The .ld,OJ:·
em! 1-0: p1"O"ti5ion of tht" T;:JR rn~.ha.niim WiU ~X!
.a.~d«I!O au.ist 'I'o,lh prt"'"..t"'''':'Hwn ,n ih~ 5Quth S:r-ed
Se4pon: Thstrict.
The TOR progr..:n fcH ia:td:Y..!rJ..--',..;a, d~;p'ed bOlh to
emurl' pfMoCP:.ill:,,;l of t.~c 5-er,Jlr1,t: ~I:e .anO CilJ.;,hty d.-wi·
c.pmenl on Ihe-re«i",ing ~ite. A.H .. p?lv"'Hjo~~ to ~ TDRs
mus.! ~ 1OUb-mi!kd In I~ CIt)" p:~r,!1:n& romr::1i~si(.'n. Si~
pbns. ~ the sendi.ng ... f\d!n.,. i"ea1\'!1'.g s.itt. d ",""en .. s .. r:~t'l
for ~'ln8 u-.d nu.i.nlairW'.,g 1M lar.dmOJ:r~ building. .If ....
--_._,. -.-.-.--.-' ... ~ .. ..-, ......
L
--.~
1"eI.~-rd b),' :M l"OmmiS5 io:'\, The ~hm .. ted costs of main·
tolinin,; the l.llndrnuk 3re e'>'OJ:I"dteJ b~· iht cit,· when 1\
rrvj~~ t,""" prio;;e cl th~ devt'loprnent rights 10 be Ir.lrli
I~. aM the-rornmi~ioll has the legal IIUtf1{1Olt)' ID rej«t
t;,!,' transler if the" pror-o~ pi iet' is insufficient 10 main·
t.lin t.'1~ landmark, The owners of landma.tk propertiCS
frot., lOo'n ich ~,"iopment rights hay," be-en seV?rt><l ant then
rtquirrd 10 ,j(J:l.<Ite'} prnen·.,lion .mc! ,oll$E"rvation eJ.~·
:Nnt to" o:;," ... llfi~ organiulion to "'!1~u~CC'mpl:anct with
tht" pl"'t'WnrOitlon and maintenance agreement.
l,.\'hik-L1ndmi!r~ rropE'ny IW.'ners!Ttdy ul:im.Jt'cly tram
ler .. il \!r.:~d FAR Ihe floor atea of th€ proposed build
ing to be comtructf'd (m tm r-eaivtng lot cannot b-.:" mer",
ih;L'1:W pe-fC'e"ill gre.jl~r th.lln the .Imoun~ the ft'rei,dnglot
WOJ:S C11tll1E'd to prior!o the !r~f1$fer, 1n its rfvie .... of the
9r()?~ !ra:".s.f-er, tt>1! planr-i:>.¥, commiss(Qn a~5eSo,es not
o~l\' the ~Mf.!~ '''.It wili accrue to t),€ landmark. bLlI
drY_~ tht i:np.Jet of Ih .. propo~ proje-<:: c" it; r.eighboro
I\,~tnti-<ll :!l tfie.,;~> (.,j cYt'rbui!Jing o~ IhE' rE'02iVlng Si1E'
or j rlt->,~" o:>m,N !i'bIIIY \\ illl nei,l:f;borin;.; pJOFerlit~ <lfe
.a'"", n·'. i(""'h~
~;t~,,, '::;'f)., ('iI~', TDR j."r(,uam {;a~ h-~'n among the
:~,-;,~ "",l\"f C; 3n', 1:< tr.~ {o .. n!r:,', yet Guring Ih€ 18 :,-l;'a.~
t!-~: Ih E):-, rTleChaniS'T, ba; l'e'm in effe-<I. tlwie 1'1;;'.('
r..:.,.r, ~,-1)· ~ d':;~~n lr.::n,~fen fwm tr,r !"t;krly 700 lJnJm~rk
<! r" (r .:rn I r, ~~ ,..,' '1',-, rk (II~,' n, C' j <;"a~(.lr, is ~'I fllP!e: d e v~l
c.~'t;, j',J',,' e-l:;.;~r ard Ir';I~[or" nlC'Jf ,~nr~.Oln wars 10
:.:': 1:1 G'< ;;,; t '. Tr:~ i Irs I dw:re" oi d C' .. ~~o P_ri i;, t~" T'la r krt
i"'f adJ::i(:n<l1 cel~~:ly I, tho' wr,in2-I(I! merSer. which is
a' d·ri~h~ .<l!:d h no: s-;;bitc.t 10 iI paKe% of rr;"i€"o,' and
appro\i'!1. If" dt'.1'lop"'" c"nnlC't dthk"" .. ·C d~mitJ' thm:lgh
lOrr:r;i\-i.::t m'!'r)il;i'~, ,~,+a~ge-H110ning to a higher density
d .. ~~if:uii"ro mJY b-E-sought. Only .. /Ier (h~v opliDm
!'-l"T 't;~n e~h.,~tffi do,:><; a df",.l':l1~·-er t}"pira!ly se-2~ TORs.
fwm h!~dmMk rroperlit'lo oIn:.J 5ubmil Ie) the-s.trenLlOUS
r!"r;rmll, ~ ... io!"" Irsol\'~d in TDR arpw".ilb
1i"1 i\.'~' York. Ih(' TDF mt"Ch.3nism has been limited lo
i."ld"/idu ... 1 iOJ:ncimuks and ha. not beEn e~t'ffdt"d to prop
t-rt~ ",ithin OhigTI.ilti'd niston.:: district;" Trw Nf'w Yo~k
City L~ndmub P~("\.':tt~on Commi~§ion fears thaJ th
fnglk char.lcte1'.And scaJe of his.t(.,ri.:; di$!rKto. iJn' i!I-s:;ited
10 '<"Criving add)tional densil)" Exte-nsion of the TOR con
t?pt 10 histcric dis.trict. would ere .. toe-.<l n even m ore ~r i
ous ~m.lpp1)l of !DRs in a rnarkel wilh a .,-e:ry low
~llU.f\d, drivlng down tl\'r prier of thl! TORs O!.r.d mal>.
ing !h .. cona-p1 less dfe(!j~ ..... OJ: hi$lorir preseTV;1tion
mKh~niSl1'L EW'!'I .... ,thout indudift8 hi$tori'-..' district$, the
Larrdmarks Presetv3:1ion COTl'mi5Sion estimate-:; then~ is.
il currer.t suppi,' of 20 rni!!IC'r. squo.n> fl"i'l of poter.ti .. l
de\~1opmell1 rights. from ,1~n:~d)' designatoo landmarks.
Th(' TOR mechal"',u.rn r13.$ ~n extended to ('I\e' hisloric
dl$trict Ul N~ ¥o:k, (he SOLllh Street Strlport arta,
Through a speciitlzoning a.mendm'tnt, the at)' de-signatt'd
bo-J!h iI p~rYdlion area and.:l rerl..e .... elopmt-n! area con
:sis.ling of ;J number of parkinl3 lots within an tighl-bhx:k
rl3;'J~ Unu...o.:d d~\'TIC1pm(>nt rigMl> «,uld b€ s.hifted from
the pr~rVi'.!IO~ ared to Ih€ arM d~i&n"itd lor new devel,
opm('nt, po, consortium of fir:ai1ciOJ:~ Institutions agreed to
acctpt devflopm(-nt rights. in e:«:hoilnge for writing alf
~Iir;quen: mortgage-!i. ~nabling the owners of bui1din~s
in th€ Seilport DlSirict to qualify for loans /(', reni.1'.'.lte their
-
i'
'I .:
pmpmin.. Tht-rummuci41J ~rJo:5 wrrt' ptrrT'"dl~d to hold
t'rw ciel'tlopmmt light5 in ~!DR o..nk·' ,),'1d to ~lllhe
riah~ 10; nf'W (Qrt'$!nx:tioo ~ TOR ~hanism "-~$ thC"
a.tal.)'"'.A for ~~ in ~ hi:>.rori( b' .. Jl\d.l1.~ cf i.ht
Sc!Jth Streel ~apo!'t ,,-~.a, !'XI"" A maier !ouns-m ~('ra·
tor, ItId. 5tim'J.b~ ~ ofH~ ~lqn~n'. ~n th.e J.~~
of tht di$Uict !.h;il! \<as; ;)Ihle to S-Upp<'rl ~dd·tiQ".Il ~:"
,"t}'. ~l rr""'lor ofh:x b,'ild]f'~ h.i\"I!' ber-n ~,"'~-§~r<-l':~
with TDR! from Iht banI:::.
D£NVER wit in 197'9. pLIIn~ co'!'lStn.:cli<'f' cf dQ',,-llt,l\-'-o;1 C¥:n
ftt-S Six!ft't1tn Street M.JJ! -4t">cl ~ p-!"I?p-.."-$oil to m-... ~,) r-t",~
NatiONI ~ 01 !-tQ.tori< PI ... ~ hi~tonc dl"-~rKt t::,f:
would i .. ·,dude S~temth ~ bui !,;:hngr; pro~~ " :r:>If't
P>-'blid?riva~ exploration of ~p~:'oro~ ( .. '1 :I"~~~I;\>; nf"'o
~~t wjrn !;,.~ histork !alm( C'f Si~tl:":"~i'~ StrH"i
\t\'h.ilt Mn.c;l!ly ~ from ,tw-rrO<.""t":I~ c' J,.,.;,-,~~'.';1
W;tS.1 TO;:!" Ordlf"..anct .Idopl:t'<i In ;dr;UdJ)' :.C8.)
Tnt ".;;!"ption of Den\"f"s TDR 0:.J:;1l:":'>; ',~o, :-:
;)t.(01';\~!'\,!'d by t-:.:htr do-nTt.t0~:,;·,~ c; t;'~ ~ :,~,'r.: ;;,<,.'.
ad ~olnd:-n;Hk J"'$i8nOlIJ')~ d:",,,-s.....o 1"1 l,':;-~_ ."> i-;T-:"
$', nCll;: \'01,1 t, t~t y, tn C.N:".,:E'~, i\<.1. :",',' '-'::, \' r ~','., [, r :~, ;''",; i',
tr.~~re<;~s dn-d ~,,! ~:;""';J.:1~ 0 r~~ 5! I ( ~ ~~ ,"~,' ','-~' -;, -,.'-,
~.lf."d f,:.,>;Cn( C'J ,].-jlr;,!,~ 3'" d o .... r~; {(_'~;';-;' ~ :<, i2 ('"".~,' .:: ~
i~ .tlm:;;.t .Ii· ........... sc..:.gM!, fn. t~ .~~~::l:t ~,i ~~r-.~: r~;
tht'TDRQpj'.l:lllfii"r<.J:"1€"';I;-':'"':' i:":~~:i.-( ~,.,1~:,~~."
cC's'Srlat1u" ?"i r(:;,<:b.'~I~J:;:-:" (": r,;~,:-~, 'ir·.",":h
Un;:~p.~{'1~~ JTJF':0;di:\il"r;~; ·.,.:'_h<i-"~"T'~_· ':, ,~.-,.'
oped by lOC;l1 go';cmmem ~~.i!fl, [,'r:l','1'S ('r,; ~'"'C:X 1,<:,
plc:rL!;~d a:,d drilft..d by .. CGml'l" I' te-~ ;('ri~'e.r:~:!";~ n,_-,,·,;,
town o.--~ ... e!. ln~, HI5-ror,r De-rr.1:"r, 11"'(_, I!-.e L~~''-t' r L:!;-j.
m.uk Comrrm.;'!on. <lrJ-d I~ Col.)'ild,) r~I"~N;.;;~1 ::;".'t'~\
• <IS-.... (011 "s. <~th(OJ COr.H·"I1--il'li:y .ilT1d dn~~L"'F'T'('nl :n~~~<-I!~
After lhTt'E mONf,S 0i ",,'ark. t~;~ (.(·:-:1T":1I~th" h.;JJ "':-", c,d .
n":'itt: i::f'J-O Ii-:!":"l promolrO o:l;..,d ':.,;-!;-1 \!1'(' ~lh~,:-'~:"(' ~., u.
go'crnmer.l, ihe r'l.lhlk. ,lnd ['kr1l'er's Cltv ('c' C ~',d ,,'hfl~
it ~ ul\al"'_\m<;)~y. Th<r re-;\l.\I"f\1.crci'M"I('I! '/;"''"t./.S;:~:-,N
[:oer.wr"s 8-5 TOR d~s.triCI. wnid. incl;o,jr.. an .Ip:-,rc:>:i.
tt'..are!y 40-blod un Q( [>t-n>ft'('$ .;.::J· ... :r,~.:::: .... ·n
Soon a1teT tM-ord~ .. '''~ p.a~s>;d, Ih~ [)r,'.Tr P .. rt·
1W'J!.'lP (a noc--r,",r-proli! .Jd:>,-·UQ{)· otg.llni 2l ~:Q,1 fer ,JI)' ... -r:
town b~ and ,*~EivP'l)t:tltj esl.::bl.sht-d.it ~ond «'>:TI
mHte>r to propG5t' zortin8 ~ fo:" lhe ... ·an-r·ou<,(" cfutri<:t
Icx.ared on thto ~:tdg:e of d<"""fltl)¥,"T1 to proem-the-h~·
tori<-dl<l!.lcter af thr w;u'\"bou~ bu iJdi:"!~ d[,d to er.rou[
age houstni; de"RIo.t)~'l(>%u. Again. ijld:J~ C>l1 !m romrr.i I·
tre\l\'U'!!' ~t.1oti\leS of tht-pt'tSttV"illion ce:r>rnutl:lr, the
city. pri"a~ JtwloptTS. propm:y O\-'-o"tlffS. an" ttGlTIt-)'. dna
membe~ who had .n:pttti$t in rnl e-,lati, ap;;'Tc.h.ai "'''-!' i
ttth.:J"t". and baf".king. Qne ~u\t C/ Ihe wmrnilt"'e"', \'>0 UI~
.... a' a~ e-xier~(>n of:he TDR tool to the \oo' .. ,eh~'uS€ aJ..!,tri(t
lhr-cugh crt-ation of tM B-·7 TOR di5-trit!
The B-5.and B-7 ordt."\O!nces .shArt-t~ foIIQ">\:i.'lf; pro-
·ns~oru..
On.ly landmark buiJdifL~ indJ\·i.duallj' .:les:gr,a~rJ by
thE" Denver l.z.I'.dm,,~',; CQ:-:1m;!>~i.c,:1. .ar;;' .:J.;':3.LfJc',j
sen-:lintl si:es.
.. BefOrt it is eligible !o sdJ Jt..-elopmt'111 rigr.t" th~
sending buiMing m~l bt reh.lbilita~~d to th". ,,!.n,·
---_0"'. _ t Jtdp ."' ........ '..--...
--.. ~--
d.oltd~ 01 Ir,C" L ...... ~\"t'r undmuJ...s ('J".,ml"~lO!l
Tran~(';"; ~.Y 0<.o:-ur '-'ni~' wl:hm t.iI("~ 20M.
The TDR 3r.-Cl~rJI Ihlol 0:"> ~ tr~l\o;.1~Tf~ !rem.l. ~I~(:
~~ aku).J~ hoi ckdU(ll:1~ !!-o(" de-;t~i:)' ci lhe-I .. rod·
!":'.J.r;' frG!T'. d~ ~~ F.4.R allo;:.-...~
TM rKT:\':nj; ~J:t , ... r.;"w~ 1r',!,'rN"W' ,r~ ckr.!>ity Ti"o~
~h.l~. ;; J.' F.~& Nyc,d r~ j-... ~ H'nii'f
1."1 <:"r-'.kf ~o 11-:1",1: d'~ ~;,;r-:kr; c'! p.l!rtn.~":;>rlo. on;h-t cit)'.
Iht-!.iI""4r:"'.J~~ s~ru,-;·.H(' Cii1 ~lI.!'r(> mOrt' I.h.Jn :oO..,r
lr;&,,<J-~~>
~ dr;'a;~)' ~; \:-.. n~l!'rred, i.;:-..:.'"t dn.":'''rmet11 en
th~ wnJ·"!'.j ~\tt \~ ~rtf\,l~.-.:':tdy ~u ... ~ by '.M-f!.~m·
~ ::,j TDF-:s. ~I.::! 1n th-e-~nl t~ bUlkf:r.g :~ ~.
~t.'c-,-.eJ b-.' /:t-..• "r nLt>rr ("..iI:~u..I]t)'. 'h-t-H.R Qf .i[l./ rn'"o'I'
rn:>_-..:'"'~11'."'.!'; No J'~:~~) ,\.~ ~~~" J.r'( ...... --an.~ oJitn
r,l..(" lU"\.'rf P-c'r'! I! i"C,' rr:;'":'t:;'t:": ~Q Irl":r'.l<# a<:"l
~J"-<'":-:-t:': .~:'l !~~ . .,., '.:':" .. ,.~ c,";~:_'-,",~-::-f ~~t''-{",'''''J.
:: .',"; ;~ :;.~ ."-,:,-' .. !:-_ i!-f 'l':-:-:-:-;'~:!'t Ih,,:
d.~ . , ,,-_ .: r:-t j', ~
, ;-:,~, ,-' }-". ,';1;
(~ .:' -,', !'.' !C. r ~'" ,: h
:r~ J.,' ~:;~~ri, r-~i:..i·
Tr~T(!J;: (:..::,:",,~c-t --,: 1-,:<-(,J ,.,:J+: .. c~·'..:id !L'h~r tf.e
L'''''t,~~~ if:-' C' t1--r 8·s lr'~ ,j;'~r::1 rr~ mol">:lm;.:m
,:k~,~,~\' "';11: ~~; J:!",,')b~t ;;-,~. \~ ~:'~c·I<'.' 1"'1 l B 5 d"
~r;" l" <!J'1 IS 1 ;".\\1 )-.'''''-'''''~' TDR, itc.., K;,qi:',jO:: 5::1'"$
.Hi (.1~:,,~~: .. J rJ~d ~;-...:':, ol:;'''''~~'h~ ;;,.ii\I~'''!~ )('.11,_,
)2 ,rh.:, ["~'~~' ,~', ,>-~:~ .. (,i It,t =-7 TI':-k j,qncl. ~"\\
~"c-r :1 ueJ~3 I-'>'::r .. Jv.'~~.,:, d tt:,:· ,;'r';~:~Jr1'""l" ~-"'JS<'
,>: I!--I' ';'r':w:-o t'.' Ir~rt<;ifj .l.i;!. t I c',r,,): Crt:' ".'.)' li,-'m .. roE;';~ vI
~i.:'~dl:1~' d.t\· .. :n~>t-J l, ft'\J.H.":,J,! !;',K~
J.r" t~ "':"'b\x" 8-~ Cr. t:.l.l e, ..... V\t~ D.<{p.ct TUR oIl'Ea
thea l~.I1": ;n;"t~~-C'~· cl ;It'P~v,:reAte:)' 2 7 mJ!i;0r'1 ~1Ju-e"
~ff1 ("I Omsdy I~~:.:dl'l b<!' t~s.tm-"Ed hom ~~rudJ" c.e·Slg.
l\.ilot"-d t.m-d.'nAl~.md ;}CtOrrilng to tl ~udr donr by Sh!~
.nd Co, a F'-'~J"j.,l d 1~ rrHi:jo~ kl.UL"e' ftt! cl ~nsjly
:;.h!il if bu.Jdmp J.-i.I!'i'1I:f!N ~ po~!wl !J,..~~li'rb by tfM
[X:--;wr PI..!!1~Ht\g Dll'-part.-r.r.l: oil'!' .. 15-0 (~t<rd, It"l the
D-bk)(,)' 6-7 TDR du.lr,.:l, .. bout 1 ,t-mJho:n ~u.lfl!' t~1
oi dtn~ry "hirl ~-J -I~·..1\);!;bl( from t"l.1$.lir.g oIr-J p0te-ntlal
lan.d,·':H.fls
in l~_ ... lc, ... r y:eJ;-O; ';,-.~ Dr~·'i'~'~,"1:d.na:,~:l' ... ·~i trio.(t("d.
t};cre r,~'; t>-t-tl"1 only ("~,f !i"-;I.>!e[ n,t Defl\o"t"r Alhl.:li.:;
Club. icx.atN I.'" tM B--S ffiR ch~!ri(1, Inru[e-r~ 6O,CO)
-"'ju;.n-fef:"t of ~r-Sl\'1'" <iI pr)Q of ;lW .. 1I S13 per 5qL1.1re
tool to ~ ~i:e fi~ bloch .. way 8ui d.espitt tht lack of
!raMltt$, :ht C!'u~10,:,> ''>[ mRs. h..ll~ElYe1i 0" .. T".er> of l~lheT
IM:dm.ar1; pTc>~rN'~ o;-.tion:;. I~y did [";<JI ll.lY(' befort'.
[t':": CI'>.;.t."'i 0: I," J r~0~~:t', ._~~ lhe.r TDRs ~,,(,-l!?:!!!.?.!
I,~r l",h':~·;::!J:i'~'~l ("~~!ri.:':tl,,;"l !o;:p~.
TI'.·o r.;ct~·n. ilL the-r:>el'we-r ff~: t"St.lt-e: (T1.lrN!:f ~.~~ !>up-
rr ... s~d.in aGi ...... I(..ide l:'I TDR.s FiN . ."ith Iht s.uCCf'"S,.S·
ful cul1'pie-tiot\ of t~ hOOT Ctr.ter. !.10"''r1tu ... ·n Det"l".-'t'f
9
, ,
i
I , ,
,
~ ~ilmftt ;as a rtt.-.i1 10\.21;01"0, mating new cim;and
lor retail shopping, FwrthnmorT, p.rw n-tOllii comp!«n
aan be built to a profll.llblc:' stu withol.ll acquiri .. .g addi
tionAll dmsi ty from landmar~ buiJdings. Second, Denver
has bft,n ~~ Ui\p~teci dtla vacancy If-..th.
and nf!"oo',' offiCI' towrn th.at might ~t from tnt avaiJa
bility of .. deli tional drr.s.ity will rmulin on t~ drawing
boards until tM offjt:r 5po1e.'! surplus ha~ ~l a~rbed.
UrltU Ihis s.itu.1ltion improwi-. :t will bt dj(fioeuh to a~!ooe"Ss
t~ :sua:ns of Denvtr'$ TDR program.
Despite OtT""!.,.-' curnntl)" inactiw TDR market, the
progr,i;m has. had !OCrnt' impananr acrompli~TNn IS.. The
1J'Sot" of TURs i.$ CQllatttoll wYed tile N.lv .. :n Building .•
landmark that ~ ifficW\gued itt 1M lime \Jrf:rT\I'et was
dDJling it!l mR o!'dirunC!', Thit TDR in~liw h.as alS<:!
induced SOrnt dcwnto""'ll property owneM to ~k or ~t
IrilS( consent to ~ d~ignahon and h.,a" ~n a fac
tor in d«ision5 to undertake rE'habilliatlon proiech
SLATTtE
In 1985 SEoIHlc adcpttd a n<"'n' dcn .. 'nw .... n pl'!i"l With
four ~ignitiC3r1l TOR compon~nt~ Th~ ,Jbi~tiYfs ,--,j lh~
-ID.": y.heme for downtQwn ~(",td(" ap" 10 [nab at'1J
ro:'Mbilitatr !<.w;-lllwme hO\.lsirg~:t thl' JO',';,,:rl-,', ,,: to p~
~rve Seal.l '" l.andmrorb; t" trl{JUJ~6t COm~'.l;lib'l~ in-fill
cle-.. >?iopm~l'"1t ii'l hi5toric-d,s I ricts" arid to retai"'l .... -an.,:d
builciif:8 scalt in Hgh,dt.,s~tr ,,!t[,"t' .lIT"" Ad0p:ion of
the TVR plogr.l11l WJ, ac(-.'mpanied by do .... 'nzoning and
!imilations Oil dem:t}' in th<' C'rri"",= atH,l [rlJI] ~,-'I<'_
Under the 'new pl.i'n, il ba~ rAI< of 10 i~ pE'rmlll';Q in
th.e-offi~ core, ;;J;,d, with d W1'lM of bonu'Soe!., an FAR of
20 may bt-acnie'\'ed_ A d~W']oper mJ)' jnC"i't:oIs.€ den]ity
from. an FAH c,f 10 to 13 through "gHleTal" bonuses sur:h
as tnf> provis.lC'n of day cau" ~tb, sculp:l,lred budding
mps, or re'"..ail atrium.;. or frem th ... transi~r of u."1U~:.i
dl;'\'Elopmenl rights tr;..1m dC'!.o,igndtN SE"atlje Jal"dmarl..5
floor Are" r;;.tio m .. y hE' inc~a!Oed hem 13 to 15 WI th a
combination 01 gorm.er;;.l bonuSH, .affordablt hOU$ing
bontr~. JJ'1d TORs from low-incumr how; ing or la;nd·
marks. Fina.lly, an ;ncrtil5oe in dE"nsit)· from 15 to 20 FAR
may be ilchieved on Iy thro..:gh the Jow-income-ho >lsing
TDR or throug.h bonuses i1'IVoi·'ing ronsU''\ldion of low:
and moder-oilte-income hOll$~. rrhabili:alion of \.can t
~sicH-ntial buildings., or density bonuses far trw provis.ion
of low·i.ncome housi"8.
Unu.s.ed development rights may be tr;Jmlc.rTi!"d hom
designated Seattle landmarks loa:ttd within office. :reta.u,
V[ ~ commercial districts in the dowtllOwn core.
Withirl retail district~, <kwlopmtnt ngilts may be t'Kf'i..-ed
o]1ly from a site ilXated (,n the" same" blod· .. n,rre are also
limitatior.s placed on .sending si tts. SE-nding >itr"i in offiCl"
districts may I:r3n:Sirr only tbe dilieretlC!' ~ t~ ba,,(
MR and the FAR of thet'Xisting structure. tn rrta.i1, m~
use, and residential districts, transfm. are geNnlly limited
to the differ-ence bttween the F ..... R of the laildmark struc
tu~ and .an FAR of 6.0.
The Seattle Department of (cmmunily Development
}.".;. esiablished gl..!idf'lit1~s for a tn.f'1~fer hom la.lIdm ... rk
:;!ruclures_ Proposed deve!opm~tlt projects u~jng TORs
from .a. landma.rk building requi:'E-certificate'S of appro ....... 1
from the SnUle Landmark Preservatioli Jk..ard. A ron-
10
d~hon of approval for th~ ~,'tlopm('nl tlgi'::S 'to1;~sir.-j~
the m:oraliol1 and adoplior. of a pun for lon,g·!'t"nn
p~rvatior. or Ihe I ... ndm.uk struc1Un!, ·When lht-:TC!"iv
ins let O ..... n<e • .applin lor dt-v'I!lopmffll rroi't'c1 rt'-~" .a
schematit dr.awi.["iS ~howl~ (he-prop0'S('d n!'lu.bd;t.a:io;,
of the-landm.al"k building ""ust b-«-i..-,c~udt-d In t~ -IIpph
cation, TIl<' o"''"ntr of!~ ~dln~ lot Jil~ m"SI .Jppl')' for
J certlfiai"lt of ... ppro .... ~J for ti':!!' pro~ r!~blllt~:~:"1
or re-.;.torJ:iNl. Tht ~'iew ana apprCT'.411 J.'f'(.X"n'l-Lv.l·Jck-5
s.o.ftgu ... rds t(' tnsr.>r:: 1hz! funds from 1!1t w..!e <X TOR, ~
;wailabl ... lor tl:-:t T't'S!or.l tIC n 01 tn!!' I.u·,bn.a;d, and IN::he
renabilitatlon is completed, Far e' .... m.PI~, ;} .:"'M1:'!101't' I)~
OCUlpatK)' for ,he 'M<,>.-buiidll"g on tN-rt'I."!"in,...,. s.ife ~'iJl
:"\ul be issuro u."d the l<In.:im.ark b1Jlkhng.1:S rt-rub-Jlia®.
3.l1d the funds from .... 5.l1~ [If TOR.s ~r.o' 10 TT ...... bi!j
tatt the !.a:ndm.trl an pl~ ;:"1 ~ ck-p.Irtt:!W1'11 o! cum
ml,U'lity devtlopmffl'. escrol"!' aC(O"J!'lt r.t tnc-la.!\dIr.ar:'
do~~ r,ol need ;"ti"..lbl.ht.!tiO~, Of has .tR;Ad, ~ ~bi1l
l.te"d .and C't"rtl!J!f\i by Ih.e-:"~.at;c,n.;,i :'z~) ,cuv,..:r fcor I"'t
im1:'S!l:1tn~ I ... :>: {-IN': <'t'1. r(,~J"r-: il)!-;".~, ('~ ~ Ctr1:t t"j !;;~
~'Jr~, 5!nHlu!c Ih-: f'~<"-(~-:> r,-.'.",:", ,1'~ -;..?', ,,! 'ro!' C;"-,,!,!
C·rmfr~ r,~h~~ .lIt r,r~ ,,,,.-:.:h:-rd b-,. II.." l
Tr-,e 01-:::,'1""0 ,-'! tr,l' ,",,':·d I~ f~ 2:~ ~ ,~r-~ '""1"':'. ,.:"''::: ! "(, :-___ ,.
i.k.l TDR ;;''::'U'i":'".E'TI! "','I:h l~e (1,\' ~.-' an,'\' ,r, .. , I;"~
\.J .... 'j~n d t~e"'rl'"~~l':I:",;: 1,"': ".,1:1 (' __ ';~'("·i t",. ~~'r ;;1;;;" '.
lil',~ l'; Ih· ia,-:J:n,','" ~l',J if,,": the '~"'''''''i L: t:·'t ! .. -,j-,;),l
,h'lt6 :',; p~f"<."tW 1)-;0 ~!j...:d'~r,' !,'! I~~ !," ~.: Ir"t "
C"\O"''''7:,'nt ,:'r, 11" r",'<I";rI,_ ':'0 'lh· Tr:.: ~rt;t'T~;",'
I~ t'7!.~;J rCl:'d ! h0 "til a r r·c .~~ i, ' ••. (C',,( ~ ~~, ~ , . ~" ("'< :-', ... !, '.';,
ar,J (C':l::.tn<'t!8t'1 N>err ... nl
A.!rh('u,!';h l~i> pr""'-';.r.Irl1 .... ',H ':-:-'j':tm€::~t.:l ::"1 p.s.;:" l"l,,)
lrilr"i~~ frL'J"T, lJ:,d'ilJt:" h.;.ild::l .... h,n"t' :.'t": N-rr1 m".~
On .r,!? clhff h,Hld, .I nlJrrNr of Ir,!:'~!(i~, Iro:;. 1"."..
j;,wrr:r h()U;l~g ha\"(' C<O::Uln""od, Th'$ i~ ra-rdy • c(':'SIt
qller,(e a! pTOF.lm d,-,;'.;;n_ C ..... ntrJi h.-.n~~ Cal'! ~ l..~.:l
10) .adHt ... r 13 EA.};. Ar,d 11ll1J.sint 1:>.:1='-U~' Qf, f;...~ u>tj ~,)
.a(h'~'''.l1 lr,(rt"oI~ froP11J to :;;":1 f-AR .... ~!h"Jt u':T;L'l:'~1
ir,g t~e prcce<;s by rw-goI (.a.t:nl J. :~:"idfTI,.U', rDR ~,'«h.~~
;]~d submittin~ to re-.... lt'\o'I· e'!nd oI~~mti!' iI-a: ,;kr.y -I'rd
add it'penst te thE" dl."o'ltkpmtnt r.r~l
li1~ d~ittn of tIlE program Irr.ple~r.ts o~ go,al o{,~
dC'l'o-ntowrl plan, ...... hich h 10 ~"l.'OIt~ th~ Jettnl:.on of
lcw .. -i.ocomE' ho~ opportunit.it--s dm'mtc-'Wl1 Doo,.mb:;Mr,
Seattle hd~ los: some eo! ib Io ... ,· .... .co~ Musil\3 s.tod~.
IhroUSh gt"nmfia.lion., but the (j~,. t"),tlln,df"S th.al 7.)11
low·i.ncorm-housin(! ~Jts al'1! stu] .a..'il.lla.bk dowtl~_
NOM 01 tht-low·income hou~ i5 bu,Jt t() IN-hlll FAR
a.. ... d u;nl.l~ dm"§lt}' from low-inco~ d .......... nh.;7\l\." h0us
ing s:res ma)' be 'rilru(erITd to otl'te[ d,,\\~t,)l<on si!.n
"Vher, su.:h.a lral'"1sJ"r ocrurs, the-bu)ld,r,~ ;;,el"d,nt I Dr:,
m-.:.,I be bro~t lmo corr.pli.:m~ ·, ... ·IIt. hou.smg i\.."1d b\.l.old·
Lng~. The city .a.1.w I"f!qu(le'S tha: t;'r ~"'l~r of 50
ptr<:nLt of tht-total floor aru -O[ the fllX)r ue;l]!...""1 I,.~ f,lr
low-income housing be rrlamr-.:f ~'" iC'" ... ·i:\\.""Omt hcus,iroi
for ai teas.l 20 years_
Apparently_ lo .... ,·i.ncom~ hc,u.s'l1lg group5 ~...a ... c Ot-er'l
compe~ing to -..elllhdr d('~",!r; .. p:'!"ter,t ri~:$, d~'rM,:;~~: 1hE'
priC't \" .. ,,]1 bElow tbi' ~roic:'c.td yr,':€' Pl.n,C1~;:" ..:.a!c'Jla:Nl
thai develcp.:-r.. c<';Jld pay u.p to $25 pt'r sqU.lrt 10<;1 for
addilio~al dtfliity; hownl'tr" TORI from Jow-ir.(orne
hou.iroi ha\'E bt"E-n ;,rHing tor only S9 ~r s.qUdtt tool, ~
•
thE-price h.n decre.i~, the dty h,l1 ~ morl' devt"lop
mtnt pro~ls usinglhh deN.ity cptijOI'l_ This r,a$ caused
iOJnr conctm Iha! low-income TORs..Ji11! being sold too
dwaply to ertSUie !lte prerrva!ion .and produclion of
mough low-i.,ro~ ho~ unllS to fulfill tne cHy'. plan
~~. Tl1t dty mOly bto foJUd to inh!'r'Vme L11 the 10 .... '
!ocorne TD~ mJ.r~t.
SAN FRANCISCO
Adoublin,g ot downtoW1'. offict spaced~ tl-,e 16 year;
b.!t~ 1%5 and 1981.and a!1 .1\I'tr;JgE' ilMual growlh 1flte
of O\-~ 1.7 miliic~ .!>q\\jllre feet .01 O)ijice space ~ year wa!o
Glus.ing l.O'l1gestion m tM city's financial district and .. ioss
(If huronc characrer and SCilW. In ;tddition. the-t:ity h ... s
a wtaX. pl"e5e1Vation .ordinance.aJld iii boMd of supervisors
traditionillly r~J~cta.nt to adopt l'iaorouii presrrvation
wllilUls... tn I'1$ponse to thi5 lJn.prectdE'nl'td grawth in flew
offiCE (O:lslrr,.·ct~on and the urua\'craole political climatl'.
S.a~ Frand~ h."s In<lde.a. ',;,1mmitmoml to U~l!l8 mRs to
aCNm.:,]:sh "i"tOllc r~r"'3.iior;
r;:l' r;ew downt0\,1'1 pliln 2d:)r~d b-j ordin.Jn~ ill S.an
h-l~cik.·o Ir, O::ro~[ 1985 w.a, a dram<l;iK r~pon",," to
trt"H~ rrC':"!c-:'r~~, 11 trJ'\er> ba!>€ ~AR timi!>, IT!iP<"~' h'm~ht
and :.<-.r..?ck ~ufremel1t~, n:\l~ rht' preservJlion 01 "251
<;i£r,.f~CiJ"\l buJid,ng~, .aft,J' pj'Jl'id-h imli:nil\'C'$ to ('I'Wllf
<J;jo;t' lhr rr:e-n:IO!'i ,;If 153 ouildi~g; t"'~t Me bs hj~~oli(-lllr
'$1i![\iJi.' ... w_t ))\,It ~hJ, wntri.b\J.t(, :() th ~i""'-J~\( "_I~d ~:(hi
~eclurd] I.hUJclci" of Qown~c}' ... ·n San han<:j~ro T~,' 1"1.;"
itl~oc ... 's for tl11' t~",n~fer of unused d'E!'V'E':cvneni right!> fmm
signlhw.nl -l;td "CO:'1tri~ut0ry' buik:in6~' A signjficanl
bllllding may bE: clerT101ishecl 0"1\)' hn public-s.afety re.3,
S<J'r>~ t.'r it. con'>iderin,;;; tbe value (If thc building's TDR$.
jt rEt<tin~ r1'.' s-.. bst;>.ntial n>maining ma,kt't valu~. Alttr~'
lie'n> ro <;;gn~flcant buildings mu .. , b€' rt'\·ie'o'·.,d aC(-or~lnf>
to the Se-c-reluy a! fhe !nte.rior'$ St,lfld.m:!s ior Reh"bilj·
t~ti~n, al";d 0.'.,-1"1('7" a;-e-re-q1Hrt'd io mainlai,1lne buiicl'flgS
d!'.d prevo?r.t ne-gle--c-t. Thf plan only E-ricouril-g!':$ <:rd doe<;
not ma.no,ltt FrtS€rvatlOn ot contributory buddit'1g'>, b'Jt
jj a ,,')ntr:buton.',buildin,g ~Il$ TDR~, ,.flC building must
br re-hab:j:taltd and mainlai~ as a landmark.
A! th.:Hlgh the plan was prepar.-d for the most put by
!olaf! of the San Frat\<!sco Ikp.1rtrnetl.t of City PIanmng,
ih-e Foundation for S.ar. franruco's A.rchii"ectll.ral He.ritage,
.. 1'1 influrntia! printt' preservalioJ'\ organization, p!ayed
an impvrt<'!n! role in the plan's ewntuaJ torm and d~ign,
Th@ fC"Ill"tdJ.ti.on irltnb.fi.t'd anei r .. U!d tht-buiidir,g; clest'rv·
i"flg of p~rvation and sponso~.:I report by a local plom"
ning t.onsultant to give the city background on pre\erva
lior, and TuR programs as well as reco!llmendatjotls for
making IhE-m. work,
With the adoption of its TDR mechanism, San Frail
cisco discarded most of tht oonventional bonuses previ·
ou.h' I~hed upon by developers to gain dens-ity.. Through
the pun.ha!i!': of TDRs, developers may Increase ~nsi!y
from ~ FARs .ril.!1ging from six to 10 in downtown offio:e
districts to an FAR of 18" h i~ only through the tr.ll\s~er
of TDi?s fro"r" hl~l'"Hic b-ulldl!\JI;;' Qr 0~rr. space (':,H from
the-lr.duslOn of h,)u$lng within ii; 11e-... · buildinsi thaI -l
dev'!iQ~r GOin "chievc rn.:.ximum density" Thus, the incen
ti>lf! for devel:.>pers to use mRs in $.a n Francisco is ell:reed·
in;;ly s.l:rol'lg,
iO •
1n developing the downtol'llf1 plan and il. TDR pro~'i·
si"0ns, !r,e city idEnlifled ~eivi!'lg site;. and calcul .. tt-d the
tala! f'.umbt,r of transfrrs ihr ilrra could hil!ldlr in order
to enJure 0 healln)-· markrl fo~ the TDRs .IS weli.ln ilddi~
tlO[1, the-plan rediff"cts downtown olfier e:\pd r.sion to the
south of the Muket SIT"ff:'/ districi bea.ust' :o."ting (If tlw:
a N'a allows-the highest deMi! irs
Tht I'ian also e-ncour.tges Ihl!' pre!'rE"rv;:tion aNi rnhar,~
m-e-nl of optn spact .md tht c:eati;)n of addihonJI op-rr.
sprtce thmugh Ihl!' TDR moeo::hamsm" A .rt'o'jeo,.," of p.aS-! plan
nif18 policies reveali'd th~t plazas "draoent to rleo-.· CQnstrue·
ti'On hav-e not a~w A)tS pr,o .... ided the. most cksin.ble !oa\ ien!>
fOf opt'n ~pace, In tht> "lew pl::m. unused floor J~il from
an .:spproved are/"! Sp.H,,'l:' si te may be trans.ftrrtd ttl a drw-I
opment SitlO. Thi$ p€rrnits J~."elcpE"rs (0 build in<tns.i .. 't'I\I
on one ~itl:' whilr pnwicim8 C'p-en sp.l«" in OIn ar'E',1 ... ·here
it [s .needed. Not-for-profil orgam~tions interestffi in park
de",-"t'lopme.nt <'.)u!d also ac:-quiroe de~trabit 'Par" site> a.nd
~li t~(' dc-\"tlopment righl$ tQ devC'loptrs
Are the r('"uit" ,)f SMI h;l\~>:";so:;,)·~ TDR pfogr.lm ;;~
p,om;.;in,s d.~ [1$ curnmltmenl! Th(>oc.arlj' H".J!t'$. mu~t ~
tl'..o:L:Jt"d in !igh~ of in.:· dty"~ .adortiut1 (1f ;; tb>:e·y<:,u
Ilm~t 0/: ",rowin, rf;'~m:ltins ,r('de\"eloPfn.>ot of ,)nly] 85
'l11ti:f10 !,q1:JH' ]""e-, o! ."ajot oih~""" cr'lnSlru.;:ti<Jr"; jn tht ("il}"
0, '"t-'~'llt qSJ,C-{\) SCi"'"'''' ff'et ~oef ),"",H. Ck';'<l1:~ 'Of Ihr h'!,:h
~·.aca!1(y rJtr in d,)WntC1',,"n :5-an F[~.r.ci,~o. thr p!l~I,ing
.comrr>"'.si"'l\ hilS \urud d"" .... fl mai',)r l',ew QHk~ C0r.
$n'-ln~'JI1 prole-l'l$ in Ihc first YI:'U folk-wing d(joptlOr:
of th~ n",," do.'mkm'n 9i.an. l(l<:smuco a~ no n~,"1 rfoje~I"
h <>'ir 'b«-n a ppro\'ccl, no tr:,n~l< t~ h.w"" occurrt'd undoer tho
new pl.:;n On-c mw dhc!': pr~,jecl, ~ht-lCh~ 'ihHldll1& was
'JpproVE-G jusl bt:-IQT<' tnt' ne-w p!J.n went mit.' e-fff:'ct, .lnd
the t.~!y d.d rli'quire pUHh~~ of deo:ebpmenl rigJ.b,
De-v(-iopf..'fs p11nhilY.'J TDR~ fro In two stn.Jctur.e~ r.o!tC cos
'5igL1ifkilnl
In 1','z1l'('mDt'r ]9$6_ San h.n;cisw ~·ctcr~ appr0vrd
Proposition M. 5o('ttirtg turthH Ilmlt~ on ~,o",,'-h -lmJ mak·
Ing the-future mark"l for Tl>Rs more ur;{;!':rtain" l){opc
sjtio:.'rL M t':<trl1ds thf ihreE'':--Nr grov-;Ih curb i~de-finite-I)'
.and tft~ti ... ~I~' lDwt"'n-th-grm,:!h cap from QSO,OCO square
f~t pe.r yt-ar 10 475.0()O sql,!.1n" Irel tor I/:E" next 11 to IS
y~ars al\d 950,(K1(J <;q1J.?.re leet pery~ar thereaftE~" Although
the planlling departmenl is-currentl,, ~~ 11 office t.'On
slrl..Klicn projects. inriuding sevel'al th.at wi]! use TVRs,
Proposit;on M will aepre!>s, the market for TDR~ we-II
~lo\'o' th~ progri!m d~i8nl:n' original proiect'IONi,
Unlik-e New York. Denve-r, dnd Seal tie, San Francis.co'.
TOR me-.:hanislI' does not impose a :-e-quirement on the
OWOE"r ~o -enter into an agrt'cment to r~tol1' or to p,esen't'
Ihe building, Ir'5read. this obl,gation:s enlo[(td Ihrough
proVlSi0!15 of IJ Ie ordinal1 C? imp!emen ting tht p!ar" wh ich
require thl:' preoSoe'rvai io.n of sig:1 ifia.n t buildlng~ and cou~
tributor)' buildings Ih.at have sold TDRs. In addit~o:1,
TDR .. do not have 10 b~ lransferred from parcel:o parcel
"!j. m some other TDR ~h .. me-s; it is po~ibie f'Or down
iO'8"" S.m F[.1nci~co de\'elopmt'nt rights to '-fk,al," unat
tach.td ((! 4 ",mdin.'6 01 r-ecelvtrtg sitl"! A Ce..ctiflcato! 01
Tramfer docllment, Ihe e);.ch .. nge of TDRdrom tnc origi
nal OWf\e-i to the-owner of a deveioprr.em 101 or to per
s..ofl!: or firTm who may hold thtm fer ,>ubM"Quen; trans·
fCI. Ahhoup;h it is po!-slb\~ that a sph""Ulari\'t" m'arket might
u
~ U\ "f1o.tina; TDRs..~ ill pres:mt Ih;,; is nol Q(:(tU'
... because tid. CDmpaNn'~ unwU1ms I:c insuJ?~
opmcnt rq;hb no( iltucJwd to .a !itt.
A."I~ of. ~i 0I'".;vn~~ who
W'i5fw1 110 ~! t.r\UJed ~,.1~! rights ilppliors to tfw
city for ... ~ytemmt of tligibility. To d.ttr, ~ few-ownen;
of lMidmuk b-.... ildi.ogs N',Of appliM for omificatt'S-of eligi
bility. SortlE ~.aJ e..tiltt brokt'rs. NVY ex:prrssed.at1 intv'fSl:
In h.u1dli"l; s.;!les or TORs.
Ff!bruary 15. 1994
June Fleming
City Manager
•
Plio Alto Planning Commissio:l
City of Palo Aho
250 ~mih:on Avenue
Pa'" Alto, CA 94301
Please cor,s:d'€; this lenf;) as a tOJIT;::;" reC;~'C:;I_ i;}~ ; 20t1~llg text c~a~lgE' alia .... ing
owners of Ca!~gDry ~ Bnd II H'.s!or;r. S';'.Jcll.c:es wi;;ch ,,~so ft!qL,;re seismJc re~rofits
to take b.Q..l..b a'w'a,:at1!€ F.AJi. ~nce~ll' .. es [zther tn;::-n O~l>,' uno as ('uuent!y permitted.
The F.,td-:. ir.cen!i\'~.s. fo: ~l:s~,()ric<l~ <,.J"','j SO:'isrr,,:,: [eFI~,!!ts ' .. ,e~e cre,Jted to 'nerp defray
trm COS1S and provide ir:centive !o prep;;nV O .... 'lt~'S !o p:e'Serve If-iPse unIque
structules. Thf u,lcertainty of tt';e aJdllive e:r.2Ci .yf trlese frrcemives on dcwntolvvn
square footage wa5 unpredlctabfe at the t:~ thl;' lortng V'rC!:S cfeated, However,
with th-e passage of time experience indicates very litTie (lew square footage of any
kind, m\.Jch iess increments in hi~~Oi~C.a1 bui!'jings, hos. c[c\,rr€d.
The cost of hrstcricany a,ld sei5m~caii~' reHofjnmg the Varsity Theaue 's
approxlrr.atfiy $2,200,000. The incremental square footage over what is currently
alloW'ed from F.A.A. incemi'les is 3,743 square feet. ff .alio ... ·ied to use both F.A.R.
incenti .... es the costS per foot is S96.30 per square te-ct. jf only one F.A.A.
incentrve!.s alic ..... o.ed the cast per foot:s $115.17. Tl1e difference is $18.87 per
square toot whicn trF.inslates into approximately 28¢ per square foot per month of
addttional rent required tor tne added costs per foot. AI1:rlough the 3,743 square
feet requested ~.s not ellen a blip stalisticafly in the downtown inventory, It is rather
significant in defraying the high casts of historic and seismic rencNation.
The Vars;t)' ~s ctirrentiy in need (If bot~~ sejsmjc ."::lnd his:uric rell:wation. The F.A.R.
bonus is es.sential to ;')ccornph~hirlg the renaissance of this superb bujiding. There
is no current logic of creating the incemh,lt' for either of these desired goals but not
both. Furthermore, as yeu know, the parking demand is signl1icantly lower with
tr,e proposed retail than the theatre. Th'-::fe~ofe, '{he .lssue of ~intens:fjcat;on" is s
non-issuE-.
\
June Fie ming
February 15, 1994
Page -2-
I have looked af the list 01 nrne other buildings. which c:oulc' conceivably QiJ.8iify
under the proposed tBxt change. My guess is that maybe 8 fraction 01 the 31.400
square feet of incremental footage if oofh bonus.es were availab!-e .. Yo!! ever be bu:k't,
For example, l just finished a historic and seismic renoVl'fion of 529 Alma I dK:J,,'t
add any square tootaue due to function and cost considerations o~ 8 c-ompitJt(l new
aecond floor. However, if the incremental !>onus help.s accomplish seL!;m"tc and
h!stotic rehabs then jet's hop.! these buildings are saved. That's the goaP
Thank you tor your anemion to this request
Very trulV you~.s,
~ r '1.Pr c ,aries -{ Keenan, ill
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H,A.ND DEUVERED . "
CITY OF PP.lO ".qO. C,\
Cri'( \:U . .\':,~:S Ol'flC~
94 fE'a 2'1. (,\\\1: G 7
February l8, 1994
Memben of the Pa.lo Aho City Council
Re: Support for YJnor Amendment to CIX OrdinanlX 10
/·..s.sLsl Renovatio!lS of tbe New Var:;ity '[b(;<'Ikf
Dear Council i\'femb~rs:
11
The pj..l[pDSe of this leUc:r is. 10 e~pres.$ my s.nong ,.'.IJPpon f(,r amcrlLil'1g the-CDC
Ordinance $0 1[13\ a Demus area ~H 0...':" plOvideu fey, both sei.smie upgHldes ~_JL~ histl1j-iC<..~r
pre~:::rvafiml of Significant buildings. Current~y, _Her) bOi1li:>CS for t~le$e feawres ar~
m'Wtl.lall .... · exclusive. This ordinance change i.'i iniiiated by Chap Keenan ',",,'ilh resperl to
the renovation and expansion of the New Varsity Theater and re~ults. in ot'Jy 3,740
square fecI of additioflftl buiiding area. I understand that the renovated build~ng is
e);pe<:ted to be le'ilosed to a national bookst0H'"
Appartntly there are nine properties that are both bistoricaJJy significaOi anJ
identified as seismiC<tJry hazardous -within the CDC District. TIiese: buildings are the onlY
property that potentialiy would be effected by the ordinanc.e change. One of t!-J.ese
buildings, the President Apanment~ with which," am involved, exceeds the 3.: 1 FAR
limitation of the CDC and, therefore) does not benefit from the proposed ordinance
change, Among the other buildings, the incTeased area wou]d allow 20,0Cl0 total
additional feet, of which 10,000 is a realistic estim.ne of the building are.a Ihal may be
deve10ped this dec.ade as a resl.l1r of the proposed: ordinance change,
r encourage rapid adoption of the proposed ordinance change and hope Iha! the
Gty Council and Planning s(aff \/\'in not £tf'ugg1.e with brQad que.s.tkms. of pcliC] and land
lJse phijtJsophy for wbat i.i a minor change with minimal potential impacl.
'h (CoVel Jim 8aer:
tic Wlft L ?,rio;lotH'd\ AOO ~;ni.M "~a\Je, p,*, "'~. (*I,:m.l (>~;.cH1l25.· l~~4! (H'::i ~;'H;'Xl1, f:« \(\~; 3'U·Y,'f.1
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Members of the Palo Alto City Council
February 18, 1994
Page 2
WhjJe 1 could presen~ per.sonal and policy reasons to! objecting to the ordiI1ance
(among these objections would De (i) my having invested enormously in public benefits
through Ih~ PC process for similarl)" minor area bonuses; (ii) I bave been negotiating
witn a nalfonai booiu;tore tenant for nearl)' one ),ear which witl not consummate if this
project ~ucceeds), r support this ordinance change and the assL~tan(:e it provides in
attracting a natronal book.nore. A rCllO\'ated New Vanity Theater occupied by a
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national bookslOn: wiH be of gre<lt benefil to the entire CDC district and the City of Palo
Alto.
For the fisCll year ended June 30, 1992, the CDC' district reponed taxable sales
.... olume of Sl66,OOO,Of'.JO. Without any significant in::re,He in buDding area, the CDC
diqriel can achieve la~abJe saks volume of S266,oo..l,l)}) by June 30, 199,'5:, TIl is grm"l.h
in '\'<J!es \'o!uml::' (f.ond a SJ,O(lO,OOO in ;ncr~3Scd SJ1e~ iRX proceeds to !he City) can bt: ,-,'eJl
managed if SHeng retaij u~es are Rl!racted !Q Ihe DoWntO ..... 1!. We read oiter. abDut the,
imbdan.:e of 1'1"'$ta'Wrant/relail u.~es Downhw,71. Yet, the DO"Nnwwn lS on the brink of
aW.(3c'ing several majoJf retail users A fine O1alion;:d be-ok:;lnre, fiJOre lh;Hi .1llY other
p'w.:ntialr<!tail user, provides an anchor t{](t,~ ..... iJl3ttra:C~ olher retail 'U~ers. FurlhemlOre,
'3 t'oc-Y-,..;tore an Unive-rsity Avenue near Cw,'PCi Street 'Nill strengthen pedeslrian Iraffie
amJ refail activity a,1 the eastern edge of thc: DO·"'11tO ..... 11 which does 1Iot perform as well
as the core DfJ ..... "!I~own area r-etweelj Wa-w'erk-y alld Ell1er.soli Street!:.
I have heard a few concern.1C, about this ordinan<:e: change. First, me-mber.;; or the
HislOrj,: Rr='soLJ[ces Board fear thai this ciiClnge may jeop-ardize historic buildings. This
does no! seem plausible to me, particularly sinc-e th~ HRB in the past year ho.s become
ferocious in tl1e pr9tection of aJ.l historic buildin~, nol ju.c;t Category I and II buildings
which are the only class of blljJd.ings effected by the proposed ordinaT",,,:,,:, ~ilijllge. Second,
the ordin.ance change may be misinterpreted as representing the imminent collapse of
rules constraining de'{elopment This COflc..em is uns'~pponed. When the CDC was
adopted in 1986, the expansion of the Downtown by 350,000 -"Iuarc feel was specifically
identified. Fewer that 50,000 squzre feet have been added since 1986. (My group was
respor.sibl~ for most of the growth and cncounlel"cd no public oppos.ition.) r can identifj
fewer than 50,000 addilional.square feet of grO'Wth in the 1990's. 'The 1986 CDC
ordinance was su.ccessf1Jl in controllmg grO\lo'th.
Minor acwmmodations for reasonable projects, such as that req'Uested by Mr.
Keenan, should be provided) even if, on occasion, the nature of these changes is &d hoc.
The Do'W'Tlrown will experienc.e great su;:",cess throughout the 1990s wilh suppOrt
from the City, and wHh the commitment of the City and DownlOwn OWllers 10 fund
parking improvemencs. Mr. Keellan has Jed recenl parking policy changes and call be
r.
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Memben cl the Palo AJ:o City Co~ncil
February 18, 1994
l'.ge 3
reJ~'c 0f'I to suppon it. palling a.sses.sment (..ampalgn. FDr IhC::ioe reasons, I support the
proposed ardin.an«: a.."Tlf!ndment.
cc Ken s.:h;ei~~T
Coop Ke-er;"r,
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:.ill, 1 1 199<
ASS!ST'.NT CITY "'Gil.
9 .March 1994
c! ty Counc i 1
250 Hamilton Avenue
Palo Alto, CA 9~JOl
Dear COW'lC i 1 JIIeabe.r.
He learned with disBiay of the. prospect. of a 8arnes " Noble-or
Border. Supers-tore opt!'ninq in the old Varsit)' Thf!ftter. We cannot
help but agree with thosof' .... ho argue that t inding a use for the
$p.co that preserves the historic facade of the building is a g~eat
service t.o the community. ",'e .'ond.ar, r,O'o,:ever, if a Barnes" Noble
or Borders S'o.lperstore is the anSl,..e:r.
In o\Jr expet"ien..:c · .. ·ith the b:::~:': tr2de, 'the Op€r.lnq of 5uch
bookstores is ogen fc.dlo·.ed by tt',e clos\n:;i of r.<'.'-]i1t>J:':"i!lg s::-aller
stores. If the qlies-tio~ I,,:'?re-r,;r,~th€!' ·";:;.J~Clrt ~,118uld c'pen at that
locatio!"'., ·oo'e are ~wrE' that the l'.rls.;er ' .. Quld b€ a n::scundii19 no.
From th~ pe:cspective c,f the c-oo:"" tracie, e. Ec.rr';'~s &. ~:c,ble OT Borde!"s
Supers:tcre is no different f;o~ ¥;~l:-:iHt. :it is the ,:"ind of
business tha't dest.roys s::.a11 cOJ:.pet.i1:or!:. anel unden=.ines the
busine&s character of the coe.::.uniticfi. in · .. hich it openc;.
S~ving the Van~ity is a l~udable gOill. The question is; .hether
saving the Varsity shoOJld bf'! bought at ti".e price of losing the
bookstores th~t cD."ltribut€' 50 Much to the chara~t..'8r o~ Palo Alto.
We must 3sk ourselves if the city ~ill be a ~etter pl~ce w~th a
restored Varsity, but no:> Printers Inc, Mega books. , Chi!'lel'a,
Stacey'sf Be-Ii's. Kinerva ( or RenAissance. A super beok-store ::!lay
generate ·lal'ge revenues tor the city. but only by cannibalizing
the sales of the high-service, _ell-stocked bCoKstcre§ we have so
lonq enjoyed.
Sincerely,
DeWitt Durham
393 Maclane
cc: P~10 .l.,lto W.e-ekly
-;/4 -,
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Karen J!.nd.erson
252 Everett Avenue
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A."'1ne Piascir.
230} Oberlin Street
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May 4, 1994
glannlng C~ss1on
City of Palo Alto
250 Hamilton Ave.
Palo Alto, CA 94301
In;CElV~D
IIAY 0919S4
__ ~ __ ~~~~~~~~~o~
~25 Ft.i!M Sire<: 0 Falo MD, CA 9~30 I • (i i 5) 32J-JIX>}
RE: P.i9toric and Seismic co~~ined e~~~ticns
Dear Me,mber s :
I am of'poe~d to the apPx'ov8.1 '.J! t.ile co:rbined exe=:~tionfl to
allC" .... e 50' incre:!se .tn FAR tClr aut:h lJuildblgS c-ec""t:£e j 1'", 1s.
virtua11:r impossible to pree~rve the ?1i.stodc ch.ara'':;:t.':':,r" ot a
property AA! add 50~ to its fleor area,
!f the goal is t:o provide .incentl..veEi for OYT1~rB to !ltaXe
seismiC \lpgradea or hiltoric buildings, UJen I auggl?Jrt you
tollow the propoB~l ot the JffiB Chair: Give owners the
incent.ive to seiamif.'ally upgrade b)' offering trans!etttble
d,evelopment rights for such an upgrade. 'l'his .. ould gr-et!.t loy
improve the ocids of maintZlintng tt",e hlsto,ic nature at the
prcperties and still provide the lnc~ntivc.
The current proposal providea incentives to only one
pro~rty owner {Mr. ~eenan) since the other properties are
not likely to be seismically improved it the change 1s
approved~ But they may well be improved if transferable
development rights vere c:.t'fered..
It is important t.o think this through CAre tully rather th&n
tryinq to meet the timetable of the ~eveloper who 1s pushing
tor this change.
.
To: Palo Allo Planning Commission
City of Palo Alto
250 Hamilton Avenue
Palo Alto, California 94301
May 13, 1994
To Whom It May Concern:
RECEIVED
MAY 161994
Although I am not a resident l)f Palo Alto, I shop and eat out often on
University Avenue as well "s other areas of Palo Alto. I am appalied
to learn that the City Council is considering permitting the bookstore
chain Barnes and Nobie to open one of its mega-stores in the histork
Varsity Theater.
University Avenue does not need a Barnes and Noble, We aheady
have many fin(". bookstores in th.e area--Kepler's, Primers inc.,
St&nford University Bookstore and Staceys. Three of these store, are
locally owned and spend much time and money adding value and
interes( to our community. These bookstores provide fine service
and an enormous selection of books with great attention to
community requests. Barnes and Noble would take business away
from these independent bookiitores. threatening their veri existence.
Is this really what we want to promote in such a special place as Palo
Alto?
I can't believe Palo AIt.o wishes to promote "mall-type" stores on
University Avenue. especially in such a unique and historic building
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.. the Varsity Theater. This would be a terrible d<cision on the pan
of the Cour.cil.
I strongly =omm~nd that you nol allow this type or bad planning
for Palo Alto. Stores iike Bames and Noble may be fine in large
impersonal shopping malls_ bUI nOt in a "community" like Palo Alto.
Thank you for your at~ntion,
Kilt Abbe Y.h.~
211 La Que~ta \\'ay
\Vo0dside, Caiif(lrnir1 94062
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How Would YOU Like It
If K-MARTNmciiled WhicllJ BOti/&fm
Yout.Y(§Jollkl Buy? '. 1. '291 lb
ltlU i.t 1)ff CIlUI
RU!hi now, a plan to e<mvert the Vanity Theatre on UniversitY A~e
is flyiq throUfh the plannln, Comml!!Sion and City Council (faster
than • sp' edlne campal2n contribution. .. ) In its place would be Ii so
called .super" chain boobtore. U this plan goes through, it will bave
an effect on which books you can buy and wbat the future downtown
Palo Alto qht look llke_
• Beea ..... or cIooellniD&' oalM at ol1opplDc .....n., cbain booknoreo ...... mo>ing Into
town&, one.., -.... up sbop """'" .... U_ ... bll.<l1ed Independent bookno ...... , Their
g(>el:: p-.lt th~ mdependents (Jut of bust.n~~~ub:·J:t.)'.
· The cha.ic. st-Dr6., u.nll.k~ independent oookc;C'ilers, t~.at book,;; as ~Products,~ ma.ss 4
mar·"~t.ed. llke In"} ms:ny hox~ (If dc-tt>rgent.
• R£·t.all book..f;elliDg 1s: one of thi' greate.5t et-"CllUes for the d..L:itrlbution of 1de~ in our
.cwtu...N;. A 1(M:s1 md~pende.nt book5eUer knOv,":5 the nl~~ds and tastes of the local
community. The ('h.a.ln fito:-eS hl.~Y the s.a!!H: 'pre·ducts" ior aU their outie14 , Ignoring
]oca.] conc,~rru;:.
• ChAln bookswrcs C'OlicentMilte the p,::l''''~r tu decide wWch books ,~t 80ld l.n. the
handl;; 01. "ery few people, l""eSpO.rudble onl~' to the pront margin of the chain.
Society 1()Se5 &CCeM to new and c,hati1!-ng-ing ideA!! 01' unique creative endeavors. The
national o~r of the prop~ed bookstore for Palo Alto l.s K-Mart. il nice enough
retail ehain. but Ol1e that i6u'1 reailv kno'\\"'"n for ia dedication to intellec1ual or
..,-tat!c panuJis, -
· The City Council Iuu already proposed & ~JIll exception for the developer (Chop
Keenan) who wanta to p1>t In the cl1a1D boollslo"" overriding Its own rules and
reeulBtloDS. Take. look al Unlv.nilt)' AV"hUe_.D10re IUld mo"" chMI.a .tores of aU
Iypej:. Soon, Palo Alto will look Wte lUll' etber shopping mllll. .. bland, commonplace,
trite, 111 tha\ wl10t .... want?
.. It lb \oIp teo .:rt»10 ic.r .. vu our ivcal iDdupendent book&iores and the V-.r:;!:y -r.::.e=.tre,
and to o1op we ""oll!ng' of Palo Alto, A PJanniIIC Def"!!"'ellt orlalf.r was pleased to
report ....,.,nt!y that this plan Is mo.1IIi: 'very quickly_ We aU must move quickly to
stop II.
Stop the Mailing of Palo Alto!
Save Our Independent Bookstores!
Send This Flyer to City Councill
-r ~f'(:AJ"O
Dear City Council -1 read, I shop and I ~ in Palo Aiw. I'm opposed to
mOf'e and more chain stores in town. Please stop "mailing" our town. (\Vrite in
your name and address and mail TODAY')
-"t ftr ,,_ 5-~y..~ r<J;~ .~ ......... !.:-~, .c ~ "-"~ ;..... p~ 1rU;~~""" ~ __ r\1-.; .. ~
(.....c.-r J< .. 111-'+') . ..--~ ;.. .... .-;. .... rt~ ~ ~'" ~ -{L... S-t"'r'-f..-I 1:)07 ~ ..
E-mo,"" in. fo on how you <'an IJ"lp, call (411l) 326-8837.,-..
'-(; , ~ ~." ://;] k~ . /.Jth<-:\ A/ 'f.j"V~....----,.,. ~'. i "'---:->v',.~r,;J'~:,I-,,:}o-'\_/.I.:>:-::,fJr
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Fox Theater celebrates
its historic designation
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Several items pertaining to the
same subject have been assembled
in this package.
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240 ,ellog9 A,eo" f0
t-alD Alto, CA 943~lU
~a'y 29. i 994
Mayor Kniss and Members of the City Council
City Hall
P.O. 60' 10250
P.lo Alto, CA 94)0)
RE, Proposed Am~nd~ent to DG~ntown ReQvl~t1on~ to Allow
Incentjves for Sei5~jc Upgrade tna Hist0ric Preservdtjo~
to be COI!!t;i l1ecl.
Oear Hajor and Council ~e~bers:
,';t the ,·lay 2~t'" ~.,.e-tirlg ~rjt'
Staff Jppeared to b2 ~irec.
Planning CQ--j~sion and Plan~lnq
~~at'5 tnf big h~rr~' on this d~~l?
h'h~t IS t.~le eCQro"i.:: ['e;;t'fj: ~~' ::'''O.c·fl·~:' 'J"r:e r <; lr; tl',~ d.:; .... I1~.::lw.'1
parklil';l ,~:·.')~S5.-,-c·r:t (li.;.trj'.;:t: ._'. tho' -,rl:·I,>~s.c·,.i c::h.:{j~€ ot:sired by
the d(J' ... rjto'~r; (,:,--u'li:\: ~~r; ·'DUj :J'J,j'i -,,;,r: :1[",1in:Js ef f-lct
that the proposed i~c~~ti.~ i~ n0t a S0~C iJi ;I~i~i~ge?
The l~rgest of ~e~en blli i~i~~s ~r~;(h ~0~ld Gu~l ify far 6n
incentive una~r thr rr~pos2d !e~t ccd~ a~~nlj~pnt" is t~e theater
<1t 4:,6 Jni.'~rs.it)' :;',eJl:,;e. :-h~ el.fr.a ;~;~ent~'{e ',""ou!G perl'lit
3740 Squar-e f:;:oet ,~Cl IJf .a.d~:ti{Jnc:l f!oor-orr:,!' 'o(itr:cLlt t,enefit of
offstree..: p~r',ing. ,;t tile ."-,arlinSl rat~2 {If .: SP-:lC€$ pel' 1000
square feet of ne,er He~ this. OOlE-b~dIG!,n] aio ... ~e ''''QlJld increasr
the parkjng def~cienc)' o~· 1~ 5~a(~S, Thi~ would be a new
1 iab1 llty or cost burder~ on ~n2 oQ~nt0wn p~rkin9 a~~ess~ent
district property owners.
The nEW Ca1ifornia AI'e:nue Par).1fH;I ~tructL.a-<;" Project 19'Zl3 on
Ca.rnb-ridge, \oo'ill :'ldd 96 pHUng ,-paces. HIe tota~ ,05t to that
parking distrlct -i!> $2,05:',000. Sase.d on this cu;rrent projec!
the unit CoH is aboilt ->'21,40('. for eath a.dd~d parking <;pace.
At this price 15 parki~g s~ace5 ~oyld cost S321~OOO. And that
is a lot of incentive.
After re~ding the 103 p~ge contract planning report ! belfe~~
planning responsjbility is djffu$ed ~nd He eCQnomi-c impact is
confused. ChanQinq the rules is the Dri~ary Issue: The tra~sf~r
of development ~ig~t5 is d seC0n~ar) ~s~ye.· iher~ alr~ady exjsts
a~ alternative method o~' gaining cdditional floor area lila t"-e
Planned Community (PC) process ~nd the transfer of de~elopment
t·; gh ts.
If a long har-d lao):; fails to find real ':o!T1'1lunlty beriefit then
vote no to the proposed code d~~ndnent. Jf you' vote yes ~any
r,rcpert.y O'iinerS ~'ill beliE-v( tile :::lain tha~:
"Zoning is. for sale in downtj)'I'In P.3io Alto by deal ktI'itll council
~otJrs truly,
to "<//k' 1"'11 ~~
Weyn e /(. Swa n
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PL!·'.mnHG COU1.iISSI0N
Ci ty of Pr.:.!o :,1 to
250 H:3.nilton AVE:.
P:::lo p~ to, C.A. 94301
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120-26·,073. i.s t.h",:; :"j~)t .':1 is :-"1\1.}. ,.i 1 ':
31 r~. '; -:. .':",:-,
t·.::~d on O"."Jr 3'.3..0:)0 sq :"t" I -= .. 5$ ,,:;, D:"' :.7
t~e city £8 rasult Of PrQjnc~u ~;~. e6 :)~J ·7.-:~
,;.s.s;SS,::-j2:c.~S b:~.s;";{L 'J.T.loa ih!..; Sl'<1'.r:' [I):)': ,~
nror'i~:rtv !": .• XC:S.
I :':'':J" o:rIl;)s-::~{; to '-,h~ z'J'1.in-c :)'!'(:i.Y', -~1.'> t ."
'::::c~C;;""':.l.$(> 7 • .'1(>5:.: ;"''1~n6.r;1'-::nts ::!.;"; "n :"nc ';'.,i':·~ ;:,:..l :,;L ~c.
Tj"r'-in:o s"""""r''''' '-''<::S"O>O::-S--I''':1''o; "0 -0"" '~'-'. 'l0"--r-to; on!, "j1: .",.-' ;;;V;lO~·2«-'.i.~dIS~IS~U~J1;· .. i~1 ~ :ii -1';::~ r'o ~~,)'.; -,,/:.. .._~_
OG doubl:)' D~:tLlizu' in th·] fLE.'.l.f" · ... ':1 ::1 (' .'., ."1;',S ,_":),,
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,ments \',1.11 SUl"r'ly -g _in bF> ~_c\d':a to 0,1:' ~S:-3S,~ :,:,~~ .. ;1;.' S ',,:,u::.': ~.;l sc.
r<>vplon~rs ;::c_t -, fr,,?f.;' ri("!,: ('II', :~)y b (,,~ ,.3 1:'">1 S ~,i, ~;~:-J:'
I'nt; only ;,:':,ir -.J t'-::rn '. ti '.'''' is -:::" r;:)C' "~ l.: :i.. '1"
~';u "T'~ foot,:.;:;:"~ i~O:'::l\.ll ~'!H~ ['-"s. '-t 'e,)l .' 1. r :-
-ec:uit blr t:'..;~ syst"':J.
Is it f~'.il' to ':'.31:: r,-!'-,r J' (l~h.:.r CO~:J ':rei 1 pr~Y ::y Y;,':':. _ >" "'; :'.:-,:, •••
t~;.;: tu-:-Q·"'n t!1.:..t tnt,-Jse {r;~."lo');rs rotll ~"~,lT :-.~'L:-! ::~ ~
t~l'9'tZ' s:1..:.:r~ 0;' ~ r::in.c ss -.ss~--:-; ::l~Z?
rID futurr~ C::::·l-:,lo"):;;:;:-nt is ,;,;,or:h i;.~is --'ri,~,-~ Q!' '.i1~' -~_:.c (\~i:~:---!'
~O:1.'7,::.stion to ""'1-=, ci~',' 'nl~ .. 1--, "10"'''·1'')1_"" '.~ ,::., .... ~ '.J-'" "'~{ "'~,~ ......... ':':":$ S!
to' C~ClP~t.~ With '~nv bioc~~b~~t~r' -'~~;r;J~l~'::;~C<,~:!L' ~h-~-'; ~:i~~ ~;; -I )"'~:;
of the prnnerty on1.,'?rs p--;r th'" ~'.C·:';-S ~(J:!, t'l ~.s" (>': ..:l~\'''<-rs to bootl. ~
Let fairness ~md CD:.r:::l:m s~ns,-' ~:r c-v i It
Si~C';r 1y.
/j!f~~G~5
Cit), Cor .. m.cii
P !annir.g Department
250 Hamlltoo Aven:.Je
."' .... fa Alto, Califomia 94301
Thoits Bros" Inc.
6.19 f~SlrM
PO 8/);1( 21
PQk; AIro. 0Ib!tJmi4: f;fJl).1
T~(4JS)3ij...f1J68
_(4WJ2J<06H
,,{::C£I \/£;)
Jill:< 2? 1994
As Urio.:'Cfsiry District Business; Ownus, we a(e writi,''1g to ur~e your fa'olora.",>I~
'Coos;ideratio~ to am·-e-no' Zl.'f1ing OrdJ'"ance Chapter 16.49 CD. The encwra8E'~t
it would affer for rjeismic retro-f!tt'ing and effective preservatior: c~ histl)fic
strUCtUres would clearly be in the best interest of the entire community,
Very truly 'y·Our::;~
::rS;;J;C
Wart en R. TMi ts
?retoidrmt
cc! Nancy Lytle
. Bob Sc!1lbert
WRTlcsd
2!W
July 24, 1994
City Coo,r::H
Plarmirt~ O~nme-flt
250 Hamdt,)(') Avem .. -e
PALO ALTO IMPROVEMgNT CO,
P,O. BOX 21
P . .uo ALTO. (AUFORNlA 94302
Pa10 AHo, Califwnla 94:-11
REeF"'··
JUN 2 ? 1994
A$ U~l!~'~sit,' DiHricr Bl,~in~5s Q'o'I'ners., we art) writing .0 u:"ge your favorable
C():1Side-i;UlOn !o amer:d Zoning Orcillar;ce Chapter 18,~9 CD, Tt'1e f~r;couraBement
It .... 'ould offer tor s.aismic r~tro"fitting and effecti~'e p.~e$ervatjon of historic
Hrt.,Kwres would clearly be in the best interest c;f the entire community.
Vary truly your,;;,
PA}-O ALTO IMPROI'EMENI COMPANY
. ..;:""'?j{'t
WarT~ R. Thoits
Presuient
Cc! Naocy L yt!e
Bob~,
WRT/csd
2/60
.~.
~.):
, -.
AT'i'Ac:;mtEtq G -COST ESTll".ATE -TRANSFER OF DV·lELOPMENT RIGHTS
'TDR) ORDn~A.."iCE
IM!<
Prepare draft Ordinance
PT9pare NegativE Declaration
Prepare Stat! Reports
HR8
ARB
Planninq CQ~~ission
City Council
".ttend Hearir,gs
pre-pare Handout E>,plaining TDR Progorai7'_
T,:;;tal L.3r:.o::" C."Jst •
ReprojlJcti0n Cost for Pllblic: H~n1o~t -
Grand Tot Ed -
J::tQ.T,IE~
68
20
• 8
74
24
16
5J!
:? 04
$11,200
~(lQ
~)l,(,OO
= $3.740
1,100
220
•• 0
1 1 320
1,320
880
~
$11,220
. . . AITACHMENTH
ATTACHMENT H ·ll<rORMAnON REGARDING fRANSFER OF D~VELOPM",NT
RIGHTS (fOR) PRO(iR. .. .1"IS TN OTIffiR CITIES
'Ibe basi(; features md stJCCeS$ of each program.. is SJmmJ.rized below (for furthei"
information regarding ~ programs see the pub!icati~n, ·Putting 1ran ... ..fer of [)co\l:duprnent
RighlS To Work In California" hy Riel< Pr-=).
I.
7..
3.
4.
5.
San Fnmcisco
a. Prognm Features: Once it has reliDt:;uished dc\'elopmmt rights, a building
is c~ficd a=;. a significa. .. t b.i~ork build.ing, greatJ.,-. reducing its likelihood
of being altcmJ or destroyed. Sar. Fra.'1C!sco's 9: r ¢o"'Wl'1to\lio"T1 FAR c2.lUlOl ~
circumvmted by bonus densities for emerJties IYI" design. tr...aking the TDR
program Lie only ~\"8.)' tc'I acrueyC" mg.ht:r dt7\:;it)
b. SU~: At lotSt 10 bui!d1n~ h3:'ie b.e.m app-roHo aM four h.J\'e ~ b'J.iJt
~-in£ mRs since the program wc-n! int·:'! effect in the 19(}(1<;
L(1:5-_.~el~
a. Program f'e.aflnu: TVRs ~e >llhweJ Ck'""'TH.:;-,.:;,n f,:'r :J-.,:;, ru..T'(';'-';:' • .',J
prc5er'llng hi::'10:-!c stf1J;;;t1.ln:~~, prorrw,jrlb r,r-u~iflg, I Iii p,-l \ in~ lrJ.!l~p0ru:1Lln
a....,d rrO\:idmg pubic -)pen spa.:<:. ih::: crdl\\.:m~e t,o"id-e" h',! I('(r·~~,:::.,,~
comm ... rciai den3i[ies Gn :;i~C.i .. \h~c:h 2:e :f.r.;:J b:, r~,blL\' lr2.-,_i~',.lrl<~·L'L:;"':,
pa .. 1icl.~l;.ul)' nt!~iJ tr" .. !1i:"( Sia.l!I_1:]5-
b. Success: So f;:u--tnt: prog-r:l!tj h.:.:, u,:J,if,"t7eJ aiiT:,1~, ":In~ rrnlli;.'il -::-ql,J.ill';.' I~:
of floor area tTl conj'\l."lction .... ith pr(,j'::-':l, nJ, ;r,~ m,:,!t 'Lh_.:::.~-' :'> ) m~lhn ~,qU;Ul"
feN of floor iiTCa.
Pwden!!
a. Program fntuN!5: The Cit)' ad('r1ed il 11)R p:;T'~ra."11 1::1 milig2tt" (}-oe 19~4
adoption of new height a.-"d de1'~'il~' limits dt1>'1nl(IVlT1 Th'! b\iddiI1£ L"llvd0}"-e
of nlC proj~t on the receive,-site may nol exc;:e-d th( e,m:'loj1C" limit.', llf it-;
pla..'llling distri CI by mort" th.arl ::! 5 %
b. Success: Three projects ha\'e applied for TDRs s.in..:-.e W prClgra.1'fl ""'"".lS
adoptw.
San DiegQ
.. Prognlll Feature>: In 1981, a TDR program was adopted for the Golden
Hili area of the City. Unused den..s.it)' from properties. io the Golden Histori.;:
District can be ttansfem:d to otbet $lies within the Odden Hill area.
b. SU ..... : Two projeru have US<d fORs sin<e the pro"""" was ~d
Residents resi~ plans tC' transfer additional dc:wty into their neighborhood in.
order io presen'c: landmarks in some-ath:! psn of the cit)'
West HQUywoo4..
a. Program Feature5: 1he program uses TOR as a!l incent.i ve to preserve and
rehabilitate cultural resources as mitigation fOT the Cultural Hrntage
Preservation Ordinance, \\-ilicb aJlo~"S IS propert)· to be desigruted a cul rural
resource without the ClJnserJl of the property O\\nef.
b. Suc-.cess: To dale, no transfers have occi.liTeJ. A task for..:e is fe~examinin~
the TDR program 10 enswt: thaI the ir.centives for th:! o\·mers of sending ~
parcels are adequate to promote traru.f r:rs in the future.
•