HomeMy WebLinkAbout0463.095• ..
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SUBJECT:
REmfESI
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City of Palo Alto
City Manager's Report
HONORABLE CITV COUNCIL
CITY MANAGER DEPARTMENT, City Manager
November 16.199S CMR:463,9S
Midto",. Revitalization Update
1be City Council approved "pubfic-privge partnership approach 10 r .... italize the Midtown
Sh<lpping Center on June 12, 199:5 (CMR,2SS:95), including a Budget Amendment
OnfWBDC" 00 September 26, 1995 (CM.R:41 5:95), to provide the funding ro., consultant
assi>1arnoe.
RECOMMENDATION
This is an informational staff report. No Council rerommendatioo is sought at this time.
EXECUTIVE SUMMARY
1be property owners in the «ore area have ~ontracted with St~"er &. NOI'Ihway Archit~ts
to cooduct the site planning. Corn;eptual master p1an(s) will be prepared ro., the area.
showing the general building locatioos and square IOoIage of ancl!O< tenants, small sbops,
and parking. Conceptual master p1an{s) would ultimately be subjected \0. pubEc r",iew
process that could invoo;e an initial pre-screening appflC3tioo and a mnaJ approval process
fashioned after the Citj's Site and Design Review .... ;Ih Architectural Review Board (ARB)
and Planning C<>mmissioo (PC) input, and final City Council (CC) approval.
Cootingent upon the property owners' decision 10 fund and undertake the cocc • .-ptual master
planning process, Council approved tile City retaining the services of. traftk engm.,ering
coosultant, • rewl finaocial CO<b"Ultant 10 prepare a pro ro.:ma analysis and • facilitator in
order 10 provide stal.:eholder input 10 til..., planning efforts.
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Three proposals were reteived in response 10 the Request for Proposal (RfP) issued for the
traffic study and were revi<r",ed by an in-house consultant selection committee, comprised
of staff memben from the Transportation Division, Public Works Engineering and
Operatioos Divisions and the E<:ooomic Resources Planning program. .... n the potentia!
candidates were interviewed and the subcommittee selected the finn of PattetSO!l Associates
to conduct the a"alysis. Patterson Associates satisfied the selection criteria. such as previous
experience and ability 10 wo<k constructively with diverse groups, and also demonstrated
expertise in provWiJlg practical traffic solutions v.tJere residential and commercial areas
interface.
The finn Keyser Marston Associates Inc.(KMA) is being retained 10 perlixm the pro forma
ona!ysis. Tun Keny ofKMA w111 be able 10 provide both the retail link 10 the private sector
site plonning effilrts and the element of continuity from his earlier work conducting L'le
Midlown Market Analysis.
four facilitators submitted their pr"P""3ls for consideration. Sin<:e this individual "'ill be
playing an important role in developing COIl5eIlSUS within the Midtown Committee,
commercW property owners, tenants, and residents, along with a mediation ta.k force
member and Economic Resources Planning staff conducted the interviews and selec!ed
Nancy Yeeod of Appropriate Dispute Resolution Appreciation Inc. (AORA). Ms. Yeeod bas
vast experience in both real estate and mediation fields, and her "can do-attitude impressed
eveJ)'ooe.
The Midtown C<Xnmittee process is intendf!llo be concise. timely, and productive. There
are anticipaled 10 be no mere !han Ii,'e meetings of the larger committee, 10 be comprised of
representatives of the commercial property ""ners, residents, commercial tenants, and the
Chamber of C<xnmcrce; and liaison members Ii'om the Planning Commission, Architectural
Review Board and the City Council (see AlUchmenl A lOr names of members). There will
be two subgroups within the larger committee: voting members [mcluomg the ov.ner,
m=hanl, resident and OJamber representatives); and noo-voting members comprised of the
Architectural Review Board, Plmning Commission and City CoonciI committee members.
In ordt:r 10 provide continuity from ooe meeting 10 another, these same representativ,," Wl11
be encouraged 10 participate in an meetings..
Further, the Chamber ofC<>mmerce', Economic Vitality Tast. Fon:e will participate in the
committee process, by prOViding a lOcum for commer<ial property owners \0 <fISCUS.
individual investment strategies key !o the success of this project. Knowledgeable
deveJos><n, includIng Jack Bariteau, Tig Tarl!on, Ed Storm. and Warr"" Thoits, all ofwbom
bave developed retail commercial projects around the Bay Area, bave volunteered their time
and expertise 10 participate in this lOcum.
CMIl:463:9S
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r."meteD (or MidCoWJI CttmmlU« DjguUioQs
011 Thursd&y, November 9, 1995, staff met ",itb Mid,o"", facilitator Nancy Y..,nd, azehitect John
Northway. Iraffic =u!tant Larry Patterson, and inve>lmODl consultant Tun K<Uy, 10 discus. future
steps iII th. Midtown committee proceSS. One goal of Ibi, meetbg .. ~ 10 establish opc:ating
parmneIerS 10 provide a fOcus lOr the group's disc"ssions and 10 Iimlt deb1>erations 10 feasible and
pr>C1kal pl"" al\csnatives. These crium. are 1"",1y dictated by existing condilions (mcludins wning
designations, right-of-way "'id~'ls, property o",nership, et<.) in Midto",n. which are unlikely 10
change in tbe beseeoble future. Those parametczs were considered as ronows:
• Fcc both orchitcctural """ traffk p_s. an structures are assumed 10 be ODC and/or two
stories. Uses will be retail, office and "",.k< nsc. which are neighborhood/commonity
oriented.
All plans bave to be economicany feasible, ie. the comrncn:ial property O"1!eIS' incentive
10 make cllanges must be present roc • plan 10 be coosidered.
• No plans can result in increased' traffic in the residential neighbodlood.
• All building rehabilitation scenarios will require fun code upgrades, incluaUlg seismic,
electrlcal, fire, etc_
• The City will provide .om, mechanlsm roc floor area ratio (FAR) transferability between
propertjes.
• The City may anow the CiIy-<>wn<d parking lot to be osed as a pool of land roc change in use
and/or cireulation pe.\Ierns etc. mOTller It> resolve parkingfdcvelcpmcnl issues in the cen\el_
The concentration of the su'bccmminee efforts "ill be on the core area. with I tic-in k>
adjacent MidtoVo,'D commercial areas.
TIme constraints must be recognized by an involved parties. Intervals betwetn committee
meetings should DOl be mor. than three weeks, in order 10 keep the group focused
The first meeting is scheduled for Tuesday, November 28, I99S.
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FISCAl. IMrACf
None. The CoIJlk-illJ'lll'oved. BAO lOr $37,500 lOr consultants to perform the !asks of
conducting a1raffic anaJ-jSis, a pro lOnna study, and lOr a facililalor 10 constructively involve
aD stakeholders in the site plan process.
ENyIRQNMENTAL ASSESSMENT
ATIACftMENTS
At!a<:hmcnt A: Lis! of subcommittee participants
Attachment B: Letter/Fax from Annette Ashtoo and response from City Staff
PREPARED BY: Carol Jansen, Manager, Economic Resources Planning
CITY MANAGER APPROVAL: i!v.M nu!1.t ~
BERNARD M. STROJNY,
. Assistant City Manager
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ATTACHMENT A
The fO!luwing m the representatives from differen! bodies .. ithin the Cily and the brooder
communily t!w will be participating in the subcommittee process:
ea. mcrcjal Pro.paty OwneD
Duane Bay (Coop)
Mit. Cobb
Tom Foy (Midtown Realty)
Dan Hanley (Midtown Market)
Tom Truden (Bergman',)
MeUh'lfs
VOTING MEMBERS
Rnkftgb
Annett. Ashtoo
Debbie Mytels
David Squires
Ron Wolf
Chamber o(Commercc
Steve Player
Evelyll Alpert (Brancb Manager. Home federal Savings and Loan Association)
Wilson 1{lCbols (OwnerlManager. 8asldn Robbins and Midtown Video stores)
PlaDDinr Commissjon
PIoylis Cassel
Sandy Eakins
CiCyeopncD
Roo Andernen
Larue Wheeler
NON-YOTING MEMBERS
Arcb it"" ra] Reykw Board
David Ross
CogsgltagCs
Tun Kelly. Keyser Marstoo Associates, Inc.
John Northway. Stoe<:ker 4< Northway
Larry Patterson, Pan"""" Associates
Nancy Y.",,<I.. Appropriate Dispute
Resolution Appreciation Inc. (ADRA)
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TO! Palo Alto CIty Co\Irn:1
EYlIIyJI Al.,.rt
Duane 8.,-
Jun ,.J!tc,
Carol Jan .. n
WIIIOII H~o"
Jolin MOrth~
I.lIrry P~n
Nalley YHf'l1
~omlMlltII:
FAX
D~: Novamb.rf.1ts6
"," to follOw: ..
fAX: 41& »1-1280
VolCa: 4111 32'-1280
Attached III1d tilt Mldto_ &ttatlng a_m .... tb<'>W8htll on
$vllt_ltd S~ for the Midtown R.Yblfz~n Tnk I'o",e.
I II • .". Included. summary of ollr goalt I'or tht Shopplnll Centllr for
)'our Inl'onnltlon.
W. ""'II I'orwtard to _ltillg Wftb ttle tII'lI forw to ,..y\'tall%* Midtownl
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Step 2:
Step );
Step ,,:
Step s:
Step 6;
Step 7:
SIcp 8:
Step 10:
SIcp II;
SIcp 12:
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1inmtsf S!rqs fpr Mid".' RtyffIJigligP Ty. hm
~ partiQpenls for Tel< Fom:
Midtow. Reoidc:Dls' AS>OriBtioo (MRA) values b millllimion
(atIa<:hed) distributed 10 WI!: force paniclpanu, I!'affie eoul1Jlrut,
IIIId 101m NordrT<.,.
F"1tJf mcctiIIj: of Mldtowa RevllBlizatiol! TISk Fem:
Ellablilh Goals, Ccmmoo Vllllle&, COIlJeIISUI Ouidelfnes, Tlmd.ii!es
NIIIC)I Yecnd 10 creIIIe II!d dlsIn'bub:: • delaJ1ed plan far !Uk force
~Iodlng miIestoneJ. Iimclilles IIIId cleliverablea
CoIIeI11n1f1!c l18Iiillica; aaalyze D<rW dar. as weD as pm;ous
lI1IdIes (c:oIIoct .rats !tom week cIa)'$ as weD as weekends)
Resalts of Eramc stulfy be diS!ribulcd • 10 !Uk lOree, 10 Jolin
Norttn..,. etc.
JoIm Northway I: Nilit)' Yeend to meet wiIh all sIlIkeholders
leipdI1IIeI)' .
~c stakeholders 011 fiuancial kasibilily of poIenti!ll approochcs
by dltmber of COIIIMet« liaison groap (ioin/ meeting of
llatdlolden)
Fim Draft of Itchileclura! drawings • submitted 10 ~al
propaty ownen. merchanlJ. and MRA at Ieut two .. eek. l>orore
lUI:: tbrce IIJeetin& 10 disaJ5$ these plans.
l'ac:iJitaIQr. N~ Y-.l to meet with aIlllatcholdcn~,
iDcludiDg MIlA, 10 4"IIClIS. an:hitectunII sceoarioe. traffic report.
IIIId bear viewpoints
Sccoad meetiuS of Task Force McetiDg 10 discus uchilecnnl
Iccnarios
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L«tI ~~ of I>PII~_ • man J~ willi JDOdn<: bm14ing Jr-, locally
owned. 'inns of kqI ~Ie
Pedetlriln I'1icI!dlineA -traffic S4fely, pbylicll atlraetivCDeU
Rc:ta1I Vlricty UId CoImuI«lO: • ~ diet meat lhe nee4s of area
~ pnMdiDg aemaI q>timr for eecb buic: ~
ie. 1IOt ~ goe rellSXont
lIot juIt (lIlC dey cleaner
DOt jIIsl ooe pflw;a place
Coo:!.mum1y Spirit -Public SpKe IQc pthc:rinp {plaza green) til" toe
ccmmllft~on (shmcd _l!IIify ~ sreafcoofen:n,c '0001)
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l Pe<ksil'ftm ,..l'kNIII".. ...
• ~"",n..tll .. ".rt • wNe .... 11' ., Ift'lllUf ...., ..... , I J I,ll. f'rfa.". ... ncaa _ ....... t _ IlI11J __ .b .. '" _ • ....te.ad ....etnctIYe .... phli -.
/1. Ltx;Qf s.:ak:
• lAcaI _ .... arwt 0( .... ~ IiAo lid I1pe 0("" ... WaliDloullidc
kilc&np of local ocale. <me _ -. OIUI <!ft'_ mile< Nn lmi!ormily .... d
_lrtIioa. 0... .... divisiool at JIPPO&'I!l"O ""'" ... Front of IUdt boIldiAp .. ory
I SolS fool ....... RodIer _ .......",.,roo 011 DIIO 1IIIIiIl1II!!rIn". baildiop of local .....
~ ",uhipl .. nrie<I ,.,inb of _ .. and exit BII11<I'o .. ore ... a-lle 1I\!n
-. -nO<! boial>t
W1ooIevor tho _ lOa <>f. builcr;"" it com!OI .,"" iFest _ 1C.Il. of ,;.p _ ... ""'"
.... _IS exceed 20,000 sqUl10 ~ ill sizo. Of equal inIportaDu, Iho bwldiDs" desil!"
_ pn>",," lp9fOpriote spooo ~ Dl""JI -ideally. ""'" -leA .... iIt lie Isoo.2SOO
sq..-""" roo ... or C\'CD omaIIer.
• Leal ..... Ie tile __ .r ........... -. ......... \''''7 ...... diacxMJm Roc ...
_ ._ .... very !1I1iC .-1 dOj>l1lrnCIII ""' ... ...t ""'''' nsioaa! .... ppin8
_ ~ oro fuDdam .. r.ny dri_ by busiDOSS model. i. wbidl ...,.,.,..i .. at scaI •
... tho care ..... If exiliIina 1* .... io th. Ml_ SIIappina C_ .... OOfIsofidaled,.
tho pmihilitios at odlieviq ec:onomies of ...r.l>qpn 10 pmoatlhemJol_ W. on
UDOq1iV9Clllly oppoM6 to DY &.volopm .... moinIy dti_ by til opproadL
• ..-..... IaIpIIos .. ..., _.r ...... aall1 -• --' _-u.. ~
"bdI ........ __ For _pTA! ........ thll proforoatlllll)' hireI soI~. from
... D<i~ is qlliD ...... 1iaIIy of local ocale. Gro....s Il00<'-aaclloc:aI -..ices
n --"y _ .. bene!IcW II> tile oo .... onlly _ hnb, noaI -.. and prn("';ooa!
ofIi .... 10 tile _ tbaI llI.r ......... aff0r4 muck higher ....... w. &to '"" ....... Ie
mixia& .-1 aad .fIi« _Is ill Midlown; OlD' ptimor)' lOa! is .. b8ve 0IIQU8h ,_1
variety Ie "'!'PO" Mi_ ~ need&. r. _" buflclinp. otfl .. II*< l><1oaas 011'" .......tlloor.
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MIdfmva RcsIcIeat'1 Mat .. '"k_to .. 41 COR V.1ues
(!Jd,rIt1..N I'JOlII I)avid (itoc::lc"'s ktlet ICI city Ceunci1l1llJ9jl
lofI<IIov.ol ,_IS' """"""" ODd cIos!,.. ro< lb. Sheppin. C .. ter -.,]ye ItO<lIld COd Ibca!
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(I) Y-V _ C<HtYmi,,,.. "I,./all ""'ppi., .......... <Sol;' • ., m ... fie mojorily of elll
dol", and wotkly oItoppi'J 1114 oervico "...so ""Chi. \be C_. wi!b • very _oS
""'"'"""-lr.rmift.a: ... "ter. Soe&l'b -owned shops. Ind • -davril-hom,-or ·smaI1~IDW1l·
uisf>bad>ooil ___ . III odc!ition. 10 ..n1liDs .... .anu. .. typet or _ti",,,,,,, mOil
cftea lIWltionod ~ • dnIe P4 ,ariel)< ""~ boc>bIor. md/or cotfo<hcuoe, family 011_ , iii'" one! _ially _ .." ....
(~} I'IIyrTcaJ " __ ,, '" stnetJ. ,"""o,u rmJ hlhlilll" The upie<p ad oW •• ..,..,..,
0( oidowaIks ...., ~ loll in .. d ...,,.,d !be ... " .. is I loco! embonamnenl; ""' .. ill
aIoo mud!. 1<10111 for imv-o-;., bolt. cclti-..rt aDd londoc:apio, --eopeciaI1y Ut 11-..
• ozy <>!Me .. inou!l!cicDcy of .....
(3) 1'MJIit: """""rmJlt!f<l7. M03I "'pd' ..... ~..., .. '""""" opeedins OIl Middlefiold
Jt..oad Mlhaut _leuin, Jhroushpul (md. 1bas increUiq nff'K: oa lIMtby resident\Bl
_~ A1 pr-.t, """"'ali ... and __ to .hops ..... _ choo~ .. and plllhs for
p<desIrims 1M bioyclisto .... ilIdooipl>erllbt .. Clulclr .. and "';ors 111"" be obt. to wall<
..rol, ~ 1ft. C ...... area _ fiov of .....
(4) DewfopfnB " 87M'" wue '" """' .... it». Tho C ........ reuiI and c!.k vitaliI)' ""u1d I>oIh
be.". ;teed b)I Ch. proviJioo or 19~ 4e4K:alc4 to pabfie latherina and commuftkation.
Some ...... plc:s are OUIdDor .". IlU!, • 'pi ... and 11' .... willl -. aDd ~ and
•• o"'Dlimily ~ ora lr!dIor con"""" room MIld JIliJl>! be oIwed wiIIt loco! .. { ...
(I) p, , ... ~ combines VL"liC ..rely '-"';1\, stq.p;'J ccov .. i~co aDd
phylicaJ Mtnc:tivcncu
(2) '-I1IISk iD_ . desiro for ANI! ""ops, 10<01 OWD • ..ruP. lh. hirin& of locoI
people, tI10ppiDs coaveoi ...... IOd .-. phyJicol _ willi • pealer ...... of
OOIlllllIllli1y •
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November 1 $, 1 S9S
AMelle Ashton
2747 Blyanl Street
Palo Mo, CA 1>4306
OearAmette,
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Offia, c!tr"City Mil "8'"
I hilve received you< fax regardlng suggested steps in M"lCl'Iown 10 facilitate revitanzalion
etro<ts" There were a ro<Jmber off1oogl1!iXovoking suggestions made by you that ( wanted
10 lake the cpportunily 10 COOV11enllJjX>lL In particular, (lhink I important Chat an of us in
lI1is process understand \he various roles !hat each represented constituency plays in such
elfo<ls as \hese, and where our oppo!1<Jf1 ilies a nd nm~ations for i1put may exist
The con-.mitlee members for \he IJflO'lowr process have been chosen by eaen participating
group. We a.ked \ha Residents' Associafion, \he commercia! property owners, and !he
M"1O'lown tenants groups 10 provi<1e names of indhliduals inlerested in participa~ng in !he
convnittee meetings. AI of Ihe individuals ·designated" 10 participate were p.-ovi<1ed by
Iheir constituenI groups, and were not chosen directly by staff or any other inlerested party.
For example, !he commercial Pfoperty owners d"KI not suggest residents, and !he tenants
group did not suggest commercial :>wners who \hey len should participate. In some cases,
more names were provi<1ed Ih an \he commillee process coold ae<:ommodale, and staff
named members based on past partic~ation in M"ldlown efforts, lime ava~ab<lity, etc. In
adc:frtlon 10 \ha cons~luenl groups, fle Chamber of Commerce Economic Vitality Task
Force Chair will be participaling, a. will a number of Board, Commission and Council
iaison members.
last Thursday staff met with an of !he involved conSIJltants in \he M'KIlown process 10
discuss procedures, various roles !he consu~an!s wo<,1d play, meeting schedules, etc"
Nancy Yeend, V1e group's facmlator, fe~ ilirnpo<!an! 10 spe~ ouI some of the fundamental
B$$I.I!tlp!ionS undertyIng \he committee process" Since many of!hese assumptions \ouch
upon)'CM and other residents' recommendations, we fett iI important IIlat they be vvi<1efy
communicated, and have lherefore included these assumplions in Ihe infOfT11ational staff
reporllo !he C~ Council (enclosed). They are as follows:
For bo!h arcMec!uraI and lIaffic pu<poses, an slnuclures are aSSIJmed 10 be one
anclfor two stories. Uses will be relaIT, office aNJ service \Jses which are
ne;ghbolflood!communil'y oriented.
AI plans have 10 be economica1l)l feasible. ie., the commercial property owners'
incentive 10 make cl1anges muslbe presenl for a plan 10 be considered.
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P<tl'..:IAI\J-I,(A 9-tYll
4l:i 129,25n)
4i5. 3.2A.3631 F.n
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Annette Ash!""
November IS, 1995
Page Two
legal property boundaries IT1IJst be recognized.
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No plans can reslJft in increased traffic in !he residenijal neighOOmood.
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AI b;;,kfll19 rehabtTrtafun scenarios wilf require full code upg<a:les, incIu<fmg seismic,
electrical. fire, ele.
The City wili pro.ide some mechanism for floor area ratio (FAR) !ransferabilily
between properties.
The City may ar.ow 1I1e Cily-<>wr.ed pa rl<ing 101: 10 be used as a pool of land lor
change in use andfor circulalioo patterns, etc. in order 10 resolve parl<inglde\le1op
menf issues M1111e center.
The concentration o(!he subcQmmittee efforts wil be 00 !he <xxe area, with a tie-in
10 adjacent M'tdIown commerci"l areas.
Tone cons!rainls must be recognized by aD involved parties. In!eNals between
committee mee~ngs should not be more tha n wee weeks, in ORSer 10 keep the
g<OUp focused. The firs! meefing is sched<Jled for Tuesday, November 28. '995.
There are some areas noted in you< Tetter !hat merit adOrtional discussion, specificaltf
!hose comments related 10 locally owned businesses, local hiring practiCes, and size of
slore operations. WhIle we feel slrO'19ly !hoI one of !he major advan1ages of having
neighbo<hood COOY11erclal centers is !he de faclo nafure o(!he businesses as Ioca IIy owned
and operated, lhete are no regutafions governing ownership or hiring practices for ar.y
busil1esses in Palo Mo, and we do no( anfieipate !hat !here will be in !he lime period cIuring
which M'Kllown wil be considered for r.v~aTIzation or redevelopment. Moreover, I certainly
would no! advocate any such reslriclions based on both legal considerations and undue
matl<et place interference. I think hls!o<y and common sense teD us, howev.', thaI
neighborhood commercial businesses have a high proportion of local owners and
operators, and M'tdIown is no exception 10 these trends.
The store size cap in !he neighborhood commercial ZOO"19 cflSlrict does no! fimit aB stores
10 20,000 square fee~ as yOU( Telle, impfJes, but it does require a use permit for g'ocery
slores over 20,000 square feet in size. ThaI is no( an outright prohibition but a SL'11ple use
permit requirement. presu.-.,ably 10 address other related issues, such as building scale,
parldng requirements, ele. Unfortunately, this LISe permit provision has taken on a rife of
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Annette Ashton
HOI/embed 5, 1995
Page Three
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its oWn. wilh some in !he grocery community viewing it .s an ao.achrooistic zoning
COI1Slrainl, while others in !he neighborhood view t as pro!ectJon against developmenl 0(
"superstores," Neither is !he case, but staff has =!s!endy stated 10 !he C~y Counci1Iha!
Ihe physlcaJ and size relationship of anchor tenants 10 satenije shops is fundarnenlallo !he
eenfer's rev~rlZation efforts, and i is our expectation \hat !he Midtown process wi!! resu~
in one Of more s~e plans !hat u!timately balanee various inveslor and neigh/Jolflood scale
issues,
Finally, !he Midtown Committee process has been ",ailed 10 be highly interactive,
Consequendy, "nailing down" certain parameters may be difficuft in !he very begimlng of
Ills process, We also need 10 keep in mind lI1al whITe !he committee was crared 10 be a
represen!ative sample of interests in Midtown. u!timatefJ lI1ere are many others who will
prO'oIide input as !he proposal(s) proceed Ihrough lI1e public review process and final City
Couoci adoption.
1 look forward 10 wDf1<i<lg with you 0<1 J,fJdlown!
Sincerely,
Ca~
Manager, Economic ReSOUfces Ptaming
Enclosure
cc June fleming