When Palo Alto officials decided to ease the parking rules for downtown developers nearly three decades ago, they did not envision the drought of parking spots that today plagues the streets in the heart of the city.
The plan has worked a little too well. Today, downtown vacancies are nearly nonexistent, the city is awash with applications for major new office buildings, and residents in the downtown neighborhoods Professorville and Downtown North routinely voice exasperation at the flood of office workers whose cars now hog their once-plentiful street parking. The two inter-related trends -- more developments and less parking -- have prompted the council and planning officials to take a fresh look at the city's zoning ordinances and evaluate the need for additional parking facilities.
The first significant zoning change could be made as early as Monday night, when the City Council considers a proposal by planning officials to scrap the parking exemption that the city created in the mid-1980s. The exemption was invoked in recent months by several developers looking to construct office buildings downtown. These included the recently approved four-story Lytton Gateway pegged for the intersection of Lytton Avenue and Alma Street and for the proposed development at 135 Hamilton Ave. -- a building that would also be four stories high and that is currently undergoing the city's design-review process.
In approving the Lytton Gateway project -- which as a "planned community" project gave the city latitude in negotiating with the developer -- the council declined to give the builders parking exemptions and required the applicants to contribute funds for future parking improvements.
In the report, the Planning and Community Environment Department argues that while "the basis for those amendments is now outdated and downtown development is thriving, the provision remains in place and applicants are now invoking it to further exempt parking." Staff is urging the council to pass an "urgency" ordinance that would impose a moratorium on the parking exemption.
"Given the current parking deficits in the City's two assessment districts (downtown and California Avenue) and the outdated rationale for applying this exemption, staff has been discouraging recent applications since the 135 Hamilton Ave. and the 355 Alma (Lytton Gateway) projects from using this parking exemption," the report states. "To staff's knowledge, no project applicant has requested the use of the exemption for the California Avenue area. Staff believes it is appropriate to apply the moratorium to both the Downtown and California Avenue areas, as it will in both areas exacerbate parking deficiencies documented previously by staff."
The report by Planning Director Curtis Williams and City Attorney Molly Stump also argues that the ordinance is "now outdated, as downtown does not rquire encouragement to develop, and any equity issues have long been addressed."
The proposal to revise parking regulations is part of a wide range of reforms Palo Alto is considering to deal with the pesky parking shortage. In July, staff recommended instituting a residential permit-parking program in a section of Professorville, a proposal that the council rejected as too narrow. At that meeting, the council directed staff to consider a more "comprehensive" set of solutions to downtown's parking woes, which includes consideration of zone changes, new methods for increasing usage of existing garages and evaluation of the need for more parking facilities. The city's broad analysis of the parking situation is funded by a $250,000 contribution from the developers of Lytton Gateway.
The parking discussion is also occurring at a time when the city is creeping toward the 235,000-square-foot threshold for new downtown development, which the city established in 1985. Once the city hits the number, it is required to analyze downtown zoning regulations and consider the need for parking strategies.
The Lytton Gateway project pushed downtown development to 212,000 square feet, while Charles "Chop" Keenan's proposed 26,000-square-foot development at 135 Hamilton would officially push the city over the threshold.
At the same time, the city is considering approving another mammoth downtown development -- a proposal by billionaire John Arrillaga to build four office towers (the tallest of which would be 10 stories) and a theater at 27 University Ave., a site currently occupied by MacArthur Park restaurant.
If the council chooses to pass the "urgency ordinance" proposed by staff, it would be able to do so without holding a public hearing or vetting by the Planning and Transportation Commission. Passing such an ordinance requires support from eight of the nine council members.
If passed, the ordinance would take effect immediately. The council then would be required to hold a public hearing within 45 days to consider an "interim report" from staff. At that time, the council would also consider a request to prolong the ordinance for an additional 10 months and 15 days while staff evaluates additional zoning changes.
Comments
another community
on Oct 12, 2012 at 1:13 pm
on Oct 12, 2012 at 1:13 pm
Dear Palo Alto: I know it's not intuitive for most people, but there's an easy way out of this shortage and a great strategy for business. Price parking! Those of us who come from out of town would be happy to spend $2-3 or more to not have to roam around, just as many residents would likely do the same. Doing so would raise revenue to fund bicycle and pedestrian improvements, transit service, streetscape enhancements - you name it, perhaps even a new parking garage.
Priced parking is good for business, and it's good for neighborhoods (sevearal of whom would and should have a RPZ). Time to move on from the outdated thinking of car is king and use the parking shortage to fund a better vision for the future.
Another Palo Alto neighborhood
on Oct 12, 2012 at 1:24 pm
on Oct 12, 2012 at 1:24 pm
Why are we not discussing pay per hour parking at all city lots and garages? Why do we have a choice of monthly (or yearly) parking, and parking for 2 hours?
Why can't a visitor for either business or social reasons find parking all day in the first lot or garage nearest to their destination. This is not rocket science, it is plain common sense.
People are willing to pay for a few hours parking and will if they find it easily. Otherwise, they will park on residential streets.
Old Palo Alto
on Oct 12, 2012 at 2:54 pm
on Oct 12, 2012 at 2:54 pm
What are people who work downtown supposed to do? It is so unfair: every two hours they have to move their cars or get ticketed. Can't they buy a permit or something?
Barron Park
on Oct 12, 2012 at 3:44 pm
on Oct 12, 2012 at 3:44 pm
Its amazing how few of these daily hassles go away when you leave your car at home. Traffic and parking become non issues. just sayin'.
Old Palo Alto
on Oct 12, 2012 at 6:36 pm
on Oct 12, 2012 at 6:36 pm
Hey, Sorry Man, it isn't always practical to ride a bike or walk : too many miles, or foul weather, or babies to transport, severe heat and risk of heat stroke, illness or disability, or a load to carry.
Registered user
Crescent Park
on Oct 12, 2012 at 7:14 pm
Registered user
on Oct 12, 2012 at 7:14 pm
Leave it alone. I rarely have to look very hard or long to find a parking place, and when I get exasperated I can always find a parking place in the parking structures.
I am really going to stop going downtown if I have to pay to park, and the rates get so steep eventually anyway. Look at SF or Redwood City. It's a major pain in the butt.
Stop allowing places to be built without parking
The idiocy of the government trying to predict what the future is going to look like, as if there is going to be no cars and mass transit all over. What is likely to happen is better right-sized cars that are electric because mass transit is just ugly.
I hate the people in mass transit and have been attacked twice for just minding my own business on buses or at bus stops.
If we drop educating our people, and there are no jobs, you think that is going to get better or worse?
Tread lightly and then only do something when it is necessary and there is a significant win in the proposed solution, not just because it give money to some business that is someone's friend.
Duveneck/St. Francis
on Oct 12, 2012 at 10:55 pm
on Oct 12, 2012 at 10:55 pm
I have been to Downtown PA 100-200 times — often times around 7 p.m. to pick up take-out from Sprout/Tamarine/Paris Baguette/LYFE or to go to the Apple Store — and have never had trouble finding parking. Sure, you often need to be extremely lucky to find parking on University Ave or in a small parking lot, but there is almost always parking in the structures. The most I have probably spent is 1-2 minutes in a parking structure waiting for a spot to open up
One of the major annoyances with going to Berkeley is having to pay for parking. It's expensive ($1.50/hour), time-consuming (especially when all you're trying to do is run inside and pick up something), and stressful: They seriously check the meters every 10 minutes. For the same reasons, I avoid going to Redwood City.
As to all-day parking for visitors, I think they are not needed. I know Berkeley has multiple all-day parking structures that usually charge $20-30/day. The difference though is that there is no street parking for visitors anywhere in Berkeley. You can only park in residential neighborhoods for at most 2 hours. Since Palo Alto does not have this there seems to be little need for all-day parking, especially in downtown. Why would someone need to be in downtown for 24 hours? If they're visiting, why not just park in front of their guest's house or in the hotel's lot?
Old Palo Alto
on Oct 12, 2012 at 10:57 pm
on Oct 12, 2012 at 10:57 pm
We certainly do NOT want to be like SF or Deadwood City!
Southgate
on Oct 13, 2012 at 6:54 am
on Oct 13, 2012 at 6:54 am
San Francisco's Mission Street Garage has electronic signage which tells you how many spaces are available and on which floors. Very reassuring.
You'd think, being at the heart of Silicon Valley and all, that Palo Alto could do the same thing.
Downtown North
on Oct 13, 2012 at 4:42 pm
on Oct 13, 2012 at 4:42 pm
Or here is an idea- how about the home owners who complain cars parking on public streets in front of their houses do this --- clean out your garage and use it for the car instead of unused items!
Don't complain about the streets when the space which is for your car is not used!
Downtown North
on Oct 13, 2012 at 6:59 pm
on Oct 13, 2012 at 6:59 pm
Lund Smith and his brother (father?) have each given candidate Pat Burt huge contributions for his campaign, according to the list in yesterday's paper. It will be interesting to see how Mr. Burt repays their generosity in the discussion about parking. Or, maybe it is 'gratitude' for past favors, like allowing them to under-park the 4 story office building on Alma St.
The Smiths are politically active. Boyd Smith was interviewed on the radio a few weeks ago, he is a cash "bundler" for Mitt Romney.
Downtown North
on Oct 14, 2012 at 11:27 pm
on Oct 14, 2012 at 11:27 pm
The visible donations the Smiths made to Pat Burt are
Lund Smith, Principal, Cupertino $500
Boyd Smith, Principal, Los Altos $500
They are the developers of the oversized, underparked office building approved for 355 Alma Street.
We don't know whether they have given money or other valuable things or other people. Only political contributions get reported.The value of the land they don't build parking on is so much greater than the necessary "grease" they apply to the deciders, that they can "grease" a lot of people and still make million$.
Downtown North
on Oct 15, 2012 at 12:41 pm
on Oct 15, 2012 at 12:41 pm
If you drive a car, I'll tax the street,
If you try to sit, I'll tax your seat.
If you get too cold I'll tax the heat,
If you take a walk, I'll tax your feet.
Duveneck/St. Francis
on Oct 15, 2012 at 2:41 pm
on Oct 15, 2012 at 2:41 pm
Leigh - a lot of the houses in Professorville and Downtown North do not have garages and some do not have driveways.
Another Palo Alto neighborhood
on Oct 15, 2012 at 2:54 pm
on Oct 15, 2012 at 2:54 pm
Many years ago, I lived in a neighborhood where I did not have a driveway or garage and knew that parking would be a problem. This was not in the Bay Area. I had to weigh that up when making my decision to live there. Parking turned out to be a bigger problem than I expected mainly due to a business being operated from the address opposite me and a neighbor who made it very unpleasant for anyone parking outside his house.
The point is, that those who are living in Professerville should have known that there would be parking problems before they made the decision to live there. I do have some sympathy with those who live there but I am also sympathetic to those who need to find somewhere to park and don't want to buy a monthly permit for perhaps a 3 day a week job.
The answer is not to put in permits in residential areas, but to simplify the parking problem in the garages and lots. Pay per hour machines in all lots and garages would pay for themselves very quickly and if the parking is reasonably priced, they would be used by visitors, workers and other occasional users happily. The problem is that finding the right type of parking for those who do not understand the complicated system makes street parking in accessible residential neighborhoods the easiest option.
Evergreen Park
on Oct 15, 2012 at 3:56 pm
on Oct 15, 2012 at 3:56 pm
Leigh,
"...anyone living in Professorville should have known..." Many residents have lived there for several decades or more. Should they have known?
Intuitive,
So glad you earn enough money to pay extra for parking. There are hundreds of employees at shops and restaurants who are paid minimum wage. I guess they are invisible.
The problem is all the underparked new office buildings that were approved in the last couple of decades. Coupled with the idiotic planning department policy, supported by the council, that if the city makes driving difficult everyone will find alternative transport. John H above says it perfectly.
Fairmeadow School
on Jun 4, 2017 at 11:39 pm
on Jun 4, 2017 at 11:39 pm
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