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Specific Plan Update & Del Norte TOD Strategy El Cerrito City Council November 21, 2011 1 DRAFT ---PAGE BREAK--- Agenda Background (Staff) Parking Requirements and Strategies (CHS) D l t F ibilit (AECOM) Development Feasibility (AECOM) Recommendations (Staff) Parking Strategies and Policies Parking Strategies and Policies Opportunity Sites Specific Plan Development Standards Del Norte Transit-Oriented Development Master Plan Discussion and Concurrence with Recommendations N t St Next Steps 2 DRAFT ---PAGE BREAK--- Why are we here? Address remaining issues in San Pablo Avenue Specific Plan Validate economic analysis with multiple uses, appropriate parking ratios, and specific sites Update assumptions for the new economic realities Update assumptions for the new economic realities Analyze parking demand and identify local parking strategies Promote development with flexible development standards Focus on transit-oriented development particularly at Del Norte Focus on transit oriented development, particularly at Del Norte Finalize Phase I of the Del Norte TOD Strategy to set the stage for master development effort Incorporate additional interviews of transit-oriented developers p p Identify parking strategies to reduce the parking burden and support TOD Support revised development standards consistent with analyses analyses 3 DRAFT ---PAGE BREAK--- Developer Feedback The Plaza area is a stronger market than Del Norte There is demand for multi-family residential throughout the corridor, including senior housing g g Streetscape improvements have improved the environment for development on San Pablo Avenue Large sites by BART stations are ideal for residential g y development, with the right development standards Small, shallow, and irregular sized parcels along the corridor are very difficult to develop y p Some residential development may require extra parking in order to marketable, particularly in the Midtown area Development potential hurt by nearby blighted sites p p y y g 4 DRAFT ---PAGE BREAK--- Developer Feedback (Cont’d) BART’s replacement parking and other requirements make development of BART parking lots difficult Station area development standards need to provide for h h f d l d l k p p higher intensity of development and require less parking West of San Pablo Avenue in the Del Norte area, development may to be limited by adjacency to the f t ffi d l t d i t l freeway, traffic, and related environmental concerns (how to work within new air quality standards) The City needs to address circulation of all transportation d ti l l i th D l N t modes, particularly in the Del Norte area Midtown development standards need to be very flexible to promote residential development on highly constrained sites constrained sites 5 DRAFT ---PAGE BREAK--- Retailer Feedback Different spaces and locations demand very different retailers and rents M f S P bl A i i l il Most of San Pablo Avenue is not a regional retail location (freeway access, visibility, site and space considerations) considerations) Local retailers more likely to occupy non-standard spaces, but higher risk p g Cost of requirements by utilities and other public agencies on developments have been increasing Very difficult to retrofit for restaurant use 6 DRAFT ---PAGE BREAK--- Parking Drives Feasibility of Parking Drives Feasibility of Transit-Oriented Development A developer’s incentive is not to build too much parking, it’s to build just enough parking to meet market demand Parking is costly to build g y Building unneeded parking cuts into profits The key to transitioning from auto-oriented to transit- oriented development is reducing parking demand not oriented development is reducing parking demand, not limiting its supply Use parking management strategies to reduce demand Reduce parking requirements to reduce project costs Consider parking maximums in very limited situations Allow the market to dictate how much parking is enough p g g 7 DRAFT ---PAGE BREAK--- Chi-Hsin Shao, CHS Consulting Alexander Quinn AECOM Alexander Quinn, AECOM 8 DRAFT