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Posts from the "Transit-Oriented Development" Category

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Costly New Parking Garages Still Gobbling Up Land at BART Stations

Oakland and BART officials cut the ribbon Monday on a new parking garage for a “transit village” being built at MacArthur Station. Photo: BRIDGE Housing/Twitter

BART continues to encourage the construction of multi-story parking garages at its stations, despite the exorbitant costs and lost potential for valuable land that could be put to better use.

On Monday, Oakland and BART officials held a press conference and ribbon-cutting ceremony to tout the opening of a 481-space parking structure at MacArthur BART station. The structure was built at a cost of $15,371,000, or about $32,000 per space (based on a 2012 figure), and is part of a “transit village” housing and retail development. But like most park-and-ride fortresses, it will mostly sit empty when commuters aren’t using it to store cars, which is most of the time.

The only media coverage of the MacArthur press conference was a San Jose Mercury News photo slideshow showing Oakland Mayor Jean Quan, two BART board members, an Oakland council member, and a developer rep cutting the ribbon, before heading up to the empty rooftop to take in the views.

Livable City Executive Director Tom Radulovich, who sits on the BART board, said he’s “appalled that we wasted tens of millions of dollars building a commuter garage at an urban station like MacArthur.”

“Ridership kept growing at that station despite the reduction in parking during construction, which demonstrates that we could have done perfectly well without it,” he said. “Many of our highest-ridership stations — Balboa Park, Berkeley, 19th, 16th, 24th, Glen Park — have little or no commuter parking. At stations like MacArthur, Ashby, West Oakland, and Lake Merritt, we should be phasing out parking as we build transit villages, and enhance walking, cycling, and local transit access instead of building structured parking.”

Only 10 percent of people using MacArthur station drive there, the Mercury News reported in 2011, and five shuttles operate in the station area.

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Supes, Mayor Get Developers to Pay Nearly Full Tax for Transbay Rail

Developers agreed to pay nearly the full property assessment rates to help fund transportation projects in the Transbay Transit Center District, under an agreement announced by the Board of Supervisors yesterday. Supervisors and Mayor Ed Lee stood their ground against the developers, who hired former mayor Willie Brown as a lobbyist to try to lower the rates on the special infrastructure tax district, known as a Mello-Roos District. The move threatened to cut funds from the extension of Caltrain and high-speed rail downtown into the Transbay Center under construction.

A rendering of the Transbay Transit Center and surrounding high-rise development to come, via TransbayCenter.org

The SF Chronicle reports:

Under the agreement, the city will still collect up to $1.4 billion in taxes from property owners around the new transit center for the Caltrain, and possibly high-speed rail, connection. But the revenue would come in over 37 years instead of 30 after city officials agreed to extend the life of the tax district to make it more palatable for the property owners.

Even though the rates hadn’t changed from 0.55 percent of property values, developers complained that the skyrocketing value of real estate in downtown had increased the maximum project revenues in the district from $400 million to $1.4 billion.

The Board of Supervisors won’t vote on final approval of the agreement for another two weeks while the details are worked out, but members said it looks solid at first glance. Supervisors Scott Wiener and Jane Kim lauded the agreement, and credited Mayor Lee for standing firm against the developers’ attempts.

“I’m not referring to this as a compromise, because the [Transbay Joint Powers Authority] is getting all the money that we were seeking,” said Wiener.

Mayoral spokesperson Christine Falvey told the Chronicle on Monday, “The city believes that the special tax rates that the developers are being asked to pay are more than fair considering they are taking advantage of a very significant increase in height limits for their buildings offered under the transit center district plan.”

The developers apparently backed down on their threats to sue the city if it didn’t assess the property values at their 2007 rates rather than current ones. Before the agreement was reached in a closed session, Wiener said, ”If [a lawsuit is] what has to happen, so be it. I don’t think we should cave in.”

“I don’t think much of the legal claim that’s being asserted,” said Wiener. “I think it’s pretty clear that the valuation was not going to be at the bottom of the recession.”

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Developers Don’t Want to Pay for Caltrain/HSR Extension to Transbay Center

Developers who are building towers around the Transbay Transit Center in SoMa are fighting to reduce a special property tax that will be levied on developments in the area. The biggest loser could be the downtown rail extension to bring Caltrain and California high-speed rail into the terminal, as more of the funds for the regional rail hub and other long-term projects would have to come from taxpayers.

A rendering of the Transbay Transit Center and surrounding high-rise development to come, via TransbayCenter.org

The group of developers is backed by former mayor Willie Brown, who registered as an official lobbyist to work for them in July (he also recently lobbied “pro bono” for AnsoldoBreda, the manufacturer of Muni’s current train fleet). Brown previously helped create the Transbay Joint Powers Authority to oversee the massive package of projects centered around what’s been called the “Grand Central of the West,” expected to open in 2017.

SF Chronicle columnists Phil Matier and Andrew Ross reported in July:

Brown confirmed for us that he is representing Boston Properties — builder of the 61-story Salesforce Tower — and more than a half dozen other property owners.

In exchange for the city allowing them to increase the height and density of their projects, the property owners agreed two years ago to be assessed up to $400 million to help pay for a Transbay Transit Center rooftop park and other public improvements to the area.

Only now, thanks to skyrocketing property values and changes in the city’s methodology for calculating the assessments, the developers — paying into what’s known as a Mello-Roos special district — could face up to $1.4 billion in charges.

The Board of Supervisors was expected to approve the agreement creating the Mello-Roos district on Tuesday, but D6 Supervisor Jane Kim postponed the item one week. “We wanted additional time to be able to brief all of the offices on this issue, but also talk to the multiple parties involved,” Kim said at the meeting.

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CA Seeks Input for Affordable Housing and Sustainable Communities Program

Housing and transportation advocates discuss California’s Affordable Housing and Sustainable Communities guidelines, last week in Oakland. Photo: Melanie Curry

Housing advocates and local officials gathered in Oakland last week to discuss guidelines for California’s new Affordable Housing and Sustainable Communities Program (AHSC). It was one of three packed meetings held throughout the state by the Strategic Growth Council (SGC), the state agency that oversees the AHSC, to gather input on the new program’s guidelines. 

The ASHC was created to reduce greenhouse gas emissions (GHGs) by fostering the development of affordable housing near transit hubs, as well as improvements to transit, bike, and pedestrian infrastructure in those areas to provide low-emission alternatives to driving. A funding stream for the program was created through a late-hour deal last month between Governor Jerry Brown and state legislators which provided $130 million in revenue from CA’s cap-and-trade program.

The $130 million, however, is a drop in the bucket for California’s affordable housing funding needs. Despite growing demand, revenue for housing subsidies was slashed heavily in recent years after Governor Brown dissolved redevelopment agencies and federal sources of affordable housing funds dried up.

If the legislature sticks to its budget bill plan, the AHSC will receive 20 percent of future cap-and-trade funds each year. This is projected to be between $600 million and $1 billion per year over the next five years, according to estimates by the Legislative Analyst’s Office.

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Initiative to Slow Downtown Menlo Park Growth Lands on Ballot

Stanford University has proposed to build this residential building and a public plaza at El Camino Real and Middle Avenue. Image: Stanford University

On Tuesday evening, Menlo Park’s City Council reluctantly forwarded to the November 4 ballot an initiative that would reject two proposed developments that would replace largely-vacant auto dealerships with walkable offices, retail space, and apartments, and slow or stop future development along El Camino Real.

The proposed developments would boost transit ridership by bringing thousands more people within a ten-minute walk of the city’s downtown Caltrain station. They would improve the city’s pedestrian and bicycle networks with new, 15-foot wide sidewalks along the east side of El Camino, safer pedestrian crossings for El Camino, and a new ped/bike tunnel under the Caltrain tracks at Middle Avenue.

The anti-growth initiative, titled the “El Camino Real/Downtown Specific Plan Area Livable, Walking Community Development Standards Act”, was drafted by the volunteer group Save Menlo and qualified for the city-wide ballot by collecting nearly 2,400 voter signatures by mid-May, more than 1,780 signature requirement. 65 percent of the signature-gathering campaign’s $30,000 budget was donated by Atherton resident Gary Lauder, who serves on the neighboring town’s Transportation Committee and fears ”congestion, urban canyons, and related unintended consequences” from continued development in Atherton’s vicinity.

If approved, the initiative would make significant changes to the El Camino Real/Downtown Specific Plan that the city adopted in June 2012, which guides downtown Menlo Park’s development over the next 20 to 30 years. The plan envisions a mix of office, retail, hotel, housing, and open space, with a maximum of 680 units of residential and 474,000 square feet of non-residential development. The initiative would introduce additional caps on commercial development, including 100,000 square feet of office space per project and 240,820 square feet of office space in total. It would also require voter approval to override those caps.
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SGC Awards Grants to Boost Smarter Urban Planning in CA Cities

The Strategic Growth Council, a state committee made up of representatives from six California agencies, awarded over $40 million in planning grants last week for projects large and small that are aimed at reducing greenhouse gas (GHG) emissions.

California’s Strategic Growth Council recently awarded $40 million for sustainability plan projects like this transit-oriented development above L.A.’s Metro Red Line Wilshire/Vermont Station. Photo: Joe Linton/Streetsblog L.A.

One of the grants went to the Los Angeles City Planning Department to help quantify the GHG emission reductions brought by infill housing development as a strategy to help meet the state’s climate targets set under A.B. 32. The $491,770 grant will allow planners to develop ways to measure the reductions in vehicle miles traveled (VMT) from affordable housing and infill development near transit, and to quantify the trip reduction benefits of transportation demand management measures. Ultimately, the goal is to develop a VMT-based metric that can be used to satisfy California Environmental Quality Act (CEQA) requirements.

Other grants were awarded to L.A. Metro and the L.A. County Department of Regional Planning, as well as numerous other cities and counties throughout the state.

The grants were divided into two streams: the Sustainable Communities Planning Grant and Incentives Program, which awarded $16 million to 33 projects, and the Urban Greening Grant Program, which awarded $24 million to 40 proposals. A list of this year’s planning grants appears after the jump.

The Sustainable Communities Planning Grants fund plans to build infill development and efficient transportation, local climate plans, and zoning plans for transit-oriented development and renewable energy, among others.

The Urban Greening Grant Program awarded funds to shovel-ready projects that create and develop parks and greenways, reduce runoff by creating bioswales and converting pavement to permeable surfaces, restore habitat, plant trees, and similar projects.

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SAP Arena Wants Parking Crater Around San Jose Diridon Caltrain Station

SAP Center Parking Lot

SAP Center called San Jose’s plans to reduce parking demand with transit improvements “highly speculative”, and wants over 20,000 new parking spaces built near the Diridon Caltrain Station. Photo: Richard Masoner

SAP Center, the corporation that owns the 19,000-seat arena across Santa Clara Street from San Jose’s downtown Caltrain station, doubts that the next 30 years of transit improvements will bring more visitors to events at the “Shark Tank.” Instead, they insist that 20,000 new car parking spaces be built within its redeveloping neighborhood.

“It is unlikely that public transportation will allow convenient transportation from throughout the area the Arena draws from,” wrote SAP Center Vice President Jim Goddard in the Arena’s EIR comment letter on the draft Diridon Station Area Plan, which aims to guide future development toward land uses that support transit ridership, and to “create a world-class cultural destination” within the walkable radius (1/2-mile) of the Diridon Caltrain Station. The plan will allow 2,600 housing units, 420,000 square feet of retail space, 5,000,000 square feet of office space, and 900 hotel rooms — and up to 11,950 new car parking spaces to support this infill development — over the next 30 years.

But SAP Center claims that its customers will always drive in, and that they will demand an extra 8,050 parking spaces, creating a parking crater in downtown San Jose. “Vehicular access will be the most significant method for our patrons and their families to attend Arena events for the foreseeable future,” wrote Goddard. ”Any limitation in the effectiveness of vehicular access to the Arena… would degrade the customer experience and discourage attendance at the Arena.”

Future Diridon Station Area - Facing Downtown San Jose

Electrified Caltrain, BART, High-Speed Rail, and BRT lines will all connect at Diridon Station in 15 years. Mid-rise office and housing development are planned for the area. Image: California High-Speed Rail Authority

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Steinberg: CA Cap-and-Trade Must Fund Transit-Oriented Affordable Housing

Negotiations over the California state budget are producing dueling proposals on how best to spend revenue from the state’s cap-and-trade program.

Senator Steinberg proposes affordable housing as a greenhouse gas reduction strategy. Photo courtesy TransForm.

While Governor Jerry Brown continues to call for a third of the cap-and-trade funds to go to CA high-speed rail, Senate President ProTem Darrell Steinberg last week expanded upon his alternative proposal to spend a larger share of the revenue on affordable housing and transit at the local and regional level.

State cap-and-trade funds are collected under the California Global Warming Solutions Act of 2006, A.B. 32. The law provides a way for companies to meet a state-mandated cap on greenhouse gas emissions by buying “pollution credits” produced when others exceed emissions reductions. Estimates vary on how much revenue the program will generate, but it could produce billions each year between now and 2020.

Standing in front of an active construction site for new housing units near Oakland’s MacArthur BART station last Thursday, Steinberg called for permanent sources of funding for affordable housing, mass transit, and sustainable communities development. The Senator argued that  California is facing a “catastrophic funding crisis” as affordable housing bonds run out, and noted that the transportation sector is the state’s biggest contributor to greenhouse gas emissions.

“Californians are logging more vehicle miles annually than ever before,” Steinberg said.

Behind him, a forklift raised a load of lumber high up in the air, with an attached sign reading, “At least 972 lbs of CO2 emissions reduced every day.” That’s the amount by which  the housing project, which will provide 624 housing units next to the BART station, is estimated to reduce greenhouse gas emissions compared to other housing developments. Of those apartments, 108 will be leased at below-market rates.

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Warriors Arena Moving to Mission Bay: A Win for Transit Accessibility?

Third and 16th Street, the new proposed site for the Warriors arena. Image: CBS-KPIX

The Warriors announced this week that the site for the basketball team’s proposed arena would be moved from Piers 30-32 on the Embarcadero to Mission Bay, quelling opposition from waterfront development foes. Whether or not the new site will work out for better or worse in terms of accessibility to regional transit, however, is still up for debate.

The Mission Bay site at 16th Street and Third Street is nearly two miles from the nearest BART Station, out of normal walking distance for most visitors. Instead, fans taking BART will be expected to transfer on Muni lines such as the T-Third on the Central Subway corridor, which will stop right out front, and possibly the 22-Fillmore, if extension plans for that line are constructed in time. The distance from BART may be a loss in the eyes of some transit advocates, but it does have its upsides, argues Tom Radulovich, executive director of Livable City and a BART Board member.

Ultimately, Radulovich thinks the Warriors are best off staying at the existing Oakland Coliseum, which is close to BART and the Amtrak Capitol Corridor, making it a more transit-accessible location than either of the proposed San Francisco sites. But the Mission Bay site does leave open more opportunities for nearby transit access than the Embarcadero piers, given all the transportation plans in the works for Mission Bay.

At the proposed Pier 30-32 site, the 0.7-mile walk from Embarcadero BART “was far enough from BART to dissuade many folks from walking,” said Radulovich. He pointed out that once the Central Subway opens in 2019, riders reaching BART via rail would rely on the N-Judah (which Giants Ballpark visitors already cram on to) and the future E-Embarcadero historic streetcar line, as the T-Third will no longer run on the Embarcadero. “Historic streetcars are expensive to operate, low capacity, and have accessibility challenges,” said Radulovich. Additionally, he said, “It would have added to the capacity problems at Embarcadero Station, which is currently the most crowded BART station.”

Furthermore, arena parking would be especially problematic by the Embarcadero. “The auto traffic that would have been generated by the hundreds of planned arena parking spaces would crowd streets like The Embarcadero and Second,” said Radulovich, “where we’d like to see the city reduce the roadway width to improve sidewalks and create protected cycle paths.”

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Appeals Board Reverses Vote to Downsize Parking-Free 1050 Valencia

The San Francsco Board of Appeals voted yesterday to reverse its decision to downsize the long-embattled condo project at 1050 Valencia Street in the Mission. The project includes no car parking and one bike parking space for each unit.

Image: Architect Stephen Antonaros via Mission Local

The vote restores the full 12 units approved by the Planning Department and Board of Supervisors. The Appeals Board had voted in December to chop off one of the building’s five floors, removing three units, two of which would be subsidized affordable housing. The downsizing was intended to appease vociferous neighbors opposed to the perceived increase in noise, shadows, and competition for curbside parking spaces, since new residents wouldn’t have off-street parking. (Studies show that residents who move into a home without a dedicated parking space are less likely to own and drive cars.)

Housing development advocates successfully challenged the Board of Appeals vote on the grounds that it violated the California Housing Accountability Act. The Housing Action Coalition explains in a press release:

Under the California “Housing Accountability Act,” for a local agency to condition approval of a housing project on reducing its density to less than that allowed by law, the agency must make findings that the project would have a “specific adverse impact on public health and safety” unless the density is reduced.

HAC Executive Director Tim Colen argued to the Board of Appeals that, in fact, restricting the amount of desperately-needed housing in transit-oriented projects like 1050 Valencia is what’s harmful to public health and the economy. “Among the consequences are discrimination against low-income and minority households, lack of housing to support employment growth, imbalance in jobs and housing, reduced mobility, urban sprawl, excessive commuting, and air quality deterioration,” he said.

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