HOTEL PRESIDENT VALET PARKING MANAGEMENT PLAN

OVERVIEW
All About Parking (AAP) will provide professional and qualified valets to oversee and manage all aspects of the
valet operation at the Hotel President located at 488 University Avenue. This includes providing proven systems
to maximize on-site garage capacity, extensive experience managing the off-site garage (330 Everett Avenue),
providing efficient pick-up and drop-off services, and ensuring successful safety policies. AAP will maintain
hourly records of car counts to better understand peak hours and trends in order to become more efficient.

STAFFING
AAP will have two (2) valets per shift and three (3) shifts per day to handle the operation (24/7 coverage). One
(1) part-time supervisor will oversee the operations.

ON-SITE PARKING
Hotel guests will drop-off and pick-up vehicles in front of the existing basement garage entry on Cowper Street
(see Figure 1). To minimize curbside congestion, AAP valets will receive vehicles at the drop-off location and
immediately move into the basement garage via the existing ramp. During peak drop-off and pick-up periods,
AAP valets will utilize all available on-site garage capacity for parking and queuing vehicles. Once the rush
subsides, AAP valets will move overflow vehicles to the off-site parking garage. AAP will prioritize
accommodating short-stay-guest vehicles on-site and long-stay-guest vehicles off-site. Protocols for guest vehicle
pick-up will ensure the Cowper drop-off and pick-up location does not remain occupied unnecessarily.

Figure 1: Site plan highlighting vehicular drop-off and pick-up location

OFF-SITE PARKING
Overflow vehicles will be parked at Lytton IV Housing Corporation located at 330 Everett Avenue. Conveniently
situated three blocks from the Hotel President (see Figure 2), the off-site garage can accommodate twenty-five
(25) additional vehicles. AAP has extensive experience parking vehicles at 330 Everett Avenue, which previously
served as the off-site garage for another downtown hotel. Hotel President guests staying for longer durations will
be parked off-site. AAP valets will retrieve off-site vehicles prior to the guest’s departure time and park in
available on-site spaces.

Figure 2: Circulation plan between 488 University Avenue and 330 Everett Avenue
 PROJECT DATA
SITE AREA = 9,425 SF

SITE COVERAGE = 7,681 SF (81.49%)

3 es
architect ure
BUILDING HEIGHT = 90' - 1" u rban design
REQUIRED CAR PARKING = 115 SPACES PROJECT:
C • ON-SITE PARKING SPACES PROVIDED (INCL. TANDEM) = 12

COWPER STREET
• OFF-SITE PARKING SPACES PROVIDED (INCL. TANDEM) = 25

(60.00 FT WIDE PUBLIC

• TOTAL PARKING SPACES PROVIDED = 37
HOTEL

RIGHT OF WAY)
• PARKING IN-LIEU FEE PAYMENT = 78 4
PRESIDENT

520
(E) MISC - VLT REQUIRED BICYCLE PARKING = 10 SHORT-TERM AND 6 LONG-TERM
3 130' - 0" • SHORT-TERM SPACES PROVIDED = 4
• LONG-TERM SPACES PROVIDED = 11

WV

W W
4 10' X 45' LOADING ZONE (E) FIVE STORY BLDG ON
SHOWN HATCHED PROPERTY LINE
LEGEND 488 UNIVERSITY AVE, PALO ALTO,
CA 94301

EASEMENT
(E) UTILITY
10.0' WIDE

10.0' WIDE
(E) RIGHT
OF WAY
(E) CONC. FIRE ESCAPES (E) MISC - VLT PROJECT NUMBER:

CONC. S/W
VEHICLE PULL-UP
SPACE 98.95' 99.80' PROPERTY LINE 201812

(E) DRIVEWAY

3.5'
ACCESS AISLE CLIENT:
AT ACCESSIBLE OVERHEAD STRUCTURE GPCA OWNER LLC

20' - 0"
PASSENGER
7.1' 122.9'
LOADING ZONE C (E) COMMUNICATION MANHOLE 133 North Jefferson Street, 4th Flr.
Chicago, IL 6066

9' - 0" 5' - 0" C (E) COMMUNICATION PULLBOX

CONSULTANTS:
CO (E) CLEANOUT
STRUCTURAL ENGINEER:
HOLMES STRUCTURES
(E) MISC - VLT E (E) ELECTRIC PULLBOX
VLT 235 MONTGOMERY STREET,
SUITE 1250
FDC (E) FIRE DEPARTMENT CONNECTION SAN FRANCISCO, CA 94104

FDC FDC
PB
TEL: (415) 693-1600

(E) TWO STORY BLDG ON

GV
(E) GAS VALVE MECHANICAL & ELECTRICAL

PROPERTY LINE
S
ENGINEER:

72' - 6"
SIDE OF BLDG ON
PROPERTY LINE
MEYERS +
WV

(E) HOSE BIB 98 BATTERY STREET, SUITE 502

488 UNIVERSITY AVE.
(E) FIRE SAN FRANCISCO, CA 94111
(E) SIX STORY BLDG W/

62.5'
(E) 12" TREE ESCAPES (E) MISC - VLT (E) MISCELLANEOUS VAULT TEL: (415) 432-8100
3.5' UNDERGROUND PARKING GARAGE
ACOUSTICAL CONSULTANT:
C

PB (E) PULLBOX CHARLES M. SALTER ASSOCIATES

INC.
WV

WV S (E) STREET LIGHT PULLBOX 130 SUTTER STREET, FLOOR 5

SAN FRANCISCO, CA 94104
W

TEL: (415) 397-0442

W (E) WATER METER / WATER BOX
VERTICAL TRANSPORTATION:
8 (E) BICYCLE WV (E) WATER VALVE VAN DEUSEN & ASSOCIATES, INC.
PARKING FIN. FLOOR: 0' - 0" 1388 SUTTER STREET, SUITE 608
REF. ELEV.: +99.94' SAN FRANCISCO, CA 94109
500 (E) SANITARY MANHOLE TEL: (415) 243-0313

2 (E) STORM DRAIN MANHOLE

A100
(E) BALCONY FACE OF BLDG ON (E) BALCONY (E) BALCONY 460-476
1ST FLR PROPERTY LINE TOP FLOOR ABV. 1ST FLR
(E) STREET LIGHT LAMP NO ARM
(E) 9" TREE
E

(E) STREET LIGHT TRAFFIC SIGNAL

2.0'

2.0'
99.61' 99.81' REVISION
(E) A.C. PAVEMENT

2 (E) BICYCLE (N) VAULT FOR RELOCATED ELECTRICAL

8.9'
2 (E) BICYCLE VLT
(E) MARQUEE ABV. 2 (N) BICYCLE PARKING (E) CONC. S/W NUMBER DATE DESCRIPTION
S
PAVERS S/W (E) ROOF TILE PARKING TRANSFORMER
LINE ABV. PARKING 4
4 2 (N) BICYCLE CO
3 03/04/20 ARB Revision 3
S S
E

PARKING W (E) STREET TREES ON THE PROPERTY.

S S 4 03/30/20 ARB Revision 4
PB
SPECIES IS PLATANOS X ACERIFOLIA,
(E) CONC. (E) CONC.
G

ALSO KNOWN AS THE LONDON

V

(E
(E

(E

(E
PLANETREE

)P

(E

(E
)P

)P

)P
(E) RAMP

(E

)P
AR

)P
AR

AR

AR
)P

AR

AR
KI
KI

KI

KI
AR
N
TREE TRUNK
N

KI

KI
N

N
G
C
G

KI

G
N

N
(E) 9" TREE

G
G
N
G
(E) 11" TREE (E) C
C (E) 11" TREE TYPE III TREE PROTECTION PER
BENCH
C (E) 11" TREE (E) A.C. PAVEMENT DETAIL 605 ON SHEET T-1
(E) 1.5' H. WALL
CANOPY DRIPLINE AREA
(E) A.C. PAVEMENT (RADIUS 10 TIMES TRUNK DIAMETER NOT FOR CONSTRUCTION
OR 10', WHICHEVER IS GREATER)

UNIVERSITY AVENUE
(75.00 FT WIDE PUBLIC RIGHT OF WAY)

ISSUE:
WV WV WV ARB SUBMITTAL FOR
MAJOR PROJECT
DATE:
03/30/2020
STAMP:

(E) LIGHTING FIXTURES

525 499 475 473 TO REMAIN, TYP.

SHEET TITLE:

N SITE PLAN

SITE PLAN REFLECTED CEILING PLAN - (E) ENTRANCE MARQUEE

1 1" = 10'-0" 2 1/8" = 1'-0"
SHEET NUMBER:

A100
 1 2
4
LEGEND

WALL
es
architect ure
u rban design
CONC. WALLS
PROJECT:

(E) WALL
HOTEL
1ST FLOOR MEZZANINE
+9' - 0"
INFILL PARTITION TO MATCH ADJ.
PRESIDENT

7' - 10"
1ST FLOOR (E) DOOR 488 UNIVERSITY AVE, PALO ALTO,
+0' - 0" CA 94301

PROJECT NUMBER:

7' - 10"

7' - 11 1/2"
201812
CLIENT:
DOOR
GPCA OWNER LLC
BASEMENT
-10' - 3" 133 North Jefferson Street, 4th Flr.
Chicago, IL 6066

SECTION AT BASEMENT RAMP CONSULTANTS:

2 1/8" = 1'-0" STRUCTURAL ENGINEER:
HOLMES STRUCTURES
235 MONTGOMERY STREET,
SUITE 1250
SAN FRANCISCO, CA 94104
TEL: (415) 693-1600

MECHANICAL & ELECTRICAL

ENGINEER:
MEYERS +
98 BATTERY STREET, SUITE 502
1 2 3 4 4.1 5 6 7 8 SAN FRANCISCO, CA 94111
TEL: (415) 432-8100

ACOUSTICAL CONSULTANT:
122' - 11"
CHARLES M. SALTER ASSOCIATES
INC.
20' - 6" 18' - 5 1/2" 17' - 8 1/4" 4' - 9 3/4" 5' - 7" 16' - 11" 18' - 5 1/2" 20' - 6" 130 SUTTER STREET, FLOOR 5
SAN FRANCISCO, CA 94104
TEL: (415) 397-0442

VERTICAL TRANSPORTATION:
1 KEY NOTES VAN DEUSEN & ASSOCIATES, INC.
A310 1388 SUTTER STREET, SUITE 608
4 SAN FRANCISCO, CA 94109
2 DESCRIPTION TEL: (415) 243-0313
27' - 6" 3.1 EXTEND SHOTCRETE WALL OVERLAY TO UNDERSIDE OF 4TH
FLOOR, S.S.D.
A 3.2 EXTEND SHOTCRETE WALL OVERLAY TO UNDERSIDE OF GROUND,
S.S.D.
3.1
RR LINEN RM.
11' - 9"

2 (E) RAMP UP 18' - 13' - 2 1/4" SPACE 4 (9' X 18')

6" 10 11 REVISION
A200 24.8% (E) R
AMP 62 SF 137 SF
UP

22' - 5 3/4"
14.3% NUMBER DATE DESCRIPTION
-13' - 6"

"
3/4
1 09/25/19 ARB Revision 1
-6 STOR.
2 02/12/20 ARB Revision 2

5' - 0"
21'
SPACE 5 (9' X 18') 5' - 5" MECH. RM. 3 03/04/20 ARB Revision 3
-10' - 3"
12 14 4 03/30/20 ARB Revision 4
4
41 SF 462 SF
ELECT. RM
20 UP
280 SF
(N) ELEV.
B
STAIR PARKING REQUIREMENTS
3.1 1 (E) ELEV. 13
TOTAL SQUARE FOOTAGE FOR PARKING DEMAND: 38,112 SF
PARKING DN
16' - 5 3/4"

SPACE 11 PER PAMC 18.52.040 TABLE 2: NOT FOR CONSTRUCTION

21

17' - 7"
(9' X 18') 1
4753 SF ELEV. CTRL. ENGINEER'S VEHICLE PARKING REQUIREMENT = 1 SPACE PER 250 SF
A311 = 153 SPACES
RM. WORKSHOP -10' - 3" CALIFORNIA HEALTH AND SAFETY
SPACE 1 (9' X 18') SPACE 6 (9' X 18')
15

71' - 5"
17' - 4 1/2" 13' - 9 1/2" 16 CODE 25% REDUCTION = 115 SPACES

86 SF 151 SF BICYCLE PARKING REQUIREMENT = 1 SPACE PER 2,500 SF

3' - 5 3/4"

= 16 SPACES
4 C 40% LONG TERM = 6 SPACES
60% SHORT TERM = 10 SPACES

5' - 0" 4
REQUIRED PROVIDED PROVIDED IN-LIEU ISSUE:
ON-SITE OFF-SITE PAYMENT
SPACE 2 (9' X 18') SPACE 7 (9' X 18') SPACE 9 (9' X 18') ARB SUBMITTAL FOR
SPACE 12 BICYCLE SHORT TERM 10 4
PARKING LONG TERM 6 11
N/A MAJOR PROJECT
(9' X 18')
19' - 9 3/4"

22' - 4 1/4"
STRIPED 10 11 DATE:
VEHICLE
TANDEM 2 14
PARKING 03/30/2020
(VALET) TOTAL 115 12 25 78
PARKING SPACES SATISFIED = 115 STAMP:
SPACE 3 (9' X 18') SPACE 8 (9' X 18') SPACE 10 (9' X 18')

D
TRASH/RECYCLING
3.2 STORAGE & STORAGE

9' - 0"
19 18

5' - 5"
5' - 0"

342 SF 334 SF
SHEET TITLE:
3
BIKE
1 STORAGE
2
BASEMENT
A312 17 FLOOR PLAN
399 SF

BASEMENT FLOOR PLAN

1 1/8" = 1'-0" SHEET NUMBER:

A200
Memorandum
Date: April 14, 2020

To: Alex Stanford, GPCA Owner LLC

From: Robert H. Eckols, P.E.

Subject: Hotel President Transportation Demand Management (TDM) Plan

SJ18-1826

This memorandum summarizes the Transportation Demand Management (TDM) program that
the Hotel President is proposing to implement in cooperation with Palo Alto Transportation
Management Association (PATMA). The Hotel President will include 100 guestrooms and will have
30 full time equivalent (FTE) employees. The hotel will be primarily lodging accommodations with
no large meeting rooms, limited food services, and small gathering areas for hotel guests.

The hotel’s TDM program will primarily focus on the hotel employees; however, the hotel will also
provide alternative transportation information to their guests. Based on a parking analysis
prepared by Fehr & Peers (Attachment A), the number of guests driving and parking at the hotel
will be low and the remaining guests will use alternative modes of travel.

The hotel employees will work on four shifts as shown below:

• 7:00 AM – 3:00 PM 4 FTE

• 9:00 AM – 5:00 PM 18 FTE
• 3:00 PM – 11:00 PM 6 FTE
• 11:00 PM – 7:00 AM 2 FTE

The maximum number of 24 employees occurs during the overlap between the day shift and the
afternoon shift. The hotel’s TDM goal is to have all employees use alternative modes of travel for
their commute to work to minimize parking demand.

The Hotel President will contract with PATMA to deliver a TDM program to their employees that
will achieve their TDM goal. Attachment B contains a proposal from the PATMA to provide TDM
services to the Hotel President. The Hotel President, with assistance from the PATMA, will deliver
the following TDM programs:

160 W. Santa Clara Street | Suite 675 | San José, CA 95113 | (408) 278-1700 | Fax (408) 278-1717
www.fehrandpeers.com
Alex Stanford
April 14, 2020
Page 2 of 3

● Membership in PATMA – The Hotel President will be a member of the PATMA.

● Transit Passes – All hotel employees will be eligible for a 100% subsidy on Caltrain and
VTA passes.

● Ridesharing Subsidies – Hotel President employees will be supplied with one or more
ridesharing apps (Waze Carpool, Lyft, and Scoop) so that PATMA can provide monthly
subsidies and monitor use.

● Bicycle Storage – The Hotel President will provide secured storage for employee and
guest bicycles to promote bicycle commuting.

● Bike Loan Program – The PATMA will administer an e-bike and e-scooter loan-to-own
program for hotel employees that will be funded by the Hotel President.

● Guaranteed Ride Home - PATMA will provide hotel employees with Guaranteed Ride
Home service via Lyft.

● TDM Marketing and Education – PATMA will assist in the following activities.

− New hire on-boarding information on low-car commute options.

− PATMA will provide hotel staff briefings to solve commute issues and improve
commute options (minimum of one per year).
− Hotel staff will participate in PATMA Advisory Panel meetings to contribute ideas
and feedback on TDM programs to reduce solo driving (twice a year).

● TDM Compliance Reporting

− PATMA will produce a TDM activity/compliance report each year detailing

program trips and costs that will be submitted to the City of Palo Alto.
− The Hotel President and the PATMA will conduct an annual commute mode
survey of hotel staff. The hotel will ensure that a minimum of 75% of employees
respond to the survey.

In addition to these jointly administered programs for employees, the Hotel President will offer
the following guest TDM programs:

● Room Information - Place a “Getting Around Palo Alto” map/brochure in each guest
room.
Alex Stanford
April 14, 2020
Page 3 of 3

● Hotel Website – Provide transportation resource information on hotel website including

local shuttle services, Caltrain and VTA links, and the Bike Station.

● Confirmation Email - Provide transportation resources information and a link to the

hotel transportation web page.

● Staff Training – Desk staff will be trained to provide transit connection information for
Caltrain and VTA systems, as well as transit and shuttle options to local airports. Training
will also include the location of nearby carshare locations.

● Transit Passes - Provide pre-loaded Clipper Cards for purchase by guests for use on
Caltrain, VTA, and BART systems.
Attachment A
Hotel President Parking Demand Analysis
 MEMORANDUM

Date: September 20, 2019

To: GPCA Owner LLC

From: Robert Eckols, P.E. and Sara Sageshi

Subject: Parking Demand for Hotel President in Palo Alto, California

SJ18-1826

This memorandum discusses the parking demand for the proposed renovation of the Hotel
President in Palo Alto. The historic six-story Hotel President currently features ground floor retail
space with 75 vacant lodging units on floors 2 through 6. The proposal is to restore the building
to its original use as a hotel with 100 guestrooms. The hotel will be primarily accommodations with
no large meeting rooms, limited food services, and small gathering areas for hotel guests. The
existing building has 11 basement-level parking spaces and hotel guest parking will be valet only
using the basement and a nearby off-site parking garage. The ground floor retail space will
continue to participate in the Downtown Palo Alto Parking District.

BACKGROUND

The City of Palo Alto Municipal Code shows that all uses (except residential) within the Downtown
Parking District are required to provide parking at the rate of one space per 250 square feet of
building area. Based on this requirement, the 100-room hotel should provide 152 parking spaces,
or 1.52 spaces per room. However, per California Health and Safety Code section 18962 (see
Attachment 1), for projects involving a historic resource, the local agency shall provide a 25%
reduction in the applicable parking requirement; this adjustment results in a baseline maximum of
114 parking spaces, or 1.14 spaces per room. This parking rate is substantially higher than most
industry standards and recent hotel parking data collected in the surrounding communities. This
memorandum compares the Downtown Palo Alto Parking District parking requirements for
commercial land uses to the following data:

160 W. Santa Clara Street | Suite 675 | San Jose, CA 95113 | (408) 278-1700 | Fax (408) 278-1717
www.fehrandpeers.com
GPCA Owner LLC
September 20, 2019
Page 2 of 9

• Institute of Transportation Engineers (ITE) parking rates, and

• Empirical parking rates developed from parking demand data collection at Bay Area hotels.

In addition to these two data sources, information on case studies for two local hotels is provided
– one operated by the company that will manage the proposed hotel and the other is located in
downtown Palo Alto.

SITE DESCRIPTION

The proposed project includes 100 guestrooms on floors 2 through 6. The ground floor will feature
the hotel lobby and retail space. The parking supply for the street level retail uses (9,761 square
feet) is satisfied by payments to the Parking Assessment District; therefore, it is not addressed in
this memorandum.

As stated previously, the existing building has 11 basement-level parking spaces, which will be
increased to 12 spaces, and is within the Downtown Palo Alto Parking District. The hotel will have
47 full time employees spread over three shifts. Since the hotel is primarily for accommodations,
the majority of the parking demand will be for guests and there will minimal demand for non-guest
parking. The hotel plans to provide valet parking only, utilizing the basement for parking and
staging and a nearby off-site parking garage.

PARKING RATES

City of Palo Alto Municipal Code

Based on the City of Palo Alto Municipal Code, the majority of the jurisdiction requires the following
parking for hotels, motels, and inns:

• 1 space per guestroom,

• plus the applicable requirement for eating and drinking, banquet, assembly,
commercial or other as required for such uses, less up to 75% of the spaces required
for guestrooms, upon approval by the director based on a parking study of parking
generated by the mix of uses

Based on the description of the hotel, the proposed hotel would need to provide parking at the
rate of 1.0 spaces per room, or 100 parking spaces since there are no ancillary uses on the site.
GPCA Owner LLC
September 20, 2019
Page 3 of 9

However, in the Downtown District, the City code states that for all uses (except residential) parking
must be provided at one space per 250 square feet of space. There is no special treatment of hotels,
motels or inns within the Downtown District. Based on the building size (38,112 square feet), the
proposed hotel would be required to provide 152 parking spaces, or 1.52 spaces per room.

As stated previously, effective January 1, 2019, California Health and Safety Code section 18962
requires local agencies provide a 25% reduction in otherwise applicable parking requirements for
projects involving historic resources. The Hotel President is a historic resource; thus, the hotel
would be required to provide a maximum of 114 parking spaces, or 1.14 spaces per room.

Institute of Transportation Engineers (ITE) Parking Demand Rates

The Institute of Transportation Engineers publishes the Parking Generation (4th Edition) manual that
provides data on the peak parking demands for various land uses based on empirical data collected
at locations throughout the United States. ITE presents data for three types of hotel uses including:

• Hotel (310) – large hotel with lots of supporting facilities – restaurants, large meeting
spaces, banquet rooms, etc.
• All Suites Hotel (311) – larger rooms often with seating areas and small kitchen facilities
• Business Hotel (312) – Modest support services for buffet breakfasts and small meeting
spaces.

Based on the description of the hotel, Business Hotel is the land use that best fits the proposed
hotel conversion. The ITE parking manual lists an average peak parking demand for Business Hotels
of 0.60 spaces per room. The 85th percentile peak demand for all sites surveyed is 0.75 spaces per
room. Therefore, a relatively conservative parking demand for a typical Business Hotel would range
between 0.60 and 0.75 spaces per room.

Local Survey Data – Mountain View and Palo Alto

While ITE provides parking demand rates base on multiple sites throughout the United States, ITE
recommends that collecting local survey data is a more desirable means to account for local
conditions and travel behavior. Recently, the City of Mountain View had three hotel parking
demand studies prepared as a part of a hotel entitlement in the North Bayshore planning area. The
three studies were prepared by three different transportation engineering firms. The firms that
prepared the reports were:
GPCA Owner LLC
September 20, 2019
Page 4 of 9

• Fehr & Peers

• Hexagon Transportation Consultants
• TJKM

Each firm conducted surveys at the hotels including both weekdays and weekends to determine
the peak parking demand. The surveys were conducted in late 2016 and early 2017. Table 1 shows
a comparison of the ITE Business Hotel parking demand rate and surveys of local hotels, as well as
the City of Palo Alto parking requirements. The surveyed hotel parking demand rates fell into a
range from 0.42 to 0.80 spaces per room.

Effect of Transportation Network Companies on Hotel Parking

Transportation Network Companies (TNC), such as Uber and Lyft, are changing how we travel.
Hotels are reporting a trend where travelers elect to use TNCs over rental cars when traveling by
air. The use of TNCs has a direct impact of reducing hotel parking demand. While the surveys
conducted for the City of Mountain View captures some of this behavioral change, TNC use
continues to increase and, therefore, it is likely that hotel parking demand may continue to decline.

TABLE 1
ITE AND SURVEYED HOTEL PARKING (SELF PARK)

Palo Alto Municipal Code Location Parking Supply

Downtown District Downtown Palo Alto 1.85 room
Everywhere Else Palo Alto 1.00 room
Hotel Source Location Days Surveyed Parking Demand

Business Hotel ITE Throughout USA Varies 0.66 – 0.75

Hilton Garden Inn Fehr & Peers Mountain View Wed, Fri, Sat, & Sun 0.68

Hilton Garden Inn Hexagon Mountain View Wed, Fri, Sat, & Sun 0.80

Hotel Strata TJKM Mountain View Mon, Wed, & Sun 0.66

Crestview TJKM Mountain View Mon, Wed, & Sun 0.42

Residence Marriott TJKM Palo Alto Mon, Wed, & Sun 0.65

Notes: Strata has an adjacent freestanding full service restaurant.

Source: Fehr & Peers, 2018.
GPCA Owner LLC
September 20, 2019
Page 5 of 9

CASE STUDIES

Graduate Hotel – Berkeley California

The proposed hotel project in Palo Alto will be operated by the same company as the Graduate
Hotel located in Berkeley, California. The Graduate Hotel – Berkeley has 144 rooms and valet parking
for 44 vehicles. The hotel has a restaurant that serves hotel patrons and is open to the public. Fehr
& Peers was provided parking data from the Graduate Hotel – Berkeley including the daily valet
guest parking demand for the month of August 2018 and monthly parking revenue data for 2017.
The daily charge for valet parking is $35/night. Based on the 2017 parking revenue data, August
was the peak month for parking demand. Figure 1 shows the relative parking demand by month.

Figure 1: Graduate Hotel, Berkeley - Monthly Parking Demand 2017

Source: Graduate Hotel Berkeley, Fehr & Peers, 2018

Figure 2 shows the daily parking demand for August 2018. The average weekday guest parking
demand was 26 vehicles and the average weekend guest parking demand was 25 vehicles. The
peak parking demand was 43 vehicles. The 85th percentile demand was 32 vehicles.
GPCA Owner LLC
September 20, 2019
Page 6 of 9

Based on the available data, the average guest parking demand rate was 0.17 spaces per room.
The peak guest parking demand rate was 0.30 spaces per room. Even when employee parking is
added in, the parking demand would be substantially below the ITE and surveyed parking demands.

Nobu Hotel Epiphany - Palo Alto

The Nobu Hotel Epiphany is a 86-room hotel located in downtown Palo Alto, California. The hotel
has a restaurant that is available to hotel guests and is open to the public. All hotel guest parking
is provided via valet parking at a charge of $45/night. Fehr & Peers was provided some general
information on the valet parking demand from the company (All About Parking) that provides the
valet service at the hotel. The following information was provided:

• Overnight parking – 5 to 10 vehicles per day

• Short-term parking – 5 to 15 vehicles per day
• Peak days are Wednesday, Thursday & Friday

Figure 2: Graduate Hotel, Berkeley – Daily Parking Demand August 2018

Source: Graduate Hotel Berkeley, Fehr & Peers, 2018

GPCA Owner LLC
September 20, 2019
Page 7 of 9

Garden Court Hotel – Palo Alto

The Garden Court Hotel is a 62-room boutique hotel located in downtown Palo Alto, California
adjacent to the project site. The Garden Court has a number of on-site amenities including a public
restaurant & bar and meeting/banquet facilities. The hotel has 60 on-site valet parking spaces that
is available to hotel guests and the public for a cost of $28 per day/night. While the proposed hotel
will not provide a public restaurant or meeting/banquet rooms, Fehr & Peers staff made
observations of the on-site valet parking demand during the day on November 24th and in the
evening of December 12th. These observations showed a very low parking demand during the day
of 5 vehicles and in the evening 10 vehicles. Additional discussion on these observations below.

Stanford Park Hotel – Palo Alto

The Stanford Park Hotel is a 162-room hotel located in Menlo Park, California on El Camino Real
near the Palo Alto city limits. The hotel has a public restaurant, meeting rooms, and can host events
up to 100 guests. The Stanford Park Hotel has 176 parking spaces in a single surface parking lot.
The hotel parking is free and guests may self-park or use a valet service during limited hours of the
day. One transportation amenity at the hotel, is provision of a car service (pick up/drop off) to
locations within 3 miles of the hotel.

Fehr & Peers staff made observations of the on-site parking demand during the day on November
24th and in the evening of December 12th. The peak demand of 77 vehicles was observed mid-day
when the restaurant was open. The demand in the evening was 59 vehicles when the restaurant
was closed. Additional discussion on these observations below.

De Anza Hotel – San Jose

The Hotel De Anza is a 100-room hotel located in downtown San Jose, California. The hotel has a
public restaurant, meeting rooms, and a ballroom for events. The Hotel De Anza only provides valet
parking for hotel guests. Events use public parking surrounding the hotel. The valet services have
approximately 50 parking spaces. Twelve spaces are located adjacent to the building and there are
37 reserved spaces in a public parking structure located approximately three blocks (1,200 feet)
from the hotel lobby. The spaces located next to the building are used for drop off and pick up of
vehicles and long-term vehicle parking occurs in the parking structure. The hotel charges $36 per
night/day. Guests can also use the valet parking for visitors at a cost of $12 per hour with a
maximum of $36.
GPCA Owner LLC
September 20, 2019
Page 8 of 9

Fehr & Peers staff made observations of the on-site parking demand during the day and evening
on December 13th. The peak demand occurred in the evening when a total of 26 vehicles was
observed in both parking areas. Additional discussion on these observations below.

Case Study Discussion

Table 2 summarizes the information collected by Fehr & Peers on the five case study hotels that
are either located in or near Palo Alto or have similar operational characteristics to the propose
hotel conversion project. Four of the hotels provide valet parking for hotel guests with no self-park
option. The Stanford Park Hotel provides free parking and allows self-park. The valet parking
operations presented challenges for extensive surveys; therefore, data was collected by
observations, available financial data, and contact with operators.

Some of the conclusions drawn from Table 2 are:

• Valet parking rates ranged from $28 to $45 per day/night

• Valet parking spaces is provided at 0.97 spaces per room to 0.31 spaces per room

• Valet parking demand ranged between 0.39 spaces per room to 0.19 spaces per room (the
November/December data was adjusted to the peak month June, July, August)

The data for the Stanford Park Hotel was very consistent with the data summarized in Table 1 for
other local self-park hotels with free parking and located outside downtown areas where there is
access to a wide number of amenities including restaurants and bars.

CONCLUSIONS

• Due to the limited land use categories included in the City of Palo Alto’s Downtown Parking
District, the hotel use is considered a commercial use and, as a historic resource, could be
required to provide no more than 114 parking spaces for 100 rooms (1.14 spaces per room).

• This required parking supply is substantially higher than the actual parking demand
expected based on industry standards and locally surveyed parking demands for hotels. A
more appropriate rate based on available surveyed data (presented in Table 1) would be in
the range of 0.60 to 0.75 spaces per room, or 60 to 75 spaces.
 GPCA Owner LLC
September 20, 2019
Page 9 of 9

Table 2
Hotel Case Study Information Summary
Occupied Parking Spaces Maximum Seasonal
Hotel / Location Rooms Operation Charge Rate Parking Supply
Rate vehicles per guest room Surveyed or Adjustment 6
Observed1 Spaces Spaces/Room Noon Afternoon Evening Estimated Dec = 0.67
Garden Court $28 / night 5 4 10
1 62 Valet 60 0.97 0.16 0.24
Palo Alto, CA $15 / event 0.08 0.06 0.16
Stanford Park2 Self-Park 77 69 59
2 162 Free 176 1.09 0.48 0.71
Menlo Park, CA or Valet 0.48 0.43 0.36
De Anza Hotel 3 $36 / night 14 17 26
3 100 Valet 49 0.49 0.26 0.39
San Jose, CA $12 / hour 0.14 0.17 0.26
Financial Data4 Average 85th %-tile Peak Day
Graduate Hotel 25 32 43
4 144 Valet $35 / night 44 0.31 0.30 NA
Berkeley, CA 0.17 0.22 0.30
Valet Estimates5 Short-term Overnight
Epiphany 15 10
5 86 Valet $45 / night 40 0.47 0.17 NA
Palo Alto, CA 0.17 0.12

1 - Observations made by Fehr & Peers staff on Wednesday, November 28th; Wednesday, December 12th; or Thursday, December 13th.
2 - Public restaurant on hotel property may account for mid-day peak. Typically, evening is the highest parking demand for hotels.
3 - Valet parking is for hotel guests. Restaurant and event parking utilizes surrounding public garages.
4 – Analysis based on financial data using total daily parking receipts for the month of August 2018, assumes all vehicles parked at one time.
5 -Typical daily parking minimums and maximums provided by valet operator at hotel.
6 – Seasonal adjustment for November/December counts take from the ULI Shared Parking analysis methodology.

• Our review of hotels located in downtowns with valet only parking shows that the parking
demand and associated supply would lower the demand at locally surveyed hotels that
offer free, self-park services. Therefore, for the Hotel President’s proposed valet parking
operation, a more appropriate rate based on the case study information (presented in
Table 2) would be in the range of 0.30 to 0.40 spaces per room, or 30 to 40 spaces.
 Attachment 1

California Health and Safety Code - HSC

DIVISION 13. HOUSING [17000 - 19997] (Division 13 enacted by Stats. 1939, Ch. 60.)

PART 2.7. STATE HISTORICAL BUILDING CODE [18950 - 18962] (Part 2.7 added by Stats. 1975, Ch. 906.)

18962. (a) For a development project in which a designated historical resource is being converted or adapted, a
local agency shall provide the following reductions in required parking, unless otherwise required by a local historical
preservation or adaptive reuse ordinance:

(1) For a project converting or adapting a designated historical resource to a residential use that is located
within one-half mile of a major transit stop, as defined in subdivision (b) of Section 21155 of the Public
Resources Code, a local agency shall not require the project to provide parking spaces greater than the
number of parking spaces that existed on the project site at the time the project application was submitted.

(2) For a project converting or adapting a designated historical resource to a nonresidential use, a local
agency shall provide a 25-percent reduction in the amount of parking spaces that would otherwise be
required.

(b) A development project in which a designated historical resource is being converted or adapted that is eligible for
reductions in required parking pursuant to this section shall comply with all federal, state, and local alternative
regulations and standards necessary for the preservation, restoration, rehabilitation, safety, relocation, or continued
use of the designated historical resource.

(c) For purposes of this section, “designated historical resource” means a structure or property officially designated
on a local register of historical resources, the California Register of Historical Resources, or the National Register of
Historic Places.

(Added by Stats. 2018, Ch. 234, Sec. 1. (AB 2263) Effective January 1, 2019.)

https://leginfo.legislature.ca.gov/faces/codes_displaySection.xhtml?lawCode=HSC&sectionNum=18962.
Appendix B
Palo Alto Transportation Management Association
TDM Program Proposal
 355 Alma St, Palo Alto, CA 94301

July 30, 2019

To:
Alex Stanford
AJ Capital Partners
The Armory, 1800 Mission St.
San Francisco, CA 94103

Subject: TDM Program proposal for President Hotel (PH)

Dear Alex,

This proposal is based on the 2017 City Council discretionary approval for two Marriott Hotels:
● June, 2017, Council approval of 744 and 750 San Antonio Road hotels
● The approval requires the City’s Planning Director to approve a TDM plan with a list of
required elements (pages 20-21 of the PDF).
● The TDM plan requires: Membership in TMA. 100% subsidized Caltrain/VTA passes for
employees. Cash incentives for carpool & bike for employees. Provide commuter bikes to
staff. Guaranteed Ride Home. Etc.

We also note that for the office building at 611 Cowper, that building must pay the TMA $25,000 per
year if it is non-compliant with the TDM plan.

A calculation of the minimum annual payment is provided below:

Calculations based on CY 2018 Annual Report:

http://bit.ly/PATMA2018report

Transit passes
President Hotel: # rooms 100
transit passes (13% per room from Sheraton) 13
Cost per year of 1 transit pass $1,800
total $23,400

Scoop/Waze, Lyft
Scoop/Waze pcnt of transit pass pgm 55% $12,870
 Lyft pcnt of transit pass program 5% $1,170

TDM program fees

Annual charge for program implementation,
GRH, billing, bookkeeping, metrics, TDM
compliance reporting $2,000
Annual minimum payment $39,440

From date of occupancy, PATMA will bill President Hotel (PH) for a minimum of $39,440 per year,
payable in two equal installments in the first and seventh months of the occupancy. Half-year billing
every six months will continue thereafter.

Transit passes:
● Transit passes were calculated from the TMA’s low-income transit pass program for workers
making less than $70,000 per year. The TMA will administer monthly transit passes for PH
staff making less than $70,000 per month. The TMA will also provide monthly transit passes
for President Hotel workers making more than $70,000 per year, billed a la carte. It is required
that PH assist their staff with limited English skills in accurately filling the TMA’s online transit
pass application.

Subsidized Waze Carpool and Scoop ridesharing (no income limit) and Lyft
● The TMA will select one or more ridesharing apps for PH to work with. It is required that PH
assist staff in registering for apps using PH work email addresses. This will allow the TMA to
report back trips taken and monthly subsidy cost.
● For Lyft, it is required that PH assist staff in registering to use Lyft using a PH work email
address. The Lyft program is provided for after-hours commuting for low-income workers. The
TMA will also provide Lyft service to PH staff making more than $70,000 per year, billed a la
carte.

Bike program
● The TMA will administer an ebike and escooter loan-to-own program. PH will pay a la carte.

Guaranteed Ride Home

● The TMA will provide Guaranteed Ride Home service via Lyft

TDM Marketing and Education

● PH will refer new hires to the TMA for low-car commute on-boarding.
● PH will invite the TMA to brief staff one or more times per year. During the briefing, the TMA
will encourage staff to help solve commute issues and improve commute options.
● PH will participate in twice per year TMA Advisory Panel meetings to contribute ideas and
feedback to help improve commutes while reducing cars.

TDM Compliance Reporting

● For the City, the TMA will produce a “PH TDM activity/compliance” report each year detailing
program trips and costs. This report will also be included in the TMA’s annual report.
 ● TMA and PH will conduct a brief annual commute mode survey of PH staff. It is required that
PH ensure 75% or greater survey response rate.
● Should project approval require driveway counts., PATMA will pass thru costs of third party
driveway counts and will use the services of a firm such as W-Trans.

Billing
● Besides the two annual minimum payments, the TMA will bill PH once per month for a la carte
services, payable net 15.
● TMA will charge PH an annual administration fee of $2,000 for program implementation, GRH,
billing/bookkeeping/metrics, and report generation.

Regards,
Steve Raney
Executive Director, PATMA
VE RT I CA L B IK E LO C K E R

Space-efficient Bike Storage

The Dero Vertical Locker unites the space-saving advantages of our Ultra
Space Saver parking system with the additional protection of fully-enclosed
bike storage. With its unique trapezoidal footprint, the Vertical Locker can be
arranged in single or double rows or arcing configurations.

Patent Pending

© 2019 Dero
 VE RT I CA L B IK E LO C K E R

• Includes Ultra Space Saver Single bike

hanger
• Key option or u-lock/padlock bracket
• Leveling feet
• Modular design
• Door closer and gear hook are available
• Panels and door are galvanized under
powder coat

Easy bike storage access via smartphone

• App based
• Powered by Movatic
• Easy administration

Arranged in an arc Arranged in a double-sided row

FINISH OPTIONS

Galvanized Powder Coat

White Black Light Gray Deep Red
RAL 7042 RAL 3003

Light Green Orange Blue Sky Blue

RAL 6018 RAL 2004 RAL 5005 RAL 5015

Dark Purple Green Sepia Brown Bronze

RAL 6016 RAL 8014

Wine Red Beige Iron Gray Hunter Green

RAL 3005 RAL 1001 7011 RAL 6005

www.dero.com | 1-888-337-6729

© 2019 Dero
VERTICAL BIKE LOCKER
Submittal Sheet
CAPACITY 1 Bike

MATERIALS Frame: 1.5” x 14g square tube

Sides: 18g plate
Doors: 16g plate
Top: 18g plate

79” FINISHES Galvanized

An after fabrication hot dipped galvanized finish is our
standard option on frame components. Pre-fabrication
galvanizing is standard on panel components.

Powder Coat
Our powder coat finish assures a high level of adhesion and
48.5” durability by following these steps:
36” 1. Sandblast
2. Epoxy primer electrostatically applied
3. Final thick TGIC polyester powder coat

LOAD DATA 40 psf snow, 90 mph wind exposure B, high seismic when
installed on concrete

SETBACKS Allow a 60” clearance from door face.

STANDARD • Leveling feet

• Ventilating window on doors
• Graffiti resistant
• UV resistant

OPTIONS • Gear hook

• Numbered plates
• Door closer

LOCKING Keyed Lock Only

SYSTEM
Padlock/U-Lock Handle

Smartphone Access + Keyed Lock

www.dero.com | 1-888-337-6729

© 2019 Dero
VERTICAL BIKE LOCKER
Setbacks

Allow 60” clearance

from door face.

60”

www.dero.com | 1-888-337-6729

© 2019 Dero
VERTICAL BIKE LOCKER
Parts List

Door Assembly Backbone Door Frame Frame Panel

Space Saver,
Ultra Single

Roof Rear Leveling Foot

Gear Hook

Door Spring
Floor Leveling Foot

Carriage Bolt .3125 x 2.25

Carriage Bolt .375 x 1.00 Carriage Bolt 10 x .50

Carriage Bolt .3125 x .75 Self Drilling Screw 12-14 X .75

Lock Nut .3125 Lock Nut .375 Lock Nut 10 Washer .3125 Washer .375

www.dero.com | 1-888-337-6729

© 2019 Dero
VERTICAL BIKE LOCKER
Installation Instructions
TOOLS NEEDED RECOMMENDED BASE MATERIAL

Hammer drill with 3/8” masonry bit Solid concrete is the best base material for installation.
Hammer To ensure the proper anchors are shipped with your
Bubble level rack, ask your Dero representative which anchor is
Tape measure appropriate for your application. Be sure nothing is
3/8”, 7/16”, ½”, 9/16” wrenches underneath the base material that could be damaged
Socket wrench by drilling.
3/8”, 7/16”, ½”, 9/16” sockets
Power drill Notify Dero sales department of any ground slope.
#3 Philips screw driver bit
Needle-nose pliers

1 2

Thread the (2) leveling feet into the door frame. Attach (1) frame panel to the door frame with (4) 5/16”
x 2.25” carriage bolts, washers, and locknuts. Next
add the other frame panel. Leave lock nuts finger-
tight.

3 4

Attach (1) backbone to the frame panels with (8) 5/16” Attach the rear leveling foot to the backbone with
x .75” carriage bolts, washers, and locknuts. Leave (3) 3/8” x 1.00” carriage bolts, washers, and locknuts.
lock nuts finger-tight. Typically, the top set of holes are used.

www.dero.com | 1-888-337-6729

© 2019 Dero
VERTICAL BIKE LOCKER
Installation Instructions

5 6

Attach the roof panel to the side panels with (6) Attach the floor panel to the side panels with (6) 5/16”
5/16” x .75” carriage bolts, washers, and locknuts. x .75” carriage bolts, washers, and locknuts. Attach
Attach the roof panel to the door frame with the floor panel to the door frame with (3) 5/16” x 2.25”
(3) 5/16” x 2.25” carriage bolts, washers, and carriage bolts, washers, and locknuts. Leave lock nuts
locknuts and the backbone with (2) 5/16” x .75” finger-tight.
carriage bolts, washers, and locknuts. Leave
locknuts finger-tight.

7 8

Tighten all locknuts. Attach the bike rack to the backbone with (4) 3/8” x
1.00” carriage bolts, washers, and locknuts.

www.dero.com | 1-888-337-6729

© 2019 Dero
VERTICAL BIKE LOCKER
Installation Instructions

9 10

Attach the door assembly with (16) #12 x ¾” self-drilling The gap between the door and latch bar may need to
screws. Pilot holes are present but may be partially be adjusted to properly engage the door frame. This
filled with zinc. can be done via the ¼” bolt that tightens against the
handle spindle and the 5/16” nuts at the other pivot
points.

11 12

If any twist needs to be taken out of the door, loosen If a gear hook is needed, attach the gear hook to the
the #10 locknuts, set the door, and re-tighten. door back with (4) #10 x .50” carriage bolts, washers,
and locknuts.

www.dero.com | 1-888-337-6729

© 2019 Dero
VERTICAL BIKE LOCKER
Installation Instructions

13 14

If a door closer is needed, attach the spring to the Move the locker into the desired location, level it
gear hook and to the side panel. A needle-nose with the leveling feet, and secure it to the ground
pliers is helpful. with (4) anchors. The front leveling feet anchor
holes should line up with the large holes in the
locker floor.

www.dero.com | 1-888-337-6729

© 2019 Dero
RECORDING REQUESTED BY:

NAME: ____________________________________________________

WHEN RECORDED MAIL TO:

NAME: _________________________________________________

ADDRESS: _________________________________________________

CITY / STATE / ZIP: ____________________________________________

(DOCUMENT WILL ONLY BE RETURNED TO NAME & ADDRESS IDENTIFIED ABOVE )

(SPACE ABOVE FOR RECORDER’S USE)

488 UNIVERSITY AVENUE,

THREE PARTY PARKING AGREEMENT

SEPARATE PAGE, PURSUANT TO CA. GOV’T. CODE 27361.6

9138.2004 16391914.2
 THIS THREE PARTY PARKING AGREEMENT (this "Agreement") is made as of
March ____, 2020, by GPCA Owner LLC, a Delaware limited liability company ("Licensee"),
Lytton IV Housing Corporation, a California nonprofit corporation ("Licensor"), and the City of
Palo Alto ("City"), a California municipal corporation and charter city, collectively referred to as
the "Parties," with regard to the matters set forth below.

RECITALS

A. Licensee has applied to the City for certain architectural review, building and land
use approvals in connection with the restoration of property at 488 University Avenue, Palo Alto
known as Hotel President, and, in connection with those applications, Licensee has submitted plans
to provide certain parking spaces in the vicinity of the Hotel President in compliance with the
City’s existing parking and zoning requirements.

B. Licensor is the owner of certain real property located at 330 Everett Avenue, Palo
Alto, California (the "Lytton Property"), in the vicinity of the Hotel President, that includes
certain below grade parking facilities that are more particularly depicted in Exhibit A attached
hereto and incorporated herein by this reference.

C. Licensor and Licensee have previously entered into a License Agreement dated
December 1, 2019 (the "License Agreement"), whereby Licensor has granted a license and
exclusive right to Licensee to use twenty-five (25) parking spaces at the Lytton Property, for the
purposes of valet parking guest passenger vehicles.

D. The Parties seek to confirm the City’s acknowledgement of the License Agreement
between Licensor and Licensee for the provision of off-site parking spaces and that this Agreement
is being provided and executed to reflect that the License Agreement is part of Licensee’s proposal
to comply with the City’s existing zoning code and parking requirements and as a condition of
approval of architectural review application No. 19PLN- 00038.

NOW, THEREFORE, in consideration of the foregoing and the mutual covenants herein
contained and other good and valuable consideration receipt of which is acknowledged, the parties
agree to the following:

AGREEMENT

1. Recitals. The Recitals set forth above are incorporated herein by this reference.

2. License for Use of Parking Spaces. Upon and subject to the terms set forth in the
License Agreement, Licensor grants to Licensee a license and exclusive right to use twenty-five

2
(25) parking spaces at the Lytton Property, within the area more particularly described and
designated in Exhibit A to the License Agreement, for the purposes of valet parking guest
passenger vehicles.

3. Effective Date; Term. This Agreement shall become effective upon its recordation
in the County Recorder’s Office of Santa Clara and shall remain in full force and effect until the
License Agreement is terminated as provided therein. Upon termination of the License Agreement
in accordance with its terms, this Agreement shall automatically terminate without any further
action. Promptly upon such termination, the Parties agree to execute such documents as may be
reasonably required to remove this Agreement as an encumbrance of record against the Lytton
Property.

4. No Public Dedication. Nothing in this Agreement shall be deemed to be a gift or

dedication of all or any portion of the Lytton Property to the general public, for the general public
or for any public use or purpose whatsoever.

5. Attorneys’ Fees. This Agreement may be enforced by an action at law or in equity

in the event that suit is brought for the enforcement of this Agreement or as the result of any alleged
breach thereof, the prevailing party in such suit shall be entitled to recover reasonable attorneys’
fees and costs and fees and costs of expert witnesses from the other party and any judgment or
decree rendered in such suit shall include an award therefor.

6. Entire Agreement. This Agreement and the documents referenced herein contains
the entire agreement between the parties relating to the rights herein granted and the obligations
herein assumed. Any oral representations or modifications concerning this Agreement shall be of
no force and effect excepting a subsequent modification in writing signed by the parties to be
charged.

7. Definition of Licensor; Binding on Successors. As used in this Agreement,

"Licensor" shall mean any person, firm, corporation or other legal entity that owns fee title to the
Lytton Property, as applicable. This Agreement shall be binding on the successors and assigns of
Licensor and Licensee.

8. Applicable Law. This Agreement shall be construed in accordance with the laws
of the State of California.

9. Third Party Beneficiary. The Parties intend for the City to be a third-party
beneficiary of this Agreement, and the License Agreement, with rights to enforce all provisions of
this Agreement. The Parties further agree to provide the City prior notice of any termination or
modification of the License Agreement.

3
 10. Counterparts. This Agreement may be executed in any number of counterparts,
each of which shall be an original, but all of which together shall constitute one instrument.

[signature page follows]

4
 IN WITNESS WHEREOF, the parties hereto have executed this Agreement on the date
first above written.

LICENSEE:

GPCA OWNER LLC,

a Delaware limited liability company

By:
Name:
Its:

LICENSOR:

LYTTON IV HOUSING CORPORATION,

a California nonprofit corporation

By:
Name:
Its:

CITY:

CITY OF PALO ALTO,

a California municipal corporation and charter
city

By:
Name:
Its:

5
A Notary Public or other officer completing this certificate verifies only the identity of the
individual who signed the document to which this certificate is attached, and not the truthfulness,
accuracy, or validity of that document.

State of California )
County of _________________________ )

On ____________________, before me, ____________________________________,

Notary Public, personally appeared __________________________________, who proved to me
on the basis of satisfactory evidence to be the person(s) whose name(s) is/are subscribed to the
within instrument and acknowledged to me that he/she/they executed the same in his/her/their
authorized capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or
the entity upon behalf of which the person(s) acted, executed the instrument.

I certify under PENALTY OF PERJURY under the laws of the State of California that the
foregoing paragraph is true and correct.

WITNESS my hand and official seal.

Signature (Seal)

A Notary Public or other officer completing this certificate verifies only the identity of the
individual who signed the document to which this certificate is attached, and not the truthfulness,
accuracy, or validity of that document.

State of California )
County of _________________________ )

On ____________________, before me, ____________________________________,

Notary Public, personally appeared __________________________________, who proved to me
on the basis of satisfactory evidence to be the person(s) whose name(s) is/are subscribed to the
within instrument and acknowledged to me that he/she/they executed the same in his/her/their
authorized capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or
the entity upon behalf of which the person(s) acted, executed the instrument.

I certify under PENALTY OF PERJURY under the laws of the State of California that the
foregoing paragraph is true and correct.

WITNESS my hand and official seal.

Signature (Seal)

6
A Notary Public or other officer completing this certificate verifies only the identity of the
individual who signed the document to which this certificate is attached, and not the truthfulness,
accuracy, or validity of that document.

State of California )
County of _________________________ )

On ____________________, before me, ____________________________________,

Notary Public, personally appeared __________________________________, who proved to me
on the basis of satisfactory evidence to be the person(s) whose name(s) is/are subscribed to the
within instrument and acknowledged to me that he/she/they executed the same in his/her/their
authorized capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or
the entity upon behalf of which the person(s) acted, executed the instrument.

I certify under PENALTY OF PERJURY under the laws of the State of California that the
foregoing paragraph is true and correct.

WITNESS my hand and official seal.

Signature (Seal)

7
 EXHIBIT A

330 EVERETT AVENUE PARKING GARAGE PLAN