Methodology - Greenbelt Alliance

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Appendix A: Place-type Descriptions and DensitiesBuilding Information Job Densities Residential DensitiesPlacetypeOriginal Description Original Examples Revised DescriptionAvg.StoriesFloor-AreaRatioNon-ResidentiantialReside-% %Sq.Ft/ JobJob /AcreUnitSizeCommonAreaDu /Ac3AA SFDowntownincreaseHigh-rise mixed-use downtown district (i.e. downtownChicago/Manhattan)40 24.00 70% 30% 350 2,091 1,500 20% 1673ADowntownVery HighTwenty or more stories of mixed uses with many highrisebuildings.Midtown Manhattan,San Francisco (Financial District); Chicago (Loop), IL;NYHigh-rise mixed-use downtown district (i.e. SanFrancisco Financial District)25 14.8 70% 30% 350 1,291 1,500 20% 1033ABDowntownalmost veryhighMid-rise/high rise mixed-use district (i.e. downtownOakland)12 7.4 70% 30% 300 752 1,000 20% 773BDowntownHigh3CDowntownMedium-HighEight or more stories of mixed uses with many highrisebuildings.Five-story average of mixed uses with some high-riseDowntown Santa Rosa, Downtown Walnut Creek,buildings, surrounded by one- to four-story ResidentialDowntown Palo Alto, Downtown San Mateobuildings.Oakland (Downtown); San Jose (Downtown) Mid-rise mixed-use district (i.e. downtown San Jose) 9 5.0 70% 30% 300 513 1,000 20% 53Five-story average of mixed uses with some tallerbuildings (i.e. downtown Santa Rosa or Walnut Creek)5 2.8 70% 30% 300 285 1,000 20% 293DDowntownMediumDowntown Petaluma, Downtown Hayward, DowntownThree-story average of mixed uses surrounded by one-Three-story average of mixed uses (i.e. downtown SanFairfield, Downtown San Rafael, Downtown Los Gatos,to four-story Residential buildings.Rafael)Downtown Burlingame3 1.4 70% 30% 300 137 1,000 10% 163EDowntownLowTwo-story average of mixed uses surrounded by onetothree-story Residential buildings.Downtown Pleasanton, Downtown Orinda, DowntownMill Valley, Downtown Vacaville, DowntownHealdsburg, Downtown Half Moon Bay, DowntownSaratoga, Berkeley (Elmwood)Two-story average of mixed uses (i.e. downtownHealdsburg)2 1.1 70% 30% 350 96 1,200 5% 113FDowntownVery LowTwo-story low-density average of mixed uses (i.e.downtown Pacifica)2 0.5 70% 30% 350 42 1,200 5% 54AEmploymentCenter HighSingle-use Office/Light Industrial (many four stories ormore), regional Retail Commercial and/orInstitutional. Possibly some medium and/or highdensity multifamily Residential adjacent.4BSingle-use Office/Light Industrial (three-storyEmployment average), sub regional Retail Commercial and/orCenter Institutional. Possibly some medium densityMedium multifamily Residential adjacent.4CEmploymentCenter LowSingle-use Office/Light Industrial (two-story average),regional Retail Commercial and/or Institutional.Possibly some low or medium density multifamilyResidential adjacent.Business: Foster City/Redwood Shores, Great Americaarea, Bishop Ranch. Retail: Stoneridge Mall, SunValley Mall, Hillsdale Mall, Eastridge Mall, Great Mallareas. Institution: UC Berkeley, UCSF. Airport: SFO,Oakland Int'l, San Jose Int'lBusiness: South San Francisco (East of 101),Emeryville. Retail: San Mateo (Bridgepointe/Mariner'sIsland), Novato (Vintage Oaks area),Oakland/Emeryville (E.Baybridge), Milpitas (McCarthyRanch). Institution: SF State, Stanford. Airport:Sonoma County.Business: Newark, Palo Alto (bayshore), Santa Rosa(Airport Business Park)Retail: Pleasant Hill (Crescent Drive area), Daly City(Westlake Center Area)Institution: community collegesSingle-use high-intensity suburban-style employmentcenter (i.e. Redwood Shores, Great Americaemployment areas)Single-use subregional employment center, threestoryaverage (i.e. SSF's Oyster Point, EmeryvilleBiotech Area)Single-use Office/Light Industrial center, two-storyaverage (i.e. airport business parks, communitycolleges)6 4.5 100% 0% 300 653 1,500 0% -3 2.0 100% 0% 350 249 1,500 0% -2 1.1 100% 0% 350 137 1,500 0% -4DEmployment Single use buildings (typically Industrial use), onestoryaverage.Center VeryLowHayward (Industrial Blvd), San Carlos (IndustrialBlvd), North Richmond, Oakland (Port of Oakland)Single-use buildings, typically industrial, one-storyaverage (i.e. Hayward industrial area)0.4 100% 0% 950 20 1,500 0% - -
Appendix B: Employment Density Background ResearchJob ClusterAgriculture & Natural ResourceManufacturing, Wholesale &TransportationRetailFinancial & Professional ServicesNAICSCodeIndustry TitlePlanner'sEstimatingGuide [1](gross)PugetSound[2](gross)SCAG[3](gross)Portland[4](net)11Agriculture,Forestry, Fishing3,000 590and Hunting21 Mining 590SanJose[5](gross)Denver[6](gross)EPS[7](gross)22 Utilities 503 460 350-600 55031-33 Manufacturing 609 696 439 50042 Wholesale Trade 698 1390 500Transportation and48-49 1086 814 700 500Warehousing44-45 Retail Trade 631 494 344 470 500 380 5505253Finance andInsuranceReal Estate andRental and Leasing(square feet / employee)350 292 288-311 370 250 330 300350 292 288-311 370 250 330 300545556Professional,Scientific, andTechnical ServicesManagement ofCompanies andEnterprisesAdministrative andSupport and WasteManagement andRemediationServices350 292 344 300 330 450350 292 288-311 250 330 300Health, Education, & RecreationalServicesOther6162717281EducationalServicesHealth Care andSocial AssistanceArts,Entertainment, andRecreationAccommodationand Food ServicesOther Services(except PublicAdministration)766 770 350323 350 350 430697 740 350 1401152 14051 Information23 Construction 288 59092PublicAdministration429 261 530 250 270[1] Nelson, Arthur. Planner's Estimating Guide: Projecting Land-Use and Facility Needs. Chicago, Illinois: Planner's Press. 2004[2] Pflum, Kapena. Employment Density in the Puget Sound Region. University of Washington, Daniel J. Evans School of Public Affairs. 2004.[3] The Natelson Company, Inc., and Terry A. Hayes Associates. Employment Density Study: Summary Report for the Southern California Association ofGovernments. 2001. http://www.scag.ca.gov/forecast/downloads/employ_den.pdf[4] Yee, Dennis and Jennifer Bradford. Technical Report: 1999 Employment Density Study. April 1999. http://www.metroregion.org/library_docs/maps_data/1999employmentdensitystudy.pdf[5] Strategic Economics. Towards the Future: Jobs, Land Use and Fiscal Issues in San Jose’s Key Employment Areas 2000-2020. Prepared for the City ofSan Jose. February 2004.[6] City of Boulder Planning Department. Projecting Future Employment - How Much Space Per Person? June 11, 2002.[7] Converstation with Rebecca Benassini of Economic & Planning Systems; February 21, 2007This overview is part of work done for <strong>Greenbelt</strong> <strong>Alliance</strong> by Sheila Curtis Nickolopoulos while a graduate student fellow at UC Berkeley's Graduate School of Public Policy.
Page 7 and 8: The resulting map, a vision for imp
Page 9: Table 3: Building space allocations
Page 14 and 15: neighborhood where current property
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Page 21 and 22: Parcel Sizes of the Opportunity Sit
Page 23 and 24: In-Law UnitsIncremental infill with
Page 25: Appendix A: Place-type Descriptions

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