city of palo alto (ca) proposal for vta funding for lane reduction of california avenue
TRANSCRIPT
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7/31/2019 City of Palo Alto (CA) Proposal For VTA Funding For Lane Reduction Of California Avenue
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COMMUNITYDESIGNANDTRANSPORTATION(CDT)
BLOCKGRANTCAPITALFUNDSAPPLICATION
SECTIONONE:PROJECTSUMMARYProjectTitle CaliforniaAvenue TransitHubCorridorEnhancement
ProjectDescription The California AvenueTransit Hub Corridor Enhancement
projectbetweenElCaminoRealandtheCaliforniaAvenue
Caltrain Station includes the implementation of new
community identity markers; bicycleparking and
community focused improvements at the California Ave
Caltrain Plaza; transitstop focused improvements;, traffic
calmingimprovementssuchas4to2trafficlanereduction
&raised
table
crosswalks,
enhanced
roadway
delineation
and parking stations, high visibility pedestrianactivated
flashing beacons, and bulbout improvements throughout
the corridor that also function as outdoor dining areas,
andanewoutdoorcommunitystage.
GrantFundsRequested CMAQ $1,100,000 TE $_______________
(ConstructionPhaseOnly)
LocalMatch(20%Min/phase) $300,000
TotalProjectCost $1,600,000(Design&Construction)
MemberAgency CityofPaloAlto
ContactPerson JaimeO.Rodriguez,
ChiefTransportationofficial
Address DepartmentofPlanningandCommunityEnvironment
250HamiltonAvenue
PaloAlto,CA94301
EmailAddress
Phone (650)3292136
Fax (650)6173108
OtherProjectPartners
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SECTIONONE:PROJECTSUMMARY1. Issue statement that clearly identifies thepurpose,needand expected outcome(s) of the
project.
TheCaliforniaAvenueTransitHubCorridorEnhancementprojectwilltransformCalifornia
AvenuebetweenElCaminoRealandCaliforniaAvenueCaltrainstation intoacommunity
corridor with transit, bicycle and pedestrian focused transportation treatments; renovate
theCaliforniaAvenueCaltrainPlaza intoavibranthubforbicyclecommutersandvisitors;
andprovidebestpracticepedestrianscaledimprovementsthroughoutthecorridortospur
ongoing economic development activity and growth. The proposed project Plan Line
Concept is provided in Attachment 2 California Avenue Transit Hub Corridor
EnhancementPlanLine.
2. Includeamapand/orphotosshowingthelocationoftheprojectwithin1/3mileofatransitstation,coreand/orcorridor;Currentandproposedlanduses.
CaliforniaAvenueRegionalInfluence
CaliforniaAvenueisidentifiedbytheVTAasasignificantTransitCorridorandStationArea
linkingElCaminoRealwiththeCaliforniaAvenueCaltrainstation. Locatedatwestendof
theprojectareaatElCaminoRealisthefutureBusRapidTransitstationidentifiedaspartof
the VTAs efforts to comply with the Grand Boulevard Initiative project. The VTA is
currentlycompletingthedesignphaseoftheBusRapidTransitprojectandtheCityofPalo
Alto is an active participant in that process. A strong pedestrian and bicycle focused
corridoralong
California
Avenue
as
proposed
through
this
project
will
provide
the
final
link
betweentheBusRapidTransitandtheCaliforniaAvenueCaltrainstation. Withinthesame
trackrightofwayastheCaltrainfacilityisthefutureCaliforniaHighSpeedRailproject.
The California Avenue Caltrain station serves the Stanford University Research Park,
adjacentnationallyrecognizedhightechcenterswithcompaniessuchasHewlettPackard,
Facebook,andGenencor,VMWare,andatransitorientedconsciouscommunityadjacentto
thestationareawithPaloAltoCentralCondominiumsservingas the first transitoriented
development in the region. The California Avenue Caltrain station boasts some of the
highestbicycleactivityintheCountyofSantaClarawithover100peakhourboarding;this
isechoedwiththehighamountofbicycleactivityonCaliforniaAvenuethroughouttheday.
Palo Alto is participating in the VTAs Bike Share program that will continue to enhance
activity at the California Avenue Caltrain station. In addition, the City is entering into
discussionswithadjacenthightechcenterstosponsoradditionalBikeSharepodstationsto
belocatedatprivatefacilitiestofurtherexpandtheBikeShareprogramandspecifically,to
promotebicycleridershiptoCaliforniaAvenue.
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With the amount of regional transit activity in Palo Alto, this project provides a unique
opportunitytotransformCaliforniaAvenueintoabicycleandpedestriancorridorwithlocal
and regional amenities that continue to promote transit use, support local growth and
business,andprovideasaferenvironmentforcommutersastransitactivityinandaround
the
region
intensifies.
This
will
be
accomplished
by
deemphasizing
vehicle
transportation
modesthrougha4 to2vehiclelanereduction,redevelopmentoftheCaliforniaPlazaintoa
bicycle and pedestrian hub, installation of decorative crosswalk speed tables with
pedestrianactivated flashing beacon warning systems, and bulbout treatments that will
houseuniqueCaliforniaAvenuemarkersandlandscapetreatments.
BisectingCaliforniaAvenuealongtheprojectcorridoraresignificantbicycleroutesincluding
ElCaminoReal,identifiedontheVTAandCitybicycleplans,andParkBlvd,anexistingClass
2 bike route that is also identified as a future Bike Boulevard on the Palo Alto Bicycle
TransportationPlan.
CaliforniaAvenueLocalBackground
CaliforniaAvenueiscurrentlydesignatedasRegional/CommunityCommercialunderPalo
Altos Comprehensive plan and provides Community focused land uses including dining,
personalservice retail,grocerymarkets,andsmallofficecommercial. Theprojectarea is
surrounded by singlefamily and multiunit housing and commercial uses. The Citys
Comprehensive Plan includes policies for expanded highdensity residential uses on and
alongthecorridorthatwillbenefitfromtheproposedprojectbyhelpingtocreateaunique
residentialdistrictunlikeanyotherinPaloAltowithdistinctivecommunitymarkersthatwill
be located along El Camino Real and along California Avenue. The markers will provide
identifyforthecommunityaswellasservetopromotecommunityactivitiesandeventsfor
visitors,andprovidehistoricalinformationaboutthecommunityandthecity.
Figure1ProjectAreaMap
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Provided in Attachment 3 is a more detailed Project Area Map with Transit Overlay.
Attachment 4 includes a Local Land Use and Development Activity Map on and along
CaliforniaAvenue.
A
Plan
Line
of
the
proposed
California
Avenue
Transit
Plaza
project
is
provided
in
Attachment 1 and highlights public transit connections & improvements, traffic calming
treatments,andpedestrianbicycleenhancements.
3. ProposedprojectcostestimateandscheduleThe California Avenue Transit Hub Corridor Enhancement project is estimated to cost
approximately $1.6M for design & construction. The city is proposing a local match of
$300,000or21%fortheconstructionphaseoftheproject.
Theenvironmental
and
design
stages
of
the
project,
estimated
at
$200,000,
will
be
covered
onehundredpercentby theCity tohelpexpedite theproject readinessof theprojectas
fundingallocations forconstructionareprocessedbytheVTA;thisrepresentatotal local
matchfortheprojectof31%.
Tohelpexpeditetheprojectreadiness,theCityisonlyrequestingfundsfortheconstruction
stageoftheproject. Theenvironmentalanddesignstageswillbefunded100%bytheCity
aswill thestreet resurfacingcomponentof theprojectand thereforenot included in the
projectestimates.
Therequested
VTA
Project
Schedule
and
Cost
Estimate
Form
is
provided
in
Attachment
5.
AmoredetailedprojectschedulebytaskisalsoprovidedinAttachment6CityofPaloAlto
ProjectSchedule.
4. AnyancillaryinformationandLettersofSupportthatwillinformtheevaluationprocess.Included in Attachment 10 are Letters of Support for the project from the following
agenciesororganizations:
PaloAltoBicycleAdvisoryCommittee PaloAltoHousingCorporation
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SECTIONTWO:PROJECTNARRATIVE(UseSectionTwotorespondtotheProjectEvaluationsectionsofCDTProgramGoals,Project
ContextandSetting,ProjectReadiness,andProjectBenefit)
1. CDTPROGRAMGOALS
TheproposedCaliforniaAvenueTransitPlazaprojectisagreatexampleoftheCitysefforts
to implement the Valley Transportation Authoritys (VTA) Community Design &
Transportation (CDT) policies Manual of Best Practices. The project includes elements
that touch on every aspect of the CDT Program and have been developed through an
extensivecommunityoutreachprocesstoensurecommunitysupport.
The California Avenue Transit Hub Corridor Enhancements project is an extension of the
CitysComprehensivePlanandconsistentwiththepolicyrecommendationsofourBicycle
TransportationPlan.
Specific
elements
consistent
with
the
goals
of
the
CDT
program
include:
PlaceMaking: Each of the elements in the proposed plan includesfeaturesthatwillhelptomakeCaliforniaAvenueaunique
districtwithintheCityofPaloAlto,SantaClaraCountyand
the Peninsula. On El Camino Real new identify markers,
shown in concept as made ofRammed Earth structures,
areproposed tobringattention toCaliforniaAvenueand
to distinguish the area. The structures serve as both
identifymarkers
and
establish
color
patterns
and
palettes
thatarecontinuedthroughouttheprojectarea.
WithintherightofwayofCaliforniaAvenueeachsection
of the street will be distinctively separated from one
another including marked Sharrow travel lanes to be
shared between vehicles and bicyclists. Separating the
travel lanesandparking laneswillbenew3ftdecorative
bands that break up the street and continue the color
palette of the identifying markers. To tie the street
treatments to the pedestrian new pedestrianscaled
markerswill
be
installed
at
selected
new
planter
areas
to
promote community activitiesandeventsand toprovide
historicalinformationaboutCaliforniaAvenueandtheCity
of Palo Alto. Large shade trees to encourage continued
pedestrianactivityalongthecorridorwillalsobeprovided
withintheplanterareas.
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AccessbyProximity: CaliforniaAvenueisaccessedbythousandsoftravelersonadailybasisasCaliforniaAvenueistheonlyentrypointto
theCaltrainCaliforniaAvenueStation. Thisprojectwill
promotecontinuedaccesstothestationandincludePlace
Making
ties
back
to
El
Camino
Real
where
the
future
Bus
RapidTransitstationwillserveasahubfortravelersback
to Caltrain, enhanced bicyclefocused parking features at
the redeveloped California Avenue Plaza will strengthen
thistie.
CaliforniaAvenue isa regionalcore for transit activityas
definedbytheVTAandisserviceddirectlybyboththeVTA
Line89,DeerCreekCaltrainshuttleandthefreeStanford
MargueriteShuttlesthatconnectCaltraincommuterswith
the Stanford Research Center, the Stanford University
Campusand
adjacent
business
centers.
Interconnection: The California Avenue Transit Plaza project will tietogetheradjacentlandusesandpublictransitfacilitiesina
cohesivestreetenvironment thatencouragesdwellingby
travelerswhilepromotinglivability. Theconsistentuseof
elementsfromeachendoftheprojectincludingElCamino
RealmarkersandplannedCaliforniaAvenue/CaltrainPlaza
improvementswilltietogetherthetwomajortransithubs
throughaseriesofimprovementsforeachmodeoftravel
inaconsistentandunifiedmanner.
Choice: There is a variety of existing housing along CaliforniaAvenue including apartments, condos, and singlefamily
homes all within two city blocks. A senior housing
complex exists immediately adjacent to the site as well.
Higher densities are envisioned on and along California
Avenuedue toadoptionofaPedestrianTransitOriented
Development(PTOD)zoningoverlayin2006.
ProposedCalAvPlaza
BicycleRackw/BikeMapKiosk
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The proposed project is consistent with the California
AvenuePTODbycontributingtoastreetenvironmentthat
encouragesuseofalternativemodesoftransportation.
2.PROJECTCONTEXTANDSETTING
ProjectScope
TheCaliforniaAvenueTransitHubCorridorEnhancementprojecttiestogetherthetransit
facilitiesonElCaminoRealandtheCaliforniaAvenueCaltrainStation. Theprojectincludes
thefollowingelements:
IdentityMarkersalongElCaminoRealandthroughoutCaliforniaAvenue, RedevelopmentoftheCaliforniaAvenueCaltrainPlazathatservesasanentrancetothe
CaltrainStationandundercrossing,
A 4 to 2lane vehicle lane reduction to promote a safer bicycle and pedestrianenvironment,
UseofuniquecolorpalettesinboththestreetsurfaceandabovegroundstructurestopromotethedevelopmentofaSenseofPlacewithinthecommunity,
Traffic Calming treatments including bulbout to reduce crosswalk lengths at selectintersectionstopromotemobilitychoice,
Raised tablecrosswalks made of coloredconcretewithdecorative scoring treatmentsand supplemented byhighvisibility pedestrianactivated flashing beacons to promote
awarenessofpedestrianactivity,
Pedestrianlevelstreetscapefurniturethroughoutthestreet,and Amoreefficientuseofpublicparkingspacetopromotecontinuedeconomicvitality.LandUseDevelopment
ThePaloAltoCentraldevelopmentbuilt inearly1980satCaliforniaAvenueandParkBlvd
was the first transitoriented development in Santa Clara County. The recently adopted
California Avenue PTOD continues to promote mixeduse activity on and along California
Avenue;over400residentialunitsareplannedorwererecentlybuilt. Thisprojectwillserve
as a catalyst towards continued redevelopment by providing an environment that is
conducivetowardspedestrianandbicycleactivities.
Table
1
highlights
the
private
development
projects
immediately
within
the
project
area
andtheirstatus. Attachment4alsodemonstratesHousingDensity&OccupancybyBlock
GroupandLocationsofProposedHousingDevelopmentActivity.
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ProposedCalAv
PedestrianAlleyEnhancements
Table1:Residential&MixedUseDevelopmentintheProjectArea
Item Project Name Status No. of Units Distance (ft)
1 Sunrise Senior Housing Built 81 1000
2 195 Page Mill (Apts) Planning 84 14003 2051 El Camino Real (Apts) Built 2 1100
4 Stanford Mayfield (Condos) Planning 70 200
5 Stanford Mayfield (SFH) Planning 180 3000
7 2650 Birch St (Condos) Planning 4 850
8 385 Sherman St (Condos) Planning 3 400
9420 Cambridge Av
(townhomes)Planning 4 400
Total Planned Residential Units: 428
PublicTransportationConnectivity
Theprojectarea is located immediatelyadjacenttoexistingand futuretransit facilitiesof
regionalsignificanceincludingtheexistingCaltrainCaliforniaAvenueStation,theexisting
ElCaminoRealTransitRoutes, futureElCaminoRealBusRapidTransitStation,and local
StanfordUniversityMargueriteandVTAroutes. Theseexistingpublictransitusesprovide
directtransitaccesstosomeofthemost influentialandrenownedprivatefacilities inthe
worldincludingStanfordUniversityResearchPark,HewlettPackardandFacebooktoname
justafew. PlannedbusinessexpansionfromcompaniessuchasFacebook,AmericaOnline,
andHewlettPackardareanticipatedin2011nearCaliforniaAvenue.
Thefunding
of
the
California
Avenue
Trans
Hub
Corridor
Enhancement
project
will
help
to
sustainandpromotegrowthofpublictransitactivitiesbyprovidingacomfortableandsafe
plazafortravelingbetweentransitstationswhileatthesametimehelpingtobuildanew
identityfortheCaliforniaAvenuePTODcommunity. CaliforniaAvenueprovidesthehighest
amount of bicycle boardings to a Caltrain station in the region
with over 60 peak hour bike trips and another ongoing 30 non
peak bike trips on a daily basis (Aug 2010 data). Weekend
bicycle activity is even higher with regular Farmers Market
activitiesonCaliforniaAvenuebetweenElCaminoRealandAsh
Streetwithintheprojectarea;anoptionalCommunityStagenear
Ash Street will help to promote these types of continued
activities
and
provide
opportunities
for
longerterm
street
closure to sustain community and economic development
activities.
Enhancementstoalleysalongthecorridorwillbeprovidedto
helpenhancepedestrianconnectionstoexistingsurfaceparking
lotsandtolinkandpromoteredevelopmenttoadjacentstreets.
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3.PROJECTREADINESS
The City has developed the California Avenue Transit Hub Corridor Enhancement project
through an ongoing dialogue with the California Avenue business and residential
communities.
The
project
is
ready
to
move
forward
into
the
environmental
and
design
stagesiftheconstructionphaseisfundedbytheVTACDTprogram. Historicalinformation
regardingtheCityspublicoutreachprocessfortheprojectisavailableat:
http://www.cityofpaloalto.org/depts/pwd/news/details.asp?NewsID=1394&TargetID=145
Theenvironmental stage isenvisioned tobea relativelyminorprocesswitha focusona
transportation study to validate the proposed 4 to 2lane reduction and provide
recommendationsfortrafficimprovementstoadjacentstreets. Trafficcountscollectedby
theCitydonotshowanysignificant impactwiththe lanereductiononCaliforniaAvenue.
Uponawardofgrandfundingfortheproject,theCitywillcompleteallnecessaryCEQAand
NEPAclearances
to
satisfy
the
requirements
of
the
Caltrans
Environmental
Review
process.
Therearealsonodrainageortreeimpactstoexistingfacilitiesandtheprojectprovidesan
increase inonstreetparkingavailability. Theproject isentirelywiththeCityrightofway
andnonewpermitsoreasementsareneeded.
Toexpeditetheproject,theCitywillfundboththeenvironmentalanddesignstagesofthe
projectsothatwhenfundingbecomesavailableinFebruary2012theCitycanimmediately
moveforwardwithconstruction.
4. PROJECTBENEFITTheCityconductedanextensivecommunityoutreachprocessforthedevelomentofthis
project with merchants, property owners and local residents. The concept plans were
developed with input from the Citys Bicycle Advisory Committee and with the general
publicthroughcitywidecommunitymeetings. Pendingenvironmentalreview,theproject
issupportedlargelybythepublic.
Ourprojectsponsor,Caltrain,identifiesthebenefitsoftheprojectthroughthecontinued
promotion of the California Avenue Station and its ties to existing and regional transit
facilities including Bus Rapid Transit, local community shuttles, and the California High
SpeedRail
connection.
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The following is a partial list of most important benefits that the project will provide
consistentwiththeCDTProgramBestPracticePrinciplesandlocalplanningdocuments:
IntegrateTransitandCreateaMultimodalTransportationSystemThe
project
links
existing
public
transit
facilities
along
El
Camino
Real
with
the
existing
CaliforniaAvenueCaltrainStationbothvisuallyand functionallythroughaestheticand
functionaltrafficcalmingtreatmentsalongCaliforniaAvenue. Theseimprovementswill
beextremelyimportantastheVTAsBusRapidTransitproject,promotedintheregional
GrandBoulevardInitiativeprojectvision.
Ofthe34trainstationsalongthePeninsula,theCaliforniaAvenueCaltrainstationranks
11th
in ridership. Caltrain recently completed platform improvements at the station
alongwithaddingapedestriantunnelthatallowspassengerstosafelyaccessplatforms
onbothsidesofthetracks. ThishasallowedCaltrainto increasethenumberoftrain
stops at the California Avenue station and for the bus line activity on California to
increaseas
well,
increasing
inter
model
transit
opportunities.
ExistingtransitandshuttlefacilitiesonCaliforniaAvenuearemaintainedandenhanced
by the addition of concrete bus pads, custom preformed thermoplastic markers with
VTAandStanfordMargueritelogos,andshelterenhancementsatParkAvenue.
Intensity Land use andActivities Pedestrian
Plaza
Proposed within the
project
is
theredevelopment of the
California Avenue Plaza
that provides direct access
to the Caltrain station and
a pedestrian and bicycle
undercrossing connection
to the east side of Alma
Street.
Thecityviewstheredevelopmentoftheplazaasasignificantcommunityfeaturetothat
willboth
help
to
promote
land
use
activities
and
promote
continued
use
of
public
transitincludingCaltrain,VTAandtheStanfordMargueriteshuttle.
Thecityhasbudgetedapproximately$300,000intheprojectbudgetfortherenovation
of the plaza as part of this project. The City and Caltrain have been in discussion
designed to seek cooperative service improvements such as the relocation of the 42
bikelockersthatareownedandmanagedbyCaltrainoffoftheexistingplazaandonto
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theCaltrain surface lotor the stationplatformsproviding foruniqueopportunities to
revitalize theplaza intoapedestrianandbicycle focusedamenity for thecommunity.
The City plans to implement decorative bike lockers with canopy shelters and
informationkioskstobringawarenessanduseoflocalandregionalbicyclefacilities.
ThetunnelattheplazaconnectsNorthCaliforniaAvenuetoCaliforniaAvenueserving
over 2,000 pedestrians and bicyclists per day, including many schoolaged children
whomwalkorbiketoschool.Angledparkingalongtheplazawillberelocatedcreating
opportunities to redistribute the existing bike racks and additional ones around a
maturegroveoftreescomplimentedwithgametablesandseatingareasthatwillhelp
the plaza to become a vibrant pedestrian plaza and gateway feature for this end of
CaliforniaAvenue.
EstablishStreetsasPlaces TrafficCalmingTheprojectprovidesfora4 to2vehicletravellanereductionthatissupplementedby
visualseparation
of
street
uses
including
travel
lanes
and
parking
lanes
through
the
use
of 3ft wide colored concrete or paver bands. This decorative band also serves to
continuethepromotionofauniquesenseofplaceforthetransitcorridorthroughthe
continuationofcolorpalettesusedinthenewmarkers.
The project corridor has four existing midblock crossing locations, three of those
locations will be upgraded to raised crosswalk tables that will be constructed out of
coloredconcretethatmatchesthepaverbandcolorsseparatingthevehicletravellanes
fromtheparkinglanes. Theraisedcrosswalktableswillincludedecorativescoremarks
and patterns that will be developed through a community process as part of the on
goingdesign
of
the
project.
The
raised
table
crosswalks
will
also
include
pedestrian
activatedflashingbeaconwarningsystemsforenhancedpedestrianawareness,visibility
andsafety.
FocusonExistingAreasandDesigninContextThe project will install Sharrow bicycle facilities to promote the continued sharing of
travel lanes between vehicles and bicyclists. The Sharrow use with proposed angled
parkingalongCaliforniaAvenuewasproposedbytheCityduetothesignificantamount
ofbicycleactivitytoandfromtheCaltrainStation. Tofurtherensurebicyclesafetyfor
thecorridor,thedecorative3ftpaverbandthatseparatesthevehicletravellanesfrom
the parking lanes and raised concrete crosswalk tables will help to reduced vehicle
speedsand
provide
constant
reminders
to
motorists
as
to
the
presence
of
bicycle
activity in theroadway. A removalorconversionofangledparkingtoaccommodate
bicyclelanesfacilitieswasnotsupportedbythecommunityortheCitysPABAC. PABAC
isinsupportoftheSharrowwithangledparkingconcept.
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Pedestrianscaled improvements include bulbouts throughout the corridor that will
helptoreducevehiclespeeds,providelocationsfortheinstallationofuniqueelements
forpedestrianssuchastheilluminatedmarkersorlargeshadetreestoprovideamore
comfortableenvironmentfortravelersbetweentransitstations.
Throughout the corridor
there are also additional
amenities that will be
provided within the
existing sidewalk zones
including decorative park
benches, trash/recycle
receptacles, consolidating
news racks and
informationkiosks.
ManageParkingThis project provides for strategic place making elements while better managing and
increasingparkingavailability,usesthatwouldtypicallyconflictwithoneanother. The
proposed project provides an additional 24 onstreet parking spaces throughout the
projectarea.
PublicArtCalifornia
Avenue
has
14
distinctive
pieces
of
public
art
including
afountain
that
is
currentlyundergoingredevelopmentthroughaseparateproject. Thepiecesareingood
conditionandwillhelp topromoteCaliforniaAvenueasanattractive transitcorridor.
Where public art seating treatments can beexpanded aspart of theproposed street
planline.
SustainabilityTheCityofPaloAltoiscommittedtosustainabilityandhasadoptedgreenpoliciesand
costbenefitanalysistoachieveenvironmentalbenefits. Accordingly,theCityintendsto
includeasmanysustainabledesignfeaturesaspossibleintheprojectincludingdrought
resistantlandscaping,smartirrigationsystems,benchesmadefromrecyclematerials,
andrecyclingcontainers.
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SECTIONTHREE:ATTACHMENTSAttachment Description
1 CDTGrantsProjectReviewChecklist
2
CaliforniaAvenue
Transit
Hub
Corridor
Enhancements
Plan
Line
3 ProjectMapwithTransitOverlay
4 LocalLandUseandDevelopmentActivityMap
5 VTAProjectScheduleandCostEstimateForm
6 CityofPaloAltoProjectSchedule
7 PhotographsDepictingExistingConditions
8 IllustrationsofProposedStreetfurniture
9
Illustrationsof
Park
Blvd
Plaza
Improvements
10 LettersofSupport