I. STRATEGIC STATEMENT
The Telegraph Avenue area commercial district is one of Berkeley’s most vital and unique retail centers. The area boasts more pedestrian foot traffic than any other commercial district in the City, a distinct mixed-use character that includes a diverse mix of shops, restaurants, and cultural venues, and the eclectic crafts of local and regional street artists. The district also has a rich cultural history evoked in many places and images throughout the district, including the historic mural on the north side of Amoeba Music, street artists selling tie-dyed T-shirts, and longtime businesses such as the Mediterraneum Caffe and Cody’s Books.
In 1998, and again in 1999, Telegraph Avenue was voted “Best Place To People Watch in the East Bay” by readers of the San Francisco Chronicle. In describing what makes the district so unique, a Chronicle staff reporter wrote:
“It’s in the tough-pierced street poets chanting their latest lyrics to one another, in the rumpled-suit Nobel Prize-winning professors downing lattes between classes, in the crazy mix of musicians both ace and awful banging out licks among crowds of scruffily stylish college kids.… It’s in the way you can debate the latest blues CD outside Rasputin’s Records with a mohawked stranger, then walk a block and chew over Noam Chomsky’s newest anti-authority rants with almost anyone coming out of Cody’s books…. Telegraph… is arguably the heartbeat of Berkeley.”1
The policies and objectives in this section are designed to preserve and celebrate the uniqueness of the Telegraph commercial area, and enhance the district so that it:
1 San Francisco Chronicle, Sunday, September 20, 1998, page R20. In the same survey of readers, Cody’s Books was voted Best Bookstore in the East Bay and Amoeba Music was voted best record store.
Store on the University campus and a major grocery store, Andronico’s Park and Shop, just below the southern end of the C-T district boundary. While the area between the University’s student store and Andronico’s is a continual, walkable business district, the “fifth block” of Telegraph Avenue, from Dwight Way to Parker Street, receives far less pedestrian traffic and feels slightly disconnected from the rest of the district due to distinct differences in the streetscape. The Southside also includes several retail uses outside of the core commercial district, including Café Strada and the Bancroft Hotel at College Avenue and Bancroft Way, and several businesses in the general vicinity of Bancroft Way and Fulton Street (see Map ED-2). The Southside contains more than 200 commercial establishments and more than 500,000 square feet of retail space. As noted in earlier sections, the core commercial district also has a distinct mixed-use character with housing above many of the retail properties.
Map ED-1: Berkeley's C-T District (PDF 314.66KB)
Map ED-2: Southside Retail Uses (PDF 288.97KB)
This busy, pedestrian-oriented district (more than 2,500 pedestrians cross the street at Telegraph Avenue and Bancroft Way per hour) serves many populations. The primary users of the district are the young, undergraduate students who comprise more than 80% of the Southside’s resident population. The district also serves the daytime population of the University, including its employees who work on and off campus, tourists to the area, and visitors attending cultural and sporting events. Many retail outlets on Telegraph Avenue, particularly the bookstores and music stores, also serve a regional population.
The district is home to a rich variety of retail shops (see Table ED-1), including eating and drinking establishments, jewelry and gift stores; book, clothes, and music stores; and neighborhood-serving personal services such as hair salons, dry cleaners and shoe repair businesses. The most common uses in the district include fast food establishments, coffeehouses, and clothing stores. The anchor businesses in the district, which depend upon and draw customers from outside of the area, are its bookstores and music stores, including Cody’s Books, Moe’s Books, Shakespeare and Company, Amoeba Music, and Rasputin Music. Other regional draws are the area’s cultural attractions, such as Zellerbach, the Pacific Film Archive, and People’s Park.
In 1999 the Telegraph retail district still has the only two men’s wear stores in the City (Bill’s Men’s Shop and George Good). Telegraph Avenue also has a cluster of successful used clothing stores (Buffalo Exchange, Shark’s and Mars Mercantile), and a number of stores selling new casual clothing (The Gap, Urban Outfitters, Bancroft Clothing). Table ED-1 shows the breakdown of commercial uses in the Southside.
As of September 1999, there were nine vacant storefronts in the Telegraph retail district, including two in the Sather Gate Garage and three on Telegraph Avenue. This number was down from 1993, when there were 16 vacant retail storefronts, including 11 on Telegraph Avenue itself.
In addition to the wide variety of retail outlets, the business district is also home to the approximately 280 street artists who are currently licensed to sell their wares on Telegraph Avenue sidewalks. On any given day, between 20 and 40 street artists sell clothing, photographs
other decorative items. The City also issues permits for 10 food carts: three permitted at the Kroeber Plaza entrance to campus (at College Avenue and Bancroft Way), and seven permitted at the Sproul Plaza entrance to campus (at Telegraph Avenue and Bancroft Way). Currently six vendors occupy the spaces at Bancroft and Telegraph.
The retail mix in the C-T zone is partially regulated by a “quota” zoning system: only a specific number of certain uses are permitted in the district at any one time, and some of these uses are also subject to square footage limits. As Table ED-2 illustrates, barber and beauty shops and food service establishments are the only uses subject to these numerical limitations. Gift and novelty shops, while not subject to numerical limitations, are subject to a size limit of 3,000 square feet. In addition to the restrictions on hair cutting outlets and food service establishments, the City Council recently approved an amendment to the Zoning Ordinance that prohibits any new retail sales of drug paraphernalia (“head shops”). Any new retail sales of alcohol are also prohibited, and the sale of hard alcohol for consumption on the premises is only allowed in sit-down restaurants, effectively prohibiting new bars in the area.
The decision to use a quota system as a mechanism to guide land use in the Telegraph retail district resulted from concerns in the late 1970s and early 1980s that Telegraph Avenue was undergoing commercial gentrification as local businesses were displaced by chain stores. Local merchants feared that they could not afford to pay the rising rents demanded by commercial landlords. As a result, in February 1985, the City Council enacted a program of commercial rent arbitration and eviction protections for the Telegraph business district, known as the “Telegraph Urgency Ordinance.” For a few years, until key provisions were found unconstitutional in federal court, Telegraph and two other Berkeley business districts had the nation’s only programs of commercial rent regulation.
In 1988, after the end of commercial rent control, the City enacted the quota zoning limits for the Telegraph Avenue retail district. The intent of quota zoning is the same as commercial rent control: to preserve diversity and local ownership among Telegraph businesses. The City of Berkeley Zoning Ordinance describes some of the purposes of the C-T zoning as:
·To encourage a mix of goods and services that will preclude the dominance of any one type of use and which will produce variations within the same category of uses;
·To encourage the establishment and survival of small, locally owned businesses, thereby contributing to the vitality and diversity of the district;
·To discourage the type of commercial use whose establishment will contribute to the displacement of businesses that supply neighboring residents with essential goods and services;
Until the 1990’s, the Telegraph commercial district generally prospered as a business district; even now the district provides the City of Berkeley with more than 13% of the City’s retail sales tax revenue.
The City has sales tax records for the Telegraph area from 1965 to 1977 and from 1989 to the present. When adjusted for inflation (in this case, to a constant 1996 dollar), these records reveal that sales in the Telegraph commercial district increased by nearly 40% between the mid-1960s and the late 1970s (see Chart ED-3). After what was probably an abrupt decline during the nation’s economic recession of the early 1980s, sales resumed their upward trend until reaching a peak in the early 1990s, nearly 90% above the levels of the mid-1960s.
Several factors account for the prolonged growth in retail sales from the mid-1960s to the early 1990s. While the area’s counterculture flavor and youth orientation kept some adults away, its worldwide fame attracted many visitors and tourists, both young and adult. Tour buses regularly brought busloads of visitors to the area. In the mid-1970s, street vendors began to sell handmade crafts, and the area thrived as an open-air crafts bazaar. The KPFA crafts fair held on campus annually until 1993 coincided with the Telegraph Avenue holiday crafts fair, and the combination attracted thousands of shoppers.
Physical expansion of the commercial area also occurred, particularly in the 1970s and 1980s. In 1970, the City, with the support of local merchants, built the Sather Gate parking garage and retail mall, which includes 17,000 square feet of retail space and approximately 425 parking spaces. A new building was built for Moe’s Books while Cody’s completed a major building addition. Several new retail spaces were built on Telegraph’s “fifth block,” between Dwight Way and Parker Street.
Four types of retail establishments have historically made the greatest contribution to the district’s economic vitality: bookstores, record and compact disc stores, apparel shops, and food and drink outlets. Bookstores were an important part of the district’s economic vitality thirty years ago, and they continue to be today. The rise of Telegraph as a premier location for sales of records, and later cassette tapes and CDs, occurred after the 1960s, as part of the area’s growing youth orientation.
While apparel sales are now approximately 20% of total sales in the district, they comprised nearly 30% in the past. In 1996, total apparel sales were under $20 million, while in 1975 they had been worth $28 million (1996 dollars). Eating and drinking establishments have increased both as a proportion of total sales and in dollar value. Restaurant sales increased rapidly in the 1980s, from approximately $11 million per year to nearly $20 million by the end of the decade. This increase has reached a plateau in the 1990s.
On Telegraph, the economic trend peaked in 1991 when the district earned $121 million in total retail sales, producing more than $1.2 million in sales tax revenue for the City (in 1998 dollars). In the early nineties the Rodney King verdict and unrest over People’s Park led to widespread rioting and looting on Telegraph, and a sharp decline in sales. In the wake of these riots, however, there has not been a full recovery (although 1993 posted high sales). In 1998 sales were nearly 17% less than they were earlier in the decade.
The failure of sales on Telegraph to return to their earlier level is particularly disconcerting given the general increase in sales in the City since 1995. The charts compare the change in retail sales tax in the City of Berkeley to the Telegraph retail district.
The City of Berkeley’s Office of Economic Development attributes the City’s growth in retail sales to some of its expanding retail centers in the City such as Fourth Street in West Berkeley and the area around Gilman Street and San Pablo Avenue, which includes several large retailers. New car sales and the sale of home furnishings have also been a source of growth throughout the City.
Many factors may contribute to the relative decline of retail sales on Telegraph despite growth elsewhere in the City. In 1994 the district lost an electronics store from its fifth block (south of Dwight Way), Uncle Ralph’s, which had been one of its largest retail businesses. The store had been bought by a competitor and then closed. The space that had been occupied by Uncle Ralph’s remained vacant for a number of years.
While the closing of Uncle Ralph’s and the failure to replace it explains part of the sales tax drop on Telegraph Avenue, it is not the full picture. A study done in 1997 by the City’s Office of Economic Development shows that sales in three of Telegraph’s four dominant economic sectors (apparel, restaurants, and miscellaneous retail, which includes bookstores) were 2-4% below what they had been in 1991, even though the period was one of general economic growth elsewhere. Only one of four major sectors, recreation products, which includes compact discs, tapes and records, showed an increase between 1991 and 1996.
The fact that sales declined and did not recover across several retail sectors suggests that the problem was greater than the closing of one store, even a large one. Additional factors may have included:
1. Crime and Social Problems: One often cited reason is that the perception of crime and social problems in the area discourages people from shopping there, particularly at night.
While the overall crime rate has gone down in the Southside (according to the City of Berkeley Police Department, there has been a 36% decrease in major crimes in the Southside since 1989), there was a well-publicized increase in the number of robberies and burglaries in the district (see Public Safety Element for further crime statistics). Many business owners reported that they had seen the sharpest decline in their nighttime business, which they attribute to customers feeling uneasy or unsafe in the area in the evenings. Current zoning allows businesses in the area to operate until 10PM without a use permit.
Other shopping districts in Berkeley, such as Fourth Street and Solano Avenue, may be more appealing to some adult customers because of their relative cleanliness and lack of a significant homeless population. Many of these districts, particularly the growing Fourth Street area, also offer more “upscale” shops and sit-down restaurants.
2. Competition: Indeed, increased competition from other sources may also have contributed to the decline in sales in the Telegraph retail district. In addition to competition from Berkeley’s other shopping districts, Telegraph Avenue faces competition from larger retail centers in Emeryville and Walnut Creek, particularly for electronics, books and apparel.
Online booksellers, are also creating more competition for Telegraph’s traditionally strong new and used bookstores. The amount of retail purchasing done over the Internet has been increasing every year across many retail sectors.
3. Parking: Finally, a lack of convenient parking may have been a contributing factor. Regional malls in nearby cities provide ample, free parking that serves only their customer population. Similarly, most public parking available in Berkeley’s other retail districts serves primarily the customers of those districts. In the Telegraph Avenue area, however, competition for on-street metered parking was intense, and much of the Sather Gate parking garage filled up with students on most days during the academic year. Recently, the City has taken steps to free up spaces for short-term parkers in the Sather Gate Garage and has implemented parking validation by local businesses with higher rates for non-validated parking. Merchants have begun working with the University to improve the accessibility and affordability of University parking lots in the evenings and the weekends for customers of the business district.
Formed in 1993, the Telegraph Area Association (TAA) is a neighborhood-wide community development organization funded by both the City and the University. It includes the Telegraph retail district among its varied constituents. TAA’s primary mandate is to improve the quality of life throughout the Southside by creating a broad coalition of community members. The organization also assists with many programs that benefit the Telegraph retail district, such as group advertising in the local newspapers and special events such as the annual Christmas Faire. Please see the Public Safety Element for more information on the Telegraph Area Association.
In light of the decline in sales revenue in the Telegraph commercial district, and concerns regarding public safety and maintenance in the area, property owners and merchants there formed a business improvement district, called the Telegraph Property and Business Improvement District (TPBID). Approved in July 1998, the TPBID has an annual budget of $269,000 and includes 82 properties in the district’s ten-block area. The money is generated by an assessment that property owners pay based on the square footage of their property. The University also contributes to the program.
The TPBID will support services such as street and sidewalk cleaning, and graffiti cleanup and prevention. In the future, the TPBID may also fund such area improvements as information kiosks, directional signage, street banners, and parking improvements. The TPBID will play an integral role in implementing Southside Plan policies in the business district.
Recognition of the Telegraph area as a traditionally strong and vital retail district that has recently experienced a decline in sales informs many of the policies in the Economic Development Element. Many other policies also work to reinforce and celebrate the district’s many strengths: its diverse mix of retail uses and cultural venues, a vital street scene, a large amount of pedestrian traffic, and its rich cultural history. The Element objectives and policies identify areas of economic opportunity that complement the needs of the community and which will support and improve the Southside as a healthy and vital commercial and residential district.
The following objectives and policies apply primarily to the Telegraph commercial district, zoned C-T.
Objective ED-A: Celebrate and reinforce the Telegraph commercial district’s unique commercial diversity and cultural character.
Policy ED-A1: Promote the commercial district through strategic, collective marketing efforts.
1. Business directories and maps of the district placed in the Southside, in Downtown Berkeley and on campus;
3. Special events such as the Christmas arts and crafts fair, “Jazz on Thursday Nights”, Berkeley World Music Festival, or other street music programs, and “Telegraph After Dark” evenings in which businesses stay open later than usual;
4. Collective advertising in local and regional media;
5. Special, event-oriented transit service, such as Christmas shopping shuttles from Downtown and Rockridge BART;
6. Banners throughout the district that advertise cultural and other happenings in the area;
7. A website, linked to the City website that is devoted to the Telegraph shopping district that describes upcoming events, cultural resources, and available goods and services.
8. Walking tours and brochures highlighting the district’s historically and culturally significant places, buildings, and murals.
9. Plaques, directories, and markers identifying historically and culturally significant structures, sites, and murals throughout the district.
10. Encouraging UC Berkeley to schedule a class on the Southside.
Policy ED-A2: Celebrate and support the role of street artists in contributing to the commercial vitality and uniqueness of the area.
A.Better enforce the handmade crafts rules in the Arts & Crafts Ordinance of the Berkeley Municipal Code (Chapter 9.48).
B.Employ a trained craftsperson, not currently a licensed street artist, to conduct the monitoring and inspection of street artist crafts to ensure that they are handmade.
C.Move the monitoring of handmade crafts from the City’s Finance Department to the Civic Arts Division.
D.Retain business licensing duties and fee transactions related to street artists in the Finance Department.
E.Consider refinements to the Arts & Crafts Ordinance that clarify the definition of handmade crafts.
F.Protect existing street artist sidewalk spaces against removal and obstructions and incursion by street furniture, bicycle racks and other obstacles.
G.Consider allowing street vendors to operate on Lower Sproul Plaza.
H.Identify areas for long-term vendor vehicle parking (as opposed to drop-off locations), particularly for oversized vans and trucks.
I.Encourage all Telegraph marketing materials to include details about the arts and crafts available from area street artists.
J.Begin discussions with KPFA about returning the KPFA Christmas Arts and Crafts Fair to the Pauley Ballroom in the Martin Luther King Jr. Student Union or to another location within the Southside.
K.Ensure proper upkeep of the Sather Gate Mall public restrooms and the Cal Student Store public restrooms for use by street artist customers. Improve signage to these facilities.
L.Support street musicians and performers, provided that the performers do not use amplifiers or block access for the disabled.
Policy ED-A3: Support and promote the creation and preservation of murals and creative commercial signage that enhances and contributes to Telegraph’s unique commercial environment and celebrates the unique cultural, social, and political history of the Southside district.
Policy ED-A4: Reinforce the MLK Student Union, ASUC facilities and Sproul Plaza as the northern terminus to the Telegraph commercial district.
A.Support the location of Cal Student Store retail outlets at street level and fronting Bancroft so that they become a continuous part of the Telegraph Retail District.
B.Include the Cal Student Store, the Bear’s Lair, the ASUC Art Studio, and Lower Sproul Plaza retail outlets in all Telegraph Avenue marketing materials.
C.Support efforts to revitalize Lower Sproul Plaza and to better link the uses in Lower Sproul Plaza to the Telegraph commercial district.
D.Support non-profit office uses.
Policy ED-A5: Support the attraction and retention of locally owned, small businesses in the Telegraph retail district.
A.Provide current information and technical assistance through citywide programs to Berkeley residents and other potential small business owners interested in starting a business in the Telegraph retail district.
B.Continue and better market the City-run loan fund for locally owned, small businesses.
C.Consider revisions to the Telegraph Avenue quota system (see Objective C, Policy ED-C1).
Objective ED-B: Improve public safety in the Telegraph commercial district, and improve the perception of the district as a safe, pleasant shopping district.
(See the Community Character Element, Design Guidelines, and the Public Safety Element for more specific policies.)
Policy ED-B1: Improve the physical appearance and sense of safety in the district.
A.Consult with the Telegraph Property and Business Improvement District and the Telegraph Area Association on all efforts to improve safety in the area.
B.Improve pedestrian-scale lighting in the commercial district and improve lighting in all parking lots and parking structures. (see Community Character Element for policies regarding lighting).
C.Ensure regular trash collection in the area and better maintain the appearance of the area’s trash receptacles.
D.Establish and maintain graffiti abatement programs.
E.Ensure that news racks in the area are kept clean and well maintained.
F.Provide incentives to businesses to add and maintain planters and street furniture near them where there is room on the sidewalk. (see Community Character Element for more policies regarding street amenities in the public right of way).
G.Add street banners to Telegraph Avenue, Bancroft Way and Durant Avenue designating the area and advertising local cultural happenings and special events.
Policy ED-B2: Encourage more residential uses above ground floor commercial uses on the Avenue to increase the number of permanent residents who might monitor the area and increase the sense of safety at night on the Avenue.
A.Ensure that new development provides residential units that are attractive to permanent residents and families.
B.Encourage ancillary facilities and services, such as child care, that will help to attract and maintain a permanent, mature population living the Telegraph Avenue area.
C.Encourage the University of California to provide incentives to encourage married students and University faculty and staff to live in the Telegraph Avenue area.
D.Explore design changes to People’s Park that will create more of a “village commons” that would be attractive to residents and families.
E.Support formation of Crime Watch Groups through existing Police Department programs.
Policy ED-B3: Encourage more evening and nighttime uses in the district to enhance nighttime safety in the area and better meet the needs of residents.
A.Encourage all retail businesses, particularly services and apparel stores, to remain open until 9 p.m. (current zoning allows businesses to remain open until 10 p.m. without a Use Permit). All eating establishments including cafes should be allowed to stay open until midnight without a use permit.
1.Amend Section 23E.56.060.A of the Zoning Ordinance that limits hours of operation on Telegraph Avenue to 10:00pm. Consider adopting a midnight limit for weekdays and 2:00 am limit for weekends.
2.Conditionally permit 24-hour cafes, within close proximity to the campus.
B.Encourage evening and night time entertainment uses in the area such as movie theaters. Eliminate the current zoning restriction on theaters on the ground floor.
C.Consider special promotions to encourage evening shopping on Telegraph such as one night a week when businesses keep later hours.
D.Maintain short-term parking discounts on certain evenings of the week at the Sather Gate Garage.
E.Consider extending public parking hours of operation to support local businesses and provide parking for employees of late night businesses.
F.Explore opportunities with the University to create a safe, late night dance venue that would be appropriate for residents 18 and older. Work closely with the UC Police Department and the City Police Department to ensure that such a venue is safe, is properly managed, and does not result in additional public safety problems in the district.
Policy ED-B4: Consider a City-sponsored program of emergency call-boxes modeled after the University’s emergency telephone program) at all private and City parking facilities in the Southside.
Objective ED-C: Improve the appeal of the Telegraph commercial district to local residents and to the larger population that works, visits, and attends cultural and sporting events in the area.
Policy ED-C1: Revise the Telegraph Avenue zoning quota system
A. Amend the zoning ordinance to eliminate the quota on full service restaurants while ensuring that conversion of new full service restaurants to other food service uses is not permitted.
B. Retain quotas on other types of food service establishments to maintain the diversity of commercial uses in the Telegraph commercial district.
Policy ED-C2: Collectively market and advertise the area’s cultural facilities, museums, architectural and historic resources, and concerts in conjunction with the shops and restaurants in the commercial district.
A. Work with TAA to create a book of discount coupons for area retail businesses to be distributed to University staff and faculty, to the UC Berkeley Visitors Center, the Berkeley Chamber of Commerce, the Berkeley Convention and Visitors Bureau, and local hotels.
B. Include coupons for local businesses, particularly restaurants, with or on tickets to local cultural and sporting events.
C. Include landmarks on City directional kiosks.
Policy ED-C3: Better meet the needs of student residents by encouraging retail uses such as eating establishments and cafes to keep later hours. (see Policy ED-B2).
Policy ED-C4: Work with the residents of surrounding neighborhoods to identify the types of commercial goods and services that would attract area residents to visit and shop in the area more frequently
Objective ED-D: Improve customer, visitor and delivery access to the Telegraph commercial district. (See the relevant policies in the Transportation Element)
Objective ED-E: Better link the fifth block of Telegraph Avenue (south of Dwight Way) with the rest of the commercial district to encourage a continuous pedestrian flow and increased customer base.
(See Community Character Element for more policies regarding the fifth block of Telegraph Avenue.)
Policy ED-E1: Continue future Telegraph Avenue streetscape amenities, such as street trees, banners, kiosks, and sidewalk lighting, south of Dwight Way to Parker Street.
A. Improve the appearance of the bus stop on Telegraph just south of Dwight in front of the PGE substation by adding a bus shelter or a more clearly defined waiting area.
B. Complete a Streetscape Plan for the area, including the area south of the Dwight Way and the Telegraph Avenue “triangle” to improve the connections between the fifth block of Telegraph and the rest of the commercial district.
C. Consider “active” uses such as newsstands, food and coffee carts, or street artist spots in this space.
D. Consider design improvements to the “free right-turn” for autos at Dwight Way and Telegraph to make the crossing safer for pedestrians and to improve the pedestrian link between the fifth block and the rest of Telegraph Avenue.
E. Consider Gateway features announcing the Telegraph Avenue commercial district at Parker.
F. Consider improved lighting in the area.
Policy ED-E2: Encourage and expedite filling vacant storefronts south of Dwight Way.
A. Revise the City of Berkeley Zoning Ordinance so new commercial or mixed-use buildings south of Dwight Way are not required to build off-street parking (the Zoning Ordinance currently requires two spaces per 1,000 square feet of gross floor area of commercial space in this area, while no parking is required north of Dwight Way).
B. Ensure that new development in the area is scaled appropriately to create a transition from the taller buildings in the Telegraph Avenue Commercial District to the shorter buildings in the surrounding neighborhoods.
Policy ED-E3: Include Telegraph Avenue businesses between Dwight Way and Parker Street in all marketing and promotional materials and signage.
Objective ED-F: Reinforce the mixed-use character of the Telegraph commercial district.
Policy ED-F1: Prioritize the development of the Berkeley Inn Site at Haste and Telegraph, with ground floor retail uses and housing above.
Policy ED-F2: Encourage the development of new mixed-use buildings on sites currently occupied by one-story buildings with no architectural or historic merit.
Policy ED-F3: Amend the C-T zoning standards to allow office uses along with housing in new mixed-use buildings on Bancroft. (See the Land Use and Housing Element for further policies.)
A. Support small non-profit office uses on Bancroft.
SOUTHSIDE PLAN - PLANNING COMMISSION SUBCOMMITTEE DRAFT
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