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Several studies of the existing structure have been undertaken, including a seismic vulnerability assessment in 1996 and a preliminary design study in 2001. These studies verified that seismic upgrades are necessary to comply with current regulations. The upgrade or replacement has continuously been listed in the Capital Improvement Program budget since the completion of the studies. A variety of alternatives were assessed, ranging from providing additional seismic support to the existing structure to full replacement. An additional design study conducted by Walker Parking in 2003 further assessed structure height and circulation options with additional emphasis on the architectural elements of the structure. The Downtown Parking Garage project includes the renovation of Plaza del Oro, which addresses the perceived safety and security issues there, while matching the other recently completed downtown improvements. The existing garage with its current capacity of 215 spaces has been oversubscribed for the past six years. Tenants of the adjoining buildings and other businesses in the area have expressed the need for additional paid monthly parking in the garage as accessible parking is nearly nonexistent in this block of the downtown. In addition, the garage has enclosed stairways that are difficult to secure and does not meet the standards of the Americans with Disabilities Act (ADA). The new structure will incorporate the latest safety features and meet all requirements of an accessible facility. The garage is a critical component of the TOD Strategy. Centralized parking that encourages downtown retail patrons to park once and walk to multiple destinations to promote pedestrian activity in the downtown is desired and identified as a priority parking strategy in the Downtown TOD Strategy: "A reservoir of public parking allows lower parking standards for commercial and residential development in the downtown area, promotes walking and visibility of downtown businesses..." The garage supports additional retail development without building additional on-site parking, which disrupts pedestrian flow. It makes mixed-use more feasible by providing the satellite parking reservoirs next to retail opportunities and is in lieu of additional surface parking that disrupts the flow of the downtown area. For example, it would allow for development on the Town Hall Square and South Gateway (Albertsons) sites and higher density development on Regency's site. Cities with successful downtowns started with centralized parking garages (Walnut Creek, Mountain View, Palo Alto, Pasadena, and Santa Barbara). A parking garage provides the necessary parking to attract additional retailers and restaurants to the downtown. Without sufficient parking, many businesses do not consider downtown a viable location. After review of the various studies, the assessment of future parking needs, and the various option costs, it is recommended that a new four-level parking garage be constructed to replace the existing structure. The new structure will include approximately 2,000 square feet of commerciaUretail space on the Estudillo Avenue frontage to address future anticipated needs and architecturally enhance the structure's street presence. The initial design process will include a study to assess the potential of LEED's certification and to determine the practicality and cost of incorporating various "Green Building" practices into the final design.