|
Additionally, it is indicated that approximately 120 workers will be on site daily, which raises concerns
<br />about overflow parking into Park Santiago streets, as well as a substantial increase in through traffic, as
<br />these workers seek to find short-cuts to access the job site. Section 4.11 Transportation and Circulation
<br />indicates that an additional 2,698 daily trips are expected through and around Park Santiago. This is an
<br />astounding number.
<br />The final EIR should include a further study of parking and traffic impact during and after construction
<br />throughout Park Santiago and particularly on Bush Street, Spurgeon Street, Edgewood Road, Virginia
<br />Avenue, Grovemont Street, Larchmont Avenue, Santa Clara Avenue, Santiago Street, and Lincoln
<br />Avenue. The study should include observations of traffic violations, including the current and ongoing
<br />problem of excessive speed and failure to stop at stop signs, to name just two. Table 4.11-4: Existing
<br />Neighborhood Roadway Segment Levels of Service does not adequately address these issues, and
<br />further specific mitigation should be considered.
<br />Table 3-2: Residential Unit and Parking Level Summary
<br />The draft EIR indicates Magnolia's eight -story parking structure would include 904 parking spaces, an
<br />average of 1.8 spaces per residential unit. This is a significant underestimate of the parking spaces
<br />needed for such a mammoth and well-appointed apartment project. The description indicates that
<br />Magnolia will cater primarily to single professionals and couples. Because the rents at this luxury
<br />development will be high, it is probable that a majority of units will be occupied by groups of roommates.
<br />Thus, it is reasonable to forecast that most apartments will include 2-4 vehicles per unit. A more realistic
<br />estimate is reflected below.
<br />73 studios units: 1 car
<br />307 one -bedroom units: 1-2 cars
<br />88 two-bedroom units: 1-3 cars
<br />28 3 -bedroom units: 2-4 cars
<br />At the upper end, there will be over 1,000 vehicles at Magnolia thus the allocated parking of 904 spaces
<br />will not be sufficient to accommodate the potential number of cars and Magnolia residents will overflow
<br />into Park Santiago. This is already occurring with the much smaller scale Villa Clara apartments on Santa
<br />Clara Avenue, located just east of the railroad tracks, with overflow parking clogging Aspen Street and
<br />Larchmont Avenue. The final EIR should address this concern.
<br />The table also indicates a mere 22 spaces for visitor parking. With its resort -style upscale amenities which
<br />include concierge services, recreational courtyards, a rooftop amenity deck and fitness center, community
<br />room, club room, private dining room for large parties, wine storage, wellness center, dog park, two pools
<br />and two spas with cabanas and outdoor entertainment systems, 6,000 square foot gym, yoga and stretch
<br />studios, outdoor kitchens/barbeques, fire pits, game areas, shuffleboard courts, seating areas, tables, and
<br />trellis covered patios, Magnolia is designed for entertaining. The demographic this project is intended to
<br />attract will likely take full advantage of these amenities for frequent entertaining of guests. At the Planning
<br />Commission Study Session & Draft EIR Public Hearing held on August 27, 2018, representatives of the
<br />developer also revealed that four of Magnolia's units will be available to rent by the night. This is going to
<br />result in even more visitors, with the likelihood of large groups of overnight guests renting the units for
<br />parties and events. As an example, if even five Magnolia resident units hold a party with five guests
<br />each—a not unlikely occurrence—the planned 22 spaces would already be inadequate. On weekends
<br />and holidays, it is reasonable to presume the guest count will be significantly higher. The allocated visitor
<br />parking is insufficient to accommodate the vehicles of these extra guests, who will overflow into Park
<br />Santiago, bringing noise, trash, and disruption, as well as preventing Park Santiago residents from
<br />parking near their own homes. There is also a very realistic possibility that visitors will spill-over into
<br />Santiago Park, which would result in harm to the park setting and environment. The final EIR should
<br />study this impact and include mitigation.
<br />
|