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September 16, 2019 <br /> <br /> <br /> <br />Mr. Michael McCann <br />Toll Brothers Apartment Living <br />200 Spectrum Center Drive, Suite 300 <br />Irvine, CA 92618 <br /> <br />LLG Reference: 2.18.3984.1 <br /> <br />Subject: Parking Study and Parking Management Plan for the <br /> First American Plaza - 4th + Main Apartments <br /> Santa Ana, California <br /> <br /> <br />Dear Mr. McCain: <br /> <br />As requested, Linscott, Law & Greenspan, Engineers (LLG) is pleased to submit this <br />Parking Study for the proposed First American Plaza – 4th + Main Apartments Project <br />(hereinafter referred to as Project) in the City of Santa Ana, California. It is our <br />understanding that the project is located in downtown Santa Ana which provides <br />alternative modes of travel which results in the need to justify the use of a lower <br />parking ratio than what is documented in the City of Santa Ana Municipal Code and <br />the City’s Transit Zone Code. The Transit Zoning Code (“TZC”) establishes a <br />minimum off-site parking requirement of 2 spaces per unit and 0.15 space per unit for <br />guest parking. Non-residential development is to be parked at a ratio of 1 space per <br />400 square feet (TZC Table DT-6.). <br />However, based on research of adopted parking standards for other jurisdictions with <br />similar projects in a downtown, transit oriented district setting, lower parking ratios <br />more appropriately reflect future parking demand for the Project. Further yet, given <br />5% of the Project’s residential units are designated as very low affordable units, the <br />parking ratios for affordable housing developments specified in the California <br />Government Code Section 65915 were applied to the Project’s residential component. <br />Pursuant to our coordination efforts with City of Santa Ana staff and understanding <br />of the City’s requirements, the preparation of a Parking Study, inclusive of a Parking <br />Management Plan (PMP) is required to ensure adequate parking for all Project <br />tenants, employees and guests, and reduce or eliminate any impacts on the <br />surrounding neighborhoods. This PMP is intended to be used to ensure that parking, <br />as required for an affordable housing development such as the Project, will be <br />sufficient to accommodate the Project’s actual parking demand. <br /> 1- 110