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ER No. 2019-85/DBA No. 2020-01/SPR No. 2020-01/SPR No. 2020-02/DDA October 20, 2020 Page 12 Mixed -Use Building Parking The density bonus law entitles developers to reduced parking standards. Pursuant to California Government Code Section 65915 (p)(1), residential developments providing eleven percent on - site affordable housing units at very -low income levels are entitled to provide on -site parking at the ratio of 1 stall for studio or one -bedroom units, and 2 stalls for two -bedroom units, inclusive of disabled person parking and guest parking. The applicant has elected to exercise the option to provide this parking ratio pursuant to the California Government Code Section (p)(1). Therefore, a total of 196 parking spaces are provided. It is anticipated that employees and patrons for the commercial businesses will utilize the public parking spaces available on site and throughout downtown. Table 8: Mixed -Use Parking Number of Units & Type Required Parking Per Cal. Gov't Code Section 65915(p)(1) Provided Parking 95 Studios 95 space 95 spaces 51 One Bedrooms 51 spaces 51 spaces 25 Two Bedrooms 50 spaces 50 spaces Total 196 spaces 196 spaces It is also important to note that under California Government Code Section 65915 (p)(4) upon request of a developer, residential developments providing 11 percent very -low income units and located within one-half mile of a major transit stop are entitled to a parking requirement of only 0.5 spaces per bedroom. The project is within 0.15 miles of the OCTA bus routes 53/53x stop at Main Street and Fourth Street, route 55 stop at Main Street and First Street, and route 64/64x stop at Main Street and First Street. As such, the project is entitled to an even lower parking ratio than proposed under which a total of 98 parking spaces would be required for the 171-unit development. However, the applicant is providing 196 parking spaces, which would be an excess of 98 spaces if California Government Code Section 65915(p)(4) were exercised. To address concerns regarding the requested parking incentive, the applicant prepared a parking analysis and parking management plan (PMP). The PMP encourages transit ridership by providing transit maps with tenant move -in packets and, upon demand, can provide on -site valet service to maximize use of parking areas and reserve additional residential and commercial parking spaces through long-term agreements with the City for use of nearby parking structures. The parking management plan indicates that, if needed, valet service for on -site vehicle stacking for all uses could create an additional 122 parking spaces on levels P1 through 8, raising the total on -site parking supply for the mixed -used project spaces from 196 to 318. In addition, the PMP indicates that an additional 50 off -site parking spaces could be leased on a long-term basis at on -site or nearby City -owned parking structures. When implemented, this would result in an effective parking ratio of 1.86 parking spaces per residential unit with the on -site valet service, and 2.15 spaces per unit with the additional 50 off -site spaces, which would be equivalent to the 2.15 per unit parking space requirement of the TZC. 75A-12