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DBA No. 2020-01/SPR No, 2020-01/SPR No. 2020-02/VAR No. 2020-05/TPM No. 2020-02 Third & Broadway Mixed -Use Development September 28, 2020 Page 9 Table 5: Mixed -Use Parking Number of Units & Type Required Parking Per Cal. Gov't Code Section 65915 (1) Provided Parking 95-Studios 95 space 95 spaces 51 One Bedrooms 51 spaces 51 s aces 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) (Exhibit 12). 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 offsite 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 offsite spaces, which would be equivalent to the 2.15 per unit parking space requirement of the TZC. The parking study supports the parking ratio of one space for every studio and one bedroom and two spaces for every two -bedroom unit for variety of factors. These include the project's proximity to existing and future mass transit, such as standard bus service, high-capacity/express bus service, the Santa Ana Regional Transportation Center, and the under -construction OC Streetcar; the project's location within a highly-amenitized, mixed -use environment with shopping and major employment centers nearby; and proximity to nearby existing parking facilities, including parking structures, parking lots, and on -street parking. Variance — Hotel Parking The applicant is proposing to provide 83 hotel parking spaces, which would include 42 mechanical stackers, 4 ADA spaces, and 37 reserved parking spaces in the adjacent parking structure. The applicant is proposing use of Park Plus SpaceMaker Triple Parking Lifts, which is a mechanical stacking device that allows for three vehicles to be stacked above one another. Due to the need for 75A-51