MAIN STREET CONCOURSE 1 -2005 - Laserfiche WebLink

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Revised Main Street Concourse Entitlement Actions April 19, 1993 Page 6 of 12 provided with Phase I. At the completion of Phase I, the project will provide 130 spaces more than the code requires. At the completion of the entire project, the proposal is to reduce parking by 20 percent of code to 5,464 non - residential spaces. This reduction is proposed based upon a shared parking concept and a use interaction concept. Shared parking is the concept where uses with different peak parking demands create a maximum total on -site need at any given time. The amount of required parking is based on the highest cumulative peak demand for the project. This occurs at 1:00 pm for the proposed project. Use interaction is the concept where in a mixed use setting, trips and parking demand is reduced by uses pulling pedestrian customers from other on- site uses. For example, a restaurant receives a percentage of customers from office users on -site and those restaurant customers' parking is also counted in the office use count. The applicant has submitted to the City a parking analysis based on the Urban Land Institute's shared parking analysis methodology. Barton- Aschman prepared the analysis and finds that, based on the shared parking and use interaction concepts, a parking reduction of up to 20 percent may be justified. Residential parking has been excluded from all analysis and is being treated exclusive of non - residential reductions. All code required residential parking will be provided. 2. Intensity /Floor Area Ratio The General Plan designates the area of the proposed project as a District Center. District Centers are the portions of the City that are to have the highest intensities of development and are to contain a mix of uses. These areas are the urban nodes of the City form. The northern most of these nodes, around MainPlace and including the project site, is permitted a floor area ratio of up to 1.5, except at MainPlace where a 2.0 floor area ratio is permitted. The proposed development is requesting a general plan amendment to increase the floor area ratio for the project site to a maximum of 2.54. This intensity level is consistent with the concept of the District Center and compatible with the build out of the MainPlace site. An intensity level increase provides a critical mass of multiple uses that successfully create a synergistic atmosphere, high activity levels, and interaction of activi- ties. The increase in intensity, however, does have a corresponding increase in impacts such as traffic and air quality, both of which have been analyzed in the Environmental Impact Report. 207 75