31C - 2230 N TUSTIN - Laserfiche WebLink

Home Browse Search

Parking Evaluation Based on City Code Table 4 indicates that the combined parking requirement, based on City code, for all of the land uses on the site, including the proposed restaurant, would be 252 parking spaces compared to the proposed parking supply of 206 parking spaces, a shortfall of 46 spaces. Parking Evaluation Based on Parking Data Collection As indicated in the results of the data collection, the parking demand for the existing uses on the site is significantly lower than the level of parking required by City code. The highest number of vehicles counted in the parking lot was 93 vehicles on Thursday, December 20 at 2:00 PM. Based on the data, it is expected that the parking demand at full occupancy including the proposed restaurant would continue to be below the City parking requirement. One restaurant suite of 3,832 square feet is currently closed. This amount of restaurant space would require 38 parking spaces. Assuming the documented parking data collection of 93 spaces for all existing and open uses on the site, plus the City code required parking for the proposed 6,170 square foot restaurant (62 parking spaces) and the 38 spaces for the closed restaurant suite, the parking needed for all existing, closed and proposed uses on site would be 193 parking spaces. The applicant proposes 206 parking spaces with the proposed restaurant, resulting in a surplus of 13 parking spaces. REQUIRED FINDINGS FOR APPROVAL OF A PARKING VARIANCE Article V, Division 1, Section 41-632 (g) of the City's Municipal Code (provided in the appendix to this report) sets forth the requirements that the City follows in order to grant a variance to the parking spaces required by City code. The section reads: "Off -street parhing. Modifications granted for reductions in required number of stalls shall not exceed by more than twenty (20) per cent the minimum ordinance requirement." The proposed parking supply to be provided (206) represents a reduction of about 18% of the parking supply that would be required by strict application of the City code (252). SHARED PARKING ANALYSIS A shared parking analysis using the Urban Land Institute (ULI) methodology was prepared for the existing, closed, and proposed uses on the site taking into consideration the City code-required parking requirements. The shared parking tables are presented in an appendix to this report. The shared parking analysis does not take into consideration the documented parking counts made in December 2007. The shared parking analysis indicates that with application of the City's parking code and considering the nature of shared parking between the various uses, the peak parking demand would be 202 parking spaces on weekdays between 1:00 and 2:00 PM and 199 spaces on weekends between 6:00 and 7:00 PM. Parking Study for Santa Clara Plaza January 4, 2008 31C-22