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' Mrs. Lawna Munholland <br />March 23, 2011 <br />1 Page 2 <br />t Our method of analysis, findings, and recommendations are detailed in the following <br />sections of this report. Briefly, we find the following: <br />¦ Inventoried existing parking supply on the site totals 1,226 spaces. <br />¦ Existing (November/December 2010) peak parking demands at the site total <br />roughly 600 spaces. A "code" calculation for existing (November/December <br />2010) occupancy levels and tenancy types requires 1,147 spaces, and a similar <br />"shared parking" calculation (code parking ratios and ULI time-of-day <br />profiles) indicates a "design level" requirement of 900 spaces for that same <br />occupancy condition, thus illustrating the conservative nature of the shared <br />parking approach. <br />¦ Looking to the future fully occupied condition, with all of the floor area in the <br />modified Casual Male building devoted to retail tenancies, code would require <br />1,466 spaces, and the shared parking "design level" need calculates to 1,143 <br />' spaces, versus an anticipated supply of 1,227 spaces. A "blended" calculation <br />using actual demands for existing uses and shared parking for full occupancy <br />of any otherwise vacant space puts the expected peak utilization at 835 spaces, <br />resulting in a minimum functional surplus of 392 spaces. <br />¦ The mix of site uses (existing or future full occupancy) clearly support the <br />basis for application of the shared parking methodology, and actual field study <br />confirms that technique to be very conservative in determining the site's <br />parking needs. <br />PROJECT LOCATION AND DESCRIPTION <br />The Metro Town Square is located north of Callens Common, south of MacArthur <br />Boulevard, east of Plaza Drive and west of Bristol Street in the City of Santa Ana, <br />California. Figure 1, located at the rear of this letter report, presents a Vicinity Map, <br />which illustrates the general location of the Project site in the context of the <br />surrounding street system. Figure 2 presents the existing site plan for Metro Town <br />Square, and illustrates the existing buildings and parking areas. <br />' Metro Town Square is an existing mixed-use 232,158 sf mixed-use center, with 1,226 <br />parking spaces, and has a current vacancy totaling 35,039 sf. Table 1, located at the <br />end of this letter report, following the figures, summarizes the existing and proposed <br />land uses/tenants and associated floor areas for Metro Town Square. Pending <br />modifications include conversion of a portion of its vacant retail to medical office and <br />restaurant use (18,125 sf and 2,319 sf), respectively, and a further modification in the <br />1 area of the existing Casual Male store (see Figures 3 and 4) to add 7,206 sf in a new <br />31 B-25