75A - PH - ZONING 2500 N MAIN ST

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Ms. Kellee Preston October 17, 2012 Page 2 gross building area, including approximately 72,134 sf of public space, 9,261 sf of office space, and up to 630 theater seats in two separate theaters. A 9,618 sf auditorium on the 2 "d floor of the Project may be used for exhibit space or a 500 -seat theater. Parking analyses were performed for both scenarios. Figure 1 shows the Project site plan. As in current practice, the Center will hold special events (such as Jedi Nights, PBS SoCal Day or Bubblefest) a few times per year. A special event is defined as a blockbuster exhibit or temporary festival. Special events typically run over a number of days, with the highest parking demand occurring on the final days of the event or coinciding with weekends and holidays. These events create a special event parking scenario, so a parking demand analysis for this scenario was also performed. Approximately 121 parking spaces will be removed to accommodate the construction of the Project, resulting in an on -site parking supply of approximately 182 parking spaces during and after construction. This total does not include parking spaces located in off -site overflow lots around the Center. The existing Center will remain in operation during construction. CODE PARKING REQUIREMENT The City of Santa Ana Municipal Code (Code) contains parking space requirements for developments within the City. Table 1 provides a summary of the Code- required parking for the Project based on the application of the Code parking ratios. Based on the City's determination, Existing Conditions require 245 parking spaces and the Project requires 187 parking spaces if the auditorium is utilized for exhibit space or 306 parking spaces if the auditorium is used as a theater, for a total of 432 parking spaces if the auditorium is utilized for exhibit space or approximately 550 parking spaces if the auditorium is used as a theater. This Code parking analysis does not take into account the actual usage pattern of the various elements of the Center, nor does it consider the daily and seasonal patronage patterns to the Center. It is simply a mathematical calculation of the Code parking rates applied to each of the components of the Project. In reality, it is more appropriate for a special use project like this to base its parking needs on actual parking demand, which is directly driven by attendance at the Center. EXISTING PARKING DEMAND In order to document the existing parking demand, GTC conducted parking occupancy observations at the Center on August 16 and 18, 2012. Based on discussions with Center representatives, the week GTC conducted counts at the Center was a traditionally busy week as it was during the summer months when local schools were not yet in session, which generally results in higher attendance at the Center. For the purposes of observing parking demand, the study area was divided into focused study subareas based on the location of the subarea in relation to the Center. Off -site parking areas were separated from the Center parking lots in the surveys. 75A -21