75D - PH - ZONING 301 E JEANETTE LANE

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ZOA No. 2013 -03 & SPR No. 2013 -05 October 14, 2013 Page 7 In an effort to further understand multi - family parking demands and the use of tandem parking design a parking study was conducted by Fehr & Peers, a traffic consulting firm and is attached as Exhibit 5. The study evaluated parking ratios for similar multi - family projects and the use of tandem parking. The study concludes that the total number of parking spaces is sufficient to accommodate the highest anticipated parking demand and that the tandem parking arrangement is in line with other similar successful projects. Staffs parking approach is one that reflects the setting of a project. In this particular case, The 301 project is located within the City Place mixed use development, a development showcasing a mixture of compatible uses such as retail, restaurant and service uses, as well as, live -work and townhome units within a walkable community. Further, the project is located within one of the City's designated District Centers offering an opportunity for more intense uses to be located within close proximity of one another and as such allowing connections that allow a more walkable environment. With the Westfield Mall located across the street from City Place and the Discovery Science Center in close proximity, the pieces are in place to foster and encourage a more complete approach — walking, biking and mass transit. Additionally, the unit mix proposed within The 301 includes one and two- bedroom units, with one three - bedroom unit is appropriate given the current mix of unit types within City Place, three and four bedroom units. A parking ratio of 2.0 takes into account that some but not all of the one- bedroom units will contain two residents; and therefore, not need two parking spaces and as such provides a higher per bedroom parking ratio. As an example, the residential units at City Place have a parking ratio of 2.4 parking spaces per unit regardless of bedroom count. When compared, The 301 project provides a higher per bedroom parking ratio. Staff recommends that Part III.A.4 (Development Standards - Parking) of SD -59 be amended to reflect the overall ratio of 2.0 parking spaces per unit inclusive of guest parking. Allowance for Tandem Parking to Satisfy Parking Requirement — The Santa Ana Municipal Code contains provisions for tandem parking to satisfy some portion of any required parking, but only for commercial development. SD -59 does not contain any specific standards allowing the use of tandem parking within the project area although a small percentage of the existing residential uses within City Place provide individual tandem garages. As proposed, the applicant is requesting an amendment to SD -59 that would allow for tandem parking up to 64 percent of total parking. The Fehr & Peers Parking Study and research found that tandem parking is an industry- accepted practice that can be successful if it is used primarily for units with no more than two occupants and if the stall is assigned to a specific unit. The proposed project has a corresponding percentage of tandem units to one - bedroom units, which lends itself to the appropriate assignment of parking resources. In addition, the applicant will be required to submit a parking management plan, which will detail the procedures for addressing any operational issues that might arise. As previously discussed in the parking ratio section, The 301 is located in a setting that provides a complete array of uses to support a walkable environment, more so than almost any other area of the City outside of the downtown. The setting, which supports reduced auto use, further substantiates the use and percentage of tandem parking. 7501-9