HomeMy WebLinkAbout31A - 2303 S BRISTOL CUP
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CITY COUNCIL MEETING DATE:
REQUEST FOR
COUNCIL ACTION
CLERK OF COUNCIL USE ONLY:
SEPTEMBER 18, 2006
TITLE:
CONDITIONAL USE PERMIT NO. 2006-11
AND VARIANCE NOS. 2006-03, 2006-04
AND 2006-05 TO REDUCE LANDSCAPE AND
PARKING STANDARDS AND CONSTRUCT A
STARBUCKS WITH DRIVE-THROUGH
SERVICES AT 2303 SOUTH BRISTOL
;TREET [j:;/nRa~' APPLICANT
CITY MANAGER
APPROVED
o As Recommended
D As Amended
o Ordinance on 1st Reading
o Ordinance on 2nd Reading
o Implementing Resolution
o Set Public Hearing For
CONTINUED TO
FILE NUMBER
RECOMMENDED ACTION
Receive and file the staff report approving Conditional Use Permit No.
2006-11 as conditioned, Variance No. 2006-03 as conditioned, Variance No.
2006-04 as conditioned and Variance No. 2006-05 as conditioned.
PLANNING COMMISSION ACTION
On August 28, 2006, the Planning Commission adopted a resolution
approving Conditional Use Permit No. 2006-11 as conditioned, Variance No.
2006-03 as conditioned, Variance No. 2006-04 as conditioned and Variance
No. 2006-05 as conditioned by a vote of 7:0 to reduce landscape and
parking standards and construct a Starbucks with drive-through services
in the General Commercial (C-2) zoning district at 2303 South Bristol
Street. The Planning Commission added project conditions that all
driveway pavement treatments for the shopping center match the new
decorative driveway entrance/exit pavement proposed for the new project
construction and a separate condition that the applicant add additional
trees and landscaping to the shopping center parking lot without reducing
the number of parking spaces (Exhibit A) .
FISCAL IMPACT
There is no fiscal impact associated with this action.
Jiay M. Trevino
utive Director
Planning & Building Agency
BA:rb
ba/reports2006/starbuckscup06-11va06-03thru06-05.cc
31A-1
,
REQUEST FOR
Planning Commission Action
PLANNING COMMISSION MEETING DATE:
AUGUST 28, 2006
TITLE:
PUBLIC HEARING - FILED BY NEWMARK MERRILL
FOR CONDITIONAL USE PERMIT NO. 2006-11 AND
VARIANCE NOS. 2006-03, 2006-04 AND 2006-05
TO REDUCE LANDSCAPE AND PARKING STANDARDS
AND CONSTRUCT A STARBUCKS WITH DRIVE-
THROUGH SERVICES AT 2303 SOUTH BRISTOL
STREET
Prepared by Bill Apple
PLANNING COMMISSION SECRETARY
APPROVED
D As Recommended
D As Amended
D Set Public Hearing For
DENIED
D Applicant's Request
D Staff Recommendation
CONTINUED TO
~cutive Director
~€-'^- tA-a,~
Planning Ma ger
RECOMMENDED ACTION
1. Adopt a resolution approving Conditional Use Permit No. 2006-11 as
conditioned.
2. Adopt a resolution approving Variance No. 2006-03 as conditioned.
3. Adopt a resolution approving Variance No. 2006-04 as conditioned.
4. Adopt a resolution approving Variance No. 2006-05 as conditioned.
DISCUSSION
Request of Applicant
NewMark Merrill Companies is requesting approval of a conditional use
permit to build a Starbucks drive-through restaurant and variances to
deviate from the City's landscape and parking standards.
Property Description
The project site is within the 7.61 acre Bristol Warner Village shopping
center on the southeast corner of Bristol Street and Warner Avenue. The
center has five existing buildings with approximately 16 commercial
tenants occupying a total of 75,114 square feet. The property has a
zoning designation of General Commercial (C-2) and a General Plan land
use designation of General Commercial (GC). The proj ect site is one
parcel with parking for approximately 472 vehicles.
EXHIBIT A
31A-2
Conditional Use Permit No. 2006-11
Variance Nos. 2006-03 thru 2006-05
August 28, 2006
Page 2
Surrounding land uses include retail and residential uses across Warner
Avenue to the north; retail and commercial uses to the south; medical
offices and residential property to the east; and retail uses across
Bristol Street to the west (Exhibits 1 and 2) .
Project Description
The applicant is
coffee shop with
retail space.
proposing to construct
a drive-through lane
a
and
2,013 square foot Starbucks
attached 1,773 square foot
As a requirement of the project, a dedication of 12 to 18 feet has been
provided along the frontage of the new building along Bristol Street and
Warner Avenue. This dedicated area will be landscaped until future street
improvements are made. The applicant has provided the required 15 - foot
landscape setback along Warner Avenue and the frontage of the new building
along Bristol Street. Between five feet and eight feet of new landscaping
is being provided along the remainder of the Bristol Street frontage.
Architecture for the project incorporates several tower elements, a metal
roof canopy, aluminum store front windows and a combination of stucco and
stone veneer . Decorative pavement has been provided to accent proj ect
walkways, outdoor seating areas and across project drive entrances on the
Starbucks site (Exhibit 3).
A total of 52 new trees will be added to the site as a result of this
project. Tree sizes have been upgraded from 24-inch box trees to 36-inch
box trees with the majority of these trees located at the corner of
Bristol Street and Warner Avenue and along the street frontage of the
shopping center. The tree palette includes 31 Australian Flame Trees,
three Canary Island Date Palms, nine Canary Island Pine Trees and nine
Aristrocrat Pears.
Analysis of the Issues
The Bristol Warner Village shopping center is considered legal non-
conforming because the site does not comply with the City's current
development standards. Per City code, when a new building is added to a
non-conforming site, the entire property, in this case the 7.61 acre
shopping center, is required to be brought into conformance with City
development standards.
31A-3
Conditional Use Permit No. 2006-11
Variance Nos. 2006-03 thru 2006-05
August 28, 2006
Page 3
All new construction meets City codes i however, discretionary actions
are required for a reduction in landscaping along Bristol Street,
landscape planters within the shopping center, for a reduction in
parking and to operate a drive-through restaurant in the General
Commercial (C-2) zoning district. Each discretionary action needed for
the project to move forward is discussed below.
Conditional Use Permit
The shopping center is located in the General Commercial (C- 2) zoning
district which requires a conditional use permit for eating
establishments with drive-through window service. The drive-through
lane is designed to City standards with a stacking distance of 80 feet
provided from the pick-up window to the order board and an additional 80
feet of stacking provided from the order point to the end of the drive-
through lane. The Starbucks building and surrounding area meet City
codes pertaining to landscaping, parking and setbacks. The drive-
through lane will be hidden by a landscaped berm and hedge to help
screen vehicles using the drive-through lane and to minimize glare from
vehicle headlights during evening hours. Staff recommends that the
Planning Commission approve the conditional use permit necessary to
operate an eating establishment with drive-through window service.
Variances
Reduction In landscaped setbacks along Bristol Street
Fifteen
Avenue.
setback
the new
feet of landscaping is required along Bristol Street and Warner
The applicant has provided the necessary I5-foot landscaped
along Warner Avenue and along the street frontage occupied by
building on Bristol Street.
Along the remainder of Bristol Street to the south of the proposed
building, between five and eight feet of new landscaping is provided,
which includes a two-foot vehicle overhang into this landscape area. To
mitigate the reduced landscape setback, 18 new 36-inch box trees are
being added to the new landscaping provided at the shopping center along
the Bristol Street frontage.
31A-4
Conditional Use Permit No. 2006-11
Variance Nos. 2006-03 thru 2006-05
August 28, 2006
Page 4
Although there is physically enough room to provide the required 15 feet
of landscaping along Bristol Street, doing so would eliminate
approximately 19 parking spaces. This is problematic because the
shopping center is currently under-parked per City parking standards.
To prevent further loss of parking, it is recommended that the Planning
Commission approve the proposed landscape reduction along Bristol
Street.
Reduction In landscape planters within the parking area
The City's commercial standards require one 8~-foot wide by 18-foot long
landscape planter for every 10 parking spaces provided. The purpose of
this requirement is to distribute landscaping throughout the parking
lot, provide shade and enhance the visual appearance of the City's
commercial districts. There are 472 parking spaces within the center
which requires 47 landscape planters.
The applicant has focused landscape improvements to the corner of
Bristol Street and Warner Avenue where the new building will be
constructed and along project street frontages. Five landscape planters
have been provided adjacent to the new Starbucks building in addition to
five tree well cut outs. Tree sizes have been upgraded throughout the
center from 24-inch box trees to 36-inch box trees. A total of 52 new
36-inch box trees have been provided as the result of the new building
being added to the site.
The addition of 8~ feet wide by l8-foot long landscape planters to the
remainder of the site would result in a loss of approximately 42 parking
spaces. To avoid a further loss of parking, staff has agreed to allow
the applicant to focus landscape improvements to areas adjacent to the
new Starbucks building and along proj ect street frontages. Therefore,
staff recommends that the Planning Commission approve the variance for a
reduction in the number of landscape planters provided for the center.
Reduction of Parking
The addition of the new building on the site triggers the City's non-
conforming ordinance which requires the overall site to comply with City
parking standards.
The shopping center consists of 16 commercial tenants occupying 75,114
square feet. Based upon the uses and square footage of the tenant
spaces, 486 parking spaces are required while 472 parking spaces have
been provided.
31A-5
Conditional Use Permit No. 2006-11
Variance Nos. 2006-03 thru 2006-05
August 28, 2006
Page 5
The applicant has provided parking to code for
building. Thirty new parking spaces have been
29 parking spaces are required for the 3,788
building.
the new Starbucks/retail
added to the site, while
square foot food/retail
In order to analyze whether or not the existing parking lot would be
adequate enough to support the proposed expansion, a shared parking
analysis was prepared by RK Engineering Group, Inc., a traffic
engineering firm, for the proj ect. The study was completed using the
Urban Land Institute (ULI) shared parking methodology and the Institute
of Transportation Engineers (ITE) parking demand (Exhibit 4) .
The shared parking analysis for the Bristol Warner Village shopping
center was intended to provide an analysis of the parking demand based
upon the different acti vi ty pat terns and uses wi thin the center. It
reviewed the City's parking requirements for restaurants and retail uses
and proposed an al ternati ve demand based upon other parking generation
factors. According to the Urban Land Institute's (ULI) Shared Parking
Publication, shared parking is defined as parking spaces that can be
used to serve two or more individual land uses without conflict or
encroachment. Land uses wi thin the shopping center were found to be
compatible with one another with users often shopping at more than one
business per trip. For example, customers eating at one of the
restaurants on site might also shop at a retail store located within the
shopping center, thereby reducing the parking demand required for
individual uses. The study concluded that sufficient parking was
provided to meet the peak and future parking demands of the shopping
center.
The number of on-site parking spaces provided is 472, while the maximum
number of parking spaces expected to be occupied is 442 on December
weekdays and 380 on December weekends. Based upon the shared parking
concept, a total of 29 parking spaces (6.2 percent of the total lot)
were projected to be unoccupied with maximum demand based on all uses.
The study concluded that sufficient on-site parking will be available to
serve the existing land uses and the proposed Starbucks restaurant.
Staff therefore recommends that the Planning Commission approve the
proposed 14 space parking variance.
Based upon the above analysis and findings,
Planning Commission approve the conditional
required for the project.
staff recommends that the
use permit and variances
31A-6
Conditional Use Permit No. 2006-11
Variance Nos. 2006-03 thru 2006-05
August 28, 2006
Page 6
CEQA Compliance
This proj ect was reviewed in accordance with the guidelines for the
California Environmental Quality Act. The recommendation is exempt from
further review pursuant to Section 15303. This Class 3 exemption allows
the construction of a store, motel, office, restaurant or similar
structure in urban areas not exceeding 10,000 square feet of floor area
on sites zoned for such use, if not involving the use of significant
amounts of hazardous substances, where all public services and
facilities are available and the surrounding area is not environmentally
sensitive. Categorical Exemption Environmental Review No. 2006-107 will
be filed for this project.
Pt ~ 1'l..l,A.1J--
Bill Apple "'-rr--
Associate Planner
d/~ L ~
Vince Fregoso,
Senior Planner
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31A-7
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CUP 06-11/ VA 06-3,4 & 5
STARBUCKS DRIVE-THROUGH
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31A4S6
BRISTOLlWARNER SHOPPING CENTER
SHARED PARKING ANALYSIS (Revised 04/06/06)
City of Santa Ana, California
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transportation planning . traffic engineering
acoustical engineering . parking studies
April 6, 2006
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Mr. Sandy Sigal
NEWMARK MERRILL COMPANIES
5850 Canoga Avenue, Suite 650
Woodland Hills, CA 91356
Subject: Bristol/Warner Shopping Center Shared Parking Analysis (Revised)
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Dear Mr. Sigal:
RK ENGINEERING GROUP, INC. (RK) is pleased to provide this shared parking analysis for the
Bristol/Warner Shopping Center. The site is located at the southeast corner of Bristol Street
and Warner Avenue in the City of Santa Ana. The project is currently fully developed;
however, the existing project is an existing non-conforming use that does not meet the City
of Santa Ana parking code requirements. Additionally, you would like to evaluate the
shared parking for the site assuming the existing futur'e store is a standard retail use.
The project does not provide the amount of parking based upon the City of Santa Ana
Parking Code when all of the individual land uses are accounted for. Therefore, the City
wants to be sure that the parking demand for the project is adequately accommodated by
the available parking with the full occupancy of the site based upon desired uses
anticipated by Newmark Merrill Companies. This includes assuming that an existing
furniture store would become a retail use.
A ULI (Urban Land Institute) shared parking analysis has been performed to determine if
the parking of individual uses does not occur simultaneously, and therefore, does not
create an overflow parking situation. The parking within the overall complex is shared in
common; therefore, there can be a sharing of parking throughout the development.
The shared parking analysis concludes that the on-site parking that is currently available can
accommodate the amount of parking required for the project. The proposed mix of land uses
lends itself to the shared parking concept where individual uses peak during different times of
the day. This includes retail, restaurant, bar and services uses.
Both weekday and weekend parking demands have been evaluated, in addition to the
monthly/hourly variations of parking demand. It is anticipated that the retail, restaurant, and
services uses will share a significant portion of the parking with each other. The land uses
within the Bristol/Warner Shopping Center project are complimentary (i.e., retail and
restaurant uses), and will help to minimize overall parking demand. This combination of
complimentary uses is considered a multi-use development.
31A'e~ 7
3991 macarthur boulevard, suite 310
newport beach, california 92660
tel 949.474.0809 fax 949.474.0902
http://www.rkengineer.com
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Mr. Sandy Sigal
NEWMARK MERRILL COMPANIES
April 6, 2006
Page 2
The results of this study indicate that the proposed parking to be provided at the site will be
sufficient to meet the peak parking demand for the proposed mix of land uses included
within the site. A series of recommendations are included within this parking study for your
consideration.
I
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If you have any questions regarding this study, or need further review, please do not hesitate
to call us at (949) 474-0809.
Sincerely,
RK ENGINEERING GR
~
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Robert Kahn, P.E.
Principal
Allison Goedecke, M.B.A.
Senior Transportation Planner
Attachments
RK:AG:rd/RK4235
IN: 1737-05-05
31A~~8
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RK:AG:rd/RK4235
IN: 1737-05-05
BRISTOL./WARNER SHOPPING CENTER
SHARED PARKING ANALYSIS (REVISED)
City of Santa Ana, California
Prepared for:
NEWMARK MERRILL COMPANIES
5850 Canoga Avenue, Suite 650
Woodland Hills, CA 91356
Prepared by:
RK ENGINEERING GROUP, INC.
20201 S.W. Birch Street, Suite 250
Newport Beach, CA 92660
Robert Kahn, P.E.
Allison Goedecke, M.B.A.
April 6, 2006
31A'e~ 9
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Table of Contents
Section Paqe
1.0 Introduction.............. ............. ............... .................. ....... .......... ............ 1-1
2.0 Parking Analysis.................... ..... ............ ....... ............... ..... ................... 2-1
2.1 Parking Analysis 2-1
2.2 Shared Parking Analysis 2-2
2.3 Shared Parking Results 2-3
3.0 Overflow Parking........ ......... ....... ...... .................. ................ ................. 3-1
4.0 Findings ........ ...................... .......... ......... .................. ...... ...................... 4-1
5.0 Recommendations ................................. ....................... ...... ................. 5-1
6.0 Conclusions. .............................................. ........ ................................... 6-1
31A~20
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List of Attachments
Exhibits
Location Map...........................................................................................................
Site Pia n ...................................................................................................................
Weekday Hourly Parking Demands...... ..................................................... ................
Weekend Hourly Parki ng Demand ............................................................................
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Tables
Exi sti ng La n d Uses....................................................................................................
Proposed La nd Uses..................................................................................................
Proposed Project Parking Requirements Per City Code ...............................................
Monthly Demand Variation as Percentage of Peak Month .........................................
Bristol/Warner Shopping Center Santa Ana Monthly Peak Parking Demand ...............
Appendices
City of Santa Ana Parking Code ................................................................................ A
Urban Land Institute (ULI) Shared Parking Methodology........................................... B
Shared Parking Printouts......................................................................... ................. C
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A
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1.0 Introduction
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RK ENGINEERING GROUP, INC. (RK) is pleased to provide this shared parking analysis for the
Bristol/Warner Shopping Center in the City of Santa Ana. The development is located at the
southeast corner of Bristol Street and Warner Avenue, as shown on Exhibit A. The purpose of
this study is to determine existing peak parking demand and develop a shared parking study
for the project. The parking within the overall complex is shared in common; therefore,
there can be a sharing of parking throughout the development.
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The site will include 78,900 square feet of retail, restaurant, bar, and. services land uses. The
existing land uses and sizes are summarized on Table 1. The proposed land uses and sizes for
the project are summarized on Table 2. The two new buildings are included as vacant space
in the table listing existing land uses. Some tenants may change in the future as shown in
Table 2. The site is proposed with 471 parking spaces. The site plan for the project is shown
on Exhibit B.
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The site has been fully developed with the exception of the two new vacant buildings. The
project currently contains retail, restaurant, bar and services uses.
The project does not provide sufficient on-site parking based upon the City of Santa Ana
Parking Code when all of the individual land uses are accounted for. Therefore, the City
wants to be sure that the parking demand for the project is adequately accommodated by
the available parking. As a result of this, a shared parking analysis has been performed to
determine if the parking of individual uses does not occur simultaneously, and therefore,
does not create an overflow parking situation.
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31A~22
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I 2.0 Parkinq Analvsis
2.1 Parking Analysis
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The City of Santa Ana Parking Code is included in Appendix A. According to the City
Parking Code, the Bristol/Warner Shopping Center would need to provide a total of
495 parking spaces for the proposed uses, including the existing furniture store as a
standard retail use. Table 3 shows the City parking requirements per land use within
the site. However, because of the mixed-use nature of Bristol/Warner Shopping
Center, a ULI shared parking analysis has been completed to determine the
appropriate amount of parking needed for the project.
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The developer plans to seek relief from parking standards based on the differences in
peak usage hours for the individual (complimentary) uses, which will reduce the
demand for parking spaces.
There are 471 proposed parking spaces at the Bristol/Warner Shopping Center.
However, based upon the shared parking concept, there will be sufficient parking
spaces available for parking to meet the needs of the proposed project.
The project land uses are compatible with one another and lend themselves to the use
of shared parking because the uses are complimentary (i.e., retail and restaurant), and
people could often go there for more than one purpose in only one trip. For example,
people going to the restaurant could utilize retail uses within the site, or office workers
could utilize both the retail and restaurant uses; therefore, reducing the typical
amount of parking demand required for the individual uses. In addition, the weekend
peak parking demand for the office would be significantly less than during weekday
conditions. The multi-use nature of the land uses at Bristol/Warner Shopping Center
lends itself to the reduction in overall parking generation as a result of the mix of
land uses within the site.
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31A~23
2.2 Shared Parking Analysis
RK has used procedures developed by the Urban Land Institute (ULI) from its 1983
publication, titled Shared Parking. A summary of the ULI study is included in
Appendix B. The ULI shared parking analysis evaluates the types of land uses, parking
rates, monthly variations of parking demand by land use, differences between
weekday and weekend parking demand, and the hourly distribution of peak parking
demand for each type of land use. The ULI procedures, with the exception of the
parking rates provided by the ULI, were utilized in this study to evaluate peak parking
demand that will occur at the proposed Bristol/Warner Shopping Center. RK utilized
the latest parking rates published by the City of Santa Ana.
RK used the proposed land uses in determining the project parking demand.
Furthermore, each month of the year was evaluated, and the peak parking demand for
both weekdays and weekends was determined utilizing data contained in the ULI
Shared Parking report and the operational characteristics of the proposed land uses
within the site.
Peak parking demand for each land use at the Bristol/Warner Shopping Center was
estimated using the City of Santa Ana parking requirements for individual land uses.
Based upon these requirements for individual uses, total parking demand required for
the site would be 495 parking spaces, as shown previously in Table 3. However, as
previously noted, the City of Santa Ana is permitting an evaluation of mixed-use
projects to take into account the multiple trips that people make within these types of
developments.
A computer spreadsheet was then developed, incorporating ULI shared parking
procedures and ITE parking rates, to analyze the parking demand at the Bristol/Warner
Shopping Center. The program was consistent with the procedures included in the
ULI Shared Parking publication. The following inputs were included within the shared
parking computer program for each land use:
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1. Peak parking demand by land use.
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2. Parking rates provided by the ITE, which reflect current parking demand rates at
the site that were adjusted for vacant uses.
3. Weekday vs. weekend adjustment factors.
4. Monthly adjustment factors to account for variations in parking demand over the
year, which are shown in Table 4.
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The shared parking demand for individual uses takes into account the peak parking
characteristics of the retail/service, restaurant and bar uses. Each of these land uses
has different peaking characteristics with respect to time of day and month of the
year. Adjustments have been made to take into consideration both weekday and
weekend peak conditions, based upon the individual types of uses.
2.3 Shared Parking Results
Since the peak parking demand for each land use occurs at a different hour and also
varies by month and day of the week, the peak parking demand is not solely
determined by adding the individual peak parking required for each land use.
Exhibits C and D indicate the hourly variation of parking demand for each land use at
the Bristol/Warner Shopping Center. As shown on these exhibits, the peak parking
demand for each land use does not occur at the same time.
This study finds that the month of December resulted in the highest peak parking
demand during the year for the Bristol/Warner Shopping Center. The computer
output datasheets for the various months are included in Appendix C, and a summary
of the peak parking demand for each month is included in Table 5. As shown in
Table 5, the maximum parking demand on weekdays is 442 parking spaces. Peak
demand on weekends is 380 parking spaces.
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31An25
The Bristol/Warner Shopping Center provides a total of 471 parking spaces. Based
upon this shared parking analysis, the proposed land uses within the Bristol/Warner
Shopping Center can be accommodated by the 471 parking spaces without creating
an overflow parking situation. It is projected that there will be an excess of 29 spaces
during weekdays and 91 spaces during weekends during the peak month of the year
with full occupancy of the development for peak conditions.
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3.0 Overflow Parking
Based upon the shared parking analysis, the peak parking demand for weekdays is
projected to be 442 parking spaces and the peak weekend parking demand is projected to
be 380 parking spaces. The Bristol/Warner Shopping Center has 471 parking spaces;
therefore, at least 29 parking spaces (6.2% of the total parking lot) should be available for
any overflow parking needs during peak weekday conditions.
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4.0 Findinqs
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The following findings have been determined by this shared parking analysis:
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The existing Bristol/Warner Shopping Center shopping center includes a total of 78,900
square feet of mixed uses with a total of 471 parking spaces throughout the complex. The
site is proposed to include retail, restaurant, bar, and service uses. Based upon the City of
Santa Ana Parking Code for individual uses, a total of 495 parking spaces would be required
for the Bristol/Warner Shopping Center. However, the shared parking concept is viable due to
the mix of land uses.
Utilizing the shared parking concept, peak parking demand for weekdays is estimated to be
442 spaces for weekdays and 380 spaces for weekends.
The results of the parking demand survey (after adjusting for the peak month of the year and
accounting for the existing vacant uses) indicate that the projected shared parking analysis is
conservative, and more vacant parking spaces would actually be available within the site.
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311A~8
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5.0 Recommendations
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Monitor the peak parking demand at the Bristol/Warner Shopping Center in order to refine
the parking management operations at the site.
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311An29
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6.0 Conclusions
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The following conclusions have been reached with respect to the Bristol/Warner Shopping
Center mixed-use development:
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1. The project consists of a mix of uses including retail, restaurant, bar and service uses,
which are compatible from a shared parking standpoint. Peak parking demand will not
occur simultaneously from all of the various uses.
2. Utilizing the shared parking concept, the parking demand for the project has been
estimated to be approximately 442 parking spaces during peak weekday conditions and
380 parking spaces during peak weekend conditions. The project provides 471 parking
spaces.
3. Based upon the parking survey, the proposed parking demand can be accommodated
within the proposed parking facility.
4. The project should monitor its peak parking demand to refine the parking management
operations at the site.
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311A~O
Exhibits
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1737-05-05 (ExA)
BRlSTOL/WARNERSHOPPING CENTER, SHARED PARKING ANALYSIS, City of Santa Ana, California
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Exhibit A
Location Map
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Exhibit B
Site Plan
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Exhibit C
Weekday Hourly Parking Demands
Weekday Parking Demand (Peak Month)
-+- Retail
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-*-. Bar
~TOTAL
-*-PARKING PROVIDED
2,000
1,900
1,800
1,700
1,600
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Exhibit D
Weekend Hourly Parking Demands
Weekend Parking Demand (Peak Month)
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Tables
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TABLE 1
Existing Land Uses
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Unit Tenant Retail/Service Restaurant Bar Store Vacant Total
1200A Panda Bowl 1,422 1,422
1200B Boutique Salon 695 695
1200C Seoul House 695 695
1200E Check Cashing 1,390 1,390
1200F King Water Juice Bar 695 695
New Building 2,013 2,013
New Building 1,773 1,773
2307A Ducks Donuts 1,033 1,033
2307B Super Antojitos Meat Market 3,381 3,381
2307(, Super Antojitos Mexican 1,288 1,288
2315 Tony's Barber Shop 797 797
2321 Home Town Buffet 8,673 8,673
2327 Susie's Deals #58 3,676 3,676
2335 Lucy's Bridal 593 593
2337A CSKAuto Inc. #1516 5,489 5A~
2337B Video One 1,914 1,914
2341 Furniture for less 5,351 5,351
2343 Las Vegas Bar 2,628 2,628
24078 Hollywood Video #005-990 5,055 5,055
99 99<1: Only Store 30,339 30,339
Total 53,329 13,806 2,628 5,351 3,786 78,900
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iN: 1737-05-05
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TABLE 2
Proposed Land Uses
Unit Tenant Retail/Service Restaurant Bar Vacant Total
1200A Panda Bowl 1,422 1,422
1200B Boutique Salon 695 695
1200C Seoul House 695 695
1200E Check Cashing 1,390 1,390
1200F King Water Juice Bar 695 695
New Building Starbucks 2,013 2,013
New Building New Restaurant 1,773 1,773
2307 A Ducks Donuts 1,033 1,033
Super Antojitos Meat
2307B Market 3,381 3,381
2307C Super Antojitos Mexican's 1,288 1,288
2315 Tony's Barber Shop 797 797
2321 Home Town Buffet 8,673 8,673
2327 Susie's Deals #58 3,676 3,676
2335 Lucy's Bridal 593 593
2337A CSK Auto Inc. #1516 5,489 5,489
2337B Video One 1,914 1,914
2341 Retail Use 5,351 5,351
2343 Las Vegas Bar 2,628 2,628
Hollywood Video #005-
24078 990 5,055 5,055
99 99~ Only Store 30,339 30,339
Total 58,680 17,592 2,628 0 78,900
;:\rktables\RK4235TB
IN: 1737-05-05
3tAn38
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TABLE 3
Proposed Project Parking Requirements Per City Code
Land Use Quantitv1 Required Parkina Ratio Reauired Parkina
Retail/Service 58,680 S.F. 1 space per 200 S.F. 293
Restaurant 17,592 S.F. 1 space per 100 S.F. 176
Bar2 2,628 S.F. 1 space per 100 S.F. 26
Total 78,900 495
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IN:1737-05-05
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TABLE 4
Monthly Demand Variation as
Percentage of Peak Month
Month Retail Restaurant Bar
January 65% 84% 84%
February 65% 84% 84%
March 70% 94% 94%
April 70% 93% 93%
May 70% 97% 97%
Jun 75% 96% 96%
July 75% 98% 98%
August 75% 100% 100%
September 75% 92% 92%
October 75% 95% 95%
November 80% 92% 92%
December 100% 96% 96%
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TABLE 5
Bristol/Warner Shopping Center Santa Ana
Monthly Peak Parking Demand
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Month Weekdays Weekend
January 331 277
February 331 277
March 363 304
April 362 303
May 370 310
June 380 318
July 383 321
August 388 324
September 372 311
October 378 316
November 384 20
December 442 ' 380 2
Maximum Demand 442 380
Parking Provided 471 471
Number of Surplus Spaces 29 91
Percent Surplus Spaces 6.2% 19.3%
1 Peak month for weekdays
2 Peak Month for weekends
j:\rktables\RK4235TB
IN:1737-05-05
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Appendices
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Appendix A
City of Santa Ana Parking Code
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ARTICLE XV. OFF-STREET PARKING
Page 1 of 19
PARKING
ARTICLE XV. OFF-STREET PARKING
DIVISION 1. GENERAL REQUIREMENTS
parking
Sec. 41-1300. Location of required off-street parking.
Parking facilities shall be located on the same lot or site or on a lot or site contiguous
thereto. Any property used for required parking shall be under the same ownership as the uses
served or shall be restricted in such a manner as to prevent the severance of the parking
facilities and use by sale, trade, lease or any other conveyance.
(Ord. No. NS-2091, 9 1, 11-19-90)
Sec. 41-1301. Prohibition against display of vehicles, trailers, vessels and other
personal property for sale.
(a) No person shall park or place a vehicle, trailer, or vessel or other personal
property upon a public or private street, parking lot or any public or private property'for
the purpose of displaying such vehicle, trailer, vessel or other personal property thereon
for sale, hire or rental, or for other advertising purposes, unless said property is properly
zoned by the city for such purpose and the vendor is duly licensed to transact such
business at that location.
(b) Subsection (a) shall not prohibit any person from parking or placing a vehicle or
vessel or other personal property on private residential property belonging to or
occupied by the owner of such vehicle, vessel or other personal property, for the
purpose of displaying the same for sale, hire or rental.
(c) "Vehicle" as used in this section shall mean a "vehicle" as defined in Section 670
of the California Vehicle Code, as the same now reads or may hereafter be amended.
(d) "Vessel" as used in this section shall mean a "vessel" as defined in Section 9840
(a) of the California Vehicle Code, as the same now reads or may hereafter be
amended.
(e) The parking or placing of any vehicle or vessel or other personal property with a
sign or other advertising device thereon or proximate thereto, indicating such vehicle or
vessel or other personal property is for sale, hire or rental, shall constitute prima facie
evidence that such vehicle, vessel or other personal property was parked or placed for
the purpose displaying same for sale, hire or rental, or other advertising.
(f) A violation of this section shall constitute an infraction punishable in the same
manner as provided in section 36-27 of this Code, as the same now reads or may
hereafter be amended.
(Ord. No. NS-2091, 91, 11-19-90; Ord. No. NS-2340, 91,12-15-97)
parking'
Sec. 41-1302. Prohibition against use of required parking spaces for other
purposes.
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ARTICLE XV. OFF-STREET PARKING
Page 2 of 19
-
(a) No person shall use or allow the use of any parking space or area designed for
the parking of vehicles, and necessary to provide parking spaces in full or partial
satisfaction of the off-street parking requirements of this chapter, for any purpose which
obstructs or prevents the use of such parking space or area for the parking of vehicles
on a regular basis.
(b) The use of a required parking space for the storage of any automobile for more
than seventy-two (72) hours, or for the storage of equipment, shall be deemed to be an
obstruction or activity Which prevents the use of such parking space for the parking of
vehicles on a regular basis within the meaning of subsection (a) of this section.
(c) Subsection (b) does not apply to the parking of a vehicle at a residence provided
the vehicle is operational and the parking of the vehicle does not conflict with access
and parking of other vehicles.
(Ord. No. NS-2091, S 1, 11-19-90; Ord. No. NS-2340, S 2,12-15-97)
parking
Sec. 41-1303. Dimension of parking area and access.
(a) Open and garage parking stalls shall not be less than eight (8) feet six (6) inches
wide and eighteen (18) feet long. Where double-striping is required and the width of
stalls shall be measured from lines midway between each pair of stripes. Structural,
mechanical, utility or similar appurtenances are only permitted adjacent to required stall
areas if the required width of the stall is increased at least six (6) inches andif:the
appurtenance is not located so as to interfere with safe and free parking movement or
car door opening or of visibility. No appurtenance shall be permitted in the area in front
of a parked car unless located in its entirety at least four (4) feet above surface level.
Parking lot lights and tree wells, however, may encroach no greater than eighteen (18)
inches into a front corner of a parking stall.
(b) Aisles to and from parking stalls shall not be less than:
(1) Thirteen (13) feet wide for one-way aisles with thirty-degree parking.
(2) Fifteen (15) feet wide for one-way aisles with forty-fIve-degree parking.
(3) Eighteen (18) feet wide for one-way aisles with sixty-degree parking.
(4) Twenty-three (23) feet wide for ninety-degree parking.
(c) Circulation within a parking area must be such that:
(1) A car entering the parking area need not enter a street to reach another
aisle except on a street with a standard industrial street cross section.
(2) A car need not enter a street backwards. This provision shall not apply to
off-street parking required in sections 41-1320 and 41-1321, or prohibit the
backing of motor vehicles into a street which has a, standard industrial street
cross-section regardless of the use on the lot abutting said industrial street.
(3) All parking stalls and garages shall be accessible and usable.
(Ord. No. NS-2091, S 1, 11-19-90; Ord. No. NS-2340, S 3,12-15-97)
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Sec. 41-1304. Maintenance and operation.
(a) Bumper guards, curbs or other suitable barriers shall be provided to protect public
streets and sidewalks, to prevent parking in areas where no parking is permitted, to
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ARTICLE XV. OFF-STREET PARKING
Page 3 of 19
prevent parked vehicles from extending beyond the parking area boundary line or
intruding into any pedestrian walkway, and to prevent vehicles from contacting any wall,
fence or landscaped area.
(b) When the parking area abuts residentially zoned property, property used for
residential purposes, or sensitive land uses, a minimum six-foot high masonry wall shall
be erected along such property lines, except that such wall shall not exceed four (4) feet
in height along any required front yard of the adjacent property.
(c) Lights used to illuminate the parking area shall be reflected away from any
residence or sensitive land use.
(d) All required stalls shall be clearly outlined with double-striping on the surface of the
lot.
(e) The parking area and driveways shall be paved with asphaltic or concrete
surfacing.
(f) All parking areas shall be accessible to vehicles via driveways and aisles of the
size specified herein.
(g) Cart corrals shall be provided throughout parking lots for uses that rely on
shopping carts for normal business operations.
(h) Sensitive land uses as used in this section are those adjacent land uses such as
child care facilities, parks, schools, churches. convalescent homes, and hospitals that
will be potentially impacted by the proposed parking lot and ancillary parking activities.
(i) All parking areas required by this chapter are to be maintained in a safe, clean and
repaired state with no potholes, solid paving, and legible striping.
(Ord. No. NS-2091, S 1, 11-19-90; Ord. No. NS-2340, S 4, 12-15-97; Ord. No. NS-2446, S 23,9-
18-00 )
Sec. 41-1305. Loading space requirements.
Every building involving the receipt or distribution by vehicle of materials or merchandise
incidental to carrying on such activity shall be provided with at least one (1) space for standing,
loading and unloading of vehicles to avoid undue interference with the public use of on-site
travel aisles, streets and alleys. Such space shall be provided at a size sufficient to
accommodate the largest delivery vehicle likely for the building and in no case be less than ten
(10) feet by twenty-five (25) feet. Loading zones shall be provided at a rate of one (1) for every
ten thousand (10,000) square feet of floor area or outdoor storage area. A fourteen-foot
minimum height clearance shall be maintained. Loading zones shall not interfere with or be
used for off-street parking purposes. Loading zones shall be clearly designated and labeled,
and may not be located adjacent to property used or zoned for residential purposes.
(Ord. No. NS-2091, S 1, 11-19-90; Ord. No. NS-2340, S 5,12-15-97)
parking
Sec. 41-1306. Handicapped parking.
(a) Nwriber. A portion of the required off-street parking spaces required for any use
by this chapter shall be designed for physically handicapped persons in accordance with
state law and the following standards:
TABLE INSET:
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ARTICLE XV. OFF-STREET PARKING
Page 4 of 19
TDtal Number Df Number Df Spaces
Parking Spaces Dr Handicapped PerSDns
1-25 1
26-50 J
51-75 3
76-100 4
101-150 5
151-200 6
201-300 7
301-400 8
401-500 9
501-1,000 2% Df tDtal
20 plus 1 fDr each 100
Over 1,000 spaces provided
over 1,000
(b) Design, designation, and location. Handicapped persons' parking spaces shall, at
a minimum, comply with the requirements of the California Building Code, Division 11,
Site Accessibility.
(Ord. No. NS-2091, 9 1, 11-19-90; Ord. No. NS-2176, 95,9-21-92; Ord. No. NS-2340, 96, 12-
15-97)
Sec. 41-1307. Motorcycle spaces.
Any site which has five hundred (500) or more parking spaces shall provide, for the first
five hundred (500) spaces and one (1) for each two hundred fifty (250) spaces thereafter, a
seventeen-foot by eighteen-foot motorcycle parking area, bordered by bumper guards or
concrete curb to preclude automobile access to such area. Motorcycle spaces are to be clearly
designated and located near the main entrance of the primary structures on-site.
(Ord. No. NS-2091, 91, 11-19-90; Ord. No. NS-2340, 97,12-15-97)
parking
Sec. 41-1308. Prohibition against separate charge for parking on multiple-family
residential property.
(a) No owner or agent of any owner of multiple-family residential property shall
impose any charge on any resident for the privilege of parking in the off-street parking
spaces on such property which is separate and distinct from the rent charged to such
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ARTICLE XV. OFF-STREET PARKING
Page 5 of 19
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resident for such resident's dwelling unit.
(b) Any owner or agent of an owner of residential property who is, not in compliance
with subsection (a) of this section on November 19, 1990, shall have sixty (60) days
from and after such date to discontinue such noncompliance. Thereafter any such
noncompliance shall be unlawful.
(Ord. No. NS-2091, 91,11-19-90)
Sec. 41-1309. Interpretation of standards.
In interpreting the parking standards set forth in this article, the following rules shall
govern:
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(1) Wherever required off-street parking is based upon gross floor area, the
number of required spaces shall be determined by applying the appropriate
mathematical ratio. If the product is not a whole number, the number of required
spaces shall be the next lower natural number if the decimal fraction is less than
five-tenths (0.5) or the next higher natural number if the decimal fraction is five-
tenths (0.5) or more. Wherever required off-street parking is based upon some
other factor, the number of required spaces shall be determined by the same
arithmetical process.
(2) Wherever two (2) or more uses identified in this article exist on the same
site or within the same building:
a. The number of parking spaces required for each use shall be
determined separately.
b. Except as provided in sections 41-1390 and 41-1391, ancillary
activities or uses within a single tenant space not exceeding fifteen (15)
percent of the gross floor area shall be calculated at the parking ratio of
the primary use.
(3) Wherever a particular use of property can be classified under more than
one (1) section of this article which sets minimum parking space requirements,
the section which contains the more specific use description shall apply. If two
(2) or more equally specific sections apply, the section imposing the higher
standard shall apply.
(4) Wherever required parking is based upon the number of seats in an area,
eighteen (18) inches of bench space shall be deemed the equivalent of one (1)
seat.
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(Ord. No. NS-2091, 9 1, 11-19-90; Ord. No. NS-2340, 9 8, 12-15-97; Ord. No. NS-2404, 92,9-
20-99 )
parking
Sec. 41-1310. In-lieu parking fee districts.
(a) The city council may, by resolution, establish one (1) or more in-lieu parking fee
districts whereby property owners within any such district may receive a credit toward
the number of off-street parking spaces otherwise required by this article by the
payment of an in-lieu parking fee to be used by the city for the future provision of public
parking facilities serving the district.
(b) Eligibility for the reception of an off-street parking credit shall be limited to: (1) the
use and occupancy of existing buildings which lack sufficient parking spaces on site to
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ARTICLE XV. OFF-STREET PARKING
Page 6 of 19
satisfy the requirements of this article and which no longer have such status as a
nonconforming use or nonconforming building which would allow them to be used and
occupied without the provision of such parking; and (2) the intensification of use in an
existing building. Such eligibility shall not extend to new building construction, nor to
additions to existing buildings or the reconstruction of existing buildings even if such
reconstruction does not increase existing or previous occupant load.
(c) Any resolution of the city council establishing an in-lieu parking fee district shall
set forth the fee to be charged for each parking space for which an off-street parking
credit shall be granted to an owner of eligible property within the district. Such resolution
may also set forth such provisions as the council may determine appropriate for
payment of the fee in installments over a period of years. The responsibility for such
installment payments shall run with the ownership of the property.
(d) All revenues received by the city from the payment of in-lieu parking fees from
owners of property within an in-lieu parking district shall be maintained in an account
separate and apart from other city funds. Moneys in such account may be expended
solely for the purpose of providing additional public parking in the district.
(e) No owner of property within an in-lieu parking fee district may receive any off-
street parking credit pursuant to this section except pursuant to a parking plan
approved for that property by the executive director of the community development
agency of the city or his or her designated representative. The parking plan shall
specify the number of parking spaces required to be provided on the property and the
number of parking spaces for which off-street parking credits are granted.
(f) A parking plan may be revoked by the executive director of the community
development agency of the city or his or her designated representative for failure by the
owner of that property to pay installment payments on the in-lieu parking fee due for
that property, and shall be reinstated upon the payment of all installments due. During
such time as a parking plan is revoked: (1) the property shall not be credited with off-
street parking credits for purposes of determining its compliance with the off-
street parking requirements of this chapter; and (2) no further certificates of occupancy shall be
issued for the property under the building code of the city.
(Ord. No. NS-2309, 9 1, 12-2-96; Ord. No. NS-2340, 99, 12-15-97)
Secs. 41-1311--41-1319. Reserved.
DIVISION 2. RESIDENTIAL STANDARDS
Sec. 41-1320. Single-family dwellings.
(a) The minimum off-street parking requirements for single-family dwellings are as
follows: four (4) spaces.
(b) Of the spaces required by subsection (a), two (2) spaces shall be in an enclosed
garage. The remaining spaces may be tandem spaces in a driveway.
(Ord. No. NS-2087, 91, 10-1-90; Ord. No. NS-2091, 91,11-19-90)
Sec. 41-1321. Two-family and three-family dwellings.
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Page 7 of 19
(a) The minimum off-street parking requirements for each dwelling unit in a two-
family or three-family dwelling are as follows: three (3) spaces plus one (1 ) additional
space for each bedroom in excess of two (2) bedrooms.
(b) Of the spaces required by subsection (a), two (2) spaces shall be in an enclosed
garage. The remaining spaces may be tandem spaces in a driveway, provided such
driveway spaces may not obstruct access to parking spaces serving any other unit.
(Ord. No. NS-2087, 91, 10-1-90; Ord. No. NS-2091, 91,11-19-90)
Sec. 41-1322. Multiple-family dwellings.
(a) The minimum off-street parking requirements for each dwelling unit in multiple-
family dwellings are as follows: one (1) space in a garage or carport.
(b) Each multiple-family dwelling site shall provide off-street parking spaces, in
addition to the minimum requirements of subsection (a) of this section, in an amount not
less than the number of bedrooms on the site. Such spaces may be open or covered
and may be assigned to particular units or not so assigned. Bachelor units shall be
considered as one-bedroom units.
(c) In addition to the minimum requirements of subsections (a) and (b) of this section,
each multiple-family dwelling site shall provide guest parking, identified as such, in an
amount of spaces not less than twenty-five (25) percent of the minimum required spaces
under subsections (a) and (b) of this section, but in no case less than three (3) spaces.
(Ord. No. NS-2087, 91, 10-1-90; Ord. No. NS-2091, 91, 11-19-90; Ord. No. NS-2340, 910, 12-
15-97)
Sec. 41-1323. Care homes.
The minimum off-street parking requirements for care homes are as follows: one (1)
space for each three (3) beds.
(Ord. No. NS-2091, 9 1, 11-19-90)
Sec. 41-1324. Lodging houses.
The minimum off-street parking requirements for lodging houses are as follows: one (1)
space for each guest room or one (1) space for each one hundred fifty (150) square f~et of
sleeping area, whichever is greater, plus two (2) enclosed spaces for use by the operator of the
lodging house and two (2) guest spaces.
(Ord. No. NS-2091, 9 1, 11-19-90)
Sec. 41-1325. Senior citizen establishments.
(a) The minimum off-street parking requirements for senior citizen establishments,
pertaining to spaces reserved for residents who are sixty-two (62) years of age or older,
are as follows: one (1) space for each one-bedroom dwelling unit; one and one-half (1.5)
spaces for each two-bedroom dwelling unit.
(b) Of the spaces required by subsection (a), at least one (1) space per unit shall be in
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ARTICLE XV. OFF-STREET PARKING
Page 8 of 19
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a garage or under a carport.
(c) In addition to the requirements of subsection (a) of this section, senior citizen
establishments shall provide guest parking spaces, identified as such, in an amount not
less than fifteen (15) percent of the minimum number of spaces required under
subsection (a) of this section. Such guest parking spaces shall be open and outside of
any secured area.
(Ord. No. NS-2091, S 1, 11-19-90)
Sec. 41-1326. Bed and breakfast establishments.
The minimum off-street parking requirements for bed and breakfast establishments are
as follows: one (1) space for each guest room, plus two (2) enclosed spaces for the operator of
the establishment.
(Ord. No. NS-2091, S 1, 11-19-90)
Sec. 41-1327. Fraternity and sorority houses and dormitories.
The minimum off-street parking requirements for fraternity and sorority houses and
dormitories are as follows: one (1) space for each two (2) beds or one (1) space for each eighty
(80) square feet of sleeping area, whichever is greater.
(Ord. No. NS-2091, S 1,11-19-90)
Sec. 41-1328. Trailer and mobile home parks.
(a) The minimum off-street parking requirements for trailer or mobile home parks are
as follows: two (2) spaces for each trailer unit.
(b) Of the spaces required by subsection (a), at least one (1) space for each unit shall
be covered.
(Ord. No. NS-2091, S 1,11-19-90; Ord. No. NS-2340, S 11,12-15-97)
Sec. 41-1329. Caretaker quarters.
The minimum off-street parking requirements for caretaker quarters are as follows: two
(2) spaces.
(Ord. No. NS-2091, S 1, 11-19-90)
Sees. 41-1330--41-1339. Reserved.
DIVISION 3. COMMERCIAL AND OFFICE STANDARDS
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Sec. 41-1340. Retail stores and service uses.
The minimum off-street parking requirements for retail and service uses not otherwise
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ARTICLE XV. OFF-STREET PARKING
Page 9 of 19
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specified in this division are as follows: five (5) spaces for each one thousand (1,000)
square feet of gross floor area.
(Ord. No. NS-2091, S 1, 11-19-90)
Sec. 41-1341. Restaurants, cafes, etc.
(a) The minimum off-street parking requirements for restaurants, cafes and other
eating establishments are as follows: ten (10) spaces for each one thousand (1,000)
square feet of gross floor area and open-air dining area except that an open-air dining
area no greater than twenty-five (25) percent of the gross floor area of the restaurant, or
one thousand (1,000) square feet, whichever is smaller, is exempt from a parking
requirement.
(b) Each drive-through eating establishment shall have vehicular stacking lanes of at
least eighty (80) feet from the pick-up window to the order point, and eighty (80) feet
from the order point to the end of the drive-through lane. Such stacking lanes shall be
located so that they do not serve as entries to parking spaces.
(Ord. No. NS-2091, S 1,11-19-90; Ord. No. NS-2340, S 12,12-15-97)
Sec. 41-1342. Offices, business and professional.
The minimum off-street parking requirements for business and professional offices,
including psychologists, are as follows: three (3) spaces for each one thousand (1,000) square
feet of gross floor area.
(Ord. No. NS-2091, S 1,11-19-90; Ord. No. NS-2340, S 13,12-15-97)
Sec. 41-1343. Open retail.
The minimum off-street parking requirements for plant nurseries (except for those in
conjunction with a home improvement store), vehicle sales and other primarily open-air retail
uses are as follows: two (2) spaces for each one thousand (1,000) square feet of display and
storage area, plus four (4) spaces for each one thousand (1,000) square feet of office area.
(Ord. No. NS-2091, S 1, 11-19-90; Ord. No. NS-2340, S 14,12-15-97)
Sec. 41-1344. Hotels and motels.
(a) The minimum off-street parking requirements for hotels and motels are as follows:
one (1) space for each guest room, plus one (1) space for each ten (10) rooms, plus two
(2) spaces for a manager's unit, if provided.
(b) Except for facilities limited to the exclusive use of guests, parking shall be
provided for restaurants, banquet facilities and other retail services or recreational uses
included in a hotel or motel building or grounds in accordance with the requirements of
this article for such uses.
(Ord. No. NS-2091, S 1, 11-19-90; Ord. No. NS-2340, S 15,12-15-97)
Sec. 41-1345. Reserved.
Editor's note: Section 41-1345 has been deleted by the editor, inasmuch as it appears to
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ARTICLE XV. OFF-STREET PARKING
Page 10 of19
have been superseded by Ord. No. NS-2340, 9 15, adopted Dec. 15, 1997, codified as 941-
1344 of this chapter. Said 941-1345 pertained to motels, and was derived from Ord. No. NS-
2091, 9 1, adopted Nov. 19, 1990.
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Sec. 41-1346. Medical, dental, psychiatric and chiropractic offices and clinics.
The minimum off-street parking requirements for medical, dental, psychiatric, and
chiropractic offices and clinics are as follows: six (6) spaces for each one thousand (1,000)
square feet of gross floor area but in no case less than six (6) spaces.
(Ord. No. NS-2091, 91, 11-19-90; Ord. No. NS-2340, 916,12-15-97)
Sec. 41-1347. Automobile repair and automobile servicing.
(a) The minimum off-street parking requirements for automobile repair and
automobile servicing facilities are as follows: Five (5) spaces for each one thousand
(1,000) square feet of gross floor area.
(b) Vehicle repair bays in automobile repair and automobile servicing facilities shall
not be counted as parking spaces.
(Ord. No. NS-2091, 91, 11-19-90; Ord. No. NS-2099, 91,12-17-90; Ord. No. NS-2118, 915,3-
18-91; Ord. No. NS-2340, 917,12-15-97)
Sec. 41-1348. Banks and financial institutions.
(a) The minimum off-street parking requirements for banks and other financial
institutions are as follows: four (4) spaces for each one thousand (1,000) square feet of
gross floor area, plus two (2) spaces for each walk-up automatic teller machine.
(b) Each drive-in service window in a bank or other financial institution shall have a
vehicular stacking lane of at least one hundred twenty (120) feet in length. Such stacking
lane shall be located so that it does not serve as an entryway to parking spaces.
(Ord. No. NS-2091, 91,11-19-90; Ord. No. NS-2340, 918, 12-15-97)
Sec. 41-1349. Furniture and appliance stores.
The minimum off-street parking requirements for furniture and appliance stores are as
follows: two (2) spaces for each one thousand (1,000) square feet of gross floor area.
(Ord. No. NS-2091, 91,11-19-90)
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Sec. 41-1350. Laundromats.
The minimum off-street parking requirements for laundromats are as follows: six (6)
spaces for each one thousand (1,000) square feet of gross floor area.
(Ord. No. NS-2091, 9 1, 11-19-90)
Sec. 41-1351. Hospitals and other medical care facilities.
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ARTICLE XV. OFF-STREET PARKING Page 11 of 19
The minimum off-street parking requirements for hospitals and other medical care
....- facilities [are as follows]: two (2) spaces for each patient bed.
(Ord. No. NS-2091, 9 1, 11-19-90)
Sec. 41-1352. Union halls.
The minimum off-street parking requirements for union halls are as follows: three (3)
spaces for each one thousand (1,000) square feet of gross floor area of office area, plus one (1)
space for each twenty-eight (28) square feet of assembly floor area.
(Ord. No. NS-2091, 91, 11-19-90; Ord. No. NS-2340, 919, 12-15-97)
Sec. 41-1353. Bulk merchandise stores.
The minimum off-street parking requirements for bulk merchandise stores are as
follows: eight (8) spaces for each one thousand (1,000) square feet of gross floor area.
(Ord. No. NS-2091, 9 1, 11-19-90)
Sec. 41-1354. Lumberyards.
The minimum off-street parking requirements for lumberyards are as follows: five (5)
spaces for each one thousand (1,000) square feet of gross floor area of building space, plus two
(2) spaces for each one thousand (1,000) square feet of outdoor sales or storage area.
(Ord. No. NS-2091, 91, 11-19-90)
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Sec. 41-1355. Car washes.
(a) The minimum off-street parking requirements for self-service car washes are as
follows: two (2) spaces per washing bay. In addition, an area for vehicles of at least ten
(10) feet by twenty (20) feet is to be provided adjacent to each air, water, vacuum and
telephone facility.
(b) The minimum off-street parking requirements for automatic car washes are as
follows: two (2) spaces. Automatic car washes shall also have a vehicular stacking lane
at least sixty (60) feet long at the entrance. An area for vehicles of at least ten (10) feet
by twenty (20) feet shall also be provided adjacent to each air, water, vacuum and
telephone facility.
(c) The minimum off-street parking requirements for full-service car washes are as
follows: five (5) spaces. Full-service car washes shall also provide the following:
(1) A drying area equal to at least twenty (20) parking spaces.
(2) A vehicular approach lane at least one hundred twenty (120) feet in length.
(3) An area for vehicles of at least ten (10) feet by twenty (20) feet adjacent to
each air, water, vacuum and telephone facility.
(Ord. No. NS-2091 , 91, 11-19-90; Ord. No. NS-2340, 920,12-15-97)
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ARTICLE XV. OFF-STREET PARKING
Page 12 of19
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Sec. 41-1356. Indoor swap meets.
The minimum off-street parking requirements for indoor swap meets are as follows: ten
(10) spaces for each one thousand (1,000) square feet of gross floor area. '
(Ord. No. NS-2091, S 1, 11-19-90)
Sec. 41-1357. Service stations.
(a) The minimum off-street parking requirements for service stations which are
limited to the dispensing of motor fuel are as follows: two (2) spaces.
(b) The minimum off-street parking requirements for service stations having repair
and/or retail facilities are as follows: one (1) space for each two hundred (200) square
feet of gross floor area.
(c) No additional spaces are needed for an automatic (drive-through) car wash,
however, a sixty-foot stacking lane is required. Other types of car washes require
parking as specified in this article.
(d) Service stations shall also provide an area for vehicles of at least ten (10) feet by
twenty (20) feet adjacent to each air, water, vacuum and telephone facility.
(e) Vehicle repair bays in service stations shall not be counted as parking spaces.
(f) Fifty (50) percent of fuel island vehicle parking area may be counted toward not
more than one-half ( 1/2) of the number of any parking spaces required due to floor
area used for retail purposes (auto repair excluded).
(Ord. No. NS-2091, S 1, 11-19-90; Ord. No. NS-2340, S 21, 12-15-97)
Sec. 41-1358. Motorcycl,e repair.
The minimum off-street parking requirement for motorcycle, A TV, motor scooter,
moped, small engine and similar repair shops are as follows: one (1) space for each two
hundred (200) square feet of gross floor area.
(Ord. No. NS-2340, S 22, 12-15-97)
Sec. 41-1359. Banquet facilities.
Banquet facilities, as a freestanding use, shall be parked at the rate of one (1) parking
stall per twenty-eight (28) s.f. of activity/assembly area.
Whenever the parking requirement for a banquet facility as an ancillary use exceeds the
parking requirement for the primary use, the banquet facility shall be parked at the rate of one
(1) parking stall per twenty-eight (28) s.f. of activity/assembly area. Provided however, banquet
facilities ancillary to a restaurant or eating establishment shall be parked at the restaurant rate
of ten (10) parking stalls per one thousand (1,000) s.f. of gross floor area.
(Ord. No. NS-2340, S 23,12-15-97; Ord. No. NS-2446, S 24,9-18-00)
Sec. 41-1360. Car rental agencies.
The minimum off-street parking required for car rental agencies is one (1) space for
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ARTICLE XV. OFF-STREET PARKING
Page 13 of 19
each two hundred (200) square feet of gross floor area and one (1) space for each rental
vehicle stored on-site.
(Ord. No. NS-2340, ~ 24, 12-15-97)
Sees. 41-1361--41-1369. Reserved.
DIVISION 4. ENTERTAINMENT AND RECREATIONAL USES
Sec. 41~1370. Golf driving ranges.
The minimum off-street parking requirements for golf driving ranges are as follows: one
(1) space per driving tee.
(Ord. No. NS-2091, ~ 1, 11-19-90; Ord. No. NS-2340, ~ 25,12-15-97)
Sec. 41~1371. Golf courses, bowling alleys and batting cages.
(a) The minimum off-street parking requirements for golf courses, including miniature
golf courses, bowling alleys and batting cages are as follows: three (3) spaces per hole,
alley or cage.
(b) In addition, off-street parking for restaurants and other retail, service or
recreational uses appurtenant to a golf course, bowling alley or batting cage shall be
provided at a rate of seventy-five (75) percent of the requirements of this article for such
uses.
(Ord. No. NS-2091, ~ 1, 11-19-90; Ord. No. NS-2340, ~ 26,12-15-97)
Sec. 41~1372. Theaters and auditoriums.
(a) The minimum off-street parking requirements for movie theaters, stage theaters
and auditoriums are as follows: one (1) space for each three (3) fixed seats, plus one (1)
space for each twenty-eight (28) square feet of assembly area.
(b) Theaters and auditoriums shall also provide a passenger loading/unloading zone.
(Ord. No. NS-2091, ~ 1, 11-19-90)
Sec. 41~1373. Stadiums, skating rinks, gymnasiums, sports arenas, convention
facilities, etc.
(a) The minimum off-street parking requirements for stadiums, skating rinks,
gymnasiums, sports arenas, meeting and convention facilities, and similar places of
public assembly are as follows: one (1) space for each four (4) fixed seats, plus one (1)
space for each twenty-eight (28) square feet of assembly area.
(b) Stadiums, skating rinks, gymnasiums, sports arenas, meeting and convention
facilities and similar places of public assembly shall also provide a passenger
loading/unloading zone.
(Ord. No. NS-2091, ~ 1,11-19-90)
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ARTICLE XV. OFF-STREET PARKING
Page 14 of 19
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Sec. 41-1374. Bingo parlors, pool halls and game arcades.
, , The minimum oft-street parking requirements for bingo parlors, pool halls and game
arcades are as follows: one (1) space for each four (4) seats in a bingo parlor, plus one (1)
space for each video game. plus two (2) spaces for each pool table or other gaming device.
(Ord. No. NS-2091, 91, 11-19-90)
Sec. 41-1375. Exercise gyms, spas, health clubs, etc.
The minimum oft-street parking requirements for exercise gyms, spas. health clubs and
similar facilities are as follows: one (1) space for each twenty-eight (28) square 'feet of floor area
devoted to physical activity other than racquetball or handball (exclusive of locker rooms,
shower facilities, utility rooms and ancillary public areas). plus two and one-half (2.5) spaces for
each racquetball and handball court.
(Ord. No. NS-2091, 91, 11-19-90)
Sec. 41-1375.5. Martial arts, gymnastics, and dance studios.
The minimum oft-street parking requirement for martial arts. gymnastics, and dance
studios where no food or beverage service is provided is as follows: one (1) space for each two
hundred (200) square feet of gross floor area.
(Ord. No. NS-2340, 927, 12-15-97)
Sec. 41-1376. Lodges, clubs and dance halls.
The minimum off-street parking requirements for lodges without sleeping quarters,
clubs and dance halls are as follows: one (1) space for each twenty-eight (28) square feet of
assembly area.
(Ord. No. NS-2091, 91,11-19-90)
Sec. 41-1377. Carnivals.
, The minimum off-street parking requirements for carnivals are as follows: three (3)
spaces for each booth or ride.
(Ord. No. NS-2091. 91,11-19-90)
Sec. 41-1378. Circuses.
The minimum off-street parking requirements for circuses are as follows: one (1) space
for each four (4) seats.
(Ord. No. NS-2091, 9 1. 11-19-90)
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ARTICLE XV. OFF-STREET PARKING
Page 15 of 19
Sec. 41-1379. Dance clubs, cabarets, night clubs and bars.
The minimum off-street parking requirements for dance clubs, cabarets, night clubs and
bars are as follows: one (1) space for each twenty-eight (28) square feet of assembly area.
(Ord. No. NS-2091, 91, 11-19-90; Ord. No. NS-2100, 92,12-10-90)
Sees. 41-1380--41-1389. Reserved.
DIVISION 5. INDUSTRIAL USES
Sec. 41-1390. Manufacturing facilities.
(a) The minimum off-street parking requirements for manufacturing uses are as
follows: two (2) spaces for each one thousand (1,000) square feet of production area.
(b) Office space exceeding thirty (30) percent of the gross floor area of a
manufacturing facility must meet the off-street parking requirements for office use.
(Ord. No. NS-2091, 91, 11-19-90; Ord. No. NS-2340, 928,12-15-97)
Sec. 41-1391. Warehouses distribution, wholesale, data centers and commercial
storage uses.
(a) The minimum off-street parking requirements for warehouses distribution,
wholesale, data centers and commercial storage uses are as follows: One (1) space for
each one thousand (1,000) square feet of gross floor area.
"
(b) Office space exceeding thirty (30) percent of the gross floor area of the warehouse
or wholesale use must meet the off-street parking requirements for office use.
(c) For purposes of this section, "distribution" means a facility which dispenses,
divides, and/or deals goods or materials on a regular basis, other than sales at retail.
(Ord. No. NS-2091, 91, 11-19-90; Ord. No. NS-2275, 923,12-18-95; Ord. No. NS-2340, 929,
12-15-97; Ord. No. NS-2494, S 11, 4-15-02)
Editor's note: Ord. No. NS-2494, 9 11, adopted April 15, 2002, changed the title of 9 41-1391
from "Warehouses and distribution and wholesale uses" to "Warehouses distribution, wholesale,
data centers and commercial storage uses." The historical notation has been preserved for
reference purposes.
Sec. 41-1392. Bulk storage yards and wholesale lumberyards.
The minimum off-street parking requirements for bulk storage yards and wholesale
lumberyards are as follows: one (1) space for each ten thousand (10,000) square feet of lot
area.
(Ord. No. NS-2091, 91, 11-19-90)
Sec. 41-1393. Salvage yards, wrecking yards and impound yards.
~ 4~of~,
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ARTICLE XV. OFF-STREET PARKING
Page 16 of 19
The minimum off-street parking requirements for salvage yards, wrecking yards and
impound yards are as follows: four (4) spaces for each ten thousand (10,000) square feet of lot
area.
(Ord. No. NS-2091, S 1, 11-19-90)
Sec. 41-1394. Mini-warehouses.
(a) The minimum off-street parking requirements for mini-warehouses are as follows:
(1) For the first nine hundred (900) storage units: one (1) space for each one
hundred fifty (150) units.
(2)' For storage units in excess of nine hundred (900): one (1) space for each
three hundred (300) units.
(b) The spaces required by subsection (a) of this section shall be located outside of
any secured storage unit area. '
(c) Two (2) parking spaces shall be provided for anyon-site management unit on a
mini-warehouse site.
(d) Vehicular aisles on mini-warehouse sites shall be at least thirty (30) feet wide.
(Ord. No. NS-2091, S 1, 11-19-90)
Sec. 41-1395. Wholesale machinery and office equipment establishments.
The minimum off-street parking requirements for wholesale machinery and office
equipment establishments are as follows: two (2) spaces for each one thousand (1,000) square
feet of gross floor area. .
(Ord. No. NS-2091, S 1, 11-19-90)
Sec. 41-1396. Passenger transportation services.
The minimum off-street parking requirements for passenger transportation services are
as follows: two (2) parking spaces per one thousand (1,000) square feet of building area and
one (1) parking space for every two (2) fleet vehicles stored and, intended for operation in
connection with said use.
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(Ord.No. NS-2340, S 30,12-15-97; Ord. No. NS-2470, S 8,5-21-01)
Sec. 41-1397. Freight, bus and truck terminals.
The minimum off-street parking requirement for freight, bus and truck terminals is as
follows: two (2) parking spaces per 1,000 square feet of building area, and one (1) parking
space for every two fleet vehicles stored and intended for operation in connection with said use.
(Ord. No. NS-2470, S 9, 5-21-01)
Secs. 41-1398--41-1399. Reserved.
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ARTICLE XV. OFF-STREET PARKING
Page 17 of19
DIVISION 6. EDUCATIONAL USES
Sec. 41-1400. Elementary schools and junior high schools.
The minimum off-street parking requirements for elementary schools and junior high
schools are as follows: one and one-half (1 1/2) spaces for each classroom, plus one (1) space
for each three hundred thirty-three (333) square feet of office floor area.
(Ord. No. NS-2091, S 1, 11-19-90; Ord. No. NS-2340, S 31,12-15-97)
Sec. 41-1401. High schools.
The minimum off-street parking requirements for high schools are as follows: one (1)
space for each one hundred fifty (150) square feet of classroom floor area, plus one (1) space
for each three hundred thirty-three (333) square feet of office floor area.
(Ord. No. NS-2091, S 1, 11-19-90)
Sec. 41-1402. Colleges, trade schools, business schools and adult education
facilities.
The minimum off-street parking requirements for colleges, trade schools, business
schools and adult education facilities are as follows: one (1) space for each forty (40) square
feet of classroom floor area, plus one (1) space for each three hundred thirty-three (333) square
feet of office floor area.
(Ord. No. NS-2091, S 1, 11-19-90)
Sec. 41-1403. Museums, art galleries, amusement attractions and libraries.
(a) The minimum off-street parking requirements for museums, art galleries,
amusement attractions and libraries are as follows: one (1) space for each two hundred
(200) square feet of floor area open to the public including assembly or conference
facilities, and food facilities for the exclusive use of on-site patrons. Administrative office
space is to be parked at one (1) space per three hundred thirty-three (333) feet of floor
area. Restaurants open to the public are to be parked as provided for in this article.
(b) Museums and libraries shall also provide one (1) bus parking stall for the first ten
thousand (10,000) square feet of public area and one (1) space for each five thousand
(5,000) square feet of floor area open to the public thereafter.
(c) Museums, art galleries and libraries shall also provide a passenger
loading/unloading zone.
(d) Theaters in conjunction with such facilities shall be parked per the provisions of
this article.
(Ord. No. NS-2091, S 1, 11-19-90; Ord. No. NS-2299, S 2,9-3-96; Ord. No. NS-2340, S 32, 12-
15-97)
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ARTICLE XV. OFF-STREET PARKING
Page l~ of lY
Sees. 41-1404--41-1409. Reserved.
~
DIVISION 7. MISCELLANEOUS USES
Sec. 41-1410. Mortuaries and funeral homes.
The minimum off-street parking requirements for mortuaries and funeral homes are as
follows: one (1) space for each four (4) fixed seats, plus one (1) space for each thirty-five (35)
square feet of floor area in any seating area without fixed seats, plus one (1) space for each
business vehicle.
(Ord. No. NS-2091, S 1, 11-19-90)
Sec. 41-1411. Churches, chapels and religious meeting halls.
(a) The minimum off-street parking requirements for churches, chapels and religious
meeting halls are as follows: one (1) space for each three (3) fixed seats, plus one (1)
space for each thirty-five (35) square feet of floor area in seating areas without fixed
seats.
(b) For purposes of this section, "seating areas" shall include congregation seating,
prayer and cry rooms, pastor and choir areas, and similar areas.
(Ord. No. NS-2091, S 1, 11-19-90)
Sec. 41-1412. Child care facilities.
(a) The minimum off-street parking requirements for child care facilities are as
follows: one (1) space for each eight (8) individuals, plus one (1) space for each
supervisor or teacher.
(b) Child care facilities providing care or instruction to ten (10) or more individuals at
anyone (1) time shall also provide a passenger loading/unloading zone.
(Ord. No. NS-2091, S 1, 11-19-90; Ord. No. NS-2175, S 5,9-21-92; Ord. No. NS-2340, S 33,12-
15-97; Ord. No. NS-2445, S 24, 9-18-00)
Sec. 41-1412.5. Adult day care facilities.
(a) Adult day care facilities shall be parked at the rate of one (1) space for each two
hundred (200) square feet of activity or assembly area, plus one (1) space for each .1
supervisor or teacher.
(b) Whenever the parking requirement for an adult day care facility, as an ancillary
use, exceeds the parking requirement for the primary use, the adult day care facility j
shall be parked at the rate of one (1) space for each two hundred (200) square feet of
activity or assembly area, plus one (1) space for each supervisor or teacher.
(c) Adult day care facilities providing care or instruction to ten (10) or more adults at J
anyone (1) time shall also provide a passenger loading/unloading zone. . .
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ARTICLE }"'V. OFF-STREET PARKING
Page lY ot lY
(Ord. No. NS-2446, 925,9-18-00)
Sec. 41-1413. Public utility substations and communication facilities.
The minimum off-street parking requirements' for public utility substations and
communication facilities are as follows: one (1) combination parking space and
loading/unloading zone.
(Ord. No. NS-2091 J 9 1, 11-19-90)
Sec. 41-1414. Rectories, priories, convents and other residential accessory
church uses.
The minimum off-street parking requirements for rectories, priories, convents and other
residential accessory church uses are as follows: one (1) garage space per bedroom, plus
spaces for guest parking equal to twenty-five (25) percent of the total required for nonguest
parking.
(Ord. No. NS-2176, S 7. 9-21-92)
Sees. 41-1415--41-1419. Reserved.
Sec. 41-1420. Unspecified uses.
(a) The minimum off-street parking requirements for any use conducted in a building
which cannot reasonably be considered aswithin the scope of any other section of this
article setting minimum parking space requirements are as follows: five (5) spaces for
each one thousand (1,000) square feet of gross floor area.
(b) The minimum off-street parking requirements for any use conducted outside of a
building which cannot reasonably be considered as within the scope of any other section
of this article shall be determined by the planning director. Such determination may be
appealed to the planning commission and the city council.
(Ord. No. NS-2091, 91,11-19-90)
Sees. 41-1421--41-1499. Reserved.
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Appendix B
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Urban Land Institute (ULI)
Shared Parking Methodology
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I methodology.
UI One of the most important elements of mixed-usejmulti-use
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SHARED
PARKING
DEMAND FOR
SELECTED
LAND USES
Barton-Aschman Associates, Inc.
In 1982-1983, UU, with special funding from many
sources, engaged Barton-Aschman Associates, Inc. to un-
dertake a study oj the shared parking phenomenon. This ar-
ticle summarizes the objectives,findings, and recommenda-
tions oj the study. A published report and a computer pro-
gram will be available later this fall. Richard]. Hocking,
vice president, Neil S. Kenig, vice president, and John R.
Wroble, associate, were project coordinators for Barton-
Aschman, which is headquartered in Evanston, Illinois.
-Editor
Shared parking is defined as parking space that
can be used to serve two or more individual
land uses without conflict or encroachment.
The shared parking phenomenon has long been ob-
served in central business districts, suburban com-
munities, and other areas where land uses are
combined. It is the result of two conditions:
. Variations in the peak accumulation of parked ve-
hicles due to time differences in the activity pat-
terns of adjacent or nearby land uses (by hour, by
day, by season). For example, a parking facility can
be used py office employees during the day and
serve 'p;itrons of an adjacent theater at night.
. Relationships ,among land use activities that result
in people being attracted to two or more land uses
on a single auto trip to a given area or develop-
mmL ' ,
While the existence of shared parking is recog-
nized by developers and public officials, typical zon-
ing codes do not explicitly provide for it. Instead,
most zoning codes are expressed in terms of peak
parking indices or ratios for major types of individu-
alland uses. While the peak ratios reflect the differ-
ences in parking demand generated by separate land
uses and under certain conditions, they do not re-
flect the fact that total or combined peak parking de-
mand can be significantly less than the sum of the
individual peak demand values.
Mixed-use developments, such as Water Tower Place in Chicago,
highlight the need to plan for shared parking.
Study Objective
Even though the shared parking phenomenon
commonly occurs in a number of specific cases, little
literature is available that formally documents the
circumstances of shared parking or provides guide-
lines for quantifying the extent of shared parking.
There is no accepted method for predicting and
quantifying shared parking opportunities under a
wide range of possible conditions. Thus, research ob-
jectives were to:
. identify the primary independent variables affect-
ing parking demand in shared parking situations
(i.e., for developments involving two or more land
uses);
. identify the relative effects and universality of
those variables; and
. develop a standard methodology for analyzing
shared parking.
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Vnl"t :",," 'i,."'.',:';. " 'i", W, e,'.ek.d. ay"
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Parking spaces per y;6b ,s, J~tt ,,-~;\:;
Parking spaces per s
Parking spaces per
Parking spaces ~~r.
Parking spaces p'er
Parking spaces per:
Parking space~"",p,er'
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Land V se
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Retail (< 400,000 sq,ft.)
Retail (> 600,000 sq,ft.)
Restaurant
Ci nema
Residential
Hotel
Guest Room
Resta uran tlLounge
Conference Rooms
Conventiofl Area
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IPer olle auto owned per dwelling unit. ,,)~}~;(;:::;
~Factoredup to 100 percent auto Lise from the SO pel'~el1t:
:IUsed by Ilollguests; the given rates, thus, are upper b,9llll
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Procedure
I'arkin~ demand can be observed at existing
ll1ixed-use developments. If such prc~jects have their
own parkin~ facilities, it is possible to count the ac-
cUll1ulation of parked vehicles and determine the
peak parking demand. The latter would represent
an a~~re~ate value for all of the land lIses ill the de-
velopment. The issue for research, however. was
how this a~~re~ate value compared to the sum of the
peak parking demand for the individual land uses.
That is, in order to study shared parkin~. it was nec-
essary to study. independently. the parking space de-
mand characteristics of each component of a mixed-
use development and to estimate the effects on de-
mand due to the combination of these uses.
Thus. the first step was,to study the parkillgspace
demand generated by significant individual land uses
in situations where unit peak parking demalld would
be at maximum levels. Typical freestanding s~lbur-
ball land uses produce maximum unit parkin~ de-
mand primarily because sufficiellt parking space is
available and transit use is insignificant. By first
identifyin~ parking demand at such "unconstrained"
freestanding single land uses, other effects such as
transit use and capti\'e market relationships could be
isolated.
Analysis
The results of' the first step of the analysis estab-
lished parking space demand characteristics at six
single land uses. defined in terms of peak unit de-
mand. hourly accumulation, and seasonal variation.
Peak unit demands (see Figure 1) were developed on
the basis of occupied land use units and negligible
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Shared parking may occur in suburban developments if walking
distances are not far and land uses are functionally related.
transit use, thus representing the maximum parking
accumulation occurring on a given day. Hourly ac-
cumulation curves (developed from hourly counts at
freestanding developments) for each individual land
use (see Figure 2) indicate the variation in parking
accumulation throughout a given day. Seasonal vari-
ation in parking demand at each land use (see Figure
3) was developed from management data supplied
by developers and in-house historical data. The peak
parking demands calculated from the parking de-
mand factors in Figure 1 correspond to 100 percent
of peak parking accumulation for each land use indi-
cated on the hourly curves in Figure 2 and the
monthly data in Figure 3.
By combining the results for single land uses with
survey data for mixed-use developments. it was pos-
sible to document the effects of shared parking on
total parking space requirements, This was shown in
terms of the reduced number of parking spaces
needed to serve peak activity periods.
The survey data also disclosed the potential for
multiple "levels of reduction" in parking space based
on the different impacts of time and inter-land use
;;..
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relationships. Depending on the particular lancluses
involved and other site-specific characteristics. park-
ing space reductions resulted from one or more of
the effects of (I) hourly, c1aily, and seasonal offsets
in parking accumulation patterns of individual land
uses and (2) relationships among land use activities
that resulted in people using more than one land use
on a single auto trip, i,e., captive market effects, The
captive market effect on parking demand at a partic-
ular mixed-use development was dependent upon
specific market conditions, The range of possible
market conditions was ref1ected in the data obtained
from survey questionnaires. Aggregate results of em-
ployee surveys indicated that the percentage of all
employees who were also patrons at a particular de-
velopment ranged from 0 to 85 percent. However.
on the average, there was a significant increase in
employee patrons in central business district (CBD)
developments relative to non-CBD developments
and in combined-use developments relative to single-
use developments. These results are summarized in
Figure 4,
Using the single-use analysis results, Figure 5, for
example, illustrates the impact of time offsets in
parking demand when 400,000 square feet (GLA oc-
cupied) of office space and 1.2 million square feet
(GLA occupied) ofretail space are combined. On
weekdays, retail parking demand is lower than Satur-
day, but competes with office parking demand. The
opportunity for shared parking results from having
to provide the peak weekend retail parking demand
for the development as a whole and when the office
parking demand is at its lowest.
In order to demonstrate the potential magnitude
of shared parking effects, the parking demand find-
ings for individual land uses were used to estimate
demand for mixed-use developments. These results
were compared to the actual peak parking accumula-
tion counts to identify the difference. This test in-
volved three steps as follows:
. Compute gross peak parking demand.
. Compute shared parking demand.
. Compare results to actual parking demand.
~.iit~~~f.: ~~~~i.(!:~rli~::j,"~i}f~~P!~1fo'!.' ,', .
:t~ ~,."'-'~ ~ Il r 1.>' .~ ~ . '1 ., ,
';'t:~f.~~~~~;f~1~~1~~~. -"/.~1~f~~~1r~r~_
, Figure 4 .....
Captive Market Effect~:g,~,f~~~~,.;of.{\";',
Employees Who Are Also Patrohs In"
:,'. ~~~,~,Q~,..~::,~~~tH~~j~!,~,f.!:~~;::'.,':,;';~~"
'. ,':~~;';:,,;..,:.,,;:j:;~;~~~.;;.:,t..,~;:~~,.,,'.. :~.o~!~~~:,~,:,:=0:ag:t[:~',
Single-Use
Sites
Mixed-Use
Sites
All Sites
29%
61
43
0-76%
22-85
0-85
19%
28
24
0-78%
0-83
0-83
Figure 5
Office/Retail Parking Accumulations
(400,000 sq. ft. office and 1,200,000
sq. ft. retail) , , I'
31Ari8
lIDI!IDJ!J f1lill!ID /Se p te ill ber 83
5
-----..
Figure 6 summarizes the results of the test. An im-
portant qualification to the results is that the ob-
served parking count (Column 4) does not
necessarily represent a "design value" for the devel-
opment. It is not known if each project was operat-
ing at maximum levels of trip generation or if
business volumes were significantly lower for the
project due to the slow economy or other factors.
Specifically, it is known that those projects exhibiting
an unusually low actual accumulation were being af-
fected by site factors. Projects 10, 11, 13, 16, and 17
were experiencing lower occupancy at hotel compo-
nents. This is significant since the values in Column
3 were computed assuming 100 percent occupancy.
Further, some projects were surveyed assuming that
all parking demand was being served by on-site facil-
ities. Projects 13 and 15, however, may reflect a dif-
ferent situation, since there is a substantial amount
of "other" parking space available. For Project 13, it
is known that such parking is used significantly by
employees.
.. :'<:;:'1ij.t3n~l(fll(i:!'?";'
Findings
With the above qualifications in mind, Figure 6 in-
dicates:
. The parking demand estimated by adding the indi-
vidual peaks produced results that were consis-
tently high.
. Estimating shared parking demand using time dif-
ferentials will, if properly constructed, be more re-
liable than estimating gross parking demand.
. When conservative values are used for peak park-
ing and hourly factors, estimated shared parking
demand will be higher than actual parking ac-
cumulation. In addition, there often times are
other relationships, such as captive market effects.
which lower aggregate parking demand.
"\".;0'"
, ..' Figure 6
Results" of Test Cases
2
Mixed-Use Project Type
Estimated
Single-Use
Gross
Peak
Accumulation
(spaces)
Typical
Zoning
Code 1
Requirement
(spaces)
. "~:i, ~~ '!': .
3
4
5 6
Percent of
Overestimation
Shared2
Parking
Peak
to
Actual
7
Percent
Savings
Gross
Peak
to
Shared
Peak
Estimated
Shared
Parking
Peak
Accumulation
(spaces)
Observed
Actual
Peak
Accumulation
(spaces)
Gross
Peak
to
Actual
1. Office/Retail 5,749 5.858 5,229 5,570 3% -6% 9%
2. Office/Retail 2,936 3,744 2,788 2,352 25 19 6
3. Office/Retail 772 900 617 633 22 -3 25
4. Office/Retail 2,814 3,048 2,291 2,592 9 -12 21
5. Office/Retail 162 196 154 154 5 0 5
6. Office/Entertainment 1,458 1,879 1,326 1,163 25 14 II
7. Office/Entertainment 812 1,016 714 464 75 54 21
8. Office/Entertainment 1,724 2,112 1,501 614 181 144 37
9. Office/Hotel 1,145 1,399 1,006 882 30 14 16
10. Office/Hotel!
Entertainment 1,627 1,933 1,323 725 124 82 42
II. Office/Hotel!
Entertainment 1,236 1,452 990 525 135 89 46
12. Office/Hotel/
Entertainment 784 862 659 809 -3 -19
13. Office/Retail/Hotel!
Entertainment 8,316 9,610 4,242 2,287 264 85 179
14. Office/Retail!
Entertainment 869 1,094 754 600 45 26 19
15. Office/Retail/
Entertainment 5,099 5,157 3,755 2,869 78 31 47
16. Office/Hotel!
Entertainment 2,588 3,188 2,183 1,498 73 46 27
17. Office/Hotel 1,125 1,346 743 594 89 25 64
(l)For this calculation, the following code standards were used: Office = 4,0 spaces per 1,000 square feet of GLA; retail = 4.0 or 5.0
spaces per 1,000 feetofGLA (function of size); restaurant = 20.0 spaces per 1,000 square feetofGLA; residential = 1,0 spaces per
dwelling unit; hotel = 1.0 spaces per room, with conference rooms at 0,5 spaces per seat.
(2)Using results from Column 3.
6 S e p t e m be r 83/ (!J]{Bfffi\'] [llj]]]I)
31~n69
J
']
Recommended Shared Parking Method
Based upon survey findings. a melhodology was
developed to determine parking demand under
mixed-use development conditions. This mel hodol-
og)' is ulli\'(:rsal in its application and flexible l'llIHlglt
to incorporate a(!iustment factors as necessary (() suit
specific policies. programs, and market conditions. [I
involves Four basic steps that may be applied, with
appropriate background information. to an existing
or proposed pn~ject. Figure 7 illustrates I he organi-
zation and flow of work,
The four basic steps are:
Step 1: IlIili(/IIJ/'I!jt'{'1 HI'l'il'il'-inwh'es the si/,ing and
functional relatiollShip of pn~iect land uses based
upon market resea rch. si tt' const rain IS. et L
Step 2: Pmk IJ(/)'killg FMIIJ)' '-\rljllslll/l'IIIS-inl'Olves the
selection of appropriate peak parking alulmulatioll
factors for each land use. and the a<!iustmellt of each
factor to reflect site-specific factors such a:i tramit
use and capti\'e markets,
Step 3: /l(ll/),~" ,4('('Il1l1l/llIli(l1/ Al/ulysis-in\'()I\'l:s the
houri)". dait\,. and seasonal estilll;ltion of parkillg ac-
cumulation for each component land use.
Step 4: S/iu)'('(1 Purkil/g I':slillluli(ll/-inwh'es the
houri)". dail)", and seasonal estimation of parkillg ac-
cUlllulation for the t'ntire project.
The method cau use factors and relationships de-
\'eloped h)" this research or input from other anal)"-
ses, The tatter could include data 10 modify tII1it
parking factors or other charactl'ristics anci market
anal)"ses, The method is designed to be sequential.
but it can be Hsed in an iterati\'e fashion to test the
impact of alternati\'e de\'eloplllent, plans. assump-
tions. or policies.
I
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Implementing Shared Parking
A number of factors must he considered in order
10 insure eHicient design. operation. and manage-
ment of shared parking facilities. Tl,e research also
examined these factors in detail and iden I i lied
guidelines for implemellting shared parking as fol-
lows:
. Each parking- space should be usable hy all
parkers, i.e.. no restrictions.
. The facility will have significant inbolllH[ alld out-
bound traffic flow at olle or more periods of' the
day. ThereFore, the desi~n of the access and cir-
culation syst em must accollllllodal e bi-di rect ional
ll1ovemet;t wit houl siglli fiGllll COil flict. Also. the
circulation concept should be easy to use and un-
derstand in order to minimize confusion and inef'-
ficient driving Illanell\'ers.
. The hlcility would tend to operate ~-l hours. se\'en
da)"s per week. Thus. safe da)" and ni~ht operation
\l'ould be a sig-nificant characteristic.
. Because of the Illultiple land uses that would be
served. in\'()"'ing a variety of' t\'Pes or parkers (e,g..
business. daily \'ersus infrequent. shoppers. visi-
tors. recreational. etc.). the facilit\, \"ill be ll10re
sensitive to eflecti\'e signing-. Illal:kin~s. and 01 her
comlllu n ica tio n s \'ste m s.
. Thought needs t() be given to enforcement of
parking for on-site \'isits. since the facility \"ill be
Illore sensiti\'e to enlToachll1ent (i,e.. less t~vicall)"
vacal11 space),
. A strateg)" for the use of the facilit~, needs 10 be de-
veloped in order to guide parkers to the most op-
timum space, The strateg-v would c01lsider:
a. Achie\'ing maximum separation of' those
parkers \\'ho tend to cOlllpete for space. j,e..
being- present at the same time (e.g.. shoppers
and cinema patrons attending- matinees).
b. Achieving minimulll walking- distance to those
land lIses having captive market relationships.
c. Achieving minimum separation of those parkers
not competing- for space.
. The data collected in the sun'e\' was sufficiently
consistent to indicate that a qu~'ll1titative basis f(n"
estimating shared parking- demand does exist.
Since the shared parking- methodolog-y estimates
potential parking requirements for specific mixed-
use or multiuse developments. it can be used as
evidence for a zoning procedure and as a develop-
ment design tool. Use in zoning procedures is sig-
nificant because of the parking standards currently
used in most urban areas. In many cases. the
shared parking analysis will indic;ite lower parking
requirements. .
31ArZO
[!Jilffi'[i!] [1fl1[i!lIl1 S e pIe m be r H 3
7
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C I
d!
, ,
,
1
Appendix C
Shared Parking Printouts
1
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Weekday
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PROJECT NAME = Bristol/Sunflower Plaza 4/6/2006
PROJECT NUMBER = 1737-05-01
MONTH OF THE YEAR = JANUARY
DAY OF THE WEEK = WEEKDAY
PARKING RATES = City of Santa Ana with ULI adjustments
ANALYST = R. KAHN
,I
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(
DAILY PARKING DISTRIBUTION
TIME OF THE DAY Retail Restaurant Bar TOTAL
PEAK PARKING 279 176 26 481
MONTHLY ADJ FACTOR 65% 84% 84%
ADJ. PEAK PARKING 181 148 22 351
6:00 AM 0% 0% 0%
7:00 AM 8% 2% 2%
8:00 AM 18% 5% 5%
9:00 AM 42% 10% 10%
10:00 AM 68% 20% 20%
11:00 AM 87% 30% 30%
12:00 NOON 97% 50% 50%
1 :00 PM 100% 70% 70%
2:00 PM 97% 60% 60%
3:00 PM 95% 60% 60%
4:00 PM 87% 50% 50%
5:00 PM 79% 70% 70%
6:00 PM 82% 90% 90%
7:00 PM 89% 100% 100%
8:00 PM 87% 100% 100%
9:00 PM 61% 100% 100%
10:00 PM 32% 90% 90%
11:00 PM 13% 70% 70%
12:00 MID 0% 50% 50%
DAILY PARKING DEMAND: NUMBER OF SPACES
TIME OF THE DAY Retail Restaurant Bar TOTAL
6:00 AM - - - -
7:00 AM 14 3 - 17
8:00 AM 33 7 1 41
9:00 AM 76 15 2 93
10:00 AM 123 30 4 157
11 :00 AM 157 44 7 208
12:00 NOON 176 74 11 261
1 :00 PM 181 104 15 300
2:00 PM 176 89 13 278
3:00 PM 172 89 13 274
4:00 PM 157 74 11 242
5:00 PM 143 104 15 262
6:00 PM 148 133 20 301
7:00 PM 161 148 22 331 X
8:00 PM 157 148 22 327
9:00 PM 110 148 22 280
10:00 PM 58 133 20 211
11 :00 PM 24' 104 15 143
12:00 MID - 74 11 85
I PEAK PARKING DEMAND I 331 I
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PROJECT NAME = Bristol/Sunflower Plazc 4/6/2006
PROJECT NUMBER = 1737-05-01
MONTH OF THE YEAR = FEBRUARY
DAY OF THE WEEK = WEEKDAY
PARKING RATES = City of Santa Ana with ULI adjustments
ANALYST = R. KAHN
DAILY PARKING DISTRIBUTION
TIME OF THE DAY Retail Restaurant Bar TOTAL
PEAK PARKING 279 176 26 481
MONTHLY ADJ FACTOR 65% 84% 84%
ADJ. PEAK PARKING 181 148 22 351
6:00 AM 0% 0% 0%
7:00 AM 8% 2% 2%
8:00 AM 18% 5% 5%
9:00 AM 42% 10% 10%
10:00 AM 68% 20% 20%
11:00 AM 87% 30% 30%
12:00 NOON 97% 50% 50%
1 :00 PM 100% 70% 70%
2:00 PM 97% 60% 60%
3:00 PM 95% 60% 60%
4:00 PM 87% 50% 50%
5:00 PM 79% 70% 70%
6:00 PM 82% 90% 90%
7:00 PM 89% 100% 100%
8:00 PM 87% 100% 100%
9:00 PM 61% 100% 100%
10:00 PM 32% 90% 90%
11:00 PM 13% 70% 70%
12:00 MID 0% 50% 50%
DAILY PARKING DEMAND: NUMBER OF SPACES
TIME OF THE DAY Retail Restaurant Bar TOTAL
6:00 AM - - -
7:00 AM 14 3 - 17
8:00 AM 33 7 1 41
9:00 AM 76 15 2 93
10:00 AM 123 30 4 157
11 :00 AM 157 44 7 208
12:00 NOON 176 74 11 261
1 :00 PM 181 104 15 300
2:00 PM 176 89 13 278
3:00 PM 172 89 13 274
4:00 PM 157 74 11 242
5:00 PM 143 104 15 262
6:00 PM 148 133 20 301
7:00 PM 161 148 22 331 X
8:00 PM 157 148 22 327
9:00 PM 110 148 22 280
10:00 PM 58 133 20 211
11 :00 PM 24 104 15 143
12:00 MID - 74 11 85
PEAK PARKING DEMAND 331
,J ~. -n --, 4
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PROJECT NAME = Bristol/Sunflower PlaZi 4/6/2006
PROJECT NUMBER = 1737-05-01
MONTH OF THE YEAR = MARCH
DAY OF THE WEEK = WEEKDAY
PARKING RATES = City of Santa Ana with ULI adjustments
ANALYST = R. KAHN
J
DAILY PARKING DISTRIBUTION
TIME OF THE DAY Retail Restaurant Bar TOTAL
PEAK PARKING 279 176 26 481
MONTHLY ADJ FACTOR 70% 94% 94%
ADJ. PEAK PARKING 195 165 24 384
6:00 AM 0% 0% 0%
7:00 AM 8% 2% 2%
8:00 AM 18% 5% 5%
9:00 AM 42% 10% 10% .
10:00 AM 68% 20% 20%
11:00 AM 87% 30% 30%
12:00 NOON 97% 50% 50%
1 :00 PM 100% 70% 70%
2:00 PM 97% 60% 60%
3:00 PM 95% 60% 60%
4:00 PM 87% 50% 50%
5:00 PM 79% 70% 70%
6:00 PM 82% 90% 90%
7:00 PM 89% 100% 100%
8:00 PM 87% 100% 100%
9:00 PM 61% 100% 100%
10:00 PM 32% 90% 90%
11:00 PM 13% 70% 70%
12:00 MID 0% 50% 50%
DAILY PARKING DEMAND: NUMBER OF SPACES
TIME OF THE DAY Retail Restaurant Bar TOTAL
6:00 AM - - -
7:00 AM 16 3 - 19 .
8:00 AM 35 8 1 44
9:00 AM 82 17 2 101
10:00 AM 133 33 5 171
11 :00 AM 170 50 7 227
12:00 NOON 189 83 12 284
1 :00 PM 195 116 17 328
2:00 PM 189 99 14 302
3:00 PM 185 99 14 298
4:00 PM 170 83 12 265
5:00 PM 154 116 17 287
6:00 PM 160 149 22 331
7:00 PM 174 165 24 363 X
8:00 PM 170 165 24 359
9:00 PM 119 165 24 308
10:00 PM 62 149 22 233
11:00 PM 25 116 17 158
12:00 MID - 83 12 95
I PEAK PARKING DEMAND I 363 I
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PROJECT NAME = Bristol/Sunflower Plaz~ 4/6/2006
PROJECT NUMBER = 1737-05-01
MONTH OF THE YEAR = APRIL
DAY OF THE WEEK = WEEKDAY
PARKING RATES = City of Santa Ana with ULI adjustments
ANALYST = R. KAHN
DAILY PARKING DISTRIBUTION
TIME OF THE DAY Retail Restaurant Bar TOTAL
PEAK PARKING 279 176 26 481
MONTHLY ADJ FACTOR 70% 93% 93%
ADJ. PEAK PARKING 195 164 24 383
6:00 AM 0% 0% 0%
7:00 AM 8% 2% 2%
8:00 AM 18% 5% 5%
9:00 AM 42% 10% 10%
10:00 AM 68% 20% 20%
11:00 AM 87% 30% 30%
12:00 NOON 97% 50% 50%
1 :00 PM 100% 70% 70%
2:00 PM 97% 60% 60%
3:00 PM 95% 60% 60%
4:00 PM 87% 50% 50%
5:00 PM 79% 70% 70%
6:00 PM 82% 90% 90%
7:00 PM 89% 100% 100%
8:00 PM 87% 100% 100%
9:00 PM 61% 100% 100%
10:00 PM 32% 90% 90%
11 :00 PM 13% 70% 70%
12:00 MID 0% 50% 50%
DAILY PARKING DEMAND: NUMBER OF SPACES
TIME OF THE DAY Retail Restaurant Bar TOTAL
6:00 AM - - -
7:00 AM 16 3 - 19
8:00 AM 35 8 1 44
9:00 AM 82 16 2 100
10:00 AM 133 33 5 171
11:00 AM 170 49 7 226
12:00 NOON 189 82 12 283
1 :00 PM 195 115 17 327
2:00 PM 189 98 14 301
3:00 PM 185 98 14 297
4:00 PM 170 82 12 264
5:00 PM' 154 115 17 286
6:00 PM 160 148 22 330
7:00 PM 174 164 24 362 X
8:00 PM 170 164 24 358
9:00 PM 119 164 24 307
10:00 PM 62 148 22 232
11 :00 PM 25 115 17 157
12:00 MID - 82 12 94
PEAK PARKING DEMAND 362
~...n 't)
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PROJECT NAME = Bristol/Sunflower Plaza 4/6/2006
PROJECT NUMBER = 1737-05-01
MONTH OF THE YEAR = MAY
DAY OF THE WEEK = WEEKDAY
PARKING RATES = City of Santa Ana with ULI adjustments
ANALYST = R. KAHN
}
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DAILY PARKING DISTRIBUTION
TIME OF THE DAY Retail Restaurant Bar TOTAL
PEAK PARKING 279 176 26 481
MONTHL Y ADJ FACTOR 70% 97% 97% .
ADJ. PEAK PARKING 195 171 25 391
6:00 AM 0% 0% 0%
7:00 AM 8% 2% 2%
8:00 AM 18% 5% 5%
9:00 AM 42% 10% 10%
10:00 AM 68% 20% ~O%
11 :00 AM 87% 30% 30%
12:00 NOON 97% 50% 50%
1 :00 PM 100% 70% 70%
2:00 PM 97% 60% 60%
3:00 PM 95% 60% 60%
4:00 PM 87% 50% 50%
5:00 PM 79% 70% 70%
6:00 PM 82% 90% 90%
7:00 PM 89% 100% 100%
8:00 PM 87% 100% 100%
9:00 PM 61% 100% 100%
10:00 PM 32% 90% 90%
11 :00 PM 13% 70% 70%
12:00 MID 0% 50% 50%
DAILY PARKING DEMAND: NUMBER OF SPACES
TIME OF THE DAY Retail Restaurant Bar TOTAL
6:00 AM - - -
7:00 AM 16 3 1 20
8:00 AM 35 9 1 45
9:00 AM 82 17 3 102
10:00 AM 133 34 5 172
11 :00 AM 170 51 8 229
12:00 NOON 189 86 13 288
1 :00 PM 195 120 18 333
2:00 PM 189 103 15 307
3:00 PM 185 103 15 303
4:00 PM 170 86 13 269
5:00 PM 154 120 18 292
6:00 PM 160 154 23 337
7:00 PM 174 171 25 370 X
8:00 PM 170 171 25 366
9:00 PM 119 171 25 315
10:00 PM 62 154 23 239
11 :00 PM 25 120 18 163
12:00 MID - 86 13 99
I PEAK PARKING DEMAND I 370 ' I
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PROJECT NAME = Bristol/Sunflower Plaza - 4/6/2006
PROJECT NUMBER = 1737-05-01
MONTH OF THE YEAR = JUNE
DAY OF THE WEEK = WEEKDAY
PARKING RATES = City of Santa Ana with ULI adjustments
ANALYST = R. KAHN
DAILY PARKING DISTRIBUTION
TIME OF THE DAY Retail Restaurant Bar TOTAL
PEAK PARKING 279 176 26 481
MONTHLY ADJ FACTOR 75% 96% 96%
ADJ. PEAK PARKING 209 169 25 403
6:00 AM 0% 0% 0%
7:00 AM 8% 2% 2%
8:00 AM 18% 5% 5%
9:00 AM 42% 10% 10%
10:00 AM 68% 20% 20%
11 :00 AM 87% 30% 30%
12:00 NOON 97% 50% 50%
1 :00 PM 100% 70% 70%
2:00 PM 97% 60% 60%
3:00 PM 95% 60% 60%
4:00 PM 87% 50% 50%
5:00 PM 79% 70% 70%
6:00 PM 82% 90% 90%
7:00 PM 89% 100% 100%
8:00 PM 87% 100% 100%
9:00 PM 61% 100% 100%
10:00 PM 32% 90% 90%
11 :00 PM 13% 70% 70%
12:00 MID 0% 50% 50%
DAILY PARKING DEMAND: NUMBER OF SPACES
TIME OF THE DAY Retail Restaurant Bar TOTAL
6:00 AM - - -
7:00 AM 17 3 1 21
8:00 AM 38 8 1 47
9:00 AM 88 17 3 108
10:00 AM 142 34 5 181
11 :00 AM 182 51 8 241,
12:00 NOON 203 85 13 301
1 :00 PM 209 118 18 345
2:00 PM 203 101 15 319
3:00 PM 199 101 15 315
4:00 PM 182 85 13 280
5:00 PM 165 118 18 301
6:00 PM 171 152 23 346
7:00 PM 186 169 25 380 X
8:00 PM 182 169 25 376
9:00 PM 127 169 25 321
10:00 PM 67 152 23 242
11 :00 PM 27 118 18 163
12:00 MID - 85 13 98
PEAK PARKING DEMAND 380
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PROJECT NAME = Bristol/Sunflower Plazi 4/6/2006
PROJECT NUMBER = 1737-05-01
MONTH OF THE YEAR = JULY
DAY OF THE WEEK = WEEKDAY
PARKING RATES = City of Santa Ana with ULI adjustments
ANALYST = R. KAHN
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DAILY PARKING DISTRIBUTION
TIME OF THE DAY Retail Restaurant Bar TOTAL
PEAK PARKING 279 176 26 481
MONTHLY ADJ FACTOR 75% 98% 98%
ADJ. PEAK PARKING 209 172 25 406
6:00 AM 0% 0% 0%
7:00 AM 8% 2% 2%
8:00 AM 18% 5% 5%
9:00 AM 42% 10% 10%
10:00 AM 68% 20% 20%
11:00 AM 87% 30% 30%
12:00 NOON 97% 50% 50%
1 :00 PM 100% 70% 70%
2:00 PM 97% 60% 60%
3:00 PM 95% 60% 60%
4:00 PM 87% 50% 50%
5:00 PM 79% 70% 70%
6:00 PM 82% 90% 90%
7:00 PM 89% 100% 100%
8:00 PM 87% 100% 100%
9:00 PM 61% 100% 100%
10:00 PM 32% 90% 90%
11 :00 PM 13% 70% 70%
12:00 MID 0% 50% 50%
DAIL Y PARKING DEMAND: NUMBER OF SPACES
TIME OF THE DAY Retail Restaurant Bar TOTAL
6:00 AM - - -
7:00 AM 17 3 1 21
8:00 AM 38 9 1 48
9:00 AM 88 17 3 108
10:00 AM 142 34 5 181
11:00 AM 182 52 8 242
12:00 NOON 203 86 13 302
1 :00 PM 209 120 18 347
2:00 PM 203 103 15 321
3:00 PM 199 103 15 317
4:00 PM 182 86 13 281
5:00 PM 165 120 18 303
6:00 PM 171 155 23 349
7:00 PM 186 172 25 383 X
8:00 PM 182 172 25 379
9:00 PM 127 172 25 324
10:00 PM 67 155 23 245
11:00 PM 27 120 18 165
12:00 MID - 86 13 99
I PEAK PARKING DEMAND I 383 I
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PROJECT NAME = Bristol/Sunflower Plaza 4/6/2006
PROJECT NUMBER = 1737-05-01
MONTH OF THE YEAR = AUGUST
DAY OF THE WEEK = WEEKDAY
PARKING RATES = City of Santa Ana with ULI adjustments
ANALYST = R. KAHN
DAILY PARKING DISTRIBUTION
TIME OF THE DAY Retail Restaurant Bar TOTAL
PEAK PARKING 279 176 26 481
MONTHLY ADJ FACTOR 75% 100% 100%
ADJ. PEAK PARKING 209 176 . 26 411
6:00 AM 0% 0% 0%
7:00 AM 8% 2% 2%
8:00 AM 18% 5% 5%
9:00 AM 42% 10% 10%
10:00 AM 68% 20% 20%
11:00 AM 87% 30% 30%
12:00 NOON 97% 50% 50%
1 :00 PM 100% 70% 70%
2:00 PM 97% 60% 60%
3:00 PM 95% 60% 60%
4:00 PM 87% 50% 50%
5:00 PM 79% 70% 70%
6:00 PM 82% 90% 90%
7:00 PM 89% 100% 100%
8:00 PM 87% 100% 100%
9:00 PM 61% 100% 100%
10:00 PM 32% 90% 90%
11 :00 PM 13% 70% 70%
12:00 MID 0% 50% 50%
DAILY PARKING DEMAND: NUMBER OF SPACES
TIME OF THE DAY Retail Restaurant Bar TOTAL
6:00 AM - - -
7:00 AM 17 4 1 22
8:00 AM 38 9 1 48
9:00 AM 88 18 3 109
10:00 AM 142 35 5 182
11:00 AM 182 53 8 243
12:00 NOON 203 88 13 304
1 :00 PM 209 123 18 350
2:00 PM 203 106 16 325
3:00 PM 199 106 16 321
4:00 PM 182 88 13 283
5:00 PM 165 123 18 306
6:00 PM 171 158 23 352
7:00 PM 186 176 26 388 X
8:00 PM 182 176 26 384
9:00 PM 127 176 26 329
10:00 PM 67 158 23 248
11 :00 PM 27 123 18 168
12:00 MID - 88 13 101
PEAK PARKING DEMAND - ... - 388
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PROJECT NAME = Bristol/Sunflower Plaz; 4/6/2006
PROJECT NUMBER = 1737-05-01
MONTH OF THE YEAR = SEPTEMBER
DAY OF THE WEEK = WEEKDAY
PARKING RATES = City of Santa Ana with ULI adjustments
ANALYST = R. KAHN
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DAILY PARKING DISTRIBUTION
TIME OF THE DAY Retail Restaurant Bar TOTAL
PEAK PARKING 279 176 26 481
MONTHLY ADJ FACTOR 75% 92% 92%
ADJ. PEAK PARKING 209 162 24 395
6:00 AM 0% 0% 0%
7:00 AM 8% 2% 2%
8:00 AM 18% 5% 5%
9:00 AM 42% 10% 10%
10:00 AM 68% 20% 20%
11 :00 AM 87% 30% 30%
12:00 NOON 97% 50% 50%
1 :00 PM 100% 70% 70%
2:00 PM 97% 60% 60%
3:00 PM 95% 60% 60%
4:00 PM 87% 50% 50%
5:00 PM 79% 70% 70%
6:00 PM 82% 90% 90%
7:00 PM 89% 100% 100%
8:00 PM 87% 100% 100%
9:00 PM 61% 100% 100%
10:00 PM 32% 90% 90%
11 :00 PM 13% 70% 70%
12:00 MID 0% 50% 50%
DAILY PARKING DEMAND: NUMBER OF SPACES
TIME OF THE DAY Retail Restaurant Bar TOTAL
6:00 AM - - -
7:00 AM 17 3 - 20
8:00 AM 38 8 1 47
9:00 AM 88 16 2 106
10:00 AM 142 32 5 179
11 :00 AM 182 49 7 238
12:00 NOON 203 81 12 296
1 :00 PM 209 113 17 339
2:00 PM 203 97 14 314
3:00 PM 199 97 14 310
4:00 PM 182 81, 12 275
5:00 PM 165 113 17 295
6:00 PM 171 146 22 339
7:00 PM 186 162 24 372 X
8:00 PM 182 162 24 368
9:00 PM 127 162 24 313
10:00 PM 67 146 22 235
11 :00 PM 27 113 17 157
12:00 MID - 81 12 93
I PEAK PARKING DEMAND I 372 I
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PROJECT NAME = Bristol/Sunflower Plaze 4/6/2006
PROJECT NUMBER = 1737-05-01
MONTH OF THE YEAR = OCTOBER
DAY OF THE WEEK = WEEKDAY
PARKING RATES = City of Santa Ana with ULI adjustments
ANALYST = R. KAHN
DAILY PARKING DISTRIBUTION
TIME OF THE DAY Retail Restaurant Bar TOTAL
PEAK PARKING 279 176 26 481
MONTHLY ADJ FACTOR 75% 95% 95%
ADJ. PEAK PARKING 209 167 25 401
6:00 AM 0% 0% 0%
7:00 AM 8% 2% 2%
8:00 AM 18% 5% 5%
9:00 AM 42% 10% 10%
10:00 AM 68% 20% 20%
11 :00 AM 87% 30% 30%
12:00 NOON 97% 50% 50%
1 :00 PM 100% 70% 70%
2:00 PM 97% 60% 60%
3:00 PM 95% 60% 60%
4:00 PM 87% 50% 50%
5:00 PM 79% 70% 70%
6:00 PM 82% 90% 90%
7:00 PM 89% 100% 100%
8:00 PM 87% 100% 100%
9:00 PM 61% 100% 100%
10:00 PM 32% 90% 90%
11 :00 PM 13% 70% 70%
12:00 MID 0% 50% 50%
DAILY PARKING DEMAND: NUMBER OF SPACES
TIME OF THE DAY Retail Restaurant Bar TOTAL
6:00 AM - - -
7:00 AM 17 3 1 21
8:00 AM 38 8 1 47
9:00 AM 88 17 3 108
10:00 AM 142 33 5 180
11 :00 AM 182 50 8 240
12:00 NOON 203 84 13 300
1 :00 PM 209 117 18 344
2:00 PM 203 100 15 318
3:00 PM 199 100 15 314
4:00 PM 182 84 13 279
5:00 PM 165 117 18 300
6:00 PM 171 150 23 344
7:00 PM 186 167 25 378 X
8:00 PM 182 167 25 374
9:00 PM 127 167 25 319
10:00 PM 67 150 23 240
11:00 PM 27 117 18 162
12:00 MID - 84 13 97
PEAK PARKING DEMAND 378
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PROJECT NAME = Bristol/Sunflower Plaz, 4/6/2006
PROJECT NUMBER = 1737-05-01
MONTH OF THE YEAR = NOVEMBER
DAY OF THE WEEK = WEEKDAY
PARKING RATES = City of Santa Ana with ULI adjustments
ANALYST = R. KAHN
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DAILY PARKING DISTRIBUTION
TIME OF THE DAY Retail Restaurant Bar TOTAL
PEAK PARKING 279 176 26 481
MONTHLY ADJ FACTOR 80% 92% 92%
ADJ. PEAK PARKING 223 162 24 409
6:00 AM 0% 0% 0%
7:00 AM 8% 2% 2%
8:00 AM 18% 5% 5%
9:00 AM 42% 10% 10%
10:00 AM 68% 20% 20%
11 :00 AM 87% 30% 30%
12:00 NOON 97% 50% 50%
1 :00 PM 100% 70% 70%
2:00 PM 97% 60% 60%
3:00 PM 95% 60% 60%
4:00 PM 87% 50% 50%
5:00 PM 79% 70% 70%
6:00 PM 82% 90% 90%
7:00 PM 89% 100% 100%
8:00 PM 87% 100% 100%
9:00 PM 61% 100% 100%
10:00 PM 32% 90% 90%
11 :00 PM 13% 70% 70%
12:00 MID 0% 50% 50%
DAILY PARKING DEMAND: NUMBER OF SPACES
TIME OF THE DAY Retail Restaurant Bar TOTAL
6:00 AM - - -
7:00 AM 18 3 - 21
8:00 AM 40 8 1 49
9:00 AM 94 16 2 112
10:00 AM 152 32 5 189
11:00 AM 194 49 7 250
12:00 NOON 216 81 12 309
1:00 PM 223 113 17 353
2:00 PM 216 97 14 327
3:00 PM 212 97 14 323
4:00 PM 194 81 12 287
5:00 PM 176 113 17 306
6:00 PM . 183 146 22 351
7:00 PM 198 162 24 384 X
8:00 PM 194 162 24 380
9:00 PM 136 162 24 322
10:00 PM 71 146 22 239
11:00 PM 29 113 17 159
12:00 MID - 81 12 93
I PEAK PARKING DEMAND I 384 I
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PROJECT NAME = Bristol/Sunflower Plazl 4/6/2006
PROJECT NUMBER = 1737-05-01
MONTH OF THE YEAR = DECEMBER
DAY OF THE WEEK = WEEKDAY
PARKING RATES = City of Santa Ana with ULI adjustments
ANALYST = R. KAHN
DAILY PARKING DISTRIBUTION
TIME OF THE DAY Retail Restaurant Bar TOTAL
PEAK PARKING 279 176 26 481
MONTHLY ADJ FACTOR 100% 96% 96%
ADJ. PEAK PARKING 279 169 25 473
6:00 AM 0% 0% 0%
7:00 AM 8% 2% 2%
8:00 AM 18% 5% 5%
9:00 AM 42% 10% 10%
10:00 AM 68% 20% 20%
11 :00 AM 87% 30% 30%
12:00 NOON 97% 50% 50%
1 :00 PM 100% 70% 70%
2:00 PM 97% 60% 60%
3:00 PM 95% 60% 60%
4:00 PM 87% 50% 50%
5:00 PM 79% 70% 70%
6:00 PM 82% 90% 90%
7:00 PM 89% 100% 100%
8:00 PM 87% 100% 100%
9:00 PM 61% 100% 100%
10:00 PM 32% 90% 90%
11:00 PM 13% 70% 70%
12:00 MID 0% 50% 50%
DAILY PARKING DEMAND: NUMBER OF SPACES
TIME OF THE DAY Retail Restaurant Bar TOTAL
6:00 AM - - -
7:00 AM 22 3 1 26
8:00 AM 50 8 1 59
9:00 AM 117 17 3 137
10:00 AM 190 34 5 229
11:00 AM 243 51 8 302
12:00 NOON 271 85 13 369
1 :00 PM 279 118 18 415
2:00 PM 271 101 15 387
3:00 PM 265 101 15 381
4:00 PM 243 85 13 341
5:00 PM 220 118 18 356
6:00 PM 229 152 23 404
7:00 PM 248 169 25 442 X
8:00 PM 243 169 25 437
9:00 PM 170 169 25 364
10:00 PM 89 152 23 264
11:00 PM 36 118 18 172
12:00 MID - 85 13 98
PEAK PARKING DEMAND 442
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PROJECT NAME = Bristol/Sunflower Plaz 4/6/2006
PROJECT NUMBER = 1737-05-01
MONTH OF THE YEAR = JANUARY
DAY OF THE WEEK = WEEKEND
PARKING RATES = City of Santa Ana with ULI adjustmentf
ANALYST = R. KAHN
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DAILY PARKING DISTRIBUTION
Restauran
TIME OF THE DAY Retail . t Bar TOTAL
PEAK PARKING 293 176 26 495
MONTHLY ADJ FACTOR 65% 84% 84%
ADJ. PEAK PARKING 190 148 22 360
6:00 AM 0% 0% 0%
7:00 AM 3% 2% 2%
8:00 AM 10% 3% 3%
9:00 AM 30% 6% 6%
10:00 AM 45% 8% 8%
11:00 AM 73% 10% 10%
12:00 NOON 85% 30% 30%
1 :00 PM 95% 45% 45%
2:00 PM 100% 45% 45%
3:00 PM 100% 45% 45%
4:00 PM 90% 45% 45%
5:00 PM 75% 60% 60%
6:00 PM 65% 90% 90%
7:00 PM 60% 95% 95%
8:00 PM 55% 100% 100%
9:00 PM 40% 100% 100%
10:00 PM 38% 95% 95%
11:00 PM 13% 85% 85%
12:00 MID 0% 70% 70%
DAILY PARKING DEMAND: NUMBER OF SPACES
Restauran
TIME OF THE DAY Retail t Bar TOTAL
6:00 AM - - - -
7:00 AM 6 3 - 9
8:00 AM 19 4 1 24
9:00 AM 57 9 1 67
10:00 AM 86 12 2 100
11:00 AM 139 15 2 156
12:00 NOON 162 44 7 213
1 :00 PM 181 67 10 258
2:00 PM 190 67 10 267
3:00 PM 190 67 10 267
4:00 PM 171 67 10 248
5:00 PM 143 89 13 245
6:00 PM 124 133 20 277 X
7:00 PM 114 141 21 276
8:00 PM 105 148 22 275
9:00 PM 76 148 22 246
10:00 PM 72 141 21 234
11 :00 PM 25 126 19 170
12:00 MID - 104 15 119
I PEAK PARKING DEMAND I 277 I
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PROJECT NAME = Bristol/Sunflower Plaz 4/6/2006
PROJECT NUMBER = 1737-05-01
MONTH OF THE YEAR = FEBRUARY .
DAY OF THE WEEK = WEEKEND
PARKING RATES = City of Santa Ana with ULI adjustment~
ANALYST = R. KAHN
DAILY PARKING DISTRIBUTION
Restauran
TIME OF THE DAY Retail t Bar TOTAL
PEAK PARKING 293 176 26 495
MONTHLY ADJ FACTOR 65% 84% 84%
ADJ. PEAK PARKING 190 148 22 360
6:00 AM 0% 0% 0%
7:00 AM 3% 2% 2%
8:00 AM 10% 3% 3%
9:00 AM 30% 6% 6%
10:00 AM 45% 8% 8%
11 :00 AM 73% 10% 10%
12:00 NOON 85% 30% 30%
1 :00 PM 95% 45% 45%
2:00 PM 100% 45% 45%
3:00 PM 100% 45% 45%
4:00 PM 90% 45% 45%
5:00 PM 75% 60% 60%
6:00 PM 65% 90% 90%
7;00 PM 60% 95% 95%
8:00 PM 55% 100% 100%
9:00 PM 40% 100% 100%
10:00 PM 38% 95% 95%
11 :00 PM 13% 85% 85%
12:00 MID 0% 70% 70%
DAILY PARKING DEMAND: NUMBER OF SPACES
Restauran
TIME OF THE DAY Retail t Bar TOTAL
6:00 AM - - - -
7:00 AM 6 3 - 9
8:00 AM 19 4 1 24
9:00 AM 57 9 1 67
10:00 AM 86 12 2 100
11:00 AM 139 15 2 156
12:00 NOON 162 44 7 213
1 :00 PM 181 67 10 258
2:00 PM 190 67 10 267
3:00 PM 190 67 10 267
4:00 PM 171 67 10 248
5:00 PM 143 89 13 245
6:00 PM 124 133 20 277 X
7:00 PM 114 141 21 276
8:00 PM 105 148 22 275
9:00 PM 76 148 22 246
10:00 PM 72 141 21 234
11 :00 PM 25 126 19 170
12:00 MID - 104 15 119
PEAK PARKING DEMAND 277
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PROJECT NAME = Bristol/Sunflower Pla2 4/6/2006
PROJECT NUMBER = 1737-05-01
MONTH OF THE YEAR = MARCH
DAY OF THE WEEK = WEEKEND
PARKING RATES = City of Santa Ana with ULI adjustmentf
ANALYST = R. KAHN
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DAILY PARKING DISTRIBUTION
Restauran
TIME OF THE DAY Retail t Bar TOTAL
PEAK PARKING 293 176 26 495
MONTHLY ADJ FACTOR 70% 94% 94%
ADJ. PEAK PARKING 205 165 24 394
6:00 AM 0% 0% 0%
7:00 AM 3% 2% 2%
8:00 AM 10% 3% 3%
9:00 AM 30% 6% 6%
10:00 AM 45% 8% 8%
11:00 AM 73% 10% 10%
12:00 NOON 85% 30% 30%
1 :00 PM 95% 45% 45%
2:00 PM 100% 45% 45%
3:00 PM 100% 45% 45%
4:00 PM 90% 45% 45%
5:00 PM 75% 60% 60%
6:00 PM 65% 90% 90%
7:00 PM 60% 95% 95%
8:00 PM 55% 100% 100%
9:00 PM 40% 100% 100%
10:00 PM 38% 95% 95%
11:00 PM 13% 85% 85%
12:00 MID 0% 70% 70%
DAILY PARKING DEMAND: NUMBER OF SPACES
Restauran
TIME OF THE DAY Retail t Bar TOTAL
6:00 AM - - - -
7:00 AM 6 3 - 9
8:00 AM 21 5 1 27
9:00 AM 62 10 1 73
10:00 AM 92 13 2 107
11:00AM 150 17 2 169
12:00 NOON 174 50 7 231
1 :00 PM 195 74 11 280
2:00 PM 205 74 11 290
3:00 PM 205 74 11 290
4:00 PM 185 74 11 270
5:00 PM 154 99 14 267
6:00 PM 133 149 22 304 X
7:00 PM 123 157 23 303
8:00 PM 113 165 24 302
9:00 PM 82 165 24 271
10:00 PM 78 157 23 258
11:00 PM 27 140 20 187
12:00 MID - 116 17 133
I PEAK PARKING DEMAND I 304 I
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PROJECT NAME = Bristol/Sunflower Pla2 4/6/2006
PROJECT NUMBER = 1737-05-01
MONTH OF THE YEAR = APRIL
DAY OF THE WEEK = WEEKEND
PARKING RATES = City of Santa Ana with ULI adjustmentl
ANALYST = R. KAHN
DAILY PARKING DISTRIBUTION
Restauran
TIME OF THE DAY Retail t Bar TOTAL
PEAK PARKING 293 176 26 495
MONTHLY ADJ FACTOR 70% 93% 93%
ADJ. PEAK PARKING 205 164 24 393
6:00 AM 0% 0% 0%
7:00 AM 3% 2% 2%
8:00 AM 10% 3% 3%
9:00 AM 30% 6% 6%
10:00 AM 45% 8% 8%
11:00 AM 73% 10% 10%
12:00 NOON 85% 30% 30%
1 :00 PM 95% 45% 45%
2:00 PM 100% 45% 45%
3:00 PM 100% 45% 45%
4:00 PM 90% 45% 45%
5:00 PM 75% 60% 60%
6:00 PM 65% 90% 90%
7:00 PM 60% 95% 95%
8:00 PM 55% 100% 100%
9:00 PM 40% 100% 100%
10:00 PM 38% 95% 95%
11:00 PM 13% 85% 85%
12:00 MID 0% 70% 70%
DAILY PARKING DEMAND: NUMBER OF SPACES
Restauran
TIME OF THE DAY Retail t Bar TOTAL
6:00 AM - - - -
7:00 AM 6 3 - 9
8:00 AM 21 5 1 27
9:00 AM 62 10 1 73
10:00 AM 92 13 2 107
11:00 AM 150 16 2 168
12:00 NOON 174 49 7 230
1 :00 PM 195 74 11 280
2:00 PM 205 74 11 290
3:00 PM 205 74 11 290
4:00 PM 185 74 11 270
5:00 PM 154 98 14 266
6:00 PM 133 148 22 303 X
7:00 PM 123 156 23 302
8:00 PM 113 164 24 301
9:00 PM 82 164 24 270
10:00 PM 78 156 23 257
11 :00 PM 27 139 20 186
12:00 MID - 115 17 132
PEAK PARKING DEMAND 303
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PROJECT NAME = Bristol/Sunflower Plaza 4/6/2006
PROJECT NUMBER = 1737-05-01
MONTH OF THE YEAR = MAY
DAY OF THE WEEK = WEEKEND
PARKING RATES = City of Santa Ana with ULI adjustments
ANALYST = R. KAHN
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DAIL Y PARKING DISTRIBUTION
Restauran
TIME OF THE DAY Retail t Bar TOTAL
PEAK PARKING 293 176 26 495
MONTHLY ADJ FACTOR 70% 97% 97%
ADJ. PEAK PARKING 205 171 25 401
6:00 AM 0% 0% 0%
7:00 AM 3% 2% 2%
8:00 AM 10% 3% 3%
9:00 AM 30% 6% 6%
10:00 AM ' 45% 8% 8%
11 :00 AM 73% 10% 10%
12:00 NOON 85% 30% 30%
1 :00 PM 95% 45% 45%
2:00 PM 100% 45% 45%
3:00 PM 100% 45% 45%
4:00 PM 90% 45% 45%
5:00 PM 75% 60% 60%
6:00 PM 65% 90% 90%
7:00 PM 60% 95% 95%
8:00 PM 55% 100% 100%
9:00 PM 40% 100% 100%
10:00 PM 38% 95% 95%
11 :00 PM 13% 85% 85%
12:00 MID 0% 70% 70%
DAILY PARKING DEMAND: NUMBER OF SPACES
Restauran
TIME OF THE DAY Retail t Bar TOTAL
6:00 AM - - - -
7:00 AM 6 3 1 10
8:00 AM 21 5 1 27
9:00 AM 62 10 2 74
10:00 AM 92 14 2 108
11 :00 AM 150 17 3 170
12:00 NOON 174 51 8 233
1 :00 PM 195 77 11 283
2:00 PM 205 77 11 293
3:00 PM 205 77 11 293
4:00 PM 185 77 11 273
5:00 PM 154 103 15 272
6:00 PM 133 154 23 310 X
7:00 PM 123 162 24 309
8:00 PM 113 171 25 309
9:00 PM 82 171 25 278
10:00 PM 78 162 24 264
11 :00 PM 27 145 21 193
12:00 MID - 120 18 138
I PEAK PARKING DEMAND I 310 I
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PROJECT NAME = Bristol/Sunflower Plaz 4/6/2006
PROJECT NUMBER = 1737-05-01
MONTH OF THE YEAR = JUNE
DAY OF THE WEEK = WEEKEND
PARKING RATES = City of Santa Ana with ULI adjustments
ANALYST = R. KAHN
DAILY PARKING DISTRIBUTION
Restauran
TIME OF THE DAY Retail t Bar TOTAL'
PEAK PARKING 293 176 26 495
MONTHLY ADJ FACTOR 75% 96% 96%
ADJ. PEAK PARKING 220 169 25 414
6:00 AM 0% 0% 0%
7:00 AM 3% 2% 2%
8:00 AM 10% 3% 3%
9:00 AM 30% 6% 6%
10:00 AM 45% 8% 8%
11 :00 AM 73% 10% 10%
12:00 NOON 85% 30% 30%
1 :00 PM 95% 45% 45%
2:00 PM 100% 45% 45%
3:00 PM 100% 45% 45%
4:00 PM 90% 45% 45%
5:00 PM 75% 60% 60%
6:00 PM 65% 90% 90%
7:00 PM 60% 95% 95%
8:00 PM 55% 100% 100%
9:00 PM 40% 100% 100%
10:00 PM 38% 95% 95%
11 :00 PM 13% 85% 85%
12:00 MID 0% 70% 70%
DAILY PARKING DEMAND: NUMBER OF SPACES
Restauran
TIME OF THE DAY Retail t Bar TOTAL
6:00 AM - - - -
7:00 AM 7 3 1 11
8:00 AM 22 5 1 28
9:00 AM 66 10 2 78
10:00 AM 99 14 2 115
11 :00 AM 161 17 3 181
12:00 NOON 187 51 8 246
1 :00 PM 209 76 11 296
2:00 PM 220 76 11 307
3:00 PM 220 76 11 307
4:00 PM 198 76 11 285
5:00 PM 165 101 15 281
6:00 PM 143 152 23 318 X
7:00 PM 132 161 24 317
8:00 PM 121 169 25 315
9:00 PM 88 169 25 282
10:00 PM 84 161 24 269
11:00 PM 29 144 21 194
12:00 MID - 118 18 136
PEAK PARKING DEMAND 318
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PROJECT NAME = Bristol/Sunflower Plaz; 4/6/2006
PROJECT NUMBER = 1737-05-01
MONTH OF THE YEAR = JULY
DAY OF THE WEEK = WEEKEND
PARKING RATES = City of Santa Ana with ULI adjustments
ANALYST = R. KAHN
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DAILY PARKING DISTRIBUTION
Restauran
TIME OF THE DAY Retail t Bar TOTAL
PEAK PARKING 293 176 26 495
MONTHLY ADJ FACTOR 75% 98% 98%
ADJ. PEAK PARKING 220 172 25 417
6:00 AM 0% 0% ,0%
7:00 AM 3% 2% 2%
8:00 AM 10% 3% 3%
9:00 AM 30% 6% 6%
10:00 AM 45% 8% 8%
11 :00 AM 73% 10% 10%
12:00 NOON 85% 30% 30%
1 :00 PM 95% 45% 45%
2:00 PM 100% 45% 45%
3:00 PM 100% 45% 45%
4:00 PM 90% 45% 45%
5:00 PM 75% 60% 60%
6:00 PM 65% 90% 90%
7:00 PM . 60% 95% 95%
8:00 PM 55% 100% 100%
9:00 PM 40% 100% 100%
10:00 PM 38% 95% 95%
11:00 PM 13% 85% 85%
12:00 MID 0% 70% 70%
DAILY PARKING DEMAND: NUMBER OF SPACES
Restauran
TIME OF THE DAY Retail t Bar TOTAL
6:00 AM - - - -
7:00 AM 7 3 1 11 ..
8:00 AM 22 5 1 28
9:00 AM 66 10 2 78
10:00 AM 99 14 2 115
11 :00 AM 161 17 3 181
12:00 NOON 187 52 8 247
1 :00 PM 209 77 11 297
2:00 PM 220 77 11 308
3:00 PM 220 77 11 308
4:00 PM 198 77 11 286
5:00 PM 165 103 15 283
6:00 PM 143 155 23 321 X
7:00 PM 132 163 24 319
8:00 PM 121 172 25 318
9:00 PM 88 172 25 285
10:00 PM 84 163 24 271
11 :00 PM 29 146 21 196
12:00 MID - 120 18 138
I PEAK PARKING DEMAND I 321 I
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PROJECT NAME = Bristol/Sunflower Plaz 4/6/2006
PROJECT NUMBER = 1737-05-01
MONTH OF THE YEAR = AUGUST
DAY OF THE WEEK = WEEKEND
PARKING RATES = City of Santa Ana with ULI adjustmentl:
ANALYST = R. KAHN
DAILY PARKING DISTRIBUTION
Restauran
TIME OF THE DAY Retail t Bar TOTAL
PEAK PARKING 293 176 26 495
MONTHLY ADJ FACTOR 75% 100% 100%
ADJ. PEAK PARKING 220 176 26 422
6:00 AM 0% 0% 0%
7:00 AM 3% 2% 2%
8:00 AM 10% 3% 3%
9:00 AM 30% 6% 6%
10:00 AM 45% 8% 8%
11:00 AM 73% 10% 10%
12:00 NOON 85% 30% 30%
1 :00 PM 95% 45% 45%
2:00 PM 100% 45% 45%
3:00 PM 100% 45% 45%
4:00 PM 90% 45% 45%
5:00 PM 75% 60% 60%
6:00 PM 65% 90% 90%
7:00 PM 60% 95% 95%
8:00 PM 55% 100% 100%
9:00 PM 40% 100% 100%
10:00 PM 38% 95% 95%
11:00 PM 13% 85% 85%
12:00 MID 0% 70% 70%
DAILY PARKING DEMAND: NUMBER OF SPACES
Restauran
TIME OF THE DAY Retail t Bar TOTAL
6:00 AM - - - -
7:00 AM 7 4 1 12
8:00 AM 22 5 1 28
9:00 AM 66 11 2 79
10:00 AM 99 14 2 115
11:00 AM 161 18 3 182
12:00 NOON 187 53 8 248
1 :00 PM 209 79 12 300
2:00 PM 220 79 12 311
3:00 PM 220 79 12 311
4:00 PM 198 79 12 289
5:00 PM 165 106 16 287
6:00 PM 143 158 23 324 X
7:00 PM 132 167 25 324 X
8:00 PM 121 176 26 323
9:00 PM 88 176 26 290
10:00 PM 84 167 25 276
11:00 PM 29 150 22 201
12:00 MID - 123 18 141
PEAK PARKING DEMAND 324
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PROJECT NAME = Bristol/Sunflower Plaz 4/6/2006
PROJECT NUMBER = 1737-05-01
MONTH OF THE YEAR = SEPTEMBER
DAY OF THE WEEK = WEEKEND
PARKING RATES = City of Santa Ana with ULI adjustments
ANALYST = R. KAHN
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DAILY PARKING DISTRIBUTION
Restauran
TIME OF THE DAY Retail t Bar TOTAL
PEAK PARKING 293 176 26 495
MONTHLY ADJ FACTOR 75% 92% 92%
ADJ. PEAK PARKING 220 162 24 406
6:00 AM 0% 0% 0%
7:00 AM 3% 2% 2%
8:00 AM 10% 3% 3%
9:00 AM 30% 6% 6%
10:00 AM 45% 8% 8%
11:00 AM 73% 10% 10%
12:00 NOON 85% 30% 30%
1 :00 PM 95% 45% 45%
2:00 PM 100% 45% 45%
3:00 PM 100% 45% 45%
4:00 PM 90% 45% 45%
5:00 PM 75% 60% 60%
6:00 PM 65% 90% 90%
7:00 PM 60% 95% 95%
8:00 PM 55% 100% 100%
9:00 PM 40% 100% 100%
10:00 PM 38% 95% 95%
11 :00 PM 13% 85% 85%
12:00 MID 0% 70% 70%
DAILY PARKING DEMAND: NUMBER OF SPACES
Restauran
TIME OF THE DAY Retail t Bar TOTAL
6:00 AM - - - -
7:00 AM 7 3 - 10
8:00 AM 22 5 1 28
9:00 AM 66 10 1 77
10:00 AM 99 13 2 114
11 :00 AM 161 16 2 179
12:00 NOON 187 49 7 243
1:00 PM 209 73 11 293
2:00 PM 220 73 11 304
3:00 PM 220 73 11 304
4:00 PM 198 73 11 282
5:00 PM 165 97 14 276
6:00 PM 143 146 22 311 X
7:00 PM 132 154 23 309
8:00 PM 121 162 24 307
9:00 PM 88 162 24 274
10:00 PM 84 154 23 261
11 :00 PM 29 138 20 187
12:00 MID - 113 17 130
I PEAK PARKING DEMAND I 311 I
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PROJECT NAME = Bristol/Sunflower Plaz 4/6/2006
PROJECT NUMBER = 1737-05-01
MONTH OF THE YEAR = OCTOBER
DAY OF THE WEEK = WEEKEND
PARKING RATES = City of Santa Ana with ULI adjustments
ANALYST = R. KAHN
DAILY PARKING DISTRIBUTION
Restauran
TIME OF THE DAY Retail t Bar TOTAL
PEAK PARKING 293 176 26 495
MONTHLY ADJ FACTOR 75% 95% 95%
ADJ. PEAK PARKING 220 167 25 412
6:00 AM 0% 0% 0%
7:00 AM 3% 2% 2%
8:00 AM 10% 3% 3%
9:00 AM 30% 6% 6%
10:00 AM 45% 8% 8%
11 :00 AM 73% 10% 10%
12:00 NOON . 85% 30% 30%
1 :00 PM 95% 45% 45%
2:00 PM 100% 45% 45%
3:00 PM 100% 45% 45%
4:00 PM 90% 45% 45%
5:00 PM 75% 60% 60%
6:00 PM 65% 90% 90%
7:00 PM 60% 95% 95%
8:00 PM 55% 100% 100%
9:00 PM 40% 100% 100%
10:00 PM 38% 95% 95%
11:00 PM 13% 85% 85%
12:00 MID 0% 70% 70%
DAILY PARKING DEMAND: NUMBER OF SPACES
Restauran
TIME OF THE DAY Retail t Bar TOTAL
6:00 AM - - - -
7:00 AM 7 3 1 11
8:00 AM 22 5 1 28
9:00 AM 66 10 2 78
10:00 AM 99 13 2 114
11:00 AM 161 17 3 181
12:00 NOON 187 50 8 245
1 :00 PM 209 75 11 295
2:00 PM 220 75 11 306
3:00 PM 220 75 11 306
4:00 PM 198 75 11 284
5:00 PM 165 100 15 280
6:00 PM 143 150 23 316 X
7:00 PM 132 159 24 315
8:00 PM 121 167 25 313
9:00 PM 88 167 25 280
10:00 PM 84 159 24 267
11:00 PM 29 142 21 192
12:00 MID - 117 18 135
PEAK PARKING DEMAND 316
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PROJECT NAME = Bristol/Sunflower Pia. 4/6/2006
PROJECT NUMBER = 1737-05-01
MONTH OF THE YEAR = NOVEMBER
DAY OF THE WEEK = WEEKEND
PARKING RATES = City of Santa Ana with ULI adjustment:
ANALYST = R. KAHN
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DAILY PARKING DISTRIBUTION
Restauran
TIME OF THE DAY Retail t Bar TOTAL
PEAK PARKING 293 176 26 495
MONTHLY ADJ FACTOR 80% 92% 92%
ADJ. PEAK PARKING 234 162 24 420
6:00 AM 0% 0% 0%
7:00 AM 3% 2% 2%
8:00 AM 10% 3% 3%
9:00 AM 30% 6% 6%
10:00 AM 45% 8% 8%
11:00 AM 73% 10% 10%
12:00 NOON 85% 30% 30%
1:00 PM 95% 45% 45%
2:00 PM 100% 45% 45%
3:00 PM 100% 45% 45%
4:00 PM 90% 45% 45%
5;00 PM 75% 60% 60%
6:00 PM 65% 90% 90%
7:00 PM 60% 95% 95%
8:00 PM 55% 100% 100%
9:00 PM 40% 100% 100%
10:00 PM 38% 95% 95%
11 :00 PM 13% 85% 85%
12:00 MID 0% 70% 70%
DAILY PARKING DEMAND: NUMBER OF SPACES
Restauran
TIME OF THE DAY Retail t Bar TOTAL
6:00 AM - - - -
7;00 AM 7 3 - 10
8:00 AM 23 5 1 29
9:00 AM 70 10 1 81
10:00 AM 105 13 2 120
11 :00 AM 171 16 2 189
12:00 NOON 199 49 7 255
1 :00 PM 222 73 11 306
2:00 PM 234 73 11 318
3:00 PM 234 73 11 318
4:00 PM 211 73 11 295
5:00 PM 176 97 14 287
6:00 PM 152 146 22 320 X
7:00 PM 140 154 23 317
8;00 PM 129 162 24 315
9:00 PM 94 162 24 280
10:00 PM 89 154 23 266
11 :00 PM 30 138 20 188
12:00 MID - 113 17 130
PEAK PARKING DEMAND 320
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PROJECT NAME = Bristol/Sunflower Plazi 4/6/2006
PROJECT NUMBER = 1737-05-01
MONTH OF THE YEAR = DECEMBER
DAY OF THE WEEK = WEEKEND
PARKING RATES = City of Santa Ana with ULI adjustments
ANALYST = R. KAHN
DAILY PARKING DISTRIBUTION
Restauran
TIME OF THE DAY Retail t Bar TOTAL
PEAK PARKING 293 176 26 495
MONTHLY ADJ FACTOR 100% 96% 96%
ADJ. PEAK PARKING 293 169 25 487
6:00 AM 0% 0% 0%
7:00 AM 3% 2% 2%
8:00 AM 10% 3% 3%
9:00 AM 30% 6% 6%
10:00 AM 45% 8% 8%
11 :00 AM 73% 10% 10%
12:00 NOON 85% 30% 30%
1 :00 PM 95% 45% 45%
2:00 PM 100% 45% 45%
3:00 PM 100% 45% 45%
4:00 PM 90% 45% 45%
5:00 PM 75% 60% 60%
6:00 PM 65% 90% 90%
7:00 PM 60% 95% 95%
8:00 PM 55% 100% 100%
9:00 PM 40% 100% 100%
10:00 PM 38% 95% 95%
11 :00 PM 13% 85% 85%
12:00 MID 0% 70% 70%
DAILY PARKING DEMAND: NUMBER OF SPACES
Restauran
TIME OF THE DAY Retail t Bar TOTAL
6:00 AM - - - -
7:00 AM 9 3 1 13
8:00 AM 29 5 1 35
9:00 AM 88 10 2 100
10:00 AM 132 14 2 148
11 :00 AM 214 17 3 234
12:00 NOON 249 51 8 308
1 :00 PM 278 76 11 365
2:00 PM 293 76 11 380 X
3:00 PM 293 76 11 380 X
4:00 PM 264 76 11 351
5:00 PM 220 101 15 336
6:00 PM 190 152 23 365
7:00 PM 176 161 24 361
8:00 PM 161 169 25 355
9:00 PM 117 169 25 311
10:00 PM 111 161 24 296
11:00 PM 38 144 21 203
12:00 MID - 118 18 136
PEAK PARKING DEMAND 380
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KO- 9/5/06
RESOLUTION NO. 2006-026
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF SANTA ANA APPROVING CONDITIONAL
USE PERMIT NO. 2006-11 AS CONDITIONED TO ALLOW
A DRIVE-THROUGH; VARIANCE NO. 2006-03 AS
CONDITIONED TO ALLOW THE REDUCTION IN
REQUIRED LANDSCAPING ALONG BRISTOL STREET;
VARIANCE NO. 2006-04 AS CONDITIONED TO ALLOW
THE REDUCTION IN REQUIRED LANDSCAPE
PLANTERS; AND VARIANCE NO. 2006-05 AS
CONDITIONED TO ALLOW A REDUCTION IN THE
REQUIRED ON SITE PARKING FOR THE PROPERTY
LOCATED AT 2303 SOUTH BRISTOL STREET
BE IT RESOLVED BY THE PLANNING COMMISSION OF THE CITY OF SANTA ANA
AS FOLLOWS:
Section 1. The Planning Commission of the City of Santa Ana hereby finds,
determines and declares as follows:
A. Conditional Use Permit No. 2006-11, Variance Nos. 2006-03, 2006-04 and
2006-05 came before the Planning Commission of the City of Santa Ana
for a duly noticed public hearing on August 28, 2006.
B. Conditional Use Permit No. 2006-11 has been filed with the City of Santa
Ana seeking to allow a drive- through for the property located at 2303
South Bristol Street.
1. Pursuant to Santa Ana Municipal Code Section 41-377.5(a) which
cross-references Section 41-365.5(e), a Conditional Use Permit is
required for eating establishments with drive-through window
service.
2. Santa Ana Municipal Code Section 41-638 authorizes the Planning
Commission to grant a conditional use permit upon making certain
findings.
i. Will the proposed use provide a service or facility which will
contribute to the general well being of the neighborhood or
community?
The proposed Starbucks drive-through will contribute
to the general well being of the area by providing a
31A-98
Resolution No. 2006-026
Page 1 of 14
new restaurant that will service the community,
pedestrians and vehicles traveling along Bristol Street
and Warner Avenue.
ii. Will the proposed use under the circumstances of the
particular case be detrimental to the health, safety or general
welfare of persons residing or working in the vicinity?
The drive-through window service will not be
detrimental to the health, safety or general welfare of
persons working or residing in the area. The
circulation, design, and layout of the proposed drive-
though lane prevents vehicle stacking extending on to
City streets. The drive-through lane complies with
City standards for the proposed use with a stacking
distance of 80 feet provided from the pick-up window
to the order board and an additional 80 feet of
stacking provided from the order point to the end of
the drive-through lane. This will eliminate the
possibility of cars stacking onto Bristol Street or
Warner Avenue. In addition, the drive-through lane
will be screened by a landscape berm and hedge to
help screen vehicles using the drive-through lane and
to minimize glare from vehicle headlights during
evening hours.
iii. Will the proposed use adversely affect the present economic
stability or future economic development of properties
surrounding the area?
The new restaurant with drive-through service, in
conjunction with upgrades of landscaping and
circulation, will provide a visual upgrade to an existing
shopping center and will provide new economic
activity to this area of Bristol Street and Warner
Avenue. The overall economic stability of the area
will be strengthened as a result of new investment
and commercial services being added to the area.
iv. Will the proposed use comply with the regulations and
conditions specified in Chapter 41 of the Santa Ana
Municipal Code for such use?
The proposed restaurant with drive-through window
operation will operate in compliance with all
applicable provisions of Chapter 41 of the Santa Ana
Municipal Code and design standards for drive-
31A-99
Resolution No. 2006-026
Page 2 of 14
through facilities. The area adjacent to the drive-
through lane will be heavily landscaped and the drive-
through lane will meet the City's stacking lane
requirement of 160 linear feet, as required by code.
The proposed project is requesting approval of
variances for a reduction in landscaping and parking.
Should the variances be approved, the project will be
consistent with the requirements of the General
Commercial (C-2) zoning district and therefore with
the regulations and conditions specified in Chapter 41
of the Santa Ana Municipal Code.
v. Will the proposed use adversely affect the General Plan or
any specific plan of the City?
The drive-through lane for Starbucks is consistent
with the General Plan land use designation of General
Commercial as support commercial uses, including
restaurants with drive-through lanes are permitted by
right under the General Commercial Land Use
Designation. The project supports General Plan Land
Use Policy Number 2.7, which promotes the
rehabilitation of commercial properties and
encourages increased levels of capital investment.
C. Variance No. 2006-03 has been filed with the City of Santa Ana seeking to
allow a reduction in the required landscaping along Bristol Street for the
property located at 2303 South Bristol Street.
1. Pursuant to Santa Ana Municipal Code Section 41-384 which
cross-references Section 41-372(a) landscaping of fifteen (15) feet
shall be maintained along any property line that abuts a street.
2. Santa Ana Municipal Code Section 41-638 authorizes the Planning
Commission to grant a variance upon making certain findings.
I. That because of special circumstances applicable to the
subject property, including size, shape, topography, location
or surroundings, the strict application of the zoning
ordinance is found to deprive the subject property of
privileges not otherwise at variance with the intent and
purpose of the provisions of this chapter.
The project site is currently developed with
commercial uses and associated parking. An existing
building and several existing parking spaces encroach
into the required 15-foot landscape setback along
31A-100
Resolution No. 2006-026
Page 3 of 14
Bristol Street. Due to the location of existing
buildings, drive aisles and the circulation and parking
configuration of the site, providing the required
landscape setback along Bristol Street would result in
the elimination of approximately 19 on-site parking
spaces. Eliminating parking to provide additional
landscaping in a center that is currently under parked
per City standards would deprive the subject property
of privileges afforded other shopping centers in the
area. Granting of the landscape variance will allow
the applicant to use the property in a manner that is
consistent with similar commercial uses in the area
and afford the subject property the same privileges as
other commercial shopping centers in the area.
ii. That the granting of a variance is necessary for the
preservation and enjoyment of one or more substantial
property rights.
The property currently operates as a commercial
shopping center. The applicant is making an
economic investment that will visually enhance and
upgrade the site as well as the surrounding area. The
granting of the variance will preserve the property
owner's ability to develop the property with a
restaurant and retail use that will benefit both
pedestrians and vehicles traveling along Bristol Street
and Warner Avenue. The granting of the variance is
necessary to preserve the property owners right to
develop their property with a use that will benefit the
community and improve and revitalize an older
existing shopping center.
III. That the granting of a variance will not be materially
detrimental to the public welfare or injurious to surrounding
property.
The applicant is making an economic investment in
their property that will likely stimulate additional
economic investment in the area. Granting of the
variance will allow the applicant to utilize their
property in a manner that is consistent with similar
surrounding commercial uses and therefore would not
be materially detrimental to the public welfare or
injurious to surrounding property.
31A-101
Resolution No. 2006-026
Page 4 of 14
iv. That the granting of a variance will not adversely affect the
General Plan of the City.
The granting of the landscape variance would not
adversely affect the General Plan of the City. The
General Plan designation for the area is General
Commercial which allows the commercial
development that is proposed on the site. Since
landscaping is ancillary to the primary use of the
property as a commercial shopping center, the
granting of a variance for a reduction of landscaping
along Bristol Street would under the circumstances of
this particular case have no adverse affect on the
General Plan of the City.
D. Variance No. 2006-04 has been filed with the City of Santa Ana seeking to
allow a reduction in the required landscape planters for the property
located at 2303 South Bristol Street.
1. Pursuant to Santa Ana Municipal Code Section 41-372(d) and the
Commercial Area Landscape requires landscape planters for the
parking area.
2. Santa Ana Municipal Code Section 41-638 authorizes the Planning
Commission to grant a variance upon making certain findings.
i. That because of special circumstances applicable to the
subject property, including size, shape, topography, location
or surroundings, the strict application of the zoning
ordinance is found to deprive the subject property of
privileges not otherwise at variance with the intent and
purpose of the provisions of this chapter.
Due to existing site constraints including the size and
location of existing buildings on the property, drive
aisles, circulation and parking configuration, providing
42, 8% feet wide by 18 feet long landscape planters
would substantially reduce parking in a shopping
center already deemed under parked per City parking
codes. The removal of parking would impact the
economic viability of the shopping center which would
deprive the subject property of privileges afforded
other legal non-conforming shopping centers in the
area.
31A-102
Resolution No. 2006-026
Page 5 of 14
ii. That the granting of a variance is necessary for the
preservation and enjoyment of one or more substantial
property rights.
Providing landscape planters within the shopping
center parking lot would result in a loss of parking
within the commercial center. The granting of the
variance is necessary to preserve the property
owners right to develop their property with a use that
will benefit the community and improve and revitalize
the existing shopping center without further reducing
parking in a center currently under parked per City
standards.
Hi. That the granting of a variance will not be materially
detrimental to the public welfare or injurious to surrounding
property.
The granting of a variance for a reduction of
landscape planters within the shopping center parking
lot would not be detrimental to the public welfare or
injurious to surrounding property. The applicant is
making an economic investment in their property
which should stimulate other investment in the area.
iv. That the granting of a variance will not adversely affect the
General Plan of the City.
The granting of the landscape variance would not
adversely affect the General Plan of the City. The
General Plan designation for the area is General
Commercial which allows the commercial
development that is proposed on the site. Since
landscaping is ancillary to the primary use of the
property as a commercial shopping center, the
granting of a variance for a reduction of landscaping
Bristol Street would under the circumstances of this
particular case have no adverse affect on the General
Plan of the City.
E. Variance No. 2006-05 has been filed with the City of Santa Ana seeking to
allow a reduction in the required off-street parking for the property located
at 2303 South Bristol Street.
1. Pursuant to Santa Ana Municipal Code Article XV 486 parking
spaces are required for the shopping center. Only 472 spaces
31A-103
Resolution No. 2006-026
Page 6 of 14
have been provided. As such a variance of 14 off-street parking
spaces is requested by the applicant.
2. Santa Ana Municipal Code Section 41-638 authorizes the Planning
Commission to grant a variance upon making certain findings.
i. That because of special circumstances applicable to the
subject property, including size, shape, topography, location
or surroundings, the strict application of the zoning
ordinance is found to deprive the subject property of
privileges not otherwise at variance with the intent and
purpose of the provisions of this chapter.
The Bristol Warner Village shopping center is a
contained site surrounded by existing commercial
development. The size and shape of the property can
support an additional building as proposed by the
applicant. RK Engineering Group Inc., Traffic
Engineers, has prepared a shared parking analysis
and has determined that sufficient parking is available
for the project during times of peak demand. Granting
of the parking variance will allow the applicant the
ability to utilize their property in a manner that is
consistent with similar surrounding commercial and
professional uses in the area.
ii. That the granting of a variance is necessary for the
preservation and enjoyment of one or more substantial
property rights.
The granting of the parking variance will preserve the
property owners right to develop the property with a
new restaurant/retail building that is consistent with
development allowed in the General Commercial
(GC) zoning district. The new building provides an
upgrade to an older legal non-conforming shopping
center and preserves the property owners right to
upgrade and develop their property.
iii. That the granting of a variance will not be materially
detrimental to the public welfare or injurious to surrounding
property.
The findings of the parking study completed by RK
Engineering Group Inc., Traffic Engineers, indicate
that there will be adequate parking on the subject site
at times of peak demand and therefore, the granting
31A-104
Resolution No, 2006-026
Page 7 of 14
of the variance for a 14-space parking reduction will
not be materially detrimental to the public welfare or
injurious to surrounding property. Granting of the
variance will allow the applicant to utilize their
property in a manner that is consistent with similar
surrounding commercial uses.
IV. That the granting of a variance will not adversely affect the
General Plan of the City.
The Granting of the parking variance would not
adversely affect the General Plan of the City. The
property in question is located within the General
Commercial General Plan designation which permits
the commercial use proposed by the applicant. Since
parking is ancillary to the primary use of the property
as a commercial shopping center, the granting of a
parking variance would under the circumstances of
this particular case, have no adverse affect on the
General Plan of the City.
F. This project was reviewed in accordance with the guidelines for the
California Environmental Quality Act. The recommendation is exempt
from further review pursuant to Section 15303. This Class 3 exemption
allows the construction of a store, motel, office, restaurant or similar
structure in urban areas not exceeding 10,000 square feet of floor area on
sites zoned for such use, if not involving the use of significant amounts of
hazardous substances, where all public services and facilities are
available and the surrounding area is not environmentally sensitive.
Categorical Exemption Environmental Review No. 2006-107 will be filed
for this project.
Section 2. The Planning Commission after conducting the public hearing hereby
approves:
1. Conditional Use Permit No. 2006-11 as conditioned in Exhibit "A"
attached hereto and incorporated herein, to allow an eating
establishments with drive-through window service.
2. Variance No. 2006-03 as conditioned in Exhibit "C" attached hereto
and incorporated herein, to allow a reduction in the required
landscaping along Bristol Street.
3. Variance No. 2006-04 as conditioned in Exhibit "B" attached hereto
and incorporated herein, to allow a reduction in the required
landscape planters.
31A-105
Resolution No. 2006-026
Page 8 of 14
4. Variance No. 2006-05 as conditioned in Exhibit "0" attached hereto
and incorporated herein to allow a fourteen (14) space reduction in
the required off-street parking.
These decisions are based upon the evidence submitted at the abovesaid
hearing, which includes but is not limited to: the Request for Planning Commission
Action dated August 28,2006 and exhibits attached thereto; and the public testimony,
all of which are incorporated herein by this reference.
ADOPTED this 28th day of August, 2006 by the following vote:
AYES: Commissioners: Benavides, Betancourt, Cribb, De La Torre, Gartner,
Leo, Lutz (7)
NOES: Commissioners: None (0)
ABSENT: Commissioners: None (0)
ABSTENTIONS: Commissioners: None (0)
Christopher Leo
Chairman
APPROVED AS TO FORM:
Joseph W. Fletcher, City Attorney
By:
Kylee Otto
Assistant City Attorney
CERTIFICATE OF ATTESTATION AND ORIGINALITY
I, Martha Ramirez, Planning Commission Secretary, do hereby attest to and certify the
attached Resolution No. 2006-026 to be the original resolution adopted by the Planning
Commission of the City of Santa Ana on August 28, 2006.
Date:
Planning Commission Secretary
City of Santa Ana
31A-106
Resolution No. 2006-026
Page 9 of 14
Conditions for Approval for Conditional Use Permit No. 2006-11
Conditional Use Permit No. 2006-11 is approved subject to compliance, to the reasonable
satisfaction of the Planning Manager, with applicable sections of the Santa Ana Municipal
Code, the California Administrative Code, the Uniform Fire Code, the Uniform Building
Code, and all other applicable regulations. In addition, it shall meet the following
conditions of approval:
The applicant must comply with each and every condition listed below prior to exercising
the rights conferred by the conditional use permit.
The applicant must remain in compliance with all conditions listed below throughout the life
of the conditional use permit. Failure to comply with each and every condition may result
in the revocation of the conditional use permit.
A. Plannina Division
1 . All proposed site improvements must conform to the Site Plan Review
approval of DP No. 2005-38.
2. Any amendment to the conditional use permit must be submitted to the
Planning Division for review. At that time, staff will determine if
administrative relief is available or if the conditional use permit must be
amended.
3. The berm and proposed landscaping surrounding the drive-through lane
must consist of mature landscaping that will be maintained and adequately
screen the drive-through lane.
4. All driveway entrance/exit pavement treatments for the shopping center
shall match the new decorative driveway entrance/exit pavement approved
for the new construction.
5. The applicant shall provide a plan approved by staff that will add additional
trees and landscaping to the shopping center parking lot without reducing
the number of parking spaces.
31A-107
Resolution No. 2006-026
Page 10 of 14
Conditions for Approval for Variance No. 2006-03
Variance No. 2006-03 is approved subject to compliance, to the reasonable satisfaction of
the Planning Manager, with applicable sections of the Santa Ana Municipal Code, the
California Administrative Code, the Uniform Fire Code, the Uniform Building Code, and all
other applicable regulations. In addition, it shall meet the following conditions of approval:
The applicant must comply with each and every condition listed below prior to exercising
the rights conferred by the variance.
The applicant must remain in compliance with all conditions listed below throughout the life
of the variance. Failure to comply with each and every condition may result in the
revocation of the variance.
A. Plannina Division
1 . All proposed site improvements must conform to the Site Plan Review
approval of DP No. 2005-38.
2. All landscaping on the site shall be maintained in the same condition as
when it was installed and shall be maintained with at least the same
numbers and types of trees and plant material as indicated on the approved
landscape plan.
3. All parking lot paving, pot holes and stripping shall be repaired when
necessary and maintained as part of a regularly scheduled maintenance
program.
4. All new trees added to the site shall be upgraded from 24-inch box trees to
36-inch box trees as shown on the landscape plan.
5. All driveway entrance/exit pavement treatments for the shopping center
shall match the new decorative driveway entrance/exit pavement approved
for the new construction.
6. The applicant shall provide a plan approved by staff that will add additional
trees and landscaping to the shopping center parking lot without reducing
the number of parking spaces.
31A-108
Resolution No. 2006-026
Page 11 of 14
Conditions for Approval for Variance No. 2006-04
Variance No. 2006-04 is approved subject to compliance, to the reasonable satisfaction of
the Planning Manager, with applicable sections of the Santa Ana Municipal Code, the
California Administrative Code, the Uniform Fire Code, the Uniform Building Code, and all
other applicable regulations. In addition, it shall meet the following conditions of approval:
The applicant must comply with each and every condition listed below prior to exercising
the rights conferred by the variance.
The applicant must remain in compliance with all conditions listed below throughout the life
of the variance. Failure to comply with each and every condition may result in the
revocation of the variance.
A. Plannina Division
1. All proposed site improvements must conform to the Site Plan Review
approval of DP No. 2005-38.
2. All landscaping on the site shall be maintained in the same condition as
when it was installed and shall be maintained with at least the same
numbers and types of trees and plant material as indicated on the approved
landscape plan.
3. All parking lot paving, pot holes and stripping shall be repaired when
necessary and maintained as part of a regularly scheduled maintenance
program.
4. All new trees added to the site shall be upgraded from 24-inch box trees to
36-inch box trees as shown on the landscape plan.
5. All driveway entrance/exit pavement treatments for the shopping center
shall match the new decorative driveway entrance/exit pavement approved
for the new construction.
6. The applicant shall provide a plan approved by staff that will add additional
trees and landscaping to the shopping center parking lot without reducing
the number of parking spaces.
31A-109
Resolution No. 2006-026
Page 12 of 14
Conditions for Approval for Variance No. 2006-05
Variance No. 2006-05 is approved subject to compliance, to the reasonable satisfaction of
the Planning Manager, with applicable sections of the Santa Ana Municipal Code, the
California Administrative Code, the Uniform Fire Code, the Uniform Building Code, and all
other applicable regulations. In addition, it shall meet the following conditions of approval:
The applicant must comply with each and every condition listed below prior to exercising
the rights conferred by the variance.
The applicant must remain in compliance with all conditions listed below throughout the life
of the variance. Failure to comply with each and every condition may result in the
revocation of the variance.
A. Plannina Division
1 . All proposed site improvements must conform to the Site Plan Review
approval of DP No. 2005-38.
2. The parking reduction shall not exceed 14 spaces (2.9 percent).
3. All landscaping on the site shall be maintained in the same condition as
when it was installed and shall be maintained with at least the same
numbers and types of trees and plant material as indicated on the
approved landscape plan.
4. All parking lot paving, pot holes and stripping shall be repaired when
necessary and maintained as part of a regularly scheduled maintenance
program.
5. All new trees added to the site shall be upgraded from 24-inch box trees
to 36-inch box trees as shown on the landscape plan.
6. All driveway entrance/exit pavement treatments for the shopping center
shall match the new decorative driveway entrance/exit pavement
approved for the new construction.
7. The applicant shall provide a plan approved by staff that will add
additional trees and landscaping to the shopping center parking lot
without reducing the number of parking spaces.
Exhibit 0
Resolution No. 2006-026
Page 13 of 14
31A-110
PROOF OF SERVICE
(C.C.P. SECTION 1 013(a), 2015.5)
STATE OF CALIFORNIA. COUNTY OF ORANGE
I am employed in the aforesaid county; I am over the age of eighteen and not a
party to the within action; my business address is 20 Civic Center Plaza, Ross Annex
2nd, Santa Ana, California 92702.
I served the foregoing document described as: Resolution No. 2006-~X in this
action by placing a true copy thereof enclosed in sealed envelopes addresse as
follows:
[insert the following here
Addressee
Address]
[ ] I caused to be delivered by courier, such envelope by hand to the office of the
add ressee( s).
[X] BY MAIL I am readily familiar with my employer's practice of collection and
processing correspondence for mailing. Under that practice it would be deposited with
U.S. Postal Service on that same day with postage thereon fully prepaid at Santa Ana,
California in the ordinary course of business. I am aware that on motion of the party
served, service is presumed invalid if postal cancellation date or postage meter date is
more than one day after date of deposit for mailing in affidavit.
[ ] The document was transmitted by facsimile transmission and was reported as
complete and without error.
I declare under penalty of perjury under the laws of the State of California that
the foregoing is true and correct.
Executed on [date] at Santa Ana, California.
MARTHA RAMIREZ
31A-111
Resolution No. 2006-026
Page 14 of 14
31A-112