HomeMy WebLinkAbout03 CUP 2015-27 PACKERS SQUAREAGENDA REPORT
MEETING DATE: DECEMBER 8, 2015
TO: PLANNING COMMISSION
FROM: COMMUNITY DEVELOPMENT DEPARTMENT
SUBJECT: CONDITIONAL USE PERMIT 2015-27
APPLICANT: PROPERTY OWNER:
MIKE LIN ROBERT KO
NAI CAPITAL KO'S PACKERS SQUARE INC.
1920 MAIN ST., SUITE 100 747 S. LEMON AVE.
IRVINE, CA 92614 WALNUT, CA 91789
ITEM #3
LOCATION: PACKERS SQUARE, 13102 -13152 NEWPORT AVENUE
GENERAL PLAN: COMMUNITY COMMERCIAL (CC)
ZONING: PLANNED COMMUNITY COMMERCIAL (PC -COMM)
ENVIRONMENTAL
STATUS: THIS PROJECT IS CATEGORICALLY EXEMPT (CLASS 1)
PURSUANT TO SECTION 15301 OF THE CALIFORNIA
ENVIRONMENTAL QUALITY ACT.
REQUEST: TO AUTHORIZE A REDUCTION OF OFF-STREET PARKING
THAT WOULD ALLOW FOR THE CONVERSION OF UP TO
6,700 S.F. OF OFFICE TO RESTAURANT AND RETAIL USES.
Planning Commission
December 8, 2015
CUP 2015-27
Page 2
RECOMMENDATION:
That the Planning Commission adopt Resolution No. 4302 (Attachment D) approving
Conditional Use Permit (CUP) 2015-27 to authorize a reduction of off-street parking
requirements through joint use/shared parking to accommodate the conversion of up to
6,700 square feet of office space to retail and restaurant uses for Packers Square
located at 13102 —13152 Newport Avenue.
APPROVAL AUTHORITY
The subject property is located within the Planned Community Commercial (PC COM)
zoning district and the Community Commercial land use designation. Pursuant to the
Tustin City Code (TCC) Section 9264, Planning Commission approval of a CUP is
required for a reduction of off-street parking requirements through joint use parking for
all parking areas serving structures greater than 30,000 square feet. The combined
square footage of the four (4) buildings within Packers Square totals approximately
48,408 square feet.
BACKGROUND:
Site and Summary
The project site is located at the southeast corner of the intersection at Newport Avenue
and Irvine Boulevard. The subject property is zoned as Planned Community Commercial
(PC COM) and is designated as Community Commercial (CC) by the Tustin General Plan.
The Community Commercial land use designation allows for a variety of retail,
professional office, service commercial, and other uses that support the land use.
Adjacent properties to the north, across Newport Avenue, are zoned Retail Commercial
(Cl). Abutting the subject property to the east is Retail Commercial (Cl), with Multiple
Family Residential (133) apartments to the west, and Retail Commercial (Cl) and Planned
Development (PD) condominiums to the south (Figure 1).
Figure 1: Zoning Map
Planning Commission
December 8, 2015
CUP 2015-27
Page 3
DISCUSSION
Project Description
The applicant is requesting authorization for a reduction of off-street parking via joint use of
parking areas that would allow for the conversion of up to 6,700 S.F. of office to restaurant
and retail uses at 13152 Newport Avenue. The subject property is located on an
approximate 4.47 acre lot and is improved with four (4) commercial buildings totaling
48,408 S.F. and 269 shared parking stalls. No exterior improvements are expected as a
result of this project; however tenant improvements for the proposed restaurant use are
anticipated.
Packers Square has a current occupancy of 38,268 S.F. and a vacancy of 10,140 S.F.
The proposed project consists of converting up to 6,700 S.F. of vacant office floor area,
once occupied by Tarbell Realtors, to restaurant/food/retail uses. The remaining vacant
floor area of 3,440 S.F. is designated for retail uses based upon prior tenant occupancies.
The Parking Demand Analysis provided (Attachment C) shows that several medical,
dental, and office use tenants have limited business hours on weekends, with several of
them closed on Saturdays and Sundays.
Figure 2: Proposed Restaurant Location
Based upon information provided by NAI Capital, the anticipated mix of uses for the five
(5) vacant suites are as follows:
• 1,336 S.F. specialty grocery store/retail in Suite 13112-C (Vacant Retail)
• 1,052 S.F. of retail space or food use in Suite 13112-F (Vacant Retail)
• 1,052 S.F. of retail space or food use in Suite 13112-G (Vacant Retail)
• 3,060 S.F. restaurant (proposed to be occupied by Pho Restaurant) in Suite
13152-A (Vacant Office)
0 3,640 S.F. of office, retail or restaurant uses in Suite 13152-A2 (Vacant Office)
Planning Commission
December 8, 2015
CUP 2015-27
Page 4
Packers Square maintains a total of 269 off-street parking spaces and these spaces
have been divided into three (3) zones: Zone A, Zone B, and Zone C (Figure 3).
E; NAI CAPITAL
KEY
ZONE A ( 62
ZONE 8 81 M.0 SCALE ZONE C 126
TOW 269 PROJECT SITE PLAN AND PARKING ZONES
PACKERS SQUARE, TUSTIN
Figure 3: Site Plan with Parking Total by Zone
Joint Use Parking
As proposed, pursuant to the TCC, Packers Square would require 299 parking spaces at
full occupancy. The project site currently provides a total of 269 parking spaces on site.
As such, there is a deficit of parking based upon the TCC requirements for off-street
parking (Table 1).
As required for joint use parking, a licensed traffic engineer examined the expected
parking needs of the center, based upon the size and type of proposed occupancy,
relative to the parking supply. This methodology examines shared parking usage
patterns by time -of -day, recognizing that the parking demand for each tenancy type
varies by time of day, day of week and month of the year.
Given the mix of land uses present within Packers Square, a shared parking analysis has
been prepared and indicates that the available shared parking supply of 269 spaces will
be sufficient to meet the projected peak parking demands of existing and proposed uses.
Planning Commission
December 8, 2015
CUP 2015-27
Page 5
The submitted Parking Demand Analysis assumes full occupancy and completion of the
proposed Project and assumes that an additional 2,104 S.F. of restaurant (take-out) use
is to be established, as well as 3,640 S.F. of additional retail and/or service use. The
peak -parking requirement during a weekday occurs at 1:00 PM and totals 260 spaces.
On a weekend day, the peak parking requirement for the Project occurs at 11:00 AM,
when a parking demand of 245 spaces is forecast (Attachment C). Based upon a
shared parking supply of 269 spaces, a surplus of nine (9) spaces on weekdays and a
surplus of twenty-four (24) spaces on weekends would result during peak hours, under
the alternative mix of uses. As a result, the shared parking demand for the entire facility
is anticipated to be less than if each independent service was parked in isolation.
Table 1: Parking Requirements by Land Use
Land Use
Size
City Standard Parking Ratio
Spaces
equired
Existing Tenant Mix
Medical Office
23,275
1 space per 250 S.F. of GFA for first
132
S.F.
4,000 S.F. of medical space within a
building or center and 6 spaces/1,000
S.F. of GFA in excess of 4,000 S.F.
Restaurant
6,961 S.F.
1 space per 100 S.F. of GFA
70
Retail — Personal Services
4,979 S.F.
1 space per 250 S.F. of GFA
20
Health Club/ Fitness
2,001 S.F.
1 space per 150 S.F. of GFA
13
Office
1,052 S.F.
1 space per 250 S.F. of GFA
4
VacantPMosed Proiec
Retail (vacant)
3,440 S.F.
1 space per 250 S.F. of GFA
14
Office (vacant)
3,640 S.F.
1 space per 250 S.F. of GFA
15
Proposed Restaurant
3,060 S.F.
1 space per 100 S.F. of GFA
31
TOTAL
299
TOTAL PARKING REQUIRED BY CODE (OCCUPIED)
239
TOTAL PARKING REQUIRED BY CODE (VACANT/PROPOSED )
60
TOTAL PARKING REQUIRED BY CODE
299
TOTAL PARKING PROVIDED
269
SHORTAGE
30
In addition to the proposed occupancy of 3,060 S.F. of vacant office floor area at
Packers Square with the proposed Pho Restaurant, the conversion of up to 2,081 S.F.
of vacant retail space to a restaurant (take-out) use, occupancy of vacant retail space,
and occupancy of 3,640 S.F. of vacant office space to additional retail and/or service
use would not have an impact on parking at Packers Square. As recommended,
restaurant/food uses shall be limited to no more than 12,125 S.F. (25%) of the total floor
area unless supported by a supplemental parking analysis. If, in the future, the 269 on-
site parking spaces are not deemed sufficient and do not accommodate the demand on-
site, the applicant will be required to alleviate the matter by Condition 2.2.
Planning Commission
December 8, 2015
CUP 2015-27
Page 6
ANALYSIS
In determining whether to approve the CUP, the Planning Commission must determine
whether or not the proposed use will be detrimental to the health, safety, morals,
comfort, and general welfare of the persons residing in or working in the neighborhood
or whether it will be injurious or detrimental to property or improvements in the vicinity or
to the welfare of the City.
A decision to approve this request may be supported by the following findings:
1. That a Parking Demand Analysis dated November 5, 2015, was prepared by a
licensed traffic engineer (Richard Barretto, P.E. of Linscott Law & Greenspan
Engineers) in accordance with Tustin City Code Section 9264.
2. That the Parking Analysis has been reviewed and accepted by the City's Traffic
Engineer for methodology and accuracy.
3. That per the Tustin City Code, the mixed-use center would require 299 off-street
parking spaces; 269 parking spaces are currently proposed; the Parking Analysis
determined a peak usage of 245 parking spaces; therefore, the Parking Demand
Analysis demonstrates that no substantial conflict will exist in the peak hours of
parking demand for the multi-purpose center for the proposed uses.
4. That the number of spaces needed for the retail and restaurant uses do not
exceed the number of spaces anticipated to be available during different hours of
operation.
5. That the parking spaces designated for joint use are located such that they will
adequately serve the uses for which they are intended.
6. That the proposed use, as conditioned, will not have a negative effect on
surrounding properties, or impact traffic on the ability of parking in that sufficient
parking would be available on-site.
Samantha Beier
Assistant Planner
Elizabeth A. Binsack
Community Development Director
Attachments:
A. Location Map
B. Land Use Application Fact Sheet
C. Submitted Plans
D. Resolution No. 4302
ATTACHMENT A
o-,
LOCATION MAP
13102-13152 NEWPORT AVE
PACKERS SQUARE
300'
5001,
7IRVINE \BLVD-
*-7-PROJECT SITE
ZIP
O
000"
00*0
ATTACHMENT B
Land Use Application Fact Sheet
LAND USE APPLICATION FACT SHEET
1. LAND USE APPLICATION NUMBER(S): CUP 2015-27
2. LOCATION: PACKERS SQUARE
3. ADDRESS: 13102-13152 NEWPORT AVENUE
4. APN(S): 500-111-03,04, 10, 11
5. PREVIOUS APPLICATION RELATING TO THIS PROPERTY:
13102 Newport: DID 92-024
13112 Newport: CUP 91-020, CUP 96-038, CUP 00-034, CUP 02-009,
13152 Newport: CUP 94-015 & DR 94 024
6. SURROUNDING LAND USES:
NORTH: COMMERCIAL SOUTH: COMMERCIAL & RESIDENTIAL (CONDOMINIUMS)
EAST: COMMERCIAL WEST: RESIDENTIAL (APARTMENTS)
7. SURROUNDING ZONING DESIGNATION:
NORTH: Cl — RETAIL COMMERCIAL
SOUTH: Cl — RETAIL COMMERCIAL & PD — PLANNED DEVELOPMENT
EAST: Cl — RETAIL COMMERCIAL
WEST: R3— MULTIPLE FAMILY RESIDENTIAL
8. SURROUNDING GENERAL PLAN DESIGNATION:
NORTH: CC — COMMUNITY COMMERCIAL
SOUTH: CC — COMMUNITY COMMERCIAL & HDR — HIGH DENSITY RESIDENTIAL
EAST: CC — COMMUNITY COMMERCIAL WEST: HDR — HIGH DENSITY RESIDENTIAL
9. SITE LAND USE:
A. EXISTING: COMMERCIAL PLAZA B. PROPOSED: SAME
C. GENERAL PLAN: CC — COMMUNITY COMMERCIAL
PROPOSED GP: SAME
D. ZONING: PC COM — PLANNED COMMUNITY COMMERCIAL
PROPOSED ZONING: SAME
DEVELOPMENT FACTS:
10. LOT AREA: 4.47 AC (APPROX BUILDING AREA: 48,408 SF)
ii. PARKING: 299 REQUIRED STALLS 269 PROVIDED STALLS
12. IMPROVEMENTS: TENANT IMPROVEMENTS TO FOLLOW
ATTACHMENT C
Submitted Plans
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REVISED PARKING DEMAND ANALYSIS
FOR PACKERS SQUARE
Tustin, California
October 27, 2015
(original dated September 22, 2015)
Prepared for:
NAI CAPITAL
1920 Main Street, Suite 100
Irvine, CA 92614
LLG Ref. 2.15.3615.1
Linsratt, LRavw &
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October 27, 2015
Engineers & Planners
Traffic
Mr. Mike Lin
Transportation
Parking
NAI Capital
1920 Main Street, Suite 100
Irvine, CA 92614
n, Law
cl een pam Engineers
e-mail: mlingnaicapital.com
2 Executive Circle
Suite 250
LLG Reference No. 2.15.3615.1
Irvine, CA 92514
949.825.5173 T
Subject: Revised Parking Demand Analysis for Packers Square
A9.825•6173
Tustin, California
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Pasadena
Dear Mr. Lin Irvine
San Diego
As requested, Linscott, Law, & Greenspan, Engineers (LLG) is pleased to submit this Woodland Hills
Parking Demand Analysis associated with the proposed addition of restaurant/food
uses at Packers Square. Packers Square is located along the east side of Newport
Avenue, south of Irvine Boulevard at 13102 — 13152 Newport Avenue in the City of
Tustin, California. This report has been updated to address the parking -related
comments of the City of Tustin as summarized in a comment letter dated October 22,
2015.
Packers Square is an existing retail/commercial mixed-use center with a total 48,408
square -feet (SF) of gross floor area (GFA) within four (4) buildings and a parking
supply of 269 spaces. Packers Square has a current occupancy of 38,268 SF and a
vacancy of 10,140 SF. The proposed Project consists of converting up to 6,700 SF of
vacant office floor area with restaurant/food/retail uses. The remaining vacant floor
area of 2,104 SF is designated for retail uses based on prior tenant occupancies.
Pursuant to our discussions , we understand that the preparation of a parking study is
required as part of the occupation of vacant office space with restaurant/food uses to
ensure that adequate parking is provided upon completion of the Project and full
occupancy of the retail/commercial mixed-use center.
Philip M-P_inseott.PEow-2o•'rt
This parking analysis evaluates the shopping center's parking requirements based on Jack M Greenspan. PE
the City of Tustin Municipal Code, as well as the methodology outlined in Urban Willili 1 A I <rw. PF ,;
Land Institute's (ULI) Shared Parking, 2na Edition, which is consistent with Chapter
Jolit, P h:u,,Un{I. PC
2: Zoning, Part 6 Off -Street Parking, Section 9264 - Reduction of Off -Street Parking Dau s shoii(m PE
Requirement, Section 9264a Joint Use of Parking Areas of the City's Municipal .!tine A B-1-0 „an, PE.
Code. Chan: '•,1. Look -Jaeger. PE
Ricliard E. Barretta, PE
Keil 0- Maherrp, PE
An LKWa Company Founded 1966
Mr. Mike Lin
October 27, 2015
Page 2
Our method of analysis, findings, and conclusions are described in detail in the
following sections of this report.
PROJECT LOCATION AND DESCRIPTION
Packers Square is generally located along the east side of Newport Avenue, south of
Irvine Boulevard in the City of Tustin, California. Figure 1, located at the rear of this
letter report, presents a Vicinity Map, which illustrates the general location of the
subject property in the context of the surrounding street system. Figure 2 presents an
existing aerial photograph of the site as well as the location of the proposed Project
within the subject property.
Packers Square is an existing retail/commercial mixed-use center with a total floor
area of 48,408 square -feet (SF) of commercial and retail uses within four (4)
buildings with tenant addresses of 13102 — 13152 Newport Avenue. Table 1, located
at the end of this letter report, following the figures, presents the tenant unit/address,
most recent development tabulation/tenant mix and associated floor areas for Packers
Square, and hours of operations for the existing tenants, and anticipated uses for the
vacant suites. A review of Table I indicates the current occupied floor area of 38,268
SF is a complimentary mix of tenants/land uses, consisting of the following:
❑ 23,275 SF of medical office space,
❑ 6,961 SF of restaurant use,
❑ 4,979 SF of retail/service retail use,
❑ 2,001 SF dance/fitness studio, and
❑ 1,052 SF of office use
Further review of Table I indicates that a number of medical office/office tenants
have limited office hours on weekends, with several of them closed on Saturdays
and/or Sundays.
The vacant floor area totals 10,140 SF and consists of three retail suites totaling 3,440
SF and two office suites totaling 6,700 SF. Based on information provided by NAI
Capital, the anticipated mix of uses for the five (5) vacant suites is as follows:
❑ 1,336 SF specialty grocery store/retail in Suite 13112-C,
❑ 1,052 SF of retail space or food use in Suite 13112-F,
❑ 1,052 SF of retail space or food use in Suite 13112-G,
Mr. Mike Lin
October 27, 2015
Page 3
❑ 3,060 SF restaurant (proposed to be occupied by Pho Restaurant) in Suite
13152-A and,
❑ 3,640 SF of office, retail or restaurant uses in Suite 13152-A2
The proposed Project includes the renovation of a 3,060 SF vacant office suite with a
restaurant (suite 13152-A), with the remaining vacant floor to be occupied by a
mixture of retail uses and/or restaurant/food services. A parking "sensitivity"
assessment has been prepared to evaluate the parking implications associated with
food/retail uses within the other remaining vacant office suite and potentially the two
vacant retail suites.
Figure 3 presents the existing site plan for Packers Square, and illustrates the existing
buildings and parking areas, as well as the location of the vacant suites and proposed
Proj ect.
Based on a field assessment of the project site, the existing onsite parking supply for
Packers Square totals 269 spaces. For this report, the parking areas were divided into
three (3) zones as illustrated on Figure 3. Table 2 provides a breakdown of the
parking supply provided within each zone, which are identified as Zones A, B and C
in Table 2.
Given the above, the 269 -space supply is used as the baseline supply under future
conditions with full tenant occupancy for Packers Square.
PARKING SUPPLY -DEMAND ANALYSIS
This parking analysis for Packers Square involves determining the expected parking
needs, based on the size and type of proposed development components, versus the
parking supply. Typically, there are two methods that can be used to estimate the
site's peak parking needs. These methods have been used in this analysis and
include:
■ Application of City code requirements (which typically treats each tenancy
type as a "stand alone" use at maximum demand).
■ Application of shared parking usage patterns by time -of -day (which
recognizes that the parking demand for each tenancy type varies by time of
day, day of week and month of the year). The shared parking analysis starts
with a code calculation for each tenancy type.
Mr. Mike Lin
October 27, 2015
Page 4
The shared parking methodology is concluded to be applicable to a development such
as the Packers Square because the individual land use types (i.e., eating
establishments, retail shops, office / medical office, service retail, etc.) experience
peak demands at different times of the day, day of the week and month of the year.
CODE PARKING REQUIREMENTS
The code parking calculation for Packers Square is based on the City's requirements
as outlined in Chapter 2: Zoning, Part 6 Off -Street Parking, Section 9263 Off -Street
Parking Required of the City of Tustin Municipal Code. The City's Municipal Code
specifies the following parking requirements as outlined in Table 1: Parking
Requirements by Land Use:
■ Health/fitness clubs: 1 space for each 150 square feet of gross floor area (SF —
GFA)
■ Restaurants/cafes (food consumption primarily on premises): 1 space for each
100 SF — GFA, plus 7 -car stacking space for drive-through
■ Restaurants/take-out/delicatessen/donut shops/coffee shops or similar uses (food
consumption primarily away from premises): 1 space for each 250 SF — GFA,
plus 7 -car stacking space for drive-through
■ Retail stores: lspace for each 250 SF — GFA
■ Clinics, medical/dental offices: 1 space per 250 SF — GFA for first 4,000 SF of
medical space within a building or center and 6 spaces for each 1,000 SF of GFA
in excess of 4,000 SF
■ Offices, administrative: 1 space per 250 SF — GFA
■ Personal Services, beauty/barber shops, other personal services: 1 space per 250
SF - GFA
Table 2 presents the code parking requirements for the existing development,
including the vacant floor area, and then combined for the total center with the
proposed Project and assuming restaurant use in the one other vacant office suite and
retail uses in the two vacant retail -designated suites.
As shown, direct application of City parking codes to the existing and proposed mix of
uses at Packers Square, inclusive of the proposed Project, results in a total parking
requirement of 299 parking spaces. The entire site has a supply of 269 spaces, which
Mr. Mike Lin
October 27, 2015
Page 5
translates to a theoretical deficiency of 30 spaces when compared to city code
requirements.
However, the specific tenancy mix of Packers Square provides an opportunity to share
parking spaces based on the utilization profile of each included land use component. The
following section calculates the parking requirements for Packers Square based on the
shared parking methodology approach, which is consistent with Chapter 2: Zoning,
Part 6 Off -Street Parking, Section 9264 - Reduction of Off -Street Parking
Requirement, Section 9264a Joint Use of Parking Areas of the City's Municipal
Code.
SHARED PARKING ANALYSIS
Shared Parking Methodology
Accumulated experience in parking demand characteristics indicates that a mixing of
land uses results in an overall parking need that is less than the sum of the individual
peak requirements for each land use. Due to the existing and proposed mixed-use
characteristics of Packers Square, opportunities to share parking likely occur now and
can be expected to continue with full occupancy and completion of the proposed
Project. The objective of this shared parking analysis is to forecast the peak parking
requirements for the project based on the combined demand patterns of different
tenancy types at the site.
Shared parking calculations recognize that different uses often experience individual
peak parking demands at different times of day, days of the week, or months of the
year. When uses share common parking footprints, the total number of spaces needed
to support the collective whole is determined by adding parking profiles (by time of
day for weekdays versus weekend days), rather than individual peak ratios as
represented in the City of Tustin Municipal Code. In that way, the shared parking
approach starts from the City's own code ratios and results in the "design level"
parking supply needs of a site.
It should be noted that the "demand" results of the shared parking calculation are
intended to be used directly for comparison to site supply. No further adjustments or
contingency additions are needed because such contingencies are already built into
the peak parking ratios and time of day profiles used in the calculation.
Mr. Mike Lin
October 27, 2015
Page 6
There is an important common element between the traditional "code" and the shared
parking calculation methodologies; the peak parking ratios or "highpoint" for each
land use's parking profile typically equals the "code" parking ratio for that use. The
analytical procedures for shared parking analyses are well documented in the Shared
Parking, 2"d Edition publication by the Urban Land Institute (ULI).
Shared parking calculations for the analysis utilize hourly parking accumulations
developed from field studies of single developments in free-standing settings, where
travel by private auto is maximized. These characteristics permit the means for
calculating peak parking needs when land use types are combined. Further, the
shared parking approach will result, at other than peak parking demand times, in an
excess amount of spaces that will service the overall needs of the project.
Key inputs in the shared parking analysis for each land use include:
■ Peak parking demand by land use for visitors and employees.
■ Adjustments for alternative modes of transportation, if applicable.
■ Adjustment for internal capture (captive versus non -captive parking demand),
if applicable.
■ Hourly variations of parking demand.
■ Weekday versus weekend adjustment factors
■ Monthly adjustment factors to account for variations of parking demand over
the year.
■ City of Tustin Parking Ratios per Chapter 2: Zoning, Part 6 Off -Street
Parking, Section 9263 Off -Street Parking Required in the City of Tustin
Municipal Code
Please note that for this analysis, no monthly adjustment factors to account for variations
of parking demand over the year were applied to provide a conservative parking demand
forecast.
Shared Parking Ratios and Profiles
The hourly parking demand profiles (expressed in percent of peak demand) utilized in
this analysis and applied to the Packers Square are based on profiles developed by the
Urban Land Institute (ULI) and published in Shared Parking, 2"d Edition. The ULI
publication presents hourly parking demand profiles for seven general land uses:
office/medical office, retail, restaurant, health club, cinema, residential (Central
Business District: CBD and non -CBD), hotel (consisting of separate factors for guest
rooms, restaurant/lounge, conference room, and convention area). These factors
present a profile of parking demand over time and have been used directly, by land
use type, in the analysis of this project. The ULI profiles of parking demand have
Mr. Mike Lin
October 27, 2015
Page 7
been used directly, by land use type, in the analysis of this site and are applied to the
City's applicable parking ratios.
The ULI retail use profiles are applied directly. In doing so, there is an intermediate
step in expressing ULI profiles as a percentage of the week-long peak, thus arriving at
a weekday profile and weekend profile each expressed as a percentage of the baseline
parking ratio (ULI actually starts with separate ratios for weekday and weekend day,
and develops profiles for each accordingly; we've found it more convenient to
translate both profiles to a percent of expected maximum demand, which, for retail,
turns out to be on a Saturday). The resulting profiles represent the most likely hourly
parking demand profile, and are applied to the City's retail parking ratio of 1 space
per 250 SF of floor area. Peak demand for retail uses occurs between 1:00 PM -2:00
PM on weekdays, and 2:00 PM -4:00 PM on weekends. From Table 1, the mix of
retail uses would fall into the following categories for a total retail floor area of 8,419
SF:
❑ 1,336 SF of Grocery Store (opening soon)
❑ 4,979 SF of Personal Services Establishments
❑ 2,104 SF of retail space (now vacant)'
The ULI Shared Parking publication includes several categories for restaurants. For
this analysis, the parking profile for fine/casual dining restaurant, family restaurant
and fast-food restaurant were all utilized as each of the categories match the current
restaurant tenant mix and potential restaurant uses at Packers Square. The current and
potential mix of restaurant space at Packers Square would fall into the following
categories:
❑ 5,625 SF existing family -type restaurant (Ruby's)
❑ 1,336 SF existing casual dining restaurant (Silverspoon Indian)
❑ 3,060 SF proposed casual dining restaurant (Pho Restaurant)
Like the retail profiles, the restaurant profiles are derived exactly from the ULI
baseline. The restaurant -parking ratio utilized in this analysis exactly matches the
City code rate of 1 space per 100 SF of floor area for those tenants where food
consumption is primarily on-site. According to the Shared Parking publication,
casual/fining dining restaurant uses are shown to experience peak demand between
7:00 PM and 10:00 PM on weekdays, and 8:00 PM and 9:00 PM on weekends,
' The parking implication of potential food use (fast-food type or fine/casual dining) in the vacant
retail space is evaluated in the parking sensitivity assessment for Packers Square.
Mr. Mike Lin
October 27, 2015
Page 8
whereas a family restaurant use peak demand occurs between 12:00 PM and 1:00 PM
on weekdays and weekends.
The fast-food restaurant profile, as contained in the ULI Shared Parking publication,
was utilized in this analysis to estimate the hourly parking demand of potential quick -
serve restaurant uses that may occupy vacant retail suites. To estimate the parking
demand for these uses, a parking ratio of 1 space per 100 SF (which matches City
code) is utilized. For fast-food uses peak demand occurs between 12:00 PM and 2:00
PM on weekdays and weekends.
This parking analysis categorizes Pro Dance Center (2,001 SF) as a fitness/health
studio. The health/fitness club profiles were also directly derived from ULI. For
health clubs, the peak demand occurs between 6:00 PM - 7:00 PM on weekdays and
5:00 PM — 6:00 PM on weekends. To estimate the parking demand for Pro Dance
Center, a parking ratio of 1 space per 150 SF (which matches City code) is utilized.
For office uses, the parking profile in the ULI publication was used and applied to the
City's Parking Code ratio of 1 space 250 SF of floor are to forecast its weekday and
weekend hourly demand. Peak demand for office occurs between 10:00 AM -11:00
AM and 2:00 PM -3:00 PM on weekdays, and 11:00 AM -12:00 PM on weekends.
Based on a review of the project development summary, the office floor totals 4,692
SF:
❑ 1,052 SF office (Chabad Jewish Center)
❑ 3,640 SF of vacant office space
The medical/dental office profiles were also directly derived from ULI. The peak -
parking ratio for medical/dental office uses exactly equals the City's Parking Code
requirement of 1 space per 250 SF of GFA for first 4,000 SF of medical space within
a building or center and 6 spaces for each 1,000 SF of GFA in excess of 4,000 SF.
This ratio was applied to 23,275 SF of existing medical office space. Peak demand for
office occurs between 10:00 AM -11:00 AM and 2:00 PM -3:00 PM on weekdays,
and 11:00 AM -12:00 PM on weekends.
As noted earlier, no monthly adjustment factors were applied to account for variations
of parking demand over the year to provide a conservative parking demand forecast.
2 The parking implication of potential retail use in the vacant office space is evaluated in the parking
sensitivity assessment for Packers Square.
Mr. Mike Lin
October 27, 2015
Page 9
Application of Shared Parking Methodology
Proposed Project Assessment
Tables 4 and 5 presents the weekday and weekend parking demand profiles for
Packers Square based on the shared parking methodology, assuming full occupancy
of the center with the proposed Project. For this assessment, the following mix of uses
was assumed the 10,140 Sf of floor area that is currently vacant:
❑ 1,336 SF specialty grocery store/retail in Suite 13112-C (coming soon),
❑ 1,052 SF of retail space in Suite 13112-F,
❑ 1,052 SF of retail space in Suite 13112-G,
❑ 3,060 SF restaurant (proposed Project to be occupied by Pho Restaurant) in
Suite 13152-A and,
❑ 3,640 SF of office uses in Suite 13152-A2
Columns (1) through (6) of these tables present the parking accumulation characteristics
and parking demand of the Packers Square for the hours of 6:00 AM to midnight.
Column (7) presents the expected joint -use parking demand for Packers Square on an
hourly basis, while Column (8) summarizes the hourly parking surplus/deficiency for
the proposed project compared to an available shared parking supply of 269 spaces.
Note that the sizing (floor area) of each land use / tenant, and recommended parking
rates are included in the tabular headings of each type.
Based on our experience, the shared parking approach summarized in Tables 4
through 5 are believed to be the most appropriate in evaluating the parking supply -
demand relationships for Packers Square with the proposed Project. The results in
these tables are the focus of this parking investigation and recommendations.
Appendix A contains the shared parking analysis calculation worksheets for this
weekday and weekend day parking scenario.
Shared Parking Analysis Results
Proposed Project Assessment
Review of Table 4 shows that the peak -parking requirement for the Packers Square,
assuming full occupancy and completion of the proposed Project, during a weekday
occurs at 1:00 PM and totals 245 spaces. On a weekend day, the peak parking
requirements for the Project occurs at 11:00 AM, when a parking demand of 226
spaces is forecast (see Table 5). Based on an available shared parking supply of 269
spaces, a surplus of 24 spaces and a surplus of 43 spaces would result during the
weekday and weekend peak hours, respectively.
Mr. Mike Lin
October 27, 2015
Page 10
Figures 4 and 5 graphically illustrate the weekday and weekend hourly parking
demand forecast for the Packers Square with the proposed Project, respectively. Each
land use component and its corresponding hourly Shared Parking demand for various
mixes of uses, which were presented in Tables 4 and 5, are depicted in these two
figures relative to an available shared parking supply of 269 spaces. A review of
these figures indicate that the site's available parking supply of 269 spaces will
adequately accommodate the Packers Square's weekday and weekend hourly shared
parking demand of all existing and future uses, including the proposed Project, for all
morning, midday, afternoon and evening hours.
Consequently, we conclude that there is adequate parking on site to accommodate the
proposed occupancy of 3,060 SF of vacant office floor area at Packers Square with the
proposed Pho Restaurant.
Shared Parking Sensitivity Analysis
Alternative Tenant Mix Assessment
Tables 6 and 7 are similar to the information presented in Tables 4 and 5, however
these two tables present the weekday and weekend parking demand profiles for
Packers Square, assuming the following mix of uses, inclusive of the proposed
Project, for the 10,140 Sf of floor area that is currently vacant:
❑ 1,336 SF specialty grocery store/retail in Suite 13112-C (coming soon),
❑ 1, 052 SF of fast food use/quick-serve restaurant in Suite 13112-F',
❑ 1, 052 SF of fast food use/quick-serve restaurant in Suite 13112-G3,
❑ 3,060 SF restaurant (proposed Project to be occupied by Pho Restaurant) in
Suite 13152-A and,
❑ 3,640 SF of retail uses in Suite 13152-A2
As shown above, the parking sensitivity assessment assumed food uses in Suite 13112-F
and Suite 13112-G instead of retail use as now allowed and retail use in Suite 13152-A2
in place of the previous office use.
Review of Table 6 shows that the peak -parking requirement for the Packers Square,
assuming full occupancy and completion of the proposed Project and assuming 2,104
SF of additional food uses (fast-food restaurant) within Suite 13112-F and Suite
13112-G as well as 3,640 SF of additional retail use/service retail in Suite 13152-A2
during a weekday occurs at 1:00 PM and totals 260 spaces. On a weekend day, the
3 The parking implication of potential fast-food restaurant in place of a fine/casual dining restaurant
is assumed to provide a conservative parking sensitivity assessment for Packers Square.
Mr. Mike Lin
October 27, 2015
Page 11
peak parking requirements for the Project occurs at 11:00 AM, when a parking
demand of 245 spaces is forecast (see Table 7).
Based on an available shared parking supply of 269 spaces, a surplus of 9 spaces and
a surplus of 24 spaces would result during the weekday and weekend peak hours,
respectively, under the alternative mix of uses. Figures 6 and 7 graphically illustrate
the weekday and weekend hourly parking demand forecast for the Packers Square
with the proposed Project, respectively, and additional food uses within Suite 13112-
F and Suite 13112-G.
Consequently, we conclude that in addition to the proposed occupancy of 3,060 SF of
vacant office floor area at Packers Square with the proposed Pho Restaurant, the
conversion of 2,104 SF of vacant retail space to fast-food or fine/casual dining restaurant
space and occupancy 3,640 SF of vacant office space to additional retail shops/service
retail would not have an impact on parking at Packers Square. It is recommended that
the restaurant/food uses be limited to no more than 12,125 SF (25%) of the total floor
area unless supported by a supplemental parking analysis. Further, the type of food
uses to be considered should be complimentary to another as well as the current
tenant mix.
SUMMARY OF FINDINGS AND CONCLUSIONS
1. Packers Square is an existing 48,408 square -foot (SF) retail/commercial mixed-
use center located in Tustin, California and is supported by a total parking supply
of 269 spaces. The existing mixed-use center has a current occupancy of 38,268
SF and a vacant floor area of 10,140 SF. The Project is proposing to replace
3,060 SF of vacant office floor area with a restaurant to be occupied by Pho
Restaurant.
2. This parking demand analysis evaluates the existing tenancy condition as well as
with full occupancy of the center with the proposed Project, as well as an
alternative mix with additional food uses in place of vacant retail space.
3. Direct application of City parking codes to the existing tenant mix of Packers
Square and proposed Project results in a total parking requirement of 299 parking
spaces. The entire site has a supply of 269 spaces, which translates to a
theoretical deficiency of 30 spaces when compared to city code requirements.
Mr. Mike Lin
October 27, 2015
Page 12
4. Given the mix of tenancies within Packers Square, a shared parking analysis has
been prepared and indicates that the available shared parking supply of 269 spaces
will be sufficient to meet the projected peak parking demands of existing and
proposed uses, including the proposed conversion of 3,060 SF of vacant floor area
to a restaurant. The weekday scenario results in a minimum surplus of 24 spaces,
while the weekend scenario results in a minimum surplus of 43 spaces.
5. The results of the shared parking analysis indicates that adequate parking will be
provided on site to accommodate the existing mix of uses at Packers Square as well
as the development of a 3,060 SF restaurant to be occupied by Pho Restaurant.
6. The results of a shared parking "sensitivity" analysis indicates that in addition to
the proposed Project, the conversion of 2,104 SF of vacant -retail designated floor
area to additional fast-food or fine/casual dining restaurant space and occupancy
3,640 SF of vacant office space to additional retail shops/service retail would not
have an impact on parking at Packers Square. It is recommended that the
restaurant/food uses be limited to no more than 12,125 SF (25%) of the total
floor area and the type of food uses be complimentary to another and well as the
current tenant mix given a surplus of 1 spaces and a surplus of 16 spaces would
result during the weekday and weekend peak hours, respectively, under the
shared parking "sensitivity" analysis.
7. The preparation of supplemental parking assessments are recommended if the
conversion of office designated floor area to additional retail or food uses is
requested beyond those assessed in the parking analysis.
Mr. Mike Lin
October 27, 2015
Page 13
We appreciate the opportunity to prepare this analysis for NAI Capital and the City of
Tustin. Should you have any questions or need additional assistance, please do not
hesitate to call me at (949) 825-6175.
Very truly yours,
Linscott, Law & Greenspan, Engineers
Richard E. Barretto, P.E.
Principal
cc: file
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TABLE 1
EXISTING DEVELOPMENT SUMMARY [1]
PACKERS SQUARE, TUSTIN
Bldg/Unit
Tenant
Business/ Land Use Type
Hours of Operation
Square -Footage (SF)
Existing Development
13102
Ruby's
Restaurant - fine/casual
Sun -Th 7am - 9pm, F -Sat 7am - 10pm
5,625 SF
M -F gam - 7pm, Sat gam - 6pm, Sun By Appointment
13112-A
Rocky Nail Spa
Retail - Service
1,227 SF
only
13112-B
Michael Yang,DDS
Medical/Dental
M -Th gam - 4:30pm, F -Sun Closed
1,336 SF
13112-C
Grocery Store (coming soon) (2)
Retail
not available at this time
1,336 SF
13112-D
Silverspoon Indian
Restaurant- fine/casual
M Closed, T -Sun 11am - 10pm
1,336 SF
13112-E
Palm Beach Tanning
Retail - Service/Spa
M -Sat gam - 9pm, Sun 10am - 5pm
1,225 SF
13112-F
vacant[3]
Retail
To Be Determined
1,052 SF
13112-G
vacant[3]
Retail
To Be Determined
1,052 SF
13112-H
Chabad Jewish Center -Tustin
Office
M -F gam - 5pm, Sat -Sun Closed
1,052 SF
13112-1
Pro Dance Center
Health Club
IM -F 11am - 7:30pm, Sat 9:00am - 2:30pm, Sun Closed
2,001 SF
13112-J
Beau SharSalon
Retail - Service
Sun -M Closed, T -Sat 8am - 8pm
2,527 SF
13112-K
Pashley & Baum, DDS
Medical/Dental
M -Th 7am - 6pm, F -Sun Closed
2,262 SF
13152-A
Proposed Pho Restaurant [4]
Restaurant-fin%asual
Too Be Determined
3,060 SF
13152-A2
vacant[3]
Office
To Be Determined
3,640 SF
13152-B
Friends of Family Health
Medical/Dental
Temporarily M -F gam - 12pm, Sat -Sun Closed
5,000 SF
13132-100
Pediatric and Adult Medicine
Medical/Dental
M -F 7:30am - 5:30pm, Sat -Sun Closed
7,600 SF
13132-200
Monarch Medical
Medical/Dental
Sun -M Closed, T -Sat gam - 5pm
1,763 SF
13132-210
Allied Surgery Center
Medical/Dental
N/A
2,042 SF
13132-220
Kyung Myun Kim, DDS
Medical/Dental
M,F,Sun Closed T -Th, Sat gam - 6pm
1,513 SF
13132-230
Craig Thiede, DDS
Medical/Dental
M -Th gam - 5:30pm, F 7am - 3pm, Sat -Sun Closed
1,759 SF
Total Floor Area
48,408 SF
Notes:
[1] Source: NAI Capital; mix of tenants based on information as of September 2015
[2] Proposed grocerystore use is consistent with prior tenant/use for this suite.
[3] Two vacant suites totaling 2,104 SF was previously occupied with retail uses;the 3,640 SF vacant suite was occupied by office use.
[4] Proposed project cons is ts of converting vacant office space to restaurant use.
N:A3600A2153615 - Packers Squme, Tustin\T.etters\3615 Packers Squue Revised Puking Study 10-27-15.doc
TABLE 2
SUMMARY OF EXISTING PARKING SUPPLY
PACKERS SQUARE, TUSTIN
4 Parking space marked "reserved"
N:A3600A2153615 - Packers Square, Tustin\TTetters\3615 Packers Square Revised Parking Study 10-27-15.doc
Type of Parking Space
Zone
Standard
Compact
Handicap
Time -Restricted
Other
Total
A
60
0
2
0
0
62
B
76
0
5
0
0
81
C
122
0
3
0
14
126
Total
258
0
10
0
1
269
4 Parking space marked "reserved"
N:A3600A2153615 - Packers Square, Tustin\TTetters\3615 Packers Square Revised Parking Study 10-27-15.doc
TABLE 3
CITY CODE PARKING REQUIREMENTS
PACKERS SQUARE, TUSTIN
Source: City of Tustin Municipal Code.
Vacant suite previously occupied with retail or office use; include former retail suite to be occupied by a specialty grocery market.
Proposed Project consists of converting vacant office space to restaurant use.
N:A3600A2153615 - Packers Square, Tustin\T.etters\3615 Packers Square Revised Parking Study 10-27-15.doc
City of Tustin
Spaces
Land Use
Size
Code Parking Ratios
Required
Existing
Tenant Mix
1 space per 250 SF — GFA for first 4,000 SF
of medical space within a building or center
❑
Medical Office
23,275
SF
and 6 spaces for each 1,000 SF of GFA in
132
excess of 4,000 SF
❑
Restaurant
6,961
SF
1 space per 100 SF of GFA
70
❑
Retail - Personal Services
4,979
SF
1 spaces per 250 SF of GFA
20
❑
Health Club/Fitness
2,001
SF
1 spaces per 150 SF of GFA
13
❑
Office
1,052
SF
1 spaces per 250 SF of GFA
4
Vacant/Proposed Project
❑
Retail (vacant) 6
3,440
SF
1 space per 250 SF of GFA
14
❑
Office (vacant)6
3,640
SF
1 spaces per 250 SF of GFA
15
❑
Proposed Restaurant'
3,060
SF
1 space per 100 SF of GFA
31
TOTAL:
299
A.
TOTAL OCCUPIED PARKING CODE REQUIREMENT
239
B. TOTAL VACANT/PROPOSED PARKING CODE REQUIREMENT
60
C. TOTAL PARKING CODE REQUIREMENT BASED ON FULL OCCUPANCY
299
D. TOTAL P PARKING SUPPLY
269
E. PARKING SURPLUS/DEFICIENCY (+/-) BASED ON FULL OCCUPANCY (D — C)
-30
Source: City of Tustin Municipal Code.
Vacant suite previously occupied with retail or office use; include former retail suite to be occupied by a specialty grocery market.
Proposed Project consists of converting vacant office space to restaurant use.
N:A3600A2153615 - Packers Square, Tustin\T.etters\3615 Packers Square Revised Parking Study 10-27-15.doc
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LINSCOTT, LAW & GREENSPAN, engineers
APPENDIX A
ULI PARKING CALCULATION WORKSHEETS
PROPOSED PROJECT
LLG Ref. 2-15-3615-1
Packers Square, Tustin
N:A3600A2153615 - Packers Square, Tustin\Letters\3615 Parking Co, er.doc
Appendix Table A-1
SHOPPING CENTER (TYPICAL DAYS)
WEEKDAY SHARED PARKING DEMAND ANALYSIS [1]
PACKERS SQUARE, TUSTIN
Land Use
Shopping Center (Typical Days)
Size
Pkg Rate [2]
8.419 KSF
4.00 /KSF
Shared
Parking
Demand
Gross
Spaces
34 Spaces
27 Guest Spc. 7 Emp. Spc.
Time
of Day
% Of
Peak [3]
# Of % Of
Spaces Peak [3]
# Of
Spaces
6:00 AM
1%
0 9%
1
1
7:00 AM
5%
1 14%
1
2
8:00 AM
14%
4 36%
3
7
9:00 AM
32%
9 68%
5
14
10:00 AM
59%
16 77%
5
21
11:00 AM
77%
21 86%
6
27
12:00 PM
86%
23 90%
6
29
1:00 PM
90%
24 90%
6
30
2:00 PM
86%
23 90%
6
29
3:00 PM
81%
22 90%
6
28
4:00 PM
81%
22 90%
6
28
5:00 PM
86%
23 86%
6
29
6:00 PM
86%
23 86%
6
29
7:00 PM
86%
23 86%
6
29
8:00 PM
72%
19 81%
6
25
9:00 PM
45%
12 68%
5
17
10:00 PM
27%
7 36%
3
10
11:00 PM
9%
2 14%
1
3
12:00 AM
0%
0 0%
0
0
Notes:
[1] Source: ULI - Urban Land Institute "Shared Parking," Second Edition, 2005.
[2] Parking rates for all land uses based on ULI procedure normalized to express
percentage in terms of absolute peak demand ratios. Breakdown of guest vs. employee
[3] Percentage of peak parking demand factors reflect relationships between weekday
parking demand ratios and peak parking demand ratios, as summarized in Table 2-2 of the
"Shared Parking" manual.
Packers Square, Tustin
Appendix Table A-2
SHOPPING CENTER (TYPICAL DAYS)
WEEKEND SHARED PARKING DEMAND ANALYSIS [1]
PACKERS SQUARE, TUSTIN
Land Use
Shopping Center (Typical Days)
Size
Pkg Rate [2]
8.419 KSF
4.00 /KSF
Shared
Parking
Demand
Gross
Spaces
34 Spaces
27 Guest Spc. 7 Emp. Spc.
Time
of Day
% Of
Peak [3]
# Of % Of
Spaces Peak [3]
# Of
Spaces
6:00 AM
1%
0 10%
1
1
7:00 AM
5%
1 15%
1
2
8:00 AM
10%
3 40%
3
6
9:00 AM
30%
8 75%
5
13
10:00 AM
50%
14 85%
6
20
11:00 AM
65%
18 95%
7
25
12:00 PM
80%
22 100%
7
29
1:00 PM
90%
24 100%
7
31
2:00 PM
100%
27 100%
7
34
3:00 PM
100%
27 100%
7
34
4:00 PM
95%
26 100%
7
33
5:00 PM
90%
24 95%
7
31
6:00 PM
80%
22 85%
6
28
7:00 PM
75%
20 80%
6
26
8:00 PM
65%
18 75%
5
23
9:00 PM
50%
14 65%
5
19
10:00 PM
35%
9 45%
3
12
11:00 PM
15%
4 15%
1
5
12:00 AM
0%
0 0%
0
0
Notes:
[1] Source: ULI - Urban Land Institute "Shared Parking," Second Edition, 2005.
[2] Parking rates for all land uses based on ULI procedure normalized to express
percentage in terms of absolute peak demand ratios. Breakdown of guest vs. employee
[3] Percentage of peak parking demand factors reflect relationships between weekday
parking demand ratios and peak parking demand ratios, as summarized in Table 2-2 of the
"Shared Parking" manual.
Packers Square, Tustin
Appendix Table A-3
FINEXASUAL DINING
WEEKDAY SHARED PARKING DEMAND ANALYSIS [1]
PACKERS SQUARE, TUSTIN
Land Use
Fine/Casual Dining
Size
Pkg Rate [2]
4.396 KSF
10.00 /KSF
Shared
Parking
Demand
Gross
Spaces
44 Spaces
37 Guest Spc. 7 Emp. Spc.
Time
of Day
% Of
Peak [3]
# Of % Of
Spaces Peak [3]
# Of
Spaces
6:00 AM
0%
0 0%
0
0
7:00 AM
0%
0 18%
1
1
8:00 AM
0%
0 45%
3
3
9:00 AM
0%
0 68%
5
5
10:00 AM
14%
5 81%
6
11
11:00 AM
36%
13 81%
6
19
12:00 PM
68%
25 81%
6
31
1:00 PM
68%
25 81%
6
31
2:00 PM
59%
22 81%
6
28
3:00 PM
36%
13 68%
5
18
4:00 PM
45%
17 68%
5
22
5:00 PM
68%
25 90%
6
31
6:00 PM
86%
32 90%
6
38
7:00 PM
90%
33 90%
6
39
8:00 PM
90%
33 90%
6
39
9:00 PM
90%
33 90%
6
39
10:00 PM
86%
32 90%
6
38
11:00 PM
68%
25 77%
5
30
12:00 AM
23%
9 32%
2
11
Notes:
[1] Source: ULI - Urban Land Institute "Shared Parking," Second Edition, 2005.
[2] Parking rates for all land uses based on ULI procedure normalized to express
percentage in terms of absolute peak demand ratios. Breakdown of guest vs. employee
[3] Percentage of peak parking demand factors reflect relationships between weekday
parking demand ratios and peak parking demand ratios, as summarized in Table 2-2 of the
"Shared Parking" manual.
Packers Square, Tustin
Appendix Table A-4
FINE/CASUAL DINING
WEEKEND SHARED PARKING DEMAND ANALYSIS [1]
PACKERS SQUARE, TUSTIN
Land Use
Fine/Casual Dining
Size
Pkg Rate [2]
4.396 KSF
10.00 /KSF
Shared
Parking
Demand
Gross
Spaces
44 Spaces
37 Guest Spc. 7 Emp. Spc.
Time
of Day
% Of
Peak [3]
# Of % Of
Spaces Peak [3]
# Of
Spaces
6:00 AM
0%
0 0%
0
0
7:00 AM
0%
0 20%
1
1
8:00 AM
0%
0 30%
2
2
9:00 AM
0%
0 60%
4
4
10:00 AM
0%
0 75%
5
5
11:00 AM
15%
6 75%
5
11
12:00 PM
50%
19 75%
5
24
1:00 PM
55%
20 75%
5
25
2:00 PM
45%
17 75%
5
22
3:00 PM
45%
17 75%
5
22
4:00 PM
45%
17 75%
5
22
5:00 PM
60%
22 100%
7
29
6:00 PM
90%
33 100%
7
40
7:00 PM
95%
35 100%
7
42
8:00 PM
100%
37 100%
7
44
9:00 PM
90%
33 100%
7
40
10:00 PM
90%
33 100%
7
40
11:00 PM
90%
33 85%
6
39
12:00 AM
50%
19 50%
4
23
Notes:
[1] Source: ULI - Urban Land Institute "Shared Parking," Second Edition, 2005.
[2] Parking rates for all land uses based on ULI procedure normalized to express
percentage in terms of absolute peak demand ratios. Breakdown of guest vs. employee
[3] Percentage of peak parking demand factors reflect relationships between weekday
parking demand ratios and peak parking demand ratios, as summarized in Table 2-2 of the
"Shared Parking" manual.
Packers Square, Tustin
Appendix Table A-5
FAMILY RESTAURANT
WEEKDAY SHARED PARKING DEMAND ANALYSIS [1]
PACKERS SQUARE, TUSTIN
Land Use
Family Restaurant
Size
Pkg Rate [2]
5.625 KSF
10.00 /KSF
Shared
Parking
Demand
Gross
Spaces
56 Spaces
48 Guest Spc. 8 Emp. Spc.
Time
of Day
% Of
Peak [3]
# Of % Of
Spaces Peak [3]
# Of
Spaces
6:00 AM
18%
9 35%
3
12
7:00 AM
35%
17 53%
4
21
8:00 AM
42%
20 63%
5
25
9:00 AM
53%
25 63%
5
30
10:00 AM
60%
29 70%
6
35
11:00 AM
63%
30 70%
6
36
12:00 PM
70%
34 70%
6
40
1:00 PM
63%
30 70%
6
36
2:00 PM
35%
17 70%
6
23
3:00 PM
32%
15 53%
4
19
4:00 PM
32%
15 53%
4
19
5:00 PM
53%
25 67%
5
30
6:00 PM
56%
27 67%
5
32
7:00 PM
56%
27 67%
5
32
8:00 PM
56%
27 67%
5
32
9:00 PM
42%
20 56%
4
24
10:00 PM
39%
19 46%
4
23
11:00 PM
35%
17 46%
4
21
12:00 AM
18%
9 25%
2
11
Notes:
[1] Source: ULI - Urban Land Institute "Shared Parking," Second Edition, 2005.
[2] Parking rates for all land uses based on ULI procedure normalized to express
percentage in terms of absolute peak demand ratios. Breakdown of guest vs. employee
[3] Percentage of peak parking demand factors reflect relationships between weekday
parking demand ratios and peak parking demand ratios, as summarized in Table 2-2 of the
"Shared Parking" manual.
Packers Square, Tustin
Appendix Table A-6
FAMILY RESTAURANT
WEEKEND SHARED PARKING DEMAND ANALYSIS [1]
PACKERS SQUARE, TUSTIN
Land Use
Family Restaurant
Size
Pkg Rate [2]
5.625 KSF
10.00 /KSF
Shared
Parking
Demand
Gross
Spaces
56 Spaces
48 Guest Spc. 8 Emp. Spc.
Time
of Day
% Of
Peak [3]
# Of % Of
Spaces Peak [3]
# Of
Spaces
6:00 AM
10%
5 50%
4
9
7:00 AM
25%
12 75%
6
18
8:00 AM
45%
22 90%
7
29
9:00 AM
70%
34 90%
7
41
10:00 AM
90%
43 100%
8
51
11:00 AM
90%
43 100%
8
51
12:00 PM
100%
48 100%
8
56
1:00 PM
85%
41 100%
8
49
2:00 PM
65%
31 100%
8
39
3:00 PM
40%
19 75%
6
25
4:00 PM
45%
22 75%
6
28
5:00 PM
60%
29 95%
8
37
6:00 PM
70%
34 95%
8
42
7:00 PM
70%
34 95%
8
42
8:00 PM
65%
31 95%
8
39
9:00 PM
30%
14 80%
6
20
10:00 PM
25%
12 65%
5
17
11:00 PM
15%
7 65%
5
12
12:00 AM
10%
5 35%
3
8
Notes:
[1] Source: ULI - Urban Land Institute "Shared Parking," Second Edition, 2005.
[2] Parking rates for all land uses based on ULI procedure normalized to express
percentage in terms of absolute peak demand ratios. Breakdown of guest vs. employee
[3] Percentage of peak parking demand factors reflect relationships between weekday
parking demand ratios and peak parking demand ratios, as summarized in Table 2-2 of the
"Shared Parking" manual.
Packers Square, Tustin
Appendix Table A-7
HEALTH CLUB
WEEKDAY SHARED PARKING DEMAND ANALYSIS [1]
PACKERS SQUARE, TUSTIN
Land Use
Pro Dance Center
Size
Pkg Rate [2]
2.001 KSF
6.67 /KSF
Shared
Parking
Demand
Gross
Spaces
13 Spaces
12 Guest Spc, 1 Emp. Spc.
Time
of Day
% Of
Peak [3]
# Of % Of
Spaces Peak [3]
# Of
Spaces
6:00 AM
70%
8 75%
1
9
7:00 AM
40%
5 75%
1
6
8:00 AM
40%
5 75%
1
6
9:00 AM
70%
8 75%
1
9
10:00 AM
70%
8 75%
1
9
11:00 AM
80%
10 75%
1
11
12:00 PM
60%
7 75%
1
8
1:00 PM
70%
8 75%
1
9
2:00 PM
70%
8 75%
1
9
3:00 PM
70%
8 75%
1
9
4:00 PM
80%
10 75%
1
11
5:00 PM
90%
11 100%
1
12
6:00 PM
100%
12 100%
1
13
7:00 PM
90%
11 75%
1
12
8:00 PM
80%
10 50%
1
11
9:00 PM
70%
8 20%
0
8
10:00 PM
35%
4 20%
0
4
11:00 PM
10%
1 20%
0
1
12:00 AM
0%
0 1 0%
1 0 IL0
Notes:
[1] Source: ULI - Urban Land Institute "Shared Parking," Second Edition, 2005.
[2] Parking rates for all land uses based on ULI procedure normalized to express
percentage in terms of absolute peak demand ratios. Breakdown of guest vs. employee
[3] Percentage of peak parking demand factors reflect relationships between weekday
parking demand ratios and peak parking demand ratios, as summarized in Table 2-2 of the
"Shared Parking" manual.
Packers Square, Tustin
Appendix Table A-8
HEALTH CLUB
WEEKEND SHARED PARKING DEMAND ANALYSIS [1]
PACKERS SQUARE, TUSTIN
Land Use
Pro Dance Center
Size
Pkg Rate [2]
2.001 KSF
6.67 /KSF
Shared
Parking
Demand
Gross
Spaces
13 Spaces
12 Guest Spc, 1 Emp. Spc.
Time
of Day
% Of
Peak [3]
# Of % Of
Spaces Peak [3]
# Of
Spaces
6:00 AM
66%
8 41%
0
8
7:00 AM
37%
4 41%
0
4
8:00 AM
29%
3 41%
0
3
9:00 AM
41%
5 41%
0
5
10:00 AM
29%
3 41%
0
3
11:00 AM
41%
5 41%
0
5
12:00 PM
41%
5 41%
0
5
1:00 PM
25%
3 41%
0
3
2:00 PM
21%
3 41%
0
3
3:00 PM
25%
3 41%
0
3
4:00 PM
45%
5 62%
1
6
5:00 PM
82%
10 82%
1
11
6:00 PM
78%
9 82%
1
10
7:00 PM
49%
6 62%
1
7
8:00 PM
25%
3 41%
0
3
9:00 PM
8%
1 16%
0
1
10:00 PM
1%
0 16%
0
0
11:00 PM
1%
0 16%
0
0
I0
12:00 AM
0%
0 0%
0 'L
Notes:
[1] Source: ULI - Urban Land Institute "Shared Parking," Second Edition, 2005.
[2] Parking rates for all land uses based on ULI procedure normalized to express
percentage in terms of absolute peak demand ratios. Breakdown of guest vs. employee
[3] Percentage of peak parking demand factors reflect relationships between weekday
parking demand ratios and peak parking demand ratios, as summarized in Table 2-2 of the
"Shared Parking" manual.
Packers Square, Tustin
Appendix Table A-9
OFFICE
WEEKDAY SHARED PARKING DEMAND ANALYSIS [1]
PACKERS SQUARE, TUSTIN
Land Use
Office
Size
Pkg Rate [2]
4.692 KSF
4 /KSF
Shared
Parking
Demand
Gross
Spaces
19 Spaces
2 Visitor Spc. 17 Emp. Spc.
Time
of Day
% Of
Peak [3]
# Of % Of
Spaces Peak [3]
# Of
Spaces
6:00 AM
0%
0 3%
1
1
7:00 AM
1%
0 30%
5
5
8:00 AM
20%
0 75%
13
13
9:00 AM
60%
1 95%
16
17
10:00 AM
100%
2 100%
17
19
11:00 AM
45%
1 100%
17
18
12:00 PM
15%
0 90%
15
15
1:00 PM
45%
1 90%
15
16
2:00 PM
100%
2 100%
17
19
3:00 PM
45%
1 100%
17
18
4:00 PM
15%
0 90%
15
15
5:00 PM
10%
0 50%
9
9
6:00 PM
5%
0 25%
4
4
7:00 PM
2%
0 10%
2
2
8:00 PM
1%
0 7%
1
1
9:00 PM
0%
0 3%
1
1
10:00 PM
0%
0 1%
0
0
11:00 PM
0%
0 0%
0
0
12:00 AM
0%
0 0%
L 0
0
Notes:
[1] Source: ULI - Urban Land Institute "Shared Parking," Second Edition, 2005.
[2] Parking rates for all land uses based on ULI procedure normalized to express
percentage in terms of absolute peak demand ratios. Breakdown of guest vs. employee
[3] Percentage of peak parking demand factors reflect relationships between weekday
parking demand ratios and peak parking demand ratios, as summarized in Table 2-2 of the
"Shared Parking" manual.
Packers Square, Tustin
Appendix Table A-10
OFFICE
WEEKEND SHARED PARKING DEMAND ANALYSIS [1]
PACKERS SQUARE, TUSTIN
Land Use
Office
Size
Pkg Rate [2]
4.692 KSF
4 /KSF
Shared
Parking
Demand
Gross
Spaces
19 Spaces
2 Visitor Spc. 17 Emp. Spc.
Time
of Day
% Of
Peak [3]
# Of % Of
Spaces Peak [3]
# Of
Spaces
6:00 AM
0%
0 0%
0
0
7:00 AM
2%
0 2%
0
0
8:00 AM
6%
0 6%
1
1
9:00 AM
8%
0 8%
1
1
10:00 AM
9%
0 9%
2
2
11:00 AM
10%
0 10%
2
2
12:00 PM
9%
0 9%
2
2
1:00 PM
8%
0 8%
1
1
2:00 PM
6%
0 6%
1
1
3:00 PM
4%
0 4%
1
1
4:00 PM
2%
0 2%
0
0
5:00 PM
1%
0 1%
0
0
6:00 PM
1%
0 1%
0
0
7:00 PM
0%
0 0%
0
0
8:00 PM
0%
0 0%
0
0
9:00 PM
0%
0 0%
0
0
10:00 PM
0%
0 0%
0
0
11:00 PM
0%
0 0%
0
0
12:00 AM
0%
0 0%
0
0
Notes:
[1] Source: ULI - Urban Land Institute "Shared Parking," Second Edition, 2005.
[2] Parking rates for all land uses based on ULI procedure normalized to express
percentage in terms of absolute peak demand ratios. Breakdown of guest vs. employee
[3] Percentage of peak parking demand factors reflect relationships between weekday
parking demand ratios and peak parking demand ratios, as summarized in Table 2-2 of the
"Shared Parking" manual.
Packers Square, Tustin
Appendix Table A-11
MEDICAUDENTAL OFFICE
WEEKDAY SHARED PARKING DEMAND ANALYSIS [1]
PACKERS SQUARE, TUSTIN
Land Use
Medical/Dental Office
Size
Pkg Rate [2]
23.275 KSF
6.00 /KSF
Shared
Parking
Demand
Gross
Spaces
132 Spaces
88 Visitor Spc. 44 Emp. Spc.
Time
of Day
% Of
Peak [3]
# Of % Of
Spaces Peak [3]
# Of
Spaces
6:00 AM
0%
0 0%
0
0
7:00 AM
0%
0 0%
0
0
8:00 AM
90%
79 60%
26
105
9:00 AM
90%
79 100%
44
123
10:00 AM
100%
88 100%
44
132
11:00 AM
100%
88 100%
44
132
12:00 PM
30%
26 100%
44
70
1:00 PM
90%
79 100%
44
123
2:00 PM
100%
88 100%
44
132
3:00 PM
100%
88 100%
44
132
4:00 PM
90%
79 100%
44
123
5:00 PM
80%
70 100%
44
114
6:00 PM
67%
59 67%
29
88
7:00 PM
30%
26 30%
13
39
8:00 PM
15%
13 15%
7
20
9:00 PM
0%
0 0%
0
0
10:00 PM
0%
0 0%
0
0
11:00 PM
0%
0 0%
0
0
12:00 AM
0%
0 0%
0
0
Notes:
[1] Source: ULI - Urban Land Institute "Shared Parking," Second Edition, 2005.
[2] Parking rates for all land uses based on ULI procedure normalized to express
percentage in terms of absolute peak demand ratios. Breakdown of guest vs. employee
[3] Percentage of peak parking demand factors reflect relationships between weekday
parking demand ratios and peak parking demand ratios, as summarized in Table 2-2 of the
"Shared Parking" manual.
Packers Square, Tustin
Appendix Table A-12
MEDICAUDENTAL OFFICE
WEEKEND SHARED PARKING DEMAND ANALYSIS [1]
PACKERS SQUARE, TUSTIN
Land Use
Medical/Dental Office
Size
Pkg Rate [2]
23.275 KSF
6.00 /KSF
Shared
Parking
Demand
Gross
Spaces
132 Spaces
88 Visitor Spc. 44 Emp. Spc.
Time
of Day
% Of
Peak [3]
# Of % Of
Spaces Peak [3]
# Of
Spaces
6:00 AM
0%
0 0%
0
0
7:00 AM
0%
0 0%
0
0
8:00 AM
90%
79 60%
26
105
9:00 AM
90%
79 100%
44
123
10:00 AM
100%
88 100%
44
132
11:00 AM
100%
88 100%
44
132
12:00 PM
30%
26 100%
44
70
1:00 PM
0%
0 0%
0
0
2:00 PM
0%
0 0%
0
0
3:00 PM
0%
0 0%
0
0
4:00 PM
0%
0 0%
0
0
5:00 PM
0%
0 0%
0
0
6:00 PM
0%
0 0%
0
0
7:00 PM
0%
0 0%
0
0
8:00 PM
0%
0 0%
0
0
9:00 PM
0%
0 0%
0
0
10:00 PM
0%
0 0%
0
0
11:00 PM
0%
0 0%
0
0
12:00 AM
0%
0 0%
0
0
Notes:
[1] Source: ULI - Urban Land Institute "Shared Parking," Second Edition, 2005.
[2] Parking rates for all land uses based on ULI procedure normalized to express
percentage in terms of absolute peak demand ratios. Breakdown of guest vs. employee
[3] Percentage of peak parking demand factors reflect relationships between weekday
parking demand ratios and peak parking demand ratios, as summarized in Table 2-2 of the
"Shared Parking" manual.
Packers Square, Tustin
LINSCOTT, LAW & GREENSPAN, engineers
APPENDIX B
ULI PARKING CALCULATION WORKSHEETS
ALTERNATIVE TENANT MIX
LLG Ref. 2-15-3615-1
Packers Square, Tustin
N:A3600A2153615 - Packers Square, Tustin\Letters\3615 Parking Co, er.doc
Appendix Table B-1
SHOPPING CENTER (TYPICAL DAYS)
WEEKDAY SHARED PARKING DEMAND ANALYSIS [1]
PACKERS SQUARE, TUSTIN
Land Use
Shopping Center (Typical Days)
Size
Pkg Rate [2]
9.955 KSF
4.00 /KSF
Shared
Parking
Demand
Gross
Spaces
40 Spaces
32 Guest Spc. 8 Emp. Spc.
Time
of Day
% Of
Peak [3]
# Of % Of
Spaces Peak [3]
# Of
Spaces
6:00 AM
1%
0 9%
1
1
7:00 AM
5%
2 14%
1
3
8:00 AM
14%
4 36%
3
7
9:00 AM
32%
10 68%
5
15
10:00 AM
59%
19 77%
6
25
11:00 AM
77%
25 86%
7
32
12:00 PM
86%
28 90%
7
35
1:00 PM
90%
29 90%
7
36
2:00 PM
86%
28 90%
7
35
3:00 PM
81%
26 90%
7
33
4:00 PM
81%
26 90%
7
33
5:00 PM
86%
28 86%
7
35
6:00 PM
86%
28 86%
7
35
7:00 PM
86%
28 86%
7
35
8:00 PM
72%
23 81%
6
29
9:00 PM
45%
14 68%
5
19
10:00 PM
27%
9 36%
3
12
11:00 PM
9%
3 14%
1
4
12:00 AM
0%
0 0%
0
0
Notes:
[1] Source: ULI - Urban Land Institute "Shared Parking," Second Edition, 2005.
[2] Parking rates for all land uses based on ULI procedure normalized to express
percentage in terms of absolute peak demand ratios. Breakdown of guest vs. employee
[3] Percentage of peak parking demand factors reflect relationships between weekday
parking demand ratios and peak parking demand ratios, as summarized in Table 2-2 of the
"Shared Parking" manual.
Packers Square, Tustin
Appendix Table B-2
SHOPPING CENTER (TYPICAL DAYS)
WEEKEND SHARED PARKING DEMAND ANALYSIS [1]
PACKERS SQUARE, TUSTIN
Land Use
Shopping Center (Typical Days)
Size
Pkg Rate [2]
9.955 KSF
4.00 /KSF
Shared
Parking
Demand
Gross
Spaces
40 Spaces
32 Guest Spc. 8 Emp. Spc.
Time
of Day
% Of
Peak [3]
# Of % Of
Spaces Peak [3]
# Of
Spaces
6:00 AM
1%
0 10%
1
1
7:00 AM
5%
2 15%
1
3
8:00 AM
10%
3 40%
3
6
9:00 AM
30%
10 75%
6
16
10:00 AM
50%
16 85%
7
23
11:00 AM
65%
21 95%
8
29
12:00 PM
80%
26 100%
8
34
1:00 PM
90%
29 100%
8
37
2:00 PM
100%
32 100%
8
40
3:00 PM
100%
32 100%
8
40
4:00 PM
95%
30 100%
8
38
5:00 PM
90%
29 95%
8
37
6:00 PM
80%
26 85%
7
33
7:00 PM
75%
24 80%
6
30
8:00 PM
65%
21 75%
6
27
9:00 PM
50%
16 65%
5
21
10:00 PM
35%
11 45%
4
15
11:00 PM
15%
5 15%
1
6
12:00 AM
0%
0 0%
0
0
Notes:
[1] Source: ULI - Urban Land Institute "Shared Parking," Second Edition, 2005.
[2] Parking rates for all land uses based on ULI procedure normalized to express
percentage in terms of absolute peak demand ratios. Breakdown of guest vs. employee
[3] Percentage of peak parking demand factors reflect relationships between weekday
parking demand ratios and peak parking demand ratios, as summarized in Table 2-2 of the
"Shared Parking" manual.
Packers Square, Tustin
Appendix Table B-3
FINEXASUAL DINING
WEEKDAY SHARED PARKING DEMAND ANALYSIS [1]
PACKERS SQUARE, TUSTIN
Land Use
Fine/Casual Dining
Size
Pkg Rate [2]
4.396 KSF
10.00 /KSF
Shared
Parking
Demand
Gross
Spaces
44 Spaces
37 Guest Spc. 7 Emp. Spc.
Time
of Day
% Of
Peak [3]
# Of % Of
Spaces Peak [3]
# Of
Spaces
6:00 AM
0%
0 0%
0
0
7:00 AM
0%
0 18%
1
1
8:00 AM
0%
0 45%
3
3
9:00 AM
0%
0 68%
5
5
10:00 AM
14%
5 81%
6
11
11:00 AM
36%
13 81%
6
19
12:00 PM
68%
25 81%
6
31
1:00 PM
68%
25 81%
6
31
2:00 PM
59%
22 81%
6
28
3:00 PM
36%
13 68%
5
18
4:00 PM
45%
17 68%
5
22
5:00 PM
68%
25 90%
6
31
6:00 PM
86%
32 90%
6
38
7:00 PM
90%
33 90%
6
39
8:00 PM
90%
33 90%
6
39
9:00 PM
90%
33 90%
6
39
10:00 PM
86%
32 90%
6
38
11:00 PM
68%
25 77%
5
30
12:00 AM
23%
9 32%
2
11
Notes:
[1] Source: ULI - Urban Land Institute "Shared Parking," Second Edition, 2005.
[2] Parking rates for all land uses based on ULI procedure normalized to express
percentage in terms of absolute peak demand ratios. Breakdown of guest vs. employee
[3] Percentage of peak parking demand factors reflect relationships between weekday
parking demand ratios and peak parking demand ratios, as summarized in Table 2-2 of the
"Shared Parking" manual.
Packers Square, Tustin
Appendix Table B-4
FINE/CASUAL DINING
WEEKEND SHARED PARKING DEMAND ANALYSIS [1]
PACKERS SQUARE, TUSTIN
Land Use
Fine/Casual Dining
Size
Pkg Rate [2]
4.396 KSF
10.00 /KSF
Shared
Parking
Demand
Gross
Spaces
44 Spaces
37 Guest Spc. 7 Emp. Spc.
Time
of Day
% Of
Peak [3]
# Of % Of
Spaces Peak [3]
# Of
Spaces
6:00 AM
0%
0 0%
0
0
7:00 AM
0%
0 20%
1
1
8:00 AM
0%
0 30%
2
2
9:00 AM
0%
0 60%
4
4
10:00 AM
0%
0 75%
5
5
11:00 AM
15%
6 75%
5
11
12:00 PM
50%
19 75%
5
24
1:00 PM
55%
20 75%
5
25
2:00 PM
45%
17 75%
5
22
3:00 PM
45%
17 75%
5
22
4:00 PM
45%
17 75%
5
22
5:00 PM
60%
22 100%
7
29
6:00 PM
90%
33 100%
7
40
7:00 PM
95%
35 100%
7
42
8:00 PM
100%
37 100%
7
44
9:00 PM
90%
33 100%
7
40
10:00 PM
90%
33 100%
7
40
11:00 PM
90%
33 85%
6
39
12:00 AM
50%
19 50%
4
23
Notes:
[1] Source: ULI - Urban Land Institute "Shared Parking," Second Edition, 2005.
[2] Parking rates for all land uses based on ULI procedure normalized to express
percentage in terms of absolute peak demand ratios. Breakdown of guest vs. employee
[3] Percentage of peak parking demand factors reflect relationships between weekday
parking demand ratios and peak parking demand ratios, as summarized in Table 2-2 of the
"Shared Parking" manual.
Packers Square, Tustin
Appendix Table B-5
FAMILY RESTAURANT
WEEKDAY SHARED PARKING DEMAND ANALYSIS [1]
PACKERS SQUARE, TUSTIN
Land Use
Family Restaurant
Size
Pkg Rate [2]
5.625 KSF
10.00 /KSF
Shared
Parking
Demand
Gross
Spaces
56 Spaces
48 Guest Spc. 8 Emp. Spc.
Time
of Day
% Of
Peak [3]
# Of % Of
Spaces Peak [3]
# Of
Spaces
6:00 AM
18%
9 35%
3
12
7:00 AM
35%
17 53%
4
21
8:00 AM
42%
20 63%
5
25
9:00 AM
53%
25 63%
5
30
10:00 AM
60%
29 70%
6
35
11:00 AM
63%
30 70%
6
36
12:00 PM
70%
34 70%
6
40
1:00 PM
63%
30 70%
6
36
2:00 PM
35%
17 70%
6
23
3:00 PM
32%
15 53%
4
19
4:00 PM
32%
15 53%
4
19
5:00 PM
53%
25 67%
5
30
6:00 PM
56%
27 67%
5
32
7:00 PM
56%
27 67%
5
32
8:00 PM
56%
27 67%
5
32
9:00 PM
42%
20 56%
4
24
10:00 PM
39%
19 46%
4
23
11:00 PM
35%
17 46%
4
21
12:00 AM
18%
9 25%
2
11
Notes:
[1] Source: ULI - Urban Land Institute "Shared Parking," Second Edition, 2005.
[2] Parking rates for all land uses based on ULI procedure normalized to express
percentage in terms of absolute peak demand ratios. Breakdown of guest vs. employee
[3] Percentage of peak parking demand factors reflect relationships between weekday
parking demand ratios and peak parking demand ratios, as summarized in Table 2-2 of the
"Shared Parking" manual.
Packers Square, Tustin
Appendix Table B-6
FAMILY RESTAURANT
WEEKEND SHARED PARKING DEMAND ANALYSIS [1]
PACKERS SQUARE, TUSTIN
Land Use
Family Restaurant
Size
Pkg Rate [2]
5.625 KSF
10.00 /KSF
Shared
Parking
Demand
Gross
Spaces
56 Spaces
48 Guest Spc. 8 Emp. Spc.
Time
of Day
% Of
Peak [3]
# Of % Of
Spaces Peak [3]
# Of
Spaces
6:00 AM
10%
5 50%
4
9
7:00 AM
25%
12 75%
6
18
8:00 AM
45%
22 90%
7
29
9:00 AM
70%
34 90%
7
41
10:00 AM
90%
43 100%
8
51
11:00 AM
90%
43 100%
8
51
12:00 PM
100%
48 100%
8
56
1:00 PM
85%
41 100%
8
49
2:00 PM
65%
31 100%
8
39
3:00 PM
40%
19 75%
6
25
4:00 PM
45%
22 75%
6
28
5:00 PM
60%
29 95%
8
37
6:00 PM
70%
34 95%
8
42
7:00 PM
70%
34 95%
8
42
8:00 PM
65%
31 95%
8
39
9:00 PM
30%
14 80%
6
20
10:00 PM
25%
12 65%
5
17
11:00 PM
15%
7 65%
5
12
12:00 AM
10%
5 35%
3
8
Notes:
[1] Source: ULI - Urban Land Institute "Shared Parking," Second Edition, 2005.
[2] Parking rates for all land uses based on ULI procedure normalized to express
percentage in terms of absolute peak demand ratios. Breakdown of guest vs. employee
[3] Percentage of peak parking demand factors reflect relationships between weekday
parking demand ratios and peak parking demand ratios, as summarized in Table 2-2 of the
"Shared Parking" manual.
Packers Square, Tustin
Appendix Table B-7
HEALTH CLUB
WEEKDAY SHARED PARKING DEMAND ANALYSIS [1]
PACKERS SQUARE, TUSTIN
Land Use
Pro Dance Center
Size
Pkg Rate [2]
2.001 KSF
6.67 /KSF
Shared
Parking
Demand
Gross
Spaces
13 Spaces
12 Guest Spc, 1 Emp. Spc.
Time
of Day
% Of
Peak [3]
# Of % Of
Spaces Peak [3]
# Of
Spaces
6:00 AM
70%
8 75%
1
9
7:00 AM
40%
5 75%
1
6
8:00 AM
40%
5 75%
1
6
9:00 AM
70%
8 75%
1
9
10:00 AM
70%
8 75%
1
9
11:00 AM
80%
10 75%
1
11
12:00 PM
60%
7 75%
1
8
1:00 PM
70%
8 75%
1
9
2:00 PM
70%
8 75%
1
9
3:00 PM
70%
8 75%
1
9
4:00 PM
80%
10 75%
1
11
5:00 PM
90%
11 100%
1
12
6:00 PM
100%
12 100%
1
13
7:00 PM
90%
11 75%
1
12
8:00 PM
80%
10 50%
1
11
9:00 PM
70%
8 20%
0
8
10:00 PM
35%
4 20%
0
4
11:00 PM
10%
1 20%
0
1
12:00 AM
0%
0 1 0%
1 0 IL0
Notes:
[1] Source: ULI - Urban Land Institute "Shared Parking," Second Edition, 2005.
[2] Parking rates for all land uses based on ULI procedure normalized to express
percentage in terms of absolute peak demand ratios. Breakdown of guest vs. employee
[3] Percentage of peak parking demand factors reflect relationships between weekday
parking demand ratios and peak parking demand ratios, as summarized in Table 2-2 of the
"Shared Parking" manual.
Packers Square, Tustin
Appendix Table B-8
HEALTH CLUB
WEEKEND SHARED PARKING DEMAND ANALYSIS [1]
PACKERS SQUARE, TUSTIN
Land Use
Pro Dance Center
Size
Pkg Rate [2]
2.001 KSF
6.67 /KSF
Shared
Parking
Demand
Gross
Spaces
13 Spaces
12 Guest Spc, 1 Emp. Spc.
Time
of Day
% Of
Peak [3]
# Of % Of
Spaces Peak [3]
# Of
Spaces
6:00 AM
66%
8 41%
0
8
7:00 AM
37%
4 41%
0
4
8:00 AM
29%
3 41%
0
3
9:00 AM
41%
5 41%
0
5
10:00 AM
29%
3 41%
0
3
11:00 AM
41%
5 41%
0
5
12:00 PM
41%
5 41%
0
5
1:00 PM
25%
3 41%
0
3
2:00 PM
21%
3 41%
0
3
3:00 PM
25%
3 41%
0
3
4:00 PM
45%
5 62%
1
6
5:00 PM
82%
10 82%
1
11
6:00 PM
78%
9 82%
1
10
7:00 PM
49%
6 62%
1
7
8:00 PM
25%
3 41%
0
3
9:00 PM
8%
1 16%
0
1
10:00 PM
1%
0 16%
0
0
11:00 PM
1%
0 16%
0
0
I0
12:00 AM
0%
0 0%
0 'L
Notes:
[1] Source: ULI - Urban Land Institute "Shared Parking," Second Edition, 2005.
[2] Parking rates for all land uses based on ULI procedure normalized to express
percentage in terms of absolute peak demand ratios. Breakdown of guest vs. employee
[3] Percentage of peak parking demand factors reflect relationships between weekday
parking demand ratios and peak parking demand ratios, as summarized in Table 2-2 of the
"Shared Parking" manual.
Packers Square, Tustin
Appendix Table B-9
OFFICE
WEEKDAY SHARED PARKING DEMAND ANALYSIS [1]
PACKERS SQUARE, TUSTIN
Land Use
Office
Size
Pkg Rate [2]
1.052 KSF
4 /KSF
Shared
Parking
Demand
Gross
Spaces
4 Spaces
0 Visitor —Sp c-1 4 Emp. Spc.
Time
of Day
% Of
Peak [3]
# Of % Of
Spaces Peak [3]
# Of
Spaces
6:00 AM
0%
0 3%
0
0
7:00 AM
1%
0 30%
1
1
8:00 AM
20%
0 75%
3
3
9:00 AM
60%
0 95%
4
4
10:00 AM
100%
0 100%
4
4
11:00 AM
45%
0 100%
4
4
12:00 PM
15%
0 90%
4
4
1:00 PM
45%
0 90%
4
4
2:00 PM
100%
0 100%
4
4
3:00 PM
45%
0 100%
4
4
4:00 PM
15%
0 90%
4
4
5:00 PM
10%
0 50%
2
2
6:00 PM
5%
0 25%
1
1
7:00 PM
2%
0 10%
0
0
8:00 PM
1%
0 7%
0
0
9:00 PM
0%
0 3%
0
0
10:00 PM
0%
0 1%
0
0
11:00 PM
0%
0 0%
0
0
12:00 AM
0%
0 0%
0
0
Notes:
[1] Source: ULI - Urban Land Institute "Shared Parking," Second Edition, 2005.
[2] Parking rates for all land uses based on ULI procedure normalized to express
percentage in terms of absolute peak demand ratios. Breakdown of guest vs. employee
[3] Percentage of peak parking demand factors reflect relationships between weekday
parking demand ratios and peak parking demand ratios, as summarized in Table 2-2 of the
"Shared Parking" manual.
Packers Square, Tustin
Appendix Table B-10
OFFICE
WEEKEND SHARED PARKING DEMAND ANALYSIS [1]
PACKERS SQUARE, TUSTIN
Land Use
Office
Size
Pkg Rate [2]
1.052 KSF
4 /KSF
Shared
Parking
Demand
Gross
Spaces
4 Spaces
0 Visitor —Sp c-1 4 Emp. Spc.
Time
of Day
% Of
Peak [3]
# Of % Of
Spaces Peak [3]
# Of
Spaces
6:00 AM
0%
0 0%
0
0
7:00 AM
2%
0 2%
0
0
8:00 AM
6%
0 6%
0
0
9:00 AM
8%
0 8%
0
0
10:00 AM
9%
0 9%
0
0
11:00 AM
10%
0 10%
0
0
12:00 PM
9%
0 9%
0
0
1:00 PM
8%
0 8%
0
0
2:00 PM
6%
0 6%
0
0
3:00 PM
4%
0 4%
0
0
4:00 PM
2%
0 2%
0
0
5:00 PM
1%
0 1%
0
0
6:00 PM
1%
0 1%
0
0
7:00 PM
0%
0 0%
0
0
8:00 PM
0%
0 0%
0
0
9:00 PM
0%
0 0%
0
0
10:00 PM
0%
0 0%
0
0
11:00 PM
0%
0 0%
0
0
12:00 AM
0%
0 0%
0
0
Notes:
[1] Source: ULI - Urban Land Institute "Shared Parking," Second Edition, 2005.
[2] Parking rates for all land uses based on ULI procedure normalized to express
percentage in terms of absolute peak demand ratios. Breakdown of guest vs. employee
[3] Percentage of peak parking demand factors reflect relationships between weekday
parking demand ratios and peak parking demand ratios, as summarized in Table 2-2 of the
"Shared Parking" manual.
Packers Square, Tustin
Appendix Table B-11
MEDICAUDENTAL OFFICE
WEEKDAY SHARED PARKING DEMAND ANALYSIS [1]
PACKERS SQUARE, TUSTIN
Land Use
Medical/Dental Office
Size
Pkg Rate [2]
23.275 KSF
6.00 /KSF
Shared
Parking
Demand
Gross
Spaces
132 Spaces
88 Visitor Spc. 44 Emp. Spc.
Time
of Day
% Of
Peak [3]
# Of % Of
Spaces Peak [3]
# Of
Spaces
6:00 AM
0%
0 0%
0
0
7:00 AM
0%
0 0%
0
0
8:00 AM
90%
79 60%
26
105
9:00 AM
90%
79 100%
44
123
10:00 AM
100%
88 100%
44
132
11:00 AM
100%
88 100%
44
132
12:00 PM
30%
26 100%
44
70
1:00 PM
90%
79 100%
44
123
2:00 PM
100%
88 100%
44
132
3:00 PM
100%
88 100%
44
132
4:00 PM
90%
79 100%
44
123
5:00 PM
80%
70 100%
44
114
6:00 PM
67%
59 67%
29
88
7:00 PM
30%
26 30%
13
39
8:00 PM
15%
13 15%
7
20
9:00 PM
0%
0 0%
0
0
10:00 PM
0%
0 0%
0
0
11:00 PM
0%
0 0%
0
0
12:00 AM
0%
0 0%
0
0
Notes:
[1] Source: ULI - Urban Land Institute "Shared Parking," Second Edition, 2005.
[2] Parking rates for all land uses based on ULI procedure normalized to express
percentage in terms of absolute peak demand ratios. Breakdown of guest vs. employee
[3] Percentage of peak parking demand factors reflect relationships between weekday
parking demand ratios and peak parking demand ratios, as summarized in Table 2-2 of the
"Shared Parking" manual.
Packers Square, Tustin
Appendix Table B-12
MEDICAUDENTAL OFFICE
WEEKEND SHARED PARKING DEMAND ANALYSIS [1]
PACKERS SQUARE, TUSTIN
Land Use
Medical/Dental Office
Size
Pkg Rate [2]
23.275 KSF
6.00 /KSF
Shared
Parking
Demand
Gross
Spaces
132 Spaces
88 Visitor Spc. 44 Emp. Spc.
Time
of Day
% Of
Peak [3]
# Of % Of
Spaces Peak [3]
# Of
Spaces
6:00 AM
0%
0 0%
0
0
7:00 AM
0%
0 0%
0
0
8:00 AM
90%
79 60%
26
105
9:00 AM
90%
79 100%
44
123
10:00 AM
100%
88 100%
44
132
11:00 AM
100%
88 100%
44
132
12:00 PM
30%
26 100%
44
70
1:00 PM
0%
0 0%
0
0
2:00 PM
0%
0 0%
0
0
3:00 PM
0%
0 0%
0
0
4:00 PM
0%
0 0%
0
0
5:00 PM
0%
0 0%
0
0
6:00 PM
0%
0 0%
0
0
7:00 PM
0%
0 0%
0
0
8:00 PM
0%
0 0%
0
0
9:00 PM
0%
0 0%
0
0
10:00 PM
0%
0 0%
0
0
11:00 PM
0%
0 0%
0
0
12:00 AM
0%
0 0%
0
0
Notes:
[1] Source: ULI - Urban Land Institute "Shared Parking," Second Edition, 2005.
[2] Parking rates for all land uses based on ULI procedure normalized to express
percentage in terms of absolute peak demand ratios. Breakdown of guest vs. employee
[3] Percentage of peak parking demand factors reflect relationships between weekday
parking demand ratios and peak parking demand ratios, as summarized in Table 2-2 of the
"Shared Parking" manual.
Packers Square, Tustin
Appendix Table B-13
FAST-FOOD RESTAURANT
WEEKDAY SHARED PARKING DEMAND ANALYSIS [1]
PACKERS SQUARE, TUSTIN
Land Use
Fast -Food Restaurant
Size
Pkg Rate [2]
2.104 KSF
10.00 /KSF
Shared
Parking
Demand
Gross
Spaces
21 Spaces
18 Guest Spc. 3 Emp. Spc.
Time
of Day
% Of
Peak [3]
# Of % Of
Spaces Peak [3]
# Of
Spaces
6:00 AM
5%
1 15%
0
1
7:00 AM
10%
2 20%
1
3
8:00 AM
20%
4 30%
1
5
9:00 AM
30%
5 40%
1
6
10:00 AM
55%
10 75%
2
12
11:00 AM
85%
15 100%
3
18
12:00 PM
100%
18 100%
3
21
1:00 PM
100%
18 100%
3
21
2:00 PM
90%
16 95%
3
19
3:00 PM
60%
11 70%
2
13
4:00 PM
55%
10 60%
2
12
5:00 PM
60%
11 70%
2
13
6:00 PM
85%
15 90%
3
18
7:00 PM
80%
14 90%
3
17
8:00 PM
50%
9 60%
2
11
9:00 PM
30%
5 40%
1
6
10:00 PM
20%
4 30%
1
5
11:00 PM
10%
2 20%
1
3
12:00 AM
5%
1 20%
1 1 IL2
Notes:
[1] Source: ULI - Urban Land Institute "Shared Parking," Second Edition, 2005.
[2] Parking rates for all land uses based on ULI procedure normalized to express
percentage in terms of absolute peak demand ratios. Breakdown of guest vs. employee
[3] Percentage of peak parking demand factors reflect relationships between weekday
parking demand ratios and peak parking demand ratios, as summarized in Table 2-2 of the
"Shared Parking" manual.
Packers Square, Tustin
Appendix Table B-14
FAST-FOOD RESTAURANT
WEEKEND SHARED PARKING DEMAND ANALYSIS [1]
PACKERS SQUARE, TUSTIN
Land Use
Fast -Food Restaurant
Size
Pkg Rate [2]
2.104 KSF
10.00 /KSF
Shared
Parking
Demand
Gross
Spaces
21 Spaces
18 Guest Spc. 3 Emp. Spc.
Time
of Day
% Of
Peak [3]
# Of % Of
Spaces Peak [3]
# Of
Spaces
6:00 AM
5%
1 14%
0
1
7:00 AM
9%
2 19%
1
3
8:00 AM
19%
3 28%
1
4
9:00 AM
28%
5 37%
1
6
10:00 AM
51%
9 70%
2
11
11:00 AM
79%
14 93%
3
17
12:00 PM
93%
17 93%
3
20
1:00 PM
93%
17 93%
3
20
2:00 PM
84%
15 89%
3
18
3:00 PM
56%
10 65%
2
12
4:00 PM
51%
9 56%
2
11
5:00 PM
56%
10 65%
2
12
6:00 PM
79%
14 84%
3
17
7:00 PM
75%
14 84%
3
17
8:00 PM
47%
8 56%
2
10
9:00 PM
28%
5 37%
1
6
10:00 PM
19%
3 28%
1
4
11:00 PM
9%
2 19%
1
3
12:00 AM
5%
1 1 19%
1 1 IL2
Notes:
[1] Source: ULI - Urban Land Institute "Shared Parking," Second Edition, 2005.
[2] Parking rates for all land uses based on ULI procedure normalized to express
percentage in terms of absolute peak demand ratios. Breakdown of guest vs. employee
[3] Percentage of peak parking demand factors reflect relationships between weekday
parking demand ratios and peak parking demand ratios, as summarized in Table 2-2 of the
"Shared Parking" manual.
Packers Square, Tustin
Resolution No. 4302
RESOLUTION NO. 4302
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF TUSTIN APPROVING CONDITIONAL USE
PERMIT 2015-27 AUTHORIZING A REDUCTION OF THE
OFF-STREET PARKING REQUIREMENTS THROUGH
JOINT USE/SHARED PARKING TO ACCOMMODATE
THE CONVERSION OF UP TO 6,700 SQUARE FEET OF
OFFICE SPACE TO RETAIL AND RESTAURANT USES
AT PACKERS SQUARE LOCATED AT 13102 — 13152
NEWPORT AVENUE.
The Planning Commission of the City of Tustin does hereby resolve as follows:
I. The Planning Commission finds and determines as follows:
A. That a proper application has been submitted by Michael Lin, of NAI Capital
requesting authorization for a reduction of off-street parking requirements to
accommodate the conversion of up to 6,700 square feet of office space to
retail and restaurant uses located at 13102-13152 Newport Avenue, also
known as Packers Square.
B. Pursuant to Tustin City Code (TCC) Section 9264, parking facilities may be
used jointly for non-residential uses with different peak hours of operation
with the approval of a Conditional Use Permit.
C. That the site is zoned as Planned Community Commercial (PC COM) within
and designated as Community Commercial by the Tustin General Plan. In
addition, the project has been reviewed for consistency with the Air Quality
Sub -element of the City of Tustin General Plan and has been determined to
be consistent with the Air Quality Sub -element.
D. That the subject properties are comprised of four (4) buildings of
approximately 48,408 square feet of floor area and a common parking area
with 269 parking stalls.
E. That a public hearing was duly called, noticed, and held on said
application on December 8, 2015, by the Planning Commission.
F. That the establishment, maintenance, and operation of the proposed use will
not, under the circumstances of this case, be detrimental to the health,
safety, morals, comfort, or general welfare of the persons residing or working
in the neighborhood of such proposed use, nor be injurious or detrimental to
the property and improvements in the neighborhood of the subject property,
or to the general welfare of the City of Tustin in that:
1. That a Parking Demand Analysis dated November 5, 2015, was
Resolution No. 4302
Page 2
prepared by a licensed traffic engineer (Richard Barretto, P.E. of
Linscott Law & Greenspan Engineers) in accordance with Tustin City
Code Section 9264.
2. That the Parking Analysis has been reviewed and accepted by the
City's Traffic Engineer for methodology and accuracy.
3. That per the Tustin City Code, the mixed-use center would require
299 off-street parking spaces; 269 parking spaces are currently
proposed; the Parking Analysis determined a peak usage of 245
parking spaces; therefore, the Parking Demand Analysis
demonstrates that no substantial conflict will exist in the peak hours
of parking demand for the multi-purpose center for the proposed
uses.
4. That the number of spaces needed for the retail and restaurant uses
do not exceed the number of spaces anticipated to be available
during different hours of operation.
5. That the parking spaces designated for joint use are located such
that they will adequately serve the uses for which they are intended.
6. That the proposed use, as conditioned, will not have a negative effect
on surrounding properties, or impact traffic on the ability of parking in
that sufficient parking would be available on-site.
G. This project is Categorically Exempt pursuant to Section 15301 (Class 1) of
the California Code of Regulations (Guidelines for the California
Environmental Quality Act).
II. The Planning Commission hereby approves CUP 2015-27 authorizing a
reduction of off-street parking requirements via joint use parking to accommodate
the conversion of up to 6,700 square feet of office space to retail and restaurant
uses located at 13102-13152 Newport Avenue, also known as Packers Square,
subject to the conditions contained within Exhibit A, attached hereto.
PASSED AND ADOPTED by the Planning Commission of the City of Tustin at a regular
meeting on the 8t" day of December, 2015.
JEFF R. THOMPSON
Chairperson
ELIZABETH A. BINSACK
Resolution No. 4302
Page 3
STATE OF CALIFORNIA )
COUNTY OF ORANGE )
CITY OF TUSTIN )
I, Elizabeth A. Binsack, the undersigned, hereby certify that I am the Planning
Commission Secretary of the City of Tustin, California; that Resolution No. 4302 was
duly passed and adopted at a regular meeting of the Tustin Planning Commission, held
on the 8th day of December, 2015.
PLANNING COMMISSIONER AYES:
PLANNING COMMISSIONER NOES:
PLANNING COMMISSIONER ABSTAINED:
PLANNING COMMISSIONER ABSENT:
ELIZABETH A. BINSACK
Planning Commission Secretary
EXHIBIT A
RESOLUTION NO. 4302
CONDITIONAL USE PERMIT t
13102,13112,13132 D NEWPORT AVENUE
CONDITIONS
,. '• . APPROVAL
,.1.• A
i r -
(1) 1.1 The proposed project shall substantially conform with the Parking
Demand Analysis for the project date stamped December 8, 2015, on
file with the Community Development Department, as herein modified,
or as modified by the Director of Community Development in
accordance with this Exhibit. The Director of Community Development
may also approve subsequent minor modifications if such modifications
are consistent with provisions of the Tustin City Code.
(1) 1.2 The subject project approval shall become null and void unless permits
for the proposed project related improvements are issued and
substantial construction is underway within one (1) year of the date of
this Exhibit. Time extensions may be considered if a written request is
received by the Community Development Department within thirty (30)
days prior to expiration.
(1) 1.3 Unless otherwise specified, the conditions contained in this Exhibit shall
be complied with as specified, subject to review and approval by the
Community Development Department.
(1) 1.4 Approval of Conditional Use Permit 2015-27 is contingent upon the
applicant and property owner signing and returning to the Community
Development Department a notarized "Agreement to Conditions
Imposed" form and the property owner signing and recording with the
County Clerk -Recorder a notarized "Notice of Discretionary Permit
Approval and Conditions of Approval" form. The forms shall be
established by the Director of Community Development, and evidence
of recordation shall be provided to the Community Development
Department.
(1) 1.5 Any violation of any of the conditions imposed is subject to issuance of
an administrative citation pursuant to TCC 1162(a).
SOURCE CODES
(1) STANDARD CONDITION (5) RESPONSIBLE AGENCY REQUIREMENT
(2) CEQA MITIGATION (6) LANDSCAPING GUIDELINES
(3) BUILDING CODE (7) PC/CC POLICY
(4) DESIGN REVIEW *** EXCEPTION
Exhibit A
Resolution No. 4293
Page 2
(1) 1.6 The applicant shall be responsible for costs associated with any
necessary code enforcement action, including attorney fees, subject to
the applicable notice, hearing, and appeal process as established by
the City Council by ordinance.
(1) 1.7 Conditional Use Permit 2015-27 may be reviewed on an annual basis,
or more often if necessary, by the Community Development Director.
The Community Development Director shall review the use to ascertain
compliance with conditions of approval. If the use is not operated in
accordance Conditional Use Permit 2015-27, or is found to be a
nuisance or negative impacts are affecting the surrounding businesses
or neighborhood, the Community Development Director shall impose
additional conditions to eliminate the nuisance or negative impacts, or
may initiate proceedings to revoke the Conditional Use Permit.
(1) 1.8 As a condition of approval of Conditional Use Permit 2015-27, the
applicant and property owner shall agree, at its sole cost and expense,
to defend, indemnify, and hold harmless the City, its officers,
employees, agents, and consultants, from any claim, action, or
proceeding brought by a third party against the City, its officers, agents,
and employees, which seeks to attack, set aside, challenge, void, or
annul an approval of the City Council, the Planning Commission, or any
other decision-making body, including staff, concerning this project.
The City agrees to promptly notify the applicant and property owner of
any such claim or action filed against the City and to fully cooperate in
the defense of any such action. The City may, at its sole cost and
expense, elect to participate in defense of any such action under this
condition.
USE RESTRICTIONS
*** 2.1 A total of 269 parking spaces within the shopping center shall be
maintained at all times. Any reduction of on-site parking, change of
tenant spaces/uses, parking lot and/or circulation shall be reviewed and
approved by the Community Development Department.
*** 2.2 If in the future the City determines that a parking problem exists on the
site or in the vicinity as a result of the proposed project or if the parking
analysis does not support the uses as concluded, the Community
Development Director may require the applicant to prepare a parking
demand analysis and bear all associated costs. If the Study indicates
that there is inadequate parking, the applicant shall be required to
provide immediate interim and permanent measures to be reviewed
and approved by the Community Development Department and the
Public Works Department.
Exhibit A
Resolution No. 4293
Page 3
*** 2.3 Restaurant (dine -in and take-out) uses shall be limited to no more than
12,125 SF (25%) of the total floor area unless supported by a
supplemental parking analysis.
FEES
(1) 3.1 Within forty-eight (48) hours of final approval of the project, the
applicant shall deliver to the Community Development Department, a
CASHIER'S CHECK payable to the County Clerk in the amount of fifty
dollars ($50.00) to enable the City to file the appropriate environmental
documentation for the project. If within such forty-eight (48) hour period
that applicant has not delivered to the Community Development
Department the above -noted check, the statute of limitations for any
interested party to challenge the environmental determination under the
provisions of the California Environmental Quality Act could be
significantly lengthened.