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HomeMy WebLinkAboutZA 7-12-17 CUP 2017-05 HEALTH CLUB STUDIO i ITEM # 1 AGENDA REPORT MEETING DATE: JULY 12, 2017 TO: ZONING ADMINISTRATOR FROM: COMMUNITY DEVELOPMENT DEPARTMENT SUBJECT: CONDITIONAL USE PERMIT 2017-05 APPLICANT: PROPERTY OWNER: ALAN BURKS THE DISTRICT AT TUSTIN LEGACY ENVIRON ARCHITECTURE VESTAR /KIMCO TUSTIN L.P. 100 OCEANGATE, SUITE P-200 2437 PARK AVENUE LONG BEACH, CA 90802 TUSTIN, CA 92782 LOCATION: 2473 PARK AVENUE GENERAL PLAN: MCAS TUSTIN SPECIFIC PLAN ZONING: MCAS TUSTIN SPECIFIC PLAN DISTRICT ENVIRONMENTAL STATUS: THIS PROJECT IS CATEGORICALLY EXEMPT (CLASS 1) PURSUANT TO SECTION 15301 OF THE CALIFORNIA ENVIRONMENTAL QUALITY ACT. REQUEST: TO ESTABLISH AND OPERATE A HEALTH CLUB/SPIN STUDIO WITHIN AN EXISTING 2,500 SQUARE—FOOT TENANT SPACE. o , INS r;, 1 Zoning Administrator July 12, 2017 CUP 2017-05 Page 2 RECOMMENDATION That the Zoning Administrator adopt Zoning Administrator Action No. 17-006 approving Conditional Use Permit 2017-05 to establish and operate a health club/spin studio within an existing 2,500 square-foot tenant space located at 2473 Park Avenue. APPROVAL AUTHORITY The project site is located within the MCAS Tustin Specific Plan (SP1 ) zoning district, within Planning Area 19. The SP1 zoning district permits health club uses subject to the approval of a Conditional Use Permit (CUP). Tustin City Code Section 9299b3(f) authorizes the Zoning Administrator to review applications for minor conditional use permits for existing developments where there would be no change of primary use, there would be no expansion of floor area, and the request would not alter the original intent of the project or site. BACKGROUND Location and Surrounding Properties The project site is located within The District at Tustin Legacy shopping center, which is bounded by Tustin Ranch Road to the north, Barranca Avenue to the southwest and Jamboree Road to the southeast (Figure 1). X I W 2473 Park Avenue 1 Figure 9 -Aerial Map 2 Zoning Administrator July 12, 2017 CUP 2017-05 Page 3 The District at Tustin Legacy shopping center has approximately one (1) million gross square feet of tenant space. The proposed UnionRYDE health club/spin studiotenant space is located in the Lifestyle Center of The District, near Park Avenue, on the southeastern portion of the center towards AMC theaters. The subject tenant space was formerly the location of the Milano Shoes retail store. Other major tenants in the Lifestyle Center of The District include the following: Luna Rossa Ristorante Italiano & Pizzeria, Sharkyas Woodfired Mexican Grill and Pinot's Palette. PROJECT DESCRIPTION: UnionRYDE is an independent spin studio that first opened in Newport Beach, California. The location at The District at Tustin Legacy shopping center would be the second location for the company. The company's strategy is to combine energetic workouts with a powerful sense of community to provide support to clients in the spin room and beyond. The health club offers one (1) hour class sessions consisting of cycling and upper body choreography. The facility will include less than 1,000 square feet of fitness area with the additional square footage dedicated to a reception area, shower changing room, an accessible restroom, an accessible shower facility and a laundry/storage room (Figure 2). The fitness area is an open space consisting of thirty-four (34) stationary bicycles for customers and one (1) stationary bike for the instructor at the rear of the class. Tenant improvements will be required for interior wail partitions and accessible restroom and shower facilities. No exterior improvements aside from new business signage are anticipated. c o D oa , � ❑ Ea r A f i C FLOOR PLAN Figure 2—Proposed Floor Plan 3 Zoning Administrator July 12, 2017 CUP 2017-05 Page 4 Hours of Operation UnionRYDE is proposing to operate seven (7) days a week during the following hours: Monday— Friday: 5:30 a.m. to 12:00 p.m. & 4:00 p.m. to 8:00 p.m. Saturday & Sunday: 7:00 a.m. to 12:00 p.m. These hours are consistent with other uses within the Lifestyle Center. Modifications to the hours of operation may be approved by the Director of Community Development if it is determined that no impacts to surrounding tenants or properties will occur. Parking The applicant submitted a revised Supplemental Parking Assessment for The District at Tustin Legacy, prepared by Linscott, Law & Greenspan, Engineers (Attachment C). This parking assessment analyzed the parking demand for the current and proposed tenants, analyzing the parking demand for the mix of uses and time of day. The parking assessment concluded that the peak parking demand during the weekdays is 4,654 spaces and the weekend peak parking demand is 4,803 spaces. The District at Tustin Legacy currently provides 4,833 parking spaces, which can accommodate the peak parking demand resulting from the current and proposed tenants within the shopping center,. No parking impacts are anticipated to result from the proposed use as there is a surplus of parking stalls to meet the demand. Nonetheless, should a parking issue arise, proposed Condition 1.8 would allow for reevaluation of the business and conditional use permit. Noise Noise impacts from the proposed use are not anticipated since all activities will occur inside the tenant space. However, should a noise problem arise in the future, staff has provided Condition 2.5, which may require the applicant to implement noise attenuation if it is deemed that negative impacts are occurring in violation of City regulations and conditions of approval. ENVIRONMENTAL: This project is categorically exempt from further environmental review pursuant to CEQA Section 15301, Class 1, "Existing Facilities" in that the project site is an existing facility, involves minor alterations to the structure and negligible expansion to an existing commercial use. 4 ? Zoning Administrator July 12, 2017 CUP 2017-05 Page 5 FINDINGS: In determining whether to approve the CUP for the health club/spin studio, the Zoning Administrator must determine whether or not the proposed use will be detrimental to the health, safety, morals, comfort, or general welfare of the persons residing or working in the neighborhood, 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. A decision to approve this request may be supported by the following findings: 1) The SPI District within Planning Area 19 allows -a variety of retail and commercial uses. Uses such as health clubs are conditionally permitted subject to the approval of a CUP. The proposed spin studio is similar to a health club in that the proposed use operates in same manner as other health club uses whereby each customer are required to be members in order to attend scheduled fitness classes. 2) Parking for the proposed use can be accommodated in that the peak parking demand will be 4,803 parking spaces and there are currently 4,833 parking spaces provided in The District at Tustin Legacy shopping center to accommodate the parking demand. 3) The proposed hours of operation are typical of a spin studio and are compatible with other uses within the center. 4) As conditioned, no noise impacts are anticipated in that all class sessions shall be conducted entirely within the building and would be required to comply with the City's Noise Ordinance. 5) As conditioned, CUP 2017-05 may be reviewed on an annual basis, or more often if necessary, by the Community Development Director. If the use is not operated in accordance with CUP 2017-05 or is found to be a nuisance or negative impacts are affecting the surrounding uses, the Community Development Director would have the authority to impose additional conditions to eliminate the nuisance or negative impacts or may initiate proceedings to revoke the CUP. 6) The proposed use would not have any aesthetic impacts to the'area since no exterior modifications are proposed. Staff recommends that that the Zoning Administrator adopt Zoning Administrator Action No. 17-006 approving Conditional Use Permit 2017-05 to establish and operate a health club/spin studio within an existing 2,500 square-foot tenant space located at 2473 Park Avenue in The District at Tustin Legacy shopping center. 5 ` Zoning Administrator July 12, 2017 CUP 2017-05 Page 6 Jessica Agui r Assistant Planner Attachments: A. Location Map B. Submitted Plans C. Parking Assessment D. ZAA 17-0106 6 ATTACHMENT A. Location Map LOCATION MAP CUP 2017-05 2473 PARK AVENUE PROJECT SITE 50Q' 300' "r! 1 /r. r I f ATTACHMENT B. Submitted Plans 9 LEGAL DESCRIPTION ENVIRON LOT 4 OF TRACT NO. 16695 AS PER MAP RECORDED IN BOOK 866, PAGES 1 TO 91 INCLUSIVE OF OFFICIAL RECORDS OF ORANGE COUNTY CALIFORNIA. ENVIRON Arehiteeture, hle. > > 100 Oceangate, Suite P-200 Long Beach, CA 90806 T 562-495-7110 AP N . 434-441 -16 mail@environarch.com ZONING: MCAS TUSTI N SPECIFIC PLAN DISTRICT SP- 1 PROJECT DESCRIPTION 2473 Park Avenue is a suite located in The District Legacy in the city of Tusin . The retail space is about 2,500 square feet. This is a tenant improvement which will be Union Ryde, a spin studio. W Union Ryde is an establishment where users take classes that are given on stationary bikes (spin > bikes). There is a check-in area, the spin studio, changing areas, showers, restrooms and back of house areas. Ilk Ar HOURS OF OPERATION: Z MONDAY - FRIDAY: t 5:30am - 12:OOpm 12:OOpm - 4:OOpm CLOSEDN O ®, :OOpm - 8:OOpm Co4 O c0 , CN SAT U R DAY & SUNDAY. U 7:00am — 12:00pm — � � U ESTIMATE OF USERS PER DAY. — Z MONDAY - FRIDAY: 100 W Q — SAT U R DAY - SUN DAY. 80 ZCn W CO � LLJ MAXIMUM OCCUPANCY: o > � � 48 OCCUPANTS MAXIMUM NUMBER OF SPIN BIKES: 35 SPIN BIKES W > _ BRIEF DESCRIPTION OF CLASS PACKAGES: Q (E) FRONT FACADE We only offer classes, on set times. There is no coming and going unless we have a class running. We sell 2 class packages as a per class basis and not a membership based. Q STAFF: co 2 OWNERS I` 1 EMPLOYEE AT FRONT DESK N O 5 - 8 INDEPENDENT CONTRACTORS (SPIN INSTRUCTORS) CSO Cfl CN TABLE OF CONTENTS: W U 0-)p — Q UNION RYDE � � U 1 .0 TITLE SHEET Z Z Z Z � — 1 . 1 (E) SITE PLAN Q 0 1 .2 FLOOR PLAN & ELEVATION Z — W Cn W Z = THE DISTRICT VICINITY MAP 2473 PARK AVE , TUSTIN CA 92680 RANCH RD � SITE qR � k AVE TITLE SHEET Q- 5/26/17 P2017-05 ,p JP 17-05- ��ij� ,P UNIONRYDE.pin 1 .0 IN 1=00111.1111M-•11"T INIM11! 10 ENVIRON SITE LEGEND - - - - - - - PROPERTY LINE ENVIRON Architecture, Inc. 0 0 0 0 0 0 0 0 0 0 ACCESSIBLE PATH OF TRAVEL 100 Oceangate, Suite P-200Long Beach, CA 90806 / 36 37 / \ T 562-495-7110 aTENANT LIST mail@environarch.com � VENVE / 26 PARK A / 2ND FLOOR EL 5 / PARKING SUMMARY -J� Fr Fr Fr Fr Fr Fr U / PLEASE REFER TO THE PARKING ASSESSMENT 27 / REPORT PERFORMED BY LINSCOTT, LAW& W / GREENSPAN ENGINEERS ON 05/26/2017 FOR 23 24 I / CURRENT INFORMATION FOR THIS SUITE. F T T T T T T T T C:L ❑ ❑ Q I �N/ - zQ # USE TENANT AREA SF ~ M 1 HEALTH UnyonRide 2,500 77tj � 2 Open Space 4,048 0N ❑ [�o 3 DINING Bar Louie 4,600 (o 19 18 17 16 28 29 30 31 _ O N 4 RETAIL RM Chocolate Factory ,1067 CCUA J] Fri Fri Fri Fri Fri Fri Fri Fri Fri Fri I 5 DINING Sharkey's Mexican Grill 3,000 G - 32 - Q 15 6 RETAIL Ben and Jerry's 1 ,000 U ❑33 • • � ~ .. 7 AMC Theater 68,159 - z L�LLFA14 34 W Q - ❑ 8 DINING Mobtown Pizza 1 ,500 � z co W co 13 � 9 DINING Joon's Shabu Shabu 2,910 � W ❑ 35 � ❑ _ (n 10 DINING Luna Rosa Ristorante 19.7 O > 12 11 RETAIL Sport's Treasure 3,940 LU O ,,, �� 12 RETAIL Cloud Nine 3,905 0 e 13 RETAIL Denim Lab 1 ,716 11 2 o 14 RETAIL Phenix Salon Suites 4,500 W 0 0 15 Open Space 1 ,468 190 0 1 0 16 DINING Five Gus Burgers & Fries 2,200 Q 0 0 Y g 0 0 0 0 17 DININGMadison Bleu 1 ,663 0 00 0000 0000 0000 0000 018 RETAIL Bowl of Heaven 1 ,157 O 2471 PARKAVE. Q< (E)SINGLE o STORY SUITE 19 DINING Bina's Threading & Beauty 750 4 I 20 DINING--Claire's Boutiques 1 ,157 I21 DINING Thai Bamboo Bistro 1 ,530 � 0 ® 6❑ N 00 22 DINING JT Schmids 8,008 23 DINING Bluewater Grill 7,250 N 24 RETAIL Tilly's 10,000 W U 0) 25 RETAIL Verizon Wireless 3,500 U 26 DINING Auld Dubliner 5,000 ~ � 27 DINING Union Market 21 ,570 z z Z 28 RETAIL Vans 2,412 Q O 29RETAIL FFaithful 823 z - WW ❑7 Forever W z = 30 RETAIL I ke's Love & Sandwiches 1 ,558 31 Open Space 1 ,700 32 RETAIL It's Boba Time 1 ,497 33 RETAIL Pinot's Palette 1 ,800 34 RETAIL Fashion Camp 2,988 35 RETAIL G-Stage 4,500 36 HEALTH Planet Fitness 24,000 37 Bowlmor Lanes 28,189 185 395.7 ' (❑) 0311 c PLAN BARRANCA PARKWAY 5/26/17 P2017-05 SITE PLAN 17-05- SCALE: 1" = 50' UNIONRYDE.pIn 1 . 1 o -•kin-,181121MMU19. 11 A B C D ENVIRON ENVIRON Architecture, Inc. 100 Oceangate, Suite P-200 Long Beach, CA 90806 T 562-495-7110 mail@environarch.com 4 4 LOCKERS SEATING ' o W D LE�l I ' I � I � I � ELECT. RM I � J O ❑ 17--l" 45'-0" 15'-9" 8'-10" ll'-2" 8'-2" I I I I I I I I I I I I w I I I I I I I I I I I I BOTTLE 1 I I I I I I I I I I I I I I I HAMPER/ FILLING ---i-- II SHOES ' STATION i IL:_ / I I I r7 71 r7 71C? RESTI4OOM ENTRY L--� L--� L--� L--� L--� L--� L--� L--� L--� L--� L--� 00 CHECK-IN I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I STORAGE 0 I I I I I I I I I I I I I N I I I I I I I I I I I I ZI I I I II I I I I I LU ---H 1 WOMEN'S SHOWER SHOWER M 'SPIN STUDIO � � CHANGING ROOM F � I i � , 1 � I � --- - --- --- --- --- r r r rr --- N I I I I I , I ___ I ___ I ___ I ___ I ___ I l/ I I ' 1 � 00 O ' 1 N I I I I I I I I I I I I I V I I I I I I 1 1 1 1 1 __ J L ____ J I I I I I � I I I I I L I ' I ' I ' I ' I ' ' ' I ' I ' I ' I ' I L----J L----J L----J L ---J L----J L----J 3 ❑ 3 — � � U Z w Q p - A B c Z ~ ~ Cn w Cn FLOOR PLAN p 1 SCALE: 1/4" = 1'-0" FLOOR LEGEND ❑� KEYNOTE 4 3 INTERIOR WALL(E): NON-RATED W INTERIOR WALL(N): NON-RATED * C) N 00 N UJ v m p - Q Z — Z Z p< 0 1--- Z � w (1) w Z = Z) - + 01-01, F.Q.L. — oL ELEVATION (E) ELEVATION - FRONT FACADE FOR REFERENCE ONLY 2 SCALE: 1/4" = 1'-0" 5/26/17 P2017-05 17-05- UNIONRYDE.pIn 1 .2 o i One 11"T Hill 2.i 11111 m WIN 12 ATTACHMENT C. Parking Assessment 13 r ' LINSCOTT 13 MEMORANDUM GREtNSPAN To; Alan Burk, Date May 16,2017 Environ Architecture Ingineers8r Planner From. Richard E. Barretto, . � .p 'ncipal LLG Rel. 2.17.3826.1 Traffic LLG, Enginee'r's 2.03.2488.1 / Trogspor2a2iai, 2.04.6165.1 Parking cet Jeff Axtell,Vestar Development Company lnan $Arian Maher,Vestar Development Company Girnnspall, Eniineels Supplemental Parking Assessment for the proposed Union Ryde 2Executive circle subtest. The District al Tustin Legacy suite 250 Irvine,CA 92514 Linscott, Law & Greenspan, Engineers(LLG) is pleased to submit this Supplemental 9a9•aNAUS, Parkin= Assessment associated with the proposed Union Ryde at The District at sas825 ori F • � y wuiiwllgangillcors.coin Tustin Legacy_ . The proposed Union Ryde project is expected a retail-designated suite located at 2473 Park Avenue. The Project proposes to renovate the 2,500 Pasadena square-foot (SF) retail suite with liealth/fithess use with, a focus to providing 60- Irvine minute cycling fitness classes, Union Ryde is an establishment where users take San Diego Woodland Hills classes that are given on stationary bikes (spin bikes). Classes are offered on set times, with class packages offered on a per class basis, and not membership .based. Union Ryde will operate Monday through Friday, between 5:30 AM and 12:00 PM, and 4:00 PM and 8.00 PM; the spin studio is closed from 12:00 PM to 4:00 PM during weekdays. On Saturday and Sunday, Union Ryde will offer classes between 7:00 AM and 12:00 PM. Union Ryde will have a staff consisting of two (2) owners, an employee at the front desk, and 5 —'8 spin instructors (independent contractors). Based on review of the proposed floor plan for Union Ryde, the spin studio will provide 34 stationary bikes,for class attendees and one (1) spin cycle for the class instructor. Given the suite that Union Ryde proposes to occupy is designated for retail use in the original as well as the prior parking studies for The District, this parking analysis evaluates the potential parking impacts associated with the conversion of 2,500 SF of retail space to.health/fitness club space. The City's parking code requirement for health/fitness club amounts to 1 space per 150 SF. With 2;500 SF of floor area, Union Ryde would require a total of 16 spaces. However, to provide a conservative estimate, the peak parking requirementsfor forecast based on the Project's staffing and capacity for each "spin class". Hence, a peak parking requirement of 38 spaces was used in this assessment. - PhTp M:L(rlacelt PE(1924-awe Jack A Gracnspan,PEin.ri Please note that this. parking assessment also includes the parking implications William A Low PElaer] Paul W.Wilkinson,PE associated with Union Market Tustin, an existing market-style retail center Iocated at John P Keating,PE 2493 Park Avenue with a total floor area of 21,600 SF consisting of an eclectic mix VavidS.Shandar,PE of shops, in-line food uses and restaurants, as well as the approved conversion of the JchnABoarmnn.PE former DSW store at 2495 Park Avenue to a 24,000 SF Planet Fitness health club. In Clara M.Leak•Jooger,PE Richord E Barroho,PE Koil l).Maherrv,PE H;12 3d15:a32488tR�pnnlUpdresl3N?6,Unlon JlyJe at]'he n urin Panto$[Ats0eement 5.16.2017,Joc An�q:Vl9 Canpuv"rn�ulsJ 1@66 14 S Union Ryde at The District at'Tustin Legacy, LINSIOIT May 16,?017 LAW Page 2• addition, this supplemental analysis considers the proposed Bar•Louie project; which is expected to occupy the farmer Panes Bread,suite located at 2467 Park Avenue and a portion of the adjacent 4,048 square-foot (Sr) vacant retail-designated suite located at 2471 Parking Avenue in the District at Tustin Legacy. Upon completion of this proposed restaurant, Bar-Louie would occupy 7,837 SF of floor area and have 1,546 SF of outdoor dining/patio area, As recently amended/approved, Union Market Tustin'is permitted to occupy 5,925 SF of floor area with restaurant space/food-uses,with up to 2,045 SF of outdoor patio C,includes 245 $F for The Kroft and 300 SF of patio space for Taco Hatch), 981 SF with OC Hit Factory, a music/production company, with the remaining 14,694 SF of floor area designated retail/in-line food uses,(includes occupancy of 773 SF restaurant floor area by Churned Creamery, an in-line food use and Cubed Poke in Suite 18). Consistent with our prior approach, this parking analysis only focuses to requirements of The District during a peak non4holiday winter weekend condition, which represents the project's peak parking demand and utilizes an overall parking,supply of 4,833 parking spaces as vefifted in prior studies. The parking assessment reflects all recent changes documented in the October 2015, February 2016, April 2016 and August 2016 parking studies that were prepared for. the OC Hit !factory at Union Market Tustin, The Kroft Outdoor Patio at Union Market Tustin, Taco Hatch Outdoor Dinin&atio at Union Market Tustin, and Planet Fitness, respectively,.and the recent parking assessment that was prepared for Bar Lottie in May 2017. With the above referenced changes, the mix of uses. at the District at 'Tustin Legacy, which total 1,049,211 SF, will include 754,818 SF of retail Hoot, up to .149,861 SF food-uses/restaurants/entertainment', a 24,000 SF Planet 1`ith6s health club, the proposed 2,500 SF Union Ryde fitness club, a 68,150 SF movie theatre with 3,003 seats to; up. to 18,223 SF of outdoor dining area and a 31,659 SF outdoor garden center. Similar to the approach taken in prior parking aildendums, to provide a conservative parking assessment with the proposed Union Ryde, this supplemental analysis again assumes the former Comedy Club sidte located at 2429 Park Avenue will be occupied' with an entertainment,-venue similar to the previously proposed Loft(although none is proposed now and the suite is now vacant)dr office uses. t Floor area consists of 95,393 SIT of restaurant floor area(includes 7,837 Sr Bar Louie project,and for tracking pwposcs 5,925 SF with Union Market Tustin),7,664 SF of fast-food restaurants,a XQ00 SF howling alley,The Lon,a 7,728 SF enterlainthm venue with 275 seats,14,095 SF of in-line lbod uses,and the proposed OC Hit Factory,whieh has a floor arcaof081 SF. N L^d00i2a321b84gepantUpdch,U 926 prion Ryde et rIx Dlaricl Puking A acumen S-16"2017.00c 15 Union Ryde at The District at Tustin Legacy Limon May 16,2017 LAW & i Page 3 GREENSPANI For the potential entertainment use, the hours of operation assumed are similar to prior assumptions, but is now assumed to be closed on weekends from 1:00 PM to 8:00 PM, as noted below, given the proposed Bar Louie project includes additional restaurant/outdoor dining area.beyond what is now allowed/approved: IJoiirs of Operation: Monday through Friday: 5:00 PM to 2:00 AM; Saturday .and Sunday: 8:00 PM to 2:00 PM, and with occasional private/corporate show, scheduled during weekday and weekend lunch period. The venue is assumed to be "dark" between -1;00 and 5:00 PM, Monday through Friday, and 1:00 and 8:00 PM. Saturday and Sunday;like prior analyses. .For the potential office use, the office profiles were directly derived from the LLI. Shared Parking publication. For office uses peak demand occurs between 10;00 AM and 12:00 PM on weekdays, and is minimal on Saturdays. The peak-parking ratio for the potential office use within the farmer Comedy Club space exactly equals the City's Parking Code requirement of 1,space per 250 SF. Table A, located at the end of this letter report, summarize$ the updated mix of Iand uses and floor area for the District at Tustin Legacy with the proposed Bar Louie project, inclusive of the recent tenancy modifications at Union Market Tustin and Planet Fitness. Weekday Parking Assessment for Peak Non-Holiday Winter Condition (December)2 Table B, attached to the.end of this memorandum, presents the hourly shared parking demand forecast on a weekday day with the proposed Bar Louie project, plus the reedit tenant changes noted above, and assuming an entertain venue in the former Comedy Club.suite.at 2429 Park Avenue (although one is now currently propoSed). As shown, the proposed.Project will not have a parking impact,-as the peak weekday parking demand for the. District during the afternoon is forecast to total 4,545 spaces and .4,712 spaces during the evening peak hour, With,a parking supply of 4i833 spaces, a parking surplus,of 121 spaces is forecast at 7:00 PM during a non-holiday winter weekday condition. Table C presents the hourly shared parking demand forecast on a weekday day upon completion of the proposed Bar Louie project and assuming an office use in the former Comedy Club 'suite at 2429 Park Avenue. As shown, the District's parking supply of 4,833 spaces satisfies the peak weekday parkins demand of 4,654 spaces 2 Per U1.1's Shared Parkhog 2"d Edifinn pub}iention,this period is r tprescnteaive oreanditions between Dcwmber l and December 24. N tZ.i00UU3249h%Rcpmt%UMaIasO826 Llnimi Ityde m The Dimicl Aa.kinpflatemmat 5,14r:017-dm 16 Union Ryde at The District at Tustin Legacy LINSCOTT May 16, 2017 LAW ; Page 4 GREENSPAN ' projected to occur at 7:00 PM in the evening during a non-holiday winter weekday condition. Weekend Parking Assessment for Pcak Non-Holiday Winter Condition (December)Z' Table D presents the hourly shared parking demand forecast on a weekend day with the proposed Bar Louie project, plus the recent tenant changes noted above, and assuming an entertain venue,in the former Comedy Club suite at 2429 Nrk Avenue. As shown, upon completion and occupancy of the proposed Project, the peak weekend parking demand for the District during the afternoon is forecast to total 4,791 spaces and 4,803 spaces during the evening peak hour. With a parking supply of 4,833 spaces, a parking surplus of 30 spaces is forecast at 7:00 l?M during a non- holiday winter weekend condition. This surplus would increase to 45 spaces if"The Loft" entertain venue were to remain vacant for the foreseeable future. Table E presents the hourly shared parking demand forecast on a weekend day upon completion of the proposed Bar Louie project and assuming an office use in the former Comedy Club suite at 2429 Park Avenue. As shown, the District's parking supply of 4,833 spaces satisfies the peak weekend parking demand of 4,865 spaces projected to occur at 6:00 PM in the evening during a non-holiday winter weekend condition. Conclusions The current parking.supply of 4;833 parking spaces is sufficient to accommodate the shared parking demands of the District, including those of the proposed Union Ryde project, plus the receni tenant changes noted above_ (approved and proposed).at Union Market Tustin. Hence, we conclude that the proposed Union Ry de project, which includes 2,500 Sr of heakh/fitness club space, will.not have,a parking impact and the results of prior parking analyses for The District are still valid, inclusive of the recent supplemental analyses prepared in October 2015, February 2016, April 2016 and August 2016, February 2017. The proposed-hours of operation, especially during the weekend;,will Have minimal parking impacts durifig the midday/afternoon and evening peak hours, since the facility is proposed to be operate between the hours of 7:00 AM and 12:60 PM on weekends and inclosed the'remainder of the day. N:Va4U+:os;aaliVt�mqu lmuus;GUnIgnpy,hwTkDu4c%ParkingAsksaoanl!-164017ioe 17 4 Union Ryde at The District at Tustin Legacy LINSIOTT ..May 16,2017 Page 5 GREEN-SPA I engineers— If there are any further questions, or you require any additional information,please do not hesitate to call me. a File 0 t fl7 RAV � OF CP N;%2400%20324Wepaa%ULPd2Ic90326 Won Rydc at The Dinrict Parkins Aueumenl$46.20$7.doc 18 TABLE A f UPDATED PROJECT DEVELOPMENT SU MMARY I TENANT MIX[i] Ulim RY E,THE DISTRICT AT TusTIH LEGACY Land Use Size 1.1 Plannine Area 16-Big Box Retail Retail-Majors 8,9& 10 433,959 SF Retail-Shop 9 6;161 SF Restaurant-Pad 9/Shops 9 15,633 SF PA 16 Building Floor Area: 455,753'SF Garden Center-Major 9 31,659 SF Outdoor Patio 1,500 SF hwhiding,Garden Center an.&Patlo: 488,912 SF Plannine Aren_17=Other Mniors Retail 44,908 SF PA 17BuildingFloor Area: 44,108 SF Plannine Area 19-West-Life Style-Center Retail [4] 57,643 SF Restaurant[5] 56,901 SF Bowling Alley w130 lanes&2,287 5F Restaurant[2] 28,000 SF OC Hit Factory[6] 981 SF Planet Fitness Health/Fitness Club[7] 24,000 SF Bar Louie with Outdoor Patio[8] 7,837 SF Urrjnrr Ryde,it Spiry slisdio 19] 24190 Sr Entertain Venue w/275 seats(now vacant shell space) 5,728 SF Office-Management-2429&2433 Park[3] 1,214 SF Movie Theatre w/3.003 seats 68,150 SF PA 19W Building Floor Area 250,954 SF Outdoor Patio[5][8] 10,799 SF nibiordl 261,753 SF Plannine Arca 19-East-Jamboree Shoos Retail-Majors 2 to 7,Pad 3-6,and Shops 10 202,090 SF Restaurant-Pads 34,5,6&8 27,617 SF Financial Institution/Bank-Pads 32&4 10;3.43 SF Fast-Food Restaurant-Pads I &2 7,664 SF PA 19E Building Floor Area: 247,714 SF Ouldoor Patio `5,924 SF Including Patio: 2J3,638 SF Total Gross-building Square Footage 999,329 SF Total Garden Center Square Footage 31,659 SF Total Outdoor Restaurant Patio Area 18,223 SF Total Proomeet Square Footage J.'049,211 SF [11 Source 7'be District al Tristin LegacySilo Piem prepamd by YrR dr tenant lnforrttorion provided by Vesror pn 11-09-07• [21 Door area includes 2,287 SFof rastauranUbu square-fuoinge(Source'.Veslar) [31 Represents poo[uvea dedicated io Management and Security oDiccs,plus conversion of Loll io office space(Soured;LPAWestaw) [4]ltepmwitis recent eonwersion of 21,600 SF orrmal space to Tustin Union Market,which will include 13,100 SF of retail space. [5)lncludes up to 5,925 SFof restaurant spare in the Tustin Union hlarkeL plus 2,045 5F ofouidoor palio,which include 300 SF for Taco Hatch. Allowable restaurant SF within Union Market Tustin reduced by 821 SF.now allocated to in 41ne NO in Suite 18(Cubed Poke). (61 Reticas tectal c6ovetston ofa 981 SF orrestaurant•dcsignutcd floor area in Union Market to OC Hit Foamy,a music productionfinstructional school-studio. [7]Planet Fiir=will convert 24,000 SF of rcral•dcsignaied poor arca occupied by DSW to a healthlfilness club. [8]Bar Louie will occupy the formerPanctu Bread unit(4,771 SF)and ronver13,066 SF of the adjacent unit,r=11ing in a total sF or7,837 SF. Har Louie will also include 1,546 SP of outdoor dining/patio area. [9]Union Ryde will ocutpy a 2,500 SF retail suite with a heallltlfiiness club(spin studio rrt4 5/11110,7 19 r TABLE B WEEKDAY MI)MMSE SHARED PARKING DEMAND ANALYSIS WITH ENTERTAIN6lENT VENUE IN SUITE 2429 PARK AVENUE[1j PEAK NON-HOLIDAY WINTER CONDMON•,DECEMBER per J/fl!]dlt (1) (2) 13) (4) (5) (6) (7) (8) (9) (10) (11) (12) (13) (14) Retail Shops rr1 The District Casurl Dining Entertainment/ EnlertainutcaU Fast-Food Financial InsL l OC IIIc Planet Union 512eaxtmt01J Total Land Use In-line Food Cinema wlOaldoor Patlo DopliagAilty_ The Loft Restaurant Dank. Factory Fitness Ryde Security ODites Project SF Size 121 789,015 SF 3,003 Stats 113,616 SF IS) 30 laces 275 seats 7,664 SF 10,343 SF 981 SF 24,ODO SP 1,500 SF 1.214'SF 1.049,211 Comparison lishor&Employee Pk.Rate 131 See Note 141 1 Spa Seats I Sp/16D SP See N0 te 161 1 SPI3 Sots 1 Sp7100 SF 1 Sp/250 SF L03 aa+t sPF-- 1 Sp1150 SF t~I so 1 SpaS0 SF T61.1 w/Parking Supply Parking Demand Rq'dSpaces Spats 3395 Spices 1,001 Spaces 1,136 Spates 173 Spaces 92 Spate 77 Spaces 41 Spaces 10 Spaces 160 Spaces 38 Spaces, 5 Shared Hourly Surplus! Hourly Hourly Time Hourly.Parking Hourly Parking Hourty Parking Hourly Parking Hourly Parking Hourly Parking Hourly Parking lourly)?Arkinj 11our1y Parking Ifourly Parkln Hcsrly Parking Psrldng Parking Defidenry Visitor Emptayte 0rD2y Demand Demand Demand Demand Durand Demand Demand Demand 6emand Demand Demand Demand' Supply (+l-) Demand Demand &00 AM. 95 0 0 01 0 5 0 0 113 38 0 251 4,833 4.582 173 78 7:00 AM 238 0 26 5 0 .9 6 0 67 38 2 385 4,833 4,448 246 139 9:00 AM 655 0 67 12 0 17 22 0 67 38 4 882 4,833 3,951 524 359 9:00 AM 1,394 0 101 18 0 25- 38 D 113 38 5_ 1.732 4,833 3;101 1,104 629 10:00 AM 2,229 0 250 41 D 45 41 2 I t3 38 3' 21•761 4,833 2,069 2,050 714 1:00 AM 2;812 0 478 75 71 67 28 3 128 38 5 7,704 4,833 1,129 2,908 796 12.00 PM 3,105 46 794 130 71 77 28 4 98 38 5 4.376 4,833 457 3,531 844 1:00 P11 3,250 R7 781 120 71• 77 28 6 113 4 a 4S45 1.833 288 3,699 846 2;00 I'm 3,105 102 696 107 0 70 33 6 113 4 .5 4,241 4,833 592 3,410 831 3:00 PM 2,994 106 458 -71 0 47 28 8 113 4 5 3,830 4,833 1,003 3,02 808 4:00 AM 2,990 106 547 84 0 43 36 8 128 38 5 .3.985 4,833 848 3,178 •807 5:00 PM 3,070 121 797 122 39 47 41 8 145 38 3 4,431 4,833 402 3.603 828 6.00 PM 3,070 121 976 149 44 66- 0 5 160 38 1 4,630 4.833 203 3,824 806 7:00 PM 3,070 132 I625 156 39. -63 0 5 143 38 .1 4,712 4433 121 3,895• 817 &GO PM 2,668 185 1025 156 71 40 0 4 126 38 0 4,313 4,833 520 3.532 781 9:00 PM 1,769 185 1035 156• 71 25 0 0 108 4 0 _3,343 4,833 1-090 2,(161 682 10:00-ml 1,029 152 976 149 71 17 0 0 55 0 0 2,449 4,833 2,384 1,994 455 11:00 PM 352 123 777 118 71 9 0 '0 17 '0 0 1,167 4,833 3,366 1,204 363 12:00 AM 0 76 265 1 40 1 '71 1 5 1 0 b 0 0 0 357 4.833 4-376 373 84 'of • sWLs1USIPEAK DF-IMS& 4,712 1111srra40a ne,:hday hardy PW1d0g aoc0malad0n PtrC9=Sct pforided in Urlssn Lnd lwtlwte.(ULI)Swwa d Peeling tad Pihirnn. ESTL1tATED PARKING SUPPLk': 4,833 (21 Sao=The Darricf or Two;Legoe),Sue Plan pmporrdby P-R and by veslar in Afqy201S. PARKNGSURPLUSMERCILgCY(t1.)_, 121 131SommSOLTTnuinSwzsficPlan OffSuretPob'ngRegidmrwrk CoMrOSITERATZO(sp11A00SFefGLAY. 4.70 141 Teal w=b0use floor zrea,�.ltiest totals 55,646 SF,aced Larrey 31,659 SFGxdm Center is puked a1 1 spar11000 SF-Remaiaieg rail hone area puked at l spaal200 SF. (51 lat)udei puling requirements af¢saurus uses.it,'I.&g Bat Loui0.P143,925 SF 0f raUwwd wi%1in Union Market Tustin and far 0uidwrh*AXnirg Arca,wWch tends 10 213 SP,eatndat¢d tt I space/oo SF, 161 li�elvEa p:rlong stquieemeni far?287 SF resnsuaneRm ealmlzrd at 1 q*cd100 SF aced SO Kaes puke d u 5 q per lace lLi2t8g20724BS1Tffi4a11264200T2496 Tat�'SYfeeSdafSherod Pa#uq,•Dutarba05-154511 20 ,TABLE C WEEKDAY MMED4.ISE SHARED PARKING DEMAND ANALYSIS WITH OFFICE USE IN SUrrE 7429 PARK AVENUE 111 PEAK NON-HouoAY WINTER CON OMON-DECUIBER •.rr f!1lRa7t (1) (2) (3) (4) (S) (6) (7) (8) (9) (10) (1I) (11) (13) (141 Retail Shaps w1 The District Casual Dining EolenainmenV Office Use is Fast-Food Financial lost.I OC Hit Marl Union 3lanagetnratf Total Land Use In-live Food Cinema wfOotdoor-Patio SouOog Alley The Loft Reslaaraal Sank Factory Fitness Ryle Securisy Otrtts Prober SF Sire 121 789,015 SF 3,003 Seats 113,616 SF 1S1 30 lanes 3,728 SF 7,664 SF 10,343 SF 98I SF 24,000 SF 10500 SF 1,214 SF 1,049,211 Comparison Visitor&Employer Pkg Rate[31 See Note 141 1 Spa San I Sp1100 SF Ste Now 161 1 Sp/L50 SF I Sp1100 SF 1 SpRSO SF ap13 m-I tptic- I SpA50 SF t aphm*1 4�-V 1 Sp/250 SF Total wfParking Supply Parking Demand Rq'dSpaces Spaces 3,595 Spaces 1.001 Spates. 1,136 Spaces 173 Spam 15 Space 77 Spaces 41 Spaces 10 Spam 160 Spaces 3$ .Spares 5 SharedIfOuHy Surpius! Hourly Hourly lune llourly Parting llourly Parkin„ Hourly Parking Hourly Parking Hourly Pasidag H6nr(yParking Hourly Parking Daily Parkin Hourly Parking early Parkin Hourly Parkleg Parking Parking Defitiency A%itor Employee Of Day Demand Demand Demand Demand Demand_ Demand Demaad Demand Demand Demand Demand Demand Supply (4�) Demand Dtnmd 6:00 AM 95 0 0 0 •0 5 0 0 1.13 38 0 251 4,833 4,582 173 78 7.00 AM 23B 0 26 5 4 9 0 0 67 38 2 389 4,833 4,444 246 143 8:00 AM 655 0 67 .12 11 17 22 0 67 38 4 893 4,833 3,940 534 369 9:00 AM 1,394 0 101 18 14 25 38 0 113 38 5 1,746 4,833 3,087 1,105 641 10:00 AM 2?')9 0 250 41 15 45 41 2 713 38 5 2,779 4,833 2,054 2,051 72S 11:00 AM 2.812 0 478 75 14 67 -28 2 128 38 5 3,647 4,833 1,186 2.851 796 12:00 PM 3,105 46 784 120 13 77 28 4 98 38 5 4,318 4,833 515 3;575- 843 1:00 PAI 3,250 87 784 120 13 77 28 6 113 A 5 .4,487 4,833 346 3,612 835 2:00 PM 3,105 102 696 107 IS 70 33 6 113 4 5 456 4,833 577 3.411 845 3:00 PM 2,990 106 458 71 14 47 28 8 113 4 5 3,844 4,833 989 3,022 822) 4:00 PM 2,990 106 547 84 13 43 36 8 128 38 5 3,998 4,833 835 3,178 820 5:00 PM 3,070 121 797 122 7 47 41 8 145 38 3 4,399 4,833 434 3,574 825 6:00 PM 3,070 121 976 149 4 66 0 5 160 38 1 4;590 4,833 243 3,781 809 7:00 I'M 3,070 152 1015 156 1 63 0 S _143 38 1 4,65.1 4,833 179 3,850 804 8:00 PM 2,668 185 1025 156 1 40 0 4 126 38 0 4,243 4,833 590 3,475 768 9.00 PM 1,769 185 1025• 156 0 25 0 0 108 4 0 3.272 4,833 1,561 2,604 668 10:OOPM 1,029 152- 976 149 0 17 0 0' 55 0 0 ?X8' 4,833 3,455 1.937 •441 11:00 PM 353 123 777 118 0 9 0 0 17 0 0 1,396 4,833 3,437 1,147 249 12:00 AM 1 0 1 76 1 265 1 40 0 1 5 0 1 0 1 0 1 0 1 0 1 386 1 4,833 1 4;447 316- 70 \, osa: 's1AXMIJAIPEAK DE:IiA mi 4,655 111 Dased an%rek&y hourlypuking awmadetioa paceotages provided in Urtun Lad lmriratr(ULI)Mamdf ming,hod Fdirim. EMMATED PARKLM;SUPPLY, 4,833 121 Source:The Mvr1N a!Tushn LegacySite Plan prrpamd AyP+R and irtfonw1hin prorided by Yrs tar inMq),2013. FARKINC STIRPLIISMMCMNCV(+•l-►t 179 DI So+mxe:dfC1S 71utin SPMOC Plan Ofjdaeer POyknFRNdrCMta2. COMPOSITE RATIO(tps'400 SF of GLA): 4.64 141 Total warchwaa Roar ares,which toed:S7,646 SV.and Lamas 31,679 51'4Yvden Cenw is puked at I spu*4000 SF.Recosiaing moil A00r.area parked at 1 sparcR00 51`. [$l lacladts park agrequimm=3 oftctnnant vacs,inrAmibn3HarLouur_plus 5923 SFofteomml within Umaa WArt Turin rod far Outdoor Pa&MincrgAM v hich mals IS=SF,talmlatedat I spacdl00 SE 1bllnelnda puki�requireroeet far2.Z67 SF resmtima:lhvcal�ulated at 1 spacd100 SFaad]O Ianapaxk�mS spsoes pert'^' K3MMM3248ATeWn1li042WA24M TWO SVIKUn Shared Put-in-prsRbO05.15-151 a nn r TABLE D WEEKEND MixED•USE SNARED PARKING DEMAND ANALYSIS WITH ENTERTAINMENT VENUE IN Stl[TE 2429 PARI(AVENUE[11 PEAK NON-HOLIDAY WINTER CONDITION-()ECEId6ER _ err 'S�iQ1lf7 (1) (2) (3) (7) (8) (9) (10) (11) (12) (13) (14) Retail Shops w/ The District Casual Dining Entertainment/ Entertxiamend Fast-Food F-maocial Inst.1 OC Hit Planet Fitness Union Mattagetarnt Total Land Use IrrfiutFood Cinema sr10utdoorPatio BewlingAliey The Loft Restaurant Bank. Factory Health Club Ryde Offices PsojectSF Sim pl 789,015 SF 3,003 Seats 113,616 SF[SI 30 lanes 275 Seats 7,664 SF 10,343 SF 981 SIF 24,000 SF 2.500 SF 1,214 SF 1.049,2I1 Comparison Visitor&Employee Pkg Rate[3( See Nofe 141 1 Sp13 Stab 1 Sp1100 SF Set Note 161 1 Sp13 Sats I Sp/100 SF 1 Spf2So SF 1 rpt3 ren+I rp'emp I Sp1150 SF s sphra+3 rpka p 1 SF450 SF Told wiParkin_g Supply- Parkin Demand Rq'd Spares Spaces 3595 Spaces 1,001 Spaces 1,136 Spaces 173 Spaces 91 Spaces 77 Spacer 41 Spates 10- Spam 160 Spares 38 Spaces: S Shared No: Surpla�sl Hourly Ifourly Time hourly Parking Hourly Parking HourbrPaikmg Hourly Parking Holrrly Porkiag •Ifourly Parking poorly Parking Hma1y Parldog 116urly Parkin ourly Pa Hourly Parldug Parking Parking D_rrwiency Visitor Employee of Day Demand Demand Demand Demand Demand .Demand Demand Demand Demand Demand Demand Demand. Supply (+/-)_ ,Demand Dtmand 6:00 AM 102 0 0 0 0 4 0 D 104 4 4 214 4,833 -4,619 133 81 7:00 AM 253 0 29 5 0 8 0 0 60 38 2 395 4,833 4,435 241 154 8:00 AM 576 0 72 13 0 16 `20 0 48 38 4• 787 4,833 4,046 386 401 9:00 AM 1,403 0 107 20 0 i? 25 0 66 38 5 1,686 4,833 3,147 958 698 1O:00AM 2,049 0 129 23 0 43 34 2 48 38 5 2,369 4,833 2,464 1,571 798 11:00 A-M 2,553 0 278 45 92 63 41 2 66 38 5 3,183 4,833 1,650 2,296 987 12.-00 PM 3,020 147 626 97 92 72 38 4 66 38 5 .1205 4,833 628 3?61 944 1:00 PM. 3,307 311 674 164 92 72 0 6 42 4 5 4,617 4,833 316 3,682 935 - - -. - ------ -4-6--- W_-�- _ - _ ---- __--- -- -4-,-813-----4 - 2:00 Pi41_ 3,59_5 _ _ 374_ - __ 576 __- _. S9 -Y ;�" 6-' _.._ __0 -_ . _6 _ 36 _ _0 _ 5 4,791 _d,813 2 _3,868 -,_9:3 3 00 PM 3,595 380 553 86 - 0- 44 0 8~ 4; T 0 5 4,713 4,833 m 120 ],818 895 4:00 PM 3,453 380 553 86 0 40 0 8 74 0 5 4,598 4,833 235 3,702 896 5:00 PINI 3 271 422 739 114 0 44 0 8 131 0 3 4,732 4.833 101 3,624 912 6:00 PM 2,984 422 1037 158• 0 62 0 5 125 0 1 4,794 4,833 39 3,883_ 911 _7:001'\l _2,841 4154 1,08_6 _ 166 _�_15_4 _ Sg 0- __ _ Be - 0 -- - -1. 4,803 M 4.833 3_0 3,8_86 917 5:00 PM 2,517 677 `1,136 173 76 37 4 4 4- 42 0 0 4.656 4,633 177 3,717 879 9:00 P..14 1.978 677 1037 158 9?' 22 0 0 13 0 0 3,977 3,833 856 3x09 768 10:00PM 1.296 550 1037 158, 92, 16 0 0 .3 0 0 3,152 4,833 1,681 2,637 515 11:00 PM 540 442 1016 154 92 9 0 0 3 0 0 2,255 4,833 2,578 1,958 297 12:00 AM 0 .275 547 1 83 92 5 0 0 0 0 0 1,002 4,833 3,831 907 95 Nnes NA3;11.1IU%l PFa1t DEXANDt 41,803 [1)Basedon weekend howly prslony actwvaUtion per==&d provided to UFf an Lind Imtitnm(ULf).4mrsd Porknx_red Fihdon.. Esn.mATM PAl IWNG SIIPP4Ys 4,833 (2)Source:The Dw6cl at Trrsnn Legaty Sue Plan prepared byP-R and hifarmwku pra0ded by YerwrIndf 2015. PARSING SURPLUSMEFICItYCY(+1.1: 30 [31 Source AXU rayon Speafro Han OpStrcet PorkwS Rn7siremmm COMPOSrM RATIO(sp11,000 SF at GLA): 4.79 (4)Tool narhoose floorm"%tiehronls 53.616 SF.and Lans's31.659 SFCss=2co Ccala is pmhad at I spsedJOW SF.Rmuieitgl nail f oorarea poked ea 1 spacer203 SF. [51 k0uda palan;rm6re=ts ofretmrau Leri including Bar Lotde,plus 5,423 SF ofmuv^t wah'm Uraioa NWW Tustin and Gu Ouldoor Pa6olDining Area,Kinch mt3ls IL233 SF.calcuUird at 1 specA 00 SE (b1 L�elud=s PulmB rc4vitcrterl for 2.2f1T SF•,•^res^•,,t7�r nlr.�L»cd ell 4paeMOO 5F ant130 lane padcd at S spacis pes lane tt1420020224WTdifes112-04.2G N4M Table d'Orsleid Shared I'Mav-Doxnit er 0515-I5F 22 M . TABLE E t WEEKEND MDMMSE SHARED PARKING DEtilAND ANALY515 WITH OFFICE USE IN SU1TF-2429 PARK AYSKvuE(lj PF11K NDN-HOLIDAY WINTER CONDITION-DECEMBER Me !✓ar2tlf 7 (Il (2) {3l (f) (5) (6) (7) (8) (9) (10) (10) (11) (12) (131 Retail5hop3w/ The District Casual Dining Entertaiammil Office UM in Fast-Food Finanual IntL 1 OC Ifit Flaw Fatties Union Maaacesrteal Total Land Use tn4ine Food Cioems, n4OutdoorPardo BostFing Alley Comedy Club Wee Restaurant Bank Factory lleallh Club Rydc Offices Project SF Siie12] 794515 SF 3,003 Seats 113,616 SF ISI 30 laces 3,728 SF 7,664 SF ID,343 SF 981 SF 24,000 SF 2,500 SF 1,214'SF 1,049,211 Compatisen Visitor&Employre Pkg Rate 131 See\ole 141 1 Sp13 Seats 1 Spll00 SF Ser Note 161 1 SP1250SF 1 Spf100 SF 1 SpaM SF t 40 ao+t rl remp 1 Spf150 SF I-plan '-P�cmp 1 Sp1250 SF Total "!Parkin&Supply Pa"r Demand Rg!dSpaces Spaces 3,608 Spaces 1,001 Spaces 1.136 Spaces 173 Spars 15 Spaces 77 Spaces 41 Spam. 10 Spaces .160 Spaces 33 Spaces 5 Shared Hourly Surplus! Hourly Hourly 733ne Hourly Parking RDurty Parking Hourly Parting hourly Parking Hourly Parking Hourly Parking Hourly Parking Hourly Parking Hourly Parking Jourly Partin Hourly Parking Parking Parking DeGeimcy Visitor Employee Df Day _ Mmoad Demand Demand Demand Dem stad Demand Demand Demand. Demand Demand Demand Demand Supply (+/-) Demand's Demand 6.00 AM 102 0 0 0 0 4 0 0 104 4 0 214 4,833 4,619 133 81 7.00 AM Z4 0 29 5 0 8 0 0 60 38 2 396 4,833 4,437 241 155 8:6D A,%7 578 0 72 13 1 16 20 0 48 _38 4 790 4,833 4,043 387 403 9fl0 AM 1,408 0 107 21D 1 22 25 0 66 38 S 1,692 4,833 3,141 991 701 1MAM 2,057 0 129 23 1 41 34 2 48 38 5 2,378 4,833 2,455 1,577 801 11:00 AM 2,562 0 278 45 1 63 41 2 66 38 5 3,101 4,833 1,732 2.2.25 876 12.0-0 PM 3,031 147 626 97 1 72 38 A 66 38 5 4,125 4,833 70S 3,192 933 I:00 PM 3,319 311 .674 104 1 72 0 6 42 4 5 4,538 4,833 295 _ 3,614 924 2:00 Pit 3,608 374 575_ $9 1 65 0 _6� _ _ 36- - 0_-- 5 4,759 47813 7a-_ 3,840 919 yY 3:00 PM 3,608 -- 380 - - 553 ~-- _- 86--- -� 1 - --44- - 0 �- 8 42 0 5 4,727 4,833 106 3,829 898 4:00 PM 3,464 380 553 86 0 40 0 $ 74 0 5 4,610 4,833 723 3,712 896 5:00 PM 3,283 422 739 114 D 44 0 8 131 0 3 4,744 4.833 89 3,830 914 LIDO F_\l 2.995 422 1037_ 158 0 62 0 5 12_5 0 1 4,805' 4,833 _28 3,892 9I3 7:00 PM 2,851 550 1086 166 0- - .59 0-- - - 5 80 0 1 4,798 4,833 35 3,866 912 8:00 PM 2.326. 677 1136 173 0 37 0 4 42 0 4 4,595 4,833 239 3,725 870 9.00 PM 1,986 677 1037 158 0 22 0 0 13 0 0 3,893 4,833 940 3,I37 756 10.00 PM 1,30D 550 1037 158 0 16 0 0 3 0 0 3,064 1 4,833 1,769 2,562 502 11,00 PM 542 442 1016 154 0 8 0 0 3 0 0 2,165 4,833 2,668 1,881 264 12:00 AM 0 '275 547. '83 0 5 0 D 0 0 0 910 4,833 3,923 829 91 Notes.- UARmum PEAx DE5tAND: 4,805 111 Baud oa wwkea4 bo^puking acmmuhtion pacemases pmvided in Uduv Land LDimic fLILt)Sham!ParlivL?mf Fdii m. EsTDuTRD PARKIlVG surr a 4,833 121 Sourer,The DisrricrarTrurin LegoryStre Plein prrpurrl byP-R and lrrjarmallon prorldcd by Farar In Maj-201S. PARKING 5URPLUS+DEnCTENCY(+1•): 28 IIIsourceatctsrawin.%p VcPleaOffT&rrPorrdrwxayDurmcmr,. C0alPOSITERATIO(iprlpwsForGla": 4.79 141 Toul warehva c 1400rarm which tatah 55,646 SF,aidinwei 31,659 SFCvadm Center is puked at l spacd1000 Mr.R rn Wng teal!0oot area puked at 1 spectl213D SF is]].daftpatkv g r-+•ulreLurear uaq ivdading Bar"n.Pius 3,925 SF cf reaz u l within Union Mmkct Tustin and rn OLMcior Patio1Dining Are;which taWs 18 13 SF,aakuhced al i spacell00 SF. 16]Indudcs pukias requirement for 2.287 SF rcAovwlhu calculated sl 1 SpacdlDD Sr Mud 34 laxs P=W u S Spaces per lace. 11129601103I4MTa't %A2fii•200AU38 Table 5 Wmkend Shmrd Pmtkc-DammbK 0515156 APPENDIX B ULI PARKING CALCULATION'WORKS H EETS WEEKDAY PEAK NON-HOLIDAY CONDITION WITH UNION RYDE ASSUMES ENTERTAINMENT VENUE IN SUITE 2429 PARK AVENUE LiNscou,Law&GREENsPAN,engineers LLG Ref.2-03-2488-1 Union Ryde at The District N:N2400120324XMRc0orl%24F%Dividcn.dnc APPENDIX B-1 RETAIL WEEKDAY SHARED PARKING ANALYSIS CALCULATIONS PEAK NON-HOLIDAY WINTER CONDITION The District at Tustin legacy Retail Parking Ratio: 1 space 200 SF 690,156 SF Required Spaces 3,451 Spaces Visitors Employees Time 2,761 Spaces 690 Spaces of Day Normalized % Demand Normalized % Demand Total 6:00 AM 1% 28 9% 62 90 7:00 AM 5% 138 13% 90 228• 8:00 AM 14% 387 35% 242 629 9:00 AM 32% 884 66% 455 1339 10:00 AM 59% 1629 74% 511 2140 11:00 AM 77% 2126 83% 573 2699 12:00 PM 86% 2374 88% 607 2981 1:00 PM 91% 2513 88% 607 3120 2:00 PM 86% 2374 88% 607 2981 3:00 PM 82% 2264 88% 607 2871 4:00 PM 829o' 2264 88% 607 2871 5:00 PM 86% 2374 83% 573 2947 6:00 PM 86% 2374 83% 573 2947 7:00 PM 86% 2374 83% 573 2947 8:00 PM 73% 2016 79% 545 2561 9:00 PM 45% 1242 66% 455 1697 10:00 PM 27% 745 35% 242 987 11:00 PM 9% 248 13% 90 338 12:00 AM 0% 0 0% 0 0 25 APPENDIX B-2 Garden Center/Storage WEEKDAY SHARED PARKING ANALYSIS CALCULATIONS PEAK NON-HOLIDAY WINTER CONDITION The District at Tustin Legacy Garden Center/Storage parking ratio: 1 space per 1000 SF 87,305 SF Required Spaces 1 87 Spaces Visitors Employees Time 70 Spaces 17 Spaces of Day Normalized% Demand Normalized% Demand Total 6:00 AM 1% 1 9% 2 3 7:00 AM 5% 4 13% 2 6 8:00 AM 14% 10 35% 6 16 9:00 AM 32% 22 66% 11 33 10:00 AM 59% 41 74% 13 54 11:00 AM 77% 54 83% 14 68 12:00 PM 86% 60 88% 15 75 1100 PM 91% 64 88% 15 79 2:00 PM 86% 60 88% 15 75 3:00 PM 82% 57 88% 15 72 4:00 PM 82% 57 88% 15 72 5:00 PM 86% 60 83% 14 74 6:00 PM 86% 60 83% 14 74 7:00 PM 86% 60 83% 14 74 8:00 PM 73% 51 79% 13 64 9:00 PM 45% 32 66% 11 43 10:00 PM 27% 19 35% 6 25 11:00 PM 9% 6 13% 2 8 12:00 AM 0% 0 0% 0 0 26 APPENDIX B-3 In-Line Food/Retail Shops WEEKDAY SHARED PARKING ANALYSIS CALCULATIONS PEAK NON-HOLIDAY WINTER CONDITION The District at Tustin Legacy In-Line Food/Retail Parking Ratio:1 space 200 SF 14,095 SF Required Spaces 1 70 Spaces Visitors Employees Time 56 Spaces 14 Spaces of Day Normalized % Demand Normalized % Demand Total 6:00 AM 1% 1 9% 1 2 7:00 AM 5% 3 13% 2 5 8:00 AM 14% 8 35% 5 13 9:00 AM 32% 18 66% 9 27 10:00 AM 59% 33 74% 10 43 11:00 AM 77% 43 83% 12 55 12:00 PM 86% 48 88% 12 60 1:00 PM ,91% 51 88% 12 63 2:00 PM 86% 48 88% 12 60 3:00 PM 82% 46 88% 12 58 4:00 PM 82% 46 88% 12 58 5:00 PM 86% 48 83% 12 60 6:00 PM 86% 48 83% 12 60 7:00 PM 86% 48 83% 12 60 8:00 PM 73% 41 79% 11 52 9:00 PM 45% 25 66% 9 34 10:00 PM 27% 15 35% 5 20 11;00 PM 9% 5 13% 2 7 12:00 AM 0% 0 0% 0 0 27 APPENDIX B-4 CASUAL DINING WEEKDAY SHARED PARKING ANALYSIS CALCULATIONS PEAK NON-HOLIDAY WINTER CONDITION The District at Tustin Legacy Restaurant Parking Ratio: 1 space 100 SF 95,393 SF Required Spaces 1 954 Spaces Visitors Employees Time 808 Spaces 146 Spaces of Day Normalized % Demand Normalized % Demand Total 6:00 AM 0% 0 0% 0 0 7:00 AM 0% 0 18% 26 26 8:00 AM 0% 0 46% 67 67 9:00 AM 0% 0 69% 101 101 10:00 AM 13% 105 83% 121 226 11:00 AM 36% 291 83% 121 412 12:00 PM 67% 541 83% 121 662 1:00 PM 67% 541 83% 121 662 2:00 PM 58% 469 83% 12I 590 3:00 PM 36% 291 69% 101 392 4:00 PM 45% 364 69% 101 465 5:00 PM 67% 541 92% 134 675 6:00 PM 85% 687 92% 134 821 7:00 PM 90% 727 92% 134 861 8:00 PM 90% 727 92% 134 861 9:00 PM 90% 727 92% 134 861 10:00 PM 85% 687 92% 134 821 11:00 PM 67% 541 78% 114 655 12:00 AM 22% 178 32% 47 225 28 APPENDIX B-5 Outdoor Patio WEEKDAY SHARED PARKING ANALYSIS CALCULATIONS PEAK NON-HOLIDAY WINTER CONDITION The District at Tustin Legacy Outdoor Pato Restaurant Parking Ratio:1 space 100 SF 18,223 SF Required Spaces 1 182 Spaces Visitors Employees Time 182 Spaces 0 Spaces of Day Normalized % Demand Normalized % Demand Total 6:00 AM 0% 0 0% 0 0 7:00 AM 0% 0 18% 0 0 8:00 AM 0% 0 4691b 0 0 9:00 AM 0% 0 69% 0 0 10:00 AM 13% 24 83% 0 24 11:00 AM 36% 66 8391b 0 66 12:00 PM 67% 122 83% 0 122 1:00 PM 67% 122 83% 0 122 2:00 PM 58% 106 83% 0 106 3:00 PM 36% 66 69% 0 66 4:00 PM 45% 82 69% 0 82 5:00 PM 67% 122 92% 0 122 6:00 PM 85% 155 92% 0 155 7:00 PM 90% 164 92% 0 164 8:00 PM 90% 164 92% 0 164 9:00 PM 90% 164 92% 0 164 10:00 PM 85% 155 92% 0 155 11:00 PM 67% 122 78% 0 122 12:00 AM 22% 40 32% 0 40 29 APPENDIX B-6 Bowling Alley/Entertainment WEEKDAY-SHARED PARKING ANALYSIS CALCULATIONS PEAK NON-HOLIDAY WINTER CONDITION The District at Tustin Legacy Rbiviing Alley Parking Ratio:I.space per S lanes+Rest SF @ 1.sp per-100 SE 311 Lanes 2;287 Sr173, Spaces Visitors Employees Tune 147 Spaces 26 Spaces oCDay Normalized % Demand. Normalized % Demand Total 6:00 AM 0% 0 0% 0 0 7:00 AM 0% 0 18% 5 5 3:00 AM 070 0 46% 12 12 9:00 AM 0% 0 69% 18 18 10:00 AM 13% 19 83% 22 41 11:00 AM 36% 53 83%a 22 75 12:00 PM 67% 98 83% 22 120 1:00 PM 67% 98 83%. 22 120 2:00 PM 58% 85 83% 22 107 3:00 PM 36%n 53 69% 18 71 4:00 PM 45% 66 69% 18 84 5:00 PM 67% 98 92% 24 122 6:00 PM 85% 125 92% 24 149 7:00 PM 90%v 132 92% 24 156 8:00 PM 90% 132 920/0 24 156 9:00 PM 90% 132 92% 24 156 10:00 PM 85% 125- 92% 24 149 11:00 PM 67% 98 78% 20 118 12:00 AM 22% 32 32% 8 40 30 APPENDIX B-7 Fast-Food WEEKDAY SHARED PARKING ANALYSIS CALCULATIONS PEAK NON-HOLIDAY WINTER CONDITION The District at Tustin Legacy Restaurant Parking Ratio: 1 space 100 SF 7,664 SF Required Spaces 1 77 Spaces Visitors Employees Time 65 Spaces 12 Spaces of Day Normalized % Demand Normalized % Demand Total 6:00 AM 5% 3 15% 2 5 7:00 AM 10% 7 20% 2 9 8:00 AM 20% 13 30% 4 17 9:00 AM 30% 20 40% 5 25 10:00 AM 55% 36 75% 9 45 11:00 AM 85% 55 100% 12 67 12:00 PM 100% 65 100% 12 77 1:00 PM 100% 65 100% 12 77 2:00 PM 90% 59 95% 11 70 3:00 PM 60% 39 70% 8 47 4:00 PM 55% 36 6007b 7 43 5:00 PM 60% 39 70% 8 47 6:00 PM 85% 55 90% 11 66 7:00 PM 80% 52 90%n 11 63 8:00 PM 50% 33 60% 7 40 9:00 PM 30% 20 40% 5 25 10:00 PM 207o 13 30% 4 17 11:00 PM 10% 7 20% 2 9 12:00 AM 5% 3 20% 2 5 31 APPENDIX 13-8 Cinema WEEKDAY SHARED PARKING ANALYSIS CALCULATIONS PEAK NON-HOLIDAY WINTER CONDITION The District at Tustin Legacy Cinema parking ratio:1 space per 3 seats 3,003 Seats Required Spaces 1001 Spaces Visitors Employees Time 951 Spaces 50 Spaces of Day Normalized % Demand Normalized % Demand Total 6:00 AM 0% 0 0% 0 0 7:00 AM 0% 0 0110 0 0 8:00 AM 0% 0 070 0 0 9:00 AM 0% 0 0% 0 0 10:00 AM 0% 0 0% 0 0 11:00 AM 0% 0 0% 0 0 12:00 PM 15% 33 50% 13 46 1:00 PM 33% 72 60% 15 87 2:00 PM 407a 87 60% 15 102 3:00 PM 40% 87 75% 19 106 4:00 PM 407b 87 75% 19 106 5:00 PM 44%a 96 100% 25 121 6:00 PM 44% 96 100% 25 121 7:00 PM 58% 127 100% 25 152 8:00 PM 737b 160 100% 25 185 9:00 PM 7317b 160 10070 25 185 10:00 PM 58% 127 100% 25 152 11:00 PM 48% 105 70% 18 123 12:00 AM 29% 63 50% 13 76 32 APPENDIX B-9 Comedy Club WEEKDAY SHARED PARKING ANALYSIS CALCULATIONS PEAK NON-HOLIDAY WINTER CONDITION The District at Tustin Legacy Comedy Club parking ratio:1 space per 3 seats 275 SF Required Spaces 92 Spaces Visitors Employees Time 78 Spaces 14 Spaces of Day Normalized % Demand Normalized % Demand Total 6:00 AM 0% 0 0% 0 0 7:00 AM 0% 0 0% 0 0 8:00 AM 0% 0 0% 0 0 9:00 AM 0% 0 0% 0 0 10:00 AM 0% 0 0% 0 0 11:00 AM 73% 57 100% 14 71 12:00 PM 73% 57 100% 14 71 1:00 PM 73% 57 100% 14 71 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 37% 29 70% 10 39 6:00 PM 55% 43 10% 1 44 7:00 PM 58% 45 100% 14 59 8:00 PM 73% 57 100% 14 71 9:00 PM 73% 57 100% 14 71 10:00 PM 73% 57 100% 14 71 11:00 PM 73% 57 100% 14 71 12:00 AM 73% 57 100% 14 71 33 • I APPENDIX B-10 BanklFinancial Institution WEEKDAY SHARED PARKING ANALYSIS CALCULATIONS PEAK NON-HOLIDAY WINTER CONDITION The District at Tustin Legacy Bank Parking Ratio:1 space 250 SF 10,343 SF Required Spaces 1 41 Spaces Visitors Employees Time 27 Spaces 14 Spaces of Day Normalized % Demand Normalized % Demand Total 6:00 AM 0% 0 0% 0 0 7:00 AM 0% 0 0% 0 0 8:00 AM 50% 14 6017b 8 22 9:00 AM 90% 24 100% 14 38 10:00 AM 100% 27 100% 14 41 11:00 AM 50% 14 100% 14 28 12:00 PM 50% 14 100% 14 28 1:00 PM 50% 14 100% 14 28 2:00 PM 70% 19 100% 14 33 3:00 PM 50% 14 100% 14 28 4:00 PM 80% 22 100% 14 36 5:00 PM 100% 27 100% 14 41 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 34 APPENDIX 8-11 Planet Fitness WEEKDAY SHARED PARKING ANALYSIS CALCULATIONS PEAK NON-HOLIDAY WINTER CONDITION The District at Tustin Legacy Health Club Parldng Ratio: 1 space 150 SF 24,000 SF Required Spaces 160 Spaces Visitors Employees Time 151 Spaces 9 Spaces of Day Normalized% Demand Normalized% Demand Total 6:00 AM 70% 106 75% 7 113 7:00 AM 40% 60 75% 7 67 8:00 AM 40% 60 75% 7 67 9:00 AM 70% 106 75% 7 113 10.00 AM 70% 106 75% 7 113 11:00 AM 80% 121 75% 7 128 12:00 PM 60% 91 75% 7 98 1:00 PM 70% 106 75% 7 113 2:00 PM 70% 106 75% 7 113 3:00 PM 70% 106 75% 7 113 4:00 PM 80% 121 75% 7 128 5:00 PM 90% 136 100% 9 145 6:00 PM 10070 151 100% 9 160 7:00 PM 90% 136 75% 7 143 8:00 PM 80%a 121 50% 5 126 9:00 PM 70% 106 20% 2 108 10:00 PM 35% 53 20% 2 55 11:00 PM 10% 15 20% 2 17 12:00 AM 0% 0 0% 0 0 35 APPENDix B-12 OFFICE WEEKDAY SHARED PARKING ANALYSIS CALCULATIONS PEAK NoN-HOLIDAY WINTER CONDITION The District at Tustin legacy Office parking ratio: 1 space per 250 SF 1,214 SF Required Spaces 15 Spaces Visitors Employees Time 0 Spaces 5 Spaces of Day Normalized % Demand Normalized % Demand Total 6:00 AM 0% 0 3% 0 0 7:00 AM 1% 0 30% 2 2 8:00 AM 1 20% 0 75% 4 4 9:00 AM 60% 0 95% 5 5 10:00 AM 1000/0 0 100% 5 5 11:00 AM 45% 0 100% 5 5 12:00 PM 15010 0 90% 5 -5 1:00 PM 45% 0 90% 5 5 2:00 PM 100% 0 100% 5 5 3:00 PM 45% 0 100% 5 5 4:00 PM 15% 0 90% 5 5 5:00 PM 10% 0 50% 3 3 6:00 PM 5% 0 25% 1 1 7:00 PM 2% 0 10% 1 1 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 36 APPENDIX 8-13 OC'Hit Factory WEEKDAY SHARED PARKING ANALYSIS CALCULATIONS PEAK NON-HOLIDAY WINTER CONDITION The District at Tustin Legacy 981 SF 10 Spaces Visitors Employees Time 7 Spaces 3 Spaces of Day Normalized% Demand Normalized% Demand Total 6:00 AM 0% 0 0% 0 0 7:00 AM 0% 0 0% 0 0 8:00 AM 0% 0 0% 0 0 f 9:00 AM 0% 0 0% 0 0 10:00 AM 20% 1 25% 1 2 11:00 AM 20% 1 25% 1 2 12:00 PM 25% 2 50% 2 4 1:00 PM 45% 3 100% 3 6 2:00 PM 45% 3 100% 3 6 3:00 PM 75% 5 100% 3 8 4:00 PM 75% 5 100% 3 8 5:00 PM 75% 5 100% 3 8. 6:00 PM 45% 3 50% 2 5 7:00 PM 45% 3 50% 2 5 8:00 PM 25% 2 50% 2 4 9:00 PM 0% 0 0% 0 0 I0:00 PM 0% 0 0% 0 0 11:00 PM 0% 0 0% 0 0 I2:00 AM 0% 0 0% 0 0 37 i APPENDIX C ULI PARKING CALCULATION WORKSHEETS WEEKDAY PEAK NON-HOLIDAY CONDITION WITH UNION RYDE ASSUMES OFFICE USE IN SUITE 2429 PARK AVENUE LINscou,Lnw&GREENSPAN,engineers LLG Ref.2-03-2488-1 Union Ryde at The District NA24f1052{l324881RgmrU204 Dividm—doe i APPENDIX C-1 RETAIL WEEKDAY SHARED PARKING ANALYSIS CALCULATIONS PEAK NON-HOLIDAY WINTER CONDITION The District at Tustin Legacy Retail Parlang Ratio:1 space 200 SF 690,156 SF Required Spaces 3,451 Spaces Visitors Employees Time 2,761 Spaces 690 Spaces of Day Normalized % Demand Normalized % Demand Total 6:00 AM 1% 28 9% 62 90 7:00 AM 5% 138 13% 90 228 8:00 AM 1401b 387 35% 242 629 9:00 AM 32% 884 66% 455 1339 10:00 AM 59% 1629 74% 511 2140 11:00 AM 77% 2126 83% 573 2699 12:00 PM 86% 2374 88% 607 2981 1:00 PM 91% 2513 88% 607 3120 2:00 PM 86% 2374 88% 607 2981 3:00 PM 82% 2264 88% 607 2871 4:00 PM 82% 2264 88% 607 2871 5:00 PM 86% 2374 83% 573 2947 6:00 PM 86% 2374 83% 573 2947 7:00 PM 86% 2374 83% 573 2947 8:00 PM -- 73% 2016 79% 545 2561 9:00 PM 45% 1242 66% 455 1697 10:00 PM 27% 745 35% 242 987 11:00 PM 9% 248 13% 90 338 12:00 AM 0% 0 0% 0 0 39 _ r APPENDIX C-2 Garden CenterfStorage WEEKDAY SHARED PARKING ANALYSIS CALCULATIONS PEAK NON-HOLIDAY WINTER CONDITION The District at Tustin Legacy Garden Center/Storage parking ratio: 1 space per 1000 SF 87,305 SF: Required Spaces 87 Spaces Visitors Employees Time 70 Spaces 17 Spaces of Day Normalized% Demand Normalized-% Demand Total 6:00 AM I% 1 9% 2 3 7:00 AM 5% 4 13% 2 6 8:00 AM 14% 10 35% 6 16 9:00 AM 32% 22 66% 11 33 10:00 AM 59% ' 41 74% 13 54 11:00 AM 77% 54 83% 14 68 12:00 PM 86% 60 88% 15 75 j 1:00 PM 91% 64 88% 15 79 i 2:00 PM 860/6 60 88% 15 75 3:00 PM 82% 57 88% 15 72 4:00 PM 82% 57 88% 15 72 5:00 PM 86% ' 60 83% 14 74 6:00 PM 86% 60 83% 14 74 7:00 PM 86% 60 83% 14 74 8:00 PM 73% 51 79% 13 64 9:00 PM 45% 32 66% .I 1 43 10:00 PM 27% 19 35% 6 25 11:00 PM 9% 6 13% 2 8 12:00 AM 0% 0 0% 0 0 40 APPENDIX C-3 In-Line FoodlRetail Shops WEEKDAY SHARED PARKING ANALYSIS CALCULATIONS PEAK NON-HOLIDAY WINTER CONDITION The District at Tustin Legacy In-Line Food/Retail Parking Ratio: 1 space 200 SF 14,095 SF Required Spaces 1 70 Spaces Visitors Employees Time 56 Spaces 14 Spaces of Day Normalized % Demand Normalized % Demand Total 6:00 AM 1% 1 9% 1 2 7:00 AM 5% 3 13% 2 5 8:00 AM 14% 8 35% 5 13 9:00 AM 32% 18 66% 9 27 10:00 AM 59% 33 74% 10 43 11:00 AM 77% 43 83% 12 55 12:00 PM 86% 48 88% 12 60 1:00 PM 91% 51 88% 12 63 2:00 PM 86% 48 88% 12 60 3:00 PM 82% 46 88% 12 58 4:00 PM 82% 46 88% 12 58 5:00 PM 86% 48 83% 12 60 6:00 PM 86% 48 83% 12 60 7:00 PM 86% 48 • 83% 12 60 8:00 PM-- 73% 41 79% 11 52 9:00 PM 45%n 25 66% 9 34 10:00 PM 27% 15 35% 5 20 11:00 PM 9% 5 13% 2 7 12:00 AM 0% 0 0% 0 0 41 APPENDIX C-4 CASUAL DINING WEEKDAY SHARED PARKING ANALYSIS CALCULATIONS PEAK NON-HOLIDAY WINTER CONDITION The District at Tustin Legacy Restaurant Parking Ratio: 1 space 100 SF 95,393 SF Required Spaces 1 954 Spaces Visitors Employees Time 808 Spaces 146 Spaces of Day Normalized% Demand Normalized% Demand Total 6:00 AM 0% 0 0% 0 0 7:00 AM 0% 0 18% 26 26 8:00 AM 0% 0 46% 67 '67 9:00 AM 0% 0 69% 101 101 10:00 AM 13% 105 83% 121 226 11:00 AM 36% 291 83% I21 412 12:00 PM 67% 541 83% 121 662 I:00 PM 67% 541 83% 121 662 2:00 PM 58% 469 83% 121 590 3:00 PM 36% 291 69% 101 392 4:00 PM 45% 364 69% 101 465 5:00 PM 67% 541 92% 134 675 6:00 PM 85% 687 92% 134 821 7:00 PM 90% 727 92% 134 861 8:00 PM 90% 727 92% 134 861 9:00 PM 90% 727 92% 134 861 10:00 PM 85% 687 92% 134 821 11:00 PM 67% 541 78% 114 655 12:00 AM 22% 178 32% 47 225 42 APPENDIX C-5 Outdoor Patio WEEKDAY SHARED PARKING ANALYSIS CALCULATIONS PEAK NON-HOLIDAY WINTER CONDITION The District at Tustin Legacy Outdoor Pato Restaurant Parking Ratio:1 space 100 SF 18,223 SF Required Spaces 1 182 Spaces Visitors Employees Time 182 Spaces 0 Spaces of Day Normalized % Demand Normalized % Demand Total 6:00 AM 0% 0 0% 0 0 7:00 AM 0% 0 18% 0 0 8:00-AM 0% 0 46% 0 0 9:00 AM 0% 0 69% 0 0 10:00 AM 137b 24 83% 0 24 11:00 AM 36% 66 83% 0 66 12:00 PM 67% 122 83% 0 122 1:00 PM 67% 122 83% 0 122 2:00 PM 58% 106 83% 0 106 3:00 PM 36% 66 69% 0 66 4:00 PM 45% 82 69% 0 82 5:00 PM 67% 122 92% 0 122 6:00 PM 85% 155 92% 0 155 7:00 PM 900/0 164 92% 0 164 8:00 PM 90% 164 92% 0 164 9:00 PM 90% 164 92% 0 164 10:00 PM 8501b 155 92% 0 155 11:00 PM 67% 122 78% 0 122 12:00 AM 22% 40 32% 0 40 43 APPENDIX C-6 Bowling Alley/Entertainment WEEKDAY SNARED PARKING ANALYSIS CALCULATIONS PEAK NON-HOLIDAY WINTER CONDITION The District at Tustin Legacy Bowling Alley Parking Ratio:1 space per 5hines f Rest SF @ 1 sp per 100 SF 30 Lanes 2,287 SF 1 573 Spaces, Visitors Employees Time 147 Spaces 26 Spaces of Day Normalized % Demand Normalized % Demand Total 6:00 AM 0% 0 0% 0 0 7:00 AM 0% 0 18% 5 5 8:00 AM 0% 0 46410 12 12 9:00 AM' 0% 0 .69% 18 18 10:00 AM 1305b 19 839 22 41 11:00 AM 36.% 53 83% 22 _75 12:00 PM 6705 98 83% 22 120. 1:00,PM 67175 98 93Q7o .22 120 2:00 PM 58% 85 83% 22 107 3:00 PM 3617o 53 6901b 18 71 4100 PM 45% 66 69% 18 84 5:00 PM 67% 98 929/o 24 122 6:00 PM 85% 125 92% 24- 149 7:00 PM 90,70 132 921/b 24 156 8:00 PM 90% 132 92% 24 156 9:00 PM '90% 132 92% 24 156 10:00 PM 85% 125 '92% 24 149 11:00 PM ` 67% '98 78% 20 118 12:00 AM 22% 32 32% 8 40 44 APPENDIX C-7 Fast-Food WEEKDAY SHARED PARKING ANALYSIS CALCULATIONS PEAK NON•HOLIDAY WINTER CONDITION The District at Tustin Legacy Restaurant Parking Ratio:1 space 100 SF 7,664 SF Required Spaces 1 77 Spaces Visitors Employees Time 65 Spaces 12 Spaces of Day Normalized % Demand Normalized % Demand Total 6:00 AM 5% 3 15% 2 5 7:00 AM 10% 7 20% 2 9 8:00 AM 20% 13 30% 4 17 9:00 AM 30% 20 40% 5 25 10:00 AM 55% 36 75% 9 45 11:00 AM 85% 55 100% 12 67 12:00 PM 100% 65 100% 12 77 1:00 PM 100% 65 100% 12 77 2:00 PM 90% 59 95% 11 70 3:00 PM 60% 39 70% 8 47 4:00 PM 55% 36 60% 7 43 5:00 PM 60% 39 70% 8 47 6:00 PM 85% 55 90% 11 66 7:00 PM 80% 52 90% 11 63 8:00 PM 50% 33 60% 7 40 9:00 PM 30% 20 40% 5 25 10:00 PM 20% 13 30% 4 17 11:00 PM l0%a 7 20% 2 9 12:00 AM 5% 3 20% 2 5 45 1 APPENDIX C-B Cinema WEEKDAY SHARED PARKING ANALYSIS CALCULATIONS PEAK NON-HOLIDAY WINTER CONDITION The District at Tustin Legacy Cinema parking ratio:1 space per 3 seats 3,003 Seats Required Spaces 1 1001 Spaces Visitors Employees Time 951 Spaces 50 Spaces of Day Normalized % Demand Normalized % Demand Total 6:00 AM 0% 0 0% 0 0 7:00 AM 0% 0 0% 0 0 8:00 AM 0% 0 0% 0 0 9:00 AM 0% 0 0% 0 0 10:00 AM 0% 0 0% 0 0 11:00 AM 0% 0 0% 0 0 12:00 PM 15% 33 50% 13 46 1:00 PM 33% 72 60% 15 87 2:00 PM 40% 87 60% 15 102 3:00 PM 40% 87 75% 19 106 4:00 PM 40% 87 75% 19 106 5:00 PM 44%u 96 100% 25 121 6:00 PM 44% 96 100% 25 121 7:00 PM 58% 127 100% 25 152 8:00 PM 73% 160 100% 25 185 9:00 PM 73% 160 100% 25 185 10:00 PM 58% 127 100% 25 152 11:00 PM 48% 105 70% 18 123 12:00 AM 29% 63 50% 13 76 46 APPENDIX C-9 Comedy Club WEEKDAY SHARED PARKING ANALYSIS CALCULATIONS PEAK NON-HOLIDAY WINTER CONDITION The District at Tustin Legacy Office parking ratio:1 space per 250 Si{ 3,728 SF Required Spaces 1 15 Spaces Visitors Employees Time 1 Spaces 14 Spaces of Day Normalized % Demand Normalized % Demand Total 6:00 AM 0% 0 3% 0 0 7:00 AM 1% 0 30% 4 4 8:00 AM 20% 0 75% 11 11 9:00 AM 60% 1 95% 13 14 10:00 AM 100% 1 100% 14 15 11:00 AM 45% 0 100% 14 14 12:00 PM 15% 0 90% 13 13 1:00 PM 45% 0 90% 13 13 2:00 PM 100% 1 100% 14 15. 3:00 PM 45% 0 100% 14 14 4:00 PM 15% 0 90% 13 13 5:00 PM 10% 0 50% 7 7 6:00 PM 5% 0 25% 4 4 7:00 PM 2% 0 10% 1 1 8:00 PM 1% 0 7% 1 1 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 47 APPENDIX C-10 Bank/Financial Institution WEEKDAY SHARED PARKING ANALYSIS CALCULATIONS PEAK NON-HOLIDAY WINTER CONDITION The District at Tustin legacy Bank Parking Ratio: 1 space 250 SF 10,343 SF Required Spaces 41 Spaces Visitors Employees Time 27 Spaces 14 Spaces of Day Normalized % Demand Normalized % Demand Total 6:00 AM 0% 0 0% 0 0 7:00 AM 0% 0 0% 0 0 8:00 AM 50% 14 60% 8 22 9:00 AM 90% 24 100% 14 38 10:00 AM 100% 27 100% 14 41 11:00 AM 50% 14 100% 14 28 12:00 PM 50% 14 100% 14 28 1:00 PM 50% 14 100% 14 28 2:00 PM 70% 19 100% 14 33 3:00 PM 50% 14 100% 14 28 4:00 PM 80% 22 100% 14 36 5:00 PM 100% 27 100% 14 41 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 48 i APPENDIX C-11 Planet Fitness WEEKDAY SHARED PARKING ANALYSIS CALCULATIONS PEAK NON-HOLIDAY WINTER CONDITION The District at Tustin Legacy Health Club Parking Ratio:l space 150 SR 24,000 Sb' Required Spaces 1 160 Spaces Visitors Employees Time 151 Spaces 9 Spaces of Day Normalized % Demand Normalized % Demand Total 6:00 AM 70% 106 75% 7 113 7:00 AM 40% 60 75% 7 67 8:00 AM 40% 60 75% 7 67 9:00 AM 70% 106 75% 7 113 10:00 AM 70% 106 75% 7 113 11:00 AM 80% 121 75% 7 128 12:00 PM 60% 91 75% 7 98 1:00 PM 70% 106 75% 7 113 2:00 PM 70% 106 75% 7 113 3:00 PM 70% 106 75% 7 113 4:00 PM 80% 121 75% 7 128 5:00 PM 90% 136 100% 9 145 } 6:00 PM 100% 151 100% 9 160 7:00 PM 90% 136 75% 7 143 8:00 PM '80% 121 50% 5 126 9:00 PM 70% 106 20% 2 108 10:00 PM 35% 53 20% 2 55 11:00 PM 10% 15 20% 2 17 12:00 AM 0% 0 0% 0 ' 0 49 APPENDIX C-12 OFFICE WEEKDAY SHARED PARKING ANALYSIS CALCULATIONS PEAK NON-HOLIDAY WINTER CONDITION The District at Tustin Legacy Office parking ratio: 1 space per 250 SF 1,214 SF Required Spaces 5 Spaces Visitors Employees Time 0 Spaces 5 Spaces of Day Normalized % Demand Normalized% Demand Total 6:00 AM 0170 0 3% 0 0 7:00 AM 1% 0 30% 2 2 8:00 AM 20% 0 75% 4 4 9:00 AM 60% 0 95% 5 5 10:00 AM 100% 0 100% 5 5 11:00 AM 45% 0 100% 5 5 12:00 PM 15% 0 90% 5 5 1:00 PM 45% 0 90% 5 5 2:00 PM 100% 0 100% 5 5 3:00 PM 45% 0 100% 5 5 4:00 PM 15% 0 90% 5 5 5:00 PM 10% 0 50% 3 3 6:00 PM 5% 0 25% 1 1 7:00 PM 2% 0 10% 1 1 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 50 APPENDIX C•13 OC Hit Factory ' WEEKDAY SHARED PARKING ANALYSIS CALCULATIONS PEAK NON•HOL[DAY WINTER CONDITION The District at Tustin Legacy 981 SF 10 Spaces Visitors Employees Time 7 Spaces 3 Spaces of Day Normalized% Demand Normalized% Demand Total 6:00 AM 0% 0 0% 0 0 7:00 AM 0% 0 0% 0 0 8:00 AM 0% 0 0% 0 0 9:00 AM 0% 0 0% 0 0 10:00 AM 20% 1 25% 1 2 11:00 AM 20% 1 25% 1 2 12:00 PM 25% 2 50% 2 4 1:00 PM 45% 3 100% 3 6 2:00 PM 45% 3 100% 3 6 3:00 PM 75% 5 100%. 3 8 t 4:00 PM 75% 5 1000/0 3 8 5:00 PM 75% 5 100% 3 8 6:00 PM 45% 3 50% 2 5 7:00 PM 45% 3 50% 2 5 8:00 PM 25% 2 50% 2 4 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 51 APPENDIX D ULI PARKING CALCULATION WORKSHEETS WEEKEND PEAK NON-HOLIDAY CONDITION WITH UNION RYDE ASSUMES ENTERTAINMENT VENUE 1N SMITE 2429 PARK AVENUE LINscou,LAw&GREENSPAN,engineers LLG Ref.2-03-2488-1 Union Ryde at The District NA_1400Q(J324XM)RepnnU488 Di%idemdoc APPENDIX D-1 RETAIL WEEKEND SHARED PARKING ANALYSIS CALCULATIONS PEAK NON-HOLIDAY WINTER CONDITION The District at Tustin Legacy Retail parking Ratio:1 space 200 SF 690,156 SF Required Spaces 1 3,451 Spaces Visitors Employees Time 2,761 Spaces 690 Spaces of Day Normalized % Demand Normalized % Demand Total 6:00 AM 1% 28 10% 69 97 7:00 AM 5% 138 15% 104 242 8:00 AM 10% 276 40% 276 552 9:00 AM 30% 828 75% 518 1346 10:00 AM 50% 1381 85% 587 1968 11:00 AM 65% 1795 95% 656 2451 12:00 PM 80% 2209 100% 690 2899 1:00 PM 90% 2485 100% 690 3175 2:00 PM 100% 2761 100% 690 3451 3:00 PM 100% 2761 100% 690 3451 4:00 PM 95% 2623 100% 690 3313 5:00 PM 90% 2485 95% 656 3141 6:00 PM 80% 2209 95% 656 2865 7:00 PM 75% 2071 95% 656 2727 8:00 PM—' 65% 1795 90% 621 2416 9:00 PM 50% 1381 75% 518 1899 10:00 PM 35% 966 40% 276 1242 11:00 PM 15% 414 15% 104 518 12:00 AM 0% 0 0% 0 0 53 APPENDIX D-2 Garden Center/Storage WEEKEND SHARED PARKING ANALYSIS CALCULATIONS PEAK MON-HOLIDAY WINTER CONDITION The District at Tustin Legacy Garden Center/Storage parking ratio: 1 space per 1000 SF 87,305 SF Required Spaces 1 87 Spaces j Visitors Employees Time 70 Spaces 17 Spaces of Day Normalized % Demand Normalized % Demand Total 6:00 AM 1% 1 10% 2 3 7:00 AM 5% 4 15% 3 7 i 8:00 AM 10% 7 40% 7 14 9:00 AM 30% 21 75% 13 34 10:00 AM 50% 35 85% 14 49 11:00 AM 65% 46 95% 16 62 12:00 PM 80% 56 100% 17 73 1:00 PM 90% 63 100% 17 80 2:00 PM 100% 70 100% 17 87 3:00 PM 100% 76 100% 17 87 4:00 PM 95% 67 100% 17 84 5:00 PM 90% 63 95% 16 79 6:00 PM 80% 56 95% 16 72 7:00 PM 75% 53 95% 16 69 8:00 PM 65% 46 90% 15 61 9:00 PM 50% 35 75% 13 48 10:00 PM 35% 25 40% 7 32 11:00 PM 15% 11 15% 3 14 12:00 AM 0% 0 0% 0 0 54 APPENDIX D-3 In-Line Food/Retail Shops WEEKEND SNARED PARKING ANALYSIS CALCULATIONS PEAK NON-HOLIDAY WINTER CONDITION The District at Tustin Legacy In-Line FoodlRetail Parking Ratio:1 space 200 SF 14,095 SF Required Spaces 70 Spaces Visitors Employees Time 56 Spaces 14 Spaces of Day Normalized % Demand Normalized % Demand Total 6:00 AM 1% 1 10% 1 2 7:00 AM 5% 3 15% 2 5 8:00 AM 10% 6 40% 6 12 9:OO AM 30% 17 75% 11 28 10:00 AM '50% 28 85% 12 40 11:00 AM -65% 36 95% 13 49 12:00 PM 80% 45 100% 14 59 1:00 PM 90% 50 100% 14 64 2:OO,PM 100% 56 100% 14 70 3:00 PM 100% 56 100% 14 70 4:00 PM 95% 53 100% 14 67 5:00 PM 90% 50 95% 13 63 6:00 PM 80% 45 95% 13 58 7:00 PM 75% 42 95% 13 55 8:00 PM 65% 36 90% 13 49 9:00 PM 50% 28 75% 11 39 10:00 PM 35% 20 40% 6 26 11:00 PM 15% 8 15% 2 10 12:00 AM 0% 0 0% 0 0 55 APPENDIX D-4 CASUAL DINING WEEKEND SHARED PARKING ANALYSIS CALCULATIONS PEAK NON-HOLIDAY WINTER CONDITION The District at Tustin Legacy Restaurant Parking Ratio: 1 space 100 SF 95,393 SF Required Spaces 1 954 Spaces I Visitors Employees Time 811 Spaces 143 Spaces of Day Normalized% Demand Normalized% Demand Total 6:00 AM 0% 0 0% 0 0 7:00 AM 0% 0 20% 29 29 8:00 AM 0% 0 50% 72 72 9:00 AM 0% 0 75% 107 107 10:00 AM 0% 0 90% 129 129 1.1:00 AM 15% 122 90% 129 251 I2:00 PM 50% 406 90% 129 535 1:00 PM 55% 446 90% 129 575 2:00 PM 45% 365 90% 129 494 3:00 PM 45% 365 75% 107 472 4:00 PM 45% 365 75% I07 472 5:00 PM 60% 487 100% 143 630 6:00 PM 90% 730 -100% 143 873 7:00 PM 95% 770 100% 143 913 8:00 PM 100% 811 100% 143 954 9:00 PM 90% 730 100% 143 873 10:00 PM 90% 730 100% 143 873 11:00.PM 90% 730 85% I22 852 12:00 AM 50% 406 35% 50 456 56 APPENDIX D-5 Outdoor Patio WEEKEND SHARED PARKING ANALYSIS CALCULATIONS PEAK NON-HOLIDAY WINTER CONDITION The District at Tustin Legacy Outdoor Pato Restaurant Parking Ratio: 1 space 100 SF 18,223 SF Required Spaces 182 Spaces Visitors Employees Mine 182 Spaces 0 Spaces of Day Normalized% Demand Normalized % Demand Total 6:00 AM '0% 0 0% 0 0 7:00 AM 0% 0 20% 0 0 8:00 AM 0% 0 50% 0 0 9:00 AM 0% 0 75% 0 0 10:00 AM 0% 0 90% 0 0 11:00 AM 15% 27 90% 0 27 12:00 PM 50% 91 90% 0 91 1:00 PM 55% 99 90% 0 99 2:00 PM 45%a 81 90% 0 81 3:00 PM 45% 81 75010 0 81 4:00 PM 45% 81 75% 0 81 5:00 PM 60% 109 100% 0 109 6:00 PM 90% 164 100% 0 164 7:00 PM 95% 173 100% 0 173 8:00 PM 104% 182 100% 0 182 9:00 PM 90% 164 100% 0 164 10:00 PM 90% 164 100% 0 164 11:00 PM 90% 164 85% 0 164 12:00 AM 50% 91 35% 0 91 57 i APPENDIX D-6 Bowling Alley/Entertainment WEEKEND SHARED PARKING ANALYSIS CALCULATIONS PEAK NON-HOLIDAY WINTER CONDITION The District at Tustin Legacy Bowling Alley Parking Ratio:l space per 5 lanes+Rest SF @ 1 sp per 100 SF 34 Lanes 2,287 SF 1 173 Spaces Visitors Employees Time 147 Spaces 26 Spaces of Day Normalized % Demand Normalized % Demand Total 6:00 AM 0% 0 0% 0 0 7:00 AM 0% 0 20% 5 5 8:00 AM 0% 0 50% 13 13 9:00 AM 0% 0 75% 20 20 10:00 AM 0% 0 90% 23 23 11:00 AM 15% 22 90% 23 45 12:00 PM 50% 74 90% 23 97 1:00 PM 55% 81 90% 23 104 2:00 PM 45% 66 90% 23 89 3:00 PM 45% 66 75% 20 86 4:00 PM 45% 66 75% 20 86 5:00 PM 60% 88 100% 26 114 6:00 PM 90% 132 100% 26 158 7:00 PM 95% 140 100% 26 166 8:00 PM 100% 147 100% 26 173 9:00 PM 90% 132 100% 26 158 10:00 PM 90% 132 100% 26 158 11:00 PM 90% 132 85% 22 154 12:00 AM 50% 74 35% 9 83 58 i APPENDIX D-7 Fast-Food WEEKEND SHARED PARKING ANALYSIS CALCULATIONS PEAK NON-HOLIDAY WINTER CONDITION The District at Tustin Legacy Restaurant Parldn�Ratio:1 space 100 SF 7,664 SF Required Spaces 1 77 Spaces Visitors Employees Time 66 Spaces 11 Spaces of Day Normalized % Demand Normalized % Demand Total 6:00 AM 5% 3 13% 1 4 7:00 AM 9% 6 18% 2 8 8:00 AM 19% 13 27% 3 16 9:00 AM 28%a 18 36% 4 22 10:00 AM 52% 34 67% 7 41 11:00 AM 80% 53 89% 10 63 12:00 PM 94% 62 89% 10 72 1:00 PM 94% 62 89% 10 72 2:00 PM 85% 56 84% 9 65 3:00 PM 56% 37 62% 7 44 4:00 PM 52% 34 53% 6 40 5:00 PM 56% 37 62% 7 44 6:00 PM 80% 53 80% 9 62 7:00 PM 75% 50 80% 9 59 8:00 PM '47% 31 53% 6 37 9:00 PM 28% 18 36% 4 22 10:00 PM 19% 13 27% 3 16 11:00 PM 9% 6 18% 2 8 12:00 AM 5% 3 18% 2 5 59 APPENDIX D-8 Cinema WEEKEND SHARED PARKING ANALYSIS CALCULATIONS PEAK NON-HOLIDAY WINTER CONDITION The District at Tustin legacy Cinema parking ratio: 1 space per 3 seats 3,003 Seats Required Spaces 1 1001 Spaces Visitors Employees Time 951 Spaces 50 Spaces of Day Normalized % Demand Normalized % Demand Total 6:00 AM 0% 0 0% 0 0 7:00 AM 0% 0 0% 0 0 8:00 AM 0% 0 0% 0 0 9:00 AM 0% 0 0% 0 0 10:00 AM 0% 0 0% 0 0 11:00 AM 0% 0 0% 0 0 12:00 PM 20% 127 50% 20 147 1:00 PM 45% 287 60% 24 311 2:00 PM 55% 350 60% 24 374 3:00 PM 55% 350 75% 30 380 4:00 PM 55% 350 75%a 30 380 5:00 PM 60% 382 100% 40 422 6:00 PM 60% 382 100% 40 422 7:00 PM 80% 510 100% 40 550 8:00 PM 100% 637 100% 40 677 9:00 PM 100% 637 100% 40 677 10:00 PM 80% 510 100% 40 550 11:00 PM 65% 414 70%' 28 442 12:00 AM 40% 255 50%a 20 275 60 f APPENDIX D-9 Comedy Club WEEKEND SHARED PARKING ANALYSIS.CALCULATIONS PEAK NON-HOLIDAY WINTER CONDITION The District at Tustin Legacy Comedy Club parldng ratio:l space per 3 seats 275 Seats Required Spaces 92 Spaces Visitors Employees Time 78 Spaces 14 Spaces of Day Normalized % Demand Normalized-% Demand Total 6:00 AM 0% 0 0% 0 0 7:00 AM 0% 0 0% 0 0 8:00 AM 0% 0 0% 0 0 9A0 AM 0% 0 0% 0 0 10.00 AM 0% 0 0% 0 0 11:00 AM '100% 78 100% 14 92 12:00 PM 100% 78 100% 14 92 1:00 PM 100% 78 100%n 14 92 2:00 PM 50% 39 50% 7 46 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 10% 8 50% 7 15 8:00 PM 75% 59 75% 11 70 9:00 PM 100% 78 100% 14 92 10:00 PM 100% 78 100% 14 92 11:00 PM 1000/0 78 1000/0 14 92. 12:00 AM 100% 78 100% 14 92 61 r APPENDIXD-10 Bank/Financial Institution WEEKEND SHARED PARKING ANALYSIS CALCULATIONS PEAT( NON-HOLIDAY WINTER CONDITION The District at Tustin legacy Bank Parking Ratio:1 space 250 SF 10,343 SF Required Spaces 41 Spaces Visitors Employees Time 27 Spaces 14 Spaces of Day Normalized % Demand Normalized % Demand Total 6:00 AM 0% 0 0% 0 0 7:00 AM 0% 0 0% 0 0 8:00 AM 25% 7 90% 13 20 9:00 AM 40% 11 100% 14 25 10:00 AM 75% 20 100% 14 34 11:00 AM 100% 27 100% 14 41 12:00 PM 90% 24 100% 14 38 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 62 i APPENDIX D-ii OC Hit Factory WEEKEND SHARED PARKING ANALYSIS CALCULATIONS PEAK HON-HOLIDAY WINTER CONDITION The District at Tustin Legacy 981 SF 10 Spaces Visitors Employees Time 7 Spaces 3 Spaces of Day Normalized % Demand Normalized % Demand Total 6:00 AM 0% 0 0% 0 0 7:00 AM 0% 0 0% 0 0 8:00 AM 0% 0 0% 0 0 9:00 AM 00/0 0 0% 0 0 10:00 AM 20% 1 25% 1 2 11:00 AM 20% 1 25% 1 2 12:00 PM 25% 2 50% 2 4 1:00 PM 45% 3 100% 3 6 2:00 PM 45% 3 100% 3 6 3:00 PM 75% 5 100% 3 8 4:00 PM 75% 5 100% 3 8 5:00 PM 75% 5 100% 3 8 6:00 PM 4517b 3 50% 2 5 7:00 PM 45% 3 50% 2 5 8:00 PM 25% 2 50% 2 4 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 63 APPENDIX D-12 Planet Fitness WEEKEND SHARED PARKING ANALYSIS CALCULATIONS PEAK NON-HOLIDAY WINTER CONDITION The District at Tustin Legacy Health Club Ratio:1 space per 150 SF i 24,000 SF Required Spaces1 160 Spaces Visitors Employees Tine 151 Spaces 9 Spaces of Day Normalized % Demand Normalized % Demand Total 6:00 AM 66% 100 41% 4 104 7:00 AM 37% 56 41% 4 60 8:00 AM 29% 44 4117b 4 48 9:00 AM 41% 62 41.% 4 66 10:00 AM 29% 44 41% 4 48. 11:00 AM 41% 62 41% 4 66 12:00 PM 41% 62 41% 4 66 1:00 PM 25% 38. 41% 4 42 2:00 PM '21% 32 41% 4 36 3:00 PM 25% 38 41% 4 42 4:00 PM 45% 68 62% 6 74 5:00 PM 82% 124 82% 7 131 6:00 PM 78% 118 82% 7 125 7:00 PM 49% 74 62% 6 80 8:00 PM 25% 38 41% 4 42 9:00 PM 8% 12 1617b 1 13 10:00 PM 1% 2 16% 1 3 11:00 PM 1% 2 16% 1 3 12:00 AM 0% 0 0% 0 0 64 APPENDIX D-13 OFFICE WEEKEND SHARED PARKING ANALYSIS CALCULATIONS PEAK NON-HOLIDAY WINTER CONDITION The District at Tustin legacy Office parldng ratio: 1 space per 250 SF 1,214 SF Required Spaces 1 5 Spaces Visitors Employees Time 0 Spaces 5 Spaces of Day Normalized.% Demand Normalized % Demand Total 6:00 AM 0% 0 3% 0 0. 7:00 AM 1% 0 30% 2 2 5:00 AM 20% 0 75% 4 4 9:00 AM 60% 0 95% 5 5 10:00 AM 100% 0 100% 5 5 11:00 AM 45% 0 100% 5 5 12:00 PM 15% 0 90% 5 5 1:00 PM 45% 0 90% 5 5 2:00 PM 100% 0 100% 5 5 3:00 PM 45% 0 100% 5 5 4:00 PM 15% 0 90% 5 5 5:00 PM 10% 0 50% 3 3 6:00 PM 5% 0 25% 1 1 7:00 PM 2% 0 10% 1 1 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 65 APPENDIX E ULI PARKING CALCULATION WORKSHEETS WEEKEND PEAK NON-HOLIDAY CONDITION WITH UNION RYDE ASSUMES OFFICE USE 1N SUITE 2429 PARK AVENUE LINscoTT,LAW&GREENSPAN,engineers LLG Ref.2-03-2488-1 Union Ryde at The District N:524nM20124X9)Rep0nl2488 Dividerc.doc APPENDIX E-1 RETAIL WEEKEND SHARED PARKING ANALYSIS CALCULATIONS PEAK NoN-HOLIDAY WINTER CONDITION The District at Tustin Legacy Retail Parking Ratio: 1 space 200 SF 690,156 SF Required Spaces 3,451 Spaces Visitors Employees Time 2,761 Spaces 690 Spaces of Day Normalized% Demand Normalized % Demand Total 6:00 AM 1% 28 10% 69 97 7:00 AM 5% 138 15% 104 242 8:00 AM 10% 276 40% 276 552 9:00 AM 30% 828 75% 518 1346 10:00 AM 50% 1381 85%- 587 1968 11:00 AM 65% 1795 95% 656 2451 12:00 PM 80% 2209 100% 690 2899 1:00 PM 90% 2485 100% 690 3175 2:00 PM 100% 2761 100% 690 3451 3:00 PM 100% 2761 100%a 690 3451 4:00 PM 95% 2623 100% 690 3313 5:00 PM 90% 2485 95% 656 3141 6:00 PM 80% 2209 95% 656 2865 7:00 PM 75% 2071 95% 656 2727 8:00 PM 65% 1795 90% 621 2416 9:00 PM 50% 1381 , 75% 518 1899 10:00 PM 35% 966 40% 276 1242 11:00 PM 15% 414 15% 104 518 12:00 AM 0% 0 0% 0 0 67 APPENDix E-2 Garden Center/Storage WEEKEND SHARED PARKING ANALYSIS CALCULATIONS PEAK NON-HOLIDAY WINTER CONDITION The District at Tustin Legacy Garden Center/Storage parking ratio: 1 space per 1000 SF 87,305 SF Required Spaces 1 87 Spaces Visitors Employees Time 70 Spaces - 17 Spaces of Day Normalizes!% Demand Normalized % Demand Total 6:00 AM 1% I 10% 2 3 7:00 AM 5% 4 15% 3 7 8:00 AM 10% 7 40% 7 14 9:00 AM 30% 21 75% 13 34 10:00 AM 50% 35 85% 14 49 11:00 AM 65% 46 95% 16 62 12:00 PM 80% 56 100% 17 73 1:00 PM 90% 63 100% 17 80 2:00 PM 100% 70 100% 17 87 3:00 PM 100% 70 100% 17 87 4:00 PM 95% 67 100% 17 84 5:00 PM 90% 63 95% 16 79 6:00 PM 80% 56 95% 16 72 7:00 PM 75% 53 95% 16 69 8:00 PM 65% 46 900/0 15 61 9:00 PM 50% 35 75% 13 48 10:00 PM 35% 25 40% 7 32 11:00 PM 15% 11 15% 3 14 12:00 AM 0% 0 0% 0 0 68 APPENDU(E-3 In-Line Food/Retail Shops WEEKEND SNARED PARKING ANALYSIS CALCULATIONS PEAK NON-HOLIDAY WINTER CONDITION The District at Tustin Legacy In-Line Food/Retail Parking Ratio: 1 space 200 SF 14,095 SF Required Spaces 1 70 Spaces Visitors Employees Time 56 Spaces 14 Spaces of Day Normalized % Demand Normalized % Demand Total 6:00 AM 1% 1 10% 1 2 7:00 AM 5% 3 15% 2 5 8:00 AM 10% 6 40% 6 12 9:00 AM 30% 17 75% 11 28 10:00 AM 50% 28 85% 12 40 11:00 AM 65% 36 95% 13 49 12:00 PM 80% 45 100% 14 59 1:00 PM 90% 50 100% 14 64 2:00 PM 100% 56 100% 14 70 3:00 PM 1000/0 56 100% 14 70 4:00 PM 95% 53 100% 14 67 5:00 PM 90% 50 95% 13 63 6:00 PM 80% 45 95% 13 58 7:00 PM 75% 42 95% 13 55 8:00 PM 65% 36 90% 13 49 9:00 PM 50% 28 75% 11 39 10:00 PM 35% 20 40% 6 26 11:00 PM 15% 8 15% 2 10 12:00 AM 0% 0 0% 0 0 69 APPENDIX E•4 CASUAL DINING WEEKEND SHARED PARKING ANALYSIS CALCULATIONS PEAK NON40LIDAY WINTER CONDITION The District at Tustin Legacy Restaurant Parking Ratio: 1 space 100 SF 95,393 SF Reoired,Spaces 954 Spaces Visitors Employees Time 811 Spaces 143 Spaces of-Day Normalized % Demand Normalized% Demand Total 6:00 AM 0% 0 0% 0 0 7:00 AM 0% 0 20% 29 29 5:00 AM 0%n 0 50%. 72 72 9:00 AM 0% 0 75% 107 107 10:00 AM 0% 0 90°ro 129 129 11;00 AM 15% 122 90% 0-9 251 12:06 PM- 50°/a 406 90% 129 535 1:00 PM 55% '446 90%• 129 575 2:00 PM 45% 365 90% 129 494 100 PM 45% 365 75% 107 472 4:00 PM 45% 365 75% 107 472 '5;00 PM 60% 487 1066/0 143 630 6:00 PM 90% 730 I00%n 143 873 7:00 PM 95% 770 100%a 143 913 8:00'PM 100% 811 100% 143 954 9:00 PM 90% 730 F 100% 143 873 10:00 PM 90% 730 100% 143 873 11:00 PM 90% 730 85%n 122 852 16 I2:00 AM 55%. T 406 35%n 50 456 70 I APPENDIX E-5 Outdoor Patio WEEKEND SHARED PARKING ANALYSIS CALCULATIONS PEAK NON-HOLIDAY WINTER CONDITION The District at Tustin Legacy Outdoor Pato Restaurant Parking Ratio: 1 space 100 SF 18,223 SF Required Spaces 182 Spaces Visitors Employees Time 182 Spaces 0 Spaces of Day Normalized % Demand Normalized % Demand Total 6:00 AM 0% 0 0% 0 0 7:00 AM 0% 0 20% 0 0 8:00 AM 0% 0 50% 0 0 9:00 AM 0% 0 75% 0 0 10:00 AM 0% 0 90% 0 0 11:00 AM 15% 27 90% 0 27 12:00 PM 50% 91 90% 0 91 1:00 PM 55% 99 90% 0 99 2:00 PM 45% 81 90% 0 81 3:00 PM 45% 81 75% 0 81 4:00 PM 45% 81 75% 0 81 5:00 PM 60% 109 100% 0 109 6:00 PM' 90% 164 100% 0 164 7:00 PM 95% 173 100% 0 173 8:00 PM 100% 182 100% 0 182 9:00 PM 90% 164 100% 0 164 10:00 PM 90% 164 100% 0 164 11:00 PM 90% 164 85% 0 164 12:00 AM 50% 91 35% 0 91 71 APPENDIX E-6 Bowling Alley/Entertainment WEEKEND SHARED PARKING ANALYSIS CALCULATIONS PEAK NON-HOLIDAY WINTER CONDITION The District at Tustin Legacy Bowling Alley Parking Ratio: 1 space per S lanes f Rest SF @ 1 sp per 100 SF 30 Lanes 2,287 SF 1 173 Spaces Visitors Employees. Time 147 Spaces 26 Spaces of Day Normalized % Demand Normalized % Demand Total 6:00 AM 0% 0 0% 0 0 7:00 AM 0% 0 20% 5 5 8:00 AM 0% 0 50% 13 13 9:00 AM 0% 0 75% 20 20 10:00 AM 0% 0 90% 23 23 11:00 AM 15% 22 90% 23 45 12:00 PM 50% 74 90% 23 97 1:00 PM 55% 81 90% 23 104 2:00 PM 45% 66 90% 23 89 3:00 PM 45% 66 75% 20 86 4:00 PM 45% 66 75% 20 86 5:00 PM 60% 88 100% 26 114 6:00 PM 90% 132 100% 26 158 7:00 PM 95% 140 100% 26 166 8:00 PM 100% 147 100% 26 173 9:00 PM 90% 132 100% 26 158 10:00 PM 90% 132 100% 26 158 11:00 PM 90% 132 85% 22 154 12:00 AM 50% 74 35% 9 83 72 i APPENDIX E-7 Fast-Food WEEKEND SHARED PARKING ANALYSIS CALCULATIONS PEAK NON-HOLIDAY WINTER CONDITION The District at Tustin Legacy Restaurant Parking Ratio: 1 space 100 SF 7,664 SF Required Spaces 77 Spaces Visitors Employees Time 66 Spaces 11 Spaces of Day Normalized % Demand Normalized % Demand Total 6:00 AM 5% 3 13% 1 4 7:00 AM 9% 6 18% 2 8 8:00 AM 19% 13 27% 3 16 9:00 AM 28% 18 36% 4 22 10:00 AM 52% 34 67% 7 41 11:00 AM 80% 53 89% 10 63 12:00 PM 94% 62 89% 10 72 1:00 PM 94% 62 89% 10 72 2:00 PM 85% 56 84% 9. 65 3:00 PM 56% 37 62% 7 44 4:00 PM 52% 34 53% 6 40 5:00 PM 56% 37 62% 7 44 6:00 PM 80% 53 80% 9 62 7:00 PM 75% 50 80% 9 59 8:00 PM '47% 31 53% 6 37 9:00 PM 28% 18 36% 4 22 10:00 PM 19% 13 27% 3 16 11:00 PM 9% 6 18% 2 8 12:00 AM 5% 3 18% 2 5 73 APPENDIX E-8 Cinema WEEKEND SHARED PARKING ANALYSIS CALCULATIONS PEAK NON-HOLII3AY WINTER CONDITION The District at Tustin Legacy Cinema parking natio: 1 space per 3 seats 3,003 Seats Required Spaces 1 1001 Spaces Visitors Employees Time 951 Spaces 50 Spaces of Day Normalized % Demand Normalized % Demand Total 6:00 AM 0% 0 0% 0 0 7:00 AM 0% 0 0% 0 0 8:00 AM 0% 0 0% 0 0. 9:00 AM 0% 0 0% 0 0 10:00 AM 0% 0 0%. 0 0 11:00 AM 0% 0 0% 0 0 12:00 PM 20% 127 50% 20 147 1:00 PM 45% 287 60% 24 311 2:00 PM 55% 350 60% 24 374 3:00 PM 55% 350 75% 30 380 4:00 PM 55% 350 75% 30 380 5:00 PM 60% 382 100% 40 422 6:00 PM 60% 382 100% 40 422 7:00 PM 80% 510 100% 40 550 8:00 PM 100% 637 1000/0 40 677 9:00 PM 100% 637 100% 40 677 10:00 PM 80% 510 100% 40 550 11:00 PM 65% 414 70% 28 442 12:00 AM 40% 255 50% 20 275 74 APPENDIX E-9 Comedy Club-Assume OMce Use WEEKEND SHARED PARKING ANALYSIS CALCULATIONS PEAK HON-HOLIDAY WINTER CONDITION The District at Tustin Legacy Office parking ration: 1 space per 250 SF 3,728 Seats Required Spaces 1 15 Spaces Visitors Employees Time I Spaces 14 Spaces of Day Normalized % Demand Normalized % Demand Total 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% 1 1 11:00 AM 10% 0 10% 1 1 12:00 PM 9% 0 9% 1 1 1:00 PM 8% 0 8% 1 1 2:00 PM 6010 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 75 APPENM E-10 Bank/Financial Institution WEEKEND SHARED PARKING ANALYSIS CALCULATIONS PEAK NON-HOLIDAY WINTER CONDITION The District at Tustin Legacy Bank Parking Ratio: 1 space 250 SF 10,343 SF Required Spaces 1 41 Spaces Visitors Employees Time 27 Spaces 14 Spaces of Day Normalized % Demand Normalized % Demand Total 6:00 AM 0% 0 0% 0 0 7:00 AM 0% 0 0% 0 0 8:00 AM 25% 7 90% 13 20 9:00 AM 40% 11 100% 14 25 10:00 AM 75% 20 100% 14 34 11:00 AM 100% 27 100% 14 41 12:00 PM 90% 24 100% 14 38 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 76 t APPENDIX E-11 OFFICE WEEKEND SHARED PARKING ANALYSIS-CALCULATIONS PEAK NON-HOLIDAY WINTER CONDITION The District at Tustin Legacy OtFce parking ratio: 1 space per 250 SF 1,214 SF Required Spaces 1 5 Spaces Visitors Employees Time 0 Spaces 5 Spaces of Day Normalized% Demand Normalized % Demand Total 6:00 AM 0% 0 3% 0 0 7:00 AM 1% 0 30% 2 2 8:00 AM 20% 0 75% 4 4 9:00 AM 60010 0 95% 5 5 10:00 AM 100% 0 100% 5 5 11:00 AM 45% 0 100% 5 5 12:00 PM 15% 0 90% 5 5 1:00 PM 45% 0 90% 5 5 2:00 PM 100% 0 100% 5 5 3:00 PM 45% 0 100% 5 5 4:00 PM 15% 0 90% 5 5 5:00 PM 10% 0 50% 3 3 6:00 PM 5% 0 25% 1 I 7:00 PM 2% 0 10% 1 1 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%v 0 0%'. 0 0 77 v APPENDIX E-12 OC HIT FACTORY WEEKEND SHARED PARKING ANALYSIS CALCULATIONS PEAK NON-HOLIDAY WINTER CONDmON The District at Tustin Legacy 981 SF 10 Spaces Visitors. Employees Time 7 Spaces 3 Spaces of Day Normalized % Demand Normalized % Demand Total 6:00 AM 0% 0 0% 0 0 7:00 AM .0% 0 0% 0 0 8:00 AM 0% 0 0% 0 0 9:00 AM 0% 0 0% 0 0 10:00 AM 20% 1 25% 1 2 11:00 AM 20% 1 25% 1 2 12:00 PM 25% 2 50% 2 4 1:00 PM 45% 3 100% 3 6 2:00 PM 45% _ 3 100% 3 6 3:00 PM 75% 5 100% 3 8 4:00 PM 75% 5 1000/0 3 8 5:00 PM 75% 5 100% 3 8. 6:00 PM 45% 3 50% 2 5 7:00 PM 45% 3 50% 2 5 8:00 PM 25% 2 50% 2 4 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 78 E - -i APPENDix E-13 -Planet.Fitness WEEKEND SHARED PARKING ANALYSIS CALCULATIONS PEAK NON-HOLIDAY WINTER CONDITION The District at Tustin Legacy Health Club Ratio: 1 space per 150 SF 24,000 SF Required Spaces 1 160 Spaces Visitors. Employees Time 151 Spaces 9 Spaces of Day Normalized % Demand Normalized % Demand Total 6:00 AM 66% 100 41% 4 104 7:00 AM 37% 56 41% 4 60 8:00 AM 29% 44 41% 4 48 9:00 AM 41% 62 41% 4 66 10:00 AM 29% 44 41% 4 48 11:00 AM 41% 62 41% 4 66 12:00 PM 41% 62 41% 4 66 1:00 PM 25% 38 41% 4 42 2:00 PM 21% 32 41% 4 36 3:00 PM 25% 38 41% 4 42 4:00 PM 45% 68 62% 6 74 5:00 PM 82% 124 82% 7 131 6:00 PM 78% 118 82% 7 125 7:00 PM 49% 74 62% 6 80 8:00 PM 25% 38 41% 4 42 9:00 PM 8% 12 16% 1 13 10:00 PM 1% 2 16% 1 3 11:00 PM 1% 2 1617a 1 3 12:00 AM 0% 0 0% 0 0 79 ATTACHMENT D. Zoning Administrator Action 17-006 80 1 ZONING ADMINISTRATOR ACTION 17-006 CONDITIONAL USE PERMIT 2017-05 2473 PARK AVENUE The Zoning Administrator of the City of Tustin does hereby resolve as follows: I. The Zoning Administrator finds and determines as follows: A. That a proper application for Conditional Use Permit (CUP) 2017-05 was fled by Alan Burks on behalf of UnionRYDE, requesting authorization to establish and operate a health club/spin studio located within an existing 2,500 square-foot tenant space located at 2473 Park Avenue, in The District at Tustin Legacy shopping center. B. That the property is zoned WAS Tustin Specific Plan (SP1) District within Planning Area 19 and has a land use designation of MCAS Tustin Specific Plan within the General Plan, which provides for a variety of retail and service commercial uses including commercial recreation uses. The project is consistent with the Air Quality Sub-element of the City of Tustin General Plan. C. That in accordance with Tustin City Code Section 9299b3(f), the Zoning Administrator 'is authorized to consider minor conditional use permits for existing development where there would be no change of primary use, there would be no expansion of floor area, and the request would not alter the original intent of the project or site. D. That a public hearing was duly called, noticed, and held for CUP 2017-05 on July 12, 2017, by the Zoning Administrator. E. That the establishment, maintenance, and operation of the proposed health club/spin studio 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 a detriment to the property and improvements in the neighborhood of the subject property, nor to the general .welfare of the City of Tustin as evidenced by the following findings: 1) The SPI District within Planning Area 19 allows a variety of retail and commercial uses. Uses such as health clubs are conditionally permitted subject to the approval of a CUP. The proposed spin studio is similar to a health club in that the proposed use operates in same manner as other health club uses whereby each customer are required to be members in order to attend scheduled fitness classes. 81 Zoning Administrator Action 17-006 Conditional Use Permit 2017-05 Page 2 2) Parking for the proposed use can be accommodated in that the peak parking demand will be 4,803 parking spaces and there are currently 4,833 parking spaces provided in The District at Tustin Legacy shopping center to accommodate the parking demand. 3) The proposed hours of operation are typical of a spin studio and are compatible with other uses within the center. 4) As conditioned, no noise impacts are anticipated in that all training activities shall be conducted entirely within the building and would be required to comply with the City's Noise Ordinance. 5) As conditioned, CUP 2017-05 may be reviewed by the Community Development Director, if necessary, to ensure compatibility with surrounding uses. If the use is not operated in accordance with CUP 2017-05 is found to be a nuisance or negative impacts are affecting the surrounding uses, the Community Development Director would have the authority to impose additional conditions to eliminate the nuisance or negative impacts or may initiate proceedings to revoke the CUP. 6) The proposed use would not have any aesthetic impacts to the area since no exterior modifications are proposed. F. That this project is categorically exempt pursuant to Section 15301, (Class 1 — Existing Facilities) of Title 14, Chapter 3 of the California Code of Regulations (Guidelines for the California. Environmental Quality Act) in that the project site is an existing facility and involves no expansion of an existing industrial office center. Il. The Zoning Administrator hereby adopts Zoning Administrator Action No. 17-006 approving CUP 2017-05 authorizing the establishment and operation of a health club/spin studio located within an existing 2,500 square foot tenant space located at 2473 Park Avenue, subject to the conditions contained within Exhibit A attached hereto. PASSED AND ADOPTED by the Zoning Administrator of the City of Tustin at a regular meeting held on the 12th day of July, 2017. ELIZABETH A. BINSACK ZONING ADMINISTRATOR VERA TISCARENO RECORDING SECRETARY 82 J Zoning Administrator Action 17-006 Conditional Use Permit 2017-05 Page 3 STATE OF CALIFORNIA ) COUNTY OF ORANGE ) CITY OF TUSTIN ) I, Vera Tiscareno, the undersigned, hereby certify that I am the Recording Secretary of the Zoning Administrator of the City of Tustin, California; that Zoning Administrator Action No. 17-006 passed and adopted at a regular meeting of the Tustin Zoning Administrator, held on the 12th day of July, 2017. VERA TISCARENO RECORDING SECRETARY 83 EXHIBIT A CONDITIONS OF APPROVAL CONDITIONAL USE PERMIT 2017-05 2473 PARK AVENUE GENERAL (1) 1.1 The proposed project shall substantially conform with the submitted plans for the project date stamped July 12, 2017, 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 to plans during plan check if such modifications are consistent with provisions of the Tustin City Code (TCC). (1) 1.2 This approval shall become null and void unless the use is established within twelve (12) months of the date of this Exhibit. Time extensions may be granted 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 (CUP) 2017-05 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 ('t) STANDARD CONDITION (5) RESPONSIBLEAGENCY REQUIREMENTS (2) CEQA MITIGATION (6) LANDSCAPING GUIDELINES (3) UNIFORM BUILDING CODEIS (7) PC/CC POLICY (4) DESIGN REVIEW *** EXCEPTIONS 84 Y Zoning Administrator Action 17-006 Conditional Use Permit 2017-05 Exhibit A Page 2 (1) 1.6 The applicant shall be responsible for costs associated with any necessary code enforcement action, including attorney's fees, subject to the applicable notice, hearing, and appeal process as established by the City Council by ordinance. (1) 1.7 CUP 2017-05 may be reviewed annually or more often, if deemed necessary by the Community Development Department, to ensure compatibility with the area and compliance with the conditions contained herein. If the use is not operated in accordance with. the conditions of approval or is found to be a nuisance or negative impacts are affecting the surrounding tenants or neighborhood, the Community Development Director may impose additional conditions to eliminate the nuisance or negative impacts, or may initiate proceedings to revoke the CUP. (1) 1.8 If in the future the City's Community Development Director, Police Chief, and/or Public Works Department determine that a parking, traffic, or noise problem exists on the site or in the vicinity as a result of the facility, the Community Development Director, Police Chief, and/or Public Works Department may require that the applicant prepare a parking demand analysis, traffic study, or noise analysis and the applicant shall bear all associated costs. If said study indicates that there is inadequate parking or a traffic or noise problem, the applicant shall be required to provide measures to be reviewed and approved by the Community Development Department, Police Chief, and/or Public Works Department. Said mitigation measures may include, but are not limited to, the following: a) Establish alternative hours of operation, b) Reduce client enrollment, ` c) Provide additional parking, or d) Provide noise attenuation improvements. (1) 1.9 As a.condition of approval of CUP 2017-05, the applicant 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 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. 85 `r Zoning Administrator Action 17-006 Conditional Use Permit 2017-05 Exhibit A Page 3 USE RESTRICTIONS (1) 2,1 The hours of operation for the business shall be as follows: Monday— Friday: 5:30 a.m. to 8:00 p.m. Saturday-Sunday: 11:00 a.m. to 1:00 p.m. Modifications to the hours of operation may be approved by the Director of Community Development if it is determined that no impacts to surrounding tenants or properties will occur. (1) 2.2 Occupancy for the project building shall not exceed 49 people at any given time. Should the business owner wish to change his/her business operation to exceed 49 people, he/she shall first submit plans to the Community Development Department for a change of occupancy in accordance with California Building Codes in effect at the time. (1) 2.3 Each class shall be concluded to provide sufficient time for attendees of the prior class to vacate the site prior to arrival of attendees of the next class. (1) 2.4 All activities shall be located within the enclosed building. (1) 2.5 All business activities shall comply with the City's Noise Ordinance. The applicant and/or property owner shall install, as necessary, interior sound attenuation material to minimize noise and/or vibration impacts on adjacent tenants. (1) 2.6 No change or alteration of the tenant space shall occur without prior approval of the Community Development Director. Major modifications to the floor area, services, and/or operation of the business may require consideration of a new conditional use permit by either the Zoning Administrator or the Planning Commission. (1) 2.7 If the use authorized by CUP 2017-05 is discontinued for one (1) year, then it shall be conclusively presumed that such use has been abandoned and CUP will be deemed expired. PLAN SUBMITTAL (1) 3.1 At the time of building permit application, the plans shall comply with the latest edition of the codes (building codes, Green Building Code), City Ordinances, State, Federal laws, and regulations as adopted by the City Council of the City of Tustin. 86 Zoning Administrator Action 17-006 Conditional Use Permit 2017-06 Exhibit A Page 4 (1) 3.2 Prior to issuance of a permit, the applicant/contractor is required to submit a Waste Recycling and Reduction Plan (WRRP) to the Public Works Department. The WRRP must indicate how the applicant will comply with the City's requirement (City Code Section 4351, et al) to recycle at least fifty (50) percent of the project waste material or the amount required by the California Green Building Standards Code. The applicant shall submit a security deposit in the amount of five (5) percent of the project's valuation as determined by the Building Official, rounded to the nearest thousand, or$2,500, whichever is greater. In no event shall a deposit exceed $25,000. FEES (1) 4.1 Within forty-eight (48) hours of approval of the subject 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 the 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. 87