kimley-horn.com 1100 W Town and Country Road, Suite 700, Orange, CA 92868 714-333-0835 March 24, 2025
Ms
. Amanda Lauffer, AICP
Senior Planner
Planning and Building Department
City of Anaheim
200 S. Anaheim Blvd., Suite 162
Anaheim, CA 92805
RE
: Parking Demand Study – Anaheim Hills Festival Specific Plan, Proposed Development Area 5 Dear Ms. Lauffer:
On behalf of Shea Properties, Kimley-Horn and Associates, Inc. (“Kimley-Horn") is pleased to provide this Parking Demand Study for the proposed mixed-use development at the Anaheim Hills Festival Shopping Center (“Project site”) located at 8032 E ast Santa Ana Canyon Road in the City of Anaheim (“City”), California, which is governed by the Anaheim Hills Festival Specific Plan (“Specific Plan”). The following analysis provides a summary of the City’s required parking for mixed-use developments and provides our professional opinion of the recommended multiple-family parking demand based on industry standards, comparable developments, and vehicle ownership statistics for the area. This Parking Demand Study also includes a shared parking analysis to evaluate how the site’s mixed -uses (i.e., residential and retail) may more effectively use/share the provided parking, based on differing hours of peak parking demand. Th is Parking Demand Study is organized as follows:
• Project Description
• City Parking Regulations
• Industry Standards for Multiple-Family Parking
• Shared Parking Demand Analysis
• Conclusion
PROJECT DESCRIPTION
The Project site has a General Plan land use designation of Regional Commercial in Development Areas (DA) 1, 2, and 3, and Residential Low-Medium in DA 4. The Project site is zoned SP 90-1, Festival Specific Plan. The existing Specific Plan includes four development areas (DAs) within the approximately 85.7-acre property. The existing DAs include the following:
• Development Area 1: Scenic Commercial
• Development Area 2: Retail Commercial and Entertainment • Development Area 3: Visitor Commercial
• Development Area 4: Business Commercial/Residential Low Medium Shea Properties is pursuing a General Plan Amendment and Specific Plan A mendment to allow for the proposed residential uses and the creation of the new DA 5. The General Plan Amendment would change the land use designation within DA 5 from Regional Commercial to Mixed-Use Medium, which is intended Ms. Lauffer
Anaheim Hills Festival DA 5 - Parking Demand Study
kimley-horn.com 1100 W Town and Country Road, Suite 700, Orange, CA 92868 714-333-0835
to allow flexibility for parcels that could transition from strip commercial land uses to residential or a mix of residential, commercial, and office development. The Specific Plan Amendment would amend the current Specific Plan to allow for mixed -use land uses on a total of 16.2 acres (DA 5) and would include other clarifying text amendments related to signage, permitted uses, and development standards. AMC Chapter 18.108 (Festival Specific Plan No. 90 -1 Zoning and Development Standards) will be updated to allow for shared parking to be requested for mixed-use development. See Exhibit 1, Anaheim Hills Festival - Proposed Development Areas.
Exhibit 1
Anaheim Hills Festival – Proposed Development Areas
The Specific Plan Amendment will also update the standards and guidelines for DA 1 and DA 2 that support future improvements to refresh and improve the existing commercial uses. There are no proposed changes to DA 1 and DA 2 parking requirements. Future improvements to add or modify uses within DA 1 and DA 2 will require a parking evaluation at that time.
Ms. Lauffer
Anaheim Hills Festival DA 5 - Parking Demand Study
kimley-horn.com 1100 W Town and Country Road, Suite 700, Orange, CA 92868 714-333-0835
Shea Properties is proposing to demolish the approximately 62,676 square foot theater and, in its place, develop 447 multiple-family residential units with site improvements (“Proposed Project” or “Project”).
Approximately 13,310 square feet of commercial use would be retained in DA 2 for future development.
Parking for the multiple-family residential units will be served through a dedicated wrapped parking structure concealed by the proposed multiple-family residential complex. Parking for the remaining DA 5 retail uses will be served by th e proposed ground floor parking structure and by surface parking at the upper level of the commercial center . The proposed parking structure will have six levels and a subterranean level and will accommodate a total of 954 parking spaces for residents, guests, and retail users, see Table 1, DA 5 Proposed Parking Summary.
The total proposed parking spaces provided within DA 5 by both the surface parking and the parking structure is summarized in Table 1, DA 5 Proposed Parking Summary.
Table 1 – DA 5 Proposed Parking Summary
Residential
Parking Spaces
Guest/Other1
Parking Spaces
Retail
Parking Spaces
Parking
Spaces
Surface – Retail - - 32 32
Surface – Leasing & Loading - 5 - 5
Surface – Fitness & Retail
(Existing) - - 222 222
Surface – Fitness & Retail
(New) - - 30 30
Parking Structure - Level 6 97 - - 97
Parking Structure - Level 5 149 - - 149
Parking Structure - Level 4 149 - - 149
Parking Structure - Level 3 149 - - 149
Parking Structure - Level 2 147 - - 147
Parking Structure - Level 1 17 52 66 135
Parking Structure - Sub-Terranean 73 55 - 128
Total 781 112 350 1,243
1. “Other” includes one parking space for mail delivery and four parking spaces for the leasing office.
Source: DA 5 Residential Architectural Plan Set, December 2024, Sheet G1.1
The proposed development would also provide 289 surface parking spaces on the upper level of DA 5 and 40 spaces on the lower level of DA 5, see Exhibit 2, Proposed Parking for DA 5. Note that the 40 surface parking spaces on the lower level are not assumed to be used by the uses on the upper level and , therefore, are not included in the Shared Parking Demand Analysis . Additionally, the existing medical office and restaurant on the upper level have been included in the DA 5 Parking Demand Study since they are served by the upper-level parking.
Ms. Lauffer
Anaheim Hills Festival DA 5 - Parking Demand Study
kimley-horn.com 1100 W Town and Country Road, Suite 700, Orange, CA 92868 714-333-0835
Exhibit 2: Proposed Parking for DA 5
Note: The 40 surface spaces on the lower level are within DA 5, but they are not included in the parking for DA 5 as they ser ve the retail in DA 2.
CITY PARKING REGULATIONS
Retail/Commercial Demand
The Project is within the Festival Specific Plan, which specifies the parking requirements for commercial uses. For DA 2, the parking requirements defer to AMC Section 18.42 (Parking and Loading), with specific rates defined for fast-food and furniture/home improvement stores. The proposed parking requirements for DA 5 are summarized in Table 2, DA 5 Proposed Parking Tabulation.
Ms. Lauffer
Anaheim Hills Festival DA 5 - Parking Demand Study
kimley-horn.com 1100 W Town and Country Road, Suite 700, Orange, CA 92868 714-333-0835
Table 2 - DA 5 Proposed Parking Tabulation
Use Proposed
Units Proposed Parking Rate1 Proposed Parking
Spaces
Residential 447 Units - -
One-Bedroom 280 units 1.75 sp/unit 490
Two-Bedroom 131 units 2.25 sp/unit 295
Three-Bedroom 36 units 3.00 sp/unit 108
Total Required Residential Parking (DA 5) 893 Spaces
Overall Proposed Parking Rate (DA 5) 2.0 sp/unit
Restaurant 6,475 SF 10 sp/1,000 SF 65
Office (<25,000 SF) 9,200 SF 4 sp/1,000 SF 37
Fitness 38,160 SF 4 sp/1,000 SF 153
Day Care/Tutor Time
(20 Employees, max. 195
Children)
13,276 SF
1 space/ employee, plus
1 space/10 children or adult clients,
plus 1 space for loading and unloading
children or adult clients onsite.
41 Medical Office 11,033 SF 6 sp/1,000 SF 66
Total Required Retail Parking Spaces (DA 5) 362 spaces
TOTAL REQUIRED PARKING (DA 5)2 1,255 spaces
TOTAL PROVIDED PARKING (DA 5) 1,243 spaces
Shared Peak Parking3 12 spaces
TOTAL PROVIDED PARKING WITH SHARED PARKING 1,255 spaces Note:
1. The guest parking requirement of 0.25 spaces per unit is included as part of the number of required parking spaces per unit type above.
2. See Table 1, DA 5 Proposed Parking Summary.
3. See Shared Parking Demand Analysis discussion below.
Mixed-Use Parking Demand
AMC Section 18.42.050 permits shared parking arrangements for non-residential uses, provided that the onsite uses have differing peak periods of parking demand or hours of operation. The Project seeks to apply a shared parking arrangement to support the proposed mixed -use development’s residential , visitor, and retail parking demand within DA 5. This parking study demonstrates that the proposed mixed uses within DA 5 will have differing peak periods of parking demand and differing hours of operation. This is discussed further below using Urban Land Institute (ULI) parking standards.
Residential Parking
The Project proposes a 447-unit mixed-use residential development in the proposed DA 5. The City identifies parking ratios for standalone multiple-family residential in AMC Section 18.42.030.0201, which Ms. Lauffer
Anaheim Hills Festival DA 5 - Parking Demand Study
kimley-horn.com 1100 W Town and Country Road, Suite 700, Orange, CA 92868 714-333-0835
would require the Project to provide 963 parking spaces with an overall parking rate of 2. 15 spaces per unit. The Project proposes a modified residential parking standard for only the one -bedroom units and will remain consistent with the AMC for two and three-bedroom units. Table 3, Residential Parking Rate Comparison shows the proposed parking ratios compared to the requirements outlined in the AMC. This parking demand study demonstrates that the proposed modifications to the one -bedroom residential parking requirements outlined in AMC Section 18.42.030.0201 would not result in a parking deficiency at the Project site.
Table 3 - Residential Parking Rate Comparison
Unit Type Proposed
Units
City Multiple-Family Code
Requirements Proposed DA 5 Requirements Difference
Ratio (sp/unit) Required
Spaces
Ratio
(sp/unit)
Required
Spaces
One-Bedroom 280 2.00 560 1.75 490
- 70
spaces
Two-Bedroom 131 2.25 295 2.25 295
Three-
Bedroom 36 3.00 108 3.00 108
Total Parking 447 2.15 963 2.00 893
Notes:
The AMC guest parking requirement of 0.25 spaces per unit is included as part of the parking rate per unit type above.
The city’s multiple family parking requirements listed in this table are according to AMC Section 18.42.030.0201.
INDUSTRY STANDARD FOR MULTI PLE FAMILY PARK ING
Urban Land Institute (ULI) Parking Rate
The leading industry standard for parking standards is ULI Shared Parking Third Edition, published 2020.
ULI’s Third Edition was a collaboration of International Council of Shopping Centers and National Parking Association, involving a peer review group of consultants, architects, and engineers with experience and a demonstrated body of work setting guidelines and standards for the parking industry. The Third Edition updated the multiple-family basis of ratios, which applied parking rates based on bedroom types (studio, one bedroom, two bedrooms, and three-plus bedrooms). Another update in the Third Edition is that the time-of-day factors are different for General Urban/Suburban projects compared to city center or transit- oriented developments.
ULI’s residential parking ratios are the average of 30 observed multi ple family developments across the United States calculated on a parking space per bedroom ratio. See Table 4, ULI Residential Parking Rates, below.
Ms. Lauffer
Anaheim Hills Festival DA 5 - Parking Demand Study
kimley-horn.com 1100 W Town and Country Road, Suite 700, Orange, CA 92868 714-333-0835
Table 4 - ULI Residential Parking Rates
Unit Type
ULI Residential Parking Ratios (sp/unit)
Overall Ratio
(sp/unit) Weekday Weekend
Visitor Resident Visitor Resident
Studio 0.10 0.85 0.15 0.85 1.00
1 Bedroom 0.10 0.90 0.15 0.90 1.05
2 Bedrooms 0.10 1.65 0.15 1.65 1.80
3+ Bedrooms 0.10 2.50 0.15 2.50 2.65
Source: ULI Shared Parking, Third Edition (2020)
As shown in Table 5, Residential Parking Rate Comparison with ULI Rates, the Project’s proposed parking rate exceeds ULI’s recommended parking rates by 268 spaces (40%). Therefore, although the Project’s proposed one-bedroom parking rate modification is lower than AMC requirements, it is considerably higher than the industry standard for one-bedroom units.
Table 5 - Residential Parking Rate Comparison with ULI Rates Unit Type Units
ULI Recommendation Proposed Project Parking
Standards
Difference
Rate1
(Sp/Unit) Spaces Rate
(Sp/Unit) Spaces
One-Bedroom 280 1.05 294 1.75 490
Two-Bedroom 131 1.80 236 2.25 295
Three-Bedroom+ 36 2.65 95 3.00 108
Total 447 units 1.39 625 2.00 893 + 268 spaces
1. ULI base parking ratios are per bed. Studio is assumed as one- bed.
Comparable Properties
Kimley-Horn reviewed parking standards of comparable mixed-use multiple-family developments within Southern California that are owned and operated by Shea Properties. Consistency of p roperty management is an important component relative to on-site parking controls and is why properties owned and operated by Shea Properties were selected. Shea Properties requires all tenants to have their vehicles registered as part of their parking controls. This data informs them of the number of cars per occupied unit, indicating a downward trend in car ownership. Six comparable Shea Properties projects were selected with similar product types and densities and had similar proximities to freeways, major arterial roadways, residential neighborhoods, and commercial areas. All six projects are rental communities and managed in-house by Shea Properties’ associates. A summary of these comparable properties is provided below in Table 6, Comparable Properties Summary, with details of each property provided in Attachment 1, Comparable Properties Summary.
Ms. Lauffer
Anaheim Hills Festival DA 5 - Parking Demand Study
kimley-horn.com 1100 W Town and Country Road, Suite 700, Orange, CA 92868 714-333-0835
Table 6 - Comparable Properties Summary
Units Parking Spaces Parking Rate
(Sp/Unit)
Vehicles per
Occupied Unit
Proposed Project 447 896 2.0 --
88 Alhambra 260 483 1.9 1.3
Valentia 318 621 2.0 1.3
City Lights 793 1,560 2.0 1.4
Reata 289 524 1.8 1.4
Vantis 435 748 1.7 1.2
Symmetry 431 774 1.8 1.3
Source: Shea Properties, 2024
As shown in Table 6, the number of units the comparable projects provide range from 260 to 793. Because the proposed mixed-use development at the Anaheim Hills Festival would introduce 447 multiple-family units, these comparable projects fall within an appropriate range of densities associated with mixed -use developments. The number of parking spaces per unit ranges from 1. 7 to 2.0, with an average of 1.87.
The number of registered vehicles in the comparable properties is roughly 0.5 spaces less than what was entitled. Furthermore, each project's current occupancy rates are high, range between 87% to 98%.
Having a high occupancy rate provides a conservative estimate of vehicle registration.
The Project’s proposed residential parking ratios would yield an overall ratio of 2.0 spaces per unit, higher than or equal to the comparable projects in this analysis. If similar vehicle registration trends are observed in the P roposed Project, a surplus of 0.63 space per unit would occur . Therefore, it is reasonable to conclude that an overall parking ratio of 2.0 spaces per unit would sufficiently meet the residential parking demand for the Project.
At the request of Shea Properties, Kimley -Horn conducted existing parking counts of their Vantis Apartments development located in Aliso Viejo. Vantis is a mixed -use rental development with a four - story, 435-unit luxury apartment community adjacent to Shea Properties -developed retail, offices, hotel and for -sale residences. Like the Project, Vantis is managed by Shea Properties’ in -house team of associates. In addition, Vantis is very similar to the Proposed Project in terms of the number of units , product type, location within a suburban community , and proximity to a commercial center. Parking counts were taken over a weekday and weekend period . The results showed that the provided 1.75 parking spaces per unit resulted in surplus parking relative to the observed peak parking demand of 60% of provided parking. See Table 7, Vantis Apartments Parking Survey.
Ms. Lauffer
Anaheim Hills Festival DA 5 - Parking Demand Study
kimley-horn.com 1100 W Town and Country Road, Suite 700, Orange, CA 92868 714-333-0835
Table 7 - Vantis Apartments Parking Survey*
Weekday
(5am-12pm)
Weekday
(12pm-5pm)
Weekday
(5pm-11pm)
Saturday
(5am-12pm)
Saturday
(12pm-5pm)
Saturday
(5pm-11pm)
Parking Inventory 762 spaces
Peak Occupied Spaces 418 326 450 458 380 441
Peak Available Spaces 344 436 312 304 382 321
Peak Parking
Occupancy Rate 55% 43% 59% 60% 50% 58%
*Parking Survey was taken on Saturday (October 1, 2022) and Tuesday (October 3, 2022).
At the time of the parking survey, 415 of the total 435 units (95%) were occupied, with 560 vehicles registered with the property manager. If the apartments were at 100% capacity and the number of registered vehicles increased proportionally, an additional 30 vehicles would be registered . Assuming all 30 vehicles utilized the parking structure, occupancy rates would only increase by 4%, remaining below 79% during peak usage. For additional information, s ee Attachment 2 – Vantis Parking Survey and Evaluation.
Vehicle Ownership Trends
Based on the Bureau of Transportation Statistics, households living in rented residences are almost six times as likely to own fewer vehicle s compared to non -renters. Similarly, households living in a condominium or apartment are almost five times as likely to have fewer vehicles than those living in single-family or other non -apartment dwellings.
1 See Attachment 5 – Vehicle Ownership Data from the
U.S. Census Bureau, which provides an analysis of vehicle car ownership data for the zip code that Anaheim Hills Festival resides in (92808) and three other zip codes in the surrounding areas adjacent to the subject site, representing areas of Anaheim and Yorba Linda.
The vehicle ownership census data demonstrates that the average number of vehicles owned per unit is
1.7, below the 2.0 vehicles per unit across each of the four zip code s evaluated within the vicinity of the Anaheim Hills Festival. Moreover, the ratio of vehicles owned per unit ranged between 1.6 to 1.9 vehicles per unit. The Proposed Project’s overall parking rate of 2.0 spaces per unit is higher than the household- to-vehicle ownership reported in the census within the Project zip code and surrounding are as, which suggests the proposed multiple -family parking rate for the Project will meet the anticipated parking demand.
SHARED PARKING DEMAND ANALYSIS
AMC Section 18.42.050 provides requirements to allow for shared parking at a development. Shared parking is beneficial at mixed-use developments where peak parking demands for various land uses at a site occur at different times (i.e., peak parking demand for offices is during the day, and peak parking demand for housing is at night). AMC Section 18.42.050 is noted below:
1 Bureau of Transportation Studies, Household, Individual, and Vehicle Characteristics, available at:
https://www.bts.gov/archive/publications/highlights_of_the_2001_national_household_travel_survey/section_01
Ms. Lauffer
Anaheim Hills Festival DA 5 - Parking Demand Study
kimley-horn.com 1100 W Town and Country Road, Suite 700, Orange, CA 92868 714-333-0835
.010 Residential Uses. Required off-street parking spaces for all single-family residential uses of property shall be located on the same lot as the dwelling unit or, for multiple-family residential units or single-family dwellings, either attached or detached, in a condominium or other common interest development, as defined in Section 1531 of the California Civil Code, the required off -street parking shall be located on the same project site for which such parking is required. The parking spaces and acc essways shall at all times be maintained in a manner capable of typical vehicular ingress and egress. All required enclosed parking spaces shall be equipped with a functioning garage door. .020 Non-Residential Uses –General. For non -residential uses, required off -street parking spaces shall be located on the same lot as the main building for which such parking is required, or on property immediately contiguous, adjacent to, or within close proximity to the lot, provided the parking is located within reasonable walking distance as determined by the Planning Director or his or her designee. .030 Non-Residential Uses–Shared Parking Arrangements. Subject to the approval of an Shared Parking Permit pursuant to the provisions of Section 18.42.120 of this chapter,
non-residential uses may utilize shared parking facilities subject to the following requirements; provided, however that the shared parking will not adversely affect the adjoining land uses.
.0301 On-Site Sharing. Parking may be shared within the same legal property if parking is available as a result of on-site uses having different peak periods of parking demand or differing hours of operation.
.0302 Off-Site Sharing. Parking may be shared between separate legal properties under the following scenarios; provided, however that all property used for such shared parking shall be under joint ownership, or under agreement approved as to form by the City Attorney.
.01 The property on which additional parking is available has parking spaces in excess of the minimum number required by this chapter or the minimum number of spaces as determined by a parking demand study/parking justification letter. .02 The uses which would share parking have different peak periods of parking demand or differing hours of operation as determined by a parking demand study/parking justification letter.
As a mixed -use development, the commercial and residential -visitor parking within DA 5 has been analyzed to determine if the proposed parking will meet the projected parking demand. Resident parking is excluded from the shared parking evaluation as it would not be shared amongst the uses. As previously described, the proposed development is within the vicinity of existing commercial development, which is comprised of restaurants, offices, medical facilities, tutor/day -care facilities, and fitness facilities that utilize existing surface parking. The proposed mixed-use development anticipates differing peak periods of parking demand and differing hours of operation for residential visitors and the office, tutor/daycare, restaurant, and fitness center uses that would support a shared parking arrangement per AMC Section
18.42.050.02. There is currently a reciprocal access and parking agreement across DA 5 that permits a shared parking arrangement.
Ms. Lauffer
Anaheim Hills Festival DA 5 - Parking Demand Study
kimley-horn.com 1100 W Town and Country Road, Suite 700, Orange, CA 92868 714-333-0835
ULI Shared Parking Third Edition (2020) establishes hourly parking demand profiles by land use to estimate hourly parking demand based on weekday and weekend parking utilization. The varying demand timeframes between existing and proposed uses can be analyzed using the city -approved Anaheim Hills Festival parking rates for the retail uses and the proposed modified residential parking rates using ULI’s shared parking standard. The shared parking analysis evaluated the peak demand of the non -residential uses, plus the residential-visitor uses, to determine if the shortfall of 12 parking spaces shown in Table 2 can be supported by shared parking.
Attachment 3 – ULI Parking Demand Profiles for Proposed Parking Standards , provides the overall weekday and weekend parking demand profiles for DA 5 based on the shared parking methodology. Of the Project’s 1,243 proposed parking spaces, 407 are available as shared parking. 2 The Project proposes
781 resident-only parking spaces and 55 resident-visitor parking spaces in the parking structure that will not be shared. To account for this, the tables in Attachment 3 reflect resident-visitor shared parking spaces only for times where resident-visitor parking demand would exceed 55 spaces because the resident-visitor demand will be wholly met by the 55 unshared resident -visitor spaces up until the demand exceeds 55 spaces. The remaining 57 visitor parking spaces and 350 retail spaces will be shared, and signage would be provided as necessary.
As shown in Attachment 3, the visitor-residential parking demand exceeds 55 spaces between 6:00 p.m. and 12:00 a.m. The maximum resident -visitor parking demand during this time -period is 112 parking spaces, requiring 57 shared parking spaces. As further shown in Attachment 3, and as summarized below, the cumulative shared parking peak demand is anticipated to be 305 parking spaces from 11:00 a.m. to 12:00 p.m. on the weekday.
Peak Weekday Parking Utilization
The peak parking utilization for the combined uses during the weekday is observed at 11:00 a.m. with a demand of 305 parking spaces, resulting in a surplus of 102 parking spaces. The peak demand at this time is medical, office, and restaurant, which is complemented by lower demand in residential and health club parking. Therefore, the Project is forecast to provide more than adequate capacity during the weekday peak parking demand conditions.
Peak Weekend Parking Utilization
The peak parking utilization for the combined uses during the weekend is observed at 11:00 a.m. with a demand of 239 parking spaces, resulting in a surplus of 168 parking spaces. The peak demand at this time is medical, office, and restaurant, which is complemented by lower demand in residential and health club parking. Therefore, the Project is forecast to provide more than adequate parking capacity during the weekend peak parking demand conditions.
Based on the ULI weekday and weekend utilization rates that were applied to the proposed parking standards, the Project’s combined parking demand for residential visitors and commercial users creates a surplus of at least 102 parking spaces, which exceeds the 12 parking space shortfall for the upper level (See Attachment 4 – ULI Parking Demand Profiles for Proposed Parking Standards). Therefore, the shared
2 The 407 shared parking supply is calculated by removing the 781 resident -only spaces and the 55 resident -visitor-only spaces from the total 1,243 parking spaces proposed.
Ms. Lauffer
Anaheim Hills Festival DA 5 - Parking Demand Study
kimley-horn.com 1100 W Town and Country Road, Suite 700, Orange, CA 92868 714-333-0835
parking analysis demonstrates that the proposed parking is adequate when accounting for the peak demand of the combined retail uses within DA 5.
CONCLUSION
This parking demand study demonstrates that the Project’s anticipated parking demand will be supported by the proposed 1,243 onsite parking spaces that are to be provided through surface parking and a proposed parking structure. The shared parking analysis demonstrates that the Project’s provided parking is adequate when accounting for the peak demand s of the combined uses within DA 5. The cumulative shared parking peak demand is on the weekday, with a peak demand of 305 parking spaces (surplus of 102 parking spaces).
This parking demand study also demonstrates that the modified parking rate for one -bedroom units of
1.75 spaces per unit (a 0.25 space per unit reduction) supports the proposed residential development and existing non-residential uses. The overall modified parking ratio of 2.0 spaces per unit exceeds industry standards by providing over 2 68 additional spaces compared to ULI ’s recommended rate . Additionally, comparable properties owned and operated by Shea Properties show that the proposed parking ratio of
2.0 exceeds approved and implemented developments with similar density, location, and adjacency to commercial ones. Lastly, the modified multiple-family parking ratio of 2.0 is greater than census-reported car ownership data per multi ple-family household s within the area near the Anaheim Hills Festival .
Altogether, these data points support a modified residential parking rate as part of the analysis with mixed-use parking regulations.
Should you have any questions or need further clarification, please do not hesitate to call.
Sincerely,
KIMLEY-HORN AND ASSOCIATES, INC.
By: Jason Marechal, P.E.
By: Elizabeth Cobb
Senior Project Manager
Attachments: Attachment 1 – Comparable Project Profiles Attachment 2 – Vantis Parking Survey and Evaluation
Attachment 3 – ULI Parking Demand Profiles for Proposed Parking Standards Attachment 4 – Parking Peak Demand Profiles
Attachment 5 – Vehicle Ownership Data from the U.S. Census Bureau
Attachment 1
Comparable Project Profiles
88 at Alhambra Place is an urban, four -story,
260-unit luxury apartment community just
eight miles east of Downtown Los Angeles. The
community offers an array of resort -inspired
amenities, including a residents’ clubhouse,
lounges, spa-like pool with cabanas, and open -
space, themed courtyards. This community is
adjacent to Alhambra Place, a popular 118,000
SF Shea Properties -developed retail center that
features destination retailers such as Sprouts,
Sephora, Burlington and other stores,
restaurants and services.
88 S. Garfield Avenue
Alhambra, CA 91901
Parking Data
88 Alhambra
# of Units 260
Occupancy 98.5%
Occupied Units 256
# of Parking Spots 483
Parking/Units 1.9
Registered
Vehicles 334
Vehicles/Occupied
Units 1.3
Valentia is a four-story, 318-unit apartment
community within the desirable master -
planned neighborhood of Renaissance La Jolla
in San Diego. Amenities at this vibrant
community include several resort -style pools
and spas, a fitness center and resident’s
lounge. Valentia is adjacent to the Renaissance
Towne Centre and the 30-acre Nobel Athletic
Fields and Recreation Center, and is close to
beaches, freeways, shopping at Westfield UTC
and University of California, San Diego.
5305 Toscana Way
San Diego, CA 92122
Parking Data
Valentia
# of Units 318
Occupancy 91.8%
Occupied Units 292
# of Parking Spots 621
Parking/Units 2.0
Registered
Vehicles 368
Vehicles/Occupied
Units 1.3
City Lights at Town Center isa four-story, 793-
unit apartment community located in the hills of
Aliso Viejo in Orange County. With scenic views of
the Saddleback Valley and mountains, the 16-acre,
resort-style community features top amenities,
including pools, spas, residents’ lounges, all-hours
fitness center, and inviting courtyards. City Lights
is adjacent to Aliso Viejo Town Center — a
shopping, dining and entertainment destination
with restaurants, shops and entertainment
venues — and close to Soka Performing Arts
Center and the natural open space trails of the
4,500-acre Aliso and Wood Canyons Wilderness
Park.
5000 City Lights Drive
Aliso Viejo, CA 92656
Parking Data
City Lights
# of Units 793
Occupancy 87.3%
Occupied Units 692
# of Parking Spots 1560
Parking/Units 2.0
Registered
Vehicles 993
Vehicles/Occupied
Units 1.4
Reata Oakbrook Village is a five -story, 289-unit
apartment community in the heart of
downtown Laguna Hills in south Orange
County. With top amenities such as a residents’
clubhouse, fitness center, spa-like pool with
cabanas, a roof deck and 12,000 SF of support
retail, the community is designed for a modern
lifestyle that combines work and play. Reata is
conveniently located close to a major freeway
and is adjacent to popular restaurants and
shops such as Ruby’s Diner and Nordstrom
Rack, which are part of the Village at Laguna
Hills, a center being redeveloped.
24391 Avenida de la Carlota
Laguna Hills, CA 92656
Parking Data
Reata
# of Units 289
Occupancy 92.7%
Occupied Units 268
# of Parking Spots 524
Parking/Units 1.8
Registered
Vehicles 372
Vehicles/Occupied
Units 1.4
Vantis is a mixed-use enclave in Aliso Viejo featuring a four-story, 435-unit luxury apartment community
adjacent to Shea Properties-developed retail, offices,
hotel and for-sale residences. Designed with a vibrant
indoor and outdoor lifestyle inspired by top resorts, this south Orange County community offers a generous
collection of premium modern amenities such as
residents’ lounges, a gourmet kitchen, bar, gaming
area, business center, conference room, state-of-the-art fitness center and movement studio, and outdoor
fitness park, two pools and spas with cabanas, rooftop
deck and lounge with views of Saddleback Mountain.
Vantis is two miles from Soka Performing Arts Center
and close to the natural open space trails of the 4,500- acre Aliso and Wood Canyons Wilderness Park.
90 Vantis Drive
Aliso Viejo, CA 92656
Parking Data
Vantis
# of Units 435
Occupancy 95.2%
Occupied Units 414
# of Parking Spots 748
Parking/Units 1.7
Registered
Vehicles 486
Vehicles/Occupied
Units 1.2
Symmetry is a five-story, 431-unit apartment
community in a vibrant urban section of
Northridge in north Los Angeles County. Modern
amenities include pools, indoor and outdoor
lounges, a co-working area with a conference
room, state-of-the-art fitness center with yoga
and cycling studios, rooftop deck, expansive
courtyards, and bike maintenance and storage
room. The community is adjacent to shopping,
dining and entertaining options at The Shops at
Symmetry—21,000 SF of retail developed by Shea
Properties—and Northridge Fashion Center.
Symmetry is less than two miles from Cal State
Northridge and is close to freeways.
19535 W. Nordoff Street
Northridge, CA 91324
Parking Data
Symmetry
# of Units 431
Occupancy 91.4%
Occupied Units 394
# of Parking Spots 774
Parking/Units 1.8
Registered
Vehicles 519
Vehicles/Occupied
Units 1.3
kimley-horn.com 1100 Town & Country Road, Suite 700, Orange, CA 92868 714-939-1030
May 11, 2023
Mr. Jay Yang
SHEA PROPERTIES
130 Vantis Street
Aliso Viejo, CA 92656
Subject: Vantis Specific Plan Amendment Parking Survey and Evaluation
Dear Mr. Yang:
Kimley-Horn conducted a parking evaluation and survey of the building 122 Parking Structure at 90 Vantis Drive, Aliso Viejo, CA 92656. The purpose of the evaluation and survey was to determine actual parking demand and usage in the Vantis Specific Plan area.
VANTIS SPECIFC PLAN PARKING REQUIRMENTS
The Vantis Specific Plan, amended on January 8, 2014, prescribes a cumulative parking rate of 1.75 parking spaces per unit, exclusive of guest parking requirements (Vantis Specific Plan, Section 2.3.2.b).
Guest parking is provided at a ratio of 0.2 spaces per unit for attached townhomes (Vantis Specific Plan, Section 2.3.2.b).
METHODOLOGY
Kimley-Horn contracted Counts Unlimited, Inc. to conduct on-site parking counts through an in-person count. Parking counts were recorded by Counts Unlimited, Inc. staff on both the weekday and weekend to capture representative parking usage. Counts were captured on each level of the structure and recorded hourly at the below times and dates:
• Saturday, October 1, 2022- 5am to 11pm
• Tuesday, October 3, 2022- 5am to 11pm
PARKING SUPPLY AND INVENTORY
The Building 122 parking structure is a seven -level structure within the City of Aliso Viejo’s Vantis Specific Plan that serves off -street parking needs for the attached and multi -family homes within the Specific Plan area. The parking structure serves 435 attached and multi-family homes. In accordance with the prescribed parking rate, 762 total parking stalls are provided in the Building 122 parking structure. Of the total 762 parking stalls, 21 are ADA stalls and 28 are electric vehicle (EV) stalls.
PARKING SURVEY
Observed parking demand was below the supplied 762 total spaces. Parking occupancy varie d between 43% to 74% by the hour on weekdays. Weekend occupancy ranged between 50% and 69%.
The highest parking demand was observed during early morning and late evening hours, suggesting demand is largely driven by the working population leaving for and returning from work . On average,
kimley-horn.com 1100 Town & Country Road, Suite 700, Orange, CA 92868 714-939-1030
ADA and EV stalls were occupied at a higher percentage than standard stalls. See attached parking worksheets for hourly parking counts.
Weekday
(5am-12pm)
Weekday
(12pm-5pm)
Weekday
(5pm-11pm)
Saturday
(5am-12pm)
Saturday
(12pm-5pm)
Saturday
(5pm-11pm)
Parking
Inventory 762 spaces
Average
Occupied
Spaces
418 spaces 326 spaces 450 spaces 458 spaces 380 spaces 441 spaces Average
Available
Spaces
344 spaces 436 spaces 312 spaces 304 spaces 382 spaces 321 spaces Occupancy
Rate 55% 43% 59% 60% 50% 58%
CONCULSION
Parking supply is considerably greater than parking demand at the building 122 parking structure on weekends and weekdays. At the time of the parking survey, 415 (95%) of the total 435 units in the Vantis apartments complex were occupied, with 560 vehicles registered with the property manager. As demonstrated, parking at current tenant occupancy levels ranges from 69%-74% maximum occupancy.
If the apartments were at 100% capacity and the number of registered vehicles increased proportionally, an additional 30 vehicles would operate onsi te. Assuming all 30 vehicles utilized the parking structure, occupancy rates would only increase 4%, remaining below 79% occupancy during peak usage.
Several factors contribute to the relatively low parking demand. A notable factor related to the parking occupancy is that tandem parking spaces are provided within many multi -family units. Those parking spaces were not counted towards the off-street parking requirements prescribed by the Specific Plan (Vantis Specific Plan, Section 2.3.2.b). A larger share of the total residential parking requirements than anticipated appears to have been absorbed by those private tandem parking spaces . Therefore, the current 1.75 parking spaces per unit parking rate provides surplus parking relative to the observed parking demand.
Sincerely,
Sincerely,
Pranesh Tarikere, P.E. Elizabeth Cobb
Attachments: Vantis Apartment Parking Structure- Parking Study Area Exhibit Vantis Apartments Parking Structure- Saturday, October 1, 2022, Count Worksheet Vantis Apartments Parking Structure- Tuesday, October 3, 2022, Count Worksheet Tulare Dr
Renaissance-Clubsport
Aliso Viejo L
Homewood
Suites Aliso
Viejo
Grand
Beacon Way
M
idtow
n
Dr
Center St
BrownstoneWay
Colonial Way
Enterprise
Parking
Edwards Trader Joe's
Regal Edwards
Aliso Viejo
On the Border
Native Foods
Cafe
Esri Community Maps Contributors, County of Los Angeles, California State Parks, © OpenStreetMap, Microsoft, Esri, HERE, Garmin, SafeGraph, GeoTechnologies, Inc, METI/NASA, USGS, Bureau of Land Management, EPA, NPS, US Census Bureau,
USDA, Maxar
Vantis Apartments Parking Study
FIGURE 1
I
May 11, 2023
N.T.S.
Legend
Specific Plan Boundary
Study Area
Aliso Viejo - Vantis Apartments Parking Structure
90 Vantis Dr, Aliso Viejo, CA 92656
Saturday, October 1st, 2022
Inventory 5:00 AM 6:00 AM 7:00 AM 8:00 AM 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:0 0 PM 10:00 PM 11:00 PM Regular 76666667666655555466
- --------------------
Subtotal 76666667666655555466
Total Occupancy 76666667666655555466
Total Percent 86% 86% 86% 86% 86% 86% 100% 86% 86% 86% 86% 71% 71% 71% 71% 71% 57% 86% 86% Inventory 5:00 AM 6:00 AM 7:00 AM 8:00 AM 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:0 0 PM 10:00 PM 11:00 PM Regular 118 87 87 86 82 80 80 67 60 66 61 61 63 66 67 69 72 75 80 81 Handicap 51111001000001121011
Electrical Vehicle 32210002220213111322
Motorcycle - 1111111111111111111
Subtotal 126 91 91 89 84 81 81 71 63 69 62 64 65 71 70 73 75 79 84 85 Total Occupancy 126 91 91 89 84 81 81 71 63 69 62 64 65 71 70 73 75 79 84 85 Total Percent 72% 72% 71% 67% 64% 64% 56% 50% 55% 49% 51% 52% 56% 56% 58% 60% 63% 67% 67% Inventory 5:00 AM 6:00 AM 7:00 AM 8:00 AM 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:0 0 PM 10:00 PM 11:00 PM Regular 113 88 87 89 88 86 79 73 70 68 66 68 75 72 77 82 81 80 85 86 Handicap 65566553342535343545
Motorcycle - 1111111111111111111
Subtotal 119 94 93 96 95 92 85 77 74 73 69 74 79 78 81 87 85 86 90 92 Total Occupancy 119 94 93 96 95 92 85 77 74 73 69 74 79 78 81 87 85 86 90 92 Total Percent 79% 78% 81% 80% 77% 71% 65% 62% 61% 58% 62% 66% 66% 68% 73% 71% 72% 76% 77% Inventory 5:00 AM 6:00 AM 7:00 AM 8:00 AM 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:0 0 PM 10:00 PM 11:00 PM Regular 128 102 104 101 95 84 83 78 79 75 78 70 70 68 70 72 78 85 88 92 Handicap 33222222331132322333
Electrical Vehicle 33333332221112001132
Motorcycle - 1111111111111111111
Subtotal 134 109 110 107 101 90 89 83 85 81 81 73 75 73 74 75 82 90 95 98 Total Occupancy 134 109 110 107 101 90 89 83 85 81 81 73 75 73 74 75 82 90 95 98 Total Percent 81% 82% 80% 75% 67% 66% 62% 63% 60% 60% 54% 56% 54% 55% 56% 61% 67% 71% 73% Inventory 5:00 AM 6:00 AM 7:00 AM 8:00 AM 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:0 0 PM 10:00 PM 11:00 PM Regular 128 98 96 94 86 76 71 60 61 59 63 66 68 68 71 71 81 85 87 93 Handicap 32333233222232333333
Electrical Vehicle 32332312223222222323
Motorcycle - 0000011100100000000
Subtotal 134 102 102 100 91 81 76 66 66 63 68 71 73 72 76 76 86 91 92 99 Total Occupancy 134 102 102 100 91 81 76 66 66 63 68 71 73 72 76 76 86 91 92 99 Total Percent 76% 76% 75% 68% 60% 57% 49% 49% 47% 51% 53% 54% 54% 57% 57% 64% 68% 69% 74% Inventory 5:00 AM 6:00 AM 7:00 AM 8:00 AM 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:0 0 PM 10:00 PM 11:00 PM Regular 133 78 76 75 71 63 59 59 60 54 58 60 61 59 63 65 71 72 74 77 Handicap 21111120001110111111
Electrical Vehicle 33332222220100000011
Motorcycle - 0000010000000000000
Subtotal 138 82 80 79 74 66 64 61 62 56 59 62 62 59 64 66 72 73 76 79 Total Occupancy 138 82 80 79 74 66 64 61 62 56 59 62 62 59 64 66 72 73 76 79 Total Percent 59% 58% 57% 54% 48% 46% 44% 45% 41% 43% 45% 45% 43% 46% 48% 52% 53% 55% 57% Inventory 5:00 AM 6:00 AM 7:00 AM 8:00 AM 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:0 0 PM 10:00 PM 11:00 PM Regular 72 25 25 25 24 24 20 21 21 21 21 22 21 20 19 19 19 22 21 23 Handicap 20000000012000000000
Electrical Vehicle 16 877654556576664678 1 0
Subtotal 90 33 32 32 30 29 24 26 26 28 28 29 27 26 25 23 25 29 29 33 Total Occupancy 90 33 32 32 30 29 24 26 26 28 28 29 27 26 25 23 25 29 29 33 Total Percent 37% 36% 36% 33% 32% 27% 29% 29% 31% 31% 32% 30% 29% 28% 26% 28% 32% 32% 37% Level 6
Level 7
Level 1
Level 2
Level 3
Level 4
Level 5
Counts Unlimited, Inc.
PO Box 1178
Corona, CA 92878
951-268-6268
Aliso Viejo - Vantis Apartments Parking Structure
90 Vantis Dr, Aliso Viejo, CA 92656
Tuesday, October 3rd, 2022
Inventory 5:00 AM 6:00 AM 7:00 AM 8:00 AM 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:0 0 PM 10:00 PM 11:00 PM Regular 74445555555532444435
- --------------------
Subtotal 74445555555532444435
Total Occupancy 74445555555532444435
Total Percent 57% 57% 57% 71% 71% 71% 71% 71% 71% 71% 71% 43% 29% 57% 57% 57% 57% 43% 71% Inventory 5:00 AM 6:00 AM 7:00 AM 8:00 AM 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:0 0 PM 10:00 PM 11:00 PM Regular 118 94 90 83 68 65 58 52 52 50 55 58 57 62 66 67 74 87 92 92 Handicap 53131222222332223122
Electrical Vehicle 30022210000011112211
Motorcycle - 1111111111111111111
Subtotal 126 98 92 89 72 70 62 55 55 53 58 62 62 66 70 71 80 91 96 96 Total Occupancy 126 98 92 89 72 70 62 55 55 53 58 62 62 66 70 71 80 91 96 96 Total Percent 78% 73% 71% 57% 56% 49% 44% 44% 42% 46% 49% 49% 52% 56% 56% 63% 72% 76% 76% Inventory 5:00 AM 6:00 AM 7:00 AM 8:00 AM 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:0 0 PM 10:00 PM 11:00 PM Regular 113 95 93 84 72 65 62 58 58 59 58 59 64 61 75 84 82 88 90 90 Handicap 63333222232333342345
Motorcycle - 1111000011111111111
Subtotal 119 99 97 88 76 67 64 60 60 63 61 63 68 65 79 89 85 92 95 96 Total Occupancy 119 99 97 88 76 67 64 60 60 63 61 63 68 65 79 89 85 92 95 96 Total Percent 83% 82% 74% 64% 56% 54% 50% 50% 53% 51% 53% 57% 55% 66% 75% 71% 77% 80% 81% Inventory 5:00 AM 6:00 AM 7:00 AM 8:00 AM 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:0 0 PM 10:00 PM 11:00 PM Regular 128 111 108 104 85 70 66 67 64 65 62 60 61 58 70 81 90 103 109 114 Handicap 33333332333333332233
Electrical Vehicle 33333322122111223333
Motorcycle - 0000011111111111111
Subtotal 134 117 114 110 91 76 72 72 69 71 68 65 66 63 76 87 96 109 116 121 Total Occupancy 134 117 114 110 91 76 72 72 69 71 68 65 66 63 76 87 96 109 116 121 Total Percent 87% 85% 82% 68% 57% 54% 54% 51% 53% 51% 49% 49% 47% 57% 65% 72% 81% 87% 90% Inventory 5:00 AM 6:00 AM 7:00 AM 8:00 AM 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:0 0 PM 10:00 PM 11:00 PM Regular 128 98 97 91 75 69 63 60 54 54 52 50 53 53 59 67 77 90 95 98 Handicap 33333222223222232333
Electrical Vehicle 33332221111111333333
Motorcycle - 0000100000100000001
Subtotal 134 104 103 97 80 74 67 63 57 57 56 54 56 56 64 73 82 96 101 105 Total Occupancy 134 104 103 97 80 74 67 63 57 57 56 54 56 56 64 73 82 96 101 105 Total Percent 78% 77% 72% 60% 55% 50% 47% 43% 43% 42% 40% 42% 42% 48% 54% 61% 72% 75% 78% Inventory 5:00 AM 6:00 AM 7:00 AM 8:00 AM 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:0 0 PM 10:00 PM 11:00 PM Regular 133 83 81 73 60 50 48 42 43 44 44 47 51 52 53 62 63 74 78 81 Handicap 21111111000001111111
Electrical Vehicle 32222222222222222122
Subtotal 138 86 84 76 63 53 51 45 45 46 46 49 53 55 56 65 66 76 81 84 Total Occupancy 138 86 84 76 63 53 51 45 45 46 46 49 53 55 56 65 66 76 81 84 Total Percent 62% 61% 55% 46% 38% 37% 33% 33% 33% 33% 36% 38% 40% 41% 47% 48% 55% 59% 61% Inventory 5:00 AM 6:00 AM 7:00 AM 8:00 AM 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:0 0 PM 10:00 PM 11:00 PM Regular 72 26 26 24 22 20 20 19 19 17 17 16 16 15 15 17 20 25 27 31 Handicap 20000000000000000000
Electrical Vehicle 16 88745999889 1 0 1 0 1 0 89 1 2 1 1 1 2 Subtotal 90 34 34 31 26 25 29 28 28 25 25 25 26 25 25 25 29 37 38 43 Total Occupancy 90 34 34 31 26 25 29 28 28 25 25 25 26 25 25 25 29 37 38 43 Total Percent 38% 38% 34% 29% 28% 32% 31% 31% 28% 28% 28% 29% 28% 28% 28% 32% 41% 42% 48% Level 7
Level 1
Level 2
Level 3
Level 4
Level 5
Level 6
Counts Unlimited, Inc.
PO Box 1178
Corona, CA 92878
951-268-6268
Attachment 3
ULI Parking Demand Profiles for Proposed
Parking Standards
Land Use 6:00 AM 7:00 AM 8:00 AM 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PM 11:00 PM 12:00:00 AM Family Restaurant Visitor 25% 50% 60% 75% 85% 90% 100% 90% 50% 45% 45% 75% 80% 80% 80% 60% 55% 75% 25% Employees 50% 75% 90% 90% 100% 100% 100% 100% 100% 75% 75% 95% 95% 95% 95% 80% 65% 65% 35% Visitor 0% 10% 20% 20% 20% 20% 20% 20% 20% 20% 20% 40% 60% 100% 100% 100% 100% 80% 50% Residents (not shared)
Visitor 0% 1% 20% 60% 100% 45% 15% 45% 95% 45% 15% 10% 5% 2% 1% 0% 0% 0% 0% Employees 3% 15% 50% 90% 100% 100% 85% 85% 95% 95% 85% 60% 25% 15% 5% 3% 1% 0% 0% Visitor 0% 0% 90% 90% 100% 100% 30% 90% 100% 100% 90% 80% 67% 30% 15% 0% 0% 0% 0% Employees 0% 20% 100% 100% 100% 100% 100% 100% 100% 100% 100% 100% 67% 30% 15% 0% 0% 0% 0% Visitors 70% 40% 40% 70% 70% 80% 60% 70% 70% 70% 80% 90% 100% 90% 80% 70% 35% 10% 0% Employees 75% 75% 75% 75% 75% 75% 75% 75% 75% 75% 75% 100% 100% 75% 50% 20% 20% 20% 0% Visitors 0% 2% 25% 75% 20% 20% 20% 20% 20% 20% 100% 50% 20% 5% 0% 0% 0% 0% 0% Employees 0% 50% 75% 90% 90% 90% 90% 90% 90% 100% 100% 100% 60% 40% 10% 0% 0% 0% 0% Visitor Only (not shared) ‐ 11 22 22 22 22 22 22 22 22 22 45 55 55 55 55 55 55 55 Visitor Shared ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ 12 57 57 57 57 35 1 Resident ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ Sub‐total ‐ 11 22 22 22 22 22 22 22 22 22 45 67 112 112 112 112 90 56 Visitor 13 26 31 39 44 47 52 47 26 23 23 39 41 41 41 31 28 39 13 Employee 6 10 12 12 13 13 13 13 13 10 10 12 12 12 12 10 8 8 5 Sub‐total 19 36 43 51 57 60 65 60 39 33 33 51 54 54 54 41 37 47 17 Visitor ‐ 0 1 2 3 1 0 1 3 1 0 0 0 0 0 ‐ ‐ ‐ ‐ Employees 1 5 17 31 34 34 29 29 32 32 29 20 9 5 2 1 0 ‐ ‐ Sub‐total 1 5 18 32 37 35 29 30 35 34 29 21 9 5 2 1 0 ‐ ‐ Visitor ‐ ‐ 39 39 43 43 13 39 43 43 39 34 29 13 6 ‐ ‐ ‐ ‐ Employee ‐ 5 23 23 23 23 23 23 23 23 23 23 16 7 3 ‐ ‐ ‐ ‐ Sub‐total ‐ 5 62 62 66 66 36 62 66 66 62 58 44 20 10 ‐ ‐ ‐ ‐ Peak Health Club Visitors 102 58 58 102 102 116 87 102 102 102 116 131 145 131 116 102 51 15 ‐ Employees 6 6 6 6 6 6 6 6 6 6 6 8 8 6 4 2 2 2 ‐ Sub‐total 107 64 64 107 107 122 93 107 107 107 122 138 153 136 120 103 52 16 ‐ Peak Daycare Visitors ‐ 0 5 16 4 4 4 4 4 4 21 11 4 1 ‐ ‐ ‐ ‐ ‐ Employees ‐ 10 15 18 18 18 18 18 18 20 20 20 12 8 2 ‐ ‐ ‐ ‐ Sub‐total ‐ 10 20 34 22 22 22 22 22 24 41 31 16 9 2 ‐ ‐ ‐ ‐ Total 128 120 206 286 289 305 245 281 269 264 287 298 288 281 244 202 147 98 18 11:00 AM 305 Provided 407 407 407 407 407 407 407 407 407 407 407 407 407 407 407 407 407 407 407 Surplus 102 Utilization 31% 29% 51% 70% 71% 75% 60% 69% 66% 65% 71% 73.2% 71% 69% 60% 50% 36% 24% 5% % Demand 74.9% Peak DemandWeekday
Family Restaurant Peak Hour Demand
Residential Peak Hour Demand
Total Demand (shared)
Residential Suburban
Office Peak Hour Demand
Office
Peak Medical Office
Medical/Dental Office
Peak Demand Residential
Peak Demand Family
Restaurant
Peak Hour Parking by Use
Peak Demand Office
Health Club
Daycare Center
Gym and Tutoring Peak Hour Demand
Festival DA 5 Shared Parking
Work Sheet
Last Updated: 08.23.2024
Land Use 6:00 AM 7:00 AM 8:00 AM 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PM 11:00 PM 12:00:00 AM Family Restaurant Visitor 10% 25% 45% 70% 90% 90% 100% 85% 65% 40% 45% 60% 70% 70% 65% 30% 25% 15% 10% Employees 50% 75% 90% 90% 100% 100% 100% 100% 100% 75% 75% 95% 95% 95% 95% 80% 65% 65% 35% Visitor 0% 20% 20% 20% 20% 20% 20% 20% 20% 20% 20% 40% 60% 100% 100% 100% 100% 80% 50% Residents
Visitor 0% 20% 60% 80% 90% 100% 90% 80% 60% 40% 20% 10% 5% 0% 0% 0% 0% 0% 0% Employees Unreserved 0% 20% 60% 80% 90% 100% 90% 80% 60% 40% 20% 10% 5% 0% 0% 0% 0% 0% 0% Visitor 0% 0% 90% 90% 100% 100% 30% 0% 0% 0% 0% 0% 0% 0% 0% 0% 0% 0% 0% Employees 0% 20% 100% 100% 100% 100% 100% 0% 0% 0% 0% 0% 0% 0% 0% 0% 0% 0% 0% Health Club Visitors 80% 45% 35% 50% 35% 50% 50% 30% 25% 30% 55% 100% 95% 60% 30% 10% 1% 1% 0% Employees 50% 50% 50% 50% 50% 50% 50% 50% 50% 50% 75% 100% 100% 75% 50% 20% 20% 20% 0% Daycare Visitors 0% 2% 25% 75% 20% 20% 20% 20% 20% 20% 100% 50% 20% 5% 0% 0% 0% 0% 0% Employees 0% 50% 75% 90% 90% 90% 90% 90% 90% 100% 100% 100% 60% 40% 10% 0% 0% 0% 0% Visitor Only ‐ 22 22 22 22 22 22 22 22 22 22 45 55 55 55 55 55 55 55 Visitor Shared 12 57 57 57 57 35 1 Resident ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ Sub‐total ‐ 22 22 22 22 22 22 22 22 22 22 45 67 112 112 112 112 90 56 Visitor 5 13 23 36 47 47 52 44 34 21 23 31 36 36 34 16 13 8 5 Employee 6 10 12 12 13 13 13 13 13 10 10 12 12 12 12 10 8 8 5 Sub‐total 12 23 35 48 60 60 65 57 47 30 33 43 49 49 46 26 21 16 10 Guest ‐ 1 2 2 2 3 2 2 2 1 1 0 0 ‐ ‐ ‐ ‐ ‐ ‐ Employees Unreserved ‐ 7 20 27 31 34 31 27 20 14 7 3 2 ‐ ‐ ‐ ‐ ‐ ‐ Sub‐total ‐ 7 22 29 33 37 33 29 22 15 7 4 2 ‐ ‐ ‐ ‐ ‐ ‐ Visitor ‐ ‐ 39 39 43 43 13 ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ Employee ‐ 5 23 23 23 23 23 ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ Sub‐total ‐ 5 62 62 66 66 36 ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ Peak Health Club Visitors 95 53 41 59 41 59 59 35 30 35 65 118 112 71 35 12 1 1 ‐ Employees 17 17 17 17 17 17 17 17 17 17 26 34 34 26 17 7 7 7 ‐ Sub‐total 112 70 59 76 59 76 76 53 47 53 91 153 147 97 53 19 8 8 ‐ Peak Daycare Visitors ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ Employees ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ Sub‐total ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ ‐ Total 123 105 178 216 217 239 210 139 115 98 131 200 209 202 156 102 86 59 11 11:00 AM 239 Provided 407 407 407 407 407 407 407 407 407 407 407 407 407 407 407 407 407 407 407 Surplus 168 Utilization 30% 26% 44% 53% 53% 59% 52% 34% 28% 24% 32% 49% 51% 50% 38% 25% 21% 15% 3% % Demand 58.7% Total Demand
Peak Hour Parking by Use
Peak Demand
Family Restaurant Peak Hour Demand
Medical/Dental Office
Peak Demand Residential
Peak Demand Family
Restaurant
Peak Demand Office
Peak Medical Office
Gym and Tutoring Peak Hour Demand
Office
Residential Peak Hour Demand
Residential Suburban
Office Peak Hour Demand
Weekend
Festival DA 5 Shared Parking
Work Sheet
Last Updated: 08.23.2024
447 units 2.00 per unit 893 spaces 2.00 per unit 893 spaces 2.00 per unit 893 spaces 280 units 1.50 per unit 420 spaces 1.50 per unit 420 spaces 1.50 per unit 420 spaces 131 units 2.00 per unit 262 spaces 2.00 per unit 262 spaces 2.00 per unit 262 spaces 36 units 2.75 per unit 99 spaces 2.75 per unit 99 spaces 2.75 per unit 99 spaces
0.25 per unit 112 spaces 0.25 per unit 112 spaces 0.25 per unit 112 spaces 6,475 GLA SF 65 65 10 KSF GLA SF 64.8 Spaces 2 KSF GLA 13 spaces 2 KSF GLA 13 spaces 8 KSF GLA 52 spaces 8 KSF GLA 52 spaces 9,200 GLA SF 37 37 4 KSF GLA SF 36.8 Spaces
3.7 KSF GLA 34 spaces 3.7 KSF GLA 34 spaces
0.3 KSF GLA 3 spaces 0.3 KSF GLA 3 spaces 38,160 GLA SF 153 153 4 KSF GLA SF 152.6 spaces
0.2 KSF GLA 8 spaces 0.9 KSF GLA 34 spaces
3.8 KSF GLA 145 spaces 3.1 KSF GLA 118 spaces 13,276 GLA SF 41 ‐ 4 KSF GLA SF 41.0 spaces 1 space per employee 20 spaces 2.3 KSF GLA ‐ spaces 1 space/10 children, 1 for loading 21 spaces 1.7 KSF GLA ‐ spaces 11,033 GLA SF 66 66 6 KSF GLA SF 66.2 Spaces
2.1 KSF GLA 23 spaces 2.1 KSF GLA 23 spaces
3.9 KSF GLA 43 spaces 3.9 KSF GLA 43 spaces 1,254 spaces 1,254 spaces 1,213 spaces 1,243 spaces Three‐Bedroom+
Visitor
Rate
Restaurant
Quantity Rate Parking Space
Two‐Bedroom
Rate Parking Space
Residential ‐ City Parking rates
One‐Bedroom
Parking Space
ULI Parking Calculation for Weekday and Weekend with Proposed MODIFIED Rates Proposed Weekday Weekend Proposed Parking
Visitor
Employee
Visitor
Gymnasium
Retail/Daycare
Required Parking
Total Parking Total Parking Provided Upper Level
Employee
Office (<25,000 GSF)
Employee
Visitor
Medical Office
Employee
Visitor
Employee
Visitor
Festival DA 5 Shared Parking
Work Sheet
Last Updated: 08.23.2024
Attachment 5
Vehicle Ownership Data from the U.S. Census Bureau
Table 8 - Vehicle Ownership Data from the U.S. Census Bureau – Anaheim Hills Festival Vehicles available in renter -occupied apartments (92808) * Number of Vehicles Renter-Occupied
Number of Units Total Vehicles Percentage of
Vehicle Ownership
No Vehicle 209 - 10.2 %
1 Vehicle 922 922 45.2 %
2 Vehicles 589 1,178 28.9 %
3 Vehicles 198 594 9.7 %
4 Vehicles 120 480 5.9 %
Totals 2,038 units 3,174 vehicles Average Vehicles / Unit: 1.6 vehicles/unit
Source: City-Data, Cars and Other Vehicles Available in Anaheim, CA in Renter Occupied Apartments, Available at : https://www.city -data.com/zips/92808.html#. Data is estimated based on census reporting.
Table 9 - Vehicle Ownership Data from the U.S. Census Bureau – Anaheim Vehicles available in renter -occupied apartments (92807) * Number of Vehicles Renter-Occupied
Number of Units Total Vehicles Percentage of
Vehicle Ownership
No Vehicle 231 -- 9.3 %
1 Vehicle 702 702 28.1 %
2 Vehicles 1,028 2,056 41.2 %
3 Vehicles 458 1,374 18.4 %
4 Vehicles 76 304 3.0 %
Totals 2,495 units 4,436 vehicles Average Vehicles / Unit: 1.8 vehicles/unit
Source: City -Data, Cars and Other Vehicles Available in Anaheim, CA in Renter Occupied Apartments, Available at: https://www.city -data.com/zips/92807.html# Data is estimated based on census reporting.
Table 10: Vehicle Ownership Data from the U.S. Census Bureau – Yorba Linda Vehicles available in renter -occupied apartments (92886) * Number of Vehicles Renter-Occupied
Number of Units Total Vehicles Percentage of
Vehicle Ownership
No Vehicle 118 -- 3.8 %
1 Vehicle 1,054 1,054 34.1 %
2 Vehicles 1,174 2,348 37.9 %
3 Vehicles 606 1,818 19.6 %
4 Vehicles 142 568 4.6 %
Totals 3,094 units 5,788 vehicles Average Vehicles / Unit: 1.9 vehicles/unit
Source: City -Data, Cars and Other Vehicles Available in Anaheim, CA in Renter Occupied Apartments, Available at: https://www.city -data.com/zips/92886.html# Data is estimated based on census reporting.
Table 11: Vehicle Ownership Data from the U.S. Census Bureau - Yorba Linda Vehicles available in renter -occupied apartments (92887)* Number of Vehicles Renter-Occupied
Number of Units Total Vehicles Percentage of
Vehicle Ownership
No Vehicle 66 0 6.1%
1 Vehicle 389 389 36.2%
2 Vehicles 445 890 41.4%
3 Vehicles 143 429 13.3%
4 Vehicles 33 132 3.1%
Totals 1,076 units 1,840 vehicles Average Vehicles / Unit: 1.7 vehicles/unit
Source: City -Data, Cars and Other Vehicles Available in Yorba Linda, CA in Renter Occupied Apartments, Available at: https://www.city -data.com/zips/92887.html# Data is estimated based on census reporting.