CARLSBAD
CLOVIS
IRVINE
LOS ANGELES
PALM SPRINGS
POINT RICHMOND
RIVERSIDE
ROSEVILLE
SAN LUIS OBISPO
20 Executive Park, Suite 200, Irvine, California 92614 949.553.0666 www.lsa.net
MEMORANDUM
DATE: October 10, 2022
TO: Justin Arios, City of Costa Mesa
FROM: Arthur Black, LSA
SUBJECT: Parking Demand for the Costa Mesa Senior Center The City of Costa Mesa (City) has engaged LSA to study parking demand at the Costa Mesa Senior Center. The City wishes to understand current parking demand, pre‐pandemic parking demand, and future parking demand for the Senior Center in relation to a devel opment application that would share parking resources with the Senior Center. This analysis presented by LSA is not a peer review of the applicant’s parking study. Rather, this is a focused look at the parking demand for the Senior Center.
Jamboree Housing is proposing to construct a 60‐unit active senio r apartment complex and a 30‐unit permanent supportive housing development adjacent to the Costa Mesa Senior Center surface parking lot. The Revised Parking Demand Analysis, Costa Mesa Senior Housing Project (LLG 2022) estimated parking demand for the senior housing portion of the project to be 35 parking spaces. No parking dema nd estimate is provided for the permanent supportive housing portion of the project, but Government Code Section 695915 is identified as well as its prohibition of minimum parking requirements being imposed by a City for special‐needs housing near public transportation. As part of the project, the existing 145‐space surface parki ng lot would be reconfigured to provide 75 surface parking spaces and 71 spaces within a new parking structure.
As part of the project, the applicant surveyed Costa Mesa Senior Center parking demand on November 2, 2021, and November 23, 2021. A special event was held on November 23, 2021, where participa
nts could come in to pick up Thanksgiving dinner, but no single dining time was advertised due to pandemic prohibitions on gatherings. During these surveyed days, the Senior Center had a peak of 68 parked vehicles on November 2 and 50 parked vehicles on November 23.
PRE‐PANDEMIC PARKING DEMAND
Discussions with Senior Center staff revealed that during November 2021, the Senior Center still had modified operations because of the pandemic. Attendance data provided by staff also revealed that visitor attendance was higher in 2019 than in 2021. While no parking demand data were available for the pre‐pandemic period, sufficient data are available to fa cilitate the estimation of pre‐ pandemic parking demand.
ATTACHMENT 4
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2 Visitor attendance is a metric that is directly related to parking demand. Senior Center staff provided visitor attendance data for 2019 and for the dates in November 2021 when parking demand was surveyed. By comparing the parking demand and visitor attendance in November 2021, LSA could develop a ratio. Applying that ratio to 2019 visitor attendan ce resulted in an estimate of pre‐ pandemic parking demand.
Parking Ratio
Total attendance on November 2, 2021, was 229 visitors. On the special day, November 23, 2021, total attendance was 198 visitors. With a peak of 68 parked vehicles identified in the surveys conducted on November 2, 2021, the peak parking demand ratio is 0.30 space/daily attendance (68 spaces / 198 daily visitors = 0.30 space/visitor). With a peak of 50 parked vehicles id entified in the surveys conducted on November 23, 2021, the peak parking demand ratio is 0.25 space/daily attendance (50 spaces / 198 daily visitors = 0.25 space/visitor). 2019 Parking Demand
Senior Center staff provided parking demand, which showed the variation in daily attendance by season and the typical busiest times of day. Table A provides a snapshot of the average attendance data. As Table A shows, the busiest month of November has higher‐than‐average attendance, while summer months have below‐average attendanc e. Whatever the time of year, the distribution of visitors remains the same. The busiest time of day is between opening and 11:00 a.m., with the number of new arrivals decreasing as the day progresses. March represents a fairly typical month, with roughly average visitor attendance daily and by time of day.
Table A: Average Daily Senior Center Visitor Attendance (2019) March Jun e September November Overall
7:00–11:00 a.m. 96 88 91 109 96
11:00 a.m.–2:00 p.m. 64 59 61 71 64
2:00–5:00 p.m. 39 33 35 35 35
Daily 199 180 187 215 195
At LSA’s request, Senior Center staff also provided the highest‐attendance days in 2019. On March 19, 2019, 285 Senior Center visitors and 95 congregants of a church renting the facility visited the Senior Center, for a total of 380 daily visitors. The highest number of daily visitors to the Senior Center was on Novemb
er 8, 2019, when 346 total visitors attended.
Table B presents the calculation of pre‐pandemic parking demand based on the attendance data.
On an average day, a typical peak demand for 58 parking spaces would have occurred during the pre‐pandemic period. On a busy day, however, a peak de mand for 103 parking spaces is likely to have occurred. This is still less than the 145 parking spaces in the existing surface parking lot. -2-
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3 Table B: Pre‐Pandemic Senior Center Parking Demand
Average Day Busy Day
Peak Parking Demand per Visitor 0.30 0.30
Daily Visitors 195 346
Daily Peak Parking Demand 58 103
FUTURE PARKING DEMAND
The California Department of Finance, Demographic Research Unit, predicts future population and demographic trends based on current population, past growth, and population models. These trends inform the State budget process by assisting to anticipate future needs from entitlement programs and future revenues. The State makes these data available to demographic researchers and the gene
ral public. The anticipated aging of the population of the United States has been widely reported. A recent report from the State allows this trend to be quantified for California. Table C provides these population prediction data and the resulting growth rate.
Table C: State of California Demographic Trends 2019‐2040 2019 2022 2030 2040
Total Population 39,761,195 40,146,003 41,860,549 44,049,015 Growth from 2019 ‐ 1% 5% 9%
Population Age 65+ 6,064,072 6,773,310 8,705,996 10,292,373 Growth from 2019 ‐ 12% 44% 70%
Source: California Department of Finance, Demographic Research Unit. Report P‐3: Population Projections, California, 2010–2060.
Table C shows that by 2030, the State’s population is expected to grow by 5 percent compared to 2019. Over the same period, however, the State’s population over the age of 65 is expected to grow by 44 percent. This gap will continue to widen. By 2040, the State’s population is expe cted to be 9 percent higher than 2019, while the population over the age of 65 will increase by 70 percent.
The Senior Center serves a population that is over 50 years old, but most of the visitors are over the age of 65. It is anticipated that the demographic trends occurri ng in the State would affect Costa Mesa and the Costa Mesa population served by the Senior Center similarly. Table D applies the future demographic trends reported by the State to the parking demand at the Senior Center in 2019. -3-
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4 Table D: Pre‐Pandemic Senior Center Parking Demand
Average Day Busy Day
2019 Parking Demand 58 103
2030 Growth Rate (65+) 44% 44%
2030 Parking Demand 84 148
2040 Growth Rate (65+) 70% 70%
2040 Parking Demand 99 175
Table D shows that on an average day, parking demand at the Senior Center is expected to increase to 84 by 2030 and to 99 by 2040 if visitor travel behavior is the same as today. If visitor travel behavior is the same as today, on a busy day, the Senior Center could experie nce demand for all of its surface parking spaces by 2030. In order to accommodate the increase in visitor demand within the available parking supply, the City could adopt policies encouraging alternatives to arrival by single‐occupant vehicles, such as shuttle programs, rideshare vouchers, or requiring advance reservation of a parking space.
SPECIAL EVENTS
The Senior Center has historically hosted a number of special events and has been used by the City for special purposes. The site is used as a voting center during the 11‐day voting period in general elections. City Council meetings with high anticipated attendance have used the Senior Center as a second site. P
rivate events of up to 350 people can rent the facility. The Senior Center is also identified as an emergency shelter site.
The Senior Center itself hosts special events for its members. Sometimes, these special events result in overnight parking demand for approximately 50 vehicles. One of the largest r egularly occurring special events is the health fair. Community partners share information and provide services to Senior Center members. In 2019, the health fair attracted a total of 632 visitors.
The Knowledge and Health Fair Expo was held on September 28, 2022, between 10:00 a.m. and 1:00 p.m. LSA con tracted with an independent data collection company to survey parking demand at the Senior Center during this event. The survey results are included as an attachment to this memorandum. Peak parking demand for the health fair occurred at 11:00 a.m. when a total of 117 vehicles were parked. However, between 115 and 11 7 vehicles were parked at the Senior Center between 10:30 a.m. and 12:00 p.m.
CONCLUSION
The Costa Mesa Senior Center currently has a 145‐space surface parking lot. Pre‐pandemic parking demand on an average day is estimated to have been 58 spaces based on attendance data. Parking demand on the busiest nonspecial‐event day in 2019 is estimated to have been 103 spaces. The availability of parking su pply in excess of parking demand has provided the Senior Center with flexibility to host other community events and special events for its members. -4-
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5 Future demographic growth is expected to increase parking demand on an average day to 84 spaces by 2030 and 99 spaces by 2040. The same demographic trends could result in parking demand on busy days exceeding parking supply by 2030 if visitor travel behavior is the same as today. Reducing the parking s
upply available to the Senior Center through shared parking could result in the parking supply being fully utilized on average days.
Accommodating the increase in visitor demand within the available parking supply or a shared parking supply could be accomplished by adopting policies encouraging alternatives to arrival by single‐occupa nt vehicle, such as shuttle programs, rideshare vouchers, or requiring advance reservation of a parking space. Parking demand for special events could be managed through timed registration and extending the duration of events. These measures would reduce member flexibility for visiting the Senior Center and would reduce administrative flexibility for programmin g Senior Center events. Adopting these measures would likely result in higher costs to the City in the form of program costs associated with providing alternative means of travel, reduced revenue from not renting Senior Center space for private events, longer‐duration special events, and identifying alternative locations for large events currently held at the Se nior Center.
Attachment: Health Fair Empirical Parking Demand Data
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Costa Mesa
Costa Mesa Senior Center
695 West 19th St.
Wednesday, September 28th, 2022
Inventory 9:00 AM 9:30 AM 10:00 AM 10:30 AM 11:00 AM 11:30 AM 12:00 PM 12:30 PM 1:00 PM 1:30 PM 2:00 PM Regular 128 48 67 88 101 104 102 104 79 51 28 24
H a n d i c a p 1 6 248 1 4 1 3 1 2 1 1 7321
Loading 101000110100
E l e c t r i c V e h i c l e 100000000000
Subtotal 146 50 72 96 115 117 115 116 86 55 30 25
Total Occupancy 146 50 72 96 115 117 115 116 86 55 30 25 Total Percent 34% 49% 66% 79% 80% 79% 79% 59% 38% 21% 17% Counts Unlimited, Inc.
PO Box 1178
Corona, CA 92878
951-268-6268
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REVISED PARKING DEMAND ANALYSIS
COSTA MESA SENIOR HOUSING PROJECT
Costa Mesa, California
January 14, 2022
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January 14, 2022
John Witkowski
Jamboree Housing Corporation
17701 Cowan Avenue, Suite 200
Irvine, CA 92614
LLG Reference No. 2.21.4469.1
Subject: Revised Parking Demand Analysis for
Costa Mesa Senior Housing Project
Costa Mesa, California
Dear Mr. Witkowski:
As requested, Linscott, Law, & Greenspan, Engineers (LLG) is pleased to submit this Revised Parking Demand Analysis associated with the proposed Cos ta Mesa Sen ior Housing Project (herein after referred to as Project) in Costa Mesa, California. The Project site is loca ted south of 19th Street and east of Pomona Avenue within the existing Costa Mes a Senior Cent er. The Project will b e developed on the eastern portion of the seni or center ’s existing surface parking lot. The proposed Project includes construction of a 60-unit active senior apartment complex , consisting of 30 low-income senior units and 30 permanent supportive units . The Project will provide 146 spaces, of which 75 spaces are surface lot spaces with the remaining 71 spaces within a parking structure.
Per the requirements of the City of Costa Mesa, a parking study has been prepared to determine the parking demand for the existing Costa Mesa Senior Center and the proposed Project to ensure ad equate parking is provided for both uses upon completion of the Project . In addition, a parking management plan ( PMP) has been prepared to document strategies to manage on-site parking to avoid parking intrusion into the adjacent commercial and residential uses.
Our method of analysis, findings, and recommendations are detailed in the following sections of this report. Briefly, we find the following:
The proposed parking supply at the site upon completion of the Project totals 146 spaces.
Empirical parking demand data for si milar J amboree Housing sites have an 85 th percentile parking ratio of 0.57 spaces per unit. This translates to a
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John Witkowski
January 14, 2022
N:\4400\2214469 - Costa Mesa Senior Project, Costa Mesa\Report\4469 Costa Mesa Senior Housing Project 1-14-2022.doc parking requireme nt of 34 spac es for the Project ’s 60 senior housing apartment units.
Peak demand counts at the existing Costa Mesa Senior Cent er occurred at 11:00 AM and was obser ved to have 68 spaces of the existing 145 spaces being utilized.
Based on emp irical parking demand data, the site wou ld have a parking requirement of 102 spaces which would result in a parking surplus of 44 spaces (30% surplus) when compared to the parking supply of 146 spaces.
PROJECT LOCATION AND DESCRIPTION
The Costa Mesa Senio r Housing P roject is located in the eastern portion of the existing Costa Mesa Senior Center parking lot in the City of Costa Mesa , California.
Figure 1 , located at the rea r of this letter report, presents a Vicinity Map which illustrates the general locatio n of the Project site in the context of the sur rounding street system. Figure 2 presents the existing aerial for Costa Mesa Senior Center an d illustrates the existing building and parking areas.
Existing Development
The Costa Mesa Senior Center is an exist ing senior center addressed at 695 W. 19 th
Street. The site has surface parking that pr ovides 145 space s for its staff/volunteers and patrons.
Proposed Project
The Project is proposing to construct a four-story apartment podium, 60-unit active senior apartment complex, consisting of 59 one- bedroom/one-bath units, and one (1) two-bedroom/two-bath units, over one level of structured parking. Further of the Project’s proposed 60 units , it is anticipated that 30 units will be low-income senior units and 30 units will be permanent supportive units . The Project proposed to reconfigure the existing 145- space surface lot , and construct the Project along with 146 spaces, which would consist of 75 surface parking spaces and 71 spaces within the Project’s parking structure. Figure 3 presents the proposed site plan.
PARKING DEMAND ANALYSIS
Review of the Government Code Section 695915 identifies that special needs housing such as this Project that are within ½ mile to fixed bus route services that operates at least eight times per day, shall not have any minimum vehicular parking requirements -9-
John Witkowski
January 14, 2022
N:\4400\2214469 - Costa Mesa Senior Project, Costa Mesa\Report\4469 Costa Mesa Senior Housing Project 1-14-2022.doc imposed by the City and/or County. However, even if the State Code requirement for affordable housing development is imposed on this Project , it would have a parking requirement of 30 spaces based on a ratio of 0.5 spaces per unit.
In addition to the information above about State Code, using data obtained from Jamboree Housing for similar proje cts indicates t hat the Project’s proposed parking supply would be adequate. Jamboree Housing has similar developments in the City of Mission V iejo (Heritage Villas) and the City of Santa Ana (Heroes Landing) th at serves the exact same population.
To validate the pa rking requirement for the Project , parking demand counts were conducted at these two similar type facilities owned/operated by Jamboree Hous ing Corporation on a typical weekday and weekend. Hourly parking demand counts were conducted at the following locations and times:
Heritage Villas located at 26836 Oso Parkway in t he City of Mission Viejo (Thursday, October 14, 2021 and Saturday, October 16, 2021) Heroes Landing located at 3314 W 1 st Street in the Cit y of Santa Ana (Thursday, October 14, 2021 and Saturday, October 16, 2021)
Heritage Villas is a 143-unit active senior affordable housing project with a parking supply of 163 spaces , while Heroes L anding is a 76 -unit active se nior affordable housing project with a parking supply of 45 spaces. It should be noted that the vehicle ownership for Heritage Villas and Heroes Landing is 61% and 45%, respec tively.
Table 1 located at t he end of this report following the figures presents the peak parking demands and parking r atios. Appendix A presents detailed parking demand counts collected for each of the sites.
Review o f Table 1 s hows that four days of da ta resulted in a n empirical parking demand that ranged between 0.39 to 0.59 spaces per unit. The lower portion of Table 1 presents the average, 85
th percentile and peak parking ratios which were 0.51, 0.57 and 0.59 spaces per unit , respectively. It should be noted that the 85th percentile is typically considered appropriate as a “design” ratio. The 85th percentile parking ratio is equivalent to the rate at or be low which 85% of the time adequate parking will be provided and used as a guide in the traffic engineering industr y when developing parking “design” ratios. The remaining 15% of the time the parking demand would be greater. However, to provide a conservative assessment the pe ak ratio of 0.59 has been used to calculate the parking needs of the Project.
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John Witkowski
January 14, 2022
N:\4400\2214469 - Costa Mesa Senior Project, Costa Mesa\Report\4469 Costa Mesa Senior Housing Project 1-14-2022.doc Costa Mesa Senior Center
To establish the baseline parking needs for the existing Costa Mesa Seni or C enter, parking demand counts were conducted on Tuesday , November 2, 2021. Review of information provided online indicates that Tuesday is the most popular day, with the highest activity typic ally occurring around 10:00 AM. Table 2 presents the hourly parking demand counts for the existing Costa Mesa Senior Center. Review of Table 2 shows that the center had a peak parking demand of 68 spaces at 11:00 AM.
In addition, the Costa Mesa Senior Center has special event s once a month. For the month of November the center held a Thanksgiving Day social event which occurred between 10:30AM and 11:30AM on Tuesday, November 23, 2021. The center invited all of its senior members to a special celebration wher e the center provided baked goods and hot coffee. This event took place in their outdoor patio area. To understand the parking needs for the existing Costa Mes a Senior C enter during a typical special event, parking demand counts were conducted on Tuesday, November 23, 2021.
Table 3 presents the hourly parking dem and counts for the exist ing Costa Mesa Senior Center while this special event was taking place. Review of Table 3 shows that the center had a peak parking demand of 50 spaces at 11:00 AM. I t should be noted that approximately 120 participants were expected to attend this event. The number of attendance is similar to pre -COVID attendance. The only differen ce is currently the center holds one event with one attendance time while pre-COVID they would ha ve multiple times where people could attend, but the maximum a ttendance for any time was still 120 people. As a result , no adj ustments were made to the parking demand count since the peak rep resented in Table 3 would be similar to the peak of a pre - COVID special event. It should also be noted that across the street f rom the Cos ta Mesa Senior Center is a large senior housing devel opment called The Tower at 19th .
Therefore, a large majority of the attendees are able to walk to the center.
Parking Requirement
Table 4 presents the parking requirement for both the senior affordable housing component and the existing senior center. Based on the above data, applica tion of the empirical parking ratio of 0.59 spaces per unit to the active senior housing residential component results in a parking require ment of 35 spaces. R eview of the site plan shows that the parking garage provided 71 spaces which could satisfy the re sidential parking needs for the site and would resul t in surplus of 36 spaces ( 51% contingency).
In
addition, the parking requirement for the existing Costa Mesa Senior Center has a peak parking demand of 68 spaces. Review of the proposed site plan shows 75 spaces -11-
John Witkowski
January 14, 2022
N:\4400\2214469 - Costa Mesa Senior Project, Costa Mesa\Report\4469 Costa Mesa Senior Housing Project 1-14-2022.doc are provided via a surface lot and hence would satis fy the peak parking de mand with a surplus of seven (7) spaces (9% contingency).
When con sidering the entire s ite, the Costa Mes a Senior Center and propos ed residential component would have a parking requirement of 103 spaces which would result in a parking surplus of 43 spaces when compared to the parking supply of 146 spaces. The identif ied surplus of 43 spaces (29% contingency) allows for any potential demand increases that could occur due to larger than normal events and/or fluctuation in daily usage for the existing Costa Mesa Senior Center.
PARKING MANAGEMENT PLAN
To ensure adequate and con venient parking is provided f or both the exis ting Costa Mesa Senior Center and the proposed Project, as well as to eliminate any and all-day intrusion on the adjacent propertie s, a Parking M anagement Plan (PMP) is recommended. T he following key Parki ng Managemen t Stra tegies should be implemented by the Property Owner and/or Property Management Company:
Residential Parking Plan
A residential park ing permit system is utilized to ensure that residents have a designated parking spot(s). All residential p arking permits are issued by the property manager at the time of move -in. All residents who are assigned a spot are required to sign and compl y with a parking agreement that stipulates that they abide by the following rules:
1. Thirty-five (35) spaces within the 71-space parking structure should be marked or signed for resident use only. A portion of these spaces could be signed for specific tenants on an as needed basis . The remaining t hirty-six (36) spaces within the parking structure should be available for use by either resident guest /visitors of the Project, potential tenants or patrons of the senior center.
2. Should the number of tenants requesting parking exceed the number of p arking spaces available, a parking waiting list will be established.
3. Guest/visitor spaces wi ll be designated and be restricted to parking for two-hour periods Monday-Friday between 8 am and 6 pm. For spaces anticipated to be used by residential guests /visitor, provide pavement markings and/or signage within each spaces denoting “guest parking only”.
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John Witkowski
January 14, 2022
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4. Every tenant who owns a vehicle MUST fill out a vehicle registration form. Once the form is filled out, a copy of the current registration and a copy of the current insurance must be given to the manager. This is also required on an annual basis at the time of recertification.
5. All vehicles, with curre nt registration in the resident’s name, will be issued a parking sticker. This sticker MUST be placed in the rear window on the driver’s side. Any vehicle not displaying this sticker will be co nsidered unauthorized and will be subject to towing at the expense of the owner of the vehicle.
6. Any vehicle leaking any fluid will be sited. The owner of the vehicle will be responsible for cleaning the area and keeping it clean. If necessary, an “oil pan/sheet” must be placed unde r the vehicle. If the car damages the parking area at any time , the owner reserves the right to revoke the parking space in the parking area.
7. At no time, can any person(s) work on their vehicles (IE: Change oil, repair vehicle, change tires, etc.) Minor r epairs such as window wiper blades, and lamp fuses are allowed.
8. Parking spaces should not be used for storage areas. Items found in the parking area will be disposed of.
9. Prior written authorization must be obtained before a tenant can par k a “rented or borrowed” vehic le using their permit. If prior writte n authorization is not obtained, the vehicle will be considered unauthorized.
10. If a tenant plans to be away from the property and not using their vehicle for more than two weeks, they s hould notify the m anager in writing to avoid the vehicle being classified as abandoned.
11. From time to time, it may be ne cessary for the manager to reassign parking permits to help accommodate other residents.
12. No vehicle shall be parked in such a m anner as to block roadways or the comings and/or goings of residents. Viola tor’s cars will be ticketed and/or towed at owner’s expense.
13. No person shall operate a motorized vehicle within the complex without proper operating license. No unlicensed motor ve hicles, for example, motorbikes or go- carts, shall be ridden within the comple x. Any damages to property within the complex by use of any vehicle (including hired and leased moving vans) shall be fined by an amount to repair or replace the damaged areas or items. -13-
John Witkowski
January 14, 2022
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14. The speed limit in the community is 5 miles per hour.
15. In no event is the Project owner and/or property manager liable for consequential damages or loss of use of vehicle.
16. Residents are responsible for the parking practice s and vehicle operations of any visitors they allow in the community.
Senior Center Parking Plan
To ensure that the ex isting Costa Mesa Senior Center has adequate parking available for employees and guest the following strategies should be implemented:
17. All seventy-five (75) surface lot spaces should be marked or signed for Costa Mesa Senior Center use only. Thirty-six (36) spaces within the parking structure should be available for use by eith er the senior center o r visi tors/guest of the Project, and potential tenants . Wayfinding signage should be installed to indicate that additional parking is availa ble within the parking structure . Proper signage shall be implemented within the structure to cle arly denote any parking restrictions.
18. To help encourage utilization of the parking st ructure by guest and employees of the Seni or Center it is re commended that employees of the Senior Center be directed to park in the structure leaving the s urface lot parking for guest of the Senior Center. In addition, t o enhance safety in the structure it is recommended that the parking structure provide adequate lighting and be fitted with security cameras along with signage about security surveillance.
19. If staff from either the ex isting Costa Mesa Senior Center and/or the a ctive low- income s enior housing component see any residential tenants and/or residential guest using the surface lot spaces, the violator’s cars will be ticketed and/or towed at owner’s expense.
Parking Mitigation Program
In the event that additi onal parking is needed the Property Owner and/or P roperty Management Company will first consider leasing additional off-site parking. If off- site spaces cannot be procured, then the Property Owner and/or Property Management Company will consider implementing a valet /valet assist program. Based on the -14-
John Witkowski
January 14, 2022
N:\4400\2214469 - Costa Mesa Senior Project, Costa Mesa\Report\4469 Costa Mesa Senior Housing Project 1-14-2022.doc feasibility of the two mitigation options above, alternative mitigation programs may be considered as well.
CONCLUSIONS
Based on the above, it is concluded that adequate parking will be provided to satisfy the parking demand for residents, guests and employees of proposed Senior Residential Project and existing Cos ta Mesa Senior C enter. Nevertheless, to ensure adequate parking is provided for all users of the Project , the Property Owner and/or Property Mana gement Company, if they deem it necessary, would implement the appropriate Parking Management Strategy and/or Parking Mi tigation Program recommended in this Parking M anagement Plan to mitigate any parking impacts or deficiencies.
* * * * * * * * * *
We appreciate the opportunity to prepare this analysis for Costa Mesa Senior Housing Project. Should you hav e any questi ons or need addit ional assistance, pleas e do not hesitate to call Shane Green or me at (949) 825-6175.
Very truly yours,
Linscott, Law & Greenspan, Engineers
Richard E. Barretto, P.E.
Principal
cc: Shane S. Green, P.E., Senior Transportation Engineer
Attachments
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TABLE 1
JAMBOREE HOUSING PARKING RATIO SUMMARY
COSTA MESA SENIOR HOUSING PROJECT, COSTA MESA
Thursday Saturday Thursday Saturday
10/14/2021 10/16/2021 10/14/2021 10/16/2021
Peak Parking Demand 85 78 39 30
Occupied U nits 143 143 76 76
Parking Ratio 0.59 0.55 0.51 0.39
Av erage Parking Ratio
85th Percentile Ratio
Maximume Ratio
Notes:
Heritage Villas is located at 26836 Os o Parkway in the City of Mis s ion Viejo.
Heroes Landing is located at 3314 W 1st Street in the City of Santa Ana.
0.57 0.59
Heritage Villas Heroes Landing
0.51 -19-
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TABLE 2
COSTA MESA SENIOR CENTER PARKING DEMAND
COSTA MESA SENIOR HOUSING PROJECT, COSTA MESA
Time of Day HC Regular Total
8:00 AM 1 25 26
9:00 AM 2 29 31
10:00 AM 5 57 62
11:00 AM 5 63 68
12:00 PM 2 27 29
1:00 PM 4 26 30
Notes:
Tuesd ay 11/2/2021
[1] Based on materials provided online by Costa Mesa Senior Center the most popular day and times for the center are Tuesdays around 10:00 AM.
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TABLE 3
COSTA MESA SENIOR CENTER SPECIAL EVENT PARKING DEMAND
COSTA MESA SENIOR HOUSING PROJECT, COSTA MESA
Time of Day HC Regular Total
8:00 AM 0 17 17
9:00 AM 1 28 29
10:00 AM 6 39 45
11:00 AM 5 45 50
12:00 PM 4 32 36
1:00 PM 0 17 17
Notes:
Tuesd ay 11/23/2021
[1] Based on discussions with Costa Mesa Senior Center staff the center provides one special event each month. The November special event occurred on Tuesdays, November 23, 2021 at 10:30 AM - 11:30 AM. -21-
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TABLE 4
PARKING REQUIREMENT
COSTA MESA SENIOR HOUSING PROJECT, COSTA MESA
Land Us e Parking Requirement
Spaces
Required
Tenant Mix
Senior Affordable Housing 60 Units 0.59 spaces per unit [1] 35 Costa Mesa Senior Center -- -- 68 spaces per senior center [2] 68 103
146
43 Notes:
[1] Emperically derived based data collected at two sites over two days (Heritage Villas and Heroes Landing). [2] Emperically derived based on data collected at the existing Costa Mesa Senior Center on November 2, 2021.
C. PARKING SURPLUS/DEFICIENCY (+/-) BASED ON FULL OCCUPANCY (B - A) Size
A. TOTAL PARKING CODE REQUIREMENT
B. PROPOSED PARKING SUPPLY
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LINSCOTT, LAW & GREENSPAN, engineers
N:\4400\2214469 - Costa Mesa Senior Project, Costa Mesa\Report\4469 Dividers.doc
APPENDIX A
PARKING DEMAND COUNTS
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Location: Country Club Dr & 26836 Oso Pkwy/Heritage Villas City: Mission Viejo
Date: 10/14/2021
Day: Thursday
12:00 AM 85
1:00 AM 85
2:00 AM 84
3:00 AM 84
4:00 AM 83
5:00 AM 82
6:00 AM 82
7:00 AM 80
8:00 AM 76
9:00 AM 82
10:00 AM 79
11:00 AM 69
12:00 PM 59
1:00 PM 51
2:00 PM 57
3:00 PM 60
4:00 PM 62
5:00 PM 69
6:00 PM 65
7:00 PM 66
8:00 PM 71
9:00 PM 76
10:00 PM 75
11:00 PM 75
Peak Parking Demand 85
Total # Units 143
Peak Parking Ratio 0.59
TIME PARKING DEMAND
Prepared by National Data & Surveying Services
Parking Surveys
-24-
Location: Country Club Dr & 26836 Oso Pkwy/Heritage Villas City: Mission Viejo
Date: 10/16/2021
Day: Saturday
12:00 AM 75
1:00 AM 75
2:00 AM 75
3:00 AM 75
4:00 AM 75
5:00 AM 75
6:00 AM 75
7:00 AM 74
8:00 AM 70
9:00 AM 70
10:00 AM 68
11:00 AM 63
12:00 PM 61
1:00 PM 53
2:00 PM 57
3:00 PM 69
4:00 PM 69
5:00 PM 67
6:00 PM 70
7:00 PM 73
8:00 PM 76
9:00 PM 78
10:00 PM 77
11:00 PM 75
Peak Parking Demand 78
Total # Units 143
Peak Parking Ratio 0.55
Prepared by National Data & Surveying Services
Parking Surveys
TIME PARKING DEMAND
-25-
Location: 3314 W 1st St/Heroes Landing & W 1st St
City: Santa Ana
Date: 10/14/2021
Day: Thursday
12:00 AM 34
1:00 AM 34
2:00 AM 34
3:00 AM 35
4:00 AM 35
5:00 AM 35
6:00 AM 34
7:00 AM 34
8:00 AM 34
9:00 AM 33
10:00 AM 33
11:00 AM 33
12:00 PM 31
1:00 PM 30
2:00 PM 26
3:00 PM 28
4:00 PM 29
5:00 PM 31
6:00 PM 29
7:00 PM 32
8:00 PM 31
9:00 PM 35
10:00 PM 37
11:00 PM 39
Peak Parking Demand 39
Total # Units 76
Peak Parking Ratio 0.51
Prepared by National Data & Surveying Services
Parking Surveys
TIME PARKING DEMAND
-26-
Location: 3314 W 1st St/Heroes Landing & W 1st St
City: Santa Ana
Date: 10/16/2021
Day: Saturday
12:00 AM 28
1:00 AM 28
2:00 AM 28
3:00 AM 29
4:00 AM 29
5:00 AM 28
6:00 AM 30
7:00 AM 30
8:00 AM 27
9:00 AM 26
10:00 AM 24
11:00 AM 22
12:00 PM 26
1:00 PM 23
2:00 PM 23
3:00 PM 20
4:00 PM 23
5:00 PM 21
6:00 PM 24
7:00 PM 20
8:00 PM 22
9:00 PM 22
10:00 PM 26
11:00 PM 27
Peak Parking Demand 30
Total # Units 76
Peak Parking Ratio 0.39
Prepared by National Data & Surveying Services
Parking Surveys
TIME PARKING DEMAND
-27-