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February 7, 2018 Scott Peterson Hines 4000 BERKELEY CARLSBAD FRESNO IRVINE LOS ANGELES PALM SPRINGS POINT RICHMOND RIVERSIDE February 7, 2018 ROSEVILLE SAN LUIS OBISPO Scott Peterson Hines 4000 MacArthur Boulevard, Suite 110 Newport Beach, CA 92660 Subject: Link OC Shared Parking Analysis Dear Mr. Peterson: LSA is pleased to submit this analysis of shared parking for the Link OC project (project) at the PacifiCenter in Anaheim. The PacifiCenter site is at the southwest corner of Tustin Avenue/La Palma Avenue in the Canyon district of the City of Anaheim (City). The PacifiCenter consists of 25.71 acres bounded by La Palma Avenue, Tustin Avenue, the State Route 91 westbound on-ramp, and BNSF Railway railroad tracks. The Anaheim Canyon Metrolink station is within the PacifiCenter site. Vehicular access to the site is provided via signalized intersections at Tustin Avenue/PacifiCenter Drive and PacifiCenter Drive/East La Palma Avenue. This site is the parcel described in the PacifiCenter Anaheim Specific Plan 88-3. In January 2016, the City rescinded the PacifiCenter Specific Plan and adopted the Anaheim Canyon Specific Plan in its place. The PacifiCenter is in Development Area 3 (Transit Oriented Area) of the Anaheim Canyon Specific Plan. The Anaheim Canyon Specific Plan does not change the City’s parking standards for residential or nonresidential land uses in the specific plan area. Parking and loading provisions in Anaheim Municipal Code (AMC) Section 18.32.100 for projects in a Mixed-Use Overlay zone apply to this project. Figure 1 (all figures are provided in Attachment A) illustrates the existing PacifiCenter site. The PacifiCenter encompasses nine buildings under separate ownership (two fast-food restaurants with drive-throughs, three mixed-use commercial buildings, a big-box retail building, a hotel, an office/industrial building, and an office tower). In total, the site has approximately 250,000 square feet (sf) of commercial use and a 116-room hotel. These uses are currently served by 1,293 parking spaces (of which 41 are Americans with Disabilities Act [ADA] spaces). The proposed project is within the PacifiCenter but will not affect every zone. The project will construct two residential apartment communities within the site, which is consistent with the vision of the Anaheim Canyon Specific Plan. One apartment community, Site A, would be approximately located in Zone 6. The second apartment community, Site B, would be approximately located in Zone 4, demolishing and replacing the office/industrial building. The project also proposes to reconfigure Zone 5 to increase the amount of surface parking in the area. In Zone 1, the project proposes to construct a new 5,000 sf commercial building and reconfigure parking as necessary. The following table summarizes the changes associated with the project. 20 Executive Park, Suite 200, Irvine, California 92614 949.553.0666 www.lsa.net Zone Proposed Changes Zone 1 (Applicant Commercial) Add a 5,000 sf retail building and reconfigure parking Zone 2 (Winters Property) No change Zone 3 (Hotel) Minor modification to entry Zone 4 (Residential Site B) Demolish existing office and construct 214 apartments Zone 5 (Applicant Office) Add surface parking Zone 6 (Residential Site A) Remove surface parking and construct 192 apartments sf = square foot Figure 2 illustrates the future PacifiCenter site plan, including the number of parking spaces in each zone. The proposed future total number of parking spaces is 1,762. Within the Link OC properties (Zones 1, 4, 5, and 6), the total parking supply is 1,267 parking spaces. The intent of this parking study is to (1) demonstrate that existing development in Zone 2 and Zone 3 has sufficient parking within the zones, (2) calculate parking demand for the mixed-use project in Zones 1, 4, 5, and 6 per AMC 18.32.100.010, and (3) demonstrate through shared parking the feasibility of the proposed plan for accommodating the parking demand generated by the Link OC project in the Link OC zones (Zones 1, 4, 5, and 6). The Covenants, Conditions, Restrictions, and Easements (CC&Rs) for the PacifiCenter dated October 25, 1999 (Attachment B) show that the site has been subject to reciprocal parking since 1991. Section 2.1.4 of the CC&Rs specifies this arrangement. Although the CC&Rs establish shared parking across the entire PacifiCenter, this parking study will demonstrate that the portions of the PacifiCenter in Zone 2 (the Winters Property) and Zone 3 (the hotel) can be self-contained and need not lend or borrow parking spaces. Parking demand for Zones 1 and 5 will be separated from other areas of the PacifiCenter through the landscaping and a strong pedestrian connection between these zones. The parking requirements for most of the site’s individual uses are provided in the AMC. The exception is the transit station. The transit station is an important component of the PacifiCenter and is described in detail below. Anaheim Canyon Metrolink Station The Amended and Restated Agreement Regarding Anaheim Canyon Commuter Rail Station dated August 5, 1999 (Attachment C), modified the Original Easement Agreement from 1996 (which had not been signed and was never in effect) and establishes an easement for 70 parking spaces at the Anaheim Canyon Station. Item 5 of the First Amendment to the Anaheim Canyon Commuter Rail Station Easement Agreement dated November 1, 2016 (Attachment D), reiterates that 70 parking spaces are allocated for use of the Metrolink station by the property owner. The Anaheim Canyon Station is a destination station along the Inland Empire-Orange County Metrolink line. Metrolink currently offers eight northbound and eight southbound trains to the Anaheim Canyon Station daily. The phenomenon of “station cars” is common at destination Metrolink stations. The Anaheim Canyon Station is no exception. Station cars occur when commuters use a personal vehicle to make their last mile connection between the transit station and their workplace. Some commuters will leave a personal vehicle at a transit station overnight. These cars then leave the parking area in the morning when the owner arrives on the train. 2/7/18 «P:\HNS1601\Parking\Shared Parking Letter12b.docx» 2 The departure of station cars could be replaced by additional commuters arriving in the morning. The rider origin-destination map for the Inland Empire-Orange County Line from the Metrolink 2015 Origin-Destination Study (Attachment E) shows many rider destinations near the Anaheim Canyon Station. These riders likely park overnight at the Anaheim Canyon Station. The Origin-Destination Study also shows rider origins in Anaheim, Brea, Fullerton, and Yorba Linda. These riders likely drive to the Anaheim Canyon Station and park during the day. The Anaheim Canyon Station provides bicycle lockers and bicycle racks for bicycle parking. Orange County Transportation Authority (OCTA) buses connect to the Anaheim Canyon Station with both traditional fixed-route service and StationLink service designed to take commuters from the station to employment nodes. Recently, the Anaheim Transportation Network (ATN) began servicing the Anaheim Canyon Station. However, personal vehicles remain popular for the last-mile connection. Metrolink parking occurs in the areas marked Zone 4, Zone 5 and Zone 6 on Figure 1. LSA conducted parking surveys in the PacifiCenter on July 29, 2016, which showed approximately 60 station cars overnight and peak demand for 87 spaces at 5:00 p.m. The number of station cars and total demand has decreased over time. OCTA commissioned a parking study for this Metrolink station in April 2016 (Attachment F). This study1 provided the results of three surveyed days. On two of those days, the OCTA study found maximum Metrolink parking demand to be approximately 86 parking spaces. On one of those days, the OCTA study shows the maximum Metrolink parking demand to be approximately 100 parking spaces. This parking study analyzes typical Metrolink-generated demand for 87 parking spaces, rather than the parking easement’s limit of 70 parking spaces. It should be noted, however, that on high demand days, such as the one survey day identified in the OCTA study, 100 parking spaces can be accommodated. In the Southern California region, transit ridership has been decreasing. A report prepared by the UCLA Institute of Transportation Studies2 (Attachment G) identified that steep declines in transit ridership have been due mostly to increases in access to automobiles. The report concluded that the observed trends were unlikely to reverse anytime soon. As transit ridership in general decreases, the likelihood of increased demand for parking at the Anaheim Canyon Station also decreases. It should also be noted that the Link OC project, which is primarily residential in nature, would not increase parking demand at the Metrolink station. Parking Demand AMC Section 18.32.100 requires a parking demand study to determine the adequacy of parking for mixed-use projects. To calculate the parking demand, this study begins by calculating the parking requirements for individual land uses. The off-street parking requirements found in AMC Section 18.42.040 are not altered by the Anaheim Canyon Specific Plan (January 2016) and can be used to calculate the parking demand for individual land uses in the PacifiCenter. The AMC parking 1 STV. 2016. Anaheim Canyon Metrolink Station Project: Station Parking Study. October. 2 UCLA Institute of Transportation Studies. 2017. “Transit Ridership Trends in the SCAG Region.” December. 2/7/18 «P:\HNS1601\Parking\Shared Parking Letter12b.docx» 3 requirements have recently been revised based on City surveys of existing commercial retail centers. The revised off-street parking requirements would require that large commercial retail centers (other than those located in a mixed-use project) provide four spaces per thousand square feet (TSF) if restaurant use is 40 percent or less of the gross leasable space. Although the PacifiCenter is mixed- use, the land uses in Zone 1 and Zone 2 are entirely commercial.
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