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HomeMy WebLinkAboutEXHIBIT 3 - EXCERPT OF LLG TRAFFIC PHASING ORDINANCE STUDYExhibit No. 3 Excerpt of LLG Traffic Phasing Ordinance Study dated October 15, 2001 LINSCOTT LAW & GREENSPAN ENGINEERS TRAFFIC PHASING ORDINANCE (TPO) STUDY FOR HOAG HOSPITAL MASTER PLAN PHASE II Newport Beach, California Prepared for: CITY OF NEWPORT BEACH PUBLIC WORKS DEPARTMENT 3300 Newport Boulevard, Newport Beach, California 92658-8915 Prepared By: LINSCOTT, LAW & GREENSPAN, ENGINEERS 1580 Corporate Drive, Suite 122 Costa Mesa, California 92626 Telephone: (714) 641-1587 Fax No.: (714) 641-Q139 Website: www.11gengineers.com Report Prepared By: Trissa (de Jesus) Allen, Transportation Engineer IR Revised Octo er , 01 June 27, 2001 AS APPROVED fat 2-00214L1PLAM 1INO DIRECTOR ON (SIR* 0 As Submitted C] Po I Adil`it€i, Wet to: O MODIFICATIONS COMMI'1 Tliti ON clot ):: � / 0 As SubmittedCl As Ma�difit4, fcfer R.o. rePLANNING COMMISSION ON OW): I/. 0$ , of Ili As Submitted Q A* Modified, refer to: CI CITY COUNCIL ON (date): "' 0 As Submitted C7 As Modified, refer to: Psesetinickl #10. 1542 LINSCOTT LAW & GREENSPAN ENGINEERS PARKING ANALYSIS Existing On -Site Parking Supply Existing Hoag Hospital parking consists of a total of 2,465 on -site spaces in 26 distinct zones, as illustrated on Exhibit 16. This on -site supply is comprised of outpatient/visitor spaces, staff/employee spaces, and other specific designations (i.e., handicapped, physician, emergency room, service/delivery parking). Currently, parking lot P-L-007 (325 spaces) is used as a construction staging area, and therefore leaves 2,140 operational spaces at Hoag under existing conditions. At the time this study was prepared, a new 455-space parking structure was being constructed in the upper campus. Existing Parking Demand Based upon parking surveys conducted by Newport Traffic Studies for Hoag Hospital on Thursday, June 1, 2000, the existing actual parking demand was determined, and summarized in Table 11. As indicated in Table 11, the total existing peak parking demand for the Hoag medical campus is 1,811 spaces, which occurs at 11:30 AM. Derivation of Empirical Parking Ratios The parking survey data was broken down into three categories: (1) inpatient, (2) outpatient, and (3) administration and support, based upon the existing parking locations and designations. Of the total peak parking demand, it was estimated that 1,128 spaces were used by inpatient services, 164 spaces were used for outpatient services, and 534 spaces were used by administration and support -related facilities. The peak parking needs of each category were then divided by the size (in 1,000 SF) of each land use to derive a parking rate specific to inpatient, outpatient, and administration/support. As shown in Table 11, the resultant empirical parking ratios are as follows: • Inpatient: • Outpatient: • Administration & Support: • Hoag Campus Total: 2.35 spaces per 1,000 SF 2.31 spaces per 1,000 SF 5.30 spaces per 1,000 SF 2.78 spaces per 1,000 SF As shown above, the composite empirical/survey-based parking ratio derived for the entire Hoag medical campus is 2.78 spaces per 1,000 SF. 42 COAST P-L-007 325 BUFDAFD SPACER J P-U- 004 JA STANDARD WAGS ---\ HOSPITAL 1414STTAF macs P-U-002 23 STANDARD IPACEB 2 H.C. BPACEB P-U-001 9 8TANCAAR) 8P9C13 1 HG EPACE P-U-011 E STANDARD SPACER 2 HC. EPAC83 P-U-010 3 EITANDAFD SPACES P-L-001 42 STANDARD 8PACE8 1 H.C.B?ACE P-L-004 22 BTMDAFD BPAC1$ 4 KG FIPACEB 1 CANCER C91181 VAN SPACE HIGHWAY P-L-005 I 30 BGNWD EfACEB J 1 RC SPACE P-L-006 0 STAIDAFD 8PAC33 -- ROAD PARKING STRUCTURE UNDER CONSTRUCTION P-U-005 70 STANDARD SPACES 1 RC. SPACE P-U-006 13 BTANMFD EPACEB 1 HG BYACE P-U-008 10 STANWD SPACES 9 RC 8?ACE0 P-U-007 - 0 STRUM) BPAC® 2 AFBLANCE BPAC83 Q P-U-012 P-U-013 P-U-014 P-L-002 P-U-015 19 8T C. JV 1PAr6 P-U-016 2 HC.8PAC1$ 5 PHY8C1AN ff ACO P-L-003 x STMCWD BPAC33 P-L-008 3 He 11PA038 P-L-009 P-L-010 P-L-011 P-L-012 CO0 w a 9 CN C 0 0 N .,FaIIIh11,,. ©1 "= 350' LINSCOTT LAW& GREENSPAN ENGINEERS EXHIBIT 16 PARKING AREA DESIGNATIONS HOAG HOSPITAL PHASE II TPO, NEWPORT BEACH LINSCOTT LAW & GREENSPAN ENGINEERS Parking Requirements for Phase II Table 12 presents a summary of parking requirements for the existing development at Hoag, and the incremental parking needs for the development of Phase It Table 12 also shows a comparison of the parking requirements based upon the direct application of the parking ratios contained in the traffic study for the Hoag Hospital Master Plan EIR (prepared by LSA Associates in October 1991), and the empirically derived parking ratios in this study. The empirically derived parking rates in this study are greater than the ratios specified in the Hoag Hospital Master Plan. The other main difference is that the "administration" category was combined with the "support" category under this analysis. Similar to what was assumed in estimating traffic generation for the project, the support services category is believed to generate parking demand that is already accounted for in one or more of the three other uses (inpatient, outpatient, and administration). Based upon the application of survey -based ratios, the incremental parking needs for Phase II corresponds to 582 spaces. Parking Supply versus Demand Assessment Table 13 outlines the steps taken to evaluate the parking supply versus demand relationships at Hoag. The existing 1,826-space peak parking demand at Hoag was increased by 10% for parking contingency and circulation allowance (183 spaces), and then added to the net parking requirement of 582 spaces for Phase II that was also adjusted to allow for a 10% contingency (58 spaces), to determine the overall parking needs at the Hoag medical campus, totaling 2,649 spaces. The existing parking supply was adjusted to account for the 325-space lot currently used as a staging area, the 98 spaces to be removed due to the development of Phase II, and the 455 spaces added by the new parking structure. The future 2,649-space parking demand was then compared against the future parking supply of 2,822 spaces. As Table 13 indicates, the development of Phase II results in a parking surplus of 173 spaces. As Exhibit 16 illustrates, the new parking structure in the upper campus will be primarily designated for the use of visitors, while the existing parking structure located just south of the Main Hospital doorways will primarily serve the parking needs of Hoag employees (P-U-012, - 013, -014, -015, and —016). In the upper campus, most visitors/patients at the James Irvine Surgery Center park in the lot adjacent to the building (this P-U-003/004 lot is reserved for visitors/patients), with Surgery Center employees parking in the existing parking structure. Parking for patients and ambulances at the Emergency Department is provided at the adjacent parking lots reserved for Emergency Room use (P-U-001 and —002). Additional staff, delivery, and valet parking are provided in P- U-009, -010, and —011. As indicated previously, The construction of Phase II will require the 45 LINSCOTT LAW & GREENSPAN ENGINEERS TABLE 12 PARKING REQUIREMENT SUMMARY Hoag Hospital Phase II TPO, Newport Beach Description SIZE ' (Gross SF) HOAG HOSPITAL MASTER PLAN EIR (1991) PHASE II TPO DERIVED PARKING RATES RATIOS SPACES REQUIRED RATIOS SPACES REQUIRED EXISTING UPPER CAMPUS Inpatient (414 licensed beds, 480,000 1.25 per KSF 600 2.35 per KSF 1,128 2,924 employees daily at Hoag) Outpatient 6,044 2.00 per KSF 12 2.31 per KSF 14 Administration 0 4.00 per KSF 0 5.30 per KSF 0 Support 5,335 1.00 per KSF 5 5.30 per KSF 28 LOWER CAMPUS Inpatient 0 1.25 per KSF 0 2.35 per KSF 0 Outpatient 65,000 2.00 per KSF 130 2.31 per KSF 150 Administration 53,082 4.00 per KSF 212 5.30 per KSF 281 Support 42,274 1.00 per KSF 42 5.30 per KSF 224 TO'l'AL CAMPUS 1,002 1,826 PHASE II PROJECT UPPER CAMPUS New Construction Inpatient (East Tower) 198,567 1.25 per KSF 248 2.35 per KSF 467 Inpatient (Heart Institute) 0 1.25 per KSF 0 2.35 per KSF 0 Outpatient (East Tower) 13,575 2.00 per KSF 27 2.31 per KSF 31 Support (East Tower) 96,166 1.00 per KSF 96 5.30 per KSF [a] Administration (East Tower) 7,269 4.00 per KSF 29 5.30 per KSF 41 Demolition Inpatient (Conference Center) (12,034) 1.25 per KSF (15) 2.35 per KSF (28) Inpatient (Original Building) (10,789) 1.25 per KSF (13) 2.35 per KSF (25) Inpatient (Respiratory Services) (9,338) 1.25 per KSF (12) 2.35 per KSF (22) Inpatient (Admitting Building) (8,422) 1.25 per KSF (11) 2.35 per KSF (20) LOWER CAMPUS New Construction Inpatient 0 1.25 per KSF 0 2.35 per KSF 0 Outpatient (Cancer Center Addition) 60,000 2.00 per KSF 120 2.31 per KSF 139 Outpatient 0 2.00 per KSF 0 2.31 per KSF 0 Support (Child Care Addition) 3,000 1.00 per KSF 3 5.30 per KSF [a] Support (Central Plant) 5,000 1.00 per KSF 5 5.30 per KSF [a] Administration 0 4.00 per KSF 0 5.30 per KSF 0 478 582 Note: [a] The ancillary uses under the "Support" category are not expected to generate additional parking demand. 46 Parking-Final.xls 10/15/2001 LINSCOTT LAW & GREENSPAN ENGINEERS TABLE 13 PARKING SUPPLY vs. DEMAND ASSESSMENT Hoag Hospital Phase II TPO, Newport Beach EXISTING PARKING DEMAND & NEEDED SUPPLY a. Peak Demand (per Phase II TPO derivation; see Table 12) b. Add 10% Parking Contingency/Circulation Allowance c. Total Existing Parking Demand and Parking Supply Needed to Support Existing Development 1,826 183 2,009 PARKING SUPPLY d. Existing Parking Supply e. Plus P-L-007 Lot (currently used for construction staging) f. Less Spaces Lost due to Phase II Project (P-U-005,007,008) g. Plus Spaces in New Parking Structure 1�. Future Parking Supply 2,140 325 -98 455 2,822 FUTURE DEMOLITION & CONSTRUCTION i. Net Parking Requirement for Phase II Project (per Phase II TPO estimation; see Table 12) j. Add 10% Parking Contingency/Circulation Allowance k. Additional Spaces Needed to Support Phase II 582 58 640 PARKING SURPLUS 1. Total Spaces Needed (Item c. + Item k.) m. Future Parking Supply (Item h.) n. Parking Surplus (2,822 spaces minus 2,649 spaces) 2,649 2,822 173 Parking-Final.xls 47 10/15/2001 LINSCOTT LAW & GREENSPAN ENGINEERS removal of three parking lots: P-U-005 (reserved for doctors), P-U-007 and —008 (reserved for ER/loading/unloading/patients). In the lower campus, all Cancer Center patients/visitors and employees park in the three lots surrounding the building (P-L-002, "-003, and —004). P-L-005 is designated for the use of Child Care Center visitors and staff. The existing parking structure fronting West Coast Highway primarily serves the parking needs of the adjacent Support Services building, accommodating visitor, employee, carpool, and delivery parking demands. P-L-006 located between the parking structure and the Support Services building serves as a delivery zone. P-L-001 and —004, which are also known as the "upper terrace" parking at Hoag, are used for employee parking. Hoag currently has a shuttle program that provides connections between these lots and the various facilities within the campus. As mentioned previously, parking lot P-L-007 is currently used as a construction staging area. However, upon completion of Phase II, spaces from lot P-L-007 will be incrementally added to support Phase II parking needs, and will be included as part of Hoag's on -site shuttle program to provide accessibility to/from facilities in the upper and lower campus. TRANSPORTATION DEMAND MANAGEMENT (TDM) As part of the mitigation measures originally developed for the Hoag Hospital Master Plan, and in accordance with the City's Transportation Demand Management Ordinance, the following TDM measures have been outlined (already provided as part of Phase I): 1. A minimum of 5% of the parking provided at new facilities shall be reserved for carpools. These carpool spaces shall be located near the employee entrance, or at other preferential locations. 2. A minimum of two bicycle lockers per 100 employees shall be provided. Additional lockers shall be provided at such time as demand warrants. 3. A minimum of one shower and two lockers shall be provided. 4. Information on transportation alternatives shall be provided to all employees. 5. A rideshare vehicle loading area shall be designated in the parking area. 6. The design of all parking facilities shall incorporate provisions for access and parking of vanpool vehicles. 7. Bus stop improvements shall be required for developments located along arterials where public transit exists or is anticipated to exist within five years. 48 TABLE 11 PARKING UTILIZATION SURVEY RESULTS [a] Hoag Hospital Phase II TPO, Newport Beach Parking Area => Supply (spaces) => TIME 6:00 AM 6:30 AM 7:00 AM 7:30 AM 8:00 AM 8:30 AM 9:00 AM 9:30AM 10:00 AM 10:30 AM 11:00 AM 1130 AM <. 12:00 PM 12:30 PM 1:00 PM 1:30 PM 2:00 PM 2:30 PM 3:00 PM 3:30 PM 4:00 PM 4:30 PM 5:00 PM 5:30 PM 6:00 PM 6:30 PM 7:00 PM 7:30 PM 8:00 PM INPATIENT OUTPATIENT ADMINISTRATION & SUPPORT P-U-001 10 2 3 3 0 0 0 2 2 4 4 5 4 4 4 3 4 2 2 3 3 2 4 3 P-U-002 25 12 12 16 14 19 19 23 23 23 17 15 25 24 20 19 18 24 25 24 23 23 23 23 23 24 25 25 17 P-U-008 19 2 3 4 8 14 14 18 18 18 18 19 bEf 17 19 19 19 19 19 19 19 16 17 17 19 19 12 16 18 18 16 P-U-007 8 2 2 2 2 4 4 7 7 6 6 7 4 6 7 5 3 8 8 5 7 4 6 3 5 4 8 8 5 P-U-005 71 15 24 31 42 71 71 60 60 59 59 60 59; 62 65 65 66 47 48 44 44 37 37 39 50 60 62 61 61 64 P-U-009 4 2 2 3 4 4 4 4 4 4 4 4 4a 4 4 4 4 4 4 4 4 4 4 4 3 4 3 2 0 0 P-U-011 15 2 2 6 7 7 7 8 7 8 8 10 4 3 7 9 10 10 13 11 II 11 8 3 3 3 3 0 0 P-U-010 3 2 2 2 2 2 2 2 =i 2 2 2 3 3 3 2 2 3 2 2 2 2 2 2 2 P-U-012 180 [b1 2 2 50 61 119 119 172 174 177 177 178 78 178 178 177 170 166 163 164 146 142 90 88 49 46 31 31 25 25 P-U-013 180 [b] 31 109 168 170 179 179 179 179 179 179 179 178 178 178 178 178 175 175 142 142 104 91 73 73 61 61 43 35 P-U-014 176 [b] 106 106 106 106 106 106 106 169 171 171 171 €:175 172 172 172 173 173 163 163 150 150 133 113 106 104 92 92 82 81 P-U-015 234 139 139 139 139 140 141 142 200 204 207 207 228.. 229 227 227 228 229 234 234 213 212 199 182 181 181 169 157 147 142 P-U-016 244 76 77 84 101 154 198 214 220 244 244 244 '244 244 244 244 244 244 244 244 244 222 212 206 200 191 196 197 202 216 TOTAL 1.169 < ;3924 4,; 482 613. 655 818I s°>864' =937 1 065 ' 1099 1�096 1,101 128 1,125'' f122 1118'. :1097 109.9 ,:,x1098' . 1003' 972: 840 $3 :707, 664. 658' 614`' 604" P-U-003 14 4 5 5 7 7 11 9 9 12 12 11 11 10 12 12 11 12 11 11 12 12 14 14 11 11 14 14 11 P-U-004 38 5 8 7 15 32 32 32 32 30 29 32 33 30 28 27 31 32 30 32 34 34 31 31 25 25 32 31 26 43 2 5 19 25 36 38 39 40 40 38 36 39 37 38 37 37 37 35 34 27 6 4 P-L-004 27 4 14 13 22 24 23 23 25 19 17 15 16 25 22 24 22 17 10 5 2 P-L-003 39 2 4 18 32 39 39 39 39 39 39 38 32 39 39 39 39 39 39 33 23 12 5 3 3 P-L-002 26 2 7 17 18 18 18 17 17 18 16 15 16 17 17 18 18 19 14 15 16 12 7 4 3 163 -14811 4555 ,112 60 [b] 17 21 40 40 57 58 59 59 59 60 60 59 57 56 55 55 49 48 30 29 17 16 11 10 9 9 P-U-013 60 36 56 57 60 60 60 60 60 60 60 60 59 59 60 60 58 58 47 47 35 31 25 24 20 20 14 12 P-U-014 59 36 36 36 36 36 36 36 57 57 57 57 58 58 58 58 58 54 54 50 50 45 38 35 35 31 31 28 27 28 3 5 5 7 15 17 17 17 19 18 18 23 20 23 23 21 17 16 17 15 16 15 14 13 7 6 4 5 P-L-006 209 31 39 57 60 60 59 60 59 59 61 61. 59 57 55 54 46 36 32 32 14 14 6 6 3 3 3 3 P-L-008 77 6 25 25 41 42 44 44 40 38 38 39 36 38 38 36 35 26 19 17 12 8 7 15 15 15 P-L-009 75 25 35 47 50 52 52 54 50 47 45 46 48 46 47 47 43 29 26 16 10 7 4 4 4 P-L-010 69 2 11 63 69 69 69 69 69 69 67 69 69 69 69 68 69 65 57 30 18 11 5 3 2 2 2 P-L-011 66 6 6 15 30 54 64 65 64 65 65 64 57 64 63 63 58 60 61 45 54 39 29 22 19 22 30 29 29 P-L-012 81 7 16 41 41 41 50 47 45 43 45 46 43 43 44 41 40 40 31 19 10 4 3 2 2 446 -7497. TOTAL 140 PEAK DEMAND: SIZE (Gross KSID: PARKING RATE: 25 19 8 71 4 13 3 178 179 175 234 244 1,128 480 2.35 14 34 41 25 39 19 164 71 2.31 60 60 59 23 44 54 69 65 50 534 101 5.30 1,811 652 2.78 Notes: [a] Parking surveys performed by Newport Traffic Studies for Hoag Hospital on Thursday, June 1, 2000. [b] Assumes utilization of the parking structure level is as follows: 75% "inpatient" category (i.e., main hospital/ER visitors, doctors, nurses, and medical/clinical/technical staff), and 25% "administration 8c. support" category (i.e., administrative staff, day care, food services, engineering, and maintenance).