HomeMy WebLinkAboutEXHIBIT 4 - EXCERPT OF LSA TRAFFIC IMPACT AND PARKING ANALYSISExhibit No. 4
Excerpt of LSA Traffic Impact and Parking Analysis dated September 27, 1991
including the DKS Associates parking needs survey dated May 15, 1987
HOAG MEMORIAL HOSPITAL PRESBYTERIAN
MASTER PLAN
TRAFFIC IMPACT AND PARKING ANALYSIS
September 27, 1991
Prepared for:
City of Newport Beach
3300 Newport Boulevard
Newport Beach, CA 92658
Prepared by:
ISA Associates, Inc.
1 Park Plaza, Suite 500
Irvine, California 92714
(714) 553-0666
LSA Project #CNB803
ISA Associates, Inc.
for the Phase I development.
Phase 1 Trip Budget Allocation
Since no adverse impacts are identified with the Phase 1 development, the
Hoag development trip budget should be equivalent to that identified as trips
generated by the existing and entitled uses plus the trip generation for the
Phase 1 project.
Based on 1990 traffic counts provided by Hoag Hospital, the existing PM
peak hour inbound and outbound volume is 665 trips. As these counts were
conducted prior to the opening of the Hoag Cancer Center, the trip genera-
tion for the approved Cancer Center was added to this base. The existing
plus entitled Hoag Cancer Center PM peak hour trip generation is 784 PM
peak hour trips. Added to this 784 PM peak hour trips are the 554 PM peak
hour trips generated by the proposed Master Plan Phase 1 project. There-
fore, the total Hoag Phase 1 trip budget, based on the PM peak hour trip
making activity, is 1,338 trips.
Phase I - Parking Analysis
Parking rates for the proposed Master Plan project are identified in the PCDP
and District Regulations and are evaluated below. Proposed parking rates for
the Master Plan project are based on City of Newport Beach requirements,
as well as other adjacent City requirements. Parking rates for the more
specialized uses, such as outpatient or support services, are based on other
similar existing Hoag Hospital uses. A detailed listing of the parking rates
proposed, as well as the source or justification for the rate sources, is provid-
ed below. Also the approximate number of spaces to be provided with Phase
I development is provided.
•
•
•
Outpatient - the outpatient parking rate of 2.00 spaces per thousand
square feet (TSF) is an increase from the 1.5 spaces per TSF parking
rate approved for the Hoag Cancer Center. Phase I development
would provide 280 parking spaces for outpatient services.
Inpatient - the inpatient rate of 1.25 spaces per TSF corresponds to
the City of Newport Beach requirement of 1.00 space per bed plus
one space for each resident doctor and one parking space for each
employee. Phase I development would provide 144 parking spaces
for Inpatient Services.
Support Services - the rate of 1.00 space per TSF is based on the
results of a study prepared by DKS Associates in May 1987, a copy of
which is an attachment to this Appendix. Phase I development would
provide 55 parking spaces for support services.
09/27/91(LW NB803\TRAFFIC.APT)
19
LSA Associates, Inc.
• Administrative - the administrative rate of 4.00 spaces per TSF is
based on the City of Newport Beach requirement for office uses.
Phase I development would provide 120 parking spaces for Adminis-
trative Services.
• Residential Care - the City of Newport Beach does not have a com-
parable rate for this use. Therefore, the City of Irvine Code require-
ment of 1.00 space per TSF is proposed.
• Medical Office - the rate of 4.00 spaces per TSF corresponds to the
City of Newport Beach requirement for a medical office land use.
In order to substantiate these rates, a comparison of City parking codes for
the adjacent Cities of Irvine and Huntington Beach and rates proposed in the
Hoag Memorial Hospital Parking and Trip Generation Survey 1985 study
prepared by Newport Traffic Studies (NTS) were examined.
Due to the unique parking characteristics of the proposed land uses, parking
rates were identified for each land use. Similar to the trip generation rates
presented previously, parking generation rates are presented for the follow-
ing land uses: outpatient, inpatient, support services, administrative, residen-
tial care, and medical office. Table E presents a comparison of these parking
rates for each land use, based on five sources of parking generation informa-
tion. The following sections present a discussion of the proposed rates for
each source:
NTS Study
These parking rates are based on a traffic and parking survey conducted by
Newport Traffic Studies, Inc. in September, 1985, for the current Hoag Hos-
pital. The results of the survey identified the daily peak parking demand for
employees and patients. Based on the patient/employee splits presented
previously, parking demand rates for the primary land uses were generated.
ITE Parking Generation Report
The second edition of the ITE parking generation report presents parking
generation rates based on surveys of similar hospital and medical office
facilities located regionally in the United States. Although these rates are
useful for comparison purposes, due to the limited number of surveys and
general nature of the surveys these rates are not directly applicable at the
Hoag Hospital facility.
09/27/91(1:\CN13803\TRAFFIC.RPT)
20
ISA Associates, Inc.
Table E - Parking Generation Comparison
PROPOSED NTS ITE CITY OF HB CITY OF IRVINE CITY OF NB
LAND USE PARKING PARKING PARKING PARKING PARKING PARKING
RATE (1) RATE (2) RATE (3) RATE RATE RATE
Outpatient 2.00 / TSF 0.63 / TSF
Inpatient 1.25 / TSF 1.68 / TSF 1.00 / BED (4)
Support Services 1.00 / TSF 1.73 / TSF
Administrative 4.00 / TSF 1.73 / TSF 2.79 / TSF 3.33 / TSF 4.00 / TSF
Residential Care 1.00 / TSF 0.30 / RM. 1.00 / BED 1.00 / TSF
Medical Office 4.00 / TSF 4.11 / TSF 5.70 / TSF 5.56 / TSF 4.00 / TSF
(-) Indicates that no parking generation rates are available.
(1) SOURCE: Hoag Memorial Hospital Presbyterian correspondence, August 15, 1991.
(2) SOURCE: Newport Traffic Studies "Hoag Memorial Hospital Parking and Trip
Generation Survey 1985", September 1985.
(3) SOURCE: Institute of Transportation Engineers "Parking Generation", 2nd Edition.
(4) In addition to the one parking space per bed, one parking space for each resident
doctor and one parking space for each employee is required.
06-Sep-91 (CNB80,3\PARKGEN.WQ.t)
LSA Associates, Inc.
City of Irvine Parking Code
Parking rates for hospital uses are not in sufficient detail to reflect the differ-
ent facilities that form the proposed Hoag project. As a result, administra-
tive, residential care and medical office land uses are included for compari-
son purposes.
City of Huntington Beach Parking Code
Similar to the City of Irvine parking code, parking rates for hospital type
facilities are not readily available. However, parking rates used by the City of
Huntington Beach in their planning efforts for administrative, residential care
and medical office land uses are included.
City of Newport Beach Parking Code
The City of Newport Beach parking code, similar to the City of Irvine parking
code, does not have parking rates that are directly relevant to the proposed
Hoag Hospital project. However, the City of Newport Beach does have rates
for inpatient and medical office uses, and these are included in the table for
comparison purposes. Inpatient rates are based on the City's requirement
for hospital use and include one space per doctor and employee in excess of
the one parking space per bed. The medical office rates are taken directly
from the parking code.
Based on the comparison presented in Table E, the rates proposed by Hoag
were determined to be consistent with the other sources of empirical and
parking generation information. Table F presents the required parking for
Phase I of the proposed project. The number of parking spaces is deter-
mined by application of the parking rate for each land use to the size of the
facility or land use type. The total parking requirement of 599 spaces re-
flects the peak parking demand that may occur during the day. Given that
the peak parking demand will not persist throughout the day, the parking de-
mand for the majority of the day is likely to be less than the proposed park-
ing supply.
HOAG HOSPITAL MASTER PLAN BUILD OUT ANALYSIS
In the evaluation of Master Plan build out (Phases I through III) condition,
the future General Plan land use and traffic base utilizes traffic data supplied
by the City's General Plan traffic consultant, Austin -Foust Associates, dated
August 1991. This data reflects the current proposal for the build out of the
City of Newport Beach's General Plan. Based on this General Plan land use
inventory, the Newport Beach Traffic Analysis Model (NBTAM) is used to
forecast peak hour traffic volumes for this analysis.
09/27/91(I:\CNB803\TRAFFIC.RPT)
22
DKS Associates
41) west Filth Sheer
Sure 500
Los Angeles, CA 90013
(213) 627 0419
May 15. 1987
Peri Muretta
Phillips. Brandt and Reddick
18012 Skypark Circle
Irvine. CA 92714
RE: Hoag Hospital Master Plan P87054x1
Dear Peri:
Enclosed you will find our work to date on the parking needs for the
proposed Hoag Hospital Master Plan. Included in this transmittal are:
o Individual descriptions outlining demand and function assumptions
by proposed use.
o A table that summarizes the important factors that dictate both
employee and visitor parking demand. and the actual visitor and
employee parking demand by use.
o Individual tables that summarize all of the assumptions used to
calculate the parking demand for the visitor and employee cate-
gories.
These tables and descriptions incorporate the data and discussions we had
during our meeting of May 1. 1987 with Dubby Evins and Peter Faulk of Hoag
Hospital. I would like to emphasize that these are our preliminary find-
ings. Please review this information with the representatives from Hoag
Hospital. We can then answer any questions and make corrections that you
may have before submittal to the City for their review.
Sincerely.
DKS Associates
erila
J. Michael Bates
Senior Transportation Planner
aca
5697.p054pm.ltr
DKS Associates
HOAG HOSPITAL PEAK PARKING
DEMAND ASSUMPTIONS BY USE
Use: Cancer Center
Functional Description: The Cancer Center will provide outpatient treat-
ment. In most cases. the patient will be driven. dropped off. and then
later picked up after treatment is complete. A small percentage will
drive themselves or be attended throughout the visit by a driver.
Gross Square Footage: 65.000
Operating Hours: 12 hours (Extended Day -shift)
'Employees On -site (Peak Period Shift): 71
Beds: 0
Visits (Rate Per Bed): N/A
'Daily Outpatient Visits: 110
Total External Visits: 110
Highest Hour Parking Demand: 92
Note:
'Source: Hoag Hospital
DKS Associates
HOAG HOSPITAL PEAK PARKING
DEMAND ASSUMPTIONS BY USE
Use: Skilled Nursing and Rehabilitation
Functional Description: This portion of the expansion will provide inpa-
tient physical therapy for the Hospital Campus. The 99 beds will primarily
serve patients moved from other Hospital wings and who are going through
rehabilitation programs prior to release.
Gross Square Footage: 60.000
Operating Hours: 24 hours
lEmployees On -site (Peak Period Shift): 31
Beds: 99
2Visits (Rate Per Bed): .5
Daily Outpatient Visits: N/A
Total External Visits: 50
Highest Hour Parking Demand: 35
Note:
1Source: Hoag Hospital
2Parking for Institutions and Special Events. Edmund M. Whitlock. P.E..
1982. Eno Foundation for Transportation. Inc.
DKS Associates
HOAG HOSPITAL PEAK PARKING
DEMAND ASSUMPTIONS BY USE
Use: Employee Child Care Center
Functional Description: The Child Care Center will provide on -campus care
for the children of day -shift employees. As such. the only parking required
is for Child Care employees
Gross Square Footage: 10.000
Operating Hours: 12 hours (Extended Day -shift)
lEmployees On -site (Peak Period Shift): 11
Beds: 100
Visits (Rate Per Bed): N/A
Daily Outpatient Visits: N/A
Total External Visits: N/A
Highest Hour Parking Demand: 9
Note:
1Source: Hoag Hospital
DKS Associates
HOAG HOSPITAL PEAK PARKING
DEMAND ASSUMPTIONS BY USE
Use: Health Education Center
Functional Description: During the day the Health Education Center is to
be used exclusively for on -site Hospital staff seminars and classes.
Gross Square Footage: 20.000
Operating Hours: 18 hours
lEmployees On -site (Peak Period Shift): 8
Beds: N/A
Visits (Rate Per Bed): N/A
Daily Outpatient Visits: N/A
Total External Visits: N/A
Highest Hour Parking Demand: 6
Note:
1Source: Hoag Hospital
DKS Associates
HOAG HOSPITAL PEAK PARKING
DEMAND ASSUMPTIONS BY USE
Use: Administration
Functional Description: This area will be set aside for the typical admin-
istrative functions including accounting. personnel. and Hospital opera-
tions.
Gross Square Footage: 30.000
Operating Hours: 9 hours
'Employees On -site (Peak Period Shift): 124
Beds: N/A
Visits (Rate Per Bed): N/A
Daily Outpatient Visits: N/A
Total External Visits: 0
Highest Hour Parking Demand: 98
Note:
'Source: Hoag Hospital
DKS Associates
HOAG HOSPITAL PEAK PARKING
DEMAND ASSUMPTIONS BY USE
Use: Cancer Center (Addition)
Functional Description: The Cancer Center (Addition) will have the same
outpatient functional characteristics as the first phase Cancer facility.
Gross Square Footage: 50.000
Operating Hours: 12 hours (Extended Day -shift)
'Employees On -site (Peak Period Shift): 55
Beds: 0
Visits (Rate Per Bed): N/A
'Daily Outpatient Visits: 85
Total External Visits: 85
Highest Hour Parking Demand: 72
Note:
'Source: Hoag Hospital
DKS Associates
HOAG HOSPITAL PEAK PARKING
DEMAND ASSUMPTIONS BY USE
Use: Mechanical Systems
Functional Description: This area will provide mechanical support and
storage for the expanded Hospital Campus.
Gross Square Footage: 15.000
Operating Hours: 24 hours
lEmployees On -site (Peak Period Shift): 9
Beds: N/A
Visits (Rate Per Bed): N/A
Daily Outpatient Visits: N/A
Total External Visits: 60
Highest Hour Parking Demand: 16
Note:
1Source: Hoag Hospital
DKS Associates
HOAG HOSPITAL PEAK PARKING
DEMAND ASSUMPTIONS BY USE
Use: Substance Abuse
Functional Description: The substance abuse wing will serve as an inpatient
facility. Due to the nature of the patients and treatment. day time visits
will not be allowed.
Gross Square Footage: 70.000
Operating Hours: 24 hours
'Employees On -site (Peak Period Shift): 14
Beds: 90
Visits (Rate Per Bed): N/A
Daily Outpatient Visits: N/A
Total External Visits: 0
Highest Hour Parking Demand: 11
Note:
'Source: Hoag Hospital
DKS Associates
HOAG HOSPITAL PEAK PARKING
DEMAND ASSUMPTIONS BY USE
Use: Conditioning and Rehabilitation Center
Functional Description: This wing will provide outpatient physical therapy
and will also be open for employees to use while on -campus. Approximately
60% of the visits will be external.
Gross Square Footage: 40.000
Operating Hours: 18 hours
'Employees On -site (Peak Period Shift): 14
Beds: N/A
Visits (Rate Per Bed): N/A
'Daily Outpatient Visits: 240
Total External Visits: 240
Highest Hour Parking Demand: 59
Note:
'Source: Hoag Hospital
DKS Associates
HOAG HOSPITAL PEAK PARKING
DEMAND ASSUMPTIONS BY USE
Use: Food Services
Functional Description: Food services will prepare the meals for all
inpatient facilities on the new portion of the Campus and provide an
employee lounge.
Gross Square Footage: 15.000
Operating Hours: 18 hours
lEmployees On -site (Peak Period Shift): 5
Beds: N/A
Visits (Rate Per Bed): N/A
Daily Outpatient Visits: N/A
Total External Visits: 0
Highest Hour Parking Demand: 26
Note:
1Source: Hoag Hospital
DKS Associates
HOAG HOSPITAL PEAK PARKING
DEMAND ASSUMPTIONS BY USE
Use: Outpatient Clinical/Surgery
Functional Description: As the name implies. the Outpatient Clinical/Sur-
gery portion of the expansion will provide urgent care services on a "walk-
in" basis.
Gross Square Footage: 65.000
Operating Hours: 12 hours (Extended Day -shift)
1Employees On -site (Peak Period Shift): 71
Beds: 25
Visits (Rate Per Bed): N/A
1Daily Outpatient Visits: 110
Total External Visits: 110
Highest Hour Parking Demand: 78
Note:
1Source: Hoag Hospital
DKS Associates
HOAG HOSPITAL PEAK PARKING
DEMAND ASSUMPTIONS BY USE
Use: Medical Support Offices
Functional Description: The medical support offices will provide non-
critical outpatient care and diagnostic services.
Gross Square Footage: 50.000
Operating Hours: 9 hours
lEmployees On -site (Peak Period Shift): 110
Beds: N/A
Visits (Rate Per Bed): N/A
Daily Outpatient Visits: N/A
Total External Visits: 1.100
Highest Hour Parking Demand: 252
Note:
1Source: Trip Generation Manual. Institute of Transporation Engineers.
1982 Edition.
DKS Associates
HOAG HOSPITAL PEAK PARKING
DEMAND ASSUMPTIONS BY USE
Use: Residential Care
Functional Description: This facility will provide extended inpatient
convalescent care which typically has a much lower daily visitor rate per
bed than a hospital or medical center.
Gross Square Footage: 125.000
Operating Hours: 24
lEmployees On -site (Peak Period Shift): 14
Beds: 140
2Visits (Rate Per Bed): 0.5
Daily Outpatient Visits: 70
Total External Visits: 70
Highest Hour Parking Demand: 25
Note:
1Source: Hoag Hospital
2Parking for Institutions and Special Events. Edmund M. Whitlock. P.E..
1982. Eno Foundation for Transportation. Inc.
Iti
HOAG HOSPITAL MASTER PLAN
DKS ASSOCIATES 05/15/97
PRELIMINARY ESTIMATE
DAYTIME PEAK PARKING DEMAND SUMMARY
(MAXIMUM ON -SITE)
OPERATING EMPLOYEES EXTERNAL % HIGHEST EMPLOYEE VISITOR TOTAL
USE L FUNCTION KSF BEDS HOURS ON SITE VISITS HOUR DEMAND DEMAND DEMAND
CANCER CENTER - OUTPATIENT 65 0 12 710 25 10 352 2110 33 56 36 9
SKILLED NURSING & REHAB 60 99 24 31 50 0 9 0 9
EMPLOYEE CHILD CARE CENTER 10 100 12 11 00 0 6 0 6
HEALTH EDUCATION CENTER 20 0 18 988 0 96
ADMINISTRATION 30 0 9 124 0 0 44 20 72
CANCER CENTER ADDITION 50 0 12 55 85 339 12
MECHANICAL SYSTEMS 15 0 24 9 60 15 7
SUBSTANCE ABUSE 70 90 24 14 0 0 11 0 11
CONDITIONING & REHAB CENTER 40 0 18 14 2400 20 0 26 0 26 11 48 59
FOOD SERVICES 15 0 18 33 22 26
OUTPATIENT CLINIC/SURGERY 65 25 12 71 110 20 56
MEDICAL SUPPORT 50 0 9 110 1100 15 87 165 252
RESIDENTIAL CARE 125 140 24 14 70 20 11 14 2255
MISC. DELIVERY 4 SERVICE FUNC. - -- -- -- --
TOTAL 615
TOTAL 447 332 799
R
HOAG HOSPITAL MASTER PLAN
DKS ASSOCIATES 05/15/87
PRELIMINARY ESTIMATE
DAYTIME EMPLOYEES PARKING DEMAND
(MAXIMUM ON -SITE)
OPERATING ABSENTEE SHIFT EMPLOYEES VEHICLE PARKING
USE L FUNCTION KSF BEDS HOURS EMPLOYEES RATE FACTOR ON SITE X AUTO OCCUPANCY DEMAND
CANCER CENTER - OUTPATIENT 65 0 12 75 0.05 1 71 0.95 1.2 56
SKILLED NURSING % REHAB 60 99 24 55 0.05 0.6 31 0.95 1.2 25
EMPLOYEE CHILD CARE CENTER 10 100 12 12 0.05 1 11 0.95 1.2 9
HEALTH EDUCATION CENTER 20 0 18 8 0.05 1 8 0.95 1.2 6
ADMINISTRATION 30 0 9 130 0.05 1 124 0.95 1.2 98
CANCER CENTER ADDITION 50 0 12 58 0.05 1 55 0.95 1.2 44
MECHANICAL SYSTEMS 15 0 24 18 0.05 0.5 9 0.95 1.2 7
SUBSTANCE ABUSE 70 90 24 30 0.05 0.5 14 0.95 1.2 11
CONDITIONING 4 REHAB CENTER 40 0 18 30 0.05 0.5 14 0.95 1.2 11
FOOD SERVICES 15 0 18 50 0.05 0.7 33 0.95 1.2 26
OUTPATIENT CLINIC/SURGERY 65 25 12 75 0.05 1 71 0.95 1.2 56
MEDICAL SUPPORT 50 0 9 166 0.05 0.7 110 0.95 1.2 87
RESIDENTIAL CARE 125 140 24 25 0.05 0.6 14 0.95 1.2 11
TOTAL 615 TOTAL 565 447
R
R
HOAG HOSPITAL MASTER PLAN
DKS ASSOCIATES 05/15/87
PRELIMINARY ESTIMATE
DAYTIME VISITORS PARKING DEMAND
DAY
OPERATING VISIT DAYTIME X EXTERNAL AVERAGE X HIGHEST PARKINS
USE & FUNCTION KSF BEDS HOURS RATE VISITS EXTERNAL VISITS DURATION HOUR DEMAND
CANCER CENTER — OUTPATIENT 65 0 12 N/A 110 100 110 3 33 36
2 20 10
SKILLED NURSING & REHAB 60 99 24 0.5 50 100 50 N/A N/A 0
EMPLOYEE CHILD CARE CENTER 10 100 12 N/A 0 N/A 0
N/A 0 N/A N/A 0
HEALTH EDUCATION CENTER 20 0 18 N/A 0 0 N/A N/A 0
ADMINISTRATION 30 0 9 N/A 0 100
85 100 85 3 33 N/A
CANCER CENTER ADDITION 50 0 12 28 9
MECHANICAL SYSTEMS 15 0 24 N/A 60 100 60 1 150
SUBSTANCE ABUSE 70 90 24 N/A 0 N/A N/A N/A N/A 40
CONDITIONING & REHAB CENTER 40 0 18 N/A 400 60 240 2 20 N/A 0 N/A 0 N/A N/A 0
FOOD SERVICES 15 0 18 22
OUTPATIENT CLINIC/SURGERY 65 25 12 N/A 110 100 110 2 20
MEDICAL SUPPORT 50 0 9 N/A 1100 100 1100 1 15 165
RESIDENTIAL CARE 125 140 24 0.5 70 100 70 2 20
14
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mom wilmmomm-•um� ��TOTAL 1825
332
TOTAL 615