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HomeMy WebLinkAbout355 Mariner Center• • • LINSCOTT ASSOCIATES TRAFFIC & PARKING CONSULTANTS 8405 PERSHING DRIVE • PLAYA DEL REY, CALIFORNIA 90291 • TELEPHONE: (213) 821-3457 September 13, 1973 Mr. Edgar R. Pye Assistant Vice President Mariners Savings and Loan Assocation Westcliff at Dover New -port Beach, California 92660 Subject: Traffic Analysis for Mariner Center Dear Mr. Pye: In accordance with your request, we have studied the traffic generation characteristics for Mariner Center, and the capability of the existing street system to handle pro- jected traffic volumes. We have reviewed available traffic counts and capacities of the streets serving the subject site and given consideration to the impact on hospital Road of traffic to be generated by the Versailles residential de- velopment. We find that traffic generated by Mariner Center will not appreciably change the level of traffic service on either Hospital Road or Placentia Avenue. We are also of the opinion that the services provided by Mariner Center which are not now readily available'in the Hoag Memorial Hospital area (such as the planned restaurant and conven- ience shops)' will dominantly attract customers already in the area and will not generate as high a volume of new vehicular traffic as would a similar development in a.less favorable location. The accompanying report sets forth the findings of our study. Very truly yours, LINSCOTT ASSOCIATES M. 'tins o t President PML:fg TRAFFIC ANALYSIS for MARINER CENTER Introduction This traffic study is concerned with the vehicular traffic estimated to be generated by Mariner Center and the capability of the street system to serve present and pro- jected traffic volumes. Site Location Mariner Center is located in the triangle formed by ' Superior Avenue, Placentia Avenue and Hospital Road. The site has frontage on Hospital Road and Placentia Avenue, and access drives are planned to these two streets. Mariner Center has been planned by Robert•M. Thomas, AIA for Mariner Savings and Loan Association. The develop- ment plan calls for a total building area of 31,424 square feet with 15,720 square feet of offices, 9,324 square feet of shops and a 5,684 square foot restaurant. Area Traffic Facilities Hospital Road bounds the site on the south and is a four lane 44-foot-wide street between Superior Avenue and Placentia Avenue. Hospital Road has recently been improved to 60 feet, with four travel lanes and a two-way left turn, lane in the section between Placentia Avenue and Newport Boulevard. Curb parking is prohibited along the entire • length between Superior Avenue and Newport Boulevard. Placentia Avenue bounds the site on the north and varies from a 44-foot width along the site frontage, to 40 feet be- tween the site and the intersection with Hospital Road. Superior Avenue is a north -south arterial* lying just west of the site and varies in section from 40 feet to 82 feet. Widening has occurred at the critical intersection with Placentia Avenue and Hospital Road, but narrow sections still exist at mid -block locations. `• - Area Traffic Controls The intersection of Superior Avenue and Placentia Avenue is signalized, while theintersection of Hospital Road and Placentia Avenue is controlled by four-way stop signs. The intersection of Hospital Road and Superior Avenue is con- trolled by stop signs on Hospital Road. However, this inter- section is intended to be signalized with adjacent property owner participation when traffic warrants are met. Traffic Volumes on Adjacent Streets A traffic study was made for the City of Newport Beach in December, 1972 by the firm of Alan M. Voorhees and Assoc- iates, Inc. regarding the traffic impact of the Versailles - 2 - t development located on the south side of Hospital Road. This study included traffic counts on Superior Avenue both north and south of Hospital Road and counts on Hospital Road. These counts recorded 11,770 vehicles (two-way, 24-hour traffic) south of Hospital Road and 11,870 vehicles north of Hospital Road. The count on Hospital Road recorded 1,570 vehicles. ('two-way, 24-hour traffic) west of the Versailles access drive, and 1,800 vehicles east of the access. Other studies in the area in 1972 indicated that Superior Avenue north of Placentia, carried 18,000 vehicles ADT, while' Placentia north of Superior Avenue carried 9,000 vehicles ADT. Traffic Capacities The Voorhees study indicates that Superior Avenue would have capacity to serve 25,000 vehicles ADT when widened to 82 feet, while Hospital Road would have capacity for 17,000 vehi- cles per day between Placentia Avenue and Newport Boulevard, and 10,000 vehicles per day between,Placentia and'Superior. Placentia Avenue capacity varies but would be in excess of 14,000 vehicles per dayenorthbound at Superior Avenue. Traffic Generation Estimates for Mariner Center Mariner Center is planned to include three primary types of space. Office space is proposed for 15,720 square feet of lease area; shops, including a pharmacy, account for 9,324 square feet, and a restaurant is to occupy 5,684 square feet of the lease area. - 3 Square Generation Rate Number Weekday Type Feet Trips/1000 Sq Ft Trips Office 15,720 Low 15 235 High 75 1177 . Shops 9,324 Low 60 High 90 558 837 Restaurant 5,684 Low 1000 (175 seats) High 1500 Say Total Low 1793 1800 High 3514 3500 The use of two levels of traffic generation in this study is intended to test the capability of the street system to adequately serve Mariner Center (assuming the high generation factors are realized) and recognize the service value of the planned development to the general area (assuming the low genera- tion factors prove out). The capacity test is further based on peak traffic hour and whether major conflicts with other traffic movements in those hours may occur. Mariner Center is anticipated to have a relatively level use pattern throughout the day, with peak hours of approximately 8 percent of 24-hour traffic, and with approach and departure splits being 2/3 in-1/3 out in AM periods and the reverse in PM periods. Using these factors, the following AM peak -hour traffic diagram would result. // _Su'regm. oR. AV E. tlort; D. teeRA:'4 or To 5CAL. /\ V. r - 4 - The PM peak -hour pattern would be the reverse, with the heaviest outbound volume- being 95 vehicles in one hour, from each driveway. These peak -hour volumes are anticipated to have little effect on the level of traffic service in the area. Considera- tion has been given to the projected traffic to be generated by the Versailles development, and there is no apparent conflict of movements which should appreciably lower the level of traffic service in the area. The placing of a quality restaurant within walking distance of Hoag Memorial Hospital, the Park•Lido Medical Center, the Newport Plaza Medical Office, and the Versailles development will be beneficial from a traffic and parking standpoint. Fur- ther, the orientation of planned doctors' offices in Mariner Center to the Hospital should hold vehicular trips to a minimum level. These factors indicate that the probability of exper- iencing the lower level of traffic generation estimates is quite high. 5