HomeMy WebLinkAboutExhibit 3Exhibit No. 3
Excerpt of LLG Traffic Phasing Ordinance Study
dated October 15, 2001
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E N G I N E E R 5
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 -0139
Website: www.ligengineers.com
Report Prepared By:
Trissa (de Jesus) Allen,
Transportation Engineer III
Revised Octo er AS A"RO 14 SY;
Tune 27, 2001
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E N G I N E E R$
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 outpatienlivisitor spaces,
staff /employee spaces, and other specific designations (i.e., handicapped, physician, emergency
room, service/delivery parking). Currently, parking lot P -1,007 (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 Alvt.
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: 2.35 spaces per 1,000 SF
• Outpatient: 2.31 spaces per 1,000 SF
• Administration & Support: 5.30 spaces per 1,000 SF
• Hoag Campus Total: 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.
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E N G I N E E R S
Parking Requirements for Phase 11
Table 12 presents a summary of parking requirements for the existing development at Hoag, and
the incremental parking needs for the development of Phase 11. 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 101/0 contingency (58
spaces), to determine the overall parking needs at the Hoag medical campus, totaling 2,649
spaces. The existing parking supply -vas 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 lI 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 H will require the
45
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E N G I N E E R S
TABLE 12
PARKING REQUIREMENT SUMMARY
Hoag Hospital Phase II TPO, Newport Beach
;dote.
[a] The ancillary uses under the 'Support" category are not expected to generate additional parking demand.
46
Parking- Fiml.xis
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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
1,002
1,826
TOTAL CA IlrUa
PHASE fl 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
231 per KSF
31
Support (East Tower)
96,166
1.00 per KSF
96
530 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)
($,422)
1.25 per KSF
(I1)
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
5$2
;dote.
[a] The ancillary uses under the 'Support" category are not expected to generate additional parking demand.
46
Parking- Fiml.xis
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ENGI.NEERS
TABLE 13
PARKING SUPPLY vs. DEMAND ASSESSMENT
Hong Hospital Phase 11 TPO, Newport Beach
o, ii
MIN
=--ffil
NOM
MOVE
I
EXISTING PARKING DEMAND & NEEDED SUPPLY
1,926
a. Peak Demand (per Phase 11 TPO derivation; see Table 12)
b. Add 10% Parking Contingency/Circulation Allowance
183
2,009
c. Total Existing Parking Demand and
Parking Supply Needed to Support Existing Development
PARKING SUPPLY
& Existing Parking Supply
2,140
e. Plus P-L-007 Lot (currently used for construction staging)
f. Less Spaces Lost due to Phase 11 Project (P-U-005,007,008)
g. Plus Spaces in New Parking Structure
h. Future Parking Supply
2,822
FUTURE DEMOLITION & CONSTRUCTION
i, Net Parking Requirement for Phase 11 Project
582
(per Phase 11 TPO estimation; see Table 12)
j. Add 10% Parking Contingency/Circulation Allowance
58
k. Additional Spaces Needed to Support Phase 11
640
PARKING SURPLUS
1. Total Spaces Needed (Item c. + Item k.)
2,649
m. Future Parking Supply (Item It.)
2,822
n. Parking Surplus (2,822 spaces minus 2,649 spaces)
173
Parking-FinalAs 47 1011512001 A
E N G I N E E R S
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 -L006 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 11, spaces from lot P -L -007 will
be incrementally added to support Phase 11 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):
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.
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.
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