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Home My WebLink AboutExhibit 4Exhibit 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 qa HOAG MEMORIAL HOSPITAL PRESBYTERIAN MASTER PLAN TRAFFIC IMPACT AND PARKING ANALYSIS September 27, 1991 Prepared for: City of Newport Beacb 3300 Newport Boulevard Newport Beach, CA 92658 .. LSAAssociates, Inc. 1 Park Plaza, Suite 500 Irvine, California 92714 (714) 553.0666 LSA Project #00803 'a LSA AuodatRA Im for the Phase I development. Phase I 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 edsting plus entitled Hoag Cancer Center PM peak hour trip generation IS 784 PM peak hour trips. Added to this 784 PM peak hoar 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 snaking activity, is 1,338 trips. Phase I - Parking Analysts 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 (TSP) Is an Increase from the 1.5 spaces per TSP 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 TSP 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 TSP 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. 09l17t910:"ae03\TaAFFs:.RM M i3 4SA Ac datM F 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 Admials- 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 TSP corresponds to the City of Newport Beach requirement for a medical office INA 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 far 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 races for each source: N7S 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 presence previously, parking demand sates for the primary land uses were generated. rM 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 races are not directly applicable at the Hoag Hospital facility. 0%77/91(1NCP 8WMTRAMCJWF) 20 /1A LSA Aswdaras, Irw Table H - Packing Geneeatton COUIPM soD PROPOSED FITS 1YE CITY OF HE C17Y OF IRVINE MY OP NR LAND USE PARKING PARKING PARKING PARKING PARKING PARKING RATE (1) RATE (2) RATE (3) RATR RATE RATR Outpatient 2.00 / TSP 0.63 f TSP - Inpatient 1.25 1TSF 1.60 /TSF 1.00 /EED(4) Support Services 1.00 / TSB 1.73 / TSF Administrative 4.00 /TSP 1.73/TSF 2.79 /TSF 333 /TSP 4.00 /TSF - Residential Care 1.00/7W - 0.30 / RM. 1.00/11111) 1.00 / TSF Medical OfFlm 4.00 / TSF - 4.11 / TSP 5.70 / TSP 556 / TSP 4.001 TSF ( -) Indicates that no puking generation tares am available. (1) SOURCE: Hoag Memorial Hospital Presbyterian cormspwtdence, Augur[ 15, t991. (2) SOURCE: Newport Traffic Studies "Hoag Memorial Hospital PwWng and Trip Generation Survey 1905", September 1965. (3) SOURCE: Inadww of Transportation Engineers vPaddng Generadon", 2nd Edition. (4) In addition to the one parking spam per bed, one parking space for each resident doctor std one parking apace for each employes is required. Oi &P-91 (CNB00APARICCEN. WQ.t) q5 M AW00AAM+, 1n 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 Haag project. As a result, administm- tive, residential care and medical office land uses are included for compari- son purposes. City of Huntington Beacb Parking Code Similar to the City of Irvine parking code, parking races 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 B, the rates proposed by Hoag were determined to be consistent with the other sources of empirical and parking generation information. Table P 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 leas than the proposed park ing supply. HOAG HOSPITAL MASTER PLAN BUILD OUT ANALYSIS In the evaluation of Master Platt build out (Phases I through 1I1) 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=91(r:\CNNBSOMTRAFFICAV7) 22 .1 DKS Associates 411 Wom Fifth Suce1 Suns 500 Los Angeles, CA 90073 013! 677 0419 May 15. 1987 Peri Muretta Phillips. Brandt and Reddick 18012 Skypark Circle Irvine. CA 92714 RE: Hoag Hospital Master Plan Dear Peri: P87054xi 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 I. I987 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. Si ncerel y. DKS Associatesq J. Mich el Bates Senior Transportation Planner aca 5697.p054pm.ltr -11 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) lEmployees 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: ISource: Hoag Hospital 2Parking for Institutions and Special Events. Edmund M. Whitlock. P.E.. 1982. Eno Foundation for Transportation. Inc. _AA 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) lEmplovees 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: lSource: Hoag Hospital N 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 IEmployees On -site (Peak Period Shift): 8 Beds: N/A Visits (Rate Per Bed): N/A Daily Outpatient Visits: N/A Total External Visits: NIA Highest Hour Parking Demand: 6 Note: ISource: Hoag Hospital �l 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 lEmployees 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: ISource: 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) lEmployees On -site (Peak Period Shift): 55 Beds: 0 Visits (Rate Per Bed): N/A IDaily Outpatient Visits: 85 Total External Visits: 85 Highest Hour Parking Demand: 72 Note: ISource: Hoag Hospital (63 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: NIA Visits (Rate Per Bed): NIA Daily Outpatient Visits: NIA 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 lEmRloyees 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: lSource: Hoag Hospital q5 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 601 of the visits will be external. Gross Square Footage: 40.000 Operating Hours: 18 hours 1Employees On -site (Peak Period Shift): 14 Beds: NIA Visits (Rate Per Bed): NIA IDaily Outpatient Visits: 240 Total External Visits: 240 Highest Hour Parking Demand: 59 Note: 1Source: Hoag Hospital D� 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 Operatinq Hours: 18 hours lEmgloyees 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: lSource: Hoag Hospital `6 1 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) lEmployees On -site (Peak Period Shift): 71 Beds: 25 Visits (Rate Per Bed): N/A IDaily Outpatient Visits: 110 Total External Visits: 110 Highest Hour Parking Demand: 78 Note: ISource: 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: ISource: Trip Generation Manual. Institute of Transporation Engineers. 1982 Edition. IN 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: ]Source: Hoag Hospital 2Parking for Institutions and Special Events. Edmund M. Whitlock. P.E.. 1982. Eno foundation for Transportation. Inc. q6 I G | ) ■ § 2 { §� | §§ ! 2 �| ■ k /t� ® ® "#�! =« ;■;kk !# k2 §® \$ kk (� t� ; {� an' ° ■ ; ^ : =m, ■ =; blm22RkanR ■ «mE §; � ! § ` ` ! � ■ }$UZ k| \� § |! §e2m� ; §�§5%�| A K / 0 ¥ ¢ §| ....,. ..... b1222Ra2 =R■ «�E§ ! | j|k§ ! 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