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HomeMy WebLinkAboutExplanationEXPLANATION Mr. Don Lamm with Greenlaw Partners, owner of the South Bay Corporate Center located at 2300 Hoover Avenue, has requested to restripe Hoover Avenue between Mile of Cars Way and W. 22''d Street from four travel lanes to two travel lanes to increase parking on the street. Greenlaw Partners is investing approximately $8 million in tenant improvements to attract quality businesses to this site, which has sat vacant for a long period of time. Construction of tenant improvements for approximateiy 40,000 square feet of office space for ITT Tech is underway. As part of this first phase of tenant improvements, Greenlaw Partners is replacing all damaged sidewalk, curb and gutter, and substandard pedestrian ramps along the property frontage to improve ADA path of travel for persons with disabilities. Currently, the South Bay Corporate Center meets the minimum parking requirements of 4 spaces per 1,000 square feet of building. However, in order to attract larger, quality tenants such as ITT Tech, their market research shows that a ratio of 5 spaces per 1,000 square feet is more desirable. Both of their surface parking lots are already striped for maximum capacity, so they are requesting to restripe Hoover Avenue to create more parking on the street. Conservatively (assuming 20 feet per space), 49 parallel parking spaces are available on this segment of Hoover Avenue. Based on the proposed striping plan 62 angled parking spaces would be provided. Greenlaw Partners is aware that all street parking is available to the public. Staff required Greenlaw Partners to perform a traffic analysis to determine if reducing the number of travel lanes from four to two would result in significant traffic impacts. Greenlaw Partners hired Linscott, Law and Greenspan Engineers to perform the traffic analysis and prepare a report. The existing average daily traffic (ADT) volume on this segment of Hoover Avenue is approximately 2,300 vehicles. With full occupancy of the South Bay Corporate Center the ADT is estimated to increase to approximately 5,900 vehicles, which is well below the 10,000 ADT capacity of a two-lane roadway. The traffic report, which was submitted to City Engineering on October 16, 2012, concluded that there would not be any significant impacts as a result of the proposed restriping. The City Engineer reviewed the traffic report and supports the findings. The final report is available in the Office of the City Engineer. National City's General Plan supports a street vacation for this segment of Hoover Avenue to improve redevelopment opportunities. The General Plan allows for street vacation to occur after the one -block segment of Wilson Avenue between W. 22"d Street and the Adult Education School is widened for two-way traffic. This widening is scheduled to be completed by SANDAG by the end of 2013 as part of the Blue Line Trolley Station improvements Project. Greenlaw Partners has indicated that they will likely pursue vacation of the portions of Hoover Avenue adjacent to their properties once the SANDAG project is complete. Therefore, Mr. Lamm's restriping proposal would likely be an interim measure to increase parking in order to make the Corporate Center more marketable for future tenants, and would not preclude the street from returning to four lanes in the future if vacation does not occur. Future redevelopment of the site to expand the current building footprint or construct new buildings will require a new traffic study. This segment of Hoover Avenue has a history of vehicle storage issues involving large trucks, trailers and campers. By restriping the street to include angle parking, these types of vehicles would no longer be able to park in the designated stalls due to size constraints, The restriping to include angle parking will also provide traffic calming for the street. Based on the results of the traffic analysis, staff supports restriping of Hoover Avenue between Mile of Cars Way and W. 22nd Street from four travel lanes to two travel lanes to increase parking on the street. If approved, Greenlaw Partners will submit final engineering drawings for the restriping, obtain all necessary permits and contract out the work.