UNIONTOWN HOSPITAL PARKING MASTER PLAN
UNIONTOWN HOSPITAL PARKING STUDY
CONTENTS INTRODUCTION............................................3 PROJECT LOCATION PROJECT SCOPE STUDY LIMITS STUDY OBJECTIVES
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EXISTING CONDITIONS.................................6 RANGE OF OPTIONS.....................................9 ASSESSMENT OF OPTIONS............................12 PARKING OPTION A PARKING OPTION B PARKING OPTION C PARKING OPTION C: ALTERNATE PARKING OPTION D PARKING OPTION D: ALTERNATE 1 PARKING OPTION D: ALTERNATE 2 PARKING OPTION E: ARMY RESERVE CENTER
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SUMMARY & RECOMMENDATIONS ..............20 ADDITIONAL CONSIDERATIONS SHORT TERM RECOMMENDATIONS LONG TERM RECOMMENDATIONS
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INTRODUCTION
Introduction PROJECT LOCATION
Uniontown Hospital is located 500 block of West Berkeley Street in the city of Uniontown, Fayette County, Pennsylvania.
Uniontown Hospital
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UNIONTOWN HOSPITAL PARKING STUDY
STUDY OBJECTIVES
The overall objective of the Study is to provide a framework that ensures adequate parking for the Hospital into the future. The Hospital considers its current number of parking spaces that it has a minimum and needs the study to show ways to obtain a net gain. In order to accomplish this, several methods are employed in the study: • • • •
Efficiency of the existing parking configurations How to obtain the maximum parking spaces while maintaining a campus feel. Evaluate current vehicular and pedestrian circulation Anticipate future vehicular and pedestrian circulation • Impacts and location of a one story deck.
STUDY LIMITS
The following conditions were set forth by the Hospital at a meeting on September 26, 2008: • Parking deck costs range from $12,000/stall to $15,000/stall. Surface parking costs approximately $2500/stall to $3000/stall. • All new and existing parking needs to be paved, well lit, and safe. • The Hospital would like to foster a campus feel, so there is a priority on aesthetics. • New parking will primarily address staff parking. • Need to plan for future land acquisition, and phasing of acquisition for land availability and cost must be considered. • Many of the current spaces are too small. One parking lot is referred to as the “scratch and dent lot”. • The ground floor of the new addition opens July 1. The Hospital would like to have additional parking in place for when this happens. • General construction cost budget for parking is in the $1 million to $2 million range. • The Hospital will provide an account of how many spaces are in each existing lot and whether or not each lot is gravel or paved. • The Hospital’s parking brochure should be used to reference the same parking lot designation system for the study. • The Army Reserve property is being sold and should be considered in the study. • The Study plan will designate whether each lot is owned or leased by the Hospital. • The PennDOT Easy Street widening project should be considered in the study as it affects the number of spaces in the adjacent lot. • The Study should consider phasing and timing in conjunction with the number of existing spaces that are temporarily lost due to construction. • Parking lot drainage and stormwater management will need to be considered for each lot. • Those lots above the current building addition project’s facility can drain directly into that facility – the design considered these lots as paved and costs will be considered accordingly. Deliverables for the Study include plans showing gravel lots developed as asphalt, specific land acquisition lots, and potential structure parking with parking counts.
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INTRODUCTION
PROJECT SCOPE
The scope of the Uniontown Hospital Parking Master Plan includes all current and potential parking areas contemplated by the Hospital and specifically includes the following areas: existing Lots 1E through 11E, Patients and Visitors Lot, ED Patients and Visitors Lot, Physicians Lot, Army Reserve Center, FCHA land swap property, PennDOT Easy Street Widening – affects Lot 7E. Additionally, the scope includes studying the feasibility of single parking decks in the areas of the Patients and Visitors Lot, Lots 9E and 10E, and Lot 6E. In general, the study is bounded by McClellandtown Road to the north, Easy Street to the west, Bierer Street to the east, and the FCHA property to the south.
PROJECT LIMITS
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UNIONTOWN HOSPITAL PARKING STUDY
Existing Conditions
The table below describes the lots used by the Hospital, which displays the size, ownership, and materials of each individual lot. Location of the lots are shown in the illustration to the left.
PARKING LOT
SURFACE MATERIAL
ED Patient & Visitor Lot
Paved
16
Physician’s Lot
Paved
45
Physician’s Lot
Gravel
15
UMP Lot
Paved
104
Patients & Visitors Lot
Paved
211
Lot 1E
Gravel
22
Lot 2E
Gravel
65
Lot 3E
Gravel
30
Lot 4E
Paved
47
Lot 5E
Paved
43
Lot 6E
Paved
120
Lot 7E
Gravel
81
Lot 8E
Gravel
93
Lot 9E
Gravel
14
Lot 10E
Gravel
53
Lot 11E
Gravel
17
TOTAL
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OWNERSHIP
NUMBER OF SPACES
976
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EXISTING CONDITIONS
PAVED PARKING LOTS GRAVEL PARKING LOTS
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UNIONTOWN HOSPITAL PARKING STUDY
Range of Options
The purpose of this study is to evaluate current land use of the hospital as well as future expansion to adjacent lots surrounding the hospital. The scope of the Uniontown Hospital Parking Master Plan specifically includes the following areas: existing Lots 1E through 11E, Patients and Visitors Lot, ED Patients and Visitors Lot, Physicians Lot, Army Reserve Center, FCHA land swap property, PennDOT Easy Street Widening – affects Lot 7E. These options include several different parking configurations based on currently owned, leased, and potentially land acquisitions. In addition, two different locations for potential deck parking. Note that costs cited in this study do no include the cost of land acquisition. In addition, costs are based on current 2008 numbers, and may change due to the most recent price standards.
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PARKING OPTION A
PARKING OPTION C
PARKING OPTION B
PARKING OPTION D
PARKING OPTION E
CLOSE UP OF ARMY RESERVE PROPERTY
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RANGE OF OPTIONS
D
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UNIONTOWN HOSPITAL PARKING STUDY
Assessment of Options PARKING OPTION A
Parking Option A includes Lot 7E and properties between Lot 7E and the new access drive from McClellandtown Road. This option features the same parking configuration as _______ Lot (one way traffic circulation) to maintain smooth vehicular circulation flow as well as complying with Township standards. This will provide approximately 93 spaces. The continuous green islands will provide a campus atmosphere to the hospital grounds. In addition, stormwater managment is already implemented in this location which decreases the cost per stall compared to later options. Option A-1 is paving the current gravel lot, Lot 7E. The line striping shall be the same as the current parking configuration which holds approximately 81 spaces.
PARKING OPTION
NUMBER OF SPACES
SURFACE PARKING PRICE PER STALL
A
93 spaces
$2500
$279,000.00
A-1
81 spaces
$2500
$243,000.00
PARKING OPTION A-1
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DECK PARKING PRICE PER STALL
TOTAL COST FOR PARKING OPTION
ASSESSMENT OF OPTIONS
PARKING OPTION B
Parking Option B extends west to east along Delaware Street from Lot 6E to the property between Lot 3E and Lot 4E, and continues south to the FCHA Property. It is presumed that acquiring a portion of the FCHA property, the hospital would in return forfeit occupancy of Lots 4E and 5E. Parking Option B is divided into sections due to the size and the current land uses. The total of all the option provides approximately 966 spaces. Option B-1 includes a portion of the Patients & Visitors Lot, as well as a Physicians Only Lot, Lot 3E, and the property between Lot 3E and Lot 4E. B-2 consists of the remaining parts of the Patients & Visitors Lot and Lot 2 E. Option B-3 includes Lot 1E and the properties between Lot 1E and Lot 2E. Option B-4 is the FCHA property. Some of the FCHA property includes Lot 11E, Lot 10E, and Lot 9. PARKING OPTION
NUMBER OF SPACES
SURFACE PARKING PRICE PER STALL
DECK PARKING PRICE PER STALL
TOTAL COST FOR PARKING OPTION
B-1
99 spaces
$3000
$297,000.00
B-2
24 spaces
$3000
$72,000.00
B-3
114 spaces
$3000
$342,000.00
B-4 322 spaces $3000 $966,000.00 Please note that these costs are based on paving costs, restriping cost would be additional.
PARKING OPTION B-3
PARKING OPTION B-2
PARKING OPTION B-4
PARKING OPTION B-1
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UNIONTOWN HOSPITAL PARKING STUDY
PARKING OPTION C
Parking Option C features a single story parking deck above a portion of the former Lot 6E which is currently a construction zone. This gives the hospital an opportunity to increase parking by building vertically. No parking space will be compromised along the ground plane to structure the deck. One way traffic circulation on the deck due to size restraints. Approximately, 76 spaces can be designed on the deck with the opportunity to expand towards Easy Street depending on the flexibility of the budget and the demand for parking. This also allows the opportunity for pedestrian walkway bridge to connect to the hospital addition. A previously-discussed design concept had an access drive to the upper deck at grade from Easy Street. The grade of the existing lot is such that a great deal of excavations would be required to retain parking on the lower level and is therefore, not feasible for this design. This deck location is within the facility’s current stormwater management and would not require any additional costs.
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PARKING OPTION
NUMBER OF SPACES
C
76 spaces
SURFACE PARKING PRICE PER STALL
DECK PARKING PRICE PER STALL
TOTAL COST FOR PARKING OPTION
$12,000
$912,000.00
ASSESSMENT OF OPTIONS
PARKING OPTION C: ALTERNATE
Parking Option C Alternate shows the expansion of the parking deck towards Easy Street. Like Parking Option C, no parking spaces will be compromised along the ground plane due to the location of the on ramp. This alternate allows for approximately 160 spaces.
PARKING OPTION
NUMBER OF SPACES
C-Alternate
160 spaces
SURFACE PARKING PRICE PER STALL
DECK PARKING PRICE PER STALL
TOTAL COST FOR PARKING OPTION
$12,000
$1,920,000.00
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UNIONTOWN HOSPITAL PARKING STUDY
PARKING OPTION D
Option D is a single story deck above the current Patients & Visitors Lot. This deck holds approximately 131 spaces. This option should be utilized as an employee only parking lot because there is no connection point in the building for a walkway bridge. A stairwell or an elevator from the deck to Delaware Avenue would be the only access option. This deck option provides two way traffic circulation. The Option D price per stall differs from the Parking Option C due to the additional stormwater management design.
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PARKING OPTION
NUMBER OF SPACES
D
131 spaces
SURFACE PARKING PRICE PER STALL
DECK PARKING PRICE PER STALL
TOTAL COST FOR PARKING OPTION
$15,000
$1,965,500.00
ASSESSMENT OF OPTIONS
PARKING OPTION D: ALTERNATE 1
Parking Option D-Alternate 1 adds another parking bay from Option D deck design. This option holds approximately 197 spaces, 66 spaces more than Option D.
PARKING OPTION
NUMBER OF SPACES
D-Alternate 1
197 spaces
SURFACE PARKING PRICE PER STALL
DECK PARKING PRICE PER STALL
TOTAL COST FOR PARKING OPTION
$15,000
$2,955,000.00
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UNIONTOWN HOSPITAL PARKING STUDY
PARKING OPTION D: ALTERNATE 2
In Option D Alternate 2, there is an access point off of Delaware Avenue. This alternate allows for approximately 112 spaces. A minimal amount of existing parking spaces will be lost.
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PARKING OPTION
NUMBER OF SPACES
D-Alternate 2
112 spaces
SURFACE PARKING PRICE PER STALL
DECK PARKING PRICE PER STALL
TOTAL COST FOR PARKING OPTION
$15,000
$1,680,000.00
ASSESSMENT OF OPTIONS
PARKING OPTION E: ARMY RESERVE CENTER
Parking Option E converts the Army Reserve property into an outpatient facility. The existing building is approximately 11,000 sq ft which allows for 7 to 8 doctor offices. Approximately, 306 spaces can be designed around the existing building. Each doctors’ office would need12 spaces, leaving a surplus of 210 parking spaces. Another option is to raze the existing building to design a satellite parking area. This option will allow for approximately 370 spaces.
PARKING OPTION
NUMBER OF SPACES
SURFACE PARKING PRICE PER STALL
E
306 spaces
$3000
DECK PARKING PRICE PER STALL
TOTAL COST FOR PARKING OPTION $1,100,000.00
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UNIONTOWN HOSPITAL PARKING STUDY
Summary & Recommendations SHORT TERM RECOMMENDATIONS
With the completion of the ED Addition Project (anticipated July 2009), The Hospital has placed a high priority on addressing the gravel lots. Hospital owned large gravel lots should be paved to give the hospital an overall refined campus appearance. These would include Lot 7E and Lot 2E. The parking configurations shall remain the same to maximize capacity. Lot 1E and Lot 3E should remain gravel until future land acquisition and development occurs. Since these lots only hold no more than 30 vehicles, it is in the hospital’s best financial interests to pave these areas when acquiring adjacent properties. It would be in the best interest for the Hospital to extend the lease of Lot 8E to accommodate the parking demands until future land acquisition.
ADDITIONAL CONSIDERATIONS
1
Based on time and budget, Assessment of Options: Option A shall be constructed. If Lot 7E was paved previously, restriping will need to occur as well as the construction of islands to give the campus aesthetic the hospital was trying to achieve.
2
The Hospital would acquire the property between Lot 3E and the Physicians Lot and the property between Lot 3E and Lot 4E. The Patients & Visitors Lot would then extend southeast to Lot 4E.
3
The Hospital would move forwarded with the land swap (the FCHA property for Lot 4E and Lot 5E). In addition to the FCHA property acquisition, the property between the Patients & Visitors Lot and Lot 2E would need to be acquired. The FCHA property will need to be restriped as well as the Patients & Visitors according to Option B shown in the Assessment of Options section.
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The Hospital would acquire the properties between Lot 1E and Lot 2E. This area should be striped according to the Assessment of Options: Option B.
Please note that only Consideration One does not require addition stormwater management. In addition, in the Assessment of Options section, costs are based on 2008 pricing. Land acquisition costs are not included.
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UNIONTOWN HOSPITAL PARKING STUDY
LONG TERM RECOMMENDATIONS
Surface parking should have priority over any deck options due to high construction costs and continuing maintenance costs. The following are advantages and disadvantages of each deck options: The parking deck north of Delaware Avenue is close to the hospital and does not conflict with surface parking. Stormwater management has already been implemented. The Option C shown in the Assessment of Options section provides approximately 76 spaces. This parking capacity can increase by extending the deck towards Easy Street, based on the Hospital’s construction budget. The deck option south of Delaware Avenue addresses the employee parking issue. It also would require stormwater management. There are two factors that could influence the long term recommendations. One is that deck parking may be more viable if there’s a future expansion of the building. Secondly, if the Army Reserve Center Option becomes a reality, the parking demand at the Main Hospital property will decrease dramatically lessening the need for parking decks.
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