ParkingStudy.indd

UNIONTOWN HOSPITAL PARKING MASTER PLAN

UNIONTOWN HOSPITAL PARKING STUDY

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CONTENTS

INTRODUCTION............................................3PROJECT LOCATION 3PROJECT SCOPE 5STUDY LIMITS 4STUDY OBJECTIVES 4

EXISTING CONDITIONS.................................6RANGE OF OPTIONS.....................................9ASSESSMENT OF OPTIONS............................12PARKING OPTION A 12PARKING OPTION B 13PARKING OPTION C 14PARKING OPTION C: ALTERNATE 15PARKING OPTION D 16PARKING OPTION D: ALTERNATE 1 17PARKING OPTION D: ALTERNATE 2 18PARKING OPTION E: ARMY RESERVE CENTER 19

SUMMARY & RECOMMENDATIONS ..............20ADDITIONAL CONSIDERATIONS 20SHORT TERM RECOMMENDATIONS 20LONG TERM RECOMMENDATIONS 23

Uniontown Hospital is located 500 block of West Berkeley Street in the city of Uniontown, Fayette County, Pennsylvania.

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INTRODUCTION

IntroductionPROJECT LOCATION

Uniontown Hospital


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STUDY OBJECTIVES

STUDY LIMITS

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:

• Effi ciency of the existing parking confi gurations• 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.

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 fl oor 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 aff ects

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, specifi c land acquisition lots, and potential structure parking with parking counts.

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INTRODUCTION

The scope of the Uniontown Hospital Parking Master Plan includes all current and potential parking areas contemplated by the Hospital and specifi cally 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 – aff ects 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 SCOPE

PROJECT LIMITS

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.

Existing Conditions


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PARKING LOT SURFACE MATERIAL OWNERSHIP NUMBER OF SPACES

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 976

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EXISTING CONDITIONS

PAVED PARKING LOTS

GRAVEL PARKING LOTS


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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 specifi cally 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 – aff ects Lot 7E. These options include several diff erent parking confi gurations based on currently owned, leased, and potentially land acquisitions. In addition, two diff erent 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.

Range of Options

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PARKING OPTION A

PARKING OPTION B

PARKING OPTION E

PARKING OPTION D

PARKING OPTION C

CLOSE UP OF ARMY RESERVE PROPERTY

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RANGE OF OPTIONS

D


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Assessment of OptionsPARKING 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 confi guration as _______ Lot (one way traffi c circulation) to maintain smooth vehicular circulation fl ow 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 confi guration which holds approximately 81 spaces.

PARKING OPTION

NUMBER OF SPACES

SURFACE PARKING PRICE PER STALL

DECK PARKING PRICE PER STALL

TOTAL COST FOR PARKING OPTION

A 93 spaces $2500 $279,000.00

A-1 81 spaces $2500 $243,000.00

PARKING OPTION

A-1

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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 B-1

PARKING OPTION B-3

PARKING OPTION B-4

PARKING OPTION B-2

PARKING OPTION

NUMBER OF SPACES




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 $966,000.00Please note that these costs are based on paving costs, restriping cost would be additional.


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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 traffi c 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 fl exibility 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.

PARKING OPTION

NUMBER OF SPACES




C 76 spaces $12,000 $912,000.00

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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 $12,000 $1,920,000.00

PARKING OPTION C: ALTERNATE


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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 traffi c circulation. The Option D price per stall diff ers from the Parking Option C due to the additional stormwater management design.

PARKING OPTION

NUMBER OF SPACES




D 131 spaces $15,000 $1,965,500.00

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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 $15,000 $2,955,000.00


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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.

PARKING OPTION

NUMBER OF SPACES




D-Alternate 2 112 spaces $15,000 $1,680,000.00

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PARKING OPTION E: ARMY RESERVE CENTER

PARKING OPTION

NUMBER OF SPACES




E 306 spaces $3000 $1,100,000.00

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 offi ces. Approximately, 306 spaces can be designed around the existing building. Each doctors’ offi ce 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.


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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 refi ned campus appearance. These would include Lot 7E and Lot 2E. The parking confi gurations 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 fi nancial 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.

Summary & Recommendations

ADDITIONAL CONSIDERATIONS

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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.

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.

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.

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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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 confl ict 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 infl uence 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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