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Home My WebLink About3 Parking Studies 'J (eSl~ ~~ '\ Q/\.. S <'(110. 0\R- S . & # KARRINGTON COMMUNITIES .- q s ~ \ ') t-e 0\ \ \\I\Y'tj Daily Trame and Parking Characteristics A Case Study Based on the following Facilities: Karrington Of Bexley Karrington At Oakwood Karrington On The Scloto Karrington At Tucker Creek FINAL REPORT Prepared for: Karrington Communities 919 Old Henderson Road Columbus Ohio 43220 \jV- Ll q '-<( ~ By: EKC Consulting, Inc. 5495 Fawnbrook Lane Dublin Ohio 43017 Tel. (614) 764-0243 May 21, 1996 ,;.-- R-e; S u V\ y l'~-€... e ~D\ E')(-ecu+ N-t t)~, v..J / "0 -\.{ V\ avJ s. ~ Lf 0 P k:S Sf(U:P S. cUTIVE SUMMARY 'ngton Communities are assisted living facilities for seniors. offering an alternative to seniors needing assistance in their daily activities. but who do not require full time specialized nursing care. As a result. Karrington Communities facilities have characteristics of residential developments, hospitality and institutional facilities. Such multifaceted personality is occasionally misunderstood during zoning applications for new facilities. Karrington Communities are sometimes stereotyped as Retirement Communities and/or Congregate Care Facilities in terms of the traffic activity generated on site. Other times. Karrington Communities are compared to traffic generated by single family residential and/or general use office complexes of equal size. There may be some rational behind such stereotyping approach: all of the above developments often compete for real estate parcels with similar characteristics. such as locations at the fringes of established. affluent. suburban neighborhoods in close proximity to major arterial roads. active bus lines. and community amenities. Karrington Communities generate moderate traffic volumes because the residents' age and physical aptitude preclude them from driving although there are no formal. policies. prohibiting th.~IIltO own and operate private automobiles. Furthermore. each Karrlngton Community owns and operates its own private fleet of vehicles -- a IS-passenger club wagon and a station wagon-- in addition to an I8-passenger motor coach which is shared by all the Ohio Communities. This fleet of company owned vehicles is used to transport residents to various recreational and entertainment destinations as well as doctor's appointments and family functions. Karrington employees are employed full time. and on-site visits are low and staggered through out the day. Although a typical Karrington Community facility is licensed for a maximum of 75 residents. it is usually considered at capacity around 62-65 residents. To serve these residents. a typical Karrington Community facility employs 20-30 employees in three shifts. and the facilities are located along active bus lines offering employees a choice of mode .of transportation to work. On an average day. 10-20 guests are expected on the premises. while between 6-8 visits are anticipated daily for deliveries/support services. A survey was conducted at four Karrington Communities in central Ohio to assess traffic volumes and parking and site access issues on site. The field investigations revealed that the on- site parking spaces in combination with creative parking overflow plans -- in place at all locations surveyed - allow the central Ohio Karrington Communities to be self sufficient in terms of parking. The site access system is satisfactory for efficient access and maneuverability by emergency vehicles (ambulances) which only consist a nominal traffic flow on site. It was reported that an average 1-3 emergency vehicle runs occur on a monthly basis at each location. Finally. based upon the field investigations. Karrington Communities' physical characteristics and site generated traffic volume estimates are summarized below: · Size of Facility: 53-54 units · Employee equivalents: 20-31 · Operating Levels of Existing Facilities: 62-65 residents ES-I ,; , ,,' Employees Visitors Deliveries Total A.M. Peak Hour (7:00-9:00 A.M.) 7-13 4-8 2-6 13-27 P.M. Peak Hour (4:00-6:00 P.M.) 7-10 4-20 2-4 13-34 Daily Volumes 40-58 20-40 12-16 72-114 It is concluded that Karrington Communities are on the low end of traffic generation potential, when the site generated traffic volume estimates are compared to the ones likely to be generated by other types' of facilities of equal size to Karrington Communities. With 13-27 trips generated during the morning peak hour and 13-34 trips generated during the afternoon peak hour, Karrington Communities are in the same order of magnitude with the Retirement Community and the Mid-Rise Apartment facilities. In terms of daily traffic volumes, Karrington Communities' high-end traffic volume estimates (114 trips) are comparable to Congregate Care Facility (116 trips), while the low end Kanington Communities' estimate (72 trips) is considerably lower than the corresponding low-end estimates for the other facilities. When compared to residential housing and general office developments, Kanington Communities still rank lower as traffic generator. The following table summarizes a comparison assessment among five distinct types of facilities usually competing for real estate parcels with similar characteristics. Site Generated Traffic Size of the ITE Facility Type facility AM Peak PM Peak Daily Code Hour Hour Rates 223 Mid-Rise Apartment 53-54 units 4-25 9-30 N/A 250 Retirement Community 53-54 units 6-12 10-22 N/A 252 Congregate Care Facility 53-54 units 4 9-12 112-116 210 Single Family Housing 53-54 units 18-123 23-161 228-1180 710 General Office Building 46,000-47,000 SF 102-104 103-105 N/A Karrington Communities 53-54 units 13-27 13.34 72-114 Note: N/A indicates information not available through 1TE ES-2 : ~ ' !' ': \ ; , ; I J : : ' ; : ; I . I ~ i I ! I' I:';;" ;'!' J ,I I: II ' I tIt , J ' j \ I ; ; 1 I ' I f i ; 1 , I: ! 1 ,!"" l \ '; '. I I "II I' I;,' 'III' i I ! II' 'I" 'I,' II' 1'1 i I I,' '1'1' I i I; I' '111'111 I: I, 1'1, ' I' 'I ii' ,I 'I I' ,: I ii' 1'1: , I, I j , ,. , ': I 1 ! I I I '! "f' I I! .II: , : :111 ,I :1,1 : :1'1 :1' ,I J :1 ,1;.11 : 1:1, ,/, [ I :I! I :! :II!;I ,I i : ::1 :1:1::: 'I: i : i II, ; ;' I: :1:1" 1,1, : J ;:1:1 ;1' I:/:j 1'1 'I, ; , : I,! ,/ i , ,': ;', : : I ' .' .. e size of proposed new Karrington Communities increases, the likely traffic volumes to be .erated by expanded operations are summarized below: Size of Proposed Facilities: 67 units Employee equivalents: 56 Operating Levels of Proposed Facilities: 75 residents (approximately) ~c-.'f. c] ~ Employees Visitors Deliveries Total A.M. Peak. Hour (7:00-9:00 A.M.) 23-25 5-10 5-8 33-43 P.M. Peak Hour (4:00-6:00 P.M.) 20-23 8-20 4-8 32-51 Daily Volumes 115-125 25-45 15-20 155-190 Conclusions: Karrington Communities are moderate traffic volume generators when compared to other types of facilities usually competing for same suburban real estate parcels. To further contain the traffic activity on-site, Karrington Communities consistently search for sites served by active bus lines to offer employees and visitors transportation options. . These programs aim to further reduce traffic and parking requirements on site. From the site design standpoint the on-site parking supply in conjunction with overflow parking plans allow Karrington Communities to be self sufficient in terms of parking. The site access and internal circulation allows for the ingress and egress, and maneuverability of emergency vehicles (ambulances), which are dispatched on site only 1-3 times per month on an average. These attributes make them compatible (good neighbors) with abutting land uses in established, affluent, suburban neighborhoods. ES-3 , I , , (r ; ~ I' 1 ' '" ' i' , I , I , I' ,I i I ill i 'I : Iii ,II; ,I 'i lill Iii I, 1,1 i, ,11',ihv,' :11:1, :1,1 r 1,11'11,' i ,;' ti Iii;; h ,ILi'l: Ii 1,IIIIIili i 1 ii II .' Parking Supply: In order to compare parking availability at the four locations surveyed, an inventory of existing parking facilities was conducted at all four locations. Furthermore, a closer look at how existing parking facilities are utilized revealed that existing parking supply may need to be adjusted to reflect special parking designations (e.g., handicapped users, employee of the month, residents) which detract from parking available for general use. All four facilities have parking lots of approximately equal size. All of them have between 18 and 23 parking spaces on site. One or two parking spaces are designated for handicapped users at some locations, while other locations do not have reserved spaces for handicapped users. The Tucker Creek facility has also set aside one parking space for the Employee of the Month which is located in front of the service access door, while other facilities do not offer such recognitions to eJ?1ployees. In the some facilities, where residents may drive, few parking spaces are especially devoted to them. Table 5 - Parking Supply at existing facilities [actual] k I TUCKER BEXLEY OAKWOOD ScrOTO CREEK On-site number of parking spaces 18 19 23 21 Handicapped 2 1 2 1 Reserved for Residents 0 3 0 0 Reserved for special employees 0 0 0 1 Ancillary Parking 2 8-10 10-15 6-8 Parking Supply wI Ancillary 18 23-25 31-36 25-27 Parking Parking Supply w/o Ancillary 16 15 21 19 Parking 12 Hourly Puking Demtlnd [Estimated] TUCKER BEXLEY OAKWOOD SCIOTO CREEK i\i~5:00-6:00 am 1-2 3-4 1-2 4-5 "'I<'t.," ~i6:00-7:00 am 7-8 7-8 10-11 4-5 7:00-8:00 am 7-8 8-9 8-9 12-13 8:00-9:00 am 21-22 9:00-10:00 am 21-22 10:00-11:00 am 21-22 11:00-12:00 pm 21-22 12:00-1:00 pm 21-22 1 :00-2:00 pm 2:00-3:00 pm 3:00-4:00 pm 11-12 10-12 18-19 14-15 4:00-5:00 pm 11-12 12-14 16-17 15-16 5:00-6:00 pm 2-3 4-6 6-7 7-8 6:00-7:00 pm 2-3 4-6 6-7 7-8 7:00-8:00 pm 2-3 4-6 6-7 8-9 8:00-9:00 pm 2-3 4-6 6-7 8-9 9:00-10:00 pm 2-3 1-3 6-7 8-9 10:00-11:00 pm 1-2 1-2 1-2 1-2 11:00-12:00 am 1-2 1-2 1-2 1-2 Overnight 1-2 1-2 1-2 1-2 11 mI SUNRISE SENIOR LIVING i ________L-. I .- ParmI: Spaces at Cbicqo Area I Assisted ig Oaly COIIIIIluniti1_____+ -- Parkin~ Sunrise Location # AL Units # Spaces SpaceslUnit Buffido Grove 78 43 0.55 - - N 77 33 0.43 B1oomin~dale 82 46 0.56 Flossmoor 62 31 0.50 WiDowbrook 82 49 0.60 GienEDvn 85 37 0.44 ~----~- -- PalosPmk 85 43 0.51 Crystal Lake 58 28 0.48 .-- ---- -~.__.~- Gumee 60 30 0.50 82 46 0.56 Lineoln Parle 60 20 033 \Vilmette 28 10 036 Batrin.IUon 45 25 0.56 Highland Parle 75 33 0.44 Avera~es 959 474 0.4' ParkiaE Spaces at Sunrise Communities Oft'ai.nE Both eat Lirine and Assisted Lirine # of Units Parkins; Sunrise Location # AL Units # n. Units Total Units # Spaces Spaces/Unit Abinlrton. Pennsvlvama 79 60 139 110 0.79 Seal Beach. California 85 70 155 95 0.61 Sevema Pam. d n 60 137 121 0.88 CcesskiU. New Iersev 81 77 158 105 0.66 - - PIano, Texas 76 80 156 130 0.83 Salt Lake City. Utah ..- -. 75 59 134 83 0.62 Gilbert. Arizona 77 67 144 102 0.71 Avera~es 1023 746 0.73 Proposed Sunrise of Carmel - facility: parkine: Employees = 30 people Total tenants/units = 140 (Assisted living = 78 units and Independent living = 62 units) Parking proposed = 109 spaces (standard, garage, and handicap) Parking required = 208 parking spaces (1 space per bed, plus 1 space per employee) = 0.50 parking spaces per person, for assisted living 1~ and. . d d 1" . ~16 = 1.0 parkmg spaces per m epen ent lvmg umt Sunrise of Carmel nursine: home on Executive Drive About 57 residents (70 max.) - Nursing home About 20-30 employees Parking existing = 39 -40 spaces = about .57 parking spaces per person, overall Manor Care at Summer Trace (southeast of 131 st & Pennsylvania) Parking existing: about 144 parking spaces 261 units total (77 independent living, 80 assisted living and 104 nursing) Employees = ??? 40 estimated = about .55 parking spaces per person, overall Stratford at WestClav = 216 total units, including 40 one-story bungalows, plus an adjacent main residence and commons building with 131 independent-living apartments. 30 assisted-living units and 12 skilled nursing facilitv beds. Almost all the parking is provided in the underground garage, 132 total parking spaces, for the main building. There are 39 spaces along Manigault Street. With 'X' number employees and 173 unitslbeds, there are 171 parking spaces on site. This excludes parking for the 40 bungalows. The Village of West Clay PUD ordinance states that Elder Care Centers only require one parking space per employee plus one space per 10 senior citizens (0.1 spaces per person). The aggregate number of parking space for elder care centers (on-street and off-street) is one space per employee plus one spaces for each six senior citizens (PUD Ordinance Z-465-004, Section 16.1). http://thestratfordatwestclay.comlpages/siteplans.html ---- ~_._-- ---