Freese and Nichols, Inc. was retained by the City of University Park to review the Parking andTraffic Study for Park Cities YMCA (PC YMCA) Redevelopment in University Park and itsassociated Memoranda prepared by DeShazo Group, Inc. (DeShazo). The following is asummary of our findings.
1. Assessing the Study Methodology
The DeShazo extrapolation of the existing usage, traffic and parking patterns onto thatof the future building uses is a very strong methodology for estimating future parkingneeds and traffic activity.b.
Careful documentation of existing parking and traffic conditions and correlation to theexisting facility activities is essential to the methodology and DeShazo has done thisreasonably well.
2. Assessing the Existing Conditions Baseline and Its Analysis
Numerous assumptions were made to identify the proper baseline of traffic and parkingcharacteristics for projection onto the proposed expanded facility, introducing a marginof error with each assumption.b.
The 1.26 factor increases the parking and traffic observations on a typical day torepresent a comparatively high estimate of a busy day at the PC YMCA.c.
Collection of data on a Thursday rather than either a Monday or Wednesday appears tohave under estimated the average PM peak weekday activity of the PC YMCA in thebaseline data by as much as 20%, and the duration of the AM peak period is a bit longeron Monday/Wednesday than on Tuesday/Thursday.d.
Reassessment of the baseline PM peak hour traffic does not change the roadway trafficoperations Level of Service. However, the demand for the parking during the weekdaymorning would stay at peak level for at least one hour longer and the weekdayafternoon parking demand would be greater by about 18 spaces.e.
The parking counts were taken on both sides of the streets immediately adjacent to thePC YMCA and attempted to count PC YMCA parking activity on Shenandoah andNormandy west of Preston Road and Normandy east of Connerly. But, due to thesignificant under-supply of parking at the PC YMCA, it is expected that PC YMCA parkingoccurs beyond the data collection area at time of peak usage. So, a 5% increase in thebaseline parking demand (8 spaces in the AM, 6 spaces in the PM) is recommended.
3. Assessing the Future Conditions Estimate and Its Analysis
The DeShazo Study assumes that the new gym, Rise School and therapy pool are theonly new traffic and parking that will be generated at the PC YMCA.b.
Closer examination of future uses over those considered in the baseline parking andtraffic formulation suggests the following additional elements of the PC YMCA spaceprogramming: