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City of Ferndale
TABLE OF CONTENTS
INTRODUCTION....................................................................................................... 1
DESCRIPTION OF OPTIONS .................................................................................... 3
Site 1A Option 1............................................................................................... 3
Site 1B Option 1 ............................................................................................... 4
Site 1B Option 2 ............................................................................................... 5
Site 1B Option 3 ............................................................................................... 6
Site 2 - Option 1.................................................................................................. 7
Site 2 - Option 2.................................................................................................. 7
Site 2 Option 3 ................................................................................................. 8
COMPARISON OF OPTIONS .................................................................................. 9
POTENTIAL CONSTRUCTION COSTS.................................................................... 10
OPERATING AND MAINTENANCE COSTS .......................................................... 11
MAINTENANCE REQUIREMENTS .......................................................................... 12
SUMMARY OF OPTIONS ....................................................................................... 14
RECOMMENDED OPTION..................................................................................... 14
APPENDICES
City of Ferndale
INTRODUCTION
The City of Ferndale commissioned this study to explore the feasibility of a
parking structure east of Woodward Avenue along Nine Mile Road. Recent
developments and new nightspots in the area have increased the demand for
parking spaces. In addition, the Ferndale Library is being renovated and
expanded. The expanded library building will include meeting rooms that will be
used to host more events and meetings.
The sites identified as potential locations for the parking structure are shown in
Figure 1. Site #1A is the existing surface lot immediately west of the existing
Library building. Site #1B encompasses the Site #1A Lot and the existing
municipal surface lot south of Troy Street. Site #1C adds the triangular shaped
private surface lots just north of Saratoga Street. Site #2 is the existing municipal
surface lot located between the Library and City Hall.
Challenges to construction of a parking structure on these sites include:
x
The individual sites are limited in size which limits the design options on
each site. One of the seven options requires an additional residential
property, located adjacent to Site #1C.
The Library is expanding the building within the existing library site.
To enliven the area along Nine Mile Road and help encourage
additional development, grade level retail / commercial space is
desired.
Carl Walker has prepared conceptual parking structures designs with a targeted
net gain of 200 to 250 parking spaces. This report presents the seven most
promising concepts. The designs presented are conceptual in nature. Detailed
engineering studies have not been performed. The actual number of spaces in
the structure will vary due to necessary operational or structural elements such as
shear walls necessary in a pre-cast structure, electrical rooms, etc. Included in
this report are engineering sketches of the parking structure concepts,
construction cost estimates, and Operating and Maintenance cost estimates.
City of Ferndale
Figure 1 Potential Parking Structure Sites
Site #2
Site #1A
Site #1B
Site #1C
City of Ferndale
DESCRIPTION OF OPTIONS
Site 1A Option 1
City of Ferndale
Site 1B Option 1
This option requires the closing / relocation of
Troy Street. Traffic could be relocated around
the structure to Saratoga Street. The relocation
will infringe on the adjacent residential property
along Saratoga Street. Acquiring at least a
portion of the property would be required.
However, if Troy Street can be closed acquiring
the property would not be required.
City of Ferndale
Site 1B Option 2
City of Ferndale
Site 1B Option 3
City of Ferndale
Site 2 - Option 1
City of Ferndale
Site 2 Option 3
Option 3 is a below grade solution. The
conceptual plans show parking at the surface
level. However, the concept can be easily
adapted to have a building above the
underground parking area. A civic plaza could
also be constructed on the surface level.
City of Ferndale
COMPARISON OF OPTIONS
Table 1 summarizes the seven options. Capacities range from 337 spaces to 413
spaces. Option 1 for Site 1A has the smallest capacity; Option 3 for Site 1B, which
spans across Troy Street, has the largest capacity. The net gain in spaces ranges
from 233 spaces to about 281 spaces.
Because the size of the site limits the structure footprint, two of the options are
relatively tall. The relative elevation of the uppermost floor on Site 1A Option 1
is about 57 feet above existing grade. Parapet walls and enclosures for stair /
elevator towers would be higher. Site 2 Option 2 also has a small footprint
resulting in a similar relative height of about 55 feet.
Two of the options include ground level retail space, both fronting Nine Mile
Road. In addition, Option 1 - Site 2 includes a footprint of about 10,000 that
could be used for a free-standing building or a public plaza or park. A building
could also be constructed over Option 3 for Site 2, which is the underground
option.
The efficiency of the options, expressed in square feet per parking space, range
from 321 to 387 per space. Efficiency is an important factor in parking structure
design. As the efficiency increases the construction cost per space decreases.
Table 1 Options Comparison
Site 2
Site 1
Site
Total
Spaces
Existing
Spaces
Net
Gain
Structure
Footprint
Number
of
Levels
Upper
Floor
Relative
Height
Parking
Square
Feet
Efficiency
S.F. per
Space
Retail
S.F.
1A
Option 1
337
67
270
124' x 190'
6+
+ 57'
124,092
368
1B
1B
1B
Option 1
Option 2
Option 3
386
393
413
132
132
132
254
261
281
124' x 300'
124' x 400'
196' x 414'
4
3
4
+ 33'
+ 25'
+ 39.6'
123,736
133,698
160,010
321
340
387
3,906
-
2
2
2
Option 1
Option 2
Option 3
341
383
347
108
108
108
233
275
239
124' x 206'
186' x 206'
175' x 206'
5.5
4
4
+ 55'
+ 36'
+ 0'
122,197
135,902
131,723
358
355
380
(1)
9,937
(2)
Notes:
(1) Freestanding building site available with footprint of about 10,000 S.F..
(2) Potential to construct building or plaza on top of below grade parking areas.
City of Ferndale
POTENTIAL CONSTRUCTION COSTS
Table 2 presents conceptual construction cost estimates for the three options.
Before premiums, we recommend using a base construction cost for an above
grade parking structure in the Detroit area of approximately $50 per square foot.
Furthermore, we recommend using a construction cost of $120 per square foot
for the underground option. The costs to enclose and shell out the retail space
are estimated at $60 per square foot.
The estimated costs are for budgeting purposes; the actual cost will vary
depending on the level of architectural detail and other features chosen.
Excluded from the construction cost estimate are soft costs beyond design fees
and testing, unforeseen below grade conditions such as environmental
remediation or unstable soils, significant rock removal and significant utility
relocation.
Table 2 Estimated Costs
Site 1A
Option 1
Parking Spaces
337
Option 3
386
393
413
124,092
-
123,736
-
133,698
3,906
-
160,010
-
/ S.F. $ 6,205,000
/ S.F.
$ 6,205,000
$ 6,187,000
$ 6,187,000
$ 6,880,000
$ 6,880,000
$ 8,001,000
$ 8,001,000
Site 1B
Option 2
Option 1
Estimating Contingency
Subtotal Conctruction
10%
621,000
$ 6,826,000
619,000
$ 6,806,000
688,000
$ 7,568,000
800,000
$ 8,801,000
Soft Costs
Total Cost
12% (1)
819,000
$ 7,645,000
817,000
$ 7,623,000
908,000
$ 8,476,000
1,056,000
$ 9,857,000
21,567
234,360
$ 60
22,685
19,749
/ S.F.
Site 2
Option 2
Option 1
Parking Spaces
/ S.F.
/ S.F.
Option 3
341
383
122,197
-
135,902
9,937
-
131,723
$ 6,110,000
$ 6,110,000
$ 7,292,000
$ 7,292,000
$ 15,807,000
$ 15,807,000
23,867
347
Estimating Contingency
Subtotal Conctruction
10%
611,000
$ 6,721,000
729,000
$ 8,021,000
1,581,000
$ 17,388,000
Soft Costs
Total Cost
12% (1)
807,000
$ 7,528,000
963,000
$ 8,984,000
2,087,000
$ 19,475,000
23,457
596,220
$ 60
22,076
/ S.F.
Notes:
(1) Soft costs include: design fees, site surveys, and geotechnical engineering.
10
56,124
City of Ferndale
OPERATING AND MAINTENANCE COSTS
Table 3 presents typical annual Operating & Maintenance (O&M) costs for an
un-cashiered parking structure. The additional labor costs associated with for an
operating scenario using cashiers can be extensive.
The base annual O&M costs total $242 per space. Utility costs for a below grade
structure are higher to operate ventilation fans and for longer operating hours for
lights. The O&M costs also include a recommended $50 per space annual
contribution to a reserve fund for long term structural maintenance.
The annual O&M costs range from about $82,000 for the smallest structure to
almost $100,000 for the largest.
Table 3 Operating & Maintenance Costs
Typical
Annual
per Space
Costs
Employee Salary / Benefits
$
12.00
Liability Insurance
15.00
Utilities and Telephone
55.00
Elevator Maintenance
20.00
Equipment Maintenance
10.00
Housekeeping & General Maintenance
15.00
Parking Supplies
10.00
Legal & Accounting
5.00
Loss & Damage
10.00
Maintenance Supplies
10.00
Snow Removal
10.00
Miscellaneous
5.00
Structural Repair Fund
Administration Overhead
Total
Spaces
Site 2
Site 1
Site
50.00
15.00
242.00
14.00
11
Estimated
Annual
O&M
Costs
1A
Option 1
337
81,600
1B
1B
1B
Option 1
Option 2
Option 3
386
393
413
93,400
95,100
99,900
2
2
2
Option 1
Option 2
Option 3
341
383
347
82,500
92,700
88,800
City of Ferndale
MAINTENANCE REQUIREMENTS
2.
3.
12
City of Ferndale
13
City of Ferndale
SUMMARY OF OPTIONS
x
Sites 1A, 1B, and 1C individually have site dimensions that are not conducive
to the development of a parking structure. A parking structure developed on
Site 1A would need to be relatively tall, in relation to the surrounding
buildings, to reach the target goal of 200 to 250 additional parking spaces.
Site 2 has larger dimensions than the other individual sites. The two-bay
design, Option 1, leaves a space approximately 60 feet deep fronting Nine
Mile Road that could be used as a freestanding development site or as a
civic plaza / park. The three-bay design, Option 2, provides more parking
spaces in a structure with one less level. This option also includes
approximately 9,900 square feet of ground level retail space facing Nine Mile
Road.
The below grade solution (Option 3) is the most expensive of all the options.
However, placing the parking area below grade frees the surface area for
development of building and / or a civic plaza.
RECOMMENDED OPTION
The City of Ferndale formed a committee to participate in this design feasibility
study. Following the development of the Options, a draft version of this report
was distributed to the committee for advance review. A meeting was then held
to present and discuss the Options. The committee discussed the Options and
summary points presented above. The committee reached a consensus that Site
2 Option 2 is the best choice for a parking structure. The selected Option
provides parking serving both the City and the Library. The site is close enough
to benefit the businesses along Woodward Avenue. In addition, it is anticipated
that the presence of the parking structure can stimulate additional commercial
development along Nine Mile Road.
14
City of Ferndale
APPENDICES
9 MILE RD.
LIBRARY
TROY ST.
SMALL CAR
ACCESSIBLE
LEVEL SIX
LEVEL FIVE
LEVEL FOUR
LEVEL THREE
LEVEL TWO
LEVEL ONE
17
65
65
65
65
60
-----------
0
0
0
0
0
0
TOTAL
337
SPACE TABULATION
SARATOGA ST.
ISOMETRIC VIEW
NORTH
AREA TABULATION
LEVEL SIX
LEVEL FIVE
LEVEL FOUR
LEVEL THREE
LEVEL TWO
LEVEL ONE
20'
40'
80'
TOTAL
1" = 40'-0"
April 3, 2009
Engineering
17
65
65
65
65
60
368
N/A
337
-67
+270
STANDARD SPACES
ACCESSIBLE VAN SPACES
ACCESSIBLE SPACES
9'-0" AT 90
8'-0" WITH 8'-0" AISLE
8'-0" WITH 5'-0" AISLE
124,189
Site 1A Option 1
Parking
Planning
--0
EXISTING SPACES DISPLACED
NET SPACES GAINED
TOTAL
Restoration
ATLANTA
CHARLOTTE
CHICAGO
CLEVELAND
DALLAS
DENVER
INDIANAPOLIS
KALAMAZOO
PHILADELPHIA
PHOENIX
City of Ferndale
Proposed Parking Structure
Ferndale, MI
9 MILE RD.
LIBRARY
TROY ST..
SARATOGA ST.
ISOMETRIC VIEW
STANDARD
SMALL CAR
ACCESSIBLE
LEVEL FOUR
LEVEL THREE
LEVEL TWO
LEVEL ONE
39
120
120
107
-------
0
0
0
0
TOTAL
386
--0
EXISTING SPACES DISPLACED
NET SPACES GAINED
TOTAL
39
120
120
107
322
N/A
386
-132
+254
NORTH
AREA TABULATION
LEVEL FOUR
LEVEL THREE
LEVEL TWO
LEVEL ONE
20'
40'
TOTAL
80'
STANDARD SPACES
ACCESSIBLE VAN SPACES
ACCESSIBLE SPACES
9'-0" AT 90
8'-0" WITH 8'-0" AISLE
8'-0" WITH 5'-0" AISLE
1" = 40'-0"
April 3, 2009
Site 1B Option 1
Parking
Planning
Engineering
Restoration
ATLANTA
CHARLOTTE
CHICAGO
CLEVELAND
DALLAS
DENVER
INDIANAPOLIS
KALAMAZOO
PHILADELPHIA
PHOENIX
City of Ferndale
Proposed Parking Structure
Ferndale, MI
9 MILE RD.
+12
+23
+0
RETAIL
LIBRARY
-1
+10
+22
-2
PEDESTRIAN WALKWAY
-2
TROY ST.
+23
+12
+0
ISOMETRIC VIEW
STANDARD
SMALL CAR
ACCESSIBLE
LEVEL THREE
LEVEL TWO
LEVEL ONE
123
153
117
-------
0
0
0
TOTAL
393
SPACE TABULATION
NORTH
SARATOGA ST.
AREA TABULATION
NORTH
20'
40'
80'
LEVEL THREE
LEVEL TWO
LEVEL ONE
TOTAL
--0
EXISTING SPACES DISPLACED
NET SPACES GAINED
TOTAL
123
153
117
393
-132
+261
351
LEVEL ONE
3,360
STANDARD SPACES
ACCESSIBLE VAN SPACES
ACCESSIBLE SPACES
9'-0" AT 90
8'-0" WITH 8'-0" AISLE
8'-0" WITH 5'-0" AISLE
137,850
1" = 40'-0"
April 3, 2009
Site 1B Option 2
Parking
Planning
Engineering
Restoration
ATLANTA
CHARLOTTE
CHICAGO
CLEVELAND
DALLAS
DENVER
INDIANAPOLIS
KALAMAZOO
PHILADELPHIA
PHOENIX
City of Ferndale
Proposed Parking Structure
Ferndale, MI
9 MILE RD.
+28.3
+17
+39.6
+0
LIBRARY
+17
+28.3
+39.6
+0
PARKING
STRUCTURE
ABOVE
+17
TROY ST.
+28.3
+39.6
+14
OUTLINE OF
PARKING
STRUCTURE
ABOVE
TRUCK &
TENANT
PARKING
+25.3
+36.6
+3
+3
+0
NORTH
SARATOGA ST.
NORTH
20'
40'
SMALL CAR
ACCESSIBLE
107
104
104
98
---------
0
0
0
0
TOTAL
413
AREA TABULATION
STANDARD
LEVEL FOUR
LEVEL THREE
LEVEL TWO
LEVEL ONE
SPACE TABULATION
80'
LEVEL FOUR
LEVEL THREE
LEVEL TWO
LEVEL ONE
TOTAL
--0
EXISTING SPACES DISPLACED
NET SPACES GAINED
TOTAL
107
104
104
98
413
-132
+281
409
N/A
N/A
STANDARD SPACES
ACCESSIBLE VAN SPACES
ACCESSIBLE SPACES
9'-0" AT 90
8'-0" WITH 8'-0" AISLE
8'-0" WITH 5'-0" AISLE
168,750
1" = 40'-0"
April 3, 2009
Site 1B Option 3
Parking
Planning
Engineering
Restoration
ATLANTA
CHARLOTTE
CHICAGO
CLEVELAND
DALLAS
DENVER
INDIANAPOLIS
KALAMAZOO
PHILADELPHIA
PHOENIX
City of Ferndale
Proposed Parking Structure
Ferndale, MI
9 MILE RD.
OPTIONAL ENTRY/EXIT
TROY ST.
TYPICAL LEVEL PLAN
SMALL CAR
ACCESSIBLE
LEVEL FIVE
LEVEL FOUR
LEVEL THREE
LEVEL TWO
LEVEL ONE
57
73
73
73
65
-----------
0
0
0
0
0
TOTAL
361
SPACE TABULATION
TOTAL
GARAGE PARKING EFFICIENCY (SQ. FEET/CAR)
NORTH
SARATOGA ST.
ISOMETRIC VIEW
AREA TABULATION
20'
40'
80'
TOTAL
1" = 40'-0"
April 3, 2009
Engineering
358
N/A
341
-77
+264
STANDARD SPACES
ACCESSIBLE VAN SPACES
ACCESSIBLE SPACES
9'-0" AT 90
8'-0" WITH 8'-0" AISLE
8'-0" WITH 5'-0" AISLE
122,301
Site 2 Option 1
Parking
Planning
LEVEL FIVE
LEVEL FOUR
LEVEL THREE
LEVEL TWO
LEVEL ONE
--0
EXISTING SPACES DISPLACED
NET SPACES GAINED
57
73
73
73
65
Restoration
ATLANTA
CHARLOTTE
CHICAGO
CLEVELAND
DALLAS
DENVER
INDIANAPOLIS
KALAMAZOO
PHILADELPHIA
PHOENIX
City of Ferndale
Proposed Parking Structure
Ferndale, MI
9 MILE RD.
RETAIL
+17
+14
+39
+36
+17
+14
+39
+36
+19
+14
LIBRARY
+0
+6
+8
+36
+0
TROY ST.
TYPICAL LEVEL PLAN
NORTH
SARATOGA ST.
STANDARD
SMALL CAR
ACCESSIBLE
LEVEL FOUR
LEVEL THREE
LEVEL TWO
LEVEL ONE
89
110
110
74
---------
0
0
0
0
TOTAL
383
SPACE TABULATION
ISOMETRIC VIEW
AREA TABULATION
20'
40'
80'
TOTAL
RETAIL
1" = 40'-0"
April 3, 2009
Engineering
89
110
110
74
383
-108
+275
STANDARD SPACES
ACCESSIBLE VAN SPACES
ACCESSIBLE SPACES
355
9'-0" AT 90
8'-0" WITH 8'-0" AISLE
8'-0" WITH 5'-0" AISLE
135,902
9,937
Site 2 Option 2
Parking
Planning
LEVEL FOUR
LEVEL THREE
LEVEL TWO
LEVEL ONE
--0
EXISTING SPACES DISPLACED
NET SPACES GAINED
TOTAL
Restoration
ATLANTA
CHARLOTTE
CHICAGO
CLEVELAND
DALLAS
DENVER
INDIANAPOLIS
KALAMAZOO
PHILADELPHIA
PHOENIX
City of Ferndale
Proposed Parking Structure
Ferndale, MI
OPTIONAL RETAIL
OR CIVIC PLAZA,
LOSS OF 31 SPACES
9 MILE RD.
+0
LIGHTWELL
LIBRARY
LIGHTWELL
LIGHTWELL
+0
LIGHTWELL
LIGHTWELL
-11.5
-11.5
LIGHTWELL
EDGE OF BELOW
GRADE PARKING
LIGHTWELL
-33.5
-33.5
LIGHTWELL
LIGHTWELL
+0
TROY ST.
TYPICAL LEVEL PLAN
NORTH
SARATOGA ST.
STANDARD
SMALL CAR
ACCESSIBLE
LEVEL ONE
LEVEL TWO
LEVEL THREE
LEVEL FOUR
84
87
87
89
---------
0
0
0
0
TOTAL
347
SPACE TABULATION
ISOMETRIC VIEW
AREA TABULATION
20'
40'
80'
LEVEL ONE
LEVEL TWO
LEVEL THREE
LEVEL FOUR
TOTAL
--0
EXISTING SPACES DISPLACED
NET SPACES GAINED
TOTAL
84
87
87
89
347
-108
239
398
LEVEL ONE
9,000
STANDARD SPACES
ANGLED SPACES
ACCESSIBLE VAN SPACES
ACCESSIBLE SPACES
9'-0" AT 90
9'-0" AT 75
8'-0" WITH 8'-0" AISLE
8'-0" WITH 5'-0" AISLE
137,810
1" = 40'-0"
April 3, 2009
Site 2 Option 3
Parking
Planning
Engineering
Restoration
ATLANTA
CHARLOTTE
CHICAGO
CLEVELAND
DALLAS
DENVER
INDIANAPOLIS
KALAMAZOO
PHILADELPHIA
PHOENIX
City of Ferndale
Proposed Parking Structure
Ferndale, MI