CLIENT: Lehigh Valley Health Network
CASE STUDY
Bethlehem, PA
Understanding how physical assets are utilized can lead to better planning for future capital investments In healthcare, utilization studies primarily focus on the locations where care is provided. Performing similar studies in operational support spaces can lead to better work environments that are built to accommodate the specific activity types observed, resulting in a facility that reflects the unique needs of the system.
SERVICE: Strategy
EXECUTIVE SUMMARY
METHOD: Physical Asset Portfolio Analysis
Array performed a space utilization study for Lehigh Valley Health Network (LVHN) to determine their current utilization of different space types. Array’s Healthcare Systems Engineer studied nine floors, across two buildings for two weeks, performing a utilization assessment each weekday, in 90-minute increments. This schedule
Challenge
allowed for five walk-throughs each day, resulting in 50 data points for each space
Lehigh Valley Health Network wanted to determine how they were utilizing their system support spaces so they could make more informed decisions around their space needs.
included in the study. Collecting data at regular intervals throughout the day produced an objective dataset that portrays room utilization for each of the floors over a range of dates and times. The study provided LVHN with detailed information about how and how often they utilize their spaces. Armed with this knowledge, they are better prepared to make decisions about what types of office spaces best suit their needs. Overall Observed Daily Space Utilization by Building 160
Solution
138
140
120
Number of Rooms
Using direct observation and data analysis, Array provided Lehigh Valley Health Network with a concise space utilization summary, which they could use to make future decisions regarding capital investments.
100
115
133 118
114
121 113
112
108
111
103
115
113
103
109
108
108
96
94 90
80
Mack 1 Bldg OCC 2 Bldg
60
40
20
0
10/26/2015
10/27/2015
10/28/2015
10/29/2015
10/30/2015
11/2/2015
11/3/2015
11/4/2015
11/5/2015
11/6/2015
Date
PROJECT HIGHLIGHTS
9
FLOORS ASSESSED FOR UTILIZATION
4
DIFFERENT SPACE TYPES ASSESSED
2
BUILDINGS ASSESSED; 1 NEW 1 EXISTING
Client Profile LEHIGH VALLEY HEALTH NETWORK BETHLEHEM, PA Lehigh Valley Health Network, a nonprofit organization, is among the nation’s most-respected health networks. Offering comprehensive care in 95 clinical specialties, it’s the system’s vision to provide its constituents the best possible health care.
UTILIZATION ASSESSMENT A number of factors can influence perceived utilization of any space. Individuals might believe that a space has a high utilization rate if the space is never available when they are interested in using it. Facilities directors could randomly audit the use of available spaces and determine that there are too many available rooms. LVHN determined that they could use a utilization assessment, performed by a neutral third-party, to avoid some of the misconceptions.
Total Floor Utilization Over Time Total Floor Utilization Over Time 70
Capacity 8th-64
60
http://lvhn.org/
9th-57
Number of Rooms
50 40
6th-38 7th-36
30 20 10
10/26/2015
10/27/2015
10/28/2015
7th Floor
11/3/2015
11/4/2015
14:45
9:20
13:30
8:00
11/5/2015
10:30
14:45
9:15
13:30
8:00
10:30
14:45
9:15
13:30
8:00
10:30
14:35
9:15
13:30
8:00
11/2/2015 8th Floor
10:30
14:30
9:10
13:30
8:00
10:30
13:30
10/30/2015
6th Floor
15:00
9:15
12:20
8:00
10/29/2015
10:20
15:00
9:30
13:30
8:00
11:00
15:00
9:30
13:30
8:00
11:00
15:00
9:30
13:30
8:00
11:00
10:15
12:30
14:00
8:00
0
11/6/2015
9th Floor
Figure 1: Single building utilization (area) compared to capacity (line) by floor, indicated by different colors, throughout the study.
Array performed the space utilization study across two consecutive weeks. During the study, we captured three different types of data: space type, occupancy level
Method
and activity type. Every day for two weeks, in 90-minute increments, Array’s Health
PHYSICAL ASSET PORTFOLIO ANALYSIS
each of the different data points.
A health system’s portfolio is critical for successfully delivering its core mission: provide care for its constituents and community. Understanding the condition, utility and value of each asset is an essential part of a comprehensive management strategy.
DATA ANALYSIS
Systems Engineer performed a survey of each of the floors in the study and captured
The goal of a study such as this is turning data into information so that clients can use it to make strategic decisions. Therefore, the data analysis portion of the project is critical. In this case, the data analysis focused on whether staff used various
Space Type Utilization OPEN 1.76%
2.16% 0.16%
FOCUS
3.76%
8.87% 0.24%
types of spaces for their intended purpose.
12.87%
4.08%
86.72 %
For example, four types of spaces made
• • • • 1 Occupant • • • • 2-5 Occupants • • • • 6+ Occupants
up this study: drop-in, open use, focus and conference. An appropriate use
DROP IN
of space would be taking a phone call
huddling in a large conference room.
3.16%
13.16%
0.10%
in a focus room. An inappropriate use of space might involve two individuals
CONFERENCE
13.47%
13.57%
8.42%
24.74%
By analyzing the spaces and staff used them, Array was able to provide LVHN with the information they need to make strategic decisions about their assets and future capital investments.
Figure 2: Overall space type utilization for a single building. Gradient of colors gets lighter, indicating more people utilizing a space.
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Overall Percent Utilization
Utilized Room Activities Break 1%
6TH FLOOR
33.55%
33.68%
31.05%
21.05%
18.42%
32.63%
33.16%
28.95%
31.58%
22.11%
10/26/2015
10/27/2015
10/28/2015
10/29/2015
10/30/2015
11/2/2015
11/3/2015
11/4/2015
11/5/2015
11/6/2015
Laptops 25%
Yes
No Technology 34%
Laptops, Projector 10% Lunch 2%
No
Strategy The various client and constituent groups of a health system derive value from its real estate portfolio in many different ways. Working together, we can define the expectations of the different groups, balance needs and capacity, and ensure that every asset provides maximum benefit. This understanding is crucial to the creation and maintenance of successful healthcare environments.
77.89%
68.42%
71.05%
66.84%
67.37%
81.58%
78.95%
68.95%
66.32%
66.45%
Drop In Huddle 1% 0%
Cell Phone 6%
Phone 11%
Laptops, Phone 7%
Laptops, Projector, Phone 3%
Figure 3: Daily percent utilization of a single floor in one of the buildings studied (left). Specific activities occurring in utilized rooms on a single floor (right). Array used a number of different graphics to paint a picture of the space utilization in the two buildings that were part of this study. Some graphics displayed information about overall building utilization, such as those seen in Figures 1 and 2. We shared more specific information about individual floors using the graphs in Figures 3 and 4. Bringing all of this information together into a consolidated report format that included
Together we will highlight opportunities, adjust for deficiencies, uncover overlaps and redundancies, and proactively plan for change and growth. Whether you are just beginning to evaluate your portfolio, or you are looking for options and opinions on further expansions, we can journey with you to discover and implement the optimal asset mix.
overall building utilization and a floor-by-floor analysis allowed LVHN to see general information about building utilization and detailed assessments.
HOW CAN WE GET THE MOST OUT OF
CONCLUSION
OUR PHYSICAL ASSETS?
This valuable study and the resulting data analysis highlighted key factors about how
An effective real estate and asset management strategy is essential to any healthcare organization’s long-term success. Whether aligning capacity and utilization with projected service and operational needs, or balancing the relative operating and valuation metrics of individual facilities, our team provides the tools necessary to help you maximize your assets portfolio’s performance.
much space was available for future growth; the types of spaces that are in demand; and the activities that occur most often. The information gained by performing a utilization assessment gave LVHN the tools necessary to make knowledgeable, strategic decisions about their capital investments.
Space Utilization Rate 58%
50% 44% 34%
38%
38% 28%
22%
22%
18%
14% 4% 1
2
3
4
5
6
6% 7 1 Occupant
8
9
10
2-5 Occupants
11
10% 0% 12
13
20%
16% 0%
14
15
16
17
18
TOOLS USED: Observation, Capacity and Utilization Assessment, Data Analysis, Data Visualization
6+ Occupants
Figure 4: Percent utilization graph (top) for each space defined on the floor plan (bottom). Yellow spaces are conference rooms, red are focus rooms and blue are common areas, such as bistro-style seating.
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case study: Lehigh Valley Health Network | PAGE 3
Discovering Your Healthcare Solutions Together We are innovators who specialize in the areas your system seeks out to leverage its valuable operational and facility resources. Array Advisors has the expertise and skills to reach beyond your milestones and provide you the decision support you need.
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