2019-04-09 Traffic Study Graphite Art Studios Parcel A.pdf
2813 Rockefeller Avenue Suite B Everett, WA 98201
Tel: 425-339-8266 Fax: 425-258-2922 E-mail: info@gibsontraffic.com
MEMORANDUM
To: Robert Gregg – Greg Property Associates, LLC
From: Matthew Palmer, PE
Project: Graphite Art Studios Parcel A, GTC #17-121
City of Edmonds Trip Generation and Mitigation
Date: April 9, 2019
This memorandum summarizes the trip generation and mitigation analysis for the proposed
development which will consist of 8,580 Square Feet (SF) of Artist Studio/Gallery Space and 2,540
SF of Quality Restaurant. The site is located at 202 Main Street and shares parking with Parcel B
located at 117 2nd Avenue S in the City of Edmonds. Parcel A has 3 parking spaces and a loading
zone while Parcel B has 22 parking spaces. Access to 9 parking spaces and the loading zone is from
the alley between the two parcels while the remaining 16 parking spaces is accessed from the alley
on the east side of Parcel B. The site location is shown in Figure 1 in the attachments. The site
before demolition had consisted of 13,949 SF (per Snohomish County Online Property Information)
of which 12,149 SF was Manufacturing and 1,800 SF Retail for Marvel Marble.
Trip Generation
Trip generation for the proposed land uses and the existing credit is based on data contained in the
Institute of Transportation Engineers (ITE) Trip Generation Manual, 10th Edition (2017). There is
no land use identified for art studio with in ITE; however, based on conversations with the owner
the activities of the site would be consistent with those of an office building (Land Use Code 710).
There will be a reception area likely staffed from 10 AM to 5 PM. The gallery will be open to
outside artists, there will be deliveries for supplies, and the studio space will be accessible via coded
lock 24-hours a day. It was thought that each studio space could act like an individual’s office
within an office building with larger spaces for meeting rooms. The restaurant will be a quality
restaurant, LUC 931, which will likely be open only from 3 to 10 PM and might also open for
brunch on the weekends. There is a pass-by rate of 44% associated with quality restaurant identified
in the ITE Trip Generation Handbook. Credit for the existing use was based on manufacturing,
LUC 140, and specialty retail, LUC 826 from the City’s 2009 Impact Fee Rate Table. The PM
peak-hour trip generation is summarized in Table 1 and the trip calculations for the new uses and
manufacturing are included in the attachments.
Graphite Art Studios Parcel A Trip Generation & Mitigation Memo
Gibson Traffic Consultants, Inc. April 2019
info@gibsontraffic.com 2 GTC #17-121
Table 1: PM Peak Trip Generation Summary
Land Use Variable
PM Peak-Hour
Inbound Outbound Total
General Office/Art Studio 8,580 SF 1.58 8.29 9.87
Quality Restaurant 2,540 SF 13.27 6.54 19.81
Specialty Retail (Removed) -1,800 SF -2.15 -2.73 -4.88
Manufacturing (Removed) -12,149 SF -2.52 -5.62 -8.14
Pass-by Trips --- -5.84 -2.88 -8.72
TOTAL --- 4.34 3.60 7.94
Mitigation Fees
The applicable traffic mitigation fees are from City of Edmonds Code Section 3.36. The 2019
Impact Fee Rate Table is included in the attachments to determine the new fees while credit for the
removed 12,149 SF of manufacturing and 1,800 SF retail is based on the 2004 Impact Fee Rate
Table and methodology for retail trip generation in the 2009 Impact Fee Rate Table as the previous
use was permitted before 9/12/2004. There is no land use for the art studio; therefore, general office
was utilized the same as in the trip generation. Also, there is no land use for the quality restaurant;
however, there is Restaurant: sit-down. The same Trip Length Factor (0.73) was applied to the trip
generation rate of 7.80 PM peak-hour trips/1,000 SF and 56% New Trips to calculate an impact fee
of $17.63 per square foot for the quality restaurant.
There is no land use for specialty retail in the 2004 Impact Fee Rate Table; however, there specialty
retail in the 2009 Impact Fee Rate Table. The same Trip Length Factor (0.60) was applied to the
trip generation rate of 2.71 PM peak-hour trips/1,000 SF and 55% New Trips to calculate an impact
fee credit of $0.68 per square foot for the specialty retail based on 2004 impact fees.
The traffic mitigation fee calculation for the Graphite Art Studios Parcel A is summarized in Table
2.
Graphite Art Studios Parcel A Trip Generation & Mitigation Memo
Gibson Traffic Consultants, Inc. April 2019
info@gibsontraffic.com 3 GTC #17-121
Table 2: Traffic Mitigation Fee Calculation
Access Analysis
The site will have access to the alley on the southwest side of the building in addition to the parking
garage in Parcel B having access to the alley along the east side of the building. That alley along the
southwest side of the building connects to 2nd Avenue and 3rd Avenue, from there it’s anticipated
there will be less than 10 new PM peak-hour trips at any of the City intersections.
Summary/Conclusions
The redevelopment of the site would generate 7.94 new PM peak hour trips. The site has access to
the adjacent alleys and would not be anticipated to impact any critical intersection with 10 new PM
peak- hour trips; therefore, off-site mitigation should not be required. With the credit for the
previously permitted uses the traffic mitigation fee would be $126,058.30.
Attachments (A-1 to A-9)
Land Use Number of
Units Impact Fee per Unit Total
General Office 8,580 SF $10.89 per square foot $93,436.20
Quality
Restaurant 2,540 SF $17.63 per square foot $44,780.20
Specialty
Retail -1,800 SF $0.68 per square foot -$1,224.00
Manufacturing -12,149 SF $0.90 per square foot -$10,934.10
Total --- --- $126,058.30
MAIN ST
3RD AVE N
SUNSET AVE N
DAYTON ST
5TH AVE NJAMES ST
BELL ST
EDMONDS ST
DALEY ST
6T
H
A
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N
BELL ST
MAIN ST
FERRY DOCK
2ND AVE N
SITE
LEGEND
SITE VICINITY MAP
PROJECT SITE
FIGURE 1
TRAFFIC IMPACT STUDY
CITY OF EDMONDS
G IBSON T RAFFIC C ONSULTANTS
GRAPHITE ART STUDIOS
PARCEL A
GTC #17-121
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3.36.125 Street impact fee rates.
The street impact fee rates in this section are generated from the formula for calculating impact fees set forth in the
rate study, which is incorporated herein by reference. Except as otherwise provided for herein, all new developments
in the city will be charged the street impact fee applicable to the type of development as follows in the table below.
For properties zoned BD – Downtown Business, an ITE Land Use Code of 814 – Specialty Retail shall be applied.
ITE Land Use Code - Description
Fee
Calculation
2016
(w/
$1,049.41
cost per
trip)
2017
(with
$2,543.01
cost per
trip)
2018
(w/
4,036.61
cost per
trip)
2019 and
beyond (w/
$5,530.21
cost per trip)
110 - Light Industrial
per square
foot $1.50 $3.64 $5.77 $7.91
140 - Manufacturing
per square
foot $1.12 $2.72 $4.32 $5.92
151 - Mini-warehouse
per square
foot $0.40 $0.97 $1.54 $2.10
210 - Single-family house
per dwelling
unit $1,196.33 $2,873.60 $4,561.37 $6,249.14
220 - Apartment
per dwelling
unit $776.56 $1,881.83 $2,987.09 $4,092.36
230 - Condominium
per dwelling
unit $629.65 $1,525.81 $2,421.97 $3,318.13
240 - Mobile home
per dwelling
unit $671.62 $1,627.53 $2,583.43 $3,539.33
251 - Senior Housing
per dwelling
unit $157.41 $584.89 $928.42 $1,271.95
320 - Motel per room $629.65 $1,525.81 $2,421.97 $3,318.13
420 - Marina
per boat
berth $188.89 $457.74 $726.59 $995.44
444 - Movie theater per screens $13,166.00 $31,905.90 $50,645.37 $69,384.85
492 - Health/fitness club
per square
foot $2.78 $6.74 $10.98 $14.66
530 - High school
per square
foot $0.82 $1.98 $3.15 $4.31
560 - Church
per square
foot $0.69 $1.68 $2.67 $3.65
565 - Day care center
per square
foot $6.57 $15.77 $25.02 $34.29
620 - Nursing home per bed $199.39 $483.17 $766.96 $1,050.74
710 - General office
per square
foot $2.07 $5.01 $7.95 $10.89
720 - Medical office
per square
foot $3.81 $9.54 $15.14 $20.74
820 - Shopping center
per square
foot $1.34 $3.26 $5.17 $7.08
826 - Specialty retail
per square
foot $0.93 $2.06 $3.27 $4.48
850 - Supermarket
per square
foot $4.80 $10.50 $16.84 $22.84
850 - Convenience market 15-16hrs
per square
foot $5.80 $14.07 $22.38 $30.58
912 - Drive-in bank
per square
foot $7.00 $15.97 $25.41 $34.73
A - 5
-9-
932 - Restaurant: sit-down
per square
foot $4.70 $10.04 $15.95 $21.84
933 - Fast food, no drive-up
per square
foot $9.19 $22.28 $35.36 $48.44
934 - Fast food with drive-up
per square
foot $11.23 $26.24 $41.66 $57.07
936 - Coffee/donut shop, no drive-
up
per square
foot $5.73 $13.88 $22.04 $30.19
938 - Coffee/donut shop, drive-up,
no indoor seating
per square
foot $10.55 $25.56 $40.37 $55.58
945 - Gas station with convenience per vehicle
fueling
position
$3,347.62
$6,916.99 $10,979.58 $15,042.18
3.36.130 Independent fee calculations.
A. If in the judgment of the director, none of the fee categories or fee amounts set forth in ECC 3.36.120 and/or
3.36.125 accurately describe or capture the impacts of a new development on parks and/or streets, the department
may ask the applicant to conduct independent fee calculations and the director may impose alternative fees on a
specific development based on those calculations. The alternative fees and the calculations shall be set forth in
writing and shall be agreed to by the director and the feepayer. The documentation submitted shall show the basis
upon which the independent fee calculation was made.
B. Any feepayer submitting an independent fee calculation will be required to pay the city of Edmonds a fee to cover
the cost of reviewing the independent fee calculation. A fee is required by the city for conducting the review of the
independent fee calculation plus the actual cost of outside consultant review if required by the city, unless otherwise
established by the director, and shall be paid by the feepayer prior to initiation of review.
C. While there is a presumption that the calculations set forth in the rate study are valid, the director shall consider the
documentation submitted by the feepayer, but is not required to accept such documentation or analysis which the
director reasonably deems to be inaccurate or not reliable, and may, in the alternative, require the feepayer to submit
additional or different documentation for consideration. The director is authorized to adjust the impact fees on a case-
by-case basis based on the independent fee calculation, the specific characteristics of the development, and/or
principles of fairness. The fees or alternative fees and the calculations shall be set forth in writing and shall be mailed
to the feepayer.
D. Determinations made by the director pursuant to this section may be appealed to the office of the hearing examiner
as set forth in ECC 3.36.070. [Ord. 4037 § 1 (Att. A), 2016; Ord. 3934 § 1 (Exh. A), 2013].
3.36.140 Existing authority unimpaired.
Nothing in this chapter shall preclude the city from requiring the feepayer or the proponent of a development activity
to mitigate adverse environmental impacts of a specific development pursuant to the State Environmental Policy Act,
Chapter 43.21C RCW, based on the environmental documents accompanying the underlying development approval
process, and/or Chapter 58.17 RCW, governing plats and subdivisions; provided, that the exercise of this authority is
consistent with the provisions of Chapters 43.21C and 82.02 RCW. [Ord. 4037 § 1 (Att. A), 2016; Ord. 3934 § 1
(Exh. A), 2013].
3.36.150 Procedures guide.
The director is authorized to develop a procedures guide to facilitate the city’s administration and enforcement of this
chapter. The procedures guide shall be consistent with the provisions of this chapter, shall be for the sole convenience
of the city, and shall not vest any rights in or for any other person. [Ord. 4037 § 1 (Att. A), 2016; Ord. 3934 § 1 (Exh.
A), 2013].
3.36.160 Deferral system for single-family residences.
A. An applicant for a building permit for a single-family detached or attached residence may request a deferral of the
full impact fee payment until final inspection. The building official may withhold certification of final inspection
until the impact fees have been paid in full.
B. The amount of impact fees that may be deferred under this section must be determined by the fees in effect at the
time the applicant applies for a deferral.
C. The term of an impact fee deferral under this section may not exceed 18 months from the date of building permit
issuance.
A - 6
Revised on 6/24/10 E82 - Traffic Impact Analysis Page 4 of 4
2004 - Impact Fee Rate Table
EFFECTIVE 9/12/2004
A - 7
A - 8
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