pln20070083 Nelson Motors-ADB-Traffic Impact Determination.DOC.pdfDate:
MEMORANDUM
November 20, 2007
To: File #PLN20070083
From: Duane BowmanDirector of Development Services
Subject: Nelson Motors - 28-Stall Parking Lot, 7512 221st PI SE
Traffic Impact Analysis
Nelson Motors has submitted a land use application for Architectural Design Board review of
a proposed parking lot at 7512 221St Pl SE. This parcel is adjacent to their existing Lynnwood
Honda facility and the proposed use is for employee parking. The existing employee parking
stalls at the Lynnwood Honda site will be relocated to 7512 221" PI SE thereby creating
additional space for storage of vehicle inventory. Also with this proposal, a 6-plex located at
7512 221St PL SE will be demolished.
Per Edmonds Community Development Code (ECDC) 16.60.01 OB, a parking lot is a
permitted secondary use. Definition of Secondary Use under ECDC 21.90.010 is as follows:
"Secondary use means a use of a site which is secondary and subordinate to the primary
use of the site, and may exist only when a primary use is existing on the same lot. The floor
area devoted to all secondary uses shall be less than that devoted to the primary use. "
Therefore, in order to construct a parking lot on the parcel of land addressed 7512 2215` PI SE,
a lot line aggregation will be required to combine the two lots into one parcel.
The requirement to complete a traffic impact analysis for the proposed parking lot has been
reviewed with the above stated understanding of City Codes. Traffic impact fees for car lots
are determined based upon retail space/showroom floor area contained within the building.
Nelson Motors has not proposed expansion of their existing facility and is therefore not
generating additional traffic impacts with their proposal.
STAFF DETERMINATION:
A traffic impact analysis will not be required and impact fees will not be assessed with this
proposal. This conclusion is found to be consistent with the impact fee determination made
for Magic Toyota which was a larger scale, yet similar project that created additional parking
area for storage of vehicle inventory. Likewise, Magic Toyota was not required to pay impact
fees, because their traffic impact analysis concluded that, as they were not increasing the size
of their retail space/showroom floor area, their development would not create additional
traffic on the City's transportation system.
City of Edmonds