Traffic Impact Analysis.pdfTENW
Transportation Engineering North West
MEMORANDUM
DATE: March 25, 2019
To: Bertrand Hauss, PE, Transportation Engineer
City of Edmonds
CC: Jenelle Taflin, PE, Navix Engineering
FROM: Michael J. Read, PE, Principal, TENW
SUBJECT: Edmonds CA Senior Living - 21200 72nd Avenue W
Traffic Impact Analysis
TENW Project No. 3686
This memorandum summarizes the results of a traffic impact analysis for Edmonds CA Senior
Living, a proposed 120-unit senior housing redevelopment located at 21200 72nd Avenue W
in Edmonds, WA. The project would replace an existing 6,672 square -foot medical office
building. The project proposes to provide vehicular access via two site driveways onto 72nd
Avenue W and 212th Street SW. This study includes a project description, a description of
existing transportation conditions within the immediate site vicinity, methodology used to derive
the trip generation estimate, parking demand impacts, site access, safety and circulation
issues, and identification of any transportation mitigation measures to offset traffic impacts.
Project Description
The proposed Edmonds CA Senior Living redevelopment is located at 21200 72nd Avenue W
at the southwest quadrant of the 72nd Avenue W and 212th Street SW intersection in
Edmonds, WA. A project site vicinity map is provided in Figure 1. The project would
construct up to 120-units of senior housing (86 assisted living units and 34 private memory
care units) in a 6-story building with 92 off-street parking stalls. The redevelopment would
replace an existing 6,672 square -foot medical office building.
The proposed redevelopment is anticipated for completion by 2021 . A project site plan is
illustrated as Figure 2. Site access would be provided via two site driveways: one onto 72nd
Avenue W, located near the southern property boundary, approximately 140 feet south of
21 2th Street SW, and the other onto 21 2th Street SW approximately 195 feet west of the
72nd Avenue W.
The project site is located in a General Commercial (CG) zone within the City of Edmonds.
Transportation Planning I Design I Traffic Impact & Operations
PO Box 65254, Edmonds, WA 98155 1 Office (206) 361-7333
Traffic Impact Analysis
Edmonds CA Senior Living - 21200 72nd Avenue W
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Figure 1 Senior Living
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Traffic Impact Analysis
TENW March 25, 2019
Page 2
Traffic Impact Analysis
Edmonds CA Senior Living - 21200 72nd Avenue W
72nd Ave W
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Figure 2 Senior Living
V TENW Project Site Plan Edmonds, WA
Traffic Impact Analysis
TENW March 25, 2019
Page 3
Traffic Impact Analysis
Edmonds CA Senior Living -21200 72nd Avenue W
Existing Transportation Conditions
This section includes an inventory of existing roadway conditions, public transportation services
and nonmotorized facilities.
Roadway Conditions
The following paragraphs describe existing roadway conditions affecting site access, including
number of lanes, shoulder types and widths and posted speed limits.
72nd Avenue W is a two-lane roadway with parking, curbs, gutters and sidewalks on both
sides of the street. Adjacent to the project site, the curb -to -curb pavement width is
approximately 44 feet. The speed limit is posted at 25 mph.
212th Street SW is a four -lane minor arterial adjacent to the project site and east of 72nd
Avenue W. West of the project site, the roadway becomes 3 lanes with one lane in each
direction, a two-way, center left -turn lane and 4- to 5-foot bicycle lanes. Curbs, gutters and
sidewalks are provided on both sides of the street. Bicycle lane markings are provided
adjacent to the project site. The curb -to -curb pavement width is approximately 44 feet in the
vicinity of the project site. The posted speed limit is 30 mph.
Public Transportation Services
The nearest bus stops are located mid -block on 212th Street SW approximately 100 to 200
feet west of the project site serving Community Transit Routes 115 and 116, and on SR 99
(Pacific Highway) north and south of 212th Street SW about 1 230 feet northeast and 1 ,150
feet southeast of the project site serving Community Transit Route 101 .
Route 101 provides daily service primarily along SR 99 between Mukilteo, Lynnwood and
Edmonds. Service is provided every 30 minutes during weekdays and every hour on
weekends.
Route 115 provides weekday and Saturday service to Mill Creek, Lynnwood and Mountlake
Terrace. Service is provided every 30 minutes to one hour on weekdays and every hour on
Saturdays.
Route 116 provides daily service to Silver Firs, Mill Creek, Alderwood Mall, Lynnwood and
Edmonds. Service is provided every 30 minutes to one hour during weekdays and every hour
on weekends.
Nonmotorized Facilities
Raised sidewalks are provided along 72nd Avenue W and 212th Street SW. Bicycle lanes
are also provided on 212th Street SW west of the project site, with bicycle markings located
adjacent to the project site.
A traffic signal with pedestrian activated crosswalks at all legs of the 72nd Avenue W and
21 2th Street SW intersection are provided, adjacent to the project site.
_VTENW March 25,2019
Page 4
Traffic Impact Analysis
Edmonds CA Senior Living -21200 72nd Avenue W
Traffic Impact Analysis
The following section describes new trips generated by the proposed development, parking
demand impacts, site access, safety and circulation issues, and identification of transportation
mitigation to offset impacts.
Project Trip Generation
Published trip rate equations compiled by the Institute of Transportation Engineers (ITE) Trip
Generation, I& Edition, 2017, were used to estimate daily, a.m. and p.m. peak hour traffic
that would be generated by the proposed development assuming the new Congregate Care
Retirement Community (ITE Land Use Code 255), and removal of the existing Medical -Dental
Office Building (ITE Land Use Code 720j.
As shown in Table 1, an estimated increase in daily net trip generation of approximately 56
daily trips and a decrease in peak trip generation would occur, with approximately 2 less
a.m. peak hour vehicular trips and 4 less p.m. peak hour vehicular trips when applying
standard average trip generation rates. A detailed summary of trip generation calculations is
provided in Attachment A.
Table 1
Edmonds CA Senior Living - 21200 72nd Avenue W
Trip Generation Summary
Time Period In Out Total
Weekday AM Peak Hour -3 1 -2
Weekday PM Peak Hour 1 -5 -4
Weekday Daily 28 28 56
Source: Trip Generation Manual, loth Edition, ITE, 2017.
Parking Demand Analysis
A parking impact analysis was conducted to evaluate the supply/demand generated by the
proposed project. The parking impact analysis reviewed:
)o- City of Edmonds parking requirements.
➢ Parking demand of the proposed redevelopment using ITE rates.
Please note that bicycle storage spaces are not required by the City of Edmonds for assisted
living or other specialized facilities where the development services director finds that the
targeted population is not likely to use bicycles.
A parking supply of 92 parking stalls would be provided on -site by the proposed project.
-VTENW March 25,2019
Page 5
Traffic Impact Analysis
Edmonds CA Senior Living -21200 72nd Avenue W
City of Edmonds Parking Requirements
Based upon the City of Edmonds parking standards (Edmonds City Code and Community
Development Code, Section 16.60.030 (B)I I) Parking Requirements), Table 2 summarizes
minimum off-street parking stalls required for residential uses. As shown, the City of Edmonds
would require 79 off-street parking stalls. As the project proposes 92 stalls, it would exceed
City minimum standards by 13 stalls.
Table 2
Edmonds CA Senior Living - 21200 72nd Avenue W
Parking Requirements
Minimum Off -Street Parking
Parking Component r Requirements'
Residential —Assisted Living Units < 700 SF = 0.75 per dwelling unit 66 Units 50
> 700 SF & < 1,100 SF = 20 Units 25
Residential —Assisted Living Units 1.25 per dwelling unit
Guest Parking 1:20 Per Required Space 86 Stalls 4
Total Minimum Off -Street Parking Supply Requirement 79
1 - Per Edmonds City Code and Community Development Code, Section 16.60.030 (13)(1) Parking Requirements
Project Parking Demand
For the project, the Institute of Transportation Engineers Parking Generation, Sth Edition, 2019,
and transit availability were all considered to determine parking demand for the proposed
Edmonds CA Senior Living redevelopment. Based upon Land Use Code 254 for Assisted
Living (39 sites surveyed), direct application of published rates in Parking Generation, Sth
Edition, estimate the peak development parking demand at a total of 47 parking stalls (see
Table 3).
Table 3
Edmonds CA Senior Living - 21200 72nd Avenue W
Off -Street Parking Demand
om
Demand Component
Assisted Living
(ITE LUC 254)1
Rate or Adjustment
Sta Its = .95 X Ln (120)-0.69
Peak Parking
Demand
47
Total Parking Demand With Adjustment 47
1 - Parking Generation Manual, 5ch Edition, ITE, 2019 and does not discount for vehicle availability factors.
-VTENW March 25, 2019
Page 6
Traffic Impact Analysis
Edmonds CA Senior Living -21200 72nd Avenue W
Site Access and Safety Issues
Two new site driveways for the project; one onto 72nd Avenue W near its southern property
boundary (approximately 140 feet south of 21 2th Street SW), and one onto 212th Street SW
(approximately 195 feet from 72nd Avenue W). Based upon the City of Edmond's driveway
requirements (Edmonds City Code and Community Development Code, Section 18.80.060
Driveways and Curb Cut Requirements), the width of any commercial driveway and other
nonresidential streets shall be 30 feet but no more than 40 feet. As proposed, the two 30-foot
width driveways meet this design criteria.
The proposed project would reconstruct frontage improvements along 72nd Avenue W and
212th Street SW that would fully integrate with the existing non -motorized facilities along these
street systems, such as new curbs, gutters, 7- to 10-foot sidewalks, 5-foot wide streetscape
zone between the travel lane and sidewalk, and sidewalk or driveway ramps to meet City
standards and comply with ADA requirements.
Field work was conducted by TENW at the site driveway onto 72nd Avenue W on March 20,
2019. The minimum stopping sight distance is 250 feet and the minimum entering sight
distance is 390 feet on a 35 mph design speed (25 mph posted speed) based on guidelines
set forth by the American Association of State and Highway Transportation Officials
(AASHTO's) A Po/icy on Geometric Design of Highway and Streets (commonly referred to as
the "Green Book"). Based upon the City of Edmonds Standard Detail TR-590, Sight Distance
- Setback Lines, the minimum entering sight distance for a residential driveway is 250 feet and
for a commercial driveway is 360 feet for a 35 mph design speed (25 mph posted speed).
Driver entering sight distance is approximately 500 feet to the north and greater than 800 feet
to the south of the project site driveway onto 72nd Avenue W. Entering sight distance on
21 2th Street W is estimated in excess of 700 feet in either direction. Therefore, adequate
entering sight distance onto 72nd Avenue W and 21 2th Street W meet minimum sight distance
requirements.
Mitigation
The proposed Edmonds CA Senior Living redevelopment would construct 120 senior housing
units in a 6-story building and remove an existing 6,672 square foot medical office building at
21200 72nd Avenue W, located on the southwest quadrant of the 72nd Avenue W and
212th Street SW intersection in Edmonds, WA. The following mitigation measures may be
required as part of the project redevelopment:
➢ The proposed project would reconstruct frontage improvements along 72nd Avenue W
and 212th Street SW that would fully integrate with the existing non -motorized facilities
along these street systems, such as new curbs, gutters, 7- to 10-foot sidewalks, 5-foot
wide streetscape zone between the travel lane and sidewalk, and sidewalk or
driveway ramps to meet City standards and comply with ADA requirements.
-VTENW March 25,2019
Page 7
Traffic Impact Analysis
Edmonds CA Senior Living -21200 72nd Avenue W
Traffic Impact Fees
With the construction of 120 senior housing units and the removal of 6,672 square feet of an
existing medical office building, the estimated traffic impact fee for the project development
would be approximately $14,256.72 based on current traffic impact fee rates for 2019 and
beyond (Edmonds City Code and Community Development Code, Section 3.36.125 Street
Impact Fee Rates). A detailed calculation is provided in Attachment B.
If you have any questions regarding the information presented in this memo, please call me at
(206) 361-7333 x 101 or mikeread@tenw.com.
-VTENW March 25,2019
Page 8
Attachment A
Project Trip Generation Estimates
Edmonds CA Senior Living
AM Peak Hour
PM Peak Hour
Daily
Land Use
Existing Medical -Dental Office Building
Continuing Care Retirement Community
Land Use
Existing Medical -Dental Office Building
Continuing Care Retirement Community
Land Use
Existing Medical -Dental Office Building
Continuing Care Retirement Community
Source: ITE Trip Generation Manual, 10th Edition.
ITE Code AM Peak Rate Size
720 2.78 6,672
255 0.14 120
ITE Code PM Peak Rate Size
720 3.46 6,672
255 0.16 120
square feet
dwelling units
square feet
dwelling units
ITE Code Daily Rate Size
720 34.80 6,672 square feet
255 2.40 120 dwelling units
% Entering % Exiting
78% 22%
65% 35%
Total
% Entering % Exiting
28% 72%
39% 61%
Total
% Entering % Exiting
50% 50%
50% 50%
Total
Entering Exiting Total Tri
-14 -5 -19
11 6 17
-3 1 -2
Entering Exiting Total Tri
-6 -17 -23
7 12 19
1 -5 -4
Entering Exiting Total Tri
-116 -116 -232
144 144 288
28 28 56
Attachment B
Traffic Impact Fee Calculations
City of Edmonds Traffic Impact Fee Calculation
ITE Land Use Code - Description
Impact Fee
2019 Impact Fee Rate
Size
Fee Calculation
720 - Existing Medical Office Building
$ 138,377.28
20.74
6,672
Per Square Foot
251 - New Senior Housing
$ 152,634.00
1,271.95
120
Per Dwelling Unit
Traffic Impact Fee
$ 14 256.72
Edmonds City Code and Community Development Code, Section 3.36.125 Street Impact Fee Rates