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Traffic Impactt Report.pdf APPENDIX A Page 1 of 2 Transportation Impact Analysis Worksheet The Transportation Impact Analysis (TIA) worksheet applies to projects PERMITTING & DEVELOPMENT thatgeneratelessthan25peak-hourtrips.Whenapplicable,aTIA ENGINEERING Worksheet shall be submitted in conjunction with a building permit DIVISION application or at the time of business license if a building permit is not 121 5th Avenue N required. P: 425.771.0220 www.edmondswa.gov Name of Proposed Project: Owner/ApplicantApplicant Contact Person: NameName Street/Mailing Address Street/Mailing Address City StateZipCity State Zip Telephone: Telephone: Traffic Engineer who prepared the Traffic Impact Analysis(if applicable): Firm NameContact Name Telephone: E-mail: PROJECT DESCRIPTION 1. a.Location - Street address: (Attach a vicinity map and site plan.) b.Specify existing land use: c.Specify proposed type and size of development: (# of residential units and/or square footage of building) d.Date construction will begin and be completed: e.Define proposed access locations: APPENDIX A Page 2 of 2 f.Define proposed sight distance at site egress locations: MITIGATION RECOMMENDATIONS 2. State recommended measures and fees required to mitigate project specific traffic impacts. Traffic impact fee shall be calculated from the attached Impact Fee Rate Tables and as identified in ECDC 18.82.120, except as otherwise provided for independent fee calculations in ECDC 18.82.130. CHANGE IN USE Fee for prior use shall be based on fee established at the time the prior use was permitted. If the previous use was permitted prior to the adoption of Ordinance 3516 (effective date: 09/12/04), the 2004 ECDC 18.82.120 impact fee shall be used. Units in Per Unit square feet, Fee ITE Land Use Category Fee Rate# of dwelling, vfp, etc. = $ X New Use$ = $ X Prior Use$ 1 $ -= New Use Fee: $Prior Use Fee:$ NEW DEVELOPMENT Units in Per Unit square feet, ITE Land Use CategoryFee Fee Rate# of dwelling, vfp, etc. = $ X New Use$ OTHER MITIGATION FEE RECOMMENDATION: $ INDEPENDENT FEE CALCULATION: $240.00 (+ consultant fee)$ TOTAL TRANSPORTATION IMPACT FEE$ City of Edmonds, Engineering Division ApprovalDate 1 No impact fees will be due, nor will a credit be given, for an impact fee calculation resulting in a net negative. 2017-2019 -Impact Fee Rate Table 2018 2017 2019 and beyond Fee (w/ 4,036.61 ITE Land Use Code -Description(w/ $2,543.01 (w/ $5,530.21 Calculationcost per cost per trip)cost per trip) trip) 110-Light Industrialper sq. foot$3.64$5.77$7.91 140-Manufacturingper sq. foot$2.72$4.32$5.92 151-Mini-warehouseper sq. foot$0.97$1.54$2.10 per dwelling 210-Single-family house$2,873.60$4,561.37$6,249.14 unit per dwelling 220-Apartment$1,881.83$2,987.09$4,092.36 unit per dwelling 230-Condominium$1,525.81$2,421.97$3,318.13 unit per dwelling 240-Mobile home$1,627.53$2,583.43$3,539.33 unit per dwelling 251-SeniorHousing$584.89$928.42$1,271.95 unit 320-Motelper room$1,525.81$2,421.97$3,318.13 420-Marinaper boat berth$457.74$726.59$995.44 444-Movie theaterper screens$31,905.90$50,645.37$69,384.85 492-Health/fitness clubper sq. foot$6.74$10.98$14.66 530-High schoolper sq. foot$1.98$3.15$4.31 560-Churchper sq. foot$1.68$2.67$3.65 565-Day care centerper sq. foot$15.77$25.02$34.29 620-Nursing homeper bed$483.17$766.96$1,050.74 710-General officeper sq. foot$5.01$7.95$10.89 720-Medical officeper sq. foot$9.54$15.14$20.74 820-Shopping centerper sq. foot$3.26$5.17$7.08 826-Specialty retailper sq. foot$2.06$3.27$4.48 850-Supermarketper sq. foot$10.50$16.84$22.84 850-Convenience market 15-16hrsper sq. foot$14.07$22.38$30.58 912-Drive-in bankper sq. foot$15.97$25.41$34.73 932-Restaurant: sit-downper sq. foot$10.04$15.95$21.84 933-Fast food, no drive-upper sq. foot$22.28$35.36$48.44 934-Fast food with drive-upper sq. foot$26.24$41.66$57.07 936-Coffee/donut shop, no drive- per sq. foot$13.88$22.04$30.19 up 938-Coffee/donut shop, drive-up, per sq. foot$25.56$40.37$55.58 no indoor seating per vehicle 945-Gas station with conveniencefueling $6,916.99$10,979.58$15,042.18 position EFFECTIVE EFFECTIVE EFFECTIVE 1/1/20171/1/20181/1/2019 2009-Impact Fee Rate Table EFFECTIVE 5/1/2010 2004-Impact Fee Rate EFFECTIVE 9/12/2004 May 25, 2017 To: Henry Kurasaki, HomeStreet Bank From: Jeff Hee, TSI Subject: HomeStreet Bank Edmonds Trip Generation 614-615 5th Avenue S, Edmonds, WA 98020 This memorandum summarizes the trip generation forecast for redevelopment of 614-615 5th Avenue S to a HomeStreet Bank. A vicinity map is attached. tƩƚƆĻĭƷ 5ĻƭĭƩźƦƷźƚƓ The proposal in the downtown Edmonds and the underlying property is zoned Downtown Convenience Commercial. The proposal would redevelop land parcels 27032600100900 and 27032600102900, occupied by two commercial buildings totaling just under 3,000 square feet in gross building area. We understand that you are proposing construction of a two-story building, including a drive-in bank with one drive-in lane on the first floor and approximately 3,550-square feet of office space on the second floor. A conceptual site plan showing the proposed site accesses and one-way onsite circulation is attached. The proposal is anticipated to be built-out by 2019. ƩźƦ DĻƓĻƩğƷźƚƓ The local area is walkable, bike-able, conveniently accessible by transit, and includes compatible commercial, residential, retail, civic and cultural land uses in downtown Edmonds. It is noted that the commercial area surrounding the site functions as a retail center. Table 1 summarizes the trip generation forecast. Trip rate information is based on data compiled by ITE. ğĬƌĻ Њʹ ƩźƦ DĻƓĻƩğƷźƚƓ \[ğƓķ ƭĻ {źǩĻ ƩźƦ tğƭƭΏ.Ǥ 5źƭƷƩźĬǒƷźƚƓ ƩźƦƭ DĻƓĻƩğƷĻķ ΛL9 \[ğƓķ ƭĻΜ wğƷĻ 1 wğƷĻ 2 іźƓ іƚǒƷ LƓ hǒƷ ƚƷğƌ New Bank (LU 912) 1 drive-in lane 139.25 35% 50% 50% 46 46 91 New Office (LU 710) 3.550 K SF 11.03 0% 50% 50% 20 20 39 Ex. Retail (LU 826) 2.940 K SF (44.32) 34% 50% 50% (43) (43) (86) ĻĻƉķğǤ ƩźƦƭ ЋЋ ЋЋ ЍЍ New Bank (LU 912) 1 drive-in lane 33.24 35% 49% 51% 11 11 22 New Office (LU 710) 3.550 K SF 1.49 0% 17% 83% 1 4 5 Ex. Retail (LU 826) 2.940 K SF (2.71) 34% 44% 56% (2) (3) (5) ta ƩźƦƭ ЊЉ ЊЋ ЋЋ 1. Average trip rate, from ITE Trip Generation Manual, 9th Edition (2012) 2. Pass-by rates, from ITE Average trip rate, from ITE Trip Generation Handbook, 3rd Edition (2014) Edmonds Form #E82 Transportation Impact Analysis Requirements states that a change in use generating less than 25 peak-hour trips shall complete Appendix A of the attached worksheet. Henry Kurasaki, HomeStreet Bank HomeStreet Bank Edmonds Trip Generation May 25, 2017 Page Ћ of Ћ Edmonds staff provided a copy of the trip generation analysis for the Edmonds Way KeyBank development, from the Edmonds Way KeyBank Traffic Impact Analysis, dated July 22, 2011, and prepared by Jake Traffic Engineering, Inc. The KeyBank study compiled data from eight Washington bank branches over twelve days between 2005 and 2009 and concluded that an average PM peak hour trip rate for a drive-in bank was 10.17 PM peak hour trips per 1,000 SF of drive-in bank area. Using the 2011 PM peak hour trip rate recommendation, a 3,550 SF drive-in bank is calculated to generate 23 PM peak hour non-pass-by trips \[=3,550 SF drive-in bank X 10.17 trips/1,000 SF X (1 35% pass-by rate)\]. This is similar to the forecasted 22 PM peak hour non-pass-by trips forecast for the proposed development \[=1 drive-in lane X 33.24 trips/drive-in lane X (1 35% pass-by rate)\]. This shows that the forecasted trip generation is reasonable. We trust this analysis is sufficient to support redevelopment of this property to support the proposal in . 9ǣŷźĬźƷ Њʹ źĭźƓźƷǤ ağƦ e u n e v A h t 5 9ǣŷźĬźƷ Ћʹ /ƚƓĭĻƦƷǒğƌ {źƷĻ tƌğƓ May 31, 2017 To: Henry Kurasaki, HomeStreet Bank From: Jeff Hee, TSI Subject: HomeStreet Bank Edmonds Independent Mitigation Fee Estimate 614-615 5th Avenue S, Edmonds, WA 98020 This memorandum summarizes our independent mitigation fee estimate for HomeStreet Bank, based on drive-in bank trip generation data. Project Description Existing land parcels, to be redeveloped: 27032600100900 – 990 sf ice cream (Baskin Robins) 27032600102900 – 1,950 sf retail building Proposed development: 3,550 sf drive-in bank with 1 drive-in lane 3,550 sf office On May 25, 2017, a trip generation memorandum was prepared to show the proposed redevelopment generates fewer than 25 new PM peak hour trips to the local area. This analysis focuses on the independent mitigation fee estimate for the proposed drive-in bank use. “Local” Drive-In Bank PM Trip Rate Edmonds staff provided a copy of the trip generation analysis for the Edmonds Way KeyBank development, from the Edmonds Way KeyBank Traffic Impact Analysis, dated July 22, 2011, and prepared by Jake Traffic Engineering, Inc. (JTE). The KeyBank study compiled data from eight Washington bank branches over twelve days between 2005 and 2009. The study documented an average PM peak hour trip rate for a drive-in bank was 10.17 PM peak hour trips per 1,000 SF of drive-in bank area. Excerpts from the JTE study, showing the trip generation data and results are attached. The JTE PM peak hour rate (10.17 trips per 1,000 sf) is 58% lower than the current ITE PM peak hour trip rate (24.30 trips per 1,000 sf) for a drive-in bank. The local drive-in bank trip rate is recommended as the basis for an independent fee calculation for the proposed HomeStreet Bank development. Drive-In Bank Mitigation Fee Estimate Table 1 summarizes the fee estimate for the proposed 3,550 sf, with one drive-in lane, HomeStreet Bank based on Edmonds Impact Fee Rate Schedule and fee estimate using the PM peak hour trip generation rate data from JTE. Henry Kurasaki, HomeStreet Bank HomeStreet Bank Edmonds Independent Mitigation Fee Estimate May 31, 2017 Page 2 of 2 Table 1: ITE LU 912, Drive-In Bank Mitigation Fee Estimate (Edmonds Fee Schedule and Proposed Fee) Land UseTrip%NewTripNew TripsImpact FeeProposedMitigation Rate 1 Trips 2 Lengthper 1,000 sf 4 per Unit atSize (sf)Fee Estimate 6 Factor 3$4,036.61 per trip 5 Drive-In Bank 24.355% 0.47 5.60$25.41per sf 3,550 $90,205.50 HomeStreet Bank 10.17 55% 0.47 2.63$10.62 per sf 3,550 $37,701.00 Footnotes:Drive-In BankProposed Bank 1. ITE Trip Generation (8th Edition)2011 Trip Rate from Jake Traffic Engineering, Inc. (JTE) 2. Excludes pass-by trips, from fee schedule Excludes pass-by trips, from fee schedule 3. Ratio to average trip length, from fee schedule Ratio to average trip length, from fee schedule 4. = “Trip Rate” X “%New Trips” X “Trip Length Factor” = “Trip Rate” X “%New Trips” X “Trip Length Factor” 5. 2018 Impact Fee Schedule (Fee per Trip) 2018 Impact Fee Schedule (Fee per Trip) = “New Trips per 1,000 sf” X $4,036.61 per trip= “New Trips per 1,000 sf” X $4,036.61 per trip 6. = “Fee per Unit” X 3,550 sf drive-in bank = “Fee per Unit” X 3,550 sf drive-in bank Mitigation Fee Estimate Summary Table 2 summarizes the fee estimate for the full development using the conclusions from above. Table 2: Mitigation Fee Estimate ITE Land Use Size (sf)Impact FeeMitigation Code per Unit Fee Estimate NA Proposed HomeStreet Bank3,550 $10.62 per sf 1$37,701.00 710 Proposed General Office 3,550 $7.95 per sf 2 $28,222.50 820 Existing Shopping Center1,950 $(0.93 per sf)3 $(1,813.50) 832 Existing Restaurant: sit-down990 $(4.92 per sf)3 $(4,870.80) Fee Estimate: $59,239.20 Add Independent Fee Review Cost: $240.00 (+ consultant fee) 1.See Table 1 2.2018 Fee Rate 3.2004 Fee Rate This analysis is focuses on providing Edmonds staff with our independent estimate of mitigation fees for the proposed drive-in bank component of the redevelopment. This analysis does not change trip generation forecast or conclusions documented in the May 25, 2017 trip generation memorandum. We trust this analysis is sufficient for the City of Edmonds to approve a reduced mitigation fee for Edmonds HomeStreet Bank.