APPROVED RESUB2 BLD2021-0162+Transportation_Impact_Form+5.5.2021_11.26.50_AM+2180519RESUB
BLD2021-0162 May 05 2021
CITY OFEDMONDS transpogroup
DEVELOPMENT SERVICES
DEPARTMENT WHAT TRANSPORTATION CAN BE.
MEMORANDUM
Date: May 4, 2021 TG: 1.21112.00
To: Jeanie McConnell — City of Edmonds
From: Maris Fry, P.E. — Transpo Group
cc: Chelsea Rodgers — Obsidian Design
Subject: 22815 Edmonds Way — Traffic Impact Study
The purpose of this memorandum is to provide a comparison of traffic impacts between the
proposed dental office use (Distinctive Dentistry) and the former building use at 22815 Edmonds
Way in Edmonds, WA. While the property's current land use designation is general office, the site
was previously occupied by a holistic medical office (Holistic Healing Arts). This memorandum
includes a description of the proposed and previous building use, a trip generation comparison,
and a discussion of estimated transportation impact fees. The analysis contained herein
demonstrates that the proposed dental office use would generate fewer trips than the previous
use, and therefore no transportation impact fees would be anticipated for the proposed use.
Project Description
The proposed project includes the repurposing of an existing 2,345 square foot building to a dental
office, which is being relocated from its existing location at 22315 Hwy 99 N. The current property
land use designation is general office but was previously occupied by a holistic medical office use.
The site is bounded by Edmonds Way to the south, 95th Place W to the west, 228th Street SW to
the north, and an existing parcel to the east, as shown on Figure 1.
Figure 1: Site Vicinity Map
12131 113th Avenue NE, Suite 203, Kirkland, WA 98034 1 425.821.3665 1 tfanSpo Com
APPROVED BY:
5/19/2021
The proposed dental office would employ a total of 4 people and have an average of 2 patients per
hour, consistent with activity at the existing location. The proposed dental office would be open 8
a.m. to 3 p.m. on Mondays and 7 a.m. to 5:30 p.m., Tuesday through Thursday. The previous use
offered multiple medical -related services, including family medicine, naturopathic medicine, and
acupuncture, which resulted in staffing of 10 employees and up to 8 patients per hour. Its
operating hours were 9 a.m. to 5 p.m., Monday through Friday.
Trip Generation
Weekday daily, AM peak hour, and PM peak hour trip generation estimates have been prepared
for the project using trip rates published in the Institute of Transportation Engineers' (ITE) Trip
Generation Manual, 10th Edition (2017). The previous and proposed uses were analyzed using
ITE land use 720 (Medical -Dental Office). As described previously, the previous use is consistent
with Medical -Dental Office as compared to the General Office land use designation of the property
due to the provision of routine outpatient care.
Trip generation for a Medical -Dental Office use is based on building square -footage or employees.
The previous and proposed use building square -footage is the same; however, based on an
understanding of operations the number of employees (and resulting patients served) is different.
The number of employees and patient throughput will decrease with the proposed use.
Table 1 summarizes the resulting weekday daily, AM and PM peak hour vehicle trip generation.
Detailed trip generation calculations for the proposed development are provided in Attachment A
Table 1. Estimated Weekday Vehicle Trip Generation
Project Trips
Land Use Size
Rate'
Total
In
Out
Previous
Medical -Dental Office (#720) 10 employees
Daily
8.70
88
44
44
AM Peak Hour
0.68
7
5
2
PM Peak Hour
0.97
10
3
7
Proposed
Medical -Dental Office (#720) 4 employees
Daily
8.70
34
17
17
AM Peak Hour
0.68
3
2
1
PM Peak Hour
0.97
4
1
3
Net New Trips
Daily
-54
-27
-27
AM Peak Hour
-4
-3
-1
PM Peak Hour
-6
-2
-4
1. Trips rates from ITE Trip Generation Manual, 10'" Edition.
As shown in Table 1, the project is estimated to generate a total of 34 weekday daily vehicular
trips with 3 trips occurring during the weekday AM peak hour and 4 trips occurring during the
weekday PM peak hour. The proposed use results in 54 fewer weekday daily vehicular trips, 4
fewer weekday AM peak hour trips, and 6 fewer weekday PM peak hour trips as compared to the
previous use.
Tr
Transportation Impact Fees
Transportation impact fee rates are outlined in Section 3.36 of the Edmonds City Code (ECC). Per
ECC 3.36.030.B.1, "for change in use of an existing building or dwelling unit, including any
alteration, expansion, replacement or new accessory building, the impact fee shall be the
applicable impact fee for the new use, less an amount equal to the applicable impact fee for the
prior use."
Transportation Impact Fees are determined based on the size and type of development or a cost
per vehicle trip of $5,530.21 as defined in ECC 3.36.125. The building size is not changing;
however, the use will change from a holistic medical office to a dental office. As outlined in the
previous section, the previous use is projected to generate more trips than the proposed use.
Table 2 provides an estimate of the potential transportation impact fee based on the number of
trips generated by the previous and proposed use.
Table 2. Estimated Transportation Impact Fees
Land Use PM Peak Hour Trips Fee' Fee Unit Total Fee
Previous Use 10 trips $5,530.21 per trip $55,302.10
Proposed Use 4 trips $5,530.21 per trip $22,120.84
Total $-33,181.26
1. ECC 3.36.125.
As shown in Table 2, the impact fee calculations result in a net negative, and thus no
transportation impact fees would be anticipated for the proposed use.
Tr 3
Appendix A:Trip Generation Worksheets
Attachment A: Trip Generation
Edmonds Dental Office
Gross Trips
Land Use Selling
Size Units
Model
Equation
Rate
Units
Inbound %
Inbound
Outbound
Subtotal
Medical -Dental Office (LU 720)
4 employees
Daily General Urban/Suburban
Rate
-
8.70
or employ(
50%
17
17
34
AM Peak Hour General Urban/Suburban
Rate
0.68
or employ(
78 %
2
1
3
PM Peak Hour General Urban/Suburban
Rate
-
0.97
or employ(
34 %
1
3
4
Existing Use
Gross Trips
Land Use
Size Units
Model
Equation
Rate
Units
Inbound %
Inbound
Outbound
Subtotal
Medical -Dental Office (LU 720)
10 employees
Daily General Urban/Suburban
Rate
-
8.70
or employ(
50%
44
44
88
AM Peak Hour General Urban/Suburban
Rate
-
0.68
or employ(
78 %
5
2
7
PM Peak Hour General Urban/Suburban
Rate
0.97
or employ(
34 %
3
7
10
Notes: weekday - 20 studies, Std Dev of 4.25; AM peak - 25 studies, Std Dev of 0.51; PM peak
- 29 studies, Std Dev of 0.35
Net New Trips
AM Peak Hour
PM Peak Hour
Notes:
1. Tip rates based on Institute of Transportation Engineers' (ITE) Trip Generation 10th Edition equation and average tip rate as shown above.
-3 -1 -4
-2 -4 -6