APPROVED BLD2021-1290+IND. TIA+11.23.2021_12.20.06_PM+2535774 (Approved by Bertrand H)HEATH & ASSOCIATES, INC
Date: November 22, 2021
To: Bertrand Hauss
Transportation Engineer
City of Edmonds
From: Aaron Van Aken, PE, PTOE
Subject: Mike's Plumbing — Trip Generation Memo
Transportation and Civil Engineering
RESUB
Nov 23 2021 Approved by:
CITY OF EDMONDS 5&Le4Wd azzd-d-
DEVELOPMENT SERVICES
DEPARTMENT
November 30, 2021
BLD2021-1290
The intent of this assessment serves to provide trip generation analysis and comparison as
it relates to a proposed tenant improvement at 21010 70th Avenue W in the city of
Edmonds.
Project Summary
Mike's Plumbing is a planned tenant improvement to occupy and repurpose a former 6,828
square foot dog daycare & training center ("The Whole Pup") in the city of Edmonds. No
building increase or decrease is proposed at this time. The tenant is a plumbing contractor
who would convert the space to office and warehouse use. An aerial vicinity map is
illustrated below which identifies the tax parcel in yellow. A conceptual site plan identifying
the building is presented in Figure 2 on the following page.
PO Box 397 Puyallup, WA 98371 (253) 770 1401 heathtraffic.com
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HEATH & ASSOCIATES, INC
Figure 2 — Site Plan
I
EXISTING BUILDING
21U10 TOO Ave %V
UMFING 1 Slop 7.
-6. R2& -QgiT.
COMMEPIQLAt
BUILDINP,
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Transportation and Civil Engineering
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PO Box 397 Puyallup, WA 98371 (253) 770 1401 heathtraffic.com
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��� HEATH & ASSOCIATES, INC Transportation and Civil Engineering
Trip Generation
Trip generation is defined by the number of vehicles that enter and exit a site within a
specific duration or period such as a peak hour or an entire day. While trips are typically
estimated through the Institute of Transportation Engineer's (ITE) Trip Generation Manual,
there are certain uses that are not always defined or available to categorize against. In
these instances, preparing a local trip generation study is an option to estimate vehicular
activity associated with the subject use.
In review of ITE's 11th Edition manual, no land use code (LUC) was found to be
representative of the former dog daycare use. As the building was vacant at the time of
this study publication, a local trip generation evaluation was performed to better forecast
trips associated with the former use. Two locations were sampled in terms of peak hour
activity by tracking all inbound and outbound movements during the evening period
between 4:00-6:00 PM — consistent with City and ITE standards. Summarized below are
the two locations with data obtained from GIS, field visits, and their respective websites.
Location 1
Wet Noses Dry Paws — 411 Fawcett Avenue, Tacoma
Building Size: 6,500 square feet
PO Box 397 Puyallup, WA 98371 (253) 770 1401 heathtraffic.com
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HEATH & ASSOCIATES, INC
Transportation and Civil Engineering
Positive Approach Dog Training & Daycare — 1301 S Center St, Tacoma
Building Size: 11,685 square feet
r
r
Findings
As mentioned, counts were administered between the evening peak period of 4:00-6:00
PM in November of 2021. Both sites were considered comparable in that their primary
service is providing dog daycare and training, similar to that of the former use at the
subject site. Therefore, trip counts could be considered a good indicator of historic activity
levels. Shown in the table below are the peak hour trip summaries at each location. The
first sample site had approximately 10 percent of trips in the form of pedestrians which
were deducted from the vehicular trip rate shown in the below table.
Table 1: Local Trip Generation Summary
Land Use Sq. Ft. Peak Hour
Location I
West Noses
Location 2
Positive Approach
6,500 5:00-6:00 PM
11,685 4:45-5:45 PM
PM Peak -Hour Trips Observed Trip
In Out Total Rate/1,000 sq. ft.
21 21 42 6.46
19 25 44 3.77
Average Trip Rate 5.12
PO Box 397 Puyallup, WA 98371 (253) 770 1401 heathtraffic.com
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HEATH & ASSOCIATES, INC Transportation and Civil Engineering
Based on the counts administered at the two comparable facilities, a PM peak hour trip
rate of 5.12 trips/1,000 square feet was derived. This trip rate can then be used to
estimate vehicular activity with respect to the former on -site use. With a building size of
6,828 square feet, the previous use may have generated approximately 35 PM peak
hour trips.
Proposed Use
The proposed use is for a plumbing contractor's office and warehouse space. This use is
recognized in ITE's Trip Generation Manual, 11th Edition under LUC 180 — Specialty
Trade Contractor. A description from the manual is as follows:
A specialty trade contractor is a business primarily involved in providing contract
repairs and services to meet industrial or residential needs. This land use includes
businesses that provide the following services.- plumbing, heating and cooling,
machine repair, electrical and mechanical repair, industrial supply, roofing,
locksmith, weed and pest control, and cleaning.
Trips can therefore be estimated using ITE's average rate of 1.93 trips/1,000 square feet in
the PM peak hour. See table below summarizing both former and proposed uses.
Table 2: Project Trip Generation Summary
Trip Rate/
PM Peak -Hour Trips
Land Use Sq. Ft. Source
1,000 sq.ft.
In
Out
Total
Dog Daycare 6,828 Local Trip Gen
5.12
18
17
35
Plumbing Contractor 6,828 ITE
1.93
4
9
13
Difference
-3.19
-14
-8
-22
In total, the proposed incoming tenant (plumbing contractor) is estimated to result in a
significant reduction in site -generated traffic. According to the City of Edmonds 2017-2019
Impact Fee Rate Table, 2019 and beyond cost per trips is equal to $5,530.21. As there are
no new expected trips, no impact fees are identified.
PO Box 397 Puyallup, WA 98371 (253) 770 1401 heathtraffic.com
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HEATH & ASSOCIATES, INC Transportation and Civil Engineering
Conclusion
Mike's Plumbing is a proposed tenant improvement that would repurpose an existing 6,828
square foot building, formerly occupied by "The Whole Pup"— a dog daycare, into a
plumbing contractor's office/warehouse space. In review of the City's most recent fee
schedule, both former and proposed uses are not contained therein. Therefore, a local trip
generation evaluation was performed to better forecast the resulting change in vehicular
activity as it relates to the tenant improvement.
As the subject building was vacant at the time of this study, two comparable dog
daycare/training facilities were sampled in terms of evening peak hour counts. Based on
observations, the sample sites were found to demand over 40 trips in the PM peak hour. A
trip rate of 5.12 trips per 1,000 square feet was derived and could then be applied to
estimate traffic associated with the former on -site use. The derived trip rate suggests
approximately 35 PM peak hour trips for the previous user. Applying the appropriate ITE
land use, the proposed plumbing contractor with the same building size, is estimated to
generate 13 trips in the PM peak hour —or over 60 percent less traffic with respect to the
former use.
Based on the above analysis, no new trips are estimated to occur from the change in
tenant and therefore no traffic impact fees are identified. The adjacent street would likely
realize a considerable reduction in traffic when compared to the previous user.
Please call if you require anything further.
Sincerely,
Aaron Van Aken, P.E., PTOE
PO Box 397 Puyallup, WA 98371 (253) 770 1401 heathtraffic.com
Heath &Associates
PO Box 397
Puyallup, WA 98371
File Name : 4779b
Site Code : 00004779
Start Date : 11 /11 /2021
Page No : 1
(,rniins Printp.d- PassPnnar +
Positive Appraoch Dog Daycare
Positive Appraoch Dog Daycare
Southbound
Northbound
Start Time
Exit App. Total
Enter App. Total
Int. Total
04:00 PM
3 3
3 3
6
04:15 PM
3 3
5 5
8
04:30 PM
8 8
6 6
14
04:45 PM
1 1
1 1
2
Total
15 15
15 15
30
05:00 PM
6
6
9
9
15
05:15 PM
5
5
5
5
10
05:30 PM
5
5
4
4
9
05:45 PM
3
3
7
7
10
Total
19
19
25
25
44
Grand Total
34
34
40
40
74
Apprch %
100
100
Total %
1 45.9
45.9
54.1
54.1
PO Box 397 Puyallup, WA 98371 (253) 770 1401 heathtraffic.com
7
Heath &Associates
PO Box 397
Puyallup, WA 98371
File Name : 4779b
Site Code : 00004779
Start Date : 11 /11 /2021
Page No : 2
Positive Appraoch Dog Daycare
Southbound
Positive Appraoch Dog Daycare
Northbound
Start Time
I Exit I App. Total
I Enter App. Total
FeaK Hour Anaiysls FrOM U4:Uu FM to UbAb FM - F'eaK l oT l
Perak Hni it fnr Fntira Intarcactinn Raninc at (ls-nn PM
Int. Total
05:00 PM
6
6
9
9
15
05:15 PM
5
5
5
5
10
05:30 PM
5
5
4
4
9
05:45 PM
3
3
7
7
10
Total Volume
19
19
25
25
44
% App. Total
100
100
PHF
.792
.792
.694
.694
.733
Positive Appraoch Dog DayGare
Out In Total
25 19 44
19
Exit
1
Peak Hour Data
T
North
Peak Hour Begins at 05:00 PM
Passen er+
T
Enter
25
19 25 44
Out In Total
Positive Aooraoch Doci D
PO Box 397 Puyallup, WA 98371 (253) 770 1401 heathtraffic.com
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Heath & Associates
PO Box 397
Puyallup, WA 98371
Groups Printed- Passenger +
WNDP Access WNDP Access
Southbound Northbound
File Name : 4779a
Site Code : 00004779
Start Date : 11 /11 /2021
Page No : 1
7111
04:15 PM
04:30 PM
04:45 PM
0
2
5
0
2
5
0
2
5
0
2
5
0
4
10
Total
11
11
12
12
23
05:00 PM
5
5
6
6
11
05:15 PM
6
6
6
6
12
05:30 PM
7
7
7
7
14
05:45 PM
5
5
2
2
7
Total
23
23
21
21
44
Grand Total
34
34
33
33
67
Apprch %
100
100
Total %
50.7
50.7
49.3
49.3
PO Box 397 Puyallup, WA 98371 (253) 770 1401 heathtraffic.com
9
Heath &Associates
PO Box 397
Puyallup, WA 98371
File Name : 4779a
Site Code : 00004779
Start Date : 11 /11 /2021
Page No : 2
WNDP Access
Southbound
WNDP Access
Northbound
Start Time
I Exit I App. Total
I Enter App. Total
Peak Hour Analysis From 04:00 PM to 05:45 PM - Peak 1 of 1
Peak Hour for Entire Intersection Begins at 04:45 PM
Int. Total
04:45 PM
5
5
5
5
10
05:00 PM
5
5
6
6
11
05:15 PM
6
6
6
6
12
05:30 PM
7
7
7
7
14
Total Volume
23
23
24
24
47
% App. Total
100
100
PHF
.821
.821
.857
.857
.839
WNDP Access
Out In Total
24 �23 1 47
23
Exit
1
Peak Hour Data
Nor h
Peak Hour Begins at 04:45 PM
Passen er+
1 er
24
23 24 47
Out In Total
PO Box 397 Puyallup, WA 98371 (253) 770 1401 heathtraffic.com
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11/22/21, 9:55 AM https://itetripgen.org/PrintGraph.htm?code=180&ivlabel=QFQAF&timeperiod=TPSIDE&x=&edition=639&IocationCode=General
Specialty Trade Contractor
(180)
Vehicle Trip Ends vs: 1000 Sq. Ft. GFA
On a: Weekday,
Peak Hour of Adjacent Street Traffic,
One Hour Between 4 and 6 p.m.
Setting/Location: General Urban/Suburban
Number of Studies: 19
Avg. 1000 Sq. Ft. GFA: 6
Directional Distribution: 32% entering, 68% exiting
Vehicle Trip Generation per 1000 Sq. Ft. GFA
Average Rate Range of Rates Standard Deviation
1.93 0.38 - 10.83 1.98
Data Plot and Equation
50 X
40
a
w 30
Q
H
X X
20 X
X
X
10 X X
X
'X X X
X X XX X X
X
00 5 10 15 20
X = 1000 Sq. Ft. GFA
X Study Site - Average Rate
Fitted Curve Equation: Not Given Rz= ****
Trip Gen Manual, 11th Edition • Institute of Transportation Engineers
PO Box 397 Puyallup, WA 98371 (253) 770 1401 heathtraffic.com
https://itetripgen.org/PrintGraph.htm?code=180&ivlabel=QFQAF&timeperiod=TPSIDE&x=&edition=639&IocationCode=General Urban/Suburban&cou... 1/1
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