Approved Transportation Memo December 2023J ` Larry Wymer /I I
Traffic Engineering I
December 1, 2023
Blair Roberts
RairHomes, LLC
RE: Edway Taphouse Traffic Impact Fee Analysis
RESUB
Dec 05 2023
P.O. Box 16121 Seattle, WA 98116
Phone: (916) 768-6158
E-Mail: LarryaLarryWymerTE.com
Website: LarryWymerTE.corn BLD2023-0699
Approved by:
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The following are my opinions regarding the above referenced project.
Project Description:
The proposed project modifies the existing 4,676 sf commercial building at 22811 100th Avenue W, Edmonds, WA
98020. The previous project - THE NEEDLEPOINTER - was designated as SPECIALTY RETAIL T.I.
The proposed project is known as EDWAY TAPHOUSE, and is planned to use the existing building and most of the
existing "Specialty Retail" land uses within the building, with the singular exception of 731 sq.ft. of the 4,676 sq. ft
of building which will be repurposed as a Brewery Taproom.
Existing Land Use
The subject property contains a stand-alone 2-story building 4,676 sq. ft in size with a 13 space parking lot in front,
and additional spaces at the rear of the building. The building appears to have possibly been a single family residence
at one time with a recent zoning change to commercial.
The previous land uses of the subject property was a "specialty retail — mercantile" store selling yarn and needlpoint
supplies, etc. Previous business names included "THE NEEDLEPOINT" and "SILK ROAD FIBER"
The property to the immediate north is a single family residence, while the property to the immediate south is
currently a dentist's office which appears to have been a single family residence at one time with a recent zoning
change to commercial. Further south at the northwest corner of 100`h Avenue West and Edmonds Highways a PCC
Community Market.
Proposed Land USe
The building is proposed to be repurposed as a Brewery Taproom, with only a small portion dedicated as a brewery
taproom serving customers, with the remainder of the building maintaining the "specialty retail" selling sundries
compatible with a brewery taproom.s
The following outlines the proposed land uses and corresponding square footage.
THE NEEDLEPOINTER
4,676 sq. ft. SPECIALTY RETAIL
EDWAY TAPHOUSE
3,945 sq. ft. SPECIALTY RETAIL
+ 731 sq. ft. BREWERY TAPROOM
---------------------------
---------------------------
4,676 sq. ft. TOTAL
EDWAY TAPHOUSE TRAFFIC IMPACT FEE (December 1, 2023)
Page -1-
City of Edmonds Analysis Instructions
The City provided the following directions to establish traffic impact fees for the proposed project:
"[I]f you were to fill out the TIA workshem based on the City's ITE Land use categories, the land use you would use is FIE - 932
-Restaurant at $21.84 per sqft for the areas were people would sit and have a beer/food. Areaswhere items are being sold would
be considered retail You will continue to break up the areas as applicable. I have attached the previous TIA Worksheet
completed by NeedlePointer. You will get credit for what was paid by them for each square footage area you are looking at it.
The other option you have is to complete an independent traffic study by a licensed transportation engineer. Please make sure
they don't lust fill out the worksheet (that would be a waste of money for you).
At this time, with the understanding that no changes are proposed to the parking or exterior areas of the building, this is the only
engineering comment at this time. Please let me know ifat any time changes to the exterior are proposed.'
Revised Trip Generation
The ITE Trip Generation Manual, 1P" Edition contains a land use and trip generation rates corresponding to the
portion of the existing building whose land use would be modified from "Specialty Retail" to "Brewery Taproom
(No Kitchen)", which ITE designates as ITE Land Use #971.
Similar to what was used to analyze peak hour traffic for the previous land use - THE NEEDLEPOINTER - the
proposed EDWAY TAPHOUSE is also assumed to experience peak hour traffic during "Weekday PM peak hour of
adjacent street traffic between 4:00 to 6:00 PM".
The following table is an excerpt of trip generation and traffic impact fee criteria used to establish traffic impact fees
for the City of Bellingham, which includes ITE assumptions for ITE Land Use 4826 Specialty Retail" which we can
also use for this analysis in the City of Edmonds.
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The applicable values for this analysis are summarized in the table below, which includes a pass -by percentage link
diversion of 75% is assumed for the 731 sq.ft. of floor space which will be reclassified as "Brewery Taproom (No
Kitchen)". This rate is consistent with what is used within the City ofBellingham's Traffic Impact Fee Rate
Schedule. Per the referenced table, this percentage is based "Trip Generation Handbook: An ITE Proposed
Recommended Practice" (2014). For `Restaurant: sit-down uses", percentage of new trips based on peer studies with
higher pass -by trip levels to be more consistent with trends expected in Bellingham, which is also assumed to be
consistent within other Pacific northwest cities like Edmonds.:
NEW TAPROOM IMPACT FEE
Brewery Tao Room IN. Kitchenl - ITE code 971
PM Peak Hour Vehice Trips=
9.83 bips/ksf
Vehicle to Person Trip Ratio =
1.25 vehicle/person trip ratio
PM Peak Person TOP Rate =
12.2875 trips/person
Passby Diverted link % Reduction =
PM Peak Hour - Net New Person Trips =
75%
3.0719 trips/net new person
EDWAY TAPHOOSE TRAFFIC IA0'ACTFEE (December 1, 2023)
Page-2-
The ITE Trip Generation Manual, 11a Edition establishes that 3.0719 trips per "net new person' are generated for the
"Brewery Taproom (No Kitchen)" - ITE Land Use #971.
Specialty Retail pullout Traffic Impact Fee
Using criteria for 2017-2019 (and beyond), a cost per trip rate of $4.48 was used to establish the credited traffic
impact fee amount for the 731 sq.ft. of Specialty Retails floor space which will be reclassified as "Brewery Taproom
(No Kitchen)".
City of Edmonds
2017-2019 - Impact Fee Rate Table
2018
2019 and beyond
[TE Land Use Code -Description 1Fee2017
Calculation
(w/ S2,543.01 (w/ $4,036.61
(w/ $5,530.21
cost per trip)* cost per trip)*
cost per trip)*
826 - Specialty retail
I per sq. fool
$2.06 1 $3.27
1 $4.48
The traffic impact fee associated with the existing land use of Specialty Retail is:
$4.48 per sq. ft. - 731 sq. ft. = $3,274.88
Brewery Taproom Traffic Impact Fee
Using criteria for 2017-2019 (and beyond), a cost per trip rate of $4.48 was used to establish the credited traffic
impact fee amount for the 731 sq.ft. of Specialty Retails floor space which will be reclassified as "Brewery Taproom
(No Kitchen)".
NEW TAPROOM IMPACT FEE
101 t m Tap Room (No Kitc nl-MECode 971
PM Peak Hour Vehicle Trips=
-' *r'gis;'.:,f
Vehicle to Person Trip Ratio =
1.25
vehicle/person trip ratio
PM Peak Person Trip Rate =
Passby Diverted Link %Reduction =
12.2875
uips/person
75%
PM Peak Hour- Net New Person Trips =
3.0719
trips/net new person
IMPACT FEE PER UNIT = $S,S3U.21/rtET NEW PERSON TRIP=
$16,988
perks£
$16.99
per sq. ft.
The traffic impact fee associated with the existing land use of Specialty Retail is:
$16.99 per sq. ft. - 731 sq. ft. = $12,419.69
EDWAY TAPHOU TRAFFIC IMPACTFEE (December 1, 2023)
Pag 3-
Traffic Impact Fee Calculation (with existing land use credit)
After providing credit for the traffic impact fee already accounted for with the existing Specialty Retail land use, the
net impact fee due for the Taproom is $9,145 (rounded).
NET TAPROOM IMPACT FEE (MINUS CREDIT)
cription
sq. ft
Total Fee
$12,419.69
Tap Room IMPACT FEE
CREDIT = Old Specialty Retail IMPACT FEE
731
731
- $3,274.88
--------------------------------------------------------------
NET IMPACT FEE FOR TAPROOM
1 $9,144.81
Please let me know if you have any questions.
S(innceerreel_�
lAyjSincerely,�/'A
V I,I
Larry Wymer
CA T.E. 1955
FL P.E. 47692
EDWAY TAPHOUM TRAFFIC IDWACTFEE (December 1, 2023)
Page 4
NOTES:
Please see page 9 of attachment for current fees within Edmonds
(based on different land use categories). The current cost per trip
is $5,530.21 (see top of last column / to be revised from
Bellingham amountyou provided). The current cost for specialty
retail is $4.48 per SR
Thanks / let me know if you have any questions.
RINITRIrs
5700 --- 43000 which excludes there is no change in use
In calcs only include 700 sq ft. * ( ) —
Minus
calc for specialty retail
2200 4 5500
Cost pr trip\
$2347 = 5530.21
credit = 679.83
$2347 = 5530.21
credit = 679.83
Final Impact Fee Will be more that $1600
Final Impact Fee Will be $5,000 or $6000
$2347 = 5530.21
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EDWAY WHOOSE TRAFFIC LWACT FEE (December 1, 2023)
Page -5-