APPROVED ENG BLD2022-0527+Traffic Impact Report+3.25.2024_4.25.29_PM+4156013 (March 2024 - Bertrand)Approved by: 1�
Kimlev >>> Horn L D 2 0 2 2 - 0 5 2 7
MEMORANDUM
�� 1 oHN�"6
To: Bertrand Hauss, PE, City of Edmonds ?� N
From: Matthew Palmer, PE 03/25 24
Project: Westgate Station, KH #090223002 �o 4232222 al
ww
Date: March 25, 2024 ���s oGISTL �-��ti�
RESUB
Mar 26 2024
CITY OF EDMONDS
DEVELOPMENT SERVICES
DEPARTMENT
This memorandum addresses the traffic comment provided by JoAnne Zulauf in an email dated March 21,
2024. The comment stated: The square footage of the commercial and office uses changed since the last
traffic impact report (dated February 12, 2020) was submitted. The plan now states 4739 sf commercial,
432 sf is office and 20 units. The previously received traffic report uses 2350 sf for commercial and 2350
sf for office. Please update those numbers and resubmit the report. I have attached the most recent report
we have received for reference. This is part of finalizing the permit fees.
Gibson Traffic Consultants, Inc. staff is now at Kimley-Horn and Associates, Inc. and this memo is providing
updated trip generation and mitigation fees. The updated site plan shows the commercial space will include:
2,350 SF of retail, 2,389 SF of general office, and 241 SF of leasing office typically associated with the 20
multifamily (low-rise) residential units. The updated site plan is included in the attachments.
Trip Generation
To remain consistent with the February 12, 2020, memorandum the trip generation calculations for the
proposed development are still based on national research data for land uses contained in the Institute of
Transportation Engineers' (ITE) Trip Generation, 10th Edition (2017). The trip generation calculations for
the development are based on the average trip generation rates for ITE Land Use Code 220, multifamily
(low-rise), LUC 820, shopping center, and LUC 710, general office. The pass -by reduction for the shopping
center is based on data published in ITE Trip Generation Handbook, 5th Edition. ITE published pass -by
data for the PM peak -hour, which is 34%.
For 20 multifamily low-rise units, 2,350 SF of retail, and 2,630 SF of office the development is anticipated
to generate 231 ADT, 14 AM peak -hour trips, and 20 PM peak -hour trips. The trip generation is summarized
in Table 1. The trip generation calculations are included in the attachments.
Table 1: Trip Generation Summary
Kimley»>Horn
Traffic Mitigation Fees
The applicable traffic mitigation fees are from City of Edmonds Code Section 3.36.125. The 2019 and
beyond cost per trip is $5,530.21; $4,092.36 per residential unit assuming the units are for rent, $7.08 per
SF for shopping center, and $10.89 per SF of office space.
Based on the new square footages; the mitigation fees will be $127,125.90. The traffic mitigation fee
calculation for the Development is summarized in Table 2.
Table 2: Traffic Mitigation Summary
�.JIL
Multifamily Housing
Apartment
20 Units
$4,092.36 per Unit
$81,847.20
Shopping Center
2,350 SF
$7.08 per SF
$16,638.00
General Office
2,630 SF
$10.89 per SF
$28,640.70
TOTAL
---
---
$127,125.90
Summary/Conclusions
With the new square footage, the development of the site would still generate 20 new PM peak hour trips.
The updated the traffic mitigation fee assuming the residential units are for rent will be $127,125.90.
Attachments
0
Westgate Station
KH #090223002
Trip Generation for: Weekday
(a.k.a.): Average Weekday Daily Trips (AWDT)
NET EXTERNAL TRIPS BY TYPE
IN BOTH DIRECTIONS
DIRECTIONAL ASSIGNMENTS
TOTAL
PASS -BY
DIVERTED
LINK
NEW
PASS -BY
DIVERTED
LINK
NEW
Gross Trips Internal
Crossover
LAND USES
VARIABLE
ITE
LU
code
Trip
Rate
o
/o
IN
a
/o
OUT
I n+Out
(Total)
% of
Gross
Trips
Trips
In+Out
(Total)
In+Out
(Total)
% of
Ext.
Trips
In+Out
(Total)
% of
Ext.
Trips
In+Out
(Total)
In+Out
(Total)
In
Out
In
Out
In
Out
Multifamily (Low -Rise)
20 units
220
7.32
50%
50%
146.40
0%
0
146
0%
0
0%
0
146
0
0
0
0
73
73
Shopping Center
2.350 KSF
820
37.75
50%
50%
88.71
0%
0
89
34%
30
0%
0
59
15
1
15
0
0
29
29
General Office
2.630 KSF
710
9.74
50%
50%
25.62
0%
0
26
0%
0
0%
0
26
0
0
0
0
13
1 13
Totals
260.73
0
261
30
0
231
15
15 1
0
0
1 115
115
A- 1
Westgate Station
KH #090223002
Trip Generation for: Weekday, Peak Hour of Adjacent Street Traffic, One Hour between 7 and 9 AM
(a.k.a.): Weekday AM Peak Hour
NET EXTERNAL TRIPS BY TYPE
IN BOTH DIRECTIONS
DIRECTIONAL ASSIGNMENTS
TOTAL
PASS -BY
DIVERTED
LINK
NEW
PASS -BY
DIVERTED
LINK
NEW
Gross Trips Internal
Crossover
LAND USES
VARIABLE
ITE
LU
code
Trip
Rate
o
/o
IN
a
/o
OUT
I n+Out
(Total)
% of
Gross
Trips
Trips
In+Out
(Total)
In+Out
(Total)
% of
Ext.
Trips
In+Out
(Total)
% of
Ext.
Trips
In+Out
(Total)
In+Out
(Total)
In
Out
In
Out
In
Out
Multifamily (Low -Rise)
20 units
220
0.46
23%
77%
9
0%
0
9
0%
0
0%
0
9
0
0
0
0
2.12
7.08
Shopping Center
2.350 KSF
820
0.94
62%
38%
2
0%
0
2
34%
1
0%
0
1
0
0
0
0
0.91
0.55
General Office
2.630 KSF
710
1.16
86%
14%
3
0%
0
3
0%
0
0%
0
3
0
0
0
0
2.62
0.43
Totals
14.46
0
1477t
1
0
14
0
0
0
0
5.65
8.06
A-2
Westgate Station
KH #090223002
Trip Generation for: Weekday, Peak Hour of Adjacent Street Traffic, One Hour between 4 and 6 PM
(a.k.a.): Weekday PM Peak Hour
NET EXTERNAL TRIPS BY TYPE
IN BOTH DIRECTIONS
DIRECTIONAL ASSIGNMENTS
TOTAL
PASS -BY
DIVERTED
LINK
NEW
PASS -BY
DIVERTED
LINK
NEW
Gross Trips Internal
Crossover
LAND USES
VARIABLE
ITE
LU
code
Trip
Rate
o
/o
IN
a
/o
OUT
I n+Out
(Total)
% of
Gross
Trips
Trips
In+Out
(Total)
In+Out
(Total)
% of
Ext.
Trips
In+Out
(Total)
% of
Ext.
Trips
In+Out
(Total)
In+Out
(Total)
In
Out
In
Out
In
Out
Multifamily (Low -Rise)
20 units
220
0.56
63%
37%
11
0%
0
11
0%
0
0%
0
11
0
0
0
0
7.06
4.14
Shopping Center
2.350 KSF
820
3.81
48%
52%
9
0%
0
9
34%
3
0%
0
6
1
2
0
0
2.84
3.07
General Office
2.630 KSF
710
1.15
16%
84%1
3
1 0%
0
3
0%
0
0%
0
3
0
0
0
0
0.48
2.54
Totals
23.17
0
23
3
0
20
1
2
0
0
10.38
9.75
A-3
ZONING; DATA
SITE ADDRESS: 9ro01 EDMONDS WAY
EDMONDS, WA 9802O
PARCEL NUMBER: OOS31900001000
SITE AREA: 41,1323 SF OR 1.1 ACRES
ZONING DISTRICT: BC-EW (COMMUNITY BUSINESS, BC-EDMONDS WAY)
PRESENT USE: VACANT
PROPOSED USE: MIXED USE : 20 UNITS RESIDENTIAL, COMMERCIAL
LEGAL DESCRIPTION:
LOT 10 OF K. EL ISE, ACCORDING TO THE PLAT THEREOF RECORDED
JUNE 19, 2002 UNDER RECORDING NO. 200206IS5002, IN SNOHOMISH
COUNTY, WASH INGTON.
SUBJECT TO EASEMENTS, RESTRICTIONS AND RESERVATIONS OF
RECORD.
SETBACKS:
STREET: 10' (15' WITH HEIGHT INCREASE)
SIDE: 0' (15' IF ADJACENT TO RESIDENTIAL)
REAR: 0' (15' IF ADJACENT TO RESIDENTIAL)
MAX HEIGHT ALLOWED = 25' (40' WITH CONDITIONS PER ECDC I&BO020)
BUILDING AREA:
1ST FLOOR:
2ND FLOOR:
UNIT MIX:
(S) STUDIO
(11) ONE -BED
(0) TWO -BED
1ro,41S GSF
15,412 GSF
31,891 GSF
PARKING REQUIREMENTS:
COMMERCIAL (RETAIL 4 OFFICE)
1 STALL PER 400 SF
RETAIL (2,350 SF) + OFFICE (2,389 SF) + LEASING OFFICE (241 SF) =
4,WO / 400 = 12A5 STALLS
RESIDENTIAL
12 STALLS PER STUDIO= S x 12 = 10.8 STALLS
IB STALLS PER 1-5ED= 11 x IB = 16.5 STALLS
TOTAL= 40 STALLS REOV
PARKING PROVIDED:
13 STALLS ON SITE
31 REGULAR IN 1ST FLOOR GARAGE
TOTAL= 44 STALLS PROVIDED
z�
TfRE E T�FE
TREE
*'
TYPE
SIZE (011)
REMAIN
(Y/N)
1
ALDER
411
Y
2
FIR
14"
Y
3
ALDER
g"
Y
4
ALDER
g"
Y
5
LOCUST
9,11
N
ro
FIR
1311
Y
I
MADRONA
2011
Y
8
FIR
2211
Y
C3
FIR
2011
Y
10
PINE
g"
Y
11
PINE
S"
Y
12
FIR
g"
Y
13
HEMLOCK
gill
Y
14
HEMLOCK
1 J"
Y
15
CEDAR
12"
Y
lro
DOGWOOD
1211
Y
11
HEMLOCK
-III
Y
16
HEMLOCK
12"
Y
1C3
DECIDUOUS
611
Y
VICINITY MAP
SCALE: 1" = 2000' (APPROX.)
0
SITE PLAIN KEY NOTES:
O SHORING WALL, SEE STRUCTURAL
PLANS FOR ADDITIONAL INFO
O 42" HIGH GUARDRAIL, TYP ALONG
SOUTHSIDE COLONNADE
O NEW 4' WIDE LANDSCAPING
PER CITY STANDARDS
ONEW 5' WIDE SIDEWALK PER
CITY STANDARDS
EXISTING TREES ALONG EAST
O PROPERTY LINE TO REMAIN,
TYP
O RAINGARDEN, SEE CIVIL
PLANS FOR ADDT'L INFO
OEXISTING GUYWIRE TO BE
RAISED TO A MINIMUM 13'-roll
HIGH CLEARANCE FOR FIRE
ACCESS. TO BE
COORDINATED WITH
SNOHOMISH COUNTY II SEE
CIVIL PLANS FOR ADDITIONAL
INFO
OEXISTING OVERHEAD
POWERLINES WITH MINIMUM 20'
HORIZONTAL CLEARANCE
MAINTAINED FOR ALL
PROPOSED STRUCTURES.
O EXISTING 12' MUTUAL ACCESS
EASEMENT PER SNOCO
RECORDING *200206IS5002
10 INFILTRATION TRENCH PER
CIVIL
11 LANDSCAPING TYPICAL, SEE
LANDSCAPE PLANS
12 DATUM POINT PER SURVEY.
ZL
009�7900000 00 / sY
/ I I I
/ /CITY/BAN/K
p\ w PEER ` 1 ;J /
V O OP 332 00 C.B . M . H . \ / // / '�/ / �� / / / / I'/: .'%; ; •�•: ;I••:: GG`(� w � �
NV 322.2 0.
CTR CHANNEL /// /�� / / Za•. I
r
009CITY BANK 00 / / /�° �� / / '�, .;' . '' 1� oo�000
00937900000500 F / / ". h ', a�;'•:: ••,',•;';':.�;';'''•'
PHILIP Y. JANG
6 �� / / / : •: ;, ::'::::,'•: '' .' r• :;fir. �' •' , �EWMRIDIVIEW
TAND
/ N SEWER EASEMENT
TOP 330.83 / / /
-ro16-EASEMENT PER PLAT
INV 323.30 DESIGN 00937900000600 6° '..
CITY BANK 1 '-000/ <�� ✓ ji/ / /MIN Rol
CITyr' 14
y O
•. �!:.:.....:.:.. t / y O 50' P.U.D. NO. 1 OF i
SNOHOMISH COUNTY
TRANSMISSION LINE
'S '� ,r .•.•.•.•.•...•�/�'• • : / �, EASEMENT PER A.F.
y �..� �•.; • �� N0. 2027210
6 %:....... �. —
y // �i • .. � -- 50' PRIVATE
p� FDORI LOTS EASEMENT
THROUGH
�34BFIRE 11I 8 PER PLAT i
346 y — \ y—� �O Quo
I I it
\\ 8 10 PEE EX. UTILITY
A I0 EASEMENT PER .F. /
0. 200201310 3
y
BASIS OF BEARINGS
N 68'52'49" E 1105.36' PER PLAT
4 — MONUMENT TO MONUMENT
— — �:��.�-1. EXISTING /
_ _ uTlurr POLE /
40— //
100,
PIPE—Jl — 'i6�°RED /
Z ..
—ARM
O)I
N B8s1240" W ��i 80.00'
DN PIN
' ROCK - _ — — — —
13' W-0.09'
--------- �� SF�,
oil Z
\\ �I' '334'-� sue• � \ \ / _ ` \ �/ :-.�-':.-:'�: '-�'� / ' /
i cV
15UTILIT•'•'•'•'•'•'•'•'•'•' 336 /
EASEM
i 9 / TRAFFICASIGN /
AND POLE /
00937900000900 la1 4
ROBERTS PROPERTIES LLC �':-:-:-::-:-. f /
o l:
O
z.. ... 3 8 /
::.... .
\ /
15' X N UTILITY
\\ EASEMENT PER A.F.
\\ NO. 200202250726 \ 10
6
Di\\
/
\ / / 332—
I m /
NCE
/ y M#2
/ � I
.51TE FLAN UJ/ FIF,6T FLOCIFR FLAN.
/ I
SCALE: P = 2 0' — 0 11
SCALE. 1' = 20'
0 10' 20' 40' 60'
z
O
p
� U o
c�
z
UN
C)
0
N ¢
U)
uuuu
0000
��
z
wwww
CL
0
0
'4
C4
C"
I
I
4
III&
a
c
�
,
al
C-4
�
Iq
DRAWN: M
CHECK: CP
Joe NO: 19018
Z
Cp
c1)Z�9
O
Lu y: 4
lu t2i cl�
L
PIRSCHER
ARCHITECTS
CDA + Pirscher Architects
23114 100 AVE W
EDMONDS, WASHINGTON, 98020
(206)368-9668
SHEET:
OF: SHEETS
A-4