Loading...
APPROVED TRANSP RESUB2 BLD2021-0088+TRANSPORTATION IMPACT ANALYSIS+12.28.2021_5.57.53_PM+2594897BLD2021-0088 MEMORANDUM DATE: TO: CC: FROM: RESUB Dec 28 2021 CITY OF EDMONDS DEVELOPMENT SERVICES DEPARTMENT December 16, 2021 _% TENW Transportation Engineering North West Bertrand Hauss, PE, Transportation Engineer City of Edmonds Jenelle Taflin, PE, Navix Engineering Michael J. Read, PE, Principal, TENW Approved by: 02/04/22 SUBJECT: Anthology of Edmonds (CA Senior Living) - 21200 72nd Avenue W Traffic Impact and Parking Demand Analysis TENW Proiect No. 3686 This memorandum summarizes the results of a traffic impact and parking demand analysis for Edmonds CA Senior Living, a proposed 126-unit senior housing redevelopment located at 21200 72nd Avenue W in Edmonds, WA. The project would replace an existing 6,672 square -foot medical office building. The project proposes to provide vehicular access via two site driveways onto 72nd Avenue W and 212th Street SW. This study includes a project description, a description of existing transportation conditions within the immediate site vicinity, methodology used to derive the trip generation estimate, parking demand impacts, site access, safety and circulation issues, and identification of any transportation mitigation measures to offset traffic impacts. Project Description The proposed Edmonds CA Senior Living redevelopment is located at 21200 72nd Avenue W at the southwest quadrant of the 72nd Avenue W and 212th Street SW intersection in Edmonds, WA. A project site vicinity map is provided in Figure 1. The project would construct up to 127-units of senior housing as a congregate care facility in a 6-story building with 83 off-street parking stalls. The redevelopment would replace an existing 6,672 square - foot medical office building. The proposed redevelopment is anticipated for completion by 2022. A project site plan is illustrated as Figure 2. Site access would be provided via two site driveways: one onto 72nd Avenue W, located near the southern property boundary, approximately 140 feet south of 212th Street SW, and the other onto 21 2th Street SW approximately 195 feet west of the 72nd Avenue W. The project site is located in a General Commercial (CG) zone within the City of Edmonds. Transportation Planning I Design I Traffic Impact & Operations PO Box 65254, Edmonds, WA 98155 1 Office (206) 361-7333 Traffic Impact and Parking Demand Analysis Anthology of Edmonds (CA Senior Living) Ill ME t r� r• (r t::tr. 9 (Not to Scale) Anthology of Figure 1 Edmonds VsTENW Project Site Vicinity (CA Senior Living) Edmonds, WA Traffic Impact Analysis %P TEN W December 16, 2021 Page 2 Traffic Impact and Parking Demand Analysis Anthology of Edmonds (CA Senior Living) _',l;°3.#E16 11- if I( liO 11,((1)! - 72nd Ave W q1� !€i i I'l III o 0 0 o 0 0 0 0 0 0 o 0 fai(l I#e It S I.Q6eq a !)t - 4 F N O / I J -_ W W Z C,LLJ ' I . LL LEI O 0 LU W Z - LLI O f g< N ° N p ,. 0 .ueiaoaa v.awfav (Nat to Scole) Anthology of Figure 2 Edmonds VTENW Project Site Plan (CA Senior Living) Edmonds, WA Traffic Impact Analysis %P TEN W December 16, 2021 Page 3 Traffic Impact and Parking Demand Analysis Anthology of Edmonds (CA Senior Living) Existing Transportation Conditions This section includes an inventory of existing roadway conditions, public transportation services and nonmotorized facilities. Roadway Conditions The following paragraphs describe existing roadway conditions affecting site access, including number of lanes, shoulder types and widths and posted speed limits. 72nd Avenue W is a two-lane roadway with parking, Curbs, gutters and sidewalks on both sides of the street. Adjacent to the project site, the curb -to -curb pavement width is approximately 44 feet. The speed limit is posted at 25 mph. 212fh Street SW is a four -lane minor arterial adjacent to the project site and east of 72nd Avenue W. West of the project site, the roadway becomes 3 lanes with one lane in each direction, a two-way, center left -turn lane and 4- to 5-foot bicycle lanes. Curbs, gutters and sidewalks are provided on both sides of the street. Bicycle lane markings are provided adjacent to the project site. The curb -to -curb pavement width is approximately 44 feet in the vicinity of the project site. The posted speed limit is 30 mph. Public Transportation Services The nearest bus stops are located mid -block on 212fh Street SW approximately 100 to 200 feet west of the project site serving Community Transit Routes 115 and 116, and on SR 99 (Pacific Highway) north and south of 212fh Street SW about 1,230 feet northeast and 1,150 feet southeast of the project site serving Community Transit Route 101 . Route 101 provides daily service primarily along SR 99 between Mukilteo, Lynnwood and Edmonds. Service is provided every 30 minutes during weekdays and every hour on weekends. Route 115 provides weekday and Saturday service to Mill Creek, Lynnwood and Mountlake Terrace. Service is provided every 30 minutes to one hour on weekdays and every hour on Saturdays. Route 116 provides daily service to Silver Firs, Mill Creek, Alderwood Mall, Lynnwood and Edmonds. Service is provided every 30 minutes to one hour during weekdays and every hour on weekends. Nonmotorized Facilities Raised sidewalks are provided along 72nd Avenue W and 212'h Street SW. Bicycle lanes are also provided on 212fh Street SW west of the project site, with bicycle markings located adjacent to the project site. A traffic signal with pedestrian activated crosswalks at all legs of the 72nd Avenue W and 212fh Street SW intersection are provided, adjacent to the project site. T E N W December 16, 2021 Page 4 Traffic Impact and Parking Demand Analysis Anthology of Edmonds (CA Senior Living) Traffic Impact Analysis The following section describes new trips generated by the proposed development, parking demand impacts, site access, safety and circulation issues, and identification of transportation mitigation to offset impacts. Project Trip Generation Published trip rate equations compiled by the Institute of Transportation Engineers (ITE) Trip Generation, loth Edition, 2017, were used to estimate daily, a.m. and p.m. peak hour traffic that would be generated by the proposed development assuming the new Congregate Care Facility (ITE Land Use Code 253), and removal of the existing Medical -Dental Office Building (ITE Land Use Code 720). As shown in Table 1, an estimated increase in daily net trip generation of approximately 24 daily trips and a decrease in peak trip generation would occur, with approximately 10 less a.m. peak hour vehicular trip and no change p.m. peak hour vehicular trips when applying standard trip generation rates. A detailed summary of trip generation calculations is provided in Attachment A. Table 1 Anthology of Edmonds CA Senior Livin Trip Generation Summary Time Perio Weekday AM Peak Hour -9 -1 -10 Weekday PM Peak Hour 6 -6 0 Weekday Daily 12 12 24 Source: Trip Generation Manual, loth Edition, ITE, 2017. Parking Demand Analysis A parking impact analysis was conducted to evaluate the supply/demand generated by the proposed project. The parking impact analysis reviewed: ➢ City of Edmonds parking requirements. ➢ Parking demand of the proposed redevelopment using published ITE rates. Please note that bicycle storage spaces are not required by the City of Edmonds for senior housing, assisted living or other specialized facilities where the development services director finds that the targeted population is not likely to use bicycles. A parking supply of 83 parking stalls would be provided on -site by the proposed project. TEN W December 16, 2021 Page 5 Traffic Impact and Parking Demand Analysis Anthology of Edmonds (CA Senior Living) City of Edmonds Parking Requirements Based upon the City of Edmonds parking standards (Edmonds City Code and Community Development Code, Section 17.50.020 Parking Space Requirements), Table 1 summarizes minimum off-street parking stalls required for the proposed congregate care building. Per 17.5O.O3O.D, any use not listed above shall meet the requirements of the most similar listed use as determined by the community development director. For the purpose of this Code analysis, the most similar use in City Code is "Rest home, nursing home, convalescent home, residential social welfare facilities", where the Code requirement is one parking stall per three beds. As shown, the City of Edmonds would require 51 off-street parking stalls for an equivalent total of 156 beds. As the project proposes 83 stalls, this supply would exceed the City minimum standards by 22 stalls. Table 1: Anthology of Edmonds (CA Senior Living) - Parking Requirements Minimum Off -Street Parkin Parking Component Requirements' Rest Home, Nursing Home, Convalescent Home' 1 stall per 3 beds 156 beds in 51 127 Units Total Minimum Off -Street Parking Supply Requirement 51 1 - Per Edmonds City Code and Community Development Code, Section 17.50.020.A.1 Parking Space Requirements. Project Parking Demand For the project, the Institute of Transportation Engineers Parking Generation, 5th Edition, 2019, were considered to determine parking demand for the proposed Anthology of Edmonds redevelopment. As defined by ITE, a congregate care facility is an independent living development that provides centralized amenities such as dining, housekeeping, communal transportation, and organized social/recreational activities. As such, based upon Land Use Code 253 for Congregate Care Facility, direct application of published rates in Parking Generation, Yh Edition, estimate the peak development parking demand at a total of 38 parking stalls (see Table 2�. Table 2: Demand Com of Edmonds CA Senior Living) - Peak Parkin Demand Peak Parking Rate or Adjustment Demand Congregate Care (ITE LUC 253)1 Stalls = 0.30 X Total Units 38 Total Parking Demand 38 1 - Parking Generation, 51h Edition, ITE, 2019. As noted in Parking Generation, 516 Edition, the peak period of parking demand for the proposed land use is between 10:00 p.m. and 8:00 a.m. when residents are all at home. Peak demand is expected to be below on -site parking supply, with an estimated surplus of 45 stalls during peak parking demand periods. TEN W December 16, 2021 Page 6 Traffic Impact and Parking Demand Analysis Anthology of Edmonds (CA Senior Living) Site Access and Safety Issues Two new site driveways for the project; one onto 72nd Avenue W near its southern property boundary (approximately 140 feet south of 212th Street SWj, and one onto 212th Street SW (approximately 195 feet from 72nd Avenue W). Based upon the City of Edmond's driveway requirements (Edmonds City Code and Community Development Code, Section 18.80.060 Driveways and Curb Cut Requirementsj, the width of any commercial driveway and other nonresidential streets shall be 30 feet but no more than 40 feet. As proposed, the two 30-foot width driveways meet this design criterion. The proposed project would reconstruct frontage improvements along 72nd Avenue W and 212th Street SW that would fully integrate with the existing non -motorized facilities along these street systems, such as new curbs, gutters, 7- to 10-foot sidewalks, 5-foot wide streetscape zone between the travel lane and sidewalk, and sidewalk or driveway ramps to meet City standards and comply with ADA requirements. Field work was conducted by TENW at the site driveway onto 72nd Avenue W on March 20, 2019. The minimum stopping sight distance is 250 feet and the minimum entering sight distance is 390 feet on a 35 mph design speed (25 mph posted speed) based on guidelines set forth by the American Association of State and Highway Transportation Officials (AASHTO's) A Po/icy on Geometric Design of Highway and Streets (commonly referred to as the "Green Book"j. Based upon the City of Edmonds Standard Detail TR-590, Sight Distance — Setback Lines, the minimum entering sight distance for a residential driveway is 250 feet and for a commercial driveway is 360 feet for a 35 mph design speed (25 mph posted speedj. Driver entering sight distance is approximately 500 feet to the north and greater than 800 feet to the south of the project site driveway onto 72nd Avenue W. Entering sight distance on 212th Street W is estimated in excess of 700 feet in either direction. Therefore, adequate entering sight distance onto 72nd Avenue W and 212th Street W meet minimum sight distance requirements. Mitigation The proposed Edmonds CA Senior Living redevelopment would construct 127 senior housing units in a 6-story building and remove an existing 6,672 square foot medical office building at 21200 72nd Avenue W, located on the southwest quadrant of the 72nd Avenue W and 212th Street SW intersection in Edmonds, WA. The following mitigation measures may be required as part of the project redevelopment: ➢ The proposed project would reconstruct frontage improvements along 72nd Avenue W and 212th Street SW that would fully integrate with the existing non -motorized facilities along these street systems, such as new curbs, gutters, 7- to 10-foot sidewalks, 5-foot wide streetscape zone between the travel lane and sidewalk, and sidewalk or driveway ramps to meet City standards and comply with ADA requirements. '9 TEN W December 16, 2021 Page 7 Traffic Impact and Parking Demand Analysis Anthology of Edmonds (CA Senior Living) Traffic Impact Fees With the construction of 127 senior housing units within a congregate care facility and the removal of 6,672 square feet of an existing medical office building, the estimated traffic impact fee (TIF) for the project development would be approximately $1 33,581 .97 based on current traffic impact fee rates for 2019 and beyond (Edmonds City Code and Community Development Code, Section 3.36.125 Street Impact Fee Rates). For existing uses, 2004 TIF rates were applied per the City of Edmonds. A detailed calculation is provided in Attachment C. If you have any questions regarding the information presented in this memo, please call me at (206) 361-7333 x 101 or mikeread@tenw.com. T E N W December 16, 2021 Page 8 Attachment A Project Trip Generation Estimates Edmonds CA Senior Living Anthology of Edmonds (CA Senior Living) 21200 72nd Ave W -Edmonds, WA Net Trip Generation Estimate AM Peak Hour Land Use ITE Code AM Peak Rate Size Existing Medical -Dental Office Building 720 2.78 6,672 square feet Congregate Care Facility 253 0.07 127 dwelling units PM Peak Hour Land Use ITE Code PM Peak Rate Size Existing Medical -Dental Office Building 720 3.46 6,672 square feet Congregate Care Facility 253 0.18 127 dwelling units Daily % Entering % Exiting Entering Exiting Total T 78% 22% -14 -5 -19 60% 40% 5 4 9 Total -9 -1 -10 % Entering % Exiting Entering Exiting Total 7 28% 72% -6 -17 -23 53% 47% 12 11 23 Total 6 -6 0 Land Use ITE Code Daily Rate Size % Entering % Exiting Entering Exiting Total Ti Existing Medical -Dental Office Building 720 34.80 6,672 square feet 50% 50% -116 -116 -232 Congregate Care Facility 253 2.02 127 dwelling units 50% 50% 128 129 257 Total 12 12 24 Source: ITE Trip Generation Manual, 10th Edition. Attachment B Parking Generation Rates Land Use: 253 Congregate Care Facility Description A congregate care facility is an independent living development that provides centralized amenities such as dining, housekeeping, communal transportation, and organized social/recreational activities. Each individual dwelling unit often has a kitchenette, rather than a full kitchen. Limited medical services (such as nursing and dental) may or may not be provided. The resident may contract additional medical services or personal assistance. Senior adult housing —attached (Land Use 252), assisted living (Land Use 254), and continuing care retirement community (Land Use 255) are related uses. Additional Data Resident vehicle ownership is typically low at a congregate care facility. Site employees, persons providing services to the residents, and visitors generate the majority of the parked vehicles at the site. The average parking supply ratio for the six study sites with parking supply information is 0.5 spaces per dwelling unit. The sites were surveyed in the 1980s, the 1990s, the 2000s, and the 2010s in California, New Jersey, Ontario (CAN), and Oregon. Source Numbers 120, 401, 433, 548 168 Parking Generation Manual, 5th Edition NUB r Congregate Care Facility (253) Peak Period Parking Demand vs: Dwelling Units On a: Weekday (Monday - Friday) Setting/Location: General Urban/Suburban Peak Period of Parking Demand: 8:00 a.m. - 3:00 p.m. Number of Studies: 7 Avg. Num. of Dwelling Units: 137 Peak Period Parking Demand per Dwelling Unit Average Rate Range of Rates 33rd / 85th Percentile 95% Confidence Interval Standard Deviation (Coeff. of Variation) 0.30 0.08 - 0.48 0.16 / 0.46 *** 0.14 (47% ) Data Plot and Equation 100 X 80 �3fC U) U 60 Y d a- / 40 20 X 0 0 100 200 300 X = Number of Dwelling Units X Study Site Fitted Curve - - - - - Average Rate Fitted Curve Equation: P = 0.56(X) - 35.03 R2= 0.91 Land Use Descriptions and Data Plots 169 Attachment C Traffic Impact Fee Calculations City of Edmonds Traffic Impact Fee Calculation ITE Land Use Code - Description Impact Fee 2019 Impact Fee Rate Size Fee Calculation 720 - Existing Medical Office Building 27,955.68 4.19 6,672 Per Square Foot 251 -New Senior Housing 161,537.65 1,271.95 127 Per Dwellinq Unit Traffic Impact Fee 133,581.97 Edmonds City Code and Community Development Code, Section 3.36.125 Street Impact Fee Rates Note: 2004 TIF Rates applied to existing uses per Ordinance 3516.