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To: Samir Shah Radiance Learning
From: Jeff Hee, PE PH Consulting
Subject: Radiance Learning Renton Traffic Analysis
PRE24-000121
Date: April 21, 2025
Introduction
This Traffic Impact Analysis summarizes the traffic impacts generated by operation of Radiance Learning, a day
care center, at 3507 Sunset Blvd NE in the City of Renton.
This analysis includes a description of the project, trip generation forecast and reviews of the onsite parking and
traffic circulation.
Project Description
Radiance Learning is proposed on King County Land Parcel No. 0423059204. The underlying property is zoned
Residential-8 dwelling units per net acre and is occupied by an 1,800-square foot medical office building. The
proposed day care center will require a Conditional Use Permit.
A vicinity map is included as Figure 1.
You are proposing a tenant improvement to convert the existing 1,800-square foot building from medical office
to daycare. The proposed daycare program includes 40 students, 5 employees, and phased class start times.
The property’s two existing accesses off Sunset Blvd NE will remain.
• The west access is shared with the maintenance and back of house access to Solstice Senior Living at
Renton and with a single-family residential property south of day care site. The single-family property
access is gated. There are no turn restric`tions at the west access.
• The property’s east access is private, for the daycare property only, and will be configured for outbound
traffic only to Sunset Blvd NE.
A site plan is attached separately. Build-out is anticipated by 2025-26.
Radiance Learning Renton
Traffic Analysis
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Figure 1. Vicinity Map
Trip Generation
Trip generation for the project was forecast using data from the Institute of Transportation Engineers (ITE), Trip
Generation Manual, 11th Edition.
• The trip generation forecast incorporates credits from the existing medical office being replaced by the
day care center.
• To be conservative, no reductions for pass-by or diverted-linked trips are assumed. It is noted that the
ITE Trip Generation Manual includes one daycare study whereby the pass-by rate was 44% and diverted-
linked trip rate was 32%.
• Due to the location of the site, there are no reductions for trips by transit or other motorized or non-
motorized (such as bicycling and walking) modes are assumed.
Table 1 summarizes the net new trip generation forecast.
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Table 1: Trip Generation Forecast
Land Use Trip Rate %-In %-Out In Out Total
Proposed Day Care * 47.62 / 1,000 sf 50% 50% 43 43 86
Existing Medical Office ** 36.00 / 1,000 sf 50% 50% (33) (32) (65)
Weekday 10 11 21
Proposed Day Care * 11.00 / 1,000 sf 53% 47% 11 9 20
Existing Medical Office ** 3.10 / 1,000 sf 79% 21% (5) (1) (6)
AM Peak 6 8 14
Proposed Day Care * 11.12 / 1,000 sf 47% 53% 9 11 20
Existing Medical Office ** 3.93 / 1,000 sf 30% 70% (2) (5) (7)
PM Peak 7 6 13
**** ITE Land Use: Day Care Center (565)
**** ITE Land Use: Medical-Dental Office Building - Stand-Alone (720)
The City of Renton’s Traffic Impact Analysis guidelines state that; “A traffic impact analysis is required when
estimated vehicular traffic generated from a proposed development exceeds 20 vehicles per hour in either the
AM (6:00 ‐ 9:00) or PM (3:00–6:00) peak periods.”
The project is forecast to generate less than 20 new AM and PM peak hour vehicle trips, and a formal traffic
impact analysis is not required outright. The subsections that follow evaluate parking, loading and traffic
circulation.
Parking/Loading Analysis
Renton’s Municipal Code Chapter 4-4-080-F-10-e requires “Day care centers, adult day care (I and II)” land uses to
provide; “[a] minimum and maximum of 1.0 (parking space) for each employee and 2.0 drop-off/pick-up spaces
within 100 feet of the main entrance for every 25 clients of the program.”
The project includes 5 employees and 40 students. Per Renton Code, the project requires 8 parking spaces. The
site plan highlights 13 parking spaces which more than satisfies Renton’s requirements.
Traffic Circulation
Sunset Blvd NE is part of the SR 900 system and is classified as a Principal Arterial and includes a five-lane
cross-section with two general purpose lanes eastbound and westbound and a center two-way left-turn lane. The
posted speed is 35-mph and curb, gutter, and sidewalk are on both sides of the road.
The project will reuse the existing driveways for site access. The building footprint will remain “as is.” Traffic
circulation includes project trips entering the existing western driveway, shared with the senior living property
and a single-family home, and the exiting eastern driveway, which is entirely on the subject property. Refer to the
site plan for the traffic circulation plan.
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Conclusions
This traffic analysis concludes that the proposed project is forecast to generate:
• 21 new weekday trips, split 50% in/out.
• 14 new AM peak hour trips, split 6 in and 8 out.
• 13 new PM peak hour trips, split 7 in and 6 out.
The trip generation forecast is less than the Renton threshold for requiring a formal traffic impact analysis
report.
The onsite parking area has capacity for up to 13 vehicles, which is more than sufficient to accommodate staff
and student loading. Per Renton’s Code, 8 parking spaces are required, 5 for staff and 3 for loading.
Please contact me at your earliest convenience, should you have any questions.