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HomeMy WebLinkAboutExh.32_Parking_Analysis.pdf TENW Transportation Engineering NorthWest Transportation Planning | Design | Traffic Impact & Operations PO Box 65254, Seattle, WA 98155 | Office (206) 361-7333 MEMORANDUM DATE: November 20, 2020 TO: David Ratliff, Vice President, DevCo., Inc. FROM: Michael Read, PE, Principal, TENW SUBJECT: Parking Analysis for Renton Solera Mixed Use TENW Project No. 2020-72 This memorandum documents an evaluation of parking demand of the proposed Master Plan minor modification to the approved mixed use project known as Renton Solera Mixed Use. The project along Sunset Boulevard in the Renton Highlands neighborhood was originally approved with 673 residential units (521 rental and 152 owner-occupied multifamily housing units) and approximately 38,777 square-feet of commercial uses within Block A and B. The approved parking capacity for these development blocks included a total of 906 parking stalls, with 50 dedicated to commercial uses and 856 for residential uses. The proposed minor modification to the approved Master Plan would now include 648 residential uses (552 rental apartments and 96 owner-occupied) and approximately 35,017 square-feet of commercial uses. Total parking is proposed with 1,028 stalls on-site, of which 80 stalls would be dedicated to commercial uses during business hours and 948 stalls dedicated to residential units. This analysis include parking surveys conducted at similar residential sites developed and operated by the applicant that contain a significant portion of 3-5 bedroom units as well as a sites that include mixed use commercial retail components. Federal Way Code Parking Requirements Renton Municipal Code (RMC) 4-4-080.F.10 identifies minimum off-street parking requirements for new land uses. For the proposed attached residential uses, a minimum of 1.0 stalls per dwelling unit for apartments and 2.0 stalls per townhome unit is required. As such, minimum City code would require 744 stalls for residential uses in total for all proposed multifamily housing (rental and owner-occupied). For likely commercial uses, minimum parking requirements for a 11,800 square-foot daycare facility would require 22 stalls for employees and drop-off/pick-up short-term needs and 58 stalls for 23,217 square feet of general retail commercial uses. As such, minimum City code would require a total of 80 stalls for proposed commercial uses. As the proposed off-street parking supply in total is 1,028 stalls, minimum City code would be met with 80 stalls designated for commercial uses and 948 stalls reserved for on-site residential uses which is 204 stalls more than code requires. The following paragraphs outline national and local peak parking demand rates and their applicability to the proposed residential apartment units within the project in the context of other land uses within proposed changes in Blocks A and B of the Solera Mixed Use project. Parking Demand Analysis Solera Mixed Use TENW November 20, 2020 Page 2 Estimated Demand for Parking Using the latest edition of Parking Generation, 5th Edition, 2019, as published by the Institute of Transportation Engineers (ITE), observed peak parking generation rates for Multifamily Housing (Land Use Code: 221), Low-Rise Multifamily (Land Use Code 220), Shopping Center (Land Use Code: 820), and Day Care Center (Land Use Code: 565) were reviewed to estimate peak parking demand at the proposed Solera Mixed Use project within Blocks A and B that are part of the Minor Modification to the approved Master Plan. Parking demand rates documented by ITE represent the latest information on parking generation and are applied as standard practice in evaluating demand for many different land uses. Table 1 contains a summary of peak demand estimated using ITE rates and compares total proposed supply. As shown, the proposed parking supply of 1,028 stalls is forecast to exceed peak parking demand (921 stalls) by 107 stalls. The peak demand assumes peak utilization of the individual on-site land uses occur simultaneously and no shared parking occurs between on-site retail and residential uses. Based on this conservative parking demand analysis (assuming no shared use), peak parking demand utilization of no parking deficit or impact would occur with the proposed on-site parking supply. It should also be noted, that a significant portion of utilization of the on-site day care facility would be derived from residential units within the Solara Mixed Use community, and as such, this represents a worst-case scenario. Table 1: Solera Mixed Use – ITE Parking Demand Estimates Land Use Size ITE Parking Rate1 Parking Demand Proposed Supply 1,028 stalls Mid-Rise Multifamily Housing (ITE LUC 221) 552 DU (1.34 X DU) -8.73 731 stalls Townhome/Condo Housing (ITE LUC 220) 96 DU (1.21 X DU) 116 stalls Day Care Center (ITE LUC 565) 11,800 SF 2.45 X 1,000 SF 29 stalls Shopping Center (ITE LUC 820) 23,217 SF 1.95 X 1,000 SF 45 stalls Subtotal Demand 921 stalls + Surplus/(- Deficit) + 107 stalls Source: Parking Generation, 5th Edition, ITE, 2019. Local Parking Surveys In addition to national parking standards, parking generation rates of local apartment complexes were also included in this evaluation. In 2002, TENW conducted parking counts at five separate residential apartment complexes at five separate locations in south Snohomish County. Subsequent to these studies, TENW conducted similar surveys at four additional apartment complexes developed and operated by DevCo, Inc. throughout the Puget Sound region, including three sites within King County. These surveys are considered applicable to the proposed site as they contain representative suburban locations of similar apartment complexes; over half operated by DevCo, Inc. Surveys were collected on both weekday and weekend periods during typical peak residential demands during daytime and evening periods. As provided in Attachment 1, peak parking demand surveys at nine established residential projects averaged 1.31 stalls per dwelling unit on peak weekend evenings, while available supply averaged 1.67 stalls per dwelling unit. Of those DevCo properties surveyed, three of the properties (Heatherwood, Creston Point, and The Seasons) all have 4-bedroom compositions that average 18 percent of all units Parking Demand Analysis Solera Mixed Use TENW November 20, 2020 Page 3 (Attachment 2). The 4/5-bedroom unit composition of the residential rental apartment portion of project is approximately 11 percent of all rental units. Of these complexes, the peak weekday observed parking rates averaged 1.28 stalls per dwelling unit, slightly below the overall average of all complexes included in the survey. It should be noted that these surveys factored observed peak parking demand to account for unit occupancy and unknown occupancy of garage utilization during the survey days. Observed peak utilization rates on the weekend (Sunday morning before 6 a.m.) were found to be slightly higher, averaging 1.44 stalls per unit. As the proposed dedicated parking supply during peak demand periods at the Solera Mixed Use project for residential rental apartments is 1.57 stalls per dwelling unit, this supply level exceeds these observed local rates which have been factored conservatively for both occupancy and garage utilization. When applying local parking demand rates of similar multifamily residential uses to the peak parking demand analysis observed on the weekend (i.e., 1.44 stalls per dwelling unit), total site demand for residential apartment parking of the Solera Mixed Use project is estimated at approximately 795 stalls; higher than peak national ITE parking demand rates (estimated at 847 stalls). This peak level however, remains less than the available proposed supply for residential apartment uses during peak evening hours of 911 stalls and does not consider the other commercial spaces available after 9 p.m. when on-site retail and day care center uses would be closed. Transit Availability, Similar Properties, and Other Automobile Reduction Measures Although not required by Renton Municipal Code, the proposed Solera Mixed Use project proposes to implement a Transportation Demand Management (TDM) plan to reduce the reliance on vehicle use and provide incentives for alternative means of travel. These programs and site amenities have been constructed and implemented at many of DevCo, Inc., properties throughout Washington State, including many sites within the eastern and southern communities of King County. These measures would include on- site design features, an on-site trip reduction coordinator for vanpooling/carpooling services and transit information residents, and an on-site commuter center. Furthermore, the availability of quality local and regional transit services within the site vicinity provides an opportunity for residents, employees, customers, and guests a wide variety of options without the use of vehicle travel. Daily, bi-directional fixed route transit service with headways averaging less than 15 minutes are provided along Sunset Boulevard. Of the different fixed bus routes that serve the site, two separate routes provide quality connections between the site and the Renton Transit Center (downtown Renton) while another regional routes to serves the site with direct service into downtown Seattle. Conclusion In review of both City code and local/national parking generation rates, peak demand of proposed residential uses within individual blocks or for buildout of Blocks A and B that contain the proposed Minor Modifications of both commercial and residential uses, peak parking demand would not exceed proposed supply. 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. ATTACHMENTS Built Parking Supply Ratios of Similar Complexes Demand assumes 100% occupancy of all units and full garage parking stalls (if available at the site) as a conservative approach.Apartment Complex Survey DateUnitsBuilt Parking Stalls1Parking RatioLocationParked VehiclesPacific Park Mar-2002 177 291 23231 Highway 99, Edmonds 1971.64 68%Whispering Pine Mar-2002 240 480 18201 52nd Ave W, Lynnwood 2602.00 54%On the Green Mar-2002 558 835 12303 Harbour Pointe, Mukilteo 7401.50 89%Mill Pointe Mar-2002 193 309 2424 132nd Street SE, Mill Creek 2951.60 95%Parkwood Mar-2002 240 435 15520 Mill Creek Blvd, Mill Creek 3691.81 85%Heatherwood Dec-2006 266 509 13510 North Creek Drive, Mill Creek 3401.91 67%Discovery West Sep-2013 303 482 942 Discovery Circle NE, Issaquah 4311.59 89%Creston Point Sep-2013 476 698 13445 Martin Luther King Way S, Seattle 6051.47 87%The Seasons Sep-2013 332 510 12722 SE 312th St, Auburn 4261.54 84%309 505 Average Peak Parking Demand 4071.67 Average Peak Parking Utilization 80%Average Peak Ratio (stalls/unit) 1.31Pacific Park Mar-2002 177 291 23231 Highway 99, Edmonds 2091.64 72%Whispering Pine Mar-2002 240 480 18201 52nd Ave W, Lynnwood 2832.00 59%On the Green Mar-2002 558 835 12303 Harbour Pointe, Mukilteo 8291.50 99%Mill Pointe Mar-2002 193 309 2424 132nd Street SE, Mill Creek 2871.60 93%Parkwood Mar-2002 240 435 15520 Mill Creek Blvd, Mill Creek 3601.8 83%Heatherwood Dec-2006 266 509 13510 North Creek Drive, Mill Creek 4321.91 85%Discovery West Sep-2013 303 482 942 Discovery Circle NE, Issaquah 4801.59 100%Creston Point Sep-2013 476 698 13445 Martin Luther King Way S, Seattle 6661.47 95%The Seasons Sep-2013 332 510 12722 SE 312th St, Auburn 4631.54 91%309 505 Average Peak Parking Demand 4451.67 Average Peak Parking Utilization 86%Average Peak Ratio (stalls/unit) 1.441 - Includes surface stalls, carports, and garages.Parking Demand Studies of Residential Apartment Complexes in Seattle Metro Area(Commissioned by DevCo, Inc.)Peak Weekday Evening (8:00 pm - 9:00 pm)Study Average Peak Weekday EveningStudy Average Peak Weekend MorningPeak Weekend Morning (6:00 am - 7:00 am)Transportation Engineering Northwest, LLC Confidential5/13/2014Page 1 DevCo Properties Bedroom Composition Puget Sound Properties - Unit Compositions..xls Property Name City # Units # Bedrooms Per Unit # Units per Type 4/5 Bedroom Composition Cedar Ridge Auburn 48 2 16 321 41123% Creston Point Seattle 476 1 131 2 135 3 100 4 110 23% Discovery Heights Issaquah 360 1 94 2 153 3 113 0% District Bothell 228 1 20 284 372 440 51223% Eastwood Square Bellevue 48 2 34 3140% Heatherwood Mill Creek 266 1 83 284 352 44718% Mill Pointe Everett 193 1 61 269 3630% Park Place Kent 51 2 16 323 41224% Seasons at Lea Hill1 Auburn 332 studio 4 198 2 114 368 44814% Stonebrook Renton 196 1 58 260 342 43618% Willow Tree Grove Bothell 181 2 72 346 46335% Built Puget Sound Properties (Average 4/5 Bedroom Composition of Total Site Units) 22% Surveyed Sites from Parking Studies (Average 4/5 Bedroom Composition of Total Units) 18% Source: HNN Properities, February 2014. 1 - In addition to the residential apartments, this complex also includes approximately 60,000 square feet of commercial retail. Built Parking Supply Ratios of Similar Complexes HNN Properties - Housing Developments in Washington State HNN Entities Parking Info Parking Surface Supply Property Location # Units Garages Carports Open Total Ratio Beacon Manor Ferndale 51 0 0 75 75 1.47 Cedar Ridge Auburn 48 0 0 88 88 1.83 Creston Point Renton 476 120 0 573 693 1.46 Discovery Phase I Issaquah 253 92 13 282 387 1.53 Eastwood Square Bellevue 48 0 0 91 91 1.90 Heatherwood Mill Creek 266 17 0 406 423 1.59 Kent Manor Kennewick 51 0 0 98 98 1.92 Mill Pointe Everett 193 77 42 180 299 1.55 Northwood Pullman 51 0 0 88 88 1.73 Outlook Pullman 51 10 0 61 71 1.39 Park Place Kent 51 0 0 92 92 1.80 Regency Park Bellingham 228 6 51 301 358 1.57 The Seasons Auburn 332 50 0 521 571 1.72 Springfield Meadows Vancouver 290 93 82 274 449 1.55 Stonebrook Renton 196 10 30 258 298 1.52 Willow Tree* Bothell 180 25 24 218 267 1.48 Average parking supply provided at HNN Developments 1.63 stalls/unit Source: HNN Properties, January 2013.