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2813 Rockefeller Avenue Suite B Everett, WA 98201
Tel: 425-339-8266 Fax: 425-258-2922 E-mail: info@gibsontraffic.com
MEMORANDUM
To: Joe Carlson, Chateau Retirement
From: Brad Lincoln, PE
Subject: Chateau at Valley Center Expansion
Trip Generation and Parking Analysis
Date: May 29, 2019
Project: GTC #18-172
This memorandum summarizes the trip generation and parking demand for the Chateau at Valley
Center Expansion. The expansion is proposed to consist of 73 assisted living units with 66 new
parking spaces being included in the parking garage. However, there are 3 existing parking spaces
that will be removed with the expansion.
1. TRIP GENERATION
Trip generation calculations for the Chateau at Valley Center Expansion have been performed
utilizing data published in the Institute of Transportation Engineers (ITE) Trip Generation Manual,
10th Edition (2017). The average trip generation rates for ITE Land Use Code 254, Assisted Living,
have been used for the trip generation calculations. For the purposes of the trip generation calculations
it has been assumed that each unit is equivalent to a bed, as identified in the ITE trip generation data.
The trip generation of the development is summarized in Table 1.
Table 1: PM Peak Trip Generation Summary
73 Assisted
Living Units
Average Daily Trips AM Peak-Hour Trips PM Peak-Hour Trips
Inbound Outbound Total Inbound Outbound Total Inbound Outbound Total
Generation Rate 2.60 trips per Bed (Unit) 0.19 trips per Bed (Unit) 0.26 trips per Bed (Unit)
Splits 50% 38% 38% 63% 37% 100% 38% 62% 100%
Trips 95 95 190 9 5 14 7 12 19
The development is anticipated to generate 190 average daily trips (ADT) with 14 AM peak-hour
trips and 19 PM Peak-hour trips. This trip generation is below the thresholds identified by the City of
Renton for a full Traffic Impact Analysis.
Chateau at Valley Center Expansion Traffic Analysis
Gibson Traffic Consultants, Inc. May 2019
info@gibsontraffic.com 2 GTC #18-172
2. TRANSPORTATION IMPACT FEES
The traffic mitigation fees for the Chateau at Valley Center Expansion have been calculated based on
the latest City of Renton Fee Schedule. The transportation impact fees are currently $2,109.46 per
unit, which results in a total transportation impact fee of $153,990.58.
3. PARKING ANALYSIS
The City of Renton code identifies one parking space per unit for assisted living developments, but
does allow for a modification of up to 25% under Renton Municipal Code (RMC) 4-4-080.F.10.c.
The current proposal of 73 assisted living units with a net increase of 63 parking spaces (66 in garage
with removal of 3 existing spaces) represents a decrease of 14%, which is allowable under the RMC.
The justification for the parking reduction is based on a parking count at the existing Chateau at
Valley Center facility, data from a similar site (Cottages at Marysville) and data in the ITE Parking
Generation, 5th Edition (2018). The details of the parking demand for the different sources is
summarized in Table 2.
Table 2: Parking Demand Summary
Source Peak Parked
Vehicles
Number of
Beds (Units)
Parking Demand
per Bed (Unit)
Chateau at Valley Center 67 135 0.50
Cottages at Marysville 20 50 0.40
ITE Land Use Code 2541
Assisted Living - - 0.58
Average 0.49
The data reviewed shows that the parking demand for assisted living units is below the City of Renton
rate of 1 space per unit. The proposed net increase in parking, 63 spaces for 73 units, results in a rate
of 0.86 spaces per unit. This is significantly higher than the rate from any of the three sources.
It is also important to note that the Chateau at Valley Center currently has 79 parking spaces; which
will be reduced to 76 parking spaces when the 3 existing spaces are removed with the expansion. The
supply of 76 parking spaces and the existing demand of 67 parking spaces results in an excess capacity
of 9 parking spaces. The 66 parking spaces in the new garage with the expansion and the 9 existing
excess parking spaces would result in a supply of 75 parking spaces for the 73 new units in the
expansion; which would satisfy the City of Renton parking rate.
The parking modification request to allow a net increase of 66 parking spaces with the 73 unit Chateau
at Valley Center expansion should therefore be approved under RMC 4-4-080.F.10.c.
1 Based on 85th Percentile parking demand.
Parking Data
Chateau at Valley Center Parking Count Summary
January 24, 2019
In Out In Out In Out
11:00 32 28 1 61
11:01 61
11:02 61
11:03 61
11:04 61
11:05 61
11:06 61
11:07 61
11:08 1 62
11:09 62
11:10 1 61
11:11 1 60
11:12 60
11:13 60
11:14 60
11:15 1 61
11:16 61
11:17 61
11:18 61
11:19 61
11:20 1 60
11:21 60
11:22 1 61
11:23 2 59
11:24 1 1 59
11:25 59
11:26 1 60
11:27 1 61
11:28 61
11:29 1 60
11:30 60
11:31 60
11:32 1 59
11:33 1 58
11:34 58
11:35 58
11:36 58
11:37 58
11:38 58
11:39 58
11:40 1 59
11:41 59
11:42 59
11:43 2 61
Total
Parked
Main Parking Back Lot Gravel Lot
Time
A - 1
Chateau at Valley Center Parking Count Summary
January 24, 2019
In Out In Out In Out
Total
Parked
Main Parking Back Lot Gravel Lot
Time
11:44 1 60
11:45 1 61
11:46 61
11:47 61
11:48 1 60
11:49 60
11:50 1 1 58
11:51 1 59
11:52 1 1 59
11:53 59
11:54 59
11:55 59
11:56 2 61
11:57 1 1 61
11:58 1 62
11:59 1 1 64
12:00 1 63
12:01 63
12:02 1 62
12:03 1 61
12:04 1 60
12:05 1 61
12:06 1 62
12:07 62
12:08 62
12:09 62
12:10 62
12:11 1 63
12:12 63
12:13 63
12:14 63
12:15 63
12:16 1 62
12:17 62
12:18 62
12:19 62
12:20 62
12:21 62
12:22 62
12:23 1 61
12:24 1 60
12:25 60
12:26 1 61
12:27 61
A - 2
Chateau at Valley Center Parking Count Summary
January 24, 2019
In Out In Out In Out
Total
Parked
Main Parking Back Lot Gravel Lot
Time
12:28 61
12:29 61
12:30 1 62
12:31 62
12:32 62
12:33 62
12:34 62
12:35 62
12:36 62
12:37 62
12:38 62
12:39 62
12:40 1 61
12:41 61
12:42 61
12:43 61
12:44 61
12:45 61
12:46 61
12:47 61
12:48 61
12:49 61
12:50 1 62
12:51 62
12:52 62
12:53 1 61
12:54 1 62
12:55 1 61
12:56 1 62
12:57 2 64
12:58 2 1 67
12:59 1 1 65
13:00 65
Max 67
A - 3
TimeLot Street Inbound Outbound Parked Left On‐site StreetTotal1:30 PM 12 0 12 0 121:56 PM 1 11 0 112:30 PM 1 12 0 122:43 PM 1 12 1 132:44 PM 1 13 1 142:48 PM 1 14 1 152:50 PM 1 1 15 2 172:52 PM 1 1 16 3 192:58 PM 1 1 1 16 4 2013 1 14TimeLot Street Inbound Outbound Parked Left On‐site StreetTotal4:00 PM 12 4 12 4 164:06 PM 1 11 4 154:07 PM 1 11 3 144:08 PM 1 12 3 154:15 PM 1 11 3 145:20 PM 1 10 3 135:21 PM 1 9 3 125:25 PM 1 8 3 115:27 PM 1 7 3 105:30 PM 1 6 3 95:35 PM 1 5 3 85:56 PM 1 6 3 98311AverageParkedParkedJune 8, 2017 ‐ 1:30 PM to 3:00 PMJune 8, 2017 ‐ 4:00 PM to 6:00 PMAverageOn‐Site Turnover On‐Street Turnover Parking DemandOn‐Site Turnover On‐Street Turnover Parking DemandThe parking data is based on observations of the Cottages at Marysville site located at the corner of72nd Street NE at Cedar Avenue in the City of Marysville.A - 4
A - 5