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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/Modification Request
Date: January 15, 2020
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. January 2020
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. The
current proposal of 73 assisted living units will result in a net increase of 63 parking spaces (66 in
garage with removal of 3 existing spaces). There are currently 79 parking spaces on the site for the
existing 135 units/beds. The total site is proposed to have 142 parking spaces for 208 assisted
living/memory care units/beds.
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 average parking rate among the three sources is 0.49 spaces per unit/bed
and the existing site has a parking demand of 0.5 spaces per unit/bed. The current proposed will result
in 142 total parking spaces for 208 total units/beds. This represents a parking supply of 0.68 spaces
per unit/bed. The parking demand, based on the data sources, of the total development is only
approximately 104 spaces. The proposed design will therefore have 38 more parking spaces than the
anticipated demand. These additional spaces will provide spaces for fleet vehicles, even though any
existing fleet vehicles were included in the parking demand of the existing site.
The parking modification request to allow a net increase of 63 parking spaces with the 73 unit Chateau
at Valley Center expansion, resulting in a total parking supply of 142 spaces for 208 units/beds, 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