20-102338-Parking Study-05-20-2020-V1May 20, 2020
Jeff Blachowski
Helix Design Group, Inc.
6021 12th Street E, Suite 201
Tacoma, WA 98424
Subject: Lakehaven Project Parking Demand Assessment
Pursuant to FWRC 19.130.030, this assessment serves to provide a parking demand analysis for
the proposed development herein referred to as the Lakehaven Project. A description of the
project summary is provided below.
PROJECT DESCRIPTION
The Lakehaven Project proposes for the development of a new Utility District campus in the city of
Federal Way. Bordered to the east by 1st Avenue S, the subject site is situated on 12.03-acre tax
parcel #: 072104-9017. Development is proposed to encompass one administrative building
(41,524 square feet) and several ancillary structures (vehicle storage building/employee car port).
Existing on-site are several office/administrative buildings and a service repair/water shop building
providing additional office space. All on-site structures will be demolished with the exception of the
service repair/water shop/office building. The office space within the structure will be converted to
warehousing. Primary access to the site is provided by way of 1st Avenue S. Figure 2 on the
following page provides a conceptual site plan illustrating the building footprints and a proposed
on-site parking supply of 164 stalls. Illustrated below is a site aerial image of the property.
Figure 1: Site Aerial
HEATH & ASSOCIATES, INC Transportation and Civil Engineering
2214 Tacoma Road Puyallup WA 98371 (253) 770 1401 Fax (253) 770 1473 heathtraffic.com
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FIGURE 2
HEATH & ASSOCIATES
TRAFFIC AND CIVIL ENGINEERING SITE PLAN
LAKEHAVEN
2214 Tacoma Road Puyallup WA 98371 (253) 770 1401 Fax (253) 770 1473 heathtraffic.com
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PARKING DEMAND
Expected Parking Needs
The subject development proposes to include 146 on-site parking stalls with an additional 18-stall
availability located in “Parking Lot E” on the north end of the property (see site plan) for a site total
of 164 stalls. Expected parking needs have been based on the operational characteristics of the
project. As employees would generate the primary demand for on-site parking, employee counts
were used for baseline assumptions.
The expected on-site employee count discussed with the applicant is +/- 112. Assuming each
employee arrives on-site via a single-occupant vehicle, 52 unoccupied stalls (164 parking stalls
less 112 employee demand = 52) would remain for visitor and miscellaneous needs. This reserve
has been deemed sufficient to accommodate additional parking needs as well as account for
potential future employee additions.
ITE Parking Generation
To further support the on-site parking proposal, data from the Institute of Transportation
Engineering publication Parking Generation 5th Edition (2019) was referenced to determine
estimated peak parking demands. Consistent with the Traffic Impact Analysis (TIA) and with the
administrative use of the project, Land Use Code 710 – General Office was found to be most
representative for forecasting estimates. The independent variable “employees” was selected for
peak parking demand assumptions. Table 1 below summarizes ITE rates to the project.
Table 1: Peak Project Parking Demands
Land Use Peak Period Units 85th %-tile
(veh/employee)
Parked
Veh.
General Office (LUC 710) 9:00 AM - 3:00 PM +/- 112
employees 1.05 118
ITE data suggests a peak demand of approximately 118 parking stalls for an office use consisting
of 112 employees. Based on the provided on-site supply of 164 total stalls, parking demands are
anticipated to be sufficiently met.
2214 Tacoma Road Puyallup WA 98371 (253) 770 1401 Fax (253) 770 1473 heathtraffic.com
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PARKING SUMMARY
The Lakehaven Project proposes for the construction of a new Utility District campus in the city of
Federal Way. Upon site completion, the development would encompass approximately 41,524
square feet of office space and ancillary supporting structures and accommodate +/- 112
employees. The development would offer 164 on-site parking spaces. The city of Federal Way’s
code does not specify a parking space requirement for the proposed development given the
particular land use and zone location. To quantify that the proposed 164 on-site parking stalls will
provide sufficient parking capacity, the project’s operating characteristics and published ITE data
were reviewed.
In total, approximately on-site employees are anticipated for the Lakehaven development. The
on-site parking supply has been provided such that each employee could occupy a stall with the
balance of unoccupied parking spaces to accommodate visitor and short-term parking needs.
Assuming each employee occupies a parking stall, a reserve of 52 stalls could be available. To
corroborate parking demands, ITE data was reviewed in terms of peak parking generation for
office uses. Applying the 112-employee variable, ITE data estimates a peak demand of 118
parking stalls.
Given the above analysis, the proposed 164 parking spaces are anticipated to sufficiently meet
parking demands associated with Lakehaven Project.
Please reach out if you would like to discuss further,
Gregary B Heath, PE, PTOE
2214 Tacoma Road Puyallup WA 98371 (253) 770 1401 Fax (253) 770 1473 heathtraffic.com
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