20-102998-Traffic & Parking Studies-08-10-2020-V1
2813 Rockefeller Avenue Suite B Everett, WA 98201
Tel: 425-339-8266 Fax: 425-258-2922 E-mail: info@gibsontraffic.com
MEMORANDUM
To: Sarady Long, Senior Transportation Planning Engineer
City of Federal Way
From: Matthew Palmer, PE
Project: Redondo Heights Senior Living Apartments, GTC #15-003
Date: July 28, 2020
This memorandum summarizes the trip generation and the parking demand for the site. The site is
located at 27400 Pacific Highway S (SR-99). The site is currently vacant and will consist of 212
attached senior adult housing units (145 1-bedroom units and 67 2-bedroom units). The proposal is
for 145 parking stalls to be included in parking garages under the building. The site is proposed to
be accessed via three accesses to a private drive aisle the runs along the east side of the ARCO
ampm, AutoZone Auto Parts, DaVita Dialysis, and a commercial building with retail and
restaurants. The access road connects S 272nd Street to the Redondo Heights Park & Ride and S
276th Street.
S 272nd Street is today and will remain limited to right-in/right-out; however, access through the
commercial properties provides access to Pacific Highway S (SR-99), the southbound lanes on
Pacific Highway S are inaccessible because of a landscaped median restricting access. However, to
travel to the south either a U-turn can be performed at the intersection of Pacific Highway S at S
272nd Street or the signal at S 276th Street can be utilized.
There is a bus stop on S 272nd Street along the north property line that is served by King County
Metro Route 190 to Downtown Seattle. Also, the Redondo Heights Park & Ride is located on the
south side of the site and is also served by RapidRide A Line from Federal Way Transit Center to
Tukwila International Blvd Station along SR-99.
Trip Generation
Trip generation calculations for the Pioneer Way Housing development are based on national
statistics contained in the Institute of Transportation Engineers’ (ITE) Trip Generation, 10th Edition
(2017). The average trip generation rates for Land Use Code 252, Senior Adult Housing – Attached,
have been used for the 212 Units. The site is currently vacant. The development is anticipated to
generate 784.4 new daily trips, 42.4 new AM peak-hour trips and 55.12 new PM peak-hour trips.
The trip generation is summarized in Table 1. The trip generation calculations are included in the
attachments.
Redondo Heights Senior Living Apartments Trip Generation & Parking Memo
Gibson Traffic Consultants, Inc. July 2018
info@gibsontraffic.com 2 GTC #18-181
Table 1: Trip Generation Summary
Land Use Size
Average
Daily
Trips
AM Peak-Hour Trips PM Peak-Hour Trips
Inbound Outbound Total Inbound Outbound Total
Senior Adult Housing
Attached
ITE LUC 252
212 Units 784.40 14.84 27.56 42.40 30.32 24.80 55.12
Parking Analysis
The required parking is one parking space per dwelling unit. However, per Federal Way Revised
Code (FWRC) 19.130.080(2), the city may grant a modification to the provisions of the chapter if
the city determines information was presented that fewer parking spaces will be adequate to fully
serve the uses. The site may charge up to $75 a month for a parking spot, there is no street parking
available and all residents that have a car need to provide proof of insurance. These steps help
reduce the number of vehicles associated with the development.
To determine the anticipated parking demand for the site GTC utilized National Data contained in
ITE Parking Generation, 5th Edition, senior adult housing – attached, which has a peak demand
period between 10:00 PM to 8:00 AM due to low employee numbers and overnight resident
parking. The average demand in ITE is 0.61 vehicles per dwelling unit. With 212 units the
anticipated parking demand is for 130 parking spaces. The 145 parking spaces proposed would be
enough to satisfy the average parking demand as well as the 85th Percentile demand of 0.67 vehicles
per unit resulting in the need for 142 parking spaces.
Historically, GTC has collected local data in Everett that shows several days of data collected at two
senior living apartment complexes had an average demand rate of 0.603 vehicles per unit and the
85th Percentile demand of 0.625 vehicles per unit. It is anticipated that the 145 parking spaces will
satisfy the parking demand for the site.
Attachments (A-1 to A-8)
Redondo Heights Senior Living ApartmentsGTC #15-003Trip Generation for: Weekday(a.k.a.): Average Weekday Daily Trips (AWDT)NET EXTERNAL TRIPS BY TYPEIN BOTH DIRECTIONS DIRECTIONAL ASSIGNMENTSGross TripsInternalCrossoverTOTAL PASS-BYDIVERTED LINKNEW PASS-BYDIVERTED LINKNEWLAND USES VARIABLEITE LU codeTripRate%IN%OUTIn+Out(Total)% ofGrossTripsTripsIn+Out(Total)In+Out(Total)% ofExt.TripsIn+Out(Total)% ofExt.TripsIn+Out(Total)In+Out(Total)In Out In Out In OutSenior Adult Housing - Att 212 units 252 3.7 50% 50%784.400%0.00 784.400%0.000%0 784.40 0 0 0 0 392 392Totals784.40 0.00 784.40 0.00 0.00 784.40 0.00 0.00 0.00 0.00 392.20 392.20
A - 1
Redondo Heights Senior Living ApartmentsGTC #15-003Trip Generation for: Weekday, Peak Hour of Adjacent Street Traffic, One Hour between 7 and 9 AM(a.k.a.): Weekday AM Peak HourNET EXTERNAL TRIPS BY TYPEIN BOTH DIRECTIONS DIRECTIONAL ASSIGNMENTSGross TripsInternalCrossoverTOTAL PASS-BYDIVERTED LINKNEW PASS-BYDIVERTED LINKNEWLAND USES VARIABLEITE LU codeTripRate%IN%OUTIn+Out(Total)% ofGrossTripsTripsIn+Out(Total)In+Out(Total)% ofExt.TripsIn+Out(Total)% ofExt.TripsIn+Out(Total)In+Out(Total)In Out In Out In OutSenior Adult Housing - Att 212 units 2520.20 35%65% 42.40 0% 0.00 42.40 0% 0.00 0% 0.00 42.40 0.0 0.0 0.0 0.0 14.84 27.56Totals42.40 0.00 42.40 0.00 0.00 42.40 0.00 0.00 0.0 0.0 14.84 27.56
A - 2
Redondo Heights Senior Living ApartmentsGTC #15-003Trip Generation for: Weekday, Peak Hour of Adjacent Street Traffic, One Hour between 4 and 6 PM(a.k.a.): Weekday PM Peak HourNET EXTERNAL TRIPS BY TYPEIN BOTH DIRECTIONS DIRECTIONAL ASSIGNMENTSGross TripsInternalCrossoverTOTAL PASS-BYDIVERTED LINKNEW PASS-BYDIVERTED LINKNEWLAND USES VARIABLEITE LU codeTripRate%IN%OUTIn+Out(Total)% ofGrossTripsTripsIn+Out(Total)In+Out(Total)% ofExt.TripsIn+Out(Total)% ofExt.TripsIn+Out(Total)In+Out(Total)In Out In Out In OutSenior Adult Housing - Att 212 units 2520.26 55%45% 55.120%0.00 55.12 0% 0.000%0.00 55.12 0.0 0.0 0.0 0.0 30.32 24.80Totals55.12 0.00 55.12 0.00 0.00 55.12 0.00 0.00 0.0 0.0 30.32 24.80
A - 3
Redondo Heights Senior Living Apartments
GTC #15-003
New New AM Peak Hour Trips New New AM Peak Hour Trips
ADT In Out Total ADT In Out Total
100% 784.40 14.84 27.56 42.40 100% 784.40 14.84 27.56 42.40
1% 7.84 0.15 0.28 0.42 51% 400.04 7.57 14.06 21.62
2% 15.69 0.30 0.55 0.85 52% 407.89 7.72 14.33 22.05
3% 23.53 0.45 0.83 1.27 53% 415.73 7.87 14.61 22.47
4% 31.38 0.59 1.10 1.70 54% 423.58 8.01 14.88 22.90
5% 39.22 0.74 1.38 2.12 55% 431.42 8.16 15.16 23.32
6% 47.06 0.89 1.65 2.54 56% 439.26 8.31 15.43 23.74
7% 54.91 1.04 1.93 2.97 57% 447.11 8.46 15.71 24.17
8% 62.75 1.19 2.20 3.39 58% 454.95 8.61 15.98 24.59
9% 70.60 1.34 2.48 3.82 59% 462.80 8.76 16.26 25.02
10% 78.44 1.48 2.76 4.24 60% 470.64 8.90 16.54 25.44
11% 86.28 1.63 3.03 4.66 61% 478.48 9.05 16.81 25.86
12% 94.13 1.78 3.31 5.09 62% 486.33 9.20 17.09 26.29
13% 101.97 1.93 3.58 5.51 63% 494.17 9.35 17.36 26.71
14% 109.82 2.08 3.86 5.94 64% 502.02 9.50 17.64 27.14
15% 117.66 2.23 4.13 6.36 65% 509.86 9.65 17.91 27.56
16% 125.50 2.37 4.41 6.78 66% 517.70 9.79 18.19 27.98
17% 133.35 2.52 4.69 7.21 67% 525.55 9.94 18.47 28.41
18% 141.19 2.67 4.96 7.63 68% 533.39 10.09 18.74 28.83
19% 149.04 2.82 5.24 8.06 69% 541.24 10.24 19.02 29.26
20% 156.88 2.97 5.51 8.48 70% 549.08 10.39 19.29 29.68
21% 164.72 3.12 5.79 8.90 71% 556.92 10.54 19.57 30.10
22% 172.57 3.26 6.06 9.33 72% 564.77 10.68 19.84 30.53
23% 180.41 3.41 6.34 9.75 73% 572.61 10.83 20.12 30.95
24% 188.26 3.56 6.61 10.18 74% 580.46 10.98 20.39 31.38
25% 196.10 3.71 6.89 10.60 75% 588.30 11.13 20.67 31.80
26% 203.94 3.86 7.17 11.02 76% 596.14 11.28 20.95 32.22
27% 211.79 4.01 7.44 11.45 77% 603.99 11.43 21.22 32.65
28% 219.63 4.16 7.72 11.87 78% 611.83 11.58 21.50 33.07
29% 227.48 4.30 7.99 12.30 79% 619.68 11.72 21.77 33.50
30% 235.32 4.45 8.27 12.72 80% 627.52 11.87 22.05 33.92
31% 243.16 4.60 8.54 13.14 81% 635.36 12.02 22.32 34.34
32% 251.01 4.75 8.82 13.57 82% 643.21 12.17 22.60 34.77
33% 258.85 4.90 9.09 13.99 83% 651.05 12.32 22.87 35.19
34% 266.70 5.05 9.37 14.42 84% 658.90 12.47 23.15 35.62
35% 274.54 5.19 9.65 14.84 85% 666.74 12.61 23.43 36.04
36% 282.38 5.34 9.92 15.26 86% 674.58 12.76 23.70 36.46
37% 290.23 5.49 10.20 15.69 87% 682.43 12.91 23.98 36.89
38% 298.07 5.64 10.47 16.11 88% 690.27 13.06 24.25 37.31
39% 305.92 5.79 10.75 16.54 89% 698.12 13.21 24.53 37.74
40% 313.76 5.94 11.02 16.96 90% 705.96 13.36 24.80 38.16
41% 321.60 6.08 11.30 17.38 91% 713.80 13.50 25.08 38.58
42% 329.45 6.23 11.58 17.81 92% 721.65 13.65 25.36 39.01
43% 337.29 6.38 11.85 18.23 93% 729.49 13.80 25.63 39.43
44% 345.14 6.53 12.13 18.66 94% 737.34 13.95 25.91 39.86
45% 352.98 6.68 12.40 19.08 95% 745.18 14.10 26.18 40.28
46% 360.82 6.83 12.68 19.50 96% 753.02 14.25 26.46 40.70
47% 368.67 6.97 12.95 19.93 97% 760.87 14.39 26.73 41.13
48% 376.51 7.12 13.23 20.35 98% 768.71 14.54 27.01 41.55
49% 384.36 7.27 13.50 20.78 99% 776.56 14.69 27.28 41.98
50% 392.20 7.42 13.78 21.20 100% 784.40 14.84 27.56 42.40
%%
AM Peak-Hour
A - 4
Redondo Heights Senior Living Apartments
GTC #15-003
New New PM Peak Hour Trips New New PM Peak Hour Trips
ADT In Out Total ADT In Out Total
100% 784.40 30.32 24.80 55.12 100% 784.40 30.32 24.80 55.12
1% 7.84 0.30 0.25 0.55 51% 400.04 15.46 12.65 28.11
2% 15.69 0.61 0.50 1.10 52% 407.89 15.77 12.90 28.66
3% 23.53 0.91 0.74 1.65 53% 415.73 16.07 13.14 29.21
4% 31.38 1.21 0.99 2.20 54% 423.58 16.37 13.39 29.76
5% 39.22 1.52 1.24 2.76 55% 431.42 16.68 13.64 30.32
6% 47.06 1.82 1.49 3.31 56% 439.26 16.98 13.89 30.87
7% 54.91 2.12 1.74 3.86 57% 447.11 17.28 14.14 31.42
8% 62.75 2.43 1.98 4.41 58% 454.95 17.59 14.38 31.97
9% 70.60 2.73 2.23 4.96 59% 462.80 17.89 14.63 32.52
10% 78.44 3.03 2.48 5.51 60% 470.64 18.19 14.88 33.07
11% 86.28 3.34 2.73 6.06 61% 478.48 18.50 15.13 33.62
12% 94.13 3.64 2.98 6.61 62% 486.33 18.80 15.38 34.17
13% 101.97 3.94 3.22 7.17 63% 494.17 19.10 15.62 34.73
14% 109.82 4.24 3.47 7.72 64% 502.02 19.40 15.87 35.28
15% 117.66 4.55 3.72 8.27 65% 509.86 19.71 16.12 35.83
16% 125.50 4.85 3.97 8.82 66% 517.70 20.01 16.37 36.38
17% 133.35 5.15 4.22 9.37 67% 525.55 20.31 16.62 36.93
18% 141.19 5.46 4.46 9.92 68% 533.39 20.62 16.86 37.48
19% 149.04 5.76 4.71 10.47 69% 541.24 20.92 17.11 38.03
20% 156.88 6.06 4.96 11.02 70% 549.08 21.22 17.36 38.58
21% 164.72 6.37 5.21 11.58 71% 556.92 21.53 17.61 39.14
22% 172.57 6.67 5.46 12.13 72% 564.77 21.83 17.86 39.69
23% 180.41 6.97 5.70 12.68 73% 572.61 22.13 18.10 40.24
24% 188.26 7.28 5.95 13.23 74% 580.46 22.44 18.35 40.79
25% 196.10 7.58 6.20 13.78 75% 588.30 22.74 18.60 41.34
26% 203.94 7.88 6.45 14.33 76% 596.14 23.04 18.85 41.89
27% 211.79 8.19 6.70 14.88 77% 603.99 23.35 19.10 42.44
28% 219.63 8.49 6.94 15.43 78% 611.83 23.65 19.34 42.99
29% 227.48 8.79 7.19 15.98 79% 619.68 23.95 19.59 43.54
30% 235.32 9.10 7.44 16.54 80% 627.52 24.26 19.84 44.10
31% 243.16 9.40 7.69 17.09 81% 635.36 24.56 20.09 44.65
32% 251.01 9.70 7.94 17.64 82% 643.21 24.86 20.34 45.20
33% 258.85 10.01 8.18 18.19 83% 651.05 25.17 20.58 45.75
34% 266.70 10.31 8.43 18.74 84% 658.90 25.47 20.83 46.30
35% 274.54 10.61 8.68 19.29 85% 666.74 25.77 21.08 46.85
36% 282.38 10.92 8.93 19.84 86% 674.58 26.08 21.33 47.40
37% 290.23 11.22 9.18 20.39 87% 682.43 26.38 21.58 47.95
38% 298.07 11.52 9.42 20.95 88% 690.27 26.68 21.82 48.51
39% 305.92 11.82 9.67 21.50 89% 698.12 26.98 22.07 49.06
40% 313.76 12.13 9.92 22.05 90% 705.96 27.29 22.32 49.61
41% 321.60 12.43 10.17 22.60 91% 713.80 27.59 22.57 50.16
42% 329.45 12.73 10.42 23.15 92% 721.65 27.89 22.82 50.71
43% 337.29 13.04 10.66 23.70 93% 729.49 28.20 23.06 51.26
44% 345.14 13.34 10.91 24.25 94% 737.34 28.50 23.31 51.81
45% 352.98 13.64 11.16 24.80 95% 745.18 28.80 23.56 52.36
46% 360.82 13.95 11.41 25.36 96% 753.02 29.11 23.81 52.92
47% 368.67 14.25 11.66 25.91 97% 760.87 29.41 24.06 53.47
48% 376.51 14.55 11.90 26.46 98% 768.71 29.71 24.30 54.02
49% 384.36 14.86 12.15 27.01 99% 776.56 30.02 24.55 54.57
50% 392.20 15.16 12.40 27.56 100% 784.40 30.32 24.80 55.12
%%
PM Peak-Hour
A - 5
A - 6
The Reserve Senior Apartments Traffic Impact Analysis
Gibson Traffic Consultants, Inc. April 2013
info@gibsontraffic.com 5 GTC #13-012
3. PARKING ANALYSIS
A parking analysis was performed to determine the appropriate parking supply and demand for
The Reserve Senior Apartments development. The parking analysis was performed by surveying
similar sites in the City of Everett, specifically the Holly Drive Senior Apartments and Vintage
at Everett Senior Living developments. Both developments are located in the City of Everett and
are senior housing development with attached units, which is similar to the proposed
development. The Holly Drive Senior Apartments development is located along Holly Drive,
south of the development, and has 149 units. The Vintage at Everett Senior Living development
is located along E. Marine View Drive, north of 11th Drive, and has 259 units.
Parking demand data was collected by GTC staff at several times over several days during
February 2013. The collected data showed that 9:00 PM at night is when the highest parking
demand was observed. The peak parking demand for each of the existing uses is summarized in
Table 2.
Table 2: Parking Demand at Similar Sites
Date Site Units Utilization
(spaces)
Demand Rate
(per unit)
Tuesday – 2/19/2013
Holly Drive
Senior Apartments 149 90 0.60
Vintage at Everett
Senior Living 259 173 0.67
Wednesday – 2/20/2013 Vintage at Everett
Senior Living 259 159 0.61
Tuesday – 2/26/2013 Holly Drive
Senior Apartments 149 85 0.57
Wednesday – 2/27/2013
Holly Drive
Senior Apartments 149 83 0.56
Vintage at Everett
Senior Living 259 159 0.61
Average
85th Percentile
0.603
0.625
The parking demand data shows that the average parking demand is 0.60 spaces per unit and the
85th Percentile parking demand is 0.63 spaces per unit. The 177 unit Reserve Senior Apartments
development is proposed to have 132 parking spaces, which equates to a supply of 0.75 spaces
per unit. The Reserve Senior Apartments will therefore have a supply that is greater than the
average by 25% and greater than the 85th Percentile by 19% calculated for similar sites in the
City of Everett. The parking supply for the Reserve Senior Apartments should therefore be
acceptable.
A - 7
A - 8