21-104847_Parking Analysis_11-16-2021_v1 TENW
Transportation Engineering NorthWest
Transportation Planning | Design | Traffic Impact & Operations
PO Box 65254, Seattle, WA 98155 | Office (206) 361-7333
MEMORANDUM
DATE: November 11, 2021
TO: Len Brannen, President, Shelter Resources, Inc.
Mancong Lin, Bumgardner Architects, Project Manager
FROM: Michael Read, PE, Principal
TENW
SUBJECT: Parking Analysis for Redondo Heights TOD – Site C
TENW Project No. 2020-199
This memorandum documents an evaluation of parking demand and parking code analysis of the proposed
mixed use project known as Redondo Heights TOD located adjacent to the existing Silver Shadows
Apartment complex and the Redondo Heights Park-and-Ride/Transit Center on Pacific Highway South (SR
99) in Federal Way, WA. At full buildout (5-acre Parcel & Site C), the proposed project includes up to
202 residential apartment units, and 6,000 square-feet of leasable commercial floor area (food bank), and
an on-site parking supply of 298 stalls on-site parking stalls in both surface and garage configurations
within both development areas. This parking analysis was performed under a cumulative scenario to
address parking of the site as a whole.
Federal Way Code Parking Requirements
The Redondo Heights TOD project site is within the RM 1800 zone. Federal Way Revised Code (FWRC)
19.205.040, 19,195.090, and 19.240.070 identifies minimum off-street parking requirements for
proposed multifamily residential, and food bank uses. These include 1.5 stalls per studio/one-bedroom
dwelling unit (53 units) and 2.0 stalls per 2 or more bedroom units for multifamily residential (149 units),
and 1 stall per 300 square-feet of for retail uses. Strict application of these minimum parking requirements
would result in 378 stalls for residential uses and 20 stalls for retail uses, totaling 398 stalls. Proposed off-
street parking supply in total is 298 stalls, 100 stalls less than the minimum code requirement.
FWRC 19.130.080 however, contains provisions for reductions in the requirement for off-street parking
based upon demand studies, shared use potential, and site incentives or measures to reduce automobile
utilization. The following paragraphs outline national and local peak parking demand rates and their
applicability to the project.
Shared Parking, Third Edition, 2020, published by the Urban Land Institute, has published time of day
factors of parking demand for various land uses. Peak demand for residential parking occurs after 7:00
p.m., while demand for typical commercial uses falls off dramatically by 5:00 p.m. Our evaluation of
shared parking potential considered peak weekday daytime and peak evening periods.
Parking Analysis for Redondo Heights TOD
TENW November 11, 2021
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 Mid-Rise Multifamily Housing
(Land Use Code: 221) and Supermarket (Land Use Code: 850) were reviewed to estimate peak parking
demand at the proposed Redondo Heights TOD project. 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 types of 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 298 stalls is forecast to exceed peak demand (285
stalls) by 13 stalls. The peak demand assumes peak utilization of the individual on-site land uses occur
simultaneously and no shared parking occurs between on-site commercial 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.
Table 1: Redondo Heights TOD – ITE Parking Demand Estimates
Land Use Size ITE Parking Rate1
Parking
Demand
Proposed Supply 298 stalls
Multifamily Housing
(ITE Land Use Code 221) 202 DU (1.34 X DU) -8.73 268 stalls
Food Bank (Supermarket)
(ITE Land Use Code 850) 6,000 SF (0.99 +1.08) X 1,000 SF 17 stalls
Subtotal Demand 285 stalls
+ Surplus/(- Deficit) + 13 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
affordable housing projects 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. 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 properties surveyed, three of the properties (Heatherwood, Creston Point,
and The Seasons) all have 4-bedroom compositions that average 18 percent of all units (Attachment 2).
The 4/5-bedroom unit composition of the proposed Redondo Heights TOD project is less than 2 percent of
all 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.
Parking Analysis for Redondo Heights TOD
TENW November 11, 2021
Page 3
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 Redondo Heights TOD project for residential apartments is 1.48 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 parking of the Redondo Heights TOD is estimated at approximately 291 stalls; higher than peak
national ITE parking demand rates (estimated at 268 stalls). This peak level however, is less than the
available proposed supply for residential uses of during peak evening hours of 298 stalls after 9 p.m. and
before 6 a.m. when on-site retail uses would be closed.
Additional surveys were also conducted by TENW after 9:00 p.m. at the Silver Shadows apartment
complex in August 2021, with 132 units and 188 on-site parking stalls. In general, the existing complex
and the proposed multifamily apartment uses are in a unique location with quality and frequent transit
services in contrast to the other regional complexes studied by TENW throughout the Puget Sound region.
Peak weekday evening observed parking ratios averaged 0.92 stalls per dwelling unit and 0.89 stalls per
dwelling unit on a late Saturday evening. As such, the observed parking ratio is well below 1.0 stall per
unit at the Silver Shadows complex.
For the proposed Redondo Heights TOD project, the King County Multi-Family Residential Parking
Calculator v2.0 was used to determine the recommended built parking ratio to accommodate peak parking
demand of the site. The King County Multi-Family Residential Parking Calculator is a web-based map tool
that lets users estimate parking use for multi-family developments in the context of specific sites and includes
surveys of nearly 300 complexes throughout the Puget Sound region. The parking calculator estimates
parking demand for a specific site based on a model using current local data of actual parking use
correlated with factors related to the building and its surroundings (transit, population, and job
concentrations). The calculator recommends a parking stall ratio of between 1.12 and 1.28 stalls per units
for the site (both the front parcel and back parcel were modeled separately ă see Attachment 3), which is
below regionally observed rates of other affordable housing projects, but above the existing Silver Shadows
complex.
Shared Parking Potential
Table 2 contains a refined estimate of total peak parking demand estimated using a combination of locally
observed (for residential uses) and ITE rates (for commercial uses), shared parking potential between
proposed uses with peak time of day factors, and compares this total demand with proposed supply. As
shown, the proposed parking supply of 298 stalls is forecast to exceed peak parking demand (205 stalls)
of the site as a whole by 93 stalls during peak weekday midday periods.
During peak overnight hours when the proposed commercial use is closed (after 5:00 p.m.), the peak
parking demand of 268 stalls is less than the proposed supply by approximately 20 stalls. This peak
Parking Analysis for Redondo Heights TOD
TENW November 11, 2021
Page 4
demand estimate however, does not consider the existing/future transit and light rail services or reflect the
parking demand ratio of less than 1.0 stall per dwelling unit of the adjacent existing residential complex.
Table 2: Redondo Heights TOD – Shared Parking Analysis
Land Use Size
Parking Rate
Assumption1
Parking
Demand
Proposed Supply 298 stalls
Mid-Rise Apartments
(ITE Land Use Code 221) 202 DU
Observed Regional
Local Rate of 1.31
stalls/DU
(70% of peak)
188 stalls
Food Bank (Supermarket)
(ITE Land Use Code 850) 6,000 SF Demand at 12pm
(100% of peak)
17 stalls
Subtotal Demand 205 stalls
+ Surplus/(- Deficit) + 93 stalls
1 ă Source: TENW Parking Surveys Commissioned by DevCo, Inc., from 2002 to 2013 during peak weekday periods.
2 ă Shared Parking, 2nd Edition, ULI, Table 2-5, Recommended Time of Day Factors for Weekdays is 70 percent for
residential uses when the commercial parking demand is at its peak.
Transit Availability, Similar Properties, and Other Automobile
Reduction Measures
Although not required by Federal Way Code, the proposed Redondo Heights TOD 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 other Shelter Resource properties. These measures would include on-site
design features, an on-site trip reduction coordinator for vanpooling/carpooling services and transit
information to residents, and an on-site commuter center.
Furthermore, the availability of quality local and regional transit services immediately adjacent to the site
and proximity to the future Sound Transit Light Rail Station at S 272nd Street 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 every 10 minutes are provided along Pacific
Highway South (SR 99), providing quality connections between the site and the Federal Way Transit
Center (S 320th Street) to the south and the Tukwila International Blvd Link Station to the north, where
regional routes to Seattle, Bellevue and other regional key destinations are provided.
As noted above, when considering these transit proximity and other factors, the King County Right Size
Parking Model recommends a combined parking supply of 247 stalls for the proposed 202 units as a
whole. As the overall peak site parking demand will occur during overnight hours when residential peak is
at its highest level, the proposed supply of 298 stalls results in an estimated parking utilization factor of 83
percent.
Parking Analysis for Redondo Heights TOD
TENW November 11, 2021
Page 5
Conclusion
As shown in Table 1, under the parking reductions allowed under FWRC, the applicant proposes to
provide parking at approximately 75 percent of code minimum. When considering peak residential
parking demand and transit proximity, the peak utilization is expected at up to approximately 83 percent
of total on-site supply (247 stalls) of the new uses and proposed parking supply. This estimate is below the
peak parking utilization rate of the Silver Shadows complex, which experiences a peak parking demand
below 1.0 stall per dwelling unit.
Therefore, the analysis of parking demand for the proposed Redondo Heights TOD project concluded the
proposed supply of 298 stalls would exceed forecasted demand, provide adequate surplus of on-site
parking during peak periods, and a reduction of FWRC 19.130.080 (2) is justified.
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: 1. Local Parking Surveys
2. Bedroom Composition at Existing Complexes/Built Parking Supply Ratios
3. King County Right Size Parking Model V2.0 Results
Parking Analysis for Redondo Heights TOD
ATTACHMENTS
Parking Analysis for Redondo Heights TOD
Attachment 1
Local Parking Surveys
Parking Analysis for Redondo Heights TOD
Attachment 2
Bedroom Composition of Surveyed Properties
Parking Analysis for Redondo Heights TOD
Attachment 3
King County Right Size Parking Model Results
Parking Analysis for Redondo Heights TOD
ATTACHMENTS
Parking Analysis for Redondo Heights TOD
Attachment 1
Local Parking Surveys
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
Parking Analysis for Redondo Heights TOD
Attachment 2
Bedroom Composition of Surveyed Properties
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.
Parking Analysis for Redondo Heights TOD
Attachment 3
King County Right Size Parking Model Results