21-104847_Redondo Heights Parking Analysis_2022-04-01_v2 TENW
Transportation Engineering NorthWest
Transportation Planning | Design | Traffic Impact & Operations
PO Box 65254, Seattle, WA 98155 | Office (206) 361-7333
MEMORANDUM
DATE: March 23, 2022
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 – Sites A & 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 buildout of the new land uses (5-acre Parcel-Site A & Frontage Parcel-Site
C), the proposed project includes up to 202 residential apartment units, and 6,245 square-feet of leasable
commercial floor area (food bank), and an on-site parking supply of 296 new 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 new land uses of the site as a whole. The existing
Silver Shadows apartment complex and supporting parking stalls are assumed to serve these uses as is.
The proposed Redondo Heights TOD will be developed surrounding the existing Silver Shadows apartment
complex. At full buildout, the Redondo Heights TOD would consist of several adjacent parcels that will
function as one single residential community, and include:
Site A: Five Acre New Construction (east of existing Silver Shadows apartment complex)
Site B: Silver Shadows Renovation
Site C: Frontage New construction (west of existing Silver Shadows apartment complex)
Attachment 1 provides an exhibit of these existing/new development areas for context.
Federal Way Code Parking Requirements
Site A (Five-Acre Parcel of New Construction) is within the RM 1800 zone, and Site C (Frontage New
Construction) is within the BC zone. Federal Way Revised Code (FWRC) 19.205.040, 19,220.050,
and 19.220.010 identifies minimum off-street parking requirements for proposed multifamily residential,
and food bank uses. These include 1.25 stalls per studio (6 units), 1.5 stalls per one-bedroom dwelling
unit (47 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 376 stalls for residential uses and 21 stalls for retail uses, totaling 387 stalls. Proposed off-street parking
supply in total is 296 stalls, 91 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
Parking Analysis for Redondo Heights TOD - Revised
TENW March 23, 2022
Page 2
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.
It should be also noted that for evaluation of parking demand and the potential for shared parking is based
on an assumed Grocery Store or Supermarket Use as there is no published data for the proposed Food
Bank use. Given the leased space for the Food Bank is a long-term lease that would construct a custom
commercial space, this tenancy is expected long term and support the affordable housing nature of the
existing and proposed residential uses. As a Food Bank is primarily supported and functions on volunteers
and limited full-time staff, hours of operation would be from 10:00 a.m. and 2:00 p.m. weekdays to offer
food, sundries, and other household items that are received, organized, and repackaged for distribution at
this site. As such, only limited traffic and parking demand would occur beyond these periods for staff and
deliveries only. As the modeled Supermarket land use assumes a typical grocery store operation for peak
period demand, these figures would only coincide during the operational hours to service clients.
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, and are accepted by the City of Federal Way. As this
project site is adjacent to high frequency transit service and will be within ó-mile walking distance to a light
rail station currently under construction, this updated analysis reflects the ITE subcategory of suburban
location next to a light rail station.
Table 1 contains a summary of peak demand estimated using ITE rates and compares total proposed
supply. As shown, the proposed parking supply of 296 stalls is forecast to exceed peak demand (233
stalls) by 65 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. Peak weekend demand for
residential uses is estimated at 233 stalls per ITE, remaining less than the proposed supply of 296 stalls.
In conclusion, with application of published ITE parking generation rates as required by the City of Federal
Way, the peak parking demand of simultaneous occurrence by individual land uses (which would not
occur in reality) supports the proposed parking supply of 296 stalls with a utilization rate of 79 percent.
Parking Analysis for Redondo Heights TOD - Revised
TENW March 23, 2022
Page 3
Table 1: Redondo Heights TOD – ITE Parking Demand Estimates
Land Use Size ITE Parking Rate1
Parking
Demand
Proposed Supply 296 stalls
Multifamily Housing2
(ITE Land Use Code 221) 202 DU (1.22 X DU) - 31.38 215 stalls
Food Bank (Supermarket)
(ITE Land Use Code 850) 6.245 kSF EXP(Stalls) = 0.99 Ln(kSF) + 1.08) 18 stalls
Subtotal Demand 233 stalls
+ Surplus/(- Deficit) + 65 stalls
1 - Parking Generation, 5th Edition, ITE, 2019.
2 - Less than ó-mile to rail transit.
Local Parking Surveys
In addition to national parking standards, parking generation rates of local apartment complexes were also
included in this evaluation as a conservative approach and to support the proposed parking reduction from
City code. Beginning in 2002, TENW conducted parking counts at five separate residential apartment
complexes at five separate locations in south Snohomish County (raw survey data provided in Attachment
2). During these early surveys, TENW counted at five separate time periods throughout the weekday to
determine that after 9:00 p.m. in the evening is when peak parking demand occurs (consistent with ULI and
ITE). 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 in 2013 and
2015, including three additional sites within King County. Of these additional surveys, a complex in
Renton and Auburn are considered applicable to the proposed site as they contain representative suburban
locations of similar apartment complexes. Several sites are within ¼-mile walking distance to equivalent
Rapid Ride service frequencies along SR 99 (Edmonds, Lynnwood, etc.) as currently provide adjacent to the
project site. A majority of the sites, however, have less frequent transit service than the project Redondo
Heights location. Surveys were collected on both weekday and weekend periods during typical peak
residential demands during daytime and evening periods.
As provided in Attachment 3, 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 3).
The 4/5-bedroom unit composition of the proposed Redondo Heights TOD (Sites A and C) 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.
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 1.42 stalls per unit. As the proposed dedicated parking supply during peak demand periods at
the Redondo Heights TOD (Sites A and C) 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.
Parking Analysis for Redondo Heights TOD - Revised
TENW March 23, 2022
Page 4
When applying local parking demand rates of similar multifamily residential uses to the peak parking
demand analysis observed on the weekend (i.e., 1.42 stalls per dwelling unit), total site demand for
residential parking of the Redondo Heights TOD (Sites A and C) is estimated at approximately 287 stalls;
higher than peak national ITE parking demand rates (estimated at 233 stalls). This peak level however, is
less than the available proposed supply for residential uses of during peak evening hours of 296 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. As these local surveys are higher than ITE, it is recommended that as a
conservative approach, the local surveys which offer less transit frequency but similar proximity and density
in Federal Way to suburban land development be also considered in support of the application.
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 296 stalls is forecast to exceed peak parking demand (206 stalls)
of the site as a whole by 90 stalls during peak weekday midday periods.
During peak weekday overnight hours when the proposed commercial use is closed (after 5:00 p.m.), the
peak parking demand of 265 stalls (applying local survey rates) is less than the proposed supply by
approximately 31 stalls. This peak 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. It should also be noted, that the proposed Food Bank operational
hours would be limited between 10:00 a.m. and 2:00 p.m. on weekdays only. The applicant is not
requesting a reduction due to shared use, but the analysis is supportive of the parking reduction based on
demand alone.
Table 2: Redondo Heights TOD – Shared Parking Analysis
Land Use Size
Parking Rate
Assumption1
Parking
Demand
Proposed Supply 296 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) 6,245 SF Demand at 12pm
(100% of peak)
18 stalls
Subtotal Demand 206 stalls
+ Surplus/(- Deficit) + 90 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.
Parking Analysis for Redondo Heights TOD - Revised
TENW March 23, 2022
Page 5
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.
Conclusion
As shown in Table 1, under the parking reductions allowed under FWRC, the applicant proposes to
provide parking at approximately 76 percent of code minimum, with a total of 296 stalls to support the
proposed new land uses on Sites A and C. When considering peak residential parking demand and
transit proximity using published ITE parking generation rates as required by the City, the peak utilization is
expected to be less than the proposed supply when both residential and commercial uses peak
simultaneously, with a peak demand of 233 stalls.
When considering a more conservative approach using local parking surveys, peak residential parking
demand and transit proximity results in a peak demand of 188 stalls on weekday evenings and 287 stalls
on evening weekends. This estimate remains below the proposed supply and does not reflect the peak
observed parking utilization rate of the Silver Shadows complex, which experiences a peak parking
demand below 1.0 stall per dwelling unit (on weekdays and weekends).
Therefore, the analysis of parking demand for the proposed Redondo Heights TOD (Sites A and C) project
concluded the proposed supply of 296 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. Sample Survey Data
2. Local Parking Surveys ă Adjusted for Federal Way
Parking Analysis for Redondo Heights TOD - Revised
ATTACHMENTS
Parking Analysis for Redondo Heights TOD - Revised
Attachment 1
Site Vicinity Map with Site A & Site C
Redondo Heights TOD SR 99 (Pacific Highway S), Federal Way, WA Traffic Impact Analysis
TENW December 8, 2020
Page 4
Existing Transportation Conditions This section includes a description of the existing site, an inventory of existing roadway conditions, key intersections in the site vicinity, existing daily and peak hour traffic volumes, intersection levels of service, nonmotorized facilities, and planned roadway improvements. Existing Project Site The existing site is made up of a total of four (4) vacant parcels that surround the existing Silver Shadow Apartment complex. The existing right-in, right-out only driveway off of SR 99 which currently serves the Silver Shadow Apartments will also provide future access to both Site A and Site C of the proposed development. In addition, a new right-in, right-out only driveway off of SR 99 south of the existing driveway is proposed to provide additional access to Site C of the proposed development. An aerial image of the existing site is show below. Existing Roadway Conditions
The following paragraphs describe existing arterial roadways that would be used as primary routes to and
from the site. Roadway characteristics are described in terms of the number of lanes, posted speed limits,
pedestrian facilities, and shoulder conditions.
SR 99 (Pacific Highway S) is a six-lane roadway with two (2) through lanes and a high-occupancy vehicle
(HOV) curb lane for transit, carpool (2+), and business access in each direction. Auxiliary turn lanes are
provided at most intersections in the project vicinity. Sidewalks are present on both sides of SR 99, but no
shoulders exist. The roadway is classified by the City of Federal Way as a Principal Arterial and the
posted speed limit is 45 mph in the project vicinity.
Parking Analysis for Redondo Heights TOD - Revised
Attachment 2
Sample Survey Data Collection Sheets
Heatherwood Apartments, Parking Data Collection, Tuesday 3/26/02
Apartment Complex Units Location
Approximate Time Parked Vehicles
Pacific Park Apartments 177 23231 Highway 99, Edmonds 6:30 a.m. 174
Whispering Pine 240 18201 52nd Ave W, Lynnwood 6:50 a.m. 217
Keeler's Corner 414 4525 164th St SW, Lynnwood 7:05 a.m. 383
On the Green 558 12303 Harbour Pointe, Mukilteo 7:25 a.m. 496
Mill Pointe Apts 193 2424 132nd Street SE, Mill Creek 7:50 a.m. 137
Parkwood Apts 240 15520 Mill Creek Blvd, Mill Creek 8:05 a.m. 192
Pacific Park Apartments 177 23231 Highway 99, Edmonds 4:30 p.m. 102
Whispering Pine 240 18201 52nd Ave W, Lynnwood 4:45 p.m. 166
Keeler's Corner 414 4525 164th St SW, Lynnwood 5:00 p.m. 281
On the Green 558 12303 Harbour Pointe, Mukilteo 5:30 p.m. 383
Mill Pointe Apts 193 2424 132nd Street SE, Mill Creek 5:55 p.m. 125
Parkwood Apts 240 15520 Mill Creek Blvd, Mill Creek 6:10 p.m. 202
Pacific Park Apartments 177 23231 Highway 99, Edmonds 9:30 p.m. 165
Whispering Pine 240 18201 52nd Ave W, Lynnwood 9:45 p.m. 230
Keeler's Corner 414 4525 164th St SW, Lynnwood 9:55 p.m. 416
On the Green 558 12303 Harbour Pointe, Mukilteo 10:20 p.m. 594
Mill Pointe Apts 193 2424 132nd Street SE, Mill Creek 10:35 p.m. 258
Parkwood Apts 240 15520 Mill Creek Blvd, Mill Creek 10:45 p.m. 297
Pacific Park Apartments 177 23231 Highway 99, Edmonds 7:05 a.m. 180
Whispering Pine 240 18201 52nd Ave W, Lynnwood 6:55 a.m. 255
Keeler's Corner 414 4525 164th St SW, Lynnwood 6:50 a.m. 662
On the Green 558 12303 Harbour Pointe, Mukilteo 6:40 a.m. 671
Mill Pointe Apts 193 2424 132nd Street SE, Mill Creek 6:25 a.m. 285
Parkwood Apts 240 15520 Mill Creek Blvd, Mill Creek 6:15 a.m. 324
Heatherwood Apartments, Parking Data Collection, Wednesday 3/27/02
Apartment Complex Units Location
Approximate Time Parked Vehicles
Pacific Park Apartments 177 23231 Highway 99, Edmonds 6:30 a.m. 175
Whispering Pine 240 18201 52nd Ave W, Lynnwood 6:45 a.m. 222
Keeler's Corner 414 4525 164th St SW, Lynnwood 7:00 a.m. 377
On the Green 558 12303 Harbour Pointe, Mukilteo 7:20 a.m. 493
Mill Pointe Apts 193 2424 132nd Street SE, Mill Creek 7:45 a.m. 142
Parkwood Apts 240 15520 Mill Creek Blvd, Mill Creek 8:00 a.m. 200
Pacific Park Apartments 177 23231 Highway 99, Edmonds 4:30 p.m. 117
Whispering Pine 240 18201 52nd Ave W, Lynnwood 4:45 p.m. 150
Keeler's Corner 414 4525 164th St SW, Lynnwood 4:55 p.m. 264
On the Green 558 12303 Harbour Pointe, Mukilteo 5:25 p.m. 399
Mill Pointe Apts 193 2424 132nd Street SE, Mill Creek 5:50 p.m. 129
Parkwood Apts 240 15520 Mill Creek Blvd, Mill Creek 6:10 p.m. 209
Pacific Park Apartments 177 23231 Highway 99, Edmonds 9:35 p.m. 173
Whispering Pine 240 18201 52nd Ave W, Lynnwood 9:50 p.m. 238
Keeler's Corner 414 4525 164th St SW, Lynnwood 10:00 p.m. 418
On the Green 558 12303 Harbour Pointe, Mukilteo 10:15 p.m. 588
Mill Pointe Apts 193 2424 132nd Street SE, Mill Creek 10:30 p.m. 263
Parkwood Apts 240 15520 Mill Creek Blvd, Mill Creek 10:45 p.m. 294
Parking Analysis for Redondo Heights TOD - Revised
Attachment 3
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 Date Units
Transit
Frequency
Vicinity
Parking?
Built Parking Stalls1
Parking Ratio Location
Parked
Vehicles
Pacific Park Mar-2002 177 10-min No Alternatives 291 23231 Highway 99, Edmonds 197
No Street 1.64 68%
Whispering Pine Mar-2002 240 10-min No Alternatives 480 18201 52nd Ave W, Lynnwood 260
No Street 2.00 54%
On the Green Mar-2002 558 30-min No Alternatives 835 12303 Harbour Pointe, Mukilteo 740
No Street 1.50 89%
Mill Pointe Mar-2002 193 30-min No Alternatives 309 2424 132nd Street SE, Mill Creek 295
No Street 1.60 95%
Parkwood Mar-2002 240 10-min No Alternatives 435 15520 Mill Creek Blvd, Mill Creek 369
No Street 1.81 85%
Heatherwood Dec-2006 266 15-30 min No Alternatives 509 13510 North Creek Drive, Mill Creek 340
No Street 1.91 67%
Creston Point Sep-2013 476 15-min No Alternatives 698 13445 Martin Luther King Way S, Renton 605
No Street 1.47 87%
The Seasons Sep-2013 332 30-min No Alternatives 510 12722 SE 312th St, Auburn 426
No Street 1.54 84%
The District Apr-2015 228 Peak Only No Alternatives 386 Bothell 304
No Street 1.69 79%
Willow Tree Apr-2015 181 10-min No Alternatives 281 2129 Maltby Road, Bothell 206
Grove No Street 1.55 73%
Vantage Apr-2015 201 Peak Only No Alternatives 353 12909 Mukilteo Speedway, Mukilteo 287
No Street 1.76 81%
281 462 Average Peak Parking Demand 366
1.68 Average Peak Parking Utilization 78%
Average Peak Ratio (stalls/unit) 1.30
Average Peak DevCo Ratio (stalls/unit) 1.31
Pacific Park Mar-2002 177 60-min No Alternatives 291 23231 Highway 99, Edmonds 209
No Street 1.64 72%
Whispering Pine Mar-2002 240 60-min No Alternatives 480 18201 52nd Ave W, Lynnwood 283
No Street 2.00 59%
On the Green Mar-2002 558 60-min No Alternatives 835 12303 Harbour Pointe, Mukilteo 829
No Street 1.50 99%
Mill Pointe Mar-2002 193 60-min No Alternatives 309 2424 132nd Street SE, Mill Creek 287
No Street 1.60 93%
Parkwood Mar-2002 240 20-min No Alternatives 435 15520 Mill Creek Blvd, Mill Creek 360
No Street 1.8 83%
Heatherwood Dec-2006 266 30-min No Alternatives 509 13510 North Creek Drive, Mill Creek 432
No Street 1.91 85%
Creston Point Sep-2013 476 30-min No Alternatives 698 13445 Martin Luther King Way S, Renton 666
No Street 1.47 95%
The Seasons Sep-2013 332 30-60 min No Alternatives 510 12722 SE 312th St, Auburn 463
No Street 1.54 91%
The District Apr-2015 228 None No Alternatives 386 17716 Bothell Everett Highway, Bothell 352
No Street 1.69 91%
Willow Tree Apr-2015 181 20-min No Alternatives 281 2129 Maltby Road, Bothell 220
Grove No Street 1.55 78%
Vantage Apr-2015 201 None No Alternatives 353 12909 Mukilteo Speedway, Mukilteo 303
No Street 1.76 86%
281 462 Average Peak Parking Demand 400
1.68 Average Peak Parking Utilization 85%
Average Peak Ratio (stalls/unit) 1.42
Average Peak DevCo Ratio (stalls/unit) 1.45
1 - 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 - 10:00 pm)Study Average
Peak Weekday Evening
Study Average
Peak Weekend MorningPeak Weekend Morning (5:00 am - 7:00 am)Transportation Engineering Northwest, LLC Confidential 3/3/2022 Page 1