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2022-04-06 ACHD Traffic Impact Study SC.J ALLIANCE CONSULTING SERVICES MEMORANDUM TO: Ada County Highway District FROM: Ryan Shea, PTP, Senior Transportation Planner DATE: April 6, 2022 PROJECT#: Overland &Wells Phase 2 Site (SCJ #22-000171) SUBJECT: Parking Demand Assessment Introduction Morgan Stonehill Partners Development Company is proposing to construct a mixed-use development in Meridian, Idaho, in the northwest corner of the E Overland Road/S Wells Avenue intersection.This site is currently vacant, but a significant portion of the site has previously been studied as a WinCo Foods grocery store.This project proposes to construct, over multiple phases, 354 apartment units and multiple commercial/retail pads. Only Phase 1,which contains the 354 apartment units, is planned at this time.A trip generation comparison letter was submitted to ACHD to document the proposed apartment trip generation in comparison to the previously studied WinCo Foods project.As a part of that review ACHD has asked for a parking demand study to document the proposed parking stalls and how they compare to both the City of Meridian parking code and the current edition of the ITE Parking Generation Manual. This memo documents the City of Meridian's parking requirements, provides an independent calculation of the peak parking demand for the proposed apartment units, and includes the trip generation calculations for the proposed apartment units. Figure 1 illustrates the site vicinity and the transportation network serving the project area.The proposed site plan is attached. 8730 Tallon Lane NE, Suite 200 • Lacey, WA 98516 • Office 360.352.1465 • Fax 360.352.1509 • scjalliance.com Overland and Wells Phase 2 Parking Demand Calculations April 6, 2022 Page 2 of 5 Figure 1.Site Vicinity Map r a 0 a 6 6 E�f t-0 u W la•S.i J Y_ Vl Y LJ O1 E overland Road m 5 � C N - Q -. CJ - Project Description The proposed project will be divided through the middle by an extension of the E Cinema Drive,which will connect to a planned extension of S Wells Avenue. These future roadways are shown on the proposed projects preliminary site plan, which is attached. The project proposes to construct 354 apartment units, in a mix of 3-story and 4-story buildings, in the northern portion of the site (north of E Cinema Drive) and multiple commercial/retail pads in the southern portion of the site (south of E Cinema Drive). The development is planned for construction over multiple phases: • Phase 1—354 Apartment Units (Northern Portion) • Phases 2+—Commercial/Retail (Southern Portion) This memo focuses only on phase 1 of the development.The proposed breakdown of apartment units is: • Studio Apartments—8 units • One Bedroom Apartments—205 units • Two Bedroom Apartments—141 units The project proposes to provide 638 total parking stalls, with 133 garage spaces, 222 carport spaces, and 293 surface lot spaces. Overland and Wells Phase 2 Parking Demand Calculations April 6, 2022 Page 3 of 5 Parking Requirement City of Meridian Code (11-3C-6) outlines the City's parking requirements.The applicable code requirements for the proposed project are provided below: • Studio—1.0 parking space per dwelling unit • Dwelling, multifamily(triplex,fourplex, apartments, etc) o One Bedroom—1.5 parking spaces per dwelling unit, at least 1.0 in a covered carport or garage o Two/Three Bedroom —2.0 parking spaces per dwelling unit, at least 1.0 in a covered carport or garage o Guest spaces—1.0 per ten dwelling units Using these code requirements, the minimum parking stalls for the proposed project have been calculated.These calculations are summarized in Table 1. Table 1. City of Meridian Parking Stall Requirement Calculations Parking Apartment Unit Type Variable Value Parking Rate Requirement Studio Dwelling Unit 8 1.00 8.0 One Bedroom Dwelling Unit 205 1.50 307.5 Two Bedroom Dwelling Unit 141 2.00 282.0 Guests Dwelling Unit 354 0.10 35.4 Total 632.9 Based on the City's parking requirements a total of 633 parking stalls will be required for Phase 1 of the proposed project.The project proposes to provide 638 parking stalls, which exceeds this requirement. The city parking code also prescribes a number of covered or garage stalls, equal to the number of one bedroom and two-bedroom units.The project contains a total of 346 one-bedroom and two-bedroom units and is proposing to provide a total of 355 total covered/garage spaces, which exceeds this requirement. Alternative Parking Stall Calculation To provide an additional assessment of the potential parking demand of the proposed use, an alternative parking stall calculation has been performed. ITE Parking Generation The Institute of Transportation Engineers (ITE) publishes a Parking Generation Manual, which includes peak parking demand for hundreds of different land uses.The current version of this manual (5th Edition)was used to identify the potential parking need for the proposed apartment units.The land use code (#221) for multifamily housing between 3-10 stories was used in this analysis. Overland and Wells Phase 2 Parking Demand Calculations April 6, 2022 Page 4 of 5 The parking generation rate and total estimated parking demand for the proposed land use is shown in Table 2. Table 2. ITE Peak Parking Demand for Proposed Project Land Use Peak Parking Peak Parking Land Use ITE Land Use Code Code(LUC) Variable Value Equation Demand Multifamily Dwelling Apartments Housing(Mid-Rise) 221 Units 354 P= 1.34(x)—8.73 465.63 As shown in the table, based on the ITE manual,the total peak parking demand for the proposed apartment units would be 466 parking stalls.This is well below the proposed 638 parking stalls proposed by the project. Project Trip Generation Vehicle trip generation for the proposed project was estimated using the trip generation rates contained in the 111h edition of the Trip Generation Manual by the Institute of Transportation Engineers (ITE).The proposed project contains a mix of 3-story and 4-story buildings, with the majority of the units (60%) being contained in the 4-story buildings. The land use Multifamily Housing (Mid-Rise) Not Close to Rail Transit (LUC 221)was selected as the best fit for the proposed apartment units. The trip generation rates and calculations are attached. A summary of the project trip generation estimate for the AM peak hour, PM peak hour, and Saturday peak hour are provided in Table 3. Table 3. Proposed Project Phase 1 (Apartments)Trip Generation Time Period Enter Exit Total AM Peak hour 33 111 144 PM Peak Hour 84 54 138 Saturday Peak hour 70 72 142 Summary Morgan Stonehill Partners Development Company is proposing to construct a mixed-use development in Meridian, Idaho, in the northwest corner of the E Overland Road/S Wells Avenue intersection.This site is currently vacant, and a significant portion of the site has previously been studied as a WinCo Foods grocery store.This project proposes to construct, over multiple phases, 354 apartment units and multiple commercial/retail pads. Phase 1 of the development will include all of the proposed apartment units. ACHD requested an assessment of the Phase 1 parking stall count, comparing the proposed parking stall total to both the City of Meridian parking code requirements and to an independent calculation of peak parking demand using the current edition (51h) of the ITE Trip Generation Manual. The project proposes to provide 638 total parking stalls.The City of Meridian code requires 633 total parking stalls for the proposed project.The City's code also prescribes a certain number of stalls be covered or garage spaces.The project proposes to provide 355 total covered and garage spaces. The city Overland and Wells Phase 2 Parking Demand Calculations April 6, 2022 Page 5 of 5 code requires 346 covered and garage spaces. For both the overall parking stall count and the number of covered/garage spaces the project proposes to exceed the required total. The independent calculation of the potential peak parking demand of the proposed project, performed using the 51h edition of the TIE Trip Generation Manual, estimates a peak parking demand of 466 parking stalls.This is well below the proposed 638 total parking stalls. Based on this parking stall analysis the proposed 638 parking stalls meets the City of Meridians parking requirements and will accommodate the peak parking demand of the site. Thank you for reviewing the enclosed materials. If you have any questions or comments about the enclosed information, please contact me at (360) 352-1465. Respectfully, SCJ Alliance Ryan Shea, PTP Senior Transportation Planner Enclosures: Preliminary Site Plan Trip Generation Calculation Worksheets N:\Projects\5503 Morgan Stonehill Partners Development Company\22-000171 Meridian Apartments\Parking letter\2022-0405-Parking Demand Memo.docx INTERSTATE 1�84 RESIDENTIAL SITE DATA - 3 err .f ••'._!� .. .-�'' {�fr.,rrr --'f.,i _ s F•J.. 'r 3 AND 4 STORY TYPE VA BUILDINGS WITH TUCK UNDER GARAGES 4 BUILDINGS TOTAL 1,r .r - `l+• •>I �r n'r rfi r'r 1' ! M1�.. t - r a.. .•rl r. .•r• II �•! a .rJ-. ADDRESS 2600 E OVERLAND MERIDIAN IDAHO 83642 � �. - �''�`If�• _•'- .} L `;F'.: � SITE ZONING C-G GROSS SITE AREA 507,558 SF (11.65 ACRES) ; fir,. @ ,• �. R fit•,. f; y Fa �� �.,;rr. � �{.•,; .;! ��: �. PROPOSED DENSITY 30.38 DU/AC (354 UNITS) .{t- 'r — .s!•i Cr~1\• `'~ � •, Ir ''4e�!:=Ji' ,'�d.� 1i6" '7k 'I 1 '+ �NS r• ���i T J r" � 1 w 1 • 1 L © 1r r;,a.,r..� i:�1•_". BUILDING TYPE 1 (3 STORY) = 65 UNITS (1 BUILDING TOTALS r_______ f '; ______ 1 I / OPEN 5 I,i r. ,:.']'.I•, .. II II , I1 I 11 r :rl+ �i---,--',--- -- i-- --ii-- --ii---I-- i- --I -_._._- r PAC BUILDING TYPE 2 (3 STORY) = 76 UNITS (1 BUILDING TOTALS -- -- — -- _ __ _— --- -- -- — i _ L i 34 CMAGNS BUILDING 4 'I _ :'V' {F�' I_-II BUILDING 3 3%GARAG BUILDING TYPE 3 (4 STORY) = 109 UNITS (1 BUILDING TOTALS L____ I 4 T Y I' _ t. ' .: i I� 4 ORY BUILDING TYPE 4 (4 STORY) - 104 UNITS (1 BUILDING TOTALS _11= �` � ��; _ --ZIA a, 1 r 1 _ 2 STORY I_ p', CLUBHOUSE/FITNESS' UNIT COUNT AND MIX = 354 UNITS + - - - �� — y - - - - - - - - - - -,,^ ` I I i. "+y/. t r kkk r, 3 i STUDIO UNITS : 8 UNITS - 2% ;S+ 1 1 I l 1 I ,I; -; _ I AR - R -S :.Y. ft —1 BEDROOM UNITS : 205 UNITS 58% r . . �. 2 BEDROOM UNITS : 141 UNITS - 4 0% 7 - ' K� z______ __, I f j -- -- -- - -- - -- ------�- ---IL J'>✓.JJr '" -- -- -- -- -- -- -- ;I I � :1'i-.:.Tr '• .y. -1 �-- rh,.J,•, - '� ;}� I I I I I I I� I - �..ir �J�.:.:�:p j- - 1 I I I i t I I` I I I .'/':�.• SITE AMENITIES — r r EASING o f LEASING = 43000 SF �,,�, r' .� f .'� .•� J �'-'a '`fr%:,;s^r: ,`)�r iiJ r 'I . � J 71 I' Sy " r'r�i a ;r' •-L X..t /r .` _ � - y +.., �•-l'r 1 A. :�.: -i� �:•' r•J �iyY ..•• .y' }' .Y- - +�+�':�R�_.: �� �tJ r' :.+% 1 P FITNESS = 3,500 SF x — s, CLUB /LOUNGE = 3,80 0 S F ----- - ---; f -------- r• 1 .. ell 4 - L_ J , TOTAL AMENITY SPACES = 11.9300 SF -� J-1-1-eL ILL" ; a ;y:i�lp•,y �^ !r .r,',J:�•:..,�,; "Y .*�.�� ',� '�:�;1-� �'.ti.;:;.�„ ;,�'i'.. '`:;�� "r: ,;�' � �r/� .II:"� H ,•�r:lr "+ :•i.:' ,�I r 5 �'lr .i. 'r" 'f :r.r y4.:: l I , RESIDENTIAL PARKING REQUIREMENTS STUDIO UNITS : 8 UNITS x 1.5 = 12 STALLS 1 BEDROOM UNITS : 205 UNITS x 1.5 = 308 STALLS --'r- _ -- -- -- — -- — I II it f,•� 1. .� I I II I. I I I'r '• 26 GAILACES I j •r �• r I 34 CARA � :r BUILDING 1 BUILDING 2 _ 2 BEDROOM UNITS : 141 UNITS x 2.0 = 282 STALLS r' -: KL _ 3 STORY . �. -_ ' 3 STORY __ f' GUEST PARKING (1 1O UNITS) — 36 STALLS '' _ '�y� '.. _ _ '}�1 �.' YaF' �irYa��`; I I �.:rT*��Ir.'s ;, •=r'� ..��. ` �' � ^a.}�� r TOTAL RESIDENTIAL PARKING REQUIRED = 638 STALLS 7r r- _ _ 1 r1A TOTAL PARKING PROVIDED = 648 STALLSr' '•� � I I I I I 1 I i l 1 , R'•I I 5 1 I I I I 1 ^I I y, / y 1 �' L L_ L �L L L L f•' TOTAL GARAGES = 133 - -y '— � f`•` it <'f TOTAL CARPORTS = 222 - _ 11 D U TOTAL SURFACE STALLS = 293 r f r rr r.: i •i 'r iw i. r•�. L 'I PARKING RATIO STALLS NIT 1.81ftT �;�••' E, Cinema Dr (Public) C [-J TA -__-- - 0 ' 50 ' 1003 N ILLUSTRATIVE SITE PLAN - RESIDENTIAL SITE OVE RLAN D WELLS I I APARTM E NTS N G FL r MORGAN STONEHILL DEVELOPM ENT COMPANY M E R I D I A N , I D A H 0 ❑ PROJECT #22004 1 DATE : 03 . 21 .2022 ©2022 N G LIMITED . ALL RIGHTS RESERVED . THE CONCEPTS AND DRAWINGS ARE PROTECTED UNDER U . S . AND INTERNATIONAL COPYRIGHT AND INTELLECTUAL PROPERTY LAWS AND CANNOT BE USED IN ANY MANNER WITHOUT EXPRESS WRITTEN CONSENT . Overland and Wells Phase 2 Trip Generation - Phase 1 5CJ ALLIANCE Trip Generation GON5IJLTING SERVICES PM Peak Hour Trip Generation Site Plan Description LUC ITE Description Variable Value Trip Rate Distribution Total Trips In Out In Out Total Apartments 221 Multifamily Housing(Mid-Rise)Not Close to Rail Transit Units 354.0 0.39 61% 39% 84 54 138 Total 84 54 138 0.39 AM Peak Hour Trip Generation Site Plan Description LUC ITE Description Variable Value Trip Rate Distribution Total Trips In Out In Out Total Apartments 221 Multifamily Housing(Mid-Rise)Not Close to Rail Transit Units 354.0 0.41 23% 77% 33 ill 144 Total 33 ill 144 0.41 Saturday Peak Hour Trip Generation Site Plan Description LUC ITE Description Variable Value Trip Rate Distribution Total Trips In Out In Out Total Apartments 221 Multifamily Housing(Mid-Rise)Not Close to Rail Transit Units 354.0 0.40 51% 49% 72 70 142 Total 72 70 142 0.40