HomeMy WebLinkAboutCAP 2012-03-12 Item 2A - Development Agreement - Riverton DevelopmentCity of Tukwila
Jim Haggerton, Mayor
INFORMATIONAL MEMORANDUM
TO: Mayor Haggerton
Community Affairs and Parks
FROM: Jack Pace, Community Development Director
DATE: March 7, 2012
SUBJECT: Riverton Development Agreement -12909 East Marginal Way South
ISSUE
Should the City of Tukwila enter into a Development Agreement with Riverton LLC for the
construction of a mixed use development at 12909 East Marginal Way South?
BACKGROUND
On February 13, 2012, the Community Affairs and Parks (CAP) Committee was briefed on the
terms of a possible Development Agreement (DA) between the City of Tukwila (City) and
Riverton LLC (Developer) for the construction of a mixed use building at 12909 East Marginal
Way South.
A detailed memo was provided to CAP at the February 13 meeting that outlined the main
terms of the DA. A copy of that memo, which is dated February 7, 2012 (Attachment A), as are
the CAP Committee minutes from the February 13, 2012 meeting (Attachment B)'.
Parkinq
One of the main concerns expressed at the February 13 CAP meeting was the issue regarding
reducing the minimum parking requirements for the project and the potential impacts to the
adjoining residential areas. The Developer is proposing a total of 39 on -site parking stalls. An
additional 12 parking stalls will be installed along the right of way (ROW) of East Marginal Way.
This provides the project a total of 51 parking stalls. Under the Zoning Code the parking for the
proposed use would be 59 -60 stalls.
On March 6, 2012, the applicant provided the City a Parking Demand Analysis prepared by a
Civil Engineer for the proposed project (Attachment J). According to the Parking Demand
Analysis the proposed building will have a peak parking demand of 47 spaces. The peak
demand would occur in the evening and early mornings. The report also recommends that a
bus schedule kiosk and bike parking be provided.
Staff has also required that the applicant prepare a Parking Agreement (Attachment 1) which will
be recorded against the property as an exhibit to the DA. The Parking Agreement outlines how
the parking on the site will be distributed to the various tenants on the site.
1 The attachments referenced in the February 7th Memo to CAP have been provided
as part of this Informational Memorandum.
INFORMATIONAL MEMO
Page 2
Specifically the Parking Agreement notes the following:
34 of the 39 on -site parking stalls will be dedicated to the residential units;
Five parking stalls shall be designated for use by guests and employees of the commercial
tenants. Nine of the residential parking stalls shall be open from the hours of 9am to
5pm Monday- Friday for use by the commercial tenants.
Each one bedroom unit will be provided one parking stall and two stalls will be provided for
two bedroom units;
The building owner will issue parking permits for tenants on the site;
Parking of recreation vehicles, boats and trailers on the site is prohibited.
DISCUSSION
The memo to CAP dated February 7 th outlines the reasons for moving the DA forward. As for
the parking issue, staff believes that the applicant has provided sufficient control measures to
ensure that there are no impacts to the adjacent residential uses. As designed, the proposed
project will allow all residential units to have designated on -site parking stalls. The commercial
tenants of the site will have some on -site parking stalls, but would be able to use the on- street
parking for their customers. Such an arrangement is typical of an urban environment. The
applicant's Parking Demand Analysis states that at peak demand the proposed building will
require 47 parking stalls. With the off -site and on street parking, the proposed project will
provide 51 parking stalls.
At the March 12, 2012 CAP meeting, staff asked that the Developer provide a briefing on the
impacts of the parking, if any, to the adjacent residential areas. Staff has also asked that the
Developer provide examples of similar projects with the same parking ratio as is being proposed
for the Riverton project.
RECOMMENDATION
The Council is being asked to approve the Development Agreement and consider this item at
the March 26, 2012 Committee of the Whole meeting and subsequent April 2, 2012 Regular
Meeting. A public hearing will be conducted at the March 26 Committee of the Whole meeting.
If CAP's concerns regarding parking remain, staff would suggest that the Committee hold the
matter over until the City has hired its own expert to complete a Parking Analysis.
ATTACHMENTS
A. Community Affairs and Park Memo dated February 7, 2012
B. Meeting Minutes from the February 13, 2012 CAP Meeting
C. Aerial Photo of Site
D. Ordinance, with Proposed Development Agreement
E. Legal description of the Subject Property
F. Site Plan showing proposed Development
G. Conceptual Plan showing proposed right of way improvements
H. Conceptual Elevations showing proposed design of building
I. Parking Covenant for Subject Property
J. Parking Demand Analysis
WA2012 Info Memos Council \RivertonDA3- 12- 12CAP.doc
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Attachment A
City of Tu_ kwila
Jim Haggerton, Mayor
INFORMATIONAL MEMORANDUM
TO: Mayor Haggerton
Community Affairs and Parks Committee
FROM: Brandon J. Miles, Senior Planner
DATE: February 7, 2012
SUBJECT: Riverton Development Agreement -12909 East Marginal Way South
ISSUE
The purpose of tonight's meeting is to provide Community Affairs and Parks "CAP an
overview of the major terms of a possible Development Agreement "DA between the City of
Tukwila "City and Riverton LLC "Developer'. A final copy of the DA will be provided to CAP
on February 27, 2012. The goal of this evening's meeting is to get final input from CAP before
proceeding with the final document.
BACKGROUND
On March 14, 2011, the Committee of the Whole was briefed on a property owner who has
approached the City about entering into a development agreement for the construction of a
Leadership in Energy Environmental Design "LEED certified, mixed use building at 12909
East Marginal Way South (see attached map). At that meeting staff provided the Council an
overview of the issues that are proposed to be addressed in the development agreement.
The issues briefed at the March 14 meeting included
Parking
The property owner is proposing a three story, mixed use building. The ground floor along East
Marginal Way will have commercial tenants, which will include a small restaurant. Residential
dwelling units (mixture of one and two bedrooms) will be included on the first, second and third
floors. The City's parking regulations require that a total of 63 -64 stalls be provided for the
proposed uses. The exact number would be based on whether the applicant chooses office or
retail tenants.
The property owner is proposing to install 39 parking stalls on site and will create an additional
11 stalls along East Marginal Way South. Thus, the total number of parking stalls proposed for
the development is 50. This creates a deficiency of 13 -14 parking stalls. In order to construct
the on- street parking the applicant will be required to complete full frontage improvements along
their property and the adjacent school district (bus parking) property.
Typically, the City would use the parking variance process to address the issue presented by
this development. However, City code prohibits the issuance of a parking variance when the
project is within 300 feet of a single family zone. It's unclear if this 300 feet requirement is
based on path of travel or simply by distance.
How Development Agreement Will Address Parkino:
The Development agreement will address parking on the site by allowing the property owner to
have a required parking ratio of 1.5 stalls for every one residential unit in lieu of the standard
code requirement of 2 stalls per unit. When Council was briefed on the proposed parking
INFORMATIONAL MEMO
Page 2
reduction in March some concern was expressed with not having enough parking onsite for the
residential units. This issue has been resolved by reducing the number of residential units. The
required parking for the commercial operations will be located on East Marginal Way.
Additionally, the commercial units could use the onsite parking during the daytime hours.
To further address parking on the property, the applicant has proposed a document which will
be recorded against the property that outlines how parking will be assigned and how the
property owner will manage the parking. The terms of this document are currently being worked
out and will be provided to the Council at the February 27, 2012 CAP meeting.
Split Zoning
A parcel that is part of this development has split zoning, Low Density Residential (LDR) and
Neighborhood Commercial Center (NCC). Tukwila Municipal Code (TMC) 18.08.040 provides
an avenue for addressing this type of situation.
"Where a district boundary line divides a lot which was in single ownership at the time of
passage of this Title, the Hearing Examiner may permit, as a special exception, the
extension of the regulations for either portion of the lot not to exceed 50 feet beyond the
district line into the remaining portion of the lot".
The property owner petitioned and the Hearing Examiner approved extending the NCC zoning
onto the LDR zoned portion. However, that approval has expired. The property owner could
request that the Hearing Examiner reapprove the project; however this would add cost and time
to the project.
How Development Agreement Addresses Split Zoning:
Under the DA, the City Council will approve extending the NCC zoning onto the LDR zoned
portion of the property. When Council was briefed in March of 2011 there did not seem to be
any concern with this approach.
Streamlined Land Use Approval
When the City Council was initially briefed on the proposed development project, DCD
discussed the various public hearings that would be required for the project. Not only would the
project be required to complete a public hearing before the City Council acts on the DA, but a
public hearing would also be required before the Board of Architectural Review. The City
Council supported the idea of allowing the applicant to instead proceed with the proposed
project by having only one public hearing which would be before the City Council. If the City
Council approves the DA, they would also be approving the proposed elevations and conceptual
site plan.
How Development Agreement Addresses Streamlined Land Use Approval:
The DA will waive the requirement that the developer obtain design review approval for the
proposed project. All other land use reviews and construction permits are required.
First Floor Usage
The NCC zone allows mixed use buildings; however the code is unclear if the first floor may
have residential units. TMC 18.22.050 (13) states that multi- family units are allowed above
office and retail uses. The applicant is proposing to have retail uses fronting along East
Marginal Way, but would have first floor residential units facing the interior of the lot. At this
WA2012 Info Memos- Coundl\RivertonDkdoc
INFORMATIONAL MEMO
Page 3
location it would not seem feasible to require retail and /or office in the back part of the property
without a street presence.
How the Develooment Agreement Addresses First Floor Usage:
The DA will allow the developer to have first floor residential units behind the commercial
spaces that will front directly on East Marginal Way South. This approach did not cause any
concerns when Council was initially briefed.
Consideration Provided by the Applicant to the City
In consideration of the City granting the DA, the developer has agreed to seek LEED
certification for the proposed building and construct frontage improvements along East Marginal
Way South. Staff briefed the Council about the consideration being provided at the March 2011
Committee of the Whole meeting.
LEED Certification and LID Standards
LEED certification is an environmental certification for new and existing buildings. Approval of
LEED certifications is done by the US Green Building Council. There are varying degrees of
certification ranging from simply, "LEED" Certified to "Platinum Status The developer will seek
"silver" certification. The TMC does not allow the City to mandate LEED or other green
construction certifications. It is only through the DA that the City can mandate that the proposed
building be LEED certified.
How the Development Agreement Address LEED Certification.
The DA will be structured to have the developer provide the city a financial guarantee of
$10,000. This financial guarantee will be returned to the developer once LEED certification is
achieved.
In the event that the developer is unable to achieve LEED certification the financial guarantee
will be forfeited and the City will credit the $10,000 to the City's Stream Team Fund.
Frontage Improvements along East Marginal Way South
Much of the right of way of East Marginal Way is deficient and does not meet City code. The
developer has agreed to construct full frontage improvements, including installing on- street
parking along approximately 300 feet of East Marginal Way. The ROW that will be improved will
also include that part of East Marginal Way that borders the adjacent bus parking lot for the
Tukwila School District.
How the Development Agreement Addresses Frontage Imorovements:
The DA will specify that the developer will install full frontage improvements along East
Marginal Way South. Without the DA, the City would not be able to require that the applicant
install the frontage improvements along the School District property. If the applicant pursued a
project that did not utilize a DA, the City could only require frontage improvements along the
portion of East Marginal Way that bordered the project site.
As is typical practice, the frontage improvements must be installed before the City will issue the
final certification of occupancy for the new building.
WA2012 Info Memos- Cound]\RivertonDkdoc
INFORMATIONAL MEMO
Page 4
Other Issues
In order to create a unique building the property owner had originally requested some deviations
from the required front setbacks along East Marginal Way however since that time modifications
to the TMC that resolve the issues with setbacks have been adopted.
Staff would like to highlight some other points of the DA that were not included in the March
2011 Committee of the Whole briefing:
1. Identification of Protect: The DA specifies that the developer must market and advertise
the project as being located in the City of Tukwila.
2. Pavment of Fees: In order to compensate the City for City staff time and legal fees in
working on the DA, the developer is required to pay the City $5,000. All other
development fees (building and land use) are required at the time the applicable
application is submitted to the City.
DISCUSSION
The proposed development highlights some issues with the current Zoning Code regulations
and these issues should be ultimately addressed with amendments to the TMC which would
clarify the City Council's intent. Yet, the time it takes to process the code amendments would
impact a developer who is ready to build, thus the need for a Development Agreement.
The DA attempts to address some of the parking concerns that Council had at the March 2011
Committee of the Whole meeting. There is sufficient on -site parking to accommodate the
residential units at a ratio of 1.5 parking stalls per unit.
Unless specifically addressed in the DA, the developer shall comply with all the City's
Development regulations, including building, fire, public works, land use and signage
regulations. With the exception of design review, the developer shall obtain all required permits
and land use approvals. The review approach outlined in the DA allows for public comments to
the City Council, but will streamline the applicant's review process if the DA is approved by the
Council
RECOMMENDATION
The goal of this evening's meeting is to provide the Council a final briefing of the proposed DA
before staff completes the final document. Staff recommends that the DA be referred to the
February 27, 2012 Community Affairs and Parks Committee meeting for review of the specific
language of the DA. If there are no concerns at that meeting, staff would suggest the DA is
scheduled for the March 12, 2012 Committee of the Whole meeting for a public hearing and the
March 19, 2012 Regular Council meeting for possible action.
ATTACHMENTS
Aerial Photo of Site
Site Plan
Proposed Site Plan of Right of Way Improvements Along East Marginal Way
Proposed Conceptual Elevations
WA2012 Info Memos- CoundIlRivertonDA.doc
Attachment B
Communitv Affairs Parks Committee Minutes
February 13, 2012 Paae 2
E. Development Aereement: Riverton Development
As directed by the City Council (see Community Affairs Parks Committee minutes dated February 28,
2011, and Council minutes dated March 14, 2011), staff has been working on a development agreement with
Riverton LLC regarding the property at 12909 East marginal Way South.
Prior to finalizing the draft development agreement, staff is bringing this item forward to Cormnittee for a
brief summary and review of the agreement to gauge any concerns or additional changes that need to be
made. Items of the agreement that staff highlighted included:
Parking
Split Zoning
Streamlined Land Use Approval
First Floor Usage
LEED Certification
Frontage Improvements
Project Identification (market and advertise as being located in Tukwila)
Compensation for Development Agreement Work
Committee Members continued to express concern regarding parking availability. Staff's intent is to return to
a future Community Affairs Parks Committee meeting to review the draft agreement in more detail and
seek Coirunittee recommendation. At that time, a more in depth discussion will take place regarding the
Committee's parking concerns. Time was limited for discussion do to an MPD meeting at 6:00 p.m.
INFORMATION ONLY.
III. MISCELLANEOUS
Meeting adjourned at 5:55 p.m.
Next meeting: Monday, February 27, 2012 5:00 p.m. Conference Room #3
Committee Chair Approval
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Attachment C
Project Site
Copyright O 2006 All Rights Reserved. The information contained herein is the proprietary property of the
contributor supplied under license and may not be approved except as licensed by Digital Map Products.
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Attachment D
U.,
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TUKWILA,
WASHINGTON, ADOPTING THE DEVELOPMENT AGREEMENT
BETWEEN THE CITY OF TUKWILA AND RIVERTON DEVELOPMENT,
A LIMITED LIABILITY COMPANY ORGANIZED UNDER THE STATE
OF WASHINGTON, REGARDING THE DEVELOPMENT OF LAND
(KING COUNTY PARCEL NOS. 2384200055 AND 7345601005)
LOCATED ALONG EAST MARGINAL WAY SOUTH; PROVIDING FOR
SEVERABILITY; AND ESTABLISHING AN EFFECTIVE DATE.
WHEREAS, Riverton Development, LLC has proposed to construct a Leadership in
Energy and Environmental Design (LEED) certified, mixed -use building in the Riverton
neighborhood of the City of Tukwila; and
WHEREAS, this form of development is consistent with Tukwila's Comprehensive
Plan Goals and Policies for this area; and
WHEREAS, the City of Tukwila desires to allow this demonstration project to modify
certain development standards in return for public benefits; and
WHEREAS, the City and the Developer wish to create a development that is a
model example for environmental stewardship for mixed -use projects within the City;
and
WHEREAS, the Washington State legislature has authorized the execution of a
development agreement between a local government and a person having ownership or
control of real property within its jurisdiction (RCW 36.70B.170(1)); and
WHEREAS, a development agreement must set forth the development standards
and other provisions that shall apply to and govern and vest the development, use and
mitigation of the development of the real property for the duration specified in the
agreement (RCW 36.70B.170(1)); and
WHEREAS, a development agreement must be consistent with the applicable
development regulations adopted by a local government planning under chapter 36.70A
RCW (RCW 36.7013.170(1)); and
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WHEREAS, for the purposes of this development agreement, "development
standards" include, but are not limited to, all of the standards listed in RCW
36.70B.170(3); and
WHEREAS, this Development Agreement by and between the City of Tukwila and
the Developer (hereinafter the "Development Agreement relates to the development
known as Riverton Development, which is located at 12909 East Marginal Way
(hereinafter the "Subject Property as described in Exhibit "A and
WHEREAS, the Subject Property has split zoning and Tukwila Municipal Code
Section 18.08.040 allows the City to extend the zoning line on a property that contains
split zoning; and
WHEREAS, pursuant to RCW 36.7013.190, this ordinance and the Development
Agreement shall be recorded with the real property records of the county; and
WHEREAS, pursuant to RCW 36.7013.200, on March 26, 2012, the City Council
held a public hearing regarding the Development Agreement;
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF TUKWILA,
WASHINGTON, HEREBY ORDAINS AS FOLLOWS:
Section 1. Development Agreement Adopted. The Development Agreement
between the City of Tukwila and Riverton Development Limited Liability Company, a
copy of which is attached to this ordinance as Exhibit "A," is hereby adopted.
Section 2. Corrections by City Clerk or Code Reviser. Upon approval of the
City Attorney, the City Clerk and the code reviser are authorized to make necessary
corrections to this ordinance, including the correction of clerical errors; references to
other local, state or federal laws, codes, rules, or regulations; or ordinance numbering
and section /subsection numbering.
Section 3. Severability. If any section, subsection, paragraph, sentence, clause or
phrase of this ordinance or its application to any person or situation should be held to be
invalid or unconstitutional for any reason by a court of competent jurisdiction, such
invalidity or unconstitutionality shall not affect the validity or constitutionality of the
remaining portions of this ordinance or its application to any other person or situation.
Section 4. Effective Date. This ordinance or a summary thereof shall be published
in the official newspaper of the City, and shall take effect and be in full force five days
after passage and publication as provided by law.
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PASSED BY THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, at
a Regular Meeting thereof this day of 2012.
ATTEST /AUTHENTICATED:
Christy O'Flaherty, MMC, City Clerk
APPROVED AS TO FORM BY:
Shelley M. Kerslake, City Attorney
Jim Haggerton, Mayor
Filed with the City Clerk:
Passed by the City Council:
Published:
Effective Date:
Ordinance Number:
Attachment: Exhibit A Development Agreement
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DEVELOPMENT AGREEMENT
BY AND BETWEEN THE CITY OF TUKWILA
AND RIVERTON DEVELOPMENT, LLC, FOR THE
RIVERTON DEVELOPMENT
I. PREAMBLE
THIS DEVELOPMENT AGREEMENT is made and entered into this day of
2012, by and between the City of Tukwila, a noncharter, optional code
Washington municipal corporation, hereinafter the "City," and Riverton Development, a limited
liability company organized under the laws of the State of Washington, hereinafter the
"Developer."
IL RECITALS
WHEREAS, the Washington State Legislature has authorized the execution of a development
agreement between a local govenmrent and a person having ownership or control of real property
within its jurisdiction (RCW 36.70B.170(1)); and
WHEREAS, Riverton Development, LLC has proposed to construct a LEED certified, mixed
use building in the Riverton Neighborhood of the City of Tukwila; and
WHEREAS, this form of development is consistent with Tukwila's Comprehensive Plan
Goals and Policies for this area; and
WHEREAS, the City of Tukwila desires to allow this demonstration project to modify
certain development standards in return for public benefits; and
WHEREAS, a development agreement must set forth the development standards and other
provisions that shall apply to, govern, and vest the development, use and mitigation of the
development of the real property for the duration specified in the agreement (RCW
36.70B.170(1)); and
WHEREAS, for the purposes of this development agreement, "development standards"
include, but are not limited to, all of the standards listed in RCW 36.70B.170(3); and
WHEREAS, a development agreement must be consistent with the applicable development
regulations adopted by local government planning under chapter 36.70A RCW (RCW
36.70B.170(1)); and
WHEREAS, this development agreement by and between the City of Tukwila and the
Developer (hereinafter the "Development Agreement relates to the development known as
Riverton Development, which is located at: 12909 East Marginal Way as described in Exhibit
"A" (hereinafter the "Subject Property and
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WHEREAS, the Subject Property has split zoning and Tukwila Municipal Code 18.08.040
allows the City to extend the zoning line on a property that contains split zoning; and
WHEREAS, the City and the Developer wish to create a development that is a model
example for environmental stewardship for mixed use projects within the City; and
WHEREAS, a development agreement must be approved by ordinance or resolution after a
public hearing (RCW 36.70B.200); and
WHEREAS, a public hearing for this Development Agreement was held on March 26, 2012.
and the City council approved this Development Agreement by Ordinance No. on
NOW THEREFORE, in consideration of the mutual promises set forth herein, the parties
hereto agree as follows:
III. AGREEMENT
Section 1. The Project. The Project is the development and use of the Subject Property,
consisting of approximately .58 acres in the City of Tukwila. The Project will be mixed use,
consisting of residential and non residential use with associated parking.
Section 2. The Subject Property. The Project site is legally described in Exhibit "A"
attached hereto and incorporated herein by this reference.
Section 3. Definitions. As used in this Development Agreement, the following terms,
phrases and words shall have the meanings and be interpreted as set forth in this Section.
a) "Adopting Ordinance" means the Ordinance which approves this Development
Agreement, as required by RCW 36.70B.200.
b) "Council" means the duly elected legislative body governing the City of Tukwila.
c) "Design Guidelines" means the Tukwila Multi Family Design Manual, as adopted by
the City.
d) "Director" means the City's Community Development Director.
e) "Effective Date" means the effective date of the Adopting Ordinance.
0 "Existing Land Use Regulations" means the ordinances adopted by the City Council of
Tukwila in effect on the Effective Date, including the adopting ordinances that govern the
permitted uses of land, the density and intensity of use, and the design, improvement,
construction standards and specifications applicable to the development of the Subject Property,
including, but not limited to the Comprehensive Plan, the City's Official Zoning Map and
development standards, the Multi Family Design Manual, the Public Works Standards, SEPA,
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Concurrency Ordinance, and all other ordinances, codes, rules and regulations of the City
establishing subdivision standards, park regulations, and building standards. Existing Land Use
Regulation does not include non -Land use regulations, such as taxes and impact fees.
g) "Landowner" is the party who has acquired any portion of the Subject Property from
the Developer who, unless otherwise is released as provided in this Agreement, shall be subject
to the applicable provisions of this Agreement. The "Developer" is identified in Section 5
below.
h) "Project" means the anticipated development of the Subject Property, as specified in
Section l and as provided for in all associated pennits /approvals, and all incorporated exhibits.
i) "Vesting date" means the Effective Date of this Agreement as defined above.
Section 4. Exhibits. Exhibits to this Agreement are as follows:
a) Exhibit A Legal description of the Subject Property.
b) Exhibit B Site Plan showing proposed Development.
c) Exhibit C Conceptual Plan showing proposed right of way improvements.
d) Exhibit D Conceptual Elevations showing proposed design of building.
e) Exhibit E Parking Covenant for Subject Property.
Section 5. Parties to Development Agreement. The parties to this Agreement are:
a) The "City" is the City of Tukwila, 6200 Southcenter Blvd., Tukwila, WA 98188.
b) The "Developer" or Owner is a private enterprise which owns the Subject Property in
fee, and whose principal office is located at 3723 South 126th Street, Tukwila, WA 98168.
c) The "Landowner." From time to time, as provided in this Agreement, the Developer
may sell or otherwise lawfully dispose of a portion of the Subject Property to a Landowner who,
unless otherwise released by the City, shall be subject to the applicable provisions of this
Agreement related to such portion of the Subject Property.
Section 6. Project is a Private Undertaking. It is agreed among the parties that the Project
is a private development and that the City has no interest therein except as authorized in the
exercise of its goverimental functions.
Section 7. Effective Date and Term. This Agreement shall commence upon the effective
date of the Adopting Ordinance approving this Agreement, and shall continue in force for a
period of two (2) years unless extended or terminated as provided herein. Following the
expiration of the tern or extension thereof, or if sooner terminated, this Agreement shall have no
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force and effect, subject however, to post termination obligations of the Developer or
Landowner.
Section 8. 'Perms.
A. Planning and Develo>ment.
1) Parking. The Project will install 39 onsite automobile parking stalls as shown in
Exhibit B and shall install 12 parking stalls along the right of way of East Marginal
Way South as generally depicted in Exhibit C. Parking can include both tandem
stalls and compact stalls. The City will permit no more than 50 percent of the parking
stalls to be compact stalls. The parking lot must also include the number of
accessible stalls required by the Washington State Building Code. Accessible parking
stalls meeting the requirements of applicable code provisions shall be included in the
39 parking stall total. The Developer shall install a bus infonmation kiosk and a
minimum of five spaces for bike parking.
2) Environmental Certification. The Developer agrees that it will seek Leadership in
Energy Environmental Design (hereinafter "LEED certification. Within 30 -days of
mutual execution of this agreement, the Developer shall provide the City a financial
guarantee of $10,000. The City shall return the financial guarantee once the
Developer provides certification that the building has achieved LEED Silver
Certification. If LEED Silver Certification is not achieved before expiration of this
Agreement, the Developer shall forfeit the financial guarantee and the City agrees to
use the fields to support environmental restoration and educational projects.
3) Sulit Zoning. The City agrees that the zoning and development standards for the
Neighborhood Commercial Center (hereinafter: "NCC Zoning District shall apply
to the entire property, including that portion of the property that is zoned Low
Density Residential (hereinafter "LDR In the event that the building is demolished
or destroyed, the underlying zoning regulations in effect at the time of demolition or
destruction of the building shall govern any future development. Provided, should
Landowner or Developer choose to recreate the Project as specified in this Agreement
and as previously approved by the City, NCC Zoning shall continue to apply.
4) Restricted Usage. Given that the City has granted a reduction in the required number
of parking stalls on the site, the following uses on the subject site are strictly
forbidden under this Development Agreement:
I. Any non residential uses that have a parking demand of more than 1 stall
per 100 square feet of usable floor area as listed in Figure 18 -7 of the
Zoning Code Title 18.
ii. Storage of household items such as upholstered furniture and indoor
appliances on outdoor patios is prohibited. The developer and future
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landowners agree to include this restriction in all future lease agreements
with tenants.
iii. The Developer, Landowner and every purchaser, assignee or transferee of
an interest in the Subject Property, or any portion thereof agree to abide by
the restrictions on usage stated above for thirty years after the effective
date of the Adopting Ordinance approving this Agreement. The
restrictions on usage shall survive the termination of this Agreement.
5) Design.
The Developer agrees to construct the building to the overall appearance
shown in Exhibit D. No changes shall be made to the approved design
shown in Exhibit D without further approval by the City Council; except
that the Director is authorized to approve minor, insignificant
modifications which have no impact on the project design. The final
elevations, provided as part of any permit process shall meet all applicable
building, fire, public works, and other code requirements.
ii. The City agrees that the Project's initial construction will not require a
Design Review approval. Once the Project's initial construction is
complete, remodeling or additions to the Project will be subject to the
City's design review requirements as they currently exist or as may be
amended in TMC Title IS.
iii. The Developer, Landowner and every purchaser, assignee or transferee of
an interest in the Subject Property, or any portion thereof agree to abide by
the Design standards and restrictions stated above for thirty years after the
effective date of the Adopting Ordinance approving this Agreement. The
restrictions in usage shall survive the termination of this Agreement.
B. Public Works. The Developer agrees to install right of way improvements, including
curb, gutter, sidewalk, and bike lanes as generally depicted in Exhibit C. The final design shall
be approved by the Director of Public Works. Construction of the improvements shall meet all
City standards and be installed before issuance of a certificate of occupancy for the subject
building.
Section 9. Identification of Project. The Developer and any future landowner, agree that
when marketing, advertising, or promoting the Subject Project that they will refer to the Project
as being located in the City of Tukwila. The Developer, Landowner and every purchaser,
assignee or transferee of an interest in the Subject Property, or any portion thereof agree to abide
by this obligation as stated above for thirty years after the effective date of the Adopting
Ordinance approving this Agreement. This obligation shall survive the termination of this
agreement.
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Section 10. Vested Rights.
A. During the tern of this Agreement, unless sooner terminated in accordance with the
terns hereof, in developing the Subject Property consistent with the Project described herein,
Developer is assured, and the City agrees, that the development rights, obligations, terns and
conditions specified in this Agreement, are fully vested in the Developer and may not be changed
or modified by the City, except as may be expressly permitted by, and in accordance with, the
tenors and conditions of this Agreement, including the Exhibits hereto, or as expressly consented
thereto by the Developer.
B. This Development Agreement only covers those specific development standards
addressed herein. The City's Development Regulations, including building, fire, public works,
zoning, and signage regulations shall govern unless specifically addressed in this Agreement. No
vesting is created by this Agreement for any other development regulation that is not included in
this Agreement.
Section 11. Permits Required. With the exception of the design review approval, the
Developer and future landowner shall obtain all required pen
Section 12. Minor Modifications. Minor modifications from the approved pen or the
exhibits attached hereto may be approved in accordance with the provisions of the City's code,
and shall not require an amendment to this Agreement.
Section 13. Further Discretionary Actions. Developer acknowledges that the Existing
Land Use Regulations contemplate the exercise of further discretionary powers by the City.
These powers include, but are not limited to, review of additional permit applications under
SEPA. Nothing in this Agreement shall be construed to limit the authority or the obligation of
the City to hold legally required public hearings, or to limit the discretion of the City and any of
its officers or officials in complying with or applying Existing Land Use Regulations.
Section 14. Existing Land Use Fees and Impact Fees.
A. Land use, Building, Fire, Public Works and sign fees adopted by the City by
ordinance as of the Effective Date of this Agreement may be increased by the City from time to
time, and are applicable to pen and approvals for the Subject Property, as long as such fees
apply to similar applications and projects in the City.
B. All impact fees shall be paid as set forth in the approved permit or approval, or as
addressed in Chapter 9.48 of the Tukwila Municipal Code.
IV. GENERAL PROVISIONS
Section l.. Assignment of Interests, Rights, and Obligations. This Agreement shall be
binding and inure to the benefit of the Parties. No Party may assign its rights under this
Agreement without the written consent of the other Party, which consent shall not unreasonably
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be withheld. This Agreement shall be binding upon and shall inure to the benefit of the heirs,
successors, and assigns of Riverton Development, LLC and the City.
Section 2. Incorporation of Recitals. The Recitals contained in this Agreement, and the
Preamble paragraph preceding the Recitals, are hereby incorporated into this Agreement as if
fully set forth herein.
Section 3. Severabilitv. The provisions of this Agreement are separate and severable. The
invalidity of any clause, sentence, paragraph, subdivision, section, or portion or the invalidity of
the application thereof to any person or circumstance, shall not affect the validity of the
remainder of this Agreement, or the validity of its application to other persons or circumstances.
Section 4. Termination. This Agreement shall expire and /or terminate as provided below:
A. This Agreement shall expire and be of no further force and effect if the development
contemplated in this Agreement and all of the permits and /or approvals issued by the City for
such development are not substantially underway prior to expiration of such pennits and /or
approvals. Nothing in this Agreement shall extend the expiration date of any pen or approval
issued by the City for any development.
B. This Agreement shall expire and be of no further force and effect if the Developer
does not construct the Project as contemplated by the permits and approvals identified in this
Agreement, or submits applications for development of the Subject Property that are inconsistent
with such permits and approvals.
C. This Agreement shall terminate either upon the expiration of the tern identified in
Chapter III Section 7 or when the Subject Property has been fully developed and all of the
Developer's obligations in connection therewith are satisfied as determined by the City, which
ever first occurs. Upon tennination of this Agreement, the City shall record a notice of such
tennination in a form satisfactory to the City Attorney that the Agreement has been terminated.
D. This Agreement shall terminate upon the abandonment of the Project by the
Developer. The Developer shall be deemed to have abandoned the Project if a building pennit
for construction of the building approved in this Agreement is not submitted to the City within
two years of the date of this Agreement.
E. This Agreement may terminate pursuant to Section 3 Severability or Section 10
Default.
Section 5. Effect upon Termination on Developer Obligations. Tennination of this
Agreement as to the Developer of the Subject Property or any portion thereof shall not affect any
of the Developer's obligations to comply with the City Comprehensive Plan and the tenns and
conditions or any applicable zoning code(s) or subdivision map or other land use entitlements
approved with respect to the Subject Property, any other conditions or restrictions specified in
the Agreement to continue after the tennination of this Agreement, or obligations to pay
assessments, liens, fees or taxes. The payment for process of the Development Agreement as
outlined in Section IS- shall survive.
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Section 6. Effects upon Termination on Citv. Upon any tennination of this Agreement as
to the Developer of the Subject Property, or any portion thereof, the entitlements, conditions of
development, limitations on fees and all other terms and conditions of this Agreement shall no
longer be vested hereby with respect to the property affected by such termination (provided that
vesting of such entitlements, conditions or fees may then be established for such property
pursuant to then existing planning and zoning laws).
Section 7. Specific Performance. The parties specifically agree that damages are not an
adequate remedy for breach of this Agreement, and that the parties are entitled to compel specific
performance of all material tern of this Agreement by any party in default hereof.
Section 8. Governing Law and Venue. This Agreement shall be construed and enforced in
accordance with. the laws of the State of Washington. Venue for any action shall lie in King
County Superior Court or the U.S. District Court for Western Washington.
Section 9. Attornevs' Fees. In the event of any litigation or dispute resolution process
between the Parties regarding an alleged breach of this Agreement, neither Party shall be entitled
to any award of attorneys' fees.
Section 10. Notice of Default /Opportunity to Cure /Dispute Resolution.
A. In the event a Party, acting in good faith, believes the other Party has violated the
terns of this Agreement, the aggrieved Party shall give the alleged offending Party written notice
of the alleged violation by sending a detailed written statement of the alleged breach. The
alleged offending Party shall have thirty (30) days from receipt of written notice in which to cure
the alleged breach.. This notice requirement is intended to facilitate a resolution by the Parties of
any dispute prior to the initiation of litigation. Upon providing notice of an alleged breach, the
Parties agree to meet and agree upon a process for attempting to resolve any dispute arising out
of this Agreement. A lawsuit to enforce the tenors of this Agreement shall not be filed until the
latter of (a) the end of the 30 day cure period'or (b) the conclusion of any dispute resolution
process.
B. After notice and expiration of the thirty (30) day period, if such default has not been
cured or is not being diligently cured in the manner set forth in the notice, the other party or
Landowner to this Agreement may, at its option, institute legal proceedings pursuant to this
Agreement. In addition, the City may decide to file an action to enforce the City's Codes, and to
obtain penalties and costs as provided in the Tukwila Municipal Code for violations of this
Development Agreement and the Code.
Section 11. No Third -Party Beneficiaries. This Agreement is for the benefit of the Parties
hereto only and is not intended to benefit any other person or entity, and no person or entity not a
signatory to this Agreement shall have any third -party beneficiary or other rights whatsoever
under this Agreement. No other person or entity not a Party to this Agreement may enforce the
terms and provisions of this Agreement.
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Section 12. Inteeration. This Agreement and its exhibits represent the entire agreement of
the parties with respect to the subject matter hereof There are not other agreements, oral or
written, except as expressly set forth herein.
Section 13. Authoritv. The Parties each represent and warrant that they have full power
and actual authority to enter into this Agreement and to carry out all actions required of them by
this Agreement. All persons are executing this Agreement in their representative capacities and
represent and warrant that they have full power and authority to bind their respective
organizations.
Section 14. Covenants Runnine with the Land. The conditions and covenants set forth in
this Agreement and incorporated herein by the Exhibits shall run with the land and the benefits
and burdens shall bind and inure to the benefit of the parties. The Developer, Landowner and
every purchaser, assignee or transferee of an interest in the Subject Property, or any portion
thereof, shall. be obligated and bound by the teens and conditions of this Agreement, and shall be
the beneficiary thereof and a party thereto, but only with respect to the Subject Property, or such
portion thereof, sold, assigned or transferred to it. Any such purchaser, assignee or transferee
shall observe and fully perform all of the duties and obligations of a Developer contained in this
Agreement, as such duties and obligations pertain to the portion of the Subject Property sold,
assigned or transferred to it. A copy of the fully executed Development Agreement shall be
recorded with King County.
Section 15. Amendment to Agreement; Effect of Agreement on Future Actions. This
Agreement may be amended by mutual consent of all of the parties, provided that any such
amendment shall follow the process established by law for the adoption of a development
agreement (see RCW 36.70B.200). However, nothing in this Agreement shall prevent the City
Council from making any amendment to its Comprehensive Plan, Zoning Code, Official Zoning
Map or development regulations affecting the Subject Property during the next five years, as the
City Council may deem necessary to the extent required by a serious threat to public health and
safety. Nothing in this Development Agreement shall prevent the City Council from making any
amendments of any type to the Comprehensive Plan, Zoning Code, Official Zoning Map or
development regulations relating to the Subject Property five years from the anniversary date of
the Effective Date of this Agreement.
Section 16. Releases. Developer, and any subsequent Landowner, may free itself from
further obligations relating to the sold, assigned, or transferred property, provided that the buyer,
assignee or transferee expressly assumes the obligations under this Agreement as provided
herein.
Section 1.7. Notices. Notices, demands, or correspondence to the City and Developer shall
be sufficiently given if dispatched by pre -paid first -class mail to the addresses provided by the
executing parties below. Notice to the City shall be to the attention of both the City
Administrator and the City Attorney. Notices to subsequent Landowners shall be required to be
given by the City only for those Landowners who have given the City written notice of their
address for such notice. The parties hereto may, from time to time, advise the other of new
addresses for such notices, demands or correspondence.
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Section 18. Expenses and Fees. Developer agrees to reimburse the City for actual expenses
incurred over and above fees paid by Developer as an applicant that are incurred by City and that
directly relate to this Agreement, including recording fees, publishing fees and reasonable staff
and consultant costs not otherwise included within application fees. In addition, in consideration
of the significant City staff time spent drafting and reviewing this Development Agreement, and
of the substantial benefit the Developer is receiving in the form of a streamlined land review
process, the Developer shall provide the City with $5,000. This Agreement shall not take effect
until the fees provided for in this section, as well as any processing fees owed to the City for the
Project are paid to the City. The Developer agrees that it is responsible for the payment of all
City fees (land use permit fees, development pen fees, public works permit fees, sign pen
fees, fire permit fees and other applicable fees) for the Project that are charged in the same
manner to other properties and applicants of Tukwila. This Agreement shall be terminated. if the
Developer does not pay to the City the fees provided for in this section. Upon payment of all
expenses, the Developer may request written acknowledgement of all fees. Such payment of all
fees shall be paid, at the latest, within thirty (30) days from the City's presentation of a written
statement of charges to the Developer. The obligation of the Developer to pay all fees incurred
shall survive the termination of this Agreement.
Section 19. Police Power. Nothing in this Agreement shall be construed to diminish,
restrict or limit the police powers of the City granted by the Washington State Constitution or by
general law.
Section 20. Third Partv Legal Challenge. In the event any legal action or special
proceeding is commenced by any person or entity other than a party or a Landowner to challenge
this Agreement or any provision herein, the City may elect to tender the defense of such lawsuit
or individual claims in the lawsuit to Developer and /or Landowner(s). In such event, Developer
and /or such Landowners shall hold the City harmless from and defend the City from all costs and
expenses incurred in the defense of such lawsuit or individual claims in the lawsuit, including but
not limited to, attorneys' fees and expenses of litigation, and damages awarded to the prevailing
party or parties in such litigation. The Developer and /or Landowner shall not settle any lawsuit
without the consent of the City. The City shall act in good faith and shall not unreasonably
withhold consent to settle. This section shall survive the termination of this Agreement.
Section 21. No Presumption Against Drafter. This Agreement has been reviewed and
revised by legal counsel for both Parties and no presumption or rule that ambiguity shall be
construed against the party drafting the document shall apply to the interpretation or enforcement
of this Agreement.
Section 22. Headings. The headings in this Agreement are inserted for reference only and
shall not be construed to expand, limit or otherwise modify the ternis and conditions of this
Agreement.
Section 23. Recording. Developer shall record an executed copy of this Agreement with
the King County Auditor, pursuant to RCW 36.7013.190, no later than fourteen (14) days after
the Effective Date and shall provide the City with a conformed copy of the recorded document
within thirty (30) days of the Effective Date.
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Section 24. Le6a1 Representation. In entering into this Agreement, Developer represents
that it has been advised to seek legal advice and counsel from its attorney concerning the legal
consequences of this Agreement; that it has carefully read the foregoing Agreement and knows
the contents thereof, and signs the same as its own free act; and that it fully understands and
voluntarily accepts the terms and conditions of this Agreement.
IN WITNESS WHEREOF, the parties hereto have caused this Development Agreement to be
executed as of the dates set forth below:
OWNER/DEVELOPER:
By
Its
Riverton Development LLC
3723 South 26th. Street
Tukwila, WA 98168
CITY OF TUKWILA
By:
Jim Haggerton, Mayor
City of Tukwila
6200 Southcenter Boulevard
Tukwila, WA 98168
ATTEST:
By
City Clerk
APPROVED AS TO FORM:
By
City Attorney
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STATE OF WASHINGTON)
ss.
COUNTY OF
On this day of 2012, before me
personally appeared to me known to be the individual that
executed the within and foregoing instrument, and aclulowledged the said instrument to be
his /her free and voluntary act and deed for the uses and purposes therein mentioned, and on oath
stated that he /she is authorized to execute said instrument.
Print name:
NOTARY PUBLIC in and for the State of
Washington
Residing at
Commission expires:
STATE OF WASHINGTON)
ss.
COUNTY OF KING
On this day of 2012, before me
personally appeared JIM HAGGERTON, and said person acknowledged that he /she signed this
instrument, on oath stated that he /she was authorized to execute the instrument, and
acknowledged as the MAYOR of the City of Tukwila to be the free and voluntary act of said
party for the uses and purposes mentioned in this instrument.
Print name:
NOTARY PUBLIC in and for the State of
Washington
Residing at
Commission expires:
12
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x
Attachment E
RIVERTON DEVELOPMENT
ADDRESS: 12909 EAST MARGINAL WAY SOUTH
TUKWILA, WA 98168
ZONE: NCC NEIGHBORHOOD COMMERCIAL CENTER
PARCEL #'S: SOUTH LOT 734560 -1005
NORTH LOT 238420 -0055
LEGAL DESCRIPTION: SOUTH LOT:
RIVERTON ADD S 55 FT OF N 165 FT OF 25 -26 ALL
TR 12 ESSICO ADD LESS ST
NORTH LOT:
ESSICO ADD TO RIVERTON LOTS 11 13 OF VAC
PLAT OF ESSICO ADD TO RIVERTON TGW POR VAC
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Attachment I
Riverton Apartments Parking Agreement
Parking provided per Developer's Agreement
39 on -site stalls (9 tandem, 2 ADA)
34 stalls will be dedicated to residential tenants
5 additional on -site stalls will be dedicated to visitor parking (guests, maintenance vehicles, employee parking, etc.)
Street improvements will be made to provide for 12 additional on- street stalls along the west side of E. Marginal Way
South.
Shared Parking
In order to alleviate demand for street parking and ensure cars do not impact the surrounding neighborhood streets, Nine (9)
designated on -site stalls shall be signed and available for commercial use from the hours of 9am -5pm Mon -Fri, excluding
holidays. Permitted cars of residential tenants shall have priority. (See site plan exhibit)
Resident Parking Contract Terms
Prior to the issuance of a parking permit, residents are required to review and acknowledge their understanding of the parking
rules (this document is also incorporated herein as part of the lease).
Permits and Availability
One parking permit per one bedroom unit may be issued. Two parking permits per two- bedroom unit may be issued.
Short term permits shall be available to guests and maintenance vehicles on 8 -hr or 24 -hr cycle. Users should apply with the
manager prior to parking.
Parking permits are not transferable to another resident, non resident, vehicle, or other individual, etc. Unidentified vehicles
may be immediately towed.
All vehicles must appropriately display the required parking permits as instructed by the manager. Alternate locations for
placement may be available.
Lost or stolen parking permits may be reissued at a cost of $25. If damage to a permit occurs, the manager should be
immediately notified so the damage to the sticker can be verified. Please contact your manager before selling your vehicle or
otherwise replacing it, the parking enforcement contractor will consider the vehicle to be in violation if the proper permit is not
attached.
Manager may ask for visual vehicle verification and proof of registration prior to issuing a parking permit. The license plate of
the vehicle must always match the vehicle make, model, and parking permit. Do not attempt to transfer the permit to another
vehicle. If the vehicle is replaced then you must notify the manager in writing AND the manager should be present when the old
permit is removed or destroyed or another permit may not be issued. A $25 fee may be applied if this is not properly
addressed.
The parking of trailers, utility vehicles, snowmobiles, boats, RV's, vehicles of family members, vehicles that occupy more than
one space, and vehicles parked inappropriately in compact spaces, etc. are all prohibited. Note: vehicles may not park in
compact spaces if the bumper of the vehicle extends more than 12" beyond the end of the painted parking line or if it
otherwise obstructs traffic.
Long term parking or vehicle storage is not allowed. This is identified as any vehicle that remains unmoved for 7 days or more.
Only operational vehicles may be parked in the lot. Trailers, extra long or wide vehicles, commercial vehicles, recreational
vehicles, and etc. are not allowed and shall not be issued a parking permit.
Such violations will result in a vehicle being towed at the expense of the vehicle owner.
Residents shall instruct guests to park only in designated stalls and they must display a visitor pass (consult manager for
availability).
Enforcement
In order to preserve order, assist with parking maintenance, and for obvious safety issues, parking enforcement contractor
Is there going to be a parking enforcement contractor is authorized to boot or tow (at the expense of the resident or vehicle
owner) any vehicle for some of the following issues: parking rules, blocks traffic, blocks access to dumpsters, violates any
parking agreement or policy, does not display the required parking permit, failure to pay parking enforcement fine /fees,
resident or vehicle occupant cancels payment for a previous fine, parking in a fire lane or other emergency area, double parking
(without written consent of the manager), parking in a no parking zone, parking without a valid permit or when a permit has
been revoked, parking without having signed and returned the parking agreement as required, etc.
Miscellaneous Violations, Penalties, and Fines
Vehicles may be booted, towed, or forfeit of parking for violation of parking policy, obstructing traffic, double parking, parking
in no parking zones, blocking or restricting trash removal around dumpsters, creating a life safety issue, violating /interfering
with current parking rules, threatening contractors, manager, or other resident (verbal, physical, or vulgar gestures), or if
resident refuses to pay applicable fees to the parking enforcement contractor(s), etc.
The costs associated with towing or disposing of abandoned vehicles, vehicle parts, tires, oil /lubricants, antifreeze, gasoline,
etc. shall be paid by the resident or residents of the apartment additional handling or disposal fees will apply.
Do not store or leave any flammable material, substance, motor oil, automotive or engine fluids, automotive parts, greasy /oily
items, or other such material on the property or in the apartments. Violators will be charged a minimum $30 fine (per container
or incident) for any of the above mentioned issues AND be responsible for any identified damage, repair or replacement costs
(plus significant handling costs). Default of contract will be considered.
Do not store scooters, bikes, motorized vehicles, etc. in the apartment or along exterior ingress /egress areas.
Do not perform any maintenance or repair, on any vehicle, motorcycle, bicycle, or motorized vehicle, etc. anywhere on the
property without the written consent of the manager. Minimum $30 for minor infraction. Vehicles that leak oil or other fluids
may not be allowed to park in the parking lot until the issue is properly repaired.
Electricity for engine block heaters may not be allowed as they frequently constitute a serious safety, utility, and /or property
damage concern (i.e. snow removal, trip hazard, electric shock, open windows and doors causing utility and safety risks, and
window screens and wall are often damaged in an effort to get power to the vehicle etc.) Written approval from the manager is
required.
Serious, continual, or repeat violation may require that the resident forfeit parking temporarily or permanently.
Scope
1. The provisions and conditions of this Agreement shall run with the land for those properties referenced in paragraph
1 of this document and be enforceable against successors in interest and assigns of the signing parties.
2. Title to and the right to use the lots upon which the parking is to be provided will be subservient to the title to the
property where the primary use it serves is situated.
3. The property or portion thereof on which the parking spaces are located will not be made subject to any other
covenant or contract for use which interferes with the parking use, without prior written consent of the City.
4. This Agreement is in perpetuity and can only be terminated if replacement parking has been approved by the City's
Director of Community Development and written notice of termination of this agreement has been provided to the
other party at least sixty (60) days prior to the termination date.
Tukwila
RIVERTON MIXED USE
PARKING DEMAND ANALYSIS
March :2012
TU
Source: Tukwila Wei ite
J raffi Jake Tc Engineening, InL
i t rtii�-
I=M
2 39th Ave SW Seattle, WA 98116 2503
Tel 206.762,1978 Cell 206,7993692
Brie Campbell, Leed AP
RIVERTON DEVELOPMENT LLC
3723 S. 126M Street
Tukwila, WA 98168
Re: Riverton Mixed Use Tukwila
Parking Demand Analysis
We have prepared this Peak Parking Dernand Analysis for the proposed Riverton Mixed Use
project in Tukwila. The project proposes to provide the following:
23 unit apartment
3,000 sf commercial space (envisioned uses include a small cafe and office)
The proposed project is located at 12909 East Marginal Way in the City of Tukwila. Access to
the site is via a driveway off of East Marginal Way South. The proposed project proposes to
provide 51 parking stalls; 39 parking stalls will be on the site and 12 parking stalls will be
adjacent to the site.
An aerial of the site obtained from
King County IMap is depicted to
the right.
This report is prepared to identify
the peak parking demand for the
proposed project per City
requirements and Institute of
Transportation Engineers (ITE)
data. The peak parking demand is
conducted 'or the apartment peak
and commercial peaks.
The summary, conclusions and
recommendations are on page 4
of this report.
Figure 1 is a vicinity map of the proposed project. A preliminary site plan is depicted on
Figure 2.
Brie Campbell, Leed AP
TURNER SPECIAL PROJECTS
March 6, 201-2
Page -2-
Protect Site
The project site is presently developed with a single family dwelling. The existing building
would be removed to make way for the proposed development.
Street Svstem
The primary streets within the study areas and their functional classifications Tukwila
Ordinance #1616 are as follows:
SR-00
E. Marginal Way S.
S. 133rd St.
o' S. 130 St.
Transit Services
The map to the right is the pertinent
section of the Metro Transit System Map
depicting transit service in the site vicinity
Metro Transit Routes u" on SIR 99
about 1 /4 mile away and provides
service on East Marginal Way. Further
information on these routes can be found
on the Metro Transit website
Principal Arterial
Minor Arterial
Minor Arterial
Collector
The Riverton Development project will
provide 51 parking spaces; 39 parking
spaces will be on the site and 12 parking stalls will be on East Marginal Way S. adjacent and
to the north of the site.
City of Tukwila
The City of Tukwila Zoning Code Chapter 18.56 PARKING AREAS, VEHICLE AND PEDESI RIA1
ACCESS, AND RELATED IMPROVEMENTS provides the Zoning parking requirements for the
project. My review of the City Zoning Code indicates that the project requires the ollowing
parking.
23 units residential 46 stalls (2 per unit)
1,C 00 sf cat 6 (800 sf useable) 8 stalls (10 per 1,000 sf useable sf)
I A-
2,000 sf office 6 stalls (3 per 1,000 sf)
Total 60 stalls
'N
Project
Site
t t
I &R
The Riverton Development project will
provide 51 parking spaces; 39 parking
spaces will be on the site and 12 parking stalls will be on East Marginal Way S. adjacent and
to the north of the site.
City of Tukwila
The City of Tukwila Zoning Code Chapter 18.56 PARKING AREAS, VEHICLE AND PEDESI RIA1
ACCESS, AND RELATED IMPROVEMENTS provides the Zoning parking requirements for the
project. My review of the City Zoning Code indicates that the project requires the ollowing
parking.
23 units residential 46 stalls (2 per unit)
1,C 00 sf cat 6 (800 sf useable) 8 stalls (10 per 1,000 sf useable sf)
I A-
2,000 sf office 6 stalls (3 per 1,000 sf)
Total 60 stalls
Brie Campbell, Leed AP
TURNER SPECIAL PROJECTS
March 6, 2012
Page -3-
The parking demand per TZC for the above identified uses is noted at 60 stalls; however the
parking peaks at different times during the day; the residential peaks late at night/early AM
and the commercial uses in the daytime. Additionally, the City's parking requirement for the
residential component is much higher than researched parking data suggests.
101 K#JYJ to 14 6-1 r.-M a] 11raq] I It; 1116-111 IN a- I I L01 Mal am sm I ip I I 11manorm Is
I have prepared an Excel spreadsheet noting the envisioned uses with City and National
parking data included with the time of peak noted. The residential component peaks during
the late nigh/early AM time period (1200 0400), the Office component peaks at 1000
11.00 and tie Caf6 is expected to peak from 1200 to 1300.
ITE Peak Parking
The Institute of Transportation Engineers (ITE) Parking Generation, 4 Edition identifies the
time of the peak period and percentage of the peak period. The proposed project provides
apartment and office uses. The parking rate, peak period, percentage of peak period and
percentage during other uses peak periods for the above mentioned lands uses are
identified in the table below:
USE ITE Parking Rate Percentage of Percentage
(L.UC) 85% Peak Period
Peak Period during other
uses peak
Apartment 1.61 spaces per
0000 -0400 100% 65%/65%
(221) dwelling unit
Office Building 2.98 spaces per 1000-1100 100% 10 °l /9t%
(701) 1,000 sf
Restaurant 6.37 spaces 1200-1300 100% 10%/85%
(932)
The peak period for the Apartment occurred during 0000 0400 hours (12:00 am 4;00
am). Data shows no percentages for the other uses during the Apartment peak period.
Accounting for janitorial staff and other off hour maintenance I applied a 10% parking
percentage during the Apartment peak for the office and restaurant use. In addition no ITE
percentages were noted for the Apartment during the other uses Peak Parking period (1.000
1100 and 1200 1300). A percentage of 64% is identified during the 0800 time period;
65% is used for the analysis.
Attached in the appendix are pertinent sections noted above.
1141111111WO
Peak parking demand occurs at different times pending the use. Residential peaks occur at
night and commercial office and Cafe uses during the day. The Riverton Development
Brie Campbell, Leed AP
TURNER SPECIAL PROJECTS
March 6, 2012
Page -4-
project is a multi-use project that encompasses the aforementioned uses and thus is
conducive to shared parking.
Peak Parking- Demand AnaIvsjs
I conducted the peak parking demand utilizing six scenarios:
Peak demand for Apartment- Urban and Suburban
Peak demand for Office Urban and Suburban
Peak Demand for the Cafe Urban and Suburban
Included in the appendix is the Excel spreadsheet that shows the peak parking demand for
the above mentioned scenarios. The site is situated in an area that is neither completely
Urban nor Suburban in nature; thus both the Urban and Suburban ITE parking data is used.
The Suburban ITE data, as would be expected, shows higher parking demand than the Urban
data.
My analysis using City parking rates indicates that the peak parking demand for the project
to be 47 stalls. Using ITE data the peak parking is projected at 34 stalls using Suburban
data and 25 using Urban data. The residential peak parking demand on Saturday is 14%
less than during the weekday and little parking is projected for the Office on weekends; thus
my analysis focused on the weekday peak.
I recommend that a transit schedule kiosk be provided in the lobby of the building and
appropriate bike parking be provided.
This report analyzed the Peak Parking Demand for the proposed Riverton Mixed Use project,
The parking requirements are governed by City Zoning Code. A peak parking analysis was
done using the required City parking and the percentage of peak parking during the time of
peak for each land use as derived in the ITE Parking Generation.
11 used the City parking requirement data and ITE data for time of peak parking demand to
calculate the peak parking during the peak period for the Apartment and the commercial
scenarios. My analysis indicates the highest peak parking demand scenario occurred during
the late evening/early AM peak period that resulted in a peak parking demand of 47 spaces.
The proposed project provides 51 spaces that are sufficient to accommodate the peak
parking demand. Transit service is available adjacent and near the site and ITE data shows
less parking demand. The installation of a bus schedule kiosk in the building lobby and
appropriate bike parking is recommended,
1 E, n
IA
Brie Campbell, Leed AP
TURNER SPECIAL PROJECTS
March 6, 2012
Page 5-
Please contact me at 206.799.5692 or email me at if you have any
questions,
Very truly yours,
Mark I Jacobs, PE, PTOE
EXPIREs 462
Project: Riverton Mixed Use King County
Location. 12909 East Marginal Way
1,041,21
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Project: Riverton Mixed Use King County
Location 12909 East Marginal Way
Note: An 8.5 x 11" copy of the site plan is included with this. Parking Demand, Analysis
T
RIVERTON MIXED USE TUKWILA
F 1 PARKING DEMAND ANALYSIS
FIGURE 2
RWAnt In Color C nly
SITE PLAN
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111 112111 Jill I Jill Jill 111111 1 ;J11111111 111 !111 1 I 11 1 0
-til t
Use
Single-family and multi-
family dwellings
Multi-family and Mixed-
Use residential (in the
Urban Renewal Overlay
(URO))
Senior Citizen Housing
F.-TUNIT450-jaymum
2 for each dwelling unit that contains up to 3 bedrooms. 1
additional space for every 2 bedrooms in excess of 3
bedrooms in a dwelling unit. Additional parking may be
required for home occupations and accessory dwelling
units as otherwise proved by lhis title
One for each dwelling unit that contains up to one
bedroom. 0.5 additional spaces for every bedroom in
excess of one bedroom in a multi-family dwelling unit.
_0
I i NOW, 11 01
One automobile space at no charge to a car sharing
program (if available) for every 50 to 200 residential units
on site. An additional space shall be provided for
developments with over 200 residential units. All car share
spaces are in addition to required residential parking. If
car sharing programs are not available when the building
is constructed, an equivalent number of guest parking
spaces shall be provided. These shall be converted to
dedicated car-sharing spaces when the program becomes
available.
For 15 units or less, 1 space per dwelling unit. For
dwellings with more than 15 units, a minimum of 15
spaces are required, plus 1 space per 2 dwelling units,
Bicycle Standard
For multi-family, I space per
10 parking stalls, with a
minimum of 2 spaces. No
requirement for single family.
One secure, covered,
ground-level bicycle parking
space shall be provided for
every four residential units in
a mixed-use or multi-family
development.
I space per 50 parking stalls,
with a minimum of 2 spaces.
Religious facilities,
mortuaries and funeral
homes
Colleges, Universities,
Vocational Schools and
other post-secondary
educational institutions
Convalescent/
nursing/rest homes
Food stores and markets
1 for each 4 fixed seats
mill
Shall be deterrflined by Planning Commission, based on 1 space per 50 parking stalls,
an evaluation of information concerning traffic generated with a minimum of 2 spaces.
by proposed use.
1 for every 4 beds with a mm mum of 10 stalls
1 for each 300 square feet of usable floor area
High schools I for each staff member plus 2 for every 5 students or
visitors
Hospitals I for each bed
Hotels, motels and 1 for each room, plus one employee space for each 20
extended stay rooms, rounded to the next highest figure
Manufacturing i for leach 1 square feet of usable floor area
I space per 50 parking stalls,
with a minimum of 2 spaces.
I space per 50 parking stalls,
with a minimum of 2 spaces.
1 space per 50 parking stalls,
with a minimum of 2 spaces,
1 space per 50 parking stalls,
with a minimurn of 2 spaces.
1 space per 50 parking stalls,
with a minimum of 2 spaces.
1 space per 50 parking stalls,
with a minimum of 2 spaces.
11 *'1
Office, commercial and
3.O for each 1,000 square feet of usable floor area
1 space per 50 parking stalls,
professional buildings,
with a minimum of2spaCeS�
bankm, dental and
medical clinics
Outdoor sports areas
Shall be determined by Planning Commission
1 space per GQ parking stalls,
with a minimum of2spaces.
Places of public
The Director ah8|| determine the number of required
1 space per 50 parking sta||o,
aoaembly, including
parking spaces, with a minimum of1 space for every 1O0
with a minimum of2spaces.
audi\nriumma, exhibition
square-feet of assembly area. To ensure parking
he||s, community doba,
adequacy for each proposal, the Director may consider
community centers, and
the following:
private clubs
u. A parking study or documentation paid for by the
applicant and administered by the City regarding No
actual parking demand for the proposed use, or
b Evidence in available planning and technical studies
relating Lo the proposed use.
Post offices
floor
3 for each 1 000nquanaheetnfusab|eO
1 apace per 50 parking �a||s
with a minimum nf2spaces.
Public facilities, including
1 space Pe'5O�a�ing stalls,
libraries, police and fire
Shall be determined by the p|anningCommission
with a minimum oy2spaces.
stations
Restaurant
1 for each 1O0 square feet of usable floor area
1 space per 50 parking stalls,
with m minimum of2spaces�
1 for each 50 square feet of usable floor area. Fifty
1 space per 5Dparking sta||s.
Restaurant, Fast food
percent nf any outdoor seating area will be added tothe
with a minimum oY2spaces.
_usable floor area for parking requirement calculations,
Retail Sales, Bulk
2.5 for each 1,080 square feet nf usable floor area
1 space per 5O parking stalls,
with a minimum nf2spaces.
4 for each 1.QOO square feet o/ usable floor area iflocated
Retail sales,
wdhinthe TUC orTV8 zoning dis1ho��25�r each 1.0O8
1 space per 5U parking stalls,
mqUana feet of usable floor area if located in any other
with a minimum of2spaces.
zoning district
8ohom/y. Elementary
1S for each staff member
Junior High
1 space per classroom
Shopping center (ma||). planned, per usable floor area size, oa listed below
500.000 nq. ft. urlarger
5 for every 1UOO sq. ft,
1 space per 50 parking stalls,
with a minimum of2muauem.
25.8OO-498.A§0s0,ft,
4 for every 1.80Omq�ft,
1 space per S8 parking stalls,
with a minimum n of 2mpaoem,
Taverns
1 for every 4 persons based on occupancy load.
1 space per 5D parking stalls,
with a minimum of2spaces.
1 for every 4 fixed seats. It seats are not fixed. 1 per 3
space per 100 seats, wi�ha
Theaters
seats, with concurrence of Fine Chief, oona��n� with
minimum
m�nimumnY3mpecem�
maximum a||uv�doccupancy
Warehousing
1 for every 2.0OO square feet of usable floor area
1 space per 50 parking stalls,
with a minimum of 2 spaces.
18.56]4(), Adrni��i s[r0t i#e `Y8ri a omw �Or��n�
Slandar,d
A, General
1. A request for an administrative variance from
required parking standards must bereceived prior b3any
issuance of building or engineering permits. Administrative
w8M8nCeS are only eligible for requests for reductions {d
required parking between 10 and 100. Requests for
reductions from minimum parking standards in excess of 10%
must be made to the Planning Commission,
2. The project developer shall present all findings t0
the Direc prior t0 any final approvals, including design review,
conditional use permit /eview, building review or any other
permit reviews required bv the Director.
B� Ch&el
1 All requests for reductions in parking mhe|| be
reviewed under the criteria established in this section.
2. In addition 10 the following requirements, the
Director may require specific measures not listed to ensure that
all impacts with reduced parking are mitigated, Any spillover
parking which cannot be mitigated to the satisfaction of the
Director will serve as the basis for denial, A nsduCUOn may be
aUowod, pursuant to either an Administrative variance or
requests tJ the Planning Commission, after
a. All shared parking strategies are explored.
b. On-site park and ride opportunities are fully
explored.
C. The site is in compliance with the City's
commute trip reduction ordinance or, if not an affected employer
as defined by the City's oQiin8nce, agrees to become affected,
d� The site i6at least 30} feet away from o single-
family n8Sid8ntia|zoAa.
e. A report i3submitted providing 8 basis for less
parking and mitigation necessary h)offset any negative effects
C, Pf eCess:
1 An applicant shall submit evidence that decreased
parking will not have a negative impact on surrounding
properties 0r potential future uses. This may take the form of
brief report for administrative variances, Decreases in excess
of 1096 must be mad* to the Planning Commission. The
Director may require additional studies ioensure that negative
impacts are properly mitigated, A complete and detailed
Parking Demand study is required for requests reviewed by the
Planning Commission,
2, All site rha[GciehSMrs should be described in
report, including
a, Site accessibility for transit,
b. Site proximity to transit, with 15- to 30-minute
c Shared use of on-site parking,
d. Shared use of off-site parking.
e. Combined on-site parking.
L Employee density.
g. Adjacent land uses.
D. Rpmrm: Applications for Administrative Variances for
reductions below minimum parking requirements between 1%
and 10Y6 shall be processed as Type 2deCiSi0nS. pursuant to
TMC 18,108D20. Applications for reductions from DQiDimU0
parking requirements in excess 0f1OY6shall be processed as
Type 4 deCiSionS, pursuant to TMC 18.108040. including 3
hearing before the Planning Commission.
Produced by the City of Tukwila, City Clerk's Office
Land Use: 221
Low/Mild-Rise Apartment
used on Vehicles per
Dwelling Unit (Suburban)
Weekday
Hour Beginning
Percent 2fpea eriod
Number of Data Points*
12-00-4:00 a.m.
C- Z
14
5:00 a.m.
14
6:00 a.m.
92
14
7:00 a.m.
74
1
8:00 a.m.
64
1
9 a.m.
0
10:00 &M.
0
11:00 a.m.
0
a e_J
12M P,m.
0
1:00 p' m'
2:00 p.m.
0
0
3:00 p.m.
4:00 p.m.
44
0
1
5:00 p.m.
59
1
6:00 p.m.
69
1
7:00 p.m.
66
9
8:00 p.m,
75
9
9:00 P.M,
77
10
90:00 p. m.
92
14
11:00 P.M.
94
14
Subset of database
jil 11
jMTQW=fTF. F
iiti4filloicifirt, FAMON
Me M17711jer OT We
apartment building.
1 Rental and Homeowner Vacancy Rates for the United States: 1960 and 1965 to 2009, U.S. Census Bureau.
http://www.census.gov/hhes/www/housing/hvs/qtr309/q309tab1.htmI
Institute of Transportation Enghneers
51 Parki ng Generation, 4th Edition
Land Use: 221
W/ I\ {k Jt'"_422j_LUjM1W
Average Peak Period Parking Demand vs. Dwelling Units
On a: Weekday
Location: Urb,?_,rj[,i
'11'eekday Urban Peak Perioi
Parking Demand
0 Actual Data Points
Institute of Transportation Engineers
zmzz�
54 Parking Generation, 4th Edilion
Land Use:221
Low/Mid-Rise Apartment
f,
Saturday Urban Peak Period
Parking Demand
CL 100:
11
IL 0
0 100 200 300
x Dwelling Units
Actual Data Points
Instigate of Transportation Engineers
400 500
Fitted Curve/Average Rate
500
1.0
400
300
V
0
3c
200
CL 100:
11
IL 0
0 100 200 300
x Dwelling Units
Actual Data Points
Instigate of Transportation Engineers
400 500
Fitted Curve/Average Rate
Land Use: 221
Low-Rise Apartment
Average Peak Period Parking Demand vs. Dwelling Units
On a: Weekday
Location Suburban
Peak Period Demand
12M-5:00 a.m.
21
311 dwelling units
1.23 vehicles per dwelling unit
0.32
21%
1.10-1.37 vehicles per dwelling unit
0.59-1,94 vehicles per dwelling unit
1.94 vehicles per dwelling unit
0.68 vehicles per dwelling unit
Weekday Suburban Peak Period Parking
Demand
IJIMt
i
1,500
Actual Data Points Fitted curve Average Rate
Institute of Transportation Engineers 53 R 16,fng Generxron, 4kh Editivi
1,000
x Dwelling Units
No
As noted, peak parking demand rates were different between sites located in suburban settings and
those located in urban settings for the independent variable 1.DOUsq. ft. BFA. The individual site surveys
did not enable a quantitative explanation of the factors that caused the difference. One potential
explanation may na|ahe 10 differences in the availability of alternative modes (for example, transit, bike and
pedestrian) available a1 the urban sites. {]f the studies with data on transit availability and presence ofa
transportation demand management (TDM) program, the suburban sites reported about 55 percent with
available transit services and 20 percent with TDK4programs. The urban sites reported almost 700
percent with available transit and 63 percent with TDM programs of some form,
Weekend parking demand data were available at two study sites. At one site, the Saturday peak demand
was less than 10 percent of peak weekday demand at the same site. At the other site, the Saturday and
Sunday dernand approached 90 percent of the weekday peak demand for the same site. It was not
possible to derive reliable weekend parking demand rates due to lack of information on the nature of work
conducted during the weekend m1 the two sites.
The following table presents the time-of-day distributions of parking demand variation for suburban and
urban sites. The only sites included in the table data were those that submitted at least four consecutive
hours of parking demand observations, (Note the rnej/�b/of the park�gdenvamddata /o the omsma8
database con�ahedof one or two hou�yoboen/atiuno)
ZM0MM=l
12:00-4:00 a.m.
5:D0m.m.
8:OQe.m.
7:U0 am.
8:00 a.m.
SoD0a.m.
1QMe.m.
11Ma/n.
12:00 p.m.
1:00 P.M.
2:8O p.m.
3:00p�m�
4:C0 p.m.
5M p.m.
6:00 p.m.
7:00 p.m.
8:OOp�n�
9:00 P.M.
10.00 P.M,
11:00 pol'
Subset of database
Weekday Suburban
Percent of Peak
Period
59
79
9O
77
84
81
72
48
25
InmtituteovTramopomauun -Eingnee,
Number of Data
Percent ofPeak
Number of Data
Points~
period
Points*
O
0
O
O
i
O
1
19
2
10
64
4
12
91
5
12
99
5
11
99
5
12
98
5
7
98
5
7
100
5
0
89
5
8
&0
6
6
58
J
1
U
D
0
O
O
O
0
O
0
O
0
Paming8eneration, 4th Edition
Average Peak Period Parking Demand vs. 1,000 sq. ft. GFA
On w Weekday
Location Urban
Statistic
Peak Period
Number of Study Sites
Average Size of Study Sites
Average Peak Period Parking Demand
Standard Deviation
Coefficient of Variation
Range
85th Percentile
33rd Percentile
Weekday Urban Peak PeriO'
Parking Demand i
Actual Data Points
institute of Transportation Engineers
P 2.56x 80
2 0.98
1,000 1 ,500 2,000
x
sq. ft. GFA
-Z�
210 3 I
2,500
Fitted Curve/Average Rate
i' Generation, 4th Edition
6,000
5,000
4,000
(D
3,000
2,000
1
0
0 500
Actual Data Points
institute of Transportation Engineers
P 2.56x 80
2 0.98
1,000 1 ,500 2,000
x
sq. ft. GFA
-Z�
210 3 I
2,500
Fitted Curve/Average Rate
i' Generation, 4th Edition
90
Average Peak Period Parking Demand vs. 1,000 sq. ft. GFIJ
Weekday
Location: Suburban
Peak Period Demand
2000
9.00 a.m.-4 p.m.
1:800
176
1,600
136,000 sq. ft. GFA
1,400
2.84 vehicles per 1,000 sq. ft.
GFA
0.73
1,000
26%
800
2.73-2.94 vehicles per 1,000 sq.
ft. GFA
0.86-5.58 vehicles per 1,000 sq.
ft. GFA
3.45 vehicles per 1,000 sq. ft.
GFA
2.56 vehicles per 1,000 sq, ft.
GFA
Weekday Suburban Peak Period
Parking Demand
Actual Data Points Fitted Curve
Institute of Transportation Engineers 205
Average Rate
Park ng Generator, 4th Edition
2000
1:800
Z—
1,600
1,400
1,200
1,000
800
4 600 00
200
0
0
Actual Data Points Fitted Curve
Institute of Transportation Engineers 205
Average Rate
Park ng Generator, 4th Edition
Land Use: 932
Hig,h-Turnover (Sit-Down) Restaurant
MOM MX61M Is if-sr-SM I IMMOMI ME HAPIMMOMW 1100,111 Lei alLeigi1,15!lri I K4-m LIRM2 I
wr-OJI210 q1t;JR011119=11g
Hour Beginning
12:00-4:00 a.m,
5:00 a.m.
6:00 a.m.
7:00 a.m.
8M a.m.
9:00 a'm'
10:00 a.m.
11:00 a.m.
12:00 p.m.
1:00 P.M.
2:00 p.m.
3:00 p.m.
4:00 p.m.
5:00 P.rn.
6M p.m.
7:00 p.m.
8M P.M.
9:00 P.M.
10:00 P.M.
11:00 P.M.
Subset of database
MEMOMIM,
12:00-4:00 a.m.
5:00 a.m,
6:00 a.m.
7:00 a.rn.
8:00 axn.
9:00 a.m.
10:00 a.m.
11:00 a.m.
12:00 p.m.
1:00 P.M'
2:00 p.m,
3:00 p.m.
4:00 p.m.
5:00 p.m.
6:00 p.m.
7:00 p.m.
[8:00 p.m.
9:00 PLM.
10:00 P M.
11:00 P-M.
Subset of database
Weekday at a
Famfiv Restaurant
Percent of
Percent of
Number of
Peak Period
Data Points*
4
0
9
1
26
4
44
5
57
8
76
9
85
9
10
63
100
12
11
53
12
42
11
42
12
76
11
83
12
63
10
66
10
63
7
48
5
44
2
Saturday at a
Familv Restaurant
Percent of Number of
Peak Period
Data Points*
Percent of
0
Peak Period
0
20
4
30
5
51
7
73
9
94
10
100
10
93
11
84
10
63
11
39
10
48
11
55
11
63
11
74
5
55
11
39
9
40
8
53
3
Weekday at a Restaurant
with Bar or Lounge
Percent of
Number of
Peak Period
Data Points*
0
0
0
0
0
5
7
16
49
1
39
1
27
1
19
1
22
1
60
5
94
5
100
5
81
84
9
0
0
Saturday at a Restaurant
with Bar or Lounge
Percent of
Number of
Peak Period
Data Points*
0
0
0
0
0
5
7
20
41
53
46
38
63
80
100
70
33
9
0
Institute of Transportation Engineers 3 K; Parking Generation, 4th Edition
Land Use. 932
High-Turnover (Sit-Down) Restaurant
Average Peak Period Parking Demand vs., 1,000 sq. ft. GFA
On a Weekday
Use Code Subset: Family Restaurant (No Bar or Lounge)
Locati*
statistic
Peak Period
Number of Study Sites
Average Size of Study Sites
Average Peak Period Parking_Dernand
Standard Deviation
Coefficient of Variation
Range
85th Percentile
33rd Percentile
Peak Period Demand
11:00 a.rn.—1 :00 p.m., 6:00-8. p.m.
10
3,200 sq. ft. GFA
5.55 vehicles per 1,000 sq. ft. GFA
2.69
48%
3.13-12.41 vehicles per 1,000 sq. ft. GFA
6.37 vehicles per 1,000 sq. ft. GFA
3.86 vehicles per 1,000 sq. ft. GFA
Weekday Urban Peak Period
Parking Demand
(Family Restaurant)
0 1 2 3 4
x 1,000 sq. ft. GFA
Actual Data Points
Institute of Transportation Engineers
5 6
r "R(k?n�
I Generation 4fli Edition
Land Use: 932
High-Turnover (Sit-Down) Restaurant
Average Peak Period Parking Demand vs. 1,000 sq. ft. GFA
On a: Weekday
Land Use Code Subset: Family Restaurant (Noi Bar or Lounge)
Location Suburban
olmj# 2
Actual Data Points
Parking Generation, 4th Edition