16932 Redmond Woodinville Road NE | Suite # A206 | Woodinville, WA 98072 | 425-883-4134

November 17, 2020

To: Cameron Zapata, City of Redmond Planning

From: Jeff Hee, Transportation Solutions Inc.

Subject: Harmony Parking Reduction

The Applicant proposes a reduction from the City of Redmond’s parking requirements for development of Harmony, a mixed-use residential suite, multifamily-studio, and commercial site in downtown Redmond.

Project Description Harmony, the “Project”, is proposed at 8550 164th Ave NE in the Town Square downtown Redmond subzone. The proposal is just over a quarter-mile from Redmond Transit Center and about a half-mile north from the future Downtown Redmond Link Light Rail Station.

The Project is proposed with 91 residential suites, 8 multifamily dwelling units and up to 963 sq. ft. of commercial space. Full build-out is anticipated by 2021.

A vicinity map is attached as Figure 1. A conceptual site plan is attached as Figure 2.

Parking Requirement and Onsite Parking Proposal

Table 1 summarizes the parking requirements from the Redmond Zoning Code (RZC) Table 21.10.80C, and the parking reduction proposed.

There are 44 parking spaces proposed onsite to be supported via a lift system.

Table 1: Parking Required and Proposed Land Use Size RZC Parking Ratio1 RZC Parking Required Parking Proposed Multifamily 8 dwelling units 1.00 / dwelling unit 8 spaces 8 spaces Multifamily Guest 8 dwelling units 0.25 / dwelling unit 2 spaces 2 spaces Residential Suite 91 beds 0.50 / bed 46 spaces 32 spaces General Sales or Services 963 sq. ft. 2.00 / 1,000 sq. ft. 2 spaces 2 spaces Total 58 spaces 44 spaces

1. RZC Table 21.10.80C The residential suite use parking requirement is proposed to be reduced from 0.50 spaces per bed to 0.35 spaces per bed. The following provides support of our parking reduction request.

Transportation Management Program

The Project will be managed by Muse Management under a Transportation Management Program (TMP), which is overseen by the City of Redmond. The TMP requires residents to register their vehicles with management and parking spaces are assigned and priced based on the vehicle needs of each tenant. Registered vehicles are provided stickers and parking is actively monitored by management staff. In addition, to the site’s proximity to transit, the site includes covered and secure bicycle parking for tenants who do not have a personal vehicle; and

Cameron Zapata Harmony Parking Reduction

November 17, 2020 Page 2 of 3

therefore, do not need parking onsite. The City of Redmond has designated Downtown Redmond an urban center, and like other urban centers there are multiple travel options available for residents to not need to have a personal vehicle and parking.

Muse Management also manages Vision 5, Tudor Manor and 162Ten in downtown Redmond. The TMP elements for Harmony will be similar to those at Vision 5, Tudor Manor and 162Ten.

Residential Suite Land Use – Parking Study

Through past technical analyses prepared for the Cities of Redmond and Kirkland, it has been demonstrated that the vehicle demands for residential suite users are significantly less than the vehicle demands for typical multifamily apartments.

This study, incorporates recent findings for parking demands for residential suite land uses in the City of Redmond. Local and weekday residential suite parking demands were surveyed on weekdays after-midnight in July 2019. The survey time corresponds to the period when the demands for residential parking is at its highest and when parking demands other commercial uses are negligible.

The parking survey is summarized in Table 2.

Table 2: 2019 Residential Suite Use Parking Demand Survey

Site Residential July 17, 2019 July 18, 2019 Average Parked Parking Rate Suites Vehicle Demand Vehicle Demand Vehicle Demand (vehicles/bed) Vision 5 96 19 17 18.0 0.19 Tudor Manor 61 15 16 15.5 0.25 162Ten 96 17 17 17.0 0.18 Average 0.21

The average parking demand observed for the three existing residential suite sites was 0.21 vehicles per bed, and the maximum average observed parking demand was 0.25 vehicles per bed.

The Applicant is proposing a reduction of the residential suite parking requirement from 0.50 spaces per bed to 0.35 spaces per bed which is supported by the field findings.

King County Right Size Calculator – Parking Analysis

The King County Multi-Family Residential Parking Calculator (Right Size Parking Calculator) tool was used to review the residential suite parking recommendations for the proposed site.

Figure 3, attached, includes the output for the proposed residential suites.

For this analysis, the average residential suite size (220 sq. ft.) and average monthly rent ($900) were used as the variables for the analysis. The Right Size Parking Calculator output shows and based on these variables 0.21 parking stalls per bed would be recommended for the proposed site.

Like the field study, the Right Size Parking Calculator also recommends lower parking ratios for the proposed residential suites compared to the RZC.

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November 17, 2020 Page 3 of 3

Conclusions and Recommendations

The analysis above shows that the proposed parking reductions are reasonable. All Project-parking will be located onsite.

The Applicant’s proposal to reduce the residential suite parking ratio from 0.50 spaces per bed to 0.35 spaces per bed is supported through review of existing parking demands at existing downtown Redmond residential suite developments and recommendation from the Right Size Parking Calculator. The local data shows a maximum observed rate of 0.25 vehicles per bed for the existing developments. The Right Size Parking Calculator recommends a 0.21 vehicles per bed rate based on the Project’s location. Both resources show parking ratios lesser than what is being proposed and lesser than the RZC parking requirement.

The Applicant is not proposing to deviate from the RZC’s parking requirements for the proposed multifamily and commercial uses onsite. Commercial parking can also be made available for use by residential suite and multifamily guests when the commercial businesses are closed in the late evening and early morning.

Table 3 summarizes the proposed parking ratio changes and proposed parking supply.

Table 3: Parking Required and Proposed Land Use Size RZC Parking Ratio1 Proposed Pk. Ratio Parking Proposed Multifamily 8 dwelling units 1.00 / dwelling unit 1.00 / dwelling unit 8 spaces Multifamily Guest 8 dwelling units 0.25 / dwelling unit 0.25 / dwelling unit 2 spaces Residential Suite 91 beds 0.50 / bed 0.35 / bed 32 spaces General Sales or Services 963 sq. ft. 2.00 / 1,000 sq. ft. 2.00 / 1,000 sq. ft. 2 spaces Total 44 spaces

1. RZC Table 21.10.80C Harmony is proposed with 44 onsite vehicle parking spaces, which is sufficient to meet the site’s forecast parking needs.

Consistent with the criteria set forth in Redmond Zoning Code Chapter 21.40.010.D.2, the analysis above provides alternatives to the minimum parking requirements for the proposed multifamily dwelling units and residential suites at Harmony. The proposed alternatives are shown to provide sufficient parking to serve the site without adversely impacting other uses and streets in the vicinity of Harmony.

The Applicant will enter into a similar Transportation Management Plan agreement with the City of Redmond like their other existing developments.

Please contact me, should you have any questions.

T UD O R MANO R

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8550 164th Ave NE

Redmond, WA 98052

11/16/2020D:\Dropbox (TSI)\TSI Projects\2020\220001 Harmony SPE\CAD\AutoTurn\Harmony - AutoTurns - Loading04_sjg.dwg, 11/16/20 02:43:55pm

HARMONY - Site Plan

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Figure 3: Residen�al Suite Land Use Right Size Parking Calculator