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3214 Broadway Development Traffic Impact Analysis <br /> 2.2 Scope of Analysis <br /> The City of Everett utilizes a threshold of 50 PM peak-hour trips impacting an intersection to <br /> determine when level of service analysis is required. The 3214 Broadway Development is not <br /> anticipated to 50 PM peak-hour trips. However, the existing operations of the intersection of <br /> Broadway Avenue at 32ad Street have been analyzed to determine what the queue length on 32nd <br /> Street is and if there is anticipated to be an interaction with the proposed access to 32nd Street. <br /> 3. TRIP GENERATION <br /> Trip generation calculations for the 3214 Broadway Development have been performed utilizing <br /> average trip generation rates published in the Institute of Transportation Engineers (ITE) Trip <br /> Generation Manual, 0 Edition, Volume 2: Data (2012). ITE Land Use Code 223, Mid-Rise <br /> Apartments,has been utilized for the proposed use. <br /> The existing building on the site has been used for several different uses.The credit for the existing <br /> building has therefore been calculated using ITE Land Use Code 826, specialty retail. This land <br /> use covers several different commercial uses and should therefore be a reasonable estimate of the <br /> trip generation from the existing building. Additionally, credit for the existing building has been <br /> reduced by 25% to account for pass-by trips. The pass-by trip reduction of 25% is the industry <br /> standard for specialty retail uses. <br /> The trip generation of the 3214 Broadway Development is summarized in Table 1. <br /> Table 1: PM Peak Trip Generation Summary <br /> Use Size Average PM Peak-Hour <br /> Daily Trips Inbound Outbound I Total <br /> Mid-Rise Apartments 140 units 585 32 23 55 <br /> (ITE LUC 223) <br /> Specialty Retails -3,200 SF -106 -3 -4 -7 <br /> (ITE LUC 826) <br /> TOTAL 479 29 19 48 <br /> The development is anticipated to generate 479 new average daily trips (ADT) and 48 new PM <br /> peak-hour trips. The trip generation calculations are included in the attachments. <br /> t Trip generation for the specialty retail includes a 25%reduction for pass-by trips. <br /> Gibson Traffic Consultants, Inc. January 2017 <br /> info@gibsontraffic.com 2 GTC#14-124 <br />