TIA ReviewENGINEERING .PLANNING .ENVIRONMENTAL SCIENCES
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M E M O R A N D U M
Date: January 27, 2005
To: Mike Brown
From: Cathie Carlson
Subject: Transportation Impact Analysis Update
cc:
Project Number: 2545107-001
Project Name: Brown's Car Care Expansion
In response to your request, we have reviewed the TIA prepared for Creek Place in March, 1996 and the
site plan for Brown's Car Care with current proposed uses. The project is located at the northeast corner
of the Yelm Avenue and Creek Street intersection in Yelm and proposes construction of a 4,600 square
foot auto dealership with 1,400 square feet of professional office space, and 8,500 square feet of auto-
related support services. A convenience store with gas pumps and Brown's Car Care are currently
located on the site.
The purpose of our review was to provide a comparative analysis of uses/trip generation for the current
development proposal as compared to the original Creek Place proposal, and a review of the amount of
traffic mitigation and transportation facility charges paid to the City. This analysis is necessary due to the
differences between what was originally analyzed, what was built on the site, and a revised development
proposal currently under consideration by the City of Yelm.
The original Creek Place proposal included a 2,500 square foot convenience market with fuel pumps, a
4,000 square foot sports bar and 15,000 square feet of retail space. A 2,800 square foot convenience
market and a 11,000 square foot automobile parts and service facility were actually constructed on the
site. The current development proposal is for 4,600 square foot of new car sales with 1,400 square feet
of general office space and 8,500 square feet ofauto-related support services instead of the sports bar
and strip retail.
This memo will also provide an estimate of the amount of financial mitigation that is either due the City of
Yelm for the revised proposal or the amount that is due to the applicant in the event the mitigation has
been overpaid.
Land Uses/Trip Generation
The March, 1996 TIA for Creek Place analyzed the highest traffic potential of the project. The
development proposal analyzed at that time included a 2,500 square foot convenience market with fuel
pumps, a 4,000 square foot sports bar, and 15,000 square feet of strip retail. Vehicle trip generation was
calculated using the current edition of the Trip Generation report by the Institute of Transportation
Engineers (ITE). The land uses and trip generation rates used for the analysis are shown below in Table
1.
(Rev. 07/04)
Mike Brown
January 27, 2005
Page 2 of 4
Table 1
Tri Generation Characteristics -From 1996 Creek Place TIA
PM Peak Hour
ITE Land Use L.U. Code Tri Rate Inbound Outbound
73.05 per 1,000
Convenience Market w/fuel um s LU 853 s uare feet 48% 52%
15.49 per 1,000
S orts Bar LU 835 s uare feet 68% 32%
4.93 per 1,000
Stri Retail LU 814 s uare feet 57% 43%
The total trip generation expected from the development was calculated by applying the total square
footage to the appropriate trip generation rate. The new-to-network trips (primary trips) were calculated
by applying a 10% mixed-use reduction (to account for people going to more than one business on site)
to the total project trip generation. Also included in the new-to-network trip total is a 60% reduction for
pass-by trips (or vehicles already on the roadway network) for the convenience store and a 25%
reduction for the sports bar and strip retail. The total project trip generation and new-to-network trip
generation are shown on Table 2.
Table 2
Creek Place -Tri Generation From 1996 TIA
Land Use LU
Unit
Project
Size Total PM
Peak Hour
Tri s New-to-
Nefinrork
Tri s
Enter
Exit
Convenience Market
w/fuel um s LU 853
1,000 sf
2,500 sf
182
66
32
34
Sorts Bar LU 835 1,000 sf 4,000 sf 62 42 29 13
Stri Retail LU 814 1,000 sf 15,000 sf 74 50 28 22
Total 318 158 89 69
A 2,800 square foot convenience store and fuel pumps were constructed on the site, but the sports bar
and strip retail were not built. Brown's Car Care, an automobile repair center, was constructed in the
northwest portion of the site. An auto dealership and professional offices are now proposed for the
remaining property, instead of the sports bar and strip retail. Vehicle trip generation was calculated for
the automobile repair center and proposed uses using the current (7th) edition of the Trip Generation
report. The Automobile Parts and Service Center (Land Use 943), New Car Sales (Land Use 841),
Automobile Care Center (Land Use 942) and General Office Building (LU 710) were determined to be the
most applicable for the project. Since the original TIA for the project in 1996, the PM Peak Hour Trip Rate
for a convenience market with fuel pumps (Land Use 853) has declined to 60.61 trips per 1,000 square
feet. The current rate has been used in the analysis below. The trip generation rates used for this
analysis are shown below in Table 3.
Table 3
Trip Generation Characteristics -Brown's Car Care Ex ansion
ITE Land Use Code L.U.Code PM Peak Hour
Tri Rate
Inbound
Outbound
Convenience Market w/fuel um s LU 853 60.61 50% 50%
Automobile Parts and Service Center LU 943 4.46 42% 58%
Automobile Care Center 3.38 50% 50%
New Car Sales LU 941 2.64 39% 61
General Office Buildin LU 710 1.49 17% 83%
Mike Brown
January 27, 2005
Page 3 of 4
The total trip generation expected from this development is calculated by applying the total square
footage to the appropriate trip generation. The new-to-network trips are calculated by applying a 10%
mixed use reduction to the total project trip generation, and a 60% pass-by reduction to the convenience
store. Square footage for the convenience store was calculated at 2,800 square feet as it was actually
constructed. The total trip generation for the revised development proposal is shown below in Table 4.
Table 4
Pro'ect Tri Generation -Brown's Car Care Ex ansion
PM Peak Hour Tri Generation
Land Use
Unit
Project
Size
Total
Tri s New-to-
Network
Tri s
Enter
Exit
Convenience Market w/fuel
um s LU 853
1,000 sf
2,800 sf
170
61
31
30
Automobile Parts and Service
LU 943
1,000 sf
11,000 sf
49
44
18
26
Automobile Care Center 1,000 sf 8,500 sf 29 26 13 13
New Car Sales LU 941 1,000 sf 4,600 sf 12 11 4 7
General Office LU 710 1,000 sf 1,400 sf 2 2 0 2
Total: 262 144 66 78
Comparison of the trip generation anticipated in the 1996 TIA shown on Table 2 to the trip generation of
the current development proposal on Table 4 shows a significant reduction in the number of trips for the
total project. The reduction in trips should help offset the total mitigation fees owed for the new
development proposal. This is discussed further in the Summary section below.
Mitigation
City of Yelm records indicate that in 1997 the developer of Creek Place contributed $22,000 towards
planned improvements at the "Five Corners" intersection. This amount was based on the project's
generating 74 new PM peak hour trips to the intersection and a mitigation fee of $300 per new trip. In
November, 2002, the automobile parts and service business {Brown's Car Care) paid a transportation
facility charge to the City in the amount of $11,838.75.
Summary
The current proposal for the Brown's Car Care expansion (convenience market with fuel, Brown's Car
Care business, and proposed Automobile Care Center, new car sales and professional office space)
would generate 144 new trips during the PM Peak Hour, or 40 fewer trips than calculated in the original
TIA for the original Creek Place proposal.
The mitigation fee of $22,200 paid in 1997 was based on $300 each for 74 new PM Peak Hour trips
generated by the convenience store and gas pumps. The total number of trips was based on a store size
of 2,800 square feet. Using the current trip generation rate, the convenience store would generate 61
new PM peak hour trips. Based on the distribution approved in the TIA, approximately 90% of these trips,
or 55 trips, would impact the Five Corners intersection. It appears that the mitigation fee to the City was
overpaid by $5,700 (19 trips x $300).
The Transportation Facility Charge (TFC) paid in November, 2002 for Brown's Car Care was determined
by the City of Yelm based on the method described in Yelm Municipal Code 15.40.030, and a traffic
impact analysis was not done for the project.
Mike Brown
January 27, 2005
Page 4 of 4
Mitigation has been paid to the City of Yelm for both the convenience store/fuel pumps and for Brown's
Car Care. As plans to construct the new car sales and office building and auto support services building
move ahead, the applicant is responsible for paying a transportation facility charge to the City of Yelm
based on new trips generated by these uses. Notes from your pre-application meeting with the City
calculate this amount based on specialty retail and automobile sales uses, which differs from the current
proposal. Based on the analysis above, 39 new-to-network trips would be generated by the new car
sales, professional offices and auto support services currently proposed. The City has adopted a TFC of
$750 per new PM Peak Hour trip, which amounts to $29,250 for these new uses.
Therefore, the total amount due the City of Yelm for the proposed Brown's Car Care expansion would be
$23,550 ($29,250 less $5,700 credit for overpayment). This amount is calculated based on the square
footage and uses indicated above, and would vary if size or building use is changed.
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