2025.0071-2025.0463.PR0003 03 - Panda Express Yelm Ave - Traffic Impact Analysis (531)
Panda Express
Yelm, WA
Traffic Impact Analysis
May 16, 2025
Prepared for:
Atwell, LLC
25 Central Way
Kirkland, WA 98033
Prepared by:
520 Kirkland Way, Suite 100
Kirkland, WA 98033
(425) 889-6747
Traffic Impact Analysis
Panda Express (Yelm)
May 16, 2025
Page i
TABLE OF CONTENTS
FINDINGS/CONCLUSIONS.................................................................................................................................................1
INTRODUCTION...................................................................................................................................................................2
Project Description.......................................................................................................................................................2
Project Approach ..........................................................................................................................................................2
Primary Data and Information Sources...................................................................................................................2
EXISTING CONDITIONS......................................................................................................................................................4
Study Area.......................................................................................................................................................................4
Roadway Network.........................................................................................................................................................4
Transit Service................................................................................................................................................................4
Non-Motorized Transportation Facilities ................................................................................................................4
Traffic Volumes..............................................................................................................................................................4
Crash History..................................................................................................................................................................6
Intersection Levels of Service.....................................................................................................................................6
FUTURE CONDITIONS ........................................................................................................................................................7
Planned Transportation Improvements..................................................................................................................7
Project Trip Generation...............................................................................................................................................7
Project Trip Distribution..............................................................................................................................................7
Traffic Volumes..............................................................................................................................................................7
Intersection Levels of Service..................................................................................................................................11
Site Access Evaluation...............................................................................................................................................11
LOS and Queuing....................................................................................................................................................11
MITIGATION........................................................................................................................................................................12
APPENDICES
Appendix A – Preliminary Site Plan
Appendix B – Existing Traffic Counts
Appendix C – Level of Service (LOS) Methodology and Calculations
Appendix D – Trip Generation Calculations
Traffic Impact Analysis
Panda Express (Yelm)
May 16, 2025
Page ii
LIST OF FIGURES AND TABLES
Figure 1 Project Site Vicinity.............................................................................................................................................3
Figure 2 2025 Existing Weekday PM Peak Hour Traffic Volumes...........................................................................5
Figure 3 Weekday PM Peak Hour Project Trip Assignment......................................................................................8
Figure 4 2027 No Action Weekday PM Peak Hour Traffic Volumes.......................................................................9
Figure 5 2027 With Project Weekday PM Peak Hour Traffic Volumes................................................................10
Table 1 Existing Roadway Network Summary............................................................................................................4
Table 2 Crash Data Summary by Year, January 1, 2020 to December 31, 2024 ...............................................6
Table 3 Crash Data Summary by Type, January 1, 2020 to December 31, 2024...............................................6
Table 4 Existing 2025 Weekday PM Peak Hour LOS Summary..............................................................................6
Table 5 Trip Generation Summary................................................................................................................................7
Table 6 Future 2027 Weekday PM Peak Hour LOS Summary.............................................................................11
Table 7 Future 2027 Weekday PM Peak Hour Site Access LOS and Queue Summary.................................11
Traffic Impact Analysis
Panda Express (Yelm)
May 16, 2025
Page 1
FINDINGS/CONCLUSIONS
This Traffic Impact Analysis (TIA) has been prepared for the proposed Panda Express project located at
1104 Yelm Ave E.
Project Proposal. The proposed project would include the development of a new 2,600 square foot (SF)
Panda Express restaurant with drive-through window. The existing site is currently vacant. Vehicular
access to and from the site is proposed via one (1) existing shared right-in/right-out driveway off SR-507
(Yelm Ave E) and one (1) new full-access driveway off NE Plaza Dr. Full project buildout is expected in 2027.
Trip Generation. The proposed Panda Express project is estimated to generate 547 new weekday daily
trips with 39 trips occurring during the weekday PM peak hour (20 in, 19 out). No AM peak hour trips are
anticipated to be generated by the site since Panda Express is not open during the AM peak period.
Intersection Level of Service (LOS). Weekday PM peak hour LOS analysis was conducted at the adjacent
NE Plaza Dr/SR-507 (Yelm Ave E) off-site stop-controlled study intersection. The study intersection is
anticipated to operate at LOS A during the weekday PM peak hour in 2027 with or without the proposed
Panda Express project.
Site Access Evaluation. Based on the results of the analysis, the individual movements entering and exiting
the site at each of the proposed stop-controlled site access locations on SR-507 (Yelm Ave E) and NE Plaza
Dr are expected to operate at LOS B or better with minimal queuing during the weekday PM peak hour in
2027.
Mitigation.
Off-Site Improvements. Based on the results of the traffic analysis, the study intersection is expected to
meet City of Yelm LOS standards with full buildout of the proposed project. Therefore, no project-specific
off-site transportation improvements are proposed.
Transportation Impact Fees. The City of Yelm requires payment of transportation impact fees to help fund
planned roadway improvements throughout the City. Transportation impact fees in the City of Yelm are
assessed upon new development based on a cost per PM peak hour trip. The current transportation
impact fee is $3,449.25 per PM peak hour trip. Impact fees shall be paid at the rate in effect at the time
the building permit is issued by the City.
Traffic Impact Analysis
Panda Express (Yelm)
May 16, 2025
Page 2
INTRODUCTION
This Traffic Impact Analysis (TIA) has been prepared for the proposed Panda Express project located at
1104 Yelm Ave E in the City of Yelm as shown in Figure 1.
Project Description
The proposed project would include the development of a new 2,600 square foot (SF) Panda Express
restaurant with drive-through window. The existing site is currently vacant.
Vehicular access to and from the site is proposed via one (1) existing shared right-in/right-out driveway
off SR-507 (Yelm Ave E) and one (1) new full-access driveway off NE Plaza Dr. Full project buildout is
expected in 2027. A preliminary site plan is included in Appendix A.
Project Approach
To analyze the traffic impacts from the proposed Panda Express project, the following tasks were
undertaken:
•Assessed existing conditions through field reconnaissance and reviewed existing planning
documents.
•Described and assessed existing transportation conditions in the area.
•Documented existing (2025) traffic volumes and intersection levels of service (LOS) at one (1) off-
site study intersection during the weekday PM peak hour.
•Documented future planned transportation improvements in the project vicinity.
•Developed trip generation estimates for weekday daily and PM peak hour conditions based on
the proposed land use.
•Documented trip distribution and assignment of weekday PM peak hour project-generated traffic.
•Documented traffic forecasts and assumptions for year 2027 conditions at one (1) off-site study
intersection without and with the proposed project.
•Analyzed weekday PM peak hour LOS for future year 2027 conditions without and with the
proposed project at one (1) off-site study intersection.
•Evaluated weekday PM peak hour LOS and queuing for future year 2027 conditions at the two (2)
proposed site access locations.
•Documented proposed traffic mitigation.
Primary Data and Information Sources
•2025 weekday PM peak hour traffic counts, Traffic Count Consultants.
•Institute of Transportation Engineers (ITE), Trip Generation Manual, 11th Edition, 2021.
•Institute of Transportation Engineers (ITE), Trip Generation Handbook, 3rd Edition, 2017.
•Yelm 2025-2030 Transportation Improvement Program (TIP).
•Transportation Research Board (TRB), Highway Capacity Manual (HCM), 7th Edition, 2022.
•Yelm Engineering Specifications and Standard Details, 2024.
•Yelm Municipal Code, 2025.
Traffic Impact Analysis
Panda Express (Yelm)
May 16, 2025
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Figure 1 Project Site Vicinity
Traffic Impact Analysis
Panda Express (Yelm)
May 16, 2025
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EXISTING CONDITIONS
Study Area
Based anticipated project trip travel patterns, the following one (1) off-site study intersection is included
in this traffic impact analysis:
1. SR-507 (Yelm Ave E) / NE Plaza Dr (stop-controlled)
Roadway Network
Table 1 describes the existing characteristics of the streets that would be used as primary routes to and
from the site. Roadway characteristics are described in terms of orientation, arterial classification, posted
speed limits, parking, sidewalks, and bicycle facilities. The relationship of these roadways to the project
site is shown in Figure 1.
Table 1
Existing Roadway Network Summary
Roadway Orientation Classification1
Speed
Limit Parking Sidewalks
Bicycle
Facilities
SR-507 (Yelm Ave E)NW/SE Major Arterial 35 None Both Sides Both Sides
NE Plaza Dr N/S Local Access
Commercial 25 None
East Side,
Intermittently
West Side
None
1. Source: City of Yelm Engineering Specifications and Standard Details, 2024.
Transit Service
The nearest transit stops to the project site are along SR-507 (Yelm Ave E) and are served by Intercity
Transit. These bus stops are served by Intercity Transit Route 94, which provides access between Yelm
and Olympia.
Non-Motorized Transportation Facilities
Non-motorized transportation facilities in the project site vicinity include sidewalks and bike lanes on both
sides of SR-507 (Yelm Ave E). There is also a sidewalk present on the east side of NE Plaza Dr. Marked
pedestrian crossings with pedestrian pushbuttons exist at the Vancil Road SE/SE-507 (Yelm Ave E)
signalized intersection located northeast of the project.
Traffic Volumes
Existing weekday PM peak hour traffic volumes at the study intersections were based on counts collected
by Traffic Count Consultants in May 2025. The PM peak hour traffic volumes represent the highest hour
of traffic between 4:00 and 6:00 p.m. Figure 2 illustrates the existing 2025 weekday PM peak hour traffic
volumes at the study intersection. The existing traffic count sheets are included in Appendix B.
Traffic Impact Analysis
Panda Express (Yelm)
May 16, 2025
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Figure 2 2025 Existing Weekday PM Peak Hour Traffic Volumes
Traffic Impact Analysis
Panda Express (Yelm)
May 16, 2025
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Crash History
Crash history at the off-site study intersection was analyzed for the five-year period from 2020 to 2024
(the most recent 5-year period as provided by WSDOT). Summaries of the total and yearly average during
this period are provided in Table 2. Summaries of crashes by type over the five-year period are provided
in Table 3.
Table 2
Crash Data Summary by Year, January 1, 2020 to December 31, 2024
Study Intersection 20
2
0
20
2
1
20
2
2
20
2
3
20
2
4
5-Year
Total
Crashes
Average
Annual
Crash Rate
1. SR-507 (Yelm Ave E) / NE Plaza Dr 0 0 1 2 0 3 0.60
Table 3
Crash Data Summary by Type, January 1, 2020 to December 31, 2024
Crash Type
Study Intersection
5-Year
Total
Crashes
Average
Annual
Crash
Rate An
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Intersection Levels of Service
An existing weekday PM peak hour level of service (LOS) analysis was conducted at the SR-507 (Yelm Ave
E)/NE Plaza Dr stop controlled off-site study intersection. Intersection LOS was calculated using the
methodology and procedures outlined in the Highway Capacity Manual (HCM 7th Edition) and WSDOT
Synchro Protocol using the Synchro 12 software program. It should be noted that the LOS reported at the
stop-controlled study intersections is based on the average delay of all legs per Yelm Municipal Code
Section 18.16.030. The 2025 existing weekday PM peak hour LOS analysis results for the study intersection
are summarized in Table 4. The LOS methodology and calculations are included in Appendix B.
Table 4
Existing 2025 Weekday PM Peak Hour LOS Summary
Study Intersection LOS
Delay
(sec)
Two-Way Stop-Controlled Intersection1:
1. SR-507 (Yelm Ave E) / NE Plaza Dr A 2.3
1. LOS reported at the stop-controlled study intersections is based on the average delay of all legs.
As shown in Table 4, the study intersection currently operates at LOS A during the weekday PM peak hour.
Traffic Impact Analysis
Panda Express (Yelm)
May 16, 2025
Page 7
FUTURE CONDITIONS
Planned Transportation Improvements
Based on a review of the current Yelm 2025-2030 Six Year Transportation Improvement Program (TIP),
there are no planned improvements within the project study area.
Project Trip Generation
The trip generation estimates for the proposed Panda Express project were based on methodology
documented in the Institute of Transportation Engineers (ITE) Trip Generation Manual, 11th edition for
Land Use Code (LUC) 934 (Fast-Food Restaurant with Drive-Through Window).
Adjustments to the trip generation estimates were made to account for pass-by trips, which are trips that
are made by vehicles that are already on the adjacent streets and make intermediate stops at a
commercial use on route to a primary destination (i.e. on the way from work to home). The pass-by
reduction is based on studies documented in the appendices of the ITE Trip Generation Manual, 11th
Edition.
The resulting new trip generation associated with the proposed Panda Express project is summarized in
Table 5. Detailed trip generation calculations are included in Appendix D. No AM peak hour trips are
anticipated to be generated by the site since Panda Express is not open during the AM peak period.
Table 5
Trip Generation Summary
New Trips Generated
Weekday Time Period In Out Total
Daily 273 274 547
PM Peak Hour 20 19 39
Project Trip Distribution
The distribution of vehicle trips generated by the proposed Panda Express project was based on existing
and anticipated travel patterns in the area. The new weekday PM peak hour project-generated trips
(shown graphically in Figure 3) were generally distributed to the vicinity street system as follows:
•5% to/from the north on NE Plaza Dr
•45% to/from the west on SR-507 (Yelm Ave E)
•50% to/from the east on SR-507 (Yelm Ave E)
Traffic Volumes
To estimate the future 2027 No Action (Without Project) weekday PM peak hour traffic volumes, a 2
percent annual growth rate was applied to the 2025 existing traffic volumes based on other projects in
the area and review of historic traffic volumes on SR-507 (Yelm Ave E). The growth factor is used to account
for new development in the study area and growth in existing traffic. The resulting future 2027 No Action
weekday PM peak hour traffic volumes at the study intersections are shown in Figure 4.
Traffic Impact Analysis
Panda Express (Yelm)
May 16, 2025
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The future 2027 With Project traffic volumes at the study intersection and site accesses were determined
by adding the project-generated trips (shown in Figure 3) to the No Action 2027 traffic volumes. The 2027
With Project volumes are shown in Figure 5.
Figure 3 Weekday PM Peak Hour Project Trip Assignment
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May 16, 2025
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Figure 4 2027 No Action Weekday PM Peak Hour Traffic Volumes
Traffic Impact Analysis
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May 16, 2025
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Figure 5 2027 With Project Weekday PM Peak Hour Traffic Volumes
Traffic Impact Analysis
Panda Express (Yelm)
May 16, 2025
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Intersection Levels of Service
Weekday PM peak hour level of service (LOS) analyses were conducted for future (2027) conditions at the
SR-507 (Yelm Ave E)/NE Plaza Dr stop controlled off-site study intersection. The study intersection is
categorized as being under the C-1 Commercial Zone in the City of Yelm. Per the Yelm Municipal Code
Section 18.16.030, the LOS standard in all commercial zones is LOS D. The LOS results at the study
intersection without and with the proposed project are summarized in Table 6. The detailed LOS
worksheets are included in Appendix C.
Table 6
Future 2027 Weekday PM Peak Hour LOS Summary
No Action With Project
Study Intersection LOS
Delay
(sec)LOS
Delay
(sec)
Two-Way Stop-Controlled Intersections1:
1. SR-507 (Yelm Ave E) / NE Plaza Dr A 2.4 A 2.9
1. LOS reported at the stop-controlled study intersections is based on the average delay of all legs.
As shown in Table 6, the study intersection is anticipated to operate at LOS A during the weekday PM peak
hour with or without the proposed Panda Express project, meeting City of Yelm LOS standards.
Site Access Evaluation
Vehicular access to the site is proposed via one (1) existing shared right-in/right-out driveway off SR-507
(Yelm Ave E) and one (1) new full-access driveway off NE Plaza Dr. This section includes evaluation of the
proposed site access locations including LOS and queuing.
LOS and Queuing
To assess operations at the proposed site access locations, LOS and queuing was conducted during the
weekday PM peak hour for future year 2027 (year of opening) conditions. The reported queues for the
individual movements at each of the proposed site access locations are 95th-percentile queues, which are
only exceeded five (5) percent of the time. The 2027 weekday PM peak hour traffic volumes at the
proposed site access locations were shown previously in Figure 6.
The weekday PM peak hour site access analysis for future year 2027 (year of opening) is summarized
below in Table 7. The LOS worksheets are included in Appendix C.
Table 7
Future 2027 Weekday PM Peak Hour Site Access LOS and
Queue Summary
Site Access / Movement LOS
Delay
(sec)
95th %
Queue
(ft)
A. West Site Access / SR-507 (Yelm Ave E)
Southbound Approach B 13.7 < 25’
B. NE Plaza Dr / East Site Access
Northbound Left-Turn A 7.5 < 25’
Eastbound Approach A 9.1 < 25’
Traffic Impact Analysis
Panda Express (Yelm)
May 16, 2025
Page 12
As shown in Table 7, the individual movements entering and exiting the site at the proposed stop-
controlled site access locations are expected to operate at LOS B or better during the weekday PM peak
hour in 2027 (year of opening). Additionally, the estimated 95th-percentile queues at each of the site access
locations are anticipated to be 25 feet (1 vehicle) or less with buildout of the proposed project during the
weekday PM peak hour.
MITIGATION
Off-Site Improvements. Based on the results of the traffic analysis, the study intersection is expected to
meet City of Yelm LOS standards with full buildout of the proposed project. Therefore, no project-specific
off-site transportation improvements are proposed.
Transportation Impact Fees. The City of Yelm requires payment of transportation impact fees to help fund
planned roadway improvements throughout the City. Transportation impact fees in the City of Yelm are
assessed upon new development based on a cost per PM peak hour trip. The current transportation
impact fee is $3,449.25 per PM peak hour trip. Impact fees shall be paid at the rate in effect at the time
the building permit is issued by the City.
Appendix A
Preliminary Site Plan
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CIVIL PROJECT #:
PANDA PROJECT #:
DRAWN BY:
ISSUE DATE:
REVISIONS:
All ideas, designs, arrangement and plans indicated or
represented by this drawing are the property of Panda
Express Inc. and were created for use on this specific project.
None of these ideas, designs, arrangements or plans may be
used by or disclosed to any person, firm, or corporation
without the written permission of Panda Express Inc.
1683 Walnut Grove Ave.
Rosemead, California
91770
Telephone: 626.799.9898
Facsimile: 626.372.8288
PANDA EXPRESS, INC.
PANDA STORE #:
PANDA HOME R4
24009835
TAC
-
D37983
YELM, WA 98597
1104 YELM AVE SE
PANDA HOME
PANDA EXPRESS
25 CENTRAL WAY, SUITE 400
KIRKLAND, WA 98033
P: 425.216.4051
WWW.ATWELL.COM
C-03.0
SITE PLAN
0 10 20 40
SCALE: 1" = 20'
N
Appendix B
Existing Traffic Counts
Prepared for: TENW
Traffic Count Consultants, Inc.
Phone: (253) 770-1407 FAX: (253) 770-1411 E-Mail: Team@TC2inc.com
WBE/DBE
Intersection:Stril Mall Access/Safeway West Access & SR-507 Date of Count:Thu 05/01/2025
Location:Yelm, Washington Checked By:Jen
Time From North on (SB)From South on (NB)From East on (WB)From West on (EB)Interval
Interval Strip Mall Access Safeway West Access SR-507 SR-507 Total
Ending at T L S R T L S R T L S R T L S R
4:15 P 0 0 0 0 0 0 1 14 10 14 172 4 7 0 165 7 377
4:30 P 0 0 0 2 0 1 0 9 3 25 166 10 6 3 151 9 376
4:45 P 0 0 0 0 0 0 0 12 2 21 188 6 2 1 140 5 373
5:00 P 0 0 0 0 0 0 0 12 5 19 175 3 2 2 151 8 370
5:15 P 0 0 0 0 0 1 0 20 2 17 168 4 5 1 148 12 371
5:30 P 0 0 0 3 0 2 0 28 2 19 166 7 2 0 154 11 390
5:45 P 0 0 0 0 0 0 0 18 2 18 174 4 5 3 139 8 364
6:00 P 0 0 0 1 0 2 0 20 0 11 131 8 4 3 181 11 368
6:15 P 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
6:30 P 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
6:45 P 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
7:00 P 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
Total
Survey 0 0 0 6 0 6 1 133 26 144 1340 46 33 13 1229 71 2989
Peak Hour: 4:30 PM to 5:30 PM
Total 0 0 0 3 0 3 0 72 11 76 697 20 11 4 593 36 1504
Approach 3 75 793 633 1504
%HV n/a n/a 1.4% 1.7% 1.5%
PHF 0.25 0.63 0.92 0.96 0.96
Strip Mall Access
27
3 24
1 Bike
SR-507 3 0 0 4 Ped SR-507
20
703 Ped 0 697 793
Bike 0 76 1458
1336 4 0 Bike
633 593 4:30 PM to 5:30 PM 0 Ped 665
36
PEDs
Across:N S E W Ped 2 3 0 72 1560 1.0 PHF Peak Hour Volume
INT 01 0 0 0 0 0 Bike 0 PHF %HV
INT 02 0 1 0 0 1 EB 0.96 1.7%
INT 03 3 2 0 0 5 112 75 Check WB 0.92 1.4%
INT 04 0 0 0 0 0 In:1504 NB 0.63 n/a
INT 05 1 0 0 0 1 187 Out:1504 SB 0.25 n/a
INT 06 0 0 0 0 0 Safeway West Access T Int.0.96 1.5%
INT 07 1 2 0 0 3 Bicycles From: N S E W Conditions:
INT 08 3 1 0 0 4 INT 01 2 0 0 0 2
INT 09 0 INT 02 0 0 0 0 0
INT 10 0 INT 03 0 0 0 0 0
INT 11 0 INT 04 0 0 0 0 0
INT 12 0 INT 05 1 0 0 0 1
8 6 0 0 14 INT 06 0 0 0 0 0
Special Notes INT 07 0 0 0 1 1
INT 08 0 0 1 0 1
INT 09 0
INT 10 0
INT 11 0
INT 12 0
3 0 1 1 5
TENW25036M_01P