HomeMy WebLinkAbout2026-0312 Yelm Ave Commercial Trip Gen LetterGVC Transportation Solutions
Technical Memo
To City of Yelm
From: Ryan Shea, PTP, Senior Project Manager
Date: March 12, 2026
Project: Yelm Ave Commercial
Subject: Trip Generationa and Distribution Letter
INTRODUCTION
The Yelm Ave Commercial project is being proposed on undeveloped land located in Yelm, Washington. The
project includes a mix of retail businesses and restaurants. This Trip Generation and Distribution Letter has been
prepared to document the proposed project, identify its potential trip-making characteristics and identify
proposed analysis parameters for a Traffic Impact Analysis Report. The site vicinity is shown on Figure 1.
Figure 1. Site Vicinity
Yelm Ave Commercial Trip Generation and Distribution Letter 2026-0316 | 2 of 5
PROJECT DESCRIPTION
DEVELOPMENT PROPOSAL
The proposed project would construct five new structures on four lots. Lot one includes an approximate 3,900
square foot quick service restaurant with drive-through, lot two includes a two lane oil change service station,
lot three includes approximately 7,000 square feet for retail space and 7,000 square foot for a restaurant, and
lot four includes an approximate 2,400 square foot quick service restaurant with drive-through.
Access to the project will be provided by three existing driveways: two along Yelm Avenue and one along a
dead-end road that connects to Morris Road to the south. The west Yelm Avenue driveway is proposed to
provide full access while the east driveway will be restricted to right-in-right-out (RIRO). The driveway along the
dead-end road is proposed to provide full access.
The project is anticipated to open in 2027. A preliminary site plan for the project is attached.
PROJECT TRAFFIC CHARACTERISTICS
The two project-related characteristics having the most effect on area traffic conditions are peak hour trip
generation and the directional distribution of traffic volumes on the surrounding roadway network.
SITE-GENERATED TRAFFIC VOLUMES
Vehicle trip generation for this project was estimated using the rates contained in the 12th edition of the Trip
Generation Manual published by the Institute of Transportation Engineers (ITE). For the proposed Yelm Ave
Commercial project, the land-use categories Fast-Food Restaurant with Drive-Through Window (land-use code
934), Quick Lubrifaction Vehicle Stop (land-use code 941), High-Turnover (Sit-Down) Restaurant (land-use code
932), and Strip Retail Plaza (<40k) (land-use code 822) were selected as the best fit.
Internal Capture
Internal capture calculations were prepared to reflect the on-site interaction between the proposed uses. Using
the ITE methodology, an internal capture rate 3% was calculated during the AM peak hour and 14% during the
PM peak hour.
Pass-By
It is anticipated that this project will attract some traffic from people already driving on the area roadways.
These trips are not new trips added to the local roadways (primary trips) but represent “pass-by” trips according
to the following definition:
Pass-by trips: Pass-by trips are trips made as an intermediate stop from an origin to a primary
destination (i.e., stopping to shop on the way home from work) by vehicles passing directly by the
project driveway.
The 12th edition of the Trip Generation Manual by ITE provides data on pass-by characteristics for certain land
use categories. The pass-by percentages used for the proposed project are provided in the tables below.
The trip generation rates used for the AM peak hour are shown in Table 1, PM peak hour in Table 2 and Daily in
Table 3.
Yelm Ave Commercial Trip Generation and Distribution Letter 2026-0316 | 3 of 5
Table 1. AM Peak Hour Trip Generation Rates
Land Use Category (Land Use Code) Unit
Trip
Rate
Internal
Capture %
Pass-by
% Enter % Exit %
Fast-Food Restaurant with Drive-
Through Window (934) 1,000 sqft 33.24 2% 50% 51% 49%
Quick Lubrifaction Vehicle Stop (941) Service Positions 3.00 11% 0 67% 33%
High-Turnover (Sit-Down) Restaurant
(932) 1,000 sqft 8.97 2% 0 55% 45%
Strip Retail Plaza (<40k) (822) 1,000 sqft 3.93 11% 0 51% 49%
Table 2. PM Peak Hour Trip Generation Rates
Land Use Category (Land Use Code) Unit
Trip
Rate
Internal
Capture %
Pass-by
% Enter % Exit %
Fast-Food Restaurant with Drive-
Through Window (934) 1,000 sqft 31.60 8% 55% 51% 49%
Quick Lubrifaction Vehicle Stop (941) Service Positions 4.85 41% 0% 56% 44%
High-Turnover (Sit-Down) Restaurant
(932) 1,000 sqft 9.18 8% 43% 61% 39%
Strip Retail Plaza (<40k) (822) 1,000 sqft 6.29 41% 40% 50% 50%
Table 3. Daily Trip Generation Rates
Land Use Category (Land Use Code) Unit
Trip
Rate
Internal
Capture %
Pass-by
% Enter % Exit %
Fast-Food Restaurant with Drive-
Through Window (934) 1,000 sqft 448.12 8% 55% 50% 50%
Quick Lubrifaction Vehicle Stop (941) Service Positions 40.00 41% 0% 50% 50%
High-Turnover (Sit-Down) Restaurant
(932) 1,000 sqft 103.75 8% 43% 50% 50%
Strip Retail Plaza (<40k) (822) 1,000 sqft 54.45 41% 40% 50% 50%
The total trip generation expected from this project is calculated by applying the unit of measure for the land
use category to the appropriate trip generation rate. The trip generation for the proposed project is shown in
Tables 4-6.
Yelm Ave Commercial Trip Generation and Distribution Letter 2026-0316 | 4 of 5
Table 4. AM Peak Hour Project Trip Generation
New-to-Network Trips
Land Use Size
Total
Trips
Internal
Capture Pass-by Total Enter Exit
Quick Service Restaurant (lot 1) 3.9 130 3 64 32 31 64
Oil Change (lot 2) 2.0 6 1 0 4 2 5
Restaurant (lot 3) 7.0 63 1 0 34 28 62
Retail (lot 3) 7.0 28 3 0 14 11 25
Quick Service Restaurant (lot 4) 2.4 80 2 39 20 19 39
Total Development - 306 9 103 103 91 194
Table 5. PM Peak Hour Project Trip Generation
New-to-Network Trips
Land Use Size
Total
Trips
Internal
Capture Pass-by Total Enter Exit
Quick Service Restaurant (lot 1) 3.9 123 10 62 26 24 51
Oil Change (lot 2) 2.0 10 4 0 3 3 6
Restaurant (lot 3) 7.0 64 5 25 21 13 34
Retail (lot 3) 7.0 44 18 10 8 8 16
Quick Service Restaurant (lot 4) 2.4 76 6 38 16 15 31
Total Development - 317 44 136 74 63 137
Table 5. Daily Project Trip Generation
New-to-Network Trips
Land Use Size
Total
Trips
Internal
Capture Pass-by Total Enter Exit
Quick Service Restaurant (lot 1) 3.9 1,748 146 881 360 360 721
Oil Change (lot 2) 2.0 80 33 0 24 24 47
Restaurant (lot 3) 7.0 726 61 286 190 190 379
Retail (lot 3) 7.0 381 156 90 68 68 135
Quick Service Restaurant (lot 4) 2.4 1,076 90 542 222 222 444
Total Development - 4,011 486 1,799 863 863 1,726
Yelm Ave Commercial Trip Generation and Distribution Letter 2026-0316 | 5 of 5
SITE TRAFFIC DISTRIBUTION AND ASSIGNMENT
We have prepared a trip distribution and assignment for the proposed development. The directional distribution
of traffic to and from the proposed project was estimated using the Thurston Regional Planning Council (TRPC)
regional transportation model. The resultant traffic distribution percentages and traffic assignments are shown
on Figure 2 for the PM peak hour.
PROPOSED ANALYSIS PARAMETERS
City of Yelm provides Traffic Impact Analysis (TIA) Guidelines for all developments subject to transportation
concurrency review. Based on these guidelines, the TIA for the proposed Yelm Ave Commercial project would be
prepared for the following intersections and roadways:
Intersections
• 1st Street at Yelm Avenue
• Clark Road at Yelm Avenue
• Vancil Road at Yelm Avenue
• Plaza Drive at Yelm Avenue
• Creek Street/Bald Hill Road/Yelm Avenue
• Grove Road at SR 507
• 170th Street at SR 507
• Morris Road at Bald Hill Road
• Driveway Access at Morris Road
• Site Driveways
The analysis will be prepared during PM peak for the following scenarios
• Existing 2026 conditions
• Project opening year (2027) without project traffic
• Project opening year (2027) with project traffic
Thank you for reviewing the enclosed materials. We have prepared this information for your review in
anticipation of a traffic scoping discussion to finalize the requirements of a Traffic Impact Analysis for the
development.
Respectfully,
GVC Transportation Solutions
Ryan Shea, PTP, Senior Project Manager
Attachments:
Site Plan
Figure 2 – Site Generated Traffic Volumes
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