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HomeMy WebLinkAboutSM01 Transportation Memorandumn Cio of Yelm WASHINGTON Yelm (worth Yelm C E� Yelm NcKenr 5r7 f our Corner, YOUTH ATHLETIC COMPLEX TRANSPORTATION/PARKING MEMORANDUM February 23, 2026 Project SILO i � i f 4 rA; +• 4� i01111.n .t • 1 ��•�FAF �'�,yo r� JTE . Jake Traffic Engineering, Inc. Mark J. Jacobs, PE (OR and WA), PTOE, President 2614 39th Ave. SW - Seattle, WA 98116 - 2503 Tel. 206.762.1978 - Cell 206.799.5692 E-mail jaketrafficQcomcast.net - � � • •��• � ':fir . Jake Traffic Engineering, Inc. . ,.— CITY OF YELM Attn: Andrew Kollar, Associate Planner 106 Second St. SE Yelm, WA 98597 Re: Youth Athletic Complex - Yelm Transportation/Parking Memorandum Dear Mr. Kollar, Mark J. Jacobs, PE, PTOE President 2614 390 Ave. SW - Seattle, WA 98116 - 2503 Tel. 206.762.1978 - Cell 206.799.5692 E-mail jaketraffK III comcnLwt February 23, 2026 I am pleased to provide this Transportation/Parking Memorandum for the Youth Athletic Complex project located at 718 Yelm Avenue West. The proposal is to build a complex of four multi -sport gymnasiums (7,000 sf/each) with a "multipurpose" building (3,750 sf) in the middle. The purpose of this Transportation/Parking Memorandum is to provide the City with a projection of the site traffic volumes, parking needed and inspect the site accesses. Below is an aerial view of the site, augmented, obtained from Thurston County GeoData: r C'� Db,.q lirsVU7]Uf'.. M•'��e CnmD�rn Yb Gv.o-Yr-w.D,n:rttCdnD�rnir✓��riryVrearrGUTDx COLOR COPY ONLY CITY OF YELM Attn: Andrew Kollar February 23, 2026 Page -2- Associate Planner JTE, Inc. The site is on two parcels of land #'s 21724140900 (northern half) and 21724141001. The southern portion of parcel 21724140900 is developed with a 5,930-sf building (Yelm Dental) and associated parking and will remain A Conceptual Site Plan prepared by Iris Group Consulting I received on 05.27.2025 is attached. The plan includes: ➢ 4 - Multi -sport gymnasiums 7,000 sf/each ➢ a 3,750 sf building with restrooms/lockers/showers ➢ 173 car parking stalls ➢ Site Circulation ➢ A shared access with the dental office to W. Yelm Ave. (SR - 510) and a new access on Cullens Street Northwest. In addition, I understand that the site operations per the applicant representative Steven Miskimens would be as follows: "...... 1 was able to meet with our business partners this past Saturday to discuss the options concerning the operating hours. We concluded that we will be open from 700 am to 345 pm weekdays, then close from 345 to 600, closing at 345 to make sure everyone is out by 400. During this time, we'll reset the building to change out from pickleball courts to basketball courts and do any other needed tasks. (cleaning restrooms, sweeping buildings, etc.) We'll then reopen at 600 pm for the basketball leagues. Saturdays we'll be open from 7 am to 10 pm. We'll be closed on Sundays..... The above information was presented to you on 06.23.2025 and the City indicated that the proposed hours would be fine. The site operating hours presented would result in minimal site traffic during the street PM peak hour that I presented to the City on 07.11.2025. The City responded to provide the information formally. Full development and occupancy of the proposed Youth Athletic Complex project is anticipated to occur by 2026/2027, presuming the permits are issued in a timely manner. Trip Generation Definitions A vehicle trip is defined as a single or one direction vehicle movement with either the origin or destination (exiting or entering) inside the proposed development. Traffic generated by development projects consists of the following types: Pass -By Trips: Trips made as intermediate stops on the way from an origin to a primary destination. I— W.. r.ay COLOR COPY ONLY CITY OF YELM Attn: Andrew Kollar, Associate Planner February 23, 2026 Page -3- JTE, Inc. Diverted Link Trips: Trips attracted from the traffic volume on roadways within the vicinity of the generator but require a diversion from that roadway to another roadway to gain access to the site. Captured Trips: Site trips shared by more than one land use in a multi -use development. Primary (New) Trips: Trips made for the specific purpose of using the services of the project. Trip Generation I review of the Institute of Transportation Engineers (ITE) Trip Generation, 12th Edition for a LUC consistent with the proposed Youth Athletic Complex project. None of the ITE LUC's match the proposed use. The daytime use as pickleball courts would align with ITE LUC 489 Pickleball Courts. Each multi -sport gymnasium could be configured for two to three pickleball courts, thus eight to 12 - courts. The use of multi -sport gymnasium for pickleball courts would be from 0700 to 1545 weekdays. Using the limited ITE data, low end of the range of rates and subtract out the PM peak data, for Tennis Courts I estimate the daytime use at about 348 trips (10 courts (39.22 daily trips/court - 4.39 PM peak hour trips/court)). During the week the facility would be closed between 1600 to 1800 for to change from pickleball courts to basketball courts and doing any other needed tasks such as cleaning restrooms, sweeping buildings, etc. With the building closed the site traffic generated during the PM peak hour would be minimal. Site Parking The project envisions providing 173 parking stalls. Yelm Municipal Code Section 18.54.030 Parking Requirements identifies the City parking criteria. The City data does not include the proposed use and identifies for special uses, the parking requirement shall be as provided in that chapter or as determined by the site plan review committee. The City's Pre -submission Notes dated 04.09.2025 prepared for the project, copy attached, noted the following: Parking requirements will need to be discussed further with the applicant. The site includes a substantial amount of parking stalls that, but staff does understand Tournaments will draw in large crowds, which will require more parking than the average gym or fitness center. Parking lot landscaping will be required. E. Io,M F—Vwam. A01Y0LCW.OM....G9,­W:.ttCOmN...,�V'.c.H-NetM..4.w GY COLOR COPY ONLY CITY OF YELM Attn: Andrew Kollar, Associate Planner February 23, 2026 Page -4- JTE, Inc. The ITE Parking Generation Manual 6th Edition was reviewed. As iterated earlier the site use does not neetly fit into any specific ITE LUC. Parking per ITE data for an Athletic Club LUC 943 and Recreational Community Center LUC 495 indicate the parking needed as follows: Athletic Center ITE LUC 493; 98 stalls (typical rate) - Recreational Community Center; 64 stalls (per the equation) I also estmate the potential parking for a tournament as follows: ➢ Eight teams 10 players per team say 1.25 players per car = 64 stalls ➢ Coaches 1.5 coaches/team = 12 stalls ➢ Referees = 4 stalls ➢ Friends/relatives two per team = 16 stalls ➢ Total = 96 stalls The project proposes to provide 173 parking stalls that are sufficient. Peak site parking is expected to occur during tournaments and other special events. The key mitigation is to provide sufficient time between games to minimize parking demand overlap between departing participants and incoming participants! Access Inspection The site proposal includes a shared access on W. Yelm Ave. (SR - 510) and a new access on Cullens Street Northwest. The existing driveway serving the Dental Office will be reconfigured for joint use and the proposed access on Cullens Street NW aligned with Van Trump St. NW will be constructed in accordance with applicable City standards. I have inspected the site driveways using Google Earth Street View: W. Yelm Avenue Access: Project Site A..... Aee.a. Project Site .Y tooang east C. 10 140UT0250051—C-1. Ire Gwo r.-.t[.Y.itCemplr. �••-. r.•..�t.n,a• COLOR COPY ONLY JTE, Inc. CITY OF YELM Attn: Andrew Kollar, Associate Planner February 23, 2026 Page -5- Cullens Street NW Access: P.JJ 't sue A ... st ��� L..Wt: N-th LIIOiLjfMtf Inspection of the sight lines using Google Street view indicates that good sight lines are available at the site accesses, presuming no vegetation, signage or vehicle are in the sight line. The access driveway on W. Yelm Avenue is bisected by a utility pole. I believe that installing an enter only at the east side and an exit only signage at the west side of the utility pole would be appropriate. Additionally, appropriate pavement arrows should be added. Incident/Safety History Incident data was reviewed using the WSDOT accident data portal available online at https'.:.//remoteapps.wsdot.wa;goylhighway5afety/collision/data/portal/public/. This portal was used to review incidents in the site vicinity for the years 2021 to 2025. The WSDOT data is attached. Inspection of the five years of recorded incidents near the site showed two recorded incidents at the existing Dental Office access (one -property and one possible injury) in the 5- years inspected. There were no recorded incidents on Cullens Rd. NW between W. Yelm Ave. and Coates Avenue Northwest. The incidents that did occur were primarily property damage. There was a fatal incident on W. Yelm Ave. between Longmire and Solberg Streets NW in 2023 and a serious injury at the signalized W. Yelm Ave. at Killion Rd. NW-Tahoma Blvd SE intersection in 2022. Google inspection of the incident locations showed no apparent issue. Summarizing - Safety inspection of the site accesses and streets near the site did not reveal any apparent safety issue. Access Operational Inspection The proposed project is projected to generate minimal traffic during the PM peak period. West Yelm Avenue has a two-way left turn lane that facilitates left turning traffic and Cullens Rd. NW is a low volume street. Both site accesses are projected to operate satisfactorily. f:• ;.cl r-b,V075.00i l^.tcCxee. Ir,[' , v.•ti�b��ccfameba'•.^cl'.•. •(,4.�•v­= COLOR COPY ONLY CITY OF YELM JTE, Inc. Attn: Andrew Kollar, Associate Planner February 23, 2026 Page -6- Summary This Transportation/Parking Memorandum provides the Trip Generation and Parking projection for the Youth Athletic Complex project located at 718 Yelm Avenue West. The proposal is to build a complex of four multi -sport gymnasiums (7,000 sf/each) with a "multipurpose" building (3,750 sf) in the middle. I conducted a trip generation projection, ascertained parking need and inspected the site access sight lines for the project and safety near the site. Based on my analysis, the proposed project operating hours are such that there would be minimal traffic generated during the street PM peak hour. I project that during tournaments the site parking demand would be 96 stalls. The site has 173 parking stalls that are sufficient Good sight lines exist at the accesses. Based on my analysis, I recommend that Youth Athletic Complex project be allowed with the following traffic impact mitigation measures. :- Construct the site in accordance with applicable City requirements. Add enter and exit signage and appropriate pavement arrows at the W. Yelm Ave. access per applicable standards Install the new access driveway on Cullins St. NW aligned with Van Trump St. NW to City requirements. When scheduling tournaments provide ample time between games to minimize parking overlap time associated with people leaving the site after a game and those entering for a game. Please contact me at 206.762.1978 or email me at jaketraffic@comcast.net if you have any questions. MJJ: mjj Sincerely. Mark J. Jacobs, PE, PTOE, President JAKE TRAFFIC ENGINEERING, INC .o oz. 2-3.26)2C c,-he�•tt /iWVO]SO]fVK<teno.. In hwa �.TW^itief�m0�n.l.•n<N...�V•wv+eom.00c COLOR COPY ONLY ttt96 ♦M all-4043 'V— 60C 1 SS66'066.09[ --- ■ aa6 dnoaosisi NVId311S Til -- - 9s 38 3AV vn3A R1066t i'utM Y4 Lr, W uMo1 WAY Itiwt�Ov>IDMIt f�V` f11 APPENDIX aketraffic@comcast.net From: Andrew Kollar <AndrewK@Yelmwa.gov> Sent: Friday, July 11, 2025 9:07 AM To: jaketraffic@comcast.net; Cody Colt Cc: 'Steven Miskimens'; ntaylor@irisgroupconsulting.com Subject: RE: [External]RE: 2025.035 - Thurston 21724140900, 21724141001 RE: Athletic Complex Pre -Sub Flag Status: Flagged Hi Mark, Following up on our conversation. We just need a memo in the traffic generation report that explains the operating hours being outside of the PM peak hour. Thanks! -Drew Andrew Kollar Associate Planner 360.400.5001 City of YC WASHINGTON From: jaketraffic@comcast.net <jaketraffic@comcast.net> Sent: Friday, July 11, 2025 8:46 AM To: Andrew Kollar <AndrewK@Yelmwa.gov>; Cody Colt <CodyC@Yelmwa.gov> Cc:'Steven Miskimens' <stevenm.yelmsportsgroup@gmail.com>; ntaylor@irisgroupconsulting.com Subject: [External]RE: 2025.035 - Thurston 21724140900, 21724141001 RE: Athletic Complex Pre -Sub Cody With the proposed operating hours, the site traffic during the PM peak hour would be minimal, a few site employees to ensure the building is cleared, cleaned, and prepped for basketball. What documentation does the City need, an affirmation of the use hours frgm the Applicant? Thank you Mark Mark J Jacobs, PE, PTOE JAICE TRAFFIC ENGINEERING, INC 2614 391h Ave. SW Seattle, WA 98116 — 2503 206.762.1978 o 206.799.5692 c From: Steven Miskimens <stevenm.yelmsports rou Pmail.c_o_m_> Sent: Monday, June 23, 2025 7:58 PM To: iaketraffic comcast.net Subject: Re: 2025.035 - Thurston 21724140900, 21724141001 RE: Athletic Complex Pre -Sub Hello Jake, sorry for the late response. I was able to meet with our business partners this past Saturday to discuss the options concerning the open hours. We concluded that we will be open from 700 am to 345 pm weekdays, then closed from 345 to 600, closing at 345 to make sure everyone is out by 400. During this time we'll reset the building to change out from pickleball courts to basketball courts and do any other needed tasks. (cleaning restrooms, sweeping buildings, etc.) We'll then reopen at 600 pm for the basketball leagues. Saturdays we'll be open 700 am to 10 pm. We'll be closed on Sundays. Today I met with Cody and he indicated that those hours would be fine. On Thu, Jun 12, 2025 at 10:48 AM <jaketraffic st.net> wrote: Steve Per the Teams Meeting: • The site use operating hours need to be identified o What are the proposed operating hours? o # of participants o Typical duration of practice and/or games Parking of 75 stalls with the added shared parking with the Dentist Office appeared to be in line with City observations The City identified that a Transportation/Parking Memorandum be conducted to include: • Project description • Discuss site operations, conduct a Technical Evaluation of site Traffic Generation based on projected site operations and document in the report • Identify the likely trip distribution • Ascertain the needed site parking • Inspect the existing (shared) and proposed site access o Sight lines o Safety Let me know if I missed anything? Thankyou Mark Mark 1 Jacobs, PE, PTOE JAI(ETRAFFIC ENGINEERING, INC 2614 39" Ave. SW Seattle, WA 98116 — 2503 206.762.1978 o 206.799.5692 c From: Andrew Kollar <AndrewK@Yelmwa.gov> Sent: Thursday, June 12, 2025 7:45 AM To: MARK JACOBS <iaketraffic@comcast.net>; Cody Colt <CodyC@Yelmwa.gov> Cc: Steven Miskimens<stevenm.yelmsportseroup@pmail.com>; ntaylor@irisgroupconsultine.com Subject: RE: [External]2025.03X - Thurston 21724140900, 21724141001 RE: Athletic Complex Pre -Sub Microsoft Teams Need help? Join the meeting now Meeting ID: 226 423 569 930 4 Passcode: oW27dG3S Dial in by phone +1 972-364-7495„832534942# United States, Addison Find a local number Phone conference ID: 832 534 942# For organizers: Meeting options Reset dial -in PIN Andrew Kollar Associate Planner 360.400.5001 (.Atv of Yelm WASHINGTON From: MARK JACOBS <iaketrafficPcomcast.net> Sent: Thursday, June 12, 2025 7:17 AM To: Andrew Kollar <AndrewK@Yelmwa.gov>; Cody Colt <CodVC@Yelmwa.gov> Cc: Steven Miskimens<stevenm.yelmsportsgroup@pmail.com>; ntaylor@irisproupconsulting.com Subject: RE: [External]2025.03X - Thurston 21724140900, 21724141001 RE: Athletic Complex Pre -Sub You don't often get email from iaketraffic@comcast.net. Learn why this is important Andrew please resend the invite, see you at 0900 thank you Mark On 06/05/2025 10:27 AM PDT Andrew Kollar <andrewk@Wmwa4ay> wrote: Good Morning, Thursday at 9 works on our end. I'll send a Teams invite right now. rs•r.1924 WASHINGTON Pre Submission Notes April 9, 2025 OVERVIEW: Steve Miskimens proposes to develop an athletic complex with indoor basketball and pickleball courts, a hub building with a concessions, and the associated parking. The development would occur on one partially developed parcel where the Yelm Dental Clinic is located at 718 Yelm Ave. West (21724140900) and one vacant parcel located at 209 Cullens (21724141001). LAND USE: A Sports Complex is an allowed use in the C-1 zone as Recreational and Entertainment Venue. The proposal will require an Administrative Site Plan Review land use permit application. A Boundary Line Adjustment will also be required to separate the sports complex and parking lot from the Dental Clinic. A notice of application will be sent to nearby property owners and published in the Nisqually Valley News but will not require a public hearing. STORM: Stormwater must be collected, treated, and infiltrated on the project site. The engineer preparing the civil plans will determine the required level of treatment and will prepare a storm water plan for the City to review as part of the civil plan review process. This can be in the form of a retention pond or an underground system. The City has adopted the most recent version (2024) of the Washington State Department of Ecology Storm Water Manual (SWMMWW). Environmental: The property is not located within a wetland, flood zone, or high groundwater area. The site contains medium preferred gopher soils and will need to undergo a gopher screening. Gopher screenings can be conducted June 1- October 31. A consultant, from the approved consultant list, provided by the United States Fish and Wildlife Service, must visit the site two times within the gopher screening season. 1 1 P a g e BLA: A BLA would need to be discussed to separate the two lots, which could work to the applicant's advantage. c� •�J~ T — " - ire �� _- - ` .p Ib �f 4� / ' Pie s: r 1 4 Ib 510 The second option would not include the pedestrian oriented street requirement. Environmental: The property is not located within a wetland, flood zone, or high groundwater area. The site contains medium preferred gopher soils and will need to undergo a gopher screening. Gopher screenings can be conducted June 1- October 31. A consultant, from the approved consultant list, provided by the United States Fish and Wildlife Service, must visit the site two times within the gopher screening season. TRANSPORTATION: The conceptual site plan shows ingress / egress via SR 510 and Cullens. The driveway will likely need to utilize the existing access that serves Yelm Dental. Access lane widths are determined by building size and height. The driveway must meet the minimum turn radius as found on Page 26 of the Yelm Transportation Details. A site plan of this size will require a traffic generation report and likely would require a Traffic Impact Analysis FRONTAGE IMPROVEMENTS: Frontage improvements (sidewalks and street trees) are required on Cullens. Streetscape landscaping requirements can be found under YMC 18.55.020(C). PARKING: PARAVETFRS INSCE CRAVR ANG.F 45- AXLE TRACK 87 92 IN AHEEL OrrSCT 465 IN. T:;AD WDTH C.ASSS OARHANO 17.2 IN 78 IN. FRCN7 OVERHANG 78 K I AIIECLOASC 2A8.5 IN. i AGF MA,CK "IL o11Yr OUw -Lc 1w[AD ro' CALCULATED TURNING RADA INSDE TURN 119 FT 7 IN CI.RB TURN 135 FT 8 IN. WALL TI.RN 139 r T. 7 IN. NOES: 1. AN ADDITIONAL 6 FEET MUST 8E ADDED 10 IHL WALL 11.'14N RADIUS. Parking requirements will need to be discussed - Gn or Y-ELM APF IOK9 further with the a licant. The site includes a o�T. OF rueuc ss RHCEs 2-2E PP MIN. FIRE TRUCK TURNING RADII substantial amount of parking stalls that but staff -- -- does understand Tournaments will draw in large crowds, which will require more parking than the average gym or fitness center. Parking lot landscaping will be required. LANDSCAPING YMC 18.55.020: 1. Parking Lot Landscaping 2. Perimeter Landscape 3. Streetscape (For Cullens) 4. Stormwater Facility Landscaping Pedestrian Oriented Street: A. This property fronts a "Pedestrian Oriented Street," and will be subject to the following requirements: 1. Paved pedestrian walkway from the street corner to the building entrance. 2. Transparent window area or window displays along at least 50 percent of the length of the ground floor facade. 3. Sculptural, mosaic or bas relief artwork over 50 percent of the length of the ground floor facade. 4. "Pedestrian oriented space," located adjacent to the sidewalk. At least 500 square feet of pedestrian oriented space must be provided for every 100 linear feet of facade as measured along the property lines adjacent to the street right-of-way. 5. Other special landscaping or building design feature approved by the city. 6. Building entries must have direct access to the public sidewalk. 7. No more than 50 percent of the street frontage measured parallel to the curb may be occupied by parking and/or vehicle access. 8. For properties fronting on two or more pedestrian oriented streets, parking may be located on one of the streets; provided, that a building or pedestrian oriented space is situated between the parking and the street corner. B. In addition to site planning measures above, provide at least two of the following pedestrian amenities near the sidewalk: 1. Pedestrian furniture, such as seating, lighting, drinking fountain, etc. 2. Pedestrian weather protection at least three feet wide along at least 80 percent of the building's street front face. The weather protection may be in the form of awnings, marquees, canopies or building overhangs; provided, that canopies or awnings not extend above 15 feet above the ground elevation at the highest point nor lower than eight feet at the lowest point. 3. Pedestrian oriented open space. 4. Substantial perimeter landscaping. 5. Artwork, 6. Transit stop with seating. 7. Window displays over the majority of the front facade. 8. Decorative screen wall, trellis, or other building or site feature. 9. Pedestrian lighting. SITE DESIGN: Service areas, outdoor storage areas, and other intrusive site features should be located at the rear of the lot to reduce conflicts with adjacent uses. All trash enclosures shall incorporate the architectural features of the primary structures and landscaping to minimize visual impacts of the enclosure (18.59.040[A] YMC). All developments must include site planning measures to create an attractive street edge by defining the street edge with building landscaping (or other features), provide direct access to the building fronts from the sidewalk, and provide substantial landscaping if parking is located adjacent to street frontage (18.59.020 YMC). Illumination requirements are found at Section 18.59.050 YMC and include standards for walkway and parking lot lighting. A lighting plan is required during Civil Plan Review. All pedestrian paths must conform with federal, state, and local codes for handicapped access, and the Americans with Disabilities Act (ADA). Development shall incorporate elements for pedestrian circulation found in Chapter 18.60.030 YMC: • All pathways shall be paved a minimum of 60 inches wide. • Buildings shall have a paved pedestrian pathway from the street sidewalk to the main entry of the building. If access traverses a parking lot, it shall be of a material different than the parking lot material. • Walkways shall be integrated with parking lot landscaping. • Walkways shall tie into neighboring properties when feasible. • Buildings with entries not facing the street shall have a clear and obvious street sidewalk to the entry. • Provide pedestrian paths or walkways connecting all businesses and the entries of multiple buildings on the same development site. • Provide pathways through parking lots. BUILDING DESIGN Chapter 18.61 YMC provides requirements for building design. These notes are preliminary in nature and are meant to map out the process for approval and to point out any potential conflicts with City standards and are NOT meant to fully review the proposal. Application fees are subject to change between the pre -submission conference and the time the application is submitted. Traffic Facilities Charges, Water System Development Charges, and Sewer System Development Charges are subject to change to the point of building permit issuance. FEES & CHARGES: Land Use Review $1,000 plus consultant costs Administrative Site Plan Review SEPA Review (If required) $750 Boundary Line Adjustment $400 plus consultant costs Civil Review Civil Plan Application $300 plus consultant costs City Staff Review $54 per hour Consultant Review Actual Cost Building Permit Review Building Permit Based on Valuation Sewer SDC (per ERU) $6,394 Water SDC (per URU) $6,725 County Recording Fees Actual Cost Impact Fees Traffic Facilities Charge (per new pm peak hour $3,449.25 trip) Fire Impact Fee (per new square foot) $0.36 UTILITY ARIAL: Please be aware that fire suppression requirements, including the number of fire hydrants, location, and sprinkler requirements, are subject to change based on occupancy type and building materials. s * rf t r ti i 111 A 1 I it '�'� � � � 3► i 4 7 y.LL � -n `o t CL— n EP:.0 5 III N o rh UQ U N O U (may C a a C 'E''� v � V y bOb bbm N as M C h VV 0 t N Q S L Vl Cl • y C p g C 6 u .a u CL �QKA N CIL � n O U m m r RCS E Uc'vio (A 0 N V q N ? 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