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20080347 Transportation MitigationTransportation Mitigation – Hollamer Commercial Findings 1. The Transportation Impact Analysis indicates that the total project will generate approximately 1,552 peak PM trips at full build-out. 820 peak PM trips would be generated by ‘Viewmont Place’ a retail shopping complex of 308,000 square feet located on 27.66 acres north of Yelm Avenue (SR 510) between Killion and Mountain View Roads. 414 peak PM trips would be generated by 'Westmont Place' a retail shopping complex of 155,800 square feet located on 14.20 acres located north of Tahoma Boulevard across from Berry Valley Road. 174 peak PM trips would be generated by 'Ritter Commercial Development', a 65,500 square foot mixed use retail and office development on 5.38 acres located at the northwest intersection of Yelm Avenue and Tahoma Boulevard. 143 peak PM trips would be generated by 'D & W Development' which includes a 10,000 square foot day care facility, an 8,000 square foot veterinary clinic, and an 8,000 square foot medical center located on 3.25 acres northeast of the intersection of Tahoma Boulevard and Berry Valley Road. 2. The entire development is located within the Killion Road Local Improvement District which was formed to construct Tahoma Boulevard, reconstruct Killion Road to urban arterial standards, and reconstruct Yelm Avenue (SR 510) to urban arterial standards. This $8.8 million dollar project was on the Yelm Six Year Transportation Improvement Program prior to the formation of the LID. Assessments to properties within the LID are based equally on the frontage of each parcel in the LID and the number of trips anticipated to be generated by each parcel of land. 3. Based on the current Transportation Facilities Charge formula, properties within the LID have contributed $362 per peak PM trip to the LID project by completing an improvement identified on previous STIP’s and should be credited this amount. 4. The Transportation Impact Analysis indicates that the proposed development has significant adverse impacts to the transportation system through the addition of 1,552 peak PM trips. Expected delays at several intersections would significantly increase after traffic from the development is added to the base traffic in 2010, the horizon year. Over 470 new trips through the intersection of Yelm Avenue (SR 510) and 93rd. Over 450 new trips through the intersection of Yelm Avenue (SR 510) and Burnett. Over 1,250 new trips through the intersection of Yelm Avenue (SR 510) and Killion/Tahoma Boulevard. Over 770 new trips through the intersection of Yelm Avenue (SR 510) and Cullens Road, with a level of service drop from A to F, which does not meet concurrency standards for the City of Yelm. Over 730 new trips through the intersection of Yelm Avenue and Longmire Street. 5. The Community Development Department reviewed the data in the TIA using Syncho and SimTraffic. Synchro is a tool designed to model networks of signalized and unsignalized intersections which is useful for analyzing the operation and efficency of intersections including calculating delays, levels of service, and capacity ratios. SimTraffic is a tool analyzing complex traffic situations such as closely spaced intersections and the effects of signals on nearby unsignalized intersections. These models showed, based on the data from the Transportation Impact Analysis, that during the peak hour: The reconstruction and realignment of 93rd Avenue/Burnett Road and Yelm Avenue (SR 510) mitigated impacts attributable to the proposed development to this intersection. The installation of a traffic signal at Longmire Street and Yelm Avenue (SR 510) mitigated impacts attributable to the proposed development to this intersection and others along the Yelm Avenue (SR 510) corridor. The Coates Road connection between Cullens Road and Killion Road would carry a significant portion of the eastbound traffic from the ‘Viewmont Place’ development and would mitigate impacts to the Killion Road/Yelm Avenue (SR 510) intersection. With these improvements, no concurrency intersection would operate at a level of service below the adopted concurrency standards and most of the delays created by the development would be either fully or partially mitigated.  Mitigation Measures 1. The developer shall contribute a total of $212,934 towards the installation of a traffic signal at Longmire Street and Yelm Avenue (SR 510). This contribution will be in the form of a mitigation fee of $137.20 per peak PM trip payable at the time of building permit issuance. This improvement must be in place prior to the issuance any building permit within the entire development which would generate the 330th peak PM trip. If the improvement has not been completed by the City of Yelm, the developer may construct the improvement and would be reimbursed mitigation fee’s already paid towards the project and would be eligible for Transportation Facilities Charge credit. 2. The developer shall contribute a total of $500,807 to the realignment of 93rd Avenue/Burnett Road and Yelm Avenue (SR 510), improvement to full City standards including curb gutter, planter strips, and sidewalks, and the installation of a traffic signal at the realigned intersection. This contribution will be in the form of a mitigation fee of $322.68 per peak PM trip payable at the time of building permit issuance. This improvement must be in place prior to the issuance of any building permit within the entire development which would generate the 740th peak PM trip. If the improvement has not been completed by the City of Yelm at the time building permits are ready to be issued, the developer may construct the improvement and will be reimbursed any mitigation fee’s paid towards the project from previous phases of the development and would be eligible for Transportation Facilities Charge credit for the improvement. 3. The developer shall contribute a total of $97,873 to the construction of the Coates Road extension from Cullens Road to Killion Road. This contribution will be in the form of a mitigation fee of $63.06 per peak PM trip payable at the time of building permit issuance. This improvement must be in place prior to the issuance of any building permit within the entire development which would generate the 1,190th peak PM trip. If the improvement has not been completed by the City of Yelm, the developer may construct the improvement and would be reimbursed mitigation fee’s already paid towards the project and would be eligible for Transportation Facilities Charge credit. 4. Prior to the issuance of any building permit for ‘Viewmont Place’ that includes a road access on Mountain View Road, the developer shall reconstruct Mountain View Road from the northern property line of the ‘Viewmont Place’ development to the intersection of Mountain View Road and Yelm Avenue (SR 510). The improvement shall be to the Yelm commercial collector standard and shall include two travel lanes, two bike lanes, curb and gutter on both sides of the street, stormwater, and a planter strip and sidewalk on the east side of the roadway. 5. Access to Tahoma Boulevard shall be limited to the following locations: Directly across from Berry Valley Road. The existing accesses located on the easement between the ‘Westmont Place’ and ‘Ritter Commercial’. The existing approach located between the ‘Golden Dragon’ property (tax parcel 21724130700) and tax parcel 21724130800.