HomeMy WebLinkAboutMisc WALTER P MOORE
March 8, 2012
Joe Guerra Jr., Transportation Planning Coordinator
City of College Station Planning and Development
1101 Texas Avenue South
College Station, Texas 77842
Re: Mitigation for Tower Point Lots 30-37
Tower Point Development
College Station, Texas
Walter P Moore Project Number 23-05040-16
Dear Mr. Guerra:
This letter is to provide mitigation suggestions in lieu of a traffic impact analysis(TIA)for the
additional development along Arrington Road as part of the Tower Point development. The Tower
Point development, located on the northwest corner of State Highway 6 and State Highway 40 in
Cortege Station, is planning nine additional development lots along Arrington at SH 6 to be built in
multiple phases. Based on various conversations with Joe Guerra and the City of College Station
staff, the proposed mitigation measures will allow these development lots to proceed without
additional traffic studies. Additionally, the proposed mitigation can be installed in a phased manner
that coincides with the surrounding development. Background traffic volumes, lane configurations
along roadways and at intersections and driveways, trip distributions, and anticipated land uses of
other parcels are assumed to be unchanged from the previous TIA, submitted in December 2009.
The nine lots are labeled Lot 30 - Lot 37. The anticipated lot use is as follows:
• Lot 30 - High Turnover Sit-Down Restaurant
• Lot 31 - Oil Change/Lube Shop
• Lot 32A - Drive-in Bank
• Lot 32B - Restaurant
• Lot 33 - Drive-in Bank
• Lot 34 - Undefined(assumed as Fast Food Restaurant)
• Lot 35 - Undefined (assumed as High Turnover Sit-Down Restaurant)
• Lot 36 - Specialty Retail
• Lot 37 - Specialty Retail
The locations of the lots along Arrington Road are shown in Figure 1.
1301 MCKINNEY, SUITE 1100
HOUSTON, TEXAS 77010
PHONE 713 630 7300 FAX 713.630 7396
www WALTERPMOORE.cow
Mr. Joe Guerra Jr.
City of College Station
March 8, 2012
Page 2
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FIGURE 1
Location of the Proposed Developments
These lots will generate approximately 713 trips in the AM peak period (372 entering and 341
exiting), and 664 trips in the PM peak period (349 entering and 315 exiting)when all phases are
built. The distribution previously defined in the traffic study determined that 30% of the traffic will use
the southbound SH 6 frontage road to enter these lots and the remaining 70%will travel along
Arrington Road. Standard rates from the Institute of Transportation Engineers(ITE)publication, Trip
Generation Manual, 9'Edition, were used to determine the amount of traffic generated by the
various land uses in the proposed development. Specific trip generation calculations can be seen in
Table 1.
Mr. Joe Guerra Jr.
City of College Station
March 8, 2012
Page 3
TABLE 1
Net Vehicular Trip Generation Estimates
Tower Point
College Station, Texas
Land Use(ITE Code) Size and Weekday A.M. Peak P.M.Peak
Units Enter Exit Total Enter Exit Total
Lots South of Arrington
Lot 30 High Turnover 6,006 SF 764 36 33 69 40 27 67
Sit-Down Restaurant(932)
Lot 31 -Oil Change/Lube 2 Service 80 4 2 6 6 5 11
Shop(941) Bays
Lot 32A-Drive-in Bank
(912) 3,000 SF 444 21 16 37 39 39 78
Lot 326-Fast Food 5,000 SF 2,481 126 121 247 88 81 169
Restaurant(934)
Subtotal 14,006 SF 3,769 187 172 359 173 152 325
Lots north of Arrington
Lot 33 Drive-in Bank 3,000 SF 444 21 16 37 39 39 78
(912)
Lot 34 Fast Food 5,000 SF 2,481 126 121 247 88 81 169
Restaurant(934)
Lot 35 High Turnover 5,000 SF 636 30 28 58 33 23 56
Sit-Down Restaurant(932)
Lot 36 Specialty Retail 38,415 SF 1,703 11' 1' 12' 46 58 104
(814)
Lot 37-Specialty Retail 24,290 SF 1,077 6* 1* 7` 29 37 66
(814)
Subtotal 75,705 SF 6,341 194 167 361 235 238 473
Total 89,711 SF 10,110 381 339 720 408 390 798
'Calculated with an AM trip generation rate of 0.3. This could change once the property is further
defined.
Because the analysis in the TIA was for the AM and PM peak hours of the roadways, the rates for
the adjacent street were used for all uses except specialty retail. The rates shown in this letter are
consistent with the rates used in the previous TIA which was approved in February 2010 for the
complete development. It should be noted that Trip Generation does not provide rates for the AM
peak hour of the adjacent street for Specialty Retail because most retail establishments do not have
a high AM peak hour volume. For this reason, an average trip generation rate of 0.3 for the AM peak
hour and the ITE rates for the PM peak hour of the adjacent street were used.
Analysis
Phase 1-Lots 31 and 32A
Lot 31 is under design to provide oil change/lube facilities. Lot 32A is under agreement to provide a
credit union bank. These properties will generate a total of approximately 43 trips in the AM peak
hour and 87 trips in the PM peak hour.
Mr. Joe Guerra Jr.
City of College Station
March 8, 2012
Page 4
TABLE 2
Phase 1 Trip Generation
Tower Point
College Station, Texas
Trip Generation Land Weekday AM Peak PM Peak
Use See Total Enter Exit Total Enter Exit Total
Lot 31 - Oil 2
Change/Lube Shop Service 80 4 2 6 6 5 11
(941) Bays
Lot 32A - Drive-in 3,000 444 21 16 37 39 39 78
Bank(912) SF
Phase 1 Total 524 25 18 43 45 44 89
Both peak periods generate less that 50 entering trips. It is expected that the oil change/lube shop
will be open before the credit union, initially generating 1-2 trips that will enter from the SH 6
southbound frontage road. Once the credit union is open, 11-12 additional trips will enter from SH 6.
The total generated trips for this phase, 12-14 trips in either of the top two hours are only
approximately 25% of TxDOT's criterion of 50 right turns per hour. The City of College Station has
requested that a southbound deceleration lane be installed along the frontage road.g,
deceleration lane should be • nned to be comted upon occueancy of the credit union,
Along Arrington the only mitigation needed is to provide a westbound left turn lane which can be
done with striping. Figure 2 shows the proposed mitigation or
las .u�-:..-, e,�, --:<<.,
Phase 2 - Lot 30 or 32B
The anticipated land use of Lots 30 and 32B are various forms of restaurants. Trips generated by
the restaurants will lead to additional mitigation along Arrington Road. If these lots are developed
independently of each other, either property would still require the additional mitigation. The trips
generated by these lots can be seen in Table 3.
TABLE 3
Phase 2 Trip Generation
Tower Point
College Station, Texas
Land Use(ITE Code) Size and Weekday A.M. Peak P.M. Peak
Units Enter Exit Total Enter Exit Total
Lot 30 High Turnover 6,006 SF 764 36 33 69 40 27 67
Sit-Down Restaurant(932)
Lot 32B-Fast Food 5,000 SF 2,481 126 121 247 88 81 169
Restaurant(934)
Phase 2 Total 3,245 162 - 154 316 128 108 236
The mitigation proposed for Phase 2 includes an eastbound right turn deceleration lane a •,a.•,,,
aairupn. Arrington Road has 52 feet of pavemen avaia.e, solt is recommen.ed that an additional
five feet of pavement be added, and the remaining seven feet be taken from existing pavement.
Mr. Joe Guerra Jr.
City of College Station
March 8, 2012
Page 5
When Lot 30 is developed, a service drive will become available. This service drive will be restricted
to right turning vehicles only. The proposed Phase 2 mitigation can be seen in Figure 3.
Phase 3A- Lot 33 and Lot 37
Lot 33 and Lot 37 are located on the tract north of Arrington Road. Lot 33 is anticipated to be a
drive-through bank and Lot 37 is anticipated to be specialty retail. Phase 3A trip generation can be
seen in Table 4.
TABLE 4
Phase 3A Trip Generation
Tower Point
College Station, Texas
Land Use(ITE Code) Size and Weekday A.M. Peak P.M. Peak
Units Enter Exit Total Enter Exit Total
Lot 33-Drive in Bank
(912) 6,006 SF 444 21 16 37 39 39 78
Lot 37-Specialty Retail 5,000 SF 1,077 6 1 7 29 37 66
(814)
Phase 3 Total 1,521 27 17 44 68 76 144
These lots will be served primarily from the west, so an eastbound left turn lane will need to be
provided. There is adequate space in the existing pavement, so this turn lane can be provided with
striping. For these developments, the westbound trips do not require a right turn deceleration lane at
this time.
Behind Lot 37 is an anticipated service drive to provide loading dock access. This drive is proposed
to tie into Arrington Road. The service drive will not have immediate access to parking and will be
signed specifically as a service drive to minimize vehicular access. Due to the planned traffic
distribution, it is anticipated that 70%of the truck traffic will access this drive via Arrington. When this
drive is accessible, it may be necessary to convert the striped median on Arrington to a raised curb
median to limit available turning movements; however, should this occur trucks would be forced to
maneuver through the parking lot to reach the loading area. This would significantly increase the
potential vehicular and pedestrian conflicts. It is recommended that the median remain striping, and
if conflicts arise when open, to study if a raised curb median is necessary and beneficial. Figure 4
shows the proposed improvements.
Phase 3B - Lot 34 and Lot 35
These parcels are not currently defined, so they were estimated to be a high turnover restaurant and
a fast food restaurant. To accommodate this generated traffic, the westbound right turn
deceleration lane should be built.This can be seen in Figure 5.
Phase 3C - Lot 36
It is expected that the northern driveway off of SH 6 southbound frontage road won't be needed
until Lot 36 develops since this lot is located the farthest north. When this driveway is built a right
turn deceleration lane along the frontage road is recommended. This can be seen in Figure 6.
Mr. Joe Guerra Jr
City of College Station
March 8, 20'2
Page 6
Summary
The proposed land uses wit reauirE) some mitigation to the area to minimize traffic congestion. The
ultimate mitigation recommendations are listed below:
• Along southbound SR 6, riaht turn deceleration lanes should be installed at Arrington Road
(Phase 1).
• 'Westbound left turn lane on Arrington Road, provided with striping (Phase1).
• Eastbound right turn deceleration lane on Arrington Road, with an additional six feet of
pavement (Phase 2).
• Eastbound left turn lane on Arrington Road, provided with striping(Phase 3A)
• Westbound right turn deceieration lane on Arrington Road, with an additional six feet of
Pavement(Phase 38).
• Southbound right turn deceleration lane on Arrington Road at northern driveway(Phase 3C).
A proposed phasing plan has beer provided for review by the City. it shows all of these
imprioverrents n a phased mariner. The northern lots, defined in Phase 3, were phased in a logical
manner from south to north. The order that the lots in Phase 3 actually become avaiable might differ
from this plan and this crouid warrant a reassessment of the mitigation phasing order for Phaco 3.
It is our understanding that once accepted, these mitigation options will servE.-,i the continued
developmenl of these parcels, Additional mitigation measures would not be necessary far these lots.
We request your acknowledgement that the contents of this letter reflect the City of College
Station's understanding of tue required hutigation measures for this project.
Please let me know if you have any questions or need additiona information.
‘/OLKS very truly,
Na ter P Moore and Associates Inc
TBPE Firm Registration No 1556
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