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HomeMy WebLinkAboutTIAWALTER P MOORE April 7, 2011 Lauren Hovde, Staff Planner City of College Station Planning and Development 1101 Texas Avenue South College Station, Texas 77842 Re: Traffic Impact Analysis for Lot 7, 8, 18, and 3C Tower Point Development College Station, Texas Walter P Moore Project Number 23-05040-14 Dear Ms. Hovde: This letter is to provide an assessment of the relative traffic impact associated with four lots within the large retail parcel of the Tower Point Development, located on the northwest corner of Highway 6 and Highway 40 in College Station. This assessment builds upon the previously submitted traffic impact analysis for Tower Point developed by Walter P Moore and submitted to the City of College Station in December 2009. Background traffic volumes, lane configurations along roadways and at intersections and driveways, and anticipated land uses of other parcels are assumed to be unchanged from the previous TIA. Trip distributions are also assumed to be unchanged. Since the analysis in the TIA was for the AM and PM peak hours of the roadways, the rates for the adjacent street were used. 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 since 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. This report will compare the trip generation values for the previously assumed land use for this parcel with the proposed land use. This letter report addresses four lots. In the previous TIA, three parcels in question were identified as lots 7, 8, and 18. The parcel identified as Lot 30 was not identified in the previous TIA. This parcel is located off of Arrington Road, north of the detention pond. Three of the proposed lots surround the HEB development south of the roundabout at Arrington Road, and one is located to the north of the roundabout. The locations of the lots relative to the Tower Point development are shown in Figure 1. 1301 MCKINNEY, SUITE 1100 HOUSTON, TEXAS 77010 PHONE: 713.630.7300 FAX 713.630.7396 i WWW.WALTERPMOORE.Com 've�J Ms. Lauren Hovde City of College Station April 7, 2011 Page 2 Proposed Lot 30 High Turnover Sit Down Restaurant Analysis sed Lot 7 (Fas:tF:W Restaurant Proposed Lot E _ Drive-in Bank Proposed Lot 18 Fast Food Restaurant Figure 1 Location of the Proposed Developments Within the Tower Point Development The previously assumed land use for Lots 7 and 8 were "High -Turnover Sit -Down Restaurant" (ITE Land Us Code 932). Now, Lot 7 is proposed to be a "Fast Food Restaurant with Drive -through" (ITE Land Use Code 934) and Lot 8 is proposed to be a "Drive-in Bank" (ITE Land Use Code 912). Lot 18 was previously assumed to be a "Tire Store" (ITE Land Use Code 848) and is proposed to be a "Fast Food Restaurant with Drive -through" (ITE Land Use Code 934). Lot 30 is intended to be a "High -Turnover Sit -Down Restaurant" (ITE Land Use Code 932). The sizes of the planned lots are as follows; Lot 7 is 4,500 square feet, Lot 8 is 3,640 square feet, Lot 18 is 2,950 square feet, and Lot 30 is 7,506 square feet. Table 1 shows a comparison of the previously defined land uses and square footage and the proposed developments. Ms. Lauren Hovde City of College Station April 7, 2011 Page 3 TABLE 1 Comparison of Land Use and Square Footages Tower Point College Station, Texas Land Use S uare Foota e Parcel December 2009 TIA Current Letter December Current Letter 4/7/2011 2009 TIA 4/7/2011 Lot 7 High -Turnover Sit- Fast Food Restaurant 5,600 4,500 Down Restaurant with Drive Through Lot 8 High -Turnover Sit- Drive-in Bank 5,600 3,640 Down Restaurant Lot 18 Tire Store Fast Food Restaurant 7,500 2,950 with Drive Through Lot 30 n/a High -Turnover Sit- n/a 7,506 Down Restaurant To complete a study for a proposed development, the number of trips expected to be generated by the planned facilities must be determined. The number of trips generated by the development during an average weekday and for weekday peak hours is based on factors such as the land use type and size of the building. Standard rates from the Institute of Transportation Engineers (ITE) publication, Trip Generation Manual, 8h Edition, were used to determine the amount of traffic generated by the various land uses in the proposed development. Trip sharing among all the parcels associated with the large retail parcel of Tower Point was assumed to be 10%. A comparison of the anticipated trip generation between the previous report and the proposed conditions is presented in Table 2. Ms. Lauren Hovde City of College Station April 7, 2011 Page 4 TABLE 2 Comparison of Net Vehicular Trip Generation Estimates Tower Point Collecle Station, Texas Weekday A,M, Peak P.M. Peak Gross ITE Net Vehicle Gross ITE Net Vehicle Size Shared Land Use and Trip Gross Net Net Trips Trips Trips Trips (ITE Code) Units Factor ITE Trips Trips Enter Exit Enter Exit Enter Exit Enter Exit Assumed Land Use from December 2009 Traffic Impact Analysis Lot 7 - High Turnover Sit- 5,600 Down SF 0 10% 712 641 34 31 31 28 37 25 33 23 Restaurant (932) Lot 8 - High Turnover Sit- 5,600 Down SF 0 10% 712 641 34 31 31 28 37 25 33 23 Restaurant (932) Lot 18 - Tire 7,500 10% 187 168 14 8 13 7 13 18 12 16 Store (848) SF Lot 30 n/a n/a n/a n/a n/a n/a n/a n/a n/a n/a n/a n/a Subtotal 18,700 - 1,611 1,450 81 71 75 63 86 69 78 62 Proposed Land Use Lot 7 - Fast Food 4,500 10% 2,233 2,010 113 109 102 98 79 73 71 66 Restaurant SF (934) Lot 8 - Drive 3,640 10% 539 485 25 20 23 21 47 47 42 42 in Bank (912) SF Lot 18 - Fast Food 2,950 10% 1,464 1,318 74 72 67 65 52 48 47 43 Restaurant SF (934) Lot 30 - High Turnover Sit- 7,506 Down SF 10% 954 859 45 41 41 37 50 34 45 31 Restaurant (932) Subtotal 18,596 ST - 5,190 4,672 258 241 233 221 228 202 205 182 CHANGE 104 0% 3,579 3,222 177 170 158 158 142 133 127 120 Ms. Lauren Hovde City of College Station April 7, 2011 Page 5 The development has had changes to the land uses in the past. To accurately assess the impact to the roadways it is important to look at the changes in the development cumulatively. Table 3 provides a cumulative summary of previous TIA letters highlighting the land use changes. TABLE 3 Summary of Past Land Use Changes Tower Point College Station, Texas TIA Land Use Increase or Decrease in Total Trips (Net) Letter Lot Previous Current Total AM trips PM trips Enter I Exit Enter Exit trips July 7, 28 Specialty Retail Specialty Retail -80 0 0 -2 -3 2010 (814) (814) March 1 15 Fast Food Specialty Retail 1,289 73 70 47 42 2011 Restaurant (934) (814) Current High Turnover Fast Food letter 7 Sit -Down Restaurant (934) +1,369 +71 +70 +38 +43 Restaurant (932) Current High Turnover Drive in Bank letter 8 Sit -Down (912) -156 -8 -7 +9 +19 Restaurant (932) Current 18 Tire Store (848) Fast Food +1150 +54 +58 +33 +27 letter Restaurant (934) Current High Turnover letter 30 n/a Sit -Down +859 +41 +37 +45 +31 Restaurant (932) Total 1 +1853 +85 +88 +76 +75 As seen above in Table 3, the changes in land use that have occurred generate less than 100 net trips in either peak hour. This is less than what is typically needed to require a new traffic impact study. Summary The proposed land uses are anticipated to generate more trips than the land use assumed in the previous TIA. One major source of these new trips is the tire store being replaced with a fast food restaurant. However, the tire store land use is anticipated to relocate to Lot 20, which would replace a planned fast food restaurant with drive through. The new development at Lot 30 is the other development contributing to the additional generated trips. This development is expected to generate less than 50 entering or exiting trips in the peak hour. As the developer continues to make agreements for individual parcels, land uses are being adjusted to create a better overall development. Since some land uses are still being adjusted it is possible that the total change in trips could decrease or equal what is shown in the original TIA. It is our understanding that the developer will continue to provide TIA update letters to reflect future changes as they occur. Ms. Lauren Hovde City of College Station April 7, 2011 Page 6 Please let me know if you have any questions or need additional information. Yours very truly, WALTER P. MOORE AND ASSOCIATES, INC. Jennifer L. Peek, P.E., PTOE, PTP Principal CC: Andy Weiner, Weiner Development Corporation Mike Coontz, Weiner Development Corporation Kevin Sullivan, P.E., Walter P Moore P:\23\2005\05040-14\Design & Studies\Reports\Mutliple Lot TIA Letter.doc Document Incomplete: Not intended for permit or Construction Engineer: Jennifer L. Peek, P.E. P.E. Serial No. 90254 Date: April 7, 2011 Walter P. Moore and Associates, Inc. JJ a P-re ) )b WALTER P MOORE September 14. 2011 Lauren Hovde, Staff Planner City of College Station Planning and Development 1101 Texas Avenue South College Station, Texas 77842 Re: Traffic Impact Analysis for Lots 7, 8, and 18 Tower Point Development College Station, Texas Walter P Moore Project Number 23-05040-14 Dear Ms. Hovde: This letter is to provide an assessment of the relative traffic impact associated with three lots within the large retail parcel of the Tower Point Development, located on the northwest corner of Highway 5 and Highway 40 In College Station. This assessment builds upon the previously submitted traffic Impact analysis for Tower Point developed by Walter P Moore and submitted to the City of College Station in December 2009. Background traffic volumes, lane configurations along roadways and at intersections and driveways, and anticipated land uses of other parcels are assumed to be unchanged from the previous TIA. Trip distributions are also assumed to be unchanged. Since the analysis In the TIA was for the AM and PM peak hours of the roadways, the rates for the peak hours of the adjacent streets were used. 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 since most retail establishments do not have ahigh 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. This report compares the trip generation values for the previously assumed land use for these three lot with the proposed land use. This letter report addresses three lots. In the previous TIA, the three lots in question were Identified as lots 7, 8, and 18, The lots surround the HEB development south of the roundabout at Arrington Road. The locations of the lots relative to the Tower Point development are shown in Figure 1. 43 1301 MOKINNEV. SUITE 1100 HOUSTON, TEXAS 77010 PHONE: 713,630.7300 FAx.713.630.7306 www. WALTE RP MOOR E.00M Ms. Lauren Hovde City of College Station September 14, 2011 Page 2 `r Lot 7 Proposed Fast Food Restaurant :Hu _ Analysis Lot 8 Proposed _ Drive-in Hank 1 ♦ Z 4K 4 n wh. miF 1. :nL i t Lot 18 Proposed Fast Food Restaurant / ru ( `r Figure 1 Location of the Proposed Developments Within the Tower Point Development The previously assumed land use for Lots 7 and 8 was "High -Turnover Sit -Down Restaurant" (ITE Land Use Code 932). Now, Lot 7 is proposed to be a "Fast Food Restaurant with Drive -through" (ITE Land Use Code 934) and Lot 8 is proposed to be a "Drive-in Bank" (ITE Land Use Code 912). Lot 18 was previously assumed to be a "Tire Store" (ITE Land Use Code 848) and is now proposed to be a "Fast Food Restaurant with Drive -through" (ITE Land Use Code 934). The sizes of the lots are as follows; Lot 7 is 4,500 square feet, Lot 8 is 3,640 square feet, and Lot 18 is 2,950 square feet. Table 1 shows a comparison of the previous and the proposed developments. Ms. Lauren Hovde City of College Station September 14, 2011 Page 3 TABLE 1 Comparison of Land Use and Square Footages Tower Point College Station, Texas Land Use S uare Footage Parcel December 2009 TIA Current Letter December Current Letter 9/14/2011 2009 TIA 9/14/2011 High -Turnover Sit- Fast Food Restaurant Lot 7 Down Restaurant with Drive Through 5.600 4,500 Lot 8 High -Turnover Sit- Drive-in Bank 5,600 3.640 Down Restaurant Lot 18 Tire Store Fast Food Restaurant 7,500 2,950 with Drive Through To complete a study for a proposed development, the number of trips expected to be generated by the planned facilities must be determined. The number of trips generated by the development during an average weekday and for weekday peak hours is based on factors such as the land use type and size of the building. 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. Trip sharing among all the parcels associated with the large retail parcel of Tower Point was assumed to be 10%. A comparison of the anticipated trip generation between the previous report and the proposed conditions is presented in Table 2. Ms. Lauren Hovde City of College Station September 14, 2011 Page 4 TABLE 2 Comparison of Net Vehicular Trip Generation Estimates Tower Point Colle e Station, Texas Weekday A.M. Peak P.M. Peak Gross 1TE Net Vehicle Gross ITE Net Vehicle Size Shared Land Use and Trip Gross Net Trips Trips Trips Trips (ITE Code) Units Factor RE Vehicle Trips Trips Enter Exit Enter LlEAt Enter Ewt Enter Exit Assumed Land Use from Oecember2O09 Traffic Impact Analysis - High 5,6000 Sit -Down SF 10% 712 641 34 31 31 28 37 25ant 932) - High F 5,600 Sit -Down SF10% 712 641 34 31 31 28 37 25ant 932 Tire Store 7,50010% 187 168 14 8 13 7 13 18 12 16 48) SF Subtotal 1 8F 0 - 1,611 1,450 82 70 75 63 87 68 78 62 Proposed Land Use Lot 7 - Fast Food 4,500 10% 2,233 2,010 113 109 102 98 79 73 71 66 Restaurant (934) SF Lot 8 - Drive in 3,640 10% 539 485 25 20 23 21 47 47 42 42 Bank (912) SF Lot 18-Fast Food 2,950 10% 1,464 1,318 74 72 67 65 52 48 47 43 Restaurant (934) SF Subtotal 11,0F90 - 4,236 3,813 212 201 192 184 178 168 160 151 CHANGE -7,610 Ory° 2,625 2,363 130 131 117 121 91 100 82 89 The development has had changes to the land uses in the past. To accurately assess the impact to the roadways it is important to look at the changes in the development cumulatively. Table 3 provides a cumulative summary of previous TIA letters highlighting the land use changes. Ms. Lauren Hovde City of College Station September 14, 2011 Page 5 TABLE 3 Summary of Past Land Use Changes Tower Point College Station, Texas Land Use Increase or Decrease in Total Trips Net TIA Letter Lot. Previous Current Total AM trips PM trips Enter Exit Enter Fait trips July 7, 28 Specialty Retail (814) Specialty Retail _80 0 0 -2 -3 2010 814 March 16, 15 Fast Food Restaurant Specialty Retail 2011 934 814) -1,289 -73 -70 -47 -42 Current 7 High Turnover Sit- Fast Food letter Down Restaurant 932 Restaurant 934 +1,369 +71 +70 +38 +43 Current 8 High Turnover Sit- Drive in Bank letter Down Restaurant 932 9i -166 -8 -7 +9 +19 Current letter 18 Tire or (848) Fast Food Restaurant 934 +1150 +54 +58 +33 +27 Total +994 +44 1 +51 +31 +44 As seen above in Table 3, the changes in land use that have occurred generate less than 100 net trips in either peak hour. This is less than what is typically needed to require a new traffic impact study. Summary The proposed land uses are anticipated to generate more trips than the land use assumed in the original TIA. One major source of these new trips is the tire store being replaced with a fast food restaurant. However, the tire store land use is anticipated to relocate to Lot 20, which would replace a planned fast food restaurant with drive through. As the developer continues to make agreements for individual parcels, land uses are being adjusted to create a better overall development. Since some land uses are still being adjusted it is possible that the total change in trips could decrease or equal what is shown in the original TIA. It is our understanding that the developer will continue to provide TIA update letters to reflect future changes as they occur. Please let me know if you have any questions or need additional information. Yours very truly, WALTER P. MOORE AND ASSOCIATES, INC. 021 �/ g-- Randolph V. Schulze, P.E., PTOE, PTP Principal CC: Andy Weiner, Weiner Development Corporation Mike Coontz, Weiner Development Corporation Kevin Sullivan, P.E., Walter P Moore P:\23\2005\05040-14\ensign 8 Studies\Reports\Lot 7,8, 18 TIA Letter.doo Walter P. Moore and Associates, Inc. TBPE Finn Rerlstration No. 1856 SCHULZE Q / 1 4-/ Z,cv f I