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HomeMy WebLinkAbout00072792City of College Station Development Services P. O. Box 9960 - 1101 Texas Avenue College Station, Texas 77842 (979) 764-3570 PROJECT REVIEW COMMITTEE (PRC) MEETING June 7, 2002 TO: Veronica Morgan, Mitchell and Morgan, via fax 260-3564 Mark Dennard, Wings-N-More, via fax 268-7827 Frank Mihalopolous, via fax 972 233-1501 FROM: PRC Review Subcommittee: Kyle Hawthorne, P&Z Commissioner Wallis McMath, P&Z Commissioner Phil Trapani, P&Z Commissioner Staff Attending: Natalie Ruiz, Development Review Manager Molly Hitchcock, Staff Planner Tammy Macik, Secretary Dale Picha, Traffic Engineer SUBJECT: Gateway Driveway - Discussion and consideration of a right-in/right out driveway for Wings-N-More located at 1513 University Drive East (02-74) The PRC held a meeting on Wednesday, May 15, 2002 to review the above-mentioned project. Mr. Picha stated that the driveway requested would be the third driveway to the site of the Gateway Center. On the original plat, there were only two access driveways approved by P&Z. Mr. Picha stated that, for several reasons, staff is recommending denial of the request. The first reason is the spacing of the driveways on a major arterial does not meet the desirable spacing criteria set forth in the city's driveway ordinance. It is critical on major arterials to have the adequate spacing because of speed differentials. Also, the city is working on a signal design at Forest Drive, which will be the second access point to the Gateway development. By having this third driveway, it would encourage motorists to bypass the signals, which are being put in (at city expense) at the request of the developer specifically to handle access/egress. For the Traffic Impact Assessment (TIA), the city doubts that the engineer is considering a driveway in this area; TxDOT has the ultimate approval on the signal, and the TIA should accurately reflect the access to/from the site. If a third drive is added, it will affect the TIA currently being done. Right now, the TIA is just taking into account the R:\HTLTR\PZLTR\P RO D\PZ2002\P0006185.doc two driveways. Lastly, the drive would encourage motorist to use this drive as a collector roadway to access other developments within the business center. Mr. Picha ended by stating that if this driveway is allowed, it may create safety and operational problems, as well as hurt a good working relationship the city has with TxDOT now. Commissioner McMath asked when drive number 2 was approved by P&Z. Mr. Mihalopolous said it was approved in fall of 1998. Commissioner Trapani asked if the driveway number #2 was completed. Ms. Ruiz stated yes. Commissioner Trapani asked when Wings-N-More is proposing to be open in the gateway. Mr. Dennard stated it would be January of next year. Assuming the roadways stay as they are currently, Commissioner Trapani stated that there would be only one access point. Mr. Picha stated that he understood for the driveway to be built when the site is developed. Ms. Morgan stated that Commissioner Trapani is correct in stating that there will be only one driveway until the multi-family development is build behind the Gateway Center. Ms. Morgan stated that the Drive #2 would match up with the proposed Forest Drive. Commissioner McMath asked who would build drive #2. Mr. Mihalopolous stated they could not build drive #2 at this time since there has be an agreement drawn up with the owner of land. Mr. Picha stated that drive #2 was one of the two approved at the time of the original plat. Ms. Morgan stated that all driveways were drawn on the preliminary plat. Ms. Morgan stated the problem was that there were no access easements designated on the plat. Ms. Ruiz stated that there is a dedicated access easement on driveway #3. Commissioner Trapani stated that Wings-n-More and Home Depot are indicating they will come in January 2003 but Home Depot is not definite. Commissioner Trapani asked if a temporary driveway could be placed there if for some reason Home Depot doesn't build for awhile or backs out, which could delay Wings-N- More. The Forest Drive signal is crucial to the Gateway development but Ms. Ruiz indicated that it is still uncertain who will build the driveway.. It could be Home Depot, Wings-N-More or Gateway Shopping Center. Ms. Morgan stated she talked to Jeff Milburn, who is doing The TIA, and he said it would not be difficult to build driveway #3. Driveway #3 will not have left hand-turning maneuvers. Ms. Morgan also stated that the peak hours are in the evening hours and weekends, but Mr. Picha stated that at the same time you would also have free-flow speeds traveling westbound on University Drive. Ms. Morgan states that the driveway ordinance is set at 350 feet and they have 343 feet. Commissioner McMath stated the right-in/right-out driveway to University could be put in with the stipulation that once the signal is built, this driveway could then be removed. Mr. Mihalopolous stated that they did the plat based on what TxDOT wanted. They knew they needed an immediate opening on the west side of the property. They got them to plan an immediate opening across from Forest Drive. TxDOT agreed to put the curb openings where they are today. The homeowners on the south side of University Drive didn't want Glenhaven Drive coming through their neighborhood. The traffic signal was there so, Mr. Mihalopolous made the Glenhaven Drive on north side a private drive rather than a public thoroughfare road. The congestion that is there is hurting the homeowners. The proposed right-in/right-out driveway will alleviate some of that traffic at the intersection of Glenhaven and University Drives. Also, they are trying to build a shopping center. Mr. Mihalopolous stated that on one side of the proposed driveway will be Wings-N-More and the other side will be a specialty center. Mr. Mihalopolous stated they are only asking for one R:\HTLTR\PZLTR\P ROD\PZ2002\P0006185.doc curb opening and there is almost 1,000 feet of frontage between the two openings. Commissioner Hawthorne asked about the parking for Home Depot and if there are requirements for the rest of parking area that have to be develop at this time. Mr. Picha stated that the problem they foresee is people bypassing the signals and creating weaving maneuvers and U-turns on University Drive at the new signal, a problem with the speed differentials between a low speed drive and a high-speed road. Commissioner Trapani asked again about a temporary driveway. Ms. Ruiz stated it could be a stipulation of the variance. Commissioner McMath discussed about the two curb cuts at Albertson's being a couple hundred feet a part. Mr. Picha stated those driveways are not in compliance with the ordinance and by not granting the driveway we will be in compliance with the ordinance. Commissioner McMath stated that it was already shown on the preliminary plat, and it is a little too late not give it to them now. Commissioner McMath stated we could grant the driveway #2 going on permanent basis or close it off when the signal light is in. Commissioner McMath asked Mr. Mihalopolous if they would have a problem closing that off. Mr. Mihalopolous stated they need that driveway. Commissioner Hawthorne asked what the distance was from the back of Exxon to the signal at Glenhaven Drive. Is it about the same distance as the applicant is requesting to put the driveway from existing driveway? Ms. Ruiz stated that Mr. Mihalopolous stated he needed this driveway for the whole shopping center. Ms Ruiz asked if there were plans to dedicate the access easement. Mr. Mihalopolous stated yes. Commissioner Hawthorne asked Mr. Mihalopoloous if he thinks there would be an equal amount of traffic going out to the bypass as going towards the university. Mr. Mihalopolous stated that the driveway would be a right in and right out, per Ms. Morgan. Commissioner Trappani asked Ms. Morgan if the curb cut meets the requirements (of the ordinance). Ms. Morgan stated yes, it does meet the City of College Station and TxDOT requirements. Mr. Picha asked if they met the minimum or desirable values. Ms. Morgan stated majority meets the desirable and one meets the minimum. Commissioner Hawthorne motioned to approve the driveway. Commission McMath seconded and motioned passed 3-0. R:\HTLT R\PZ LT R\P RO D\PZ2002\P0006185. doc `W, The City of Colle a Station Texas 9 Embracing the Past, Exploring the Future. P.O. Box 9960 • 1101 Texas Avenue College Station, TX 77842 • (979) 764-3500 www.ci.college-station.tx.us MEMORANDUM TO: Project Review Committee (PRC V oj~ FROM: Dale Picha, P.E. 1 City Traffic Engineer DATE: May 8, 2002 RE: Commercial Driveway Access for Wings-N-More (Case 02-74) This item is for PRC's consideration of an additional commercial driveway access on the north side of University Drive (FM 60), west of the intersection of University and Glenhaven Drives. This driveway is intended to provide ingress / egress for two new commercial establishments being built adjacent to University Drive, west of the Texas Roadhouse, Rock Fish, and Cheddar's Restaurants. Access to the entire "Gateway Center" site was approved at the time of original platting by the Planning and Zoning Commission. Two access easements were granted: one directly across from Glenhaven Drive (Drive 1), and the other directly across from Forest Drive (Drive 2 - see attached site plan). These drives are separated by approximately 1,100 feet. A traffic signal exists at Drive 1, and a new signal is proposed (and currently being designed) at Drive 2, in anticipation of safely handling future vehicular traffic to and from the site. The applicant has requested a third driveway (Drive 3) for the site. For several safety and operational reasons as expressed below, staff is recommending denial of this additional driveway. The City of College Station's "Driveway Access Location and Design Policy" states that adjacent driveways on major arterials should be no closer than 350 feet. Furthermore, engineering judgement shall override the recommendation dimensions set forth in the driveway policy if warranted by specific traffic conditions. The applicant has proposed that Drive 3 be spaced 343 feet from Drive 2; this distance does not comply with driveway policy criteria. - When fully developed, the only access to this entire site will be at signalized intersections. Staff feels that if Drive 3 is permitted, many motorists will attempt to use this driveway to avoid the signalized intersections; Home of Texas A&M University Commercial Driveway for Wings-N-More, Page 2 According to the American Association of State Highway and Transportation Officials (AASHTO) Geometric Design of Highways and Streets, a driveway's sole function is to provide access to adjacent land. On the other hand, the primary function of a major arterial is to provide mobility, and secondarily, access to the adjacent collector road system. Whenever there exists an intersection of a driveway and a major arterial, the basic AASHTO premise of access and mobility is violated. The result is an unsafe design due to speed differentials between the driveway and the major arterial, and the loss of capacity and progression on the major arterial due to the acceleration, deceleration, and weaving of vehicles entering and exiting from this proposed driveway. The traveling public and the commercial development is better served by minimizing the arterial delay and concentrating all turning movements at the signalized intersections. If Drive 3 is permitted, motorists will almost certainly use the driveway to access additional development within the "Gateway Center," extending the function of this driveway to operate more as a "collector" road. This would almost certainly create on-site circulation safety concerns because of its narrow cross-section design and how it connects to additional parking aisles within the "Gateway Center." Because of these cited safety and operational concerns, staff recommends denial of this driveway access.