Loading...
HomeMy WebLinkAbout02-00500136- 00073847City of College Station Development Services P. O. Box 9960 - 1101 Texas Avenue College Station, Texas 77842 (979) 764-3570 PROJECT REVIEW COMMITTEE (PRC) MEETING July 23, 2002 TO: Carl Jacksits and Faye Alleman, Morris Corporate Design, Via fax 713-622-7021 Richard Smith, Smith and Associates, via fax 260-2758 FROM: PRC Review Subcommittee: Rick Floyd, P&Z Commissioner Wallis McMath, P&Z Commissioner Staff Attending: Kelly Templin, Director Roxanne Nemcik, First Assistant City Attorney Natalie Ruiz, Development Review Manager Molly Hitchcock, Staff Planner Jennifer Flanery, Staff Planner Ken Fogle, Transportation Planner Spencer Thompson, Graduate Civil Engineer Tammy Macik, Secretary SUBJECT: Gateway at Woff Pen Creek - Discussion and consideration of a driveway variance on the corner of Harvey Road and Texas Avenue (02- 136) The PRC held a meeting on Wednesday, July 18, 2002, to review the above-mentioned project. Commissioner Floyd stated that the applicants want access on to both Texas Avenue and Harvey Road, but on both access points, the separation distances do not meet current driveway ordinance. Commissioner McMath asked for clarification on the proposed use of the property. Mr. Fogle stated the applicant is proposing a commercial office space. Commissioner Floyd stated that Mr. Richard Smith at one time wanted to put apartments on the top floor of the building. Mr. Jacksits said that the multi-use idea was causing some R:\HTLTR\PZLTR\PRO D\PZ2002\P0006431. DOC problems because of the need for separate lobby space for the different users of the building and the project was too large for the property. Commissioner Floyd stated he understood the issues with this project but he didn't understand the law. Staff has recommended denial on both accesses and suggested that joint access should be attempted with the to the property to the south and is already available via access easement to the east. Commissioner Floyd asked First Assistant City Attorney Nemcik to explain the law regarding the requirement for access to a site. Ms. Nemcik asked Ken to first explain the other facts critical to their decision of denial. She stated that there is an access to the tract through the adjoining tract to the east. Although this might not be the desired location for the applicant, the committee is not required to grant another access to the applicant. Mr. Fogle stated that there is a platted access easement at the auto store driveway. He added that this would be the only left turn access point onto Harvey Road because of the median further up the road. Mr. Jacksits stated that the reason they put the access on Harvey is to keep good circulation on site. Also, it is needed to have access for the fire truck. Commissioner Floyd questioned about turning left off Texas onto Harvey and turning into the driveway access off Harvey Road. Also, Mr. Jacksits stated that the current right of way would no longer be at their proposed access at Harvey. Commissioner Floyd asked if TxDot would allow the removal the right of way. Mr. Fogle stated that TxDot's current access management policy is very flexible and they depend on the city for its access policy. Commissioner Floyd asked Ms. Nemcik that if the board accepts the staffs' recommendation of denial of the accesses on Harvey Road and Texas Avenue, do they still have an access that meets the legal requirements? Ms. Nemcik stated that as a governing body you have to allow access to the tract. You can not deny all access to the site. However, there is a platted easement that is for access to the tract. Since there is an access, the city is not required to grant a variance to allow additional access to the site. Commissioner Floyd clarified that Mr. Jacksits stated that the purpose of the access on to Harvey Road is to meet the fire code requirements. Mr. Jacksits asked if the fire truck could go over the curb and over the lawn. Commissioner McMath asked if both accesses were denied, what is the position of the Fire Marshall. Ms. Ruiz stated they would have to meet the criteria of the City's Fire Lane requirements. There are options other than a driveway to meet these requirements. A circular or hammerhead turn around could be provided. R:\HTLTR\PZLTR\PROD\PZ2002\P0006431. DOC Commissioner Floyd asked for staffs opinion looking at only one driveway request at a time. Commissioner Floyd began the discussion on Texas Avenue access. Mr. Fogle stated that there are two issues with access on Texas Avenue. The first issue being the spacing. With the City's driveway policy, they look for a minimum spacing of 275 between Harvey Road and the driveway. The proposed spacing is 245 feet. The other issue is that the access will fall within a right turn only lane after the planned TxDot widening of Texas Avenue. Commissioner Floyd asked Mr. Jacksits where he plans to enter and exit the site. Mr. Jacksits stated you could enter and park under the building, which is the first level. To exit, you can go out the Harvey Road access by the auto shop. Commissioner Floyd asked Mr. Fogle if there could be a right in only at this access. Mr. Fogle stated that this would still be a problem because drivers would not expect individuals to make the right turn. Commissioner McMath asked if it was right turning lane and the access was 30 feet back, what would be recommended by staff. Mr. Fogle stated he would still recommend for denial. The solution Mr. Fogle recommend is to work with the church and get an access easement using the church's driveway over into the church property. Ms. Nemcik stated that as long this property has one access point, the city can suggest for them to have another access point, but cannot require it. Ms. Nemcik stated that there is no guarantee he can develop the property the way he wants to. Additionally, this building is encroaching into a drainage easement as designed, which may or may be approved by the City Council. If he can't meet our ordinances when developing this site, the City is not required to grant him a variance. Legally, there is no requirement that we grant a variance to the Driveway Ordinance in order for him to make the turning radius for a fire truck. Commissioner Floyd clarified that there will be a full raised median on Texas Avenue. Mr. Fogle stated that Texas Avenue and Harvey Road are both major arterials, which is the highest classification of city streets. If we allow this driveway on Texas Avenue next to the Baptist Church then we will have two driveways in a very short spacing. Commissioner Floyd asked for discussion about the second access on Harvey Road. Mr. Fogle stated that if there is an issue with the fire lane, grasscrete might be a solution. Ms. Ruiz stated that grasscrete was used at Scott & White for their fire access and grasscrete could also be an option at this site with a variance through the Construction Board. Commissioner Floyd asked the applicant if they took the driveway off of Harvey Road, would the circulation planned for the garage use be affected or not. Mr. Jacksits stated they are not affected but one access for over 100 cars would be less than desirable. R:\HTLTR\PZLTR\PROD\PZ2002\P0006431. DOC Commissioner Floyd stated that this is a position the board does not want to be in due to this piece of property being difficult to develop. Commissioner Floyd asked the applicant if they would like to table the decision to do more research of possible options before possibly denying both accesses today. Ms. Nemcik recommended research be done and find out if the development can go in and encroach into drainage way, which would require a license to encroach. Mr. Jacksits asked for help from the Planning Department since there are several different obstacles in developing this property. Ms. Ruiz stated that there are several obstacles. The staffs approach was to tackle the items that didn't require so much engineering from the applicant up front, hence the driveway variance was the first step. Ms. Flanery stated that she made the call for the applicant to go to PRC first because there are two items affected by this PRC decision that that will need to go to ZBA. The first is a variance to the Drainage Ordinance to allow for construction in the floodway and the other is for a parking variance. They only want to go to ZBA once for both issues. Ms. Flanery stated if they have the driveway access denied they would need to request a different parking variance than previously thought. Ms. Nemcik suggested not considering an access on Texas Avenue under any condition. She stated that the applicant could abate the access on Harvey and that there are not really engineering issues. The issue is the encroachment in the drainage easement. For what was proposed, there will paving over the flood way. Mr. Jacksits stated that some of the parking spaces would be in the flood way. Commissioner McMath asked for clarification on what the applicant would have to come back for if the drainage issues and encroachment are allowed. Ms. Ruiz stated that it involves FEMA as well. Ms. Ruiz stated the next step after driveway issue is to go to ZBA for the parking variance since they can't meet the parking determination, and the driveways impacts the parking layout. Commissioner McMath stated that the applicant ought to know if the encroachment will be allowed, then determine the access points and layout of the parking. Ms. Nemcik stated that the encroachment needs to be decided before it goes to ZBA, there should not be any assumptions. Commissioner Floyd asked Mr. Templin for his opinion. Mr. Templin recommended finding out if we are allowed to build in the easement. Mr. Templin has questions about the maintenance of the building in the lower level. Commissioner Floyd suggested tabling the decisions without any prejudices. Commissioner Floyd asked Mr. Templin and his staff to work with the applicant. There is a big concern about any access on Harvey Road. Commissioner McMath agreed with Commissioner Floyd. R:\HTLTR\PZLTR\P ROD\PZ2002\P0006431. DOC Mr. Jacksits stated he is unclear what to do next. Ms. Flanery stated the applicant would have to go to ZBA twice since the driveway determination was not decided. Commissioner McMath asked if ZBA makes the determination on the encroachment. Ms. Nemcik stated it is the Council's decision. Commissioner Floyd suggested the applicant sit down with Mr. Templin and staff and discuss access with the advice of counsel. Mr. Jacksits asked if it made any difference if the nature of the accesses is changed. 350 feet there will still limit whatever is built at this site. Mr. Jacksits stated that Mr. Smith has not had positive results from the church next to the site Commissioner Floyd stated the board would agree to the access off of Harvey Road with the grasscrete concept if the Fire Marshall agrees to it. Commissioner Floyd stated the access of Texas Avenue would work if it were right-in only. Ms. Nemcik asked if TxDot is going to put in guardrails in this area. Mr. Fogle stated he did not know. The access in front of the church is where you start to move over to right hand turning lane. Commissioner McMath made the motion for a right turn only entrance off Texas, nothing but the emergency driveway made of grasscrete on Harvey and to deny the Harvey Road access. Commissioner Floyd stated that the traffic on Texas Avenue has not been addressed very well in the past. Mr. Fogle stated he has not seen the right in only concept in a right hand turn lane. Ms. Nemcik suggested that Mr. Fogle discuss it with the city's traffic engineer. Commissioner Floyd moved to table the decision until the traffic engineer has had a chance to study it. Commissioner McMath seconded it and it passed 2-0. R:\HTLTR\PZLTR\PROD\PZ2002\P0006431. DOC AGENDA Project Review Committee CITY OF COLLEGE STATION, TEXAS 11 Training Room 1101 Texas Avenue Wednesday, June 17, 2002 10:00 A.M. Bicycle Station Discussion and consideration of the sign and facade changes to the building located at 505 University Drive. (02-131) Gateway At Wolf Pen Creek: Discussion and consideration of a driveway variance on the corner of Harvey Road and Texas Avenue (02-136) This building is wheelchair accessible. Handicapped parking spaces are available. Any request for sign interpretive services must be made 48 hours before the meeting. To make arrangements call 979-764- fie?~as 1~~r-iCo~ sf1 I.s PROJECT REVIEW COMMITTEE STAFF REPORT Project Manager: Ken Fogle Date: July 9, 2002 Email: kfogle@ci.college-station.tx.us For a Driveway Variance at GATEWAY AT WOLF PEN CREEK (PRC) (02-136) Zoning District: WPC, Wolf Pen Creek Location: 112 Harvey Road. The southeast intersection of Texas Avenue and Harvey Road Applicant: Morris Architects Item Summary: The applicant is requesting two (2) driveway variances. The first proposed driveway is located on Texas Avenue spaced 245 feet from the intersection with Harvey Road. The desired spacing cited in the Driveway Ordinance is 350 feet. The proposed location of this driveway falls within the future right-turn lane from Texas Avenue onto Harvey Road. Vehicles desiring to turn right from northbound Texas Avenue to eastbound Harvey Road would not only have to merge into the right-turn lane, but would have to avoid conflicts with vehicles entering and exiting the proposed development. Also, vehicles desiring to exit the site and proceed northbound on Texas Avenue would have to turn right and merge one lane to the left in an extremely short distance. Each of these situations present hazards. Ordinance K (2) (f) states that driveways in right-turn transition areas shall not be permitted. Staff is recommending denial of the proposed driveway location. If access to Texas Avenue is necessary, then a cross access easement with the Washington Chapel Baptist Church must be obtained for shared access. The second proposed driveway is located on Harvey Road. The proposed spacing from Texas Avenue is 150 feet. Again, the desirable distance, as stated in the Driveway Ordinance, is 350 feet. Vehicles stopping to turn right into this driveway would present a hazard for vehicles turning left from southbound Texas Avenue to eastbound Harvey Road. The staff recommends denial of the request. One shared access point on Harvey Road at the existing auto parts store would be the most desirable situation. Supporting Materials: 1. Application 2. Copy of site plan < XI!SIOAtun W YV sexaZ Jo QW0H '6UTA0w aq AIIuelsuoa pinA Iuawanow wnl-1y6j sigl -(mo.ue uaaj6 jo peq uaaj6) Iuai.uanow paloaloid a aneg glinn alejado Minn uwnl lg6u siyl `gl6ual aloAo aqj to %g/-gg 6uunp legl sueaw goignn „'delaano wnI Ig6u„ a q;inn alejado ppnn leubis sigl 'anuany sexal suapinn 104x1 uagM • 'walgojd ~Iales a aleajo Ajuieljao Isowle pinonn eaje aouangui aqI ui Aennanup /(ue 'sluaiuanow 6uiwnl to awnlon g6iy e eons glinn 'Aep jad sa10ig9n OOZ'tb xojdde si (AanJeH 9g of sexal 8N) awnJon wnl Iy6u aqI pue 'Iaajls aqI to uoiloas sigl uo (uoiloajip jad) Aep jad salo!yan 000'0Z -xojdde saujeo anuany sexal 'suoiloasialuw jaglo le uegl Jag6iq si SAennanup jeou sagsejo to jagwnu aqI legl Ioel paluownoop e pue unAOU~ 119M e si 11 • '(sauel tieipxne) sauel uoilejapoap pue uoilejalaooe sapnjoui goiynn '(sAennanup Jaglo 6uipnloui) uogoosialui ue to ,eaje aouanl}ui„ aqI ui paleool aq lou pinogs SAennanup legl ~4!oads sauijapin6 u6isap O.LHSVV 'suoseai Alales JOJ :Xemant.ip Xluo ui Itl2U L, uo 32Id atll of suoiuido Ouimollo3 all szajjo `.ioouiOug aTjje.iL s,XIiO au.I. `Lgoid aleQ •1,llnoS anuany sLxaZ .IOJ Xennani.Ip Xluo ui Itlop L uo tlaluosai ja1,ll_znj joj polgel som tool! siu.L 'ZOOZ `8I Xinf uo nox azojaq 0uwa peo-d Xan.zeH uo pue tllnoS anuany sexQI uo aaueutp.zO X-eManTIa 01,1101 aauet.zen e zoJ Isonboi all (9£i-ZO) bdd) ~4HM U IgRd d'IOrY IV AVMaLV9 :,LDHfgf1S .iauueid JPIS `,~Joue13 IaJiuua f : owj 00111tu UOD nnainO-d Iaa fond :01 ZOOZ `SZ XInf H LyQ Wa(INV2IowrA" 96t£-t9L (6L6) Xe1 / OLS£-t9L (6L6) auoud Zt SLL SEX01 `uoilBIS 020110D 0966 XOg Od `ulnoS onuaAV SeXQ , 10 1I SHDIANHS LNHWd0lHAHG NoTSVss atouri oD ,40 AZID except during the SB left-turn phase. Motorists decelerating for this driveway will create operational delays at the intersection. Therefore, the City is recommending for denial of the driveway location on Texas Avenue, 245 feet south of the intersection with Harvey Road, regardless of right-in/right-out or just right-in design. Home of Texas A&M University AGENDA Project Review Committee CITY OF COLLEGE STATION, TEXAS Training Room 1101 Texas Avenue Wednesday, July31, 2002 10:00 A.M. Gateway At Wolf Pen Creek: Discussion and consideration of a driveway variance on the corner of Harvey Road and Texas Avenue. This item was tabled on July 17, 2002. (02-136) This building is wheelchair accessible. Handicapped parking spaces are available. Any request for sign interpretive services must be made 48 hours before the meeting. To make arrangements call 979-764- 3547 or (TDD) 1-800-735-2989. City of College Station Development Services P. O. Box 9960 - 1101 Texas Avenue - College Station, Texas 77842 (979) 764-3570 PROJECT REVIEW COMMITTEE (PRC) MEETING August 8, 2002 TO: Carl Jacksits and Faye Alleman, Morris Corporate Design, Via fax 713-622-7021 Richard Smith, Smith and Associates, via fax 260-2758 FROM: PRC Review Subcommittee: Rick Floyd, P&Z Commissioner Wallis McMath, P&Z Commissioner Phil Trapani, P&Z Commissioner Staff Attending: Kelly Templin, Director Roxanne Nemcik, Senior Assistant City Attorney Natalie Ruiz, Development Review Manager Kim Foutz, Economic & Community Development Director Jennifer Flanery, Staff Planner Ken Fogle, Transportation Planner Dale Picha, City Traffic Engineer Tammy Macik, Secretary SUBJECT: Gateway at Wolf Pen Creek - Discussion and consideration of a driveway variance on the corner of Harvey Road and Texas Avenue This item was tabled on July 17, 2002 (02-136) The PRC held a meeting on Wednesday, July 31, 2002 to review the above-mentioned project. Commissioner Trapani motioned to remove the item from the table. Commissioner McMath second and the motion passed 3-0. Mr. Fogle reiterated what was said at the meeting held Wednesday, July 17, 2002. One of the items discussed was the driveway at Texas Avenue and if it should be a right-in/right-out or right-in only. The discussion continued for the right-in only and at that time Mr. Fogle was not prepared to make a recommendation on what would be best. Since the last meeting, the City's Traffic Engineer, Dale Picha has researched the possibility of a right-in only driveway. Mr. Picha stated that there are 40,000-45,000 vehicles per day on Texas Avenue at the Harvey Road intersection. Commissioner Floyd asked Mr. Picha what capacity Texas Avenue was built for. Mr. Picha stated that the capacity of a six-lane freeway is approximately 80,000-100,000 vehicles per day because speeds are higher. On Texas Avenue, with lower speeds, the capacity would be in the 50-60,000 range. With the high volume of right turns currently from Texas Avenue onto Harvey Road there are plans to have an auxiliary lane (deceleration lane) when Texas Avenue is widened to handle the 4,000 to 5,000 vehicles turning right. The plan is to have a NB right turn "overlap" phase, meaning the proposed dual left turns from WB Harvey Road onto SB Texas Avenue and right turns from NB Texas Avenue onto EB Harvey Road will move at the same time. There are concerns with putting a driveway in the auxiliary lane. It is proven that crash rates are higher at driveways than at intersections. Mr. Picha recommended not having any driveways at the Texas Avenue location in the proposed deceleration lane. Commissioner Floyd asked the applicant if they have come up with any other possible solutions. Ms. Alleman stated that they have not but mentioned Mr. Smith is still trying to talk to the Baptist Church to gain access through their property. Commissioner Floyd asked Development Services Director Kelly Templin if it would be possible for the City to join the applicant in discussions with the church since this area is the entry into Wolf Pen Creek. Commissioner Floyd wanted to know if there could possibly be a covered entryway for joint use through the church's parking lot. Mr. Templin stated it is possible with modifying or expanding the church's parking area. Mr. Templin also stated that some access off Texas Avenue is optimal for the applicant. Commissioner McMath made the motion to deny the Texas Avenue entrance. Commissioner Trapani seconded for discussion purposes. Commissioner McMath stated that they should not go against Mr. Picha's recommendation but they need to agree on figuring out a way to make this work. Commissioner McMath suggested adding another deceleration lane within the deceleration lane. Mr. Picha stated that the main issue is having a driveway in the area of the deceleration lane. Commissioner Trapani brought up the example of the intersection of University Drive and Texas Avenue and asked about the statistics of accidents or mishaps. Mr. Picha stated that the College Station Police Department run monthly reports and the University Drive/Texas Avenue intersection always ranks in the top six for accidents. Mr. Picha feels that it has something to do with the driveways so close to the intersection. Commissioner Floyd stated that the City and the applicant need to get together to find another access. Commissioner Floyd called the question and the motion to deny the access on Texas Avenue passed 3-0. The other item discussed at the last meeting was the access off of Harvey Road. Commissioner Floyd stated that staff was to get with the Fire Marshall to see if he would approve the grass crete. Ms. Flanery stated that the Fire Marshall looked at the conceptual site plan and said that an emergency access would be not be necessary because the distance from the fire lane to the farthest edge of the building was less than 150 feet. Commissioner McMath motioned to deny access to Harvey Road. Commissioner Trapani seconded the motion, and it passed 3-0. City of College Station (~041 Development Services g 012 P. O. Box 9960 - 1101 Texas Avenue - College Station, Texas 77842 COLLEGE • (979) 764-3570 PROJECT REVIEW COMMITTEE (PRC) MEETING August 8, 2002 TO: Carl Jacksits and Faye Alleman, Morris Corporate Design, Via fax 713-622-7021 Richard Smith, Smith and Associates, via fax 260-2758 FROM: PRC Review Subcommittee: Rick Floyd, P&Z Commissioner Wallis McMath, P&Z Commissioner Phil Trapani, P&Z Commissioner Staff Attending: Kelly Templin, Director Roxanne Nemcik, Senior Assistant City Attorney Natalie Ruiz, Development Review Manager Kim Foutz, Economic & Community Development Director Jennifer Flanery, Staff Planner Ken Fogle, Transportation Planner Dale Picha, City Traffic Engineer Tammy Mack, Secretary SUBJECT: Gateway at Wolf Pen Creek -Discussion and consideration of a driveway variance on the comer of Harvey Road and Texas Avenue. This item was tabled on July 17, 2002 (02-136) The PRC held a meeting on Wednesday, July 31, 2002 to review the above-mentioned project. Commissioner Trapani motioned to remove the item from the table. Commissioner McMath second and the motion passed 3-0. Mr. Fogle reiterated what was said at the meeting held Wednesday, July 17, 2002. One of the items discussed was the driveway at Texas Avenue and if it should be a right-in/right- out or right-in only. The discussion continued for the right-in only and at that time Mr. Fogle was not prepared to make a recommendation on what would be best. Since the last meeting, the City's Traffic Engineer, Dale Picha has researched the possibility of a right-in only driveway. Mr. Picha stated that there are 40,000-45,000 vehicles per day on Texas Avenue at the Harvey Road intersection. Commissioner Floyd asked Mr. Picha what capacity Texas Avenue was built for. Mr. Picha stated that the capacity of a six-lane freeway is approximately 80,000-100,000 vehicles per day because speeds are higher. On Texas Avenue, with lower speeds, the capacity would be in the 50-60,000 range. With the high volume of right turns currently from Texas Avenue onto Harvey Road there are plans to have an auxiliary lane (deceleration lane) when Texas Avenue is widened to handle the 4,000 to 5,000 vehicles turning right. The plan is to have a NB right turn "overlap" phase, meaning the proposed dual left turns from WB Harvey Road onto SB Texas Avenue and right turns from NB Texas Avenue onto EB Harvey Road will move at the same time. There are concerns with putting a driveway in the auxiliary lane. It is proven that crash rates are higher at driveways than at intersections. Mr. Picha recommended not having any driveways at the Texas Avenue location in the proposed deceleration lane. Commissioner Floyd asked the applicant if they have come up with any other possible solutions. Ms. Alleman stated that they have not but mentioned Mr. Smith is still trying to talk to the Baptist Church to gain access through their property. Commissioner Floyd asked Development Services Director Kelly Templin if it would be possible for the City to join the applicant in discussions with the church since this area is the entry into Wolf Pen Creek. Commissioner Floyd wanted to know if there could possibly be a covered entryway for joint use through the church's parking lot. Mr. Templin stated it is possible with modifying or expanding the church's parking area. Mr. Templin also stated that some access off Texas Avenue is optimal for the applicant. Commissioner McMath made the motion to deny the Texas Avenue entrance. Commissioner Trapani seconded for discussion purposes. Commissioner McMath stated that they should not go against Mr. Picha's recommendation but they need to agree on figuring out a way to make this work. Commissioner McMath suggested adding another deceleration lane within the deceleration lane. Mr. Picha stated that the main issue is having a driveway in the area of the deceleration lane. Commissioner Trapani brought up the example of the intersection of University Drive and Texas Avenue and asked about the statistics of accidents or mishaps. Mr. Picha stated that the College Station Police Department run monthly reports and the University Drive/Texas Avenue intersection always ranks in the top six for accidents. Mr. Picha feels that it has something to do with the driveways so close to the intersection. Commissioner Floyd stated that the City and the applicant need to get together to find another access. Commissioner Floyd called the question and the motion to deny the access on Texas Avenue passed 3-0. The other item discussed at the last meeting was the access off of Harvey Road. Commissioner Floyd stated that staff was to get with the Fire Marshall to see if he would approve the grass crete. Ms. Flanery stated that the Fire Marshall looked at the conceptual site plan and said that an emergency access would be not be necessary because the distance from the fire lane to the farthest edge of the building was less than 150 feet. Commissioner McMath motioned to deny access to Harvey Road. Commissioner Trapani seconded the motion, and it passed 3-0.