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HomeMy WebLinkAboutTIAMAR 29 2005 10:13 FR F` SON COMPANIES 9724048339 TC t FROM DeS haza Tang & F1SSoc., jnc. FAX NO. : 214 748 7037 DeShaw Tang & Associates, Inc. Engineers ♦ planners 440 $WM Houston, SWU 330 DtUe% TX 752024899 214/148.6740 • FAX 314/74&7037 aurll: dmQdtshzzwwr,&o= 9792603564 P.02i22 Jul. 08 2003 02: 06PM I� 2'2 PI 4 10 TO: W. $off Johnston — Quorum Equities Group, LLC FROM DeShazo, Tang & Associates, Inc. DATE: July 8, 2004 RE: Tr8MC Access Study for a Proposed Mlurod-Utsa Development on Greens Pr2M* Road is Callege ftMOa Terms; DT&A No. 04107 INTRODUCTION Qaortun Equities Group, LLC retained the sere m of DOShazo, Tung 8& Associates, Inc. MT&A) to conduct a Trade Access Study for s proposed nlgixed -use development located in the north quadrant of the intersection of Groats Prairie Road and the SH FAA Frontage Road in College Station, Taxes. The proposed median opening will pravide three-quarter- access at the driveway on Greens Prairie Road with lei turns out of the site prohibited Purpose The purpose of this study is to pmjcd and evaluate the anticipated Uaffic. impact, if any, of they proposed mediae opening. This report suniniarizes the findings of the study for use by Quorum Equities Group, LLC in a request fbr partial access on Oren prairie Road. The proposed access point is located approxhnaately midway between the the SH-6 East Frontage Road and L leeway Drive. The request is for a median opening in order to allow bolt left- and right turn movements into the driveway but limit exiting traffic to right turns only. This study analyzes the impact of the median opening for two specified buildout conditions: site buildvut and regional bulldout. Background traftlo growth, site - related traffic, and projected traffic for a planned corporate campus north of the site are each taken into consideration in this study. Sits Descripfion The study site is looatod at Groelas Prairie Road and the SH4 Fast Frontages Road, Them is cunvWy a gas stationic.onveriience store a Mcbonalds restaurant, and a dry cleaners at the aortic comer of the intersection. The study site, whioh is currently vacant, wasps around theft *rioting businesses. The proposed development includes various retail uses, restaurants, a drive -in bank, arrd a small hood. The asmmed buildout year for the proposed development is 2011. A vicinity map showing the site location is provided for reference in Exhlblt 1. A preliminary site platy as provided by the architect, O'Brien & A.ssoaiates, Inc., is shown in Exhibit 2. I1-afuG Access Waolyjvr 11 fte4 -U&e Developmew an Omens Araww Road page I MAR 29 2005 10:14 FR F( AON COMPANIES 9724048339 TG' 19792603564 P.05i22 FROM : DeShazo Tang & Assoc., Inc. FAX NO. : 214 748 7037 Sul. 08 2004 02:08PM PS DeShazo, Tang & Asaoolates, Ina July 8, 2004 Study Ana ne sandy area is located at the southern end of the City of College Station. The study area was defined by DT&A in order to assess the impact of the proposed Medlin opening tD the local area roadway traffic. The following intetsections are included in the study aura. • Greens Prairie Road at the SH-6 East Frontage Road • Greens Prairie Road at Lakeway Drive • Crteens Prairie Road at Driveway A. (location of proposed median opening) study Paramotem This study stnabmw the &yato -day traffic opantional conditions chat are anticipated to be the most ca it =ft impaoW by the proposed development at eite and regional ional buildout conditions. Hssed upon the traffic generation cv i 1 des of the development and the prevailing background traffic conditions, the following periods were analyzed: • Traditional weekday Ali and PM peak hours of 4sceat street traffic at buildout year 2011 without sita traffic ♦ at baildout year 2011 with sltb$eaerated iraf5e at regional bug"A year 2025 without site generaded Una$Ie ♦ at regional bul klout year 2025 with situ- �tod traffic Aa anmad growth rate of 2.5% was applied to current intersection traffic volumes to project back groand traffic volumes for each analysis year. In addition to the proposed site development., this study also considers the planned 240 -acre Spring Creek Corporate Campus to be located north of zhe site. It is asa=ed that approximately fifty perovat of the Corporate Campus will be developed by regional buildout year 2025. This assumption is based upon bistaical data for development of similar land uNd within the region. Projected traffic was calculated for the Campus, distributed to the roadwayq and added to background traffic for year 2025. Year 2011 background traf o does not include any traffic for the Corponto Campus. PVk Access .STadyror Mixed -Ure AetWopmew on Grmw Prairie Road Page 4 MAR 29 2005 10:14 FR FALCON COMPANIES 9724048339 TO 919792603564 P.06i22 FROM : De -Shazo Tang & PSSOC. , II'i%. ,s FAX NO. : 214 748 7037 Jul. 08 2904 0 eem P6 DeShaso, Tang & A.rwohdas, Inc. July 8, 2004 TRAFFIC IMPACT ANALYSIS Approach INs sbY analyzes the operational conditions for the weekfty peak hours wfthm the study area as dcfinc d above using standardized analytical methodologies where applicable. Ounvat traffic volume data were callecbod within the study area to represent existing traffic conditions. Cnvw& factors w ers applied to the existing volumes to project future background traffic at the site buildout and regional buildout years. Additional traffic volumes were calculated and added to the regional buildout year background traffic volumes to represent the anticipated impact of the planned Spriog Credo Corporate Campus. Then, tr;iffic generated by the proposed development was added to the background trafc to repment the site - plus- background conditions and determine the traffic impact (if arty) of the requested partial-access median opening. intersection Level- of- Service; was determined for the traditional weekday AM and M peak hour under each development condition. Sine- Generated Tmfflc Projec6on The process used to project the added traffic vol mes associated with developnacat of a particular site consists of four steps: trip gencrabiak roods split, trip distribution, awl traffic anigl meat, Results obtained from these steps are based upon available dasa and proAmdonai judgaent. Triv W Gen= and Mode Split Trip generation is summarized in vehicular trip ends. A trip end is an origin or a destinadon. Each sitc- genamted vehicle Vip has two zrip ends. one inbound and one oudmM. The Institute of Tmoportation Engimeers Trip Generation manual (7 Edition) is an established source of trip generation information and is accepted as the so mdard methodology to determine trip generation volumes for land uses where sufficicat daft exists. It is it compilation of data collected across the country for various land uses which is statistically► sumnnarimd as a function of one or more indeponda t variable (such as building gross floor area, number of employees, etc ?. It is assumed that, "mode split" ehareatacisdas (i.e., consideration of vehicle occupancy, transit usage, and other fiactors that may effect site-snpxted traffic volume) for the subject site are "typical' and are sufficiently inoorperated in the default Pip Genat% on data Using the rM regression equations, the trip generation volumes for the proposed development were detemdued and arc wimmarized in Table I. Mw some methodology was used to calculate trips generated by the Spring Creek Corporate Campus for zegiottal buildout year 2025. A summary of the projected Campus trxff a is provided in Table 2. Excerpts from. PV Generation are provided in Appendix A. BnooAaaess MU41for AaRaeed-Uas Devalgp#tod on C3rc+e►te Prabte Jtoad Page S MAR 29 2005 10:14 FR FALCON COMPANIES 9724048339 TO 919792603564 P.07i22 F;01 : DeSl,azo Tang & AS SO C. , lei FAX NO. : 214 748 7037 3u1. ja8 2004 02:09PM P7 DeSJtaro, Tang & Amocwes, Inc. July 8, 2004 Table 1. Trip Generation Sn mmary for Proposed Sits. 1TE LAND USE (CODE) QUANTITY WZZKDAT TPIPS , AM 77UMC 1 HOUR pert TRAMC >rZAX HOUR n7E LAND USE (COriL) Total In Ottt Total In Out HOW (3 10) 80 Rooms 343 31 19 12 47 2$ 22 G="al Moe (710) 13,780 SF 290 38 33 5 94 16 78 pose- Sbmdmg (81 3 205,000 SF 11,218 377 192 185 810 397 413 t9 Ret$ll C'ewer (814) 44 SF 1,920 -- — — 127 56 71 Supermarket (850) 109,121 SF 8,697 704 429 275 999 509 490 VnVe-in Back (912) 4,421 SF 1,063 55 31 24 702 101 101 QUW* Re t (931) 10,800 SF 971 9 5 4 31 S4 27 Fast Fond. Restmaa d with Drive•ThM (934) 1144 57 5,705 611 312 299 398 207 191 Total: 30 1,825 1,021 $04 2 1.65 1,393 As now is Table 1. the propoaod dovelopment is projected to genermte+ aMoximntc)y 30,208 trip ends in a 24hour wvokday period. 117M tote] ittmlades 1,825 and 2,758 trip ends during the AM mad FM ptak hours, rewowway. Table 2. Trip Geueration Summary for Spring Creek Corporate Campus �.,.... _ ......... AM PEAK >P1Yx'PEAK n7E LAND USE (COriL) QUA,N71TY WEEKDAY Titus THAMC HOUR tvAFF1C HOUR Tow in cw TOW In Out Ccaecal Oboe (710) 200,000 SF 2,275 327 288 39 303 52 251 Resewmh It Develepen = 700,000 SF 4,974 769 638 131 663 100 563 ( WmfwFebrir dOnPkmt 1,000,000 SF — 7S0 623 127 750 113 637 A Total• 1,846 1,549 297 1,716 265 1,451 60% Totals L -- - 923 I 775 248 858 133 72S �.,.... _ ......... MAR 29 2005 10:14 FR FALCON COMPANIES 9724048339 TO 919792603564 P.08i22 FROM DeShazo Tang & Assoc., In,.. FAX NO. : 214 748 7037 Jul. 08 2004 02:10PM PB De.V=0, Tang do Anwfaros, Ina July 8, "04 Trip D'tstribuUm and Awlanment Ttaffic that a development is aqx tad to generate moat be distributed and assigned to the roadway system in order to enubw its impact to roadway intersections within the atndy area Trip distribution is an estimate . of sii+e- gestetatod tdp orientation by percentage based upon factors such as regional demographics, land use density, and roadway network configuration and conditions. Trip assignment is atr arlloCation of sire - generated trips to the available access points (dnvcwgs) and intersections within the study am to determine turning volumes at speoffic locations on the roadway netwo& 'For this analysis, current traffic data were used to determine directional distribution of site traf c arA tho Spring Creek Corporate Campos traffic. Additional factors considered in distn'buting pmeated traffic include the current widening project on Groons Prairie Road, the planned conversion of the SH-6 Frontage Roads to ono-way operation, and the planned construction of a U4= lane (Northbound Turnaround) at SH-6, on the aor% side of Careens Prairie Road. Construction of the Texas Department of Transportation CNDOT) SH-6 Ramp/Frontage Road improvement project is expected to begin later in 2004 or 2005. The projected site UAft was ftdbutod to tho roadways and assigned to site driveways accordingly. Inbound and outbound trip distributions for site - generated hxf c; are summarized in ExJtibit 3 crud XXkMit 4. By muultipbrbmg tho sib trip generation totals by the trip distnInitions, the site. generated traffic volumes were obtained. The AM and PM pock -hour, sibs- genartud traffic volumes for site buildout conditions are mmariZed in Exhibit S. Trip disribbutions for the Spring Creek Corporate Campus and rem peak -hour. Campus- pneratnd trait volumes for year 2025 are provided in Appeadiz B. Analysis 7rrafflo Vo/tlllfes h term=tmm peals hour tuurmag movement volumes were manually collkcbod on Tuesday, May 18, 2004. The volumes were first a4usfed to account for the collection date being between Texas A&M University semesters. Vohunes oriented towards the University during the AM peak hour and away from the University during the Phl peak hoar worn increased by 5% to adjust for additional University - generated traffic. The resulting volumes were them modified to account for the voavetsion of the SH-6 Frontage Roads fiom two -way to one -way operation. ]xibit 6 shows the ndjnsted /modified base year 2004 peak hour intersection traffic volumes. Detailed odstitng traffic data are provided in Appeedix C. Based upon the reoommendadons of City staff an annual growth raft of 2.5 was applied to existtg volumes to obtain background vohunes for sift buildout yoar 2011 and regional buildout year 2025. The calaWated 2011 background volumes are provided in Exhibit 7. The oaloulated regional buildout year 2025 background volumes plus the projected Spring Creek Corporate Campus traffic volumes are summarized iu+ Zwhfibft S. The site - generated buildout traffic volumes were added to the background volumes for both study years to obtain background-plus-site volumes, as summarized is Fsblbit 9 and Exhibit 10. z WOV AVVW srUdYfior Mrred.Use LALW10pusex9 on Gracw ,PrabU Road Page MAR 29 2005 10 :15 FR FALCON COMPANIES 9724048339 TfLP19792603564 P.09/22 FROM DuShazo Tang & Assoc., Inca FAX NO. : 214 748 7037 Jul. 08 2004 02:11PM P9 72 o areems Prairie + L $V. (4%) r 6 i r�i5%cbaim) m Road 8 %(7%), n � a ��o 19 4 A a A � � v .. y o • � y U Q � � o w -0 MAR 29 2005 10:15 FR FALCON COMPANIES 9724048339 TO 919792603564 P.10i22 FROM : DeShazo Tang & Assoc., Inc. FAX NO. : 214 748 7037 Jul. 08 2004 02:11PM P10 79 aA x� are= Prairie Road I s% (12%) -so 33% {3991) �-► °`' F 12%(11%)-% u Ulu g ig � v t. tx9P� (If►S6) � p 13% (311) bQ a N G a a MAR 29 2005 10:15 FR�JLCON COMPANIES 9724048339 P.11i22 FROM ; DeSha= Tang 8 Assoc., ric. FAX NO. : 214 748 7037 Jul. 08 2004 02:12PM P11 71 r w A 0 v 214 (240 Greens Prasie 4 r d2 (55) or 163 0M r 1$3 ( 1" Road 51(4 .► 121(157+► 2 2 (543} -► ^ ��` 163 (164; •.�,�, 32 (96) ,. r ts2 -r 1I r 90 v :9 4n at _m g' Jos (7a) -A � cc + �LW (Uk) i ink h � r W V Q a 6 v � V a2 F MAR 29 2005 10:15 FR FQ CON COMPANIES 9724048339 TP X 919792603564 P.12i22 FROM DeSKa= Tang 8 Assoc., Inc. FAX NO. :214 748 7037 Jul. 08 2004 02:12PM P12 One= praide Ro" u �- 60 (341) J 4.114 (376) p� u P m w v o x 1+1. r323 120 mq) - 432 (W 1 P�t V S x 0 NJ m �' _ Q U C w° O Fit 4 w oo�� O � � MAR 29 2005 10:15 FR FP COMPANIES 9724048339 T"19792603564 P.13/22 I FAX NO. : 214 748 7037 Jul. M 2eO4 02.13PM > w � N � 724 (4" i r3sa 1) a a Cs1'CCnS PI"d13'i8 1 143 (Z48) -p � A �8d ( 1 i $14(435)" Ak r i i r 1 1 1 r 1 1 � i b r > r � 1 1 1 � P 1 P� 1 � u 1 1 � MAR 29 2005 10:15 FR FALCON COMPANIES 9724048339 TO 919792603564 P.14i22 FROM DeShazo Tang & Assoc. Ii__. FAX N0. : 214 748 7037 Jul. 2004 02: P14 H �O p SAS � 19 f 362 (6 }1 , P e v�o f+ IA74 (1,16 Grom Pr.* ie 1 •- 1,547 (1,762) Reed 7 Giro -�► 1 �� 1 � 1 � � +� 2S104-11- a o ro IRA o } - -_ - -- w � o � t IW C5 21 N z MAR 29 2005 10:15 FR F�CON COMPANIES 9724048339 TO.919792603564 P.15i22 FROM DeSha= Tang & Rssoc., Ins. FAX NO. : 214 748 7037 Jul. 08 2004 02:14PM P15 y O � r ed m I �u of �* N o pw 1+ ►.a A .. V m= U 724 (405) aw U .. _.. f l% {447) s- 941(90'7 1 ° •1 v x-1,04 (1.040) t3reWS Prairie 1 i r 92 (55) o r 163 mm r fin (416) Rosa ,� r 4oahsl) (0373) � (5 7 a 61V (sm ` Id3 (1 � ; �► L96 (�3) xos cm) J � U. a.. 129 (2Sx) j' in + o A 116-56 �+ Cl to l w r V MAR 29 2005 10:16 FRF ON COMPANIES 9724048339 TP X19792603564 P.16/22 FROM DeShazo Tang & Rssoc. nc. FAX NO. i 214 748 7037 Jul. 08 2004 02:15PM PIS .d cnv= Prairie Road ao pa r ap'� h- jAn i loo (75) J � 56 (655)- - S woo r 103 (70) 0 ri �� N r ~� w- 129 PSI) fA v �H u iu R -%(84) I hi � N 0 Pa. ! x- 163 M J i 11, 1 r 7a (28) 0 M V N �i �R � �s n p M � M �x nd O v � Pr u a � a, ep o � a U � N Q W � F MAR 29 2005 10:16 FR F ""ON COMPANIES 9724048339 TC' =,9792603564 P.17i22 % FROM DeShazo Tang & Assoc, , Inc. FAX NO. : 214 746 7037 Jul. 06 2004 02: ISM P17 Dashaso, Ted & Associates. Im. July 8, 20 04 Intersection Opemtianal Analysis Traffic opetatiottal conditions for roadway intersections am quantitatively measured in terms of average delay per vehicle using methodology developed by the Tromportatron Rgft mh Board as presented in the Highway Capacity Mpriud (Hire. X'CMalso qualitatively rates the overa delay eonditieans m teems Of "Level- Of- Servioe" (LOS) ranging frpm "A" (free-flowing conditions) to -T' (ovet- capaeity conditions). A detailed description of LOS is provided in Appendix D. boa capacity analyses presented in this study weae performed using the Syncitira 5 software Package. Signalized intcreection results were obtained diroctly from tbo software output based upon optimized signal phasing and cycle lengths. Unsignalimd WtemOtipQt capacity Analyses at Driveway A was also performed using the Syacbro 5 sofwat+e package. Howaver, an94ulized intersections of driveways with nWor tltoe+ougltfses are not recognized in the htCM methodology — this methodology was designed to evahtatt low - to moderate. volume intaseations with comparable volumes on intsmacting streets. This methodology breaks down under conditions where one street carries significantly greater traffic volume than the opposIM street (or driveway). The analysis of the unsigp&hW moons within the study area was based upon an eve medodology provided m the Synehra 5 software called Intersection Cgawity Utilmom (ICU). ICU is not based upon avetttge v*Mole delay but rather a adoulated volume to.v� tec3mlquey that is more adaptive to the major -street intawation oandidons. A description of the ICU yedn"ogy is also provided in Appendix D. It should be noted pleat this ICU analysis technique is not yet a well- established methodology, however the results may provide a mom quw0fleble representation of operational conditions at umignalized intersections on major thoroughfares. A wanmary of intersection operational conditions during the peak periods under the analysis scaoarios Presented proviously is provided in Table 3. The intersection of L4mway Drive and G rows p Road is currently a 'r-unersccum with i.akeway Drive approaching frc m the southeast and ending at Grams Prairie Road. The Lakeway Drive extension will be constructed adjacent to the study sine when plea site is developed. LWwway Drive will be extended further north when the Spring Creole Corporate Cunpus is developed in order to provide access to the Campus in addition to Pebble Creak Parkway. It was assumed that a traffic signal will be waaaated at tbo intersection of Lakeway Drive and Carens Prairie Road by year 2011 due to heavy left-turn volumes from Lakmway Drive onto Cetera Prairie Road and iocreusing traffic volumes on Grams Prairie Road duo to on -going developmetrts within the humediaw area. Exists Wonticipacd intersection geometries used in the analyses and recommended tit ure improvements are provided in Exhibit 11. Detailed Software output is provided in AppendR E. MAR 29 2005 10:16 FR Ff T-ON COMPANIES 9724048339 TC J.9792603564 P.18i22 i FROM DeShazo Tang 8 Assoc., Inc. FAX NO. : 214 748 7037 Jul. 08 2004 02:16PM P18 .D09=0s Tar,► & Aa"awes, im July $ 2004 Table $. Yeak Hour hUmeeflon Traffic Operations Analysis Adults filter Odan PoaTc Flour Year 2011 Year 2025 Rmkground Trafflo Background plus Site Traffic Background* Traffic Background plus Site T affle whhmomd'an wMminwdim drtr= prairie Road ® LskmM Drive AM' S C C E IE7 B m PM B D B F (D) F LE7 Orem praivia Road @ Drivoway A AM — A — B B PM — C — r E Orem Praicia Road Qa SA Ban Fie Road AM A B D F [C] F [c] PM B E C F VQ F [$] NOTES: * - DG*V*=d Wdfiia mcludcs the Spdog Creek Carp x*c Campus for 2025. A,D,C,DXE ? — Level- of -ScMcc (for Weaalired itktMmdcn nmbvk based t1pft BCM awd o"OU, unless atherwism mead L ] - 1evel- 6f- "3=vice with rwaa mended ovttigpgm spplied. + Level- d-Swvk* for li=d n Ur ocdoe lbobv s based upon Syncbm S - ICU ossthodology. TWIcAM= Snm� 11 &ed-Use DevelopmeW oa sC7'e M Prairie Road Page 17 MAR 29 2005 10:16 FR FT TON COMPANIES 9724048339 TC` 19792603564 P.19i22 .FROM DeSKa Tang & Assoc., Inc. FAX ND. : 214 748 7037 Jul. 08 2004 02 :16PM P19 h� Greens Prabdr, Load E�tr] u i� M d w b � �„� ww MAR 29 2005 10:16 FR P '.ON COMPANIES 9724048339 TG 19792603564 P.20/22 FRom DeShazo Tang & Assoc., Inca FAX N0. : 214 748 7037 Jul, 08 2004 02:17PM P20 DeSharo. Tamp & AwoWala. Inc. JWB.2001 Su of exult Ira you 2011, the intmec&M of Groin Prairie RoW with Lake9myyDrive addition of trat w Road will $A& operate at LOS A or B w1% barftmun � mum conditions at Greens Prairie Road and SH.6 East Frontage Road to fall to an LOS E du tg the PbI peak hour. The intersection► of Cueem Prairie Road at lAkaway Drive will o at an LOS D or better with the addition of site traffic and the 9mersection at Driveway A 'will operate at LOS C or better. For autalysis year 2025, with Site generated t Wlo and exL -4b* roadway geotmetry, the iaterseditssts of Greens Prairie Road with Lalwaway Drive and the SH 6 East Frontage Roftd will each open w at LOS E of F daring both peak hours. Ito recommended roadway imaprovemeuts 'vr71 imnprove intersection operational renditions m LOS E or betam. A comparison of operational oonditions with at wid=t the requested mcaun opening (with the recammiended roadway improvemmts) shows no change to the ovemu intersection leveis� -of service eoccept at LakewW Drive dig the PM peak hour. With the requested median opening for the left- -turn movcumnt into DtivCway A. the Lakevvay Drive mt=Twfon will opm ft at an LOS A Without the median OPOW & the left -true rwwamems will be shifted, from Driveway A to Lakoway Drive which will result in au LOSE at Lnkoway DAVft The individual mortl cast bound. let�.turn movement at Lakeway Drive will operate at an LOS" C with the median opening verses an LOS p wi uj A ft. Simlla lly, during the AM peak hea4 the sal ne movement WM operate st an LOS C with or an LOS E whbo* the median opening. Other individual movemWAS at the intets,ecdons are not sign fic=tly impacted by the median Re:cMmnn ens Based upon the analysis reattlts, DrI'&A recommends the 461lewring inu=8abon =Vr0Y0mea> Gro0rrs Drive: • Add an exclusive northeast- botmd, rigs Darn 1 w* on Cut Ririe Rood a Add an aomi uslve scwnthesaat- round. right -turn IM On fuWre 104k0Vw'ayDrive exta'ndon • Add a northwest- bound, loft turn lane on Lak+eway Drive for dual, leittUM lanes (at tame of sigaauzatiion) Greens PMWg Road & 91:1 FrnntaMRZoads: • Widen an d/or rc- stripe to provide two tbroogh lanes for each approach on Greens Prairie Road • Provide art ww4udve northeast bound. loft-turn lane on Greens Prairie Road extending entire length between the Frontage Roads • Add an exclusive raor&wvd4x md, rightrtura lava on SH-b East Frontage Road greens 'e Road • ReconfSWO median on Greens Prairie Road by eliminating soul west-bo nd left-tam lase at SH-6 Bust Frontage Road (when Frontage Road is eonverte;d to onrtway service) and constructing in it pisee a northeast bound lo&ttua lane at the site Driveway A rwitb 250 -300 ;feet of storage rl►afic A© ,w S —5, for Afi ccd Zbc D~kwnc +t an GP"M Pru** Rood Paga 19 MAR 29 2005 10:16 FR Fr �.ON COMPANIES 9724048339 TG'` .9792603564 P.21i22 FROM DeSha= Tang & Assoc., Inc. FAX NO. : 214 74B 7037 Jul. 00 2084 02�18PM P21 DA%00, Tow & Assccia/es, 'rne. Judy 8, 2004 NOTE Recommendations for public improvements within the stady area pregabtied in this report reflect tho 4pinlott of DMA baud solely upon technical analygis and pm,imi jw*ment and are not hmeadod to dcfinc, imply, or allocate futlding sources not required unpravemeut�, Applicable legal preaedot indicates V= the Owner of a project should only be required to ProPartleWftly fiord necc==7 1Hfi* 0ture improvements that we directly attabutable to implanenudon of do Project. Such rcquir mem wfll depend upon the individual dreams DQ= of each project that muy be viewed di;fferentjy by each particular agency /mwdcapality. 1r4ffi Acct Sh* for Mare LUX0 DevddaPaent an Greem Praxis Road Page 20 r MAR 29 2005 10:13 FR F,' �AN COMPANIES 9724048339 TC 19792603564 P.03i22 FROM DCShazo Tang & ASSac., Inc. FAX NO. : 214 748 7037 Jul. 06 2004 02 :06PM P3 1 t „ f' J • � • .�r a.o-r � .r MAR 29 2005 10:13 FR T-ON COMPANIES 9724048339 TC 19792603564 P.04/22 FROM DeShaza Tang & Assoc., Inc. FAX NO. : 214 748 7037 Jul. 0a 2004 02:07PM P4 J I �. - i , ��i ; � ii�ffyfffl�9D �• - ammugammm o" plfilitili411WNININiNININfI�t � � �-'' 8N}NNINfEIlHiHISNNWiNiN�! � , � t A o ,( 01 11 NUN N@ WNW FHV 111111W WNPfffflIHNIHi� ,' i ' � '� 4Hf4NIIIINEifl�l lH�IIINf�k1111�H11{� 01}AiHNIIIiNiEfil x r„�9,,nuu� in � • ;;, YINIIIMl11HNIi41iINHNIih� � .� � �, � a ! ( 1 �umunnuu�nllll , p 1 T� i , t t y �.` t ■) N b rw tT Scole: / 1 inch = 200 feet / / / / I / I " F _ / 1 / 1 I / 1 / 1 I / 1 / I STATE HIGHWAY 6 PROPOSED TURNAROUND 0 H 1 „ 1 I ANCHOR 93.876 sf 1 ao 1 + 00 ANCHOR 40,000 sf I � 1 PROP. I CROSS I � 4T PROP. 1 x I I 1 ACCESS CROSS �i _j i 1 1 1 -- - - 1 PROPOSED EXISTING 1 DRIVEWAY DRIVEWAY 360' 292' Mpg PROPOSED PROPOSED DRIVEWAY TURNAROUND PROPOSED EXISTING RDRIVE WAY (TO BE ABA) I��EWAY DRIVE 1 1 I 1 1 I I 1 S: \Proj\ 0410- Greens_Prairie_SH6_Retail \0410 - PRELIM - SITE- PLN.dwg, 01/25/200504:21:50 PM, 1:200