Item 8- Consultant Review of TIA7L:1EE1rcnanrcrc:una
April 20, 2018
Steven Anderson, P.E.
City of Southlake
1400 Main Street, Suite 320
Southlake, Texas 76092
Re: Carillon Parc Traffic Study— Preliminary TIA Review
Dear Mr. Anderson:
ARIZONA
TEXAS
NEW MEXICO
OKLAHOMA
Per your request, we have completed a review of the traffic study for the proposed Carillon Parc
development. The proposed development will be located on the northeast corner of the intersection of
White Chapel Boulevard and SH 114 in Southlake, Texas. The traffic study was prepared by Kimley-Horn and
Associates, Inc., and dated April 6, 2018.
Our review comments are numbered for ease of reference and the numbering does not imply any ranking.
We have divided our comments into two categories — Informational Comments are those that require no
action by the City or the applicant. Action Comments are those that require a response or action by the City
or applicant. We offer the following comments on the submitted study.
INFORMATIONAL COMMENTS (REQUIRE NO ACTION BY CITY OR APPLICANT)
1. The study assumed that the proposed development would include 50 mid -rise multifamily units, a
271-room hotel, a 30,000 square -foot library, a 9,000 square -foot clinic, 52,4000 square feet of
medical office, 105,600 square feet of general office, 196,860 square feet of retail, a 24,000 square -
foot movie theater, 44,000 square feet of quality restaurant, and a 30,000 square -foot conference
center. Site build -out was assumed by 2021.
2. The site will be served by one (1) right-in/right-out driveway along the SH 114 westbound frontage
road, one (1) right-in/right-out driveway and one (1) full -access driveway along White Chapel
Boulevard, and one (1) full -access driveway along Kirkwood Boulevard at an existing median opening.
There is no westbound left turn lane on Kirkwood Boulevard at the median opening at this time.
3. The study assumed expansion of White Chapel Boulevard to a four -lane divided roadway between
SH 114 and Kirkwood Boulevard for all scenarios. The study states that the road widening will occur
as the site is constructed.
4. Traffic volumes were collected on Thursday, March 8, 2018. These volumes were grown at a 6%
annual rate for 3 years to develop 2021 traffic volumes. Anticipated traffic from three other nearby
developments was also included in background traffic projections. 2026 background traffic volumes
were calculated by adding a growth rate of 2% applied annually for five years.
3030 LBJ Freeway, Suite 1660, Dallas, TX 75234
(972) 248-3006 office (972) 248-3855 fax I www.leeengineering.com Page 1 of 3
5. The site was projected to generate 21,109 trips on a daily basis, with 705 trips during the AM peak
hour and 2,069 trips during the PM peak hour. After internal capture was applied, the site was
projected to generate 625 and 1,603 net external trips during the AM and PM peak hours,
respectively.
6. The study recommends the developer construct a right turn deceleration lane at all four site
driveways, construct a southbound left turn lane on White Chapel Boulevard at Drive 3, and construct
two outbound lanes on Drive 3.
o We concur with these recommendations.
7. The study recommends a northbound right turn lane on White Chapel Boulevard at the SH 114 EBFR
to improve background traffic conditions.
o We concur with this recommendation.
ACTION COMMENTS (REQUIRE RESPONSE OR ACTION BY CITY OR APPLICANT)
8. A westbound left turn lane on Kirkwood Boulevard at Drive 1 is not shown in the site plan. As the
driveway will serve a median opening on a divided thoroughfare, a left turn lane is required per the
City Driveway ordinance.
9. As Kirkwood Boulevard is ultimately planned to extend westward and become a thoroughfare, Lee
Engineering recommends that two outbound lanes be considered for Drive 1 at Kirkwood Boulevard
due to the heavy left turn egress volumes.
10. The study states that there is no public access from the site to Riviera Lane or Carillon Court. The site
plan appears to show roadway connections and it is unclear if these connections will be gated.
11. The study also recommends that traffic volumes at the intersection of Kirkwood Boulevard and White
Chapel Boulevard be monitored for signalization in the future. The study states that warrants are
not currently met.
o As this intersection includes two major thoroughfares and based on the predicted traffic
volumes, we believe a traffic signal is likely warranted during the 2021 build -out year of the
development. Alternatively, roundabout control could be considered at this location.
12. Lengthy delays and poor operations are predicted for the left turn egress from Drive 3. The study
states that the future signal north of Drive 3 at Kirkwood Boulevard will provide gaps and may
improve operations for the egress movement. Consider evaluating traffic signal warrants or
roundabout control at the Driveway 3 intersection.
13. Based on predicted westbound right turn volumes exceeding 425 vehicles per hour on the westbound
SH 114 approach to White Chapel, a future westbound right turn lane at this intersection may be
desirable. Based on data in the report, approximately half of the traffic making this movement is site
traffic for the development.
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MINOR ACTION COMMENTS
(The comments below require a response or revision, but are unlikely to affect the study recommendations or improvements)
14. The directional distribution requires minor revision:
0 105% of outbound traffic is shown exiting the site.
o There is a discrepancy for outbound traffic volumes traveling northbound on White Chapel
between Kirkwood and Dove — 20% traveling north from Kirkwood Boulevard and only 15%
arriving at Dove Road.
o These are minor errors and are not expected to change the results of the study.
15. Average trip generation rates were utilized for Shopping Center (ITE 820) instead of regression
equations. This results in fewer predicted trips for the development.
16. In Table 1, Library is identified as ITE land use 310, but it should be 590.
17. The study indicates that internal capture sheets are included in the Appendix; however, it does not
appear that these were included.
18. Roadway link capacity analysis was performed based on daily traffic volumes. Analysis of peak hour
directional volumes should be presented.
19. Please provide recommended dimensions for all proposed turn lanes. Note that additional turn lane
length would be beneficial for the northbound right turn lane on White Chapel Boulevard at Drive 3
due to a predicted right turn volume exceeding 300 vehicles during the peak hour.
20. The study did not provide an analysis of driveway spacing. Based on visual inspection driveway
spacing requirements are likely met; however, the site plan was not to scale so spacing could not be
fully assessed.
o The City should verify that driveway spacing requirements are met.
21. The study did not provide an analysis of the proposed driveway throat depths or dimensions for
them. Based on visual inspection the majority of driveway throat depth requirements are likely
satisfied though Driveway 4 may not satisfy city requirements.
o The City should verify that driveway throat depth requirements are met.
If you have any questions, please contact me at (972) 248-3006. We appreciate the opportunity to provide
these services and are available to address any additional comments or concerns.
Sincerely,
4 12c:
John Denholm, P.E., PTOE
Senior Project Manager
Lee Engineering
TBPE Firm F-450
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