Item 8 - TIA Lee Review Comments7Lie rinana:une
January 28, 2016
Alex Ayala, P.E.
City of Southlake
1400 Main Street, Suite 320
Southlake, Texas 76092
Re: Pinnacle Point TIA Review
Dear Ms. Ayala:
ARIZONA
TEXAS
NEW MEXICO
OKLAHOMA
Per your request, we have completed a review of the traffic impact analysis for the Pinnacle Point
development. The proposed development consists of six (6) office buildings, to be located on the east side
of Kimball Avenue south of Southlake Boulevard (FM 1709) in Southlake, Texas. The study was prepared by
Stantec and dated January 19, 2016.
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 proposed development consists of 6 buildings, with a total of approximately 120,000 square feet.
The proposed land use consists of General Office.
2. The proposed development was assumed to develop in two phases:
o Phase 1 will include two buildings (37,000 square feet) and is estimated to generate 691 trips
on a daily basis, including 97 trips during the AM peak hour ( 85 entering 12 exiting) and 127
trips during the PM peak hour (22 entering 105 exiting). Phase 1 was anticipated to be built
in 2016.
o The completed site with all six buildings is estimated to generate 1,562 trips on a daily basis,
including 230 trips during the AM peak hour (202 entering 28 exiting) and 219 trips during
the PM peak hour (37 entering 182 exiting). Site build -out is anticipated by 2018.
3. The directional distribution used for this study was 75%to/from the north towards FM 1709 and 25%
to/from the south towards Continental Boulevard and SH 26 for Phase 1. For Build -Out, the assumed
distribution was 45% to/from the north, 30% to/from the east on the assumed extension of South
Village Center Drive, and 25% to/from the south.
3030 LBJ Freeway, Suite 1660, Dallas, TX 75234
(972) 248-3006 office (972) 248-3855 fax I www.leeengineering.com Page 1 of 3
ACTION COMMENTS (REQUIRE RESPONSE OR ACTION BY CITY OR APPLICANTI
4.. The TIA states that the extension of South Village Center Drive east of Kimball Avenue has an
estimated implementation date at least 7 years in the future (page 1.2), which would be 2022.
However, site traffic was assumed to have access to South Village Center Drive at site build -out in
2018.
o The TIA should not include traffic assignments to Village Center Drive or Village Center Court
for the 2018 buildout analysis unless those roadways will be in place by then.
5. No 2018 background analysis is provided for the Kimball driveway intersection.
6. The TIA says the assumed background retail development northwest of site includes 23,000ft2
remaining (page 3.1), but the trip generation spreadsheet in Appendix C uses 20,000 ft2.
7. The AM peak hour capacity analysis utilized Peak HouO.r Factors of .092 to 1.0. This peak hour factor
will not account for the peak flow characteristics of the school driveway that shares the median
opening with the proposed development driveway. The analysis should be revised to use peak hour
factors that consider school traffic operations.
8. There is a roundabout/oval intersection within the site. Autoturn exhibits for a SU 40 and WB 50
design vehicle were provided. No Autoturn exhibit for a Southlake fire department vehicle was
provided.
o The internal intersection should be revised to better accommodate the various design
vehicles anticipated for the site.
o The layout should be reviewed by the Fire Department to determine if it is acceptable.
9. Table 7 in the TIA addresses Intersection Sight Distance. However, it is unclear where the
recommended stopping sight distance in the table is coming from as it does not match AASHTO
Intersection Sight Distance or Stopping Sight Distance for the posted 35 MPH or stated 40 MPH design
speed.
o The stopping sight distance for a 40 MPH design speed is 305 feet.
o Intersection sight distance for a 40 MPH design speed for the left turn from the minor
roadway, case 61, with an 8.0 second time gap due to the 4lane divided roadway is 475 feet.
10. The TIA indicated that if left turn egress from the northern driveway is allowed, then the median
landscaping north of the site will require modification. We concur with this recommendation. The
bottom of the tree canopy should be at least 7' above the curb elevation. Additionally, no shrubs or
bushes should be taller than 24" above the lower roadway elevation.
11. Retaining wall is shown on the site plan with height etc TBD. Intersection sight triangles will need to
be provided as the retaining wall plans are developed such that the retaining wall structures do not
impede driver visibility.
12. No cross access is shown to adjoining properties. Cross access is generally desirable. Cross access to
the south should be considered so that future access to a second median opening could be obtained
if the site to the south redevelops.
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13. The driveways to Village Center Court have throat depths that do not satisfy the driveway ordinance.
They will require variances. Based on the information in the TIA the lengths shown in the site plan
should operate satisfactorily. Kimball does not have a sufficient throat depth.
o If buildout of the site occurs before Village Center Drive and Village Center Court are
constructed then the driveway to Kimball does not have a sufficient throat depth since 450
parking spaces would be served by a single driveway. This is an issue more about timing than
throat depth as the 100' throat depth shown in the site plan is sufficient once the Village
Center Drive and Village Center Court roadways are in place.
o The 100' throat depth would be appropriate if buildout occurs prior to the adjoining
roadways if the secondary access on Kimball is provided.
14. There do not appear to be any sidewalk connections shown from Kimball Avenue or Village Center
Court into the site.
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, 1�x04-1,.,a
John Denholm III, P.E., PTOE
Project Manager
Lee Engineering
TBPE Firm F-450
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