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Item 11 - ZA16-012 - Addendum to TIADeShazo Group April 7, 2016 TRAFFIC IMPACT ANALYSIS FOR WILKS TRACT OFFICE DEVELOPMENT SOUTHLAKE, TEXAS DeShazo Project No. 15140 EXECUTIVE SUMMARY The services of DeShazo Group, Inc. (DeShazo) were retained by MPI Architects to conduct a Traffic Impact Analysis (TIA) forthe proposed Wilks Tract office development (the "Project') located in the Solana Business Park Campus, east of SH 114 and south of Kirkland Boulevard in Southlake, Texas. The Project will consist of 300,000 SF of single tenant office space with a seat count of 1950 employee. This traffic study evaluates the site build out in three Phases for total of 750,000 SF of office space by Year 2037. The site is currently vacant and zoned as NRPUD (Non-residential Planned Unit Development). The purpose of this report is to summarize the traffic operational characteristics of the background conditions within a specific study area and to measure the projected incremental impact related to the Project by phase as determined by standardized engineering analyses. The study parameters used in this TIA are based upon the requirements of the City of Southlake and TxDOT Fort Worth. For the site generated traffic, the current employee schedules of the future tenant was used as a basis of site trips. Table 1 below shows the number of employees expected to move into the site, and the percentage expected to arrive during the AM and PM peak traffic period of the adjacent roadway network. This percentage was then applied to the subsequent phases of development. Other commercial development (proposed by others and separate from this project), a 300-room hotel, in the southeast corner of SH 114/Kirkwood Boulevard was assumed to be built by the year 2020 and was added to the background Phase II, 2027, conditions. Also the trips from the development at One East Kirkwood, which was under construction when the traffic data, was collected added to the back ground traffic. Table 2 below presents a summary of the expected operational level -of -service (LOS) expected on the adjacent roadway network with the expected site generated traffic for Phase I. The following findings and recommendations are based upon proposed Phase of development of the subject property in accordance with the development scenario outlined in the Project Description section of this report. Wilks Tract Development TIA DeShazo GrouF April7, 2016 Phase I- Recommended Improvements 1) Traffic signals at the SH-114 and Kirkwood Boulevard frontage road intersections will be needed concurrent with Phase I development of the project. Existing lane control should be changed to provide dual left turn lanes for westbound to southbound, northbound to westbound and southbound to eastbound by permitting left/through movement from the center lane. The developers of Solana Business Park, with the City of Southlake and City of Westlake along with TxDOT may need to coordinate to build the traffic signals. 2) A traffic signal at Dove Road and Kirkwood Boulevard will be needed with Phase 1 development by year 2017. 3) Site driveways #1 and #2 are full access driveways and will require right -turn and left -turn deceleration lanes. 4) Site driveways #1 and #1 will require two outbound lanes at the intersection approach with Kirkwood Boulevard. 5) Site Driveway #4 lines up with TW King Road and will require two inbound and two outbound lanes. 6) A traffic signal warrant study should be conducted at Kirkwood Boulevard and T W King Road after the completion of Phase 1. Phase II- Recommended Improvements 1) Kirkwood Boulevard, south of site between Tyler Street north and Stockton Drive will require a four -lane divided section. The City of Southlake has planned to widen this section Kirkwood Boulevard to a four -lane divided section within the coming year. 2) A traffic signal at Kirkwood Boulevard and T.W. King Road may be needed before the completion of Phase 11 due to vehicle queue lengths. Phase III- Recommended Improvements 1) Add an additional lanes between the interchange intersection at the SH-114 and Kirkwood Boulevard. This will permit dedicated dual left turn lanes and two through lanes for Kirkwood Boulevard traffic. Horizon- Recommended Improvements 1) Consideration should be given to the following roadway improvements at SH 114 NB frontage road and Dove Road in the Horizon year 2037 to improve the level of service: a. Construct an additional NB left -turn lane. b. Convert the existing NB shared through -right lane to a separate through lane. c. Convert the existing NB shared left -through lane to a separate through lane. d. Construct an exclusive NB right -turn lane. Wilks Tract Development TIA DeShazo Grout April7, 2016 2) Dual right turn lanes maybe warranted for northbound to eastbound movements at SH-114 and Kirkwood Boulevard. 3) If TxDOT, the City of Southlake, and the City of Westlake construct frontage roads and reverse the NB off -ramp for SH 114 near the site by 1032, the recommended improvements at SH 114 and Dove Road and at Kirkwood Boulevard and SH114 may not be necessary. TABLE 1 Wilks Tract plus Adjacent Tract Trip Generation Daily Phase Land Use Quantity Traffic AM Peak Hour PM Peak Hour (employees) In Out In Out Phase I Single Tenant 1566 3132 1007 0 0 1016 Phase If Single Tenant 2950 5900 1897 0 0 1915 (Phase I max. 310 -- Hotel 250 plus by Others) (Rooms) 1864 78 55 77 73 Phase II max.) Phase III Single Tenant 4950 9900 3183 0 0 3213 (Phases) + II + III) Wilks Tract Development TIA Tablet. Peak Hour Intersection Capacity Analysis Results DeShaze Group, Inc. (Signalized Intersections) 08/28/2015 Existing - Phase Signalized 2015 2017 Background 2017 Background a Site AM PM Intersections AM PM AM PM Dove Road of SH 114 SO Off -Ramp A (6.8) A (8.6) A (74) A (9.3) B (10.4) B (13.2) Dove Road at SH 114 NO Off -Ramp 8 (14.0) C (22.5) B (13.8) C (24.6) B (15.1) C (32.4) With Roadway Improvements Kirkwood Boulevard at Dove Road (With Traffic Signal) -- -- A(7.1) B(10.2) 8(14.8) B(11.2) Kirkwood Boulevard at SH 11458 Off -Ramp (With Traffic Signal) - - - - C (24.1) B (15.9) C (34.3) C (33.7) Kirkwood Boulevardot SH 114 NO Off -Ramp (With Traffic Signal) - - - - C (276) C (34.6) F (87.6) E (65.3) (Unsignalized Intersections) Conditions Existing Phase Unsignalized Traffic 2015 2017 Background 2017 Background t Site AM PM Intersections Movement AM PM AM PM Dove Road at Kirkwood Boulevard EBL A (9.1) A (8.7) A (9.3) A (8.8) C (16.2) A (8.8) SBL D (32.6) C (19.1) E (38.0) C (21.1) F f>100) 0 (26.2) SBR B (30.2) B (12.6) 8 (10.4) 8 (13.2) B (10.8) E (".0) Kirkwood Boulevard at SH 114 SO Off -Ramp EST B (12.7) B (12.2) C (19.3) B (13.4) E (49.6) B (14.6) EBR 0 (10.2) 0 (18.1) C (37.5) F (52.9) E (49.6) F (59.3) WBL C (19.1) F (51.7) F (71.6) F (71.0) F (85.6) F (72.0) WBT C (18.01 8 (13.1) D (35.0) C (15.7) F (83.6) C (22.0) SBL B (12.7) B (12.7) C (22.7) B (13.9) F (77.4) C (15.4) SBLT B (11J) B (12.7) C (22.8) B (14.0) F (774) C (15.5) SBTR B (10.4) B (30.8) 8 (11.8) B (11.2) B (12.5) B (11.5) Kl�kwood verdict SH SH 114 NS Off -Ramp EBL C (16.71 F (84.9) F (60.9) F (90.6) F (90.6) F (91.5) EST C (16.8) 0 (14.2) D (34.5) C (16.6) F (88.6) C (17.7) WBT C (18.3) D (26.9) E (39.5) F (79.01 F (79.1) F (79.9) WBR A (9.3) C (19.3) B (12.0) D (28.2) F (79.1) F (68,8) NBL E (36.7) C (23.0) F (75.4) D (30.5) F (77.6) 0 (32.9) NBLT C (17.6) F (70 7) 0 (31.7) F (74.4) F (75.7) F (75.5) NBTR E (41.3) F (70.4) F (70.5) F (73.8) F (73.1) F (74.7) Kirkwood Boulevardot TW King Road/Site Driveway ESL A (9.5) 9 (10.7) F (679) C (17.6) F (70.4) E (35.3) EST C (16.8) A (9.4) D (26.4) B (11.6) F (68.0) B (13.1) EBTR - - . - . - - - F (67.0) B (11.3) WBT B (10.3) C (18.2) B (10.4) F (66.2) - - - - WBLT -- -- -- -- B(14.2) F(74.61 WBTR B (10.6) B (12.4) B (12.8) D (274) C (17.7) F (73.6) NBLT - - - - B (13.9) C (24.7) NBRT - - - - B (12.2) B (13.3) SBL B (10.6) A (10.0) B (12.7) B (12.2) - - - - SBLT - - - - - - - - C (16.6) C (16.5) SBR B (14.0) B (10.4) E (39.3) F (66.1) F (70.2) F (74.1) Kirkwood Boulevardat Site Driveway 1 EBL - - - - - - .. A (0.0) C (24.7) EBR -- -- -- -- A(0.0) 8(12.8) NBL - -- -- -- A(78) A(0.0) Kirkwood Bouleventer - Site Driveway 2 EBL - - - - - - - - A (0.0) C (21.6) EBR - - - - .. - - A (0.0) A (9.8) NBL - - - - - . - - A (8.1) A (0.0) Key: AS, 4 D, G F• Lew19f-SCNIcelar each intersection approach NB, Se, E8, W8= North-, South-, Cast-, Westboundoppreach L, T, R I Left, Mmugh, RightApproach turning movement AM=AM Peak Hour OfAdjacent Street PM = AM Peak Hour al Adjacent Street 'SH-114 NO Off -Ramp at Dove Road(Phase III year 2032 (: -Added a WB channelized right -turn lane L'SH-114 NO Off -Ramp at Dove Road(Horizon Phase year 2037): -Added an additional NB left -turn lane - Converted the NB shared through -right lane to separate through lane Converted the NO shared left -through lane to separate through lane -Added an exclusive NO right -turn lane NOTE: Signalized intersection operational parameters and operational results were obtained directly from the optimized Wilks Tract Development TIA software output and may differ slightlyfrom actual troffic signal operations. Page 7 7,krinanomine April 7, 2016 Steven Anderson, P.E. City of Southlake 1400 Main Street, Suite 320 Southlake, Texas 76092 Re: Wilks Tract Office Development — TO Ameritrade Site — Preliminary TIA Review #i2 Dear Mr. Anderson: ARIZONA TEXAS NEW MEXICO OKLAHOMA Per your request, this letter serves as an update to our Preliminary TIA Review #2 letter dated March 29, 2016. In the previous letter we commented that there were uncertainties surrounding the trip generation proposed for the subject site. Since that letter, Lee Engineering has had multiple phone and email conversations with the applicant's traffic engineer, Deshazo Group. On April 6, 2016, a proposed development trip table was agreed upon by Lee Engineering and Deshazo Group. The trip generation for the office component (single tenant office building) of the development that was agreed to by Lee Engineering and Deshazo Group appears below: Development Phase Total # of Employees AM Peak Hour Entering Trips PM Peak Hour Exiting Trips Phase 1 1,566 1,007 1,106 Phase II 2,950 1,897 1,915 Phase III 4,950 3,183 3,213 Any future revisions to the TIA should use these trip numbers for the office components of the Site. This trip estimate resolves Items 4, 5, 6, and 7 from our previous letter. It is our understanding that Deshazo Group has begun working on the revision of their TIA. Once Lee Engineering receives an updated TIA from either Deshazo Group or the City of Southlake, we will begin our formal review of the entire TIA. Regarding parking Items 8 and 10 from our previous letter, Deshazo Group has informed us that the developer plans to have 2000 off street parking spaces at Phase I completion and that no parking analysis is included in their TIA. No site layout or other parking information has been provided that will allow us to verify if the site is adequately parked or if the driveway assignment is reasonable relative to the location of the planned parking facilities. We continue to recommend that the City of Southlake require a formal parking analysis for this site using employees as the variable. The site is projected to have a higher employee density than standard parking code requirements would accommodate. 3030 LBJ Freeway, Suite 1660, Dallas, TX 75234 (972) 248-3006 office (972) 248-3855 fax I www.leeengineering.com Page 1 of 2 Item 9 from our previous letter, regarding background traffic from the One Kirkwood Blvd site, has also been resolved. Lee Engineering provided Deshazo Group with the site traffic assignment from the Halff Associates Solana — One Kirkwood garage TIA dated September 30, 2013. This data will be incorporated into the background traffic projections in order to analyze traffic with the One Kirkwood site completely occupied and operational. If you have any questions, please contact me or John Denholm at (972) 248-3006. We appreciate the opportunity to provide these services and are available to address any additional comments or concerns. Sincerely, Jos ph T. Short, P.E., PTO President Lee Engineering TBPE Firm F-450 LR Cnanircmne Page 2 of 2