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