Item 7A TIA Review7i
i
i
LUIrci rcncinrc rc:iinc
May 19, 2016
Steven Anderson, P.E.
City of Southlake
1400 Main Street, Suite 320
Southlake, Texas 76092
ARIZONA
TEXAS
NEW MEXICO
OKLAHOMA
Re: Senior Housing Campus Development at SH 114 Westbound Frontage Road and Blessed Way — TIA
Review
Dear Mr. Anderson:
Per your request, we have performed a review of the traffic impact analysis for proposed office
development located on the northeast corner of SH 114 and Blessed Way in Southlake, Texas. The current
study was prepared by DeShazo Group and dated May 17, 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. A previous letter dated April 27, 2016 contained our review comments to the DeShazo Group study
dated April 5, 2016. All action comments from that previous letter have been sufficiently
addressed.
2. The proposed development consists of 99,027 SF of office space, 233 units of independent senior
living housing, and 50 units (with 50 beds) of assisted living housing.
3. The directional distribution used for this study was 40%to/from the northwest on SH 114, 40%
to/from the southeast on SH 114, 5% to/from the north on Carroll Avenue, 5% to/from the south
on Carroll Avenue, 5% to/from the north on Kimball Avenue, and 5% to/from the south on Kimball
Avenue.
4. Analysis was performed for the following scenarios:
■ Existing (2016) traffic conditions
■ Build -Out Year (2022) background and total traffic conditions (Opening day analysis)
■ Horizon Year (2027) background and total traffic conditions
5. The study concludes that:
"Site Driveway 1 does not meet TxDOT's driveway spacing requirements and a right -turn
deceleration lane is warranted. However, a right -turn deceleration lane is already planned
3030 LEI Freeway, Suite 1660, Dallas, TX 75234
(972) 248-3006 office (972) 248-3855 fax I www.leeengineering.com Page 1 of 3
to be provided at the Driveway 1/westbound SH 114 frontage road, which provides
adequate storage for vehicles turning right into the site from the westbound SH 114
frontage road."
We concur with the right turn deceleration lane recommendation. TxDOT will need to grant
a variance to their spacing requirements.
6. The study states that: The overall projected site development will generate 278 trips during the AM
and 349 trips during the PM peak hours. Trip volumes for the Sunday peak hour of the adjacent
roadway network is 153 trips (76 trips in and 77 trips out) for the entire site.
■ While Sunday trip generation was provided, no further analysis of Sunday peak hour
operations has been provided as originally requested by staff. The study is correct in
stating that Sunday impact due to site traffic would be minimal.
7. Minor typographical errors exist in the following sections:
Executive Summary, Item 6 [p.i] (taken from Conclusions and Recommendations, Item 6
[P-9])
o Text: "The overall projected site development will generate 243 trips during the AM
and 258 PM trips during the peak hours. Trip volumes for the Sunday peak hour of
the adjacent roadway network is 153 trips (76 trips in and 77 trips out) for the
entire site."
o The values shown in the updated trip generation (Table 1 [p.3]) are 278 and 349
trips for the AM and PM peak hours. Calculations of Sunday trips are not shown.
Item 6 could be updated to reflect the volumes shown in Table 1. Sunday trip
values could be updated according to the revised land use mixture in Table 1.
o Note that analysis does not appear to have been adversely affected by these
typographical errors; The study conclusions are not expected to be influenced by
addressing them.
■ Internal Storage, Items 1 & 2 [p.5]
o Text: "1) Site Driveway 1... has an internal storage length of approximately 62 feet
from the curb and does not meet the City's required minimum storage length of
200 feet." & "2) Site Driveway 1... has an internal storage length of approximately
190 feet from the curb and does meet the City's required minimum storage length
of 100 feet."
o The minimum storage length is determined by The City of Southlake Driveway
Ordinance No. 634, Table Two. Using values shown on the site plan [Ex.1]: 821
total spaces / 2 driveways = 410 average spaces per driveway. The associated
Minimum Storage Length is therefore 150 feet (for both driveways).
o This corrected minimum storage length of 150 feet does not affect the results. Site
Driveway 1 still "does not meet" and Site Driveway 2 still "does meet".
LEE Enanrcrc:inc Page 2 of 3
ACTION COMMENTS (REQUIRE RESPONSE OR ACTION BY CITY OR APPLICANT)
8. As stated in Comment 5 above, TxDOT will need to grant a variance to their spacing requirements
regarding Site Driveway 1.
9. As stated in Comment 7 above, Site Driveway 1 has an internal storage length of approximately 62
feet from the curb and does not meet the City's required minimum storage length of 150 feet. The
City of Southlake will need to grant a variance to their minimum storage length requirements
regarding Site Driveway 1.
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.
SincereI
Joshua D. Smith, P.E., PTOE
Project Manager
Lee Engineering, LLC (TBPE Firm F-450)
LEE Enanamnc Page 3 of 3