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Item 5 & 6 TIA Amendment® Stantec To: Carl Schwab RREAF Real Estate & Note Acquisition 4245 N. Central Expressway Suite 420 Dallas, Texas 75205 Memo From: Carl LaFerney, P.E., PTOE, MBA Stantec Consulting Services, Inc. 2435 N. Central Expressway Suite 750 Richardson, Texas 75080-2793 Date: July 18, 2016 Reference: White Chapel Village Memorandum 1.0 INTRODUCTION Stantec Consulting Services, Inc. has been retained by RREAF Real Estate & Note Acquisitions to provide a professional opinion of the impact on adding 20 rooms to the hotel within the proposed White Chapel Village site, located southwest of the interchange of SH 114 and White Chapel Boulevard in Southlake, TX. A traffic impact analysis (TIA) previously performed by Stantec for White Chapel Village was submitted on October 22, 2015. The TIA included the proposed hotel as the Phase 1 build -out of the site, with the remaining land uses being built in the final build -out. A horizon year of five years was also part of the TIA. This memo provides a qualitative analysis of the trip generation and distribution of the additional hotel rooms and a professional opinion as to whether additional traffic improvements would be required. 2.0 TRIP GENERATION AND DISTRIBUTION Generating traffic for proposed developments is typical based on information in Trio Generation, 91h Edition, 2012 and the Trio Generation Handbook. 2nd edition, 2004, developed by the Institute of Traffic Engineer (ITE). The rates and equations in these reports were applied to the development to determine the anticipated trips generated from the development where applicable. The trip generation comparison between the previous TIA and the revised hotel with additional rooms is shown in Table 1. The trip generation analysis can be found in Appendix A. Table 1: Trip Generation Comparison The hotel as part of the previously -submitted TIA included 220 rooms. After approval from the City of Southlake, the hotel size increased to 240 rooms. The revision would add no more than six trips inbound or outbound during either peak hour. Design with community In mind Ic v:\1981\business development\neat\198110111\memo work\memo\hip gen revision memo - fnel.dou Hotel AM Peak Trips PM Peak Trips I Rooms In Out In Out Previous White Chapel Villaqe TIA Submission 220 69 48 67 65 Revised Trip Generation 240 75_ 52 73 71 Change 't`° +20 +6 +4 +6 +6 The hotel as part of the previously -submitted TIA included 220 rooms. After approval from the City of Southlake, the hotel size increased to 240 rooms. The revision would add no more than six trips inbound or outbound during either peak hour. Design with community In mind Ic v:\1981\business development\neat\198110111\memo work\memo\hip gen revision memo - fnel.dou 5 Stantec July 18, 2016 Carl Schwab Page 2 of 4 Reference: White Chapel Village Memorandum The trip distribution for the revised hotel matched the external and internal trip distribution for the project site in the previous TIA submission. The resulting volumes were calculated for each of the study intersections from the previous TIA. The change in volume due to the added hotel rooms is shown in Figure 1. As can be seen in the figure, the change in volume would not exceed three vehicles per hour at any of the turning movements for each of the study intersections, during either peak hour. Design with community in mind Ic v:\1981\business development\neaf\1981 10111 \memo work\memo\Mp gen revision memo - final.docx `r Stantec July 18, 2016 Carl Schwab Page 3 of 4 Reference: White Chapel Village Memorandum Figure 1: Added Hotel Traffic Volumes AM (PM) Onramp to SH 114 I (1)y SH 114 EBFR n o o = m o f o oI — _ m J 1 Drwy #1 0(0)1 to(1) o (o) , T o (o) D (0) - I j 2 (3) Business t a — a Park o iv _ a m Drwy o N U AM (PM) ------- AM (PM) 10 DAM SH 114 EBFRAM (PM) Design with community in mind Ic v:\1981\business tlevelopment\neai\198110111 \memo work\memo\hip gen revision memo - final.docx m'zo p^ I0I 119 /r Y SH 114 WBFR �a(o, 1 (11 v �o 0 o (o) 1 �, nl 1 (� ?' a a 4 2121 �T = o - o - t o v �Um AM (PM) n o o = m o f o oI — _ m J 1 Drwy #1 0(0)1 to(1) o (o) , T o (o) D (0) - I j 2 (3) Business t a — a Park o iv _ a m Drwy o N U AM (PM) ------- AM (PM) 10 DAM SH 114 EBFRAM (PM) Design with community in mind Ic v:\1981\business tlevelopment\neai\198110111 \memo work\memo\hip gen revision memo - final.docx AM (PM) of oc�o Highland St 0 (D)1'L 0 (D) o(o),.-o(o) o(o)h+ r0(0) Highland St T z n' o M o O AM (PM) n o m o f o — a=� d l 01011 o lo» Counhyside 1 z ry a Crto 3Lm o U Oe n p A p^ o coli 1 (11 v o (o) 1 SH 114 EBFR 1 (� ?' a a nm n � o AM (PM) of oc�o Highland St 0 (D)1'L 0 (D) o(o),.-o(o) o(o)h+ r0(0) Highland St T z n' o M o O AM (PM) n o m o f o — a=� d l 01011 o lo» Counhyside 1 z ry a Crto 3Lm o U Stantec July 18, 2016 Carl Schwab Page 4 of 4 Reference: White Chapel Village Memorandum 3.0 RECOMMENDATIONS Stantec engineers reviewed the recommended improvements from the previously submitted TIA. This included a Phase 1 build -out (hotel only), full build -out in 2020, and horizon year in 2025. Recommendations based on the impact of this site included the following: • Deceleration lanes for Driveways 3 and 4; and • Traffic Signal with hooded left turn for Driveway 1 at 2020 Full Build -out. Recommendations based on the impacts of other developments or city recommendations included the following; • Traffic signal at the Kirkwood Boulevard/White Chapel Boulevard borne by the Carillon retail/office development; and • Add a lane to the westbound approach at the White Chapel Boulevard/SH 114 westbound frontage road intersection, update phasing to 4 -phase, and optimize signal timing. From Figure 1, the change in volume would not exceed three vehicles per hour at any of the turning movements for each of the study intersections, during either peak hour. Though Stantec has not conducted a formal capacity analysis with the additional hotel trips, it is the professional opinion of the Engineer that the additional volumes will have a negligible impact on traffic operations at all studies intersections. The Engineer recommends no additional improvements beyond those described in the previous TIA. STANTEC CONSULTING SERVICES INC. Carl LaFerney P.E., PTOE, MBA Project Manager Phone: (214) 468-8200 Fax: (214) 468-8266 Carl.LaFerney@stantec.com Attachment: Appendix A Design with community in mind ., ItCARL 8 I : ,- ....�..........ERNEY .V;........� ...; 108169710 zle_�!� 7At/it6 lc v.\1981\busineu development\neof\19811011 I\memowork\memo\trip gen revisor memo - enol.tlocx APPENDIX A: TRIP GENERATION WORKSHEETS Trip Generation ITE Trip Generation, 9th Edition (2012) Project White Chapel Village Project Number 198110111 Client Cole Design Group Site Southlake, Texas Rooms 220 Land Use Hotel ITE Code 310 Trips Weekdays Total Percent Number Number In Out In Out Trips = 8.95 (# units) - 373.16 1596 50% 50% 798 798 Trips AM Peak Hour: Weekdays Total Percent Number (Peak Hour of Adjacent Street Traffic) Number In Out In Out Trips = .53 (# units) 117 59% 41% 69 48 Trips PM Peak Hour: Weekdays Total Percent Number (Peak Hour of Adjacent Street Traffic) Number In Out In Out Trips = 0.6 (# units) 132 51% 49% 67 65 Trips Saturdays Total Percent Number (Peak Hour of Generator) Number In Out In Out Trips = 0.69 (# units) + 4.32 156 56% 44% 87 69 ® Stantec Trip Generation ITE Trip Generation, 9th Edition (2012) Project White Chapel Village Project Number 198110111 Client Cole Design Group Site Southlake, Texas Rooms 240 Land Use Hotel ITE Code 310 Trips Weekdays Total Percent Number Number In Out In Out Trips = 8.95 (# units) - 373.16 1775 50% 50% 888 887 Trips AM Peak Hour: Weekdays I Total Percent Number (Peak Hour of Adjacent Street Traffic) Number In Out In Out Trips = .53 (# units) I 127 59% 41% 75 52 Trips PM Peak Hour: Weekdays Total Percent Number (Peak Hour of Adjacent Street Traffic) Number In Out In Out Trips = 0.6 (# units) 144 51% 49% 73 71 Trips Saturdays Total Percent Number (Peak Hour of Generator) Number In Out In Out Trips = 0.69 (# units) + 4.32 170 56% 44% 95 75 Stantec