Item 6B BDI Traffic Study Lee Review7urr: rincinra:vnc
March 21, 2017
Robert Cohen, P.E.
City of Southlake
1400 Main Street, Suite 320
Southlake, Texas 76092
Re: Southlake Commons Traffic Study — Review #4
Dear Mr. Cohen:
ARIZONA
TEXAS
NEW MEXICO
OKLAHOMA
Per your request, we have completed a review of the revised traffic study for the Southlake Commons
development. The proposed development will be located on the southwest corner of the intersection of
White Chapel Boulevard and FM 1709 (Southlake Boulevard). The traffic study reviewed was prepared by
Boydston Designs, Inc., and dated February 28, 2017.
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)
The traffic study is for the "Southlake Commons" development as a whole.
o The development analyzed in the traffic study encompasses the three proposed buildings in
the subject Southlake Commons case, as well as the five office buildings on the adjacent
property to the south, "White Chapel Office Park", and the adjoining existing bank property.
2. The directional distribution used for this study was 35% to/from the east on FM 1709, 30% to/from
the west on FM 1709, 15%to/from the north on White Chapel Boulevard, and 20% to/from the south
on White Chapel Boulevard. This appears reasonable and matches previous iterations of the study.
The traffic study assumed that the Southlake Commons development would include the following
land uses: 15,309 SF of General Office, 12,834 SF of Medical Office, 9,447 SF of General Retail, 6,810
SF High -Turnover Restaurant, and 2,000 square feet of Starbucks/Casual Dining.
o This mix of use intensities in the traffic study does not match the mix shown in the site plan
provided by the City of Southlake to Lee Engineering dated February 20, 2017.
o The differences in the use sizes are not large enough to change the results or
recommendations of the traffic study.
3030 LBJ Freeway, Suite 1660, Dallas, TX 75234
(972) 248-3006 office (972) 248-3855 fax I www.leeengineering.com Page 1 of 2
4. The Southlake Commons development will utilize an existing right-in/right-out driveway on FM 1709.
The Southlake Commons development will utilize cross access to adjoining properties in order to
access two driveways along White Chapel Boulevard. One White Chapel driveway is a right-in/right-
out driveway shared with a bank. The second driveway is a full -access driveway shared with
medical/dental offices. All driveways are existing.
The site is predicted to generate 4,593 trips on a daily basis. This is approximately 2,296 trips entering
and 2,297 trips exiting the site. The site is predicted to generate 385 trips during the AM peak hour,
228 entering and 157 exiting. The site is predicted to generate 417 total trips during the PM peak
hour, 171 entering and 246 exiting.
According to the study, the driveways for the site have adequate sight distance for passenger car
traffic.
ACTION COMMENTS (REQUIRE RESPONSE OR ACTION BY CITY OR APPLICANT)
The City may need to ensure that additional vegetation is not allowed to be planted and that existing
vegetation is properly trimmed in the future to maintain the intersection sight triangle at the
southern White Chapel access point - "Driveway U.
8. The study recommends that the applicant pursue a variance from the driveway ordinance for the
Driveway B (an existing driveway serving First Financial Bank). The study predicts volumes that
exceed the threshold for requiring a turn lane.
o Because the right lane along White Chapel functions as a de facto right turn lane at this
location due to a lane drop downstream, a right turn lane is not necessary at this location.
Based on the data presented in the study, the signal timings at the FM 1709 at White Chapel
intersection will likely require minor modifications in order to accommodate changes in intersection
traffic patterns resulting from the development. Signal operations should be monitored as major
tenants come online and modifications to the signal timing plans made as necessary.
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,
Digitally signed by John
Denholm III, P.E.
Date: 2017.03.21
11:49:39 -05'00'
John Denholm III, P.E., PTOE
Project Manager
Lee Engineering
TBPE Firm F-450
LCC Enci IEninC Page 2 of 2