Item 7 - Consultants Review of TIA - 1
ARIZONA
TEXAS
NEW MEXICO
OKLAHOMA
3030 LBJ Freeway, Suite 1660, Dallas, TX 75234
(972) 248-3006 office (972) 248-3855 fax | www.leeengineering.com Page 1 of 3
March 21, 2018
Steven Anderson, P.E.
City of Southlake
1400 Main Street, Suite 320
Southlake, Texas 76092
Re: Southwest Meadows Traffic Study – Preliminary TIA Review
Dear Mr. Anderson:
Per your request, we have completed a review of the traffic study for the proposed Southwest Meadows
development. The proposed development will be located on the southeast corner of the intersection of
Kirkwood Boulevard and SH 114 in Southlake, Texas. The traffic study was prepared by DeShazo Group, Inc.,
and dated February 21, 2018.
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. The study assumed that the proposed development would include a 134-room business hotel with
15,000 square feet of meeting space and three (3) sit-down restaurants with a total of 17,868 square
feet. Full site build-out was assumed by 2019.
2. The site will be served by one (1) right-in/right-out driveway along the SH 114 westbound frontage
road, one (1) right-in/right-out driveway along Kirkwood Boulevard, and one (1) full-access driveway
along Kirkwood Boulevard at an existing median opening. There is no westbound left turn lane on
Kirkwood Boulevard at the median opening at this time.
3. Traffic volumes were collected on Thursday, April 7, 2015. These volumes were grown at a 3% annual
rate for only two years and used to represent Existing 2018 traffic volumes. While these volumes
may not fully represent existing conditions due to development in the area, collection of new traffic
counts will not be required by the City at this time due to roadway construction in the vicinity.
4. The site was projected to generate 3,090 trips on a daily basis, with 230 trips during the AM peak
hour and 229 trips during the PM peak hour.
5. We agree with the recommendation that the development install a right turn deceleration lane and
a left turn deceleration lane on Kirkwood Boulevard at Driveway 1. We also agree with the conclusion
that a right turn deceleration lane is not required at Driveway 2.
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ACTION COMMENTS (REQUIRE RESPONSE OR ACTION BY CITY OR APPLICANT)
6. The site plan included in the study (dated February 2018) indicates that the total building square
footage for the sit-down restaurants will be 18,700 square feet, which is 832 square feet greater than
the amount utilized in the study. The site plan also indicates that the anticipated full-site build out
year will be 2021 rather than 2019. Please address these discrepancies. If a new site plan was utilized
for the study analysis, please provide this new site plan.
7. In Table 2, the scenarios should presumably include “2019 Background” and “2019 Background +
Site” rather than 2018.
8. The interchange of SH 114 and Kirkwood Boulevard and the intersection of Kirkwood Boulevard and
T W King Road were analyzed as multiway stop control intersections. The study recommended
performing traffic signal warrant analyses with future development.
o The signal at TW King Road is already in operation. The Kirkwood Blvd and SH 114
interchange signals are currently under construction and operation is expected in the next 1-
2 months.
o For a 2019 opening day analysis both locations should have been analyzed as signals for both
background and total traffic conditions.
o The study should be revised to include signalized intersection analyses including the delay
and LOS for the intersection and all movements in the report.
9. The existing volumes show southbound right turns from The Vista driveway but no left turns despite
the full median opening. Similarly, the existing volumes show eastbound left turns into The Vista
driveway but no westbound right turns. As this site was not complete when traffic counts were
collected in 2015, please indicate how these volumes were obtained or estimated.
10. Please make the source of the volumes for the future southern leg of T W King Road clear in the text
of the report.
11. Page 14 mentions a future driveway on SH 114 which will take approximately 50% of the site traffic.
This driveway is also shown in the site plan. However, NO analysis was performed for this driveway.
Please include this driveway in the analysis, including the deceleration lane, internal storage, and
driveway spacing analyses.
12. As traffic volumes are directional by time of day, roadway capacity analyses should be performed for
both directions of Kirkwood Boulevard separately.
13. The study indicates that a variance would need to be obtained for the proposed driveway spacing of
Driveway 2. Based on the analysis presented in this report, it appears that the proposed right-
in/right-out driveway would operate acceptably with the proposed spacing.
14. The study indicates that driveway throat depths do not meet requirements and a variance would be
required. Queuing analysis for the driveways is recommended, especially as Driveway 1 is predicted
to operate at LOS F. City ordinance requires 100 feet of throat depth and the site plan shows
approximately 48 feet provided. Queuing results in the study appendix indicate the exiting queue
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will exceed the 100 foot City required throat depth, therefore, a variance requesting a 48 foot throat
depth does not appear to be supported by the analysis results presented.
15. Please perform a sight visit to confirm driveway sight distance. Roadway curvature may impact line
of sight at this location. In addition, it is likely that existing foliage within sight triangles may require
removal or trimming. Please make a recommendation.
16. The site plan indicates that 336 parking spaces would be required and only 252 would be provided.
The study indicates that 328 would be required and 264 are provided. Please update either the study
or the site plan for consistency. In addition, please address the fact that significantly fewer parking
spaces are being provided than are required. No recommendations were made regarding parking in
the study.
17. The study assumes that Driveway 1 will be a single lane approach. However, as this driveway will be
located at a full-access median opening, a two-lane approach is recommended (allowing
simultaneous left and right turns out the site), similar to the southbound driveway at this location.
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,
John Denholm, P.E., PTOE
Sr. Project Manager
Lee Engineering
TBPE Firm F-450