Item 7C TIA Review
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 2
May 3, 2018
Steven Anderson, P.E., CFM
City of Southlake
1400 Main Street, Suite 320
Southlake, Texas 76092
Re: 2018 Southlake Commons Traffic Study – Review #1
Dear Mr. Anderson:
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 reviewed traffic study was prepared by
Boydston Designs, Inc., and dated April 5, 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 traffic study is for the “Southlake Commons” development as a whole.
o The development analyzed in the traffic study encompasses the proposed office buildings
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.
3. The traffic study assumed that the Southlake Commons development would include 27,725 SF of
General Office and 34,738 SF of Medical Office.
4. The Southlake Commons development will utilize an existing right-in/right-out driveway on FM 1709.
The Southlake Commons development will also 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.
5. The site is predicted to generate 1,701 trips on a daily basis. This is approximately 850 trips entering
and 851 trips exiting the site. The site is predicted to generate 152 trips during the AM peak hour,
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with 126 entering and 26 exiting. The site is predicted to generate 222 total trips during the PM peak
hour, with 50 entering and 172 exiting.
o In comparison to the previous 2017 TIA, this is a decrease of approximately 2,892 daily trips
from the previously proposed land use mix. Predicted AM and PM peak hour trips have
decreased by 233 and 195 trips, respectively.
o The adjacent bank was estimated to generate approximately 250 trips on a daily basis, with
50 trips during the AM peak hour and 40 trips during the PM peak hour.
6. 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)
7. Section II states that the development will have three mixed use retail buildings and five mixed use
office buildings.
o We believe this is a minor editorial error and does not affect the analysis results.
o The study text should be corrected to reflect the current proposed uses.
8. 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 C”.
9. The study recommends that the applicant pursue a variance from the driveway ordinance for the
Driveway B (an existing driveway serving First Financial Bank). In Section IX the study states that the
threshold for consideration of a southbound right turn lane is exceeded at the northern driveway on
White Chapel (Driveway B), with 70 AM trips and 75 Saturday trips.
o These values in the text are a remnant of the previous study and should be revised to match
the figure and tables summarizing site trips for the current analysis. Figure 2 shows 44
southbound right turns during the AM peak hour.
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
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 III, P.E., PTOE
Senior Project Manager
Lee Engineering
TBPE Firm F-450