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Item 10 - TIA trip generation memo 1 Halff Associates, Inc. 1201 North Bowser Road Richardson, Texas 75081 (214) 346-6200 Fax (214) 739-0095 MEMORANDUM TO: Jeff Medici DATE: October 30, 2018 FROM: Stephen Moore, PE AVO: 35329 EMAIL: smoore@halff.com SUBJECT: Kimball Park trip generation INTRODUCTION Halff Associates, Inc. (Halff) conducted a trip generation update on behalf of Medici Development Partners for the Kimball Park development, located in the northwest quadrant of the State Highway (SH) 114 / Kimball Avenue intersection in Southlake. Halff conducted the original Traffic Impact Study (TIS) for the development in June 2012. The TIS was updated in December 2013 to reflect site plan changes at that time. Since the December 2013 TIS update, some of the land uses and densities have changed on the site, and the developer has recently acquired an adjoining 1.7-acre parcel. As part of the process to rezone the adjoining parcel and incorporate it into the overall Kimball Park development, the City of Southlake directed the developer to prepare a trip generation comparison for the development. This memo details the estimated changes in trip generation from the December 2013 TIS to the current development plan. SITE PLAN CHANGES The attached Exhibit 1 is the development site plan from the December 2013 TIS. Exhibit 2 is an updated development site plan showing the current existing and proposed land uses. Referencing Exhibit 2, the Offices at Kimball Park and the Cambria Suites Hotel are in place and operational. The 5,500-sf restaurant / 4,500-sf retail buildings south of the office building are constructed but not yet occupied. The 4,500-sf restaurant building to the south of the 5,500-sf restaurant / 4,500- sf retail buildings has not been constructed. The 10,000-sf restaurant building (noted as Lot 2 on the site plan) south of the hotel has not been constructed, and it is this area where the site plan is changing. The developer has acquired the 1.7-acre tract directly to the west of the 10,000-sf restaurant building and is proposing to rezone the tract and add it to Lot 2, replacing the proposed restaurant building with a 4-story building containing 61,000 sf of office space on floors 2 – 4 and 27,000-sf of retail / restaurant space on the ground floor. Exhibit 3 shows the proposed layout of the new office / retail / restaurant building planned for Lot 2. The new tract extends west to Cherry Lane, providing another access point for the development. 2 Halff Associates, Inc. 1201 North Bowser Road Richardson, Texas 75081 (214) 346-6200 Fax (214) 739-0095 TRIP GENERATION COMPARISON Table 1 shows the weekday AM and PM peak hour and 24-hour trips generated by the development, based on the land uses and densities presented in the December 2013 TIS and shown on Exhibit 1. Trips were generated using the historical data presented in the Institute of Transportation Engineers’ Trip Generation Manual, 9th Edition. Table 1 Kimball Park Trip Generation – December 2013 TIS Land Use (density) [ITE Code] AM Peak Hour of Adjacent Street Traffic PM Peak Hour of Adjacent Street Traffic 24-Hour Weekday In Out Total In Out Total Total Hotel (175 rooms) [310] 96 69 165 78 82 160 2,230 Office (96,000 sf) [710] 163 22 185 32 154 186 1,273 Restaurant (11,100 square feet) [932] 66 54 120 65 44 109 1,412 Restaurant (10,000 square feet) [931] 7 1 8 50 25 75 900 TOTAL 332 146 478 225 305 530 5,815 Table 2 shows the weekday AM and PM peak hour and 24-hour trips generated by the development, based on the land uses and densities presented in the current development plan shown on Exhibits 2 and 3. Trips were generated using the historical data presented in the Institute of Transportation Engineers’ Trip Generation Manual, 10h Edition. The first three rows of Table 2 represent the parts of the development that are unoccupied or have not been constructed yet. The lower two rows represent parts of the development that are in place and operational. 3 Halff Associates, Inc. 1201 North Bowser Road Richardson, Texas 75081 (214) 346-6200 Fax (214) 739-0095 Table 2 Kimball Park Trip Generation – Current Development Plan Land Use (density) [ITE Code] AM Peak Hour of Adjacent Street Traffic PM Peak Hour of Adjacent Street Traffic 24-Hour Weekday In Out Total In Out Total Total General Office Building (61,000 square feet) [710] 72 12 84 11 60 71 658 High-Turnover Sit-Down Restaurant (10,000 square feet) [932] 54 45 99 61 37 98 1,122 Shopping Center (31,000 sf) [820] 18 11 29 57 61 118 1,170 SUBTOTAL - still to be constructed / occupied 144 68 212 129 158 287 2,950 General Office Building (existing) (116,484 square feet) [710] 117 19 136 21 111 132 1,230 Hotel (existing) (175 rooms) [310] 48 34 82 54 51 105 1,550 TOTAL 309 121 430 204 320 524 5,730 Table 3 shows the difference in weekday AM and PM peak hour and 24-hour trips generated by the development, from the December 2013 TIS to the current development plan. Table 3 Kimball Park Trip Generation – Difference between December 2013 TIS and Current Development Plan Land Use (density) [ITE Code] AM Peak Hour of Adjacent Street Traffic PM Peak Hour of Adjacent Street Traffic 24-Hour Weekday In Out Total In Out Total Total Current Development Plan 309 121 430 204 320 524 5,730 2013 TIS 332 146 478 225 305 530 5,815 TOTAL -23 -25 -48 -21 15 -6 -85 4 Halff Associates, Inc. 1201 North Bowser Road Richardson, Texas 75081 (214) 346-6200 Fax (214) 739-0095 As shown in Table 3, the proposed site plan changes result in slightly fewer trips generated by the development in the weekday AM and PM peak hours and in the 24-hour weekday period, when compared to the generated trips presented in the December 2013 TIS. This reduction is primarily due to the new and updated trip generation data presented in the ITE Trip Generation Manual, 10th Edition. SUMMARY The proposed site plan changes are not expected to have a significant impact on the traffic operations of the development. As shown in Table 3, based on current trip generation data, the development is projected to generate fewer trips in the weekday AM and PM peak hours and the 24-hour weekday period than the development scenario that was evaluated in the December 2013 TIS. Furthermore, the addition of the 1.7-acre tract on the southwest corner of the site will also provide another access point to the development, via Cherry Lane, which will help in distributing the traffic generated by the development. i, zo s:tlz!::ll LOT 1 3.59HOTEL 7" Sü 5r Pafì r LQOR I -¡-:-.;r.!, i' ti LOT 4 LOAÐ¡NG '1.55 ACRES FF=600.00 RESIAUMNI BUIL DING OFFICE ruIN STORY 3 FLOORS 16.0ÛO SF PER FLOOR SHARED ELEVATOR OFFICE MIN SIORY 3 FLOORS 16,OOO SF ÞER FLOOR LOT 3 5.16 ACRES t. . '.\ ,r"^rii,\ :h. rÌr 1Ì - O, rì. !t jti . :.:t il ¡74¡j a ¡Lf1r.::,1\¡tvit r'tF-atra ) .La:Êr,J r';-;: rr¡ ,,lt ::! ,:,A\:¿::!. :\t I .a, :.i -\rir¡ I : ¡:;- , I r.- .aa¿,¿5..-ì iì: ' , ; I-t ,r"ar,rar.l---- -:'::J _t GRAPHìC SCALE :r:u ' :j t];::: j - --t t____ >--1 iii)ìl I i(l\iil ,l L'.', j 'ltri ,\ \iì¡\l{ìì,\ l-irl ({ì\il n:i I,l l.',1i,¡¡| ¡\'fr.¡Jì !1'.r.r'., 1 l',l)lrl {,)'..,! ¿.2'.:13' R /-.5S '0 t -€- ï l l I lj ! I EXtSÍÀG I 1 .. .|¿; ||' .l\¡.'k'|}'\ a :tl', ' .i. l-. .::'r:i. j: J := :a a:I j, I I -+ l I I I I ¡ ¡ t II EASEMENI -t- \I \ \ \ \: Ì\ \ \ : .r. :aira,- . :-.:ji:r Fi,ìr: r::-Á!¡r: :r.' :.ijr .- :j::l ii.i¡- t- I á. r-- ti :4.'ÀT: .!/-;É !,¿:,r,,.ìÌ a::-1la: : .': t ! : ar,.(t t-; '-',\'...l; ì I ì NOTES ô oPENSPÄcFs Ìô¡NcLUDFv o¡r¡Nrorw-r aer¡¡rm¡rreo Q eneose rur LANDSCAPE CALCULATIONS for the Ciry of Southlåke, ïX lñlénó. tâilds.êrê A,eã Re¡une¡ênls F rsl Froo = 9ð 370 srr 50j; - 45 !3ss. c¿¡opy r.€¿s {r pcr500 sr)¿5 r$ sr /s0 sl = sc rÊ€s ldersìoalr*s (1 æ, ?50 sr, LEGEND PROPOSED SIDEWALK PAV-tMFNT PROPOSED LANDSCAFE AREA PROÞOSED BUFFER YARD ! t l I Ì t_1 i, ,t il rì ll ì t: ll LOCATEÐ IN THE CITY OF SOUTHLAKE TEXAS AND BEING OUT OF THE THOIVAS MAHAN SURVEY, ABSTRACT NO. 1049, TARRANT COUNTY. TEXAS Exhibit 1 December 2013 TIS Site Plan OWNERIAPPLICANT: MDP SOUIdLAKE. LLC JÊFFREY IVEDICI 1203 S. WHITE CHAPEL BLVD. SUITE 2OO SOUIHIAKE TX 76092 ENGINEER/CCNSULTANTi ADANIS ENGINE=RING 9IO S, KTJBALL AVENUE SOUfHLAKE. fEXAS 76092 CONTACI: JACK H. GARNER P.E PHONE: (817) 328!200 EMAIL: jack. gal,er@aoânìs-ens¡ìee.ins.coù, ! (.) t. i. ii.. Ø(-tF4þ{ ñFF¡+\¿ Ø i ¡ t ËË fË{<JJ<TtrÞEÐ Y-8 z FlAF{ 3A-rcUz ^,\J U h|s DCCUMTI IS trLMED FOR NT PURPOSI Oi INtrR{ RMfr, ÆIdCY /PPROVfu, A\O COVVFNI UND'R IHT AUIHCRIù OF 8i6ìülü tr Wali. 0ñ l2l02lliÌHS DOCUÀ{INT S NO'].O BE USED FOR CONSÏRUCTLON PÙRPOSES TBPE RrÈùrElion ¡. F-100: JHG HMV 2012.156 s3.0 I Il-i.l l- j II NORTH KIMBALL AVE t \ \ ¡ \ ì l\ ü ZONING IM L.U.D = ÌúIXED USE 3.09 I L.ulo = RETAIL ZONING SP2 ZON¡NG SP2 L.U.D = RËTAIL COI¡MERCIAL I I I '-t t' try I t t-I I I _i_ / l i I I I \ d epry l LQr 1 |3.5e+oRES i I(lÐm l-J- ,! EXISTING I LOT4 0.90 / ITilb -1ZONING SP2 L.U.D = RETAIL COIVMERCiAI zoNtNG c3 L.U.D = OFFICE ZONING SP2 L.U.D = RETAIL CO¡\¡n¡ERCIAL I Exhibit 2 Development Site Plan vr t Èr t¿JF ,-- U) ZONING CS L.U.D = PUBLIC/SE[¡l PUBLIc ZONING SFlA L.U.D = MIXED úsE a I,i ZONING MF,I L.U.D = MIXED USE II lnj#t ZONING MF1 L.U.D = MIXED USE zoNlNG o1 t.U.D = MIXED USE - 1i_ ZONING O1 L.u.D = MIXED UsE zoNtNG o1 L.U.D = MIXED USE l I I El GRAP SCALE Ol i rirfl %'¡ I v,¡ rl 1, S ZONING MF1 L.U.D = [¡lXËD UsE rl \J 50' f-- I I ZONING I\,1 L.U.D = MIXËD UsE RESTAURANÎ 5.500 sF RETÀL 4,000sF COFFEE RESfAURAN' 4,500 sF OFFICES AT KIMBALL PARK 4 FLMRS 29,121 SF FIRSI FLOOR IOTAL SF = 116.484 SF LOT 3 5.1s ACRËS CAMBRIA SUI]ES HOTEL 4 FLOORS 2S,522 SF FtRSl FLOOR ÍOTAI SF = 111,897 SF FDC & LO'r 2 1.55 ACRES RESTAURNI 10.ûû0 sF Kimboll Pork !o<t r\ß \.. \ii1rr.. tsr,lt Nùf. Iç". f )¡ìt j t..1n\ 1i!tn I r¡lìt ìtr. ttrf February 26,2OL6 S,t¿ams Prepared For: MDP Southlake, LLC Jeffrey Medici 1203 S. White Chapel Blvd. Suite 200 Southlake. TX76092 Mosfer Plqn Southlake, TX 10.10.2018KIMBALL OFFICE MASTER PLAN 8PLAN Exhibit 3 Lot 2 Site Plan