HomeMy WebLinkAbout01-11-21 P&Z Agenda Packet TOWN OF WESTLAKE PLANNING & ZONING COMMISSION
AGENDA
1500 SOLANA BLVD, BUILDING 7, SUITE 7100, COUNCIL CHAMBER
WESTLAKE, TX 76262
r x E r o w N o ►
WESTLAKE �ANUARY 11, 2021
5:00 PM VIA VIRTUAL MEETING
In accordance with Order of the Office of the Governor issued March 16, 2020 and March 19, 2020,
the Planning &Zoning Commission of the Town of Westlake will conduct this virtual meeting at 5:00
p.m. on Monday, January, 11 2021 by video and telephonic conference in order to advance the public
health goal of limiting face-to-face meetings (also called "social distancing") to slow the spread of
the Coronavirus (COVID-19). There will be no public access to the physical location described above.
A recording of the telephonic meeting will be made and will be available to the public in accordance
with the Open Meetings Act. Instructions for public participation in the meeting by video conference
and telephonic conference are as follows:
Bv Video: Bv Telephone:
http://bit.ly/towpz011121 Local: (346) 248-7799
Webinar ID: 899 1419 1163 Webinar ID: 899 1419 1163
Passcode: 482901 Passcode: 482901
�ision Statement
An oasis of natural beauty that maintains our open spaces in balance with distinctive deve%pment, trails, and
qua/ity of life amenities amidst an ever expanding urban/andscape.
Regular Session
1. CALL TO ORDER
2. CITIZEN COMMENTS: This is an opportunity for citizens to address the Commission on
any matter whether or not it is posted on the agenda.
For those joining by videoconference: Any person desiring to make a public comment using
a Windows computer must first press the"Raise Hand"button on the screen. Alternatively,
the AIt+Y keyboard shortcut may be used to raise or lower their hand. Any person desiring
to make a public comment using a Mac computer must first press the "Raise Hand" button
on the screen. Alternatively, the Option+Y keyboard shortcut may be used to raise or lower
their hand.
For those joining by teleconference: Any person desiring to make a public comment must
first press star-nine (*9) on their telephone keypad to"Raise their hand"to speak. Persons
joining the meeting by teleconference my mute and unmute their phones by pressing star-
6 (*6).
Citizens will be placed in a queue based on the order the hands were raised. The presiding
officer will recognize callers based on the order of the queue, where they will be asked to
P&Z Agenda-01/11/21
Page 1 of 2
state their name and address. Individual citizen comments are normally limited to three (3)
minutes; however, time limits can be adjusted by the presiding officer. The presiding officer
may ask the citizen to hold their comment on an agenda item if the item is posted as a
Public Hearing. The Commission cannot by law take action nor have any discussion or
deliberations on any presentation made to the Commission at this time concerning an item
not listed on the agenda. The Commission will receive the information, ask staff to review
the matter, or an item may be noticed on a future agenda for deliberation or action.
3. DISCUSSION AND CONSIDERATION OF THE MINUTES FROM THE MEETING HELD
OCTOBER 12, 2020.
4. DISCUSSION AND PRESENTATION REGARDING THE WESTLAKE ENTRADA
DEVELOPMENT.
5. CONDUCT A PUBLIC HEARING AND CONSIDER RECOMMENDATION REGARDING
PROPOSED AMENDMENTS TO PLANNED DEVELOPMENT ZONING DISTRICT
NUMBER 3, PLANNING AREA 3 (PD3-3) AND PLANNED DEVELOPMENT ZONING
DISTRICT NUMBER 3, PLANNING AREA 4 (PD3-4), GENERALLY LOCATED NORTH
OF DOVE ROAD AND SOUTH OF SH 114 BETWEEN DAVIS BLVD. AND ROANOKE
ROAD.
6. CONDUCT A PUBLIC HEARING AND CONSIDER A RECOMMENDATION OF A
PROPOSED AMENDMENTS TO THE COMPREHENSIVE PLAN, ESTABLISHED BY
ORDINANCE 747, AMENDING THE THOROUGHFARE PLAN.
7. ADJOURNMENT
CERTIFICATION
I certify that the above notice was posted at the Town Hall of the Town of Westlake, 1500 Solana
Blvd., Bldg. 7, Ste. 7100, Westlake, Texas, 76262, January 8, 2021, by 5:00 p.m. under the Open
Meetings Act, Chapter 551 of the Texas Government Code.
�//`i
i��/
odd Wood, Town ecretary
If you plan to attend this public meeting and have a disability that requires special needs,
please advise the Town Secretary 48 hours in advance at 817-490-5711 and reasonable
accommodations will be made to assist you.
P&Z Agenda—01/11/21
Page 2 of 2
Planning
and Zoning
Item # 2 — Citizen
Comments
CITIZEN COMMENTS: This is an opportunity for citizens to address the Commission on
any matter whether or not it is posted on the agenda.
For those joining by videoconference: Any person desiring to make a public comment
using a Windows computer must first press the "Raise Hand" button on the screen.
Alternatively, the AIt+Y keyboard shortcut may be used to raise or lower their hand. Any
person desiring to make a public comment using a Mac computer must first press the
"Raise Hand" button on the screen. Alternatively, the Option+Y keyboard shortcut may
be used to raise or lower their hand.
For those joining by teleconference: Any person desiring to make a public comment must
first press star-nine (*9) on their telephone keypad to '�Raise their hand" to speak.
Persons joining the meeting by teleconference my mute and unmute their phones by
pressing star-6 (*6).
Citizens will be placed in a queue based on the order the hands were raised. The presiding
officer will recognize callers based on the order of the queue, where they will be asked to
state their name and address. Individual citizen comments are normally limited to three
(3) minutes; however, time limits can be adjusted by the presiding officer. The presiding
officer may ask the citizen to hold their comment on an agenda item if the item is posted
as a Public Hearing. The Commission cannot by law take action nor have any discussion
or deliberations on any presentation made to the Commission at this time concerning an
item not listed on the agenda. The Commission will receive the information, ask staff to
review the matter, or an item may be noticed on a future agenda for deliberation or action.
T H E T Q W H 0 F
WESTLAKE
MINUTES OF THE
TOWN OF WESTLAKE, TEXAS
PLANNING AND ZONING COMMISSION MEETING
October 12, 2020
PRESENT: Commission Chairman Tim Brittan and Commissioners Michelle Lee, Kim Morris,
Brad Swearingen, and Commissioner Appointee Diane Prager.
ABSENT: Commissioners Ken Kraska and Sharon Sanden.
OTHERS PRESENT: Assistant Town Manager Jarrod Greenwood, Director of Planning &
Development Ron Ruthven, Town Secretary Todd Wood, IT
Director Jason Power, Building Official Pat Cooke, Development
Coordinator Nick Ford, Town Attorney Matthew Butler.
Regular Session
1. CALL TO ORDER
Chairman Brittan called the regular session to order at 5:02 p.m.
2. ADMINISTER THE OATH OF OFFICE TO A NEWLY APPOINTED
COMMISSIONER.
Town Secretary Todd Wood administered the oath of office to Mrs. Diane Pager for the
office of Town of Westlake Planning and Zoning Commissioner.
Commission Chairman Tim Brittan confirmed with Town Attorney Matthew Butler that Mrs.
Prager would be included as a voting member of the Commission for items on this meeting's
agenda. Mr. Butler confirmed that she would, having been appointed by the Town Council
and taken the oath of office.
P&Z Minutes
10/12/20
Page 1 of 5
3. CITIZENS COMMENTS
Commission Chairman Tim Brittan asked Town Secretary Todd Wood to provide instructions
to the public regarding the steps necessary to make public comments by telephone or
through the videoconference.
No one addressed the Commission.
4. DISCUSSION AND CONSIDERATION OF THE MINUTES FROM THE MEETING HELD
ON SEPTEMBER 21, 2020.
Commission Chairman Brittan asked for a motion to approve Item #4.
MOTION: Commissioner Lee made a motion to approve the minutes.
Commissioner Morris seconded the motion. The motion carried by
a vote of 4-0.
5. CONDUCT A PUBLIC HEARING AND CONSIDER A RECOMMENDATION
REGARDING A FINAL PLAT FOR SCHWAB AT LAKE TURNER ADDITION LOT 1
BLOCK A, AN APPROXIMATELY 71.1394-ACRE PORTION OF PLANNED
DEVELOPMENT DISTRICT 3, PLANNING AREA 5B (PD3-5B).
Planning & Development Director Ron Ruthven introduced this item. He stated this was for
the final plat on the Charles Schwab property, pertaining to the tract of land located on the
southern end of Schwab Way. He indicated that this would be the final legislative act to
occur before the two phases opened on the Schwab campus. This final plat is required prior
to receiving certificates of occupancy, which will then be recorded by the county.
Mr. Ruthven stated that this plat met all of the requirements by Town ordinances and local
regulations, and staff recommended approval. He then asked if he could answer any
questions from the Commission.
Commissioner Lee asked Mr. Ruthven where the parkland dedication would be specifically
located. Mr. Ruthven indicated that the final location of the parkland for dedication was still
to be determined and would likely be located at the corner of Ottinger Road and Schwab
Way. He stated that a meeting with Schwab representatives would be held this week, and
this property would be dedicated by a separate instrument as a subsequent amendment to
the plat. This would require a formal agreement to be executed between Schwab and the
Town Council in order to accept the dedicated property. This property would be accessed
by the public via Ottinger Road, Schwab Way, or both.
Commissioner Morris asked if there was any risk to approving the final plat prior to the
parkland dedication occurring. Mr. Ruthven stated that this was not a risk, and the plat
complies with the original zoning of the property. When the original zoning was approved,
Schwab had not made the decision to move their headquarters to Westlake. Since that
decision has now been confirmed, it has required some additional planning by Schwab staff
and is a remaining condition to receiving the final Certificate of Occupancy.
P&Z Minutes
10/12/20
Page2of5
Commission Chairman Brittan opened the public hearing at 5:16 p.m.
No one addressed the Commission.
Commission Chairman Brittan closed the public hearing at 5:16 p.m.
Commission Chairman Brittan then asked for a motion to approve Item #5.
MOTION: Commissioner Swearingen made a motion to approve Item #5.
Commissioner Prager seconded the motion. The motion carried by
a vote of 4-0.
6. CONDUCT A PUBLIC HEARING AND CONSIDER RECOMMENDATION OF
AMENDMENTS TO ORDINANCES 720 AND 830 APPROVING AND AMENDING THE
DEVELOPMENT PLAN FOR THE PD1-2 ZONING DISTRICT, KNOWN AS
"WESTLAKE ENTRADA", LOCATED NORTH OF SOLANA BLVD., EAST OF DAVIS
BLVD., AND SOUTH OF STATE HIGHWAY 114.
Planning & Development Director Ron Ruthven introduced this item. He began by stating
that this item was a public hearing and consideration of a recommendation for a
development plan amendment for the Entrada development. He noted that there was more
to discuss in addition to the item being voted on to approve this recommendation. The
Master Development Plan, which serves as the guiding document for Entrada, has not been
updated since 2013. He then noted that some site plans have been approved since that
time, and this update would address any minor deviations from the original Development
Plan. Additionally, the developer has identified other changes that would require future
amendments. Mr. Ruthven then stated that the amendment on this agenda only addresses
the approvals that have occurred to date, and not those that the developer has identified
for consideration moving forward.
Mr. Ruthven indicated that the second portion that was for discussion only consisted of the
changes being requested within the Entrada development, primarily with the Plaza Mayor,
the gas well pad site, and some residential blocks around that area. More information would
need to be received and reviewed prior to bringing this forward to the Commission and
Town Council for consideration. Staff recommended approval of the amendments shown
in ��Exhibit 1", subject to the staff recommendations contained on the agenda memo.
Commission Chairman Brittan requested to hear from the developer.
Michael Beaty addressed the Commission. He began by stating that many good things have
happened since the approval of the original Development Plan in 2013 and expressed
appreciation for the opportunity to present some of the ideas that were being considered
for the development moving forward. He noted that "Exhibit 1" contained all of the site
plan ordinances that had been approved to date.
P&Z Minutes
10/12/20
Page3of5
Commissioner Prager stated that she has noticed that progress seems very stagnant at the
development, and often there are very few workers on the site. Mr. Beaty replied that there
have been attempts to obtain building permits for the Plaza Mayor for over a year, and this
has caused delays. He then said that to his knowledge, there are now plans to submit an
additional Site Plan for��Block'�K"at Plaza Mayor in order to move forward with construction.
The exterior structures of the restaurants have been finished, and hopefully will be open by
the spring of 2021 after delays due to the pandemic. He then said that once the service
road along SH 114 has been completed, it will offer additional access and make these
restaurants more marketable.
Mr. Beaty then noted that Block ��P" is currently on hold, and it is unknown whether this
project will resume. Following the next round of site plan submittals next month, plans are
in place to build large single-family homes. Next to the amphitheater, a vertically elevated
mixed-use building will be proposed. Additionally, the parking garage will hopefully be
finished by the end of the year once the e�erior stucco is applied.
Commissioner Prager then asked Mr. Beaty if the Town Westlake has been the holdup. Mr.
Beaty replied no, this is simply the process and the Entrada development has a significant
level of detail that is required on individual site plans that are beyond what is normally dealt
with in addition to plans changing over time.
Commission Chairman Brittan opened the public hearing at 5:36 p.m.
No one addressed the Commission.
Commission Chairman Brittan closed the public hearing at 5:36 p.m.
Commission Chairman Brittan then asked for a motion to approve the Development Plan
Amendment on Item #6, shown as ��Exhibit 1", subject to the stafF recommendations
contained in the staff inemo.
MOTION: Commissioner Lee made a motion to approve Item #6, shown as
'�Exhibit 1", subject to the staff recommendations contained in the
staff memo. Commissioner Morris seconded the motion. The
motion carried by a vote of 4-0.
7. ADJOURNMENT
There being no further business to come before the Commissioners, Chairman Brittan
asked for a motion to adjourn.
MOTION: Commissioner Prager made a motion to adjourn the meeting.
Commissioner Swearingen seconded the motion. The motion
carried by a vote of 4-0.
Chairman Brittan adjourned the meeting at 5:39 p.m.
P&Z Minutes
10/12/20
Page4of5
APPROVED BY THE PLANNING AND ZONING COMMISSION ON 7ANUARY 11, 2021.
ATTEST: Chairman, Tim Brittan
Todd Wood, Town Secretary
P&Z Minutes
10/12/20
Page5of5
WESTLAKE PLANNING & ZONING COMMISSION
T H E T a w N 0 F
TYPE OF ACTION W E S T L A K E
Workshop - Discussion Item
Monday, January 11, 2021
ToP�c: Discussion and presentation regarding the Westlake Entrada development
STAFF CONTACT: Ron Ruthven, Planning and Development Director
Strategic Alignment
� �
� � � . , . . , : ' • � �
High Quality Planning, Design &
Planned/Responsible Citizen, Student& Development-We are a desirable well preserve Desirability
Development Stakeholder Planned, high-quality community that &Quality of Life
is distinguished by exemplary design
standards.
�
Outside the Scope of Identified Strategic Initiatives
EXECUTIVE SUMMARY (INCLUDING APPLICABLE ORGANIZATIONAL HISTORY)
The purpose of this item is to discuss the Westlake Entrada development with development
representatives and Town staff. A presentation will be provided at the meeting.
Page 1 of 1
WESTLAKE PLANNING & ZONING COMMISSION
T H E T a w N 0 F
TYPE OF ACTION W E S T L A K E
Regular Meeting - Action Item
Monday, January 11, 2021
ToP�c: Conduct a public hearing and consider recommendation regarding proposed
amendments to Planned Development Zoning District Number 3, Planning
Area 3 (PD3-3) and Planned Development Zoning District Number 3,
Planning Area 4 (PD3-4), generally located north of Dove Road and south
of SH 114 between Davis Blvd. and Roanoke Road.
STAFF CONTACT: Ron Ruthven, Planning and Development Director
Strategic Alignment
� �
� � � . , . . , : ' • � �
High Quality Planning, Design &
Planned/Responsible Citizen, Student& Development-We are a desirable well preserve Desirability
Development Stakeholder Planned, high-quality community that &Quality of Life
is distinguished by exemplary design
standards.
�
Outside the Scope of Identified Strategic Initiatives
EXECUTIVE SUMMARY (INCLUDING APPLICABLE ORGANIZATIONAL HiSTORY)
Russell Laughlin, on behalf of HW 2421 Land LP and HW 164 Land LP (a.k.a. Hillwood, owners
of the subject property),is requesting to amend Planned Development District Number 3,Planning
Area 4 (PD3-4) and Planned Development District Number 3, Planning Area 3 (PD3-3). The
purpose of the amendments are to adjust the boundaries of the two districts where they intersect,
transfer a portion of the zoning entitlements from one district to another, and rename PD3-4 and a
portion of PD3-3. According to the applicant, the purpose of the requested change is to allow for
a clean-up and modification of the planning areas. No other changes are proposed. There are no
specific development proposals associated with the request.
Page 1 of 3
CURRENT CONDITIONS
PD3-4 currently contains 347.9 acres and is located on the south side of SH 114 between Schwab
Way and Westlake Parkway. The district is located wholly within the Circle T Ranch, is mostly
undeveloped and includes the existing ranch house and adjacent events building.
PD3-3 is currently split into two separate areas. The west area contains 138 acres and is located
between J.T. Ottinger Road and Roanoke Road, south and west of Westlake Academy. The east
area contains 128.8 acres and is located north of Dove Road between the Deloitte campus (zoned
PD3-12) and the Fidelity campus (zoned PD2). Both PD3-3 areas are undeveloped and located
wholly within the Circle T Ranch.
EXPLANATION AND ANALYSIS OF REQUEST
The applicant proposes the following amendments:
1. Adjust the boundary between PD3-4 and the eastern portion of PD3-3. The proposed
adjustment would result in a transfer of approximately 11.3 acres from the eastern portion
of PD3-3 to PD3-4.
2. Rename the eastern portion of PD3-3 to PD3-12A, for which the resulting district area
would be 117.64 acres.
3. Rename PD3-4 to PD3-4A.
4. Create a new zoning ordinance that governs PD3-12A and transfer 800,000 square feet of
entitlement from PD3-3 to PD3-12A and 200,000 square feet of entitlement from PD3-4
to PD3-12A, further detailed as follows:
PD3-3 PD3-4 PD3-4A PD3-12A
Existing Proposed Existing Proposed Proposed
Area 266.8 acres 138 acres 347.9 acres 359.2 acres 117.64 acres
Office Uses s .ft. max) 1,014,000 * 564,000 no change no change see below
Hotel with Conference Center 350,000 ** 0 no change no change see below
Uses(s .ft.max
Educational, Retail,
Conference, Office, Data n/a n/a n/a n/a **** 1,000,000
Center Uses (In aggregate)
s .ft. max)
Mall Uses s .ft.max) n/a n/a 1,630,000 *** 1,430,000
All other uses no change no change no change no change same as PD3-3
*450,000 sq.ft transferred to PD3-12A
** 350,000 sq.ft. transferred to PD3-12A
***200,000 sq.ft.transferred to PD3-12A
**** Maximum aggregate sq. ft. of all uses combined
Page 2 of 3
The changes as proposed above result in no total increases to zoning entitlements or the overall
current zoning areas of PD3-4 and PD3-3.
STAFF RECOMMENDATIONS
The proposal by the applicant does not involve any specific development proposals and does not
result in any summary expansions to either the gross area or the overall entitlements contained
within the zoning districts in question. The applicant proposes the changes for general clean-up
and modification purposes. Staff recommends approval of this item as presented.
ALTERNATIVE P&Z ACTIONS
The Planning & Zoning Commission has the following options when considering this item:
• Recommend approval as submitted
• Recommend approval with modifications or additional condition(s)
• Recommend approval with staff recommendations
• Any combination of the above
• Table the agenda item to a specific date with clarification of intent and purpose
• Recommend denial
TOWN COUNCIL ACTION
If the Planning & Zoning Commission acts and makes a recommendation for approval/denial on
this agenda item, then it will be scheduled for Town Council action on January 25, 2021.
ATTACHMENTS
• Location and Zoning Map
• Documents provided by the Applicant
Page 3 of 3
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A PEROT COMPANY°'
MEn� o
To: Ron Ruthven-Town of Westlake From: �oe Schneider-Hillwood
cc: See Below Da�e: December 22, 2020
Re: PD 3-4A Zoning
x Urgent ❑ For Review ❑ Please Comment ❑ Please Reply ❑Please Recycle
• Notes
As a follow up to the letter delivered to the Town on December 10, 2020 regarding the rezoning of PD 3-4A
(attached), we understand that the Town of Westlake considers the boundary adjustment and the transfer of
200,OOOSF uses(to proposed PD 3-12A)to be a rezoning. Pursuant to your request, we are submitting an
additional zoning application for these modifications(attached).
The purpose of the requested change is to allow for a clean-up and modification of the boundary befinreen
PD 3-3(Proposed PD 3-12A)and PD 3-4A, and to transfer approximately 200,000 SF from the"Mall"
category to be utilized as gross square footage in the proposed PD 3-12A. All other uses, building
entitlements, regulations and development requirements remain unchanged in PD 3-4A.
The proposed rezoning would produce the following results:
Planned Develo ment Area Total S uare Foota e all uses Acrea e
3-4A 3,099,925 359.20
3-12A 1,000,000 117.60
3-3 Remainin —W. of PD 3-12 564,000 138.04
At your request, we will be delivering a check in the amount of$15,860.00(in addition to the previously
submitted $20,000)to cover the town fees for this request.
The requested PD 3-12A PD ordinance modification was also delivered to the town on December 10�'for
review and comment.
We look forward to the Planning and Zoning Commission meeting in January and the Town Council meeting
in February to further present this request for approvals.
Thanks, and please call with questions.
CC: Amanda DeGan, Robin McCaffery, Robert Folzenlogen, Russell Laughlin
9800 Hillwood Parkway,Suite 300 Fort Worth,Texas 76177 817-224-6000
'
� H I LL�UVC�OD
A PEROT COMPANY�
L.Russell Laughlin
E��ecuti��e i�ic°e Pre,si�lerat
817.?2�1.6C�17
December 10, 2020
Mrs. Amanda DeGan
Town Manager
Town of Westlake
1500 Solana Blvd.
Westlake, TX 76262
Subject: PD 3-4A
Dear Mrs. DeGan,
HW 2421 Land, L.P. and HW 2421 Barn LLC (collectively HW 2421) are the owners of the
property within apportion of PD 3-3 and all of PD 3-4A. In conjunction with the upcoming
change in zoning on a portion of PD 3-3 (proposed to be named 3-12A), HW 2421 is requesting
two revisions to PD 3-4A. These changes include:
• Reduction to the total square footage allowed from the "Mall" category from 1,630,000
SF to 1,430,000 SF (with 200,000 SF being transferred to the proposed PD 3-12A).
• Modification of the boundary, to accommodate PD 3-12A,per the attached exhibit.
We anticipate that these revisions will be acted upon concurrently with the creation of the
proposed PD 3-12A zoning area. Additionally, we understand that the Town would utilize an
ordinance action like that used to transfer density from PD 3-3 to PD 3-SA (ordinance 768,
approved on February 22, 2016).
Thanks in advance for your consideration of this request. Please call with any questions you
may have.
Sincerely
L. Russell Laughlin
C: Ron Ruthven
Robin McCaffery
Attachments
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<' ' 9900H1LV"°°°""�""""" DECEMBER 10 2020
<�!� PELOTON FORTWORHZTX]61T/
II II' L w N D S O L U T 1 O N S PHONE:81�-Sfi]3350
�xF'R^^"°,��°' JOB #HWA18045 DATE: 12/IQ20 DRAWN: XXX DESIGNED: �(
WESTLAKE PLANNING & ZONING COMMISSION
T H E T a w N 0 F
TYPE OF ACTION W E S T L A K E
Regular Meeting - Action Item
Monday, January 11, 2021
ToP�c: Conduct a public hearing and consider a recommendation of proposed
amendments to the Comprehensive Plan, established by Ordinance 747,
amending the Thoroughfare Plan.
STAFF CONTACT: Ron Ruthven, Planning and Development Director
Strategic Alignment
� �
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High Quality Planning, Design &
Planned/Responsible Citizen, Student& Development-We are a desirable well preserve Desirability
Development Stakeholder planned, high-quality community that &Quality of Life
is distinguished by exemplary design
standards.
. ,
Outside the Scope of Identified Strategic Initiatives
EXECUTIVE SUMMARY (INCLUDING APPLICABLE ORCANIZATIONAL HISTORY)
Hillwood is requesting an amendment to the Thoroughfare Plan in the 2015 Forging Westlake
Comprehensive Plan. The specific request is for the removal of the Pearson/114 Connector,
located between between Westlake Parkway and Dove Road as shown on the Thoroughfare Plan.
As part of the companion zoning amendment request from Hillwood on this agenda, the zoning
area that contains the portion of roadway to be removed is the proposed PD3-12A. No portion of
the Pearson/114 Connector has been constructed to date. Typically, given the future roadway's
position in the Thoroughfare Plan, it would be constructed upon development of the land
immediately adjacent to the future roadway.
EXPLANATION OF REQUEST
The Pearson/114 Connector is designated as "Town Arterial" in the plan. The Thoroughfare Plan
describes a Town Arterial as follows:
Page 1 of 4
"Town Arterial: Streets that serve destinations within in the Town and provide
continuity with the Regional System. Town Arterials are located in places where
locally originated and imported traffic comingle in the kind of robust flow to and
fi^om desired local destinations that is typical of a vibrant township. It is an
important aspect of"town" that the presence of place is expressed as a network of
roadways serving destinations within the town fabric. Therefore, one moves from
Regional Arterial to Town Arterial as they come into the Town and seek the
destination offerings of the Township. In many historic towns along hub and spoke
systems, the regionally connected road enters and becomes part of the local
network as one moves fi^om a rural environment to a more urbanized environment."
The prescribed cross-section for a Town Arterial (page 176 in the plan) contains a right-of-way
(ROW)width of 88 to 102 feet with four vehicle lanes separated by a landscaped median, depicted
as follows:
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Figure 1 15:Town Arterial Typical Section {Four Lane]
The Pearson/114 Connector also includes two "special consideration" intersections on either end
of the roadway and further described on page 175 in the plan as follows:
"Note#2: The intersection of Capital Parkway and Pearson Lane: At a point in time
when development occurs and the Capital Parkway and Ottinger Road
thoroughfares are required, the T.I.A. will recommend the appropriate
traffic handling requirements at this intersection.
Note#4: The northerly extension of Pearson Lane from Dove Road to Capital
Parkway: The intersection of the northerly extension of Pearson Lane and
Dove Road will be made as an offset intersection at Dove Road, as shown
on the Thoroughfare Plan. The design of the two intersections of Pearson
Lane and Dove Road will be completed utilizing a design that produces the
Page 2 of 4
most efficient traffic movement, which may likely include the installation of
roundabouts at these two intersections. "
Given the above recommendations contained in the Thoroughfare Plan, as part of their request to
amend the plan, Hillwood conducted a Circle T Ranch Long-Term Transportation Infrastructure
Needs Analysis prepared by a transportation engineering firm. The 166 page report outlines the
current and future traffic needs of the town, utilizing background and future traffic projection
information from State and regional transportation authorities. Hillwood states that the study was
based on the original work completed during the preparation of the comprehensive plan, studies
completed since that time (for the SH 170 main lane and the Schwab Campus projects), and
traffic/population projections utilized by North Central Texas Council of Governments
(NCTCOG). They state that the results of this update reinforced the lack of need for the "Pearson
Connector" for any current or future development within the town.
A copy of the report summary is attached and included with the other documents provided by the
applicant.
STAFF ANALYSIS AND RECOMMENDATIONS
Staff performed a detailed review of the Circle T Ranch Long-Term Transportation Infrastructure
Needs Analysis mentioned above as part of the overall review of the request. Staff's review also
included the original transportation consultant utilized by the Town for the 2015 Forging Westlake
Comprehensive Plan.
Upon internal discussion and review, staff agrees that the Pearson/114 Connector may be removed
from the Thoroughfare Plan subject to the following conditions:
1. The Dove/Ottinger connection from Pearson Lane west and then north to the Parish/Capital
Parkway, along with the other roadway sections noted below, should be reclassified,
thereby preserving ROW should future traffic conditions require widening. The new
classification shall be called"Town Parkway".
2. The Parish Lane/Capital Pkwy connection up to its intersection with the Dove/Ottinger
connection should also be reclassified to "Town Parkway".
3. The westerly extension of Dove to 170. B should also be reclassified to "Town Parkway".
4. Note #1, page 175 of the Thoroughfare Plan should be changed to read: "The Intersection
of a Ottinger/Dove Connection and the westerly extension of Capital Parkway: The
extension of the Dove/Ottinger connection to the north will be as indicated on the map with
an alignment that goes east of the hill and intersects with Ottinger/Capital Parkway as
shown."
5. Note#3, page 175 of the Thoroughfare Plan should be changed to read: "The intersection
of Ottinger Rd. And the westerly extension of Dove Rd.: The final design for connection
of Ottinger and Dove shall be fluid without horizontal offset and facilitate capacity of the
roadway classification."
6. Note #2, page 175 of the Thoroughfare Plan should be deleted.
Page 3 of 4
7. Note #4, page 175 of the Thoroughfare Plan should be changed to read: "The intersection
of Pearson Lane at Dove Rd.: This intersection shall be designed to facilitate left hand turns
onto the Town Parkway portion of the Dove/Ottinger connection and encourage movement
to 114 and 170 via that that link."
The new Town Parkway classification provides for capacity flexibility by allowing for four or six
vehicle lanes within a 126 foot wide ROW. The larger ROW width also allows for more intensive
landscaping thereby creating the "parkway" effect. The ultimate roadway capacity determining
the four or six lane configurations would be determined upon submission and review of specific
development proposals at either the concept plan,development plan and/or site plan process,which
may also necessitate a traffic impact analysis to further study the final configuration.
The proposed amended Thoroughfare Plan and Town Parkway cross-sections incorporating the
applicant's request and staff's recommendations are attached.
ALTERNATIVE P&Z ACTIONS
The Planning & Zoning Commission has the following options when considering this item:
• Recommend approval as submitted
• Recommend approval with modifications or additional condition(s)
• Recommend approval with staff recommendations
• Any combination of the above
• Table the agenda item to a specific date with clarification of intent and purpose
• Recommend denial
TOWN COUNCIL ACTION
If the Planning & Zoning Commission acts and makes a recommendation for approval/denial on
this agenda item, then it will be scheduled for Town Council action on January 25, 2021.
ATTACHMENTS
• Documents provided by Applicant
• Current Thoroughfare Plan
• Proposed Thoroughfare Plan changes
Page 4 of 4
I � � H�L
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A PEROT COMPANY�'
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TO° Ron Ruthven-Town of Westlake From: �oe Schneider-Hillwood
cc: See Below Date: December 22,2020
117.6 Acre Rezoning and Town MTP
Re: Revision
x Urgent ❑ For Review ❑ Please Comment ❑ Please Reply ❑Please Recycle
• Notes
As a follow up to the letter delivered to the Town on December 10, 2020 regarding the rezoning of the 117.6
Acre tract from PD 3-3 to PD 3-12A and change to the Town of Westlake Master Thoroughfare Plan
(attached)we have provided additional information to the Town in support of the MTP change. The specific
request was for the removal of the Pearson/114 Connector befinreen Westlake Parkway and Dove Road (as
adopted with the Comprehensive Plan in ordinance 747). A graphic of the proposed deletion is also
attached.
On December 15, we delivered (electronically)the Circle T Ranch Long-Term Transportation Infrastructure
Needs Analysis prepared by Burns and McDonnell. This report outlines the current and future traffic needs
of the town, utilizing background and future traffic projection information from NCTCOG and TxDOT.
Conservative assumptions were used in the preparation of the Analysis, with regards to 1)background traffic;
2) utilization of full/all entitlements available within the Circle T; 3)making no assumptions for internal capture
of trips or other potential traffic count reduction opportunities(i.e. reduction in office utilization "post
pandemic"), increase in shared rides, etc.);
In summary this study was based on the original work completed during the preparation of the
comprehensive plan, studies completed since that time(for the SH 170 main lane and the Schwab Campus
projects), and traffic/population projections utilized by NCTCOG in regional. The results of this update
reinforced the lack of need for the"Pearson Connector"for any current or future development within the
town.
At your request, we will be delivering a check in the amount of$3,000 to cover the town fees for this request.
We look forward to the Planning and Zoning Commission meeting in January and the Town Council meeting
in February to further present this request for approvals.
Thank you, and please call with questions.
CC: Amanda DeGan, Robin McCaffery, Robert Folzenlogen, Russell Laughlin
9800 Hillwood Parkway, Suite 300 Fort Worth,Texas 76177 817-224-6000
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DISCLAIMER: Future road alignment between connection points is intended to serve the projected use of Westlake entitlements and is to be determined by development site design as site plans are submitted for coordination of
connection and continuity.Therefore,final road alignments may diifer from the Plan. Should road and intersection service thresholds defined by this Plan not be attained,the whole system as shown may not be buiit. See Policy
Section B in the Implementation Document for roadway thresholds,trigger points,and other implementation language.
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L.Russell Laughlin
Executrve t�ice Pr�c>si�lertt
817.?24.6017
December 10, 2020
Mrs. Amanda DeGan
Town Manager
Town of Westlake
1500 Solana Blvd.
Westlake, TX 76262
Subject: 117.6 acre Rezoning Request and Change to Town of Westlake's Master
Thoroughfare Plan
Dear Mrs. DeGan,
As a follow-up to our recent discussion concerning the 117.6 acre tract of land located within
existing PD3-3, Hillwood 2421, L.P. is respectfully submitting this letter requesting an
amendment to the Town of Westlake's Master Thoroughfare Plan as adopted in the Town's
Comprehensive Plan by Ordinance 747. Specifically, the proposed amendment would remove
Pearson Lane between Dove Road and Westlake Parkway, (identified as Pearson/114 Connector,
on the attached exhibit).
Thank you in advance for your consideration, and please contact us with any questions you may
have.
Sincerely,
L. Russell lin
Cc: Ron Ruthven
�8t)0 Hi�hvnod Pcrr-I.n al� Silite 31t0 � �� [4'i�rllt. T�`7617� Phorze 817 Z2�F 60O0 Fa:l b'17 224 G061 Hitha�oocLr.am
BURNS �M�DONNELL�a
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December 14, 2020
Re: Executive Summary- Circle T Ranch Transportation Infrastructure Needs Analysis
Goal
This analysis focused on the full build-out of the Circle T Ranch development, with an emphasis on the
transportation infrastructure needs of the eastern portion of the development, and a specific goal of
determining the potential future need of the Pearson Lane extension.
Method
The performed analysis utilized the full entitled land uses for the planned development with trip generation
being performed in accordance with ITE Trip Generation Methodologies. Generated trips were assigned to
the area roadway network using origin-destination rates determined through previous studies including the
Circle T Ranch Traffic Impact Analysis report and the recent TxDOT SH 170 project traffic forecast. A
volume to capacity (v/c) analysis was performed on key roadway segments to determine operating
conditions of these segments.
The following criteria was used for volume to capacity ratio ranges. The ranges as shown correspond to
guidelines for thoroughfare capacity in accordance with NCTCOG criteria.
• v/c < 0.65 = Acceptable (Level of Service A-B)
• v/c > 0.65 & < 1.00 = Tolerable (Level of Service C-D)
• >1.00 = Failing (Level of Service E-F)
The following assumptions were utilized in this analysis.
• No trip reduction strategies were utilized for this study including internal capture, ride share, or pass
by trip reductions.
• Existing background traffic volumes were increased by 12% to account for current reduced volumes
associated with COVID-19. Current NCTCOG projections show the volumes down 8% in the DFW
Metro.
• A 2.4% area growth rate was utilized in accordance with the recent SH 170 traffic forecast based
upon data from NCTGOC and TxDOT planning staff. This study assumed that full build of the
development was reached in year 2041.
• No decrease in projected traffic resulting from potential future work from home policies as
companies transition into post COVID-19 work plans.
Findinps
Based upon growth in background volumes paired with future development generated traffic it was
determined that a future extension of Pearson Lane to the north is not needed.
The existing v/c ratio was found to be 0.10 along Dove Road, 0.19 along Pearson Lane, and 0.20 along
Davis Boulevard. With the addition of a growth in background traffic plus the addition of development
generated traffic the future v/c ratio of these roadways was found to be 0.75 along Dove Road, 0.82 along
Pearson Lane, and 0.82 along Davis Boulevard.
13737 Noel Rd.A Galleria North Tower I, Suite 700\Dallas, TX 75240
burnsmcd.com
Memorandum BURNS�M�DONNELL
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Date: December 14th, 2020 �*��'� s *���
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� RONNIE WILLIAMS �
To: Joe Schneider �....................................�
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Hillwood �i�'� �:
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From: Ronnie Williams, PE, PTOE ,(� `������
Burns & McDonnell ' `""`J` ��`�
�2/��,/2020
Subject: Circle T Ranch Long-Term Transportation Infrastructure Needs Analysis
The purpose of this memorandum is to evaluate the long-term transportation infrastructure needs as
defined by the Town of Westlake, Texas Comprehensive Plan Update, within the boundaries of the Circle
T Ranch development in Westlake, Texas. The current approved area thoroughfare master plan may be
found within section 3.2 of the Town of Westlake, TeXas, Comprehensive Plan Update, adopted March
2nd� 2015.
Approach & Methodologv
To evaluate the long-term transportation infrastructure needs within the Circle T Ranch boundaries, an
inventory of the existing operational performance and roadway capacity of the roadway network within
and adjacent to Circle T Ranch was completed. The performed traffic analysis was based upon an analysis
year of 2023 which corresponds to the opening year of the TxDOT SH 170 widening project that is
currently under construction and 2041 which corresponds to the design year of the TxDOT SH 170
widening project that is currently under construction.
Data Collection
Existing 24-hour traffic volumes for key roadway segments were collected on November 17th, 2020.
Traffic counts were performed at intersections so that both 24-hour turning movement counts along with
24-hour approach volumes were obtained. Traffic volumes were obtained at the following locations as a
part of this study.
• US-377 w/Westport Parkway • Westlake Parkway w/SH ll4 EBFR
• US-377 w/SH 170 EBFR • Westlake Parkway w/SH 114 WBFR
• US-377 w/ SH 170 WBFR • WB SH 170 (East of Ottinger Road)
• Dove Road w/Davis Boulevard • EB SH 170 (East of Ottinger Road)
Additional traffic data from prior area traffic counts as well as previously completed studies were
reviewed for this study. A summary of the referenced items is shown below.
Previously Obtained Traffic Counts
• SH 170 EBFR w/Ottinger Road (2018) • SH 114 EBFR w/Schwab Way (2019)
• SH 170 EBFR w/Parish Lane (2017) • SH 114 WBFR w/Schwab Way (2019)
• SH 170 WBFR w/Parish Lane (2017) • SH 170 EBFR w/Ottinger Road(2019)
• Pearson Lane (S. of Dove) (2019)
Memoranc_ _____ , _ ____ _ BURNS�M�DONNELL
December 14th, 2020
Page 2
Previously Completed Ti^affic Studies
• Project Blizzard Traffic Impact Analysis—Burns & McDonnell (2019)
• Roanoke Road Intersections at SH 170 Frontage Roads—Lee Engineering (2019)
Lane Capacities
Traffic analysis far this evaluation is limited to key roadway segment analysis to determine volume to
capacity ratio's for evaluated roadway segments. Expected lane capacities were obtained from the
Highway Capacity Manual (HCM), 6th Edition, speed-density curves and are shown in Table 1-1.
Table 1-1: Hourly Capacity Per Lane By Roadway
' i , � i , � , � . � � .
SH 114/SH 170 Freeway 2,225
SH 114 FR/SH 170 FR Principal Arterial 1,300
US 377 Principal Arterial 1,300
Parish Ln Principal Arterial 1,300
Ottinger Rd Minor Arterial 1,200
Davis Blvd Principal Arterial 1,200
Dove Rd Minor Arterial 1,200
Westlake Pkwy Major Collector 1,200
Source:Figure 74: Transportarion Classificarion Map(Westlake Comprehensive Plan)
Figure 113: Thoroughfare Plan(Westlake Comprehensive Plan)
TxDOT Statewide Planning Map(Functional Classification Layer)
Highway Capacity Manual, 6`"Edition(Speed-Density Curves)
Expected roadway volumes were then compared to calculated roadway capacities to determine the
respective roadway segments volume to capacity (v/c) ratio.
A v/c ratio is a measurement used to define a roadways expected volume (demand) against its expected
capacity. Values closer to 0.0 represent roadways with little traffic volume while values nearing 1.0
indicate a roadway that is nearing capacity. Ideal ranges for v/c ratios are commonly desired to be below
0.85, however in highly developed urban environments where existing congesting is present and even
expected, it is often acceptable for values to exceed 0.85.
The following criteria was used for volume to capacity ratio ranges. The ranges as shown correspond to
guidelines for thoroughfare capacity in accardance with NCTCOG criteria.
• v/c < 0.65 =Acceptable (Level of Service A-B)
• v/c > 0.65 & < 1.00 = Tolerable (Level of Service C-D)
• >1.00 =Failing (Level of Service E-F)
Memoranc_ _____ , _ ____ _ BURNS�M�DONNELL
December 14th, 2020
Page 3
Area Growth Rate
The area growth rate was recently determined as a part of the TxDOT SH 170 project. The TxDOT SH
170 project used the NCTCOG travel demand model along with coardination and review by TxDOT
planning staff to develop a design year traffic forecast.
The area growth rate, as determined by the TxDOT SH 170 traffic forecast is shown below in Table 1-2.
Table l-2: Area Growth Rate
� �
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SH 170 EBFR 10,900 17,500 2.4%
SH 170 WBFR 8,000 12,800 2.4°/a
EB SH 170 19,500 31,400 2.4°/a
WB SH 170 20,800 33,500 2.4°/a
Note:Volumes represent Average Daily Traffic(ADT)volumes.
Ti^ip Distribution
Trip distribution patterns were determined through distribution percentages of traffic flow as determined
by the traffic farecast prepared for the TxDOT SH 170 widening project and the previously completed
Circle T Ranch traffic impact analysis (TIA) study. Trips generated by the proposed buildout of the Circle
T Ranch development were distributed to the adjacent roadway network using these distribution
percentages.
Trip Generation
Trips generated by the future build out of undeveloped land is based upon the long term PD/Parcel Plan
for the Circle T Ranch with trip generation calculations being performed using the Institute of
Transportation Engineers (ITE) Trip Generation Manual, lOth Edition. No adjustments were made to
trip generation calculations to account for internal capture or pass-by trips resulting in a
conservative approach to usage of generated trips in this analysis.
Allland use areas as defined by the Circle T Ranch development accarding to current entitlements are
included in the trip generation calculations shown in Table 1-3.
Memoranc_ _____ , _ ____ _ BURNS�M�DONNELL
December 14th, 2020
Page 4
Table 1-3: Trip Generation Estimates
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3-3 General Office Building GFA 564.0 479 78 94 495
3-4A General Office Building GFA 558.4 474 77 93 490
3-4A Resort Hotel Rooms 2500 224 101 200 300
3-4A Shopping Center GFA 1430 537 329 1868 2023
3-4A Commercial GFA 360.94 390 184 458 578
3-SA Mixed Use GFA 293.9 317 150 373 470
3-SA Business Hotel Rooms 187.0 29 41 33 27
3-SA General Office Building GFA 1,010.0 839 137 164 860
3-SA Multifamily Housing(Low-Rise) Units 275.0 29 96 92 54
3-6 Shopping Center GFA ll0.7 128 79 281 305
3-6 General Office Building GFA 1,207.5 999 163 194 1,020
3-6 Single Family Detached Housing Units 33.0 7 21 22 13
3-7 General Office Building GFA 2,929.4 2,391 389 451 2,366
3-7 Office Park GFA 231.3 296 37 17 230
3-7 Single Family Detached Housing Units 48.0 10 29 32 19
3-8 Shopping Center GFA 131.8 135 83 320 347
3-8 General Office Building GFA 1,045.2 868 141 169 889
3-8 General Light Industrial GFA 1,099.0 231 32 25 168
3-8 Office Park GFA 543.0 696 86 41 540
3-9 Shopping Center GFA 978.8 398 244 1,411 1,528
3-9 Mixed Use GFA 660.6 713 337 839 1,057
3-9 General Office Building GFA 27.5 45 7 5 28
3-9 Multifamily Housing(Low-Rise) Units 248.0 26 87 84 49
3-10 Shopping Center GFA 133.3 135 83 323 350
3-11 Shopping Center GFA 133.6 136 83 323 350
3-12 Business Hotel(1) Rooms 400.0 61 84 70 58
3-12A Proposed General Office Building(2) GFA 450.0 387 63 76 399
3-]2A Proposed Resort Hotel(2) Rooms 1,166.7 105 47 93 ]40
3-12A Proposed Shopping Center(2) GFA 200.0 156 96 436 472
Total Calculated Generated Trips: 11,241 3,382 8,587 15,623
Notc:
(1) PD area 3-12 is currently authorizcd for 1,200 total units of busincss hotel. Currently 800 are built. The 400 shown in the
above table represent the remaining authorization.
(2) PD 3-12A represent proposed land uses. The inclusion of both the proposed general office building and proposed resort
hotel is conservarive in nature as the proposed hotel would only be available for usage by those urilizing the proposed
general office building.
Memoranc_ _____ , _ ____ _ BURNS�M�DONNELL
December 14th, 2020
Page 5
Ti^ip Adjustment
Due to traffic volumes being lower than normal in many areas across the nation because of the COVID-19
pandemic, a traffic volume adjustment was made to background traffic to account for lessened traffic
volumes using area roadways. In recent data published by the NCTCOG, they have determined that
overall traffic is currently down 8% within the region when compared to the prior year. This value
however is an average of the entire Dallas-Fort Worth (DFW) metropolitan area. Existing and historical
data was evaluated to determine an adjustment rate that is localized to the Circle T Ranch project site. The
results of this analysis are shown below in Table 1-4 where an adjustment rate of 12% was determined.
As a part of this study, a 12% increase in background traffic is included in the analysis result tabulations.
Additional adjustments were made to background traffic to account far current construction on SH 170,
which when completed will result in through traffic utilizing SH 170 versus using the SH 170 Frontage
Roads.
Table l-4: Tri Ad'ustment Calculation
� I
EB 2,308 1,940 EB 2,175 1,568
NB 1,162 959 NB 690 886
SB 540 604 SB 1,278 1,255
Total Volume 4,010 3,503 4,143 3,709
� � �
WB 1,642 1,232 WB 2,503 2,306
NB 783 735 NB 825 717
SB 503 434 SB 905 819
Total Volume 2,928 2,401 4,233 3,842
Total Approach Volume (2019) 15,314
Total Approach Volume(2020) 13,455
Total Volume Reduction 12%
No Build Segment Analysis
For the purposes of this memorandum, no build is defined as no additional buildout of the Circle T Ranch
development. Year 2023 and 2041 segment analysis was performed by using the field obtained traffic
volumes grown to the analysis years using the determined area growth rate.
Memoranc_ _____ , _ ____ _ BURNS�M�DONNELL
December 14th, 2020
Page 6
The results of the no build year 2023 segment analysis for roadways associated with and including SH
170 are shown in Table 1-5, with roadways associated with and including SH 114 being shown in Table
1-6.
Table 1-5: 2023 No Build Analysis Results (SH 170 Area)
' • , i � , � • i
� ; i , ' �
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EB SH l70 3,090 2,528 2,225 2 4,450 ,,.69 0.57 W. ofUS 377
EB SH 170 3,060 2,503 2,225 3 6,675 0.46 0.37 E. of US 377
EB SH 170 3,372 2,759 2,225 3 6,675 0.51 0.41 W. of Parish Ln
EB SH 170 1,963 1,606 2,225 2 4,450 0.44 0.36 E. of Parish Ln
WB SH 170 1,821 2,225 2,225 3 6,675 0.27 033 E. of Parish Ln
WB SH 170 2,125 2,597 2,225 3 6,675 0.32 0.39 W. of Parish Ln
WB SH 170 2,817 3,442 2,225 3 6,675 0.42 0.52 E. of US 377
WB SH 170 2,940 3,593 2,225 3 6,675 0.44 0.54 W. of US 377
SH 170 EBFR 1,852 1,515 1,300 3 3,900 0.47 0.39 W. of US 377
SH 170 EBFR 1,309 1,071 1,300 3 3,900 034 0.27 E. of US 377
SH 170 EBFR 996 815 1,300 3 3,900 0.26 0.21 W. of Parish Ln
SH 170 EBFR 473 387 1,300 3 3,900 012 010 E. of Parish Ln
SH 170 WBFR 140 171 1,300 3 3,900 0.04 0.04 E. of Parish Ln
SH 170 WBFR 774 946 1,300 3 3,900 0.20 0.24 W. of Parish Ln
SH 170 WBFR 725 886 1,300 3 3,900 0.19 0.23 E. of US 377
SH 170 WBFR 609 744 1,300 3 3,900 0.16 0.19 W. of US 377
NB US 377 817 749 1,300 2 2,600 031 0.29 N. of SH 170
SB US 377 466 879 1,300 2 2,600 0.18 0.34 N. of SH 170
NB US 377 1,080 979 1,300 2 2,600 0.42 0.38 S. of Westport Pkwy
NB US 377 1,030 951 1,300 2 2,600 0.40 0.37 N. of Westport Pkwy
NB Parish Ln Movement Not Present S. of EB SH 170 FR
SB Parish Ln Movement Not Present S. of EB SH 170 FR
NB Ottinger Rd(1) 134 77 1,200 1 1,200 0.11 0.06 S. of EB SH 170 FR
SB Ottinger Rd(1) 243 64 1,200 1 1,200 0.20 0.05 S. of EB SH 170 FR
Note:
(1) Count is based upon a 2019 traffic count included in the Roanoke Road Intersections at SH 170 Frontage Roads Study
prepared by Lee Engineering.The volumes as shown are based upon the 2019 volumes grown to year 2023.
Memoranc_ _____ , _ ____ _ BURNS�M�DONNELL
December 14th, 2020
Page 7
Table 1-6: 2023 No Build Analysis Results (SH 114 Area)
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SH 114 EBFR 1,456 812 1,300 3 3,900 0.37 0.21 W. of Schwab Way
SH 114 EBFR 1,830 387 1,300 3 3,900 0.47 0.10 E. of Schwab Way
SH 114 EBFR 287 290 1,300 2 2,600 0.11 0.11 W. of Westlake Pkwy
SH 114 EBFR 293 281 1,300 3 3,900 0.08 0.07 E. of Westlake Pkwy
SH 114 WBFR 287 290 1,300 3 3,900 0.07 0.07 E. of Westlake Pkwy
SH 114 WBFR 293 281 1,300 3 3,900 0.08 0.07 W. of Westlake Pkwy
SH 114 WBFR 533 1,699 1,300 3 3,900 0.14 0.44 E. of Schwab Way
SH 114 WBFR 553 1,335 1,300 3 3,900 O.14 0.34 W. of Schwab Way
NB Davis Blvd 719 815 1,200 3 3,600 0.20 0.23 N. of Dove Rd
SB Davis Blvd 663 895 1,200 3 3,600 0.18 0.25 N. of Dove Rd
EB Dove Rd 292 232 1,200 2 2,400 O.12 0.10 W. of Davis Blvd
WB Dove Rd 277 261 1,200 2 2,400 0.12 0.11 W. of Davis Blvd
NB Pearson Ln(1) 405 100 1,200 1 1,200 0.34 0.08 S. of Dove Rd.
SB Pearson Ln(1) 88 386 1,200 1 1,200 0.07 0.32 S. of Dove Rd
SB Westlake Pkwy 47 19 1,200 3 3,600 0.01 0.01 S. of SH 114
NB Westlake Pkwy 4 47 1,200 3 3,600 0.00 0.01 S. of SH 114
Note:
(1) Count is based upon a 2019 TxDOT 24-hour traffic count located south of Dove Road.This count was access via the
TxDOT Statewide Traffic Analysis&Reporting System(STARS). The volumes as shown are bascd upon the 2019
volumes grown to year 2023.
As shown in Table 1-5 and Table 1-6, all roadway segments are shown to operate at acceptable levels
eXcept for the EB SH 170, west of US 377 which was found to operate at a v/c ratio of 0.69 indicating
that the roadway is estimated to be 31%below this roadway segments maximum capacity for a target
LOS of D.
Memoranc_�_____ , _ ____ _ BURNS�M�DONNELL
December 14th, 2020
Page 8
The results of the no build year 2041 segment analysis for roadways associated with and including SH
170 are shown in Table 1-7 with roadways associated with and including SH 114 being shown in Table 1-
8.
The year 2041 no build analysis assumed a 6-lane typical section was present on both SH 170 and US-377
and that a connection from SH 170 to Parish Lane both to the north and to the south was in place.
Table 1-7: 2041 No Build Analysis Results (SH 170 Area)
, � , � , , .
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EB SH 170 4,735 3,874 2,225 3 6,675 . O.�o W. of US 377
EB SH 170 4,689 3,836 2,225 3 6,675 0.70 0.57 E. of US 377
EB SH 170 5,168 4,228 2,225 3 6,675 0.77 0.63 W. of Parish Ln
EB SH 170 3,008 2,461 2,225 3 6,675 0.45 0.37 E. of Parish Ln
WB SH 170 2,791 3,410 2,225 3 6,675 0.42 0.51 E. of Parish Ln
WB SH 170 3,257 3,980 2,225 3 6,675 0.49 0.60 W. of Parish Ln
WB SH 170 4,317 5,276 2,225 3 6,675 0.65 0.79 E. of US 377
WB SH 170 4,506 5,507 2,225 3 6,675 0.68 0.83 W. of US 377
SH 170 EBFR 1,766 1,445 1,300 3 3,900 0.45 0.37 W. of US 377
SH 170 EBFR 1,997 1,634 1,300 3 3,900 0.51 0.42 E. of US 377
SH 170 EBFR 1,526 1,249 1,300 3 3,900 0.39 0.32 W. of Parish Ln
SH 170 EBFR 720 589 1,300 3 3,900 0.18 0.15 E. of Parish Ln
SH 170 WBFR 212 259 1,300 3 3,900 0.05 0.07 E. of Parish Ln
SH 170 WBFR 1,186 1,450 1,300 3 3,900 030 037 W. of Parish Ln
SH 170 WBFR 1,108 1,354 1,300 3 3,900 0.28 0.35 E. of US 377
SH 170 WBFR 927 1,133 1,300 3 3,900 024 0.29 W. of US 377
NB US 377 1,252 1,148 1,300 2 2,600 0.48 0.44 N. of SH 170
SB US 377 714 1,347 1,300 2 2,600 0.27 0.52 N. of SH 170
NB US 377 1,655 1,500 1,300 3 3,900 0.42 038 S. of Westport Pkwy
NB US 377 1,578 1,457 1,300 3 3,900 0.40 0.37 N. of Westport Pkwy
SB US 377 877 2,069 1,300 3 3,900 0.22 0.53 N. of Westport Pkwy
SB US 377 923 2,172 1,300 3 3,900 0.24 0.56 S. of Westport Pkwy
NB Parish Ln 1,059 867 1,300 2 2,600 0.41 0.33 S. of EB SH 170 FR
SB Parish Ln 593 729 1,300 2 2,600 0.23 0.28 S. of EB SH 170 FR
Memoranc_�_____ , _ ____ _ BURNS�M�DONNELL
December 14th, 2020
Page 9
Table 1-8: 2041 No Build Analysis Results (SH 114 Area)
, � �
�
�
, • , � .
SH 114 EBFR 2,231 1,244 1,300 3 3,900 W. of Schwab Way
SH 114 EBFR 2,804 593 1,300 3 3,900 OJ2 0.15 E. of Schwab Way
SH 114 EBFR 439 445 1,300 2 2,600 0.17 0.17 W. of Westlake Pkwy
SH ll4 EBFR 450 431 1,300 3 3,900 0.12 0.11 E. of Westlake Pkwy
SH 114 WBFR 439 445 1,300 3 3,900 0.1 l 0.11 E. of Westlake Pkwy
SH 114 WBFR 450 431 1,300 3 3,900 0.12 0.11 W. of Westlake Pkwy
SH 114 WBFR 817 2,604 1,300 3 3,900 0.21 0.67 E. of Schwab Way
SH 114 WBFR 847 2,046 1,300 3 3,900 0.22 0.52 W. of Schwab Way
NB Davis Blvd 1,102 1,250 1,200 3 3,600 0.31 0.35 N. of Dove Rd
SB Davis Blvd 1,016 1,371 1,200 3 3,600 0.28 0.38 N. of Dove Rd
EB Dove Rd 448 355 1,200 2 2,400 0.19 0.15 W. of Davis Blvd
WB Dove Rd 424 400 1,200 2 2,400 O.l 8 0.17 W. of Davis Blvd
NB Pearson Ln 564 139 1,200 1 1,200 0.47 0.12 S. of Dove Rd.
SB Pearson Ln 123 538 1,200 1 1,200 0.l 0 0.45 S. of Dove Rd
SB Westlake Pkwy 72 29 1,200 3 3,600 0.02 0.01 S. of SH 114
NB Westlake Pkwy 7 72 1,200 3 3,600 0.00 0.02 S. of SH 114
As shown in Table 1-7 and Table 1-8, all roadway segments are shown to operate at acceptable levels
eXcept for 8 roadway segments which ranged in v/c from 0.67 to 0.83 which indicates these roadways are
17% to 33%below the roadway segments maximum capacity.
Build Se�ment Analysis
For the purposes of this memorandum,build is defined as continued buildout of the Circle T Ranch
development. The year 2041 build analysis assumed a 6-lane typical section was present on both SH 170
and US-377 and that a connection from SH 170 to Parish Lane both to the north and to the south was in
place. The results of the build year 2041 segment analysis for roadways associated with and including SH
170 are shown in Table 1-9 with roadways associated with and including SH ll 4 being shown in Table 1-
10.
Memoranc_�_____ , _ ____ _ BURNS�M�DONNELL
December 14th, 2020
Page 10
Table 1-9: 2041 Build Analysis Results (SH 170 Area)
, � , � �
�
. ,
, • , �
EB SH 170 6,573 5,156 2,225 3 6,675 W. of US 377
EB SH 170 6,228 4,772 2,225 3 6,675 0.93 0.71 E. of US 377
EB SH 170 6,345 6,544 2,225 3 6,675 0.95 0.98 W. of Parish Ln
EB SH 170 4,109 6,145 2,225 3 6,675 0.62 0.92 E. ofParishLn
WB SH 170 5,355 5,423 2,225 3 6,675 0.80 0.81 E. of Parish Ln
WB SH 170 5,821 5,993 2,225 3 6,675 0.87 0.90 W. of Parish Ln
WB SH 170 4,806 6,349 2,225 3 6,675 0.72 0.95 E. of US 377
WB SH 170 4,995 6,380 2,225 3 6,675 0.75 0.96 W. of US 377
SH 170 EBFR 3,199 2,275 1,300 3 3,900 0.82 0.58 W. ofUS 377
SH 170 EBFR 4,173 4,439 1,300 3 3,900 1.07 1.14 E. ofUS 377
SH 170 EBFR 3,709 3,746 1,300 3 3,900 0.95 096 W. of Parish Ln
SH 170 EBFR 2,829 4,261 1,300 3 3,900 OJ3 1.09 E. of Parish Ln
SH 170 WBFR 1,936 1,536 1,300 3 3,900 0.50 0.39 E. of Parish Ln
SH 170 WBFR 3,707 3,705 1,300 3 3,900 0.95 0.95 W. of Parish Ln
SH 170 WBFR 3,639 3,170 1,300 3 3,900 0.93 0.81 E. of US 377
SH 170 WBFR 1,000 2,386 1,300 3 3,900 0.26 0.61 W. of US 377
NB US 377 2,420 3,604 1,300 3 3,900 0.62 092 N. of SH 170
SB US 377 3,224 3,687 1,300 3 3,900 0.83 0.95 N. of SH 170
NB US 377 3,894 4,225 1,300 3 3,900 1.00 1.08 N. of Westport Pkwy
SB US 377 3,837 4,119 1,300 3 3,900 0.98 1.06 N. of Westport Pkwy
NB Parish Ln 1,983 2,341 1,300 2 2,600 OJ6 0.90 S. of EB SH 170 FR
SB Parish Ln 2,447 2,124 1,300 2 2,600 0.94 0.82 S. of EB SH 170 FR
NB Ottinger Rd 493 859 1,200 1 1,200 0.41 0.72 S. of EB SH 170 FR
SB Ottinger Rd 941 95] 1,200 1 1,200 OJ8 OJ9 S. of EB SH 170 FR
Memoranc_�_____ , _ ____ _ BURNS�M�DONNELL
December 14th, 2020
Page 11
Table 1-10: 2041 Build Analysis Results (SA 114 Area)
, � �
�
�
, • , � .
SH 114 EBFR 3,691 3,641 1,300 3 3,900 W. of Schwab Way
SH 114 EBFR 2,899 969 1,300 3 3,900 OJ4 0.25 E. of Schwab Way
SH ll4 EBFR 1,018 2,614 1,300 2 2,600 0.39 lAl W. of Westlake Pkwy
SH ll4 EBFR 483 725 1,300 3 3,900 0.12 0.19 E. of Westlake Pkwy
SH 114 WBFR 792 1,616 1,300 3 3,900 0.20 0.41 E. of Westlake Pkwy
SH 114 WBFR 711 1,261 1,300 3 3,900 0.18 0.32 W. of Westlake Pkwy
SH 114 WBFR 1,160 3,078 1,300 3 3,900 0.30 0.79 E. of Schwab Way
SH 114 WBFR 1,362 2,590 1,300 3 3,900 0.35 0.66 W. of Schwab Way
NB Davis Blvd 2,418 2,479 1,200 3 3,600 0.67 0.69 N. of Dove Rd
SB Davis Blvd 2,039 2,962 1,200 3 3,600 0.57 0.82 N. of Dove Rd
EB Dove Rd 1,590 1,662 1,200 2 2,400 0.66 0.69 W. of Davis Blvd
WB Dove Rd 1,492 1,798 1,200 2 2,400 0.62 OJS W. of Davis Blvd
NB Pearson Ln 762 460 1,200 1 1,200 0.63 0.38 S. of Dove Rd.
SB Pearson Ln 203 989 1,200 1 1,200 0.17 0.82 S. of Dove Rd
SB Westlake Pkwy 759 1,827 1,200 3 3,600 0.21 0.51 S. of SH 114
NB Westlake Pkwy 48 393 1,200 3 3,600 0.01 0.11 S. of SH 114
As shown in Table 1-9 and Table 1-10, many roadway segments begin to approach high volume to
capacity ratios which would correlate to a warst-case LOS of D. Select roadway segments would be
expected to experience traffic volumes that correspond to a LOS exceeding D,however these roadway
segments are those directly adjacent to the development and represent areas where vehicular volumes
would be at the highest concentrations. For the purposes of this analysis no attempt to mitigate these areas
was performed.
Conclusions
The results of this study utilized a very conservative approach to offset unknowns that may develop over
the life of this project. The following items represent the conservative approaches utilized.
Ti^ip Reduction Strategies
No trip reduction strategies were utilized for this study. This includes no inclusion of internal trip capture
that would commonly be present in miXed use developments ar with pass-by trips such as those created
when an employee of an area business stops at a store on the way home from work. Preliminary estimates
through the usage of the National Cooperative Highway Research Program (NCHRP) Report 684 and ITE
methodologies indicate that implementing these measures could reduce generated trips by approximately
10%-15%.
Memoranc_ _____ , _ ____ _ BURNS�M�DONNELL
December 14th, 2020
Page 12
COVID-19 Trip Adjustment
A 12% traffic volume adjustment resulting from decreases in traffic volumes due to COVID-19 was used
for this study. Recent data from the NCTCOG indicates the Dallas-Fort Worth metropolitan area is
currently experiencing traffic volumes at a level 8% lower when compared to the same period in the prior
year. Utilizing an adjustment rate of 12%resulted in approXimately 3,200 additional background trips
being included in this analysis when compared to using an 8% adjustment rate.
Area Growth Rate
The recent traffic farecast far the TXDOT SH 170 widening project found an average annual growth rate
of 2.4% for the project area. Over a period of 20-years, this results in an increase in background traffic of
61%. As typical with farecasted growth rates, the calculated percentage in general accounts far the
development and infill of existing undeveloped land. Additionally, trips generated by a new development
are not necessarily new trips to the roadway system but often are a re-assignment of eXisting trips already
operating on the area roadway network. Because of this, some amount of Circle T Ranch development
was included in the development of the annual growth rate for the area, and similarly, some of the users of
the Circle T Ranch development are already local to the area, and will not result in new trips to the
system.
Findings
This analysis found that under a full build condition the adjacent roadways will accommodate the
projected trips generated by the Circle T Ranch development. While a select grouping of roadway
segments were found to marginally exceed the target LOS of D, no attempt to mitigate these areas was
performed. Overall operating conditions would be improved through the implementation of trip reduction
strategies that would result in favorable operating conditions. In addition, due to the preliminary nature of
the site, a conservative approach was taken with respect to land use and the associated generated trips. As
the site plans advance with more exactness in the development obtained, it is probable that the number of
generated trips would decrease based upon the ultimate buildout scenarios.
The eXisting v/c ratio was found to be 0.10 along Dove Road, 0.19 along Pearson Lane, and 0.20 along
Davis Boulevard. With the addition of a growth in background traffic plus the addition of development
generated traffic the future v/c ratio of these roadways was found to be 0.75 along Dove Road, 0.82 along
Pearson Lane, and 0.82 along Davis Boulevard.
Based upon the low volumes along Dove Road and Ottinger Rd, it is apparent that Pearson Lane to the
south contributes limited traffic to the area. Due to the proximity of the 4-lane Davis Boulevard to the
east, with east-west connectivity between Pearson Lane and Davis Boulevard, it is expected that area
motarists favor the higher speed and higher capacity Davis Boulevard over Pearson Lane. As such, it is
not recommended to extend Pearson Lane northerly to Westlake Parkway as adequate capacity is
available on the eXisting roadway network to adequately serve areas to the south.
Memoranc_ _____ , _ ____ _ BURNS�M�DONNELL
December 14th, 2020
Page 13
A potential east/west connection from Westlake Parkway to the Parish Lane is not needed in the near term
based upon the adjacent roadway capacities. While several roadways are expected to operate at high v/c
levels based upon full build out, the conservative approach to the analysis in the study can be interpreted
to mean that these findings are worst-case. While full trips associated with PD 3-4A were included in this
study, it is the developer's intent to preserve this area for the time being. As a result, the included trips
generated by this area result in a conservative analysis of the area. The study also assumed that full build-
out would occur over a period of 20-years while at this time no definitive schedule for full build out has
been determined.
Based upon the performed analysis it is recommended that no consideration of a future northerly
eXtension of Pearson Lane be made. In addition, it is recommended that no near term east-west extension
of Westlake Parkway be made.
Attachment
cc: Jonathan Ragsdale (Peloton)
Robert Folzenlogen (Hillwood)
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PART THREE: THE PLAN ELEMENTS
SECTION TWO: THE THOROUGHFARE PLAN
INTRODUCTION
The Thoroughfare Plan Element of the 2015
Comprehensive Plan Update is intended to
lay out a clear long-term plan for the safe,
efficient movement of people and goods
in and around Westlake while providing
the underlying framework for growth and
development. The Thoroughfare Plan
addresses the proposed Thoroughfare Plan
Network, roadway typology, development
of finer grain networks and access
management, alternative modes and
regional coordination.
Driving Forces
The Assessment portion of this
Comprehensive Plan Update (Part One)
presents a number of existing conditions
including key issues and emerging
challenges with respect to Westlake's
transportation system. These conditions
represent the driving forces behind
the development of the Thoroughfare
Plan as it both guides and supports the
Comprehensive Plan as a whole. Driving
forces include:
• Street Network Capacity -Discontinuities
PLAN ELEMENTS: THOROUGHFARE PLAN
within, and the limited extent of, the • Connectivity-Transportation networks
existing street network clearly lacks in which all development connects
sufficient capacity to accommodate directly to a few arterials is a very
the increase in travel demand inefficient system. As Westlake develops
associated with entitled development and expands its transportation network,
currently in place. In addition to the Town must establish a robust,
improvements to existing streets such well-connected street network that
as Dove Road, several new facilities integrates arterials, collectors and local
will need to be added between the streets. As Westlake moves toward
present and build-out. Approaches build-out, it must shift from a system that
to Thoroughfare planning, generally serves individual developments (the
pursued to date, view Westlake as result of dependence upon private
shifting away from the type of internal development plans to address town-
connectivity recommended in this Plan wide traffic issues) to one that considers
and rely, instead, on external perimeter the Town System as a whole, including
roadways such as SH 144 and SH 170 to a hierarchy of functional elements that
move locally-oriented traffic. However, are well-integrated/connected.
Highway 1 14 is already functioning at
its capacity, and there are no planned • Opportunity to Shape Growth - Given
capacity improvements in the works that a majority of the Town is yet to be
by NCTCOG or TxDOT. Therefore, built, there exists a golden opportunity
continued dependence upon Highway to shape Westlake's growth in the
1 14 and Highway 170 to carry the desired pattern from the outset, rather
traffic that current entitlements could than simply trying to "fix" in-place
generate will lead to considerable problems (like other more developed
congestion and an inconvenience for cities). This opportunity to shape future
the people of Westlake. growth includes the design of the
future transportation system. The public
• Freeway/Interchange Capacity - A sector is in a unique position to initiate
majority of trip attractions generated by necessary coordination between
new non-residential development (yet private property owners for the better
to be built) will emanate from outside of of the system as a whole. With up
the Town. Many of these trips will access to 25 million square feet of private
the Town via SH 1 14. Additionally, the development entitled and planned for
Town will continue to experience pass- land owned by just a handful of entities,
through activity from trips originating Westlake is in a unique position to
in communities to the south that are facilitate a high degree of coordination.
destined for SH 1 14. This has direct
implications for SH 1 14 and associated • Transit-Serious consideration should
interchanges and their ability to handle be given to transit service as the Town
significant increases in traffic volume, grows. This includes regional transit
which is already operating at or very service for commuters who desire
close to capacity. As stated above, alternatives to driving as well as local
continued reliance on SH 1 14 will service for mobility within the Town.
have unintended consequences for Transit needs will become greater as
Westlake. traffic congestion increases. Regional
WESTLAKE COMPREHENSIVE PLAN UPDATE
transit service has the tendency THOROUGHFARE FRAMEWORK
to develop along major highway PLAN
corridors, which is where most nodal
development tends to locate. Given Analysis performed for the Comprehensive
its location on SH 1 14, Westlake will Plan Update shows that the entitlement
more than likely see regional transit currently granted to properties in Westlake
service at some point and must give is approximately 25 million square feet of
consideration to how this will impact non-residential use equating to more than
the Town as a regional destination. 460,000 new daily trip productions and
attractions. However, recent development
• Bicycles and Pedestrians - As new constructed within the Town has not
transportation networks are planned, made full use of entitlement allowances
designed and built, consideration for a particular property. Therefore, the
should be given to how bicycles and Thoroughfare Plan is based upon the
pedestrians are accommodated. assumption that approximately 72 percent
Communities across the nation are of entitled development will ultimately be
experiencing an increase in the built (hereinafter refer to as the "Planning
demand for walking and cycling, Build-out").
not only for transportation but as an
essential element of an active lifestyle. Even under this conservative estimate
Continued success as a center for of future growth, over 315,000 new trip
corporate headquarters and upscale productions and attractions will be
commercial development will, in part, generated at Planning Build-out, most
be determined by its lifestyle offerings. of which will originate from outside
Westlake has the opportunity to of Westlake. Clearly this represents a
become one of the more bicycle and fundamental change in travel demand
pedestrian friendly cities in the region over what exists today.
by planning and designing streets that
accommodate a range of users. The Thoroughfare Framework Plan lays
the ground work for new roads, the
• External Coordination -The issues transformation of some existing streets and
and opportunities considered in the preservation of others.
this assessment have implications
for entities outside of the Town, To accommodate the significant amount
whether it be adjacent communities of traffic associated with the Town's
(such as Keller and Southlake) or growth, a robust and interconnected
regional transportation providers street network is necessary. To that end,
(such as NCTCOG). Westlake's the Thoroughfare Framework Plan includes
entitled development and market several key components, including:
potential make it a regional shopping,
entertainment and employment North-South Street Network
destination, generating significant
regional travel patterns. As the A system of parallel north-south streets
Comprehensive Plan moves forward, are intended to to accommodate up
some degree of regional coordination to 200,000 new trips per day from Keller,
will be necessary.
PLAN ELEMENTS: THOROUGHFARE PLAN
. ' • . • . i • •
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Figure 112: With so many more trip attractions than productions, a majority of Westlake's traffic will originate
from outside of the Town.
Southlake and other communities to the zoning and Planned Developments,
south and SH 1 14, Trophy Club and other specially designed roadway segments may
communities to the north. Davis Boulevard/ be necessary to enhance the function
Precinct Line Road will carry much of this of an unavoidable offset intersections.
traffic, but northward extensions of Pearson The places where special design
Lane and Ottinger Road are necessary focus is required are indicated on the
to accommodate projected volumes Thoroughfare Plan recommended in this
and to provide a well-balanced and Plan Element chapter.
well-connected transportation network.
An additional north-south connection is East-West Street Network
made through a new street that begins
at SH 144, parallels SH 170 and connects A system of east-west streets originally
to US 377. Actual north/ south capacity intended to accommodate from 125,000
will be dependent upon the extent to to 200,000 trips per day to and from SH
which north/ south continuity is ultimately 1 14, SH 170 and US 370. This is achieved
achieved. Due to the constraints of existing through a continuous east-west street
WESTLAKE COMPREHENSIVE PLAN UPDATE
�J # LEGEND
s C� Existing Roads
377 �
o s WaterFeatures
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114 \ ( V° s
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170 �� . 1 Pastoral Collector
�a'�� � " � •�1� ` ()special consideration
a�Fie 1 I�O�\I�}Lor�l,nul, - CaP�talPwY
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. o �
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r— - '� 17ove/190 Cont�nu�ty
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t S�outh Mtll
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Ott�nger Sauth Connectwn
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NPTE:Furthe'r_study�z requu�ed to d�rm�ne opt�mum-dez�gn
�
Figure 1 13: Thoroughfare Plan
Disclaimer: Future road alignment between connection points is intended to serve the projected use of
Westlake entitlements and is to be determined by development site design as site plans are submitted for
coordination of connection and continuity.Therefore, final road alignments may differ from this Plan.Should
road and intersection service thresholds defined in the Plan not be attained, the whole system as shown may
not be built. See Policy Section B in the Implementation Document for roadway thresholds, trigger points,
and other implementation language.
that begins at Solana Boulevard at SH necessary to enhance the function of an
1 14 and continues westward through unavoidable offset intersections or visual
Capital Parkway. Beyond Capital Parkway, character of improvements to existing
a new alignment would extend further streets. The places where special design
westward to SH 170. A second, parallel focus is required are indicated on the
street is formed through the westward Thoroughfare Plan recommended in this
extension of Dove Road (beginning at Plan Element chapter.
the west end of the currently improved
Dove Road), crossing Ottinger Road and THE THOROUGHFARE PLAN
connecting to SH 170. Actual east/ west
capacity will be dependent upon the The above Plan shows the Thoroughfare
extent to which east/ west continuity is Plan as a Framework of North-South and
ultimately achieved. Due to the constraints East-West connections (with indication
of existing zoning, Planned Developments, of areas where special design focus
or neighborhood concerns, specially is required), which create a system of
designed roadway segments may be movement for Westlake is intended to
PLAN ELEMENTS: THOROUGHFARE PLAN
addresse the anticipated trip demand • Provides needed access for citizens of
and the other issues described above. Westlake to development within their
The converging arrow heads indicate Town as well as access to major traffic
key connection points and the dash lines routes; and
indicate key connections. • Provides needed relief from projected
traffic congestion.
Green connections are Regional Links,
Blue connections comprise the Town Due to property owner concerns (as
System, and Tan connections show the specified above), roadway sections
Pastoral Roadways. Solid lines indicate designated as "Special Consideration"
the portions of the proposed Thoroughfare merit serious consideration regarding
Network already built. The circle just north design, along with public hearings that
of the Dove Road/ Ottinger convergence should be held prior to final approval. It
indicates a need for special design is the intent that "Special Consideration"
treatment that will allow this offset Roadways will only be brought forward in
intersection configuration (the eastward the event that such sections are needed
extension of Dove offset from the western to alleviate road congestion on the existing
extension of Dove) to accommodate the roadways of Westlake as non-residential
potential trip volumes it may experience. entitlements are developed over time
and other means of such alleviation
Diversion of Traffic from Dove Road are not feasible. The definition of "road
congestion" necessitating consideration of
One of the overwhelming desires improvements to a "Special Consideration"
expressed by the community during the roadway is defined in the Policy Section of
course of public outreach for the Plan is this Comprehensive Plan (more specifically
for the easternmost portion of Dove Road, Policy B.2).
beginning at the GlenWyck neighborhood,
to remain pastoral in character. Because A Type Of Grid
of its connection to SH 1 14, Dove Road is
a natural draw for traffic, a condition that The Thoroughfare connections proposed in
will only become exacerbated over time this Thoroughfare Plan create a curvilinear
as Westlake grows. Therefore, the road grid like network (when combined with
segment extending east from Davis to the existing Davis, currently improved portions
eastern town limits of Westlake is identified of Dove, existing Solana Boulevard, and
as a Roadway of "Special Consideration". existing Westlake Parkway).
A "Special Consideration" designation
identifies roadway sections within the 2015 Not Alignment-Specific
Thoroughfare Plan that meet the following
conditions: By design, the streets identified in the
• Presents potential to be perceived as Thoroughfare Framework Plan do not
having an adverse effect on adjacent depict a specific alignment. Much of
properties; Westlake is currently undeveloped,
• Provides street capacity likely needed and specific alignments will need to
to accommodate projected traffic be determined in conjunction with
volumes generated by non-residential development plans for individual sites.
entitlements currently in place; Therefore, the Thoroughfare Framework
WESTLAKE COMPREHENSIVE PLAN UPDATE
depicts connections that are needed town limits of Westlake (as shown on
to create a system potentially capable the Thoroughfare Plan) is shown on the
of accommodating the trip volumes Thoroughfare Plan as a Roadway of
anticipated by the Plan (depending on "Special Consideration" and continues
final design and alignment). to be shown (as it is shown in the Town's
1992 Comprehensive Plan) with a 106
There are five points of "Design Focus" ft. right-of-way with median divided
and "Special Consideration" indicated on for four lanes of traffic (two lanes in
the Plan by a circle or oval numbered 1 each direction) or two vehicle lanes
through 5. More specifically, these points with bike lanes. A Roadway of "Special
of focus and consideration are: Consideration" means that the road
segment has potential to be perceived
1 . The intersection of Ottinger Road as having an adverse effect on
and the westerly extension of Capital adjacent properties. Therefore, serious
Parkway: The extension of Ottinger consideration regarding design, along
Road to the north will be as indicated with public hearings, should be held
on the map with an alignment that prior to final approval.
goes west of the hill and connects with
Capital Parkway, as shown. While the individual alignments are
2. The intersection of Capital Parkway not specific, the roadway connections
and Pearson Lane: At a point in time represented by the lines on the map
when development occurs and the are. This Plan should guide individual
Capital Parkway and Ottinger Road developments as they come online,
thoroughfares are required, the T.I.A. serving as a framework for the
will recommend the appropriate identification of specific alignments and
traffic handling requirements at this roadway connections.
intersection.
3. The intersection of Ottinger Road and STREET TYPOLOGY
a westerly extension of Dove Road:
Further study is required to determine Streets identified in the Thoroughfare
optimum operational design. Framework Plan serve two primary
4. The northerly extension of Pearson Lane functions: one, move people and goods,
from Dove Road to Capital Parkway: consistent with travel demand and
The intersection of the northerly purpose, and two, convey a sense of
extension of Pearson Lane and Dove character and place, consistent with the
Road will be made as an offset adjacent community as identified in the
intersection at Dove Road, as shown on Land Use Plan and Town Design Structure
the Thoroughfare Plan. The design of Plan. To that end, the Thoroughfare Plan
the two intersections of Pearson Lane identifies three different types of streets:
and Dove Road will be completed
utilizing a design that produces the • Regional Arterials: Streets that serve
most efficient traffic movement, which regionally-oriented trips and the
may likely include the installation of Regional Community as defined in
roundabouts at these two intersections. the Land Use Plan. Regional Arterials
5. Dove Road from a point immediately are Westlake's primary connection
east of Davis Boulevard to the east to regional roadways approaching
PLAN ELEMENTS: THOROUGHFARE PLAN
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Figure 1 14: Regional Arterial Typical Section (Four Lane)
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Figure 1 15: Town Arterial Typical Section (Four Lane)
and bordering Westlake and provide will located deeper into the fabric
continuity with the Town's Street of Westlake and be served by the
Network. While certain shopping, Town System component. Therefore,
entertainment, and employment uses a linkage between the Town System
will front Highway 1 14 and/or Highway component and the external regional
170, millions of square feet of such use roads is needed. These links are known
as the Regional Arterials.
WESTLAKE COMPREHENSIVE PLAN UPDATE
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Figure 1 16:Town Arterial Typical Section (Three Lane)
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Figure 1 17: Pastoral Collector Typical Section (Road Buffer includes barrow ditches)
• Town Arterials: Streets that serve of robust flow to and from desired
destinations within in the Town and local destinations that is typical of a
provide continuity with the Regional vibrant township. It is an important
System. Town Arterials are located in aspect of "town" that the presence
places where locally originated and of place is expressed as a network of
imported traffic comingle in the kind roadways serving destinations within
PLAN ELEMENTS: THOROUGHFARE PLAN
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Figure 1 18: Pastoral Collector Typical Section (with Traffic Calming)
the town fabric. Therefore, one moves Regional Arterials are transitional
from Regional Arterial to Town Arterial levels of connectivity ascending
as they come into the Town and and descending from the Town
seek the destination offerings of the Arterial. This transition is what protects
Township. In many historic towns along the Pastoral Collectors (residential
hub and spoke systems, the regionally streets) from commercial traffic
connected road enters and becomes encroachment and it is what keeps
part of the local network as one moves town-based movement from being
from a rural environment to a more channeled through Regional Roadways
urbanized environment. Similarly, the (conditions afflicting many corridor
Regional connections give way to related townships like Allen, Texas).
local movement patterns structured by The Pastoral Collector expresses the
the Town System element. In addition, essence of residential life in Westlake
Town residents moving from the quieter and is the place where Westlake's
setting of neighborhood roadways rural identity is most visible. With the
(Pastoral Collectors) will encounter Town System element to provide much
the Town System element before of the connection function needed,
they transition to the Regional System the Pastoral Collectors can be just
element and make their commute; or roadways that gather local residential
they will stay within the Town to shop, traffic as it moves toward the larger
etc. town and/or region.
• Pastoral Collectors: Streets gathering The Town Design Structure Plan provides
residential traffic as it moves to and more discussion on the visual character,
from residential neighborhoods. streetscape, and landscaping of each
The Pastoral Collectors and the street type described above. These street
WESTLAKE COMPREHENSIVE PLAN UPDATE
Shoro trips�an he made o„�he io�ai
srreet ne[wnrk pll crius must use arte��als.
Block size 200 to 800 feet.
Limited to 10%of all street
Cul-de-sacs �
links.
Goad connectivity Poar cannectivity
Figure 120: Connectivity Examples
Minimum 0.8 to 1.2
Intersection density more than one ei hth of a mile a art.
intersections per 10 acres. g p
Arterials, which form the backbone of the
transportation network and carry most of
the regional traffic, should be spaced at
External connections Minimum of three sides. apprOXlf`1'1C1t2Iy On@ t0 tW0 n'lII@S. COII@CtOfS
should be spaced at '/4 mile to one mile
Figure 1 19: Street Networks and Connectivity intervals. Local streets should fill in the rest
of the network.
sections serve to identify dimensional
standards and lane widths. It is important to note that this network
does not necessarily have to be provided
NETWORKS AND ACCESS by the public sector. This network
could easily be built as part of private
The Thoroughfare Framework Plan lays out development, as long as it provides
the locations of major streets - arterials connectivity to the external network.
and collectors - and provides guidance
on what those streets should look like. The Thoroughfare Framework Plan identifies
Beyond this foundational framework, how most arterials should connect. At a
however, there are other elements that finer grain, network connectivity standards
should be taken into consideration. should be prescribed as part of the Town's
land development regulations.
Networks and Connectivity
Access Management
The proposed street network for Westlake
places an emphasis on connectivity. Having good street connectivity
Well-connected street networks result is important to a well-functioning
in more direct routes and shorter travel transportation network. At the same time,
times, as opposed to a few large, multi- street systems with too many access points
lane arterials, which create congested can create problems. The Thoroughfare
intersections and longer, more circuitous Framework Plan calls for a network of
routes. Robust street networks also mean four lane arterials divided by landscaped
smaller streets with less traffic, which is medians. Median openings must be closely
more conducive for walking and cycling. coordinated with adjacent businesses to
achieve an optimal balance between
At a maximum, streets within fully safe and efficient vehicular movement
developed areas should be spaced no and economic benefit.
PLAN ELEMENTS: THOROUGHFARE PLAN
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Figure 121: Street Type and Access
Access points include driveways, cross- BICYCLES AND PEDESTRIANS
streets, median openings, signalized
intersections, and potential traffic circles. The proposed street framework is designed
Each additional access point increases for all users, including bicycles and
the potential for conflict, which degrades pedestrians in addition to motor vehicles.
roadway capacity and increases This could mean a mix of on-street and off-
the chances for collisions. Therefore, street facilities, depending on the context.
coordination of development zones
defined by the Thoroughfare Plan should On-street Facilities
take place so that internal private streets
are interconnected whereever possible. On-street facilities are essentially sidewalks
and street side trails. Sidewalks are
More intense development, where appropriate for lower-speed environments
emphasis is on adjacent land use activity, and are generally wider in locations
should have greater access than in other where the emphasis on people and
locations where vehicular mobility takes places is the greatest. In locations where
precedence. Freeways, by definition, vehicles move at higher speeds and/or
should have very little access. The Regional a greater volumes, it is desirable to have
Arterial Connectors and Town Arterial some degree of separation between the
System should provide next level of access sidewalk and the street, such as on-street
with coordination of private roadways parking or street trees and a planting strip.
within that arterial network providing even
more access. Limiting access is less of a On-street facilities for bicycles include
concern on local streets. bicycle lanes and wide shoulders. Bicycle
lanes are typically found in more compact
Access management standards can urban and suburban locations while wide
provide specific guidance for the shoulders are in rural locations. On low
placement of access points. For State speed, low volume streets, cyclists can
roads, they should be consistent with the ride in mixed traffic with motor vehicles.
Texas Department of Transportation's Less experienced users (children) may
(TxDOT) Access Management Manual. ride on sidewalks. On-street facilities will
be found on local neighborhood streets
within Westlake as the capacity of the
WESTLAKE COMPREHENSIVE PLAN UPDATE
Thoroughfare network must be preserved TRANSIT
to accommodate anticipated traffic
volumes. Therefore, bike and pedestrian As Westlake grows into a center for
facilities along Regional Arterials and employment and commerce, it should
Town Arterials will be trails and/or explore ways to add transit to the mix
sidewalks within the street Right-of-Way (as of transportation options. Specifically,
presented in the Open Space, Parks and transit should be given consideration as
Trails Plans). an option for the thousands of travelers
that will commute to Westlake on a daily
Off-street Facilities basis. This does not necessarily have to be
a service provided by the Town, but rather
Off-street facilities accommodate a a function of coordination with one of the
range of users - bicycles and pedestrians regional transit providers.
- simultaneously. Off-street facilities can
run parallel to a street, but must include a Additionally, the high number of planned
minimum amount of separation, including employers and retail activities make a
a grass buffer and trees and other locally-oriented transit service a distinct
landscaping elements. possibility. Such a service would shuttle
riders between their place of work and
Given the nature of Westlake's higher dining, shopping and service destinations
speed, higher volume arterial system, The within the Town. Such a system would be
Thoroughfare Framework Plan calls for a particularly supportive of a regional transit
series of parallel off-road facilities that also system by providing mobility options for
form the Town Trail System. This trail system commuters during the course of the work
is intended to provide connectivity to the day.
Veloweb - a 1 ,700 mile network of existing
and planned trails spanning the Metroplex Both within the Metroplex and elsewhere
- meaning that Westlake can serve as across the nation, an increasing number
a destination for regional bicycle and of regions are looking to transit solutions as
pedestrian travel. major road building initiatives reach their
conclusions and communities become
Additionally, Westlake seeks to distinguish denser. Regional transit service has
itself as a pedestrian friendly Town. Part of come to Dallas-Fort Worth International
the "slow moving" lifestyle that residents Airport and the SH 1 14 corridor is a logical
cherish comes from the fact that all extension of that corridor. Thus, regional
movement is not required to confront transit service coming to Westlake is a
the congestion of the 1 14 corridor. To the distinct possibility over the long term. The
extent that there can be a non-street Town should give careful consideration to
option that is viable, is the extent to how regional transit service might optimally
which Westlake can offer relief from the serve Westlake, including the character
congestion that neighboring communities and scale of development around
are experiencing. This Plan aspires to potential station areas and how other
provide a trail network as robust as the places throughout the Town may connect.
arterial system.
PLAN ELEMENTS: THOROUGHFARE PLAN
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170 �•• `• � Pastoral Collector
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bes�gn and coord�nat�on are requtirea
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v Note� �uture road al�gnment between
�' connectbon pol,rrts I,s to be
— determ�ned bu,development s�te
O des�gn as s�te plans are subm�tted
for coord�nat�on of connect�on and
cont�nuctq
NOT� �urthe'r_study �s requu�ed to cleterm�ne optunum-des�gn
a o, �� oa
Miles
DISCLAIMER: Future road alignment between connection points is intended to serve the projected use of Westlake entitlements and is to be determined by development site design as site plans are submitted for coordination of
connection and continuity. Therefore,final road alignments may differ from the Plan. Should road and intersection service thresholds defined by this Plan not be attained,the whole system as shown may not be built. See Policy
Section B in the Implementation Document for roadway thresholds,trigger points,and other implementation language.
.�.. - . .,� LEGEND
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��, � � I � Note. Wtureroadalignmentbetween �
' - � �1 J ronnection points is to be determined
� � �} -� -. - � by development site design as site -
—-� plans are submitted forroordinatlon
� �--� � 1 I ofconnectionandrontinuiry.
NOTE:Further smdy is requimd m detennine optimum desiga . - - -� —
0 0.5 1 mi
�ISC WMER:Ponre mad alignment beaveem m�nection points is intended ro serve the pmjxted use of Westlake entitlements and isro be determined by development site de9gn as site plans are submitted for mordination of mnnection and mntinuiry.
Therefore,Anal mad alignments may diRer fmm[he Plaa Should mad and in[ersection seMce thresholds delined bV�his Plan no[be amined,[he whole rystem as sho�vn may no[be builc See Poliry Sxtion B in[he Implemen[ation�ommen[for mad�vay
[hresholds[rigger points,and other implementation language.
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Planning
and Zoning
Item # 7 — Adjournment