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Real estate and condo columnist Jon Anderson has devised a simple and effective plan to remedy the longstanding parking and traffic problems that plague Dallas' Preston Center retail district.
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TrafficandParkingStudyforPrestonCenter:
TheCheapVersionJonAnderson
WhyWait?
JenniferGatestaskforceplanisyearsawayfrommeaningfuldeliverables.However,finiteinfrastructuremakesoptionsequallyfinite.IvecapturedtheissuesandoptionsfortrafficandparkingsurroundingPrestonCenter.Theareaplanmaybethicker,butthesefewpageslikelycapture90%ofthatreportsfindings today.
Overviewofcurrenttrafficandparkingproblemareas Overviewofthefundamentalunderpinningsoftheproblems Thesolutionstotrafficandparkingproblems Thereasonmeaningfulsolutionsaredoubtful WhattheCityCouncilshoulddo
CurrentStateofPrestonCenterAreaTrafficandParking
PrestonCenterArea:Traffic
Whatweknow: Thetrafficsignalsareterriblytimedandsynchronized. TXDoT controlsNorthwestHwy(andisillsynchedto)UniversityParkcontrolledPrestonRd
Increaseddensitywilllikelyonlyhaveimpactontrafficduringpeaktimes. NorthwestHwyandPrestonRdareovertaxedtothepointthatdriverscutthroughresidentialstreetstomitigatedelays.
WestboundtrafficisbackeduptoPickwickandbeyond
EastboundtrafficisbackedupwestoftheTollwaytopastPrestonRd.
SouthboundtrafficisbackedupbytheUniversityParktrafficsignalatBerkshire(locatedonly295southofNorthwestHwy).ItstooclosetoallowthemaximumnumberofcarstocleartheNorthwestHwyandPrestonintersection.
PrestonCenterArea:Traffic (cont)
Whatweknow: Pooralignmentbetweeneasttowest
roadwayscrossingPrestonRdmakesPrestonCenterentry/exitdifficult. Onthewestside,LutherandSherryarethestraightestrunsinandoutofPrestonCenterWesttoPrestonRoad.
BerkshireistheleastefficientroadtomovetrafficoutofPrestonCenterEastorWest.
FromPrestonCenterWest,theparkinggarageandonewaystreetsmakeitaninefficientlabyrinth.
TheonlyreasontheresatrafficsignalisbecauseofPrestonCenterEast/Westalighment.
BerkshireistheworstpossibleintersectiontohaveatrafficsignaltomovethemosttrafficthroughthePrestonRoadandNorthwestHwyintersection.
PrestonCenterArea:Traffic
Whatweknow: BecauseoftheclosenessoftheBerkshiretrafficsignal,theJanuary2016additionofasecondturninglanefromwestboundNorthwestHwytosouthboundPrestonRd.willmakecongestionworse Theresultwilltrytosendtwicethetrafficintothesamealreadybottleneckedspace.
TheonlyoutcomeofthesecondturninglanewillbetoaddspacetostackcarsonNorthwestHwywaitingtoturn.
Itwillnotincreasethenumberofcarsmakingtheturnduringeachsignalcycle.
PrestonCenterArea:Traffic (cont)
Whatweknow: OfficehighrisessurroundingDouglascause
backupsduringpeaktimes.
Differingfrommorningrush,eveningrushoutofdowntownputsaddedpressureonLomoAlto.DriversexitingtheTollwaymeettrafficemptyingontoLomoAltotryingtoavoidDouglas. MorningpeakcreatesbottlenecksonNorthwestHwyatDouglasandtheTollwayintersections.
Duringpeaks,NorthwestHwyisbackedupfromtheTollwaytopastPickwick.
ThereasonsareDouglastrafficsignalistooclosetotheTollwayandinflexibletrafficsignaltimingfortheamountofcars.
DriverseastoftheTollwayareimpactedbythesameTollway/Douglastrafficsignalbottleneck.
PrestonCenterArea:Parking
Whatweknow: PrestonCenterEast hasampleparking.
Singleownercomplexprovidesacombinationofundergroundandsurfaceparking.
PrestonCenterWest: Antiquatedinfrastructureresultingfromfragmentedownershipunabletoagree.
800carcentralgarageisoutdated,poorlymaintainedandfrozenbylandlordindecision
Centralgarageisunderutilizedfor21hourseachworkdayand24hoursoverweekends.
Todayonlymodestcapacityincreasesareneeded.
Streetparkingimpactedbyonewayroads Currentandfuturehighriseshavelittleimpactonparkingbecausetheysupplytheirownparkinggarages
ConstrainedSpace;ControlledOptions
LimitedPhysicalSpaceLimitsOptions:Traffic
PrestonRoad,NorthwestHwyandTollwayexits/entrancesareafixedsize,physicallylimitingthenumberofcarscapableoftraversingthem.
Notrafficstudyorroutechangecanappreciablyalterthis;nodifferentthanagallonjugholdingexactlyonegallonbeforeoverflowing.
Thereasonthereisneighborhoodcutthroughtrafficisbecausethesemainarteriesarealreadyoverburdenedduringpeakhours.
Evenwithcapacityincreases,neighborhoodcutthroughisinevitable.(iffewerpeoplecutthrough,otherswouldseetheemptyroadsandbegintousethem.)
SurgicalSolutionsVsWholesaleCapacityGrowth
ThegoodnewsisthatmoderntraffictheorystatesthatmassivelyincreasingcapacitieswillNOTresultinlessfullroadways;regardlessoffuturedevelopment.
Forexample,ifNorthwestHwywereincreasedto10lanes,trafficwouldquicklyshiftandrefilltotheexistingcongestionlevels.(e.g.Ifyoubuildit,theywillcome.)
Changemustbesubtleanddeliberate Thegoalmustbetomaketheexistingroadsmoreefficientandtoaddselectivecapacityincreases.
Theonlyachievablegoalbeingtomovetrafficto/fromtheimmediateareaasefficientlyaspossibleunderstandingthereisnocureforpeakhourcongestion
ParkingIsntaHugeProblem;ButtheParkingGarageIs Beingoverburdenedonlyduringweekdaylunchhours,thecurrentcentralgarageonlyneedsminorcapacityincreasestoservicetodaysneeds.
However,doublingcapacitywouldpositionitforfutureneedsandenablethegaragetohelpwithtrafficflow
BUT Thecurrentownershipandparkingrightsarrangementisabuiltinstalematetoimprovement
Theresultingeyesoreanddisagreementholdsbackreinvestmentandcommerceinthearea.
TheOptions:Traffic
MaintainingtheStatusQuoasDevelopmentisaddedtoPrestonCenterArea PrestonCentercongestionwillneverbeeliminatedduringpeaktimes,butchangescanincreasetheamountoftrafficsupported
ThegoalmustbetotreatPrestonCenterasadestinationandONLYmovetrafficin orout,notthroughit.
Itiscounterproductivetocreatecutthroughs toandfromotherdestinations E.g.WeretheCitytowidenNorthwestHighwayfromtheTollwaytoCentral,itwouldattracttrafficfromelsewheremakingNorthwestHighwayandPrestonCentertrafficfarworsethancurrentcongestion.
TheSolution:NorthwestHighway
WidenNorthwestHwybetweenPickwickandtheTollwaytowidenandlengthenallturninglanesintersectingPreston,PrestonCenter,DouglasandtheTollway.
ConstructinghighercapacityturninglanesreducestheincursionofcarsintothethroughlanestraversingtheTollwayandPrestonRd.(essentiallygivingturningtrafficalongerrunway)
Buttrafficneedssomewheretogo,thereforeeliminatingtheBerkshire/PrestonRdtrafficsignalandthesynchronization/programmingofNorthwestHwy/Douglassignalarecritical.
InstallsmarttrafficsignalatDouglastoensurebestmovementbetweentheTollwayandPrestonRoad
TheSolution:PrestonRoad
FourtrafficsignalsexistbetweenNorthwestHwyandCentenaryAve.(2/10th ofamile)
RemovetrafficsignalatBerkshire At295southofNorthwestHwy(17carsperlane),thereisntenoughspacetocleartheNorthwestHwyandPrestonRd.intersectionatpeakhours.
AddsignalatWentwoodDr.andsynchwithexistingSherryLanesignal
Threetimesasmanycarscouldbeaccommodated GivessignaledentranceandexitforPrestonCenterEast
RemovalsignalatCentenaryAve
Bottleneck
TheSolution:PrestonRoad(cont)
Continue6lanePrestonRdbetweenNorthwestHwyandSherryLane
Thisminorchangewillshiftthezipperof3to2laneswellsouthofNorthwestHwy.
Again,dependentontheremovalofthePrestonRd.andBerkshiretrafficsignal.
WidenSherryLanetooffsettrafficmovementfromeliminationofBerkshiretrafficsignal.
TheSolution:TollwayAccess
BetterSouthboundTollwayAccess ExtendDouglasAvesfourlanestoColgateAve. AddabridgecrossingTollwayconnectingColgatetoEasternAve.toshuttletraffictothesouthboundTollwayentranceatEastern/LoversLane.
BetterNorthboundTollwayAccess WidenLomoAltofromLoversLanetoNorthwestHwytoshuttlenorthboundtraffictoPrestonCenter.
TheSolutionforParking
DemolishexistingPrestonCenterWestgarageandbuilda4levelundergroundlottoppedbyaparklikeSanFranciscosUnionSquare.
TheCityofDallasrequiresnoagreementorspecialzoning.Parkingcapacityisdoubledwithanicetownsquaregreenspace
Doublingparkingcapacitywillenablethecitytoeliminatesomestreetparking,convertonewayroadstotwowayandincreaseroadwayefficiency.
Installingelevatorsandotherhandicapaccessibletechnologieswillmakethegaragemoreusable
Theendresultisthatamarginallymaintainedeyesoreistransformedandtrafficmovesmoreefficiently
Quickerrandandtogorestaurantpickupsareaccommodatedbymeteredstreetparkingwith30minutelimits
TheSolution:PrestonCenter:TwoLaneRoadsEliminateOneWayRoadsatPrestonCenterWest RemovestreetparkingononewaysectionsofWestchase Dr.,LutherLane,BerkshireLane,KateSt.
Increasestrafficmobilityandreducesblockcircling
AcquirepropertyatKateSt.andLuthertostraightenKateSt.
MoreefficientshuttlingoftrafficawayfromBerkshireandtowardsSherryLane
SolutionSummary
PrestonRoad RemovetrafficsignalsatBerkshireLaneandCentenaryDr
Blockleftturnsto/fromBerkshireLaneandPreston AddtrafficsignalWentwood Drive WidenPrestonRoadto6lanesfromNorthwestHwytoSherryLane
NorthwestHighway WidenfromPickwicktoTollway Increasecapacityoftollwayentrance/exitandPrestonRd.turninglanes InstallstateoftheartsmarttrafficsignalatDouglasAve.
SolutionSummary
DouglasAvenue Extend4lanesfromNorthwestHwytoColgateAve.
ColgateAvenue AddoverpassatTollwayconnectingtoEastern(connectingtoTollwaysouth)
PrestonCenterWest Demolishandrebuild4storyundergroundparkinggaragewithstreetleveltownsquaregreenspace
AcquirepropertyatKateSt.andLutherLanetostraightenKateSt. Eliminatestreetparkingtoconvertonewayroadstotwoway
TheOptions:Development
MixedResidentialandCommercialDevelopmentistheBestOption Residentialandcommercialhaveslightlydifferenttrafficpatterns
Ifaworkdayisfrom8:30amto5:00pm,aworkerwillleavehomebetween7:308:00amandarrivehomebetween5:306:00pm.
Residentialdevelopmentwillgeneratethebiggestwaveofareaexitsinthemorningbeforemostareaworkersarriveandintheeveningarriveaftermostworkershaveleft
Commercialdevelopmentwillseethebiggestwaveofworkersarrivingaftercommutingresidentshaveleftinthemorningandleavebeforeresidentsreturnhomeintheevening
Mixedusedevelopmentencouragesworkerstoliveclosetowork Residentialdevelopmentcoupledwithshoppingreducesoveralltrips Trafficwise,theleasttaxingdevelopmentsminimizepeakhourcommuting
Residential:seniorcare,retirementliving,unitstargetingparttimeresidents,live/workspaces
LunchHourCongestion
MuchhasbeenmadeofweekdaylunchhourcongestionatPrestonCenterWest(thefewhoursparkingiscurrentlyaproblem)
Addeddevelopmentwillhavelittleeffect Residentialdevelopmentwillnotaddtocongestion(theyphysicallywontbeinthearea)
Commercialdevelopmentwillhaveonlymildeffects Workersatnewcommercialdevelopmentswillwalkfromtheirownparkingstructures. Increaseswillonlycomefromthosedinersmeetingintheareaandnotparkinginahostsofficebuildingparking.
Iftheparkingstructureisexpandedassuggested,parkingwillceasetobeaproblematall
But
Unfortunately
Acquiringlandviaeminentdomainrequiresmoneyandwill However,someownerslikeMarkCubanmaydonatelandfromtheirholdingsinexchangeforafairhearingoftheirplans.
WorkonDouglasandPrestonRoadrequirescooperationfromUniversityPark AddingaTollwayoverpassatColgaterequiresthewill,themoneyandNTTA InstallingsmarttrafficsignalsalongNorthwestHwyrequiresmoney(andlikelyaholisticDallasplan)
IdonotbelievetheCityofDallashasthewillnorthebudgettoenactanyofthesesolutions.IwonderwhythePrestonCenterTaskForceareaplan(whichwilllikelylookverysimilartothesefewpages)isbeingallowedtostalldecisionstodaysurroundingPrestonCenterwhenitshighlyunlikelythereportwillbeactedupon.
TheCityCouncilsRealisticOptions
Stopstallingdevelopment Createanindependent,nonpoliticaltaskforcetoholdopendiscussionsanddebates
Worktobarterwithdevelopersandcurrentlandownersfundincrementalimprovements
Thiswillrequirebreakingdownoptionsintomanageablechunkssortedbyoverallareaimpact
Workwithdeveloperstofundprojectsinexchangeforsupport Encouragecurrentlandowners,notlookingtoredeveloptheirproperties,tostillcontribute.Moredevelopment,morecustomersfortheirbusinesses.
Summary
Theissuesareclear Thesolutionsareclearandmorefinitethanmanybelieve Developerfundingistheonlyfinanciallyrealisticoptionforchange TheCityCouncilskeyrolesare
FindadiplomaticormonetaryoptiontobreaktheparkinggaragecartelinPrestonCenterWest orjustbuildtheundergroundparkingandparkconcept
Providepoliticalwilltoacquirepropertiesnecessarytoplan WorkwithUniversityParktoalieveaproblemthatequallyeffectstheirresidentsandbusinesses.