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Planning staff gives overview of traffic impact analyses and review process
Summary
An assistant planner presented an informational briefing on traffic impact analyses (TIAs), explaining when studies are required, what inputs and mitigations are typical, and how TIAs fit into Denton's development review process; commissioners asked about pedestrian considerations and TxDOT requirements.
The Denton Planning and Zoning Commission received an informational presentation on traffic impact analyses (TIAs) during the Aug. 27 work session. Matt Burdine, assistant planner, described TIAs as developer-prepared studies that estimate additional traffic generated by proposed development and recommend mitigation measures such as turn lanes, traffic signals or roadway build-out.
Burdine summarized input data (site access, proposed land uses, projected population growth) and outputs (intersection and roadway analyses, level-of-service metrics and recommended mitigations). He said not all developments require a TIA and outlined common thresholds used by staff: 100 or more peak-hour vehicle trips, 1,000 or more daily vehicle trips, or direct access to a TxDOT roadway, any of which can trigger a TIA requirement. "So this is a study that developers will do as part of any new project, and it determines the impact of additional traffic generated by proposed development on a city's transportation system," Burdine said.
Burdine described the city's internal process: initial trip-generation calculations using industry-standard sources such as the ITE Trip Generation Manual, a traffic scoping meeting with city staff, the applicant's TIA submittal and staff review, and incorporation of mitigation requirements into site plans, PD ordinances or plats where right-of-way dedication is needed. He noted City of Denton guidance documents (design criteria manual) outline timing and technical requirements.
As an example, Burdine cited the Denton Grove Apartments TIA outcome: the apartment project met multiple TIA triggers and was required to proportionally fund the installation of a traffic signal at Dutchess Drive and Loop 288 to address safety and flow.
Commissioners asked how TxDOT involvement affects TIA requirements and whether pedestrian impacts receive similar study. Burdine said TxDOT commonly requests TIAs when a development will access a state roadway; staff flagged that so applicants are not surprised by TxDOT requirements. On pedestrian analysis, Burdine noted sidewalk improvements are frequently required as perimeter street improvements and agreed to follow up with transportation staff about whether an independent pedestrian TIA is now required in higher-pedestrian areas; he said many pedestrian needs are captured in perimeter-improvement requirements.
The presentation was part of the commission's planning "boot camp" informational series aimed at clarifying review processes for commissioners and the public.
