j 
asakl Associate;, Jue. 'aI< 1925 StiI JacintQ Sl1=l 􀁄􀁡􀀱􀀱􀁾􀀬􀀠Tcz:a... mOl re!ephoue Z14 m 93S\) 􀁾􀁡􀁥􀀮􀀢􀁩􀁭􀁩􀁬􀁥􀀠2149540687 Memorandum 6112195 Addison Urban District (SA# 41532)
Concept Plan Review DRAFT COpyJim Maloney NOT FOR PUBLIC RELEASECarmen Moran cc: Tel'!)' Morgan, Dan Kenoey As requested, Sasaki Associates, Inc. has reviewed the Urban District Concept
Plan submittal by Columbus Development. Following are our comments. • Variations and Alterations It is the intent of the Sections 7.B.1(h).that any variation or a1temtion include modifications
to tnc standards and guidelines established in the districi and that tl)e exact nature of the varialion and alteration be identified at the submission stage. The implication of the variations
submitted allows the applicant to modify uses, lotal floor areas and phasing for any p<rn:el until such time that a development plan has been approved by thc City for that parcel. We
do nOI feellhat this is acceptable and if the applicant anticipates any variations to these items, the eXllel nature of these variations should be identified in sufficient detail 10
enable the City to evaluate whether such variationslalternate$ shOUld be authorized. • C(mtext Plan Context Plan is unreadable and should be modified. • Towl Floor Area Total floor area
for the residential 􀁾􀁵􀁢􀀭􀁤􀁪􀁳􀁴􀁲􀁩􀁣􀁴􀀠is nol provided. Submittal plans establish a maiUmurn floor area per tract, which ifeach parcel was developed to it's maximum, would result
in 4,589,850 square feet of development, Q gross F.A.R. over 2.0. (assuming 52.5 acre5). This level of development exceeds the 1.78 F.A.R. established in the zoning ordinance. While
the applicant may not intend to develop each parcel to it's maximum, 􀁓􀁡􀁾􀁡􀁫􀁩􀀠reccnunends that the tolal allowable floor area for the district be stated on the plan and that the
plan note that the total gross F.A.R. allowed for the district is 1.78. • Concept Plan The concept plan designates a Commercial sub-district, but no information, either as to lotal square
footage or phasing is provided. The commercial sub· district can be re-zoned to II "UC" district classification without submittal of a concept plan. Therefore. Sasaki recommends that
the Commercial sub-district be deleted from the concept plan. . • Off-site R,O. W. The concept plan shows several roadway extensions which are on property owned by others. It is not
clear who is obtaining the R.O.W. and when. The 
Page 2 􀁾􀀢􀁄􀁜􀀹􀁎􀁾􀁬􀀢􀁅􀂭t:::􀁾􀀢􀁢􀁗􀁾􀁉􀁜􀀽􀀺􀀺􀀬􀀠􀁾􀁄􀁜􀀧􀁉􀀧􀁜􀁾􀀧􀁎􀁓􀀠􀁾􀀠f:."',\ 􀀨􀁾􀁾􀀮􀀲􀀬􀀠h\-\ -P:-TL-. applicant should be aware that the concept plan as presented
offers ..... Th"'i!.. possibility of several "dead-end" streets. The applicant should either be prepared to acquire R.O,W. and construct the streets through/or provide a turn around
for vehicles. A note shall be shown on the concept plan staling that any street\ 􀁤􀁥􀁓􀁩􀁧􀁮􀁡􀁴􀁪􀁏􀁮􀁾􀁨􀁡􀁴are nol within the boundaries of the district have no effect, and do not
co . the city to obtain R.O.W. or participate in Ihe construction of such streets. • R.O. W, Dedication R.O.W. dedication for roadways serving an individual phase of development shall
include the entire R,O,W. necessary to complete construction of the entire roadway improvement. • IntenectilJn Design Interl>ections. particularly "T' intersections shall have sufficient
radii for emergency vehicles. • Spectrum Drive IT there 􀁨􀁡􀁾􀀠not been a resolution of the crossing of Spectrum with the DART Rail R.O.W. at the time that Parcel2-P is submitted for
Development Plan approval, the applicant shall be required to dedicate sufficient R.O.W. and design the site to aceomadate a future grade separated crossing • Residenticl S'lreets 􀁾􀀠Residential
streets have been design and approved based on the assumption that their primary function would be to serve residential uses. Alternate cross section for streets which will serve non-residential
uses should be provided. The applicant should be aware that construction of a residential street adjacent to parcell-C could preclude non-residential development on parcel to the nonh.
'E> Applicant shall provide street designation for the street which runladjacent to the southern boundary of the district. ROW appears insufficient. Applicant shall also verify sight
distance from rail ROW Street Framework Diagram on Street Sections sheet show, in the southwestern portion of the site. a number of S'trects which are either off-site, and are therefore
not subject to this Concept Plan, or streets which arc not shown on the Concept I?lan, including an undesignated street along the south Ime, Applicant shall clarify and revise diagram
as necessary. • Pl'qpqsed Street 􀁓􀁥􀁣􀁴􀁩􀁬􀁊􀁮􀀮􀁾􀀠􀁨􀁾􀀠Sasaki has reviewed the proposed street sections and "-found them.• with the exceptions noted below, to be generally consistent
with the design intent of the cross sections in the zoning ordinance. -Section A, B. and C should have an 1.5' concrete band adjacent to parallel parking so that people exiting parked
cars will have solid surface to step onto. -Depth of diagonal parking on Section F; Retail Street has been increased from 16' to 20'. Sasaki has no objection to this change. 
.1U. 􀁓􀁦􀁾􀀢􀀢􀀧􀀢􀀠C 􀀧􀀵􀁜􀀭􀁜􀁾􀀧􀂫􀁎􀀠􀁾t'UR>\4c..: <Z.. Zoning ordinance indi}ates four travel lanes (44' excluding parking) for the Mildnd Street section west of the Rotary. The
applicant has reduced the sectionto 45' including paoong which reduces the roadway to two travel lanes. Sasaki has no objections to this change as long as the applicant can verify that
two travel lanes would be sufficent for anticipated traffic volumes, including off-site traffic, (i.e. Addison Theatre/Conference), and an acceptable transition between the existing
􀁍􀁩􀀱􀁤􀁾􀁤􀀠and the new cr01;S section can be developed e Neckdowns" on Sections G and H should be increased to 9' . • Office Uses A detailed facilities study, including a traffic
impact assessment which dcmonstrates that the project can be adequately supported by utilities and transportation facilities shall be provided prior to development plan approval of any
parcel with II building which has "officc'" as a predominant use. • Open Space Open space shall 􀁢􀁥􀁬􀁡􀁡􀁢􀁣􀁬􀁥􀁤􀁡􀀮􀁾􀀠0-1, 0-2, etc. Applicant sball confirm that this parcel2-R
is dedicated open space similar to other open space. (Symbol is different.) eo Rotary and Mildrid Street Park should not be dedicated as park land to provide future flexibility. However,
the Rotary and Mildrid Street Park.Hs 􀁾􀁉􀁬􀀠counted 'as 'part of the open space dedication. e hI).,-JE. A total of 10,9.5 acres of open space has been shown on Concept Plan, sufficient
for 6550 residents or 4336 units. If additional units are built, additional open space will be required. • Utility Easement It has always been the intent of the City that a pedestrianlt>il::e
path be constructed along the utility easement along: the southern district boundary. Construction of a 􀁲􀁯􀁾􀁤􀁷􀁡􀁹􀀠over the easement precludes this option. The proposed roadway
should be shifted off of the utility easement to allow construction of a pedestrian bike path:t:f... Carmen, we have not addressed utility issues in this review since they are beyond
our scope of of expertisc and John Baumgartner is better suited to make these comments. However as we discussed Thursday, a pbasing plan for infrastructure improvements and design reports
and calculations supporting the sizing of facilities should be I<!quired. Utility sizing should also accommodate any off-site users which may tic into the project system. Please C<1l1
if you have any questions or need any additional information. 
FlRE DEPARTMENT (214) 450-7200 FAX (214)450-7208 € ,''''''' &Jr:}&.§t 􀁟􀁾􀀠Mid PostOffiooBoxl44 Addis{)lI,Texas 75001 4798 Airport Parkway MEMORANDUM 12 September, 1995 TO: John Baumgartner,
Director of Public Works FROM: Gordon C. Robbins, Fire Prevention Chief SUBJECT: Addison Circle -preliminary plan review Thank you for the opportunity to review this submittal. I have
the following comments: -No "neck down" or other traffic restrictor shall be narrower than 24-reet in width_ -All radii on turns and neck downs shall be a minimum of 24' inside and 50'
outside. -Fire hydrants shall be on 300-foot centers along all fire lanes, streets and other access ways. -Dead end streets and fire lanes may be no longer than 150-feet. -All buildings
shall be within ISO-feet ofa dedicated street or fire lane. Ifyou have any questions, please contact me at ext. 7220 Thank you. 
􀁈􀁵􀁩􀁈􀁾􀁚􀁯􀁬􀁬􀁡􀁲􀁳􀀮􀀠Inc. j Engineering JArchitecture 13131 McKinney Avenue I Suite 600 I LB 105 JDallas, Texas 75204·2416 f214·871·3311I FAA 214·671·0757 -, -􀁾􀀭􀀭􀀭•• 􀀭􀁾􀀭􀁾􀀭􀁾􀀭􀀭􀀭􀀭􀀮
􀀭􀁾􀀭􀀭􀀭􀀭􀀭􀀭􀀭􀀭􀀭􀀭􀀭􀀭􀀭􀁾􀀭􀀭􀀭􀀭􀀭􀀭􀀭􀀮􀀭􀀭􀀭􀀭􀀭􀀭􀀭􀀭􀀭􀀮􀀭􀀭􀀭􀀭􀀭􀀭􀁟􀀮􀁟􀀮􀁟􀀭􀀭􀀭􀀮􀀭􀀭-> 􀀮􀀭􀀭􀀭􀀭􀀭􀀮􀀭􀀭􀀮􀀭􀀭􀀭􀀭􀀭􀁾􀀭􀀭􀀭􀀭November 13, 1995 Mr. John Baumgartner,
P.E., Director Town of Addison Public Works 16801 Westgrove P.O. Box 144 Addison, TX 75001 Re: Addison CireJe HZI Project No. 01-1822-04 Dear John: Attached for your review are three
sets of plans for the Addison Circle project. This submittal includes horizontal control plans, demolition plan, paving typical sections, utility sections, paving plans & profiles, drainage
area maps, stonnwater calculations, stormwater plans & profiles, water plans & profiles, wastewater plans & profiles, pollution control plans, and standard details. There are a few items
I wanted to call to your attention as you review the plans. The items are: 1. Street names have not been selected by Columbus at this time. 2. The quantity sheets will be added to the
final submittal as we determine the final construction quantities. 3. Normally we would include the sidewalk paving pattems on the streetscape plans. However, there is too much information
needed on these plans to clearly show everything so we are going to prepare separate sidewalk plans. These detailed sidewalk plans indicating the types of materials to be used, the sidewalk
patterns, and the limits of the pubJic contract are currently being drafted based on the conceptual streetscape plans prepared by Newman, Jackson & Bierberstein, a eopy of which are
enclosed for your use in reviewing these plans. Also, the edge restraint for the brick sidewalk will be modified to show a soldier course, brick turned on end, constructed at the back
edge of the concrete sidewalk base. 4. Details of the brick pavement in vehicular areas indicating the types of materials to be used, the brick patterns, and the limits of the brick
pavers are also still being drafted. The jointing plan for the roundabout will be revised to reflect the brick patterns based on the conceptual plans. 5. Additional detail will be added
to the roundabout; geometry, grades, crosssection, striping, signage, etc.; upon approval of the roundabout study (submitted under separate cover). Dallas I Fort Worth I Mauston I E!
Paso I PhOe'lix I Orange Counly 
Mr. John Baumgartner, P.E. November 13, 1995 6. A sidewalk easement will need to be added at the southwest corner of the roundabout or the abandonment of the Mildred Street right-of-way
will need to be revised to accommodate the sidewalk. 7. Grading at the water tower and the grading of temporary swales draining existing offsite runoff into temporary "Y" inlets is currently
being worked on and will be submitted when complete. 8. Roadway cross-sections and earthwork quantities will be included in the final submittal. 9. We are currently developing a detail
of the residential street I mews intersection depicting the limits of street paving, sidewalk paving, curb limits, barrier free ramp provisions, and no parking areas. We will submit
the detail as soon as it is finished. 10. We will be meeting with the Town Special Events Committee this week to discuss the construction of the project and the scheduling and coordination
between the Town and the contractor. After the meeting we will be preparing a detalled sequence of construction including narrative and plans. We will submit the construction sequencing
as soon as it is finished. II. We are currently putting the bid documents together and will submit them for review when the construction sequencing and bid schedules are complete. 12.
The design of the T.U.E. electric duct bank will be complete within a week and submitted to the Town and T.U.E. for review. 13. PI anting and irrigation plans are currently being prepared
by Newman, Jackson & Bieberstein and will be submitted within 2 weeks. Please give me a call if you have any questions. Sincerely, HUITT.ZOLLARS, INC. Kenneth A. Roberts, P.E. Associate

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SIUIQ.k; Alls.,daf,"" l11c. Fa" s mill£" TrS:linll I " P!:mflifol ,"u-.;mtcfflre 􀁌􀀺􀁯􀁬􀁮􀁊􀁾􀁷􀀮􀁰􀁥􀀠Altrut:Cctl.Ort UrolV> r)c<;lgrt T􀁉􀀢􀁏􀁬􀀱􀁬􀁰􀁯􀁮􀁾􀁴􀁬􀁯􀁮􀀠P'\aul'lint en'i!
􀀦􀁜􀀺􀁩􀁯􀁥􀁥􀁮􀁮􀁾􀀠 􀁬􀁩􀁮􀁶􀁾􀀢􀀢􀁭􀁲􀁮􀀡􀁡􀁉􀀠So"';""' I"";.,D<:!1iJ! ("'1'''= 0..1,., 6114/95 ---_.,-----,,--------....-_._. DiU\! Addison Utball District (SA* 􀁾􀀠􀀭􀀭􀀭􀀭􀁾􀀭􀀧􀀼􀀭􀀮􀀮􀀭....-
--F'roJ(:('t nl'ht')Hutttber Carmen Mourn----------_.To Town of Addison __--__ _ _____ ('vmp.auy 960-7684 45{).101JO􀀭􀀭􀀭􀀭􀁾􀀭􀁾􀀭􀀭􀀭􀀭􀀧􀀭􀀢􀀭􀀮􀀮􀀮􀀮􀀻􀀮􀀻􀀻􀀮􀁾􀁾􀀭􀀭􀀮􀀭􀀭...,'"
􀁆􀁩􀁨􀀺􀁾􀁩􀁭􀁩􀀮􀁬􀁣􀀠number Voic(; 􀁾􀁉􀁑􀁭􀁢􀁾􀀱􀀠."c-________•Jisn Malone. .... _... """"'--...---!'rom 4 4'01 PM..•􀀭􀀭􀀭􀀭􀀭􀀭􀀮􀀭􀀭􀁾􀀭􀀮􀀭..----,-.--.. Nloifl"ltttl' 􀁾􀀧􀀱􀁴􀀠􀁾􀁲􀀮ir£l1!>T
rlit'!r-d lir.t.Jlldiog Ir.IrnIR'Litu.T) T11N" ____. 'N '......-_--.......-_ _.._ 'rtJn\nutted 1:0) 􀁅􀀮􀁾􀁦􀁴􀀱􀀺􀀮􀁩􀁣􀁭􀀠C;;t:\!'lltnr:. Ca:mU:ll, Atl<lchcd are draft of the reyised
sectioll'. MJj0! 􀁊􀁩􀁩􀁉􀁾􀁲􀀼􀀺􀁮􀀢􀀧􀀮􀀠t",tw(;Il!1 out 5<!'.c1i\;1\' ll.od those S\lbmilled by Columbus ill". • S .. ction H: We have made tbe sidewalk the ume ,itc on both 􀁳􀁩􀁤􀁥􀁾􀀠of
MildrW. • Section G 4< H: Increa..<ed parking ami "neckd,)wn" from 7 S to 9' , In addition, we have changed 􀁴􀁨􀁾􀀠􀁾􀁉􀁢􀁡􀁣􀁫􀀠all Residcntiill 􀁓􀁴􀁾􀁬􀁳􀀠from Hi' 10 5' . S' to
be 􀁣􀁯􀁭􀁩􀁾􀁴􀁬􀀡􀀼􀁮􀁴􀀠with the zoning 􀀨􀁽􀁲􀁤􀁩􀀱􀀧􀁬􀁯􀁯􀁾􀁥􀀠Ie).!. Plea$c f¢"iew and get back to us with any 􀀧􀀨􀀩􀁭􀁬􀁬􀀱􀁥􀁬􀁬􀀧􀁾􀀮􀀠We will forward oril1ina.b as ,it")!!
as we h:' ':"e 􀁲􀁥􀀼􀀬􀀻􀁾􀁩􀁶􀁥􀁤􀀠yO'.1' ·'l.:.erovaL Thanks CC' 􀁾􀁉􀀧􀀺􀀡􀁾􀁸􀀠NO:8__,__ .,_ 􀁾􀁾􀀭􀁚􀀻􀁪􀁄􀁗􀀻􀁾􀀠􀀺􀁩􀁾􀀻􀁾􀀠J ....._\ "()􀀹􀀭􀀧􀀩􀁾􀀾􀀷􀀭􀀰c; 􀁾􀀬􀀠/iI&a,{Z£/,
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1 r----8'IIII!ET 1"1&:8 " 6'lC1O' !'\.HI'I'IN& III!D AT .t5' O.c. 􀁲􀀭􀀭􀀭􀀧􀀭􀁾􀀭l'elUTlIItW U!WI. lJEIHT .."'........ AT l'lI' O.c. • Category C -Residential Street 
1-I I 1 ! Category H -Mildred Street West of Rotary 􀁾"""'-(1' 
-( I Category G -Retail Street @Neckdown CMildred) fIoIIooo tnt1'4-1i1" 
(214) 450-2971 16801 Westgrove MEMORANDUM To: Carmen Moran Director ofDevelopmental Services From: John R. Baumgartner, P.K7P [j Director of Public Works tr-Re: Addison Circle -Preliminary
Plat/Construction Plans The Public Works Department has reviewed the referenced plan. There are several outstanding issues remaining from the concept plan that have not been addressed.
Our comments are as follows: 1. Utility and Drainage: A. A water and sanitary sewer study prepared by a professional engineer is necessary to verifY the adequacy ofthe proposed system.
This study shall include all property included in the approved concept plan and its respective drainage basin. B. A storm-water study prepared by a professional engineer is necesssry
to verifY the adequacy ofthe system. As a minimum this study shall include all property included in the approved concept plan and its respective drainage basins. C. Storm drainage system
shall be extended to provide for the properties north and west of the proposed development. The design engineers shall demonstrate that the downstream system has sufficient capacity
for the lOO-year storm event or provide storm water detention. D. The sanitary sewer shall be extended to provide service to the properties north and west ofthe proposed development.
E. No residential water, irrigation, or fire sprinkler service is available from the transmission mains in Quorum and Mildred. F. A sewer line extension is necessary to provide service
to the properties on the northwest and southwest corners ofMildred and Quorum. G. The actual location within the road right-of-way of the various utilities will be determined at the
time ofdevelopment. These locations must provide for the 
Memorandum September 5, 1995 Page Two installation ofprivate utilities (electric, gas, telephone, fiber, television, etc ... ) with franchise or license agreements. H. Additional utility
and storm drainage easements are required. 1. What happens with the storm drainage east ofthe rotary? Does it affect the existing residence on the northwest corner ofthe tollway and
railroad? 2. Quorum Drive: A. A design report should be provided that details the appropriate roadway geometrics, traffic control, markings, signage and parking for the proposed rotary
prior to finalizing the lot layout. See the attached review provided by Barton Aschman. B. The street section should be revised to reflect the minimum roadway dimensions indicated in
the ordinance which provides for two 11 foot lanes and an 8 foot parking lane from face of curb to face ofcurb. c. Quorum Drive is currently identified as a major arterial on the thoroughfare
plan. The developer should provide evidence from his traffic consultants to verify the proposed revision to the plan. D. The additional right-of-way required for Quorum Drive corridor
should be dedicated with Phase I from the railroad to the northern district boundary. Because this development is the first phase ofa multi-phase project, this corridor is necessary
for utilities and possible roadway expansion. E. Ingress, egress, and parking shall be situated so they do not interfere with the operation ofthe rotary. Additional design information
is required to determine the appropriate location. 3. Residential: A. All streets shall be designated by a name or number. B. If some ofthe property accessing the proposed streets is
not residential alternative cross sections are required. 
Memorandum September 5,1995 Page Three C. With the exception ofthe double parking where people were moving into apartments and the parking in the neck-down areas, we were comfortable
with the residential street widths of37 feet from back ofcurb to back ofcurb with neck-down areas at intersections being 23 feet (back to back). However; this assumes the appropriate
radius is provided for emergency/service vehicles and street lights, furniture, trees, etc., are set back sufficientiy to avoid any conflicts with turning vehicles and visibility at
the intersections. D. Where the residential streets dead-end, provisions should be made to provide a vehicular turnaround until the roadway are continued. 4. Mew's: A. ifthe mew's are
going to be dedicated as public streets then a standard curb and gutter section is recommended to control traffic and drainage. As a compromise, a section with a roll up curb may be
acceptable. B. The current cross-section proposed in the preliminary construction plans does not match the concept plan cross-section. Has this changed? Please revise as necessary. 5.
Mildred: A. The approved concept plan does not reflect a reduction in Mildred's cross-section to approximately 60 feet. This reduction appears inconsistent with the current use of the
street and will limit our ability to add additional parking or lanes ifthe demand warrants at the approach to the rotary. B. Ifthe reduced cross-section is approved, the relocation ofthe
existing 24" waterline is required. C. Ingress, egress and parking adjacent to the rotary shall be located so that they do not interfere with the operation ofthe rotary. Additional design
information is required to determine the appropriate location. 6. Alternate material for brick accents bands, crosswalks, sidewalks, streets, etc ... , should be considered. In the past,
the Town has successfully used patterned concrete or pave stone (placed on a concrete base) to give an appearance of brick with more durability, serviceability, and less susceptibility
to settlement. 7. Vehicular visibility should be provided for all streets, mews, and driveway approaches/intersections. 
Memorandum September 5,1995 Page Four 8. Miscellaneous Plat: A. Lot 1 Block "B" does not meet the minimum lot width of 200 feet required in the concept plan ordinance. B. Additional
right-of-way is required to provide sufficient sidewalk width at the streetstreet and street-mew intersections. 9. Private Utilities: A. Provide details regarding the location and access
to the TU facilities serving the district. B. Provide sign-off from private utilities to approval ofeasements and cross-sections for the district. 10. Preliminary Construction Plans:
A. Provide additional information from rotary consultant regarding markings, parking, signage, transitions associated with the Quorum!Mildred intersection. B. Provide details and design
information regarding bricks/pavers being considered for use in the public open space. Ofparticular concern is the hardness, durability and friction provided by the proposed material.
This report shall be prepared by a professional engineer and submitted to our design consultants for for review and recommendation. C. Additional material submittals may be required
prior to bidding for review of street lights, furniture, etc .. D. Pavement markinglsignage plan is required for the roadway and parking areas. E. Sidewalk eyebrows are required at the
intersection ofthe mews with Mildred and the residential streets. This provides protection of the site visibility areas and turning radii for commercial and emergency vehicles. F. Site
visibility areas shall be protected from encroachment at all intersections and driveways. The minimum requirement calls for a 35' visibility triangle in some cases additional protection
maybe necessary. This requires revision to the proposed buildings and the starting location ofthe parking. 
Memorandum September 5, 1995 Page Five G. Provide details regarding loading and unloading ofdeliveries for commercial property, household furnishings, etc .. The current preliminary
plans do not seem to provide for these elements. H. Our current ordinance requires hydrant spacing of300 feet in retail/commercial areas and 500 feet in residential areas. Hydrant spacing
and location requires the approval ofboth the Fire Department and Public Works Department. I. The proposed plans seem to encumber property owned by others to provide service to this
district. Particularly Building "B" and the provisions for TU Electric and drainage. J. Are the plans for the public space enhancement within the rotary consistent with the existing
and proposed utilities? K. What are the plans for trash collection? 1. Drainage from the buildings and mews shall be collected prior to entering the streets. M. A more detailed utility
plan is required. N. The minimum curb return radii for fIre vehicles is 30 feet. Variances to this requirement are approved by the Fire Department. O. It is necessary to recess the inlets
in the parking areas to prevent encroachment ofthe parking in the traffic lanes. P. The minimum throat width for the residential streets shall be 23 feet back to back. Q. It was our
understanding that signifIcant portions ofthe mews is going to have a brick overlay. Inaddition some areas ofthe residential streets, Mildred and Quorum were going to be brick enhancements.
Has this changed? R. The cross-sections do not seem to provide for all licensed utilities and any additional private utilities (ie: private electric, cable, and communications between
buildings "A" and "B"). What is the status ofadditional private utilities? s. Tum lane on Quorum requires 150 feet ofstorage, 150 feet oftransition, and a width of 11 feet.. 
Memorandum September 5, 1995 Page Six T. What is the status ofthe landscaping, irrigation and street treatment plans? U. Additional drainage information is required to verifY inletJIine
locations and sizes. V. Inlets are required uphill from the intersection ofQuorum and Mildred to eliminate stormwater runoff in the rotary. W. What are the plans for Mildred east ofQuorum?
Would it be advisable to add to the rotary during the next phase rather than installing barricades today? X. Fire hydrants and gate valves are required at the end ofall water lines.
Y. Insufficient vehicular visibility is provided at all garage motor court entrances and several street intersections. Z. Retail use and driveway access may not be consistent with the
existing or proposed use of Mildred Street. This is an issue that will be addressed on the development plan. AA. The boiler plate construction contract requires the review ofour City
Attorney. Of particular concern are issues regarding the assignment ofthe agreement to Columbus insurance coverage, additional insured's, etc .. BB. The sidewalk paverslbricks shall
have a concrete base. This is not provided for in the current cross-sections. Cc. Additional water valves are necessary to provide for proper isolation in the event of a line break.
DD. Provide street lighting plans. Show the proposed location oflights,transformers and switch gear. 11. Additional review is necessary upon submittal ofthe required information. 
Quorum Special District Development Guidelines ,-----------Design Guidelines/or the Street Framework -----------, INTERSECTION DESIGN STANDARDS: MINOR FOUR-WAY INTERSECTION PAVERS 􀀭􀀭􀀭􀀭􀀭􀀭􀀭􀀭􀁾�
� SAND BlASTED"CONCRffi 􀀭􀀭􀁾􀀠 STREET LAMP @lOa' o.c. -----12:::1" LOCATID 2'-6" FROM B.o.c. .STREET LAMP WITH ATTACHED "STOP SIGN & STREET SIGNS BARRIER" FREE ACCESS @CURB STREET
TREE @25' o.c. 􀀭􀀭􀀭􀁾􀀠"LOCATID 2'-6" FROM BD.C. WITH TREE GRATE -,--F''-f---36' FACE TO FACE"OF CURB 2 TRAFFIC lANES 2 PARKING lANES 'Z/.I---26' FACE TO FACE OF CURB 2 TRAFRC lANES
25' RADIUS @INTERSECTION ,----20' TANGENT 10' CROSSWALK " 2 ' FROM EXTENDED FACE OF CURB ..-> 􀀬􀁾􀀬􀀠􀁾􀀮􀀠AI)uboN 􀀭􀀭􀀭􀀭􀀭􀀭􀁾􀀭􀀭􀀭􀀭􀀭􀀭􀀭􀀭􀀭􀀭􀁾􀀱􀀱􀀱􀀱􀀱􀀱􀀱􀀱􀀱􀀱􀀱􀀱􀀱􀀱􀀱􀀠
Quorum Special District Development Guidelines ,----------Design Guidelines for the Street Framework ----------, INTERSECTION DESIGN STANDARDS: THREE·WAY INTERSECTION WITH NECKDOWN 􀁾􀀭􀀭􀀭􀀭􀀭􀀭􀀭£\
NO!l!.AsrID CONCRETE r-------26 'I1\CE TO FACE OF CURB ______􀁾􀀠2TRAfficlANES r------BARRIER FREE ACCESS@CURB r------STREET lAMP Wmi.A1TACHD STOP SICN & STREET SICNS 10' cROSSWAlK ____ ._ 2 􀁾􀁀􀀨􀁏􀁍􀁅􀁘􀁔􀁅􀁎􀁄􀁉􀁄􀀠FACE OF CURB 25' RADIJS @U\'TER.SOCTlCJN
-,-t------------,..."..--.20·TANGENT 􀁾􀁴􀀭􀀭􀀭􀀭􀀭􀀭􀀭􀀭􀀭􀀭􀀭􀀭􀀭􀀭􀁾􀀭􀀭􀁐􀁁􀁖􀁾􀀠-:;.r"-..r-------------36' fACE TO &\CE"oF CLRB. 2TRAFACLANES 2 PARKING lANES. ____--------5TREETIAMP@lOO'O.C
LOCATED 2'.-6" FROM B.O.C -----------STREET TREE@'15'O.C. 􀁌􀁏􀁃􀁁􀁔􀁅􀁏􀁾􀀧􀀬􀀮􀀮􀁇􀀢􀀠FROM B.0.C WITH TREE CRATE 􀀭􀀭􀀭􀀭􀁾􀀭􀀭􀀭􀀭􀀭􀀭􀀭􀀭􀀭􀀭􀁾􀀱􀀱􀀱􀀱􀀱􀀱􀀱􀀱􀀱􀀱􀀱􀀱􀀱􀀱􀀠 
Quorum Special District Development Guidelines 􀁾􀀭􀀭􀀭􀀭􀀭􀀭􀀭􀀭Design Guidelines for the Street Framework 􀀭􀀭􀀭􀀭􀀭􀀭􀀭􀀭􀁾􀀠INTERSECTION DESIGN STANDARDS: MAJOR FOUR-WAY INTERSECTION
􀁐􀁁􀁾􀀭􀀭􀀭􀀭􀀭􀀭􀀭􀀭􀀯􀀠&\NO BLASTED CONCRETE -_/STREETLAMP@IOO'O.C.--/LOCATED 2'...{;" FROM B,O.C. STREET lAMP WITH ATrACHED STOP SlCN, & STREET SlCNS ....􀁾􀀺􀀬􀀮􀀠BARRIER FREE ACCESS.@CURB
STREET,TREE@25'O.C. ---!.OCArED 2'...{;" FROM B.O.c. WITH TREE GRATE --,,..q:::::!.,1---40' FACE TO FACE OF CURB 2 TRAFFIC LANES 2 PARKING lANES r---26' FACE TO FACE OF CURl': 2TRAFFlClANES
25' RADIUS @rNTERsEcnON r-----20' TANc€NT -------_.10' CROSSWAlK 2' FROM EXTENDED FACEQfCURB 16' SQUARE PAVER INSERT f}LADI),lstJN ________________--1_ 
3.3 INTERSECTION DESIGN 􀁓􀁔􀁁􀁾􀁄􀁁􀁒􀁄􀁓􀀺􀀠• Intersection of Major Residential Boulevard with Residential Street Red brick accents 􀁾􀁜􀁣􀀮􀀮􀀿􀀭oN L,J.:., Existing 17' (f.o.c. to
I.o.c.) Antique brick sidewa median strip Sireet lamp at 100' o.c. 2 traffic lanes with average and located parallel parking lane 2'-6" lrom b.o.c. between neckdowns 25' radius at intersectionStreet
lamp with attacned__---, street sign. antique Street lamp with attached extended face of curb. street sign and stop sign. Acme red brick pavers 16' wide red brick insert Barrier Iree
acces at curb on concrete Concrete curb pad Antique brick 􀁰􀁡􀁾􀁥􀁲􀁳􀀠,;, concrete it 􀁾􀁴􀁛􀁾􀁲􀁥􀀻􀀮􀁥􀁾􀁾􀁝􀀩􀀠 orr uorum Drive and x 'tree wells 􀁥􀁬􀁳􀁥􀁤􀁯􀁾􀀼􀁜􀀠􀁾􀁾􀁾􀀠 where.
S(".;;;J;tef, average TOWN OF ADDISON . page 21 
· Intersection of Residential Street with Mews Red brick accents Antique brick or equivalent unit paving Street lamp with attached street sign and Stop sign. Concrete curb pad with step
at beginning of mews Ornamental trees at 25' o.c. average with tree grates within mews and S' x 5' tree wells on resi· dential streets. Street lamp at 100' o.c. pole mounted 2'·6" from
b.o.c. or wall mounted 24' fire lane 25' radius at intersection 10' crosswalk .• 2' from extended face of curb. red brick pavers '-__ Antique brick intersection insert with two bol·
Placement of trees in mews should compliment design of adjacent build· ings. TOWN OF ADDISON . page 22 
BARTON-ASCHMAN A?ARSQNSTRANSPORTATIONGROUPGOMPANY 8arlon·Aschman Associates, Inc" 5485 Belt lOne Road, Suile 199' Deltas, Texas 75240' (214)991-1900' rax; (214) 490-9261 MEMORANDUM TO:
John Baumgartner Town ofAddison FROM: Gary Jost 􀁾􀀠DATE: December 1, 1994 SUBJECT: Quorum Drive Roundabout A modern roundabout has been proposed, as part ofthe Addison Town Center development,
for the intersection of Quorum Drive and Mildred Drive in the Town of Addison. The development includes mid-rise apartments and retail and would be located on both side ofQuorum Drive
between the railroad and Airport Boulevard. The proposed roundabout would serve as the focal point ofthe development. TIris memorandum presents the findings and conclusions an evaluation
ofthe impact ofthe proposed roundabout on the transportation system serving the area. BACKGROUND Transportation has long been a high priority in the Town ofAddison. The town has initiated
several efforts over the recent years to create an effective transportation system These efforts include the following: • The development of a comprehensive program of intersection improvements
to increase capacity and efficiency ofthe existing roadway system. • Implementation of transportation management actions to preserve roadway capacity • Ongoing traffic signal timing
optimization to improve operational efficiency. • The development ofthe Addison Thoroughfare Plan. • The funding and design ofthe Arapaho Road extension. I 􀁾􀀠􀁾􀁐􀁁􀁒􀁳􀁡􀁎􀁳􀀠
• The development ofalternative access routes for the South Quorum area. • Traffic management actions to protect neighborhoods from "cut-through" traffic. These actions have been initiated
in the ongoing effort to create and maintain an effective transportation system to serve the citizens ofthe Town. Ouorum Driye Quorum Drive is currently a north/south four lane divided
arterial located approximately one-quarter mile west of the Dallas North Tollway. The Town of Addison Thoroughfare plan designates Quorum Drive as a minor arterial. The roadway provides
access to Belt Line Road, a six lane, east/west regional arterial, and the Dallas North Tollway, a six lane, controlled access toll facility serving north/south travel needs for the
area. Quorum Drive will provide access fur adjacent properties along its route. Currently, the majority ofthis property is undeveloped, but medium and high density land uses are proposed
for the area. These type uses are projected to generate traffic that will utilize all of the available capacity of Quorum Drive. PROPOSED DEVELOPMENT The proposed development includes
approximately 40 acres ofresidential development containing approximately 3,500 multi-family dwelling units and 300,000 square feet of retail/office development. As part of the master
planning efforts of the development, the construction of a modem roundabout at the intersection ofQuorum Drive and Mildred Drive has been proposed. Trip Generation Based on trip generation
rates for these type land uses, the development would generate approximately 33,000 vehicle trips per day. Ofthe daily trips, approximately ten percent would occur during the P.M. peak:
hour. Based on the preliminary site plan furnished by the developer, it is assumed that the majority ofthe trips generated by the development would use Quorum Drive to access the area.
The capacity of Quorum Drive is approximately 30,000 vehicles per day. The proposed development and additional development potential in the area will generate demand to completely utilize
this capacity. Therefore, all analysis concerning the roundabout should utilize the capacity ofQuorum as the projected traffic volume. 2 
Mildred Drive will remain a minor collector with relatively low volumes, especially west ofQuorum Drive. MODERN ROUNDABOUTS There has been much written lately about modem roundabouts.
Most ofthese articles have focused on "modem roundabouts" ratlier than traffic circles. Modem roundabouts differ from traffic circles in their design and operational characteristics.
The primary advantage presented for modern roundabouts is their ability to replace signalized intersections while achieving a reduction in delay and accidents. The disadvantages ofmodern
roundabouts and are also presented in many ofthe articles. Several are specifically related to the proposed roundabout at Quorum Drive and Mildred Drive. These include operational characteristics
when the Minor Street (Mildred Drive) has significantly less volume than the Major Street (Quorum Drive). In this case, the roundabout essentially operates as a "T "intersection. Modem
roundabouts also present a less friendly pedestrian environment, require more land, and and are less familiar to U.S. drivers. CONCLUSIONS AND RECOMMENDATIONS Based on our analysis,
the following conclusions have been drawn: • It appears from the literature presented that modern roundabouts can function effectively both for low volume and high volume locations provided
that they are designed to accommodate the projected volumes and traffic characteristics are conducive to this type of control. • The proposed roundabout, if approved should be considered
'a high volume roundabout, designed accordingly, and its design analytically developed and documented. Roundabout diameters in the range of 300 feet would be expected. • The success
of the modern roundabout binges on slower speeds and yield at entry. These will be an unexpected roadway characteristic to many drivers and may initially result in driver confusion and
increased conflicts between vehicles. Other segments ofQuorum Drive do not have similar characteristics. • The roundabout is proposed to replace signalization of this intersection. The
The need to signalize the Quorum Drivel Mildred Drive intersection is yet undetermined. • The roundabout will negatively impact the ability to provide progression for vehicles along
Quorum Drive. 3 
• The projected volumes on Quorum Drive and Mildred Drive will effectively cause the roundabout to function as a "T" intersection, requiring Mildred Drive traffic to yield to the much
higher volumes on Quorum Drive. • The operation of the modem roundabout will force traffic on Quorum Drive to yield to vehicles turning left onto Mildred Drive. • The predominant movements
within the proposed roundabout would be "straight through" movements northbound and southbound on Quorum Drive. These movements can be most effectively accommodated without a roundabout.
• There are currently very few operating modem roundabouts in the United States. Most of the documentation of operating conditions comes from overseas (England, Europe< Australia) were
driving characteristics are significantly different than those found in the United States. • Rounda15outs present an unfriendly enviromnent to pedestrians and are counterproductive to
creating a pedestrian friendly enviromnent. Recommendations Based on these conclusions, we offer the following recommendations: • The construction ofa modem roundabout on Quorum Drive
in Addison will ultimately be the Decision of Town officials after the consideration of many factors. These recormnendations address only the transportation related issues ofthe proposal.
• It appears from available data that a modern roundabout could be constructed on Quorum Drive to accommodate the projected volumes, However, due to the limited experience with modem
roundabouts in North America, and little or no experience with roundabouts with similar traffic characteristics as projected on Quorum Drive, we do not recormnend a roundabout at this
location. The introduction of significantly different roadway characteristics in this segment of the roadway is not consistent with the goal of providing consistent design standards
along a particular roadway or roadway type. It would seem that a more appropriate place for roundabouts would be at the intersection ofresidential streets within the development (similar
design characteristics) rather than on the arterial. The limited experience ofroundabouts in the US would make the construction ofa roundabout on Quorum Drive an experiment, rather than
a design decision based on creating desirable operational characteristics. 4 
• In lieu ofeliminating the opportunity for a modem roundabout at this location, ROW could be reserved to provide the necessary land for future construction. It is recommended that future
approval of a roundabout be provided only after additional docomentation on operating characteristics is available from other locations. ROW should be reserved based on existing analysis
ofdesign requirements. Actual design would be based on design criteria available at the time ofapproval. 5 
TOWN OF ADDIsoN PuBLIC WORKS To: geaR0 􀁢􀁾􀁬􀀧􀁴􀀵􀀠From: John Baumgartner, P.E • Director . Company: ld-u.,-It 70 \ 10 1:.5 Phone: 214/450-2886 FAX: 214/931-6643 FAX#: [!7( -0151 16801
Westgrove Date: P.O. Box 144 q 17/gS Addison, TX 75001 # of pages (including cover):--,--,-,-_J',. DOriginal in mail DPer your request DFYI Dcan me ;.. l... Comments: 
I/tG'D JAN 2 5 1996 Architecture 􀁐􀁬􀁡􀁮􀁮􀁩􀁮􀁧􀁾􀁕􀁲􀁢􀁡􀁮􀀠Design Engineen'ng Interior Architecture Landscape Architecture Graphic Design U'110... Baltimore DC/lfC/s Washing/on Los
Angeles London Tokyo Hong Kong Guadalajara January 17, 1996 Mr. John Baumgartner, P. E. Director Public Works Department Town Of Addison 16801 Westgrove Addison, TX 7500 I RE: Addison
Urban Center RTKL Project No. 10-95509.00 Dear Mr, Baumgartner: I have reviewed your comments and have provided the solutions explained below. The responses are located as per your comments.
If you have any further comments please let me know, as we are looking forward to obtaining a building permit. Item '" Letter A All balconnettes from the East elevation of bUilding B
have been changed to flush metal balconnettes, Item'" Letter B Section 06/32,06 REF 07/31.01-Metal canopy occurs within the set back of the east elevation of building "A". Section 06/32.06
REF 12I31.02-Metal canopy occurs within the right of way and will be removed. Item '" Letter B Section 02132.05 REF 03/31, I I-Metal balconnette is within the right of way and will be
changed to flush balconnette. Section 02132.05 REF 12131.12. This section drawing occurs at the north elevation of "B" building and within a 5'-0" setback, Section 05/32.05 REF 03/31
,0 I -This section occu rs at the north elevation of "A" building and within the various setback condition. RTKL would like to discuss this condition. RTKL Associates Inc 2828 Routh
Street Dallas, IX 75201 2148718877 FAX 214871 7023 
Mr. John Baumgartner. P. E. January 17. 1996 Page 2 Letter C Trash Collection: There have been misunderstandings over the proposed trash collection process at Addison Circle. The folloWing
is a general description of this process: Compacted trash is loaded in 2-yard containers with rubber wheels and rolled out to curb across a reinforced section of sidewalk. Through the
use of signage. two parallel parking spaces are reserved during set times each week for collection by a one-ton pick-up truck. Once at the curb. these carts roll down a portable ramp
carried by the truck and lifted by the truck's back lift gate. Once lifted. these carts are carried to the 40-yard container and emptied. The folloWing responds to City Staff's comments
over trash collection: Letter C Number I Carts from this trash room will be rolled from the garage to the curb at Mildred Street. This process Is described above. Letter C Number 2 Carts
from this trash room will be rolled to the curb at Mildred Street. As discussed in the meeting on Fri. 1119/96. two parking spaces will be reserved in this location as well. This full
process is described above. Letter C Number 3 See above. Carts are loaded by truck parallel parked in reserved spaces. The truck does not block traffic during this process. 
Mr. John Baumgartner, P. E. January 17, 1996 Page 3 letter C Number 4 The opening provided for servicing of the 4O-yard dumpster is 18 feet high, by 12 feet wide. This has been verified
as being sufficient for the service vehicle based on the following process: The dumpster Is angled within the building. The service vehicle approaches the dumpster at this same angle
(±.30 degrees) and lifts the dumpster while angling It onto the flatbed with Its wench assemblies. Based on the vehicles turning radius and length, we have eliminated any trees and street
elements in this mews that conflict with this process. letter D The door swing for 1:he meter rooms by code have to swing out. RTKl will change the door swing a1: the trash rooms if
the program allows the change. letter E Owner will provide mirrors or indication lights at the deck entries. A walking surface warming device was denied by the city during pas1: discussions.
letter F Bollards at the Porte Cochere will be removed and the height clearance of the Porto Porto Cochere has been increased to 16'-0". letter G Number 2 Details will be provided and
meters and devices will conform. letter G Number 3 Installation details will be furnished. letter G Number 4 All meter shall be placed within a trafflc safe box/vault. letter G Number
5 All backflow presentation devices shall be working properly prior to the issuance of Certificate of Occupancy. 
Mr. john Baumgartner. P. E. january 17. 1996 Page 4 letter G Number 6 This item is addressed in the reservation agreement between the Town of Addison and Columbus Realty Trust. letter
G Number 7 Detail will be provided for cleanouts in all sidewalks. letter G Number 8 All clean outs will be located on property lines. letter G Number 9 More grease traps will be shown
on the drawings at each retail location. letter I Sheet 90.00 indicates the follOWing: I. Sleeving requirements to fuwre phases for communication and wiring. 2. Telephone. cable and
fire alarm routing. 3. Power distribution from transformers to electric rooms. Sincerely. RTKl ASSOCIATES INC. 􀁾􀁎􀁾􀁾􀁾􀁾􀀠jMN:js cc: john Gosling File 10-95509.00