Preserve Preston Hollow Leaders Question Developers’ Traffic Study

The leadership of Preserve Preston Hollow analyzed the developer team’s Traffic Study. PPH leadership, which includes commercial real estate developers, construction engineers and a former City Planning Commissioner, found significant flaws in the Development team’s Traffic Impact Analysis (TIA). Taken together, the issues suggest the analysis understates traffic impacts and corridor congestion.

Here are 10 questions for the Leland Burk/Gerald Stool team:

1. The TIA is dated March 2026 and appears to study the January 2026 development plan and not the revised plan submitted in April 2026 to DallasNow. Did they conduct a new analysis?
   

2. Did the TIA omit an analysis of peak traffic generated by the proposed land uses?
   

3. The TIA applied a background traffic growth rate that is inconsistent with documented corridor conditions (1.3% versus 2.3% historically). The TIA appendix describes growth rates of 4% to 4.55%. Why is this not shown?
   

4. Does the TIA assume that 31.8% of residents, hotel guests, office workers, and restaurant patrons will make a substantial share of their trips entirely within the development? Is this an industry metric? If not, what is industry standard?
   

5. The TIA recommends numerous improvements on page 5. How and when will these improvements be completed? Will the PD specifically state a schedule of when these improvements will be completed?
   

6. During the October 2025 presentation, you mentioned the proposed mixed-use development would be walkable, pedestrian and bicycle oriented. Did the TIA conduct a pedestrian, bicycle, or transit analysis for a mixed-use project?
   

7. Did the TIA use a single-day traffic count without seasonal adjustment? Do most TIAs use a five-day count? October 21, 2025, was not a representative day, because that week included parent-teacher conferences, which can suppress normal AM peak school drop-off traffic.
   

8. Does the TIA analyze the impact of the construction phase?
   

9. Did the TIA address fire and life safety issues?
   

10. The TIA states that two traffic signals will need to be installed to support the PD (Preston Road/Central Market and Royal Lane/Tom Thumb Drive). David Nevarez with the City of Dallas Planning and Development Transportation department indicated that the Preston Road/Central Market Signal would require approval from the Texas Department of Transportation (TxDOT) as Preston Road is a State Highway. As these signals are essential to the proposed PD, what efforts have you made to secure the TxDOT approval?