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Item 7C - Queue Analysis 08-30-2021TRAFFIC IMPACT
GROUP, LLC
TO: Clay Cristy, P.E., ClayMoore Engineering
FROM: Scott Israelson, P.E., PTOE
DATE: 30 August 2021
RE: Drive -Through Queue Analysis
NW Corner of Southlake Et White Chapel
Southlake, TX
Introduction
Phillips Edison Et Co proposes to redevelop a site in Southlake, Texas. The site is located in the
northwest corner of Southlake Boulevard Et White Chapel Road and is currently occupied by a gas
station. The redevelopment proposes to construct a building totaling 4,600 SF. Vehicles will access the
site using existing driveways to the commercial area.
The planned uses are a 2,450 SF retail site and a 2,150 SF restaurant with drive -through window.
Although no tenants are planned yet, it is probable that the restaurant will be a coffee shop. The site
plan is attached.
The City of Southlake requested this analysis to determine if the drive -through window is feasible with
respect to queueing.
Trip Generation
This analysis uses the ITE Trip Generation Manual 10th Edition to estimate the projected trips by coffee
shop portion of development. Table 1 contains the summary of the trip generation estimate, which
includes a reduction in trips based on the existing use.
Table
Generation
Average Weekday
Driveway
Volume
SMJWI
PM Peak
Hour
Land Use
Code
Size
Enter
Exit
Enter
Exit
Existing Use
Gasoline/Service Station
with Convenience Market
945
10
Fueling Positions
64
61
71
69
Proposed Use
Coffee/Donut Shop with
Drive -Through Window
937
2.15
Th.Sq.Ft.GFA
97
94
47
46
Total New Peak Hour Trips to Adjacent Network
33
33
-24
-23
www.traffic-impact.com 1432 Greenway Drive, Suite 800, Irving, TX 75038 11 P a g e
TRAFFIC IMPACT
GROUP, LLC
Queueing Analysis
Queue analysis for entrance gate examines two key factors; arrival flow rate, and departure flow rate.
The arrival flow rate, A, is measured by the expected entering trips generated by the development in
the peak hour. For this project, the AM peak is the highest hour, and the expected number of entering
vehicles is 95 vehicles per hour. According to the ITE Trip Generation Handbook, fast-food restaurants
experience a pass -by rate between 32% and 68% percent in the AM peak hour. Pass -by rates can be used
to assume the number of entering trips that use the drive -through window. The trip generation
estimates an entering volume is 97 vph in the peak hour. This analysis assumes 50% of entering volumes
will use the drive -through window, so the arrival flow rate is 48 vph.
The departure flow rate, p, is based on the average service time for a vehicle to order and receive the
coffee. According to experience, the processing rate is one minute per order, providing that vehicles
are directed to exit the drive -through lane and park for orders that take longer than one minute. The
departure flow rate is 60 vph.
Estimating how many vehicles are in a queue uses the relationship between the two rates. The mean
queue length is calculated by the following equation:
E. = A2 / p * (p-A)
The mean queue length at the pickup window is expected to be 482 / (60 * (60 - 48)), or 3.20 vehicles.
The probability of more than N vehicles in a queue is calculated by the following equation:
P(n>N)=(A/p)"''
To determine how often there will be more than one vehicle in the queue, we find that P(n > 1) = (47 /
60) 2, or 0.640. This means 64% of queues will be greater than one vehicle.
Using that formula to achieve the 95th percentile, analysis shows that 94.5% of queues will be twelve
cars or less. Therefore, the amount of queue storage should provide room for twelve vehicles.
The calculations are attached to this memo.
www.traffic-impact.com 1432 Greenway Drive, Suite 800, Irving, TX 75038 2 1 P a g e
SIMPLE
Drive Through Queueing
Arrival Rate 48 vph
Departure Rate 60 vph
Mean Queue P8qO
vehicles
Mean Queue length Feet
Probablility of more than 12 vehicles
Probabilty is 5.5%
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SITE DATA SUMMARY
LOT 2R1
LOT 4R
TOTAL
EXISTING ZONING
SP-2
SP-2
-
PROPOSED ZONING
SP-2
SP-2
-
LAND USE DESIGNATION
RETAIL/COMMERCIAL
RETAIL/COMMERCIAL
-
GROSS/NET ACREAGE
7.468 AC
325,295 SF
1.075 AC
46,814 SF
8.54 AC
372,109 SF
NUMBER OF PROPOSED LOTS
1
1
2
PERCENTAGE OF SITE COVERAGE
30.05%
9.98%
27.52%
AREA OF OPEN SPACE
36,437 SF
13,332 SF
49,769 SF
PERCENTAGE OF OPEN SPACE
11.20%
28.48%
13.37%
AREA OF IMPERVIOUS COVERAGE
288,858 SF
33,482 SF
322,340 SF
PERCENTAGE OF IMPERVIOUS COVERAGE
88.80%
71.52%
86.63%
GROSS BUILDING AREA
98,300 SF
4,788 SF
103,088 SF
NUMBER OF STORIES
1
1
-
MAXIMUM BUILDING HEIGHT
35'-0"
35'-0"
-
PROPOSED FLOOR AREA
97,741 SF
4,672 SF
102,413 SF
PROPOSED FLOOR AREA BY USE
FOOD STORE
RETAIL
RESTAURANT
TOTAL
63,959 SF
28,782 SF
5,000 SF
97,741 SF
-
2,322 SF
2,350 SF
4,672 SF
63,959 SF
31,104 SF
7,350 SF
102,413 SF
REQUIRED PARKING
PARKING RATIO PROVIDED AT 11268 SF
382 SPACES
PROVIDED PARKING
STANDARD
OFF -SITE STANDARD (PARK PROPERTY)
HANDICAP
TOTAL
315 SPACES
-
13 SPACES
328 SPACES
35 SPACES
-
2 SPACES
37 SPACES
350 SPACES
18 SPACES
15 SPACES
383 SPACES
REQUIERD LOADING SPACES
2 SPACES
-
2 SPACES
PROVIDED LOADING SPACES
3 SPACES
-
3 SPACES
AREA OF OUTSIDE STORAGE
-
-
-
PERCENTAGE OF OUTSIDE STORAGE
-
-
-
ANTICIPATED SCHEDULE OF
DEVELOPMENT
CONSTRUCTION START DATE:
CONSTRUCTION END DATE:
Feb-99
Oct-99
Dec-21
Jun-22
-
-
LANDSCAPE CALCULATIONS
SUMMARY CHART - LOT 4R INTERIOR LANDSCAPE
% OF ARE IN
CANOPY
ACCENT
SHURBS
GROUND
SEASONAL
REQUIRED
LANDSCAPE
FRONT OR
TREES
TREES
5 GAL.
COVER
COLOR
/ PROVIDED
AREA (SF)
SIDE
(1 PER 500)
(1 PER 250)
(1 PER 40)
(SF) 15%
2%
REQUIRED
2300
75%
5
9
58
345 SF
46 SF
PROVIDED
11,591
75%
5
9
101
2,441 SF
70 SF
* TOTAL INCLUDES 9 EXISTING TREES TO REMAIN ON SITE
SUMMARY CHART - LOT 2R1 INTERIOR LANDSCAPE
REQUIRED
LANDSCAPE
% OF ARE IN
CANOPY
ACCENT
SHURBS
GROUND
SEASONAL
/ PROVIDED
AREA (SF)
FRONT OR
TREES
TREES
5 GAL.
COVER
COLOR
SIDE
(1 PER 500)
(1 PER 250)
(1 PER 40)
(SF) 15%
2%
REQUIRED
24,307*
75%
40
81
405
405
486 SF
PROVIDED
27,602
75%
28
24
324
6,052
552 SF
I *NOTE ANY CREDITS USED IN CALCULATIONS:
A. REQUIRED LANDSCAPE AREA WAS REDUCED BY 10% FOR LANDSCAPING OR
R.O.W. AND 10% FOR WATER CONSERVATION IRRIGATION
i
BICENTENNIAL PARK ADDITION CALLED 6.0 ACRES
CITY OF SOUTHLAKE, TEXAS
DOC. NO. D220044872 L.U.D. -PUBLIC PARKS /OPEN SPACE
P.R.T.C.T. VOL. 10345, PG. 278 OWNER: CITY OF SOUTHLAKE
D.R.T.C.T.
I
N89°08'03"E 518.15' — — — — —
5 © ❑w 3 10' - B BUFFERYARD
Y
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36.5' COMMON ACCESS, UTILITY & DRAINAGE ESMT w EX. CURB INLET
Ss Ss
_ E� CAA SLIUET29`� PKT�T Ss ss 10 SONRY SCRg14ING WALL C ti
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BLOCK 6, LOT 2
10, \, s w IW I DIAMOND CIRCLE ESTATES
u_ �� 5 MASONRY. TRASH COMPACTOR 70' �Cy\ 0 to SECOND INSTALLMENT
m � co SCR NING RECEIVING DOOR N I VOL. 388-181, PG. 68
LO�m °w) ALL LOADING DOCK \
� �_ \ •.•.•.•.• to 5' UTILITY ESMT PER P.R.T.C.T.
z b O9 �QO EXIT DOOR ;.124 �,-3»' CAB. A, SLIDE 5299 ZONED - SF-1
O. s P.R.T.C.T.
101.95' DOCK DOORS s •
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Zo rl/ -- R�g.29 I
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- z TAX PARCEL NO. 07389620
LOT 2R2 � 0 a OU / DRAINAGE ESMT PER
Lo I CAB. A, SLIDE 5299
L.B.G. HALL NO. 686 M Q N r I 100 WEST SOUTHLAKE BOULEVARD P.R.T.C.T.
ADDITION w / "TOM THUMB FOOD STORE"
CABINET A,. SLIDE 5299, � r i/ > i O I Q
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CONCRETE SIDEWALK SLIDE 5299 P.R.T.C.T. I 0 }
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VOL. 14389, PG. 20 I �=) b o _ I I O x- w
VOL. 15286, PG. 335, D.R.T.C.T. I m c`nv iD H w I I o �� I o
T.C.C.F. NO. D207132980 I I Y z I.- E- w o I I m 5
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VOL. 12561, PG. 334 I z a
D.R.T.C.T. 2 ti r 1 0 0 PLANTER I w aim I p 8 LOT 2R1
C6 9 Cn �U L. ALL NO. 686 AD O
L.U.D. -PUBLIC PARK /OPEN SPACE I I 0 w w I 10 CAB T A, SLIDE 99,
OWNER - CITY OF SOUTHLAKE N I I U o P.R.T.C.T. R11' I
BICENTENNIAL PARK ADDITION d z to 12
`'' I H- I -� z- L U D RETAIL / COMME A � I
SUMMARY CHART - BUFFERYARDS
TOM THUMB - LOT 2R1
LOCATION
REQUIRED/
PROVIDED
LENGTH
BUFFERYARD
WIDTH - TYPE
CANOPY
TREES
ACCENT
TREES
SHRUBS
FENCE/
SCREENING
NORTH
REQUIRED
519
10'- B
10
16
52
NONE
PROVIDED
379
10'- B
8
11
38
NONE
EAST 1
REQUIRED
419
10'- E
4
8
34
NONE
PROVIDED
315
10'- E
3
6
25
NONE
EAST 2
REQUIRED
76 "
5'- A
1
2
6
NONE
PROVIDED
30
5'- A
1
1
2
NONE
SOUTH
REQUIRED
245 "
5'- A
2
5
20
NONE
PROVIDED
233
5'- A
2
5
19
NONE
WEST 1
REQUIRED
716 `
5'- A
7
14
57
NONE
PROVIDED
214
5'- A
2
4
17
NONE
WEST 2
REQUIRED
99
10' -B
2
3
10
NONE
PROVIDED
99
10' -B
j 2
j 3
j 10
j NONE
*NOTE ANY CREDITS USED IN CALCULATIONS:
A. DRIVEWAY WIDTH WAS DEDUCTED FROM THE TOTAL LENGTH OF THE REQUIRED BUFFERYARD.
OTHER COMMENTS:
1. WHERE PARKING IS PROVIDED BETWEEN THE BUILDING SETBACK LINE AND PUBLIC R.O.W. SHRUBS OBTAINING A MATURE HEIGHT
OF THREE (3') FEET OR GREATER MUST BE PLANTED AT A MAXIMUM OF SPACING OF THIRTY INCHES (30") ON CENTER CONTINUOUS
ALONG ALL PAVED EDGES OF THE PARKING OR DRIVE AREA.
2. A MINIMUM OF 50% OF ALL CANOPY TREES PLANTED ON THE SITE SHALL BE 2" IN CALIPER AND 50% MUST BE 4" IN CALIPER. THIS
INCLUDES BUFFERYARDS AS WELL AS INTERIOR.
3. A SHRUB SCREEEN IS PROPOSED TO BE PROVIDED BETWEEN THE BUILDING SETBACK LINE AND THE R.O.W.
SUMMARY CHART - BUFFERYARDS
LOT 4R
LOCATION
REQUIRED/
PROVIDED
LENGTH
BUFFERYARD
WIDTH - TYPE
CANOPY
TREES
ACCENT
TREES
SHRUBS
FENCE/
SCREENING
NORTH
REQUIRED
269
5' -A
3
5
22
NONE
PROVIDED
NONE***
NONE***
NONE***
NONE***
NONE***
NONE
EAST
REQUIRED
224
10'- E
2
4
18
NONE
PROVIDED
224
10'- E
4*
0**
18
NONE
SOUTH
REQUIRED
233
20'- 0
2*
5
19
NONE
PROVIDED
72
20'- 0
2*
0**
19
NONE
WEST
REQUIRED
159
5'- A
2
3
13
NONE
PROVIDED
NONE***
NONE***
NONE***
NONE***
NONE***
NONE
I* TOTAL INCLUDES EXISTING TREES TO REMAIN ON -SITE
** REDUCED DUE TO EXISTING TREES TO REMAIN
***PER SP-2 ZONING NO BUFFER YARDS WILL BE PROVIDED FOR INTERNAL BOUNDARY LINES
30' B.L. PER
CAB. A, SLIDE 5299
P.R.T.C.T.
DOC. NO. D220044872 w
P.R.T.C.T.
0 Q 13
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15PUBLIC UTILITY SAN. SEW.
& DRAINAGE ESMT. PER VOL.
10587, PG. 622 D.R.T.C.T.
In
EXISTING TRASH ENCLOSURE
36.5' COMMON ACCESS, UTILITY &
N
DRAINAGE ESMT
PER CAB. A, SLIDE 5299, P.R.T.C.T.
T
27' COMMON ACCESS, UTILITY &
DRAINAGE ESMT. PER CAB. A,
SLIDE 5299 P.R.T.C.T.
26' COMMON ACCESS, UTILITY
& DRAINAGE ESMT
PER CAB. A, SLIDE 5299
P.R.T.C.T.
LOT1,BLOCK1
FIRST AMERICAN SAVINGS
N 00
BANC ADDITION
-
CABINET A, SLIDE 5299,
3:
P.R.T.C.T.
L.U.D. - RETAIL COMMERCIAL
OWNER - FIRST AMERICAN
SAVINGS BANK
30' ACCESS ESMT PER
VOL. 10582, PG. 1159
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VOL. 16919, PG. 9
D.R.T.C.T.
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CABINET A, SLIDE 5299, CO o Q <
P.R.T.C.T. Og w ° Z O
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EX.
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C=75.78'
CAB. A, SLIDE 5299
I
P.R.T.C.T.
BLOCK 6, LOT 3
DIAMOND CIRCLE ESTATES
SECOND INSTALLMENT
VOL. 388-181, PG. 68
P.R.T.C.T.
ZONED - SF-1
L.U.D. -LOW DENSITY
RESIDENTIAL
OWNER - WILLIAM
FLEMINSTER
BLOCK 6, LOT 4
DIAMOND CIRCLE ESTATES
SECOND INSTALLMENT
VOL. 388-181, PG, 68
P.R.T.C.T.
ZONED - SF-1
L.U.D. -LOW DENSITY
RESIDENTIAL
\OWNER - WILLIAM
FLEMINSTER
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"WiE 483.�7— OHE
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8 • 30" W
POWER POLE © A=1°02'31"
50' BUILDNG. LINE R=2949.79'
5 SWL CABINET A, SLIDE L=53.65'
P.R.T.C.T. CB=S86°41'30"W
WALK C=53.65'
EX 8 SIDE •
ZIVEWAY
±191.88' TO WHITE CHAPEL BLVD.
TO MA KE BOULEVARD
FARM
p�RD
W.SOUTHLA
RIGHT OF WAY WIDTH VARIES
GLORIA JEANNE LECHLER, ET. AL.
VOL. 11940, PG. 898
VOL. 9979, PG. 2371
D.R.T.C.T.
ZONED - 01 / L.U.D. - OFFICE COMMERCIAL
BLOCK 6, LOT 5R
DIAMOND CIRCLE ESTATES
ADDITION
ZONED-C2
L.U.D. -RETAIL/
COMMERCIAL
OWNER: JOHN COSTELL(
GRAPHIC SCALE
40 0 20 40 80
1 inch = 40 ft.
w
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VICINITY MAP
N.T.S.
LEGEND
CONCRETE PAVEMENT
CONCRETE SIDEWALK
BUFFERYARD
LANDSCAPE AREA
PROPOSED CONCRETE CURB AND GUTTER
®
PARKING COUNT
FL
PROPOSED FIRE LANE STRIPPING
NOTES:
1. ALL DIMENSIONS ARE TO FACE OF CURB
UNLESS OTHERWISE NOTED.
2. NO CHANGES TO EXISTING DRIVEWAY
STACKING OR SPACING IS PROPOSED.
3. A MINIMUM 8' TALL MASONRY SCREEN
WALL MATCHING THE PRINCIPLE BUILDING
WITH A SOLID METAL ACCESS GATE IS
REQUIRED FOR ALL TRASH DUMPSTERS.
BENCHMARKS:
- TBM #1: AN "X" CUT FOUND IN CONCRETE ON N WHITE CHAPEL
BLVD, APPROXIMATELY 41' NORTH AND 3' EAST OF THE
EXISTING NORTH EAST PROPERTY CORNER.
ELEVATION: 652.31
- TBM #2: AN "X" CUT FOUND IN CONCRETE ON W SOUTHLAKE
BLVD, APPROXIMATELY 36' SOUTH AND 45WEST OF THE
SOUTH EAST PROPERTY CORNER.
ELEVATION: 656.20
- CITY BENCHMARK: MONUMENT 36
GEODETIC DATA
LATITUDE: 32' 56' 28.72525"
LONGITUDE: 97' 08' 58.47623"
ELLIP HGHT: 584.92
TEXAS FIRM #14199
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P R E L I M I N A R Y
FOR REVIEW ONLY
Not for construction purposes.
CLAYMOORE ENGINEERING
ENGINEERING AND PLANNING
CONSULTANTS
Engineer CLAY CRISTY
P.E. No.109800 Date 8/30/2021
0
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CASE # : ZA21-0059
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OWNER:
SUNTREE STATION LLIC
11501 NORTHLAKE DR.
CINCINNATI, OH 45249
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APPLICANT:
CLAYMOORE ENGINEERING, INC.
r �
1903 CENTRAL DRIVE, SUITE #406
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BEDFORD, TX 76021
PH: 817.281.0572 CONTACT NAME: CLAY CRISTY
SURVEYOR:
EAGLE SURVEYING
210 SOUTH ELM STREET, STE 104
DENTON, TX 76201
PH: 940.222.3009 CONTACT NAME: MASON DECKER
DESIGN:
CWP
LEGAL DESCRIPTION:
DRAWN:
CWP
HALL, LBG #686 ADDITION
LOT 2R1 & 4R
CHECKED:
CLC
DATE:
8/30/2021
CITY: STATE:
SHEET
SOUTHLAKE TEXAS
SP-1
COUNTY
SURVEY:
ABSTRACT NO.
TARRANT
HALL
686
File No:
