Item 8 - TIA Worksheet
400 South Houston Street, Suite 330 Dallas, Texas 75202 P. 214.748.6740 www.deshazogroup.com
TRIP GENERATION
MEMORANDUM
To: Mr. Timothy McEneny, NL Group, Inc.
From: Mr. Onkar Dhondkar, P.E., DeShazo Group, Inc.
Date: Thursday, July 25, 2024
Re: Trip Generation Memo for Proposed Development at 479 N. Kimball Avenue in
Southlake, Texas
DeShazo Project # 24070
Dear Mr. Timothy,
DeShazo Group, Inc. (DeShazo) has been tasked to prepare a trip generation memo for the 479 N. Kimball
Avenue development in the City of Southlake. The proposed development site plan can be found in Exhibit
1 at the end of the memo.
To estimate the trip generations for the proposed development, we consulted ITE for a “Fine Dining
Restaurant” however, ITE does not have a category specifically relating to an event space that will mostly
be used for weddings. Because of this, we had to make some assumptions about the trip generations for
the event space. Below are the assumptions our firm used.
1. For the fine dining restaurant, we assumed that the busiest times would be from 5 pm – 10 pm from
Sunday to Thursday and 5 – 11 pm on Friday and Saturday.
2. For the event space, we assumed that the busiest times will be roughly 5 pm – 2 am once or twice a
week, Saturday likely. This is due to the event center mostly anticipating wedding events. The event
will likely be shorter events, but there will be prep work, setup, and breakdown associated with the
events. We assumed that the additional activities would increase the time people would be at the
event center.
3. For the development, we assumed that most people would share vehicles (2 passengers per vehicle),
but that some people would arrive individually.
4. For the development, we also assumed that there would be some ride-hailing and ridesharing trips.
5. The site is proposing 150 parking spaces for both the restaurant and event center which we took into
consideration in our analysis.
After gathering the ITE data and assumptions for trip generation, we calculated the trip generation for the
proposed development according to Table 1 below.
Trip Generation Memo for the Proposed Development in Southlake, TX
Page 2
Table 1. Trip Generation Table
Expected Trips for the Event Center:
AM Peak Hour = 10% of total seating capacity – As generally delivering and staff trips are expected
PM Peak Hour = 30% of total seating capacity
SAT PM Peak Hour = 50% of total seating capacity
CITY OF SOUTHLAKE CRITERIA EVALUATION
#1 The development exceeds parking 100 spaces on average per driveway.
The proposed development will have an 8,600 SF fine dining restaurant and a 250-seat max capacity event
center. Additionally, the development proposes two access drives and 150 Parking spaces. Based upon the
trip generation summary and considering 50%-50% distribution among the two drives, both drives are
expected to have less than 100 parking spaces each.
#2 Any driveway in the development is projected to serve 1000 or more vehicles per day.
Based upon the projected trip generation summary the site is not expected to attract more than 1000 daily
trips.
#3 Any driveway in the development is projected to serve 100 ingress vehicles or more in the design hour.
Based upon the driveway configuration both drives are proposed as right-in/right-out. Due to this
configuration, it is expected that there will be more ingress traffic at the southern drive, as it will be the
first access point for all the site traffic. The development is expected to generate 117 peak-hour ingress
trips on a typical Saturday. Even with a conservative 90% traffic distribution, an estimated 105 cars would
be expected to ingress the southern drive. This would make this development warrant a TIA.
FINDINGS:
DeShazo found that the estimated trip generations for the proposed development were expected to be a
maximum of 721-weekday trips and 774 Saturday trips. This would indicate that the development would
not serve 1000 or more vehicle trips a day.
DeShazo also found that the development is proposing 150 parking spaces for both land uses. The provided
site plan shows 2 access driveways that service the site. This would mean that each driveway would have
75 parking spaces per driveway if we consider a 50%-50% distribution.
Finally, DeShazo found that the proposed development is anticipated to have 117 ingress vehicles during a
Saturday peak hour. This would warrant the development to have a TIA performed based on the city’s
standards.
ITE ITE AM Peak Hour PM Peak Hour Sat Peak Hour of Generator
Code Land Use Total In Out Total In Out Total In Out
931 Fine Dine Restaurant 8,600 SF 721 6 3 3 67 45 22 774 92 54 38
-Event Center 250 Seats -25 13 13 75 38 38 -125 63 63
Subtotals:721 31 16 16 142 83 60 774 217 117 101
Totals:721 31 16 16 142 83 60 774 217 117 101
Weekday
Trips
Quantity Saturday
Trips
Trip Generation Memo for the Proposed Development in Southlake, TX
Page 3
CONCLUSION:
DeShazo recommends that the development have a formal TIA performed based upon the high number of
parking spaces for the development and the number of ingress vehicles exceeding 100 hourly trips based
upon the findings for a Saturday peak hour.
The completed/filled-out Trip Generation worksheet for this proposed development provided by the city
of Southlake is provided in Exhibit 2 at the end of the memo.
I hereby certify that this project does exceed the third threshold criteria presented above and therefore
the development would warrant a TIA in accordance with Section 3.4 of the Driveway Ordinance No. 634
of the City of Southlake.
Name: Onkar Dhondkar, P.E.
Registration No.: 149270
Date: Thursday, July 25, 2024
Firm Phone: 214-748-6740
END OF MEMO
07/25/2024
N
KIMBALLAVE
ZONING PROCESS:SITE PLAN ZONING APPLICATION
CLIENT'S PROGRAM NOTES:
MAIN RESTAURANT
EVENT
TOTAL SEATING:250 SEATS
EVENT SPACE:EVENT SPACE
9000 SF
TOTAL SEATING:200 SEATSUSE
PARKING REQ'S
DELIVERIES
40-0 80-0'120-0 DRAWING NOTES
(150
KITCHEN
1800 SF
3100 SF
KITCHEN
BANQUET
4600 SF
SUPPORT
1400 SF
200 SEATS (25)10 TOPS
OUTDOOR PATIO ADD'L 50 SEATS
OUTDOOR CEREMONY SPACE FOR 250
FIRE PLACE
OUTSIDE BAR AREA
BRIDE AND GROOM SUITES
500 SF STORAGE NEXT TO DUMPSTER
150 DINING ROOM
40 PATIO SEATS
60 PDR SEATS (2)PDRS W/~30 SEATS EA.
WINE STORAGE
PREFER MOSTLY 2-TOPS
16 SEAT BAR
8 TABLE COCKTAIL LOUNGE
LIVE MUSIC (PIANO +SINGER)
STEAKHO
8600 SF
1 SPOT PER 3 SEATS OR 1 PER 100SF
(WHICHEVER IS GREATER)
MAIN RESTAURANT =85 SPACES REQ'D
EVENT SPACE =65 SPACES REQ'D
TOTAL REQ'D =150 SPACES
3500 SF
OUTDOOR
ALL TREES SHOWN ARE APPROXIMATE AND
NOT BASED ON ACTUAL ON-SITE LOCATIONS
ALL PARKING SPACES ARE SHOWN AS 9'-0"X
18-0"
OUTDOOR900SF
FOR CHANGE FROM AG ZONE TO C-2
WILL NEED SITE PLAN W/:
BUILDING FOOTPRINT
SETBACKS
TRASH
PROPOSED PARKING
LANDSCAPING
SITE LIGHTING
SITE DRAINAGE /WATER MANAGEMENT
UTILITY PLAN
SURVEY (METES AND BOUNDS AND
CONTOURS)
TREE SURVEY AND PLAN
ARCHITECTURAL ELEVATIONS /RENDERINGS
RESIDENTIAL OVERLAY ZONING
REQUIREMENTS (FACADE ARTICULATION,
HVAC SCREENING)ADDRESSED.
FOLLOWING APPROVAL OF THE ZONING
BOARD THE SITE PLAN WILL BE LOCKED (ANY
CHANGES WILL HAVE TO BE RE-APPROVED)
7/1/24 -NEXT SUBMISSION DATE
(THE NEXT WINDOW AFTER THAT IS
7/15,7/29,8/12..)
EVEN^j
3524 SQ.FT.।
5500 SF
RESTUARANT
REQ'D SPACES CAN BE ON A SEPARATE
LOT PROVIDED:
"A WRITTEN AGREEMENT THEREBY
ASSURING THEIR RETENTION FOR
SUCH PURPOSES SHALL BE
PROPERLY DRAWN AND EXECUTED
BY THE PARTIES CONCERNED,
APPROVED AS TO FORM AND
EXECUTION BY THE CITY
ATTORNEY AND SHALL BE FILED
WITH THE APPLICATION FOR A
BUILDING PERMIT OR A
CERTIFICATE OF OCCUPANCY"
SCHEDULE EXAMPLE:
ISUBMIT ZONING 7/1/24:
8/20/24 -EARLIEST CITY COUNCIL
APPROVAL
8/22/24 -NEXT PLAT SUBMITTAL DATE
10/01/24 -EARLIEST CITY COUNCIL
MEETING TO APPROVE RE-PLATTING
(ALT)CORRIDOR PLANNING COMMITTEE
GET FEEDBACK ON FEASIBILITY OF PROJECT
PRIOR TO ZONING REVIEW (NON-BINDING)
COMMITTEE INCLUDES MEMBERS OF THE
PLANNING BOARD
NO COST REVIEW
SITE PLAT APPROVAL
FOLLOWING ZONING APPROVAL THE SITE
MUST BE RE-PLATTED W/SURVEYOR AND
PLANNING DEPT
BACK AND FORTH PROCESS THAT WILL NEED
TO BE APPROVED IN CITY COUNCIL MEETING.
(1
22 22
&
SCALE:1/32
EXHIBIT 1.
Traffic Impact Analysis
Title of Plan
THRESHOLD WORKSHEET
Case Number
Driveway Ordinance No. 634 requires that a Traffic Impact Analysis (TIA) be submitted with development applications (zoning,
concept plan, site plan, etc.) if the proposed development exceeds one or more of the three threshold criteria listed below. No
development applications will be accepted unless accompanied by a TIA. For those projects that do not exceed any of the
three criteria, a TIA Threshold Worksheet must be submitted and approved by the City Engineer in lieu of the required TIA prior
to submittal of the development application. Please describe in detail your evaluation of each criteria listed below. Additional
sheets may be attached if necessary.
Criteria #1:The development exceeds parking 100 spaces average per driveway.
Criteria #2:Any driveway in the development is projected to serve 1000 or more vehicles per day.*
Criteria #3:Any driveway in the development is projected to serve 100 ingress vehicles or more in the design hour.*
* Unless approved otherwise, trip generation rates should be based on the most recent edition of the Institute of Transportation
Engineers (ITE) Trip Generation Manual.
I hereby certify that this project does not exceed any of the three threshold criteria shown above and therefore the development
would not warrant a TIA in accordance with Section 3.4 of the Driveway Ordinance No. 634 of the City of Southlake.
Name Registration No. Date
Firm
Phone
Fax
For City Use Only: The requirement for a Traffic Impact Analysis with this submittal is hereby waived:
Name:
Title:
Date:
Trip Generation Worksheet for 479 North Kimball Ave in Southlake, TX
Based upon the projected trip generation summary the site is not expected to attract more than 1000 daily trips.
The proposed development will have an 8,600 SF fine dining restaurant and a 250-seat max capacity event center.
Additionally, the development proposes two access drives and 150 Parking spaces. Based upon the trip generation
summary and considering 50-50% distribution among the two drives, both drives are expected to have less than 100
parking spaces each.
Based upon the driveway configuration both drives are proposed as right-in/right-out. Due to this configuration, it is
expected that there will be more ingress traffic at the southern drive, as it will be the first access point for all the site
traffic. The development is expected to generate 117 peak-hour ingress trips on a typical Saturday. Even with a
conservative 90% traffic distribution, an estimated 105 cars would be expected to ingress the southern drive. This
would make this development warrant a TIA.
EXHIBIT 2