Item 6, 7, 8 - Traffic Analysis
TRAFFIC TRIP GENERATION MEMO FOR
SPECIALTY RETAIL
SOUTHLAKE SNO
IN SOUTHLAKE, TX
DeShazo Project No. 25205
Prepared for:
Mr. Ron Ramirez, P.E.
Evolving Texas
3000 Race Street, Suite 108
Fort Worth, TX 76111
Prepared by:
Mr. Onkar Dhondkar, P.E.
DeShazo Group, Inc.
Texas Registered Engineering Firm F-3199
400 S Houston St, Suite 330, Dallas, TX - 75202
Office: 214-748-6740| www.deshazogroup.com
December 1, 2025
12/01/2025
Trip Gen Memo for Specialty Retail Southlake sno in Southlake, TX
November 2025
Page 2
INTRODUCTION
BACKGROUND
Dear Mr. Ron Ramirez, P.E.,
Please accept this Trip Generation Memorandum from DeShazo Group, Inc. (DeShazo) for the proposed
Specialty Retail, called Southlake SNO, located in the southwest corner of W. Highland St. at the N. White
Chapel Blvd. intersection in Southlake, TX.
This is expected to an ice cream use with seasonal operations only. There is no drive-through window;
service will be provided mainly through walk-up access. The proposed Southlake SNO will host a specialty
retail snow cone (approx. 850 sq ft) stand at the southeast corner with 19 parking spaces, pedestrian
walkway, and sitting areas. The developer requested a trip generation memo to understand the impact of
the development. A proposed lot layout plan is provided as Exhibit 1.
Exhibit 1. Proposed Lot Layout Plan
Source: SMA+
PURPOSE
The purpose of this memorandum is to estimate the number of vehicular trips generated by the proposed
development and evaluate its impact on the adjacent roadway.
METHODOLOGY
Trip generation was estimated using data from the ITE Trip Generation Manual (12th Edition), applying Land
ITE Land Use Code - 936 Coffee/Donut Shop Without Drive-Through Window.
Trip Gen Memo for Specialty Retail Southlake sno in Southlake, TX
November 2025
Page 3
The proposed 850 sq ft ice cream shop (Snowcone) most closely aligns with ITE Land Use Code 936 because
ITE does not provide a dedicated category for ice cream uses, and this code best reflects the shop’s
expected operational characteristics, such as small building size and walk-in customers. Calculations were
performed for AM and PM peak hours.
Provide documentation to support that the proposed use will not affect the roundabout operation.
EXISTING TRAFFIC COUNTS
The intersection of W. Highland St. at White Chapel Blvd. currently operates as a roundabout intersection
with two approaches from both the north and south sides. Whereas the east and west currently have a
single approach. Based upon TxDOT Traffic Counts (TCDS), this locality has the following bi-directional
traffic counts in the year 2024:
Road AADT 2-Way Peak Hour
Volumes (AM)
W Highland St 3,181 306
White Chapel Blvd 11,835 1,275
Total: 1,581
TRIP GENERATION SUMMARY
The Institute of Transportation Engineers Trip Generation Manual (12th Edition) is an accepted source for
calculating trip generation for common land uses for which sufficient published data is available.
Trip generation is calculated in terms of “trip ends”. A trip end is a one-way vehicular trip entering or exiting
a site driveway (i.e., a single vehicle entering and exiting a site represents two trip ends). Trip generation
for this Project was calculated using the Institute of Transportation Engineers (ITE) Trip Generation Manual
(12th Edition). ITE Trip Generation is a compilation of actual, vehicular traffic volume generation data and
statistics by land use as collected over several decades by credible sources across the country. This analysis
evaluates typical weekday AM and PM peak-hour conditions of the local street traffic.
To estimate the trip generations for the proposed development, we consulted ITE for the “936
Coffee/Donut Shop Without Drive-Through Window” land use. After gathering the ITE 12th data for trip
generation, we calculated the trip generation for the proposed development according to Table 1.
Table 1. Trip Generation Table
The proposed residential units are expected to generate a total of 41 trips (39 inbound & 28 outbound)
vehicle movements during the AM peak hour. In the PM peak hour, it generates 28 trips (14 inbound & 14
outbound). Additionally, during Sat peak hour, it generates 47 trips (23 inbound & 24 outbound).
ITE ITE
Code Land Use Total In Out Total In Out Total In Out
936 Coffee/Donut Shop without
Drive-Through Window 850 SF 80 41 39 28 14 14 47 23 24
Subtotals:80 41 39 28 14 14 47 23 24
Totals:80 41 39 28 14 14 47 23 24
Quantity AM Peak Hour of Gen PM Peak Hour of Gen Sat Peak Hour of Generator
Trip Gen Memo for Specialty Retail Southlake sno in Southlake, TX
November 2025
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TYPICAL SOUTHLAKE WAIVER THRESHOLD
Per the city of Southlake, if the proposed development exceeds one or more of the tree threshold criteria,
a TIA is warranted.
#1 The development exceeds parking 100 spaces on average per driveway.
#2 Any driveway in the development is projected to serve 1000 or more vehicles per day.
#3 Any driveway in the development is projected to serve 100 ingress vehicles or more in the design hour.
PROJECTED TRAFFIC COUNTS
With existing peak hour traffic counts combined with ITE AM peak hour counts, it is expected that the
roundabout intersection would have approximately 1,661 vehicles per hour utilizing it. This is a very
conservative estimate.
Trip Gen Memo for Specialty Retail Southlake sno in Southlake, TX
November 2025
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FINDINGS AND CONCLUSIONS
FINDINGS
The following are the findings for each criterion.
• The proposed development consists of an 850 sq ft ice cream shop with 19 parking spaces, below
the first threshold of 100 spaces per driveway.
• While ITE does not provide specific weekday or weekend trip data for this land use, the highest
observed peak hour traffic is 80 veh/hr during AM peak hour. A standard 8–10% of total weekday
traffic is assumed; the estimated weekday traffic volume ranges from 800 to 1,000 veh/day, or
approximately 900 veh/day, which is below the second threshold of 1,000 veh/day.
• For the third threshold, the expected AM peak ingress volume is approximately 41 veh/hr, which is
below the 100 veh/hr criterion.
CONCLUSION
Based on the analysis presented above, the proposed development does not exceed any of the City of
Southlake TIA threshold criteria, including the number of parking spaces, total daily vehicles per driveway,
and peak-hour ingress volumes.
Although the trip generation is projected using the most closely aligned available source from ITE (Land Use
Code 936 Coffee/Donut Shop Without Drive-Through Window); it is unlikely that the proposed site is
expected to generate as many trips as this land use has projected.
The completed Southlake Trip Generation Worksheet for this development, prepared in accordance with
ITE Land Use Code 936, is provided in Exhibit 2 at the end of this memo.
A single-lane roundabout can handle up to 2,500 vehicles per hour during peak times, while a multi-lane
roundabout can handle 2,500 to 5,500 vehicles per hour or more. Based on the projected maximum peak
hour traffic of 1,661, it can be established that the proposed development will not pose any negative impact
on the existing roundabout.
I hereby certify that, based on the findings, this development does not meet or exceed any of the three TIA
waiver thresholds outlined in the City of Southlake Driveway Ordinance No. 634. Therefore, a full Traffic
Impact Analysis is not required.
END OF MEMO
Trip Gen Memo for Specialty Retail Southlake sno in Southlake, TX
November 2025
Page 6
APPENDIX
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 Specialty Retail Southlake SNO in Southlake, TX
The proposed development consists of an 850 sq ft ice cream shop with 19 parking spaces, below the first threshold of 100 spaces per driveway.
While ITE does not provide specific weekday or weekend trip data for this land use, the highest observed peak hour traffic is 80 veh/hr during
AM peak hour. A standard 8–10% of total weekday traffic assumed, the estimated weekday traffic volume ranges from 800 to 1,000 veh/day,
or approximately 900 veh/day, which is below the second threshold of 1,000 veh/day.
The expected AM peak ingress volume is approximately 41 veh/hr, which below the 100 veh/hr criterion.
Mr. Onkar Dhondkar, P.E. 149270 12/01/2025
DeShazo Group, Inc.214-882-9139