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Item 7A & 7BTraffic Impact Analysis Savannah Estates City of Southlake, Texas & Town of Westlake, Texas January 17, 2013 Revised January 30, 2013 Prepared for: G&A Consultants, Inc. P.O. Box 1398 Lewisville, Texas 75067 Prepared by: Julie M. Kroll, P.E. Kroll Traffic Engineering Consulting, PLLC www.kroiltraffic.com 706.457.6554 Digitally signed by Julie M. Kroll P.E. Date: 2013.01.30 20:25:34 -05'00' TBPE #F-13960 KTEC # 10013 ©January 2013 Traffic Impact Analysis Savannah Estates Southlake & Westlake, Texas Table of Contents 1.0 Project Background.........................................................................................Page 1 2.0 Data Collection............................................................................................Page 2 2.1 Traffic Counts.......................................................................................Page 2 2.2 Adjacent Roadway Conditions...............................................................Page 2 2.3 Growth Rate Calculations .............. ....................Page 4 .................................... 3.0 Trip Generation.............................................................................................Page 6 4.0 Trip Distribution..............................................................................................Page 6 5.0 Analysis........................................................................................................Page 8 5.1 Methodology.......................................................................................Page 8 5.2 Intersection Capacity Analysis ........... ...................Page 9 ................................ 5.3 Intersection Capacity Analysis Summary ................................................Page 10 6.0 Recommendations.......................................................................................Page 10 7.0 Conclusions.................................................................................................Page 11 Exhibits 1 Site Location Map..................................................................................Page 1 2 Intersection Geometry: Sam School Rd at Proposed Site Intersections ......... Page 3 3 Intersection Geometry: Sam School Rd/Peytonville Ave at W. Dove Rd ........ Page 4 4 2013 Background Traffic Volumes...........................................................Page 5 5 2018 Background Traffic Volumes...........................................................Page 5 6 Peak Hour Site Traffic Distribution............................................................Page 7 7 Site Generated Traffic...........................................................................Page 7 8 Site Buildout 2018 Traffic Volumes...........................................................Page 8 Appendix Exhibit A -Teague, Nall and Perkins, Intersection Improvements Study -April 2012 Exhibit B-Preliminary Site Plan Exhibit C-Intersection Capacity Analysis Summary Sheets Table of Contents Kroll Traffic Engineering Consulting, PLLC Savannah Estates Traffic Impact Analysis Technical Memorandum TO: Mr. Robert Dollak, P.E.-G&A Consultants, Inc. FROM: Ms. Julie M. Kroll P.E.-Kroll Traffic Engineering Consulting, PLLC DATE: January 30, 2013 RE: Savannah Estates Traffic Impact Analysis; Southlake & Westlake, Texas (KTEC#10013) 1.0 Project Background The services of Kroll Traffic Engineering Consulting, PLLC (KTEC) were retained by G&A Consultants, Inc. to provide a Traffic Impact Analysis (TIA) for the proposed Savannah Estates development. The purposed of this study is to analyze the operations of the existing and proposed intersections adjacent to site with the addition of the proposed development. The process for this evaluation is summarized below: • Data Collection • Trip Generation • Trip Distribution • Capacity Analysis • Recommendations The Savannah Estates development is located primarily in the City of Southlake, with the northern section of the development located in the Town of Westlake. Savannah Estates is a proposed single-family home residential development located in the northeast quadrant of Sam School Road and W. Dove Road as shown in Exhibit 1 below. Exhibit 1-Site Location Map a F lower N nluuld Porno+n - `� Trophy CM l:ut<11 Fn.* 'ii, Vieslew ... o° ,s i PAR Site Location R1euPAN e AOL o Park �3y Poera �!! y4 y 41, � '1 9Y * 0ek i,v" hie r A f N' SoJH+ ko Rld '-0 M;*p Keller Killer P, y = =13 maw- Gra ewne The development includes the addition of a 107 single-family homes that are expected to begin construction in 2014, with an anticipated site buildout (pending market conditions) in 2018. It was assumed that the development would be fully occupied in 2018, for analysis purposes. 11 Kroll Traffic Engineering Consulting, PLLC Revised January 30, 2013 Traffic Impact Analysis Savannah Estates Southlake & Westlake, Texas (KTEC # 10013) The development has proposed access to the adjacent thoroughfare system via Sam School Road at three proposed site access intersections. This analysis will focus on the site impact and operations at the following existing and proposed intersections: • W. Dove Road at Sam School Road/Peytonville Avenue • Sam School Road at Savannah Trail (proposed) • Sam School Road at North Azalea Lane (proposed) • Sam School Road at South Azalea Lane (proposed) This analysis will specifically address the need for a secondary access for the development onto Sam School Road from the east. 2.0 Data Collection 2.1 Traffic Counts The City of Southlake provided the traffic count data for use in this analysis. The data was collected in May 2011, in conjunction with the intersection analysis at Sam School Road/Peytonville Avenue and W. Dove Road performed by Teague, Nall and Perkins (TNP) in a report dated April 2012. The study performed by TNP analyzed the existing peak hour traffic volumes and traffic distribution to determine the traffic volumes at the intersection with the addition of the roundabout. These redistributed traffic volumes included in the report were review by KTEC in conjunction with this TIA and it was determined that the volumes shown would provide adequate base traffic volumes for use in the analysis. The report and associated data collection is included in Appendix A. The peak hour traffic volumes occurred during the following periods: • 7:30-8:30 AM • 5:00-6:00 PM 2.2 Adjacent Roadway Conditions Sam School Road is currently in two-lane, undivided roadway with a posted speed limit of 30 mph. Sam School Road Avenue runs north/south, adjacent to the development, intersecting W. Dove Road from the north. There are three (3) proposed site intersections with Sam School Road; two (2) with Azalea Lane and one (1) with the main site access at Savannah Trail. Azalea Lane runs north/south adjacent to Sam School Road and has a north and south access point intersection. Azalea Lane provides access for a proposed 11 single-family homes. The remaining 96 homes have access to Sam School Road via the proposed Savannah Trail. This is the main access for the development and will have a 24-foot approach, providing exclusive left and right -turn lanes for exiting traffic on Savannah Trail. The proposed intersection geometry on Sam School Road is shown in Exhibit 2. 2 1 P a g e Kroll Traffic Engineering Consulting, P L L C Revised January 30, 2013 N a 0 a i H s c� �o >� cn 1 Sam School Road Mr �. Mr ; Q • J � l0 a7 y � l0 N N Q Q Z Traffic Impact Analysis Savannah Estates Southlake & Westlake, Texas (KTEC # 10013) Exhibit 2-Intersection Geometry: Sam School Road at Proposed Site Intersections Peytonville Avenue is currently a two-lane, undivided roadway with a posted speed limit of 30 mph. Peytonville Avenue runs north/south, south of the development, intersecting W. Dove Road from the south. W. Dove Road is currently a two-lane, undivided roadway with a posted speed limit of 30mph. The roadway runs adjacent to the south side of the proposed development. There is proposed site roadway emergency access only intersection with W. Dove Road, between the intersections of Sam School Road/Peytonville Avenue and N. Shady Oaks Drive. The Peytonville Avenue/ W. Dove Road intersection is offset from the Sam School Road/W. Dove Road intersection by approximately 245 feet. The City of Southlake has proposed improving the intersection of Sam School Road/Peytonville Avenue at W. Dove Road from the current offset intersection operation to a roundabout. This improvement is included in the City 2013 FY budget and is shown to be completed by 2016. There are no other proposed roadway improvements on Sam School Road, Peytonville Avenue, or W. Dove Road adjacent to the development that are expected to be completed prior to the site buildout in 2018. The existing and proposed intersection geometries are shown in Exhibit 3. 21 Revised January 30, 2013 Traffic Impact Analysis Savannah Estates Southlake & Westlake, Texas (KTEC # 10013) Exhibit 3-Intersection Geometry: Sam School Rd/Peytonville Ave at W. Dove Road Existing Intersection Geometry Proposed Intersection Geometry v cc � N cc 0 6 0 0 L � u E E W. Dove Rd. W. Dove Road as > ay. C J Qv 2�'� oro e v � Imagetrom Teague, Mall and Perkins. d Intersection Improvement Study, April 2012 a) City of Southlake, Texas a 2.3 Growth Rate Calculations Historic 24-hr traffic volumes were evaluated on W. Dove Road between Sam School Road and N. Shady Oak Drive, adjacent to the proposed development. The historic traffic volumes are summarized in Table 1. The volumes show a considerable growth in traffic volumes in this area of the City of Southlake, with a calculated average annual growth rate of 5%. This growth rate was used calculate from the 2011 traffic volumes (TNP Report, April 2012) both the 2013 and 2018 background traffic volumes shown on Exhibits 4 and 5 respectively. Table 1-Historic Traffic Volumes Growth Rate Calculation W. Dove Road (Between Sam School Rd & N. Shadv Oak Drivel Year 24-Hr Volume Growth Rate 2006 7,951 2007 8,271 4% 2008 8,596 4% 2009 9,178 7 Average Annual Growth 5% 41 Revised January 30, 2013 Exhibit 4-2013 Background Traffic Volumes Exhibit 5-2018 Background Traffic Volumes Traffic Impact Analysis Savannah Estates Southlake & Westlake, Texas (KTEC # 10013) N _° A is fl O n 0 0 , _ o 3 m c� >� ' N Sam School Road ♦ 323 (84) Peytonville Ave 39 (290) ~ 1 ' o� o � c c V V A N q a N� a z �+ o m 339 a. n (160) � 127 51 Kroll Traffic Engineering Consulting, PLLC Revised January 30, 2013 3.0 Trip Generation Traffic Impact Analysis Savannah Estates Southlake & Westlake, Texas (KTEC # 10013) The proposed development plan includes a total of 107 single-family homes; with 95 homes located in the City of Southlake and 12 homes located in the Town of Westlake. The preliminary site plan is provided in the Appendix B. The proposed site location is currently vacant property and does not generate any trips. The proposed development uses and number of homes was provided by the Client. This information was used as the basis for evaluating the site and was used to determine the trips generated by the development. The proposed developments shown on the site plan were evaluated using the Institute of Transportation Engineers (ITE) Trip Generation Manual-9th Edition. The ITE Trip Generation Manual, land use Single -Family Detached Housing (Code 210) was used in this study. The projected trips generated by the development are summarized in Table 2. Table 2-Savannah Estates Trip Generation Summary Land Use ITE Trip Generation Land Use Code Description Number of Homes ITE Trip Generation Total Weekday Volume Peak Hour (AM) Peak Hour (PM) Enter Exit Total Enter Exit I Total Single -Family Detached Housing 210 Savannah Estates 107 1,118 21 64 85 71 41 112 4.0 Trip Distribution The 2011 peak hour turning movements (TNP Report, April2012) at the Sam School Rd (Peytonville Avenue)/W. Dove Road intersection were analyzed to determine a global traffic distribution for the development. The intersection is a high volume location that has a mix of uses (school, work, retail, home, etc.) that provided a good basis for determining where the home generated trips from the Savannah Estates will be distributed. The trips generation shown in Table 1 was distributed to existing and proposed intersections using the global trip distribution: • 15% North: Sam School Road • 15% South: Peytonville Avenue • 20% East: W. Dove Road • 50% West: W. Dove Road The trips generated within the site were distributed to the three (3) site access roadways. Based upon the proposed site plan, it is estimated that approximately 10% of site traffic would use Azalea Lane and the remaining 90% of traffic would use the proposed Savannah Trail. The trip distribution for the site is shown in Exhibit 6. [Note: The site distribution shown on Exhibit 6 is the peak hour exiting and entering percentages. More precise percentages and calculations were used in the analysis and the rounded numbers are shown in Exhibit 6 for information purposes.] 6 1 P a g e Kroll Traffic Engineering Consulting, PLLC Revised January 30, 2013 Exhibit 6-Peak Hour Site Traffic Distribution Traffic Impact Analysis Savannah Estates Southlake & Westlake, Texas (KTEC # 10013) N a v nu 0 A o �50% .0o d H M� � 3 77%c� 4 % ♦ (1%) A (15%) (14%) 14% � 4% .. ,� r 1% The trip distributions shown in Exhibit 6 were applied to the peak hour entering and exiting volumes to calculate the site generated trips shown in Exhibit 7. Exhibit 7-Site Generated Traffic N 'av m n is O en a. � u p O CM .y ~ 0o a 1O 3 16 (55) ♦ 1 (3) q 1 ,A■ 3 (9) I 2 (3) y ■ Sam School Roa ■ Peytonville Ave 1 al ■ I Amv (s8) a ■ 2 I 1 (3) o ■ a ' r � c 10 51 (33) y 0 (0) m 1 (0) w Z O N Q Key: N Volum AM (PM) Peak Hour es The trip distributions shown in Exhibit 6 were applied to the peak hour entering and exiting volumes to calculate the site generated trips shown in Exhibit 7. Exhibit 7-Site Generated Traffic N 'av m n is O en a. � u p O CM .y ~ 0o a 1O 3 16 (55) ♦ 1 (3) q 1 ,A■ 3 (9) I 2 (3) y ■ Sam School Roa ■ Peytonville Ave 1 al ■ I Amv (s8) a ■ 2 I 1 (3) o ■ a ' r � c 10 51 (33) y 0 (0) m 1 (0) w Z O N Q Key: N Volum AM (PM) Peak Hour es � o o ♦ 8 (6) 1 (3) 10 (3) � � V O N The site generated trips (Exhibit 7) were added to the 2018 background traffic volumes (Exhibit 5) to calculate the total 2018 site buildout traffic volumes shown in Exhibit 8. 71 Kroll Traffic Engineering Consulting, PLLC The site generated trips (Exhibit 7) were added to the 2018 background traffic volumes (Exhibit 5) to calculate the total 2018 site buildout traffic volumes shown in Exhibit 8. 71 Kroll Traffic Engineering Consulting, PLLC Revised January 30, 2013 Exhibit 8-Site Buildout 2018 Traffic Volumes Traffic Impact Analysis Savannah Estates Southlake & Westlake, Texas (KTEC # 10013) �N a v m ntr O O u m H O 4W 130 (55) 3 i6 (55) 324 (87) 1 3 (9) J 41 (293) y Sam School Roa Peytonville Ave p f 340(142) o a 1 (3) a c az (300) y . J � �0 90 (323) y -' 1 (o) '1 h O N Q z KeV: 11 AM (PM) Peak Hour Volumes 24 (168) � 331 (90) 1 (3) � r O N 5.0 Analysis 5.1 Methodology The capacity analyses performed in this study were conducted according to the methodology outlined in the Highway Capacity Manual, (HCM 2010). The software program Synchro 8 was used to analyze the intersections, evaluate the operations, and determine a Level of Service (LOS) at the study intersections. This study included the analysis of two (2) intersections: • W. Dove Road at Sam School Road/Peytonville Avenue (Roundabout) • W. Dove Road at the Savannah Trail (Unsignalized-Minor Street Stop Control) • W. Dove Road at the North Azalea Lane (Unsignalized-Minor Street Stop Control) • W. Dove Road at the South Azalea Lane (Unsignalized-Minor Street Stop Control) The HCM 2010 LOS calculation is based upon control delay and volume to capacity (v/c) ratios for the intersection approach. For this analysis both the roundabout and unsignalized parameters were used in the calculation of LOS. The roundabout and unsignalized intersection calculations vary, however the HCM 2010 uses the same parameters for both types of intersections in determining LOS. The HCM 2010 LOS thresholds are shown in Table 3. 81 5.0 Analysis 5.1 Methodology The capacity analyses performed in this study were conducted according to the methodology outlined in the Highway Capacity Manual, (HCM 2010). The software program Synchro 8 was used to analyze the intersections, evaluate the operations, and determine a Level of Service (LOS) at the study intersections. This study included the analysis of two (2) intersections: • W. Dove Road at Sam School Road/Peytonville Avenue (Roundabout) • W. Dove Road at the Savannah Trail (Unsignalized-Minor Street Stop Control) • W. Dove Road at the North Azalea Lane (Unsignalized-Minor Street Stop Control) • W. Dove Road at the South Azalea Lane (Unsignalized-Minor Street Stop Control) The HCM 2010 LOS calculation is based upon control delay and volume to capacity (v/c) ratios for the intersection approach. For this analysis both the roundabout and unsignalized parameters were used in the calculation of LOS. The roundabout and unsignalized intersection calculations vary, however the HCM 2010 uses the same parameters for both types of intersections in determining LOS. The HCM 2010 LOS thresholds are shown in Table 3. 81 Revised January 30, 2013 Traffic Impact Analysis Savannah Estates Southlake & Westlake, Texas (KTEC # 10013) Table 3-HCM 2010 Roundabout & Unsienalized Intersection LOS Control Delay Per Vehicle (s) LOS by Volume to Capacity Ratio < 1 > 1 <_ 10 A F >10 and 515 B F > 15 and 525 C F > 25 and <_ 35 D F > 35 and <_ 50 E F > 50 F F The following scenarios were included in this analysis. The background traffic volumes provide a baseline for use in evaluating the operations with the addition of the development. 1. Background 2013 (Exhibit 4) 2. Background 2018 (Exhibit 5) 3. Buildout 2018 (Exhibit 8) 5.2 Intersection Capacity Analysis The results of the intersection capacity analysis are summarized in Tables 4 and 5. The detailed intersection analysis summary sheets are provided in Appendix C. Table 3- Capacity Analysis Summary: W. Dove Road at Sam School Road/Peytonville Avenue Scenario Approach Peak Hour LOS (Roundabout HMC 2010 Analysis) NB SB EB WB L-T R L-T-R L-T T-R L-T T-R AM PM AM PM AM PM AM PM AM PM AM I PM AM PM Background 2013 A A C A A C I B A B A A B A B Background 2018 B A D A A F B B C B B C B D Site Buildout 2018 B A E A A F C B C C B D B E Key: NB=Northbound, SB=Southbound, EB=Eastbound, WB=Westbound, L=Left, T-Through, R=Right, '-' =Shared Movement Table 4- Site Buildout 2018 Capacity Analysis Summary Intersection Approach LOS (Unsignalized HMC 2010 Analysis) NB SB EB WB L R AM PM AM PM AM PM AM PM AM PM Savannah Trail/ Sam School Rd A A A A B I B B I A North Azalea Lane/Sam School Rd A A A A A B South Azalea Lane/Sam School Rd A A A A A B Key: NB=Northbound, SB=Southbound, EB=Eastbound, WB=Westbound, L-Left, R=Right 91 Kroll Traffic Engineering Consulting, PLLC Revised January 30, 2013 Traffic Impact Analysis Savannah Estates Southlake & Westlake, Texas (KTEC # 10013) 5.3 Intersection Capacity Analysis Summary The intersections were evaluated to determine what, if any, improvements could be made to the existing and proposed geometry and operations to optimize the safety and efficiency of the intersection. The results of this analysis are summarized below. W. Dove Road at Sam School Road/Peytonville Avenue (Roundabout) This intersection was evaluated as a roundabout using the HCM 2010 methodology. The intersection is expected to operate well with the proposed intersection geometry with the current 2013 traffic volumes. The 2018 background traffic volumes show an increase of through traffic on W. Dove Road, causing delays on the minor street approaches; southbound Sam School Road and northbound Peytonville Road. The southbound Sam School Road approach has one (1) shared lane for all traffic, whereas all of the other approaches have two (2) approach lanes. The addition of a second southbound approach at this intersection would improve the operations at this approach, but not the intersection as a whole. The intersection operations show no significant change with the addition of the site buildout in 2018. The impact of the development on this intersection is relatively minor compared to the increase in adjacent street traffic volumes. No improvements are recommended at this intersection associated with the addition of the proposed development. Savannah Trail at Sam School Road (Unsignalized) It is expected that the proposed main site access intersection of Savannah Trail at Sam School Road will operate well during the peak periods. The background though traffic volumes on Sam School Road are relatively low, and do not cause significant delays for vehicles exiting the site. The intersection is expected to operate with minimal delays during the peak hours, with approach LOS at A and B. This analysis also evaluated the need for an additional access point to alleviate any traffic congestion or expected delays at the main site access on Savannah Trail. The intersection analysis showed that the proposed Savannah Trail will operate well during the peak hours and a secondary access point is not necessary or warranted to improve the operations of the development. A secondary point of ingress/egress for the site is recommended for emergency access, and shown on the site plan on the south side of the development at W. Dove Road. This access will be gated and restricted to emergency use only. North & South Azalea Lane at Sam School Road (Unsignalized) The proposed site intersections of Azalea Lane are expected to operate well during the peak hours. Azalea Lane provides access to only a proposed 11 single-family homes, generating minimal peak hour trips. The exiting traffic is expected to operate at a LOS A and B during the AM and PM peak hours respectively. 6.0 Recommendations • The proposed Savannah Trail will operate well during the peak hours and a secondary access point for site generated traffic is not necessary or warranted to improve the operations of the development. • A secondary point of ingress/egress for the site is recommended for emergency access, and shown on the site plan on the south side of the development at W. Dove Road. This access will be gated and restricted to emergency use only. 101 Kroll Traffic Engineering Consulting, PLLC Revised January 30, 2013 7.0 Conclusions Traffic Impact Analysis Savannah Estates Southlake & Westlake, Texas (KTEC # 10013) The proposed development includes the addition of 107 single-family homes; generating approximately 85 AM peak period trips, and 112 PM peak period trips. The development is expected to begin construction in 2014, with an anticipated site buildout of 2018. This study focused on the two adjacent intersections: W. Dove Road at Sam School Road/Peytonville Avenue and W. Dove Road at the Proposed Site Roadway. The analysis specifically addressed the need for a secondary access for the development onto Sam School Road from the east. The proposed Savannah Trail provides the main access for the development (96 homes) and is expected to operate well during the peak hours. A secondary access point for site generated traffic is not necessary or warranted to improve the operations of the development. It was determined that W. Dove Road at Sam School Road/Peytonville Avenue roundabout intersection operations show no significant change with the addition of the site buildout in 2018. The impact of the development on this intersection is relatively minor, compared to the increase in adjacent traffic volumes. No improvements are recommended at this intersection associated with the addition of the proposed development. END 111Page Kroll Traffic Engineering Consulting, P L L C Revised January 30, 2013 Appendix Traffic Impact Analysis Savannah Estates Southlake & Westlake, Texas (KTEC # 10013) Exhibit A Teague, Nall and Perkins, Intersection Improvements Study, April 2012 APPENDIX Kroll Traffic Engineering Consulting, PLLC N' TEAGUE NALL AND PERKINS Civil Engineering Surveying Landscape Architecture Planning Memorandum To: From: cc: Date: Re: Gordon Mayer, P.E. Robert Jenkins, P.E. April 9, 2012 ROBERT W. JENKINS .................................... T. 40915 .9 SLK1 1191 - Intersection Improvement Study - W. Dove Road at Sam School Road and Peytonville Avenue Introduction and Background Dove Road, an east -west arterial, is a heavily traveled two lane roadway located north of FM 1709; it serves several residential neighborhoods and can be used as an alternative route to SH 114 or FM 1709. Sam School Road and Peytonville Avenue are north -south collectors that intersect and end at Dove Road. The City is interested in exploring the benefits of re -aligning Sam School Road to intersect with Dove Road and Peytonville Avenue. The City retained Teague Nall and Perkins to provide the following Traffic Engineering services for the intersections of Dove at Sam School and Dove at Peytonville: • Collect traffic data • Project traffic growth • Evaluate capacity and potential geometric improvements • Develop a conceptual layout of a roundabout intersection II. Data Collection and Projection Turning movement counts were collected at the two intersections identified above on the 25" and 26" of May 2011. Twenty-four hour counts were collected on Dove Road between Sam School and Peytonville on May 24, 2011. Morning (7:30 — 8:30 AM) and evening (5:00 — 6:00 PM) peak hours were selected from the turning movement counts and are shown in Figure 1; refer to attachments for turning movement and twenty-four hour counts. Existing volumes (201 1) were grown at 6% to establish projected volumes in 2016, these are shown in Figure 2. A field visit was conducted during the AM and PM peaks to estimate the future northbound and southbound through volurnes if Sam School is realigned. Figures 3 and 4 present the estimated 2011 and 2016 volumes of a four -legged intersection. 1100 Macon Street Fort Worth, Texas 76102 817.336.5773 phone 817.336.2813 fax www.tnp-onfine.com Figure 1 — 2011 Turning Movement Volumes Figure 2 — Projected 2016 Turning Movement Volumes Page 2 Figure 3 - Realigned Intersection 2011 Turning Movement Volumes Figure 4 - Realigned Intersection Projected 2016 Turning Movement Volumes Page 3 III. Existing Conditions and Observations Sam School Road is a two lane undivided roadway, with a posted speed limit of 30 mph; it intersects Dove Road from the north and is under stop control. Peytonville Avenue is a two lane undivided roadway, with a posted speed limit of 30 mph; it intersects Dove Road from the south and is under stop control. Dove Road is a two lane undivided roadway with a posted speed limit of 30 mph; it flows uninterrupted between the intersections which are spaced 245' apart. During the morning peak, heavy eastbound and northbound movements were observed at the intersection of Peytonville and Dove. Northbound and westbound queues were also observed due to lack of gaps in the eastbound movement. At times, the westbound queue extended to and blocked the Sam School intersection; the blocked eastbound lefts at Sam School would create a queue that at times jams both intersections. During the evening peak, heavy southbound and westbound movements were observed at the intersection of Sam School and Dove. Southbound queues were observed due to the lack of gaps in the westbound movement. Queues generated by the westbound left turning movements on Dove were observed; however, these were not severe. IV. Operations Analysis Synchro 8 software was utilized to model the intersection operations at both intersections. SIDRA INTERSECTION 5 software was used to evaluate the operation of a roundabout for a realigned intersection. A. Existing Conditions 2011 and projected 2016 volumes were analyzed under the existing roadway configuration; the results are reported in Table 1. Table 1: LOS — Existing Conditions Existing Conditions (Split Intersections) Inter Approach Level of Service Inter - Main Street Cross section Control Year AM Peak (PM Peak) section Street Type NB WB SB EB ID LOS Dove Road N. Peytonville 1 1-Way Stop 2011 F F A A A A E B 2016 F F B B A A F F Road Dove Road Sam School 2 1-Way Stop 2011 A A C F A A A A 2016 A A F F B A B F Road X (X) = AM Peak Level of Service (PM Peak LOS) Page 4 As the table presents, Intersection 1 (Peytonville and Dove) operates at undesirable LOS during the AM Peak. The Intersection 2 (Sam School and Dove) operates at acceptable LOS during both peaks; however, the SB movement operates at undesirable LOS during the PM Peak. By 2016, with the projected traffic growth, Intersection 1 will fail during both peaks, while Intersection 2 will fail during the PM Peak. B. Short -Term Improvements Short-term improvements such as a Two Way Left Turn (TWLT) Lane between Peytonville and Sam School were considered, the results are reported in Table 2. Table 2: LOS — Short -Term Improvements Short -Term Improvements (Split Intersections w/TWLT Lane) Inter Approach Level of Service Inter - Main Street Cross section Control Year AM Peak (PM Peak) section Street ID Type LOS NB WB SB EB N. Peytonville 2011 F F B A A A E A Dove Road Road 1 1-Way Stop 2016 F F C B A A F F Dove Road Sam School 2 1-Way Stop 2011 A A C F A B A A 2016 A A F (FL B B A Irl Road X (X) = AM Peak Level of Service (PM Peak LUS) The installation of a TWLT Lane will provide storage for left turning drivers between the two intersections and therefore help reduce the eastbound and westbound queues along Dove Road, - however, these improvements will have a minimal impact of the overall intersection level of service operation. C. Long -Term Improvements Long-term improvements for the intersection include realigning Sam School Road and constructing a roundabout at the intersection. A single lane and a hybrid (two east -west lanes, and two northbound lanes) roundabout were analyzed with using Sidra software; the results are reported in Table 3. Page 5 Table 3: LOS — Long -Term Improvements Long -Term Improvements (Sam School Realignment, Roundabout) Main Street Cross Street Inter section ID Control Type I Year Approach Level of Service AM Peak (PM Peak) Inter - section LOS NB WB SB EB Single Lane Roundabout Dove Road Peytonville/ Sam School 1 Roundabout 2011 1 D B B B B F B B B C 2016 F B B F B F F B F F Hybrid Roundabout Dove Road Peytonville/ Sam School 1 Roundabout 1 2011 B B B A B B B B A A 2016 B B B A B C B B A A X (A) = AM Peak Level of 5ervvice (PM Peak LU5) As the table demonstrates, a single lane roundabout will perform adequately under 2011 volumes. However, under projected 2016 volumes a single lane roundabout will not be adequate for this intersection. The installation of a hybrid roundabout provides adequate operation and is therefore an effective solution. V. Conclusions and Recommendations Recognizing that traffic along Dove Road will continue to grow, the intersections with Sam School and Peytonville will ultimately experience significant delays under existing one-way stop operation. It is appropriate to reconfigure the intersection to meet traffic growth. Interim improvements can be constructed to improve mobility along Dove Road. Installing a two-way left turn lane between the intersections of Sam School and Peytonville can provide storage for left turning drivers. However, these improvements will have minimal impact on the intersection levels of service. A roundabout with two-lane approaches on Dove Road and Peytonville Avenue, and a single lane approach on Sam School appears to be the appropriate configuration for this intersection. The attached drawing presents our suggested roundabout layout for this location. The conceptual layout demonstrates substantial ROW encroachment on the northwest property, a possible mitigation solution might be to offer the property owner newly acquired ROW east of the property as shown. It is recommended that this configuration be explored as a long term solution. � • m a �* f.c l- si � P - -W-1r, No Ina GRAM Traffic North Texas, Inc. 1120 W. Lovers Lane Arlington; Texas 76013 File Name : DOVE RD @ PEYTONVILLE Site Code : 00000018 Start Date : 5/26/2011 Page No : 1 Groups Printed- CARS r DOVE RD PEYTONVILLE DOVE RD Southb and Westbound Northbound Eastbound Thr' R� PPed ! A PP - Thr _ R' 1 Ped A Thr ; Rig I Ped App. Thr Rig Ped App. Int. Start Time Left u . ht l s ! Total - Left u ht . s : Total . Left u _ ht I_- s _ Total Left _ u ht�_ s Total _ Total 07:00 0 0 0 0 0 17 35 0 0 52 1 0 48 0 49 0 72 3 0 75 176 07:15 0 0 0 0 0! 48 29 0 0 77 1 0 69 0 70 0 121 1 0 122 269 07:30 0 0 0 0 0 49 39 0 0 88 3 0 58 0 61 0 154 9 0 163 312 07:45 0 0 0 0 0 57 54 0 0 111 0 0 100 0 100 0 178 7 0 185 396 Total 0 0 0 0 0 171 157 0 0 328 5 0 275 0 280 0 525 20 0 545 1153 08:00 0 0 0 0 0 35 66 0 0 101 6 0 72 0 78 0 161 6 0 167 346 08:15 0 0 0 0 0 23 63 0 0 86 1 0 101 0 102 0 133 6 0 139 327 08:30 0 0 0 0 0 48 59 0 0 107 2 0 66 0 68 0 95 2 0 97 272 08:45 0 0 0 0 0 34 62 0 0 96 0 0_ 55 0 55 0 73 2 0 75 226 Total 0 0 0 0 0 140 250 0 0 390 9 0 294 0 303 0 462 16 0 478' 1171 16:30 0 0 0 0 0 69 132 0 0 201 4 0 37 0 41 0 49 5 0 54 296 16:45 0 0 0 0 0 76 163 0 0 239 2 0_ 44_ 0 46 0 57 4 0 61 346 Total 0 0 0 0 0 145 295 0 0 440 6 0 81 0 87 0 106 9 0 115 642 17:00 0 0 0 0 0 89 210 0 0 299 3 0 32 0 35 0 69 2 0 71 405 17:15 0 0 0 0 0 103 150 0 0 253 5 0 26 0 31 0 52 11 0 63; 347 17:30 0 0 0 0 0 114 179 0 0 293 4 0 44 0 48 0 55 11 0 661 407 17:45 0 0 0 0 0 89 149 0 0 238 4 0 43 0 47 0 70 4 0 741 359 Total 0 0 0 0 0 395 688 0 0 1083 16 0 145 0 161 0 246 28 0 274 1518 18:00 0 0 0 0 0 77 138 0 0 215 3 0 41 0 44 0 53 9 0 62 321 18:15 0 0 0 0 0 76 115 0 0 191 0 0 39 0 39 0 56 2 0 58 288 Grand 0 0 0 0 0 10 164 0 0 2647 39 0 875 0 914 0 144 84 0 1532 5093 Total 4 4 3 8 Apprch % 0 0 0 0 37.9 62.1 0 0 4.3 0 95.7 0 0 94.5 5.5 0 Total % 0 0 0 0 0 19.7 32.3 0 0 52 0.8 0 17.2 0 17.9 0 28.4 1.6 0 30.1 DOVE RD PEYTONVILLE DOVE RD Westbound und ---- TSouhr Rbound ig Ped A Start Time Left pp' i Left - TWeshr R g . A pp' Left TNorthr Rb i9 Ped- pp- --�ThEastbound Left .r-- g APP• -, Int. -_ u ht - s Total u ht_ s- Total_j - u . ht Total, _ Total _Total Peak Hour Analysis From 07:00 to 11:45 - Peak 1 of 1 Peak Hour for Entire Intersection Begins at 07:30 07:30 0 0 0 0 0 49 39 0 0 88 3 0 58 0 61 0 154 9 0 163 312 07:45 0 0 0 0 0 57 54 0 0 111 0 0 100 0 100 0 178 7 0 185 396 08:00 0 0 0 0 0 35 66 0 0 101 6 0 72 0 78 0 161 6 0 167 346 08:15 0 0 0 0 0 23 63 0 0 86 1 0 101 0 102 0 133 6 0 139 327 Total 0 0 0 0 0 164 222 0 0 386 10 0 331 0 341 0 626 28 0 654 1381 Volume % App. 0 0 0 0 42.5 57.5 0 0 2.9 0 97.1 0 0 95.7 4.3 0 - -- - PHF ..000 ..000 -.000 .000 .000 .719 _ _841 .000 .000 _. .869 :.417 .000 ,819 ..000 .836 __000_ .879 11.1778 __ 000 .884 - .872 Peak Hour Analysis From 12:00 to 18:15 - Peak 1 of 1 Peak Hour for Entire Intersection Begins at 17:00 17:00 0 0 0 0 0 89 210 0 0 299 3 0 32 0 35 0 69 2 0 71 405 17:15 0 0 0 0 0 103 150 0 0 253 5 0 26 0 31 0 52 11 0 63 347 17:30 0 0 0 0 0 114 179 0 0 293 4 0 44 0 48 0 55 11 0 66 407 17:45 0 0- _ 0 0 0 89 149 _ 0 0 238 4 0- _ 43 _ 0- 47 0 70 4 0 74 359 Total 0 0 0 0 0 395 688 0 0 1083 16 0 145 0 161 0 246 28 0 274 1518 Volume App. 0 0 0 0 36.5 63.5 0 0 9.9 0 90.1 0 0 89.8 10.2 0 Total GRAM Traffic North Texas, Inc. 1120 W. Lovers Lane Arlington, Texas 76013 File Name : DOVE RD @ SAM SCHOOL Site Code : 00000052 Start Date : 5/25/2011 Page No : 1 _ Groups Printed- UnahHted SAM SCHOOL DOVE RD DOVE RD Southbound Westbound Northbound Eastbound Start Time Left Thru Righ Ped App. Left Thru Righ Ped APP• Left Thru Righ Ped App. Left Thru Righ Ped App. Int. -__t - s _Total . t. s Total . _ t _ s . Total t s (___Total . Total 07:00 0 0 b 0 5 0 38 0 0 38 0 0 0 0 0 27 116 0 0 143 186 07:15 1 0 5 0 6 0 71 3 0 74 0 0 0 0 0 41 176 0 0 217 297 07:30 0 0 8 0 8 0 89 2 0 91 0 0 0 0 0 47 197 0 0 244 343 07:45 1 0_ 5 0 6 0_ 113_ _ 0- 0 113 _ 0 0 0 0_ 0 63198 0 0 261 . 380 Total 2 0 23 0 25 0 311 5 0 316 0 0 0 0 0 178 687 0 0 865 1206 08:00 0 0 8 0 8 0 89 3 0 92 0 0 0 0 0 60 180 0 0 240 340 08:15 2 0 4 0 6 0 90 2 0 92 0 0 0 0 0 52 169 0 0 221 319 08:30 0 0 6 0 6 0 73 4 0 77 0 0 0 0 0 44 131 0 0 175 258 08:45 1 0 6 0 7 0 70 5 0 75 0 0 0_ 0 0 28 103 _ 0_ 0 131 ._ 213 Total 3 0 24 0 27 0 322 14 0 336 0 0 0 0 0 184 583 0 0 767 1130 16:30 4 0 44 0 48 0 152 4 0 156 0 0 0 0 0 11 75 0 0 86 290 16:45 1 0 34 0 35 0 206 0 0 206 0 0_ 0_ 0 0 11- 89 0 Q_ 100 341 Total 5 0 78 0 83 0 358 4 0 362 0 0 0 0 0 22 164 0 0 186 631 17:00 1 0 51 0 52 0 246 3 0 249 0 0 0 0 0 7 94 0 0 101 402 17:15 2 0 56 0 58 0 250 3 0 253 0 0 0 0 0 11 82 0 0 93 404 17:30 0 0 48 0 48 0 248 5 0 253 0 0 0 0 0 16 86 1 0 103 404 17:45 1 0 47 _ 0 48 0 208 1 0 209 . 0 00. ._ 0 ____. _0____ 13_ 102 ____0_____0 115 372 Total 4 0 202 0 206 0 952 12 0 964 0 0 0 0 0 47 364 1 0 412 1582 18:00 1 0 32 0 33 0 175 6 0 181 0 0 0 0 0 12 77 0 0 89 303 18:15 2 0 31 0 33 0 158 1 0 159 0 0 0 0 0 8 78 0 0 86 278 Grand 17 0 390 0 407 0 227 42 0 2318 0 0 0 0 0 451 195 1 0 2405 5130 Total 6 Apprch % 4.2 0 95.8 0 0 98.2 1.8 0 0 0 0 0 18.8 81.2 0 0 Total % 0.3 0 7.6 0 7.9 0 44.4 0.8 0 45.2 0 0 0 0 0 8.8 38.1 0 0 46.9 SAM SCHOOL DOVE RD 7DOVE RD Southbound Westbound Northbound Eastbound - - Righ f Ped App. Righ Ped APp• Righ Ped App. Righ Ped App. Int. Siam Time Left Thru t s Total . Left Thru t s Total . Left I _ Thru _ _ - t s _ Total_ Left Thru _t_ _s-' Total Total Peak Hour Analysis From 07:00 to 11:45 - Peak 1 of 1 Peak Hour for Entire Intersection Begins at 07:30 07:30 0 0 8 0 8 0 89 2 0 91 0 0 0 0 0 47 197 0 0 244 343 07:45 1 0 5 0 6 0 113 0 0 113 0 0 0 0 0 63 198 0 0 261 380 08:00 0 0 8 0 8 0 89 3 0 92. 0 0 0 0 0 60 180 0 0 240 340 08:15 2 0 4- 0 - 6 0_90 2 0 921- _0 0- _0 _ 0 0 _ 52_ 169 _0 0 - 221 319 Total 3 0 25 0 28 0 381 7 0 388 0 0 0 0 0 222 744 0 0 966 1382 Volume 0/6 App. 10.7 0 89.3 0 0 98.2 1.8 0 0 0 0 0 23 77 0 0 Total PHF .375 .000 .781 .000 .875 .000 - .843 .583 .000 .858 .000 .000 .000 ..000 .000 .881 .939 _ .000 .000 .925 .909 Peak Hour Analysis From 12:00 to 17:45 - Peak 1 of 1 Peak Hour for Entire Intersection Begins at 17:00 17:00 1 0 51 0 52 0 246 3 0 249 0 0 0 0 0 7 94 0 0 101 402 17:15 2 0 56 0 58 0 250 3 0 253 0 0 0 0 0 11 82 0 0 93 404 17:30 0 0 48 0 48 0 248 5 0 253 0 0 0 0 0 16 86 1 0 103 404 17:45 1 0 47 0 48 0 208 1 0 209 0 0- 0- 0 0 13 _102 0 0_ 115 372 Total 4 0 202 0 206 0 952 12 0 964 0 0 0 0 0 47 364 1 0 412 1582 Volume App' 1.9 0 98.1 0 0 98.8 1.2 0 0 0 0 0 11.4 88.3 0.2 0 Total Revised January 30, 2013 Appendix Exhibit B Preliminary Site Plan Traffic Impact Analysis Savannah Estates Southlake & Westlake, Texas (KTEC # 10013) APPENDIX Kroll Traffic Engineering Consulting, PLLC 44 .01 Revised January 30, 2013 Appendix Exhibit C Traffic Impact Analysis Savannah Estates Southlake & Westlake, Texas (KTEC # 10013) Intersection Capacity Analysis Summary Sheets APPENDIX Kroll Traffic Engineering Consulting, PLLC Background 2013 Timing Plan: AM 3: Peytonville Ave/Sam School Rd & W. Dove Rd HCM 2010 Roundabout Intersection Intersection Delay, s/veh 10.8 Intersection LOS B Approach EB WB NB SB Entry Lanes 2 2 2 1 Conflicting Circle Lanes 1 1 2 2 Adj Approach Flow, veh/h 860 510 459 37 Demand Flow Rate, veh/h 903 536 467 37 Vehicles Circulating, veh/h 218 347 859 536 Vehicles Exiting, veh/h 355 979 262 347 Follow -Up Headway, s 3.186 3.186 3.186 3.186 Ped Vol Crossing Leg, #/h 0 0 0 0 Ped Cap Adj 1.000 1.000 1.000 1.000 Approach Delay, s/veh 10.7 8.8 13.4 5.2 Approach LOS B A B A Lane Left Right Left Right Left Right Left Designated Moves LT TR LT TR LT R LTR Assumed Moves LT TR LT TR LT R LTR RT Channelized Lane Util 0.470 0.530 0.470 0.530 0.293 0.707 1.000 Critical Headway, s 5.193 5.193 5.193 5.193 4.293 4.113 4.113 Entry Flow, veh/h 424 479 252 284 137 330 37 Cap Entry Lane, veh/h 909 909 799 799 593 619 776 Entry HV Adj Factor 0.954 0.952 0.952 0.952 0.982 0.982 0.989 Flow Entry, veh/h 404 456 240 270 135 324 37 Cap Entry, veh/h 867 865 760 760 583 608 768 V/C Ratio 4.67 0.527 3.16 0.356 2.31 0.533 0.48 Control Delay, s/veh 10.1 11.3 8.5 9.1 9.2 15.1 5.2 LOS B B A A A C A 95th %tile Queue, veh 0.3 3 0.1 2 0.1 3 0.0 JMK Synchro 8 Report 1 /10/2013 Background 2013 Timing Plan: PM 3: Peytonville Ave/Sam School Rd & W. Dove Rd HCM 2010 Roundabout Intersection Intersection Delay, s/veh 13.1 Intersection LOS B Approach EB WB NB SB Entry Lanes 2 2 2 1 Conflicting Circle Lanes 1 1 2 2 Adj Approach Flow, veh/h 358 1277 218 256 Demand Flow Rate, veh/h 375 1340 222 261 Vehicles Circulating, veh/h 525 91 333 1340 Vehicles Exiting, veh/h 1076 464 567 91 Follow -Up Headway, s 3.186 3.186 3.186 3.186 Ped Vol Crossing Leg, #/h 0 0 0 0 Ped Cap Adj 1.000 1.000 1.000 1.000 Approach Delay, s/veh 9.3 13.6 5.6 22.5 Approach LOS A B A C Lane Left Right Left Right Left Right Left Designated Moves LT TR LT TR LT R LTR Assumed Moves LT TR LT TR LT R LTR RT Channelized Lane Util 0.469 0.531 0.470 0.530 0.293 0.707 1.000 Critical Headway, s 5.193 5.193 5.193 5.193 4.293 4.113 4.113 Entry Flow, veh/h 176 199 630 710 65 157 261 Cap Entry Lane, veh/h 668 668 1032 1032 880 895 442 Entry HV Adj Factor 0.955 0.953 0.952 0.953 0.987 0.981 0.980 Flow Entry, veh/h 168 190 600 677 64 154 256 Cap Entry, veh/h 639 637 983 983 869 878 433 V/C Ratio 2.63 0.298 6.11 0.688 0.74 0.175 5.90 Control Delay, s/veh 9.0 9.5 12.3 14.8 4.8 5.8 22.5 LOS A A B B A A C 95th °/stile Queue, veh 0.1 1 0.4 6 0.0 1 0.4 JMK Synchro 8 Report 1 /10/2013 Background 2018 Timing Plan: AM 3: Peytonville Ave/Sam School Rd & W. Dove Rd HCM 2010 Roundabout Intersection Intersection Delay, s/veh 18.0 Intersection LOS C Approach EB WB NB SB Entry Lanes 2 2 2 1 Conflicting Circle Lanes 1 1 2 2 Adj Approach Flow, veh/h 1097 651 586 47 Demand Flow Rate, veh/h 1152 684 597 48 Vehicles Circulating, veh/h 281 444 1096 684 Vehicles Exiting, veh/h 451 1249 337 444 Follow -Up Headway, s 3.186 3.186 3.186 3.186 Ped Vol Crossing Leg, #/h 0 0 0 0 Ped Cap Adj 1.000 1.000 1.000 1.000 Approach Delay, s/veh 16.8 12.2 27.6 5.9 Approach LOS C B D A Lane Left Right Left Right Left Right Left Designated Moves LT TR LT TR LT R LTR Assumed Moves LT TR LT TR LT R LTR RT Channelized Lane Util 0.470 0.530 0.469 0.531 0.295 0.705 1.000 Critical Headway, s 5.193 5.193 5.193 5.193 4.293 4.113 4.113 Entry Flow, veh/h 541 611 321 363 176 421 48 Cap Entry Lane, veh/h 853 853 725 725 497 525 700 Entry HV Adj Factor 0.953 0.952 0.953 0.950 0.982 0.981 0.989 Flow Entry, veh/h 516 581 306 345 173 413 47 Cap Entry, veh/h 813 812 691 689 488 515 692 V/C Ratio 6.34 0.716 4.43 0.501 3.54 0.802 0.69 Control Delay, s/veh 14.9 18.4 11.5 12.9 13.1 33.7 5.9 LOS B C B B B D A 95th °/stile Queue, veh 0.5 6 0.2 3 0.2 8 0.0 JMK Synchro 8 Report 1/10/2013 Background 2018 Timing Plan: PM 3: Peytonville Ave/Sam School Rd & W. Dove Rd. HCM 2010 Roundabout Intersection Intersection Delay, s/veh 29.0 Intersection LOS D Approach EB WB NB SIB Entry Lanes 2 2 2 1 Conflicting Circle Lanes 1 1 2 2 Adj Approach Flow, veh/h 457 1632 278 328 Demand Flow Rate, veh/h 480 1713 284 335 Vehicles Circulating, veh/h 674 119 428 1714 Vehicles Exiting, veh/h 1375 593 726 118 Follow -Up Headway, s 3.186 3.186 3.186 3.186 Ped Vol Crossing Leg, #/h 0 0 0 0 Ped Cap Adj 1.000 1.000 1.000 1.000 Approach Delay, s/veh 13.3 26.6 6.5 81.4 Approach LOS B D A F Lane Left Right Left Right Left Right Left Designated Moves LT TR LT TR LT R LTR Assumed Moves LT TR LT TR LT R LTR RT Channelized Lane Util 0.471 0.529 0.470 0.530 0.299 0.701 1.000 Critical Headway, s 5.193 5.193 5.193 5.193 4.293 4.113 4.113 Entry Flow, veh/h 226 254 805 908 85 199 335 Cap Entry Lane, veh/h 576 576 1003 1003 820 837 340 Entry HV Adj Factor 0.950 0.953 0.953 0.952 0.976 0.980 0.980 Flow Entry, veh/h 215 242 767 865 83 195 328 Cap Entry, veh/h 547 549 956 955 800 821 334 V/C Ratio 3.92 0.441 8.02 0.905 1.04 0.238 9.84 Control Delay, s/veh 12.7 13.8 21.1 31.6 5.5 6.9 81.4 LOS B B C D A A F 95th %tile Queue, veh 0.2 2 0.9 13 0.0 1 1.1 JMK Synchro 8 Report 1 / 10/2013 Site Buildout 2018 Timing Plan: AM 2: Sam School Rd & South Azalea Lane 1/30/2013 Intersection Intersection Delay, s/veh 0.1 Movement EBL EBR NBL NBT SBT SBR Vol, veh/h 0 3 1 340 90 0 Conflicting Peds, #/hr 0 0 0 0 0 0 Sign Control Stop Stop Free Free Free Free RT Channelized None None None None None None Storage Length 0 0 0 0 Median Width 12 0 0 Grade, % 0% 0% 0% Peak Hour Factor 0.95 0.95 0.95 0.95 0.95 0.95 Heavy Vehicles, % 2 2 2 2 2 2 Mvmt Flow 0 3 1 358 95 0 Number of Lanes 1 0 0 1 1 0 Major/Minor Major 1 Major 2 Conflicting Flow All 455 95 95 0 - 0 Stage 1 95 - - - - - Stage 2 360 - - - - - Follow-up Headway 3.518 3.318 2.218 - - - Pot Capacity-1 Maneuver 563 962 1499 - - - Stage 1 929 - - - - - Stage 2 706 - - - - Time blocked -Platoon, % 0 0 0 - - - Mov Capacity-1 Maneuver562 962 1499 - - - Mov Capacity-2 Maneuver562 - - - - - Stage 1 929 - - - - - Stage 2 705 - - - - - Approach EB NB SIB HCM Control Delay, s 8.8 0 0 HCM LOS A - - Minor Lane / Major Mvmt NBL NBT EBLn1 SBT SBR Cap, veh/h 1499 - 962 - - HCM Control Delay, s 7.403 0 8.8 - - HCM Lane V/C Ratio 0.00 - 0.00 - - HCM Lane LOS A A A - - HCM 95th-tile 0, veh 0.0 - 0.0 - - — : Volume Exceeds Capacity; $ : Delay Exceeds 300 Seconds; Error: Computation Not Defined HCM 2010 TWSC Synchro 8 Report Kroll Traffic Engineering Consulting, PLLC 1/30/2013 Site Buildout 2018 Timing Plan: AM 8: Sam School Rd & North Azalea Lane 1/30/2013 Intersection Intersection Delay, s/veh 0.1 Movement EBL EBR NBL NBT SBT SBR Vol, veh/h 1 2 1 331 42 0 Conflicting Peds, #/hr 0 0 0 0 0 0 Sign Control Stop Stop Free Free Free Free RT Channelized None None None None None None Storage Length 0 0 0 0 Median Width 12 0 0 Grade, % 0% 0% 0% Peak Hour Factor 0.95 0.95 0.95 0.95 0.95 0.95 Heavy Vehicles, % 2 2 2 2 2 2 Mvmt Flow 1 2 1 348 44 0 Number of Lanes 1 0 0 1 1 0 Major/Minor Major 1 Major 2 Conflicting Flow All 395 44 44 0 - 0 Stage 1 44 - - - - - Stage 2 351 - - - - - Follow-up Headway 3.518 3.318 2.218 - - - Pot Capacity-1 Maneuver 610 1026 1564 - - - Stage 1 978 - - - - - Stage 2 713 - - - - Time blocked -Platoon, % 0 0 0 - - - Mov Capacity-1 Maneuver609 1026 1564 - - - Mov Capacity-2 Maneuver609 - - - - - Stage 1 978 - - - - - Stage 2 712 - - - - - Approach EB NB SIB HCM Control Delay, s 9.3 0 0 HCM LOS A - - Minor Lane / Major Mvmt NBL NBT EBLn1 SBT SBR Cap, veh/h 1564 - 835 - - HCM Control Delay, s 7.303 0 9.3 - - HCM Lane V/C Ratio 0.00 - 0.00 - - HCM Lane LOS A A A - - HCM 95th-tile Q, veh 0.0 - 0.0 - - No Volume Exceeds Capacity; $ : Delay Exceeds 300 Seconds; Error: Computation Not Defined HCM 2010 TWSC Synchro 8 Report Kroll Traffic Engineering Consulting, PLLC 1/30/2013 Site Buildout 2018 Timing Plan: AM 10: Sam School Rd & Savannah Trail 1/30/2013 Intersection Intersection Delay, s/veh 1.5 Movement WBL WBR NBT NBR SBL SBT Vol, veh/h 49 8 324 16 3 41 Conflicting Peds, #/hr 0 0 0 0 0 0 Sign Control Stop Stop Free Free Free Free RT Channelized None None None None None None Storage Length 100 0 0 0 Median Width 12 0 0 Grade, % 0% 0% 0% Peak Hour Factor 0.95 0.95 0.95 0.95 0.95 0.95 Heavy Vehicles, % 2 2 2 2 2 2 Mvmt Flow 52 8 341 17 3 43 Number of Lanes 1 1 1 0 0 1 Major/Minor Major 1 Major 2 Conflicting Flow All 398 349 0 0 358 0 Stage 1 349 - - - - - Stage 2 49 - - - - - Follow-up Headway 3.518 3.318 - - 2.218 - Pot Capacity-1 Maneuver 607 694 - - 1201 - Stage 1 714 - - - - - Stage 2 973 - - - - - Time blocked -Platoon, % 0 0 - - 0 - Mov Capacity-1 Maneuver605 694 - - 1201 - Mov Capacity-2 Maneuver605 - - - - - Stage 1 714 - - - - - Stage 2 970 - - - - - Approach WB NB SIB HCM Control Delay, s 11.3 0 0.5 HCM LOS B - - Minor Lane / Major Mvmt NBT NBRWBLn1 WBLn2 SBL SBT Cap, veh/h - - 605 694 1201 - HCM Control Delay, s - - 11.5 10.3 8.005 0 HCM Lane V/C Ratio - - 0.09 0.01 0.00 - HCM Lane LOS - - B B A A HCM 95th-tile Q, veh - - 0.3 0.0 0.0 - Note - Volume Exceeds Capacity; $ : Delay Exceeds 300 Seconds; Error: Computation Not Defined HCM 2010 TWSC Synchro 8 Report Kroll Traffic Engineering Consulting, PLLC 1/30/2013 Site Buildout 2018 Timing Plan: AM 3: Peytonville Ave/Sam School Rd & W. Dove Rd 1/30/2013 Intersection Intersection Delay, s/veh 19.0 Intersection LOS C Approach EB WB NB SIB Entry Lanes 2 2 2 1 Conflicting Circle Lanes 1 1 2 2 Adj Approach Flow, veh/h 1056 669 590 136 Demand Flow Rate, veh/h 1109 703 601 139 Vehicles Circulating, veh/h 356 453 1118 684 Vehicles Exiting, veh/h 467 1266 347 472 Follow -Up Headway, s 3.186 3.186 3.186 3.186 Ped Vol Crossing Leg, #/h 0 0 0 0 Ped Cap Adj 1.000 1.000 1.000 1.000 Approach Delay, s/veh 19.0 12.7 28.9 7.5 Approach LOS C B D A Lane Left Right Left Right Left Right Left Designated Moves LT TR LT TR LT R LTR Assumed Moves LT TR LT TR LT R LTR RT Channelized Lane Util 0.470 0.530 0.469 0.531 0.300 0.700 1.000 Critical Headway, s 5.193 5.193 5.193 5.193 4.293 4.113 4.113 Entry Flow, veh/h 521 588 330 373 180 421 139 Cap Entry Lane, veh/h 791 791 718 718 489 517 700 Entry HV Adj Factor 0.953 0.952 0.953 0.951 0.982 0.981 0.980 Flow Entry, veh/h 496 560 314 355 177 413 136 Cap Entry, veh/h 754 754 684 683 480 507 686 V/C Ratio 6.58 0.743 4.59 0.519 3.68 0.815 1.99 Control Delay, s/veh 16.8 21.0 11.9 13.4 13.7 35.4 7.5 LOS C C B B B E A 95th %tile Queue, veh 0.5 7 0.2 3 0.2 8 0.1 HCM 2010 Roundabout Synchro 8 Report Kroll Traffic Engineering Consulting, PLLC 1/30/2013 Site Buildout 2018 Timing Plan: PM 10: Sam School Rd & Savannah Trail 1/30/2013 Intersection Intersection Delay, s/veh 1 00 Movement WBL WBR NBT NBR SBL SBT Vol, veh/h 31 6 87 55 9 293 Conflicting Peds, #/hr 0 0 0 0 0 0 Sign Control Stop Stop Free Free Free Free RT Channelized None None None None None None Storage Length 100 0 0 0 Median Width 12 0 0 Grade, % 0% 0% 0% Peak Hour Factor 0.95 0.95 0.95 0.95 0.95 0.95 Heavy Vehicles, % 2 2 2 2 2 2 Mvmt Flow 33 6 92 58 9 308 Number of Lanes 1 1 1 0 0 1 Major/Minor Major 1 Major 2 Conflicting Flow All 448 121 0 0 149 0 Stage 1 121 - - - - - Stage 2 327 - - - - - Follow-up Headway 3.518 3.318 - - 2.218 - Pot Capacity-1 Maneuver 568 930 - - 1432 - Stage 1 904 - - - - - Stage 2 731 - - - - - Time blocked -Platoon, % 0 0 - - 0 - Mov Capacity-1 Maneuver563 930 - - 1432 - Mov Capacity-2 Maneuver563 - - - - - Stage 1 904 - - - - - Stage 2 725 - - - - - Approach WB NB SB HCM Control Delay, s 11.3 0 0.2 HCM LOS B - - Minor Lane / Major Mvmt NBT NBRWBLn1 WBLn2 SBL SBT Cap, veh/h - - 563 930 1432 - HCM Control Delay, s - - 11.8 8.9 7.531 0 HCM Lane V/C Ratio - - 0.06 0.01 0.01 - HCM Lane LOS - - B A A A HCM 95th-tile Q, veh - - 0.2 0.0 0.0 - Noteso„ ' — : Volume Exceeds Capacity; $ : Delay Exceeds 300 Seconds; Error: Computation Not Defined HCM 2010 TWSC Synchro 8 Report Kroll Traffic Engineering Consulting, PLLC JMK Site Buildout 2018 Timing Plan: PM 12: Sam School Rd & South Azalea Lane 1/30/2013 Intersection Intersection Delay, s/veh 0.1 Movement EBL EBR NBL NBT SBT SBR Vol, veh/h 0 2 3 142 323 1 Conflicting Peds, #/hr 0 0 0 0 0 0 Sign Control Stop Stop Free Free Free Free RT Channelized None None None None None None Storage Length 0 0 0 0 Median Width 12 0 0 Grade, % 0% 0% 0% Peak Hour Factor 0.95 0.95 0.95 0.95 0.95 0.95 Heavy Vehicles, % 2 2 2 2 2 2 Mvmt Flow 0 2 3 149 340 1 Number of Lanes 1 0 0 1 1 0 Major/Minor Major 1 Major 2 Conflicting Flow All 497 341 341 0 - 0 Stage 1 341 - - - - - Stage 2 156 - - - - - Follow-up Headway 3.518 3.318 2.218 - - - Pot Capacity-1 Maneuver 532 701 1218 - - - Stage 1 720 - - - - - Stage 2 872 - - - - Time blocked -Platoon, % 0 0 0 - - - Mov Capacity-1 Maneuver530 701 1218 - - - Mov Capacity-2 Maneuver530 - - - - - Stage 1 720 - - - - - Stage 2 869 - - - - - Approach EB NB SIB HCM Control Delay, s 10.2 0.2 0 HCM LOS B - - Minor Lane / Major Mvmt NBL NBT EBLn1 SBT SBR Cap, veh/h 1218 - 701 - - HCM Control Delay, s 7.963 0 10.2 - - HCM Lane V/C Ratio 0.00 - 0.00 - - HCM Lane LOS A A B - - HCM 95th-tile Q, veh 0.0 - 0.0 - - Notes — : Volume Exceeds Capacity; $ : Delay Exceeds 300 Seconds; Error: Computation Not Defined HCM 2010 TWSC Synchro 8 Report Kroll Traffic Engineering Consulting, PLLC JMK Site Buildout 2018 Timing Plan: PM 14: Sam School Rd & North Azalea Ln 1/30/2013 Intersection Intersection Delay, s/veh 0.1 Movement EBL EBR NBL NBT SBT SBR Vol, veh/h 0 2 3 90 300 0 Conflicting Peds, #/hr 0 0 0 0 0 0 Sign Control Stop Stop Free Free Free Free RT Channelized None None None None None None Storage Length 0 0 0 0 Median Width 12 0 0 Grade, % 0% 0% 0% Peak Hour Factor 0.95 0.95 0.95 0.95 0.95 0.95 Heavy Vehicles, % 2 2 2 2 2 2 Mvmt Flow 0 2 3 95 316 0 Number of Lanes 1 0 0 1 1 0 Major/Minor Major 1 Major 2 Conflicting Flow All 417 316 316 0 - 0 Stage 1 316 - - - - - Stage 2 101 - - - - - Follow-up Headway 3.518 3.318 2.218 - - - Pot Capacity-1 Maneuver 592 724 1244 - - - Stage 1 739 - - - - - Stage 2 923 - - - - Time blocked -Platoon, % 0 0 0 - - - Mov Capacity-1 Maneuver590 724 1244 - - - Mov Capacity-2 Maneuver590 - - - - - Stage 1 739 - - - - - Stage 2 920 - - - - - Approach EB NB SIB HCM Control Delay, s 10 0.3 0 HCM LOS B - - Minor Lane / Major Mvmt NBL NBT EBLn1 SBT SBR Cap, veh/h 1244 - 724 - - HCM Control Delay, s 7.901 0 10 - - HCM Lane V/C Ratio 0.00 - 0.00 - - HCM Lane LOS A A B - - HCM 95th-tile Q, veh 0.0 - 0.0 - - Notes — : Volume Exceeds Capacity; $ : Delay Exceeds 300 Seconds; Error : Computation Not Defined HCM 2010 TWSC Synchro 8 Report Kroll Traffic Engineering Consulting, PLLC JMK Site Buildout 2018 Timing Plan: PM 3: Peytonville Ave/Sam School Rd & W. Dove Rd 1/30/2013 Intersection Intersection Delay, s/veh 42.5 Intersection LOS E Approach EB WB NB SB Entry Lanes 2 2 2 1 Conflicting Circle Lanes 1 1 2 2 Adj Approach Flow, veh/h 476 1692 291 385 Demand Flow Rate, veh/h 500 1776 297 393 Vehicles Circulating, veh/h 722 152 489 1714 Vehicles Exiting, veh/h 1385 634 733 214 Follow -Up Headway, s 3.186 3.186 3.186 3.186 Ped Vol Crossing Leg, #/h 0 0 0 0 Ped Cap Adj 1.000 1.000 1.000 1.000 Approach Delay, s/veh 14.9 35.7 6.9 133.1 Approach LOS B E A F Lane Left Right Left Right Left Right Left Designated Moves LT TR LT TR LT R LTR Assumed Moves LT TR LT TR LT R LTR RT Channelized Lane Util 0.470 0.530 0.470 0.530 0.330 0.670 1.000 Critical Headway, s 5.193 5.193 5.193 5.193 4.293 4.113 4.113 Entry Flow, veh/h 235 265 835 941 98 199 393 Cap Entry Lane, veh/h 549 549 971 971 783 802 340 Entry HV Adj Factor 0.952 0.952 0.952 0.953 0.976 0.980 0.980 Flow Entry, veh/h 224 252 795 897 96 195 385 Cap Entry, veh/h 522 522 924 925 764 786 334 V/C Ratio 4.28 0.483 8.60 0.969 1.25 0.248 11.55 Control Delay, s/veh 14.1 15.6 26.7 43.7 6.0 7.3 133.1 LOS B C D E A A F 95th %tile Queue, veh 0.2 3 1.1 17 0.0 1 1.6 HCM 2010 Roundabout Synchro 8 Report Kroll Traffic Engineering Consulting, PLLC JMK 0 N 1 w JACKSON WALKER L.L.P. ATTORNEYS & COUNSELORS February 7, 2013 Via hand delivery Robert Hudson, Chairman Members of the Planning & Zoning Commission 1400 Main Street Suite 310 Southlake, Texas 76092 Suzan Kedron (214) 953-5943 (Direct Dial) (214) 661-6654 (Direct Fax) skedron.,jw.com Re: Savannah Estates Zoning Case No. ZA 12-088 and Comprehensive Plan Amendment Case No. CP 12-004, relating to certain real property owned by Maguire Partners - Solana Land, L.P. ("Developer") located in Southlake, Texas. Dear Chairman and Members of the Planning & Zoning Commission: We represent, Jermaine and LaMesha O'Neal, owners of 940 West Dove Road, LLC, who, as you know, are building a home at 940 West Dove Road. Their home abuts the above -referenced area of request. We have reached an agreement with the Developer, for your reference and consideration, a copy of the letter agreement is included with this correspondence. On review of the attached, you will see that there are several key elements of the agreement that will protect the O'Neal's home and enhance the quality of the Developer's project. At tonight's public hearing, I will summarize the key elements of the attached agreement. Thank you for your time and consideration in allowing us the extra time needed to reach an agreement with the Developer. Cc: Robert Hudson, Chairman D. Todd Parish, Vice Chairman Kate Smith Michael Forman Matthew C. Jones, Planner SXK:vma With kind raards, Suzan Kedron Randy Williamson Laird Fairchild Michael Springer Alan Taylor, City Attorney 8965161 v.1 016077/00008 901 Main Street, Suite 6000 Dallas, Texas 75202 (214) 953-6000 fax (214) 953-5822 www.jw.com Austin • Dallas • Fort Worth • Houston San Angelo Sin Antonio Member of GL08ALAW'^' 940 West Dove Road, LLC 624 NE 79th Avenue Portland, Oregon 97213-6913 February 4, 2013 By Hand Mr. Mehrdad Moayedi Maguire Partners -Solana Land, L.P. 1221 N. I-35 E, Suite 200 Carrollton, TX 75006 Re: Savannah Estates Zoning Case No. ZA12-088 and Comprehensive Plan Amendment Case No. CP 12-004, relating to certain real property owned by Maguire Partners -Solana Land, L.P. ("Developer") located in Southlake, Texas and more particularly described on Exhibit A-1 attached hereto (the "Developer Property") Dear Mehrdad: As you are aware, 940 West Dove Road, LLC ("Owner") owns certain real property more particularly described on Exhibit B attached hereto, which is located adjacent to the above - referenced Developer Property. The purpose of this letter is to memorialize an understanding between Developer and Owner relating to the modifications and additional restrictions Developer has agreed to impose on the Developer Property in consideration for Owner's agreement to cease opposition to the density proposed in the above referenced zoning case and Comprehensive Plan amendment. We appreciate the time you have spent with us over the last few days. The following reflects our understanding of the plan modifications, timing and deed restrictions that will be in place prior to the pending matters being heard by the City Council in Southlake, Texas (the "City Council"), which will not occur until February 19, 2013 or later. The parties agree as follows: 1. The Savannah Estates Zoning Development Plan — Version 11 attached hereto as Exhibit C (the "Lot Layout Plan") reflects the revised lot layout for the Developer Property and shall be submitted to the City of Southlake Planning Department and the City Plan Commission prior to, and no later than noon the day of the hearing. The Lot Layout Plan will be shown in the power point presentation before the City Plan Commission on February 7, 2013, as the plan the parties have agreed to, and Developer will request that the City Council and staff approve this plan and the relevant Comprehensive Plan amendment necessary to implement this revised lot layout. Developer shall deliver the revised staff reports and implementing ordinances to Owner 8913220v.11 142112/00001 February 4, 2013 Page 2 as soon as available for Owner's review and confirmation that the terms of this agreement are being implemented. 2. The drawings attached hereto as Exhibits D-1 and D-2 (the "Section Plans") illustrate the following: (a) Contemporaneously with the commencement of development activity on the Developer Property, Developer shall construct or cause to be constructed an eight (8) foot masonry wall on the property line of the lots as illustrated on the Lot Layout Plan and the Section Plan within one hundred twenty (120) days of the date of commencement thereof. The masonry wall shall be concrete faced with double -sided "fencestone" and stone columns evenly spaced not more than one hundred (100) feet apart, and Developer shall deliver to Owner, not less than two (2) weeks prior to the commencement of construction of the masonry wall, signed and sealed construction plans for the masonry wall prepared by a structural engineer in order to verify that proper construction methods and design are proposed. Developer shall cause the masonry wall to be constructed in accordance with the construction plans submitted to Owner. (b) Developer shall create a Tree Buffer Plan (herein so called), pursuant to which Developer shall provide, among other things, a tree buffer zone containing a buffer area of no less than 20 feet in width, as illustrated on the Lot Layout Plan and the Section Plan labeled as the "20' Tree Preservation and Landscape Easement" and the "Tree Preservation Easement" respectively (the "Tree Buffer Zone"). The elements of the Tree Buffer Plan shall comply with the Zoning Ordinance of the City of Southlake, Texas (the "Code"), and shall provide for and include, without limitation, (i) a minimum tree cover of forty percent (40%) required by the Code for the total subdivision area, (ii) the preservation of existing trees already located within the Tree Buffer Zone, (iii) a survey of existing trees in the Tree Buffer Zone identified by type and caliper measured 6 inches from the base of each tree, (iv) adequate protection of existing trees during lot development and house construction, and (v) the addition of a minimum of one (1) four - inch caliper tree in any and all areas within the Tree Buffer Zone consisting of a fifteen (15) foot radius where there is not currently an existing tree. The Tree Buffer Plan will be delivered to Owner no later than two (2) business days after this letter is executed by all parties hereto and must reflect the terms of this agreement. If Developer fails to timely deliver a draft of the Tree Buffer Plan to Owner as provided in the immediately preceding sentence, Developer shall delay its hearing before the City Council on February 19, 2013. 3. The Landscape Plan attached hereto as Exhibit E (the "Landscape Plan") illustrates generous landscaping along Dove Road and is consistent with Developer's submission to the City of Southlake and Developer's agreement to provide such improvements as part of Developer's development of the Developer Property prior to construction of any houses thereon. In addition, it is Owner's understanding that there will be an eight (8) foot double -sided stone screening wall along Dove Road as shown on the Fencing Wall Concept Plan attached hereto as Exhibit F (the "Fence Screening and Wall Plan"). Any modifications to the Landscape Plan and 8913220v.11 142112/00001 February 4, 2013 Page 3 the submission thereof to the City will be forwarded to Owner for Owner's review the same day as any revised submission to the City is made, and any revision to the Landscape Plan must reflect the intent of this agreement in terms of quality of landscaping and wall material. 4. Developer shall cause to be filed of record against the Developer Property certain covenants, conditions and restrictions ("CCRs") which shall contain provisions reflecting the terms set forth in items 1-3 above. The CCRs shall provide that neither the Lot Layout Plan, the Section Plan, the Tree Buffer Plan, the Landscape Plan, nor the Fence Screening and Wall Plan may be amended without the prior written consent of Owner. Further, the CCRs shall establish an easement running with the land over and across the Tree Buffer Zone providing for the prohibition of certain improvements within the Tree Buffer Zone, including bike lanes, walking paths, pools, accessory buildings or structures, or other improvements of a permanent nature, but excluding play equipment for children, statues, yard art and portable outdoor cooking equipment. The CCRs shall, among other things, (a) obligate the Declarant and subsequent owners of the Developer Property or portions thereof ("Lot Owners") to comply with the Tree Buffer Plan, (b) provide the Declarant and the homeowner association with the power and authority to enforce compliance by Lot Owners with the Tree Buffer Plan, and (c) provide that the wall shall be maintained at the sole cost of the Developer and the homeowner association. Owner acknowledges receipt of an initial draft of the CCRs. Within a reasonable period of time (but no less than seventy-two (72) hours) prior to submitting to the City of Southlake or recording the CCRs, Developer shall deliver to Owner a copy of the proposed final CCRs, complete with all exhibits thereto, including, without limitation, the Design Guidelines (as defined in the initial draft of the CCRs) ("Proposed CCRs), for its review and written confirmation that such Proposed CCR's comply with the terms of this agreement. If Owner objects to such Proposed CCRs, then Owner shall, within seventy-two (72) hours of receipt of such Proposed CCRs (the "CCR Review Period"), notify Developer of its objections and state in reasonable detail the basis therefor, and Developer shall promptly thereafter amend the CCRs to address Owner's objections, whereupon the notice process set forth in the immediately preceding sentence shall recommence with respect to the amended Proposed CCRs. If Owner fails to notify Developer of any objections to any Proposed CCR's prior to the expiration of the CCR Review Period, Owner shall be deemed to have approved such Proposed CCRs. If Developer fails to timely deliver a draft of the Proposed CCR's to Owner as required herein or if Developer has failed to timely secure Owner's approval or deemed approval of any Proposed CCRs, Developer shall delay its hearing before the City Council on February 19, 2013. Any revisions to the CCRs after receipt of written confirmation from Owner shall again be subject to Owner's review and written confirmation that the revised CCRs comply with the terms of this agreement. 5. Developer shall cause the Revised Development Standards attached hereto as Exhibit G to be included in the Planned Unit Development District Ordinance to be submitted to the City of Southlake Planning Department and the City Plan Commission prior to, and no later than noon the day of its hearing before the City Council on February 19, 2013. 6. The subdivision plat of the Developer Property and all construction drawings related to the masonry wall and submitted to the City of Southlake shall be consistent with the agreements 8913220v.11 142112/00001 February 4, 2013 Page 4 set forth in this letter, and Developer shall, no less than one (1) week prior to its filing with the City of Southlake, provide to Owner a copy of the subdivision plat, which must reflect the relevant terms of this agreement, including, without limitation, lot size. 7. Developer will use commercially reasonable efforts to sell the lots to at least two (2) different builders which will provide a variety of housing product on the Developer Property. 8. Owner's agreement to cease opposition to the density proposed in the above referenced zoning case and Comprehensive Plan amendment is conditioned upon the terms and restrictions set forth herein and. in the CCRs. Nothing herein shall be deemed a prohibition against or a waiver of Owner's right to recommence opposition in the event that the City Council, City Plan Commission, the staff of the City of Southlake, or any other public body proposes or otherwise requires changes to the CCRs, the zoning, and/or plat that are inconsistent with the terms of this agreement. 9. If Developer acquires title to that certain property more particularly described on Exhibit A-2 attached hereto (the "Additional Developer Property"), then such Additional Developer Property shall automatically become subject to the terms of this agreement, and Developer shall cause such Additional Developer Property to become subject to the CCRs. 10. All notices to be delivered to Owner shall be in writing and any notices or documents required to be delivered to Owner hereunder shall be served either by hand delivery or by overnight delivery service addressed as follows: 940 West Dove Road, LLC 624 NE 79`h Avenue Portland, Oregon 97213-6913 Attn: Jermaine O'Neal With a copy to: Jackson Walker L.L.P. 901 Main St., Suite 6000 Dallas, Texas 75202 Attn: Susan Mead 11. Developer represents and warrants that (a) it is the current owner of the Developer Property, (b) Developer is validly existing and in good standing in the State of Texas and has the ability to perform its obligations under this agreement, and (c) the individual signing this letter on behalf of Developer has the authority to enter into this agreement on behalf of Developer. 12. This agreement shall run with the Developer Property and shall be binding upon Developer, its successors and assigns. 8913224v.11 142112/00001 February 4, 2013 Page 5 13. Developer, on behalf of itself and its successor and assigns with respect to the Developer Property, acknowledges and agrees that. in the event it or any subsequent owner of any portion of the Developer Property breaches the terms of this agreement resulting in a failure to conform to the requirements of paragraphs 1-7 hereof, there is no adequate remedy at law, and Owner shall be entitled to seek injunctive relief. If Owner successfully obtains injunctive relief, Developer or any subsequent owner of any portion of the Developer Property failing to conform to the requirements of paragraphs 1-7 hereof, as applicable, shall pay to Owner the reasonable and necessary attorneys' fees Owner incurs in obtaining the relief. Please acknowledge your understanding and agreement to the foregoing by executing this letter in the appropriate space on the following page and returning it to me as soon as possible. Best regards, 940 WEST DOVE ROAD, LLC a Delaware limited liability company ft--�!.-v A/Y) 01 A M t M O'Neal, Manager THE STATE OF -A- \- M%-�\ COUNTY OF _� k P1VV\,t ice,, This instrument was acknowledged before me on this day of February, 2013, by Jermaine O'Neal, Manager of 940 West Dove Road, LLC, a Delaware limited liability company, on behalf of said limited liability company. otary Public State o �Tg,,Rtia �,�erso;i is ;Jly .. •.T f. ' ,ry f lblic s,,e4 98COfiltser 20, �Cama���caoR►rr�rca;z�. � , 8913220v.11 142112/00001 February 4, 2013 Page 6 ACKNOWLEDGED AND AGREED TO as of the date set forth above: MAGUIRE PARTNERS-SOLANA LAND, L.P. a Texas limited partnership By: MMM Ventures, LLC, a Texas limited liability company, its general partner By: 2M Ventures, LLC, a Delaware limited liability company, its sole manager By: Name: Mehrdad Moayedi Title: Manager THE STATE OF TEXAS § COUNTY OF § This instrument was acknowledged before me on this day of February, 2013, by Mehrdad Moayedi, manager of 2M Ventures, LLC, a Texas limited liability company, as sole manager of MMM Ventures, LLC, a Texas limited liability company, as general partner of Maguire Partners -Solana Land, L.P., a Texas limited partnership, on behalf of said limited liability companies and limited partnership. o<r.r.r wi en c LAURA L WAYLAND My Commission Expires July 14, 2016 S n1j" `r Attachments Notary Public State of Texas 8913220v. 11 142112/00001 EXHIBIT A-1 Developer Property Tract 3 BEING a tract of land situated in the T.W. Mann Survey, Abstract No. 1107, Tarrant County, Texas and being the same tracts of land as described in instrument to Maguire Partners -Solana Limited Partnership as recorded in Volume 13290, Page 0009 in the Deed Records of Tarrant County, Texas, and being more particularly described as follows: BEGINNING at a 5/8 inch iron rod set with "Huitt-Zollars" cap at the intersection of the East right-of-way line of Sam School Road (County Road No. 3088), a variable width right-of-way, with the North right-of-way line of Roanoke -Dove Road (County Road No. 3080), a variable width -right-of-way; THENCE North 00 degrees, 26 minutes, 00 seconds East along the said East right-of-way line a distance of 527.80 feet to a 5/8 inch iron rod with "Carter & Burgess" cap found; THENCE South 88 degrees 25 minutes 30 seconds East a distance of 330.00 feet to a 5/8 inch iron rod set with "Huitt-Zollars" cap found; THENCE South 00 degrees 25 minutes, 49 seconds West a distance of 432.42 feet to a % inch iron rod found on the aforementioned North right-of-way line of Roanoke -Dove Road; THENCE North 87 degrees 37 minutes 22 second Wes along the North right-of-way line of Roanoke -Dove Road a distance of 330.15 feet to place of BEGINNING and Containing 4.015 acres of land, more or less. [Continued on following pages] Exhibit A to Letter Agreement 89 13220v.11 142112/00001 Tract 4 BEING a tract of land situated in the T.W. Mann Survey, Abstract No. 1107, Tarrant County, Texas and being the same tract of land as described in instrument to Maguire Partners-Solara Limited Partnership as recorded in Volume 13290, Page 0009 of the Deed Records, Tarrant County, Texas, and being more particularly described as follows: BEGINNING at a 5/8 inch iron rod found with "Huitt-Zollars" cap at the Northwest corner of a 4.0 acre tract as recorded on Volume 5151, Page 273 in the Deed Records of Tarrant County, Texas, and being by deed North a distance of 14.0 feet and North 00 degree's 28 minutes 50 second East a stance of 773.20 feet from the Southwest corner of said T.W. Mann Survey; THENCE North 00 degrees 28 minutes 50 seconds East a distance of 952.35 feet to a 5/8 inch iron rod found; THENCE North 79 degrees 55 minutes 40 seconds East a distance of 213.69 feet to a'/2 inch iron rod found in the West line of Sam School Road, a variable width right-of-way; THENCE South 08 degrees 59 minutes 00 seconds East along the West line of said Sam School Road a distance of 75.35 feet to a %2 inch iron rod found; THENCE South 00 degrees 23 minutes 30 second West along the West line of said Sam School Road a distance of 917.10 feet to a '/2 inch iron rod found with "Huitt-Zollars" cap at the Northeast corner of said 4.0 acre tract; THENCE North 89 degrees 32 minutes 08 seconds West along the North line of said 4.0 acre tract a distance of 223.89 feet to POINT OF BEGINNING and CONTAINING 4.973 acres of 216,645 square feet of land. [Continued on followingpages] Exhibit A to Letter Agreement 8913220v.11 142112/00001 Tract 5 BEING a tract of land situated in the J.B. Martin Survey, Abstract No. 1134, and the T.W. Mann Survey, Abstract No. 1107, Tarrant County, Texas, said tract of land being all of those certain tracts of land as described in instruments to International Business Machines Corporation, herein after referred to as IBM, as recorded in Volume 9212, Page 646, Volume 9487, Page 1748, Volume 9489, Page 1046, Volume 9706, Page 1203, Volume 8783, Page 40, Volume 8783, Page 1483, Volume 8775, Page 1863, Volume 8800, Page 1341, Volume 8794, Page 744, Volume 8799, Page 1462, Volume 8 84 1, Page 1197, Volume 10131, Page 95, Volume 10131, Page 100, and being a portion of those certain tracts as described in instruments to International Business Machines Corporation as recorded in Volume 7422, Page 2157, Volume 8792, Page 1298, Volume 8094, Page 1911, Volume 7402, Page 1150, Volume 8153, Page 481 of the Deed Records, Tarrant County, Texas and being all of Lots 3, 4, 5 and 6 and part of Lot 7 of the R.P. Estes Subdivision as recorded in Volume 1957, Page 324 of the Deed Records of Tarrant County, Texas, being more particularly described by metes and bounds as follows: BEGINNING at a point from which a standard Texas Highway Department concrete Monument found bears South 27 degrees 40 minutes 30 seconds East a distance of 0.32 feet and being on the Southwesterly right-of-way line of State High No. 114, said monument being the Northwest corner of that certain tract as described in instrument to the State of Texas as recorded in Volume 14056, Page 473, of said deed records, and being on the North line of said IBM tract as recorded in Volume 7422, Page 2157 of the Deed Records of Tarrant County, Texas, and being on the South line of Lot I R, Block 2 of Westlake/Southlake Addition No. 1, as recorded in Cabinet A, Slide 283 of the Plat Records of Tarrant County, Texas. THENCE, along said Southwesterly right-of-way line of State Highway No. 114 the following courses and distances; South 36 degrees 31 minutes 54 seconds East, a distance of 503.20 feet to a 5/8" iron rod set with "Huitt-Zollars" cap from which astandard Texas Highway Department concrete monument found bears South 44 degrees 31 minutes 41 seconds West a distance of 0.60 feet; South 16 degrees 09 minutes 40 seconds East, a distance of 37.34 feet to a 5/8 iron rod set with "Huitt-Zollars" cap from which a standard Texas Highway Department concrete monument found bears South 44 degrees 18 minutes 29 seconds West a distance of 0.57 feet; South 36 degrees 32 minutes 15 seconds East, a distance of 369.30 feet to a 5/8" iron rod set with "Huitt-Zollars" cap, said point also being the beginning of a non -tangent curve to the right having a radius of 3,568.68 feet; Along said curve to the right through a central angle of 0.3 degrees 31 minutes 10 seconds, an are distance of 219.21 feet, and being subtended by a chord which bears South 27 degrees 10 minutes 32 seconds East, a distance of 219.17 feet to the end of said curve and a standard Texas Highway Department concrete monument found; South 19 degrees 01 minutes 57 seconds East, a distance of 376.33 feet to a standard Texas Highway Department concrete monument found; F.,xhibit A to Letter Agreement 8913 220v.11 142112/00001 South-14 degrees 56 minutes 37 seconds East, a distance of 488.35 feet to a 5/8 inch iron rod set with " I Iuitt-Zollars" cap from which standard Texas Highway Department concrete monument found bears South 53 degrees 09 minutes 33 seconds West a distance of 0.84 feet; South 12 degrees 31 minutes 39 seconds East, a distance of 244.91 feet to a 5/8 inch iron rod set with "Huitt-Zollars" cap from which a standard Texas Highway Department concrete monument found bears South 57 degrees 11 minutes 22 seconds West a distance of 0.84 feet; South 37 degrees 34 minutes 34 seconds West, a distance of 75.32 feet to a 5/8 inch iron rod set with "Huitt-Zollars" cap and being on the North right-of-way of Dove Road, (variable width right-of-way) from which a standard Texas Highway Department concrete monument found bears South 67 degrees 18 minutes 36 seconds West a distance of 0.84 feet; THENCE, North 89 degrees 24 minutes 34 seconds West along said North line of Dove Road, a distance 177.55 feet to a 5/8 inch iron rod set with "Huitt-Zollars" cap and being the most Southerly, northwest corner of said State of Texas tract; THENCE, South 02 degrees 41 minutes 56 seconds East along a West line of the State of Texas tract a distance of 36.04 feet to a Nag Nail set in concrete at the Southwest corner of said State of Texas tract from which a standard Texas Highway Department concrete monument found bears South 72 degrees 43 minutes 33 seconds West a distance of 0.91 feet; THENCE, South 02 degrees 38 minutes 01 second East, a distance of 25.03 feet to a Mag nail found in asphalt at the Southeast corner of said IBM tract, (Volume 10131, page 100) THENCE, North 89 degrees 30 minutes 18 seconds West at 381.57 feet passing the Southeast corner of said IBM tract as recorded in Volume 10131, Page 95, continuing along the South line of the IBM tract a total distance of 780,87 feet to a Nag nail found in asphalt at the Southwest corner of same, said corner also being the Southwest corner of the J. B. Martin Survey and the Southeast corner of the T. W. Mann Survey; THENCE, North 00 degrees 25 minutes 13 seconds West, along the common line between the J.B. Martin Survey and the T. W. Mann Survey, a distance of 682.15 feet to a 3/4 inch iron rod found for the Southeast corner of a tract of land conveyed to IBM as recorded in Volume 8841, Page 1197, the same being the Northeast comer of Lot 2 and Southeast comer of Lot 3 of said R. P. Estes Subdivision; THENCE, North 88 degrees 25 minutes 30 seconds West, along the common line between Lots 2 and 3, a distance of 1,310.98 feet to a 3/4 inch iron found at the Southwest corner of Lot 3 and being the East line of Sam School Road, a variable width right-of-way; THENCE, along the East line of said Sam School Road and the West line of said R. P. Estes Subdivision the following courses and distances; North 00 degrees 36 minutes 55 seconds East, a distance of 329.00 feet to a one inch iron rod found at the Northwest corner of said Lot 3, the same being the Southwest corner of Lot 4 of the R. P. Estes Subdivision; Exhibit A to better Agreement 8913 220v.1 1 142112/00001 North 00 degrees 36 minutes 51 seconds East, a distance of 333.12 feet to a 5/8 inch iron rod with cap stamped "Carter & Burgess" found; North 00 degrees 08 minutes 13 seconds East, a distance of 436.27 feet to a 1/2 inch iron rod found; North 17 degrees 41 minutes 47 seconds West, a distance of 71.75 feet to a 5/8 inch iron rod set with "Huitt-Zollars" cap; North 00 degrees 32 minutes 09 seconds East, a distance of 18.23 feet to a 5/8 inch iron rod set with "Huitt-Zollars" cap at the Southwest corner of said Lot 1 R, Block 2 of said Westlake/Southlake Addition No. 1; THENCE, North 86 degrees 22 minutes 05 seconds East along the South line of said Lot 1 R a distance of 518.25 feet to a 5/8 inch iron rod found; THENCE, North 00 degrees 17 minutes 58 seconds East, along an East line of said Lot 1 R a distance of 197.59 feet to a 5/8 inch iron rod found; THENCE, South 88 degrees 29 minutes 50 seconds East along a South line of said Lot 1 R a distance 880.82 feet to the POINT OF BEGINNING and CONTAINING 72.64 acres of land, more or less. Exhibit A to Letter Agreement 39 13220v.11 142112/00001 Tract 5 Save and except for the following described property: BEING all that certain lot, tract or parcel of land situated in the T. W. Mann Survey, Abstract Number 1107, Tarrant County, Texas, and being part of Tract 3, called 72.64 acres, described in deed to Maguire Partners -Solana Land, L.P., a Texas limited partnership, recorded in Volume 16858, Page 176 of the Deed Records, of Tarrant County, Texas, and being more particularly described as follows; BEGINNING at the northeast corner of said 72.64 acre tract, and being on the southwesterly right-of-way line of State Highway Number 114; THENCE 36031'54" E, with the east line of said 72.64 acre tract, and the west line of State Highway Number 114, 3 76.8 8 feet; THENCE over, across and through said 72.64 acre tract, and with the common line between the Cities of Westlake and Southlake, the following three (3) courses and distances; West, 321.43 feet; S 18026'08" W, 36.05 feet; S 89030'06" W, 1255.81 feet, to the west line of said 72.64 acre tract, and the east right- of-way line of Sam School Road; THENCE 00008' 13" E, with the west line of said 5 acre tract, and the east line of Sam School Road, 59.67 feet; THENCE N 17041'47" W, with the west line of said 72.64 acre tract, and the east line of Sam School Road, 71.75 feet; THENCE N 00032'09" E, with the west line of said 72.64 acre tract, and the east line of Sam School Road, 18.23 feet; THENCE N 86022'05" E, with the north line of said 72.64 acre tract, and the south line of Lot 1R, Block 2, Westlake/Southlake Addition, according to the plat thereof, recorded in Cabinet A, Slide 283 of the Plat Records, Tarrant County, Texas, 518.25 feet; THENCE N 00017'58" E, with the southerly east line thereof, and the northerly west line of said 72.64 acre tract, 197.59 feet; THENCE S 88029'50" E, with the north line of said 72.64 acre tract, and the south line of said Lot 1R, 880.82 feet, to the POINT OF BEGINNING and containing approximately 9.580 acres of land. [Continued on following pages] Exhibit A to Letter Agreement 8913220v.11 142112/00001 Tract 6 Being part of Lot 2 of R.P. Estes Subdivision, an addition to the City of Southlake, Tarrant County, Texas, according to the plat thereof recorded in Volume 1957, Page 324, Deed Records, Tarrant County, Texas, being the same tract of land conveyed to Roy C. Finney, by deed recorded in Volume 12420, Page 620, Deed Records, Tarrant County, Texas, and being more particularly described as follows: BEGINNING at a point in the East line of Sam School Road, (County Road No. 3088) said point being the Northwest corner of said Lot 2, same being the Southwest corner of Lot 3, a 3/4" iron rod found for corner; THENCE: South 88 deg. 47 min. 00 sec. East, with the common line of Lots 2 and 3, a distance of 330.15 feet to the Northwest corner of a tract of land conveyed to Tommy Wayne Crawford, by deed recorded in Volume 6235, Page 626, Deed Records, Tarrant County, Texas, a capped 1/2" iron rod set for corner; THENCE: South, with the West line of said Crawford tract, a distance of 131.20 feet, to the Northeast comer of a tract of land conveyed to Maguire Partners - Solana Ltd., by deed recorded in Volume 13290, Page 9, Deed Records Tarrant County, Texas, a fence post found on corner; THENCE: North 88 deg. 47 min. 00 sec. West, with the North line of said Maguire Partners tract, a distance of 330.15 feet to a point in the said East line of Sam School Road, a capped 1/2" iron rod set for corner; THENCE: North, with the said East line of Sam School Road, a distance of 131.20 feet to the PLACE OF BEGINNING and CONTAINING 43,306 square feet or 0.994 acres of land. [End of Legal Description] Exhibit A to Letter Agreement 8913220v.11 142112/00001 EXHIBIT A-2 Additional Developer Property Tract 7 Being a tract of land situated in the T. W. MANN SURVEY, ABSTRACT NO, 1107, Tarrant County, Texas, and being all those certain tracts of land described in deed to Thurman Head and wife, Laura Head, as recorded in Volume 6326, Page 710, Volume 7824, Page 373 and Volume 7868, Page 953, Deed Records, Tarrant County, Texas, and being more particularly described by metes and bounds as follows: BEGINNING at the intersection of the north line of Dove Road and the West line of Sam School Road, said intersection being the southeast corner of said Head tract (Volume 6326, Page 710); THENCE North 88 degrees 09 minutes 00 seconds West, a distance of 224.31 feet (deed calls 224.35 feet) along said north line to a found 1/2 inch iron rod, said iron rod being the southwest corner of said Head tract (Volume 6326, Page 710) and the southeast corner of that certain tract of land described in deed to T. W. Glosser, as recorded in Volume 11724, Page 1640, aforesaid Deed Records; THENCE North 00 degrees 31 minutes 00 seconds West, a distance of 773.21 feet along the common line of said Head tract and said Glosser tract to a point from which a found 5/8 inch iron rod bears North 87 degrees 55 minutes 23 seconds West, a distance of 3.84 feet, said point being the northwest corner of said Head tract (Volume 7868, Page 953) and the southwest comer of that certain tract of land described in deed to Maguire Partners -Solana Limited Partnership, as recorded in Instrument Number D198143299, said Deed Records; THENCE North 89 degrees 28 minutes 00 seconds East, a distance of 223.89 feet along the common line of said Head tract (Volume 7868, Page 953) and said Maguire tract to a point from which a found 1/2-inch iron rod bears South 27 degrees 27 minutes 21 seconds West, a distance of 8.50 feet, said point being the northeast corner of said Head tract (Volume 7868, Page 953), and the southeast corner of said Maguire tract; THENCE South 00 degrees 32 minutes 00 seconds East, a distance of 782.53 feet along the aforesaid west line of Sam School Road to the POINT OF BEGINNING and containing 174,242.74 square feet or 4.00 acres of land. Exhibit A to Letter Agreement 8913220v.11 142112/00001 EXHIBIT B Owner Property Lot 1R1, R.P. ESTES SUBDIVISION, an Addition to the City of Southlake, Tarrant County, Texas, according to the plat recorded in Cabinet A, Slide 12198, Plat Records, Tarrant County, Texas. Exhibit B to Letter A rem ement 5913220v.11 142112/00001 EXHIBIT C Lot Layout Plan [Cover Page] F,xhibit C to Letter Agreement 8913220v,1 ] 142112/00001 ; z Hilt §; s .: 3 `�.�-� ova �` � ,, �-� •.,T =�'`� }"' " ALT .00 Y i I3� to /~/ 'a �` S� cps �� �� '� � I 5 ,3 •� I a EXHIBIT D-1 and D-2 Section Plans [Cover Page] Exhibit D-I and D-2 to Letter Agreement 8913220v.11 142112/00001 1 t Q N` 1.9 ,✓ C 0 4-0 I-ww CL 0 Z Q N z d of F >� z i� a b U d � W W CL �a FV) og W a N �q ® 0 Z F=c og o- N �W W� CL Lq Z aW 95 U 6- a QW W IL VU 00 0 :5 U Ln 0 z W W U N W F EXHIBIT E Landscape Plan [Cover Page] Exhibit E to Letter Agreement 8913220v.11 142112/00001 i31V1S3 HVNNVAVS 8V3xvviLnoa o Aw maulr�zl ik- 3HraWOB lO AJqrat 7H lOYdLO l'A3UM NaarN wr anoasSMONIANa ueld adeaspuelN S3MS3 HVNNVAVS �_ •'�fi ti 08 a <!8 II I! I I _-J L___J ------- ------------ I- -( ------------- W ^'1 !_NrtlOMCJJ>=Wf1091,'L'n �• —wrs ls3t —mli tax 3N� Vg1bW N O I a Ij �I Z II Q II CD CD Q W SILL= s � 9 J I I = J J = I* y f'1 tMraoRw lLYi_ _ l_Q_ 3Nf14O1VW� ,i iawovmisa.�Htroslie3n yN I i u 2 A 3 v a H v 0 dti v 3co w 3 Q N �„ 09 eo a N ui d� c o > ai � y N � W O aW1 3 wa 0 3 %N ate,; a'r o 0 0 EXHIBIT F Fence and Wall Plan [Cover Page] Exhibit F to Letter Agreement 8913220v.11 142112/00001 31VISS HVNNVAVS .�e<.n. ewi�� SYX3l'AlN1WU LIVUXYI aE4'oa ICVUANV A3AL9 N HM 91' Ue 4sO1�rtIN7t� ler3roNn Vic (DLL "ON 1'JVtliSBtl'ARAWM NJYVI.1 Id N d(102I9 SxON1Ax3 B�tl8OaLL ;daouoo IIeM pue 6ulauaj N S31v193HVNNVAVS 9 n Put 3 �g . s w I _ � z d w r— zw \ Q s JU LU1 U Q m w z a All Y! - LJ a c• i � �� \ V i F� r`��� 3 hFAp Qd to mz r =S 1� �. _ a I w ZM B)Z lu L-4 Je I �-�i N WU U a � l I ,. f UJ 12 =�J.J "" J a at� _ Z _ Y Q ' F7 I ys� g o= 'y sa q� i 3 (!i ZI F- LU 8 rn;x, ui IL per. I✓ �— 1 a L z ------ --------------- i "I I r _ mg 70 Q... 4 a L-i LJ Lx „ __ EXHIBIT G Revised Development Standards [Cover Page] Exhibit G to Letter Agreement 8913220v.11 142112/00001 Development Standards Residential Planned Unit Development District Savannah Estates + / - 77.05 Acres PURPOSE AND INTENT The purpose and intent of the Residential Planned Unit Development District (RPUD) is to provide for medium density single family uses and open space uses by incorporating specific development standards. II. PERMITTED USES The following uses shall be permitted uses in the RPUD District for Savannah Estates: a. All uses permitted under Section 14.2 of the City of Southlake Zoning Ordinance, "SF-20A Single Family Residential District". III, ACCESSORY USES All accessory uses listed under Section 34 of the City of Southlake Zoning Ordinance for the SF-20A Zoning District shall be authorized as accessory uses in RPUD District IV. SPECIFIC USE PERMITS Specific use permits may be approved by the City Council following a recommendation from the Planning and Zoning Commission as specifically authorized in Section 45 of the City of Southlake Zoning Ordinance, subject to full and complete compliance with any and all conditions required in Section 45, together with any conditions the City Council may impose. Any use accessory to an approved specific use permit shall be permitted without specific approval if it complies with the conditions for an accessory use as defined the City of Southlake Zoning Ordinance. V. DEVELOPMENT REGULATIONS In this RPUD District , the following development regulations shall be applicable: a. Height: No building or structure shall exceed two and one-half stories, nor shall it exceed thirty- five (35) feet except for those buildings or structures adjacent to the proposed roundabout at Sam School Road/Dove Road/Peytonville Road shall be only one (1) story. More specifically, those lots are numbered as Lot 8-11 of Block C, as shown on the Development Plan. b. Front Yard: There shall be a minimum front yard setback of twenty five (25) feet. c. Side Yard: There shall be a minimum side yard setback of fifteen (15) feet. Corner lots shall also have a minimum side yard setback of fifteen (15) feet. Key lots, or lots that have a side yard along those streets which other lots front onto and are not separated by a block break or street intersection, shall have a minimum side yard setback of twenty five (25) feet. d. Rear Yard: There shall be a minimum rear yard setback of thirty (30) feet. For lots fronting onto a cul-de-sac, there shall be a minimum rear yard setback of twenty five (25) feet. For lots adjacent to existing residential uses in Southlake, the minimum rear yard setback shall be fifty (50) feet. e. Maximum Lot Coverage: All buildings or structures shall have a maximum lot coverage not to exceed fifty percent (50%) of the lot area. f. Lot Area: 1. Except as provided, the minimum lot area shall be fifteen thousand (15,000) square feet for all residential lots. The lot area shall also be within ten percent (10%) of the lot area shown on the approved development plan, except as provided in f(3), below, where the lot size may not be reduced. If the lot area does not meet this criterion, then a zoning change application will be required for consideration by the Planning and Zoning Commission and City Council. 2. Except as provided, this shall also apply to lots adjacent to existing residential uses, including those adjacent to the Single Family 1 Acre (SF1A) zoning district. 3. The minimum lot area abutting the twenty -foot (20') tree buffer zone shall be no less than the lot sizes shown on the attached development plan. g. Lot Dimensions: Each residential lot shall have a minimum width of one hundred (100) feet to be measured at the front yard setback line. This shall also apply to lots adjacent to existing residential uses, including those adjacent to the Single Family 1 Acre (SF1A) zoning district. The minimum depth of a residential lot shall be one hundred (100) feet. h. Floor Area: For a single story home, the main residence shall contain a minimum of three thousand (3,000) square feet of floor area. For a two-story home, the main residence shall contain a minimum of three thousand and five hundred (3,500) square feet. I. Maximum Residential Density: The maximum number of dwelling units per acre shall not exceed 1.2. VI. OPEN SPACE, TRAIL, SCREENING AND BUFFERYARD REQUIREMENTS a. Common Open Space Areas: 1. The minimum amount of common open space area within the development shall not be less than fifteen percent (15%) of the gross site area. 2. Common open space areas shall consist of those areas used as landscape buffers, open space lots, amenity lots, pedestrian access, greenbelts, FEMA floodplain, and/or drainage areas. 3. Common open space areas shall be owned and maintained by the homeowner's association. b. Public Trails: 1. An eight -foot (8') public multi -use trail shall be provided along SH 114 within the open space lot. 2. The multi -use trail shall not be required to be located directly along the property line fronting onto SH 114; but shall meander away from the highway and into the open space area to create a more enjoyable walking/hiking experience. 3. The trail shall provide a future connection point along the north property line in visible proximity to SH 114. c. Screening: 1. A minimum eight (8) foot concrete screening wall must be constructed on the property line of the lots shown on the Fencing and Wall Concept Plan. A. The fence must be concrete with double -sided "fencestone" and have stone columns evenly spaced, not more than one hundred (100) feet apart. B. A set of construction plans, sealed by a structural engineer, must be delivered to the owner of Lot 181 of R.P. Estes Subdivision, City of Southlake, Tarrant County, Texas not less than two (2) weeks prior to the commencement of construction. d. Bufferyards: 1. The open space lot along SH 114 shall be a variable width bufferyard. The existing trees and native grasses shall be left in their natural state and the City required plantings for a Type G Bufferyard shall not be required with this RPUD. 2. A minimum twenty (20) foot tree buffer zone must be maintained in the area shown on the Tree Conservation Management Plan. VII. TREE PRESERVATION REQUIREMENTS The following tree preservation requirements shall be applicable to the Savannah Estates RPUD District: a. Development Plan/Preliminary Plat Tree Preservation Requirements: A Tree Conservation Analysis with an Alternative to a Tree Survey shall be required for all Development Plan and Preliminary Plat applications for Savannah Estates. b. Final Plat Tree Preservation Requirements: A Tree Conservation Plan shall be required for all Final Plat application for Savannah Estates and shall exclude the following areas from the Tree Survey and Tree Replacement requirements: 1. All residential lot building pads plus 1S feet on all sides. 2. All vehicular rights -of -ways. 3. All utility and drainage easements. 4. All floodplain areas. 5. All areas identified on the Tree Conservation Management Plan as areas to be "preserved". A. The tree buffer zone must be a minimum of twenty (20) feet. B. A minimum of one (1) four (4) inch caliper tree, in any and all areas within the tree buffer zone consisting.of a fifteen (15) foot radius where there is not currently an existing tree. C. No bike or walking paths will be maintained in or through the tree buffer zone. 6. All areas identified on the Tree Conservation Management Plan as areas to be "altered". 7. All areas identified on the Tree Conservation Management Plan as "marginal" shall have all protected trees surveyed and identified and shall require tree replacements when required by the Tree Preservation Ordinance. The marginal tree coverage category shall be counted towards the minimum tree coverage to be preserved. VIII. MISCELLANEOUS REQUIREMENTS: a. The RPUD Zoning shall not be required to comply with Section 8.01, Lotting Requirements, Article VIII of the City's Subdivision Ordinance, specifically the following items: 1. Item D which requires all lot lines to be perpendicular or radial to the ROW. The lot lines of the RPUD shall either be perpendicular, radial or match existing bearings of other lots to maintain consistency. 2. Item E which requires a minimum lot width of one hundred and twenty five feet (125') for lots adjacent to existing residential uses of one acre or larger. The lots in this RPUD shall meet the minimum lot width requirements listed above, in Section V.g. Lot Dimensions. 3. The subdivision plat will be delivered to the owner of Lot 181 of the R.P. Estes Subdivision, City of Southlake, Tarrant County, Texas not less than one (1) week prior to filing with the City.