Victory at Coppell CS-221214 ARIZONA
NEW MEXICO
OKLAHOMA
TEXAS
3030 LBJ Freeway, Suite 1660, Dallas, TX 75234
(972) 248-3006 | www.leeengineering.com Page 1 of 4
December 14, 2022
Mr. Matt Donnell
Director of Land Development
Victory Real Estate Group
2911 Turtle Creek Blvd., Suite 700
Dallas, TX 75219
Re: Victory Coppell Updated Trip Generation
Dear Mr. Donnell:
The final version of the TIA for the proposed Victory Coppell development, to be located east of Belt Line
Road between Dividend Drive and Hackberry Road in Coppell, Texas, was finalized in September 2022. As
part of the development process, the land use components within the development have been modified.
This document summarizes the differences in the estimated number of trips generated between the Site Plan
used in the September 2022 TIA and the current Site Plan, dated December 12, 2022.
SITE PLAN DIFFERENCES
The Site Plan which was included as part of the September 2022 TIA is provided in Figure 1 and the current
(12/12/22) Site Plan is provided in Figure 2. The difference in the land use components between both Site
Plans are summarized in Table 1.
Table 1: Land Use Differences Between Site Plans
Land Use 9/2022 TIA Site Plan Current Site Plan (12/12/22) Difference from 9/2022
Retail 25,893 53,105 27,212
Grocery 21,600 0 -21,600
Restaurant 25,282 25,800 518
Patio 3,900 2,300 -1,600
QSR 5,200 6,000 800
Daycare 11,200 11,700 500
Office 25,000 35,000 10,000
Medical Office 4,000 4,000 0
Banquet Hall 7,500 0 -7,500
TOTAL (sq ft) 129,575 137,905 8,330
As seen in this table, the major changes between the two (2) Site Plans are the increased retail and office
space and the elimination of the grocery store and banquet hall. The most significant impact is the removal
of the grocery store since the land use applied for estimating trips for the development [ITE Land Use Code
821 – Shopping Plaza (40-150k)] considered the impact of a grocery store within the shopping center. As
stated in the Trip Generation Manual, “The presence or absence of a supermarket in a shopping plaza has
been determined to have a measurable effect on site trip generation. Therefore, data are presented for two
subcategories for this land use: sites with a supermarket anchor and sites without a supermarket.” The trip
generation comparisons for both Site Plans are provided in Table 2.
Page 4 of 4
Table 2: Trip Generation Comparison Between Site Plans
Number of Trips (September 2022 TIA Site Plan)
Land Use
(ITE Code) Variable Average Weekday AM Peak Hour PM Peak Hour Saturday Peak
Total In Out Total In Out Total In Out Total In Out
Shopping Plaza (40-150k)
with Supermarket
(821) 1,2
119,875 ft2 10,640 5,320 5,320 423 262 161 1,038 504 534 1,036 535 501
Day Care Center
(565)
200
students 818 409 409 140 74 66 134 63 71 22 14 8
TOTALS 11,458 5,729 5,729 563 336 227 1,172 567 605 1,058 549 509
Number of Trips (Current Site Plan – 12/12/22)
Land Use
(ITE Code) Variable Average Weekday AM Peak Hour PM Peak Hour Saturday Peak
Total In Out Total In Out Total In Out Total In Out
Shopping Plaza (40-150k)
without Supermarket
(821) 1
126,205 ft2 8,522 4,261 4,261 218 135 83 655 321 334 879 457 422
Day Care Center
(565)
200
students 818 409 409 140 74 66 134 63 71 22 14 8
TOTALS 9,340 4,670 4,670 358 209 149 789 384 405 901 471 430
DIFFERENCE -2,118 -1,059 -1,059 -205 -127 -78 -383 -183 -200 -157 -78 -79
1Removes the square footage for the Day Care Center
2September 2022 TIA used trip generation estimates of a previous site plan (119,875 ft2)
As seen by the results in Table 2, the number of trips estimated to be generated by the proposed
development under the current (12/12/22) Site Plan is predicted to be reduced by approximately 18% on a
daily basis, 35% during the AM & PM peak hours and 15% during the Saturday peak hour from the Site Plan
used in the September 2022 TIA.
CONCLUSIONS
Based on this evaluation, the current (12/12/22) Site Plan even with an increased building square footage is
predicted to result in fewer site generated trips than identified in the September 2022 TIA. This is primarily
due to eliminating the grocery store component from the current (12/12/22) Site Plan.
We appreciate the opportunity to provide these traffic engineering services for you. Please contact me if you
have any questions or need further assistance.
Sincerely,
Kelly D. Parma, P.E., PTOE
Senior Project Manager
Lee Engineering, LLC (TBPE Firm F-450)
Attachments
197
Land Use: 821
Shopping Plaza (40-150k)
Description
A shopping plaza is an integrated group of commercial establishments that is planned, developed,
owned, and managed as a unit. Each study site in this land use has between 40,000 and 150,000
square feet of gross leasable area (GLA). The term “plaza” in the land use name rather than
“center” is simply a means of distinction between the different shopping center size ranges.
Various other names are commonly used to categorize a shopping plaza within this size range,
depending on its specific size and tenants, such as neighborhood center, community center, and
fashion center.
Its major tenant is often a supermarket but many sites are anchored by home improvement,
discount, or other stores. A shopping plaza typically contains more than retail merchandising
facilities. Office space, a movie theater, restaurants, a post office, banks, a health club, and
recreational facilities are common tenants. A shopping plaza is almost always open-air and the
GLA is the same as the gross floor area of the building.
The 150,000 square feet GLA threshold value between shopping plaza and shopping center
(Land Use 820) is based on an examination of trip generation data. For a shopping plaza that is
smaller than the threshold value, the presence or absence of a supermarket within the plaza has
a measurable effect on site trip generation. For a shopping center that is larger than the threshold
value, the trips generated by its other major tenants mask any effects of the presence or absence
of an on-site supermarket.
The 40,000 square feet GFA threshold between shopping plaza and strip retail plaza (Land Use
822) was selected based on an examination of the overall shopping center/plaza database. No
shopping plaza with a supermarket as its anchor is smaller than 40,000 square feet GLA.
Shopping center (>150k) (Land Use 820), strip retail plaza (<40k) (Land Use 822), and factory
outlet center (Land Use 823) are related uses.
Land Use Subcategory
The presence or absence of a supermarket in a shopping plaza has been determined to have a
measurable effect on site trip generation. Therefore, data are presented for two subcategories for
this land use: sites with a supermarket anchor and sites without a supermarket.
Additional Data
The technical appendices provide supporting information on time-of-day distributions for this
land use. The appendices can be accessed through either the ITETripGen web app or the trip
generation resource page on the ITE website (https://www.ite.org/technical-resources/topics/trip-
and-parking-generation/).
General Urban/Suburban and Rural (Land Uses 800–999)
The sites were surveyed in the 1980s, the 1990s, the 2000s, and the 2010s in Alberta (CAN),
British Columbia (CAN), California, Connecticut, District of Columbia, Florida, Georgia, Illinois,
Indiana, Iowa, Kansas, Kentucky, Maine, Maryland, Massachusetts, Minnesota, Nevada, New
Jersey, New York, Ontario (CAN), Oregon, Pennsylvania, South Dakota, Texas, Vermont, Virginia,
Washington, and Wisconsin.
Source Numbers
105, 110, 156, 159, 186, 198, 204, 211, 213, 239, 259, 260, 295, 301, 304, 305, 307, 317, 319, 358,
376, 390, 400, 404, 437, 444, 446, 507, 580, 598, 658, 728, 908, 926, 944, 946, 960, 973, 974, 1004,
1009, 1025, 1069
198 Trip Generation Manual 11th Edition • Volume 5
Shopping Plaza (40-150k)-Supermarket -Yes(821)
Vehicle Trip Ends vs:1000 Sq.Ft.GLA
On a:Weekday
Setting/Location:General Urban/Suburban
Number of Studies:17
Avg.1000 Sq.Ft.GLA:81
Directional Distribution:50%entering,50%exiting
Vehicle Trip Generation per 1000 Sq.Ft.GLA
Average Rate Range of Rates Standard Deviation
94.49 57.86 -175.32 26.55
Data Plot and Equation
0 100 2000
10000
20000
Average RateStudySiteFittedCurve
Fitted Curve Equation:T =76.96(X)+1412.79 R²=0.50
X =1000 Sq.Ft.GLAT = Trips Ends199General Urban/Suburban and Rural (Land Uses 800–999)
Shopping Plaza (40-150k)-Supermarket -Yes(821)
Vehicle Trip Ends vs:1000 Sq.Ft.GLA
On a:Weekday,
Peak Hour of Adjacent Street Traffic,
One Hour Between 7 and 9 a.m.
Setting/Location:General Urban/Suburban
Number of Studies:16
Avg.1000 Sq.Ft.GLA:86
Directional Distribution:62%entering,38%exiting
Vehicle Trip Generation per 1000 Sq.Ft.GLA
Average Rate Range of Rates Standard Deviation
3.53 1.88 -6.62 1.17
Data Plot and Equation
0 100 2000
200
400
600
Average RateStudySite
Fitted Curve Equation:Not Given R²=***
X =1000 Sq.Ft.GLAT = Trips Ends200 Trip Generation Manual 11th Edition • Volume 5
Shopping Plaza (40-150k)-Supermarket -Yes(821)
Vehicle Trip Ends vs:1000 Sq.Ft.GLA
On a:Weekday,
Peak Hour of Adjacent Street Traffic,
One Hour Between 4 and 6 p.m.
Setting/Location:General Urban/Suburban
Number of Studies:51
Avg.1000 Sq.Ft.GLA:87
Directional Distribution:48%entering,52%exiting
Vehicle Trip Generation per 1000 Sq.Ft.GLA
Average Rate Range of Rates Standard Deviation
9.03 5.35 -16.45 2.37
Data Plot and Equation
0 100 2000
1000
2000
Average RateStudySiteFittedCurve
Fitted Curve Equation:T =7.67(X)+118.86 R²=0.62
X =1000 Sq.Ft.GLAT = Trips Ends201General Urban/Suburban and Rural (Land Uses 800–999)
Shopping Plaza (40-150k)-Supermarket -Yes(821)
Vehicle Trip Ends vs:1000 Sq.Ft.GLA
On a:Saturday,Peak Hour of Generator
Setting/Location:General Urban/Suburban
Number of Studies:17
Avg.1000 Sq.Ft.GLA:75
Directional Distribution:51%entering,49%exiting
Vehicle Trip Generation per 1000 Sq.Ft.GLA
Average Rate Range of Rates Standard Deviation
9.26 6.15 -15.10 2.07
Data Plot and Equation
0 100 2000
1000
2000
Average RateStudySiteFittedCurve
Fitted Curve Equation:T =7.60(X)+125.07 R²=0.76
X =1000 Sq.Ft.GLAT = Trips Ends205General Urban/Suburban and Rural (Land Uses 800–999)
Shopping Plaza (40-150k)-Supermarket -No(821)
Vehicle Trip Ends vs:1000 Sq.Ft.GLA
On a:Weekday
Setting/Location:General Urban/Suburban
Number of Studies:7
Avg.1000 Sq.Ft.GLA:59
Directional Distribution:50%entering,50%exiting
Vehicle Trip Generation per 1000 Sq.Ft.GLA
Average Rate Range of Rates Standard Deviation
67.52 43.29 -91.06 19.25
Data Plot and Equation
0 20 40 60 800
1000
2000
3000
4000
5000
Average RateStudySite
Fitted Curve Equation:Not Given R²=***
X =1000 Sq.Ft.GLAT = Trips Ends212 Trip Generation Manual 11th Edition • Volume 5
Shopping Plaza (40-150k)-Supermarket -No(821)
Vehicle Trip Ends vs:1000 Sq.Ft.GLA
On a:Weekday,
Peak Hour of Adjacent Street Traffic,
One Hour Between 7 and 9 a.m.
Setting/Location:General Urban/Suburban
Number of Studies:13
Avg.1000 Sq.Ft.GLA:67
Directional Distribution:62%entering,38%exiting
Vehicle Trip Generation per 1000 Sq.Ft.GLA
Average Rate Range of Rates Standard Deviation
1.73 0.29 -3.77 1.06
Data Plot and Equation
0 100 2000
100
200
300
Average RateStudySite
Fitted Curve Equation:Not Given R²=***
X =1000 Sq.Ft.GLAT = Trips Ends213General Urban/Suburban and Rural (Land Uses 800–999)
Shopping Plaza (40-150k)-Supermarket -No(821)
Vehicle Trip Ends vs:1000 Sq.Ft.GLA
On a:Weekday,
Peak Hour of Adjacent Street Traffic,
One Hour Between 4 and 6 p.m.
Setting/Location:General Urban/Suburban
Number of Studies:42
Avg.1000 Sq.Ft.GLA:79
Directional Distribution:49%entering,51%exiting
Vehicle Trip Generation per 1000 Sq.Ft.GLA
Average Rate Range of Rates Standard Deviation
5.19 2.55 -15.31 2.28
Data Plot and Equation
0 100 2000
200
400
600
800
1000
Average RateStudySite
Fitted Curve Equation:Not Given R²=***
X =1000 Sq.Ft.GLAT = Trips Ends214 Trip Generation Manual 11th Edition • Volume 5
Shopping Plaza (40-150k)-Supermarket -No(821)
Vehicle Trip Ends vs:1000 Sq.Ft.GLA
On a:Saturday,Peak Hour of Generator
Setting/Location:General Urban/Suburban
Number of Studies:8
Avg.1000 Sq.Ft.GLA:65
Directional Distribution:52%entering,48%exiting
Vehicle Trip Generation per 1000 Sq.Ft.GLA
Average Rate Range of Rates Standard Deviation
6.22 2.38 -9.91 2.11
Data Plot and Equation
0 20 40 60 80 1000
200
400
600
800
Average RateStudySiteFittedCurve
Fitted Curve Equation:T =7.75(X)-98.93 R²=0.58
X =1000 Sq.Ft.GLAT = Trips Ends218 Trip Generation Manual 11th Edition • Volume 5