HomeMy WebLinkAboutJune 7 PB Packet
TELEPHONE (910) 798-7165 FAX (910) 798-7053
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Bordeaux Inspections Manager Shawn Ralston Planning Manager
Z-919, (06/12) Page 1 �
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Z-919, (06/12) Page 2
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Z-919, (06/12) Page 3
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Z-919, (06/12) Page 4
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CaseZ919(06/12) Rezoneapproximately37.2acresfromB1,B2andR15toEDZDExceptionalDesignZoningDistricttocreate asustainablecommunity,consisting
of269apartmentsasdisplayedonconceptualplan. PetitionSummaryData 8704MarketStreet Owner/Petitioner:BillSchoettelkotteonbehalfofRichwoodHealthInvestors
,LLC ExistingLandUse:Vacant ZoningHistory: Area5(July6,1971)(August,2005) LandClassification:Transition WaterType:Public
SewerType:Public RecreationArea:OgdenPark Access&TrafficVolume:FutchCreekRoad(minorarterial). AverageDailyTrips(ADT)onFutchCreekRoadhav
eincreasedslightlyfrom1,821(2010)to1,944(2011). FireDistrict:NewHanoverCountyNorth Watershed&WaterQualityClassification:FutchCreekSA;HQW303(
d) AquiferRechargeArea:Ashallowwatertablesandaquiferandunderlyingartesianaquifercontainingfresh wateroversaltywater. Conservation/Historic/Archaeologic
alResources:Smallcemetery Soils:Leon(ClassIII),LynnHaven(ClassIII),Kenansville(ClassI) SepticSuitability:ClassI(Slightlimitations);ClassIII(
Severelimitations) Schools:OgdenElementarySchool
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1 5a-Narrative Futch Creek Community Exceptional Design Project Narrative The Futch Creek Community project comprises approximately 37 acres of land located in northern New Hanover County.
It is the intention of the owners to provide a quality design and a site development that will be a model project for the county. For this purpose, the project intends to utilize the
New Hanover County Exceptional Design Zoning District (EDZD). This zoning will allow for a greater flexibility of use, improved sustainable design practices, and improved neighborhood
amenities. With the increasing urbanization of New Hanover County, intelligent design and the careful integration of developments is more critical than ever. The EDZD was conceived to
“prevent the degradation of water quality and provide design flexibility to achieve public and private spaces that advance a sense of community in a well-integrated service area that
diminishes the need for vehicular traffic.” The proposed development will achieve the goals of the EDZD through thoughtful planning and design. The features of the project are outlined
in the submitted attachments. Decreased impervious area By congregating buildings in clusters, less total impervious area is proposed than what could be placed under current zoning.
Additionally, the perimeter of the site is preserved as buffer area. This is particularly evident at the rear of the site in the vicinity of the wetlands that feed into the Futch Creek
Watershed. Improved stormwater controls Earlier proposals for this site anticipated traditional open stormwater detention areas, which would involve clearing large areas of the site
and utilizing it for detention capacity. This type of system is difficult to maintain, and does not provide a tangible benefit for the community. The current proposal would place the
stormwater treatment underground using Best Management Practices and current technology. The treatment would be through a series of “cells” stacked together and forming a structural
detention facility. Above this, at grade, the design calls for more fill dirt and sod, forming a community playing field amenity. Additional treatment will utilize other BMP’s such as
bioretention. Community amenities The EDZD encourages interconnectivity and the use of pedestrian and bicycle connections. We propose an 8’ multi-use path that will circle the site,
allowing residents and others to walk or ride bicycles with two way traffic. This path will be composed of pervious mulch where it meanders through the preserved wetland buffer areas.
Along this path will be pet waste stations, benches, and bird watching locations with educational information on local birds, plants and the wetlands. Additionally, the site will provide
a path from end to end along the road frontage, which could provide connection for a future interconnected neighborhood system. At the road frontage, we propose a shelter which could
serve as an entry element for the development, and also allow a respite for bikers and walkers.
2 5a-Narrative Accessibility of uses The EDZD encourages the placement of projects near amenities and services. The intention is that residents could walk or bike to these areas without
requiring a car. There are multiple such uses within a half mile of this site, and even more within ¾ mile. Immediately connected to the site is an existing Ace Hardware store. These
stores have smartly limited their building footprint, while allowing customers to order thousands of additional items from their online service, which is delivered directly to the store
for pick up. The items available from this store vary greatly like vacuums, trash bags, cleaning supplies, lamps, light bulbs, furniture, laundry detergent, pet food, or toasters. Limitation
of uses Under current zoning, the front portion of the site (zoned B1 and B2) is eligible for many intense uses, such as fast food, pharmacies, hotel, and highway retail. The site conditions
for this area were changed with highway 17 was reconfigured, but the zoning for the site remained from before. The current proposal would limit the use for the road frontage areas to
office (preferably medical), which is more compatible with the community. Limitation of scale The proposed plan does not maximize the site density possible with the EZDZ zoning. In addition
to limiting the scale and type of development at the front commercial parcels, the rear of the site could contain over 350 apartment units, as opposed to the 274 currently proposed.
Traffic During our neighborhood meetings, the major theme that was voiced was about traffic. Neighbors report that the current Futch Creek intersection with Highway 17 backs up during
morning rush hour. They are concerned that the added cars from this development could create a larger problem. Since that meeting, we have consulted with our traffic engineer (Ramey
Kemp) to determine ways to address this issue. Our proposal is to make major modifications to the Futch Creek/Highway 17 intersection as outlined in the traffic engineering supplemental
report. These changes would include adding a second turn lane onto Highway 17, adding a new signal, and changing the signal timing to allow more cars to exit and enter Futch Creek Road.
We believe that the proposed project is an excellent example of how EZDZ can provide quality design, control of sprawl, and encourage owners to construct responsibly and sustainably.
It will be a model project for the county, and provide a template for others to follow. We look forward to the opportunity to discuss it with you at greater length.
EDZD-Overview for Futch Creek Village Rezoning Application April 2012 1 Smart Location Option 1: Locate project on an infill site. Req'd Yes Option 2: Locate on a adjacent site with
pre-project connectivity 2 Proximity to Water and Wastewater Locate on a site scheduled for water and serwer expansion. Req'd Yes 3 Significant Species and Ecological Communities Consult
with NC Natural Heritage Program Map Req'd 4 Wetland and Water Body Conservation and Preservation Pet waste station within required open spaces and maintenance schedule Req'd Yes Option
2: land within 100' shall not experience significant destruction or lasting detmental effects to water quality Yes 5 Floodplain Avoidance Option 3: Develop only on portions not in floodplain
Req'd Yes 6 Storm water management comprehensive storm water management plan that infiltrates and reuses storm water runoff. Req'd Yes 1 Bicycle and pedestrian access Bicycle connections
thru 90% of cul-de-sacs 2 Yes bicycle parking and storage for developments that obtain multifamily, retail and commercial 2 Housing and Jobs/Commercial Opportunity Proximity Option 1:
at least 30% residential of total s.f. and locate so that full time equivalent jobs are equal or greater to the # of dwelling units. 2 No Option 2: At least 30% of total s.f. is non
Residential (+/-86,500s.f. of commercial) No 3 Diversity of Uses locate at least 50% of dwelling units within 1/2 mile walk to two of three listed on diversity of uses (Place of worship,
Hardware store) 4 Yes 4 Conservation Management of Habitat or Wetlands Create a long-term management plan for new or existing onsite native habitats or water bodies and wetlands and
their buffers and create a guaranteed funding source for management 2 No 5 Transit facility 4 No 6 Certified Green Building One residential or non residential building LEED, NAHB NC
Healthy build Homes or Green Globes. 2 Yes 7 Minimum Energy Efficiency 90% of new buildings must meet energy star 4 Yes 8 Water Efficient Landscaping limiting turf to 25% or less, incorporating
a a rainwater catchment system, drip irrigation and utilizing storm water for landscape[e irrigation 2 Yes 9 Building Orientation 75% of building sites have longer dimension 0-30 degrees
of south 2 No 10 Affordable Housing 15% of units are rented to households earning less than the AMI at affordable levels for 15 years 2 No 14 total Additional Requirements (12 points
required)
file:///J|/...ments/030 APPROVALS/039-NHC Zoning/Application/04.03.12-Revision/NC Natural Heritage Program-Endangered Species.htm[5/4/2012 11:02:50 AM] From: Finnegan, John [john.finnegan@ncdenr.gov]
Sent: Monday, April 23, 2012 10:53 AM To: Sarah Gregory Subject: RE: Maps for NHC Zoning Requirements-Futch Creek Village Sarah, We have no records for your project site that indicate
the presence of any federal or state endangered species, nor any species currently tracked by the NC Natural Heritage Program. John -----John Finnegan, Conservation Information Manager
919-707-8630 North Carolina Natural Heritage Program Office of Conservation, Planning, and Community Affairs North Carolina Department of Environment and Natural Resources 1601 MSC Raleigh,
NC 27699-1601 Email correspondence to and from this address is subject to the North Carolina Public Records Law and may be disclosed to third parties. From: Sarah Gregory [mailto:sarahgregory@ls3p.co
m] Sent: Friday, April 20, 2012 4:51 PM To: Finnegan, John Subject: Maps for NHC Zoning Requirements-Futch Creek Village John, Thanks for calling me back. I have to meet the following
zoning requirement: "After consultation with the NC Natural Heritage Program map as found on the New Hanover County online mapping services, no species present or likely to be present
that are listed under the federal Endangered Species Act, NC endangered species list or listed in the NC Natural Heritage Program as either Nationally, State or Regionally Significant."
I have attached some PDFs of our site to show its location. It is just north of Wilmington in New Hanover County. It fronts onto Old Market Street, just east of where highway 17 merges
with Market Street. Let me know if you need anything else. Thank you, Sarah Gregory AIA, LEED AP PROJECT MANAGER
Core Requirement Four (CR4)-Wetland Conservation To prevent degradation of water quality and foster the preservation of natural hydrology, habitat and biodiversity, the pockets of wetlands
on the site will not be disturbed. A 100 ft. setback off of the wetlands will be observed. No significant destruction of the buffers or wetlands will result from the new development.
Two narrow roads, pervious mulch multiuse paths, and minor site maintenance will occur in the 100' buffer to the wetlands. The wetlands will remain intact with no anticipated mitigation.
Many options have been considered for crossing the buffer zone to access the rear of the property. Providing minimal narrow paved roads with vegetative filter strips on each side has
risen as the most responsible solution. Providing sheet flow drainage from the roadway that is passed thru vegetative filter strips will help to recharge the wetlands. Pervious pavement
was eliminated due to the low lying locations of the buffer zones. This will cause the pavement to constantly fill up with sediment and eliminate any pervious attributes of the roads.
A pervious surface would also direct less water back into the wetlands. Bridging the wetlands was considered, however to provide a bridge that would meet local fire and emergency standards
for weights and access would require a bridge with substantial foundations. These foundations and their construction would intrude on the wetlands, not just the buffer zone. As the property
is currently zoned, almost all of wetlands would need to be mitigated to accommodate as much single family density as is allowed under R-15.
CHARLESTOn COLUMBIA greenville CHARLOTTE RALEIGH WILMINGTON LS3P ASSOCIATES LTD. ARCHITECTURE INTERIOR ARCHITECTURE PLANNING 2528 independence blvd, suite 200 Wilmington, north CAROLINA
28412 PH 910.790.9901 fax 910.790.3111 WWW.LS3P.COm TO PROJECT MEETING NOTES File Christopher Boney, AIA December 2, 2011 Futch Creek – Rezoning – Neighborhood Meetings 41 attendees
for December 1 and 31 attendees for December 2 Futch Creek 7106-112570 If there is a discrepancy in the information listed, please contact LS3P within 3 calendar days from receipt. Chris
Boney made the presentation to the attendees on behalf of the applicant. The presentation consisted of explanation of EZDZ zoning ordinance. He showed slides of the proposed project
with detail on all aspects of the project. There were posters displayed on boards for small discussion groups. On December 1st, questions were raised and answered concerning the following:
1) Entrance to development 2) Curb Cuts 3) Interconnectivity – Neighbors do not want access to their neighborhood roads from the project. 4) Number of units in the project 5) Stormwater
6) Impervious square footage 7) Size of apartments 8) Buffers 9) Lighting 10) Concerns with traffic from apartments into a single family residential area 11) Walkways 12) Project timing
13) Rental rates 14) Use of commercial property 15) Would like to know of a comparable project 16) Why would the residents want this in their community 17) Questions regarding the satellite
annexation 18) Traffic study 19) Traffic effect on Futch Creek Road 20) How much longer will it take the average resident to reach 17 based on the increased traffic. FROM DATE RE CC
PROJECT PROJECT NO ATTENDEES
Page 2 of 3 CHARLESTOn COLUMBIA greenville CHARLOTTE RALEIGH WILMINGTON LS3P ASSOCIATES LTD. ARCHITECTURE INTERIOR ARCHITECTURE PLANNING 2528 independence blvd, suite 200 Wilmington,
north CAROLINA 28412 PH 910.790.9901 fax 910.790.3111 WWW.LS3P.COm 21) Has there been a market study done to show that this project is in their best interest. 22) Some of the residents
see no benefit of the project 23) How will water and sewer be handled 24) What schools will service this area? 25) Questions possible decreases in property values 26) Why not develop
as a single family neighborhood 27) Who owns the property? What is their experience? 28) Construction noise 29) What is the alternative plan is re-zoning is defeated. Group of neighbors
then split into smaller groups 1) Traffic 2) Project design 3) Developer questions Need to qualify number of trips per day. On December 2, questions were raised and answered concerning
the following: 1) Will our access to Highway 17 change? 2) How many units will the development consist of? 3) What is the difference? 4) This is not Mayfaire. 5) We are not allowed to
have 2 stories in this neighborhood. 6) Can you limit the zoning to office only? (Desired) 7) Can we limit this to medical office? (Desired, not limited) 8) What is the traffic comparison
to current zoning? Unknown. 9) Who is the market /tenant? Young professionals. 10) What will the rent per month cost? $900 -$1400 11) What is the average trips per day per unit? 3-4000
trips. 12) What is the total number of vehicles for a 275 sf unit development? 1.6 per unit. 13) Who is the owner? McNeill Family. 14) How does this development encourage pedestrian
/bicycle use? 15) Have you submitted to New Hanover County? No. 16) Did you know that the storage facility was denied /rejected? 17) Have you looked at environmental assessment? Yes.
18) Are you filling in the ditch? No. 19) Why can you not develop single family homes? 20) Will you leave the perimeter natural or strip and replant? 21) Can there be any height of buildings
in the middle? Zoning limits the height to 40’. 22) Will you clear the buffer and replant? No, only what is required for construction. 23) Is there a requirement for keeping the existing
trees? 24) How does the house access their property? Easement. 25) The traffic light is a concern.
Page 3 of 3 CHARLESTOn COLUMBIA greenville CHARLOTTE RALEIGH WILMINGTON LS3P ASSOCIATES LTD. ARCHITECTURE INTERIOR ARCHITECTURE PLANNING 2528 independence blvd, suite 200 Wilmington,
north CAROLINA 28412 PH 910.790.9901 fax 910.790.3111 WWW.LS3P.COm 26) Does this have the possibility of public housing? 27) Could this area be annexed into the City of Wilmington? 28)
Would the developer be willing to notify the surrounding communities? 29) Have you done any studies on crime? 30) Would you like this in your neighborhood? 31) What is the economical
impact to our property? 32) You should send all of your diagrams out to the property owners. 33) How does this development impact the utilities? 34) Traffic on 40 and south? 35) People
will cut through Sagewood? 36) Will this impact the sewer?
Z-920, (06/12) Page 1
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CaseZ920(06/12) Rezone2.48acresfromB2HighwayBusinesstoR15Residential PetitionSummaryData 1026StateAvenue,1068&1074SouthSeabreezeRoad
Owner/Petitioner:DeanExlineonbehalfofSeabreezeSeafood,Inc. ExistingLandUse:Vacant ZoningHistory:Area4(April7,1971) LandClassification:�
�Conservation WaterType:Private SewerType:Private RecreationArea:SnowsCutPark Access&TrafficVolume:SouthSeabreezeRoad AverageDailyTri
ps(ADT)onCarolinaBeachRoad(JustNorthofSnowsCut)havedecreasedfrom26,624 (2010)to22,743(2011). FireDistrict:NewHanoverCountySouth
Watershed&WaterQualityClassification:SeabreezeSA:HQW AquiferRechargeArea:Ashallowwatertablesandaquiferandunderlyingartesianaquifercontaining
freshwateroversaltywater. Conservation/Historic/ArchaeologicalResources:Smallareaofsaltmarsh Soils:Kureb(ClassI),Newhan(ClassI) SepticSuitability:
Suitable Schools:AndersonElementarySchool&CarolinaBeachElementarySchool
Case Z-921, (06/2012) Page 1 CASE: Z-921, (06/12) PETITIONER: Joshua Mihaly on behalf of Shellington Properties, Incorporated REQUEST: Rezone from R-15, Residential to CD (O&I), Conditional
Office and Institutional ACREAGE: 1.63 Acres LOCATION: 7627 and 7633 Market Street LAND CLASS: Transition STAFF SUMMARY PROPERTY SPECIFICS�
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Case Z-921, (06/2012) Page 2
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COMMUNITY SERVICES:
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Case Z-921, (06/2012) Page 3
STAFF POSITION
BECAUSE THIS IS A CONDITIONAL USE DISTRICT, STAFF HAS THE FOLLOWING PRELIMINARY FINDINGS OF FACT FOR THE COMPANION SPECIAL USE PERMIT: �
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� 1. The Board must find that the use will not materially endanger the public health or safety where proposed and developed according to the plan as submitted and approved.
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� : Evidence in the record at this time supports a finding that the use will not materially
endanger the public health or safety where proposed road improvements required by NCDOT are implemented. 2. The Board must find that the use meets all required conditions and specifications
of the Zoning Ordinance.
Case Z-921, (06/2012) Page 4
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Evidence in the record at this time supports a finding that the use
can meet all required conditions and specifications of the Zoning Ordinance. 3. The Board must find that the use will not substantially injure the value of adjoining or abutting property
or that the use is a public necessity. A.
The evidence in the record at this time supports a finding that the use
will not substantially injure the value of adjoining or abutting property. The Board must find that the location and character of the use if developed according to the plan as
submitted and approved will be in harmony with the area in which it is to be located and in general conformity with the plan of development for New Hanover County.
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The 1.63 acre proposal is located north of the Bayshore/Market Street intersection
in an area classified as transition. The subject properties are located between two non-residential uses, an existing office park and a developed church, in an area that will likely
continue to experience population growth and commercial development. The twenty foot buffer will mitigate potential impact on the adjacent residential use, established to the north.
The traffic impact worksheet indicates the additional traffic will be minimal to the site.
Case Z-921, (06/2012) Page 5 Staff suggests that findings are positive; however, would propose the following condition be placed on the conditional use rezoning permit which the petitioner/property
owner must agree to for the permit to be valid: The owner dedicates a twenty (20) foot access easement on the subject property for future development of a pedway along Market Street,
consistent with the Market Street Corridor Plan and Section 67B-3 of the New Hanover County Zoning Ordinance. ACTION # 2 NEEDED: (Choose one) 1. Motion to recommend the special use
permit based on the findings of fact (with or without recommended conditions) 2. Motion to table the item in order to receive additional information or documentation (Specify). 3. Motion
to recommend Denial based on specific negative findings in any of the 4 categories above, such as lack of consistency with adopted plans or determination that the project will pose public
hazards or will not adequately meet requirements of the ordinance.
CaseZ921(06/12) Rezone1.63acresfromR15,residentialtoCD(O&I),conditionalofficeandinstitutional PetitionSummaryData 7641MarketStreet Owner/Petitioner
:JoshuaMihalyonbehalfofShellingtonProperties,Inc. ExistingLandUse:R15,residential(vacant) ZoningHistory:Area5(July6,1971) LandClassification:
Transition WaterType: SewerType: RecreationArea:BlairElementarySchool Access&TrafficVolume:TheADTofMarketStreet,northofAlexanderRoa
dhasavolumeof45,105vpd; however,thecapacityoftheroadis43,700.Therefore,theLOSfortheportionofMarketStreetfronting thesubjectpropertieshasaLOS�
�ofF,meaningthetrafficcountsexceedthecapacityoftheroadway. FireDistrict:NewHanoverCountyFireServiceDistrict Watershed&WaterQualityClassification
:PagesCreek(SA;HQWHQW303) AquiferRechargeArea:Ashallowwatertableandaquiferandunderlyingartesianaquifercontainingfresh
wateroversaltywater. Conservation/Historic/Archaeological Resources: The entire parcel is located with the Special Highway OverlayDistrict(S.H.O.D.).Nofloodo
rconservationareaslocatedonthesubjectproperty.TheConservation Overlay District classifies the property as Urban and Developed Land fronting
Market Street; however, transitionstoPocosinintherear. Soils:LeonSandistheonlysoillocatedonthesubjectproperty. SepticSuitability:LeonSandis�
�aClassIIIsoil.Ithasseverelimitationsandrequiresextensivemodificationand intensivemaintenance. Schools:BlairElementarySchool
Table of Permitted Uses Permitted Uses R 15 O &I Agriculture, Forestry, Fishing Agricultural Uses P P Kennels S Veterinaries Wholesale Nurseries & Greenhouses (12/13/82) P P Construction
General Building Contractor Landscaping Contractors (12/13/82) Special Trade Contractors Special Trade & General Contractors with no Outside Storage Transportation, Communication, Utilities
Bus & Taxi Terminals (2/14/82) Commercial Marina with Floating Structures (4/2/84) P Commercial Marina S Dry Stack Storage of Boats: (1/7/08) As a stand-alone warehouse As accessory
to a marina S Electric /Gas & Sanitary Services P P Electric Substations S P Mini-Warehouses Post Offices Telephone & Telegraph Facilities P P TV & Radio Broadcasting Warehousing Water
Transportation Facilties Other Communication Facilities Including Towers S Antenna & Towers Less Than 70 Ft. In Height & P P Ancillary To The Principal Use (2/5/96) Cellular & PCS Antennas
(See Section 69.17 (H)) P P Amateur Radio Antennas (Up to 90 ft.) (10/07) P P Wholesale Trade Wholesaling With No Outside Storage (11/2/81) Wholesaling Seafood With Water Frontage Retail
Trade Automobile Service Station Automobile Dealers & Truck Sales Boat Dealers ART V * RFMU -See Section 59.9 for Permitted Uses
Table of Permitted Uses Building Material & Garden Supplies Retail Trade (Continued) Convenience Food Store S S Drug Store Neighborhood Drug Store P Eating and Drinking Places Entertainment
Establishments, Bars, and Cabarets, Discos Permitted Uses R 15 O&I Entertainment Establishments, Bars, Cabarets ina Shopping Center Farm Implement Sales Food Stores Fruit & Vegetable
Stand Produced on Same Parcel as Offered for P Furniture, Home Furnishing & Equipment General Merchandise Stores Handcrafting Small Articles Hardware Landscaping Service Miscellaneous
Retail Mobile Home Dealers & Prefabricated Buildings (5/6/85) Retail Nurseries Historic Restaurant S Financing, Insurance, Real Estate Banks, Credit Agencies, Savings & Loans P Services
Bed and Breakfast Inn (6/5/06) S S Automobile/Boat Repair Sales Automobile Rentals Barber /Beauty Shop (10/90, 7/10/06) P Business Services Including Printing P Camping, Travel Trailer
Trailer Parks (2/14/83) S Drive-In Theatre Dry Cleaning /Laundry Plant Electrical Repair Shop Equipment Rental & Leasing Funeral Home P Golf Courses P Hotels & Motels Indoor and Outdoor
Recreation Establishments (2/14/82, 8/16, 04) S Indoor Theatre Parks & Recreation Area (4/2/07) P P Personal Services Resort Hotel/Motel Stables P ART V * RFMU -See Section 59.9 for
Permitted Uses
Table of Permitted Uses Watch, Clock, Jewelry Repair Health Adult Day Care S P Children's Day Care (12/13/82) S P Community Center S Hospitals S P Nursing & Personal Care Facilities
S P Residential Care (9/8/81) P P Educational Services Colleges, Universities, Professional Schools & S P Technical Institutions Permitted Uses R 15 O&I Elementary & Secondary Schools
P P Libraries P P Museums (5/2/83) P Membership Organizations Churches P P Labor Organizations P Lodges, Fraternal & Social Organizations (5/2/83) S P Fraternities /Sororities, Residential
P Other Accessory Buildings or Uses, clearly incidental to P P the Permitted Use or Building (see Section 62) Cemeteries S Christmas Tree Sales (7/6/92) P Cruises, Carnivals, Fairs &
Side Shows of No More than P 30 Days Duration Per Year Community Boating Facility S Private Residential Boating Facility P Demolition-Landscape Landfill P P Duplexes P Dwelling Unit
Contained within Principal Use (4/85) Evangelistic and Religious Assemblies not P P conducted at a Church (7/6/92) Government Offices & Buildings S P High Density Development (3/22/82)
Permitted only S S within Urban Transition Area (2/16/87, 10/11/95) Home Occupation P Mobile Home P Mobile Home, Doublewide P Mobile Home Parks S Mobile Home Subdivision S Offices for
Private Business & Professional Activities P Outdoor Bazaars excluding Yard Sales (7/6/92) P P Pumpkin Sales (7/6/92) P ART V * RFMU -See Section 59.9 for Permitted Uses
Table of Permitted Uses Principal Use Sign P Research Facilities Other (Continued) Senior Living: Continuing Care Retirement Community or Life S S Care Community (11/10/08) Single Family
Dwelling P P Single Family Dwelling-Attached (1/4/82) P P Special Fund Raising for Non-Profit Organizations P P Temporary Sign P P Recycling Facilities: (1/3/89) Small Collection S S
Large Collection S S Large Collection with Processing ART V * RFMU -See Section 59.9 for Permitted Uses
Summary of Trip Generation Calculation For 14.4 Th.Sq.Ft. GFA of General Office Building May 29, 2012 ____________________________________________________________________ Average Standard
Adjustment Driveway Rate Deviation Factor Volume ____________________________________________________________________ Avg. Weekday 2-Way Volume 11.01 6.13 1.00 159 7-9 AM Peak Hour Enter
1.36 0.00 1.00 20 7-9 AM Peak Hour Exit 0.19 0.00 1.00 3 7-9 AM Peak Hour Total 1.55 1.39 1.00 22 4-6 PM Peak Hour Enter 0.25 0.00 1.00 4 4-6 PM Peak Hour Exit 1.24 0.00 1.00 18 4-6
PM Peak Hour Total 1.49 1.37 1.00 21 Saturday 2-Way Volume 2.37 2.08 1.00 34 Saturday Peak Hour Enter 0.22 0.00 1.00 3 Saturday Peak Hour Exit 0.19 0.00 1.00 3 Saturday Peak Hour Total
0.41 0.68 1.00 6 ____________________________________________________________________ Note: A zero indicates no data available. Source: Institute of Transportation Engineers Trip Generation,
8th Edition, 2008. TRIP GENERATION BY MICROTRANS