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Independence Auto Sales
Trip Generation & Mitigation Memorandum
Prepared for: Independence Auto Sales
Submitted to: City of Edmonds
April 2010
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GTC # 10-042
Independence Auto Sales Trip Generation & Mitigation Memorandum
TABLE OF CONTENTS
1. DEVELOPMENT IDENTIFICATION................................................................................... 1
2. TRIP GENERATION.............................................................................................................. 2
3. TRAFFIC IMPACT FEES...................................................................................................... 3
4. CONCLUSIONS..................................................................................................................... 4
LIST OF TABLES
Table 1: Trip Generation Summary............................................................................................... 3
Table 2: Trip Generation Summary with 20 Percent Pass -by Reduction ...................................... 3
ATTACHMENTS
City of Bellevue & City of Woodinville Transportation Impact Fee Schedules ........................... A
TripGeneration Calculations..........................................................................................................B
Gibson Traffic Consultants April 2010
GTC #10-042 i
Independence Auto Sales Trip Generation & Mitigation Memorandum
1. DEVELOPMENT IDENTIFICATION
Gibson Traffic Consultants (GTC) has been retained to analyze the traffic impacts of the
proposed Independence Auto Sales used car dealership to accompany a change in use application
being submitted to the "City of Edmonds. GTC is a professional traffic engineering consulting
firm registered and licensed in the State of Washington. This study has been organized in the
manner of the SEPA Traffic Impact Requirements for the City of Edmonds for developments
generating less than 25 PM peak -hour trips.
GTC is located at:
2802 Wetmore Avenue
Suite 220
Everett, WA 98201
Phone: 425-339-8266
Fax: 425-258-2922
Email: info@gibsontraffic.com
Matthew Palmer, responsible for this report and traffic analysis, is a licensed professional
engineer (Civil) in the State of Washington and member of the Washington State section of ITE.
The proposed Independence Auto Sales used car dealership development site is located on the
east side of SR -99 (Pacific Highway) south of 230th Street SW. The address is:
23029 Highway 99
Edmonds, WA 98026
The existing land use on the 0.86 -acre site consists of a 3,032 square foot pottery store.
Independence Auto Sales is requesting to change the pottery store land use to a used car
dealership consisting of a 3,032 square foot sales office. The proposed development is
anticipated to be occupied in 2010. The property currently has two full -movement access
driveways to SR -99. No change in access is proposed.
Gibson Traffic Consultants April 2010
GTC # 10-042 1
Independence Auto Sales Trip Generation & Mitigation Memorandum
2. TRIP GENERATION
Trip generation rates were obtained from Trip Generation, 8`h Edition (2008) by the Institute of
Transportation Engineers (ITE). The average trip generation rates for ITE Land Use Code 814,
Specialty Retail Center, and ITE Land Use Code 841, New Car Sales, have been used for the trip
generation calculations. ITE does not document the pass -by reduction for the specialty retail land
use; however, the Washington State Department of Transportation and Snohomish County allow
a 25 percent pass -by reduction for specialty retail land use. This pass -by reduction has been
applied to the daily, AM peak -hour and PM peak -hour trip generation calculations to be
conservative.
There is no documented ITE trip generation rate specifically for used car sales. However, the
City of Bellevue and the City of Woodinville traffic impact fee calculations group new and used
car sales into the same land use type. Also, GTC conducted an ITE Journal and on-line search
and no documentation was available for used car dealership trip generation. The PM peak -hour
trip generation rate of 2.64 in both jurisdictions' fee schedules corresponds to the rate contained
in Trip Generation, 7`4 Edition (2003) by ITE. The updated rates contained in Trip Generation,
8`h Edition (2008) were used in this report. The City of Bellevue and the City of Woodinville
both apply a 20 percent pass -by reduction to the car sales trip rate as part of the traffic impact fee
calculations. The transportation impact fee schedules from these jurisdictions are included in the
attachments for reference.
Two trip generation calculations have been performed for the Independence Auto Sales used car
dealership and are detailed below. The first calculation provides a conservative estimate of the
trip generation because it assumes no pass -by reduction for the car sales land use. The second
calculation applies a 20 percent pass -by reduction to the car sales land use trip rate, per City of
Bellevue and City of Woodinville traffic impact fee methodology.
With no pass -by reduction applied to the new/used car sales trip rate, the Independence Auto
Sales used car dealership is anticipated to generate 0 net new average daily trips (ADT), with 5
net new AM peak -hour trips (3 inbound/2 outbound) and 2 net new PM peak -hour trips (0
inbound/2 outbound). The trip generation is summarized in Table 1.
Gibson Traffic Consultants April 2010
GTC # 10-042 2
Independence Auto Sales Trip Generation & Mitigation Memorandum
Table 1: Trip Generation Summary
If a 20 percent pass -by reduction is applied to the new/used car sales trip rate, as outlined in City
of Bellevue and City of Woodinville traffic impact fee calculations, the Independence Auto Sales
used car dealership is anticipated to generate -20 net new ADT, with 4 net new AM peak -hour
trips (3 inbound/l outbound) and 0 net new PM peak -hour trips (-1 inbound/l outbound). The
trip generation with the 20 percent pass -by reduction applied is summarized in Table 2.
Table 2: Trip Generation Summary with 20 Percent Pass -by Reduction
Average
AM Peak -Hour Trips
PM Peak -Hour Trips
Land Use
Size
Daily
Inbound
Outbound
Total
Inbound
Outbound
Total
Tris
Specialty Retail
3,032 s.f.
-101
-1
0
-1
-3
-3
-6
Center
New/Used Car
3,032 s.f.
101
4
2
6
3
5
8
Sales
Total Net New Trips
0
3
2
5
0
2-7
2
If a 20 percent pass -by reduction is applied to the new/used car sales trip rate, as outlined in City
of Bellevue and City of Woodinville traffic impact fee calculations, the Independence Auto Sales
used car dealership is anticipated to generate -20 net new ADT, with 4 net new AM peak -hour
trips (3 inbound/l outbound) and 0 net new PM peak -hour trips (-1 inbound/l outbound). The
trip generation with the 20 percent pass -by reduction applied is summarized in Table 2.
Table 2: Trip Generation Summary with 20 Percent Pass -by Reduction
The trip generation calculations are included in the attachments.
3. TRAFFIC IMPACT FEES
Traffic impact mitigation payments to the City of Edmonds are based on Edmonds Road Impact
Fee Rate Study Table 4, Impact Fee Rates. The table does not have a rate for new/used car sales
or for specialty retail. Therefore, GTC has calculated the traffic impact fee based on the net new
PM peak -hour trips anticipated to be generated by the development, a mitigation fee of $763.66
per PM peak -hour trip and an estimated trip length factor.
Gibson Traffic Consultants April 2010
GTC #10-042 3
Average
AM Peak -Hour Trips
PM Peak -Hour Trips
Land Use
Size
Daily
Inbound
Outbound
Total
Inbound
Outbound
Total
Trips
Specialty Retail
3,032 s.f.
-101
-1
0
-1
-3
-3
-6
Center
New/Used Car
3,032 s.f.
81
4
1
5
2
4
6
Sales
Total Net New Trips
-20
3
1
4
-1
1
0
The trip generation calculations are included in the attachments.
3. TRAFFIC IMPACT FEES
Traffic impact mitigation payments to the City of Edmonds are based on Edmonds Road Impact
Fee Rate Study Table 4, Impact Fee Rates. The table does not have a rate for new/used car sales
or for specialty retail. Therefore, GTC has calculated the traffic impact fee based on the net new
PM peak -hour trips anticipated to be generated by the development, a mitigation fee of $763.66
per PM peak -hour trip and an estimated trip length factor.
Gibson Traffic Consultants April 2010
GTC #10-042 3
Independence Auto Sales Trip Generation & Mitigation Memorandum
The average trip length for the City of Edmonds is not included in the City of Edmonds Trac
Impact Analysis Requirements and GTC staff was unable to obtain from City of Edmonds staff
what average trip length was used in the traffic impact fee calculations. A trip length factor of
1.00 was assumed, meaning that the average trip length applies.
The Independence Auto Sales used car dealership is anticipated to generate between 0 and 2 net
new PM peak -hour trips per Table 1 and Table 2. Therefore, the traffic mitigation fees if the
pass -by for new/used car sales is accepted would be $0.00 and if no pass -by for new/used car
sales is accepted the mitigation fee would be $1,527.32.
4. CONCLUSIONS
The Independence Auto Sales development is requesting to change an existing 3,032 square foot
pottery store into a used car dealership with a 3,032 square foot sales office. The proposed
development is anticipated to be occupied in 2010. A range of traffic impact fees for the City of
Edmonds has been determined based on two trip generation calculations. If a 20 percent pass -by
reduction is applied, as is done in City of Bellevue and City of Woodinville traffic impact fee
calculations, the development is anticipated to generate 0 net new PM peak -hour trips. If no
pass -by reduction is applied, the development is anticipated to generate 2 net new PM peak -hour
trips, which would result in City of Edmonds traffic impact fees in the amount of $1,527.32. The
final determination of traffic impact fees is made by City of Edmonds staff, but GTC feels the 20
percent pass -by reduction is reasonable and is comparable to what the City of Bellevue and the
City of Woodinville use in their traffic impact fee methodology and calculations.
Gibson Traffic Consultants April 2010
GTC # 10-042 4
City of Bellevue & City of Woodinvill,
Transportation1 ..Schedule]
A
1
2
2
3
3
4
5
6
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
29
30
31
32
33
34
35
36
37
38
39
40
41
42
43
44
44
45
45
46
46
47
47
48
48
49
49
50
51
52
53
City of Bellevue PM Trip Generation
A-1
TRIPS/UNI
%
TRIP RATE
LENGTH
jingle Family
DWELLING
1.01
100
1.01
3.:
lulti-family
DWELLING
0.51
100
0.51
3.7
lultifamily (D)
DWELLING
0.38
100
0.38
3.7
enior Citizen Dwelling
OCC. DWELL.
0.11
100
0.11
2.8
enior Citizen Dwelling (D)
OCC. DWELL.
0.11
100
0.11
2.8
lursing Home
BED
0.22
100
0.22
2.8
;ongregate Care/Assisted Living
OCC. DWELL.
0.17
100
0.17
2.8
lotel/Motel
OCC. ROOM
0.65
80
0.52
4.0
lotel/Motel (D)
OCC. ROOM
0.49
80
0.39
5.1
ank/S&L wo Window
1000 GSF
33.15
60
19.89
2.9
;ank/S&L w Window
1000 GSF
45.74
55
25.16
2.9
iay Care Center (exempt)
1000 GSF
13.18
75
9.89
2.0
ervice Station
VFP
13.86
50
6.93
1.7
ervice Station w Convenience Mk
VFP
13.38
45
6.02
1.7
:onvenience Market
1000 GSF
52.41
40
20.96
1.3
:onvenience Mkt w Gas Pumps
1000 GSF
60.61
35
21.21
1.3
lovie Theater w/Matinee
SCREEN
44.53
85
37.85
2.3
ar Wash - Self Service
STALL
5.54
65
3.60
1.6
ledical Clinic
DOCTOR
3.78
75
2.84
4.8
ledical/Dental Office
1000 GSF
3.72
75
2.79
4.8
ospital (non-profit exempt)
1000 GSF
1.18
80
0.94
5.0
lementary School
STUDENT
0.01
100
0.01
3.7
igh School
STUDENT
0.14
100
0.14
3.7
unior College
STUDENT
0.12
100
0.12
3.7
eligious Institution
1000 GSF
0.66
100
0.66
3.7
luality Restaurant
1000 GSF
7.49
65
4.87
3.4
igh Turnover Restaurant
1000 GSF
10.92
65
7.10
2.3
ast Food Restaurant w window
1000 GSF
34.64
50
17.32
2.0
ast Food Restaurant wo Window
1000 GSF
26.15
50
13.08
2.0
hopping Center 0 - 9999
1000 GLSF
14.24
40
5.70
1.3
hopping Center 10,000 - 49,999
1000 GLSF
9.43
45
4.24
1.5
hopping Center 50,000 - 99,999
1000 GLSF
6.90
60
4.14
1.5
hopping Center 100,000 -199,999
1000 GLSF
5.45
65
3.54
1.7
hopping Center 200,000 - 299,999
1000 GLSF
4.58
70
3.21
1.7
hopping Center 300,000 - 399,999
1000 GLSF
4.09
70
2.86
2.1
hopping Center 400,000 - 499,999
1000 GLSF
3.75
75
2.81
2.4
hopping Center 500,000+
1000 GLSF
3.51
75
2.63
3.2
upermarket
1000 GSF
10.45
70
7.32
2.1
iscount Supermarket
1000 GSF
8.90
70
6.23
2.1
iscount Store
1000 GSF
5.06
80
4.05
1.7
iscount. Superstore
1000 GSF
3.87
75
2.90
1.7
liscellaneous Retail
1000 GSF
4.80
50
2.40
1.7;
etail Warehouse (Hardware)
1000 GSF
2.45
60
1.47
3.2
etail Warehouse (Gen.Merch.)
1000 GSF
4.24
70
2.97
3.2
urniture Store
1000 GSF
0.46
50
0.23
1.7
ar Sales - New/Used
1000 GSF
2.64
80
2.11
4.6
ffice 0 - 9999
1000 GSF
4.09
90
3.68
5.1
ffice 0 - 9999 (D)
1000 GSF
3.07
90
2.76
5.1
ffice 10,000 - 49,999
1000 GSF
2.55
90
2.30
5.1
ffice 10,000 - 49,999 (D)
1000 GSF
1.91
90
1.72
5.1
ffice 50,000 - 99,999
1000 GSF
2.00
90
1.80
5.1
ffice 50,000 - 99,999 (D)
1000 GSF
1.50
90
1.35
5.1
ffice 100,000 -199,999
1000 GSF
1.65
90
1.49
5.1
ffice 100,000 -199,999 (D)
1000 GSF
1.24
90
1.12
5.1
ffice 200,000 - 299,999
1000 GSF
1.44
90
1.30
5.1
ffice 200,000 - 299,999 (D)
1000 GSF
1.08
90
0.97
5.1
ffice 300,000+
1000 GSF
1.39
90
1.25
5.1
ffice 300,000+ (D)
1000 GSF
1.04
90
0.94
5.1
ight Industry/Manufacturing
1000 GSF
0.98
100
0.98
5.1
dustrial Park
1000 GSF
0.86
1001
0.86
5.1
fare hous1ng/Storage
1000 GSF
0.47
100
0.47
5.1
ini-Warehouse
1000 GSF
0.26
100
0.26
5.1
A-1
City of Woodinville
NAME CODE UNIT OF MEASURE I TRIPS/UNIT ") I TRIPS PI LINKED TRIPS I') 17RIP REDUCTION TRIPS I UNITI'l
RETAJL cu. t FjorA14.rtll L..d U-
.54pwu" elemnis; naw-mildwwal wjmiy Pwm
peph twx i7mic is newly eqwv In and out and goneratedpredoWn2nVy bycmtcmer-p-z,m- -th- by
ompfmre& 1ndudas=wpvNk1acWtL--
Auto Care Center (multiple sixes)
942
1000 sq. ft.
3,38
40%
0%
AD%
2.03 pif I
Auto Pads Sales
843
1000 sq, fi.
5,98
43%
13%
0%
Bank, drive-in
912
1000 sq. 1L
45,74
47%
26%
73%
GenerDT LlhlIndustrial
Bonk. walk-in
911
1000s . fl.
42,02.
0%
0%
0%
lows . H. 0.74
SoMirig Alley
437
1000 sq. It
3.54
10%
0%
10%
-
Building Materials & LumberStore
812
IDOO sq. 111.
4.49
AD%
0%
40%
Business Park (multiple buildings)
Car Sales, New and Used
841
1000 sq, it.
2.154
20%
0%
20%
PIVI
conic,
630
1000 sq. fl.
5.18
0%
0%
D%
+ax�siYSfiB; "t
Convenience Market (Open 24 Hours)
851
1000 sq. 11.
62.41
61%
22%
83%
Office Park (multi pja bulidigs)
Convenience Market (Open 16-16 Hours)
852
IDDDsq.ft.
34.67
0%
0%
0%
1000 sq, ft. 0.26
Convenience Maftl (Mlh Gasoline Pum Ls)
853
1000 sq, ft.
6D.61
65%
18%
64%
Day Care
565
1000 $4. fL
13.18
fiD%
0%-
80%„".l
0 w --11V
Mcoixg Club (membership warehouse store)
861
1000sq,ft.
4,24
30%
0%
30%
Ddnktng Place
930
1 OOD sq. ft.
11.34
40%
0%
40%-
p
ElectronIcs Superstore
853
IODO sq. fL
4.60
40%
33%
73%
Factory Outlet Center
823
1000 sq. ft.
2,29
20%
0%
20%
Fmeslandkv Discount Store
615
1000 sq. ft.
5.06
17%
35%
Free-standing Discount SuperslDre
813
1000 sq. fL
3.57
20%
0%
20%
1rlhkii 3,10kAw
Fumllure Sim
890
1000s , ft,
0,46
53%
3196
84%
11�tl4t��dvpkiw
Hardware, point store
816
1000s . ft.
4.64
40%
0%
40%
Health Club
4.92
IODD sq. ft.
4.D5
10%
0%
10%
5
Home Improvement superstars
862
1000 sq. ft.
2.45
All%
0%
48%
Hospital
610
IODD sq. ff.
1.18
ID%
0%
10%
Library
690
1DOO sq. IL
7.09
10%
0%
10%
Lodge, Fralem2tOERani7a[lon.ihithdin feciUlles
591
1000sg.it.
4.05
ID%
0%
10%
MoOcOvDantal Once
720
low sq. ft.
3.72
10%
0%
10%
Numery (Garden Center)
317
100D sq, ft.
3.80
30%
0%
30%
Num e;y (Wholosole)ale
10006 . IL
5.17
10%
0%
10%
PharmacyMnV Store with drivethrough window
Sal
1000 sq. H.
8.62
49%
13%
62%
Pharrnacy/D" Store without drive-through win d Dw
880
1000 sq. ft.
8.42
63%
14%
67%
iW-�' -216�
Racquet Club
491
low sq. ft.
1.06
10%
0%
10%
Recreational Community Center
496
1000 sq, tL
1.64
10%
0%
10%
Restaurant, Quality
931
IOW sq. 11.
7.49
44%
27%
71%
Restaurant, High-Tumonver (Ml Down)
932
1 1000 sq. fL
113.92
43%
26%
69%
Restaurant, Fast -Food (wilhad drive-throughg
933
IOM sq. fL
26.15
0%
0%
0%
2CU 9. li •
Restaurant. Fasl-Food (with ddve-through)
934
1000 sq. ft.
34.64
60%
17%
a?%
Restaurant, Fast -Food (With dowthrough & no Indoors
935
low sq. ft
153.85
44%
0%
44%8&11
0114
ShoppIN Ch, oftr65,DDO sq. ft. + Add 195 trips1
020
lows . ft.
3.75
34%
26%
60%
il
A --w-
ShoppIno CU, under 65,000 sq. fL- Add Gtri psen
920
IDDO&q.h.
3.75
34%
26%
60%
Spepalty Retail Center
814
lows .%
2.711
70%
0%
70%
p"tNI,
-N=
State Motor Vehicles I Licensinti Agency
731
1000 sq. fL
17.09
30%
D%
3D%
Supermarket
850
1000s . ft.
10.45
36%
38%
74%'£'+^'::2:73:`•,+,..`0
Supermarket discounisupeffnarket
854
1 1000a . ft,
8.90
9%
21%
30%
f -r
Toy/ CN)drws superstore
864
1ODD sq. ft.
4.99
3D%
0%
30%
US Post Office
732
IDOO N, ft.
10.89
25%
0%
25%
VideoRenlalStore
BDS
IDDO sq. &
13,60
70%
0%
70%
.'s.- -4
.5.-
Nottafteml
Movie Thsalar.wilhout Matlnoa
443
100 seats
7.00
20%
0%-
20%
Movie Theater, with Matinee
444
loo rests
7.00
110%
0%
10%
Hold
310
Par Room
0,59
0%
0%
0%
All Suites Hotel
311
PerROMI"
DAD
0%
0%
0%
". ,
Business Hotel
312
1 Per Occupied Rooms "I
0.62
0%
0%
0%
sXIIOWXOOM,
Mold
320
Per Room
DA7
10%
0%
1D%
9MM"Irm9m,
carwash, Sdf-Swvlce
047
Vehicle Servicing Position
6.54
0%
D%
0%
Corwash, Automated
948
IDOD s IL
14.12
50%
0%
W%
Quick -Lube Vehicle Servicing
041
-Orr
Vehicle SaMcft Position
519
60%
D%
60%
Gasollneisemce station
944
Vehicle Servicing Position P)
1 13.81
42%
215%
77%
GasolinwSwAce Station (M convergence market)
PAS
Vehicle Servidno Posltlon
13.38
56%
31%
87%
f M
Gwortne/SaMce Station (w/ cDnY8n!,8nCe market & car
945
VehIcIeSerAcIng Pwlllon
13.33
go%-
0%
90%
1
StoreI
411
Vehicle Servicing Position 9')
10
38%
. ;iM'iAVAM-
Tire Superstars
___
849IMIcle
Servicing os on
3.17 _I
0%
D% I
NON-RIETA]Lcw� jMo�R"Id.rfiiA1.ndU.
Srgnplmel�njw activityKfmm mwM sft� peph hoW traffic customersorpatronA andisprodownMOY
Church
0.66-'
20%
0%
20%
School, Elernerilary
520
IDDO sq. O. 113
20%
0%
20%
School, MWWJunior Hkjh
522
1000 sq. H. 1.19
0%
0%
School. High
630
IDOG sq. ft. 0.97
10%
D%
10%
GenerDT LlhlIndustrial
110
1000s • ft 0.98
0%
0%
0%
mortufacknwy
140
lows . H. 0.74
0%
0%
0%
indug(dalPork
130
10005 . ft. 0.86
0%
0%
0%
Research & Development Center
760
tows q.fl. 1.03
0%
D%
0%
Business Park (multiple buildings)
770
1 1000s , ft. 1.20
0%
0%
0%
General Office Building
710
1000 sq. M 1,49
0%
0%
0.16 :4%
Corporate Headqu2ilem Building
714
10005 . ft. 1.40
0%
0%
0%
SingleTeriarg Office Building
715
1000 sq, ft. 1.73
0%
0%
i5,
2
Office Park (multi pja bulidigs)
750
IDDO sq, ft. 1.50
0%
0%
0%
"n)warchouse (self-service storage )
151
1000 sq, ft. 0.26
0%
0%
0%
Worehousing(Indusidal)
150
--lowsq.fi. 0.47
0.4
A-2
)TEtrt LAND USE DESCRIPTION R DRNEWAY TRIP RATE PASS -BY DIVERTED I COMBINED OFFSITE
NAME CODE UNIT Of MEASURE TRIPSlUNIT TRIPS P) LINKEDTRIPS"t 7RIPREDUCTIDN TRIPSlUNITta1
RESIDENTIAL Class ofLandUse
Sp:taroaemenispacesafwmpeepeAve,avardessd6tecimansfarvet.
Sigla•famlly(detochad)dweliog
210
DwellUnit
1.01
0%
056
0%
1tT11
Duplex (detached) dwelfing
210
Dwelling Unit
1.01
0%
0%
0%
i0}
Low -Rise Residential Condominlum!Townhouse
231
Dwelling Unit
0.78
0%
0%
0%
0. ,
Apartment
220
Dwellinil Unit
0.62
0%
0%
0%
r0?'
Low-RiseApartment
221
ied Dwelling Unit
0.58
0%
0%
0%
HgtFRisu Apartment
222
Dwelling Unit
0.35
0%
0%
0%
?Ad-RsaA admen)
223
Dwelift Unit
0.39
0%
D%
0%
Residential Condominiumfrownhouse
230
Dwelling Ural
0.62
0%
0%
0%
MoMeHome Park
240
Occu Lq Dwelling Urif
0.59 1
0%
0%
D%
ReUrenwicornpleocior ve se ors
nla
Dwelling Unit
0.45
0%
0%
o%
0
N.J. aho vfHo un)tsofineasu» below:
SerdorAdull Housing Detach
261
Dwelling Unit
0.26
0%
0%
0%
SeniorAduhHousing Afiached
262
Orxtr Ted DwelT2g UMl
0.11
0%
0%
0%
0
ConOregate Cefe Facility, Elderly Housing (Attached)
253
Dweg(ng Unit
0.17
10%
0%
Nurs)ng Home
620
We
0.22
10%
0%
10%
Nobs:
(1) VIc0lutbn ofTtanrpodagon Etg'meai< Tdo Generation. 7h erAlion. Th's k the mostmmpiele trip generation referwa mume waiable.
RafofW doovmsnllordefeulixu Pllaid ux rategaSes and additonat nP gaMraSon idofmalon.
Forsmirivai land utb=%es tet rbvered by 1Ns fable, additional analysts maybe necessary.
The appropdale lrp rats for any land use tart omred by ft we shell be determined by the Diedor cf Parc Works,
(2j(TEkip mlesdesaboToWDdmvayT*(n*od)alotxeNedtles, For d!-sleImpadmItt2a8onredudiaiswesomeimesneeded.
Some IV rales have been smoohad and averaged, to alminata slaictioaV kisIXTrad dtlerences and to pmMe caulaal trip iwa;
p) PmV4 wipe we made as Wwn&dlala wopson the wWfrom an wipin to a primary )rfp destinalbn wlh out a tuulo d'wembm
(4)01slaTef Rale=ITEDdvewryTrp Rafe'(I-%Pasr;Syr%M6dcd)afiW3- AIIMI"appyto PMpaakhouroled)amntbaffio.
(5) For dxppsp anter; IM oat ■togaA6unlc(ormds for Vp WON. In this!able, asbnpMed method OF OVA awxag & pruAded.
TM meind mss a iaifaed ir'p roleplus abase amounl of Irp;ahkh dosdy matches the logadhmbfottnt4a aetspacded ranges
Uldar 55,600 aq.1 the base amomI Is zero
rmm 65A00 to350,00D 4 M1 lebase wrounl is 195 trpa.whidt hdudaspmsfiy mdudion of 35%
Above 350,600 si. fl, use the ITE)og forrmdahslead, and appy 235%pau-bY mdudon.
(6)While Serrking Poslion-space pmvided for one veH* tore fueled orvnahad; not neceseady'purryu• or hmC
(n Lks total roans}ut hoLVmoteb 15% vawnq fades It lt= orwed M gross biprate. Dana not accounlfar restaurants, msetlng rooms.
(8) A reiiretnenloompkx Is a devtbpment Mentedlo arOvesenlorddrens vele drive suiamobiem but which offers few orhtleaerviocs,
AseN-coop'ialreimmeMmmmuni!yprovidasafulrargao(xtvneswldfadtieasuniwloa+aaaOtRy. Fac iieaandun'nes
ptntdedatwO kAude at least restaurants and retegshopping area, mcrealionelfadl'vs, medical dsk(s) and personal busIrma teMms.
Aoongregale are a'ass'sled idng'faaldyhassome wregNareaa Dyad wrarle. Eldedjw4tdanUmalbomobiebddotol Wmmm .
A n=4 home has trate healtKare ptetassionels than a congregate twafaally, and the aldedy residents are notvwvxlalnixy
(9) DiveW fled irTtare I'M that all albaded from thelmfiovolume on mad"Wilhin the v@i*dthe genew4f Withal require a dveraonfmm Biel roadway to anaher roadway to gain aaom to tha site.
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