HomeMy WebLinkAboutReso 011-96 Freeway Fee EDub RESOLUTION NO. I 1-96
A RESOLUTION OF THE CITY COUNCIL
· OF THE CITY OF DUBLIN
RESOLUTION ESTABLISHING A
FREEWAY INTERCHANGE FEE
FOR FUTURE DEVELOPMENTS WITHIN
THE EASTERN DUBLIN AREA
WHERE&S, the City Coundl of the City of Dublin has adopted Ordinance
No. 14-94 which creates and establishes the authority for imposing and charging a
Transportation Impact Fee; and
WHEREAS, the Eastern Dublin General Plan Amendment ("GPA") and
Specific Plan ("SP") were adopted by the City in 1993; and
WHEREAS, the GPA outlines future land uses for approxdmately 4176 acres
within the City's eastern sphere of influence including approximately 13,906 dwelling
units and 9.737 million square feet of commercial, office, and industrial development;
and
WHEREAS, the SP provides more specific detailed goals, policies and action
programs for approximately 3313 acres ~vithin the GPA area nearest to the City; and
WHEREAS, the GPA and SP areas ("Eastern Dublin") are shoxvn on the Land
Use Map contained in the GPA (attached hereto as Exhibit A) and exclude the area
shown on the Land Use Map as "Future Study Area/Agriculture"; and
WHEREAS, a Program Environmental Impact Report ("EIR") was prepared for
the GPA and SP (SCH No. 91103604) and certified by the Council on May 10,
1993 by Resolution No. 51-93, and two Addenda dated May 4, 1993 and August 22,
1994 ("Addenda) have been prepared and considered by the Council; and
WHEREAS, the SP, EIR and Addenda describe the freeway, freeway
interchange and road improvements necessary for implementation of the SP, along
with transit improvements,.pedestrian trails and bicyde paths ("Necessary
Improvements"); and
WHEREAS, the EIR and Addenda assumed that certain traffic improvements
would be made ("Assumed ImProvements") and that development within Eastern
Dublin would pay its proportionate share of such improvements; and
WHEREAS, the City Council adopted the Eastern Dublin Traffic Impact Fee
by Resolution No. 1-95 on January 9, 1995, to fund the cost of the Necessary
Improvements and the Assumed Traffic Improvements; and
WHEREAS, the City of Pleasanton has made improvements to the I-
580/Hacienda Drive and 1-580/Tassajara/Santa Rita Road Interchanges ("I-580
Interchange Improvements"); and
WHEREAS, the 1-580 Interchange Improvements were funded by the City of
Pleasanton through the North Pleasanton Improvement District; and
WHEREAS, a report entitled the "Dublin Extended Planning Area
Infrastructure Study," dated November 1989, was prepared for the Cities of Dublin
and Pleasanton by John H. Heindel, Consulting Civil Engineer ("Heindel Study"); and
WHEREAS, the Heindel Study was considered by the City Council at its
December 11, 1989, meeting at which time the Council by motion:
1. Acknowledged that Dublin's Eastern Planning Area, when
developed, will benefit from the new interchange ~vork being funded by
Pleasanton through the North Pleasanton Improvement District (NPID);
2. Accepted the concept of assigning cost sharing on the basis of
benefit to the traffic generated on both sides of 1-580;
3. Determined that Dublin's contribution be subject to actual
development talcing place north of I-580 and within Dublin; and
TIF Resol 2
4. Determined that funding mechanism(s) be established within the
Dublin Extended Planning Area; and
WHEREAS, on January 31, 1995, the City Coundl reaffirmed its December
11, 1989 motion by Resolution No. 7-95; and
WHEREAS, the SP, EIR and Addenda assumed that the 1-580 Interchange
Improvements were existing improvements; and
WHEREAS, the City Cotmdl adopted a "Mitigation Monitoring Program:
Eastern Dublin Specific'Plan/General Plan Amendment" by Resolution No. 53-93
which requires development within Eastern Dublin to pay its proportionate share of
certain transportation improvements necessary to mitigate impacts caused by
development within Eastern Dublin; and
WHEREAS, the SP, EIR and Addenda describe the impacts of contemplated
future development on existing public facilities in Eastern Dublin through the year
201 O, and contain an analysis of the need for new public facilities and improvements
required by future development ~vithin Eastern Dublin; and
WHERF~S, a report was prepared by the Public Works Director of the City of
Dublin, in a document dated' December 1995, entitled "Report of Cost Sharing of 1-
580 Interchanges at Hacienda and at Tassajara/Santa Rita Road" (hereafter "Study~'),
which is attached hereto as Exhibit B; and
WHEREAS, the Study sets forth the relationship between future development
in Eastern Dublin, the I-580 Interchange Improvements, and the costs of the 1-580
Interchange Improvements; and
WHEREAS, the Study was available for public inspection and revie~v for ten
(10) days prior to this public hearing; and
WHEREAS, the City Council finds as follows:
A. The purpose of the Eastern Dublin 1-580 Interchange Fee (hereafter
"Fee") is to reimburse the City of Pleasanton for expenditures previously made for the
1-580 Interchange Improvements, ~vhich improvements have already been constructed
TIF Resol ~
and are needed to reduce the traffic-related impac£s which will be caused by future
development in Eastern Dublin. The 1-580 Interchange Improvements are
improvements to the Hacienda Drive and Tassajara/Santa Rita Road interchanges
with Interstate 580 and are hereafter defined and referred to as "Improvements and
Facilities". The Improvements and Fadlities are needed to accommodate new
development projected within Eastern Dublin along with existing and future
development in the City of Pleasanton and other development in the nearby vicinity,
including future development in Contra Costa County, and development within
Eastern Dublin will pay its fair proportional share of such Improvements and
Facilities with the implementation of this Fee.
B. The fees collected pursuant to this resolution shall be used to finance
the Improvements and Facilities.
C. After considering th'e Study, the Agenda Statement, the GPA, the SP,
the General Plan, the EIR and Addenda, the Heindel Study, all correspondence
received and the testimony received at the noticed public hearing held on January 23,
1996 (hereafter the "record"), the Council approves and adopts the Study and
incorporates it herein, and further finds that future development in Eastern Dublin
will generate the need for, and will benefit from, the Improvements and Facilities and
the Improvements and Facilities are consistent with the GPA, the SP and the City's
General Plan.
D. The adoption of the Fee does not have the potential for causing a
significant effect on the environment because the 1-580 Interchange Improvements
are already existing improvements. The Council therefore determines that the
adoption of the Fee is not an activity which is subject to the California
Environmental Quality Act. This determination is made pursuant to CEQA
guidelines §§ 15061(b)(2) and (3) and 15273(a)(4) (Title 2, Calif. Code of
Regulations) and Public Resources Code § 21080(b)(8)(D).
TIF Resol 4
E. The record establishes:
1. That there is a reasonable relationship between the need for the
Improvements and Fadlities and the impacts of the types of development for which
the corresponding fee is charged in that new development in Eastern Dublin -- both
residential and non-residential -- will generate traffic which contributes to the need
for, and benefits from, the Improvements and Fadlities; and
2. That there is a reasonable relationship between the Fee's use (to
reimburse the City of Pleasanton for the construction of the Improvements and
Fadlities) and the type of development for which the Fee is charged in that all
development in Eastern Dublin -- both residential and non-residential -- generates or
contributes to the need for the Improvements and Facilities; and
3. That there is a reasonable relationship between the amount of the
Fee and the cost of the Improvements and Fadlities or portion thereof attributable to
development in Eastern Dublin in that the Fee is calculated based on the number of
trips generated by specific types of land uses, the total amount it cost to construct
the Improvements and Facilities, and the percentage by which development within
Eastern Dublin contributes to the need for the Improvements and Facilities; and
4. That the costs set forth in the Study are reasonable costs for
constructing the Improvements and Facilities, in that they are the actual costs and
the Fees expected to be generated by future development will not exceed the costs of
constructing the Improvements and Facilities; and
5. The method of allocation of the Fee to a particular development
bears a fair and reasonable relationship to each development's burden on, and benefit
from, the Improvements and Facilities, in that the Fee is calculated based on the
number of automobile trips each particular development will generate.
TIFResol ,5
NOW THEREFORE, the City Council of the City of Dublin does RESOLVE
as follows:
1. Definitions
a. "Development" shall mean the construction, alteration or
addition of any building or structure within Eastern Dublin.
b. "Eastern Dublin" shall mean all property within the
"General Plan Amendment Study Area" as shown on the Land Use Map (Exhibit A
hereto) excluding the property designated as "Future Study Area/Agriculture."
c. "Improvements and Fadlities" shall include the 1-580
Interchange Improvements to the Hacienda Drive and Tassajara/Santa Rita Road
interchanges described in the Study.
2. Eastern Dublin 1-580 Interchange Fee Imposed.
a. An Eastern Dublin 1-580 Interchange Fee ("Fee") shall be
charged and paid for each residential unit constructed within Eastern Dublin no later
than the date of final inspection for the unit.
b. A Fee shall be charged and paid for non-residential
buildings or structures constructed within Eastern Dublin by the date that the
building permit is issued for such building or structure, except where the building or
structure will require a later stage of discretionary approval by the City before it can
be occupied, in which case, with the approval of the Public Works Director, the Fee
for that building or structure may be deferred for payment to the date the City makes
the last discretionary approval which is required prior to occupancy.
3. Amount of Fee.
a. The amount of the Fee shall be as set forth on Exhibit C
attached hereto and incorporated herein.
4. Exemptions From Fee.
a.
The Fee shall not be imposed on any of the following:
TIF Rcsol 6
(1) Any alteration or addition to a residential structure,
except to the extent that a residential unit is added to a
· single family residential unit or another unit is added to
an existing multi-family residential unit;
(2) Any replacement or reconstruction of an existing
residential structure that has been destroyed or
demolished provided that the building permit for
reconstruction is obtained within one year after the
building was destroyed or demolished unless the
replacement or reconstruction increases the square
footage of the structure fifty percent or more.
(3) Any replacement or reconstruction of an existing non-
residential structure that has been destroyed or
demolished provided that the building permit for new
reconstruction is obtained within one year after the
building ~vas destroyed or demolished and the
reconstructed building would not increase the destroyed
or demolished building's trips based on Exhibit C.
5. Use of Fee Revenues.
a. The revenues raised by payment of the Fee shall be placed
in the Capital Projects Fund. A separate and special account within the Capital
Project Fund shall be used to account for such revenues, along with any interest
earnings on each account. The revenues (and interest) shall be used for the following
purposes:
(1)
To reimburse the City of Pleasanton for design,
engineering, right-of-way acquisition and
construction of the Improvements and Facilities and
TIF Resol 7
reasonable costs of outside consultant studies related
thereto;
(2) To pay for and/or reimburse costs of program
development and ongoing administration of the Fee
program.
b. Fees in the account shall be expended only for the
Improvements and Facilities and only for the purpose for which the Fee was collected.
6. Miscellaneous
a. The standards upon which the needs for the Improvements
and Facilities are based are the standards of the City of Dublin, including the
standards contained in the General Plan, GPA, SP, EIR, and Addenda.
b. The City Council determines that the need for the
Improvements and Facilities is generated by new development within Eastern Dublin
and other existing and new development in Pleasanton, Contra Cosl~a County and in
the vidnity, and therefore, the Study has determined the proportionate share of the
cost of the Improvements and Facilities for which development within Eastern Dublin
is responsible.
7. Periodic Review.
a. During each fiscal year, the City Manager shall prepare a
report for the City Council, pursuant to Government Code section 66006, identifying
the balance of fees in the account.
b. The City Council shall mal~e findings each fiscal year pursuant
to Government Code Section 66001 (d) identifying the purpose to which the existing
Fee balance is to be put and demonstrating a reasonable relationship between the Fee
and the purpose for which it is charged.
TIF Resol 8
8. Effective Date.
This resolution shall become effective immediately. The Fee provided in
Sections 2 and 3 of this resolution shall be effective 60 days from the effective date of
the resolution or the date the City enters into an agreement with the City of
Pleasanton for transfer of Fee revenues, whichever is later.
9. Severability.
Each component of the Fee and all portions of this resolution are
severable. Should any individual component of the Fee or other provision of this
resolution be adjudged to be invalid and unenforceable, the remaining provisions shall
be and continue to be fully effective, and the Fee shall be fully effective except as to
that portion that has been judged to be invalid.
ADOPTED AND APPROVED this 23rd day of January, 1996, by the
following vote:
AYES:
Councilmembers Barnes, Burton, Howard, Moffatt and
Mayor Houston
NOES: None
ABSENT: None
ABSTAIN: None
ATTEST:
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TIF Resol 9
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REPORT OF COST SHARING OF 1-580 INTERCHANGES
AT HACIENDA DI~IVE AND AT TASSAJARA/SANTA RITA ROAD
(December 1995)
Prepared by Lee S. Thompson, City Engineer
City of Dublin
It is the intention of this study to establish the fair share costs between development within the Cities of
Dublin and Pleasanton for the construction of and improvements to interchanges with Interstate 580 at
Hacienda Drive and at Tassajara Road/Santa Rita Road.
The City of Pleasanton has already purchased right of way and constructed the basic improvements for the
two interchanges. Dublin will need to complete the two interchanges as development occurs in Eastern
Dublin, as the two interchanges will be needed to serve development in Eastern Dublin and were assumed
as existing improvements in the Eastern Dublin General Plan Amendment and Specific Plan EIR (SCH
No. 91103064, page 3.3-1). Funding for the interchange completions is already included in the existing
Eastern Dublin Traffic Impact Fee (Resolution No. 95-1).
Dublin proposes to establish and levy an Eastern Dublin 1-580 Interchange Fee for the purpose of
repaying Pleasanton for the amount of money over and above Pleasanton's "fair share" costs of the total
interchanges that Pleasanton has advanced based on the relative projected traffic from and to each
jurisdiction at the two interchanges in the Year 2010. The property owners in Eastern Dublin should not
pay Pleasanton interest on the "advanced money" inasmuch as Pleasanton has the benefit of the exclusive
~--"se of the interchanges until the Dublin development comes on line.
Following is the calculation for establishing reimbursement due Pleasanton from property owners in
Eastern Dublin of $7,384,000:
Assumptions
1) Cost split based on all of Dublin traffic vs. all of Pleasanton traffic
using the interchanges. (Note that the bulk of traffic using the two
interchanges will be from Eastern Dublin and Eastern Pleasanton and the
interchanges are required for the level of development approved by the
Eastern Dublin Specific Plan.)
2) Dublin and Pleasanton to pay 100% of costs based on their relative
share of the traffic using the interchanges.
3) Traffic split is based on TJKM analysis of the Barton-Aschman Tr;-
Valley traffic model run for the Year 2010 (attached).
4) Pleasanton's costs for constructing the interchanges (based on
Pleasanton cost breakdown):
Hacienda Interchange: $18,716,000
TassajareJSanta Rita Interchange: 9,846,000
Total: $28,562,000
5) Dublin's future costs to complete interchanges already included in the
Eastern Dublin Traffic hnpact Fee Resolution 95-1 is $9,656,000.
6) Total project cost is therefore $38,218,000
Page 1
EXHIBIT B OF RESOLUTION
From TJKM analysis:
Pleasanton's share of total traffic using the Hacienda
Drive interchange
Dublin's share of total traffic using the Hacienda Drive
interchange
Other jurisdictions' traffic
Total:
Therefore, with the assumption that 100% of the cost is
split between owners of property in the two jurisdictions,
the cost split for the Hacienda Drive interchange
calculates to be:
Pleasanton
Dublin
46%
36%
18%
100%
56.1%
43.9%
100.0%
Pleasanton's share of total traffic using the
Tassajara/Santa Rita interchange
Dublin share of the total traffic using the Tassajara/Santa
Rita interchange
Other jurisdictions' traffic
Total:
Therefore, with the assumption that 100% of the cost is
split between the two jurisdictions, the cost split for the
TassajaraJSanta Rita Road interchange calculates to be:
Pleasanton
Dublin
The cost obligations are then as follows:
Hacienda Interchange:
TassajaraJSanta Rita Rd.
Interchange
Pleasanton
Obligation
$12,775,000
$8,403,000
Total: $21,178,000
Reimbursement due Pleasanton:
Pleasanton Advance:
less Pleasanton Obligation:
Reimbursement due Pleasanton from property
owners in Eastern Dublin:
(56.1%)
(54.4%)
Dublin
Obligation
$9,997,00O
$7,043~000
$17,040,000
(43.9%)
(45.6%)
$28,562,000
f$21,178,000)
_$7,384,01)0
43%
36%
21%
100%
54.4%
45 5%
100.0%
Total
Interchange
Cost
$22,772,000
$15,446,000
$38,218,000
Page 2
The fee will then be based on dividing the expected number of trips generated by the Eastern Dublin
~'-'~evelopment (344,078) into the total monies to be generated ($7,384,000) to obtain the fee per trip.
The 344,078 trips estimated is generated from the Eastern Dublin General Plan/Specific Plan study of
346,525, modified slightly downward by redefining the density tiers for residential development from two
levels to four levels and the resulting refinement of the traffic generated at these density levels.
The calculation is then:
$7,384.000
344,078 trips
$21.46 per trip
For residential units, the fee would be:
Residential Category
Low density (up to 6 units / acre)
Medium density (over 6 to 14 units / acre)
Medium high density (over 14 to 25 units/acre)
High density (over 25 units / acre)
Non-residential uses (based on trip generation
schedule)
*Trips Per Unit Fee Per Unit
10 $214.60
10 $214.60
7 $150.22
6 $128.76
$21.46 per trip
* TRIPS PER UNIT - These trip generation factors were developed by the City's Traffic Consultant,
TJKM, using the Institute of Traffic Engineers case studies.
Page 3
Transportation Consultants
April 12, 1995
The charts below illustrate the source of traffic, by percent, using each of four 1-580 interchanges:
1) Hopyard Road/Dougherty Road; 2) Hacienda Drive; 3) Tassajara Road/Santa Rita Road, and
4) Fallon Road/E1 Charro Road in 2010 according to the Tri-Valley Transportation Model.
In the first chart, the mount of traffic to/from each of nine Tri-Valley areas using each of the four
interchanges is shown. In the second chart, only the traffic to/from Pleasantonand East Dublin is
considered.
Dougherty lassajara
Valley Valley
ReasantonN.Uvermcxe Livermore E.Dublin Dublin San Ramon DanvflleJ
I
42% 3% 10% 7% 26% 6% 1% 3%
43% 5% 11% 33% 3% , 1% 3% 1%
21% 7% 23% 38% 2% 5% 1% 1% l%J
Total
la0%
10C~
157-066
PAGE 4
4637 Chabot Drive. Suite 214, Pleasanton, California 94588-2754. (5t0) 463-0611. Fax (510) 463-3690
Pleasanton . Sacramento . Fresno . Santa Rosa
CITY OF DUBLIN
FUNCTIONAL FILING SYSTEM GUIDE
400 - COMMUNITY DEVELOPMENT (Continued)
440- INSPECTION SERVICES - 10 Administration
- 20 Regulations/Fees
- 30 Contract Services (I_P~A)
- 40 Code Enforcement
- 50 Permits
450 - ZONING
- 10 Administration
- 20
- 30
- 40
- 50
- 60
- 70
- $0
Policy/Regulations/Zoning Code Amendments
Rezoning Case Files
Variances
Use Permits
code Enforcement
Home Occupation Permits
Zoning conformance Review
460 - REDEVELOPMENT - 10 Administration
- 20 Policy/Regulations
- 30 Redevelopment Agency
470 - ECONOMIC DEVELOPMENT - 10 Administration
- 20 Policy/Regulations/Procedures
- 30 Grant Applications/Reports
- 40 Master Plans
- 50 special Programs (Business Task Force)
- 60 Business Closings
480 - COMMUNITY DEVELOPMENT BLOCK GRANT (CDBG) PGM - 10 Administration
- 20 Policy/Regulations/Procedures
- 30 Applications/Program Reports
Rev 10/95
500
CITY OF DUBLIN
FUNCTIONAL FILING SYSTEM GUIDE
500 - HEALTH, SAFETY & WELFARE
- ANIMAL CONTROL
- 10 Administration
- 2O
- 30
- 40
- 50
- 60
- 70
- 80
Regulations/Fees
Contract Services
Code Enforcement
Disease Prevention
licenses/Permits
Reports/Statistics
Shelter
510 - CONSUMER AFFAIRS - 10 Administration
'- 20 Complaints/Investigations
- 30 Regulatory/Advisory Groups
515 - EDUCATION - 10 Administration
- 20 School District
- 30 Public Schools
- 40 Private Schools
- 50 Colleges/Universities
- 60 Special Education Programs
520 -
-10
- 20
- 30
- 40
- 50
- 60
~ 70
EMERGENCY SERVICES
Administration
Communications (911)
Disaster Preparedness Plan~Planning
Assistance Programs (Homeless)
Mutual Aid Programs
Advisory Groups
Emergency Medical Services
530- ENVIRONMENTAL PROTECTION
- 10 Administration
- 20 City Beautification/Property Maintenance
- 30 Bay/Estuaries/Delta
- 35 Noise Pollution
- 40 Open Space
- 50 Air Quality
- 60 Ridgeline Protection
~ 70 Agricultural Preserves
Rev 10/95
1-580 INTERCHANGE FEE FOR
EASTERN DUBLIN GENERAL PLAN AREA
Low Density Residential (0 to 6 units per acre)
Medium Density Residential (over 6 to 14 units per acre)
Medium High Density Residential (over 14 to 25 units per acre)
High Density Residential (over 25 units per acre)
Development Other Than Residential:
$214.60 per unit
$214.60 per unit
$150.22 per unit
$128.76 per unit
$21.461trip
(Based on the following table)
LAND USE
(Non -Residential)
HOTEL/MOTEL OR OTHER LODGING:
OFFICE:
Standard Commercial Office
Medical/Dental
RECREATION:
ESTIMATED WEEKDAY VEHICLE
TRIP GENERATION RATE*
(WITH PASS-BYS)
10/room
20/1,000 sf
34/1,000 sf
Recreation Community Center 26/1,000 sf
Health Club 40/1,000 sf
Bowling Center 33/1,000 sf
Golf Course 8/acre
Tennis Courts 33/court
Theaters
Movie 220/screen
Live 0.2/seat
Video Arcade 96/1,000 sf
EDUCATION (Private Schools):
HOSPITAL:
1.5/student
General 12/bed
Convalescent/Nursing 3/bed
Clinic 24/1,000 sf
CHURCH: 9/1,000 sf
INDUSTRIAL:
Industrial (with retail)
Industrial (without retail)
16/1,000 sf
8/1,000 sf
* Source of information for Trip Generation Rates: Based on Institute of Transportation Engineers
and San Diego Assoc. Government Trip Generation Rates. These trip generation rates are based
on averages. Retail commercial has been given a 35% pass-by reduction.
Page I of 2
EXHIBIT "C" OF RESOLUTION
TRIP GENERATION RAT:ES
LAND USE
(Non-Residential)
RESTAURANT:
Quality (leisure)
Sit-down, high turnover (usually chain Other than fast food)
Fast Food (with or without drive through)
Bar/Tavern
AUTOMOBILE:
Car Wash
Automatic
Self-Serve
Gas Station with or without food mart
Tire Store/Oil Change Store
Auto Sales/P&rts Store
Auto Repair Center
Truck Terminal
FINANCIAL:
Bank (Walk-In Only)
Savings and Loan (Walk-In Only)
Drive-Through/ATM (Add to Bank or Savings & Loan)
COMMERCIAL/RETAIL:
Super Regional Shopping Center
(More than 600,000 SF; usually
more than 60 acres, with
usuaIly 3+ major stores)
Regional Shopping Center
(300,000 - 600,000 SF; usually
30 - 60 acres, w/usually 2+ major stores)
Community or Neighborhood Shopping Center
(Less than 300,000 sf; less than 30 acres
w/usually I major store or grocery store
and detached restaurant and/or drug store)
Commercial Shops
Retail/Strip Commercial
Commercial with unknown tenant
Supermarket
Convenience Market
Discount Store
Lumber Store/Building Materials
Garden Nursery
Cemetery
Page 2 of 2
g:Vorms~trfees, xls
ESTIMATED WEEKDAY VEHICLE
TRIP GENERATION RATE
(WITH PASS-BYS)
63/1,000 sf
133/1,000 sf
511/1,000 sf
100/1,000 sf
585/site
70/wash stall
97/pump
28/service bay
(no pass-bys) 48/1,000 sf
(no pass-bys) 20/1,000 sf
(no pass-bys) 80/acre
91/1,000 sf
40/1,000 sf
65/lane or machine
22/1,000 sf
33/1,000 sf
46/1,000 sf
26/1,000 sf
33/1,000 sf
98/1,000 sf
325/1,000 sf
46/1,000 sf
20/1,000 sf
23/1,000 sf
(no pass-bys) 4/acre
EXHIBIT "C" OF RESOLUTION
TRIP GENERATION RATES