HomeMy WebLinkAbout2016-35 Transportation SDCs Repealing 1999-42
RESOLUTION NO. 2016- 33
A RESOLUTION ADOPTING NEW TRANSPORTATION SYSTEMS
DEVELOPMENT CHARGES, PURSUANT TO SECTION 4.20 OF THE
ASHLAND MUNICIPAL CODE, AND REPEALING RESOLUTION
1999-42.
RECITALS:
A. The current Transportation System Development Charge was approved on July 6, 1999.
B. The City adopted a new Transportation Systems Plan March 19, 2013 through ordinance that
amends the comprehensive plan. The plan updates the previous master plan with new
forecasts of trip generation, capital improvements, and updated construction costs.
THE CITY OF ASHLAND RESOLVES AS FOLLOWS:
SECTION 1. The Transportation System Development Charges project list marked as Exhibit B,
is adopted effective immediately.
SECTION 2. The existing System Development Charges and project list for
Transportation adopted by Resolution 1992-42 is repealed, effective July 1, 2017.
SECTION 3. The Transportation System Development Charges Methodology and Fee Schedule
marked as Exhibits A and B, are adopted effective July 1, 2017.
This resolution was duly PASSED and ADOPTED this a o day of
2016, and takes effect upon signing by the Mayor.
Barbara Christensen, City Recorder
SIGNED and APPROVED this ad day of 2016.
j n Stromberg, Mayor
Reviewed as to form:
David H. Lohman, City Attorney
Resolution No. 2016- Page 1 of 3
EXHIBIT A
$ /PM
Peak-hour
ITE PM Peak- trip
Land Use hour trips
ITE Land Use Code Unit(*) per unit $2,112
RESIDENTIAL
Single Family Multi-Family 210 Dwelling Unit 1.02 $2,154.35
Multi-Family 220 Dwelling Unit 0.67 $1,415.11
Residential Condominium 230 Dwelling Unit 0.52 $1,098.30
Manufactured 240 Dwelling Unit 0.60 $1,267.27
Recreational Home/Condo 260 Dwelling Unit 0.31 $654.75
INSTITUTIONAL
Truck Terminals 30 1,000 sf GFA 0.83 $1,753.05
Park 411 Acres 4.50 $9,504.50
City Acres 4.50 $9,504.50
Neighborhood Acres 4.50 $9,504.50
Amusement Acres 4.50 $9,504.50
Golf Course 430 Holes 3.56 $7,519.11
Movie Theatre 443 Seats 0.32 $675.88
Racquet Club 492 1,000 sf GFA 0.84 $1,774.17
Military Base 501 Employee 0.30 $633.63
Elementary School 520 Student 0.28 $591.39
Junior High School Student 0.30 $633.63
High School 530 Student 0.29 $612.51
Junior/Community College 540 Student 0.12 $253.45
Church 560 1,000 sf GFA 0.94 $1,985.38
Day Care Center/Preschool 565 Student 0.84 $1,774.17
Library 590 1,000 sf GFA 7.20 $15,207.19
Hospital 610 1,000 sf GFA 1.16 $2,450.05
Nursing Home 620 Occupied Bed 0.37 $781.48
BUSINESS & COMMERCIAL
Hotel/Motel 310 Occupied Room 0.74 $1,562.96
Building Materials/Lumber 812 1,000 sf GFA 5.56 $11,743.33
Specialty Retail Center 814 1,000 sf GFA 5.02 $10,602.79
Discount Stores 815 1,000 sf GFA 5.57 $11,764.45
Hardware/Paint Stores 816 1,000 sf GFA 4.74 $10,011.40
Nursery-Retail 817 1,000 sf GFA 9.04 $19,093.47
Shopping Center 820
(under 50,000 sf GFA) 820 1,000 sf GFA 3.90 $8,237.23
(50,000 - 99,999 sf GFA) 820 1,000 sf GFA 3.90 $8,237.23
(100,000 - 199,999 sf GFA) 820 1,000 sf GFA 3.90 $8,237.23
(200, 000 - 299,999 sf GFA) 820 1,000 sf GFA 3.90 $8,237.23
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Development Charges_Atch 4.dOCXG:\iegai\PAUL\FORMS\resoiution form.wpd
$ /PM
Peak-hour
ITE PM Peak- trip
Land Use hour trips
ITE Land Use Code Unit(*) per unit $2,112
(300,000 - 399,999 sf GFA) 820 1,000 sf GFA 3.90 $8,237.23
(400,000 - 499,999 sf GFA) 820 1,000 sf GFA 3.90 $8,237.23
(500,000 - 599,999 sf GFA) 820 1,000 sf GFA 3.90 $8,237.23
High Turnover Sit-Down Restaurant 832 1,000 sf GFA 18.49 $39,052.91
Fast Food Restaurant 833 1,000 sf GFA 47.30 $99,902.80
New Car Sales 841 1,000 sf GFA 2.80 $5,913.91
Service Station 844 Gasoline Pump 15.65 $33,054.52
Supermarket 850 Employee 8.37 $17,678.36
Convenience Market 851 1,000 sf GFA 36.22 $76,500.62
Convenience Market w/ Gas Pump 853 Gasoline Pump 19.98 $42,199.96
Apparel Store 870 1,000 sf GFA 4.20 $8,870.86
Furniture Store 890 1,000 sf GFA 0.53 $1,119.42
Bank/Savings: Walk-in 911 1,000 sf GFA NA
Bank/Savings: Drive-in 912 1,000 sf GFA 26.69 $56,372.22
OFFICE
Clinic 630 1,000 sf GFA NA
General Office
(Under 100,000 sf GFA) 710 1,000 sf GFA 1.49 $3,147.04
(100,000-199,999 sf GFA) 710 1,000 sf GFA 1.49 $3,147.04
(200,000 sf GFA and over) 710 1,000 sf GFA 1.49 $3,147.04
Medical Office Building 720 1,000 sf GFA 4.27 $9,018.71
Government Office Bldg. 730 1,000 sf GFA 1.49 $3,147.04
State Motor Vehicles Dept 731 1,000 sf GFA 19.93 $42,094.35
U.S. Post Office 732 1,000 sf GFA 14.67 $30,984.65
Research Center 760 1,000 sf GFA 1.07 $2,259.96
Business Park 770 1,000 sf GFA 1.26 $2,661.26
INDUSTRIAL
General Light Industrial 110 1,000 sf GFA 1.08 $2,281.08
General Heavy Industrial 120 1,000 sf GFA 0.68 $1,436.23
Industrial Park 130 1,000 sf GFA 0.84 $1,774.17
Manufacturing 140 1,000 sf GFA 0.75 $1,584.08
Warehouse 150 1,000 sf GFA 0.45 $950.45
Mini-Warehouse 151 1,000 sf GFA 0.22 $464.66
Utilities 170 Employees NA
Wholesale 860 1,000 sf GFA 0.52 $1,098.30
Source: City of Ashland, Transportation System Development Charge Update, [Economic & Financial
Analysis, July 2016] Table 8.
3- 12.6.16 Public Hearing - Resolutions for New Water, Wastewater and Transportation System
Development Charges_Atch 4.dOCXG:\legal\PAUL\FORMS\resolution form.wpd
EXHIBIT B
City of Ashland, Oregon
TRANSPORTATION:
SYSTEM DEVELOPMENT CHARGE UPDATE
Prepared by:
ECONOMIC & FINANCIAL ANALYSIS
Vancouver, WA
July 2016
r ECONOMIC & FINANCIAL ANALYSIS
City of Ashland, Transportation System Development Charge July 2016
CONTENTS
INTRODUCTION 3
SUMMARY 3
CURRENT TRANSPORTATION SDC 5
FORECAST NUMBER OF PM PEAK-HOUR TRIPS 6
ALLOCATION OF CIP LIST TO DEVELOPMENT 11
IMPROVEMENT FEE 13
APPENDIX TABLES 25
TABLES & FIGURES
Table 1 Population and Employment Growth ........................................................................................6
Table 2 Calculation of Residential and Employment Growth 6
Table 3 Calculation of PM Peak-Hour Trips 7
Table 4 Comparison of Average Weekday Trip and PM Peak-Hour Trips for Selected Land Uses 8
Table 5 Summary of TSP Projects I l
Table 6 Cost Allocation to the SDC Improvement Fee 12
Table 7 Transportation Capital Improvements Plan, 2013 Dollars 14
Table 8 Comparison of the Current and Updated SDCs for Selected Land Uses 21
ECONOMIC & FINANCIAL ANALYSIS Page 2
City of Ashland, Transportation System Development Charge July 2016
INTRODUCTION
The City of Ashland retained Economic & Financial Analysis (EFA) to update the City's Transportation
system development charge based on the Transportation System Plan (TSP) developed by Kittelson &
Associates and adopted by the City in 2011.
This introduction is followed by a summary of the recommended changes to the Transportation SDC, a
summary of the current SDC, and three sections that formulate the Transportation SDC update. The
Appendix contains a listing of the ITE Trip Generation Manual for land uses for which ITE reports the PM
Peak-Hour number of trips. We use the PM Peak-hour number of trips to both create the Transportation
SDC and to assess the it for specific types of development.
SUMMARY
The current TSDC was developed in 1997 and last updated in 1999. The updated Transportation SDC is
based on a new list of capital improvements, a new forecast of population and employment growth, and the
measures of trip generation have been updated from the 5"' edition of the Trip Generation Manual to the
most currently available 9" edition. Two other key differences are made. First, the current SDC is based
on measures of average daily trips (ADT) by land use while the updated TSDC is based on PM peak-hour
trips by land use. Second, the current TSDC is applied to a select number of land uses with high-volume
trip generation (e.g., fast-food, service stations) that effectively discounts the TSDC charged to them. This
update eliminates these discounts which will have a significant impact on the TSDC for these select land
uses.
The TSDC increases from $214 per ADT to $2,112 per PM peak-hour trip, a 887% increase. These TSDC
rates are applied based on the number of trips by a specific land use. A single family residence produces
9.55 ADTs but only 1.02 PM peak-hour trips per day which results in a current TSDC of $2,043 ($214 x
9.55 ADT) and an updated TSDC of $2,154 ($2,112 x 1.02 PM peak-hour trips), a 5% increase. For high-
volume land uses such as service stations, the TSDC will increase from $1,164 per pump to $33,054, a
1910% increase. Table 8 below compares the current and updated TSDC for a wide range of land uses.
Discussions with the Systems Development Charge Review Committee and the Transportation Advisory
Committee, recommended the final Transportation SDC should be $2,112 per PM peak-hour trip with the
changes noted above. The Transportation SDC is an improvement fee only. The current transportation
system lacks sufficient excess capacity to develop a reimbursement fee. The Committee recommended the
following changes to the original list and growth allocations by capital projects:
• Projects R41 (Ashland Street at Tolman Creek Road Streetscape) and R44 (Tolman Creek Road at
Mistletoe Road Streetscape) are essentially one continuous project and should be allocated 50% to
growth based on testimony from the City's Planning Director. The allocation reduces R41 from
100% to 50% and R41 was increased from 0% to 50%. These projects amount to $250.68 of the
total $2,112 per trip SDC.
• All of the railroad crossing projects (X 1 at 4"' Street, X2 at Washington Street, and X3 at Normal
Avenue) should be allocated 100% to growth. The committee concluded that these projects are
ECONOMIC & FINANCIAL ANALYSIS Page 3
City of Ashland, Transportation System Development Charge July 2016
essential to improving access on both sides of the railroad rights of way. Together these projects
amount to $283.62 of the total $2,112 per trip SDC.
ECONOMIC & FINANCIAL ANALYSIS Page 4
City of Ashland, Transportation System Development Charge July 2016
CURRENT TRANSPORTATION SDC
The Current Transportation System Development Charge was adopted in 1997 and updated in 1999,
seventeen years ago. The Current SDC has several weaknesses mostly due to its age in a changing
environment. These include:
• Update of the capital improvements list and their costs
• Changes in travel patterns
• The primary source of trips per type of development is from the 51' edition of the Trip
Generation Manual (Institute of Transportation Engineers, 1991), the "Manual"; the 9"'
edition was released in 2012. The current SDC also uses some unpublished estimates of
travel for certain land uses that have since been updated in later editions of the Manual.
• In the current SDC several assumptions were made and categories of trips by land use were
consolidated into a "short" list of possible land uses and their travel patterns. Later editions
of the Manual provide a broader range of trip generation by land use.
• Also, the current SDC is based on average daily trips as was the original transportation
master plan the SDC used as a source. The current transportation master plan is designed
around PM peak-hour trip rates that more accurately determines the need for capital
improvements.
In the following analysis and update, EFA bases this update to the transportation SDC on the current
Ashland Transportation System Platt (2012 Kittelson & Associates, Inc.), the most recent Trip Generation
Manteal (Institute of Transportation Engineers, 9`h Edition), 2012 land use and population data and forecasts,
and recommendations by the Ashland Systems Development Charges Review Committee and the Ashland
Transportation Advisory Committee.
The next three sections of this report develop the transportation SDC update:
• Forecast Number of PM Peak-Hour Trips is used to calculate the capital cost per trip of planned
capital improvements
• Allocation of CIP List of Development contains the current list of capital improvements and the
proportion that will benefit future developments
• Improvement Fee is the calculation of the updated transportation SDC
The current and proposed changes to the Transportation SDC does not include a reimbursement fee. The
transportation network does not have sufficient excess capacity to meet the requirements for calculating a
reimbursement fee which is based on the value of excess capacity. The current and proposed update the
Transportation SDC is an improvement fee only which is based on increases in capacity.
ECONOMIC & FINANCIAL ANALYSIS Page S
1~
City of Ashland, Transportation System Development Charge July 2016
FORECAST NUMBER F PM PEAK-HOUR TRIPS
Ashland's TSP contains the following population and employment forecasts to determine the need for
capital improvements. The expected growth reflects an aging population with fewer people in the
workforce resulting in an increasing population/employment ratio. The planned improvements will
accommodate this level of growth in population and employment.
Table 1 Population and Employment Growth
2009 2034 Growth
Population 21,505 25,464 3,959
0
% Growth 18.4%
% Growth/Year 0.68%
Employment 13,284 15,496 2,212
% Growth 16.7%
% Groxvth/Year 0.62%
Population/Employment 1.62 1.64
Source: Ibid., pp 60, 61.
To determine the numbers of trips now and in the future, we use trip generation data, jobs by type, and the
current (2009) and forecast (2034) population and employment shown in Tables 2 and 3.
Table 2 Calculation of Residential and Employment Growth
2009 2034 Growth
Households by Building Type^
Single Family 9,271 10,535 1,264
Multiple Family 3,813 4,958 1,145
Total 13,084 15,493 2,409
Population 21,505 25,464 3,959
0
% Growth 18.4%
% Growth/Year 0.68%
Persons/Household 1.64 1.64 1.64
Employment* 13,284 17,220 3,936
0
% Growth 29.6 a
% Growth/Year 1.04%
Population/Employment 1.62 1.48 1.01
AAshland's utility billing system shows 9,271 single family residences and 3,813 multiple family residences and we assume the
SF/MF split will remain constant through 2034.
*Employment growth derived from the TSP, page 59.
ECONOMIC & FINANCIAL ANALYSIS Page 6
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City of Ashland, Transportation System Development Charge July 2016
i
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I
The ITE Trip Generation Manual (9' ed.) shows single-family residences produce 1.02 PM Peak-Hour
trips and multiple family residences produce 0.67 PM Peak-Hour trips. Employees average 2 PM Peak-
Hour Trips per employee.' The Appendix contains the Trip Generation Manual detailed list of the PM
Peak-Hour trip rates for various uses.
Table 3 Calculation of PM Peak-Hour Trips
2009 2034 Growth
PM Peak-Hour Trips
Residential
Single Family-1.02 trips 9,456 10,746 1,290
Multiple Family-0.68 trips 2,555 3,322 767
Total Residential PM P-H Trips 12,011 14,068 2,057
Employment 13,284 17,220 3,936
PM P-H Trips/Employee 2.00 2.00 2.00
Total PM P-H Trips 26,568 34,440 7,872
Total PM P-H Trips 38,579 48,508 9,929
Source: Compiled by EFA from City of Ashland Comprehensive Plan.
This update uses PMpeak-hour trips to both determine the aggregate number of these trips within the
boundaries of the TSP and to apply the transportation SDC to specific developments. The current SDC is
based on total average daily trips and is applied to specific developments based on total average daily
trips with adjustments for equivalent length new daily trips (ELNDT) for selected land uses.' Table 4
shows the schedule of the current SDC by broad categories of land uses. The list in Table 4 is a subset of
land uses in the appendix to this report. The appendix to this report should be used to apply this updated
SDC.
The PM Peak-hour trip rates were used to better reflect the demands placed on the roadways. The TSP is
based on peak-hour vehicle movements through intersections. The update also drops the use of ELNDT.
Since the current SDC was developed in 1999, the ITE Trip Generation Manual has been expanded to
more uses and several categories of uses have been updated or changed with newer data.
' EFA compiled employment data from the City's utility billing system and business licenses, and from the US Census
Bureau's survey of business. We matched trip generation data from the ITE manual with the employment by type of
business to calculate the average.
2 ITE defines the average weekday trip rate as the weighted weekday (Monday through Friday) average vehicle
trip generation rate during a 24-hour period." ITE defines the average PM Peak-Hour trip rates as the peak hour of
the generator between 4:00 p.m. and 6:00 p.m. [ITE, Trip Generation Manual Volume 1 User's Guide and Handbook,
91h ed., page7]. ITE defines trip length and linked trips as measures affecting traffic on streets adjacent to a particular
development. Only 22 of the more than 200 land uses in the ITE manual have been statistically measured for trip
length and pass-by trips, and for this reason and the poor correlation with trip rates, the ITE cautions analysts in the
use of these data [Ibid., page 33].
~1 ECONOMIC & FINANCIAL ANALYSIS Page 7
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City of Ashland, Transportation System Development Charge July 2016
ALLOCATION CAE CIP LIST TO DEVELOPMENT
Table 4 is a summary of capital improvements from the 2012 Transportation System Plan. A full list of the
projects is included at the cnd of this chapter. The projects are categorized as: General Policies & Studies,
Pedestrian, Bicycle, Transit, Intersection & Roadway, and Railroad Crossing. Each project is identified by
its priority. High priority projects are planned for implementation in the next five years; Medium priority
in the following ten years, and Low priority for some time after fifteen years. Development Driven projects
will be built only if and when private development occurs in the area to be served by these improvements.
Table 5 Summary of TSP Projects
Priority
(in years)
High Medium Low Development Total
Project Type 0-5 5-15 15-25 Driven Improvements
General Policies & Studies 100,000 30,000 0 0 130,000
Pedestrian 8,550,000 4,050,000 2,975,000 0 15,575,000
Bicycle 3,230,000 1,150,000 570,000 330,000 5,280,000
Transit 1,000,000 2,750,000 3,500,000 0 7,250,000
Intersection & Roadway 8,948,000 7,078,000 3,725,000 23,555,000 43,306,000
Improvements
Railroad Crossing 2,816,000 0 0 2,816,253 5,632,253
2012 CIP Totals $24,644,000 $15,058,000 $10,770,000 $26,701,253 $77,173,253
As part of the TSP process, the advisory committee recommended that only High, Medium, and
Development Driven projects be included in the calculation of the SDC and to exclude the Low priority
projects. As a result, Table 6 shows that $60.317 million of the $77.173 million of projects is considered
for the SDC improvement fee.
Each project in each category was evaluated for its benefit to growth. As a general rule, projects were
considered to provide about 18.4% of benefit to future development which is the expected population
growth through 2034. Some projects such as those in the Intersection & Roadway Improvements category
and projects in the Development Driven category are either new roadways or roadway improvements that
primarily service currently vacant areas of the City and primarily benefit future development.
The City's Transportation Commission recommended excluding $3.27 million of improvements from the
SDC calculations. Also, the City added an extension of East Main Street between Walker and Clay Streets.
These corrections and one addition are shown as Stfikeotats or bold in Table 7 below.
In sum, Table 6 shows only $20.971 million of the $77.173 million of project costs are allocated to growth,
which is the cost basis for the SDC improvement fee.
ECONOMIC & FINANCIAL ANALYSIS Page 11
City of Ashland, Transportation System Development Charge July 2016
Table 6 Cost Allocation to the SDC Improvement Fee
Total High, Medium % Benefit Allocation
Project Type Improvements Development Driven Growth to Growth
General Policies & Studies 130,000 130,000 18.5% 24,000
Pedestrian 15,575,000 11,200,000 18.4% 2,061,000
Bicycle 5,280,000 3,940,000 18.4% 725,000
Transit 7,2501000 3,750,000 18.4% 690,000
Intersection & Roadway Improvements 43,306,000 38,481,000 38.1% 14,655,000
Railroad Crossing 5,632,253 2,816,253 100.0% 2,816,000
2012 CIP Totals $77,173,253 $60,317,253 34.8% $20,971,000
ECONOMIC & FINANCIAL ANALYSIS Page 12
City of Ashland, Transportation System Development Charge July 2016
IMPROVEMENT FEE
The improvement fee is simply the allocation of cost to growth divided by the number of new PM Peak-
Hour trips, $20.971 million _ 9,929 PM Peak-Hour trips = S2,112/PM Peak-Hour trip. The transportation
SDC improvement fee for a new single-family house will be $2,154 ($2,112 x 1.02 PM Peak-hour
trips)-$110.65 (5%) more than the current $2,043.70.
Table 7 shows each project, its priority, and cost contribution the improvement fee system development
charge. Table 8 compares the current and updated SDC for a cross-section of land uses.
Table 8 shows that residential land uses are only modestly impacted by the updated SDC. The updated
SDC for commercial land uses increase more, particularly those that have high trip rates such as service
stations and fast food restaurants, and convenience markets. These large increases are due to two factors.
First the current SDC relies on total average daily trip rates which are generally greater than PM
peak-hour trip rates, but the SDC itself increased from $214/average daily tips to $2,112/PM
Peak-hour trips.
Second, the current SDC relies on equivalent length new daily trip (ELNDT) adjustments that
reduce the number of trips charged by a significant number. For example, Service Stations have
an ADT of 142.54 trips per gas pump; however, these are discounted by ELNDT to only 7.68
trips per day which results in an SDC of $1,644.14/pump. Had ELNDT not been applied the
current SDC would have been $30,503.56 per pump. The updated SDC uses 15.65 PM peak-
hour trips per gas pump at $2,154/PM peak-hour trip or $31,410.38/pump.
ECONOMIC & FINANCIAL ANALYSIS Page 13
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City of Ashland, Transportation System Development Charge July 2016
APPENDIX TABLES
ITE Trip Generation, 9th Edition PM Peak-Hour Trip Rates
Appendix Table PM Peak-hour Trips
ITE
Code Land Use Unit' Average Low High
30 Intermodal Truck Terminal 1,000 SF GFA 0.83
110 General Light Industrial 1,000 SF GFA 1.08 0.36 4.50
120 General Heavy Industrial 1,000 SF GFA 0.68 0.49 0.78
130 Industrial Park 1,000 SF GFA 0.84 0.13 2.95
140 Manufacturing 1,000 SF GFA 0.75 0.09 7.85
150 Warehousing 1,000 SF GFA 0.45 0.16 1.65
151 Mini-Warehouse 1,000 SF GFA 0.29 0.13 0.50
152 High-Cube Warehouse 1,000 SF GFA 0.16 0.07 0.27
160 Data Center* 1,000 SF GFA 0.14 0.08 0.19
170 Utilities 1,000 SF GFA
435 Multipurpose Recreational Facility 1,000 SF GFA 0.25
437 Bowling Alley 1,000 SF GFA
440 Adult Cabaret 1,000 SF GFA 38.67
443 Movie Theater - no Matinee 1,000 SF GFA 14.05
465 Ice Skating Rink 1,000 SF GFA
473 CasinoNideo Lottey Establishment 1,000 SF GFA
491 Racquet/Tennis Club 1,000 SF GFA 0.84 0.70 1.06
492 Health/Fitness Club 1,000 SF GFA 4.06 3.27 4.30
493 Athletic Club 1,000 SF GFA 5.84 3.85 6.36
495 Recreational Community Center 1,000 SF GFA 3.35 2.31 5.37
520 Elementary School 1,000 SF GFA 3.11 0.94 6.06
522 Middle School/Junior High School 1,000 SF GFA 2.52 0.68 10.88
530 High School 1,000 SF GFA 2.12 0.98 5.14
534 Private School (K-8) 1,000 SF GFA 6.53 4.17 9.00
536 Private School (K-12) 1,000 SF GFA
540 Junior/Community College 1,000 SF GFA 2.64 1.06 3.46
560 Church 1,000 SF GFA 0.94 0.38 4.04
561 Synagogue 1.000 SF GFA 1.69
562 Mosque* 1,000 SF GFA 11.02
565 Day Care Center 1,000 SF GFA 13.75 3.95 39.17
571 Prison 1,000 SF GFA 11.39
590 Library 1,000 SF GFA 7.20 4.00 11.75
610 Hospital 1,000 SF GFA 1.16 0.66 7.63
620 Nursing Home 1,000 SF GFA 1.01 0.58 1.20
630 Clinic 1,000 SF GFA
ECONOMIC & FINANCIAL ANALYSIS Page 2S
City of Ashland, Transportation System Development Charge July 2016
Appendix Table PM Peak-hour Trips
ITE
Code Land Use Unit' Average Low High
640 Animal Hospital/Veterinary Clinic 1,000 SF GFA
71.0 General. Office Building 1,000 SF GFA 1.49 0.49 6.39
714 Corporate Headquarters Building 1,000 SF GFA 1.41 0.52 2.67
715 Single Tenant Office Building 1,000 SF GFA 1.74 0.79 5.14
720 Medical-Dental Office Building 1,000 SF GFA 4.27 2.21 7.60
730 Government Office Building 1,000 SF GFA 11.03
731 State Motor Vehicles Department 1,000 SF GFA 19.93 13.78 31.91
732 United States Post Office 1,000 SF GFA 14.67 3.46 82.89
733 Government Office Complex 1,000 SF GFA 3.59
750 Office Park 1,000 SF GFA 1.48 0.64 4.50
760 Research & Development Center 1,000 SF GFA 1.07 0.40 4.13
770 Business Park 1,000 SF'GFA 1.26 " 0.55 2.97
810 Tractor Supply Store* 1,000 SF GFA
811 Construction Equipment Rental Store* 1,000 SF GFA
812 Building Materials & Lumber Store 1,000 SF GFA 5.56 4.33 7.18
813 Free-Standing Discount Superstore 11000 SF GFA 4.40 2.05 7.40
814 Variety Store* 1,000 SF GFA 6.99 3.52 13.94
815 Free-Standing Discount Store 1,000 SF GFA 5.57 3.17 9.44
816 Hardware/Paint Store 1,000 SF GFA 4.74 3.98 8.27
817 Nursery (Garden Center) 1,000 SF GFA 9.04 2.46 30.25-
818 Nursery (Wholesale) 1,000 SF GFA 5.00 1.05 29.00
823 ' Factory Outlet,Center 1,000 SF GFA 1.94 1.57 3.20
841 Automobile Sales 1,000 SF GFA 2.80 0.89 5.41
842 Recreational Vehicle Sales* 1,000 SF GFA
843 Automobile Parts Sales 1,000 SF GFA 6.44 4.33 7.60
848 Tire Store 1,000 SF GFA 3.26 1.62 8.14
849 Tire Superstore 1,000 SF GFA 2.58 1.63 3.41
850 Supermarket 1,000, SF GFA 8.37 4.55 18.62
851 Convenience Mart, 24 hour 1,000 SF GFA 53.42 20.83 79.00
852 Convenience Mart, 15-16 hour 1,000 SF GFA 36.22 15.83 56.67
853 Convenience Mart + Gas Pumps 1,000 SF GFA 62.57 19.54 292.89
854 Discount Supermarket 1,000 SF GFA 8.13 5.67 10.85
857 Discount Club 1,000 SF GFA 4.63 2.42 9.67
860 Wholesale Market 1,000 SF GFA 0.52
861 Sporting Goods Superstore 1,000 SF GFA
862 Home Improvement Superstore 1,000 SF GFA 3.17 1.96 5.89
863 Electronics Superstore 1,000 SF GFA 4.50 3.45 5.78
864 Toy/Children's Superstore 15000 SF GFA
865 Baby Superstore 1,000 SF GFA
866 Pet Supply Superstore 1,000"SF'GFA 2.19
867 Office Supply Superstore 1,000 SF GFA
868 Book Superstore 1,000 SF GFA 10.66
869 Discount Home Furnishing Superstore 1,000 SF GFA
ECONOMIC & FINANCIAL ANALYSIS Page 26
i
City of Ashland, Transportation System Development Charge July 2016
i
Appendix Table PM Peak-hour Trips
ITE
Code Land Use Unit I Average Low High
872_ Bed & 'Linen Superstore 1,000 SF GFA
875 Department Store 1,000 SF GFA 2.81 1.68 4.70 j
1,000 SF GFA 4.20 1.78 6.80
876 Apparel Store `
879 Arts & Crafts Store 1,000 SF GFA 6.85
880 Pharmacy/Drugstore 1,000 SF GFA 11.07 7.47 24.00
881 Pharmacy/Drugstore + Drive-Thru 1,000 SF GFA 9.72 6.50 13.48
890'' Furniture Store 1,000 SF GFA 0.53 0.09 1.70
896 DVD/Video Rental Store 1,000 SF GFA 31.54
897' Medical Equipment Store* 1,000 SF GFA 1.24
911 Walk-in Bank 1,000 SF GFA
912 Drive-in Bank 1,000 SF GFA 26.69 7.14 68.50
918 Hair Salon^ 1,000 SF GFA 1.93
920 COPY, Print & Express Ship Store; 1,000 SF GFA 12.27
925 Drinking Place 1,000 SF GFA 15.49 3.73 29.98
931 Quality Restaurant 15000 SF GFA 9.02 3.24 15-.89
932 High-Turnover Sit-Down Restaurant 1,000 SF GFA 18.49 5.60 69.20
933 Fast Food Restaurant 1,000 SF GFA 52.40 29.05 112.00
934 Fast-Food Restaurant + Drive-Thru 1,000 SF GFA 47.30 13.33 158.46
935 Fast-Food Restaurant + Drive-Thru (no indoor seating) 1,000 SF GFA
936 Coffee/Donut Shop 1,000 SF GFA 25.81 18.19 39.10
937 Coffee/Donut Shop + Drive-Thru 1,000 SF GFA 36.16 2.08 60.50
938 Coffee/Donut Shop + Drive-Thru (no indoor seating) 1,000 SF GFA 96.00 50.00 150.00
939 Bread/Donut/Bagel Shop^ 1,000 SF GFA
940 Bread/Donut/Bagel Shop + Drive-Thru 1,000 SF GFA
943 Automobile Parts & Service Center 1,000 SF GFA
945 Gasoline/Service Station + Convenience Mart 1,000 SF GFA 97.14 27.86 451.28
948 Automated Car Wash 1,000 5F GFA
950 Truck Stop* 1,000 SF GFA
820 Shopping Center 1,000 SF GLA
826 Specialty Retail Center (formerly Code 814) 1,000 SF GLA 5.02 4.59 6.18
942 Automobile Care Center 1,000 SF GLA (occupied) 3.51 2.75 7.14
151 Mini-Warehouse 1,000 SF Net Rentable Area 0.22 0.14 0.33
10 Waterport/Marine Terminal Acre
30 Intermodal Truck Terminal Acre 7.24 6.27 8.37
90 Park &`Ride Lot + Bus Service Acre
110 General Light Industrial Acre 8.77 1.32 31.25
120 General Heavy Industrial Acre 4.22 116 10.67
130 Industrial Park Acre 8.39 2.07 59.38
140 Manufacturing Acre 9.21 0.62 148.00
150 Warehousing Acre 8.77 3.80 30.80
151 Mini-Warehouse Acre 3.89 1.29 ; 6.94
210 Single-Family Detached Housing Acre 2.73 0.36 10.39
240 Mobile Home Park Acre 4.61 1.24 10.00
)t■r ECONOMIC & FINANCIAL ANALYSIS Page 27
City of Ashland, Transportation System Development Charge July 2016
Appendix Table PM Peak-hour Trips
ITE
Code Land Use Unit' Average Low High
260 Recreational Homes Acre 0.14 0.08 1.33
270 Residential Planned Unit Development Acre 4.13 3.44 4.93
411 City Park Acre 4.50
412 County Park Acre 0.59 0.08 5.30
413 State Park Acre
415 Beach Park Acre 0.60 0.23 1.35
417 Regional Park Acre 0.26 0.11 1.33
418 National Monument Acre 0,51
420 Marina Acre
430 Golf Course Acre 0.39 0.30 0.63
435 Multipurpose Recreational Facility Acre 11.54
452 Horse Racetrack Acre 0.22-
460 Arena Acre
481 Zoo Acre
490 Tennis Courts Acre 1.79
566, Cemetery. Acre 1.64
750 Office Park Acre 28.28 15.25 88.40
760 Research & Development Center - Acre` 15.44 2.42 284.62
770 Business Park Acre 16.84 2.31 32.54
811 Construction Equipment Rental Store* Acre
816 Hardware/Paint Store Acre 55.64 45.71 101.11
817 Nursery (Garden Center) Acre 10.49 2.40 41.67
818 Nursery (Wholesale) Acre 0.53 0.16 2.50
860 Wholesale Market Acre 9.94
480 Amusement Park Acres 4.11
452 Horse Racetrack Attendee 0.22
453 Automobile Racetrack Attendee
454 Dog Racetrack Attendee 0.41
21 Commercial Airport Avg Flights / Day 6.96 5.12 7.82
22 General Aviation Airport Avg Flights / Day 0.30 0.17 0.33
22 General Aviation Airport Based Aircraft 0.52 0.31 0.67
254 Assisted Living Bed 0:35 0.16 0.87
610 Hospital Bed 1.60 0.80 5.74
620 Nursing Home Bed 0.37 0.21 0.51
420 Marina Berth 0.21 07 18 0.30
433 Batting Cages ' Cage
21 Commercial Airport Commercial Flights / Day 8.20 6.93 8.83
490 Tennis Courts Court 3.67
491 Racquet/Tennis Club Court 4.38 1.73 7.21
912 Drive-in Bank ` Drive-In Lane 29.05 8.50 68.50
210 Single-Family Detached Housing Dwelling Unit 1.02 0.42 2.98
220 Apartment Dwelling Unit 0.67 0.10 1.64
222 High-Rise Apartment Dwelling Unit 0.40 0.30 0.59
ECONOMIC & FINANCIAL ANALYSIS Page 28
City of Ashland, Transportation System Development Charge July 2016
Appendix Table PM Peak-hour Trips
ITE
Code Land Use Unit' Average Low High
223 Mid-Rise Apartment Dwelling Unit 0.44 0.19 0;60
224 Rental Townhouse Dwelling Unit 0.73
230 Condo/Townhouse Dwelling Unit 0.52 0.18 1.24
231 Low-Rise Residential Condo/Townhouse Dwelling Unit 0.64 0.46 0.79
232 High-Rise Residential Condo/Townhouse Dwelling Unit 0.38 0.33 0.50
251 Senior Adult Housing - Detached Dwelling Unit 0.34 0.20 1.01
252 Senior Adult Housing- Attached Dwelling Unit 0.35 0.24 0.53
253 Congregate Care Facility Dwelling Unit 0.20 0.16 0.21
260 Recreational Homes Dwelling Unit 0.31 0.25 - 1.33
265 Timeshare Dwelling Unit
270 Residential Planned Unit Development Dwelling Unit 032 0.59 1.1-7
21 Commercial Airport Employee 1.00 0.90 1.60
22 General Aviation Airport Employee 1.46 0.99 2.27
30 Intermodal Truck Terminal Employee 164.00 0.62 035
110' General Light Industrial Employee0.51 0.36 1.18
120 General Heavy Industrial Employee 0.40 0.22 1.10
130' Industrial Park - Employee 0.45 0.26 1:36
140 Manufacturing Employee 0.40 0.24 1.11
150 Warehousing Employee 0.58 0.37 2.22
152 High-Cube Warehouse Employee 0.35
170 Utilities Employee
254 Assisted Living Employee 0.55 0.30 1.09
310 Hotel Employee 0;90 0.51 1.96
312 Business Hotel Employee 7.60 6.58 9.50
320 Motel Employee 1.24 0.48 4.00
330 Resort Hotel Employee 0.31 0.20 0.82
417 ` Regional Park Employee 12.77 7.41 32.00
418 National Monument Employee 5.58
430 Golf Course Employee 2.08 1.92 2.56
432 Golf Driving Range Employee 6.71
443 Movie Theater - no Matinee' Employee 9.56
452 Horse Racetrack Employee
460 Arena Employee
480 Amusement Park Employee 0.52
481 Zoo Employee
490 Tennis Courts Employee 7.33
491 Racquet/Tennis Club Employee 3.40 1.65 8.00
493 Athletic Club Employee 8.33
495 Recreational Community. Center Employee 3.16
501 Military Base Employee 0.37 0.30 0.49
520Elementary School Employee` 3.41 1.03 6.68
522 Middle School/Junior High School Employee 2.97 1.23 4.61
530 High School Employee 3.23 1.13 6.98
i♦ ECONOMIC & FINANCIAL ANALYSIS Page 29
City of Ashland, Transportation System Development Charge July 2016
Appendix Table PM Peak-hour Trips
ITE
Code Land Use Unit' Average Low High
534 Private School (K-8) Employee 5.72 1.85 9.69
536 Private'School'(K-12) Employee 3.82 3.18 4.56
540 Junior/Community College Employee 1.49 0.83 3.29
550 University/College Employee 0.85 0.49 3.08
561 Synagogue Employee 3.27
565 Day Care Center Employee 5.12 1.13 14.00
566 Cemetery Employee 13.57
571 Prison Employee 0.68 0.50 1.88
580 Museum* Employee 0.58
590 Library _ Employee 6.78 3.13 12.73
591 Lodge/FraternalOrganization Employee 4.05
610 Hospital Employee 0.41 0.21 1.19
620 Nursing Home Employee 0.47 0.41 0.94
636 Clinic Employee 0.86 0.78 1.38
710 General Office Building Employee 0.46 0.16 3.12
714'= Corporate Headquarters Building Employee 0.38 0.20 1.00
715 Single Tenant Office Building Employee 0.51 0.29 1.14
720 Medical-Dental Office Building Employee 0.97' 0.58 2.06
730 Government Office Building Employee 1.91
731 State Motor Vehicles Department Employee 5.35 .3.24. 7.58
732 United States Post Office Employee 3.11 0.97 40.40
733 Government Office Complex Employee
750 Office Park Employee 0.39 0.31 0.51
760 Research & Development Center Employee 0.41 0.18 1.39
770 Business Park Employee 0.39 0.24 1.01
812 Building Materials & Lumber Store Employee 3.83 3.19 5.75
815 Free-Standing Discount Store Employee 3.52 2.24 6.93
816 Hardware/Paint;Store Employee 5.43 4.83 6.50
817 Nursery (Garden Center) Employee 2.55 1.03 7.43
818 Nursery (Wholesale) Employee 0.67 0.47 3.00
826 Specialty Retail Center (formerly Code 814) Employee
841 Automobile Sales Employee 0.96 0.48 1.93 -
848 Tire Store Employee
854 Discount Supermarket Employee 3.24 8.57 3.86
857 Discount Club Employee 3.36 2.41 4.98
860 Wholesale Market Employee 0.64
890 Furniture Store Employee 1.27 0.55 3.50
912 Drive-in Bank Employee 4.71 3.10 6.18
920 Copy, Print & Express Ship Store Employee 6.63
942 Automobile Care Center Employee 1.43
561 Synagogue Family Member 0.07
488 Soccer Complex Field 18.36 9.71 26.50
853 Convenience Mart + Gas Pumps Fueling Position 19.98 7.60 75.50
ECONOMIC & FINANCIAL ANALYSIS Page 30
City of Ashland, Transportation System Development Charge July 2016
Appendix Table PM Peak-hour Trips
ITE
Code Land Use Unit' Average Low High
944 Gasoline/Service Station Fueling Position 15.65 6.83 29.33
945 Gasoline/Service Station + Convenience Mart Fueling Position 13.57 4.25 57.80 {
946 Gasoline/Service Station + Convenience Mart + Car Wash Fueling Position 14.62 7.00 26.71
630 Clinic Full-time Doctor 4.43 4.40 4.44
430 Golf Course Hole 3.56 3.42 3:83
431 Miniature Golf Course Hole
437 Bowling Alley Lane 4.50
466 Snow Ski Area* Lift 32.50
493 Athletic Club Member 0.17
495 Recreational Community Center Member 0.02
591 Lodge/Fraternal -Organization Member 0.03
443 Movie Theater - no Matinee Movie Screen 37.83
444 Movie Theater + Matinee Movie Screen 37.83
445 Multiplex Movie Theater Movie Screen 25.84 13.33 69.45
254` Assisted Living Occupied Bed 0.37 0.28 0.53-
571 Prison Occupied Bed 1.22
416 Campground/RV Park Occupied Camp Site 0.41 0.38 0.57:
221 Low-Rise Apartment Occupied Dwelling Unit 0.62 0.38 1.23
233 Luxury Condo/Townhouse Occupied Dwelling Unit 0.65 0.60 0.72
240 Mobile Home Park Occupied Dwelling Unit 0.60 0.39 1.07
252 Senior Adult Housing - Attached Occupied Dwelling Unit 031 0.25 0.46-
253 Congregate Care Facility Occupied Dwelling Unit 0.21 0.21 0.21
265 Timeshare Occupied -Dwelling Unit
90 Park & Ride Lot + Bus Service Occupied Parking Space
93 Light Rail Transit Station + Parking Occupied Parking Space
310 Hotel Occupied Room 0.74 0.25 1.23
311 All -Suites Hotel Occupied Room 0.55 0.40 0.87
312 Business Hotel Occupied Room 0.57 0.41 0.75
320 Motel Occupied Room 0.69 0.29 1.33
330 Resort Hotel Occupied Room 0.59 0.36 1.06
151 Mini-Warehouse Occupied Storage Unit 0.02 ` 0.02 0.03
255 Continuing Care Retirement Community" Occupied Unit
90 Park & Ride Lot + Bus Service Parking Space
93 Light Rail Transit Station + Parking Parking Space
414 Water Slide Park Parking Space 0.28
210 Single-Family Detached Housing Person 0.27 0.12 0.68
220 Apartment : Persons 0.40 0.19 0.77
221 Low-Rise Apartment Persons 0.33 0.22 0.65
22.2 High-Rise Apartment Persons 0.20' 0.18 0.26
230 Condo/Townhouse Persons 0.24 0.15 0.57
240 Mobile Home Park Persons 0.27 0:14 0.47
411 City Park Picnic Site
413 State Park Picnic Site
3
ECONOMIC FINANCIAL ANALYSIS Page 31
a
1
i
3
City of Ashland, Transportation System Development Charge July 2016
Appendix Table PM Peak-hour Trips
ITE
Code Land Use Unit' Average Low High
417 Regional Park Picnic Site
310 Hotel - Room 0.61` 0.20 1.23
311 All Suites Hotel Room 0.40 0.32 0.47
320 Motel Room 0.56 "0.24 1.83
330 Resort Hotel Room 0.51 0.35 0.69
441 Live Theater Seat
443 Movie Theater - no Matinee Seat 0.32
445 Multiplex Movie Theater Seat 0.28
452 Horse Racetrack Seat 0.11
465 Ice Skating Rink Seat -
S60 Church Seat
931 Quality Restaurant Seat 0.30 0.18 0.44
932 High-Turnover Sit-Down Restaurant Seat 0.72 0.27 2.09
933 Fast-Food Restaurant Seat 6.59
934 Fast-Food Restaurant + Drive-Thru Seat 1.62 0.26 4.79
937 Coffee/Donut Shop + Drive-Thru Seat 0.90 0.31 1.88
848 Tire Store Service Bay 5.65 3.33 8.00
849 Tire Superstore Service Bay 3.87 2.38 6.17
941 Quick Lubrication Vehicle Shop Service Bay 4.60 3.25 6.00
151 Mini-Warehouse Storage Unit 0.03 0.02 0.05
520 Elementary School Student 0.28 0.09 0.50
522 Middle School/Junior High School Student 030 U.12 0.63
530 High School Student 0.29 0.10 0.74
534 Private School-(K-8) Student 0.60 0.42 0.75
536 Private School (K-12) Student 0.58 0.46 0.79
540 Junior/Community College Student 6.12 0.08 0.20
550 University/College Student 0.15 0.11 0.44
565 Day Care Center Student 0.84 0.29 1.72
432 Golf Driving Range Tee/Driving Position 1.65
30 Intermodal Truck Terminal Truck Berth' 0.57 i
255 Continuing Care Retirement Community unit 0.25 0.22 0.28 !
210 Single-Family Detached Housing Vehicle 0.67 0.24 1.37
220 Apartment Vehicle 0.61 0.32 1.19
230 Condo/Townhouse Vehicle - 0.31 0.17 0.66
240 Mobile Home Park Vehicle 0.37 0.28 0.75
501 Military Base Vehicle I
947 Self-Service Car Wash Wash Stall 8.00 j
3
3
s
i
I
{
i
ECONOMIC & FINANCIAL ANALYSIS Page 32
I
City of Ashland, Transportation System Development Charge July 2016
PM PEAK HOUR TRIPS
# TRIPS Standard
ITE Low High
Code Land Use Unit' Studies2 Av 3 4 5 Deviation6
21 Commercial Airport Employee 2 1.00 0.90 1.60
22 General Aviation Airport Employee 5 1.46 0.99 2.27 1.24
_
30 Intermodal Truck Terminal Employee 2 0 0.62 0;35 4.48
110 General Light Industrial Employee 21 0.51 0.36 1.18 0.75
120 General Heavy Industrial Employee 3 0.40 0.22 1.10 0.69
130 Industrial Park Employee 37 0.45 0.26 1.36 0.70
140 Manufacturing Employee " 51 0.40 0.24 1.11 0.65
150 Warehousing Employee 14 0.58 0.37 2.22 0.80
152 High-Cube Warehouse Employee -1 0.35
170 Utilities Employee
254 Assisted Living Employee' 17 0.55 0.30 1.09 0.76
310 Hotel Employee 13 0.90 0.51 1.96 1.03
312 Business Hotel Employee 3 7.60 6.58 9.50 2.99
320 Motel Employee 13 1.24 0.48 4.00 1.37
330 Resort Hotel Employee 4 0.31 0.20 0:82 0.58
417 Regional Park Employee 3 12.77 7.41 32.00 9.07
418 National` Monument Employee` 1 5:58
430 Golf Course Employee 3 2.08 1.92 2.56 1.45
432 Golf Driving Range Employee 1 6.71
443 Movie Theater - no Matinee Employee 1 9.56
452 Horse Racetrack Employee
460 Arena Employee
480 Amusement Park Employee 1 0.52
481 Zoo Employee
490 Tennis Courts Employee 1 7.33
491 Racquet/Tennis Club Employee 6 3.40 1.65 8.00 168 j
493 Athletic Club Employee 1 833
495 Recreational Community Center Employee 1 3.16 j
501 Military Base Employee 8 0.37 0.30 0.49 0.61
520 Elementary School Employee 33 3.41 1.03 6.68 2.24
522 Middle School/Junior High School Employee 18 2.97 1.23 4:61 2.04
530 High School Employee 53 3.23 1.13 6.98 2.08
-534. Private School (K-8) Employee ; ' 6 5,72 1.85 9.69 3.54
536 Private School (K-12) Employee 3 3.82 3.18 4.56 2.05
540 Junior/Community College Employee 4 1.49 0.83 3.29 1.36
550 University/College Employee 7 0.85 0.49 3.08 1.00
561 - Synagogue Employee 3.27
565 Day Care Center Employee 60 5.12 1.13 14.00 3.24
II
r ECONOMIC & FINANCIAL ANALYSIS Page 33
City of Ashland, Transportation System Development Charge July 2016
PM PEAK HOUR TRIPS
# TRIPS Standard
ITE Low High
Code Land Use Unit' Studies2 Av 3 4 5 Deviation6
566 Cemetery Employee 1 13.57
571 Prison Employee 2 0.68 0.50 1.88
580 Museum* Employee 1 0.58
590 Library Employee 10 6.78 3.13 12.73 3.82
591 Lodge/FraternalOrganization Employee 1 4.05
610 Hospital Employee 18 0.41 0.21 1.19 0.67
620 Nursing Home Employee ` 4 0.47 0.41 0,94 0.70
630 Clinic Employee 3 0.86 0.78 1.38 0.95
710 General Office Building Employee 173 0.46 0.16 3.12 0.70
714 Corporate Headquarters Building Employee 20 0.38 0.20 1.00 0.63
715 Single Tenant Office Building Employee 39 0.51 0.29 1.14 0.73-
720 Medical-Dental Office Building Employee 16 0.97 0.58 2.06 1.06
730 Government Office Building Employee 1 1.91
731 State Motor Vehicles Department Employee 8 5.35 3.24 7.58 2.55
732 United States Post Office Employee 11 3.11 0.97 40.40 4.70
733 Government Office Complex Employee
750 Office Park Employee 5 0.39 0.31 0:51 0.63
760 Research & Development Center Employee 29 0.41 0.18 1.39 0.66
770 Business Park Employee 13 0.39 0.24 1.01 0.64
812 Building Materials & Lumber Store Employee 4 3.83 3.19 5.75 2.11
815 Free-Standing Discount Store Employee 7 3.52 2.24 6.93 2.35
816 Hardware/Paint Store Employee 3 5.43 4.83 6.50 2.36
817 Nursery (Garden Center) Employee, 11 2.55 1.03 7.43 2.10
818 Nursery (Wholesale) Employee 8 0.67 0.47 3.00 0.91
Specialty Retail Center (formerly Code
826 814) Employee
841 Automobile Sales Employee 7 0.96 0.48 1.93 1.06
848 Tire Store Employee
854 Discount Supermarket Employee 4 3.24 2.57 3.86 1.87
857 Discount Club Employee 10 3.36 2.41 4.98 1.94
860 Wholesale Market Employee 1 0.64
890 Furniture Store Employee 8 1.27 0.55 3.50 1.32
912 Drive-in Bank Employee 2 4.71 3.10 6.18
920 Copy, Print & Express Ship 'Store Employee 1 6.63
942 Automobile Care Center Employee 1 1.43
ECONOMIC & FINANCIAL ANALYSIS Page 34