P&Z Hearing Date: April 18, 2002

Z-21-09-001 City of Greensboro Planning Department

Zoning Staff Report and Plan Amendment Evaluation ______________________________________________________________________

Zoning Commission Hearing Date: September 20, 2021 GENERAL INFORMATION APPLICANT

J. Seth Coker for LDS Guilford, LLC and Comet Greensboro, LLC

HEARING TYPE

Rezoning Request

REQUEST

PUD (Planned Unit Development) to PUD (Planned Unit Development)

CONDITIONS

1. Uses limited to: A. Up to 344 multi-family units B. Up to 80,000 square feet of office and/or retail

LOCATION 5201 Easter Lane, 600 Guilford College Road, 930, 940, and 950 Bridford Parkway

PARCEL ID NUMBER(S)

7834146308, 7834232909, 7834148662, 7834240476, 7834243246, and 7834243732

PUBLIC NOTIFICATION

The notification area for this public hearing was 600 feet (Chapter 30-4-1.4 of the Land Development Ordinance requires notification of the owner of that parcel of land and the owners of all parcels of land adjoining and contiguous to that parcel of land as shown on the County tax listing). 77 notices were mailed to those property owners in the mailing area.

TRACT SIZE 20.7 Acres

TOPOGRAPHY Generally flat

VEGETATION Sparsely Wooded

SITE DATA Existing Use Multi-family dwellings and undeveloped land

Adjacent Zoning Adjacent Land Uses

N HI (Heavy Industrial) and RM-12

(Residential Multifamily – 12)

Heavy equipment rental and multi-family dwellings

E CD-RM-18 (Residential Multifamily – 18) and R-3 (Single-family Residential – 3)

Undeveloped land and a single family dwelling

S LI (Light Industrial)

Office parks

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Zoning Commission Public Hearing Page 2 of 16 September 20, 2021

W HI (Heavy Industrial)

Chemical manufacturing

Zoning History Case # Date Request Summary

CD5071 09/28/2018 The subject property is currently zoned PUD (Planned Unit

Development). This property was rezoned from LI (Light Industrial) to PUD (Planned Unit Development) in September 28, 2018 with the following condition:

1. Use: The use shall be limited to a maximum of 280 Residential Dwelling Units and 100,000 square feet of Commercial/Office space.

ZONING DISTRICT STANDARDS District Summary *

*These regulations may not reflect all requirements for all situations; see the City of Greensboro Land Development Ordinance for all applicable regulations for site requirements for this zoning district.

SPECIAL INFORMATION Overlay District Ordinance/Historic Preservation The subject site is not located in an overlay zoning district. The subject site is not:

• Located in a City of Greensboro Historic District or Heritage Community • Designated as a Guilford County Landmark Property • Recognized as a State of North Carolina Historic Site • Listed in the National Register of Historic Places • Located in a National Register Historic District

Environmental/Soils Water Supply Watershed

Site drains to South Buffalo Creek – Non-Watersupply Watershed

Floodplains

N/A

Streams

Blueline stream is onsite. A 50ft stream buffer measured from top of bank on each side is required. No new BUA is allowed within the 50ft stream buffer. Refer to the LDO Chp.30-12-3.9 for stream buffer requirements.

Other: If the site disturbs >1 acre AND increases the BUA, the site must meet Phase 2 requirements – both Water Quality and Water Quantity must be addressed.

Zoning District Designation:

Existing ( PUD )

Requested (PUD)

Max. Density: Multi-family portion of development shall not exceed 280 units

Multi-family portion of development shall not exceed 344 units

Typical Uses: The use shall be limited to a maximum of 280 Residential Dwelling Units and

100,000 square feet of Commercial/Office space.

The use shall be limited to a maximum of 344 Residential Dwelling Units and

80,000 square feet of Commercial/Office space.

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All new BUA must be treated by a State approved water quality BMP/SCM and any existing BUA that would drain to the BMP/SCM to the maximum extent practicable. Site is within the PTI 5 statue mile radius. No BMP/SCM is permitted that holds a normal pool elevation unless documented by the engineer.

Utilities (Availability) Water and sewer are available on site and on Guilford College Road and S Swing Road. Private developer will need to extend water and sewer to City of Greensboro’s Water and Sewer Design Standards. Airport Overlay District & Noise Cone n/a

Landscaping & Tree Conservation Requirements Landscaping: The landscaping requirements of the PUD are established within the Unified Development Plan. The minimum requirements are those set out in Section 30-10 of the Land Development Ordinance, and those included in any zoning conditions. Street Yards: Street planting yards must be installed abutting public street rights-of-way. The required street planting yard must have a minimum width of 10 feet (as measured from the outside edge of the right-of-way or the back of the sidewalk, whichever is further from the street centerline) and include at least 2 canopy trees and 17 shrubs per 100 linear feet of required street planting yard, not including allowed driveways. Buffer Yards: Adjacent to Heavy Industrial uses: a Type B buffer yard with an average width of 25’, a minimum width of 20’, and a planting rate of 3 canopy trees, 5 understory trees, and 25 shrubs per 100 linear feet. Adjacent to Light Industrial uses: a Type C buffer yard, with an average width of 15’, a minimum width of 10’, and a planting rate of 2 canopy trees, 3 understory trees, and 17 shrubs per 100 linear feet. Adjacent to vacant land: a Vehicular Use Area buffer yard (see below). Parking Lots: When a parking lot or other vehicular use area abuts a vacant site or a site with the same land use classification as the subject site, a planting yard with a minimum width of 5 feet must be provided between the parking lot/vehicular use area and the abutting (interior) property line. This required planting area must be landscaped with at least 2 understory trees and 18 evergreen shrubs per 100 linear feet. Trees for required parking spaces: 1 canopy tree per 12 spaces, in islands or medians within the parking lot. Tree Conservation: For 20.7 acres, 10% of parcel size to be dedicated in critical root zone for Tree Conservation

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Transportation Street Classification: Guilford College Road – Major Thoroughfare.

Bridford Parkway – Minor Thoroughfare. Easter Lane – Private Drive.

Site Access:

All access(es) must be designed and constructed to the City of Greensboro standards.

Traffic Counts: Guilford College Road AADT= 18,000 (NCDOT, 2019).

Trip Generation: Trip Generation for Case Z-18-09-011: 24 Hour = 7,813, AM Peak Hour = 397, PM Peak Hour = 771.

Sidewalks: Sidewalks are a requirement of the Development Ordinance and shall be installed per the Streets Design Standards Manual. Sidewalk does currently exist along this property.

Transit in Vicinity: Yes, GTA route 9 (West Market Street) is adjacent to subject site along Guilford College Road.

Traffic Impact Study: (TIS)

Yes, required per TIS Ordinance. Site was subject of TIA conducted as part of zoning case Z-18-09-011. Please see the end of this staff report for the Executive Summary of the TIS.

Street Connectivity:

N/A.

Other: N/A. IMPACT/POLICY ANALYSIS Land Use Compatibility The proposed PUD (Planned Unit Development) zoning district, as conditioned, would allow land uses that are compatible with the general character of the area. GSO 2040 Comprehensive Plan Policies The GSO 2040 Future Land Use Map designates this location as Commercial. The proposed PUD (Planned Unit Development) zoning district, as conditioned, allows land uses that are consistent with those described in the Commercial future land use designation. The Future Built Form map designates this location as Urban General, and indicates that the subject site is partially (approximately the eastern 40%) located within an Urban Mixed Use Corridor.

GSO 2040 Written Policies Filling In Our Framework – How we arrange our land uses for where we live, work, attend

school, shop and enjoy our free time can create a more vibrant and livable Greensboro. Goal A – Greensboro is recognized and admired for its attractive, walkable and compact

mixed-use activity centers where people live, work and enjoy life. Strategy 1 – Encourage higher density, mixed-use, walkable infill development. Strategy 2 – Ensure mixed use projects both strengthen and add value to the

Community. Creating Great Places – Creating interesting and attractive places and vibrant public spaces in

neighborhoods, across Greensboro, in downtown and with our historic resources. Goal A – Greensboro’s citywide network of unique neighborhoods offer residents of all

walks of life a variety of quality housing choices.

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Strategy 1 – Protect and enhance the unique character of every neighborhood. Strategy 2 – Meet housing needs and desires with a sufficient and diverse supply of

housing products, prices and locations. Becoming Car Optional – Expand quality transportation options beyond cars and maintain an

efficient transportation system that allows people and goods to travel throughout Greensboro.

Goal A – Greensboro has unrivaled pedestrian, biking, transit and road networks that provide safe, comfortable, and convenient transportation options.

Strategy 2 – Encourage new development that is compatible with the intended use of the adjacent roadway.

Goal B – Everyone loves our interconnected green spaces, which provide recreation and transportation opportunities, promote active living, and protect our natural environment.

Strategy 1 – Expand the greenway network to connect all parts of the city as a key element of the transportation system.

Prioritizing Sustainability – Greensboro has a strong leadership role in environmental

stewardship, social equity, and a resilient economy. Goal A – Greensboro advances environmental stewardship, taking care of our natural

resources and the natural systems that support all living things. Strategy 1 – Promote resilient, efficient and environmentally beneficial patterns of land

use. Strategy 4 – Enhance proactive stormwater and flood hazard mitigation efforts to

address impacts from more frequent high duration and high intensity storm events.

Goal B – Greensboro embraces social equity, ensuring all residents benefit from fair and just treatment in the distribution of public services and have a voice in governance.

Strategy 1 – Evaluate impacts to vulnerable populations and communities when reviewing existing and considering new public policies, projects and services.

Strategy 2 – Work to ensure that all Greensboro residents have meaningful opportunities to participate in public decision-making processes.

Strategy 3 – Promote a just, ethical, and respectful community. Goal C – Greensboro builds economic resilience, expanding the local economy’s ability to

withstand and adjust to disruptions and changes at the regional, national and global scales.

Strategy 1 – Consider the impact that growth and development patterns and infrastructure investments have on the City’s fiscal health.

Strategy 3 – Enhance economic resiliency through strong partnerships and a deep reserve of social capital.

Building Community Connections – Greensboro is unique and memorable based on our

quality of life, culture, arts and places and the ties that bind us together as a community. Goal E – Everyone does their part to maintain stable, attractive, and healthy places to live

and raise families. Strategy 1 – Build upon successful community initiatives to improve housing conditions

while encouraging community involvement and participation.

Growing Economic Competitiveness – Greensboro will build a prosperous, resilient economy that creates equitable opportunities to succeed.

Goal C – Investment in cutting edge communications technology enhances the quality of life for all residents and helps businesses thrive.

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Strategy 1 – Encourage fiber-ready infrastructure to reduce the need for costly future upfits, increase property values and promote economic growth.

Goal D – Education and workforce training opportunities empower residents to achieve financial security and career fulfillment and are matched to the needs of employers.

Strategy 1 – Work with our community partners to provide quality learning from early childhood to higher education through local schools and businesses.

Strategy 2 – Work with our partners to provide accessible and affordable career and workforce education.

Goal E – Greensboro promotes homegrown businesses, supports entrepreneurship, cultivates industry leaders, and welcomes major corporations and institutions.

Strategy 1 – Work cooperatively with local and regional economic development and entrepreneurial entities to leverage relationships and maximize impact with our collective resources.

Strategy 2 – Provide entrepreneurs at all stages of the business life cycle with connections to education, financing, and other resources and assets that support their growth.

GSO 2040 Map Policies Future Land Use Map Future Land Uses: Broad areas based on the main character of land uses that we want to see in the future. These are not intended to be exclusive; it is assumed that there are a variety of uses in each area, but the designation reflects the area’s predominant character.

Commercial: includes retail sales, wholesale sales, personal service businesses, professional service businesses, restaurants, entertainment, hotels and hospitality, commercial assembly halls, and event spaces. These can be either linear commercial corridors or larger centers of commercial development or a combination of both. Some include residential uses as well, and represent an opportunity for denser development, particularly in conjunction with enhanced transit service and mobility hubs.

Future Built Form Map Place Types: Areas that have a consistency of character, identity or purpose and that are most often bounded by corridors, natural features, or parks that create transition or separation from other neighborhoods that may not share the same characteristics.

Urban General should reflect these characteristics: 1. Setbacks, building orientation, building materials, height, and scale of residential

buildings are considered within the existing neighborhood context.

2. New housing helps increase the range of choice, supply, and adds additional appropriately-scaled density with: Missing Middle housing; mid-rise multi-family; and high-rise multi-family in Activity Centers and along Mixed-Use Corridors.

3. Transitions between neighborhoods and different land uses provide continuity in scale, density, intensity with adjacent uses.

4. Cut-through traffic is minimized.

5. New freestanding or expanded business areas are created within or adjoining an existing Activity Center or as part of creating a new Activity Center.

6. Exterior building materials are durable, sustainable, and contribute positively to the character of the public realm.

7. The size and impact of surface parking lots is minimized through landscaping, screening, narrow curb-cuts, and use of glare-free, no-spill lighting.

8. New sidewalks contribute to the completion of a sidewalk network.

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Corridors: Corridors are the linear commercial and office developments typically along collector or arterial roadways. They include properties directly fronting on the road and may include properties having primary access to or in immediate proximity to the road. The character and function of the road and the uses within a corridor are highly correlated.

Urban (Mixed-Use) Corridors reflect these additional characteristics: 1. Consistency with adopted corridor plans.

2. Cross easements are provided for vehicular and pedestrian access.

3. They meet the existing need and convenience of the surrounding community.

4. Visual clutter and confusion caused by sign proliferation is minimized while maintaining safe and efficient wayfinding for both pedestrians and vehicles.

5. Landscaping, sidewalks, lighting, fencing, and building features are located so as to guide pedestrian movement on or through the site. On-site and on-building lighting at entrances and along walkways is maintained at safe lighting levels.

CONFORMITY WITH OTHER PLANS City Plans Sustainability Action Plan Element 1) Transportation and Land Use:

Policy 1) Encourage increased density, a mix of land uses and more integrated links between transportation and land use through changes to Greensboro’s Comprehensive Plan, Development Ordinance and other related plans.

Element 2) Green Jobs and Buildings:

Policy 3) Develop a coordinated City program to provide technical support, energy audits and education and outreach to increase energy efficiency and conservation in commercial and residential buildings.

Policy 4) Use a combination of code changes, incentives, partnerships and education to promote green building in Greensboro.

Policy 6) Promote more efficient use of water through education, partnerships and pilot projects.

Element 3) Waste Reduction and Recycling:

Policy 7) Employ a combination of expanded recycling infrastructure, regulations and incentives to increase Greensboro’s solid waste diversion and recycling rates.

Element 6) Education and Outreach:

Policy 11) Provide technical support, awards and recognition to individuals and organizations furthering Greensboro’s energy and sustainability efforts.

Other Plans n/a

STAFF ANALYSIS AND RECOMMENDATION Community Outreach Applicant is strongly encouraged to discuss this proposed rezoning and development with owners of surrounding properties and with representatives of the adjacent Friendswood Neighborhood, (the boundaries of which, as identified by said neighborhood, are located to the east of the subject site).

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Staff’s Unified Development Plan (UDP) Analysis On September 1, 2020 the Zoning Commission assumed responsibility for reviewing Unified Development Plans in conjunction with a rezoning request to a Planned Unit Development zoning district. There are three main purposes for a Unified Development Plan (UDP). One is to specify the type of development and dimensional standards that will govern the development in various sections of the property. The second is to make sure that City of Greensboro service providers can adequately serve the proposed development. Finally, the Unified Development Plan puts the development standards into a form recordable at the Guilford County Register of Deeds Office so there will be notice of these requirements to future owners and occupants. When making the determination to approve a Unified Development Plan (UDP), the Zoning Commission must review the UDP for consistency with the approved Planned Unit Development (PUD) Concept Plan and zoning conditions. The Technical Review Committee reviewed and conditionally approved the Unified Development Plan (UDP) on September 9, 2021 with comments that all existing easements should be shown on the UDP. Staff’s Rezoning Analysis The approximately 20.7 acre subject property currently contains multi-family dwellings and undeveloped land. North of the request contains heavy equipment rental and multi-family dwellings, zoned HI and RM-12. East of the request contains undeveloped land and a single family dwelling, zoned CD-RM-18 and R-3. South of the request are office parks, zoned LI. West of the request is chemical manufacturing, zoned HI. The proposed rezoning request supports the Comprehensive Plan’s Filling In Our Framework Big Idea to encourage higher density, mixed-use, walkable infill development. It also supports the Comprehensive Plan’s Growing Economic Competitiveness Big Idea to build a prosperous, resilient economy that creates equitable opportunities to succeed. The Comprehensive Plan’s Future Land Use Map designates the property as Commercial and Industrial, with the majority of the property being Commercial. The Commercial designation includes retail sales, wholesale sales, personal service businesses, professional service businesses, restaurants, entertainment, hotels and hospitality, commercial assembly halls, and event spaces. These can be either linear commercial corridors or larger centers of commercial development or a combination of both. Some include residential uses as well, and represent an opportunity for denser development, particularly in conjunction with enhanced transit service and mobility hubs. The Comprehensive Plan’s Future Built Form Map also currently designates this property as Urban General. Applicable characteristics of the Urban General classification include, but are not limited to the following: 1. Setbacks, building orientation, building materials, height, and scale of residential buildings are

considered within the existing neighborhood context.

2. New housing helps increase the range of choice, supply, and adds additional appropriately-scaled density with: Missing Middle housing; mid-rise multi-family; and high-rise multi-family in Activity Centers and along Mixed-Use Corridors.

3. Transitions between neighborhoods and different land uses provide continuity in scale, density, intensity with adjacent uses.

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4. Cut-through traffic is minimized.

5. New freestanding or expanded business areas are created within or adjoining an existing Activity Center or as part of creating a new Activity Center.

6. Exterior building materials are durable, sustainable, and contribute positively to the character of the public realm.

7. The size and impact of surface parking lots is minimized through landscaping, screening, narrow curb-cuts, and use of glare-free, no-spill lighting.

8. New sidewalks contribute to the completion of a sidewalk network. The subject properties are also located within an Urban Mixed-Use Corridor. These corridors reflect these additional characteristics: 1. Consistency with adopted corridor plans. 2. Cross easements are provided for vehicular and pedestrian access. 3. They meet the existing need and convenience of the surrounding community. 4. Visual clutter and confusion caused by sign proliferation is minimized while maintaining safe

and efficient wayfinding for both pedestrians and vehicles. 5. Landscaping, sidewalks, lighting, fencing, and building features are located so as to guide

pedestrian movement on or through the site. On-site and on-building lighting at entrances and along walkways is maintained at safe lighting levels.

The proposed PUD zoning designation, as conditioned, would allow a mix of residential and nonresidential uses in immediate proximity to manufacturing and residential uses. The request also provides an appropriate transition between the adjacent industrial uses located to the west along a major thoroughfare and various residential uses and densities located further east. This request adjusts the mixture of residential and nonresidential uses within the previously rezoned area while maintaining the general development pattern that was previously approved. This request is consistent with the intent and purpose of the zoning code, the Comprehensive Plan (GSO2040) and is generally compatible with the existing development and trend in the surrounding area. Staff Recommendation Staff recommends approval of the requested PUD (Planned Unit Development) zoning district.

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500 Guilford College Road Mixed Use Development – Transportation Impact Analysis Greensboro, NC Prepared for Comet Development July 30, 2018

Executive Summary The proposed 500 Guilford College Road Mixed-use Development is located on the southwest corner of the intersection of Guilford College Road and Bridford Parkway in Greensboro, NC. The development is planned to be constructed in two phases: Phase 1 - 280 dwelling units of apartments and Full Build - 50,000 square feet of office space, 28,000 square feet of retail space, and 22,000 square feet of grocery store. Four site access points are proposed in total. Two site accesses will be on Bridford Parkway, one full and the other a right-in/right-out. One site access on Guilford College Road and one site access on Swing Road are also proposed. Figure 1 shows the site plan. A site location map and a vicinity map are provided in Figures 2A and 2B, respectively. DAVENPORT was retained to determine the potential traffic impacts of this development and to identify transportation improvements that may be required to accommodate the impacts of the new development traffic. The following intersections were included in the study:

Bridford Parkway/Burnt Poplar Road at Swing Road

Bridford Parkway at Guilford College Road

Bridford Parkway at Big Tree Way

Guilford College Road at I-40 WB Ramps/Swing Road

Guilford College Road at I-40 EB Ramps

Guilford College Road at Hornaday Road

Bridford Parkway at Site Access 1

Bridford Parkway at Site Access 2 (Right-In/Right-Out)

Guilford College Road at Site Access 3

Swing Road at Site Access 4 The expected build out years are 2019 for Phase 1 and 2020 for Full Build. Study years of 2020 and 2021 (build out plus one year) were used for analysis purposes. These intersections were analyzed during the AM (7:00-9:00am) and PM (4:00-6:00pm) peaks for the following conditions:

2018 Existing Conditions

2020 Phase 1 Future No Build Conditions

2020 Phase 1 Build Conditions

2020 Phase 1 Build Conditions with Improvements (if necessary)

2021 Full Build Future No Build Conditions

2021 Full Build Conditions

2021 Full Build Conditions with Improvements (if necessary)

The Greensboro Department of Transportation (GDOT) and the North Carolina Department of Transportation (NCDOT) were contacted to obtain background information and to ascertain the elements to be covered in this Transportation Impact Analysis (TIA). Information regarding the property was provided by CPT Engineering and Surveying, Inc.

Existing Analysis

In order to measure the impact of this project and to identify any pre-existing capacity issues, an analysis was conducted for the 2018 existing conditions at the study intersections. Figure 4 presents existing peak hour volumes for AM and PM peaks. Table A summarizes the results of this analysis. The full reports for these volumes can be found in the appendix.

Table A - Level of Service Summary - Existing Conditions

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Intersections AM Peak PM Peak

Bridford Parkway at Big Tree Way A (9.9) A (8.5)

Bridford Parkway at Guilford College Road B (18.2) C (20.4)

Bridford Parkway/ Burnt Poplar Road at Swing Road B (16.1) B (16.5)

Swing Road at Syngenta Crop Access B (11.8)

EB Approach B (12.3)

EB Approach

Guilford College Road at I-40 WB Ramp/ Swing Road C (30.7) D (37.1)

Guilford College Road at I-40 EB Ramp C (20.3) C (20.9)

Guilford College Road at Hornaday Road C (25.3) D (37.1)

LOS (delay in seconds) *Note for unsignalized conditions, LOS and delay indicates only minor street approach with longest delay

Phase 1 Analysis

Phase 1 is proposed to consist of 280 dwelling units of apartments. This phase has a build-out date of 2019. An analysis year of 2020 (build out year plus one) was used based on GDOT standards.

Phase 1 (Residential) Level of Service Analysis

The results of the Phase 1 Level of Service (LOS) analysis are discussed by intersection below and presented in tabular format: Bridford Parkway @ Big Tree Way In the 2020 future no build conditions, with the growth in the background traffic, this intersection is expected to operate at a LOS A during the AM and PM peaks. With the addition of the Phase 1 site trips, LOS A is maintained during both the peaks. No improvements are recommended. Bridford Parkway @ Guilford College Road In 2020 future no build conditions, with the growth in the background traffic, this intersection is expected to operate at LOS B in the AM and PM peaks. With the addition of the Phase 1 site trips, LOS C is expected during the AM and PM peak periods. No improvements are recommended. Bridford Parkway/Burnt Poplar Road @ Swing Road

In the 2020 future no build conditions, with the growth in the background traffic, this intersection is expected to operate at a LOS B during the AM and PM peaks. With the addition of the Phase 1 site trips, LOS B is maintained during both the peaks. No improvements are recommended. Swing Road @ Syngenta Crop Protection Access/ Site Access 4 In 2020 future no build conditions, with the growth in the background traffic, this intersection is expected to operate at LOS B in the AM and PM peaks. With the addition of the Phase 1 site trips, LOS C is expected during the AM and PM peak periods. The need for auxiliary turn lanes was reviewed based on pages 23 and 27 in the GDOT Driveway Manual. Based on projected traffic volumes, neither a left nor a right turn lane is warranted at this proposed site access. No improvements are recommended.

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Guilford College Road @ I-40 WB Ramps/Swing Road In 2020 future no build conditions, with the growth in the background traffic, this intersection is expected to operate at LOS C in the AM peak and LOS D in the PM peak. With the addition of the Phase 1 site trips, LOS C and LOS D is expected during the AM and PM peak periods, respectively. No improvements are recommended. Guilford College Road @ I-40 EB Ramps In 2020 future no build conditions, with the growth in the background traffic, this intersection is expected to operate at LOS B in the AM peak and LOS C in the PM peak. With the addition of the Phase 1 site trips, LOS C is expected to be maintained during the AM and PM peak periods. No improvements are recommended. Guilford College Road @ Hornaday Road

In 2020 future no build conditions, with the growth in the background traffic, this intersection is expected to operate at LOS C in the AM peak and LOS D in the PM peak. With the addition of the Phase 1 site trips, LOS C and LOS D is expected during the AM and PM peak periods, respectively. No improvements are recommended. Bridford Parkway @ Site Access 1 In the 2020 future build conditions, with the residential site traffic this intersection is expected to operate at a LOS A in the AM and PM peaks. The access point is currently constructed with an eastbound right turn lane and a westbound left turn lane. These turn lanes will be adequate to accommodate projected site traffic. Therefore, no additional improvements are recommended to this intersection. Bridford Parkway @ Site Access 2 In the 2020 future build conditions, with the residential site traffic this intersection is expected to operate at a LOS A in the AM and PM peaks. The access point is currently constructed with an eastbound right turn lane. No additional improvements are recommended to this intersection. Figure 9 shows the recommended improvements for Phase 1 in the report.

Phase 1 Level of Service Summary

Table B - Level of Service Summary

AM Peak 2020 No Build 2020 Phase 1

Build




Swing Road at Syngenta Crop Access/ Site Access 4 B (12.1)

EB Approach C (17.3)

WB Approach

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Guilford College Road at I-40 WB Ramp/ Swing Road C (31.5) C (32)

Guilford College Road at I-40 EB Ramp B (19.6) C (20)

Guilford College Road at Hornaday Road C (26.6) C (26)

Bridford Parkway at Site Access 1 A (8.9)

NB Approach


NB Approach

LOS (delay in seconds) Note for unsignalized conditions, LOS and delay indicates only minor street approach with longest delay

Table B - Level of Service Summary cont.

PM Peak 2020 No Build 2020 Phase 1

Build




Swing Road at Syngenta Crop Access/ Site Access 4 B (12.6)

EB Approach C (16.1)

WB Approach

Guilford College Road at I-40 WB Ramp/ Swing Road D (35.9) D (36.5)


Guilford College Road at Hornaday Road D (39.2) D (39.2)


NB Approach


NB Approach


Full Build Analysis

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Full Build is proposed to consist of 50,000 square feet of office space, 28,000 square feet of retail space, and 22,000 square feet of grocery store. Full Build has a planned build-out date of 2020. An analysis of the study intersections was conducted for year 2021.

2021 Full Build Level of Service Analysis

The results of the Full Build Level of Service (LOS) analysis are discussed by intersection below. Guildford College Road @ Site Access 3 In the 2021 Full Build conditions, this intersection is expected to operate at a LOS B in the AM peak and LOS C in the PM peak. The need for auxiliary turn lanes was reviewed based on pages 23 and 27 in the GDOT Driveway Manual. Based on projected traffic volumes, a right turn lane is not warranted at this proposed site access. However, a left turn lane is warranted. It is recommended to restripe the existing hatched pavement to provide a two-way left turn lane. All other intersections are expected to operate at LOS D or better in the Full Build conditions. No additional improvements are recommended.

2021 Full Build Level of Service Summary

Table C - Level of Service Summary

AM Peak 2021 No Build 2021 Full Build 2021 Full Build with

Improvements

Bridford Parkway at Big Tree Way A (9.3) A (9)

Bridford Parkway at Guilford College Road B (17.7) C (22)

Bridford Parkway/ Burnt Poplar Road at Swing Road

B (15.3) B (17.4)

Swing Road at Syngenta Crop Access/ Site Access 4

B (12.1) EB Approach

C (17.7) WB Approach

Guilford College Road at I-40 WB Ramp/ Swing Road

C (32.4) C (32.6)

Guilford College Road at I-40 EB Ramp B (20) C (20.4)

Guilford College Road at Hornaday Road C (26) C (26.2)


NB Approach


NB Approach

Guilford College Road at Site Access 3 B (12.1)


EB Approach


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Table C - Level of Service Summary cont.

PM Peak 2021 No Build 2021 Full Build 2021 Full Build with

Improvements


Bridford Parkway at Guilford College Road B (19.9) C (24)

Bridford Parkway/ Burnt Poplar Road at Swing Road

B (15.7) B (17.9)

Swing Road at Syngenta Crop Access/ Site Access 4

B (12.8) EB Approach

C (16.3) WB Approach

Guilford College Road at I-40 WB Ramp/ Swing Road

D (36.6) D (39.1)


Guilford College Road at Hornaday Road D (40.4) D (40.3)

Bridford Parkway at Site Access 1 B (10.6)

NB Approach


NB Approach

Guilford College Road at Site Access 3 C (16.2)


EB Approach


Figure 14 shows the recommended improvements for the Full Build in the report.

Summary and Conclusion

The proposed 500 Guilford College Road Mixed-use Development is located on the southwest corner of the intersection of Guilford College Road and Bridford Parkway in Greensboro, NC. The development is planned to be constructed in two phases: Phase 1 - 280 dwelling units of apartments and Full Build - 50,000 square feet of office space, 28,000 square feet of retail space, and 22,000 square feet of grocery store. Four site access points are proposed in total. Two site accesses will be on Bridford Parkway, one full and the other a right-in/right-out. One site access on Guilford College Road and one site access on Swing Road are also proposed. DAVENPORT was retained to determine the potential traffic impacts of this development and to identify any transportation improvements that may be required to accommodate the impacts of both background traffic and new development traffic. Based on trip generation equations published in Trip Generation (Institute of Transportation Engineers, 9th Edition), Phase 1 of this development has a trip generation potential of 1,820 daily trips with 141 trips in the AM peak and 172 trips in the PM peak. At full build, the development has a trip generation potential of 397 trips in the AM peak and 771 trips in the PM peak. With the effects of internal capture and pass-by trip reduction included, the trip generation potential is 373 net trips in the AM peak and 555 net trips in the PM peak. Based on the analysis, all study intersections are expected to operate at LOS D or better. In Phase 1, the existing roadway network is adequate to accommodate expected traffic. In particular, turn lanes are already in

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place at the two access locations on Bridford Parkway. In Full Build with the addition of an access on Guilford College Road, it is recommended to restripe the existing pavement to provide a two-way left turn lane. This will enhance traffic flow and safety at the proposed Site Access 3. In conclusion, this study has determined the potential traffic impacts of this development and has identified transportation improvements that will be required to accommodate the impacts of the proposed development traffic. The aforementioned improvements should all be constructed in accordance with NCDOT’s and GDOT’s Policy on Street and Driveway Access to North Carolina Highways.

Documents

P&Z Hearing Date: April 18, 2002