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64 <br /> through the State Building Code; i.e. ; the Fire <br /> Prevention Code, and changes from the Code <br /> requirements would have to be approved by the <br /> Building Code Council. In terms of low truck <br /> traffic, standards could be set, but they would vary <br /> from person to person. The standards in the Manual <br /> address related issues such as location of loading <br /> docks, buffer requirements, and noise thresholds. <br /> Burklin asked if information was required concerning <br /> trip generation and improvements to thoroughfares. <br /> Collins noted that as long as the capacity of a road <br /> is not exceeded, as determined by an impact <br /> analysis, dedication of additional right-of-way <br /> would be required but not improvements. When the <br /> capacity of the road to carry the traffic was <br /> exceeded, improvements would be required of the <br /> developer. <br /> Collins then turned to the final set of questions, <br /> with the general concern being whether some kind of <br /> pilot project should be utilized. He indicated that <br /> further differentiation of uses in districts would <br /> only make the districts more restrictive and less <br /> likely to be implemented. With the involvement of <br /> the Commissioners in the approval of major <br /> development projects, the intent of districts would <br /> not be carried out; i.e. , staff approval based on <br /> design and performance standards, with Commissioner <br /> approval where projects failed to meet criteria. <br /> Before proceeding further, Waddell asked if the <br /> Planning Board members agreed with Collins' <br /> responses to Commissioner Gordon's questions. <br /> Waddell noted that, in looking around the table, <br /> there was unanimous consent with Collins' comments <br /> and asked Collins to continue. <br /> Collins noted that he wanted to highlight some <br /> changes appearing on pages 29-30 that staff was <br /> recommending. First, the Site Volume Ratios for <br /> office and retail uses in the I-40/Old NC 86 <br /> district are recommended for change as follows: <br /> Use Current SVR Revised SVR <br /> Retail 1.000 1.500 <br /> Office 2.000 2.500 <br /> Collins then noted that the number of trees per acre <br /> of unobstructed open space for industrial uses (in <br /> all districts) needed to be changed from 6 to 20 <br /> large trees and from 11 to 10 small trees to correct <br /> a distortion in the original analysis. <br />