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9 Craig Benedict spoke about this dynamic. He said that listing “like manufacturing” within categories is too broad. Different 431 businesses have asked for more specificity. He said that Planning Staff is trying to find a balance between listing everything 432 and being too vague. For example, we had three different levels of retail, but they were not listed or defined. 433 434 Michael Harvey replied that the retail and certain office land uses were based on the anticipated daily number of traffic trips 435 generated by a proposed use from low intensity (0 to 210 trips) to medium (over 200 trips-400 trips) to high intensity (over 400 436 trips). The County Attorney and Planning Staff were concerned that an individual will not know the daily traffic impact. An 437 individual going through an arduous development design process will have to identify what the traffic impact and will then have 438 to determine if the use is permitted. It is better to say retail will work outright and then come-up with square footage limitations 439 to provide specificity. In Neighborhood Commercial and Local Commercial zoning districts, low intensity non-residential 440 districts, it will be possible to do retail development up to 12,000 square feet, which would equate to a low traffic volume while 441 allowing for retail of reasonable size to serve the needs of the community. The idea is to accomplish the same result that a 442 traffic study could do with square footage limitations. This seems to be more reasonable than an individual having to hire an 443 engineer to spend thousands of dollars on a traffic study to determine that they may not even be able to be in that location. 444 This was the County Attorney’s original concern, and Planning Staff seems to have addressed it. 445 446 Randy Marshall provided the example of Southern States as a business that may sell a pesticide but does not manufacture it. 447 448 Michael Harvey responded that there is whole sale trade in retail. If the question is if Southern States could combine two 449 products to sell, there is a provision in Manufacturing that may allow for that. However, the primary business of Southern 450 States is retail and the square footage limitation will limit some of the intensity of the activity. 451 452 Randy Marshall referred to a custodial supply company on Highway 54 that made cleaning products. 453 454 Michael Harvey said that there are land use categories that allow for that type of manufacturing but not in the Neighborhood 455 and Local Commercial zoning districts that are established on Highway 54. Instead, this type of manufacturing will be in 456 Economic Development Districts where the idea is to encourage and promote higher intensity land uses like manufacturing 457 where there are typically the services there to satisfy their needs. 458 459 Randy Marshall said that manufacturing of cleaning compounds is not listed in the Table of Permitted Uses. Would the 460 business to which he was referring be non-compliant? 461 462 Michael Harvey responded that not all uses are noted in the Table and that there are some businesses that are non-compliant. 463 He thanked Mr. Marshall for his bringing this category to his attention. He will look into it. 464 465 David Blankfard asked about pharmaceutical manufacturing in greenhouses or grow-houses. Is this a permitted use under 466 Manufacturing? 467 468 Michael Harvey answered that this example sounded like a permitted use under Agricultural Uses - Greenhouses with On-469 Premise Sales. 470 471 David Blankfard said that he was thinking of the company Medicago which is growing tobacco plants to make vaccines and do 472 research. 473 474 Michael Harvey said that this type of activity is captured within Manufacturing under Pharmaceutical and Medicine 475 Manufacturing. Mr. Harvey continued his presentation. The next category is Medical Uses. Health Services includes doctor’s 476 offices or specialists. These offices are allowed in numerous locations; the qualifier is that they are limited by square footage, 477 now detailed in Article 5. Staff added the category Medical and Diagnostic Laboratories which may have to be broadened 478 since Medical Uses – Uses Not Listed Herein is being eliminated. Mental Health and Substance Abuse Centers were also 479 added. Next, in the land use category of Recreation, the main addition is Theaters. Theaters can be both indoor and outdoor, 480 and Staff has proposed standards in Article 5 spelling out where indoor and outdoor theaters can be located and able to show 481 a motion picture and performance, the activity being the same. In review of the category Residential, Planning Staff has added 482 Health and Personal Care Facilities per a February discussion with the Boards. These facilities, by definition, are designed to 483 capture assisted living, nursing homes, and institutionalized housing for people who need it. They essential have the same 484