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demands for amulti-tenant commercial developments can overlap - a customer to the Home Depot or to a satellite tenant may then patronize the development's restaurant. This is also in- dicative of the analysis in the traffic study capturing the internal and pass by trips. Home Depot's Johnson Drive Store At its work session, the Planning Commission requested staff consider the traffic impacts to the proposed IIome Depot if the existing Home Depot on Johnson Drive were closed. Attached is the Letter from Greg George, Real Estate Manager for Home Depot on this question. As stated in Mr. George's letter, if the Johnson Drive store closes, an estimated 465 additional trips per weekday and 776 trips per weekend would then travel to the proposed Home Depot. However, according to Mr. George, the Johnson Drive store has nine years remaining on its lease; closing that store would leave a large portion of Home Depot's market share to competitors; and, should the Johnson Drive store close, some of those customers would use other building sup- ply/hardware stores including the Lowe's planned for Dublin near the Dublin Boule- vard/Tassajara Road intersection. "f he traffic study looks at existing + approved + project. Zoning Stanley Business Park PUD Development Plan "fhe subject property is zoned PUD - C (Planned Unit Development Commercial) District. 1'he City Council approved the Stanley Business Park PUD in December 8, 1981, under PUD- 81-15 (Ordinance #1010). This PUD approval made specific automotive-related uses, e.g., re- pair, sales, etc., permitted uses; these uses are typically conditionally permitted uses in the City's commercial zoning districts. Building materials sales and garden centers and plant nurseries - the main components of the proposed Home Depot store -are conditionally allowed uses in the business park, therefore, requiring a conditional use permit. Neighborhood commercial retail uses are not allowed by the Stanley Business Park PUD approval, therefore, requiring the PUD development plan modification. The Stanley Business Park PUD references the development standards of the City's CS (Service Commercial) district for building height, setbacks, and floor area ratio, and parking. However, it did not show building locations, site access, nor did it establish significant design standards for building design, landscaping, etc. As shown in the table on the following page, the proposed development meets or exceeds the minimum requirements of the Stanley Business Park PUD development plan approval for this site. PCUP-165/PDR-529/PMOD-81-25-7M Page 27 of 36 December 13, 2006