Item 4: Ord. on Rexius-Amazon Meadows Metro Plan Amend

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Traffic Impact Analysis (TIA) Review pursuant to EC 9.8650, although one is expected to be provided at the time of future development. It is noted that the applicant’s proposed /PD overlay zoning will ensure that the development occurs holistically for a comprehensive review of traffic impacts and any associated mitigation. The purpose of the JRH report is to compare traffic generation estimates between the existing and proposed zones and to evaluate how those trips affect the transportation system, to demonstrate compliance with TPR. The JRH analysis is based on a reasonable worst-case development scenario in regards to traffic generation for uses permitted in the existing and proposed zones. Land Use Designation Zoning Acreage and Zone Change Existing I-2 Light-Medium Industrial 27.9* Proposed R-2 Medium-Density 22.2** Residential C-2 Community Commercial 3.2 R-1 Low-Density Residential 2.49 The applicant’s analysis included 1.1 less overall acres, as this area was added after the analysis. Staff analysis includes the additional 1.1 acres and reaches the same conclusion of no significant effect. * Where the applicant’s materials identify the subject property as consisting of a larger area, those refer to lands that are not being rezoned. ** The applicant’s analysis divides the R-2 zone into two categories: 10 acres to include a City Park and the Amazon Channel; and 12.21 acres of Medium-Density Residential. Staff has combined these because the applicant seeks the same zoning designation (R-2) for each, rather than seeking a public land or natural resource designation for the area intended for parks and open space. The applicant concludes that the requested land use designation and zone changes have no significant effect, as defined by TPR, because it results in less trips than the existing zoning, upon a comparison of reasonable worst-case development scenarios for each. Existing Zoning Trip Generation The applicant’s traffic estimates under the existing zoning begin on page 23 of the JRH report. Table 7 of the JRH report divides the building area into the following uses: manufacturing, restaurant, hardware/paint, drive-in bank, office, convenience market, and copy shop. Staff notes that this mix of uses in the I-2 zone would require a site review or planned unit development, pursuant to the special use limitations of EC 9.2451. All of the uses proposed by the applicant could be achieved within these defined use limitations. The assumption set for building area is acceptable, namely that 33% of the total acres would be building area while the remaining would be used for parking, drives, loading area, landscaping, setbacks, and stormwater facilities. Given the large size of the property, staff confirms that it is reasonable to estimate such a mix of uses associated with a business park for the purposes of evaluating potential traffic generation. The result of the applicant’s analysis for a worst-case scenario under the existing zoning is 803 p.m. peak trips. As noted above, at the time of traffic analysis only 26.8 acres of property in I-2 zoning Findings – Rexius Site/Amazon Meadows Page 8