problems in the area, or result in levels of service of the roadway system in the vicinity of the <br />development that do not meet adopted level of service standards provide the facilities <br />necessary to accommodate the traffic impact of the proposed development (See EC 9.8650). <br />The applicant's submittal includes a TIA report, which is included in the application file for <br />reference. <br />The applicant is also requesting adjustments to specific multi-family development standards <br />and landscaping standards. The Adjustment Review application (City file # ARA 16-17) is <br />evaluated in a separate decision document. <br />Public Notice/Referrals <br />To provide nearby property owners and residents an opportunity to review and comment on <br />this request, public notice was mailed notice of the proposal to owners and occupants within <br />300 feet of the subject property consistent with the Type II application procedures. The <br />affected neighborhood association, the Southeast Neighbors, was also notified. <br />Staff received a relatively large volume of public testimony in response to the subject land use <br />applications. Much of the public testimony is focused on two central issues: Scale/height of the <br />proposed development, and traffic/parking impacts. A summary of key issues raised followed <br />by a staff response is provided in Attachment A. While the majority of public comment was in <br />opposition to the proposal, staff notes that a number of residents submitted letters of support. <br />The applicant's response to public testimony is also included in Attachment A. <br />The application was also referred to other appropriate City departments and public agencies for <br />review and comment. Referral comments were received from the Public Works Engineering <br />Division in regards to the TIA application and included as part of the following evaluation, as <br />well as the staff response to public testimony. <br />Traffic Impact Analysis Evaluation <br />A Traffic Impact Analysis (TIA) review is required when one of the conditions at EC 9.8670 (TIA <br />applicability) exists in a development proposal. In this case, subsection (1) applies to the subject <br />proposal: <br />(1) The development will generate 100 or more vehicle trips during any peak hour as <br />determined by using the most recent edition of the Institute of Transportation <br />Engineer's Trip Generation Manual. In developments involving a land division, the <br />peak hour trips shall be calculated based on the likely development that will occur on <br />all lots resulting from the land division. <br />The development is proposed to generate 157 AM peak hour trips and 150 PM peak hour trips. <br />The applicant's engineer determined trip generation rates using the most recent Institute of <br />Transportation Engineers Trip Generation Manual (9t^ Edition). The proposed peak hour trip <br />generation exceeds the 100 trip threshold established by EC 9.8670(1). Therefore this <br />subsection applies and a TIA is required. An evaluation of the other applicability criteria (which <br />do not apply) is included the Public Works referral comments, which are available in the <br />Amazon Corner(TIA 16-7) January 2017 <br />