The development site, currently a decommissioned industrial park, spans 14 acres. The proposal seeks to rezone the area from M-2 (Heavy Industrial) to MU-3 (Mixed-Use High Density). The primary justification for this shift is the projected population influx expected over the next decade. However, the feasibility study (min. 138) highlights significant gaps in the current traffic modeling.
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The proposal estimates a floor area ratio (FAR) of 4.5. Based on standard traffic generation rates, this density would introduce an additional 2,400 vehicle trips during peak hours. The current arterial network operates at Level of Service (LOS) D.