Planning Commission Agenda and Packet 2025 10 09

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Planning Commission Staff Report October 9, 2025 PLANNING COMMISSION TABLING: This application was tabled indefinitely from a series of Planning Commission hearings held in 2024, during which staff presented findings and analysis, public comment was received, and deliberation by the Planning Commission occurred regarding the proposal. At the October 10, 2024, hearing, the Planning Commission continued the item to December 12, 2024, and directed that an updated Traffic Impact Study (TIS) be prepared to address additional considerations and more fully evaluate the project's potential impacts. Because the revised TIS was not completed in time for the December hearing, the Planning Commission voted to table the item indefinitely pending submission of the updated study. Following that action, staff met with the applicant to establish the scope for the revised TIS. The study was then prepared by the applicant, submitted, and reviewed in accordance with the agreed scope, incorporating updated traffic counts and expanded analyses requested by the Planning Commission. The revised scope included: • Analysis of traffic impacts with and without the proposed Front Street connection. • Incorporation of traffic projections from the Delo Boom development, a mixed -use project proposed and currently under review south of the subject property. • Inclusion of six additional intersections in the study area - Main Street/South Boulder Road, Main Street/Griffith Street, Front Street/Griffith Street, Cannon Street/Griffith Street, SH 42/Griffith Street, and SH 42/Harper Street. • Evaluation of the Cannon Circle/South Boulder Road intersection as a potential % movement configuration. • Updated, objective directional distribution assumptions. • Application of a 1,000 vehicle -per -day (vpd) threshold for local street capacity (Front Street only) based on neighborhood livability considerations rather than maximum roadway capacity. The revised TIS (Attachment 6) evaluated existing and projected traffic conditions for 2026 and 2045, with and without the proposed connection of Front Street between South Boulder Road and Griffith Street. The new study assumed the same development intensity as the last study. New traffic counts were collected during weekday morning and evening peak hours in November 2024 and during the Saturday mid -day peak in November 2022 under normal conditions, updating and replacing the previous 2020 and 2022 volumes. The development is projected to generate approximately 1,839 daily vehicle trips through four (4) access points around the site, with 220 AM peak hour (7:OOAM — 9:OOAM) trips and 244 PM peak hour (4:00pm — 6:OOPM) trips. 2