Module 6: Urban Rezoning and Subdivision Process Flashcards
Explain the general requirements and steps in the process of rezoning an urban site
If you want to change the zoning for a given site, a local council needs to approve a new bylaw (Section 903 Local Government Act)
- applicant initiates discussion with Planning Division
- applicant submits rezoning application
- Planning Division Reviews
- Planning Division prepares report to Council
- Council reviews report; authorizes preparation of amending bylaw; contacts outside agencies
rejected? revisisions required?
- approved? Council gives first reading to bylaw
- Municipality holds Public Hearing
- Council gives Second Reading to bylaw
Rejected or revisions required?
- approved? Applicant discusses prerequisites with Planning Division
- Applicant makes prerequisite submissions
- Planning Division reviews information and recommends to Council to proceed
- Council gives Third Reading to bylaw; outside Agency review and conditions
- Applicant completes all prerequisites
- Planning Division reviews all information and recommends to Council to proceed
- Council gives Final Adoption to bylaw
List and explain the procedural steps for the passing of a municipal bylaw
- Application for the rezoning of a property is made to approving agency
Should be informative and complete
Concerns to:
Engineering
Planning
Outside agencies
Technical issues and problems should be referred to the engineering and building departments - Report is prepared and submitted to the Planning Committee of Council, who will review application
- Does it comply with requirements? (Planning Division prepares report)
Recommendation sent to council maybe - At council meeting (Council Review)
Agenda set forth by Clerk, matters dealt with
Introduction, consideration, reconsideration of bylaws is announced
Every bylaw gets 4 readings before council
Council may grant an approval
Clerk then prepares proposed bylaw which is included on the agenda for the next council meeting - Council Gives First reading
- Municipal Public Hearing
- Second Reading to bylaw
Will it continue? If not, applicant may appeal - Applicant discusses prerequisites with Planning Division
- Applicant makes prerequisite submissions
- Planning Division review information and recommends Council to proceed
- Third Reading to bylaw
Outside agency review and conditions - Applicant completes all prerequisites
- Planning Division reviews all information and recommends to Council to proceed
- Final Adoption to bylaw by council
Municipal Bylaw definition and implications
Bylaws are laws that formalize rules made by a council or board
(A law passed by a local government)
Used by local governments for various purposes to regulate, prohibit or impose requirements
Executes statutory authority
Various purposes
Establishing meeting procedures
Regulating services
Prohibiting an activity
Requiring certain actions
List and explain the requirements for the holding of a public hearing and its relationship to the rezoning process and the passing of a bylaw
Public hearing
What it does
Addresses potential conflicts between developers and residents
Those for and against may state their case
Council may decide after hearing closure
Requirements
Must be notification in 2 consecutive issues of local paper (3-10 days from hearing)
Each individual must be able to state concerns
Developer has a presentation
Must be held after first reading and before the third
Define and explain the three primary considerations in the approval process from initial application to the “approval in principle to proceed” stage
Planning
Overall plan showing proposed layout of lots and roads
Show relationship to adjacent roads and properties
Lot sizes
Check compliance with zoning requirements and proposed open space/park dedications are compatible with the overall objectives for the area
Tree preservation?
Engineering
Proposed development should know what municipal services exist in the vicinity of subject site
Urban development? Will require
Storm sewer
Sanitary sewers
Water mains
Hydro power
Gas
Communications
Must show proximity and adequacy of nearest available facility
Check to see if you need extensions and upgrades of mains
Identify off site services, if required, and who would provide them
Cost sharing with municipality?
Outside agency approval
Approving authority must advise applicant of external approvals required before application can be fully considered
A Ministry? Applicant must file to them too
A preliminary proposal may be granted, subject to the submission of more detailed information prior to final approval by approving agency
The more detailed aspects of the proposal must be formally addressed by approving agency to applicant
List and describe the general functions of the planner, engineer, council and other agencies in the approval process
Planner
Coordinating, processing subdivision applications
Checks for compliance with subdivision and zoning bylaws
Advise applicant that an application for rezoning is required
Check proposal against community plan
Any preliminary road or lot layout patterns been established?
Are current road dedications sufficient?
Establish additional widening dedications, if any
Establish fees and charges to be levied against the project
Engineer
Establish services in the area
Detailed record of any existing roads, sewers (storm, sanitary), water mains and street lighting
Do facilities have sufficient capacity?
Will request additional info if needed from outside experts
Advice applicant of required services
Supply copies of plans showing location of existing facilities
Any requirements for storm water strategies?
Elevation and location of survey monuments for bench marks
Legal plans of ROWs and easements
Advise approving officer of requirements and availability of local services adjacent to the property
Council
Only involved when proposed land use is not compatible with the existing land use
Like if it requires rezoning
If its straightforward subdivision, only approving officer must be satisfied
Must comply with the necessary acts, regulations and council policies
Others
Ministry of Health Services
Water supply and septic waste disposal
Ministry of Water, Land and Air Protection
Fish and wildlife preservation
Water management branch
Dyking authority
Fisheries and Oceans Canada
Protection of salmonoid environment
Ministry of Transportation and Infrastructure
Proximity to provincial highways
School Board
School site selection and existing school capacity
Land Reserve Commission
Agricultural land reserve
Items addressed by Planner in approval process?
Official community plan
Overall compliances?
Zoning plan
Is rezoning required
Concept plans
Compatible with local area layouts?
Lot size
Lot size, buildings, envelopes, etc comply with the details of the zoning bylaw
Access
Legal and proper access to each of the proposed lots
Widenings
Are additional road allowances needed?
Charges
Fees, municipal charges levied against the project?
Explain the role of the Ministry of Transportation in conjunction with the Highway Act and its relationship to the approval process under varying jurisdictions
Responsibilities of approving officer falls with MoTI in rural, unorganized territory
They must be satisfied with the planning, engineering, and other related agencies concerns
Approval of subdivision layouts abutting a controlled access highway, or a rezoning within 800m of a provincial highway where the property is within the jurisdiction of an appointed apoproving officer
MoTI must analyse the impact of the proposed development on the current and long term objectives of the highway under their jurisdiction
What do Official Zoning Plan and Zoning Bylaw within urban areas do?
Identify specific land use and set regulations that govern their use
Where the Official Community Plan shows long term objectives, the Official Zoning Plan shows current land uses
Indicates land use designations that have been approved by council, based on existing conditions
Rezoning is used to change an existing land use to one that is compatible with the long-term objectives
In Official Zoning Plan, the proposed and existing land use must be identified
Official Zoning Plan must have a zoning bylaw that identifies the permitted land use for each of the zoning categories
Agricultural
Residential
Recreational
Institutional
Commercial
Industrial
What does the Official Community Plan do? Rate of change in community depends on?
Illustrates the long term objectives and land use within a particular area
Long range policies
Rate of change depends on economic factors
Local residents have a say in how their neighbourhood will develop over the long term
Official Community Plan is not specific and affords the developer a small choice of zoning alternatives, so developer can comply with plan
Can be source of conflict though
A statement of objectives and policies to guide decisions on planning and land use management within area covered by the plan
Implications of rezoning
Impacts on local residents
Land use designation (from current zoning) does not represent appropriate zoning is in place (as it needs rezoning)
One the land is designated for a particular use, then rezoning to that designated use can proceed subject to the approvals process of the municipality
When the land was given its initial land use designation, or zoning, the procedures needed at the time required a bylaw be prepared outlining all such zoning
what must be identified in an Official Zoning Plan? What must be included?
proposed and existing land use
a Zoning bylaw that identifies the permitted land use for each of the zoning categories
agricultural
residential
recreational
industrial
institutional
commercial
What does Local Government Act do in relation to rezoning?
Ensures that nearby residents have the opportunity to comment on the changes
Has sections, each has rules governing bylaws
Makes provision for anyone with a vested interest in property, in the immediate vicinity of land under consideration of rezoning, to have opportunity to voice approval or disapproval to the proposed change
Pretty much, its the source of laws relating to the creation of local governments and the delegation of powers from provincial government to local governments
Under Local Government Act:
Local government means the council of a municipality or
Board of regional district
How to outline initial zoning?
A bylaw must be prepared outlining all such zoning
Requires local council to approve new bylaw (in accordance with Section 903 of Local Government Act)
What does Section 897 of Local Government Act contain?
Local council has to adopt a ‘procedures bylaw’ outlining specific procedures that council must follow at its meetings
What do council meetings deal with?
Many aspects of municipal affairs
Process of rezoning land is one of them
What does Section 890 of Local Government Act contain?
Every rezoning bylaw must have a public hearing prior to completion of readings
At 2nd reading, council will establish time and location for public hearing
Helps to address potential conflicts between developer and residents
Public hearing(s) must be held before a rezoning bylaw is adopted
What happens in public hearings? 2nd/3rd Reading of bylaw?
There is notification of public hearing in 2 consecutive issues of local newspaper (3-10 days of actual hearing)
Has information on land affected, intent of bylaw, where bylaw can be viewed
Council conducts hearing
Allows each individual to state their concerns on each rezoning bylaw
Establishes local concerns
Council may decide if project will proceed after hearing closure
Developer makes presentation, oitlines intent of development
By 2nd or 3rd reading
Council will vote if rezoning should proceed
If denied, applicant may appeal to council to have issue reconsidered
Hearing is not a open debate; you only voice your concerns
Decisions are not concluded at public hearing
What happens in reconsideration and Final adoption of Bylaw?
It means council is satisfied that all requirements of proposed bylaw have been met
Council will vote on final adoption
If passed, it takes effect immediately, unless a specific address has been addressed within the bylaw
What are some common arguments against rezoning?
Proposed density is too high, incompatible with surrounding area
Local road system is inadequate
More noise
Safety of children
Inadequate local utilities to service proposed site
Loss of natural environment
Property devaluation
Increased commercial development hurts local existing stores
Describe what happens in the Introduction of a Bylaw (Bylaw approval process)
Application for the rezoning of a property is made to approving agency
Should be informative and complete
Concerns to:
Engineering
Planning
Outside agencies
Technical issues and problems should be referred to the engineering and building departments
Report is prepared and submitted to the Planning Committee of Council, who will review application
Does it comply with requirements? (Planning Division prepares report)
Recommendation sent to council maybe
At council meeting (Council Review)
Agenda set forth by Clerk, matters dealt with
Introduction, consideration, reconsideration of bylaws is announced
Every bylaw gets 4 readings before council
Council may grant an approval
Clerk then prepares proposed bylaw which is included on the agenda for the next council meeting
Council Gives First reading
Municipal Public Hearing
Second Reading to bylaw
Will it continue? If not, applicant may appeal
Applicant discusses prerequisites with Planning Division
Applicant makes prerequisite submissions
Planning Division review information and recommends Council to proceed
Third Reading to bylaw
Outside agency review and conditions
Applicant completes all prerequisites
Planning Division reviews all information and recommends to Council to proceed
Final Adoption to bylaw by council
Who does the majority of developments?
Private companies with the primary objective of making a profit
Objective is to maximize yield for a given property, so land will be utilized to that end
Remember:
New developments will require a change in zoning
Again, what does Section 890 (local government act) do?
States that a public hearing must be held before a rezoning bylaw is adopted
Those for and against have the opportunity to state their case
What triggers the requirement to hold a public hearing?
An official community plan bylaw
A zoning bylaw
A bylaw providing for the early termination of a land use contract
What are the 6 basic zoning categories of land uses? What do they regulate
Categories
Agricultural
Residential
Recreational
Institutional
Commercial
Industrial
Each can be then broken down into as many as 10 subsections
Regulate
Lot and building size
Use of the structure and land
Specify parking/loading requirements
Some subdivisions of residential zoning category?
Rural
Acreage residential
Half acre residential
Urban
Single family
Duplex
Floodplain
Compact
Mobile home
Townhouse
Multiple residential
Zone 1 (2 storey low rise apartment)
Zone 2 (4 storey low rise apartment)
Zone 3 (high rise towers)
What are some of the requirements that are considered in defined land uses or zones? How to avoid ambiguity in interpretations of requirements? What else would the rezoning of a property involve?
Requirements
Permitted use
Height of building
Lot area and width
Lot coverage
Building and accessory building setbacks
Parking requirements
Density
Servicing requirements
Landscaping (commercial, industrial, multi family)
Define standard terms used in text of the bylaw; an appendix or glossary
May involve a minor change in land use from what is already there. It could also be significant
Urban Subdivision Approval:
What general requirement does process of subdivision have? What if this requirement is not met?
The proposed land use, after subdivision, must comply with required land use, prior to subdivision
If intended land use is not approved, then rezoning of the land is required
Applicant may initiate a subdivision application provided the required reasoning application is being processed
They can be processed concurrently (to speed things up)
However, rezoning bylaw has to be adopted before the subdivision application receives final approval
Who has final authority in unincorporated (some) and some Regional Districts? Implications of this?
MoTI has jurisdiction as the approving agency
Implications
Rezoning must be adopted prior to subdivision preliminary layout approval is granted
Applicant should proceed cautiously with subdivision application until the full requirements and impact of reasoning application have been established
Approving agency, even a municipality, does not have to accept a subdivision application until the correct rezoning if in place
Usually, when is an application to subdivide the property submitted to approving agency?
Once subject property has the correct zoning
What are the three primary considerations that each application is given by approving agency?
Planning
Overall plan showing proposed layout of lots and roads
Show relationship to adjacent roads and properties
Lot sizes
Check compliance with zoning requirements and that propose open space/park dedications are compatible with the overall objectives for the area
Tree preservation plan if mature trees exist on property
Engineering
Plan of proposed development should also know what municipal services exist in the vicinity of subject site
Urban development?
Site will require
Storm sewers
Sanitary sewers
Water mains
Hydro power
Gas
Communications
Must show proximity and adequacy of nearest available facility
Need to upgrade existing mains? Extensions to site?
Identify off site services, if required, and who would provide them
Cost sharing with local municipality?
Outside agency approval
Approving authority must advise applicant of external approvals required before application can be fully considered
A Ministry? Applicant must file to them too
A preliminary proposal may be granted, subject to the submission of more detailed information prior to final approval by approving agency
The more detailed aspects of the proposal must be formally addressed by approving agency to applicant
At the preliminary stages, a formal response (letter) from approving agency to applicant will go over what? Should also include
The requirements of the three areas of concern in general terms (planning, engineering, outside agencies)
The bylaws that have to be satisfied
Engineering and servicing requirements needed
Ministry approvals required
Also, the terms and conditions for the payment of taxes, fees and charges to be levied against the project
Also include
Sketch plan of proposed layout specifically identifying agreed requirements
What does this letter (formal response letter from approving agency) represent? Other names for it? What does it imply?
It gives the approval in principle to proceed
Subject to the attached conditions
Other names
Tentative approval
Preliminary approval
Preliminary layout approval (PLA)
Implies:
The approval is only preliminary; not a commitment by the approving agency to accept the application unless the required conditions have been adhered to
Approval valid for s specified time frame (90, 180 days)
Extension may be granted if time frame is inadequate, otherwise a new application will be required
A preliminary approval may be wanted by a developer because they will want to make sure their subdivision will actually have a chance to get approval before they commit to grant the development covenant (some sorts of agreements between them and municipality or whoever)
Typical flow chart of steps taken for granting of preliminary approval. Should be studied carefully in the context of this module
see page 20 https://docs.google.com/document/d/1X2SalmI_iRWmIr4wES-LNslouPj1Hq0aQJdCZK2I9ZM/edit
What is the Planner, or planning department, responsible for? What sort of items are addressed through planning department?
Responsibilities
Coordinating and processing subdivision applications
Checks the proposal for compliance with the Subdivision and Zoning Bylaws
If rezoning is required, they will advise applicant that an application for this purpose is required
Check the proposal against the Community Plan
Have any preliminary road or lot layout patterns been established?
Check to see if existing road dedications are sufficient, establish additional widening dedications are required, if any
Establish the fees and charges to be levied against the project
Items addressed
Official community plan
Overall compliances?
Zoning plan
Is rezoning required?
Concept plans
Compatible with local area layouts?
Lot size
Lot size, buildings, envelopes, etc comply with the details of the zoning bylaw
Access
Legal and proper access to each of the proposed lots
Widenings
Are additional road allowances needed?
Charges
Fees, municipal charges levied against the project?
What is the engineering department responsible for?
Responsibilities
Establish the services available in the area
Detailed record of all existing roads, sewers (storm and sanitary), water mains and street lighting
Establish if facilities have sufficient capacity to suit the proposed development
Any doubt, will require additional information or reports to confirm the adequacy of these facilities
Advice applicant of services required in accordance with the Subdivision Bylaw
Supplies copies of plans showing the location of existing facilities
Outline requirements for stormwater management policies
Elevation and location of survey monuments for bench marks together with limited legal plans of ROWs and easements
May have to go to LTO as well
Advise the approving officer in detail of the requirements and availability of local services adjacent to the property
Approval may be subject to the extension of, or upgrading of, any or all the required services
The costs incurred by municipal staff in connecting new services
What does a subdivision bylaw do in regards to engineering standards?
Stipulates and regulates what services are required for which zones and road classifications
What is the council responsible for?
Councils are democratically elected to make decisions on behalf of the community
Accountable for those decisions to their electorate
4 year term
Only involved when the proposed land use is not compatible with the existing land use (Requires rezoning)
If the project is just a straightforward subdivision of land, then it is the approving officer that has to be satisfied
Must comply with the necessary acts, regulations and council policies
What are some of the other agencies and their responsibilities?
Many government agencies responsible for various acts and regulations
Ministry of Health Services
Water supply and septic waste disposal
Ministry of Water, Land and Air Protection
Fish and wildlife preservation
Water management branch
Dyking authority
Fisheries and Oceans Canada
Protection of salmonoid environment
Ministry of Transportation and Infrastructure
Proximity to provincial highways
School Board
School site selection and existing school capacity
Land Reserve Commission
Agricultural land reserve
Approving officer must ensure that these agencies have been notified and incorporate their approval or requirements for approval, as part of the final project
What is the role of MoTI?
Where the Deputy Minister acts as the approving officer in unorganized territory
Under the LTA, the Deputy Minister may act as Approving Officer in rural areas not under the jurisdiction of a municipal or regional district approving officer
So, responsibilities of Approving Officer falls with MoTI
MoTI must be satisfied with the planning, engineering, and other related agencies concerns have been fulfilled
Approval of subdivision layouts abutting a controlled access highway, or a rezoning within 800m of a provincial highway where the property is within the jurisdiction of an appointed apoproving officer
MoTI must analyse the impact of the proposed development on the current and long term objectives of the highway under their jurisdiction
A rezoning and community plan both require a public hearing as a common step in the approval process. Compare rezoning and community plan approval, stating the similarities and differences, where applicable, and explain why public hearings are required
Rezoning
Applicant initiates discussion with Planning Division
Applicant submits rezoning application
Planning Division Reviews application
Planning Division prepares report to Council
Does it comply with requirements?
Recommendations to Council
Council reviews report and authorizes preparation of amending bylaw
Introduction, consideration, reconsideration of bylaws is announced
Outside agency consultation
If accepted, Council gives First Reading to bylaw
Municipality holds Public Hearing
Council gives Second Reading to bylaw
May issue revisions
Applicant discusses prerequisites with Planning Division
Applicant makes prerequisite submissions
Planning Division reviews information and recommends to Council to proceed
Council gives Third Reading to bylaw
Outside agency review and conditions
Applicant completes all prerequisites
Planning Division reviews and information and recommends to Council to proceed
Council gives Final Adoption to Bylaw
(It is more site specific
Application is done by individual
Specific use requested
Specific density requested)
Community plan (Taken from Official COmmunity Plans for Local Governments
Research)
Infrastructure lifecycle costing can be used to help evaluate the costs of different development scenarios
Technical analysis
Preparation of draft bylaw
Decisions about which persons, organizations and authorities to consult
One or more opportunities for consultation and engagement
Possible revisions to the bylaw
A series of formal bylaw readings
After first reading, local government must consider the community plan in conjuncture with its financial plan and any relevant waste management plan
Refer the plan to ALR Commission if any land is in ALR
A public hearing
A 4th reading of the bylaw (optional)
(It is a ‘global’ plan
Amendment may be requested by local community
General land use considerations
General area densities)
Both
Both must account for current and proposed land uses (industrial, commercial, residential, agricultural, recreational, institutional)
Differences
Community plan must make decisions over who the outside consulting agencies are. Who to consult
Community plan must do a financial analysis
Part of rezoning process is dealing with compliance with Community plan; it references the OFC
Rezoning may fall outside of a OFC (unorganized rural area) so it would fall to MoTI
Why public hearings are required
Get the opinion of local residents
What sort of community do they want to build
To balance the broad powers of council
Get a shared view
Local concerns
Council may decide if project will proceed after hearing closure (not at public hearing)
A rezoning bylaw requires a public hearing between the 2nd and 3rd reading of the bylaw. Is the municipal council bound by the majority opinion expressed at the public hearing? Why or why not?
Hearings are almost “an act of listening to evidence”
Decisions are not made at the public hearing
A report is written, summarizing the nature of the representations respecting the bylaw, made a public record
Local Government Act doesnt allow for judicial review of the merits of the local government’s decision (judges cannot rule on whether the bylaw is right or wrong, argue on the merits on how the decision was made)
However, if council are elected, maybe they want to keep their constituents happy?
Municipal councils are elected; 4 year term
Regional districts partially elected
The only remedy the people opposing the substance of the bylaw have is at the ballot box
Remember, the members of a public hearing may be a well organized minority of the community
Considering all the procedural steps and reviews prior to the public hearing being called, it is often said that public hearings are an exercise in futility because council has already shown its interest and approval. What type of public concerns are most likely to impact on council’s decision to reject the proposed rezoning at 3rd reading or make major amendments as a condition of approval? What type of argument or disapproval by the public is the council least likely to take into consideration?
Councils must show some evidence that their minds are not completely made up before the hearing process begins. Hard to prove or disprove, may have to swear under oath.
Must listen with a mind capable of being persuaded by them (some sense of impartiality)
Provides a forum at which ALL aspects of the bylaw might be reviewed
Community can become fully aware of the bylaws purpose and effect
They encourage the local community to engage in ‘fact finding’ or information gathering
Provides insight into public attitudes
Can enhance the quality of decision that local governments make on land use bylaws
They dispel perceptions of arbitrariness, bias, other impropriety on the part of local government in decision making process
An educative process for the public, on the understanding of their city\’s growth and change, their contribution
Eliminate alienation!
Most likely
Local road system is inadequate
Proposed density is too high
Inadequacy of local utilities
Safety of children
Anything to do with compatibility with future development layouts and long term objectives
Public safety
Traffic concern
Impact on facilities
Impact on taxes
Least likely
Noise
Loss of natural environment
Property devaluation
Negative impact on existing stores
Anything that doesnt have much to do with matters of technical or planning nature
Emotional opposition
Racial or class distinction arguments
Unfounded statements
In consideration the three primary approval aspects, it is apparent that one area is based more on judgement and personal opinion than on facts and finances. In view of this, which area of the approval process would require the most ‘lobbying’ and is, therefore, subject to the most politicking? Which would you consider the most important when seeking initial informal approval?
Requires the most lobbying
Planning aspect generally requires the most judgement, negotiation and personal opinion
In initial informal approval process,all three aspects are of equal importance
Developers complain that the requirements to subdivide are too strict and long-time residents complain that the approval authorities will approve anything. Compare the role of the planner, engineer and council in the approval process, noting the conflicts each has to face in terms of the two views expressed above.
Planner
Coordinating and processing subdivision applications
Compliance with Subdivision and Zoning bylaws?
Advise if rezoning application is needed
Check compliance with Official Community Plan
Are existing roads ok? Need more? Additional widening?
Charges, fees levied against project
Items:
Official Community Plan compliance
Zoning plan compliance
Is concept compatible with local area layouts?
Lot size
Access
Widening
Charges
Engineering
Establish services to the area
Detailed record of all roads, sewers (storm, sanitary), water mains and street lighting
Is capacity sufficient? Or upgrades needed?
Supply plans showing current services and facilities
Outline requirements for stormwater management policies
Elevation and location of survey monuments for bench marks
Legal plans of ROWs and easements
Adjacent property facilities
Costs of municipal staff in connecting new services
Council
Involved if proposed land use is not compatible with existing land use (REQUIRES REZONING)
Potential for conflict
Decisions in best interest of community, not in council members own best re election interest
MoTI must, by law, approve every subdivision proposal which abuts a controlled access highway, or rezoning within 800m of a highway under their jurisdiction. Why does this requirement also apply to properties not having direct access onto the highway, particularly within boundaries of an organized municipality?
Why when not having direct access onto the highway?
Impact of developments on highways in terms of access to and from the highway is provided in a safe and effective manner
Optimal provision for parking, circulatory roads and access to the public road system is just as important as building location and configuration on the site for ensuring a successful development
Developers must make appropriate provision to mitigate their developments direct impact on the transportation system, facilitate the mitigation of overall regional impacts
Redevelopment will occur!
The potential traffic impact of the development
Adjacent roadway functional classification
Adjacent roadway traffic volumes
