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which adequately cover the extent of the proposed development and its traffic <br />impact. <br /> <br /> (4) Any non-residential development which proposes to access a street <br />which is residential in character and classified as a minor collector or lower order <br />street. <br /> <br /> (5) Any other development proposal which, as determined by the City <br />Engineer. has a significant potential to cause or aggravare traffic safety or <br />congestion problems and, as such, would benefit from a professional review of <br />proposed access and circulation designs. <br /> <br />(a) Special standards and requirements. <br /> <br /> (1) For any development described in subsection (a) above, a traffic <br />impact analysis, prepared by a licensed professional Engineer, shall be submitted <br />for review and consideration by the City. A minimum of five copies of such <br />traffic impact analysis shall be submitted to the City at the same time as the initial <br />application for site plan or zoning approval. Subdivision plats, site plans, <br />rezoning applications, use permit applications, and other development proposals <br />for which a traffic impact analysis is required shall not be deemed to be received <br />until the traffic impact analysis is submitted. The Traffic Engineering Department <br />will provide available technical information. The applicant must collect traffic <br />data that is not already available or is outdated. <br /> <br /> (2) The submitted traffic impact analysis shall, unless otherwise <br />approved by the City Engineer in writing, contain the following information and <br />analysis: <br /> <br />(i) Existing conditions summary-including twenty-four hour volumes, <br />peak periods and peak volumes on adjacent roadways, peak <br />periods and peak volumes of the generator, and peak hour <br />factor(s); roadway geomerrics; grades; lateral clearance; heavy <br />vehicles, pedestrian, bicycle, and recreational vehicle percentages; <br />existing lane configurations; traffic conu:ol devices and timing <br />plans if signals are present and level of service analysis based on <br />the 2000 Highway Capacity Manual. <br /> <br />(ii) Future conditions summary-including the horizon (analysis) year(s) <br />and the criteria used in its selection, committed future roadway <br />improvements, traffic growth factors combined with forecasts for <br />adjacent sites to determine future background traffic (both twenty- <br />four hour and peak period), and level of service analysis, compared <br />with existing conditions. <br /> <br /> <br />