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rt~ject(s}, such as eritas, and provide the frame or for a more practical mixed <br />used business park. <br />3.0 STAFF COIVIlNIE1~IT and REECtJ1VE'Vl[E ATI~IoIS <br />3.2 To begin the AUAR review process staff will work more closely with Planning <br />Consultant, DSU to develop a work plan and cost estimate for the project based <br />upon. the recommended land uses. In addition, there will be a need to hire a <br />traffic consultant to evaluate the estimated traffic capacity of recommended <br />redevelopment plan. There is an opportunity to partner with the I-3 5 W <br />Coalition's traffic consultant, SRF, in this effort as they Look at the traffic impact <br />all along the entire corridor based upon the build aut study. <br />3.3 Staff will return to Council with a request to approve a work plan and costs <br />associated with the development and review of the AUAR by DSU and traffic <br />study by SRF in late January. <br />3.4 The staff prepared both visual and technical reports necessary to evaluate the <br />impact to the community of the 270 acre redevelopment master plan, including 46 <br />parcels. The technical plan. amendment describes the possible redevelopment of <br />between 2.1 and 3.5 million square feet of building area depending on the height <br />of the structures and the traffic and utility capacities. <br />3.5 Focus group meetings have been. held. A staff summary the findings is attached. <br />3.6 An AUAR approach to environmental review is recommended over more <br />parcel specific approaches such as an EAW or EIS for several reasons: <br />1. It requires the technical rigor of an EIS, the most rigorous form of review, but <br />uses the convenient "worksheet" format of an EAW. <br />2. Unlike an EIS or EAW, an AUAR requires mitigation of the project's <br />environmental impacts. <br />3. An AUAR addresses impacts of future development, as well as of the <br />proposed project. <br />4. As a result, future projects in an AUAR study area may not require further <br />detailed environmental review, if they are consistent with original AUAR <br />assumptions, their impacts do not exceed those anticipated by the AUAR and <br />mitigation measures are implemented, as required by the AUAR. <br />PF3232 - RCA(010801) Page 3 of 6 <br />