Rezoning for Class A Industrial: The Traffic Comparison Most People Miss at the Rezoning Hearing
- JRH Engineering & Environmental Services, Inc.
- 13 hours ago
- 2 min read
How to Support the Rezoning for a Class A Industrial Project
After six years serving on a Planning & Zoning Commission, the two most common concerns I hear about new development are drainage and traffic. Serving as a
planning and zoning commissioner in a fast-growing city—where everyone wants to live, work, and invest—those concerns are valid and deserve clear, factual
discussion.
Fast growing cities all have interest in Class A industrial developments because of the economic value they can bring. As commissioners, our role is to evaluate
best use of land, not just what is proposed, but what could be built there by right.
Because of my background of working with private developers for over 10 years as an engineering firm owner, I often find myself helping add context around
development components, especially traffic. Every commercial project our firms works on requires trip generation data. Not every commissioner has that lens, so I
want to share a practical way to strengthen the traffic argument for industrial projects.
Why Class A Industrial Deserves a Closer Look
Class A industrial development should be framed for what it is:
High tax base per acre
Minimal public service demand (schools, parks, emergency calls)
Stable, long-term occupancy
Infrastructure-supportive rather than infrastructure-consumptive
Key point:
“This land use helps pay for the very road improvements residents are asking for.”
Traffic Is About Comparison, Not Fear
One of the most effective ways to discuss traffic is to compare what’s proposed against what is allowed by right.
Below is a comparison of weekday trip generation for a 100,000 SF building, based on ITE trip generation data (excluding pass-by trips):
Light Industrial (ITE 110): ~36 vehicle trips/day
Hospital (ITE 610): ~239 vehicle trips/day
Recreational Community Center (ITE 495): ~288 vehicle trips/day
Retail Supermarket (ITE 821): ~1,014 vehicle trips/day
In many cases, land zoned General Commercial could support hospitals, retail, or entertainment uses that generate several times more daily traffic than a
rezoned light industrial project.
Better Conversations Lead to Better Decisions
Developers can play a key role in improving the public conversation around traffic by proactively addressing key questions—rather than waiting for concerns to
surface at a public hearing.
Helpful discussions include:
What time of day does traffic peak?
How does this traffic compare to other uses allowed by right?
Where do trucks queue, stage, and turn around on-site?
How is neighborhood cut-through traffic prevented?
Show how developments allowed by right can be built closer to the property line (imagery is powerful)
When developers clearly communicate these points, commissioners and residents alike can better understand not just how much traffic is generated, but how it
functions within the surrounding roadway network.
Trip generation estimates referenced above are based on ITE TripGen, 12th Edition.
Disclaimer: This article is intended for general information only and does not provide engineering advice. Always consult a licensed professional engineer for
project-specific guidance.
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