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which was not considered at that time, and that was the reason why the Council did not agree to a '~ moratorium at that time. She believed that it was necessary for the City to take a step back and examine how the projects fit in and to have a moratorium on approvals. She noted that did not necessarily mean that the developers could not go through the EIR process. She did not believe that the moratorium should include multi-family rental and ownership units. She believed that the traffic was a key issue. Commissioner Maas noted that she was reluctant to support a moratorium until some of her questions have been answered. She was aware of significant traffic issues and noted that the Commissioners weighed those issued when a PUD is brought before the Cotntnission. She would like to see more information on the pros and cons of how a moratorium would affect the City as a whole, including the current and future fiscal impacts as well as potential lawsuits and their costs. She would like more information about projects already on the books and the impact on property owners' rights before she could endorse a moratorium. Commissioner Arkin would favor the recommendation of a moratorium to the City Council. He would like to address the thresholds and items to be included in a moratorium. He was concerned about the Vintage Hills Shopping Center project, which had significant traffic issues in the neighborhood. Commissioner Fox believed that the Vintage Hills Shopping Center project should be excluded from the moratorium. She believed that it would be inappropriate to put a moratorium on multi-family housing. In response to an inquiry by Commissioner Sullivan, Ms. Nerland advised that the Commission's decision must be based on fact and what it considered to be the threat to public health, safety, and welfare. She noted that the kinds of projects or impacts that created those threats should be identified and did believe that simply listing projects of concern would be sufficient. She suggested that the Commission state the perceived threats and then list the kinds of projects that would create those threats. Commissioner Arkin noted that traffic was the most important issue of concern to him, followed by the issue of grading hillsides. Commissioner Fox noted that the intersection of Bernal and Vineyard Avenues have had a high accident rate and added that it was near the Vintage Hills Shopping Center. She added that Santa Rita Road and Valley Avenue also had a high accident rate and noted that the impact of the Busch Project was yet to be realized. She noted that some intersections within Hacienda Business Park did not have a high accident rate and that they were near potential residential neighborhoods where the Level-of-Service was not critical. She believed that thresholds of high impact areas must be identified to justify a moratorium. Commissioner Maas suggested that to save staff time, that City Council consensus for the moratorium should be identified, followed by the detailed staff work to support it. PLANNING COMMISSION MINUTES March 24, 2004 Page 15 of 22