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Commissioner Arkin noted that he would like to set the traffic threshold at 200 additional daily trips on a residential street. Commissioner Sullivan suggested that it be specified that the additional trips be generated by the project. Mr. Iserson inquired whether Commissioner Arkin had a basis for the threshold number of 200 trips. Commissioner Arkin believed that 200 additional trips would negatively impact the safety and welfare of the residents on the street. Commissioner Fox noted that pedestrian safety would be an important component of this threshold. Commissioner Sullivan noted that it may not be possible to develop complete findings during the meeting and would not want to miss any important items. He suggested presenting the general findings and requested that staff further develop the findings so that the Commission had a defensible position by the time it was heard by the City Council. Commissioner Arkin concurred with Commissioner Sullivan's suggestion. Mr. Iserson noted that the number of trips onto residential, collector, or thoroughfaze streets would not be known at the start of a project. He suggested identifying a project producing a certain amount of trips would be a more precise method of identifying impacts. Commissioner Sullivan suggested that language similar to, "Any project that exceeds 20 units, except certain exemptions, for example, those areas with recent Specific Plans indicating a thorough review and mitigation of impacts including traffic and grading such as the Happy Valley area." He noted that such an exemption would allow Spotorno and the Bypass Road to continue. He believed that findings could be made for traffic impacts on neighborhood streets by 200 trips, as well as a traffic impact on the City's ability to deal with the 33 intersections not meeting Level-of-Service requirements. He noted that it would make it much more difficult for the City to mitigate those traffic impacts. Commissioner Fox wished to ensure that if this moratorium were to be legally challenged, the Commission was not perceived as trying to institute it in order to cut down on the availability of affordable housing. Commissioner Sullivan noted that he did not wish for Staples Ranch to be exempted because it operated under a 1986 Specific Plan, which was not adopted recently. Mr. Iserson noted that the major issues were traffic and hillside grading and advised that staff would attempt to generate findings that support those two issues before bringing it to Council. Commissioner Sullivan would like the issue of public welfare to be included in the findings. PLANNING COMMISSION MINUTES March 24, 2004 Page 16 of 22