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Table 2: First Street/Rav StreetNinevard Avenue Intersection AM/PM Trip Rates Bernal Commercial SilverStone Commnnities AM Trips 12 20 PM Trips 394 29 Staff has concluded that project-generated traffic, while noticeable to the neighbors, would not be significant. Therefore, traffic impacts would be offset by payment of traffic impact fees. Traffic impact fees are collected at the time of building permit issuance and earmarked for intersections throughout the City which are prioritized for reconstruction or enhancement. This is the same approach used by the Planning Commission with the Bernal Commercial Development and in recommending approval of this project. City staff, the applicant, and the residents discussed what other mitigations could be developed to provide some solution to the concerns of the neighborhood. Two additional opportunities were discussed: I. Placement of a flashing yellow pedestrian beacon at an existing pedestrian crossing 2. Change of the traffic sequencing at the First Street/Ray Street/Vineyard Avenue intersection from a split phased operation to a protected permissive left/left yield similar to the Meadowlark Drive/Bernal A venue intersection operation. The residents had some interest in the placement of the lights at a pedestrian crossing at a new mid-block crossing closer to the project; however, staff did not support a new mid-block crossing location due to pedestrian safety concerns. Staff would support the beacon at an existing crosswalk if the applicant is required to fund a local traffic-calming measure. The change in sequencing for the signal at the First Street/Ray Street/Vineyard A venue intersection would reduce delays appreciably at that intersection such that there would be a noticeable improvement to the level of service. However, the residents were not supportive of this modification. City staff, therefore, recommends that the applicant pay the required traffic fee. A condition of approval has addressed this issue. Parkinf! During the neighborhood meetings that were held by staff, the neighbors residing on the nearby single-family zoned streets, such as Adams Way and Amador Court, specifically expressed that the proposed project is well designed; however, they also noted that it needed to contain more guest parking, given the current parking problems of the neighborhood. The neighbors pointed out the potential parking impacts that would be generated if multiple project residents owned SR:06:060 Page 7