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Traffic be dispersed among Kamp Drive, Mohr Avenue, and Valley Avenue//Bush Road; No road connection or access to the 23 acres from any other point other than the Valley Avenue/Busch Road location, and no pedestrian access should this be a school site due to concern about drop off/pickup at that location, much of what is seen at Martin Avenue; Ponderosa to mitigate traffic impacts in anticipation of a potential high school or 1,000-student school facility site. Ponderosa has over-mitigated for traffic impacts, done substantial alignments, improvements, and widenings to Valley Avenue between Boulder Street and Quarry Lane, to Busch Avenue, in Hacienda Business Park, one in the Downtown area which has not yet been planned. Ponderosa is also currently in the design stage for the free right-hand turn lane a1 Stanley Boulevard/Valley Avenue/Bernal Avenue intersection. This was in anticipation of the 1,000-student middle school. Alternatively, should the School District not exercise its option, which terminated in May of 2008, the site be designated for medium density senior housing. This project is at four units to the acre, under the midpoint of the density range. Six of the seven study intersections will operate at acceptable LOS A-D with the one exception of Valley Avenue/Santa Rita, which will continue to operate at the existing LOS E, with the Existing-Plus-Approved Projects scenario. The project adds 1.6 seconds to the Valley Avenue/Santa Rita Road intersection in the PM peak, which is a result of 53 cars in the afternoon and 30 cars in the morning, in contrast to the school facility site which would have generated 1,160 trips in the morning and 100 trips during the PM peak. This project, therefore, would produce 97 percent less morning traffic impact than what the school facility would have created, and 47 percent less than what would have been created in the afternoon. The possible extension of an EVA out to the north property boundary toward Zone 7 or the quarry lake with the possibility of access off of Mohr Avenue for emergency purposes; this was not supported by the Fire Marshall and instead expressed a strong preference for the current Sandstone Court location, which would be a solid gate, painted to match the existing masonry wall to make it visually blend with the existing wall, and to be used only for emergency purposes. In summary, Ms. Hardy stated that the project is consistent with the existing General Plan's land use of medium density senior housing and with the requirements of the Ironwood PUD. She noted that it is below the mid-point and that under the current General Plan update process, the site has been allocated 113 units. She added that the project's Mitigated Negative Declaration has evaluated the project and has determined that the project will not have a significant effect on the environment. She indicated that Ponderosa is in agreement with staffs findings and the conditions of approval, except for three minor changes: EXCERPTS: PLANNING COMMISSION MINUTES, July 9, 2008 Page 9 of 20