-case scenario must be revised by omitting <br />as a reasonable land use. Without a correct trip generation number, staff cannot <br />recommend the trip cap condition of approval with enough specificity to guarantee an <br />enforceable requirement. A vague trip number or statement deferring calculation to <br />subsequent decision-makers appears inappropriate and would not constitute necessary findings <br />of fact needed to demonstrate compliance with Statewide Planning Goal 12. <br />In order to permit the applicant an opportunity to rectify the error and submit a revised <br />analysis with an accurate trip generation cap, Planning Commission must agree to reopen the <br />public record. Submitting a revised TPR analysis would constitute new evidence which is <br />inadmissible after the February 2, 2021 close of the public record to new evidence and <br />arguments. Further, accepting new evidence without providing interested parties the <br />opportunity to review that evidence would unduly jeopardize their ability to participate in this <br />land use decision. For these reasons, staff recommend reopening the record to allow both the <br />applicant and interested parties to submit new evidence for a period of seven days. In order to <br />provide all parties, including staff, the opportunity to review and respond to any new evidence, <br />staff also recommend an additional seven days for the submission of responsive testimony <br />rebuttal. <br />Requiring New Traffic Light or Intersection Improvements <br />Neighbors have expressed concerns with respect to the functionality of adjacent intersections, <br />particularly along Railroad Boulevard, where making cross-traffic turns can be rendered difficult <br />during peak traffic hours. These are valid concerns, and the City understands that turning onto <br />Railroad Boulevard will become more difficult as the number of residents and trip generating <br />uses in the area increases. However, until a specific development proposal is under review, the <br />best mitigation remedy available is the recommended trip cap condition. The trip cap condition <br />- <br />scenario under the current I-2 zone. The condition would also provide an opportunity for the <br />trip cap number to be amended or increased through the TIA procedures. As discussed above, <br />the TIA evaluation will be based upon an actual development proposal and mitigation can be <br />more accurately attributed to the impacts the exact development proposed. For this reason, <br />the trip cap condition forgoes requiring traffic mitigation for a theoretical development and <br />instead will apply to an actual development proposal. <br />Base <br />determining the need for a traffic signal) would not be triggered through the proposed <br />amendments or zone change. This means that staff cannot recommended installation of a <br />traffic signal at this time, particularly with the imposition of a trip cap that would ensure no net <br />increase in vehicle trips. Staff recognizes that a new traffic signal might benefit neighbors, but if <br />the warrants are not met staff cannot recommend or legally require that an applicant pay for <br />such an improvement. <br />Impacts to Multi-Modal Transportation <br />Staff agree with testimony concerning the pedestrian environment and bicycle access along <br />Railroad Boulevard. However, as evaluated above in terms of requiring other public <br /> <br />