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Impact 4.N-7: Development facilitated by the General Plan Amendment and rezonings could potentially add traffic to the regional roadway network to the point at which they would operate unacceptably under cumulative plus project conditions. Traffic generated by development facilitated under the proposed Housing Element on the potential sites for rezoning would not worsen any segment projected to operate acceptably to unacceptable conditions; however, it would increase the volume to capacity ratio (V/C) by more than 0.03 on two roadway segments projected to operate at LOS F: Sunol Boulevard (First Street) between Vineyard Avenue and Stanley Boulevard under Year 2015 and 2035 conditions; and Hopyard Road between Owens Drive and 1-580 under 2035 conditions. Based on the significance criteria, this is considered a significant impact. Existing development surrounding these roadways would need to be removed in order to widen them, rendering such widening infeasible. However, there are improvements that could be made to nearby parallel corridors which could create more attractive alternative routes and lessen the traffic volumes on Sunol Boulevard and Hopyard Road. A mitigation measure of the SEIR requires developers of the potential sites for rezoning to contribute fair-share funds through the payment of the City of Pleasanton and Tri-Valley Regional traffic impact fees to help fund future improvements to local and regional roadways. However, because the City cannot be assured that the collected regional funds would be spent to specifically improve the nearby parallel corridors as the regional funds are used by the regional agency, the traffic impact remained significant and unavoidable. Staff notes that the traffic impacts of the nine sites ultimately selected would be considerably less than the traffic impacts analyzed in the SEIR. VI. CONCLUSION Staff believes that the proposed draft Development Agreement is consistent with the General Plan and meets the requirements of State Planning and Zoning law. The draft Development Agreement provides the developer with certainty regarding project entitlements and provides the City with an agreement regarding the developer's obligation to pay certain development fees, school fees, and provide below market-rate housing units. VII. STAFF RECOMMENDATION Staff recommends that the Planning Commission take the following actions: 1. Find that the conditions described in CEQA Guidelines Section 15162 have not occurred as described in the Addendum to the SEIR and find that the previously prepared SEIR, including the adopted CEQA Findings and Statement of Overriding Considerations, and the Addendum to the SEIR are adequate to serve as the environmental documentation for this project and satisfy all the requirements of CEQA; 2. Find that the proposed Development Agreement is consistent with the General Plan; a Adopt a resolution recommending approval of Case P13-1944, a draft Development Agreement, as set forth in Exhibit A. Staff Planner Janice Stern, Planning Manager 925.931.5606/jstemCUJcit vofpleasantonca.aov P13-1944, Development Agreement June 12, 2013 Page 5 of 5