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way in either direction, giving the 36 feet. He agrees that there should be sidewalks on both sides. Commissioner Narum inquired if the streets could be reduced allowing for more sidewalks. Mr. Tassano replied that one consideration staff makes when building low-volume roadways is that, in the past, roadway width has been reduced to 32 feet in many developments. He noted that in reference to the 36 feet, it would be unlikely that there would be multiple vehicles parked and added that seniors could walk along the edge of the roadway, although he did not believe this was the ideal situation. He stated that he would prefer a 32-foot width and have sidewalks on both sides. He added that he could work with the developer on this at the Tentative Map stage. Commissioner Narum referred to the Table on page 8 of the Traffic Study and mitigation of a third left-turn lane to the southbound approach on Santa Rita Road onto Valley Avenue and asked if there was a timeline planned for its installation. Mr. Tassano replied that it was included in the traffic study developed in 1998 with a scheduled implementation for the year 2000. He noted that currently, there is no a timeline in place and that staff is looking at alternatives to that triple southbound left-turn lane in conjunction with the City's new General Plan. Commissioner Narum stated that in Table 2, there are two intersections at Level of Service (LOS) E and that it was reduced and looks a lot better with mitigation. She questioned when these would drop down to something acceptable. Mr. Tassano replied that the City is working on a plan to fix the intersection and that in the short term, the triple southbound left-turn lane is required in order to make it run acceptably. He noted that there are some small changes to make it work additionally better, but that ultimately at build-out, it is not truly needed. Chair Blank confirmed with Mr. Tassano that the cost of the triple southbound left-turn lane would cost about $350,000 which has doubled from the 1998 estimate. Commissioner Fox referred to Appendix A of the Traffic Study and some of the existing PM peaks and noted that the LOS for Stanley Boulevard and Valley Avenue is F and D and LOS D and E for Valley Avenue and Santa Rita Road. She asked what the difference was between HCM and ICU and if the LOS is already at F, why nothing is checked under land use planning when it appears to conflict with other applicable land use plans including the General Plan. She noted that she thought the General Plan states that, with the exception of the Downtown, LOS D should be the worst level of service anywhere else in the City. Mr. Tassano replied that Traffic Engineering uses both the Highway Capacity Manual (HCM) and the older version Intersection Capacity Utilization (ICU) which does not take into account as many factors. He noted that the table uses HCM average-controlled delay information and that the ICU is more on how well each PLANNING COMMISSION MINUTES, July 9, 2008 Page 11 of 39