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subject to staff's recommended conditions with modifications requiring the applicant work with staff to: investigate the feasibility of installing retaining walls along the rear property lines of Lots 10-13 and 16-17 in order to eliminate the 2:1 slope bank in the rear yards and maximize the flat, usable space; investigate the feasibility of including sidewalks on both sides of the street by reducing the street width; and determine an acceptable stormwater treatment plan for the project. Since the Planning Commission hearing, the applicant has been working with staff to address these conditions. For example, the applicant will provide sidewalks on both sides of the street by narrowing the street width to 32 feet and the applicant is redesigning the stormwater treatment plan to substitute pervious street pavement for the media filtration vaults (i.e., oil/water separators). DISCUSSION Staff analysis indicates that the proposed density, site plan, and size, design, and positioning of the buildings are appropriate for the subject site. The applicant will be required to mitigate traffic impacts created by the project through the payment of traffic fees. The project will also provide for-sale single-family homes for seniors, which is a housing type not currently provided in the City. A detailed analysis and discussion of the proposal is included in the Planning Commission staff report dated June 25, 2008, including: the Planning Commission Workshop; land use including General Plan conformity, zoning and uses, disclosures, and age restrictions; traffic and circulation including gated development, trails, and vehicle restrictions on private streets; parking; noise; grading and drainage; geotechnical study; building design; site development standards; adjacent neighbor concerns; affordable housing; Green Building; common and private open space; and landscaping and fencing. This report includes supplemental discussion regarding traffic and circulation, the East Pleasanton Specific Plan, affordable housing, and trail connections. Traffic and Circulation Adding traffic onto Valley Avenue has been the most frequent concern expressed by Pleasanton residents regarding the proposed project. A traffic study was conducted for this project which indicates that the traffic from the proposed project would not result in any intersection exceeding the City's LOS D or better standard. The Santa Rita Road/Valley Avenue intersection will not meet the LOS D or better standard in the PM peak hour with the existing traffic plus traffic from approved but not yet built projects. The proposed project would add a small amount of traffic to the Santa Rita Road/Valley Avenue intersection (19 AM peak hour trips and 27 PM peak hour trips), increasing the average delay by 1.6 seconds, but not resulting in a change to the LOS at this intersection in both the AM and PM peak hours. The construction of a third southbound left-turn lane at this intersection will allow it to operate at LOS D in the PM peak hour, but the City is also exploring other mitigations for this intersection. The traffic mitigation for this intersection is considered to be a Citywide responsibility and is discussed in the Draft General Plan. Specifically, Program 2.3 indicates: Exempt conditionally the Santa Rita RoadNalley Avenue intersection from the City's LOS D standard in that the mitigation of adding a third southbound left turn lane is a short-term Page 6 of 13