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her promise of an award, and moved to approve the PUD with the recommendations provided by staff and Council. Councilmember Thorne seconded the motion and subsequent amendments and thanked the applicant for the trail system additions. Mayor Hosterman added that difficult economic times call for strong support of economic activity and showcasing Pleasanton's vibrant community. Vice-Mayor Cook-Kallio stated appreciation for the applicant's accommodations regarding trail access and senior housing school impact fees. She also supported the motion. Councilmember Sullivan said that he believes the trip generation statistics understate the project's traffic impacts. He acknowledged the contention that this project may result in less traffic than that of a standard residential development but noted that the applicant estimated an average resident age between 55 and 65 years of age, which still affords a very active lifestyle. He confirmed that the traffic report indicates that the intersection of Valley Road and Santa Rita Road will operate at services level E during peak hours and added that the proposed mitigation of a third left-hand turn lane onto Valley Road east is a very unpopular one. Traffic Engineer Mike Tassano acknowledged the unpopular nature of this mitigation as well as the General Plan condition which recognizes that other regional and local roadway improvements ultimately make a triple southbound turn lane unfavorable. He explained that staff continues to look for other alternatives and there is currently an option for a northbound right turn lane but it requires some additional considerations. He added that conditions within the General Plan allow the continued payment of fees while studying other options which is what staff has currently opted to do. Councilmember Sullivan asked and confirmed that without a full analysis, there is no estimate of what those fees might be relative to the improvement received. He asked why this project did not include abuild-out analysis and expressed particular interest in the intersection of Valley Drive and Stanley Drive. Mr. Sano explained that a developer is only required to perform a build-out analysis if their project significantly changes the existing land use; in this case the recommended change has a lesser impact than what was approved for the site and such an analysis seems unnecessary. Councilmember Sullivan asked what the estimated level of service is for the intersection at build-out and what mitigations are used to make that possible. Mr. Tassano said service level D, afforded by the mitigation measure of three eastbound through lanes and three westbound right hand turn lanes. Councilmember Sullivan questioned the relevance of the study given its age and suggested revisiting the issue. Mr. Sano explained that the numbers anticipate abuild-out scenario that includes extension of EI Charro Road to I-580 which should pull a significant amount of traffic off of this particular intersection. Councilmember Sullivan asked and confirmed that the analysis includes Busch Road connecting to EI Charro Road. He asked if staff has analyzed the impact of those improvements on various parts of town. Mr. Tassano explained that the General Roadway Network in the 1996 General Plan and 2005 proposed General Plan look at each scenario at build-out. City Council Minutes Page 15 of 19 February 17, 2009