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P23-0480 & Tract 8680, 3300 Busch Road Planning Commission 23 of 29 necessary) reimbursement for some or all the costs of improvements where applicable, as allowed for by the PMC (e.g.100 percent of the costs of the Santa Rita/Valley Intersection Improvements, and portions of Busch Road improvements. The specific details of these credits and reimbursements will be established as part of the Subdivision Improvement Agreement and separate reimbursement agreement(s) between the developer and the City. With respect to timing of the Santa Rita Road/Valley Avenue improvements, s taff requests said improvements be bonded with the Final Map and completed prior to the earlier of the following: 1) the issuance of the 300th single-family residential building permit, or 2) three years from the date of execution of the Subdivision Improvement Agreement. As noted, this improvement is eligible for Traffic Impact Fee credits and reimbursement through a reimbursement agreement, if applicable. The TIA evaluated the level of service at the intersection of Santa Rita and Valley and notes the existing Level of Service E condition. Policy 2 Program 2.2 of the City of Pleasanton’s General Plan requires developers to implement mitigation measures at major intersections to maintain acceptable levels of service. Staff’s condition on roadway improvements as written (Condition No. 143), allows the Project to add new trips to this failing intersection . This allowance, although not optimal, provides some flexibility to the applicant in being able to make progress on project construction, prior to the improvements being required. Table 1: Traffic Volume from TIA Staff also notes the City and the Project applicant are not in agreement about the requirement to design and construct the roundabout at the intersection of Busch Road and Street D. With respect to the Busch Road/Street D Roundabout, the TIA evaluated anticipated traffic flow at the intersection under two types of controls – side street stop control and as a roundabout and concludes that either type of control would yield acceptable operations. However, after reviewing the TIA and under City’s general police power, the City Traffic Engineer has determined that the roundabout is the appropriate traffic measure. The roundabout would improve intersection operation and safety, and serve as a traffic calming tool to reduce roadway speeds on Busch Road. As such, the conditions of approval require the Project to construct Busch Road along the entirety of the project frontage, including a roundabout at the Busch Road/Street D intersection. It should be mentioned the City’s most recent Development Impact Fee Report requires Busch Road to be a four-lane roadway. To provide a safe and operable intersection at Busch Road/D