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nue and Utah Street and the Bernal Avenue retail center located on the west side of Bernal Avenue opposite the Home Depot site. Therefore, the applicant's payment of traffic fees along with the construction of the Stanley/Val- ley/Bernal intersection improvements implements Program 2.5 of the Circulation Element of the Pleasanton General Plan, which states, "Require whatever mitigation measures are necessary, including the withholding of building permits, to return intersections to acceptable levels, in the event that LOS "D" is exceeded." California Splash Traffic "fhe Dowling traffic report did not include the approved trips for the California Splash develop- ment given that its trips were determined to be primarily oft=peak trips, thereby not impacting the weekday a.m./p.m. peak commute hours: 7:30 a.m. to 8:30 a.m. and 4:30 p.m. to 5:30 p.m., respectively. Loop Road Alternative The traffic analysis also reviewed in detail the effect of a loop road located as a connection from the parking area at the east boundary adjacent to the P. G. & E. substation site. This review evaluated the surrounding circulation and levels-of-service. The loop road alternative was evaluated to see if it would mitigate the LOS conditions at the Stanley/Valley/Bernal intersec- tion without the need to widen any leg of this intersection. However, the report shows that the improvements to I,OS brought about by the loop road alone would be negligible and would still require roadway widening/modification of the intersection. The loop road also raised various concerns pertaining to the project's building and site design treatments. The alternative would have also required acquisition of additional right-of--way from P. G. & E. Staff does not rec- ommend the loop road alternative in that it would require direct access from Nevada Court along with changing the cul-de-sac to a through lane. These changes would impact the Congregation Beth Emek, facing Nevada Court. The Congregation Beth F,mek have stated their opposition to the loop road as noted above. Valley Avenue Traffic Levels Valley Avenue neighbors expressed their concerns regarding the proposed project and its impact to the Valley Avenue traftc levels. The following table contains a summary of those impacts to five Valley Avenue intersections for the a.m./p.m. peak hour volumes, based on the information provided in traffic study in the following figures: ^ Figure 2 -Approved Conditions i~olumes and Geometries ^ Figure 3 -Project Only Traffic i~olume ^ Figure 4 -Approved + Project Wit{aout Loop Road volumes and Geometries PCUP-165/PDR-529/PMOD-81-25-7M Page 20 of 36 December 13, 2006