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d <br /> 3 <br /> The results shown in the final column of Table 3 <br /> are satisfactory as they are shown or when <br /> compared to the existing V/C ratio or level of <br /> service . In some instances the year 2000 V/C <br /> ratio is less than the existing 1986 V/C ratio. <br /> The extent of future impacts depends on the amount <br /> of cumulative development that will actually build <br /> out . It was assumed in this analysis that all <br /> cumulative development would occur in the next 15 <br /> years , and it is very possible that this is a <br /> worst case. If there are some potential projects <br /> that will not ultimately develop, then the results <br /> of the capacity analysis are conservatively high . <br /> The levels of service may actually be better for <br /> future conditions than shown in Table 3. <br /> In general , it appears that traffic conditions at <br /> the various locations studied will be tolerable <br /> for the future cumulative scenario. This is based <br /> on the condition that the mitigation measures <br /> recommended below are all implemented. <br /> Project Mitigation <br /> The project by itself would cause a need for some <br /> improvements in the area because existing traffic <br /> conditions are in the LOS E or LOS F range at some <br /> locations. Since the project will be developed in <br /> four phases over the next 20 years, it was assumed <br /> that it would be completed along, with , or after <br /> all of the other cumulative areas build out. <br /> Project traffic is less than 4 percent of the <br /> total future traffic in the area . A mitigation <br /> fee could be applied to all future developments <br /> based on trip generation or percent impact , to <br /> help pay for the major improvements necessary for <br /> satisfactory traffic circulation of the large <br /> cumulative development . The percent impacts of <br /> the Kaiser project at all intersections studied <br /> are shown in Table 3 . This may be helpful in <br /> determining a mitigation fee for the project. <br /> Summary of Project Interim Mitigation Measures <br /> Phase I Mitigation <br /> Phase I of development consists of building a <br /> parking lot and support services and facilities <br /> for 90 doctors. The total building space develop- <br /> ed during this phase will be about 68 ,000 square <br /> feet of doctors offices, and 8,000 square feet of <br /> support services . This will create 3 , 875 daily <br /> trips and 390 trips during the peak hour. <br /> 24 <br />