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to be consistent. He advised that solar energy could be used to supplement heating and hot r' water. THE PUBLIC HEARING WAS REOPENED Mr. Vigen stated that there are some extremely high voltage uses for McDonald's and he understands that the Planning Director said there was not enough roof area to provide sufficient capacity for photo voltaic panels. He noted that there is not a lot of water heat in the building. He advised that a McDonald's was constructed in Antioch in conjunction with P.G. & E. and most of the significant issues are in the LEED package. He noted that he would question the validity of the requirement for photovoltaic panels without a full engineering analysis. He noted that staff has addressed the issues by requiring that the LEED approach be used. Chairperson Sullivan asked if the applicant would commit to constructing this building with the same building standards of the Antioch building. Mr. Vigen advised that the primary and most significant idea was glass and that has already been addressed in the design of this building. THE PUBLIC HEARING WAS CLOSED Commissioner Harvey questioned whether there is a way that McDonald's could work with the Park District to develop some type of recycling program. Commissioner Roberts suggested signage. Commissioner Maas recommended that consideration be given to an "adopt-an-area" clean-up program. ,-- Chairperson Sullivan stated that he is concerned that this is a gateway to the City and questions whether we want a McDonald's at this location. He noted that his biggest concern is with the traffic, noting that at General Plan Buildout there will be a v/c ratio of .98 at the Stanley BoulevardlBernal A venue intersection with this project. He also expressed concern that the traffic buildout model does not include the additional cut-through traffic that will be realized when El Charro is connected to 1-580, and that a McDonald's restaurant at this site may create more cut-through traffic. Chairperson Sullivan noted that at the Planning Commission's last meeting it was suggested that a workshop be held regarding the Stanley Business Park. He stated that if the workshop had been conducted first, a fast-food restaurant may not have been part of the Business Park. He commented that if the project is approved, he would like to suggest that a comparison be made between this proposal and the Antioch McDonald's to see if some of those measures, as well as LEED requirements, could be included in this building. Commissioner Roberts moved to: (1) find that Case PDR-118 would not have a significant effect on the environment; (2) approve the Negative Declaration prepared for the project; and (3) approve Case PDR-118, subject to Exhibit "B," with the addition of the following conditions: . a family restroom shall be included in the McDonald's restaurant; . the owner/operator of the McDonald's restaurant shall be responsible to the larger community for any trash generated from this project and shall discuss with ".- PLANNING COMMISSION MINUTES May 23, 2001 Page 6