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project would be adequate to accommodate the expected demand, primarily due to the efficiencies generated by the two pick -up windows. To ensure the proposed queuing storage space is adequate, staff has added a condition which would require the location of the order boards to be adjusted if queuing interferes with the adjacent drive aisle. Sidewalks connecting the hotel, the retail uses, and the fast -food restaurant are in place within the Pleasanton Square II Shopping Center area. The applicant is proposing a walkway to connect the project site to the sidewalk next to the Smart & Final retail store, completing the pedestrian circulation system within the shopping center. Traffic and Roadway Improvements The Hexagon's Traffic Impact Analysis concluded that the proposed development would generate 2,009 daily vehicle trips with 185 trips during the AM peak hour (94 inbound trips and 91 outbound trips) and 132 trips during the PM peak hour (68 inbound trips and 64 outbound trips). The study also analyzed Level of Service (LOS) at four intersections in the vicinity of the proposed development, including the intersection of Hopyard Road and Owens Drive. All of the four study intersections currently operate at LOS D or better. Under all study scenarios, all of the signalized study intersections would continue to operate at LOS D or better during the AM and PM peak hours with one exception: Hopyard Road and 1 -580 EB Off Ramp would operate at LOS E under the Buildout scenarios during the PM peak hour. However, Hopyard Road at 1 -580 EB off -ramp is identified as one of the City's Gateway intersections in the General Plan. As a Gateway Intersection, this intersection is exempt from requirements to maintain LOS D. The Traffic Impact Analysis indicated that the intersection of Hopyard Road and Owens Drive has a northbound left-turn queue that will exceed the storage capacity of the left-turn lane in the existing and existing plus approved conditions without and with the project in the AM and PM peak hours. The proposed project would add up to a five -car increase in queue length to the northbound left-turn queue, resulting in an inadequate storage capacity for all analysis scenarios in the PM peak hour. As such, the proposed project design includes the extension of the existing left -turn lane south approximately 125 feet, and this improvement would be constructed by the project applicant. Please refer to the October 22, 2014 Planning Commission staff report for further discussion about traffic and circulation and Attachment 6 for the complete Traffic Impact Analysis Tree Removal and Landscaping An arborist report (included as Attachment 7), dated March 11, 2013, was prepared by Arbor Resources and discusses the existing trees on the project site. A total of 34 trees (comprising five tree species) were surveyed. The proposed development would remove 31 trees, including 16 heritage -sized trees (five coast redwood trees, two coast live oak trees, and nine eucalyptus trees). Page 8 of 10