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Mr. Weinstein stated that the Planning Commission held a public hearing on the project on October 22, 2014. No public comment was received. The Commission recommended approval of the project on a 401 vote and modified the Conditions of Approval to add stone veneer design features and additional vegetation to those most visible elevations of the project. Staff believes that the project is compatible with surrounding uses, would not generate any adverse impacts that could not be mitigated, and is thoughtfully designed in the context of the site's irregular shape and proximity to the freeway off ramp and major entryway into the city. Councilmember Brown asked if staff received any feedback from adjacent businesses. Mr. Weinstein stated that notices were distributed to within 1,000 feet of the project site. Staff received no letters or comments of concern. Councilmember Brown said she believed Chick-fil-A's product offerings focused more on a lunchtime menu. She asked whether the mid-day traffic generated by the project could create challenges that exceed those seen in the a.m. and p.m. peak hours. Traffic Engineer Tassano acknowledged the concern, particularly as Chick-fil-A is like In & Out in that it is somewhat of a destination establishment, and explained that staff had specifically that Hexagon also collect data on mid-day volume when visiting the San Jose location. While not indicated in the report, he did speak with the engineer who drafted the report to discuss what that volume looked like in comparison to peak hours. He explained that while the project would likely generate more daytime traffic, the on street traffic is not as heavy during this time and therefore it is not expected that the project would increase congestion beyond what is seen during the peak hours. Councilmember Brown noted that the traffic study looked at the cumulative impacts within the shopping center, marrying the data obtained from the San Jose location with that of In & Out which is not open for breakfast. She requested confirmation that the cumulative impacts of the project and existing businesses within the center will not significantly increase congestion. Mr. Tassano explained that the study looked specifically at the expected travel patterns of vehicles in and out of as well as within the center. He stated that while there may be some congestion within the parking lot resulting from the parking lot, it does not extend onto the roadways. Additionally, while parking for the patrons of surrounding businesses may not be as convenient there is sufficient parking within the center to accommodate the project during all operating hours. Councilmember Narum asked if the traffic study assumes a certain level of cannibalization. Mr. Tassano said "no," it did not assume a reduction in the trip volumes for either In & Out or the nearby Taco Bell. The only adjustment made to vehicle trips was to account for people already on the roadway. Vice-Mayor Pentin asked if staff has a standard formula for cannibalization. Mr. Tassano explained that the concept is typically only applied if an economic report establishes the appropriate bases. Generally speaking, he does not reduce the number of trips in this manner because he would prefer to conservative in his estimates. Councilmember Olson said he spoke with the City Manager regarding a misrepresentation in Condition of Approval No. 65. Specifically, the graphics do not depict any landscaping along the northern elevation until year 3. He asked and Mr. Weinstein confirmed that the condition requires that landscaping be installed at the time of project construction. City Council Minutes Page 10 of 14 Dec 2,2014