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oftentimes, the parking lot is a zoo and vehicles cannot drive around the parking lot because the line is so long. She appreciated that Chick -fil -A has lengthened its queue, but her feeling is that when In -N -Out Burger was passed, the traffic portion was under- estimated, and her concern is that it might happen here as well. She indicated that she often saw huge delivery trucks right outside the entrance into the drive -thru and inquired where those delivery trucks are going to go now. She reiterated her big concern about just getting in and getting out of the area, noting that that Johnson Court is not really a court because it goes all the way through, and people really do not know that. She added that coming out of Johnson Court onto Owens Drive only has that right -turn option, and that confuses people as well. Commissioner Ritter thanked the applicant and staff for the amount of work that went into putting this proposal together. He noted that driving by that little tree farm corner right at the entrance to Pleasanton and seeing the big hole that it is with fences along there just looks horrible, so he is very much in favor of doing something to dress that area up. With respect to the Community of Character goal, he noted that there is a Starbucks and a gas station on the entrance to the City at Bernal Avenue and a McDonald's at Santa Rita Road, so no precedent is being set by having a new fast -food restaurant at another entrance, but he agrees with Commissioner Allen on making it look really elegant and nice. He indicated that he also agrees with Commissioner O'Connor on the trees. He noted that the renderings show how hot it is in the area with a lot of concrete around. He added that it would be good even just sitting outside In -N -Out Burger to have a little cover to provide shade, so trees would be ideal. Regarding Commissioner Piper's comments, Commissioner Ritter stated that every time he goes to In -N -Out Burger, there are always delivery trucks parked in the lot, so he is a little concerned about the flow of traffic and parking. He added that the stacking at In -N -Out Burger is horrible because it comes right out into the parking lot, and there are probably 10 to 12 cars stacked. He noted that based on Chick- fil -A's rendering, the proposed design would probably hold about 20 or so vehicles, which is a smart way to do it. He added that he liked the idea of having two drive -thru lanes with the little conveyer belt sending the food over. He indicated that he would support staffs recommendation in general with the incorporation of the comments each Commissioner has voiced. Chair O'Connor stated that the Commission needs to discuss and decide what it is that it would want to add to this proposal before sending it on to the Council. Mr. Dolan stated that the Commission needs to decide whether or not it is comfortable crafting conditions. He indicated that it will be a certain amount of time before this goes to Council so staff would have some time before it goes to the Council to work with the applicant on those conditions. He added that the Commission can also ask staff to craft the conditions and then come back to the Commission for its review. Chair O'Connor stated that with respect to the stacking issue, he would usually defer to the Traffic Engineer, but he believes he saw that discussed in the staff report and asked staff if there was a condition to move the ordering point to lengthen the queue or if it was actually just moved. PLANNING COMMISSION MINUTES, October 22, 2014 Page 9 of 30