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that really the impact of the EDZ being built is minimal on this project? Do you agree with that conclusion? Beaudin: We do agree with the conclusion; however, we're proposing a lot of traffic improvements in and around Johnson Drive as part of the EDZ so things should essentially level out in this area. The Hopyard and Owens Drive intersection is a gateway intersection and we've chosen to leave those intersections as is and so there's limited amount of things we can do relative to the EDZ and other improvements that will happen in the area over time and so if it's not a gateway intersection, we plan to make the improvements necessary to keep our level of service up to acceptable levels. Weinstein: And if I could just add to that too, the net difference between the existing plus near term projects with and without EDZ, the net difference between those two scenarios is generally less than 10 seconds of delay per vehicle and in most cases for most intersections, at most times during the day it's a couple of seconds or less than a couple of seconds. Commissioner Nagler: Okay, on a related question, in talking about the potential traffic mitigations, one of the traffic mitigations as I understand is potentially being proposed is to only allow right hand turns out of the parking lot, right, onto Owens. Commissioner Brown: that would be the west driveway between Larkspur and Tommy T's? Commissioner Nagler: Right, and that would generate U -turns at the end of the block, right? Beaudin: Yes Commissioner Nagler: So given the increased traffic flows in general and the potential impact of the EDZ, staff is comfortable with creating a buy in of U -turns at the end of that block as an overall traffic mitigation method? Luchini: It isn't a traffic mitigation but we've had a conversation with the Traffic Engineer on that and as far as the Chick -Fil -A traffic study analysis that was done there, there was a U -turn analysis done already and that's already been taken into account with this traffic study. So they are comfortable and staff is comfortable with the conclusions in the report. Commissioner Nagler: Including the additional U -turn traffic that would be generated by the traffic mitigation on the right turn only? Weinstein: Yes, so the traffic study looked at existing plus project conditions at that U- turn on Owens and they're finding that, again, we're looking at 95th percentile conditions, the westbound U -turn queue on Owens would be 100 feet during the AM peak hour and 75 feet or three vehicles during the PM peak hour. Beaudin: And really just to answer the question, the Traffic Engineering staff has reviewed the traffic report and we are accepting the conclusions in the report. I had PLANNING COMMISSION MINUTES, September 28, 2016 Page 17 of 32