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Commissioner Allen: I agree with removing the tree. I agree with the larger planting boxes and I would like to suggest, and I think staff had made this suggestion as well, that we increase the amount of landscaping we have and the trees in the front. Commissioner Balch: And how are they going to redesign the lot? Commissioner Allen: Well, when they look at re- designing. I realize we've got a tough lot, but the setback standard is 20 feet and we're allowing a setback to parking that looks like it's a matter of two or three feet. So I think we ought to expect decent landscaping especially if parking stays in front so there's a little bit of a buffer. Commissioner Nagler: So just could I say, to be fair to the applicant, the small setback is a response to staff's desire that some of it be on Owens. Commissioner O'Connor: When we've got a lot of trees in, I'm coming from personal experience, you've got to be careful with trees and where they go because you can get trees that are perfectly sized to block all of your tenants' signage and that's exactly what an owner of a retail establishment does not want. Commissioner Allen: That's a good point. So we've got a balancing act here. Let me just ask—do you agree or do you not agree that it would be nice to have a little more landscaping, and I'm specifically talking about.... assuming we have parking in front. That's the main area because right now if you look at the spot, there's actually bushes. There's grass and there's bushes so you actually don't see the front of the cars at the Denny's lot as much. Commissioner Balch: My only comment to that is, I would want it so that someone walking on the sidewalk can get into there safely. From where those points are and how they denote them ..... I don't.... Commissioner Allen: It's this here which is pretty sparse Commissioner O'Connor: As long as it's not so tall you can't see through Chair Ritter: It's got to be an inviting lot without blocking. Commissioner Allen: Exactly. Chair Ritter: I'm also in favor. I think if we can't move the buildings forward to get the drive -thru up to 12 or 13 spaces for the queueing line, I'm okay with removing the tree and not charging. I think the queueing line is the key. D. Does the Planning Commission support the proposed uses? Commissioner Balch: I do not. Here's why and Galen mentioned that they hadn't necessarily examined it so I'll give them the benefit of the doubt on that. But given the proposed current zoning that's C -F and you look at the C -C circled, and again, I understand that they're restricted so they may add some additional as they kind of flow through the process. There's barely a throw of C -F uses on the C -C's they circled. In PLANNING COMMISSION MINUTES, September 28, 2016 Page 28 of 32