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support of the project and noted that Condition No. 7 focuses solely on being able to go beyond the 3,349 square feet if they secured additional parking. But, based upon Mr. Tassano's comments about traffic and incremental trips, she thinks something should clarify that it is not just parking but also includes trip analysis and traffic volumes. Commissioner Balch said this might be what is implied by going before the Traffic Engineer. Chair Allen said it is not clear. It states that if Tommy T's agrees to rent them spaces, this might conclude their parking issue is solved, but the reality is that they have not solved the issue of incremental trips and that would require further analysis. Mr. Tassano said the area staff struggled is because the traffic study analyzed 5,000 square feet of restaurant and then the 6,000 square feet of retail, which is their maximum. However, staff is limiting them to 3,500 square feet because they are out of parking. If they wanted another 1,500 square feet, staff has already analyzed the impact so they could increase another 1 ,500 square feet if they found parking elsewhere, such as a joint use agreement with the office complex or an alternate location. He said he'd feel comfortable since staff has already analyzed this; anything beyond that would then require a traffic study. Therefore, they cannot go beyond 5,000 square feet because this was previously analyzed by staff. Commissioner Balch expressed concern that this as a potential Pandora's Box because he thought they were limiting it to 3,500 square feet to stay underneath the analyzed amount in the TIA because that way he felt they were being more conservative than the TIA with the number of trips. Mr. Tassano said the TIA analyzed 5,000 square feet. Commissioner Balch agreed, but said Condition No. 7 is limiting it to a lesser amount. Despite the analysis, they were only doing ±780 trips based on his math versus the 1,200 additional square feet per the TIA. Mr. Tassano said if this is what the Commission wanted to do, they would have to remove the condition which allowed that additional square footage and limit it to 3,500 square feet. Commissioner Balch said he thinks this would be short-sighted because conditions change. The intersection changes and they do not know what will happen in perpetuity. He was supportive of the condition. His point is that he would agree with Chair Allen; it is a trip issue, but now he understands what Mr. Tassano is saying, it's not a trip issue for another 1,500 square feet. Mr. Tassano confirmed. Mr. Gibson said there will never be a fast-food tenant because they will not be allowed a drive- thru in this location, nor would a national coffee shop chain want to inhabit any of this space because, again, there wouldn't be a drive-thru allowed. So, he thinks some of the concerns about the traffic might not come into play. Commissioner Balch and Chair Allen both remarked that there are no guarantees. Planning Commission Minutes Page 13 of 19 September 25, 2019 y if the City works with Chick-Fil-A and making sure they fix their problem or they move into some other alternatives. She loves the high-quality design and commended the applicants. She voiced Planning Commission Minutes Page 12 of 19 September 25, 2019 dout of the improvements, Mr. Tassano stated they are currently at LOS D. One issue is that the eastbound and westbound movements at Hopyard Road and Owens Drive run independently. All westbound traffic moves, then all eastbound traffic moves. They need to separate those movements out so the left turn is activated, which is a heavier movement, and then the through Planning Commission Minutes Page 8 of 19 September 25, 2019 was in full support of the proposed project with Planning Commission Minutes Page 5 of 19 September 25, 2019