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vehicles that are on the road, but in this case, they are likely on Hopyard Road, not Owens Drive. Sometimes, pass-by numbers hinder the developer. For example, if a vehicle is traveling northbound on Hopyard Road and they're trying to get to a fast food location in that shopping center, instead of continuing northbound which will take them over the freeway, they must make the left turn on Owens Drive and upon exiting, they will likely make another left turn which creates more of an impact. He said staff looks at these instances and for the most part would eliminate the pass-by to avoid that confusion. Commissioner Balch stated his question was whether 25-percent was an appropriate estimate for the credit being given in the analysis or whether 50-percent was a more appropriate estimate, and he confirmed it is use-based, as referenced by Mr. Tassano. Mr. Tassano confirmed that 25-percent is the amount estimated by ITE for pass-by for a fast food restaurant and it is the standard. Commissioner Balch inquired whether retail was also in the same category. Mr. Tassano confirmed it is also 25-percent, but they are not the same use. Commissioner Balch noted it was on Table B versus A, and he confirmed that the report was paid for by the developer but was contracted through the City. Therefore, the developer doesn't get the opportunity to adjust the results. Commissioner Balch said the main concern is the Larkspur Landing driveway and to mitigate that, the applicant has found a solution to raise the median, which forces vehicles to make a right-turn both upon entrance and exit. When exiting to the right, it causes vehicles to make a U-turn at the intersection and that impact can be mitigated. Mr. Tassano said they may see an increase in the number of vehicles who decide not to use the Larkspur Landing driveway because they want to make a quick U-turn, which means they may end up in the Chick-Fil-A exiting volume. He conjectured if this takes longer or created more delay for those vehicles, they might continue to use the Larkspur Landing driveway. He said even if they took the extra U-turn volume into account, it would be minimal impact at an additional three or four vehicles. There is not a lot of delay occurring at this location because eastbound Owens Drive is relatively low and there are enough gaps. Even at build-out, the delay would be minimal to make that U-turn. Additionally, regarding Larkspur Landing, when a vehicle has to make a right-turn upon exiting potentially there is a lack of storage for queued vehicles at Owens Drive and Johnson Court. The consultant commented that modifying the signal timing could address this issue by creating better efficiency in moving vehicles through the intersection. Lastly, Mr. Tassano clarified that vehicles can still make the left-turn into the Larkspur Landing parking lot as they would make a left-turn into the Tommy T's parking lot, which is preferable by developers. He said the developers aren't as concerned with how vehicles exit, but ensuring they have easy access entering the location is of bigger concern. Commissioner Balch voiced appreciation for Mr. Tassano's explanations regarding his questions and concerns. Planning Commission Minutes Page 7 of 19 September 25, 2019 and where are they coming from. In general, the City typically does not factor in pass-by trips because it tends to be confusing to staff and decision-makers because it results in a subtraction of trips. He clarified that pass-by means Planning Commission Minutes Page 6 of 19 September 25, 2019 her side of the street. Mr. Luchini responded that the Larkspur Landing representative he communicated with, who he believed was the hotel's General Manager, was in full support of the proposed project with Planning Commission Minutes Page 5 of 19 September 25, 2019