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• New COA No. 9 — do not allow occupancy of the new commercial building pending the City's completion of a planned righthand turn pocket from southbound Hopyard Road onto Owens Drive. DISCUSSION The Planning Commission agenda report (Attachment 3) dated September 25, 2019 provides additional background information and a detailed discussion of the proposed project, including General Plan consistency, PUD Ordinance consistency, site development, parking and access, traffic and circulation, architectural design, tree removal, landscaping, proposed uses and project feedback received at the Planning Commission work session of September 28, 2016. Prior to, and at the meeting, members of the Planning Commission requested additional information on existing traffic conditions, particularly congestion and queuing associated with the nearby Chik-Fil-A restaurant, and with respect to the impacts of the project. This topic was also discussed at some length during the Planning Commission hearing. In response, staff prepared a supplemental memorandum (Attachment 5), providing some more detailed analysis and information. Since this was the principal topic of concern, the key information and findings with respect to the traffic analysis are summarized below. Traffic Impact Analysis/Methodology/and Findings The City's Traffic Engineer evaluated the traffic impacts of the proposed project, including the preparation of a Traffic Impact Analysis (TIA) report (Attachment 6). The TIA utilizes standard "trip generation" rates for the project's proposed uses, based on Institute of Traffic Engineers (ITE) standard land use categories. In this case the existing trip generation for the site was based on the land use category "High-Turnover Sit-Down Restaurant," and the future trip generation based on the ITE categories "Fast Food Restaurant" and "Retail."2 The TIA and associated traffic modeling took account of existing approved uses, as well as a future Costco and other development in the Johnson Drive area. The ITE has a separate category and trip generation rate for coffee/donut and bread/bagel shops. These categories were not used in the TIA analysis; however, compared to the "Fast Food Restaurant" category analyzed in the TIA, they have a much higher morning (AM) trip generation rate, but a similar evening (PM) trip generation. Based on these rates, the project with a coffee/donut or bread/bagel shop would generate a combined AM/PM peak approximately 223 to 478 net new vehicle trips daily above a similarly sized and TIA modeled fast food use. The main findings of the TIA were as follows: 2 4,980 square feet of restaurant and 6,000 square feet of retail uses analyzed. Page 6 of 10