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Commissioner Roberts noted that in-depth analysis oftraffic-intensive uses may be !~ required as business permits have been pulled and inquired whether the traffic situation may be re-examined if a new use, such as a restaurant, comes in that would place stress on the existing parking capacity. Ms. Decker confirmed that a caveat is provided that the traffic situation would be re-examined when projects with identified uses come before the City. In response to an inquiry by Commissioner Roberts regarding whether RFC LoneStaz may no longer use the interchange to go to Busch Road/EI Charro North, which would remove 650 trips from the intersection, Mr. Roush confirmed that was the case. He added that while the decision was not final, an azbitrator ruled that there is an alternate route for the LoneStaz traffic to access I-580. He expected that decision to become final within approximately 45 days. Commissioner Maas disclosed that she had met with the applicant, Mr. Knoedler. Commissioner Roberts advised that she had also met with Mr. Knoedler. Commissioner Fox advised that she had also met with Mr. Knoedler and with Mr. Russman from the synagogue. Chairperson Arkin advised that he had met with Mr. Knoedler. ~--, In response to an inquiry by Chairperson Arkin regazding the type of CEQA process that would be used for the project, Ms. Decker replied that through the initial study process, staff had not yet determined whether an EIR or negative declaration would be used. That would be determined after the traffic analysis and study of other impacts to see what impacts could be mitigated by design. In response to an inquiry by Commissioner Fox regazding legislative acts and what could be referended, Mr. Roush replied that because this was a proposed PUD modification, it would be treated as a legislative act, subject to referendum. THE PUBLIC HEARING WAS OPENED. Pete Knoedler, applicant, Regency Centers, thanked the staff for the opportunity to have a workshop to discuss the issues before the public heazing was brought forwazd. He noted that the drive-through use would be likely be adrive-through coffee establishment, not a fast food restaurant. Shops A, B and C would be traditional retail shops or restaurants, cafes, delis, or sandwich shops. There would be a large plaza azea for outdoor seating between Shops B and C. The grade difference between the street and the site would be approximately six feet. They planned to install a cascading fountain at that area to visually mitigate the grade and to serve as a gateway entrance. The service station was proposed to be a Chevron corporate station, managed by Chevron; they would like to have a car wash there. He noted that they had met with the synagogue numerous times, ~ and they had agreed to eliminate any access into their site. A radius area was created to PLANNING COMMISSION MINUTES January 11, 2006 Page 11 of 19