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Commissioner Pearce referred to the Fehr and Peers Transportation Impact Study, which was updated in November, and stated that she did not believe there were any impact studies once it was determined there was no longer going to be a gas station but would instead be some sort of drive-through. She requested more detail in connection with the statement on page 24 of the staff report that the City’s Traffic Engineer states that the mitigation measure is still applicable. Mr. Pack stated that staff considered this to be a minor change. He explained that they looked at what the applicant proposed, determined that the traffic impacts were not significantly different than what was proposed with the gas station, and a decision was made that no further analysis was necessary. Commissioner Blank stated that as one who frequents Bernal Corners, there have been many occasions when he has had to wait five minutes just to get a pump. He indicated that he finds it difficult to imagine that a drive-through would not generate as many trips. He inquired if it would change the flow patterns because of the drop in traffic. Mr. Pack replied that when staff looks at the traffic impacts, they look at the worst case scenario to determine what sort of mitigation might be needed. He explained that staff determined that if there were fewer trips, the mitigation would already be identified and would not be changed. Commissioner Pearce referred to the page 3 of the November 10 study which talks about project trip generation. She noted that in comparing a pharmacy with a drive-through versus a service station with a drive-through, she was not certain that a pharmacy can be compared to a service station in terms of PM peak-hour trips because she thinks there would be significantly more traffic with a pharmacy drive-through than with a service station. Mr. Pack stated that he agrees with Commissioner Pearce’s statement but that those two were not an either/or situation. He indicated that staff looked at the full phase of the gas station, then looked at a Phase I with the gas station still there and also with the pharmacy with the drive-through. He noted that the pharmacy with a drive-through has similar trip rates and there is not a significant difference between the two. He added that overall, the trips were reviewed and staff found that there are significantly lower trips, not only from the original full phase, but also from the original application with the 700,000 square feet. Commissioner Pearce referred to the trip-generating rate table and PM peak-hour trips with the assumption that different uses would have different AM and PM peak-hour trips. She inquired how taking out the service station and adding a fast-food or restaurant type of drive-through would specifically affect the PM peak-hour trip rates. She noted that from the Fehr and Peers study, it looks like there are significantly more PM peak-hour trips generated with a pharmacy drive-through than with a service station. PLANNING COMMISSION MINUTES, August 25, 2010 Page 28 of 38