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Program 2.6: Require design features in new development and redeveloped areas to encourage transit, bicycle, and pedestrian access, such as connections between activity centers and residential areas, and road design that accommodates transit vehicles, where feasible. Air Quality Element— Land Use Policy 2: Support development plans that reduce mobile-source emissions by reducing vehicle trips and vehicle-miles traveled (VMT). Policy 3: Separate air pollution sensitive land uses from sources of air pollution. Air Quality Element— Development Policy 5: Review proposed projects for their potential to impact air quality conditions. Program 5.1: Include air quality as a factor in the City's environmental review process. Encourage development plans which minimize negative impacts on air quality. CAP Strategies • Encourage and facilitate more walking and cycling trips. • Create the building site context that allows people to walk, bike or take transit rather than drive. • Decrease travel time and VMT, less idling leads to fuel savings and less consumption and GHG Emissions. The overarching goals of the above legislation and the City's policy documents are to reduce greenhouse gas emissions by encouraging infill development that would increase walking and bicycle riding, minimize VMT and reduce fuel consumption. Drive-throughs, by definition, are designed and oriented to automobile users, requiring inclusion of a dedicated drive-through queueing lane and site plan that can accommodate a stream of vehicles circulating into and through the drive-through. While drive-throughs can be designed to operate safely, they nonetheless favor automobile circulation over pedestrian access, and require more of a site to be dedicated to that need, versus pedestrian-oriented features and amenities. Although the City allows drive-throughs in many of its commercial districts, the City recognizes the potential for increased impacts and needs for careful planning of these facilities by requiring a Conditional Use Permit (CUP), a discretionary approval, for any drive-through restaurant. The General Plan and CAP identify vehicle fuel combustion as the City's largest single source of air pollution which is exacerbated by trip frequency and length/duration, as well as idling vehicles. Based on this, staff believes the drive-through component of the proposed restaurant fails to meet the stated goals of the General Plan and CAP as the drive-through component would potentially increase vehicular trips and VMT, as well as increase both the number and the proportion of customers driving to the proposed restaurant, versus using alternative modes like walking or bicycling. Moreover, drive-through restaurants have a higher trip generation rate PUD-89-06-08M, 4210 Rosewood Drive Planning Commission 10 of 15 ted by varying wall plane depths, varying roof heights, material and color changes, horizontal score lines, stacked stone tower elements and wainscoting, metal awnings and accents. Finish materials include smooth stucco, stacked stone, masonry block and typical storefront glazing. Primary exterior colors are generally earthtone in nature including brown and tan. Figure 4 shows the proposed building elevations. PUD-89-06-08M, 4210 Rosewood Drive Planning Commission 6 of 15 Planning Commission 3 of 15 "Pad B;" however, all the parking spaces are shared among the various businesses located within Phase III. There are ten trees of various sizes and health conditions on "Pad B," none of which are Heritage Trees. PUD-89-06-08M, 4210 Rosewood Drive Planning Commission 2 of 15