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• The windows should have trim and sills appropriate to the architectural style of the building. Staff notes various architectural styles require different window details (i.e., windows on stucco exteriors should be recessed). • Stucco should have a smooth texture. The proposed restaurant includes modern architectural elements and is reflective of the current Taco Bell corporate design scheme, which has been strongly discouraged by staff. Additionally, the proposed restaurant fails to provide "four-sided" architectural detailing and with the exception of minor details (smooth stucco) and does not adequately address staffs direction outlined above. Should the Planning Commission elect to support the proposed restaurant, staff recommends the applicant be required to redesign the building and be subject to the Design Review process. Tree Removal As stated earlier, the applicant is proposing to remove three of the trees on "Pad B," none of which are Heritage Trees. The applicant is proposing to plant four new trees throughout the interior of"Pad B," all of which have low water requirements and are drought tolerant. The proposed species are Purple Leaf Plum, which are common in the City and thrive in the local climate conditions. The City's Landscape Architecture Division has reviewed the tree replacement plan and found it is acceptable. Landscaping The preliminary landscape plan includes a tree/plant palette of native and non-native species that are primarily drought tolerant and would enhance the streetscape along Rosewood Drive and within the interior of the shopping center, provide screening between the proposed restaurant and the adjoining properties and add accent colors to complement the proposed restaurant site and building design as a whole. The City's Landscape Architecture Division has reviewed the proposed landscape plan and supports the proposed design. ALTERNATIVES As noted, staff recommends the Planning Commission recommend denial of the application to remove an existing condition of approval prohibiting a drive-through restaurant on "Pad B." As outlined in the findings in Exhibit A, staff believes the requested PUD Modification would be inconsistent with a number of General Plan goals and policies, and CAP strategies. Alternatively, the Planning Commission could: 1. Recommend the City Council approve the proposal to remove the condition of approval and permit a drive-through restaurant on "Pad B" subject to approval of a Conditional Use Permit and Design Review. Should the Planning Commission support this alternative, staff would recommend the Planning Commission continue the public hearing, with direction to staff to return with an amended Resolution incorporating findings in support of the proposal based on the Planning Commission's input and direction, for final review and action. PUD-89-06-08M, 4210 Rosewood Drive Planning Commission 14 of 15 proposed restaurant, additional consideration should be shown to provide high quality design for this prominent elevation that would be highly visible. 2 A-weighted decibels are an expression of the relative loudness of sounds in air as perceived by the human ear. 3 The day-night average sound level is the average noise level over a 24-hour period. PUD-89-06-08M, 4210 Rosewood Drive Planning Commission 13 of 15 sign revisions and/or conditions of approval. Some potential examples include: • The ordering speaker shall not be audible above the ambient noise levels beyond the property boundaries; and PUD-89-06-08M, 4210 Rosewood Drive Planning Commission 12 of 15 2 of 15