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EXECUTIVE SUMMARY The proposal would remove an existing PUD (PUD 89-06) condition of approval prohibiting a drive-through restaurant on "Pad B" within Phase III of the Rose Pavilion Shopping Center. Elimination of the condition would facilitate the demolition of an existing oil change facility and the construction of a new approximately 1,649-square-foot drive-through Taco Bell restaurant and related site improvements on "Pad B." This proposal is now before the Planning Commission for a recommendation to the City Council to approve, approve with conditions, or deny the proposal. At this time, the proposal is limited to consideration of removing the condition of approval prohibiting a drive-through restaurant use on "Pad B." While some initial analysis on the proposed Taco Bell is provided in this report for the Planning Commission's consideration, no action would be taken on approval of the proposed Taco Bell itself at this time. Depending on the outcome of the Planning Commission and City Council's consideration of this proposal, the proposed Taco Bell would potentially be considered as part of a separate future application. BACKGROUND The Rose Pavilion Shopping Center comprises three phases, located along the north side of Santa Rita Road and both the east and west sides of Rosewood Drive (see Figures 1 and 2). In 1989, a PUD rezone and development plan (PUD-89-6) application was approved for Phase III, which includes an approximately 13.29-acre site (cumulative over multiple parcels) located on the north side of Santa Rita Road and the west side of Rosewood Drive. This approval included a 5,000 square-foot-restaurant on "Pad B" with the PUD approval explicitly prohibiting, through a condition of approval, a drive-through restaurant on "Pad B." This condition was added by the City Council at the hearing, although the reasoning is unclear, as there was no detailed discussion of this issue in the meeting minutes and staff was unable to locate the agenda report for the item. However, pursuant to the City Council discussion in the meeting minutes, three City Council members mentioned their opposition to a drive- through fast food restaurant at that time, favoring a "50's style" restaurant. In 1992, the PUD development plan was modified (PUD-89-6-4M) to allow for the construction of the current oil change facility on "Pad B." The action to approve PUD-89-6-4M did not remove the condition of approval prohibiting a drive-through restaurant on "Pad B." Accordingly, the condition of approval from PUD-89-6 would still be applicable to "Pad B" and a drive-through restaurant is thus not currently permitted or conditionally permitted. Site and Area Description The 0.35-acre "Pad B" is generally rectangular in shape and flat topographically. There is an approximately 1,737-square-foot, single-story, vacant oil change facility constructed generally within the center of"Pad B." Access to Phase III of the Rose Pavilion Shopping Center is provided by four driveways, three on Rosewood Drive (one signalized) and one on Santa Rita Road (non-signalized). One of the existing driveways on Rosewood Drive (non-signalized) is located immediately adjacent to the south side of "Pad B." There is a total of 617 on-site parking spaces for Phase III of the Rose Pavilion Shopping Center with approximately 23 of those spaces being located on "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