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have a higher trip generation rate compared to restaurants without drive-throughs'. Thus, fuel consumption from those trips and/or from idling vehicles waiting in the drive- through queue would also increase. A traditional restaurant would also potentially be more consistent with General Plan and CAP goals to encourage pedestrian-oriented development. For example, it could improve pedestrian-friendliness, by allowing additional space to be dedicated to pedestrian circulation and seating areas, and for more generous landscaping throughout "Pad B," along Rosewood Drive and along the adjacent driveway located immediately to the south side of "Pad B." Although alternative site plans without a drive- through have not been developed by the applicant, eliminating the need for a drive- through aisle may also open up other possible site plan configurations, such as a design that would orient the building closer to Rosewood Drive and the corner, versus being placed toward the center of"Pad B," presenting a more positive streetscape look and feel. Potential Development Review Process The PMC requires Planning Commission review and approval of a CUP in all commercial districts for restaurants with a drive-through component. The CUP process allows the City to evaluate and place conditions to mitigate project impacts in areas such as land use consistency, traffic and circulation (including drive-through queuing), parking and noise. The PMC also requires all new improvements and structures in a PUD be subject to review and approval of a DR application. The PMC further states the Zoning Administrator (ZA) shall have authority over design issues where PUD conditions of approval specifically delegate decision making to the preexisting design review board. The ZA has the discretion to refer any DR application to the Planning Commission and/or the Planning Commission may appeal and call up any application acted upon by the ZA. Accordingly, should the City Council elect to support the proposed restaurant with a drive-through component, staff recommends the applicant be required to submit subsequent CUP and DR applications to adequately identify and address any project impacts and remaining design issues. Site Layout, Circulation, Parking, and Access The proposed restaurant footprint is similar to the existing footprint of the oil change facility except the proposed restaurant has been shifted further to the interior of the shopping center and away from Rosewood Drive. The circulation pattern, parking access and orientation is generally similar except the drive aisle and parking spaces at the north end of"Pad B" would be eliminated and/or modified to accommodate the drive-through queuing lane entrance and additional landscaping along the Rosewood 40.19 trips/1,000 sq. ft. of area in the a.m. peak and 32.67 trips/1,000 sq. ft. of area in the p.m. peak versus 25.10 trips/1,000 sq. ft. of area in the a.m. peak and 28.34 trips/1,000 sq. ft. of area in the p.m. peak Page 10 of 13