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PLANNING COMMISSION ACTION The Planning Commission considered the proposed Major Modification at its January 22, 2020 meeting. On January 22, after receipt of staff's report and recommendation, the Planning Commission discussed and deliberated on the Major Modification. Ultimately, the Planning Commission concluded that the Major Modification is acceptable and thus supported a recommendation for approval to the City Council. The resolution reflecting that direction was brought back to the Planning Commission on February 12 as a consent item and was unanimously approved. In articulating its reasoning for the decision (see minutes excerpt in Attachment 5), the Planning Commission noted two major factors. First, the rationale for the City Council having imposed the condition at the time the PUD was approved was unclear but appeared to have been intended to limit the use of "Pad B" to a "50's style diner" restaurant use that never materialized (i.e., conditions under which the restriction was imposed have changed since that time); and second, the restriction on drive-through uses at this sole location appeared somewhat anomalous, given drive-throughs are not similarly prohibited elsewhere in the Rose Pavilion Shopping Center, or in the Commercial zoning districts that apply to most of the property in the vicinity. The Planning Commission supported staff's specific recommendations with respect to the future Taco Bell restaurant, including that its building design be improved. And, based on other comments provided by the Planning Commission and to support their findings for approval, staff recommended additional conditions to require of any future Taco Bell restaurant project; including, but not limited to incorporating enhanced green building measures, improved pedestrian connectivity, and an acoustical analysis to evaluate any potential noise impacts. Should the City Council elect to support the Planning Commission recommendation, these items are reflected as conditions of approval in the attached resolution (Attachment 2). DISCUSSION The Planning Commission agenda report (Attachment 3) dated January 22, 2020, provides additional background information and a detailed discussion of the proposed project. The discussion below focuses on the primary topics of concern related to the application and the Planning Commission discussion. General Plan Consistency "Pad B" has a General Plan Land Use designation of "Retail/Highway/Service Commercial; Business and Professional Offices." This land use designation allows for commercial uses; therefore, a restaurant on "Pad B," as proposed, is consistent with this land use designation. The restaurant also conforms with the following General Plan policies and programs: Sustainability Program 2.2: Encourage the reuse of vacant and underutilized parcels and buildings within existing urban areas. Page 7 of 13