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Ms. Clark responded that the City was currently working toward the Climate Action Plan 2.0; that process might be an appropriate forum for a future policy discussion as to whether drive- throughs in general should be restricted. Commissioner Balch asked and confirmed that, without the PUD, the property would be zoned the same as other businesses in the area. Commissioner Pace agreed with the pull of competing considerations and inquired if there was some kind of direction that could be taken related to the number of drive-through locations allowed within the City. Ms. Clark responded that she could not because the policy discussions have not yet occurred. Commissioner Allen mentioned the traffic study and City Traffic Engineer Mike Tassano's summary about pass by trips and asked what was expected. Mr. Luchini responded that Mr. Tassano disagreed with the applicant's analysis which discounted pass by trips by about 50 percent. He stated the City would not account for a pass by reduction, because even through the vehicles were currently on the roadway, they would not be considered pass by trips. He stated Mr. Tassano's analysis came up with a discount in the PM peak trips for 39 trips from the hours 4PM-6PM; the AM peak trips would increase the daily trips from 10 to 66 peak trips; and the overall trips would increase from 121 to 777 trips. Commissioner O'Connor confirmed that the applicant's traffic analysis did not include consideration of vacating the current location and what could fill the vacant space. Commissioner Allen mentioned that staff discounted the trips based on the current conditions. She asked if the project would require a conditional use permit if the PUD were modified. She also inquired if another drive-through would be allowed if Taco Bell decided not to move forward. Ms. Clark explained staff's proposal that, if the modified condition were supported, a CUP and design review would be required for a restaurant at that location. The modification would allow the City to consider a drive-through at this location. Commissioner Balch referenced Phase Ill and whether other projects in the phase would be subject to the PUD condition; he pointed out that only Pad B was singled out for the restriction. Mr. Luchini responded that the condition was specific to Pad B, so the removal of the condition would be specific to the proposed location. Commissioner Allen asked if the condition would run with the land. Ms. Clark confirmed that use consistent with an approved CUP could move into the same space. Vice Chair Brown stated neither straight zoning nor PUD would typically restrict the type of drive-through. Planning Commission Minutes Page 4 of 13 January 22, 2020 2020 age permitted to enter a tobacco store is 18 years old, or the individual must be accompanied by an adult, or with another individual over the age of 18 years old. Commissioner Brown stated that the difference to him was that a "go dark" provision made sense for tobacco retailers where underage individuals are still being exposed to tobacco products, tobacco advertising, and the like. He noted it could be difficult to "go dark" in a store that sells 100 percent tobacco products. Planning Commission Minutes Page 9 of 11 January 15, 2020