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Ms. Clark agreed, noting that a coffee drive-through may create a different trip generation than a restaurant drive-through. Commissioner Balch asked if a Chick-Fil-A, with additional car queue needs, could replace the Taco Bell. Mr. Luchini explained that a more intense use would require a modification to the CUP. Commissioner O'Connor confirmed that, although a drive-through could be allowed, the impacts could be mitigated. Commissioner Balch questioned how Chick-Fil-A would be flagged as a higher intensity use than Taco Bell. Mr. Luchini responded that each proposal would be analyzed on a case-by-case basis and he explained the process of queuing analysis through the discretionary review process. A future proposal would need to show it is consistent with prior queuing analysis. Vice Chair Brown reiterated that the restriction was only on Pad B. Commissioner Pace asked if the Commission could include conditions to ensure that a new request would require staff's review. Mr. Luchini explained the standard condition of approval in a conditional use permit that allowed the City to review the permit if the use was modified. Commissioner Balch confirmed that the CUP ran with the land and asked the trigger for the City to evaluate traffic for a similar use. Mr. Luchini explained that the zoning clearance change provided the opportunity to review the use. He discussed the staff review process for a zoning clearance. Ms. Clark explained that this was a typical requirement, especially as it pertained to parking and traffic. To a question by Commissioner Balch, Ms. Clark explained that a change of ownership would necessitate a zoning clearance. Mr. Luchini added that a change of use requiring interior changes or tenant improvement would also trigger a zoning clearance. Vice Chair Brown asked what could be built instead of a drive-through Taco Bell. He confirmed that denying the application would not diminish their property rights. He expressed concern with the condition, given the limited information and history on the intent of the condition prohibiting drive-throughs. Mr. Luchini responded that a 5,000-square-foot restaurant use was already permitted. Planning Commission Minutes Page 5 of 13 January 22, 2020 ponded 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