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Director of Community Development Ellen Clark remarked that the item being considered is a Planned Unit Development (PUD) Major Modification to modify a condition of approval as opposed to a Conditional Use Permit approval, as was the case with the restaurants. Therefore, the CAP emissions piece was a smaller concern with the other projects. In reply to Councilmember Brown's inquiry, Mr. Luchini stated that the Taco Bell Corporation will no longer be supporting `inline' stores and will shift to drive-through restaurants. The Taco Bell currently in Rose Pavilion will be closed once the new restaurant is opened. Councilmember Brown commented that the proposed location would not facilitate a walkup up/pedestrian-friendly business, which is what staff recommends. Mr. Luchini stated that some patrons visiting the commercial uses and businesses in the area during Taco Bell's peak times would also visit Taco Bell. He stated that the restaurant will be both eat-in and drive-through. Director Clark replied to Councilmember Brown's question, stating that the applicant requested a two- step process because staff had previously indicated that they were not supportive of a drive-through concept in this location so the applicant agreed to proceed with the PUD Modification before submitting the Conditional Use Permit application. Director Clark clarified that if the Planning Commission approves the Design Review application, it will not need to return to City Council. Councilmember Testa asked if staff will consistently object to drive-throughs, to which Director Clark explained there is no citywide policy to prohibit drive-throughs. Mr. Luchini replied to Councilmember Narum stating that this Major Modification, if approved, would specifically apply to Pad B only and would run with the land and that any future applications for drive- throughs in Rose Pavilion would be subject to Conditional Use Permit approval. Mr. Luchini responded to Councilmembers Narum's inquiry stating that if Taco Bell were to move out and be replaced by another drive-through, the new applicant could occupy only up to the thresholds established by the Taco Bell approval or would have to return to Planning Commission to modify the Conditional Use Permit. In response to Councilmember Narum, Mr. Luchini stated that Mike Tassano, City Traffic Engineer, and his staff have reviewed the proposed queueing and are comfortable with it. He noted that there are standard code requirements for bicycle parking and any request for exceeding the standard can be discussed during the Conditional Use Permit stage. Mr. Luchini confirmed Councilmember Narum's statement noting that if the forthcoming Design Review and Conditional Use Permit applications are approved by the Planning Commission, they would be appealable to the City Council. Mayor Thorne opened the public hearing Sandy Singh, operator, requested that City Council approve this application. Gabriela Marks, applicant, stated that she would welcome the opportunity to bring the project back to Planning Commission for Conditional Use Permit approval. Mayor Thorne closed the public hearing. City Council Minutes Page 3 of 5 April 21, 2020