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Attachment A 23 More specifically, the applicant’s intent of the zoning text amendment is to provide for conditional 24 use of Restaurant, Fast Food w/Drive-Through in a specific and select portion of the CMU-4 zoning 25 district. To address this, the applicant offers three options for the City to consider (Attachment A), 26 which are summarized below: 27 a.The first option proposed seeks to amend Table 1005-5 in support of Restaurant, Fast Food 28 w/Drive-Through as a conditional use. This amendment would change this specific use from 29 the existing NP to a C in only the CMU-4 district.CMU-1 through CMU-3 would remain as 30 NP. 31 b.The second option seeks to amend the Official Zoning Map in support of creating an overlay 32 district for specific parcels of land within the CMU-4 district. This option would also require 33 amending Table 1005-5 in support of Restaurant, Fast Food w/Drive-Through as a 34 conditional use in the newly created CMU-4 overlay district. 35 c.The third option seeks to amend the Official Zoning Map to create a CMU-5 district and to 36 amend Table 1005-5 in support of Restaurant, Fast Food w/Drive-Through as a conditional 37 use in only the CMU-5 district. The new CMU-5 district would be exactly the same as the 38 CMU-4 with the inclusion of Restaurant, Fast Food w/Drive-Through as a conditional use. 39 Materially, the three options outlined above accomplish the same thing, just under different 40 legislative processes. 41 A NALYSIS OF Z ONING T EXT A MENDMENT 42 Roseville’s Commercial and Mixed-Use Districts regulates drive-through facilities as accessory uses 43 because the principal use on a site might be a restaurant, bank, or retail establishment, and a drive- 44 through is ancillary (or accessory) to that principal use. Because the City has found it useful to give 45 greater scrutiny to the potential impacts of a drive-through facility wherever it might be proposed, all 46 drive-through facilities are allowed as conditional uses. In the case of the CMU districts, 47 Restaurant, Fast Food w/Drive-Through is prohibited in all four CMU districts, however, other uses, 48 such as a bank or financial institution, are allowed a drive-through in the CMU-3 and CMU-4 district 49 with an approved conditional use. 50 As stated above, a Restaurant, Fast Food is allowed by an approved conditional use in the CMU-1 51 and CMU-2 and permitted in the CMU-3 and CMU-4 districts. When reviewing all of the different 52 uses listed in Table 1005-5, it is worth noting these are primary uses except for the 16 uses listed as 53 accessory and 3 uses listed as temporary. That means a fast food restaurant located in the CMU 54 district is either a stand-alone facility or one of a number of uses in a retail center. It is also worth 55 noting, the Planning Division offers that, practically-speaking, a very small ancillary fast food 56 restaurant, within a large format retail center such as a Target or Walmart, functions as an accessory 57 use and not a principal use. Therefore, it becomes a challenge, and/or potentially impractical, for 58 fast food restaurants to occupy space or construct facilities within larger retail centers as most would 59 have drive-through facilities (like was is being implemented at Rosedale Center). 60 Further, Roseville’s Zoning Code only identifies two types of restaurants, Restaurant, Fast Food and 61 Restaurant, Traditional(defined below). However, there numerous types of restaurants or food- 62 generating establishments in Roseville. For instance, an Internet search located: fine dining 63 (Baldamar), casual dining (Chili’s), family style (Buca de Beppo), fast casual (Chipotle Mexican 64 Grill), fast food (Portillo’s Hot Dogs), café (Panera), buffet (Golden Corral), food truck/concession 65 stand (Philly Express or Chili Lime), deli (Nelsons Cheese and Deli), and coffee house (Starbucks). PF20-27_RPCA_100720.docx Page 2 of 4