The Planning and Zoning Commission on June 5 approved a conditional use permit (CUP) with site plan for a 2,700-square-foot Panda Express restaurant with a double drive-through lane at a site north of the northwest corner of Litchfield Road and Waddell Road (case FS24-1192).

Leslie, planning staff, said the parcel is inside the Sierra Verde employment PAD, that the drive-through queuing capacity is 12 vehicles and that 49 parking spaces are provided where 18 would be required for the building size. Staff reviewed the application under Title 17 and the PAD; staff recommended approval subject to stipulations A through E.

The applicant provided no separate presentation and staff said the architecture and materials match the master site plan for Litchfield Place. Transportation staff reviewed signage and a dashed ADA-compliant pedestrian pathway to the public way was shown on the plan. Leslie said the project held a neighborhood meeting on April 30 with no attendees and that the city had received no correspondence opposing the CUP.

Commissioners asked about site circulation. Vice Chair Chapman and others noted that the commerce center parcels rely on internal access drives and patrons would likely drive through adjacent lots to reach the Panda Express parcel. Leslie confirmed interior circulation would be used and that neighboring uses include Express Oil and a coffee shop. One commissioner said the location might generate more interior circulation than anticipated and expressed concern about congestion where access is shared.

Commissioner concerns focused on queuing and pedestrian crossings; staff said Transportation had reviewed signage for the drive-through crossing and that the landscape plan provides 26 percent landscaping, exceeding the 10 percent requirement. Commissioner concerns were also directed to potential added traffic from adjacent businesses and the 12-car queue for the double lane.

After discussion the commission voted to approve the CUP and site plan subject to staff stipulations A through E. The record shows “Motion passes with 6 votes in favor.” The project will proceed into standard building permit and construction review under the city’s development regulations.