Item 23 - Amendment Application (Zone Change) No. 2024-01 to Amend the Zoning Map

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AA No. 2024-01, CUP No. 2024-01, and CUP No. 2024-02 for McDonald's Restaurant at 2101 and 2109 E. Santa Clara Avenue February 26, 2024 Page 5 Project Analysis Amendment Application The subject site is zoned General Agricultural (Al). The allowable land uses and development standards pertaining to the Al zoning district would render the project infeasible, as eating establishments are prohibited by the Al zoning district. Approval of an amendment application to change the zoning district to Arterial Commercial (C5) is required for the project. The proposed zone change intends to align the subject site with the existing shopping center development to the north and east, and intends to align with the commercial corridor along Tustin Avenue, which is largely zoned C5. Moreover, the proposed C5 zoning district designation is also consistent with the new General Commercial (GC) General Plan Land Use Element designation for the site that resulted from the April 2022 General Plan Update. This land use designation encourages developments that provide highly visible and accessible shopping opportunities along arterial corridors and supports the development and continued operation of recreational, cultural, entertainment, employment, and educational opportunities near established residential neighborhoods. The proposed project has been designed as a single -story McDonald's building with a maximum height of 23 feet to the top of the parapet. In designing the proposed development, consideration was given to scale, massing, and architecture of the project to ensure that it complements the existing buildings within the surrounding development. Conditional Use Permit for Drive-Throuah Window Service Although eating establishments are permitted by -right in the C5 zoning district, eating establishment with drive -through window service and after-hours operations between 12:00 a.m. and 5:00 a.m. require approval of a conditional use permit (CUP) by the Planning Commission. The zoning district designation of C5 enables the applicant to submit the required CUP applications for consideration by the Planning Commission to conditionally permit the proposed drive -through and 24-hour operations. Pursuant to Section 41-424.5 (e) of the SAMC, eating establishments with drive -through service require approval of a CUP. The applicant's request for a CUP to allow drive -through window service will provide an added amenity to the property, for the employees who work in the vicinity and for the residents who live in the general area. In addition, the proposed McDonald's will generate new and permanent employment opportunities in favor of the economic growth and stability of the City, activate a previously underutilized area, and generate property and sales tax revenue for the City.