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

Home Browse Search

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 7 The drive -through operation is also designed to generate minimal noise impacts as the speaker boards are located towards the rear of the site (north elevation), away from the closest residential units, and are oriented towards the existing shopping center. Any potential noise generated from the idling of vehicles or the drive -through speakers is not anticipated to impact the closest residential uses as they are approximately 250 feet away to the south. The site has been designed to include a large landscape area which will help buffer light and noise impacts to the residential uses. Moreover, the site design will include 24-inch box trees and large shrubs planted along the southern property line to create a visual buffer between the drive -through lanes. Conditional Use Permit for After -Hours Service Pursuant to Section 41-424.5 0) of the SAMC, eating establishments located within 150 feet of properties zoned or used for residential purposes that wish to operate between the hours of 12:00 a.m. and 5:00 a.m. require approval of a separate CUP. The purpose of regulating after-hours operations is to preserve the surrounding community characteristics and minimize any negative secondary impacts. Staff has reviewed the applicant's request to operate the McDonald's eating establishment and drive -through window service 24-hours per day and has determined that the operations will not be detrimental to the health, safety, or general welfare of persons residing or working in the vicinity. The property to the west/northwest of the project site, addressed as 2414 N. Tustin Avenue, is currently used for residential purposes and known as the Horizon Apartments. Although the apartment complex is within 150 feet of the subject property, as measured from property lines, the nearest residential unit would be located over 200 feet from the northwest corner of the subject property, and over 240 feet from the new building and drive -through operations. The area immediately west of the project site is currently used for site access (i.e., driveway entrance, drive aisles, etc.) and covered and uncovered parking stalls. The nearest residential unit would be located over 360 feet from the public right-of-way along East Santa Clara Avenue to the south. A second residential community known as the Woodlyn North Condominiums is located to the south of the project site. Built in 1963, the community has 25 buildings containing a total of 87 condominiums. The community is within 150 feet of the subject property, as measured from property lines. However, only one condominium building would be located within the 150 feet, and that one building would be located over 120 feet from the proposed drive -through lane and over 140 feet from the new building. In staff's analysis, the 24-hour operations would not generate additional community impacts and would have minimal to no impacts to the adjacent residences as it relates to lighting. This is due to the location of the proposed building and drive -through and the separation distance to existing residential units as described above. Specifically, the project site is in an area that is already subject to significant ambient lighting (e.g., exterior building lights,