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HomeMy WebLinkAboutPresentation - Item 23 - Public Hearing Zone ChangeItem 23: AA No. 2024-01 Planning and Building Agency April 2, 2024 Slide 1 Amendment Application No. 2024-01: McDonald’s at 2101 and 2109 E Santa Clara Avenue McDonald’s at 2101 and 2109 E Santa Clara Avenue Item #23 Planning and Building Agency April 2, 2024 Slide 2 Amendment Application No. 2024-01 Application: Amendment Application (AA) No. 2024-01 Address & Council Ward: 2101 and 2109 E. Santa Clara Avenue, Ward 3 Description: Approval of a zone change from General Agricultural (A1) to Arterial Commercial (C5) at 2101 & 2109 E. Santa Clara Avenue Recommendations: •Approve first reading of an ordinance approving AA No . 2024-01 •Approve and adopt the Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program (SCH No. 2024010298), Environmental Review No. 2023-16, prepared for the project, in accordance with the California Environmental Quality Act (CEQA). Site General Plan: General Commercial (GC) –No change Existing Zoning: General Agricultural (A1) Proposed Zoning: Arterial Commercial (C5) Lot Size: 0.81-acres (35,400 square feet) Building Size: 3,975 square feet McDonald’s at 2101 and 2109 E Santa Clara Avenue Item #23 Planning and Building Agency April 2, 2024 Slide 3 Planning Commission Action •On February 26, 2024, the Planning Commission held a public hearing for this project and voted 4:1 to recommend that the City Council adopt an ordinance approving AA No . 2024-01 •The Planning Commission also voted 3:2 to approve Conditional Use Permit (CUP) No. 2024-01, permitting the proposed drive-through operations, contingent on the zone change going into full force and effect •The project includes demolition of two residential structures and construction of a new 3,975-square-foot fast food establishment for McDonald’s with drive-through operations McDonald’s at 2101 and 2109 E Santa Clara Avenue Item #23 Planning and Building Agency April 2, 2024 Slide 4 Amendment Application (Zone Change) •The sites are zoned General Agricultural (A1) •The present A1 zoning designation is inconsistent with the General Commercial (GC) land use designation •The proposed C5 zoning district designation creates consistency with the GC General Plan Land Use Element designation for the site, and it supports multiple General Plan goals and policies •Approval of a zone change to Arterial Commercial (C5) is required for the project to create zoning consistency with the existing shopping center development to the north and east, and with the commercial corridor along Tustin Avenue, which is largely zoned C5 •The allowable land uses and development standards pertaining to the A1 zoning district would render commercial development infeasible, as developments such as eating establishments are prohibited by the A1 zoning district. Existing Zoning Proposed Zoning McDonald’s at 2101 and 2109 E Santa Clara Avenue Item #23 Planning and Building Agency April 2, 2024 Slide 5 CEQA and Fiscal Impact •Pursuant to CEQA and the CEQA Guidelines, an Initial Study and Mitigated Negative Declaration (IS/MND) was prepared for the project. •The IS/MND determined that the proposed project would have no impact, or less than significant impacts with mitigation measures •Based on this analysis, a Notice of Exemption, Environmental Review No. 2023-16 will be filed for this project. •There is no fiscal impact associated with this project. McDonald’s at 2101 and 2109 E Santa Clara Avenue Item #23 Planning and Building Agency April 2, 2024 Slide 6 Staff Recommendation 1.Approve first reading of an ordinance approving Amendment Application No. 2024-01. 2.Approve and adopt the Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program (SCH No. 2024010298), Environmental Review No. 2023-16, prepared for the project, in accordance with the California Environmental Quality Act (CEQA). McDonald’s at 2101 and 2109 E Santa Clara Avenue Item #23 Planning and Building Agency April 2, 2024 Slide 7 Questions McDonald’s at 2101 and 2109 E Santa Clara Avenue Item #23 Planning and Building Agency April 2, 2024 Slide 8 McDonald’s at 2101 and 2109 E Santa Clara Avenue Item #23 Planning and Building Agency April 2, 2024 Slide 9 Site Photos 2101 E. Santa Clara Avenue 2109 E. Santa Clara Avenue McDonald’s at 2101 and 2109 E Santa Clara Avenue Item #23 Planning and Building Agency April 2, 2024 Slide 10 Site Plan McDonald’s at 2101 and 2109 E Santa Clara Avenue Item #23 Planning and Building Agency April 2, 2024 Slide 11 Floor Plan McDonald’s at 2101 and 2109 E Santa Clara Avenue Item #23 Planning and Building Agency April 2, 2024 Slide 12 Elevations McDonald’s at 2101 and 2109 E Santa Clara Avenue Item #23 Planning and Building Agency April 2, 2024 Slide 13 Conceptual Landscape Plan McDonald’s at 2101 and 2109 E Santa Clara Avenue Item #23 Planning and Building Agency April 2, 2024 Slide 14 Project Analysis Conditional Use Permit for Drive-Through Window Service •The drive-through is designed to generate the least amount of community impacts. An analysis of the site access and site circulation determined that the proposed site plan provides adequate spaces for vehicles to maneuver through the project site and drive-through. •A queuing analysis demonstrates that the maximum vehicle queue of 16 vehicles can be accommodated within the drive-through. The site plan provides adequate drive-through storage capacity to serve the average queue length of 5 to 11 vehicles within the drive-through lane. •During peak drive-through demands, the site plan can accommodate a total of 16 vehicles within the drive-through. Therefore, peak queuing can be accommodated within the drive-through as designed, and vehicles queuing in the drive-through will have adequate space to queue within the project and will not enter onto East Santa Clara Avenue. •Will generate minimal noise impacts as the speaker boards are located towards the rear of the site, 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. McDonald’s at 2101 and 2109 E Santa Clara Avenue Item #23 Planning and Building Agency April 2, 2024 Slide 15 Police Department Analysis (Cont.) Traffic/Vehicle Safety •The Police Department also provided a Collision Summary Report for the Tustin and Santa Clara Avenue intersection, which reported vehicle and pedestrian collisions from January 1, 2017, through January 1, 2024. •The report summarized that during that time there was 67 collisions, of which 37 included injury collisions, with 61 individuals reported as injured. The reporting included collision types such as, broadside, vehicle-pedestrian, sideswipe, rear-end, and head-on collisions. •Moreover, during January 1, 2023 and January 31, 2024, there were 19 calls for service for collisions, one call for service that was “traffic related,” four drunk driver calls, and 7 hit-and-run collision calls for services, all within 500-feet of the properties. •The reported incidents within 500-feet for the same period (January 1, 2023 and January 31, 2024) included six hit-and-run collisions and six collision incidents reported. McDonald’s at 2101 and 2109 E Santa Clara Avenue Item #23 Planning and Building Agency April 2, 2024 Slide 16 General Plan Consistency (Cont.) •Goal LU-2: Land Use Needs –Provide a balance of land uses that meet Santa Ana’s diverse needs •Goal LU-3: Compatibility of Uses –Preserve and improve the character and integrity of existing neighborhoods and districts. •Goal EP-1: Job Creation and Retention –Foster a dynamic local economy that provides and create employment opportunities for all residents in the City. •Goal EP-3: Business Friendly Environment –Promote a business friendly environment where businesses thrive and build on Santa Ana’s strengths and opportunities. McDonald’s at 2101 and 2109 E Santa Clara Avenue Item #23 Planning and Building Agency April 2, 2024 Slide 17 Public Notification and Community Outreach •Project notifications were posted, published, and mailed in accordance with City and State regulations. •Representatives of the Portola Park, Mabury Park, Meredith Parkwood, Fairbridge Square, and Young Square Neighborhood Associations were contacted to identify any areas of concern due to the proposed request. •The project was subject to the City’s Sunshine Ordinance (Ordinance No. NS-3040) requiring two meetings to facilitate early public participation. •The first community meeting was held April 21, 2022. Twelve members of the community attended and posed questions relating to hours of operation, on-site traffic circulation, and site lighting. •The second community meeting was held February 2, 2023, during which over 25 members of the community attended and posed questions related to increased traffic concerns along Santa Clara Avenue, status of traffic study, status of the existing single-family homes and proposed relocation, hours of operations, entitlement timeline and process, on-site traffic circulation, and traffic collision concerns along Santa Clara Avenue. McDonald’s at 2101 and 2109 E Santa Clara Avenue Item #23 Planning and Building Agency April 2, 2024 Slide 18 CEQA and Fiscal Impact (Cont.) •A Notice of Intent (NOI) was posted to the County Clerk on January 12, 2024, for the required 20-day public comment period, which ended on February 1, 2024. •A total of five comment letters from one agency and four individuals were received during and immediately after the public review period. •The City has reviewed all comments to determine whether any substantial new environmental issues have been raised. Moreover, the City has provided responses to all written comments, which can be found in the Responses to Comments (RTC) and Mitigation and Monitoring and Reporting Program (MMRP) document. •Based on the evaluation in the IS/MND together with the comments received, the City has determined that no substantial new environmental issues have been raised that have not been adequately addressed in the IS/MND and/or in this RTC and MMRP document. •Based on this analysis, a Notice of Exemption, Environmental Review No. 2023-16 will be filed for this project. •There is no fiscal impact associated with this project. McDonald’s at 2101 and 2109 E Santa Clara Avenue Item #23 Planning and Building Agency April 2, 2024 Slide 19 CEQA and Fiscal Impact (Cont.) Traffic Impacts •A Transportation Analysis and Vehicles Miles Traveled (VMT) Screening Evaluation was prepared for the proposed project by Urban Crossroads. •The project would incorporate all recommendations provided by the Transportation Analysis. •The project is presumed to result in a less than significant impact for VMT, and thus no further VMT analysis was required and no mitigation measures were required. •The VMT Screening Evaluation was thoroughly peer reviewed by the City’s Traffic Engineer and the City’s CEQA consultant, both which concluded that the VMT Screening Evaluation prepared for the project shows the project is screened out from any full VMT analysis. •With incorporation of all recommendations, the project would not substantially increase traffic hazards or congestion. Nonetheless, the applicant has expressed a willingness to install additional traffic safety enhancements as requested by the City to ensure that traffic circulation patterns are not further impacted or worsened, and ensure that the proposed operations will not be detrimental to the health, safety, or general welfare of persons residing or working in the vicinity.