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GPA No. 2018-05, AA No. 2018-08, CUP No. 2018-18 & VAR No. 2018-10 September 24, 2018 Page 5 Protect Background and Chronoloov The property at 301 North Tustin has been developed with a restaurant since 1965. In 1996, Conditional Use Permit No. 1995-01 was approved to allow dancing and live music. Minor tenant improvements have been made to the building overtime by various operators. Currently, the building is in the process of being vacated by the tenant. In 1973, -the property at 325 North Tustin Avenue was developed with a car wash and service station. In 2006, the property was remodeled to the current configuration of the service pumps, a retail building and automated car wash. The current property owner has been operating a Chevron gas station and car wash at the site since 2015. Protect Analysis General Plan Amendment The applicant is applying for a general plan amendment in order to re -designate the properties proposed for development to General Commercial (GC). According to the General Pian, the General Commercial district applies to commercial corridors and areas that are highly visible and are critical arterial transportation corridors. Three sites that are proposed to be changed from Professional & Administrative Offices to General Commercial (301 N. Tustin Avenue, 431 N. Tustin Avenue, and 2321 E. a Street) are on arterial streets with regional access to the SR -55 freeway. Several nearby commercial properties are already designated as General Commercial. The amendment will create an approximately 4 -acre General Commercial area at the northeast and southeast comers of Tustin Avenue and Fourth Street (Exhibit 2). In addition, these properties are currently improved with commercial uses including gas stations, eating establishments, and mixed retail and service uses that provide neighborhood facilities and services to the nearby Metro East Mixed -Use Overlay zone and professional offices. The general plan amendment will provide consistency with the existing uses and will make the properties consistent with the zoning district. Amendment Application The applicant is also applying for an amendment application (zone change) to change the zoning of the properties proposed for development (301 and 325 N. Tustin Avenue) from Professional (P) to General Commercial (C2). The City is also proposing to change the zoning of two nearby properties (401 N. Tustin Avenue and 2320 E. Fourth Street) to General Commercial (C2) (Exhibit 3). The C2 designation will also complement the designation of the properties to the south which are in the City of Tustin and zoned commercial (Central Commercial C2). The amendment will create a continuous block of commercial uses that will stimulate the economy in the area. The C2 zone will allow the restaurant, service stations, and services uses and will allow for commercial development that supports the nearby office environment by providing places to visit, 75B-8