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GPA No. 2018-05, AA No. 2018-08, CUP No. 2018-18 & VAR No. 2018-10 September 24, 2018 Page 6 shop and dine. In addition, the General Commercial zone permits professional, administrative and business offices should the property owners elect to have office uses in the future. The proposed drive-through requires discretionary approval of a CUP and the service station yards require a variance. In order to approve a CUP or variance, the General Plan Land Use designation and the zoning designation must be consistent. Conditional Use Permit for Drive -Through Window Service at 301 North Tustin Avenue The drive-through was designed and intended to generate the least amount of impact as possible. The drive-through lane is setback approximately 100 feet from the street to reduce any spillover to the public streets. In addition, the drive-through lane meets the City's stacking requirements and will allow for approximately 15 -cars to queue without disrupting drive aisles or parking spaces on-site. The drive-through is also designed to generate minimal noise impacts; the speaker boxes are located at the rear of the site and project towards the freeway. Any potential noise generated from the idling of vehicles or the drive-through speakers is not anticipated to impact the nearby uses as they are commercial and there are no nearby sensitive land uses. Since the drive-through lane is at the rear of the property, it will produce minimal visual impact to Tustin Avenue as the new building will be the prominent view (Exhibit 4). The applicants request for a conditional use permit 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. Allowing the restaurant to have a drive-through window will provide a service that will help promote economic development to the area which will contribute to the general well-being of the neighborhood and the community. Variance for Reduced Yards at 325 North Tustin Avenue The strict application of the zoning code requires a 15 -foot landscaped setback along both Tustin Avenue and Fourth Street. The applicant has designed the site to have landscaped yards, but in some locations the yards will be reduced to 5 feet, 6 inches requiring a variance. The Public Works Agency reviewed the proposed plans and determined that an 8 -foot dedication along Fourth Street and a 2 -foot dedication along Tustin Avenue are required to allow for the streets and sidewalks to be constructed to the ultimate width. The 15 -foot setbacks and dedication would reduce the developable area to 18,065 square -feet, which is an approximately 4,400 square -foot reduction in lot size (20%). Special circumstances related to the current location of the underground storage tanks exist. Currently, the underground tanks are located at the comer of the property. A 15 -foot landscaped yard along the street property lines would require the property owner to remove and relocate the storage tanks in order for tanker trucks to access the tanks. The relocation would cause a significant financial burden to the operator. In addition, complexities of service station fueling, stacking and circulation patterns make it difficult to create functional site plan that meets all the development standards. Furthermore, there are service stations at the other two comers of the intersection (northeast and southwest comers). These nearby service stations do not have 15 -foot 75B-9