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2.0 PROJECT DESCRIPTION <br />The Project site is comprised of two parcels and is currently occupied by an existing gas station <br />building and car wash at 325 N. Tustin Avenue and a sit-down restaurant at 301 N. Tustin Avenue. <br />The site is generally located south of Fourth Street and east of Tustin Avenue. Both properties are <br />located in the Professional (P) zoning district. 301 N. Tustin Avenue has a General Plan land use <br />designation of Professional & Administrative Office (PAO) and 325 N. Tustin has the General Plan <br />land use designation of General Commercial (GC). As proposed, the Project requires approval of a <br />general plan amendment to change the land use designation from PAO to GC, zone change from P to <br />Commercial General (C2) and a conditional use permit for the proposed drive-through services. <br />Figure 2-1 is an existing aerial photograph of the Project site. <br />The Project will include the development of a commercial building with a drive-through and a gas <br />station convenience store at 301 and 325 N. Tustin Avenue, respectively. The Project would include <br />construction of a 7,417 square-feet (SF) commercial building with drive-through to replace a 4,200 <br />sit-down restaurant and a 2,778 SF gas service station convenience store to replace the existing gas <br />station building and car wash. Please note that the proposed Project will provide internal access <br />between the two parcels. <br />Table 2-1 provides a summary of the proposed Project components. <br />The Project is expected to be constructed and completed by Year 2019, which has been utilized to <br />assess the Project’s potential traffic impacts at full occupancy of the site within an opening year <br />traffic setting. Figure 2-2 presents the site plan for the proposed Project prepared by Bundy Finkel <br />Architects. <br />2.1 Site Access <br />Vehicular access to the existing gas station at 325 N. Tustin Avenue is currently provided by one (1) <br />right in-right out driveway on Tustin Avenue and two (2) right in-right out driveways on Fourth <br />Street. Access to the existing restaurant at 301 N. Tustin Avenue is currently provided by one (1) full <br />access driveway and one (1) right in-right out driveway on Tustin Avenue. <br />Vehicular access will remain generally similar to the current driveways with the exception of the <br />removal of the one (1) right in-right out driveway at the existing restaurant along Tustin Avenue and <br />the western right in-right out driveway along Fourth Street. A total of three (3) driveways will <br />provide access to the proposed Project site. <br />3-63