75A - PUBLIC HEARING ENVIORMENTAL REVIEW NO 2018-28

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AA No. 2019-03, CUP No. 2019-21: 813 North Euclid Street March 17, 2020 Page 2 Staff is recommending approval of the project to facilitate redevelopment of a vacant site with a convenience store and gas station that will be compatible with the surrounding community and generate sales tax revenue for the City. Protect Description The applicant is proposing to construct a new 3,045-square-foot 7-Eleven convenience store and service station with four fueling stations that will accommodate eight vehicles. The project also includes construction of a 1,800-square foot canopy and surface parking lot with 16 parking spaces and approximately 5,937 square feet of landscaping. Site access will be provided via two driveways, one located on Euclid Street and the other located on Hazard Avenue. The 7-Eleven convenience store is proposing to operate 24-hours per day, seven days per week. The architecture of the convenience store follows a modern contemporary style found at other 7- Eleven locations and features stone and stucco finishes, steel canopies, and trellises. The gas station canopy also features the same finishes and style. Project Analysis Amendment Application (Zone Change) The applicant is requesting approval of an AA to change the zoning of the subject property from R-2 to C-1. The zone change will allow for a convenience store (retail) and a service station and will be consistent with the City's General Plan land use designation of General Commercial (GC). The existing R-2 zoning limits the use of the subject site to primarily residential uses, while the C-1 zoning will allow the retail and service station by right (Exhibit 2). The 1998 General Plan land use map designates the subject properties as GC, with the C-1 designation being a compatible zoning district with the General Plan. The GC designation applies to commercial corridors in Santa Ana, including those located along Euclid Street. The GC districts are key components in the economic development of the City and provide visible and accessible commercial developments along the City's transportation corridors. In addition, the GC land use designation is intended to provide important neighborhood facilities and services, including shopping, recreation, cultural and entertainment activities, employment, and educational uses. It is also intended to provide support facilities and services for residential areas such as office and retail, restaurants and various other services, including the proposed service station and convenience store. Conditional Use Permit for Afterhours The applicant is requesting approval of a CUP to allow the proposed convenience store to operate on a 24-hour per day, seven days per week basis, which is typical for a 7-Eleven store. Pursuant to SAMC Section 41-365.5(h), retail markets having less than twenty thousand (20,000) square feet of floor area which are open at any time between the hours of 12:00 midnight and 5:00 a.m. require approval of a CUP. Should the AA be approved, a CUP for after-hours operation will be required. The purpose of regulating after-hours operations is to preserve the surrounding community characteristics and minimize any negative secondary impacts. The project site is bounded by multi- family residential to the north, a Buddhist temple and residential uses to the east, single-family and multi -family residential to the west, and a two-family residence to the south. To minimize nuisance impacts to the surrounding uses, staff has included conditions of approval that require the air/water 75A-2