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2101 and 2109 E Santa Clara Avenue <br />April 2, 2024 <br />Page 5 <br />surrounding properties in the area. The rest of the now -commercial shopping center <br />remained undeveloped until 1972. Today, the two subject properties are legal non- <br />conforming, as they do not meet most of the development standards for the underlying <br />zone and were constructed prior to 1960. <br />Based on permit and title records, both 2101 and 2109 E. Santa Clara Avenue were <br />owned by the Newcomb family until they were sold to SRP Stater Bros, LLC in February <br />2021. In April 2022, Development Project (DP) Review application (No. 2022-06) was <br />submitted for review and consideration by the City's Development Review Committee <br />(DRC). The applicant revised the project following the first community meeting in late <br />April 2022, and subsequently resubmitted the DP application in December 2022. <br />Thereafter, several site plan changes and project submittals were made to the City <br />following the second community meeting in February 2023. In March 2023, the property <br />owners submitted a voluntary lot merger application (No. 2023-02) to consolidate 2101 <br />and 2109 E. Santa Clara Avenue into a single legal lot. The lot merger application was <br />executed and recorded in June 2023. Before the DP application could be deemed <br />complete, the project underwent several months of environmental review which <br />concluded in late December 2023. Subsequently, the DP application was deemed <br />complete on December 13, 2023, and the required entitlement applications were <br />submitted January 8, 2024. <br />Project Analysis <br />The subject site is zoned General Agricultural (Al). The allowable land uses and <br />development standards pertaining to the Al zoning district would render the project <br />infeasible, as eating establishments are prohibited by the Al zoning district. Approval of <br />an amendment application to change the zoning district to Arterial Commercial (C5) is <br />required for the project. <br />The proposed zone change intends to align the subject site with the existing shopping <br />center development to the north and east, and intends to align with the commercial <br />corridor along Tustin Avenue, which is largely zoned C5. Moreover, the proposed C5 <br />zoning district designation is also consistent with the new General Commercial (GC) <br />General Plan Land Use Element designation for the site that resulted from the April <br />2022 General Plan Update. This land use designation encourages developments that <br />provide highly visible and accessible shopping opportunities along arterial corridors and <br />supports the development and continued operation of recreational, cultural, <br />entertainment, employment, and educational opportunities near established residential <br />neighborhoods. The proposed project has been designed as a single -story McDonald's <br />building with a maximum height of 23 feet to the top of the parapet. In designing the <br />proposed development, consideration was given to scale, massing, and architecture of <br />the project to ensure that it complements the existing buildings within the surrounding <br />development. <br />General Plan Consistency <br />