75B - 3810 S. BRISTOL ST. - Laserfiche WebLink

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Amendment Application No. 2003-08 Conditional Use Permit No. 2003-28 January 5, 2004 Page 3 Analysis of the Issues Amendment Application The project site is within the Commercial Residential (CR) zoning district, which prohibits drive-through lanes for eating establishments. As a result, an amendment application is required to change the zoning of the subject property to General Commercial (C2). The property has a District Center (DC) general plan designation which encourages mixed-use development. The Commercial Residential (CR) zoning was established in the early 1960s to work in concert with the District Center concept to encourage mixed-use commercial and residential developments. One area targeted for this type of mixed-use development was along South Bristol Street near the South Coast Metro District Center. Although the properties to the north were recently rezoned, those properties were located on major intersections and not conducive to mixed-use developments. This site is located mid block, with the parcel large enough to support a mixed-use project. its November 12, 2002 work-study session, the Planning Commission discussed District Centers and over-concentration of fast food and drive- through restaurants. It was the consensus of the Commission at that time that fast food restaurants should not be encouraged in the area. Since then, the Planning Commission has reconsidered the policy and has seen a need for a rehabilitation of commercial corridors and an increased support for long-standing business that have been a positive contribution to the city. In addition, other applications with similar requests such as the Krispy Kreme Doughnuts were recently approved and have resulted in a positive impact to the immediate vicinity. Policy 2.2 of the Land Use Element of the General Plan supports the development of commercial land uses in adequate amounts to accommodate the need for goods and services within the area. Although similar establishments with drive-through window service exist in the immediate vicinity, the proposed drive through establishment will serve to replace an existing sit-down restaurant that will provide additional seating, access, and landscaping that will result in an upgrade to the neighborhood and surrounding community. Page 81 75.B.