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<br />Conditional Use Permit No. 2005-16 <br />June 13, 2005 <br />Page 2 <br /> <br />Project Description <br /> <br />The proposed project involves the removal of an existing railcar and the <br />relocation of an existing outdoor play area to the interior of an existing <br />McDonald's Restaurant. The construction of the new 1,300 square foot play <br />place annex will require various modifications to the site layout, <br />landscaping and drive-though lane configuration to the existing legal non- <br />conforming site. <br /> <br />Per Section 41.681.2 of the Santa Ana Municipal Code, the expansion of a <br />legal non-conforming site is limited to 10 percent of the floor space of <br />the building as it existed prior to the new construction. Since the new <br />indoor play place addition will result in an expansion greater than 30 <br />percent, full code compliance for the site is required. Additionally, the <br />existing drive-through lane was approved prior to the establishment of <br />regulations for establishments with drive-through window service. <br /> <br />A total of 53 parking spaces are required and have been provided for the <br />drive-through restaurant based on a parking ratio of 10 parking spaces per <br />1,000 square feet of gross floor area. As required by code, an 80-foot <br />separation between the food pick-up window and the order board, and <br />another 80-foot separation between the order board and entrance to the <br />drive-through lane have been provided. <br /> <br />The architecture of the new addition has been designed to complement the <br />features of the existing building utilizing various shades and textures of <br />plaster, stone veneer and wooden trellis features. Landscaping will be <br />upgraded to meet current code requirements and will include 19 new trees <br />to be added to the interior and perimeter the site. Addi tionally, a <br />landscaped berm with shrubs will shield light spillover impacts from the <br />drive-through lane to the motorists traveling along Edinger Avenue <br />(Exhibits 3, 4 and 5) . <br /> <br />Analysis of the Issues <br /> <br />This conditional use permit request has been reviewed based on the <br />criteria established by the City and has been found to be consistent with <br />the operational standards for drive-through establishments. To avoid <br />impacts to the health, safety and general welfare of persons working or <br />residing in the area, numerous mitigation measures have been incorporated <br />into this project. The existing on-site vehicular circulation system has <br />been updated and improved to avoid conflicts between vehicles in the <br /> <br />31 C-3 <br />