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Conditional Use Permit Nos. 2006-23 and 24 February 12, 2007 Page 3 Analysis of the Issues In 1988, the City Council approved the rezoning of a portion of this site from R2 to R2-B, to allow the construction of the current existing development. The intent of this action was to restrict the future use of the northern portion of the lot to parking only, thus creating a permanent buffer zone between the commercial use facing Seventeenth Street and the residential uses to the north of the property. This action also allowed the City to impose the development standards for the B suffix, which were developed to mitigate noise, light and traffic intrusion into the residential neighborhoods. In 1999, the City modified the Santa Ana Municipal Code (SANG) to require a conditional use permit to allow parking in conjunction with a commercial use on any property with a B suffix in order to allow public participation and appropriate additional conditions should the project and setting warrant. The proposed project will meet all B suffix development standards. A six- foot high masonry wall and a five-foot landscaped buffer will be provided to separate the parking from the residential uses. The site lighting has been designed and located so as not to impact the residential properties to the north. A private access to Baker Street via existing easements running across the parcels facing Seventeenth Street between Bristol and Baker Streets required in 1988 will be preserved (Exhibit 7). The private access to Baker Street is intended to provide an alternative outlet for vehicles which might otherwise utilize Eighteenth Street, a residential street, to travel east to Baker Street. The new retail building and drive-through service will be constructed in its entirety on the portion of the lot that is zoned C1 and is allowed by right. To prevent the site from becoming an attractive nuisance, the Planning Division is recommending conditions of approval, such as an electronic shopping cart system (Cartronics) to be installed over the driveways and plaza to ensure the shopping carts remain within the site, requiring low volume speakers at the drive-through and monitoring of the parking lot have been added. A conditional use permit is also required for retail establishments having less than 20,000 square feet of floor area that are open at anytime between the hours of 12:00 midnight and 5:00 a.m., since these businesses have the potential to impact surrounding businesses and residential neighborhoods. The proposed retail store will operate 24 hours a day, 7 days a week. The proposed store will offer general merchandise, pharmacy and photo services to the community and will not be selling any alcoholic 31 A-4