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Amendment Application No. 2009-02 Conditional Use Permit No. 2009-20 Variance No. 2009-08 October 12, 2009 Page 3 Analysis of the Issues Amendment Application The proposed building site is located within the General Commercial (C2) zoning district which does not allow mixed use type development projects. As a result, an amendment application is requested to change the zoning of the subject property to Commercial Residential (CR) to facilitate the construction of the proposed building. Both the C2 and CR zoning districts are considered to be compatible with the current General Plan land use designation of General Commercial (GC) as found in the City's land use element. The Commercial Residential (CR) zoning was established in order to work in concert with both the General Commercial (GC) and District Center (DC) land use designations to encourage mixed-use commercial and residential developments along major arterial streets. Although the Commercial Residential (CR) zoning designation was originally intended for larger scale developments, smaller projects may serve to achieve the same purpose and principles established in the CR zoning district, such as providing greater convenience to city services and transportation, excellence of design and visual appeal than those typically found with standard infill retail centers. The proposed project meets the goals and policies established by the City's General Plan Land Use Element. Policy 4.5 of the element encourages development of employment centers and mixed use projects adjacent to major arterial roadways while Policy 3.2 supports development which provides a positive contribution to neighborhood character and identity. The project site is located along First Street, a Major Arterial as defined by the City's Circulation Element of the General Plan. The commercial component of the project will generate additional employment opportunity for nearby or on-site residents. Additionally, the project has been designed with high quality materials and neighborhood sensitivity through its design. Second, the fifth parcel along Hesperian Street will need a zone change from Two-Family Residential (R2) to Two-Family Residential with B-Suffix (R2-B). Per section 41-611 of the Santa Ana Municipal Code, any zoning district or any part thereof regulating the use of land may be modified by adding the district designation "B," which would allow the property to be 75E-5