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HomeMy WebLinkAboutRESO 2021-11_305 E 4TH STREET UNIT 200jmf 5-3-21 Resolution No. 2021-11 Page 1 of 7 RESOLUTION NO. 2021-11 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING A MODIFICATION TO CONDITIONAL USE PERMIT NO. 2013-15 AS CONDITIONED TO ALLOW THE SALE OF DISTILLED SPIRITS FOR ON-PREMISES CONSUMPTION IN ADDITION TO BEER AND WINE AT NATIVE SON ALEHOUSE LOCATED 305 EAST FOURTH STREET, UNIT 200 BE IT RESOLVED BY THE PLANNING COMMISSION OF THE CITY OF SANTA ANA AS FOLLOWS: Section 1. The Planning Commission of the City of Santa Ana hereby finds, determines, and declares as follows: A. Jonathan Sanchez, business owner of Native Son Alehouse (“Applicant”), on behalf of East End Realty Partners, LP (“Property Owner”), is requesting approval of Conditional Use Permit (CUP) No. 2013-15 Modification (MOD) No. 1 to allow the sale of distilled spirits for on- premises consumption in addition to beer and wine at an existing restaurant located 305 East Fourth Street, Unit 200. B. Santa Ana Municipal Code (SAMC) Sections 41-196 and 41-2007 require approval of a CUP for establishments wishing to sell alcohol for on- premises consumption. C. On August 26, 2013, the Planning Commission adopted Resolution No. 2013-14 approving CUP No. 2013-15 allowing the sale of beer and wine for on-premises consumption at 305 East Fourth Street, Unit 200. D. On May 10, 2021, the Planning Commission held a duly noticed public hearing on CUP No. 2013-15-MOD-1. E. The Planning Commission determines that the following findings, which must be established in order to grant a CUP pursuant to SAMC Section 41-638, have been established for CUP No. 2013-15-MOD-1 to allow the sale of distilled spirits for on-premises consumption in addition to beer and wine at 305 East Fourth Street, Unit 200: 1. That the proposed use will provide a service or facility, which will contribute to the general well being of the neighborhood or community. The sale of distilled spirits for on-premises consumption in addition to beer and wine will provided an ancillary service to the restaurant’s customers by allowing them the ability to purchase alcoholic beverages with their meal. This will jmf 5-3-21 Resolution No. 2021-11 Page 2 of 7 thereby benefit the community by providing a restaurant with an additional and complementary food related amenity. Operational standards applicable to the alcoholic beverage control (“ABC”) license and conditions of approval will mitigate any potential impacts created by the use and will ensure that the use will not negatively affect the surrounding community. 2. That the proposed use will not, under the circumstances of the particular case, be detrimental to the health, safety, or general welfare of persons residing or working in the vicinity. The sale of distilled spirits for on-premises consumption in addition to beer and wine at the subject location will not be detrimental to the health, safety, or general welfare of persons residing or working in the vicinity because the operational standards applicable to the ABC license and conditions of approval will address any potential negative or adverse impacts created by the use. The granting of the CUP will not negatively impact any sensitive land uses that may be nearby. The subject site is not adjacent to parks, playgrounds, schools, or religious institutions. The nearest sensitive land use is Hillsong Church Orange County, which is approximate 200 feet to the south, and the neatest schools, playgrounds, and parks are more than 1,500 feet away. 3. That the proposed use will not adversely affect the present economic stability or future economic development of properties surrounding the area. The sale of distilled spirits for on-premises consumption in addition to beer and wine at the subject location will not adversely affect the economic stability of the area, but will instead allow the restaurant to compete with other nearby eating establishments in Downtown Santa Ana that offer a full selection of alcoholic beverages to their customers. Moreover, the offering of distilled spirits will allow the restaurant to be economically viable and compete with nearby full-service eating establishments in Downtown Santa Ana and will contribute to the overall success of the City’s Downtown. 4. That the proposed use will comply with the regulations and conditions specified in Chapter 41 (Zoning) of the SAMC for such use. The sale of distilled spirits for on-premises consumption in addition to beer and wine at the subject location will be in compliance with all applicable regulations and operational jmf 5-3-21 Resolution No. 2021-11 Page 3 of 7 standards imposed on a restaurant selling alcoholic beverages for on-premises consumption pursuant to Chapter 41 of the SAMC. The restaurant will be maintained as a full- service, bona-fide eating establishment, having suitable kitchen facilities and supplying an assortment of foods. Additionally, the restaurant will utilize less than five (5) percent of the gross floor area for display and storage of alcoholic beverages, which is the maximum threshold established by the SAMC. Operational standards will ensure that the project remains in compliance with all applicable codes and regulations related to alcohol sales to ensure that the use does not impact neighboring properties or create an attractive nuisance. 5. That the proposed use will not adversely affect the General Plan of the city or any specific plan applicable to the area of the proposed use. The sale distilled spirits for on-premises consumption in addition to beer and wine at the subject location will not adversely affect the General Plan or any specific plan. The granting of CUP No. 2021-03 supports several policies contained in the General Plan. Policy 2.2 of the Land Use Element encourages land uses that accommodate the City’s needs for goods and services. Providing a variety of full - service eating establishments that provide alcoholic beverages as part of their menu offers additional dining options for Santa Ana residents and visitors. Furthermore, Policy 2.9 of the Land Use Element supports developments that create a business environment that is safe and attractive. Operational standards for the proposed ABC license will maintain a safe and attractive environment in the neighborhood. Policy 5.5 of the Land Use Element encourages development that is compatible with and supporting of surrounding land uses. Native Son Alehouse is located within a two-story multi-tenant development in Downtown Santa Ana and its operation is compatible with the surrounding commercial businesses. Section 2. In accordance with the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is categorically exempt from further review per Section 15301 (Class 1 – Existing Facilities). Class 1 exemption applies to the operation, repair, maintenance, permitting, leasing, licensing, or minor alteration of existing public or private structures, facilities, mechanical equipment, or topographical features, involving negligible or no expansion of use beyond that existing at the time of the lead agency's determination. The project consists of a permit modification to allow the sale of distilled spirits for on-premises consumption in addition to beer and wine at an existing restaurant. Based on this analysis, a Notice of Exemption, Environmental Review No. 2013-40 will be filed for this project. jmf 5-3-21 Resolution No. 2021-11 Page 5 of 7 APPROVED AS TO FORM: Sonia R. Carvalho, City Attorney By:________________________ John M. Funk Senior Assistant City Attorney CERTIFICATE OF ATTESTATION AND ORIGINALITY I, SARAH BERNAL, Commission Secretary, do hereby attest to and certify the attached Resolution No. 2021-11 to be the original resolution adopted by the Planning Commission of the City of Santa Ana on May 10, 2021. Date: ________________ ____________________________________ Commission Secretary City of Santa Ana 05-10-2021 jmf 5-3-21 Resolution No. 2021-11 Page 6 of 7 EXHIBIT A Conditions of Approval for Conditional Use Permit No. 2013-15-MOD-1 Conditional Use Permit No. 2013-15-MOD-1 for on-premises consumption of alcoholic beverages is approved subject to compliance, to the reasonable satisfaction of the Planning Manager, with all applicable sections of the Santa Ana Municipal Code, the California Building Standards Code and all other applicable regulations. The Applicant must comply in full with each and every condition listed below prior to exercising the rights conferred by this conditional use permit. The Applicant must remain in compliance with all conditions listed below throughout the life of the conditional use permit. Failure to comply with each and every condition may result in the revocation of the conditional use permit. 1. The sale, service, and consumption of alcoholic beverages shall be permitted in accordance with the operational standards for on -sale establishments pursuant to Section 41-196(g) of the SAMC, in accordance with the provisions of an o n- premises alcohol license by the California Department of Alcoho lic Beverage Control (ABC), in accordance with the site and floor plans attached to the staff report documenting the approved scope of the project, and in accordance with the conditions of approval contained within Exhibit A of Resolution No. 2013-14. 2. The business and property owner shall maintain and adhere to a “Good Neighbor Policy,” implementing measures to ensure that patrons comply with applicable noise, parking, and outdoor smoking regulations, and removing litter and preventing loitering in the areas in the immediate vicinity of the business. 3. Within 90 days of adoption of this resolution, a Property Maintenance Agreement shall be recorded against the property. The agreement will be subject to review and applicability by the Planning and Building Agency, the Community Development Agency, the Public Works Agency, and the City Attorney to ensure that the property and all improvements located thereupon ar e properly maintained. Applicant (and the owner of the property upon which the authorized use and/or authorized improvements are located if different from the Applicant) shall execute a maintenance agreement with the City of Santa Ana which shall be recorded against the property and which shall be in a form reasonably satisfactory to the City Attorney. The maintenance agreement shal l contain covenants, conditions, and restrictions relating to the following: a) Compliance with operational conditions applicable during any period(s) of construction or major repair (e.g., proper screening and securing of the construction site; implementation of proper erosion control, dust control and noise mitigation measure; adherence to approved project phasing etc.); jmf 5-3-21 Resolution No. 2021-11 Page 7 of 7 b) Compliance with ongoing operational conditions, requirements and restrictions, as applicable (including but not limited to hours of operation, security requirements, the proper storage and disposal of trash and debris, enforcement of the parking management plan, and/or restrictions on certain uses; c) Ongoing compliance with approved design and construction parameters, signage parameters and restrictions as well as landscape designs, as applicable; d) Ongoing maintenance, repair and upkeep of the property and all improvements located thereupon (including but not limited to controls on the proliferation of trash and debris about and immediately adjacent to the property; the proper and timely removal of graffiti; the timely maintenance, repair and upkeep of damaged, vandalized and/or weathered building s, structures and/or improvements; the timely maintenance, repair and upkeep of exterior paint, parking striping, lighting and irrigation fixtures, walls and fencing, publicly accessible bathrooms and bathroom fixtures, landscaping and related landscape improvements and the like, as applicable); e) If Applicant and the owner of the property are different (e.g., if the Applicant is a tenant or licensee of the property or any portion thereof), both the Applicant and the owner of the property shall be signatories to the maintenance agreement and both shall be jointly and severally liabl e for compliance with its terms; f) The maintenance agreement shall further provide that any party responsible for complying with its terms shall not assign its ownership interest in the property or any interest in any lease, sublease, license or sublicense, unless the prospective assignee agrees in writing to assume all of the duties, obligations and responsibilities set forth under the maintenance agreement; g) The maintenance agreement shall contain provisions relating to the enforcement of its conditions by the City and shall also contain provisions authorizing the City to recover costs and expenses which the City may incur arising out of any enforcement and/or remediation efforts wh ich the City may undertake in order to cure any deficiency in maintenance, repair or upkeep or to enforce any restrictions or conditions upon the use of the property. The maintenance agreement shall further provide that any unreimbursed costs and/or expenses incurred by the City to cure a deficiency in maintenance or to enforce use restrictions shall become a lien upon the property in an amount equivalent to the actual costs and/or expense incurred by the City; and h) The execution and recordation of the maintenance agreement shall be a condition precedent to the issuance of the ABC license.