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HomeMy WebLinkAbout2010-12• RESOLUTION NO. 2010-12 ROH - 09/27/10 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING: CONDITIONAL USE PERMIT NO. 2010-17 AS CONDITIONED FOR A TYPE 47 ALCOHOLIC BEVERAGE CONTROL LICENSE, CONDITIONAL USE PERMIT N0.2010-18 AS CONDITIONED TO OPERATE BETWEEN THE HOURS OF 12:00 A.M. TO 7:00 A.M., AND CONDITIONAL USE PERMIT NO. 2010-19 AS CONDITIONED TO OPERATE A BANQUET FACILITY, FOR THE PROPERTY LOCATED AT 227 NORTH BROADWAY 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. Applicant is requesting approval of: Conditional Use Permit No. 2010-17 to allow a Type 47 Alcoholic Beverage Control (ABC) license, Conditional Use Permit No. 2010-18 to operate a restaurant between the hours of 6:00 a.m. to 2:00 a.m., and Conditional Use Permit No. 2010-19 to allow a banquet facility, for the property located at 227 North Broadway. B. Santa Ana Municipal Code Section 41-2007 requires a conditional use permit for: the sale of alcoholic beverages for on-site consumption, businesses operating between the hours of 12:00 a.m. and 7:00 a.m., and the operation of a banquet facility. C. On September 27, 2010, the Planning Commission held a duly noticed public hearing on Conditional Use Permit No. 2010-17, Conditional Use Permit No. 2010-18, and Conditional Use Permit No. 2010-19. D. The Planning Commission determines that the following findings, which must be established in order to grant this Conditional Use Permit pursuant to Santa Ana Municipal Code Section 41-638, have been established for Conditional Use Permit No. 2010-17 to allow for a Type 47 ABC license: 1. Will the proposed use provide a service or facility which will contribute to the general well being of the neighborhood or the community? The proposed alcohol beverage license use will allow an ancillary service to the restaurant and thereby benefit the Resolution No. 2010-12 Page 1 of 18 • community by providing an additional food-related amenity at the eating establishment. Conditions have been placed on the alcoholic beverage control license which will mitigate any potential impacts created by the land use and ensure that the use will not negatively affect the surrounding community. 2. Will the proposed use 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 proposed license for the on-sale of beer and wine and distilled spirits at the Chapter One Restaurant will not be detrimental to persons residing or working in the area because the use, as conditioned, will not create any negative or adverse impacts. The sale of alcoholic beverages will occur inside of the premises and is secondary to the restaurant use. 3. Will the proposed use adversely affect the present economic stability or future economic development of properties surrounding the area? The project site is located within the downtown, and is appropriate for the proposed commercial use. The establishment of this restaurant promotes a balance of land • uses that enhances the City's economic and fiscal viability. Alcoholic beverages on the menu at the Chapter One Restaurant will increase the patronage to the restaurant by offering another convenience thereby enhancing the profitability of the business. In turn, this identifies the use and site as economically stable and viable, and has a positive effect on the surrounding properties in the area. 4. Will the proposed use comply with the regulations and conditions specified in Chapter 41 for such use? As conditioned, the proposed project will be in compliance with all applicable regulations and conditions imposed on a restaurant selling beer, wine, and distilled spirits pursuant to Chapter 41 of the Santa Ana Municipal Code. 5. Will the proposed use adversely affect the General Plan or any specific plan of the City? The proposed use will not adversely affect the General Plan. Goal 1.0 of the Land Use Element requires that land use decisions promote a balance of land uses to address basic community needs. The restaurant offers citizens a place to gather and eat thereby serving the community. Goal 2.0 of • the Land Use Element requires that land use decisions promote land uses which enhance the City's economic and Resolution No. 2010-12 Page 2 of 18 fiscal viability. Therefore, a variety of land uses that serve the public are necessary to offer a wide range of goods and services. E. The Planning Commission determines that the following findings, which must be established in order to grant this Conditional Use Permit pursuant to Santa Ana Municipal Code Section 41-638, have been established for Conditional Use Permit No. 2010-18 to allow for after hours operation: 1. Will the proposed use provide a service or facility which will contribute to the general well being of the neighborhood or the community? The proposed Chapter One restaurant after-hours operation creates afood-related amenities and disport for the community. Conditions have been placed on this operation to mitigate any potential problems created by the land use. 2. Will the proposed use 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 after-hours operation at the Chapter One Restaurant will not be detrimental to persons residing or working in the area because the use, as conditioned, will not create any negative or adverse impacts. Sensitive lands uses are located 250 feet or more away, and all after-hours entertainment will be contained indoors to mitigate the impacts to surrounding properties. 3. Will the proposed use adversely affect the present economic stability or future economic development of properties surrounding the area? The project site is a commercial corridor that is appropriate for the proposed commercial use. The establishment of this restaurant promotes a balance of land uses that enhances the City's economic and fiscal viability. Peak hours of operation will be in the evening, which does not conflict with the peak hours of nearby retail shops, so will not cause parking conflicts in the public lots. Providing a variety of land uses in the area strengthens the economic base. 4. Will the proposed use comply with the regulations and conditions specified in Chapter 41 for such use? As conditioned, the proposed project will be in compliance with all applicable regulations and conditions imposed on a • business operating after the hours of 12:00 a.m. Resolution No. 2010-12 Page 3 of 18 • 5. Will the proposed use adversely affect the General Plan or any specific plan of the City? The proposed use will not adversely affect the General Plan. Goal 1.0 of the Land Use Element requires that land use decisions promote a balance of land uses to address basic community needs. The restaurant offers citizens a place to recreate and eat thereby serving the community. Goal 2.0 of the Land Use Element requires that land use decisions promote land uses which enhance the City's economic and fiscal viability. Therefore, a variety of land uses that serve the public are necessary to offer a wide range of goods and services. F. The Planning Commission determines that the following findings, which must be established in order to grant this Conditional Use Permit pursuant to Santa Ana Municipal Code Section 41-638, have been established for Conditional Use Permit No. 2010-19 to allow for a Banquet Facility: 1. Will the proposed use provide a service or facility which will contribute to the general well being of the neighborhood or the community? • The proposed use will provide an added alternative to the restaurant thereby providing a benefit to the community through a local banquet and meeting venue. Conditions have been placed on the banquet facility, which will mitigate any potential impacts created by the use and ensure that the use will not negatively affect or be injurious to the surrounding community. 2. Will the proposed use 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 addition of the banquet facility use to the restaurant will not be detrimental to persons residing or working in the area because the use, as conditioned, will not create any negative or adverse impacts. The banquet and private events will occur inside of the premises and offer an alternative to the restaurant's business operations to enhance economic viability. Moreover, conditions are imposed to mitigate any potential impacts to those in the vicinity. • 3. Will the proposed use adversely affect the present economic stability or future economic development of properties surrounding the area? Resolution No. 2010-12 Page 4 of 18 • The 0.14-acre site is a commercial site that is appropriate for the proposed commercial use. A banquet facility at the Chapter One restaurant may increase the patronage to the business, thereby enhancing profitability and identifying the use and site as economically stable and viable for the surrounding properties in the area. 4. Will the proposed use comply with the regulations and conditions specified in Chapter 41 for such use? As conditioned, the proposed project will be in compliance with all applicable regulations and conditions imposed on banquet facilities pursuant to Chapter 41 of the Santa Ana Municipal Code. 5. Will the proposed use adversely affect the General Plan or any specific plan of the City? The proposed use will not adversely affect the General Plan. Banquet facilities are permitted within the District Center (DC) General Plan designation and the Downtown (DT) zoning district. Additionally, the use, as conditioned, is in compliance with the regulations identified in the zoning code. G. This project was reviewed in accordance with the Guidelines for the • California Environmental Quality Act. The recommendation is exempt from further review pursuant to Section 15332, Class 32 because it is an infill development project in an existing building, and will be in conformance with all city codes and requirements. Categorical Exemption Environmental Review No. 2010-13 will be filed for this project. Section 2. The Planning Commission of the City of Santa Ana after conducting the public hearing hereby approves Conditional Use Permit No. 2010-17 as conditioned in Exhibit A attached hereto and incorporated as though fully set forth herein, Conditional Use Permit No. 2010-18 as conditioned in Exhibit B attached hereto and incorporated as though fully set forth herein, and Conditional Use Permit No. 2010-19 as conditioned in Exhibit C attached hereto and incorporated as though fully set forth herein. This decision is based upon the evidence submitted at the abovesaid hearing, which includes but is not limited to: the Request for Planning Commission Action dated September 27, 2010 and exhibits attached thereto; and the public testimony, all of which are incorporated herein by this reference. ADOPTED this 27th day of September. 2010 by the following vote: • Resolution No. 2010-12 Page 5 of 18 • ~J AYES: Commissioners: NOES: Commissioners: ABSENT: Commissioners: ABSTENTIONS: Commissioners: APPROVED AS TO FORM: Joseph V~Fletcher, City Attorney gy.r v Ryan . Hodc Assista City Gartner, Turner, Acosta, Alderete, Betancourt, Walters, Yrarrazaval (7) None (0) None (0) None (0) CERTIFICATE OF ATTESTATION AND ORIGINALITY • I, MARTHA RAMIREZ, Secretary of the Planning Commission, do hereby attest to and certify the attached Resolution No. 2010-12 to be the original resolution adopted by the Planning Commission of the City of Santa Ana on September 27. 2010 Date: ~' l ~- / Secretary of the Planning Commi on City of Santa Ana Resolution No. 2010-12 Page 6 of 18 • EXHIBIT A Conditions for Approval of Conditional Use Permit No. 2010-17 Conditional Use Permit No. 2010-17 is approved subject to compliance, to the reasonable satisfaction of the Planning Commission, with all applicable sections of the Santa Ana Municipal Code, the California Administrative Code, the Uniform Fire Code, the Uniform Building Code and all other applicable regulations. The applicant must comply in full with each and every condition listed below rip or 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. A. Planning Division 1. The banquet facility shall comply with the following development and operational standards. a. All banquet facilities require a kitchen facility including, but not limited to, an oven, stove, refrigeration, freezer, exhaust hood, grease • receptor, cutting and preparation areas, dishwashing area or machine, employee sink and mop, and appropriate counter/service facilities. b. All banquet facilities require sanitation facilities in compliance with the California Building Code building standards. c. Whenever there is entertainment with or without alcohol, the banquet facility shall provide a uniformed state licensed security guard, as approved by the chief of police, at the rate of one guard per 100 attendees, with a minimum of one security guard, or other security measures as approved by the Chief of Police. The guards shall be present until attendees have left the premises. d. All banquet facilities shall provide exterior lighting in compliance with Police Department standards. 2. All proposed site improvements must conform with Site Plan Review approval of DP No. 2010-35. • Resolution No. 2010-12 Page 7 of 18 SEPTEMBER 27, 2010 PAGE2OF4 3. Any amendment to this conditional use permit must be submitted to the Planning Division and Police Department for review. At that time, staff will determine if administrative relief is available or the conditional use permit must be amended. B. Police Department The sale of alcoholic beverages for consumption off the premises is strictly prohibited. 2. There shall be no exterior advertising of any kind or type, including advertising directed to the exterior from within, promoting or indicating the availability of alcoholic beverages on the premises. Interior displays of alcoholic beverages or signs, which are clearly visible to the exterior, shall constitute a violation of this condition. 3. It shall be the applicant(s) responsibility to ensure that no alcoholic beverages are consumed on any property adjacent to the licensed premises under the control of the applicant. 4. The applicant(s) shall be responsible for maintaining free of litter the area adjacent to the premises under the control of the licensee. 5. There shall be no public telephones located on the exterior of the premises. All interior pay phones must be designed to allow outgoing calls only. 6. Any graffiti painted or marked upon the premises or on any adjacent area under the control of the licensee(s) shall be removed or painted within 24 hours of being applied. 7. There shall be no pool tables, amusement machines or video games maintained on the premises at any time. 8. The sales, service, and consumption of alcoholic beverages shall be permitted only between the hours of 9:00 a.m. and 12:00 a.m. unless Conditional Use Permit No. 2010-18 is approved. 9. Music/noise shall not be audible beyond 20 feet from the exterior of the premises in any direction. • Resolution No. 2010-12 Page 8 of 18 • SEPTEMBER 27, 2010 PAGE 3 OF 4 10. This land use authorization is only for a Type 47 on-sale general, public eating-place, any other license use at this location will require a new land use clearance. 11. Neither the applicant, nor any person or entity operating the premises with the permission of the applicant, shall violate the City's adult entertainment ordinance contained in SAMC section 12-1 and 12-2. 12. The premises shall not be operated as an adult entertainment business as such term is defined in Santa Ana Municipal Code section 41-1701.6. 13. This conditional use permit shall be reviewed at six months, at one year and then annually thereafter by the Police Department for any modification to the conditions of approval. 14. Existing restaurant must conform to the provisions of Chapter 8, Article II, Division 3 of the Santa Ana Municipal Code (Building Security Ordinance). These code conditions will require that the existing project's lighting, door/window locking devices and addressing be upgraded to current code • standards. 15. Prior to issuance of Letter of Approval to the Alcohol Beverage Control Board condition 14 must be complied with. 16. Cash register must be visible from the street at all times and shall not be obstructed at any time by temporary or permanent signage. 17. Window displays must be kept to a minimum for maximum visibility and shall not exceed 25 percent of window coverage. 18. Window displays and racks must be kept to a maximum height of three feet including merchandise. 19. Atimed-access cash controller or drop safe must be installed. 20. Install a silent armed robbery alarm. 21. The applicant shall employ a minimum of one uniformed, licensed security guard for every 100 persons in attendance per event, for the purpose of keeping the peace at all times entertainment is provided or that a cover charge, donation, or admission fee is collected to enter the premises. • Resolution No. 2010-12 Page 9 of 18 • SEPTEMBER 27, 2010 PAGE 4 OF 4 22. If there is a marked or noticeable increase in the number of police-related incidents on or near the premises, as such increase may be determined by the Chief of Police, the permittee shall increase the number of uniformed, licensed security guards to a total number of guards as determined by the Chief of Police Department. 23. The applicant must submit a comprehensive security plan for Police Department review and approval. C. Fire Department 1. Plans must note fire alarm system when submitted for plancheck. • • Resolution No. 2010-12 Page 10 of 18 • EXHIBIT B Conditions for Approval of Conditional Use Permit No. 2010-18 Conditional Use Permit No. 2010-18 is approved subject to compliance, to the reasonable satisfaction of the Planning Commission, with all applicable sections of the Santa Ana Municipal Code, the California Administrative Code, the Uniform Fire Code, the Uniform Building Code and all other applicable regulations. The applicant must comply in full with each and every condition listed below rip or 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. A. Planning Division 1. The banquet facility shall comply with the following development and operational standards. a. All banquet facilities require a kitchen facility including, but not limited to, an oven, stove, refrigeration, freezer, exhaust hood, grease • receptor, cutting and preparation areas, dishwashing area or machine, employee sink and mop, and appropriate counter/service facilities. b. All banquet facilities require sanitation facilities in compliance with the California Building Code building standards. c. Whenever there is entertainment with or without alcohol, the banquet facility shall provide a uniformed state licensed security guard, as approved by the chief of police, at the rate of one guard per 100 attendees, with a minimum of one security guard, or other security measures as approved by the Chief of Police. The guards shall be present until attendees have left the premises. d. All banquet facilities shall provide exterior lighting in compliance with Police Department standards. 2. All proposed site improvements must conform with Site Plan Review approval of DP No. 2010-35. • Resolution No. 2010-12 Page 11 of 18 • SEPTEMBER 27, 2010 PAGE2OF4 3. Any amendment to this conditional use permit must be submitted to the Planning Division and Police Department for review. At that time, staff will determine if administrative relief is available or the conditional use permit must be amended. B. Police Department 1. The sale of alcoholic beverages for consumption off the premises is strictly prohibited. 2. There shall be no exterior advertising of any kind or type, including advertising directed to the exterior from within, promoting or indicating the availability of alcoholic beverages on the premises. Interior displays of alcoholic beverages or signs, which are clearly visible to the exterior, shall constitute a violation of this condition. • 3. It shall be the applicant(s) responsibility to ensure that no alcoholic beverages are consumed on any property adjacent to the licensed premises under the control of the applicant. 4. The applicant(s) shall be responsible for maintaining free of litter the area adjacent to the premises under the control of the licensee. 5. There shall be no public telephones located on the exterior of the premises. All interior pay phones must be designed to allow outgoing calls only. 6. Any graffiti painted or marked upon the premises or on any adjacent area under the control of the licensee(s) shall be removed or painted within 24 hours of being applied. 7. There shall be no pool tables, amusement machines or video games maintained on the premises at any time. 8. The sales, service, and consumption of alcoholic beverages shall be permitted only between the hours of 9:00 a.m. and 12:00 a.m. unless Conditional Use Permit No. 2010-18 is approved. 9. Music/noise shall not be audible beyond 20 feet from the exterior of the premises in any direction. • Resolution No. 2010-12 Page 12 of 18 • SEPTEMBER 27, 2010 PAGE3OF4 10. This land use authorization is only for a Type 47 on-sale general, public eating-place, any other license use at this location will require a new land use clearance. 11. Neither the applicant, nor any person or entity operating the premises with the permission of the applicant, shall violate the City's adult entertainment ordinance contained in SAMC section 12-1 and 12-2. 12. The premises shall not be operated as an adult entertainment business as such term is defined in Santa Ana Municipal Code section 41-1701.6. 13. This conditional use permit shall be reviewed at six months, at one year and then annually thereafter by the Police Department for any modification to the conditions of approval. 14. Existing restaurant must conform to the provisions of Chapter 8, Article II, Division 3 of the Santa Ana Municipal Code (Building Security Ordinance). These code conditions will require that the existing project's lighting, • door/window locking devices and addressing be upgraded to current code standards. 15. Prior to issuance of Letter of Approval to the Alcohol Beverage Control Board condition 14 must be complied with. 16. Cash register must be visible from the street at all times and shall not be obstructed at any time by temporary or permanent signage. 17. Window displays must be kept to a minimum for maximum visibility and shall not exceed 25 percent of window coverage. 18. Window displays and racks must be kept to a maximum height of three feet including merchandise. 19. Atimed-access cash controller or drop safe must be installed. 20. Install a silent armed robbery alarm. 21. The applicant shall employ a minimum of one uniformed, licensed security guard for every 100 persons in attendance per event, for the purpose of keeping the peace at all times entertainment is provided or that a cover charge, donation, or admission fee is collected to enter the premises. Resolution No. 2010-12 Page 13 of 18 SEPTEMBER 27, 2010 PAGE4OF4 22. If there is a marked or noticeable incidents on or near the premises, the Chief of Police, the permittee licensed security guards to a total Chief of Police Department. increase in the number of police-related as such increase may be determined by shall increase the number of uniformed, number of guards as determined by the 23. The applicant must submit a comprehensive security plan for Police Department review and approval. C. Fire Department 1. Plans must note fire alarm system when submitted for plancheck. C~ • Resolution No. 2010-12 Page 14 of 18 • EXHIBIT C Conditions for Approval of Conditional Use Permit No. 2010-19 Conditional Use Permit No. 2010-19 is approved subject to compliance, to the reasonable satisfaction of the Planning Commission, with all applicable sections of the Santa Ana Municipal Code, the California Administrative Code, the Uniform Fire Code, the Uniform Building Code and all other applicable regulations. The applicant must comply in full with each and every condition listed below rip or 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. A. Planning Division 1. The banquet facility shall comply with the following development and operational standards. a. All banquet facilities require a kitchen facility including, but not limited to, an oven, stove, refrigeration, freezer, exhaust hood, grease • receptor, cutting and preparation areas, dishwashing area or machine, employee sink and mop, and appropriate counter/service facilities. b. All banquet facilities require sanitation facilities in compliance with the California Building Code building standards. c. Whenever there is entertainment with or without alcohol, the banquet facility shall provide a uniformed state licensed security guard, as approved by the chief of police, at the rate of one guard per 100 attendees, with a minimum of one security guard, or other security measures as approved by the Chief of Police. The guards shall be present until attendees have left the premises. d. All banquet facilities shall provide exterior lighting in compliance with Police Department standards. 2. All proposed site improvements must conform with Site Plan Review approval of DP No. 2010-35. • Resolution No. 2010-12 Page 15 of 18 • SEPTEMBER 27, 2010 PAGE2OF4 3. Any amendment to this conditional use permit must be submitted to the Planning Division and Police Department for review. At that time, staff will determine if administrative relief is available or the conditional use permit must be amended. B. Police Department 1. The sale of alcoholic beverages for consumption off the premises is strictly prohibited. 2. There shall be no exterior advertising of any kind or type, including advertising directed to the exterior from within, promoting or indicating the availability of alcoholic beverages on the premises. Interior displays of alcoholic beverages or signs, which are clearly visible to the exterior, shall constitute a violation of this condition. 3. It shall be the applicant(s) responsibility to ensure that no alcoholic beverages are consumed on any property adjacent to the licensed • premises under the control of the applicant. 4. The applicant(s) shall be responsible for maintaining free of litter the area adjacent to the premises under the control of the licensee. 5. There shall be no public telephones located on the exterior of the premises. All interior pay phones must be designed to allow outgoing calls only. 6. Any graffiti painted or marked upon the premises or on any adjacent area under the control of the licensee(s) shall be removed or painted within 24 hours of being applied. 7. There shall be no pool tables, amusement machines or video games maintained on the premises at any time. 8. The sales, service, and consumption of alcoholic beverages shall be permitted only between the hours of 9:00 a.m. and 12:00 a.m. unless Conditional Use Permit No. 2010-18 is approved. 9. Music/noise shall not be audible beyond 20 feet from the exterior of the premises in any direction. • Resolution No. 2010-12 Page 16 of 18 • SEPTEMBER 27, 2010 PAGE3OF4 10. This land use authorization is only for a Type 47 on-sale general, public eating-place, any other license use at this location will require a new land use clearance. 11. Neither the applicant, nor any person or entity operating the premises with the permission of the applicant, shall violate the City's adult entertainment ordinance contained in SAMC section 12-1 and 12-2. 12. The premises shall not be operated as an adult entertainment business as such term is defined in Santa Ana Municipal Code section 41-1701.6. 13. This conditional use permit shall be reviewed at six months, at one year and then annually thereafter by the Police Department for any modification to the conditions of approval. 14. Existing restaurant must conform to the provisions of Chapter 8, Article II, Division 3 of the Santa Ana Municipal Code (Building Security Ordinance). These code conditions will require that the existing project's lighting, door/window locking devices and addressing be upgraded to current code • standards. 15. Prior to issuance of Letter of Approval to the Alcohol Beverage Control Board condition 14 must be complied with. 16. Cash register must be visible from the street at all times and shall not be obstructed at any time by temporary or permanent signage. 17. Window displays must be kept to a minimum for maximum visibility and shall not exceed 25 percent of window coverage. 18. Window displays and racks must be kept to a maximum height of three feet including merchandise. 19. Atimed-access cash controller or drop safe must be installed. 20. Install a silent armed robbery alarm. 21. The applicant shall employ a minimum of one uniformed, licensed security guard for every 100 persons in attendance per event, for the purpose of keeping the peace at all times entertainment is provided or that a cover charge, donation, or admission fee is collected to enter the premises. • Resolution No. 2010-12 Page 17 of 18 • SEPTEMBER 27, 2010 PAGE4OF4 22. If there is a marked or noticeable increase in the number of police-related incidents on or near the premises, as such increase may be determined by the Chief of Police, the permittee shall increase the number of uniformed, licensed security guards to a total number of guards as determined by the Chief of Police Department. 23. The applicant must submit a comprehensive security plan for Police Department review and approval. C. Fire Department 1. Plans must note fire alarm system when submitted for plancheck. • • Resolution No. 2010-12 Page 18 of 18