Loading...
HomeMy WebLinkAbout31A - CUP - 313 N BUSHREQUEST FOR m , COUNCIL ACTION CITY COUNCIL MEETING DATE: OCTOBER 7, 2014 TITLE: CONDITIONAL USE PERMIT NO. 2014-21 TO ALLOW A TYPE 47 ALCOHOL BEVERAGE CONTROL LICENSE, CONDITIONAL USE PERMIT NO, 2014 -22 TO ALLOW AFTER -HOURS OPERATION UNTIL 2:00 A.M., AND CONDITIONAL USE PERMIT 2014 -23 TO ALLOW A BANQUET USE AT EAT CHOW RESTAURANT LOCATED AT 313 NORTH BUSH STREET - BRIAN MCREYNOLDS, APPLICANT {STRATEGIC PLAN NO. 3, ?„} CITY RECOMMENDED ACTION CLERK OF COUNCIL USE ONLY: _-2c• _r ❑ As Recommended ❑ As Amended ❑ Ordinance on 18' Reading ❑ Ordinance on 2n' Reading ❑ Implementing Resolution ❑ Set Public Hearing For CONTINUED TO 10121/2014 Meeting not convened on 10/712014 FILE NUMBER due to unforeseen circumstances Receive and file the staff report approving Conditional Use Permit No. 2014 -21, Conditional Use Permit No. 2014 -22 conditioned, and Conditional Use Permit No. 2014 -23 as conditioned. PLANNING COMMISSION ACTION On September 8, 2014, the Planning Commission adopted a resolution approving Conditional Use Permit (CUP) No. 2014 -21 to allow a Type 47 ABC license in order to sell beer, wine and distilled spirits for on- premise consumption, Conditional Use Permit No. 2014 -22 as conditioned to allow business operations until 2:00 a.m., and Conditional Use Permit No. 2014 -23 as conditioned to allow a banquet use by a vote of 7:0 for the Eat Chow Restaurant located at 313 North Bush Street in the Transit Zoning - Downtown (SD84) zoning district. The Planning Commission made no changes to the recommended conditions of approval outlined in the attached staff report (Exhibit A). DISCUSSION Brian McReynolds, the applicant, is applying for a CUP to allow a Type 47 ABC license for his restaurant, Eat Chow. He is also applying for a CUP to allow the restaurant to remain open until 2:00 a.m., and a CUP for a banquet use. Eat Chow will be a full- service, independently owned restaurant that will serve appetizer plates, burgers and hot/cold sandwiches, along with a variety of entrees including tacos, salads, and fish /chicken. There are two existing Eat Chow locations in Newport Beach and Costa Mesa. Full -sized plans are available for public viewing in the Clerk of the Council Office, 31A-1 CUP Nos. 2014 -21, 2014 -22 & 2014 -23 October 7, 2014 Page 2 STRATEGIC PLAN ALIGNMENT Approval of this item supports the City's efforts to meet Goal No. 3 Objective No. 2 (create new opportunities for business /job growth development through new General Plan and Zoning Ordinance policies). FISCAL IMPACT There is no fiscal impact associated with this action. ei -,, -ate Karen Haluza Interim Executive Director Planning & Building Agency HS:rb hs: EalChcW /C UP 14.21,22,23.cc Exhibit: A. Planning Commission Staff Report 31A-2 Economic Development, and encourage private REQUEST SEPTEMBER 8, 2014 TITLE: PUBLIC HEARING — FILED BY BRIAN MGREYNOLDS FOR CONDITIONAL USE PERMIT NO. 2014-21 TO ALLOW A TYPE 47 ALCOHOL BEVERAGE CONTROL LICENSE, CONDITIONAL USE PERMIT NO. 2014-22 TO ALLOW AFTER -HOURS OPERATION, AND CONDITIONAL USE PERMIT 2014 -23 TO ALLOW A BANQUET USE AT EAT CHOW RESTAURANT LOCATED AT 313 NORTH BUSH STREET Prepared by Hally Saboleske PLANNING COMMISSION SECRETARY APPROVED • As Recommended • As Amended • Set Public Hearing For DENIED • Applicant's Request • Staff Recommendation CONTINUED TO 2. Adopt a resolution approving Conditional Use Permit Ito. 2014 -22 as conditioned to allow business operations until 2:00 a.m. 3. Adopt a resolution approving Conditional Use Permit No. 2014 -23 as conditioned to allow a banquet use. DISCUSSION Request of Applicant Brian McReynolds, proprietor for Eat Chow restaurant, is requesting approval of a conditional use permit (CUP) to allow a Type 47 Alcoholic Beverage Control (ABC) license for the on- premise sale and consumption of beer, wine, and distilled spirits at a new restaurant, Establishments that sell alcoholic beverages require a conditional use permit pursuant to Section 41 -196 of the Santa Ana Municipal Code (SAMC), The applicant is also requesting approval of a CUP to allow business operations until 2:00 a.m. per Section 41 -2007 of the SAMC and to allow a banquet use pursuant to Section 41 -2008 of the SAMC. Proiect Location and Site Description The Eat Chow restaurant is proposed to be located within the historic Hervey - Finley Block Building located at the southeast corner of Bush and Fourth Streets. The lot is approximately 9,718 square feet in size and is developed with a two -story 6,000 square foot commercial building. The suite this 179. F__TFd l 31A-3 CUP Nos. 2014-21, 2014 -22 & 2014-23 September 8, 2014 Page 2 restaurant proposes to occupy is 2,200 square feet In size and is on the ground floor. The Hervey- Finley Block Building was placed on the Santa Ana Register of Historical Properties in 2001 as a Landmark structure. Eat Chow Restaurant is proposed to be located immediately north of the city owned public surface parking lot that serves the East End Promenade. Surrounding land uses include commercialloffice to the north, south, east and west (Exhibits 1, 2, 3 and 4). Although overconcentration criteria are not applicable to on -sale ABC licenses, a review of the project vicinity Indicates there are currently 12 ABC licenses located within 500 feet of the project site in addition to the proposed license. These 12 ABC licenses include three Type 41 licenses, (on -sale beer and wine), six Type 47 ABC licenses (on -sale beer, wine and distilled spirits), one Type 42 license (public premise beer and wine only), one Type 48 (public premise beer, wine and distilled spirits); and one Type 23 license (brewery). However, this information does not affect the analysis or recommendation contained in this report. Project Description The Eat Chow restaurant proposes to occupy a 2,200 square foot suite on the ground floor of the Hervey - Finely Block Building. The building has traditionally contained a mixture of commercial uses, including retail, office and service uses. The use that previously occupied the subject tenant space was a beauty salon and it will be relocated to another tenant space. Other tenants such as Blends retail and offices on the upper floor will continue to occupy other spaces within the building. In conjunction with the new restaurant, the applicant is requesting approval of a Type 47 Alcoholic Beverage Control (ABC) license to allow the on- premise consumption of beer, wine and distilled spirits to patrons at the restaurant. The restaurant will be a full service, sit -down eating establishment that will hold approximately 12 seats within its 905 square foot dining room plus approximately 10 more at the bar. Outdoor seating is proposed immediately south of the suite, adjacent to the alley between the building and City -owned parking lot and will accommodate approximately 29 diners. The Eat Chow restaurant will serve appetizer plates, burgers and hot /cold sandwiches, along with a variety of entrees including tacos, salads, and fish /chicken. The on- premise sale of alcoholic beverages to customers is Intended to provide a service ancillary to the primary restaurant use. (Overall alcohol storage and display areas will contain approximately 97 square feet, which is less than five percent of the floor area and is consistent with theCAMC requirement of maintaining five percent or less of the gross floor area of the restaurant for alcohol storage and display (Exhibits 6 and 6). The proposed hours of operation for the restaurant are from 7 :00 a.m. to 2 :00 a.m. seven days a week. Operations past 12:00 midnight in the Transit Zoning Code (SD -84) require approval of a separate CUP. 31A-4 CUP Nos.. 2014 -21, 2014-22 & 2014 -23 September 8, 2014 Page 3 Prioiect Backaround The Hervey Finley Block Building was constructed in the Italian Renaissance style in 1899 at a time when the use of masonry was popular. The building has been occupied by a variety of retail businesses and office uses on the upper floors and was previously occupied by a beauty salon on the ground floor, The Eat Chow restaurant will be an independently owned restaurant that serves breakfast, lunch, and dinner, There are two existing Eat Chow locations in Newport Beach and Costa Mesa. They feature hot and cold sandwiches, hot entrees, along with salads and desserts. General Plain and Zoning Gansistengy The General Plan land use designation for the site is District Center (DC). District Center areas are designed to serve as anchors for the City's commercial corridors, and to accommodate major development activity. District Centers are to be developed with an urban character including a mix of office, commercial and residential land uses including other restaurants with ABC licenses. The project site is consistent with this General Plan land use designation. The zoning for the site is the Transit Zoning Code /Specific Development No, 84 (SD -84). The SD- 84 zoning district allows for retail and service uses such as restaurants, making the proposed use consistent with the zoning code. Project Analysis Conditional use permit requests are governed by Section 41 -638 of the SAMC. Conditional use permit requests may be granted when it can be shown that the following can be established: • That the proposed use will provide a service or facility which will contribute to the general well being of the neighborhood or community. • 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, • That the proposed use will not adversely affect the present economic stability or future economic development of properties surrounding the area. • That the proposed use will comply with the regulations and conditions specified in Chapter 41 for such use. • 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. 31A-5 CUP Nos. 2014-21, 20194-22 & 2014 -23 September 8, 2014 Page 4 If these findings can be made, then it is appropriate to grant the conditional use permit. Conversely, the inability to make these findings would result in a denial. Using this information staff has prepared the following analysis, which, in turn forms the basis for the recommendation contained in this report. In analyzing the conditional use permit requests, staff believes that the following findings of fact warrant approval of the conditional use permits. Conditional Use Permit No, 2014 -21 T Type 47 ABC license: The Eat Chow restaurant is requesting approval of a Type 47 Alcoholic Beverage Control (ABC) license to allow the on- premise consumption of beer, wine, and distilled spirits. The applicant intends to sell alcoholic beverages as an ancillary service to the primary restaurant use. Staff has reviewed the applicant's request and has determined that the proposed establishment is in compliance with the standards for establishments selling alcoholic beverages. • The proposed alcohol beverage license will provide an ancillary service to the restaurant customers by allowing them the ability to purchase beer, wine and distilled spirits with their food, This will thereby benefit the community by providing a restaurant with an additional and complementary food - related amenity. Standards have been placed on the alcoholic beverage control license which will mitigate any potential impacts created by the use and ensure that the use will not negatively affect the surrounding community. • The proposed license for the on -sale consumption of alcohol at this location will not be detrimental to persons residing or working in the vicinity because the applicable standards for an on -sale alcoholic beverage control license will mitigate any potential negative or adverse impacts created by the use. In addition, the use will primarily occur within the premises and is incidental to an established bona fide eating establishment use. • The proposed use will not adversely affect the economic stability of the area, but will instead allow the restaurant to compete with other restaurants in the area that also offer full alcoholic beverages for sale to their guests and other visitors. Additionally, the ABC license will allow the restaurant to be economically viable and contribute to the success of the Downtown area. The proposed project will be in compliance with all applicable regulations imposed on a restaurant selling alcohol pursuant to Chapter 41 of the Santa Ana Municipal Code (Exhibit 7). The facility has the kitchen facility necessary to be considered a bona fide restaurant use and is eligible to obtain a restaurant related alcoholic beverage control license, Additionally, the restaurant will utilize Jess than five percent of the gross floor area for the storage of alcoholic beverages, which is below the maximum threshold established by the Municipal Code. 31A-6 CUP Nos. 2014 -21, 2014 -22 & 2014-23 September 8, 2014 Page 5 The proposed use will not adversely affect the General Plan. Policy 1,8 of the Land Use Element encourages a balance of land uses to address basic community needs through encouraging commercial services. Approval of the Eat Chow restaurant will provide additional dining and retail uses within the Downtown, which is a primary commercial area of the city. Policy 2.2 of the Land Use Element encourages land uses that accommodate the City's needs for various goods and services, and this facility proposes a new food establishment in the downtown area. Policy 2.9 of the Land Use Element supports developments that create a business environment that is safe and attractive, and the Eat Chow restaurant proposes to offer a family friendly environment. Operational standards for the proposed Type 47 ABC license are intended to maintain a safe and attractive environment in Santa Ana. Policy 5.5 of the Land Use Element encourages development that is compatible with and supporting of surrounding land uses. The proposed Eat Chow restaurant will be located in a commercial corridor and is compatible with surrounding land uses. Restaurants with an ancillary alcohol license provide a dining service to the residents of Santa Ana. Conditional Use Permit No. 2014 -22 —After Hours Operation: Santa Ana Municipal Code (SAMC) Section 41 -2007 (Table 2A) requires a conditional use permit for any eating establishment with hours of operation between 12:00 am. and 7 :00 a.m, The proposed hours of operation for Eat Chow are 7:00 am. to 2;00 a.m., seven days a week, which are consistent with the operating hours of other downtown restaurants. The Eat Chow restaurant proposes to be open for breakfast, lunch and dinner. The proposed after -hours operation will provide an ancillary service to the restaurant customers by allowing them the ability to offer meals after 12:40 midnight, thereby providing an additional dining option within the downtown area. This will benefit the community by providing a restaurant with an additional and complementary food- related amenity. The after -hours operation is consistent with that of other restaurants in the downtown and offers customers another late night dining alternative. Conditions have been placed on the after -hours permit that will mitigate any potential impacts created by the use and ensure that the use will not negatively affect the surrounding community. The proposed after -hours operation is consistent with other restaurants operating in the downtown, and provides additional food choices for local residents and visitors. The after, hours operation will not be detrimental to persons residing or working in the vicinity because conditions have been placed on the permit that will mitigate any potential negative or adverse impacts created by the use. In addition, the after -hours dining will occur within the premises and will not create adverse impacts. The proposed use will not adversely affect the economic stability of the area, but will instead allow the restaurant to compete with other nearby restaurants that also offer after -hours meals to their patrons. Moreover, the late night hours allows the restaurant to remain economically viable and 31A-7 CUP Nos, 2014 -21, 2014 -22 & 2014 -23 September 8, 2014 Page 6 contributes to the overall success of the downtown area in which it is located; helping to decrease the number of vacant tenant spaces that may affect the economic viability of the site. The after-hours operation will contribute to the success of downtown by widening the time frame that food service is available thereby encouraging customers to stay longer in the area. As conditioned, the proposed project will be in compliance with all applicable regulations and conditions imposed on a restaurant open after 12.110 midnight pursuant to Chapter 41 of the Santa Ana Municipal Code. The proposed use will not adversely affect the General Plan. Policy 2;2 of the Land Use Element encourages land uses that accommodate the City's needs for goods and services. A restaurant which operates after hours will provide a dining service to the residents of Santa Ana. Policy 2.9 of the Land Use Element supports developments that create a business environment that is safe and attractive. Conditions of approval, in conjunction with the operational standards for the proposed Type 47 ABC license will help maintain a safe and attractive environment in Santa Ana, Policy 5.5 of the Land Use Element encourages development that is compatible with and supporting of surrounding land uses. The proposed Eat Chow restaurant will be located in a commercial corridor and is compatible with surrounding land uses. A restaurant with after hours operations provides a dining service to the residents of Santa Ana. Conditional Use Permit No. 2014 -23 - Banquet facility. The Eat Chow restaurant also proposes to operate an ancillary banquet facility, which would allow it to be closed to the general public for private events. The intent is to operate a full service restaurant; however, private events may be allowed on certain occasions. Perthe SAMC, banquet facilities must have a kitchen facility, sanitation facilities, and a licensed security guard for every 100 persons in attendance per event. As proposed, the project meets or exceeds the standards for a banquet use. The allowance of a banquet facility at the restaurant will be consistent with several downtown restaurants and will result in a restaurant that maintains a stronger economic viability due tothe ability to host private events. The proposed banquet facility permit will provide an ancillary service to the restaurant and their customers by providing a viable space to host special functions and private parties. This will benefit the community by providing a restaurant with an additional and complementary food - related amenity within the downtown area. Conditions have been placed on the CUP that will mitigate any potential impacts created by the use and ensure that the use will not negatively affect the surrounding community; 31A-8 CUP Nos. 2014 -21, 2014 -22 & 2014 -23 September 8, 2014 Page 7 The proposed banquet facility permit at this location will not be detrimental to persons residing or working In the vicinity because conditions have been placed on the permit that will mitigate any potential negative or adverse impacts created by the use. In addition, a banquet facility at this location will provide an ancillary service to the community, and will occur within the premises and is incidental to the primary restaurant use. The proposed use will not adversely affect the economic stability of the area, but will instead allow the restaurant to compete with other nearby restaurants that also offer a banquet facility for special events and private parties. Moreover, the banquet use will allow the restaurant to remain economically viable and contributes to the overall success of the downtown area in which it is located, helping to decrease the number of vacant tenant spaces that may affect the economic viability of the site. As conditioned, the proposed project will be in compliance with all applicable regulations and conditions imposed on a restaurant operating a banquet use pursuant to Chapter 41 of the Santa Ana Municipal Code. The proposed use will not adversely affect the General Plan. Policy 2.2 of the Land Use Element encourages land uses that accommodate the City's needs for goods and services. A restaurant with a banquet facility will provide an additional dining service to the residents of Santa Ana. 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 Type 47 ABC license, in conjunction with conditions of approval for the banquet use; will maintain a safe and attractive environment in Downtown Santa Ana. Policy 5.5 of the Land Use Element encourages development that is compatible with and supporting of surrounding land uses. The proposed Eat Chow restaurant will be located in a commercial corridor and is compatible with surrounding land uses. A restaurant with an ancillary banquet use provides a dining service to the residents of Santa Ana. Police Department Analysis The Police Department reviews conditional use permit applications for the sale and service of alcoholic beverages and after -hours operation in order to ensure that the potential crime and nuisance behaviors associated with alcohol consumption are mitigated to the greatest extent possible. For on -sale licenses the Police Department analyzes the crime rate in the area using the standards and definitions contained in the Business and Professions Code Section 23948.4(c)(2), which also are utilized by the State Department of Alcoholic Beverage Control (ABC). This section defines "reported crimes" as criminal homicide, forcible rape; robbery, aggravated assault, burglary, larceny theft, and motor vehicle theft, combined with all arrests for other crimes, both felonies and misdemeanors, except traffic citations. 31A-9 CUP Nos. 2014 -21; 2014 -22 & 2014 -23 September 8, 2014 Page 8 The Police Department then compares the number of such crimes in the reporting district as compared to the number of crimes in other reporting districts. In keeping with the standard used by State ABC and Business and Professions Code, should the Police Department determine that the reporting district has a 20 percent greater number of reported crimes than the average number found in all reporting districts, the Police department will consider this information in making its recommendation. The project at 313 North Bush Street is located in Reporting District No. 155. This reporting district is 20 percent higher than the average number of reported crimes in all reporting districts. Although the crime rate is 20 percent higher, the Police Department contends that the operational standards and proposed conditions of approval will mitigate any potential negative impacts to the surrounding community. As a result, conditions of approval are included as required by the SAIVIC that will address any concerns. Public Notification The project site is located within the boundaries of the Downtown Business Association and the Lacy Neighborhood Association, and is within the Downtown National Register Historic District. Staff contacted the president of the Downtown Business Association and the Lacy Neighborhood Association to ensure they were notified of this project and to identify any areas of concern. Tish Leon, the Downtown Business Association wished the business much success, and Jose Leaf the Lacy Neighborhood president did not have any concerns at this time. The project site itself was posted with a notice advertising this public hearing, a notice was published in the Orange County Reporter and mailed notices were sent to all property owners within 500 feet of the project site. At the time of this printing, no correspondence, either written or electronic, had been received from any members of the public. CEQA Compliance In accordance with the California Environmental Quality Act the recommended action is exempt for further review per Section 15301. The Class 1 exemption allows the licensing of existing private structures and facilities when there is no expansion of the existing use, but allows the operation, repair, maintenance, permitting, or leasing of existing structures. Categorical Exemption Environmental Review No. 2014 -39 will be filed for this project, 31A -10 CUP Nos. 2014 -21, 2014 -22 & 2014 -23 September 8, 2014 Page 9 Conclusion Based on the analysis provided within this report, staff recommends that the Planning Commission approve Conditional Use Permit No. 2014 -21, Conditional Use Permit No. 2014 -22 as conditioned and Conditional Use Permit No. 2014 -23 as conditioned. Hally Sob site Associate fanner HS:jm hs:Eat0how /CUP14- 21,22,23:pc Attachments: Exhibit 1 Vicinity Map Exhibit 2 — Location Map Exhibit 3 — Site Photo (Entry) Exhibit 4 — Site Photo (rear of the building) Exhibit 5 - Floor Plan Exhibit 6 —Site Plan Exhibit 7 Operational Standards for On -Sale Establishments 31A-1 1 SEVENTEENTH p'i rii� L�G1 CS R Rl Ri ii Fil R3 R$. R3 sr. Iws $P 13 SEVENTEENTH SPA a ILL �g ;A Xbll Xhrt AX � Se s N R2 M11 A2 R3 'aX Xq L N !,p Rt ; Rt RI R1 a ftt R2 F RB- R3 0 uml xon VS' R3- a 5P flAll -3 'I 6R3 3Pd 5P1 Wo uet Xe y5P3 a w El @1 R1 el nr. R1 U RR Az P Rx � u n2 Rx P SR3. L Ri Spa SRS SPJ a A tR2 Sj P @2 SPA Rz @2 Rl RT R7 nl xn u P P p . N P P SP-3 SP1 . p A SF -3 ' yp �� x i SP 3 m soza SD-2A p P SP -3 tsP T l cC'. _AZ GC GC.' ��i. auiemaaeav t EE kiu LLL.... SP 3 �$S U U UC or of Ve ® UNY N2 UNz GD Lamp! ® 0 GE GC g uC UE DT A UT UN2. jju-�c ��ury� uc oc uc uc N, Q ® AL aN UN2 ,UN2 DT PT DT p7 TIT [UN2 UN2 F- P so35 $D�5$ � NL 6f 1 pr —1 OF DT UN2 RS UN1 P 5u to xasr -- so. 3 L 9jj.1 FPKOJ UC DT X of p¢ BC IfE D CDR. r------ I -- r--- nn — r— n n r—i Flaw AT GENERALAOAICULTURALf OT Domom P2 TWOFAMILYRENDENCE B PARHINGMODIRCAOON -F FUORAREARAMO AT MULTIPLE -FAMILY RE51UMCE GSM COMMERCIALSOUTHMAIN GC OOVERNMENTCENTA¢ R4 SUBURBAN APARTMENTS Cl COMMVNM COMMERCIAL MI LIGH INDUSTRIAL ME RESIDENTIALBSTATE CI-MU COMM. COMMERCNUMU5EUMOISIRICT M2 HEAVYINDUSTRIAL SD SPECIFIC DEVELOPMENT E2 GENERALLOMMERCIAL 0 OPENSPACE 5P SPEcTICPLAN C4 PLANNED SHDPPING CENTER P PROFESSIONAL TV TRANSITVILLAGE CS ARTERIALCOMMERCIAL PRO PLANNED RESIDENTIAL DEVELOPMENT UC URBANCENFER CDR CORRIDOR H SINGLORAMILY RESIDENCE UNA URBAN NEIGHBORHOOD I CH COMMERCIALRESIDENTIAL ON-2 URBAN NEIGHBORHOOD CUP 2014 -21, 22 & 23 EAT CHOW RESTAURANT^ 313 NORTH BUSH STREET Y - =4DpD fEF[ P L A N N I N 6 A N -D " g N ._L.V..L D _I__ N...7 _.�_ -..A C'-'- _ EXHIBIT 1 _ VICINITY MAP 31A -12 5TH 4TH C 0 m M C I 3RD r- w w H vi S m V, I I C 0 M M� R C 11 A L COMMERCIAL. STREET C O M M E R C I A L O ua l7 cr n a C O M M E R C I A L Ln STREET STREET C O M M E R C I A L CUP 2014-21,22 & 23 9 EAT CHOW RESTAURANT 313 NORTH BUSH STREET All P L A N N I N G A N D B U I L D I N G A G E N C Y LAND USE MAP EXHIBIT 2 31A -13 PHOTO OF 313 NORTH BUSH STREET FRONT OF THE BUILDING EXHIBIT 3 31A -14 PHOTO OF 313 NORTH BUSH STREET REAR OF THE BUILDING EXHIBIT 4 31A-15 1 I t I ( I T I I 1 L� 31A -16 M § 4j emx } " "—mamytm y]i.�j gass f]$'e — eKx etv _ 5 "x�c q � § rmnmrr g wx U L vN — _ � u z r a a O WALL LEGEND _ �R 1=04 I ��� 16(INtl 4NY \\ p Epp Al +-- MCII�IAN pIx0p9J � a d. /E4 PBdPPSEd #� bN�N� B AP2 31A -16 1 I I I I I I I I I I i i i I�I L� :u FAIIRtH flPEEj PrgOCleYlnllury iv;= gE• 1 rc 061 Alllllll FlXE.fl A-1 EXHIBIT 6 31A -17 Sec. 41 -196, Establishments selling alcoholic beverages. Operational standards for ran -sale establishments. The following operational standards shall be included in the conditions of approval for the conditional use permit required pursuant to Section 41 -196 The premises shall at all times be maintained as a bona -fide eating establishment as defined in Section 23038 of the California Business and Professions code and shall provide a menu containing an assortment of foods normally offered. The premises must have suitable kitchen facilities and supply an assortment of foods commonly ordered at various hours of the day, Full and complete meals must be served whenever the privileges of the on -sale license are being exercised: 2. There shall be no fixed bar or lounge area upon the premises maintained for the sole purpose of sales, service or consumption of alcoholic beverages directly to patrons. A fixed bar or lounge may be permitted if patrons may order food being offered to the general patrons of the eating establishment. 3. The sales, service, and consumption of alcoholic beverages shall be permitted only between the hours of 8.00 a.m. and 12:00 a.m. unless otherwise amended by the granting of a conditional use permit for after -hours operations pursuant to Santa Ana Municipal Code Chapter 41. 4, 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, with the exception of any enclosed patio areas. 5. The applicant or an employee of the licensee must be present to monitor all areas of the establishment, including outdoor patios, during all times- that alcoholic beverages are being served or consumed. 6. All employees serving alcoholic beverages must complete Responsible Beverage Service Training, or an equivalent approved by the State Department of Alcoholic Beverage Control, prior to being able to serve alcoholic beverages to patrons. Evidence of the completion of such training must be maintained on the premises and available for inspection upon request by the City. 7. During those times when patrons are restricted to 21 years of age or older, the applicant shall at all times utilize an age verification moans or device for all purchases of alcoholic beverages, Such verification of age is not intended to discriminate against patrons based on race, ethnicity or legal status, but only to comply with state law restricting the sale of alcohol to those 21 and older, 8. Queuing lines shall be managed in an orderly manner and all disruptive and /or intoxicated patrons shall be denied entry. The business owner, or his designee, shall be responsible for monitoring the queuing lines at all times. EXHIBIT 7 1 of 4 31A -18 6. The outdoor queuing line shall not block public walkways or obstruct the entry or exit doors of adjacent businesses, Stanchions or barriers must be used to maintain order at all times the queue exceeds 25 patrons. All stanchions or barriers located on public property must be approved by Public Works Agency, 10. Employees and contract security personnel shall not consume any alcoholic beverages during their work shift, except for product sampling for purposes of employee education about new products. Under no circumstances may contract security personnel consume alcoholic beverages during their work shift. 11, There shall be no exterior advertising of any kind or type, including window signs or other signs visible from outside, that promote or indicate 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. Permissible window displays must be kept to a minimum for maximum visibility and shall not exceed 25 percent of window coverage. Floor displays shall not exceed three feet in height. 12. There shall be no promotions encouraging intoxication or drinking contests or advertisements indicating "buy one drink, get one free ", "two for the price of one" or "all you can drink for..." or similar language. 13. Any pool tables, amusement machines or video games maintained on the premises at any time must be reviewed and approved In a security plan submitted to the Chief of Police. 14. Live Entertainment, including but not limited to, amplified music, karaoke, performers and dancing, shall be subject to the issuance of an entertainment permit pursuant to Santa Ana Municipal Code ("SAMC") Chapter 11 Entertainment, and shall comply with all of the standards contained therein. Notwithstanding this requirement, music /noise shall not be audible beyond 20 fleet from the exterior of the premises in any direction. 15. 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. 16. The premises shall not be operated as an adult entertainment business as such term is defined in SAMC Section 41- 1701.6. 17. The applicant(s) shall be responsible for maintaining free of litter the area adjacent to the premises under the control of the licensee. 18. 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. 2 of 4 31A -19 19� 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. 20. Existing bona fide eating establishment and required parking must conform to the provisions of Chapter 8, Article 11, Division 8 of the Santa Ana Municipal Code (Building Security Ordinance), These code conditions will require that the existing project lighting; door /window locking devices and addressing be upgraded to current code standards. Lighting standards cannot be located in required landscape planters. Prior to issuance of Letter of Approval to the Alcohol Beverage Control Board, this condition must be complied with, 21. A timed- access cash controller or drop safe must be installed. 22. Install a silent armed robbery alarm. 21 The owner or manager of the licensed premises shall maintain on the premises a written security policy and procedures manual that has been approved by the Police Department, addressing at a minimum the following items; a. Procedures for handling obviously intoxicated persons, The method for establishing a reasonable ratio of employees to patrons, based upon activity level, in order to ensure adequate staffing levels to monitor beverage sales and patron behavior. C. Procedures for handling patrons involved in fighting,, arguing or loitering about the building, and/or in the immediate adjacent area that is owned, (eased, rented or used under agreement by the Licensees). d, Procedures for verifying the age of patrons for purposes of alcohol sales. e. Procedures for ensuring that servers monitor patrons to ensure that their drinking limitipotential intoxication is not exceeded. This procedure should include a description of the procedure the server would use to warn, or refuse to serve, the patron. f. Procedures for calling the police regarding observed or reported criminal activity, g. Procedures for management of queuing lines. h: The location and description of any video games proposed to be on the premises. 3of4 31A-20 24, The operator shall be responsible for submitting a detailed outdoor fencing and dining plan where outdoor dining is proposed as part of the business operation, If the proposed dining area or fencing is in the public right of way, the applicant must obtain all required, permits and approvals from the Public Works Agency, 25, Combined alcohol storage and display areas shall not exceed five percent (5 %) of the gross flour area of the licensed establishment,. 4of4 31A-21 ROH - 09/08/14 I:0100111LI ][ r 0i.1a1.xz111 EA,Rex A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING: CONDITIONAL USE PERMIT NO. 2014 -21 TO ALLOW A TYPE 47 ALCOHOLIC BEVERAGE CONTROL LICENSE, CONDITIONAL USE PERMIT NO. 2014-22 AS CONDITIONED TO ALLOW AFTER -HOURS OPERATION, AND CONDITIONAL USE PERMIT NO. 2014 -23 AS CONDITIONED TO ALLOW A BANQUET USE, FOR THE PROPERTY LOCATED AT 313 NORTH BUSH STREET 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. 2014 -21 to allow a Type 47 Alcoholic Beverage Control (ABC) license, Conditional Use Permit No. 2014 -22 to allow after -hours operations until 2:00 a.m., and Conditional Use Permit No. 2014 -23 to allow a banquet use, for the property located at 313 North Bush Street. 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 8, 2014, the Planning Commission held a duly noticed public hearing on Conditional Use Permit No. 2014 -21, Conditional Use Permit No. 2014 -22, and Conditional Use Permit No. 2014 -23. 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. 2014 -21 to allow for a Type 47 ABC license: 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 will provide a beneficial service that will help the Downtown area become a destination point. Conditions have been placed on the Resolution No. 2014 -33 Page 1 of 8 31A-22 alcoholic beverage control license which will mitigate any potential impacts created by the 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 a restaurant at this location will not be detrimental to persons residing or working in the vicinity because conditions have been placed on the alcoholic beverage control license that will mitigate any potential negative or adverse impacts created by the use. Additionally, the use will serve both visitors and the local and regional business community. 3. Will the proposed use adversely affect the present economic stability or future economic development of properties surrounding the area? The proposed use will not adversely affect the economic stability of the area, but will instead allow local businesses and the downtown area to become a destination area. Moreover, the offering of various food offerings allows the city to remain economically viable and contributes to the overall success of Santa Ana, helping to decrease the number of vacant tenant spaces that may affect the economic viability of the site. 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 and wine 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. Policy 2.2 of the Land Use Element encourages land uses that accommodate the City's needs for goods and services. A variety of restaurants in Downtown Santa Ana contributes to the economic success of the city as a retail and dining destination. 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 Resolution No. 2014 -33 Page 2 of 8 31A-23 established for Conditional Use Permit No. 2014 -22 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? Eat Chow restaurant would like the ability to be open until 2:00 a.m. This will allow the restaurant to remain competitive with other restaurants in the area, and will help the Downtown area become a destination point. Conditions have been placed on the after -hours operations that will mitigate any potential impacts created by the use and ensure that the use will not adversely 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 after -hours operations for a restaurant at this location will not be detrimental to persons residing or working in the vicinity because conditions have been placed on the restaurant operations that will mitigate any potential negative or adverse impacts created by the use. Additionally, the restaurant will serve both visitors and the local and regional business community. The outdoor patio is on the southern portion of the building, farther away from the multi - family development. 3. Will the proposed use adversely affect the present economic stability or future economic development of properties surrounding the area? The proposed use will not adversely affect the economic stability of the area, but will instead allow local businesses and the downtown area to become a destination area. Moreover, the offering of various food offerings allows the Downtown to remain economically viable and contributes to the overall success of Downtown Santa Ana, helping to decrease the number of vacant tenant spaces that may affect the economic viability of the site. 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 operating after 12:00 midnight. Resolution No. 2014 -33 Page 3 of 8 31A-24 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. Policy 2.2 of the Land Use Element encourages land uses that accommodate the City's needs for goods and services. A restaurant that is open past midnight contributes to the economic success of the city as a shopping and dining destination. Policy 2.9 of the Land Use Element supports developments that create a business environment that is safe and attractive. Operation standards for the proposed Type 47 ABC license will maintain a safe and attractive environment in Santa Ana. Policy 5.5 of the Land Use Element encourages development that is compatible with and supporting of surrounding land uses. The proposed Eat Chow restaurant will be located in a commercial corridor and is compatible with surrounding land uses. A restaurant with an ancillary alcohol license provides a dining service to the residents of Santa Ana. 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. 2013 -23 to allow a banquet use: 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 restaurant may close to the general public all or a portion of the restaurant to allow for a banquet use. This will allow the restaurant to be used by the local community for private events and functions. This will allow the restaurant to remain competitive with other restaurants in the area, and will help the area become a destination point. Conditions have been placed on the banquet operations that will mitigate any potential impacts created by the 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 banquet use at this location will not be detrimental to persons residing or working in the vicinity because conditions have been placed on the restaurant operations that will mitigate any potential negative or Resolution No. 2014 -33 Page 4 of 8 31A-25 adverse impacts created by the use. Additionally, the restaurant will serve both visitors and the local and regional business community with emphasis on local service. 3. Will the proposed use adversely affect the present economic stability or future economic development of properties surrounding the area? The proposed use will not negatively affect the economic stability of the area, but will instead allow local businesses and the downtown area to become a destination area. Further, offering of various types of services and land uses is needed to create an active downtown for local patrons and visitors. 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 banquet hall. 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. Policy 2.2 of the Land Use Element encourages land uses that accommodate the City's varied needs for goods and services. A restaurant that offers the potential for private parties and banquets provides an essential service for local patrons and regional visitors including the business community. Policy 2.9 of the Land Use Element supports developments that create a business environment that is safe and attractive. Policy 5.5 of the Land Use Element encourages development that is compatible with and supporting of surrounding land uses. The proposed Last Eat Chow restaurant will be located in a commercial corridor and is compatible with surrounding land uses. A restaurant with an ancillary alcohol license provides a dining service to the residents of Santa Ana. G. In accordance with the California Environmental Quality Act the recommended action is exempt for further review per Section 15301. The Class 1 exemption allows the licensing of existing private structures and facilities when there is no expansion of the existing use, but allows the operation, repair, maintenance, permitting, or leasing of existing structures. Categorical Exemption Environmental Review No. 2014 -39 will be filed for this project. Resolution No. 2014 -33 Page 5 of 8 31A-26 Section 2. The Planning Commission of the City of Santa Ana after conducting the public hearing hereby approves Conditional Use Permit No. 2014 -21, Conditional Use Permit No. 2014 -22 as conditioned in Exhibit A attached hereto and incorporated as though fully set forth herein, and Conditional Use Permit No. 2014 -23 as conditioned in Exhibit B attached hereto and incorporated as though fully set forth herein. These decisions are based upon the evidence submitted at the abovesaid hearing, which includes, but is not limited to: the Request for Planning Commission Action dated September 8, 2014, and exhibits attached thereto; and the public testimony, all of which are incorporated herein by this reference. ADOPTED this 8th day of September, 2014 by the following vote: AYES: Commissioners: Alderete, Bacerra, Bauer, Gartner, Mill, Nalle, Yrarrazaval (7) NOES: Commissioners: None (0) ABSENT: Commissioners: None (0) ABSTENTIONS: Commissioners: None (0) Eric Alderete Chairman APPROVED AS TO FORM: Sonia R. Carvalho, City Attorney By: Ryan O. Hodge Assistant City Attorney CERTIFICATE OF ATTESTATION AND ORIGINALITY I, KAREN GERARDO, Planning Commission Secretary, do hereby attest to and certify the attached Resolution No. 2014 -33 to be the original resolution adopted by the Planning Commission of the City of Santa Ana on September 8, 2014. Date: Planning Commission Secretary City of Santa Ana 31A-27 Resolution No. 2014 -33 Page 6 of 8 EXHIBIT A Conditions for Approval of Conditional Use Permit No. 2014 -22 (After -Hours Operation) Conditional Use Permit No. 2014 -22 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 Administrative Code, the California Building Standards Code and all other applicable regulations. 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. The premises shall at all times be maintained as a bona -fide eating establishment as defined in Section 23038 of the California Business and Professions code and shall provide a menu containing an assortment of foods normally offered. The premises must have suitable kitchen facilities and supply an assortment of foods commonly ordered at various hours of the day. Full and complete meals must be served whenever the privileges of the on -sale license are being exercised. Live Entertainment, including but not limited to, amplified music, karaoke, performers and dancing, is subject to compliance with Santa Ana Municipal Code ( "SAMC) Chapter 11 and shall comply with all of the standards contained therein. Notwithstanding this requirement, music /noise shall not be audible beyond 20 feet from the exterior of the premises in any direction. The applicant(s) shall be responsible for maintaining free of litter the area adjacent to the premises under the control of the licensee. There shall be no amplified sound used outside the building 5. A Trash Program and submittal of a notarized and recorded Reciprocal Trash Agreement shall be provided prior to issuance of a Certificate of Occupancy. 6. Sign permits (both permanent and temporary) are under separate submittal. 7. Special events are subject to a Land Use Certificate where such activities will take place outside of the restaurant building. Resolution No. 2014 -33 Page 7 of 8 31A-28 EXHIBIT B Conditions for Approval of Conditional Use Permit No. 2014 -23 (Banquet Use) Conditional Use Permit No. 2014 -23 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 Administrative Code, the California Building Standards Code and all other applicable regulations. 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. The premises shall at all times be maintained as a bona -fide eating establishment as defined in Section 23038 of the California Business and Professions code and shall provide a menu containing an assortment of foods normally offered. The premises must have suitable kitchen facilities and supply an assortment of foods commonly ordered at various hours of the day. Full and complete meals must be served whenever the privileges of the on -sale license are being exercised. Live Entertainment, including but not limited to, amplified music, karaoke, performers and dancing, is subject to compliance with Santa Ana Municipal Code ( "SAMC") Chapter 11 and shall comply with all of the standards contained therein. Notwithstanding this requirement, music /noise shall not be audible beyond 20 feet from the exterior of the premises in any direction. The applicant(s) shall be responsible for maintaining free of litter the area adjacent to the premises under the control of the licensee. 4. There shall be no amplified sound used outside the building. 5. A Trash Program and submittal of a notarized and recorded Reciprocal Trash Agreement shall be provided prior to issuance of a Certificate of Occupancy. 6. Sign permits (both permanent and temporary) are under separate submittal. 7. Special events are subject to a Land Use Certificate where such activities will take place outside of the restaurant building. Resolution No. 2014 -33 Page 8 of 8 31A-29 31A-30