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Resolution No. 2018-xx <br />Page 4 of 7 <br />community that is within close proximity. Policy 2.8 promotes <br />the rehabilitation of commercial properties, and encourages <br />increased levels of capital investment as the Sy Choihan LLC <br />Market/Deli tenancy will contribute to the viability of the <br />commercial center in which it is located. Policy 2.9 supports <br />developments that create a business environment that is safe <br />and attractive as the operational standards for the proposed <br />ABC license will maintain a safe and attractive environment in <br />the neighborhood. Policy 5.1 promotes development with <br />community benefits that enhance quality of life by allowing <br />residents in the immediate vicinity to shop at a market with a <br />full range of goods, including alcoholic beverages. Policy 5.5 <br />encourages development that is compatible with and supports <br />surrounding land uses. The retail establishment is located in <br />a commercial center and its operations are compatible with <br />the surrounding commercial businesses. <br />F. A public convenience and necessity letter is required due to the undue <br />concentration of off-sale establishments within the census tract. The <br />Planning Commission of the City of Santa Ana determines that the <br />following findings, which must be established in order to grant the <br />preparation of a letter of public convenience or necessity for off-sale <br />alcohol conditional use permits pursuant to Santa Ana Municipal Code <br />Section 41-645.5, have been established for Conditional Use Permit No. <br />2017-26 to allow for an ABC license: <br />1. The proposed use will not be detrimental to the character of <br />development in the immediate neighborhood and will be in <br />harmony with the overall objectives of the general plan. <br /> <br />The market and deli is located within an existing <br />commercial center. The sale of alcoholic beverages is <br />ancillary to the primary use as a bona-fide eating <br />establishment and retail store which are permitted by right. <br />The maximum floor area for alcohol storage and display is <br />five (5%) percent controlling the ancillary nature of market’s <br />business operations. The Hutton Center Mixed Use Specific <br />Development creates a high density urban area. Urban <br />areas often have a convenience store to support the mix of <br />commercial and residential uses in the immediate area. In <br />addition, the project is consistent with several goals and <br />policies of the General Plan Land Use Element as listed above <br />in finding E 5. <br /> <br />2. The economic benefit outweighs the negative impacts to the <br />community as whole. <br />1-12