Item 28 - Public Hearing - ZOA No. 20204-01 South Coast Technology Center

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CUP No. 2024-06 & CUP No. 2024-07 — Raising Cane's Chicken Fingers (1303 North Bristol Street) July 8, 2024 Page 5 onsite circulation, required landscaping, and merging and redeveloping all the parcels identified in the agreement. In response to City concerns, the applicant ultimately made several site plan changes, with the final site plan design presented as part of this CUP request. The DP application was deemed complete on May 20, 2024, and the required entitlement applications were submitted May 20, 2024. A lot merger for the parcels identified in agreement No. A-2022-113 is being processed under Lot Merger No. 2023- 06 (LM No. 2023-06). The subject Raisings Cane's Chicken Fingers would be the second location in Santa Ana, with the other located at 2250 East Seventeenth Street. That location opened in December 2019. Project Analysis Although eating establishments are permitted by right in the C5 zoning district, those with drive -through window service or operating between the hours of 12:00 a.m. and 5:00 a.m. require approval of a Conditional Use Permit (CUP) by the Planning Commission, pursuant to Sections 41-424.5 (e) and 41-424.5 Q) of the SAMC. The C5 zoning district designation enables the applicant to submit the required CUP application for consideration by the Planning Commission to conditionally permit the proposed drive - through service and after-hours operation. Conditional Use Permit for Drive-Throuah Window Service Staff recommends approval of the applicant's request for a CUP to allow drive -through window service, as it would provide additional services to the community, facilitate development of a vacant site, promote economic growth and stability of the City and would be designed and operated in a manner that is not anticipated to create a nuisance for neighboring properties. By providing drive -through window services, the eating establishment would provide additional dining opportunity in a manner that is convenient to both residents of Santa Ana, nearby workers, and commuters. Furthermore, the project would create new permanent jobs for the community and boost property and sales tax revenues. The proposed project is also designed to minimize any nuisance to the single-family residential neighbors to the east, related to light pollution, noise, odors, and vehicle circulation. Measures taken include shielding the proposed lighting and placing light standards in locations to limit impacts to the neighboring residential properties. The lighting adjacent to residential properties would be less than 5-foot candles as required by the City's design guidelines and range from 0.49 to 4.2-foot candles at the property line, adjacent to the residences to the east. Beyond the property line, the illumination would reduce to 0.0-foot candles, as a result of the shields and screen wall.