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 6 The primary noise sources associated with the proposed Raising Cane's restaurant would consist of drive -through operations (i.e., sound from the ordering intercom and vehicles idling/queuing in the drive-thru lanes), parking lot noise, outdoor dining, and mechanical equipment. To address noise concerns, the applicant is proposing to provide enhanced landscaping along the eastern property line wall with Pacific wax myrtle shrubs, which can grow up to the height of the perimeter wall in order to provide additional sound attenuation, which would supplement existing/proposed perimeter block walls. Pursuant to a noise study provided for the project, the exterior noise levels generated in the project vicinity would be within 1.1 A -weighted decibels (dBA) of the City's allowable exterior noise standards of 50 dBA. Per the California Department of Transportation (Caltrans) Technical Noise Supplement to the Traffic Noise Analysis Protocol (2013), a noise level increases of 3 dBA is generally regarded as barely perceivable. Therefore, the 1.1 dBA range is not anticipated to generate significate noise that would negatively impact the adjacent properties. To address odor emissions from the building, a high -quality air scrubber would be installed to limit odors from prepared food. The drive -through lane will offer an additional 153 feet of spill over area to avoid off -site impacts, and an independent drive -through exit will minimize onsite circulation disruption or safety concerns. Furthermore, operationally, the patio area hours of operation would be limited to 12:00 a.m. and conditions of approval would require staff members to provide assistance by taking orders directly from customers during peak hour in the event that the eating establishment experiences an influx of customers. Conditional Use Permit for After -Hours Operation Staff recommends approval of the applicant's request for a CUP to allow after-hours operation as extended hours of operation would provide additional opportunities to customers, allow the business to compete with similar establishments in the surrounding area, and offset the demand at the existing Raising Cane's Chicken Fingers location in Santa Ana. The project would be designed in a manner that would not result in negative impacts to the surrounding neighborhood during the extended hours. Allowing for extended hours of operation would provide dining opportunity to community members working irregular hours. However, the after-hours operation would be limited to 1:00 a.m. Sunday through Thursday and 1:30 a.m. on Friday and Saturday, similar to other eating establishments located in the corridor, to mitigate potential impacts to the neighboring residential properties. These proposed hours of operation are not anticipated to create any nuisances related to the noise and lighting. As previously described, the noise levels would be at a noise level that is exceeding the City's allowable nighttime exterior noise level of (50 dBA), but which will not be detectible by the residential properties adjacent to the proposed use.