31A - CUP - 3835 WEST FIRST ST - Laserfiche WebLink

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Conditional Use Permit No. 2010-21 November 8, 2010 Page 2 The restaurant, which is planning a late spring/early summer 2011 opening, will be open for breakfast, lunch and dinner. Operating hours for the restaurant will be from 7:00 a.m. to 10:00 p.m. seven days per week. Analysis of the Issues The applicant is proposing to remodel and reoccupy a vacant tenant space as a restaurant use within the General Commercial district of the North Harbor Specific Plan. Section 3.5.2 of the Specific Plan requires a conditional use permit for restaurants and other eating establishments. The intent of the conditional use permit is to ensure that uses comply with the general concepts and policies of the North Harbor Specific Plan. The proposed restaurant use is consistent with the concepts and policies of the Specific Plan. First, the restaurant is consistent with Goal Two of the plan, which promotes uses that enhance and support the residential uses surrounding Harbor Boulevard. The Subway restaurant will further this goal by providing another food option in the corridor, thereby assisting in promoting a variety of neighborhood serving activities along the corridor. Second, the project is consistent with Goal Five, which supports the enhancement of the economic viability of the Harbor Boulevard area. The restaurant will further this goal as it will occupy a vacant space within a major commercial center, thereby identifying this center as a viable and successful economic center. One of the findings that must be made when considering a recommendation of approval for a conditional use permit of this type is whether the proposed use would, in any way, be detrimental to the surrounding area. To this end, staff has included several conditions of approval in order to ensure that the project provides an asset to the center and the neighborhoods it serves. Standard conditions such as graffiti removal, increased lighting, and maintaining visibility into the restaurant will assist in reducing Police related calls for service. In addition, staff is proposing a condition of approval that clarifies the use of signage for the business to ensure that such signage does not create a safety hazard for the public, as well as to prevent the potential for visual blight due to excessive signage. This condition is specific to the use of so-called "human signs" and will be described in more details as follows. Article XI of the Santa Ana Municipal Code (SAMC) contains standards regulating on-premise signs. There are provisions within this portion of the code that prohibit signs that may be dangerous or confusing to motorists; that may impede the safe and efficient flow of traffic; that project into the public right-of-way; that incorporate movement; and that are A-frame, sandwich board or are another portable, temporary advertising display. These standards are meant to both ensure the public's safety, as well as to ensure that excessive signage does not create a visual blight in the city. 31A-3