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Conditional Use Permit No. 2015 -13 August 10, 2015 Page 2 The storage area for alcoholic beverages will be located in the administrative office space of the restaurant and will be displayed in a refrigerator located in the dining area. The alcohol storage area will total 39 square feet in size, which is less than two percent of the gross floor area of the restaurant. This percentage of alcohol storage is below the Santa Ana Municipal Code's maximum for eating establishments serving alcoholic beverages of five percent of the gross floor area (Exhibits 4 and 5). Proiect Background El Nuevo Ensenada restaurant is a full - service, family oriented restaurant that offers traditional Mexican and specialty seafood dishes. El Nuevo Ensenada restaurant is occupying an existing 2,260 square foot commercial building that was previously occupied by Mariscos Ensenada. A conditional use permit was previously approved for a prior tenant of the commercial tenant space which allowed for the on -site sale and consumption of beer and wine at the site. However, the conditional use permit was declared void after the use ceased to exist on the site for a period of one year or more. Approval of a new conditional use permit for a Type 41 ABC license is required. General Plan and Zoning Consistency The General Plan land use designation for the site is Urban Neighborhood (UN). Urban Neighborhood land -use districts allow for a mix of residential uses and the opportunity for important neighborhood serving retail and service uses, such as this restaurant. The project site is consistent with the Urban Neighborhood land use designation. The site is located within the Harbor Mixed Use Transit Corridor Specific Plan (SP -2) zoning district and is in the Neighborhood Transitional (NT) district of the plan. The NT district of the SP -2 allows for eating establishments, making the proposed use consistent with the zoning designation. Project Analysis Conditional use permit requests are governed by Section 41 -638 of the SAMC and 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. 31 B -4