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HomeMy WebLinkAbout06-25-18_AGENDA PACKETCity of Santa Ana Planning Commission Regular Meeting Agenda June 25, 2018 CITY COUNCIL CHAMBER 22 Civic Center Plaza Santa Ana, California 5:30 P.M. MARK McLOUGHLIN Chair, Citywide Representative CYNTHIA CONTRERAS-LEO Vice Chair, Ward 5 Representative ERIC ALDERETE Ward 1 Representative LYNNETTE VERINO Ward 2 Representative KENNETH NGUYEN Ward 3 Representative VACANT Ward 4 Representative BEATRIZ MENDOZA Ward 6 Representative The Planning Commission Agenda can be found online at http://www.ci.santa-ana.ca.us/coc/granicus.asp Si tiene preguntas en español, favor de llamar a Narcee Perez al (714) 667-2260. Nếu cần liên lạc bằng tiếng Việt, xin điện thoại cho Tony Lai số (714) 565-2627. If you wish to submit a comment on any item on the Agenda, please submit to eComments@santa-ana.org by 3 p.m. the day of the meeting; emails received after said time will be on file for public viewing the day after the meeting. If you need special assistance to participate in this Planning Commission meeting, please contact Michael Ortiz, City ADA Program Coordinator, at (714) 647-5624. Please call prior to the meeting date, to allow the City time to make reasonable arrangements for accessibility to this meeting. [Americans with Disabilities Act, Title II, 28 CFR 35.102] Lisa E. Storck Legal Counsel Candida Neal, AICP Planning Manager Sarah Bernal Recording Secretary Minh Thai Executive Director PLANNING COMMISSION AGENDA 1 JUNE 25, 2018 Basic Planning Commission Meeting Information Five-Year Strategic Plan (2014-2019) Detailed information at: http://www.santa-ana.org/strategic-planning/ Vision, Mission and Guiding Principles - The City of Santa Ana is committed to achieving a shared vision for the organization and its community. The vision, mission and guiding principles (values) are the result of a thoughtful and inclusive process designed to set the City and organization on a course that meets the challenges of today and tomorrow. Vision - The dynamic center of Orange County which is acclaimed for our: •Investment in youth •Safe and healthy community •Neighborhood pride •Thriving economic climate •Enriched and diverse culture •Quality government services Mission – “To deliver efficient public services in partnership with our community which ensures public safety, a prosperous economic environment, opportunities for our youth, and a high quality of life for residents.” Guiding Principles •Collaboration •Efficiency •Equity •Excellence •Fiscal Responsibility •Innovation •Transparency Strategic Plan Goals/Objectives/Strategies: Goal 1 - Community Safety Goal 2 - Youth, Education, Recreation Goal 3 - Economic Development Goal 4 - City Financial Stability Goal 5 - Community Health, Livability, Engagement & Sustainability Goal 6 - Community Facilities & Infrastructure Goal 7 - Team Santa Ana ********* Code of Ethics and Conduct - The people of the City of Santa Ana, at an election held on February 5, 2008, approved an amendment to the City Charter which established the Code of Ethics and Conduct for elected officials and members of appointed boards, commissi ons, and committees to assure public confidence. A copy of the City’s Code can be found on the Clerk of the Council’s webpage. The following are the core values expressed: Integrity · Honesty · Responsibility · Fairness · Accountability · Respect · Efficiency Agenda Information - The agenda descriptions provide the public with a general summary of the items of business to be considered by the Planning Commission. The Planning Commission is not limited in any way by the “Recommended Action” and may take any action which the Commission deems to be appropriate on an agenda item. Except as otherwise provided by law, no action shall be taken on any item not listed on the agenda. Public Comments/Public Input - Pursuant to Government Code Sec. 54954.3, the public may address the Planning Commission on any and all matters within the Commission’s jurisdiction. At the discretion of the Chair, at the first Public Comment portion of the meeting, all comments may be considered jointly. The public will be given the opportunity to speak on any and all matters contained on any of the Consent Calendar and Business Calendar items and/or on issues of public interest within the jurisdiction of the Commission. Members of the public shall be given three (3) minutes for each duly noticed hearing (unless the matter is continued prior to taking public testimony). All requests to speak shall be submitted in writing to the Commission Secretary at the beginning of the meeting and before Public Comments begin. Speaker forms will be available at the meeting. REQUESTS TO SPEAK SHALL NOT BE ACCEPTED AFTER THE PUBLIC COMMENT SESSION BEGINS WITHOUT PERMISSION OF THE CHAIR. When speaking, all persons addressing the Planning Commission shall follow the rules of decorum as detailed on the back of the speaker form. The presiding officer shall have the power and responsibility to enforce decorum and order of the meeting as set forth in Section 2-104(c) of the Santa Ana Municipal Code. Consent Calendar - All matters listed under the Consent Calendar are considered to be routine by the Planning Commission and will be enacted by one motion without discussion unless a member of the Commission “pulls” an item(s) from the consent calendar for a separate vote. Senate Bill 343 - As required by Senate Bill 343, any non-confidential writings or documents provided to a majority of the Planning Commission members regarding any item on this agenda will be made available for public inspection in the Planning & Building Agency during normal business hours. Agenda & Minutes - Staff reports and documents relating to each agenda item are on file in the office of the Planning & Building Agency and are available for public inspection during regular business hours, 8:00 a.m. – 5:00 p.m., Monday through Thursday and alternate Fridays. The Planning & Building Agency is located in City Hall Ross Annex, 20 Civic Center Plaza, 2nd Floor, Santa Ana, California, (714)667- 2700. Council meeting agendas, staff reports, and minutes are available the Friday before a Planning Commission meeting at the following website address: www.santa-ana.org PLANNING COMMISSION AGENDA 2 JUNE 25, 2018 CITY OF SANTA ANA PLANNING COMMISSION SPECIAL MEETING AGENDA JUNE 25, 2018 5:30 P.M. CALL TO ORDER CHAIR MCLOUGHLIN COMMISSION MEMBERS ALDERETE, CONTRERAS- LEO, MENDOZA, NGUYEN, VERINO ROLL CALL PLEDGE OF ALLEGIANCE PUBLIC COMMENTS - At this time the members of the public may address the Planning Commission regarding any non-agenda items within the subject matter jurisdiction of the Commission. No action may be taken on non-agenda items unless authorized by law. RECOMMENDED ACTION: Approve staff recommendation on the following Consent Calendar Item: A-C. A. MINUTES FROM THE SPECIAL MEETING OF JUNE 4, 2018 {STRATEGIC PLAN NO. 5, 1} RECOMMENDED ACTION: Approve Minutes. B. MINUTES FROM THE REGULAR MEETING OF JUNE 11, 2018 {STRATEGIC PLAN NO. 5, 1} RECOMMENDED ACTION: Approve Minutes. C. EXCUSED ABSENCES RECOMMENDED ACTION: Excuse absent commission members. * * * END OF CONSENT CALENDAR * ** CONSENT CALENDAR All matters listed under the Consent Calendar are considered routine by the Planning Commission. These items will be enacted by one motion without discussion unless otherwise directed by the Chairperson. Persons wishing to speak regarding Consent Calendar matters should file a "Request to Speak" form with the Recording Secretary. PLANNING COMMISSION AGENDA 3 JUNE 25, 2018 PUBLIC HEARING 1. CONDITIONAL USE PERMIT NO. 2018-13 TO ALLOW THE SALE OF ALCOHOLIC BEVERAGES FOR ON-SITE CONSUMPTION AT HIRONORI RESTAURANT LOCATED AT 3394 SOUTH BRISTOL STREET UNIT A – TAIT & ASSOCIATES, APPLICANT {STRATEGIC PLAN NO. 3, 2} RECOMMENDED ACTIONS: Adopt a resolution approving Conditional Use Permit No. 2018-13 2. VARIANCE NOS. 2018-04, 2018-05, AND 2018-06 TO CONVERT AN EXISTING 24,428 SQUARE-FOOT OFFICE BUILDING AND CONSTRUCT A 4,940 SQUARE-FOOT ADDITION WITH A REDUCTION IN REQUIRED SETBACKS, VEHICLE DISTANCE REQUIREMENT FROM A NEARBY INTERSECTION, AND FENCE HEIGHT, AND AMENDMENT APPLICATION NO. 2018-05 TO ALLOW A ZONE CHANGE FROM ARTERIAL COMMERCIAL (C-5) AND SINGLE-FAMILY RESIDENCE (R-1) TO ARTERIAL COMMERCIAL (C-5) FOR EDNOVATE PUBLIC CHARTER SCHOOL LOCATED AT 1450 EAST SEVENTEENTH STREET. – PACIFIC WEST COMMUNITIES, INC., APPLICANT {STRATEGIC PLAN NOS. 3, 2; 3, 5} RECOMMENDED ACTIONS: Recommend that the City Council: 1. Adopt an ordinance approving Amendment Application No. 2018 -5 to rezone property from Single-Family Residence (R-1) and Single-Family Residence/B- suffix (R-1B) to Arterial Commercial (C-5). 2. Adopt a resolution approving Variance No. 2018-4 to allow a reduction in required street setbacks; 3. Adopt a resolution approving Variance No. 2018-5 to allow a driveway within 150 of a street intersection; and 4. Adopt a resolution approving Variance No. 2018 -6 to allow an increase in fence height in the required landscape setback. * * * END OF BUSINESS CALENDAR * * * BUSINESS CALENDAR All matters listed under the Business Calendar are generally items requiring discussion and action. Persons wishing to speak regarding Business Calendar matters should file a "Request to Speak" form with the Recording Secretary. PLANNING COMMISSION AGENDA 4 JUNE 25, 2018 3. PLANNING COMMISSIONER TRAINING / BROWN ACT INFORMATION SESSION – Lisa Storck, City Attorney’s Office. COMMENTS 4. STAFF COMMENTS 5. PLANNING COMMISSION MEMBER COMMENTS ADJOURNMENT – The next regular meeting of the Planning Commission is scheduled for Monday, July 23, 2018 at 5:30 p.m. in the Council Chamber, 22 Civic Center Plaza, Santa Ana, California. FUTURE AGENDA ITEMS  Metro East Mixed Use Overlay Zone  Election of Officers WORK STUDY SESSION All matters listed under the Work Study Session are generally items requiring discussion. No action will be taken. Persons wishing to speak regarding Work Study Session matters should file a "Request to Speak" form with the Recording Secretary. This page left blank intentionally. 1 PLANNING COMMISSION MINUTES June 04, 2018 ACTION MINUTES OF THE SPECIAL MEETING OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA, CALIFORNIA June 4, 2018 CALLED TO ORDER COUNCIL CHAMBER 22 CIVIC CENTER PLAZA SANTA ANA, CALIFORNIA 5:42 P.M. Chairperson McLoughlin announced that Commissioner Alderete and Commissioner Mendoza would participate in the meeting via teleconference. ATTENDANCE COMMISSIONERS Present: ERIC ALDERETE (via teleconference, disconnected at 6:06 p.m. and did not return) PHIL BACERRA MARK MCLOUGHLIN, Chair BEATRIZ MENDOZA (via teleconference) KENNETH NGUYEN LYNNETTE VERINO COMMISSIONERS Absent: CONTRERAS-LEO, Vice Chair STAFF Present: MINH THAI, Executive Director CANDIDA NEAL, Planning Manager LISA STORCK, Assistant City Attorney Ali PEZESHKPOUR, Case Planner SARAH BERNAL, Recording Secretary PLEDGE OF ALLEGIANCE PUBLIC COMMENTS (on non-agenda items)  Mike Tardif expressed concern with action taken by the Commission for Charter Springs Charter School on March 12, 2018.  Sue McDonald spoke in opposition to the proposed project located at 2525 North Main Street.  Janelle Johnson spoke in opposition to the proposed project located at 2525 North Main Street. A - 1 2 PLANNING COMMISSION MINUTES June 04, 2018 CONSENT CALENDAR MOTION: Approve staff recommendation on Consent Calendar Items A. A. EXCUSED ABSENCES MOTION: Excuse the absence of commission members: Contreras-Leo. MOTION: Nguyen SECOND: Verino VOTE: AYES: Alderete, Bacerra, McLoughlin, Mendoza, Nguyen, Verino (6) NOES: None (0) ABSTAIN: None (0) ABSENT: Contreras-Leo (1) *Vote was taken by roll call. * * * END OF CONSENT CALENDAR * ** BUSINESS CALENDAR 1. SITE PLAN REVIEW NO. 2017-09 AND DENSITY BONUS AGREEMENT APPLICATION NO. 2017-02 TO ALLOW CONSTRUCTION OF AN AFFORDABLE RENTAL RESIDENTIAL COMMUNITY WITHIN THE METRO EAST MIXED USE OVERLAY DISTRICT AT 2110, 2114, AND 2020 EAST FIRST STREET, AMG & ASSOCIATES, APPLICANTS. Legal notice published in the Orange County Reporter on May 25, 2018 and notices mailed on May 25, 2018. All Commissioners disclosed that they discussed the project with the applicant. Senior Planner Pezeshkpour provided a project overview which included a project description, site description, project analysis and issue analysis. Discussion ensued regarding concessions/incentives, waivers, density bonus law, senior units and parking, valet and shuttle service, location of off-site parking lots, and parking requirements. The applicant spoke in support of the project; answered questions regarding valet and shuttle service, Crime-Free Program, bike storage, off-site parking spaces, parking management plan, and resident support services. Chairperson McLoughlin opened the public hearing. The following spoke on the matter. A - 2 3 PLANNING COMMISSION MINUTES June 04, 2018  Dale Helvig spoke in opposition to the project; expressed concern regarding concessions, off-site parking, and the proposed valet service.  Boris Gresely, representative of the Carpenters and Contractors Cooperation Committee, stated that they will be monitoring the project to ensure that it complies with the law. There were no other speakers and the public hearing was closed. Commissioner Bacerra expressed concern with the ambiguous parking management plan and the parking study findings. Commissioner Verino expressed support for the project and moved to approve staff’s recommended actions. Commissioner Nguyen introduced a friendly amendment to require a map of the off-site parking lot locations and number of off- site parking stalls. Commissioner Verino accepted the amendment. Chair McLoughlin requested that staff work with the developer to address any off-site parking issues. RECOMMENDED ACTIONS: 1. Adopt a resolution approving Site Plan Review No. 2017-09 as conditioned. 2. Recommend that City Council adopt a resolution approving Density Bonus Agreement No. 2017-02 as conditioned with the recommendation that the Density Bonus agreement approved by City Council require a map of the off-site parking lot locations and number of off-site parking stalls before occupancy of the facility. MOTION: Verino SECOND: Mendoza VOTE: AYES: McLoughlin, Mendoza, Nguyen, Verino (4) NOES: Bacerra (1) ABSTAIN: None (0) ABSENT: Alderte, Contreras-Leo (2) *Vote was taken by roll call. **Commissioner Alderete left the teleconference at 6:06 p.m. and did not return. ***END OF BUSINESS CALENDAR*** A - 3 4 PLANNING COMMISSION MINUTES June 04, 2018 COMMENTS 2. STAFF COMMENTS: None 3. PLANNING COMMISSION MEMBER COMMENTS: Commissioner Bacerra  Requested an update on the Mental Health Association. o Staff indicated that there is a pending code enforcement case. Commissioner Mendoza  Requested that the meeting be adjourned in memory of Alex Maldonado, founder of the Santa Ana LULAC Council. Commissioner Nguyen  Uncomfortable with commissioners participating in meetings via teleconference. Commissioner McLoughlin  The AMG project will present some challenges.  Inquired about the Metro East Mixed-Use update. o Staff indicated it will be presented in July. ADJOURNED IN MEMORY OF ALEX MALDONADO – 7:22 P.M. - The next meeting of the Planning Commission is scheduled for Monday, June 11, 2018 at 5:30 p.m. in the Council Chamber, 22 Civic Center Plaza, Santa Ana, California. Sarah Bernal Recording Secretary A - 4 1 PLANNING COMMISSION MINUTES June 11, 2018 ACTION MINUTES OF THE REGULAR MEETING OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA, CALIFORNIA June 11, 2018 CALLED TO ORDER COUNCIL CHAMBER 22 CIVIC CENTER PLAZA SANTA ANA, CALIFORNIA 5:33 P.M. ATTENDANCE COMMISSIONERS Present: ERIC ALDERETE PHIL BACERRA MARK MCLOUGHLIN, Chair CYNTHIA CONTRERAS-LEO, Vice-Chair KENNETH NGUYEN LYNNETTE VERINO COMMISSIONERS Absent: BEATRIZ MENDOZA STAFF Present: CANDIDA NEAL, Planning Manager LISA STORCK, Assistant City Attorney JERRY GUEVARA, Case Planner IVAN OROZCO, Case Planner HEIDI JACINTO, Case Planner SARAH BERNAL, Recording Secretary PLEDGE OF ALLEGIANCE Community Development Executive Director, Steven Mendoza, was introduced. PUBLIC COMMENTS (on non-agenda items) Dale Helvig spoke in opposition to the proposed project located at 2525 North Main Street. CONSENT CALENDAR MOTION: Approve staff recommendation on Consent Calendar Items A-B. Items highlighted yellow were pulled for separate action. A. MINUTES FROM THE REGULAR MEETING OF MAY 14, 2018 MOTION: Approve Minutes. B- 1 2 PLANNING COMMISSION MINUTES June 11, 2018 MOTION: Nguyen SECOND: Verino VOTE: AYES: Alderete, Bacerra, Contreras-Leo, McLoughlin, Nguyen, Verino (6) NOES: None (0) ABSTAIN: None (0) ABSENT: Mendoza (1) B. EXCUSED ABSENCES MOTION: Excuse the absence of commission members: Mendoza. MOTION: Bacerra SECOND: Verino VOTE: AYES: Alderete, Bacerra, Contreras-Leo, McLoughlin, Nguyen, Verino (6) NOES: None (0) ABSTAIN: None (0) ABSENT: Mendoza (1) * * * END OF CONSENT CALENDAR * ** BUSINESS CALENDAR ITEMS PUBLIC HEARINGS 1.CONDITIONAL USE PERMIT NOS. 2018-11 AND 2018-12 TO ALLOW THE SALE OF ALCOHOLIC BEVERAGES FOR ON AND OFF PREMISE CONSUMPTION AT LA BAHIA DE ACAPULCO RESTAURANT AND MARKET LOCATED AT 1606 SOUTH STANDARD AVENUE, UNIT 101 Legal notice published in the Orange County Reporter on June 1, 2018 and notices mailed on May 31, 2018. Case Planner Guevara provided a presentation which included a description of the project, project background and project analysis. Discussion ensued regarding the number of ABC licenses in the vicinity, conditions of approval, and the alcohol display area. It was generally agreed that the total gross annual sales of alcohol for the market and restaurant should not exceed total gross annual sales of food and other non-alcoholic times. This would ensure that the sale of alcohol is ancillary to the market and restaurant uses. The applicant spoke in support of the matter. B- 2 3 PLANNING COMMISSION MINUTES June 11, 2018 Chair McLoughlin opened the Public Hearing. The following public comment was received. Hector Diaz spoke in opposition; there are already several similar establishments in the area. There were no other speakers and the Public Hearing was closed. MOTION: 1.Adopt a resolution approving Conditional Use Permit No. 2018-11 to allow the sale of alcoholic beverages for off-premise consumption as conditioned; and 2.Adopt a resolution approving Conditional Use Permit No. 2018-12 to allow the sale of alcoholic beverages for on-premise consumption as conditioned. With the added condition that the total gross yearly sales of alcohol for the market and restaurant shall not exceed gross yearly sales of food and other non-alcoholic items for the market and restaurant. The operator shall maintain records of gross revenue sources for the market and restaurant separately and shall submit a gross yearly revenue sources report to the City of Santa Ana Planning Division annually for review. This condition is required in order for the Applicant to demonstrate that the sale of alcohol is ancillary to the market and restaurant uses. MOTION: Bacerra SECOND: Verino VOTE: AYES: Alderete, Bacerra, Contreras-Leo, McLoughlin, Nguyen, Verino (6) NOES: None (0) ABSTAIN: None (0) ABSENT: Mendoza (1) 2.CONDITIONAL USE PERMIT NO. 2018-06 TO ALLOW THE AFTER-HOURS OPERATIONS AT A PROPOSED IHOP RESTAURANT LOCATED AT 2407 SOUTH BRISTOL STREET Legal notice published in the Orange County Reporter on June 1, 2018 and notices mailed on May 31, 2018. Case Planner Jacinto provided a presentation which included a description of the project, project background and project analysis. Discussion ensued regarding the conditions of approval, parking requirements, and traffic. The applicant spoke in support of the matter. B- 3 4 PLANNING COMMISSION MINUTES June 11, 2018 Chair McLoughlin opened the Public Hearing. There were no speakers and the Public Hearing was closed. MOTION: Adopt a resolution approving Conditional Use Permit No. 2018-06 as conditioned with the following modification: remove Condition No. 4 as a condition. MOTION: Bacerra SECOND: Alderete VOTE: AYES: Alderete, Bacerra, Contreras-Leo, McLoughlin, Nguyen, Verino (6) NOES: None (0) ABSTAIN: None (0) ABSENT: Mendoza (1) ***END OF BUSINESS CALENDAR*** COMMENTS 3. STAFF COMMENTS: Planning Manager Neal Work Study on the Brown Act will be held on June 25. 4.PLANNING COMMISSION MEMBER COMMENTS: Commissioner Verino Asked if there are any development projects planned for the medical building on 17th/Lincoln. o Staff indicated that there were no plans at this time. ADJOURNED – 6:24 P.M. - The next meeting of the Planning Commission is scheduled for Monday, June 25, 2018 at 5:30 p.m. in the Council Chamber, 22 Civic Center Plaza, Santa Ana, California. Sarah Bernal Recording Secretary B- 4 1-1 1-2 1-3 1-4 1-5 This page left blank intentionally. 1-6 RESOLUTION NO. 2018-xx A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING CONDITIONAL USE PERMIT NO. 2018-13 TO ALLOW THE SALE OF ALCOHOLIC BEVERAGES FOR ON-PREMISES CONSUMPTION AT HIRONORI RESTAURANT LOCATED AT 3394 SOUTH BRISTOL STREET, UNIT A. BE IT RESOLVED BY THE PLANNING COMMISSION OF THE CITY OF SANTA ANA AS FOLLOWS: Section 1. The Planning Commission of the City of Santa Ana hereby finds, determines and declares as follows: A. Joey Ly with Tait and Associates (“Applicant”), representing HiroNori Restaurant, is requesting approval of Conditional Use Permit No. 2018-13 to allow the sale of alcoholic beverages for on-premises consumption for the property located at 3394 South Bristol Street, Unit A. B. Santa Ana Municipal Code Section 41-196 requires approval of a conditional use permit for establishments wishing to sell alcohol for on- or off-premises consumption. C. On June 25, 2018, the Planning Commission held a duly noticed public hearing on Conditional Use Permit No. 2018-13. D. The Planning Commission determines that the following findings, which must be established in order to grant this Conditional Use Permit pursuant to Santa Ana Municipal Code (“SAMC”) Section 41-638, have been established for Conditional Use Permit No. 2018-13 to allow the sale of alcoholic beverages for on-premises consumption: 1.That the proposed use will provide a service or facility which will contribute to the general well being of the neighborhood or community. The proposed sale of alcoholic beverages for on-premises consumption at this location will provide an ancillary service to the restaurant’s customers by allowing them the ability to purchase a variety of alcoholic beverages with their meal. This will thereby benefit the community by providing a restaurant with an additional and complementary food related amenity. Operational standards applicable to the alcoholic beverage control license will mitigate any potential impacts created by the use and ensure that the use will not negatively affect the surrounding community. EXHIBIT 1 1-7 2. 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. The proposed sale of alcoholic beverages for on-premises consumption at this location will not be detrimental to the health, safety, or general welfare of persons residing or working in the vicinity because the operational standards applicable to the alcoholic beverage control license will address any potential negative or adverse impacts created by the use. HiroNori is intended to be a bona-fide restaurant and the addition of alcohol will be ancillary to the main use. All of the operational standards identified in SAMC Sec. 41- 196 will apply to this establishment. Finally, the sale of alcohol in the restaurant is intended to be incidental to the primary use as an eating establishment and will occur within the premises. 3. That the proposed use will not adversely affect the present economic stability or future economic development of properties surrounding the area. The proposed use will not adversely affect the economic stability of the area, but will instead allow the restaurant to compete with other nearby restaurants that offer a full selection of alcoholic beverages for sale to their customers. Moreover, the offering of alcoholic beverages will allow HiroNori restaurant to remain economically viable and compete with nearby full-service restaurants in the local vicinity and contribute to the overall success of the City of Santa Ana. 4. That the proposed use will comply with the regulations and conditions specified in Chapter 41 for such use. The proposed conditional use permit will be in compliance with all applicable regulations and operational standards imposed on a restaurant selling alcoholic beverages for on- premises consumption pursuant to Chapter 41 of the SAMC. The facility will be maintained as a full-service, bona-fide eating establishment, having suitable kitchen facilities and supplying an assortment of foods. Additionally, the restaurant will utilize less than five (5%) percent of the gross floor area for display and storage of alcoholic beverages, which is the maximum threshold established by the Santa Ana Municipal Code. Operational standards will ensure the project remains in compliance with all applicable codes and regulations related to alcohol sales to ensure that the use does not 1-8 impact neighboring properties or create an attractive nuisance. 5. That the proposed use will not adversely affect the General Plan of the city or any specific plan applicable to the area of the proposed use. The proposed sale of alcoholic beverages for on-premises consumption at this location will not adversely affect the General Plan. The granting of this conditional use permit supports several policies contained in the General Plan. Policy 2.2 of the Land Use Element encourages land uses that accommodate the City’s needs for goods and services. Providing a variety of full-service restaurants that provide alcoholic beverages as part of their menu offers additional dining options for Santa Ana residents and visitors. Furthermore, Policy 2.9 of the Land Use Element supports developments that create a business environment that is safe and attractive. Operational standards for the proposed ABC license will maintain a safe and attractive environment in the neighborhood. Finally, Policy 5.5 of the Land Use Element encourages development that is compatible with and supporting of surrounding land uses. HiroNori is located within a commercial center and its operation is compatible with the surrounding commercial businesses. Section 2. In accordance with the California Environmental Quality Act (CEQA) the recommended action is exempt from CEQA per Section 15061(b) (3). This exemption applies to projects where it can be seen with certainty that there is no possibility that the activity in question may have a significant effect on the environment. The project proposes to allow the on-premises sale of alcoholic beverages at a full-service restaurant and minor tenant improvements. There is no reasonable possibility that the project will have a significant effect on the environment due to the facility having the necessary infrastructure to operate the proposed use and no new expansion of the existing building is proposed. Section 3. The Applicant agrees to indemnify, hold harmless, and defend the City of Santa Ana, its officials, officers, agents, and employees, from any and all liability, claims, actions or proceedings that may be brought arising out of its approval of this project, and any approvals associated with the project, including, without limitation, any environmental review or approval, except to the extent caused by the sole negligence of the City of Santa Ana. 1-9 Section 4. The Planning Commission of the City of Santa Ana after conducting the public hearing hereby approves Conditional Use Permit No. 2018-13 for the alcoholic beverage control license for the sale of alcohol on-premises for the project located at 3394 South Bristol Street Unit A. This decision is based upon the evidence submitted at the abovesaid hearing, which includes, but is not limited to: the Request for Planning Commission Action dated June 25, 2018, and exhibits attached thereto; and the public testimony, written and oral, all of which are incorporated herein by this reference. ADOPTED this 25th day of June, 2018. AYES: Commissioners: NOES: Commissioners: ABSENT: Commissioners: ABSTENTIONS: Commissioners: _______________________ Mark McLoughlin Chairperson APPROVED AS TO FORM: Sonia R. Carvalho, City Attorney By:________________________ Lisa Storck Assistant City Attorney CERTIFICATE OF ATTESTATION AND ORIGINALITY I, SARAH BERNAL, Commission Secretary, do hereby attest to and certify the attached Resolution No. 2018-xx to be the original resolution adopted by the Planning Commission of the City of Santa Ana on June 25, 2018. Date: ________________ ____________________________________ Commission Secretary City of Santa Ana 1-10 CUP No. 2018-13 for HiroNori 3394 S. Bristol Street, Unit A Exhibit 2 – Vicinity Zoning & Aerial Map Ha r b o r B l v d Sunflower Ave Subject Unit 1-11 CUP No. 2018-13 for HiroNori 3394 S. Bristol Street, Unit A Exhibit 3 – Site Photos 1-12 CUP No. 2018-13 for HiroNori 3394 S. Bristol Street, Unit A Exhibit 4 – Site Plan Su b j e c t U n i t 1-13 CUP No. 2018-13 for HiroNiro 3394 S. Bristol Street, Unit A Exhibit 5 – Floor Plan Alcohol Storage/ Display Area 1-14 2-1 2-2 2-3 2-4 2-5 2-6 Ordinance No. NS-xxxx Page 1 of 4 ORDINANCE NO. NS-XXXX AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF SANTA ANA APPROVING AMENDMENT APPLICATION NO. 2018-05 REZONING TWO PROPERTIES LOCATED AT 1440 AND 1450 EAST SEVENTEENTH STREET FROM RESIDENTIAL (R-1/R-1B) TO ARTERIAL COMMERCIAL (C-5) THE CITY COUNCIL OF THE CITY OF SANTA ANA DOES ORDAIN AS FOLLOWS: Section 1. The City Council of the City of Santa Ana hereby finds, determines and declares as follows: A. In 1969, a 24,000 square foot office building was constructed on the subject property. Since that time, the building has predominantly been occupied by various office uses. B. In 2018, the City received an application for Ednovate Charter Public High School to occupy the mostly vacant structure. School uses such as the proposed use are a permitted use in the commercial zoning districts. C. Ednovate is a charter school providing educational opportunities for high school age children in grades 9-12. Ednovate is currently operating within a temporary space in the central area of the city and is seeking a permanent location for their school. D. Amendment Application No. 2018-05 has been filed to change the zoning designation of 1440 East Seventeenth Street from Single-Family Residence (R- 1) to Arterial Commercial (C-5). The property is currently used as required parking for the existing two-story building. School uses are a permitted use by right in the C-5 zoning district. E. Amendment Application No. 2018-05 has also been filed to change the zoning designation of 1450 East Seventeenth Street from Arterial Commercial (C-5) and Single-Family Residence/B-parking suffix (R-1B) to Arterial Commercial (C- 5). The property currently has two (2) zoning designations, with the site being used as an office building and parking lot. F. The zoning designation of the two parcels as shown on Exhibit A will allow the use of these parcels as a public high school, thereby being consistent with the goals and objectives of the General Plan. G. The General Plan land use designation for these properties is General Commercial (GC). The properties are currently inconsistent with the General Plan, with the proposed amendment application making the properties consistent with the Land Use Element of the General Plan. EXHIBIT 1 2-7 Ordinance No. NS-xxxx Page 2 of 4 H. On June 25, 2018, the Planning Commission held a duly noticed public hearing and voted to recommend that the City Council adopt an ordinance approving Amendment Application No. 2018-05 which is consistent with the General Plan. I. The City Council, prior to taking action on this ordinance, held a duly noticed public hearing on July 17, 2018. J. The City Council also adopts as findings all facts presented in the Request for Council Action dated July 17, 2018 accompanying this matter. K. For these reasons, and each of them, Amendment Application No. 2018-05 is hereby found and determined to be consistent with the intent and purpose of Chapter 41 of the Santa Ana Municipal Code, thus changing the zoning districts is found to be consistent with the General Plan of the City of Santa Ana and otherwise justified by the public necessity, convenience, and general welfare. Section 2. The City Council has considered the information contained in Environmental Review No. 2018-16 prepared with respect to this project. The City Council has, as a result of its consideration of the record as a whole and the evidence presented at the hearings on this matter, determined that, as required pursuant to the California Environmental Quality Act (CEQA) and the State CEQA Guidelines, the proposed project has been analyzed under the categorical exemption provisions and meets all the requirements of CEQA. Section 3. The Applicant agrees to indemnify, hold harmless, and defend the City of Santa Ana, its officials, officers, agents, and employees, from any and all liability, claims, actions or proceedings that may be brought arising out of its approval of this project, and any approvals associated with the project, including, without limitation, any environmental review or approval, except to the extent caused by the sole negligence of the City of Santa Ana. Section 4. If any section, subsection, clause, phrase or portion of this ordinance is for any reason held to be invalid or unconstitutional by the decision of any court of competent jurisdiction, such decision shall not affect the validity of the remaining portions of this ordinance. The City Council of the City of Santa Ana hereby declares that it would have adopted this ordinance and each section, subsection, sentence, clause, phrase or portion thereof irrespective of the fact that any one or more sections, subsections, sentences, clauses, or portions be declared invalid or unconstitutional. 2-8 Ordinance No. NS-xxxx Page 3 of 4 ADOPTED this 17th day of July, 2018 _______________________ Miguel A. Pulido Mayor APPROVED AS TO FORM: Sonia R. Carvalho City Attorney By:________________________ Lisa Storck Assistant City Attorney AYES: Councilmembers ___________________________________ NOES: Councilmembers ___________________________________ ABSTAIN: Councilmembers ___________________________________ NOT PRESENT: Councilmembers ___________________________________ CERTIFICATE OF ATTESTATION AND ORIGINALITY I, MARIA D. HUIZAR, Clerk of the Council, do hereby attest to and certify the attached Ordinance No. NS-XXXX to be the original ordinance adopted by the City Council of the City of Santa Ana on _______________, 2018, and that said ordinance was published in accordance with the Charter of the City of Santa Ana. Date: __________ _____________________________ Clerk of the Council City of Santa Ana 2-9 This page left blank intentionally. Ordinance No. NS-xxxx Page 4 of 4 EXHIBIT A MAP OF PROPOSED ZONE CHANGES 2-10 EXHIBIT A LS 6.25.18 RESOLUTION NO. 2018-xx A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING VARIANCE NOS. 2018-04, 2018-05 AND 2018-06, AS CONDITIONED, TO ALLOW EDNOVATE PUBLIC CHARTER HIGH SCHOOL WITH REDUCTIONS IN STREET SETBACKS, DRIVEWAY PROXIMITY TO A STREET INTERSECTION AND FENCE HEIGHT FOR THE PROPERTIES LOCATED AT 1440-1450 EAST SEVENTEENTH STREET BE IT RESOLVED BY THE PLANNING COMMISSION OF THE CITY OF SANTA ANA AS FOLLOWS: Section 1. The Planning Commission of the City of Santa Ana hereby finds, determines and declares as follows: A. Pacific West Communities, Inc., representing Ednovate Charter High School (Applicant), is requesting approval of Variance Nos. 2018-04, 2018-05 and 2018-06 to allow Ednovate Charter High School to occupy an existing building with a reduction in street setbacks, driveway location and fence height for the properties located at 1440-1450 East Seventeenth Street. B. Pursuant to Santa Ana Municipal Code (SAMC) Section 41-638, the Planning Commission is authorized to review and approve variances from the development standards set forth by the Santa Ana Municipal Code. C. Variance Nos. 2018-04, 2018-05 and 2018-06 came before the Planning Commission of the City of Santa Ana on June 25, 2018, for a duly noticed public hearing. D. The Planning Commission of the City of Santa Ana determines that the following findings, which must be established in order to grant a Variance pursuant to SAMC Section 41-638, have been established for Variance No. 2018-04 to allow a reduction in street setbacks: 1.That because of special circumstances applicable to the subject property, including size, shape, topography, location or surroundings, the strict application of the zoning ordinance is found to deprive the subject property of privileges not otherwise at variance with the intent and purpose of the provisions of this Chapter. EXHIBIT 2 2-12 Resolution No. 2018-xx Page 2 of 10 The project site has a special circumstance that warrants approval of a variance. First, the building currently does not comply with the City’s setback standards. When the structure was built in 1969, zoning and development standards such as setbacks differed. To comply with the current development standards of the Arterial Commercial (C-5) zoning district, approximately 2,000 square feet of the two-story building would have to be demolished to make the building comply with code. This would effectively result in a significant burden on the property owner. Further, since other buildings along the Seventeenth Street corridor do not comply with the setback standard, this building would be inconsistent with the development pattern of the area. Finally, by allowing the building to expand and maintain the existing setback, it will assist in improving vehicular and pedestrian circulation on the site. As a result, special circumstances exist that warrant a variance. 2.That the granting of a variance is necessary for the preservation and enjoyment of one or more substantial property rights. The granting of the variance is necessary for the preservation and enjoyment of substantial property rights. Allowing the building to remain and expand with a reduced setback will allow the owner the ability to construct a larger, more functional building on an underutilized parcel of land. Therefore, the granting of the variance is necessary for the preservation and enjoyment of substantial property rights and will preserve the property owner’s right to develop on the site with a use that is allowed in the zoning district and will assist in revitalizing the area, which preserves the property owner’s right to upgrade and develop its property. 3.That the granting of a variance will not be materially detrimental to the public welfare or injurious to surrounding property. The granting of the variance will not be detrimental to the public or surrounding properties as the building and site have been designed to comply with applicable development standards except for landscape setbacks, driveway location and fence height. The building expansion and related site improvements such as new architectural elements and landscaping will enhance this property and benefit the surrounding properties. The proposed addition has been designed to be compatible with the surrounding properties, including the adjacent residential properties, through site design and conditions of approval. The proposed project will 2-13 Resolution No. 2018-xx Page 3 of 10 make a substantial capital investment in the site, thereby enhancing this property and the surrounding properties. 4.That the granting of a variance will not adversely affect the General Plan of the City. The project will not adversely affect the general plan as the school use is a permitted use in the General Commercial (GC) land use designation. In addition, the project is consistent with several goals and policies of the General Plan, including Goal 3 to preserve and improve the character and integrity of existing neighborhoods and Goal 5 to ensure that the impacts of development are mitigated. The project is also consistent with Land Use Element Policy 2.8 to promote the rehabilitation of commercial properties and encourages increased levels of capital investment, Policy 2.10 supports new development which is harmonious in scale and character with existing development in the area, and Urban Design Element Policy 1.5 encourages projects that include enhanced architectural forms, textures, colors and materials. The building and its addition are consistent with these goals and policies and has been designed to provide architectural and visual interest to the site. E. The Planning Commission of the City of Santa Ana determines that the following findings, which must be established in order to grant a Variance pursuant to SAMC Section 41-638, have been established for Variance No. 2018-05 to allow a driveway within 150 feet of a street intersection: 1.That because of special circumstances applicable to the subject property, including size, shape, topography, location or surroundings, the strict application of the zoning ordinance is found to deprive the subject property of privileges not otherwise at variance with the intent and purpose of the provisions of this Chapter. There are special circumstances applicable to the subject property. The subject site is located on the southwest corner of Seventeenth and Wright Streets. The Applicant is proposing to eliminate two driveways on Wright Street, including one that is closer to the intersection than allowed by Code, and replace them with a single entry-only driveway that is eight (8) feet short of complying with Code. The variance will allow the Applicant the ability to use the property in a manner that is consistent with similar surrounding commercial uses. The Arterial Commercial (C5) zoning district was envisioned to create a strong and viable 2-14 Resolution No. 2018-xx Page 4 of 10 commercial district with systematic development and landscaping standards that are intended to minimize impacts to the arterial street system. The location of the driveway on a secondary street will minimize any impacts to the circulation system. 2. That the granting of a variance is necessary for the preservation and enjoyment of one or more substantial property rights. The granting of the variance for the location of the driveway will preserve the property owner’s ability to operate a school use with an efficient on-site circulation pattern that meets the needs of the school. The granting of the variance will contribute to the overall success of the Seventeenth Street Corridor as a major corridor in the City. 3. That the granting of a variance will not be materially detrimental to the public welfare or injurious to surrounding property. There are special circumstances applicable to the subject property. The subject site is located on the southwest corner of Seventeenth and Wright Streets. The project site will have an entry-only driveway on Wright Street and an exit-only driveway on Seventeenth Street. The Arterial Commercial (C5) zoning district was envisioned to create a strong and viable commercial district with minimal impacts to traffic due to an excessive number of curb cuts. By locating the driveway on Wright Street at its proposed location, the on-site circulation system will result in an efficient pattern that is ideal for the school use. Further, the exit-only on Seventeenth Street will limit any adverse impacts to the arterial street. Therefore, the granting of the variance for the entryway location will preserve the property owner’s ability to operate a use that meets the standards for a school use as well as the City’s and State’s Building and Fire codes. Granting this variance will not be detrimental to the welfare of the public, nor injure surrounding property. 4. That the granting of a variance will not adversely affect the General Plan of the city. The project will not adversely affect the general plan as the school use is a permitted use in the General Commercial (GC) land use designation. In addition, the project is consistent with several goals and policies of the General Plan, including Goal 3 to preserve and improve the character and integrity of existing neighborhoods and Goal 5 to ensure 2-15 Resolution No. 2018-xx Page 5 of 10 that the impacts of development are mitigated. The project is also consistent with Land Use Element Policy 2.8 to promote the rehabilitation of commercial properties and encourages increased levels of capital investment, Policy 2.10 supports new development which is harmonious in scale and character with existing development in the area, and Urban Design Element Policy 1.5 encourages projects that include enhanced architectural forms, textures, colors and materials. The building and its addition are consistent with these goals and policies and has been designed to provide architectural and visual interest to the site. F. The Planning Commission of the City of Santa Ana determines that the following findings, which must be established in order to grant a Variance pursuant to SAMC Section 41-638, have been established for Variance No. 2018-06 to allow a fence to exceed the maximum height within a required setback: 1.That because of special circumstances applicable to the subject property, including size, shape, topography, location or surroundings, the strict application of the zoning ordinance is found to deprive the subject property of privileges not otherwise at variance with the intent and purpose of the provisions of this Chapter. The project site has special circumstances related to its location. The fence will be an ornamental wrought iron fence that will allow visibility into the campus. The City’s fence standards are designed to discourage walls and fences that act as physical and aesthetic barriers to properties, which affect property values. Further, the fence will be located on a secondary street and will not be visible from Seventeenth Street, which is a major arterial street in the City. The secondary street location will minimize its view, thereby reducing the potential to be seen as a barrier. Finally, the fence will be used to reduce the potential for sports equipment to enter the street, which would be a safety concern for both vehicles and students of the school. 2.That the granting of a variance is necessary for the preservation and enjoyment of one or more substantial property rights. The granting of this variance is necessary for the preservation and enjoyment of substantial property rights. The taller fence is necessary for enjoyment of the sports court on the property. Without the approval of the requested variance, the potential exists for sports equipment to enter 2-16 Resolution No. 2018-xx Page 6 of 10 the street, which would be a health and safety concern for both vehicles and students. 3.That the granting of a variance will not be materially detrimental to the public welfare or injurious to surrounding property. The granting of the variance will not be detrimental to the public or surrounding properties. The project has been designed to be compatible with the neighboring uses, with the property to be significantly upgraded to be a contribution to the public welfare and not injurious, but beneficial, to the surrounding properties. 4.That the granting of a variance will not adversely affect the General Plan of the city. The project will not adversely affect the general plan as the school use is a permitted use in the General Commercial (GC) land use designation. In addition, the project is consistent with several goals and policies of the General Plan, including Goal 3 to preserve and improve the character and integrity of existing neighborhoods and Goal 5 to ensure that the impacts of development are mitigated. The project is also consistent with Land Use Element Policy 2.8 to promote the rehabilitation of commercial properties and encourages increased levels of capital investment, Policy 2.10 supports new development which is harmonious in scale and character with existing development in the area, and Urban Design Element Policy 1.5 encourages projects that include enhanced architectural forms, textures, colors and materials. The building and its addition are consistent with these goals and policies and has been designed to provide architectural and visual interest to the site. Section 2. In accordance with the California Environmental Quality Act (CEQA), the recommendation is exempt from further review pursuant to Section 15301 (Class 1 “Existing Facilities”). This Class 1 categorical exemption consists of the operation, repair or maintenance of public or private structures with negligible expansion of up to 10,000 square feet where public services and facilities are available and the site is not in an environmentally sensitive area. The project consists of the occupancy of a permitted use (public school) along with the construction of 4,940 square feet of new building area. Environmental Review No. 2018-16 will be filed for this project. Section 3. The Applicant agrees to indemnify, hold harmless, and defend the City of Santa Ana, its officials, officers, agents, and employees, from any and all liability, claims, actions or proceedings that may be brought arising out of its approval of this project, and any approvals associated with the project, including without limitation, any 2-17 Resolution No. 2018-xx Page 7 of 10 environmental review or approval, except to the extent caused by the sole negligence of the City of Santa Ana. Section 4. The Planning Commission of the City of Santa Ana, after conducting the public hearing, hereby approves Variance Nos. 2018-04, 2018-05 and 2018-06 as conditioned in “Exhibit A” attached hereto and incorporated as though fully set forth herein for the project located at 1440-1450 East Seventeenth Street. This decision is based upon the evidence submitted at the above said hearing, which includes, but is not limited to: the Request for Planning Commission Action dated June 25, 2018, and exhibits attached thereto; and the public testimony, written and oral, all of which are incorporated herein by this reference. ADOPTED this 25th day of June 2018 by the following vote: AYES: Commissioners: NOES: Commissioners: ABSENT: Commissioners: ABSTENTIONS: Commissioners: _______________________ Mark McLoughlin Chairman APPROVED AS TO FORM: Sonia R. Carvalho, City Attorney By:________________________ Lisa Storck Assistant City Attorney 2-18 Resolution No. 2018-xx Page 8 of 10 CERTIFICATE OF ATTESTATION AND ORIGINALITY I, SARAH BERNAL, Recording Secretary, do hereby attest to and certify the attached Resolution No. 2018-xx to be the original resolution adopted by the Planning Commission of the City of Santa Ana on June 25, 2018. Date: ________________ ____________________________________ Recording Secretary 2-19 Resolution No. 2018-xx Page 9 of 10 EXHIBIT A Conditions for Approval for Variance Nos. 2018-04, 2018-05 and 2018-06 Variance Nos. 2018-04, 2018-05 and 2018-06 are approved subject to compliance, to the reasonable satisfaction of the Planning Manager, with applicable sections of the Santa Ana Municipal Code, the California Administrative Code, the California Building Standards Code, and all other applicable regulations. In addition, they shall meet the following conditions of approval: The Applicant must comply with each and every condition listed below prior to exercising the rights conferred by this variance. The Applicant must remain in compliance with all conditions listed below throughout the life of the development project. Failure to comply with each and every condition may result in the revocation of the variance. A. Planning Division Conditions: 1.All proposed site improvements must conform to the Site Plan reviewed under this application. 2.Any amendment to these variances, including modifications to approved materials, finishes, architecture, site plan, landscaping, parking, and square footages must be submitted to the Planning Division for review. At that time, staff will determine if administrative relief is available or if the variances must be amended. 3.A detailed landscape plan must be reviewed and approved by the Planning Division prior to issuance of any building permits. The landscape plan shall conform to the Citywide Design Guidelines and the City’s Water Efficient Landscape Ordinance. 4.After project occupancy, landscaping shall be maintained in compliance with the submitted plan including all parkways and street trees. Any modifications to this plan shall be submitted to the Planning Division for review and subject to the approval of the Planning Manager. 5.The Applicant shall defend, indemnify, and hold harmless the City and its officials, officers, employees, and agents (collectively and individually, “Indemnitees”) from any and all claims, actions or proceedings brought against Indemnitees to attack, review, set aside, void or annul the decision of the Indemnitees concerning this approval or any of the proceedings, acts, or determinations taken, done, or made prior to the decision, or to determine the reasonableness, legality or validity of any condition attached thereto. The 2-20 Resolution No. 2018-xx Page 10 of 10 Applicant’s indemnification is intended to include, but not limited to, damages, fees and/or costs,awarded or incurred by Indemnitees and costs of suit, claim or litigation, including without limitation, attorneys’ fees or other costs, liabilities and expenses incurred by Indemnitees in connection with such proceeding. B. Police Department 1.Prior to submitting into building plan check, submit plans that indicate all structures and parking lot comply with provisions of Chapter 8, Article II, Division 3 of the Santa Ana Municipal Code (Building Security Ordinance). All applicable sections must be printed verbatim on your submitted set of plans. 2.Prior to submitting into building plan check, submit a full set of electrical plans to the Police Department to verify exterior lighting placement and parking lot illumination levels. 3.Prior to obtaining an electrical permit, submit photometric foot-candle calculations of all parking lots and walkways for review and approval. Photometric calculations must be superimposed on a scaled site plan of the project. 2-21 6/21/2018 . http://apps.spatialstream.com/production/dashboard/8/9/0/CurrentBuild/html/Reporting.html#1/1 EDNOVATE CHARTER HIGH SCHOOL - AA NO. 2018-5 AND VA NOS. 2018-4, 2018-5& 2018-61450 EAST SEVENTEENTH STREET EXHIBIT 3 - VICINITY ZONING AND AERIAL VIEW © 2018 Digital Map Products. All rights reserved. Santa Ana Boundary Zoning 250 feet 2-22 Exhibit 4 – Site Photo Ednovate Charter High School AA No. 2018-05 and VA Nos. 2018-04, 2018-05 & 2018-06 1450 E. Seventeenth Street 2-23 EXHIBIT 5 2-24 EXHIBIT 6 2-25 2-26 EXHIBIT 7 2-27 EXHIBIT 82-28 This page left blank intentionally.