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HomeMy WebLinkAbout4 - CUP19-09_324 W FOURTH STREET4-1 4-2 4-3 4-4 4-5 4-6 EXHIBIT 1 4-7 LS 3.25.19 RESOLUTION NO. 2019-xx A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING CONDITIONAL USE PERMIT NO. 2019-09 AS CONDITIONED TO EXPAND THE SALE OF ALCOHOLIC BEVERAGES FOR ON- PREMISES CONSUMPTION AT CAFÉ CULTURA LOCATED AT 324 WEST FOURTH STREET, UNITS A AND B 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. Sam Ruiz with the Santa Ana Contemporary Mexican Cafeteria Corporation representing Café Cultura restaurant (“Applicant”), is requesting approval of Conditional Use Permit No. 2019-09 to allow the sale of alcoholic beverages for on-premises consumption (Type 41 – Beer and Wine) at an existing restaurant located at 324 West Fourth Street, Unit B, which will be expanding into the adjacent tenant space located at 324 West Fourth 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- premises consumption. C. On January 13, 2014, the Planning Commission adopted Resolution No. 2014-03 by a vote of 6:0 (Alderete absent) approving Conditional Use Permit No. 2013-50 to allow the sale of alcoholic beverages for on-premises consumption (Type 41 – Beer and Wine) and Conditional Use Permit No. 2013-51 for after-hours operation for The Barrel Room restaurant located at 324 West Fourth Street, Unit A. D. On March 25, 2019, the Planning Commission held a duly noticed public hearing on Conditional Use Permit No. 2019-09. E. 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. 2019-09 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. 4-8 Café Cultura is an existing restaurant at 324 West Fourth Street, Unit B. The Barrel Room restaurant previously provided alcoholic beverages for on-premises consumption at 324 West Fourth Street, Unit A. The proposed physical expansion of the existing restaurant located at 324 West Fourth Street, Unit B into the adjacent tenant suite located at 324 West Fourth Street, Unit A will provide additional seating space for the restaurant’s patrons. This will also facilitate the operations of the restaurant making the customer experience more pleasing by adding the sale of alcoholic beverages. 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 beer and wine 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. 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 physical expansion of the restaurant and 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. In addition, the subject site is not located within immediate proximity to parks, playgrounds, schools, or religious institutions and the building is located approximately 300 feet away from the nearest multi-family residences and approximately 850 feet from the nearest single-family residences. Café Cultura has been operating as 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. 4-9 The Barrel Room restaurant was previously in operation for 4 years at 324 West Fourth Street, Unit A and included sales of beer and wine for on-premises consumption. In addition, Café Cultura (previously Café Calacas) has been in operation for 9 years at 324 West Fourth Street, Unit B. The proposed expansion 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 expansion into the adjacent tenant space and the sale of alcoholic beverages will allow Café Cultura to remain economically viable and competitive 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 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 or any specific 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 4-10 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. Policy 5.5 of the Land Use Element encourages development that is compatible with and supporting of surrounding land uses. Cafe Cultura 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) and the CEQA Guidelines, 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 interior 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. Section 4. The Planning Commission of the City of Santa Ana after conducting the public hearing hereby approves Conditional Use Permit No. 2019-09 as conditioned for the alcoholic beverage control license for the sale of alcoholic beverages for on- premises consumption (Type 41 – Beer and Wine) for the project located at 324 West Fourth Street, Units A and B, as conditioned in Exhibit A, attached hereto and incorporated herein. 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 March 25, 2019, 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 March, 2019. AYES: Commissioners: NOES: Commissioners: ABSENT: Commissioners: ABSTENTIONS: Commissioners: 4-11 _______________________ 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. 2019-xx to be the original resolution adopted by the Planning Commission of the City of Santa Ana on March 25, 2019. Date: ________________ ____________________________________ Commission Secretary City of Santa Ana 4-12 EXHIBIT A Conditions of Approval for Conditional Use Permit No. 2019-09 Conditional Use Permit No. 2019-09 for on-premises consumption of alcoholic beverages is approved subject to compliance, to the reasonable satisfaction of the Planning Manager, with all applicable sections of the Santa Ana Municipal Code, the California Building Standards Code and all other applicable regulations. The Applicant must comply in full with each and every condition listed below prior to exercising the rights conferred by this conditional use permit. The Applicant must remain in compliance with all conditions listed below throughout the life of the conditional use permit. Failure to comply with each and every condition may result in the revocation of the conditional use permit. 1. Prior to the release of the Alcohol Beverage Control License, the Applicant shall obtain building permits pertaining to the expansion of the restaurant located at 324 West Fourth Street, Unit B, into the adjacent tenant space located at 324 West Fourth Street, Unit A. 2. Prior to the release of the Alcohol Beverage Control License, the Applicant shall obtain an Outdoor Dining Permit from the Public Works Agency, permitting the construction of an outdoor patio area. 3. The sales, service, and consumption of alcoholic beverages shall be permitted in accordance with the operational standards for on-sale establishments pursuant to Section 41-196(g) of the SAMC and in accordance with the provisions of a Type-41 alcohol license by the State Alcohol Beverage Control Board (ABC). 4. The sales, service, and consumption of alcoholic beverages shall be limited from 8:00 a.m. and 12:00 a.m. (midnight), Monday through Sunday. 5. Conditional Use Permit No. 2013-51 for after-hours operation for 324 West Fourth Street, Unit A, approved on January 13, 2014, through Resolution No. 2014-03 will not be used by the Applicant and shall be become null and void as of December 31, 2019 pursuant to SAMC 41-648. 6. Prior to issuance of the Alcohol Beverage Control License, a Property Maintenance Agreement shall be recorded against the property. The agreement will be subject to review and applicability by the Planning and Building Agency, the Community Development Agency, the Public Works Agency, and the City Attorney to ensure that the property and all improvements located thereupon are properly maintained, Developer (and the owner of the property upon which the authorized use and/or authorized improvements are located if different from the Applicant) shall execute a maintenance agreement with the City of Santa Ana which shall be recorded against the property and which shall be in a form 4-13 reasonably satisfactory to the City Attorney. The maintenance agreement shall contain covenants, conditions and restrictions relating to the following: (a) Compliance with operational conditions applicable during any period(s) of construction or major repair (e.g., proper screening and securing of the construction site; implementation of proper erosion control, dust control and noise mitigation measure; adherence to approved project phasing etc.); (b) Compliance with ongoing operational conditions, requirements and restrictions, as applicable (including but not limited to hours of operation, security requirements, the proper storage and disposal of trash and debris, enforcement of the parking management plan, and/or restrictions on certain uses; (c) Ongoing compliance with approved design and construction parameters, signage parameters and restrictions as well as landscape designs, as applicable; (d) Ongoing maintenance, repair and upkeep of the property and all improvements located thereupon (including but not limited to controls on the proliferation of trash and debris about the property; the proper and timely removal of graffiti; the timely maintenance, repair and upkeep of damaged, vandalized and/or weathered buildings, structures and/or improvements; the timely maintenance, repair and upkeep of exterior paint, parking striping, lighting and irrigation fixtures, walls and fencing, publicly accessible bathrooms and bathroom fixtures, landscaping and related landscape improvements and the like, as applicable); (e) If Applicant and the owner of the property are different (e.g., if the Applicant is a tenant or licensee of the property or any portion thereof), both the Applicant and the owner of the property shall be signatories to the maintenance agreement and both shall be jointly and severally liable for compliance with its terms. (f) The maintenance agreement shall further provide that any party responsible for complying with its terms shall not assign its ownership interest in the property or any interest in any lease, sublease, license or sublicense, unless the prospective assignee agrees in writing to assume all of the duties, obligations and responsibilities set forth under the maintenance agreement. (g) The maintenance agreement shall contain provisions relating to the enforcement of its conditions by the City and shall also contain provisions authorizing the City to recover costs and expenses which the City may incur arising out of any enforcement and/or remediation efforts which the City may undertake in order to cure any deficiency in maintenance, repair or upkeep or to enforce any restrictions or conditions upon the use of the property. The maintenance agreement shall further provide that any unreimbursed costs and/or expenses incurred by the City to cure a deficiency in maintenance or to enforce use restrictions shall become a lien upon the property in an amount equivalent to the actual costs and/or expense incurred by the City. 4-14 EXHIBIT 2 4-15 4-16 EXHIBIT 3 4-17 CUP 2019-09 CAFÉ CULTURA 324 WEST FOURTH STREET, UNITS A AND B SITE PHOTOS EXHIBIT 3 4-18 EXHIBIT 4 4-19 4-20 EXHIBIT 5 4-21 4-22