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HomeMy WebLinkAboutPacket_11-14-22Planning Commission Regular Meeting Agenda November 14, 2022 5:30 P.M. Council Chamber 22 Civic Center Plaza Santa Ana, CA  Members of the public may attend this meeting in­person or join via Zoom. Join from your computer:  https://zoom.us/j/85192399447 Join from your mobile phone via Zoom App. Meeting ID: 85192399447 Dial in from a mobile phone or landline.(669) 900­ 6833; Meeting ID:  85192399447 *For viewing only: www.youtube.com/cityofsantaanavideos. Please note: There is up to a 30 second delay when viewing the meeting via YouTube. If you plan to provide a public comment during the meeting, please join the meeting via Zoom. For detailed participation and commenting options, please review the instructions provided at the end of this agenda. To download or view each item, select either Download PDF or View Item Details to the right of the agenda title.  BAO PHAM Chair, Ward 1 Representative MIGUEL CALDERON Vice­Chair, Ward 6 Representative ERIC M. ALDERETE Citywide Representative THOMAS MORRISSEY Ward 2 Representative ISURI S. RAMOS Ward 3 Representative MARK MCLOUGHLIN Ward 4 Representative ALAN WOO Ward 5 Representative MinhThai Executive Director John Funk Legal Counsel Ali Pezeshkpour, AICP Planning Manager Chelsea Shafer Acting Recording Secretary In compliance with the Americans with Disabilities Act (ADA), if you need special assistance to participate in this Meeting, contact Michael Ortiz, City ADA Program Coordinator, at (714) 647­5624. Notification 48 hours prior to the Meeting will enable the City to make reasonable arrangements to assure accessibility to this meeting. The City Council agenda and supporting documentation can be found on the City’s website – www.santa­ana.org/city­meetings. CALL TO ORDER Commissioners: Bao Pham, Chair Miguel Calderon, Vice­Chair Eric M. Alderete Mark McLoughlin Thomas Morrissey  Isuri S. Ramos Alan Woo  Executive Director Minh Thai Senior Asst. City Attorney John Funk Planning Manager Ali Pezeshkpour, AICP Acting Recording Secretary Chelsea Shafer ROLL CALL PLEDGE OF ALLEGIANCE PUBLIC COMMENTS (non agenda items) CONSENT CALENDAR ITEMS a.Minutes Recommended Action: Approve the Minutes from the meeting of October 10, 2022.  b.Excused Absences Recommended Action: Excuse absent commissioners. *End of Consent Calendar* BUSINESS CALENDAR Public Hearing:The Planning Commission decision on Conditional Use Permits, Variances, Tentative Tract and Parcel Maps, Minor Exceptions, Site Plan Review, and Public Convenience or Necessity Determinations are final unless appealed within 10 days of the decision by any interested party or group (refer to the Basic Meeting Information page for more information). The Planning Commission recommendation on Zoning and General Plan amendments, Development Agreements, Specific Developments, and Specific Plans will be forwarded to the City Council for final determination. 1.Conditional Use Permit No. 2022­16 ­  Mario Arellano, Case Planner Legal Notice was published in the OC Reporter and notices were mailed out on November 2, 2022. Project Location:    1017 S Fairview St located in the Planned Shopping Center (C4) zoning district. Project Applicant:  Caremark Properties, LLC (Property Owner). Proposed Project: The owner is requesting approval of Conditional Use Permit No. 2022­16 to allow the sale of alcoholic beverages for on­premise consumption (Type 41­ Beer and Wine) at a new eating establishment. Environmental Impact: The Planning Commission will consider a determination that the project is categorically exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15301 of the CEQA Guidelines – Class 1. Notice of Exemption, Environmental Review No. 2022­91 will be filed for this project. Recommended Action: Adopt a resolution approving Conditional Use Permit No. 2022­16 as conditioned. 2.Conditional Use Permit No. 2022­15 ­  Mario Arellano, Case Planner Legal notice was published in the OC Reporter and notices were mailed out on September 14, 2022. Project Location:    2929 South Halladay Street. Project Applicant:  Alexander Lew with Crown Castle, on behalf of T­Mobile (Applicant). Proposed Project: The applicant is requesting approval of CUP No. 2022­15 to renew the entitlements of an existing 60­foot high major wireless communications facility disguised as a mono­pine. Environmental Impact: The Planning Commission will consider a determination that the project is categorically exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15301 of the CEQA Guidelines – Class 1. Notice of Exemption, Environmental Review No. 2021­76 will be filed for this project. Recommended Action: Adopt a resolution approving Conditional Use Permit No. 2022­15 as conditioned. 3.Zoning Ordinance Amendment No. 2022­04 and Zoning Ordinance Amendment No. 2022­05­ Jerry Guevara, Case Planner Legal notice was published in the OC Register and notices were mailed out on November 3, 2022. Project Location:The City of Santa Ana, encompassing 27.3 square miles in Central Orange County. Project Applicant:  City of Santa Ana, Planning and Building Agency. Proposed Project:At the request of the City Council of the City of Santa Ana, the Planning and Building Agency has prepared two zoning ordinance amendments (ZOAs). The first, ZOA No. 2022­04, proposes to amend sections 41­130, 41­ 130.5, 41­522, and 41­1341, and adds Article XXI (Outdoor Dining on Private Property) to Chapter 41 (Zoning) of the Santa Ana Municipal Code (SAMC), establishing permit requirements and placement, development, and operational standards for outdoor dining areas on private properties. The second, ZOA No. 2022­05, proposes to amend Section 41­121 and adds Article XXII (Mobile Food Trucks On Private Property) to Chapter 41 of the SAMC, establishing permit requirements and operational standards for mobile food trucks operating on private properties. The proposed changes would apply citywide. Environmental Impact:Pursuant to the California Environmental Quality Act (“CEQA”) and the state CEQA Guidelines, the adoption of these ordinances is exempt from CEQA review pursuant to sections 15060(c)(2) and 15060(c)(3) of the State CEQA Guidelines because it will not result in a direct or reasonably foreseeable indirect physical change in the environment, as there is no possibility it will have a significant effect on the environment and it is not a "project," as defined in Section 15378 of the CEQA Guidelines. As a result, Notice of Exemptions, Environmental Review (ER) No. 2022­88 for ZOA No. 2022­04 and ER No. 2022­99 for ZOA No. 2022­05, will be filed upon adoption of these ordinances. Recommended Action: 1. Recommend that the City Council adopt an ordinance approving Zoning Ordinance Amendment No. 2022­04 relating to permit requirements and placement, development, and operational standards for outdoor dining areas on private properties; and 2. Recommend that the City Council adopt an ordinance approving Zoning Ordinance Amendment No. 2022­05 relating to permit requirements and operational standards for mobile food trucks on private properties. Administrative Matters *End of Business Calendar* STAFF COMMENTS COMMISSIONER COMMENTS ADJOURNMENT The next meeting of the Planning Commission will be on December 12, 2022 at 5:30 PM in the Council Chambers located at 22 Civic Center Plaza, Santa Ana, CA 92701. FUTURE AGENDA ITEMS Conditional Use Permit 2022­17 for the location of 3601 S Bristol St to demolish an adjacent liquor store building in order to accommodate the expansion of an existing drive­thru restaurant. The scope of work includes a 630­square­foot addition, an additional drive­through lane, relocation of an existing driveway, reconfiguring parking, and new landscaping. The project will require modification of an existing conditional use permit for an additional drive­through lane and administrative approval of a voluntary lot merger application. Zoning Ordinance Amendment  2022­03 to update regulations on family daycare, regional planned sign programs, business uses requiring stationary emissions permits, massage establishments, industrial uses proposing more than five percent floor area for retail use, and trash enclosures. The update will also include definitions for various office uses. APPEAL INFORMATION The formal action by the Planning Commission shall become effective after the ten­day appeal period, unless the City Council in compliance with section 41­643, 41­644 or 41­645 holds a public hearing on the matter, then the formal action will become effective on the day following the hearing and decision by the City Council. An appeal from the decision or requirement of the Planning Commission may be made by any interested party, individual, or group. The appeal must be filed with the Clerk of the Council, accompanied by the required filing fee, and a copy sent to the Planning Department, within ten days of the date of the Commission's action, by 5:00 p.m. If the final day to appeal falls on a City Hall observed holiday or a day when City hall is closed, the final day to appeal shall be extended to the next day City Hall is open for public business. Please note: Under California Government Code Sec. 65009, if you challenge in court any of the matters on this agenda for which a public hearing is to be conducted, you may be limited to raising only those issues which you (or someone else) raised orally at the public hearing or in written correspondence received by the Planning Commission or City Council at or before the hearing. MEETING INFORMATION If you would like to learn how to use Zoom before the meeting, visit Zoom Video Tutorials. 1. Connecting directly from your computer: Click on the link on top of this agenda OR Go to Zoom.us and click "Join a Meeting" at the top. Enter the Meeting ID. The Meeting ID is listed at the top of this agenda. To speak during the meeting:  When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes. 2. Connecting via the Zoom App: Download the free Zoom Cloud Meetings app from your favorite app store. Launch the app and click on the blue Join a Meeting button. Enter the Meeting ID, your name, and the blue Join button. The Meeting ID is listed at the top of this agenda. To speak during the meeting:  When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes. 3. Dialing in from a mobile phone or landline: Dial (669) 900­9128. When prompted, enter the meeting ID. The Meeting ID is listed at the top of this agenda. To speak during the meeting:  When you wish to comment on an item that is being is discussed, press *9 on your phone to virtually raise your hand. You will have 3 minutes. Submit a written comment You are invited to submit a written comment in one of the following ways: E­mail PBAecomments@santa­ana.org and reference the topic in the subject line. Mail to Chelsea Shafer, Acting Recording Secretary, City of Santa Ana, 20 Civic Center Plaza – M20, Santa Ana, CA 92701. Deadline to submit written comments is 4:00 p.m. on the day of the meeting.Comments received after the deadline may not be distributed to the Commission but will be made part of the record. 11/14/2022 Planning Commission 1 Planning CommissionRegular Meeting AgendaNovember 14, 20225:30 P.M.Council Chamber22 Civic Center PlazaSanta Ana, CA Members of the public may attend this meeting in­person or join via Zoom.Join from your computer:  https://zoom.us/j/85192399447Join from your mobile phone via Zoom App. Meeting ID: 85192399447Dial in from a mobile phone or landline.(669) 900­ 6833; Meeting ID:  85192399447*For viewing only: www.youtube.com/cityofsantaanavideos. Please note: There is up to a 30second delay when viewing the meeting via YouTube. If you plan to provide a public commentduring the meeting, please join the meeting via Zoom.For detailed participation and commenting options, please review the instructionsprovided at the end of this agenda. To download or view each item, select either Download PDF or View Item Details to the right of the agenda title.  BAO PHAM Chair, Ward 1 Representative MIGUEL CALDERON Vice­Chair, Ward 6 Representative ERIC M. ALDERETE Citywide Representative THOMAS MORRISSEY Ward 2 Representative ISURI S. RAMOS Ward 3 Representative MARK MCLOUGHLIN Ward 4 Representative ALAN WOO Ward 5 Representative MinhThai Executive Director John Funk Legal Counsel Ali Pezeshkpour, AICP Planning Manager Chelsea Shafer Acting Recording Secretary In compliance with the Americans with Disabilities Act (ADA), if you need special assistance to participate in this Meeting, contact Michael Ortiz, City ADA Program Coordinator, at (714) 647­5624. Notification 48 hours prior to the Meeting will enable the City to make reasonable arrangements to assure accessibility to this meeting. The City Council agenda and supporting documentation can be found on the City’s website – www.santa­ana.org/city­meetings. CALL TO ORDER Commissioners: Bao Pham, Chair Miguel Calderon, Vice­Chair Eric M. Alderete Mark McLoughlin Thomas Morrissey  Isuri S. Ramos Alan Woo  Executive Director Minh Thai Senior Asst. City Attorney John Funk Planning Manager Ali Pezeshkpour, AICP Acting Recording Secretary Chelsea Shafer ROLL CALL PLEDGE OF ALLEGIANCE PUBLIC COMMENTS (non agenda items) CONSENT CALENDAR ITEMS a.Minutes Recommended Action: Approve the Minutes from the meeting of October 10, 2022.  b.Excused Absences Recommended Action: Excuse absent commissioners. *End of Consent Calendar* BUSINESS CALENDAR Public Hearing:The Planning Commission decision on Conditional Use Permits, Variances, Tentative Tract and Parcel Maps, Minor Exceptions, Site Plan Review, and Public Convenience or Necessity Determinations are final unless appealed within 10 days of the decision by any interested party or group (refer to the Basic Meeting Information page for more information). The Planning Commission recommendation on Zoning and General Plan amendments, Development Agreements, Specific Developments, and Specific Plans will be forwarded to the City Council for final determination. 1.Conditional Use Permit No. 2022­16 ­  Mario Arellano, Case Planner Legal Notice was published in the OC Reporter and notices were mailed out on November 2, 2022. Project Location:    1017 S Fairview St located in the Planned Shopping Center (C4) zoning district. Project Applicant:  Caremark Properties, LLC (Property Owner). Proposed Project: The owner is requesting approval of Conditional Use Permit No. 2022­16 to allow the sale of alcoholic beverages for on­premise consumption (Type 41­ Beer and Wine) at a new eating establishment. Environmental Impact: The Planning Commission will consider a determination that the project is categorically exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15301 of the CEQA Guidelines – Class 1. Notice of Exemption, Environmental Review No. 2022­91 will be filed for this project. Recommended Action: Adopt a resolution approving Conditional Use Permit No. 2022­16 as conditioned. 2.Conditional Use Permit No. 2022­15 ­  Mario Arellano, Case Planner Legal notice was published in the OC Reporter and notices were mailed out on September 14, 2022. Project Location:    2929 South Halladay Street. Project Applicant:  Alexander Lew with Crown Castle, on behalf of T­Mobile (Applicant). Proposed Project: The applicant is requesting approval of CUP No. 2022­15 to renew the entitlements of an existing 60­foot high major wireless communications facility disguised as a mono­pine. Environmental Impact: The Planning Commission will consider a determination that the project is categorically exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15301 of the CEQA Guidelines – Class 1. Notice of Exemption, Environmental Review No. 2021­76 will be filed for this project. Recommended Action: Adopt a resolution approving Conditional Use Permit No. 2022­15 as conditioned. 3.Zoning Ordinance Amendment No. 2022­04 and Zoning Ordinance Amendment No. 2022­05­ Jerry Guevara, Case Planner Legal notice was published in the OC Register and notices were mailed out on November 3, 2022. Project Location:The City of Santa Ana, encompassing 27.3 square miles in Central Orange County. Project Applicant:  City of Santa Ana, Planning and Building Agency. Proposed Project:At the request of the City Council of the City of Santa Ana, the Planning and Building Agency has prepared two zoning ordinance amendments (ZOAs). The first, ZOA No. 2022­04, proposes to amend sections 41­130, 41­ 130.5, 41­522, and 41­1341, and adds Article XXI (Outdoor Dining on Private Property) to Chapter 41 (Zoning) of the Santa Ana Municipal Code (SAMC), establishing permit requirements and placement, development, and operational standards for outdoor dining areas on private properties. The second, ZOA No. 2022­05, proposes to amend Section 41­121 and adds Article XXII (Mobile Food Trucks On Private Property) to Chapter 41 of the SAMC, establishing permit requirements and operational standards for mobile food trucks operating on private properties. The proposed changes would apply citywide. Environmental Impact:Pursuant to the California Environmental Quality Act (“CEQA”) and the state CEQA Guidelines, the adoption of these ordinances is exempt from CEQA review pursuant to sections 15060(c)(2) and 15060(c)(3) of the State CEQA Guidelines because it will not result in a direct or reasonably foreseeable indirect physical change in the environment, as there is no possibility it will have a significant effect on the environment and it is not a "project," as defined in Section 15378 of the CEQA Guidelines. As a result, Notice of Exemptions, Environmental Review (ER) No. 2022­88 for ZOA No. 2022­04 and ER No. 2022­99 for ZOA No. 2022­05, will be filed upon adoption of these ordinances. Recommended Action: 1. Recommend that the City Council adopt an ordinance approving Zoning Ordinance Amendment No. 2022­04 relating to permit requirements and placement, development, and operational standards for outdoor dining areas on private properties; and 2. Recommend that the City Council adopt an ordinance approving Zoning Ordinance Amendment No. 2022­05 relating to permit requirements and operational standards for mobile food trucks on private properties. Administrative Matters *End of Business Calendar* STAFF COMMENTS COMMISSIONER COMMENTS ADJOURNMENT The next meeting of the Planning Commission will be on December 12, 2022 at 5:30 PM in the Council Chambers located at 22 Civic Center Plaza, Santa Ana, CA 92701. FUTURE AGENDA ITEMS Conditional Use Permit 2022­17 for the location of 3601 S Bristol St to demolish an adjacent liquor store building in order to accommodate the expansion of an existing drive­thru restaurant. The scope of work includes a 630­square­foot addition, an additional drive­through lane, relocation of an existing driveway, reconfiguring parking, and new landscaping. The project will require modification of an existing conditional use permit for an additional drive­through lane and administrative approval of a voluntary lot merger application. Zoning Ordinance Amendment  2022­03 to update regulations on family daycare, regional planned sign programs, business uses requiring stationary emissions permits, massage establishments, industrial uses proposing more than five percent floor area for retail use, and trash enclosures. The update will also include definitions for various office uses. APPEAL INFORMATION The formal action by the Planning Commission shall become effective after the ten­day appeal period, unless the City Council in compliance with section 41­643, 41­644 or 41­645 holds a public hearing on the matter, then the formal action will become effective on the day following the hearing and decision by the City Council. An appeal from the decision or requirement of the Planning Commission may be made by any interested party, individual, or group. The appeal must be filed with the Clerk of the Council, accompanied by the required filing fee, and a copy sent to the Planning Department, within ten days of the date of the Commission's action, by 5:00 p.m. If the final day to appeal falls on a City Hall observed holiday or a day when City hall is closed, the final day to appeal shall be extended to the next day City Hall is open for public business. Please note: Under California Government Code Sec. 65009, if you challenge in court any of the matters on this agenda for which a public hearing is to be conducted, you may be limited to raising only those issues which you (or someone else) raised orally at the public hearing or in written correspondence received by the Planning Commission or City Council at or before the hearing. MEETING INFORMATION If you would like to learn how to use Zoom before the meeting, visit Zoom Video Tutorials. 1. Connecting directly from your computer: Click on the link on top of this agenda OR Go to Zoom.us and click "Join a Meeting" at the top. Enter the Meeting ID. The Meeting ID is listed at the top of this agenda. To speak during the meeting:  When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes. 2. Connecting via the Zoom App: Download the free Zoom Cloud Meetings app from your favorite app store. Launch the app and click on the blue Join a Meeting button. Enter the Meeting ID, your name, and the blue Join button. The Meeting ID is listed at the top of this agenda. To speak during the meeting:  When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes. 3. Dialing in from a mobile phone or landline: Dial (669) 900­9128. When prompted, enter the meeting ID. The Meeting ID is listed at the top of this agenda. To speak during the meeting:  When you wish to comment on an item that is being is discussed, press *9 on your phone to virtually raise your hand. You will have 3 minutes. Submit a written comment You are invited to submit a written comment in one of the following ways: E­mail PBAecomments@santa­ana.org and reference the topic in the subject line. Mail to Chelsea Shafer, Acting Recording Secretary, City of Santa Ana, 20 Civic Center Plaza – M20, Santa Ana, CA 92701. Deadline to submit written comments is 4:00 p.m. on the day of the meeting.Comments received after the deadline may not be distributed to the Commission but will be made part of the record. 11/14/2022 Planning Commission 2 Planning CommissionRegular Meeting AgendaNovember 14, 20225:30 P.M.Council Chamber22 Civic Center PlazaSanta Ana, CA Members of the public may attend this meeting in­person or join via Zoom.Join from your computer:  https://zoom.us/j/85192399447Join from your mobile phone via Zoom App. Meeting ID: 85192399447Dial in from a mobile phone or landline.(669) 900­ 6833; Meeting ID:  85192399447*For viewing only: www.youtube.com/cityofsantaanavideos. Please note: There is up to a 30second delay when viewing the meeting via YouTube. If you plan to provide a public commentduring the meeting, please join the meeting via Zoom.For detailed participation and commenting options, please review the instructionsprovided at the end of this agenda.To download or view each item, select either Download PDF or View Item Details tothe right of the agenda title. BAO PHAMChair, Ward 1 RepresentativeMIGUEL CALDERONVice­Chair, Ward 6Representative ERIC M. ALDERETECitywide RepresentativeTHOMAS MORRISSEYWard 2 Representative ISURI S. RAMOSWard 3 RepresentativeMARK MCLOUGHLINWard 4 Representative ALAN WOOWard 5 RepresentativeMinhThaiExecutive DirectorJohn FunkLegal Counsel Ali Pezeshkpour, AICPPlanning Manager Chelsea ShaferActing RecordingSecretary In compliance with the Americans with Disabilities Act (ADA), if you need special assistance to participate in this Meeting, contact Michael Ortiz, City ADA Program Coordinator, at (714) 647­5624. Notification 48 hours prior to the Meeting will enable the City to make reasonable arrangements to assure accessibility to this meeting. The City Council agenda and supporting documentation can be found on the City’s website – www.santa­ana.org/city­meetings. CALL TO ORDER Commissioners: Bao Pham, Chair Miguel Calderon, Vice­Chair Eric M. Alderete Mark McLoughlin Thomas Morrissey  Isuri S. Ramos Alan Woo  Executive Director Minh Thai Senior Asst. City Attorney John Funk Planning Manager Ali Pezeshkpour, AICP Acting Recording Secretary Chelsea Shafer ROLL CALL PLEDGE OF ALLEGIANCE PUBLIC COMMENTS (non agenda items) CONSENT CALENDAR ITEMS a.Minutes Recommended Action: Approve the Minutes from the meeting of October 10, 2022.  b.Excused Absences Recommended Action: Excuse absent commissioners. *End of Consent Calendar* BUSINESS CALENDAR Public Hearing:The Planning Commission decision on Conditional Use Permits, Variances, Tentative Tract and Parcel Maps, Minor Exceptions, Site Plan Review, and Public Convenience or Necessity Determinations are final unless appealed within 10 days of the decision by any interested party or group (refer to the Basic Meeting Information page for more information). The Planning Commission recommendation on Zoning and General Plan amendments, Development Agreements, Specific Developments, and Specific Plans will be forwarded to the City Council for final determination. 1.Conditional Use Permit No. 2022­16 ­  Mario Arellano, Case Planner Legal Notice was published in the OC Reporter and notices were mailed out on November 2, 2022. Project Location:    1017 S Fairview St located in the Planned Shopping Center (C4) zoning district. Project Applicant:  Caremark Properties, LLC (Property Owner). Proposed Project: The owner is requesting approval of Conditional Use Permit No. 2022­16 to allow the sale of alcoholic beverages for on­premise consumption (Type 41­ Beer and Wine) at a new eating establishment. Environmental Impact: The Planning Commission will consider a determination that the project is categorically exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15301 of the CEQA Guidelines – Class 1. Notice of Exemption, Environmental Review No. 2022­91 will be filed for this project. Recommended Action: Adopt a resolution approving Conditional Use Permit No. 2022­16 as conditioned. 2.Conditional Use Permit No. 2022­15 ­  Mario Arellano, Case Planner Legal notice was published in the OC Reporter and notices were mailed out on September 14, 2022. Project Location:    2929 South Halladay Street. Project Applicant:  Alexander Lew with Crown Castle, on behalf of T­Mobile (Applicant). Proposed Project: The applicant is requesting approval of CUP No. 2022­15 to renew the entitlements of an existing 60­foot high major wireless communications facility disguised as a mono­pine. Environmental Impact: The Planning Commission will consider a determination that the project is categorically exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15301 of the CEQA Guidelines – Class 1. Notice of Exemption, Environmental Review No. 2021­76 will be filed for this project. Recommended Action: Adopt a resolution approving Conditional Use Permit No. 2022­15 as conditioned. 3.Zoning Ordinance Amendment No. 2022­04 and Zoning Ordinance Amendment No. 2022­05­ Jerry Guevara, Case Planner Legal notice was published in the OC Register and notices were mailed out on November 3, 2022. Project Location:The City of Santa Ana, encompassing 27.3 square miles in Central Orange County. Project Applicant:  City of Santa Ana, Planning and Building Agency. Proposed Project:At the request of the City Council of the City of Santa Ana, the Planning and Building Agency has prepared two zoning ordinance amendments (ZOAs). The first, ZOA No. 2022­04, proposes to amend sections 41­130, 41­ 130.5, 41­522, and 41­1341, and adds Article XXI (Outdoor Dining on Private Property) to Chapter 41 (Zoning) of the Santa Ana Municipal Code (SAMC), establishing permit requirements and placement, development, and operational standards for outdoor dining areas on private properties. The second, ZOA No. 2022­05, proposes to amend Section 41­121 and adds Article XXII (Mobile Food Trucks On Private Property) to Chapter 41 of the SAMC, establishing permit requirements and operational standards for mobile food trucks operating on private properties. The proposed changes would apply citywide. Environmental Impact:Pursuant to the California Environmental Quality Act (“CEQA”) and the state CEQA Guidelines, the adoption of these ordinances is exempt from CEQA review pursuant to sections 15060(c)(2) and 15060(c)(3) of the State CEQA Guidelines because it will not result in a direct or reasonably foreseeable indirect physical change in the environment, as there is no possibility it will have a significant effect on the environment and it is not a "project," as defined in Section 15378 of the CEQA Guidelines. As a result, Notice of Exemptions, Environmental Review (ER) No. 2022­88 for ZOA No. 2022­04 and ER No. 2022­99 for ZOA No. 2022­05, will be filed upon adoption of these ordinances. Recommended Action: 1. Recommend that the City Council adopt an ordinance approving Zoning Ordinance Amendment No. 2022­04 relating to permit requirements and placement, development, and operational standards for outdoor dining areas on private properties; and 2. Recommend that the City Council adopt an ordinance approving Zoning Ordinance Amendment No. 2022­05 relating to permit requirements and operational standards for mobile food trucks on private properties. Administrative Matters *End of Business Calendar* STAFF COMMENTS COMMISSIONER COMMENTS ADJOURNMENT The next meeting of the Planning Commission will be on December 12, 2022 at 5:30 PM in the Council Chambers located at 22 Civic Center Plaza, Santa Ana, CA 92701. FUTURE AGENDA ITEMS Conditional Use Permit 2022­17 for the location of 3601 S Bristol St to demolish an adjacent liquor store building in order to accommodate the expansion of an existing drive­thru restaurant. The scope of work includes a 630­square­foot addition, an additional drive­through lane, relocation of an existing driveway, reconfiguring parking, and new landscaping. The project will require modification of an existing conditional use permit for an additional drive­through lane and administrative approval of a voluntary lot merger application. Zoning Ordinance Amendment  2022­03 to update regulations on family daycare, regional planned sign programs, business uses requiring stationary emissions permits, massage establishments, industrial uses proposing more than five percent floor area for retail use, and trash enclosures. The update will also include definitions for various office uses. APPEAL INFORMATION The formal action by the Planning Commission shall become effective after the ten­day appeal period, unless the City Council in compliance with section 41­643, 41­644 or 41­645 holds a public hearing on the matter, then the formal action will become effective on the day following the hearing and decision by the City Council. An appeal from the decision or requirement of the Planning Commission may be made by any interested party, individual, or group. The appeal must be filed with the Clerk of the Council, accompanied by the required filing fee, and a copy sent to the Planning Department, within ten days of the date of the Commission's action, by 5:00 p.m. If the final day to appeal falls on a City Hall observed holiday or a day when City hall is closed, the final day to appeal shall be extended to the next day City Hall is open for public business. Please note: Under California Government Code Sec. 65009, if you challenge in court any of the matters on this agenda for which a public hearing is to be conducted, you may be limited to raising only those issues which you (or someone else) raised orally at the public hearing or in written correspondence received by the Planning Commission or City Council at or before the hearing. MEETING INFORMATION If you would like to learn how to use Zoom before the meeting, visit Zoom Video Tutorials. 1. Connecting directly from your computer: Click on the link on top of this agenda OR Go to Zoom.us and click "Join a Meeting" at the top. Enter the Meeting ID. The Meeting ID is listed at the top of this agenda. To speak during the meeting:  When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes. 2. Connecting via the Zoom App: Download the free Zoom Cloud Meetings app from your favorite app store. Launch the app and click on the blue Join a Meeting button. Enter the Meeting ID, your name, and the blue Join button. The Meeting ID is listed at the top of this agenda. To speak during the meeting:  When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes. 3. Dialing in from a mobile phone or landline: Dial (669) 900­9128. When prompted, enter the meeting ID. The Meeting ID is listed at the top of this agenda. To speak during the meeting:  When you wish to comment on an item that is being is discussed, press *9 on your phone to virtually raise your hand. You will have 3 minutes. Submit a written comment You are invited to submit a written comment in one of the following ways: E­mail PBAecomments@santa­ana.org and reference the topic in the subject line. Mail to Chelsea Shafer, Acting Recording Secretary, City of Santa Ana, 20 Civic Center Plaza – M20, Santa Ana, CA 92701. Deadline to submit written comments is 4:00 p.m. on the day of the meeting.Comments received after the deadline may not be distributed to the Commission but will be made part of the record. 11/14/2022 Planning Commission 3 Planning CommissionRegular Meeting AgendaNovember 14, 20225:30 P.M.Council Chamber22 Civic Center PlazaSanta Ana, CA Members of the public may attend this meeting in­person or join via Zoom.Join from your computer:  https://zoom.us/j/85192399447Join from your mobile phone via Zoom App. Meeting ID: 85192399447Dial in from a mobile phone or landline.(669) 900­ 6833; Meeting ID:  85192399447*For viewing only: www.youtube.com/cityofsantaanavideos. Please note: There is up to a 30second delay when viewing the meeting via YouTube. If you plan to provide a public commentduring the meeting, please join the meeting via Zoom.For detailed participation and commenting options, please review the instructionsprovided at the end of this agenda.To download or view each item, select either Download PDF or View Item Details tothe right of the agenda title. BAO PHAMChair, Ward 1 RepresentativeMIGUEL CALDERONVice­Chair, Ward 6Representative ERIC M. ALDERETECitywide RepresentativeTHOMAS MORRISSEYWard 2 Representative ISURI S. RAMOSWard 3 RepresentativeMARK MCLOUGHLINWard 4 Representative ALAN WOOWard 5 RepresentativeMinhThaiExecutive DirectorJohn FunkLegal Counsel Ali Pezeshkpour, AICPPlanning Manager Chelsea ShaferActing RecordingSecretaryIn compliance with the Americans with Disabilities Act (ADA), if you need special assistance to participate in this Meeting,contact Michael Ortiz, City ADA Program Coordinator, at (714) 647­5624. Notification 48 hours prior to the Meeting will enablethe City to make reasonable arrangements to assure accessibility to this meeting. The City Council agenda and supportingdocumentation can be found on the City’s website – www.santa­ana.org/city­meetings.CALL TO ORDER Commissioners: Bao Pham, ChairMiguel Calderon, Vice­ChairEric M. AldereteMark McLoughlinThomas Morrissey Isuri S. RamosAlan Woo Executive Director Minh ThaiSenior Asst. City Attorney John FunkPlanning Manager Ali Pezeshkpour, AICPActing Recording Secretary Chelsea ShaferROLL CALLPLEDGE OF ALLEGIANCEPUBLIC COMMENTS (non agenda items)CONSENT CALENDAR ITEMSa.MinutesRecommended Action: Approve the Minutes from the meeting of October 10, 2022. b.Excused AbsencesRecommended Action: Excuse absent commissioners.*End of Consent Calendar*BUSINESS CALENDAR Public Hearing:The Planning Commission decision on Conditional Use Permits, Variances, Tentative Tract and Parcel Maps, Minor Exceptions, Site Plan Review, and Public Convenience or Necessity Determinations are final unless appealed within 10 days of the decision by any interested party or group (refer to the Basic Meeting Information page for more information). The Planning Commission recommendation on Zoning and General Plan amendments, Development Agreements, Specific Developments, and Specific Plans will be forwarded to the City Council for final determination. 1.Conditional Use Permit No. 2022­16 ­  Mario Arellano, Case Planner Legal Notice was published in the OC Reporter and notices were mailed out on November 2, 2022. Project Location:    1017 S Fairview St located in the Planned Shopping Center (C4) zoning district. Project Applicant:  Caremark Properties, LLC (Property Owner). Proposed Project: The owner is requesting approval of Conditional Use Permit No. 2022­16 to allow the sale of alcoholic beverages for on­premise consumption (Type 41­ Beer and Wine) at a new eating establishment. Environmental Impact: The Planning Commission will consider a determination that the project is categorically exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15301 of the CEQA Guidelines – Class 1. Notice of Exemption, Environmental Review No. 2022­91 will be filed for this project. Recommended Action: Adopt a resolution approving Conditional Use Permit No. 2022­16 as conditioned. 2.Conditional Use Permit No. 2022­15 ­  Mario Arellano, Case Planner Legal notice was published in the OC Reporter and notices were mailed out on September 14, 2022. Project Location:    2929 South Halladay Street. Project Applicant:  Alexander Lew with Crown Castle, on behalf of T­Mobile (Applicant). Proposed Project: The applicant is requesting approval of CUP No. 2022­15 to renew the entitlements of an existing 60­foot high major wireless communications facility disguised as a mono­pine. Environmental Impact: The Planning Commission will consider a determination that the project is categorically exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15301 of the CEQA Guidelines – Class 1. Notice of Exemption, Environmental Review No. 2021­76 will be filed for this project. Recommended Action: Adopt a resolution approving Conditional Use Permit No. 2022­15 as conditioned. 3.Zoning Ordinance Amendment No. 2022­04 and Zoning Ordinance Amendment No. 2022­05­ Jerry Guevara, Case Planner Legal notice was published in the OC Register and notices were mailed out on November 3, 2022. Project Location:The City of Santa Ana, encompassing 27.3 square miles in Central Orange County. Project Applicant:  City of Santa Ana, Planning and Building Agency. Proposed Project:At the request of the City Council of the City of Santa Ana, the Planning and Building Agency has prepared two zoning ordinance amendments (ZOAs). The first, ZOA No. 2022­04, proposes to amend sections 41­130, 41­ 130.5, 41­522, and 41­1341, and adds Article XXI (Outdoor Dining on Private Property) to Chapter 41 (Zoning) of the Santa Ana Municipal Code (SAMC), establishing permit requirements and placement, development, and operational standards for outdoor dining areas on private properties. The second, ZOA No. 2022­05, proposes to amend Section 41­121 and adds Article XXII (Mobile Food Trucks On Private Property) to Chapter 41 of the SAMC, establishing permit requirements and operational standards for mobile food trucks operating on private properties. The proposed changes would apply citywide. Environmental Impact:Pursuant to the California Environmental Quality Act (“CEQA”) and the state CEQA Guidelines, the adoption of these ordinances is exempt from CEQA review pursuant to sections 15060(c)(2) and 15060(c)(3) of the State CEQA Guidelines because it will not result in a direct or reasonably foreseeable indirect physical change in the environment, as there is no possibility it will have a significant effect on the environment and it is not a "project," as defined in Section 15378 of the CEQA Guidelines. As a result, Notice of Exemptions, Environmental Review (ER) No. 2022­88 for ZOA No. 2022­04 and ER No. 2022­99 for ZOA No. 2022­05, will be filed upon adoption of these ordinances. Recommended Action: 1. Recommend that the City Council adopt an ordinance approving Zoning Ordinance Amendment No. 2022­04 relating to permit requirements and placement, development, and operational standards for outdoor dining areas on private properties; and 2. Recommend that the City Council adopt an ordinance approving Zoning Ordinance Amendment No. 2022­05 relating to permit requirements and operational standards for mobile food trucks on private properties. Administrative Matters *End of Business Calendar* STAFF COMMENTS COMMISSIONER COMMENTS ADJOURNMENT The next meeting of the Planning Commission will be on December 12, 2022 at 5:30 PM in the Council Chambers located at 22 Civic Center Plaza, Santa Ana, CA 92701. FUTURE AGENDA ITEMS Conditional Use Permit 2022­17 for the location of 3601 S Bristol St to demolish an adjacent liquor store building in order to accommodate the expansion of an existing drive­thru restaurant. The scope of work includes a 630­square­foot addition, an additional drive­through lane, relocation of an existing driveway, reconfiguring parking, and new landscaping. The project will require modification of an existing conditional use permit for an additional drive­through lane and administrative approval of a voluntary lot merger application. Zoning Ordinance Amendment  2022­03 to update regulations on family daycare, regional planned sign programs, business uses requiring stationary emissions permits, massage establishments, industrial uses proposing more than five percent floor area for retail use, and trash enclosures. The update will also include definitions for various office uses. APPEAL INFORMATION The formal action by the Planning Commission shall become effective after the ten­day appeal period, unless the City Council in compliance with section 41­643, 41­644 or 41­645 holds a public hearing on the matter, then the formal action will become effective on the day following the hearing and decision by the City Council. An appeal from the decision or requirement of the Planning Commission may be made by any interested party, individual, or group. The appeal must be filed with the Clerk of the Council, accompanied by the required filing fee, and a copy sent to the Planning Department, within ten days of the date of the Commission's action, by 5:00 p.m. If the final day to appeal falls on a City Hall observed holiday or a day when City hall is closed, the final day to appeal shall be extended to the next day City Hall is open for public business. Please note: Under California Government Code Sec. 65009, if you challenge in court any of the matters on this agenda for which a public hearing is to be conducted, you may be limited to raising only those issues which you (or someone else) raised orally at the public hearing or in written correspondence received by the Planning Commission or City Council at or before the hearing. MEETING INFORMATION If you would like to learn how to use Zoom before the meeting, visit Zoom Video Tutorials. 1. Connecting directly from your computer: Click on the link on top of this agenda OR Go to Zoom.us and click "Join a Meeting" at the top. Enter the Meeting ID. The Meeting ID is listed at the top of this agenda. To speak during the meeting:  When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes. 2. Connecting via the Zoom App: Download the free Zoom Cloud Meetings app from your favorite app store. Launch the app and click on the blue Join a Meeting button. Enter the Meeting ID, your name, and the blue Join button. The Meeting ID is listed at the top of this agenda. To speak during the meeting:  When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes. 3. Dialing in from a mobile phone or landline: Dial (669) 900­9128. When prompted, enter the meeting ID. The Meeting ID is listed at the top of this agenda. To speak during the meeting:  When you wish to comment on an item that is being is discussed, press *9 on your phone to virtually raise your hand. You will have 3 minutes. Submit a written comment You are invited to submit a written comment in one of the following ways: E­mail PBAecomments@santa­ana.org and reference the topic in the subject line. Mail to Chelsea Shafer, Acting Recording Secretary, City of Santa Ana, 20 Civic Center Plaza – M20, Santa Ana, CA 92701. Deadline to submit written comments is 4:00 p.m. on the day of the meeting.Comments received after the deadline may not be distributed to the Commission but will be made part of the record. 11/14/2022 Planning Commission 4 Planning CommissionRegular Meeting AgendaNovember 14, 20225:30 P.M.Council Chamber22 Civic Center PlazaSanta Ana, CA Members of the public may attend this meeting in­person or join via Zoom.Join from your computer:  https://zoom.us/j/85192399447Join from your mobile phone via Zoom App. Meeting ID: 85192399447Dial in from a mobile phone or landline.(669) 900­ 6833; Meeting ID:  85192399447*For viewing only: www.youtube.com/cityofsantaanavideos. Please note: There is up to a 30second delay when viewing the meeting via YouTube. If you plan to provide a public commentduring the meeting, please join the meeting via Zoom.For detailed participation and commenting options, please review the instructionsprovided at the end of this agenda.To download or view each item, select either Download PDF or View Item Details tothe right of the agenda title. BAO PHAMChair, Ward 1 RepresentativeMIGUEL CALDERONVice­Chair, Ward 6Representative ERIC M. ALDERETECitywide RepresentativeTHOMAS MORRISSEYWard 2 Representative ISURI S. RAMOSWard 3 RepresentativeMARK MCLOUGHLINWard 4 Representative ALAN WOOWard 5 RepresentativeMinhThaiExecutive DirectorJohn FunkLegal Counsel Ali Pezeshkpour, AICPPlanning Manager Chelsea ShaferActing RecordingSecretaryIn compliance with the Americans with Disabilities Act (ADA), if you need special assistance to participate in this Meeting,contact Michael Ortiz, City ADA Program Coordinator, at (714) 647­5624. Notification 48 hours prior to the Meeting will enablethe City to make reasonable arrangements to assure accessibility to this meeting. The City Council agenda and supportingdocumentation can be found on the City’s website – www.santa­ana.org/city­meetings.CALL TO ORDER Commissioners: Bao Pham, ChairMiguel Calderon, Vice­ChairEric M. AldereteMark McLoughlinThomas Morrissey Isuri S. RamosAlan Woo Executive Director Minh ThaiSenior Asst. City Attorney John FunkPlanning Manager Ali Pezeshkpour, AICPActing Recording Secretary Chelsea ShaferROLL CALLPLEDGE OF ALLEGIANCEPUBLIC COMMENTS (non agenda items)CONSENT CALENDAR ITEMSa.MinutesRecommended Action: Approve the Minutes from the meeting of October 10, 2022. b.Excused AbsencesRecommended Action: Excuse absent commissioners.*End of Consent Calendar*BUSINESS CALENDARPublic Hearing:The Planning Commission decision on Conditional Use Permits,Variances, Tentative Tract and Parcel Maps, Minor Exceptions, Site Plan Review, andPublic Convenience or Necessity Determinations are final unless appealed within 10days of the decision by any interested party or group (refer to the Basic MeetingInformation page for more information). The Planning Commission recommendationon Zoning and General Plan amendments, Development Agreements, SpecificDevelopments, and Specific Plans will be forwarded to the City Council for finaldetermination.1.Conditional Use Permit No. 2022­16 ­  Mario Arellano, Case PlannerLegal Notice was published in the OC Reporter and notices were mailed out onNovember 2, 2022.Project Location:    1017 S Fairview St located in the Planned Shopping Center(C4) zoning district.Project Applicant:  Caremark Properties, LLC (Property Owner).Proposed Project: The owner is requesting approval of Conditional Use PermitNo. 2022­16 to allow the sale of alcoholic beverages for on­premise consumption(Type 41­ Beer and Wine) at a new eating establishment.Environmental Impact: The Planning Commission will consider a determinationthat the project is categorically exempt from the California Environmental QualityAct (CEQA) pursuant to Section 15301 of the CEQA Guidelines – Class 1. Noticeof Exemption, Environmental Review No. 2022­91 will be filed for this project.Recommended Action: Adopt a resolution approving Conditional Use PermitNo. 2022­16 as conditioned.2.Conditional Use Permit No. 2022­15 ­  Mario Arellano, Case PlannerLegal notice was published in the OC Reporter and notices were mailed out onSeptember 14, 2022.Project Location:    2929 South Halladay Street.Project Applicant:  Alexander Lew with Crown Castle, on behalf of T­Mobile(Applicant).Proposed Project: The applicant is requesting approval of CUP No. 2022­15 torenew the entitlements of an existing 60­foot high major wireless communicationsfacility disguised as a mono­pine.Environmental Impact: The Planning Commission will consider a determinationthat the project is categorically exempt from the California Environmental QualityAct (CEQA) pursuant to Section 15301 of the CEQA Guidelines – Class 1. Noticeof Exemption, Environmental Review No. 2021­76 will be filed for this project.Recommended Action: Adopt a resolution approving Conditional Use PermitNo. 2022­15 as conditioned. 3.Zoning Ordinance Amendment No. 2022­04 and Zoning Ordinance Amendment No. 2022­05­ Jerry Guevara, Case Planner Legal notice was published in the OC Register and notices were mailed out on November 3, 2022. Project Location:The City of Santa Ana, encompassing 27.3 square miles in Central Orange County. Project Applicant:  City of Santa Ana, Planning and Building Agency. Proposed Project:At the request of the City Council of the City of Santa Ana, the Planning and Building Agency has prepared two zoning ordinance amendments (ZOAs). The first, ZOA No. 2022­04, proposes to amend sections 41­130, 41­ 130.5, 41­522, and 41­1341, and adds Article XXI (Outdoor Dining on Private Property) to Chapter 41 (Zoning) of the Santa Ana Municipal Code (SAMC), establishing permit requirements and placement, development, and operational standards for outdoor dining areas on private properties. The second, ZOA No. 2022­05, proposes to amend Section 41­121 and adds Article XXII (Mobile Food Trucks On Private Property) to Chapter 41 of the SAMC, establishing permit requirements and operational standards for mobile food trucks operating on private properties. The proposed changes would apply citywide. Environmental Impact:Pursuant to the California Environmental Quality Act (“CEQA”) and the state CEQA Guidelines, the adoption of these ordinances is exempt from CEQA review pursuant to sections 15060(c)(2) and 15060(c)(3) of the State CEQA Guidelines because it will not result in a direct or reasonably foreseeable indirect physical change in the environment, as there is no possibility it will have a significant effect on the environment and it is not a "project," as defined in Section 15378 of the CEQA Guidelines. As a result, Notice of Exemptions, Environmental Review (ER) No. 2022­88 for ZOA No. 2022­04 and ER No. 2022­99 for ZOA No. 2022­05, will be filed upon adoption of these ordinances. Recommended Action: 1. Recommend that the City Council adopt an ordinance approving Zoning Ordinance Amendment No. 2022­04 relating to permit requirements and placement, development, and operational standards for outdoor dining areas on private properties; and 2. Recommend that the City Council adopt an ordinance approving Zoning Ordinance Amendment No. 2022­05 relating to permit requirements and operational standards for mobile food trucks on private properties. Administrative Matters *End of Business Calendar* STAFF COMMENTS COMMISSIONER COMMENTS ADJOURNMENT The next meeting of the Planning Commission will be on December 12, 2022 at 5:30 PM in the Council Chambers located at 22 Civic Center Plaza, Santa Ana, CA 92701. FUTURE AGENDA ITEMS Conditional Use Permit 2022­17 for the location of 3601 S Bristol St to demolish an adjacent liquor store building in order to accommodate the expansion of an existing drive­thru restaurant. The scope of work includes a 630­square­foot addition, an additional drive­through lane, relocation of an existing driveway, reconfiguring parking, and new landscaping. The project will require modification of an existing conditional use permit for an additional drive­through lane and administrative approval of a voluntary lot merger application. Zoning Ordinance Amendment  2022­03 to update regulations on family daycare, regional planned sign programs, business uses requiring stationary emissions permits, massage establishments, industrial uses proposing more than five percent floor area for retail use, and trash enclosures. The update will also include definitions for various office uses. APPEAL INFORMATION The formal action by the Planning Commission shall become effective after the ten­day appeal period, unless the City Council in compliance with section 41­643, 41­644 or 41­645 holds a public hearing on the matter, then the formal action will become effective on the day following the hearing and decision by the City Council. An appeal from the decision or requirement of the Planning Commission may be made by any interested party, individual, or group. The appeal must be filed with the Clerk of the Council, accompanied by the required filing fee, and a copy sent to the Planning Department, within ten days of the date of the Commission's action, by 5:00 p.m. If the final day to appeal falls on a City Hall observed holiday or a day when City hall is closed, the final day to appeal shall be extended to the next day City Hall is open for public business. Please note: Under California Government Code Sec. 65009, if you challenge in court any of the matters on this agenda for which a public hearing is to be conducted, you may be limited to raising only those issues which you (or someone else) raised orally at the public hearing or in written correspondence received by the Planning Commission or City Council at or before the hearing. MEETING INFORMATION If you would like to learn how to use Zoom before the meeting, visit Zoom Video Tutorials. 1. Connecting directly from your computer: Click on the link on top of this agenda OR Go to Zoom.us and click "Join a Meeting" at the top. Enter the Meeting ID. The Meeting ID is listed at the top of this agenda. To speak during the meeting:  When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes. 2. Connecting via the Zoom App: Download the free Zoom Cloud Meetings app from your favorite app store. Launch the app and click on the blue Join a Meeting button. Enter the Meeting ID, your name, and the blue Join button. The Meeting ID is listed at the top of this agenda. To speak during the meeting:  When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes. 3. Dialing in from a mobile phone or landline: Dial (669) 900­9128. When prompted, enter the meeting ID. The Meeting ID is listed at the top of this agenda. To speak during the meeting:  When you wish to comment on an item that is being is discussed, press *9 on your phone to virtually raise your hand. You will have 3 minutes. Submit a written comment You are invited to submit a written comment in one of the following ways: E­mail PBAecomments@santa­ana.org and reference the topic in the subject line. Mail to Chelsea Shafer, Acting Recording Secretary, City of Santa Ana, 20 Civic Center Plaza – M20, Santa Ana, CA 92701. Deadline to submit written comments is 4:00 p.m. on the day of the meeting.Comments received after the deadline may not be distributed to the Commission but will be made part of the record. 11/14/2022 Planning Commission 5 Planning CommissionRegular Meeting AgendaNovember 14, 20225:30 P.M.Council Chamber22 Civic Center PlazaSanta Ana, CA Members of the public may attend this meeting in­person or join via Zoom.Join from your computer:  https://zoom.us/j/85192399447Join from your mobile phone via Zoom App. Meeting ID: 85192399447Dial in from a mobile phone or landline.(669) 900­ 6833; Meeting ID:  85192399447*For viewing only: www.youtube.com/cityofsantaanavideos. Please note: There is up to a 30second delay when viewing the meeting via YouTube. If you plan to provide a public commentduring the meeting, please join the meeting via Zoom.For detailed participation and commenting options, please review the instructionsprovided at the end of this agenda.To download or view each item, select either Download PDF or View Item Details tothe right of the agenda title. BAO PHAMChair, Ward 1 RepresentativeMIGUEL CALDERONVice­Chair, Ward 6Representative ERIC M. ALDERETECitywide RepresentativeTHOMAS MORRISSEYWard 2 Representative ISURI S. RAMOSWard 3 RepresentativeMARK MCLOUGHLINWard 4 Representative ALAN WOOWard 5 RepresentativeMinhThaiExecutive DirectorJohn FunkLegal Counsel Ali Pezeshkpour, AICPPlanning Manager Chelsea ShaferActing RecordingSecretaryIn compliance with the Americans with Disabilities Act (ADA), if you need special assistance to participate in this Meeting,contact Michael Ortiz, City ADA Program Coordinator, at (714) 647­5624. Notification 48 hours prior to the Meeting will enablethe City to make reasonable arrangements to assure accessibility to this meeting. The City Council agenda and supportingdocumentation can be found on the City’s website – www.santa­ana.org/city­meetings.CALL TO ORDER Commissioners: Bao Pham, ChairMiguel Calderon, Vice­ChairEric M. AldereteMark McLoughlinThomas Morrissey Isuri S. RamosAlan Woo Executive Director Minh ThaiSenior Asst. City Attorney John FunkPlanning Manager Ali Pezeshkpour, AICPActing Recording Secretary Chelsea ShaferROLL CALLPLEDGE OF ALLEGIANCEPUBLIC COMMENTS (non agenda items)CONSENT CALENDAR ITEMSa.MinutesRecommended Action: Approve the Minutes from the meeting of October 10, 2022. b.Excused AbsencesRecommended Action: Excuse absent commissioners.*End of Consent Calendar*BUSINESS CALENDARPublic Hearing:The Planning Commission decision on Conditional Use Permits,Variances, Tentative Tract and Parcel Maps, Minor Exceptions, Site Plan Review, andPublic Convenience or Necessity Determinations are final unless appealed within 10days of the decision by any interested party or group (refer to the Basic MeetingInformation page for more information). The Planning Commission recommendationon Zoning and General Plan amendments, Development Agreements, SpecificDevelopments, and Specific Plans will be forwarded to the City Council for finaldetermination.1.Conditional Use Permit No. 2022­16 ­  Mario Arellano, Case PlannerLegal Notice was published in the OC Reporter and notices were mailed out onNovember 2, 2022.Project Location:    1017 S Fairview St located in the Planned Shopping Center(C4) zoning district.Project Applicant:  Caremark Properties, LLC (Property Owner).Proposed Project: The owner is requesting approval of Conditional Use PermitNo. 2022­16 to allow the sale of alcoholic beverages for on­premise consumption(Type 41­ Beer and Wine) at a new eating establishment.Environmental Impact: The Planning Commission will consider a determinationthat the project is categorically exempt from the California Environmental QualityAct (CEQA) pursuant to Section 15301 of the CEQA Guidelines – Class 1. Noticeof Exemption, Environmental Review No. 2022­91 will be filed for this project.Recommended Action: Adopt a resolution approving Conditional Use PermitNo. 2022­16 as conditioned.2.Conditional Use Permit No. 2022­15 ­  Mario Arellano, Case PlannerLegal notice was published in the OC Reporter and notices were mailed out onSeptember 14, 2022.Project Location:    2929 South Halladay Street.Project Applicant:  Alexander Lew with Crown Castle, on behalf of T­Mobile(Applicant).Proposed Project: The applicant is requesting approval of CUP No. 2022­15 torenew the entitlements of an existing 60­foot high major wireless communicationsfacility disguised as a mono­pine.Environmental Impact: The Planning Commission will consider a determinationthat the project is categorically exempt from the California Environmental QualityAct (CEQA) pursuant to Section 15301 of the CEQA Guidelines – Class 1. Noticeof Exemption, Environmental Review No. 2021­76 will be filed for this project.Recommended Action: Adopt a resolution approving Conditional Use PermitNo. 2022­15 as conditioned.3.Zoning Ordinance Amendment No. 2022­04 and Zoning OrdinanceAmendment No. 2022­05­ Jerry Guevara, Case PlannerLegal notice was published in the OC Register and notices were mailed out onNovember 3, 2022.Project Location:The City of Santa Ana, encompassing 27.3 square miles inCentral Orange County.Project Applicant:  City of Santa Ana, Planning and Building Agency.Proposed Project:At the request of the City Council of the City of Santa Ana, thePlanning and Building Agency has prepared two zoning ordinance amendments(ZOAs). The first, ZOA No. 2022­04, proposes to amend sections 41­130, 41­130.5, 41­522, and 41­1341, and adds Article XXI (Outdoor Dining on PrivateProperty) to Chapter 41 (Zoning) of the Santa Ana Municipal Code (SAMC),establishing permit requirements and placement, development, and operationalstandards for outdoor dining areas on private properties. The second, ZOA No.2022­05, proposes to amend Section 41­121 and adds Article XXII (Mobile FoodTrucks On Private Property) to Chapter 41 of the SAMC, establishing permitrequirements and operational standards for mobile food trucks operating onprivate properties. The proposed changes would apply citywide.Environmental Impact:Pursuant to the California Environmental Quality Act(“CEQA”) and the state CEQA Guidelines, the adoption of these ordinancesis exempt from CEQA review pursuant to sections 15060(c)(2) and 15060(c)(3) ofthe State CEQA Guidelines because it will not result in a direct or reasonablyforeseeable indirect physical change in the environment, as there is no possibilityit will have a significant effect on the environment and it is not a "project," asdefined in Section 15378 of the CEQA Guidelines. As a result, Notice ofExemptions, Environmental Review (ER) No. 2022­88 for ZOA No. 2022­04 andER No. 2022­99 for ZOA No. 2022­05, will be filed upon adoption of theseordinances.Recommended Action: 1. Recommend that the City Council adopt an ordinanceapproving Zoning Ordinance Amendment No. 2022­04 relating to permitrequirements and placement, development, and operational standards for outdoordining areas on private properties; and2. Recommend that the City Council adopt an ordinance approving ZoningOrdinance Amendment No. 2022­05 relating to permit requirements andoperational standards for mobile food trucks on private properties.Administrative Matters*End of Business Calendar*STAFF COMMENTS COMMISSIONER COMMENTS ADJOURNMENT The next meeting of the Planning Commission will be on December 12, 2022 at 5:30 PM in the Council Chambers located at 22 Civic Center Plaza, Santa Ana, CA 92701. FUTURE AGENDA ITEMS Conditional Use Permit 2022­17 for the location of 3601 S Bristol St to demolish an adjacent liquor store building in order to accommodate the expansion of an existing drive­thru restaurant. The scope of work includes a 630­square­foot addition, an additional drive­through lane, relocation of an existing driveway, reconfiguring parking, and new landscaping. The project will require modification of an existing conditional use permit for an additional drive­through lane and administrative approval of a voluntary lot merger application. Zoning Ordinance Amendment  2022­03 to update regulations on family daycare, regional planned sign programs, business uses requiring stationary emissions permits, massage establishments, industrial uses proposing more than five percent floor area for retail use, and trash enclosures. The update will also include definitions for various office uses. APPEAL INFORMATION The formal action by the Planning Commission shall become effective after the ten­day appeal period, unless the City Council in compliance with section 41­643, 41­644 or 41­645 holds a public hearing on the matter, then the formal action will become effective on the day following the hearing and decision by the City Council. An appeal from the decision or requirement of the Planning Commission may be made by any interested party, individual, or group. The appeal must be filed with the Clerk of the Council, accompanied by the required filing fee, and a copy sent to the Planning Department, within ten days of the date of the Commission's action, by 5:00 p.m. If the final day to appeal falls on a City Hall observed holiday or a day when City hall is closed, the final day to appeal shall be extended to the next day City Hall is open for public business. Please note: Under California Government Code Sec. 65009, if you challenge in court any of the matters on this agenda for which a public hearing is to be conducted, you may be limited to raising only those issues which you (or someone else) raised orally at the public hearing or in written correspondence received by the Planning Commission or City Council at or before the hearing. MEETING INFORMATION If you would like to learn how to use Zoom before the meeting, visit Zoom Video Tutorials. 1. Connecting directly from your computer: Click on the link on top of this agenda OR Go to Zoom.us and click "Join a Meeting" at the top. Enter the Meeting ID. The Meeting ID is listed at the top of this agenda. To speak during the meeting:  When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes. 2. Connecting via the Zoom App: Download the free Zoom Cloud Meetings app from your favorite app store. Launch the app and click on the blue Join a Meeting button. Enter the Meeting ID, your name, and the blue Join button. The Meeting ID is listed at the top of this agenda. To speak during the meeting:  When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes. 3. Dialing in from a mobile phone or landline: Dial (669) 900­9128. When prompted, enter the meeting ID. The Meeting ID is listed at the top of this agenda. To speak during the meeting:  When you wish to comment on an item that is being is discussed, press *9 on your phone to virtually raise your hand. You will have 3 minutes. Submit a written comment You are invited to submit a written comment in one of the following ways: E­mail PBAecomments@santa­ana.org and reference the topic in the subject line. Mail to Chelsea Shafer, Acting Recording Secretary, City of Santa Ana, 20 Civic Center Plaza – M20, Santa Ana, CA 92701. Deadline to submit written comments is 4:00 p.m. on the day of the meeting.Comments received after the deadline may not be distributed to the Commission but will be made part of the record. 11/14/2022 Planning Commission 6 Planning CommissionRegular Meeting AgendaNovember 14, 20225:30 P.M.Council Chamber22 Civic Center PlazaSanta Ana, CA Members of the public may attend this meeting in­person or join via Zoom.Join from your computer:  https://zoom.us/j/85192399447Join from your mobile phone via Zoom App. Meeting ID: 85192399447Dial in from a mobile phone or landline.(669) 900­ 6833; Meeting ID:  85192399447*For viewing only: www.youtube.com/cityofsantaanavideos. Please note: There is up to a 30second delay when viewing the meeting via YouTube. If you plan to provide a public commentduring the meeting, please join the meeting via Zoom.For detailed participation and commenting options, please review the instructionsprovided at the end of this agenda.To download or view each item, select either Download PDF or View Item Details tothe right of the agenda title. BAO PHAMChair, Ward 1 RepresentativeMIGUEL CALDERONVice­Chair, Ward 6Representative ERIC M. ALDERETECitywide RepresentativeTHOMAS MORRISSEYWard 2 Representative ISURI S. RAMOSWard 3 RepresentativeMARK MCLOUGHLINWard 4 Representative ALAN WOOWard 5 RepresentativeMinhThaiExecutive DirectorJohn FunkLegal Counsel Ali Pezeshkpour, AICPPlanning Manager Chelsea ShaferActing RecordingSecretaryIn compliance with the Americans with Disabilities Act (ADA), if you need special assistance to participate in this Meeting,contact Michael Ortiz, City ADA Program Coordinator, at (714) 647­5624. Notification 48 hours prior to the Meeting will enablethe City to make reasonable arrangements to assure accessibility to this meeting. The City Council agenda and supportingdocumentation can be found on the City’s website – www.santa­ana.org/city­meetings.CALL TO ORDER Commissioners: Bao Pham, ChairMiguel Calderon, Vice­ChairEric M. AldereteMark McLoughlinThomas Morrissey Isuri S. RamosAlan Woo Executive Director Minh ThaiSenior Asst. City Attorney John FunkPlanning Manager Ali Pezeshkpour, AICPActing Recording Secretary Chelsea ShaferROLL CALLPLEDGE OF ALLEGIANCEPUBLIC COMMENTS (non agenda items)CONSENT CALENDAR ITEMSa.MinutesRecommended Action: Approve the Minutes from the meeting of October 10, 2022. b.Excused AbsencesRecommended Action: Excuse absent commissioners.*End of Consent Calendar*BUSINESS CALENDARPublic Hearing:The Planning Commission decision on Conditional Use Permits,Variances, Tentative Tract and Parcel Maps, Minor Exceptions, Site Plan Review, andPublic Convenience or Necessity Determinations are final unless appealed within 10days of the decision by any interested party or group (refer to the Basic MeetingInformation page for more information). The Planning Commission recommendationon Zoning and General Plan amendments, Development Agreements, SpecificDevelopments, and Specific Plans will be forwarded to the City Council for finaldetermination.1.Conditional Use Permit No. 2022­16 ­  Mario Arellano, Case PlannerLegal Notice was published in the OC Reporter and notices were mailed out onNovember 2, 2022.Project Location:    1017 S Fairview St located in the Planned Shopping Center(C4) zoning district.Project Applicant:  Caremark Properties, LLC (Property Owner).Proposed Project: The owner is requesting approval of Conditional Use PermitNo. 2022­16 to allow the sale of alcoholic beverages for on­premise consumption(Type 41­ Beer and Wine) at a new eating establishment.Environmental Impact: The Planning Commission will consider a determinationthat the project is categorically exempt from the California Environmental QualityAct (CEQA) pursuant to Section 15301 of the CEQA Guidelines – Class 1. Noticeof Exemption, Environmental Review No. 2022­91 will be filed for this project.Recommended Action: Adopt a resolution approving Conditional Use PermitNo. 2022­16 as conditioned.2.Conditional Use Permit No. 2022­15 ­  Mario Arellano, Case PlannerLegal notice was published in the OC Reporter and notices were mailed out onSeptember 14, 2022.Project Location:    2929 South Halladay Street.Project Applicant:  Alexander Lew with Crown Castle, on behalf of T­Mobile(Applicant).Proposed Project: The applicant is requesting approval of CUP No. 2022­15 torenew the entitlements of an existing 60­foot high major wireless communicationsfacility disguised as a mono­pine.Environmental Impact: The Planning Commission will consider a determinationthat the project is categorically exempt from the California Environmental QualityAct (CEQA) pursuant to Section 15301 of the CEQA Guidelines – Class 1. Noticeof Exemption, Environmental Review No. 2021­76 will be filed for this project.Recommended Action: Adopt a resolution approving Conditional Use PermitNo. 2022­15 as conditioned.3.Zoning Ordinance Amendment No. 2022­04 and Zoning OrdinanceAmendment No. 2022­05­ Jerry Guevara, Case PlannerLegal notice was published in the OC Register and notices were mailed out onNovember 3, 2022.Project Location:The City of Santa Ana, encompassing 27.3 square miles inCentral Orange County.Project Applicant:  City of Santa Ana, Planning and Building Agency.Proposed Project:At the request of the City Council of the City of Santa Ana, thePlanning and Building Agency has prepared two zoning ordinance amendments(ZOAs). The first, ZOA No. 2022­04, proposes to amend sections 41­130, 41­130.5, 41­522, and 41­1341, and adds Article XXI (Outdoor Dining on PrivateProperty) to Chapter 41 (Zoning) of the Santa Ana Municipal Code (SAMC),establishing permit requirements and placement, development, and operationalstandards for outdoor dining areas on private properties. The second, ZOA No.2022­05, proposes to amend Section 41­121 and adds Article XXII (Mobile FoodTrucks On Private Property) to Chapter 41 of the SAMC, establishing permitrequirements and operational standards for mobile food trucks operating onprivate properties. The proposed changes would apply citywide.Environmental Impact:Pursuant to the California Environmental Quality Act(“CEQA”) and the state CEQA Guidelines, the adoption of these ordinancesis exempt from CEQA review pursuant to sections 15060(c)(2) and 15060(c)(3) ofthe State CEQA Guidelines because it will not result in a direct or reasonablyforeseeable indirect physical change in the environment, as there is no possibilityit will have a significant effect on the environment and it is not a "project," asdefined in Section 15378 of the CEQA Guidelines. As a result, Notice ofExemptions, Environmental Review (ER) No. 2022­88 for ZOA No. 2022­04 andER No. 2022­99 for ZOA No. 2022­05, will be filed upon adoption of theseordinances.Recommended Action: 1. Recommend that the City Council adopt an ordinanceapproving Zoning Ordinance Amendment No. 2022­04 relating to permitrequirements and placement, development, and operational standards for outdoordining areas on private properties; and2. Recommend that the City Council adopt an ordinance approving ZoningOrdinance Amendment No. 2022­05 relating to permit requirements andoperational standards for mobile food trucks on private properties.Administrative Matters*End of Business Calendar*STAFF COMMENTSCOMMISSIONER COMMENTSADJOURNMENTThe next meeting of the Planning Commission will be on December 12, 2022 at 5:30 PM inthe Council Chambers located at 22 Civic Center Plaza, Santa Ana, CA 92701.FUTURE AGENDA ITEMSConditional Use Permit 2022­17 for the location of 3601 S Bristol St to demolish anadjacent liquor store building in order to accommodate the expansion of an existingdrive­thru restaurant. The scope of work includes a 630­square­foot addition, anadditional drive­through lane, relocation of an existing driveway, reconfiguring parking,and new landscaping. The project will require modification of an existing conditionaluse permit for an additional drive­through lane and administrative approval of avoluntary lot merger application.Zoning Ordinance Amendment  2022­03 to update regulations on family daycare,regional planned sign programs, business uses requiring stationary emissions permits,massage establishments, industrial uses proposing more than five percent floor areafor retail use, and trash enclosures. The update will also include definitions for variousoffice uses.APPEAL INFORMATIONThe formal action by the Planning Commission shall become effective after the ten­dayappeal period, unless the City Council in compliance with section 41­643, 41­644 or 41­645holds a public hearing on the matter, then the formal action will become effective on the dayfollowing the hearing and decision by the City Council. An appeal from the decision orrequirement of the Planning Commission may be made by any interested party, individual, orgroup. The appeal must be filed with the Clerk of the Council, accompanied by the requiredfiling fee, and a copy sent to the Planning Department, within ten days of the date of theCommission's action, by 5:00 p.m. If the final day to appeal falls on a City Hall observedholiday or a day when City hall is closed, the final day to appeal shall be extended to the nextday City Hall is open for public business. Please note: Under California Government CodeSec. 65009, if you challenge in court any of the matters on this agenda for which a publichearing is to be conducted, you may be limited to raising only those issues which you (orsomeone else) raised orally at the public hearing or in written correspondence received bythe Planning Commission or City Council at or before the hearing. MEETING INFORMATION If you would like to learn how to use Zoom before the meeting, visit Zoom Video Tutorials. 1. Connecting directly from your computer: Click on the link on top of this agenda OR Go to Zoom.us and click "Join a Meeting" at the top. Enter the Meeting ID. The Meeting ID is listed at the top of this agenda. To speak during the meeting:  When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes. 2. Connecting via the Zoom App: Download the free Zoom Cloud Meetings app from your favorite app store. Launch the app and click on the blue Join a Meeting button. Enter the Meeting ID, your name, and the blue Join button. The Meeting ID is listed at the top of this agenda. To speak during the meeting:  When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes. 3. Dialing in from a mobile phone or landline: Dial (669) 900­9128. When prompted, enter the meeting ID. The Meeting ID is listed at the top of this agenda. To speak during the meeting:  When you wish to comment on an item that is being is discussed, press *9 on your phone to virtually raise your hand. You will have 3 minutes. Submit a written comment You are invited to submit a written comment in one of the following ways: E­mail PBAecomments@santa­ana.org and reference the topic in the subject line. Mail to Chelsea Shafer, Acting Recording Secretary, City of Santa Ana, 20 Civic Center Plaza – M20, Santa Ana, CA 92701. Deadline to submit written comments is 4:00 p.m. on the day of the meeting.Comments received after the deadline may not be distributed to the Commission but will be made part of the record. 11/14/2022 Planning Commission 7 10/10/2022 Planning Commission 1 Planning Commission Regular Meeting Agenda October 10, 2022 5:30 P.M. Council Chamber 22 Civic Center Plaza Santa Ana, CA Members of the public may attend this meeting in­person or join via Zoom. Join from your computer: https://zoom.us/j/88390114882 Join from your mobile phone via Zoom App. Meeting ID: 88390114882 Dial in from a mobile phone or landline. (669) 900­ 6833; Meeting ID: 88390114882 *For viewing only: www.youtube.com/cityofsantaanavideos. Please note: There is up to a 30 second delay when viewing the meeting via YouTube. If you plan to provide a public comment during the meeting, please join the meeting via Zoom. For detailed participation and commenting options, please review the instructions provided at the end of this agenda. To download or view each item, select either Download PDF or View Item Details to the right of the agenda title. 11/14/2022 Planning Commission a – 1 10/10/2022 Planning Commission 2 MIGUEL CALDERON Vice­Chair, Ward 6 Representative THOMAS MORRISSEY Ward 2 Representative MARK MCLOUGHLIN Ward 4 Representative BAO PHAM Chair, Ward 1 Representative ERIC M. ALDERETE Citywide Representative ISURI S. RAMOS Ward 3 Representative ALAN WOO Ward 5 Representative John Funk Legal Counsel MinhThai Executive Director Fabiola Zelaya Melicher, AICP Planning Manager Chelsea Shafer Acting Recording Secretary In compliance with the Americans with Disabilities Act (ADA), if you need special assistance to participate in this Meeting, contact Michael Ortiz, City ADA Program Coordinator, at (714) 647­5624. Notification 48 hours prior to the Meeting will enable the City to make reasonable arrangements to assure accessibility to this meeting. The City Council agenda and supporting documentation can be found on the City’s website – www.santa­ana.org/city­meetings. 11/14/2022 Planning Commission a – 2 10/10/2022 Planning Commission 3 CALL TO ORDER Commissioners: Bao Pham, Chair Miguel Calderon, Vice­Chair Eric M. Alderete Mark McLoughlin Thomas Morrissey Isuri S. Ramos Alan Woo Executive Director Minh Thai Senior Asst. City Attorney John Funk Planning Manager Fabiola Zelaya Melicher Acting Recording Secretary Chelsea Shafer ROLL CALL Quorum was reached at 5:39 pm with Commissioner Morrissey absent and Commissioners Alderete and Ramos attending virtually. PLEDGE OF ALLEGIANCE PUBLIC COMMENTS (non agenda items) CONSENT CALENDAR ITEMS a. Minutes Recommended Action: Approve the Minutes from the meeting of September 26, 2022. b. Excused Absences Recommended Action: Excuse absent commissioners. Moved by Commissioner Woo, seconded by Commissioner McLoughlin to Approve. YES: 6 – Eric Alderete, Mark McLoughlin, Isuri Ramos, Alan Woo, Miguel Calderon, Bao Pham NO: 0 – ABSTAIN: 0 –ABSENT: 1 – Thomas Morrissey Status: 6 – 0 – 0 – 1 – Pass 11/14/2022 Planning Commission a – 3 10/10/2022 Planning Commission 4 *End of Consent Calendar* BUSINESS CALENDAR Public Hearing: The Planning Commission decision on Conditional Use Permits, Variances, Tentative Tract and Parcel Maps, Minor Exceptions, Site Plan Review, and Public Convenience or Necessity Determinations are final unless appealed within 10 days of the decision by any interested party or group (refer to the Basic Meeting Information page for more information). The Planning Commission recommendation on Zoning and General Plan amendments, Development Agreements, Specific Developments, and Specific Plans will be forwarded to the City Council for final determination. Legal notice was published in the OC X on X and notices were mailed on said date. 1. Site Plan Review No. 2022­04­ Pedro Gomez, Case Planner Legal notice was published in the OC Reporter and notices were mailed on September 28, 2022. Project Location: 922 S. Birch Street located in the Specific Development (SD­ 40) zoning district. Project Applicant: Horacio Perez (Applicant) and Concepcion M. Carreto and Adolfo Vargas (Property Owners) Proposed Project: Applicant is proposing a major residential addition to an existing 797­square­foot single­family residence of approximately 749 square feet, and an addition to an existing 372­square­foot accessory dwelling unit (ADU) of approximately 464 square feet. The overall scope of work includes exterior alterations to the existing residence and ADU, as well as a new two­car, detached garage. Environmental Impact: Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Section 15301 (Class 1/Existing Facilities). Based on this analysis, Notice of Exemption, Environmental Review No. 2022­85 will be filed for this project. Recommended Action: Adopt a resolution approving Site Plan Review No. 2022­04 as conditioned. Staff provided a brief presentation about the project. Questions and comments made by the Commission include a discussion of the property. Ginelle Hardy submitted a written comment to the Commission for their consideration. There were no comments made during the public comment period of the 11/14/2022 Planning Commission a – 4 10/10/2022 Planning Commission 5 hearing. Moved by Vice Chair Calderon, seconded by Commissioner Alderete to Approve. YES: 6 – Eric Alderete, Mark McLoughlin, Isuri Ramos, Alan Woo, Miguel Calderon, Bao Pham NO: 0 – ABSTAIN: 0 –ABSENT: 1 – Thomas Morrissey Status: 6 – 0 – 0 – 1 – Pass 2. Amendment Application No. 2022­01 and Conditional Use Permit No. 2022­ 14 – Ali Pezeshkpour, Case Planner Item continued from September 26, 2022 meeting. Legal notice was published in the OC Reporter on August 12, 2022 and notices were mailed on August 10, 2022. Project Location: 1700, 1720, and 1740 East Garry Avenue located in the Professional (P) zoning district. Project Applicant: Rob Mitchell (Applicant), representing Greenlaw Partners (Property Owner). Proposed Project: The applicant is requesting approval of two entitlements for the Garry Avenue Business Park, a 91,500­square foot industrial structure: (1) Amendment Application No. 2022­01 to change the property’s zoning district designation from Professional (P) to Light Industrial (M1); and (2) Conditional Use Permit No. 2022­14 to allow the facility to operate as a distribution center. Environmental Impact: In accordance with the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Section 15183 of the CEQA Guidelines. A Notice of Exemption, Environmental Review No. 2021­54, will be filed for this project. Recommended Action: 1. Recommend that the City Council adopt an ordinance approving Amendment Application No. 2022­01; and 2. Adopt a resolution approving Conditional Use Permit No. 2022­14 as conditioned. Staff provided a brief presentation about the project. Questions and comments made by the Commission include a discussion of the property. Melinda Luthin, William Stevens, and Victoria Yundt submitted written comments to the Commission for their consideration. Rob Mitchell (Applicant) was available for questions posed by the Commission and spoke in favor of the recommended action. William Stevens provided public comment in opposition to the recommended action. John Hanna provided public comment in opposition to the recommended action. Michael Belouv provided public comment in favor of the recommended 11/14/2022 Planning Commission a – 5 10/10/2022 Planning Commission 6 action. Melinda Luthin provided public comment in opposition to the recommended action. Amalia Bowley provided public comment virtually in opposition to the recommended action. Moved by Commissioner Alderete, seconded by Commissioner Ramos to Approve. YES: 6 – Eric Alderete, Mark McLoughlin, Isuri Ramos, Alan Woo, Miguel Calderon, Bao Pham NO: 0 – ABSTAIN: 0 –ABSENT: 1 – Thomas Morrissey Status: 6 – 0 – 0 – 1 – Pass Administrative Matters *End of Business Calendar* STAFF COMMENTS Executive Director proposed Planning Commission Dark Nights for November 28, 2022, and December 26, 2022. COMMISSIONER COMMENTS Commissioners provided brief comments regarding their attendance at the APA California 2022 Conference – Celebrating Community. ADJOURNMENT The next meeting of the Planning Commission will be on October 24, 2022, at 5:30 PM in the Council Chambers located at 22 Civic Center Plaza, Santa Ana, CA 92701. The meeting was adjourned at 6:59 pm. FUTURE AGENDA ITEMS APPEAL INFORMATION The formal action by the Planning Commission shall become effective after the ten­day appeal period, unless the City Council in compliance with section 41­643, 41­644 or 41­645 holds a public hearing on the matter, then the formal action will become effective on the day following the hearing and decision by the City Council. An appeal from the decision or requirement of the Planning Commission may be made by any interested party, individual, or group. The appeal must be filed with the Clerk of the Council, accompanied by the required filing fee, and a copy sent to the Planning Department, within ten days of the date of the Commission's action, by 5:00 p.m. If the final day to appeal falls on a City Hall observed holiday or a day when City hall is closed, the final day to appeal shall be extended to the next 11/14/2022 Planning Commission a – 6 10/10/2022 Planning Commission 7 day City Hall is open for public business. Please note: Under California Government Code Sec. 65009, if you challenge in court any of the matters on this agenda for which a public hearing is to be conducted, you may be limited to raising only those issues which you (or someone else) raised orally at the public hearing or in written correspondence received by the Planning Commission or City Council at or before the hearing. MEETING INFORMATION If you would like to learn how to use Zoom before the meeting, visit Zoom Video Tutorials. 1. Connecting directly from your computer: Click on the link on top of this agenda OR Go to Zoom.us and click "Join a Meeting" at the top. Enter the Meeting ID. The Meeting ID is listed at the top of this agenda. To speak during the meeting: When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes. 2. Connecting via the Zoom App: Download the free Zoom Cloud Meetings app from your favorite app store. Launch the app and click on the blue Join a Meeting button. Enter the Meeting ID, your name, and the blue Join button. The Meeting ID is listed at the top of this agenda. To speak during the meeting: When you wish to comment on an item that is being is discussed, click on the button next to your name to virtually raise your hand and let us know you wish to speak. You will have 3 minutes. 3. Dialing in from a mobile phone or landline: Dial (669) 900­9128. When prompted, enter the meeting ID. The Meeting ID is listed at the top of this agenda. To speak during the meeting: When you wish to comment on an item that is being is discussed, press *9 on your phone to virtually raise your hand. You will have 3 minutes. Submit a written comment You are invited to submit a written comment in one of the following ways: E­mail PBAecomments@santa­ana.org and reference the topic in the subject line. Mail to Chelsea Shafer, Acting Recording Secretary, City of Santa Ana, 20 Civic Center Plaza – M20, Santa Ana, CA 92701. Deadline to submit written comments is 4:00 p.m. on the day of the meeting. Comments received after the deadline may not be distributed to the Commission but will be made part of the record. 11/14/2022 Planning Commission a – 7 Planning and Building Agency Item # 1 City of Santa Ana 20 Civic Center Plaza, Santa Ana, CA 92701 Planning Commission Staff Report November 14, 2022 Topic: CUP No. 2022-16 – Maxi's Pizzeria Restaurant RECOMMENDED ACTION 1. Adopt a resolution approving Conditional Use Permit No. 2022-16 as conditioned. EXECUTIVE SUMMARY Beatriz Lozada, representing Maxi’s Pizzeria, on behalf of Max Martinez (Applicant), is requesting approval of Conditional Use Permit (CUP) No. 2022-16 to allow the sale of alcoholic beverages for on-premise consumption (Type 41- Beer and Wine) at a new eating establishment located at 1017 South Fairview Street. Pursuant to Section 41-196 of the Santa Ana Municipal Code (SAMC), establishments wishing to sell alcoholic beverages for on-premise consumption requires approval of a CUP. Staff is recommending approval of the applicant’s request because the site is located within a commercial center intended for such uses, the site is located away from sensitive land uses, and is in compliance with City standards. DISCUSSION Project Description The Maxi’s Pizzeria will occupy a 2,662 square-foot restaurant building located on the west side of Fairview between Fairview Street and McFadden Ave. The restaurant will undergo interior tenant improvements resulting in modified kitchen, dining and preparation areas. Once completed, the restaurant will accommodate up to 37 patrons within the dining area. Site improvements will also be completed and include construction of a trash enclosure, installation of landscaping, restriping and resurfacing of the parking lot. Alcoholic beverages will be stored in a designated alcohol storage closet behind the kitchen area. The restaurant will have an overall alcohol storage area of 19 square feet, which is less than five percent of the gross floor area of the tenant space as required by the Santa Ana Municipal Code (SAMC). 11/14/2022 Planning Commission 1 – 1 CUP No. 2022-16 – Maxi's Pizzeria Restaurant November 14, 2022 Page 2 Table 1: Project and Location Information Table 2: Operational Standards Standards Permissible by SAMC Provided Eating Establishment Type Bona-Fide Bona-Fide Hours of Operation for ABC Sales 7:00 a.m. to 12:00 a.m., unless extended by a separate after- hours CUP 10:00 a.m. to 11:00 p.m. Window Display 25% of Window Coverage Complies Alcohol Storage and Display 5% of G.F.A 0.008% of G.F.A Exterior Telephone Prohibited None Project Background The Maxi’s Pizzeria is seeking to expand future operations by proposing to sell beer and wine through a Type 41 Alcoholic Beverage Control (ABC) license. The on-premise sale and consumption of beer and wine will be an ancillary component to its dining service options, which is a use allowed by right in the subject zoning district. As the sole location in Santa Ana, this restaurant will be a locally-based eating establishment. Entertainment is not proposed at this time. Should the applicant seek to provide on-site entertainment, approval of a separate entertainment permit will be required. Item Information Project Address and Council Ward 1017 South Fairview Street – Ward #5 Nearest Intersection McFadden Ave and Fairview Street General Plan Designation General Commercial (GC) Zoning Designation Planned Shopping Center (C4) Surrounding Land Uses North Multi-Family Residential East Multi-Family Residential South Multi-Family Residential and Commercial Retail West Single-Family Residential Property Size 1.84 acres (79,190 square feet) Existing Site Development The subject site contains a 14,132 square-foot multi-tenant building and 82 off-street parking stalls. Unit Size 2,662 square feet Use Permissions Allowed with a conditional use permit (CUP) Zoning Code Sections Affected Uses SAMC Sections 41-196 (a) (d) (g) Operational Standards SAMC Section 41-196(g) Census Tract and License Information Census Tract No. 748.05 No. of Allowed and Existing Licenses 6 Allowed; 0 Existing 11/14/2022 Planning Commission 1 – 2 CUP No. 2022-16 – Maxi's Pizzeria Restaurant November 14, 2022 Page 3 Project Analysis CUP requests are governed by Section 41-638 of the SAMC. CUPs may be granted when it can be shown that the proposed project will not adversely impact the community. If these findings can be made, then it is appropriate to grant the CUP. Conversely, the inability to make these findings would result in a denial. The purpose of regulating establishments that sell alcoholic beverages is to set forth operating practices and procedures and to minimize impacts to surrounding areas. Staff has reviewed the applicant’s request for the sale and consumption of beer and wine, and has determined the proposed CUPs will not be detrimental to the health, safety, and welfare of the community. As a locally-based establishment, the Maxi’s Pizzeria would provide a unique dining experience with an ancillary service to their customers by allowing them to purchase a variety of alcoholic beverages with their meal. It would also allow the subject establishment to be economically viable and compete with full-service establishments that offer similar services to their patrons. The subject establishment is surrounded by single-family and multi-family residences to the north, east, and west, with commercial uses to the south. Although there are single- family and multi-family residences surrounding the existing shopping center, the proposed use will not have immediate access to the residential properties, and will a minimal impact on residents. An eating establishment at this location will be compatible with the surrounding businesses as it supports the commercial environment along Fairview Avenue. Therefore, the proposed project also supports Goal 2, 3, and 4 of the Land Use Element to provide a land use plan that improves quality of life, respects the existing community, and provides a balance of land uses that meet Santa Ana’s diverse needs. The proposed sale of alcoholic beverages for on-premise consumption will not be detrimental to the health, safety, and welfare of the community. Policy 2.2 of the Land Use Element encourages a range of commercial uses to capture a greater share of local spending and offer a range of employment opportunities. The project offers an additional service and amenity for Santa Ana residents and visitors, thereby positively contributing to the economic viability of the area by promoting local spending and providing a safe workplace. Policy LU-2.7 of the Land Use Element supports land use decisions that encourage the creation, development, and retention of business in Santa Ana. Allowing customers, the ability to purchase a variety of alcoholic beverages with their meal will allow The Maxi’s Pizzeria Restaurant to enhance their business offerings and compete with nearby full-service restaurants that offer similar services. Moreover, Policy LU-3.7 of the Land Use Element supports developments that create clean, safe, and creative environments for the City’s residents, workers, and visitors. The reinvestment of the commercial center will enhance the overall aesthetics of the area and 11/14/2022 Planning Commission 1 – 3 CUP No. 2022-16 – Maxi's Pizzeria Restaurant November 14, 2022 Page 4 increase activity during additional business hours, thereby preserving safety and encouraging further economic development of the area. Policy LU-4.1 of the General Plan Land Use Element promotes complete neighborhoods by encouraging a mix of complementary uses, community services, and people places within a walkable area. Lastly, the establishment will comply with the operational standards set forth in Section 41-196(f) of the SAMC which will mitigate impacts to public health, safety, and welfare. Therefore, staff recommends approval of the proposed CUPs. Police Department Analysis The Police Department reviews CUP applications for the sale and service of alcoholic beverages in order to ensure that the potential crime and nuisance behaviors associated with alcohol consumption are mitigated to the greatest extent possible. For on-sale licenses, the Police Department analyzes the crime rate in the area using the standards and definitions contained in the Business and Professions Code Section 23948.4(c)(2), which are also utilized by the State Department of Alcoholic Beverage Control. This section defines “reported crimes” as criminal homicide, forcible rape, robbery, aggravated assault, burglary, larceny theft, and motor vehicle theft, combined with all arrests for other crimes, both felonies and misdemeanors, except traffic citations. Table 3: Police Department Analysis and Criteria for Recommendation Police Department Analysis and Criteria for Recommendation Police Grid No. and Rank Police Grid No. 264; ranked 86 out of 102 Police Reporting Grids (83rd percentile). Threshold for High Crime This reporting district is below the 20 percent threshold established by the State for high crime. Police Department Recommendation As part of the review approval process, this application was analyzed by the Santa Ana Police Department. Based on our review, the Police Department has no issues of concern regarding this application. The Police Department then compares the number of such crimes in the reporting district as compared to the number of crimes in other reporting districts. In keeping with the standard used by the State Department of Alcoholic Beverage Control and Business and Professions Code, should the Police Department determine that the reporting district has a 20 percent greater number of reported crimes than the average number found in all reporting districts, the Police Department will consider this information in making its recommendation. As part of the application process, the application was reviewed by the Police Department. Based on its review, the Police Department has no issues of concern regarding this application. Public Notification and Community Outreach 11/14/2022 Planning Commission 1 – 4 CUP No. 2022-16 – Maxi's Pizzeria Restaurant November 14, 2022 Page 5 Project notifications were posted, published, and mailed in accordance with City and State regulations. Copies of the public notice, including a 1,000-foot notification radius map, and the site posting are provided in Exhibit 6. The site is not located within the boundaries of an established Neighborhood Association. At the time this report was printed, no issues of concern were raised regarding the proposed CUP. ENVIRONMENTAL IMPACT In accordance with the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is categorically exempt from further review per Section 15301 (Class 1 – Existing Facilities). Class 1 exemption applies to the operation, repair, maintenance, permitting, leasing, licensing, or minor alteration of existing public or private structures, facilities, mechanical equipment, or topographical features, involving negligible or no expansion of existing or former use. The project proposes to allow the operation of an alcoholic beverage control license to sell alcoholic beverages at a bona- fide eating establishment. As such, a Notice of Exemption, Environmental Review No. 2022-91, will be filed for this project. FISCAL IMPACT There is no fiscal impact associated with this action. EXHIBIT(S) 1. Resolution 2. Vicinity Zoning and Aerial View 3. Site Photo 4. Site Plan 5. Floor Plan 6. Copy of Public Notices Prepared By: Mario Arellano, Associate Planner Approved By: Minh Thai, Executive Director of Planning and Building Agency 11/14/2022 Planning Commission 1 – 5 Resolution No. 2022-XXX Page 1 of 8 RESOLUTION NO. 2022-XXX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING CONDITIONAL USE PERMIT NO. 2022-16 AS CONDITIONED TO ALLOW THE ON-PREMISE SALE AND CONSUMPTION OF ALCOHOLIC BEVERAGES AT MAXI’S PIZZERIA LOCATED AT 1017 SOUTH FAIRVIEW 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. Beatriz Lozada, representing Maxi’s Pizzeria, on behalf of Max Martinez (Applicant), is requesting approval of Conditional Use Permit (CUP) No. 2022- 16 to allow the sale of alcoholic beverages for on-premise consumption (Type 41- Beer and Wine) at a new eating establishment located at 1017 South Fairview Street. B. Santa Ana Municipal Code (“SAMC”) Section 41-196 requires approval of a CUP for establishments wishing to sell alcoholic beverages for on- premise consumption. C. On November 14, 2022, the Planning Commission held a duly-noticed public hearing on CUP No. 2022-16. D. The Planning Commission determines that the following findings, which must be established in order to grant a CUP pursuant to SAMC Section 41-638, have been established for CUP No. 2022-16 to allow the on-premise sale and consumption of alcoholic beverages at a new eating establishment located at 1017 South Fairview Street. 1. That the proposed use will provide a service or facility which will contribute to the general wellbeing of the neighborhood or community. The proposed sale of alcoholic beverages for on-premise consumption at this location will provide an ancillary service to the eating establishment’s customers by allowing them to purchase alcoholic beverages with their meal. This will thereby benefit the community by providing an eating establishment with an additional and complementary food related amenity. Operational standards applicable to the alcoholic beverage control (“ABC”) license and conditions of approval will mitigate any potential impacts created by the use and will ensure that the use will not negatively affect the surrounding community. 11/14/2022 Planning Commission 1 – 6 Resolution No. 2022-XXX Page 2 of 8 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-premise 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 and conditions of approval will address any potential negative or adverse impacts created by the use. The subject establishment is surrounded by single- family and multi-family residences to the north, east, and west, with commercial uses to the south. Although there are single- family and multi-family residences surrounding the existing shopping center, the proposed use will not have immediate access to the residential properties, and will have a minimal impact on residents. Maxi’s Pizzeria 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. 41-206 will apply to this establishment. Therefore, the granting of the CUP will not negatively impact any sensitive land uses that may be nearby. 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 eating establishment to compete with other nearby eating establishments that offer a full selection of alcoholic beverages for sale to their customers. The alcohol license for on-premise sale and consumption will benefit the surrounding area as the reinvestment in the vacant site will increase economic activity during additional business hours. Moreover, offering the sale and consumption of alcoholic beverages will allow the eating establishment to remain economically viable, thereby contributing to the overall success of the City. 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 an eating establishment selling alcoholic beverages for on- premise consumption pursuant to Chapter 41 of the SAMC. The facility will be maintained as a bona-fide eating establishment, having suitable kitchen facilities and supplying an assortment of foods. Additionally, the eating establishment will utilize less than 11/14/2022 Planning Commission 1 – 7 Resolution No. 2022-XXX Page 3 of 8 five percent (5%) of the gross floor area for display and storage of alcoholic beverages, which is the maximum threshold established by the SAMC. In addition, 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-premise consumption at this location will not adversely affect the General Plan or any specific plan. The granting of this CUP supports several policies contained in the General Plan. Policy 2.2 of the Land Use Element encourages a range of commercial uses to capture a greater share of local spending and offer a range of employment opportunities. The project offers an additional service and amenity for Santa Ana residents and visitors, thereby positively contributing to the economic viability of the area by promoting local spending and providing a safe workplace. Furthermore, Policy 3.7 of the Land Use Element supports developments that create clean, safe, and creative environments for the City’s residents, workers, and visitors. Operational standards for the proposed ABC license will maintain a safe and attractive environment in the neighborhood for customers and employees. Policy LU-4.1 of the General Plan Land Use Element promotes complete neighborhoods by encouraging a mix of complementary uses, community services, and people places within a walkable area. Section 2. In accordance with the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is categorically exempt from further review per Section 15301 (Class 1 – Existing Facilities). Class 1 exemption applies to the operation, repair, maintenance, permitting, leasing, licensing, or minor alteration of existing public or private structures, facilities, mechanical equipment, or topographical features, involving negligible or no expansion of existing or former use. The project proposes to allow the operation of an alcoholic beverage control license to sell alcoholic beverages at a bona-fide eating establishment. As such, a Notice of Exemption, Environmental Review No. 2022-91, will be filed for this project. Section 3. The Applicant shall indemnify, protect, defend and hold the City and/or any of its officials, officers, employees, agents, departments, agencies, authorized volunteers, and instrumentalities thereof, harmless from any and all claims, demands, lawsuits, writs of mandamus, referendum, and other proceedings (whether legal, equitable, declaratory, administrative or adjudicatory in nature), and alternative dispute resolution procedures (including, but not limited to arbitrations, mediations, and such other procedures), judgments, orders, and decisions (collectively “Actions”), brought against the City and/or any of its officials, officers, employees, agents, departments, agencies, and instrumentalities thereof, that challenge, attack, or seek to modify, set aside, void, or annul, any action of, or 11/14/2022 Planning Commission 1 – 8 Resolution No. 2022-XXX Page 4 of 8 any permit or approval issued by the City and/or any of its officials, officers, employees, agents, departments, agencies, and instrumentalities thereof (including actions approved by the voters of the City) for or concerning the project, whether such Actions are brought under the Ralph M. Brown Act, California Environmental Quality Act, the Planning and Zoning Law, the Subdivision Map Act, Code of Civil Procedure sections 1085 or 1094.5, or any other federal, state or local constitution, statute, law, ordinance, charter, rule, regulation, or any decision of a court of competent jurisdiction. It is expressly agreed that the City shall have the right to approve the legal counsel providing the City’s defense, and that Applicant shall reimburse the City for any costs and expenses directly and necessarily incurred by the City in the course of the defense. City shall promptly notify the Applicant of any Action brought and City shall cooperate with Applicant in the defense of the Action. Section 4. The Planning Commission of the City of Santa Ana, after conducting the public hearing, hereby approves Conditional Use Permit No. 2022-16, as conditioned in Exhibit A, attached hereto and incorporated herein, for the project located at 1017 South Fairview Street . This decision is based upon the evidence submitted at the above-referenced hearing, including but not limited to: The Request for Planning Commission Action dated November 14, 2022, and exhibits attached thereto; and the public testimony, written and oral, all of which are incorporated herein by this reference. ADOPTED this 14th day of November 2022 by the following vote. AYES: Commissioners: NOES: Commissioners: ABSENT: Commissioners: ABSTENTIONS: Commissioners: Bao Pham Chairperson APPROVED AS TO FORM: Sonia R. Carvalho, City Attorney By: John M. Funk Chief Assistant City Attorney 11/14/2022 Planning Commission 1 – 9 Resolution No. 2022-XXX Page 5 of 8 CERTIFICATE OF ATTESTATION AND ORIGINALITY I, KELLY ARCARDIO TAJONAR, Recording Secretary, do hereby attest to and certify the attached Resolution No. 2022-XXX to be the original resolution adopted by the Planning Commission of the City of Santa Ana on November 14, 2022. Date: Recording Secretary City of Santa Ana 11/14/2022 Planning Commission 1 – 10 Resolution No. 2022-XXX Page 6 of 8 EXHIBIT A Conditions of Approval for Conditional Use Permit No. 2022-16 Conditional Use Permit No. 2022-16 allowing the on-premise 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 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. Any amendment to this conditional use permit must be submitted to the Planning Division for review. At that time, staff will determine if administrative relief is available or the conditional use permit must be amended. 2. The sale, service, and consumption of alcoholic beverages shall be permitted in accordance with the operational standards for on-sale establishments pursuant to Section 41-206(g) of the SAMC, in accordance with the provisions of an on-premise alcohol license by the California Department of Alcoholic Beverage Control (ABC), and in accordance with the site and floor plans attached to the staff report documenting the approved scope of the project. 3. The sale, service, and consumption of alcoholic beverages shall be limited from 7:00 a.m. to 12:00 a.m. (midnight) Monday through Sunday, unless modified through a subsequent and separate conditional use permit application for after-hours operations pursuant to SAMC Section 41-196(g)(3). 4. The business shall comply with all provisions of local, state or federal laws, regulations or orders, including but not limited to those of the California Department of Alcoholic Beverage Control, California Business and Profession Code Sections 24200, 24200.6, and 25612.5, as well as any condition imposed on any permits issued pursuant to applicable laws, regulations or orders. This includes compliance with the City’s business license annual renewal. 5. The premises shall not be exclusively used for private parties, including promotional events, in which the public is excluded. 6. The applicant shall be responsible for monitoring both patron and employee conduct on the premises and within the parking areas under his/her control to assure such conduct does adversely affect or detract from the quality of life for adjoining residents, property owners, and businesses. 7. At least one on-duty manager with authority over the activities within the facility shall be on the premises during business hours. The on-duty manager’s contact information 11/14/2022 Planning Commission 1 – 11 Resolution No. 2022-XXX Page 7 of 8 shall be posted in a conspicuous location at the restaurant’s front entry. The on-duty manager’s responsibilities shall include the monitoring of the premises to ensure compliance with all applicable State laws, Municipal Code requirements and the conditions imposed by the Department of Alcoholic Beverage Control (ABC) and the conditional use herein. Every effort shall be undertaken in managing the subject premises and the facility to discourage illegal and criminal activities and any exterior area over which the building owner exercises control. 8. Kitchen food service shall be provided during all business-operating hours. 9. Violations of the Conditional Use Permit as contained in Section 41-647.5 of the Santa Ana Municipal Code will be grounds for permit suspension and/or revocation as described in Section 41-651 of the Santa Ana Municipal Code. 10. Prior to release of the ABC license, the applicant shall submit interior and exterior tenant improvement plans for review by the Planning and Building Agency. The plan shall propose a horizontal projection establishing an accent line with a contrasting paint color or high quality stone or brick material along the base of the building. 11. Prior to release of the ABC license and at their own expense, the applicant shall restore plant material in the public right-of-way as required by the Public Works Agency. 12. Prior to release of ABC license, the applicant shall submit a formal landscape plan for review by the Planning and Building Agency. The landscape plan shall comply with the 2015 California Model Water Efficient Landscape Ordinance and include perennials vines and evergreen shrubs as foundation planting. 13. Prior to final Certificate of Occupancy, the property shall be brought into full maintenance compliance with all applicable SAMC standards. Maintenance shall include, but is not limited to: the repair and upkeep of the property; cleanup of trash and debris; repair and upkeep of any damaged and/or weathered components of the building; repair and upkeep of exterior paint; parking striping, lighting and irrigation fixtures; landscaping and related landscape, furnishing, and hardscape improvements. 14. Within 90 days of adoption of this resolution, 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. Applicant (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 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 11/14/2022 Planning Commission 1 – 12 Resolution No. 2022-XXX Page 8 of 8 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 on or 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; and h) The execution and recordation of the maintenance agreement shall be a condition precedent to the issuance of the ABC license. 11/14/2022 Planning Commission 1 – 13 10/21/22, 3:45 PM . https://apps.spatialstream.com/landvision/production/CurrentBuild/Html/printpreview.html 1/1 CUP No. 2022-16 – Maxi's Pizzeria Restaurant1017 South Fairview Street Exhibit 2 – Vicinity Zoning and Aerial View ©2022 Digital Map Products.All rights reserved. Santa Ana Boundary Zoning Zoning 500 feet 11/14/2022 Planning Commission 1 – 14 CUP No. 2022-16 – Maxi's Pizzeria Restaurant 1017 South Fairview Street Exhibit 3 – Site Photo 11/14/2022 Planning Commission 1 – 15 11/14/2022 Planning Commission 1 – 16 11/14/2022 Planning Commission 1 – 17 O R A N G E C O U N T Y R E P O R T E R OR# ~SINCE 1921~ To the right is a copy of the notice you sent to us for publication in the ORANGE COUNTY REPORTER. Thank you for using our newspaper. Please read this notice carefully and call us with any corrections. The Proof of Publication will be filed with the County Clerk, if required, and mailed to you after the last date below. Publication date(s) for this notice is (are): Daily Journal Corporation Serving your legal advertising needs throughout California. Mailing Address : 600 W SANTA ANA BLVD, SANTA ANA, CA 92701 Telephone (714) 543-2027 / Fax (714) 542-6841 Visit us @ www.LegalAdstore.com Kelly Arcadio CITY OF SANTA ANA/PLANNING & BUILDING 20 CIVIC CENTER PLAZA 2ND FLR SANTA ANA, CA 92702 GPN GOVT PUBLIC NOTICE 1017 S Fairview St 11/02/2022 Publication Total $108.50 $108.50 ORANGE COUNTY REPORTER, SANTA ANA (714) 543-2027 BUSINESS JOURNAL, RIVERSIDE (951) 784-0111 DAILY COMMERCE, LOS ANGELES (213) 229-5300 LOS ANGELES DAILY JOURNAL, LOS ANGELES (213) 229-5300 SAN FRANCISCO DAILY JOURNAL, SAN FRANCISCO (800) 640-4829 SAN JOSE POST-RECORD, SAN JOSE (408) 287-4866 THE DAILY RECORDER, SACRAMENTO (916) 444-2355 THE DAILY TRANSCRIPT, SAN DIEGO (619) 232-3486 THE INTER-CITY EXPRESS, OAKLAND (510) 272-4747 Notice Type: Ad Description COPY OF NOTICE 3640531 !A000006154870! The charge(s) for this order is as follows. An invoice will be sent after the last date of publication. If you prepaid this order in full, you will not receive an invoice. NOTICE OF PUBLIC HEARING BEFORE THE SANTA ANA PLANNING COMMISSION The City of Santa Ana encourages the public to participate in the decision- making process.We encourage you to contact us prior to the Public Hearing if you have any questions . Planning Commission Action:The Planning Commission will hold a Public Hearing to receive public testimony,and will take action on the item described below.Decision on this matter will be final unless appealed within 10 calendar days of the decision by any interested party or group. Project Location:1017 S Fairview St located in the Planned Shopping Center (C4)zoning district. Project Applicant:Caremark Properties, LLC (Property Owner). Proposed Project:The owner is requesting approval of Conditional Use Permit No.2022-16 to allow the sale of alcoholic beverages for on-premise consumption (Type 41-Beer and Wine)at a new eating establishment. Environmental Impact:The Planning Commission will consider a determination that the project is categorically exempt from the California Environmental Quality Act (CEQA)pursuant to Section 15301 of the CEQA Guidelines –Class 1.Notice of Exemption,Environmental Review No. 2022-91 will be filed for this project. Meeting Details:This matter will be heard on Monday,November 14,2022 at 5:30 p.m.in the City Council Chambers,22 Civic Center Plaza,Santa Ana,CA 92701.Members of the public may attend this meeting in-person or join via Zoom.For the most up to date information on how to participate virtually in this meeting,please visit www.santa- ana.org/pb/meeting-participation. Written Comments:If you are unable to participate in the meeting,you may send written comments by e-mail to PBAeComments@santa-ana.org (reference the Agenda Item #in the subject line)or mail to Chelsea Shafer, Acting Recording Secretary,City of Santa Ana,20 Civic Center Plaza –M20,Santa Ana,CA 92701.Deadline to submit written comments is 4:00 p.m.on the day of the meeting.Comments received after the deadline may not be distributed to the Commission but will be made part of the record. Where To Get More Information: Additional details regarding the proposed action(s),including the full text of the discretionary item,may be found on the City website 72 hours prior to the public hearing at:https://santa- ana.primegov.com/public/portal. Who To Contact For Questions:Should you have any questions,please contact Mario Arellano with the Planning and Building Agency at Marellano@santa- ana.org or 714-667-2763. Note:If you challenge the decision on the above matter,you may be limited to raising only those issues you or someone else raised at the public hearing described in this notice,or in written correspondence delivered to the Planning Commission or City Council of the City of Santa Ana at,or prior to,the public hearing. Si tiene preguntas en español,favor de llamar a Kelly Arcadio (714)647-5881. N u c n liên l c b ng ti ng Vi t, xin i n tho i cho Tony Lai s (714) 565-2627. 11/2/22 OR-3640531# 11/14/2022 Planning Commission 1 – 18 CITY OF SANTA ANA Planning and Building Agency 20 Civic Center Plaza ● P.O. Box 1988 Santa Ana, California 92702 www.santa-ana.org/pba NOTICE OF PUBLIC HEARING BEFORE THE SANTA ANA PLANNING COMMISSION The City of Santa Ana encourages the public to participate in the decision-making process. This notice is being sent to those who live or own property within 1000 feet of the project site or who have expressed an interest in the proposed action. We encourage you to contact us prior to the Public Hearing if you have any questions. Planning Commission Action: The Planning Commission will hold a Public Hearing to receive public testimony, and will take action on the item described below. Decision on this matter will be final unless appealed within 10 calendar days of the decision by any interested party or group . Project Location: 1017 S Fairview St located in the Planned Shopping Center (C4) zoning district. Project Applicant: Caremark Properties, LLC (Property Owner). Proposed Project: The owner is requesting approval of Conditional Use Permit No. 2022-16 to allow the sale of alcoholic beverages for on-premise consumption (Type 41- Beer and Wine) at a new eating establishment. Environmental Impact: The Planning Commission will consider a determination that the project is categorically exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15301 of the CEQA Guidelines – Class 1. Notice of Exemption, Environmental Review No. 2022-91 will be filed for this project. Meeting Details: This matter will be heard on Monday, November 14, 2022 at 5:30 p.m. in the City Council Chambers, 22 Civic Center Plaza, Santa Ana, CA 92701. Members of the public may attend this meeting in-person or join via Zoom. For the most up to date information on how to participate virtually in this meeting, please visit www.santa-ana.org/pb/meeting-participation. Written Comments: If you are unable to participate in the meeting, you may send written comments by e-mail to PBAeComments@santa-ana.org (reference the Agenda Item # in the subject line) or mail to Chelsea Shafer, Acting Recording Secretary, City of Santa Ana, 20 Civic Center Plaza – M20, Santa Ana, CA 92701. Deadline to submit written comments is 4:00 p.m. on the day of the meeting. Comments received after the deadline may not be distributed to the Commission but will be made part of the record. Where To Get More Information: Additional details regarding the proposed action(s), including the full text of the discretionary item, may be found on the City website 72 hours prior to the public hearing at: https://santa-ana.primegov.com/public/portal. Who To Contact For Questions: Should you have any questions, please contact Mario Arellano with the Planning and Building Agency at Marellano@santa-ana.org or 714-667-2763. Note: If you challenge the decision on the above matter, you may be limited to raising only those issues you or someone else raised at the public hearing described in this notice, or in written correspondence 1112022 PlanninJ CoPPiVVion 1 – 19 delivered to the Planning Commission or City Council of the City of Santa Ana at, or prior to, the public hearing. Si tiene preguntas en español, favor de llamar a Kelly Arcadio (714) 647-5881. Nếu cần liên lạc bằng tiếng Việt, xin điện thoại cho Tony Lai số (714) 565-2627. Publish: OC Reporter Date: November 2, 2022 1000’ RADIUS NOTIFICATION MAP 11/14/2022 Planning Commission 1 – 20 Planning and Building Agency Item # 2 City of Santa Ana 20 Civic Center Plaza, Santa Ana, CA 92701 Planning Commission Staff Report November 14, 2022 Topic: CUP No. 2022-15 – Major Wireless Communications Facility Renewal RECOMMENDED ACTION Adopt a resolution approving Conditional Use Permit No. 2022-15 as conditioned. EXECUTIVE SUMMARY Alexander Lew with Crown Castle, on behalf of T-Mobile (Applicant) and Halladay 4, LLC (Property Owner), is requesting approval of Conditional Use Permit (CUP) No. 2022-15 to renew the entitlements of an existing 60-foot tall major wireless (“mono-pine”) communications facility located at 2929 South Halladay Street. Pursuant to Section 41- 198.3(b) of the Santa Ana Municipal Code (SAMC), major wireless communications facilities require approval of a CUP and are required to be renewed every 10 years. Staff is recommending approval of the applicant’s request due to the facility’s location that allows for mitigated aesthetic intrusion to the surrounding area and its ability to continue to provide a community benefit through wireless communications service and coverage. On September 26, 2022, the Planning Commission continued the subject request to November 14, 2022, after the Applicant requested additional time to address conditions of approval in CUP No. 2009-01. The conditions of approval have been updated and attached to the accompanying resolution for this project. DISCUSSION Project Description The applicant is requesting approval of CUP No. 2022-15 to renew the entitlements of an existing 60-foot high major wireless communications facility disguised as a mono-pine. The facility currently provides cellular coverage and call capacity to residential and commercial areas within the area. The facility’s equipment and antennas are adjacent to an industrial building within the parking area. The proposed project includes the replacement of antennas and replacement and installation of ground-mounted equipment within the existing leased area. Table 1: Project Location and Information Item Information Project Address & Council Ward 2929 South Halladay Street (Ward 4) Nearest Intersection Halladay Street and Dyer Road General Plan Designation Industrial (IND) Zoning Designation Light Industrial (M1) 11/14/2022 Planning Commission 2 – 1 CUP No. 2022-15 Major Wireless Communications Facility Renewal November 14, 2022 Page 2 3 0 4 9 Table 2: Development Standards Standards Required by SAMC Provided Screening Criteria A stealth facility Complies; mono-pine Site Selection Areas that will minimize aesthetic intrusion Complies; the facility is located within an industrial development area and the tower and equipment are located towards the interior of the property and away from sensitive land uses Height Criteria Not to exceed 60 feet in height from ground level as measured from the nearest street curb Complies; 60-feet high Landscaping Groundcover at the base of the facility and one twenty-four (24) inch box tree Complies, as conditioned; the project shall include enhanced landscaping along the fence Equipment Screening Decorative fencing such as wrought iron or block around the wireless facility Complies, as conditioned; the project shall include the installation of a new 6-foot high wrought iron fence as originally approved Project Background On April 6, 2009, the Planning Commission approved CUP No. 2009-01 allowing construction of the subject mono-pine, ground equipment, fence and landscaping. Pursuant to SAMC Section 41-198.3(b), a CUP is required for all major wireless communications facilities in the City. Furthermore, Section 41-198.13 states that major wireless communications facilities shall be approved for a period not to exceed 10 years. As the current entitlements have reached the ten-year lifespan, the applicant is required to apply for a new CUP in order to maintain the entitlements for the facility. An inspection of the site for conformance to conditions of approval required by CUP No. 2009-01 indicates that several original improvements were not constructed. These include a wrought iron fence enclosing the parking area with plant material installed along the base. The applicant has agreed to several conditions of approval to replace the chain link fence with a new wrought iron fence and install an additional box canopy tree and vines along the new fence to conform to current requirements. North East South Surrounding Land Uses West Industrial Property Size 0.32 Acres Existing Site Development The site is currently developed with a 7,430-square foot industrial building and associated parking and landscaping, as well as the subject major wireless communications facility. Use Permissions Allowed with approval of a CUP Uses Section 41-198.3(b)Zoning Code Sections Affected Operational Standards Section 41-198 11/14/2022 Planning Commission 2 – 2 CUP No. 2022-15 Major Wireless Communications Facility Renewal November 14, 2022 Page 3 3 0 4 9 As part of the project, the Applicant will replace the existing chain link fence with a seven- foot eight-inch wrought iron fence which will include a 20-inch barbed wire on top. The Applicant will also be adding a 36-inch box canopy tree on the existing planter area adjacent to the existing fence line, along the northern side of the fence opening. The fence will be planted with flowering vines for screening along the street-facing side, which will be consistent with the landscaping design standards outlined in the Industrial Design Guidelines. Project Analysis CUP requests are governed by Section 41-638 of the SAMC. CUPs may be granted when it can be shown that the proposed project will not adversely impact the community. If these findings can be made, then it is appropriate to grant the CUP. Conversely, the inability to make these findings would result in a denial. In analyzing the CUP request, staff believes that the following analysis warrants staff’s recommendation. As part of the development review of the project, staff worked closely with the applicant to identify improvements to enhance the overall appearance of the site. These improvements include replacement of all deteriorating and/or faded stealth branches or needles and refreshing antenna socks, as needed. In processing wireless communications facilities, the City of Santa Ana must consider provisions contained within Section 6409(a) of the Middle Class Tax Relief Act [47 U.S.C. § 1455(a)], which limits the ability of local agencies to impose additional conditions of approval when cell phone tower permits are renewed. These limits include additional stealthing if such screening or stealthing was not required at the time of original construction and/or seismic retrofits. Since the original approval included matured landscaping and decorative fencing to mitigate aesthetic intrusion to the surrounding area, a condition of approval is included to install a wrought iron fence and provide additional landscaping along that fence, thereby reverting to the design approved by the original entitlement. This location is optimal to provide the coverage necessary for existing and expanding service. The facility provides a benefit to Santa Ana residents, businesses and motorists who subscribe to mobile phone services by providing cellular and data capacity in the area. The facility will be in compliance with Federal law that governs health related issues for wireless facilities, including safety regulations from the Federal Communications Commission (FCC) and Federal Aviation Administration (FAA). Finally, the use will continue to comply with all provisions pertaining to the construction and installation of wireless facilities identified in Chapter 41 (Zoning Code) of the SAMC. As conditioned, the facility continues to meet all height, location/zoning, and stealthing standards. The facility will not adversely affect the General Plan, as cellular facilities that are designed to be compatible with the surrounding environment are consistent with the goals and objectives of the Land Use Element. Goal 1 promotes a balance of land uses to address community needs including the means of communication provided by the 11/14/2022 Planning Commission 2 – 3 CUP No. 2022-15 Major Wireless Communications Facility Renewal November 14, 2022 Page 4 3 0 4 9 facility. Policy 1.1 of the Land Use Element encourages development that fosters compatibility between land uses to enhance livability. Goal 1 of the Public Services Element calls for providing quality and efficient facilities that are adequately funded, accessible, safe, and strategically located. Policy PS-1.2 calls for equitable distributions to ensure public services reflect changing population needs and are equitably distributed and accessible, with priority assigned to improving areas that are underserved and/or within environmental justice boundaries. Goal PS-2, to preserve a safe and secure environment for all people and property, is also applicable. Policy PS-2.11 calls for coordinating with utilities and public agencies to develop, maintain, relocate, and/or upgrade critical local and regional public facilities and infrastructure systems to ensure their resiliency during times of extreme weather or natural disasters, or toxic emission release. The cellular coverage provided by the facility satisfies the goals and policies of the General Plan as it allows for enhanced livability and interactions between surrounding uses. Moreover, renewing the entitlements for this facility maintains the coverage and services that are already available for business owners, workers, visitors and residents in the immediate vicinity while increasing the service availability during an emergency and/or natural disaster. The proposed wireless facility is within an identified environmental justice area, which will expand coverage in the area. Public Notification and Community Outreach Public notifications were posted, published, and mailed in accordance with City and State regulations. Copies of the public notice, including a 1000-foot notification radius map, and the site posting are provided in Exhibit 6. The property is not located within an established Neighborhood Association. At the time this report was printed, no issues of concern were raised regarding the proposed CUP. ENVIRONMENTAL IMPACT Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Section 15301 of the CEQA Guidelines (Class 1 - Existing Facilities). This exemption consists of the operation, repair, maintenance, permitting, leasing, licensing, or minor alteration of existing public or private structures, facilities, mechanical equipment, or topographical features, involving negligible or no expansion of use beyond that existing at the time of the lead agency's determination. The project proposes to renew the entitlements of an existing major wireless communications facility and includes minor alterations the existing facility. As such, a Notice of Exemption, Environmental Review No. 2021-76, will be filed for this project. FISCAL IMPACT There is no fiscal impact associated with this action. 11/14/2022 Planning Commission 2 – 4 CUP No. 2022-15 Major Wireless Communications Facility Renewal November 14, 2022 Page 5 3 0 4 9 EXHIBIT(S) 1. Resolution 2. Vicinity Zoning & Aerial Map 3. Site Photo 4. Site Plan & Equipment Plan 5. Elevations 6. Copy of Public Notices Submitted By: Mario Arellano, Associate Planner Approved By: Minh Thai, Executive Director of Planning and Building Agency, Planning and Building Agency 11/14/2022 Planning Commission 2 – 5 Resolution No. 2022-XXX Page 1 of 7 RESOLUTION NO. 2022-XXX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING CONDITIONAL USE PERMIT NO. 2022-15 AS CONDITIONED TO RENEW THE ENTITLEMENTS OF AN EXISTING 60-FOOT TALL MAJOR WIRELESS COMMUNICATIONS FACILITY LOCATED AT 2929 SOUTH HALLADAY 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. Alexander Lew with Crown Castle, on behalf of T-Mobile (Applicant) and Halladay 4, LLC (Property Owner), is requesting approval of Conditional Use Permit (CUP) No. 2022-15 to renew the entitlements of an existing 60- foot tall major wireless communications facility disguised as a mono-pine located at 2929 South Halladay Street. B. On April 6, 2009, the Planning Commission approved CUP No. 2009-01, allowing the construction of the subject major wireless communications facility. C. Pursuant to Santa Ana Municipal Code (“SAMC”) Section 41-198.3(b), a Conditional Use Permit is required for major wireless communications facilities established in the City of Santa Ana. D. In addition, SAMC Section 41-198.13 states that major wireless communications facilities shall be approved for a period not to exceed ten (10) years. E. As the current facility has reached its ten-year term, the applicant is required to apply for a new CUP in order to maintain entitlements for the current facility. F. On September 26, 2022, the Staff recommend that the Planning Commission continue the project to November 14, 2022, after the Applicant requested additional time to address conditions outlined in CUP No. 2009- 01. G. On November 14, 2022, the Planning Commission held a duly noticed public hearing on CUP No. 2022-15. H. The Planning Commission determines that the following findings, which must be established in order to grant a CUP pursuant to SAMC Section 41- 11/14/2022 Planning Commission 2 – 6 Resolution No. 2022-XXX Page 2 of 7 638, have been established for CUP No. 2022-15 to renew the entitlements of an existing 60-foot tall major wireless communications facility: 1. That the proposed use will provide a service or facility which will contribute to the general wellbeing of the neighborhood or community. The major wireless communications facility will continue to provide a service to Santa Ana residents, businesses and motorists who subscribe to cellular services by providing cellular service and data coverage for its users within the vicinity. The issuance of a new CUP will allow the provider to continue to provide a service to 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 issuance of a new CUP to maintain a wireless facility at this location will not be detrimental to persons residing or working in the area as the facility will remain in compliance with Federal law that governs health related issues for wireless facilities, including safety regulations from the Federal Communications Commission (FCC) and Federal Aviation Administration (FAA). Additionally, the applicant will be replacing antennas and equipment that is similar to existing equipment on the mono-pine and within the leased area. 3. That the proposed use will not adversely affect the present economic stability or future economic development of properties surrounding the area. The facility is compatible with the surrounding area and will not adversely affect the economic viability in the area. The stealthing provided by the facility’s location at the rear of the site will maintain and increase the economic stability of the area by providing an additional service for business owners, workers, and residents in the area. 4. That the proposed use will comply with the regulations and conditions specified in Chapter 41 for such use. The use will continue to comply with all provisions pertaining to the continuation of existing wireless facilities identified in Chapter 41 (Zoning Code) of the SAMC. The facility will continue to be stealthed by its design and surrounding landscape and will comply with other standards outlined in the SAMC. In addition, as conditioned, the installation of a wrought iron fence and adjacent matured landscaping will 11/14/2022 Planning Commission 2 – 7 Resolution No. 2022-XXX Page 3 of 7 assist with the overall screening of the facility. 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 major wireless communications facility will not adversely affect the General Plan, as cellular facilities designed to be compatible with the surrounding environment are consistent with the goals and objectives of the Land Use Element. Goal 1 promotes a balance of land uses to address community needs including the means of communication provided by the facility. Policy 1.1 of the Land Use Element encourages development that fosters compatibility between land uses to enhance livability. Goal 1 of the Public Services Element calls for providing quality and efficient facilities that are adequately funded, accessible, safe, and strategically located. Policy PS- 1.2 calls for equitable distributions to ensure public services reflect changing population needs and are equitably distributed and accessible, with priority assigned to improving areas that are underserved and/or within environmental justice boundaries. Goal PS-2, to preserve a safe and secure environment for all people and property, is also applicable. Policy PS-2.11 calls for coordinating with utilities and public agencies to develop, maintain, relocate, and/or upgrade critical local and regional public facilities and infrastructure systems to ensure their resiliency during times of extreme weather or natural disasters, or toxic emission release. The cellular coverage provided by the facility satisfies the goals and policies of the General Plan as it allows for enhanced livability and interactions between surrounding uses. Moreover, renewing the entitlements for this facility maintains the coverage and services that are already available for business owners, workers, visitors and residents in the immediate vicinity while increasing the service availability during an emergency and/or natural disaster. The proposed wireless facility is within an identified environmental justice area, which will expand coverage in the area. Section 2. In accordance with the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is categorically exempt from further review per Section 15301 (Class 1 – Existing Facilities). Class 1 exemption applies to the operation, repair, maintenance, permitting, leasing, licensing, or minor alteration of existing public or private structures, facilities, mechanical equipment, or topographical features, involving negligible or no expansion of existing or former use. The project proposes to renew the entitlements of an existing major wireless communications facility and includes minor alterations to the existing facility. As such, a Notice of Exemption, Environmental Review No. 2021-76, will be filed for this project. 11/14/2022 Planning Commission 2 – 8 Resolution No. 2022-XXX Page 4 of 7 Section 3. The Applicant shall indemnify, protect, defend and hold the City and/or any of its officials, officers, employees, agents, departments, agencies, authorized volunteers, and instrumentalities thereof, harmless from any and all claims, demands, lawsuits, writs of mandamus, referendum, and other proceedings (whether legal, equitable, declaratory, administrative or adjudicatory in nature), and alternative dispute resolution procedures (including, but not limited to arbitrations, mediations, and such other procedures), judgments, orders, and decisions (collectively “Actions”), brought against the City and/or any of its officials, officers, employees, agents, departments, agencies, and instrumentalities thereof, that challenge, attack, or seek to modify, set aside, void, or annul, any action of, or any permit or approval issued by the City and/or any of its officials, officers, employees, agents, departments, agencies, and instrumentalities thereof (including actions approved by the voters of the City) for or concerning the project, whether such Actions are brought under the Ralph M. Brown Act, California Environmental Quality Act, the Planning and Zoning Law, the Subdivision Map Act, Code of Civil Procedure sections 1085 or 1094.5, or any other federal, state or local constitution, statute, law, ordinance, charter, rule, regulation, or any decision of a court of competent jurisdiction. It is expressly agreed that the City shall have the right to approve the legal counsel providing the City’s defense, and that Applicant shall reimburse the City for any costs and expenses directly and necessarily incurred by the City in the course of the defense. City shall promptly notify the Applicant of any Action brought and City shall cooperate with Applicant in the defense of the Action. Section 4. The Planning Commission of the City of Santa Ana, after conducting the public hearing, hereby approves Conditional Use Permit No. 2022-15, as conditioned in Exhibit A, attached hereto and incorporated herein, for the project located at 2929 South Halladay Street. This decision is based upon the evidence submitted at the above- referenced hearing, including but not limited to: The Request for Planning Commission Action dated September 26, 2022, and exhibits attached thereto; and the public testimony, written and oral, all of which are incorporated herein by this reference. ADOPTED this 14th day of November, 2022 by the following vote. AYES: Commissioners: NOES: Commissioners: ABSENT: Commissioners: ABSTENTIONS: Commissioners: Bao Pham Chairperson 11/14/2022 Planning Commission 2 – 9 Resolution No. 2022-XXX Page 5 of 7 APPROVED AS TO FORM: Sonia R. Carvalho, City Attorney By: John M. Funk Chief Assistant City Attorney CERTIFICATE OF ATTESTATION AND ORIGINALITY I, Chelsea Shafer, Acting Recording Secretary, do hereby attest to and certify the attached Resolution No. 2022-XXX to be the original resolution adopted by the Planning Commission of the City of Santa Ana on November 14, 2022. Date: Acting Recording Secretary City of Santa Ana 11/14/2022 Planning Commission 2 – 10 Resolution No. 2022-XXX Page 6 of 7 EXHIBIT A Conditions of Approval for Conditional Use Permit No. 2022-15 Conditional Use Permit No. 2022-15 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 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. All site improvements must conform to Development Project Review (DP Nos. 2008-73 and 2021-22) and in accordance with the plans attached to the staff report documenting the approved scope of the project. 2. Per the approved DP Nos. 2008-73 and 2021-22, the applicant agrees to the following improvements to be constructed or installed within 90 days of adoption of this Resolution: a) The existing chain link fence shall be replaced with a new wrought iron fence enclosing the parking area and facility. b) One 36” box canopy tree shall be planted in the landscaped area along the wrought iron fence to further screen the facility from view. c) Flowering vines shall be installed at 8-foot intervals along the wrought iron fence. 3. The Applicant shall post onsite a 24-hour phone number to which interference problems may be reported. 4. The Applicant will provide a “single point of contact” in its Engineering and Maintenance Departments to insure continuity on all interference issues. The name, telephone number, fax number and e-mail address of that person shall be provided to the City’s designated representative after approval of the new CUP. 5. The Applicant shall ensure that lessee or other user(s) shall comply with the terms and conditions of this permit, and shall be responsible for the failure of any lessee or other users under the control of permit Applicant to comply. 6. The Applicant shall submit and maintain current contact information at all times. The Applicant shall notify the City of any changes to the information submitted within 30 days of any change, including change of the name or legal status of the owner or operator. This information shall include the following: 11/14/2022 Planning Commission 2 – 11 Resolution No. 2022-XXX Page 7 of 7 a) Identity, including name, address, and telephone number, and legal status of the owner of the facility including official identification numbers and FCC certification, and if different from the owner, the identity and legal status of the person or entity responsible for operating the facility. b) Name, address, and telephone number of a local contact person for emergencies c) Identification signs, including emergency phone numbers of the utility provider, shall be posted at the communications facility site. 7. All wireless telecommunications facilities shall comply at all times with all FCC regulations rules and standards 8. CUP No. 2022-15 expires 10 years from the date of Planning Commission approval. 9. The Owner of the wireless facility shall remove the facility and all associated equipment and restore the property to its original condition within ninety (90) days after the abandonment, expiration or termination of the conditional use permit. 10. Violations of the Conditional Use Permit as contained in Section 41-647.5 of the Santa Ana Municipal Code will be grounds for permit suspension and/or revocation as described in Section 41-651 of the Santa Ana Municipal Code. 11/14/2022 Planning Commission 2 – 12 8/22/22, 11:38 AM . https://apps.spatialstream.com/landvision/production/CurrentBuild/Html/printpreview.html 1/1 CUP No. 2022-15 - T-Mobile Major Wireless Facility Renewal2929 South Halladay Street Exhibit 2 - Vicinity Zoning and Aerial View © 2022 Digital Map Products. All rights reserved. Zoning 300 feet 11/14/2022 Planning Commission 2 – 13 CUP No. 2022-15 – T-Mobile Major Wireless Facility Renewal 2929 South Halladay Street Exhibit 3 – Site Photo 11/14/2022 Planning Commission 2 – 14 11/14/2022 Planning Commission 2 – 15 IT IS A VIOLATION OF LAW FOR ANY PERSON,UNLESS THEY ARE ACTING UNDER THE DIRECTIONOF A LICENSED PROFESSIONAL ENGINEER,TO ALTER THIS DOCUMENT.2C-1.2REVISION:SHEET NUMBER:ISSUED FOR:DRWNREVDESCRIPTIONDES./QADATEA03/01/19CMLMRPRELIMINARY200 SPECTRUM CENTER DRIVE,SUITE 1700 & 1800IRVINE, CA 92618T-MOBILE SITE NUMBER:LA64151ABU #: 823179CLAYTON - HALLADAY ST2929 HALLADAY STSANTA ANA, CA 92705EXISTING 53'-0" MONOPINE007/29/20AKCWSUBMITTAL1755 CREEKSIDE OAKS DR. SUITE 190SACRAMENTO, CA 958333450 N HIGLEY RD - SUITE 102, MESA, AZ 85215108/21/20AKCWCLIENT COMMENTS208/27/20AKCWCLIENT COMMENTS11/14/2022Planning Commission 2 – 16  IT IS A VIOLATION OF LAW FOR ANY PERSON,UNLESS THEY ARE ACTING UNDER THE DIRECTIONOF A LICENSED PROFESSIONAL ENGINEER,TO ALTER THIS DOCUMENT.2C-3REVISION:SHEET NUMBER:ISSUED FOR:DRWNREVDESCRIPTIONDES./QADATEA03/01/19CMLMRPRELIMINARY200 SPECTRUM CENTER DRIVE,SUITE 1700 & 1800IRVINE, CA 92618T-MOBILE SITE NUMBER:LA64151ABU #: 823179CLAYTON - HALLADAY ST2929 HALLADAY STSANTA ANA, CA 92705EXISTING 53'-0" MONOPINE007/29/20AKCWSUBMITTAL1755 CREEKSIDE OAKS DR. SUITE 190SACRAMENTO, CA 958333450 N HIGLEY RD - SUITE 102, MESA, AZ 85215108/21/20AKCWCLIENT COMMENTS208/27/20AKCWCLIENT COMMENTS11/14/2022Planning Commission 2 – 17  IT IS A VIOLATION OF LAW FOR ANY PERSON,UNLESS THEY ARE ACTING UNDER THE DIRECTIONOF A LICENSED PROFESSIONAL ENGINEER,TO ALTER THIS DOCUMENT.2C-2.1REVISION:SHEET NUMBER:ISSUED FOR:DRWNREVDESCRIPTIONDES./QADATEA03/01/19CMLMRPRELIMINARY200 SPECTRUM CENTER DRIVE,SUITE 1700 & 1800IRVINE, CA 92618T-MOBILE SITE NUMBER:LA64151ABU #: 823179CLAYTON - HALLADAY ST2929 HALLADAY STSANTA ANA, CA 92705EXISTING 53'-0" MONOPINE007/29/20AKCWSUBMITTAL1755 CREEKSIDE OAKS DR. SUITE 190SACRAMENTO, CA 958333450 N HIGLEY RD - SUITE 102, MESA, AZ 85215108/21/20AKCWCLIENT COMMENTS208/27/20AKCWCLIENT COMMENTSÐ11/14/2022Planning Commission 2 – 18  IT IS A VIOLATION OF LAW FOR ANY PERSON,UNLESS THEY ARE ACTING UNDER THE DIRECTIONOF A LICENSED PROFESSIONAL ENGINEER,TO ALTER THIS DOCUMENT.2C-2.2REVISION:SHEET NUMBER:ISSUED FOR:DRWNREVDESCRIPTIONDES./QADATEA03/01/19CMLMRPRELIMINARY200 SPECTRUM CENTER DRIVE,SUITE 1700 & 1800IRVINE, CA 92618T-MOBILE SITE NUMBER:LA64151ABU #: 823179CLAYTON - HALLADAY ST2929 HALLADAY STSANTA ANA, CA 92705EXISTING 53'-0" MONOPINE007/29/20AKCWSUBMITTAL1755 CREEKSIDE OAKS DR. SUITE 190SACRAMENTO, CA 958333450 N HIGLEY RD - SUITE 102, MESA, AZ 85215108/21/20AKCWCLIENT COMMENTS208/27/20AKCWCLIENT COMMENTSÐ11/14/2022Planning Commission 2 – 19  IT IS A VIOLATION OF LAW FOR ANY PERSON,UNLESS THEY ARE ACTING UNDER THE DIRECTIONOF A LICENSED PROFESSIONAL ENGINEER,TO ALTER THIS DOCUMENT.2C-2.3REVISION:SHEET NUMBER:ISSUED FOR:DRWNREVDESCRIPTIONDES./QADATEA03/01/19CMLMRPRELIMINARY200 SPECTRUM CENTER DRIVE,SUITE 1700 & 1800IRVINE, CA 92618T-MOBILE SITE NUMBER:LA64151ABU #: 823179CLAYTON - HALLADAY ST2929 HALLADAY STSANTA ANA, CA 92705EXISTING 53'-0" MONOPINE007/29/20AKCWSUBMITTAL1755 CREEKSIDE OAKS DR. SUITE 190SACRAMENTO, CA 958333450 N HIGLEY RD - SUITE 102, MESA, AZ 85215108/21/20AKCWCLIENT COMMENTS208/27/20AKCWCLIENT COMMENTSÐ11/14/2022Planning Commission 2 – 20  CITY OF SANTA ANA Planning and Building Agency 20 Civic Center Plaza ● P.O. Box 1988 Santa Ana, California 92702 www.santa-ana.org/pba NOTICE OF PUBLIC HEARING BEFORE THE SANTA ANA PLANNING COMMISSION The City of Santa Ana encourages the public to participate in the decision-making process. This notice is being sent to those who live or own property within 1000 feet of the project site or who have expressed an interest in the proposed action. We encourage you to contact us prior to the Public Hearing if you have any questions. Planning Commission Action: The Planning Commission will hold a Public Hearing to receive public testimony, and will take action on the item described below. Decision on this matter will be final unless appealed within 10 calendar days of the decision by any interested party or group. Project Location: 2929 South Halladay Street Project Applicant: Alexander Lew with Crown Castle, on behalf of T -Mobile (Applicant). Proposed Project: The applicant is requesting approval of CUP No. 2022-15 to renew the entitlements of an existing 60-foot high major wireless communications facility disguised as a mono -pine. Environmental Impact: Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review pursuant to Section 15301 of the CEQA Guidelines (Class 1 - Existing Facilities). This exemption consists of the operation, repair, maintenance, permitting, leasing, licensing, or minor alteration of existing public or private structures, facilities, mecha nical equipment, or topographical features, involving negligible or no expansion of use beyond that existing at the time of the lead agency's determination. The project proposes to renew the entitlements of an existing major wireless communications facility and includes minor alterations the existing facility. As such, a Notice of Exemption, Environmental Review No. 2021-76, will be filed for this project. Meeting Details: This matter will be heard on Monday, September 26, 2022 at 5:30 p.m. in the City Council Chambers, 22 Civic Center Plaza, Santa Ana, CA 92701. Members of the public may attend this meeting in-person or join via Zoom. For the most up to date information on how to participate virtually in this meeting, please visit www.santa-ana.org/pb/meeting-participation. Written Comments: If you are unable to participate in the meeting, you may send written comments by e-mail to PBAeComments@santa-ana.org (reference the Agenda Item # in the subject line) or mail to Chelsea Shafer, Acting Recording Secretary, City of Santa Ana, 20 Civic Center Plaza – M20, Santa Ana, CA 92701. Deadline to submit written comments is 4:00 p.m. on the day of the meeting. Comments received after the deadline may not be distributed to the Commission but will be made part of the record. Where To Get More Information: Additional details regarding the proposed action(s), including the full text of the discretionary item, may be found on the City website 72 hours prior to the public hearing at: https://santa-ana.primegov.com/public/portal. 1112022 PlanninJ CoPPiVVion 2 – 21 Who To Contact For Questions: Should you have any questions, please contact Mario Arellano with the Planning and Building Agency at MArellano@santa-ana.org or 714-667-2763. Note: If you challenge the decision on the above matter, you may be limited to raising only those issues you or someone else raised at the public hearing described in this notice, or in written correspondence delivered to the Planning Commission or City Council of the City of Santa Ana at, or prior to, the public hearing. Si tiene preguntas en español, favor de llamar a Kelly Arcadio-Tajonar (714) 667-5881. Nếu cần liên lạc bằng tiếng Việt, xin điện thoại cho Tony Lai số (714) 565-2627. Publish: OC Reporter Date: September 14, 2022 1000’ RADIUS NOTIFICATION MAP 11/14/2022 Planning Commission 2 – 22 O R A N G E C O U N T Y R E P O R T E R OR# ~SINCE 1921~ To the right is a copy of the notice you sent to us for publication in the ORANGE COUNTY REPORTER. Thank you for using our newspaper. Please read this notice carefully and call us with any corrections. The Proof of Publication will be filed with the County Clerk, if required, and mailed to you after the last date below. Publication date(s) for this notice is (are): Daily Journal Corporation Serving your legal advertising needs throughout California. Mailing Address : 600 W SANTA ANA BLVD, SANTA ANA, CA 92701 Telephone (714) 543-2027 / Fax (714) 542-6841 Visit us @ www.LegalAdstore.com Kelly Arcadio CITY OF SANTA ANA/PLANNING & BUILDING 20 CIVIC CENTER PLAZA 2ND FLR SANTA ANA, CA 92702 GPN GOVT PUBLIC NOTICE 2929 South Halladay Street 09/14/2022 Publication Total $125.55 $125.55 ORANGE COUNTY REPORTER, SANTA ANA (714) 543-2027 BUSINESS JOURNAL, RIVERSIDE (951) 784-0111 DAILY COMMERCE, LOS ANGELES (213) 229-5300 LOS ANGELES DAILY JOURNAL, LOS ANGELES (213) 229-5300 SAN FRANCISCO DAILY JOURNAL, SAN FRANCISCO (800) 640-4829 SAN JOSE POST-RECORD, SAN JOSE (408) 287-4866 THE DAILY RECORDER, SACRAMENTO (916) 444-2355 THE DAILY TRANSCRIPT, SAN DIEGO (619) 232-3486 THE INTER-CITY EXPRESS, OAKLAND (510) 272-4747 Notice Type: Ad Description COPY OF NOTICE 3624782 !A000006116659! The charge(s) for this order is as follows. An invoice will be sent after the last date of publication. If you prepaid this order in full, you will not receive an invoice. NOTICE OF PUBLIC HEARING BEFORE THE SANTA ANA PLANNING COMMISSION The City of Santa Ana encourages the public to participate in the decision- making process.We encourage you to contact us prior to the Public Hearing if you have any questions . Planning Commission Action:The Planning Commission will hold a Public Hearing to receive public testimony,and will take action on the item described below.Decision on this matter will be final unless appealed within 10 calendar days of the decision by any interested party or group. Project Location:2929 South Halladay Street Project Applicant:Alexander Lew with Crown Castle,on behalf of T-Mobile (Applicant). Proposed Project:The applicant is requesting approval of CUP No.2022-15 to renew the entitlements of an existing 60-foot high major wireless communications facility disguised as a mono-pine. Environmental Impact:Pursuant to the California Environmental Quality Act (CEQA)and the CEQA Guidelines,the project is exempt from further review pursuant to Section 15301 of the CEQA Guidelines (Class 1 -Existing Facilities). This exemption consists of the operation, repair,maintenance,permitting,leasing, licensing,or minor alteration of existing public or private structures,facilities, mechanical equipment,or topographical features,involving negligible or no expansion of use beyond that existing at the time of the lead agency's determination.The project proposes to renew the entitlements of an existing major wireless communications facility and includes minor alterations the existing facility.As such,a Notice of Exemption, Environmental Review No.2021-76,will be filed for this project. Meeting Details:This matter will be heard on Monday,September 26,2022 at 5:30 p.m.in the City Council Chambers,22 Civic Center Plaza,Santa Ana,CA 92701.Members of the public may attend this meeting in-person or join via Zoom.For the most up to date information on how to participate virtually in this meeting,please visit www.santa- ana.org/pb/meeting-participation. Written Comments:If you are unable to participate in the meeting,you may send written comments by e-mail to PBAeComments@santa-ana.org (reference the Agenda Item #in the subject line)or mail to Chelsea Shafer, Acting Recording Secretary,City of Santa Ana,20 Civic Center Plaza –M20,Santa Ana,CA 92701.Deadline to submit written comments is 4:00 p.m.on the day of the meeting.Comments received after the deadline may not be distributed to the Commission but will be made part of the record. Where To Get More Information: Additional details regarding the proposed action(s),including the full text of the discretionary item,may be found on the City website 72 hours prior to the public hearing at:https://santa- ana.primegov.com/public/portal. Who To Contact For Questions:Should you have any questions,please contact Mario Arellano with the Planning and Building Agency at MArellano@santa- ana.org or 714-667-2763. Note:If you challenge the decision on the above matter,you may be limited to raising only those issues you or someone else raised at the public hearing described in this notice,or in written correspondence delivered to the Planning Commission or City Council of the City of Santa Ana at,or prior to,the public hearing. Si tiene preguntas en español,favor de llamar a Kelly Arcadio-Tajonar at (714) 667-5881. N u c n liên l c b ng ti ng Vi t, xin i n tho i cho Tony Lai s (714) 565-2627. 9/14/22 OR-3624782# 11/14/2022 Planning Commission 2 – 23 Planning and Building Agency www.santa-ana.org/pb Item # 3 City of Santa Ana 20 Civic Center Plaza, Santa Ana, CA 92701 Planning Commission Staff Report November 14, 2022 Topic: Zoning Ordinance Amendments (ZOAs) Nos. 2022-04 and 2022-05 amending Chapter 41 of the Santa Ana Municipal Code to establish permit requirements and standards for the development of outdoor dining areas and the operation of mobile food trucks on private properties. RECOMMENDED ACTIONS 1. Recommend that the City Council adopt an ordinance approving Zoning Ordinance Amendment No. 2022-04 relating to permit requirements and placement, development, and operational standards for outdoor dining areas on private properties; and 2. Recommend that the City Council adopt an ordinance approving Zoning Ordinance Amendment No. 2022-05 relating to permit requirements and operational standards for mobile food trucks on private properties. EXECUTIVE SUMMARY At the request of the City Council, staff has prepared two zoning ordinance amendments (ZOAs). The first, ZOA No. 2022-04, proposes to amend sections 41-130, 41-130.5, 41- 522, and 41-1341, and adds Article XXI (Outdoor Dining On Private Property) to Chapter 41 (Zoning) of the Santa Ana Municipal Code (SAMC) establishing regulations relating to the permit requirements and placement, development, and operational standards of outdoor dining areas on private properties. The second, ZOA No. 2022-05, proposes to amend Section 41-121 and adds Article XXII (Mobile Food Trucks On Private Property) to Chapter 41 of the SAMC establishing regulations relating to permit requirements and operational standards for mobile food trucks operating on private properties. DISCUSSION Background and Overview On May 28, 2020, the City Manager, as Director of Emergency Services, signed Executive Order (EO) No. 5-2020 allowing eating establishments and retail businesses to temporarily use public and private sidewalks and parking spaces for outdoor dining and retail operations to help stimulate the local economy in response to the novel coronavirus (“COVID-19”) pandemic and in accordance to the State’s social distancing guidelines. As part of EO No. 5-2022, the City developed guidelines, known as “City of Santa Ana: A Guide for Outdoor Business Operations ‘Take It Outside’ (‘Take It Outside Guidelines’)” and attached hereto as Exhibit 3, for businesses to safely operate outdoors. 11/14/2022 Planning Commission 3 – 1 ZOA No. 2022-04 (Outdoor Dining) & ZOA No. 2022-05 (Mobile Food Trucks) November 14, 2022 Page 2 3 0 5 3 On June 14, 2020, the City Council signed Resolution No. 2020-055 amending EO No. 5- 2020 and temporarily allowing mobile food trucks to operate on private properties. In addition, the “Take It Outside” guidelines were updated to include operational standards for mobile food trucks. On December 15, 2020, the Orange County Board of Supervisors awarded a $500,000 grant to the City for the use of developing safe outdoor dining opportunities for businesses operating along or within 500 feet of First Street and Seventeenth Street. The City utilized these funds to retain a vendor to design, construct, and install 22 outdoor dining patios for eating establishments located on private property. On May 3, 2022, the City Council directed staff to prepare an outdoor dining ordinance to create a regulatory and permitting process that expands outdoor dining opportunities on private properties citywide in order to enhance the user experience, to create healthy, sustainable, and vibrant neighborhoods, and to support the local economy. In addition, the City Council directed staff to evaluate best practices and present the City Council with options and recommendations on permanent regulations for the operation of mobile food trucks on private property prior to December 31, 2022. ZOA No. 2022-04 for Outdoor Dining Chapter 41 of the SAMC currently regulates outdoor dining areas as an ancillary use to eating establishments and requires that such area provide off-street parking at a rate of eight parking spaces per 1,000 square feet of gross floor area if the area of outdoor dining exceeds 25 percent of the gross floor area of the eating establishment or 1,000 square feet, whichever is smaller. This current parking requirement can make outdoor dining costly and infeasible for small businesses. No additional specific outdoor dining regulations are currently prescribed within Chapter 41 of the SAMC. ZOA No. 2022-04 proposes to establish a streamlined administrative permit process and flexible regulations pertaining to the placement, development, and operation of outdoor dining areas that benefit eating establishments and enhance the pedestrian ambiance of the City. In addition, it proposes provisions to ensure that such areas do not adversely impact adjacent uses, properties, and surrounding neighborhoods. The proposed regulations build upon those regulations established by the Take It Outside guidelines. In addition, ZOA 2022- 04 proposes to reduce the off-street parking requirements for outdoor dining areas. Table 1 on the following page illustrates the proposed regulations which would be applicable to all new permanent outdoor dining areas citywide. 11/14/2022 Planning Commission 3 – 2 ZOA No. 2022-04 (Outdoor Dining) & ZOA No. 2022-05 (Mobile Food Trucks) November 14, 2022 Page 3 3 0 5 3 Table 1: ZOA No. 2022-04 Proposed Outdoor Dining Regulations Topic Proposed Regulations Application & Permit Require submittal of an administrative permit application and approval by the Planning and Building Agency (PBA) for all outdoor dining areas located on private property. Zone Requirements Allow outdoor dining as an ancillary use in all zones that currently allow eating establishments, restaurants, cafes, etc. Placement, Development, & Design Standards 1. Require that outdoor dining areas be located in close proximity to the primary eating establishment/use. 2. Require setback and landscape buffer to property lines and parking spaces. 3. Require the use of durable construction materials and compatibility with the architectural style of primary building/use. 4. Require measures to reduce potential impacts on nearby sensitive land uses. 5. Limit the signage to a menu board/sign. Operational Standards 1. Require proper maintenance of the outdoor dining area and development site. 2. Require that the hours of operation be consistent with the eating establishment. 3. Require that the sale and consumption of alcohol be in accordance with an approved Conditional Use Permit. 4. Prohibit outdoor cooking. Parking Requirements Reduce the number of required off-street parking for outdoor dining areas. Outdoor dining areas of 500 square feet or less serving an eating establishment of less than 2,500 square feet will not be required to provide additional off-street parking. Outdoor dining areas less than 25 percent of the gross floor area of the eating establishment or 1,000 square feet, whichever is smaller, will continue to be exempt from providing additional parking as currently allowed per SAMC. Outdoor dining areas exceeding these thresholds will require to provide off-street parking at a rate of one parking space per 250 square feet of outdoor dining area. In addition, parking exemptions have been included to allow up to three required parking spaces to be converted into outdoor dining for an integrated development site and up to 25-percent of the required parking spaces for a stand-alone eating establishment site. Executive Director Modifications Establish an administrative modification process that allows the Executive Director to grant modifications based on special circumstances and findings. Permit Enforcement, Revocation & Termination Establish a revocation/ process in which the outdoor dining permit can be revoked or modified by the City if the outdoor dining area turns into a public nuisance. In addition, it will establish a termination process in the event that the outdoor dining area is unoccupied or untenanted for more than six months. ZOA No. 2022-05 for Mobile Food Trucks The operation of mobile food trucks on private property on a semi-permanent basis is currently not allowed in the City. Mobile food trucks are currently only allowed to operate on a temporary basis during special events on private property through the issuance of a land use certificate by the PBA. ZOA No. 2022-05 proposes to allow mobile food trucks to operate on private property on a semi-permanent basis subject to the approval of a mobile food truck permit by the PBA and operational standards. The proposed operational standards build 11/14/2022 Planning Commission 3 – 3 ZOA No. 2022-04 (Outdoor Dining) & ZOA No. 2022-05 (Mobile Food Trucks) November 14, 2022 Page 4 3 0 5 3 upon those established by the Take It Outside guidelines. Table 2 illustrates the proposed mobile food truck regulations that would apply to mobile food trucks operating on private property citywide. Table 2: ZOA No. 2022-05 Proposed Mobile Food Truck Regulations Topic Proposed Regulations Application & Permit Require submittal of an administrative permit application and approval by the PBA for all mobile food trucks proposing to operate on private property on a semi-permanent basis. The permit would be required to be renewed yearly. Zone Requirements Allow mobile food trucks to operate as an ancillary use in all mixed use, professional, commercial, and industrials zones. Property & Location Requirements 1. Require that the private property in which the mobile food truck be located and operating from to be located along an arterial street, as identified by the Mobility Element of the General Plan. 2. Require that the private property be in compliance with all applicable development standards, such as parking, landscape, signage, etc. Nonconforming properties will have to provide site enhancements (i.e. new landscaping, trash enclosure, repaving and restriping parking, etc.) to bring the site into closer compliance. 3. Prohibit mobile food truck from operating on private property developed as a standalone parking lot or undeveloped. 4. Prohibit mobile food trucks from operating on private property that is developed as a service/gas station. 5. Prohibit mobile food trucks from operating on private property that is located within 200 feet of a site/property containing an eating establishment that operates during the proposed mobile food truck hours of operation. 6. Prohibit mobile food trucks from operating on private property that contains an existing eating establishment and which operates during the proposed mobile food truck hours of operation. Such requirements may be waived by the property owner. Number of Mobile Food Trucks per Lot Area Allow one mobile food truck per 10,000 square feet of lot area/integrated development site area, with a maximum of three. Operational Standards 1. Require compliance with all applicable federal, state, and local laws. 2. Prohibit mobile food trucks from operating before 6:00 p.m. and after 2:00 a.m. daily. 3. Prohibit mobile food trucks from operating after 10:00 p.m. on Sundays through Thursdays and after 11:59 p.m. on Fridays and Saturdays, if within 200 feet of a property zoned and/or used strictly for residential purposes. 4. Prohibit mobile food trucks from operating on properties zoned and/or used strictly for residential purposes. 5. Prohibit overnight parking of mobile food trucks on private property. 6. Prohibit mobile food trucks from encroaching into any required yards, path of travel, fire lanes, line of sight, etc. 7. Require that a unisex restroom be available to employees and customers within 50 feet of the mobile food truck. 8. Allow mobile food trucks to have a seating area of up to 350 square feet. 9. Require waste receptacles to be provided. 10. Require proper maintenance of the mobile food trucks and its operations and development site. 11. Prohibit the use of generators and will require direct connection to an electrical source. 11/14/2022 Planning Commission 3 – 4 ZOA No. 2022-04 (Outdoor Dining) & ZOA No. 2022-05 (Mobile Food Trucks) November 14, 2022 Page 5 3 0 5 3 Topic Proposed Regulations Permit Revocation, Modification, & Termination Will establish a revocation/modification process in which the mobile food truck permit can be revoked or modified by the City if the operation of the mobile food truck turns into a public nuisance. Consistency with the Santa Ana General Plan The proposed zoning ordinance amendments are consistent with various goals and policies of the Santa Ana General Plan. Goal 2 (Diverse Economic Base) of the Economic Prosperity Element (EP) encourages the maintenance and enhancement of the diversity and regional significance of the City’s economic base. Policy EP-2.6 (Small Business Assistance) supports and encourages small business development, incubators, and microenterprises through start-up assistance and identification of fiscal resources for entrepreneurship. The proposed amendments will provide small eating establishments the ability to expand their operations outdoors and provide entrepreneurial opportunities for small businesses to start their own mobile food truck business. In addition, the actions will allow brick-and-mortar businesses to expand their operations to different locations and markets in the City. Goal 3 (Business Friend Environment) of the EP promotes a business friendly environment where businesses thrive and build on Santa Ana’s strengths and opportunities. Policy EP- 3.5 (Simplify The Process) encourages the development of streamlined processes and business assistance through the permitting process. Policy EP-3.6 (Responsive to Trends) encourages the maintenance of flexible and up-to-date land use regulations that are responsive to changing business trends, best practices, technological advancements, and community needs. The proposed zoning ordinance amendments will create a streamlined and flexible permitting process for outdoor dining areas and mobile food trucks and establishes best practice development and operational standards. The amendments are also responsive to market conditions that were impacted by COVID-19. Goal 2 (Land Use Needs) of the Land Use Element (LU) encourages a balance of land uses that meet Santa Ana’s diverse needs. Policy LU-2.2 (Capture Local Spending) in particular encourages a range of commercial uses to capture a greater share of local spending, and offer a range of employment opportunities. Policy LU-2.7 (Business Incubator) encourages the support of land use decisions that encourage the creation, development, and retention of businesses in Santa Ana. The proposed zoning ordinance amendments will encourage the development of new businesses and help retain current businesses by providing them with tools to help them stay competitive with neighboring markets. Lastly, Goal 4 (Complete Communities) of the LU supports a sustainable Santa Ana through improvements to the built environment and a culture of collaboration. Policy LU-4.1 (Complementary Uses) encourages the promotion of complete neighborhoods by encouraging a mix of complementary uses, community services, and people places within a walkable area. The proposed zoning ordinance amendments will provide ancillary and complementary uses and services which will help promote the creation of complete and 11/14/2022 Planning Commission 3 – 5 3 0 5 3 ZOA No. 2022-04 (Outdoor Dining) & ZOA No. 2022-05 (Mobile Food Trucks) November 14, 2022 Page 6 walkable neighborhoods and streets. Outdoor dining areas and mobile food trucks can assist with beautifying and activating retail centers and creating people places. ENVIRONMENTAL IMPACT Pursuant to the California Environmental Quality Act (“CEQA”) and the CEQA Guidelines, the adoption of these ordinances is exempt from CEQA review pursuant to sections 15060(c)(2) and 15060(c)(3) of the CEQA Guidelines because these ordinances will not result in a direct or reasonably foreseeable indirect physical change in the environment, as there is no possibility these ordinances will have a significant effect on the environment and are not a "project", as defined in Section 15378 of the CEQA Guidelines. As a result, a Notice of Exemption, Environmental Review (ER) No. 2022-88 for ZOA No. 2022-04 and ER No. 2022-99 for ZOA No. 2022-05, will be filed upon adoption of these ordinances. FISCAL IMPACT There is no fiscal impact associated with this action. EXHIBIT(S) 1. Ordinance for ZOA No. 2022-04 (Outdoor Dining On Private Property) 2. Ordinance for ZOA No. 2022-05 (Mobile Food Trucks Operating On Private Property) 3. City of Santa Ana: A Guide for Outdoor Business Operations "Take It Outside" 4. Copy of Public Hearing Notice Submitted By: Jerry Guevara, Senior Planner Approved By: Minh Thai, Executive Director, Planning and Building Agency 11/14/2022 Planning Commission 3 – 6 Ordinance No. NS-XXXX Page 1 of 12 ORDINANCE NO. NS-XXX ZONING ORDINANCE AMENDMENT NO. 2022-04 – AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF SANTA ANA AMENDING SECTIONS 41-130, 41-522 AND 41-1341 OF, AND ADDING SECTION 41-130.5 AND ARTICLE XXI (OUTDOOR DINING ON PRIVATE PROPERTY) TO, CHAPTER 41 (ZONING) OF THE SANTA ANA MUNICIPAL CODE ESTABLISHING REGULATIONS RELATING TO THE PLACEMENT, DEVELOPMENT, AND OPERATION OF OUTDOOR DINING ON PRIVATE PROPERTY THE CITY COUNCIL OF THE CITY OF SANTA ANA HEREBY ORDAINS AS FOLLOWS: Section 1. The City Council of the City of Santa Ana hereby finds, determines and, declares as follows: A. On March 17, 2020, the City Council proclaimed the existence of a local emergency to ensure the availability of mutual aid and support an effective response to the novel coronavirus (“COVID-19”) pandemic. B. On May 8, 2020, the state moved into Stage 2 of the California Resilience Roadmap, which allowed non-essential retail businesses and restaurants to reopen for curbside pickups and deliveries. C. On May 23, 2020, the County of Orange announced the State’s approval of the County’s plan to accelerate local businesses further into Stage 2 of the California Resilience Roadmap. D. On May 28, 2020, the City Manager, acting as Director of Emergency Services, approved Executive Order No. 5-2020 allowing restaurants and retail businesses to temporarily use public and private sidewalks and parking spaces for outdoor dining and retail operations to help stimulate the economy. In addition, the City Manager issued and published written guidelines (“A Guide for Outdoor Business Operations”) providing guidance and safety measures for businesses to implement. E. On December 15, 2020, the Orange County Board of Supervisors awarded a $500,000 grant to the City for the use of developing safe outdoor dining opportunities for businesses along or within 500 feet of First Street and Seventeenth Street. The City utilized the grant money to retain a vendor to design, construct, and install 22 outdoor dining parklets for restaurants located on private property. Parklets included tables, chairs, bistro lights, railings, planters, drought resistant tolerant plants, umbrellas, shade sails, roman shades, and painted flooring or wood, and cement decks. 11/14/2022 Planning Commission 3 – 7 Ordinance No. NS-XXXX Page 2 of 12 F. On June 1, 2021, the City Council adopted Resolution No. 2021-29 extending Executive Order No. 5-2020 for a period of one year from the date on which the State moved beyond the Blueprint for a Safer Economy. G. On June 15, 2021, the State moved beyond the Blueprint for a Safer Economy. H. On May 3, 2022, the City Council directed staff to prepare a permanent outdoor dining ordinance to expand outdoor dining opportunities on private property citywide, to enhance the user experience, to create healthy, sustainable, and vibrant neighborhoods, and to support the local economy. I. The proposed amendments to the Santa Ana Municipal Code (SAMC) support the objectives and policies of the City’s General Plan. J. On November 14, 2022, the Planning Commission held a duly-noticed public hearing to consider this Ordinance, where all interested persons were given an opportunity to be heard, and recommended approval of the ordinance to the City Council. K. On December 6, 2022, the City Council held a duly-noticed public hearing to consider this Ordinance, where all interested persons were given an opportunity to be heard. Section 2. The recitals above are each incorporated by reference and adopted as findings by the City Council. Section 3. Section 41-130 (Reserved) of Chapter 41 of the SAMC is hereby amended to read as follows: Sec. 41-130. – ReservedOutdoor Dining. Outdoor Dining means an ancillary outdoor area use on private property where tables and chairs are provided for patrons to consume food and/or beverages provided by an adjacent eating establishment. Section 4. Section 41-130.5 (Outdoor Dining Area) of Chapter 41 of the SAMC is hereby added to read as follows: Sec. 41-130.5 – Outdoor Dining Area. Outdoor Dining Area means an approved designated outdoor dining area, in accordance with Article XXI (Outdoor Dining on Private Property) of this Chapter, that is enclosed by permanent improvements such as landscape, planters, fencing, decks, patio or shade structures, or other decorative barriers. 11/14/2022 Planning Commission 3 – 8 Ordinance No. NS-XXXX Page 3 of 12 Section 5. Section 41-522 (Uses subject to a conditional use permit in the C- SM district) of Chapter 41 of the SAMC is hereby amended to read as follows: Sec. 41-522. – Uses subject to a conditional use permit in the C-SM district. The following uses may be permitted in the C-SM district subject to the issuance of a conditional use permit: a. Clubs, lodges, and fraternal organizations. b. Outdoor and indoor recreational or entertainment uses including night clubs, other than those set forth in Section 41-521 of this Chapter. c. Hotels, motels, lodging houses, care homes, fraternity houses and sorority houses. d. Thrift and resale stores, antique shops and collectable stores, excluding pawn shops and auction houses. e. Eating establishments open at any time between the hours of 12:00 midnight and 5:00 a.m. and located within one hundred fifty (150) feet of residentially zoned or used property, measured from property line to property line. f. Laundromats. g. Ancillary outdoor dining facilities located in the front yard area. hg. Banquet facilities, subject to development and operational standards set forth in Section 41-199.1 of this Chapter. ih. Banquet facilities as an ancillary use, subject to development and operational standards set forth in Section 41-199.1 of this Chapter. ji. Automobile repair and automobile servicing. kj. Retail markets having less than twenty thousand (20,000) square feet of floor area which are open at any time between the hours of 12:00 midnight and 5:00 a.m. lk. Churches and accessory church buildings. Section 6. Section 41-1341 (Restaurants, cafes, etc.) of Chapter 41 of the SAMC is hereby amended to read as follows: Sec. 41-1341. – Restaurants, cafes, etc. 11/14/2022 Planning Commission 3 – 9 Ordinance No. NS-XXXX Page 4 of 12 (a) The minimum off-street parking requirements for restaurants, cafes and other eating establishments are as follows: eight (8) spaces for each one thousand (1,000) square feet of gross floor area and open-air dining area except that an open-air dining area no greater than twenty-five (25) per cent of the gross floor area of the restaurant, or one thousand (1,000) square feet, whichever is smaller, is exempt from a parking requirement. (1) Eight (8) spaces for each one thousand (1,000) square feet of gross floor area. (2) An outdoor dining area equal to or less than five hundred (500) square and serving an eating establishment of less than two thousand five hundred (2,500) square feet does not require additional off-street parking. (3) An outdoor dining area less than twenty-five (25) percent of the gross floor area of the eating establishment or one thousand (1,000) square feet, whichever is smaller, does not require additional off-street parking. (4) An outdoor dining area exceeding the thresholds established by subsection 2 and 3 above shall provide off-street parking at a rate of one (1) space per each two hundred and fifty (250) square feet of outdoor dining area above the thresholds. (5) An outdoor dining area located within the public-right-of way and approved in accordance with Article VI of Chapter 33 of the SAMC does not require additional off-street parking. (b) Each drive-through eating establishment shall have vehicular stacking lanes of at least eighty (80) feet from the center of the pick-up window or pay window, whichever is closer to the menu board; and eighty (80) feet from the order point or menu board to the beginning of the drive-through lane. Such stacking lanes shall be located so that they do not serve as entries to parking spaces. Section 7. Article XXI (Outdoor Dining on Private Property) to Chapter 41 of the SAMC is hereby added in its entirety to read as follows: ARTICLE XXI. – OUTDOOR DINING ON PRIVATE PROPERTY Sec. 41-2200. – Purpose. The purpose and intent of this Article is to create a streamline administrative permit process for outdoor dining areas located on private property in order to benefit tenants, property owners, and the public, and to establish regulations that enhance the pedestrian ambiance of the City and ensure that such outdoor dining areas do not adversely impact adjacent uses, properties, and surrounding neighborhoods. 11/14/2022 Planning Commission 3 – 10 Ordinance No. NS-XXXX Page 5 of 12 Sec. 41-2201. – Applicability. (a) The provisions of this Article shall apply to: (1) All new outdoor dining areas located on private property; and (2) All legally established and existing outdoor dining areas located on private property that are proposed to be expanded or enlarged. (b) The provisions of this Article do not apply to: (1) Common outdoor dining and seating areas as part of a development that has been approved through a Development Project Plan in accordance with Division 3 of Article V of this Chapter; and (2) Outdoor dining areas in the public right-of-way that are subject to the provisions set forth in Article VI (Outdoor Dining Areas in the Public Right- Of-Way) of Chapter 33 (Streets, Sidewalks and Public Works) of the SAMC. (c) The provisions of this Article are not intended to provide exclusive regulation of the development of an outdoor dining area. An outdoor dining area shall comply with all applicable state and federal laws and all local regulations imposed in other articles of this Chapter and other city ordinances, unless explicitly exempted under this Article. Should a conflict exist between the provisions of this Article and the provisions of other articles of this Chapter, the provisions of this Article shall prevail, unless otherwise determined by the Director of the Planning and Building Agency. Sec. 41-2202. – Application, Permit, and Review Requirements. (a) An outdoor dining area shall require approval of an administrative application and permit as established by the Executive Director of the Planning and Building Agency, and shall be developed in compliance with an approved site plan that indicates the area dedicated for outdoor dining and the maximum seating capacity. (b) Approval of the outdoor dining area permit shall be granted only to the property owner or business owner of the eating establishment with written concurrence of the property owner. (c) When an eating establishment use is proposed to be replaced with another eating establishment where an outdoor dining area permit has been previously approved pursuant to this Article, the new business owner may continue to utilize the existing outdoor dining area without obtaining a separate outdoor dining permit, so long as such business owner submits an agreement to comply with the previously approved outdoor dining area permit application, conditions, and the requirements of this Article. Such agreement shall be on a form as approved by the Executive Director of the Planning and Building Agency. 11/14/2022 Planning Commission 3 – 11 Ordinance No. NS-XXXX Page 6 of 12 Sec. 41-2203. – Zone Requirements. An outdoor dining area shall be permitted as an ancillary use in all zones where eating establishments are permitted or conditionally permitted. Sec. 41-2204. – Placement, Development, and Design Standards. An outdoor dining area shall comply with the following placement, development, and design standards: (a) The location of the outdoor dining area shall be approved by the property owner(s) with consent of the affected business(es). (b) An outdoor dining area may encroach into and up to fifteen (15) percent of the required front and street side yard areas. (c) The outdoor dining area shall provide and maintain: (1) a five (5) foot landscape buffer between property lines and the edge of the outdoor dining area; and (2) a three (3) foot landscape buffer between parking spaces and vehicular areas and the edge of the outdoor dining area. (d) The outdoor dining area shall comply with corner and driveway obstruction line-of-sight standards, as modified from time to time. (e) The outdoor dining area shall not obstruct any required off-street parking spaces, drive aisles, paths of travel, ingress or egress, emergency access/exits, or fire lanes unless replaced elsewhere on site. (f) The outdoor dining area shall be constructed on a permanent raised pad with curbs and may be enclosed by a permanent barrier made of landscape planters, fencing, decking, shade structures and other decorative materials that physically separate and/or define the outdoor dining area. If installed, the height of the barrier shall not exceed four (4) feet in height. (g) Awnings, covers, furniture, umbrellas, shade structures, and other physical elements shall be compatible with the character of the primary use structure and shall be fire-retardant, pressure-treated or manufactured of fire-resistant materials. (h) Planter boxes, if installed, shall be made of durable materials such as wood, ceramic, stone, or metal. 11/14/2022 Planning Commission 3 – 12 Ordinance No. NS-XXXX Page 7 of 12 (i) Signage within the outdoor dining area is prohibited with the exception of a menu board. A menu board of up to six (6) square feet may be displayed within the outdoor dining area. (j) Lighting in accordance with Chapter 8 of the SAMC shall be provided to illuminate the outdoor dining area during nighttime hours. (k) When an outdoor dining area is located adjacent to sensitive uses (e.g., residential uses, parks, playgrounds, and private and public schools (k- 12)), provisions shall be made to minimize noise, light, and odor impacts on the adjacent sensitive uses. This may include without limitation a sound-buffering acoustic wall and/or separation by a physical barrier to define the limits of the outdoor dining area. Sec. 41-2205. – Operational Standards. Outdoor dining shall comply with the following operational standards: (a) All areas in and around the outdoor dining area shall be well kept and maintained free of trash and debris. (b) The hours of operation for the outdoor dining area shall be limited to the hours of operation for the eating establishment. However, if the outdoor dining area is adjacent to a sensitive use, such hours of operation may be restricted to reasonable operating hours as determined by the Executive Director of the Planning and Building Agency. (c) The outdoor dining area shall be operated in a manner to comply with the noise provisions pursuant to Section 10-153 of Chapter 10 of the SAMC. (d) Establishments with an approved conditional use permit (CUP) pursuant to Section 41-196 (Establishments Selling Alcoholic Beverages) of this Chapter may serve alcoholic beverages within the outdoor dining area if consistent with the scope and intent of the CUP, as evaluated by the Executive Director of the Planning and Building Agency. (e) No heating, cooking or open flames are permitted in the outdoor dining area. (f) Heating units are permitted only if an outdoor approved type and located in accordance with the manufacturer’s recommendations. Propone tanks, if used, shall not be stored outdoors. (g) Movable furniture must be secured or moved inside the primary establishment at closing time. (h) All outdoor dining furnishings and materials shall be maintained and cleaned regularly with no ripped, faded, or otherwise damaged materials. Any damaged materials shall be repaired or replaced immediately. 11/14/2022 Planning Commission 3 – 13 Ordinance No. NS-XXXX Page 8 of 12 (i) The outdoor dining area shall be operated in a manner that complies with all applicable federal, state, county and city laws and regulations. (j) The outdoor dining area shall not be detrimental to the health, safety, or welfare of persons residing or working in the vicinity. Sec. 41-2206. – Off Street Parking Requirements for Outdoor Dining Areas. Off-street parking for an outdoor dining area shall be provided in accordance to Section 41-1341 of this Chapter, except that: (a) An outdoor dining area located within an integrated development site, as defined in Section 41-83.5 of this Chapter, may convert up to three (3) required off-street parking spaces into outdoor dining without needing to replace such parking. An integrated development site with two-hundred fifty (250) or more off-street parking spaces may convert additional required off-street parking spaces into outdoor dining at the discretion and approval of the Executive Director of the Planning and Building Agency. (b) An outdoor dining area located within a stand-alone development site with one primary eating establishment may convert up to twenty-five (25) percent of the required off street parking spaces into outdoor dining without needing to replace such parking. Sec. 41-2207. – Outdoor Dining Area Modification by Executive Director. The standards of this Article are intended to promote quality development of outdoor dining areas. In special circumstances, modifications to the placement and development standards required per Sec. 41-2204 of this Article may be adjusted, subject to the applicant providing the necessary information for the Executive Director of the Planning and Building Agency to make an informed decision in grating or denying the request for the modification. The approval of a modification per this section shall be accompanied by the following findings: a) Approval of the modification would not result in detrimental impacts to adjacent properties or the character and function of the neighborhood. b) The design, development, and conditions associated with the outdoor dining area are consistent with the goals, policies, and intent of the General Plan, and the purpose, intent, and character of the applicable zone. c) The outdoor dining area creates and provides a visually pleasing setting for occupants, visitors and the general community. d) To the maximum extent feasible, the outdoor dining project includes improvement to the site such as but not limited to: 11/14/2022 Planning Commission 3 – 14 Ordinance No. NS-XXXX Page 9 of 12 (1) Landscaping shall be improved to bring the site closer into compliance with the landscaping requirements of this Chapter; (2) Parking areas in poor condition shall be improved and maintained in accordance with Section 41-1304 of this Chapter; (3) Bicycle parking shall be provided and maintained in accordance with Section 41-1307.1 of this Chapter. (4) Building(s) on the site shall be repainted as needed; and (5) A trash enclosure in accordance with this Chapter shall be constructed or rehabilitated as determined by the Public Works and Planning and Building agencies. Sec. 41-2208. – Enforcement, Modification, Revocation and Termination of Outdoor Dining Area Permit. (a) It is unlawful for any property owner, business owner, operator, tenant, or other person in control of property within the city for which the provisions set forth in this Article apply, to operate an outdoor dining area without an outdoor dining area permit, or to fail to comply with each and every condition of that outdoor dining area permit. (b) Each and every violation of this Article shall constitute a separate violation and shall be subject to all remedies and enforcement measures authorized by the SAMC. Additionally, as a nuisance per se, any violation of this Article shall be subject to injunctive relief, revocation of the outdoor dining area permit, revocation of certificate of occupancy for the eating establishment, disgorgement and payment to the City of any and all monies unlawfully obtained, costs of abatement, costs of investigation, attorney’s fees, and any other relief or remedy available at law or equity. The City may also pursue any and all remedies and actions available and applicable under local and state laws for any violations committed by an outdoor dining permittee and persons related or associated with the business. (c) When an authorized City of Santa Ana representative finds that any of the provisions of this Article have been violated or that any of the following findings of fact can be made, the Executive Director of the Planning and Building Agency, or its designee, may revoke, suspend, or modify an outdoor dining area permit: (1) Circumstances under which the outdoor dining permit was granted have been changed by the operator to a degree that the public convenience, health, interest, safety or welfare require revocation or modification; 11/14/2022 Planning Commission 3 – 15 Ordinance No. NS-XXXX Page 10 of 12 (2) The outdoor dining permit was issued, in whole or in part, on the basis of a misrepresentation or omission of a material statement in the application; (3) One (1) or more of the requirements of the outdoor dining permit have not been substantially fulfilled or have been violated; (4) The improvement/use authorized in compliance with the outdoor dining permit approval is in violation of any code, law, ordinance, regulation or statute of the city, state or federal government; or (5) The improvement/use authorized in compliance with the outdoor dining permit has become detrimental to the public convenience, health, interest, safety or welfare, or the manner of operation constitutes or is creating a nuisance. (d) No such revocation shall become effective until the outdoor dining permit holder has been notified in writing by certified mail of the right to appeal the revocation decision pursuant to the provision of Chapter 3 of the SAMC. If a timely appeal is filed, the revocation shall be effective only upon decision of a hearing officer as provided for in Chapter 3 of the SAMC. Otherwise, the revocation shall become effective after the time for appeal has passed. (e) An outdoor dining area permit shall be terminated and the outdoor dining area and its improvements shall be removed and rehabilitated to their original use by the property owner if the outdoor dining area is vacant, unused, or unoccupied for more than six (6) months, or if the eating establishment is replaced with a non-eating establishment. Section 8. The City Council may, by resolution, establish a fee for the administrative outdoor dining permit required per this ordinance. The City Council shall from time to time by resolution adopt a schedule of fees to be charged. Section 9. The City Council finds and determines that this ordinance is not subject to the California Environmental Quality Act (CEQA). Pursuant to CEQA and the CEQA Guidelines, the adoption of this Ordinance is exempt from CEQA review pursuant to Sections 15060(c)(2) and 15060(c)(3) of the CEQA Guidelines because it will not result in a direct or reasonably foreseeable indirect physical change in the environment, as there is no possibility it will have a significant effect on the environment and it is not a "project", as defined in Section 15378 of the CEQA Guidelines. As a result, a Notice of Exemption, Environmental Review No. 2022-88, will be filed upon adoption of this ordinance. 11/14/2022 Planning Commission 3 – 16 Ordinance No. NS-XXXX Page 11 of 12 Section 10. If any section, subsection, sentence, 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, phrases, or portions be declared invalid or unconstitutional. Section 11. This Ordinance shall become effective thirty (30) days after its adoption. Section 12. The Clerk of the Council shall certify the adoption of this ordinance and shall cause the same to be published as required by law. ADOPTED this _______ day of ___________, 2022. ________________________________ Vicente Sarmiento Mayor APPROVED AS TO FORM Sonia R. Carvalho, City Attorney By: _________________________ John M. Funk Chief Assistant City Attorney AYES: Councilmembers: __________________________________ NOES: Councilmembers: __________________________________ ABSTAIN: Councilmembers: _________________________________ NOT PRESENT: Councilmembers: _________________________________ 11/14/2022 Planning Commission 3 – 17 Ordinance No. NS-XXXX Page 12 of 12 CERTIFICATE OF ATTESTATION AND ORIGINALITY I, ____________________, Clerk of the Council, do hereby attest to and certify that the attached Ordinance No. NS-_______ to be the original ordinance adopted by the City Council of the City of Santa Ana on ___________________, 2022 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 11/14/2022 Planning Commission 3 – 18 Ordinance No. NS-XXXX Page 1 of 9 ORDINANCE NO. NS-XXX ZONING ORDINANCE AMENDMENT NO. 2022-05 – AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF SANTA ANA AMENDING SECTION 41-121 OF, AND ADDING ARTICLE XXII (MOBILE FOOD TRUCKS ON PRIVATE PROPERTY) TO, CHAPTER 41 (ZONING) OF THE SANTA ANA MUNICIPAL CODE ESTABLISHING REGULATIONS RELATING TO THE OPERATION OF MOBILE FOOD TRUCKS ON PRIVATE PROPERTY THE CITY COUNCIL OF THE CITY OF SANTA ANA HEREBY ORDAINS AS FOLLOWS: Section 1. The City Council of the City of Santa Ana hereby finds, determines and, declares as follows: A. On March 17, 2020, the City Council proclaimed the existence of a local emergency to ensure the availability of mutual aid and support an effective response to the novel coronavirus (“COVID-19”) pandemic. B. On May 28, 2020, the City Manager, acting as Director of Emergency Services, approved Executive Order No. 5-2020 allowing restaurants and retail businesses to temporarily use public and private sidewalks and parking spaces for outdoor dining and retail operations to help stimulate the economy. In addition, the City Manager issued and published written guidelines (“A Guide for Outdoor Business Operations”) providing guidance and safety measures for businesses to implement. C. On July 7, 2020, the City Council approved Resolution No. 2020-055, which temporarily allowed food vending vehicles to use private properties for vending activities and updated the Guide for Outdoor Business Operations to include guidance and safety measures for the operation of food vending vehicles on private properties. D. On June 1, 2021, the City Council adopted Resolution No. 2021-29 extending Executive Order No. 5-2020 for a period of one year from the date on which the State moved beyond the Blueprint for a Safer Economy. E. On June 15, 2021, the State moved beyond the Blueprint for a Safer Economy. F. On July 11, 2022, the City Manager, acting as Director of Emergency Services, approved Executive Order No. 18-2022 allowing the continued operation of food vending vehicles on private property until December 31, 2022. In addition, City Council directed staff to evaluate best practices and present City Council with options and recommendations on permanent regulations for food vending vehicles on private property prior to December 31, 2022. 11/14/2022 Planning Commission 3 – 19 Ordinance No. NS-XXXX Page 2 of 9 G. The proposed amendments to the Santa Ana Municipal Code (SAMC) support the objectives and policies of the City’s General Plan. H. On November 14, 2022, the Planning Commission held a duly-noticed public hearing to consider this Ordinance, where all interested persons were given an opportunity to be heard, and recommended approval of the ordinance to the City Council. I. On December 6, 2022, the City Council held a duly-noticed public hearing to consider this Ordinance, where all interested persons were given an opportunity to be heard. Section 2. The recitals above are each incorporated by reference and adopted as findings by the City Council. Section 3. Section 41-121 (Reserved) of Chapter 41 of the SAMC is hereby amended to read as follows: Sec. 41-121. – ReservedMobile Food Truck. Mobile Food Truck means a motorized vehicle or mobile food unit. licensed by the California Department of Motor Vehicles, designed and equipped to prepare, serve, and sell food and/or non-alcoholic beverages. For purposes herein, the term “food” shall mean fruit, meat, vegetables, or other nutritious substance, dispensed in prepared, packaged or other form suitable for immediate ingestion or consumption by human beings. “Mobile Food Truck” shall not include a trailer or any wagon or pushcart, either propelled or drawn by motorized or other force, or any other vehicle incidentally used for dispensing food. Section 4. Article XXII (Mobile Food Trucks on Private Property) to Chapter 41 of the SAMC is hereby added in its entirety to read as follows: ARTICLE XXII. – MOBILE FOOD TRUCKS ON PRIVATE PROPERTY Sec. 41-2300. – Purpose. The purpose and intent of this Article is to create a streamline administrative permit process allowing mobile food trucks to operate on private property in order to provide entrepreneurial opportunities for small businesses to operate in the City and benefit the community by providing gourmet and fast food services to the City residents, workers, and visitors, and to establish regulations that ensure mobile food trucks are operated in a safe manner and do not create a public nuisance. Sec. 41-2301. – Applicability. (a) The provisions of this Article shall apply to all mobile food trucks operating on private property, unless exempted by Section 41-2305(b). Mobile food trucks may operate on City owned property with prior written consent and approval by the City Manager or designee and shall be subject to the provisions of this Article as deemed appropriate by the City Manager or designee. 11/14/2022 Planning Commission 3 – 20 Ordinance No. NS-XXXX Page 3 of 9 (b) The provisions of this Article do not apply to any of the following: (1) Mobile food trucks operating in the public right-of-way subject to the provisions of Article XIV (Food Vending Vehicles) of Chapter 36 (Traffic) of the SAMC. (2) Mobile food trucks operating in conjunction with any city-sponsored event where the operator of the mobile food truck is operating pursuant to a valid contract with the City. (3) Mobile food trucks operating in conjunction with an approved land use certificate and/or special event permit for temporary outdoor activities. (4) Mobile food trucks operating in a construction site (site with a valid building or grading permit) or business which does not vend to the general public during the time on the site and does not conduct operations on any single private property for more than forty-five (45) minutes. (c) The provisions of this Article are not intended to provide exclusive regulation of the operation of mobile food trucks on private property. Mobile food trucks shall comply with all applicable state and federal laws and all local regulations imposed in other articles of this Chapter and other city ordinances, unless explicitly exempted under this Article. Should a conflict exist between the provisions of this Article and the provisions of other articles of this Chapter, the provisions of this Article shall prevail, unless otherwise determined by the Director of the Planning and Building Agency. Sec. 41-2303. – Application, Permit, and Review Requirements. (a) No mobile food truck shall operate on private property without obtaining approval of an administrative mobile food truck application and permit as established by the Executive Director of the Planning and Building Agency. Approval of the mobile food truck permit shall be granted only to the business owner/operator of the mobile food truck that holds a valid City business license and a health permit from the County of Orange Health Care Agency. (b) An approved permit for a mobile food truck shall be renewed on an annual basis on the anniversary date of the original approved permit. An application for renewal shall be submitted to the Planning and Building Agency no later than sixty (60) days prior to the expiration of the approved permit. (c) The business owner/operator of the mobile food truck shall maintain and store a copy of the mobile food truck permit within the mobile food truck and shall present the permit, upon request, to a city police officer, code enforcement officer, or any other person designated by the City to enforce this Article. 11/14/2022 Planning Commission 3 – 21 Ordinance No. NS-XXXX Page 4 of 9 Sec. 41-2304. – Zone Requirements. Mobile food trucks may operate on private property, as an accessory use, that is zoned as mixed use, professional, commercial, or industrial, and all specific development and specific plan areas that have similar zones. Sec. 41-2305. – Property and Location Requirements. Mobile food trucks may only operate on private property that comply with the following property and location requirements: (a) The private property is located along an arterial street, as identified in the Mobility Element of the General Plan. (b) The private property is developed in accordance with the development standards of this Chapter for the primary use(s) and the zoning designation of the property. Mobile food trucks may operate on a nonconforming site only if the following conditions are satisfied, as deemed appropriate by the Executive Director of the Planning and Building Agency: (1) All signage on the building(s) and site shall be brought into conformity with the requirements of this Chapter; (2) Landscaping shall be improved to bring the site closer into compliance with the landscaping requirements of this Chapter; (3) Parking areas in poor condition shall be improved and maintained in accordance with Section 41-1304 of this Chapter; (4) Bicycle parking shall be provided in accordance with Section 41-1307.1 of this Chapter. (5) Building(s) on the site shall be repainted as need; and/or (6) A trash enclosure in accordance with this Chapter shall be constructed or rehabilitated if one is already built on site. (c) The private property is not a stand-alone parking lot or undeveloped vacant property. (d) The private property is not developed as a service or gas station. (e) The private property is not located within three hundred (300) feet, as measured from the outermost boundary of the property, of a lot that contains a legally established eating establishment and which operates during the proposed mobile food truck hours of operation. If an eating establishment is established within this separation requirement subsequent to the mobile food truck being approved, nothing shall prohibit the mobile food truck from continuing to operate at the approved location. 11/14/2022 Planning Commission 3 – 22 Ordinance No. NS-XXXX Page 5 of 9 (f) The private property does not contain a legally established eating establishment which operates during the proposed mobile food truck hours of operation. This requirement may be waived by the property owner. Sec. 41-2306. – Maximum Number of Mobile Food Trucks Per Lot Area. No more than one (1) mobile food truck per ten thousand (10,000) square feet of lot area or integrated development site area, as defined in Section 41-83.5 of this Chapter, shall be allowed. However, in no event shall more than three (3) mobile food trucks be allowed to operate on a single lot or integrated development site. Sec. 41-2307. – Operational Standards. All mobile food trucks operating within private property shall comply with the following operational standards: (a) Mobile food trucks shall comply with all applicable federal, state, and local laws, ordinances and regulations including, without limitation, state food labeling and preparation requirements, fire codes and regulations, and Americans with Disabilities Act (ADA) and regulations. (b) Mobile food trucks shall not operate before 6:00 p.m. or after 2:00 a.m., including set-up and clean-up. If operating within two hundred (200) feet of a residential zone or property used for residential purposes, the mobile food truck shall not operate after 10:00 p.m. on Sunday through Thursday and 11:59 p.m. on Friday and Saturday. (c) Mobile food trucks shall not be parked or stored overnight on the permitted vending site. (d) Mobile food trucks shall only be parked and operate from the area approved on the site plan by the Planning and Building Agency. (e) Mobile food trucks shall only occupy parking spaces not required to meet the minimum parking requirements of the primary use(s) on the property per Article XV (Off-Street Parking) of this Chapter. This requirement does not apply if the hours of operation for the mobile food truck and primary use(s) do not coincide. However, in no case shall a mobile food truck and its operations occupy more than twenty-five-percent (25%) of the entire parking area. If multiple mobile food trucks operate on a lot, then no more than fifty-percent (50%) of the entire parking area shall be occupied. (f) Mobile food trucks shall not operate (1) within a corner obstruction line-of-sight which is the triangular area between the property line and a diagonal line joining points of the property lines twenty-five (25) feet from the point of their intersection nor (2) within a driveway obstruction line-of-sight which is a fifteen (15) foot diagonal cut-off triangular area where a drive approach is located. 11/14/2022 Planning Commission 3 – 23 Ordinance No. NS-XXXX Page 6 of 9 (g) A minimum of one (1) permanent and accessible public restroom shall be provided on-site and within fifty (50) feet of the mobile food truck and shall be available for use by the employees and customers of the mobile food truck during all hours of operation. Portable restrooms are prohibited to satisfy this requirement. (h) A maximum three hundred fifty (350) square-foot, uncovered seating area, may be provided to serve the patrons of the mobile food truck. The seating area may consist of portable chairs, tables, canopies, and barricades which shall be removed prior to closure of the mobile food truck. The seating area shall be located in an area of the site that does not interfere or obstruct any landscape, parking stalls, driveways and circulation, walkways, or fire lanes and hydrants. (i) No part of the mobile food truck operations, including seating and equipment, shall encroach onto the public sidewalk or street. The mobile food truck operator shall manage customer queuing and ensure pedestrian accessibility is maintained. (j) At minimum, two (2) waste receptacles shall be provided on-site and adjacent to the mobile food truck during all hours of operations and shall be removed prior to the closure of the mobile food truck. (k) Litter generated by the mobile food truck and its patrons, within a fifty (50) foot radius of the mobile food truck, shall be removed prior to the closure of the mobile food truck and disposed at an approved commissary. (l) Lighting shall be provided during hours of darkness to ensure customer safety. Lighting shall not create glare and shall be directed downward and away from adjacent properties. (m) The mobile food truck and its operations shall at all times comply with the noise provisions pursuant to Section 10-153 of Chapter 10 of the SAMC. (n) Mobile food truck operators shall be responsible for controlling smoke and odors caused by the mobile food truck and its operations. (o) No signage other than that exhibited on the mobile food truck may be displayed. (p) No alcoholic beverages shall be served or sold by the mobile food truck. (q) No mobile food truck shall cause or dispose of oil or grease on the lot. Wastewater generated on-site shall not be released on-site or into the storm drainage system. 11/14/2022 Planning Commission 3 – 24 Ordinance No. NS-XXXX Page 7 of 9 (r) The mobile food truck shall be entirely self-sufficient in regards to gas, water, and wastewater. The use of generators (i.e. portable or vehicle mounted) to supply electricity to the mobile food truck and its operations is prohibited. A mobile food truck shall utilize an electrical connection to maintain power. The electrical connection shall be approved by the Planning and Building Agency and shall be installed adjacent to the mobile food truck and in a manner that does not create a public safety hazard. Sec. 41-2308. – Enforcement, Modification, Revocation and Termination of Mobile Food Truck Permit. (a) It is unlawful for any property owner, business owner, operator, tenant, or other person in control of property within the city for which the provisions set forth in this Article apply, to operate a mobile food truck without a mobile food truck permit, or to fail to comply with each and every condition of that mobile food truck permit. (b) Each and every violation of this Article shall constitute a separate violation and shall be subject to all remedies and enforcement measures authorized by the SAMC. Additionally, as a nuisance per se, any violation of this Article shall be subject to injunctive relief, revocation of the mobile food truck permit, disgorgement and payment to the City of any and all monies unlawfully obtained, costs of abatement, costs of investigation, attorney’s fees, and any other relief or remedy available at law or equity. The City may also pursue any and all remedies and actions available and applicable under local and state laws for any violations committed by the mobile food truck permittee and persons related or associated with the business. (c) When an authorized City of Santa Ana representative finds that any of the provisions of this Article have been violated or that any of the following findings of fact can be made, the Executive Director of the Planning and Building Agency, or its designee, may revoke, suspend, or modify the mobile food truck permit: (1) The mobile food truck permit was issued, in whole or in part, on the basis of a misrepresentation or omission of a material statement in the application; (2) One (1) or more of the requirements of the mobile food truck permit have not been substantially fulfilled or have been violated; (3) The mobile food truck and its operations authorized in compliance with the mobile food truck permit are in violation of any code, law, ordinance, regulation or statute of the city, state or federal government; or (4) The mobile food truck and its operations authorized in compliance with the mobile food truck permit have become detrimental to the public convenience, health, interest, safety or welfare, or the manner of operation constitutes or is creating a nuisance. 11/14/2022 Planning Commission 3 – 25