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Home My WebLink About31A - CUP - 2791 N. MAIN ST. CITY COUNCIL MEETING DATE: CLERK OF COUNCIL USE ONLY: REQUEST FOR COUNCIL ACTION ~ DECEMBER 4, 2006 TITLE: CONDITIONAL USE PERMIT NO. 2006-18 TO ALLOW AFTER HOURS OPERATION FOR MCCORMICK AND SCHMICK'S SEAFOOD RESTAURANT AT 2791 NORTH MAIN STREET - MCCORMICK & SCHMICK'S, APPLICANT /' WIZ CITY MANAGER APPROVED o As Recommended o As Amended o Ordinance on 151 Reading o Ordinance on 2nd Reading o Implementing Resolution o Set Public Hearing For CONTINUED TO --.- FILE NUMBER RECOMMENDED ACTION Receive and file the staff report approving Conditional Use Permit No. 2006-18 as conditioned. PLANNING COMMISSION ACTION On November 13, 2006, the Planning Commission approved Conditional Use Permit No. 2006-18 as conditioned by a vote of 5:0 (Benavides and Lutz absent) to allow after hours operation at McCormick and Schmick's Seafood Restaurant in the Specific Development (SD-59) zoning district at 2791 North Main Street. The Planning Commission made no changes to the recommended conditions of approval outlined in the attached staff report (Exhibi t A) . FISCAL IMPACT There is no fiscal impact associated with this action. ~eVino Executive Director Planning & Building Agency CR:rb cr\reports\cup06-18.CC 31A-1 REQUEST FOR Planning Commission Action PLANNING COMMISSION SECRETARY PLANNING COMMISSION MEETING DATE: NOVEMBER 13, 2006 TITLE: PUBLIC HEARING - FILED BY MCCORMICK & SCHMICK'S FOR CONDITIONAL USE PERMIT NO. 2006-18 TO ALLOW AFTER HOURS OPERATION FOR MCCORMICK AND SCHMICK'S SEAFOOD RESTAURANT AT 2791 NORTH MAIN STREET APPROVED o As Recommended o As Amended o Set Public Hearing For DENIED o Applicant's Request o Staff Recommendation CONTINUED TO Prepared by Carlos Rodriguez ~;ecutive Director KIMl/v1 H:~ Planning Manager RECOMMENDED ACTION Adopt a resolution approving Conditional Use Permit No. 2006-18 as conditioned. DISCUSSION Request of Applicant McCormick and Schmick's Seafood Restaurant is requesting approval of Conditional Use Permit No. 2006-18 to allow after hours operation at McCormick and Schmick's Seafood Restaurant located at 2791 North Main Street. Property Description McCormick and Schmick's Seafood Restaurant will be located on a 17.7 acre mixed use site on the northeast corner of Main Street and Memory Lane. The parcel is located within the Specific Development No. 59 (SD-59) zoning district and has a General Plan land use designation of District Center (DC). Surrounding land uses include commercial to the north, office uses and Santiago Park to the south, the Main Place Mall to the west, and a senior housing complex to the east (Exhibits 1 and 2) . McCormick and Schmick's will occupy a 7,900 square foot freestanding building and aI, 406 square foot exterior patio dining area within the City Place development, a mixed-use project consisting of 57,700 square feet of multi-tenant retail space and 185 residential units. The project site and building are currently under construction. EXHIBIT A 31A-2 Conditional Use Permit No. 2006-18 November 13, 2006 Page 2 Project Description McCormick and Schmick's Seafood Restaurant will be an upscale sit-down eating establishment that specializes in seafood cuisine. McCormick and Schmick's operates a nationwide chain of restaurants that is based in Portland, Oregon. The applicant is proposing to obtain a conditional use permit to allow after hours operation at the proposed eating establishment. Hours of operation will be from 10:00 a.m. to 2:00 a.m., seven days a week. The Specific Development No. 59 (SD-59) zoning designation requires a conditional use permit for restaurants open between the hours of 12:00 a.m. and 5:00 a.m. A total of 232 dining seats, 13 bar stools, and 56 patio seats are proposed with this project. Additionally, McCormick and Schmick's is processing a separate conditional use permit for a Type 47 ABC license to allow the on-premise sale of alcoholic beverages to customers. The after hours operation is intended to provide a service ancillary to the primary restaurant use. The additional hours of operation will provide patrons with additional hours of service and will attract late dining patrons (Exhibits 3, 4 and 5) . Analysis of the Issues The applicant is requesting to operate until 2: 00 a. m. seven days a week. The sit-down eating establishment will be located in a mixed use development. The full service restaurant will have a complete level of staffing during the operating hours of the restaurant. The restaurant staff will act as a deterrent in reducing the potential of criminal activity by being located on-site during operating hours. The surrounding land uses immediately next to the eating establishment are mainly commercial uses with the exception of Santiago Park and the adjoining residential uses on the same development site. The additional hours of operation should not impact the immediate residences as the building is separated by a surface parking lot. Also, the proposed outdoor dining patio is located adjacent to Main Street and is located between the subject restaurant and an adjoining commercial building. The Planning Division and Police Department have reviewed the application for potential concerns related with the extended hours of operation. The restaurant is located within an area of the city 31A-3 Conditional Use Permit No. 2006-18 November 13, 2006 Page 3 considered average in police-related incidents. The area is located in Reporting District No. 181, which ranks 100th out of 102 citywide districts in total number of police-related incidents. In order to minimize the potential impacts associated with after hours operation at the proposed restaurant location, the Police Department is recommending condi t ional approval of the proj ect . These proposed condi t ions are intended to mitigate any problems that may negatively affect the adjacent neighborhood and surrounding area. Lastly, the site has a General Plan land use designation of District Center (DC). The District Center designation emphasizes the use of this area as an anchor for commercial development and as a commercial corridor. The site is located on a maj or arterial street and the subj ect site's proximity near the Interstate 5 freeway promotes the City of Santa Ana as a regional shopping destination. Based upon analysis of the project and its compatibility with the City's General Plan and applicable development standards, staff recommends that the Planning Commission approve Conditional Use Permit No. 2006-18 as conditioned. CEQA Compliance In accordance with the California Environmental Quality Act, the proposed project has been determined to be adequately evaluated in previously prepared Environmental Impact Report No. 2004-01. ~~ Carlos Rodriguez Assistant Planner II CR:jm cr\reports\cup06-18.pc 31A-4 c t Y Ora ~\ ,j I~ ~ 22 FREEWAY Ii PROJECT ~ SITE ~ R4 C5 I .~GliJ A1 R1 R1 R1 R1 I R1 R1 ~ R1 ~ R1 R1 Rl Al -B C-SM Cl C'-MD C2 C3 C3-A C4 C5 GENERAL AGRICULTURAL PARKING MODIFICATION COMMERCIAL SOUTH MAIN COMMUNITY COMMERCIAL COMM, COMMERCIAL-MUSEUM DISTRICT GENERAL COMMERCIAL CENTRAL BUSINESS CENTRAL BUSINESS-ARTIST VILLAGE PLANNED SHOPPING CENTER ARTERIAL COMMERCIAL CR GC Ml M2 MO o P PCD PRO COMMERCIAL RESIDENTIAL GOVERNMENT CENTER LIGHT INDUSTRIAL HEAVY INDUSTRIAL MILITARY OPERATIONS OPEN SPACE PROFESSIONAL PLANNED COMMUNITY DEVELOPMENT PLANNED RESIDENTIAL DEVELOPMENT Rl R2 R3 R4 RE SO SP SINGLE-FAMILY RESIDENCE TWO-FAMILY RESIDENCE MULTIPLE-FAMILY RESIDENCE SUBURBAN APARTMENTS RESIDENTIAL ESTATE SPECIFIC DEVELOPMENT SPECIFIC PLAN CUP 06-18 McCORMICK & SCHMICK'S SEAFOOD RESTAURANT 2791 NORTH MAIN STREET A #I' - = 500 FEET 1" = 1000 FEET P LAN N N G AND B U L D N G AGE N C Y VICINITY MAP EXHIBIT 1 31A-5 - c o 8- v .,. 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'! ~~~,I':: · : ,..",..,.~ r.... \ . .,">;) '))\ ~" /~_~J ~ ~ t'nI in v P-I L- I !~.l;JV ~ n __~ ~_" -. ~~ a ii1~ ~ t\. .... ~ UiI!h ~ i! ;1 V ~~~ M ---- ~~-.~ n] U ~~~~~,h~~' ~~ t: \:JIlQ M M:: ~ ~J .\ ~ ~. ~'r- -~ I W [[2 ~ .1[; .bL.Jl.l .r. ;tJ '" g] ,&.~~ . ~~ .. ~'" ~ ~~~f4' ~~ ~ ~)W rD - w ~ ====~=~ tt t7 "h\h~ 0y0 alJ ~W~ 6 0~ 0 ====~==~ ~a IS bC ~ a ====~==f := ~ a ~J~ P::DO'= ~ ')C-Jr ~=+ l_~~n_______:~ " I a I - J ft... ill Paje A of 2 I .., I J"\ -- I U . ---, GJ; ~ [;Y o I J.. ,...~ ~i , ! , N do I-- ~ ~ ... ~ z :5 a. a: O' o ...J U. o i= <(- a. a: 01-- o C I- ::> - o f- KO- 11/6/06 RESOLUTION NO. 2006-29 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING CONDITIONAL USE PERMIT NO.2006-18 AS CONDITIONED TO OPERATE BETWEEN THE HOURS OF 12:00 A.M. TO 5:00 A.M. FOR THE PROPERTY LOCATED AT 2791 NORTH MAIN 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. Applicant is requesting approval of Conditional Use Permit No. 2006-18 to operate a restaurant between the hours of 10:00 a.m. to 2:00 a.m., seven days a week for the property located at 2791 North Main Street. B. The Specific Development No. 59 (SO-59) zoning designation requires a conditional use permit for restaurants open between the hours of 12:00 a.m. and 5:00 a.m. C. On November 13, 2006, the Planning Commission held a duly noticed public hearing on Conditional Use Permit No. 2006-18. D. The Planning Commission determines that the following findings, which must be established in order to grant this Conditional Use Permit pursuant to Santa Ana Municipal Code Section 41-638, have been established: 1. Will the proposed use provide a service or facility which will contribute to the general well being of the neighborhood or the community? The proposed after hours license will provide an additional amenity to the restaurant and thereby benefit the community by providing extra hours of food service at the eating establishment. Conditions have been placed on the conditional use permit which will mitigate any potential impacts created by the use and ensure that the eating establishment will not negatively affect the surrounding community. 2. Will the proposed use under the circumstances of the particular case be detrimental to the health, safety, or general welfare of persons residing or working in the vicinity? Resolution No. 2006-29 Page 1 of 6 31A-11 The proposed after hour license at McCormick and Schmick's Seafood Restaurant will not be detrimental to persons residing or working in the area because the use, as conditioned, will not create any negative or adverse impacts. The extended hours will be in conjunction with the existing sit-down eating establishments. Additionally, the residential component of the development is separated from the eating establishment by the surface parking lot. 3. Will the proposed use adversely affect the present economic stability or future economic development of properties surrounding the area? The project site is a commercial multi-tenant development that is suitable for the proposed use. The additional hours of operation for McCormick and Schmick's Seafood Restaurant will increase the patronage to the restaurant, thereby enhancing the profitability of the business and identifying the use and site as economically stable and viable for the surrounding properties in the area. The subject site is located in a commercial area near the Main Place Mall and helps to further emphasize North Main Street as a commercial district. 4. Will the proposed use comply with the regulations and conditions specified in Chapter 41 for such use? As conditioned, the proposed project will be in compliance with all applicable regulations and conditions imposed on a restaurant with an after hours conditional use permit pursuant to Chapter 41 of the Santa Ana Municipal Code. 5. Will the proposed use adversely affect the General Plan or any specific plan of the City? The proposed use will not adversely affect the General Plan. Policy 2.2 of the Land Use Element encourages land uses that accommodate the City's needs for goods and services. The extended hours of operation will provide a dining service to the residents of Santa Ana. Additionally, the property is located within the District Center (DC) general plan land use designation which emphasizes the area as a major commercial corridor for the City. E. In accordance with the California Environmental Quality Act, the proposed project has been determined to be adequately evaluated in previously prepared Environmental Impact Report No. 2004-01. Section 2. The Planning Commission of the City of Santa Ana after conducting the public hearing hereby approves Conditional Use Permit No. 2006-18 as conditioned Resolution No. 2006-29 Page 2 of 6 31A-12 in Exhibit A attached hereto and incorporated as though fully set forth herein. This decision is based upon the evidence submitted at the abovesaid hearing, which includes but is not limited to: the Request for Planning Commission Action dated November 13, 2006 and exhibits attached thereto; and the public testimony, all of which are incorporated herein by this reference. ADOPTED this 13th day of November, 2006 by the following vote: AYES: Commissioners: Betancourt, Cribb, De La Torre, Gartner, Leo (5) NOES: Commissioners: None (0) ABSENT: Commissioners: Benavides, Lutz (2) ABSTENTIONS: Commissioners: None (0) Christopher Leo Chairman APPROVED AS TO FORM: Joseph W. Fletcher, City Attorney By: Kylee O. Otto Assistant City Attorney CERTIFICATE OF ATTESTATION AND ORIGINALITY I, MARTHA RAMIREZ, Secretary of the Planning Commission, do hereby attest to and certify the attached Resolution No. 2006-29 to be the original resolution adopted by the Planning Commission of the City of Santa Ana on November 13, 2006. Date: Secretary of the Planning Commission City of Santa Ana Resolution No. 2006-29 Page 3 of 6 31A-13 Conditions for Approval of Conditional Use Permit No. 2006-18 Conditional Use Permit No. 2006-18 is approved subject to compliance, to the reasonable satisfaction of the Planning Commission, with all applicable sections of the Santa Ana Municipal Code, the California Administrative Code, the Uniform Fire Code, the Uniform Building Code and all other applicable regulations. The applicant must comply in full with each and every condition listed below prior to exercising the rights conferred by this conditional use permit. The applicant must remain in compliance with all conditions listed below throughout the life of the conditional use permit. Failure to comply with each and every condition may result in the revocation of the conditional use permit. A. Plannina Division 1. The project shall remain in compliance with Site Plan Review (DP No. 06- 35). 2. Any amendment to this conditional use permit must be submitted to the Planning Division and Police Department for review. At that time, staff will determine if administrative relief is available or the conditional use permit must be amended. 3. The hours of operation for the facility shall not extend past 2:00 a.m., seven days a week. B. Police Department 1. The existing suite must conform with the provisions of Chapter 8, Article II, and Division 3 of the Santa Ana Municipal Code (Building Security Ordinance). These code conditions will require that the existing project's lighting, door/window locking devices and addressing be upgraded to current code standards. Lighting standards cannot be located in required landscape planters. 2. The applicant shall be responsible for maintaining the premises free of graffiti. All graffiti shall be removed within 24 hours of occurrence. 3. Cash register must be visible from the street at all times and shall not be obstructed at any time by temporary or permanent signage. 4. Window displays must be kept to a minimum for maximum visibility and shall not exceed 25 percent of window coverage. Resolution No. 2006-29 Page 4 of 6 31A-14 5. Windows shall be kept clear of any advertising materials between three and six feet in height. 6. Window displays and racks must be kept to a maximum height of three feet including merchandise and cannot obstruct the cashiers view to the outside. 7. A timed-access cash controller or a money drop safe capable of easily providing the cashier the ability to quickly deposit money into it must be installed. 8. Install a silent armed robbery alarm. 9. There shall be no coin-operated games maintained on the premises at any time. 10. All pay telephones shall be located inside the premises and restricted to outgoing calls only. 11. The petitioner(s) shall be responsible for maintaining the premises free of litter. 12. The conditional use permit shall be reviewed at ninety days, six months, at one year and then annually thereafter by the Police Department for any modification to the conditions of approval. 13. "No Loitering/Trespass" signs/placards shall be posted in the parking lot. The posted signs must conform to Penal Code Section 602. Resolution No. 2006-29 Page 5 of 6 31A-15 PROOF OF SERVICE (C.C.P. SECTION 1 013(a), 2015.5) STATE OF CALIFORNIA, COUNTY OF ORANGE I am employed in the aforesaid county; I am over the age of eighteen and not a party to the within action; my business address is 20 Civic Center Plaza, Ross Annex 2nd, Santa Ana, California 92702. I served the foregoing document described as: Resolution No. 2006-29 for Conditional Use Permit No. 2006-08 in this action by placing a true copy thereof enclosed in sealed envelopes addressed as follows: Susan Thompson McCormick & Schmick's 720 SW Washington Street, Suite 550 Portland, OR 97205 [ ] I caused to be delivered by courier, such envelope by hand to the office of the addressee(s). [X] BY MAIL I am readily familiar with my employer's practice of collection and processing correspondence for mailing. Under that practice it would be deposited with U.S. Postal Service on that same day with postage thereon fully prepaid at Santa Ana, California in the ordinary course of business. I am aware that on motion of the party served, service is presumed invalid if postal cancellation date or postage meter date is more than one day after date of deposit for mailing in affidavit. [ ] The document was transmitted by facsimile transmission and was reported as complete and without error. I declare under penalty of perjury under the laws of the State of California that the foregoing is true and correct. Executed on [date] at Santa Ana, California. MARTHA RAMIREZ Resolution No. 2006-29 Page 6 of 6 31A-16