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HomeMy WebLinkAbout31A - CUP - 315 W 17TH STREQUEST FOR COUNCIL ACTION CITY COUNCIL MEETING DATE: MARCH 21, 2017 TITLE: MODIFY CONDITIONAL USE PERMIT NO. 2005 -29 TO ALLOW THE SALE OF BEER, WINE, AND DISTILLED SPIRITS FOR ON- PREMISE CONSUMPTION AT EL CALAMAR RESTAURANT LOCATED AT 315 WEST SEVENTEENTH STREET - JOSEPH RODRIGUEZ, APPLICANT (STRATEGIC PLAN NOS. 3,2) CITY MA AGER RECOMMENDED ACTION CLERK OF COUNCIL USE ONLY: 0 As Recommended 0 As Amended ❑ Ordinance on 18' Reading Ordinance on 06 Reading 0 Implementing Resolution 0 Set Public Hearing For CONTINUED TO FILE NUMBER Receive and file the staff report approving modification to Conditional Use Permit No. 2005 -29 as conditioned. PLANNING COMMISSION ACTION At its regular meeting on February 27, 2017, by a vote of 7:0, the Planning Commission adopted a resolution approving modification to Conditional Use Permit (CUP) No. 2005 -29 as conditioned which approved an upgrade for the sale of beer, wine and distilled spirits for on- premise consumption at El Calamar restaurant at 315 West Seventeenth Street located in the Community Commercial (C -1) zoning district. The Planning Commission made no changes to the recommended conditions of approval outlined in the attached staff report (Exhibit A). DISCUSSION On March 15, 2005, the Planning Commission adopted a resolution approving CUP No. 2005 -29 for the operation of a Type 41 alcoholic beverage control license allowing the sale and on- premise consumption of beer and wine for Moncho's El Pescador restaurant. In 2008, El Calamar restaurant took over the restaurant establishment and has been operating under and in compliance with CUP No. 2005 -29. The applicant recently received authorization from the Department of Alcoholic Beverage Control (ABC) to upgrade from a Type 41 to a Type 47 alcohol license for the sale of distilled spirits in addition to beer and wine. Because of this, on January 5, 2017, the applicant submitted a conditional use permit modification application to the Planning Division. The modification to CUP No. 2005 -29 is required because the ABC license is being upgraded; however, the restaurant will continue to comply with the same operations standards for all eating establishments that offer on- premise consumption of any alcoholic beverage. Full - sized site plans are available for public viewing in the Clerk of the Council Office. 31A-1 Modification to Conditional Use Permit No. 2005 -29 — El Calamar Restaurant at 315 West Seventeenth Street March 21, 2017 Page 2 STRATEGIC PLAN ALIGNMENT Approval of this item supports the City's efforts to meet Goal No. 3 Economic Development, Objectives No. 2 (create new opportunities for business /job growth and encourage private development through new General Plan and Zoning Ordinance policies). FISCAL IMPACT There is no fiscal impact associated with this action. Hassan Haghs. i, AICP Executive Director Planning & Building Agency JG:rb M: \Conditional Use Permit =17 \CUP No, 2005 -29 Amend. No 1 at 315W 17th St \CUP No. 2005 -29 MOD No i.co Exhibit: A. Planning Commission Staff Report 31A-2 REQUEST FOR Planning Commission Action PLANNING COMMISSION MEETING DATE: FEBRUARY 27, 2017 TITLE: PUBLIC HEARING — FILED BY JOSEPH RODRIGUEZ TO MODIFY CONDITIONAL USE PERMIT NO. 2005 -29 TO ALLOW THE SALE OF BEER, WINE, AND DISTILLED SPIRITS FOR ON- PREMISE CONSUMPTION AT EL CALAMAR RESTAURANT LOCATED AT 315 WEST SEVENTEENTH STREET (STRATEGIC PLAN NOS. 3,2; 3,4) Prepared by Jerry C. Guevara Executive Directo PLANNING COMMISSION SECRETARY APPROVED ❑ As Recommended • As Amended • Set Public Hearing For DENIED • Applicant's Request • Staff Recommendation CONTINUED TO y - RECOMMENDED ACTION Adopt a resolution approving modification to Conditional Use Permit No. 2005 -29 as conditioned. Executive Summary Joseph Rodriguez, representing El Calamar Restaurant, is requesting approval of modification to Conditional Use Permit No. 2005 -29 to allow the sale of beer, wine, and distilled spirits for on- premise consumption at an existing restaurant located at 315 West Seventeenth Street. The subject site is currently entitled under Conditional Use Permit No. 2005 -29 to sell beer and wine for on- premise consumption. Staff is recommending approval of the applicant's modification request due to the site's location away from sensitive land uses and the restaurant's history in compliance with the City codes and regulations. Table 1 • Proiect and Location Information Item Information Project Address 315 W. Seventeenth Street Nearest Intersection Seventeenth Street and Broadway General Plan Designation General Commercial (GC) Zonin Designation Community Commercial C -1) Surrounding Land Uses North Office / Parkin Lot East Commercial South Commercial _ West Commercial l Property Size 4,950 s . ft. _ Existing Site Development The site is developed with a 3,740 square -foot restaurant. Use Permissions Zoning Code Sections Affected Allowed with a conditional use permit E��i Uses Sectio SAMC O erational Standards Sectio96 C _ EXWM 3 Modification to CUP No. 2005 -29 February 27, 2017 Page 2 Project Description El Calamar restaurant is requesting approval of a modification to its existing conditional use permit to allow the sale of beer, wine, and distilled spirits for on- premise consumption. The current conditional use permit explicitly only allows for the sale and on- premise consumption of beer and wine; because of this, a modification needs to be approved by the Planning Commission. The restaurant will continue to operate as a sit -down bona -fide eating establishment. No alterations or expansion to the restaurant are being proposed at this time. Alcoholic beverages will be stored in a 43- square -foot storage room within the kitchen area, which is less than five percent of the gross floor area of the restaurant and it is consistent with the SAMC requirement. Table 2: Operational Standards Standards;," 13e "uiced b SAME . Providecj. ' Eatih Establishment T e Bona -Fide Bona -Fide Hours of Operation 8:00 am to 12:00 am 9:00 am to 12:00 am Window Dis la Live Entertainment 25% of Window Coverage Entertainment Permit Exceeds allowable coverage Permit renewed on 10/18/16 -6- Alcohol Stora e and Display Exterior Telephone 5% of G.F.A Prohibited 1 %of G.F.A None Parking Required 37 stalls 51 stalls ,. M01FITIrift The subject site was originally developed as a retail store building in 1947 and was then converted into a restaurant in 1964 and has been operating as such since then. On March 15, 2005, the Planning Commission adopted a resolution approving CUP No. 2005 -29 for the operation of a Type 41 alcoholic beverage control license allowing the sale and on- premise consumption of beer and wine for Moncho's El Pescador restaurant. In 2008, El Calamar restaurant took over the restaurant establishment and has been operating under and in compliance with CUP No. 2005 -29. The restaurant specializes in Mexican seafood cuisine and contains capacity for 98 patrons. The applicant recently received authorization from the Department of Alcoholic Beverage Control (ABC) to upgrade from a Type 41 to a Type 47 alcohol license for the sale of distilled spirits in addition to beer and wine. Because of this, on January 5, 2017, the applicant submitted a conditional use permit modification application to the Planning Division. The modification to CUP No. 2005 -29 is required because the ABC license is being upgraded; however, the restaurant will continue to comply with the same operations standards for all eating establishments that offer on- premise consumption of any alcoholic beverage. 31A-4 Modification to CUP No. 2005 -29 February 27, 2017 Page 3 Proiect Analvsis Conditional use permit requests are governed by Section 41 -638 of the SAMC. Conditional use permits 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 conditional use permit. Conversely, the inability to make these findings would result in a denial. Staff has prepared the 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 application's request to sell beer, wine, and distilled spirits and has determined that the proposed CUP modification will not be detrimental to the health, safety, and welfare of the community. The subject site is not located within immediate proximity to parks, playgrounds, schools, or religious institutions. The closest public facility is Willard Intermediate School which is approximately 1,100 feet away and the closest residential property is 150 feet away. As a result, the granting of the CUP modification will not negatively impact any sensitive land uses that may be nearby. El Calamar is an established restaurant with a clean history and provides a service to the community and visitors of the City. The license upgrade will allow the restaurant to remain competitive with similar establishments and economically viable, and will meet customer demands during seasonal holidays. In addition, the on -site sale of alcohol to customers is intended to provide a service ancillary to the primary restaurant use. As part of the application process, the application was reviewed by the Police Department and Code Enforcement Division which have no issues of concern regarding this modification. The restaurant is currently in compliance with all applicable regulations and conditions imposed on an eating establishment selling beer, wine and distilled spirits pursuant to Chapter 41 of the SAMC. Furthermore, the conditions of approval and operational standards for on -sale establishments and periodic monitoring will ensure that the use will not deviate from the planned operation reviewed under this application and will mitigate any potential impacts created by such use. Police Department Analysis The Police Department reviews conditional use permit 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 (ABC). 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. 31A-5 Modification to CUP No. 2005 -29 February 27, 2017 Page 4 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 State ABC 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. The Police Department has reviewed the application and has noted that the restaurant is located within Reporting District No. 163, which ranks 14 out of 102 Citywide Districts in total number of police - related incidents. This puts the restaurant in an area of the City considered above average in police - related incidents. The Police Department contends that the operational standards applicable to on- premise ABC licenses will mitigate any potential impacts to the surrounding community. Moreover, the proposed conditional use permit will also be consistent with similar ABC licenses for restaurants in the area. Therefore, the Santa Aria Police Department does not oppose the granting of a CUP to this business. Table 3: CEQA. Strategic Plan Alignment, and Public Notification & Community Outreach CEQA, Strate is Plan Alignment, and Public Notification'& CommunitkOutreach CEQA' CEQA Type General Rule Section 15061 b 3 Reason(s) This exemption applies to projects where it can be seen with certainty that there is no Exempt or Analysis possibility that the activity in question may have a significant effect on the environment. The project proposes to allow the operation of a Type 47 alcoholic beverage control license to sell beer, wine, and distilled spirits at a bona -fide restaurant. The City has determined that the use will not create any adverse impacts such as noise, traffic, or safety concerns. Strategic Plan Alignment Goal(s) and Approval of this item supports the City's efforts to meet Goal No.3 (Economic Policy($) Development) Objective No. 2 of creating new opportunities for business /job growth and encourage private development through new General Plan and Zoning Ordinance policies. Public Notification & Community "'Outreach , Required Measures A public noticed was posted on the project site on February 16, 2017. Notification by mail was mailed to all property owners and occupants within 500 feet of the project site on February 16, 2017. Newspaper posting was published in the Orange County Reporter on February 16, 2017. Additional Measures The president and members of the Floral Park Neighborhood Association were contacted regarding this application and had no issues of concern regarding this application. 31A-6 Modification to CUP No. 2005 -29 February 27, 2017 Page 5 Conclusion Based on the analysis provide within this report, staff recommends that the Planning Commission approve ification to Conditional Use Permit No. 2005 -29 as conditioned. Jer . Gue a A1siat PI., ner I JG: jm MACondlllonal Use Permitl20'ITCUP No. 2005 -20 Arnand. No. I a1315 W. iTh S &CUP No. 2005 -29 MOO No. 1.pc Attachments: Exhibit 1 — General Vicinity Map Exhibit 2 — Existing Land Use Map Exhibit 3 — Site Photo Exhibit 4 — Site Plan Exhibit 5 -- Floor Plan 31A-7 ps ns _ —I P rcl _1m D — R1 R7 R1 cl- _ MD I AI I Ri } Bl Rl R7 R1 c flt s R7 N lil P P R SD °en R7 r$ ° so. T� R1 R1 Rl s P Nf - tl PR RI P na E Ri ®cs. R] Rl Rl R1 lxn Ra.p r'9 y cl cl Ct C1 CI ulU u.o V sz sp R !EO a CI Cl a 'i ?CI `- Cl Cl cl P 1 �m_ a h G3 P u e SP -3 I z -n I RI � i � � ,. 1 ➢ ssr I S� SPd Pl 21 e Po R3- R3- 2& 21 '� ^" dS' I nou wtu x xms a n>•� m. sr RI j f un a RI R3 RT O RZ RI 21 Al Rim A3 R3- p - eon xnn 3 m 3 I —' ra� la ..wi. x •d4 Nx Ax roe n P A2 si sv.a ` Ji PI PI i 21 Rt x1 pv AT P ft2 sP's ?0 SP -S JG3 @ N2 Bx P II—,,"�' RI �'�ni22 !� j SV 1 RI RI I. 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CJJMMEilAUMU931M 007RCF MO MILITAWOPEMTIONS PA SIEUreANAM MMS C2 G9NERALCOMIARUA D OPENSm FE FESUENIALESTATE C3 GENTRAL&IgN69 P PR]FEMONAL SO SMACOEVEI.OMT C &A C/F MLW9N6ARMLlAGE FCO P.ANN®CC41MUNItt DEVHARUiB G' SPEOFlCRAN G RANNEDS OPRNGCENiER Ra RANN®REMMALDP.A3.OPMENT C5 ARMALCOMMS UAL MODIFICATION TO CUP 2005 -29 EL CALAMAR ON —SALE ABC 315 WEST SEVENTEENTH STREET — 50D FEET r =,000 FEET EXHIBIT 1 VICINITY MAP 31A-8 19TH --I m m STRFFT R S F E I A I G I D L L N E C E C O M M w F A m L V C O M M m F E w � L L E C m m w w w O O L (n Z N N - o� C O M M v r a fl COMMERCIAL m --I m m STRFFT R S F E I A I G I D L L N E C E C O M M F A I L C O M M R F E I A S T D L L E C E 17TH C O M M E R C I A L O C a Z 16TH STREET w m m -I STREET C 0 M M ElRCIAL M U L T I F A M I L Y R E S I D E N C E M.F,R. OFFICE w O MM, a o — a COMM. -G COMMERCIAL COMMERCIALI MODIFICATION TO CUP 2005 -29 EL CALAMAR ON -SALE ABC 315 WEST SEVENTEENTH STREET P L A N N I N G A N D B U I L D I N G A G E N C Y LAND USE MAP EXHIBIT 2 31A-9 I L E F A I L C O M M E S I D E C E COMAIERCI L o� C O M M 17TH C O M M E R C I A L O C a Z 16TH STREET w m m -I STREET C 0 M M ElRCIAL M U L T I F A M I L Y R E S I D E N C E M.F,R. OFFICE w O MM, a o — a COMM. -G COMMERCIAL COMMERCIALI MODIFICATION TO CUP 2005 -29 EL CALAMAR ON -SALE ABC 315 WEST SEVENTEENTH STREET P L A N N I N G A N D B U I L D I N G A G E N C Y LAND USE MAP EXHIBIT 2 31A-9 MODIFICATION TO CUP 2005 -29 EL CALAMAR ON -SALE ABC 315 WEST SEVENTEENTH STREET EXHIBIT 3 SITE PHOTOS 31A -10 (E)ALLEY T=50' �IPAYED PAR<NG LOT LOT 16 R =50' Q) V-� D PARKING LOT 'RA"' "AR EA n S1f IMP' FLE CWDC El Calamar MEXICAN GRILL & SEA FOOD ENTRY JILDING rx v" > F-I .2, (E) SIDE WALK T7 (E) DRIVE APPROACHED (r) WATER METER MODIFICATION TO CUP 2005-29 EL CALAMAR ON-SALE ABC 3480 WEST SEVENTEENTH STREET EXHIBIT 4 SITE PLAN 31A-1 1 01 1 la, kil MODIFICATION TO CUP 2005-29 EL CALAMAR ON-SALE ABC 315 WEST SEVENTEENTH STREET EXHIBIT 5 FLOOR PLAN 31A-12 RESOLUTION NO. 2017 -04 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING MODIFICATION TO CONDITIONAL USE PERMIT NO. 2005 -29 AS CONDITIONED TO ALLOW THE SALE OF ALCOHOLIC BEVERAGES FOR ON- PREMISE CONSUMPTION AT EL CALAMAR RESTAURANT LOCATED AT 315 WEST SEVENTEENTH STREET BE IT RESOLVED BY THE PLANNING COMMISSION OF THE CITY OF SANTA ANA AS FOLLOWS: Section 1. The Planning Commission of the City of Santa Ana hereby finds, determines and declares as follows: A. Joseph Rodriguez ( "Applicant "), representing El Calamar Restaurant, is requesting approval of modification to Conditional Use Permit No. 2005 -29 to allow the sale of alcoholic beverages for on- premise consumption for the property located at 315 West Seventeenth Street. B. Santa Ana Municipal Code Section 41 -196 requires approval of a conditional use permit for establishments wishing to sell alcohol for on- or off - premise consumption. C. On February 27, 2017, the Planning Commission held a duly noticed public hearing on modification to Conditional Use Permit No. 2005 -29. D. The Planning Commission determines that the following findings, which must be established in order to grant this Conditional Use Permit pursuant to Santa Ana Municipal Code (SAMC) Section 41 -638, have been established for modification to Conditional Use Permit No. 2005 -29 to allow the sale of alcoholic beverages for on- premise consumption: 1. That the proposed use will provide a service or facility which will contribute to the general well being of the neighborhood or community. The proposed sale of alcoholic beverages for on- premise consumption at this location will provide an ancillary service to the restaurant's customers by allowing them the ability to purchase a variety of alcoholic beverages with their meal. This will thereby benefit the community by providing a restaurant with an additional and complementary alcoholic beverage control license which will mitigate any potential impacts created by the use and ensure that the use will not negatively affect the surrounding community. Resolution No. 2017 -04 Page 1 of 5 31A -13 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 beverage for on- premise consumption at this location will not be detrimental to persons residing or working in the vicinity because conditions of approval and operational standards applicable to the alcoholic beverage control license will address any potential negative or adverse impacts create by the use. This is primarily a restaurant use and the addition of alcohol will be ancillary to the main use. Finally, the sale of alcohol in the restaurant is intended to be incidental to the primary use as an eating establishment and will occur within the premises. 3. That the proposed use will not adversely affect the present economic stability or future economic development of properties surrounding the area. The proposed use will not adversely affect the economic stability of the area, but will instead allow the restaurant to compete with other nearby restaurants that offer a full selection of alcoholic beverages for sale to their customers. Moreover, the offering of alcoholic beverages will allow El Calamar restaurant to remain economically viable and compete with nearby full- service restaurants in the local vicinity and contributes to the overall success of the City of Santa Ana. 4. That the proposed use will comply with the regulations and conditions specified in Chapter 41 for such use. The proposed project will be in compliance with all applicable regulations and conditions imposed on a restaurant selling alcoholic beverages for on- premise consumption pursuant to Chapter 41 of the SAMC. The facility will be maintained as a full - service, bona -fide eating establishment, having suitable kitchen facilities and supplying an assortment of foods. Additionally, the restaurant will utilize less than five (5 %) percent of the gross floor area for display and storage of alcoholic beverages, which is the maximum threshold established by the SAMC. 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. Resolution No. 2017 -04 Page 2 of 5 31A -14 The proposed sale of alcoholic beverages for on- premise consumption at this location will not adversely affect the General Plan. The granting of this conditional use permit supports several policies contained in the General Plan. Policy 2.2 of the Land Use Element encourages land uses that accommodate the City's needs for goods and services. Providing a variety of full - service restaurants that provide alcoholic beverages as part of their menu offers additional dining options for Santa Ana residents and visitors. Finally, Policy 5.5 of the Land Use Element encourages development that is compatible with and supporting of surrounding land uses. El Calamar is located in a commercial area and its operation is compatible with the surrounding commercial businesses. E. In accordance with the California Environmental Quality Act (CEQA) the recommended action is exempt from CEQA per Section 15061(b)(3). This exemption applies to projects where it can be seen with certainty that there is no possibility that the activity in question may have a significant effect on the environment. The project proposes to allow the on- premise sale of alcoholic beverages at a full- service restaurant. There is no reasonable possibility that the project will have a significant effect on the environment due to the facility having the necessary infrastructure to operate the proposed use and that no expansion of square footage is proposed. Section 2. The applicant agrees to indemnify, hold harmless, and defend the City of Santa Ana, its officials, officers, agents, and employees, from any and all liability, claims, actions or proceedings that may be brought arising out of its approval of this project, and any approvals associated with the project, including, without limitation, any environmental review or approval, except to the extent caused by the sole negligence of the City of Santa Ana. Section 3. The Planning Commission of the City of Santa Ana after conducting the public hearing hereby approves modification to Conditional Use Permit No. 2005 -29 as conditioned in Exhibit "A" attached hereto and incorporated herein for the project located at 315 West Seventeenth Street. 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 February 27, 2017, and exhibits attached thereto; and the public testimony, written and oral, all of which are incorporated herein by this reference. Resolution No. 2017 -04 Page 3 of 5 31A-15 ADOPTED this 27" day of February, 2017. AYES: Commissioners: ALDERETE BACERRA, CONTRERAS -LEO McLOUGHLIN MENDOZA, NGUYEN, VERINO NOES: Commissioners: ABSENT: Commissioners: ABSTENTIONS: Commissioners: Lynnette Verino Chairperson APPROVED AS TO FORM: Sonia R. Carvalho, City Attorney By: Lisa Storck Assistant City Attorney CERTIFICATE OF ATTESTATION AND ORIGINALITY I, SARAH BERNAL, Commission Secretary, do hereby attest to and certify the attached Resolution No. 2017 -04 to be the original resolution adopted by the Planning Commission of the City of Santa Ana on February 27, 2017. Date: Commission Secretary City of Santa Ana 31A -16 Resolution No. 2017 -04 Page 4 of 5 EXHIBIT A Conditions for Approval for Modification to Conditional Use Permit No. 2005 -29 Modification to Conditional Use Permit No. 2005 -29 for a restaurant located at 315 West Seventeenth Street 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 Administrative Code, the California Building Standards Code and all other applicable regulations. The applicant must comply in full with each and every condition listed below rip or 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. The sales, service, and consumption of alcoholic beverages shall be permitted in accordance to the operational standards for on -sale establishments pursuant to Section 41- 196(g) of the SAMC. 2. There shall be no amplified sound used outside the building. 3. All activities shall be conducted inside the building. In the event the applicant wishes to provide outdoor dining, the applicant shall submit plans to the Planning Division for review after which the Planning Manager will determine if administrative relief is available or if the project must be reviewed by the Planning Commission to properly consider safety, health, and use adjacency issues. 4. Any and all existing or new lighting on the building's exterior must be maintained in good working order. All new exterior lighting shall be directed towards the restaurant and /or sidewalk and not towards other properties. 5. The parking lot shall be restriped in accordance to Sec. 41 -1303 of the SAMC. Parking stalls shall be double striped and shall not be less than eight (8) feet six (6) inches wide and eighteen (18) feet long. 6. The existing trash enclosure shall be refurbished to include the installation of a new roof -cover that meets the current standard in place by the Planning and Building and Public Works agencies. 7. Remove unpermitted roof decorative lights along front and west elevations and remove all unpermitted window signage. 8. Condition No. 5, No 6, and No. 7 shall be addressed prior to the release of this resolution. Once the conditions have been addressed, contact the case planner to schedule an inspection. The case planner will verify that all conditions have been met and will release the resolution to the applicant. Resolution No. 2017 -04 Page 5 of 5 31A -17 31A -18