Loading...
HomeMy WebLinkAbout31A - CUP - 1106 S BRISTOLREQUEST FOR COUNCIL ACTION CITY COUNCIL MEETING DATE: AUGUST 15, 2017 TITLE: RECEIVE AND FILE STAFF REPORT APPROVING CONDITIONAL USE PERMIT NO. 2017-17 TO ALLOW THE SALE OF ALCOHOLIC BEVERAGES FOR ON -PREMISE CONSUMPTION AND CONDITIONAL USE PERMIT NO. 2017-19 TO ALLOW AFTER- HOURS OPERATIONS UNTIL 2:00 A.M. AT MARISCOS EL CAPITAN RESTAURANT LOCATED AT 1106 SOUTH BRISTOL STREET — JUVENAL BARAJAS, APPLICANT (STRATEGIC PLAN NO. 3, 2) CITY ANAGER RECOMMENDED ACTION CLERK OF COUNCIL USE ONLY: ❑ As Recommended ❑ As Amended ❑ Ordinance on 16' Reading ❑ Ordinance on 2nd Reading ❑ Implementing Resolution ❑ Set Public Hearing For CONTINUED TO FILE NUMBER Receive and file the staff report approving Conditional Use Permit No. 2017-17 and Conditional Use Permit No. 2017-19 as conditioned. PLANNING COMMISSION ACTION At its regular meeting on July 24, 2017, the Planning Commission adopted a resolution approving Conditional Use Permit No. 2017-17 to allow the sale of alcoholic beverages for on -premise consumption at an eating establishment and Conditional Use Permit No. 2017-19 as conditioned to allow business operations until 2:00 a.m. for Mariscos EI Capitan restaurant at 1106 South Bristol Street located in the Community Commercial (Cl) zoning district. The Planning Commission added a condition that the applicant must have an approved Entertainment Permit prior to exercising the rights conferred by the Conditional Use Permit Nos. 2017-17 and 2017-19 (Exhibit A). DISCUSSION The project will provide a full service, sit-down eating experience with approximately 83 seats within its dining room. The on -premise sale of alcoholic beverages to customers will provide a service ancillary to the primary restaurant use. Additionally, the applicant is requesting approval of a separate CUP to allow the business to operate afterhours. If the CUP is approved, the hours of operation will allow operation until 2:00 a.m. daily. Full-sized site plans are available for public viewing in the Clerk of the Council Office, 31A-1 CUP Nos. 2017-17 & 2017-19 — Mariscos EI Capitan Alcoholic Beverages & After -Hours at 1106 South Bristol Street August 15, 2017 Page 2 STRATEGIC PLAN ALIGNMENT Approval of this item supports the City's efforts to meet Goal #3 - Economic Development, Objective #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. C dida Neal Acting Executive Director Planning & Building Agency SC:rb S'. RFCA\08-15-17\CUP17-17 & 17-18.1106 S Bristol St.cc Exhibit: A. Planning Commission Staff Report 31A-2 REQUEST FOR Planning Commission Action PLANNING COMMISSION MEETING DATE: JULY 24, 2017 TITLE: PUBLIC HEARING — CONDITIONAL USE PERMIT NO, 2017-17 TO ALLOW THE SALE OF ALCOHOLIC BEVERAGES FOR ON -PREMISE CONSUMPTION AND CONDITIONAL USE PERMIT NO. 2017-19 TO ALLOW AFTER-HOURS OPERATIONS AT MARISCOS EL CAPITAN RESTAURANT LOCATED AT 1106 SOUTH BRISTOL STREET {STRATEGIC PLAN NO. 3,2) Prepared by Estefania Cervantes Executive Director APPROVED ❑ As Recommended ❑ As Amended ❑ Set Public Hearing For DENIED • Applicant's Request • Staff Recommendation CONTINUED TO Planning Adopt a resolution approving Conditional Use Permit No. 2017-17 (On -Premise Alcohol Sale). 2. Adopt a resolution approving Conditional Use Permit No. 2017-19 as conditioned (After - Hours): Request of the Applicant Juvenal Barajas, representing Mariscos EI Capitan, is requesting approval of a conditional use permit (CUP) to allow the sale of alcoholic beverages for on -premise consumption at an eating establishment to be located at 1.106 South Bristol Street. In addition, the applicant is requesting approval of a separate conditional use permit that would allow the restaurant to operate until 2:00 a.m. Establishments that sell alcoholic beverages and that wish to operate between 12:00 midnight and 5:00 a.m. require respective conditional use permits pursuant to Sections 41-196 and 41-366 of the Santa Ana Municipal Code (SAMC). Staff is recommending approval of the applicant's request due to conformance to the City's standards for on -sale licenses and because the conditions of approval will address any potential impacts from late-night operations. Table 1: Project and Location Information 1torra' Infr7rmafibn Pro qct Address 1106 South Bristol Street Nearest Intersection Bristol Street and McFadden Avenue General Plan Designation General Commercial (GC) Zoning Designation Community Commercial (Cl) Surrounding Land Uses North Single -Family Residential East Multi -Family Residential South Commercial West Park EXHIBIT A 31A-3 CUP No, 2017-17 & 2017-19 July 24, 2017 Page 2 Item ="`thfarrnation ,122Lt.,-_` ' Propegy Sized 4.3acres Existing Site Development The site contains several commercial buildings ranging in sizes. Use Permissions Restaurant use is allowed by right; alcohol sales and after-hours operation are allowed with approval of respective CUPS Zoning Code Sections Affected Uses I SAMC § 41-196 O erational Standards SAMC § 41-366 Proiect Description The project will provide a full service, sit-down eating experience with approximately 83 seats within its dining room. The on -premise sale of alcoholic beverages to customers will provide a service ancillary to the primary restaurant use. Overall alcohol storage and display areas will consist of approximately 56 square feet, which is less than five percent of the floor area and is consistent with the SAMC requirement of maintaining five percent or less of the gross floor area of the restaurant for alcohol storage and display. Additionally, the applicant is requesting approval of a separate CUP to allow the business to operate afterhours. If the CUP is approved, the hours of operation will allow the restaurant to remain open until 2:00 a.m. daily. Table 2: Operational Standards Standards Re uired by SAMC Provided Eating Establishment Type Bona -Fide Complies Hours of Operation for ABC Sales 8:00 am to 12:00 am 8:00 am to 2:00 am Dail Window Display 25% ofWindowCoverage Complies Live Entertainment Entertainment Permit No Entertainment Proposed Alcohol Storage and Display 5% of G.F.A. 1.61% of G.F,A. Exterior Telephone Prohibited None Proiect Background The subject location has previously been occupied by restaurants as early as on November 6, 1967. On April 27, 2017, Mariscos EI Capitan submitted plans to Building Department for tenant improvements. As an ancillary component to its food sales, Mariscos EI Capitan is proposing to sell beer and wine through a Type 41 Alcoholic Beverage Control (ABC) license. With no expansions proposed, the restaurant will continue to have a maximum occupancy of 88. Mariscos EI Capitan has an existing restaurant in the City of Coachella and the establishment's mission is to "satisfy the taste for good cuisine through excellent attention and high quality service in a 100% familiar environment." The restaurant serves Mexican food, seafood, and sushi. 31A-4 CUP No. 2017-17 & 2017-19 July 24, 2017 Page 3 Project Analvsis CUP requests are governed by § 41-638 of the Santa Ana Municipal Code (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 conditional use permit. Conversely, the inability to make these findings would result in a denial. Staff has prepared the following analysis, which in turn forms the basis for the recommendation contained in this report. 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 to obtain the on -sale beer and wine license. Since the proposed alcohol license is Intended to provide an added amenity to the restaurant, and the sale of alcoholic beverages will be ancillary to the primary use as an eating establishment, staff recommends approval of the proposed CUP. The proposed sale of alcoholic beverage for on -premise consumption and after-hours operation will not be detrimental to the health, safety, and welfare of the community. The restaurant is located away from sensitive land uses and conditions of approval will minimize any negative impacts from the restaurant's operations. Table 3° Police Department Analysis and Criteria for Recommendation Police Department Analysis and Criteria rfor Recommendation. Police Grid No. and Police Grid No. 127; ranked 22 out of 103 Police Reporting Grids (20th percentile) Rank Threshold for High This reporting district within the highest 20 percent threshold established by the Crime State for high crime on - The Police Department contends that the operational standards applicable to on- Police Department premise ABC licenses will mitigate any potential impacts to the surrounding Recommendation community and therefore does not oppose the granting of a CUP. 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 § 23948.4(c)(2), which also are 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. 31A-5 CUP No. 2017-17 & 2017-19 July 24, 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 the State Department of Alcohol 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. Table 4 CE QA Strategic Plan Alignment and Public Notification & Community Outreach iCEQA,'Strate GPIan,Al nme`n#`.andPup6cNotification:&,Cpmmum qutreaGlt:: CEQA" CEQA T pe Reason(s) General Rule 15061 �b 3 ] This exemption applies to projects where it can be seen with certainty that there is Exempt or Analysis no possibility that the activity in question may have a significant effect on the environment. This is an existing eating establishment and no alterations are being ro osed at this time. ".SErafe iG "Plan Alignriient I Goal(s) and Approval of this item supports the City's efforts to meet Goal 1;3 (Economic #2 of creating new opportunities for business/job growth Policy(s) Development) Objective and encourage private development through new General Plan and Zoning Ordinance olicies. "Ppblc.Ngtificati0n.MCommunit `Outreach Required Measures A public noticed was posted on the project site on July 12, 2017. Notification by mail was mailed to all property owners and occupants within 500 feet of the project site on July 13, 2017. Newspaper posting was published in the Orange County Reporter on July 14, 2017 The Mid -City, Central City, and Pico -Lowell Associations were contacted by phone Additional Measures 10 days prior to the scheduled public hearing, At the time this report was printed, no issues of concern were raised regarding this application. Conclusion Based on the analysis provided within approve Conditional Use Permit No conditioned. Stefanie Cervantes Planning Intern this report, staff recommends that the Planning Commission . 2017-17 and Conditional Use Permit No. 2017-19 as 31A-6 CUP No. 2017-17 & 2017-19 July 24, 2017 Page 5 Exhibits 1. Resolution 2. General Vicinity Map and I Site Photo 4. Site Plan 5. Floor Plan Existing Land Use Map 31A-7 RESOLUTION NO. 2017-25 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING CONDITIONAL USE PERMIT NO. 2017-17 TO ALLOW THE SALE OF ALCOHOLIC BEVERAGES FOR ON -PREMISE CONSUMPTION AND CONDITIONAL USE PERMIT NO. 2017-19 TO ALLOW AFTER HOURS OPERATIONS UNTIL 2:00 A.M. AT MARISCOS EL CAPITAN RESTAURANT LOCATED AT 1106 SOUTH BRISTOL 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. 2017-17 allow the on -premise sale and consumption of alcoholic beverages and Conditional Use Permit No. 2017-19 for afterhours operation for the property located at 1106 South Bristol. B. Santa Ana Municipal Code Section 41-196 requires a conditional use permit for the sale of alcoholic beverages for on-site consumption of alcoholic beverages that is ancillary to the primary restaurant use. C. Santa Ana Municipal Code Section 41-365.5 (f) requires a conditional use permit for any eating establishment open at any time between the hours of 12:00am and 5:O0am and located within one hundred fifty feet of residentially zoned or used property, measured from property line to property line. D. On July 24, 2017, the Planning Commission held a duly noticed public hearing on Conditional Use Permit No. 2017-17 and 2017-19 E. The Planning Commission determines that the following findings, which must be established in order to grant this Conditional Use Permit pursuant to Santa Ana Municipal Code Section 41-638, have been established for Conditional Use Permit No. 2017-17 to allow for on - premise 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 the community. EXHIBIT 1 Resolution No. 2017-25 Page 1 of 7 31A-8 EXHIBIT A Conditions for Approval for Conditional Use Permit No. 2017-19 Conditional Use Permit No. 2017-19 afterhours operations until 2:00 a.m. 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 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. There shall be no amplified sound used outside the building. 2. 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. 3. 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. 4. All unpermitted signage and banners must be permitted or removed from the site prior to release of the alcoholic beverage control (ABC) license. 5. Neither Conditional Use Permit shall become effective until an Entertainment Permit has been approved. (Added by action of the Planning Commission July 24, 2017) Resolution No. 2017-25 Page 7 of 7 31A-9 The proposed sale of alcoholic beverage 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 food. This will thereby benefit the community by providing a restaurant with an additional and complementary food - related amenity. Standards are applicable to the 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. 2. That the proposed use under the circumstances of the particular case will not 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 persons residing or working in the vicinity because operational standards applicable to the alcoholic beverage control license will mitigate any potential negative or adverse impacts created by the use. This is primarily a restaurant use and the addition of alcohol will be ancillary to the main use. Moreover, the restaurant's location away from sensitive land uses reduces any potential impacts to others in the immediate vicinity. 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 also offer beer and wine for sale to their guests and provide a one-stop dining experience to its visitors. Moreover, the offering of alcoholic beverages will allow Mariscos EI Capitan to remain economically viable and compete with nearby full-service restaurants in the vicinity and contributes to the overall success of the City of Santa Ana. 4. That the proposed use shall 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 Santa Ana Municipal Code. The facility will be maintained as a full - Resolution No. 2017-25 Page 2 of 7 31A-10 service, bona -fide eating establishment, having suitable kitchen facilities and supplying an assortment of foods commonly ordered at various hours of the day. Additionally, the restaurant will utilize less than five (5) percent of the gross floor area for the display and/or storage of alcoholic beverages, which is the maximum threshold established by the Santa Ana Municipal Code. 5. That the proposed use will not adversely affect the General Plan or any specific plan of the City. The proposed sale of alcoholic beverage 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 feature alcoholic beverages on their menus 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. Mariscos EI Capitan is located in a commercial building and its operation is compatible with the surrounding commercial businesses. F. 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 41-366, have been established for Conditional Use Permit No. 2017-19 to allow for afterhours operation. 1. That the proposed use will provide a service or facility that will contribute to the general wellbeing of the neighborhood or the community. The proposed after-hours operations will provide an ancillary service to individuals that wish to have a late night meal. This will thereby benefit the community by providing a food - related amenity offering service past 12:00 midnight, which is consistent with that of other restaurants. Conditions have been placed on this operation to mitigate any potential problems created by the after-hours operation to ensure that service past 12:00 midnight will not negatively impact the surrounding community, such as requiring the establishment to maintain a complete food menu past midnight, disallowing outdoor restaurant activity, and limiting amplified sound to within the building. Resolution No. 2017-25 Page 3 of 7 31A-1 1 2. That the proposed use under the circumstances of the particular case will not be detrimental to the health, safety, or general welfare of persons residing or working in the vicinity. The proposed after-hours operations will not be detrimental to those living or working in the area because conditions have been placed to mitigate any negative impacts on the community. These conditions are consistent with other eating establishments that have similar hours of operation and similar operational conditions. The after -hour conditions limit operations to indoor activities after the midnight hour, therefore mitigating any outside ambient noise, as well as limiting the amplified sound within the building. 3. That the proposed use will not adversely affect the present economic stability or future economic development of properties surrounding the area. The project site is situated along a commercial corridor that is appropriate for the proposed commercial use. The establishment of this restaurant promotes a balance of land uses that enhances the City's economic and fiscal viability. Providing a variety of land uses in the area strengthens the economic base of the City and affects the economic stability of the area in a positive manner. 4. That the proposed use shall 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 an eating establishment operating after hours pursuant to Chapter 41 of the Santa Ana Municipal Code. The establishment will contain the necessary equipment to qualify as an eating establishment, and operational standards applicable to the proposed ABC license will prevent or mitigate any impacts from the restaurant onto adjacent properties. 5. That the proposed use will not adversely affect the General Plan or any specific plan of the City. The proposed use 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 with extended hours of operation offers additional dining options for Santa Ana residents and visitors. Furthermore, Policy 2.9 of the Land Use Element Resolution No. 2017-25 Page 4 of 7 31A-12 supports developments that create a business environment that is safe and attractive. Conditions of approval have been placed on this conditional use permit that will maintain a safe and attractive environment in Downtown Santa Ana. Finally, Policy 5.5 of the Land Use Element encourages development that is compatible with and supporting of surrounding land uses. Mariscos EI Capitan restaurant is located in a commercial area and its operation is compatible with the surrounding commercial businesses. Section 2. In accordance with the California Environmental Quality Act (CEQA) the recommended action is exempt from CEQA per Section 15061(b)(3). This exemption applies to projects where it can be seen with certainty that there is no possibility that the activity in question may have a significant effect on the environment. The project proposes to allow the on -premise sale of alcoholic beverages at a full-service restaurant within an existing structure. It has been found by the City that the use will not create any adverse impacts such as noise, traffic, or safety concerns. The cumulative impact of this project will not be significant as the use will be complementary with the nearby commercial uses in the area. 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. Section 3. The applicant agrees to indemnify, hold harmless, and defend the City of Santa Ana, its officials, officers, agents, and employees, from any and all liability, claims, actions or proceedings that may be brought arising out of its approval of this project, and any approvals associated with the project, including, without limitation, any environmental review or approval, except to the extent caused by the sole negligence of the City of Santa Ana. Section 4. The Planning Commission of the City of Santa Ana after conducting the public hearing hereby approves Conditional Use Permit No. 2017-17 and Conditional Use Permit 2017-19. 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 July 24, 2017, and exhibits attached thereto; and the public testimony, all of which are incorporated herein by this reference. ADOPTED this 24th day of July, 2017 by the following vote: AYES: Commissioners: Alderete, Bacerra, McLoughlin, Mendoza, Verino (5) NOES: Commissioners: None (0) ABSENT: Commissioners: Contreras -Leo, Nguyen (2) ABSTENTIONS: Commissioners: None (0) Resolution No. 2017-25 Page 5 of 7 31A-13 Lynnette Verino Chairperson APPROVED AS TO FORM: Sonia R. Carvalho, City Attorney Lisa Storck Assistant City Attorney CERTIFICATE OF ATTESTATION AND ORIGINALITY I, ROSA BARELA, Acting Recording Secretary, do hereby attest to and certify the attached Resolution No. 2017-25 to be the original resolution adopted by the Planning Commission of the City of Santa Ana on July 24, 2017. Date: acting Recording Secretary City of Santa Ana 31A-14 Resolution No. 2017-25 Page 6 of 7 EXHIBIT A Conditions for Approval for Conditional Use Permit No. 2017-19 Conditional Use Permit No. 2017-19 afterhours operations until 2:00 a.m. 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 belowrip 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. There shall be no amplified sound used outside the building 2. 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. 3. 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. 4. All unpermitted signage and banners must be permitted or removed from the site prior to release of the alcoholic beverage control (ABC) license. 5. Neither Conditional Use Permit shall become effective until an Entertainment Permit has been approved. (Added by action of the Planning Commission July 24, W1 7) Resolution No. 2017-25 Page 7 of 7 31A-15 7/10/2017 0 ti M14 OWN,] Man Prndvrtc. All rinhtc recnrvad. http://maps.digitalmepcentral.com/production/Dashboardl8l6/5/release/html/toolkiticommands/print/hlmlprinUPrintPreview.html 1/1 31A-16 CUP 2017-17 AND CUP 2017-19 MARISCOS EL CAPITAN ON -SALE ABC 1106 SOUTH BRISTOL STREET EXHIBIT 3 SITE PHOTOS 31A-17 A fOG S. BRISTOL 37. CUP 2017-17 AND CUP 2017-19 MARISCOS EL CAPITAN ON -SALE ABC 1106 SOUTH BRISTOL STREET EXHIBIT 4 SITE PLAN 31A-18 AAIIIN CUP 2017-17 AND CUP 2017-19 MARISCOS EL CAPITAN ON -SALE ABC 1106 SOUTH BRISTOL STREET EXHIBIT 5 FLOOR PLAN 31A-19 fl.0AR0{fiNl60fiHA ,,I 31.lm� ' AAIIIN CUP 2017-17 AND CUP 2017-19 MARISCOS EL CAPITAN ON -SALE ABC 1106 SOUTH BRISTOL STREET EXHIBIT 5 FLOOR PLAN 31A-19 fl.0AR0{fiNl60fiHA 31A-20