633
West
Fifth
Street
Los
Angeles,
CA
90071
t
fi
[email protected]
|
310-729-7266
[email protected]
|
213-718-3468
December
22,
2023
On
Behalf
of
Mr.
Mark
Adams
CEO
Evolv
Herbal,
LLC
1858
Newport
Blvd.
Costa
Mesa,
CA
92626
[email protected]
562-209-0111
City
Council
c/o
City
Clerk
City
of
Costa
Mesa
77 Fair
Drive
Costa
Mesa,
CA
92626
714-754-5225
Dear
Honorable
Mayor
and
City
Council
Members,
I
represent
Mr.
Mark
Adams
and
Evolv
Herbal
and
am
submitting
this
Letter
of
Appeal
of
the
decision
of
the
Costa
Mesa
City
Planning
Commission
(Planning
Commission)
to
deny
the
Conditional
Use
Permit
(CUP)
and
thereby,
Conditional
Business
Permit
(CBP),
filed
by
Evolv
Herbal,
located
at
1858
Newport
Blvd.,
Costa
Mesa,
CA
92626,
on
December
11,
2023
to
the
City
Council
of
Costa
Mesa
per
(CMMC).
Evolv
Herbal
has
diligently
followed
all
legal
requirements,
ordinances,
and
regulations
outlined
by
the
CMMC
and
State
of
California
for
operating
a
storefront
retail
cannabis
dispensary.
We
appreciate
the
Planning
Commission’s
review
and
consideration
of
our
CBP
and
CUP
applications
but
seek
a
fair
de
novo
hearing
on
our
applications
based
upon
the
relevant
issues
and
CMMC.
Our
commitment
to
compliance
is
unwavering,
and
we
want
to
ensure
that
we
address
any
specific
issues
that
might
have
arisen
during
the
evaluation.
In
summary,
Evolv
Herbal’s
CUP
Application
was
in
full
compliance
with
the
CMMC
and
the
Costa
Mesa
City
Planning
Department
Staff
Report
recommended
approval
of
their
CUP
Application.
(See
City
of
Costa
Mesa
Planning
Commission
Agenda
Report,
Meeting
Date:
December
11,
2023,
Item
Number
PH-4
and
Resolution
No.
PC-2023-
A
RESOLUTION
OF
THE
PLANNING
COMMISSION
OF
THE
CITY
OF
COSTA
MESA,
CALIFORNIA
APPROVING
PLANNING
APPLICATION
22-22
FOR
A
STOREFRONT
RETAIL
CANNABIS
BUSINESS
(EVOLV
HERBAL)
WITH
DELIVERY
IN
THE
C2
ONE
AT
1858
NEWPORT
BOULEVARD).
The
FINDINGS
and
CONDITIONS
OF
APPROVALS
(Exhibits
A
and
B
of
the
Staff
Report)
provide
detailed
information
regarding
the
Evolv
Herbal
Application,
1 ATTACHMENT 4
allofwhichwereandareconsistentwiththeCMMCandCaliforniastatelaw. Additionally, theCityofCostaMesaapprovedbothoftheneighboringstorefrontretailcannabisstores,whoseapplicationswerenearlyidenticalbutwithlessstringentsecuritymeasures.Further, basedonthelocationofsensitiveusesinthelocalarea,a“GoldieLoxEffect”resultedintheconcentrationofstorefrontretailcannabisoperationswhichpreventedthebroaddiasporaofsuchoperationsacrosstheCity, whichfurthersupportsthetenetsoftheCMMCandGeneralPlanofCostaMesa.Finally, EvolvHerbalhasactedingoodfaith,engagedindiligentcommunityoutreachinconjunctionwithitsCUPApplication,andhasthemostseasonedstaff andprofessionalsofanystorefrontretailcannabisoperationintheCity, havingnotonlyoperatedandownedmedicalandretailcannabisoperationsforalmost2decadesbuthasalsobeenextremelyactiveinnonprofitandeducationalprogramsregardingthesafeuseofcannabis,emphasizingtheuseofcannabiswithlowerpsychoactiveconcentrationsandhigherconcentrationsofnon-psychoactivemedicalgradecannabiswithsignificanthealthbenefits.Assuch,theCityCounciliscompelledandurgedtooverturnthedecisionofthePlanningCommissionandapproveEvolvHerbal’sCUPApplication.
PursuanttoSections5and7ofArticleXIoftheCaliforniaConstitutionandtheprovisionsofDivision10oftheBusinessandProfessionsCode,theCityofCostaMesa(“City”)isauthorizedtoadoptordinancesthatestablishstandards,requirementsandregulationsforlocallicensesandpermitsforcannabisandcannabis-relatedactivity. Inconjunctiontherewith,theCitypassedOrdinancesNo.2021-08andNo.2021-09onNovember3,2020,knownasMeasureQ.Theseordinancesprovideforthelicensing,permitting,andestablishmentofretailcannabisstorefrontandnon-storefrontusestoimplementtheCity’sretailcannabistaxandregulationmeasure,votedforbyamajorityoftheCity’svoters.TheOrdinanceswereexemptfromtheCaliforniaEnvironmentalQualityAct(“CEQA”).Lucasv. CityofPomona(2023)92Cal.App.5 th
508.TheCMMCalsodidnotplacearestrictiononthenumberofretailcannabisstorefrontswithintheCity.
TheCityWebsitespecificallyconfirmsthattheCityOrdinancesintheCMMCdonotlimitthenumberofstorefrontpermitsthatmaybegranted,andthatthenumberofapplicationsunderreviewisbasedsolelyonCitystaff’scapacitytoreviewandprocessapplicationsinatimelymanner. WhiletheOrdinancesstatethattheCityCouncilhastheauthoritytoestablishacaponthenumberofstorefrontsallowedintheCity, theCityCouncilhasnotspecificallydonesoatthetimeofthedenialofourapplications,norsince.
TheOrdinancesgoontostatethatstorefrontsareallowedincommercialzones,whichtheplannedlocationforEvolvHerbalat1858NewportBlvd.,CostaMesa,CA92626isasitwouldbelocatedinaC-2GeneralBusinessZone.Further, storefrontsarerequiredtobe1,000feetawayfromK-12schools,playgrounds,childdaycarefacilities,andhomelessshelters,and600feetawayfromyouthcenters,whichtheplannedlocationforEvolvHerbalis.TheOrdinancesestablishthatallsuchdistancesaremeasuredinastraightline(“asthecrowflies”)fromthelicensedpremisesoftheproposedstorefrontlocationstotheclosestpropertylineofthesensitiveuse(s),andthatallsuchdistancesaremeasuredwithoutregardtotheboundariesoftheCityand/orinterveningstructuresorotherbarriers. 2 WhilenotrequiredoftherelevantOrdinances,EvolvHerbalengagedinfocusedcommunityoutreachinconjunctionwiththeirapplicationprocess.Theymailedanddelivered257letterstothesurroundingcommunityinwhichtheyprovidedthepersonalcontactinformationfortheCEO,Mr. MarkAdams,incaseacommunitymemberhadquestionsorconcerns.Theyalsowalkedtheneighborhoodadjacenttotheproposedlocationofthedispensaryandmetneighborspersonallytodiscusstheproject.EvolvHerbal’scoremissionistocreateandprovideasafeandresponsibleenvironmentthatcaterstoamaturecustomerbaseandfocusesonoverallhealthandwell-beinginCostaMesabyprovidingsafeaccesstohighgrade,safecannabis.
Mr. Adams,theirCEO,gotinvolvedincannabisin2006whenhisgrandfatherwasdiagnosedwithcancerandhisdoctorprescribedcannabistoalleviatehispain.Throughthisexperience,Markfeltanobligationtohelppeople,especiallytheelderly, tohaveaccesstosafeandlegalcannabisandsohestartedanonprofitcannabiscollectivein2006.Hehassincespentthelast17yearssuccessfullyoperatingeveryfacetofthecannabisindustry, includingover10retaillocations,indoorandoutdoorcultivation,delivery, productmanufacturing,anddistributiontoover200stores.Hehasalsodedicatedhundredsofhourstononprofitpublicadvocacygroupscommittedtotheresponsible,safe,andlegaluseofcannabis,includingAmericansforSafeAccess,ProjectCBD,andtheMedicalCannabisAssociation,servingasitsChapterDirector,wherehesuccessfullyworkedwiththecitiesofLongBeach,LosAngeles,Oakland,andBerkeley, andthestatesofCalifornia,Colorado,andWashingtontomandatelaboratorytestingandlabelingonallcannabisflowerandproductstoensurethatnooneunknowinglyovermedicateusingcannabis.Healsohasworkedwithinternationalcannabisexpertstocreateanalyticallaboratoriestoresearchsafetyandpotency, includingworkingonisolatingthenon-psychoactivecomponentsofthecannabisplant.Histeammadeallthesefindingspubliclyaccessible.
Ofparticularimportance,theOrdinancesdonotestablishamerit-basedreviewprocess.ProspectiveapplicantsmustmeetallminimumrequirementssetforthinCMMCOrdinanceNos.2021-08and2021-09andbegrantedaCUPthroughadiscretionaryreviewprocessoftheCityPlanningCommissioninordertobeissuedaCBP. CUPfindingsthatthePlanningCommissionmustconsiderundertheCMMCatTitleIII,Section13-28(b)include:a. Theproposeddevelopmentoruseissubstantiallycompatiblewithdevelopmentsinthesamegeneralareaandwouldnotbemateriallydetrimentaltootherpropertieswithinthearea. b. Grantingtheconditionalusepermitorminorconditionalusepermitwillnotbemateriallydetrimentaltothehealth,safetyandgeneralwelfareofthepublicorotherwiseinjurioustopropertyorimprovementswithintheimmediateneighborhood. c. Grantingtheconditionalusepermitorminorconditionalusepermitwillnotallowause,densityorintensitywhichisnotinaccordancewiththegeneralplandesignationandanyapplicablespecificplanfortheproperty.
TheCaliforniaCodeofCivilProcedureSection1094.5requiresthatadministrativecommissiondecisionsmustbesupportedbysubstantialevidence,andwhetherapubliccommissionoragencyabuseditsdiscretioninexercisingsuchifitdidsotoanendorpurposenotjustifiedby 3 substantialevidence,andclearlyagainstreason,onceconsideringallthefactsandcircumstances.CACIVCODESection1094.5(2012).ThereareahostofcasessupportingthattheCostaMesaCityPlanningCommissionabuseditsdiscretionindenyingtheCUPofEvolvHerbalbaseduponthisclearCaliforniaCivilCodesectionthatwearepreparedtositeifnecessaryinalegalforuminoppositiontothisdenial.WedonotsitethelengthyanddispositivestaredecisisofCaliforniacaselawsupportingtheabuseofdiscretionbythePlanningCommissionasweprefertourgetheCostaMesaCityCounciltograntusafairdenovoreviewoftheCMMC’stenentswithrespecttoEvolvHerbal’sCUPapplicationinordertoavoidtheunnecessarycost,resources,anddelaycausedbylitigation.
TheproposeddevelopmentoftheEvolvHerbaldispensaryissubstantiallycompatiblewithdevelopmentsinthesamegeneralareaandwillnotbemateriallydetrimentaltootherpropertieswithinthearea.Rather, bygrantingEvolvHerbaltheCUP, itwillimprovetheareagivenisaestheticallypleasingexteriorfaçadeandinteriordesign.Theirbuildingplanswillprovideanextremelysecureandsafefacilitywithabeautifullylandscapedparkinglotandwilloffersafe,easy, anddiscreetoff-streetaccess.
GrantingEvolvHerbalaCUPwillnotbemateriallydetrimentaltothehealth,safetyandgeneralwelfareofthepublicorotherwiseinjurioustopropertyorimprovementswithintheimmediateneighborhood,ratheritwillmakehighquality, medicalgradeproductsavailabletoadultswithinthecommunityandwillincreasethevalueofpropertieswithintheimmediateneighborhoodgivenitsdesignandestimatedvalue.EvolvHerbal’sdispensarywillhaveanopen,airy, safefacilitythathasacleanandwelcomingdesignbuiltwithsustainablematerialswithqualityworkmanship.TheywillprovideADAaccessiblecounters,inadditiontobeingfullyADAcompliant.Theirsecurityplanincludesformerlawenforcementofficersmaintainingonsitepresencethroughoutalloperatinghours,asophisticatedalarmsystemwithmotionandglassbreaksensors,controlledaccessthroughcommercial-gradelocks,andFOB-activatedsystems,andanetworkof28highdefinitioncamerasthatexceedminimumrequirementscontinuouslymonitoringcriticalareas.Finally, EvolvHerbalworksindividuallywitheachofitscustomerstomaximizetheirhealthandsafetywiththeirproducts,withaspecialemphasisonelderlypatients,offeringawiderangeoflowpsychoactiveproductsfocusingonthehealthbenefitsoftheirproducts.
GrantingtheCUPtoEvolvHerbalwillnotallowause,densityorintensitywhichisnotinaccordancewiththegeneralplandesignationandanyapplicablespecificplanforthepropertyasitisthedispensaryisause,density, andintensitythatisaccordwiththegeneralplanandspecificplanfortheproperty. LocatingafewofthedispensariesinthesameconfinedareaperReferenceNo.PA22-22,keepsthebusinessinterestsdiverseandbalanced.TheEvolvHerbalprojectisalsoexemptfromCEQAascitedintheCMMCandinthecasereferenceabove.
Giventheabove,thePlanningCommissionmisusedandabuseditsdiscretionindenyingEvolvHerbalitsCUPintheDecember112023hearing.
Webelievetransparencyandfairnessarecrucialinthedecision-makingprocess,thusthisLetterofAppealsupportsourcompliancewiththeCMMC,aswellastestimonialsfromcommunity 4 membersexpressingsupportforEvolvHerbal.Ourestablishmentwillnotonlyadheretothehigheststandardsinthecannabisindustry, butalsocontributepositivelytothelocalcommunity.
Again,ourreviewoftheCMMC,theCityofCostaMesaGeneralPlan,Californiastatelaw, andtheCostaMesaCityPlanningDepartmentstaff reportsupportingapprovalofEvolvHerbal’sCUPApplicationforthestorefrontretaincannabisoperationcompeltheCityCounciltoapprovetheirapplication.WekindlyrequestafairdenovohearingonourapplicationsbasedupontherelevantissuesandCostaMesaMunicipalCodeofourCBPandCUPapplicationsandtheopportunitytodiscussanyconcernsinperson.Thankyouforyourtimeandconsideration.WeremainoptimisticthatEvolvHerbalwillbecomeavaluable,law-abiding,andcontributingcorporatecitizentothecommunityofCostaMesa.
Verytrulyyours,
TalC.Finney, Esq.,ofFINNEYARNOLDLLP
5