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HomeMy WebLinkAbout01 AMENDMENT TO CONDITIONS OF APPROVAL FOR RES. 09-65 -CUP 09-023{, '~~ « '1~;~, '~, AGENDA REPORT MEETING DATE: FEBRUARY 2, 2010 TO: WILLIAM A. HUSTON, CITY MANAGER FROM: COMMUNITY DEVELOPMENT DEPARTMENT Agenda Item 1 Reviewed: City Manager Finance Director >~ SUBJECT: AMENDMENT TO CONDITIONS OF APPROVAL FOR CITY COUNCIL RESOLUTION NO. 09-65 -CONDITIONAL USE PERMIT 09-023 SUMMARY: On November 17, 2009, the City Council adopted Resolution No. 09-65, approving Conditional Use Permit (CUP) 09-023 to authorize the sale of beer and wine for on-site consumption (ABC License Type 41) in conjunction with an existing restaurant (dba Traditions) located at 14131 Red Hill Avenue (Exhibit A -Location Map). Condition 1.4 of City Council Resolution No. 09-65 requires that the property owner and applicant sign an Agreement to Conditions Imposed form. In a letter dated December 8, 2009 (Exhibit B), the long-term ground lease holder requested that Condition 1.4 of City Council Resolution 09- 65 be modified to eliminate the requirement for the property owner to sign the Agreement and instead require the long-term ground lease holder, the long-term building lease holder, and the business owner to sign the Agreement. Subsequently, on December 22, 2009, the long-term ground lease holder for the land filed an application to amend Condition 1.4 of City Council Resolution No. 09-65. Business Owner/Original Applicant: Manojkumar C. Nilkanth Traditions Restaurant 28244 Springvale Lane Castaic, CA 91384 Current Listed Property Owner: Huber G. Wilson (deceased) c/o Old Town, Inc. 3185 Moritz Dr. Huntington Beach, CA 92649 Long Term Lease Holder (Land)/Applicant Long Term Lease Holder (Building): for Amendment: Lany Smith, Old Town, Inc. Michael Pedicini, Pedkam 3185 Moritz Dr. 2187 Newcastle Avenue #100 Huntington Beach, CA 92649-1877 Cardiff by the Sea, CA 92007 RECOMMENDATION: That the City Council take one of the following actions: 1. Adopt Resolution No. 10-18, repealing Resolution No. 09-65 and approving Conditional Use Permit 09-023, subject to the amended conditions of approval; or, City Council Report February 2, 2010 Amendment to Conditions of Approval of City Council Resolution No. 10-18 Page 2 of 4 2. Direct staff to prepare a resolution denying the request for an amendment to conditions of approval of City Council Resolution No. 09-65. FISCAL IMPACT: The application for an amendment to conditions of approval of a conditional use permit is an applicant-initiated project. The applicant has paid applicable fees for processing this project. ENVIRONMENTAL ANALYSIS: The project is categorically exempt pursuant to Section 15301 (Existing Facilities) of Title 14, Chapter 3 of the Califomia Code of Regulations (Guidelines for the California Environmental Quality Act). BACKGROUND AND DISCUSSION: On November 17, 2009, the City Council approved City Council Resolution No. 09-65, approving Conditional Use Permit 09-023, authorizing the on-site sales of beer and wine (ABC License Type 41) at an existing restaurant (Traditions). Condition 1.4 of City Council Resolution states: Approval of Conditional Use Permit 09-023 is contingent upon the applicant and property owner signing and returning to the Community Development Department a notarized "Agreement to Conditions Imposed" form and the property owner signing and recording with the County Clerk-Recorder a notarized "Notice of Discretionary Permit Approval and Conditions of Approval" form. The forms shall be established by the Director of Community Development, and evidence of recordation shall be provided to the Community Development Department. After the original project was approved, the applicants were unable to obtain a signature from the property owner, stating that the property owner (Huber G. Wilson) is deceased and the executors of the trust (Huber G. Wilson Trust) are not willing to sign the Agreement to Conditions Imposed form. Therefore, the long-term ground lease holder has filed an application to request that Condition 1.4 be modified to require only the long-term ground lease holder, the long-term building lease holder, and the business owner be required to sign the forms. ANALYSIS: The project site has had a long history of issues associated with the service of alcohol. Therefore, Staff would recommend approval of this amendment if additional conditions are added. Typically, conditional use permits run with the land, which is why the property owner's signature is required. As the requested amendment would require only the long- term lease holder's signatures, Staff would recommend Condition 1.10 be added stating that the approval of the CUP shall remain valid for the term of the lease hold interest, which expires June 30, 2024. In addition, Staff recommends the addition of Proposed Conditions City Council Report February 2, 2010 Amendment to Conditions of Approval of City Council Resolution No. 10-18 Page 3 of 4 1.11 and 1.12, requiring a new Agreement to Conditions Imposed form be executed should a new restaurant open or the lease be transferred to another party. The City Attorney has reviewed this request and determined that the request would be allowable as long as the entitlement is conditioned to run with the lease hold interest instead of with the land. The approval of proposed City Council Resolution No. 10-18 would repeal Resolution 09- 65, the original approval of CUP 09-023. All conditions of Resolution 09-65 are included in their original form in Resolution 10-18, with the exception of the amendment to Condition 1.4 and the addition of Condition 1.10, 1.11, and 1.12. In making a decision on this application for an amendment, the City Council could take one of the following alternatives: 1. Adopt Resolution No. 10-18, repealing Resolution No. 09-65 and approving Conditional Use Permit 09-023, subject to the amended conditions of approval; or, 2. Direct staff to prepare a resolution denying the request for an amendment to conditions of approval of City Council Resolution No. 09-65. If the City Council decides to approve the amendment, the request may be supported by the following findings: 1. Tustin City Code Section 9232b(p) allows the sale of on-site beer and wine within the Retail Commercial (C-1) zoning district with the approval of a Conditional Use Permit. 2. As conditioned, the proposed on-site consumption of beer and wine is consistent with the Alcoholic Beverage Sales Establishment Guidelines as amended by the Planning Commission and adopted by the City Council on May 21, 2001. 3. The on-site consumption of alcoholic beverages would be in conjunction with a restaurant use where food will be served at all times when alcoholic beverages are served. Any cocktail lounge or bar area shall function as a food and beverage service bar. 4. Pursuant to Tustin City Code Section 9232b(p), bona fide restaurants with on-site alcoholic beverage sales are exempt from distance separation requirements to residential uses, sensitive uses and other alcoholic beverage sales establishments. 5. The restaurant is located within a retail center and a commercial corridor along Red Hill Avenue where a variety of retail, office, and restaurant uses are located. The proposed hours of operation are from 11:00 a.m. to 2:30 p.m. and 5:00 p.m. to 11:00 p.m., seven days a week. The characteristics of the restaurant use and hours of operation of the restaurant would be similar to other restaurants in the center and in the vicinity. City Council Report February 2, 2010 Amendment to Conditions of Approval of City Council Resolution No. 10-18 Page 4 of 4 6. There is no increase in square footage proposed; therefore no additional parking spaces need to be provided. 7. The Tustin Police Department has reviewed the application and has no immediate concerns. 8. That due to the long-term nature of the ground lease and the fact that the applicant (the long-term ground lease holder, Pedkam) is the responsible party for the day-to- day operation at the shopping center, the applicant has requested that only the long- term ground lease holder, the long-term building lease holder, and the business owner be required to sign the Agreement to Conditions Imposed forms. 9. The requested amendment is minor in nature and would not significantly alter the intent of the original approval. 10. As conditioned, the Conditional Use Permit would run with the long-term leases on the land and the building. C ~ Cari Me er ~Q~~ Y Assistant Planner / ,--- Cl ` Elizabeth A. Binsack Community Development Director Exhibits: A. Location Map B. Submitted Letter from Long Term Ground Lease Holder (Pedkam) C. City Council Resolution No. 10-18 EXHIBIT A Location Map '~ fi ..,~ ~ ~. ~., , {y -_ : ~', jy WJJ ~ J \\\ 1 ~ Y ' ~ ~ ..h. ul~, ! ~ ._. is jnf;i.; ~~ ~ -. ~~ Sao' ~ ~=~----- -~ F;.~ ~ . ~ ,~ ~ S~~ ~. .~ TQ ~ ~ r; r.stcriFSr ~r~~!~ t~a~^~ r ~. ;7 '~'~ ~.~ v5 fir, '', ~~ ,. ; •`,~ >v_ v~ `.. ~ ~ `~~'^ ~~ ~ '.~, b ~ sir. ' r~+~f:rs v, ) . "~ -~ i ~ i ~ i ~ ~ i ~.~ i ~ by ~ ~ i - i - ~~ r. 'l I i_ ~ ' ~ r ., ~ ~ ~~ ~~ i. ~ !~ "1 - -'~: r,'' ~ f tr ~ _~'t ~ ~ . ~, ._~ ~. ~ ~~~ ~~'~ ~ ~ ~ _ + i _ ~ ~~ ~__ : ,~ F ~ i ~ ~ -<~., ~ j' ~' „~ i,:. ~' ~„ ,~ " ., . ; l~/ ~ f/r '~ ~~ r ° ~• \.~ ~ j..,~ ~ ~ ,% \\ ~ ,r'/ IC1, ~7d++.~..GaP'm.ML7 '~ ~-`" ~ t3050CFift EXHIBIT B Submitted Letter from Long Term Ground Lease Holder (Pedkam) I~ECIEIVED Pedkam, a California general partnership Z 187 Newcastle Avenue, Suite 100 Cardiff by the Sea, California 92007 (760) 635-0405 (phone) (760) 942-0506 (fax) December 8, 2009 Honorable City Council City of Tustin 300 Centennial Way Tustin, California 92780 Subject: Request for Modification Conditional Use Permit 09-023 Traditions Restaurant 14131 Red Hill Avenue Dear Mayor Amante and Members of the City Council: DEC 10 2009 COMMUNITY DEVELOPMENT DEPT My name is Armand Pedicini and I am a general partner of Pedkam, who is the long-term ground lessee of the approximately 5-acre retail center at the southwest corner of Red Hill Avenue and Nisson Road in which the referenced restaurant is located. Our ground lease was acquired in 1968 and has a 55-year term that extends through June 30, 2024. On November 17; 2009, the City Council unanimously adopted Resolution No. 09-65, which approved Conditional Use Permit 09-023 to allow for the on-site sale of beer and wine at the existing restaurant. Pedkam very much appreciates the City Council's favorable action on the application and believes that the numerous conditions imposed by the City Council are reasonable, save one for which I am now writing to request a minor modification and your direction as to the appropriate City procedure to submit and process our request. While I hope this could be accomplished administratively, Iwould understand if the matter would need to be returned to the City Council for approval. Our concern relates to the first sentence of Condition 1.4, which states: "Approval of Conditional Use Permit 09-023 is contingent upon the applicant and property owner signing and returning to the Community Development Department a notarized `Agreement to Conditions Imposed' form and the property owner signing and recording with the County Clerk-Recorder a notarized `Notice of Discretionary Permit Approval and Conditions of Approval' form." At the onset, I understand there may be some confusion regarding the identity and relationship of the several parties having an interest in the subject property. The current fee owner and lessor is the Huber Wilson Trust. Thomas Wilson and Marilyn Crandon are the co-trustees. The 1968 ground lease was granted by Huber and Louise Wilson to Zachary Pedicini, my brother. Zachary later assigned the leasehold interest to Pedkam, which is a California general partnership. The site on which the restaurant site in question is situated was subleased by Pedkam in 1970 to R.A.R. Steak House, lne. fora 50-year term expiring in 2020. The restaurant was built and operated as Chuck's Steak House. In 1998, this sublease was assigned to Old Town, Inc. (a California corporation whose president and sole shareholder is Larry Smith), who also purchased the subject building. Pedkam later extended the term of the sublease assigned to Old Town, Inc. to June 30, 2024, which coincides with the expiration date of Pedkam's ground lease. Manojkumar Nilkanth, the applicant for Conditional Use Permit 09-023, is the operator of Traditions Restaurant pursuant to an agreement with Old Town, Inc. I hope this clarifies the respective property interests for you. The satisfaction of the first sentence of Condition 1.4 to Conditional Use Permit 09-023 is somewhat problematic because of its reference to the property owner. Pedkam respectfully requests that the condition be revised so that the "Agreement to Conditions Imposed" form would be signed by the applicant (Mr. Nilkanth), the sublessee and building owner (Old Town, Inc.) and the ground lessee (Pedkam), and that the "Notice of Discretionary Permit Approval and Conditions of Approval" form would be signed by the ground lessee (Pedkam). Due to the long- term nature of the ground lease and the fact that Pedkam has had, and will continue to have far many years to come, the day-to-day responsibility for the operation and maintenance of the retail center, the property owner has a diminished incentive and interest in the conditions that have been imposed on the conditional use permit. t would appreciate the opportunity for representatives of Pedkam to meet with members of the City Council and/or the City Manager, the Director of Community Development or other staff members to discuss our request if there are any questions and, in any event, to discuss generally the business activities at the retail center and our commitment to accountability and ensuring that our current and future operations are fully responsive to and consistent with the City's expectations. In closing, thank you for your attention to and cansideration of this letter and our request. I look forward to hearing the City's suggestion for how our request should be pursued and to making arrangements for a meeting. Sincerely, ~--~"" Armand Pedicini General Partner, Pedkam cc: Ms. IJlizabeth Binsack, Director of Community Development Old Town, Inc. (Attn: Mr. Larry Smith) _~_ EXHIBIT C City Council Resolution No. 10-18 RESOLUTION NO. 10-18 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF TUSTIN, REPEALING CITY COUNCIL RESOLUTION NO. 09-65 AND APPROVING CONDITIONAL USE PERMIT 09-023 AUTHORIZING ON-SITE ALCOHOLIC BEVERAGE SALES IN CONJUNCTION WITH AN EXISTING RESTAURANT (TRADITIONS) LOCATED AT 14131 RED HILL AVENUE, SUBJECT TO THE AMENDED CONDITIONS OF APPROVAL. The City Council does hereby resolve as follows: I. The City Council finds and determines as follows: A. A proper application was filed by Manojkumar Nilkanth of Traditions Restaurant requesting authorization of on-site sale of beer and wine (ABC License Type 41) in conjunction with a restaurant use, located at 14131 Red Hill Avenue. B. The site is designated as Community Commercial by the City General Plan and is zoned Retail Commercial (C-1 ), which provide for a variety of commercial and retail uses, including restaurant establishments, and on-site alcohol sales establishments are allowed with the approval of a Conditional Use Permit. The project is consistent with the Air Quality Sub-element of the City of Tustin General Plan. C. The .existing restaurant use is located in a commercial center where a variety of retail and restaurant uses are located. The characteristics of the use and hours of operation would be similar to other restaurants in the vicinity. D. That a public hearing was duly called, noticed, and held for Conditional Use Permit 09-023 on October 5, 2009, by the Zoning Administrator and that the Zoning Administrator forwarded this matter to the Planning Commission for consideration and action. E. That a public hearing was duly called, noticed and held for Conditional Use Permit 09-023 on October 13, 2009, by the Planning Commission, at which time the Planning Commission adopted Resolution No. 4131, approving CUP 09-023. F. That Tustin City Code Section 9294b states that the City Council may request an appeal of any action taken by the Planning Commission. At a regular meeting of the City Council on October 20, 2009, the City Council requested an appeal of the Planning Commission's approval of Conditional Use Permit 09-023. Resolution No. 10-18 Page 2 G. A public hearing was duly called, noticed, and held for Conditional Use Permit 09-023 on November 17, 2009 by the City Council, at which the City Council adopted Resolution No. 09-65, approving CUP 09-023. H. A proper application was filed by Michael Pedicini of Pedkam requesting an amendment to the Conditions 1.4 imposed by the City Council through the adoption of City Council Resolution No. 09-65. Condition 1.4 of Resolution No. 09-65 requires the property owner and applicant to sign and return to the Community Development Department a notarized "Agreement to Conditions Imposed" form and the property owner to sign and record with the County Clerk-Recorder a notarized "Notice of Discretionary Permit Approval and Conditions of Approval" form. I. A public hearing was duly called, noticed, and held for an amendment to the conditions of approval of City Council Resolution No. 10-18 for Conditional Use Permit 09-023 on February 2, 2010 by the City Council. J. That the establishment, maintenance, and operation of the proposed use will not, under the circumstances of this case, be detrimental to the health, safety, morals, comfort, or general welfare of the persons residing or working in the neighborhood of such proposed use, nor be injurious or detrimental to the property and improvements in the neighborhood of the subject property, or to the general welfare of the City of Tustin in that: 1. Tustin City Code Section 9232b(p) allows the sale of on-site beer and wine within the Retail Commercial (C-1) zoning district with the approval of a Conditional Use Permit. 2. As conditioned, the proposed on-site consumption of beer and wine is consistent with the Alcoholic Beverage Sales Establishment Guidelines as amended by the Planning Commission and adopted by the City Council on May 21, 2001. 3. The on-site consumption of alcoholic beverages would be in conjunction with a restaurant use where food will be served at all times when alcoholic beverages are served. Any cocktail lounge or bar area shall function as a food and beverage service bar. 4. Pursuant to Tustin City Code Section 9232b(p), bona fide restaurants with on-site alcoholic beverage sales are exempt from distance separation requirements to residential uses, sensitive uses and other alcoholic beverage sales establishments. 5. The restaurant is located within a retail center and a commercial corridor along Red Hill Avenue where a variety of retail, office, and restaurant uses are located. The proposed hours of operation are from 11:00 a.m. to 2:30 p.m. and 5:00 p.m. to 11:00 p.m., seven days a Resolution No. 10-18 Page 3 week. The characteristics of the restaurant use and hours of operation of the restaurant would be similar to other restaurants in the center and in the vicinity. 6. There is no increase in square footage proposed; therefore no additional parking spaces need to be provided. 7. The Tustin Police Department has reviewed the application and has no immediate concerns. 8. That due to the long-term nature of the ground lease and the fact that the applicant (the long-term ground lease holder, Pedkam) is the responsible party for the day-to-day operation at the shopping center, the applicant has requested that only the long-term ground lease holder, the long-term building lease holder, and the business owner be required to sign the Agreement to Conditions Imposed forms. 9. The requested amendment is minor in nature and would not significantly alter the intent of the original approval. 10. As conditioned, the Conditional Use Permit would run with the long- term leases on the land and the building. K. This project is Categorically Exempt pursuant to Section 15301, Class 1 of the California Code of Regulations (Guidelines for the California Environmental Quality Act). II. The City Council hereby repeals Resolution No. 09-65 and approves Conditional Use Permit 09-023 authorizing on-site alcoholic beverage sales in conjunction with an existing restaurant (Traditions) located at 14131 Red Hill Avenue, subject to the amended conditions contained within Exhibit A, attached hereto. PASSED AND ADOPTED by the City Council of the City of Tustin at a regular meeting on the 2~d day of February, 2010. Jerry Amante Mayor Pamela Stoker City Clerk Resolution No. 10-18 Page 4 STATE OF CALIFORNIA ) COUNTY OF ORANGE ) SS CITY OF TUSTIN ) CERTIFICATION FOR RESOLUTION NO. 10-18 PAMELA STOKER, City Clerk and ex-officio Clerk of the City Council of the City of Tustin, California, does hereby certify that the whole number of the members of the City Council of the City of Tustin is five; that the above and foregoing Resolution No. 10-18 was duly passed and adopted at a regular meeting of the Tustin City Council, held on the 2nd day of February, 2010, by the following vote: COUNCILMEMBER AYES: COUNCILMEMBER NOES: COUNCILMEMBER ABSTAINED: COUNCILMEMBER ABSENT: Pamela Stoker, City Clerk EXHIBIT A RESOLUTION NO. 10-18 CONDITIONAL USE PERMIT 09-023 CONDITIONS OF APPROVAL GENERAL (1) 1.1 The proposed project shall substantially conform with the submitted plans for the project date stamped November 17, 2009, on file with the Community Development Department, as herein modified, or as modified by the Director of Community Development in accordance with this Exhibit. The Director of Community Development may also approve subsequent minor modifications to plans during plan check if such modifications are consistent with provisions of the Tustin City Code. (1) 1.2 Unless otherwise specified, the conditions contained in this Exhibit shall be complied with as specified, subject to review and approval by the Community Development Department. (1) 1.3 This approval shall become null and void unless the use is established within twelve (12) months of the date of this Exhibit. Time extensions may be granted if a written request is received by the Community Development Department within thirty (30) days prior to expiration. (1) 1.4 Approval of Conditional Use Permit 09-023 is contingent upon the applicant, sub-lessee and building owner, and the ground Jesse ewfler signing and returning to the Community Development Department a notarized "Agreement to Conditions Imposed" form and the applicant, sub- lessee and building owner, and the ground lessee t~° ^~^^^~~ ^~•~^°r signing and recording with the County Clerk-Recorder a notarized "Notice of Discretionary Permit Approval and Conditions of Approval" form. The forms shall be established by the Director of Community Development, and evidence of recordation shall be provided to the Community Development Department. (1) 1.5 Any violation of any of the conditions imposed is subject to the issuance of an Administrative Citation pursuant to Tustin City Code Section 1162(a). (1) 1.6 As a condition of approval of Conditional Use Permit 09-023, the applicant shall agree, at its sole cost and expense, to defend, indemnify, and hold harmless the City, its officers, employees, agents, and consultants, from any claim, action, or proceeding brought by a third party against the City, its officers, agents, and employees, which seeks to attack, set aside, challenge, SOURCE CODES (1) STANDARD CONDITION (5) RESPONSIBLE AGENCY REQUIREMENT (2) CEQA MITIGATION (6) LANDSCAPING GUIDELINES (3) UNIFORM BUILDING CODE/S (7) PC/CC POLICY (4) DESIGN REVIEW *** EXCEPTION Exhibit A Resolution No. 10-18 Page 2 void, or annul an approval of the City Council, the Planning Commission, or any other decision-making body, including staff, concerning this project. The City agrees to promptly notify the applicant of any such claim or action filed against the City and to fully cooperate in the defense of any such action. The City may, at its sole cost and expense, elect to participate in the defense of any such action under this condition. (1) 1.7 The applicant shall be responsible for costs associated with any necessary code enforcement action, including attorney's fees, subject to the applicable notice, hearing, and appeal process as established by the City Council by ordinance. (1) 1.8 The applicant shall obtain the appropriate license from the State Department of Alcoholic Beverage Control for the type of alcoholic sales authorized for the site (Type 41). A copy shall be provided to the City prior to issuance of a business license. (1) 1.9 Approved uses shall operate within all applicable State, County, and the Tustin City Code. Any violations of the regulations of the Department of Alcoholic Beverage Control as they pertain to the subject location, or of the City of Tustin, as they relate to the sale of alcoholic beverages, may result in the revocation of the subject Conditional Use Permit, as provided for the Tustin City Code. 1.10 Except as otherwise stated in Condition 1.3 approval of this Conditional Use Permit shall remain valid for a period not to exceed the term of the leases on the subiect property and building, including any extension thereof. If the leases are exten_ ded or terminated, notice and evidence thereof shall be provided to the Community Development Director. Upon termination or expiration of the leases, this Conditional Use Permit shall be deemed null and void. 1.11 Prior to issuance of a new business license or transfer of the ABC License any new business owner shall sign and return to the Community Development Department a notarized "Agreement to Conditions Imposed" form. ~`*# 1.12 Should the ground lease or building lease be transferred or assigned to another party, notice shall be provided to the Community Development Department and the new lease holder(s~ shall sign and return to the Community Development Department a notarized "Agreement to Conditions Imposed"form. Exhibit A Resolution No. 10-18 Page 3 USE RESTRICTIONS (1) 2.1 The authorization to serve alcoholic beverages on-site is subject to the use remaining as a restaurant. Any change to the use shall require review and approval by the Community Development Director. (1) 2.2 This approval authorizes a Type 41 ABC License (on-site beer and wine sales). Any changes and/or upgrades to the ABC License may be considered by the Community Development Director. (1) 2.3 Business hours are limited to the following: Seven days a week; 11:00 am to 2:30 pm and 5:00 pm to 11:00 pm Hours of sales of beer and wine shall be limited to the hours when food is available. Modifications to the hours of operation may be approved by the Community Development Director if it is determined that no impact to the surrounding tenants or properties will occur. (1) 2.4 No outdoor seating is permitted at the site without approvals in accordance with the Tustin City Code. (1) 2.5 No off-site sale or consumption of alcohol is authorized, except partially consumed bottles of wine as authorized in Business and Professions Code Section 23396.5. (1) 2.6 The menu of the restaurant shall consist of foods that are prepared on the premises. (1) 2.7 The entire facility, which includes all three (3) levels, shall operate exclusively as a restaurant. During business hours, at least 80 percent of the premises shall be designed and used for and must possess the necessary utensils, table service, and condiment dispensers with which to serve meals to the public. (1) 2.8 No cover charge shall be charged to customers of the restaurant. (1) 2.9 Any cocktail lounge or bar area within the restaurant shall function as a food and beverage service bar. (1) 2.10 Any live entertainment provided at the project site shall comply with TCC Section 3231 et seq. regarding Live Entertainment. Exhibit A Resolution No. 10-18 Page 4 (1) 2.11 All persons serving alcoholic beverages within a restaurant establishment must be 18 years of age or older and supervised by someone 21 years of age or older. The supervisor shall be present in the same area as point of sale. (1) 2.12 The restaurant shall operate within all applicable State, County, and Tustin City Code provisions, including the City of Tustin Noise Ordinance. Any violations of the regulations of the Department of Alcoholic Beverage Control as they pertain to the subject location, or the City of Tustin, as they relate to the sale of alcoholic beverages, may result in the revocation of the subject Conditional Use Permit, as provided in the Tustin City Code. (1) 2.13 The gross annual sales receipts shall be provided to the Community Development Department annually. To verify that the gross annual sale of food exceeds the gross annual sales, an audited financial statement shall be provided for review and approval by the Community Development Director annually. If the audited financial statement demonstrates that the sale of alcohol exceeds the sale of food, the sale of alcoholic beverages shall cease immediately. (1) 2.14 "No Loitering" signs shall be placed near the entrance on the outside of the premises or in other specified locations where alcoholic beverages are sold. (1) 2.15 All litter shall be removed from the exterior areas around the premises including public sidewalk areas and parking areas, no less frequently than once each day that the business is open. (1) 2.16 No sexually oriented businesses shall be conducted on the premises without approval by the City in accordance with the Tustin City Code. (1) 2.17 Public telephones inside and adjacent to the establishment shall be modified to prevent incoming calls. (1) 2.18 Business operations shall be conducted in a manner that does not create a public or private nuisance. Any such nuisance must be abated immediately upon notice by the City of Tustin. (1) 2.19 Ambient noise of the on-site sales facility shall not exceed the standards of the City of Tustin Noise Ordinance. (1) 2.20 All on-site signs, including permanent and temporary signs/banners, shall comply with the City of Tustin Sign Code. All non-permitted signs shall be removed. Exhibit A Resolution No. 10-18 Page 5 (***) 2.21 Conditional Use Permit 09-023 may be reviewed annually or more often, if deemed necessary by the Community Development Director on the Community Development Director's own initiative or in consultation with the Police Chief or the Director of Public Works, to ensure compatibility with the area and compliance with the conditions of approval contained in this Resolution and related Exhibits ("conditions of approval"). If the Community Development Director, either on the Director's own. initiative or after consulting with the Police Chief and/or the Director of Public Works, determines that there is evidence that the use is being operated in a manner inconsistent with the conditions of approval or is creating a nuisance or otherwise negatively or detrimentally affecting nearby tenants or the neighborhood, the Community Development Director may set the matter for hearing before the Planning Commission and the City Council as provided under Tustin City Code Section 9293. At the conclusion of such hearing, the City Council may either revoke the permit or impose additional conditions as the City Council may reasonably determine necessary or convenient to eliminate any nuisance or minimize any negative impacts. FEES (1, 5) 3.1 Within forty-eight (48) hours of approval of the subject project, the applicant shall deliver to the Community Development Department, a cashier's check payable to the COUNTY CLERK in the amount of frfty dollars ($50.00) to enable the City to file the appropriate environmental documentation for the project. If within such forty-eight (48) hour period the applicant has not delivered to the Community Development Department the above-noted check, the statute of limitations for any interested party to challenge the environmental determination under the provisions of the California Environmental Quality Act could be significantly lengthened.