HomeMy WebLinkAbout03 PC Report DR 2016-011 Bublyz Cafe AGENDA REPORT
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MEETING DATE: AUGUST 23, 2016
TO: PLANNING COMMISSION
FROM: COMMUNITY DEVELOPMENT DEPARTMENT
SUBJECT: DESIGN REVIEW 2016-011
APPLICANT: PROPERTY OWNER:
ZAHRA KHALAFI FGHK LTD
BUBLYZ CAFE 750 OLD HICKORY BLVD.
2505 EL CAMINO REAL TWO BRENTWOOD COMMONS, 150
TUSTIN, CA 92782 BRENTWOOD, TN 37027
LOCATION: 2505 EL CAMINO REAL
GENERAL PLAN: PLANNED COMMUNITY COMMERCIAUBUSINESS (PCCB)
ZONING: EAST TUSTIN SPECIFIC PLAN (SP-8)
ENVIRONMENTAL
STATUS: THIS PROJECT IS CATEGORICALLY EXEMPT (CLASS 3)
PURSUANT TO SECTION 15303 OF THE CALIFORNIA
ENVIRONMENTAL QUALITY ACT.
REQUEST: TO AUTHORIZE THE ESTABLISHMENT OF A 7,231 SQUARE
FOOT OUTDOOR RESTAURANT SEATING AREA IN
CONJUNCTION WITH AN EXISTING RESTAURANT LOCATED
AT 2505 EL CAMINO REAL.
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Planning Commission Report
August 23, 2016
DR 2016-011
Page 2
RECOMMENDATION
That the Planning Commission adopt Resolution No. 4318 approving Design Review
(DR) 2016-011 to authorize the establishment of a 7,231 square foot outdoor restaurant
seating area in conjunction with an existing restaurant located at 2505 EI Camino Real.
APPROVAL AUTHORITY
The project site is located within the East Tustin Specific Plan (ETSP or SP-8).
Pursuant to Section 3.12 of the ETSP and Section 9277 of the Tustin City Code (TCC),
DR approval is required for outdoor restaurant seating areas. Given the recent
enforcement actions pertaining to the proposed outdoor restaurant seating area, DR.
2016-011 has been referred by the Community Development Director to the Planning
Commission.
BACKGROUND
Site and Surrounding Properties
The project site is located within the Market Place Annex shopping center bounded by
Bryan Avenue to the northeast, Tustin Ranch Road to the northwest, EI Camino Real to
the southwest, and a flood control channel and Myford Road to the southeast (Figure 1
and Attachment A). The proposed outdoor restaurant seating area is located within a
former outdoor garden sales area that abuts the northwesterly side of the Ansar Gallery
market and faces Tustin Ranch Road.
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Figure 1: Location Map
Planning Commission Report
August 23, 2016
DR 2016-011
Page 3
Properties to the southwest and southeast of the Market Place Annex shopping center are
commercial in nature and include the Tustin Auto Center and the Tustin Market Place.
Properties across Tustin Ranch Road to the northwest and across Bryan Avenue to the
northeast are residential in nature.
Code Enforcement Activity
On June 6, 2016, Code Enforcement staff received complaints regarding late night noise
disturbances originating from the proposed project (Bublyz Cafe). Staff contacted the
applicant and was told that the restaurant was not yet open for business. However, on
that same date, staff received a citizen complaint that the restaurant was open for
business and observed on the Bublyz Cafe website that reservations were being
accepted. On the following day, the Tustin Police Department observed several
individuals eating and smoking in the patio area. According to the applicant, the restaurant
was not open for business; they were only testing their menu and training employees by
serving friends and family members.
A Notice of Violation directing the applicants to cease the use of the outdoor restaurant
seating area was issued on June 9, 2016. In the following days, additional noise
complaints were received from a nearby resident. The Tustin Police Department has
periodically monitored the business in the late night and early morning hours and has
confirmed that no additional business activity has been observed since June 14, 2016.
Pursuant to Condition 1.6 of Planning Commission Resolution No. 4318, the applicant is
responsible for the payment of all code and police enforcement costs. The costs
incurred to date, in the amount of $867.13, shall be paid to the City within ten (10)
calendar days of project approval.
DISCUSSION
Project Summary
The applicant is requesting authorization to establish a 7,231 square foot outdoor
restaurant seating area within a former outdoor garden sales area in conjunction with an
existing restaurant seating area that is located within the Ansar Gallery market. The
indoor restaurant seating area provides approximately sixty (60) seats, but is proposed
to be expanded to seat up to 108 persons. Although the ETSP allows the sale of
alcoholic beverages in conjunction with a restaurant as an outright permitted use, no
alcoholic beverages are proposed to be served on-site.
The restaurant and outdoor restaurant seating area are proposed to be operated as a
casual family-oriented dining establishment offering breakfast, lunch, and dinner, with
no alcoholic beverage service and no live entertainment.
Planning Commission Report
August 23, 2016
DR 2016-011
Page 4
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Figure 2: Proposed Floor Plan
Outdoor Restaurant Seating Area
The proposed outdoor restaurant seating area is located within a former outdoor garden
sales area. Although the garden center is open to the sky, it is substantially enclosed
with a combination of block walls and wrought iron/metal fencing that are not typical of
an outdoor restaurant seating area (Figure 4).
In accordance with Condition 2.2 of Planning Commission Resolution No. 4318, the
entire outdoor restaurant seating area will be required to be substantially unenclosed
and visible such that seated patrons are visible from the exterior of the premises. For
example, the existing masonry walls at the rear of the outdoor restaurant seating area and
directly adjacent to the parking lot will need to be completely or substantially removed prior
to the establishment and operation of the outdoor restaurant seating area. In addition, the
existing wrought iron/metal will be removed from the outdoor seating area. Not requiring
the removal or substantial modification of these imposing vertical elements could set a
precedent for the establishment of future "outdoor" restaurant seating areas which would
not serve to enhance the pedestrian environment or the character of the City's commercial
areas. Despite staff's recommendation to unenclose the outdoor restaurant seating area,
the applicant is desirous of keeping the solid masonry walls and wrought iron/metal
fencing for financial reasons and to provide additional security for the adjacent retail
Planning Commission Report
August 23. 2016
QR 2016-011
Page 5
establishment (Ansar Gallery) and the outdoor seating area and to provide a greater noise
buffer. The locations and photographs of the existing wall and fencing are depicted in
Figures 3 and 4.
The outdoor restaurant seating area as proposed would include, twenty-one (21) tables,
eighty-four (84) chairs, patio umbrellas, and portable outdoor heaters (Figure 3). Staff is
recommending that the proposed outdoor seating be limited to eighty-four (84) seats to
ensure that the outdoor restaurant seating area is ancillary to the indoor restaurant use.
Pursuant to Condition 2.1 , lounge chairs, sofas, cocktail tables, and other furniture that is
more typical of a lounge, and not conducive to outdoor dining, shall be prohibited. A
photograph of the proposed tables, chairs, and umbrellas is shown in Figure 5.
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Figure 3: Floor Plan of Outdoor Restaurant Seating Area
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Solid Masonry Wall Low Wall with Wrought Iron/Metal
Figure 4: Existing Wall and Fencing
Planning Commission Report
August 23, 2016
DR 2016-011
Page 6
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Figure 5: Proposed Outdoor Restaurant Seating Furniture
The restaurant use is a casual dining establishment, and no arcade or live
entertainment uses are proposed with this project. Given the recent noise complaints
and the potential for additional noise impacts to nearby residential areas, Condition 2.17
prohibits amplified noise or audio visual equipment within the outdoor restaurant seating
area. Compliance with the City's Noise Ordinance is also required.
Parking
The project site was originally developed in 1993 with a parking requirement of one (1)
space per 222 square-feet of gross floor area throughout the center, in accordance with
the parking requirements for District Commercial Shopping Centers within the ETSP.
The proposed outdoor restaurant seating area is within a former outdoor garden sales
area, the square footage of which was included within the total square footage of the
shopping center and in the calculation of the required number of parking spaces for the
site. Therefore, the site has the required parking to support the outdoor restaurant
seating area, and no parking impacts are anticipated to result from the proposed
outdoor restaurant seating area. Nonetheless, should a parking issue arise, Condition
Planning Commission Report
August 23, 2016
DR 2016-011
Page 7
2.22 would allow for the re-evaluation of the parking and the provision of mitigation
measures related to parking.
Hours of Operation
The restaurant's proposed hours of operation are 11:00 AM to 11:00 PM, daily. However,
the hours of operation of the Ansar Gallery market are currently from 8:00 AM to 10:00
PM, daily. Because some of the required restrooms for Bublyz Cafe are located within the
Ansar Gallery market and restaurant customers will need to be able to walk through the
market, Condition 2.10 requires that the operation of the outdoor restaurant seating area
shall be permitted only at such times as the indoor restaurant seating area and adjacent
retail establishment (Ansar Gallery) are open to the public.
Pursuant to TCC Section 9277, outdoor seating operations must terminate no later than
11:00 PM. This closing hour is consistent with the only other restaurant in the shopping
center, the McDonald's restaurant at 2452 Bryan Avenue, which closes its dining area at
11:00 PM.
Public Input
As part of the submitted application materials, the applicant provided one (1) letter of
support and the signatures of 104 individuals who support the establishment of the
proposed outdoor restaurant seating area. A total of eighty-six (86) signatures were
obtained from nearby residents, and seventeen (17) signatures were obtained from those
who work at various businesses within the Market Place Annex shopping Center or the
Tustin Auto Center. A resident of Santa Ana also indicated support for the project. On
August 11, 2016, courtesy notices were mailed to all owners of property within 300 feet of
the project site. As of the date of the preparation of this report, City staff had received one
inquiry from the public in response to the public notice. The inquiry was received from a
resident of the Sycamore- Glen neighborhood who is opposed to the project based on
concerns related to noise, traffic, odors, and smoke.
FINDINGS
In determining whether to approve the DR for outdoor restaurant seating, the Planning
Commission must determine whether it can be found that the location, size, architectural
features, and general -appearance of the proposal will not impair the orderly and
harmonious development of the area, the present or future development therein, or the
occupancy as a whole.
A decision to approve the DR request may be supported by the following findings:
1. The design for the outdoor seating area, as conditioned, is compatible with the
proposed overall design of the building and enhances the pedestrian environment
and the character of the shopping center.
2. The outdoor restaurant seating area is within a former outdoor garden sales area
that was included in the original parking analysis for the shopping center. The
Planning Commission Report
August 23, 2016
DR 2016-011
Page 8
required number of parking spaces for the entire shopping center is based on the
square footage of the shopping center, including the former outdoor garden sales
area and not on individual uses within the shopping center. Therefore, no
additional parking spaces are required for the proposed outdoor restaurant
seating area.
3. The outdoor restaurant seating area is located within a commercial shopping
center that is bounded by Bryan Avenue, Tustin Ranch Road, EI Camino Real,
and Myford Avenue where a variety of retail and restaurant uses are located. The
hours of operation of the restaurant and the outdoor restaurant seating area are
conditioned to remain open no later than the adjacent retail establishment, but in
no event later than 11 :00 PM, which is consistent with the characteristics and
hours of operation of other restaurants in the vicinity and is in compliance with
the TCG requirement that limits the hours of operation of an outdoor restaurant
seating area to no later than 11 :00 PM.
4. The Tustin Police Department has reviewed the application and has no immediate
concerns if the business operates in compliance with the conditions of approval.
Staff recommends that the Planning Commission adopt Planning Commission Resolution
No. 4318 approving DR 2016-011 to authorize the establishment of a 7,231 square foot
outdoor restaurant seating area in conjunction with an existing restaurant at 2505 EI
Camino Real.
Scott Reekstin Elizabeth A. Binsack
Principal Planner Community Development Director
Attachments:
A. Location Map
B. Land Use Application Fact Sheet
C. Submitted Plans, Documents, and Photographs
D. Planning Commission Resolution No. 4318
ATTACHMENT A
Location Map
LOCATION MAP
2505 EI Camino Real
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PROJECT SITE
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ATTACHMENT B
Land Use Application Fact Sheet
LAND USE APPLICATION FACT SHEET
1. LAND USE APPLICATION NUMBER(S): DR 2016-011
2. LOCATION: FORMER OUTDOOR GARDEN SALES AREA
3. ADDRESS: 2505 EL CAMINO REAL .4. APN(S): 500-185-06
5. PREVIOUS APPLICATION RELATING TO THIS PROPERTY:
DR 91-55: DEVELOPMENT OF SHOPPING CENTER
6. SURROUNDING LAND USES:
NORTH: RESIDENTIAL AND COMMERCIAL SOUTH: COMMERCIAL
EAST: RESIDENTIAL AND COMMERCIAL WEST: RESIDENTIAL AND COMMERCIAL
7. SURROUNDING ZONING DESIGNATION:
NORTH: PC RES-PLANNED COMMUNITY RESIDENTIAL, PCMU-PLANNED COMMUNITY MIXED USE
SOUTH: PCMU-PLANNED COMMUNITY MIXED USE
EAST: PC RES-PLANNED COMMUNITY RESIDENTIAL, PCMU--PLANNED COMMUNITY MIXED USE
WEST., PC RES-PLANNED COMMUNITY RESIDENTIAL, PCMU-PLANNED COMMUNITY MIXED USE
8. SURROUNDING GENERAL PLAN DESIGNATION:
NORTH: PCR-PLANNED COMMUNITY RESIDENTIAL, PCCB-PLANNED COMMUNITY
COMMERCIALBUSINESS
SOUTH: PCCB-PLANNED COMMUNITY COMMERCIALBUSINESS
EAST: PCR-PLANNED COMMUNITY RESIDENTIAL, PCCB-PLANNED COMMUNITY
COMMERCIAUBUSINESS
WEST: PCR-PLANNED COMMUNITY RESIDENTIAL, PCCB-PLANNED COMMUNITY
COMMERCIAUBUSINESS
9. SITE LAND USE:
A. EXISTING: RETAIL PROPOSED: SAME
C. GENERAL PLAN: PCCB- PLANNED COMMUNITY COMMERCIALIBUSI NESS
PROPOSED GP: SAME
D. ZONING: PCMU-PLANNED COMMUNITY MIXED USE PROPOSED ZONING: SAME
DEVELOPMENT FACTS:
10. LOT AREA: 9.1 ACRES (OUTDOOR SEATING AREA: 7,231 SF)
11. PARKING: NO ADDITIONAL PARKING IS REQUIRED
ATTACHMENT C
Submitted Plans, Documents, and Photographs
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Starters
Paneer 0 Sabzee- Herb plate with fresh Feta cheese and walnuts. $7
Hurnmus- A delicious combination of garbanzo beans mixed with tahini, garlic,
lemon and olive oil.$b
Mausteh Mooseer- Homemade yogurt and shallots$5
Mausto kheyar- Homemade yogurt mixed With chopped cucumber and mint. $5
Chips 0 Paneer- Potato chips topped with cheddar and mozzarella cheese. $6
Homemade becialty Salads
(Add Chicken:$2)
Caesar Salad - Fresh hearts of romaine, grated Parmesan cheese and black pepper
croutons tossed in Caesar dressing. $7
;Mixed Green Salad - Hand picked California mixed greens,walnuts,tomatoes and
seasonal fruit in the dressing ofyour choice.Topped with feta cheese. $7
Veggie Salad - Bed of California mixed greens, mushrooms, peas, beans and corn
tossed in balsamic vinaigrette. Topped with Swiss cheese. $7
Greek Salad - Bed of California mixed greens, feta cheese black olives, diced
tomatoes and sliced hard boiled egg in the dressing of your choice. $7
Pasta Salad - Tri-color spiral pasta, roasted red peppers, sun-dried tomatoes,
grilled onions, corn, peas and black olives tossed in olive oil and vinaigrette. $7
Signature Sandwiches
*Any Signature Sandwiches can be Grilled Panini
Choice of bread:Whole wheat or Sourdough
Serves with baked potato chips or add a side salad for$3.00
Ratatouille Vegetable Sandwich - Freshly made Ratatouille (Bell pepper, eggplant,
zucchini,yellow squash,garlic, onion and cherry tomato), baby Swiss cheese and
fresh marinara spread in a potato sesame bun. $7
Kookoo Sabzee- Homemade veggie patty ria delicious combination of fresh herbs and
eggs baked in oven), sliced tomato, and fresh Mozzarella in a potato sesame bun. $7
Bubl z Cafe S ecialties
Turkey Sandwich - Fresh slice of roasted turkey, baby Swiss cheese, sun dried
tomato, house green, ratatouille spread and our creamy house spread. $8
Chicken Sandwich - Slow-roasted chicken breast, baby Swiss cheese, fire roasted
pepper, house green, and our special creamy pesto spread, $8
(toast Beef Sandwich -Slice of roast beef, fire roasted pepper, baby Swiss cheese
and grilled onions, $9
Bublyz Mortadella Sandwich- Slice of mortadella, sliced tomato, pickles, crushed
potato chips and our creamy house spread in French Baggett. $8
*Beef Mortadella
*Beef& Pork Mortadella
Kabob (kobeideh)
Skewers of juicy strips of charbroiled seasoned ground beef. $15
Kabob Barg
Charbroiled of filet mignon marinated in our special sauce. $15
Shish Kabob
Charbroiled juicy large chunks of filet mignon marinated, skewered with
onions, tomatoes,green peppers. $15
Kabob Soltani
Seasoned ground beef and Filet Mignon.A combination of tenderloin beef,and
strip of seasoned ground beef.$15
Boneless Lamb Kabob
Our finest cut of charbroiled boneless baby spring lamb tenderloin marinated
in our delicious house sauce. $15
Zafarani Kabob
The most delicious and juicy boneless chicken kabob, one strip of charbroiled
ground beef, two pieces of charbroiled lamb chop. $15
Shish kabob, koobideh,and Iamb chop. $15
House Of Kabob Special
Boneless Lamb Kabob, Koobideh Beef Kabob,Chicken Boneless Kabob. $15
Deserts
Tres Leches Cake$3
Strawberry cheesecake$3
Tiramisu $4
Pistachio Ice Cream (Persian Ice Cream) $4
Faloodeh (Rice noodle, rose water with cherry syrup and fresh lemon) $4
Baklava (2)$3
Zoolbia-Baumieh (1 Zoolbia &b Baumieh) $4
Es gesso Beverages
Americano $3
Latte$3
Mocha $4
Cappuccino$3
Vanilla Latte$4
Carmel Latte$4
Pumpkin Late (seasonal) $4
Gingerbread Latte (seasonal) $4
Bublyz Cafe Specialties
Shirmoz (Banana Shake) $4
Majoon $7
Carrot juice with Traditional Ice cream (Havij Bastani) $b
Sweet Melon juice (Ab Talebi--seasonal) $4
Water Melon juice (Ab Hendooneh--seasonal) $4
Carrot juice (Ab Havij) $3
Baghali $4
Seasonal Fruit Plate $6
Hot Beveragres
Our Famous House Blend Tea (No Refill) $2
House Blend Coffee $2
Rich & Creamy Hot Chocolate $3
Soft Drinks
Soda (Coke, Diet coke, Sprite, Dr. Pepper) $1.79
Arizona$0.99
Pineapple Juice $1.99
Orange Juice$2.49
Coconut Juice$2.49
Milk$1.99
Bottle Water$1.50
Sparkling Water$2.99
Redbull $3.99
Monster$3.99
June 23,2016
Community Development Department
300 Centennial Way
Tustin,CA 92780
RE: Additional documents,DR 2016-011
To whom it may concern:
This letter is to submit additional documents supporting DR 2016-011 application.Please be
advised that the outdoors dining area is an extension to the existing food court inside the Ansar
Gallery building and Bublyz Caf6 will be managing the patio for the interior restaurant.This is not
an application for a new establishment just simply requesting the city of Tustin to allow our
customers inside to enjoy their food in more refreshing atmosphere.
We have removed the pre-existing wooden panels on the fence and have removed the couched at
the far end of the patio,please see enclose pictures.We would like to ensure the city of Tustin that
our operating hours will be 11:00 AM-11:00 PM. In addition,we had the patio inspected by fire
department and have their approval.
Moreover,we took initiative to talk to our neighbors and get their insight and input about the patio.
And we are excited to report that they are very supportive and ecstatic.They have given us their
full support by signing the enclose petition.
We have every intention to ensure we fully comply with all the requirements and create a beautiful
outdoor dining area to accompany the restaurant inside Ansar Gallery.
Please feel free to contact us if you have any questions.
Sincerely
(6c
Zahra Khalaf!
Operating Manager
J, SO
ANSAR GROUP ' 6ALLIM
2505 Ei Camino Real -Tustin CA 92702
Tel.949-220-0000 - Fmc.949-220-0.00l i
E-mail:inWansargallery.us
loll Wehsite:wvww.onsargallery.us
June 30, 2016
Community Development Department
300 Centennial Way
RE: Outdoors,_Dining Area,DR 20 6=011 i
To whom it may concern:
Please be advised that the outdoor dining area is as extension to the existing food court Inside the Ansar.
Gallery buildiflg;afld i8 available to all those;who;wov3d like to enjoy-the Food of the existing food
outside.
Please feel free to contact us if you have-any questions.
Sincerely,
Ansar Gallery INC.
- i
Sulieman Mahmoud '
Property Mana _
840
�7
6
www.ansar-group.com
QATAR � UAE I BAHRAIN � USA
Tel:00974 44569929 761:00971653133 4 Tel:0097317140000 Tel:714 220 0000
"n
ANSA[t GROUP Villf"Ry
2505 EI Camino Real •Tustin CA 92782
Tel.949-220-0000 o Fox.949-220-0001
E-mail:info@ansorgallery.us
x ._. Wabsiie xwmansorgallery.us
June 30,2016
Community Development Department
300 Centennial Way -
Tustin, CA 92780
RE:Interior Restrooms Access;DR 2016=Ott
To whom it may concern:
Please be advised Bublyz Cafe's;outdoor dining area,customers have full access to the interior Restrooms
at all times.
Please feel free to contact usif you have any questions.
Sincerely,
Ansar Gallery INC.
Sulieman Mahmoud
Property Mana
ob
3�
�6
www.ansor-group.com
QATAR ! UAE I BAHRAIN ! USA
Te
Tel:00974 44569929 i Tel:009716531339 l:0097317140000 I Tel:714 220 0000
Yes, l encourage the City of Tustin to streamline and expedite the
design review process. 1support thd.opening of Bublyz Cafe
=tvcated in the same shappicg l fifer,^at 2505 EI Camino Real,
'us�nr CA 92782. The outdoor I fresco cafe will be a great
additwrt to Tustin and would enncl7 the value my neighborhood
. •near Tustin' Ranch Road as;`t is Within walking distance from
residences.
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Yes, I encourage�the_Ciiyof Tustin to streamline and expedite:the
design review pry: fsriport the opening of Bublyz Cade
lobated"in the same shopping tenter at 2505'EI Camino Real,
Tustin, CA 92782 =T a out'dQor:al:fresco cafe will be a great
,.
addition-to Tustin-artd��i+i�aul3enr'rch the value my neighborhood
near Tustin, R:anc Read as �t is.vrrithin walking distance #rorn
residbrnces.:
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Yes, I encourage.the.City of Tustin to support the opening of Bubblyz Cafe located in the
same shopping-center af 2565 El Camino Real,Tustin, CA 92782.The outdoor al fresco
cafe will be a great addition-to Tustin and would enrich the value my neighborhood near
Tustin Rarich road as it!s.Wthin walking distance from residences.
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"Strengthening Families with Trust and Understanding"
To Whom It May.Concern:
I support the opening of Bublyz Cafd located in the''sbopping center-at'2505 El Camino
Real;Tustin, CA 92782.
The outdoor al fesco cafe will be a great addition to Tustin and would enrich the value of
the neighborhood.
I am a District Field Director with Syncis, Inc. a financial marketing firm. We recently
(about a year ago) opened up an affiliate office located at 2575 McCabe Way#110, -
Irvine,CA 92614.
Bublyz would be a place where our agents(right now over 20 active agents),would be
able to.not only frequent the Bublyz C06,for personal reasons, but it would be a place
Where they could casually meet with _ _ open, warm environment.. Bublyz Cafe
would also be a great locationfvenud' to host events for both agents and
prospective clients. A venue like thus is truly-lacking in the Tustin area.
As a graduate of UC Irvine,I am very familiar with Tustin and the Orange County area.
As a licensed attomey -•and as a financial professional, I know that Bublyz Cafd would
add great value to the neighborhood and for surrounding business and I encourage the
city of Tustin to strearnline and expedite the design review process.
Best Regards,
rTairguess " oohi, Esq.
(S 18) 917-1890
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Yes, I encourage the City:af Tustin to support the opening of Bui?biyz Cafe lvca#ed 1n the
same shopping center at 2505 Ei Camino Real,Tustih, CA 92782-The outdoor al fresco
—
040-W great a ai onto Tu,s#n and would enrich-the value-m y_.neighboihood near _
Tust►re Ranch coact as it is.wrthin Wa ll q-iistanee#corm residences.
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Yes, 't'encourage the City of Tustin to support the opening of Bubblyz Gate locateu 111 .'
same shopping center at 2505 EI Camino,Real,Tuntcti he in, CA value my82. hn ghborhoode outdoor al rnear .
_ cafe!will e a great addition to Tustin and would en
Tustin Raric`1.h r`oaB as itis within viralking'distance fcbm residences.
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ATTACHMENT D
Planning Commission Resolution No. 43.18
RESOLUTION NO. 4318
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF TUSTIN APPROVING DESIGN REVIEW
2016-011 AUTHORIZING THE ESTABLISHMENT OF A
7,231 SQUARE FOOT OUTDOOR RESTAURANT
SEATING AREA IN CONJUNCTION WITH AN EXISTING
RESTAURANT LOCATED AT 2505 EL CAMINO REAL.
The Planning Commission does hereby resolve as follows:
I: The Planning Commission finds and determines as follows:
A. A proper application was filed by Zahra Khalafi of Bublyz Cafe, requesting
the establishment of a 7,231 square foot outdoor restaurant seating area in
conjunction with an existing restaurant located at 2505 EI Camino Real.
B. The project site is located within the East Tustin Specific Plan (SP-8) and
has a General Plan Land Use Designation of Planned Community
Commercial/Business (PCCB) which provides for a variety of retail and
service commercial uses including restaurant uses with outdoor restaurant
seating. Pursuant to Section 9277 of the Tustin City Code (TCC), Design
Review approval is required for outdoor restaurant seating areas. In.
addition, the project has been reviewed for consistency with the Air Quality
Sub-element of the City of Tustin General Plan and has been determined to
be consistent with the Air Quality Sub-element.
C. Time proposed outdoor restaurant seating area is located within a former
outdoor garden sales area within a commercial shopping center where a
variety of retail and restaurant uses are located. The characteristics of the
proposed use and hours of operation would be similar to other restaurants
in the vicinity.
D. This project has been deferred from the Community Development Director
to the Planning Commission due to code enforcement activity related to
noise complaints, operation of the outdoor restaurant seating area without
City approval, unpermitted modifications, and business hours past 11:00
p.m.
E. That due to prior code enforcement violations and unpermitted
modifications, a pre-citation notice is included herein.
F. That a public meeting was duly called, noticed, and held for Design Review
(DR) 2016-011 on August 23, 2016, by the Planning Commission.
G. That the location, size, architectural features and general appearance of the
proposed project will not impair the orderly and harmonious development of
the area, the present or future development therein, the occupancy thereof,
or time community as a whole of the City of Tustin in that:
Resolution No. 4318
Page 2
1. The design of the outdoor restaurant seating area, as conditioned, is
compatible with the overall design of the building and enhances the
pedestrian environment and the character of the shopping center.
2. The outdoor restaurant seating area is within a former outdoor garden
sales area that was included in the original parking analysis for the
shopping center. The required number of parking spaces for the entire
shopping center is based on the square footage of the shopping center,
including the former outdoor garden sales area and not on individual
uses within the shopping center. Therefore, no additional parking
spaces are required for the proposed outdoor restaurant seating area.
3. The outdoor restaurant seating area is located within a commercial
shopping center that is bounded by Bryan Avenue, Tustin Ranch Road,
EI Camino Real, and Myford Avenue where a variety of retail and
restaurant uses are located. The hours of operation of the restaurant and
the outdoor restaurant seating area are conditioned to remain open no
later than the adjacent retail establishment, but in no event later than
11:00 PM, which is consistent with the characteristics and hours of
operation of other restaurants in the vicinity and is in compliance with the
TCC requirement that limits the hours of operation of an outdoor
restaurant seating area to no later than 11:00 PM.
4. The Tustin Police Department has reviewed the application and has no
immediate concerns if the business operates in compliance with the
conditions of approval.
H. This project is Categorically Exempt pursuant to Section 15303, Class 3 of
the California Code of Regulations (Guidelines for the California
Environmental Quality Act).
ll. The Planning Commission hereby approves DR 2016-011 authorizing the
establishment of a 7,231 square-foot outdoor restaurant seating area in
conjunction with an existing restaurant located at 2505 El Camino Real, subject
to the conditions contained within Exhibit A, attached hereto.
PASSED AND ADOPTED by the Planning Commission of the City of Tustin at a regular
meeting on the 23`d day of August, 2016.
AUSTIN LUMBARD
Chairperson
ELIZABETH A. BINSACK
Planning Commission Secretary
Resolution No. 4318
Page 3
STATE OF CALIFORNIA )
COUNTY OF ORANGE )
CITY OF TUSTIN )
I, Elizabeth A. Binsack, the undersigned, hereby certify that I am the Planning
Commission Secretary of the City of Tustin, California; that Resolution No. 4318 was
duly passed and adopted at a regular meeting of the Tustin Planning Commission, held'
on the 23rd day of August, 2016.
PLANNING COMMISSIONER AYES:
PLANNING COMMISSIONER NOES:
PLANNING COMMISSIONER ABSTAINED:
PLANNING COMMISSIONER ABSENT:
ELIZABETH A. BINSACK
Planning Commission Secretary
EXHIBIT A
RESOLUTION NO. 4318
DESIGN REVIEW 2016-011
CONDITIONS OF APPROVAL
GENERAL
(1) 1.1 The proposed use shall substantially conform with the submitted plans for the project
date stamped August 23, 2016, on file with the Community Development Department,
except 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 minor modifications during plan check if such modifications are to be
consistent with the provisions of the Tustin City Code and other applicable codes.
(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 Design Review (DR) 2016-011 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 Discretionay
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 This condition shall serve as a pre-citation and to inform the responsible person(s) of
the compliance requirements pursuant to the Tustin City Code (TCC) and/or other
applicable codes, laws, and conditions. Failure to comply with -the conditions of
approval set forth herein may result in the issuance of an administrative citation
pursuant to TCC 1162(a). Fines may be assessed by means of an administrative
citation as follows: $100.00 for a first violation; $200.00 for a second violation of the
same ordinance or permit within one year of the first violation; or$500.00 for a third or
any further violation of the same ordinance or permit within one year of the first
violation. Building and Safety Code (TCC Sec. 8100 -- 8999) violations may be
assessed at $100.00 for a first violation; $500.00 for a second violation of the same
ordinance or permit within one year of the first violation; or $1,000.00 for a third or any
further violation of the same ordinance or permit within one year of the first violation.
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. 4318
Page 2
The City may also take further legal action including issuing the responsible person(s)
a criminal citation and/or abating the violation(s) with the cost of such abatement
and/or prosecution assessed against the responsible person(s), the property owner(s),
and/or the property as a lien.
(1) 1.6 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. All enforcement
costs incurred to date, in the amount of $867.13, shall be paid to the City within ten
(10) calendar days of project approval.
(1) 1.7 As a condition of approval of DR 2016-011 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, 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 defense of any such
action under this condition.
(1) 1.8 DR 2016-011 may be reviewed annually or more often, if deemed necessary by the
Community Development Director, to ensure compatibility with the area and
compliance with the conditions contained herein. The Community Development
Director shall review the use to ascertain compliance with conditions of approval. If
the use is not operated in accordance with the conditions of approval or is found to be
a nuisance or negative impacts are affecting the surrounding tenants or neighborhood,
the Community Development Director may impose additional conditions to eliminate
the nuisance or negative impacts, or may initiate proceedings to revoke the Design
Review approval for the outdoor restaurant seating area.
(1) 1.9 If on-site alcoholic beverage sales are proposed, the applicant shall obtain the
appropriate license from the State Department of Alcoholic Beverage Control for the
type of alcoholic sales associated with a bona fide public eating place. If applicable, a
copy of the license shall be provided to the City prior to final inspection. 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 DR approval for the outdoor restaurant
seating area, as provided for in the TCC.
PLANNING
(1) 2.1 The outdoor restaurant seating area shall operate in conjunction with, shall not
operate independently from, and shall be ancillary to the existing indoor restaurant.
The restaurant establishment shall have a maximum of 108 seats indoors and eighty-
four (84) seats outside, with a maximum of eighty-four (84) occupants outside. Any
Exhibit A
Resolution No. 4318
Page 3
increase in the number of seats is subject to written approval from the Community
Development Director. All outdoor furniture and fixtures must be of durable and sturdy
construction.and suitable for outdoor use. Furniture shall be in good condition without
any visible dents, tears, rust, corrosion, or chipped or peeling paint and shall be in a
clean condition at all times. Lounge chairs, sofas, cocktail tables, and other furniture
that is not conducive to outdoor dining shall be prohibited.
(1) 2.2 The entire outdoor restaurant seating area shall be substantially unenclosed and
visible such that seated patrons are visible from the exterior of the premises. The
existing masonry walls at the rear of the outdoor restaurant seating area and directly
adjacent to the parking lot shall be completely or substantially removed prior to the
establishment and operation of the outdoor restaurant seating area. A demolition
permit shall be required for the demolition and/or alteration of the masonry walls. In
addition, the existing wrought iron/metal shall be removed from the outdoor seating
area.
(1) 2.3 If issued a license from the Department of Alcoholic Beverage Control, the proposed
on-site consumption of alcoholic beverages must be consistent with the Department of
Alcoholic Beverage Control requirements. Any changes and/or upgrades to any ABC
License shall be reviewed and approved by the Community Development Director.
The sale and consumption of alcoholic beverages in the outdoor restaurant seating
area shall be restricted by and subject to any required State Alcoholic Beverage
Control or other applicable license or permit governing the restaurant. Any outdoor
restaurant seating area where alcoholic beverages are sold or consumed shall be
enclosed by a border and shall be supervised at all times by an employee of the
restaurant. No alcoholic beverages may be removed from the outdoor restaurant
seating area, except to the interior of the restaurant. No alcoholic beverages may be
served or consumed within any portion of the outdoor seating area when an approved
ABC compliant barrier is not present
(1) 2.4 If issued a license from the Department of Alcoholic Beverage Control, 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) 2.5 The menu of the restaurant and its outdoor restaurant seating area shall consist of
foods that are prepared on the premises.
(1) 2.6 If applicable, 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) 2.7 "No Loitering" signs shall be placed near the entrance on the outside of the premises
or in other specified locations.
(1) 2.8 No sexually oriented businesses shall be conducted on the premises without approval
by the City in accordance with the TCC.
Exhibit A
Resolution No. 4318
Page 4
(1) 2.9 The gross annual sales receipts shall be provided to the Community Development
Department annually upon request. To verify that the gross annual sale of food
exceeds the gross annual alcohol sales (if applicable), an audited financial statement
shall be provided for review and approval by the Community Development Director
upon request. If the audited financial statement demonstrates that the sale of alcohol
(if applicable) exceeds the sale of food, the sale of alcoholic beverages shall cease
immediately.
(1) 2.10 Business hours are limited to the following:
Indoor Restaurant: 8:00 AM to closing time of adjacent retail
establishment (Ansar Gallery), but in no
event later than 11:00 PM
Outdoor Restaurant Seating: 8:00 AM to closing time of adjacent retail
establishment (Ansar Gallery), but in no
event later than 11:00 PM
If applicable, the hours of sales of alcoholic beverages shall be limited to the hours
when food is available. Operation of the outdoor restaurant seating area shall be
permitted only at such times as the indoor restaurant seating area and adjacent retail
establishment (Ansar Gallery) are open to the public.
(1) 2.11 The applicant shall comply with all applicable federal, state, county and city laws and
regulations concerning accessibility and nondiscrimination in the provision of services,
and operation of the outdoor restaurant seating area shall not be detrimental to the
health, safety, or welfare of persons residing or working in the vicinity.
(1) 2.12 No outdoor keeping or storage of food or beverages to be served shall be permitted.
No open keeping or storage of used dishes, utensils or food scraps shall be permitted.
Self-closing outside trash containers shall be provided to the satisfaction of the
Community Development Department. The outdoor restaurant seating area shall be
cleaned on a continual daily basis.
(1) 2.13 The outdoor restaurant seating area may have a menu board that does not exceed six
(6) square feet in area.
(1) 2.14 Doors from the indoor restaurant seating area to the outdoor restaurant seating area
shall be self-closing.
(1) 2.15 The outdoor restaurant seating area shall not obstruct any fire exit, fire escape, or
other required ingress or egress to any structure or property.
(1) 2.16 The outdoor restaurant seating area shall comply with the City's Noise Ordinance.
Exhibit A
Resolution No. 4318
Page 5
(1) 2.17 No Live entertainment is permitted without a valid Live Entertainment Permit. No
amplified noise or audio visual equipment, such as a television, is permitted within the
outdoor restaurant seating area.
(1) 2.18 Lighting shall be provided to illuminate the outdoor restaurant seating area. A
minimum of one (1) footcandle of light is required at floor level. The design of the
lighting shall be subject to the approval of the Community Development Director.
(1) 2.19 The outdoor restaurant seating area must comply with the approved plans and
regulations and requirements set forth in TCC Section 9277. Any significant
modifications to the outdoor seating area or seating within must be approved by the
Community Development Director.
(1) 2.20 All on-site signs, including permanent and temporary signs/banners, shall comply with
the City of Tustin Sign Code.
(1) 2.29 Groundcover and/or shrubs shall be provided within the existing planter area
located between the enclosure wall and the parking lot. Irrigation may need to be
proposed if existing irrigation is inadequate or no longer functioning properly.
Landscaping shall be subject to approval at plan check.
(***)2.22 If in the future the City determines that a parking problem exists on the site or in the
vicinity as a result of the proposed outdoor restaurant seating area, the Community
Development Director may require the applicant to prepare a parking demand analysis
and bear all associated costs. If the study indicates that there is inadequate parking,
the applicant shall be required to provide immediate interim and permanent mitigation
measures to be reviewed and approved by the Community Development Department
and the Public Works Department.
BUILDING
(1) 3.1 A building permit is required for the proposed change of occupancy group. Plans
submitted for the building permit shall be prepared by a California licensed architect or
engineer. At the time of building permit application, the plans shall comply with the
latest edition of the codes, City Ordinances, State, Federal laws, and regulations as
adopted by the City Council of the City of Tustin.
(1) 3.2 Prior to issuance of a building permit, Orange County Environmental Health and
Orange County Fire Authority approvals are required.
(1) 3.3 Current Federal Americans with Disabilities Act (ADA) requirements shall be met at
all driveways and sidewalks adjacent to the site.
(1) 3.4 All exits from the outdoor restaurant seating area shall be designed in accordance
with the California Building Code with respect to exiting for abled and disabled
customers
Exhibit A
Resolution No. 4318
Page 6
(1) 3.5 An accessible path of travel that connects the sidewalk and the bus stop to the
primary entrance to the outdoor restaurant seating area shall be provided.
Accessible parking spaces that will serve the outdoor restaurant seating area and
an accessible path of travel from the parking spaces to the primary entrance to the
outdoor seating area shall be provided. An accessible path of egress from all of the
exits from the outdoor restaurant seating area to the public way (sidewalks) or a
minimum fifty (50) feet from the building and outdoor restaurant seating area shall
be provided. An accessible path of travel shall also be provided from the interior
seating area to the outdoor restaurant seating area.
(1) 3.6 Occupancy group separations between the retail sales area, storage area and the
outdoor restaurant seating area shall be designed in accordance with the California
Building Code.
(1) 3.7 Construction documents for building permit review and issuance shall be submitted
prior to the start of work.
PUBLIC WORKS
(1) 4.1 Construction and Demolition Waste Recycling and Reduction Plan (WRRP).
a) The applicant/contractor is required to submit a WRRP to the Public Works
Department. The WRRP must indicate how the applicant will comply with the
City's requirement (City Code Section 4351, et al) to recycle at least 50% of the
project waste material or the amount required by the California Green Building
Standards Code.
b) The applicant will be required to submit a $50.00 application fee and a cash
security deposit. Based on the review of the submitted Waste Management
Plan, the cash security deposit in the amount of five (5) percent of the project's
valuation as determined by the Building Official, rounded to the nearest
thousand, or $2,500, whichever is greater. In no event shall a deposit exceed
$25,000.
c) Prior to issuance of a permit, the applicant shall submit the required security
deposit in the form of cash, cashier's check, personal check, or money order
made payable to the "City of Tustin".
(1) 4.2 Prior to issuance of a Building Permit, the applicant shall provide written approval
from the Orange County Sanitation District for sewer connections and change in
use.
(1) 4.3 Any damage done to existing public street improvements and/or utilities shall be
repaired to the satisfaction of the City Engineer before issuance of a Certificate of
Occupancy.
Exhibit A
Resolution No. 4318
Page 7
FEES
(9) 5.9 Prior to issuance of any building permits, payment shall be made of all applicable
fees, including, but not limited to, the following. Payment shall be required based
upon those rates in effect at the time of payment and are subject to change.
a) Building plan check and permit fees to the Community Development
Department based on the most current schedule.
(9,5)5.2 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 fifty 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.