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Home My WebLink About01 ZA AGENDA REPORT TAPS BREWERY AGENDA REPORT ITEM 91 MEETING DATE: APRIL 9, 2018 TO: ZONING ADMINISTRATOR FROM: COMMUNITY DEVELOPMENT DEPARTMENT SUBJECT: CONDITIONAL USE PERMIT 2018-01 & DESIGN REVIEW 2018-002 APPLICANT: PROPERTY OWNER: AMY BAGLEY, STEINER STUDIO, INC. TIBOR KELEMEN, KCI VALENCIA, INC. 17800 MITCHELL NORTH 2860 MICHELLE DRIVE #150 IRVINE, CA 92614 IRVINE, CA 92606 LOCATION: 15501 RED HILL AVENUE, SUITE 100 GENERAL PLAN: PLANNED COMMUNITY COMMERCIAL/BUSINESS ZONING: PLANNED COMMUNITY INDUSTRIAL/BUSINESS/SP-3 ENVIRONMENTAL STATUS: THIS PROJECT IS CATEGORICALLY EXEMPT PURSUANT TO THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) SECTION 15301, CLASS 1 . REQUEST: A REQUEST TO ESTABLISH AN ALCOHOLIC BEVERAGE SALES ESTABLISHMENT WITH OUTDOOR SEATING IN CONJUNCTION WITH A RESTAURANT AND BEER MANUFACTURER LOCATED AT 15501 RED HILL AVENUE, SUITE 100. Zoning Administrator April 9, 2018 CUP 2018-01 & DR 2018-002 Page 2 That the Zoning Administrator adopt Zoning Administrator Action (ZAA) No. 18-002 approving Conditional Use Permit (CUP) 2018-01 and Design Review (DR) 2018-002 to authorize on-site alcoholic beverage sales with outdoor seating in conjunction with a restaurant and beer manufacturer located at 15501 Red Hill Avenue, Suite 100. APPROVAL AUTHORITY Any sale of alcoholic beverages within SP-3 requires a CUP. Pursuant to Tustin City Code (TCC) Section 9299b(3)(g), the Zoning Administrator has the authority to review and approve on-site alcoholic beverage sales uses in conjunction with restaurants. Pursuant to Section 9277 of the TCC, design review approval is required for outdoor restaurant seating areas. BACKGROUND Site and Surrounding Properties The project site is located within the Planned Community Industrial/Business (PC- IND/BUS) zoning district and is within SP-3. The General Plan Land Use Element designation is Planned Community Commercial/Business (PCCB), which provides opportunities for a mixture of activities permitted within the Community Commercial, Professional Office, and Industrial land use designations. The project site is located on an approximately 2.4-acre site. The project site consists of an industrial office building shared with a wholesale business tenant and off-street parking on all four(4) sides of the building. The project site is bounded by Red Hill Avenue to the southeast and Valencia Avenue to the northeast (Figure 1). "r rr t 1 ,• w Figure 1: Zoning Map Zoning Administrator April 9, 2018 CUP 2018-01 & DR 2018-002 Page 3 DISCUSSION Project Summary TAPS Brewery and Barrel Room is an affiliate of the TAPS Fish House and Brewery, an American chain of restaurants in Orange and Riverside counties. The proposed business is designed to produce alcoholic beverages for this location and other locations. The proposed location will act as a production brewery with a tasting room and a restaurant. The applicant, on behalf of TAPS Brewery and Barrel Room, is requesting authorization for on-site alcoholic beverage sales with outdoor seating in conjunction with a restaurant and production brewery located in a multi-tenant building of approximately 33,084 square feet, as shown in the submitted plans. TAPS Brewery and Barrel Room will occupy an interior tenant space of 19,325 square feet with an outdoor seating area. The proposed restaurant includes an interior dining area of 1,496. square feet and an outdoor seating area of 1,683 square feet (Figure 2). s+ATE W o- o- -o I o- 6 i I�L�I� ilk �Tij b b b b bb Figure 2: Site Plan Alcoholic Beverage Sales The sale of alcoholic beverages for on-site consumption can be authorized in conjunction with a "bona fide" restaurant use in conformance with the City's Alcoholic Beverage Sales Establishment Guidelines as amended by the Planning Commission and adopted by the Zoning Administrator April 9, 2018 CUP 2018-01 & DR 2018-002 Page 4 City Council on May 21, 2001 and TCC Section 9271dd. Pursuant to the Guidelines, a restaurant use is defined as: "A retail establishment that sells food and beverages prepared on the site, where customers are served for on-site consumption." At least 80 percent of the premises' seating shall be designed and used for food consumption. Also, the gross annual sales of food must exceed the sale of alcohol. The application indicates that approximately 55 percent of sales are estimated to be from food and 45 percent from alcoholic beverages. The applicant proposes to use an onsite food truck to offer a full menu of culinary offerings. Proposed Conditions 2.3 and 2.4 of ZAA No. 16-016 requires food to be prepared on the premises and available during all hours of operation. Outdoor Restaurant Seating Outdoor seating is proposed to be located on the northeast side of the building in an existing landscaping and parking area. The proposed outdoor seating area includes nine (9) tables and 48 (forty-eight) seats (Figure 3). The entire proposed outdoor seating area would be located at the side of the building (Attachment C). A Texas Privet hedge is proposed along the boundary of the outdoor seating area, and would be required to be installed and maintained per the Department of California Alcoholic Beverage Control requirements. The outdoor dining area would feature a designated location for an onsite food truck. Customers will order food through staff or mobile kiosks; however, will not interact with the food truck. The outdoor dining furniture would also feature dark anodized bronze finish lighting fixtures, metal chairs, and umbrella stands. Outdoor furniture also includes: a fire pit, black wood chairs, and red umbrellas over majority of the tables. Additionally, the applicant proposes a recreational open area at the southeast portion of the outdoor dining area. Hours of Operation The production brewery will operate Monday through Saturday, 8:00 a.m. to 6:00 p.m. The applicant proposes hours of operation for the interior restaurant and outdoor restaurant seating area to include the following: Monday- 3:00 p.m. to 9 p.m. -Thursday: Friday: 3:00 p.m. to 11:00 p.m. Saturday: 11:00 a.m. to 11:00 p.m. Sunda 11:00 a.m. to 9:00 p.m The evening and weekend hours of operation occur when most of the other businesses in the district are closed. Hours of sales of alcoholic beverages shall be limited to the hours when food is available. Operation of an outdoor restaurant seating area shall be permitted only at such times as the main restaurant use is open. Zoning Administrator April 9, 2018 CUP 2018-01 & DR 2018-002 Page 5 Brewery Production i s , 1 1 Y Restaurant Outdoor dining o r-, C, ❑ Figure 3: Floor Plan PARKING The subject property provides 149 parking spaces for the industrial office building. The building is occupied by two (2) tenants: TAPS Brewery and Barrel Room and Schaerer USA Corporation. Schaerer USA Corporation is a wholesale business that requires parking for their office and warehouse space. The district regulations requires no less than the following parking requirements: four (4) spaces for each 1,000 square feet for office and one (1) space for each 1,000 square feet of gross floor area for warehouse space. Schaerer USA Corporation requires 60 parking spaces for their business (52.62 spaces for office space and 7.26 spaces for warehouse space). Zoning Administrator April 9, 2018 CUP 2018-01 & DR 2018-002 Page 6 TAPS Brewery and Barrel Room consists of two (2) operations: production brewery, which consists of manufacturing and warehouse space, and restaurant, which consists of their indoor and outdoor seating areas. The district regulations require no less than the following parking requirements: one (1) space for each 1,000 square feet of gross floor area for warehouse space, two (2) spaces for each 1,000 square feet of gross floor area for manufacturing, and one (1) space for each three (3) seats. As the parking requirement for outdoor seating is not specified in the district regulations, the parking standards in the TCC apply. Pursuant to TCC Section 92638, the parking requirement for outdoor seating is that no additional parking shall be required for an outdoor restaurant seating area when the area either contains no more than 12 seats, or is no larger than 50 percent of the restaurant's interior seating area; one (1) additional parking space shall be required for each additional 250 square feet by which the outdoor restaurant seating area exceeds the 50 percent threshold. The production brewery requires 24.25 spaces for manufacturing space and 4.02 spaces for warehouse space. The proposed restaurant would require 14 spaces for the restaurant and four (4) spaces for the outdoor seating area. The total parking required for both businesses is 130 spaces, while the property provides 148 spaces (Table 1). Parking Ratio Parking Spaces Required TAPS Brewery and Barrel Room 12,127 Sq. Ft. 1 space per 500 Sq. Ft. 24.25 Spaces (Manufacturing) 4,019 Sq. Ft. 1 space per 1,000 Sq, Ft 4.02 Spaces (Warehouse) 42 seats 1 space per 3 seats 14 Spaces (Restaurant) 1,683-745= 938 Sq. Ft. 4 space per 1,000 Sq. Ft 4 Spaces (Outdoor seating-50%of interior seating) Outdoor Seating) Schaerer USA Corporation 17,539 Sq. Ft. 4 spaces per 1,000 Sq. Ft. 70.16 Spaces (Office) 7,259 Sq. Ft. 1 space per 1,000 Sq. Ft 7.26 Spaces Warehouse Total Parking Required: 124 123.69 Spaces Total Parking Provided: 148 Spaces Table 1: Parking FINDINGS In determining whether to approve the CUP for the on-site alcoholic beverage sales, the Zoning Administrator must determine whether or not the proposed use will be detrimental to the health, safety, morals, comfort, or general welfare of the persons residing or working in the neighborhood, 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 determining whether to approve the Design Review for outdoor seating, the Zoning Administrator 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 Zoning Administrator April 9, 2018 CUP 2018-01 & DR 2018-002 Page 7 the occupancy as a whole. A decision to approve this request may be supported by the following findings- 1. The proposed sale of on-site alcoholic beverages in conjunction with a new restaurant use is allowed within PC-IND/BUS/SP-3 with the approval of a CUP. 2. Pursuant to TCC Section 9271(dd), 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. 3. 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. 4. 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. 5. The design for the outdoor restaurant seating area is compatible with the overall design of the building. 6. The restaurant establishment use is located within the PC-IND/BUS zoning district and within SP-3, which allows for a broad range of industrial/commercial uses and development. The characteristics of the production component of the business and the hours of operation for the proposed restaurant would be compatible to the existing businesses in the vicinity. 7. The manufacturing use was considered in the design of the property and the proposed restaurant use and outdoor seating area were accounted for in the parking ratio;. therefore, no parking impacts are anticipated. 8. The Tustin Police Department has reviewed the application and has no immediate concerns. Jessica Aguilar Assistant Planner Attachments. A. Location Map B. Land Use Application Fact Sheet C. Submitted Plans D. ZAA 18-002 ATTACHMENT A Location Map ` 300-foot radius 500-foot radius Y r Y r Y � h = @La Vila Av / 1Y yor,nD h r hIr 1 Id TrTy �`Y f � r ti•. 1 r�"•4 i�t�. N". _ a n g �! Location Map 15501 RED HILL AVENUE, SUITE 100 i i� ATTACHMENT B Land Use Application Fact Sheet i i LAND USE APPLICATION FACT SHEET 1. LAND USE APPLICATION NUMBER(S): CUP 2018-011 DR 2018-002 2. LOCATION: SOUTHWEST CORNER OF RED HILL AVENUE AND VALENCIA AVENUE 3. ADDRESS: 15501 RED HILL AVENUE, SUITE 100, TUSTIN, CA 92780 4. APN: 430-233-06 5. PREVIOUS OR CONCURRENT APPLICATIONS RELATING TO THIS PROPERTY: Z.C. 79-2 ( REZONE TO PC AND ADOPT PLANNED INDUSTRIAL/BUSINESS STANDARDS) C2017-0407(INTERIOR T.I. FOR TAPS BREWERY AND BARREL ROOM) 6, SURROUNDING LAND USES AND ZONING DESIGNATIONS: NORTHEAST(ACROSS VALENCIA AVENUE): PLANNED COMMUNITY COMMERCIAL (PC- COMM) & PACIFIC CENTER EAST SPECIFIC PLAN (SP-11) NORTHWEST: PLANNED COMMUNITY INDUSTRIAL/BUSINESS (PC-IND/BUS) & INTERNATIONAL RECTIFIER SPECIFIC PLAN (SP-3) SOUTHEAST(ACROSS RED HILL AVENUE): TUSTIN LEGACY SPECIFIC PLAN (SP-1} SOUTHWEST: PC-IND/BUS &SP-3 7. SURROUNDING GENERAL PLAN DESIGNATIONS: i NORTHEAST(ACROSS VALENCIA AVENUA): PLANNED COMMUNITY I COMMERCIAL/BUSINESS (PCCB) I NORTHWEST: PCCB SOUTHEAST(ACROSS RED HILL AVENUE): TUSTIN LEGACY SPECIFIC PLAN (MCAS) SOUTHWEST: PCCB 8. SITE LAND USE: A. EXISTING: INDUSTRIAL PROPOSED: INDUSTRIAL/COMMERCIAL B. GENERAL PLAN: PCCB PROPOSED: SAME C. ZONING:.PC-IND/BUS & SP-3 PROPOSED: SAME DEVELOPMENT FACTS: 9. LOT AREA: 106,809 SQUARE FEET/2.4 ACRES 10. BUILDING LOT COVERAGE: 50% MAX. PERMITTED 30.97% EXISTING 11. SITE LANDSCAPING: PARKING LOT EXISTING 528 SQUARE FEET & HEDGE 12. PARKING: 124 SPACES REQUIRED 148 PROVIDED ATTACHMENT C Submitted Plans ABBREVIATIONS KEY MAP PROJECT TEAM c j AW4 N]HRW PT'fi. 61 Ate' LAer• 9111E 1Cp , 2B a 1,I F£L�:+f?IyE eIYJ lCwxJ M'.1 L ®.... 1tEi°PW w 4 r� AFf. ALIOeE FlIISCB FLaTA a - 1 1 r. -.. 21560,LA h05 INL ST Pok 59U L IvRTH J E 1 Np. ANNA lYtl,+lc rc 3T P 3a '� RY?�G �. LHW� _ Iona"".vWY u'vl'Ir. '%�j (9�a1_'3 x117 9D6 ■RINMS 4 Iu IA I'Ei RLllf > 9x6 �n'.LNCa li'R kiR pN A 0 'W"+C>'IL WW LT.:Ti21 'AX 6 71 , '1111 GSB �w7w lT rol9 /j/+ ` GAItIALr.nEUF.KELEFEN ALr AMf ,ISA E C T IIUL IT L16. 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SPACING W41 t1+ I I "115 GALf4 1311'0.01 54 USAGE 011 I — I TEXAS PRIVET d.TDfANU 66'CAN TEXAS PRIVET IGHT. ' GROUND COVER BOTANICALNAME REMARKS SO FT wuuCLS IV k I COMMON NAME SIZE SPACING W�1!IR ' I SILVER CIARPET � 'POT�FULL B'O.C.1 528 1 L❑w 1 La n�.JAr I II 9 I I _ E%ISTING TURF TO REMAIN(20,770 S.F) I 1 COL❑R CA GOLD(434 SF) B65 S.Milliken Ave.Suite E. I NGrE: Ontario,CA 91761 LE)13dV66CAPE - .'(E}L;AJVPSGARE-.__ . I I - Ezsnirc LANDSCAPE-20,7711 s.F, affiCe: 909-259-9428 . .I TOTAL NEW LANDSCAPE-528 S.F. emal:fausto@landarq.com PLANTING NOTES: + PROVIDE 3"LAYER OF MULCH{MIN.}IN SHRUB BEDS AND UNPLANTED SEAL 1 AREAS;2'LAYER OF MULCH IN GROUNDCOVER AREAS. CAp� age _ IRRIGATION NOTES: + UPGRADE TO A SMART CONTROLLER WITH AN ET GAGE WITH ACCESS t TO REAL-TIME ET(MINIMUM CONTROLLER RATING SHALL BE LIGHT ,rr oz-z3-mte COMMERCIAL). 1 W z MASTER VALVE AND FLOW SENSOR(TO BE INSTALLED)., .g I Revision Gale By w RAIN SENSING DE -E.(TO BE INSTALLED). I ! ANTI-DRAIN CHECK VALVES-(" "} I - ' . PRESSURE REGULATOR(IF NEEDED). I HYDROZONES WILL BE PROPERLY IRRIGATION PER N1E&SIW i EXPOSURES. @ } SUBSURFACE DRIP EMITTERS OR LOW-VOLUME IRRIGATION WILL BE ( Q �`� USED NEW PLANTER AREA AND CONNECTED TO EXISTING SYSTEM. Prepared For: I I SEE SHEET LS-2 1- TAPS BREWERY t FOR BLOW-UP -�- 15501 REDHILL AVE,SUIT 100 AND DETAILS. TUSTIN.CA 92780 r• � f I t Project Description: Landscape Design Site I &Patio j xlc I . . / Sheet Description: 1 Planting Plan . _ (E)LANOSCAPE 7 �i I 1 (E)LANDSCAPE l ■ 1/ I I I ...................... tE. Underground Service Alert i 0---% Ca6'.TALL FREE 1-800 227-2600 oR�Im /f�wN /� `•` I Jab Number. e Plnl❑ete8212312018 I ❑r By: JCL NORTH Geslgmd By. FAR (E)LANt76CAPE... ... -.. _ 1 - Appmvetl ey'. FAR Eusting Site Landscape Plan Sheet 1 -= SCALE:1/16"=1'-0" L -1 1 CI 2 Sheets "TASTING 0 PIPE BOLLARD(OPTIONAL) ROOM u.a.s. "CURB&DRIVE ISLE 106 c. BAR 05 OUT DOOR PATIO AREA 3' � r ¢ I V SECTION A i DRIVE LANE LandArg 865 S.Milliken Ave.Suite E. L Ontario,CA 91761 Scale V2"=1'-7 Office: 909-259-9428 email:fausto@landarq.com SEAL PLANTING LEGEND E ARr TREES �. T —1 I EXISTING TREES AND PALM TREES TO REMAIN AND BE -� I BAR PROTECTED IN PLACE. _ (E;,,,<<,, 1O4 J`� SHRUBS BOTANICAL NAME REMARKS QTY. WUCOLS IV sem'` oaa PATIO WATER A A COMh40N NAh1E SIZE SPACING USAGE r Q1 CAUE - -�/"� TEXAS S PRI J.TEXANUP�'I I CAN f TEXAS PRIVET 115 GAL! 30"O.CI MDD I O�. I � I Revision Date By i GROUND COVER BOTANICAL NAME REMARKS So.Er.WUCOLS IV Ups COMMON NAME SIZE SPACING USAGE DYMONDIA MARGARETA-- SILVER CARPET W"POT y FULL y 9"6-G.I I 528 LOW I I I I I � I EXISTING TURF TO REMAIN (20,770 S.F.) 3" Thick-DG.00LOR: CA,GOLD(434 S_F.) NOTE: Prepared For: EXISTING LANDSCAPE-20.770 S.F. TAPS BREWERY TOTAL NEW LANDSCAPE-528 S.F. 15501 REDHILL AVE,AVE,SUIT 100 TUSTIN,CA 92780 TASTING ROOM PLANTING NOTES: �L I PROVIDE 3"LAYER OF MULCH(MIN.)IN SHRUB BEDS AND UNPLANTED Project Description: AREAS;2"LAYER OF MULCH IN GROUNDCOVER AREAS. Pro) p Landscape Design Site IRRIGATION NOTES: $Patio UPGRADE TO A SMART CONTROLLER WITH AN ET GAGE WITH ACCESS ----------------- ------ -- ,.. ----- TO REAL-TIME ET(MINIMUM CONTROLLER RATING SHALL BE LIGHT COMMERCIAL). • MASTER VALVE AND FLOW SENSOR(TO BE INSTALLED). Sheet Description: RAIN SENSING DEVICE.(TO BE INSTALLED), qi ANTI-DRAIN CHECK VALVES.(" ") Enlarged Patio J PRESSURE REGULATOR(IF NEEDED). Plan @. ('-ati0 • HYDROZONES WILL BE PROPERLY IRRIGATION PER NIE&SNd EXPOSURES. - 1 SUBSURFACE DRIP EMITTERS OR LOW-VOLUME IRRIGATION WILL BE ---- USED NEW PLANTER AREA AND CONNECTED TO EXISTING SYSTEM. SCALE: I- =1'-B' i Underground Service Alert .•"'�^x, can'TaLL TREE 1-800 227-2$00 n�nrvs eave:e you oia Job Number - Flat❑ate02;2312018 Drawn By: JCL D•Iqg d By. FAR I... -.. AFPreved By: FAR Sheet: !/� L L ENLARGED PATIO PLAN 2 Or 2 shot, Scale:114":=V-0" NORTH ATTACHMENT D ZAA 18-002 ZONING ADMINISTRATOR ACTION 18-002 CONDITIONAL USE PERMIT 2018-01 DESIGN REVIEW 2018-002 15501 RED HILL AVENUE, SUITE 100 The Zoning Administrator of the City of Tustin does hereby resolve as follows: i. The Zoning Administrator finds and determines as follows: A. That a proper application for a Conditional Use Permit (CUP) 2018-01 and Design Review (DR) 2018-002 was filed by Amy Bagley, Steiner Studio, Inc. requesting authorization to establish on-site alcoholic beverage sales with outdoor seating in conjunction with a restaurant and beer manufacturer located at 15501 Red Hill Avenue, Suite 100. B. The site is designated as Planned Community Commercial/Business (PCCB) by the City General Plan and is SP-3 and Planned Community Industrial/Business (PC-IND/BUS). Pursuant to Tustin City Code (TCC) Section 9299b(3)(g), the Zoning Administrator has the authority to review and approve on-site alcoholic beverage sales licenses for restaurants. The project is consistent with the Air Quality Sub-element of the City of Tustin General Plan. C. The proposed restaurant use with an outdoor seating area will be in addition to the beer manufacturing use for the business. The characteristics of the proposed use and hours of operation will be complimentary to the manufacturing use and will be in operation during majorly off-peak hours of other businesses in the vicinity. D. That a public hearing was duly called, noticed, and held for CUP 2018-01 and DR 2018-002 on April 9, 2018, by the Zoning Administrator. E. 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; the location, size, architectural features and general appearance of the proposed development will not impair the orderly and harmonious development of the area, the present or future development therein, the occupancy thereof, or the community as a whole of the City in that: 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 Zoning Administrator Action 18002 CUP 2018-01 & DR 2018-002 Page 2 1) The proposed sale of on-site alcoholic beverages in conjunction with a new restaurant use is allowed within PC-IND/BUSISP-3 with the approval of a CUP. 2) Pursuant to TCC Section 9271(dd), 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. 3) 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. 4) 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. 5) The design for the outdoor restaurant seating area is compatible with the overall design of the building. 6) The restaurant establishment use is located within the PC-IND/BUS zoning district and within SP-3, which allows for a broad range of industrial/commercial uses development. The characteristics of the production component of the business and the hours of operation for the proposed restaurant would be compatible with existing businesses in the vicinity. 7) The manufacturing use was considered in the design of the property and the proposed restaurant use and outdoor seating area were accounted for in the parking ratio; therefore, no parking impacts are anticipated. 8) The Tustin Police Department has reviewed the application and has no immediate concerns, F. This project is Categorically Exempt pursuant to Section 15301 (Class 1- Existing Facilities) of the Califomia Code of Regulations (Guidelines for the California Environmental Quality Act). II. The Zoning Administrator hereby approves Zoning Administrator Action No. 18- 002 approving CUP 2018-01 and DR 2018-002 authorizing on-site alcoholic beverage sales with outdoor seating in conjunction with a restaurant and beer manufacturer located at 15501 Red Hill Avenue, Suite 100. PASSED AND ADOPTED by the Zoning Administrator of the City of Tustin, at a regular meeting on the 9th day of April, 2018. Zoning Administrator Action 18-002 CUP 2018-01 & DR 2018-002 Page 3 ELIZABETH A. BINSACK ZONING ADMINISTRATOR VERA TISCARENO EXECUTIVE ASSISTANT STATE OF CALIFORNIA ) COUNTY OF ORANGE ) CITY OF TUSTIN ) I, Vera Tiscareno, the undersigned, hereby certify that I am the Zoning Administrator Secretary of the City of Tustin, California; that Zoning Administrator Action 18-002 was duly passed.and adopted at a regular meeting of the Tustin Zoning Administrator, held on the 9th day of April, 2018. E i i VERA TISCARENO i EXECUTIVE ASSISTANT I I I i i i I I i i i i ! EXHIBIT A CONDITIONAL USE PERMIT 2018-01 DESIGN REVIEW 2018-002 15501 RED HILL AVENUE, SUITE 100 GENERAL (1) 1.1 The proposed use shall substantially conform with the submitted plans for the project date stamped April 9, 2018, 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 prior to issuance of building permits, 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 (CUP) 2018-01 and Design Review (DR) 2018-002 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 Cleric-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 The applicant shall be responsible for costs associated with any necessary code enforcement action, including attorneys fees, subject to the applicable notice, hearing, and appeal process as established by the City Council by ordinance. (1) 1.6 CUP 2018-01 and DR 2018-002 may be reviewed annually or more often, if deemed necessary by the Community Development Department, to ensure 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 Conditions of Approval Exhibit A CUP 2018-01 & DR 2018-002 Page 2 compatibility with the area and compliance with the conditions contained herein. 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 CUP. (1) 1.7 If in the future the City's Community Development Director, Police Chief, and/or Public Works Department determine that a parking, traffic, or noise problem exists on the site or in the vicinity as a result of the facility, the Community Development Director, Police Chief, and/or Public Works Department may require that the applicant prepare a parking demand analysis, traffic study, or noise analysis and the applicant shall bear all associated costs. If said study indicates that there is inadequate parking or a traffic or noise problem, the applicant shall be required to provide measures to be reviewed and approved by the Community Development Department, Police Chief, and/or Public Works Department. Said mitigation measures may include, but are not limited to, the following: i a. Establish alternative hours of operation, b. Provide additional parking, or c. Provide noise attenuation improvements. (1) 1.8 As a condition of approval of CUP 2018-01 and DR 2018-002, 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) 1.9 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 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 3 in the revocation of the subject Conditional Use Permit, as provided for in the Tustin City Code. i i Conditions of Approval Exhibit A CUP 2018-01 & DR 2018-002 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. This approval authorizes an alcoholic beverage sales license in conjunction with a bona fide public eating place, Any changes and/or upgrades to the 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) 2.2 The gross annual sales receipts shall be provided to the Community Development Director upon request. 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 upon request. 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) 2.3 The applicant shall obtain the appropriate license from the State Department of Alcoholic Beverage Control for the type of alcoholic beverage sales authorized for the site. A copy shall be provided to the City prior to operating the alcoholic beverage sales. ** 2.4 The applicant shall obtain the appropriate permits for the onsite food truck from the County of Orange. i E i Conditions of Approval Exhibit A CUP 2018-01 & DR 2018-002 Page 4 (1) 2.5 Business hours for the "barrel room", which includes the bona fide public eating place and outdoor restaurant seating area, are limited to the following: Monday- 3:00 p.m. to 9 p.m. Thursday: Friday: 3.00 p.m. to 11:00 p.m. Saturday: 11:00 a.m. to 11:00 p.m. Sunda 11:00 a.m, to 9:00 p.m Sale of alcoholic beverages 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 impacts to the surrounding tenants or properties will occur. (1)(4) 2.6 The menu of the restaurant shall consist of foods that are prepared on the premises. (1)(4) 2.7 Any cocktail lounge or bar area within the restaurant shall function as a food and beverage service bar. I (5) 2.8 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. j (3) 2.9 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) 2.10 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) 2.11 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. *** 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. *** 2.13 All litter shall be removed from the exterior areas around the premises 3 including public sidewalk areas and parking areas, no less frequently than once each day that the business is open. Trash receptacles shall be provided in the outdoor restaurant seating area. 3 i Conditions of Approval Exhibit A CUP 2018-01 & DR 2018-002 Page 5 (1)(4) 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 restaurant use shall comply with the City's Noise Ordinance, (1) 2.16 No Live entertainment is permitted without a valid Live Entertainment Permit. No amplified noise or audio visual equipment is permitted within the outdoor restaurant seating area. (1) 2.17 All on-site signs, including permanent and temporary signs/banners, shall comply with the City of Tustin Sign Code. PLAN SUBMITTAL li i (1) 3.1 At the time of building permit application, the plans shall comply with the latest edition bf State and City of Tustin adopted codes: California Building Code, California Electrical Code, California Plumbing Code, City i Ordinances, and State and Federal laws and regulations. *** 3.2 All electrical, mechanical, and plumbing hookups related to food service require a building permit. (1) 3.3 As part of the State-Required Organics Diversion Program, the applicant must provide a minimum 35-gallon collection receptacle for organic waste. i (1) 3.4 Prior to the issuance of a building permit, the applicant shall provide written approval from East Orange County Water District (EOCWD) of sewer connection for the change in use. i i (1) 3.5 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. i 3 1 � !Ii Iia I Conditions of Approval Exhibit A CUP 2018-01 & DR 2018-002 Page 6 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". FEES (1) 4.1 Prior to issuance of any permits, payment shall be made of all applicable fees, including but not limited to, the following: • Building and Planning plan check and permit fees (1,5) 4.2 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 Califomia Environmental Quality Act could be significantly lengthened.