Loading...
HomeMy WebLinkAbout01 ZA REPORT JOON SHABU 2 CUP 2018-00013 ' ITEM #1 AGENDA REPORT MEETING DATE: SEPTEMBER 20, 2018 TO: ZONING ADMINISTRATOR FROM: COMMUNITY DEVELOPMENT DEPARTMENT SUBJECT: CONDITIONAL USE PERMIT 2018-00013 APPLICANT: PROPERTY OWNER: KEVIN RYU THE DISTRICT AT TUSTIN LEGACY SRW HOLDINGS, INC. VESTAR/KIMCO TUSTIN L,P. 2453 PARK AVENUE 2437 PARK AVENUE TUSTIN, CA 92782 TUSTIN, CA 92782 LOCATION: 2453 PARK AVENUE GENERAL PLAN: TUSTIN LEGACY SPECIFIC PLAN ZONING: TUSTIN LEGACY SPECIFIC PLAN ENVIRONMENTAL STATUS: THIS PROJECT IS CATEGORICALLY EXEMPT (CLASS 1) PURSUANT TO SECTION 15301 OF THE CALIFORNIA ENVIRONMENTAL QUALITY ACT REQUEST: TO SELL ALCOHOLIC BEVERAGES IN CONJUNCTION WITH A RESTAURANT F _ }w. Zoning Administrator September 20, 2018 CUP-2018-00013 Page 2 RECOMMENDATION That the Zoning Administrator adopt Zoning Administrator Action No. 18-004 approving Conditional Use Permit (CUP) 2018-00013 to authorize the sale of alcoholic beverages for on-site consumption in conjunction with a 2,728 square-foot restaurant establishment (Joon Shabu 2) located at 2453 Park Avenue. APPROVAL AUTHORITY The project site is located within the Tustin Legacy Specific Plan (SP-1) zoning district, within SP-1 zoning district Planning Areas 16-19. The SP-1 zoning district permits on- site alcoholic beverage establishments subject to the approval of a CUP. Pursuant to Section 9299b(3)(g) of the Tustin City Code (TCC), the Zoning Administrator has the authority to review and approve on-site alcoholic beverage sales uses in conjunction with restaurants. BACKGROUND Location and Surrounding Properties The project site is located within the Tustin Legacy Specific Plan (SP1) zoning district within Planning Areas 16-19 (Figure 1). The General Plan Land Use Element designation is Tustin Legacy Specific Plan, which provides opportunities for a mixture of activities such as retail, commercial services, entertainment, etc. The tenant space is located near The District shopping center entry drive, within the Promenade (Lifestyle) area. The Promenade is a shopping and entertainment area with a mix of small retail tenants, boutiques, casual dining, full service restaurants and entertainment venues. o. 1 2E453 Park Avenue Figure 1 -Aerial Map Zoning Administrator September 20, 2018 CUP-2018-00013 Page 3 The Joon Shabu 2 eating establishment is located within the Promenade area, near Park Avenue, on the southeastern portion of the center towards AMC theaters. Other major tenants in the Lifestyle Center of The District shopping center include the following- Luna Rossa Ristorante Italiano & Pizzeria, Bar Louie, and Pinot's Palette. The District shopping center is bound by Tustin Ranch Road to the north, Barranca Avenue to the southwest, and Jamboree Road to the southeast. PROJECT DESCRIPTION Project Summary The Joan Shabu 2 restaurant offers authentic Japanese style shabu shabu. The applicant is requesting authorization to sell alcoholic beverages (Type 41) in conjunction with the establishment of a 2,728 square-foot restaurant, formerly the location of Native Foods Cafe eating establishment. The proposed Type 41 alcoholic beverage license would allow sales of beer and wine. The restaurant has approximately 1,000 square feet of dining and bar service area. The restaurant will have a total of ten (10) tables and a wraparound bar with sixty-nine (69) chairs in the indoor dining area. Food would be sold during all hours the restaurant is open for business. i 1 _ - .i 71 5 s. F1=J - -e kl Alcohol Storage=76 sgft �7 I Tenant Suite=2,950 sgft 3 k HighFghted area=2.1% —Dining llku' 4'a jl= Figure 2. Floor Plan Zoning Administrator September 20, 2018 CUP-2018-00013 Page 4 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 adopted by the Planning Commission on March 13, 2018 and TCC Section 9271(dd). 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 eighty (80) percent of the premise's seating shall be designed and used for food consumption. Food would be sold during all hours the restaurant is open for business. Also, the gross annual sales of food must exceed the sale of alcohol. As proposed, 100 percent of the premises' seating area would be used for food consumption. The application indicates that approximately eighty (80) percent of sales are estimated to be from food and twenty (20) percent from alcoholic beverages. Proposed Conditions 2.3 of ZAA No. 18-004 requires food to be prepared on the premises and available during all hours of operation. Business Hours The applicant proposes the following hours of operation for the restaurant: Monday-Sunday: 11:30 a.m, to midnight The proposed hours of operation are compatible with other businesses in the Promenade area in that most of the other businesses in the district are open during the same hours. Sales of alcoholic beverages shall be limited to the hours when food is available. Parking The project site is within an existing shopping and entertainment center. The existing tenant space was previously approved for restaurant use. FINDINGS: In determining whether to approve the CUP to authorize the sale of alcoholic beverages for on-site consumption in conjunction with a 2,728 square-foot restaurant, the Planning Commission 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. 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 restaurant establishment is allowed within the SP-1 zoning district with the approval of a CUP. Zoning Administrator September 20, 2018 CUP-2018-00013 Page 5 2. Pursuant to TCC Section 9271(dd), bona fide restaurants with on-site alcoholic beverage sales are exempt from distance separation requirements to 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 adopted by the Planning Commission on March 13, 2018, and the TCC Section 9271(dd). 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 restaurant establishment use is located within the SP-1 zoning district Planning Areas 16-19, which allows for retail and service commercial uses. 6. No expansion of the existing restaurant use is proposed; therefore, no parking impacts are anticipated. 7. The Tustin Police Department has reviewed the application and has no immediate concerns. Staff recommends that the Zoning Administrator adopt Zoning Administrator Action No. 18-004 approving CUP-2018-00013 to authorize the sale of alcoholic beverages for on- site consumption in conjunction with the existing restaurant establishment located at 2453 Park venue. , - Jessic Aguilar Assistant Planner Attachments: A. Location Map & Land Use Fact Sheet B. Submitted Pians C. Zoning Administrator Action No. 18-004 ATTACHMENT A LOCATION MAP LAND USE FACT SHEET 300' 500' f; PROJECT SITE { f r P r �,w l � .,r r� � f i t ti LAND USE APPLICATION FACT SHEET 1. LAND USE APPLICATION NUMBER(S)' CUP-2018-00013 2. LOCATION: THE DISTRICT AT TUSTIN LEGACY 3. ADDRESS: 2453 PARK AVENUE 4. APN(S): 434-441-16 5. PREVIOUS APPLICATION RELATING TO THIS PROPERTY: DDA 04-002 CP 04-001 DR 04-010 VAR 04-002, CUP 04-015, CUP 07-010: CUP 2013-14; CUP 2017-05� CUP-2018-000101DR-2018- 00017 6, SURROUNDING LAND USES: NORTH: COMMERCIAL SOUTH: COMMERCIAL - INDUSTRIAL EAST: COMMERCIAL WEST: COMMERCIAL 7. SURROUNDING ZONING DESIGNATION: NORTH: TUSTIN LEGACY_SPECIFIC PLAN DISTRICT (SP-1) SOUTH: SP-1 & CITY OF IRVINE EAST: SP-1 WEST: SP-1 8. SURROUNDING GENERAL PLAN DESIGNATION: NORTH: TUSTIN LEGACY SPECIFIC PLAN DISTRICT (SP-1) SOUTH: SP-1 & CITY OF IRVINE EAST: SP-1 WEST: SP-1 9. SITE LAND USE: A. EXISTING: COMMERCIAL B. PROPOSED: RESTAURANT WITH ALCOHOLIC BEVERAGE SALES C. GENERAL PLAN: SP-1 PROPOSED GENERAL PLAN: SAME D. ZONING: SP-1 PROPOSED ZONING: SAME DEVELOPMENT FACTS: NO CHANGE TO EXISTING DEVELOPMENT 10. LOT AREA: 112 GROSS ACRES APPROX. 11. PARKING: 4,833 SPACES SHARED PARKING ANALYSIS 12. TENANT IMPROVEMENTS: 2,728 SQUARE FEET ATTACHMENT B SUBMITTED PLANS rige 4� EKY Y Nil 6, 1 a�l94;4�Y='�•°�..rE n,���Y;Ylr:F5:.;l S.l3��9�S.a a�.4.�ll.`Y Y=.lFIaF'h�.i_'�F.S!IF�!R�F -.R.Rs.°�i_Ra4�R.,Yi.�'�I i.�sS'�,:3�,.F.IS FYe i'r„�i1!FpA vE i3� � .�. .��r4'l 4 dpY IYiAa;Y !�E �a � ' 4�#la,l,lJwi s •� '� � . ! rbc/'I/\ �'•.� � `f��fl;�l...���/'� — 6 i "d WFD Q uj OW F-1neon i.Ria n ml to a rIII - r Ir II ----- ------ CT rr Ln 7-4 CTj aj C4 O 0 13,0 cc ATTACHMENT C ZONING ADMINISTRATOR ACTION NO. 18-004 ZONING ADMINISTRATOR ACTION 18-004 CONDITIONAL USE PERMIT 2018-00013 2453 PARK AVENUE The Zoning Administrator of the City of Tustin does hereby resolve as follows: 1. The Zoning Administrator finds and determines as follows: A. That a proper application for Conditional Use Permit (CUP) 2018-00013 was filed by Kevin Ryu of SRW Holdings, Inc., requesting authorization for on-site alcoholic beverage sales in conjunction with a bona fide restaurant (Joon Shabu 2) located at 2453 Park Avenue, B. That the proposed use is consistent with the Tustin General Plan in that the property is designated as "Tustin Legacy Specific Plan" which provides for the establishment of commercial uses. 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. That pursuant to Tustin Legacy Specific Plan Section 3.14.3, alcoholic beverage sales establishments are conditionally permitted uses within the Tustin Legacy Specific Plan (SP-1 ) Planning Areas 16-19, and subject to the provisions contained within TGC Section 9271(dd). D. That pursuant to TCC Sections 9299b(3)(g) and 9299b the Zoning Administrator has the authority to consider requests for on-site alcoholic beverage sales licenses for restaurants. E. That a public hearing was duly called, noticed, and held for CUP-2018-00013 on September 20, 2018, by the Zoning Administrator. F. That the establishment, maintenance, and operation of the on-site alcoholic beverage sales in conjunction with a restaurant 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) The proposed sale of on-site alcoholic beverages in conjunction with a restaurant is allowed within SP-1 zoning district 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 sensitive uses and other alcoholic beverage sales establishments. Zoning Administrator Action 18-004 CUP-2018-00013 Page 2 3) As conditioned, the proposed on-site consumption of beer and wine is consistent with the Alcoholic Beverage Sales Establishment Guidelines as adopted by the Planning Commission on March 13, 2018, and the TCC Section 9271(dd). 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 restaurant establishment use is located within the SP-1 zoning district Planning Areas 16-19, which allows for retail and service commercial uses. 6) No expansion of the existing restaurant use is proposed; therefore, no parking impacts are anticipated. 7) The Tustin Police Department has reviewed the application and has no immediate concerns. G. This project is Categorically Exempt pursuant to Section 15301 (Class 1) of the California Code of Regulations (Guidelines for the California Environmental Quality Act). 11, The Zoning Administrator hereby approves CUP-2018-00013 authorizing an ABC License for the sale of alcoholic beverages for on-site consumption in conjunction with a 2,728 square foot restaurant (Joon Shabu 2) located at 2453 Park Avenue, subject to the conditions contained within Exhibit A, attached hereto. PASSED AND ADOPTED by the Zoning Administrator of the City of Tustin, at a regular meeting on the 20th day of September, 2018. ELIZABETH A. BINSACK ZONING ADMINISTRATOR VERA TISCARENO RECORDING SECRETARY Zoning Administrator Action 18-004 CUP-2018-00013 Page 3 STATE OF CALIFORNIA ) COUNTY OF ORANGE ) CITY OF TUSTIN ) I, VERA TISCARENO, the undersigned, hereby certify that I am the Recording Secretary of the Zoning Administrator of the City of Tustin, California; that Zoning Administrator Action No. 18-004 passed and adopted at a regular meeting of the Tustin Zoning Administrator, held on the 2W1 day of September, 2018. VERA TISCARENO RECORDING SECRETARY EXHIBIT A ZONING ADMINISTRATOR ACTION 18-004 CONDITIONAL USE PERMIT 2018-00013 CONDITIONS OF APPROVAL 2453 PARK AVENUE GENERAL (1) 1.1 The proposed project shall substantially conform with the submitted plans for the project date stamped September 20, 2018, 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 (CUP) 2018-00013 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. Failure to comply with conditions of approval, or if the establishment creates undue burden to City resources, or if the Conditional Use Permit is abandoned for a twelve (12) month period, these circumstances shall be grounds for revocation of the Conditional Use Permit. SOURCE CODES (1) STANDARD CONDITION (5) RESPONSIBLE AGENCY REQUIREMENT (2) CEQA MITIGATION (6) LANDSCAPING GUIDELINES (3) UNIFORM BUILDING CODEIS (7) PC/CC POLICY (4) DESIGN REVIEW *** EXCEPTION Zoning Administrator Action 18-004 Exhibit A Page 2 (1) 1.5 Any transfer of ownership of the establishment and/or operator shall require the new owner and/or operator to sign and return an "Agreement to Conditions Imposed" form provided by the Community Development. Failure to do so would be a basis for revocation proceeding. (1) 1.6 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) 1.7 CUP-2018-00013 may be reviewed on an annual basis, or more often if necessary, by the Community Development Director. The Community Development Director shall review the use to ascertain compliance with conditions of approval. If the use is not operated in accordance with CUP-2018-00013, or is found to be a nuisance or negative impacts are affecting the surrounding tenants or neighborhood, the Community Development Director shall impose additional conditions to eliminate the nuisance or negative impacts, or may initiate proceedings to revoke the Conditional Use Permit. (1) 1.8 As a condition of approval of CUP-2018-00013, 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 the defense of any such action under this condition. (1) 1.9 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) 1.10 Approved uses shall operate within all applicable State, County, and 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, Zoning Administrator Action 18-004 Exhibit A 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 on-site alcoholic beverage sales 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. (1) 2.2 Authorization for on-site sales of alcohol in conjunction with the proposed use is contingent upon the use remaining at the subject site. At such time the use is discontinued or no longer shall the primary use of the site, the use permit shall be deemed null and void. (1) 2.3 Food must be served whenever the privileges of the on-sale license are being exercised. Food service shall be available until one (1) hour before closing. (1) 2.4 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. A copy shall be provided to the City prior to operating the alcoholic sales. (1) 2.5 Approved uses shall comply with all applicable State, County and the Tustin City Code. Any violations of the regulations of 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. (1) 2.6 All restaurant seating is contained within the walls of the existing restaurant. No outdoor restaurant seating for the purpose of serving food or beverages to customers was considered as part of this project. Modifications to the seating area may be considered by the Community Development Director if it is determined that no impacts to the surrounding tenants or properties will occur. (1) 2.7 All managers and employees selling alcoholic beverages shall undergo (7) and successfully complete a certified training program in responsible methods and skills for selling alcoholic beverages. The California Department of Alcoholic Beverage Control must approve said training program. Records of each employee's successful completion of the certified training program required by this section shall be maintained on the premises of the alcoholic beverage sales establishment and shall be presented upon request by a representative of the City of Tustin. Zoning Administrator Action 18-004 Exhibit A Page 4 (1) 2.8 The applicant or an employee of the licensee must be present to monitor all areas of the establishment during all times that alcoholic beverages are being served or consumed. (1) 2.9 The applicant shall at all times utilize an age verification means or device for all purchases of alcoholic beverages. Such verification of age is not intended to discriminate against patrons based on race, ethnicity or legal status, but only to comply with state law restricting the sale of alcohol to those twenty-one (21) and older. (1) 2.10 Employees and contract security personnel shall not consume any alcoholic beverages during their work shift, except for product sampling for purposes of employee education about new products. Under no circumstances may contract security personnel consume alcoholic beverages during their work shift. (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 No off-site sale or consumption of alcohol is authorized, except partially consumed bottles of wine as authorized in Business and Professions Code Section 23395.5. (1) 2.13 There shall be no fixed bar or lounge area upon the premises maintained for the sole purpose of sales, service or consumption of alcoholic beverages directly to patrons. A fixed bar or lounge may be permitted if it function as food and beverage service bar or lounge area. (1) 2.14 Live entertainment shall be subject to the issuance of a live entertainment permit pursuant to Tustin City Code Chapter 2 Part 3, and shall comply with all of the standards contained therein. (1) 2A5 There shall be no special events sponsored by or involving an outside (7) promoter or any other person other than the applicant and/or property owner. The building may not be sublet to a separate business or promoter or person other than the applicant and/or property owner. (1) 2.16 In the event that there is a queuing line, the business owner, or his designee, shall be responsible for monitoring the queuing lines at all times. No food or beverages shall be consumed while in queuing lines. The outdoor queuing line shall not block public walkways or obstruct the entry or exit doors of adjacent businesses. (1) 2.17 There shall be no requirement for patrons to purchase a minimum number of alcoholic drinks. Zoning Administrator Action 18-004 Exhibit A Page 5 (1) 2.18 Games or contest requiring or involving consumption of alcoholic beverages shall be prohibited. (1) 2.19 Any pool tables, amusement machines or video games maintained on the premises at any time must be reviewed and approved in a security plan submitted to the Community Development Department and the Police Department. (1) 2.20 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. (7) 2.21 If requested by the Tustin Police Department, businesses shall install and maintain a video surveillance system to monitor all doors, public area of the premises and parking areas and shall make the video available to the Police Department. Electronic copies of videos shall be made available to the Police Department within 48 hours of request. Digital recording shall be made available for viewing on-scene upon request by a Police Officer. The business shall retain video surveillance for one (1) month. All video surveillance cameras must record in color, with digital recording to DVR and able to record in low-light. (7) 2.22 The owner or manager of the licensed premises shall maintain on the premises a written security policy and procedures manual, which have been approved by the police department, addressing at a minimum the following items: • Identify individuals who are responsible for the premises. The list shall include contact information such as name, address, phone number, etc. and the list shall current and accurate. • Procedures for handling obviously intoxicated persons. • The method for establishing a reasonable ratio of employees to patrons, based upon activity level, in order to ensure adequate staffing levels to monitor beverage sales and patron behavior. • Procedures for handling patrons involved in fighting, arguing or loitering about the building, and/or in the immediate adjacent area that is owned, leased, rented or used under agreement by the licensee(s). • Procedures for verifying the age of patrons for purposes of alcohol sales. • Procedures for ensuring that servers monitor patrons to ensure Zoning Administrator Action 18-004 Exhibit A Page 6 that their drinking limit/potential intoxication is not exceeded. This procedure should include a description of the procedure the server would use to warn, or refuse to serve, the patron. • Procedures for calling the police regarding observed or reported criminal activity. • Procedures for management of queuing lines. • The location and description of any video games proposed to be on the premises. (1) 2.23 "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. (7) 2.24 There shall be no window coverings or advertisements that reduce the visibility inside of the business. (7) 2.25 All signs shall comply with the Tustin Sign Code and the following: • There shall be no exterior advertising directed to the exterior from within, promoting or indicating the availability of alcoholic beverages. No interior displays of alcoholic beverages or signs which are clearly visible to the exterior. • Permissible window displays must be kept to a minimum for maximum visibility and shall not exceed twenty-five (25) per cent of window coverage. • Except for restaurants, the applicant shall post "NO LOITERING" sign prohibiting loitering on the exterior of the premises. • Signs shall be posted in a conspicuous space at all entrances/exits of the premises which shall state, "NO ALCOHOLIC BEVERAGES BEYOND THIS POINT." (1) 2.26 Any graffiti painted or marked upon the premises or any adjacent area under control of the property owner or the business shall be removed or painted within twenty-four (24) hours of being applied. (1) 2.27 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. Zoning Administrator Action 18-004 Exhibit A Page 7 (1) 2.28 As part of the State-required Organics Diversion Program, the applicant shall provide collection receptacles with the kitchen area, and contract haul service, for organic waste. (1) 2.29 No sexually oriented businesses shall be conducted on the premises without approval by the City in accordance with the Tustin City Code. FEES (1) 3.1 Within forty-eight (48) hours of approval of the subject project, the (5) 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.