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Home My WebLink AboutCUP 05-027 Inter-Com DATE: TO: FROM: SUBJECT: SEPTEMBER 12, 2005 ZONING ADMINISTRATOR COMMUNITY DEVELOPMENT DEPARTMENT CONDITIONAL USE PERMIT 05-027 APPLICANT: PROPERTY OWNER: LOCATION: ANTHONY CHOI ASIAN TOFU & JAPANESE GRILL 32 LAKEVIEW IRVINE, CA 92604 HOWARD L. ABEL 5 RUE FONTAINE NEWPORT BEACH, CA 92660 13832 RED HILL AVENUE GENERAL PLAN: COMMUNITY COMMERCIAL ZONING: RETAIL COMMERCIAL (C-1) ENVIRONMENTAL STATUS: THIS PROJECT IS CATEGORICALLY EXEMPT "(CLASS 1) PURSUANT TO SECTION 15301 OF THE CALIFORNIA ENVIRONMENTAL QUALITY ACT. REQUEST: TO AUTHORIZE THE SALE OF BEER AND WINE FOR ON-SITE CONSUMPTION (ABC LICENSE TYPE 41) IN ASSOCIATION WITH ON-SITE DINING IN A 2,415 SQUARE FOOT, 104 SEAT TENANT SPACE LOCATED AT 13832 RED HILL AVENUE. RECOMMENDATION That the Zoning Administrator adopt Zoning Administrator Action 05-015 approving Conditional Use Permit 05-027. BACKGROUND The site is located in the Retail Commercial (C-1) Zoning District and Community Commercial General Plan Land Use Designation. Section 9232.b(p) of the Tustin City Code (TCC) requires approval of a Conditional Use Permit for on-site consumption of Zoning Administrator September 12, 2005 CUP 05-027 Page 2 alcoholic beverages and TCC Section 9299b(3)(f) authorizes the Zoning Administrator to review all proposals for on-site alcoholic beverage sales in restaurants. Site and Surrounding Properties The site is located along the southeasterly side of Red Hill Avenue between San Juan Road to the north and EI Camino Real to the south (Attachment A - Location Map). Commercial uses and a church are westerly of the site across Red Hill Avenue. Commercial uses are southerly of the site, condominiums are northerly located across San Juan Street, and a large apartment complex is located easterly of the site. Current uses within the center include retail shops, restaurants, a dental office, a fast-food restaurant, a liquor store, a pharmaceutical store, a Montessori preschool, and a service station. PROJECT DESCRIPTION The applicant is proposing to serve beer and wine for on-site consumption (ABC Type 41 License) for an Asian Tofu & Japanese Grill restaurant in the Red Hill Plaza located at 13832 Red Hill Avenue. The subject 1,500 square foot tenant space was most recently a restaurant and the applicant is currently proposing to expand the restaurant into the adjacent unit located at 13834 Red Hill Avenue. The combined floor area for the restaurant would be 2,415 square feet and the total number of seats proposed for the restaurant is 104. Alcoholic Beverage Sales Regulations and Guidelines The sale of beer and wine for on-site consumption can be authorized only in conjunction with a "bona fide" restaurant use in conformance with the City's Alcohol Beverage Sales Establishment Guidelines as amended by the Planning Commission and adopted by the City Council on May 21, 2001, and the applicable zoning code regulations. 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 premises' seating shall be designed and used for food consumption and must possess the necessary utensils, table, service, and condiment dispensers with which to serve meals to the public. Also, the gross annual sales of food must exceed the sale of alcohol. Since the proposed sales of beer and wine for on-site consumption is in conjunction with a restaurant, Section 9232(b)(p) of the Tustin City Code exempts the facility from meeting regulations establishing a minimum distance to sensitive uses (i.e. churches, residential, parks, playground, etc.). If approved, the project should be conditioned to ensure that the establishment remains a restaurant. Staff has included conditions pertaining to the City's Alcoholic Beverage Sales Establishment Guidelines in Zoning Administrator Action 05-015 to mitigate concerns Zoning Administrator September 12, 2005 CUP 05-027 Page 3 related to the on-site sale and consumption of beer and wine in conjunction with the restau rant. Hours of Operation The proposed hours of operation are from 11 :00 a.m. to 10:00 p.m. Monday through Thursday and on Sunday. During Fridays and Saturdays, business hours will be extended to 12:00 a.m. Pursuant to Condition 2.3, food shall be served at all times when alcoholic beverages are served. Parking There are a total of 449 parking spaces provided for all uses in the Red Hill Plaza. Currently the required number of parking spaces for all uses at the site is 363 spaces. The previous restaurant occupying the unit at 13832 Red Hill Avenue had a total of 20 seats which required 7 parking spaces. The proposed restaurant will have 104 seats which will require 35 parking spaces. Approval of the proposed restaurant would increase the total required parking for the center to 391 parking spaces. This would allow for 58 excess parking spaces to remain available to all uses in the center. FINDINGS A decision to approve this request may be supported by the findings that the establishment, maintenance, and the sales of beer and wine for on-site consumption in conjunction with a bona fide restaurant will not 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 that: A. The proposed sale of on-site beer and wine is allowed within the Retail Commercial (C1) zoning district with the approval of a Conditional Use Permit. B. 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 . C. The on-site consumption of alcoholic beverages would be in conjunction with a restaurant where food will be served at all times when alcoholic beverages are served. As conditioned, no ancillary bar use would be able to be established at the subject location. D. The restaurant use is located within a retail center and a commercial corridor along Red Hill Avenue and EI Camino Real where a variety of retail, office, and restaurant uses are located. The characteristics of the restaurant use, hours of operation of Zoning Administrator September 12, 2005 CUP 05-027 Page 4 the restaurant would be similar to other restaurants in the center and in the vicinity. E. The 104 seat restaurant would comply with the current parking requirements of the Tustin City Code in that a 58 space parking surplus would be available to all uses in the center. F. The proposed hours of operation are from 11 :00 a.m. to 10:00 p.m., Sunday through Thursday. Hours of operation will be extended to 12 a.m. on Fridays and Saturdays. " : ~--.. ~ ~ÞL RyarfSwiontek Assistant Planner Attachments: A - Location Map B - Submitted Plans C - Zoning Administrator Action No. 05-015 ATTACHMENT A Location Map TUSTIN C,¡V MAP Address: Project No. CUP 05-027 13832 Red Hill Avenue Tustin, CA 92780 ¡; SA '38' 300' 500' 10 ~ 13802 ¡;¡ § ¡¡; ~ TUsTIN IV 138\1 ---- j)Ï!'-:'_- '0 L, '" l a " î lo, ,0; "'21 -I ::::::--- - --l- I ---- --=-- EL CAMI II-51 SA' --.', . ---. -.---:=-=-====----- ATTACHMENT B Submitted Plans I I Signalized Intersection 'I' l ~[~ 0- g:, - - I I San Juan Road I I Montesorri School Dosa Place Indian Restaurant b~lIular Wino's Music ;3> <: ('Ð ::s = ('Ð Staffmark .yIon Sign Las Flores Carniceria Universal Hair Salon Korean BBO Dental Pho Good Vletnames Restaurant lylon Sign Office Supply Liquor Laundrymat RED HILL PLAZA Tustin, CA Ni One Dollar Store Drug Emporium G) ~s::: 008- æ:::: õ- ::;, l Denny's I I I El Camino Real I I Signalized Intersection I~ Santa Ana (5) Freeway RECEIVED JUL 1 4 2005 COMMUNITY DEVElOPMENT BY ---.----.--- RECEIVED JUL 1 4 2005 COMMUNITY DEVElOPMENT BY ~ TUSTIN, CA /.. ./ ~ 0 5" 10' 20' 40' 60' ~ 1" = 40' .. .'. II . . : .~.. : ~ . -.lb. .~ . KINDERCARE I... .: I : 4000 51 : I .', :', i " .. ' - '. ..., ..., '00 VI - - : N 75 2625 sf '..:: ";,~~:,~..:",:::T.:~<"" ;~~"" ',:,,~ ~~ -'- 55' ..., , 00 - ..., þ VI .' '. - ..., N 00 0 - - , 00 - ..., N . 00 0 " 'N - ," 0 , .'. , . ¡;¡ ~ N - N , ' ," :::; N " 00 0 N - Þ :::; N 000 N - " C' J - .. ..., " ~ Þ 0>0 , . - ,,'... N "~~ 0 1.0> - . ,0 " '-.... '~ 0 , , 1.0> - , ',~ '- ..., 0> ..., .1.0> VI . Þ - .. ':::; ..., :"'~ ~ 0 . . , " .... ,..., N ., 0> 0 '.. Þ - 'N . " " .:::; N :'....~ ~ , .Þ - ..., - " 00 vo Þ - , .,. .' -- "', ~ VI . 'Þ 00 - " ."'" N ,00 0 " vo- '0 75' 3125 sf 1500 sf 1500 sf 2625 sf 1500 sf 75' 1500 sf 100' 75' 1500 sf 1500 sf 2525 sf 2250 sf 1500 sf 1500 sf 50 - I 25 I 750 s~ 1500 sf 75' 1500 sf DRUG EMPORIUM 4000 sf 0 '."~ . . . . . . . . . . . . . . . . . . . . . . . ., ................. ....... , . . . . . . . . . . . . .. ... . . . . . . . . . . . . . . . . . . . . . . . . . . . , . . . . . . . , . . . . . . . . . . . . . . . . . . . . . . . . , . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . , . . . . . . . . . . . . . . . . . . . . . , , . . . . . . . . . . . . . . . . . . . . . . . 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'RE'CE.IV.EO. . : . .::..: . :,. ::: JUL 1 4 2005 COMMUNITY DEVELOPMENT BY R~o ~l t .æ~I, " , I - ! I ì Ii" , r""",,'iW,,' "\,,[, I', :Jì' . Ii i i :~i Ii i Ii Jr'., :: 'i¡"i,' 'I'",' :,I.k" . " 1 ! ; I if I ! i I!. . Ii . ~i -I - t ----- -- - ,! ~=====:=~ : "~ "II ~~'., ~~ , ~."';' ¡ ,Ii t::, r t~~~.. q:-:_.~-) "'"Ii", }J: ¡ \ ~¡ I Ii ,Ii i ¡ , ! I' I: , ¡, I, Jbt,i "I. 1f[ ¡ i 4"::~.\ '\ '\ '\t>, '\\. \. \ \. \1\'\ \':" "(' '\: ~ ~" t?'1: \'>":;'~e)If;"\-\:\('\)¡,,;:"\).\ \"v"':~ " "L '" '", ",\. j\ e,. .." \ \ \¡,\ \".~ \~~. ',: , :~ ¡ '>,1 ¡ i ! Ii '.: :' : Ii I; :i;;I,I"¡""'¡"~'\'ei,:e,"~~.~~:., ¡)ii'I"~' 3~~ ----' "".,-,....~--' """""'"",-. 1. !~------_. :'~', ~; ~:¡:Þ .1~, p :¡ ~ :I ;2 a: ~ i3 ~ Q ¡ .~~ 'í>, ':::1 :: \J >, i,e 2-1 ~¿~¡, t ii' ¡ b z '" ¡ -¡.:' -",' i '---; ì r'- :'i ::: ~,-": j¡ii!~ 'r' ,~ , , '. -~. r¡;~.Li I: , .- ~! ........ t ¡¡ I:, ... ¡i ¡ ;: II.~ ,~~ -\::\~ "-' RECEIVED JUL 1 4 2005 COMMUNITY DEVELOPMENT BY ,~" : æPi -- H'i- _._:,,',,,;,,!.ì~ . c- ( _.. ~ CfF - -. " -' '¡';;""!¡¡¡illl.U..} =. '-.. " ,'. - " ~"':;"~~':":=,.:t,',:,:,..' ~.'. '~ .------. ¡ I CITY OF TUSTIN BUILDING USE AND PARKING SUMMARY -- PROJECT ADDRESS: 13812-13850 Red Hill Avenue, Tustin, CA (Red Bill Plaza) -- ADDRESS/SUITE No. BUSINESS NAME BUSI1\"ESS USE GROSS FLOOR P ARK~G PARKING AREA BY USE " RATIO REQUIRED 13850 Red Hill One Dollar World retail store 1,500s.f. 5:1,000 8 ¡jà48 Red Hill Tustin Hilitary retail store 1,500s.f. 5:1,000 8 13846 Red Hill Red Hill Barber retail store .750s.f. 5:1,000 4 13844 Red Hill Caricoa Cleaners retail store 1,500s.f. 5:1,000 8 13842 Red Hill Redhill Laundroma retail store 1,500s.f. 5:1,000 8 13840 Red Hill Jolly Jug Liquor - retail s~ore 2,250s.f. 5:1,000 12 .. . m. - , 13834 Red Bill Office Sv.p1>lies retail store 2,625s.f. 5:1,000- 14 13832 Red Bill R.B. Charbroiled restaurant 1,500s.f. 1 space!3 sea1s 7 (20 seats) . , 13830 Red Hill Redhillpental . . ... dental office 1,500s.f. 4:1,000 6 Í3828 Red Hill, Seoul Garden restaurant 4,OOOs.f. 1 space!3 sea1s 40 (120 seat~) 13826 Red Bill Universal Hair: retail store 1,500s.f. 5:1,000 8 13824 Red Hill National License retail store 1,500 s.f. 5:1,000 8 13822 Red Hill Staffmark, Inc. retail store 2,625s.f. 5:1,000 14 13820 Red Hill Winn's Kusic retail store 1,500s.f. 5:1,000 8 13818 Red Bill American General office. 1,500s.f. 4:1,000 6 13816 Red Hill New Garden Restamlant restaurant 2,625s.f. space!3 seat~ 24 C~;).~D 13814 Red Bill L A Cellular eauium.ent room 416 s.f. 4:1,000 2 13812 Red Bill Hario's Pizza restaurant 2,625s.f. 1 space!3 sea s 20 (60 seats) TOTALS IOTAL BLDG. S.F. TOTAL PKG TOTAL PKG, REQD, PROVIDED . N 0 . CITY OF TUSTIN BUILDING USE AND PARKING SUMMARY - PROJECT ADDRESS: 13812-13850 Red Bill Avenue, Tustin, CA (Red Bill Plaza) ADDRESS/SUITE No, BUSINESS NAME' BUSD\"ESS USE GROSS FLOOR P ARKIKG PARKING . . AREA BY USE RATIO " REQUIRED .. 13806 Red Bill First Montessori Daycare 4,000 s.f. l ~:~ Ht~tf1.:t.. .~ Ii ~iAS~tff~~ël: 13802 Red Bill Del'r~co Corp. Restaurant 2,200 .s.f. 1 space!3 seatf 18 (52 seats) 13836 (kisok) R.B. Flowers Reta:l.l Store approx 50 s.f. 5:1,000 s.f. 1 13852 Red Bill Drug Emporium. Retail Store . Z5.~520 s.f. 5:1,000 s.f. 128 TOTALS rIOT Ai BLDG. S.F. TOTAL PKG TOTAL PKG. REQD. PROVIDED 64,685 s.f. 449 spaces 363 .spaces n. ATTACHMENT C Zoning Administrator Action No. 05-015