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HomeMy WebLinkAboutCUP 03-015 DATE: AUGUST 11, 2003 ZONING ADMINISTRATOR TO: FROM: COMMUNITY DEVELOPMENT DEPARTMENT ~ SUBJECT: CONDITIONAL USE PERMIT 03-015 APPLICANT: PROPERTY OWNER: LOCATION: LA SALSA RESTAURANT 3916 STATE STREET, #300 SANTA BARBARA, CA 93105 ATTN: NANCY BUCK REKHA BAJARIA, REVOCABLE LIVING TRUST 3405 SEPULVADA BOULVARD TORRANCE, CA 90505 535 E. MAIN STREET LAND USE DESIGNATIONI ZONING: GENERAL PLAN PLANNED COMMUNITY COMMERCIAUBUSINESS, CENTRAL COMMERCIAL (C-2), AND TOWN CENTER REDEVELOPMENT PROJECT AREA ENVIRONMENTAL STATUS: THIS PROJECT IS CATEGORICALLY EXEMPT (CLASS 1) PURSUANT TO SECTION 15301 OF THE CALIFORNIA ENVIRONMENTAL QUALITY ACT. REQUEST: AUTHORIZATION FOR THE ON-SITE SALE OF BEER, WINE AND DISTILLED SPIRITS (ABC LICENSE TYPE "47") FOR ON-SITE CONSUMPTION IN CONJUNCTION WITH AN EXISTING RESTAURANT. RECOMMENDATION That the Zoning Administrator adopt Zoning Administrator Action 03-005 approving Conditional Use Permit 03-015. Project Description The applicant is requesting authorization to obtain a license for the on-site sale of beer, wine and distilled spirits (ABC license Type "47") in conjunction with a 2,560 square foot existing restaurant located at 535 E. Main Street. Alcoholic beverage sales Zoning Administrator Report Conditional Use Permit 03-015 August 11, 2003 Page 2 ~ establishments are permitted in association with a restaurant use subject to the approval of a conditional use permit. Site and Surrounding Propertie!;; La Salsa Restaurant is located within a building in the Tustin Car Wash center. Pursuant to Parcel Map 2002-106, the center is comprised of two (2) parcels located at the northwest corner of Newport Avenue and Main Street (see Attachment A - Location Map); the north parcel contains the carwash and market building, and the south property contains an approximately 5,500 square foot building divided into three (3) tenant spaces: La Salsa (with 59 seats), Baskin Robins (with 10 seats), and a vacant 1,098-square foot retail space. Surrounding uses include other restaurants, office, and commercial/retail uses. Parking Requirement!;;/Summar:y No additional seating is proposed in conjunction with this application. The tenant improvement plans approved on May 8, 2003, identify twenty-three (23) spaces required for the sixty-nine (69) seats for both restaurant spaces, and six (6) spaces required for the 1,098-square foot retail space based upon one (1) space per every two hundred (200) ~" square feet of floor area. As a result, a total of twenty-nine (29) spaces are required for the property, and since twenty-nine (29) spaces are provided, the restaurant will continue to comply with current parking requirements. Alcoholic Beverage Sale!;; Regulation!;; and Guideline!;; Staff has reviewed the proposed use for conformance with the City's Alcohol Beverage Sales Establishment Guidelines as amended by the Planning Commission on May 14, 2001, and the applicable zoning code regulations. Condition 2.2 is included in Zoning Administrator Action No. 03-005 to not permit outdoor seating without approvals in accordance with the Tustin City Code. With the addition of on-site sale and consumption of beer, wine and distilled spirits, there is the potential for an ancillary bar use to be established at this location which would be subject to distance separatinn requirements contained in the Tustin City Code. As such, Condition No. 2.15 is incldod to require La Salsa Restaurant to submit their audited financial statements on a quarl"lr1j basis for verification that food sales exceed sales of alcoholic beverages. This would ensure that no ancillary bar use could be established where it could not meet minimum distance separation requirements. Conditions 2.3 and 2.5 are also included to ensure food is available in the restaurant during business hours, and the sale of alcohol is contingent upon the business remaining a restaurant. A copy of the application and plans for Conditional Use Permit 03-015 was distributed to the Redevelopment Agency and other City Departments. No concerns were noted. Staff has included conditions pertaining to the City's Alcoholic Beverage Sales Establishment Guidelines in Zoning Administrator Action 03-005 (Attachment C) to mitigate concerns related to the on-site sale and consumption of beer, wine and distilled spirits in conjunction with this restaurant. ",.--., Zoning Administrator Report Conditional Use Permit 03-015 August 11 , 2003 Page 3 FINDINGS A decision to approve this request may be supported by the following findings: 1, That the establishment, maintenance and operation of selling alcoh',;Ii~ beverages for on-site consumption 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: The proposed use is allowed within the Central Commercial (C-2) zoning district, with the approval of a Conditional Use Permit, and consistent with the Planned Community Commercial/Business land use designation of the City of Tustin General Plan, which provides for a variety of commercial uses. The use is 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. The use is located within a retail center and a commercial corridor along Newport Avenue where a variety of retail, office, and restaurant uses are located. The characteristics of the use and hours of operation would be similar to other restaurants in the vicinity. The restaurant would comply with the current parking rel.juin'!r1ents in that prior City approvals allowed a maximum of fifty-nine (59) sedt:; and there are no modifications proposed to the current seating configuration. As conditioned, the proposed use is consistent with the Alcoholic Beverage Sales Establishment Guidelines adopted by the Planning Commission amended on May 14, 2001. ffI! AJj l{f~A.t Matt West Associate Planner Attachments: a. b. c. d. e. I{~P J...hvr r-..- Karen Peterson Senior Planner A - Location Map B - Submitted Plans C - Zoning Administrator Action No. 03-005 S:\Cdd\ZAREPORT\CUp03..Q 15.doc ~ ATTACHMENT A ~ , Location Map ~- LOCATION MAP PROJECT NO. ADDRESS CUP 03-015 LOCATION: I 535 E. MAIN STREETI A request to authorize the s Ie of beer, wine, and distilled spiri s for on-site consumption (ABC Li ense Type 47) in an existing resta rant. ". , , ,O~ 0 . ". " ," ~~ - ~ m ". -, " " 00 0 ~~ " '" 0 , "" 0 " , , i ::f~ I I ~ ATTACHMENT B ( Submitted Plans ~ > ~ "''l. .- '. ""li- ~ '" '" 'H o .-< "" <.!J ..: "" I ~ 5' 0 0 0 0 , / . , / 0 X 0 0 / , / , r 0 h ~~ . t .~ Ip:: ~. " ~ ~ o 0 l Ii ~5 ~ <Q ~ QIfi "'Iii . ~.ri1 z ~~~ ~ll~ I~ ~~~ ~d I I I I I I :8 ~l I I I I I I . . - j L _ I -.o-..9t' ~q-,U I . I I 18 cv ""',. ;,~;er.~-N ; '.~ , ';\- I, . I Iii '" ~ .<:>-,0' ." :5~ 0. Jf ~; -n ~.... I :iiE[:- !i", I ./ I ~ .... '" ~ , N 4-< o N '" '" < "" ~- . ; "' ~ t z . . 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"M I '" '-' '" ",,= 0 " '" "M ""' >: ",,,, "" ::>>< '" ""' uH ~ ATTACHMENT C /- Zoning Administrator Action No. 03-005 ~- ZONING ADMINISTRATOR ACTION 03-005 CONDITIONAL USE PERMIT 03-015 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 Conditional Use Permit 03-015 was filed by Nancy Buck, on behalf of La Salsa Restaurant, requesting authorization to obtain a license for the on-site sale and consumption of beer, wine and distilled spirits (ABC License Type "47") in conjunction with an existing restaurant located in a 2,560 square foot tenant space with 59 seats at 535 E. Main Street. B. That the proposed use is allowed within the Central Commercial (C-2) zoning district, with the approval of a Conditional Use Permit, and consistent with the Planned Community Commercial/Bu:=iness land use designation of the City of Tustin General Plan, which pro'. ices for a variety of commercial uses. In addition, the project has been re'/iewed 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 a public hearing was duly called, noticed and held on said application on August 11, 2003 by the Zoning Administrator. D. That the establishment, maintenance, and operation of the use applied for 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 a detriment to the property and improvements in the neighborhood of the subject property, nor to the general welfare of the City of Tustin as evidenced by the following findings: 1. The use is 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. 2. The use is located within a retail center and a commercial ccrridor along Newport Avenue where a variety of retail, office, and restaurant uses are located. The characteristics of the use and hours of operation would be similar to other restaurants in the vicinity. 3. The restaurant would comply with the current parking requirements in that prior City approvals allowed a maximum of fifty-nine (59) seats and there are no modifications proposed to the current seating configuration. 4. As conditioned, the proposed use is consistent with the Alcoholic Beverage Sales Establishment Guidelines adopted by the Planning Zoning Administrator Action 03-005 August 11. 2003 Page 2 ~ Commission on May 14, 2001. E. This project is Categorically Exempt pursuant to Section 15301, Class 1, Title 14, Chapter 3, of the California Code of Regulations (Guidelines for the California Environmental Quality Act). F. The project has been reviewed by the Community Redevelopment Agency staff and is consistent with the Town Center Redevelopme,lt Project Area. II. The Zoning Administrator hereby approves Conditional Use Permit No. 03-015 authorizing the on-site sale and consumption of beer, wine and distilled spirits (ABC License Type "47") in conjunction with an existing 2,560 square foot restaurant with 59 seats located at 535 E. Main Street, 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 held on the 11 th day of August 2003. ~ ELIZABETH A. BINSACK ZONING ADMINISTRATOR ELOISE HARRIS RECORDING SECRETARY ;-- Zoning Administrator Action 03-005 August 11, 2003 Page 3 STATE OF CALIFORNIA ) COUNTY OF ORANGE ) CITY OF TUSTIN ) I, ELOISE HARRIS, 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. 03-005 passed and adopted at a regular meeting of the Tustin Zoning Administrator, th held on the 11 day of August, 2003. ELOISE HARRIS Recording Secretary EXHIBIT A ZONING ADMINISTRATOR ACTION 03-005 CONDITIONS OF APPROVAL GENFRAI (1) 1.1 The proposed project shall substantially conform with the submitted plans for the project date stamped on August 11, 2003, the date of approval, on file with the Community Development Department, as herein modified, or as modified by the Director of Community Development Department in accordance with this Exhibit. (1) 1.2 Conditional Use Permit approval shall become null and void unless an Alcoholic Beverage Control License Type "47" is obtained from ABC and the sale and consumption of beer, wine, and distilled spirits commences within twelve (12) months of the date of this exhibit. Time extensions may be granted by the Community Development Department if a written request is received by the Community Development Department within thirty (30) days prior to expiration. (1 ) 1.3 All conditions in this Exhibit shall be complied with prior to t\ld establishment of alcoholic beverage sales or as specified, subject to revielJl/ aw~ approval of the Community Development Department. / (1) 1.4 Approval of Conditional Use Permit 03-015 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 "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 the conditions of approval shall be grounds for revocation of the conditional use permit. (1) 1.5 Conditional Use Permit 03-015 authorizes ABC License Type "47" for the on- site sale and consumption of beer, wine, and distilled spirits in conjunction with a bona fide eating place. SOURCE CODES (1) STANDARD CONDITION (2) CEQA MITIGATION (3) UNIFORM BUILDING CODEtS (4) DESIGN REVIEW (5) (6) (7) ... RESPONSIBLE AGENCY REQL\IREMENT LANDSCAPING GUIDELINES pctCC POLICY EXCEPTION Exhibit A Zoning Administrator Action 03-005 August 11, 2003 Page 2 (1 ) (1 ) (1 ) *** 1,6 As a condition of approval of Conditional Use Permit 03-015, 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. 1.7 Any violation of any of the conditions imposed is subject to the payment of a civil penalty of $100,00 for each violation, or such other amounts as the City Council may establish by ordinance or resolution, and for each day the violation exists, subject to the applicable notice, hearing, and appeal process as established by the City Council by ordinance. 1.8 The applicant shall be responsible for costs associated with ;:,ny necessary code enforcement, action, including attorneys fees, subject to the applicable notice, hearing, and appeal process as established by the City Council by ordinance. 1.9 Project approval may be reviewed by the Community Development Director every six (6) months from the date of this exhibit to ensure compliance with conditions of approval and to prevent any adverse impacts to the surrounding community. The Director may recommend to the Planning Commission modification to the existing conditions or impose new conditions as part of such review to protect the public health, safety, community aesthetics, and general welfare. USE RESTRICTIONS (3) 2.1 No off-site sale or consumption of alcohol for any type of ABC license is authorized. All alcoholic beverages shall be consumed on-site, with the exception of the provisions stated in the Business and Profession Code Section 23396.5 and 23401. (5) 2.2 No outdoor seating is allowed at the site without approvals iT, dccordance with the Tustin City Code. The total number of interior seats shall not be increased from fifty-nine (59) unless the property owner demonstrates, through the submittal of a parking and land use summary, or as otherwise authorized by current provisions of the Tustin City Code, that an adequate number of on-site parking spaces are available to accommodate additional seating for the restaurant. Exhibit A Zoning Administrator Action 03-005 August 11, 2003 Page 3 (5) 2.3 Hours of sales of beer, wine, and distilled spirits shall be limited to the hours when food is available. Menu items shall be available in the restaurant during business hours. Proposed hours of operation are 10:00 a.m. to 9:00 p.m., Sunday through Thursday, and 10:00 a.m. to 10:00 p.m., Friday and Saturday. (1) 2.4 The menu of the restaurant shall consist of foods that are ~ rApared on the premises. (5) 2.5 Authorization for the on-site sales of beer, wine, and distilled spirits (ABC License Type "47") is contingent upon the use of the subject premises remaining a restaurant. Should this use change or be discontinued, authorization for this use permit is null and void. (5) 2.6 The restaurant shall operate within all applicable State, County, and Tustin City Code provisions, including the City of Tustin Noise Ordinance. Any violations of the regulations of the Department of Alcoholic Beverage Control as they pertain to the subject location, or the City of Tustin, as they relate to the sale of alcoholic beverages, may result in the revocation of the subject Conditional Use Permit, as provided by the Tustin City Code. .~ (2) 2.7 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. (2) 2.8 All litter shall be removed from the exterior areas around the premises including adjacent public sidewalk areas and parking areas, no less frequently than once each day that the business is open. (2) 2.9 An approved live entertainment permit is required prior to establishing any dancing or live entertainment on the premises. (1) 2.10 No sexually oriented businesses shall be conducted on the premises without approval by the City in accordance with the Tustin City Code. (5) 2.11 All persons selling alcoholic beverages shall be eighteen (18) years of age or older and shall be supervised by someone twenty-one (21) years of age or older. A supervisor shall be present in the same area as the point of sale. (2) 2.12 Exterior public pay telephones shall be prohibited and interior public pay phones shall be programmed to prevent incoming calls. ~ (2) 2.13 Business operations shall be 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.