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02 PC REPORT CUP 2023-0012 KARAOKE LOUNGE
AGENDA REPORT ITEM 92 MEETING DATE: APRIL 23, 2024 TO: PLANNING COMMISSION FROM: JUSTINA L. WILLKOM, COMMUNITY DEVELOPMENT DIRECTOR SUBJECT: CONDITIONAL USE PERMIT (CUP) 2023-0012 APPLICANT: PROPERTY OWNER: MARILYN MO VESTAR/KIMCO TUSTIN, L.P. MM INTERIOR DESIGN 2437 PARK AVENUE 178 LADERA STREET TUSTIN, CA 92782 MONTEREY PARK, CA 91754 LOCATION: 2493 PARK AVENUE GENERAL PLAN: TUSTIN LEGACY SPECIFIC PLAN (SP-1), PLANNING AREA 16-19 ZONING: TUSTIN LEGACY SPECIFIC PLAN (SP-1), PLANNING AREA 16-19 ENVIRONMENTAL THIS PROJECT IS CATEGORICALLY EXEMPT PURSUANT TO THE STATUS: CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) SECTION 15301 (CLASS 1). REQUEST: TO ESTABLISH A COMMERCIAL RECREATION FACILITY (KARAOKE LOUNGE) WITH FOOD ESTABLISHMENT AND ON- SITE SALE AND CONSUMPTION OF BEER, WINE, AND DISTILLED SPIRITS (TYPE 47 ABC LICENSE) LOCATED AT 2493 PARK AVENUE. RECOMMENDATION: That the Planning Commission adopt Resolution No. 4486 approving CUP 2023-0012 to establish a commercial recreation facility (karaoke lounge) with food establishment and on- site sales and consumption of beer, wine, and distilled spirits (Type 47 ABC license) at 2493 Park Avenue. APPROVAL AUTHORITY: SP-1 Section 3.14.3 establishes use regulations for Planning Area (PA) 16-19 and identifies restaurants/food establishments as permitted uses, and commercial recreation facilities Planning Commission April 23, 2024 CUP 2023-0012 Page 2 (karaoke lounge) and on-site alcoholic beverage sales establishments as conditionally permitted uses. Tustin City Code (TCC) Section 9291 grants the Planning Commission the authority to review and act on CUP applications for commercial recreation uses. TCC Section 9299 grants the Zoning Administrator the authority to review and act on CUP applications for alcoholic beverage sales establishments; however, the Zoning Administrator has deferred decision making authority to the Planning Commission, to be considered concurrently with the commercial recreation facility. BACKGROUND & DISCUSSION Site Location The project site is within the regional commercial center known as The District, located within PA 16-19 of SP-1. The project site is more than 1,000 feet from the nearest residential use (Amalfi Apartments) and faces the interior of the promenade at The District. The proposed karaoke lounge with food and on-sales of beer, wine, and distilled spirits (Type 47 ABC license) would occupy approximately 12,000 square feet (SF) of space within the area previously known as the Union Market, now vacated. The Union Market was a multitenant commercial space hosting a variety of retail, restaurant, and service uses. The remainder of the vacant Union Market space is intended to be occupied by other commercial uses under separate permits (Pho N Mor and Shiki Shima Japanese BBQ). Only interior tenant improvements are proposed as part of this project, except for an update to the main entry facade and an existing outdoor patio. Amalfi � w x Apartments r y � ti F�•t�x Tustin Ranch Road Project Site (The District} parkAventie t� Q`y Figure 1. Project Location, Aerial View Planning Commission April 23, 2024 CUP 2023-0012 Page 3 I �'_ OPARTYKi rr Figure 2. Updated Entry Fagade a e _ n PHO N MOR RESTAURANT - UNDER RUILQING PERMIT COM92023•00052 m M �gaaiw :77' Lo U 9 v tr` Yt NEW BSQ RES RAI T UNDERSUILDIN PE MITMSTINCOM52 - UNDERFlREDE RT ENTMSR54"99 V NLU _ �.,.° ■Separate tenant space Subject tenant space ELOOR PLAN LEGEND _ --- Figure 3. Subject and Adjacent Tenant Space Legend Planning Commission April 23, 2024 CUP 2023-0012 Page 4 Project Description The applicant proposes to establish a family-friendly commercial recreation facility (karaoke lounge) with food and on-site sales and consumption of beer, wine, and distilled spirits (Type 47 ABC license), within an approximately 12,000 SF tenant space. The space will include a seating and bar area with food and drink service near the entrance, which then leads to 20 private karaoke rooms where parties ranging from one (1) to fourteen (14) people can engage in karaoke while consuming food and beverages sold on-site. The proposed floor plan includes an existing outdoor patio facing District Drive, multiple restroom facilities, storage rooms, and a kitchen and utility area for preparation of hot food (Attachment C). Food, drink, and karaoke will not be permitted in the existing outdoor patio. The soundproof karaoke rooms range from 150 SF (4 occupants max.) to 700 SF (14 occupants max.). Each room is outfitted with a television, karaoke machine, and lounge seating (sofas). Larger rooms also have tables for food and beverages ordered from the kitchen, which are brought to the karaoke rooms by staff. Each room will comply with accessibility requirements pursuant to the federal Americans with Disabilities Act (ADA). Security measures are described in more detail in the Security section of this report. Main Entrance - I• ti ; S 1. .0 u.. w ry ! r.i 1J1 P � rp! V w-an ®Karaoke Rooms " !," Rastraams n� -- Utility/Back of House Areas m. Lam_' Front SeatinglRining Area 4 E=1 Existing Outdoor Patio(no food or drinks proposed) Figure 4. Proposed Floor Plan Planning Commission April 23, 2024 CUP 2023-0012 Page 5 At maximum capacity, the business anticipates hosting the following number of people on-site. Table 1. Maximum number of Employees and Customers Maximum Occupants 142 in karaoke rooms Customers 42 in entrance bar area 12 in front of house (hosts, servers, bartenders, etc.) Employees 7 in back of house (chefs, cooks, kitchen assistants, etc.) 4 security personnel 3 management Total 210 occupants total Operation of Karaoke with Food and Alcohol (Type 47 ABC License) Generally, customers are expected to arrive in groups and rent a soundproof booth for an hour or more, for the purpose of singing along to music provided by a karaoke music machine. Customers will be asked to wait in the seating area near the entrance while their room is prepared, and will have the option to order and consume food and beverages while they wait. Once inside their private room customers can use a karaoke machine or software integrated with a television to select and display song lyrics, which they then sing along to. Solo customers are allowed but are not expected to be frequent. The business will operate as a bona fide food establishment at all times, providing a full menu of foods prepared on-site. The business will also have a full beverage menu (beer, wine, cocktails, and distilled spirits). Karaoke customers have the option to order food and beverages to their rooms, and staff will prepare and deliver the food items. Customers are not obligated to purchase food or beverages to reserve a karaoke room. However, customers can only purchase food or beverages if they have a karaoke room reservation. The applicant requests authorization to obtain a Type 47 ABC license to provide a full range of alcoholic beverages (beer, wine, and distilled spirits) for consumption on- site. Per Condition of Approval (COA) 2.12, the privileges of this license can only be exercised at times when a full food menu is available for ordering. The applicant shall comply with standard conditions of approval for on-site alcohol sales and consumption to ensure proper age verification methods, customer behavior monitoring, and best practices are maintained. The applicant proposes hours of operation of 11 a.m. to 2 a.m., seven (7) days a week. Last call for the sale of alcoholic beverages will be at midnight (12 a.m.). This late closing time is similar to other karaoke establishments in the City, including the Planning Commission April 23, 2024 CUP 2023-0012 Page 6 Voko Karaoke Lounge located at 14561 Red Hill Avenue. However, unlike the Voko Karaoke Lounge, the proposed karaoke lounge is not adjacent to residential uses. Table 2. Hours of Operation Every Day(Sun-Sat) Food establishment with 11 a.m. to 2 a.m. alcohol sales (last call for alcohol sales at 12 a.m.) Karaoke 11 a.m. to 2 a.m. Noise As conditioned, the subject tenant space will be soundproofed and volume maintained at appropriate levels such as to comply with the City's Noise Ordinance standards (TCC Article 4, Chapter 6) for both interior and exterior noise levels at all times (COA 2.10). Specifically, acoustic insulation, specialized acoustic panels, and acoustic caulking will be used to seal gaps and prevent sound from leaking within and outside the business. Therefore, noise impacts are not anticipated. Security Several security measures will be implemented in both the operation and design of the business as conditioned. Specifically: • A minimum of two (2) and as many as four (4) security guards shall be on-site during operating hours depending on the business's occupancy rate. • Each karaoke room will have non-locking doors with a minimum 24-inch by 24- inch transparent glass window that allows staff and city officials, if necessary, to see into the rooms (COA 2.6). • The location of surveillance cameras will be identified on building plans prior to issuance of a building permit in locations including the entrance, bar area, hallways, inside each karaoke room, and outside bathrooms (COA 2.7). • The front desk will be equipped with a "kill switch" that turns on all lights and turns off all music and TVs in the establishment, and must be maintained in good working order and accessible to police officers, code enforcement officers, or other representatives of the City of Tustin or other regulatory/emergency agencies upon request (COA 2.8). • Illumination levels within each karaoke room will be sufficient to allow visibility through this window, and room lighting shall be centrally controlled by staff, not customers (COA 2.9). • All standard conditions regarding the on-site sale and consumption of beer, wine, and distilled spirits in conjunction with a food establishment apply, including but not limited to measures such as staff training, age verification means, and more as specified in Exhibit A and the attached Security Plan (Attachment D). Planning Commission April 23, 2024 CUP 2023-0012 Page 7 - CLEAN GLASS(TYP.) ' 1 40 t � i% tf 2' x 0 / Figure 5. Entry into Private Karaoke Room Parking The minimum number of required parking spaces for The District at Tustin Legacy is established via a joint use parking study and considers all existing and proposed uses on-site. The applicant submitted a Supplemental Parking Assessment prepared by Linscott, Law, & Greenspan, Engineers (LLG), dated October 26, 2023, for The District analyzing parking needs for the center including the proposed karaoke lounge. However, an updated assessment by LLG, dated November 15, 2023, was later submitted for an unrelated entitlement application elsewhere within The District (World of Racing virtual racing simulator). This updated assessment included the proposed karaoke lounge in its analysis for continuity. Though the World of Racing application was submitted after the subject application, it was approved first and thus both assessments are included with this report for reference (Attachments E and F). Both studies conclude that sufficient parking is provided on-site (4,833 parking spaces provided) to accommodate all uses within The District at peak periods (4,727 parking spaces required per November 15, 2023 study). Planning Commission April 23, 2024 CUP 2023-0012 Page 8 Environmental Review The proposed project is categorically exempt from the provisions of the California Environmental Quality Act (CEQA) per State CEQA Guidelines Section 15301 (Class 1 — Existing Facilities) in that the project site is an existing facility and involves minor alterations to the structure and negligible expansion to an existing commercial use. CONCLUSION Based on the findings provided, staff recommends the Planning Commission adopt Resolution No. 4486 approving CUP 2023-0012, authorizing the establishment of a commercial recreation facility (karaoke lounge) with food and sales of beer, wine, and distilled spirits for on-site consumption (Type 47 ABC license) at 2493 Park Avenue. Prepared by: Jorge4aldonado, Associate Planner f Approved by: h,,- J � an, Assistant Director— Planning tRandjt4g�4agan�, Planner Attachments,- A. Location Map B. Land Use Fact Sheet C. Submitted Plans & Elevations D. Security Plan E. Supplemental Parking Assessment (October 26, 2023) F. Supplemental Parking Assessment (November 15, 2023) G. Resolution No. 4486 a. Exhibit A — Conditions of Approval ATTACHMENT A Location Map --i it I -a I i I Iry Inii 4p[4. K-- 1,000-foot Za 500-foot �J�J�J�J�J�J�J�J• rrr/1/0 py 300-foot ct ya ,�P Pao Fa ca d' PI.- �k 6uddhist r -0� � 5� q.,y Res. [s Tempk.�r P Ertl A I I a G� I ..rots C' el \\ !I \ E I Alt ... e z ♦ - �4 Ay�hr % \♦ E} \ J.✓-� I �xll v♦ O P \ Location Map 2493 Park Ave Project # CUP 2023-0012 ATTACHMENT B LAND USE APPLICATION FACT SHEET 1. LAND USE APPLICATION NUMBER(S): CUP 2023-0012 2. ADDRESS: 2493 PARK AVENUE 3. APN(S): 434-441-16 4. PREVIOUS APPLICATION RELATING TO THIS PROPERTY: CUP 2023-0023 FOR ESTABLISHMENT OF THE WORLD OF RACING COMMERCIAL RECREATION USE AT 2473 AND 2475 PARK AVENUE (REF. ONLY FOR MOST RECENT PARKING STUDY FOR THE DISTRICT) 5. SURROUNDING LAND USES: NORTH: REGIONAL COMMERCIAL CENTER (THE DISTRICT) EAST: REGIONAL COMMERCIAL CENTER (THE DISTRICT) SOUTH: INDUSTRIAL OFFICE (CITY OF IRVINE, ACROSS BARRANCA PKWY) WEST: REGIONAL COMMERCIAL CENTER (THE DISTRICT) 6. SURROUNDING ZONING DESIGNATION: NORTH: TUSTIN LEGACY SPECIFIC PLAN (SP-1) EAST: TUSTIN LEGACY SPECIFIC PLAN (SP-1) SOUTH: CITY OF IRVINE, ACROSS BARRANCA PKWY WEST: TUSTIN LEGACY SPECIFIC PLAN (SP-1) 7. SURROUNDING GENERAL PLAN DESIGNATION: NORTH: TUSTIN LEGACY SPECIFIC PLAN (SP-1) EAST: TUSTIN LEGACY SPECIFIC PLAN (SP-1) SOUTH: CITY OF IRVINE, ACROSS BARRANCA PKWY WEST: TUSTIN LEGACY SPECIFIC PLAN (SP-1) 8. SITE LAND USE (SUBJECT TENANT SPACE): A. EXISTING: VACANT (PREVIOUSLY MULTITENANT COMMERCIAL) B. PROPOSED: COMMERCIAL RECREATION FACILITY AND RESTAURANT WITH ON- SALES OF BEER, WINE, AND DISTILLED SPIRITS (TYPE 47 ABC LICENSE) C. GENERAL PLAN: TUSTIN LEGACY SPECIFIC PLAN (SP-1) (NO CHANGE) D. ZONING: TUSTIN LEGACY SPECIFIC PLAN (SP-1) (NO CHANGE) DEVELOPMENT FACTS: 9. LOT AREA: 9.99 ACRES 10. BUILDING AREA: APPROX. 12,000 SF TENANT SPACE 11. PARKING: PER PARKING STUDY DATED NOVEMBER 15, 2023 REQUIRED: 4,727 PARKING SPACES PROPOSED: 4,833 PARKING SPACES 12. TENANT INTERIOR TENANT IMPROVEMENTS, NEW STOREFRONT FACING IMPROVEMENTS: INTERIOR OF THE PROMENADE AREA AT THE DISTRICT, NEW SIGNAGE 13: SIGNAGE: PER THE DISTRICT MASTER SIGN PROGRAM rBSALEReu.E ECTIONs 669em,.e.wosem. 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SECTION 5,505 INDOOR MOISTURE CONTROL --25. xmt. 111111URQUA- D,.-AN 0 D,�w USin z z, 2 0 A :7- Z" -AEV=0NI'�L�'N'T z 1AELF 11.4 2 FALANT- MITry SECTION A-ENVIRONMENTAL COMFORT w, << z CHAPTER] < 0 7 INSTALLER&SPECIAL INSPECTOR QUALIFICATIONS 1.121 N.STA.L�EZ.1:�AININ.6 w, 10 A 'n= ol w- ------ A m SE�C 1015 SUB OUTDOOR AIR QUALTTY wm 711 E 111C!MN!, G-3 EXISTING LARGE DISPLAY Remain existing store Glass Wall STOREFRONT SCREEN hon[color,Inlsh and e structural 0 0 0 W 0 F 0 K W w IIPARTY EXISTING STORE FRONT 0 UF SHIL-111 4'_6" 4, a' 4, '', Ewsn NG G�Ass Ewsn NG WOOl PA 4'-6" 16' 4'-6" >LLI EXISTING STORE FRONT PROPOSED�STORE FRONT <i< Y SCALE:1/4"=1'-0" SCALE:1/4"=1'-0" 000as 0 0- Z F 3' 10' 3' z(_ o>N F eEaEmovEo 000a ro 8 _ ob No Job Begln 3/142023 G�le PROPOSED STORE FRONT Plet Date AND TAL N. +4,-6" 16' +4,-T +4,-6„ 16, JF'4 Saa sbeet N, (N)STORE FRONT FLOOR PLAN (N)STORE FRONT FLOOR PLAN D_ SCALE:1/4"=1'-0" SCALE:1/4"=1'-0" IL R. ODOOR HEADER(JAM BA A M LAR) JAMB S1 DETHE(HEAD S1 MULAR) LARGE DISPLAY-/ SCREEN 3" z 0 :)METAL STUD—___ 'w (E)EXTERIOR Glass 1�—\ T'EXTE'0' METAL STUD 0 STRUCTURAL JUCT URAL LR IN S RTJCTU AT METAL SHEET —Supportwall for Metal sheet LINEAR LED door,deco.metal cover(back) CID METAL SHEET— 3,1 lo ron finish Glass WaV, front door LINEAR LED - W, of<M CD <,< _R 4. Paz Outside Outside 0 �a door, CID ron front of Store of Store In-store U) A Metal trim(back) 2 In-store J1bN1 C BlackAlum D Metal sheet Metal sheet cwerscale — C �_ Metal CID Framing — cover(back) PleroaeeDoor of deco door access t, Tempered glass—� frame LED screen SECTION 1-1 SECTION 2-2 ENLARGE DETAIL OSCALE 1/2"=1'-O" O SCALE 1/2"=1'-O" SCALE 3/4"=1'-O" DREEN ODE NOTES - �. ,.wvuworwoac7'MEIDO21 sEeswmxo - ;s:a°gad CONSTRUCTION AND DEMOLITION NOTES �.uLouxosusxoa�rc�.o e,cexswusr i omcwvus meeoxrx,xewrvoroei ai: uxm, ,xm mxmncroemxmncrouwxosasxwL � _,xEesxxv,axo mxwErEwus eEveu®oa ii .. -5=====-_____'��� SJ DEMOLITION FLOOR PLAN NOTES =�_�� W La ��_===��4 i --— ��� 2 o EE N.I. 't--- -- --- ,� m _ �i Q 1 zz hI___- ��-- �W -- aaa lz L� RI¢F Z RE O -- w DEMOLITION FLOOR PLAN A-1 EXISTING UNIT MARKET OCCUPANT LOAD �@ RETAIL IN @a° IN IN RESTAURANT A TO— DINING —LUNG T2 UNTiB _ UNIT 20 R uNTn �nz sr �Cza sr �6B sr ^§aye sa ._ 419 uN T 41 _.t 3g:wa UNIT 46 I Bsr °Bran•-�Ssa r 2p61 si¢oo=is occ ail°sin A-288 occ --- -_w® i6e 2a sr n= occ mw� 1!4' rBsxs� GRAM-GO FOoo f1osrx.s uu.2 JNITa 751sf • : uNIT 1 5 6i6sf sf uN T 2612 31706sfsf 9 CIE JNT 42 as uom 565 TOTAL OCCUPANTS 2r ®nuf T e..�. oa�> % ®rare M1 N 3 �d®m Exill UI NG�I �® a w Q d © �z� ® �2o o��w u �w> K U S KI I AJ A E B s J N L C y"' m FF <_ a <o �LL v== wo AISTN�T2ooBP NNOTES wm ®EXISTING OVER ALL FLOOR PLAN SCALE 1A--1 6 ��n�.o Pon��LLxeoM � A-1.1 C Lindner C Lindner is Lindner CEILING FIXTURE SCHEDULE _ry rl, DO RE ED uwM�s Mom, i o o 0 ®® zw"LF �,16 . 1 F C Lindner - i �Tox x � - x� � x Y � x Odd EE xi BE ® a Li 0 �z ®NEW,�REF,oLECTED CEILING PLAN KEN BEFORE INTERIOR DEMOLITION SCALE A-2 TPREO VP F Win®a EEE E t t t t I ttt El El O Ur Zm 2r OD EE: IINIII ICIE—E wl w�w, 2 0 EE::11 EE: (N.11 C.) 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F' Eww 12 K4 Q=,RQH,,EN,,ELEAAT ON (� ECEI ON ELEMAT ON OPEN114 BAR FLOOR PLAN _. 1-1 1 1 RESTROOM NOTES GREEN CODE NOTES RESTROOM GRAB BARS NOTES vn xnxv oeviceccxu=ueaTwerouowixc xrim oe�easxue ueaTweroewwxv $@ .a owwe=enneccronweuw.enw=or wuowwe=ennecc wnweuw.enw=or wevnwe w" xe enweex mer�.exenwxo oemweexwer�.exenwxocurronnxv vx q 'a rw _ ..vnwe ewiscwu xo.nom.ewnxix cxewrmixvc. ..vnwe ewnccxu=xo.no.w.ewnxixwein rimxvc. _ - onwen�vee=euexrs.eoveccxu=xwvewuixiuuu e `wc uixmuu wowcor ire. wcve e=euexrs.eoveccxu=xwve" nwoiwor�a. .33FY�a5§�`p�YgE vac wncEv awe w ren.we=e w..c soxi cxwr.en=orccn ranee. - B3oeY£nv9 1n virvJ xewc.xruxcxs�x xrcrvw.eo amwucrrwxixeioe ry —� —� �e°�3@�?s���a n rnovioeex � g PIsiOR SINK DETAIL =_� a nsnoou p',�Sp��„p5p: RESTROOM FINISH SCHEDULE NOTES ® x= ew.exxxx.eexx==.x�x�c,�xw�xE��°xx�ueE ----ZE)hUA MEWS MADA ,exw,�.xwa� moo rnerwnw.ox.w =<xx�wxw - wxwmmxw .wRx ,me�wx=ew.x x=x m�xvw,em xxxwe®xee�.xxxe xxxrw,xxxxm.a xwx. 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TYPICAL SUSPENDED C—C-DETAIL 1'_ PA A. 8 WALL BASE DETAIL ace 4 1 HOUR RATED WALL DETAIL 1 ATTACHMENT D Security Policy and Procedures Manual Template for On-Site Alcoholic Beverage Sales Establishments The security plan should contain a heading for each topic. Under each heading, the policies and procedures pertaining to the topic should be outlined and fully detailed. Two (2) copies of the plan are required, At minimum, the security plan should include the following headings and information: 1. Individuals Responsible for Business - Up-to-date and complete contact information (e.g. business owner(s), operations manager) operations manager- Xinze Zhang (Arthur) contact: (626)-623-0772 2. Age Verification Procedures to prevent underage drinking 1. Government-issued ID Checks: Require patrons to present a valid government-issued identification card such as a driver's license or passport upon entry. The ID should contain a photo, date of birth, and an expiration date. Staff should carefully inspect the ID for signs of tampering or forgery. 2. Age-Stamping or Wristbands: Use age-stamping or wristbands to indicate legal drinking age. Patrons can be required to show their ID to receive an age-specific stamp or wristband, making it easier for staff to identify those eligible to purchase and consume alcohol. 3. ID Scanners: Implement electronic ID scanners capable of reading and verifying the information on identification cards. These scanners can quickly confirm the age and validity of the ID, minimizing the risk of human error. 4. Training Staff. Provide comprehensive training to all staff members regarding age verification procedures, recognizing fake IDs, and handling situations involving underage patrons. This can help them identify red flags and take appropriate action. 5. Collaborating with Law Enforcement: Cooperate with local law enforcement agencies to conduct periodic spot checks or surprise inspections. This can act as a deterrent and provide an extra layer of scrutiny to ensure compliance with age restrictions. 6. Online Ticketing and Registration: For events or special occasions, implement online ticketing systems that require age verification during the purchase process. This helps filter out underage individuals before they arrive at the club. 7. Promote Responsible Alcohol Service: Emphasize responsible alcohol service and educate both staff and patrons about the potential risks associated with underage drinking. Encourage staff to be vigilant and report any suspicious behavior. 3. Operations A. Establishment of an employee-to-patron ratio (based upon the activity level of the business in order to ensure adequate staff to monitor beverage sales and patron behavior) Assign staff members specifically responsible for monitoring the karaoke area. They should ensure that patrons are following the rules and guidelines, maintaining a respectful and inclusive atmosphere. These staff members can also keep an eye on the consumption of alcohol by individuals participating in karaoke activities. r B. Procedure for training all managers and employees selling alcoholic beverages l, Develop a comprehensive training program covering alcohol laws, responsible service practices, ID checking, and handling difficult situations. 2. Conduct orientation and initial training sessions for new employees, 3. Educate employees on legal requirements, including drinking age, ID checking, and consequences of non-compliance, 4. Train employees on responsible alcohol service practices, recognizing signs of intoxication, and preventing overconsumption. 5. Instruct employees on proper ID checking techniques and identifying fake or altered.IDs, 6. Provide interactive training with role-play scenarios to simulate real-life situations, 7. Emphasize effective customer service skills and maintaining a positive atmosphere. S. Offer ongoing training and refresher courses to reinforce responsible alcohol service practices. 9. Document training completion and maintain records. 10. Monitor and evaluate employees' adherence to training, provide feedback, and address areas for improvement. C. Monitoring beverage soles and patron behavior 1. Designate staff to monitor beverage sales and patron behavior in the karaoke venue. 2. Instruct staff to actively observe patrons' behavior. 3, Establish effective communication channels for reporting concerns. 4. Implement a system to track beverage sales and identify excessive consumption. 5. Encourage staff to engage with patrons to assess their behavior. 6. Enforce venue policies regarding alcohol consumption and karaoke equipment use, 7. Train staff on responsible alcohol service and recognizing signs of intoxication. S. Establish protocols for handling incidents and conflicts. 9. Install surveillance cameras throughout the venue. 10. Conduct regular staff meetings to address trends and improve the environment. D. Procedure for crowd control, specifically queuing lines To ensure crowd control and orderly queuing lines in a karaoke venue-oriented place: designate a clear queuing area, assign staff to manage the lines, use floor markings or stanchions as visual guides, display signage with instructions, establish separate lines if necessary, enforce a first-coarse, first-served principle, set time limits for each karaoke session, actively monitor the queue, and provide excellent customer service by addressing concerns promptly and maintaining regular communication with patrons, E. The locations and descriptions of any proposed electronic or non-electronic games N/A I 1 4. Intoxicated and Disorderly Patrons Procedures for staff to identify and handle patrons reaching their drinking limit/potential intoxication and make sure that it is not exceeded (This procedure should include a description of the steps the server would take to warn, or refuse to serve the patron,) • Train staff to recognize signs of intoxication, such as slurred speech, unsteady movements, or aggressive behavior. • Instruct staff to approach the patron discreetly and respectfully, expressing concern for their well-being. • Politely and firmly inform the patron that they appear to have reached their drinking limit, and it is in their best interest to stop consuming alcohol, • Offer non-alcoholic beverages, water, or food as an alternative to further alcohol consumption. • If the patron becomes aggressive or refuses to comply,involve a manager or security personnel to assist in managing the situation and potentially refiise further service. Procedure for staff to help get intoxicated patrons home safely • Train staff to offer assistance and ensure the safety of intoxicated patrons who may be unable to get home safely. • Provide information about local taxi services, ride-sharing apps, or public transportation options to help patrons arrange for transportation, • If necessary, assist the patron in contacting a friend or family member to pick there up or make alternative arrangements for their safe transportation home. • Ensure that staff members are trained in basic first aid and are prepared to handle any medical emergencies that may arise due to intoxication. • Document incidents involving intoxicated patrons for future reference and to track any patterns of behavior. Procedure for handling patrons involved in fighting, arguing, or violent behavior Establish a zero-tolerance policy for fighting, arguing, or violent behavior within the venue. • Train staff members to be vigilant in identifying and diffusing potentially volatile situations. • Instruct staff to immediately contact security personnel or the designated manager when witnessing or being alerted to any altercation or violent behavior. • Separate the parties involved and ensure the safety of other patrons. • Cooperate with local law enforcement if necessary, providing them with any information or assistance required. 5. Security Proposed video surveillance Implementing video surveillance in a karaoke venue-oriented place is crucial for enhancing security and ensuring a safe environment. By strategically placing high-quality cameras,recording and storing footage, and establishing a dedicated monitoring station, staff can actively observe and respond to potential incidents. Adhering to privacy laws, regularly maintaining and testing the system, and providing staff training on accessing and utilizing footage contribute to effective surveillance. Video surveillance acts as a valuable tool for incident review, evidence gathering, and aiding law enforcement when necessary, ultimately emphasizing the importance of security in the karaoke venue-oriented place. -Mitigate potential criminal activity Prevent loitering • Implement a clear policy against loitering and communicate it to staff and patrons through signage. • Train staff members to be vigilant and proactive in identifying and addressing any loitering behavior. • Utilize surveillance cameras to monitor areas prone to loitering and take appropriate action to disperse individuals who are not actively engaging in karaoke activities. Calling the police regarding observed or reported criminal activity • Instruct staff members to promptly report any observed or reported criminal activity to the management. • Establish a protocol for management to assess the severity of the situation and determine when it is necessary to involve the police. • Train staff on how to provide accurate and detailed information to the police, such as descriptions of individuals involved, specific incidents, and any relevant evidence captured on surveillance footage. 6. Additional Headings Additional Heading; Emergency Response and Evacuation Procedures Emergency Response: • Develop an emergency response plan outlining procedures to follow in case of fare, medical emergencies,natural disasters,or other emergencies. • Train staff members on emergency response protocols, including evacuation procedures, designated assembly points, and roles and responsibilities during emergencies. • Conduct regular drills and simulations to ensure staff readiness and familiarize them with emergency procedures_ Evacuation Procedures: • Establish clear evacuation routes and exit signs throughout the venue, ensuring they are well-lit and easily visible. • Train staff on how to guide patrons during an evacuation, prioritizing safety and maintaining order. • Designate staff members responsible for conducting headcounts and accounting for all patrons during evacuations. • ColIaborate with local authorities and emergency services to ensure alignment with their recommended evacuation procedures. • Regularly review and update the evacuation procedures based on feedback, changes in regulations, or lessons learned from drills and actual emergencies. By including the Emergency Response and Evacuation Procedures section in the security policy and procedures manual,the karaoke venue can enhance preparedness and safety,minimizing potential risks during emergencies, The Owner/Applicant agrees to the statements below and acknowledges that in order to operate in the City of Tustin the business must comply with the statements below. The security plan and statements below are binding on all persons who own or operate/manage the business. As an alcoholic beverage sales establishment ownerloperator in the City of Tustin, I will, • Comply with all applicable Department of Alcoholic Beverage Control laws • Comply with all city-mandated conditions and requirements • Operate in accordance to the Security Policy and Procedures Manual • Ensure all managers and employees are trained to serve alcohol responsibiy_in a certified program Applicant. Date: 07/14/2023 ------- --- ci LU o W to m m 00 o m o 00 00 Oct VM N N N N NLLJ N N uj W W o Q Q U=Q ZOW O O O O O 0 K0 0 0 0 0 0 0 0 0 0 0 Q O 00aa0000 O 0, a a > > > > > > > pWQ` h W s ❑ O SR � 4�T g o� 0 0 0 0 08 Da p flD 0[3 U. CL O Q h LL rx z O O O O ❑ l I Z 2 H H H I-I ATTACHMENT E LINSCOTT MEMORANDUM " ' To: Arthur Zhang Date: October 26, 2023 V Show Party K, LLG Engineers&Planners From Richard E. Barretto, Ref 2.23.4740.1 Traffic LLG, Engineers 2.22.4594.1 Transportation 2.17.3894.1 Parking 2.17.3826.1 2.03.2488.1 Linscatt,Ow cc Mark Field, Vice President of Construction, Vestar Greenspan,Engineers 2 Executive Circle Suite 250 Supplemental Parking Assessment for the proposed Karaoke Lounge Irvine,CA 92514 Subject The District at Tustin Legacy (CUP#2023-0012) 949.B25.6175 r 949.M B173 F Linscott, Law & Greenspan, Engineers (LLG) is pleased to submit this Supplemental wwvOlgengineers.com Parking Assessment associated with the proposed Karaoke Lounge project at The Pasadena District at Tustin Legacy, which is located within the Union Market addressed at Irvine 2493 Park Avenue Unite B. San Diego Woodland Hills Existing Development The District at Tustin Legacy is an existing shopping center with uses that include general retail, department stores, pet supply store, a home improvement store, a membership warehouse with gas dispensing station, financial institutions/banks and a grocery store with 755,183 SF of retail floor, up to 141,545 SF food- uses/restaurants/entertainment, a 24,000 SF Planet Fitness health club, a 68,150 SF movie theatre with 1,581 seats (the recent remodel resulted in a loss of seats from an original total of 3,003 seats), up to 18,223 SF of outdoor dining area and a 31,659 SF outdoor garden center. Proposed Project The Project is proposing tenant modification to Union Market to allow for the construction of a Karaoke Lounge. The Project includes the construction 12,123 square-foot (SF) karaoke lounge and entertainment venue consisting of a 1,400 SF bar, 20 VIP/entertainment rooms totaling 5,120 SF, a 335 SF kitchen, 4,860 SF dedicated to storage/internal circulation, and 408 SF of "other" floor area. The Project is expected to operate 3:00 PM to 12:00 midnight.Attachment I includes the proposed Site Plan for the Project,prepared by MM Interior Design. Philip M.Linscatt.Plnos -xw We understand that the remaining floor area of the Union Market will also be Jack M.Greenspan,PE(Roo renovated as a part of future tenancies to allow for the occupancy of two restaurant William a,.Law,PEIRoQ uses. Shiki Shimi Japanese BBQ, which is proposed to occupy 2493 Park Avenue Paul W.Wilkinson,PE Unit#A, has a total floor area of 6,360 SF (Plan Check# COMBC-2023-00056). Pho John P Keating,PE manPE , N Mor, which is proposed to occupy 2493 Park Avenue Unit #C, has a total floor Jahn A.Ba David S.Shendarender,PE area of 3,800 SF, inclusive of 340 SF of existing patio floor area. Clare M.Look-Jaeger,, PE Richard E.Barretta,PE Kell D.Maherry,PE N:A4700A2234740-Karaoke Lounge at The District,Tustin\Report\4740 Karaoke Lounge at the District Parking Assessment 10-26-2023.doc An L62VVB Company Founded$966 Karaoke Lounge at The District at Tustin Legacy LINSCOTT October 26, 2023 Page 2 GREENSPAN engineers Parking Analysis Consistent with our prior supplemental analyses, this parking analysis only focuses on requirements of The District during a peak non-holiday winter weekday and weekend conditions, which represents the project's peak parking demand and utilizes an overall parking supply of 4,833 parking spaces as verified in prior studies. The parking assessment reflects all recent changes documented in the October 2015, February 2016, April 2016, August 2016, May 2017, June 2022 parking studies, as well as and the recent parking assessments that were prepared for the Costco Mezzanine Expansion in September 2022. With the above referenced changes, the mix of uses at the District at Tustin Legacy, which total 1,050,883 SF, will include 755,183 SF of retail floor, up to 141,545 SF food-uses/restaurants/entertainment, a 24,000 SF Planet Fitness health club, a 68,150 SF movie theatre with 1,581 seats (the recent AMC Theaters remodel resulted in a loss of 1,352 seats from the previous total of 2,933 seats), up to 18,223 SF of outdoor dining area and a 31,659 SF outdoor garden center plus the proposed 12,123 SF Karaoke Lounge. The methodology utilized in this report is similar to that of prior reports with the exception that the shared parking profiles have been updated to reflect the current ULI. For example, the current 3rd Edition ULI now has additional land uses such as Discount Stores/Superstore and Home Improvement Stores which were used for Costco and Lowes, respectively. Additionally, the current ULI has made refinements to other profiles to more accurately represent current conditions. Table A, located at the end of this letter report, summarizes the updated mix of land uses and floor area for the District at Tustin Legacy with the proposed Karaoke Lounge, inclusive of all prior approved and recent proposed tenancy modifications at The District, as noted previously. For the proposed Project, parking profiles for night club were utilized with modifications to account for early evening activity. Since this is a unique use a parking ratio of 1 space per 3 seat was applied to the number of seats in each of the karaoke rooms plus dining area. Additionally, the employee demand (20 employees) was added on to the customer demands. N:A4700A2234740-Karaoke Lounge at The District,Tustin\Report\4740 Karaoke Lounge at the District Parking Assessment 10-26-2023.doc Karaoke Lounge at The District at Tustin Legacy LINSCOTT October 26, 2023 Page 3 GREENSPAN engineers Weekday Parking Assessment for Peak Non-Holiday Table B, attached to the end of this memorandum, presents the hourly shared parking demand forecast on a weekday day with the conversion of Union Market to now include the proposed Karaoke Lounge. As shown, the proposed Project will not have a parking impact, as the peak weekday parking demand for The District is forecast to total 4,536 spaces. With a parking supply of 4,833 spaces, a parking surplus of 297 spaces is forecast at 1:00 PM during a non-holiday weekday condition. Weekend Parking Assessment for Peak Non-Holiday Table C, attached to the end of this memorandum, presents the hourly shared parking demand forecast on a weekend day with the conversion of Union Market to now include the proposed Karaoke Lounge. As shown, the proposed Project will not have a parking impact, as the peak weekday parking demand for The District is forecast to total 4,727 spaces. With a parking supply of 4,833 spaces, a parking surplus of 106 spaces is forecast at 1:00 PM during a non-holiday weekend condition. Peak Demand by Month The most current ULI now provides detailed monthly demands by land use. Tables D and E present the hourly parking demand on a monthly basis for The District inclusive of the proposed Karaoke Lounge. Review of Table D and E shows that additional surpluses beyond what was identified in Tables B and C will be provided throughout the year as each use peaks during their respective months. Conclusion The parking supply of 4,833 parking spaces is sufficient to accommodate the shared parking demands of The District, including the proposed Karaoke Lounge, plus all previously approved and recently proposed tenant changes. Hence, we conclude that the proposed Project will not have a parking impact and the results of prior parking analyses for The District are still valid, inclusive of the recent supplemental analyses prepared in September 2022. If there are any further questions, or you require any additional information,please do not hesitate to call me. M Shane Green, P.E., Senior Transportation Engineer N:A4700A2234740-Karaoke Lounge at The District,Tustin\Report\4740 Karaoke Lounge at the District Parking Assessment 10-26-2023.doc LINSCOTT GREENSPAN TABLE A r UPDATED PROJECT DEVELOPMENT SUMMARY I TENANT MIX[1 KARAOKE LOUNGE AT THE DISTRICT AT TUSTIN LEGACY Land Use Size flI Planning Area 16-Big Box Retail Retail-Major 8 Costco[9] 161,373 SF[9] Retail-Majors 9&10 273,420 SF Retail-Shop 9 6,161 SF Restaurant-Pad 9/Shops 9 15,633 SF PA 16 Building Floor Area: 456,587 SF Garden Center-Major 9 31,659 SF Outdoor Patio 1,500 SF Including Garden Center and Patio: 489,746 SF Planning Area 17-Othe r Majo rs Retail 44,908 SF PA 17 Building Floor Area: 44,908 SF Planning Are a 19-We s t-Life Style Ce me r Retail[4] 40,041 SF Restaurant[5] 59,216 SF Bowling Alley w/30 lanes&2,287 SF Restaurant[2] 28,000 SF Planet Fitness Health/Fitness Club[6] 24,000 SF Bar Louie with Outdoor Patio[7] 7,837 SF Union Ryde,a Spin Studio[8] 2,500 SF Bubble POP,an interactive children venue[10] 4,502 SF Entertain Venue w/275 seats(now vacant shell space) 3,728 SF Office-Management-2429&2433 Park[3] 1,214 SF Movie Theatre w/1,581 seats(previous totalwas 2,933 seats)[11] 68,150 SF Karaoke Lounge 12,123 SF PA 19W Building Floor Area: 251,311 SF Outdoor Patio[5][7] 10,799 SF Subtotal 262,110 SF Planning Area 19-East-Jamboree Shops Retail-Majors 2 to 7,Pad 3-6,and Shops 10 202,090 SF Restaurant-Pads 3-1,5,6&8 27,617 SF Financial Institution/Bank-Pads 3-2&4 10,343 SF Fast-Food Restaurant-Pad 1(Chick-fil-A) 4,767 SF[12] Fast-Food Restaurant-Pad 2(In-N-Out) 3,378 SF PA 19E Building Floor Area: 248,195 SF Outdoor Patio 5,924 SF Including Patio: 254,119 SF Total Gross Building Square Footage 1,001,001 SF Total Garden Center Square Footage 31,659 SF Total Outdoor Restaurant Patio Area 18,223 SF Total Project Square Footage 1,050,883 SF [1]Source:The District at Tustin Legacy Site Platt prepared by P+R&tenant infannation provided by Pestar [2]Floor area includes 2,287 SFof restaurant/bar square-footage(Source:Vestar) [3]Represents floor area dedicated to Management and Security offices,plus conversion of Loft to office space(Source:LPA/Vestar) [4]Includes conversion of retail to Karaoke Lounge. [5]Includes up to 5,925 SF of restaurant space in the Tustin Union Market,plus 2,045 SF of outdoor patio,whieb include 300 SF for Taco Hatch. Allowable restaurant SF within Union Market Tustin reduced by 821 SF nowallocated to in-line food in Suite 18(Cubed Poke); Include 823 SF for Two Hand CornDog in Suite 2485 Park Avenue. [6]Planet Fitness will convert 24,000 SF of retail-designated floor area occupied by DSW to a health/fitness club. [7]Bar Louie will occupy the former Panera Bread unit(4,771 SF)and convert 3,066 SF of the adjacent unit,resulting in a total SF of 7,837 SF. Bar Louie will also include 1,546 SF of outdoor dming/patio area. [8]Union Ryde will occupy a 2,500 SF retail suite with a health/fitness club(spin studio). [9]Costco Expansion Project includes additiona of 834 SF of mezzanine space to accommodate employee locker room addition. [10]BubblePOP will occupy a 4,502 SF retail suite with a"studio for art"(childrens interactive studio). [11]AMC 14 Theater was re-modelled and nowhas a total of 1,581 seats,a reduction of 1,352 seats from the previous total of 2,933 seats. [12]Cbick-fil-A Expansion Project includes additiona of 535 SF of floor area to an existing building of 4,232 SF for a total floor area of 4,767 SF. N:A4700A2234740-Karaoke Lounge at The District,Tustin\Report\4740 Karaoke Lounge at the District Parking Assessment 10-26-2023.doc � TABLE B WEEKDAY MD(ED-USE SHARED PARKING DEMAND ANALYSIS KARAOKE LOUNGE AT THE DISTRICT AT TUSTIN LEGACY wmuse �ly .me s meecu® oo..0 emss.�an e�.oe�eimes umeoxwe aw6�e a a.w� KNw� 9.[z] 406137 KW MMO KSF 146197W[51 45 KSF[6] 275:m .oP.t 19s1 seau 1 m eksx..e[s] e.�n $n sed L n, +�sp/m 1 sp s—p/e e.�m - —. toss xAs1 Sec. 56 spcp 73 F 6e]Sp, IJ75 Sec. P< 1 53 P< 1 P< P< 3 p, 9 P< ..sS�c �s�c 60�c sa�c ss�c p59Sa sp.. 5��cply, m somd u somm_rm�mm .n�e.�e sueanawa<aaWe�.aam—maW—.mWzois_ [[s6])mescoac.w-®eao:o,area:6T erme�mf:s3s S oeScaancte-ea�-nany,vo2�eae.9. 3ismNtv,os3 e.f flw,.zar 5a1 ma65gP]w3 46s m eaaamo[ mmxmmgear—,Pm 5925 emUNo « taz SF,—ds tdtw Se_ m maw«��aam�mab�.zzer SFa��amwff a,m..�..i��nw SFina3o�are��a.s w��w.�ma_ TABLE C WEEKEND MIXED-USE SHARED PARKING DEMAND ANALYSIS KARAOKE LOUNGE AT THE DISTRICT AT TUSTIN LEGACY x.am .. a e.e m, as oo.a ate. ® T ea —16—o® waoe, uo.e y awme a aaw� xca.aex� ss[z] o 146.297 Se[5] F[� x,sex= x. x os e4 R.,.[31 oss[SJ xpx,,3 resp7 xse' m«xsspiemp xse's m«xp temp re[81 Spaces- soo.ep IxcF ss xAsx sec. s P< pax Sp, be P< 1,175 Sp, s1 F p P< xps Sp, 52 P< xse spc. xs�c 3 P< 5 spcE S, 91 S, 5A. daces 33�xeN.bes N�ces cu Vspces Vsp.. cu Nspces cu Nspaces v bgo eo eo Np— Nspaces Nspceo a (D ea®cy) zs 715 ane a3 m soy.®_u�-u.��anamsen,«.sna.<.dl�i s..M,dE&,.m 0 masua ax�ne� Saa e��e�a�eam-p-x anmm �oa�o�maervas�.�a�rzo�s_ �sow®_mas�sne sw�a�e��o�sra<xe�weaxa��mmxe ]w.�s3E,esn Sp 101111, 32—1 a 11xzzua3SEeesate.—.d.5 sees�nw SEapme�e35see % --. vBar ,p 5,%z5sEoe U.oa xe,z Emaa 100SF 53sSFaela_[me]===fue3 ' � mmanax-100S _ 301—s,� 5 [8]cvsx p$ s ors .d.13 maxsww ,A- zo p yc_ TABLE D MONTHLY WEEKDAY MIXED-USE SHARED PARKING DEMAND ANALYSIS KARAOKE LOUNGE AT THE DISTRICT AT TUSTIN LEGACY Month Tauuary February March April May Tuue Tuly August September October November December Late December Dme o[Day Number of Number of Number of Number of Number of Number of Number of Number of Number of Number of Number of Number of Number of Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces sp.- 6 00 AM 351 347 368 357 367 357 351 359 354 372 376 412 378 7 00 AM 529 523 574 569 594 579 572 582 553 581 596 659 604 8:00 AM 838 838 925 921 967 945 929 944 892 933 964 1.071 976 9:00 AM 1.359 1.365 1.510 1.498 1.578 1.546 1,518 1.541 1,455 1,522 1.578 1.787 1,619 10:00 AM 1.995 2.005 2248 2.233 2.363 2.310 2271 2.306 2.160 2,260 2.338 2,663 2.405 11:ooA 2.625 2.637 2961 2.929 3.095 3.024 2983 3.024 2.932 2,963 3.049 3,477 3.153 12:00 PM 3.236 3252 3.656 3,594 3.916 3.726 3.700 3.741 3,468 3,624 3.749 4,309 3.938 1:00 PM 3,250 3,267 3,662 3.588 3,828 3,733 3,729 3,752 3.459 3,616 3,765 4,326 3,993 2:00 PM 3.062 3.077 3A42 3.374 3.608 3.521 3,519 3.535 3.249 3,396 3.559 4,090 3.786 3:00 PM 2.679 2.696 3,012 2.953 3.164 3.090 3,090 3.100 2,943 2973 3.138 3,609 3.346 4:00 PM 2.790 2.906 3,124 3.054 3.268 3,190 3,196 3207 2,944 3,078 3.238 3,721 3A58 5:00 PM 3,077 3.089 3,433 3.344 3,569 3,479 3,497 3.506 3,229 3,369 3.523 4,029 3,763 6:00 PM 3,222 3,234 3,598 3.495 3,731 3,633 3,657 3.668 3,376 3,528 3.668 4,209 3934 700 PM 3,055 3,065 3,399 3.295 3,518 3A23 3,469 3A67 3,169 3,308 3.457 3958 3,748 8:00 PM 2,907 2,813 3,109 2.993 3,220 3.125 3,197 3,1']3 2,882 3,005 3.149 3,583 3,454 9:00 PM 2,344 2.346 2,579 2.466 2,657 2.575 2,659 2,623 2,370 2,470 2.584 2925 2,967 10:00 PM 1,720 T 15 1,974 1.784 1923 1,953 1936 1,999 1,713 1,782 1.943 2.040 2,050 11:00 PM 1,232 1225 1,335 1265 1,366 1,314 1,385 1,349 1210 1,257 1.297 1.422 1,459 12:00 AM 494 492 532 498 546 523 565 539 474 493 518 552 597 Notes: Ke [11 Source:ULI-Urban L.dthatitute'Shared Parking"TW,dEdtiou,2020. =Peak for each iudl�i moth =Oirerall Peak � TABLE E MONTHLY WEEKEND MIXED-USE SHARED PARKING DEMAND ANALYSIS KARAOKE LOUNGE AT THE DISTRICT AT TUSTIN LEGACY Mooch Taouarp February March April May Tuoe Tuly August September October November December Late December Tim-[Day Number of Number of Number of Number of Number of Number of Number of Number of Number of Number of Number of Number of Number of Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces sp.- 6 00AM 300 296 318 311 321 314 307 311 308 324 328 357 327 700AM 441 437 483 481 503 492 482 488 469 490 499 546 500 8:OOAM 890 898 1,008 1.005 1.064 1.044 1.019 1.036 973 1,012 1,057 1.215 1.091 9:OOAM 1,420 IA34 1,615 1.608 1.706 1.676 1.635 1.666 1.558 1,625 1,700 1.961 1.761 10:00 AM 1.786 1.809 2,039 2.025 2.151 2.115 2.068 2.108 1.964 2.046 2.152 2.508 2.247 11:00 AM 2.516 2.542 2..70 2.839 3.011 2955 2.901 2.952 2.751 2.973 2993 3,470 3.121 12:00 PM 3.144 3.183 3.614 3.543 3.793 3.716 3.664 3.685 3.420 3.582 3.739 4,309 3.916 1:00 PM 3,235 3,296 3,777 3,674 3,983 3,906 3,853 3,838 3,544 3,717 3,933 4,545 4,142 2:00 PM 3.087 3.154 3.624 3.513 3.832 3.766 3.713 3.681 3.392 3.559 3.806 4,411 4.021 3:00 PM 2.973 3.040 3,493 3.388 3.701 3.637 3.581 3.548 3266 3.430 3.676 4,260 3,884 4:00 PM 2,902 2967 3,395 3.274 3.576 3.517 3.468 3A36 3.167 3,325 3,571 4,145 3,786 5:00 PM 3,029 3.093 3,514 3.378 3.680 3.615 3.575 3.535 3.271 3,434 3,673 4,232 3,893 6:00 PM 3,211 3,269 3,719 3.572 3,880 3,804 3.774 3,727 3.452 3,622 3,831 4,389 4,056 7:OOPM 3,090 1 3,163 3,632 3A74 1 3,815 3,740 3.713 3.627 3.350 1 3,517 3,743 4,270 3968 8:OOPM 3,070 3,154 3,656 3.484 3,864 3,787 3.762 3.637 3.352 3,522 3,766 4,263 3987 9:OOPM 2,602 2,684 3,122 2952 3,298 3,238 3.223 3.087 2,843 2,985 3,212 3,624 3,418 10:OOPM 1965 2,048 2,373 2.174 2,459 2,429 2A39 2.300 2,110 2,214 2,423 2,744 2,642 11:00 PM 1,543 1,599 1.847 1.681 1,898 1,868 1.891 1.771 1,631 1,711 1,848 2.061 2,015 12:00 AM 876 909 L.59 966 1,096 1.075 1.089 1.008 933 982 1,050 1.145 1,133 Notes: Ke [11 Source:IILI-Urban Landinatitute'Shared Parking"TW,dEdtion,2020. -Peakfoceachiodi�idual moth =Oirerall Peak NTLOADEGRESS PLAN NOTES GENERAL NOTES Attachment 1aa EXIT c°wxcnx°wrtx _ g"sl?W f93�8r wwcEc°wx�nx°vu�.x san°x /� A°A SEA.�xn nEn°�nE°.m3x5»-i°ssacs }g�'g,s a�€e ❑ tni tl° P itletl.J gi�eE£�v. FIOVRE I I B]03]2 g tl°°r 1°ae°n.153—X1168 N cai o I o¢�� M y nnnM .. ..e.a....AM..Eo... I o ®m o�� vt r� acuasvmaz .. .� mcanoxoFrwomss,cxswrmoas 3 T �E � � 12_ ----- ------ IE TV woos m 0 iN ❑° : m ce� oo Y z � - 0 o I ° <>" U oa2 Pw AT TV I-YI a W, EGRESS PLAN0 T-3 ATTACHMENT F LINSCOTT MEMORANDUM " ' To: Donovan Janus Date: November 15, 2023 World of Racing, LLC Engineers&Planners From Richard E. Barretto, Ref 2.23.4747.1 Traffic LLG, Engineers 2.23.4740.1 Transportation 2.22.4594.1 Parking 2.17.3894.1 2.17.3826.1 Linscatt,Ow 2.03.2488.1 Greenspan,Engineers 2 Executive Circle cc Michael Mustac, World of Racing, LLC Suite 250 Irvine,CA 92514 Supplemental Parking Assessment for the proposed World of Racing 949.B25.6175 T Subject Virtual Racing Center- The District at Tustin Legacy 949.MB173 F WM0Igengineers.com Linscott, Law & Greenspan, Engineers (LLG) is pleased to submit this Supplemental Pasadena Parking Assessment associated with the proposed World of Racing virtual racing Irvine center at The District at Tustin Legacy. Pursuant to our discussions, we understand San Diego that the preparation of a shared parking analysis addendum is required by the City as Woodland Hills a part a Condition Use Permit (CUP) application for proposed tenant modifications to allow for the construction of a new entertainment venue. Please note that this parking addendum also includes the parking implications associated with proposed tenant improvements with the Union Market Tustin to allow for the operations of a Karaoke Lounge and a Japanese BBQ restaurant, as well as Pho N Mor restaurant in place of retail, restaurant, and in-line food uses floor area as now allowed within Union Market Tustin. Existing Development The District at Tustin Legacy is an existing shopping center with uses that include general retail, department stores, pet supply store, a home improvement store, a membership warehouse with gas dispensing station, financial institutions/banks and a grocery store with 755,183 SF of retail floor, up to 141,545 SF food- uses/restaurants/entertainment, a 24,000 SF Planet Fitness health club, a 68,150 SF movie theatre with 1,581 seats (the recent remodel resulted in a loss of seats from an original total of 3,003 seats), up to 18,223 SF of outdoor dining area and a 31,659 SF Philip M.Linscott,PE(1924-2000h William A.Law,PE(1921-2019) outdoor garden Center. Jack M.Greenspan,PE(Ret.) Paul W.Wilkinson,PE(Ret.) Proposed Project 1John P.Keating,PE(Ret.) ,PE The proposed World of Racing project includes tenant modifications to Suite 2473 John A.Boatman,(David S.Shender header PE and Suite 2475 Park Avenue to allow for the development of a 7,002 SF virtual Clare M.Look-Jaeger,PE(Ret.) simulation racing venue in place of a prior tenants that included Union Ryde, a 2,500 Richard E.Barretto,PE IKeil D.Maberry,PE IKalyan C.Yellapu,PE (Dave Roseman,PE N:\9700\2239797-World of Racing,The District at Tustin Legacy\Report\9797 World of Racing at the District Parking Assessment 11-19-2023.doc Shankar Ramakrishnan,PE ,An LG2WB Company Founded 1966 World of Racing, LLC LINSCOTT November 14, 2023 LAW ; Page 2 GREENSPAN engineers SF health fitness studio, and Bubble Pop, a 4,502 SF interactive bubble experience where children could create, play and explore in the magical work of bubbles. According to information by the Project Applicant, World of Racing stands as an immersive virtual racing experience center, where patrons can indulge in the thrill of simulated racing. The proposed Project would operate Monday through Thursday, from 2:00 PM to 10:00 PM. On Fridays, from 2:00 PM until 12:00 midnight. During the weekends, the Project would be open from 10:00 AM until 12:00 midnight on Saturdays and would be accessible to racing enthusiasts from 12:00 PM to 10:00 PM on Sundays. The Project's staff includes a dedicated team of skilled professionals that would ensure the seamless operation of World of Racing. The staffing levels are planned to meet customer demand, ranging from three (3) employees during off-peak periods such as afternoons and mornings, to four (4) during weeknights, and a peak staff complement of six (6) during weekends, when our center is at its liveliest. Within 7,002 SF of floor area, the Project will provide a total of 32 state-of-the-art simulators, which cater to the needs of our discerning clientele. To provide a remarkable experience, patrons typically arrive approximately 10 minutes prior to their scheduled racing session, optimizing their engagement and enjoyment. This well-coordinated approach allows us to achieve a maximum facility capacity of approximately 75 people at any given time, plus up to six (6) employees.Attachment I includes the proposed Site Plan/Floor Plan for the World of Racing project, prepared by drafting service Design + Build, dated 10-09-2023. Given the World of Racing proposes to occupy two suites that had a former health studio tenant and entertainment venue tenant with an "arcade" type entertainment use, the City's parking rate for the proposed use was calculated at 1 space per 200 SF. To provide a conservative assessment, 1 space per employee was included based on a peak staffing of six (6) persons. Parking Analysis Addendum Consistent with our prior supplemental analyses, this parking analysis only focuses on requirements of The District during a peak non-holiday winter weekday and weekend conditions, which represents the project's peak parking demand and utilizes an overall parking supply of 4,833 parking spaces as verified in prior studies. The parking assessment reflects all recent changes documented in the October 2015, February 2016, April 2016, August 2016, May 2017, June 2022 parking studies, as well as and the recent parking assessments that were prepared for the Costco N:\4700\2234747-World of Racing,The District at Tustin Legacy\Report\4747 World of Racing at the District Parking Assessment 11-14-2023.doc World of Racing, LLC LINSCOTT November 14, 2023 LAW ; Page 3 GREENSPAN engineers Mezzanine Expansion in September 2022, and the parking analysis for the proposed Karaoke Lounge and Shiki Shimi Japanese BBQ, dated November 13, 2023. With the above referenced changes, the mix of uses at the District at Tustin Legacy, which total 1,050,883 SF, will include 755,183 SF of retail floor, up to 128,183 SF food-uses/restaurants/entertainment (inclusive of the 3,470 SF Pho N Mor restaurant), a 24,000 SF Planet Fitness health club, a 68,150 SF movie theatre with 1,581 seats (the recent AMC Theaters remodel resulted in a loss of 1,352 seats from the previous total of 2,933 seats), up to 16,518 SF of outdoor dining area and a 31,659 SF outdoor garden center, the conversion of Union Market Tustin to include a proposed 12,123 SF Karaoke Lounge and 6,360 SF Shika Shimi Japanese BBQ with 1,705 SF of outdoor dining, plus World of Racing, a proposed 7,002 SF virtual simulation racing venue that would replace prior tenants that included Union Ryde, a 2,500 SF health fitness studio, and Bubble Pop, a 4,502 SF interactive bubble experience. The methodology utilized in this report is similar to that of prior reports with the exception that the shared parking profiles have been updated to reflect the current shared parking methodology outlined in Urban Land Institute's (ULI) Shared Parking, 3Yd Edition. For example, the current 3`d Edition ULI now has additional land uses such as Discount Stores/Superstore and Home Improvement Stores which were used for Costco and Lowes, respectively. Additionally, the current ULI has made refinements to other profiles to more accurately represent current conditions. Table A, located at the end of this letter report, summarizes the updated mix of land uses and floor area for the District at Tustin Legacy with the proposed World of Racing project as well as the proposed conversion of Union Market Tustin to allow for a Karaoke Lounge and Japanese BBQ restaurant, plus all prior approved and recent proposed tenancy modifications at The District, as noted previously. For the proposed World of Racing project, the parking profiles were based on the Project's weekday (Friday) and weekend (Saturday) hours of operation. As noted earlier, the City's "arcade" rate of 1 space per 200 SF was applied to the project's floor area of 7,002 SF. Additionally, the employee demand (6 employees) was added to the customer demands. To provide a conservative assessment, it was assumed that the Project would operate at 100% capacity throughout the weekday and weekend. Application of Shared Parking Methodology Tables B and C present the weekday and weekend parking demand profiles for The District at Tustin Legacy based on the shared parking methodology, assuming the N:\4700\2234747-World of Racing,The District at Tustin Legacy\Report\4747 World of Racing at the District Parking Assessment 11-14-2023.doc World of Racing, LLC LINSCOTT November 14, 2023 LAW ; Page 4 GREENSPAN engineers occupancy of the current vacant suites and completion of the proposed World of Racing Project. Columns (1) through (14) of Tables B and C present the parking accumulation characteristics and parking demand of current tenant mix/allowable uses at The District at Tustin Legacy for the hours of 6:00 AM to midnight, whereas Column (15) and Column (16) present the hourly parking associated with the conversion of Union Market Tustin to allow for a proposed Karaoke Lounge and proposed Japanese BBQ. Column (17) presents the parking demand associated with the proposed World of Racing project. It is noted that the demand associated with Union Ryde and Bubble Pop, as shown in Column (11) and Column (12) would be replaced by the parking demand of the Project as shown in Column (17). Column (18) presents the expected joint-use parking demand for the entire site on an hourly basis, while Column (19) summarizes the hourly parking surplus/deficiency (no. of spaces) for the retail center compared to a shared parking supply of 4833 spaces. Note that the sizing (floor area) of each land use, and recommended parking rates are included in the tabular headings of each type. Both tables highlight the forecast peak parking demand for the Project. Weekday Parking Assessment for Peak Non-Holiday Table B presents the hourly shared parking demand forecast on a weekday day with the proposed Project, in combination with all current and recently proposed uses. As shown, the proposed Projects will not have a parking impact, as the peak weekday afternoon parking demand for The District is forecast to total 4,533 spaces, with an evening peak hour parking demand of 4,374 spaces. With a parking supply of 4,833 spaces, a parking surplus of 300 spaces is forecast at 1:00 PM during a non-holiday weekday condition, whereas a parking surplus of 459 spaces is forecast at 6:00 PM during a non-holiday weekday condition Weekend Parking Assessment for Peak Non-Holiday Table C presents the hourly shared parking demand forecast on a weekend day with the conversion of Union Market to now include the proposed Karaoke Lounge as well as the proposed Japanese BBQ. As shown, the proposed Project will not have a parking impact, as the peak weekend afternoon parking demand for The District is forecast to total 4,727 spaces. With a parking supply of 4,833 spaces, a parking surplus of 106 spaces is forecast at 1:00 PM during a non-holiday weekend condition. N:\4700\2234747-World of Racing,The District at Tustin Legacy\Report\4747 World of Racing at the District Parking Assessment 11-14-2023.doc World of Racing, LLC LINSCOTT November 14, 2023 LAW ; Page 5 GREENSPAN engineers As shown, the District's parking supply of 4,833 spaces satisfies the peak weekend evening parking demand of 4,543 spaces projected to occur at 6:00 PM in the evening during a non-holiday winter weekday condition. Peak Demand by Month The most current ULI now provides detailed monthly demands by land use. Tables D and E present the hourly parking demand on a monthly basis for The District inclusive of the proposed Karaoke Lounge. Review of Table D and E shows that additional surpluses beyond what was identified in Tables B and C will be provided throughout the year as each use peaks during their respective months. Conclusion The parking supply of 4,833 parking spaces is sufficient to accommodate the shared parking demands of The District, including proposed World of Racing project, plus the proposed modification of the Union Market Tustin to accommodate the a Karaoke Lounge and Japanese BBQ, plus all previously approved and recently proposed tenant changes. Hence, we conclude that the proposed Project will not have a parking impact and the results of prior parking analyses for The District are still valid, inclusive of the recent supplemental analyses prepared in September 2022 and November 13, 2023. If there are any further questions, or you require any additional information, please do not hesitate to call me. M Shane Green, P.E., Senior Transportation Engineer N:\4700\2234747-World of Racing,The District at Tustin Legacy\Report\4747 World of Racing at the District Parking Assessment 11-14-2023.doc LINSCOTT GREENSPAN TABLE A UPDATED PROJECT DEVELOPMENT SUMMARY I TENANT MIX[11 WORLD OF RACING AT THE DISTRICT AT TUSTIN LEGACY Laud Use Size ill Planning Area 16-Big Box Retail Retail-Major 8 Costco[91 161,373 SF[91 Retail-Majors 9&10 273,420 SF Retail-Shop 9 6,161 SF Restaurant-Pad 9/Shops 9 15,633 SF PA 16 Building Floor Area: 456,587 SF Garden Center-Major 9 31,659 SF Outdoor Patio 1,500 SF Including Garden Center and Patio: 489,746 SF Planning Area 17-Other Majors Retail 44,908 SF PA 17 Building Floor Area: 44,908 SF Planning Area 19-West-Life Style Center Retail[4] 40,041 SF Restaurant[5] 52,856 SF Bowling Alley w/30 lanes&2,287 SF Restaurant[2] 28,000 SF Planet Fitness Health/Fitness Club[6] 24,000 SF Bar Louie with Outdoor Patio[7] 7,837 SF Union Ryde,a Spin Studio[8][15] -2,500 SF Bubble POP,an interactive children venue[10][15] -4,502 SF Entertain Venue w/275 seats(now vacant shell space) 3,728 SF Office-Management-2429&2433 Park[3] 1,214 SF Movie Theatre w/1,581 seats(previous total was 2,933 seats) [11] 68,150 SF Karaoke Lounge[4][13] 12,123 SF Shika Shima Japaness BBQ[14] 6,360 SF Shika Shima Japaness BBQ outdoor patio[14] 1,705 SF World of Racing[15] 7,002 SF PA 19W"Building Floor Area: 251,311 SF Outdoor Patio[5][7] 9,094 SF Subtotal 260,405 SF Planning Area 19-East-Jamboree Shops Retail-Majors 2 to 7,Pad 3-6,and Shops 10 202,090 SF Restaurant-Pads 3-1,5,6&8 27,617 SF Financial Institution/Bank-Pads 3-2&4 10,343 SF Fast-Food Restaurant-Pad 1 (Chick-ffi-A) 4,767 SF[12] Fast-Food Restaurant-Pad 2(In-N-Out) 3,378 SF PA 19E Building Floor Area: 248,195 SF Outdoor Patio 5,924 SF Including Patio: 254,119 SF Total Gross Building Square Footage 1,001,001 SF Total Garden Center Square Footage 31,659 SF Total Outdoor Restaurant Patio Area 18,223 SF Total Project Square Footage 1,050,883 SF 11]Source:The District at Tustin Legacy Site Plan prepared by P+R&tenantifirmationprovided by P tar 121 Floor area includes 2,287 SFof restaurant/bar square footage(Source:Vestar) 131 Represents floor area dedicated to Management and Security offices,plus conversion of Lnft to office space(Source:LPA/Vestar) 141 Includes conversion of retailwithin fin-Union Market to Karaoke Lounge. 151 Includes up to 3,470 SF of allowahle restaurant space in the Tustin Union Market,plus 340 SF of outdoor patio(Pho n-Mor). Allowable restaurant SF within Union Market Tustin reduced by 821 SF now allocated to in-line food in Suite 18(Cubed Poke): Include 823 SF for Two Hand Cowling in Suite 2485 Park Avenue. 161 Planet Fitness will convert 24,000 SF ofretad-0esignated floor area occupied by DSW to a health/fitness club. 171 Bar Lnuie will occupy the former Panera Bread unit(4,771 SF)and convert 3,066 SF of the adjacent unit,resulting in a total SF of7,837 SF. Bar Lnuie will also include 1,546 SF of outdoor dmmgipatio area. 181 Union Ryde will occupy a 2,500 SF retail suite with a health/fitness club(spin studio). 191 Costco Expansion Project includes additiona of834 SF of inenanhre space to acconvndate employee locker momaddition. 110)BubblePOP will occupy a 4,502 SF retaitsuite with a"studio for art"(children interactive studio). 1111 AMC 14 Theater was re-n adelled and now has a total of 1,581 seats,a reduction of 1,352 seats brownie previous total of2,933 seats. 1121 Chick fitA Fkpansion Project includes additiona of 535 SF of floor area to an existing budding of4,232 SF for a total floor area of 4,767 SF. 1131 Includes conversion of retaflwithi n forrrer Union Market to Karaoke Lounge that includes a 1400 SF barseating capacity of68 persons and 20 VIP(karaoke)Roons with a total capacity of 146 persons.The porposed hours of operation are Monday through Sunday,3:00 PM to 2:00 AM. 1141 Includes conversion of retail/in-line food uses within former Union Market to a Japanese BBQ(Shiba Shhrn),with 1,705 SF of outdoor patio. 1151 World of Racing will complete tenant hrynmvements to occupy a 2500 SF former health studio suite(Union Ryde)and a 4,502 SF former children's interactive studio(Bubble Pop) with a state of the art virtual racing center with 32 shrulators. N:\4700\2234747-World of Racing,The District at Tustin Legacy\Report\4747 World of Racing at the District Parking Assessment 11-14-2023.doc TABLE B WEEKDAY MIXED-USE SHARED PARKING DEMAND ANALYSIS WORLD OF RACING AT THE DISTRICT AT TUSTIN LEGACY m., AwSS'sa.�Qva sslzl cs'Isl cs'1� =.sv sm., xs 1=N x�r'1=al = xar IA xs 1=% esgeagsl _ _ - � �•a_ -.ux ss n= cs� NI xoa�,. s=�,. s±,$, =n$ca -1 =m� sa�.. sa sv.. s ss y,. 9=y,m a=y,. i��..v s.s3n �$vw ,n g$,u .e . .l 1=-1 1=11 .e a .o .o .e .o �� F pm F- ,® x. ssimm�eev®un. .MI ill 3. T.o���,y ev�.�� —S a N S,"_. ui= r�Pm�.� v = .For.nuwm..,uo um—ST,o. l—,Spw po�wm eor u vo sa ronne. —1 ..x�imua< (11mk eow val.—SS,f.-.— =z»—oa xaoz saormo,— TABLE C WEEKEND MIXED-USE SHARED PARKING DEMAND ANALYSIS WORLD OF RACING AT THE DISTRICT AT TusTIN LEGACY I-- SITS-1- _=M' p 1 �11 I—. F, FFIQ [2] ITS, I-,ITS, I IF 2 I �vfl n I=_, "In In F,.- 31 F,. 1 .1 1, -d- I IS, �S� 11 1 T I 1 11 IF 11 1� 1 11 .1 1- 11 17 �l 11 tlI 1 15 11 S�T IST arzr P. 1— SS Tl� S. 71 11 S, Is 11 11 1� I I -I F.F 7F I. 1 11 F g7� 11 P. 1� S�T 11 1 11 11 51 1� I I P. IT SI 5 S� SIT 1 11 11 11 1� I I I ISF 11, i� 17 �l IF 51, 1 11 11 11 11 11 1 SEEN 2j L L "I 1-1 P-I FF-S."o. ne f=hTI-1-Ill 11 IF.fl....ml..u....-.�-�h.. Il�.,,PS�il.Fl. �S -ISITS IF um11.4 1.0...- -Imo FI,) 1.1 PSI) 1. 11 1001 lF.f IS., I 17WI11171711 ul I l� Ll.111-7 1-14.,u�� Id,T P.1u.,.T I�1 11111 TABLE D MONTHLY WEEKDAY MIXED-USE SHARED PARKING DEMAND ANALYSIS WORLD OF RACING AT THE DISTRICT AT TUSTIN LEGACY Month Tannery February March April May Tnne Tnly Angnst September October November December Late December Tio[Day Nnmber of Nnmber of Nnmber of Nnmber of Nnmber of Nnmber of Nnmber of Nnmber of Nnmber of Nnmber of Nnmber of Nnmber of Nnmber of Spaces Spaces Spares Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spares Spaces 6:00 AM 313 309 330 319 329 319 313 321 316 334 338 374 340 7:00 AM 490 485 536 531 556 541 534 544 515 543 558 621 566 8:00 AM 800 800 887 883 929 907 891 906 854 895 926 1,033 938 9:00 AM 1,317 1,323 1,468 1,456 1,536 1,504 1,476 1,499 1,413 L480 1,536 1,745 1,577 10:00 AM 1,953 1,963 2,207 2,191 2,321 2,268 2,229 2,264 2,118 2217 2,296 2,621 2,364 11:00 AM 2,554 2,566 2,890 2,858 3,025 2,953 2,912 2,953 2,761 2,892 2,978 3,406 3,083 12:00 PM 3,199 3,215 3,619 3,557 3,780 3,689 3,663 3,704 3,431 1587 3,712 4,272 3,902 1:00 PM 3,247 3,264 3,659 3,585 3,826 3,730 3,725 3,749 3,456 3,613 3,762 4,323 3,991 2:00 PM 3,060 3,075 3,439 3372 3,607 3,519 3,517 3,533 3,247 3394 3,557 4,088 3,784 3:00 PM 2,677 2,694 3,010 2,951 3,163 3,088 3,088 3,098 2,841 2,971 3,136 3,607 3,345 4:00 PM 2,753 2,768 3,087 3,017 3,231 3,153 3,160 3,171 2,908 3,041 3,202 3,684 1421 5:00 PM 3,039 3,051 3,395 3,306 3,532 3,441 3,459 3,468 3,190 3,331 3,485 3,990 3326 6:00 PM 3,185 3,197 3,561 3,458 3,693 3,596 3,620 3,631 3,340 3,491 3,632 4,172 3A97 7:00 PM 3,052 3,061 3,396 3,281 3,515 3,419 3,466 3,464 3,165 3,305 3,453 3,955 3,745 8:00 PM 2,804 2,809 3,106 2,989 3,217 3,121 3,194 3,170 2,878 3,002 3,145 3,580 3,451 9:00 PM 2,379 2,380 2,614 2,500 2,692 2,609 2,694 2,658 2,404 2,505 2,618 2,960 2,902 10:00 PM 1,759 1,754 1,913 1,823 1,961 1,892 1,975 1,938 1,753 1,821 1,883 2,079 2,089 11:00 PM 1,271 1,265 1,374 1,304 1,406 1,353 1,424 1,388 1,249 1,296 1,336 1,461 1,499 12:00 AM 534 531 571 537 585 562 604 578 513 532 556 591 636 Notes: Km [11 Somce:ULL-Utban Land hisdu,"Shared Pmking,'Tldtd Edition,2020. =Peak Tot Tech 1ndiNdnal moth =Orm B peak TABLE E MONTHLY WEEKEND MIXED-USE SHARED PARKING DEMAND ANALYSIS WORLD OF RACING AT THE DISTRICT AT TUSTIN LEGACY Mouth Tauuaey February Maech April Map Tuue Tuly August 6eptembee October November December Late Decembee Timeo[Day Numbee of Numbee of Numbee of Numbee of Numbee of Numbee of Numbee of Numbee of Numbee of Numbee of Numbee of Numbee of Numbee of spaces spares spaces spaces spaces spaces spaces spaces spaces spaces spaces spaces sp.- 6 00 AM 296 292 314 307 317 310 303 307 304 320 324 353 323 7:00 AM 403 399 445 443 465 454 444 450 431 452 461 508 462 8:00 AM 851 859 969 966 1,025 1,005 980 997 934 973 1,018 1,176 1,052 9:00 AM 1,384 1,398 1,579 1572 1,670 1,640 1,599 1,630 1,522 1,589 1,664 1,925 1,725 10:00 AM 1,785 1,808 2,038 2A24 2,150 2,114 2,067 2,107 1,963 2,045 2,151 2,507 2,246 11:00 AM 2,481 2,508 2,835 2,804 2,977 2,920 2,866 2,917 2,716 2,838 2,958 3,435 3,086 12:00 PM 3,110 3,149 3,580 3509 3,759 3,682 3,630 3,651 3,386 3,548 3,705 4,275 3,881 1:00 PM 3,235 3,296 3,777 3,674 3,984 3,906 3,852 3,837 3,544 3,717 3,933 4,545 4,142 2:00 PM 3,090 3,157 3,627 3,516 3,836 3,769 3,716 3,684 3,394 3,562 3,808 4,414 4,024 3:00 PM 2,976 3,043 3,496 3,391 3,705 3,640 3,584 3,551 3,268 3,433 3,678 4,263 3,887 4:00 PM 2,905 2,970 3,398 3,277 3,580 3,520 3,471 3,439 3,169 3,328 3,573 4,148 3,789 5:00 PM 3,033 3,098 3,518 3,381 3,684 3,618 3,578 3,538 3,275 3,437 3,677 4,236 3,897 6:00 PM 3,214 3,273 3,723 3,576 3,884 3,808 3,777 3,730 3,456 3,627 3,835 4,393 4,060 7:00 PM 3,128 3,201 3,670 3,512 3,853 3,778 3,750 3,664 3,389 3,554 31782 4,308 4,006 8:00 PM 3,108 3,192 3,694 3,523 3,902 3,826 3,799 3,674 3,389 3,560 3,803 4,301 4,025 9:00 PM 2,643 2,726 3,164 2,994 3,340 3,280 3,264 3,128 2,885 3,028 3,254 3,666 3,460 10:00 PM 2,006 2,090 2,415 2,216 2,501 2,471 2,480 2,341 2,152 2,257 2,465 2,786 2,684 11:OOPM 1,584 1,641 1,889 1,723 1,940 1,910 1,932 1,812 1,673 1,754 1,890 2,103 2,057 12:00 AM 918 951 L101 L00s 1,138 1,117 1,131 1A50 975 1A24 L092 1,187 L174 Notes: Ke,. [11 S-e:ULI-Urban Landlasdtme"Shared Parkiag,'Tld,d L'ditioo,2020. =Peak for exh iadiidaal moth =Own]I peak A ATTACHMENT 1 OL IF �cc a _ �reooreeeM 6 a a �emaga ', III 0 19 a 2475 2473 2475 2473 ST.... EXISTING/DEMO FLOOR PLAN PROPOSED FLOOR PLAN 1/5-1'-d 1/a'-1'-d' „.,. ATTACHMENT G RESOLUTION NO. 4486 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TUSTIN, APPROVING CONDITIONAL USE PERMIT 2023-0012 AUTHORIZING THE ESTABLISHMENT OF A COMMERCIAL RECREATION FACILITY (KARAOKE LOUNGE) WITH FOOD AND ONSITE SALE AND CONSUMPTION OF BEER, WINE, AND DISTILLED SPIRITS (TYPE 47 ABC LICENSE) AT 2493 PARK AVENUE. The Planning Commission does hereby resolve as follows: I. The Planning Commission finds and determines as follows: A. That a proper application for Conditional Use Permit (CUP) 2023- 0012 was filed by Marilyn Mo on behalf of MM Interior Design, requesting authorization to establish a commercial recreation facility (karaoke lounge)with food and onsite sale and consumption (on-sale) of beer, wine, and distilled spirits (Type 47 ABC license) at 2493 Park Avenue. B. That the subject property is located within Planning Area (PA) 16-19 of the Tustin Legacy Specific Plan (SP-1) and has a General Plan land use designation of SP-1. C. That pursuant to Section 3.14.3 of SP-1, a CUP is required prior to establishment of a commercial recreation facility (karaoke lounge) and alcoholic beverage sales establishments. Tustin City Code (TCC) Section 9291 grants the Planning Commission the authority to consider and act on requests for a CUP. D. That pursuant to TCC Section 9299, the Zoning Administrator has the authority to consider and act on CUP applications for alcoholic beverage sales establishments but has deferred decision making authority to the Planning Commission to be considered concurrently with the commercial recreation facility (karaoke lounge). E. That a public hearing was duly called, noticed, and held for CUP 2023-0012 on April 23, 2024, by the Planning Commission. F. That in determining whether to approve the CUP, the Planning Commission finds that the establishment, maintenance, and operation of the proposed uses 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 Resolution No. 4486 CUP 2023-0012 Page 2 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. PA 16-19 of SP-1 allows for a variety of retail, commercial, and service-oriented business activities serving a regional and community-wide area and population. 2. As conditioned, the proposed on-sale of alcohol in conjunction with a food establishment shall comply with the Alcoholic Beverage Sales Establishment Guidelines as adopted by the Planning Commission on March 13, 2018, and TCC Section 9271(dd). 3. As conditioned, the on-sale of alcoholic beverages would operate in conjunction with a food establishment use where food prepared onsite will be served at all times that alcoholic beverages are sold and served. 4. The proposed commercial recreation facility (karaoke lounge) and food establishment uses are located within a retail shopping center where a variety of retail and other food establishments are located. As conditioned, the characteristics of the proposed uses and hours of operation would be similar to other similar establishments in the C ity. 5. An amended joint use parking study for The District was submitted evaluating the parking demand of all existing and proposed uses onsite and found that the existing number of parking spaces (4,833 spaces provided) is sufficient to accommodate all uses at peak periods (4,727 spaces required). 6. The Tustin Police Department has reviewed the application and has no concerns as conditioned. G. That the operational characteristics and features of the facility such as the hours of operation and onsite security are appropriate for the location and type of use proposed in relation to surrounding residential areas, sensitive uses such as places of worship, parks, schools, hospitals, clinics, convalescent homes, and other similar uses selling or serving alcoholic beverages. 1. As conditioned, business operations, including hours of operation, would be conducted in a manner which does not create a public or private nuisance. 2. As conditioned, the owner or manager of the licensed premises would maintain a written security policy and procedures manual on the premises. The security policy would identify individuals who are responsible for the premises. Resolution No. 4486 CUP 2023-0012 Page 3 3. The on-sale of alcoholic beverages would be in conjunction with a karaoke lounge with food establishment where food prepared onsite will be served at all times that alcoholic beverages are served. 4. The proposed karaoke lounge with food establishment is located within a commercial center where a variety of retail, restaurant, and service uses are located. The applicant requests to operate Sunday through Saturday from 11:00 a.m. to 2:00 a.m. These hours are consistent with the characteristics of other karaoke uses in the City. 5. That the project site is oriented towards the interior of a commercial center and located more than 1,000 feet from the nearest residential use. H. That the development of an establishment selling alcoholic beverages shall be consistent with the General Plan and Zoning Code. I. That although the proposed establishment is located within an overconcentrated area of alcoholic beverage sales licenses, the sale of alcoholic beverages would not have a negative impact on the community in that: 1. The proposed sale of alcoholic beverages is in conjunction with the establishment of a commercial recreation facility (karaoke lounge) with food establishment. 2. The Tustin Police Department has reviewed the application and has no immediate concerns as the subject property does not have a high crime rate. As conditioned, the owner or manager of the licensed premises would maintain a written security policy and procedures manual on the premises. 3. The California Department of Alcoholic Beverage Control (ABC) has confirmed that Census Tract No. 755.18, where the project is located, currently has 12 on-sale licenses. The proposed on-site alcoholic beverage sales within a food establishment will not contribute negatively to the alcohol establishments in Census Tract No. 755.18 in that the business would add to the diversity of uses within this area and shall be required to comply with ABC's license restrictions and the proposed conditions of approval. J. That 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. Resolution No. 4486 CUP 2023-0012 Page 4 K. That this project is Categorically Exempt pursuant to Section 15301 (Class 1 — Existing Facilities) of the California Code of Regulations (Guidelines for the California Environmental Quality Act). II. The Planning Commission hereby approves CUP 2023-0012 authorizing the establishment of a commercial recreation facility (karaoke lounge) with food and onsite sale and consumption of beer, wine, and distilled spirits (Type 47 ABC license) at 2493 Park Avenue, subject to the conditions contained within Exhibit A attached hereto. PASSED AND ADOPTED by the Planning Commission of the City of Tustin at a regular meeting on the 23rd day of April, 2024. ERIC HIGUCHI Chairperson JUSTINA L. WILLKOM Planning Commission Secretary APPROVED AS TO FORM: MICHAEL DAUDT Assistant City Attorney Resolution No. 4486 CUP 2023-0012 Page 5 STATE OF CALIFORNIA ) COUNTY OF ORANGE ) CITY OF TUSTIN ) I, Justina L. Willkom, the undersigned, hereby certify that I am the Planning Commission Secretary of the City of Tustin, California; that Resolution No. 4486 was duly passed and adopted at a regular meeting of the Tustin Planning Commission, held on the 23rd day of April, 2024. PLANNING COMMISSIONER AYES: PLANNING COMMISSIONER NOES: PLANNING COMMISSIONER ABSTAINED: PLANNING COMMISSIONER ABSENT: JUSTINA L. WILLKOM Planning Commission Secretary Exhibit A: Conditions of Approval EXHIBIT A CONDITIONAL USE PERMIT 2023-0012 CONDITIONS OF APPROVAL 2493 PARK AVENUE GENERAL (1) 1.1 The proposed use shall substantially conform to the project description and submitted plans for the project date stamped April 23, 2024, on file with the Community Development Department, except as herein modified, or as modified by the Community Development Director in accordance with this Exhibit. The Community Development Director may also approve minor modifications during plan check if such modifications are to be consistent with the provisions of the Tustin City Code (TCC) and other applicable codes. (1) 1.2 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 and associated fee are received by the Community Development Department within thirty (30) days prior to expiration. (1) 1.3 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) 1.4 Approval of Conditional Use Permit (CUP) 2023-0012 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 Community Development Director, and evidence of recordation shall be provided to the Community Development Department. (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 As a condition of approval of CUP 2023-0012, the applicant and property owner 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 SOURCE CODES (1) STANDARD CONDITION (5) RESPONSIBLE AGENCY REQUIREMENT (2) CEQA MITIGATION (6) LANDSCAPING GUIDELINES (3) UNIFORM BUILDING CODE/S (7) PC/CC POLICY (4) DESIGN REVIEW *** EXCEPTION Exhibit A-Conditions of Approval CUP 2023-0012 April 23, 2024 Page 2 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 and/or property owner 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) 1.7 Any violation of any of the conditions imposed is subject to issuance of an Administrative Citation pursuant to TCC Section 1162(a). (1) 1.8 The applicant and/or property owner 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) 1.9 CUP 2023-0012 may be reviewed at any time 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 2023-0012 or is found to be a nuisance or negative impacts are affecting the surrounding tenants or area, the Community Development Director may impose additional conditions to eliminate the nuisance or negative impacts or may initiate proceedings to revoke the CUP. (1) 1.10 The applicant shall obtain the appropriate license from the State Department of Alcoholic Beverage Control (ABC)for the type of alcoholic sales authorized for the site (Type 47). A copy shall be provided to the City prior to final inspection. Any violations of the regulations of the State Department of ABC 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 CUP, as provided for in the TCC. USE RESTRICTIONS (1) 2.1 This approval authorizes a commercial recreation facility (karaoke lounge) with food establishment and a Type 47 ABC License (on-site sales of beer, wine, and distilled spirits). No room or area within the business shall be used or rented for purposes other than karaoke entertainment and food and beverage consumption. The proposed on-site consumption of beer, wine, and distilled spirits must be consistent with the State Department of ABC requirements. Any changes to the ABC License shall be reviewed and approved by the Community Development Director. (1) 2.2 The applicant shall obtain the appropriate license from ABC for the type of alcoholic sales authorized for the site. A copy shall be provided to the City prior to operating the alcoholic sales. Exhibit A-Conditions of Approval CUP 2023-0012 April 23, 2024 Page 3 (1) 2.3 Hours of operation shall be as follows unless otherwise modified with the approval of the Community Development Director in compliance with the City's Alcoholic Beverage Sales Establishment Guidelines Every Day (Sun-Sat) Food establishment 11 a.m. to 2 a.m. with alcohol sales (last call for alcohol sales at 12 a.m.) Karaoke 11 a.m. to 2 a.m. (1) 2.4 Any modifications to the approved operations or floor plan are subject to review and approval by the Community Development Director, or their designee, prior to implementation. Major modifications to either may require requesting approval of a new CUP as determined by staff. (1) 2.5 A minimum of two (2)security guards shall be on-site during operating hours, with as many as four (4) security guards provided at maximum occupancy. If there is a marked or noticeable increase in the number of police related incidents on or near the premises, as such increase may be determined by the Chief of Police, the applicant may be required to increase the minimum number of State-licensed, uniformed security guards to a number determined by the Chief of Police. ** 2.6 All karaoke rooms shall maintain non-locking door hardware and a minimum 24-inch by 24-inch clear glass window for visibility into each room from the central hallway. ** 2.7 Surveillance cameras shall be installed and operated in good working order at the entrances and exits to the business, bar area, hallways, within every room, and outside of the bathrooms. The applicant is required to maintain a continuous record of the last 90 days' footage at all times and must be prepared to provide this footage to the Police Department upon request. The location of such cameras shall be identified on building plans prior to issuance of a building permit. ** 2.8 The front desk shall be equipped with a "kill switch" kept in good working order that turns on all lights and turns off all music and TVs in the establishment. This switch must be made available to police officers, code enforcement officers, or other representatives of the City of Tustin or other regulatory/emergency agencies upon request. ** 2.9 Illumination levels within each karaoke room shall be sufficient to see inside the room through the glass window at the door. Light switches are not permitted within the karaoke rooms and instead, lighting shall be centrally controlled by the operating staff. Exhibit A-Conditions of Approval CUP 2023-0012 April 23, 2024 Page 4 (1) 2.10 The tenant space shall be soundproofed and volume maintained at appropriate levels such as to comply with the City's Noise Ordinance standards for both interior and exterior noise levels. Doors to the business shall remain closed at all times during operational hours. (1) 2.11 Should the bona fide public eating place cease to operate for any reason while the karaoke business continues to operate, the sale of alcoholic beverages shall cease immediately and authorization for on-site alcohol consumption shall be revoked. (1) 2.12 Food must be served whenever the privileges of the on-sale alcohol license(s) are being exercised. The menu of the food establishment shall consist of foods prepared on the premises. (1) 2.13 All managers and employees selling alcoholic beverages shall undergo and successfully complete a certified training program in responsible methods and skills for selling alcoholic beverages. The ABC 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. (1) 2.14 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) 2.15 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) years of age and older. (1) 2.16 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) 2.17 All alcohol shall be consumed on-site, with the exception of the provisions stated in Business and Professions Code Sections 23396.5. and 23401 . (1) 2.18 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. The proposed fixed bar and lounge are permitted and must offer a selection of food to customers whenever the privilege of the on- sale alcohol license is being exercised. Exhibit A-Conditions of Approval CUP 2023-0012 April 23, 2024 Page 5 (1) 2.19 A live entertainment permit is not required for karaoke singers. However, a live entertainment permit must be obtained if entertainment is proposed to occur by persons or via equipment not specifically exempted in TCC 3235. (1) 2.20 There shall be no special events sponsored by or involving an outside 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) 2.21 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) 2.22 There shall be no requirement for patrons to purchase a minimum number of alcoholic drinks. (1) 2.23 Games or contests requiring or involving consumption of alcoholic beverages shall be prohibited. (1) 2.24 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 Tustin Police Department (TPD), prior to their establishment. (1) 2.25 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. (1) 2.26 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 TPD, addressing, at a minimum, the following items: 1) 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 be current and accurate. 2) Procedures for handling obviously intoxicated persons. 3) 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. 4) 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). Exhibit A-Conditions of Approval CUP 2023-0012 April 23, 2024 Page 6 5) Procedures for verifying the age of patrons for purposes of alcohol sales. 6) Procedures for ensuring that servers monitor patrons to ensure 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. 7) Procedures for calling the TPD regarding observed or reported criminal activity. 8) Procedures for management of queuing lines. 9) The location and description of any video games proposed to be on the premises. (1) 2.27 There shall be no window coverings or advertisements that reduce the visibility inside of the business. (1) 2.28 All signs shall comply with the Tustin Sign Code and the following: 1) 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. 2) Permissible window displays must be kept to a minimum for maximum visibility and shall not exceed twenty-five (25) percent of window coverage. 3) The applicant shall post a "NO LOITERING"sign prohibiting loitering on the exterior of the premises. 4) 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) 2.29 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) 2.30 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. (1) 2.31 No sexually oriented businesses shall be conducted on the premises without approval by the City of Tustin in accordance with the TCC. Exhibit A-Conditions of Approval CUP 2023-0012 April 23, 2024 Page 7 (1) 2.32 The on-site sales and consumption of beer, wine, and distilled spirits shall be restricted to the indoor tenant space area. No alcohol nor food shall be consumed in the outdoor dining area adjacent to District Drive. (1) 2.33 The gross annual sales of food should exceed the sale of alcohol. The gross annual sales receipts shall be provided to the Community Development Department annually upon request. To verify that the gross annual sale of food exceeds the gross annual alcohol sales, 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 Community Development Director if the sale of alcoholic beverages shall cease immediately. ** 2.34 No amusement devices other than karaoke machines, including but not limited to video games, shall be permitted. ** 2.35 Prior to occupancy, the applicant shall obtain all applicable permits and inspections from the City of Tustin and the Orange County Health Care Agency for the commercial kitchen and food preparation. SIGNAGE (1) 3.1 The applicant must obtain a sign permit from the Building Division prior to installing proposed signage. Signage shall comply with The District Master Sign Program. PLAN SUBMITTAL ** 4.1 Prior to building permit issuance, construction plans must include and identify the location of surveillance cameras as discussed in Condition 2.7 above. PUBLIC WORKS (1) 5.1 Construction and Demolition Waste Recycling and Reduction Plan (WRRP). 1) 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 sixty-five (65) percent of the project waste material or the amount required by the California Green Building Standards Code. 2) The applicant will be required to submit a fifty dollar ($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 Exhibit A-Conditions of Approval CUP 2023-0012 April 23, 2024 Page 8 by the Building Official, rounded to the nearest thousand. The deposit amount will be collected in accordance with the Tustin City Code. 3) Prior to issuance of any 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) 6.1 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 ORANGE COUNTY CLERK-RECORDER 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.