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Conditional Use Permit No. 2008-02 Variance No. 2008-02 March 10, 2008 Page 2 Project Description The Contodo Mexican Grill intends to operate within a vacant, 1,530 square foot building that was formerly occupied by Lily's Bakery. In addition to the remodel of the existing interior, the applicant intends to construct a 1,000 square foot addition and an outdoor dining area to the building. The current building will accommodate seating for 44 patrons, with the expansion increasing the restaurant seating to 86 patrons both within the building and on the outdoor patio (Exhibits 3 and 4) . The applicant intends to remodel the exterior fa9ade of the structure into a more contemporary design. Elements such as metal canopies, a metal arched entry and rectangular build forms all enhance the appearance of the structure (Exhibit 5). The restaurant, which is planning a summer 2008 opening, is intending to be open for lunch and dinner. Operating hours for the restaurant will be from 10:00 a.m. to 12:00 a.m. seven days per week. The Contodo Mexican Grill has submitted a separate application to provide alcoholic beverages to customers as a service ancillary to the primary restaurant use. Analysis of the Issues The applicant is proposing to remodel, expand and reoccupy a vacant building as a restaurant use within the General Commercial district of the North Harbor Specific Plan. Section 3.5.2 of the Specific Plan requires a conditional use permit for restaurants and other eating establishments. The intent of the conditional use permit is to ensure uses comply with the general concepts and policies of the North Harbor Specific Plan. The proposed restaurant use is consistent with the concepts and policies of the Specific Plan. First, the rehabilitation of the structure is consistent with the policy of improving the visual character of Harbor Boulevard. For instance, the applicant proposes to remodel the building using a contemporary design and materials that will improve the building and enhance the corridor. Second, the project will establish a consistent landscape scheme that is consistent with the Specific Plan. The plan encourages a consistent tree palette in the public right-of-way and within the private parking lot. The applicant has submitted a landscape plan that provides code required canopy trees in the parking 31A-3 -