ZA FULL PACKET 2012-10-31 - Laserfiche WebLink

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Amendment to CUP No. 2011-07 October 31, 2012 Page 2 Project Location and Site Description The Karmina Restaurant is located within the McFadden Public Market Building, a '10,000 square foot Spanish-style historic building constructed in 1915 and located on the east side of North Main Street, between Fifth Street and Santa Ana Boulevard. The 10,000 square foot building has two stories of 5,000 square feet each and sits on a 6,250 square foot lot. The first floor consists of three restaurant spaces and a large arcade that provides ground floor common areas (seating, restrooms) for the building. Karmina currently occupies one of the approximately 1,200 square foot restaurant spaces. The applicant also uses the entire second floor of the building as a special events venue and banquet hall. The site has no on-site parking but utilizes the public parking garages at the Fiesta Marketplace and at Fifth and Main Streets. The site is surrounded by commercial and office uses to the north, south, east and west (Exhibits 1 and 2). Pro'ect ©escri tion In July 2011, the City approved three conditional use permits for the Karmina Restaurant. Conditional Use Permit No. 2011-D7 allowed a Type 47 Alcoholic Beverage Control (ABC) license within one tenant space of the first flaor, as well as the entire second floor of the building; Conditional Use Permit No. 2011-15 allowed the restaurant to operate until 2:00 a.m.; and Conditional Use Permit No. 2011-16 permitted a banquet facility at the restaurant. Fallowing the granting of these entitlements the applicant revised his business plans resulting in a proposal for a new configuration of the restaurant's serving areas. The applicant is proposing to remodel the graund floor and expand into the two existing tenant spaces, and create two outdoor dining patios, one facing Main Street and the other at the rear of the building facing a parking lot. The applicant is not proposing to make any exterior changes to the building. The restaurant currently accommodates about eight patrons within its 1,200 square foot ground floor tenant space and another 128 patrons within the second floor restaurantlbanquet space. After the expansion, approximately 236 patrons will be able to be accommodated on bath floors of the restaurant and another 22 within the outdoor patios. The on-premise sale of alcoholic beverages to customers is intended to provide a service ancillary to the primary restaurant use. In order to allow for these expanded alcohol serving areas, Karmina is requesting an amendment to the existing Conditional Use Permit to that previously approved a Type 47 Alcoholic Beverage Control (ABC) license, which allows the on-premise sale of beer, wine and distilled spirits. The storage areas for the alcoholic beverages will be located on both the first and second floors. A 60 square foot storage area will be located within the kitchen area of the first floor. In addition, a 160 square #oot liquor storage room and 63 square foot of storage area behind the bar will be provided on the second floor. The overall storage of alcoholic beverage consists of approximately 283 square feet, which is approximately three percent of the floor area and is less than five percent of the gross floor area of the restaurant (Exhibits 3 and 4).