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Conditional Use Permit No. 2012-23 November 14, 20'12 Page 2 size and holds approximately 60 seats. The on-premise sale of alcoholic beverages to customers is intended to provide a service ancillary to the primary restaurant use. The hours of operation for the restaurant are six days per week from 10:00 a.m. to 11:00 p.m. The storage far alcoholic beverages will be located within two merchandise areas near the kitchen that measure approximately two feet by three feet and two feet by two feet. The display area is within a refrigerator that is 6.5 feet by 2 feet. The overall storage of alcohol consists of approximately 23 square feet, which is 1.3 percent of the floor area and is less than #ive percent of the gross #loor area of the restaurant. This falls below the Planning Division Guidelines for establishments serving alcoholic beverages (Exhibits 3 and 4). Project Background Pho Asian Grill restaurant is a locally-owned and operated restaurant that specializes in Vietnamese cuisine. This business has been operating at the present location since July, 2007. Pho Asian Grill restaurant occupies an existing tenant space in Santa Clara Plaza that has been used for various eating establishment since 2001. There was no previous conditional use permit issued fvr this location to allow the on-site sale of alcoholic beverages, Anew CUP is required to permit the sale of alcohol at the site. A variance and minor excep#ion (Variance No. 2007-09 and Minor Exception No. 2007-04) was approved in 2007 to allow a reduction in required landscaping and parking for a new 6,170 sq. ft. retail building. As part of the approval, the site was upgraded to provide improved pedestrian circulation and additional landscaping was added in the landscape setback areas. General Plan and Zoning Consistency The General Plan land use designation for the site is General Commercial (GC). General Commercial land-use districts are key components in the economic development of the City. They provide highly visible and accessible commercial development along the City's arterial transportation corridors and provide important neighborhood facilities and services, such as this restaurant. The project site is consistent with this General Plan land use designation. The parcel is located within the Arterial Commercial {C-5) zoning district. The C-5 zoning district allows for retail and service uses such as restaurants, making the proposed use consistent with the zoning designation. Project Anal sis Conditional Use Permit requests are governed by Section 41-638 of the SAMC. Conditional Use Permit requests may be granted when it can be shown that the following can be established: