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PL24-0022 (Special Conditional Use Permit)
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LOCATION MAP
PROJECT NO.: PL24-0022 (Special Conditional Use Permit)
APPLICANT: Jiou Jiu Shang Wine & Sake Academy
REQUEST: A request to approve a Type 42 (Beer and Wine public premise) Alcoholic Beverage Control (ABC) license for on-site consumption of wine and sake in conjunction with Jiou Jiu Shang Wine & Sake Academy located in the CG (Commercial General) zoning district within the El Central Real Plaza.
LOCATION: 12598 Central Avenue, Suite 218
(APN 1015-361-23)
RECOMMENDATION
recommendation
Adopt Planning Commission Resolution No. PC2024-018, approving PL24-0022 (Special Conditional Use Permit), based upon the findings and subject to the departmental conditions of approval.
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SURROUNDING ZONING AND LAND USE:
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Existing Land Use |
General Plan |
Zoning District |
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Project Site - |
El Central Real Commercial Center |
General Commercial (GC) |
Commercial General (GC) |
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North - |
El Central Real Commercial Center |
General Commercial (GC) |
Commercial General (GC) |
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East - |
El Central Real Commercial Center |
General Commercial (GC) |
Commercial General (GC) |
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South - |
El Central Real Commercial Center |
General Commercial (GC) |
Commercial General (GC) |
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West - |
Residential |
General Commercial (GC) |
Commercial General (GC) |
BACKGROUND
The applicant, Jiou Jiu (JJ) Shang Wine & Sake Academy, has submitted an application for a Type 42 (Beer and Wine public premise) Alcoholic Beverage Control (ABC) license for on-site consumption of wine and sake in conjunction with a wine and sake academy within the El Central Real Plaza. A school for personal enrichment and fulfillment is typically processed as an Administrative Approval, but since the applicant is serving alcohol for tastings without establishing a bona fide eating place, a Special Conditional Use Permit is required for the use and consumption of wine and sake and establishes the school for personal enrichment use as well.
ISSUES/ANALYSIS
Business Operation
JJ Shang Wine & Sake Academy is a school for personal enrichment and fulfillment that will provide courses on wine and Japanese sake tasting. Through courses provided, the school will provide professional knowledge of wine and Japanese sake, including lessons on the culture, brewing techniques, texture differences, flavor, and temperate to expand how students appreciate wines and Japanese sake. Typical students are wine and Japanese sake enthusiasts who want to pursue a greater knowledge of wine and sake for personal enjoyment. The school will provide both certified and non-certified courses depending on the student. Classes are offered between the hours of 9:30 a.m. and 9:30 p.m. seven days a week, and the office will be open Monday through Friday, 9:30 a.m. to 9:30 p.m. Class schedules vary based upon enrollment and student interest with peak times typically being in the afternoons and on weekends. The typical class will be 2 to 3.5 hours long, with advanced classes lasting up to 8 hours. Only one class will be held at a time. The suite will be set up as a classroom with desks for up to 16 students and one instructor. The school is modeled after The Neptune School of Wine located in Costa Mesa, and the educational curriculum is based upon educational institutes in the United Kingdom and Japan. A letter explaining the business operation in greater detail is attached as Exhibit “A”.
The Planning Division and Police Department have reviewed the project and identified standard security measures for the establishment that are included in the conditions of approval for the project. The applicant is aware of these standards and has agreed to abide by them, as well as adhere to all of ABC’s procedures and protocols.
On-Sale Beer and Sake
JJ Shang Wine & Sake Academy is requesting a Type 42 On-Sale ABC license to allow on site tasting of wine and sake in conjunction with a school for personal enrichment. The Type 42 license is for beer and wine, public premises and does not require food to be served. The applicant will provide light snacks like cheese, nuts and chocolates which will be paired with wine and Japanese sake for classes. Since courses offered are for educational purposes, the amount of wine and Japanese sake provided to each student is regulated by the instructor with typical tasting amounts being approximately 1.5 ounces per taste.
In order to approve the proposed ABC license, Public Convenience or Necessity (PCN) findings are required due to the type of license being requested. The Planning Commission has the discretion and responsibility of making these findings and ABC will not issue the license unless these findings can be made. The findings of support have been included in the attached Planning Commission resolution.
Parking
Adequate parking will be available for the use, as there are currently 303 shared parking spaces available at El Central Real Plaza. No negative parking issues are anticipated based on the proposed use and shared parking concept within the commercial center. The peak hours for the proposed use are typically off hours for the existing tenants within the center, which is comprised of primarily medical and general office uses. The landlord of El Central Real Plaza has provided correspondence certifying the number of shared parking spaces and offering support for the proposed use (Exhibit “B”).
Public Noticing
A 10-day notice was mailed to all property owners and occupied tenants within a 300-foot radius of the project site. In addition, a notice was published in the Chino Champion on July 6, 2024, and the City sent information out on the City’s social media platforms. In response to the public notice, a question from one of the owners within the El Central Real Plaza was received. The owner wanted confirmation that with the approval of an ABC license, they would not be prohibited from leasing space to a similar school for personal enrichment, or a school accommodating minors. Staff responded that another school use would not be prohibited, even if the school had minors. The notice exceeds legal noticing requirements.
ENVIRONMENTAL REVIEW
Staff has performed a preliminary environmental assessment of the proposed project and determined that it falls within the Class 1 Categorical Exemption set forth in the California Environmental Quality Act (CEQA) Guidelines, Section 15301, Existing Facilities, as the proposed project consists of the operation, repair, maintenance, permitting, leasing, licensing, or minor alteration of existing public or private structures, facilities, mechanical equipment, or topographical features, involving negligible or no expansion of existing or former use. Furthermore, staff has determined that none of the exceptions to Categorical Exemptions set for in the CEQA Guidelines, Section 15300.2 apply to the proposed project.
Attachment: Exhibit “A” - Business Plan
Exhibit “B” - Letter from landlord dated May 31, 2024