03-05-18 CUP The Tilted Kilt-1625 West Katella Avenue
TO: Chair Glasgow and
Members of the Planning Commission
THRU: Anna Pehoushek
Assistant Community Development Director
FROM: Robert Garcia
Senior Planner
SUBJECT
PUBLIC HEARING: Conditional Use Permit No. 3053-17 – The Tilted Kilt, located at 1625 West
Katella Avenue, Stadium Promenade center.
SUMMARY
The applicant is requesting to modify certain existing conditions of approval associated with
Conditional Use Permit (CUP) No. 2929-14 related to an Alcoholic Beverage Control (ABC) Type 47
License (On-Sale General for a Bona Fide Eating Place).
RECOMMENDED ACTION
Staff recommends that the Planning Commission review the proposal and take the appropriate action.
The Planning Commission can take one of the following actions:
Direct staff to return with a resolution to approve one or more of the requested modifications to
the existing conditions of approval with required findings and conditions.
Direct staff to return with a resolution to deny the requested modifications to the existing
conditions of approval with required findings.
AUTHORIZATION/GUIDELINES
Orange Municipal Code (OMC) Section 17.30.030.C. and Table 17.08.020.B authorizes the Planning
Commission to review and take action on Conditional Use Permits for eating establishments modifying
conditions of approval for on-site sales and consumption of alcohol beverages in the Commercial
Recreation (C-R) zone. Section 17.10.080 requires that the project be reviewed in accordance with
California Environmental Quality Act provisions and the City of Orange Environmental Review
Guidelines.
Planning Commission
Agenda Item
March 5, 2018
Planning Commission Staff Report
March 5, 2018
Page 2
PUBLIC NOTICE
On February 22, 2018 the City sent a Public Hearing Notice to a total of 101 property owners/tenants
within a 300-foot radius of the project site, and persons specifically requesting notice. The project site
was also posted in two locations with the notification on that same date.
ENVIRONMENTAL REVIEW
Categorical Exemption: The proposed project is categorically exempt from the provisions of the
California Environmental Quality Act (CEQA) per State Guideline Section 15301 (Class 1 – Existing
Facilities) because the proposal only involves the modification of certain existing conditions of
approval for the licensing of on-site sales and consumption of alcoholic beverages. There is no
environmental public review required for a categorical exemption.
PROJECT BACKGROUND
Applicant: OC Restaurant Group dba The Tilted Kilt
Property Owner: Sywest Development
Property Location: 1625 W. Katella Ave, Stadium Promenade
General Plan Land Use
Element designation:
Urban Mixed Use (UMIX)
1.5-3.0 FAR; 30-60 du/acre
Zoning Classification: Commercial Recreation (C-R)
Old Towne: Not Applicable
Specific Plan/PC: Not Applicable
Site Size: 24.5-acre site
Circulation: The building is located in the Stadium Promenade center that is
accessed via Katella Avenue, which is considered a Smart Street and
Main Street, which is a Primary Arterial.
Existing conditions: 6,892 SF restaurant with two separate outdoor patios consisting of 1,836
SF and 1,160 SF
Surrounding land uses
and Zoning:
Surrounding property to the north, south, east, and west include a mix of
industrial, commercial, and office tenants in the CR zone.
Previous
Applications/Entitlements:
MJSP 09-96 & ND 1497-96: On September 10, 1996, the City Council
approved the demolition of a drive-in theatre to construct the majority of
the existing center.
MJSP 0388-05 & DRC 3991-05: On July 20, 2005, the Design Review
Committee approved the construction of approximately 18,000 square
feet of multi-tenant commercial buildings and the demolition of 12,493
square feet from existing Building Number 3 to accommodate greater
interior vehicular and pedestrian flow.
DRC 4517-10: On November 17, 2010, the Design Review Committee
approved minor façade changes to the subject building including paint
and signs.
CUP No. 2585-06 & DRC 4089-06, Resolution No. PC: On June 19,
2006, the Planning Commission approved the construction of the building
and a CUP for an ABC Type 47 license (on-sale general at a bona fide
Planning Commission Staff Report
March 5, 2018
Page 3
eating place). The tenant was Johnny Carino’s. This CUP was replaced
with CUP 2812-10 and 2821-11.
CUP 2870-12 & DRC 4634-12, Resolution No. PC 27-12: On August
6, 2012, the Planning Commission approved a request to increase the
size of the outdoor patio to 1,836 SF, modify the exterior of the
building, modify conditions of approval of existing CUP 2812-10, and
accept the voluntary surrender of CUP 2821-11.
CUP 2929-14, Resolution No. PC 08-14: On June 16, 2014 the
Planning Commission approved a request to add an outdoor patio of
1,160 SF to the existing restaurant.
PROJECT DESCRIPTION
The Tilted Kilt has been operating in Orange since 2012. The restaurant holds an ABC Type 4 7
License. The applicant is requesting the modification of conditions 23, 26, 29, and 41 to CUP 2929-
14, Resolution No. PC 08-14 (Attachment 4). These conditions are:
Condition No. 23: No alcoholic beverages shall be sold from any temporary locations on the premises
such as ice tubs, barrels, or any other containers.
Condition No. 26: At no time shall there be a fee for entrance/admittance into the premises.
Condition No. 29: There shall be no amplified music, disc jockey, karaoke, or dancing permitted on
the premises at any time.
Condition No. 41: Live entertainment is not permitted.
The modifications to the listed conditions would allow for outdoor portable bars, an entrance fee to the
premises for Pay -Per View (PPV) sporting events, and non-amplified soloists performer and up to a
three member band, to perform on the exterior patios of the premises (Attachment 1).
Development Standards
No changes are proposed to the lot size, building square footage, building height, or parking as part of
this application. Therefore, a comparison of the building to existing development standards has not
been conducted.
APPLICATION(S) REQUESTED/ REQUIRED FINDINGS
Conditional Use Permit: The applicant is requesting to modify certain existing conditions of
approval to approved CUP No. 2929-14 related to an ABC Type 47 License.
Required Findings:
1. A Conditional Use Permit shall be granted upon sound principles of land use and in response
to services required by the community.
2. A Conditional Use Permit shall not be granted if it will cause deterioration of bordering land
uses or create special problems for the area in which it is located.
Planning Commission Staff Report
March 5, 2018
Page 4
3. A Conditional Use Permit must be considered in relationship to its effect on the community
or neighborhood plan for the area in which it is located.
4. A Conditional Use Permit, if granted, shall be made subject to those conditions necessary to
preserve the general welfare, not the individual welfare of any particular applicant.
ANALYSIS/STATEMENT OF THE ISSUES
Issue 1: Modification to Existing Conditions of Approval
The applicant is requesting to modify four existing conditions of approval. Each of the four conditions
has been analyzed independently in the Orange Police Department Memorandum (Attachment 3) and
by staff.
Condition No. 23: No alcoholic beverages shall be sold from any temporary locations on the
premises such as ice tubs, barrels, or any other containers.
Request modifying Condition No. 23 to read:
"Alcoholic beverages may be sold from portable bars operated by employees on the two
(2) respective patios as shown on the floor plan. Said portable bars shall be in
compliance with all ABC rules, laws, and requests. Additionally, the use of portable bars
shall be strictly limited to when the business offers, sells, and serves food".
During the course of their investigation, the City of Orange Police Department requested the following
additional information from the applicant’s representative:
1. Number of beverages to be served from the bars
2. Final drawings of the locations of the bars
The requested information and final drawings had not been provided by the Tilted Kilt’s representative
by the completion of the Orange P olice Department’s review. In addition, the Tilted Kilt’s
representative told the Planning Department, that they would not be providing the additional
information and final drawings. Therefore, the City of Orange Police Department is opposed to any
modification of Condition No. 23.
Planning staff had asked for revised drawings indicating the exact location of the proposed portable
bars in the outdoor patios, and if located adjacent to an exterior patio wall, to provide the height of the
exterior patio wall. Subsequent to Orange Police memorandum and repeated requests for revised
drawings indicating the exact locations of the portable bars and wall heights, the Tilted Kilt’s
representative finally did submit revised drawings indicating the location of the proposed portable bars
and photographs of the exterior patio walls. Although the size of the portable bars are not indicated on
the proposed plans nor have specifications been provided, the applicant has indicated verbally that the
portable bars would be approximately 72” in length, 48” in height, and 36” in width.
Based on the proposed location for the portable bars and the height of the adjacent exterior patio wall,
Planning staff is not opposed to the request for a modification to the existing condition of approval.
Planning Commission Staff Report
March 5, 2018
Page 5
Condition No. 26: At no time shall there be a fee for entrance/admittance into the premises.
Request modifying Condition No. 26 to read:
"Fee for entrance/admittance to the premises shall be permitted only for Pay -Per View
(PPV) sporting events. Additionally the applicant shall, if determined necessary by the
Orange Police Department, provide up to 2 security personnel to be present during the
PPV event(s) and up to an hour after the event(s)”.
It is the City of Orange Police Department's opinion that the Tilted Kilt Pub & Eatery's desire to charge
a cover fee to view paid special events (i.e. Ultimate fighting PPV) limits the business' ability to be
fully open to the general public. This is not consistent with the practices of surrounding businesses and
businesses in the City of Orange. The majority of restaurant establishments in the City of Orange are
restricted, per their CUP, from hosting special events or charging a cover fee. These practices create
disturbances when patrons are refused entrance and encourage customers to enter via the patio or other
means. Therefore the City of Orange Police Department is opposed to any modification of Condition
No. 26.
It has been the City’s practice for the last ten years to include a no entrance fee for all ABC Type 47
licenses for bona fide eating establishments. As such, eating establishments with ABC Type 47
licenses are intended to provide food service to families and minors without any restrictions at all
times. Allowing an entrance fee restricts the ability for individuals to enjoy a meal at a food
establishment intended to serve families, including minors, even if an entry fee is just for PPV events.
Planning staff is opposed to this request.
Condition No. 29: There shall be no amplified music, disc jockey, karaoke, or dancing permitted on
the premises at any time.
Condition No. 41: Live entertainment is not permitted.
Limited entertainment shall be permitted as follows:
“Non-amplified soloists performer (guitarist, violinist, bagpiper), and up to a three
member band, to perform on the exterior patios of the premises. No entertainment shall be
permitted within the interior of the premises. Entertainment shall be limited to Holidays
(regardless of the day of the week) and Thursdays through Sundays. All entertainment shall
cease no later than 11:00 p.m., music performances shall be limited to classical, Celtic,
and Top 40. Music and sound levels shall comply with the City of Orange noise ordinance
and shall not disturb the surrounding businesses. There shall be no dancing or dance floor
permitted on any part of the premises”.
It is the Police Department’s opinion that live entertainment promotes excessive drinking which in
turn adversely affects crime , public safety, and police resources. This opinion has been consistent
with recent CUP's. Therefore, the City of Orange Police Department is opposed to any
modification of Conditions No. 29 and 41.
Planning Commission Staff Report
March 5, 2018
Page 6
There are other eating establishments within the Stadium Promenade that have been permitted to have
amplified music and live entertainment. However, these establishments are limited to having amplified
music and live entertainment within the enclosed building. None are permitted to have karaoke, or
dancing permitted on the premises at any time. Planning staff is not opposed to this request, provided
that the request is consistent with other existing establishments at the Stadium Promenade.
Issue 2: Existing Alcohol Entitlements within the Stadium Promenade Center
For information purposes, staff identified the following 8 facilities with CUPs to sell alcohol within the
Stadium Promenade.
Existing Alcohol-Related Entitlements
Establishment Name CUP Entitlement Address
Lazy Dog Café CUP 2608-06 approved a Type 47 (On-Sale
General – Eating Place) license 1623 W. Katella Ave # 212
Old Crow Smokehouse CUP 2295-99 approved a Type 47 (On-Sale
General – Eating Place) license 1535 W. Katella Avenue
King’s Fish House CUP 2224-98 approved a Type 47 Type 47
(On-Sale General – Eating Place) license 1521 W. Katella Avenue
Prime Cut Café and Wine
Bar
CUP 2688-07 approved a Type 47 (On-Sale
General – Eating Place) license 1547 W. Katella Avenue #101
Chili’s Grill and Bar CUP 2172-95 approved a Type 47 (On-Sale
General – Eating Place) license 1411 W. Katella Avenue
The Pint House CUP 2665-09 approved a Type 47 (On-Sale
General – Eating Place) license. 1547 W. Katella Avenue #102
Spin Neapolitan Pizza CUP 2738-08 for a Type 41 (On-Sale Beer and
Wine – Eating Place) license 1623 W. Katella Avenue
The Tilted Kilt CUP 2929-14 approved a Type 47 (On-Sale
General – Eating Place) license 1625 W. Katella Avenue
There are six existing businesses that have an alcohol beverage license within a 600’ radius of the
Tilted Kilt building. All of the businesses are within the Stadium Promenade center, five have a Type
47 (On-Sale General Bona Fide Public Eating Place) license, and one has a Type 41 (On -Sale Beer and
Wine at a Bona Fide Public Eating Place).
Issue 3: Sensitive Receptors
The OMC requires a Conditional Use Permit for the sale of alcoholic beverages to ensure there will be
no adverse impact on surrounding land uses or allow the availability of alcoholic beverages to minors.
When reviewing alcohol permits, the Zoning Ordinance details specific land uses that are sensitive to
alcohol activities, but does not establish any specific distances for these uses. The State Alcoholic
Beverage Control Board investigation requires applicants to identify the sensitive land uses within 600
feet of the site. There are no sensitive receptors within 600 feet of the site.
Issue 4: Census Tract Alcohol and Crime Statistics Information
The Orange Police Department’s Vice Unit reviewed the proposal and finds that the census tract where
the alcohol license is located is over concentrated with alcohol licenses as follows:
Planning Commission Staff Report
March 5, 2018
Page 7
Alcohol Licenses
Existing Allowed
On-Sale Licenses 15 5
Off-Sale Licenses 2 4
Census tracts are defined as small geographical areas established by local committees and approved by
the Census Bureau, which contain a population segment with relatively uniform economic and social
characteristics and clearly identifiable boundaries averaging approximately 1,200 households.
The ABC establishes an over concentration of alcohol licenses based on the average of alcohol licenses
versus the population in a given census tract. However, the ABC and the City recognize that licenses
should be reviewed on a case-by-case basis to ensure that such sales will not adversely affect
surrounding residents, businesses, and institutions and to ensure that any such use operates in a manner
compatible with existing and future adjacent uses.
The current concentration levels do not favor the modification of existing conditions of approval for a
Type 47 License (On-Sale General for a Bona Fide Eating Place). The number of existing on-sale
establishments in the census tract is 15 with 5 being allowed. The current concentration level is triple
what is allowed in the tract. However, in this case there is already a CUP for the existing operator. The
Tilted Kilt has been operating for 36 months, therefore the number of on-sale ABC licenses will not
increase.
Crime Statistics
Census Tract Arrests Citywide Average Arrests Percent Difference
96 68 +72%
The applicant is applying for a modification of existing conditions of approval in a Reporting District
(RD 45W) that is considered a higher crime area. The Police Department Memorandum stated that in
2016, crime figures show 96 crimes in this reporting district. In 2016, the average reported crimes per
district citywide was 68, therefore, the crime statistics indicate this district had 72% more crimes than
the average district in the City.
ADVISORY BOARD RECOMMENDATION
None required
ATTACHMENTS/EXHIBITS
Attachments to Report:
1. Applicant’s Letter of Justification
2. Vicinity Map
3. Orange Police Department Memorandum dated June 26, 2017
4. Resolution No. PC 08-14
5. Existing Alcohol Licenses within 600 feet of the Site
6. Photographs of Existing Outdoor Patio Walls
Planning Commission Staff Report
March 5, 2018
Page 8
Exhibits
A. Proposed Plan (date labeled March 5, 2018)
cc: Michael Ayaz
Blake & Ayaz, A Law Corporation
2107 N. Broadway, Suite 106
Santa Ana, CA 92706