TO: PLANNING COMMISSION
FROM: BRAD JOHNSON, COMMUNITY DEVELOPMENT DIRECTOR
DATE: JULY 15, 2025
SUBJECT:
Title
REQUEST FOR A CONDITIONAL USE PERMIT (FILE #25-C05) FOR THE SALE OF BEER AND WINE (DEPARTMENT OF ALCOHOLIC BEVERAGE CONTROL TYPE-41 LICENSE) IN CONJUNCTION WITH A NEW BONA-FIDE EATING ESTABLISHMENT, LOCATED IN THE VILLAGE EXPANSION AT 175 NORTH INDIAN HILL BOULEVARD, UNIT 102B. APPLICANT - STEPSELL LLC.
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SUMMARY
Stepsell LLC, dba Kozu Izakaya, has submitted an application for a Conditional Use Permit (CUP) to allow for the sale and service of beer and wine for onsite consumption (with a California Department of Alcoholic Beverage Control Type-41 license) in conjunction with a new bona-fide eating establishment. The proposed Japanese restaurant will operate seven days a week from 5:00 PM to 11:30 PM in the Village Square (public plaza in front of Laemmle Theater) at 175 North Indian Hill Boulevard, Unit 102B, the former location of I Like Pie.
Staff believes that all the required CUP findings can be met by the project and that the new restaurant with alcohol service will positively contribute to the Village Expansion area.
RECOMMENDATION
Recommended Action
Staff recommends the Planning Commission:
A. Adopt A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CLAREMONT, CALIFORNIA APPROVING CONDITIONAL USE PERMIT #25-C05, A REQUEST FOR THE SALE OF BEER AND WINE (DEPARTMENT OF ALCOHOLIC BEVERAGE CONTROL TYPE-41 LICENSE) IN CONJUNCTION WITH A NEW BONA-FIDE EATING ESTABLISHMENT, LOCATED IN THE VILLAGE EXPANSION AT 175 NORTH INDIAN HILL BOULEVARD, UNIT 102B. APPLICANT - STEPSELL LLC; and
B. Find this item is exempt from environmental review under the California Quality Act (CEQA)
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ALTERNATIVES TO RECOMMENDATION
In addition to staff’s recommendation, the following alternatives have been identified:
A. Continue the item for additional information.
B. Approve the project with additional or revised Conditions of Approval.
C. Express an intent to deny CUP #25-C05 in its entirety, specifically identifying the findings of Section 16.303.040 of the CMC that cannot be met, and continue the item to September 2, 2025 for adoption of a denial resolution.
FINANCIAL REVIEW
Costs associated with the review of this application have been borne by the applicant.
ANALYSIS
Background
The project site is located within the Village Expansion Area and has a zoning designation of Village Expansion Specific Plan (VESP) - Specific Plan 8 and a General Plan designation of Claremont Village. The surrounding properties in each direction are also all located within the VESP area. More specifically, the VESP identifies the project site to be located within Zone 1 - Commercial Mixed Use (CMX) of the VESP area.
Existing businesses in the Village Square include restaurants with and without alcohol service, retail food businesses, retail shops, a bookstore, service-based businesses, and offices. More specifically, the proposed restaurant is located in the former I Like Pie tenant space and will be between the existing Le Pan Quotidien café to the west and future tenant, Noodology to the east.
The Claremont Municipal Code (CMC) requires that restaurants obtain approval of a CUP for on-site sales of alcohol beverages in connection with food service, pursuant to CMC Section 16.051.020. Such eating places should always make meals available to patrons when serving alcoholic beverages. Prior to the sale of alcohol at the site, approvals are required from the City of Claremont, Department of Alcoholic Beverage Control (ABC), and the Los Angeles County Department of Health.
The applicant is not proposing any entertainment uses at the location at this time. If the applicant submits for entertainment activities in the future, that application will be carefully reviewed by all City departments.
Project Description
Kozu Izakaya is a proposed Japanese-style restaurant in a tenant space of approximately 1,400 square feet, of which 500 square feet is for dining. The interior will feature four tables and a counter seating area for a total of 24 seats. The applicant business description and proposed menu are provided as Attachment B, and the floor plan and interior seating plan are provided as Attachment C.
The proposed hours of operation are:
• Sunday - Saturday: 11:00 AM to 11:30 PM
Parking
According to the VESP, restaurants are required to provide one parking space for every 150 square feet of floor area, which amounts to four spaces for this project. However, as of January 1, 2023, AB 2097 prohibits cities from imposing a minimum automobile parking requirement for this project because the project site is located within a half-mile radius of a major transit stop. The subject site is less than a half-mile from the Claremont Depot. Despite this, staff does not anticipate the new business with alcohol service to cause significant parking issues due to the availability of parking spaces at the public parking garage to the south on First Street.
Basis for Recommendation
The approval of a CUP requires that the Planning Commission make certain findings as set forth in Section 16.303.040. Staff believes that all the findings can be made in regard to the new restaurant with beer and wine service at the proposed location as identified in the draft resolution (Attachment A). Staff believes that the new restaurant will be a positive addition to the mix of uses in the Village Expansion. The project’s conditions of approval listed in the resolution also gives the City of Claremont the authority to revoke the subject CUP if it is discovered that the operators of the use are violating regulations or any condition(s) of approval. Furthermore, the proposed use is subject to the operating conditions set by the California Department of Alcoholic Beverage Control (ABC), which regulates and monitors the manner in which alcoholic beverages are sold.
CEQA REVIEW
The Community Development Director has determined that the project under review is categorically exempt from the provisions of the California Environmental Quality Act (CEQA) pursuant to Section 15301 (Class 1) for existing facilities, in that the project entails the leasing of an existing tenant space within a private structure involving a negligible expansion of use beyond that which currently exists. Therefore, no further environmental review is necessary.
PUBLIC NOTICE PROCESS
The agenda and staff report for this item have been posted on the City website and distributed to interested parties. If you desire a paper copy, please contact Nhi Atienza at natienza@claremontca.gov.
On Wednesday, July 2, 2025, the property was posted and written notices were mailed to property owners within 300 feet of the boundaries of the site. Copies of this staff report have been sent to the applicant and other interested parties.
Submitted by: Prepared by:
Brad Johnson Daniel Kim
Community Development Director Assistant Planner
Attachments:
A - Draft Resolution
B - Business Description and Menu
C - Floor Plan and Interior Seating Plan