TO: PLANNING COMMISSION
FROM: BRAD JOHNSON, COMMUNITY DEVELOPMENT DIRECTOR
DATE: SEPTEMBER 16, 2025
SUBJECT:
Title
REQUEST FOR A CONDITIONAL USE PERMIT (FILE #25-C01) FOR THE SALE OF BEER AND WINE (DEPARTMENT OF ALCOHOLIC BEVERAGE CONTROL TYPE-41 LICENSE) IN CONJUNCTION WITH AN EXISTING BONA-FIDE EATING ESTABLISHMENT AT 701 SOUTH INDIAN HILL BOULEVARD. APPLICANT – THE CORNER GRILL AND BAKERY
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SUMMARY
The Corner Grill and Bakery 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 an existing bona-fide eating establishment. The existing American diner-style restaurant will operate seven days a week from 6:00 AM to 9:00 PM at 701 South Indian Hill Boulevard.
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 SP12 zoning district.
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-C01, A REQUEST FOR THE SALE OF BEER AND WINE (DEPARTMENT OF ALCOHOLIC BEVERAGE CONTROL TYPE-41 LICENSE) IN CONJUNCTION WITH AN EXISTING BONA-FIDE EATING ESTABLISHMENT, LOCATED AT 701 SOUTH INDIAN HILL BOULEVARD. APPLICANT – THE CORNER GRILL AND BAKERY; 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-C01 in its entirety, specifically identifying the findings of Section 16.303.040 of the CMC that cannot be met, and continue the item to October 7, 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 a commercial property located on the southwest corner of West San Jose Avenue and South Indian Hill Boulevard. The property has a zoning designation of Specific Plan 12 (SP12), which adheres to the standards of the Southwest San Jose Specific Plan which was adopted in September 2016 and amended in February 2023. Located north of the I-10 freeway, uses adjacent to the subject site include restaurants with and without alcohol service, retail food businesses, medical offices, and the Claremont Lodge motel. The existing restaurant building is part of a larger development site that is currently under construction with the 120-room Residence Inn Hotel.
This location has hosted various tenants since the 1970s, all of which have been restaurant uses. The site initially hosted Howard Johnson’s Restaurant, which operated in conjunction with the Howard Johnson’s motel. Since then, the site has hosted casual-dining chain Carrows in the 1990s, BC Café in the 2010s, and most recently Sammy’s Café in 2022.
The Claremont Municipal Code (CMC) requires that restaurants obtain approval of a CUP for on-site sales of alcoholic 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, the Department of Alcoholic Beverage Control (ABC), and the Los Angeles County Department of Health.
The applicant is not proposing any entertainment use at this time. If the applicant submits for entertainment activities in the future, all City departments will carefully review that application and require an amendment to the CUP.
Project Description
The Corner Grill and Bakery is an established American diner-style restaurant in a 5,600-square-foot tenant space, of which approximately 2,700 square feet is for dining. The interior will feature thirty-eight tables for a total of 152 seats.
The existing restaurant also includes an outdoor dining patio located near the front entrance. The patio is 25 feet by 12 feet and is 300 square feet. It accommodates three tables and 12 seats.
The Corner Grill and Bakery seeks to serve beer and wine on the outdoor dining patio, in addition to the indoor dining area. The outdoor dining patio is enclosed by existing metal fencing.
The applicant’s business description and proposed menu are provided as Attachment B, and the floor plan and interior seating plan are provided as Attachment C. The current restaurant tenant has created a desirable and popular restaurant for the neighborhood and surrounding community with high quality menu items.
The proposed hours of operation are:
• Sunday – Saturday: 6:00 AM to 9:00 PM
Parking
Restaurants within SP12 are required to provide one parking space for every 100 square feet of gross floor area and one space for each 175 square feet of gross outdoor dining, which amounts to 58 spaces for this project. Although this standard is not met by the existing on-site parking, which hosts 45 total spaces, 43 of which are available during the construction of the nearby Residence Inn, the restaurant may continue to operate under a legal nonconforming status, considering the proposal will not cause an expansion of space. Staff does not anticipate new alcohol service at the existing business to cause significant parking challenges due to the availability of on-site parking spaces, which has proven to be adequate in the past.
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 regarding the new restaurant with beer and wine service at this location, as identified in the draft resolution (Attachment A). Staff believes that the new beer and wine service will be a positive addition to SP12, in that it will be convenient and complete dining service for patrons of the nearby motel.
The project’s conditions of approval, listed in the resolution, also give 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. The Claremont Police Department reviewed this request and has no concerns with the issuance of an ABC license for the sale of beer and wine at this location.
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 continued use of an existing tenant space 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 Tuesday, September 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 Raquel De Leon
Community Development Director Planning Intern
Attachments:
A – Draft Resolution
B – Business Description and Menu
C – Floor Plan and Interior Seating Plan