TO: PLANNING COMMISSION
FROM: BRAD JOHNSON, COMMUNITY DEVELOPMENT DIRECTOR
DATE: JULY 7, 2026
SUBJECT:
Title
REQUEST FOR A CONDITIONAL USE PERMIT (FILE #26-C02) TO ALLOW FOR THE SALE OF BEER AND WINE ALCOHOLIC BEVERAGES (DEPARTMENT OF ALCOHOLIC BEVERAGE CONTROL TYPE-41 LIQUOR LICENSE) IN CONJUNCTION WITH A BONA-FIDE EATING ESTABLISHMENT IN A RESTAURANT SPACE, CRAB N SPICE, LOCATED AT 806 SOUTH INDIAN HILL. APPLICANT - MARGERIT SHOKRALLA
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SUMMARY
Margerit Shokralla, the applicant, has submitted an application for a Conditional Use Permit (CUP) to allow for the sale and service of beer and wine alcoholic beverages for onsite consumption (with a California Department of Alcoholic Beverage Control Type-41 liquor license) in conjunction with an existing bona-fide eating establishment. The restaurant’s proposed hours of operation are Monday through Friday 12:00 PM to 8:00 PM and Saturday and Sunday 12:00 PM to 9:00 PM. The subject property is located at 806 South Indian Hill Boulevard within the commercial freeway zoning district.
Crab N Spice is a family-friendly seafood-style restaurant that will be occupying the 1,985 square-foot tenant space, which formerly housed Zaky’s Mediterranean next to Starbucks. The restaurant focuses on curated family meals and seeks to offer bottled beer and single-serve wine during service at its establishment.
Staff believes that all the required CUP findings can be met by the project as described in the draft resolution (Attachment A) and that the new restaurant, with alcohol service, will positively contribute to the dynamic mix of businesses in the Commercial Freeway zone.
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 (FILE #26-C02), TO ALLOW FOR THE SALE OF BEER AND WINE ALCOHOLIC BEVERAGES (DEPARTMENT OF ALCOHOLIC BEVERAGE CONTROL TYPE-41 LIQUOR LICENSE) IN CONJUNCTION WITH A BONA-FIDE EATING ESTABLISHMENT IN A RESTAURANT SPACE, CRAB N SPICE, LOCATED AT 806 SOUTH INDIAN HILL BOULEVARD. APPLICANT - MARGERIT SHOKRALLA; and
B. Find this item is exempt from environmental review under the California Environmental Quality Act (CEQA).
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ALTERNATIVES TO RECOMMENDATION
In addition to the recommendation, there are the following alternatives:
A. Continue the item for additional information.
B. Express an intent to deny CUP #26-C02 in its entirety, specifically identifying the findings of Sections 16.060.030.B and 16.303.040 of the CMC that cannot be met and continue the item to July 21, 2026 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 approximately 36,670 square feet and is located near the southeast corner of South Indian Hill Boulevard and the Interstate 10 Freeway. The subject property is located within the Commercial Freeway (CF) zoning district, which is intended to provide for a concentration of major commercial uses such as hotels, service stations, restaurants, auto sales, and large-format retail that rely on exposure to high-volume freeway traffic, as well as uses serving the needs of the motoring public. The property has a corresponding General Plan land use designation of Commercial Freeway. Given its location adjacent to a major freeway corridor, surrounding uses are predominantly commercial in nature and include Starbucks and McDonald's to the south, Denny's and Motel 6 to the east, and Norms Restaurant and The Habit Burger Grill to the west.
The Claremont Municipal Code (CMC) permits the on-site sale of alcoholic beverages in conjunction with a bona fide public eating-place, as defined in the State Business and Professions Code Section 23038 and with the approval of a CUP, pursuant to Chapter 16.303 in the Claremont Municipal Code. Such eating places should always make meals available to patrons when serving alcoholic beverages. The term “meals” refers to the usual assortment of food commonly ordered at various hours of the day; the service of such food and victuals only as sandwiches or salads shall not be deemed in compliance with this requirement.
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.
Currently, no applications are being reviewed for any proposed changes to the site.
Project Description
Crab N Spice is a family-friendly seafood restaurant proposed to occupy the existing 1,985-square-foot tenant space formerly occupied by Zaky’s Mediterranean, adjacent to Starbucks. The plan set for this proposal, including the floor plan, is included as Attachment B. The restaurant specializes in seafood boil-style meals designed for family-style dining and is requesting approval to offer bottled beer and single-serve wine in conjunction with meal service. The applicant has submitted a justification statement summarizing the proposed business operations and other operational details, which are included as Attachment C for reference.
As reflected in the sample menu from another Crab N Spice location, the restaurant typically offers a broader selection of alcoholic beverages, including distilled spirits. However, due to the site-specific conditions of the subject property at 806 South Indian Hill Boulevard and its location adjacent to the freeway, the applicant proposes to limit alcohol service at this location to beer and wine only. The proposed food and beverage menu for this location is included as Attachment D.
The following bullet points summarize Crab N Spice’s proposal for 806 South Indian Hill:
• The sale and service of beer and wine alcoholic beverages for on-site consumption in conjunction with a bona-fide restaurant with a full-service kitchen at all times alcohol is being served.
• Hours of operation:
o Monday through Friday: 12:00 PM - 8:00 PM
o Saturday and Sunday: 12:00 PM - 9:00 PM
• Number of Employees: 10
Parking
The subject property contains a total of 56 parking spaces serving the three tenant spaces on-site. Pursuant to CMC Section 16.051.030, parking requirements for structures within the Commercial Freeway (CF) zoning district are calculated at a ratio of one parking space per 250 square feet of net floor area. The combined floor area of the three tenant spaces is approximately 9,009 square feet, resulting in a minimum parking requirement of 36 spaces. The subject tenant space at 806 South Indian Hill Boulevard contains approximately 1,985 square feet of floor area, which independently requires eight parking spaces. As the site provides 56 parking spaces, there is a surplus of 20 spaces beyond the minimum required, thereby satisfying the parking requirement for the proposed use.
BASIS FOR RECOMMENDATION
The approval of a CUP requires that the Planning Commission make certain findings as set forth in Section 16.303.040 of the CMC. Staff has determined that all the findings can be made to allow the on-site sale of alcohol for Crab N Spice as identified in the draft resolution (Attachment A). As an incoming business to the Claremont community, Staff believes that Crab N Spice will be a positive addition to the vibrant mix of uses found in the Commercial Freeway zoning district. The location provides a friendly and safe indoor eating environment for patrons and the request for beer and wine service will not result in any changes to the existing premises or location. The operation of a restaurant in the Commercial Freeway zoning district is consistent with the General plan and applicable zoning. The Claremont Police Department has also confirmed that there have been no issues with the existing site in the past year. 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 existing use are violating state regulations or any condition(s) of approval. Moreover, the proposed use is subject to the operating conditions imposed 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 that the proposed project, approval of a CUP to allow alcohol sales and service for a new restaurant in a restaurant space, is categorically exempt from the provisions of the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15301 (Class 1) for existing facilities, in that the project entails the continuation of a previously existing use within a private structure and involves a negligible expansion of use beyond that which currently exists. Therefore, no further environmental review is required under CEQA.
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 copy, please contact Nhi Atienza at natienza@claremontca.gov.
On Thursday, June 25, 2026 the property was posted and written notices were mailed to property owners within 500 feet of the boundaries of the site. Notice of the Planning Commission hearing was also published in the June 26, 2026 edition of the Claremont Courier. Copies of this staff report have been sent to the applicant and other interested parties. Additionally, copies of the submitted plans are being held at the Public Counter at City Hall for review.
Submitted by: Reviewed by:
Brad Johnson Christopher Veirs
Community Development Department City Planner
Prepared by:
Jordan Goose
Associate Planner
Attachments:
A - Draft Resolution
B - Proposed Plan Set
C - Justification Statement
D - Crab N Spice Food and Beverage Menu