HomeMy WebLinkAboutPA2022-0313_20230410_VI Garden Letter of Justification1
PROJECT DESCRIPTION AND JUSTIFICATION
Temporary Patio Dining on Adjacent Residential Property
123/127 Marine Avenue, Balboa Island
The Village Inn
Project Setting
The Village Inn Restaurant, 127 Marine Avenue, is located at the southwest corner of Marine Avenue
and Park Avenue on Balboa Island. The lot is approximately 4,252 square feet (SF) in area. The Village
Inn currently operates from 10:00 AM to 12:00 AM daily and has many walk-in customers from Balboa
Island. The property is designated MU-W2, Mixed-Use Water Related, by the City’s General Plan and is
zoned MU-W2, Mixed-Use Water Related.
Immediately adjacent to the Village Inn is 123 Marine Avenue, also owned by the property owner, with
an apartment, and an open space (garden) area which was used for dining throughout the COVID
emergency order without incident. The site is designated RT, Two-Unit Residential, by the City’s General
Plan and is zoned R-BI (Balboa Island).
Project Description
The applicant is requesting a limited term permit from May 25, 2023 to August 21, 2023 (89 days) of the
garden patio located on 123 Marine Avenue. The patio hours of operation would be offered to guests
from 10am to 10pm daily during this period. There would be a total of 26 seats added as noted in the
plans. The garden is accessible directly through the Village Inn so as not to infringe on the public right-
of-way, and would be operated and maintained by Village Inn staff and management. Marine and Park
Avenue on Balboa Island support parking for the restaurant and this use.
Use Permit Justification and Findings
(1) The operation will be maintained on private property adjacent to the Village Inn. The operation
will flow directly from the Village Inn maintaining public convenience without hazards in the
public right-of-way. The hours of operation will control use and maintain the general welfare of
the community and employees.
(2) The lot is of adequate size to maintain the number of seats requested providing adequate
walkways and emergency exit through the rear fence as needed.
(3) The lot is served by Marine Avenue and Park Avenue which will reasonably accommodate the
traffic flow with minimal impact on current activity.
(4) Marine and Park Avenue currently maintain parking for The Village Inn and would adequately
provide for the limited number of seats on the patio.
(5) The plan and its limited duration are in compliance with the General Plan and City regulation.