HomeMy WebLinkAbout02_Tanar's Tobacco Minor Use Permit_PA2023-0032CITY OF NEWPORT BEACH
ZONING ADMINISTRATOR STAFF REPORT
May 30, 2024
Agenda Item No. 2
SUBJECT: Tanar’s Tobacco (PA2023-0032)
▪Minor Use Permit
SITE LOCATION: 2233 West Balboa Boulevard
APPLICANT: Glocal 4T Inc
OWNER: Glocal 4T Inc
PLANNER: Jenny Tran, Assistant Planner
949-644-3212 or jtran@newportbeachca.gov
LAND USE AND ZONING
•General Plan Land Use Plan Category: Mixed-Use Water 2 (MU-W2)
•Zoning District: Mixed-Use Water (MU-W2)
•Coastal Land Use Plan Category: Mixed-Use Water Related (MU-W)
•Coastal Zoning District: Mixed-Use Water (MU-W2)
PROJECT SUMMARY
A minor use permit to allow a Type 20 (Off-Sale Beer & Wine) Alcoholic Beverage Control
(ABC) license at an existing tobacco retail store. The Type 20 (Off-Sale Beer & Wine) ABC
license would allow the existing retail business to sell beer and wine for off-site
consumption. No other changes to the operation are requested and no construction is
proposed. No on-site consumption of alcohol is proposed as part of the project.
RECOMMENDATION
1)Conduct a public hearing;
2)Find this project exempt from the California Environmental Quality Act (CEQA)
pursuant to Article 18, Section 15270 (Projects Which Are Disapproved) of the
CEQA Guidelines, California Code of Regulations, Title 14, Division 6, Chapter 3
because a project which a public agency rejects or disapproves is statutorily
exempt and not subject to review under CEQA; and
3)Adopt Draft Zoning Administrator Resolution No. _ denying the Minor Use Permit
filed as PA2023-0032 (Attachment No. ZA 1).
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Tanar’s Tobacco (PA2023-0032)
Zoning Administrator, May 30, 2024
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DISCUSSION
•The property is located on the peninsula on the southern corner of West Balboa
Boulevard and 23rd Street near McFadden Square. The existing retail business
is located within a small shopping center that is developed with several
commercial uses including a tattoo shop, a bicycle rental, and restaurants. The
surrounding properties are developed with commercial uses as well as residential
uses across 23rd Street and the West Oceanfront alley. The property is
approximately 270-feet from the public beach.
•The property consists of an existing retail sales land use (i.e., tobacco store) and
the Applicant is proposing to add a Type 20 (Off-Sale Beer & Wine) Alcoholic
Beverage Control (ABC) License. No construction is proposed as part of the
project.
•The existing tobacco store has one employee, and the business currently
operates between the hours of 9:00 a.m. and 9:00 p.m., daily. No changes to the
hours of operation are proposed.
•The Land Use Element of the General Plan designates the project site as Mixed-
Use Water 2 (MU-W2) and located within the MU-W2 Zoning District, which is
applied to waterfront locations in which marine-related uses may be intermixed
with buildings that provide residential on the upper floors. The existing tobacco
store is a general commercial use that serves visitors, residents, and employees
in the City. The proposed addition of alcohol sales requires the approval of a
minor use permit.
•The property is within the coastal zone. However, the proposed project does not
change the intensity of use and, therefore, does not require a coastal
development permit.
•The Newport Beach Police Department (NBPD) reviewed the proposed
application on October 10, 2023, and does not support the request due to the
high concentration of ABC Licenses in this area and number of alcohol related
crimes in the reporting district. The NBPD’s memorandum, crime and alcohol-
related statistics, and reporting district map are included in Attachment No. ZA 3.
•The NBPD reviewed the proposed application again on May 13, 2024, to
reevaluate the business after they made significant positive changes. For
example, during the applicant’s ABC License process, ABC Agents discovered
the applicant was selling items considered to be drug paraphernalia under
Section 24200.6 of the Business & Profession Code. Whereas, during a recent
site visit, the business was compliant with all laws and all drug paraphernalia had
been removed. However, the NBPD continues to not support the project due to
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Zoning Administrator, May 30, 2024
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the location’s undue concentration pertaining to on-sale and off-sale alcohol
licenses. The updated NBPD’s memorandum are included in Attachment No. ZA
4.The Police Department’s recommendation has not changed and a draft
Resolution of denial for the application is included as Attachment No. ZA 1.
•Due to the adjacent residential developments, proximity to the beach, and over
concentration of off-sale alcohol licenses in the area, the request to add a Type
20 ABC License to the tobacco store would be detrimental to the harmonious and
orderly growth of the City, and would endanger, jeopardize, or otherwise
constitute a hazard to the public convenience, health, interest, safety, or general
welfare of persons residing or working in the neighborhood of the proposed use.
ENVIRONMENTAL REVIEW
A project which a public agency rejects or disapproves is statutorily exempt and not
subject to review under the California Environmental Quality Act (CEQA) pursuant to
Article 18, Section 15270 (Projects Which Are Disapproved) of the CEQA Guidelines,
California Code of Regulations, Title 14, Division 6, Chapter 3.
PUBLIC NOTICE
Notice of this application was published in the Daily Pilot, mailed to all owners of
property within 300 feet of the boundaries of the site (excluding intervening rights-of-
way and waterways), including the applicant, and posted on the subject property at least
10 days before the scheduled hearing, consistent with the provisions of the Municipal
Code. Additionally, the item appeared on the agenda for this meeting, which was posted
at City Hall and on the City website.
APPEAL PERIOD:
An appeal or call for review may be filed with the Director of Community Development
within 14 days following the date of the action. For additional information on filing an
appeal, contact the Planning Division at 949-644-3200.
Prepared by:
____________________________
Jenny Tran
Assistant Planner
LAW/jt
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Tanar’s Tobacco (PA2023-0032)
Zoning Administrator, May 30, 2024
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Attachments: ZA 1 Draft Resolution
ZA 2 Vicinity Map
ZA 3 Police Department Memorandum dated October 10, 2023
ZA 4 Police Department Memorandum dated May 13, 2023
ZA 5 Floor Plan
4
Attachment No. ZA 1
Draft Resolution
5
RESOLUTION NO. ZA2024-###
A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE
CITY OF NEWPORT BEACH DENYING A MINOR USE PERMIT
FOR A TYPE 20 (OFF-SALE BEER & WINE) ALCOHOLIC
BEVERAGE CONTROL (ABC) LICENSE FOR A TOBACCO
RETAIL STORE LOCATED AT 2233 WEST BALBOA BLVD
(PA2023-0032)
THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1.An application was filed by Glocal 4T, INC. dba Tanar’s Tobacco, with respect to
property located at 2233 West Balboa Boulevard, and legally described as Parcel 1 of
Parcel Map No. 2007-146, requesting approval of a minor use permit.
2.The applicant requests a minor use permit to allow a Type 20 (Off-Sale Beer & Wine)
Alcoholic Beverage Control (ABC) license at an existing tobacco retail store. The Type
20 (Off-Sale Beer & Wine) ABC license would allow the existing retail business to sell
beer and wine for off-site consumption. No other changes to the operation are requested
and no construction is proposed. No on-site consumption of alcohol is proposed as part
of the project.
3.The subject property is designated Mixed-Use Water 2 (MU-W2) by the General Plan
Land Use Element and is located within the Mixed-Use Water (MU-W2) Zoning District.
4.The subject property is located within the coastal zone. The Coastal Land Use Plan
category is Mixed-Use Water Related (MU-W) and it is located within the Mixed-Use
Water (Mixed-Use Water) Coastal Zone District. The project does not represent an
intensification of use from the existing tobacco shop and is not considered
“development”, therefore, a coastal development permit is not required.
5.A public hearing was held on May 30, 2024, online via Zoom. A notice of time, place and
purpose of the hearing was given in accordance with the Newport Beach Municipal
Code (NBMC). Evidence, both written and oral, was presented to, and considered by,
the Zoning Administrator at this hearing.
SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION.
A project which a public agency rejects or disapproves is statutorily exempt and not subject to
review under the California Environmental Quality Act (CEQA) pursuant to Article 18, Section
15270 (Projects Which Are Disapproved) of the CEQA Guidelines, California Code of
Regulations, Title 14, Division 6, Chapter 3.
6
Zoning Administrator Resolution No. ZA2024-###
Page 2 of 3
10-18-21
SECTION 3. REQUIRED FINDINGS.
In reviewing a request for a minor use permit for an establishment that sells alcohol, the
review authority must make the findings in Section 20.52.020 (F) (Conditional Use Permits
and Minor Use Permits – Findings and Decision) and Section 20.48.030(C)(3) (Alcohol Sales
–Required Findings) of the NBMC. In this case, the Zoning Administrator has determined the
request cannot be granted for the following reasons:
1.The property is located on the peninsula within the McFadden Square area in the
Mixed-Use Water 2 (MU-W2) Zoning District of the NBMC and is designated MU-W2
of the Land Use Element of the General Plan. The surrounding properties are
developed with both commercial and residential uses. There are 19 establishments
with on-sale ABC licenses within the McFadden Square area which is considered an
area that is significantly oversaturated with ABC licenses.
2.The Newport Beach Police Department (NBPD) reviewed the proposed application on
October 10, 2023, and does not support the request due to the high concentration of
existing ABC Licenses in this area.
3.The NBPD reviewed the proposed application again on May 13, 2024, to reevaluate
the business after they made significant positive changes. For example, during the
applicant’s ABC License process, ABC Agents discovered the applicant was selling
items considered to be drug paraphernalia under Section 24200.6 of the Business &
Profession Code. Whereas, during a recent site visit, the business was compliant with
all laws and all drug paraphernalia had been removed. Although the applicant
addressed an objectionable condition of the business, the NBPD continues to not
support the project due to the location’s undue concentration pertaining to on-sale and
off-sale alcohol licenses.
4.The property is located in the NBPD Reporting District 15 (RD 15), which is the highest
crime area in Newport Beach with significant quality-of-life concerns for the residents,
as well as the Police Department. The NBPD is required to report offenses of criminal
homicide, forcible rape, robbery, aggravated assault, burglary, larceny, theft, and
motor vehicle theft, combined with all arrests for other crimes, both felonies and
misdemeanors (except traffic citations) to the Department of ABC. These figures make
up the “Crime Count.” RD 15’s ABC crime count is 914, which is 805% over the
Citywide average crime count of 118. Since this area has at least a 20% greater
number of reported crimes than the citywide average number of reported crimes, the
area is found to have undue concentration. In comparison, nearby RD 13 is 226%
above the citywide average, RD 16 is 94% above, and RD 25 is 111% above.
5.The property is located within census tract 0635.00 that has six off-sale licenses and a
per capita ratio of one off-sale license for every 823 residents. Per the Business and
Professions code, this ratio must be compared to the per capita ratio of Orange
County of one off-sale license for every 1,730 residents. Since the area’s ratio
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Zoning Administrator Resolution No. ZA2024-###
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10-18-21
exceeds the ratio of retail licenses to population in the county, the area is deemed to
have an undue concentration of off-sale alcohol licenses.
6.The project would increase the burden on police resources and exacerbate current
quality-of-life challenges for residents, visitors, and businesses, and would generate
additional public safety concerns in RD 15.
7.Due to the type of ABC license requested, the NBPD would be required to submit a
determination of Public Convenience or Necessity (PCN) to demonstrate that the
business operation will provide a benefit to the surrounding community. Approval of a
minor use permit would indicate that the City deems this business as a benefit to the
community and, therefore, serves as a PCN.
8.The property is adjacent to residential uses across the street along 23rd Street and the
West Oceanfront alley. Additionally, the property is located approximately 270-feet
from the beach and the addition of a Type 20 ABC license would not be appropriate
within proximity to these uses.
9.Due to the adjacent residential developments, proximity to the beach, and over
concentration of off-sale alcohol licenses in the area, the request to add a Type 20
ABC License to the tobacco store would be detrimental to the harmonious and orderly
growth of the City, and would endanger, jeopardize, or otherwise constitute a hazard
to the public convenience, health, interest, safety, or general welfare of persons
residing or working in the neighborhood of the proposed use.
NOW, THEREFORE, BE IT RESOLVED:
1.The Zoning Administrator of the City of Newport Beach hereby finds this project is
statutorily exempt from CEQA under Article 18, Section 15270 (Projects Which Are
Disapproved) of the CEQA Guidelines, California Code of Regulations, Title 14, Division
6, Chapter 3.
2.The Zoning Administrator of the City of Newport Beach hereby denies the Minor Use
Permit filed as PA2023-0032.
3.This action shall become final and effective 14 days following the date this Resolution
was adopted unless within such time an appeal or call for review is filed with the
Community Development Director in accordance with the provisions of Title 20
(Planning and Zoning), of the Newport Beach Municipal Code.
PASSED, APPROVED, AND ADOPTED THIS 30TH DAY OF MAY 2024.
_____________________________________
Benjamin M. Zdeba, AICP, Zoning Administrator
8
Attachment No. ZA 2
Vicinity Map
9
VICINITY MAP
Minor Use Permit
PA2023-0032
2233 West Balboa Boulevard
Subject Property
10
Attachment No. ZA 3
Police Department Memorandum dated
October 10, 2023
11
NEWPORT BEACH POLICE DEPARTMENT
DETECTIVE DIVISION
MEMORANDUM
TO: Jenny Tran, Assistant Planner
FROM: Wendy Joe, Police Civilian Investigator
DATE: October 10, 2023
SUBJECT: Tanars Tobacco
2233 West Balboa Blvd.
PA2023-0032
At your request, the Police Department has reviewed the project application for Tanars Tobacco,
located at 2233 West Balboa Blvd, Newport Beach. Per the project description, the applicant is
seeking a minor use permit to add a Type 20 (Off-Sale Beer & Wine) Alcohol Beverage Control
License. No changes are proposed to the current operating hours of 9 a.m. to 9 p.m., daily
Statistical Data and Public Convenience or Necessity
Attached is a summary report which provides detailed statistical information related to alcohol
establishments in and around the applicant’s proposed place of business at 2233 West Balboa
Blvd.
Business and Professions Code §23958.4 finds “undue concentration” for an applicant premises
in two ways: 20% higher crime (with an alcohol nexus) in a Reporting District as compared to
the City-wide average, or an over-saturation of alcohol licenses in a census tract compared to
the county.
Crime Statistics in and around Reporting District 15:
The Police Department divides the City into areas referred to as Reporting Districts. This allows
the Police Department to compile statistical data, as well as better communicate officer locations
while policing. The proposed applicant location is within Reporting District (RD) 15 which
stretches from 20th Street to 37th Street along the Newport Beach Peninsula.
Per Business and Professions Code §23958.4, the Police Department is required to report
offenses of criminal homicide, forcible rape, robbery, aggravated assault, burglary, larceny, theft,
and motor vehicle theft, combined with all arrests for other crimes, both felonies and
misdemeanors (except traffic citations) to the Department of Alcoholic Beverage Control (ABC).
These figures make up the “Crime Count” which is indicated on the attached statistical data form.
RD 15 is our highest crime area in Newport Beach with significant quality-of-life concerns for the
residents, as well as the Police Department. The Reporting District’s ABC Crime Count is 914,
805% over the City-wide Crime Count average of 118. Since this area has a 20% greater number
of reported crimes than the average number of reported crimes as determined from all crime
Reporting Districts within the City, the area is found to have undue concentration. In comparison, 12
Tanars Tobacco
PA2023-0032
2
neighboring RD 13 (9th Street to 20th Street) is 226% higher than the City-wide average, RD 16
(37th Street to 54th Street) is 94% higher, and RD 25 (North of West Coast Hwy between Newport
Blvd. and Irvine Ave.) is 111% higher. Of 38 Reporting Districts in Newport Beach, we reported
12 to ABC as high-crime areas.
The highest volume crime in this area is aggravated assault. The highest volume arrest in the
area is Disorderly Conduct. In this Reporting District, 37% of all arrests are directly attributed to
alcohol use: Public Intoxication, DUI, or liquor law violations. In comparison, that figure is 23%
in RD 13, 19% in RD 16, and 25% in RD 25.
This location meets the legal criteria for undue concentration pertaining to crime (B&P §23958.4)
with a nexus to alcohol.
Alcohol License Statistics in and around Census Tract 0635.00:
The applicant premise is located within census tract 0635.00. This census tract has an
approximate population of 4,938 residents with 65 active on-sale alcohol licenses. That is a per
capita ratio of 1 on-sale license for every 76 residents making this area heavily saturated with
on-sale alcohol establishments. In comparison, the per capita ratio in Orange County is 1 on-
sale license for every 822 residents.
This application requests an off-sale license. This census tract has 6 off-sale licenses and a per
capita ratio of 1 off-sale license for every 823 residents. Per the Business and Professions code,
we must compare this per capita ratio to Orange County’s off-sale per capita ratio of 1 license
for every 1,730, residents. Since the area’s ratio exceeds the ratio of retail licenses to population
in the county, the area is deemed to have an undue concentration of off-sale alcohol licenses.
This location meets the legal criteria for undue concentration pertaining to on-sale and off-sale
alcohol licenses (B&P §23958.4).
Discussion and Recommendations
It is the Police Department’s opinion that this project would increase the burden on police
resources in RD 15. Added access to alcohol in the immediate area would increase current
quality of life challenges for the residents, visitors, and businesses, and would generate
additional public safety concerns in this already impacted Reporting District. Those public safety
concerns include crimes typically associated with alcohol consumption: vandalism, assault,
public intoxication, driving under the influence, urinating in public, fighting, noise violations and
sexual assault.
This particular neighborhood of RD 15 is significantly over-saturated with ABC establishments.
There are currently 19 on-sale ABC Establishments within the McFadden Square area from the
Newport Pier to 23rd Street.
There are four off-sale establishments that service the citizens in the immediate area:
Pavilions at 32nd and Newport Blvd.
Sportsman Liquor at 26th and Newport Blvd.
7-Eleven at 20th and Balboa Blvd.
13
Tanars Tobacco
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Fry’s Market at 15th and Balboa Blvd.
Due to the type of ABC license being requested and the presence of undue concentration, ABC
will require the Police Department to submit a determination of Public Convenience or Necessity
(PCN) prior to approval of the ABC license. PCN is demonstrated when the business operation
provides some kind of benefit to the surrounding community. Approval of a use permit will
indicate that the City of Newport Beach deems this business as a benefit to the community and
therefore serves as a Public Convenience or Necessity. The Chief of Police will submit written
documentation of that determination.
During the applicant’s ABC license process, ABC Agents discovered the applicant was selling
items considered to be drug paraphernalia under Section 24200.6 of the Business & Professions
Code. Those items include but are not limited to bongs and pipes. The business was notified of the
law and is required to remove such items.
RECOMMENDED CONDITIONS OF APPROVAL
The Police Department does not support this application. However, should this application be
approved, the Police Department requests the following conditions be imposed.
1.The Alcoholic Beverage Control License shall be limited to a Type 20 (Off-Sale Beer and
Wine). Any substantial change in the ABC license type shall require subsequent review
and potential amendment of the Use Permit.
2.The applicant shall comply with all federal, state, and local laws, and all conditions of the
Alcoholic Beverage License. Material violation of any of those laws or conditions in
connection with the use is a violation and may be cause for revocation of the use permit.
3.All owners, managers and employees selling alcoholic beverages shall undergo and
successfully complete a certified training program in responsible methods and skills for
selling alcoholic beverages within 60 days of hire. This training must be updated every 3
years regardless of certificate expiration date. The certified program must meet the
standards of the certifying/licensing body designated by the State of California. The
establishment shall comply with the requirements of this section within 60 days of
approval. Records of each owner’s manager’s and employee’s successful completion of
the required certified training program shall be maintained on the premises and shall be
presented upon request by a representative of the City of Newport Beach.
4.No alcoholic beverages shall be consumed on any property adjacent to the licensed
premises under the control of the licensee.
5.No alcoholic beverages shall be sold between the hours of 9:00 p.m. and 9:00 a.m.
6.Patrons shall be required to show valid identification to verify age at the point of sale for
alcohol.
7.Open container beer or wine sales are prohibited.
8.No person under the age of 21 shall sell or deliver alcoholic beverages.
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Tanars Tobacco
PA2023-0032
4
9.The exterior of the business shall be maintained free of litter and graffiti at all times. The
owner or operator shall provide for daily removal of trash, litter, and debris from the
premises and on all abutting sidewalks within 20 feet of the premises. Graffiti shall be
removed within 48 hours of written notice from the City.
10.The applicant shall post and maintain a professional quality sign facing the premise’s parking
lot that reads:
NO LOITERING, NO LITTERING,
NO DRINKING OF ALCOHOL BEVERAGES
VIOLATORS ARE SUBJECT TO ARREST
11.The operator of the facility shall be responsible for the control of noise generated by the
subject facility. All noise generated by the proposed use shall comply with the provisions
of Chapter 10.26 and other applicable noise control requirements of the Newport Beach
Municipal Code.
12.The applicant shall maintain a security recording system with a 30-day retention and make
those recording available to police upon request.
13.The applicant must not retain or sell any items considered to be drug paraphernalia under
Section 24200.6 of the Business & Professions Code.
If you have any questions as to the content of this memorandum, please contact Investigator
Wendy Joe at (949)644-3705 or wjoe@nbpd.org.
Wendy Joe
Police Civilian Investigator, Special Investigations Unit
15
CITATIONS
GROUP A
OFFENSES
GROUP B
OFFENSES
CRIME
RATE
HIGHEST
VOLUME
ALL
ARRESTS
DUI
ALCOHOL
PUBLIC
INTOXICATION LIQUOR LAW HIGHEST
VOLUME
ALCOHOL
RELATED
2233 W. Balboa Blvd.
Suite 108 19 3 0 N/A N/A 0 0 0 0 N/A 0
Subject RD:
RD15 8,707 547 275 19,591.69 AGGRAVATED
ASSAULT 453 53 113 1 DISORDERLY
CONDUCT 102
Adjacent RD:
RD13 4,674 246 74 14,918.13 THEFT/LARCENY 167 5 32 1 NARCOTICS 36
Adjacent RD:
RD16 3,198 155 46 6,551.14 THEFT/LARCENY 94 4 14 0 NARCOTICS 47
Adjacent RD:
RD25 3,390 174 58 6,194.38 THEFT/LARCENY 83 14 7 0 NARCOTICS 6
Newport Beach 101,169 5,103 1,434 5,886.22 THEFT/LARCENY 2,732 291 339 7 NARCOTICS 312
Subject:Population ON-SALE
Licenses
ON-SALE License
Per Capita
OFF-SALE
Licenses
OFF-SALE License
Per Capita
TOTAL RETAIL
LICENSES
TOTAL RETAIL
LICENSES PER
CAPITA Subject:
CRIME
COUNT
DIFF FROM
AVG
%DIFF FROM
AVG
2233 W. Balboa Blvd.
Suite 108 N/A 1 N/A 0 N/A 1 N/A 2233 W. Balboa
Blvd. Suite 108 3 N/A N/A
Subject Census
Tract: 635 4,938 65 76 6 823 71 70 Subject RD:
RD15 914 +796 +675%
Adjacent Census
Tract: 628 3,806 26 146 5 761 31 123 Adjacent RD:
RD13 385 +267 +226%
Adjacent Census
Tract: 636.03 6,450 6 1,075 5 1,290 11 586 Adjacent RD:
RD16 229 +111 +94%
Adjacent Census
Tract: 634 4,776 17 281 0 0 17 281 Adjacent RD:
RD25 249 +131 +111%
Newport Beach 86,694 279 311 66 1,314 345 251 Newport
Beach 4,484
Orange County 3,186,989 3,876 822 1,842 1,730 5,718 557
All Population figurs taken from 2020 US Census. Per BP 23958.4, the "ABC Crime Count" includes offenses of criminal homicide, forcible rape, robbery, aggravated assault, burglary, larceny, theft, and motor vehicle theft, combined with all arrests
for other crimes, both felonies and misdemeanors (except traffic citations).
Summary for Tanars Tobacco at 2233 W. Balboa Blvd. Suite 108 (RD15)
Subject:
DISPATCH
EVENTS
ACTIVE RETAIL ABC LICENSES
ARRESTS
This report reflects City of Newport Beach data for 2022. The NIBRS Group A Offense category is made up of 49 offenses used to report crimes committed within a law enforcement agency's jurisdiction. NIBRS Group B Offenses are less serious
offenses that require an arrest to be reportable. Crime Rate refers to the number of Group A Crimes per 100,000 people.
RD Average = 118
ABC CRIME COUNT
REPORTED CRIMES
CHIEF JOSEPHL. CARTWRIGHT
Newport Beach Police Department
2023 Crime and Alcohol-Related Statistics
as of 07/18/2023
16
Attachment No. ZA 4
Police Department Memorandum dated
May 13, 2023
17
NEWPORT BEACH POLICE DEPARTMENT
DETECTIVE DIVISION
MEMORANDUM
TO: Jenny Tran, Assistant Planner
FROM: Wendy Joe, Police Civilian Investigator
DATE: May 13, 2024
SUBJECT: Tanars Tobacco
2233 West Balboa Blvd.
PA2023-0032
At your request, the Police Department has reviewed the project application for Tanars Tobacco,
located at 2233 West Balboa Blvd, Newport Beach. Per the project description, the applicant is
seeking a minor use permit to add a Type 20 (Off-Sale Beer & Wine) Alcohol Beverage Control
License. No changes are proposed to the current operating hours of 9 a.m. to 9 p.m., daily
Statistical Data and Public Convenience or Necessity
Attached is a summary report which provides detailed statistical information related to alcohol
establishments in and around the applicant’s proposed place of business at 2233 West Balboa
Blvd.
Business and Professions Code §23958.4 finds “undue concentration” for an applicant premises
in two ways: 20% higher crime (with an alcohol nexus) in a Reporting District as compared to
the City-wide average, or an over-saturation of alcohol licenses in a census tract compared to
the county.
Crime Statistics in and around Reporting District 15:
The Police Department divides the City into areas referred to as Reporting Districts. This allows
the Police Department to compile statistical data, as well as better communicate officer locations
while policing. The proposed applicant location is within Reporting District (RD) 15 which
stretches from 20th Street to 37th Street along the Newport Beach Peninsula.
Per Business and Professions Code §23958.4, the Police Department is required to report
offenses of criminal homicide, forcible rape, robbery, aggravated assault, burglary, larceny, theft,
and motor vehicle theft, combined with all arrests for other crimes, both felonies and
misdemeanors (except traffic citations) to the Department of Alcoholic Beverage Control (ABC).
These figures make up the “Crime Count” which is indicated on the attached statistical data form.
RD 15 is our highest crime area in Newport Beach with significant quality-of-life concerns for the
residents, as well as the Police Department. The Reporting District’s ABC Crime Count is 914,
805% over the City-wide Crime Count average of 118. Since this area has a 20% greater number
of reported crimes than the average number of reported crimes as determined from all crime
Reporting Districts within the City, the area is found to have undue concentration. In comparison, 18
Tanars Tobacco
PA2023-0032
2
neighboring RD 13 (9th Street to 20th Street) is 226% higher than the City-wide average, RD 16
(37th Street to 54th Street) is 94% higher, and RD 25 (North of West Coast Hwy between Newport
Blvd. and Irvine Ave.) is 111% higher. Of 38 Reporting Districts in Newport Beach, we reported
12 to ABC as high-crime areas.
The highest volume crime in this area is aggravated assault. The highest volume arrest in the
area is Disorderly Conduct. In this Reporting District, 37% of all arrests are directly attributed to
alcohol use: Public Intoxication, DUI, or liquor law violations. In comparison, that figure is 23%
in RD 13, 19% in RD 16, and 25% in RD 25.
This location meets the legal criteria for undue concentration pertaining to crime (B&P §23958.4)
with a nexus to alcohol.
Alcohol License Statistics in and around Census Tract 0635.00:
The applicant premise is located within census tract 0635.00. This census tract has an
approximate population of 4,938 residents with 65 active on-sale alcohol licenses. That is a per
capita ratio of 1 on-sale license for every 76 residents making this area heavily saturated with
on-sale alcohol establishments. In comparison, the per capita ratio in Orange County is 1 on-
sale license for every 822 residents.
This application requests an off-sale license. This census tract has 6 off-sale licenses and a per
capita ratio of 1 off-sale license for every 823 residents. Per the Business and Professions code,
we must compare this per capita ratio to Orange County’s off-sale per capita ratio of 1 license
for every 1,730, residents. Since the area’s ratio exceeds the ratio of retail licenses to population
in the county, the area is deemed to have an undue concentration of off-sale alcohol licenses.
This location meets the legal criteria for undue concentration pertaining to on-sale and off-sale
alcohol licenses (B&P §23958.4).
Discussion and Recommendations
The PD does not support this project due to the location’s undue concentration. However, it is
important to acknowledge that since the original application, the business has made significant
positive changes. For example, during the applicant’s ABC license process, ABC Agents
discovered the applicant was selling items considered to be drug paraphernalia under Section
24200.6 of the Business & Professions Code. Those items included but are not limited to bongs and
pipes. During a recent site visit, the business was compliant with all laws and all drug paraphernalia
had been removed.
It is the Police Department’s opinion that this project would increase the burden on police
resources in RD 15. Added access to alcohol in the immediate area would increase current
quality of life challenges for the residents, visitors, and businesses, and would generate
additional public safety concerns in this already impacted Reporting District. Those public safety
concerns include crimes typically associated with alcohol consumption: vandalism, assault,
public intoxication, driving under the influence, urinating in public, fighting, noise violations and
sexual assault.
19
Tanars Tobacco
PA2023-0032
3
This particular neighborhood of RD 15 is significantly over-saturated with ABC establishments.
There are currently 19 on-sale ABC Establishments within the McFadden Square area from the
Newport Pier to 23rd Street.
There are four off-sale establishments that service the citizens in the immediate area:
Pavilions at 32nd and Newport Blvd.
Sportsman Liquor at 26th and Newport Blvd.
7-Eleven at 20th and Balboa Blvd.
Fry’s Market at 15th and Balboa Blvd.
Due to the type of ABC license being requested and the presence of undue concentration, ABC
will require the Police Department to submit a determination of Public Convenience or Necessity
(PCN) prior to approval of the ABC license. PCN is demonstrated when the business operation
provides some kind of benefit to the surrounding community. Approval of a use permit will
indicate that the City of Newport Beach deems this business as a benefit to the community and
therefore serves as a Public Convenience or Necessity. The Chief of Police will submit written
documentation of that determination.
RECOMMENDED CONDITIONS OF APPROVAL
Should this application be approved, the Police Department requests the following conditions be
imposed.
1.The Alcoholic Beverage Control License shall be limited to a Type 20 (Off-Sale Beer and
Wine). Any substantial change in the ABC license type shall require subsequent review
and potential amendment of the Use Permit.
2.The applicant shall comply with all federal, state, and local laws, and all conditions of the
Alcoholic Beverage License. Material violation of any of those laws or conditions in
connection with the use is a violation and may be cause for revocation of the use permit.
3.All owners, managers and employees selling alcoholic beverages shall undergo and
successfully complete a certified training program in responsible methods and skills for
selling alcoholic beverages within 60 days of hire. This training must be updated every 3
years regardless of certificate expiration date. The certified program must meet the
standards of the certifying/licensing body designated by the State of California. The
establishment shall comply with the requirements of this section within 60 days of
approval. Records of each owner’s manager’s and employee’s successful completion of
the required certified training program shall be maintained on the premises and shall be
presented upon request by a representative of the City of Newport Beach.
4.No alcoholic beverages shall be consumed on any property adjacent to the licensed
premises under the control of the licensee.
5.No alcoholic beverages shall be sold between the hours of 9:00 p.m. and 9:00 a.m.
20
Tanars Tobacco
PA2023-0032
4
6.Patrons shall be required to show valid identification to verify age at the point of sale for
alcohol.
7.Open container beer or wine sales are prohibited.
8.No person under the age of 21 shall sell or deliver alcoholic beverages.
9.The exterior of the business shall be maintained free of litter and graffiti at all times. The
owner or operator shall provide for daily removal of trash, litter, and debris from the
premises and on all abutting sidewalks within 20 feet of the premises. Graffiti shall be
removed within 48 hours of written notice from the City.
10.The applicant shall post and maintain a professional quality sign facing the premise’s parking
lot that reads:
NO LOITERING, NO LITTERING,
NO DRINKING OF ALCOHOL BEVERAGES
VIOLATORS ARE SUBJECT TO ARREST
11.The operator of the facility shall be responsible for the control of noise generated by the
subject facility. All noise generated by the proposed use shall comply with the provisions
of Chapter 10.26 and other applicable noise control requirements of the Newport Beach
Municipal Code.
12.The applicant shall maintain a security recording system with a 30-day retention and make
those recording available to police upon request.
13.The applicant must not retain or sell any items considered to be drug paraphernalia under
Section 24200.6 of the Business & Professions Code.
If you have any questions as to the content of this memorandum, please contact Investigator
Wendy Joe at (949)644-3705 or wjoe@nbpd.org.
Wendy Joe
Police Civilian Investigator, Special Investigations Unit
21
Attachment No. ZA 5
Floor Plan
22
23
24
Community Development Department
CITY OF NEWPORT BEACH
COMMUNITY DEVELOPMENT DEPARTMENT
100 Civic Center Drive
Newport Beach, California 92660
949 644-3200
newportbeachca.gov/communitydevelopment
Memorandum
To: Zoning Administrator
From: Jenny Tran, Assistant Planner
Date: May 29, 2024
Re: Item No. 2: Tanar’s Tobacco Minor Use Permit
________________________________________________________________
The applicant is requesting the Zoning Administrator considering the Draft
Resolution for Approval as prepared by the applicant as well as six Resolutions
that have been previously approved.
Enc: Draft Resolution for Approval
Resolution No. 2021-026
Resolution No. 2021-031
Resolution No. 2021-057
Resolution No. 2022-024
Resolution No. 2022-025
Resolution No. 2022-046
Zoning Administrator - May 30, 2024
Item No. 2a - Additional Materials Received After Deadline
Tanar's Tobacco Minor Use Permit (PA2023-0032)
[DRAFT RESOLUTION FOR APPROVAL PREPARED BY APPLICANT]
Zoning Administrator Resolution No. ZA2024-###
Page 3 of 3
SECTION 3. REQUIRED FINDINGS.
In reviewing a request for a minor use permit for an establishment that sells alcohol, the
review authority must make the findings in Section 20.52.020 (F) (Conditional Use Permits
and Minor Use Permits – Findings and Decision) and Section 20.48.030(C)(3) (Alcohol Sales
–Required Findings) of the NBMC. In this case, the Zoning Administrator has determined the
request can be granted for the following reasons:
In accordance with Section 20.48.030 (Alcohol Sales) of the Newport Beach Municipal Code
(NBMC), the following findings and facts in support of the findings for a use permit are set forth:
Facts in Support of Finding
In finding that the proposed use is consistent with Section 20.48.030 (Alcohol Sales) of the
Zoning Code, the following criteria must be considered:
i.The crime rate in the reporting district and adjacent reporting districts as
compared to other areas in the City.
1.The crime rate in the subject reporting district (RD 15) as well as two (2)
of the three (3) adjacent RDs (Reporting Districts) are over the City average.
RD 15 contains the large commercial shopping centers known as The Landing
at 32nd Street and Balboa Boulevard and much of Via Lido and Balboa
Boulevard; and McFadden Square Area in the Mixed-Use Water 2 (MU-W2)
Zoning District of the NBMC and is designated MU-W2 of the Land Use
Element of the General Plan. The surrounding properties are developed with
both commercial and residential uses. There are 19 establishments with on-
sale ABC licenses within the McFadden Square area alone, and 61 total on-
sale licenses for census tract 0635.00. Per ABC guidelines a total of 6 on-sale
licenses are allowed, with the city having approved 55 over the allowable
number of on-sale licenses despite RD15’s high crime rate. Despite the high
crime rate, the City has regularly recognized, and does so again here, the
purpose of the Zoning of these beach areas is to provide various commercial
and retail uses to support the surrounding residential area as well as the
surrounding tourist destinations. Therefore, these beach areas with a higher
concentration of commercial land uses tend to have a higher crime rate than
adjacent RDs.
ii.The numbers of alcohol-related calls for service, crimes, or arrests in the reporting
district and in adjacent reporting districts.
1.Due to the high concentration of commercial land uses, the calls for service
and number of arrests are greater than adjacent RDs. Additionally, this is the
beach area that is considered one of the most significant tourist areas of the
City.
iii.The proximity of the establishment to residential zoning districts, day care centers,
Zoning Administrator - May 30, 2024
Item No. 2a - Additional Materials Received After Deadline
Tanar's Tobacco Minor Use Permit (PA2023-0032)
[DRAFT RESOLUTION FOR APPROVAL PREPARED BY APPLICANT]
Zoning Administrator Resolution No. ZA2024-###
Page 3 of 3
hospitals, park and recreation facilities, places of worship, schools, other similar
uses, and any uses that attract minors.
1.The subject property is located in a mixed-use district with some nearby
residential development is permitted. Residents within the prescribed area in
the code were notified of the applicant’s request and no objections or protests to
the application have been received.
2.The nearest place of recreation, the beach, is located approximately one
half 270 feet to the west. There are no nearby churches, parks or schools
within 1,500 feet, and substantially separated from the Property by commercial
properties and residential properties.
3.Balboa Peninsula, to include McFadden Square, is generally characterized by a
high number of visitors, in which commercial and residential zoning districts are
located in close proximity to one another. This location in McFadden Square
has greater distance from sensitive land uses than other commercial areas.
iv.The proximity to other establishments selling alcoholic beverages for either off-site or
on-site consumption.
1.The McFadden Square was constructed to accommodate multiple restaurants, retail,
and commercial establishments. In fact, McFadden Square alone has 19 on-sale
liquor licenses associated with restaurant and bar uses. These on-sale locations
provide a different service and amenity than that being requested by the applicant.
Moreover, there are limited off-sale locations providing the products and amenities
offered by this applicant, with the closest similar type off-sale license operating 0.2
miles away across the main arterial thoroughfare of Balboa Boulevard. Therefore
the addition of the requested Type 20 license off-sale will add an additional public
convenience and serve the necessity of the surrounding area, its residents,
employees, visitors, guests and tourists.
2.Due to the type and operation of the applicant, which is conditioned to close at 9 pm
and the incorporation of additional conditions to prevent or mitigate any potential
public safety concerns the proximity to other establishments does not appear to
create a foreseeable harm.
v.Whether or not the proposed amendment will resolve any current
objectionable conditions
1.The existing commercial building has been occupied by applicant, which has
operated as a general convenience and tobacco establishment since 2011.
Applicant has operated at the location for the entirety of its existence, and has
done so without a single citation or other formal regulatory or administrative action,
to include but not be limited to code enforcement, tobacco permit, or other
violations. Applicant’s request to add a very limited offering of beer and wine will
not result in any objectionable conditions. In addition the facts have shown that
applicant has immediately addressed and resolved objectionable conditions
initially noted by Newport Beach PD and is and continues to act responsibly in
ensuring no objectionable conditions exist or will exist at the subject site.
Zoning Administrator - May 30, 2024
Item No. 2a - Additional Materials Received After Deadline
Tanar's Tobacco Minor Use Permit (PA2023-0032)
[DRAFT RESOLUTION FOR APPROVAL PREPARED BY APPLICANT]
Zoning Administrator Resolution No. ZA2024-###
Page 3 of 3
2.The Project has been reviewed and conditioned to help ensure that the purpose
and intent of Section 20.48.030 (Alcohol Sales) of the NBMC is maintained and
that a healthy environment for residents and businesses is preserved. The off-
sale of alcohol is intended for the convenience of the to- go goods that are often
purchased. Operational conditions of approval recommended by the Police
Department relative to the sale of alcoholic beverages will ensure compatibility
with the surrounding uses and minimize alcohol-related impacts. All employees
serving alcohol will be required to complete a certified training program in
responsible methods and skills for selling alcoholic beverages, as required by
the State of California.
3.Offering limited off-sale alcohol sales will complement and provide
convenience to existing customers. The operations will not be objectionable
given the proposed hours of operation, license type, and location of the use.
The resolution includes conditions of approval to limit objectionable conditions
related to the operation of the establishment.
vi.The use is consistent with the General Plan and any applicable specific plan;
1.The General Plan designates the site as Mixed-Use Water 2 (MU-W2) which
applies to areas where it is the intent to establish waterfront locations in which
marine-related uses are intermixed with commercial service use and residential.
2.The proposed alcohol services are consistent with the MU-W2 designation as it is
intended to serve nearby residents, the surrounding community, and visitors to
the City of Newport Beach.
3.Several mixed-use structures including visitor serving commercial such as eating
and drinking establishments with alcohol service uses exist nearby and are
complementary to the surrounding commercial and residential uses.
4.The subject property is not part of a specific plan area.
vii.The use is allowed within the applicable zoning district and complies with all other
applicable provisions of this Zoning Code and the Municipal Code;
1.The property is designated by the Zoning Code as Mixed-Use Water (MU-W2),
which applies to areas where it is the intent for waterfront properties in which marine-
related uses may be intermixed with general commercial, visitor-serving
commercial and residential dwelling units on the upper floors. The proposed
addition of alcohol of sales to the existing establishment requires a minor use
permit pursuant to Newport Beach Municipal Code Section 20.22.020 (Mixed- Use
Zoning Districts Land Uses and Permit Requirements). The property is located
approximately 270 feet from a residential zoning district.
2.The existing establishment as a by-right use and is not conditioned by the City.
While the establishment, is governed by general laws and regulations, there is no
existing CUP or resolution that otherwise conditions the current use and/or
operations. With the approval herein, the subject site will be significantly
Zoning Administrator - May 30, 2024
Item No. 2a - Additional Materials Received After Deadline
Tanar's Tobacco Minor Use Permit (PA2023-0032)
[DRAFT RESOLUTION FOR APPROVAL PREPARED BY APPLICANT]
Zoning Administrator Resolution No. ZA2024-###
Page 3 of 3
conditioned, to include limiting hours of operation. (9:00 a.m. to 9:00 p.m., daily) to
insure compatible and compliance with the surrounding while providing public
convenience and necessity to nearby residents, visitors, employees and the
general public.
3.As conditioned, the proposed project will comply with Zoning Code standards for
eating and drinking establishments.
viii.The design, location, size, and operating characteristics of the use are compatible with
the allowed uses in the vicinity;
1.The existing establishment consists of approximately 800 square feet. No physical
change, alterations or excision of the premises is proposed.
2.The hours of operation will be restricted to the hours between 9:00 a.m. and 9:00
p.m., daily. These hours are far less than the surrounding businesses in the
commercial area.
3.The subject property is located in a relatively dense commercial area with multiple
uses within a short distance of each other. McFadden Square is conducive to a
significant number of walk-in patrons. On-site parking is available for the subject
property with adequate parking. In addition, there is public parking provided in
the immediate area.
4.The surrounding area contains various, retail and visitor serving commercial uses
including restaurants with alcohol service. Adding the limited off sale alcohol
service to the existing establishment is compatible with the existing and
permitted uses within the area.
5.The operational conditions of approval relative to the sale of alcoholic beverages
will help ensure compatibility with the surrounding uses and minimize
alcohol-related impacts. The project has been conditioned to ensure that the
business remains a restaurant and does not become a bar or tavern.
Additionally, dancing, or live entertainment is not permitted.
6.The existing common trash storage area located approximately 150 feet to the west is
adequate to accommodate the proposed food service use and is conveniently
located where materials can be deposited and collected, and does not impede
parking.
7.The site is physically suitable in terms of design, location, shape, size, operating
characteristics, and the provision of public and emergency vehicle (e.g., fire and
medical) access and public services and utilities; and
8.The existing establishment provides adequate public and emergency vehicle
access, public services, and utilities.
9.The site is accessible from public right of ways and streets.
Zoning Administrator - May 30, 2024
Item No. 2a - Additional Materials Received After Deadline
Tanar's Tobacco Minor Use Permit (PA2023-0032)
[DRAFT RESOLUTION FOR APPROVAL PREPARED BY APPLICANT]
Zoning Administrator Resolution No. ZA2024-###
Page 3 of 3
ix.Operation of the use at the location proposed would not be detrimental to the harmonious
and orderly growth of the City, or endanger, jeopardize, or otherwise constitute a
hazard to the public convenience, health, interest, and safety, or general welfare of
persons residing or working in the neighborhood of the proposed use.
1. The project has been reviewed and includes conditions of approval to ensure that
potential conflicts with the surrounding land uses are minimized to the greatest
extent possible. The limited hours reduce impacts to surrounding land uses and
sufficient parking is available for the existing establishment.
2.The establishment serves the surrounding community in a commercial area
designed for such uses. The additional service of alcohol is provided as a
public convenience and is not uncommon in establishments of this type.
Additionally, the service of alcohol will provide an economic opportunity for the
applicant/operator/property owner to maintain a successful business that is
compatible with the surrounding community.
3.All owners, managers, and employees selling or serving alcohol will be required to
complete a Responsible Beverage Service Certification Program.
SECTION 4. DECISION.
NOW, THEREFORE, BE IT RESOLVED:
1.The Zoning Administrator of the City of Newport Beach hereby finds this project
is categorically exempt from the California Environmental Quality Act pursuant to
Section 15301 under Class 1 (Existing Facilities) of the CEQA Guidelines, California
Code of Regulations, Title 14, Division 6, Chapter 3, because it has no potential to have a
significant effect on the environment.
2.The Zoning Administrator of the City of Newport Beach hereby approves Minor Use
Permit No.2023-0032 subject to the conditions set forth in Exhibit A, which is attached
hereto and incorporated by reference.
3.This action shall become final and effective 14 days following the date this Resolution
was adopted unless within such time an appeal or call for review is filed with the
Community Development Director in accordance with the provisions of Title 20
Planning and Zoning, of the Newport Beach Municipal Code.
PASSED, APPROVED, AND ADOPTED THIS 30th DAY OF MAY, 2024.
Zoning Administrator
Zoning Administrator - May 30, 2024
Item No. 2a - Additional Materials Received After Deadline
Tanar's Tobacco Minor Use Permit (PA2023-0032)
Zoning Administrator - May 30, 2024 Item No. 2a - Additional Materials Received After Deadline Tanar's Tobacco Minor Use Permit (PA2023-0032)
Zoning Administrator - May 30, 2024 Item No. 2a - Additional Materials Received After Deadline Tanar's Tobacco Minor Use Permit (PA2023-0032)
Zoning Administrator - May 30, 2024 Item No. 2a - Additional Materials Received After Deadline Tanar's Tobacco Minor Use Permit (PA2023-0032)
Zoning Administrator - May 30, 2024 Item No. 2a - Additional Materials Received After Deadline Tanar's Tobacco Minor Use Permit (PA2023-0032)
Zoning Administrator - May 30, 2024 Item No. 2a - Additional Materials Received After Deadline Tanar's Tobacco Minor Use Permit (PA2023-0032)
Zoning Administrator - May 30, 2024 Item No. 2a - Additional Materials Received After Deadline Tanar's Tobacco Minor Use Permit (PA2023-0032)
Zoning Administrator - May 30, 2024 Item No. 2a - Additional Materials Received After Deadline Tanar's Tobacco Minor Use Permit (PA2023-0032)
Zoning Administrator - May 30, 2024 Item No. 2a - Additional Materials Received After Deadline Tanar's Tobacco Minor Use Permit (PA2023-0032)
Zoning Administrator - May 30, 2024 Item No. 2a - Additional Materials Received After Deadline Tanar's Tobacco Minor Use Permit (PA2023-0032)
Zoning Administrator - May 30, 2024 Item No. 2a - Additional Materials Received After Deadline Tanar's Tobacco Minor Use Permit (PA2023-0032)
Zoning Administrator - May 30, 2024 Item No. 2a - Additional Materials Received After Deadline Tanar's Tobacco Minor Use Permit (PA2023-0032)
Zoning Administrator - May 30, 2024 Item No. 2a - Additional Materials Received After Deadline Tanar's Tobacco Minor Use Permit (PA2023-0032)
Zoning Administrator - May 30, 2024 Item No. 2a - Additional Materials Received After Deadline Tanar's Tobacco Minor Use Permit (PA2023-0032)
Zoning Administrator - May 30, 2024 Item No. 2a - Additional Materials Received After Deadline Tanar's Tobacco Minor Use Permit (PA2023-0032)
Zoning Administrator - May 30, 2024 Item No. 2a - Additional Materials Received After Deadline Tanar's Tobacco Minor Use Permit (PA2023-0032)
Zoning Administrator - May 30, 2024 Item No. 2a - Additional Materials Received After Deadline Tanar's Tobacco Minor Use Permit (PA2023-0032)
Zoning Administrator - May 30, 2024 Item No. 2a - Additional Materials Received After Deadline Tanar's Tobacco Minor Use Permit (PA2023-0032)
Zoning Administrator - May 30, 2024 Item No. 2a - Additional Materials Received After Deadline Tanar's Tobacco Minor Use Permit (PA2023-0032)
Zoning Administrator - May 30, 2024 Item No. 2a - Additional Materials Received After Deadline Tanar's Tobacco Minor Use Permit (PA2023-0032)
Zoning Administrator - May 30, 2024 Item No. 2a - Additional Materials Received After Deadline Tanar's Tobacco Minor Use Permit (PA2023-0032)
Zoning Administrator - May 30, 2024 Item No. 2a - Additional Materials Received After Deadline Tanar's Tobacco Minor Use Permit (PA2023-0032)
Zoning Administrator - May 30, 2024 Item No. 2a - Additional Materials Received After Deadline Tanar's Tobacco Minor Use Permit (PA2023-0032)
Zoning Administrator - May 30, 2024 Item No. 2a - Additional Materials Received After Deadline Tanar's Tobacco Minor Use Permit (PA2023-0032)
Zoning Administrator - May 30, 2024 Item No. 2a - Additional Materials Received After Deadline Tanar's Tobacco Minor Use Permit (PA2023-0032)
Zoning Administrator - May 30, 2024 Item No. 2a - Additional Materials Received After Deadline Tanar's Tobacco Minor Use Permit (PA2023-0032)
Zoning Administrator - May 30, 2024 Item No. 2a - Additional Materials Received After Deadline Tanar's Tobacco Minor Use Permit (PA2023-0032)
Zoning Administrator - May 30, 2024 Item No. 2a - Additional Materials Received After Deadline Tanar's Tobacco Minor Use Permit (PA2023-0032)
Zoning Administrator - May 30, 2024 Item No. 2a - Additional Materials Received After Deadline Tanar's Tobacco Minor Use Permit (PA2023-0032)
Zoning Administrator - May 30, 2024 Item No. 2a - Additional Materials Received After Deadline Tanar's Tobacco Minor Use Permit (PA2023-0032)
Zoning Administrator - May 30, 2024 Item No. 2a - Additional Materials Received After Deadline Tanar's Tobacco Minor Use Permit (PA2023-0032)
Zoning Administrator - May 30, 2024 Item No. 2a - Additional Materials Received After Deadline Tanar's Tobacco Minor Use Permit (PA2023-0032)
Zoning Administrator - May 30, 2024 Item No. 2a - Additional Materials Received After Deadline Tanar's Tobacco Minor Use Permit (PA2023-0032)
Zoning Administrator - May 30, 2024 Item No. 2a - Additional Materials Received After Deadline Tanar's Tobacco Minor Use Permit (PA2023-0032)
Zoning Administrator - May 30, 2024 Item No. 2a - Additional Materials Received After Deadline Tanar's Tobacco Minor Use Permit (PA2023-0032)
Zoning Administrator - May 30, 2024 Item No. 2a - Additional Materials Received After Deadline Tanar's Tobacco Minor Use Permit (PA2023-0032)
Zoning Administrator - May 30, 2024 Item No. 2a - Additional Materials Received After Deadline Tanar's Tobacco Minor Use Permit (PA2023-0032)
Zoning Administrator - May 30, 2024 Item No. 2a - Additional Materials Received After Deadline Tanar's Tobacco Minor Use Permit (PA2023-0032)
Zoning Administrator - May 30, 2024 Item No. 2a - Additional Materials Received After Deadline Tanar's Tobacco Minor Use Permit (PA2023-0032)
Zoning Administrator - May 30, 2024 Item No. 2a - Additional Materials Received After Deadline Tanar's Tobacco Minor Use Permit (PA2023-0032)
Zoning Administrator - May 30, 2024 Item No. 2a - Additional Materials Received After Deadline Tanar's Tobacco Minor Use Permit (PA2023-0032)
Zoning Administrator - May 30, 2024 Item No. 2a - Additional Materials Received After Deadline Tanar's Tobacco Minor Use Permit (PA2023-0032)
Zoning Administrator - May 30, 2024 Item No. 2a - Additional Materials Received After Deadline Tanar's Tobacco Minor Use Permit (PA2023-0032)
Zoning Administrator - May 30, 2024 Item No. 2a - Additional Materials Received After Deadline Tanar's Tobacco Minor Use Permit (PA2023-0032)
Zoning Administrator - May 30, 2024 Item No. 2a - Additional Materials Received After Deadline Tanar's Tobacco Minor Use Permit (PA2023-0032)
Zoning Administrator - May 30, 2024 Item No. 2a - Additional Materials Received After Deadline Tanar's Tobacco Minor Use Permit (PA2023-0032)
Zoning Administrator - May 30, 2024 Item No. 2a - Additional Materials Received After Deadline Tanar's Tobacco Minor Use Permit (PA2023-0032)
Zoning Administrator - May 30, 2024 Item No. 2a - Additional Materials Received After Deadline Tanar's Tobacco Minor Use Permit (PA2023-0032)
Zoning Administrator - May 30, 2024 Item No. 2a - Additional Materials Received After Deadline Tanar's Tobacco Minor Use Permit (PA2023-0032)
Zoning Administrator - May 30, 2024 Item No. 2a - Additional Materials Received After Deadline Tanar's Tobacco Minor Use Permit (PA2023-0032)
Zoning Administrator - May 30, 2024 Item No. 2a - Additional Materials Received After Deadline Tanar's Tobacco Minor Use Permit (PA2023-0032)
Zoning Administrator - May 30, 2024 Item No. 2a - Additional Materials Received After Deadline Tanar's Tobacco Minor Use Permit (PA2023-0032)
Zoning Administrator - May 30, 2024 Item No. 2a - Additional Materials Received After Deadline Tanar's Tobacco Minor Use Permit (PA2023-0032)
Zoning Administrator - May 30, 2024 Item No. 2a - Additional Materials Received After Deadline Tanar's Tobacco Minor Use Permit (PA2023-0032)
Zoning Administrator - May 30, 2024 Item No. 2a - Additional Materials Received After Deadline Tanar's Tobacco Minor Use Permit (PA2023-0032)
Zoning Administrator - May 30, 2024 Item No. 2a - Additional Materials Received After Deadline Tanar's Tobacco Minor Use Permit (PA2023-0032)
Zoning Administrator - May 30, 2024 Item No. 2a - Additional Materials Received After Deadline Tanar's Tobacco Minor Use Permit (PA2023-0032)
Zoning Administrator - May 30, 2024 Item No. 2a - Additional Materials Received After Deadline Tanar's Tobacco Minor Use Permit (PA2023-0032)
Zoning Administrator - May 30, 2024 Item No. 2a - Additional Materials Received After Deadline Tanar's Tobacco Minor Use Permit (PA2023-0032)
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Zoning Administrator - May 30, 2024 Item No. 2a - Additional Materials Received After Deadline Tanar's Tobacco Minor Use Permit (PA2023-0032)
Zoning Administrator - May 30, 2024 Item No. 2a - Additional Materials Received After Deadline Tanar's Tobacco Minor Use Permit (PA2023-0032)
Zoning Administrator - May 30, 2024 Item No. 2a - Additional Materials Received After Deadline Tanar's Tobacco Minor Use Permit (PA2023-0032)
Zoning Administrator - May 30, 2024 Item No. 2a - Additional Materials Received After Deadline Tanar's Tobacco Minor Use Permit (PA2023-0032)