HomeMy WebLinkAboutTaste of Napa (PA2002-074)etiW"ea CITY OF NEWPORT BEACH Hearing Date: September 5, 2002
, PLANNING DEPARTMENT Agenda Item: 1
m..
" 3300 NEWPORT BOULEVARD Staff Person: Todd M. Weber
NEWPORT BEACH, CA 92658 949- 644 -3209
(949) 644 -3200; FAX (949) 644 -3229 Appeal Period: 14 days after final action
REPORT TO THE PLANNING COMMISSION
PROJECT: Taste of Napa (PA2002 -074)
611 E. Balboa Blvd.
SUMMARY: Request for Use Permit No. 2002 -013 to establish an Alcoholic Beverage
Outlet (A]30) with Type 20 and Type 42 licenses to permit both retail wine
sales and limited, ancillary on -site consumption and wine tasting. The
project also includes a request for a waiver of the off street parking
requirements.
ACTION: Adopt, modify, or deny the applicant's request.
APPLICANT: Andra Sachs, Newport Beach
LOCATION: Southwest comer of the Washington Street and Balboa Boulevard
intersection
Introduction and Project Overview
The request for Taste of Napa was continued from two previous meetings where the Commission
directed staff to research a number of specific points related to the applicant's request and have
the applicant submit a more detailed and accurate floor plan. The Commission was provided with
responses on August 22, 2002 and the applicant submitted a request for a continuance to
complete the plan, The revised plan has now been completed and is attached for the
Commission's review (Attachment 2).
Discussion
The previous floor plan submitted showed a wine bar counter in excess of 25 feet with space for 12
bar stools (seats). The plan also depicted 2 interior tables that could accommodate another 10 seats,
for a total of 22 seats. The wine bar counter or tasting area on the revised plans has been reduced to
allow the installation of a glass display case. The revised plan now shows a wine bar counter
(tasting area) of approximately 14 feet. A total of 13 seats are now proposed: 5 on the wine bar
counter (tasting area) and 8 between the 2 tables proposed. The plans do provide a better illustration
of the display, retail, and storage areas proposed as details are provided on the floor plan, in
elevation form, to give a better idea of their finished appearance once constructed.
The Commission must determine whether the request and floor plan meet with the intent that the
primary use of Taste of Napa will be retail, given the operational characteristics of the project
and the manner in which it can be regulated by conditions of approval. Staff feels that the
previous parking waiver request has been reduced through the 9 -seat reduction in total seats
proposed.
For the Taste of Napa, the applicant is seeking a waiver from any additional off - street parking
requirements associated with the project, as no new or additional parking is proposed. The
building suite as a new retail use would be required to provide 1 parking space per every 350 sq.
ft. of gross floor area. Based upon the 877 sq. ft. size of the unit, 3 spaces would have been
required (figures are always rounded upward per City policy), which complies with past
approvals for the tenant space.
However, Taste of Napa is a different kind of retail use that allows on site tasting and
consumption as ancillary to the main operation of the business. The parking requirement for
`Food & Beverage Sales' uses is 1 space per every 200 sq. ft. of gross floor area, which would
mean 5 required spaces or a net increase of 2 spaces required as a result of the project (i.e., a
parking waiver of 2 spaces). The 13 total seats proposed are more typically associated with
Eating and Drinking Establishments of 1 space per every 3 seats. Again, 5 spaces would be
required for the project, meaning a net increase of 2 spaces required as a result of the project (i.e.,
a parking waiver of 2 spaces). Given the municipal parking lots in the immediate area, a waiver
of 2 spaces appears to be an acceptable request.
It should be noted that the project is seeking the Type 42 license to classify the establishment as
a public premise, which would preclude minors from being permitted. If ABC requires some
additional barrier inside the tenant space that serves to separate the retail areas from the
serving/tasting areas, the item may need to be revisited by the Commission if the ABC
requirement affects the proposed floor plan.
To date, staff has received 3 form letters in opposition to the request from property owners along
Balboa Boulevard (Attachment 4).
Conclusion
Staff believes that the findings for approval of the Use Permit can be made, subject to Planning
Commission concurrence with the revised floor plan. Even with a Type 42 license to establish
the project as a public premise for alcohol consumption, the Police Department feels that if the
project is conditioned properly to limit the overall amount of on -site consumption through
limiting the percentage of sales for on -site consumption, it will act more as a retail use. Staff has
suggested a condition to monitor this aspect of the business' activity in an attempt to ensure the
use doesn't "evolve" into another bar. Based upon all of the factors covered in both reports, staff
believes that the required findings of the ABO can be met.
While the site is not served by ample parking, especially during the busier summer months, the
maximum number of parking spaces waived would be 2. Staff feels that the proposed new use, as
conditioned, does not change the former retail use in a manner to increase parking demand that
cannot be accommodated by the nearby municipal parking facilities and street parking.
Additionally, the waiver request can be supported based upon the conditions of approval attached
to the Use Permit limiting the operational characteristics of the proposed use.
Taste of Napa (PA2002 -074)
September 5, 2002
Page 2 of 3
Recommendation
The Commission has the option to approve, modify or deny the request as proposed. Should the
Commission wish to approve or modify the request, Resolution No. 2002 -_ has been prepared
for adoption and is included as Exhibit No. 1. The conditions of approval have been revised to
reflect the wine only limitation as well the limitation for percentage of on -site consumption.
Submitted by:
PATRICIA L. TEMPLE
Dir
- .
.14 IL!
Exhibits
Prepared by:
TODD M' WEBER
Associate P1
A�
Resolution including findings and revised conditions of approval
2. Findings for denial
3. Revised Floor Plan
4. Letters in opposition to the request
5. August 22nd Planning Commission staff report (recycled)
6. August 8' Planning Commission staff report (recycled)
3
Taste of Napa (PA2002 -074)
September 5, 2002
Page 3 of 3
RESOLUTION NO.
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF NEWPORT BEACH APPROVING USE PERMIT NO.
2002 -013 (PA2002 -074) FOR PROPERTY LOCATED AT 611 E.
BALBOA BOULEVARD
THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH HEREBY FINDS,
RESOLVES AND ORDERS AS FOLLOWS:
Section 1. An application was filed by Ms. Andra Sachs, with respect to property located at
611 E. Balboa Boulevard and legally described as Parcel 6 of PM 221 -30, requesting approval of Use
Permit No. 2002 -013 to authorize the sale of alcoholic beverages for off and on -site consumption at a
retail wine establishment pursuant to the Alcoholic Beverage Outlet Ordinance (ABO).
Section 2. Public hearings were held on August 8, August 22, and September 5, 2002 in the
City Hall Council Chambers, 3300 Newport Boulevard, Newport Beach, California. A notice of time,
place and purpose of the meetings was duly given. Evidence, both written and oral, was presented to and
considered by the Planning Commission at these meeting.
Section 3. The Planning Commission finds as follows:
The proposed location of the retail wine establishment with on -site consumption needing this
use permit, and the proposed conditions under which it would be operated or maintained, is
consistent with the General Plan and the purpose of the of the Specific Plan district in which
the site is located; will not be detrimental to the public health, safety, peace, morals, comfort, or
welfare of persons residing or working in or adjacent to the neighborhood of such use; and will
not be detrimental to the properties or improvements in the vicinity or to the general welfare of
the city. The use permit pertains to the on -site sales and consumption of alcoholic beverages in
conjunction with a retail wine establishment to be opened in an existing building that is
designated and zoned for this activity. The use has been conditioned in such a manner to
minimize the impacts associated with the on -site consumption of wine, only, as an ancillary
element. The plans, as conditioned, are limited to a maximum number of 13 seats and meet the
design and development standards for alcoholic sales.
2. The operational characteristics of the proposed use, including the hours of operation,. are consistent
with other businesses in the Central Balboa commercial district where the project is located. Any
change in the operational characteristics, including a change in the hours of operation, the wine
tasting or consumption characteristics, the addition of food preparation facilities and meal service,
recurring live entertainment activities, etc., would require an amendment to the Use Permit,
reviewed by the Planning Commission.
Exhibit No. 1 s
City of Newport Beach
Planning Commission Resolution No. _
Page 2 of 6
3. The proposed project is consistent with the purpose and intent of Chapter 20.89 of the Municipal
Code (Alcoholic Beverage Outlets Ordinance) for the following reasons:
a. The convenience of the public can be served by the sale of desired beverages in
conjunction with a retail sales establishment that is complementary to surrounding uses in
Central Balboa.
b. The crime rate in the police reporting district and adjacent reporting districts is not likely to
increase as a result of the proposed use.
C. The number of alcohol licenses within the report districts and adjacent reporting districts is
not significantly high given the nature of the land uses in the district and when compared
with County-wide data.
d. The percentage of alcohol- related arrests in the police reporting district in which the project
is proposed is lower than the percentage citywide. Retail sales and limited ancillary on -site
consumption and tasting are not expected to increase alcoholic related crime.
e. There are no day care centers or schools in the vicinity of the project site. Residences exist
to the south of the site across an alley. Even though the available on -site parking is
accessed from the alley, there is no expected adverse impact on the residential uses in that
the on -site consumption and tasting has been conditioned to be limited in such a manner to
assure that it remains ancillary to the primary and principal retail nature of the business in
selling wine for off -site consumption.
4. The use's proposed location is the particular reason for granting the parking waiver of 2 spaces
total. The project site is approximately 1 block from the Balboa Pier public parking area and has a
municipal parking lot located across Balboa Boulevard. Any change in the operational
characteristics, particularly a change in the addition of food preparation facilities and meal service,
recurring live entertainment activities, etc., would require an amendment to the Use Permit,
reviewed by the Planning Commission with any additional waiver considered.
The operational characteristics and location of the proposed use are such that a substantial amount
of business could be generated by walk up traffic. The peak operational times are anticipated to be
during the evening hours when a number of the surrounding businesses are closed. Two municipal
parking lots are located in close proximity to be useful in conjunction with the proposed
project. These factors are anticipated to reduce the project's trip generation and reduce negative
effects of the limited on -site parking available.
6. The project has been reviewed, and it qualifies for a categorical exemption pursuant to the
California Environmental Quality Act under Class 1 (Existing Structures).
Section 4. Based on the aforementioned findings, the Planning Commission hereby approves
Use Permit No. 2002 -013 (PA2002 -074), subject to the Conditions set forth in Exhibit "A."
6
City of Newport Beach
Planning Commission Resolution No. .
Page 3 of 6
Section 5. This action shall become final and effective fourteen days after the adoption of this
Resolution unless within such time an appeal is filed with the City Clerk or this action is called for review
by the City Council in accordance with the provisions of Title 20, Planning and Zoning, of the Newport
Beach Municipal Code.
PASSED, APPROVED AND ADOPTED THIS 5`h DAY OF SEPTEMBER, 2002.
IBM
Steven Kiser, Chairman
Shant Agajanian, Secretary
I_W:kl
NOES:
I
City of Newport Beach
Planning Commission Resolution No.
Paee 4 of 6
EXHIBIT "A"
CONDITIONS OF APPROVAL
USE PERMIT NO. 2002-013
(PA2002 -074)
The development shall be in substantial conformance with the approved floor plan dated August
25, 2002.
2. Use Permit No. 2002 -013 shall expire unless exercised within 24 months from the date of
approval as specified in Section 20.91.050 of the Newport Beach Municipal Code, unless an
extension is otherwise granted.
3. The applicant is required to obtain all applicable permits from the City Building and Fire
Departments. The construction plans must comply with the most recent, City- adopted version of
the California Building Code. The construction plans must meet all applicable State Disabilities
Access requirements. Adequate access and exiting must be cleared through the Building
Department. Specifically, approval from the State Department of Alcoholic Beverage Control
(ABC) is required prior to permit issuance for tenant improvements.
4. Hours of operation shall be from 12:00 PM (noon) to 10:00 PM, Sunday through Thursday; and
from 12:00 PM (noon) to 11:00 PM on Friday and Saturday.
5. The alcoholic beverage outlet for which this Use Permit is granted shall be defined as a retail wine
establishment selling wine for off -site consumption as the primary and principal use of the project
site. On -site consumption of wine, including wine tasting, shall be accessory and subordinate to
the principal retail use. The gross receipts for the on -site consumption of alcoholic beverages,
including wine tasting, shall not exceed 20% of the quarterly gross sales of the business. The
applicant or operator shall maintain adequate records to determine compliance with this condition
and shall provide the City with said records by the I" business anniversary date and annually for
two (2) additional years.
6. 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. The certified program must meet the standards of the California Coordinating Council
on Responsible Beverage Service or other certifying/licensing body, which the State may
designate. The establishment shall comply with the requirements of this section within 180 days
of the issuance of the certificate of occupancy. 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.
7. The design for the retail wine establishment and the location and design of the wine tasting area
shall comply with the policies and regulations of the State Department of Alcoholic Beverage
Control (ABC).
8
City of Newport Beach
Planning Commission Resolution No. _
Paue 5 of 6
8. The wine tasting areas shall have adequate barriers as required by the California State Department
of Alcoholic Beverage Control (ABC). Alcohol consumption shall be limited to wine only; the
tasting of hard spirits or beers is prohibited. Loitering, open container, and other signs shall be
posted as required by the ABC.
9. No live entertainment or dancing shall be permitted in conjunction with the permitted use. Use of
exterior speakers for any purpose is prohibited at all times. Upon evidence that noise generated
by the project exceeds the noise standards established by Chapter 20.26 (Community Noise
Control) of the Municipal Code, the Planning Director may require that the applicant or
successor retain a qualified engineer specializing in noise /acoustics to monitor the sound
generated by the restaurant facility to develop a set of corrective measures necessary in order to
insure compliance.
10. The operator of the retail wine establishment and bar facility shall be responsible for the control of
noise generated by the subject facility. The noise generated by the proposed use shall comply with
the provisions of Chapter 10.26 of the Newport Beach Municipal Code. The maximum noise shall
be limited to no more than depicted below for the specified time periods unless the ambient noise
level is higher:
11. That any change in operational characteristics, hours of operation, expansion in area or other
modification to the floor plan, the addition of food preparation facilities or meal service, recurring
live entertainment activities, etc., shall require amendment to this Use Permit or the processing
of a new Use Permit.
12. Should this business be sold or otherwise come under different ownership, any future owners or
assignees shall be notified of the conditions of this approval by either the current business
owner, property owner or the leasing agent.
13. The Planning Commission may add to or modify conditions of approval to this Use Permit or
recommend to the City Council the revocation of this Use Permit upon a determination that the
operation which is the subject of this Use Permit causes injury, or is detrimental to the health,
safety, peace, morals, comfort, or general welfare of the community.
14. This Use Permit shall be terminated if the operation is no longer maintained primarily and
principally as a retail wine establishment with accessory on -site consumption and tasting. n
q
Between the hours of
7:OOAM and 10:00PM
Between the hours of
7:OOAM and 10:00PM
Location
Interior
Exterior
Interior
Exterior
Residential Property
45dBA
55dBA
40dBA
5OdBA
Residential Property located within
100 feet of a commercial
property
45dBA
60dBA
45dBA
5OdBA
Mixed Use Property
45dBA
60dBA
45dBA
50dBA
Commercial Property
N/A
65dBA
N/A
60dBA
11. That any change in operational characteristics, hours of operation, expansion in area or other
modification to the floor plan, the addition of food preparation facilities or meal service, recurring
live entertainment activities, etc., shall require amendment to this Use Permit or the processing
of a new Use Permit.
12. Should this business be sold or otherwise come under different ownership, any future owners or
assignees shall be notified of the conditions of this approval by either the current business
owner, property owner or the leasing agent.
13. The Planning Commission may add to or modify conditions of approval to this Use Permit or
recommend to the City Council the revocation of this Use Permit upon a determination that the
operation which is the subject of this Use Permit causes injury, or is detrimental to the health,
safety, peace, morals, comfort, or general welfare of the community.
14. This Use Permit shall be terminated if the operation is no longer maintained primarily and
principally as a retail wine establishment with accessory on -site consumption and tasting. n
q
City of Newport Beach
Planning Commission Resolution No.
Page 6 of 6
15. A Special Events Permit (SEP) is required for any event or promotional activity outside the
normal operational characteristics of this retail business that would attract large crowds, include
any form of on -site media broadcast, or any other activities as specified in the Newport Beach
Municipal Code to require such permits.
16. The exterior of the retail wine establishment shall be maintained free of litter and graffiti at all
times. The owner or operator shall provide for daily removal of trash, litter debris and graffiti
from the premises and on all abutting sidewalks within 20 feet of the premises.
17. The alcoholic beverage outlet operator shall take reasonable steps to discourage and correct
objectionable conditions that constitute a nuisance in alleys, parking areas, sidewalks and areas
surrounding the alcoholic beverage outlet and adjacent properties during business hours, if directly
related to the patrons of the subject alcoholic beverage outlet. If the operator fails to discourage or
correct nuisances, the Planning Commission may review, modify or revoke this Use Permit in
accordance with Chapter 20.96 of the Zoning Code.
18. The type of alcoholic beverage license issued by the California Board of Alcoholic Beverage
Control shall be a public premise for limited, ancillary on -site consumption of wine only in
conjunction with the principal use of the facility as a retail wine establishment. Any change
(including a change in business ownership), modification, or upgrade in the alcoholic beverage
license shall be subject to the approval of an amendment to this application and may require the
approval of the Planning Commission.
19. The applicant shall comply with all federal, state, and local laws. Material violation of any of
those laws in connection with the use will be cause for revocation of this Use Permit.
20. This Use Permit may be modified or revoked by the City Council or Planning Commission
should they determine that the proposed uses or conditions under which it is being operated or
maintained is detrimental to the public health, welfare or materially injurious to property or
improvements in the vicinity or if the property is operated or maintained so as to constitute a
public nuisance.
21. Any event or activity staged by an outside promoter or entity, where the restaurant owner or his
employees or representatives share in any profits, or pay any percentage or commission to a
promoter or any other person based upon money collected as a door charge, cover charge or
any other form of admission charge, including minimum drink orders or sale of drinks is
prohibited.
22. The interior area authorized for on -site consumption of wine only in conjunction with a Type
42 license shall be limited as delineated by the approved floor plans. Substantial changes to the
floor plans shall require prior approval by the Planning Commission.
23. Approval does not permit the premises to operate as an eating and drinking establishment,
restaurant, bar, tavern, cocktail lounge or nightclub as defined by the Municipal Code, unless
the Planning Commission first approves a Use Permit.
Findings for Denial
Use Permit No. 2002 -013
(PA2002 -074)
The approval of Use Permit No. 2002 -013 will, under the circumstances of the case, be detrimental to the
health, safety, peace, morals, comfort and general welfare of persons living and working in the
neighborhood, will be detrimental to the general welfare of the City and is not consistent with the
legislative intent of Title 20 of the Newport Beach Municipal Code for the following reasons:
a) The original floor plan submitted for the project depicted a bar counter in excess of 25 ft. in
length, 2 free - standing tables, and included total of 22 seats in an existing building suite of
less than 1,000 total interior space. The design lends itself to be operated as a bar use than a
retail use as the primary function of the business. The number of existing alcoholic beverage
outlets (ABO) within the Balboa Village area is sufficient to serve the on -site consumption
needs and convenience of the public. The addition of another ABO with on -site consumption
will not enhance the public convenience and would contribute to a condition of over -
concentration of liquor licenses. The over - concentration would result in a situation that is
detrimental to the public health, safety, peace, morals, comfort, or welfare of persons
residing or working in or adjacent to the neighborhood of such use; and will be detrimental
to the properties or improvements in the vicinity or to the general welfare of the city.
b) The proposed design for the tenant space where Use Permit No. 2002 -013 will be located
lends itself to be operated or utilized as a bar more than the intended retail use. The applicant
has applied for a Type 42 license with the State Department of Alcoholic Beverage Control
(ABC) that would authorize the tenant space to be classified as a public premise for the on-
site consumption of beer and wine. This license allows activities beyond the Type 20 license
that would authorize retail sales for off -site consumption. The Police Department has
expressed concern that if the use is operated as bar, the alcohol related calls and arrests will be
increased, farther straining the limited resources available to the City and potentially
impacting surrounding property owners and residents in a negative manner.
c) The amount of required parking associated with the project has not been provided, negatively
impacting the scarce parking currently available in the surrounding neighborhood. Sufficient
parking spaces do not exist on -site nor within close proximity of the site to accommodate the
increased intensity associated with the project. The extent of the off - street parking
requirement waiver requested is too severe given the existing circumstances surrounding the
project site and the community.
Exhibit No. 2
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FILE COPY
August 12, 2002
Newport Beach City Council
3300 Newport Blvd.
Newport Beach. CA 92663
Attn: City Councel Members,
Reference: Proposed Wine Bar
Location: 611 E. Balboa Blvd.. Balboa CA
RECEIVED
I.t.c�s -•d0
'02 ALIG 12 P2 :41
OF ICE O THE CITY CLERri
CIT`f Or WPORT BEACIi
Date L a-( Q C7
Copies Sent To:
0yor
COILIncil Member
onager
❑ Attorney
This Letter is protest against the applicant for a Wine Bar, located at 611 East Balboa
Blvd., Balboa, CA. There are 14 businesses already within four square blocks that all sell
wine. They are:
CHI -CHTS
NEWPORT LANDING
BALBOA VILLAGE MARKET
Bi Bi ANNA
STUDIO CAFE
BALBOA HOTEL
BALBOA LIQUOR
SHORE HOUSE
OFASA THAILAND
CLASS OF `47"
PAVILLION'S
B. J. PIZZA
BALBOA SALOON
JAPANESE RESTAUANT
The Balboa Village Market has had new ownership in the last 3 months. They have a
Large selection of wines in varied price ranges. The market has.Wine Gift Baskets with a
Large selection of wines, also, which adequately meets the needs of the area.
The parking variance could harm other businesses in the area. The market and liquor
store already have their own parking which they have to pay for.
The addition of a Wine Bar will not enhance the area at all, and will just further impact
negatively, an area already saturated with 14 wine - related businesses.
Thank you for taking the time to consider this matter.
c� �9
Exhibit No. 4
q
FILE Copy
August 12, 2002
Newport Beach City Council
3300 Newport Blvd.
Newport Beach, CA 92663
Attn: City Councel Members,
Reference: Proposed Wine Bar
Location: 611 E. Balboa Blvd., Balboa, CA
f? CEIVE0
�-.do
•02 AUG 15 A 9 :03
OFF :'E jF - :i`YCLERA
Cti r OF if:.tyF` DRF BEACH
Date bl7
Copf ent To:
yo
i Member
Manager
C3 A rney
/❑
0
F7
u
This Letter is protest a as inst the applicant for a Wine Bar, located at 611 East Balboa
Blvd., Balboa, CA. There are 14 businesses already within four square blocks that all sell
wine. They are:
CHI -CHI'S
NEWPORT LANDING
BALBOA VILLAGE MARKET
Bi Bi ANNA
STUDIO CAFE
BALBOA HOTEL
BALBOA LIQUOR
SHORE HOUSE
OPASA THAILAND
CLASS OF "'47"
PAVILLION'S
B. J. PIZZA
BALBOA SALOON
JAPANESE RESTAUANT
The Balboa Village Market has had new ownership in the Last 3 months. They have a
Large selection of wines in varied price ranges. The market has Wine Gift Baskets with a
Large selection of wines, also, which adequately meets the needs of the area.
The parking variance could harm other businesses in the area. The market and liquor
store already have their own parking which they have to pay for.
The addition of a Wine Bar will not enhance the area at all, and wilt just further impact
negatively, an area already saturated with 14 wine - related businesses.
Thank you for taking thee time to consider s matter. 6
Se�Un C d InA6e�o
—2)n14L Ce /rm bid
/d O V .
-f�c e&o gz�c6 i
l5'
FILE COPY
August 12, 2002
Newport Beach City Council
3300 Newport Blvd.
Newport Beach, CA 92663
Attn: City Councel Members,
Reference: Proposed Wine Bar
Date g �a
Copies Sent To:
Mayor
Council Member
Manager .
G A ey
Location: 611 E. Balboa Blvd., Balboa, CA
RECEIVED
'02 AUG 20 ']0:39
OFFICE S THE ':I FY CLERr,
CITY 3F "v ..WPORT BEACH
s
This letter is protest against the applicant for a Wine Bar, located at 611 East Balboa
Blvd., Balboa, CA. There are 14 businesses already within four square blocks that all sell
wine. They are:
CHI -CHI'S
NEWPORT LANDING
BALBOA VILLAGE MARKET
Bi Bi ANNA
STUDIO CAFE
BALBOA HOTEL
BALBOA LIQUOR
SHORE HOUSE
OPASA THAILAND
CLASS OF "147"
PAVILLION'S
B. J. PIZZA
BALBOA SALOON
JAPANESE RESTAUANT
The Balboa Village Market has had new ownership in the Last 3 months. They have a
Large selection of wines in varied price ranges. The market has Wine Gift Baskets with a
Large selection of wines, also, which adequately meets the needs of the area.
The parking variance could harm other businesses in the area. The market and liquor
store already have their own parking which they have to pay for.
The addition of a Wine Bar will not enhance the area at all, and will just further impact
negatively tan area already saturated with 14 wine - related businesses.
Thank you for taking the time to consider this matter.
•r