Use Permit - 2001 CITY OF CAMPBELL
Community Development Department - Current Planning
November 2, 2001
Alan Gragnani/George Lopez
88 Harrison Avenue
Campbell, CA 95008
Re: PLN2001-108 - 379 E. Campbell Avenue- Use Permit -- The Wine Library
Dear Applicants:
Please be advised that at its meeting of October 30, 2001, the Planning Commission
adopted Resolution No. 3392 granting a Conditional Use Permit to allow an on and off-
sale beer and wine license in an existing commercial space on the above referenced
property.
This Conditional Use Permit is effective in ten days, unless appealed in writing to the
City Clerk. California Code of Civil Procedure, Section 1094.6, governs the time within
which judicial review of this decision must be sought.
If you have any questions, please do not hesitate to Contact me at (408) 866-2140.
Sincer..~.~.
Tim J. Haley
Associate Planner
cc:
Jeff Wyatt (Property Owner)
14630 Horseshoe Drive
Saratoga, CA 95070
Frank Mills, Building Department
Chris Veargason, County Fire Department
Harold Housley, Public Works Department
Kirk Heinrichs, Redevelopment Manager
70 North First Street · Campbell, California 95008-1436 . TEL 408.866.2140 · Fax 408.866.8381 · TOD 408.866.2790
RESOLUTION NO. 3392
BEING A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY .OF CAMPBELL APPROVING A CONDITIONAL USE
PERMIT (PLN2001-108) TO ALLOW AN ON AND OFF-SALE
BEER AND WINE LICENSE WITHIN AN EXISTING
COMMERCIAL SPACE ON PROPERTY LOCATED AT 379 E.
CAMPBELL AVENUE IN THE C-3-S (CENTRAL BUSINESS
DISTRICT) ZONING DISTRICT. APPLICATION OF MR. ALAN
GRAGNANI AND MR. GEORGE LOPEZ, ON BEHALF OF THE
WINE LIBRARY. FILE NO. PLN2001-108.
After notification and public hearing, as specified by law, and after presentation by the
Community Development Director, proponents and opponents, the hearing was closed.
After due consideration of all evidence presented, the Planning Commission did find as follows
with respect to application PLN2001-108:
The proposed on and off-sale beer and wine license is consistent with the commercial land
use designation of the General Plan and the C-3-S (Central Business District) zoning
designation for the site with approval of a Conditional Use Permit.
The proposed retail business with an on and off sale beer and wine license is compatible
with the surrounding development and uses.
o
The proposed addition of an on and off-sale beer and wine license does not represent an
intensification of a permitted retail use in this building.
The proposed site is adequate in size and shape to accommodate commercial improvements
and other development features required in order to integrate the proposed use into the
surrounding area.
o
The proposed beer and wine license provides for the public necessity and convenience by
providing the sale of specialty wines and other products associated with this retail business.
o
There is a reasonable relationship and a rough proportionality between the Conditions of
Approval and the impacts of the project.
Based on the foregoing findings of fact, the Planning Commission further finds and concludes
that:
1. The establishment will not result in an over concentration of such uses in the area;
The establishment will not create a nuisance due to noise, litter, vandalism, traffic and
other factors;
Planning Commission Reso~,,,on No. 3392
PLN2001-108 - 379 E. Campbell Avenue - Use Permit - The Wine Library
Page 2
The establishment will not significantly disturb the peace and enjoyment of the nearby
neighborhood.
4. The establishment will not significantly increase the demand on city services, and
o
The establishment, maintenance, or operation of the use will not be detrimental to the
public health, safety, peace, morals, comfort or general welfare of persons residing or
working in the neighborhood of such proposed use, or be detrimental or injurious to
property and improvements in the neighborhood or to the general welfare of the City.
COMMUNITY DEVELOPMENT DEPARTMENT
Planning Division
Approved Project: Approval is granted for a Conditional Use Permit (PLN 2001-108) to
allow the establishment of an on and off sale beer and wine license in conjunction with a
retail wine sales business on property located at 379 E. Campbell Avenue. Approval shall
substantially conform to the project exhibits listed below, except as may be modified by the
Conditions of Approval contained herein:
A. Floor plan of Wine Library dated April 30, 2001.
B. Applicant's project description received September 26, 2001 of a medium size retail
wine sales business with incidental wine tasting.
2. Hours of Operation: Business hours shall be restricted to the following:
Daily 9:00 a.m. to 10:00 p. m
Restriction of tasting/sales area: Alcohol tasting area for on-site consumption to be
restricted to 100 square feet or 7.4 percent of the floor area as shown on the approved
floor plan. The primary floor space and business use shall be for the retail sale of wine and
wine accessories for off-site consumption. Tasting area shall incidental to the main retail
operation and shall be restricted to three seats at a wine bar or approximately 100 square
feet of the business space.
Location of Mechanical Equipment: No new roof-mounted and/or ground level mechanical
equipment, i.e. air conditioning units, shall be located on or adjacent to the building
without providing screening of the mechanical equipment from public view. Screening
material and method shall require review and approval by the Community Development
Director prior to the installation of such mechanical equipment.
Trash and Recycling Enclosure: The applicant shall submit details regarding the design and
location of a trash and recycling enclosure(s) necessary to serve the proposed use to the
Planning Division for review and approval by the Community Development Director prior
Planning Commission Resok...on No. 3392
PLN2001-108 - 379 E. Campbell Avenue - Use Permit - The Wine Library
Page 3
to the issuance of building permits for the project. The design of the enclosure shall be
compatible with the building and shall meet the requirements of Section 6.04.080 of the
Campbell Municipal Code.
Conditional Use Permit Approval Expiration: The Conditional Use Permit approval shall
be valid for one year from the date of final approval. Within this one-year period either (1)
a building permit must be obtained, and construction completed one year thereafter; or (2)
the use must be established on the property (if no building permit is required). Failure to
complete (1) or (2) above will result in the Conditional Use Permit being void.
State Licensing: Prior to the establishment of alcohol sales, applicant to obtain necessary
licensing from the California State Department of Alcohol and Beverage Control.
Building Division
Permit required: A building permit application shall be required for the proposed
occupancy. The building permit shall include Electrical/Plumbing/Mechanical fees when
such work is part of the permit.
Construction Plans: The conditions of Approval shall be stated in full on the cover sheet of
construction plans submitted for building permit.
10. Size of Plans: The minimum size of construction plans submitted for building permits shall
be 24 in. X 36 in.
11.
Plan Preparation: This project requires plans prepared under the direction and oversight of
a California licensed Engineer or Architect. Plans submitted for building permits shall be
"wet stamped" and signed by the qualifying professional person.
12.
Site Plan: Application for building permit shall include a competent site plan that identifies
property and proposed structures with dimensions and elevations as appropriate. Site plan
shall also include site drainage details. Site address and parcel numbers shall also be
clearly called out. Site parking and path of travel to public sidewalks shall be detailed.
13.
Title 24 Energy Compliance: California Title 24 Energy Standards Compliance forms shall
be blue-lined on the construction plans. Compliance with the Standards shall be
demonstrated for conditioning of the building envelope and lighting of the building.
14.
Special Inspections: When a special inspection is required by U.B.C. Section 1701, the
architect or engineer of record shall prepare an inspection program that shall be submitted
to the Building Official for approval prior to issuance of the building permits, in
accordance with U.B.C Section 106.3.5. Please obtain City of Campbell, Special
Inspection forms from the Building Inspection Division Counter.
Planning Commission Resolu[,on No. 3392
PLN2001-108 - 379 E. Campbell Avenue -Use Permit- The Wine Library
Page 4
15.
Nero-paint ~cmrce pcdlntlc~n: The City of Campbell, standard Santa Clara Valley Non-point
Source Pollution Control Program specification sheet shall be part of plan submittal. The
specification sheet (size 24" X 36") is available at the Building Division service counter.
16.
Title 94 Ac. ee~glhility,-Cr~rnrnercial: On site general path of travel shall comply with the
latest California Title 24 Accessibility Standards. Work shall include but not be limited to
accessibility to building entrances from parking facilities and sidewalks.
17.
18.
Title '24 Aeee~ihility,-Cnrnmerei~l: Projects seeking to use the Title 24 Hardship
exemption clause shall blue-line completed, City of Campbell "20%" exemption form on
submitted construction plans. Form is available at Building Division service counter.
Appraval reqnirect' The project requires the following agency approval prior to issuance of
the building permit:
a. West Valley Sanitation District
b. Santa Clara County Fire Department
c. Santa Clara County Department of Environmental Health
Police Department
19. De~ignatecl Driver Prc~orarn: The applicant shall submit for approval to the Police
Department a designated driver program as required by section 21.26.030(8) of the
Campbell Municipal Code.
PASSED AND ADOPTED this 30th day of October, 2001, by the following roll call vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Commissioners:
Commissioners:
Commissioners:
Commissioners:
Alderete, Francois, Gibbons and Hemandez,
None
Doorley, Jones and Leonard
None
APPROVED:
Tom Francois, Chair
ATTEST:
Sharon Fierro, Secretary
0~ *
ITEM NO. 3
STAFF REPORT - PLANNING COMMISSION MEETING OF
October 30, 2001
PLN 2001-108
Gragnani, A.
Public Hearing to consider the application of Mr. Alan Gragnani and
George Lopez on behalf of The Wine Library for approval of a
Conditional Use Permit (PLN 2001-108) to allow an on and off-sale beer
and wine license in an existing commercial space on property located at
379 E. Campbell Avenue in a C-3-S (Central Business District) Zoning
District.
STAFF RECOMMENDATION
That the Planning Commission take the following action:
Adopt a Resolution, incorporating the attached findings, approving a Use Permit (PLN
2001-108) to allow an on and off-sale beer and wine license in an existing commercial space,
subject to the attached Conditions of Approval.
ENVIRONMENTAL DETERMINATION
This project is categorically exempt under Section 15303 class 3(c) of the California
Environmental Quality Act (conversion of small commercial structure), therefore, no
environmental action is required.
PROJECT DATA
Net lot Area:
1,760 square feet
Building Coverage:
Landscaping:
Paving:
1,624 square feet 92%
(includes 294 square feet of adjacent tenant)
none 0%
136 square feet 8%
100%
Parking Required:
Parking Provided:
0 spaces
0 spaces
Retail uses and standard restaurant are allowed to
occupy existing buildings without providing
additional parking unless the building is expanded.
Tenant Space:
Retail Space:
Tasting Area:
Storage/Hall/Restrooms/Office:
979 square feet
100 square feet
269 square feet
1,34.8 square feet
Staff Report - Planning Commission Meeting of October 30, 2001
PLN2001-108 - 379 E. Campbell Avenue. - Alan Gragnani and George Lopez
Page 2
Hours of Operation:
Monday - Saturday: 10:00 a.m. to 7:00 p.m.
Sunday: 9:00 a.m. to 2:00 p.m.
DISCUSSION
Applicant's Proposal: The applicant is requesting approval of a Conditional Use Permit (PLN
2001-108) to allow an on and off-sale beer and wine license in conjunction with a new retail
business in the downtown area. The applicant is proposing the establishment of a retail wine
outlet named the 'Wine Library'. The project site is located on the north side of Campbell
Avenue between Central and Harrison Avenues. The site is surrounded by the following uses:
North: Offices
South: Retail and service commercial uses
West: Retail, office, and pub
East: Offices and Retail
Background: The existing tenant space is currently vacant and had previously been occupied by
an antique store.
ANALYSIS
General Plan Designation: The General Plan land use designation for the project site is
Commercial. The proposed wine outlet business is consistent with the commercial land use
designation of the site.
Zoning Designation: The zoning designation for the project site is C-3-S (Central Business
District). The proposed retail use is a permitted within the C-3-S zone. The addition of a beer and
wine license requires approval of a conditional use permit.
Redevelopment Plan: The proposed project allows the establishment of a retail use that furthers
the goals and policies of the Redevelopment Plan by allowing the development of desirable retail
businesses in the Downtown Core. The Redevelopment Plan facilitates the development of
downtown as an economically viable commercial district.
Conditional Use Permit
The applicant is requesting approval to allow an on and off sale beer and wine license to allow
wine sales. The retail portion of the business occupies approximately 979 square feet of the 1,348
square foot tenant space. The tasting portion of the business is incidental to the primary retail
use. As such, a condition of approval restricts the size of the tasting area to 100 square feet. This
restriction limits the on-site consumption of alcohol to approximately 7 percent of the tenant
space.
Staff is supportive of the applicant's request and considers the proposed use as a reasonable
complement to the variety of retail businesses in the downtown area.
Staff Report - Planning Commission Meeting of October 30, 2001
PLN2001-108 - 379 E. Campbell Avenue. -Alan Gragnani and George Lopez
Page 3
Parking: The property is currently developed with an existing single story commercial building.
No parking is provided on site, consequently, customers and employees will need to use on street
and public parking facilities. Retail uses within existing buildings in the downtown area are not
required to provide additional parking unless the building is expanded or the use is intensified.
Operational Hours: The applicant's description indicates that their operational hours will be from
10 a.m. to 7 p.m. Monday through Saturday and Sundays 9 a.m. to 2 p.m.
Staff is recommending a restriction of operational hours from 9:00 a.m. to 10:00 p.m. daily
typical of most commercial uses. These hours allow additional latitude in operational hours than
requested by the applicant.
Liquor Establishments: Staff has prepared the attached exhibit that illustrates the various liquor
establishments within the vicinity of the project. The establishment of an on and off-sale beer and
wine license in conjunction with this retail establishment does not represent an over
concentration of such establishments. Additionally, it allows the applicant an opportunity to
provide specialty items for their customers with an exclusive wine tasting counter.
Police Department Review: The Campbell Police Department has reviewed the application and
has no concerns or objections to the addition of an on and off sale beer and wine license at this
location.
Architectural Improvements: Separate from this application, the property owner is participating
in the Storefront Improvement Program with the Redevelopment Agency. The new storefront
improvements include new doors, windows and awnings along the Campbell Avenue frontage as
well as the installation of a stucco wall finish.
Site and Architectural Review Committee: The Site and Architectural Review Committee did not
review this application in that no design changes are proposed with this request.
Attachments:
1. Findings for approval of PLN 2001-108
2. Conditions of Approval for PLN 2001-108
3. Applicant's Letter of Request for the on and off-sale beer and wine license
4. Vicinity Map of Local Liquor Establishments
5. Exhibits
6. Location Map
Prepared by: Tim~ j. ~, AsSociate Planner ~
Approved by:~~ (~/3~ GeoffI. Bradley, Senior Planner /
!
Attachment #1
Revised
FINDINGS FOR APPROVAL OF FILE NO. PLN 2001-108
SITE ADDRESS:
APPLICANT:
P.C. MEETING:
379 E. Campbell Avenue
Alan Gragnani and George Lopez
October 30, 2001
Findings for Approval of a Use Permit (PLN 2001-108) to allow an on and off-sale beer and
wine license in an existing commercial building
The Planning Commission finds as follows with regard to File No. PLN 2001-108:
1. Approval of the application would allow an on and off-sale beer and wine license in
conjunction with a new retail wine outlet business in the downtown area.
The proposed on and off-sale beer and wine license is consistent with the commercial land
use designation of the General Plan and the C-3-S (Central Business District) zoning
designation for the site with approval of a Conditional Use Permit.
3. The project site consists of a 1,760 square foot lot, developed with a 1,624 square foot
building, and 136 square feet of paving.
4. All the parking for the project will be accommodated off-site, either on the street or in public
parking facilities.
5. Approximately 100 square feet of the 1348 square foot tenant space will be used for wine
tasting.
6. Business hours shall be restricted to Daily 9:00 a.m. to 10:00 p.m.
o
The surrounding uses consist of offices to the north, retail and service commercial to the
south, retail, office and a pub use to the west, and offices and retail to the east. The proposed
retail business with an on and off sale beer and wine license is compatible with the
surrounding development and uses.
The property is currently developed with an existing single story commercial building. The
proposed addition of an on and off-sale beer and wine license does not represent an
intensification of a permitted retail use in this building.
The proposed site is adequate in size and shape to accommodate commercial improvements
and other development features required in order to integrate the proposed use into the
surrounding area.
10. The proposed beer and wine license provides for the public necessity and convenience by
providing the sale of specialty wines and other products associated with this retail business.
11. Presently there is only one (1) off-sale liquor license in the downtown area, and nine (9) on-
sale licenses, most of which are associated with restaurants.
12. The Police Department has not expressed a concern with the proposed use.
Findings - Planning Commis,,on Meeting of October 10, 2000
PLN2001 --108 379 East Campbell Avenue - The Wine Library
Page 2
Based on the foregoing findings of fact, the Planning Commission further finds and concludes
that:
1. The establishment will not result in an over concentration of such uses in the area;
2. The establishment will not create a nuisance due to noise, litter, vandalism, traffic and other
factors;
3. The establishment will not significantly disturb the peace and enjoyment of the nearby
neighborhood;
4. The establishment will not significantly increase the demand on city services;
The establishment, maintenance, or operation of the use will not be detrimental to the public
health, safety, peace, morals, comfort or general welfare of persons residing or working in
the neighborhood of such proposed use, or be detrimental or injurious to property and
improvements in the neighborhood or to the general welfare of the City;
o
The proposed site is adequate in size and shape to accommodate the yards, walls, fences,
parking and loading facilities, landscaping and other development features required in order
to integrate said use with uses in the surrounding area;
7. The proposed site is adequately served by streets of sufficient capacity to carry the kind and
quantity of traffic such use would generate;
8. The proposed use is compatible with the uses in the area; and
9. There is a reasonable relationship and a rough proportionality between the Conditions of
Approval and the impacts of the project.
Attachment #2
Revised
PLANNING COMMISSION CONDITIONS OF APPROVAL FOR FILE NO. PLN 2001-108
SITE ADDRESS:
APPLICANT:
P.C. MEETING:
379 East Campbell Avenue
Allan Gragnani & George Lopez
October 30, 2001
The applicant is hereby notified, as part of this application, that he/she is required to meet the
following conditions in accordance with the ordinances of the City of Campbell and the State
of California. Where approval by the Community Development Director, City Engineer,
Public Works Director, City Attorney, or Fire Department is required, that review shall be for
compliance with all applicable Conditions of Approval, adopted policies and guidelines,
ordinances, laws and regulations, and accepted engineering practices for the item under
review. Additionally, the applicant is hereby notified that he/she is required to comply with all
applicable Codes or Ordinances of the City of Campbell and the State of California that pertain
to this development and are not herein specified:
COMMUNITY DEVELOPMENT DEPARTMENT
Planning Division
1. Approved Project: Approval is granted for a Conditional Use Permit (PLN 2001-108) to
allow the establishment of an on and off sale beer and wine license in conjunction with a
retail wine sales business on property located at 379 E. Campbell Avenue. Approval shall
substantially conform to the project exhibits listed below, except as may be modified by the
Conditions of Approval contained herein:
A. Floor plan of Wine Library dated April 30, 2001.
B. Applicant's project description received September 26, 2001 of a medium size retail
wine sales business with incidental wine tasting.
2. Hours of Operation: Business hours shall be restricted to the following:
Daily
9:00 a.m. to 10:00 p. m
Restriction of tasting/sales area: Alcohol tasting area for on-site consumption to be restricted
to 100 square feet or 7.4 percent of the floor area as shown on the approved floor plan. The
primary floor space and business use shall be for the retail sale of wine and wine accessories
for off-site consumption. Tasting area shall incidental to the main retail operation and shall
be restricted to three seats at a wine bar or approximately 100 square feet of the business
space.
Location of Mechanical Equipment: No new roof-mounted and/or ground level mechanical
equipment, i.e. air conditioning units, shall be located on or adjacent to the building without
providing screening of the mechanical equipment from public view. Screening material and
method shall require review and approval by the Community Development Director prior to
the installation of such mechanical equipment.
Conditions - Planning Commission Meeting of October 30, 2001
PLN2001-108 - 379 East Campbell Avenue - -- The Wine Library
Page 2
o
Trash and Recycling Enclosure: The applicant shall submit details regarding the design and
location of a trash and recycling enclosure(s) necessary to serve the proposed use to the
Planning Division for review and approval by the Community Development Director prior to
the issuance of building permits for the project. The design of the enclosure shall be
compatible with the building and shall meet the requirements of Section 6.04.080 of the
Campbell Municipal Code.
Conditional Use Permit Approval Expiration: The Conditional Use Permit approval shall be
valid for one year from the date of final approval. Within this one-year period either (1) a
building permit must be obtained, and construction completed one year thereafter; or (2) the
use must be established on the property (if no building permit is required). Failure to
complete (1) or (2) above will result in the Conditional Use Permit being void.
State Licensing: Prior to the establishment of alcohol sales, applicant to obtain necessary
licensing from the California State Department of Alcohol and Beverage Control.
Building Division
8. Permit required: A building permit application shall be required for the proposed occupancy.
The building permit shall include Electrical/Plumbing/Mechanical fees when such work is
part of the permit.
9. Construction Plans: The conditions of Approval shall be stated in full on the cover sheet of
construction plans submitted for building permit.
10. Size of Plans: The minimum size of construction plans submitted for building permits shall
be 24 in. × 36 in.
11. Plan Preparation: This project requires plans prepared under the direction and oversight of a
California licensed Engineer or Architect. Plans submitted for building permits shall be "wet
stamped" and signed by the qualifying professional person.
12. Site Plan: Application for building permit shall include a competent site plan that identifies
property and proposed structures with dimensions and elevations as appropriate. Site plan
shall also include site drainage details. Site address and parcel numbers shall also be clearly
called out. Site parking and path of travel to public sidewalks shall be detailed.
13. Title 24 Energy Compliance: California Title 24 Energy Standards Compliance forms shall
be blue-lined on the construction plans. Compliance with the Standards shall be
demonstrated for conditioning of the building envelope and lighting of the building.
14. Special Inspections: When a special inspection is required by U.B.C. Section 1701, the
architect or engineer of record shall prepare an inspection program that shall be submitted to
the Building Official for approval prior to issuance of the building permits, in accordance
with U.B.C Section 106.3.5. Please obtain City of Campbell, Special Inspection forms from
the Building Inspection Division Counter.
Conditions - Planning Commission Meeting of October 30, 2001
PLN2001-108 - 379 East Campbell Avenue - -- The Wine Library
Page 3
15. Non-point source Pollution: The City of Campbell, standard Santa Clara Valley Non-point
Source Pollution Control Program specification sheet shall be part of plan submittal. The
specification sheet (size 24" X 36") is available at the Building Division service counter.
16. Title 24 Accessibility-Commercial: On site general path of travel shall comply with the
latest California Title 24 Accessibility Standards. Work shall include but not be limited to
accessibility to building entrances from parking facilities and sidewalks.
17. Title 24 Accessibility-Commercial: Projects seeking to use the Title 24 Hardship exemption
clause shall blue-line completed, City of Campbell "20%" exemption form on submitted
construction plans. Form is available at Building Division service counter.
18. Approval required: The project requires the following agency approval prior to issuance of
the building permit:
a. West Valley Sanitation District
b. Santa Clara County Fire Department
c. Santa Clara County Department of Environmental Health
Police Department
19. Designated Driver Program: The applicant shall submit for approval to the Police Department a
designated driver program as required by section 21.26. 030(8) of the Campbell Municipal Code.
Attachment #3
1.0 Executive Summary
The Wine Library, a Califomia based retail business, will operate a single unit, medium-
size wine retail outlet. In addition, the Wine Library will offer an exclusive Wine bar
experience, world class cheeses, stemware and wine accessories, as it's primary business.
The Wine Library will be located at 379 E. Campbell Avenue, Campbell; California. The
Company will begin operations on or about November 1 st, 2001 as a limited parmership.
The founders are Alan Gragnani and George Lopez. George is the President and COO
and Alan the Vice President sales and marketing. In addition they have loaned the
company $10,000 of their own money for research and start-up costs. A suitable site for
the first Wine shop (1450sq. feet) was found last month and lease negotiations have been
completed with possession as of 10/01/01. The location will be on Campbell Avenue,
downtown Campbell, and close to a dense population of the target market. When the
lease is signed there will be two months of free rent for construction and in that time the
balance of the start-up funds will be in place. With that phase completed, The Wine
Library can then open and the operations phase of the project can begin.
Future plans if the business is meeting its projections after it's first year, we will start
scouting for a second location and develop plans for the next unit. Our five-year goal is to
have 3 Wine Library locations in the greater Bay area.
1.1 Mission
The company's goal is that of a multi-faceted success. Our first responsibility is to the
financial well being of the Wine Library. We will meet this goal while trying to consider;
1) the effect of our products on the health and well being of our customers (and our staff),
2) the impact that our business practices and choices will have on the environment, and 3)
the high quality of attitude, fairness, understanding, and generosity between management,
staff, customers, and vendors. Awareness of all these factors and the responsible actions
that result will give our efforts a sense of purpose and meaning beyond our basic
financial goals.
The Wine Library will strive to become the premier wine theme location in the Bay Area.
We believe this will be accomplished through selection, atmosphere, ambiance, and a
service to create a sense of"place" in order to reach our goal (Bay Areas Choice) for fine
wines and an entainment experience.
ECEIVED
.::,E:--' 6 2001
CiTY OF CAMPBELL
PLANNING DEPT.
Compensation & Incentives:
The Wine Library will offer competitive wages and salaries to all employees with benefit
packages available to key personnel only. Employees will be trained not only on their
specific operational duties but also on the philosophy and applications of our concept.
They will receive extensive information from the wine consultants and be kept informed
of the latest information on new wines and products.
Consultants & Professional Support Resources: At the present, outside consults have
been retained to further develop the concept and product categories.
Management and Staff to be added: General Manager, Corporate sales, and Server.
Management Structure: George Lopez will be the President and Chief Operating Officer.
Mr. Gragnani will operate sales and marketing.
Systems & Controls:
A big emphasis is being placed on extensive research into the quality and integrity of our
products. They will be constantly tested for our own high standards. Wine and related
product costs and inventory control will be handled by our computer system and checked
daily by management.
Ownership: Alan Gragnani and George Lopez will retain ownership with the possibility
of offering interest to key employees if deemed appropriate.
Company hours of operation:
Monday - Saturday 10AM -7PM
Sunday 9AM - 2PM
RECEIVED
? 2 6 2001
CiTY OF CAMPBELL
PLANNING DEPT,
2.0 Company Summary
The key elements of The Wine Library theme concept are as follows:
Distinctive design features--The Library will be characterized by spectacular
visual design and layout for mass appeal, including Wine tasting bar.
· High profile locations--The company selects its store locations based on key
demographic indicators, including traffic counts, average income, number of
households, hotels, and offices within a certain radius.
· Winery events--The company stores will be distinguished by the promotional
activities of the local wineries and by media coverage of other special events.
· Quality service--In order to maintain its unique image in the market place
(knowledge based through computer terminals identifying over 10,000 wines of
the world)
2.1 Company Ownership
Key Employees & Principals George Lopez President and CO0. Mr. Lopez is also a
principal owner of The King's Head Pub of Campbell and has true understanding of the
trade and demands of customer service. The King's Head, a local restaurant and Pub
since 1998. has created a high-profile mainstream image for great food, image and
hospitality.
Mr. Lopez brings with him a track record of success in the restaurant industry as well as
his achievements in the computer industry as CIO. His management style is innovative
and in keeping with the corporate style outlined in the mission statement.
Alan Gragnani, Vice President Sales/CFO
Mr. Gragnani has successfully operated two retail outlets during his career, women's
clothing boutique in Massachusetts, and a computer retail outlet in the Los Angeles. In
addition, Mr. Gragnani has an extensive background in executive management in the
computer industry. He has served as CFO and President of a public corporation.
RECEIVED
Z G ZOO1
CITY OF CAMPBELL
PLANNING DEPT,