Planning Commission - Regular Meeting

and to the republic for which it stands.  One nation under God, indivisible,   with liberty and justice for all. Roll call,  please. Yes. Commiss. Commissioner Janisk is   excused. Commissioner Austin, here. Rose, here.  Sheffller here. Stira here. Vashani here. Chair   Brown present. Next item on the agenda is approval  of the minutes from the last regular meeting that   we had on January 14th, 2026. Um, if there  are no corrections, I'll entertain a motion   to approve. So moved. Do I have a second?  Second. Perfect. Voice vote. All in favor?   I I sorry reading my script. Any opposed? I  abstain. With that, the motion is approved. At this time, citizens who wish to discuss  any items not on the agenda may speak to the   commission. As a reminder, the commission may  not discuss or vote on items not on the agenda,   but we can take this information to  inform our future deliberations or   requests to city staff. Does  anyone wish to speak? If so,   please approach the podium one at a  time and state your name for the record. Okay, it doesn't look like we have anyone. So, the  public input portion of the meeting is now closed. Now we are moving on to public hearings. So  public hearing item number one is for it's a  

conditional use permit cup 2026-00002 for property  located at 917 West Dwarte Road. Uh yes chair.   um for this re um report the act the applicant  is actually requesting a continuence of the   public hearing to April 15th uh 2026. So um it  would be appropriate at this time to open the   public hearing and if anyone is here to comment on  that those comments will be recorded within that   public hearing um be before um the commission  makes a a motion to keep it open. Okay. So,   I'm going to now um open the public hearing. Um I  have a little part before that. Should I do Okay,   perfect. So, since the applicant is requesting  that we continue this item to the April 15th,   2026 planning commission meeting, we will  open the public hearing and then continue   the public hearing to the April 15th meeting.  So, if anyone is here to speak on this item,   we encourage you to come back and speak at the  April 15, 2026 planning commissioning meeting.   However, if you would like to speak, you have  the opportunity to do that now and it will   be made a part of the record. Is there  anyone who would like to speak on this? So, I'm going to open the public hearing. Does anyone wish to speak tonight? Okay. So, uh, since there's  been a request to continue it,   do I have a motion to continue  the review of CUP 2026-00002 to the April 15th planning commission  meeting? So moved. Oh, perfect. Roll call,  

please. Yes. Commissioner Austin, yes. Rose,  yes. Sheffller, yes. Stira, yes. Lashani. Yes.   Chair Brown. Yes. So motion passes and so the  public hearing is continued to April 15th, 2026. Now we're moving to public  hearing item two which is a   conditional conditional use permit cup 2026-00003 design review DR 2026-00001 for property located at 903 East Huntington Drive  of the Seven Lakes Cafe. Uh the recommendation is   to approve the conditions. Uh can we please  have the staff report for public hearing   item two? Yes. Thank you, chair, and good  afternoon, commissioners. Tonight before you,   we have a conditional use permit uh 2026-03.  This is to operate a seven leaves cafe with   drive-through service in an existing vacant 1900  square foot former retail building. and that   is located within 100 feet of a residential  property. And it does also include a design   review. That's DR2026-01. This has been  included because they are proposing minor   facade renovations. This would normally be  reviewed by development review committee,   but because of the CUP request, it's been  bundled into one application for your review.   The subject site is located at 903 East  Huntington Drive and Mr. Timothy Wyn um   from Seven Leaves Cafe along with the the rest  of his team are here in support of the project. So the subject site is located  on the northeast corner of South   Mountain Avenue and East Huntington Drive.

This subject property is located  within the PD7 zone. This is a   mixed zone that allows for office, commercial, and excuse me, restaurants. The site details um  include it's a 22,725 square foot site. Uh   this is there's an existing, 1900 ft commercial  building along it is also bounded by a 6ft block   wall along the north and the east property  lines. And that's to provide a buffer between   a residential use to the north that is the  mobile home park called 1020 and then there is   a commercial site directly east that is adjacent  to it as well and that's a take five oil change   for a light auto repair use. The previous  operations this was a former Walgreens with   a drive-through pharmacy. They were operated  um with a CUP for that drive-thru between 19   around 1997 through up until last year. I think  they closed a little bit longer than a year,   but that's when their um permit expired. Um and  so the reason it's before you here tonight is   because the any drive-thru located within 100 ft  of residential requires a CUP. So in this case,   the use itself for a fast food restaurant that  they're proposing is permitted by right. So the   only review would be part of the drive-through  operations. The new restaurant will utilize the   existing 1900 foot building. As I mentioned,  um they're called Seven Leaves Cafe. They prior   um specialize in coffee, tea, and prepackaged  foods. There's no like full commercial kitchen.   The proposed hours of operation are daily  from 7:00 a.m. to 11:00 p.m. That would   include the drive-through operations and  approximately 3 to four employees per shift.

The indoor dining would have approximately  20 seats. That's comprised of nine tables.   Um a ninecar drive-thru, which is the existing  drive-thru that's found on site, and 16 parking   lot spaces currently already double striped. Um,  as you can see, um, in the top right hand corner,   there's also an existing trash enclosure. Uh,  they are proposing to remove and replace it   with a more modern, newer one, typically with the  ones with the covers, a little more decorative. So, here we have the proposed floor plan. Um, the  main entrance is from the south facade, and as you   walk in, you'll see the dining area. It provides  nine tables and 20 seats, as I mentioned, which   leads to two ADA restrooms. Past the dining area,  there's a service counter and pickup window with   the rest of the kitchen area and a walk-in cooler  and with a rear exit off the rear of the building. Now, staff reviewed the following traffic impact  evaluation areas specifically with regards to VMT,   on-site circulation, drive-through Q management,  and parking per the Monrovia Municipal Code.   Now, the applicant hired a traffic consultant,  Infrastructure Group Incorporated, who provided   a queueing and trip generation evaluation. That's  in the report dated November 23rd, 2025. And staff   worked with the city's traffic consultant, that's  Gibson, Transportation Consultants Incorporated,   and they conducted a peer review of the analysis  with respect to the VMT. They did a comparative   um they looked at the comparative analysis  of other seven leaves locations in similar   size and traffic. um alongside on on-site  circulation and parking that was provided   again by the applicant. Uh Gibson did provide  a memo that summarized their findings of the   analysis. And when we look at that, we break  it down. Um Gibson reviewed for VMT impacts   under SQA per the city's city transportation  guidelines and found that the project is not  

anticipated to result in any significant impact.  So there' be no impact for the BMT and that's due   to that the project is less than 15,000 square  feet in size and it is considered local serving.   Um we've done many examples of this um over  the last couple of years. Um gas stations,   banks, a lot of the new restaurants like  In-N-Out fall into those same categories. Excuse me. With regards to queuing analysis,  again from other Seven Leaves locations,   um Gibson reported that there would be no  drive-through impacts. Um per the analysis,   the highest observed queue from those other  locations was seven vehicles at any given   time. Um which would be less than the existing  nine car that is currently on site. Um now the   proposed queue is the nine vehicles. They're  also proposing a second lane, which I'll break   down here in a minute. Um so we have nine vehicles  and then have a secondary lane for four additional   vehicles for a total of 13. Um so in conclusion  uh the Gibson memo concludes that any new propos   um sorry the new proposal um for the use existing  utilizing the existing drive-thru doesn't present   any operational concerns with respect to traffic  congestion site circulation or queuing capacity   or for parking um with recommended site  enhancements. Now, those site enhancements   um are listed here. So, we have um again the  drive-thru, you come through off the south side,   it's a U-turn um to the pickup window on  the opposite side facing west. So, again,   the the triangles indicated in red are the  existing ninecar drive-thru. There' be a menu   speaker board and that is specifically placed to  face east. This allows for a number of things.   one, it provides less noise from the speaker  box of the menu board to the residential to the   north. Um, so it's very particular in the  placement. In addition to that placement,  

it allows for greater queuing past that ninth car  to stay on site while still allowing time for the   business to make the drinks and the food before  you get to the pickup window. Um so staff worked   closely with both the applicant and um Gibson to  come up with that particular menu board placement. Um in addition uh when a queue approaches  capacity um again that second drive-through   lane would open. Um employees would open  that secondary drive-through lane within   that existing paved area. They would take orders  through handheld devices and they would direct   traffic to utilize both lanes as and then combine  into one like a zipper format um to again to make   sure that no additional um queuing would occur  off site. In addition um Gibson requires that the   two-way traffic lanes be maintained. So it's  not to be a oneway at any time. It's two-way   along the parking lot spaces at all times.  This allows for traffic circulation on site. With regards to parking, um both staff and Gibson  reviewed the parking um that is currently provided   on site. Uh in short, the Monovian Municipal  Code um requires 1.5 spaces per table at   nine tables. That rounds up to 14 parking spaces  required. 16 parking spaces are provided on site.   Now, uh staff did visit the site. That parking  lot needs a little bit of TLC. So, um we have   added a condition that requires them to re-slurry  or seal it to make it look a little bit nicer. Um   in addition to that, there is the landscape buffer  in front of that corner lot. It's approximately   between about six feet on Mountain Side and about  10 feet on the East Huntington Drive side. Um   staff is recommending a condition of approval that  they just rehabilitate some of the landscaping  

within that area to keep it looking nice. It's  been vacant for a little bit of time. Still have   some good foliage, but they just want to beef it  up just a little bit. As I previously mentioned,   uh there is a design review incorporated with  this proposal. This would normally just go to   DRC. However, because of the COP application  is before you here tonight, as I said stated,   the building footprint remain remains unchanged.  So, here we have the proposed and the existing   in the corner here of the front facade. This is  the south facade. Um, not a lot of changes. Um,   they're going to be adding new windows and  replacing the ones that you see on screen   um to be a little more transparent so you can see  into the building a little more nicely. Um they   will be providing new stucco around the building.  They will be repainting it um with a in white with   a brown with a gray hue for the trim color. Um  there is existing deteriorated tile that kind   of that 90s tile. Um and they are removing that in  favor of some stone cladding on the pillar bases. As we move around um to the sides, this is the  both the east uh existing east and proposed east   elevation. This would be facing the commercial  property. Uh you can see that the project encloses   both the east and the west end gables um with a  new square stucco finished framing that covers   those drive-through canopies. Um, as you can also  see, the the old pharmacy window would be closed   up and then a new dining area window is proposed  as well. As we move around to the opposite side of   the building, again, this is the east facing South  Mountain Avenue. You can see that's where the   new pickup window will be. And then also, um, new  dining area, which is off the front there. Um, you  

can see that these are being squared off um, just  covering those existing canopies. a little more   of a modern look that they typically utilize with  other locations for Seven Leaves. Also, any new   branding in terms of signage would have to go to  DRC for review and approval as a separate permit. Now, this did go to the DRC development  review committee on February 18th, 2026. Um,   there were no public comments at that time. Um DRC  did have some questions regarding lefthand turns   um coming out of the site onto Mountain Avenue.  They were concerned with making a left-hand turn   and disrupting traffic. So staff did add  a condition, that's condition number 35,   to install signage regarding traffic movements on  South Mountain Avenue, who the applicant uh the   applicant would work with our city engineer to  come up with the specifics on what that signage   would look like and where exactly it would be  placed. Uh the DRC did unanimously recommend   approval of the project subject to the proposed  conditions of approval that are before you. Um we have a fair amount of conditions but mostly  are guided towards uh noise to reduce from the   speaker box as I mentioned. Um specifically  the drive-through conditions uh the hours of   operation are going to be limited to 7 to 11:00  p.m. for the drive-thru. Vehicles waiting to   order shall queue completely on site. Applicant  will provide a traffic management plan prior to   certificate of occupancy. That's incorporating all  those site enhancements that I mentioned. Um all   signage again um regarding traffic movements  out of the driveway on Mountain Avenue,   which I'll work with the city engineer. Any  restaurant delivery is not we can't block the   drive-thru or the operations. Uh the menu board  speaker um it does need to be equipped with   automatic noise reducing technology. This would  also reduce the noise during the evening hours.   So it re it checks the noise level automatically  and would reduce it during evening hours to  

make sure that there's no impact to those  residential neighbors to the north. Finally   um final colors of materials have to be  reviewed and approved by the planning division   um the rehabilitated landscape area as well  as the parking lot rehabilitation as I had   mentioned. Um that in addition um this was duly  noticed with a newspaper publishing in a 300 foot   mailing radius and up to this point I believe no  comments have been issued for this project. Um   staff is recommending approval with conditions.  Um that concludes my presentation. Thank you for   your time and I myself as well as the applicant  are here if you have any questions. Thank you. There any questions from the  commissioners regarding the staff report? Um, is there anything, excuse me, is  there anything different about this   um cup than other cups we've approved recently in  terms of the the planning conditions themselves?   Anything unique? Not particularly. Most have a 6ft  wall on the perimeters um adjacent to residential.   um the noise the noise reducing for the speaker  box um making sure that deliveries aren't causing   a nuisance. Um so pretty standard. I would say  that this is a little bit less in terms of the   hours that they're proposing. Other locations  have gone till midnight or open till 6 a.m.   in some cases. So it's pretty consistent with  others that have been approved and the review   period on the cup is so that that is one of the  conditions. I I apologize I didn't add it into   the presentation. Um, it would come back uh for  a six-month review. Cool. Thank you. That's all.   Quick question regarding like the drive-thru. Do  we get complaints at other locations, you know,   fast food, restaurants, beverage places on on the  sign, the noise from your, you know, the ordering  

board. Do we get any complaints generally or  is that not a big deal? We haven't typically.   There's only a hand there's only about two that  are actually adjacent to residential. I believe   it's T-Irders and a Jack in the Box on Huntington.  Okay. Yeah, that's I was thinking the Jack in a   Box as opposed to the car wash a few properties  down I think would be a lot noisier if I remember. Thank you. Any more questions before we move to  the public testimony? done. Okay. So, now we're   going to move to the public testimony. This is the  time and place for public input regarding public   hearing item number two. We will accept testimony  in the following order. The applicant first,   persons in favor, persons with concerns,  and then the applicant will have a chance to   uh respond. So, some reminders, please come  to the podium one at a time and state your   name for the record. Um, all comments  and questions should be directed to   uh the chair and not members of the audience.  No dialogue in the audience is permitted. Any   questions by commissioners for persons testifying  should be asked before the hearing is closed.   Comments and discussion by commissioners should  be reserved until all testimony is taken. So,   do we have does the applicant would  the applicant like to come and speak? Hi, I'm Josh with Seven Leaves Cafe. Uh Josh  Newaster for the record. I'm the director of   business development. We're very excited for this  site. Um I think this will be about our sixth kind   of Walgreens conversion and and one of the things  that's kind of our core mission is being the   change. And so this is another example of us being  able to come in, really beautify this corner,  

really redevelop it, do the landscaping, beautify  that, redo the paving, and kind of bring life   back to this corner. So, we're very excited. We're  very grateful for the opportunity. And, you know,   can't wait to see everybody there with the house  coffee. If you guys haven't had Vietnamese coffee,   that's our specialty. It's got a kick to it. So,  it's meant to be slowly, maybe start at like 6:00   a.m. If you start afternoon, you won't sleep.  So, um, definitely would love to look forward   to having everybody there. Um, typically at our  grand openings, we'll involve high schools just   because we're really about the community and and  really serving every community and every cup that   we have. So, but yeah, any questions? Love to  answer them for you guys. I do cur curiosity. Um,   more morning crowd then than than a or maybe  the afternoon pickmeup crowd than the evening   uh studying crowd. Is that or is that how the  flow of the operation kind of I mean we have a   unique business model where we don't really  fall into like the Starbucks where it's only   coffee. So we have the Vietnamese coffee for the  morning crowd. Then we have the milk teas and the   boba. So that's kind of almost like a afternoon  dessert crowd. So we kind of get a unique flow   with everybody. Yeah. Cool. One more question.  Um at your existing location, do you see that   patrons use the drive-thru more than the parking  spots or opposite? Yeah, it's probably about 7030   drive-thru. And so at a lot of locations we  have similar to other concepts an iPad. So for   whatever reason it gets busy we just bring out  a team member with an iPad quickly get the line   down. So but yeah drive-through is definitely  the way to go usually. All right. Thank you. Perfect. Thank you. Thank you.  Are there any persons in favor   that would like to speak? Persons with concerns. Okay. So the public testimony portion of the  hearing is now closed. We are going to start  

our deliberation. So um now's the time for the  commission to discuss and debate this item. I   think it's a exciting way to reuse I don't know  if the proper terminology I've been around here   a while adaptive reuse. Is that a good good and it  seems like the um the applicant believes in that.   So, ripping things down, using the existing and  freshening it up. So, I think it's kind of cool. Yeah, it be a nice um corner there. I've been to  many seven leaves and this one's a definitely a   different model than most of the seven leaves  that you guys have out there. So, I like that. Any other any other discussion?  No. Okay. Okay. So, if there's   no further discussion from the  commission, is there a motion? Uh, I move to approve uh CUP  20226-003 and DR2026-00001. We have a second. Second. Roll call,  please. Actually, with with conditions,   right? With conditions. As  presented with conditions. Commissioner Austin. Yes, Rose. Yes, Sheffler.  Yes, Sahara. Yes, Pashani. Yes, Chair Brown.   Yes. The motion is approved. All right. And  Sher, if I may read um the appeal language,   and that is that all decisions of the planning  commission uh may be appealed to the city council   if filed in writing to the city clerk within 10  days and an appeal fee does apply. Thank you.   Thank you and welcome to Monrovia. So next item are administrative reports. We  have none. And so now we move to the community  

development director report. So director Romeo. Oh  yes. Good evening commissioners. Pleasure to see   you this evening. Um just two brief updates. The  first is wanted to let you know that the planners   have been working hard and April Kia on um our  annual progress report of the general plan and our   that's where we count how many building permits  are being issued approved um and certified with   the certificate of occupancy for housing. Um there  will be a report that's going to be presented   to the city council next week and then we will  bring that information to the planning commission   um next month or actually our next meeting.  Um and then that report will go to the state.   Um the other item I wanted to bring up to the  commission is the city clerk's office has opened   um the call for applications for anyone who  wish to participate on a board or commission.   Um we have two terms that are up for um the  planning commission, historic preservation   commission, community services commission, library  board, and the Monrovia Oldtown Advisory Board.   There's three positions for that. Um applications  may be submitted to the city clerk. Um they need   to be received by May 1st. And if anyone is  interested in participating in any of those   boards or commissions, we will be hosting a um  informational meeting on April 9th starting at   6:00 in this room. And that concludes my report.  Wonderful. Thank you. So now we're going to move   to reports, announcements, requests from  commissioners. Do we have any reports,   announcements, or requests that anybody  from anyone? No. Any items to be placed   on future agendas or to be addressed by the  staff? No. All right. So, fabulous. Yeah. So,  

we're going to uh adjourn the meeting. Our next  regular meeting is scheduled for April 15th. April   15th. And so, this meeting is now adjourned  at 7:58 p.m. My kind of meeting. Thank you.