TO:
Honorable Planning Commission Chair and Commissioners
THROUGH:
Masa Alkire, Community Development Director
FROM:
Adam Finestone, Planning Manager
Tari Kuvhenguhwa, Associate Planner
SUBJECT:Title
Consideration of a Master Use Permit Amendment to allow the on-site sales and service of beer and wine in conjunction with food service at a proposed eating and drinking establishment, including a new outdoor dining patio, located at 451 Manhattan Beach Boulevard, Suite B102 (Sogno Toscano), and associated environmental determination finding the project categorically exempt from further review pursuant to the California Environmental Quality Act (Planning Case Nos. PE-26-00259/UP-26-00038).
A) CONDUCT THE PUBLIC HEARING
B) ADOPT RESOLUTION NO. PC 26-XX
Body
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RECOMMENDATION:
Staff recommends that the Planning Commission: (1) conduct the public hearing; and (2) adopt the attached resolution approving a Master Use Permit Amendment, subject to conditions, and finding the project categorically exempt from further review pursuant to the California Environmental Quality Act.
APPLICANT:
Pietro Brembilla, on behalf of Sogno Toscano
1445 W. 12th Pl., Suite 101
Tempe, AZ 85281
BACKGROUND:
On January 20, 2026, the Community Development Department received an application for a Master Use Permit Amendment to allow the on-site sales and service of beer and wine in conjunction with food service at a proposed eating and drinking establishment, including an outdoor dining patio, (“Project”) located at 451 Manhattan Beach Boulevard, Suite B102 (“Property”).
Prior Actions
In 2002, a Master Use Permit (Resolution No. 5770) was approved by the City Council and a Coastal Development Permit (A5-MNB-02-257) was approved by the California Coastal Commission for the development of a 63,850 square-foot, two-story commercial development, 40,000 square feet of grade-level public areas including a Town Square, and a two-level, public subterranean parking structure at the Metlox site. Since that time, several amendments to the Master Use Permit were approved for individual tenant spaces as well as the overall property. Those amendments were as follows:
• Resolution No. PC 05-08: Modified the previously-approved alcohol sales and special events permitted to occur at the hotel use.
• Resolution No. PC 06-20: Modified the previously-approved hours of operation and allowed off-site sales and consumption of wine at the Petros restaurant tenant space.
• Resolution No. PC 08-08: Allowed limited on-site sales and consumption of beer and wine at the Le Pain Quotidien tenant space. (Note that Le Pain Quotidian is classified as a Retail/Specialty Food Service use, thus is not considered an Eating and Drinking Establishment for purposes of analysis in this report).
• Resolution No. 6275: Modified the previously-approved hours of operation, notification for events, allowed expanded food service operations, approved various noise mitigation measures at the hotel use.
• Resolution No. 14-08: Allowed noise mitigation measures, full food service and marketing, special events on the terrace, modified alcohol service on the Skydeck, and allowed installation of architectural improvements at the hotel use.
• Resolution No. 14-0064: Modified the eating, drinking, and banquet services associated with the hotel, allowed special events to be conducted on the terrace, modified conditions regulating marketing, and allowed installation of noise mitigation measures at the hotel use.
• Resolution No. 18-0074: Allowed the future division of the Nick’s tenant space (eating and drinking establishment) into two tenant spaces, resulting in a maximum of three eating and drinking establishments at the overall property. This amendment also allowed for Personal Service uses and Personal Improvement Service uses at the tenant spaces currently occupied by Waterleaf and formerly occupied by Beehive (currently vacant) (see Attachment 6).
• Resolution No. 25-0024: Allowed modifications to the established size limitations applicable to specific land uses at the overall property, including for eating and drinking establishments. (see Attachment 3).
Prior to Resolution 25-0024, the Metlox development was at its square footage limit for eating and drinking establishment uses (i.e., Nick’s and Petros). That Master Use Permit Amendment and Coastal Development Permit allowed for an increase in restaurant space (eating and drinking establishments) and more flexibility in the amount of other land uses at the overall site. It did not approve any new buildings or the expansion of any existing buildings. Because the proposed restaurant use is allowed under current land use entitlements, the applicant’s request is limited to the on-site sale and service of beer and wine, and the hours of operation for the outdoor patio area. A building permit for the change of use to an eating and drinking establishment has been reviewed for code compliance and was issued on June 17, 2026.
Site Overview
The Property is currently permitted with a vacant tenant space on the first floor of a two-story commercial development (Metlox). The tenant space was most recently occupied by Lemonade (closed in 2024) and is currently in the process of being divided into two tenant spaces. The applicant’s Project is limited to only one of the resulting tenant spaces, with frontage along Manhattan Beach Boulevard. There is no proposed change to the square footage of the existing building.
The Property is in the Downtown Commercial (CD) zoning district, Area District III, and has a General Plan designation of Downtown Commercial. In addition, the Property is located within the non-appealable portion of the Coastal Zone. The site is surrounded by a public safety facility to the north (across 13th Street), commercial uses to the south and west, and open space to the east with residential uses beyond that (across Valley Drive/Ardmore Avenue). The Vicinity Map (see Attachment 1) demonstrates the site configuration and surrounding uses.
Project Overview
• Location: 451 Manhattan Beach Boulevard, Suite B102
• General Plan Land Use: Downtown Commercial
• Zoning: CD (Downtown Commercial)
• Area District: III
• Land Use (tenant space):
o Existing: Retail/Specialty Food Service (Vacant, formerly Retail/Specialty Food Service)
o Proposed: Eating & Drinking Establishment
• Tenant Space Size:
o Proposed Interior Area: 1,510 sq. ft.
o Proposed Patio Area: 354 sq. ft.
• Alcohol License:
o Existing: None
o Proposed: On-Sale Beer & Wine (Type 41 ABC License)
• Hours of Operation:
o Permitted Under Existing Entitlements:
§ Indoor:
• 6:00 a.m. - 11:00 p.m. Sunday through Thursday
• 6:00 a.m. - 12:00 a.m. (midnight) Friday & Saturday
§ Outdoor Patio: 6:00 a.m. - 10:00 p.m. daily
o Proposed:
§ Indoor: 8:30 a.m. - 11:00 p.m. daily
§ Outdoor Patio: 8:30 a.m. - 11:00 p.m. daily
Governing Regulations
The Project is reviewed for compliance with applicable regulations, including the City’s General Plan, Local Coastal Program (“LCP”), Downtown Design Guidelines, and prior entitlements.
Manhattan Beach General Plan
The General Plan is a long-range policy document that identifies the community’s vision for its collective future and establishes the fundamental framework to guide decision-making about development, resource management, public safety, public services, and general community wellbeing. This vision is expressed in goals and policies that allow this vision to be accomplished. All projects are reviewed to ensure the project aligns with the General Plan’s goals and policies. The City’s General Plan was adopted in December 2003. General Plans contain required “elements”, or chapters, including a Land Use Element, which is used to guide the City’s development, maintenance, and improvement of land and properties.
The Project was evaluated for conformance with the following applicable Land Use Element goals and policies:
• Land Use Plan Goal LU-6: Maintain the viability of the commercial areas of Manhattan Beach.
• Land Use Plan Policy LU-6.1: Support and encourage small businesses throughout the City.
• Land Use Plan Policy LU-6.2: Encourage a diverse mix of businesses that support the local tax base, are beneficial to residents, and support the economic needs of the community.
• Land Use Plan Goal LU-7: Continue to support and encourage the viability of the Downtown area of Manhattan Beach.
• Policy LU-7.1: Encourage the upgrading and growth of businesses in the Downtown area to serve as a center for the community and to meet the needs of local residents and visitors.
• Land Use Plan Policy LU-7.4: Encourage first-floor street front businesses with retail, restaurants, service/commercial, and similar uses to promote lively pedestrian activity on Downtown streets, and consider providing zoning regulations that support these uses.
Manhattan Beach Local Coastal Program
A portion of the City is subject to the California Coastal Act. The California Coastal Act authorizes coastal jurisdictions to establish Local Coastal Programs (LCPs) that, as described by the California Coastal Commission’s website, “specify appropriate location, type, and scale of new or changed uses of land and water. Each LCP includes a land use plan and measures to implement the plan (such as zoning ordinances). While each LCP reflects unique characteristics of individual local coastal communities, regional and Statewide interests and concerns must also be addressed in conformity with Coastal Act goals and policies.” The California Coastal Commission certified the City’s LCP in 1996.
The proposed project is located in the Coastal Zone; therefore, the project was reviewed for compliance with the LCP, including but not limited to the following sections:
• LCP Chapter A.16 - governs commercial districts, including the CD district where the Project is located.
• LCP Chapter A.84 - governs use permits, which are required for use classifications typically having unusual site development features or operating characteristics requiring special consideration so that they may be designed, located, and operated compatibly with uses on adjoining properties in the surrounding area.
Downtown Design Guidelines
The Downtown Design Guidelines were adopted by the City Council in 2018 and “are intended to perpetuate quality development that will complement and enhance the project area’s eclectic style and small-town character.”
Prior Entitlements
Prior entitlements established limitations on the amount of the project site that could be used for specific uses and hours of operation for some of those uses, including eating and drinking establishments.
DISCUSSION
Project Analysis
The following Project features warrant additional consideration by the Planning Commission.
Alcohol Sales and Service
The applicant is requesting to allow for on-site sale and consumption of beer and wine in conjunction with food service at the proposed eating and drinking establishment, including a new outdoor dining area. Alcohol sales and service are allowed in the CD zone subject to the approval of a use permit. While there are existing establishments within the Metlox development that already enjoy this privilege, the applicant’s request proposes introducing alcoholic beverage service to this tenant space for the first time. The requested hours for alcohol service are 8:30 a.m. to 11:00 p.m. daily, which are the same as the requested hours of operation for the restaurant.
In addition to the requested Master Use Permit Amendment, the applicant must also obtain a corresponding alcohol license through the California Department of Alcoholic Beverage Control (ABC). The applicant would be required to abide by all conditions of the Master Use Permit for the Property (as amended), as well as all ABC license requirements and conditions of their ABC license. In instances where there are conflicts between conditions of the ABC license and the Master Use Permit, the more restrictive conditions would apply.
The business would be required to operate as a restaurant, not a bar, and food would be available for sale and service at all times. Dining service with the addition of beer and wine has typically been approved for other Downtown restaurants. As such, the addition of beer and wine for on-site consumption is not anticipated to have a significant impact on the welfare of properties and uses in the project vicinity. For reference, staff has provided a list of all eating and drinking establishments downtown, with information about each business’s alcohol service, closing hours, and governing entitlements (Attachment 9).
Hours of Operation for Outdoor Dining
In 2023, the City Council appointed an Outdoor Dining Task Force to study and provide recommendations for a long-term outdoor dining program. The task force’s recommendations for a long-term outdoor dining program were presented to the City Council for consideration, and the City Council adopted an ordinance and guidelines applicable to areas outside of the Coastal Zone on December 2, 2025. The ordinance and guidelines were submitted to the California Coastal Commission to begin the required certification process that will allow them to take effect within the Coastal Zone under the LCP: that certification is still pending as of the writing of this report.
One of the task force’s recommendations was to limit the hours of operation for outdoor dining areas to end no later than 10:00 p.m. daily. In discussing this limitation, the primary consideration of the task force was potential noise impacts. In November 2025, the City Council adopted an outdoor dining ordinance that included a 10:00 p.m. closing time as one of the performance standards for outdoor dining. The adopted outdoor dining ordinance does include a provision that alcoholic beverages may be served or consumed in outdoor dining areas that operate beyond 10:00 p.m., if a Use Permit or Use Permit Amendment is obtained (Manhattan Beach Municipal Code Section 10.60.080(C)(5)).
As noted in the Background section above, in June 2025, the City Council approved a Master Use Permit Amendment that allowed modifications to the established size limitations for land uses (including eating and drinking establishments). Specific to eating and drinking establishments, City staff’s recommendation took into consideration the then-working recommendations of the Outdoor Dining Task Force, and the City Council approved a standard closing time of 10:00 p.m. daily for future outdoor dining areas at Metlox, with a provision allowing deviation through a Master Use Permit amendment process.
The applicant has proposed hours of operation for the indoor dining area that are consistent with the permitted hours for restaurants at the overall Metlox development (see Project Overview section above). However, for the new outdoor dining area, the applicant is proposing to keep the patio open until 11:00 p.m. (consistent with hours for their indoor operations) rather than the established 10:00 p.m. allowance.
Based on the previously-established standards for outdoor dining, both specifically at Metlox, and through the outdoor dining regulations adopted by City Council, staff recommends hours of operation for the outdoor dining area to end at 10:00 p.m. Should the Planning Commission wish to consider the applicant’s request, additional information is provided below that may be taken into consideration.
There are currently two eating and drinking establishments at Metlox, both with outdoor dining areas. Hours of operation for those restaurants were approved through the original 2002 Master Use Permit and a 2006 Master Use Permit Amendment, as follows:
• Suite D126 (currently Nick’s Manhattan Beach)
o 6:00 a.m. - 11:00 p.m. Sunday through Thursday
o 6:00 a.m. - 12:00 a.m. Friday & Saturday
• Suite B110 (currently Petros)
o 6:00 a.m. - 12:00 a.m. Sunday through Thursday
o 6:00 a.m. - 1:00 a.m. Friday & Saturday
Hours of operation for the outdoor dining areas for both establishments are the same as those for their indoor operations noted above, with the outdoor dining areas primarily oriented toward the interior of the Metlox development. The outdoor dining area for the proposed eating and drinking establishment would be the first such area in Metlox along the Manhattan Beach Boulevard frontage. (Other outdoor seating areas exist along the Manhattan Beach Boulevard frontage, however these areas are not reserved for the exclusive use of customers of any particular establishment.)
Elsewhere in the downtown area, outdoor dining on private property has generally been approved for restaurants over the past several years, including a second-story dining deck at 309 Manhattan Beach Boulevard (Esperanza) and a large ground-floor patio at 401 Manhattan Beach Boulevard (Great White; currently under construction). In both instances, City staff recommended a closing time for outdoor dining at 10:00 p.m., consistent with the draft guidance from the Outdoor Dining Task Force at that time. Contrary to City staff’s recommendation, the Planning Commission authorized later closing times for the outdoor dining areas, as requested by the applicants (11:00 p.m. for Esperanza; 11:00 p.m. for Great White). As such, the expansion of the previous business’s outdoor footprint to incorporate an outdoor dining area is not anticipated to have a significant impact on the welfare of properties and uses in the project vicinity.
Consistency and Compliance with Governing Regulations
Manhattan Beach General Plan
As noted above, the Project was reviewed for consistency with applicable General Plan goals and policies. The Project has been determined to be consistent with the following goals and policies for the reasons described below:
• Land Use Plan Goal LU-6: Maintain the viability of the commercial areas of Manhattan Beach.
The viability of commercial areas depends on a range of factors, including having various types of services and restaurants. The proposed eating and drinking establishment use will continue to offer a dining option at this location for the community and visitors, supporting the Downtown commercial businesses.
• Policy LU-6.1: Support and encourage small businesses throughout the City.
The ability for the new eating and drinking establishment to offer on-site beer and wine service, including at the proposed outdoor dining area, enhances the viability of the business. Many other existing eating and drinking establishments in the Downtown provide both indoor and outdoor seating with beer and wine service, and the applicant’s request would be consistent with such uses.
• Policy LU-6.2: Encourage a diverse mix of businesses that support the local tax base, are beneficial to residents, and support the economic needs of the community.
Downtown Manhattan Beach has a mix of restaurants and services. The addition of beer and wine service to food service could attract more patrons to the eating and drinking establishment. Eating and drinking establishments are required to collect sales tax, a portion of which goes back to the City.
• Land Use Plan Goal LU-7: Continue to support and encourage the viability of the Downtown area of Manhattan Beach.
Downtown Manhattan Beach has a variety of commercial uses including, but not limited to, coffee shops, restaurants, and retail stores. As proposed, the eating and drinking establishment is complimentary to these uses, as patrons may visit other Downtown businesses, thus contributing to the economic vitality of Downtown Manhattan Beach.
• Policy LU-7.1: Encourage the upgrading and growth of businesses in the Downtown area to serve as a center for the community and to meet the needs of local residents and visitors.
Allowing the addition of beer and wine service in an existing tenant space within an existing multi-tenant commercial development for a new eating and drinking establishment in a central location in Downtown Manhattan Beach encourages the development to adapt to gradual neighborhood changes and evolving market conditions over time.
• Policy LU-7.4: Encourage first-floor street front businesses with retail, restaurants, service/commercial, and similar uses to promote lively pedestrian activity on Downtown streets, and consider providing zoning regulations that support these uses.
The existing interior tenant space is a vacant, first-floor commercial with its façade facing a commercial corridor (Manhattan Beach Boulevard) in the heart of Downtown Manhattan Beach. The establishment proposes to maintain that orientation and further activate its frontage by adding outdoor seating. The proposed eating and drinking establishment use will be open during daytime and evening hours, encouraging pedestrian activity.
Manhattan Beach Local Coastal Program
Section A.16.020(L) of the LCP required a use permit or use permit amendment for any new alcohol license. As the request is to allow on-site sales and service of beer and wine, a new type 41 ABC License will be required for this tenant space.
Additionally, Condition No. 3 in Resolution No. 18-0074 (a 2018 Master Use Permit Amendment) states that alcohol licenses are currently only permitted in specific tenant spaces at the Metlox development. The condition states:
All restaurant uses in the following current restaurant locations may provide alcohol service pursuant to a validly issued state Department of Alcoholic Beverage Control (ABC) license Type 47 (On Sale General for Bona Fide Public Eating Place): Suite D126 and Suite B110. Service of alcohol at the restaurants shall be in conjunction with the service of food at all times during all hours of operation. Any alcohol service in a restaurant location not listed above that does not have an ABC License as of June 1, 2018 shall require a master use permit amendment.
While the Project is a restaurant use, it is not located in one of the tenant spaces listed in the above condition; thus, a use permit amendment is required.
Pursuant to Section A.84.050 of the LCP, the Planning Commission is the decision-making authority for master use permit amendments and shall consider the request at a public hearing, prior to rendering a decision on the application. Per Section A.84.060 of the LCP, the Planning Commission, as the decision-making authority, must make certain findings for approval of a use permit or amendment thereto. An analysis of those findings is provided in the Required Findings section below.
Downtown Design Guidelines
The existing building and proposed exterior changes comply with the applicable Downtown Design Guidelines, including the following:
• Site Layout and Building Orientation: While the existing tenant space is being divided between two future tenants, the portion that the Applicant will occupy, will continue to have its main pedestrian entry along Manhattan Beach Boulevard. Their portion of the former Lemonade tenant space is also located at one of the property’s frontages. The proposed exterior changes for the tenant space do not alter the overall site layout or building orientation, thus the Property is continuing to conform to the Downtown Design Guidelines in this manner.
• Outdoor Spaces: The Project’s proposed first-floor, covered outdoor dining patio is located between the front of the structure and the sidewalk, facing Manhattan Beach Boulevard. The outdoor patio provides visual interest to the surrounding areas and sound attenuation measures have been incorporated into the design of the patio.
• Building Setbacks: The new outdoor dining area proposes an overhead trellis as well as a railing. Both are proposed to be setback from the property line, with the railing being setback the same distance as the existing Metlox building to the west of this tenant space, maintaining pedestrian access in this area.
Prior Entitlements
The governing Master Use Permit (Resolution No. 25-0024) established 10:00 p.m. as the time at which any new outdoor dining must close for an eating and drinking establishment, with an allowance to request an amendment to the Master Use Permit in order to deviate from this standard. Staff recommends maintaining the outdoor dining hours established by Resolution No. 25-0024.
Interdepartmental Review
The Traffic Division, along with the Police Department, reviewed the request. The reviewing division and department raised no concerns or objections to the proposed project.
Required Findings
Pursuant to LCP Section A.84.060, in order to approve a master use permit or an amendment thereto, the Planning Commission must make certain findings to ensure that the use operates in a manner that is compatible with uses on adjacent properties and in the surrounding area. The required findings are addressed below:
Master Use Permit
1. The proposed location of the use is in accord with the objectives of this title and the purposes of the district in which the site is located.
The subject tenant space is within an existing commercial development (Metlox) and is currently vacant, but has been previously permitted with retail/specialty food service uses, in accordance with the existing land use entitlements, in the CD zoning district. The applicant is proposing beer and wine service for on-site service and consumption in conjunction with food service at their proposed eating and drinking establishment, including an outdoor dining patio. As stated in LCP Section A.16.020, and “Eating and Drinking Establishment” use is permitted through a Use Permit in the CD zoning district. Furthermore, eating and drinking establishments are a permitted use for this overall property under the existing land use entitlements.
2. The proposed location of the use and the proposed conditions under which the uses would be operated or maintained will be consistent with the General Plan; will not be detrimental to the public health, safety or welfare of persons residing or working on the proposed project site or in or adjacent to the neighborhood of such uses; and will not be detrimental to properties or improvements in the vicinity or to the general welfare of the city.
The General Plan encourages a “vibrant downtown” that offers “services and activities for residents and visitors.” The Property’s General Plan land use designation is Downtown Commercial, and eating and drinking establishment uses are consistent with the intended mix of uses in the district and at this multi-tenant commercial development. The overall property is currently permitted with two eating and drinking establishments with alcoholic beverage service and outdoor dining areas where that service is allowed. The Project is compatible with neighboring uses, as neighboring lots are developed with commercial uses to the south and west, public and semi-public uses to the north, and open space to the east. Furthermore, the Project was reviewed by the Traffic Division and the Police Department, none of whom raised concerns or objections. Therefore, with the proposed conditions of approval, the Project will not be detrimental to the public health, safety or welfare of persons residing or working on the site, or in or adjacent to the neighborhood of such use, and will not be detrimental to properties or improvements in the vicinity or to the general welfare of the City.
When taken together, the requested physical and operational changes from the previous operators of this tenant space, as described above (the addition of on-site beer and wine service, including at a new outdoor patio), do not result in a significant intensification of use because the site will continue to operate primarily as a food-oriented establishment. Additionally, the existing tenant space is on a commercial street and would operate in a similar manner to other eating and drinking establishments in the vicinity, and conditions of approval, including conditions regarding alcohol service, have been proposed to address any potentially adverse impacts. Sound attenuation measures have also been incorporated into the design of the patio. The subject request does not alter the primary use of the proposed establishment or the overall commercial property, which currently accommodates other eating and drinking establishments with on-site beer and wine service.
3. The proposed use will comply with the provisions of this title, including any specific condition required for the proposed uses in the district in which they would be located.
The Applicant proposes to change the use of the tenant space to an eating and drinking establishment, which is permitted under the existing land use entitlements for the overall commercial development. Per LCP Sections A.16.020 and A.84.100, and the existing land use entitlements, allowing a new alcohol license for the proposed project and modifying the existing conditions of approval to do so requires a use permit amendment.
The project site is located within an existing, multi-tenant commercial property. The project scope is limited to on-site beer and wine service, with hours of service to match the hours of operation, within the interior restaurant tenant space and at the proposed outdoor patio. There is no proposed expansion of the existing building where the tenant space is located. Conditions of approval have been proposed which will ensure compliance with the required findings for a Master Use Permit and serve as an additional governing entitlement with the prior land use entitlements (including, but not limited to, Resolution Nos. 25-0024, 18-0074, and 5770) for the development and operation of this tenant space and the overall property.
4. The proposed use will not adversely impact nor be adversely impacted by nearby properties. Potential impacts are related but not necessarily limited to traffic, parking, noise, vibration, odors, resident security and personal safety, and aesthetics, or create demands exceeding the capacity of public services and facilities which cannot be mitigated.
The proposed project is located on a previously-developed site along Manhattan Beach Boulevard and is consistent with uses surrounding the site, which include commercial, public and semi-public, and open space uses. Project characteristics related to noise, vibration, odors, security, and personal safety are addressed through LCP and Manhattan Beach Municipal Code requirements, and conditions of approval.
The Project is limited to the on-site sale and service of beer and wine and expansion of outdoor dining hours is being applied to a land use category (eating and drinking establishment) that is permitted to occur at the subject site under existing land use entitlements. Furthermore, the use will not create demands exceeding the capacity of public services and facilities.
ENVIRONMENTAL DETERMINATION:
The City has reviewed the Project for compliance with the California Environmental Quality Act (“CEQA”) and has determined that the Project qualifies for a Class 1 categorical exemption pursuant to Section 15301 (Existing Facilities) of the State CEQA Guidelines. Class 1 exemptions include the operation, repair, maintenance, permitting, leasing, licensing, or minor alteration of existing private structures or facilities, involving negligible expansion of an existing or former use. The project, which involves tenant improvements to an existing commercial building to accommodate a new eating and drinking establishment with beer and wine service, represents a negligible expansion of use. Furthermore, there are no features that distinguish this project from others in the exempt class, and therefore, there are no unusual circumstances. Thus, no further environmental review is necessary.
PUBLIC NOTIFICATION AND COMMENT
A public notice for the June 24, 2026, public hearing was published in The Beach Reporter, mailed to all property owners within a 500-foot radius of the Property, and posted at City Hall and other City facilities on June 11, 2026. As of the writing of this report, staff has not received any public comments.
CONCLUSION:
Staff recommends that the Planning Commission conduct a public hearing and adopt the attached draft resolution approving the Master Use Permit Amendment, subject to conditions, and finding the project exempt from further review pursuant to Section 15301 of the State CEQA Guidelines.
ATTACHMENTS:
1. Vicinity Map
2. Draft Resolution No. PC 26XX
3. Resolution No. 25-0024
4. January 21, 2025 - City Council Staff Report (Web-Link Provided)
5. June 3, 2025 - City Council Staff Report (Web-Link Provided)
6. Resolution No. 18-0074
7. Applicant’s Written Materials
8. Project Plans
9. Downtown Establishments - Alcohol and Hours of Operation List