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BELOW ARE THE AGENDA ITEMS TO BE CONSIDERED. THE RECOMMENDED COMMISSION ACTION IS LISTED IMMEDIATELY AFTER THE TITLE OF EACH ITEM IN BOLD CAPITAL LETTERS.
1. PC 25-0014 This Item Contains Minutes of the Following Planning Commission Meeting(s):
a) Planning Commission Regular Meeting Minutes of October 22, 2025
APPROVE
2. PC 25-0015 Consideration of a Master Use Permit Amendment to allow for the on-site sale and service of distilled spirits in addition to the existing beer and wine sales and service in conjunction with food service at an eating and drinking establishment located at 1131 Manhattan Avenue (Coucou), and associated environmental determination finding the project is exempt from further review pursuant to the California Environmental Quality Act. (Planning Case Nos. PE-25-00245/UP-25-00036)
A) CONDUCT PUBLIC HEARING
B) ADOPT RESOLUTION NO. PC 25-XX
_________________________________________________________
RECOMMENDATION:
Staff recommends that the Planning Commission: (1) conduct a public hearing; and (2) adopt the attached resolution approving the Master Use Permit Amendment, subject to conditions, and finding the project is categorically exempt from further review pursuant to the California Environmental Quality Act.
APPLICANT
The Copper Room LLC (Jesse Feldman)
218 Main Street
Venice, CA 90291
BACKGROUND:
On October 21, 2025, the Community Development Department received an application requesting a Master Use Permit Amendment to allow for the on-site sale and service of distilled spirits in addition to the existing beer and wine sales and service in conjunction with food service at an eating and drinking establishment ("Project") located at 1131 Manhattan Avenue ("Property") for a future restaurant (Coucou).
Prior Actions
On June 20,1995, the Manhattan Beach City Council adopted City Council Resolution No. 5175, granting a Master Use Permit, Coastal Development Permit, and modification to an existing sign appeal for a multi-tenant building at the property located at 1125-1131 Manhattan Avenue and 133 Manhattan Beach Boulevard, allowing for beer and wine service in conjunction with food service in three tenant spaces: 133 Manhattan Beach Boulevard, 1125 A Manhattan Avenue (now referred to as 1127 Manhattan Avenue), and 1131 Manhattan Avenue.
On February 18, 1997, the Manhattan Beach City Council adopted City Council Resolution No. 5312, amending the Master Use Permit to allow for beer and wine service in conjunction with food service at 1129 Manhattan Avenue, thus increasing the number of eating and drinking establishments with beer and wine service in the building from three to four.
On June 12, 2019, the Planning Commission adopted Resolution No. PC 19-10, amending the Master Use Permit approved by City Council Resolution No. 5175 and rescinding the Master Use Permit amendment approved by City Council Resolution No. 5312, to allow for the sale and service of distilled spirits in addition to the previously entitled beer and wine service in conjunction with food service at an eating and drinking establishment at 1129 Manhattan Avenue (currently occupied by Bread Head).
On November 4, 2020, the City Council adopted Resolution No. 20-0128, further amending the Master Use Permit approved by City Council Resolution No. 5175 to allow for the sale and service of distilled spirits in addition to the previously entitled beer and wine service in conjunction with food service at an eating and drinking establishment at 1131 Manhattan Avenue (occupied by Nando Trattoria at the time). However, pursuant to Section 12 of Resolution No. 20-0128, the entitlement lapsed two years after the approval date because the business failed to obtain an on-sale general liquor license (Type 47 ABC License) from the California Department of Alcoholic Beverage Control (ABC). As such, the tenant space is currently governed by City Council Resolution No. 5175.
On August 28, 2024, the Planning Commission adopted Resolution No. PC 24-08 amending the Master Use Permit approved by City Council Resolution No. 5175 to allow for the sale and service of distilled spirits in addition to the previously entitled beer and wine service in conjunction with food service at an eating and drinking establishment at 1127 Manhattan Avenue (currently occupied by Dash Dashi).
Site Overview
The Property is located on the west side of Manhattan Avenue, between Center Place to the north and Manhattan Beach Boulevard to the south. It is currently improved with a 6,650 square-foot, two-story, multi-tenant commercial building containing three eating and drinking establishments (Breadhead, Dash Dashi Sushi, and Manhattan Pizzeria), a retail store (Beach by Everything But Water), and a recently vacated tenant space (formerly Nando's Trattoria). 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 appealable portion of the Coastal Zone.
The applicant intends to occupy the vacant 1,500 square-foot space previously occupied by Nando's Trattoria. The space is the northernmost tenant space and is located on the corner of Manhattan Avenue and Center Place. The applicant's tenant space is fully enclosed with no outdoor dining area, and faces eastward towards other commercial properties.
The site is surrounded by commercial uses on all sides. The vicinity map (see Attachment B) demonstrates the site configuration and surrounding uses.
Project Overview
· Location: 1131 Manhattan Avenue
· Legal Description: Lots 10, 11, and 12, Block 13, Manhattan Beach Division No. 2
· General Plan Land Use: Downtown Commercial
· Zoning Designation: CD (Downtown Commercial)
· Area District: III
· Land Use
o Existing: Eating and Drinking Establishment
o Proposed: Eating and Drinking Establishment (No Change)
· Lot Size: 6,732 sq. ft.
· Building Size: 6,650 sq. ft.
· Tenant Space Size
o Existing and Proposed: 1,500 sq. ft.
· Alcohol License
o Existing: On-Sale Beer & Wine - Eating Place (Type 41 ABC License)
o Proposed: On-Sale General - Eating Place (Type 47 ABC License)
· Hours of Operation
o Existing (pursuant to City Council Resolution No. 5175):
Sunday - Thursday: 6:00 a.m. - 11:00 p.m.
Friday - Saturday: 6:00 a.m.-12:00 a.m.
o Proposed: No Change
Governing Regulations
The Project is reviewed for compliance with applicable regulations, including the City's General Plan, Local Coastal Program ("LCP"), and Downtown Design Guidelines.
Manhattan Beach General Plan
The General Plan is a long-range policy document, adopted in 2003, 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 well-being. The General Plan contains a series of goals and policies that allow this vision to be implemented. All projects are reviewed to ensure alignment with the General Plan's goals and policies. 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.
o Land Use Plan Policy LU-6.1: Support and encourage small businesses throughout the City.
o 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.
o 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 under the jurisdiction of the California Coastal Act, which authorizes coastal jurisdictions to create Local Coastal Programs (LCPs). As described on the California Coastal Commission's website, LCPs "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 City's LCP, including but not limited to the following sections:
o LCP Chapter A.16 - governs commercial districts, including the CD district where the Project is located.
o 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."
PROJECT DESCRIPTION:
Jesse Feldman, on behalf of The Copper Room, LLC, the project applicant and operator of Coucou, is requesting a Master Use Permit Amendment to allow for the on-site sale and service of distilled spirits in addition to the existing beer and wine sales and service, in conjunction with food service, at a new eating and drinking establishment located at 1131 Manhattan Avenue. The applicant proposes no change in operating hours, and no physical changes to the tenant space.
Coucou is a new restaurant which will replace an existing food service establishment, Nando's Trattoria. As noted above, the business will occupy 1,500 square feet of interior space within an existing, multi-tenant commercial building. The subject property currently operates under a Type-41 Alcoholic Beverage Control (ABC) license, which allows for the on-site sale and service of beer and wine at a bona fide eating place.
DISCUSSION:
Project Analysis
The following Project feature warrants additional consideration by the Planning Commission:
Alcohol Sales and Service
The on-site sale and consumption of alcoholic beverages is allowed in the CD zone, subject to the approval of a use permit. The prior occupant of the tenant space (Nando Trattoria) had a Type 41 ABC License, allowing the on-site sales and service of beer and wine. The applicant is requesting to allow for the sale and service of distilled spirits, in addition to beer and wine, in conjunction with food service at the new eating and drinking establishment (Coucou). No changes are proposed to the permitted hours described in City Council Resolution No. 5175, which allows the business to operate from 6:00 a.m. to 11:00 p.m. on Sunday through Thursday and from 6:00 a.m. to 12:00 a.m. on Friday and Saturday.
In addition to the requested Master Use Permit Amendment, the applicant must also obtain a corresponding alcohol license upgrade (from a Type 41 ABC license to a Type 47 ABC license) through the California Department of Alcoholic Beverage Control. The applicant would be required to abide by all conditions of the Master Use Permit for the Property (as amended), as well as all requirements and conditions of their ABC license. In instances where conflicts exist between conditions of the ABC license and the Master Use Permit, the more restrictive conditions would apply.
The existing tenant space is allowed to serve beer and wine for on-site consumption in conjunction with food service. Coucou would operate as a restaurant, not a bar, and food will be available for sale and service at all times. Dining service with the addition of distilled spirits has typically been approved for other Downtown restaurants. As noted above, a Master Use Permit amendment was previously approved for the subject tenant space via City Council Resolution No. 20-0128 to allow for on-site sale and service of distilled spirits, however the entitlement lapsed in November of 2022 because the operator of Nando's Trattoria did not exercise the rights granted under the approval by obtaining a Type 47 ABC license. The Master Use Permit amendment required approval from City Council due to an appeal of the Planning Commission's approval. The current request is effectively the same as that which was approved by said resolution.
There has been one incident related to alcohol requiring law enforcement response at the subject tenant space since 2022. The hours of operation will not change as a result of this request and are consistent with other restaurants in the vicinity. As such, the addition of distilled spirits at this location is not anticipated to have a significant impact on the welfare of properties and uses in the project vicinity. (For reference, staff has attached a list of all eating and drinking establishments in the downtown to this report, with information about each business's alcohol service, closing hours, and governing entitlement.)
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 will continue to offer dining options to the community and visitors to support the Downtown commercial businesses.
· Policy LU-6.1: Support and encourage small businesses throughout the City.
Allowing the new eating and drinking establishment to serve distilled spirits in addition to beer and wine, in conjunction with food service, enhances the viability of the business. Many other existing eating and drinking establishments in the Downtown are already entitled to serve distilled spirits in addition to beer and wine, 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 distilled spirits to existing beer and wine service could attract more patrons to the new 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-7.4: 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 proposed use is a first-floor eating and drinking establishment use, with the business's façade facing a commercial corridor (Manhattan Avenue) in the heart of Downtown Manhattan Beach. The eating and drinking establishment will be open during daytime and nighttime hours, encouraging pedestrian activity.
Manhattan Beach Local Coastal Program
Section A.16.020(L) of the LCP requires a use permit or use permit amendment for any new or amended alcohol license. As the request is to allow on-site sales and services of distilled spirits, in addition to the current on-site sales and service of beer and wine, a new Type 47 ABC license will be required. Additionally, Section A.84.105 of the LCP requires a master use permit amendment for any modifications to conditions applied to an existing master use permit. This change in license type requires a modification to the conditions of approval contained in Resolution No. 5175 related to alcohol service, thus a master 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 master use permit or amendment thereto. An analysis of those findings is provided in the Required Findings section below.
Chapter A.96 of the LCP requires most projects in the Coastal Zone to obtain a Coastal Development Permit ("CDP") unless specifically exempted by the City's LCP. The Project qualifies for an exemption pursuant to Chapter A.96.050 (Exemptions/categorical exclusions) of the LCP, which is applicable to commercial structures and exempts the alteration of existing structures, provided the project does not involve any improvement that changes the intensity or use of the structure. Because the proposed Master Use Permit amendment will not change the property's combination of uses or the existing building or tenant space, and operational characteristics will remain substantially the same, the Project qualifies for the exemption noted above and a CDP is not required.
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." While the tenant space's design is not being reviewed as part of the applicant's request to change their alcohol license, the existing building complies with the applicable Downtown Design Guidelines. The Guidelines include recommendations regarding building orientation, pedestrian access, visual aesthetics, lighting, signage, and others. The existing tenant space (and overall building) complies with the Guidelines, as the structure is oriented towards Manhattan Avenue. Furthermore, the existing tenant space incorporates a façade design, pedestrian access, signage, and lighting that complies with the Guidelines.
Interdepartmental Review
The Planning Division, as well as the Public Works, Finance, and Police Departments have reviewed the request. Pursuant to Resolution No. 5175 which governs the site, the business is required to maintain two offsite parking spaces through the city's bi-annual commercial parking permit program. Upon review from the Finance Department, the two existing required parking permits have expired. Conditions of approval have been included with draft Planning Commission Resolution No. PC 25-XX (included as Attachment A to this report) that reiterate that the business must obtain the required parking permits to comply with Resolution No. 5175. Furthermore, the draft resolution includes other conditions of approval that address any potential impacts resulting from operation of the 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 in order to ensure that the use operates in a manner that is compatible with uses on adjacent properties and 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 tenant space is currently permitted as an eating and drinking establishment within an existing commercial building in the CD zoning district. The applicant is proposing a change to their ABC license type to allow the on-site sales and service of distilled spirits, in addition to their existing on-site sales and service of beer and wine. As stated in LCP Section A.16.020, an "Eating and Drinking Establishment" use is permitted through a Use Permit in the CD zoning district. The current operations and use were authorized through adoption of City Council Resolution No. 5175 on June 20, 1995. Said resolution is the governing entitlement for the restaurant use at the tenant space. The applicant proposes to maintain an eating and drinking establishment use as the primary use at the site. The proposal to change the existing alcohol license type to allow for the sale of distilled spirits in addition to beer and wine is incidental to, and does not alter, the primary use of the tenant space. The sale of alcoholic beverages is common in other similar uses already located in the Downtown.
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. The Project is compatible with neighboring uses, as neighboring properties on all sides are developed with commercial uses. Furthermore, the Project was reviewed by the Planning Division, as well as the Public Works, Finance, and Police Departments, and any potential concerns, including those related to code enforcement, will be addressed through application of conditions of approval.
The requested operational change described above (the addition of on-site sales and service of distilled spirits) does not result in a significant intensification of use because the site will continue operating as an eating and drinking 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 related to alcohol service have been proposed to address any potentially adverse impacts. 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.
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 Project does not change the existing use of the tenant space, which is an eating and drinking establishment that was previously permitted through the existing Master Use Permit. Per LCP Section A.16.020, the CD zoning district allows "Eating and Drinking Establishment" uses, which includes sit-down restaurants, through the approval of a use permit. A Master Use Permit Amendment is also required when a proposed project requires changes to the original Master Use Permit's conditions of approval and for any new or amended alcohol license.
The restaurant is a commercial use and no change in use is proposed. The project scope is limited to allowing on-site sales and service of distilled spirits, in addition to the existing on-site sales and service of beer and wine. Conditions of approval have been included with draft Resolution No. PC 25-XX which will enable the Commission to make the required findings for a Master Use Permit Amendment and serve as an additional governing entitlement (in conjunction with the existing City Council Resolution No. 5175) for the development and operation of the use at the subject site.
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 use is located on a previously developed site along Manhattan Avenue and is compatible with uses surrounding the site, which include commercial uses. This eating and drinking establishment use will not adversely impact neighboring properties because of the inclusion of conditions of approval that, among other things, would address potential impacts that could otherwise result from the trash enclosure design and operations. Further, there is no change in use from the previous business and the project scope is limited to a change in the alcohol license type. Project characteristics related to noise, vibration, odors, security, personal safety, and aesthetics are addressed in the project design, through adherence to Municipal Code requirements, and existing and proposed conditions of approval. 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 alternation of existing private structures or facilities, involving negligible expansion of an existing or former use. The project request, which consists of adding on-site sales and service of distilled spirits in a restaurant space that is already permitted on-site sales and service of beer and wine, 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 December 10, 2025, 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 on the City's website, on or before November 27, 2025. 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:
A. Resolution No. PC 25-XX
B. Vicinity Map
C. Resolution No. 5175
D. Applicant's Written Materials
E. Downtown Alcohol and Hours of Operation List
F. Project Plans
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1. PC 25-0014 This Item Contains Minutes of the Following Planning Commission Meeting(s): a) Planning Commission Regular Meeting Minutes of October 22, 2025 APPROVE
G. PUBLIC HEARINGS
2. PC 25-0015 Consideration of a Master Use Permit Amendment to allow for the on-site sale and service of distilled spirits in addition to the existing beer and wine sales and service in conjunction with food service at an eating and drinking establishment located at 1131 Manhattan Avenue (Coucou), and associated environmental determination finding the project is exempt from further review pursuant to the California Environmental Quality Act. (Planning Case Nos. PE-25-00245/UP-25-00036) A) CONDUCT PUBLIC HEARING B) ADOPT RESOLUTION NO. PC 25-XX _________________________________________________________ RECOMMENDATION: Staff recommends that the Planning Commission: (1) conduct a public hearing; and (2) adopt the attached resolution approving the Master Use Permit Amendment, subject to conditions, and finding the project is categorically exempt from further review pursuant to the California Environmental Quality Act. APPLICANT The Copper Room LLC (Jesse Feldman) 218 Main Street Venice, CA 90291 BACKGROUND: On October 21, 2025, the Community Development Department received an application requesting a Master Use Permit Amendment to allow for the on-site sale and service of distilled spirits in addition to the existing beer and wine sales and service in conjunction with food service at an eating and drinking establishment ("Project") located at 1131 Manhattan Avenue ("Property") for a future restaurant (Coucou). Prior Actions On June 20,1995, the Manhattan Beach City Council adopted City Council Resolution No. 5175, granting a Master Use Permit, Coastal Development Permit, and modification to an existing sign appeal for a multi-tenant building at the property located at 1125-1131 Manhattan Avenue and 133 Manhattan Beach Boulevard, allowing for beer and wine service in conjunction with food service in three tenant spaces: 133 Manhattan Beach Boulevard, 1125 A Manhattan Avenue (now referred to as 1127 Manhattan Avenue), and 1131 Manhattan Avenue. On February 18, 1997, the Manhattan Beach City Council adopted City Council Resolution No. 5312, amending the Master Use Permit to allow for beer and wine service in conjunction with food service at 1129 Manhattan Avenue, thus increasing the number of eating and drinking establishments with beer and wine service in the building from three to four. On June 12, 2019, the Planning Commission adopted Resolution No. PC 19-10, amending the Master Use Permit approved by City Council Resolution No. 5175 and rescinding the Master Use Permit amendment approved by City Council Resolution No. 5312, to allow for the sale and service of distilled spirits in addition to the previously entitled beer and wine service in conjunction with food service at an eating and drinking establishment at 1129 Manhattan Avenue (currently occupied by Bread Head). On November 4, 2020, the City Council adopted Resolution No. 20-0128, further amending the Master Use Permit approved by City Council Resolution No. 5175 to allow for the sale and service of distilled spirits in addition to the previously entitled beer and wine service in conjunction with food service at an eating and drinking establishment at 1131 Manhattan Avenue (occupied by Nando Trattoria at the time). However, pursuant to Section 12 of Resolution No. 20-0128, the entitlement lapsed two years after the approval date because the business failed to obtain an on-sale general liquor license (Type 47 ABC License) from the California Department of Alcoholic Beverage Control (ABC). As such, the tenant space is currently governed by City Council Resolution No. 5175. On August 28, 2024, the Planning Commission adopted Resolution No. PC 24-08 amending the Master Use Permit approved by City Council Resolution No. 5175 to allow for the sale and service of distilled spirits in addition to the previously entitled beer and wine service in conjunction with food service at an eating and drinking establishment at 1127 Manhattan Avenue (currently occupied by Dash Dashi). Site Overview The Property is located on the west side of Manhattan Avenue, between Center Place to the north and Manhattan Beach Boulevard to the south. It is currently improved with a 6,650 square-foot, two-story, multi-tenant commercial building containing three eating and drinking establishments (Breadhead, Dash Dashi Sushi, and Manhattan Pizzeria), a retail store (Beach by Everything But Water), and a recently vacated tenant space (formerly Nando's Trattoria). 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 appealable portion of the Coastal Zone. The applicant intends to occupy the vacant 1,500 square-foot space previously occupied by Nando's Trattoria. The space is the northernmost tenant space and is located on the corner of Manhattan Avenue and Center Place. The applicant's tenant space is fully enclosed with no outdoor dining area, and faces eastward towards other commercial properties. The site is surrounded by commercial uses on all sides. The vicinity map (see Attachment B) demonstrates the site configuration and surrounding uses. Project Overview · Location: 1131 Manhattan Avenue · Legal Description: Lots 10, 11, and 12, Block 13, Manhattan Beach Division No. 2 · General Plan Land Use: Downtown Commercial · Zoning Designation: CD (Downtown Commercial) · Area District: III · Land Use o Existing: Eating and Drinking Establishment o Proposed: Eating and Drinking Establishment (No Change) · Lot Size: 6,732 sq. ft. · Building Size: 6,650 sq. ft. · Tenant Space Size o Existing and Proposed: 1,500 sq. ft. · Alcohol License o Existing: On-Sale Beer & Wine - Eating Place (Type 41 ABC License) o Proposed: On-Sale General - Eating Place (Type 47 ABC License) · Hours of Operation o Existing (pursuant to City Council Resolution No. 5175): Sunday - Thursday: 6:00 a.m. - 11:00 p.m. Friday - Saturday: 6:00 a.m.-12:00 a.m. o Proposed: No Change Governing Regulations The Project is reviewed for compliance with applicable regulations, including the City's General Plan, Local Coastal Program ("LCP"), and Downtown Design Guidelines. Manhattan Beach General Plan The General Plan is a long-range policy document, adopted in 2003, 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 well-being. The General Plan contains a series of goals and policies that allow this vision to be implemented. All projects are reviewed to ensure alignment with the General Plan's goals and policies. 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. o Land Use Plan Policy LU-6.1: Support and encourage small businesses throughout the City. o 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. o 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 under the jurisdiction of the California Coastal Act, which authorizes coastal jurisdictions to create Local Coastal Programs (LCPs). As described on the California Coastal Commission's website, LCPs "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 City's LCP, including but not limited to the following sections: o LCP Chapter A.16 - governs commercial districts, including the CD district where the Project is located. o 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." PROJECT DESCRIPTION: Jesse Feldman, on behalf of The Copper Room, LLC, the project applicant and operator of Coucou, is requesting a Master Use Permit Amendment to allow for the on-site sale and service of distilled spirits in addition to the existing beer and wine sales and service, in conjunction with food service, at a new eating and drinking establishment located at 1131 Manhattan Avenue. The applicant proposes no change in operating hours, and no physical changes to the tenant space. Coucou is a new restaurant which will replace an existing food service establishment, Nando's Trattoria. As noted above, the business will occupy 1,500 square feet of interior space within an existing, multi-tenant commercial building. The subject property currently operates under a Type-41 Alcoholic Beverage Control (ABC) license, which allows for the on-site sale and service of beer and wine at a bona fide eating place. DISCUSSION: Project Analysis The following Project feature warrants additional consideration by the Planning Commission: Alcohol Sales and Service The on-site sale and consumption of alcoholic beverages is allowed in the CD zone, subject to the approval of a use permit. The prior occupant of the tenant space (Nando Trattoria) had a Type 41 ABC License, allowing the on-site sales and service of beer and wine. The applicant is requesting to allow for the sale and service of distilled spirits, in addition to beer and wine, in conjunction with food service at the new eating and drinking establishment (Coucou). No changes are proposed to the permitted hours described in City Council Resolution No. 5175, which allows the business to operate from 6:00 a.m. to 11:00 p.m. on Sunday through Thursday and from 6:00 a.m. to 12:00 a.m. on Friday and Saturday. In addition to the requested Master Use Permit Amendment, the applicant must also obtain a corresponding alcohol license upgrade (from a Type 41 ABC license to a Type 47 ABC license) through the California Department of Alcoholic Beverage Control. The applicant would be required to abide by all conditions of the Master Use Permit for the Property (as amended), as well as all requirements and conditions of their ABC license. In instances where conflicts exist between conditions of the ABC license and the Master Use Permit, the more restrictive conditions would apply. The existing tenant space is allowed to serve beer and wine for on-site consumption in conjunction with food service. Coucou would operate as a restaurant, not a bar, and food will be available for sale and service at all times. Dining service with the addition of distilled spirits has typically been approved for other Downtown restaurants. As noted above, a Master Use Permit amendment was previously approved for the subject tenant space via City Council Resolution No. 20-0128 to allow for on-site sale and service of distilled spirits, however the entitlement lapsed in November of 2022 because the operator of Nando's Trattoria did not exercise the rights granted under the approval by obtaining a Type 47 ABC license. The Master Use Permit amendment required approval from City Council due to an appeal of the Planning Commission's approval. The current request is effectively the same as that which was approved by said resolution. There has been one incident related to alcohol requiring law enforcement response at the subject tenant space since 2022. The hours of operation will not change as a result of this request and are consistent with other restaurants in the vicinity. As such, the addition of distilled spirits at this location is not anticipated to have a significant impact on the welfare of properties and uses in the project vicinity. (For reference, staff has attached a list of all eating and drinking establishments in the downtown to this report, with information about each business's alcohol service, closing hours, and governing entitlement.) 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 will continue to offer dining options to the community and visitors to support the Downtown commercial businesses. · Policy LU-6.1: Support and encourage small businesses throughout the City. Allowing the new eating and drinking establishment to serve distilled spirits in addition to beer and wine, in conjunction with food service, enhances the viability of the business. Many other existing eating and drinking establishments in the Downtown are already entitled to serve distilled spirits in addition to beer and wine, 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 distilled spirits to existing beer and wine service could attract more patrons to the new 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-7.4: 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 proposed use is a first-floor eating and drinking establishment use, with the business's façade facing a commercial corridor (Manhattan Avenue) in the heart of Downtown Manhattan Beach. The eating and drinking establishment will be open during daytime and nighttime hours, encouraging pedestrian activity. Manhattan Beach Local Coastal Program Section A.16.020(L) of the LCP requires a use permit or use permit amendment for any new or amended alcohol license. As the request is to allow on-site sales and services of distilled spirits, in addition to the current on-site sales and service of beer and wine, a new Type 47 ABC license will be required. Additionally, Section A.84.105 of the LCP requires a master use permit amendment for any modifications to conditions applied to an existing master use permit. This change in license type requires a modification to the conditions of approval contained in Resolution No. 5175 related to alcohol service, thus a master 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 master use permit or amendment thereto. An analysis of those findings is provided in the Required Findings section below. Chapter A.96 of the LCP requires most projects in the Coastal Zone to obtain a Coastal Development Permit ("CDP") unless specifically exempted by the City's LCP. The Project qualifies for an exemption pursuant to Chapter A.96.050 (Exemptions/categorical exclusions) of the LCP, which is applicable to commercial structures and exempts the alteration of existing structures, provided the project does not involve any improvement that changes the intensity or use of the structure. Because the proposed Master Use Permit amendment will not change the property's combination of uses or the existing building or tenant space, and operational characteristics will remain substantially the same, the Project qualifies for the exemption noted above and a CDP is not required. 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." While the tenant space's design is not being reviewed as part of the applicant's request to change their alcohol license, the existing building complies with the applicable Downtown Design Guidelines. The Guidelines include recommendations regarding building orientation, pedestrian access, visual aesthetics, lighting, signage, and others. The existing tenant space (and overall building) complies with the Guidelines, as the structure is oriented towards Manhattan Avenue. Furthermore, the existing tenant space incorporates a façade design, pedestrian access, signage, and lighting that complies with the Guidelines. Interdepartmental Review The Planning Division, as well as the Public Works, Finance, and Police Departments have reviewed the request. Pursuant to Resolution No. 5175 which governs the site, the business is required to maintain two offsite parking spaces through the city's bi-annual commercial parking permit program. Upon review from the Finance Department, the two existing required parking permits have expired. Conditions of approval have been included with draft Planning Commission Resolution No. PC 25-XX (included as Attachment A to this report) that reiterate that the business must obtain the required parking permits to comply with Resolution No. 5175. Furthermore, the draft resolution includes other conditions of approval that address any potential impacts resulting from operation of the 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 in order to ensure that the use operates in a manner that is compatible with uses on adjacent properties and 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 tenant space is currently permitted as an eating and drinking establishment within an existing commercial building in the CD zoning district. The applicant is proposing a change to their ABC license type to allow the on-site sales and service of distilled spirits, in addition to their existing on-site sales and service of beer and wine. As stated in LCP Section A.16.020, an "Eating and Drinking Establishment" use is permitted through a Use Permit in the CD zoning district. The current operations and use were authorized through adoption of City Council Resolution No. 5175 on June 20, 1995. Said resolution is the governing entitlement for the restaurant use at the tenant space. The applicant proposes to maintain an eating and drinking establishment use as the primary use at the site. The proposal to change the existing alcohol license type to allow for the sale of distilled spirits in addition to beer and wine is incidental to, and does not alter, the primary use of the tenant space. The sale of alcoholic beverages is common in other similar uses already located in the Downtown. 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. The Project is compatible with neighboring uses, as neighboring properties on all sides are developed with commercial uses. Furthermore, the Project was reviewed by the Planning Division, as well as the Public Works, Finance, and Police Departments, and any potential concerns, including those related to code enforcement, will be addressed through application of conditions of approval. The requested operational change described above (the addition of on-site sales and service of distilled spirits) does not result in a significant intensification of use because the site will continue operating as an eating and drinking 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 related to alcohol service have been proposed to address any potentially adverse impacts. 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. 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 Project does not change the existing use of the tenant space, which is an eating and drinking establishment that was previously permitted through the existing Master Use Permit. Per LCP Section A.16.020, the CD zoning district allows "Eating and Drinking Establishment" uses, which includes sit-down restaurants, through the approval of a use permit. A Master Use Permit Amendment is also required when a proposed project requires changes to the original Master Use Permit's conditions of approval and for any new or amended alcohol license. The restaurant is a commercial use and no change in use is proposed. The project scope is limited to allowing on-site sales and service of distilled spirits, in addition to the existing on-site sales and service of beer and wine. Conditions of approval have been included with draft Resolution No. PC 25-XX which will enable the Commission to make the required findings for a Master Use Permit Amendment and serve as an additional governing entitlement (in conjunction with the existing City Council Resolution No. 5175) for the development and operation of the use at the subject site. 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 use is located on a previously developed site along Manhattan Avenue and is compatible with uses surrounding the site, which include commercial uses. This eating and drinking establishment use will not adversely impact neighboring properties because of the inclusion of conditions of approval that, among other things, would address potential impacts that could otherwise result from the trash enclosure design and operations. Further, there is no change in use from the previous business and the project scope is limited to a change in the alcohol license type. Project characteristics related to noise, vibration, odors, security, personal safety, and aesthetics are addressed in the project design, through adherence to Municipal Code requirements, and existing and proposed conditions of approval. 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 alternation of existing private structures or facilities, involving negligible expansion of an existing or former use. The project request, which consists of adding on-site sales and service of distilled spirits in a restaurant space that is already permitted on-site sales and service of beer and wine, 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 December 10, 2025, 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 on the City's website, on or before November 27, 2025. 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: A. Resolution No. PC 25-XX B. Vicinity Map C. Resolution No. 5175 D. Applicant's Written Materials E. Downtown Alcohol and Hours of Operation List F. Project Plans
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