Montebello planning commission continues alcohol permit hearing for proposed Montebello Public Market amid parking, safety concerns

The Montebello Planning Commission voted 3-0 to continue a public hearing on a conditional use permit (CUP) request to allow the on-site sale of a full line of alcoholic beverages (State ABC Type 47) at Montebello Public Market, a proposed restaurant at 516 West Whittier Boulevard. The commission postponed the decision to its March 18 meeting and directed staff to provide additional information, including further parking analysis.

Staff planner Grace Hayashi presented the CUP application on behalf of property owner Yao Pan. Hayashi said the project would occupy an existing single‑story commercial building of about 6,450 square feet on a 6,500‑square‑foot lot within the Downtown Montebello Specific Plan’s Main Street zone. The proposal calls for a multi‑vendor food hall—Montebello Public Market—composed of seven kitchen units, 94 patron seats (20 on a patio and 74 inside), a 12-by-6 foot stage for live music, and operating hours of 11 a.m. to 9 p.m. daily. Hayashi said the sale of alcohol would be ancillary to food service and noted that, per Department of Alcoholic Beverage Control guidelines, staff who sell alcohol must complete authorized responsible beverage service training as a condition of approval.

Hayashi also told commissioners that the census tract allows five on‑sale licenses and that the State Department of Alcoholic Beverage Control (ABC) controls issuance of licenses by census tract; she cautioned that approval of the CUP by the city would not guarantee issuance of a state license. The project is proposed to be categorically exempt from CEQA under the Class 1 exemption for existing facilities (CEQA Guidelines section 15301), Hayashi said.

The item drew four public commenters and five written comments, all identified by staff as opposing the proposal. Several nearby business owners and residents said downtown Montebello already faces severe parking constraints and raised safety concerns about increased pedestrian and vehicle interactions. Evelyn Santos, a downtown homeowner and co‑owner of Boulevard Market and Alchemy Craft, told the commission she opposed the application and urged the commission to “deny this application and instead support the businesses that align with the vision of thriving, locally driven downtown.”

Barney Santos, who said he is a downtown property owner and business owner and serves on the downtown economic development committee, raised specific complaints about the applicant’s record as a property owner and said he had little confidence the applicant would meet safety responsibilities: “Based on the applicant’s track record, I have no confidence that they’ll be able to hold up these standards. I foresee intoxicated patrons stumbling into our businesses at the shared alley, creating fights, causing hazards for the fire department and for the police department.”

Other speakers emphasized parking and safety. Joseph De Lorenzo, owner of Salvatore’s Italian Restaurant, described the Type 47 license as one for a sit‑down restaurant and questioned where employees and customers would park. Anthony De Lorenzo and Philip Valencia also cited pedestrian safety and near‑misses in the alley and urged denial.

Jason (son of applicant Yao Pan) replied for the owner, saying the applicants do not expect parking problems and referring commissioners to a nearby parking area behind 620 West Whittier Boulevard (which the applicant said is public parking adjacent to property the applicant owns). Jason said the project’s food offerings would include multiple cuisines and that the owners planned to invest in the building’s exterior.

Director Palome and staff told commissioners that the Downtown Specific Plan and the city’s general plan envisioned phased downtown development and that a city parking capacity study is imminent; Palome said that a parking capacity study to inform downtown parking needs is close to being procured. Staff also noted the city does not decide ABC licenses and that ABC will determine whether a Type 47 license can be issued for the site given census‑tract quotas.

After discussion, a commissioner moved to continue the item to the March 18 meeting and requested additional staff research, including information related to parking. The motion carried 3-0 (Chairperson Medina: Aye; Vice Chairperson Lomeli: Aye; Commissioner Morales: Aye).

Because the CUP pertains only to the city’s authorization to allow on‑site alcohol sales in conjunction with a restaurant use, staff and commissioners noted that any building or tenant improvement permits and any future alternate parking plans required by the Downtown Specific Plan would be handled through separate administrative or building processes. Staff reiterated that ABC licensing and police or code enforcement referrals would remain independent subsequent steps.

The commission’s continuance preserves public notice and brings the item back at a date certain for further consideration and additional staff information.

Votes at a glance

- Motion to continue the CUP public hearing to March 18, 2025, with staff directed to provide additional parking analysis and related research — Passed 3‑0 (Medina: Aye; Lomeli: Aye; Morales: Aye).