Monrovia planning commission approves 7 Leaves Cafe drive‑through with conditions; Duarte Road CUP continued

The Monrovia Planning Commission voted to approve a conditional‑use permit (CUP2026‑0003) and design review (DR2026‑0001) for a 7 Leaves Cafe at 903 East Huntington Drive, placing conditions on drive‑through hours, noise mitigation and site improvements.

Planning staff told the commission that the proposal would reuse an existing 1,900‑square‑foot former Walgreens building and operate a drive‑through, indoor dining for about 20 seats and roughly 3–4 employees per shift. Staff said the project’s hours would be limited to 7 a.m. to 11 p.m. for drive‑through service and that the applicant must submit a traffic management plan and implement site enhancements prior to final occupancy.

Staff emphasized traffic and environmental review findings. “The project is not anticipated to result in any significant impact” to vehicle miles traveled under CEQA, staff said, citing an analysis from the applicant’s traffic consultant and a peer review by the city’s consultant. The staff presentation described an existing nine‑car on‑site queue, a proposed secondary lane for up to four additional vehicles, and a menu board positioned to face east to reduce speaker noise toward the residential area to the north.

The conditions of approval require the drive‑through queue to remain on‑site, that the menu speaker be equipped with automatic noise‑reducing technology, maintenance of two‑way circulation through the parking area, rehabilitation of the parking surface, improvements to the landscape buffer, and a six‑month operational review by staff.

Josh Newmaster, director of business development for 7 Leaves Cafe, spoke for the applicant and highlighted the company’s adaptive‑reuse approach. “We’re very excited for this site,” he said, adding the concept typically mixes Vietnamese coffee, milk teas and grab‑and‑go items. Newmaster said drive‑through business accounts for the majority of customer transactions at comparable locations: “It’s probably about 70, 30 drive through.”

During deliberations commissioners spoke favorably of reusing a vacant commercial building and of the proposed site improvements. A motion to approve the CUP and design review, as presented with conditions, passed on a roll call vote. Commissioners Austin, Rose, Scheffler, Stahira, Mishani and Chair Brown voted yes.

Separately, the commission opened but then continued public hearing item 1 — CUP2026‑0002 for property at 917 West Duarte Road — to the planning commission meeting on April 15, 2026, at the applicant’s request.

Community Development Director Bermeo also briefed the commission on administrative matters, saying planners are preparing the annual general plan progress report for the council and noting the city clerk opened applications for boards and commissions, with a May 1 deadline and an informational meeting scheduled for April 9. The planning commission adjourned at 7:58 p.m.

An appeal of the planning commission’s decision may be filed with the city clerk in writing within 10 days; an appeal fee applies.