TO: PLANNING COMMISSION
FROM: BRAD JOHNSON, COMMUNITY DEVELOPMENT DIRECTOR
DATE: DECEMBER 16, 2025
SUBJECT:
Title
REQUEST FOR A CONDITIONAL USE PERMIT (FILE #07-C09AMD) FOR MUSIC ENTERTAINMENT IN CONJUNCTION WITH AN EXISTING BONA-FIDE EATING ESTABLISHMENT, LOCATED IN THE VILLAGE EXPANSION AT 101 NORTH INDIAN HILL BOULEVARD, UNIT C-2 103. APPLICANT - CASA MAGUEY RESTAURANT.
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SUMMARY
Casa Maguey Restaurant has submitted an application for a Conditional Use Permit (CUP) amendment to allow for various forms of music entertainment in conjunction with the existing eating establishment located at 101 North Indian Hill Boulevard, Unit C-2 103. The proposed entertainment includes a live disc jockey (DJ) for special events occurring several times per year, with music played indoors until 2:00 a.m., as well as a live solo musician, typically one performer with a guitar, proposed to occur approximately once per week and potentially on select weekends. Staff finds that the required CUP findings can be met for a portion of this request and that the proposed indoor entertainment will positively contribute to the business’s overall success and the vitality of the surrounding area while remaining compatible with adjacent land uses through continued operational controls and conditions.
RECOMMENDATION
Recommended Action
Staff recommends the Planning Commission:
A. Adopt A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CLAREMONT, CALIFORNIA APPROVING CONDITIONAL USE PERMIT AMENDMENT #07-C09AMD, A REQUEST FOR MUSIC ENTERTAINMENT IN CONJUNCTION WITH AN EXISTING BONA-FIDE EATING ESTABLISHMENT, LOCATED IN THE VILLAGE EXPANSION AT 101 NORTH INDIAN HILL BOULEVARD, UNIT C-2 103. APPLICANT - CASA MAGUEY RESTAURANT; and
B. Find this item is exempt from environmental review under the California Quality Act (CEQA).
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ALTERNATIVES TO RECOMMENDATION
In addition to staff’s recommendation, the following alternatives have been identified:
A. Continue the item for additional information.
B. Approve the project with additional or revised Conditions of Approval.
C. Express an intent to deny CUP #07-C09AMD in its entirety, specifically identifying the findings of Section 16.303.040 of the CMC that cannot be met, and continue the item to January 6, 2026 for adoption of a denial resolution.
FINANCIAL REVIEW
Costs associated with the review of this application have been borne by the applicant.
ANALYSIS
Background
The project site is located within the Village Expansion Area and has a zoning designation of Village Expansion Specific Plan (VESP) - Specific Plan 8 and a General Plan designation of Claremont Village. The surrounding properties in each direction are also all located within the VESP area. More specifically, the VESP identifies the project site to be located within Zone 1 - Commercial Mixed Use (CMX) of the VESP area.
Existing businesses in the Village Square include restaurants with and without alcohol service, retail food businesses, retail shops, a bookstore, service-based businesses, and offices.
In 2007, a former tenant obtained CUP file #07-C09 authorizing sales of beer, wine, and distilled spirits. Casa Maguey adopted this CUP when commencing operations and has operated in compliance without significant incidents. This CUP also briefly mentions the ability to conduct live music Thursday through Saturday and includes a condition that states all forms of video screen, amplification, and live performance is limited to the interior of the premises. The purpose of this CUP amendment is to expand and clarify the allowable forms of entertainment and to establish conditions related to music entertainment.
Project Description
Casa Maguey restaurant is requesting various forms of indoor music entertainment in the form of a live disc jockey (DJ) and a solo live musician. The proposed DJ use would occur only during special events held several times per year, and during these special events, the applicant is requesting that DJs be allowed to play music until 2:00 AM. In addition, the applicant is requesting authorization for a live musician, typically consisting of a single performer with a guitar once a week during weekends. All music and amplified sound associated with the proposed entertainment would remain limited to the interior of the premises in accordance with existing conditions. No exterior music, structural modifications, or changes to the restaurant’s existing footprint are proposed as part of this request.
Basis for Recommendation
The approval of a CUP requires that the Planning Commission make certain findings as set forth in Section 16.303.040. Staff believes that all the findings can be made with regard to the proposed music entertainment at the existing restaurant and proposed location as identified in the draft resolution (Attachment A). Although Staff believes that the entertainment could enhance the overall dining experience and positively contribute to the long-term performance of both the restaurant and the Village Square (plaza in front of Laemmle), there are concerns with impacts to the adjacent public plaza and adjacent hotel. The major concern staff has with the applicant’s proposal centers around the request for DJ events and the requested hours of operation. The project’s conditions of approval listed in the resolution gives the City of Claremont the authority to revoke the subject CUP if it is discovered that the operators of the use are violating regulations or any condition(s) of approval.
If the Planning Commission recommends that music and entertainment occur only within the enclosed portion of the restaurant building, a condition has been added that the series of double doorways along the building exterior remain closed to prevent any potential music noise from projecting out to public spaces and potentially negatively impacting surrounding properties and the public. At this location, the proximity of Casa 425 hotel to the subject site creates a potential conflict with hotel patrons if noise impacts associated with entertainment are not strictly controlled through decibel measurements and allowable hours of operation.
Staff is recommending a lower threshold than other locations in the Village on the maximum nighttime hours due to the proximity of the adjacent boutique hotel. A cutoff time for musical entertainment is proposed by staff to be 9:30 pm, and a prohibition on DJ activity is also included in the conditions of approval. Staff will initiate night and weekend enforcement strategies in the upcoming months to determine if decibel levels are being exceeded or require additional analysis.
CEQA REVIEW
The Community Development Director has determined that the project under review is categorically exempt from the provisions of the California Environmental Quality Act (CEQA) pursuant to Section 15301 (Class 1) for existing facilities in that the proposed project consists of allowing limited indoor music entertainment within an existing restaurant tenant space and does not involve any physical expansion of the structure or intensification of use beyond established commercial activity. Therefore, no further environmental review is necessary.
PUBLIC NOTICE PROCESS
The agenda and staff report for this item have been posted on the City website and distributed to interested parties. If you desire a paper copy, please contact Nhi Atienza at natienza@claremontca.gov.
The property was posted and written notices were mailed to property owners within 300 feet of the boundaries of the site. Copies of this staff report have been sent to the applicant and other interested parties.
Submitted by: Prepared by:
Brad Johnson Daniel Kim
Community Development Director Assistant Planner
Attachments:
A - Draft Resolution
B - CUP File #07-C09
C - CUP Signed Resolution #2007-14
D - Site and Floor Plan