MEETiNG DATE: TO: PREPARED BY: ADDRESS

Transcription

CITY OF GLENDALE COMMUNITY PLANNING DEPARTMENT
PLANNING HEARING OFFICER STAFF REPORT
CONDITIONAL USE PERMIT CASE # PCUP 2010-025
PARKING REDUCTION PERMIT CASE # PPR 2010·005
MEETiNG DATE:
November 3, 2010
TO:
Planning Hearing Officer
PREPARED BY:
Milca L. Toledo, Planner
ADDRESS:
2060-2066 Verdugo Blvd., Unit Nos. A, B & C
3734 Park Place
BUSINESS NAME:
Fratelli's Pizza and Deli
APPLICANT:
Maurizio Iacono
2064 Verdugo Blvd.
Montrose, CA 91020
OWNER:
Page M. Whyte
2103 Montrose Avenue Suite C
Montrose, CA 91020
LEGAL DESCRIPTION:
Portions of Lots 5 and 6, Tract 1701 (APN 5613-002-025)
PROJECT PROPOSAL:
A.
Applicant Proposes: To expand the existing full-service restaurant into an adjacent vacant
tenant space (formally an ice cream parlor) offering the on-site sales, service and consumption
of alcoholic beverages and not providing the required number of parking spaces located in an
existing commercial shopping center.
B.
CEQA Status: Exempt
C.
Previous Permits for the Use: Conditional Use Permit Case No. 10036-CU was granted with
conditions on January 20, 2000 and expired on January 31, 2005. A new CUP application was
never filed.
On February 3, 1993, a Standards Variance Case No. 9186-S was granted with conditions to
allow the establishment of a fast-food restaurant at the existing shopping center without
providing the required number of parking spaces.
D.
Related Concurrent Permit Applications:
None
E.
Active/Pending Building Permits: None
G.
Recommendation: Approve with conditions
SITE CONTEXT
GENERAL PLAN: Commercial/Community/Services and Industrial
ZONE: C3-1 (Commercial Service Zone; Height District I) and IND (Industrial Zone).
DESCRIPTION OF EXISTING PROPERTY AND USES: The building is located in a mUlti-tenant
commercial shopping center on the south side of Verdugo Blvd between Verdugo Road to the west and
1
2060-2064 Verdugo Blvd.
the 2 FWY to the east. The site area is 22,570 square feet. The total area for all uses on the site is
10,222 square feet (including the subject vacant tenant space). Existing uses on the site include: a fastfood restaurant with drive through (Burger King), four retail stores and the subject full-service restaurant.
The subject 1,070 square-foot vacant tenant space facing Verdugo Blvd., was previously an ice cream
parlor.
Presently, Fratelli's Pizza and Deli is one tenant space with a combined total area of 1,940 square feet
(units B and C). The proposal involves expanding the dining area into the adjacent 1,070 square-foot
vacant tenant space located at the north end of the shopping center. Currently, there are 65 on-site
parking spaces in the shopping center, which serves all uses on-site. The parking lot is accessed from
Verdugo Blvd. The surrounding uses include retail to the north and west, industrial (offices and storage)
to the south (rear) and multi-family residential east of the site, on the southwest corner of Verdugo Blvd.
and Valihi Way.
NEIGHBORING ZONES AND USES:
Zoning
North
South
East
West
Project Site
C2-1
IND
R-2250
C3-1
C3-1
Existing Uses
Commercial uses
Offices/storage
Multi-family residential
Commercial uses
Commercial shopping center
with on-site parking
COMMENTS FROM OTHER CITY DEPARTMENTS: No city department, including the Police
Department and Neighborhood Services, has indicated any concerns or suggested any conditions for
this permit application.
REQUIRED FINDINGS FOR A CONDITIONAL USE PERMIT
Pursuant to Section 30.42.030 of the Glendale Municipal Code, a conditional use permit may be granted
only if the following findings of fact can be made:
A.
That the proposed use will be consistent with the various elements and objectives of the general
plan.
B.
That the use and its associated structures and facilities will not be detrimental to the public health or
safety, the general welfare, or the environment.
C. That the use and facilities will not adversely affect or conflict with adjacent uses or impede the
normal development of surrounding property.
D. That adequate public and private facilities such as utilities, landscaping, parking spaces and traffic
circulation measures are or will be provided for the proposed use.
Further, this request requires that additional findings of fact be made, as follows:
For applications involving the sale, serving or consumption of alcoholic beverages, the following
criteria shall be considered in making the findings in subsection a. through d. above:
1.
That where an existing or proposed on-site use is located in a census tract with more than the
recommended maximum concentration of on-site uses or that where an existing or proposed offsite use is located in a census tract with more than the recommended maximum concentration of
off-site uses, both as recommended by the California Department of Alcoholic Beverage Control,
such use does not or will not tend to intensify or otherwise contribute to the adverse impacts on
the. surrounding area caused by such over concentration;
2
2.
That where the existing or proposed use is located in a crime reporting district with a crime rate
which exceeds twenty (20) percent of the city average for Part I crimes, as reported by the
Glendale Police Department, such use does not or will not tend to encourage or intensify crime
within the district;
3.
That the existing or proposed use does not or will not adversely impact any church, public or
private school or college, day care facility, public park, library, hospital or residential use within
the surrounding area;
4.
That adequate parking and loading facilities are or will be provided for the existing or proposed
use, or other reasonable alternatives satisfy the transportation and parking needs of the existing
or proposed use; and
S.
That, notwithstanding consideration of the criteria in subsections 1 through 4 above, the existing
or proposed use does or will serve a public necessity or public convenience purpose for the
area.
ANALYSIS OF CUP REQUEST
The applicant is proposing to expand the existing full-service restaurant into the adjacent 1,070 squarefoot vacant tenant space. The existing restaurant has a total area of 1,940 square feet. The operation of
a full-service restaurant will remain the same except that the business will expand its floor area into the
adjacent vacant space (Unit A) which was formally an ice cream parlor.
Fratelli's restaurant has been operating for the past thirteen years. The applicant has indicated that they
have a current Alcohol Beverage Control (ABC) license. However, there is no record on file of an active
Conditional Use Permit (CUP) for this business. The previous CUP, Case No. 10036-CU, was granted
with conditions on January 20, 2000 and expired on January 31, 200S. A new CUP was never filed.
The applicant's intent is to address this issue, and therefore, he filed a new CUP.
The owner intends to continue operating, expand the full-service restaurant and provide the ancillary
service of alcoholic beverages. A full-service restaurant is a permitted use in the C3 and Industrial
zones and the service of alcoholic beverages is conditionally permitted with approval of a CUP. The onsite consumption of alcoholic beverages does not appear to be detrimental to the safety and public
welfare of the neighborhood in general. No public facilities are located nearby. The closest public
recreation facilities are Montrose Community Park, 0.6 miles, and Sparr Heights Senior Center, 1.0 miles
from the site. The nearest public school is John C. Fremont Elementary, 1.3 miles and the nearest
hospital is Verdugo Hills Hospital, O.S miles. In addition, the nearest church is located 0.9 miles from the
site.
While there are residential developments located to the east of the subject site, less than significant
impacts are anticipated. The existing full-service restaurant has been operating for the past 13 years. It
is not anticipated that this request will require any new city services, harm public safety and welfare, or
be in conflict with existing or anticipated surrounding land uses.
According to the Police Department, the property is located in a census tract which allows for six on-sale
establishments. Currently there are five on-sale establishments in this tract. Based on Part 1 crime
statistics for this census tract, in 2009 there were 81 crimes, four percent below the city wide average of
84. Within the last calendar year there was one call for police service regarding a male who was
refusing to. leave the bar (no report was taken). The comments from the Police Department indicate this
proposal is not anticipated to create any major concerns for law enforcement.
City records indicate the most recent Zoning Use Certificate for the adjacent vacant unit was classified
as a delicatessen with less than eights seats for the ice cream parlor. Based on the previous use, a
delicatessen required four parking spaces per 1,000 square feet of floor area and the new full-service
restaurant use requires 10 parking spaces per 1,000 square feet of floor area. As a result, the project
will have a parking shortfall of seven spaces. It is not anticipated that the sale of alcoholic beverage
service, nor the expansion of the restaurant, will intensify the parking demand to any significant degree
as indicated in the parking discussed further in this report.
3
The use and facilities will not adversely affect or conflict with adjacent uses or impede the normal
development of surrounding property provided that imposed conditions of approval are followed. Section
30.64.020, Glendale Municipal Code provides for continuing jurisdiction over the use so that any adverse
effects will not be continued. The serving of alcoholic beverages in conjunction with a full-service
restaurant is not anticipated to cause any conflicts with surrounding development.
Adequate public and private facilities such as utilities, landscaping, parking spaces and traffic circulation
measures are provided for the use and are existing. The applicant's request offering alcoholic
beverages does not require any new city services, will not harm public safety and welfare, or is not in
conflict with existing or anticipated surrounding land uses. The full-service restaurant and ancillary onsite service of alcoholic beverages is not anticipated to intensify parking demand to any significant
degree.
REQUIRED FINDINGS FOR A PARKING REDUCTION PERMIT
Pursuant to Chapter 30.50.040 of the Glendale Municipal Code, for any request for parking reduction,
the Director may require a parking demand study conducted by a licensed traffic engineer or other
transportation professional satisfactory to the Director of Community Planning. A request for parking
. reduction permit may be granted only if the reviewing authority makes the following findings of fact:
NOTE: The applicant's case is based on findings for sub-section D.
A. For mixed used projects, a request for parking reduction may be granted where the review
authority determines that a reduction is justified based on characteristics of the uses, an hourly
parking demand studies published by the Urban Land Use Institute, or other appropriate source
as determined by the Director.
B. For the proposed intensification of use within an existing building that is determined by the
review authority to be located within a reasonable distance of an off-street City parking facility, a
request for parking reduction may be granted by the review authority, based on the type of use
and its associated parking characteristics, including:
1. Peak hours of use and turnover rate;
2. The ability of the use to meet parking requirements through other means;
3. The availability of spaces in the nearby City parking facility;
4. The distance to the use from the parking facility; and
5. Measures proposed by the applicant to ensure employee and patron use of the City parking
facility.
C. For a commercial or residential use proposed adjacent to local or regional mass transit lines or
routes. A request for parking reduction 'may be granted when the review authority determines that the
reduction is justified based on documented mass transportation use characteristics of the patrons and
employees of the use.
D. For any other circumstance where the applicant wishes to request a parking reduction, such
reduction may be granted where the review authority finds that:
1. The parking need for the land use is not as great as for similar land uses or the parking
requirement for the land use established in the Zoning code is greater than what will be
needed by the land use; and
2. The intent of the parking regulations, in compliance with all other applicable provision of this
chapter, is met; and
3. Sufficient parking would be provided to serve the use intended and potential future uses of the subject
parcel.
4
ANALYSIS FOR PARKING REDUCTION PERMIT
The site is located in a commercial shopping center. Presently, there are six uses on the site including
the subject full-service restaurant. The existing restaurant is 1,940 square feet. The proposed area of
expansion is 1,070 square feet. The total combined area (existing and new) will be 3,010 square feet.
Presently, there are 65 on-site parking spaces. The previous use, delilice cream parlor, required four
spaces per 1,000 square feet of floor area. The change of use to a full-service restaurant will require 10
spaces per 1,000 square feet of floor area. Based on the above parking requirements, the proposed fullservice restaurant will require seven parking spaces as per section 30.32.030 B 5, GMC. Therefore, a
parking reduction is required for seven spaces.
As required, the applicant has provided a parking study, which has been reviewed by the Traffic and
Transportation Section. The parking-occupancy survey was conducted by the project applicant over a
week-long period, i.e., Monday, August 23, 2010 through Sunday, August 29, 2010. The number of
occupied on-site parking spaces within the commercial center's 65-space parking lot was recorded every
30 minutes between 10:30 AM and 10:30 PM ..
Upon review of the application and the survey, the Traffic and Transportation staff concluded the
following: On a weekday, the greatest parking demand was for 36 spaces. As a result, there were at
least 29 vacant parking spaces at all times. On a weekend, the greatest demand was for 26 spaces.
As a result, there were at least 39 vacant parking spaces at all times. The parking-occupancy survey
demonstrated a parking surplus of at least 29 spaces at all times throughout the entire week. Hence, the
restaurant expansion'S demand for seven parking spaces could be accommodated within the existing
on-site supply of 65 parking spaces.
RECOMMENDATIONS:
Staff believes that all of the findings for the Conditional Use Permit and Parking Reduction Permit
can be made in a positive manner, and therefore, recommends approval of these entitlements.
Staff suggests that the Planning Hearing Officer consider the attached draft findings and
conditions of approval.
ATTACHMENTS:
1. Location Map
2. Reduced Plans
3. Departmental Comments
4. Parking Survey submitted by the applicant dated August 23, 2010 through August 29, 2010.
5. Draft findings and conditions
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TSUMMARY
22,570 Square Feel
10,222 Square Feel
45.3%
eED
I Code: Title 3~/Chapter 124/Section120/Sub-section b20
,ra than forty (40) percent of the floor area: One (1) parking
:J-hundred (200) square feet offioor area:
S REQUIRED:
51 Stalls
ING REQUIRED: 3 Stalls (2 Automobiles Stalls and 1 Van Stall)
UNIT DESCRIPTIONS
. f(J)il€.116(rJfWOI/JIJI.uC.)
UnIt A:
Unit B:
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Un;! E:
Mlt515, e,~~1ltIt.
Unit F:
Unit G:
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TOTAL BUILDING AREA:
1,070 SF
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1,220 SF.
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720 SF
600 SF
1,420 SF
977 SF
1,165SF
3,050 SF
10,222 SF •
• Information pro\llded by the owner.
_S ALLOWED:
10 Compacts Stalls (20% of required parking stalls)
_S PROVIDED:
PROVIDED:
17 Compact Stalls (6 additional compact stalls are additional stalls and are not part cf the Il*luired parking)
65 Stalls (47 Standard Stalls, 17 Compact Stalls, 2 Disabled Automobile Stalls, and 1 Disablad Van Stall)
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Tel. #
818/937 -8181
!eBg~J~:f'fAQQB~gsS::' 2064 Verdugo Blvd. (Fratelli's Restaurant)
Mauizio Iacono
Applicant:
Property Owner:
x
A. CITY ATTORNEY
G.INFORMATION SERVICES
(Wireless Telecom)
B. COMMUNITY PLANNING:
H. PUBLIC WORKS (ADMINISTRATION):
X
..
(1) Building & Safety
x
..
(1) Engineering
X
..
(2) Neighborhood Services
x
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(2) Environmental Management
..
(3) Planning/ElF/Historic
..
(3) Facilities (city projects only)
..
(4) ElF/Historic District
x
..
(4) Integrated Waste
x
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(5) Maintenance Services/Urban
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x
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(6) Traffic & Transportation
x
X
X
C. COMMUNITY REDEVELOPMENT:
e
(1) GRA
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(2) Housing
X
J. GLENDALE POLICE
D. COMMUNITY SERVICES/PARKS:
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Wireless Telecom
K. OTHER:
..
(1) STATE-Alcohol Beverage
Control (ABC)
e
(2) CO Health dept.
..
City Clerk's Office
ENGINEERING (PSC)
x
x
x
F. GLENDALE WATER & POWER:
..
(1) Water
e
(2) Electric
1.··ENTIJLEMEf\JT(§)REQUESTEO.· .
Variance Case No.:
CUP Case No.:
ORB Case No.:
Revised 30Jun201 O-EMF
Tentative Tract/Parcel Map No.:
PCUP 2010-025
Zone Change/GPA:
Other-Parking Reduction Permit
PPR 2010-005
Environment Info Form
(ElF) No.:
INTERDEPARTMENTAL COMMUNICATION
ENVIRONMENTAL IMPACT COMMENTS
(PLEASE SEND OUT THIS FORM ONLY WHEN ENVIRONMENTAL IMPACT COMMENTS ARE NEEDED.)
Location:
2064 Verdugo Blvd.
ElF No.:
----------------------
POTENTIAL ENVIRONMENTAL IMPACT(S):
PROPOSED MITIGATION MEASURE(S):
The following mitigation measures are required to reduce adverse environmental effects to less
than significant. (Please do not include code requirements listed in comment below):
Name:
Title:
D. Nickles
Date:
09.28.2010
FPC
Dept. & Tel.
----------------------------
Revised 30Jun2010-EMF
2
Fire 818-548-3207
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Jaleh Kiazand _ _ _ _ _ _ _ _'--_ __
Case Planner
FROM:
"PFlOJECTA[jriREss:>i
Applicant:
Tel. #
818-937-8184
2064 Verdugo Boulevard (fratelli restaurant)
Maurizio Iacono
Property Owner:
PROJECT DESCRIPTION: The request is for a conditional use permit (CUP) for the sales of
beer and wine in the expanded area of an existing restaurant. There is an existing CUP for
sales of beer & wine in the restaurant. Additionally, a parking reduction permit is required for
the expanded area of the restaurant.
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(Wireless Telecom)
A. CITY ATTORNEY
Q B L l C WORKS (ADMINISTRATION):
•
•
(1) Engineering
•
•
•
•
•
•
•
•
(1) GRA
•
(2) Housing
--",~;;.;:>ter
x
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•
Wireless Telecom
K. OTHER:
•
(1) SrATE-Alcohol Beverage
Control (ABC)
•
•
(2) CO Health dept.
City Clerk's Office
E. FIRE ENGINEERING (PSC)
•
•
(1) Water
(2) Electric
1.§NnTL~~E"'rf(s)REQU~SJEQC·•• ··)1
Variance Case No.:
CUP Case No.:
Zone Change/GPA:
DRB Case No.:
Other
(ElF) No.:
Location: 2064 Verdugo Boulevard
ElF No.:
---------------------
POTENTIAL ENVIRONMENTAL IMPACTCS): Based upon discussions with Community Planning, it
is staff's understanding that the proposed project would be located within an existing shopping
center containing a variety of retail and restaurant uses. As proposed, a six-space shortfall in
Code-required parking would occur as a result of the project, i.e., the conversion of a 1,070-squarefoot retail use (requiring 4.0 spaces per thousand square feet) to a restaurant (requiring 10.0 spaces
per thousand square feet). The applicant is requesting a Parking Reduction Permit in response to
said six-space shortfall. In order to identify the potential impact of this shortfall, a parkingoccupancy survey of the existing shopping center's parking supply could be conducted;
specifically, the number of unoccupied parking spaces could be counted every 15 minutes on both
a Friday and a Saturday between the following periods: 11 :30 AM to 1:30 PM, and 5:30 PM to 7:30
PM. (Note: These periods presumably are the periods of peak parking demand for the proposed
project.) If at least six unoccupied parking spaces exist during each survey period, it could be
concluded that the Code-based parking shortfall would not result in a significant and adverse
impact upon parking. If fewer than six unoccupied parking spaces exist during the survey, the
Code-based requirement would need to be satisfied via on-street parking .in the area (or via other
off-street parking).
2
The following mitigation measures are required to reduce adverse environmental effects
to less
1
Name: T.E. Mitchell
Title:
Ass't. Traffic & Trans. Admin.
Date:
August 13, 2010
Dept. & Tel.
Public Works-Traffic x 3960
3
Z-7
CITY OF GLENDALE
DATE:
TO:
September 16, 2010
Milka Toledo, Community Planning Department
FROM:
~Tom
/f-
Mitchell, Assistant Traffic & Transportation Administrator
SUBJECT:
Parking Demand Study of a Proposed Expansion of
Fratelli's Pizza and Deli at 2064 Verdugo Boulevard,
Montrose, CA
Per the request of the Community Planning Department, the Traffic & Transportation
Division "(staff") has reviewed the potential parking-related impacts of the proposed
expansion of an existing restaurant in a commercial center located at 2064 Verdugo
Boulevard in Montrose. Staffs review is summarized in the following comments:
1.
Based upon information summarized on the commercial center's Site Plan, the
commercial center contains 10,222 square feet of floor area and 65 on-site
parking spaces. A variety of retail and restaurant tenants occupy the site. All
of the commercial space currently is occupied with the exception of a tenant
space containing 1,070 square feet of floor area. This vacant tenant space is
located adjacent to Fratelli's Pizza and Deli and is the proposed location for the
subject restaurant expansion.
2.
According to Community Planning, insufficient Code-required parking is
available within the commercial center to accommodate the subject restaurant
expansion. As a result, the conduct of a parking-occupancy survey was
recommended by Community Planning to determine (a) the existing
commercial center's actual parking demand and (b) whether or not a parking
surplus exists which could satisfy the additional parking demand created by the
subject restaurant expansion.
3.
The attached parking-occupancy survey was conducted by the project
applicant over a week-long period, i.e., Monday, August 23 through Sunday,
August 29, 2010. (Note: During this survey period, the aforementioned 1,070square-foot tenant space under consideration herein was vacant.) The
number of occupied on-site parking spaces within the commercial center's 65space parking lot was recorded every 30 minutes between 10:30 AM and
10:30 PM. The pertinent results of the survey are as follows:
a.
On a weekday, the greatest parking demand was for 36 spaces. This
occurred at 1:00 PM on Wednesday; at 1:30 PM on both Monday and
Thursday; and at 6:30 PM on Friday. As a result, there were at least 29
vacant parking spaces at all times on weekdays.
b.
On a weekend, the greatest parking demand was for 26 spaces. This
occurred at 8:00 PM on Sunday. As a result, there were at least 39 vacant
parking spaces at all times on a weekend.
c.
Throughout the entire week, there were at least 29 vacant parking spaces
at all times.
Page 1 of 2
4.
As noted above, the restaurant expansion would involve 1,070 square feet of
floor area. Based upon existing Code, this square footage would require 10.7,
i.e., ii, parking spaces based upon the Code-stipulated parking. index of 10.0
parking spaces per thousand square feet of restaurant floor area. Because the
parking-occupancy survey of the commercial center demonstrated a parking
surplus of at least 29 spaces at all times, the restaurant expansion's demand
for 11 parking spaces could be accommodated within the existing on-site
supply of 65 spaces.
If you have any questions and/or comments regarding any of the above, please do not
hesitate to contact me.
TEM:tc
Attachment
Page 2 of 2
\
\
.
DATE: _9/14/10'
TO:\:i..T.;S'.···J:)a~~y~:··
FROM:
-=:::M=il..:...ca~T-=o-=-=le~d~o~==:=!.,--=C::..::a::s-=e--=P--=I=an:.:.:n..:.::e::.:..r____ Tel. #
818/937-8181
PROJECTAB6~~ss::. 2064 Verdugo Blvd. (Fratelli Restaurant)
Applicant:
Mauizio Iacono
Property' Owner:
"PROJECTDESCRipIION:'Thereques~.isf(>raCUflf()rthe'sa,h:~s,sentJce and c::qnsurnll'iiohpf
.aI2()holicll~verageslnth~~xpandedarea()fari.e)(isting'resta~l'ant.~'"Th~re·i~faneiistin~{CLJp;r
;··.forsctlesofpeE:i.ran,d·Wineintherestal.lrant;:AdditionallY,'a p~rk:i6gr~fll.I(;ti()np~"rnlfls'J ....
reql.llred foriheej(pandec:farea·oftl'le'restaural1t.'··
--
x
X
X
x
X
X
":,",:-"--'.}'; ::"""~~~':'" .," . "., ",,',,',
A. CITY ATTORNEY
(Wireless Telecom)
H. PUBLIC WORKS (ADMINISTRATION):
x
•
(1) Engineering
•
x
•
•
•
•
x
•
x
•
Forester
•
G
x.
•
(1) GRA
•
(2) Housing
X\
J. GLENDALE POLICE
•
X
-X
x
x
Wireless Telecom
K. OTHER:
•
Control (ABC)
•
•
(2) CO Health dept.
City Clerk's Office
• (1) Water
• (2) Electric
I ENTI"L.FM~Nr(S}R§g~ESl'E[)m' '1
Variance Case No.:
CUP Case No.:
ORB Case No.:
PCUP 2010-025
Zone Change/GPA:
Other-Parking Reduction Permit
PPR 2010-005
,-
(ElF) No.:
Locati n:
ElF No.: _ _ _ _ _ _ _ _ __
2064 Verdugo Blvd.
Name:
Title:
~'~d~
--t-i-Z.-7",:t;::c,-t-rt-~-;;r--I-f-----
Date: 9 -'
Dept. & Tel.
2
/Y'" )tJ
.6z,CJ.:5"
?(Iff' 7'37 fj£37
City of Glendale
Interdepartmental Communication
September 27,2010
To: Lt. Davey
From: CSO Z. Avila
Re: Fratellis Risterante Italiano & Pizzeria
2064 Verdugo Blvd., Ste. B
Montrose, CA 91020
Applicant Mauizio Iacono is in the process of obtaining a Conditional Use Permit for the
.
sales, service, and consumption of alcoholic beverages in the expanded area of an
existing restaurant. There is an existing CUP for sales of beer and wine in the restaurant.
Additionally, a parking reduction permit is required for the expanded area of the
restaurant.
FratellisRistorante Italiano & Pizzeria is located in census tract 3008 which allows for 6
On-Sale establishments. There are currently 5 On-Sale establishments in this tract.
Fratellis is one of the existing 5. Based on Part I crime statistics for census tract 3008 in
2009, there were 81 crimes-4% below the city wide average of 84.
Within the last calendar year there was one call for police service. On 01/21/10, police
were caned regarding a male who was refusing to leave the bar. No report was taken.
Fratellis has an active Type 41 liquor license (On-Sale Beer and Wine - Eating Place),
ABC license #359274.
DATE: _7-29·10_ _ _·_···...;,..·>_··_ _ _ _ DUE DATE: 8·19-10
c ...•
.. : >.'
(PLEASE submit your response by above DATE)
Hairapetian, Sarkis; Delis, Suzana; Nickles, Doug; Takidin, Raja; Abrari, Henry; Golanian, ROUbik; Amar,
Jake; Nunez, Mario; Hardgrove, Daniel; Mitchell, Thomas E.
TO:
Jaleh Kiazand_ _ _ _ _ _ _ _ _ __
FROM:
Tel. #
Case Planner
PROJECT ADDRESS:
Applicant:
818-937-8184
2064 Verdugo Boulevard (fratelli restaurant)
Maurizio Iacono
Property Owner:
PROJECT DESCRIPTION: The request is for a conditional use permit (CUP) for the sales of
beer and wine in the expanded area of an existing restaurant. There is an existing CUP for
sales of beer & wine in the restaurant. Additionally, a parking reduction permit is required for
the expanded area of the restaurant.
I PLEASE CHECK:
A. CITY ATTORNEY
~""-,,....,O~R~KC!:S~(ADM IN ISTRATION):
•
•
•
•
•
•
•
..
Forester
•
•
(1) GRA
•
(2) Housing
J. GLENDALE POLICE
•
K. OTHER:
Wireless Telecom
•
Control (ABC)
..
(2) CO Health dept.
•
City Clerk's Office
•
..
(1) Water
(2) Electric
1
ENTITLEMENT{S) REQUESTED
Variance Case No.:
CUP Case No.:
EC-UP 20\0-025
GasAt17CttW e-M-A-Il..)
DRB Case No.:
(ElF) No.:
Zone Change/GPA:
Other
Location:
---'--
--------------------------------
ElF No.:
---------------------
The project would nothave adverse environmental effects on areas regulated by this
Division/Section.
_ _ The project would have potential environmental impacts on areas regulated by this
Division/Section identified below.
Date:
Dept. & Tel.
2
?\J\l·G10{l\~@\Z-U-Q{7
;?<'13Q4-5"
[g]
Comments
[J
No Comments
Conditions:
[R]
1. That all necessary permits (Le., building, fire, engineering, etc.) shall be obtained
from the Building and Safety Division and all construction shall be in compliance with the
Glendale Building Code and all other applicable regulations.
[R]
2. That the premises shall be made available and accessible to any authorized City
personnel (Building, Fire, Police, Neighborhood Services, Planning, etc.), for inspection
to ascertain that all conditions of approval of this conditional use permit are complied
with.
[R]
3. That State Accessibility Standards be met for all parking requirements and building
entrance accessibility as required by the Building and Safety Division.
[R]
4. That additional or other building code requirements or specific code requirements (Le.
CA Green Building Code, etc.) may be required upon submittal of plans for building
plans check and permit.
Case-specific Code Requirements: (not standard code requirements)
There are outside seating area tables and chairs, which are encroaching into the public right
away/path of travel. No dimensions given.
May require encroachment permit from Public Works Dep.
Health department approval is required for the new kitchen and seating area.
Suqgested conditions: (mayor may not be adopted by Hearing Officer)
Name: Sarkis Hairapetian, P.E.
Title: Building Code Spec. II
Date: 8-11-10
Dept. Tel. (Ext.): 818548 3209
~-C()MMIJNtt·Y(Pt.ANNI'NG':NElt~HBdRHoOtfSERVICES.bIVISlON·.•· · ·
. ·',i.$tiz)tNJ(f)iitls'
[]
Comments
ffi
)!i:;:
;".:"
<'(r' . .'
No Comments
Conditions:
Case-Specific Code Requirements: (not standard code requirements)
Suggested Conditions: (mayor may not be adopted by Hearing Officer)
Name: Suzana Delis
Title: Administrative Analyst
Date: 8-2-10
Dept. Tel.
(Ext.):_3:::..:7~O=O_ _ _ _ __
FOR: Sam Engel, Neighborhood Services Administrator
Revised 30Jun20101EMF
4
~I~ 4!6~
7-21 6"
1<11
Walk ~ In Coolor
616"
, I
'?AT\O
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II
Fratelli's Pizza 2064 Verdugo Blvd Montrose
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-
floor Q!jplanner
...
Parking Analyzes
2064 Verdugo Blvd. Montrose CA 91020
Monday, August 23, 2010
Cars
Empty
Time
. Parked
Spaces
10:30
15
50
11:00
15
50
11:30
25
40
12:00
32
33
12:30
34
31
1:00
33
32
1:30
(-3~.)
29
----27
2:00
38
2:30
28
37
3:00
27
38
3:30
22
43
4:00
18
47
4:30
15
50
5:00
22
43
5:30
26
39
6:00
23
42
6:30
24
41
7:00
29
36
7:30
32
33
8:00
25
40
8:30
21
44
9:00
15
50
9:30
15
50
10:00
10
55
10:30
8
57
23
42
Total Parking Spacing in Lot
Percent of
Empty Spaces
76.92%
76.92%
61.54%
50.77%
47.69%
49.23%
44.62%
58.46%
56.92%
58.46%
66.15%
72.31%
76.92%
66.15%
60.00%
64.62%
63.08%
55.38%
50.77%
61.54%
67.69%
76.92%
76.92%
84.62%
87.69%
64.49%
65
Tuesday, August 24, 2010
Cars
Empty
Time
Parked
Spaces
10:30
20
45
11:00
25
41
11:30
24
42
12:00
23
42
12:30
26
39
1:00
30
35
1:30
(~4.!
33
2:00
28
37
2:30
25
40
3:00
21
44
3:30
19
46
4:00
19
46
4:30
14
51
5:00
16
49
5:30
15
50
6:00
17
48
6:30
25
40
7:00
32
33
7:30
25
40
8:00
22
43
8:30
21
44
9:00
11
54
9:30
10
55
10:00
10
55
10:30
5
60
21 .
44
Total number of employee cars
Percent of
Empty Spaces
69.23%
63.08%
64.62%
64.62%
60.00%
53.85%
50.77%
56.92%
61.54%
67.69%
70.77%
70.77%
78.46%
75.38%
76.92%
73.85%
61.54%
50.77%
61.54%
66.15%
67.69%
83.08%
84.62%
84.62%
92.31%
68.43%
VVednesdaY,August25,2010
Cars
Empty
Time
Parked
Spaces
10:30
22
43
11:00
22
43
11:30
20
45
12:00
29
36
12:30
32
33
---,
, 36;
1:00
29
'----'
1:30
25
40
2:00
18
47
2:30
15
50
3:00
16
49
3:30
11
54
4:00
10
55
4:30
12
53
5:00
13
52
5:30
15
50
6:00
20
45
6:30
25
40
7:00
27
38
7:30
20
45
8:00
15
50
8:30
13
52
9:00
10
55
9:30
10
55
10:00
10
55
10:30
6
59
18
47
Percent of
Empty Spaces
66.15%
66.15%
69.23%
55.38%
50.77%
44.62%
61.54%
72.31%
76.92%
75.38%
83.08%
84.62%
81.54%
80.00%
76.92%
69.23%
61.54%
58.46%
69.23%
76.92%
80.00%
84.62%
84.62%
84.62%
90.77%
72.18%
10
ATTACHMENT
P.1013
Parking Analyzes
Thursday, August 26, 2010
Cars
Empty
Time
Parked
Spaces
10:30
8
57
11:00
15
50
11:30
22
43
12:00
27
38
12:30
30
35
1:00
34
31
1:30
36',
29
'20
2:00
45
2:30
24
41
3:00
20
45
3:30
15
50
4:00
12
53
4:30
12
53
5:00
15
50
5:30
17
48
6:00
22
43
6:30
29
36
7:00
27
38
7:30
24
41
8:00
11
54
8:30
13
52
9:00
8
57
9:30
6
59
10:00
6
59
10:30
6
59
18
47
Friday, August 27, 2010
Percent of
Empty Spaces
87.69%
76.92%
66.15%
58.46%
53.85%
47.69%
44.62%
69.23%
63.08%
69.23%
76.92% .
81.54%
81.54%
76.92%
73.85%
66.15%
6:00
Cars
Parked
13
12
12
15
25
26
30
29
32
24
20
18
21
28
28
30
55.38%
6:30
.'. 36)
............
58.46%
7:00
33
63.08%
83.08%
7:30
33
8:00
8:30 .
28
21
16
80.00%
87.69%
90.77%
90.77%
90.77%
71.75%
65
Time
10:30
11:00
11:30
12:00
12:30
1:00
1:30
2:00
2:30
3:00
3:30
4:00
4:30
5:00
5:30
-----=--
__
9:00
9:30
12
10:00
10:30
6
6
. Empty
Spaces
52
53
53
50
40
39
35
36
33
41
45
47
44
37
37
35
29
32
32
37
44
49
53
59
59
22
43
67.69%
75.38%
Saturday, August 28, 2010
Cars
Empty
Time
Parked
Spaces
10:30
6
59
11:00
7
58
11:30
6
59
12:00
10
55
12:30
12
53
1:00
12
53
1:30
14
51
2:00
10
55
2:30
11
54
3:00
15
50
3:30
14
51
14
4:00
51
12
4:30
53
5:00
10
55
5:30
17
48
6:00
16
49
6:30
16
49
7:00
18
47
7:30
43
8:00
16
49
8:30
15
50
9:00
10
55
81.54%
9:30
12
53
81.54%
90.77%
90.77%
65.91%
10:00
10:30
4
3
12
61
62
53
93.85%
95.38%
81.42%
Percent of
Empty Spaces
80.00%
81.54%
81.54%
76.92%
61.54%
60.00%
53.85%
55.38%
50.77%
63.08%
69.23%
72.31%
67.69%
56.92%
56.92%
53.85%
44.62%
49.23%
49.23%
56.92%
@
Percent of
Empty Spaces
90.77%
89.23%
90.77%
84.62%
81.54%
81.54%
78.46%
84.62%
83.08%
76.92%
78.46%
78.46%
81.54%
84.62%
73.85%
75.38%
75.38%
72.31%
66.15%
75.38%
76.92%
84.62%
10
ATTACHMENT
P.2 of 3
~
'"
Parking Analyzes
Sunday, August 29, 2010
Cars
Empty
Time
Parked
Spaces
10:30
8
57
11:00
9
56
11:30
11
54
12:00
13
52
12:30
13
52
1:00
16
49
1:30
18
47
2:00
20
45
2:30
20
45
3:00
2
63
3:30
12
53
4:00
10
55
4:30
13
52
5:00
18
47
5:30
16
49
6:00
16
49
6:30
17
48
7:00
18
47
7:30
24
41
:26
8:00
39
\~./
8:30
24
41
9:00
17
48
9:30
15
50
10:00
10
55
10:30
7
58
15
50
Sunday - Thursday Average
Percent of
Cars
Empty
Time
Empty Spaces
Parked
Spaces
87.69%
10:30
15
50
86.15%
11:00
17
48
83.08%
11:30
20
45
80.00%
12:00
25
40
80.00%
12:30
27
38
75.38%
1:00
30
35
72.31%
1:30
29
36
69.23%
2:00
23
42
69.23% .
2:30
22
43
96.92%
3:00
17
48
81.54%
3:30
16
49
84.62%
4:00
14
51
80.00%
4:30
13
52
72.31%
5:00
17
48
75.38%
5:30
18
47
75.38%
6:00
20
45
73.85%
6:30
24
41
72.31%
7:00
27
38
63.08%
7:30
25
40
60.00%
8:00
20
45
63.08%
8:30
18
47
73.85%
9:00
12
53
76.92%
9:30
11
53
84.62%
10:00
9
56
89.23%
10:30
6
59
77.05%
19
46
65
Percent of
Empty Spaces
77.54%
73.85%
68.92%
61.85%
58.46%
54.15%
54.77%
65.23%
65.54%
73.54%
75.69%
78.77%
79.69%
74.15%
72.62%
69.85%
63.08%
59.08%
61.54%
69.54%
71.69%
82.15%
Friday - Saturday Average
Cars
Empty
Time
Parked
Spaces
10:30
10
56
11:00
10
56
11:30
9
56
12:00
13
53
12:30
19
47
1:00
19
46
1:30
22
43
2:00
20
46
2:30
22
44
3:00
20
46
3:30
17
48
4:00
16
49
4:30
49
17
5:00
19
46
5:30
23
43
6:00
23
42
6:30
26
39
7:00
26
40
7:30
28
38
8:00
43
22
8:30
18
47
9:00
52
13
Percent of
Empty Spaces
85.38%
85.38%
86.15%
80.77%
71.54%
70.77%
66.15%
70.00%
66.92%
70.00%
73.85%
75.38%
74.62%
70.77%
65.38%
64.62%
60.00% .
60.77%
57.69%
66.15%
72.31%
80.00%
81.85%
9:30
12
53
81.54%
85.85%
90.15%
70.78%
10
10:00
10:30
5
5
17
60
61
48
92.31%
93.08%
73.66%
-
ATTACHMENT
P.3013
CONDITIONAL USE PERMIT DRAFT FINDINGS
Conditional Use Permit Case No. PCUP 2010-025
A. The proposed use would be consistent with the various elements and objectives of the
General Plan. The site is located in the "C3-1"- Commercial Service and "IND"-Industrial
zones. A full-service restaurant use is a permitted use in these zones. The service of
alcoholic beverages is allowed with approval of a conditional use permit, which is in
agreement with the Community/Services Commercial and Industrial land use
designations of the Land Use Element of the General Plan. The project involves
expanding the existing restaurant into the adjacent, 1,070 square-foot vacant tenant
space. The on-site sale, service and consumption of alcoholic beverages will be ancillary
to the primary restaurant use. The objective of the various elements of the General Plan
is to promote the best possible use of the property within the City. The operation and
expansion of the restaurant provides a needed service to Glendale residents and the
surrounding communities.
B. The proposed use and its associated structures and facilities will not be detrimental to the
public health or safety, the general welfare, or the environment. The facility is located on
Verdugo Blvd., which contains a variety of retail, restaurants, offices, and other
commercial-related uses. No evidence has been presented which would indicate that the
expansion of the restaurant's dining area would adversely impact any church, public or
private school or college, day care facility, public park, library, hospital or residential use
within the surrounding area. The use has been in operation for thirteen years without
apparent detrimental affect to the surrounding area. The service of alcoholic beverages
will continue to complement the primary use. Similar uses, i.e., restaurants, exist in the
area and within the community and have not proven to be detrimental to the general
welfare of the neighborhood or the environment.
C. The use and facilities would not adversely affect or conflict with the adjacent uses or
impede the normal development of surrounding establishments and property if allowed to
serve alcoholic beverages. The expansion of the existing use will provide a service to the
community and provide alcoholic beverages with bona fide meal service. The conditions
attached assure that the facility will be well regulated. Section 30.64.020, Glendale
Municipal Code provides for continuing jurisdiction over the use so that any adverse
effects will not be allowed. A full-service restaurant with on-site sale, service and
consumption of alcoholic beverages will not adversely impact existing facilities, property
values, or normal development within the surrounding area. In the past, the restaurant
use did not cause conflicts with surrounding development. The expansion of the
restaurant and incidental serving of alcoholic beverages in conjunction with the use is not
anticipated to cause any conflicts with surrounding development in the future.
D. Adequate public and private facilities, such as utilities, landscaping, parking spaces, and
traffic circulation measures are provided for the proposed use. The site is fully developed
and associated utilities are existing. While the proposal does not comply with zoning
regulations as it relates to parking, the parking shortfall is not substantial. The parkingoccupancy survey that was submitted demonstrated a parking surplus of at least 29
spaces at all times throughout the entire week. Hence, the restaurant's expansion
demand for seven parking spaces could be accommodated within the existing on-site
supply of 65 parking spaces. As a result, the expansion is not anticipated to exacerbate
the existing on-site parking conditions.
E. Tilat all the criteria set forth in Section 30.42.030 (F) to be considered in making the
findings in subsection a. through d. above have all been met and thoroughly considered:
1) Tilat such use does not or will not tend to intensify or otherwise contribute to the adverse
impacts on the surrounding area caused by over concentration.
2) That such use does not or will not tend to encourage or intensify crime within the district.
3) That such use does not or will not adversely impact any other uses within the surrounding
area (church, public or private schools or college, day care facility, public park, library,
hospital or residential use).
4) That the proposed use satisfies its transportation or parking needs.
5) That the proposed use does or will serve a public necessity or public convenience
purpose for the area.
Conditions:
1.
That the development shall be in substantial accord with the plans submitted with the
application and presented at the hearing except for any modifications as may be required
to meet specific Code standards or other conditions stipulated herein to the satisfaction of
the Planning Hearing Officer.
2.
That all necessary permits shall be obtained from the Building and Safety Division and all
construction shall be in compliance with the Glendale Building Code and all other
applicable regulations.
3.
That all necessary licenses as required from Federal, State, County or City authorities
.including the City Clerk shall be obtained and kept current at all times
4.
That the premises shall be maintained in a clean and orderly condition, free of weeds,
trash and graffiti.
5.
That the facilities shall not be rented, leased or otherwise occupied for purposes not
specified in this application or as permitted by Title 30, G.M.C.
6.
That any expansion or modification of the facility or use which intensifies the existing
Conditional Use Permit shall require a new Conditional Use Permit application.
Expansion shall constitute adding floor area, increased hours of operation, changes to
the use or operation, or any physical change as determined by the Planning Hearing
Officer, with concurrence by the Director of Community Planning.
7.
That all music, lighting, or other sound and odors shall be confined to the occupancy so
as not to disturb occupants of other businesses or properties and patrons on the public
right-of-way. The Director of Community Planning's opinion shall prevail to arbitrate any
conflicts.
8.
The applicant shall monitor the area under its control, in an effort to prevent the loitering
of persons about the premises.
9.
The applicant shall not permit any public nuisance at the premise or adjacent areas
outside the premise, including the alley and parking areas. The applicant and
management staff and employees are strictly responsible for security on site and for
preventing criminal activity including but not limited to fights, disturbances, alcohol laws,
assaults, public drunkenness, narcotic use and/or sales of narcotics, and drunk driving by
patrons who are leaving the premise.
10. Live entertainment is allowed subject to approval by the City Clerk.
11. That the facility adheres to the City's Fresh Air (smoking) Ordinance.
12. That no speaker systems shall be installed in the parking area.
13. That the parking area shall be kept adequately illuminated for security purposes during all
hours of darkness. Lighting fixtures shall be installed and maintained in the parking area
in those areas where street lights do not effectively illuminate the premises. No lighting
shall be installed or maintained which shines or reflects onto adjacent properties.
14. That sale of alcoholic beverages at the restaurant shall be incidental to the service of
food.
15. That adequate means shall be provided for the collection of solid waste generated at the
site and that all recyclable items shall be collected and properly disposed of to the
satisfaction of the Integrated Waste Administrator of the City of Glendale. No trash
containers shall be stored in any parking, driveway, or landscaping area.
16. That the proprietor and his/her employees shall make an active and conscientious effort
to keep customers and employees from trespassing on other nearby properties or
otherwise making disturbances in the area.
17. That all signs displayed shall conform to the requirements of the Glendale Municipal
Code.
18. That no exterior signs advertising the sales/service of alcoholic beverages be permitted.
19. That no outside storage shall be allowed on the site.
20. That the service of alcoholic beverages shall be in full accord with the regulations and
conditions established by the State Department of Alcoholic Beverage Control.
21. That access to the premises shall be made available upon request to all City of Glendale
authorized staff (i.e. Planning Division, Neighborhood Services Division, Building and
Safety Division, Fire Department, Police Department, etc.) for the purpose of verifying
compliance with all laws and the conditions of this approval.
22. That the authorization granted herein shall be valid for a period of five years, at which
time, reapplication must be made.
23. That the applicant shall comply with all applicable conditions of Parking Reduction Case
No. PPR 2010-005.
24. Evidence of a State-approved license issued by the Alcoholic Beverage Control (ABC)
shall be presented to the Permit Services Center upon application for a Zoning Use
Certificate (ZUC).
25. That the restaurant's operating hours shall remain as existing, Sunday to Thursday
11 :00 a.m. to 10:00 p.m. and Friday to Saturday 11 :00 a.m. to 10:30 p.m. and other
holidays which do not fall on a Friday or Saturday.
PARKING REDUCTION PERMIT DRAFT FINDINGS
Parking Reduction Permit Case No. PPR 2010-005
1.
The parking need for the land use is not as great as for similar land uses or the
requirement for the land use established in the Zoning Code is greater than what will be
needed by the land use. The existing full-service restaurant has been operating at this
location for the past 13 years. The previous use, a delicatessen, required 4 spaces per
1,000 square feet of floor area. The change of use to a full-service restaurant will require
10 spaces per 1,000 square feet of floor area. Based on the above parking requirement,
the project will result in a shortfall of seven spaces. A parking study was submitted by
the applicant, which shows that there is available on-site parking during the restaurant's
proposed hours of operation to serve its patrons and employees. Therefore, the
expansion of the full-service restaurant is not anticipated to exacerbate the current
parking situation.
.
2.
The intent of the parking regulations, in compliance with all other applicable provisions of
this chapter, is met. It is the intent and purpose of the parking regulations to provide for
the general welfare and convenience of persons utilizing the various uses within the city
through the provisions of suitable off-street parking and loading facilities and to protect
the public safety by reducing traffic congestion on the public streets. Though the
restaurant will have a shortfall of seven spaces, this shortage will not have a significant
impact on the surrounding uses, thus, will not impede their normal operations. As noted
in the finding above, a parking study was submitted by the applicant, which shows that
there is available on-site parking during the restaurant's hours of operation to serve its
patrons and employees. The parking study was analyzed and reviewed by the Traffic
and Transportation Section. The parking-occupancy survey demonstrated a parking
surplus of at least 29 spaces at all times throughout the entire week. Hence, the
restaurant expansion's demand for seven parking spaces could be accommodated within
the exist.ing on-site supply of 65 parking spaces.
3.
A reasonable amount of parking spaces will be provided to serve the use intended and
potential future uses of the subject parcel. The granting of the parking reduction of seven
spaces would not be materially detrimental to adjacent uses. As described above in
sections 1 and 2, the applicant has demonstrated with the parking survey that there is
available on-site parking to serve restaurant patrons, employees, and the parking
demand of the remaining uses on the site.
Conditions:
1.
That the development shall be in sUbstantial accord with the plans submitted with the
application and presented at the hearing except for any modifications as may be required
to meet specific Code standards or other conditions stipulated herein to the satisfaction of
2.
That all necessary permits shall be obtained from the Building and Safety Division and all
construction shall be in compliance with the Glendale Building Code and all other
applicable regulations.
3.
That the premises shall be maintained in a clean and orderly condition, free of weeds,
trash and graffiti.
4.
That the parking reduction is valid only insofar as the specific use for which it was
granted or similar land use (as determined by the Planning Hearing Officer). The permit
runs with this specific land use as long as there is no intensification of the use or that
other uses proposed will not require more parking as provided herein as determined by
5.
That all applicable conditions of approval in Conditional Use Permit Case No. PCUP
2010-025 shall remain valid and consistent with the restaurant use establishment.
6.
That all necessary licenses as required from Federal, State, County or City authorities
including the City Clerk shall be obtained and kept current at all times.
7.
That the facilities shall not be rented, leased or otherwise occupied for purposes not
specified in this application or as permitted by Title 30, G.M.C.
8.
That any expansion or modification of the facility or use which intensifies the existing
permit shall require a new Parking Reduction Permit approval application as determined
by the Planning Hearing Officer.
9.
An Acceptance Affidavit accepting the permit and all its conditions shall be signed,
notarized recorded at the L.A. County Recorder, and submitted prior to the issuance of a
Zoning Use Certificate.

MEETiNG DATE: TO: PREPARED BY: ADDRESS

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