A Los Angeles city zoning administrator turned down two requests for conditional use permits for a to go in near Moorpark Street and Tujunga Avenue.
Zoning Administrator Maya E. Zaitzevsky issued a 16-page detailed decision denying a full-scale line of alcoholic beverages and turning down a permit for off-site parking that would be located more than 750 feet from the restaurant.
The restaurant and deli was going to be located on the southeastern corner of Moorpark Street and Kraft Avenue in a 3,385-square-foot space. It would have 124 seats, including 32 outdoor dining seats, and be opened daily from 8 a.m. to 1 a.m.
Parking was planned for a parking garage at 4370 Tujunga Ave. and also for St. Anne Catholic Church at 11211 W. Moorpark St. Each agreement leases 25 spaces. The St. Anne Church lot agreement lasts from 8 a.m. to 5 p.m. while the Tujunga lot parking is from 5 p.m. to midnight.
The administrator notes the proximity to other outlets and restaurants in the area such as Valley Market, , t, , , , , Subway, and .
At the public hearing on representative, Brett Engstrom made the following points (among others):
- The space has been a retail space for 40 years.
- They need 96 seats and an encroachment permit for outdoor seating.
- They run Little Dom’s in Los Feliz in a similar residential area.
- Building and Safety determined the site has parking credit of 13 spaces and the Department of Transportation determined that no traffic study is needed.
- They reduced the hours to close at midnight and visited the Studio City Neighborhood Council and volunteered conditions.
- Valet parking would be advertised and not a profit-making venture.
- It’s a full-service restaurant, not a bar, and people will eat at the bar.
Karo Terrosian of Los Angeles Councilman Paul Krekorian’s office said that Tujunga Village would benefit and would relieve parking congestion; there would be no outdoor music and the neighborhood council took no position.
The zoning administrator acknowledged many letters of opposition, as well as emails and a petition of 176 residents concerned about the noise, parking and alcohol issues.
The decision determined that the proposed location “will not be desirable to the public convenience of welfare.”
She found, “Numerous speakers testified in opposition citing concerns over the proposed parking, specifically that it is not conveniently located and as such will not be used and will result in people circling the residential streets looking for on-street parking or using the on-site parking for the adjacent businesses.”
The decision reads: “As the site does not have adequate on-site parking for the proposed 124 seat restaurant, and only off-site parking is available off-site at two locations…the Zoning Administrator has determined that the proposed location of the restaurant will not be desirable to the public convenience or welfare.”
The administrator determined that the location was not proper in relation to the adjacent uses or the development of the community, and the use will be materially detrimental to the character of the development in the immediate neighborhood.
“A number of people supported the requests and testified positively about their experiences at the applicant’s other restaurants and testified positively about their experiences at the applicant’s other restaurants stating the food is excellent and it would be a welcome addition to the neighborhood… The Zoning Administrator does not doubt that the restaurant will be well run and provide a welcome dining option of the area, however the proposed location is not appropriate for the scale of the request.”
The administrator also said the plan is not in harmony with the various elements of the General Plan, particularly the Sherman Oaks-Studio City-Toluca Lake-Cahuenga Pass Community Plan.
The administrator pointed out sensitive areas such as, , single and multiple-family residences and the.
“The proposed variances for off-site parking leave too many concerns, as far as how it will successfully operate, to be approved” and “permit parking does not solve the underlying issue of inadequate parking in an area, it often just pushes the people to park in other residential areas without restricted parking.”
One of the major concerns iny’s findings is having two off-site parking variance locations. “The granting of the off-site parking variances at multiple locations could set a precedent that undoubtedly lead to similar requests seeking equitable treatment. This could result in the conversion of needed retail space to restaurant use.”
An appeal can be made by July 26 to the City Planning Department. There was no response yet from Little Dom’s representatives of whether they are planning to appeal or not.
