The Glendale Planning Commission on June 26 approved two conditional use permits—CUP25-02 for a Dutch Bros drive-through and CUP25-05 for a Small Sliders drive-through—on adjacent parcels at the northwest corner of 50 Ninth and Northern Avenues, subject to staff stipulations addressing site design, a deceleration lane on Northern Avenue, a 15-foot landscape buffer and limits on outdoor speakers.

Planning staff said both parcels are zoned C-2 general commercial and that the UDC requires a conditional use permit when a drive-through is located within 500 feet of single-family residential zoning. Staff noted shared access agreements, parking and stacking that meet or exceed UDC standards, a proposed deceleration lane on Northern Avenue requested by Transportation, and shielded 15-foot light poles to limit light spill to the residences north of the sites.

For the Dutch Bros site (CUP25-02), staff described a conceptual 900-square-foot building with about 1,000 square feet of shade canopies, a menu board and speaker approximately 140 feet from the rear property line and roughly 40 feet from the back door of the nearest residence. Staff recommended approval subject to development substantially conforming to the site plan received May 15, 2025, and a condition that outdoor speakers for musical play adhere to the City of Glendale Noise Ordinance unless covered by a special event permit. For the Small Sliders site (CUP25-05), staff described an 800-square-foot building with roughly 1,600 square feet of shade canopies, a menu board and speaker roughly 120 feet from the rear property line and about 45 feet from the nearest residence, with the same stipulations recommended.

Both proposals underwent concurrent design review by city departments; Transportation required a right-turn deceleration lane on Northern Avenue and Planning emphasized a landscaped buffer and enhanced shade. Staff said the neighborhood meeting on April 16 had no resident attendees and no comments were received in response to mailed notices.

Applicant Mitchell Reynolds of Coal Valley Partners described the development process and said the team has coordinated design review and demolition of existing buildings. Commissioners asked operational questions and raised safety concerns about traffic on Northern Avenue. Commissioner Tom Cole said, “the traffic on Northern is horrendous,” and said he often struggles to make left turns in the area; he stated his support for the CUPs while noting his broader concern about Northern Avenue traffic conditions.

Both CUPs passed on roll call votes. For CUP25-02 Commissioner Crow moved to approve “subject to the conditions contained in staff report,” and Commissioner Arellano seconded; recorded votes were all ayes and staff said the action is final subject to a written appeal within 15 days. For CUP25-05 Commissioner Gears moved to approve and Commissioner Crow seconded; the motion passed with ayes from the commissioners and staff again noted a 15-day appeal window for the action.

Stipulations called for substantial conformance with the May 15, 2025 site plan for each project; transportation-driven deceleration lane design; a minimum 15-foot landscape buffer along the rear property line combined with an existing six-foot block wall; shielded 15-foot light fixtures to limit light pollution; and that outdoor speakers adhere to the City of Glendale Noise Ordinance unless covered by an approved special event permit. Staff and applicants indicated continued coordination through design review and permitting.