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Planning commission approves amended special‑use permit for 3401 Patterson Ave., adds mobile food truck allowance
Summary
Commissioners approved an amendment to a 2021 special‑use permit to allow a deli‑pizzeria concept at 3401 Patterson Ave., reduce outdoor seating along Patterson frontage to accommodate a mobile pizza food truck, and slightly extend weekday evening hours.
The Richmond Planning Commission voted unanimously on Feb. 25 to approve an amendment to the special‑use permit for 3401 Patterson Ave. that would allow a deli‑pizzeria concept and accommodate a mobile food truck on site.
Staff planner Jonathan Brown described the request as an amendment to Ordinance 2021‑277 (adopted Nov. 8, 2021) that originally authorized food‑service uses at the parcel in the Museum District. Brown told commissioners the site is on a major mixed‑use street and that staff had received correspondence from nearby residents; staff recommended approval, concluding that the proposal was consistent with the Richmond 300 master plan’s neighborhood mixed‑use designation.
Applicant representative Alessandro Vergatti of Baker Development Resources said the property—located at the southwest corner of Patterson Avenue, Kensington Avenue and Roseneath Road—has a vacant one‑story building and that the amended permit would reduce outdoor seating along the Patterson frontage to retain a parking/loading space for a prospective mobile pizza truck. Vergatti said the hours would be modified so the establishment could operate 6 a.m. to 9 p.m. Monday–Thursday and 6 a.m. to 10 p.m. Friday–Saturday, with no changes to Sunday hours. “The proposed amendment would generally retain the conditions approved by the previous SUP with two main changes to the previous approval,” Vergatti said.
Commission discussion included a question about noise controls; a staff member noted that the city’s noise ordinance imposes lower allowable levels between 11 p.m. and 7 a.m. Brown and the applicant said the property had a long commercial history—dry cleaner and earlier a gasoline station—and had been vacant for some time. After public hearing and a motion to approve, the commission recorded a roll call: Mr. Poole, Ms. Joyhogg, Ms. Knight, Mr. Pinnock, Ms. Robertson (chair), Mr. White and Mr. McKenzie all voted “Aye.” The commission’s chair said the approval will be forwarded to City Council with the staff recommendation.
The approved conditions limit the capacity of the outdoor seating area, carry hours restrictions, require right‑of‑way improvements including new street trees, and retain other safeguards from the earlier ordinance.
