Planning Commission approves conditional-use permit for neighborhood pizzeria at 711 Madison Ave

The Astoria Planning Commission voted unanimously to approve conditional-use permit CU25-06, allowing an approximately 480-square-foot building at 711 Madison Avenue to be used as a small-scale eating establishment. Commissioner Henry moved to adopt the staff findings and conclusions and approve the request; Commissioner Womack seconded, and the chair called for a voice vote with all commissioners saying "Aye."

Staff presented the application (recorded in agenda materials as by "Moochies LLC, Joe Christian") and said the proposed use would convert a 1946 one-story building that most recently operated as a hybrid school into a neighborhood pizzeria, described by the applicants as "Sub Rosa Pizza House." Staff found the proposal met applicable standards in Articles 2, 7 and 11 of the development code, including off-street parking and loading requirements, and recommended approval subject to the standard conditions listed in the staff report.

Applicant Joey (Joe) Christian and his wife Alicia told the commission they plan to operate a small pizzeria focused on serving the South Slope neighborhood with dine-in and to-go options. Corinne Garrison, the property owner, told the commission the prior use was a hybrid school called Salmonberry Hill Academy and offered support for the applicants. Several neighbors and local residents also spoke in favor during public testimony, saying the neighborhood needs another local eating option near Peter Pan Market and the park.

"We're here today to seek approval for the conditional use permit for the building at 711 Madison Avenue...to convert our dream into a reality of opening our restaurant of Sub Rosa Pizza House," applicant Joey Christian said.

There was no testimony in opposition; staff closed the public hearing and commissioners deliberated. Commissioner Henry cited local support and the narrow scope of review under the code; Commissioner Womack seconded the motion to approve. After the vote, staff read appeal procedures: a planning commission ruling may be appealed to the City Council within 15 days of the mailing of the planning commission order. Staff also noted the permit will be void after two years unless substantial construction or use has begun, although the Community Development Director may grant a one-year extension on request.

Staff also used the meeting to provide administrative updates: the November Planning Commission meeting will be canceled, a tentative December meeting is scheduled for Dec. 23 to preserve quorum, the Parks Master Plan open house is scheduled for Nov. 15 at the Armory, and staff described recent planning-department hires and a work program of development-code amendments to begin in early 2026.

Why this matters: the approval clears the way for a neighborhood-serving small business on the South Slope and illustrates the planning process for conditional uses, including public notice, staff findings, and appeal rights.