541 S. Spring #114 DLANC File

ZA-2014-4732-CUB
SPECIAL INSTRUCTIONS FOR ALCOHOL (CUB) & ADULT ENTERTAINMENT
ESTABLISHMENTS (CUX) – LAMC 12.24 W.1 & 12.24 W.18
City of Los Angeles – Department of City Planning
The Special Instructions for Alcohol (CUB) & Adult Entertainment Establishments is a required attachment to the MASTER
LAND USE APPLICATION INSTRUCTIONS (CP-7810). Only utilize this form when filing for a conditional use permit pursuant
to LAMC Section 12.24 W.1 for alcohol establishments or pursuant to 12.24 W.18 for adult entertainment establishments.
ADDITIONAL REQUIREMENTS/FINDINGS FOR APPROVAL OF A CUB or CUX:
For a CUB or CUX request to be considered, the following additional information and findings must be provided.
1.
RADIUS MAP REQUIREMENTS. In addition to the Public Noticing requirements detailed in the Master Land Use
Application Instructions (CP-7810):
Radius Maps for alcohol uses must show land use to a 600-foot radius.
A LIST OF ALCOHOL ESTABLISHMENTS between 600 and 1,000 feet of the site is required. Include in the list
the type of license and address.
A LIST OF THE FOLLOWING USES within 600 feet is also required:
(1)
(2)
(3)
(4)
(5)
(6)
2.
residential uses and type (single-family, apartment, hotel, etc.);
churches;
schools, including nursery schools and child-care facilities;
hospitals;
parks, public playgrounds and recreational areas; and
establishments dispensing, for consideration, alcoholic beverages for consumption on or off
premises.
FINDINGS (on a separate sheet)
a.
General Conditional Use
i. That the project will enhance the built environment in the surrounding neighborhood or will perform a
function or provide a service that is essential or beneficial to the community, city, or region.
ii. That the project’s location, size, height, operations and other significant features will be compatible with
and will not adversely affect or further degrade adjacent properties, the surrounding neighborhood, or
the public health, welfare, and safety.
iii. That the project substantially conforms with the purpose, intent and provisions of the General Plan, the
applicable community plan, and any applicable specific plan.
b.
Additional Findings
i. Explain how the proposed use will not adversely affect the welfare of the pertinent community.
ii. Explain how the approval of the application will not result in or contribute to an undue concentration of
such establishments.
iii. Explain how the approval of the application will not detrimentally affect nearby residential zones or uses.
CP-7773 (04/24/12)
Page 1 of 4
3.
QUESTIONS REGARDING THE PHYSICAL DEVELOPMENT OF THE SITE
a.
278,567 SF
What is the total square footage of the building or center the establishment is located in? ________________
b.
1,171 SF
What is the total square footage of the space the establishment will occupy? ___________________________
c.
TBD
What is the total occupancy load of the space as determined by the Fire Department? ____________________
d.
36
6
What is the total number of seats that will be provided indoors? ___________
Outdoors? ________________
e.
Yes
If there is an outdoor area, will there be an option to consume alcohol outdoors? _______________________
f.
Private
If there is an outdoor area, is it on private property or the public right-of-way, or both? ___________________
i.
g.
N/A
If an outdoor area is on the public right-of-way, has a revocable permit been obtained? ______________
N/A
240 SF
Yes If yes, how much is enclosed? ___________
Are you adding floor area? _______
Outdoors? ______________
h. Parking
0
i. How many parking spaces are available on the site? ____________________________________________
N/A
ii. Are they shared or designated for the subject use? ____________________________________________
iii. If you are adding floor area, what is the parking requirement as determined by the Department of
None
Building & Safety? _______________________________________________________________________
No
iv. Have any arrangements been made to provide parking off-site? __________________________________
1.
If yes, is the parking secured via a private lease or a covenant/affidavit approved by the Department
N/A
of Building & Safety? _________________________________________________________________
Note: Required parking must be secured via a covenant pursuant to LAMC 12.26 E 5. A private lease
is only permitted by a Zone Variance.
4.
2.
Please provide a map showing the location of the off-site parking and the distance, in feet, for
pedestrian travel between the parking area the use it is to serve.
3.
No
No
Will valet service be available? _________
Will the service be for a charge? ____________________
i.
Yes
Is the site within 1,000 feet of any schools (public, private or nursery schools), churches or parks? __________
j.
For massage parlors and sexual encounter establishments, is the site within 1,000 feet of any other Adult
N/A
Entertainment Businesses as defined by LAMC 12.70 B17? _______________________________________
QUESTIONS REGARDING THE OPERATION OF THE ESTABLISHMENT
a.
What are the proposed hours of operation and which days of the week will the establishment be open?
M
Tu
W
Th
F
Sa
Su
Proposed Hours of Operation
6:30am-1am
6:30am-1am
6:30 am-1am
6:30am-1am
6:30am-1am
6:30am-1am
6:30am-1am
Proposed Hours of Alcohol Sale
11:00am-1am 11:00am-1am 11:00am-1am 11:00am-1am 11:00am-1am 11:00am-1am 11:00am-1am
CP-7773 (04/24/12)
Page 2 of 4
b.
Will there be entertainment such as a piano bar, dancing, live entertainment, movies, karaoke, video game
No regular entertainment; there may be occasional pop-up entertainment.
machines, etc…? Please specify: _______________________________________________________________
Note: An establishment that allows for dancing needs a conditional use pursuant to 12.24 W.18.
c.
Yes
Will there be minimum age requirements for entry? __________
If yes, what is the minimum age requirement
21, enforced by identity check with a scanner
and how will it be enforced? __________________________________________________________________
d.
Yes What will be sold? _________________________
French products & clothing
Will there be any accessory retail uses on the site? _______
e.
Security
5
i. How many employees will you have on the site at any given time? ________________________________
No
ii. Will security guards be provided on-site? ____________________________________________________
1.
N/A
If yes, how many and when?___________________________________________________________
N/A
iii. Has LAPD issued any citations or violations? ________
If yes, please provide copies.
f.
Alcohol
Beer and wine only
i. Will there be beer & wine only, or a full-line of alcoholic beverages available? _______________________
No
ii. Will “fortified” wine (greater than 16% alcohol) be sold? ________________________________________
No
iii. Will alcohol be consumed on any adjacent property under the control of the applicant? _______________
No
iv. Will there be signs visible from the exterior that advertise the availability of alcohol? _________________
v. Food
1.
No
Will there be a kitchen on the site? ______________________________________________________
2.
Yes
Will alcohol be sold without a food order? ________________________________________________
3.
Yes
Will the sale of alcohol exceed the sale of food items on a quarterly basis? ______________________
4.
Provide a copy of the menu if food is to be served.
vi. On-Site
1.
No
Will a bar or cocktail lounge be maintained incidental to a restaurant? _________________________
a.
2.
Yes
Will off-site sales of alcohol be provided accessory to on-site sales (“Take Out”)? _________________
a.
3.
CP-7773 (04/24/12)
If yes, the floor plans must show the details of the cocktail lounge and the separation between
the dining and lounge facilities.
If yes, a request for off-site sales of alcohol is required as well.
Yes
Will discounted alcoholic drinks (“Happy Hour”) be offered at any time? ________________________
Page 3 of 4
vii. Off-Site
1.
Will cups, glasses or other containers be sold which might be used for the consumption of alcohol on
Yes, but only in conjunction with on-sale purchases
the premises? _______________________________________________________________________
2.
Will beer or wine coolers be sold in single cans, or will wine be sold in containers less than 1 liter (750
Yes, $5 minimum or no less than a 4-pack purchase
ml)? _______________________________________________________________________________
viii. Contact the CA Department of Alcoholic Beverage Control (ABC) regarding its requirements -http://www.abc.ca.gov/.
5.
CALDERA BILL (CA Business and Professions Code Section 23958 and 23958.4)
Both
Is this application a request for on-site or off-site sales of alcoholic beverages? __________________________
a.
i.
No
If yes, is the establishment a bona-fide eating place (restaurant) or hotel/motel? ____________________
1.
b.
6.
If no, contact the CA Department of Alcoholic Beverage Control (ABC) to determine whether the
proposed site is located in an area whereby:
a.
issuance of a license to serve alcohol on-site or off-site would tend to create a law enforcement
problem, or
b.
if issuance would result in, or add to an undue concentration of licenses.
If ABC has determined that an eligible use is in an area of high crime or undue concentration of licenses, the
City Council will need to make the finding that the issuance of the license is required for public convenience or
necessity.
ADDITIONAL REQUIREMENTS FOR MASTER CUBs/CUXs. In addition to all requirements detailed in the Master Land
Use Application Instructions (CP-7810), applications for Master CUBs/CUXs shall include:
A separate sheet containing a table identifying all CUB or CUX requests on the subject site, indicating: the type
of alcohol permit sought; the square footage of each particular restaurant, bar or event space; the identifying
address or suite/unit number corresponding to each CUB/CUX request; and (if known) the tenant-operator of
each alcohol or adult entertainment establishment.
All CUB or CUX requests on the subject site clearly identified and labeled on the plot plan and applicable floor
plans, indicating: each type of alcohol permit sought; the square footage of each particular restaurant, bar or
event space; and the identifying address or suite/unit number corresponding to each CUB/CUX request.
NOTE: Please consider submitting documents beyond the requirements outlined in this form. If there are other
circumstances which may further a more complete understanding of the project, do not hesitate to submit such
information. The documents submitted with the application and the public hearing constitute the primary
opportunity to clarify and define the project.
CP-7773 (04/24/12)
Page 4 of 4
CONDITIONAL USE - ATTACHMENT – 1
“Syrah”
541 S. Spring Street, #114
Los Angeles, CA 90013
Representative:
Elizabeth Peterson
Elizabeth Peterson Group, Inc.
400 S. Main Street, Suite 808
Los Angeles, CA 90013
T: 213-620-1904
F: 213-620-1587
elizabeth@epgla.com
Applicant/Owner:
Thomas Choulot
KC Invest LLC
215 W. 5th Street, Unit 1006
Los Angeles, CA 90013
T: 213-284-6276
thomaschoulot@kcinvest-la.com
REQUEST(S):
Pursuant to the Los Angeles Municipal Code, section 12.24 W1; the applicant is requesting
a conditional use to permit the on-site and off-site sales and dispensing of beer and wine
only in conjunction with a 1,171 square-foot fashion retail shop and wine bar with arcade
seating, having hours of operation from 6:30 am to 1:00 am, and hours of alcohol sales
from 11:00 am to 1:00 am, daily.
BACKGROUND
The subject site for this Conditional Use Permit request is Unit #114 in the Spring Arcade
Building, which is a designated Historic-Cultural Monument by the City of Los Angeles (LA137). The subject tenant will occupy approximately 1,171 square feet within the twelve-story
building.
The building is located with frontages on Spring Street and Broadway between W. 5th Street and
W. 6th Street with a street-level full-length arcade. It has a General Plan Land Use designation of
Regional Center Commercial. Recognized by the California Office of Historic Preservation, the
building is located within the Broadway Theater and Entertainment District and zoned as [Q] C54D-CDO, being subject to the Q-conditions of Ordinance No. 180871. It has served the area as a
retail mall for many years and features office spaces on the second and third floors with 143
residential units above.
Surrounding uses in the area consist of mixed-use commercial and residential lofts with multiple
surface parking lots situated in the immediate area. Ground floor uses surrounding the Spring
1
Arcade Building are dedicated for similar retail use, which include coffee shops, restaurants,
boutiques, and small markets.
Broadway is a modified secondary highway, with a right of way of 90 feet and is fully improved.
Spring Street is a modified secondary highway, with a right of way of 108 feet and is fully
improved.
Historic Features
The Spring Arcade Building (LA-137) was originally constructed in 1924 as the Mercantile
Arcade Building replacing Mercantile Place, a then Los Angeles landmark for nearly 40 years.
The new building was designed by McDonald and Couchot, who drew their inspiration from the
Burlington Arcade in London. The original layout included 61 shops and 350 offices in two 12story towers, one facing Spring Street and one facing Broadway. Its architectural detailing
consist of a curved skylight running between the two buildings and Spanish Renaissance
entryways with a Beaux-Arts exterior.
Recent Changes
In 2013, a Master Conditional Use Permit (ZA 2013-1068-MCUP) was issued for the sales and
dispensing of beer and wine and a full-line of alcohol for on-site consumption in conjunction
with one existing and six new venues on the ground floors of the Spring Street Arcade Building
and the Thom McCan Building. The Spring Arcade building with its wide range of shops and
eateries has become increasingly more popular, drawing many visitors and downtown residents
to the area.
GENERAL CONDITIONAL USE FINDINGS:
i. That the project will enhance the built environment in the surrounding neighborhood or
will perform a function or provide a service that is essential or beneficial to the community,
city, or region.
The proposed project will enhance the built environment and will contribute a service that is
unique and beneficial in the surrounding community. First, the approval of this conditional use
will enhance the built environment through furthering the revitalization efforts already in
progress on site as it will fill yet another vacant retail spot within the arcade. Therefore, the
proposed use will provide safety benefits through encouraging additional pedestrian foot traffic
into the Spring Arcade Building, providing more “eyes on the street.” Second, the proposed
offering of curated wine selections by successful French restaurateur Olivier Gaquiere in
conjunction with a non-required food menu that complements the selection provides the
surrounding community with a unique amenity. The applicants wish to provide quality and rare
2
French-made products, gourmet foods and wines, and charcuterie and cheese, all in a cozy and
intimate environment. It is well established that France is regarded as one of the Old World’s
revered producers of fine wine, being known for its rolling countryside vineyards. As such, the
ability to serve wine will aid the applicant’s in their mission to offer visitors a truly French
cultural experience. The area currently lacks such a space where visitors can engage with
international culture; therefore, the proposed use will provide social and cultural benefits to
downtown Los Angeles.
ii. That the project's location, size, height, operations and other significant features will be
compatible with and will not adversely affect or further degrade adjacent properties, the
surrounding neighborhood, or the public health, welfare, and safety.
The proposed retail shop and wine bar will be located in an existing multi-story mixed-use
complex in an existing space. It will consist of exterior seating on private patio space, an interior
boutique market and wine bar, as well as a mezzanine (which will be added during Phase 2 of the
project). The project will not entail demolition of any of the historic features of the SpringArcade Building. The proposed construction of mezzanine will add additional floor area but will
not alter any historic features. Therefore, the use will be compatible with the existing look that
has been established.
The project is located in a bustling area of downtown, which has a plethora of ground floor retail
spaces, such as L.A. Café, Guisados, the Last Bookstore, Happy Day Ice Cream, and many
boutique shops. The area is also located within the Broadway Theatre District, a thriving
commercial and entertainment hub for the region. Accordingly, this use’s operation is
compatible with other uses in the area and will only further serve the growing population of
visitors and residents alike in the downtown area. Through establishing an additional use within
the Spring Arcade Complex, Syrah will further draw pedestrians through the arcade, providing
the area with “more eyes on the street”; therefore, it will help uphold public safety and welfare in
the immediate community.
Lastly, the wine, food, and store operations will be carefully managed by Olivier Gaquiere,
Thomas Choulot, and Sofian Ketfi, responsible French enthusiasts who will strive to provide
visitors the best experience. Under their attentive leadership, any foreseeable adverse impacts
will be promptly mitigated.
iii. That the project substantially conforms with the purpose, intent and provisions of the
General Plan, the applicable community plan, and any applicable specific plan.
The project is located within the Spring Arcade Building, and is zoned [Q]C5-4D-CDO, which
allows for commercial uses including restaurant, bar, and retail uses. The proposed sale of wine
and beer only in conjunction with a retail boutique shop is therefore in accordance with the
zoning designation.
3
Further, the project is located within the Central City Community Plan Area, which is designated
in the General Plan Framework as the “Downtown Center”. The Spring Arcade Complex is
indeed consistent with many of the policies and objectives of the Plan:
Policy 2-2.2: To encourage pedestrian-oriented and visitor serving uses during the
evening hours.
Syrah will offer a new amenity to shoppers in downtown and will further attract
local office workers and tourists to the area during evening hours. It will therefore
provide the area with more pedestrian foot traffic throughout the evening and into
the night. The cozy atmosphere that the applicant wishes to foster is compatible
with the goal of creating neighborhoods in downtown oriented and welcoming to
the pedestrian.
Policy 2-4.1: Promote night life activity by encouraging restaurants, pubs, night clubs,
small theaters, and other specialty uses to reinforce existing pockets of activity.
Being located in a historic building, the proposed use aligns with the program to
“encourage adaptive reuse of historic buildings as restaurant and entertainment
uses.” Moreover, by turning an underutilized space into a productive use, the
project complements the ongoing revitalization efforts in the area. It further helps
reach the established program to develop Broadway as a night-time destination.
ADDITIONAL FINDINGS
a. Explain how the proposed use will not adversely affect the welfare of the pertinent
community.
The proposed use will not adversely affect the welfare of the pertinent community; instead, it
will provide a beneficial service to the area. First, it promotes the ongoing efforts to revitalize
the local economy, bringing more visitors and residents to downtown and providing the local
government with additional taxable purchases. Second, the proposed use is for a one-of-kind
cultural establishment that will bolster Downtown’s revitalization efforts and continue the
ongoing extension of the pockets of activity along Broadway and Spring Street. Lastly, by filling
in this space, Syrah will provide nearby residents a walkable, safe, and welcoming environment
to visitors and residents alike. Therefore, it will not adversely affect the welfare of the pertinent
community; rather, it will be a positive addition to the neighborhood.
b. Explain how the approval of the application will not result in or contribute to an undue
concentration of such establishments.
No, the approval of this conditional use permit will not result in or contribute to an undue
concentration of such establishments. The proposed use of the building is for a unique cultural
establishment, which offers visitors a carefully curated selection of wine and French delicacies;
this type of establishment in conjunction with the beer and wine proposal is not currently offered
extensively in downtown. It will bring a fresh European-minded environment to the commercial
4
scene in Los Angeles, diversifying the existing population of American restaurants and bars in
the area.
c. Explain how the approval of the application will not detrimentally affect nearby
residential zones or uses.
The proposed project is located within the dense commercial region of Downtown Los Angeles.
Nearby residential uses already are immersed in a lively, mixed-use urban environment. The
proposed use - occupying a small space along the pedestrian arcade of the Spring Arcade
Building - will not cause an undue amount of noise or traffic to the already bustling region. In
fact, nearby residential uses will benefit from the added amenity, affording them the opportunity
to engage with European culture first-handedly from knowledgeable and enthusiastic experts of
French products.
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541 SOUTH SPRING ST. UNIT 114
LOS ANGELES, CA
NO.
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DATE:
ARCADE
REVISIONS
PL
S. SPRING STREET
BROADWAY
N23
DATE:
12/12/2014
SCALE:
AS SHOWN
DRAW:
FILE:
PLOT PLAN
SCALE: 3/16" = 1'-0"
CUB.2
SHEET:
Architecture
Planning
Landscape
Interiors
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tel: 310-866-8233
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1
DN.
2
3
4
5
10
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FITTING
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35 36 37 38
11
DATE:
39 40 41 42
14
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LINE OF MEZZ. ABOVE
UP
REVISIONS
15
PROPOSED MEZANNINE PLAN
20
17
21
18
22
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16
23
27
25
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PROJECT:
24
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29
34
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31
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PROPOSED FLOOR PLAN
SCALE: 41" = 1'-0"
TITLE:
AREA OF MEZZANINE = 240 S.F.
NO.
19
SCALE: 41" = 1'-0"
541 SOUTH SPRING ST. UNIT 114
LOS ANGELES, CA
13
DATE:
12/12/2014
SCALE:
AS SHOWN
DRAW:
AREA = 834 S.F. WITH 97 S.F. OUTDOOR (COVERED ARCADE) SEATING
TOTAL NO. OF SEATS = 34 + 8 (Mezzanine, future phase) = 42
FILE:
CUB.1
SHEET: