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) residential uses and type (single-family, apartment, hotel, etc.); (2) churches; (3) schools, including nursery schools and child-care facilities; (4) hospitals; (5) parks, public playgrounds and recreational areas; and (6) establishments dispensing, for consideration, alcoholic beverages for consumption on or off premises. 2. 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. What is the total square footage of the building or center the establishment is located in? b. What is the total square footage of the space the establishment will occupy? c. What is the total occupancy load of the space as determined by the Fire Department? d. What is the total number of seats that will be provided indoors? Outdoors? e. If there is an outdoor area, will there be an option to consume alcohol outdoors? f. If there is an outdoor area, is it on private property or the public right-of-way, or both? i. If an outdoor area is on the public right-of-way, has a revocable permit been obtained? g. Are you adding floor area? If yes, how much is enclosed? Outdoors? h. Parking i. How many parking spaces are available on the site? 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 Building & Safety? 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 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. 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. Will valet service be available? Will the service be for a charge? i. 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 Entertainment Businesses as defined by LAMC 12.70 B17? 4. 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? Proposed Hours of Operation Proposed Hours of Alcohol Sale M Tu W Th F Sa Su 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 machines, etc? Please specify: Note: An establishment that allows for dancing needs a conditional use pursuant to 12.24 W.18. c. Will there be minimum age requirements for entry? If yes, what is the minimum age requirement and how will it be enforced? d. Will there be any accessory retail uses on the site? What will be sold? e. Security i. How many employees will you have on the site at any given time? ii. Will security guards be provided on-site? 1. If yes, how many and when? iii. Has LAPD issued any citations or violations? If yes, please provide copies. f. Alcohol i. Will there be beer & wine only, or a full-line of alcoholic beverages available? ii. Will fortified wine (greater than 16% alcohol) be sold? iii. Will alcohol be consumed on any adjacent property under the control of the applicant? iv. Will there be signs visible from the exterior that advertise the availability of alcohol? v. Food 1. Will there be a kitchen on the site? 2. Will alcohol be sold without a food order? 3. 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. Will a bar or cocktail lounge be maintained incidental to a restaurant? a. If yes, the floor plans must show the details of the cocktail lounge and the separation between the dining and lounge facilities. 2. Will off-site sales of alcohol be provided accessory to on-site sales ( Take Out )? a. If yes, a request for off-site sales of alcohol is required as well. 3. Will discounted alcoholic drinks ( Happy Hour ) be offered at any time? CP-7773 (04/24/12) 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 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 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) a. Is this application a request for on-site or off-site sales of alcoholic beverages? i. If yes, is the establishment a bona-fide eating place (restaurant) or hotel/motel? 1. 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. b. 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. 6. 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. 5 th 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 (LA- 137). 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. 5 th Street and W. 6 th 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] C5-4D-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 12- story 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 Spring- Arcade 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. 5
?ul fleh D Z.!,' X F ;YI 5:ff,a$ q9 6\0e\ 6Eub #"" 2 qry ON NN eqr 63P >88 (@N ffi,, o) \f, l6
u I F o N @ @ t - : q, f N I E L o {5' fo/./'r., X //F.P &r'! 9'* t^ x n- " fi)n S F l'i'i O - 6c.r /c\ N o 8o ilno fi!!a ;XE dn?( -\c $-./ // Ml El I --'':._...::-...;'.'..:::-----':::..--...:1::::::r::f'::::--I..:.:.:.''...'
I or*roumueoeerao mwe RADIUS MAPS ETC 3544 PORTOLAAVENUE LOS ANGELES CA 90032 off/fm (323) 2214s55 RAOIUSMAPSETC@SBCGLOBAL.NFI CONDITIONAL USE ALCOHOL BEVERAGES SITE LOCATION: S. SPRING STREET, #1'I4 LOS ANGELES CA 90013 'I1 c.d. 14 c.t. 2073.00 P.A, CENTRAL CIry N.C. DOWNTOWN L.A, LEGAI DESCRIPnONT LOTS 3,4,5,7,8 & S.24 FT. OF LOT 8, SUB OFTHE N. PT OF BLK 13, ORD'S SURVEY, M.R.$155; LOT I, OTRACT NO. 82470, M,8.135& 2021; LOT 1, A sub of PoR BLK 13, ORD,S SURVEY, M.R. 7250. (SEE AppLtCATtON) CASE NO.: DATEi 10-20-2014 SCALE: 1" = USES: ' 00' FIELo D M.i 12s 4211 T.B. PAGE: 0:!4 GRID; F-4 APN: 5149434{D3 5,,t9{35{04,005 5149{3s407,012,016 TO,t59
s q ^4 4.7.s UNSET -_)"), o- = F zi o
.Epdagf \ *o"ec,l ltgf+ *u,.) %x t\*"oo k** P.qo^ (tse, 4/.i '.r4> 24.-27, RADIUS MAPS ETC 3544 PORTOLA AVENUE LOS ANGELES CA 90032 off/fm (323)221-4555 RADt USMAPSETC@SBCGLOBAL, NET SITE LOCATION: 541 S. SPRING STREET,#114 LOS ANGELES CA 90013 DATE: 10-20 -2014 SCALE: 1" = 100' T.B, PAGE: 634 GRID : F-4 APN: 51 49-034-003 51 49-035-004,005 51 49-035-007,01 2,01 6 to 1 59
1. \.l F F \! II F) \E-_.1 ll 'si ffi
I N tj li i:l I illt fl f: A I f ( I \ \ N '\r t\,\ Iu
,F ( f- ) ii :!: :
10.
.1-1!'tll 'fl.ot 11. J, I li'\ lli' I 12. I\W{F :\s.! l
13. 14. F. tl B
15. 16.
C L BROADWAY 8-STORY BUILDING 4-STORY BUILDING PL A R C A D E 3-STORY BUILDING 6-STORY BUILDING 4-STORY BUILDING 6TH STREET C L PLOT PLAN SCALE: 3/16" = 1'-0" ALLEY UP (E) RAMP DN TO BASEMENT LEVEL N23 (E) 12-STORY STRUCTURE WITH ATRIUM E E 10+-STORY BUILDING PL C L PUBLIC SIDEWALK S. SPRING STREET DATE: SCALE: AS SHOWN DRAW: 12/12/2014 FILE: SHEET: TITLE: PROJECT: NO. REVISIONS DATE: SYRAH arca a 541 SOUTH SPRING ST. UNIT 114 LOS ANGELES, CA tel: 310-866-8233 e:babak@arcaforma.com CUB.2 PLOT PLAN Architecture Planning Landscape Interiors
39 40 41 42 35 36 37 38 PROPOSED MEZANNINE PLAN SCALE: 1 4" = 1'-0" AREA OF MEZZANINE = 240 S.F. DN. 16 17 18 10 13 33 34 1 2 3 4 9 11 14 24 12 25 8 7 6 LINE OF MEZZ. ABOVE 15 19 20 21 22 23 5 26 29 32 31 30 A R C A D E FITTING BAR 27 28 UP TITLE: PROJECT: NO. REVISIONS DATE: arca a SYRAH Architecture Planning tel: 310-866-8233 541 SOUTH SPRING ST. UNIT 114 LOS ANGELES, CA Landscape Interiors e:babak@arcaforma.com PROPOSED PLANS PROPOSED FLOOR PLAN SCALE: 1 4" = 1'-0" AREA = 834 S.F. WITH 97 S.F. OUTDOOR (COVERED ARCADE) SEATING TOTAL NO. OF SEATS = 34 + 8 (Mezzanine, future phase) = 42 DATE: SCALE: DRAW: FILE: 12/12/2014 AS SHOWN CUB.1 SHEET: