416 E. Boyd restaurant/brewery CUB

416-418 Boyd St. • Los Angeles • CA • 90013
Application filled with the
CASE SUMMARY
City of Los Angeles Planning Department
Case No. ZA 2014-482(CUB)
February 11, 2014
Filed 02-11-14
Project: A Conditional Use Permit application to allow the sale of beer produced at this brewery only, for on and off site consumption, which is an inherent right of the ABC Type 23 “Small Beer Manufacturer” license, in conjunction with a proposed microbrewery in the M2-2D-0 zone.
Application:
Mumford Brewing Operations, LLC
Address: 416-18 E. Boyd Street
Square feet:
4,139 total. 1600 square feet designed for beer tasting, tours, beer education/trainging classes
Seating provided:
69
Hours of operation:
Beer tasting and dispensing 10:00 am to 10:00 pm daily. the actual brewing of beer is a 24 hour operation.
Type of license:
Type 23, Small Beer Manufacturer
Previous Entitlements:
None
Previous use:Warehouse and storage
Entertainment or dancing: None. Not a part of this application
Parking Provided:
None required (State Enterprise Zone ZI No. 2374) for the Brewery operation. 55 spaces
provided on-site in an attended parking lot
Number of employees:
Minimum shift= 2; Maximum shift= 8
INTRODUCTION
Mumford Brewing Co. is a family business committed to
producing amazing beers for beer enthusiasts of all stripes. The
owners’ longtime ties to the city of Los Angeles made Downtown
the most fitting place to open their Craft Brewery. They’ve seen
the slow but steady transformation of Downtown and not only
want to be a part of the revitalization of a great urban area, but
want to become a local staple for years to come.
The Craft Brewing industry is an economic driver, generating
revenues and creating employment opportunities across all
industry touch points, from the servers at the local microbrewery
to the farmer that grows the hops to the trucking company that
ships the grain. Craft Brewing has grown significantly in California
with dozens and dozens of microbreweries popping up throughout
the state, with a significant concentration in San Diego County.
Local Craft Breweries not only develop a local following, keeping
money within the city and county where the brewery is located,
they also generate tourism, bringing in beer connoisseurs from
other cities, counties, states and even from abroad. Los Angeles
is a city and county that is woefully underserved in terms of the
number of local Craft Breweries. At a time when increasing the
tax base for the city and county is of key importance, helping Craft
Breweries to open within the city and county limits is an easy path
to achieve that goal. In addition, a thriving Craft Beer scene helps
to bolster a city’s image and create a certain sense of pride with
local residents because they know that the fantastic beer they
had the night before was made right in their neighborhood by
fellow locals. Craft Breweries foster a family-friendly environment
and are intended to showcase the product of the brewers’ labor.
Make no mistake, tasting rooms at Craft Breweries are not bars,
they are not nightclubs, they are not hangouts for drunkards; a
Craft Brewery tasting room is a fun and festive place that allows
the customer to connect directly with the brewer and learn about
the product first-hand. It is this direct connection that creates
loyalty among the customers so that not only do they tend to
come back to the tasting room to see what’s new, the next time
they’re at a bar or restaurant and see their favorite Craft Brewery’s
beer on the menu, they’re more inclined to order a pint to show
their support for a local business.
“The hallmark of craft beer and craft brewers is innovation.
Craft brewers interpret historic styles with unique twists and
develop new styles that have no precedent. Craft brewers have
distinctive, individualistic approaches to connecting with their
customers. Craft brewers maintain integrity by what they brew
and their general independence, free from a substantial interest
by a non-craft brewer. The majority of Americans live within ten
miles of a craft brewer.” – Brewers Association
PRESIDENT
OPERATIONS TEAM
BREWMASTER
Peter Mumford
Peter holds a BS in Microbiology
from UC Davis and an MBA from the
USC Marshall School of Business.
Peter has honed his brewing skills
as a home brewer over the past
several years and has shown a
true talent for the art of brewing.
Contributing to his brewing
ability are Peter’s many years of
laboratory experience working in
the hard sciences, specifically in
the microbiology arena, which is
a huge asset when dealing with
the science of brewing. Peter also
spent approximately four years
working at Sutter Home Winery
in Napa, CA, where he gained
hands on experience in all aspects
of wine making in a large-scale
production environment. Peter has
created dozens of original recipes
for Mumford Brewing Co., many of
which will be featured in Mumford
Brewing’s initial line-up. Peter’s
skill and knowledge are going to be
a tremendous asset to the brewery
and a key to its success.
GENERAL
MANAGER
Tien Tran
Tien is the owner/operator of
Transit Events and Good Taste
Catering, an event production
and catering company that she
founded over 12 years ago. Tien
brings many years of experience
working with lifestyle clients in
the entertainment, music and
fashion arena, including many
Fortune 500 companies. Tien
is highly skilled, passionate
and committed to creating an
amazing experience for her
clients and their guests and each
event and is looking to bring that
same passion and commitment
to Mumford Brewing Co. Tien’s
hands-on
event
production
experience includes budgeting,
sourcing and working with third
party vendors, public relations,
marketing, design and layout. We
know that Tien’s experience and
commitment will be invaluable in
guiding the growth of Mumford
Brewing Co. and will provide the
company with a perspective that
many microbreweries lack.
PARTNERS
Todd Mumford
Dilip Bhavnani / Surjit Soni
Todd holds a BA in BusinessEconomics from UC Santa
Barbara and a JD from
Southwestern Law School. He
is currently an entertainment
attorney at Myspace in Los
Angeles where he specializes
in music industry transactions.
Todd
has
several
years’
experience as an entrepreneur
in the music industry where he
founded and ran an independent
record label and recording
studio and also provided
services as a manager to various
recording artists.
The work
experience, education and drive
that Todd brings to Mumford
Brewing Co. will be invaluable
moving forward. Specifically,
Todd’s
experience
running
his record label and recording
studio provided him with real
world experience in budgeting,
marketing, sales and dealing
with the myriad challenges that
come with starting and operating
a small business. Also, Todd’s
current experience as an attorney
has provided him with the
legal training to help Mumford
Brewing Co. navigate the various
ins and outs of licensing, permits
and other legalities that needed
to be minded when starting and
operating a business.
Dilip and Surjit are both highly
successful business men and
entrepreneurs.
Among other
ventures, Dilip is the COO of
Sunscope
(www.sunscopeusa.
com), a major merchandising
company with numerous Fortune
500 clients. Surjit is a successful
attorney with his own law firm (www.
sonilaw.com). Dilip and Surjit also
have extensive real estate holdings
in and around Los Angeles,
including the building where the
brewery will be housed and other
holdings, both commercial and
residential, in downtown LA.
Seeing the promise of the craft
beer market, Dilip and Surjit have
diversified their business interests
and have joined as partners in
Mumford Brewing Co.
BUSINESS START-UP &
OPERATIONS OVERVIEW
YEARS 1 - 2
YEARS 3 - 5
YEARS 6 - 7
Mumford Brewing Co. will begin
life in Los Angeles as a smallscale microbrewery with a public
tasting room (or “tap room”). The
focus will be on building a strong
local following while continuing to
develop our core product line. The
small scale of the initial operation
will allow us to engage consumers
directly and experiment with
recipes for future additions to the
Mumford Brewing Co. line of great
beers. In addition to building a
following through our consumers
visiting our tap room, we will
also establish key “tastemaker”
accounts with bars and restaurants
in Southern California in order to
establish a Mumford Brewing Co.
presence out in the world.
Once we have established
Mumford Brewing Co. as a
strong presence in the west
coast craft beer scene, we
will significantly increase our
production capabilities with
a larger brew system and the
opening of a separate dedicated
production facility.
The idea
will be to keep our original
location and tap room in order
to continue to use it as a home
base for consumers to visit and
try our new and experimental
beer selections. The expansion
of production will also mean a
shift to a greater percentage of
our sales being draft beer sales
to bars and restaurants and
an increase in packaged beer
sales. We will look to third party
distributors to distribute our
product throughout the Southern
California region while looking to
expand north through the rest
of the state and east to major
cities in neighboring states. This
phase or our development will
also see Mumford Brewing Co.
starting to sell packaged beer as
part of its regular operations.
Our third phase of the
business will see Mumford
Brewing Co. becoming an
established presence at bars/
restaurants across the country
along with packaged beer sales
at specialty retail stores. This
will involve another expansion
of our production capabilities
and establishment of a new and
larger production facility. At this
point in the evolution of Mumford
Brewing Co., we will have
solidified our national distribution
channels and have a substantial
brewery operation. At this point,
the Mumford Brewing Co. brand
will have strong name recognition
among beer drinkers.
YEAR 8
& BEYOND
We view this as the “final”
phase in the evolution of Mumford
Brewing Co. At this point we
envision national saturation and
targeted international distribution.
Mumford Brewing Co. will be a
common presence in retail stores
and bars/restaurants around the
country.
TAP ROOM CONCEPT
A microbrewery tap room is the equivalent of a tasting room at a
winery. They are the places where the consumer can interact directly
with the producers of the glass of beer or wine in their hand. While Los
Angeles has many great, beer-centric bars and eateries, the city sorely
lacks in local on-site microbreweries and tap rooms. Los Angeles has
only a handful of standalone breweries. In contrast, San Diego County
has approximately 65 standalone breweries with adjoining tap rooms,
and that number continues to grow. Los Angeles is ripe to develop
its own homegrown brewery scene and the size of the population can
easily sustain substantial growth in the number of breweries. Given
this, Mumford Brewing Co. feels that Downtown is primed for a new
microbrewery and Mumford Brewing Co. is ready to step in and fill the
void.
The Mumford Brewing Co. tap room will be the hub and the focal
point of the business. Regardless of how big the business eventually
becomes, the original tap will remain to allow the brewery to continue to
have direct contact with local consumers and a laboratory to test new
beer styles. A local brewery can build a strong local following and a
tap room only helps to make that following even stronger. From there,
a successful regional brewery can be launched. The current plan is
to have six to eight Mumford Brewing Co. beers on tap at any given
time. Two to three of the beers will be “standards” that will be available
year round and the rest will rotate throughout the year with special
batches and seasonal brews. The brewery will also partner with local
purveyors to provide pre-made tasty bar snacks, such as pretzels, meat
and cheese plates and other unique foods that will be pair well with the
brewery’s beer offerings. For the non-drinkers, there will be a small
selection of non-alcoholic beverages, such as craft sodas and coffee.
In addition to using the tap room as the traditional tasting room for
the brewery, the space will also be used for private events that help to
further the Mumford Brewing Co. brand and further connect with the
community. These private events can be anything from a corporate
meeting, a launch party for a local designer’s latest fashion line or a local
community event.
Mumford Brewing Co. is committed to creating an enjoyable consumer
experience for all who step foot in the tasting room. Each and every
customer that walks through the brewery’s doors will be immediately
taken in with the easy vibe and aesthetics of the tap room. That
experience will continue with friendly customer service and, of course,
great beer. Mumford Brewing Co. aims to have all of its customers not
only want to return, but to tell friends about the great experience they
had at their local Craft Brewery.
THE BEER
Mumford Brewing Co. will focus on variations of American style ales, such as Pale Ales,
IPAs, the newly coined “American Black Ale” and Belgian-stylesl such as Dubbels, Tripels
and Quads. We will also brew seasonal beers with local fruits and hybrid American-Belgian
styles. We will eventually add a barrel aging program and offer a line of barrel aged beers.
Below is a sampling of the current Mumford Brewing Co. line-up:
BOYD ST. IPA
BLACK MAMBA
A straight-up “West Coast” style
IPA. This beer is golden in color
with a big hop presence on the
nose and throughout the palate,
without being overly bitter.
A mellow black ale, reminiscent
of a pale ale in taste and hop
characteristics, but dark like a
stout. This beer is in the new
“American Black Ale” category
and the name is an ode to Kobe
Bryant.
GRIDLOCK IPA
Traditional style India Pale Ale
with a hoppy character, but well
balanced and not overly bitter.
MORNING HAZE
DOUBLE IPA
As can be expected with a
Double IPA, this one is big, hoppy
and full of flavor, but, like our
Gridlock IPA, well balanced and
suitable for ordering multiple pints
(which we highly encourage).
EAST MEETS WEST
GREEN TEA IPA
A traditional India Pale Ale, hoppy
and crisp, but with a slight twist
through the addition of Sencha
Green Tea.
WESTSIDE WIT
A light and refreshing Belgian
style wheat or “white” beer.
ALL-AMERICAN
WHEAT
A
very
mellow
and
straightforward American style
wheat beer. We use this beer
as a jumping off point and
have created some intriguing
variations by adding fruit, such
as white peaches, raspberries,
blueberries and lychee.
CALIFORNIA
STANDARD
SURFRIDER IPA
A mellow and easy drinking
ale in the style of a lager, lower in
alcohol than our other brews, for
those days when you just want a
good session beer.
A Belgian style IPA, sweet in
flavor with tropical fruit aroma from
the hops (not as aggressive as an
American IPA but with 70 IBU) and
banana notes from the Belgian
Yeast.
EL FUEGO ALE
MENAGE-A-TRIPEL
Using our California Standard
as the base, we add a spicy kick
with fresh jalapenos to give a
little heat on the finish. Hey, it’s
L.A.; spicy is the spice of life.
A traditional Belgian strong ale in
the style of a “Tripel.”
AMAZING
MUMFORD
SCOTTISH STOUT
A big, flavorful beer, with notes
of nutmeg, spice and figs on the
nose and figs and raisin on the
palate, only slightly carbonated.
A traditional Scottish style
stout, dark, rich and smoky,
but incredibly smooth and
approachable.
MONK’S HAND
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PLOT PLAN
CLR ENTERPRISES, INC.
RADIUS MAP
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PHOTO EXHIBIT
ENVIRONMENTAL ASSESSMENT FORM
CITY OF LOS ANGELES
DEPARTMENT OF CITY PLANNING
ENVIRONMENTAL ASSESSMENT FORM
EAF Case No.: _______________ ZA Case No.: ______________CPC Case No.: _____________Council District No.: _14________
Community Plan Area_____100_____________
PROJECT ADDRESS: 416-418 E. BOYD STREET
__________________________________________________________________________________________________________________________________________________________
Major Cross Streets: SAN PEDRO STREET
Name of Applicant: MUMFORD BREWING OPERATIONS, LLC.
Address: 416-418 E BOYD STREET, LOS ANGELES, CA 90013
Telephone No.: 323-251-4759
Fax No.: E-mail: OWNER
APPLICANTS REPRESENTATIVE
CLR ENTERPRISES, INC.
Name: LIG 420 BOYD STREET, LLC.
Name: LEE RABUN
35 N. LAKE AVENUE #720
420 S. SAN PEDRO ST. #225
Address: PASADENA, CA 91101Address: LOS ANGELES, CA 90013
Telephone No: Telephone No: 213-229-4300
Signature: _________________________________ Signature: _____________________________
(Applicant’s Representative)
The following Exhibits are required (3 copies of each exhibit and 3 Environmental Assessment Forms for projects in Coastal & S.M. Mtn. Zones): All Exhibits should reflect the entire project, not
just the area in need of zone change, variance, or other entitlement.
NOTE: The exhibits are IN ADDITION TO those required for any case for which the Environmental Assessment Form is being filed.
A. 2 Vicinity Maps: (81/2” x 11”) showing nearby street system, public facilities and other significant physical features (similar to road maps, Thomas Brothers Maps, etc.) with project area
highlighted.
B. 2 RadiuslLand Use Maps: (1” = 100’) showing land use and zoning to 500 feet (100 feet of additional land use beyond the radius for alcoholic beverage cases); 100’ radius line (excluding
streets) okay for Coastal building permits 300’ for site plan review applications.
C. 2 Plot Plans: showing the location and layout of proposed development including dimensions; include topographic lines where grade is over 10%; tentative tract or parcel maps where
division of land is involved to satisfy this requirement, and the location and diameter of all trees existing on the project site.
D. Application: a duplicate copy of application for zone change, (including Exhibit “C” justification) batch screening form, periodic comprehensive general plan review and zone change
map, variance, conditional use, subdivider’s statement, etc.
E. Pictures: two or more pictures of the project site showing walls, trees and existing structures.
F. Notice of Intent Fee: an UNDATED check in the amount of $75 made out to the Los Angeles County Clerk for the purpose of filing a Notice of Intent to Adopt a Negative Declaration
as required by § 15072 of the State CEQA Guidelines.
G. Hillside Grading Areas/Haul Route Approval: Projects within a Hillside Grading Area involving import/export of 1,000 cubic yards or more shall submit a soils and/or geotechnical
report reviewed & approved by LADBS (reports needed to be determined by LADBS) to include measures to mitigate impacts related to grading and obtain a Haul Route Approval from
the Board of Building & Safety Commissioners (refer to http://www.lacity.org/LADBS/forms/forms.html).
ENVIRONMENTAL ASSESSMENT
APPROVED BY: ________________________
DATE: _______________
APPLICATION ACCEPTED
BY: _________________________________________
DATE: ___________________
RECEIPT NO.: ___________________
I.
Project Description:
Briefly describe the project and permits necessary (i.e.,Tentative Tract, Conditional Use, Zone Change, etc.) including an identification of phases and plans for future expansion:
A Conditional Use Permit to allow the sale of beer only for on and off-site consumption, which is an inherent right of the ABC Type 23 Small Beer Manufacturer license; in conjunction with a
proposed 4,139 square-foot microbrewery; with a sit-down seating capacity for 69 patrons; having hours of operation and alcohol sales from 10 a.m. to 10 p.m., daily; in the M2-2D-0 zone.
Will the project require certification, authorization, clearance or issuance of a permit by any federal, state, county, or environmental control agency, such as Environmental Protection Agency,
Air Quality Management District, Water Resources Board, Environmental Affairs, etc.? If so, please specify:
NO
II.
Existing Conditions:
A.
B.
C.
D.
E.
Project Site Area __0.69_________ Net and ___0.86_______ Gross Acres
Existing Zoning: M2-2D-0
Existing Use of Land: VACANT INDUSTRIAL SPACE
Existing General Plan Designation: LIGHT MANUFACTURING
Requested General Plan Designation: NA
Number__-0-_____ type__NA_____and age ±__-0-________of structures to be removed as a result of the project. If residential dwellings (apts., single-family, condos) are being removed indicate the number of units: NA
and average rent: NA
Is there any similar housing at this price range available in the area? If yes, where? NA
F.
G. H.
I.
J.
K.
Number___-0-__________Trunk Diameter___-0-__________ and type__NA_______
of existing trees.
Number___-0-__________Trunk Diameter___-0-__________and type__NA_______
of trees being removed (identify on plot plan.)
Slope: State percent of property which is:
____100_______ Less than 10% slope __________10—15% slope ________over 15% slope
If slopes over 10% exist, a topographic map will be required. Over 50 acres, 1” = 200’ scale is okay.
Check the applicable boxes and indicate the condition on the Plot Plan. There are ___ natural or man-made drainage channels, ___ rights of way and/or ___hazardous pipelines
crossing or immediately adjacent to the property, or _X__ none of the above.
Grading: (specify the total amount of dirt being moved)
___-0-______ 0-500 cubic yards.
_________
if over 500 cubic yards. indicate amount of cubic yards.
Import/Export: Indicate the amount of dirt being imported or exported ___-0-________
If the project involves more than one phase or substantial expansion or changes of existing uses, please document each portion separately, with the total or project details written below. Describe
entire project, not just area in need of zone change, variance, or other entitlement.
Ill.
Residential project (if not residential, do not answer)
A.
Number of Dwelling Units
Single Family Apartment B.
Number of Dwelling Units with:
One bedroom Two bedrooms Three bedrooms Four or more bedrooms C.
Total number of parking spaces provided
D.
List recreational facilities of project
E. Approximate price range of units $ to $
F.
Number of stories height feet.
G.
Type of appliances and heating (gas, electric, gas/electric, solar)
Gas heated swimming pool?
H.
Describe night lighting of the project
(include plan for shielding light from adjacent uses, if available)
I.
Percent of total project proposed for: Building
Paving
Landscaping
J.
Total Number of square feet of floor area
or Condominium
IV.
Commercial, Industrial or Other Project (if project is only residential do not answer this section).
Describe entire project, not just area in need of zone change, variance, or other entitlement.
A. Type of Use: BREWERY
B. Total number of square feet of floor area: 4139
C. Number of units if hotel/motel: NA
D. Number of stories: TWO
height: 30 feet.
E. Total number of parking spaces provided: 55
F. Hours of operation: 10AM-10PM
Days of operation: DAILY
G. If fixed seats or beds involved, number: NA
H. Describe night lighting of the project: SHIELDED, DOWNWARD DIRECTIONAL
I. Number of employees per shift: 2-8
J. Number of students/patients/patrons: SEATING CAPACITY = 69
K. Describe security provisions for project: CENTRAL ALARM
L. Percent of total project proposed for:
Building 50
Paving
50
Landscaping -0Historic/Architecturally Significant Project
Does the project involve any structures, buildings, street lighting systems, spaces, sites or components thereof which may be designated or eligible for designation in any of the
following: (please check)
☐
☐
☐
☐
National Register of Historic Places
California Register of Historic Resources
City of Los Angeles Cultural Historic Monument
Within a City of Los Angeles Historic Preservation Overlay Zone (HPOZ)
V.
Hazardous Materials and Substance Discharge
Does the project involve the use of any hazardous materials or have hazardous substance discharge? If so, please specify.
NO
A. Regulatory Identification Number (if known)
B. Licensing Agency
C. Quantity of daily discharge VI.
Stationary Noise Clearance: A clearance may be necessary certifying the project’s equipment (e.g., air conditioning) complies with City Noise Regulations.
Some projects may require a Noise Study. The EIR staff will inform those affected by this requirement.
VII.
Selected Information:
A. Circulation: Identify by name all major and secondary highways and freeways within 1,000 feet of the proposed project; give the approximate distance(s):
SAN PEDRO ST – E’LY
B. Air: All projects that are required to obtain AQMD permits (see AQMD Rules and Regulations) are required to submit written clearance from the AQMD indicating no significant impact
will be created by the proposed project.*
VIII.
Mitigating Measures:
Feasible alternatives or mitigation measures which would substantially lessen any significant adverse impact which the development may have on the environment.
EXISTING DEVELOPMENT- NO INCREASE IN FLOOR AREA OR BUILDING FOOT PRINT
•
Contact the South Coast Air Quality Management District at (909) 396-2000 for further information.
APPLICANT/CONSULTANT’S AFFIDAVIT
OWNER MUST SIGN AND BE NOTARIZED;
IF THERE IS AN AGENT, THE AGENT MUST ALSO SIGN AND BE NOTARIZED
I, ___________________________________
I,_________CLR ENTERPRISES, Inc.______
Owner (Owner in escrow)* Consultant*
(Please Print) (Please Print)
Signed:_____________________________ OwnerAgent
Signed: ________________________________
being duly sworn, state that the statements and information contained in this Environmental Assessment Form are in all respects true and correct to the best of my knowledge and belief.
--------------------------------------------Space Below This Line for Notary’s Use -------------------------------------------ALL-PURPOSE ACKNOWLEDGEMENT
State of California
County of _________________
Signed:______________________________Signed:________________________
Notary
On _________________________ before me, ____________________________ personally appeared
(Insert Name of Notary Public and Title)
___________________________________________, who proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is/are subscribed to the within instrument and
acknowledged to me that he/she/they executed the same in his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or the entity upon behalf
on which the person(s) acted, executed the instrument.
I certify under PENALTY OF PERJURY under the laws of the State of California that the foregoing paragraph is true and correct.
WITNESS my hand and official seal.
______________________________
Signature
CP-1 204 (01/23/07)
(Seal)
P:\WORDPROC\CPFORMS\CP1 000\1 204.lwpd
Findings/Justifications
CLR 13-2984
Mumford Brewery
416-418 S. Boyd Street
INTRODUCTION
REQUEST:
A Conditional Use Permit to allow the sale of beer only for on and off-site consumption, which is an inherent right of the ABC Type 23 “Small Beer Manufacturer” license; in conjunction with a
proposed 4,139 square-foot brewery; with a sit-down seating capacity for 69 patrons; having hours of operation and alcohol sales from 10 a.m. to 10 p.m., daily; in the M2-2D-0 zone.
BACKGROUND:
This is an unusual and unique Conditional Use application. This business is a Beer Manufacturer, and will be licensed as such by both the State of California Department of Alcoholic Beverage
Control (Type 23 license), and the Federal Bureau of Alcohol, Tobacco and Firearms (Brewer’s Notice). This manufacturing business activity is permitted by right in the M2 zone. Inherent in
these Brewery licenses is the tasting of beer by consumers visiting the brewery, and the retail sale of beer produced on-site to customers for both on and off-sale. It is only this on and off-sale retail
activity that requires Conditional Use authority.
The subject property is a level, irregular-shaped, through, interior, parcel of land, having a frontage of 307.08-feet along the south side of Boyd Street, a frontage of 119.91-feet along the east side
of San Pedro Street and a frontage of 100-feet along the west side of Omar Avenue. The site is developed with a five-story, 32,050 square-foot vacant building located in the northeast corner of
the subject property. The subject premises will be located in a two-story, 17,000 square-foot building centrally located within the parcel. The structure is occupied by a light industrial use and a
restaurant with an outdoor patio. The remaining portion of the site consists of a parking area with vehicular access via a two-way driveway along the Boyd Street frontage leading to 55 surface
parking spaces under attendant supervision.
SURROUNDING PROPERTIES:
Northerly, across Boyd Street, adjoining property is classified in the M2-2D-0 zone and improved with a five-story office building over a three-story parking structure, a two-story office building
and a Buddhist Temple having frontage along 3rd Street.
Easterly, across Omar Avenue, adjoining property is classified in the M2-2D-0 zone and improved with a vacant warehouse building and associated surface parking area.
Southerly, across the alleyway, adjoining property is classified in the M2-2D-0 zone and improved with one to three-story buildings occupied by a variety of retail uses, warehouses and a hotel
extending to 4th Street.
Westerly, across San Pedro Street, adjoining property is classified in the M2-2D-0 zone and improved with a one-story building occupied by a sports store, gift shop, clothing store and a general
office use.
CIRCULATION:
San Pedro Street, adjoining the subject property to the west, is a designated Major Highway, dedicated to a variable width of 80 to 90-feet and improved with curb, gutter and sidewalk.
Boyd Street, adjoining the subject property to the north, is a designated Collector Street, dedicated to a width of 60-feet and improved with curb, gutter and sidewalk.
Omar Avenue, adjoining the subject property to the east, is a designated Collector Street, dedicated to a width of 60-feet and improved with curb, gutter and sidewalk.
The Alley, adjoining the subject property to the south and intervenes the parking area, is a through alleyway and is improved with asphalt pavement and concrete gutter within a 10-foot wide
dedication.
PRIOR CASES, PERMITS, ETC.:
Case No. ZA 1983-130-CUB – Data Not Available
Case No. ZA 1986893-CUB – Data Not Available
Case No. ZA 1989-1014-CUB – To permit the on-site sale of beer and wine in a restaurant with 49 capacity in the M2-2D-0 zone with operating hours from 11:30 a.m. to 2:30 p.m. for lunch and
5:30 p.m. to 11 p.m. for dinner.
Case No. CPC-1986-606-GPC – General Plan/Zone Consistency – Central City Area – Community Wide Zone changes to bring the zoning into consistency with the Community Plan. Including
changes of height as needed.
Case No. CPC-2005-1122-CA – On June 7, 2005, the City Planning Commission implemented incentives to encourage the production of affordable and workforce housing in the Central City
Plan Area.
Case No. CPC-2005-0361-CA – On June 7, 2005, the City Planning Commission implemented a Code Amendment to upgrade residential standards and incentivize housing in the Central City
Plan Area.
ADDITIONAL REQUIREMENTS/FINDINGS FOR APPROVAL OF A CUB OR CUX:
1.
RADIUS MAP REQUIREMENTS.
See attached 500’/600’ radius map package
See the last page of this format for a list of alcohol establishments between 600 and 1,000 feet of the site.
2.FINDINGS
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.
The thrust of the business operation will be geared towards the manufacturing of beer with the product to be sold to wholesalers and retailers in bulk form. There will be no storage or sale of other
domestic or foreign beer beyond what is being produced in the facility. A small area will be set aside as a beer tasting area, approximately 1,480 square-feet, with a total of 60 seats. This area will
also allow the brewery to conduct Beer Trade Association educational meetings as permitted under section 23357.4 B & P Code. It also provides an area for a customer to taste and purchase the
beer for off-site consumption. This is a unique business approach and as such, it will perform a function or provide a product that is beneficial to the community, city or region that is not readily
available to the general public in the immediate area.
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 project will be located in the heart of the Los Angeles Central Business District, proximal to an area of the City known as “Little Tokyo,” on the fringe of the locally renowned “Toy
District”. The subject property is part of an established land use pattern (manufacturing) that has been in place and co-existed with a variety of commercial and light industrial uses since the
1920’s. With no change in the size or height of the existing development, the proposed operation and its unique features will remain compatible with and should 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.
The Central City Community Plan Map designates the subject property for Light Manufacturing land use with its corresponding zone of M2 and Height District No. 2D. The subject property
is not within the area of any specific plan or interim control ordinance. The General Plan promotes the provision of services throughout the City in locations that are convenient to the general
public yet do not adversely affect nearby properties. Given the size, scale and scope of the operation and any restrictions imposed by the Office of Zoning Administration or limitations
recommended by the Los Angeles Police Department, the surrounding land uses should be protected from any potential negative impacts of the proposed use.
b.
Additional Findings
i.Explain how the proposed use will not adversely affect the welfare of the pertinent community.
An approval of the request would result in the reintroduction of a leasehold space back into the market place, add to the economic base of the community through the exchange of goods and
services with other nearby uses, create and maintain employment opportunity and generate tax revenue to various municipalities.
The retail beer aspects of this brewery will be limited to 10 a.m. to10 p.m. daily, and the there is no request for live entertainment or dancing. There will be no late night activity to interfere with
nearby residential or sensitive uses.
ii.
Explain how the approval of the application will not result in or contribute to an undue concentration of such establishments.
Within 600-feet of the subject site there are two restaurants and the Japanese American Cultural Community Center that sell and dispense beer and wine only for on-site consumption. The
addition of this brewery with limited retail activity will not result in or contribute to an undue concentration of such establishments. The majority of liquor license outlets, beyond the 600-foot
boundary line, are located along 2nd Street and in the Little Tokyo Galleria located on Alameda Street. These locations are removed at a safe distance and separated by physical development from
the subject site.
iii.
Explain how the approval of the application will not detrimentally affect nearby residential zones or uses.
The nearest residential uses are located approximately 320-feet northwesterly and 385-feet northeasterly from the subject site. The proposed location is buffered from these residentially occupied
properties by the width of roadways and intervening low and high-rise developments. There is no reason to believe that the predominant brewery use would disturb the quiet enjoyment or
detrimentally affect nearby residential zones or uses.
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?
The total square footage of the building is 17,000
b.
What is the total square footage of the space the establishment will occupy?
The total square footage of the subject premises is 4,139
c.
What is the total occupancy load of the space as determined by the Fire Department?
Occupancy Load = To be determined by the Department of Building & Safety through the plan check process.
d.
What is the total number of seats that will be provided indoors? Outdoors?
Indoor Seating Capacity = 69
e.
If there is an outdoor area, will there be an option to consume alcohol outdoors?
There is no outdoor seating area.
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?
NA
g.
Are you adding floor area? If yes, how much is enclosed? Outdoors?
NA
This request does not involve additional floor area.
h.Parking
i.How many parking spaces are available on the site?
There are 55 surface parking spaces available on the site under attendant supervision.
ii.
Are they shared or designated for the subject use?
The parking spaces are shared among the tenants.
iii.
If you are adding floor area, what is the parking requirement as determined by the Department of Building & Safety?
This request does not involve additional floor area and the brewery use will require 8 parking spaces due to its location in the Central City/Downtown Parking Zone.
iv.
Have any arrangements been made to provide parking off-site?
Arrangements have not 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?
Jodo Shu Buddhist Temple
Hingashi Honganji Buddhist Temple
442 E 3rd St
505 E 3rd St
The Union “Church of Los Angeles
Centenary United Methodist Church
401 E 3rd St
300 S Central Ave
L.A. MissionEmmanuel Baptist Rescue Mission
316 Winston St
530 E 4th St
j.For massage parlors and sexual encounter establishments, is the site within 1,000 feet of any other Adult Entertainment Business as defined by LAMC 12.70 B 17?
N/A
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 and Alcohol Sales: 10 a.m. – 10 p.m., daily
b.
Will there be entertainment such as a piano bar, dancing, live entertainment, movies, karaoke, video game machines, etc? Please specify:
There will be no live entertainment of any type. No dancing will be permitted.
c.
Will there be minimum age requirements for entry? If yes, what is the minimum age requirement and how will it be enforced?
There is no age limitation required for a Brewery premises by either the State or Federal regulations. However, anyone consuming or purchasing beer must be 21 years of age. The applicant will
implement reasonable house policies to deter minors who are not accompanied by their parents, guardians, or a responsible adult.
d.
Will there be any accessory retail uses on the site? What will be sold?
It is anticipated that 80% of the business activity will consist of the manufacturing of beer to be sold to wholesalers and retail outlets. The remaining 20% of the business operation will involve a
sit-down beer tasting area and the sale of beer off-site.
e.Security
i.How many employees will you have on the site at any given time?
There will be 2-8 employees on the site at any given time.
ii.
Will security guards be provided on-site? If yes, how many and when?
The applicant does not anticipate the need for security guards given the size and scale of the operation.
iii.
Has LAPD issued any citations or violations? If yes, please provide copies.
The business has not started operation.
f.Alcohol
i.Will there be beer & wine only, or a full line of alcoholic beverages available?
This request is for beer only.
ii.
Will “fortified” wine (greater than 16% alcohol) be sold?
Wine will not be sold.
iii.
Will alcohol be consumed on any adjacent property under the control of the applicant?
Alcohol will not be allowed to be consumed on any adjacent property under control of the applicant.
iv.
Will there be signs visible from the exterior that advertise the availability of alcohol?
Signs will not be visible on the outside which advertise the availability of alcohol. However, the name of the business will include “Brewery” which will be displayed on the exterior.
v.
Food
1.
Will there be a kitchen on the site?
There will not be a kitchen within the subject premises.
2.
Will alcohol be sold without a food order?
There is no food service.
3.
Will the sale of alcohol exceed the sale of food items on a quarterly basis?
This requirement is not applicable to a Brewery licensee by the Alcoholic Beverage Control.
4.
Provide a copy of the menu if food is to be served.
NA
vi.
On-Site
1.
Will a bar or cocktail lounge be maintained incidental to a restaurant?
A cocktail lounge will not be maintained incidental to the brewery use.
a.
2.
If yes, the floor plans must show the details of the cocktail lounge and the separation between the dining and lounge facilities.
Will off-site sales of alcohol be provided accessory to on-site sales ( “Take Out”)?
Off-site sales of alcohol as a secondary use to on-site sales will occur.
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?
Discounted beer will not be offered at any time.
vii.
Off-Site
1.
No
Will cups, glasses or other container be sold which might be used for the Consumption of alcohol on the premises?
2.
Will beer or wine coolers be sold in single can, or will wine be sold in
Containers less than 1 liter (750 ml)?
No
viii.
Contact the CA Department of Alcoholic Beverage Control (ABC) regarding its
requirements – http://www.abc.ca.org/.
Caldera approval is not required for a Brewery license.
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?
Caldera approval is not required for a Brewery license.
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 tend to
create a law enforcement problem, or
b.
if issuance would result in, or add to an undue concentration of
licenses.
b.
6.
NA
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.
LIQUOR ESTABLISHMENTS FROM SUBJECT PREMISES TO 600 FEET
Martha’s Kitchen – Type 41
507 E 4th St
The Lazy Ox – Type 41
241 S San Pedro St
Japanese American Cultural and Community Center – Type 41
244 SA San Pedro St
LIQUOR ESTABLISHMENTS BETWEEN 600 FEET TO 1,000 FEET OF SUBJECT PREMISES
XLixe Pizzeria – Type 41
432 E 2nd St
Kagaya Restaurant – Type 41
418 E 2nd St
Manna Korean BBQ – Type 41
333 S Alameda St #305
Tapas & Wine Bar C – Type 47
428 E 2nd St
Koraku Restaurant – Type 41
314 E 2nd St
Shojun – Type 41
333 S Alameda St #310
Zenku Sushi & Grill – Type 41
319 E 2nd St #206-209
Modern Marketing – Type 21
340 E 2nd St
Vault XXI Boutique Lounge – Type 47
333 S Alameda St #115
Wolf & Crane – Type 47
366 E 2nd St
TOT – Type 41
345 E 2nd St
Hana Ichimonme Restaurant – Type 41
333 S Alameda St #303
Komasa Restaurant – Type 41
31 E 2nd St
Shabu Shabu Yo – Type 41
356 ½ E 2nd St
Honda Ya- Type 41
333 S Alameda St #314
Raku Isakaya Restaurant – Type 41
424 E 2nd St
Men Oh Tokushima Ramen – Type 41
456 E 2nd St
Sushi Gen – Type 41
422 E 2nd St
Murasaki Restaurant – Type 41
442 E 2nd St
Kazuki Restaurant – Type 47
319 E 2nd St
Kula Revolving Sushi Bar – Type 41
333 E 2nd St
Kokekokko Restaurant – Type 41
360 E 2nd St
Izakaya Maru Ulala – Type 41
368 E 2nd St
Hama Sushi – Type 41
347 E 2nd St
EB & SU Restaurant – Type 41
356 E 2nd St
Spitz Restaurant – Type 47
371 E 2nd St
The Escondite – Type 47
410 Boyd St
Sushi Go 55 – Type 41
333 S Alameda St #317
Woori Market – Type 21
333 S Alameda St #100
XLanes – Type 47
333 S Alameda St #300
Tsurumaru Udon Honpo – Type 41
333 S Alameda St #301
MASTER LAND USE PERMIT APPLICATION
MASTER LAND USE PERMIT APPLICATION
Los Angeles City Planning Department
Planning Staff Use Only
____________________________________________________________________________________________________________________________________________________________________________
ENV No. Existing Zone M2-2D-0District Map 129A213
____________________________________________________________________________________________________________________________________________________________________________
APC Central Community Plan 100 Council District 14
____________________________________________________________________________________________________________________________________________________________________________
Census Tract 2062 APN 5147-006-001 Case Filed With [DSC Staff] Date
____________________________________________________________________________________________________________________________________________________________________________
Case No.
Application Type
Conditional Use – Alcoholic Beverages
1. Project Location and Size
Street Address of Project 416-418 E. Boyd Street
Zip Code
90013
Legal Description: Lots 25 – 31 and Por Lots 32 – 35, Business Center Tract, M.R. 29 - 6
Lot Dimensions 100’ x 200’
Lot Area (sq. ft.) 27,848.1 Total Project Size (sq. ft.) 4,139
2. Project Description
Describe what is to be done: Allow On/Off Sale of beer to a proposed brewery use
Present Use: Space under tenant improvement
Proposed Use: Brewery with On/Off Beer sales
Plan Check No. (if available)
Date Filed:
Check all that apply:
-- New Construction
-- Commercial
Additions to the building: -- Rear
No. of residential units:
-x- Change of Use
x Industrial
-- Front
-x- Alterations
-- Residential
-- Height
-- Demolition
-- Tier 1 LA Green Code
-- Side Yard
Existing _________ To be demolished _______ Adding ________ Total _______
3. Action(s) Requested
Code Section from which relief is requested:
Code Section which authorizes relief: 12.24-W, 1
A Conditional Use Permit to allow the sale of beer only for on and off-site consumption, which is an inherent right of the ABC Type 23 “Small Beer Manufacturer” license; in conjunction with a
proposed 4,139 square-foot microbrewery; with a sit-down seating capacity for 69 patrons; having hours of operation and alcohol sales from 10 a.m. to 10 p.m., daily; in the M2-2D-0 zone.
List related or pending case numbers relating to this site:
ZA 1989-1014-CUB
4. Owner/Applicant Information
Applicant’s name
MUMFORD BREWING OPERATIONS, LLC. C/O TODD MUMFORD
Address: 416-418 E. Boyd Street
Los Angeles
Zip:
90013
Telephone: ( 323 ) 251-4759
LIG 420 BOYD STREET, LLC.
Address: 35 N. Lake Avenue #720 Telephone: (
Zip:
Contact person for project information
91101 CLR Enterprises, Inc.
)
Fax: (
)
E-mail:
Property owner’s name (if different from applicant)
Pasadena
Fax: (
)
E-mail:
Attn: Lee Rabun
Address: 420 S. San Pedro Street #225
Telephone: ( 213) 229-4300
Fax: (213) 229-8933
Los Angeles
Zip: 90013
E-mail: [email protected]
5. Applicant’s Affidavit
Under penalty of perjury the following declarations are made:
a.
The undersigned is the owner or lessee if entire site is leased, or authorized agent of the owner with power of attorney or officers of a corporation (submit proof). (NOTE:
for zone change lessee may not sign).
The information presented is true and correct to the best of my knowledge.
b.
c.
In exchange for the City’s processing of this Application, the undersigned agrees to defend, indemnify and hold harmless the City, its agents, officers or employees, against any
legal claim, action, or proceeding against the City or its agents, officers, or employees, to attack, set aside, void or annul any approval given as a result of this Application.
Signature: ___________________________Print: ______________________
ALL-PURPOSE ACKNOWLEDGMENT
State of California
County of ___________________________
On ____________________ before me, __________________________________________________
(Insert Name of Notary Public and Title)
Personally appeared __________________________, who proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is/are subscribed to the within instrument and acknowledged to me
that he/she/they executed the same in his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or the entity upon behalf on which the person(s) acted, executed
the instrument.
I certify under PENALTY OF PERJURY under the laws of the State of California that the foregoing paragraph is true and correct.
WITNESS my hand and official seal.
___________________________
Signature
(Seal)
6. Additional Information/Findings
In order for the City to render a determination on your application, additional information may be required. Consult the appropriate Special Instructions handout. Provide on attached sheer(s)
this additional information using the handout as a guide.
NOTE: All applicants are eligible to request a one time, one-year only freeze on fees charged by various City departments in connection with your project. It is advisable only when this application is deemed complete or upon payment of Building and Safety plan check fees. Please ask for details or an application.
Planning Staff Use Only
_________________________________________________________________________________________________________
Base Fee
Reviewed and Accepted by
Date
[Project Planner]
_________________________________________________________________________________________________________
Receipt No.Deemed Complete byDate
[Project Planner]
_________________________________________________________________________________________________________
CP-7771 (09/09/2011)
SIGNATURE SHEET
Signatures of adjoining or neighboring property owners in support of the request; not required but helpful, especially for projects in single-family residential areas. (Attach additional sheet, if
necessary)
NAME (Print)SignatureAddressKey # on Map
_________________________________________________________________________________________________________________________________________________________
_________________________________________________________________________________________________________________________________________________________
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CP-7771 (09/09/2011)