1720-22 E 16th - Downtown Los Angeles Neighborhood Council

DEPARTMENT OF CITY PLANNING APPLICATION
THIS BOX FOR CITY PLANNING STAFF USE ONLY
Case Number
ZA-2016-2106-ZV-CU-CUB
Env. Case Number
ENV-2016-2107-EAF
Application Type
Case Filed With (Print Name)
Date Filed
Application includes letter requesting:
 W aived hearing
 Concurrent hearing
 Hearing not be scheduled on a specific date (e.g. vacation hold)
Related Case Number
Provide all information requested. Missing, incomplete or inconsistent information will cause delays.
All terms in this document are applicable to the singular as well as the plural forms of such terms.
1. PROJECT LOCATION
Street Address 1 1720-1722 E 16th Street
Unit/Space Number
Legal Description 2 (Lot, Block, Tract) 13 & 14, Block C, Meade and Dalton Tract
Total Lot Area 10,574 sq. ft.
Assessor Parcel Number 5167002033
2. PROJECT DESCRIPTION
Present Use Food Preparation Facility
Proposed Use Restaurant, Lounge, Dance Hall
Project Name (if applicable) N/A
Describe in detail the characteristics, scope and/or operation of the proposed project
The proposed project includes a 8,465 sq. ft.
Restaurant and Lounge that will include a stage and dance floor for the purpose of hosting events with live entertainment. The site will host a maximum of 471 seats
(or 889 total patrons) inside, and 42 outside in a 697 sq. ft. outdoor patio area, Hours of operation will be from 10:00am to 2:00am daily.
Additional information attached
 YES
✔ NO

Complete and check all that apply:
Existing Site Conditions
 Site is undeveloped or unimproved (i.e. vacant)
✔ Site is located within 500 feet of a freeway or railroad

✔ Site has existing buildings (provide copies of building

 Site is located within 500 feet of a sensitive use (e.g.
permits)
 Site is/was developed with use that could release
hazardous materials on soil and/or groundwater (e.g.
dry cleaning, gas station, auto repair, industrial)
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school, park)
 Site has special designation (e.g. National Historic
Register, Survey LA)
Street Addresses must include all addresses on the subject/application site (as identified in ZIMAS—http://zimas.lacity.org)
Legal Description must include all contiguously owned properties (even if they are not a part of the proposed project site)
CP-7771.1 [revised 03/31/2016]
Page 1 of 8
Proposed Project Information
 Demolition of existing buildings/structures
 New construction: ________________square feet
 Relocation of existing buildings/structures
 Accessory use (fence, sign, wireless, carport, etc.)
✔ Interior tenant improvement

 Exterior renovation or alteration
 Additions to existing buildings
✔ Change of use and/or hours of operation

 Grading
 Haul Route
 Removal of any on-site tree
 Uses or structures in public right-of-way
 Removal of any street tree
 Phased project
Housing Component Information
Number of Residential Units:
Existing _______ – Demolish(ed) 3 _______ + Adding ______ = Total ________
Number of
Affordable Units 4
Existing _______ – Demolish(ed) _______ + Adding ______ = Total ________
Number of
Market Rate Units
Existing _______ – Demolish(ed) _______ + Adding ______ = Total ________
Mixed Use Projects, Amount of Non-Residential Floor Area:
________________________________square feet
3. ACTION(S) REQUESTED
Provide the Los Angeles Municipal Code (LAMC) Section that authorizes the request and (if applicable) the LAMC
Section or the Specific Plan/Overlay Section from which relief is sought; follow with a description of the requested
action.
Does the project include Multiple Approval Requests per LAMC 12.36?
Authorizing section
✔ YES

 NO
Section from which relief is requested (if any): 12.27
Request: A Zone Variance to permit a 8,465 square foot Dance Hall in the MR2 zone.
Authorizing section
Section from which relief is requested (if any): 12.24, W-40
Request: A Conditional Use Permit to allow a 8,465 square foot Restaurant and Lounge with a stage and live
entertainment in the MR2 Zone.
Authorizing section
Section from which relief is requested (if any): 12.24, W-1
Request: A Conditional Use Permit to allow the sale of a full line of alcoholic beverages for on-site consumption in conjunction
with a new 8,465 sq. ft. Restaurant and Lounge (having a stage with live entertainment) with a maximum of 471 seats (or 889 total
patrons) inside, and 42 seats outside in a 697 sq. ft. outdoor patio, all with hours of operation from 10:00am-2:00am daily.
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Number of units to be demolished and/or which have been demolished within the last five (5) years.
As determined by the Housing and Community Investment Department
CP-7771.1 [revised 03/31/2016]
Page 2 of 8
6. PROJECT TEAM INFORMATION (Complete all applicable fields)
Applicant 5 name Alex Alereza
Company/Firm
Zoltan LLC
Address:
2660 Highland Hills Drive
City
El Dorado Hills
Unit/Space Number
State CA
Zip Code: 95762
E-mail: [email protected]
Telephone
 YES
Are you in escrow to purchase the subject property?
Property Owner of Record
✔ Same as applicant

 NO
 Different from applicant
Name (if different from applicant)
Address
Unit/Space Number
City
State
Telephone
Zip Code:
E-mail:
Agent/Representative name Eddie Navarette
Company/Firm
FE Design and Consulting
Address:
327 E 2nd Street
City
Los Angeles
Unit/Space Number #222
Zip: 90012
E-mail: [email protected]
State CA
Telephone (213)687-6963
Other (Specify Architect, Engineer, CEQA Consultant etc.)
Name
Company/Firm
Address:
Unit/Space Number
City
State
Telephone
Primary Contact for Project Information
(select only one)
Zip Code:
E-mail:
 Owner
 Applicant
✔ Agent/Representative

 Other
To ensure notification of any public hearing as well as decisions on the project, make sure to include an individual mailing
label for each member of the project team in both the Property Owners List, and the Abutting Property Owners List.
5 An applicant is a person with a lasting interest in the completed project such as the property owner or a lessee/user of a project. An
applicant is not someone filing the case on behalf of a client (i.e. usually not the agent/representative).
CP-7771.1 [revised 03/31/2016]
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Conditional Use Permit-Alcohol (CUB)
Zone Variance (ZV)
Additional Information/Findings
1720-1722 E 16 th Street
1720-1722 E 16th Street
Southeast Los Angeles Community Plan Area
Zone: MR2-2
C.D.: 14 Jose Huizar
Legal Description: Lot: 13-14, Block: C, Meade and
Dalton Tract
Alex Alereza (A)
4619 Kester Avenue, Suite 3
Sherman Oaks, CA 91403
Zoltan LLC (O)
2660 Highland Hills Drive
El DOrada Hills 95762
FE Design & Consulting (R)
327 E. 2nd St. #222
Los Angeles, CA 90012
REQUEST
A Zone Variance to permit a 8,465 square foot Dance Hall in the MR2 zone.
A Conditional Use Permit to allow a 8,465 square foot Restaurant and Lounge with a stage and live
entertainment in the MR2 Zone.
A Conditional Use Permit to allow the sale of a full line of alcoholic beverages for on-site consumption in
conjunction with a new 8,465 sq. ft. Restaurant and Lounge (having a stage with live entertainment) with a
maximum of 471 seats (or 889 total patrons) inside, and 42 seats outside in a 697 sq. ft. outdoor patio, all
with hours of operation from 10:00am-2:00am daily.
BACKGROUND
The subject property is a level, corner parcel of land made up of made up of two rectangular shaped lots. The
property has
frontage along the south side of E 16th Street,
.
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BUILDING PERMIT HISTORY
1921LA24122
factory building on the property.
1921LA24123:
ture.
1943LA09074: Permitted a third
building on the property adjacent to the main building.
1945LA01287:
1955LA22827: Changed a portion of the factory building into food processing.
1955LA22827:
ion to the factory building and attached the other buildings
to the main structure thus creating the structure that exists today. This permit required 2 parking spaces be
provided in the rear adjacent to the alley.
PROJECT BACKGROUND
The applicants purchased this property in March of 2016 with the intent to convert it into a restaurant, lounge
and live music venue with incidental patron dancing. Restaurants and bars are allowed in the MR2 Zone
through the Conditional Use Permit process, the sale and consumption of a full line of alcoholic beverages is
allowed in the MR2 Zone through the Conditional Use Permit process; however the dance hall portion of the
project is not allowed in the MR2 zone and requires a Zone Variance in order to be permitted.
At the time of this filing, building plans were being prepared for submittal to LADBS. When the remodel is
completed, the building will meet meet all current codes governing structural integrity, egress, ADA, Fire,
DEH, and Industrial Waste.
Acentech Acoustics conducted a series of sound tests on the property to access whether amplified live
entertainment would be audible from surrounding properties and their report is attached to this case file. The
report finds that the building adequately minimizes the sound that escapes from the property. In addition, the
applicant will install sound mitigation measures during construction.
Smith-Emory GeoServices conducted a Phase I Environmental Assessment and found that the subject site
does not appear to have been significantly impacted by previous industrial uses and no further environmental
investigations are warranted.
Kunzman and Associates found no substantial impacts through a traffic study they conducted in the area.
Parking will be provided by lease on lots in the surrounding area. Most of the impacts will be created during
evening hours when industrial activity has ceased for the day.
Patrons can enter the restaurant area at any time during normal business hours. The live music portion will be
open for events, usually, but not exclusively, occurring in the afternoon or evening. These events will include,
but are not limited to, concerts, film shoots, religious assemblies, film presentations, private screenings,
private parties, weddings, nonprofit events, seminars, band rehearsals, fashion shows, plays, and musicals. Due
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to the wide variety of activities that could be housed on site, the applicant submitted both seating and
standing occupancy plans to the case file. Any queue lines that result from the events will be reduced due to
the foyer and the fact that patrons can enter the establishment for food and beverages well before show time.
Details of the project are as follows:
Use
Interior Square Footage
Patio Square Footage
Hours of Operation
Type of Alcohol
Food
Max Interior Seats
Max Interior Occupancy (Seats +
Standing Room)
Exterior Seats
Live Entertainment/Dancing
Off-Site Sales
Private Parties
Parking
New Approval
Restaurant, Lounge, Dance Hall
8,465
697
10:00 a.m. to 2:00 a.m. Daily
Type 47 On-Sale General License
Yes
471 Seats
889
42 Seats
Yes
No
Yes (for corporate events, holiday parties, receptions, etc.)
1 ADA Stall On-Site. See Parking Plan for further information
SURROUNDING PROPERTIES
Properties to the north across 16th Street (#30 on the radius map), are zoned M3-2 and developed with a Cal
Trans Facility.
Properties to the west (#13 on the radius map) are zoned MR2-2 and developed with an electric company
building.
Properties to the east of the site (#22 on the radius map) are zoned MR2-2 and developed with a textile
company building.
Properties to the south are zoned (#13, 14 and 23 on the radius map) are zoned MR2-2 and developed with
vacant commercial buildings, electrical parts manufacturing buildings and textile manufacturing buildings.
CIRCULATION
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16th Street adjoining the property to the north, is a Local Street dedicated to a right-of-way width of 60 feet
and improved with curb, gutter, street lights and sidewalk.
Stauton Ave adjoining the property to the east, is a Local Street dedicated to a right-of-way width of 60 feet
and improved with curb, gutter, street lights and sidewalk.
Unnamed alley adjoining the site
RELATED PRIOR CASES
Subject Property:
None.
Surrounding Properties:
ZA 2011-1306(CUB)(CUX)(PA1)- On June 11, 2014 the Associate Zoning Administrator approved the
continued sale and dispensing of a full line of alcoholic beverages for on-site consumption within an existing
8,668 square-foot restaurant and Adult Cabaret accommodating a maximum occupancy of 278 patrons
with proposed hours of operation from 11 a.m. to 2 a.m. daily; and to Modify existing Condition No 7 to
allow extended hours of adult entertainment to change from 7 p.m. to 3 a.m. daily to 11 a.m. to 2 a.m. daily.
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 subject property is located in the MR2 Zone in a largely industrial area south of the 10 Freeway and east
of Alameda St. The building was constructed - in portions - from 1921 to 1962 (see building permit history)
and has housed a factory, food processing facility and print shop. There are two parking stalls at the rear of the
property adjacent to the alley.
into a bona fide restaurant,
lounge and live music venue with incidental patron dancing.
The MR2 Zone was created to protect industrial land uses in the city and to prevent industrial slums from
developing in areas with reduced building occupancies and where there was limited commercial and residential
activity and, therefore, limited investment in ascetic improvements. However, the LAMC recognizes that
these industrial areas are best served when commercial uses are also allowed and has made allowances to do
this through the Conditional Use Permit process (12.24-W,40). The restaurant, lounge and live
entertainment uses are subject to this approval. These uses will not interfere with neighboring industrial uses
during the
operational hours. In fact, a restaurant and lounge establishment will provide
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another dining opportunity for people in vicinity. Live entertainment activities will usually occur outside of the
hours of operation of the industrial uses and will not disturb the character of the area.
Approval of the subject request for alcoholic beverage service will also be beneficial to the community.
Restaurants and live music venues are crucial elements of vibrant cities and it follows then that certain
accommodations ought to be made in order to buttress their attempts at remaining viable in the long run; this
includes approving requests for alcoholic beverage service and dancing. Without the requested alcohol
entitlement, the proposed establishments would be considered deficient, as on-site alcohol consumption is
considered integral to the operation of a quality restaurant or a live music venue. Although the venue will not
operate as a Dance Hall per se, patrons hearing live music tend to sway and impromptu dancing could occur.
rest to secure an entitlement for dancing through the Zone Variance
process.
Although no parking is required for the change of use per the State Enterprise Zone, the applicant will secure
parking at nearby lots during event hours. These lots will be staffed by parking attendants and monitored by
security staff. During events, the applicant will provide a full slate of security measures including security staff,
cameras and monitoring of the immediate area. During non-event hours, patrons will park on neighboring
streets.
The Conditional Use process is intended to provide needed adjustments to the planning process versus a longterm decision such as zone change or general plan amendment. Therefore, industrial uses are protected by a
termed grant rather than granting the request in perpetuity. This is consistent with the purposes of the MR2
Zone which include "to provide a reasonable range of interim uses in the zone, so that land owners can receive
income from temporary use, while the industrial land reserve is being protected for future growth."
with and will not adversely affect or further degrade adjacent properties, the surrounding
neighborhood, or the public health, welfare, and safety.
Surrounding properties are zoned M2, M3 and MR2 and are improved with warehouses, storage facilities,
light manufacturing businesses, and heavy industrial operations. The nearest residential uses are approximately
1000 feet north of the subject property with the 10 Freeway between.
The granting of a conditional use for restaurant, lounge and alcohol service uses in the MR2 Zone will not be a
detriment to the character and development of the surrounding area as these uses can be permitted with
limited impacts on industrial uses. The live entertainment activities will usually occur after industrial activities
cease for the day, so they will not interfere with those activities or affect or further degrade adjacent
properties, the surrounding neighborhood, or the public health, welfare and safety.
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The applicant will install sound mitigation measures in order to further reduce impacts on neighboring
properties. In addition, the applicants have letters of intent with neighboring properties to provide between
100 and 200 vehicular parking stalls during event hours (see parking plan).
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.
There are eleven elements of the General Plan. Each of these Elements establishes policies that provide for
the regulatory environment in managing the City and for addressing environmental concerns and problems.
The majority of the policies derived from these Elements are in the form of Code Requirements of Los
Angeles Municipal Code. Except for those entitlements described herein, the project does not propose to
deviate from any of the requirements of the Los Angeles Municipal Code.
The Southeast Los Angeles Community Plan states that
remaining
commercial and industrial development opportunity sites for needed job producing uses that improves the
economic and physical condition of the Southeast Community Plan Area Southeast Los Angeles
Community Plan II-3). The requested entitlements will result in dozens of temporary construction jobs, at
least 25 full-time jobs and additional sales tax revenue that was not generated with previous uses. In addition,
both the LAMC and the Community Plan allow for these uses in MR2 Zones as long as they are compatible
with surrounding properties and uses. Given the mitigation measures (security, parking, noise) that will be
implemented with this project, it will be compatible with surrounding properties and in conformance with the
plan.
ADDITIONAL FINDINGS - CUB
i. Explain how the proposed use will not adversely affect the welfare of the pertinent community.
The establishment will operate as a bona fide restaurant that will comply with all City and County
requirements. The sale of alcoholic beverages will be incidental to the restaurant operations. All staff will
undergo STAR training and be well versed in best practices in the industry. As such, these restaurant and
alcoholic beverage activities will not adversely affect the industrial community. During event hours, these
industrial uses will be closed so all incidental impacts from foot and vehicular traffic will not affect them. In
addition, there are no residential uses in the vicinity.
ii. Explain how the approval of the application will not result in or contribute to an undue concentration
of such establishments.
There is only one on-site ABC license in the census tract El Delfin Restaruants at 1800 S Central Ave
while two are allotted. Therefore, approval of the subject request will not contribute to an undue
concentration of such establishments.
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iii. Explain how the approval of the application will not detrimentally affect nearby resid ential zones or
uses.
There are no residential properties or uses within 1,000 feet of the subject property. Self-policing by the
applicant is essential for an establishment to not adversely impact the community. The applicant-owners will
monitor all areas of the establishment and parking areas in order to prevent loitering, public drunkenness, and
noise. All employees involved in the sale of alcoholic beverages will attend STAR training and a certificate or
similar document of proof will be kept on site at all times. In addition, security cameras and sufficient night
lighting are maintained on the property in order to create an environment conducive to a responsible
establishment.
ADDITIONAL FINDINGS - ZV
1. Explain why the strict application of the zone code would result in practical difficulties or
unnecessary hardships inconsistent with the general purposes and intent of the zoning regulations.
The purpose of the MR2 Zone is to: (1) protect industrial land for industrial use, and prohibit unrelated
commercial and other non-industrial uses; (2) provide a reasonable range of interim uses in the zone, so that
land owners can receive income from temporary use, while the industrial land reserve is being protected for
future growth; (3) upgrade industrial development standards; (4) to preserve industrial land for light industrial
uses and non-retail businesses which will enhance the City's employment base; and (5) to reflect and
accommodate the shift in industrial land uses from traditional industrial activity to uses such as those involving
record management, Research and Development, information processing, electronic technology, and medical
research.
The applicant requests the ability to convert an existing structure on a property zoned MR2 into a restaurant
and lounge with live entertainment and incidental patron dancing. 12.24-W, 40 allows the restaurant, lounge
and live entertainment uses by way of a Conditional Use Permit, but does not allow a dance hall through this
process. The applicant does not want to operate a dance hall per se, but does want to patrons to be able to
move around and sway with the music during events. Because determining whether this activity is dancing or
not is completely subjective, the applicant requests a dance hall designation on the Certificate of Occupancy
in order to secure a dance hall permit from the Police Commission and thus, be protected from citation.
Zoning regulations are established to allow certain uses in various zones and set forth development standards
that provide buffers between and achieve compatibility with respective uses. However, such regulations are
written on a citywide basis and cannot take into account the individual or unique characteristics which a
specific parcel or use may bring. In this instance, the Code's desire to achieve compatibility between
respective sites, to protect neighboring properties and to preserve the viability of the existing industrial
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building and the applicant's desire to allow an adaptive reuse can be accommodated in a manner consistent
with the intent and purpose of the zoning regulations.
The requested uses on the subject property do not involve the addition or expansion of the existing building
and the property is not located proximate to residential zones or uses. When leases are fully provided, parking
will be available for patrons. All activities will be conducted within the existing enclosed building except for an
outdoor dining area on the property and adjacent to the alley. The approval does not endanger the protected
status of the MR2 Zone in the surrounding area given that all but the patron dancing are allowed through the
Conditional Use process and do not require a Zone Variance. Approval of the request enables a viable, interim
use on the site and would not involve a permanent change in land use, as in the case of a Zone Change or
General Plan Amendment.
As proposed, the project would preserve the industrial land reserve for future use, while the property owner
would be allowed to receive income from its use, consistent with the purposes of the MR2 Zone. As such, it
would be an unnecessary hardship inconsistent with the purposes and intent of the Code to prohibit incidental
patron dancing on the subject property.
2. Describe the special circumstances applicable to the subject property such as size, shape,
topography, location or surroundings that do not apply generally to other property in the same zone
and vicinity.
The surrounding land uses on similarly zoned properties are diverse and are not limited to traditional
manufacturing uses or to those industrial uses that the MR2 Zone seeks to promote. Moreover, the MR2
Zone allows diverse uses that are not solely limited to manufacturing such as open storage, contractor's
establishments, warehouse storage and wholesale distributors. In addition, the following uses are allowed
through Conditional Use approval: Bar, Beer Tasting, Café, Cocktail Lounge, Gastropub, Microbrewery,
Restaurant, Tavern, Wine Bar, and Wine Tasting Establishment. All of these uses are provided for the public at
large, have alcohol components and allow live entertainment in conjunction with the main use. However,
Dance Hall was left out of this list in ZA-2015-2348-ZAI. In this particular case, the applicant does not want
to operate a Dance Hall, but only wants to allow patrons to sway or move in a way that may be construed as
dancing by LAPD. Because dancing is not listed as a separate use outside of dance hall, there is no other way
to accommodate this request without a Zone Variance application.
Approval of a Zone Variance to permit dancing will not change the physical nature of the subject site and,
hence, will not prohibit the building from reverting back to an industrial use allowed by-right in the zone.
Other properties to the north and east, although similar in every other way, are allowed to conduct all of the
above uses without Zone Variances and/or Conditional Use Permits (with the exception of alcoholic beverage
service). Zoning Code allowance of a Bar, Beer Tasting, Café, Cocktail Lounge, Gastropub, Microbrewery,
Restaurant, Tavern, Wine Bar, and Wine Tasting Establishment in the MR2 Zone through a CUP without
some accommodation for incidental dancing is inconsistent with the intent of the code. Therefore, there are
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special circumstances applicable to the subject property that does not generally apply to other properties in
the same zone and vicinity.
3. Explain why the variance is necessary for the preservation and enjoyment of a substantial property
right or use generally possessed by other property in the same zone and vicinity but which, because of
the special circumstances and practical difficulties or unnecessary hardships is denied to the property
in question.
The request has been filed in connection with a proposed change of use within an existing building.
The project does not involve new construction or expansion of the existing building; only a remodel to add
restaurant, lounge and live entertainment facilities. The site is currently vacant, but recently housed a print
shop. Approval of the request would allow viable reuse of the existing building without displacing any existing
manufacturing uses as the building is currently vacant. Moreover, the proposed uses are allowed through the
CUP process and can be conducted in a way that is consistent with the surrounding industrial uses. Other
properties to the north and east, although similar in every other way, are allowed to conduct all of the above
uses without Zone Variances and/or Conditional Use Permits (with the exception of alcoholic beverage
service).
4. Explain why the granting of the variance would not be materially detrimental to the public welfare,
or injurious to the property or improvements in the same zone or vicinity in which the subject property
is located.
Granting the request will not be detrimental to the public welfare or injurious to the property or
create
sound impacts on neighboring uses. In addition, mitigation measures will be installed during construction in
order to further reduce noise impacts. Parking demand during restaurant and lounge hours can be
accommodated through street parking and access to the Metro Blue Line. Parking demand during events will
be accommodated through parking leases at properties within 1,500 feet and these events will typically occur
after industrial uses close for the day. There are no residential properties with 1,000 feet of the subject
property.
5. Explain why the granting the variance would not adversely affect any element of the General Plan.
Notwithstanding the use's consistency with the land use designation, dancing is not permitted in the MR2
Zone. The Zone Variance process is intended to provide needed adjustments to the planning process versus a
long-term decision such as zone change or general plan amendment. Therefore, a time limit can be imposed
rather than granting the request in perpetuity. This is consistent with the purposes of the MR2 Zone which
include "to provide a reasonable range of interim uses in the zone, so that land owners can receive income
from temporary use, while the industrial land reserve is being protected for future growth."
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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?
Approximately 8,465 square feet.
b. What is the total square footage of the space the establishment will occupy?
Interior square footage will be 8,465 square feet with a 697 square foot, uncovered outdoor patio. There is a
mezzanine area that houses building equipment only, therefore it does not count towards the floor area of the
building (12.03 Definition of Floor Area).
c. What is the total occupancy load of the space as determined by the Fire Department?
The final occupant load of the space will be determined by the Fire Department and the Department of
Building and Safety; however, the current configuration allows for a maximum of 889 patrons.
d. What is the total number of seats that will be provided indoors? Outdoors?
During seated events the maximum number of seats will be 471 indoors and 42 outdoors.
e. If there is an outdoor area, will there be an option to consume alcohol outdoors?
Yes.
f. If there is an outdoor area, is it on private property or the public right -of-way, or both?
Private property.
i. If an outdoor area is on the public right-of-way, has a revocable permit been obtained?
N/A
g. Are you adding floor area? If yes, how much is enclosed? Outdoors?
No.
h. Parking
i. How many parking spaces are available on the site?
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One ADA compliant stall is located adjacent to the alley. Permit 1955LA22827 required that two
parking stalls be maintained on the property. Neither of these stalls were ADA accessible. LADBS
allows one of these parking stalls to be removed if it results in the other becoming an ADA compliant
stall.
ii. Are they shared or designated for the subject use?
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?
The request does not include the addition of floor area.
iv. Have any arrangements been made to provide parking off-site?
Yes.
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.
Lease.
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.
See attached map.
3. Will valet service be available? Will the service be for a charge?
There is the possibility to offer valet service.
i. Is the site within 1,000 feet of any schools (public, private or nursery schools), churches or parks?
See attached radius maps.
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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?
N/A.
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
and Proposed Hours of Alcohol Sales?
Hours of operation and alcohol sales are to be 10:00 a.m. - 2:00 p.m. daily.
b. Will there be entertainment such as a piano bar, dancing, live entertainment, movies, karaoke, video
conditional use pursuant to 12.24 W.18.
Yes.
c. Will there be minimum age requirements for entry? If yes, what is the minimum age requirement
and how will it be enforced?
No.
d. Will there be any accessory retail uses on the site? What will be sold?
Yes; hats, shirts, and records.
e. Security
i. How many employees will you have on the site at any given time?
There will be approximately 25 employees on-site at any given time. The applicant owner and on-site
manager(s) shall comply with all applicable laws and conditions and shall properly manage the facility
to discourage illegal and criminal activity on the subject premises and any accessory parking areas
over which they exercise control.
All employees involved with the sale of alcoholic beverages shall enroll in the Los Angeles Police
Department "Standardized Training for Alcohol Retailers" (STAR). Upon completion of such training,
the applicant shall request the Police Department to issue a letter identifying which employees
completed the training. The applicant shall transmit a copy of the letter from the Police Department
12
to the Zoning Administrator as evidence of compliance. In the event there is a change in the licensee,
within one year of such change, this training program shall be required for all staff.
ii. Will security guards be provided on-site?
Yes. The applicant is contracting with a security company to provide comprehensive security services
for the establishment.
1. If yes, how many and when?
1 security staff member per 50 patrons.
iii. Has LAPD issued any citations or violations? If yes, please provide copies.
No.
f. Alcohol
i. Will there be beer & wine only, or a full-line of alcoholic beverages available?
Full line.
Yes.
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?
No, except that the restaurant may post a menu.
v. Food
1. Will there be a kitchen on the site?
Yes.
13
2. Will alcohol be sold without a food order?
Yes.
3. Will the sale of alcohol exceed the sale of food items on a quarterly basis?
Yes.
4. Provide a copy of the menu if food is to be served.
See attached.
vi. On-Site
1. Will a bar or cocktail lounge be maintained incidental to a restaurant?
Yes.
a. If yes, the floor plans must show the details of the cocktail lounge and the
separation between the dining and lounge facilities.
See plan.
2. Will off-site sales of alcohol be provided accessory to onNo.
a. If yes, a request for off-site sales of alcohol is required as well.
N/A
No.
vii. Off-Site
1. Will cups, glasses or other containers be sold which might be used for the consumption
of alcohol on the premises?
14
No.
2. Will beer or wine coolers be sold in single cans, or will wine be sold in containers less
than 1 liter (750 ml)?
N/A
viii. Contact the CA Department of Alcoholic Beverage Control (ABC) regarding its
requirements.
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?
On-site.
i. If yes, is the establishment a bona-fide eating place (restaurant) or hotel/motel?
Yes, this is a bona-fide eating establishment.
6/14/16 MD
15
2
3
E 16th St
4
1
6
5
E 16th St
7
8
Staunton Ave
Long Beach Ave
9
PHOTO KEY
Mystery Box
1720-1722 E 16th Street, Los Angeles, CA 90021
North
1
Corner of E 16th St & Staunton Ave, across street facing subject site. Direction: Southwest
2
E 16th St, across street facing subject site. Direction: South
3
E 16th St, across street facing subject site. Direction: Southeast
4
E 16th St, on sidewalk alongsubject site. Direction: East
6
Staunton Ave, on sidewalk alongsubject site. Direction: South
5
E 16th St, on sidewalk alongsubject site. Direction: West
7
Staunton Ave, on sidewalk alongsubject site. Direction: North
8
Staunton Ave, across street facing subject site. Direction: Northwest
9
Staunton Ave, facing alley behind subject site. Direction: West
PROJECT INFORMATION
LEGAL DESCRIPTION
30'-0"
SITE ADDRESS
ZIP CODE
PIN NUMBER
LOT/PARCEL AREA (CALCULATED)
THOMAS BROTHERS GRID
ASSESSOR PARCEL NO. (APN)
TRACT
MAP REFERENCE
BLOCK
LOT
ARB (LOT CUT REFERENCE)
MAP SHEET
(E) SIDE WALK
(E) BLOCKED WINDOWS
87'-11"
: 1722-1726 E 16TH STREET
: 90021
: 120A213 207 & 120A213 210
: 5,287.2 (SQ FT) + 5,286.9 (SQ FT)
: PAGE 674N- GRID G1
: 5167002033
: MEADE AND DALTON TRACT
: M R 37-50
:C
: 13 & 14
: NONE
: 120A213
JURISDICTIONAL
COMMUNITY PLAN AREA
AREA PLANNING COMMISSION
NEIGHBORHOOD COUNCIL
COUNCIL DISTRICT
CENSUS TRACT #
LADBS DISTRICT OFFICE
: SOUTHEAST LOS ANGELES
: SOUTH LOS ANGELES
: DOWNTOWN LOS ANGELES
: CD 14- JOSE HUIZAR
: 2260.01
: LOS ANGELES METRO
PLANNING & ZONING
SPECIAL NOTES
ZONING
ZONING INFORMATION (ZI)
GENERAL PLAN LAND USE
GENERAL PLAN FOOTNOTE(S)
HILLSIDE AREA (ZONING CODE)
BASELINE HILLSIDE ORDINANCE
BASELINE MANSIONIZATION ORDINANCE
SPECIFIC PLAN AREA
HISTORIC PRESERVATION REVIEW
POD - PEDESTRIAN ORIENTED DISTRICTS
CDO - COMMUNITY DESIGN OVERLAY
NSO - NEIGHBORHOOD
STABILIZATION OVERLAY
STREETSCAPE
SIGN DISTRICT
ADAPTIVE REUSE INCENTIVE AREA
ELLIS ACT PROPERTY
RENT STABILIZATION ORDINANCE (RSO)
CRA - COMMUNITY
REDEVELOPMENT AGENCY
CENTRAL CITY PARKING
DOWNTOWN PARKING
BUILDING LINE
500 FT SCHOOL ZONE
500 FT PARK ZONE ACTIVE:
30'
: NO
: NO
: NO
: NONE
: NO
: NO
: CD 9
: YES
: NO
: NONE
: NO
: NO
PROJECT DETAILS
(E) BLOCK WALL
7'-0" HIGH
TYPE OF USE
(E) STORAGE
(E) METAL GATE
(E) BLOCK WALL
7'-0" HIGH
7'-6"
18'-10"
(E) ADJACENT
BUILDING
(NOT A PART)
100'-8"
SUBJECT ESTABLISHMENT
1720-1722 E. 16TH ST.
: NONE
: MR2-2
: ZI-2452 TRANSIT PRIORITY AREA IN
THE CITY OF LOS ANGELES
: ZI-2427 FREEWAY ADJACENT
ADVISORY NOTICE FOR SENSITIVE
USES
: ZI-2374 LOS ANGELES STATE
ENTERPRISE ZONE
: ZI-1941 CD9 REDEVELOPMENT
PROJECT
: LIGHT MANUFACTURING
: YES
: NO
: NO
: NO
: SOUTH LA ALCOHOL SALES
: NO
: NONE
: NONE
SITE PLAN
1/8 = 1'-0"
: RESTAURANT, LOUNGE, DANCE
HALL
HOURS OF OPERATION
: 10:00AM - 2:00AM DAILY
TOTAL AREA
: 8,465 SQ. FT.
TOTAL SEATING
: STANDING (60 INT AND 42 EXT);
SEATED (471 INT & 42 EXT)
LIVE ENTERTAINMENT
: YES
DANCING
: YES
PARKING
: 1 ADA ON-SITE
PROJECT DESCRIPTION
: THE PROPOSED PROJECT
INCLUDES A 8,465 SF RESTAURANT AND LOUNGE THAT WILL INCLUDE A STAGE
AND DANCE FLOOR FOR THE PURPOSE OF HOSTING EVENTS WITH LIVE
ENTERTAINMENT. THE SITE WILL HOST A MAXIMUM OF 471 SEATS (889
PATRONS) INSIDE AND 42 SEATS OUTSIDE ON A 697 SF PATIO AREA. HOURS
OF OPERATION WILL BE FROM 10 AM - 2AM DAILY.
87'-11"
19'-4"
47'-11"
8'-2"
1
3
5
7
9
2
4
6
8
10
11
13
15
17
19
12
14
16
18
20
21
23
25
27
29
22
24
26
28
30
31
33
35
37
39
32
34
36
38
40
41
43
45
47
49
42
44
46
48
50
51
53
55
57
59
52
54
56
58
60
49'-11"
97'-8"
100'-8"
32'-6"
21'-11"
17'-10"
17'-2"
FLOOR PLAN
SCALE
61
63
65
67
69
71
73
75
77
62
64
66
68
70
72
74
76
78
TOTAL 8,465 SQ.FT.
18'-7"
28'-2"
79
80
81
82
83
84
85
86
87
88
89
90
91
92
93
94
95
96
97
98
99
100
101
102
45'-8"
42'-4"
87'-11"
PROPOSED FLOOR PLAN
SCALE 1/8" = 1'-0"
GROUND FLOOR AREA: 8,465 SQ.FT.
1/8" = 1'-0"
AREA
LOUNGE AREA
MUSIC HALL
DANCE AREA
DINING AREA
SERVICE COUNTER &
ALC STORAGE 1
SERVICE COUNTER &
ALC STORAGE 2
RESTROOMS
STAGE
KITCHEN
POS STATION
OFFICE
VESTIBULE
MISC.
TOTAL
SQUARE FEET
1,167
942
1,674
826
SEATS
336
-
128
672
984
756
141
281
335
223
8,465
60
OUTDOOR PATIO
697
42
PRODUCTION EQUIPMENT
PLATFORM
829
-
60
87'-11"
19'-4"
47'-11"
21'-11"
17'-10"
17'-2"
49'-11"
368
367
369
376
378
370
372 374
99 100
271 272 273 274 275
101 102 103 104 105 106 107 108 109 110
276 277 278 279 280
111 112 113 114 115 116 117 118 119 120
281 282 283 284 285
32'-6"
91
380
382 384
286 287 288 289 290
386
388
389
392 393
131 132 133 134 135 136 137 138 139 140
291 292 293 294 295
141 142 143 144 145 146 147 148 149 150
296 297 298 299 300
301 302 303 304 305
390
398
400
408
391
399
401
410
1
2
3
4
5
6
7
8
9
10 11
12
151 152 153 154 155 156 157 158 159 160
13
14
15 16
17 18
161 162 163 164 165 166 167 168 169 170
19
20
21
25
26 27 28
394 395
402 403
404 405
411 414
31
409
416
417
418
419
412
420
422
32 33
22
23
24
171 172 173 174 175 176 177 178 179 180
29 30
34 35
36
38
39
40 41
42
43
44
45
46
48
201 202 203 204 205 206 207 208 209 210
49
50
51 52 53
54
211 212 213 214 215 216 217 218 219
220
55
56
57 58
59
60
223 224 225 226 227 228 229
221 222
230
61
62
63
64
65
66
67
68
69 70
71
72
73
74 75
76
77
78
79
80 81
82
83 84
85
86
47
421 424
423 425
231 232 233 234 235 236 237 238 239 240
241 242 243 244 245 246 247 248 249
440
441
251
430 431
436
438
437
439
321 322 323 324 325
326 327 328 329 330
428 429
434 435
311 312 313 314 315
316 317 318 319 320
413 415
426
306 307 308 309 310
181 182 183 184 185 186 187 188 189 190
191 192 193 194 195 196 197 198 199
200
37
442
87 88
89
90
261
252 253 254 255 256 257 258 259
262 263 264 265 266 267 268 269
331 332 333 334 335
336 337 338 339 340
341342 343 344 345
346 347 348 349 350
250
351 352 353 354 355
260
356 357 358 359 360
270
361 362 363 364 365
451
443
445 446
444
447
449 452
448
450
456 457
454
460
455
98
121 122 123 124 125 126 127 128 129 130
407
433
97
383 385
406
427
96
381
397
432
95
379
396
8'-2"
373 375
94
377
387
100'-8"
371
92 93
97'-8"
366
453
470
458 459
466
468
462 463
467
469
471
461
464 465
472
474
476
478
480
482
486
484
488
FLOOR PLAN
473
475
477
479
481
483
485
SCALE
489
487
18'-7"
490
492
494
496
498
500
502
504
506
508
510
512
491
493
495
497
499
501
503
505
507
509
511
513
45'-8"
42'-4"
87'-11"
PROPOSED FLOOR PLAN
SCALE 1/8" = 1'-0"
GROUND FLOOR AREA: 8,465 SQ.FT.
1/8" = 1'-0"
TOTAL 8,465 SQ.FT.
AREA
SQUARE FEET
LOUNGE AREA
1,167
AUDITORIUM SEATING AREA 2,616
DINING AREA
826
SERVICE COUNTER &
ALC STORAGE 1
336
SERVICE COUNTER &
ALC STORAGE 2
128
RESTROOMS
672
STAGE
984
KITCHEN
756
POS STATION
141
OFFICE
281
VESTIBULE
335
MISC.
223
TOTAL
8,465
SEATS
46
365
60
471
OUTDOOR PATIO
697
42
PRODUCTION EQUIPMENT
PLATFORM
829
-