ZA-2015-807 DLANC PLUC 8.18.15

Transcription

Olive - Hanover
MASTER CONDITIONAL USE – ALCOHOL FINDINGS
ATTACHMENT A
MASTER CONDITIONAL USE PERMIT (CUB) ON- & OFF-SITE SALES
Entitlement Request & Project Description
Site Address: 924, 936, 942, 948, 954, 958, 960, 962 Olive Street, and
321 West Olympic Boulevard
Applicant: Olive Street Development Holdings, LLC
The Applicant, Olive Street Development Holdings, LLC, requests the following
discretionary action:

Pursuant to LAMC Section 12.24 W.1, the Applicant requests a Master
Conditional Use Permit (“CUB”) for the sales and/or dispensing of alcoholic
beverages for four (4) on-site and off-site full line permits, with the option for
these full line permits to instead be for beer/wine only, within the commercial
space (14,500 square feet) and the outdoor dining areas (3,220 square feet) of
the approved mixed use project.

Pursuant to various sections of Los Angeles Municipal Code, the Applicant will
also request approvals and permits from the Building and Safety Department
(and other municipal agencies) for project construction activities including, but
not limited to the following: building and tenant improvements, and revocable
permit for outdoor dining to encroach into the public right-of-way on Olive Street
and Olympic Boulevard, respectively.
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924-962 S. Olive MCUB
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Prepared by Craig Lawson & Co., LLC
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PROJECT DESCRIPTION
The Project site, located at 924, 936, 942, 948, 954, 958, 960, 962 Olive Street, and 321
West Olympic Boulevard has been approved for development of a 289,714 square foot,
7-story mixed-use project consisting of 263 dwelling units, and 14,500 square feet of
commercial space pursuant a Site Plan Review approval per Case No. DIR-2013-3137SPR, in 2014 (the “Approved Project”).
The Approved Project which is under construction will provide the code required parking
including a minimum of 12 parking spaces for the commercial use and a minimum of 238
parking spaces for the residential use (for a total of a minimum of 250 parking spaces for
the development). Parking for the Approved Project, including the commercial and retail
uses as well as the residential units will be accessed from Olive Street and the alley
named Midway Place on the east side of the Project.
The specific details of each alcohol sales establishment will be reviewed pursuant to a
Master Plan Approval. This will allow for a comprehensive review of each request with
input from each prospective tenant. Security plans, floor plans, seating limitations and
other recommended conditions, as well as the mode and character of the operation, will
be addressed and assured through the imposition of site-specific conditions.
The Approved Project has been designed to be compatible in scale and character with
properties in the vicinity. The ground floor commercial use along the Olive Street and
Olympic Boulevard street frontages will contribute to the pedestrian oriented ambiance
of the area and will be neighborhood serving. With up to 14,500 square feet of floor
area, the restaurant and retail uses will occupy the majority of the commercial street
frontage. The commercial portion of the Approved Project was designed with the
purpose of stimulating sidewalk activity, thus encouraging local residents to walk to the
provided dining and retail options. Although, the commercial uses will be neighborhood
serving and promote pedestrian activity, code required parking is provided within the site
and out of view from the street.
The Applicant is in the process of identifying tenants that wish to sell alcoholic
beverages for both on-site and off-site sales that were not known at the time the Site
Plan Review was approved. The Applicant proposes a Master CUB for on-site and offsite consumption. This Master Conditional Use Permit for Alcohol application in being
filed by the developer of the Project site – on behalf of future sub-lessees who may want
to serve for on-site and/or off-site consumption either a full line of alcohol or beer and
wine in connection with the operation of individual restaurant or specialty markets or
similar type retail establishments.
PROPOSED MASTER CONDITIONAL USE REQUESTS:
(i)
Four (4) On-Site and Off-Site Full Line permits within the commercial space of
the project (14,500 SF) and the outdoor dining areas (3,220 SF), with option for
these full line permits to instead be Beer/Wine permits.
PROJECT SITE
The Approved Project is currently under construction, and is located on a rectangularshaped site, consisting of approximately 52,320 square feet of net lot area (1.20 acres)
on residentially zoned land (R5 Zone) situated along the commercial corridor of Olympic
Boulevard in the South Park community of downtown Los Angeles. Construction has
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commenced for a new 7-story mixed-use project consisting of a total of 263 residential
units and 14,500 square feet of commercial floor area. The development will replace an
existing surface parking lot with commercial and residential uses totaling 289,714 square
feet of floor area.
The Approved Project site is adjacent to two streets that serve local traffic. With its
frontage oriented to the commercial corridor of Olympic Boulevard, the site focuses its
vehicular access off of Olive Street and Midway Place. Olympic Boulevard is designated
as a Modified 2-Way Major Highway Class II Roadway and Olive Street is designated as
a Secondary Roadway.
Located within the Central City Community Plan area of the City of Los Angeles, the
Approved Project site is designated High Density Residential by the Community Plan
and is located in the City Center Redevelopment Project area. The Approved Project
Site is zoned [Q]R5-4D, with Height District No. 4 permitting a floor area ratio of up to 13
to 1. However, the “D” Development Limitation limits the floor area to a maximum of 6 to
1 FAR. The [Q] Condition further restricts the floor area and permitted uses on the
Approved Project Site, allowing commercial uses provided the floor area for commercial
uses does not exceed a 2 to 1 FAR. Pursuant to Case No. DIR-2013-3137-SPR, the
zoning and uses of the Approved Project were found to be consistent with the General
Plan and the City Center Redevelopment Project Area.
The Approved Project is also very close to many bus and rail transit lines, MTA rail lines
and DASH service.

MTA Rapid Bus Line 728 runs along Olympic Boulevard, with northbound service on
Spring Street with stops at the Civic Center and Union Station, which connects to the
MTA Red, Gold and Purple Rail Lines.

MTA Bus Line 28 runs to the west along Olympic Boulevard and to the north along
Hill Street.

MTA Bus Lines 37, 71, 78, 96, 70, 76, 79, and 378 run north and south along Grand
Avenue.

DASH Route D provides service to the South Park area, with service along Hill Street
from the south to Olympic Boulevard, and then continuing northbound along Main
Street to City Hall.

The 7th Street/Metro Center rail station is located on West 7th Street, with entrances
(closest to the Project site) at 7th Street and Hope Street.

The Project Site is also located one block north from the route of the proposed
Downtown L.A. Streetcar, which proposes to run on Broadway, 11th Street, Figueroa
Street, 7th Street or 9th Street, and Hill Street for four miles in length, servicing
Downtown’s neighborhoods including South Park, the Financial District, Fashion
District, Historic Core, Civic Center and Broadway.
The many transit options allow for visitors to the Approved Project without having to
drive to or from the Approved Project.
SURROUNDING USES
EAST: Seven-story mixed use project under construction.
WEST: Five-story historical building converted to apartment lofts known as the Reserve.
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NORTH: Single-story commercial shops, offices and 12 story office commercial building.
SOUTH: Single-story commercial space now vacant.
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MASTER CONDITIONAL USE PERMIT (CUB)
CONDITIONAL USE FINDINGS FOR ALCOHOL
PURSUANT TO LAMC SECTION 12.24 W.1
A. GENERAL CONDITIONAL USE APPROVAL FOR ALCOHOL SALES PURSUANT
TO LOS ANGELES MUNICIPAL CODE SECTION 12.24 W.1.
1. 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 Approved Project will enhance the built environment in the surrounding
neighborhood and will provide a service that is beneficial to the community, city and
region. The development, including the commercial space has been approved under
Case No. DIR-2013-3137-SPR (“SPR”).
In the SPR approval, the Director of Planning determined that the Project is
compatible with existing and future development on neighboring properties. The
Applicant has secured building permits and is under construction on the Approved
Project. The Applicant is securing commercial tenants, some of which would likely
serve alcoholic beverages for off-site or on-site consumption or both, for either a full
line or beer and wine sales.
Therefore, the Applicant is applying for a Master CUB to allow for the flexibility to sell
alcoholic beverages for both on-site and off-site consumption in connection with the
potential uses in the commercial spaces of the Project. Potential tenants could
consist of restaurants and urban specialty markets.
This objective of the Master on-site and off-site CUB would reduce the need for
future piecemeal requests in a mixed-use development and provide a
comprehensive approval process with subsequent plan approvals that set specific
conditions for each use.
The objective of the Approved Project is to create an inviting, pedestrian-friendly
development, consistent with the goals of the Community Plan and Redevelopment
Plan. Activities such as dining with the availability of alcoholic beverages, is an
essential part of a quality sit-down restaurant experience. The success of
restaurants often depends upon their ability to provide this service to their patrons.
In addition, boutique wine/microbrew sales and other distilled spirits for off-site
consumption compliment the on-site sales and provide a convenience to customers
of the eating establishments and other commercial outlets specializing in off-site
sales of alcoholic beverages.
As the growing residential population of South Park expands, so does the need for
certain goods and services. Providing full line of alcoholic beverages for both on-site
and off-site consumption allows the neighborhood residents to obtain such
beverages to take home for personal consumption and avoid driving to specialty
liquor stores or other more distant locations.
Such activities are a natural and vital extension of restaurant uses and sales through
neighborhood bars and specialty markets as a function of a pedestrian-friendly
commercial environment. The overall vitality of the South Park corridor as
contemplated by the applicable Central City Community Plan depends on the
success of neighborhood serving retail and restaurants, those establishments that
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will be included in the Approved Project. Therefore, the Master on-site and off-site
CUB will enhance the built environment in the surrounding neighborhood by being a
complementary service to the commercial floor area of the Approved Project.
Securing a Master CUB for on-site and off-site sales in the Approved Project site is
an appropriate way to help further the goals of development in the area. This
request is associated with the upgrading of an existing commercial corridor, which
seeks to provide more dining and retail choices for employees, visitors and for an
emerging local residential base. The Approved Project is located within a regional
center in proximity to a variety of other office and commercial uses. Additionally, the
request for this Master on-site and off-site sales CUB amenity is consistent with the
effort to create a variety of visitor experiences, which will further revitalize the area
and encourage the “Bringing Back Broadway” initiatives effort in the area.
Furthermore, the Approved Project goals will provide improved access to quality
food, beverages and provide neighborhood-serving retail. The future restaurant and
commercial tenants will also help boost Los Angeles’ economy by creating jobs and
contributing sales and business tax revenues. Therefore, the proposed Master onsite and off-site CUB will provide an additional service that is beneficial to the
community.
For the reasons stated above, the proposed Master on-site and off-site CUB will
provide a convenience factor that is beneficial to the Approved Project and to the
local community.
2. 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 Approved Project site is located along Olympic Boulevard, a designated “Major
Class II Highway” in the Central City Community Plan Area of Los Angeles. The
ground level commercial and restaurant uses will not only complement the
surrounding community, but enhance it as well. The surrounding commercial uses
on Olympic Boulevard include various retail/commercial and entertainment uses in
addition to surface parking lots. Additionally, residential uses proximate to the
Project site are located along Olympic Boulevard to the west such as: 1) the Olympic
Lofts on Olive Street, 2) the Packard Lofts on Hope Street, 3) the Renaissance
Apartments on S. Grand Avenue, and 4) the Blackstone Apartments along South
Broadway to the east.
Pursuant to Case No. DIR-2013-3137-SPR, the Director of Planning determined that
the proposed development was in proper relation to adjacent uses and the
development of the community. Therefore, the Project’s location, size, height,
operations and other significant features would be compatible with and would not
adversely affect or further degrade adjacent properties, the surrounding
neighborhood, or the public health, welfare and safety. Approval of the Master CUB
for on-site and off-site sales will also be consistent with this finding for the following
reasons:
1. The proposed CUB for on-site and off-site consumption will be conducted
solely within the Approved Project’s commercial floor area.
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2. The development’s attractive
relationship to adjacent uses.
design
contributes
significantly
to
its
3. The Project’s design compliments the pedestrian oriented aspects
encouraged for the commercial corridor. Outdoor dining will also attract
visitors that are passing on the public streets.
4. Successful restaurants help to encourage economic development, which is
consistent with the goals of the City Center Redevelopment Project Area.
5. The mixed-use residential/retail components of the Approved Project are in
proper relationship and consistent with the existing development and zoning
pattern because it provides residential, restaurants and retail uses along the
Olympic Boulevard and Olive Street corridors.
6. The proposed commercial uses are likely to create synergy with nearby uses.
It is anticipated that many residents of the Project will take advantage of
dining and shopping opportunities in their building, but will also be true for
nearby residents. Similarly those that work in the area, as well as the
anticipated tourists and visitors brought to the area by the proposed L.A.
Streetcar, and numerous other transit options as noted above may also take
advantage of the proximity of new dining and shopping options.
7. Other commercial uses such as urban specialty markets will provide a service
to the residents and local neighborhood.
Additionally, the sale of alcohol on-site for restaurants along Olympic Boulevard has
become necessary in order to compete with other restaurants for patrons who prefer
an alcoholic beverage with their meal. The sale of alcohol contributes to the overall
financial success of restaurants and markets. Successful restaurants in the area are
increasingly contributing to the overall success of the South Park commercial
corridor, which also positively impacts the property values of residential properties.
The Applicant is requesting a Master on-site and off-site CUB in order to sell a full
line of alcoholic beverages and/or beer and wine for on-site and off-site consumption
in the commercial space and outdoor dining areas to those patrons visiting the
Approved Project.
A Master on-site and off-site CUB provides a more comprehensive approach to the
sales of alcoholic beverages in multiple locations by identifying the uses and spaces
where such on-site and off-site sales will take place and establishing uniform
conditions of approval that are satisfied through the Plan Approval process once
tenant selection is complete.
More importantly, each of the on-site and off-site sales locations in the Approved
Project will be required to apply for a Plan Approval with the Los Angeles
Department of City Planning. Appropriate findings/justifications, conditions and
measures will be applied to the individual locations through the required Plan
Approval process to further ensure that the character of development in the
immediate neighborhood is not negatively impacted.
Lastly, to guarantee that there will not be any deleterious impact to the immediate
neighborhood, the City of Los Angeles and the ABC independently retain the
authority to revoke permits and/or licenses which allow the sale of alcoholic
beverages at the Approved Project site should there be circumstances that rise to
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the level of non-compliance of the approval conditions of the CUB, state ABC laws
and local LAMC standards.
3. 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 no specific plans that would affect development of the requested on-site
and off-site sales Master CUB.
The current SPR approval found the Project to be consistent with many of the goals
and policies of the General Plan. The requested Master on-site and off-site CUB
would be consistent as well because the on-site and off-site sales of alcohol would
coincide with the approval of commercial space within the Approved Project as a
minor addition to the Approved Project. The following discussion relates the
Project’s consistency with various elements of the General Plan, including the
Central City Community Plan, the Housing Element and the Transportation Element
and the City Center Redevelopment Plan.
Central City Community Plan
The following Central City Community Plan residential land use objectives were
found to be consistent with the Approved Development:
Objective 1-1: To promote development of residential units in South Park.
Policy 1-1.1: Maintain zoning standards that clearly promote housing and limit
ancillary commercial to that, which meets the needs of neighborhood residents or
is compatible with residential uses.
Program: Implement new housing ordinances and policies as appropriate that
encourage multiple family residential development and promote transit-oriented,
mixed-income and mixed-use neighborhoods downtown, including the proposed
Residential/Accessory Services Zone and the ordinances that would eliminate
the habitable room requirements for calculating density.
Objective 1-2: To increase the range of housing choices available to Downtown
employees and residents.
The Approved Project was found to meet the above goals and objectives of the
Community Plan. With the development of 263 residential units in a high-density
area, the Approved Project fulfills the residential land use objective of the Community
Plan for the South Park area. The “Land Use Policies and Programs” chapter of the
Community Plan notes that Central City is “overwhelmingly a governmental,
commercial and manufacturing center.” The Community Plan observes the primarily
residentially zoned areas are in South Park, Bunker Hill and Central City East. In its
introductory section on “Residential” land use, the Community Plan asserts that the
“continued economic and social vitality of Central City depends on the contributions
of a stable population and vibrant, cohesive neighborhoods. Therefore, a primary
objective of the Central City Plan is to facilitate the expansion of housing choices in
order to attract new and economically and ethnically diverse households.” The
Master on-site and off-site CUB will promote the economic and social vitality of the
area by providing an additional amenity for the restaurant and commercial space that
will be accessory to the Approved Project.
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Approval of the requested Master on-site and off-site CUB for the neighborhoodserving uses such as restaurants, and urban specialty markets in the building will
promote the attractiveness and long-term viability of the mixed-use Project as a
whole, and contribute, in turn, to the long-term success of the downtown core’s
revitalization efforts. The on-site and off-site sales will in no way be inconsistent with
the Community Plan goals. Such request will contribute to the Approved Project’s
overall vitality and the economy of the neighborhood.
The Community Plan designates much of the South Park area as High Density
Residential with corresponding residential zoning due to its proximity to jobs and
housing. Thus, the Project site is ideally located on its border within the jobs and
transit rich Financial Core portion of the Community Plan. The Community Plan’s
Policy in support of this objective seeks to “maintain zoning standards that clearly
promote housing and limit ancillary commercial to that which meets the needs of
neighborhood residents or is compatible with residential uses.” The Approved
Project is located in the Greater Downtown Housing Incentive Area, which has been
adopted by City ordinance into the Zoning Code to produce more housing downtown.
In addition to adding 263 residential units to the neighborhood, the Project emphasis
is ground floor restaurants and retail uses that serve the local community as well as
on-site residents. The Approved Project is not necessarily a destination location that
would attract visitors from all over the city but is geared to the local neighborhood
and community. If approved, the Master on-site and off-site CUB would be
consistent with that premise, and would not change the emphasis and goals of the
Approved Project for which the sales of alcohol is a secondary and complementary
use.
Transportation Element
The objectives outlined in the Land Use-Transportation Policy within the
Transportation Element are as follows:
1.
2.
3.
4.
To focus future growth of the City around transit stations,
Increase land use intensity in transit station areas,
Reduce reliance on the automobile, and
Create a pedestrian friendly oriented environment.
The Project is part of an emerging pedestrian-oriented district encouraging the use of
mass transit. The Project is located in close proximity to the MTA Blue Line Station
at 12th and Flower Streets, the Red Line Station at 7th and Figueroa Streets as well
as the DASH and other MTA bus lines.
The Approved Project supports a pedestrian-oriented environment by locating
additional neighborhood-serving restaurants and commercial uses Downtown, which
is one of the most walkable areas of the City. The Approved Project encourages
pedestrian activity with wider sidewalks along Olive Street and Olympic Boulevard.
Thus as previously noted, the request for on-site and off-site sales of alcoholic
beverages in conjunction with the commercial tenants will serve to bolster the vitality
of this pedestrian environment by strengthening the viability of the retail and
restaurant tenants and orienting these uses towards the sidewalk to activate the
street.
The provision of neighborhood serving venues are a natural and critical extension of
the use and function of a pedestrian-friendly, mixed-use environment, and are a
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fundamental contribution to the overall vitality of Downtown Los Angeles. The more
vibrant, inviting, and varied the dining opportunities are in the area, the greater
improvement and lasting transformation of the area. Quality sit-down restaurants
depend on the ability to provide sales of alcoholic beverage service to their patrons.
Additionally, the Approved Project may include a specialty retail, grocery and/or wine
store that may offer tastings as singular events, as well as instructional tasting
conducted by knowledgeable vendors, in addition to sales of such items as boutique
wines, microbrews and a full line of alcoholic beverages for consumption in their
personal homes. Such uses have become a natural and vital extension of the use
and function of commercial centers, and are essential to the Approved Project’s
contribution to the overall vitality of the surrounding community.
As identified above, the Approved Project is consistent with the General Plan. The
requested Master CUB would be a compliment to that approval but at the same time,
a small part of the overall commercial sales.
Redevelopment Plan
The following City Center Redevelopment Plan Section 105 - Project Objectives are
consistent with the proposed project:
Objective 6: To create a modern, efficient and balanced urban environment for
people, including a full range of around-the-clock activities and uses, such as
recreation, sports, entertainment and housing.
Objective 9: To achieve excellence in design, based on how the Central City is
to be used by people, giving emphasis to parks, green spaces, streetscapes,
street trees, and places designed for walking and sitting, and to develop an open
space infrastructure that will aid in the creation of a cohesive social fabric.
The Approved Project creates a modern, efficient and balanced urban environment
for people by providing an amenity in an area that is proximate to many of the City’s
business, recreation, sports and entertainment venues. Residents of the Project will
have easy access to the neighboring Los Angeles Sports and Entertainment District
as well as to the Music Center, Disney Hall, the Arts District, Historic Core and
Broadway and other cultural venues located in the Downtown area.
The Applicant will be utilizing the Downtown Street Standards created by the Urban
Design Studio to enhance the urban appeal and walkability of the Project. Large
sidewalks will create the ability to provide street trees with large canopies, while the
façade of the building will be articulated along all street frontages. The restaurant
uses have the added benefit of attracting more pedestrian activity, which will help to
activate the streets in the surrounding area. This Approved Project will contribute to
the ongoing effort to revitalize and improve the economic vitality of the area.
Approval of the requested Master on-site and off-site CUB will provide added
amenities to the Approved Project for the benefit of those who visit Downtown, work
and/or live nearby that utilize the Project’s commercial venues and would not be
contrary to the Redevelopment Plan goals for revitalizing this area of the City.
B. ADDITIONAL FINDINGS
1. The proposed use will not adversely affect the welfare of the pertinent
community.
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Approval of a Master on-site and off-site CUB for the Approved Project will not
adversely affect the welfare of the community. The restaurants serving alcoholic
beverages for off-site consumption as well as potential other alcohol sales areas will
be carefully controlled. As new tenants are identified for the commercial spaces
requiring an alcohol sales permit, will be required to apply for a Plan Approval, which
will be carefully reviewed by the Department of City Planning (“DCP”) and the
California Department of Alcoholic Beverage Control (“ABC”). Security plans, floor
plans, seating limitations and other recommended conditions, as well as the mode
and character of the operation, will be considered, addressed and enforced through
the imposition of specific conditions set forth in the Plan Approvals for each tenant
space serving alcoholic beverages. This will allow for further evaluation and
continuous monitoring, ensuring that the individual sales outlets will not adversely
affect the welfare of the community.
The Approved Project is located within a highly urbanized setting situated in the
northeast section of the South Park area of Downtown Los Angeles. The area
surrounding the Approved Project site is a mix of office buildings, retail, restaurants,
bars other entertainment uses and residential uses. The request for on-site and offsite alcohol sales will be compatible with the surrounding uses is an amenity that
accompanies restaurants as well as urban specialty markets allowing the
showcasing of boutique wines and microbrews and other spirits for take home
consumption.
Approval of the Master on-site and off-site CUB will contribute to the success and
vitality of the neighborhood and help make the Approved Project a unique place to
visit, shop and dine in high quality restaurants and retail outlets.
In the Approved Project SPR Determination, it was determined to be ideally located
on multiple transit routes such as the proposed Downtown L.A. Streetcar, which will
connect to downtown neighborhoods and activity centers while tying together the
regional transit network and aiding revitalization efforts in the urban core.
Additionally, the Project will also positively benefit the City through generation of
additional sales tax revenue, business licenses and other fees, and by providing
additional short-term and long-term employment opportunities to area residents. The
close proximity to transit and easy walking distance to employment centers, and
other residential development in the local neighborhood allows for alternatives to
driving for those consuming alcoholic beverages.
2. Explain how the approval of the application will not result in or contribute to an
undue concentration of such establishments.
The Approved Project site is situated in an area primarily developed with office,
entertainment, commercial, retail and residential uses, with a large working
population and expanding residential population, both of which demand shopping
and dining services. As a result, there is a high concentration of alcohol uses in the
immediate area (as measured by census tract data). However, it is not uncommon
to have clusters of this nature in urbanized and pedestrian-oriented sections of the
City.
According to the local ABC office, in Census Tract No. 2079.00, within which the
Approved Project is located, the maximum number of off-site licenses permitted is 3,
with 7 existing. Thus, the proposed on-site and off-site licenses could result in a
continued undue concentration of alcohol establishments in the area. However,
considering the restaurant-rich nature of the Downtown Area, and burgeoning need
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for amenities such as urban specialty markets, the off-site thresholds are
unrealistically low. The off-site sales will be an amenity to commercial uses by
providing sales of for consumption at visitor’s private homes. Furthermore, offering a
full line of alcoholic beverages for off-site consumption offers a further convenience
to the local neighborhood residents. Although there are 7 off-site licenses in the
census tract, there are only two of these licenses that are package stores. The other
5 off-site licenses sell alcohol in conjunction with other products such as food,
groceries, gas, sundries and cosmetics.
In addition, the Project is located in an area of the City that is growing with new
residential mixed use and adaptive reuse projects that would potentially affect the
local population by increasing the number of residents. The ABC calculates
concentration based on the number of residents in a given census tract. The
Applicant has recently obtained approval of this Project and two other similar mixed
use projects in the area that collectively result in over 900 units being added to the
same census tract. Given this increase in residential properties and other residential
projects in the vicinity, the population base is increasing rapidly thereby resulting in a
lower concentration than the currently available figures would suggest.
It is important to note that the vast majority of activities on the Approved Project site
will not involve the sale of alcoholic beverages. Since the sales of alcohol uses will
be part of a carefully controlled, mixed-use residential building, and the off-site sales
of alcoholic beverages will be incidental to the primary residential use of the
Approved Project.
In addition, the proposed Master CUB for on-site and off-site sales will potentially
consist of restaurants with indoor and outdoor dining, urban specialty market(s) and
other similar uses for on-site and off-site sales of a full line of alcoholic beverages
and beer and wine sales in the Approved Project’s commercial space.
Finally, to ensure the on-site and off-site sales will not create detrimental impacts on
the surrounding area, the specific detail of each establishment will be reviewed and
conditioned pursuant to a Plan Approval process. It is to be noted that on-site and
off-site sales will take place at establishments within the commercial space of the
Approved Project. This will allow for a comprehensive review of each request with
input from each prospective tenant. Security plans, floor plans, seating limitations
and other recommended conditions, as well as the mode and character of the
operation, will be addressed and assured through the imposition of site-specific
conditions. This extra protection will ensure that no adverse impacts will result due
to off-site alcohol sales and on-site consumption.
According to statistics provided by the Los Angeles Police Department (“LAPD”),
within Crime Reporting District No. 182, which has jurisdiction over the Project area,
a total of 361 crimes were reported in 2013, compared to the citywide average of 235
crimes per district and the high crime reporting district average of 282 crimes for the
same period. Therefore, LAPD considers the area to be a high crime reporting
district which would trigger a CALDERA finding to the level of crime (pursuant to CA
Business and Professions Code Sec. 23958 and 23958.4).
Although the Census Tract is considered to be over-concentrated and a high crime
reporting district based on the available data, the Applicant is proposing a
comprehensive mixed use development that will not allow the sales of alcoholic
beverages to be the predominant use of the Project and such sales will be a
______________________________________________________________________________________
Page 12 of 18
Olive - Hanover
complement and convenience to the other uses in the neighborhood that are shifting
with more upscale mixed uses, and commercial development coming into the area.
3. Explain how the approval of the application will not detrimentally affect nearby
residential zones or uses.
The proposed Master on-site and off-site CUB will not detrimentally affect nearby
residentially zoned properties. There are several residentially zoned communities
within a 600-foot radius of the Approved Project site. The nearest multi-family
residential uses are within the Approved Project mixed-use development itself.
Since the Approved Project is within a residential building and any detrimental
impacts that result from alcohol sales at the site directly impact the profitability and
operation of the residential component of the building, detrimental impacts on
neighboring residential uses will not be tolerated. In addition, the on-site and off-site
sales of alcoholic beverages are minor in regard to the overall sales of the retail
establishments.
All of the commercial tenants will be part of a quality development and all alcohol
service and sales will take place within a carefully controlled environment operated
by responsible tenants. The Master on-site and off-site CUB would be a minor
addition to and convenience for those patrons visiting the restaurants and retail
tenants. Therefore, this use will not result in detrimental impacts to nearby
residential-zoned properties. There will be no off-site sales in the exterior areas of
the facility nor will outdoor advertising soliciting sales of alcoholic beverages be
permitted.
4. 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 Approved Project MCUB for on-site sales is located in a 289,714 square foot
building on a lot with a net area of approximately 52,320 square feet. The
proposed restaurants and retail uses in connection with the Master on-site and
off-site CUB will be situated within the interior of the building in connection with
the Approved Project’s 14,500 square feet of commercial space.
B. What is the square footage of the space the establishment will occupy?
The retail and restaurant uses in connection with the Master CUB for on-site and
off-site sales of alcoholic beverages will occupy up to 14,500 square feet of
commercial space within the Approved Project; however, the total spaces
dedicated to include alcohol sales has yet to be determined and will occur once
tenants are selected. A separate Plan Approval will be required from the DCP for
each future tenant that requires a permit to sell alcoholic beverages pursuant to
the LAMC.
C. What is the total occupancy load of the space as determined by the Fire
Department?
Once the commercial spaces have been allocated to tenancy, the occupancy
load of all establishments will be determined in accordance with applicable
requirements. The off-site sales will not be affected by occupancy load; as such
sales would take place within the dedicated commercial spaces.
D. What is the total number of seats that will be provided indoors? Outdoors?
______________________________________________________________________________________
Page 13 of 18
Olive - Hanover
Tenants for specific establishments have not yet committed to lease spaces and
therefore it is unknown at this time how many indoor and outdoor seats will be
provided.
E. If there is an outdoor area, is it on private property or the public right-ofway or both?
The outdoor area will be on both private property and public right-of-way.
F. If an outdoor area is on the public right-of-way, has a revocable permit
been obtained?
No revocable permit has yet been obtained.
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?
There are 12 parking spaces have been provided within the Project for the
14,500 square foot commercial/retail space [(1 stall / 1,000 square feet per
LAMC Section 12.21 A.4(c)(5) minus a 20% reduction per Bike Ordinance].
Additionally, there are 238 parking spaces included for the Project’s
residential component, meaning there are 250 total parking spaces in the
Project.
II.
Are they shared or designated for the subject use?
All parking spaces are designated for the Project uses.
III.
If you are adding floor area, what is the parking requirement as
determined by the Department of Building & Safety?
No additional floor area is proposed. The parking for the mixed use Project
was approved under DIR-2013-3137(SPR).
IV. Have any arrangements been made to provide parking off-site?
No, all parking is to be provided on-site within the parking garage pursuant to
the Approved Project design. The Approved Project is providing parking in
accordance with the Los Angeles Municipal Code standards and parking
demand is not anticipated to exceed the supply. Street parking is also
available.
1. If yes, is the parking secured via a private lease or a
covenant/affidavit approved by the Department of Building &
Safety?
Not applicable.
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 and the use it is to serve.
Not applicable.
3. Will valet service be available? Will the service be for a charge?
______________________________________________________________________________________
Page 14 of 18
Olive - Hanover
To be determined – the individual restaurant operators may offer valet
service likely for a charge.
I. Is the site within 1,000 feet of any schools (public, private or nursery
schools), churches or parks?
The site is within 1,000 feet of the following schools and park:






Fashion Institute of Design & Merchandising School - 909 S. Grand Avenue
YWCA Los Angeles Job Corps Center - 1106 S. Broadway
Grand Hope Park - 919 S. Grand Avenue
Hope Pre-School – 400 W. 9th Street
SIA Tech Los Angeles – 221 W. 11th Street
Children’s Learning Center – 1031 S. Hope Street
5. QUESTIONS REGARDING THE OPERATION OF THE ESTABLISHMENT
a. What are the proposed hours of operation and which days of the week will
the establishments be open? What are the proposed hours of alcohol
sales?
Since individual tenants are being finalized, the hours of operation are not yet
known. Until the hours are known and defined as part of the Plan Approval
process, however the Applicant is requesting hours from 6 am to 2 am. The ABC
limits these hours within which the sale of alcohol is permitted and hours of
operation can further be limited within the Plan Approval Process.
b. Will there be entertainment such as a piano bar, dancing, live
entertainment, movies, karaoke, video game machines, etc.? Please
specify.
(An establishment that allows for dancing needs a conditional use pursuant to
12.24 W. 18.)
No piano bar, dancing or live entertainment, movies, karaoke, video game
machines, etc. are currently planned for the commercial tenant spaces at the
Approved Project.
c. Will there be a minimum age requirement for entry? If yes, what is the
minimum age requirement and how will it be enforced?
Operations of such establishments will be in accordance with the rules and
regulations of the ABC. Operators of establishments that impose age restrictions
will be required to verify the age and identity of patrons when necessary.
d. Will there be any accessory retail uses on the site? What will be sold?
The Approved Project allows for a maximum 14,500 square feet of commercial
uses. It is anticipated that there will be a mix of retail uses such as small urban
specialty markets, and restaurant uses but the exact balance is subject to
change based on final tenant selection.
Since the retail tenants have yet to be identified, it is unknown the exact
commercial uses that will be offered.
e. Security
I.
How many employees will you have on site at any given time?
______________________________________________________________________________________
Page 15 of 18
Olive - Hanover
Since all restaurants and retail leaseholders have not yet been finalized, the
total number of employees is unknown at this time but will provided at the
Plan Approval stage.
Will security guards be provided on-site?
II.
No, the Applicant does not currently intend to provide security guards for the
facility. If at the time of plan approval it is anticipated that security guards
are necessary for a proposed use then the responsibility to provide such
security guards shall fall upon that use.
1. If yes, how many and when?
Not applicable.
Has LAPD issued any citations or violations?
III.
No. As the Approved Project is under construction, therefore LAPD has not
issued any citations or violations related to the service and sales of alcohol
for this development.
f. Alcohol
Will there be beer & wine only, or a full-line of alcoholic beverages?
I.
The Applicant is requesting a Master on-site and off-site sales CUB for a full
line of alcoholic beverages with the option of beer and wine for the
commercial space of the Project that could consist of restaurants urban
specialty markets, or other commercial uses. Some tenants may choose
only to sell beer and wine depending on the ABC type of license.
Will “fortified” wine (greater than 16% alcohol) be sold?
II.
It is possible that a restaurant or market may wish to serve “fortified” wine or
Sake, however since specific tenants have not committed to lease space,
this information is not yet available.
Will alcohol be allowed to be consumed on any adjacent property
under the control of the applicant?
III.
No.
IV. Will there be signs visible from the exterior that advertise the
availability of alcohol?
No. It is anticipated that signage for such establishments will be coordinated
and will generally consist of business identification signs which could include
language referring to the sale of alcohol (e.g. “Bar and Grill”, “Lounge”,
“Wine Shop”). Because all specific tenants have not yet finalized lease
space, signage requirements have not yet been fully determined.
Food
V.
i.
Will there be a kitchen on the site?
All restaurant establishments are anticipated to have kitchen facilities.
ii.
Will alcohol be sold without a food order?
It is anticipated that some facilities will offer the sale of alcoholic
beverages without a food order such as in an urban specialty market;
______________________________________________________________________________________
Page 16 of 18
Olive - Hanover
however, all restaurant establishments are anticipated to be bone-fide
restaurants with kitchen facilities.
iii.
Will the sale of alcohol exceed the sale of food items on a quarterly
basis?
It is anticipated that gross sales of food items at such establishments (for
both on-site and off-site alcohol sales) will exceed the gross sale of
alcohol on a quarterly basis.
iv.
Provide a copy of the menu if food is to be served.
Menus will be provided to the Office of Zoning Administrator prior to
obtaining building permits for all food and restaurant establishments.
J.
On-Site
i.
Will a bar or cocktail lounge be maintained incidental to a
restaurant?
It’s possible that a bar or cocktail lounge will be maintained incidental to a
restaurant, however since specific tenants have not committed to lease
space, this information is not yet available.
If yes, the floor plans must show the details of the cocktail lounge
and the separation between the dining and lounge facilities.
Restaurant tenants will provided floor plans detailing the cocktail lounge
and separation between the dining and lounge facilities during their
individual Plan Approval process.
ii.
Will off-site sales of alcohol be provided accessory to on-site sales
(“Take-Out”)?
Yes, the Applicant requests limited off-site sales in conjunction with onsite sales consumption within the commercial space of the Project.
If yes, a request for off-site sales of alcohol is required as well.
This application is for on-site and off-site sales.
iii.
Will discounted alcoholic drinks (“Happy Hour”) be offered at any
time?
Because specific tenants have not yet finally committed to lease spaces,
operations of such facilities cannot yet be determined.
5. CALDERA BILL
a.
Is this application a request for on-site or off-site sales of alcoholic
beverages?
A Master on-site and off-site CUB for sales of alcoholic beverages is
requested with this application for the commercial spaces on the Project.
1. If yes, is the establishment a bona-fide eating place (restaurant) or
hotel/motel?
It is anticipated that on-site full line permits will be associated with
restaurant type establishments. The on-site and off-site alcohol sales
permits may be associated with retail/specialty type grocery stores,
______________________________________________________________________________________
Page 17 of 18
Olive - Hanover
however since specific tenants are unknown at this time, this information
will be provided during individual tenant’s Master Plan Approval process.
b. If ABC has determined that an eligible use is in an area of high crime or
undue concentration of licenses, the City Council will need to make the
finding that the issuance of the license is required for public
convenience or necessity.
According to the State legislation (Caldera Bill, Business and Professions
Code § § 23958 and 23958.4), applications filed for new on- or off-site alcoholic
beverage sales authorizations require a City Council determination, with the
exception of “restaurant or hotel/motel use.” Consequently, since the Project,
is considered to be in an over concentrated area and in a high crime reporting
district the City Council will need to make the findings that the issuance of the
license is required for public convenience or necessity.
______________________________________________________________________________________
Page 18 of 18
SITE PHOTO EXHIBIT
Site Address: 924, 936, 942, 948, 954, 958, 960, 962 S. Olive St. & 321 W. Olympic Blvd.
North
10
9
8
Olive St.
5
7
6
Midway Pl.
4
11
3
Hill St.
2
1 12
Olympic Blvd.
924, 936, 942, 948, 954, 958, 960, 962 S. Olive St. & 321 W. Olympic Blvd.
Olive Street Development Holdings, LLC
Page 1 of 7
February 18, 2015
SITE PHOTO EXHIBIT
Site Address: 924, 936, 942, 948, 954, 958, 960, 962 S. Olive St. & 321 W. Olympic
Blvd.
1. View of subject site, northeasterly facing from Olympic Boulevard.
2. View of subject site, northeasterly facing from Olympic Boulevard.
924, 936, 942, 948, 954, 958, 960, 962 S. Olive St.
& 321 W. Olympic Blvd.
Page 2 of 7
February 18, 2015
SITE PHOTO EXHIBIT
Blvd.
3. View of subject site, westerly facing from Olympic Boulevard and Olive Street.
4. View of subject site, southeasterly facing from Olive Street.
924, 936, 942, 948, 954, 958, 960, 962 S. Olive St.
Page 3 of 7
February 18, 2015
SITE PHOTO EXHIBIT
Blvd.
924, 936, 942, 948, 954, 958, 960, 962 S. Olive St.
Page 4 of 7
February 18, 2015
SITE PHOTO EXHIBIT
Blvd.
7. View of neighboring properties, southeasterly facing from Olive Street.
8. View of neighboring properties, southerly facing from Olive Street.
924, 936, 942, 948, 954, 958, 960, 962 S. Olive St.
Page 5 of 7
February 18, 2015
SITE PHOTO EXHIBIT
Blvd.
9. View of neighboring property across 9th Street, easterly facing from Olive Street.
10. View of neighboring property across Olive Street, westerly facing from the
intersection of 9th Street and Olive Street.
924, 936, 942, 948, 954, 958, 960, 962 S. Olive St.
Page 6 of 7
February 18, 2015
SITE PHOTO EXHIBIT
Blvd.
11. View of neighboring property across Olympic Boulevard and Olive Street from
subject site, westerly facing.
12. View of neighboring property, northeasterly facing from Olympic Boulevard.
924, 936, 942, 948, 954, 958, 960, 962 S. Olive St.
Page 7 of 7
February 18, 2015
SITE INFO
ZONE
[Q]R5-4D
EXISTING USE
UNDER CONSTRUCTION FOR MIXED USE DEVELOPMENT
PROPOSED PROJECT
ALCOHOLIC BEVERAGES FOR ON-SITE AND OFF-SITE
CONSUMPTION.
CITY COUNCIL DISTRICT
CD-14 JOSE HUIZAR
DISTRICT MAP
ADDRESSES
924, 936, 942, 948, 954, 958, 960 & 962 S. OLIVE ST.
LEGAL DESCRIPTION
PARCEL #
13
14
15
16
17
18
19
20
ADDRESS*
960 & 962 SOUTH OLIVE ST.
958 SOUTH OLIVE ST.
954 SOUTH OLIVE ST.
948 SOUTH OLIVE ST.
942 SOUTH OLIVE ST.
936 SOUTH OLIVE ST.
924 SOUTH OLIVE ST.
None (Subdivision of block 61 Ord's Survey)
ZIP
APN
90015
90015
90015
90015
90015
90015
90015
90015
5139004023
5139004023
5139004023
5139004023
5139004013
5139004014
5139004015
5139004015
* City of Los Angeles, California
RELATED CASE NUMBERS
LOT AREA
DIR-2013-3137-SPR
ENV-2013-3138-MND
(before dedication)
(after dedication)
FLOOR AREA
OLYMPIC
&
2013-086
February 17, 2015 OLIVE
0’
20’
40’
80’
120’
57,186 SF
51,468 SF
Residential
275,214 SF
Retail
14,500 SF
Total
289,714 SF
PLOT PLAN
OLIVE ST.
322’-1”
RETAIL
2,057 SF
8’-0”
OUTDOOR DINING
36’-10”
OUTDOOR DINING
8’-0”
(BUILDING)
CLUB / REC / MAIL
BIKE STORAGE
UNIT A2
RETAIL
PARKING
OUTDOOR DINING
152’-5”
(BUILDING)
OLYMPIC BLVD.
12,328 SF
74’-5”
RETAIL
UNIT A2
83’-1”
BIKE STORAGE
UNIT A3
8’-0”
RAMP
RETAIL
TRASH
TRANSFORMER
BIKE STORAGE
RETAIL /
RESIDENTIAL
LOADING
BIKE STORAGE
ALLEY
LEGEND
OUTDOOR DINING
AREA: 3,220 SF
OLYMPIC
&
2013-086
February 17, 2015 OLIVE
0’
15’
30’
60’
90’
GROUND FLOOR PLAN

ZA-2015-807 DLANC PLUC 8.18.15

Transcription

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