ZA-2014-1980-MCUB-CUX-ZV - Downtown Los Angeles

Transcription

ZA-2014-1980-MCUB-CUX-ZV
Food + Beverage | Creative Office | Destination Retail
ZA-2014-1980-MCUB-CUX-ZV
Attachment 1: LEGAL DESCRIPTIONS
City Market South
1113-1127 S San Pedro St., 1122 – 1132 S. San Julian St., & 612-624 E 11th St.
Los Angeles, CA 90015
1113-1127 S. San Pedro St.
LOT FR 16, FR 17 & FR 18 OF BLOCK 17 OF O. W. CHILDS TRACT PER MAP
RECORDED IN BOOK 6, PAGE 378 OF MISCELLANEIOUS RECORDS
ACCESSOR PARCEL NO. 5145025008 & 5145025009
1113-1117 S. San Pedro - Restaurant 1
Lot Dimensions: 130’ x 50’
Lot Area (sq. ft.): 6,424.8 (sq ft)
Total Project Size: 6400 sq ft
Lot Area (sq. ft.): 6,527.9 (sq ft)
Total Project Size: 6500 sq ft.
Lot Area (sq. ft.): 6,631.0 sq ft.
Total Project Size: 6600 sq ft
1122-1132 S. San Julian St.
LOT 5, 6, & 7 OF BLOCK 17 OF O. W. CHILDS TRACT PER MAP RECORDED IN BOOK
6, PAGE 378 OF MISCELLANEIOUS RECORDS
ACCESSOR PARCEL NO. 5145025002
1122-1132 S San Julian, Unit A-D - Restaurant 4, 5, 6 & Market
Lot 5, 6 & 7 Total Dimensions: 150’ x 150’
Total Lots Area (sq. ft.): 22,490.4 sq ft
1122-1132 S San Julian, Unit A – Restaurant 4
Total Project Size: 3800 sq ft.
1122-1132 S San Julian, Unit B – Restaurant 5
Total Project Size: 6500 sq. ft.
1122-1132 S San Julian, Unit C – Restaurant 6
1122-1132 S San Julian, Unit D – Market
612-624 E 11th St.
FR OF Lots 1, 2, 3, & 4 OF BLOCK 17 OF O. W. CHILDS TRACT PER MAP RECORDED
IN BOOK 6, PAGE 378 OF MISCELLANEIOUS RECORDS
ACCESSOR PARCEL NO. 5145025001
Bar
FR Lot Dimensions: 200’ X 150’
FR Lot Area (sq. ft.): 29348.9 sq. ft.
CONDITIONAL USE - ATTACHMENT – 2
City Market South
Representative:
Elizabeth Peterson
Elizabeth Peterson Group, Inc.
400 S. Main Street, Suite 808
T: 213-620-1904
F: 213-620-1587
[email protected]
Applicant/Owner:
The City Market of Los Angeles
1057 S. San Pedro Street
T: 213-746-0646
F: 213-746-2217
Attn: Peter Fleming, Randy Yamamoto
[email protected]
[email protected]
REQUEST(S):
Pursuant to the Los Angeles Municipal Code, section 12.24 W1; the applicant is requesting
a Zoning Administrator’s Determination of a Master Conditional Use Permit to allow:
1.
Building A - 1113-1127 S. San Pedro St.
a.
Restaurant 1 - 1113-1117 S. San Pedro - A 6400 square-foot restaurant/brewpub
with 126 seats total, 110 indoor and 16 outdoor, having a Type-23 Department of
Alcoholic Beverage Control License for a brewpub/ restaurant with on-site sales of
beer and wine and off-site sales of on-site produced and bottled beer. Hours of
operation 8:00 am to 2:00 am daily, and hours of alcohol sales 11:00 am – 2:00 am
Monday through Friday and 8 am – 2:00 am Saturday and Sunday.
b.
Restaurant 2 - 1119-1123 S. San Pedro – A 6500 square-foot restaurant with 213
seats total, 197 indoor and 16 outdoor, having a full line of alcoholic beverages for
on-site sale and consumption with a Type-47 Department of Alcoholic Beverage
Control License. Hours of operation 8:00 am to 2:00 am daily, and hours of alcohol
sales 11:00 am – 2:00 am Monday through Friday and 8 am – 2:00 am Saturday
and Sunday.
c.
Restaurant 3 - 1125-1127 S. San Pedro – A 6500 square-foot restaurant with 167
seats total, 151 indoor and 16 outdoor, having a full line of alcoholic beverages for
on-site sale and consumption with a Type-47 Department of Alcoholic Beverage
Control License. Hours of operation 8:00 am to 2:00 am daily, and hours of alcohol
sales 11:00 am – 2:00 am Monday through Friday and 8 am – 2:00 am Saturday
and Sunday.
2.
3.
Building B - 1122-1132 S. San Julian St.
a.
Unit A - Restaurant 4 - A 3800 square-foot restaurant with 114 seats total, 46
indoor and 68 outdoor, having a full line of alcoholic beverages for on-site sale and
consumption with a Type-47 Department of Alcoholic Beverages Control License.
Hours of operation 8:00 am to 2:00 am daily, and hours of alcohol sales 11:00 am
– 2:00 am Monday through Friday and 8:00 am – 2:00 am Saturday and Sunday.
b.
Unit B - Restaurant 5 – A 6500 square-foot restaurant with 205 seats total, 151
– 2:00 am Monday through Friday and 8:00 am – 2:00 am Saturday and Sunday.
c.
Unit C - Restaurant 6 - A 4500 square foot restaurant with 159 seats total, 97
– 2:00 am Monday through Friday and 8 am – 2:00 am Saturday and Sunday.
d.
Unit D - Gourmet Wine Shop and Market – The 1400 square foot gourmet wine
shop and market having a Type 20 Department of Alcoholic Beverage Control
License for beer and wine for off-site sale and consumption. Hours of operation
and hours of alcohol sales 9:00 am to 12:00am, daily.
Building C - 612-624 E 11th St.
a.
Bar – A 9000 square-foot bar with 252 seats total, 204 indoor and 48 outdoor,
having a full line of alcoholic beverages for on-site sale and consumption with a
Type-48 Department of Alcoholic Beverages Control License. Hours of operation
and hours of alcohol sales 11:00 am to 2:00 am, daily.
The applicant is requesting the ancillary uses of live entertainment of a pianist or small
musical group of up to 4 musicians for all restaurants. Requesting full live entertainment of
live musicians or DJ for the bar. Pursuant to the Los Angeles Municipal Code, section 12.24
W 18(a), the applicant is requesting dancing for the bar.
Additionally the applicant is requesting 30 outdoor events per year in the private plaza,
including but not limited to live outdoor music events, movies in the plaza, marketing events,
and craft fairs.
Pursuant to Los Angeles Municipal Code, Section 12.27, the applicant is also requesting a
zone variance to allow a lease in lieu of covenant as required by LAMC 12.26 E,5 for a
number of parking spaces to be determined by the Department of Building and Safety, up to
72 off-site parking spaces and 72 on-site bicycle parking spaces.
2
BACKGROUND
The City Market of Los Angeles, was founded in the early part of the 20th century. By
the 1990’s, however, many of its spaces were left unfilled or shifted use to serve the
needs of the growing South Market (commonly known as the Fashion District) to the
west. Now, as a part of the neighborhood’s revitalization, City Market South will serve
as a catalyst in establishing the Fashion District as a full-service 24/7 neighborhood.
2 (a) 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.
Approval of the requested entitlements of City Market South Master Conditional Use
Permit application will facilitate the revitalization of City Market, a vital economic
generator and legacy of Los Angeles’s agrarian past. The requested entitlements will
allow City Market South to bring a mix of hospitality, creative office and commercial
uses to the neighborhood, which is currently lacking in such amenities. While the
Fashion District has many daytime visitors, it does not provide them a wide variety of
food or many reasons to stay past 5:00 p.m. With the ability to serve and sell alcoholic
beverages in conjunction with the proposed restaurant, bar, and market uses, City
Market South will be known for dining not only in the Fashion District, but the greater
Los Angeles area as well. By offering a gourmet market, City Market South will
harken back to its agrarian roots, providing the community with a venue for local fresh
fruits, vegetables, meats, and flowers. Featuring six new and local restaurants, a bar, a
gourmet market, and creative office space, City Market South will offer a vast mix of
restaurant types and services to the community, satisfying a wide array of palates and
making the project a day and night destination for dining and entertainment.
Not only will City Market South be a unique dining experience, but it will provide a
central open space for patrons, tenants, and workers of City Market South to enjoy as
an outdoor dining and enjoyment space. City Market South is being redeveloped with
today’s active and vibrant lifestyle in mind, with an emphasis on providing excellent
amenities in addition to excellent services. City Market South will host events indicative
of the mode and character of events of the Market’s illustrious past. Offering events
such as outdoor live concerts, movies on the plaza, craft fairs, and seasonal celebrations,
City Market South will honor the market’s past festivities and events. By granting the
requested entitlements for outdoor events, City Market South’s plaza will become a
nexus of outdoor enjoyment for patrons and users, enriching the space with life and
celebration and attracting visitors from across the city. With the balanced mix of
creative office space, restaurant, and open space, tenants can utilize the outdoor event
3
opportunities to promote their businesses and clients, offering on-site marketing to
encourage increased economic development and visibility for the Fashion District. City
Market South will not only be a place to find a delicious meal and drink, but a space to
enjoy these amenities in a vibrant environment that is improved with activity and
outdoor enjoyment.
ii). That the project’s location, size, height, operations and other significant features will be
compatible with and will not adversely affect or further degrade adjacent properties, the
surrounding neighborhood, or the public health, welfare, and safety.
As opposed to adversely affecting or degrading adjacent properties and the surrounding
neighborhood, reactivating the market and warehouse buildings will provide a cultural,
economic, and safety benefit to the surrounding community. City Market South will
provide gourmet restaurants and markets to the surrounding communities in the
Fashion District, Historic Core, and the Arts District, serving local residents, retailers,
and visitors with a wide array of food and activity options. The extensive outdoor
dining and events will enliven the neighborhood with a pedestrian and active
environment. City Market South will draw visitors to the Fashion District, enhancing
street activity as well as drawing patrons to the nearby, existing businesses. In a similar
fashion, City Market South will provide an active and vibrant place to dine and have a
drink for customers already visiting the Fashion District, enhancing their experience in
the community and inviting them back for future exploration and use. Similarly to the
already booming success of its sister neighborhoods, the Historic Core and the Arts
District, this dynamic cluster of hospitality venues will not only attract visitors but new
residents and further commercial and residential investment to the community,
establishing the South Market as a diverse and vibrant community. City Market
South’s mix of restaurant, bar, gourmet market, and creative office uses will attract
patrons throughout the day and evening, activating the street and providing a pedestrian
presence that continues throughout the day and evening hours. The surrounding
community and properties will benefit from the increased pedestrian activity and fullservice atmosphere throughout the day and evening by having more eyes on the street,
improving security through activity and numbers.
City Market South will be physically compatible with the surrounding neighborhood
because its structures have similar height, massing, and other physical characteristics
as existing structures in the surrounding neighborhood. By reutilizing existing
structures, the buildings will retain the same footprint and physical structure, but with
modern enhancements to increase their use and functionality.
Currently, the
neighborhood surrounding City Market South houses a concentration of daytime retail
and commercial businesses, but it lacks nighttime uses, significant food service options,
and creative office space. City Market South’s operations will be compatible with the
surrounding neighborhood because it will provide these offerings while also bringing
new customers to the area’s businesses and inviting existing customers to stay longer.
The investment made into these structures is an investment into the community, as it
both raises the property values for the surrounding neighborhood as increased patrons
visit the community and enhances the sense of community by encouraging current
4
patrons and workers of this neighborhood to take meals, be entertained, and visit with
others. Additionally, as City Market South attracts patrons and encourages existing
patrons to remain in the South Market area longer, the neighborhood’s safety will
improve because of the added “eyes on the street.”
iii). That the project substantially conforms with the purpose, intent and provisions of the
General Plan, the applicable community plan, and any applicable specific plan.
The project conforms to the purpose and intent of the General Plan and the Central City
Community Plan. The site is zoned M2-2D, which allows the requested uses of
restaurant, bar, market, and creative office space by right with the sale of alcohol,
dancing and entertainment as an added, conditioned service. The requested
entitlements will serve the intent of the General Plan by maintaining the City’s fiscal
viability by providing jobs to local residents, generating taxes, and activating an
underutilized industrial space.
Located within the South Market area of the Central City Community Plan, City Market
South fulfills the plan’s goals of retaining the economic vitality of South Market to
support and preserve the prosperity of the greater Downtown region. City Market
South will generate taxable income to support the area as well as draw residents from
the greater region into South Market, and ultimately the greater Downtown region.
City Market is also located within the Enterprise Zone and the Adaptive Reuse
Ordinance zone, which both actively seek to bring new businesses and people to
underutilized neighborhoods and structures. The proposed uses of restaurant, bar,
gourmet market, and creative office space, combined with outdoor events and live
entertainment and dancing, will bring the “24-hour city” to the Fashion District.
2 (b) ADDITIONAL FINDINGS
i). Explain how the proposed use will not adversely affect the welfare of the pertinent
community.
City Market’s proposed use will not adversely affect the welfare of the surrounding
community. South Market is comprised primarily of commercial uses focused on
daytime commercial activities, and is underserved by restaurants. City Market South
will provide additional amenities to support the existing commercial ventures by
increasing productive use of existing, underutilized structures and providing new
dining and entertainment outlets for visitors, residents, and business owners. The
productive reuse of City Market South will create a new commercial nexus that will
help neighboring commercial ventures to thrive. The propose use will in fact stimulate
and encourage positive development in this area. City Market South will also provide
patrons and tenants with an outdoor plaza in which to gather and enjoy outdoor
activities. The community will not be burdened by the additional visitors, as there is
an adequate amount of parking in the area to serve City Market South as well as
multiple public transit options such as the 51, 52, 352, and 66 bus lines. Additionally,
5
the investment made into City Market South will provide a marked improvement in the
economic welfare of the community with increased pedestrian and visitor activity as
well as significant contributions to tax revenues and numerous local jobs. Potential
benefits to the community include safer streets due to a more full-service commercial
center with activity taking place during more extensive hours of the day, a new,
productive use in an underutilized property, and increased investment in surrounding
properties due to a broader use and purpose of the South Market.
ii). Explain how the approval of the application will not result in or contribute to an undue
concentration of such establishments.
The approval of this master conditional use permit will not result in an undue
concentration of such establishments. Although the project will include a concentration
of establishments serving alcoholic beverages, all but one of the establishments will
also serve or sell food. The sale of alcoholic beverages in conjunction with the sale of
gourmet food is not likely to lead to the ills associated with the concentration of some
types of establishments selling alcohol. In addition, although the project will provide
several new establishments, the Fashion District itself is underserved by hospitality
venues providing fine dining and entertainment options.
City Market South is a one-of-a-kind opportunity. The exceptional mix of beautifully
maintained industrial buildings surrounding an open plaza in the heart of Downtown
Los Angeles is an opportunity that is only available in this one location, creating an
environment that is prime for the development of restaurants and entertainment use,
and is almost impossible to duplicate. This site is completely unique and will serve as
a desirable use for the area, revitalizing this neighborhood of Los Angeles.
iii). Explain how the approval of the application will not detrimentally affect nearby
residential zones or uses.
City Market South will positively impact and improve the quality of life in the
community. The addition of the proposed new restaurant and alcohol uses will provide
a service that does not currently exist in South Market, and that the community is
currently having to seek out in other neighborhoods across Los Angeles. The proposed
City Market South will provide restaurant, nightlife, market, and office options within
walking distance of nearby residences, allowing the Fashion District to begin
developing the same active and full-neighborhood facilities currently experienced in
the other Downtown neighborhoods.
The outdoor uses provided by City Market South will also provide the community with
heightened pedestrian activity that will improve the safety of residents at all times of
day. The nearby uses and properties will not cause undue hardship, as City Market
South offers ample parking near to the site as well as many public transit opportunities.
The applicant will be providing security to ensure that while visitors and patrons enjoy
the amenities offered by City Market South, no nearby uses will be disturbed.
Additionally, if approved, the Zoning Administrator will impose additional conditions
and limitations, developed with the assistance of LAPD and the Downtown Los
6
Angeles Neighborhood Council, to ensure the enjoyment and use of the surrounding
residences.
3) QUESTIONS REGARDING THE PHYSICAL DEVELOPMENT OF THE SITE
a.
What is the total square footage of the building or center the establishment
is located in? 82,000 sq. ft.
b.
What is the total square footage of the space the establishment will occupy?
See request clause for square footage summary
c.
What is the total occupancy load of the space as determined by the Fire
Department? – TBD
d.
What is the total number of seats that will be provided indoors/outdoors?
Building A - 1113-1127 S San Pedro St.
RESTAURANT 1 - 1113-1117 S. San Pedro – 110 indoor, 16 outdoor
RESTAURANT 4 – 46 indoor, 68 outdoor
MARKET – 0 total
BAR – 204 indoor, 48 outdoor
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-ofway, or both? – Private
a.
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? - No
h.
Parking
a.
How many parking spaces are available on the site? – 0 spaces
b.
Are they shared or designated for the subject use? – N/A
7
c.
If you are adding floor area, what is the parking requirement as
determined by the Department of Building & Safety? – N/A
d.
Have any arrangements been made to provide parking off-site? –
Off-site parking, lease in lieu of covenant
i.
If yes, is the parking secured via a private lease or a
covenant/affidavit approved by the Department of Building
& Safety? – Private lease
ii.
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. – Please see
site plan
iii.
Will valet service be available? – yes
iv.
Will the service be for a charge? – yes
i.
Is the site within 1,000 feet of any schools (public, private or nursery
schools), churches or parks? – yes
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
4) QUESTIONS REGARDING THE OPERATION OF THE ESTABLISHMENT
a.
What are the proposed hours of operation and which days of the week will
the establishment be open? Please see below request matrix:
Unit
Description
Hours of
Operation
Hours of Alcohol
Sales
Restaurant 1 11131117 S. San Pedro
Brewpub/ Restaurant Type 23 Microbrewery
and Bonafide Eating
Place
8:00 am – 2:00 am,
daily
8:00 am – 2:00 am,
Sa – Su
Restaurant - Type 47 Full
Line Bonafide Eating
Place
8:00 am – 2:00 am,
daily
11:00 am – 2:00 am,
M-F
8:00 am – 2:00 am,
Sa – Su
11:00 am – 2:00 am,
M-F
8
Restaurant- Type 47 Full
Place
8:00 am – 2:00 am,
daily
8:00 am – 2:00 am,
Sa – Su
11:00 am – 2:00 am,
M-F
Unit
Description
Hours of
Operation
Hours of Alcohol
Sales
Restaurant 4 Unit
A
Place
8:00 am – 2:00 am,
daily
8:00 am – 2:00 am,
Sa – Su
Place
8:00 am – 2:00 am,
daily
Place
8:00 am – 2:00 am,
daily
Restaurant 5 Unit
B
Restaurant 6 Unit
C
Gourmet Market
Unit D
11:00 am – 2:00 am,
M-F
8:00 am – 2:00 am,
Sa – Su
11:00 am – 2:00 am,
M-F
8:00 am – 2:00 am,
Sa – Su
11:00 am – 2:00 am,
M-F
Market – Type 20 Off-Site 9:00 am to 12:00
Beer and Wine Sales
am, daily
9:00 am to 12:00
am, daily
Unit
Description
Hours of
Operation
Hours of Alcohol
Sales
Bar
Bar - Type 48 Full Line
11:00 am – 2:00 am,
daily
11:00 am – 2:00 am,
daily
b)
Will there be entertainment such as a piano bar, dancing, live
entertainment, movies, karaoke, video game machines, etc…? Please
specify: Yes, live entertainment is requested for each of the 6 restaurants and
the bar. For the restaurants, live entertainment of a pianist or small musical
group of up to 4 musicians is requested, daily. For the bar, dancing and full live
9
entertainment is requested for an amplified musical group or DJ.
c)
Will there be minimum age requirements for entry? If yes, what is the
minimum age requirement and how will it be enforced?
A minimum age requirement of 21 years will only apply to the bar, and will be
verified with electronic age verification devices.
d)
Will there be any accessory retail uses on the site? What will be sold?
In conjunction with the gourmet market, specialty meats, cheese, condiments,
and other food items will be sold as accompaniments to the beer and wine. In
accompaniment to the live entertainment at the bar, band merchandise may be
sold. During the outdoor events, merchandise may be sold in conjunction with
craft fairs and similar events, but not in conjunction with movies in the plaza.
e)
Security
i.
How many employees will you have on the site at any given time?
90 to 100 per site
ii.
Will security guards be provided on-site? Yes
1.
iii.
f)
If yes, how many and when?
A security plan will be submitted to the file.
Has LAPD issued any citations or violations? No
Alcohol
i.
Will there be beer & wine only, or a full-line of alcoholic beverages
available? Both, please see list below
RESTAURANT 1 - 1113-1117 S. San Pedro – Type 23 Brewpub, beer
and wine only
RESTAURANT 2 - 1119-1123 S. San Pedro – Full Line
RESTAURANT 3 - 1125-1127 S. San Pedro – Full Line
RESTAURANT 4 - Unit A – Full line
RESTAURANT 5 – Unit B – Full line
RESTAURANT 6 – Unit C – Full line
MARKET – Unit D – Beer and wine only
612-624 E 11th St.
Bar – Full line
10
ii.
Will “fortified” wine (greater than 16% alcohol) be sold? Yes
iii.
Will alcohol be consumed on any adjacent property under the
control of the applicant? Only as permitted by CPC-2013-4050-GPAZC-HD-SN-CU-MCUP-ZV-SPR
iv.
Will there be signs visible from the exterior that advertise the
availability of alcohol? No
v.
Food
vi.
1.
Will there be a kitchen on the site?
For Restaurants 1-6, a kitchen will be on site. For the bar and
market, a kitchen will not be on site.
2.
Will alcohol be sold without a food order?
For restaurants 1-6, alcohol will be served typically while
waiting for, or with, a food order. For the bar, alcohol will be
served without a food order per a Type 48 license. For the
market, alcohol will not be served as it is off-site only.
3.
Will the sale of alcohol exceed the sale of food items on a
quarterly basis?
For restaurants, 1-6, the sale of alcohol will not exceed the sale
of food items on a quarterly basis. For the bar and market,
alcohol will exceed the sale of food items.
4.
Provide a copy of the menu if food is to be served.
The tenants have not been determined.
On-Site
1.
Will a bar or cocktail lounge be maintained incidental to a
restaurant? No
a. If yes, the floor plans must show the details of the cocktail
lounge and the separation between the dining and lounge
facilities.
2.
Will off-site sales of alcohol be provided accessory to on-site
sales (“Take Out”)?
Off-site sales is requested for Restaurant 1 in conjunction with
the Alcoholic Beverage Control Type 23 brewpub license for
on-site sales of beer and wine and off-site privileges of on-site
11
produced beers.
Off-site sales is also requested for the Gourmet Wine Shop and
Market in conjunction to the Alcoholic Beverage Control Type
20 license for the off-site sales of beer and wine.
a. If yes, a request for off-site sales of alcohol is required as
well.
3.
vii.
Will discounted alcoholic drinks (“Happy Hour”) be offered
at any time? Yes
Off-Site
1.
Will cups, glasses or other containers be sold which might be
used for the consumption of alcohol on the premises?
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)?
No
5) CALDERA BILL (CA Business and Professions Code Section 23958 and 23958.4)
a.
Is this application a request for on-site or off-site sales of alcoholic
beverages? Both, please see below
i.
If yes, is the establishment a bona-fide eating place (restaurant) or
hotel/motel?
Building A – 1113-1127 S. San Pedro
Unit
Description
Restaurant 1 1113-1117 On and Off-site: Brewpub/ Restaurant - Type 23
S. San Pedro
Microbrewery and Bonafide Eating Place
On-site: Restaurant - Type 47 Full Line Bonafide Eating
Place
Place
12
Unit
Description
Restaurant 4 Unit A
Place
Restaurant 5 Unit B
Place
Restaurant 6 Unit C
Place
Gourmet Market Unit
D
Off-site: Market – Type 20 Off-Site Beer and Wine Sales
Unit
Description
Bar
On-Site: Bar - Type 48 Full Line
6) ADDITIONAL REQUIREMENTS FOR MASTER CUBs/CUXs.
Unit
Description
Square
Footage
Seats
Restaurant 1
1113-1117 S.
San Pedro
Brewpub/
Restaurant Type 23
Microbrewery
and Bonafide
Eating Place
6400 sq. ft.
110
8:00 am –
indoor,
2:00 am,
16 outdoor daily.
Restaurant Type 47 Full
Line Bonafide
Eating Place
6500 sq. ft.
Restaurant 2
1119-1123 S.
San Pedro
Hours of
Operation
Hours of
Alcohol
Sales
8:00 am –
2:00 am, Sa
– Su
11:00 am –
2:00 am, M
-F
197
8:00 am –
indoor,
2:00 am,
16 outdoor daily
8:00 am –
2:00 am, Sa
– Su
11:00 am –
2:00 am, M
-F
13
Restaurant 3
1125-1127 S.
San Pedro
Line Bonafide
Eating Place
6600 sq. ft.
151
8:00 am –
indoor,
2:00 am,
16 outdoor daily
8:00 am –
2:00 am, Sa
– Su
11:00 am –
2:00 am, M
-F
Unit
Description
Square
Footage
Seats
Restaurant 4
Unit A
Line Bonafide
Eating Place
3800 sq. ft.
46 indoor, 8:00 am –
68 outdoor 2:00 am,
daily
Line Bonafide
Eating Place
6500 sq. ft.
Line Bonafide
Eating Place
4500 sq. ft.
Market – Type
20 Off-Site Beer
and Wine Sales
1400 sq. ft.
Restaurant 5
Unit B
Restaurant 6
Unit C
Gourmet
Market Unit D
Hours of
Operation
Hours of
Alcohol
Sales
8:00 am –
2:00 am, Sa
– Su
11:00 am –
2:00 am, M
-F
151
8:00 am –
indoor,
2:00 am,
54 outdoor daily
8:00 am –
2:00 am, Sa
– Su
11:00 am –
2:00 am, M
-F
97 indoor, 8:00 am –
62 outdoor 2:00 am,
daily
8:00 am –
2:00 am, Sa
– Su
11:00 am –
2:00 am, M
-F
0 seats
9:00 am to
12:00 am,
daily
9:00 am to
12:00 am,
daily
14
Unit
Description
Square
Footage
Seats
Hours of
Operation
Hours of
Alcohol
Sales
Bar
Bar - Type 48 Full
Line
9000 sq. ft.
204
indoor,
48
outdoor
11:00 am –
11:00 am –
2:00 am, daily 2:00 am,
daily
15
ZONE VARIANCE: ATTACHMENT 3
City Market South
Pursuant to Los Angeles Municipal Code, Section 12.27, the applicant is also requesting a zone
variance to allow a lease in lieu of covenant as required by LAMC 12.26 E,5 for a number of
parking spaces to be determined by the Department of Building and Safety, up to 72 off-site
parking spaces and 72 bicycle parking spaces.
ZONE VARIANCE FINDINGS:
1. That the strict application of the provisions of the Zoning Ordinance would result in
practical difficulties or unnecessary hardships inconsistent with the general purpose and
intent of the Zoning regulations.
The strict application of the provisions of the Zoning Ordinance would result in
practical difficulties for the applicant that are inconsistent with the general purpose and
intent of the zoning regulations. The applicant is located within the South Market
neighborhood of Central City Los Angeles. The communities of Central City,
including the Historic Core, Little Tokyo, and the Financial District, are rapidly
evolving to become more pedestrian friendly, mixed-use, and active. South Market has
been neglected in these positive changes, and this project is one of the beginning
movements towards South Market’s rise to the standards of the other Central City
neighborhoods. The applicant’s goals also support the Central City’s community plan
for South Market that encourages development, particularly those that will create a
pedestrian environment and atmosphere. The community plan also supports
developments that will link pedestrian activities and success to the Downtown
communities. This project’s goals of creating a collection of fine restaurants and
entertainment that will foster community and pedestrian activity for both the South
Market and Downtown communities fully supports these goals.
The project’s goals are in line with the General Plan’s goals of adapting industrial space
that is no longer adequate to fulfill the needs of industry. This project will renew the
life of several underutilized buildings with uses that are more appropriate for the time
and changes that are occurring within the community. The required parking on-site
would be an unnecessary hardship inconsistent with the General Plan’s goals of
adaptation and reuse of underutilized industrial properties. As this property was
originally designed and developed in the early 20th century, automobiles were not as
widely used. This, combined with the fact that the majority of automobile uses were
delivery and drop-off, parking has never been required on-site. To change this
requirement would cause impractical difficulties for the applicant as there is limited
space for parking on the already developed parcel.
The property is also located within an Enterprise Zone, suggesting the City’s and
State’s dedication to the economic and employment revitalization of the neighborhood.
The City’s Adaptive Reuse Ordinance also covers this community, demonstrating the
City’s desire to creatively reutilize these structures for updated purposes. The project
fulfills these goals by rethinking the use of the space, and bringing economic vitality
back to the property. Strictly applying the condition of on-site parking would create a
hardship that would counteract the demonstrated desires by these two government
policies for this area.
2. That there are special circumstances applicable to the subject property such as size,
topography, location or surroundings that do not apply generally to other property in
the same zone and vicinity.
The site was developed as a wholesale produce market and warehouse at a time when
cars were rare and parking was not required on-site. During the re-adaptation of the
buildings, the building’s shells and floor areas are to remain completely intact. The
size of the space between the buildings is limited, and would not allow enough parking
for the site to be parked today. Two nearby parcels within 750 feet to the subject site
have space for parking, and a lease has been secured to establish the parking required
by the Department of Building and Safety, (up to 72 parking spaces). An additional 72
bicycle parking spaces will be available to place on-site as an alternative to 18 parking
spaces, as determined by the Department of Building and Safety.
3. That such 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 special circumstances and practical difficulties or unnecessary
hardships is denied to the property in question.
The requested variance is necessary for the preservation and enjoyment of the
property’s use. The property is being adapted from the original construction, which
did not include on-site parking development. The applicant is not changing the
footprint or overarching aesthetic of the buildings and the original shells are being
retained. To enjoy the intended use of the facility for restaurants, bar, gourmet market,
and creative offices, the applicant is requesting the variance to ensure a safe and
pedestrian-friendly atmosphere within the project’s limited open space. Requiring onsite parking in the grounds of the facility would cause practical difficulties that would
substantially alter the property’s intended use. The situation at the project contrasts
with that of surrounding property because other properties in the vicinity are newer,
with parking that complies with more modern codes or are not being used for more
visitor intensive activities for which large quantities of parking are desired. Further,
the project seeks to create a pedestrian-friendly outdoor space, which minimizes onsite parking opportunities.
4. That the granting of such variance will not be materially detrimental to the public
welfare, or injurious to the property or improvements in the same zone or vicinity in
which the property is located.
The granting of such a variance will in no way be materially detrimental to the public
welfare or properties located nearby. The project will actually be beneficial to the
community, providing dining, entertainment, and office options within walking
distance, creating a pedestrian environment, improving security by providing eyes on
the street and an active community, as well as restoring use to a currently underutilized
block. The requested off-site parking is near the subject site, and well within the
required 750 feet of the site. In addition to the available off-site parking, there are
several public transportation options including the 51, 52, 352, and 66 bus lines along
San Pedro Avenue. Additionally, the applicant is willing to provide ample bicycle
parking, both short term and long term to help accommodate transportation needs. The
nearby businesses will not be harmed as there will not be an overconcentration of street
parking, and the increased use of the subject site will help in drawing business both
from the local community and visitors alike.
5. That the granting of such variance will not adversely affect any element of the General
Plan.
The granting of such a variance will not adversely affect any element of the General
Plan, and supports the intended goals of the Land Use and Economic Development
elements for industrially zoned lands by adapting buildings that no longer support the
intended industry and providing services that will draw people to existing wholesale
and retail facilities. The project’s goals also support the Central City Community Plan
that works in conjunction with the General Plan to regulate and support continued
growth and health of the City.
We, therefore, respectfully request approval of the applicant’s zone variance
application.
BUILDING A
BUILDING C
BUILDING B
labusinessjournal.com
LOS ANGELES BUSINESS JOURNAL
THE
Volume 36, Number 22
COMMUNITY
OF
BUSINESS
TM
June 2 - 8, 2014 • $5.00
Up
Front
Sleepy? Want to
buy a $65,000
mattress? Now
you’re awake,
huh? PAGE 3
RINGO H.W. CHIU/LABJ
Buying In: Sean Thorpe, left, and Geoffrey
Stewart at West L.A.’s Aristotle Capital.
L.A. Managers
Stock Up Funds
News &
Analysis
INVESTMENT: New offerings
look to share in hot market.
Moving In:
Peter Fleming
at City Market
South property in
downtown L.A.’s
Fashion District.
California
Pizza Kitchen is
cooking up new
menus and
interior design.
Buttoning Up
PAGE 5
Developer styles Fashion District as new hot spot
Real
Estate
By BETHANY FIRNHABER Staff Reporter
Half-empty
downtown skyscraper under
new ownership.
PAGE 33
MAIL TO:
longer empty and scary, downtown Los
Angeles has become a hopping place
after hours. Office workers escape to
after-work drinks on Broadway, residents walk
their dogs in the Arts District, tourists and sports
fans flock to L.A. Live in South Park.
The sense of downtown as an after-hours
ghost town now lingers only in one large area –
the Fashion District.
That might soon change.
Downtown L.A. developer Lena Group Inc.
N
O
will begin work this month on City Market South,
the first phase of a huge effort to transform a 10acre former produce market in the Fashion District
into an estimated $1 billion creative office, retail,
housing and hotel project. There is even the
prospect of an educational campus on the site.
The property, bounded by San Pedro, Ninth,
San Julian and 12th streets, is owned by City
Market of Los Angeles, a real estate investment
trust made up of about 300 shareholders whose
ancestors once peddled produce there. City
Please see REAL ESTATE page 36
By MATT PRESSBERG Staff Reporter
L.A. money managers
have been generating new
THE LIST
mutual fund offerings at a
faster pace than their colThe 75 largest
leagues across the counmoney management
try, taking advantage of a
firms in L.A. County.
hot stock market to open
PAGE 14
up opportunities for
investors in global markets or as a hedge against interest rate fluctuations.
These funds have come both in response to
demand from investors seeking new opportunities
as well as the firms’ investment advisers seeking a
way to introduce their strategies to a wider audience.
“There was an entire market we didn’t have
Please see INVESTMENT page 37
Muscle Builder
Flexes in Court
FOOD: Axiom accuses insider
of undercutting protein sales.
SPECIAL REPORT
By ALFRED LEE Staff Reporter
Twenty in
Their 20s
For nearly a decade, L.A.’s Axiom Foods Inc.
has doubled its revenue every year on the strength
of an obscure product: rice protein.
Little-known Axiom has cashed in on the popularity of protein supplements, which have muscled
their way out of the province of aspiring bodybuilders and onto the shelves of health food stores.
As a wider range of consumers incorporates protein
bars and powders into their diets, they’re also snatching up alternatives to traditional protein sources. The
result has been big bucks: Last year, Axiom, the
dominant player in rice protein, says it hit $45 million in sales. Products made from its protein powders
are sold nationwide.
But that success, Axiom claims, has bred com-
Dating app Tinder has really caught fire,
growing at what co-founders JUSTIN MATEEN,
left, and SEAN RAD call “an overwhelming
rate.” Along with other Angelenos in their
20s who have started their own businesses,
Mateen and Rad reveal the challenges and
rewards of being young entrepreneurs.
BEGINNING ON PAGE 21
Please see FOOD page 10
Nomination Deadline: Friday, June 6, 2014
more information,
see our ad on page 8
NOMINATE TODAY! For
36 LOS ANGELES BUSINESS JOURNAL
JUNE 2, 2014
‘Part of the impetus of City Market South is to put the
market on the map so these larger master developers
recognize that there’s a viable site here to develop.’
‘Revitalizing that area would be tremendous to help
create that walkable, pedestrian-friendly environment
that all of us are trying to do in downtown.’
KENT SMITH, L.A. Fashion District BID
KEVIN NAPOLI, Lena Group Inc.
Real Estate: Project Has Designs on Fashion District
Continued from page 1
AL
L
BL
W
MA
C
DOWNTOWN
VD
O
DR
AT
HA
N
SA
M
Y
LE
Hotel*
AL
EE
NT
AG
SA
H
NT
9T
EE
H
SA
AN
8T
LO
LI
PE
AV
E.
N
LE
TH
AP
11
S
AN
GE
LE
S
.
SA
Education*
JU
H
PI
IN
7T
YM
OC
CR
TH
City
Market
South
1/8 mile
15
CO
BL
VD
.
Retail &
creative
office
.
San Pedro
Wholesale
Mart
EA
VE
PI
WN
12
KE
R
Residential*
TO
Produce past
City Market’s first days as a produce mart
began in 1909, when Edward J. Fleming, an
attorney, and Au Gee Jong, a leader in the
local Chinese community, partnered to buy
the land and repurpose it for farmers who
came into the city by horse and wagon to sell
fruits and vegetables. Growers were required
to rent stalls by the day, and to be eligible to
rent, they had to own at least 10 shares of
stock in the market company.
The market thrived for decades, even as it
competed with a second wholesale produce market downtown at Eighth Street and Central
Avenue. But as grocery stores evolved and refrigeration and other safety standards were implemented, the largely open-air wholesale market
slowly became irrelevant. The market celebrated
its 100th anniversary in April 2009, then shuttered for good two months later. Since then, some
of the smaller buildings on the property have
been leased short term to garment tenants.
Peter Fleming, a great nephew of Edward
Fleming, took over City Market in 1991 when
Suited Up: Mark Levy, left, Peter Fleming and Kevin Napoli at City Market South in downtown L.A.’s Fashion District.
OL
Market, working with downtown architecture
firm HansonLA and law firm Loeb & Loeb,
submitted an environmental impact report to
the city earlier this year for a 20-year master
plan for the property.
While City Market awaits approvals, Lena
will forge ahead with plans for phase one, the
by-right redevelopment of eight warehouse
buildings that sit on three acres at the southern end of the property.
The warehouses, grouped around a courtyard, will be converted into 75,000 square
feet of retail, restaurant and creative office
space. Many of the buildings have bow-truss
ceilings, concrete floors and other popular
architectural details.
Peter Fleming, chief executive of City
Market, said that he wants to have final
approvals for the entire 10-acre site and a
master developer in place before the end of
the year. He’s soliciting proposals for a company to step in as the master developer for the
site, overseeing construction of several anticipated individual component pieces.
“City Market South will set the table for
this larger, catalytic project,” he said. “Once it’s
done, there’s going to be people here after 6
o’clock; there’s going to be life and activity.”
City Market will retain ownership of the
site, with Lena being paid fees rather than
taking an equity stake in the project. Terms
for a master developer will be determined
after its selection.
Kevin Napoli, who co-founded Lena with
Mark Levy, said the goal is to make City
Market South a destination for commerce and
community in the city, even before other more
ambitious development plans for the property
commence. City Market plans to spend more
than $10 million on the first phase of the project. Napoli said financing for the City Market
South portion of the project has been lined up.
“This place once had a life and a pulse,
and we’re bringing that back,” he said. “Part
of the impetus of City Market South is to put
the market on the map so these larger master
developers recognize that there’s a viable site
here to develop; this first bit is crucial to setting up future phases.”
Napoli and Levy, who began working with
City Market about a year ago, expect City
Market South to be ready for office occupancy in about a year, and restaurants and other
retail could open about six months later.
Map Area
LOS ANGELES
5 miles
TH
*proposed
he was 42. He began working with shareholders
on a grander vision for the property shortly after
it closed. The idea they all agreed on was to find
a way to preserve the history of the property but
also create long-term value for shareholders.
“How much more money are you going to
send me a year? That’s the question shareholders asked me, because this is a legacy
investment for their families,” he said. “We
don’t ever plan on selling the property.”
Because development plans are expected
to play out over the next two decades, he said
he did his best to ensure the pending master
plan had lots of wiggle room. For example,
the plan will allow developers to build for a
variety of commercial uses – retail, restaurant,
residential, hotel, office and education –
though not all will necessarily be represented
in the end. And because buildings on the
southern end of the property will be low profile, future buildings to the north could be as
tall as 28 stories, if demand persists.
“There’s a lot of flexibility, because we
know we’re going to go through several
cycles, so we’re trying to address future needs
early,” he said.
Kent Smith, executive director of the
L.A. Fashion District Business
Improvement District, said the development
of the rundown City Market site, which sits
between Santee Alley and the San Pedro
Wholesale Mart, will be a welcome addition
to the neighborhood.
“We have this underutilized site that’s
between two vibrant fashion areas, and it’s
really not a great walk between the two,” he
said. “Revitalizing that area would be tremendous to help create that walkable, pedestrianfriendly environment that all of us are trying
to do in downtown.”
However plans play out for the property,
City Market shareholders seem poised to profit.
Downtown L.A. development has exploded
in recent years, and there are more than 85
office, residential, retails and hospitality projects planned or under construction in the market. That activity has led to an increased desire
for land. In the last year property owners within a mile radius of City Market unloaded at
least 19 developable lots for an average price
of about $16.7 million an acre, according to
real estate data company CoStar Group Inc.
At that price, the City Market site would
be worth at least $167 million. But as vacant
parcels disappear and development in South
Park, the Arts District and along Broadway
and Ninth continues, land prices can be
expected to rise even further.
Arty Maharajh, vice president of research
in the downtown L.A. office of Cassidy Turley
Inc., said the plans for City Market will fill a
void in downtown development activity.
“Up until its announcement, there was
redevelopment happening along Broadway
and in the Arts District, but not in between
that great expanse,” he said. “This could be a
nice outcrop of redevelopment to help connect more of the downtown landscape.”

ZA-2014-1980-MCUB-CUX-ZV - Downtown Los Angeles

Transcription

Similar documents

Please Print this Coupon and bring it to the Restaurant.

Restaurant Chez Dominique

Maggiano`s Little Italy.indd

Well-Traveled Wife

pacote careways Maio 2012final

Dog Meet and Greet! Saturday June 6th

Thomas heneage arT Books

Sugarcane Restaurant

restaurants - Harmon Sign

April 15th - Restaurants – Something to Eat for Everyone!