5/13/2016 Jose Elias Env. Case No.: ENV-2016-1682-CE ZA - - PDF document

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ZA 2016-1681-CUB 5/13/2016 Jose Elias

• Env. Case No.: ENV-2016-1682-CE

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1 CONDITIONAL USE - ATTACHMENT – 1 “Don Francisco” 541 S. Spring Street, #124-126 Los Angeles, CA 90013 Representative: Elizabeth Peterson Group, Inc. 400 S. Main Street, Suite 808 Los Angeles, CA 90013 T: 213-620-1904 F: 213-620-1587 elizabeth@epgla.com Applicant/Owner: DF Roasters, LP 2700 Fruitland Avenue Vernon, CA 90058 T: 323-582-0671 f.aparicio@gavina.com REQUEST(S): Pursuant to the Los Angeles Municipal Code, section 12.24-W,1; the applicant requests a new conditional use to permit the on-site sales, service, and consumption of beer and wine only in conjunction with a 2,126 SF restaurant having 34 interior seats with an additional 10 seats on 246 SF of covered

• utdoor dining having hours of operation from 6:00am to 2:00am, daily.

BACKGROUND: Brothers Jose Maria and Ramon Gavina journeyed from their native home in Spain to southern Cuba where they took up the craft of coffee production in the late 1800s. Since that time, the art of making coffee has been passed down from generation to generation. After migrating to Los Angeles, the sons and daughter decided to continue the family business by founding F. Gavina & Sons, Inc. in 1967. While their focus has shifted over the years from cultivation to coffee roasting, and wholesale distribution, the end goal has remained the same – creating fine coffee – and doing it the right way from bean to cup. The company owns Gavina Gourmet Coffee, Don Francisco’s Coffee, and Café La Llave Espresso. Now, they turn to opening their first brick and mortar concept here in Los Angeles celebrating the communality of sitting down to a cup of coffee and the sharing of meals. They will be serving coffee along with breakfast, lunch, and dinner and are requesting the ability to serve beer and wine alongside. The subject site for this Conditional Use Permit request is one of the ground floor interior unit spaces in the Spring Arcade Building, which is a designated Historic-Cultural Monument by the City of Los Angeles (LA-137). The subject tenant will occupy just over 2,000 square feet within the twelve-story

• building. The building itself is located with frontages on Spring Street and Broadway between W. 5th

Street and W. 6th Street with a street-level full-length arcade. It has a General Plan Land Use designation

• f Regional Center Commercial. Recognized by the California Office of Historic Preservation, the

building is located within the Broadway Theater and Entertainment District and zoned as [Q] C5-4D- CDO-SN, being subject to the Q-conditions of Ordinance No. 180871 and D-limitations of Ordinance No. 164307. Surrounding uses in the area consist of mixed-use commercial and residential lofts with multiple surface parking lots situated in the immediate area. Ground floor uses surrounding the Spring Arcade Building are dedicated for similar retail use, which include coffee shops, restaurants, boutiques, and small markets. Historic Features

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2 The Spring Arcade Building (LA-137) was originally constructed in 1924 as the Mercantile Arcade Building replacing Mercantile Place, a then Los Angeles landmark for nearly 40 years. The new building was designed by McDonald and Couchot, who drew their inspiration from the Burlington Arcade in

• London. The original layout included 61 shops and 350 offices in two 12-story towers, one facing Spring

Street and one facing Broadway. Its architectural detailing consist of a curved skylight running between the two buildings and Spanish Renaissance entryways with a Beaux-Arts exterior. Recent Changes In 2013, a Master Conditional Use Permit (ZA 2013-1068-MCUP) was issued for the sales and dispensing of beer and wine and a full-line of alcohol for on-site consumption in conjunction with one existing and six new venues on the ground floors of the Spring Street Arcade Building and the Thom McCan Building. The Spring Arcade building with its wide range of shops and eateries has become increasingly more popular, drawing many visitors and downtown residents to the area. . It has served the area as a retail mall for many years and features office spaces on the second and third floors with 143 residential units above. The ground floor currently is home to Green Grotto, Guisados, Garcons de Café, Gelataria Uli, and Crepes Sans Frontieres with slated openings for Downtown Donuts, Clayton’s Public House (full-service restaurant), and another sushi full-service restaurant. The building has hosted several well-loved community-minded events including Oktoberfest and the monthly Shopwalk DTLA Pop Up Marketplace. GENERAL CONDITIONAL USE FINDINGS:

• i. That the project will enhance the built environment in the surrounding neighborhood or will

perform a function or provide a service that is essential or beneficial to the community, city, or region. The proposed project will enhance the built environment and will contribute a service that is unique and beneficial in the surrounding community. First, the approval of this conditional use will enhance the built environment through furthering the revitalization efforts already in progress on site as it will fill yet another vacant retail spot within the arcade. Drawing more foot traffic into the retail arcade will not only provide more eyes on the street and benefit public safety but will boost the economic viability of the existing tenant spaces. The proposed project will perform a function that is beneficial to the community. There are 143 residential units directly above the subject site that will directly benefit from having this coffee shop and restaurant conveniently located on the ground floor. The area is seeing a rapidly growing residential, visitor, and tourist base and the need for hospitality-oriented businesses is correspondingly

• increasing. The project will turn a dark and blighted tenant space into a light, bright and populated space –

therefore boosting the continuity of the arcade wall and creating a stronger sense of place.

• ii. That the project's location, size, height, operations and other significant features will be

compatible with and will not adversely affect or further degrade adjacent properties, the surrounding neighborhood, or the public health, welfare, and safety. The project is located in the Historic Core of Los Angeles, which is designated as a Regional Center. The request for beer and wine sales in conjunction with this bona-fide restaurant is compatible with this designation and is a typical amenity offered to downtown restaurant goers. The applicant will be serving a full menu of food including breakfast, lunch, and dinner as well as some of their esteemed coffees. The project is sited in an existing 12-story building and within an existing tenant space – there will be no new floor area added. As such, the project conforms to its D-Limitation and its height, size, and bulk will remain compatible with the other Arcade tenants and the surrounding buildings. The applicant is not requesting live entertainment and due to the small size of the space, the project is not anticipated to cause undue noise externalities. The space is removed from the sidewalk and has its own entrance completely

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3 separate from the entrance to the residential lobby. There is outdoor seating proposed but it is within the arcade on private property and is compatible with what other tenant spaces already offer. There is no parking available on-site but there are a plethora of surface lots and street parking in the area. Many patrons are also anticipated to be arriving by foot, bicycle and public transit being in the popular locale of the Historic Core. All in all, the proposed scope of work for a change of use from vacant retail to restaurant/café with beer and wine sales will not be injurious to surrounding properties, is compatible with the type of development in the area and will benefit public health, welfare and safety.

• iii. That the project substantially conforms with the purpose, intent and provisions of the General

Plan, the applicable community plan, and any applicable specific plan. The project is located within the Spring Arcade Building, and is zoned [Q]C5-4D-CDO-SN, which allows for commercial uses including restaurant uses. The proposed sale of wine and beer only in conjunction with this restaurant is therefore in accordance with the site’s zoning designation. Further, the project is located within the Central City Community Plan Area, which is designated in the General Plan Framework as the “Downtown Center”. The Spring Arcade Complex is indeed consistent with many of the policies and objectives of the Plan, including:  Policy 2-1.2:1 To maintain a safe, clean, attractive, and lively environment.  Policy 2-2.2: To encourage pedestrian-oriented and visitor serving uses during the evening hours.  Program: Develop a plan and otherwise facilitate the development of night-time entertainment uses, such as night clubs, bars, comedy clubs, dance clubs, restaurants and theaters in the vacant portions of the historic buildings on Broadway and in the Broadway National Register Historic District which will rehabilitate the structures, revitalize the district and foster a 24-hour downtown.  Policy 2-4.1: Promote night life activity by encouraging restaurants, pubs, night clubs, small theaters, and other specialty uses to reinforce existing pockets of activity. Through re-activating this vacant retail space in the Historic Spring Arcade Building with a neighborhood-serving restaurant that will directly serve the 143 residential units above along with the mix

• f employees and visitors in the area, the proposed project substantially conforms with the vision set forth

in the General Plan and Community Plan to create a mixed-use, safe 24-hour downtown environment for visitors, employees and residents. ADDITIONAL FINDINGS

• a. Explain how the proposed use will not adversely affect the welfare of the pertinent community.

The proposed use will not adversely affect the welfare of the pertinent community; instead, it will provide a beneficial service to the area. The proposed use will fill in a currently vacant spot within the Spring Arcade and therefore will increase foot traffic into the complex. Therefore, it will not only help neighboring businesses and boost public safety. The proposed use will be a convenient spot for those living in the units above to dine, enjoy a glass of wine, or grab a coffee and pastry on the way to work. With a menu consisting of breakfast, lunch, and dinner options, the proposed use will benefit the vast number of employees, visitors, and residents of downtown who demand a diverse offering of food and beverage outlets. The use has its own separate entrance removed from the sidewalk and removed from the residential lobby and therefore patrons will not have access to the residential floors. The request to serve beer and wine is typical for restaurants in downtown and is an amenity that many restaurant goers now

• command. The proposed sales and service of beer and wine will not cause any undue externalities; as

stated, there will be a full menu of food offered throughout the day and the applicant will ensure the

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4 restaurant is responsibly managed. Due to the small size of the project, and no request for live entertainment, the request is not anticipated to cause undue noise externalities. The proposed use will benefit the community.

• b. Explain how the approval of the application will not result in or contribute to an undue

concentration of such establishments. No, the approval of this conditional use permit will not result in or contribute to an undue concentration

• f such establishments. The Spring Arcade Building is a unique cultural establishment, offering patrons

the likes of Austrian sausages, British pub fare, Mexican braises, Italian gelato, Japanese yakitori & sushi, and multiple French bistros. The addition of the proposed restaurant will bring another unique dining

• ption to the Arcade and will be an amenity serving coffee and pastries in the morning along with lunch-

fare and casual dinner options. The proposed use will be a bona-fide restaurant establishment and will not

• perate like a nightclub or bar where alcohol is the primary use. The mode and character of the restaurant

will be casual and inviting, drawing a refined clientele. The intensity of the restaurant is relatively small

• ccupying just over 2,000 SF of floor area with 44 seats. There will be no live entertainment or dancing.

Being located in the City Center, the number of active ABC licenses is expected to exceed ABC

• thresholds. With this in mind, and due to the size, scope and mode of the operations, the approval will not

result in an undue concentration.

• c. Explain how the approval of the application will not detrimentally affect nearby residential zones
• r uses.

The proposed project is located within the dense commercial region of Downtown Los Angeles. Nearby residential uses already are immersed in a lively, mixed-use urban environment. The proposed use, which

• ccupies an interior tenant space in the Spring Arcade Building, will not cause an undue amount of noise
• r traffic to the already bustling region. In fact, nearby residential uses will benefit from the added

amenity of a convenient restaurant that is family-friendly and welcoming. The café will also be open in the morning, benefitting those living above and nearby as they can grab coffee or breakfast to-go or sit-

• down. The request for beer and wine sales is a well-sought after amenity at restaurants, especially those

located in downtown centers. The building is a mixed-use building with several existing restaurants serving alcohol on the ground floor. The request for alcohol service will allow the business to compete with neighboring restaurants and will be an amenity in addition to food service. The request therefore will not be detrimental to nearby residential uses.

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