[PDF] - ZA 2016-1920-CUB ENV-2016-192-EAF CUB 6/1/2016 Lisette PDF Document

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ZA 2016-1920-CUB ENV-2016-192-EAF Lisette Covarrubias CUB 6/1/2016

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CONDITIONAL USE A T T A C H M E N T – 1 1124 S San Julian Street, Unit 101 Los Angeles, CA 90015 Pursuant to 12.24-W,1, the applicant requests a new Conditional Use to permit the sales and service of a full-line of alcoholic beverages for on-site consumption in conjunction with a new 333-seat 9,571 SF interior restaurant with an additional 124 seats on a 1,777 SF outdoor patio. Requesting live entertainment and hours of operation 8am-12am Sun-Thu and 8am-1am Fri-Sat. Background: Slanted Door is a restaurant providing customers with a modern take on Vietnamese cuisine. Serving San Francisco since 1995, the restaurant has a menu that has become overwhelming popular with a diverse customer base throughout the San Francisco area. Executive Chef Charles Phan travels to the original source of each item on his menu to study the traditional Vietnamese techniques, ingredients, and flavors for premium food quality. He then makes the food his own by recreating the dishes with modern influences and fresh local ingredients. The Slanted Door is committed to staying local and has partnered with many San Francisco purveyors such as Strauss Family Creamery, Dirt Girl Produce, and Star Route

Farms. It is in these strong local partnerships that the restaurant is able to serve delicious cuisine while

practicing sustainability. The restaurant has been praised by The Los Angeles Times, The New York Times, Zagat, Epicurious, The San Francisco Chronicle, and has even been awarded The Outstanding Restaurant Award by the James Beard Foundation in 2014. With an outstanding track record and success, Slanted Door is excited to be opening an off-shoot of its San Francisco restaurant here in Los

Angeles. The request for a new Conditional Use to permit the sales and service of a full-line of alcoholic

beverages is in conjunction with this new location. The proposed restaurant is sited at 1124 South San Julian Street in the City Market South development. The building is two stories tall and has a basement level. The 2nd story will be leased as office space. Slanted Door will occupy the Northwest portion of the 1st floor and a portion of the basement. RossoBlu, which was entitled under ZA-2015-3280-MPA, will occupy the rest of the 1st floor and basement; it is under construction currently. Both will have their own patios outside. The building was entitled under the Master Conditional Use (ZA-2014-1980-MCUP-ZV) for alcohol sales in conjunction with 3 proposed restaurants and 1 market, but at the time of filing the tenants were unknown. The space was subsequently leased to two restaurants instead of three. Due to an increase in floor area and seat count, the requests herein sought are under a new Conditional Use permit. The redevelopment of City Market South is pivotal to the revitalization of this neighborhood. The request for alcohol sales in conjunction with the proposed restaurant in the City Market South development will aid in achieving this vision for the area. 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. Representative: Elizabeth Peterson Group, Inc. 400 S. Main Street #808 Los Angeles, CA 90013 T: 213-620-1904 F: 213-620-1587 elizabeth@epgla.com Applicant: SDLA, LLC 238 Capp Street San Francisco, CA 94110 T: (415)-215-2819

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The approval of this request will enhance the built environment and benefit the community, city and

region. While the Fashion District has many daytime visitors, it does not provide them a wide variety of

food or many reasons to stay past 5pm. The proposed restaurant will serve this patron base and will draw increased foot traffic into the evening, benefitting public safety and adding a much needed amenity in the

area. Further, City Market South has over 30,000 square feet of office uses and is in the process of

leasing those out to tenants. The restaurant will most directly serve these future office workers and will afford them a unique, and high-caliber dining option to meet clients for meetings, grab dinner with coworkers after work, and engage with other companies located in the development. The requested alcohol sales is customary for this type of full-service restaurant and is a much-desired amenity for restaurant goers. The applicant is well-versed in the food and beverage industry and will ensure that the

perations are responsibly managed. The restaurant will complement the existing garment/office

buildings surrounding the development as it will provide those workers the added amenity of a full-service

restaurant. There will be substantial greenery and a reactivated outdoor landscape that will positively add

vibrancy to the streetscape and deter nuisance and vagrant activities.

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’s location, size, height and operations will be compatible with and will not adversely affect or degrade adjacent properties while also benefiting the public health, welfare and safety. The project is located in the Fashion District; surrounding properties are developed with commercial wholesale retailers and wholesale marts with the Santee Alley shopping area within walking distance to the site. The proposed restaurant is compatible with these uses. The restaurant is a part of the City Market South redevelopment and will catalyze the establishment of the Fashion District as a full-service 24/7

neighborhood. It will provide a central area for patrons, tenants, and workers of City Market South to

gather and enjoy outdoor dining and open space and be a convenient spot for the many employees and visitors to the surrounding area. The applicant is repurposing an existing tenant space in the existing building last used as a wholesale produce mart; as such, the project’s size and height will not be altered. The building is similarly sized to surrounding buildings as well. There will be valet available to those coming to the restaurant as well as bicycle parking spaces. The façade will be well-lit and there will be security on-site. There will be other restaurants, and bars on-site that have similar hours of operation and entitlements for alcohol. Therefore, it aligns with its surrounding neighboring uses. The restaurant will draw pedestrian foot-traffic and bring activity to this area past 5pm, bolstering public safety and creating a light, vibrant presence in the area. Through reactivating this large and vacant space and providing much- needed open space with an extensive outdoor patio, the project will benefit public health through deterring crime, nuisance and vagrancy while giving the building a much-needed facelift. The restaurant with alcohol sales will be a unique dining spot that will serve the surrounding office workers, visitors and residents in the area.

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 substantially conforms with the purposes, intent, and provisions of the General Plan, the applicable community plan and any applicable specific plan. The project is located in the Central City Community Plan and is located in a M2 zone having a Light Manufacturing Land Use Designation. Restaurants are allowable by-right in the M2 zone and the applicant is not requesting deviation from any zoning regulation except for the requested conditional use herein sought for alcohol sales – a typical amenity offered at full-service restaurants and well-sought after by restaurant goers. The Community Plan emphasizes a number of issues that need attention including “lack of neighborhood-oriented businesses to support residential areas,” “lack of the necessary mix of retail to attract a variety of users to the downtown area in the evenings and on weekends,” and “perceived lack of safety and cleanliness.” Each

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f these problems are addressed with the opening of Slanted Door at City Market South. In fact, the

proposed restaurant aligns with the following Objectives and Policies of the Plan:  Policy 2-1.2: To maintain a safe, clean, attractive, and lively environment.  Objective 2-4: To encourage a mix of uses which create an active, 24-hour downtown environment for current residents and which would also foster increased tourism.  Policy 2-4.1 Promote night life activity by encouraging restaurants, pubs, nightclubs, small theaters, and other specialty uses to reinforce existing pockets of activity. Through renovating an aging and vacant building for this proposed use, and repopulating it with a vibrant restaurant headed by a successful restauranteur, the project aligns with the vision of the Community Plan to revitalize the South Market area of Central City and will directly benefit tourists, visitors, employees and residents of downtown. Additional Findings

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

The subject property is zoned for industrial uses, which allows for restaurants by-right. The surrounding area is comprised of both commercial and wholesale uses focused on daytime activities and lacks activity past 5pm, when many of the vendors close. The area is a restaurant desert when it comes to full-service, high-caliber restaurants like Slanted Door. The opening of Slanted Door at this location will serve a need for more activity in the evening and will boost safety in the area through increasing foot-traffic and being a light, secure presence. The applicant is well-versed in the food and beverage industry and is highly- acclaimed for his San Francisco location; accordingly, the proposed use will be well-run and responsibly

managed. While the business will be run as a primary food-driven concept, the request for alcohol sales

is typical for restaurants of this caliber and will be a much-desired amenity for those dining at the location. Valet service will be offered to patrons and the site will have bicycle parking; in addition, it is well served by public transit including lines 51, 52, 352, 66 and the Dash E. Accordingly, the additional patrons attending the restaurant will not overburden the community due to parking or traffic congestion. The investment in the site is pivotal to the revitalization of the South Markets and will complement the existing surrounding community while also boosting economic activity. All in all, the proposed use will benefit the local community.

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

concentration of such establishments. Although the approval of this conditional use will exceed the allocated number of ABC license in the Census Tract, it will not cause an undue concentration due to the mode and character of the restaurant. The proposed use will deter rather than increase crime in the area through renovating this currently vacant space, drawing increased foot traffic through all hours of the day, and increasing cleanliness and safety through the provision of façade lighting, security cameras and security personnel. The applicant is well-versed in the food and beverage industry, running the highly-acclaimed Slanted Door in San Francisco and has no disciplinary history on record with the ABC for its San Francisco operations. The restaurant will be run as a primarily food-driven business and alcohol sales will be an added amenity for restaurant-goers – a typical offering for a restaurant of this mode and character. The proposed use is located in the Central City area of Los Angeles, which is a commercial and tourist hub of the City; therefore is ripe for these type of hospitality-oriented businesses. The concept is a unique restaurant with a menu of refined Vietnamese food in an intimate setting, which will serve the growing employee, resident, and business owner base of the area that currently lacks restaurant of this quality.

ii. Explain how the approval of the application will not detrimentally affect nearby residential

zones or uses.

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The proposed project will not be detrimental to nearby residential zones. The site is zoned M2 with a corresponding Land Use Designation of Light Manufacturing. The area is heavily developed with commercial, wholesale and industrial uses. There are no residential uses or zones within 500 feet of the subject site. The proposed use therefore will not adversely affect nearby residents in terms of noise, traffic, or congestion. The proposed use will in fact benefit the larger residential community through being a unique restaurant offering near the Fashion and Flower Markets, complementing the shopping uses and being a welcoming dining spot with hours of operation throughout the entirety of the day.

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P L SAN JULIAN ST. EXISTING SIDEWALK EXISTING ALLEY

UP UP UP UP

NO WORK BUILDING 18 BUILDING 17 BUILDING 16 1124-1128 SAN JULIAN ST. APN 5145025002 1130-1132 SAN JULIAN ST. APN 5145025002 AREA OF RESTAURANT GROUND LEVEL PATIO REST. PATIO NO WORK NO WORK 6900 GROSS SF - RESTAURANT LEVEL 4654 GROSS SF - LOWER LEVEL 2680 SF 770 SF

59' - 11" 12' - 10" 74' - 6" 18' - 7" 68' - 11" 39' - 10" 84' - 9"

N

0' 4' 8' 16' 32'

PL PL PL PL PL PARKING: 72 PARKING SPACES PROVIDED FOR CITY MARKET SITE OFF- SITE VIA A LEASE PER ZA-2014-1980-MCUP-ZV

All drawings and written material appearing herein constitute

riginal and unpublished work of the Architect and may not be

duplicated,used or disclosed without written consent of the Architect. Scale: Drawn By: Checked By: Print Date:

1/8" = 1'-0" 1/4/2016 2:50:32 PM

1124-1128 S. San Julian Street Los Angeles, CA 90015

Author Checker

CUP - Plot Plan

A.0.01

Slanted Door Los Angeles

1/8" = 1'-0" 1 CUP PLOT PLAN

Issues/ Revisions Issue # Description Date

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DN DN UP UP UP UP

C C B B B B 24x60 24x60 24x60 24x60 24x60 C 24x60 24x60 24x60 24x60 24x60 24x60 24x60 24x60 24x60 FLAKER ICE 24x60 24x60 24x60 24x60 24x60 B

1 2 3 4 4.1 5 6 A B C D E F G H

745 SF Ground Level Patio Dining 2,448 SF Kitchen 134 SF Bar 329 SF Lounge 1,328 SF Dining 630 SF Dining 303 SF Patio Lounge 252 SF Patio Dining 477 SF Ground Level Patio Lounge 184 SF Bar

4

PL PL PL

NO WORK NO WORK

N

Server Pick-Up Service Pick-Up Chef's Line Service Bar Dishwashing Chef's Line Loading Dock

59 57 65 63 69 67 73 71 77 75 81 79 200 201 199 203 204 202 205 329 229 230 223 224 221 222 235 236 233 234 219 220 31 29 32 30 37 35 38 36 41 39 42 40 47 45 48 46 51 49 52 50 55 53 56 54 44 43 34 33 61 198197 276 275 274 273 280 279 278 277 282 284 264 263 262 261 268 267 266 265 252 251 250 249 256 255 254 253 260 259 258 257 240 239 238 237 244 243 242 241 248 247 246 245 231 232 225 226 227 228 272 271 270 269 83 3 1 2 9 7 10 8 13 11 14 12 19 17 20 18 23 21 24 22 27 25 28 26 16 15 6 5 119 117 120 118 123 121 124 122 127 125 128 126 105 103 106 104 109 107 110 108 113 111 114 112 102 101 135 133 136 134 139 137 140 138 143 141 144 142 132 131 116 115 130 129 146 145 337 336 95 93 96 94 99 97 100 98 91 89 92 90 87 85 209 210 213 214 215 216 217 218 60 58 62 64 66 68 70 72 74 76 78 80 82 84 86 88 167 171 170 168 169 172 176 175 173 174 177 181 180 178 179 182 186 185 183 184 187 191 190 188 189 192 196 195 193 194 151 147 148 150 149 156 152 153 155 154 161 157 158 160 159 166 162 163 165 164 208 206 207 219 220 223 224 225 226 211 212 221 222 283 281 311 312 313314 315316 317 318319 320321 322323 324 310 309 304 301 303 302 308 305 307 306 300 297 299 298 288 285 287 286 292 289 291 290 296 293 295 294 330 328 335 326 327 325 331 332 334 20' - 0" 20' - 0" 20' - 0" 1' - 0" 19' - 0" 20' - 0" 18' - 6" 18' - 6" 18' - 6" 18' - 6" 18' - 6" 18' - 6" 18' - 6" 333 338

All drawings and written material appearing herein constitute

riginal and unpublished work of the Architect and may not be

duplicated,used or disclosed without written consent of the Architect. Scale: Drawn By: Checked By: Print Date:

1/8" = 1'-0" 1/4/2016 2:50:42 PM

1124-1128 S. San Julian Street Los Angeles, CA 90015

Author Checker

CUP - Ground FL Plan

A.0.02

Slanted Door Los Angeles

1/8" = 1'-0" 3 CUP - GROUND LEVEL Name Function Area Occp. Factor Comments (E) Basement Bar Kitchen/Bar 170 SF 200 Bar Seating Bar Area (Concentrated) 50 SF 7 Booth Seating Booth Dining (fixed) 24"/Occupant 284 SF Kitchen Kitchen/Bar 945 SF 200 Lounge Seating Unconcentrated Seating 1,109 SF 15 Storage

Aux. Storage

951 SF 300 WC N/A 411 SF 3,920 SF (N) Level 1 FFE Bar Kitchen/Bar 318 SF 200 Bar Seating Bar Area (Concentrated) 171 SF 7 Booth Dining Booth Dining (fixed) 24"/Occupant 307 SF Dining Unconcentrated Seating 1,958 SF 15 Ground Level Patio Dining Unconcentrated Seating 745 SF 15 Ground Level Patio Lounge Unconcentrated Seating 477 SF 15 Kitchen Kitchen/Bar 2,448 SF 200 Lounge Unconcentrated Seating 329 SF 15 Patio Dining Unconcentrated Seating 252 SF 15 Patio Lounge Unconcentrated Seating 303 SF 15 Reception Unconcentrated Seating 120 SF 15 7,428 SF

NOTABLE ARE AS GROSS SQUARE FE E T

GROUND LEVEL (INCLUDING PLATFORM): 7,641 SF GROUND LEVEL PATIO: 2,650 SF LOWER LEVEL: 4,965 SF TOTAL GROSS SQUARE FEET: 15,256 SF

SE AT COUNTS

RESTAURANT LEVEL (COVERED): 222 BAR 12 LOUNGE 14 DINING 196 RESTAURANT LEVEL PATIO (UNCOVERED): 36 LOUNGE 18 DINING 18 GROUND LEVEL PATIO: 88 BAR 16 LOUNGE 24 DINING 48 LOWER LEVEL: 111 BAR 9 LOUNGE 102 TOTAL SEAT COUNT: 457

Issues/ Revisions Issue # Description Date

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UP UP

24x48 24x48 24x48 24x60 24x42 24x42 2 4 x 4 2 A 24x42 24x42 24x42 24x42 24x42 24x42 24x60 24x60 24x60 24x60 24x60 24x60 24x60 24x60

1 2 3 4 4.1 A B C D E F G H

945 SF Kitchen 263 SF Storage 158 SF Storage 288 SF Storage 1,109 SF Lounge Seating 170 SF Bar WC WC NO WORK Chef's Line Chef's Line Pastry 243 SF Storage Dishwashing

85 86 87 88 84 89 90 91 32 31 30 29 28 27 54 51 48 45 78 76 79 77 82 80 83 81 74 72 75 73 70 68 71 69 66 64 67 65 26 25 24 23 40 37 34 42 43 62 60 63 61 58 56 59 57 8 7 6 5 4 3 2 1 12 11 10 9 20 19 18 17 16 15 14 22 21 13 95 97 96 100 99 102 101 104 103 106 105 111 109110 107108 93 94 33 35 36 38 39 41 44 46 47 49 50 52 53 55 92 18' - 6" 18' - 6" 18' - 6" 18' - 6" 18' - 6" 18' - 6" 18' - 6" 20' - 0" 20' - 0" 20' - 0" 1' - 0"

All drawings and written material appearing herein constitute

riginal and unpublished work of the Architect and may not be

duplicated,used or disclosed without written consent of the Architect. Scale: Drawn By: Checked By: Print Date:

1/8" = 1'-0" 1/4/2016 2:50:52 PM

1124-1128 S. San Julian Street Los Angeles, CA 90015

Author Checker

CUP - Basement FL Plan

A.0.03

Slanted Door Los Angeles

Issues/ Revisions Issue # Description Date

Name Function Area Occp. Factor Comments (E) Basement Bar Kitchen/Bar 170 SF 200 Bar Seating Bar Area (Concentrated) 50 SF 7 Booth Seating Booth Dining (fixed) 24"/Occupant 284 SF Kitchen Kitchen/Bar 945 SF 200 Lounge Seating Unconcentrated Seating 1,109 SF 15 Storage

Aux. Storage

951 SF 300 WC N/A 411 SF 3,921 SF (N) Level 1 FFE Bar Kitchen/Bar 318 SF 200 Bar Seating Bar Area (Concentrated) 171 SF 7 Booth Dining Booth Dining (fixed) 24"/Occupant 307 SF Dining Unconcentrated Seating 1,958 SF 15 Ground Level Patio Dining Unconcentrated Seating 745 SF 15 Ground Level Patio Lounge Unconcentrated Seating 477 SF 15 Kitchen Kitchen/Bar 2,448 SF 200 Lounge Unconcentrated Seating 329 SF 15 Patio Dining Unconcentrated Seating 252 SF 15 Patio Lounge Unconcentrated Seating 303 SF 15 Reception Unconcentrated Seating 120 SF 15 7,429 SF

NOTABLE ARE AS GROSS SQUARE FE E T

GROUND LEVEL (INCLUDING PLATFORM): 7,641 SF GROUND LEVEL PATIO: 2,650 SF LOWER LEVEL: 4,965 SF TOTAL GROSS SQUARE FEET: 15,256 SF

SE AT COUNTS

RESTAURANT LEVEL (COVERED): 222 BAR 12 LOUNGE 14 DINING 196 RESTAURANT LEVEL PATIO (UNCOVERED): 36 LOUNGE 18 DINING 18 GROUND LEVEL PATIO: 88 BAR 16 LOUNGE 24 DINING 48 LOWER LEVEL: 111 BAR 9 LOUNGE 101 TOTAL SEAT COUNT: 457 1/8" = 1'-0" 1 CUP - LOWER LEVEL

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1124-11285, SAN JULIAN STREET LOSANGELESCA 90015 LEGAL DESCRIPTION: LOTS.l TO 7 &13TO22, BLOCK 17, O.W. CHILD'S TMCT, M,R.6-378.

CASE NO.:

DATE:

04-18-2016

SCALE:

1" = 100'

USES;

FIELD D.M i 124.5 A211,124 5 A2Og

T.B. PAGE: 634 cRlD: F{

APN: 51 45-025-001,002,007 thru 01 1

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SITE LOCATION: 1124-1128 S. SAN JULIAN STREET LOSANGELES CA 90015

CASE NO.

DATE: 04 - 18-2016

D.M.: 124.5 A 21 1, 124.5 A 209

T.B. PAGE:634 GRID: F-6 APN: 5145-025-001,002 5145-025-007 thru 01 1

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