5/13/2016 Jose Elias Env. Case No.: ENV-2016-1682-CE ZA 2016-1681-CUB
CONDITIONAL USE - ATTACHMENT – 1 “Don Francisco” 541 S. Spring Street, #124-126 Los Angeles, CA 90013 Representative: Applicant/Owner: Elizabeth Peterson Group, Inc. DF Roasters, LP 400 S. Main Street, Suite 808 2700 Fruitland Avenue Los Angeles, CA 90013 Vernon, CA 90058 T: 213-620-1904 T: 323-582-0671 F: 213-620-1587 f.aparicio@gavina.com elizabeth@epgla.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 outdoor 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 Coff ee, 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. 5 th Street and W. 6 th Street with a street-level full-length arcade. It has a General Plan Land Use designation of 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 1
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 2
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