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ZA-2008-2464-CUB-ZV-1A ALBERT LANDINI213-978-1318 9
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Name($), AppliC:ant/Represelltativfl, Address, and f!~one t-1~111bet. . .• . ·•··· _ .·._ .··.·. .• _•.. ·... ·.· .-• .· MEHDI BOLOUR, CHRISTINA KIM & REP.: ELIZABETH PETERSON DENLEY INVESTMENTS, INC. ELIZABETH PETERSON GROUP, INC. 1710 N. MCCADDEN PLACE 1850 INDUSTRIAL STREET 606 LOS ANGELES, CA 90028 LOS ANGELES, CA 90021
·.·· Name(s);Appellanf/Representative,,Addl"~s~;and·pl\oneNI!IIJber: ... . . ·. - ...... ·... ·. . . . . ' .. ..· . . . . .· ... . . SAMMY CHOA REP.: STEVE CATALANO TEN THIRTY EIGHT, INC. KINDEL GAGAN, INC. 1038 S. HILL STREET 550 S. HOPE STREET 530 LOS ANGELES, CA 90015 LOS ANGELES, CA 90071 213-746-4674
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Denied the appeal; Sustained the Zoning Administrator's decision 1) for the approval of Conditional Use permit, to allow the sale and dispensing of a full line of alcoholic beverages for on-site consumption in conjunction with the interior remodel of the existing 40,754 square-foot vacant historical theater (Belasco Theatre - LA Historical Monument #476) including ancillary theater, two restaurants with 622 seats and a total occupancy of no more than 1,537 patrons, a nightclub and live entertainment, and 2) Dismissed of a Conditional Use permit request to allow patron dancing, and 3) Approved a request for a Variance from Los Angeles Municipal Code Section 12.12-A to allow public dancing in the existing historic theater/commercial entertainment establishment to be comprised of three dance floors having a total of 3,903 square-feet as otherwise not allowed. Adopted environmental clearance Mitigated Negative Declaration Reconsideration ENV-2008-2465-MND-REC1 and REC2.
/ Fiscal Impact Statement ~Determination states administrative costs Yes !II NoD are recovered through fees. ENV-2008-2465-MND-REC1-REC2 7-0
~ ryo7 SEP 0 3 2010 JA~ILLlAM c'tJm&n Exec~e Assistant I "D""at.,e~:------( C:\~ocuments an~ Settings~william\Desktop\08-2464 A. lANDINI\COUNCIL TRANSMITTAL FORM 08-2464.doc CENTRAL AREA PLANNING COMMISSION 200 N. Spring Street, Room 272, Los Angeles, California, 90012-4801, (213) 978-1300 www.lacity.org/PLN/index.htm
Determination Mailing Date: AUG 1 2 2010
CASE: ZA-2008-2464-CUB-ZV-1A Location: 1050 S. Hill Street CEQA: ENV-2008-2465-MND-REC1-REC2 Council District: 9 - Perry Plan Area: Central City
Applicant: Mehdi Bolour, Christina Kim and Denley Investments, Inc. Representative: Elizabeth Peterson, Elizabeth Peterson Group, Inc.
Appellant: Sammy Choa, Ten Thirty Eight Inc. Representative: Steve Catalano, Kindel Gagan, Inc.
At its meeting on July 27, 2010, the following action was taken by the Central Area Planning Commission:
1. Denied the appeal. 2. Approved a Conditional Use to permit the sale and dispensing of a full line of alcoholic beverages for on-site consumption, in conjunction with the interior remodel of the Belasco Theater. 3. Approved a Variance from Los Angeles Municipal Code Section 12.12-A to allow public dancing in the existing historic theater/commercial entertainment establishment. 4. Adopted the attached modified Conditions of Approval. 5. Adopted the attached Findings. 6. Adopted Mitigated Negative Declaration No. ENV-2008-2465-MND-REC1-REC2.
Fiscal Impact Statement: There is no General Fund impact as administrative costs are recovered through fees.
This action was taken by the following vote:
Moved: Acevedo Seconded: Martorell Ayes: Suh, Y. Kim Absent: J. Kim
Date/A eals: This action of the Central Area Planning Commission regarding the Zone Variance ill final after 20 da s from the mailin date on this determination unless an appeal is filed within that time to the City Council. All appeals shall be filed on forms provided at the Planning Department's public Counters at 201 North Figueroa Street, Third Floor, Los Angeles, or at 6262 Van Nuys Boulevard, Room 251, Van Nuys. Forms are also available on-line at www.lacity.org/pln.
Final Appeal Date: ____sEP .:___:_o 1 zom ______
If you seek judicial review of any decision of the City pursuant to California Code of Civil Procedure Section 1094.5, the petition for writ of mandate pursuant to that section must be filed no later than the 90th day following the date on which the City's decision became final pursuant to California Code of Civil Procedure Section 1094.6. There may be other time limits which also affect your ability to seek judicial review.
Attachments: Modified Conditions of Approval, Findings Zoning Administrator: Albert Landini ZA-2008-2464-CUB-ZV-1 A 2
CONDITIONS
1. All other use, height and area regulations of the Municipal Code and all other applicable government/regulatory agencies shall be strictly complied with in the development and use of the property, except as such regulations are herein specifically varied or required.
2. The use and development of the property shall be in substantial conformance with the plot plan submitted with-the application and marked Exhibit "A", except as may be revised as a result of this action.
3. The authorized use shall be conducted at all times with due regard for the character of the surrounding district, and the right is reserved to the Zoning Administrator to impose additional corrective Conditions, if, in the Administrator's opinion, such Conditions are proven necessary for the protection of persons in the neighborhood or occupants of adjacent property.
4. All graffiti on the site shall be removed or painted over to match the color of the surface to which it is applied within 24 hours of its occurrence.
5. A copy of the first page of this grant and all Conditions and/or any subsequent appeal of this grant and its resultant Conditions and/or letters of clarification shall be printed on the building plans submitted to the Zoning Administrator and the Department of Building and Safety for purposes of having a building permit issued.
6. The applicant shall defend, indemnify and hold harmless the City, its agents, officers, or employees from any claim, action, or proceeding against the City or its agents, officers, or employees to attack, set aside, void or annul this approval which action is brought within the applicable limitation period. The City shall promptly notify the applicant of any claim, action, or proceeding and the City shall cooperate fully in the defense. If the City fails to promptly notify the applicant of any claim action or proceeding, or if the City fails to cooperate fully in the defense, the applicant shall not thereafter be responsible to defend, indemnify, or hold harmless the City.
7. Approved herein is the sale of a full line of alcoholic beverages at the following locations:
Floor Area I Seating Belasco Theater & Entertainment Complex encompasses a total 40,754 SF. Interior Building Area 38,506 SF. (excluding patio area)
Patio Area (Ground Floor Patio & Mezzanine Deck and Patio Areas) 2,248 SF
Occupied area is 40,754 SF (38,506 SF + 2,248 ZA-2008-2464-CUB-ZV -I A 3
SF)
Seating Total: 622
Seat Count and Floor Area By Use: Theatre (I st Floor) 17,379 SF. I 228 Seats Patio !,ISO SF. I Mezzanine Floor 3,100 SF. I 29 Seats 2nd Floor 8,S9S SF. I 210 Seats Patio Deck 1,098 SF. Basement Floor 9.432 SF. I ISS Seats
Total: 40,754 SF. I 622 Seats
Restaurants: Restaurant A I ,953 SF. I 46 Seats !55 West lith Street
Restaurant B 2,440 SF. I 2S Seats 149-151 West lith Street
Total: 4,393 SF. I 71 Seats
Also approved is public dancing in the existing historic theater/commercial entertainment establishment to be comprised of three dance floors having a total of3,903 square-feet.
8. The applicant shall secure a City permit decal denoting approval of alcoholic beverage sales and dancing from a Planning Department public counter subsequent to the Zoning Administrator's signature on the Planning Department sign-off form and mount it on either the inside of the window of the subject site facing the front street or on the outside of the building (if inside mounting is not possible). The decal shall be visible at all times and !)10Unted before the privileges granted herein are utilized.
9. Parking shall be provided in accordance with the requirements of the Los Angeles Municipal Code to the satisfaction of the Department of Building and Safety. No variance from said requirements has been requested or granted herein.
I 0. Prior to the initiating of alcoholic beverage service a license or any other necessary approval shall be obtained from the State of California, ABC.
II. Project site occupancy shall not exceed that permitted by the Los Angeles Fire Department, and in no case shall it be greater than I ,537 patrons.
12. All tenant improvements and remodeling efforts shall be made subject to issuance of appropriate Building Permit should such permits be determined to be required by the Department of Building and Safety. Prior to issuance an application shall be made to the ZA-2008-2464-CUB-ZV-IA 4
Community Redevelopment Agency (CRA) for all permit requests.
13. The authorization granted herein for the sale of alcohol and dancing is valid for a period of ten (10) years from the effective date of this grant. Thereafter, this authorization shall become null and void and a new discretionary action to allow the sale of alcohol and dancing will be required.
14. No alcohol shall be allowed to be consumed on any adjacent property under the control of the applicant.
15. A kitchen shall be maintained in the restaurant(s) in accordance with the definition of such in the Los Angeles Municipal Code. Full food service shall be available at all times that the restaurant is open for business
16. At least one on-duty manager shall be present at all time the facility is open with authority over the individual activity areas within the facility. An overall site manager shall also be present, and be of such authority that the individual activity area managers shall report to said senior manager.
17. Age of customers and their ability to enter each of the various activity areas shall be in accordance with State law and ABC guidelines. All patrons appearing under the age of 3 5 years of age shall be required to present State approved bona fide identification at the time of entry into the dance hall area and prior to every sale/service of an alcoholic beverage. Signs shall be prominently posted in English and the predominant languages( s) of the facilities clientele indicating that California State Law prohibits the sale of alcoholic beverages to persons who are under 21 years of age.
18. An electronic age verification device and black light device shall be maintained at all entry points to the ground floor of the dance hall( s) as a means to assist in identification verification.
19. The premises shall not be operated as adult entertainment venue of any type as defined and regulated by the Los Angeles Municipal Code, nor any wet-shirt contests, leg contest, mud or oil wrestling, lap dancing or similar adult-type entertainment shall be permitted.
20. No private rooms for lounging, entertainment or any other purpose are permitted.
21. No booths, partitions or other means of construction measuring 54 inches in height which would serve to obstruct the view of the service staff and/or law enforcement personnel shall be permitted within the dance hall(s). No curtains or drapes are permitted that would serve to obscure the vision of monitoring security staff and/or law enforcement personnel.
22. No coin operated games, pool tables or similar game activities or equipment are permitted.
23. There shall be no public telephones located on the exterior of the premises. ZA-2008-2464-CUB-ZV-lA 5
24. Any music or noise shall not be audible beyond 20 feet from the exterior of the premises in any direction.
25. The property, including any associated parking facilities, shall be maintained in an attractive condition and shall be kept free of trash and debris during the hours of operation.
26. The operator shall provide a written schedule of daytime special events on a quarterly basis to the Zoning Administrator and Police Department Central Division.
27. MODIFIED. A valet parking plan for special events, with designated drop-off and pick up areas, shall be submitted for review and approval by the Los Angeles Department of Transportation. A copy of the final approved parking plan shall be submitted to the Zoning Administrator for placement in the subject file. In addition to the parking plan, copies of all leases associated with off-street and off-site parking shall be submitted to the satisfaction of the Zoning Administrator for placement in the subject file.
28. Within 60 days of the opening ofthe dance halls, restaurants, all employees of the business shall receive "Server Awareness Alcohol Training" (STAR) and LEAD programs regarding alcohol sales, as respectively sponsored by the Los Angeles Police Department and State of California Alcoholic Beverage Control Department at least one time per year or to the satisfaction of the Los Angeles Police Department. The applicant shall transmit a copy of the completion of such training to the Zoning Administrator for inclusion in the file.
29. Security lighting and video cameras shall be installed, and the security lights shall be lit from sundown to sunrise and shielded in such a fashion as to only illuminate the site. Video cameras shall be maintained on the premises to record activities for security and safety purposes. The video camera(s) shall be monitored at all times by security staff. Videos shall be made available to the Police Department upon request and must be kept for a minimum period of six months.
30. J:he applicant shall provide adequate security both inside and outside the premises. Security provisions (prepared by a State licensed security firm) shall be reviewed by the Police Department, Central Division, and their recommendations submitted in writing and shall be incorporated into any security provisions/controls for on- and off-site security. The operator shall provide at least one state licensed security guard for each 30 patrons, unless the Police Department determines that a lesser number is acceptable. The guards shall substantially comply with the requirements of the California Business and Profession Code Section 7582.26(£). Any security service shall only be provided by State licensed professionals. A copy of any security plan/agreement/contract shall be placed in the case file. Security requirements include security for any parking area under use, and additionally, such security persons shall patrol the area around the premises and between the premises and parking areas.
31. Multiple temporary signs in the windows and along the building walls are not permitted . ZA-2008-2464-CUB-ZV-1 A 6
32. Mechanical sweeping and trash pickup on the subject property is limited to the following hours:
a. Monday through Friday, 7 a.m. to 8 p.m. b. Saturday through Sunday, 9 a.m. to 7 p.m.
33. The applicant shall advise service operators in writing, if feasible, of the above delivery and parking restrictions. Evidence of written notices shall be provided on request to the Zoning Administrator.
34. A 24-hour "hotline" phone number for the receipt of complaints from the community regarding the subject dance- hall shall be posted at the entry. The number shall be made known via a posting on the entry/exit doors to the facility and shall be distributed by mail to all tenants and owners within 500 feet of the premises every six months. A log of all calls and resolutions shall be maintained and as necessary responded to within 48 hours of the call.
3 5. A clearly legible and easily readable copy of these Conditions shall be posted in an obvious location in the entry area where it can be readily viewed by customers and employees.
36. Coin operated games, pool tables or similar game activities or equipment shall not be permitted
37. The applicant shall submit a plot plan for approval by the Fire Department prior to the approval of any building permits.
38. The applicant shall institute a recycling program to the satisfaction of the Zoning Administrator to reduce the volume of solid waste going to landfills in compliance with the City's goal of a 50 percent reduction in the amount of waste going to landfills. Recycling bins shall be provided at appropriate locations to promote recycling of paper, metal, glass, and other recyclable material.
Conditions Finding their origin in Statements made by Applicant
39. The proposed hours of operation shall be no greater than II a.m. to 4 a.m., daily for the two restaurants, II a.m. to 3:30 a.m. for the theater's main stage concert and event center use, and II a.m. to 3 a.m. for the basement jazz/lounge, and II a.m. to 2:30 a.m. for the second floor ballroom.
40. The applicant shall provide additional non-code required off-site parking on adjacent lots located at:
1148-1160 South Broadway (I st Class Parking) I 017 South Hill Street (Unified Parking) I 024 South Grand Avenue (Unified Parking) ZA-2008-2464-CUB-ZV-I A 7
II 08 South Broadway (Unified Parking)
41. Live concert and the theatrical performances are permitted to impose a cover charge.
42. The use of amplified music, with disk Jockey is permitted.
4 3. Dancing is permitted on no more than three dance floors within the subject site, having a total of 3,903 square feet of total dance floor area.
44. There shall be no video game machines or other coin operated game machines on the subject property.
45. The applicant shall strictly adhere to state guidelines governing the advertisement of the availability of alcoholic beverages.
46. All alcohol may be sold consistent with the operation of [Type 4 7], licenses. Alcohol may will be sold without a food order in the theater portion of the venue where a cover-charge will be used for theater shows, concert events, and nightclub use, if such sale is allowed by the State of California.
47. "Happy Hour" sales may be offered at any times within the two restaurants and cocktail lounge only.
48. No alcohol shall be allowed to be consumed on any adjacent property under the control of the applicant.
49. The gross sales of alcohol shall not exceed the gross level of food items on a quarterly basis in conjunction with the operation of the two restaurants.
50. Between 20 to 150 employees are permitted on-site depending on the event.
51. The applicant will post rules and regulations which prohibit gambling, loitering, theft, vandalism and truancy. The applicant will also comply with all applicable standards requested by the Department of Alcoholic Beverage Control, Los Angeles Police Department, Fire Department and Office of Zoning Administration.
52. Age requirement for patrons of the proposed ground floor restaurants and the proposed theater shall be in accordance with the laws of the State of California and any other requirements of the Department of Alcoholic Beverage Control.
Environmental
53. All of the mitigation measures identified in Environmental Clearance Case Nos. ENV 2008-2465-MND and RECI as listed below shall be considered conditions of this instant action. ZA-2008-2464-CUB-ZV -I A 8
a. Aesthetics (Graffiti)
I) Every building, structure, or portion thereof, shall be maintained in a safe and sanitary condition and good repair, and free from graffiti, debris, rubbish, garbage, trash, overgrown vegetation or other similar material, pursuant to Municipal Code Section 91 8104
2) The exterior of all buildings and fences shall be free from graffiti when such graffiti is visible from a public street or alley, pursuant to Municipal Code Section 91.8104.15.
b. Aesthetics (Signage)
I) On-site signs shall be limited to the maximum allowable under the Code.
2) Multiple temporary signs in the store windows and along the building walls are not permitted.
c. Pollution (Stationary)
COMMERCIAL/INSTITUTIONAL - An air filtration system shall be installed and maintained with filters meeting or exceeding the ASHRAE Standard 52.2 Minimum Efficiency Reporting Value (MERV) of 12, to the satisfaction of the Department of Building and Safety.
d. Cultural Resources (Historical)
I) A property shall be used for its historic purpose or be placed in a new use that requires minimal change to the defining characteristics of the building and its site and environment.
2) The historic character of a property shall be retained and preserved. The removal of historic material or alteration of features and spaces shall be avoided.
3) Each property shall be recognized as a physical record of its time, place and use. Changes that create a false sense of historical development, such as adding conjectural features or elements from other buildings, shall not be undertaken.
4) Most properties change over time; those changes that have acquired significance in their own right shall be retained and preserved.
5) Distinctive features, finishes and construction techniques or examples of skilled craftsmanship which characterize an historic property shall be preserved. ZA-2008-2464-CUB-ZV-1 A 9
6) Deteriorated historic features shall be repaired rather than replaced. Where the severity if deterioration requires replacement of a distinctive historic feature, the new feature shall match the old in design, color, texture, and other visual qualities, and where possible, materials. Replacement of missing features shall be substantiated by documentary, physical, or pictorial evidence.
7) Chemical or physical treatments, such as sandblasting, that cause damage to historic materials shall not be used. The surface cleaning of structures, if appropriate, shall be undertaken using the gentlest means possible .
8) Significant archaeological resources affected by a project shall be protected and preserved. If such resources must be disturbed, mitigation measures shall be undertaken.
9) New additions, exterior alterations, or related new construction shall not destroy historic materials that characterize the property. The new work shall be differentiated from the old and shall be compatible with the massing, size, scale, and architectural features to protect the historic integrity of the property and its environment.
I 0) New additions and adjacent or related new construction shall be undertaken in such a manner that if removed in the future, the essential form and integrity of the historic property and its environment would be unimpaired .
II) The applicant shall submit plans for review and approved to the Los Angeles Department of City Planning, Office of Historic Resources,200 N. Spring Street #620, Los Angeles, CA 90012 prior to renovation.
e. Explosion/Release (Asbestos Containing Materials)
I) Prior to the issuance of any demolition permit, the applicant shall provide a letter to the Department of Building and Safety from a qualified asbestos abatement consultant that no ACM are present in the building. If ACM are found to be present, it will need to be abated in compliance with the South Coast Air Quality Management District's Rule 1403 as well as all other State and Federal rules and regulations.
2) Prior to issuance of any permit for demolition or alteration of the existing structure(s), a lead-based paint survey shall be performed to the written satisfaction of the Department of Building and Safety. Should lead based paint materials be identified, standard handling and disposal practices shall be implemented pursuant to OSHA regulations.
f. Food Service Industry (Restaurants, Bakeries, Food Processors) ZA-2008-2464-CUB-ZV-lA 10
I) Project applicants are required to implement stormwater BMPs to treat and infiltrate the runoff from a storm event producing 3/4 inch of rainfall in a 24 hour period. The design of structural BMPs shall be in accordance with the Development Best Management Practices Handbook Part B Planning Activities. A signed certificate from a California licensed civil engineer or licensed architect that the proposed BMPs meet this numerical threshold standard is required.
2) Post development peak stormwater runoff discharge rates shall not exceed the estimated pre-development rate for developments where the increase peak stormwater discharge rate will result in increased potential for downstream erosion.
3) Any connection to the sanitary sewer must have authorization from the Bureau of Sanitation.
4) Cleaning of oily vents and equipment to be performed within designated covered area, sloped for wash water collection, and with a pretreatment facility for wash water before discharging to properly connected sanitary sewer with a CPI type oil/water separator. The separator unit must be: designed to handle the quantity of flows; removed for cleaning on a regular basis to remove any solids; and the oil absorbent pads must be replaced regularly according to manufacturer's specifications.
5) Store trash dumpsters both under cover and with drains routed to the sanitary sewer or use non-leaking and water tight dumpsters with lids. Wash containers in an area with properly connected sanitary sewer.
6) Reduce and recycle wastes, including oil and grease.
7) Store liquid storage tanks (drums and dumpsters) in designated paved areas with impervious surfaces in order to contain leaks and spills. Install a secondary containment system such as berms, curbs, or dikes. Use drip pans or absorbent materials whenever grease containers are emptied .
8) All storm drain inlets and catch basins within the project area must be stenciled with prohibitive language (such as NO DUMPING- DRAINS TO OCEAN) and/or graphical icons to discourage illegal dumping.
9) Signs and prohibitive language and/or graphical icons, which prohibit illegal dumping, must be posted at public access points along channels and creeks within the project area.
10) Legibility of stencils and signs must be maintained. ZA-2008-2464-CUB-ZV-1 A 11
II) Materials with the potential to contaminate storm water must be: (I) placed in an enclosure such as, but not limited to, a cabinet, shed, or similar stormwater conveyance system; or (2) protected by secondary containment structures such as berms, dikes, or curbs.
12) The storage area must be paved and sufficiently impervious to contain leaks and spills.
13) The storage area must have a roof or awning to minimize collection of stormwater within the secondary containment
14) The owner( s) of the property will prepare and execute a covenant and agreement (Planning Department General form CP-6770) satisfactory to the Planning Department binding the owners to post construction maintenance on the structural BMPs in accordance with the Standard Urban Stormwater Mitigation Plan and or per manufacturer's instructions .
15) Prescriptive Methods detailing BMPs specific to the "Restaurant" project category are available. Applicants are encouraged to incorporate the prescriptive methods into the design plans. These Prescriptive Methods can be obtained at the Public Counter or downloaded from the City's website at www.lastormwater.org. (See Exhibit A).
g. Public Services (Fire)
The following recommendations of the Fire Department relative to fire safety shall be incorporated into the building plans, which includes the submittal of a plot plan for approval by the Fire Department either prior to the recordation of a final map or the approval of a building permit. The plot plan shall include the following minimum design features: fire lanes, where required, shall be a minimum of 20 feet in width; all structures must be within 300 feet of an approved fire hydrant, and entrances to any dwelling unit or guest room shall not be more than 150 feet in distance in horizontal travel from the edge of the roadway of an improved street or approved fire lane
h. Public Services (Police General)
The plans shall incorporate the design guidelines relative to security, semipublic and private spaces, which may include but not be limited to access control to building, secured parking facilities, walls/fences with key systems, well-illuminated public and semi-public space designed with a minimum of dead space to eliminate areas of concealment, location of toilet facilities or building entrances in high-foot traffic areas, and provision of security guard patrol throughout the project site if needed Please refer to Design Out Crime Guidelines: Crime Prevention Through Environmental Design published by the Los Angeles Police Department's Crime Prevention Section (located at Parker Center,l50 N. Los Angeles Street, Room ZA-2008-2464-CUB-ZV-1 A 12
B 18, Los Angeles, (213)485-3134.
These measures shall be approved by the Police Department prior to the issuance of building permits.
1. Utilities (Local or Regional Water Supplies)
I) Unless otherwise prohibited, dual-flush water closets (maximum 1.28 gpf) and no-flush or waterless urinals shall be utilized in all restrooms as appropriate. In the case such installations are not permitted, high efficiency toilets (maximum I 28 gpf) and high-efficiency urinals (maximum 0.5 gpf) may be utilized. Rebates may be offered through the Los Angeles Department of Water and Power to offset portions of the costs of these installations.
2) (All New Construction, Commercial/Industrial Remodel, Condominium Conversions, and Adaptive Reuse) Unless otherwise required, and to the satisfaction of the Department of Building and Safety, the applicant shall install:
a) High-efficiency toilets (maximum I 28 gpf), including dual-flush water closets, and high-efficiency urinals (maximum 0 5 gpf), including no-flush or waterless urinals, in all restrooms as appropriate Rebates may be offered through the Los Angeles Department of Water and Power to offset portions of the costs of these installations
b) Restroom faucets with a maximum flow rate of 1.5 gallons per minute. Single-pass cooling equipment shall be strictly prohibited from use. Prohibition of such equipment shall be indicated on the building plans and incorporated into tenant lease agreements (Single-pass cooling refers to the use of potable water to extract heat from process equipment, e g vacuum pump, ice machines, by passing the water through equipment and discharging the heated water to the sanitary wastewater system.)
3) (All New Residential, Condominium Conversions, and Adaptive Reuse) Unless otherwise required, and to the satisfaction of the Department of Building and Safety, the applicant shall:
a) Install a demand (tankless or instantaneous) water heater system sufficient to serve the anticipated needs of the dwelling(s).
b) Install no more than one showerhead per shower stall, having a flow rate no greater than 2.0 gallons per minute. ZA-2008-2464-CUB-ZV-1 A 13
c) Install and utilize only high efficiency clothes washers (water factor of 6.0 or less) in the project, if proposed to be provided in either individual units and/or in a conunon laundry room(s) If such appliance is to be furnished by a tenant, this requirement shall be incorporated into the lease agreement, and the applicant shall be responsible for ensuring compliance. Rebates may be offered through the Los Angeles Department of Water and Power to offset portions of the costs of these installations. d. -Install and utilize only high-efficiency Energy Star-rated dishwashers in the project, if proposed to be provided If such appliance is to be furnished by a tenant, this requirement shall be incorporated into the lease agreement, and the applicant shall be responsible for ensuring compliance.
4) (Change of Use to a Restaurant, Bar, or Nightclub) Unless otherwise required, and to the satisfaction of the Department of Building and Safety, the applicant shall:
a) Install high-efficiency toilets (maximum 1.28 gpfl, including dual flush water closets, and high-efficiency urinals (maximum 0.5 gpf), including no-flush or waterless urinals, in all restrooms as appropriate. Rebates may be offered through the Los Angeles Department of Water and Power to offset portions of the costs of these installations.
b) Install restroom faucets with a maximum flow rate of 1.5 gallons per minute
c) Install and utilize only restroom faucets of a self-closing design.
d) Install and utilize only high-efficiency Energy Star-rated dishwashers in the project, if proposed to be provided If such appliance is to be furnished by a tenant, this requirement shall be incorporated into the lease agreement, and the applicant shall be responsible for ensuring compliance. Single-pass cooling equipment shall be strictly prohibited from use. Prohibition of such equipment shall be indicated on the building plans and incorporated into tenant lease agreements. (Single-pass cooling refers to the use of potable water to extract heat from process equipment, e g vacuum pump, ice machines, by passing the water through equipment and discharging the .heated water to the sanitary wastewater system )
j. Utilities (Solid Waste)
Recycling bins shall be provided at appropriate locations to promote recycling of paper, metal, glass, and other recyclable material These bins shall be emptied and ZA-2008-2464-CUB-ZV-1 A 14
recycled accordingly as a part of the project's regular solid waste disposal program.
ENV 2008-2465-MND-RECl
k. Increased Noise and Vibration Levels (Retail Markets, Bars, Entertaimnent, etc ...)
Prior to the issuance of building permits, the applicant shall submit evidence prepared by a licensed acoustical engineer, to the satisfaction of the Department of Building and Safety and the Department of City Planning, which demonstrates that the increase in ambient noise level measured at 50' from any point along the subject property lines does not exceed 3 dB A in CNEL as a result of the implementation of the proposed project and its associated ancillary uses (live entertaimnent, special events/performances, patron dancing). Vibration from such activities shall also be considered. (Modified by Zoning Administrator)
54. MODIFIED. Within 18 months from the effective date of this action, the applicant shall file a Plan Approval Review application and pay all associated fees pursuant to Section 19.01.1-1 of the Los Angeles Municipal Code at the Planning Department Public Counter for the purpose of evaluating the effectiveness of all conditions of this action and whether additional conditions are necessary or whether conditions may be deleted. A public hearing shall be held to hear from all departments and concerned parties. This hearing shall also constitute a hearing for the revocation of the use should it be determined that there is non compliance with the conditions of approval.
Within 36 months from the effective date of this action, the applicant shall file a second Plan Approval Review application and pay all associated fees pursuant to Section 19.01.1- 1 of the Los Angeles Municipal Code at the Planning Department Public Counter for the purpose of evaluating the effectiveness of all conditions of this action and whether additional conditions are necessary or whether conditions may be deleted. A public hearing may be held at the discretion of the Zoning Administrator to hear from all departments and concerned parties. If made subject to a public hearing, said hearing shall also constitute a hearing for the revocation of the use should it be determined that there is non compliance with the conditions of approval.
55. Within 30 days of the effective date of this action, a covenant acknowledging and agreeing to comply with all the terms and conditions established herein shall be recorded in the County Recorder's Office. The agreement (standard master covenant and agreement form CP-6770) shall run with the land and shall be binding on any subsequent owners, heirs or assigns. The agreement with the conditions attached must be submitted to the Zoning Administrator for approval before being recorded. After recordation, a certified copy bearing the Recorder's number and date shall be provided to the Zoning Administrator for attachment to the subject case file. ZA-2008-2464-CUB-ZV-1 A 15
BACKGROUND
On June I, 2010 the Zoning Administrator acted under Case No. ZA 2008-2464(CUB)(ZV) and:
Pursuant to Los Angeles Municipal Code Section 12.24-W, I to approve:
a request for a conditional use permit, to permit the sale and dispensing of a full line of alcoholic beverages for on-site consumption in conjunction with the interior remodel of the existing 40,754 square-foot vacant historical theater (Belasco Theatre -LA Historical Monument #476) including ancillary theater, two restaurants with 622 seats and a total occupancy of no more than 1,537 patrons, a nightclub and live entertainment, and
Pursuant to Los Angeles Municipal Code Section 12.24-W, 18, dismiss:
a request for a conditional use permit to permit patron dancing, and
Pursuant to Los Angeles City Charter Section 562 and Municipal Code Section 12.27, to approve:
a request for a variance from Los Angeles Municipal Code Section 12.12-A to permit public dancing in the existing historic theater/commercial entertainment establishment to be comprised of three dance floors having a total of 3,903 square-feet as otherwise not allowed, all subject to additional terms and 55 conditions.
That action was subsequently appealed to the Central Area Planning Commission who on July 27, 20 I 0 conducted a public hearing on the matter. Prior to reaching their determination, the Area Planning Commission considered the file for the subject case, as well as additional written submittals from:
The appellant, Mr. Sammy Chao/Ten Thirty-Eight, Inc Armbruster Goldsmith & Delvac LLP Crain and Associates Petition in Opposition - 90 Signatures
Additionally the Commission heard testimony from the:
Zoning Administrator who presented his action of June I, 20 I 0 Applicant's representative, who presented the project and responded to the appellant's written argument The appellant's planning representative The appellant's legal representative The opposing transportation engineer
Testimony was also taken from those in the audience in favor of the project which included persons from the LA Historic Theater Association, Historic Downtown Business District, Downtown Neighborhood Council, Bring Back Broadway, and the Community Redevelopment ZA-2008-2464-CUB-ZV-1 A 16
Agency (CRA).
Closing statements were then heard from the:
The applicant's representative The appellant's representative The appellant's legal representative
The Commission then closed the public hearing and deliberated amongst themselves and in these deliberations considered such points as:
This project is a good example of the planning policy of "Do Real Planning2 as espoused by the Director of Planning The project is located within an urban environment and that environment should come alive. This project will generate more jobs.
Following this deliberation the Commission acted to approve a motion that:
Denied the Appeal Modified Conditions Nos. 27 and 54 Adopted the Findings of the Zoning Administrator as their own. Adopted Environmental Clearance Case No. ENV -2008-2465-MND-REC1-REC2 ZA-2008-2464-CUB-ZV -I A 17
FINDINGS
CONDITIONAL USE FINDINGS FOR ALCOHOLIC BEVERAGE SALES
A particular type of development is subject to the conditional use process because it has been determined that such use of property should not be permitted by right in a particular zone. All uses require a conditional use permit from the Zoning Administrator are located with Section 12.24-W of the Los Angeles Municipal Code. In order for the sale of a full line of alcoholic beverages for on-site consumption to be authorized, certain designated findings have to be made. In these cases there are additional findings in addition to the four standard findings for most other conditional use categories.
Following (highlighted) is a delineation of the findings and the application of the relevant facts to same:
1. The proposed location will be desirable to the public convenience or welfare.
Applicant
The proposed location will be desirable to the public convenience or welfare and to the development of the community because the existing Belasco Theater is Los Angeles Historic Cultural Monument #476, and is an example of Los Angeles' Spanish Renaissance architecture with Moorish and Gothic architectural details. The theater is located within an area of historical development fronting Hill Street, a designated Secondary Highway with a width of 92 feet. The subject project is conveniently located for the general public and is situated in the culturally diverse area of South Park in Downtown Los Angeles. Hill Street affords a steady stream of traffic and is also well served by public transportation which includes major bus routes as well as close proximity to the Metro Red Line.
This Belasco Theater was meticulously and intentionally designed for entertainment uses, not residential conversion, as the new current R-5 zoning outlines. City building records indicate the subject structure was first issued building permits for a theater use in 1924, and in operation as a theater before the implementation of Los Angeles' zoning ordinance. For many years the subject property was zoned for commercial uses and as a result of case CPC 86-0606 GPC, was re-zoned in 1989 to (Q] R5-4DO. As the social tastes for theater uses have changed, the subject structure has fallen under hardships. Current zoning prohibits most commercial activities for this property that a conditional use grant under the prior zoning designation would otherwise allow. Therefore, practical difficulties and hardships exist between the need to preserve such important commercial structures and the desire to provide viable, compatible uses not allowed under the existing zoning.
The applicant is seeking to sell alcoholic beverages for on-site consumption in conjunction with the operation, maintenance, and use of the proposed theater, concert and event center, with dancing, live entertainment, lounge/banquet rooms, and two restaurants, a beautiful rooftop patio, as well as with the existing theater. An existing ABC license for the property is currently issued and on hold pending the opening of the theater and event center and restaurants. Alcohol beverage sales in conjunction with a project of this sort is consistent with the pattern of services offered ZA-2008-2464-CUB-ZV-1 A 18 here, and will be desirable to the public convenience and welfare of the community.
The denial of this request would unfairly prevent the applicant from enjoying reasonable use of the subject property. In fact, this request at a lesser intensity was previously approved and active under ZA 1999-2567(ZV); however, this request is consistent with the uses in the area. Zoning regulations are written on a citywide basis and cannot take into account individual unique characteristics that may exist in a specific area and affect a specific parcel. In this instance, the Code's desire to prohibit commercial and retail uses in the R zone and the applicant's desire to provide a reasonable and viable use for a historically significant building can be accommodated in a manner consistent with the intent and purpose of the zoning regulations. Granting the sale of alcoholic beverages in conjunction with the requested uses will promote public convenience and enhance the development of the community by addressing the characteristic demands for entertainment uses and patio seating in this vibrant and significant community. Outdoor patio areas provide a convenient amenity to patrons seeking to enjoy our favorable climate. Since this neighborhood is popular with locals and tourists, the applicant is seeking to enhance the property in the manner that best serves the demand for services in this neighborhood and in a manner that is compatible with surrounding uses. Should the Zoning Administrator find it necessary, conditions could be adopted to mitigate any other potential concerns that could possible arise. Therefore, the proposed requests are appropriate for the location and desirable for the welfare of the community.
Additional Statements Made by the Applicant
G. What are the proposed hours of operation and which days of the week will the establishment be open? What are the proposed hours of alcoholic beverage sales?
The proposed hours of operation are from II :00 a.m. to 4:00 a.m., daily for the two restaurants, II a.m. to 3:30 a.m. for the theater's main stage concert and event center use, and II a.m. to 3:00 a.m. for the basement jazz/lounge, and II a.m. to 2:30 a.m. for the second floor ballroom.
H. What is the occupancy load as determined by the Fire Department (number of patrons)? What is the proposed seating in all areas?
Occupancy has been determined by LAFD on December 15th, 2009 to be 1,537 total occupants.
I. Is parking available on-site? If so, how many spaces? If spaces are not available on the site, have arrangements been made for off-site parking by lease or covenant? Where? How many off-site spaces?
Yes, although parking is not required by code, as the property is Historic Cultural Monument LA-4 76, the applicant is providing non-required off-site parking on adjacent lots located at: 1148-1160 S. Broadway (I st Class Parking) I 017 S. Hill St. (Unified Parking) I 024 S. Grand Ave. (Unified Parking) ZA-2008-2464-CUB-ZV-IA 19
II 08 S. Broadway (Unified Parking)
Please see enclosed parking and valet parking agreements. (see the file) J. Is there to be entertainment such as a piano bar, juke box, dancing, live entertainment, movies, etc? (Specify) (On-site only)
Yes, there will be live entertainment and public patron dancing on site: Live concert and the theatrical performances where a cover charge will be used, as well as amplified music, with disk Jockey: Dancing will take place on 3 dance floors within the subject site, having a total of3,903 Sq. ft. of total dance floor area (10.1% of total building floor area).
K. Is a full line of alcoholic beverages to be served or just beer and wine?
Yes, the applicant is requesting the on-site sales and consumption Department of Alcoholic Beverage Control [Type 47] full line of alcoholic beverages licenses.
L. Will cups, glasses or other similar containers be sold which might be used for the consumption of liquor on the premises? (Off-site only)
M. If a cocktail lounge is to be maintained incidental to a restaurant, the required floor plans must show details of the cocktail lounge and the separation between the dining and lounge facilities. (On-site only).
Lounges are proposed with this request, see included plans.
N. Has the owner or lessee of the subject property of the subject property been suspended from the sale of alcoholic beverages on the subject property or fined by the Alcoholic Beverage Control Department (ABC) in the last 365 days and if so, for what reasons?
0. Will video game machines be available for use on the subject property and if so, how many such machines will be in use?
No.
P. Will you have signs visible on the outside, which advertise the availability of alcohol?
No, the applicant will strictly adhere to state guidelines governing the advertisement of the availability of alcoholic beverages.
Q. Will alcohol be sold without a food order? Will there be a kitchen on the site as defined by the Los Angeles Municipal Code?
All alcohol will be sold consistent with the operation of [Type 47], licenses. Alcohol will be sold without a food order in the theater portion of the venue where a cover-charge will be used for theater shows, concert events, and nightclub use. ZA-2008-2464-CUB-ZV-1 A 20
R. Will beer or wine coolers be sold in single cans or will wine be sold in containers less than I liter (750 ML)?
Yes, the applicant is requesting a Department of Alcoholic Beverage Control [Type 4 7] fill line of alcoholic beverages.
S. Will "fortified" wine (greater than 16% alcohol) be sold?
Yes, the applicant is requesting a Department of Alcoholic Beverage Control [Type 47] full line of alcoholic beverage licenses.
T. Will off-site sales of alcohol as a secondary use to on-site sales occur (i.e. take out)?
No.
U. Will discount alcoholic drinks or a "Happy Hour" be offered at any times?
Yes, within the two restaurants and cocktail lounge only.
V. Will security guards be provided and if so, when and how many?
The applicant will provide security in consultation with and per site-specific recommendations from the Department of Alcoholic Beverage Control and Los Angeles Police Department. See enclosed Security Plan.( see the file)
W. Will alcohol be allowed to be consumed on any adjacent property under the control of the applicant?
No.
X. Will the gross sales of alcohol exceed the gross sale of food items on a quarterly basis?
1'he gross sales of alcohol will NOT exceed the gross level of food items on a quarterly basis in conjunction with the restaurants as the applicant is requesting Department of Alcoholic Beverage Control [Type 47]licenses for these premises.
Y. Provide a copy of the proposed menu iffood is to be served.
Menus will be provided as soon as possible.
Z. How many employees will the applicant have on the site at any given time? Between 20 to 150 employees, depending on the event.
AA. What security measures will be taken including:
Posting of Rules and Regulations on the premises: ZA-2008-2464-CUB-ZV-1 A 21
The applicant will post rules and regulations which prohibit gambling, loitering, theft, vandalism and truancy. The applicant will also comply with all applicable standards requested by the Department of Alcoholic Beverage Control, Los Angeles Police Department and Department of Zoning Administration. Please see enclosed Security Plan.
To prevent such problems as gambling loitering, theft, vandalism and truancy:
The applicant will comply with all applicable standards requested by the Department of Alcoholic Beverage Control, Los Angeles Police Department, Fire Department and the Department of Zoning Administration. Please see enclosed Security Plan.
Will security guards be provided and if so, when and how many?
Applicant will provide security measures in consultation with and per site specific recommendations from the Department of Alcoholic Beverage Control and the Los Angeles Police Department. Please see enclosed Security Plan.
Other measures:
BB. Will there be minimum age requirements for patrons? If so, how will this be enforced?
There will not be a minimum age requirement for patrons of the proposed ground floor restaurants as the applicant is requesting a Department of Alcoholic Beverage Control [Type 4 7] full line of alcoholic beverages. There will not be an age requirement with the proposed theater as it will be maintained as a Theater and Event Center with a cover charge.
CC. Are there any schools (public or private and including nursery schools), churches, or parks within l ,000 ft. of your proposed business?
There are no public or private schools including, churches, or parks currently within l ,000 ft. of the theater.
DD. For massage parlor or sexual encounter establishment applicants: are there any other adult entertainment businesses within l ,000 feet of your proposed establishment (i.e., adult arcade, adult bookstore, adult cabaret, adult motel, adult motion picture theatre, adult theatre)?
NIA EE. For off-site sales, where will alcohol be stored and displayed (indicate on floor plan).
Zoning Administrator
The location of the project will be desirable to the public convenience and welfare because the subject project entails the conversion of a vacant historic building. Specifically the applicant seeks ZA-2008-2464-CUB-ZV -1 A 22 a conditional use to allow for the sale of a full line of alcoholic beverages. The location is within a commercial area; zone [Q]R5-4D-O. The proposed facilities will be established within a building which is vacant and which is known as the Belasco Theater. The building is in disrepair and needs to be revitalized to renew the building to its historic look. While the project has multiple venues the applicant has stated that these will all be under the control of a single operator and that there will be no sub-lease activities.
No-alcohol shall be allowed to be consumed on any adjacent property under the control of the applicant, nor does this request involve off-site sales. Alcohol sales and dispensing is permitted for a full line of alcoholic beverages only for on-site consumption and shall only be served by employees of the various venues.
As proposed, the use will serve public convenience and welfare and as sited, the location is compatible with the character of the surrounding uses. In addition, the proposed use in conjunction with the imposition of a number of conditions addressing operational concerns such as parking and security. All of these conditions will serve to safeguard public welfare and enhance public convenience. There are other nearby projects that have a similar operational nature to that being proposed by the applicant. Voices in opposition have largely come from these nearby similar uses. In response to those voices the project was resubmitted for an environmental reconsideration, the details of which are described elsewhere in this Letter of Determination. In simple terms this project is part of a mini-theater and nightlife district. Other similar uses have been established. The building is an historical site and its new uses as permitted and herein will contribute to the revitalization of the area. The grant has been made for a fixed time period and numerous conditions have been imposed. In light of these observations, the Zoning Administrator is able to find that the proposed use will be desirable to the public convenience or welfare.
2. The location is proper in relation to adjacent uses or the development of the community.
Applicant
The applicant did not respond to this required finding.
Zoning Administrator
The proposed project will be proper in relation to adjacent uses or the development of the community because the proposed project is located across 11th Street from commercial properties and the subject site was previously zoned for commercial uses. A review of the radius map in the file shows that the entire block in which the proposed project site is located is being used for commercial or light manufacturing purposes. Directly adjacent to the subject site is the Mayan theater which has sought and been granted zoning entitlements similar to those being requested by the applicant. The project is within the City Center Redevelopment Project Area which is an emerging mixed-use-community, providing a full range of urban options within walking distance of the regional commercial core. Other prominent land uses within the South Park neighborhood area include the Los Angeles Convention Center, Staples Center, the Fashion Institute of Design and Merchandising (FIDM) and the California Hospital Medical Center. Land uses within the ZA-2008-2464-CUB-ZV -1 A 23 project's immediate vicinity include retail stores, wholesale outlets, parking structures and surface parking lots. In light of these observations the Zoning Administrator is able to find that the location is proper in relation to adjacent uses and the development of the community.
3. The use will not be materially detrimental to the character of the development in the immediate neighborhood.
Applicant
The location and use will not be detrimental to the character of the development in the immediate neighborhood because the existing theater's historical and cultural significance is a distinct characteristic applicable to the subject property that does not apply to other properties in the vicinity. The Belasco Theater is better suited for entertainment uses, as it was originally intended, than other uses permitted by the underlying zone. In addition, the surrounding district is developed with a variety of historic structures similarly developed with entertainment uses. Granting the subject request would allow an appropriate and viable adaptive reuse of the subject property while retaining the historic design element that makes the surrounding community special. Thus, these special conditions severely impede the applicant's ability to develop this property with reasonable and viable uses consistent with the intent and purpose of the zoning regulations. The applicant will take appropriate measures to ensure the privacy of any nearby residential uses by complying with conditions the Zoning Administrator deems appropriate.
The applicant's intention is to preserve this significant structure by proposing an adaptive reuse project that would put this historic building to good use. The proposed uses would operate entirely within the existing structure and parking will be provided on an adjacent lot. Only minor interior remodeling is necessary, the exterior will retain its historic display of Spanish Renaissance with Moorish and Gothic architectural details. The proposed use would operate harmoniously with the surrounding neighborhood and would not adversely affect the character of development in the vicinity.
In addition, the surrounding community primarily consists of day workers. The proposed project will have peak business hours in the evening and thus will not adversely affect traffic or nearby parking. Alcoholic beverage sales will vary with the hours of operation of the project and internal security personnel and trained on-site managers will work to discourage loitering and criminal activity in and around the site. Furthermore, the requested use was previously approved and active under case number ZA 1999-2567(ZV). Therefore, the granting of such a conditional use permit will not be materially detrimental to the character of development in the immediate neighborhood .
Zoning Administrator
The location and use will not be materially detrimental to the character of the development in the immediate neighborhood. The grant as authorized herein incorporates a number of conditions similar to those which have been imposed on other similar nearby uses. Those nearby uses have been granted zoning entitlements similar to the ones being sought by the applicant. These conditions as imposed herein by the Zoning Administrator seek to establish and promote a use which will remain compatible with other uses in the surrounding community. ZA-2008-2464-CUB-ZV -I A 24
The premises shall not be operated as adult entertainment of any type as defined and regulated by the Los Angeles Municipal Code, nor any wet-shirt contests, leg contest, mud or oil wrestling, lap dancing or similar adult-type entertainment shall be permitted. No private rooms for lounging, entertainment or any other purpose are permitted. No booths, partitions or other means of construction measuring 54 inches in height which would serve to obstruct the view of the service staff and/or law enforcement personnel shall be permitted. No curtains or drapes are permitted that would serve to obscure the vision of monitoring security staff and for law enforcement personnel.
Further a detailed security plan will need to be prepared and approved by the Police Department. Likewise, a calendar of special events to take place in the facility shall need to be prepared for review by the Police Department. Live entertainment has been permitted. Employees are also required to undergo training regarding sale of alcohol as conducted by the Los Angeles Police Department. Numerous other conditions have been imposed which relate to various aspects of the proposed operation. Thus, as conditioned, the use is not anticipated to be materially detrimental to the development of the immediate neighborhood.
4. The proposed location will be in harmony with the various elements and objectives of the General Plan.
Applicant
The proposed location will be in harmony with the various elements and objectives of the General Plan because the Los Angeles Central City Community Plan designates the subject property for High Density Multi-Family Residential development with a corresponding zone of RS. Although the instant property is classified for residential uses, the General Plan also aims to preserve significant cultural and historical monuments throughout the city. Thus the proposed project is in conformance with the spirit and intent of the General Plan which aims to promote the subject property and its immediate area with healthy and viable activity as well as to preserve and enhance distinctive communities and structures. Therefore, granting the conditional use will not adversely affect any element of the General Plan.
The General Plan does not specifically address requests made to sell alcoholic beverages; however, the Los Angeles Municipal Code does allow a Zoning Administrator the privilege to grant such requests when appropriate. Since the General Plan promotes services throughout the community in areas that are convenient to its residents, this request would then be consistent. Serving alcoholic beverages incidental to food service and at a nightclub venue is a reasonable request. No negative outcomes are anticipated; therefore, this request should not impair the integrity and character of the zone, in which it is located. The zone allows for similar commercial uses, and no significant problems or negative impacts should occur if properly managed by such uses or its patrons. Thus, the approval of this request will be in harmony with various elements and objectives ofthe General Plan.
Zoning Administrator
The Central City Plan Map designates the property for High Multiple Family Residential land uses ZA-2008-2464-CUB-ZV-1 A 25 with a corresponding zone of RS and Height District No. 4D. Land Use Policy No. 2-4.1 is to "Promote night life activity by encouraging restaurants, pubs, night clubs, small theaters, and other specialty uses to reinforce existing pockets of activity." The associated Program is to "Encourage adaptive reuse of historic buildings as restaurant and entertainment uses, museums, galleries, live/work, and premium quality housing. Promote the use of historic theaters as venues for entertainment and other related functions."
The property is within the area of the South Park Development Area of the City Center Redevelopment Project. The property is also within the area of the Los Angeles State Enterprise Zone. State Enterprise Zones were designated to assist depressed areas of the City with economic development and job creation to stimulate the economy and assist people with barriers to employment find and retain permanent, full-time jobs.
The property is also located within the area of the Greater Downtown Housing Incentive Area. The ordinance modified several code sections for projects within the Greater Downtown area; added a requirement for compliance with Design Guidelines; and established a floor area bonus for projects that voluntarily provide a prescribed percentage of units for affordable housing.
The Community Plan text does not specifically address the requested conditional use for the sale of alcoholic beverages. However, the Los Angeles Municipal Code authorizes the Zoning Administrator to grant the requested conditional use in the zones corresponding to the Plan land use designation. The General Plan promotes the provision of services throughout the city in locations that are convenient to the public yet do not impact nearby properties. In light of all of the above, it can be found that the subject request(s) are in harmony with the various elements and objectives of the General Plan.
Department of Building and Safety- Zl No. 940- July 9,1 997
Address: Various Legal Description: Various
Comments: Central Business District Redevelopment Project Area. All applications within the Central Business District Redevelopment Project Area requesting a permit for construction, remodeling, improvements, alterations including seismic compliance, demolition and/or signs must be referred to the CRA for both CEQA clearance and permit approval. See list in Zl file of buildings of historical or architectural significance.
Instructions: Direct the applicant to contact Michael Mead of the Community Redevelopment Agency, (213)977-1776 to arrange for a review of plans. CRA is located at 354 South Spring Street, Suite 700, Los Angeles California, 90013.
Exceptions: (Do not apply to historically significant buildings)*
I. Ordinary maintenance and repairs which replace existing conditions such as replacement of water heaters, exterior painting, electrical and mechanical system changes and roofing. ZA-2008-2464-CUB-ZV-1 A 26
2. Interior modifications for fire, life safety and handicapped requirements; tenant improvements above the first floor; patio covers.
*Important Note: See attached lists of buildings of historical or architectural significance. If the project address is listed, the applicant must file an application with the Community Redevelopment Agency (CRA) for all permit requests.
Note: Always check ZMAP for the latest information in the Zl file.
ADDITIONAL REQUIRED FINDINGS
5. The proposed use will not adversely affect the welfare of the pertinent community.
Applicant
Approval of the Conditional Use at this location will not adversely affect the economic welfare of the community because the approval of this conditional use will only continue to add economic vigor to the local economy by drawing more customers to the area, while at the same time keeping this area of Hill Street light, bright, and active by night. The applicant is spending a great deal of money to clean up and refurbish this historical theater and to provide the community with an upscale and attractive entertainment venue with dining and entertainment. Also, the applicant will employ the majority of the staff from the local community, creating jobs and a new tax base for the City of Los Angeles. Therefore, the request will continue to enhance the economic well-being of the local community.
Zoning Administrator
The approval of the Conditional Use at this location will not adversely affect the economic welfare of the community because the proposed project is located within an area of intense commercial development Regional Core commercial use. This full-service entertainment venue will meet local demands as well as regional demands for food service and entertainment and thus contribute to the revitaliz11tion of the greater downtown area and this is a positive factor.
6. The proposed use will not result in an undue concentration of premises for the sale or dispensing of alcoholic beverages in the area of the City involved giving consideration to applicable State laws and the California Department of Alcoholic Beverage Control's guidelines for undue concentration, the crime rate in the area, and whether revocation or nuisance proceedings have been initiated for any use in the area.
Applicant
Approval of the Conditional Use will not result in or contribute to an undue concentration of such establishments because in fact, the site has a pending ABC license #380419 which has been issued but is holding while the tenant improvement of the theater takes place. Therefore, as the license is issued but holding, there is no reason to believe that the approval of this Conditional Use will result in any more undue concentration. ZA-2008-2464-CUB-ZV -I A 27
A majority of the developed establishments within the circulating area have been designated for commercial usages. This proposed site is in proper relation to adjacent uses and the development of the community. The addition of the proposed project will provide a community oriented, interactive destination for neighboring patrons and visitors, distinctly separate from the industrial features of the surrounding area. Furthermore, if approved, the Zoning Administrator will impose conditions and limitations, which would protect the surrounding properties from the predictable impacts of the proposed use.
Zoning Administrator
According to the State of California Department of Alcoholic Beverage Control (ABC) licensing criteria, two on-sale and two off-sale licenses are allocated to Census Tract No. 2079. There are currently 16 on-site and 5 off-site licenses in this Census Tract. A search of the Department of Alcoholic Beverage Control website indicates that a Type 47 license for an on-sale general eating place and a Type 68 license for a portable bar have been issued for the subject premises.
Within a I ,000-foot radius of the subject property, the following types of alcoholic beverage licenses are active or pending:
(3) Type 20 - Off-sale - Beer and Wine (2) Type 21 - Off-sale - General (0) Type 40 - On-sale - Beer (6) Type 41 - On-sale - Beer and Wine - Eating Place (0) Type 42 - On-sale - Beer and Wine - Public Premises (I 0) Type 47- On-sale- General- Eating Place (I) Type 48 - On-sale - General - Public Premises
As reported by ABC from statistics provided by the Los Angeles Police Department, within Crime Reporting District No. 185, which has jurisdiction over the subject property, a total of 372 crimes were reported in 2008, compared to the citywide average of 235 crimes and the high crime reporting district average of 282 crimes for the same period.
In 2008, there were 47 Narcotics, 2 Liquor Law, 20 Public Drunkenness, 0 Disturbing the Peace, I Disorderly Conduct, and 21 DWI related arrests. These numbers do not reflect the total number of arrests in the subject reporting district over the accountable year. Arrests for this calendar year may reflect crimes reported in previous years.
It has been previously stated by the Zoning Administrator under Case No. ZA 2006- 6513(CUB)(CUX)(CU)(ZV)(ZAA)(SPR)- March 21,2007 for property located directly across the site from the subject property that:
The crime rate numbers are higher than those rates identified for the City. This grant includes a number of conditions, including those related to security and to the sale of alcohol which will help to safeguard the community and provide for a responsible operation. The security plan is required to be reviewed by the Police Department and a ZA-2008-2464-CUB-ZV-1 A 28
minimum number of security guards are required on the premises in the evenings. A camera surveillance system is also required to view interior and exterior spaces. In addition when that the location of the site is a high density emerging downtown, crime statistics are only a consideration.
This observation remains true for the subject property as well.
7. The proposed use will not detrimentally affect nearby residential zoned communities in the area of the City involved, after giving consideration to the distance of the proposed use from residential buildings, churches, schools, hospitals, public playgrounds and other similar uses, and other establishments dispensing, for sale or other consideration, alcoholic beverages, including beer and wine.
Applicant
Approval of the Conditional Use will not detrimentally affect nearby residentially zoned properties because the properties along Hill Street are similarly developed with historical and commercial buildings and entertainment uses. The residential uses are located away from the subject site and should not be of concern. However, the proposed project is well designed to protect and nearby residential uses from any adverse impact that the project might cause. Thus, the approval of the Conditional Use will not detrimentally affect nearby residentially zoned properties.
Zoning Administrator
The term grant allows for the City to reconsider the operation of this facility again in ten years within an interim review of compliance with conditions at the 18-month mark. This grant has placed numerous conditions on the proposed project and has not authorized uses of the property which might create potential nuisances for the surrounding area. Such imposition of conditions, including a ten-year term grant, will make the use a more compatible and accountable neighbor to the surrounding and on-site uses than would otherwise be the case.
The are<( surrounding the project currently includes a wide variety of office, commercial uses. There are no nearby residential uses. There is a proposed residential project to be located across the street from the subject site. The proponents of that project have objected to the current application, but in fact have zoning entitlements similar to those being requested herein. The proposed project will provide entertainment and dining locations for the community. Alcoholic beverages will be served in a controlled environment.
ZONE VARIANCE FINDINGS FOR PATRON DANCING
In order for a variance to be granted, all five of the mandated findings delineated in City Charter Section 562 must be made in the affirmative. Following (highlighted is a delineation of the findings and the application of the relevant facts of the case to same:
8. The strict application of the provisions of the Zoning Ordinance would result in practical difficulties or unnecessary hardships inconsistent with the general purposes ZA-2008-2464-CUB-ZV -I A 29
and intent of the zoning regulations.
Applicant
The applicant did not respond to this required finding.
Zoning Administrator
A neighboring property located at 1038 South Hill Street, (The Mayan Theater) was granted a variance for public dancing under Case No. ZA 2007-3999(ZV) on January 4,2008. That action was made subject to 28 conditions.
In the instant matter the ability to rely on use of the Conditional Use procedure does not apply because I) the subject project does not involve a development combining residential and commercial uses, and 2) because of the issuance of a Zoning Administrator's Interpretation under Case No. ZA 2007-5927(ZAI) as regards the sale of alcoholic beverages cannot be extended to dancing. Thus the variance procedure must be relied on for the review of requests regarding patron dancing at the subject location. Here the hardship for the subject property is the same as the one faced by the neighboring property under Case No. ZA 2007-3999(ZV), that is there is a long established theater building that now seeks useful conversion from its theater use, in part, to be a venue that provides limited patron dancing, and that the ability to conduct such review under the conditional use procedure has been eliminated by a change in zone that appears to have not considered the historical nature of the subject building.
The Zoning Administrator has determined that denial of the request would unfairly prevent the applicant from enjoying reasonable use of the subject site. The zoning regulations allow certain uses in respective zones in order to allow for buffering distance and compatibility between respective uses. Such regulations are written on a Citywide basis and allow the Zoning Administrator to take into account individual unique characteristics which a specific parcel may have. In this instance, the Code's desire to achieve compatibility between respective sites and protect neighboring properties and the applicant's desire to provide a more viable use can be accommodated in a manner consistent with the intent and purpose of the zoning regulations. The applicant's request has been conditionally approved for a fixed time period of ten years in order to allow the applicant sufficient time to allow the City the opportunity to again review the operation at a future time, and to provide the applicant with sufficient time in which to establish a viable business.
9. There are special circumstances applicable to the subject property such as size, shape, topography, location or surroundings that do not apply generally to other property in the same zone and vicinity.
Applicant
The applicant did not respond to this required finding. ZA-2008-2464-CUB-ZV-1 A 30
Zoning Administrator
The location is an historically established theater. The applicant has sought the right to provide patron dancing through the use of the zone variance procedure. This has been done in that a change in zoning from commercial to residential precludes them from availing themselves of the conditional use procedure or the additional authority in the Exception Section of the Code (12.22- A, 18). The same situation faced the next door property which was granted the right to patron dancing through the variance procedures. In the action on the neighboring property it was noted by the Zoning Administrator that the " ... nightclub is located in the historical commercial core of downtown Los Angeles and was built prior to the current R5 Zone. Because the subject property is in the R5 Zone and in the Central City planning area, the (neighboring property to the subject property )has special circumstances by virtue of its zoning designation, as described under Finding No. 1 ... "
The Zoning Administrator on the neighboring property went on to state that:
Currently, this district includes other similar theater venues that are being adapted to this type of use. The special circumstances are still applicable and the grant of the variance retains merit as by virtue of its unique zoning, the subject property is permitted commercial uses but is not permitted to apply under the conditional use category available to commercial properties for the ability to serve alcohol and allow public dancing.
These observations are equally true for the subject property and the unique features of the neighboring property are equally applicable to the subject site. In light of the proximity of the neighboring Mayan Theater to the subject property and the observation that there are other theaters in the downtown area that have been converted in a fashion similar to that being sought by the applicant, it can be determined that the applicant's request in the instant case is logical, as it will allow for the desired reuse of the historical structure and that the use of patron dancing can be integrated with existing and proposed improvements on the site.
I 0. The 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 such special circumstances and practical difficulties or unnecessary hardships, is denied the property in question.
Applicant
The applicant did not respond to this required finding.
Zoning Administrator
It was observed by an earlier Zoning Administrator under Case No. ZA 2007-3999(ZV) for neighboring property located at I 038 South Hill Street that:
The dance hall/nightclub has been located in what has been a commercial core of the downtown area. The use with the service of alcohol and dancing has been part of the ZA-2008-2464-CUB-ZV-IA 31
facility prior to the zone change from commercial to residential. The facility is an historic theater which limits the potential residential options at the ground floors, as these are developed with theater seating, a stage and balconies, readily adaptable to commercial uses. Other similar historic theaters, some not within a residential zone, have similarly adapted their use to operating nightclub/dance halls, during the evenings. The applicant seeks to continue a use that was originally permitted under a 1988 conditional use approval and subsequently by zone variance and thus maintain a property right that has been recognized in the past.
A similar set of dynamics face the subject property, that is quite simply, what to do with an historic theater structure that the City finds desirable to save, but for which there are only a limited number of uses. The primary voices of opposition in this matter come largely from parties that have already obtained zoning entitlements similar to those being sought by the applicant here. Further the concerns of these opposing voices were responded to in part by making the subject project seek a second reconsideration of an earlier issued enviroumental clearance. All of the environmental mitigation measures brought forward by the Planning Department's Environmental Review Section have been adopted herein by the Zoning Administrator as conditions of this instant action.
Other uses in the area have been granted zoning entitlements similar to those being sought by the applicant, and the applicant here is merely seeking parity with such other properties. In light of the above, the Zoning Administrator can find that the 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 such special circumstances and practical difficulties or unnecessary hardships, is denied the property in question.
II. The granting of the 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.
Applicant
The applicant did not respond to this required finding.
Zoning Administrator
The instant grant contains a large number of conditions. In developing those conditions, the Zoning Administrator has looked to the mitigation measures proposed in the environmental review documents issued for the project at hand as well as similar actions taken on neighboring and nearby properties, and the applicant's supplemental statements made as a part oftheir application.
While there has been substantial opposition, both verbal and written, the sources of such opposition must be considered. Those voice largely raised issue with I) the veracity of historical building permits, and 2) the adequacy of the environmental review. The concerns voiced in that opposition were considered in part and the project was made subject to a second environmental review reconsideration. ZA-2008-2464-CUB-ZV-I A 32
There has also been a substantial outpouring of support for the project from a much wider community view than the opposition, and this support involved the local City Council Office and other government and public service agencies. A letter of support was also received from the Downtown Los Angeles Neighborhood Council noting the Council's support for the project.
Conditions have been made a part of this approval and they include but are not limited to items that are related to security, alcohol-sales training, valet parking, as well as maintenance and operational considerations. Thus, as approved with the imposition of conditions, the request is not anticipated to be materially detrimental to the surrounding area.
12. The granting of the variance will not adversely affect any element of the General Plan.
Applicant
The applicant did not respond to this required finding.
Zoning Administrator
The Central City Plan Map designates the property for High Multiple Family Residential land uses with a corresponding zone of RS and Height District No. 4D. Land Use Policy No. 2-4.1 is to "Promote night life activity by encouraging restaurants, pubs, night clubs, small theaters, and other specialty uses to reinforce existing pockets of activity." The associated Program is to "Encourage adaptive reuse of historic buildings as restaurant and entertainment uses, museums, galleries, live/work, and premium quality housing. Promote the use of historic theaters as venues for entertainment and other related functions."
The property is within the area of the South Park Development Area of the City Center Redevelopment Project. The Project allows CR, Cl, Cl.S, C2, C4, and CS uses, not ordinarily allowed in residential zones, in the R4 Zone.
The property is within the area of the Los Angeles State Enterprise Zone. State Enterprise Zones were designated to assist depressed areas of the City with economic development and job creation to stimulate the economy and assist people with barriers to employment find and retain permanent, full-time jobs. The application is not affected.
The property is within the area of the Greater Downtown Housing Incentive Area. The ordinance modified several code sections for projects within the Greater Downtown area; added a requirement for compliance with Design Guidelines; and established a floor area bonus for projects that voluntarily provide a prescribed percentage of units for affordable housing. The application is not affected.
The granting of the variance will not adversely affect any element of the General Plan because as can be seen in the above the General Plan supports the maintenance the commercial base of the City and occupancy of vacant leaseholds and the request is consistent with such goals. ZA-2008-2464-CUB-ZV-lA 33
Lastly, as noted by the Zoning Administrator on the case for the neighboring property, Footnote No. I 0 of the Community Plan applies to residential designations and states:
"The Plan contemplates that certain commercial uses may be allowed under Section 12.22- A, 18 of the Los Angeles Municipal Code. The type and intensity of such conunercial uses should be controlled by appropriate "Q" conditions or other means. Whenever possible, conunercial uses should be located at street level, with residential uses on the upper levels."'
The Zoning Administrator on the neighboring property grant went on to state that:
'As noted in the prior grant, " ... The requested variance involves a commercial use similar to long-standing commercial uses existing in this area of Downtown Los Angeles prior to the 1946 Zoning Ordinance and subsequent General Plan land use designations applied to the subject property. Other than the Central City Community Plan land use designation and footnote, the Plan does not further address the location and operation of a night club or parking at their respective locations. The granting of the requested variance will not adversely affect any element of the General Plan. "
These observations remain true in the instant matter as well.
ADDITIONAL MANDATORY FINDINGS
13. The National Flood Insurance Program rate maps, which are a part of the Flood Hazard Management Specific Plan adopted by the City Council by Ordinance No. 172,081, have been reviewed and it has been determined that this project is located in Zone C, areas of minimal flooding.
14. In an undated letter, the City Planning Department Environmental Staff Advisory Committee (ESAC) issued Mitigated Negative Declaration No. ENV 2008-2465-MND REC1 (Article V- City CEQA Guidelines) and determined that by imposing conditions the irnpacts could be reduced to a level of insignificance. In a second letter dated April 13, 20 I 0 the City Planning Department Environmental Staff Advisory Committee (ESAC) issued Mitigated Negative Declaration No. ENV 20082465-MND-REC2 (Article V - City CEQA Guidelines) and determined that by imposing conditions the impacts could be reduced to a level of insignificance.
Reconsideration, ENV-2008-2465-MND-REC1 I 1050 South Hill Street; Central City Conununity Plan Area
The Department of City Planning has issued a Reconsideration of the previously issued Mitigated Negative Declaration (ENV 2008-2465-MND) for a project generally described as a Variance to permit the sale of alcoholic beverages (three separate licenses) for on-site consumption in conjunction with the interior remodel of an existing 38,506 square-foot vacant historical theater (Historic Designation LA-476: Belasco Theater) into a new ZA-2008-2464-CUB-ZV-IA 34
proposed nightclub with dancing, open karaoke, karaoke rooms, live entertainment, lounge areas, two proposed restaurants (one with an outdoor dining patio), and roof deck patio area with approximately 958 seats on a 21,500 square-foot lot providing 10 off-site leased parking spaces with hours of operation from II :00 a.m. to 4:30 a.m., seven days a week for the nightclub use, operating 24 hours for both proposed restaurant uses, alcohol sales from 10:00 a.m. to 2:00 a.m., seven days a week, in the [Q]R5-4-D-O Zone. No new construction.
On June 2, 2009, the applicant's representative submitted a request for a reconsideration of the environmental review document to consider changes in the project description with respect to total floor area, seating capacity, ancillary uses and hours of operations.
As such, the project description is revised to read as follows:
A Conditional Use Permit to allow the sale and dispensing of a full line of alcoholic beverages for on-site consumption, and a Variance to permit public dancing in the [Q]R5-4D-O Zone in conjunction with the interior remodel of a vacant historical theater (Historic Designation LA-476: Belasco Theater) into a new theater/nightclub and two restaurants having a combined total of 40,754 square feet in floor area, a total of 661 seats, and hours of operation from II a.m. to 4 a.m., daily, throughout the entire site; includes the ancillary theater/nightclub uses of live entertainment, special events/performances and patron dancing; outdoor space includes 1,150 square feet for dining on the ground floor and a 1,098 square-foot smoking deck on the balcony level.
The requested changes in the project description does not result in any new significant environmental impacts, however, the following impact was not previously addressed in the environmental review document (ENV -2008-2465-MND):
Noise - Retail Markets, Bars, Entertainment, etc. The project will result in an increase in ambient noise levels in the project vicinity as a result of the proposed theater/nightclub, and restaurants, and the associated sale and consumption of alcohol, live entertainment, special events/performances and patron dancing. However, these impacts can be reduced to a less than significant level through incorporation of enhanced noise insulation techniques (mitigation measure XI I all).
The Environmental Review Section of the Department of City Planning has determined that the previously issued Mitigated Negative Declaration (ENV 20082465-MND), along with the attached mitigation measures labeled "Attachment A", (see the file) serve to mitigate the impacts of the project to a less than significant level.
A 20-day re-circulation period of the MND is required because of the addition of new mitigation measures.
Reconsideration, ENV-2008-2465-MND-REC2, 1050 South Hill Street; Central City ZA-2008-2464-CUB-ZV-1 A 35
Community Plan Area- Aprill3, 2010
The Department of City Planning has issued a Reconsideration of the previously issued Reconsideration of Mitigated Negative Declaration (ENV 2008-2465-MND) for a project described as:
A Conditional Use Permit to allow the sale and dispensing of a full line of alcoholic beverages for on-site consumption, and a Variance to permit public dancing in the [Q]R5-4D-O Zone in conjunction with the interior remodel of a vacant historical theater (Historic Designation LA-476: Belasco Theater) into a new theater/nightclub and two restaurants having a combined total of 40,754 square feet in floor area, a total of 661 seats, and hours of operation from II a.m. to 4 a.m., daily, throughout the entire site; includes the ancillary theater/nightclub uses of live entertainment, special events/performances and patron dancing; outdoor space includes 1,150 square feet for dining on the ground floor and a 1,098 square-foot smoking deck on the balcony level.
On December 22, 2009, the applicant's representative submitted a request for a reconsideration of the existing environmental review document in order to reexamine any potentially significant adverse transportation and/or related circulation impacts that may result from the proposed project. Additionally, reductions to the total seating capacity, occupant loads and hours of operations for the uses included in the proposed project have necessitated further changes to the existing environmental review document.
As such, the project description is revised to read as follows:
A Conditional Use Permit to allow the sale and dispensing of a full line of alcoholic beverages for on-site consumption, and a Variance to permit public dancing in the [Q]R5-4D-O Zone in conjunction with the interior remodel of an existing historical theater facility (Historic Designation LA-476: Belasco Theater) for a new theater event center and nightclub and two restaurants having a combined 40,754 square feet of floor area, a total of622 seats, and a total occupancy of 1,537 patrons. The proposed project will include hours of operation from II a.m. to 4 a.m., daily, for both restaurants, II a.m. to 3:30 a.m. for the theater's main stage concert and event center use, II a.m. to 3:00 a.m. for the basement jazz lounge, and II a.m. to 2:30 a.m. for the second floor ballroom.
As part of the re-examination of potentially significant adverse transportation/circulation impacts, the Department of Transportation concluded in its Initial Study Assessment Form (]SAF) dated March I, 20 I 0, that the proposed project will not result in any transportation and circulation impacts and subsequently will not require a traffic study. (emphasis added) A copy of the completed ISAF has been attached to this reconsideration document for reference (see Exhibit A) (see the file).
The Environmental Review Section of the Department of City Planning has determined that the previously issued Mitigated Negative Declaration (ENV 20082465-MND) in ZA-2008-2464-CUB-ZV-1 A 36
conjunction with the previously issued Reconsideration (ENV 20082465-MND-RECI) serve to mitigate the impacts of the project to a less than significant level.
No re-circulation of this MND and associated re-considerations is necessary because the changes identified above do not result in potential impacts greater than previously identified, nor have any new potential impacts not previously identified resulted from this reconsideration. (Emphasis added)
I (Zoning Administrator) We (Area Planning Commission) hereby adopt that action. The records upon which this decision is based are with the Environmental Review Section in Room 750, 200 North Spring Street. CITY OF LOS ANGELES DEPARTMENT OF CITY PLANNING OFFICE OF ZONING ADMINISTRATION
STAFF INVESTIGATOR REPORT
March 18, 2009
Mehdi Bolour (A)(O) CASE NO. ZA 2008-2464(CUB}(ZV) Denley Investment and Management, Inc. CONDITIONAL USE/ZONE VARIANCE 1710 North McCadden Place 1050 South Hill Street Los Angeles, CA 90028 Central City Planning Area Zone [O]R5-4D-O Elizabeth Peterson (R) D. M. : 126A209 Elizabeth Peterson Group, Inc. C. D. : 9 1850 Industrial Street, Ste 666 CEQA : ENV-2008-2465-MND Los Angeles, CA 90021 Legal Description : Lots 18-20, Addition to the E. H. Workman Tract
Reguest
1} A Conditional Use Permit, ptm;uant to the provisions of Section 1Z:24~W. 1 of the Los Angeles Municipal Code, to permi~ the sate and dispensing of a full line of alcoholic beverages for on-site consumption (thre.e separate licenses);Jn conjl:mction with the interior remodel of an existing 38,566 square~foot vacant nisterical theater (Belasm Theatre) into a new proposed nightclub with dancing, open karaoke, karaoke rooms, live entertainment,' lounge areas, two proposed restaurants (one with an ootdoor dining patio}, and: roof deck patio area with approximately 958 seats with hours of operation from 11 a.m. to 4:30a.m., seven days a week for the nightclub use, operating 24 hours for both proposed restaurant uses, alcohol sales from 10 a.m. to 2 a.m., seven days a week for the entire site; and 2) Pursuant to the provisions of Section 12.27 of the Code, a Variance from Section 12.12-A to permit the existing 38,506 square-foot historical theater/commercial entertainment establishment to include public dancing.
Property Description
The subject ownership is a level, corner, parcel of land comprised of three record lots, consisting of approximately 0.49 acres, having approximately 149.58 feet of frontage on the east side of Hill Street, sides for a distance of approximately 129 feet along 11th Street (actual frontage) and has a depth varying from 149.58 feet to 150.04 feet.
The subject ownership is zoned [Q]R5-4D-O and identified in Ordinance No. 164,307 as Sub Area No. 2645 via CPC 1986-0606-GPC, which became effective on January 30, 1989. CASE NO. ZA 2008-246~"r-'JB)(ZV) PAGE2
D Limitations:
The total floor area contained in all buildings on a lot shall not exceed six (6) times the buildable area of the lot, except for the following: (a) Projects approved under Section 418 (Transfer of Floor Area) of the Redevelopment Plan for the Central Business District Redevelopment Project; (b) Projects approved under Section 415 (Rehabilitation and/or Remodeling of Existing Buildings) or Section 416 (Replacement of Existing Buildings) of said Redevelopment Plan; (c) Projects for which a density variation of 50,000 square feet or less is granted under Section 437 of said Redevelopment Plan; (d) Projects for which a density variation of more than 50,000square feet was granted under Section 437 of said Redevelopment Plan prior to the effective date of this ordinance; (e) Projects approved pursuant to any procedure to regulate transfers of floor area as may be adopted by the City Council. The term "floor area" shall mean floor area defined in the Municipal Code Section 12.21.1-A,5 and 12.21.1-B,4.
(Q] Conditions:
Notwithstanding Municipal Code Section 12.22-A, 18, the property shall be limited to the following uses:
1. Residential uses permitted in the R5 Zone. 2. Hotels, motels and apartment hotels. 3. Parking buildings, provided such parking is accessory to the main use of another lot not more than 1,500 feet distant therefrom. 4. Any other uses permitted in the C4 Zone within buildings which were in existence on the lot upon the-effective date of this ordinance. 5. Any other use permitted in the C4 Zone provided the floor area-ratio of such use does not exceed 2:t. -6. Any ottrer__use permffted in ft=te C4 Zone, includiog:eemmerciaLuses wifh a floor area ratio from 2:1 to 6:1, provided the development plancis-approved pursuant to the following procedure:
A. The City Planning Commission shall have the authority to approve such development plan if it finds: (i) that the proposed development will be desirable to the public convenience or welfare, and (ii) that the proposed development will be in harmony with the objectives and intent ()f the central City Community Plan, and 9iii) that the City Planning Commission and the Community Redevelopment Agency Board have determined that the proposed development conforms to the Redevelopment Plan for the Central Business District, an (iv) that the proposed development will not have an adverse impact on existing or planned housing development n the vicinity, and (v) that the proposed development will not reduce the potential for future housing development on any other property planned for housing use in the Central City Community Plan.
B. The Commission may impose such conditions as it deems necessary to secure an appropriate development in harmony with the objectives and intent of the Central City Community Plan and Redevelopment Plan for the Central Business District.
C. An application to permit such development, together with a complete set of development plans, shall be filed with the Community Redevelopment Agency and the City Planning Commission. The application with the Planning Commission shall CASE NO. ZA 2008-24f''''":.'JB)(ZV) PAGE3
be deemed complete when accompanied by a determination by the Community Redevelopment Agency Board.
D. Upon filing of a complete application with the Planning Commission, the matter shall be set for public hearing. Notice of the time, place, and purpose of such hearing shall be given as set forth in Municipal Code Section 12.24-B.3(b). The determination of the Commission, or the city Council on appeal, shall be made pursuantto the procedures set forth in Municipal Code Section 12.24-B,3(d) and (e).
The Department of Building and Safety via the Internet Document Imaging System (I DIS) indicates that the subject ownership consists of the following job addresses where building permits have been issued (I DIS print-outs attached to the file):
• 1046 South Hill Street • 1048 South Hill Street • 1050 South Hill Street • 1060 South Hill Street • 143 West 11th Street • 145 West 11th Street • 147 West 11th Street • 149 West 11th Street • 151 West 11th Street • 153 West 11th Street • 155 West 11th Street
The Project
Field investigation on March f3, 2DU9, HNealed that the subject owner~ip is developed with a multi-story theate~ known as th:e Belasco Theafer a ROC designat-ed' as Culbral Monument No. 476. This six-story reinforced concrete structure, -designed by the architectural firm Morgan, Walls & Clemens, was completed in 1926. Its eclectic stone decorations display Churrigueresque, Spanish Renaissance, Moorish, and Gothic details.
The shallow auditorium specifically designed for legitimate drama, places all patrons within hearing distance ofthe stage. Declared January 30, 1990.
The interior of the building is undergoing preservation and renovation to enhance the building's interior to accommodate the floor plan proposed by the applicant (see staff photos).
The subject building consists of an approximate:
• 9,432 square-foot Basement, • 17,379 square-foot 1st floor, • 3,100 square-foot Mezzanine, • 8,595 square-foot 2nd floor with a Balcony
It should be noted that all floor areas are interconnected by corridor or stairway.
The ownership is also developed with a southerly adjoining one-story near rectangular shaped building extending along the 11th Street frontage and improved with a connecting interior stairway to the theater. Field investigation revealed that the rear of the one-story CASE NO. ZA 2008-246"''~UB)(ZV) PAGE4 building is improved with a walled outdoor patio that extends partially along the property's easterly perimeter leg (see staff photos ).The applicant is proposing two restaurants within this building, as well as a rooftop smoking area (see staff photos).
The interior of the theater and the proposed two restaurants within the one-story building appears to be approximately 70 to 80 percent complete.
At the time of field inspection on March 12, the Public Hearing Notice was posted.
Review of the Revised Plans (February 26, 2009) Revealed the Following Proposed Uses:
Basement Floor Plan
• 1 Bar • 116 square-foot OJ Booth • 4 70 square-foot Dance Floor • 270 square-foot Dance Floor • 156 square-foot Dance Floor
1st Floor Plan
• Three (3) Bars and a 2,378 square-foot Dance Floor. • 1 Bar located in the Lounge Area • 1 Bar located in the Inner Lobby • Two (2) New-Qecks {Deck A & B) with a Raised Bridge (2-05) connecting them
Mezzanine Floor Plafl
• 1 Bar and a 307 square-foot Dance Floor • Two(2) 40 square-foot.Stages within the two (2) Banquet Rooms
Balcony Floor Plan
• 1 Bar and a 640 square-foot Ballroom Dance Floor in addition to a 206 square-foot Stage
At the time of field investigation on March 12, 2009, staff was informed by applicant's representative of the following:
The Roof Deck Patio (2-18) shown ofthe Balcony Floor Plan will not have seating and will be use as a smoking area.
The dancing areas (2-01) shown on the terraced balcony area (formerly balcony seating area) as a dance floor will not be utilized as a dance floor.
Exhibits provided by Applicant's Representative
• Parking And Valet Service Agreement 1148-1160 South Broadway, 150vehicles, approximately 400 feet from the subject property - Self Parking CASE NO. ZA 2008-248H~IJB)(ZV) PAGES
201 West 12th Street, 1000 vehicles, approximately 400 feet from the subject property- Valet Parking
• Building Permit No. 2008-LA28932, issued September 11, 2008. to complete work done under previously expired permit. (minimum 75% completed as determined by inspection) complete work started under permit No. 01016-10000-01115 work is 80% complete
• Case No. ZA 2007-5927(ZAI)
• Belasco Theater Operations Plan (124 page book)
• Letter of support from the Downtown Los Angeles Neighborhood Council
Staff Comments:
It should be noted that other similar historic theaters, most of which are not within a residential zone, have similarly adopted their use to operating as a nightclub/dance hall during the evening hours.
The historic theaters include:
• Wiltern Theater, 3790 West Wilshire Boulevard, See Case No. ZA 2001- 2834( CUB)( CUX)
• El Rey Theater, 5516 West Wilshire Boulevard, See -Case No. ZA 2004-6364 (CUB)(CUX)(PA 1).
• Henry-Fonda Theater, u-126West Hollyvvood Boulevard, See Case No. ZA 2002- 7696(CUB)(CU)(CUX)
• Stock Exchange, 618 South Spring Street, See Case No. ZA 95-0830(CUB)(PA)
• Globe Theater, 744 South Broadway, See Case No. ZA 2004-5791(CUB)
• Orpheum Theater, 842 South Broadway, See Case No. ZA 2008-4621 (CUB), concert and theater performances.
• Mayan Theater, 1038 South Hill Street. See Case No. ZA 2007-3999(ZV)
Term Limit Parking
Hill Street- both sides of the street observe metered parking
East side of the street- No stopping 2 p.m. To 7 p.m., Except Saturday & Sunday 1 Hour Parking, 8 a.m. To 4 p.m., Except Sunday
West side of the street -1 Hour Parking, 8 a.m. to 6 p.m., Except Sunday
11th Street- One -Way west bound street. The north side of the street observes metered parking, the south side of the street posted No Parking Anytime CASE NO. ZA 2008-24fM'""'UB)(ZV) PAGE6
North side of the street- 1 Hour Parking, 8 a.m. to 6 p.m., Except Sunday
South side of the street - No Parking Any time
California Department of Alcoholic Beverage Control License Query Summary
The applicant's representative states, that only one Department of Alcoholic Beverages License (Type 47) is being requested, with duplicate bars of that license accommodating the restaurant's dining and bar lounge areas. License No. 380419, has been and is on hold pending the remodel and tenant improvements to the Theater. The license was issued on July 8, 2002.
On March 12, 2009, staff utilized the State's Alcoholic Beverage Control Query System in determining existing alcoholic beverage licenses within the Census Tract No. 2079, associated with the theater (Teatro Belasco Limited), located at 1050 South Hill Street.
License Number: 380419 Status: Issue And Hold Primary Owner: Theatro Belasco Limited Doing Business As: No active DBA found Address: 1050 South Hill Street City: Los Angeles, Ca 90015 Licensee: Theatro Belasco Limited
License Type: 47- On-Sale General Eating Place License Type Status Issue And Hold Status Date: July 8, 2002 Original Issue Date: July 8, 2002 Expiration Date: June 30, 20.0.9 Condition:. Operating Restrictions_ License Type Was Transferred: From License No. 338U76
License Type: 68 - Portable Bar License Type Status Issue And Hold Status Date: July 8, 2002 Original Issue Date: July 8, 2002 Expiration Date: June 30, 2009 Condition: Operating Restrictions
Current Disciplinary Action: No Active Disciplinary Action Found
Disciplinary History: No Disciplinary Action Found
Hold Information: No Active Holds Found
License Information
According to the State of California Department of Alcoholic Beverage Control (ABC) licensing criteria, 2 on-sale and 2 off-sale licenses are allocated to subject Census Tract No. 2079. There are currently 21 on-site and 5 off-site licenses in this Census Tract. CASE NO. ZA 2008-24f' '-•JB)(ZV) PAGE?
Within a Census Tract No. 2079, the following types of alcoholic beverage licenses are active or pending:
(3) Type 20 Off Sale Beer and Wine (2) Type 21 Off Sale General (4) Type 41 On Sale Beer and Wine- Eating Place (10) Type 47 On Sale General- Eating Place (1) Type 48 On Sale General- Public Premises (1) Type 57 Special On Sale General (3) Type 58 Caterer's Permit (3) Type 68 Portable Bar
There are no active or pending alcoholic beverage licenses within a 1,000-foot radius of the property.
As reported by ABC from statistics provided by the Los Angeles Police Department, within Crime Reporting District No. 185, which has jurisdiction over the subject property, a total of 515 crimes were reported in 2007, compared to the citywide average of 256 crimes and the high crime reporting district average of 307 crimes for the same period.
In 2007, there were 49 Narcotics, 0 Liquor Law, 9 Public Drunkenness, 1 Disturbing the Peace, 0 Disorderly Conduct, and 10 DWI related arrests. These numbers do not reflect the total number of arrests in the subject reporting district over the accountable year. Arrests for this calendar year may reflect crimes reported in previous years.
There were no sensitive-uses observed within a 1,000-footradius.of the subject property.
Los..Angeles f'oliceDepartment Central Area Vice Unit
On March 12, 2009, staff contacted the Los Angeles PoliCe Department Central Area Vice Unit at telephone No. ~213) 972~1273. staff s\)oke with. a staff person and was informed that a Public Hearing Notice was received.
Surrounding Land Uses
North
Adjoining property (Ownership No. 3) to the north is zoned [Q]R5-4D-O and is developed with a theater that features live entertainment and dancing. The site is without parking.
Beyond that (Ownership Nos. 4 through 6) to the north are zoned [Q]R5-4D-O and developed with pay surface parking.
South
Property (Ownership No. 46) to the south across 11th Street is zoned C2-4D-O and is vacant.
Beyond that (Ownership No. 47) to the east is zoned C2-4D-O and developed with a three- to four-story commercial building. CASE NO. ZA 2008-24f'~'~UB)(ZV) PAGES
East
Property (Ownership No. 28) to the east across the improved 16-foot wide one-way northbound alley is zoned C2-4D-O and developed with a one-story inverted L shaped multi tenant commercial building with limited tenant parking on the westerly portion of the ownership.
Beyond that (Ownership No. 27) to the north is zoned C2-4D-O and developed with a small surface parking lot.
Beyond that (Ownership No. 26) to the north across a 12-foot wide improved alley is zoned C2-4D-O and developed with one-story commercial building and an 11- story office building.
West
Properties (Ownership Nos. 13 and 14) to the west across Hill Street are zoned [Q] R5-4D-O and developed with one-story commercial building occupied by small restaurants which were not open at the time of field investigation.
Beyond that (Ownership Nos. 12) to the north is zoned PF-40-0 and is developed with a two-story building occupied by the Job Corps.
Beyond that (Ownership No. 11) to the north is zoned [Q]R5-4D-O and is developed with a one-story restaurant located on the southerly portion of the ownership and a surface parking area on the northerly- portion of the site.
Beyond-that- (Ownership No. '10) to the north is zoned l0]R5-4D-O and developed-with a five-story bHiiEilng occupied byfhe:Job Corps. ·
Previous Cases, Affidavits, Permifs, and Orders On the Applicants Property
Building and Safety Property Activity Report, (print-out), indicating building permit activity from 2001 to 2009 (attached to the file).
Case No. ZA 99-2567CZV) - On June 26, 2000, the Zoning Administrator approved a variance to permit the change of use from an existing former theater to a 33,423 square foot nightclub, including dancing, the on-site sale and consumption of alcoholic beverages, a 1,032 square-foot restaurant, three table billiard parlor, tenant offices, theater seating and ground floor retail in the [Q]R5-4D-O Zone.
On October 31, 2000, the Central Area Planning Commission, granted the appeal, sustained the action of the Zoning Administrator and modified prior conditions 9attached to the file).
Case No. 99-2567(ZV)(PA)- On March 22, 2001, the Zoning Administrator approved plans in order to modify certain conditions of a prior variance to permit the change of use from an existing theater to a nightclub, including dancing, the e on-site sale and consumption of alcoholic beverages, a 5,000 square-foot restaurant, tenant offices, retention of theater seating and ground floor retail in the [Q]R5-4D-O Zone. CASE NO. ZA 2008-24F' 1 ~ 1 JB)(ZV) PAGE 9
Previous Cases, Affidavits, Permits, and Orders On Surrounding Properties:
On March 12, 2009, staff utilized a 1,500-foot radius via the Zoning Information Map Access System (ZIMAS) and the Planning Case Tracking System (PCTS), for recent and past Zoning Administrator determinations associated with alcoholic beverages, live entertainment and dancing.
Case No. ZA 2008-0480(CUB)- On February 13, 2009 a request was filed to allow on-site consumption of beer and wine for a Japanese shabu/fondue restaurant with 60 seats operating from 11 a.m. to midnight Friday/Saturday & 11 a.m. to 10 p.m. Sunday through Thursday, located at 945 South Hope Street. As of the writing of this report the case has not been scheduled for public hearing.
Case No. ZA 2009-0161 (CUB)- On January 16, 2009, a request was filed for the renewal of a conditional use permit (7 year sunset clause) for on-site consumption of a full line of alcoholic beverages with no changes to the interior layout of the Palm Restaurant, located at 520 West 11th Street. As of the writing of this report the case has not been scheduled for public hearing.
Case No. ZA 2008-4621(CUB) -On November 17, 2008, a request was filed for the continued sale and dispensing of a full line of alcoholic beverages for on-site consumption with a Type 471icense, in conjunction with a theater, located at 842 South Broadway. As of the writing of this report the case has not been scheduled for public hearing.
Case No. ZA 2008-4494(CUB)- On November 5, 2008, a request was filed for a conditional use to allow for off-sale beer and wine sales with hours of operation from 6:30 a.m. to 8 p.m. Mon·day through Friday and alcohol sales. from 10 Rm. to 8 p.m. Monday. through · · · Friday, located at 1132 South Olive Street As olthe writing of this report the case has not been schedu!edcfor public hea~ing_ ·
Case No. ZA 2008~4313(CUB) - On October 22, 2008, a request was flied to allow an existing mini-mart adding beer and wine in conjunction with a gasoline station; Subway restaurant and Taco Taco restaurant, located at 504 West Olympic Boulevard. As of the writing of this report the case has not been scheduled for public hearing.
Case No. ZA 2008-3869(CUB){ZV) - On September 24, 2008, a request was filed to establish a restaurant use with on-site alcohol consumption, live entertainment and patron dancing on the ground floor of an existing commercial/industrial building, located at 911 South Hill Street. As of the writing of this report the case has not been scheduled for public hearing.
Case No. ZA 2008-0999(CUB)- On August 13, 2008, the Zoning Administrator approved a conditional use to permit the sale and dispensing of beer and wine only for on-site consumption, in conjunction with the continued use of a 1 ,445 square-foot restaurant, located at 1001 South Broadway.
Case No. ZA 2008-0373{CUB)- On August 12, 2008, the Zoning Administrator approved a conditional use permit to allow the sale and dispensing for consideration of a full line of alcoholic beverages for on-site consumption in conjunction with a ground floor restaurant and bar area, within a 23-story mixed use development, located at 1137-1149 South Grand Avenue. CASE NO. ZA 2008-248~''~'JB)(ZV) PAGE10
Case No. ZA 2008-2194(CUB)- On May 30, 2008, a request was filed to allow the sale of beer and wine for on-site consumption in a new full service restaurant with sushi bar/counter, accommodating 77 patrons and operating from 10 a.m. to 11 p.m., 7 days a week, located at 110 East 9th Street. As of the writing of this report the case has not been scheduled for public hearing.
Case No. ZA 2008-0259(CUB)- On January 23, 2008, a request was filed to allow two full on-site alcohol licenses for use in two separate proposed restaurants with the hours of operation from 11 a.m. to 2 a.m. daily, located at 953 South Hope Street. As of the writing of this report the case has not been scheduled for public hearing.
Case No. ZA 2007-3999(ZV)- On January 4, 2008, the Zoning Administrator approved a variance to permit the continued sale and dispensing of a full line of alcoholic beverages for on-site consumption and to permit public dancing, in conjunction with a n existing dance hall/nightclub with live entertainment (known as the Mayan), located at 1038 South Hill Street.
Case No. ZA 2007-2631 (CUB) - On September 26, 2007, the Zoning Administrator approved a conditional use permit for the sale and dispensing of beer and wine only for both on-site and off-site consumption in a new wine store/bar with indoor and outdoor seating, located at 1050 South Flower Street.
Case No. ZA 2006-9757(CUB)- On October 29, 2007, the Zoning Administrator approved a conditional use permit to allow the sale and dispensing of a full line of alcoholic beverages for on-site and off-sit consumption within a proposed 6,362 square-foot restaurant, with bar, lounge, and live entertainment, located at 1100 South Hope Street
Case No. ZA 2006-i0115(CUX)(ZV) -On Dctober 22, 2007, ilie Zonir~g Administrator denied requests at t24_Q South Main Street-regarding; ·· - ·· · ·· · -
• a conditional us.e to permit a hostess dance hall with live entertainment in the basement level of an existing building in the M2-"2D Zone, with seating for 128 and operating hours from 7 p.m. to 2 a.m., daily.
• a variance to permit 22 parking spaces within 750 feet from the site on an off-site location through a parking agreement in lieu of the required covenant and agreement, in conjunction with the proposed hostess dance hall.
On January 31, 2008, the central Area Planning Commission denied the appeal and sustained the Zoning Administrator's decision letter dated October 22, 2007.
Case No. ZA 2007-0319(CUB)- On June 26, 2007, the Zoning Administrator dismissed a request for the sale of alcoholic beverages from a proposed 3, 725 square-foot restaurant for on-site consumption inasmuch as the facility is not a restaurant but rather a ''wine bar" or "wine store" having no kitchen and as further confirmed by the site plan which refers to that lease space as "non restaurant", located at 1050 South Flower Street.
The Zoning Administrator approved a conditional use to permit the sale and dispensing for consideration of a full line of alcoholic beverages for on-site consumption as a use accessory to a restaurant. CASE NO. ZA 2008-248~ '"'UB)(ZV) PAGE 11
Case No. ZA 2006-10073(ZV)- On June 8, 2007, the Zoning Administrator approved a variance to permit the continued use and maintenance of a hostess dance hall use as not otherwise allowed in the [Q] R5 Zone, located at 807 South Hill Street.
Case No. ZA 2006-9758(CUB) and Related Cases ZA 2006-5863(ZAI), Vesting Tentative Tract No. 64396- On Apri\27, 2007, the Zoning Administrator approved a conditional use permit to allow the sale and dispensing of a full liner of alcoholic beverages for on-site consumption within a proposed 2,180 square-foot restaurant, located at 408 West 11th Street.
Case No. ZA 2006-6515(CUB)(CUX) - On March 21, 2007, the Zoning Administrator approved the following request at 111 South Broadway, 1108 South Hill Street, 1201 South Main street, 146 West 11th Street and 120 West 12th Street.
• a conditional use permit to allow the sale and dispensing of a full line of alcoholic beverages for on-site consumption, in conjunction with three proposed restaurants and dance hall uses subject to a plan approval;
• a conditional use to allow dancing (limited to five percent of the restaurant/bar floor area), in conjunction with the proposed restaurant/bar and dance hall uses subject to plan approval;
• a conditional use permit to allow floor area averaging in a unified development (6: 1 average floor area ratio);
• a conditional use permit to allow the use of five more, ,coin pr slug-operated or electrically; electronically of mechanically controlled, game machines in conjunction with the proposed game machine use..$ subject to. a plan approval;.
• a variance to permit one-unit per 237 square feet of lot area'in lieu of one-unit per 400 square feet of lot area as calculated on the overall site access;
• an adjustment to permit a reduced side yard of zero feet on Hill Street in lieu of the 16 feet required (Hill Street Building);
• an adjustment to permit a reduced yard of 12 feet in lieu of the 20 feet required (Hill Street Building) and
• site plan review permitting the construction, use and maintenance of 587 residential condominium units and approximately 90,000 square feet of office and commercial space in the C2-4D-O Zone.
Case No. ZA 93-0160(ZV)- On May 29, 1993, the Zoning Administrator denied a variance to permit the remodeling, use and maintenance of the ground floor of an existing two-story structure for a hostess dance hall including 4 billiard tables, 4 video game machines and a T.V. viewing area, with 14 on-site parking spaces and having the hours of operation from 7 p.m. to 2 a.m., seven days per week, located at 1150 South Hope Street.
Case No. ZA 2006-1146(CUX)(CU)- On September 19, 2006, the Zoning Administrator approved a conditional use to permit the continued of a hostess dance hall in the C2 Zone, and a Conditional use to permit the establishment, use and maintenance of 16 video/arcade machines, on property located at 950 South Broadway. CASE NO. ZA 2008-246cw:'UB)(ZV) PAGE12
Case No. ZA 2005-8871 (ZV)- On September 5, 2006, the continued use and maintenance of a 7,6309 square-foot hostess dance hall with four pool tables and 22 video/arcademachines,902 South Olive Street.
Case No. ZA 2005-0314(CUB)- On June 17, 2005, the Zoning Administrator approved a conditional use permit authorizing the sale and dispensing of beer and wine only for on-site and off-site consumption, in conjunction with a 4,595 square-foot restaurant and associated "to go" market with off-site sales, located at 121-125 East 9th Street.
Case No. ZA 2004-6225(ZV) - On December 15, 2004, approved a variance to permit the sale of a full line of alcoholic beverages in an expanded portion of the Orpheum Theater, located at 832 South Broadway.
Case No. ZA 2004-2586(CUB)(ZV) - On September 30, 2004, the Zoning Administrator approved the following request at 830 South Broadway:
• a conditional use permit to allow the sale and dispensing of a full line of alcoholic beverages for on-site consumption, in conjunction with a proposed 4, 267 square foot bar/lounge seating 203 patrons; and
• a variance to permit required parking through lease in lieu of a recorded covenant for 20 parking spaces.
Case No. ZA 2004-1166 (CUB)(CUX)- On September24, 2004, the Zoning Administrator approved the following request,Jocated at 1119 South Olive Street:
. • . a conditional use permitto allow tb.e·expansion of the on-site consumption of a filii 1lne of alcoholic beverages at an existing 489 seat ~estaurant fo now incftH::!ean outdoor dining area containing an additional 273 seats, fora total occupancy load of 762 persons; and
• conditional use permit to allow a 315 square-foot dance area located in the outdoor dining area.
On January 25, 2005, the Central Area Planning Commission, granted the appeal, sustained the Zoning Administrator's approval and modified conditions (specifically Condition No. 7).
Case No. ZA 2001-5055(CUB)- On August 15, 2002, the Zoning Administrator approved a conditional use permit to allow the sale and dispensing of a full line of alcoholic beverages as a use accessory to a restaurant, located at 605 West Olympic Boulevard.
Case No. ZA 2001-1402(ZV)- On May 20, 2002, the Zoning Administrator approved the following request at 1038 South Hill Street;
• a variance to permit public dancing and sale and dispensing of a full line of alcoholic beverages for on-site consumption in conjunction with a proposed 24,600 square foot nightclub (known as the Mayan);
• a variance to provide 185 parking spaces located more than 750 feet from the nightclub site at 1001 South Olive Street; and CASE NO. ZA 2008-24B"'"UB)(ZV) PAGE13
• a variance to provide the off-site parking spaces by lease agreement, in lieu of a recoded Covenant and Agreement.
On June 24, 2004, the Zoning Administrator issued a Letter of Correction correcting Condition No. 29 to read:
c. Valet parking services shall be provided during nightclub hours of operation and until one-half hour after closing. Such services shall be operate at the adjacent parking lot at the northerly entrance to the building and shall provide service through the time of closing.
On August 28, 2002, the Central Area Planning Commission, denied an appeal, sustained the action of the Zoning Administrator and did not adopt ENV 2001-1402-MND.
Case No. ZA 2001-0471 (CUB)- On January 18, 2002, the Zoning Administrator approved a conditional use permit to allow the sale and dispensing of a full line of alcoholic beverages for on-site consumption in conjunction with a proposed 13, 755 square-foot restaurant, located at 11 00 South Flower Street.
Case No. ZA 2001-1544(CUB)- On August 10, 2001, the Zoning Administrator approved s conditional use permit to allow the sale and dispensing of a full line of alcoholic beverages as a use accessory to the operation of a theater, located at 842 South Broadway.
On October 12, 2001, the Central Area Planning Commission, granted an appeal in part, sustained the approval of the Zoning Administrator and modified prior conditions.
Case No. ZA·95-0957(ZV)(PA)-On June8,2QOt, the Zoning Administrator, denied at 1040 south Grand Avenue, an appmval of plans_se_e"'ing to extendJhe hours of operation ofan existing hostess dance hall, currently authorized by condition No. 8 GfCase No. ZA §5- _:0.957(ZV) to operate-between 4 p.m. and 2 a.m., to prospectively operate between 12 noon and 2 a.m.
Case No. ZA 2000-2953(ZV)- On January 18, 2001, the Zoning Administrator denied an approval of plans at 1040 South Grand Avenue: to permit an extension of closing hours to 4 a.m. for a hostess dance hall in lieu of the 2 a.m. closing time previously approved under Case No. ZA 95-0957(ZV) on May 2, 1996.
Case No. ZA 95-0957(ZV)- On May 2, 1996, the Zoning Administrator approved a variance to permit a dance hall use in the [Q] R5 Zone, located at 1040 South Grand Avenue.
Case No. ZA 93-0160(ZV)- On May 28, 1993, the Zoning Administrator denied a variance to permit and existing two-story structure for a hostess dance hall including 4 billiard tables,4 video game machines and a T.V. viewing area, with 14 on-site parking spaces and having the hours of operation from 7 p.m. to 2 a.m. , seven days a week, located at 1150 South Hope Street.
Case No. ZA 92-0302(ZV) - On June 17, 1992, the Zoning Administrator approved a variance to permit the continued use and maintenance of a hostess dance hall, previously approved under case no. ZA 88-0665(CUX), with an increase in occupancy from 55 to 250 persons and the addition of 3 pool tables, located at 907 South Hill Street. CASE NO. ZA 2008-24f .. 'JB)(ZV) PAGE14
Case No. ZA 90-1182(CUB)- On February 14, 1991, the Zoning Administrator approved a conditional use to permit the on-site sale of a full line of alcoholic beverages in conjunction within an approximately 7,000 square-foot restaurant with a occupancy load of approximately 162 patrons, operating seven days a week from 6:30 a.m. to 10 p.m., located at 919 South Grand Avenue.
Case No. ZA 88-0820(CUB)- On October 14, 1988, the Zoning Administrator approOved a conditional use to permit the sale of alcoholic beverages for on-site consumption and to permit patron dancing, located at 1038-1044 South Hill Street.
Case No. ZA 87-1296(CUB)- On February 25, 1988, the Zoning Administrator approved a conditional use permit, to allow a full line of alcoholic beverages for on-site consumption with cafe entertainment and dancing with an occupancy load to be approximately 943, located at 849 South Broadway,
General Plan, Specific Plans and Interim Control Ordinances
Community Plan:
The Central City Plan Map designates the property for High Density Residential land uses with a corresponding zone of R5 and Height District No. 4D-O.
Specific Plans and Interim Control Ordinances:
The property is within the area of the:
" Adaptive Reus-e Incentive Specific Plan (Ordinance No. 175,038)-Theapplicationis affected.
• Central Business District Redevelopment Project Area. The application is affected.
• Enterprise Zone/Employment And Economic Incentive Program Area. Tile application is affected.
• Greater Downtown Housing Incentive Area. The application is affected.
Zoning Information No. 940- Central Business District Redevelopment Project Area
Comments:
All applications within the Central Business District Redevelopment Project Area requesting a permit for construction, remodeling, improvements, alterations including seismic compliance, demolition and/or signs must be referred to the CRA for both CEQA clearance and permit approval.
Instructions:
Direct the applicant to contact Michael Mead of the Community Redevelopment Agency, (213) 977-1776 to arrange for a review of plans. CRA is located at 354 South Spring Street, Suite 700, Los Angeles California, 90013.
Exceptions: (Do not apply to historically significant buildings)* . . 1. Ordinary maintenance and repairs which replace ex1si1ng conditions such as replacement of water heaters, exterior painting, electrical and mechanical system changes and roofing.
2. Interior modifications for fire, life safety and handicapped requirements; tenant improvements above the first floor; patio covers.
• Important Note: See attached list of buildings of historical or architectural significance. If the project address is listed, the applicant must file an application with the Community Redevelopment Agency (CRA) for all permit requests.\
Zoning Information No. 2374- Enterprise Zone/Employment And Economic Incentive Program Area
EZs are specific geographic areas designated by City Council resolution, and have received approval from the California Department of Commerce under either the Enterprise Zone Act Program or Employment And Economic Incentive Act Program. The Federal, State and City governments provide economic incentives to stimulate local investment and employment through tax and regulation relief and improvement of public services.
Zoning Information No. 2385- Greater Downtown Housing Incentive Area
Instruction:
The ordinance modified several code sections for projects within the Greater Downtown, as defined by attached map, added a requirement for compliance with design Guidelines, and established a floor area bonus for projects that voluntarily provide a pres:eribedpercentage o:!'units for affordable housing (attacicled to the file Zl and Ordinance No. 179,07f>attached. to the file}.
Streets
Hm Street, adjoining the ownership to the west is a designated Secondary Highway dedicated a width of 92 feet and improved with curb, gutter and sidewalk.
11th Street, adjoining the ownership to the south is a designated Collector Street dedicated a varying width of 60 feet to 62 feet and improved with curb, gutter and sidewalk.
The alley, adjoining the ownership to the east is a though alley and is improved with asphalt pavement and concrete gutter within a 20-foot dedication. It should be noted that the alley is a One-Way northbound alley.
Flood Hazard Evaluation:
The National Flood Insurance Program rate maps, which are a part of the Flood Hazard Management Specific Plan adopted by the City Council by Ordinance No. 172,081, have been reviewed and it has been determined that the property is located in Zone C, areas of minimal flooding. CASE NO. ZA 2008-24f':'~UB)(ZV) PAGE16
Environmental Clearance:
On November 24, 2008, the City Planning Department Environmental Staff Advisory Committee (ESAC) issued Mitigated Negative Declaration No. ENV 2008-2465-MND (Article V- City CEQA Guidelines) and determined that by imposing conditions the impacts could be reduced to a level of insignificance.
Comments from Other Departments or the General Public
At the time of report preparation, public agency had submitted any written comments however, the Community Redevelopment Agency is requesting a Zoning Administrator's determination.
At the time of report preparation, correspondence from the general public had been received.
The following correspondence was received:
• Two (2) requests for a Zoning Administrator's determination.
WJG:Imc CI1Y OF LOS ANGELES OFFICE OF THE CI1Y CLERK ROOM 395, CI1Y HALL LOS ANGELES, CALIFORNIA 90012 CALIFORNIA ENVIRONMENTAL QUALI1Y ACT PROPOSED MITIGATED NEGATIVE DECLARATION LEAD CITY AGENCY COUNCIL DISTRICT City of Los,O,ngel~s __ 9 PROJECT TITLE CASE NO . . ENV-2008-2465-MND ZA-2008-2464-ZV PROJECT LOCATION 1050 SOUTH HILL STREET; CENTRAL CITY, 90015 --·--· - i PROJECT DESCRIPTION Variance to permit the sale of alcoholic beverages (three separate licenses) for on-site consumption in conjunction with the interior remodel of an existing 38,506 square-foot vacant historical theatre (Historic Designation lA-476:· Belasco Theatre) into a new ' proposed nightclub with dancing, open karaoke. karaoke rooms, live entertainment, lounge areas, two proposed restaurants (one with : an outdoor dining patio), and roof deck patio area with approximately 958 seats on a 21,500 square-foot lot providing 10 off-site leased parking spaces with hours of operation from 11 :DO a.m. to 4:30am., seven days a week for the nightclub use, operating 24 hours for both proposed restaurants uses, alcohol sales from 10:00 a.m. to 2:00a.m., seven days a week, in the [Q]RS-4-D~O Zone. ·. No new construction. J NAME AND.ADDRESS OF APPLICANT IF OTHER THAN CITY AGENCY Mehrli·BolaurlDenley Investment & Management Inc. 171.0 N. McCadden Place I Los -:'-ngales, CA lliJQ2~ l FINDING: • The City Planning Department of the City of Los Angeles has Proposed that a mitigated negative declaration be adopted for • this project because the mitigation measure(s) outlined on the attached page(s) will reduce any potential significant adverse , effects to a level of insignificance (CONTINUED ON PAGE 2) SEE ATTACHED SHEET(S) FOR ANY MITIGATION MEASURES IMPOSED. ··------··----· ··- .. . -···--·· -· -- . ·-··-·-·- ·-·---- -··-- ·--·- -·------· -··-· - ·--- Any written comments received during the public review period are attached together with the response of the Lead City Agency. The. project decision-make may adopt the mitigated negative declariation, amend it, or require preparation of an EIR. Any changes ff!ad~ should be sup!'orted b~ substantial evidence in the: re:ord and appropriate findings mad.:. _
NAME OF PERSON PREPARING THIS FORM TITLE ~ TELEP.HONE NUMBER ' ! i ANITA BIZZELL ' ~.City Planni~.£1 Assistant - (213) 978-1_~56 - ADDRESS 'SIGNATURE (Official) •DATE
-~ j 200 N. SPRING STREET, 7th FLOOR' loD~ ~L~ l '1'\o\ltMBER 14 1 LOS ANGELES, CA. 90012, ~ ' - - ~L-~ - MITIGATED NEGATIVE DECLARATION ENV-2008-2465-MND
I b4. Aesthetics (Graffiti) s Environmental impacts m.ay result from project implementation due to graffiti and accumulation of rubbish and debris along the wall(s) adjacent to public rights-of-way. However, this potential impact will be mitigated to a level of insignificance by the following measures: .:. Every building, structure, or portion thereof; shall be maintained in a safe and sanitary condition and good repair, and free from graffiti, debris, rubbish, garbage, trash, overgrown vegetation or other similar material, pursuant to Municipal Code Section 91.B 104. The exterior of all buildings and fences shall be free fra'm graffiti when such graffiti is visible from·a public street or alley, pursuantto Municipal Code Section 91,8104.15. I bS. Aesthetics (Signage) o Environmental impacts may result from project implementation due to on-site signage in excess of that allowed ·under the Los Angeles Municipal Code SeCtion 91.6205. However, the potential impact will be mitigated to a level of insignificance by the following measures: On-site signs shall be limited to the maximum allowable under the Code. o Multiple temporary signs in the store windows and along the building walls are not permitted. Ill d1. Air Pollution (Stationary) Adverse impacts upon future occupants may result from the project implementation due to existing ambient air pollution levels in the project vicinity. However, this impact can be mitigated to a level of insignificance by the following measure: • COMMERCIAL:liNSTITUTLONAL- An air filtration system shall be installed ami-maintained with filters meeting or exceeding the ASH RAE Standacd.52.2 Minimum Efficiency Reporting Value {MERV) of 12, to the satisfaction of the Depart~ent ofBuilding -an~ SafE~:tlj. Va. Cultural Resources ~{Hi-storical~ "' Envlronmental-fmpacts may result from prOJect implementation due to the fact that a City de-signated Historic-Cultural Monument (TI:le- Belasco Theatre,_ Historic Monument No. LA-476) is located on the project site. However, the potential impact 'vvil! be mitigated to a level of insignificance by following the Secretary of the Interior's standi3rds for Historical Resources as approved by the Department of Cultural Affairs prior to Planning Department sign-off by its decision maker. e A property shall be used fOr its historic purpose or be placed in a new use that requires minimal change to the defining characteristics of the building and its site and environment. o The historic character of a property shall be retained.and preserved. The removal of historic material or alteration of features and spaces shall be avoided. Each property shaH be recognized as a physical record of its time, place and u~e. Changes that create a false sense of historical development, sUch as adding conjectural features or elements from other buildings, shall not be undertaken. • Most properties ctJange over time; those changes that have acquired signi~cance in their own right shall be retained and preserved. . e Distinctive features, finishes and construction techniques or examples of skilled craftsmanship which characterize an historic property shall be preserved. • Deteriorated historic features shall be repaired rather than replaced. Where the severity if deterioration requires replacement of a distinctive historic feature, the new feature shall match the old in design, color, texture, and other visual qualities, and where possible, materials. Replacement of missing features shall be substantiated by documentary, physical, or pictorial evidence. ~~" Chemical or physical treatments, such as sandblasting, that cause damage to historic materials shall not be used. The suriace cleaning of structures, if appropriate, shaH be undertaken using the gentlest means possible. ~~" Significant archaeological resources affected by a project shall be protected and preserved. If such resources ·must be disturbed, mitigation measures shall be undertaken. e New additions, exterior alterations, or related new construction shall not destroy historic materials that characterize the property. The new work shall be differentiated from the old and shall be compatible with the massing, size, scale, and architectural features to protect the historic integrity of the property and its environment. ~~~ New additions and adjacent or related new construction shall be undertaken in such a mSJnner that if removed in the future, the essential form and integrity of the hiStoric property and iis environment would be unimpaired.
ENV-2008-2465-JVI:ND Page 2 of21 MITIGATED NEGATIVE DECLARATION ENV-2008-2465-MND
• The applicant shall submit plans for review and approved to the los Angeles Department of City Planning, Office of Historic Resources, 200 N. Spring Street #620, los Angeles, CA 90012 prior to renovation. VII bS. Explosion/Release (Asbestos Containing Materials} • Due to the age of the building(s) being demolished, asbestos-containing materials (ACM) may be located in the structure(s). Exposure to ACM during demolition could be hazardous to the health of the demolition workers as well as area residents and employees. However, these impacts can be mitigated to a level of insignificance by the following measure: • Prior to the issuance of any demolition permit, the applicant shall provide a letter to the Department of Building and Safety from a qualified asbestos abatement consultant that no ACM are present in the building. If ACM are found to be present, it will need to be abated in compliance with the South Coast Air Quality Management District's Rule 1403 as well as all other State and Federal rules and regulations. • Prior to issuance of any permit for demolition or alteration of the existing structure(s), a lead-based paint survey shall be performed to the written satisfaction of the Department of Building and Safety. Should lead-based paint materials be identified, standard handling and disposal practices shall be implemented pursuant to OSHA regulations_ IIIII c4. Food Service Industry (Restaurants, Bakeries, Food Processors) • Environm~ntal impacts may result from the release of toxins into the stormwater drainage channels during the routine operation of restaurants, bakeries, and food producers. However, the potential impacts will be mitigated to a level of insignificance by incorporating stormwater pollution control measures. Ordinance No. 172,176 and Ordinance No. 173,494 specify Stormwater and Urban Runoff Pollution Control which requires the application of Best Management Practices. (BMPs). Chapter IX,.Division 70 ofthe Los Angeles Municipal Code addresses grading, excavations, and fills. Applicants must meet the requirements of the Standard Urban Stormwater Mitigation Plan (SUSMP) approved by Los Angeles Regional Water Quality Control Board, including the following: (A copy of the SUSMPcanbe downloaded at http://www.swrcb.ca.gov/rwqcb4/). • Pr'oject applicants -are 'required to imp'lemen-t ·siormwater BMPs to treat and -infiltrate the runoff from a storm _event . producing 3/4 inch of rainfall in a 24 hourperiod. The design of structural BMPs shall be in .accordance with the Development Best Management-Practices Handbook Part 8 Planning Activities. A signed certificate-from a California ·licensed civil engineer or licensed archiTect that the proposed BMPs meet this numerical threshold standard is required. • Post development peak stormwater runoff discharge rates shall not exceed the estimated pre-development rate for developments where the increase peak stormwater discharge rate will result in increased potential for downstream erosion. • Any connection to the sanitary sewer must have authorization from the Bureau of Sanitation. • Cleaning of oily vents and equipment to be performed within designated covered area, sloped for wash water collection, and with a pretreatment facility for wash water before discharging to properly connected sanitary sewer with a CPI type oil/water separator. The separator unit must be: designed to handle the quantity of flows; removed for cleanihg ·on a regular basis to_fBilJOVe any solids; and the oil absorbent pads must be replaced regularly according to manufacturer's specifications. • Store trash dumpsters both under-cover and with drains routed to the sanitary sewer or use non-leaking and water tight dumpsters with lids. Wash containers in an area with properly connected sanitary sewer.
111 Reduce and recycle wastes, including oil and grease. • Store liquid storage tanks (drums and dumpsters) in designated paved areas with impervious surfaces in order to contain leaks and spills. Install a secondary containment system such as berms, curbs, or dikes. Use drip pans or absorbent materials whe;never grease containers are emptied. · • All storm drain inlets and catch basins within the project area must be stenciled with prohibitive language (such as NO DUMPING- DRAINS TO OCEAN) and/or graphical icons to discourage illegal dumping. • Signs and prohibitive language and/or graphical icons, which prohijoit illegal dumping, must be posted at public access points along channels and creeks within the project area: • legibility of stencils and signs must be maintained. • Materials with the potential to contaminate stormwa!er must be: (1) placed in an enclosure such as, but not limited to, a cabinet, shed, or similar stormwater conveyance system; or (2) protected by secondary containment structures such as berms, dikes, or curbs. • The storage area must be paved and sufficiently impervious to contain leaks and spills. • The stOrage area must have a roof or awning to minimize collection of stormwater within the secondary containment area.
ENV-2008-2465-MND Page 3 of21 Mill GATED NEGATIVE DECLARATION ENV-2008-2465-MND
=- The owner(s) of the property will prepare and execute a covenant and agreement (Planning Department General form CP-6770) satisfactory to the Planning Department binding the owner's to post construction maintenance on the structural BMPs in accordance with the Standard Urban Starmwater Mitigation Plan and or per manufacture~s instructions. • Prescriptive Methods detailing BMPs specific to the "Restauranf' project category are available. Applicants are encouraged to incorporate the prescriptive methods into the design plans. These Prescriptive Methods can be obtained at the Public Counter or downloaded from the City's website at www.lastormwater.org. (See Exhibit A). XIII a. Public Services (Fire) a Environmental impacts may result from project implementation due to the location of the project in an area having marginal fire protection facilities. However, this potential impact will be mitigated to a level of insignificance by the following measure: a The following recommendations of the Fire Department relative to fire safety shall be incorporated into the building plans, which includes the submittal of a plot plan for approval by the Fire Department either prior to the recordation of a final map or the approval of a building penn it. The plot plan shall include the following minimum design features: fire lanes, where required, shall be a minimum of 20. feet in width; all structures must be within 300 feet of an approved fire hydrant, and entrances to any dwelling unit or guest room shall not be more than 150 feet in distance in horizontal travel from the edge of the roadway ohm improved street or. approved fire lane. XIII b1. Public Services (Police General) a Environmental impacts may result from project im~iementation due to the location of the project in an area having marginal police services. However, this_potential impact will be mitigated to a level of insignificance by the following measure: a The plans shall incorporate the_des(gn guidelines relative to security, semi-pubHc and priVate spaces, which may incl-ude b:ut notbe limited to access-.controHo-b-uilding;--securedparking facilities, wans/fences with key systems, Weir-illuminated pubfic ancr Semi:.:p_LililiC:'.SP8.ce designed wlttra minimum Df de8d space to eriTntnate areas·. of·· concealment, ·~acation oftoTiet facilities or buirding- entrances.in-high---foot traffic areas, and provision of security guard patrol throughout the project site if n-eeded. -Please refer-to Desig.n Out Crime Guidelines: Crime Prevention Through Environmental Design published by tbe Los Angeles Police Department's Crime Prevention Section -(located· at Parker Center, 150 N. Los Angeles Street, Room 818, Los Angeles, (213)485-3134. These measures shall be approved by the Police Department prior to the issuance of building permits. XVI d. Utilities (Local or Regional Water Supplies)
81 Environmental impacts may result from project implementation due to the cumulative increase in demand an the City's water supplies. However, this potential impact will be mitigated to a level of insignificance by the following measures: • Unless otherwise p~hibited, dual-fiush water closets (maximum 1.28 gpD and no-flush or waterless urinals shall be utilized in all restrooms- as_ appropriate. In the case $UCh installations are not permitted, high-efficiency toilets (maximum 1.28 gpf) and high-efficiency urinals (maximum 0.5 gpD may be utilized. Rebates may be offered through the Los Angeles Department of Water and Power to offset portions of the· costs of these installations. • (All New Constructiqn, Comm~rcialllndustrial Remodel, Condominiu~ Conversio·ns, and Adaptive Reuse) Unless otherwise required, and to the satisfaction of the Department of Building and Safety, the applicant shall install:
a. High-efficiency toilets (maximum 1.28 gpD, including dual-fiush water closets, and high-efficiency urinals (maximum 0.5 gpf), including no-flush or waterless urinals, in all restrooms as appropriate. Rebates may be offered through the Los Angeles Department of Water and !?ower to offset portions of the costs of these installations. b. Restroom faucets with a maximum flow rate of 1.5 gallons per minute. Single-pass cooling equipment shall be strictly prohibited from use. Prohibition of such equipment shall be indicated on the building plans and incorporated into tenant lease agreements. (Single-pass cooling refers to the use of potable water to extract heat from process equipment, e.g. vacuum pump, ice machines, by passing the water through equipment and discharging the heated water to the sanitary wastewater system.) =- (All New Residential, Condominium Conversions, and Adaptive Reuse) Unless otherwise required, and to the satisfaction of the Department of Building and Safety, the applicant shall:
a. Install a demand (tank!ess or instantaneous) water heater system sufficient to serve the anticipated needs of the dwelling(s). b. Install no more than one showerhead per shower stall, having a flow rate no greater than 2.0 gallons per minute.
ENV-2008-2465-MND Page 4 of21 EXHIBIT A
CITY OF LOS ANGELES- STORMWATER PROGRAM Prescriptive Method Standard Urban Stormwater Mitigation Plan
RESTAURANTS
OBJECTIVE
The prescriptive method described in this bulletin meets the minimum requirements of the Standard Urban Stormwater Mitigation Plan (SUSMP) for a "stand alone" restaurant (SIC Code 5812- Eating Places). As a prescriptive method, all requirements specified herein shall be incorporated into the approved development plan. Should an alternate method of compliance or an alternate product/manufacturer be used, the applicant shall prepare a site-specific plan indicating. the alternate and its details. Such plan must be submitted for review and approvaL
REQUIREMENTS
Egufpment!Accessory -Wash Area • For indoor wash area, provisions shall be made to properly connect to a sanitary sewer. For sewer connection, obtain · Industrial Waste Discharge permit from Department of P~blic Works - Bureau of Sanitation - Industrial Waste Management Division. • For outdoor wash area, area shall be bermed_(berm height shall beY, mch), equipped with a grease trap and rain diversion system, and connected to the sanitary sewer. A plumbing permit from Department of Building and Safety wm ·be ·required fur greasetrap. JWD p Outdoor Ma-terial Storage Area (If fncluderf/ Must be placed in an enclosure or bermed (secondary containment). The berm height shall be Yz inch. • Must be paved to contain leaks and spills. Trash Storage Area (If inclurferf) • Must be screened or walled to prevent off-site transport of trash. FIGURE 1 Example Catch Basin Insert /~--- C:...TCH .. .u .4 I >-- I {' """ £;:~: / . ~ I , -=- "'E.. -=--=- J I ~~~~~~"'---~~- /I ~~-~, -~c ~·=·=_/ ~~ CATCH B,oi..SIN LNSERT City of Los Angeles-Watershed Protection Division Development Planning B:MP Handbook, Part B. 2N ed. H:\EN'G\PR01ECTS\1v!ODEL\PLANNlli'G\BMPMANUA\2nd.edition\final drnft\:fd_n:v_5.doc (Rev. 08/02102) MITIGATED NEGATIVE DECLARATION ENV-2008-2465-MND c. Install and utilize only high-efficiency clothes washers (water factor of 6.0 or less) in the project, if proposed to be provided in either individual units and/or in a common laundry room(s). If such appliance is to be furnished by a tenant, this requirement shall be incorporated into the lease agreement, and the applicant shall be responsible for ensuring compliance. Rebates may be offered through the Los Angeles Department of Water and Power to offset portions of the costs of these installations. d. Install and utilize only high-efficiency Energy Star-rated dishwashers in the project, if proposed to be provided. If such appliance is to be furnished by a teryant 1 this requirement shall be incorporated into the lease agreement, and the applicant shal! be responsible for ensuring compliance. • (Change of Use to a Restaurant, Bar, or Nightclub) Unless otherwise required, and to the satisfaction of the Department of Building and Safety, the applicant shall: a. Install high-efficiency toilets (maximum 1.28 gpf), including dual-flush water closets, and high-efficiency urinals (maximum 0.5 gpf), including no-flush or waterleSs urinals, in all restrooms as appropriate. Rebates may be offered through the Los Angeles Department of Water and Power to offset portions of the costs of these installations. b. Install restroom faucets with a maximum flow rate of 1.5 gallons per minute. c. Install and utiilze only restroom faucets of a se!f-closirg design. d. Install and utilize only high-efficiency Energy Star-rated dishwashers in the project, if proposed to be provided. If such appliance is to be furnished by a tenant, this requirement shall be incorporated into the lease agreement, and the applicant shall be responsible for ensuring compliance. Single-pass cooling equipment shall be strictly prohibited from -use. Prohibition of such- equipment shaH be indicated on the building plans and incorporated into tenant lease agreements. (Single-pass cooling refers to the use of potable water to extract hea~ from process equipment, e.g. va·cuum.pump,-ice machines, by passing the water through equipment and discharging the heated water to the san-itary wastewater system.) XVIf: IJtiiTties _{Solid Waste) . · s "E-nvlronment81 impa.Gts ·may resutt from projeCt imptei-nentatioi1 due tb the cre-ation of additional solid waste. However, this potential impact wilt be mitigated to a level of insignificance by the· following measure.: a Recycling bins shall be provided at appropriate locations to promote recycling of paper, metal, glass, and other recyclable materia!. These bins shall· be emptied and recycled- accordingly as a part of the project's regular solfd waste disposal program. XVII c. Effects On Human Beings o The project has potential environmental effects which cause substantial adverse effects on human beings, either directly or indirectly. However, these potential impacts will be mitigatf$d to a level of insignificance by imposing the above mitigation measures. XVII d. End a The conditions outlined in this proposed mitigated negative declaration which are not already reqUired by law shall be required as condition(s) of aPproval by the decision-making body except as noted on the face page of this document. • Thetefore, it i~ Cf?ncluded that no significant impacts are apparent which might result from this project's implementation.· · ENV~2008-2465-MND Page 5 of21 CITY OF LOS ANGELES OFFICE OF THE CITY CLERK ROOM 395, CITY HALL LOS ANGELES, CALIFORNIA 90012 CALIFORNIA ENVIRONMENTAL QUALITY ACT INITIAL STUDY and CHECKLIST (CEQA Guidelines Section 15063) -·"· - -·- - -· ·- -··- -·-·- -···· ·- - """" I LEAD CITY AGENCY: ~~OUNCIL DISTRICT: IDATE: City of Los Angeles - CD 9 - JAN PERRY - 10/09/2008 .l _RESPONSIBLE AGENCIE~ Department of City £'Ianning I -- -· ENVIRONMENTAL CASE: RELATED CASES: -' ENV-2008-2465-MND ZA-2008-2464-ZV -·------·------··· ------·- ···-- -- """"""" PREVIOUS ACTIONS CASE NO.: D Does have significant changes from.previous actions. ;/' Does NOT have significant changes from previous actions. __ , - -· ·- ---- ··- -- PROJEC 1 DESCRIPTION: ON SITE ALCOHOL WTTH LIVE ENTERTAINMENT. ·- --·------ENV PROJE-CTDESCRiPTION: Variance to p-ermit the-sale· of alcoholiC beverages (three. separate licenses) for on-site consumption in conj-unction with the interior remodel of.an existing ·38,506:·square-foot.vacant historical"theatre (Historic Designa.tion-lA-476: B·eiasco Theatre). into a. new , proposed Aightc!ub with-dancing, open karaoke, kafaoke- rooms; live entertainment, !ounge areas, two proposed reStaurants· (one· with .-- an-outdoor dining patio), ar.d roof deck patio area with appmximately 95B seats on a 21,500 square-foo.flot providing 1D off-site · leased parking spaces with hours of operation from 11:00 a.m. to 4:30am., seven days a week for the nightclub use, operatihg24 hours for both proposed restaurants uses, alcohol sales from 10:00 a.m. to 2:00a.m., seven days a week, in the [Q]RS-4-D-0 Zone. No new construction. - -- ·-·· ------· - .. -- -- -· -·· -·------ENVIRONMENTAL SETTINGS: The subject site is level, corner, square-shaped, parcel of land consisting of three lots on an approximate 21,500 square-foot lot with an approximate 150-foot frontage on the Southeast side of Hill Street and an approxmate 155-foot frontage on the Northeast side of 11 st Street and a 16-foot wide alley northeasterly of the site. The site is developed with a vacant theatre. The site· is within Zl-940 Central Business District Redevelopment Project area, Zl-2385 Greater Downtowrl Housing Incentive area, Zl-2374 Los Angeles State Enterprise Zone, Historic Preservation Review area, Historic Designation LA-476: Belasco Theatre, Downtown Adaptive Reuse INceriUve· Area, Central City Parking, Downtown Parking, Fire District No. 1, Methane Zone, Flood zOne C, and located 8.37 (km) from the nearest known fault Surrounding uses are retail/commercial, vacant structures, office, parking, and YMCA Job Corps in-the [Q]R5-4D-O, C2-4D-O, and ' PF-4D-O zone. - - --·- - - - -·------"--·------. -·-·------··- - PROJECT LOCATION: 1050 SOUTH HILL__ ST~EET; CENTRAL CITY, 90015 - -- --" COMMUNITY PLAN AREA: AREA PLANNING COMMISSION: CERTIFIED NEIGHBORHOOD CENTRAL CITY CENTRAL COUNCIL: STATUS: DOWNTOWN LOS ANGELES y Does Conform to Plan 0 Does NOT Confonn to Plan I -- --- . - ·-··------· --- - . MAX. DENSITY/INTENSITY I EXISTING ZONING: I ALLOWED BY ZONING: [Q]R5-4D-O - -- LA River Adjacent; l ·MAX. DENSITY/INTENSITY i GENERAL PLAN LAND USE: NO ALLOWED BY PLAN HIGH DENSITY RESIDENTIAL DESIGNATION: l ' ENV-2008-2465-MND Page 6 of21 !PROPOSED PROJECT DENSITY: ll ENV-2008-2465-MND Page 7 of21 Determination (To Be Completed By Lead Agency) On the basis of this initial evaluation: 0 I find that the proposed project COULD NOT have a significant effect on the environ men!; and a NEGATIVE DECLARATION will be prepared. if I find that although the proposed project could have a significant effect on the environment, there will not be a significant effect in this case because revisions on the project have been made by or agreed to by the project proponent. A MITIGATED NEGATIVE DECLARATION will be prepared. D I find the proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is required. D I find the proposed project MAY have a "potentially significant impact" or "potentially significant unless mitigated" impact on the environment, but at least one effect 1) has-been adequately analyzed in an earlier document pursuant to applicable legal standards, and 2) has been addressed by mitigation measures based on earlier analysis as described on attached sheets. An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects that remain to be addressed. 0 I find that although the proposed project could have a significant effect on the environment, because all potentially significant effects (a) have been analyzed adequately in an earlier EIR or NEGATIVE DECLARATION pursuant to applicable standards, and (b) have been avoided or mitigated pursuant to that earlier EIR or NEGATIVE DECLA.P..AT!ON, including revisions or mitigation measures that-are imposed upon the proposed project, nothiog further is required. City Planning -Ass!stant (213) 973-1356 Signature Title Phone Evaluation Of Environmental Impacts: 1. A brief explanation is required for all answers except "No Impact" answers that are adequately supported by the information sources a lead agency cites in the parentheses following each question. A "No Impact" answer is adequately supported if the referenced information sources show that the impact simply does not apply to projects like the one involved (e.g., the project falls outside a fault rupture zone). A "No Impact" answer should be explained where it is based on project-specific factors as well as general standards (e.g., the project will not expose sensitive receptors to pollutants based on a project-specific screening- ~nalysis). 2. All answers must take accoUnt Of the whole action involved; including off-site as well as on-site, cumulative as well as project-level, indirect as well as direct, and construction as well as operational impacts. 3. Once the lead agency has determined thqt a pprtict,Jlar phySical impact may occur, then the checklist answers rnust indicate whether the impact is potentially significant, less that significant with mitigation, or less than sig nificaht "Potentially Significant lmpact11 is appropriate if there is substantial evidence that an effect may be significant. If there are one or more "Potentially Significant Impact" entries when the detennination is made, an EIR is required_ 4. "Negative Declaration: Less Than Significant With Mitigation Incorporated" applies where the incorporation of a mitigation measure has reduced an effect from "Potentially Significant Impact" to "Less Than Significant Impact." The lead agency must describe the mitigation measures, and briefly explain how they reduce the effect to a Jess than significant level (mitigation measures from Section XVII, "Earlier Analysis," cross referenced). 5. Earlier analysis must be used where, pursuant to the tiering, program EIR, or other CEQA process, an effect has been adequately analyzed in an earlier EIR, or negative declaration. Section 15063 (c)(3)(D). In this case, a brief discussion should identify the following: a. Earlier Analysis Used. Identify and state where they are available for review. b. Impacts Adequately Addressed. Identify which effects from the above checklist were within the scope of and adequately analyzed in an earlier document pursuant to applicable legal standards, and state whether such effects were addressed by mitigation measures based on the earlier analysis_ c. Mitigation Measures. For effects that are "Less Than Significant \Nith Mitigation Measures Incorporated," describe the mitigation measures which were incorporated or refined from the earlier document and the extent to which they address. site-specific conditions for the project. ENV-2008-2465-MND Page 8 of21 6. Lead agencies are encouraged to incorporate into the checklist references to information sources for potential impacts (e.g., general plans, zoning ordinances). Reference to a previously prepared or outside document should, where appropriate, include a reference to the page or pages where the statement is substantiated 7. Supporting Information Sources: A sources list should be attached, and other sources used or individuals contacted should be cited in the discussion. 8. This is only a suggested form, and lead agencies are free to use different formats; however, lead agencies should normally address the questions from this checklist that are relevant to a project's environmental effects in whichever format is selected. 9. The explanation of each issue should identify: a. The significance criteria or threshold, if any, used to evaluate each question; and b. The mitigation measure identified, if any, to reduce the impact to less than significance. ENV-2008-2465-MND Page 9 of21 Environmental Factors Potentially Affected: The environmental factors checked below would be potentially affected by this project, involving at least one impact that i;:; a "Potentially Significant lmpacf' as indicated by the checklist on the following pages. V AESTHETICS . if HAZARDS AND HAZARDOUS y PUBLIC SERVICES 0 AGRICULTURAL RESOURCES . MATERIALS . 0 RECREATION V AIR QUALITY y HYDROLOGY AND WATER 0 TRANSPORTATION/CIRCULATION 0 BIOLOGICAL RESOURCES QUALITY I../ UTILITIES LAND USE AND PLANNING 1 I../ CULTURAL RESOURCES iO 1 ;/ MANDATORY FINDINGS OF 0 GEOLOGY AND SOILS MINERAL RESOUR,CES I SIGNIFICANCE 1 I§ NOISE i ID POPULATION AND HOUSING I INITIAL STUDY CHECKLIST [TobecompletedbytheleadcltyAgencyJ Background PROPONENT NAME: PHONE NUMBER: Mehdi Bolour/Denley Investment & Management Inc. (323) 463-4100 APPLICANT ADDRESS: 1710 N. McGadden Place Los Angeles, CA90028 AGENCY REQIJlRING -CHECKLIST: .. DATE SUBMITTED: ... ·Department of Cit)' Planning U0/1712008 PROPOSAL NAME (if Applicable): ENV-2008-2465-MND Page 10 of21 - Potent1aily significant Potentially unless Less than siQnificant mitigation significant impact incorporated impact No impact - - L AESTHETICS a. HAVE A SUBSTANTIAL ADVERSE EFFECT ON A SCENIC VISTA? b. SUBSTANTIALLY DAMAGE SCENIC RESOURCES. INCLUDING, BUT NOT LIMillED TO, TREES, ROCK OUTCROPPINGS, AND HISTORIC BUILDINGS, OR OTHER LOCALILY RECOGNIZED DESIRABLE AESTHETIC NATURAL FEATURE WITHIN A CITY-DESIGNAllED SCENIC HIGHWAY? c. SUBSTANTIALLY DEGRADE THE EXISTING VISUAL CHARACTER OR QUALITY OF THE SITE AND ITS SURROUNDINGS? - - d. CREATE A NEW SOURCE OF SUBSTANTIAL LIGHT OR GLARE WHICH WOULD ADVERSELY AFFECT DAY OR NIGHTTIME VIEWS IN THE AREA? - - - II. AGRICULTURAL RESOURCES - - - a. CONVERT PRIME FARMLAND, UNIQUE FARMLAND, DR FARMLAND OF STATEWDE IMPORTANCE, AS SHOWN ON THE MAPS PREPARED PURSUANT TO THE FARMLAND MAPPING AND MONITORING PROGRAM OF THE CALIFORNIA RESOURCES AGENCY, TO NON-AGRICULTURAL USE? -- - -- b. CONFLICT THE EXISTING ZONING FOR AGRICULTURAL USE, OR A WILLIAMSON ACT CONTRACT? v ··--·--· ------· INVOLVE OTHER CHANGES IN THE EXISTING ENVIRONMENT WHICH, DUE TO THEIR LOCATION OR NATURE, COULD RESULT IN >/ CONVERSIGN OF FARMLAND, TO NON-AGRICULTURAL DSE? ------··· ------·-·- -·-- Ill. AIR QUALITY -- ·- ----·- ··j_ a. CQt:JFLICT WITH OR OBSTRUCT IMPLEMENTATION OF THE SCAQMD OR CONGESTION-MAf ENV-2008-2465-MND Page 11 of21 - Potentially significant Potentially unless Less than significant mitigation significant impact incorporated impact No impact - -- · e. j CONFLICT WITH ANY LOCAL POLICIES DR ORDINANCES PROTECTING !BIOLOGICAL RESOURCES, SUCH AS TREE PRESERVATION POLICY OR ORDINANCE (E.G., OAK TREES DR CALIFORNIA WALINUT WOODLANDS)? . V. CULTURAL RESOURCES -·-· -~ ·----> -·-·------~ --·- a. CAUSE A SUBSTANTIAL ADVERSE CHANGE IN SIGNIFICANCE OF A HISTORICAL RESOURCE AS DEFINED IN STATE CEQA 15064.5? b. CAUSE A SUBSTANTIAL ADVERSE CHANGE IN SIGNIFICANCE OF AN I ARt;:HAEOL~Git;:AL RE'_li:DUR~E PURSl}~_NT T() :";!ATE CEQ)\__ 15D~4.5? __ c. DIRECTIL Y OR INDIRECTLY DESTROY A UNIQUE PALEONTOLOGICAL RESOUR~E'_-~_R SITE OR UNIQUEO_GEOLOGIC ~fOP.TURE? .. ;d. DISTURB ANY HUMAN REMAINS, INCLUDING THOSE INTIERRED L. OUTSIDE DF_~ORMAL CEMETEf31ES? ...... l_\'1_. GtoOLOGY_)\_ND SOII,:S . _ ...... ,a .. EXPOSURE OF PEOPLE OR STRUCTURES TO POTENTIAL -- J ~---~ ·~ SUBSTANTIAL ADVERSE EFFECTS, INCLUDING THE RISK OF LOSS, . ·INJURY OR DEATH INVOLVING: RUPTURE OF·A·KNDWN.EARTHQUAKE. ' FAULT, AS'DELI!'iEATIED ON THE MO'ST RECENT ALQUIST=PRIOLO . EARTHQUAKE FAULT ZONING MAP ISSUED BY THE STATE (;E.QLOGIST FOR THE AREA OR BASED ON OTHER SUBSTANTJAL EVIDENCE OF A KNOWN FAULT? REFER TO DIViSION OF MINES.AND GEOLOGY SPECIAL PUBLICATION 42. I - I -- .__ •.. --- - b. EXPOStiRE OF PEOPLE OR STRtiCTURES TO POTENTIAL ., ·SUBSTANTIAL ADVERSE EFFECTS, INCLUDING THE RISK OF LOSS, l INJURY OR DEATH INVOLVING: STRONG SEISMIC GROUND SHAKING? I c. EXPOSURE OF PEOPLE DR STRUCTURES TO POTIENTIAL SUBSTANTIAL ADVERSE EFFECTS, INCLUDING THE RISK OF LOSS, 'INJURY DR DEATH INVOLVING: SEISMIC-RELATED GROUND FAILURE, INCLUDING LIQUEFACTION? I - J d.,EXPOSURE OF PEOPLE OR STRUCTURES TO POTIENTIAL SUBSTANTIAL ADVERSE EFFECT. S, IN.. CLUDING THE RISK OF LOSS, INJURY OR DEATH INVOLVING: LANDSLIDES? - - RESULT IN SUBSTANTIAL SOIL EROSION OR THE LOSS OF TOPSOIL? f. BE LOCATED ON A GEOLOGIC UNIT OR SOIL THAT IS UNSTABLE, 'OR THAT WOULD BECOME UNSTABLE AS A RESULT OF THE PROJECT, AND POTENTIAL RESULT IN ON-OR OFF-SITJO LANDSLIDE, LATERAL SPREADING, SUBSIDENCE, LIQUEFACTION, OR COLLAPSE? g. BE LDCATIED ON EXPANSIVE SOIL, AS DEFINED IN TABLE 1B-1 B OF THE UNIFORM BUILDING CODE (1994), CREATING SUBSTANTIAL RISKS 'TO LIFE OR PROPERTY? - . 'h. HAVE SOILS INCAPABLE OF ADEQUATELY SUPPORTING THE USE OF SEPTIC TANKS DR ALTERNATIVE WASTIE WATER DISPOSAL SYSTEMS WHERE SEWIERS ARE NOT AVAILABLE FOR THE DISPOSAL OF WASTE WATER? VII. HAZARDS AND HAZARDOUS MATERIALS . a. CREATE A SIGNIFICANT HAZARD TO THE PUBLIC OR THE · ENVIRONMENT THROUGH THE ROUTINE TRANSPORT, USE, OR DISPOSAL OF HAZARDOUS MATERIALS? ·b. CREATE A SIGNIFICANT HAZARD TO THE PUBLIC DR THE ·ENVIRONMENT THROUGH REASONABLY FORESEEABLE UPSET AND ACCIDENT CONDITIONS INVOLVING THE RELEASE OF HAZARDOUS MATERIALS INTO THE ENVIRONMENT? ENV-2008-2465-lvfND Page 12 of21 - Pot~L:~:ity significant Potentially unless Less than significant mitigation sig-nificant impact incorporated impact No impact c. EMIT HAZARDOUS EMISSIONS OR HANDLE HAZARDOUS OR ACUTELY HAZARDOUS MATERIALS, SUBSTANCES, OR WASTE WITHIN ONE-QUARTER MILE OF AN EXISTING OR PROPOSED SCHOOL? d. BE LOCATED ON A SITE WHICH IS INCLUDED ON A LIST OF HAZARDOUS MATERIALS SITES COMPILED PURSUANT TO GOVERNMENT CODE SECTION 65962.5 AND, AS A RESULT, WOULD IT CREATE A SIGNIFICANT HAZARD TO THE PUBLIC OR THE ENVIRONMENT? e. FOR A PROJECT LOCATED WITHIN AN AIRPORT LAND USE PLAN OR, WHERE SUCH A PLAN HAS NOT BEEN ADOPTED. WITHIN TWO MILES OF A PUBLIC AIRPORT OR PUBLIC USE AIRPORT, WOULD THE PROJECT RESULT IN A SAFETY HAZARD FOR PEOPLE RESIDING OR WORKING IN THE PROJECT AREA? f. FOR A PROJECT WITHIN THE VICINITY OF A PRIVATE AIRSTRIP. WOULD THE PROJECT RESULT IN A SAFETY HAZARD FOR THE PEOPLE RESIDING OR WORKING IN THE AREA? g. IMPAIR IMPLEMENTATION OF OR PHYSICALLY INTERFERE WITH AN ADOPTED EMERGENCY RESPONSE PLAN OR EMERGENCY EVACUATION PLAN? h. EXPOSE PEOPlE OR STRUCTURES TO A SIGNIFICANT RISK OF LOSS, -INJURY OR DEATH INVOLVING WILDLAND FIRES, INCLUDING WHERE WILDLANDS ARE ADJACENT TO URBANIZED AREAS OR WHERE RESIDENCES ARE INTERMIXED WITH WILDLANDS? .VUI. HYDROLOGY ANDWAJ:ERQt!ALITY -··--·------· -- a. VIOL'.TE ANY WATER QUALITY STANDARDS OR WASTE DISCHARGE. REQUIREMENTS? b. SUBSTANTIALLY DEPLETE GROUNDWATER SUPPLIES OR INTERFERE WITH GROUNDWATER RECHARGE SUCH THAT THERE WOULD BE A NET DEFICIT IN AQUIFER VOLUME OR A LOWIERING OF THE LOCAL GROUNDWATER TABLE LEVEL (E.G., THE PRODUCTION RATE OF PRE-EXISTING NEARBY WIELLS WOULD DROP TO A LEVEL WHICH WOULD NOT SUPPORT EXISTING LAND USES OR PLANNED LAND USES FOR WHICH PERMITS HAVE BEEN GRANTED)? c. SUBSTANTIALLY ALTER THE EXISTING DRAINAGE PATTERN OF THE SITE OR AREA, INCLUDING THROUGH THE ALTERATION OF THE COURSE OF A STREAM OR RIVER, IN A MANNER WHICH WOULD RESULT IN SUBSTANTIAL EROSION OR SILTATION ON- OR OFF-SITE? d. SUBSTANTIALLY ALTER THE EXISTING DRAINAGE PATTERN OF THE SITE OR AREA, INCLUDING THROUGH THE ALTERATION OF THE COURSE OF A STREAM OR RIVER, OR SUBSTANTIALLY INCREASE THE RATE OR AMOUNT OF SURFACE RUNOFF IN AN MANNER WHICH WOULD RESULT IN FLOODING ON- OR OFF SITE? e. CREATE OR CONTRIBUTE RUNOFF WATER WHICH WOULD EXCEED THE CAPACITY OF EXISTING OR PLANNED STORMWATER DRAINAGE SYSTEMS OR PROVIDE SUBSTANTIAL ADDITIONAL SOURCES OF POLLUTED RUNOFF? f. OTHERWISE SUBSTANTIALLY DEGRADE WATER QUALITY? g. PLACE HOUSING WITHIN A 100-YEAR FLOOD PLAIN AS MAPPED ON FEDERAL FLOOD HAZARD BOUNDARY OR FLOOD INSURANCE RATE MAP OR OTHER FLOOD HAZARD DELINEATION MAP? h. PLACE WITHIN A 1DO-YEAR FLOOD PLAIN STRUCTURES WHICH WOULD IMPEDE OR REDIRECT FLOOD FLOWS? i. EXPOSE PEOPLE OR STRUCTURES TO A SIGNIFICANT RISK OF LOSS, INJURY OR DEATH INVOLVING FLOODING, INCLUDING FLOODING AS A RESULT OF THE FAILURE OF A LIEVEE OR DAM? j. INUNDATION BY SEICHE, TSUNAMI, OR MUDFLOW? IX. LAND USE AND PLANNING - -- - - a.( PHYSICALLY DIVIDE AN ESTABLISHED COMMUNITY? I I ENV-2008-2465-MND Page 13 of21 - - Potentially significant Potentially unless Less than significant mitigation signiftcant ' impact · - incorporate:~ ··--- i~pact No impact b. CONFLICT WITH APPLICABLE LAND USE PLAN, POLICY OR REGULATION OF AN AGENCY WITH JURISDICTION OVER THE PROJECT (INCLUDING BUT NOT LIMITED TO THE GENERAL PLAN, SPECIFIC PLAN, COASTAL PROGRAM, DR ZONING ORDINANCE) ADOPTED FOR THE PURPOSE OF AVOIDING OR MITIGATING AN ENVIRONMENTAL EFFECT? .J , c. CONFLICT WITH ANY APPLICABLE HABITAT CONSERVATION PLAN OR NATURAL COMMUNITY CONSERVATION PLAN? X. MINERAL RESOURCES ~.'RESulT IN TH-E LOSS-OF AVAiiAsiUTY OF AKNOWN rviiNERAL_" __ l RESOURCETHATWOULD BE OF VALUE TO THE REGION AND THE -- RESIDENTS OF THE STATE? L. :b. RESULT IN THE LOSS OF AVAILABILITY OF A LOCALLY-IMPORTANT MINERAL RESOURCE RECOVERY SITE DELINEATED ON A LOCAL GENERAL PLAN, SPE[:}FIC f'U:N, ORDTHER LAND USE f'0N? ·XI. NOISE :.a. jEXPOSURE O-F PERSONS. TO OR GENERATION OF NOISE IN LEVEL IN --~--- EXCESS OF STANDARDS ESTABLISHED IN THE LOCAL GENERAL PLAN , OR NOISE ORDINANCE, OR APPLICABLE STANDARDS OF OTHER IAGENCIES? · . - · ------·- ·------·· ------r--· ~~~r---I ~~--~-~----7--~---.dJ -b. EXPOSURE OF PEOPLE TO OR GENERATION OF EXCESSIVE if GROUNDBORNE VIBRATION OR GROUNDBORNE NOISE LEVELS.? - -;/., d. A SUBSTANTIAL TEMPORARY OR PERIODIC INCREASE IN AMBIENT · NOISE LEVELS IN THE PROJECT VICINITY ABOVE LEVELS EXISTING - VVITHOUTTHE:PROJECT? . e. FOR A PROJECT LOCATED WITHIN AN AIRPORT LAND USE PLAN OR, WHERE SUCH A PLAN HAS NOT BEEN ADOPTED, WITHIN TWO MILES OF A PUBLIC AIRPORT OR PUBLIC USE AIRPORT, WOULD THE PROJECT EXPOSE PEOPLE RESIDING OR WORKING IN THE PROJECT AREA TO EXCESSIVE NOISE LEVELS? f .. FOR A PROJECT WITHIN THE VICINITY OF A PRIVATE AIRSTRIP, WOULD THE PROJECTEXPOSE PEOPLE RESIDING OR WORKING IN THE PROJECT AREA TO EXCESSIVE NOISE LEVELS? XII. POPULATION AN.D HOUSING a. I INDUCE l>UBSTANTIAL POPULATION GROWTH IN AN AREA EITHER DIRECTLY (FOR EXAMPLE, ElY P~OpOSING NEW HOMES AND BUSINESSES) OR INDIRECTLY (FOR EXAMPLE, THROUGH EXTENSION OF ROADS DR OTHER INFRASTRUCTURE)? _ b. DISPLACE SUBSTANTIAL NUMBERS OF EXISTING HOUSING NECESSITATING THE CONSTRUCTION OF REPLACEMENT HOUSING . ELSEWHERE? c. DISPLACE SUBSTANTIAL NUMBERS OF PEOPLE NECESSITATING THE CONSTRUCTION OF REPLACEMENT HOUSING ELSEWHERE? ... XIII. PUBLIC SERVICES a. FIRE PROTECTION? ~ POLICE PROTECTION? SCHOOLS? . d. PARKS? ·e.· OTHER GOVERNMENTAL SERVICES (INCLUDING ROADS)? . - ·······-··- - -~------·-·-·· ·-' -·-- ..... ··-·- ij XIV. RECREATION ENV-2008-2465-MND Page 14 of21 ···=··· Pote1;Lh~lfy significant Potentially unless Less than significant mitigation significant incorporated impact No impact impact - a. WOULD THE PROJECT INCREASE THE USE OF EXISTING NEIGHBORHOOD AND REGIONAL PARKS DR OTHER RECREATIONAL ¥' FACILITIES SUCH THAT SUBSTANTIAL PHYSICAL DETERIORATION OF THE FACILITY WOULD OCCUR-OR BE ACCELERATIED? .. - ~ - ~-~------b. ODES THE PROJECT INCLUDE RECREATIONAL FACILITIES DR REQUIRE TIHE CONSTRUCTION DR EXPANSION OF RECREATIONAL v FACILITIES WHICH MIGHT HAVE AN ADVERSE PHYSICAL EFFECT ON TIHE ENVIRONMENT? ------XV. TRANSPORTATION/CIRCULATION - - - - - .. - -· - a. CAUSE AN INCREASE IN TRAFFIC WHICH IS SUBSTANTIAL IN y RELATION TO THE EXISTING TRAFFIC LOAD AND CAPACilY OF THE STREET SYSTEM (I.E., RESULT IN A SUBSTANTIAL INCREASE IN EITHER THE NUMBER OF VEHICLE TRIPS, THE VOLUME TO RATIO _s:_APACil!' ON ROADS, OR CONGESTIO_N_AT INTIERSECTIONS)? - ·-·· - ·--·~- b. EXCEED, EITHER INDIVIDUALLY OR CUMULATIVELY, A LEVEL OF SERVICE STANDARD ESTABLISHED BY TIHE COUNTY CONGESTION v MANAGEMENT AGENCY FOR DESIGNATED ROADS OR HIGHWAYS? -- .•. - - ···- - ... ·- .. --- -- .. - -- c. RESUlT IN A CHANGE IN AIR TRAFFIC PATTERNS, INCLUDING EITHER AN INCREASE IN TRAFciC LEVELS DR A CHANGE IN LOCATION THAT v RESULTS lfJ SUBSTANTIAL SAFETY RISI(S? ·- . - --··- - - .. ·-·- - -- - . ------d. SUBSTANTIALLY INCREASE HAZARDS TO A DESIGN FEATURE (E.G., SHARP CURVIES OR DANGEROUS INTERSECTIONS) OR INCOMF'ATIBLE v U:';ES (E.G., ~ARM EQUIPMENT)? -· ·-- .. -· -·- - . --- .. - - --- .. -- . e. RESULT IN INADEQUA 1E EMERGENCY ACCESS? .. . --· . .. - . v ·--·- - ·-- -- . -- .·-·------· - .. f. .RESULTIN INADEQUATIE PARKING CAPACITY? ···v ···- ··- .. -- ---· -· -· .. ·-·------g. CONFLICT WITH ADOPTED POliCIES, PLANS, OR PROGRAMS if SUPPORTING ALTERNATIVE TRANSPORTATION (E.G., BUS TURNOUTS, ]_BICYCLE RACKS)? -- . - .. --- - - XVI. UTILITIES --- a. EXCEED WASTIEWATER TREATMENT REQUIREMENTS OF THE 'if APPLICABLE REGIONAL WATER QUALITY CONTROL BOARD? --·- --- ·-- . - b. REQUIRE OR RESULT IN THE CONSTRUCTION OF NEW WATER DR y WASTIEWATER TREATMENT FACILITIES OR EXPANSION OF EXISTING FACILITIES, TIHE CONSTRUCTION OF WHICH COULD CAUSE SIGNIFICANT ENVIRONMENTAL EFFECTS? - •.. - -- c. REQUIRE OR RESULT IN THE CONSTRUCTION OF NEW STORMWATIER DRAINAGE FACILITIES DR EXPANSION OF EXISTING FACILITIES, THE v CONSTRUCTION OF WHICH COULD CAUSE SIGNIFICANT ENVIRONMENTAL EFFECTS? .. ------·-· d. HAVE SUFFICIENT WAnER SUPPLIES AVAILABLE TO SERVE TIHE ..,. PROJECT FROM EXISTING ENTITLEMENTS AND RESOURCE, DR ARE NEW OR EXPANDED ENTITLEMENTS NEEDED? e. RESULT IN A DETIERMINA TION BY TIHE WASTIEWATER TREATMENT -¢' PROVIDER WHICH SERVES DR MAY SERVE TIHE PROJECT THAT IT HAS ADEQUATIE CAPACITY TO SERVE THE PROJECTS PROJECTIED DEMAND IN ADDITION TO TIHE PROVIDERS - f. BE SERVED BY A LANDFILL WITIH SUFFICIENT PERMITTIED CAPACilY TO ACCOMMODATE TIHE PROJECTS SOLID WASTIE DISPOSAL NEEDS? v - g. COMPLY WITH FEDERAL,-STATIE, AND LOCAL STATlJTES AND REGULATIONS RELATED TO SOLID WASTE? v XVII. MANDA TORY FINDINGS OF SIGNIFICANCE - - a. DOES THE PROJECT HAVE THE POTENTIAL TO DEGRADE THE QUALITY OF THE ENVIRONMENT, SUBSTANTIALLY REDUCE THE v HABITAT OF FISH OR WILDLIFE SPECIES, CAUSE A FISH DR WILDLIFE POPULATION TO DROP BELOW SELF-SUSTAINING LEVELS, THREATEN TO ELIMINATE A PLANT DR ANIMAL COMMUNITY, REDUCE THE NUMBER DR RESTRICT THE RANGE OF A RARE DR ENDANGERED PLANT DR ANIMAL DR ELIMINATIE IMPORTANT EXAMPLES OF THE ENV-2008-2465-MND. Page 15 of21 - -· Potentially sfgnfticant Potentially unless Less than significant mitigation significant impact incorporated , impact '"'mooct l MAJOR PERIODS OF CALIFORNIA HISTORY OR PREHISTORY? ...... -· I -· --·------·- ----~ - ····· - ···--··· ·------· - b. DOES THE PROJECT HAVE IMPACTS WHICH-- ARE INDIVIDUALLY -- LIMITED, BUT CUMULATIVELY CONSIDERABLE? (CUMULATIVELY -v CONSIDERABLE MEANS THAT THE INCREMENTAL EFFECTS OF AN INDIVIDUAL PROJECT ARE CONSIDERABLE WHEN VIEWED IN CONNECTION WITH THE EFFECTS OF PAST PROJECTS, THE EFFECTS OF OTHER CURRENT PROJECTS, AND THE EFFECTS OF PROBABLE £_[JTURE PROJ_ECTS). -- - - ·---- ·- - . ··-· -. -· ·-···· --- -··------. -- ··-~- -- c. DOES THE PROJECT HAVE ENVIRONMENTAL EFFECTS WHICH CAUSE SUBSTANTIAL ADVERSE EFFECTS ON HUMAN BEINGS, EITHER v DIRECTLY OR INDIRECTLY? ---· ··--···-- - ·-· - -- - ·- ---·- -- --·-· - -- .. --- ·------·- - - -- ENV-2008-2465-]I;[NJJ Page 16 of2l )JSCUSSION OF THE ENVIRONMENTAL EVALUATION (Attach additional sheets ifnecessa.y) The Environmental Impact Assessment includes the use of official City of Los Angeles and other government source reference naterials related to various environmental impact categories (e.g., Hydrology, Air Quality, Biology, Cultural Resources, etc.). The State Jf California, Department of Conservation, Division of Mines and Geology- Seismic Hazard Maps and reports, are used to identify Jotential future significant seismic events; i.ncluding probable magnitudes, liquefaction, and landslide hazards. Based on applicant nformation provided in the Master Land Use Application and Environmental Assessment Form, impact evaluations were based on ;tated facts contained therein, including but not limited to, reference materials indicated above, field investigation of the project site, :~nd any other reliable reference materials known at the time. Project specific impacts were evaluated based on all relevant facts indicated in the Environmental Assessment FoiTll and expressed :hrough the applicant's project description and supportive materials. Both the Initial Study Checklist and Checklist Explanations, in ;onjunction with the City of Los Angeles's Adopted Thresholds Guide and CEQA Guidelines, were used to reach reasonable ::onclusions on environmental impacts as mandated under the California Environmental Quality Act (CEQA). The project as identified in the proJect description may cause potentially significant impacts on the environment without mitigation. fherefore, this environmental analysis concludes that a Mitigated Negative Declaration shall be issued to avoid and mitigate all )otential adverse impacts on the environment by the imposition of mitigation measures and/or conditions contained and expressed in his document; the environmental case file known asENV-2008-2465-MND and the associated case(s), ZA-2008-2464-ZV. Finally, )ased on the fact that these impacts can be feasibly mitigated to less than significant, and based on the findings and thresholds for v1andatory Findings of Significance as described in the California Environmental Quality Act, section 15065, the overall project mpact(s) on the environment (after mitigation) will not: • -Substantially degrade environmental quality. • Substantialiy reduce fish or wildlife habitat. • Cause a fish or wildlife habitat to drop below self sustaining levels . .. Threaten to-eliiT}inate a plant or animal commw=1ity. -• "RBdirC6 number, or restrict -ran-ge of a rare, threateneti,-Br endan-gered"species. e Eliminate impOrtant exampies of maJor periods_ _of Califomia histmy or prehistory. - • Achieve short-term goals to the disadvantage of !Ong-term-_g_naJs. • "Result in env.:ironmental effects that are imfrviduafly limited but cumulatively considerable. " Result in environmental effects that will cause substantial adverse effects on human beings. \DDinONAL INFORMATION: \II supporting documents and references are contained in the Environmental Case File referenced above and may be viewed in the ':IR Unit, Room 763, City Hall. 'or Cjtv information addresses and ohone numbers: visit the City's website at http://www.lacity.org ; City Planning- and Zoning nformation Mapping Automated System (ZIMAS) cityplanning.lacity.org/ or EIR Unit, City Hall, 200 N Spring Street, Room 763. 3eismic Hazard Maps- http://gmw.consrv.ca.gov/shmp/ ':ngineering/lnfrastructurerTopographic Maps/Parcel information - http://boemaps.eng.ci.la.ca.usr.ndex01.htm or :ity's main website undet the heading "Navigate LA,". 'REPARED BY: TITLE: TELEPHONE NO.: DATE: \NITA BIZZELL . City Planning Assistant (213) 978-1356 10/09/ZDOB ENV-2008-2465-MND Page 17 of21 Mitigation Impact? Explanation Measures APPENDIX A: ENVIRONMENTAL IMPACTS EXPLANATION TABLE I. AESTHETICS a. NO IMPACT b. NO IMPACT c. POTENTIALLY SIGNIFICANT UNLESS The projeCt is located in an urban area I b4, I bS MITIGATION INCORPORATED and may be subject to vandalism, litter, The property is required to be and excessive signage. maintained free from graffiti, litter, debris, and excessive signage. d. NO IMPACT II. AGRICULTURAL RESOURCES a. NO IMPACT b.' NO IMPACT c. NO IMPACT IIi. AIR QUALITY a. -NO IMPACT b. NOJMPACT - -- - c. NO IMPACT I - . d. POTENTIALLY SIGNIFICANT UNLESS The projectls-·required to incorporate fll d1 MITIGATION INCORPORATED and maintain.an air filtration system. e. NO IMPACT IV. BIOLOGICAL RESOURCES a. NO IMPACT b. NO IMPACT c. NO IMPACT d. NO IMPACT e. NO IMPACT------f. NO IMPACT V. CULTURAL RESOURCES ·- a. POTENTIALLY SIGNIFICANT UNLESS The structure is Historical Designation Va MITIGATION INCORPORATED LA-476: Belasco Thaetre b. NO IMPACT c. NO IMPACT d. NO IMPACT VI. GEOLOGY AND SOILS a. NO IMPACT b. NO IMPACT c. NO IMPACT d. NO IMPACT e. NO IMPACT f. NO IMPACT g. NO IMPACT h. NO IMPACT ENV-2008-2465-MJ:-ID Page 18 of21 Mitigation Impact? Explanation Measures ill!. HAZARDS AND HAZARDOUS MATERIALS a. NO IMPACT b. POTENTIALLY SIGNIFICANT UNLESS The building. constructed circa 1957, VII b5 MITIGATION INCORPORATED may contain hazardous building materials such as asbestos and lead paints. The project may disturb these materials and release them into the environment Mitigation measures have been imposed to reduce impacts to a less than significant impact. c. NO IMPACT d. NO IMPACT e. NO IMPACT . f. NO IMPACT g. NO IMPACT h. NO IMPACT iflll. HYDROLOGY AND WATER QUALITY a. LESS THAN SIGNIFICANT IMPACT The project will resu!t in a less than significant impact oh wastewater through compliance with Mitigation MeasuFe--\(/J! . - _c4 (below) . ~b. NO-tMPACT . . . . . c. NO IMPACT d. NO IMPACT e. NO IMPACT f. POTENTIALLY SIGNIFICANT UNLESS The project (restaurant} may result in VIII c4 MITIGATION INCORPORATED pollution of the stormwater and The project is required to comply with wastewater system. urban standard storrnwater runoff mitigation measures. "g. NO IMPACT h. NO IMPACT i. NO IMPACT ' j. NO IMPACT IX. LAND USE AND PLANNING a. NO IMPACT . b. NO IMPACT c. NO IMPACT X:. MINERAL RESOURCES a. NO IMPACT b. NO IMPACT X:l. NOISE a. NO IMPACT b. NO IMPACT c. NO IMPACT d. NO IMPACT e. NO IMPACT ENV-2008-2465-MND Page 19 of21 Mitiga.tion Impact? Explanation Measures f. NO IMPACT XII. POPULATION AND HOUSING a. NO IMPACT b. NO IMPACT c. NO IMPACT XIII. PUBLIC SERVICES a. POTENTIALLY SIGNIFICANT UNLESS Project plans are required to be XIII a MITIGATION INCORPORATED submitted to the Fire Department for review and approval. b. POTENTIALLY SIGNIFICANT UNLESS The applicant is required to XIII b1 MITIGATION INCORPORATED coiiaborate with the Police Department to develop and implement a plan to minimize the potential for increased setvice demand. c. NO IMPACT d. NO IMPACT e. NO IMPACT Xi\7. RECREATION a .. NO!MPACT .. . .. b. NO IMPACT ·-· -·---···-· ...... --··- -·. ---- . . . 'IN. TRANSPORTA TION/CIRCtlLATlON a. LESS THAN SIGNIFICANT IMPACT b. LESS THAN SIGNIFICANT IMPACT c. NO IMPACT d. NO IMPACT e. NO IMPACT f. LESS THAN SIGNIFICANT IMPACT g. LESS THAN SIGNIFICANT IMPACT XVI. UTILITIES . a. NO IMPACT b. NO IMPACT c. NO IMPACT d. POTENTIALLY SIGNIFICANT UNLESS The project will result in increased XVI d MITIGATION INCORPORATED demand on water resources. The project is required to utilize water-conserving restroom facilities. e. LESS THAN SIGNIFICANT IMPACT The project will result in the generation of additional wastewater; however, the impact is less than significant because the use is otherwise permitted within the zone, and does not propose an intensity of the use that exceeds the zone. f. PDTENTIALLY SIGNIFICANT UNLESS The project will result in the X.VIf MITIGATION INCORPORATED generation of additional waste. The applicant is required to incorporate and utilize a waste recycling program to minimize total solid waste sent to area landfills. g. NO IMPACT ENV-2008-2465-MND Page 20 of21 Mitigation Impact? Explanation Measures XVII. MANDATORY FINDINGS OF SIGNIFICANCE a. NO IMPACT b. POTENTIALLY SIGNIFICANT UNLESS XYlic MJTlGATION INCORPORATED c. LESS THAN SIGNIFICANT IMPACT ENV-2008-2465-:MND Page 21 of21 Applicant Determination Letter Council District 9 Christina Kim ZA-2008-2464-CUB-ZV-1A City Hall, Room 420 Belasco Theater Mailing Date: 8/12/10 Mail Stop 215 1050 S. Hill Street Los Angeles, CA 90015 Representative Appellant Mehdi Bolour Elizabeth Peterson Group, Inc. Steve Catalano 1710 N. McCadden Place 1850 Industrial Street, Suite 606 1038 S. Hill Street Los Angeles, CA 90028 Los Angeles, CA 90021 Los Angeles, CA 90015 Downtown Los Angeles Downtown Los Angeles Radius Maps Etc. Neighborhood Council Neighborhood Council 3544 Portola Avenue c/o Brady Westwater cfo J. Russell Brown Los Angeles, CA 90032 P.O. Box 13096 P.O. Box 13096 Los Angeles, CA 90013 Los Angeles, CA 90013 Downtown Los Angeles Neighborhood Council Director of Planning LA Unified School District cfo Patti Burman Rapid Transit District 355 S. Grand Avenue #500 P.O. Box 13096 425 S. Main Street Los Angeles, CA 90071 Los Angeles, CA 90013 Los Angeles, CA 90013 Caltrans-State of California Director of Planning KTI Investments LLC Property Development Community Redev. Agency 600 W. 9'" Street #401 100 S. Main Street 354 S. Spring Street, #800 Los Angeles, CA 90015 Los Angeles, CA 90012 Los Angeles, CA 90013 Hearst Corp. Hearst Publishing Co. Inc. 1053 S. Broadway LLC 1111 S. Broadway 1111 S. Broadway 888 S. Figueroa Street #1900 Los Angeles, CA 90015 Los Angeles, CA 90015 Los Angeles, CA 90017 Jennie W. Kim Laura Farias Goldwater Levy Properties LLC 11074 Taberly Lane 1100 W. Olive Avenue #342 2730 Wilshire Blvd., #425 Tujunga, CA 91042 Burbank, CA 91506 Santa Monica, CA 90403 US Govt Mark Freed Marie P. & Linda Tobalina 1043 S. Hill Street 1045 Maple Avenue 1044 S. Hill Street Los Angeles, CA 90015 Los Angeles, CA 90015 Los Angeles, CA 90015 1050 South Hill Associates LLC Kent Smith Faye Washington 1710 N. McCadden Place LA Fashion District 3345 Wilshire Blvd., #300 Los Angeles, CA 90028 110 East 9'" Street, A1175 Los Angeles, CA 90010 Los Angeles, CA 90079 Tina Choi Susan Chao Hillsman Wright Tchoi & Associates Mayan Theatre LA Historic Theatre 801 S. Figueroa Street, Suite 1050 1038 S. Hill Street 1725 Wellington Road Los Angeles, CA 90017 Los Angeles, CA 90015 Los Angeles, CA 90019 Katy Young Loren Montgomery Daniel Green Latham & Watkins Latham & Watkins 355 S. Grand Avenue 355 S. Grand Avenue 355 S. Grand Avenue Los Angeles, CA 90071 Los Angeles, CA 90071 Los Angeles, CA 90071 Sgt. D. Humphrey Steve Catalano Paul N. Ban LAPD-Vice Central Division Rose & Kindel 300 W. Palm Drive 251 E. 6'h Street 900 Wilshire Blvd., #1030 Arcadia, CA 91007 Los Angeles, CA 90014 Los Angeles, CA 90017 Steve Needleman Steve Needleman Russell Brown Anjac Fashion Buildings Anjac Fashion Buildings 411 S. Main Street, #205 P.O. Box 55047 850 S. Broadway-Penthouse Los Angeles, CA 90013 Los Angeles, CA 90055 Los Angeles, CA 90014 Sammy Chao, Mayan Steve Catalano Ten Thirty 1038 S. Hill Street 550 S. Hope Street 1038 S. Hill Street Los Angeles, CA 90015 Los Angeles, CA 90071 Los Angeles, CA 90015 Armbruster Goldsmith & Delvac LLP George Rhyner Patty Berman Bill Delvac 2007 Sawtelle Blvd., Suite 4 411 S. Main Street 11611 San Vicente Blvd., #900 Los Angeles, CA 90025 Los Angeles, CA 90013 Los Angeles, CA 90049 Brady Westwater Russell Brown Dave Neubecker 453 S. Spring Street 114 W. 5th Street 354 S. Spring Street, Suite 300 Los Angeles, CA 90013 Los Angeles, CA 90013 Los Angeles, CA 90013 Hillsman Wright Linda Clarke GIS-Fae Tskamoto 1201 N. Crescent Heights #408 City Hall, Room 763 City Ha II, Room 825 W. Hollywood, CA 90046 Mail Stop 395 Mail Stop 395 AI Landini James Williams Engineering Zoning Administrator CEA I [email protected] [email protected] [email protected] Karemeon.waddell [email protected] [email protected] Joann [email protected] .gov [email protected]