APPLICATIONS: DEPARTMENT OF CITY PLANNING APPLICATION THIS BOX FOR CITY PLANNING STAFF USE ONLY Case Number Env. Case Number Application Type Case Filed With (Print Name) Date Filed Application includes letter requesting: □ Concurrent hearing □ Hearing not be scheduled on a specific date (e.g. vacation hold) □ Waived hearing Related Case Number Provide all information requested. Missing, incomplete or inconsistent information will cause delays. All terms in this document are applicable to the singular as well as the plural forms of such terms. 1. Project Location Street Address^ 400 West 8th Street Unit/Space Number ^ Legal Description^ (Lot, Block, Tract) Lot A, Junior Orpheum Tract Assessor Parcel Number 5144018031 Total Lot Area 27,825 2. Project Description Present Use Bar / Nightclub Proposed Use Restaurant Project Name (if applicable) Shake Shack Describe in detail the characteristics, scope and/or operation of the proposed project A Conditional Use Permit to— allow for the on-site consumption of beer and wine in conjunction with a proposed 2,276 square-foot restaurant with 83 indoor seats wihtin a vacant 7,759 square-foot Night Club I Restaurant. Proposed hours of operation are from— Additional information attached □ YES B NO Complete and check all that apply: Existing Site Conditions □ Site is undeveloped or unimproved (i.e. vacant) 12 Site has existing buildings (provide copies of building permits) D Site is/was developed with use that could release hazardous materials on soil and/or groundwater (e.g. dry cleaning, gas station, auto repair, industrial) 11:00 am -11:00 pm daily. □ Site is located within 500 feet of a freeway or railroad 12 Site is located within 500 feet of a sensitive use (e.g. school, park) □ Site has special designation (e.g. National Historic Register, Survey LA) ^ Street Addresses must include all addresses on the subject/application site (as identified in ZIMAS—http://21masJac1ty.org) 2 Legal Description must include all contiguously owned properties (even if they are not a part of the proposed project site) CP-7771.1 [revised 04/04/2016) Page 1 of 8
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DEPARTMENT OF CITY PLANNING APPLICATION W 8th - DLANC LUC … · ABOUT SHAKE SHACK: Shake Shack is a modern day “roadside” burger stand serving a classic American menu of premium
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APPLICATIONS:
DEPARTMENT OF CITY PLANNING APPLICATION
THIS BOX FOR CITY PLANNING STAFF USE ONLY
Case Number
Env. Case Number
Application Type
Case Filed With (Print Name)Date Filed
Application includes letter requesting:
□ Concurrent hearing □ Hearing not be scheduled on a specific date (e.g. vacation hold)□ Waived hearingRelated Case Number
Provide all information requested. Missing, incomplete or inconsistent information will cause delays.All terms in this document are applicable to the singular as well as the plural forms of such terms.
1. Project Location
Street Address^ 400 West 8th Street Unit/Space Number ̂
Legal Description^ (Lot, Block, Tract) Lot A, Junior Orpheum TractAssessor Parcel Number 5144018031 Total Lot Area 27,825
2. Project Description
Present Use Bar / NightclubProposed Use RestaurantProject Name (if applicable) Shake ShackDescribe in detail the characteristics, scope and/or operation of the proposed project A Conditional Use Permit to—allow for the on-site consumption of beer and wine in conjunction with a proposed 2,276 square-foot restaurant with83 indoor seats wihtin a vacant 7,759 square-foot Night Club I Restaurant. Proposed hours of operation are from—Additional information attached □ YES B NOComplete and check all that apply:Existing Site Conditions
□ Site is undeveloped or unimproved (i.e. vacant)12 Site has existing buildings (provide copies of building
permits)
D Site is/was developed with use that could releasehazardous materials on soil and/or groundwater (e.g.dry cleaning, gas station, auto repair, industrial)
11:00 am -11:00 pm daily.
□ Site is located within 500 feet of a freeway or railroad
12 Site is located within 500 feet of a sensitive use (e.g.school, park)
□ Site has special designation (e.g. National HistoricRegister, Survey LA)
^ Street Addresses must include all addresses on the subject/application site (as identified in ZIMAS—http://21masJac1ty.org)2 Legal Description must include all contiguously owned properties (even if they are not a part of the proposed project site)CP-7771.1 [revised 04/04/2016) Page 1 of 8
ProDOseri Project Information
□ Demolition of existing buildings/structures □ Nfiw r.nn.<?truction; square feet
□ Relocation of existing buildings/structures □ Accessory use (fence, sign, wireless, carport, etc.)
0 Interior tenant improvement □ Exterior renovation or alteration
□ Additions to existing buildings 0 Change of use and/or hours of operation
□ Grading □ Haul Route
□ Removal of any on-site tree □ Uses or structures in public right-of-way
□ Removal of any street tree □ Phased project
Housing Component Information
Number of Residential Units: Existing
Existing
Existing
Number ofAffordable Units'*
- Demoilsh(ed)3 _
- Demollsh(ed) _
- Demoilsh(ed)
Mixed Use Projects, Amount of Non-Resldentlal Floor Area; N/A
Number ofMarket Rate Units
+ Adding,
+ Adding.
+ Adding.
= Total 0_
= Total 0_
= Total 0
_square feet
3. AcTioN(s) Requested
Provide the Los Angeles Municipal Code (LAMC) Section that authorizes the request and (If applicable) the LAMCSection or the Specific Plan/Overlay Section from which relief Is sought; follow with a description of the requestedaction.
Does the project Include Multiple Approval Requests per LAMC12.36? □ YES 0 NOSection from which relief Is requested (If any); 12.24 W 1Authorizing section
Request; A Conditional Use Permit to allow for the sale and dispensing of beer and wine for on-slte consumptionIn conlunctlon with a proposed 2.276 scuare-foot restaurant with 83 Indoor seats within a vacant 7,759 square-footNight Club / Restaurant. Proposed hours of operation are from from 11 ;00 am -11 ;00 pm, 7 days/week.
Authorizing section
Request; N/A
Section from which relief Is requested (If any);
Authorizing section
Request; N/A
Section from which relief Is requested (If any); ,
Additional Requests Attached □ YES 0 NO
® Number of units to be demolished and/or which have been demolished within the last five (5) years." As determined by the Housing and Community Investment DepartmentCP-7771.1 [revised 04/04/2016] Page 2 of 8
4. Related Department of City Planning CasesAre there previous or pending cases/decisions/environmental clearances on the project site? □ YES El NOIf YES, list all case number(s)
If the aDDlication/Droiect is directly related to one of the above cases, list the pertinent case numbers beiow andcomplete/check all that apply (provide copy).
Case No. Ordinance No.:□ Condition compliance review CI Clarification of Q (Quaiified) ciassification|~| Modification of conditions ^ Clarification of D (Development Limitations) classification□ Revision of approved plans □ Amendment to T (Tentative) ciassification□ Renewai of entitlement
□ Plan Approval subsequent to Master Conditional Use
For purposes of environmental (CEQA) analysis, is there intent to develop a larger project? □ YES 0 NOHave you filed, or is there intent to file, a Subdivision with this project? □ YES 0 NOIf YES, to either of the above, describe the other parts of the projects or the larger project below, whether or notcurrently filed with the City:
5. Other Agency Referrals/ReferenceTo help assigned staff coordinate with other Departments that may have a role in the proposed project, please checkall that apply and provide reference number if known.
Are there any outstanding Orders to Compiy/citations at this property? □ YES (provide copy) 0 NOAre there any recorded Covenants, affidavits or easements on this property? □ YES (provide copy) 0 NO
□ Development Services Case Management Number0 Building and Safety Plan Check Number 15016-10000-26967□ Bureau of Engineering Planning Referral (PCRF)□ Bureau of Engineering Hillside Referral ,
□ Housing and Community Investment Department Application Number.□ Bureau of Engineering Revocable Permit Number□ Other—specify
CP-7771.1 [revised 04/04/2016] Page 3 of 8
5419 Hollywood Blvd Ste C747, Los Angeles CA 90027
Tel: (213) 330-0335 | Web: www.apex-la.com
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BACKGROUND AND FINDINGS Subject Site: Shake Shack
400 W. 8th Street, Unit 3 Los Angeles, CA 90014
Request: A Conditional Use Permit to allow for the sale and dispensing of beer and wine for on-site consumption in conjunction with a proposed 2,276 square-foot restaurant with 83 indoor seats within a vacant 7,759 square-foot Night Club/Restaurant. Proposed hours of operation are from 11:00 a.m. to 11:00 p.m. daily. ABOUT SHAKE SHACK:
Shake Shack is a modern day “roadside” burger stand
serving a classic American menu of premium burgers, hot
dogs, crinkle-cut fries, shakes, frozen custard, beer and
wine. With its fresh and simple, high-quality food at a great value, Shake Shack is a fun and lively
community-gathering place with widespread appeal.
Findings of Fact: 1. The project will enhance the built environment in the surrounding neighborhood or will perform a function or provide a service that is essential or beneficial to the community, city or region.
The applicant is requesting a Conditional Use Permit to allow for the sale and dispensing of beer and wine for on-site consumption in conjunction with a proposed 2,276 square-foot “SHAKE SHACK” restaurant with 83 indoor seats. Proposed hours of operation are from 11:00 a.m. to 11:00 p.m. daily. The project is a tenant improvement taking over a 2,887 square-feet portion of the closed 8,755 square-foot “The Vault” nightclub and lounge at the southwest corner of 8th Street and Hill Street. The project will perform a beneficial function to the local economy by providing a revenue-generating use within the proposed development and will enhance the built environment through activating a critically-located tenant space. The venue will add to the diversity of dining options for area residents and visitors. The primary use at the tenant space is a restaurant. Beer and wine sales are a relatively small portion their menu and sales. This use is being provided as a convenience to customers only, so that they may enjoy the full dining experience. It is good planning policy to allocate alcohol sales to locations which are planned and zoned for large scale commercial uses, have high quality and professional operations, and where alcohol sales are limited to an ancillary capacity.
5419 Hollywood Blvd Ste C747, Los Angeles CA 90027
Tel: (213) 330-0335 | Web: www.apex-la.com
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SHAKE SHACK has an excellent compliance record with conditions of approval which mitigate the use from any potential negative impacts. They provide further protections through corporate policies of management training and age identification procedures. Finally, SHAKE SHACK has a self interest in maintaining a wholesome shopping experience. Therefore, they will enforce alcohol sales procedures to ensure there are no problems resulting in incidents or activities which affect the environment for their core clientele. For these reasons, the proposed use is beneficial to the community and fits well into the built environment.
2. The project's location, size, height, operations and other significant features will be compatible with and will not adversely affect or further degrade adjacent properties, the surrounding neighborhood, or the public health, welfare, and safety.
Building Permits: Building Permit No. 09016-10000-00916 – On February 3, 2010 a building permit was finaled for the tenant improvement – Interior nonbearing partitions. Tenant improvement remove existing bathrooms located at mezzanine level and placing new ADA compliant restrooms at the first floor level. Building Permit No. 09016-10001-00916 – On February 18, 2010 a Certificate of Occupancy was issued for a change of use from bank to restaurant/nightclub with a 700 square-foot dance floor. Alcohol sales, dance floor and live entertainment per ZA-2008-2430-CUB-CUX. Certificate of Occupancy: Certificate of Occupancy No. 81869 – On February 18, 2010 a Certificate of Occupancy was issued for the change of use from bank to restaurant/night club 700 sq. ft. dance floor. Alcohol sales, dance floor and live entertainment per ZA-2008-2430-CUB-CUX ZA Cases: Case No. ZA-2008-2430-CUB-CUX – On February 5, 2009 the Zoning Administrator approved a Conditional Use to permit the on-site consumption of alcoholic beverages in a restaurant and bar and lounge and a Conditional Use to permit live entertainment and dancing in a bar/lounge at 410 West 8th Street. Pending Requests/Orders/Permits: Building Permit No. 15016-10000-26967 - Change of use from Night Club and Restaurant to Restaurant with interior and exterior alterations. Restaurant T.I. under separate permit. Building Permit No. 16016-40000-11947 - Tenant Improvement: change of use from night club / restaurant to restaurant. Q Conditions or D Limitations: None
5419 Hollywood Blvd Ste C747, Los Angeles CA 90027
Tel: (213) 330-0335 | Web: www.apex-la.com
3
Hill Street is a Modified Secondary Highway with a 92-foot width. 8th Street is a Modified Secondary Highway with a variable width of 70-86 feet. Olive Street is a Modified Secondary Highway with a variable width of 80-90 feet. The subject site is located in the Central City Community Plan and has a Regional Center Commercial land use designation. The subject property is a level, L-shaped parcel, consisting of approximately 47,485 square feet, with frontage of approximately 175 feet on Hill Street and 120 feet on Olive Street, and a varying depth of 159 feet to 323.17 feet. The property is zoned C5-40 and is developed with an eight-story parking structure with approximately 825 parking spaces with commercial uses and offices located on the ground-floor adjoining Hill Street, in addition to a one-story commercial building with a mezzanine located on the northeast portion of the ownership. Surrounding uses consist of mixed-use buildings with ground floor commercial and office uses to the northeast across 8th Street in the C5-4D Zone; a mixed-use residential and commercial building currently under construction to the north at the northwest corner of 8th Street and Olive Street in the C2-4D Zone; a mixed-use residential and commercial building currently under construction to the west across Olive Street in the C2-4D and [Q]R5-4D Zones; and a surface parking lot o the south in the [Q]R5-4 Zone. The proposed use is situated in a planned development zoned and buffered to create synergetic uses. As such, is will positively benefit, not defer from, the public health, welfare and safety.
3. The project substantially conforms with the purpose, intent and provisions of the General Plan, the applicable community plan, and any applicable specific plan.
There are eleven elements of the General Plan. Each of these Elements establishes policies that provide for the regulatory environment in managing the City and for addressing environmental concerns and problems. The majority of the policies derived from these Elements are in the form of Code Requirements of Los Angeles Municipal Code. Except for those entitlements described herein, the project does not propose to deviate from any of the requirements of the Los Angeles Municipal Code. The Land Use Element of the City's General Plan divides the city into 35 Community Plans. The property is zoned C5-4D within the Central City Community Plan and designated for Regional Center Commercial land uses. The Community Plan text is silent as to the issue of alcohol sales. In such cases, the Zoning Administrator must interpret the intent of the Plan. The sale of beer and wine in conjunction with a new restaurant will provide a service and amenity to the community. Given the numerous standard conditions of approval, and the fact that this request is for the sale of alcohol incidental to food service, the proposed project substantially conforms to the purpose, intent and provision of the General Plan.
5419 Hollywood Blvd Ste C747, Los Angeles CA 90027
Tel: (213) 330-0335 | Web: www.apex-la.com
4
The Central City Community Plan designates the property for Regional Commercial land uses with the corresponding zones of CR, C1.5, C2, C4, C5, R3, R4, R5, RAS3, and RAS4, and Height District No. 4D. The request is in keeping with the goals for a Regional Center which promotes this type of revitalization and uses that cater to not only local needs but also to regional needs. The Plan encourages new uses which strengthen the economic base and which promote pedestrian oriented areas. The additional amenities that the request allows will further advance the Plan's objectives. The request is in keeping with the objectives of the Central City Community Plan, which seeks to promote land uses that will address the needs of visitors to Downtown for business, conventions, trade shows, and tourism and improve the area's competitiveness. The property is planned, zoned and in the process of development for regional-serving commercial uses. SHAKE SHACK will provide substantial benefit and convenience to the residential population on the subject site and in the surrounding vicinity.
4. The proposed use will not adversely affect the welfare of the pertinent community.
Shake Shack is a major corporation with a mandate of being family friendly, environmentally and community enhancing, with a corporate image to protect. They have established operating procedures and guidelines which ensure consistency in their service. These uses are being provided at the request of our customers. They are compatible with the reasonable concerns and policies of the Los Angeles Planning Department and the California State Alcohol Beverage Control Board, and within current operating guidelines, will be provided in a responsible manner.
5. The granting of such application will not result in an undue concentration in the area of establishments dispensing, for sale or other consideration, alcoholic beverages, including beer and wine, giving consideration to applicable State laws and to the California Department of Alcoholic Beverage Control's guidelines for undue concentration; and also giving consideration to the number and proximity of such establishments within a one thousand feet radius of the site, the crime rate in the area (especially those crimes involving public drunkenness, the illegal sale or use of narcotics, drugs or alcohol, disturbing the peace and disorderly conduct), and whether revocation or nuisance proceedings have been initiated for any use in the Area.
The subject use is located in an area which is planned and designed to provide regional commercial uses, with a pedestrian friendly atmosphere. Investment from well-operated venues supports the vitality of the community. While providing alcohol sales, the location will also be a focal point for needed services identified specifically for this area in the Community Plan. The proposed restaurant is located where there is a large employment base, tourist trade, and a growing residential population. Although the approval of the alcoholic beverage license will exceed the allocated number for the census tract, it should not be considered an undue concentration as it is located in a Regional Center where it is anticipated that a large number of restaurants serving alcoholic beverages would operate. An overconcentration of ABC licenses is only considered "undue" when an additional alcohol-selling establishment would adversely
5419 Hollywood Blvd Ste C747, Los Angeles CA 90027
Tel: (213) 330-0335 | Web: www.apex-la.com
5
affect the neighborhood. When the approval benefits the public welfare or convenience, the overconcentration is not considered undue. The incorporation of operating conditions created with cooperation from LAPD will ensure the safety of the restaurant patrons and the project residents. The subject use balances the need for a residential-friendly use with an orientation and buffering within the regional commercially planned development. The addition of this license, when weighed against the added value to be provided, and when compared to the nature and intensity of commercial and residential development in the surrounding area, does not unduly concentrate licenses for the sale of alcoholic beverages.
6. The proposed use will not detrimentally affect nearby residentially zoned communities in the area after giving consideration to the distance of the proposed use from the following: 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.
The proposed business will be located within an existing commercial / office development with substantial on-site parking. The various uses located on the property have been designed to accommodate each other and peacefully coexist within the complex. The use is well-buffered with operating hours amenable to surrounding mixed use developments. Any residences choosing to reside in the area will be doing so in full knowledge and likely due to the proximity of essential commercial goods and services. In addition, the establishments on the property will be operated in a professional manner and abide by all guidelines placed on it by the City of Los Angeles and the Department of Alcoholic Beverage Control. While there are/will be residential units within 500 feet of the subject site, said uses are buffered from any potential impact of the use through well-planned site development. The SHAKE SHACK has high visibility. It is well lit and safe. It is important to understand the convenience to this residential population to have an authentic, responsible, high quality restaurant operator in their community. It benefits the neighborhood overall. During high traffic hours, it is especially convenient to be able to walk to the location and walk home.
For these reasons, we respectfully request approval of the subject request.
Crisp-fried portobello mushroom filled with melted muenster and cheddar cheeses, topped with lettuce, tomato, ShackSauce
$9.59 Shack Stack®* 795 Cheeseburger and a ’Shroom Burger with lettuce, tomato, ShackSauce
Hamburger* Let us know if you would like lettuce, tomato,
pickle or onion$4.29 Single 385
$6.59 Double 620 Add bacon +$1.55 70
Cups & Cones Vanilla, chocolate, flavor of the week $3.59 Single Dip 220-280$4.59 Double Dip 450-540
$5.99 Pints To Go 770-910
Concretes Frozen custard blended with mix-ins$4.59 Single 365-465$6.79 Double 730-930
Wall-nut Street Vanilla custard, chocolate truffle cookie dough,
walnuts and amarena cherries Downtown Butter Brown Vanilla custard, Milk & Cookies Bakery hazelnut
brown butter streusel and citrus-marinated raspberries Lower West Side Chocolate custard, malted marshmallow sauce and Mast Brothers cocoa nibs 5% of sales from our Lower West Side concrete support
the Young Sprouts gardening program at the Battery Park City Parks Conservancy.
Design Your Own Concrete $3.59 Single 280-320$4.79 Double 560-640
Flat-Top Dogs 100% all-natural Vienna beef. No hormones
and no antibiotics ever. Served on a non-GMO potato bun.
$4.25 Shack-cago Dog® 380
Dragged through the garden with Rick's Picks Shack relish, onion, cucumber, pickle, tomato, sport pepper, celery salt, mustard
$3.30 Hot Dog 350
Add Shack cheese sauce +$0.50 70
$4.59 Chicken Dog 320
Shake Shack chicken, apple and sage sausage
BATTERY PARK CITY
Cal
Cal Cal
Drinks Shack-made Lemonade Cal
Original or featured flavor$2.80 Small 130-155 $3.55 Large 195-235
Organic Fresh Brewed Iced Tea$2.30 Small 0$2.80 Large 0
Fifty/Fifty™
Half lemonade, half organic iced tea$2.55 Small 80
$3.30 Large 115
Fountain Soda Coke, Diet Coke, Coke Zero, Sprite, Fanta Orange, Fanta Grape, Dr Pepper$2.30 Small 0-180
$2.80 Large 0-270
Abita Draft Root Beer $2.80 Small 180
$3.55 Large 270
$4.75 Stumptown Cold Brew Coffee 3
Brewed with Direct Trade beans
$1.90 Honest Kids Organic Apple Juice 40
$2.40 ® Bottled Water 0 1% supports the cleanup of water sources
Beer ShackMeister® Ale Brewed exclusively for Shake Shack by Brooklyn Brewery $5.69 Draft, 16oz. 190
$7.69 Draft, 24oz. 285
Cal
EST. 2004 in NYC Stand For Something Good®
Crinkle Cut Fries Yukon potatoes. No artificial ingredients.
$2.99 Fries 420
$3.99 Cheese Fries 560
Cal
Chicken 100% all-natural cage-free chicken. No hormones
and no antibiotics ever. Served on a non-GMO potato bun.
Chick'n Shack 595
$6.29 Crispy chicken breast with lettuce, pickles, buttermilk herb mayo
100% all-natural Angus beef. No hormones andno antibiotics ever. Our proprietary Shack blend is freshly ground and served on a non-GMO potato bun.
2,000 calories a day is used for general nutrition advice, but calorie needs vary.
Please inform your cashier if a person in your party has a food allergy. Peanuts, nuts and other food allergens are present at Shake Shack. We cannot guarantee that our products will be free of the eight major allergens identified by the FDA.
*Notice: consuming raw or undercooked meats, poultry, seafood, or eggs may increase your risk of foodborne illness, especially if you have certain medical conditions.
Woof Treats for those with four feet.
$3.99 Pooch-ini® ShackBurger dog biscuit, peanut butter sauce, vanilla custard Not intended for small dogs.
$7.99 Bag O' Bones 5 ShackBurger dog biscuits by Bocce's Bakery
Wine Shack Red or White Made exclusively for Shake Shack by Frog’s Leap, Napa Valley, CA$7.89 White, 6oz. Glass 120 $8.89 Red, 6oz. Glass 125