EXHIBIT "A" PROJECT DESCRIPTION Vibiana Development Project A. PROJECT CHARACTERISTICS 228 S. Main Street, LLC, (the Applicant ) is requesting a Conditional Use Permit ( CUP ) for Floor Area Ratio Averaging in a Unified Development to accommodate a previously approved development plan embodied in Vesting Tentative Tract Map No. 64470 (the Project ) as well as Site Plan Review. The Project in its totality encompasses a development envelope (i.e., the maximum units, heights, density, scale and massing, parking, land uses, and facilities) created by the previously approved project and scope of environmental review in Case No. ZA-2005-8445-ZAA-SPR, ENV-2005-8446-EAF, and VTT-64470. In other words, the Project entails a new CUP that will operate collectively with the other previously-approved entitlements to define the scope of allowable development on the property. Therefore, future development on the property could occur up to the maximums permitted in the CUP and existing entitlements or at any development intensity less than the outer envelope of environmental impacts and project components analyzed in the approved environmental documents. For background and context, in 2007 the Applicant received approval to construct a mixed-use project that includes a 41-story, 300-unit residential condominium structure, five levels of above grade parking and five levels of below grade parking that includes 675 parking spaces, and approximately 3,400 square feet of retail uses (the Original Project ). The Original Project is in conjunction with, but does not include per se, the renovation and restoration of the Vibiana Cathedral building (17,958 square feet of gross floor area) and the rectory (17,333 square feet of gross floor area) which are located on adjacent parcel that will be unified by the CUP for Floor Area Ratio Averaging proposed with this Project. Under the scope of full development, the Vibiana Cathedral building could be used as an exhibition and assembly hall for special events and the rectory could be used as a restaurant and catering facility for events conducted at the cathedral. The Original Project proposed the development of seven parcels of land that extend south of 2 nd Street through the block between Los Angeles Street to Main Street and consist of approximately 83,167 square feet of land area including the existing cathedral and rectory structures (the Property ). The Property does not include the Little Tokyo Branch Library Parcel generally located southwest of the intersection of 2 nd Street and Los Angeles Street. With approval of the CUP requested for this Project, the floor area associated with each parcel identified in VTT 64470 could be transferred, as needed, between the parcels to accommodate development plans and operational characteristics that unify the existing and proposed structures and uses. The Project encapsulates the CUP for Floor Area Ratio Averaging in a Unified Development, the development components illustrated in approved VTT 64470, and the scope of environmental review analyzed in the Mitigated Negative Declaration ( MND ) for the Original Project. The Project presents several features that unify development across the Property. First, an open space courtyard is positioned along Main Street to the south of the Vibiana Cathedral SMRH:408069476.2-1-
and in front of the proposed residential tower. This allows sympathetic and cohesive views of the cathedral to remain unobstructed from view points along Main Street. Second, the Project includes pedestrian passageways that facilitate internal circulation between the cathedral, proposed residential tower, the rectory, the off-site library, and the natural site egress points to 2 nd Street. Third, the Project proposes a connective lobby that links the proposed residential tower to the cathedral structure. Together, these features in conjunction with landscaping plans and site planning, consolidate the uses and architectural features into a unified whole. For complete details on the Project components, please refer to the Plot Plans submitted with the development application. In addition, please see the previously certified MND for the Original Project for a detailed analysis of potential impacts associated with the Project. Please note that the Project (meaning the requested CUP) is relying on the previously-approved MND for environmental clearance because it analyzed the maximum scope environmental impacts potentially associated with the Project. B. REVISED SITE PLANS As part of the Project, the applicant is submitting a revised site plan that presents a similar mix of uses as the Original Project (the New Site Plan ). The New Site Plan consists of a nine story mixed use residential building with 238 residential dwelling units, 303 parking stalls, 218,010 square feet of floor area, including 3,600 square feet of retail square footage and three levels of below grade parking. The New Site Plan will have the same ingress and egress points. The New Site Plans also envision a development that will continue to operate as a unified whole with the adjacent Vibiana s Cathedral and Rectory Buildings through a range of unifying characteristics including, shared architectural features, common plazas and open space and pedestrian circulation. C. PROJECT LOCATION AND SURROUNDINGS The Project is located on seven parcels of land that extend south of 2 nd Street through the block between Los Angeles Street to Main Street and consists of approximately 83,167 square feet of land area including the cathedral and rectory structures. The Project is located in a highly urbanized setting. It is surrounded by high-rise and low-rise retail/office commercial buildings, multiple-family residential, and commercial parking uses. A portion of the Property is developed with a commercial surface parking lot and the remaining portion is vacant land. The Project does not include the Little Tokyo Branch Library parcel generally located southwest of the intersection of 2 nd Street and Los Angeles Street. The application contains photographs of the existing setting and surroundings. D. ZONING AND LAND USE DESIGNATIONS The Property is zoned C2-4D. The C2 zone is a commercial designation. The 4D is the height district, the D limitation restricts the FAR to 6:1. The General Plan designation for the Property Regional Center Commercial. The C2 zoning of the Property is consistent with this designation. The Project is located within the Central City Community Plan. The Property is SMRH:408069476.2-2-
located in Council District No. 14. A ZIMAS Report is included in the application for additional zoning and land use details. SMRH:408069476.2-3-
PARCEL IDENTIFICATION INFORMATION Address Assessor s Parcel Number 234 South Main Street 5161026034 232 South Main Street 5161026034 230 South Main Street 5161026034 214 South Main Street 5161026022 200 South Main Street 5161026023 114 East 2 nd Street 5161026024 128, 134, 136 East 2 nd Street 5161026033 221 South Los Angeles Street 5161026035 225, 227 South Los Angeles Street 5161026035 None 5161026035 SMRH:408069476.2-4-