200 S. Main Street_Viviana Lofts Mixed Use Project

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 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 2nd 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.
nd
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
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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
2nd 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 2nd 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 2nd 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
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located in Council District No. 14. A ZIMAS Report is included in the application for additional
zoning and land use details.
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PARCEL IDENTIFICATION INFORMATION
Address
234 South Main Street
232 South Main Street
230 South Main Street
214 South Main Street
200 South Main Street
114 East 2nd Street
128, 134, 136 East 2nd Street
221 South Los Angeles Street
225, 227 South Los Angeles Street
None
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Assessor’s Parcel Number
5161026034
5161026034
5161026034
5161026022
5161026023
5161026024
5161026033
5161026035
5161026035
5161026035
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