Exhibit A 1525 Industrial Street Camden Industrial Lofts Project

Exhibit A 1525 Industrial Street Camden Industrial Lofts Project Requested Entitlements 1. Pursuant to Section 11.5.6 of the Municipal Code, a General Plan Amendment to the Central City North Community Plan to change the land use designation from Heavy Manufacturing to Hybrid Industrial. 2. Pursuant to Section 12.32 of the Municipal Code, a Zone Change from M3-1 (Heavy Manufacturing Zone) to LW-1-RIO (Proposed Arts District Live/Work Zone). 3. Pursuant to Section 12.24.W.1 of the Municipal Code, a Master Conditional Use Permit (CUB) to permit the on-site sale of alcoholic beverages within three establishments. 4. Pursuant to Section 16.50.C.2 of the Municipal Code, Site Plan Review for the development of up to 360 residential Live/Work units. Project Summary, Inc. (the Applicant ) proposes the demolition of an existing industrial building, loading dock, and freight truck/trailer storage area and the construction of a mixed-use project with 360 residential live/work units (326,198 square feet of floor area), 4,655 square feet of leasing/amenity area, 11,575 square feet of ground floor commercial space including 6,242 square feet of retail/creative office uses, and a 3,821 square foot restaurant space on proposed Parcel 1, and 1,512 square feet of restaurant space with possible outdoor dining in a one-story, freestanding building on Proposed Parcel 2 (the Project ). The total floor area ( FAR ) for the Project is approximately 342,428 square feet which results in a 2.98:1 FAR. The building on Parcel 1 would be seven stories (a maximum of approximately 81 feet above grade) of wood frame construction over Type 1 podium with two above grade garage levels aligned with one commercial story over one basement garage level. The building on Parcel 2 would be one story (approximately 20 feet above grade). Eight of the ground floor live/work units on Parcel 1 would be classified as F, M, or B occupancy to allow for more intensive creation of arts, crafts or products in the work space. In lieu of these eight ground floor live/work units, the Project may include up to 8,140 square feet of ground floor creative office uses. In addition, the Project may include up to 18,800 square feet of creative office space in lieu up to 24 of the live/work units above the ground floor. Residential Live/Work Uses The Project proposes up to 360 live/work units within a seven-story structure totaling approximately 326,198 square feet of residential floor area. The units would vary in size from 1525 E. Industrial Street Arts District 1

approximately 559 square feet (studio unit) to 1,175 square feet (two bedrooms). The unit mix is diverse and may include eight mezzanine loft live work units on the ground floor, 102 studio units, 180 one-bedroom units, and 70 two-bedroom units. Commercial Uses Parcel 1 would include up to 10,063 square feet of neighborhood and project-serving commercial uses, including 6,242 square feet of retail/creative office space and 3,821 square feet of restaurant space on the ground level of the structure on Proposed Parcel 1. As noted, in lieu of the eight ground floor live/work units, the Project may include up to 8,140 square feet of ground floor creative office space. In addition, the Project may include up to 18,800 square feet of creative office space in lieu up to 24 of the live/work units above the ground floor. Parcel 2 would be developed with 1,512 square feet of restaurant space with outdoor dining in a onestory, freestanding building. Open Space Parcel 1 would include approximately 41,693 square feet of open space. A 4,338 square foot courtyard is proposed on the ground level with direct access from Industrial Street that is surrounded by the Project s proposed commercial uses and residential lobby. The courtyard would include landscaping, hardscape, and seating areas. A tree lined pedestrian paseo is proposed on the east side of the Site that includes a walkway path that connects to a 13,130 square foot pocket park at the rear of the Site that would include a walking path, green space, gathering areas, and an art workshop area. The pathway would connect to Parcel 2 and the proposed commercial building and outdoor dining area. Additional open space includes a 5,392 square foot central courtyard with open meadow and an 8,666 square foot courtyard with pool, spa, seating areas, and landscaping. 5,451 square feet of open space is also proposed on the upper floor terraces. Parking and Access Automobile Parking for the Project would be provided partially at-grade and in two levels above grade and one level below grade. Vehicular access to the Project would be provided via a driveway entry/exit on Industrial Street for Parcel 1 and a driveway on Mill Street for Parcel 2. An additional parking entrance off Alameda would be provided on Proposed Parcel 1 that would be gated and restricted to use by residents only and would be restricted to right-turn in and rightturn out movements. The Project would require 374 parking spaces, including 360 residential parking spaces and 13 commercial spaces on Parcel 1 and 2 commercial spaces on Parcel 2. The Project would provide a total of 521 parking spaces, with 480 residential parking spaces and 41 commercial parking spaces. 1525 E. Industrial Street Arts District 2

Alternatively, if the portion of the ground floor proposed for the eight live-work units are instead developed as 8,140 square feet of creative office space, the commercial parking requirement would increase by 9 spaces and the residential requirement would decrease by 8 spaces, for a net increase in 1 space (total of 375 required spaces). If the 24 units above the ground floor are converted into 18,800 square feet of creative office uses, the commercial parking requirement would increase by 19 spaces and the residential requirement would decrease by 24 spaces, for a net decrease of 18 spaces (total of 358 required spaces). The Project would provide a total of 521 parking spaces and would allocate the commercial and residential spaces accordingly to accommodate this change. Bicycle The Project would include 408 on-site bicycle parking pursuant to the standards and requirements of the City s Bicycle Ordinance. The proposed live/work units would require 396 bicycle parking spaces, including 36 short-term and 360 long-term spaces. The commercial/restaurant spaces would require 11 bicycle parking spaces, including 5 short-term and 6-long term spaces. Project Location The Project site comprises two parcels (Parcel 1 and Parcel 2) located within the South Industrial Area of downtown Los Angeles, within the boundaries of the Central City North Community Plan Area. The Project Site includes approximately 114,848 square feet (2.64 acres) of lot area (main site area after roadway dedications), and is generally bounded by Alameda Street to the west, Industrial Street to the south, and commercial and industrial buildings to the east, and includes the length of Wholesale Street from Alameda Street to Mill Street on the east. The Project site is also located near regional transit in the Los Angeles area. The Project Area is currently served by two MTA Rapid Bus Lines, including lines 720 and 760, and five MTA Local Bus Lines, including lines 18, 28, 53, 60 and 62. These lines provide connections to the downtown subway stations, which include Pershing Square and 7 th Street/Metro Center. Additionally, the Greyhound Bus Terminal is located one block south of the Project Site on 7 th Street, which provides inter-city bus service to various locations outside of the Los Angeles area. The Project site is also served by the Metro Gold Line rail system located at the Little Tokyo/Arts District station near 1 st Street and Alameda Street. The Metro Gold Line offers service to East Los Angeles to the east and Pasadena to the northeast. The Metro Gold Line connects to Union Station, providing access to Metrolink, the Metro Silver Bus Line, and Metro Rail Red and Purple Lines. 1525 E. Industrial Street Arts District 3

Surrounding Uses The properties surrounding the Project site Project include industrial, commercial/retail, office, restaurant, multi-family residential buildings, and parking lots. To the west of the Project site, across S. Alameda Street, is the Los Angeles County Metropolitan Transportation Authority - Division 1 Compressed Natural Gas Fueling Station. Properties to the west are zoned PF-2D and M2-D2. Directly east of the Project site, and east of Mill Street, are one- to two-story industrial, commercial/retail, office buildings and surface parking. To the immediate north of the Project site, adjacent to Wholesale Street, are one-story industrial and commercial buildings. To the south of the Project site, across Industrial Street, are one- to two-story industrial, commercial/retail, office buildings, and surface parking. Properties to the north, south, and east are zoned M3-1. Zoning & Land Use The Project site is located within the Central City North Community Plan Area ( Community Plan ) and is also located within the East Los Angeles Enterprise Zone. The Project site is zoned M3-1-RIO with a General Plan land use designation of Heavy Manufacturing. The corresponding zone for Heavy Manufacturing is the M3 Zone. The M3-1 designation indicates that the Project site is located in Height District 1, which does not specify a building height limit, but rather limits FAR to 1.5:1. The RIO designation is for the City s River Improvement Overlay (RIO) district, which is designed to provide for preservation of tributaries and rivers in the City of Los Angeles by promoting river identity, supporting local species, and convenient access, among many other things The Project site is adjacent to the Artists-in-Residence District ( AIR District ) as identified in the Central City North Community Plan. Established in 2000, the AIR District was originally bounded by 1 st Street to the north, the LA River to the east, 6 th street to the south, and Alameda Street to the west. The Arts District has undergone substantial change over the last few years. There has been a significant amount of residential and commercial development in an area that was predominately characterized by warehouse and industrial uses. The existing Community Plan no longer reflects current development trends or all of the City s current planning goals for the area. The City intends to update the Community Plan, but the update process may not be completed during the current real estate market cycle. To provide for an early start on the Community Plan update process, the City has proposed an interim Live/Work Ordinance ( LW Ordinance ) that would create new zoning tools that would be available to a limited number of projects totaling 1,500 dwelling units and 600 hotel rooms. These tools, which would include a new Live/Work Zone (LW) zone, would allow for expanded residential uses in the Arts District that are compatible with the existing warehouse and industrial uses and promote good planning. 1525 E. Industrial Street Arts District 4

The overall purpose of the LW Ordinance is to implement planning goals and policies that encourage character preservation and the viability of surrounding industrial land uses. By encouraging the type of development that is envisioned under the LW Ordinance, the LW Zone would facilitate development that would provide benefits for those who live as well as work in the area, including increased pedestrian activity, enhanced urban design standards, live/work space, and artist amenities. Another benefit of the proposed LW Zone is to create development incentives that encourage new economic investment in a manner that complements the existing businesses and industrial uses in this area of the Arts District. Consistent with internal planning policies, the existing AIR District would be expanded to include the blocks between 6 th Street and those areas just south of East 7 th Place east of Alameda Street (the new LW Zone). Within these new boundaries, the City proposes the addition of this new zone within the same extent of the existing AIR District. This new LW Zone would correspond to the existing Hybrid Industrial Land Use designation identified on the Community Plan land use map. Along with a new zone, the LW Ordinance proposes a new footnote for the AIR District designating the LW Zone as a corresponding zone to the Hybrid Industrial Land Use and denoting the process associated with proposing live/work units within the LW Zone. Under the proposed new footnote, for those projects proposing new live/work uses, a General Plan Amendment (GPA) to Hybrid Industrial is needed along with a Zone Change to the new LW Zone. The footnote would also state that CM is not a corresponding zone for the LW Zone. Additionally, a new Community Plan Land Use Map footnote is also proposed to the Heavy Industrial Land Use designation that indicates residential, including live/work, is not allowed outside of the LW Zone. LW Ordinance Compliance The Project requests approval of a Zone Change to the new LW Zone and is designed to fully comply with the LW Ordinance that are intended to facilitate the creation of new Live/Work space in the Arts District in a manner that preserves the surrounding industrial and artistic character, supports enhanced street level activity, maintains a consistent urban streetwall, minimizes conflicts between cars and pedestrians, and orients buildings and pedestrians towards the streets. The LW Ordinance permits a base FAR of 1.5 and up to 4.5 to 1 for projects that provide certain public benefits. The Project proposes 342,428 square feet of floor area, which results in an FAR of 2.98 to 1. A Project that requests an FAR up to of 3:1 must comply with all the development standards in the LW Ordinance and provide the public benefits set forth in Table A.2 that includes (1) reserving 5 percent of the units for Low Income households, as defined by the United States Department of Housing and Urban Development (HUD) for local Area Median Income; (2) provide a minimum of 100 square feet of Arts/Productive Uses for each Live/Work Unit; (3) provide a midblock pedestrian paseo; (4) incorporate an Original Art Mural on a minimum of 15 percent of one building façade visible from a public street with a minimum area of 300 square feet, and (5) provide artist production spaces no less than 500 square feet and required to comply with California Building Code F-2 occupancy standards. 1525 E. Industrial Street Arts District 5

General Plan Amendment Findings 1. The proposed General Plan Amendment is the substantial conformance with the purposes, intent and provisions of the General Plan. The subject property is located within the Central City North Community Plan area, which was adopted by the City Council on December 15, 2000 (pursuant to Council File 97-0282). The Community Plan Map designates the subject property for Heavy Manufacturing land uses, which corresponds to the M3 zone. The project seeks a General Plan Amendment to change the land use designation from Heavy Manufacturing to Hybrid Industrial which would correspond to the proposed Live Work (LW) zone. The project site is adjacent to the Artists-in-Residence District ( AIR District ) as identified in the Central City North Community Plan. Established in 2000, the AIR District was originally bounded by 1 st Street to the north, the LA River to the east, 6 th street to the south, and Alameda Street to the west. The Arts District has undergone substantial change over the last few years. There has been a significant amount of residential and commercial development in an area that was predominately characterized by warehouse and industrial uses. The existing Community Plan no longer reflects current development trends or all of the City s current planning goals for the area. The City intends to update the Community Plan, but the update process may not be completed during the current real estate market cycle. To provide for an early start on the Community Plan update process, the City has proposed an interim Live/Work Ordinance that would create new zoning tools that would be available to a limited number of projects totaling 1,500 dwelling units and 600 hotel rooms. These tools, which would include a new Live/Work Zone (LW) zone, would allow for expanded residential live-work uses in the Arts District that are compatible with the existing warehouse and industrial uses and promote good planning. The overall purpose of the City-initiated LW Zone is to implement planning goals and policies that encourage character preservation and the viability of the Arts District industrial ethos. By encouraging the type of development that is envisioned under the proposed Live/Work Ordinance, the LW Zone would facilitate development that would provide benefits for those who live as well as work in the area, including increased pedestrian activity and publicly accessible open space, enhanced urban design standards, live/work space, and artist amenities. Another benefit of the proposed LW Zone is to create development incentives that encourage new economic investment in a manner that complements the existing businesses and industrial uses in this area of the Arts District. The City is proposing that the existing AIR District would be expanded to include the blocks between 6 th Street and those areas just south of East 7 th Place east of Alameda Street (the new LW Zone). Within these new boundaries, the City proposes the addition of this new zone within the same extent of the existing AIR District. This new LW Zone would correspond to the existing Hybrid Industrial Land Use designation identified on the Community Plan land use map. 1525 E. Industrial Street Arts District 6

Along with a new zone, the Live/Work Ordinance proposes a new footnote for the AIR District designating the LW Zone as a corresponding zone to the Hybrid Industrial Land Use and denoting the process associated with proposing live/work units within the LW Zone. Under the proposed new footnote, for those projects proposing new live/work uses, a General Plan Amendment (GPA) to Hybrid Industrial is needed along with a Zone Change to the new LW Zone. The footnote would also state that CM is not a corresponding zone for the LW Zone. Additionally, a new Community Plan Land Use Map footnote is also proposed to the Heavy Industrial Land Use designation that indicates residential, including live/work, is not allowed outside of the LW Zone. The proposed General Plan Amendment from Heavy Manufacturing to Hybrid Industrial would be consistent and compatible with the recent pattern of development and expansion of residential live-work uses in the area and will allow for the proposed new construction of a mixed-use building with amenities on the subject site. New residential live-work uses in the immediate area includes the six-story Toy Factory Lofts development, located 1855 East Industrial Street one block east of the project site, includes 119 residential units with ground floor retail space. Across the street from Toy Factory Lofts is the seven-story Biscuit Company Lofts development which includes 104 residential units and ground floor commercial space currently occupied by Church & State restaurant. The 2121 Lofts located at 2135 7 th Street at Santa Fe is a three-story development with 78 residential units and also includes Bestia restaurant. The AMP Lofts project, located at 7 th and Santa Fe is entitled for 188 residential units and 5,000 square feet of ground floor commercial space. Additional commercial development has also occurred in the southern portion of the AIR District, including the recently opened Urban Radish market, located at 661 Imperial St. (between Jesse and 7th streets) which is the first gourmet food store in the area. The proposed project substantially conforms with the following objective and policies of the Community Plan: Objective 1-1: To provide for the preservation of existing housing and for the development of new housing to meet the diverse economic and physical needs of the existing residents and projected population of the Central City North Plan area to the year 2010. The project proposes to develop a maximum of 360 live-work units with a variety of unit sizes to meet the diverse economic and physical needs and overall demand for the projected increased population in the Central City North Community Plan area. Objective 1-2: To locate new housing in a manner which reduces vehicular trips and makes it accessible to services and facilities. Residents of the project would have access to a variety of nearby mass transit options which would help reduce vehicular trips and provide access to services and facilities within the adjacent Downtown area and the greater Los Angeles region. The project area is served by a number of bus lines, and is just south of Union Station, a major transit hub for the Los Angeles 1525 E. Industrial Street Arts District 7

area. The project site is served by two MTA Rapid Bus Lines, including lines 720 and 760, and five MTA Local Bus Lines, including lines 18, 28, 53, 60 and 62. These lines provide connections to the Downtown subway stations, which include Pershing Square and 7 th Street/Metro Center. The Greyhound Bus Terminal is also located one block south of the project site on 7 th Street, which provides bus service to various locations outside of the Los Angeles area. In addition, the MTA Little Tokyo/Arts District Station is located north of the subject site at the intersection of 1 st and Alameda Streets. Objective 2-1: To conserve and strengthen viable commercial development in the community and to provide additional opportunities for new commercial development and services. Objective 2-2: To attract uses which strengthen the economic base and expand market opportunities for existing and new businesses. The proposed project is a mixed-use development that includes new commercial uses that may include retail, creative office, and/or restaurant space on Parcel 1, and the commercial space in a one-story, free-standing building on Parcel 2. The addition of new commercial uses would complement the recent development trend in the surrounding Arts District which includes a variety of unique restaurants, creative office space, and boutique retail shops and would further strengthen the commercial viability of the neighborhood. Policy 2-2.2: New development needs to add to and enhance the existing pedestrian street activity. The project is designed to enhance the existing pedestrian activity along Alameda Street, Industrial Street, and Mill Street with the addition of new commercial uses which would draw patrons to the site. The Arts District is evolving into a dynamic mixed-use area with numerous restaurants, gallery spaces, breweries, and boutique retail shops. Increasingly, patrons would walk to different venues and uses in the District. Development of the project would further enhance the pedestrian connections in the area and the public realm along Alameda and Industrial Streets and would connect to the mixed-use Toy Factory Lofts and Biscuit Company Lofts residential and commercial developments located one block to the east along Industrial Street. Moreover, the project would include a publicly accessible pedestrian paseo from Industrial Street that connects to a pocket park and the proposed commercial and outdoor dining uses on Mill Street. In addition, the Project provides substantial landscaping, new street trees, and courtyard area along Industrial that may include outdoor dining opportunities for restaurants. Policy 2-2.3: Require that the first floor street frontage of structures, including mixed use projects and parking structures located in pedestrian oriented districts, incorporate commercial uses. The proposed project would create a strong street wall presence with commercial spaces at the ground level along Alameda and Industrial and would also include the main residential lobby 1525 E. Industrial Street Arts District 8

accessed directly from Alameda Street. A courtyard area is proposed along Industrial Street located between the commercial spaces and would facilitate resident connectivity from the commercial uses to the residential live-work units and amenity spaces. The project also proposes to develop a 1,500 square feet one-story commercial building on Parcel 2 that is accessed from Mill Street. It is anticipated that the building would include boutique retail or restaurant uses. Objective 3-2: Encourage the continued development and maintenance of the artists-inresidence community in industrial areas of the proposed redevelopment plan areas and of the plan, as appropriate. The project continues the development of the artists-in-residence community in the Arts District with the proposed construction of 360 residential live-work units. Urban Design The project also complies with the Urban Design policies in Chapter 5 of the Community Plan with respect to site planning, height and building design, parking structures, and landscaping. 1. Site Planning a. Locating surface parking to the rear of structures; b. Minimizing the number of widths of driveways providing sole access to the rear of commercial lots; c. Maximizing retail and commercial service uses along frontages of commercial developments; d. Providing front pedestrian entrances for businesses fronting on main commercial streets; e. Providing through arcades from the front of buildings to rear parking for projects within wide frontages; f. Providing landscaping strips between driveways and walkways accessing the rear properties; g. Requiring site plans which include ancillary structures, service areas, pedestrian walkways, vehicular paths, loading areas, drop off and landscaped areas; h. All multi-family residential projects of five or more units shall be designed around a landscaped focal point or courtyard to serve as an amenity for residents The project proposes a 4,338 square foot courtyard on the ground level with direct access from Industrial Street that is surrounded by the Project s proposed commercial uses and residential lobby. The courtyard would include landscaping, hardscape, seating areas, and provide an opportunity for potential outdoor dining if the commercial areas are used for restaurant uses. A tree lined pedestrian paseo is proposed on the east side of the project site that includes a walkway path that connects to a 13,130 square foot pocket park at the rear of the site that would include a walking path, green space, dog walk, gathering areas, and an art workshop area. The 1525 E. Industrial Street Arts District 9

pathway would further connect to Parcel 2 and the proposed commercial building and outdoor dining area. The project would maximum commercial development along street frontages with 10,063 square feet of neighborhood and project-serving commercial uses, including 6,242 square feet of retail/creative office space and 3,821 square feet of restaurant space on the ground level of the structure on Proposed Parcel 1. As noted, in lieu of the eight ground floor live/work units, the Project may include up to 8,140 square feet of ground floor creative office space. In addition, the Project may include up to 18,800 square feet of creative office space in lieu up to 24 of the live/work units above the ground floor. Parcel 2 would be developed with 1,512 square feet of restaurant space with outdoor dining in a one-story, freestanding building. Each commercial space would be accessed directly from Alameda, Industrial and Mills Street by pedestrians. The main residential lobby and lounge would be accessed directly from Alameda Street with a secondary lobby located on Industrial Street. The proposed parking is located within an enclosed parking structures and will not be visible from surrounding streets. 2. Height and Building Design a. Requiring the use of articulations, recesses, surface perforations, and porticoes to break up long, flat building facades; b. Providing accenting, complimentary building materials to building facades; c. Maximizing the applications of architectural features or articulations to building facades; d. Designating architecturally untreated facades for signage; e. Screening of mechanical and electrical equipment from public view; f. Requiring the enclosure of trash areas for all projects; g. Requiring freestanding walls to use articulation, recesses, surface perforations, porticoes to break up long freestanding walls. h. Utilizing of complementary building materials in building facades; i. Integrating building fixtures, awnings, security gates, etc. into the design of a building; j. Screening all rooftop equipment and building appurtenances from adjacent properties. 3. Parking Structures a. Designing parking structure exteriors to match the style, materials and colors of the main building; b. Maximizing commercial uses, if appropriate, on the ground floor; c. Landscaping to screen parking structures not architecturally integrated with the main building; d. Utilizing decorative walls and landscaping to buffer residential uses from parking structures. The architectural exteriors evoke the repurposed industrial concept of the surrounding Arts District s buildings and are designed to complement the refurbished residential lofts architecture 1525 E. Industrial Street Arts District 10

common in the neighborhood. The ground floor is differentiated from the upper residential levels and includes softer and lighter stucco and metal finishes that complement the proposed street level landscaping and draw daylight into the proposed courtyard spaces. The upper residential portions features a darker brick veneer finish with generous aluminum windows and doors that vary in size and proportion to create a sense of playfulness that also complement the ground floor materials and respond to the warehouse loft ethos along Industrial Street. Cut outs for courtyards and upper floor patios create additional sculptural interest in the building and modulate the building mass along the length of the block. The west courtyard is designed to be visible from the busy corner of Alameda and Industrial and creates an invitation to explore the amenities of the project. The internal parking structure is integrated into the building and entirely screened from the surrounding streets by the residential and commercial uses which further enhance the street experience. Trash receptacles would be located within the parking garage and not visible to the public, while rooftop mechanical equipment would be screened from public view. Zone Change Findings 1. The Zone Change is in Conformance with the Purposes, Intent and Provisions of the City of Los Angeles General Plan; The proposed LW zone would be consistent with the proposed General Plan Amendment to change the land use designation from Heavy Manufacturing to Hybrid Industrial. To provide for an early start on the Community Plan update process, the City has proposed an interim Live/Work Ordinance that would create new zoning tools that would be available to a limited number of projects totaling 1,500 dwelling units and 600 hotel rooms. These tools, which would include a new Live/Work Zone (LW) zone, would allow for expanded residential live-work uses in the Arts District that are compatible with the existing warehouse and industrial uses and promote good planning. The overall purpose of the City-initiated LW Zone is to implement planning goals and policies that encourage character preservation and the viability of the Arts District industrial ethos. By encouraging the type of development that is envisioned under the proposed Live/Work Ordinance, the purpose of the LW zone is to facilitate development that would provide benefits for those who live as well as work in the area, including increased pedestrian activity and publicly accessible open space, enhanced urban design standards, live/work space, and artist amenities. Another benefit of the proposed LW Zone is to create development incentives that encourage new economic investment in a manner that complements the existing businesses and industrial uses in this area of the Arts District. The Project is designed to fully comply with the LW Ordinance and would create new Live/Work units in the Arts District in a manner that preserves the surrounding industrial and artistic character, supports enhanced street level activity, maintains a consistent urban streetwall, minimizes conflicts between cars and pedestrians, and orients buildings and pedestrians towards the streets. 1525 E. Industrial Street Arts District 11

The LW Ordinance permits a base FAR of 1.5 and up to 4.5 to 1 for projects that provide certain public benefits. The Project proposes 342,428 square feet of floor area, which results in an FAR of 2.98 to 1. A Project that requests an FAR up to of 3:1 must comply with all the development standards in the LW Ordinance and provide the public benefits set forth in Table A.2. The Project would provide a number of public benefits that includes reserves reserving 5 percent of the units for Low Income households, as defined by the United States Department of Housing and Urban Development (HUD) for local Area Median Income;, provide a minimum of 100 square feet of Arts/Productive Uses for each Live/Work Unit, provide a midblock pedestrian paseo, incorporate an Original Art Mural and provide artist production spaces. The proposed General Plan Amendment from Heavy Manufacturing to Hybrid Industrial would be consistent and compatible with the recent pattern of development and expansion of residential live-work uses in the area and will allow for the proposed new construction of a mixed-use building with amenities on the subject site. New residential live-work uses in the immediate area includes the six-story Toy Factory Lofts development, located 1855 East Industrial Street one block east of the project site, includes 119 residential units with ground floor retail space. Across the street from Toy Factory Lofts is the seven-story Biscuit Company Lofts development which includes 104 residential units and ground floor commercial space currently occupied by Church & State restaurant. The 2121 Lofts located at 2135 7 th Street at Santa Fe is a three-story development with 78 residential units and also includes Bestia restaurant. The AMP Lofts project, located at 7 th and Santa Fe is entitled for 188 residential units and 5,000 square feet of ground floor commercial space. Additional commercial development has also occurred in the southern portion of the AIR District, including the recently opened Urban Radish market, located at 661 Imperial St. (between Jesse and 7th streets) which is the first gourmet food store in the area. The proposed project substantially conforms with the following objective and policies of the Community Plan: Objective 1-1: To provide for the preservation of existing housing and for the development of new housing to meet the diverse economic and physical needs of the existing residents and projected population of the Central City North Plan area to the year 2010. The project proposes to develop a maximum of 360 live-work units with a variety of unit sizes to meet the diverse economic and physical needs and overall demand for the projected increased population in the Central City North Community Plan area. Objective 1-2: To locate new housing in a manner which reduces vehicular trips and makes it accessible to services and facilities. Residents of the project would have access to a variety of nearby mass transit options which would help reduce vehicular trips and provide access to services and facilities within the adjacent Downtown area and the greater Los Angeles region. The project area is served by a number of bus lines, and is just south of Union Station, a major transit hub for the Los Angeles 1525 E. Industrial Street Arts District 12

area. The project site is served by two MTA Rapid Bus Lines, including lines 720 and 760, and five MTA Local Bus Lines, including lines 18, 28, 53, 60 and 62. These lines provide connections to the Downtown subway stations, which include Pershing Square and 7 th Street/Metro Center. The Greyhound Bus Terminal is also located one block south of the project site on 7 th Street, which provides bus service to various locations outside of the Los Angeles area. In addition, the MTA Little Tokyo/Arts District Station is located north of the subject site at the intersection of 1 st and Alameda Streets. Objective 2-1: To conserve and strengthen viable commercial development in the community and to provide additional opportunities for new commercial development and services. Objective 2-2: To attract uses which strengthen the economic base and expand market opportunities for existing and new businesses. The proposed project is a mixed-use development that includes new commercial uses that may include retail, creative office, and/or restaurant space on Parcel 1, and the commercial space in a one-story, free-standing building on Parcel 2. The addition of new commercial uses would complement the recent development trend in the surrounding Arts District which includes a variety of unique restaurants, creative office space, and boutique retail shops and would further strengthen the commercial viability of the neighborhood. Policy 2-2.2: New development needs to add to and enhance the existing pedestrian street activity. The project is designed to enhance the existing pedestrian activity along Alameda Street, Industrial Street, and Mill Street with the addition of new commercial uses which would draw patrons to the site. The Arts District is evolving into a dynamic mixed-use area with numerous restaurants, gallery spaces, breweries, and boutique retail shops. Increasingly, patrons would walk to different venues and uses in the District. Development of the project would further enhance the pedestrian connections in the area and the public realm along Alameda and Industrial Streets and would connect to the mixed-use Toy Factory Lofts and Biscuit Company Lofts residential and commercial developments located one block to the east along Industrial Street. Moreover, the project would include a publicly accessible pedestrian paseo from Industrial Street that connects to a pocket park and the proposed commercial and outdoor dining uses on Mill Street. In addition, the Project provides substantial landscaping, new street trees, and courtyard area along Industrial that may include outdoor dining opportunities for restaurants. Policy 2-2.3: Require that the first floor street frontage of structures, including mixed use projects and parking structures located in pedestrian oriented districts, incorporate commercial uses. The proposed project would create a strong street wall presence with commercial spaces at the ground level along Alameda and Industrial and would also include the main residential lobby 1525 E. Industrial Street Arts District 13

accessed directly from Alameda Street. A courtyard area is proposed along Industrial Street located between the commercial spaces and would facilitate resident connectivity from the commercial uses to the residential live-work units and amenity spaces. The project also proposes to develop a 1,512 square feet one-story commercial building on Parcel 2 that is accessed from Mill Street. It is anticipated that the building would include boutique retail or restaurant uses. Objective 3-2: Encourage the continued development and maintenance of the artists-inresidence community in industrial areas of the proposed redevelopment plan areas and of the plan, as appropriate. The project continues the development of the artists-in-residence community in the Arts District with the proposed construction of 360 residential live-work units. Urban Design The project also complies with the Urban Design policies in Chapter 5 of the Community Plan with respect to site planning, height and building design, parking structures, and landscaping. 4. Site Planning i. Locating surface parking to the rear of structures; j. Minimizing the number of widths of driveways providing sole access to the rear of commercial lots; k. Maximizing retail and commercial service uses along frontages of commercial developments; l. Providing front pedestrian entrances for businesses fronting on main commercial streets; m. Providing through arcades from the front of buildings to rear parking for projects within wide frontages; n. Providing landscaping strips between driveways and walkways accessing the rear properties; o. Requiring site plans which include ancillary structures, service areas, pedestrian walkways, vehicular paths, loading areas, drop off and landscaped areas; p. All multi-family residential projects of five or more units shall be designed around a landscaped focal point or courtyard to serve as an amenity for residents The project proposes a 4,338 square foot courtyard on the ground level with direct access from Industrial Street that is surrounded by the Project s proposed commercial uses and residential lobby. The courtyard would include landscaping, hardscape, seating areas, and provide an opportunity for potential outdoor dining if the commercial areas are used for restaurant uses. A tree lined pedestrian paseo is proposed on the east side of the project site that includes a walkway path that connects to a 13,130 square foot pocket park at the rear of the site that would include a walking path, green space, dog walk, gathering areas, and an art workshop area. The 1525 E. Industrial Street Arts District 14

pathway would further connect to Parcel 2 and the proposed commercial building and outdoor dining area. The project would maximum commercial development along street frontages with 10,063 square feet of neighborhood and project-serving commercial uses, including 6,242 square feet of retail/creative office space and 3,821 square feet of restaurant space on the ground level of the structure on Proposed Parcel 1. As noted, in lieu of the eight ground floor live/work units, the Project may include up to 8,140 square feet of ground floor creative office space. In addition, the Project may include up to 18,800 square feet of creative office space in lieu up to 24 of the live/work units above the ground floor. Parcel 2 would be developed with 1,512 square feet of restaurant space with outdoor dining in a one-story, freestanding building. Each commercial space would be accessed directly from Alameda, Industrial and Mills Street by pedestrians. The main residential lobby and lounge would be accessed directly from Alameda Street with a secondary lobby located on Industrial Street. The proposed parking is located within an enclosed parking structures and will not be visible from surrounding streets. 5. Height and Building Design k. Requiring the use of articulations, recesses, surface perforations, and porticoes to break up long, flat building facades; l. Providing accenting, complimentary building materials to building facades; m. Maximizing the applications of architectural features or articulations to building facades; n. Designating architecturally untreated facades for signage; o. Screening of mechanical and electrical equipment from public view; p. Requiring the enclosure of trash areas for all projects; q. Requiring freestanding walls to use articulation, recesses, surface perforations, porticoes to break up long freestanding walls. r. Utilizing of complementary building materials in building facades; s. Integrating building fixtures, awnings, security gates, etc. into the design of a building; t. Screening all rooftop equipment and building appurtenances from adjacent properties. 6. Parking Structures e. Designing parking structure exteriors to match the style, materials and colors of the main building; f. Maximizing commercial uses, if appropriate, on the ground floor; g. Landscaping to screen parking structures not architecturally integrated with the main building; h. Utilizing decorative walls and landscaping to buffer residential uses from parking structures. The architectural exteriors evoke the repurposed industrial concept of the surrounding Arts District s buildings and are designed to complement the refurbished residential lofts architecture 1525 E. Industrial Street Arts District 15

common in the neighborhood. The ground floor is differentiated from the upper residential levels and includes softer and lighter stucco and metal finishes that complement the proposed street level landscaping and draw daylight into the proposed courtyard spaces. The upper residential portions features a darker brick veneer finish with generous aluminum windows and doors that vary in size and proportion to create a sense of playfulness that also complement the ground floor materials and respond to the warehouse loft ethos along Industrial Street. Cut outs for courtyards and upper floor patios create additional sculptural interest in the building and modulate the building mass along the length of the block. The west courtyard is designed to be visible from the busy corner of Alameda and Industrial and creates an invitation to explore the amenities of the project. The internal parking structure is integrated into the building and entirely screened from the surrounding streets by the residential and commercial uses which further enhance the street experience. Trash receptacles would be located within the parking garage and not visible to the public, while rooftop mechanical equipment would be screened from public view. 2. The Zone Change Will Conform to Public Necessity, Convenience and General Welfare of the City of Los Angeles. The proposed Zone Change from M3-1 to LW-1-RIO is in conformance with public necessity, convenience, general welfare and good zoning practices. Good Zoning Practice The proposed Zone Change will facilitate redevelopment of the subject property, permitting construction of a new mixed-use building with a maximum of 360 residential units, and flexible commercial space that may include retail, creative office, and/or restaurant space on Parcel 1, and the construction of 1,512 square feet of commercial space in a one-story, free-standing building on Parcel 2. The proposed project complements and continues the recent development of the immediate neighborhood and the surrounding Arts District with mixed-use buildings and residential and commercial uses. Recent development in the immediate area includes the mixed-use Toy Factory Lofts and Biscuit Loft developments located to the east of the site on Industrial Street, the recently completed 2121 Lofts located at 7 th Place at Santa Fe, the proposed AMP Lofts project at 7 th Street and Santa Fe, and the recently opened Urban Radish market located at 661 Imperial St. (between Jesse and 7th streets). The majority of residential development in the area has occurred through the adaptive reuse of former industrial and warehouse buildings and often lack the onsite amenities common in new development including sufficient parking, open space, courtyards, and landscaping. In contrast to existing buildings converted to residential uses, the proposed project will provide substantial residential and community amenities that include courtyards, opportunities for restaurants with outdoor dining, onsite open space, a publicly accessible pedestrian paseo and pocket park, and ample parking which would alleviate the burden on the City to provide such needed amenities for the growing residential population in the area. 1525 E. Industrial Street Arts District 16

In addition, future residents of the project will have access to ample public transportation options and is located in close proximity to Downtown s employment center. The project site is served by two MTA Rapid Bus Lines, including lines 720 and 760, and five MTA Local Bus Lines, including lines 18, 28, 53, 60 and 62. These lines provide connections to the Downtown subway stations, which include Pershing Square and 7 th Street/Metro Center. Additionally, the Greyhound Bus Terminal is located one block south of the project site on 7 th Street, which provides inter-city bus service to various locations outside of the Los Angeles. Public Necessity According to the adopted City of Los Angeles Housing Element, the City is in need of new dwelling units to serve both the current population and the projected population. In conjunction with housing demand, the cost of housing continues to rise. An objective of the Central City North Community Plan is to provide a diversity of housing opportunities capable of accommodating all persons regardless of income, age or ethnic background. The proposed project will provide the Central City North community with 360 new live/work units. Although pricing has not yet been determined, the project proposes a variety of unit sizes ranging in price in order to create a diverse artist residential community. Additionally, the project will be compatible and complementary with the adjacent Artist-in Residence character of the area. Convenience One of the objectives of the Central City North Community Plan is, to promote an arrangement of land uses, streets, and services which will encourage and contribute to health, safety, welfare and convenience of the people who live and work in the community. Changing the existing zoning to the proposed LW zone is consistent with the objectives of the Community Plan and retains the commercial/industrial zoning of the subject site. The Community Plan encourages new housing in proximity to goods, services, and facilities. The site not only incorporates commercial uses that can serve its residents, as well as live-work units that combine residences with business uses, but is also close to new and proposed commercial establishments providing residents the opportunity to walk to their destinations. Also, by locating residential development close to major transit and the Downtown employment center, and shopping areas, the proposed project will facilitate resident s interaction with the community, bringing more people onto the street, without the need for their cars, and providing more customers for local businesses. It will create a public convenience by reducing reliance on the automobile, alleviating traffic congestion as a result. General Welfare. The Artists-in-Residence District is increasingly characterized by mixed-use residential and commercial developments. The proposed Zone Change will facilitate the transformation of the currently underutilized site into a mixed-use development that contributes to the vibrancy of the surrounding neighborhood. 1525 E. Industrial Street Arts District 17

Site Plan Review Findings 1. That the project is in substantial conformance with the purposes, intent and provisions of the General Plan, applicable community plan, and any applicable specific plan; The subject property is located within the Central City North Community Plan area, which was adopted by the City Council on December 15, 2000 (pursuant to Council File 97-0282). The Community Plan Map designates the subject property for Heavy Manufacturing land uses, which corresponds to the M3 zone. The project seeks a General Plan Amendment to change the land use designation from Heavy Manufacturing to Hybrid Industrial which would correspond to the proposed Live Work (LW) zone. The project site is adjacent to the Artists-in-Residence District ( AIR District ) as identified in the Central City North Community Plan. Established in 2000, the AIR District was originally bounded by 1 st Street to the north, the LA River to the east, 6 th street to the south, and Alameda Street to the west. The Arts District has undergone substantial change over the last few years. There has been a significant amount of residential and commercial development in an area that was predominately characterized by warehouse and industrial uses. The existing Community Plan no longer reflects current development trends or all of the City s current planning goals for the area. The City intends to update the Community Plan, but the update process may not be completed during the current real estate market cycle. To provide for an early start on the Community Plan update process, the City has proposed an interim Live/Work Ordinance that would create new zoning tools that would be available to a limited number of projects totaling 1,500 dwelling units and 600 hotel rooms. These tools, which would include a new Live/Work Zone (LW) zone, would allow for expanded residential live-work uses in the Arts District that are compatible with the existing warehouse and industrial uses and promote good planning. The overall purpose of the City-initiated LW Zone is to implement planning goals and policies that encourage character preservation and the viability of the Arts District industrial ethos. By encouraging the type of development that is envisioned under the proposed Live/Work Ordinance, the LW Zone would facilitate development that would provide benefits for those who live as well as work in the area, including increased pedestrian activity and publicly accessible open space, enhanced urban design standards, live/work space, and artist amenities. Another benefit of the proposed LW Zone is to create development incentives that encourage new economic investment in a manner that complements the existing businesses and industrial uses in this area of the Arts District. The City is proposing that the existing AIR District would be expanded to include the blocks between 6 th Street and those areas just south of East 7 th Place east of Alameda Street (the new LW Zone). Within these new boundaries, the City proposes the addition of this new zone within 1525 E. Industrial Street Arts District 18

the same extent of the existing AIR District. This new LW Zone would correspond to the existing Hybrid Industrial Land Use designation identified on the Community Plan land use map. Along with a new zone, the Live/Work Ordinance proposes a new footnote for the AIR District designating the LW Zone as a corresponding zone to the Hybrid Industrial Land Use and denoting the process associated with proposing live/work units within the LW Zone. Under the proposed new footnote, for those projects proposing new live/work uses, a General Plan Amendment (GPA) to Hybrid Industrial is needed along with a Zone Change to the new LW Zone. The footnote would also state that CM is not a corresponding zone for the LW Zone. Additionally, a new Community Plan Land Use Map footnote is also proposed to the Heavy Industrial Land Use designation that indicates residential, including live/work, is not allowed outside of the LW Zone. The proposed General Plan Amendment from Heavy Manufacturing to Hybrid Industrial would be consistent and compatible with the recent pattern of development and expansion of residential live-work uses in the area and will allow for the proposed new construction of a mixed-use building with amenities on the subject site. New residential live-work uses in the immediate area includes the six-story Toy Factory Lofts development, located 1855 East Industrial Street one block east of the project site, includes 119 residential units with ground floor retail space. Across the street from Toy Factory Lofts is the seven-story Biscuit Company Lofts development which includes 104 residential units and ground floor commercial space currently occupied by Church & State restaurant. The 2121 Lofts located at 2135 7 th Street at Santa Fe is a three-story development with 78 residential units and also includes Bestia restaurant. The AMP Lofts project, located at 7 th and Santa Fe is entitled for 188 residential units and 5,000 square feet of ground floor commercial space. Additional commercial development has also occurred in the southern portion of the AIR District, including the recently opened Urban Radish market, located at 661 Imperial St. (between Jesse and 7th streets) which is the first gourmet food store in the area. The proposed project substantially conforms with the following objective and policies of the Community Plan: Objective 1-1: To provide for the preservation of existing housing and for the development of new housing to meet the diverse economic and physical needs of the existing residents and projected population of the Central City North Plan area to the year 2010. The project proposes to develop a maximum of 360 live-work units with a variety of unit sizes to meet the diverse economic and physical needs and overall demand for the projected increased population in the Central City North Community Plan area. Objective 1-2: To locate new housing in a manner which reduces vehicular trips and makes it accessible to services and facilities. 1525 E. Industrial Street Arts District 19

Residents of the project would have access to a variety of nearby mass transit options which would help reduce vehicular trips and provide access to services and facilities within the adjacent Downtown area and the greater Los Angeles region. The project area is served by a number of bus lines, and is just south of Union Station, a major transit hub for the Los Angeles area. The project site is served by two MTA Rapid Bus Lines, including lines 720 and 760, and five MTA Local Bus Lines, including lines 18, 28, 53, 60 and 62. These lines provide connections to the Downtown subway stations, which include Pershing Square and 7 th Street/Metro Center. The Greyhound Bus Terminal is also located one block south of the project site on 7 th Street, which provides bus service to various locations outside of the Los Angeles area. In addition, the MTA Little Tokyo/Arts District Station is located north of the subject site at the intersection of 1 st and Alameda Streets. Objective 2-1: To conserve and strengthen viable commercial development in the community and to provide additional opportunities for new commercial development and services. Objective 2-2: To attract uses which strengthen the economic base and expand market opportunities for existing and new businesses. The proposed project is a mixed-use development that includes new commercial uses that may include retail, creative office, and/or restaurant space on Parcel 1, and the commercial space in a one-story, free-standing building on Parcel 2. The addition of new commercial uses would complement the recent development trend in the surrounding Arts District which includes a variety of unique restaurants, creative office space, and boutique retail shops and would further strengthen the commercial viability of the neighborhood. Policy 2-2.2: New development needs to add to and enhance the existing pedestrian street activity. The project is designed to enhance the existing pedestrian activity along Alameda Street, Industrial Street, and Mill Street with the addition of new commercial uses which would draw patrons to the site. The Arts District is evolving into a dynamic mixed-use area with numerous restaurants, gallery spaces, breweries, and boutique retail shops. Increasingly, patrons would walk to different venues and uses in the District. Development of the project would further enhance the pedestrian connections in the area and the public realm along Alameda and Industrial Streets and would connect to the mixed-use Toy Factory Lofts and Biscuit Company Lofts residential and commercial developments located one block to the east along Industrial Street. Moreover, the project would include a publicly accessible pedestrian paseo from Industrial Street that connects to a pocket park and the proposed commercial and outdoor dining uses on Mill Street. In addition, the Project provides substantial landscaping, new street trees, and courtyard area along Industrial that may include outdoor dining opportunities for restaurants. 1525 E. Industrial Street Arts District 20

Policy 2-2.3: Require that the first floor street frontage of structures, including mixed use projects and parking structures located in pedestrian oriented districts, incorporate commercial uses. The proposed project would create a strong street wall presence with commercial spaces at the ground level along Alameda and Industrial and would also include the main residential lobby accessed directly from Alameda Street. A courtyard area is proposed along Industrial Street located between the commercial spaces and would facilitate resident connectivity from the commercial uses to the residential live-work units and amenity spaces. The project also proposes to develop a 1,500 square feet one-story commercial building on Parcel 2 that is accessed from Mill Street. It is anticipated that the building would include boutique retail or restaurant uses. Objective 3-2: Encourage the continued development and maintenance of the artists-inresidence community in industrial areas of the proposed redevelopment plan areas and of the plan, as appropriate. The project continues the development of the artists-in-residence community in the Arts District with the proposed construction of 360 residential live-work units. Urban Design The project also complies with the Urban Design policies in Chapter 5 of the Community Plan with respect to site planning, height and building design, parking structures, and landscaping. 7. Site Planning q. Locating surface parking to the rear of structures; r. Minimizing the number of widths of driveways providing sole access to the rear of commercial lots; s. Maximizing retail and commercial service uses along frontages of commercial developments; t. Providing front pedestrian entrances for businesses fronting on main commercial streets; u. Providing through arcades from the front of buildings to rear parking for projects within wide frontages; v. Providing landscaping strips between driveways and walkways accessing the rear properties; w. Requiring site plans which include ancillary structures, service areas, pedestrian walkways, vehicular paths, loading areas, drop off and landscaped areas; x. All multi-family residential projects of five or more units shall be designed around a landscaped focal point or courtyard to serve as an amenity for residents The project proposes a 4,338 square foot courtyard on the ground level with direct access from Industrial Street that is surrounded by the Project s proposed commercial uses and residential 1525 E. Industrial Street Arts District 21

lobby. The courtyard would include landscaping, hardscape, seating areas, and provide an opportunity for potential outdoor dining if the commercial areas are used for restaurant uses. A tree lined pedestrian paseo is proposed on the east side of the project site that includes a walkway path that connects to a 13,130 square foot pocket park at the rear of the site that would include a walking path, green space, dog walk, gathering areas, and an art workshop area. The pathway would further connect to Parcel 2 and the proposed commercial building and outdoor dining area. The project would maximum commercial development along street frontages with 10,063 square feet of neighborhood and project-serving commercial uses, including 6,242 square feet of retail/creative office space and 3,821 square feet of restaurant space on the ground level of the structure on Proposed Parcel 1. As noted, in lieu of the eight ground floor live/work units, the Project may include up to 8,140 square feet of ground floor creative office space. In addition, the Project may include up to 18,800 square feet of creative office space in lieu up to 24 of the live/work units above the ground floor. Parcel 2 would be developed with 1,512 square feet of restaurant space with outdoor dining in a one-story, freestanding building. Each commercial space would be accessed directly from Alameda, Industrial and Mills Street by pedestrians. The main residential lobby and lounge would be accessed directly from Alameda Street with a secondary lobby located on Industrial Street. The proposed parking is located within an enclosed parking structures and will not be visible from surrounding streets. 8. Height and Building Design a. Requiring the use of articulations, recesses, surface perforations, and porticoes to break up long, flat building facades; b. Providing accenting, complimentary building materials to building facades; c. Maximizing the applications of architectural features or articulations to building facades; d. Designating architecturally untreated facades for signage; e. Screening of mechanical and electrical equipment from public view; f. Requiring the enclosure of trash areas for all projects; g. Requiring freestanding walls to use articulation, recesses, surface perforations, porticoes to break up long freestanding walls. h. Utilizing of complementary building materials in building facades; i. Integrating building fixtures, awnings, security gates, etc. into the design of a building; j. Screening all rooftop equipment and building appurtenances from adjacent properties. 9. Parking Structures a. Designing parking structure exteriors to match the style, materials and colors of the main building; b. Maximizing commercial uses, if appropriate, on the ground floor; c. Landscaping to screen parking structures not architecturally integrated with the main building; 1525 E. Industrial Street Arts District 22

d. Utilizing decorative walls and landscaping to buffer residential uses from parking structures. The architectural exteriors evoke the repurposed industrial concept of the surrounding Arts District s buildings and are designed to complement the refurbished residential lofts architecture common in the neighborhood. The ground floor is differentiated from the upper residential levels and includes softer and lighter stucco and metal finishes that complement the proposed street level landscaping and draw daylight into the proposed courtyard spaces. The upper residential portions features a darker brick veneer finish with generous aluminum windows and doors that vary in size and proportion to create a sense of playfulness that also complement the ground floor materials and respond to the warehouse loft ethos along Industrial Street. Cut outs for courtyards and upper floor patios create additional sculptural interest in the building and modulate the building mass along the length of the block. The west courtyard is designed to be visible from the busy corner of Alameda and Industrial and creates an invitation to explore the amenities of the project. The internal parking structure is integrated into the building and entirely screened from the surrounding streets by the residential and commercial uses which further enhance the street experience. Trash receptacles would be located within the parking garage and not visible to the public, while rooftop mechanical equipment would be screened from public view. 2. That the project consists of an arrangement of buildings and structures (including height, bulk and setbacks), off-street parking facilities, loading areas, lighting, landscaping, trash collection, and other such pertinent improvements, that is or will be compatible with existing and future development on adjacent properties and neighboring properties; and The proposed projects consists of an arrangement of buildings and structures (including height, bulk and setbacks), off-street parking facilities, loading areas, lighting, landscaping, trash collection, and other such pertinent improvements, that is or will be compatible with existing and future development on adjacent properties and neighboring properties. Immediately surrounding the project site are industrial and commercial buildings approximately one to six stories above grade. In a few blocks radius of the project site, there is commercial retail, office, restaurant, parking, industrial and residential land uses ranging in height from one to seven stories above grade. The massing and height of the proposed buildings would be compatible with the height of the buildings surrounding the project site. Therefore, the project s scale and massing at seven stories and approximately 81 feet in height would be consistent with the surrounding urban form. A 4,338 square foot courtyard is proposed on the ground level with direct access from Industrial Street that is surrounded by the Project s proposed commercial uses and residential lobby. The courtyard would include landscaping, hardscape, seating areas, and provide an opportunity for potential outdoor dining if the commercial areas are used for restaurant uses. A tree lined pedestrian paseo is proposed on the east side of the Site that includes a walkway path that connects to a 13,130 square foot pocket park at the rear of the Site that would include a walking 1525 E. Industrial Street Arts District 23

path, green space, gathering areas, and an art workshop area. The pathway would connect to Parcel 2 and the proposed commercial building and outdoor dining area. The project would maximum commercial development along street frontages with 10,063 square feet of neighborhood and project-serving commercial uses, including 6,242 square feet of retail/creative office space and 3,821 square feet of restaurant space on the ground level of the structure on Proposed Parcel 1. As noted, in lieu of the eight ground floor live/work units, the Project may include up to 8,140 square feet of ground floor creative office space. In addition, the Project may include up to 18,800 square feet of creative office space in lieu up to 24 of the live/work units above the ground floor. Parcel 2 would be developed with 1,512 square feet of restaurant space with outdoor dining in a one-story, freestanding building. Each commercial space would be accessed directly from Alameda, Industrial and Mills Street by pedestrians. The main residential lobby and lounge would be accessed directly from Alameda Street with a secondary lobby located on Industrial Street. The architectural exteriors evoke the repurposed industrial concept of the surrounding Arts District s buildings and are designed to complement the refurbished residential lofts architecture common in the neighborhood. The ground floor is differentiated from the upper residential floors and includes softer and lighter stucco and metal finishes that complement the proposed street level landscaping and draw daylight into the proposed courtyard spaces. The upper residential portions features a darker brick veneer finish with generous aluminum windows and doors that vary in size and proportion to create a sense of playfulness that also complement the ground floor materials and respond to the warehouse loft ethos along Industrial Street. Cut outs for courtyards and upper floor patios create additional sculptural interest in the building and modulate the building mass along the length of the block. The west courtyard is designed to be visible from the busy corner of Alameda and Industrial and creates an invitation to explore the amenities of the project. The internal parking structure is entirely screened from the surrounding streets by the residential and commercial uses which further enhances the street experience. Trash receptacles would be located within the parking garage and not visible to the public, while rooftop mechanical equipment would be screened from public view. 3. That any residential project provides recreational and service amenities to improve habitability for its residents and minimize impacts on neighboring properties. The proposed project provides recreational and service amenities to improve habitability for its residents and minimize impacts on neighboring properties. The Project would include approximately 41,693 square feet of open space. A 4,338 square foot courtyard is proposed on the ground level with direct access from Industrial Street that is surrounded by the Project s proposed commercial uses and main residential lobby. The courtyard would include landscaping, hardscape, and seating areas. A tree lined pedestrian paseo is proposed on the east side of the Site that includes a walkway path that connects to a 13,130 square foot pocket park at the rear of the Site that would include a walking path, green space, gathering areas, and an art workshop area. The pathway would connect to Parcel 2 and the proposed commercial building and outdoor dining area. Additional open space includes a 5,392 square foot central 1525 E. Industrial Street Arts District 24

courtyard with open meadow and an 8,666 square foot courtyard with pool, spa, seating areas, and landscaping. 5,451 square feet of open space is also proposed on the upper floor terraces. The Project also proposes a flex resident amenity space on ground floor adjacent to the west courtyard. Master Conditional Use Permit Findings 1. That the project will enhance the built environment in the surrounding neighborhood or will perform a function or provide a service that is essential or beneficial to the community, city, or region; The applicant requests a Master Alcohol Conditional Use Permit (CUB) to permit the sale or dispensing of alcoholic beverages for onsite consumption within a maximum of three separate establishments, including two restaurants and within a private amenity area for the project residents located within the mixed-use development. Separate applications for individual premises would be required pursuant to the City s Plan Approval procedures. As the request is for approval of a Master CUB, under which subsequent Plan Approval applications would be made as individual tenants seek approval for a specific premises, many aspects of the proposed uses cannot be described at this time. This includes proposed hours of operation, occupancy loads, entertainment, security measures and numbers of employees. However, all such proposed establishments will be carefully evaluated by the property owner and the City for their impact upon and appropriateness for the character of the surrounding area, as well as impacts upon the safety and security of the area. The proposed sale of alcoholic beverages will enhance the built environment in the surrounding neighborhood with the development of a well-balanced mixed-use project including residential units and ground floor commercial spaces which may be occupied by restaurant uses. The restaurants would be bonafide full service eating establishments and it is anticipated that a full line of alcoholic beverages would be offered which is customary and normal for such establishments. It is anticipated that the restaurants will attract patrons primarily interested in full meal service, with the ability to consume alcoholic beverages in conjunction with those. The project would provide ample onsite parking for the restaurant uses and will be easily accessible for patrons of the restaurants. There will be no signs visible on the outside of the complex indicating the availability of alcoholic beverages. Hours of operation, as approved under subsequent plan approval applications, will be consistent with and appropriate for the urban, cosmopolitan character of the surrounding Arts District area. In addition, restaurants promote pedestrian activity, and the serving of alcoholic beverages is a normal and expected component of most restaurants. The special character of the Arts District vicinity would be enhanced by the addition of the proposed uses in this location. In addition, the applicant proposes to offer a very limited selection of wine and beer for onsite consumption within one of the project amenity spaces for residents of the project only and would 1525 E. Industrial Street Arts District 25

not be open to the public. This amenity would offer an opportunity for residents to socialize and relax within a carefully controlled environment. 2. That the project's location, size, height, operations and other significant features will be compatible with and will not adversely affect or further degrade adjacent properties, the surrounding neighborhood, or the public health, welfare, and safety; and The proposed project s location, size, height, operations and other significant features will be compatible with and will not adversely affect or further degrade adjacent properties, the surrounding neighborhood, or the public health, welfare, and safety. The project proposes the construction of a mixed-use project with live-work units and commercial space that may include retail, creative office, and/or restaurant space on Parcel 1, and the construction of 1,512 square feet of commercial space in a one-story, free-standing building on Parcel 2. The surrounding area has experience a significant growth in mixed-use residential and commercial development south of 6 th Street in recent years which includes a number of restaurants that offer alcohol to patrons for onsite consumption. The six-story Toy Factory Lofts development, located one block east of the project site at 1855 East Industrial Street, includes 119 residential units with ground floor retail space. In 2011, under Case ZA-2011-0519-CUP, the City approved a Master CUB at the Toy Factory Lofts development for a restaurant, gourmet food shop, and a bar/lounge. Across the street from Toy Factory Lofts is the seven-story Biscuit Company Lofts development which includes 104 residential units and ground floor commercial space. In 2006, under Case ZA-2006-4741-CUB, the City approved a CUB for a restaurant, gourmet food shop, and a bar/lounge at the Biscuit Company Lofts. The 2121 Lofts located at 2135 7 th Street at Santa Fe is a three-story development with 78 residential units and also includes Bestia restaurant which was approved under Case ZA-2011-3218-CUB for a full line of alcohol and entertainment. The mixed-use building on Parcel 1 would be seven stories with a maximum height of 81 feet and the free-standing commercial building on Parcel 2 would be a one-story, and 20 feet in height which is consistent with the size and height of the nearby mixed-use developments. The project proposes 521 parking spaces which would exceed code-required parking. The parking structure would be wrapped by the commercial and residential uses and not visible from the surrounding street. Vehicular access for the 1,512 square foot commercial building on Parcel 2 will be provided via a two-way driveway on Mill Street. Three parking spaces are required for the Parcel 2 commercial building and two surface parking spaces would be provided. The addition space would be located within On-street parking in the area is limited and the excess parking will alleviate any demand for on-street parking for residents, guests, and patrons of the commercial spaces. 3. That the project substantially conforms with the purpose, intent and provisions of the General Plan, the applicable community plan, and any applicable specific plan. 1525 E. Industrial Street Arts District 26

The proposed project substantially conforms with the following objective and policies of the Community Plan: Objective 1-1: To provide for the preservation of existing housing and for the development of new housing to meet the diverse economic and physical needs of the existing residents and projected population of the Central City North Plan area to the year 2010. The project proposes to develop a maximum of 360 live-work units with a variety of unit sizes to meet the diverse economic and physical needs and overall demand for the projected increased population in the Central City North Community Plan area. Objective 1-2: To locate new housing in a manner which reduces vehicular trips and makes it accessible to services and facilities. Residents of the project would have access to a variety of nearby mass transit options which would help reduce vehicular trips and provide access to services and facilities within the adjacent Downtown area and the greater Los Angeles region. The project area is served by a number of bus lines, and is just south of Union Station, a major transit hub for the Los Angeles area. The project site is served by two MTA Rapid Bus Lines, including lines 720 and 760, and five MTA Local Bus Lines, including lines 18, 28, 53, 60 and 62. These lines provide connections to the Downtown subway stations, which include Pershing Square and 7 th Street/Metro Center. The Greyhound Bus Terminal is also located one block south of the project site on 7 th Street, which provides bus service to various locations outside of the Los Angeles area. In addition, the MTA Little Tokyo/Arts District Station is located north of the subject site at the intersection of 1 st and Alameda Streets. Objective 2-1: To conserve and strengthen viable commercial development in the community and to provide additional opportunities for new commercial development and services. Objective 2-2: To attract uses which strengthen the economic base and expand market opportunities for existing and new businesses. The proposed project is a mixed-use development that includes new commercial uses that may include retail, creative office, and/or restaurant space on Parcel 1, and the commercial space in a one-story, free-standing building on Parcel 2. The addition of new commercial uses would complement the recent development trend in the surrounding Arts District which includes a variety of unique restaurants, creative office space, and boutique retail shops and would further strengthen the commercial viability of the neighborhood. Policy 2-2.2: New development needs to add to and enhance the existing pedestrian street activity. The project is designed to enhance the existing pedestrian activity along Alameda Street, Industrial Street, and Mill Street with the addition of new commercial uses which would draw 1525 E. Industrial Street Arts District 27

patrons to the site. The Arts District is evolving into a dynamic mixed-use area with numerous restaurants, gallery spaces, breweries, and boutique retail shops. Increasingly, patrons would walk to different venues and uses in the District. Development of the project would further enhance the pedestrian connections in the area and public realm along Alameda and Industrial Streets and would connect to the mixed-use Toy Factory Lofts and Biscuit Company Lofts residential and commercial developments located one block to the east along Industrial Street. Moreover, the project would include substantial landscaping, new street trees, a courtyard area along Industrial that may include outdoor dining opportunities for restaurants, and a pedestrian paseo and pocket park through the project site that connects Industrial Street to Mill Street Policy 2-2.3: Require that the first floor street frontage of structures, including mixed use projects and parking structures located in pedestrian oriented districts, incorporate commercial uses. The proposed project would create a strong street wall presence with commercial spaces at the ground level along Alameda and Industrial and would also include the main residential lobby accessed directly from Alameda Street. Two courtyard areas are proposed along Industrial Street located between the commercial spaces and would facilitate resident connectivity from the commercial uses to the residential units and amenity spaces. The project also proposes to develop a 1,500 square feet one-story commercial building on Parcel 2 that is accessed from Mill Street. It is anticipated that the building would include boutique retail or restaurant uses. Objective 3-2: Encourage the continued development and maintenance of the artists-inresidence community in industrial areas of the proposed redevelopment plan areas and of the plan, as appropriate. The project continues the development of the artists-in-residence community in the Arts District with the proposed construction of 360 live-work units. The General Plan does not specifically designate uses permitted by conditional use. Los Angeles Municipal Code Section 12.24-W,1 permits the requested use within the zones corresponding to the land use designation within the Community Plan. Alcohol service is ancillary and a normal complement to restaurant uses in a mixed-use project. The request is therefore consistent with the adopted plan. 4. That the proposed use will not adversely affect the welfare of the pertinent community; Approval of the requested conditional use at this location will not adversely affect the welfare of the community because as the project proposes restaurant uses that would provide a desired amenity for residents of the project and for the surrounding area. The Arts District is a dynamic mixed-use area that includes well-known restaurants and drinking establishments, such as Wurstkuche, Americano, R23, Church & State, Urth Caffe, Villains Tavern, Poketo, Tony s Saloon, Bestia, Bread Lounge, Civil Coffee, Little Bear, NOLA, Pour Haus Wine Bar, Restaurant 1525 E. Industrial Street Arts District 28

23, Pie Hole, and Zip Fushion Sushi. The proposed restaurant uses would further contribute to the expanded and thriving Arts District restaurant scene and the ancillary sale of alcohol does not represent the introduction of a use uncommon to the area. All proposed operations would be located within the existing building and no alcohol will be consumed outside the designated alcohol service areas. In addition, subsequent Plan Approval application would be required for each establishment and would impose operational conditions such as hours of operation, security, noise, and parking. Moreover, the proposed restaurant uses will positively impact the financial health of the project and improve the economic vitality of the area via increases in taxable revenue and local employment. Therefore, it can be reasonably assured that the welfare of the community not be adversely impacted. 5. That the granting of the application will not result in an undue concentration of premises for the sale or dispensing for consideration of alcoholic beverages, including beer and wine, in the area of the City involved, 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 these establishments within a one thousand foot 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; and The Department of Alcoholic Beverage Control indicates that in Census Tract No. 2060.31, the maximum number of on-site licenses permitted is 2 with 22 existing. There are three establishments selling or dispensing alcoholic beverages for onsite consumption within 600 feet of the project site that include Church & State and the Little Bear restaurants and the Pour Haus Wine Bar located on Industrial Street. There is one establishment selling alcoholic beverages for offsite consumption within 600 feet of the project site which is T.D. Beer/Wine Deli on East 7 th Street. There are four additional restaurants located within 600 to 1,000 feet of the project site that include Chavas Café, French Garden, and Tony s located on East 7 th Street and YXTA Cocina Mexicana located at 601 S. Central Avenue and L.A. s Best Deli & Café at 605 S. Central Avenue which sells beer and wine for offsite consumption. Within Crime Reporting District No. 159, a total of 180 crimes were reported in 2010 compared to the Citywide average of 169 crimes and a Citywide average high crime of 203 (120% of average). Therefore, the project site is not located within a high crime area as defined by the Department of Alcoholic Beverage Control. With respect to the request for authorization to sell/dispense alcoholic beverages for onsite consumption in conjunction with two restaurants and within a resident amenity space, the statistics from the Department of Alcoholic Beverage Control state there is an overconcentration of licenses. However, the number of licenses does not rise to the level of being an undue concentration. This is a condition which similarly exists in many intensely urbanized areas of the City of Los Angeles, and particularly in areas such as Downtown Los Angeles. Because of the residential population densities in the vicinity and proximity to Downtown, there 1525 E. Industrial Street Arts District 29

tends to be a higher concentration of bonafide eating establishments, many of which typically also sell/dispense alcoholic beverages as an important adjunct to the economic viability of their businesses. This additional increase in population from the project will serve to justify an increase in the number of licenses permitted by the Department of Alcoholic Beverage Control. It is not anticipated that the character of the proposed uses would exacerbate existing levels of crime or be a magnet for criminal activity. These uses will be located within an upscale development, and will be composed of bonafide eating places offering full dining menus, and a within a carefully controlled amenity spaces for residents of the projects. The property owner will insure that individual operators of the facilities provide appropriate security measures when applications are made for the specific premises under future plan approval filings. Under those applications, a variety of premises-specific characteristics can be determined, including hours of operation, occupancy loads, entertainment, the precise type of alcoholic beverages permitted, and security measures. As noted, the subject site is located in the vibrant Downtown Arts District which is a dynamic urban mixed-use area with artist residences and work spaces, galleries, restaurants, eclectic retail business, and multi-family residences. It is common in such urban mixed-use locations to have a concentration of establishments that offer alcohol for consumption which local establishments without traveling to other areas of the City. The proposed project would create establishments that would provide residents and visitors with a safe and convenient place to relax and socialize. Together with those adjacent restaurants in the immediate neighborhood, the proposed project would further the viability of the Arts District and as such, a grouping of like establishments is desirable and would add to the public convenience. 6. That the proposed use will not detrimentally affect nearby residentially 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. As has been stated in previous findings, the proposed alcoholic beverage uses will be relatively low key, involving the sale and/or dispensing of alcohol for onsite consumption in conjunction with operation of bonafide full-service restaurants and within a carefully controlled resident amenity space that is not open to the public. The establishments offering alcoholic beverages within a 1000-foot radius of the subject property were discussed in the previous finding. The majority of these uses are restaurants with ancillary alcohol service. With respect to sensitive uses, there is one school located within 1000 feet which is the Metropolitan High School located at 727 Wilson Avenue. There are no hospitals or parks within a 1000-foot radius. There are no residentially zoned areas in the vicinity of the proposed project, as the site is surrounded by industrial zoned properties. Nonetheless, there has been residential 1525 E. Industrial Street Arts District 30

development in the immediate area under adaptive reuse of M3 zoned buildings and the addition of new multiple-family apartments and condominiums within nearby commercial zones. The subject site is located in the vibrant Downtown Arts District which is a mixed-use area with artist residences and work spaces, galleries, restaurants, eclectic retail business, and multifamily residences. It is common for such areas to be comprised of a variety of uses that includes restaurants and other establishments that offer alcohol and which contribute to the vibrant Downtown area and urban lifestyle. The project would enhance the neighborhood by creating new restaurants that would continue the revitalization of the Arts District into a dynamic urban mixed-use area. 1525 E. Industrial Street Arts District 31

Perspective view from corner of Industrial and Alameda looking north 1525 INDUSTRIAL STREET CAMDEN USA, INC. LOS ANGELES CA 90021 Entitlement Set - Sept. 29, 2014 CONTENTS: C Cover & Rendering R-0 Renderings S-0 Aerial, Site Photos & ZIMAS Plan S-1 Lot Line Adjustment Description S-2 Survey A-0.1 Plot Plan Proposed - West A-0.2 Plot Plan Proposed - East A-1.0 Basement Floor Plan A-1.1 Ground Floor Plan A-2.1 Second Floor Plan A-3.1 Third Floor Plan A-4.1 Fourth Floor Plan A-5.1 Fifth Floor Plan A-6.1 Sixth Floor / Roof Plan A-7.1 Seventh Floor / Roof Plan A-8.1 Elevations A-9.1 Sections A-9.2 Sections L-1.0 Landscape Plan, Ground Floor, West L-1.1 Landscape Plan, Podium Level, West L-2.0 Landscape Plan, East EXHIBIT 1 Ground Flr. Street Fronting Height Analysis EXHIBIT 2 Ground Flr. Encouraged Use Plan COVER C 07/22/14 10/01/14 2 3 09/24/13

1. EXAMPLE COURTYARD VIEW 2. OPENINGS ON SOUTHERN BUILDING ELEVATION FACING INDUSTRIAL STREET RENDERINGS R-0 07/22/14 10/01/14 2 3 09/24/13

07/22/14 10/01/14 2 3 09/24/13 MILL STREET INDUSTRIAL STREET 1. VIEW OF CORNER OF ALAMEDA AND INDUSTRIAL ST 2. VIEW OF PARCEL 2 FROM MILL ST 3. VIEW OF SOUTHEAST CORNER OF SITE FROM INDUSTRIAL ST 4. VIEW OF NEIGHBORING BUILDINGS LOOKING WEST ON INDUSTRIAL ST 5. VIEW SOUTHWEST FROM SITE OF NEARBY AMERICAN APPAREL FACTORY 6. AERIAL CONTEXT PLAN PHOTO 6TH STREET SITE 1525 INDUSTRIAL 7TH STREET SOUTH ALAMEDA STREET 7. ZIMAS - SITE CONTEXT SITE CONTEXT S-0

CURRENT LOT LINE SUMMARY EXISTING PARCEL 2 (35,860 SF) 0.823 ACRES EXISTING PARCEL 1 (78,988 SF) 1.813 ACRES TOTAL 114,848 SF* *excluding street easements 1. LOT LINE SUMMARY - EXISTING PROPOSED LOT LINE ADJUSTMENT PROPOSED PARCEL 2 (14,007 SF) 0.322 ACRES* PROPOSED PARCEL 1 (100,845 SF) 2.315 ACRES* TOTAL 114,848 SF* *excluding street easements 2. LOT LINE ADJUSTMENT - PROPOSED LOT LINE ADJUSTMENT S-1 07/22/14 10/01/14 2 3 09/24/13

SURVEY S-2 07/22/14 10/01/14 2 3 09/24/13

PARCEL - WEST SEGMENT ART WORKSHOP AREA PARCEL - EAST SEGMENT 0 16 32 64 PLOT PLAN 1/32 = 1-0 A-0.2 07/22/14 10/01/14 2 3 09/24/13

BASEMENT FLOOR PLAN 0 8 16 32 A-1.0 1/16 = 1-0 07/22/14 10/01/14 2 3 09/24/13

M4 M3 M2 M1 M2 M3 M1 M1 0 8 16 32 1/16 = 1-0 GROUND FLOOR PLAN A-1.1 07/22/14 10/01/14 2 3 09/24/13

B A A B B A UTIL. B B B A S A S TR. A A A A S S A S S A S S A S S A S S A S B A S A A S GYM AMENITY COURTYARD S S S B A B A A COURTYARD B A A A A A TRASH POOL A B A S A A A A A A A A TERRACE A A A SPA B THIRD FLOOR PLAN 0 8 16 32 A-3.1 1/16 = 1-0 07/22/14 10/01/14 2 3 09/24/13 IDF

0 8 16 32 1/16 = 1-0 3 A-8.1 ELEVATIONS 2 10/01/14 07/22/14 09/24/13