City of Culver City, California
Agenda Item Report
RECOMMENDATION:
Staff recommends the City Council adopt the proposed Ordinance (Attachment No.
1), amending the Culver City Zoning Map, as referenced in Title 17, Zoning, of the
Culver City Municipal Code, Section 17.200.015, establishing Planned Development
(PD) Zone No. 10 (Zoning Code Map Amendment, ZCMA-P2012020) and approving
a Comprehensive Plan (CP P-2012018) for a commercial development consisting of
approximately 41,735 square feet of retail and restaurant uses and 38,732 square
feet of office uses located at 8810-8850 Washington Boulevard and 3920 Landmark
Street (the “Project”).
BACKGROUND / DISCUSSION:
At its meeting of October 4, 2012, the Planning Commission unanimously
recommended to the City Council approval of Zoning Code Map Amendment ZCMA-
P2012020, establishing PD Zone No. 10, and Comprehensive Plan CP P-2012018,
to allow development of the proposed Project.
Meeting Date: 12/10/12 Item Number: C-15
CITY COUNCIL AGENDA ITEM: Adoption of an Ordinance Amending the Culver
City Zoning Map, as Referenced in Title 17, Zoning, of the Culver City Municipal
Code, Section 17.200.015, Establishing Planned Development Zone No. 10 Zoning
Code Map Amendment (ZCMA P-2012020) and Approving a Comprehensive Plan
(CP P-2012018) to Allow a Commercial Development Consisting of Approximately
41,735 Square Feet of Retail and Restaurant Uses and 38,732 Square Feet of Office
Uses Located at 8810-8850 Washington Boulevard and 3920 Landmark Street.
Contact Person/Dept.:
Susan Yun,
Thomas Gorham
Phone Number:
310-253-5755
310-253-5727
Fiscal Impact: Yes [X] No [] Fiscal Impact: Yes [X] No []
Public Hearing: [] Action Item: [] Attachments: [X]
Commission Action Required: Yes [X] No [] Date: 10/4/12
Planning Commission
Public Notification: (Email) Meetings and Agendas – City Council (12/07/12)
Department Approval:
Sol Blumenfeld: (11/20/12)
City Attorney Approval:
Carol Schwab (by H. Baker) (12/06/12)
Chief Financial Officer Approval:
Jeff Muir (by M. Noller) (12/06/12)
City Manager Approval:
John M. Nachbar (12/07/12) City of Culver City, California
Agenda Item Report
At the City Council meeting of November 12, 2012, the City Council unanimously
introduced the proposed Ordinance approving Zoning Code Map Amendment
ZCMA-P2012020 and Comprehensive Plan CP P-2012018.
The Ordinance is brought back tonight for adoption by the City Council.
FISCAL IMPACT:
There is no fiscal impact associated with adoption of the ordinance this evening.
ATTACHMENTS:
1. Proposed Ordinance and Exhibit A, Zone Change Map and Exhibit B,
Conditions of Approval.
MOTION:
That the City Council:
Adopt the proposed Ordinance, amending the Culver City Zoning Map, as
referenced in Title 17, Zoning, of the Culver City Municipal Code, Section
17.200.015, establishing Planned Development Zone No. 10 (Zoning Code Map
Amendment, ZCMA-P2012020) and approving a Comprehensive Plan (CP P-
2012018).
MEETING DATE: 12.10.12
AGENDA ITEM: Adoption of an Ordinance Amending the Culver City Zoning
Map, as Referenced in Title 17, Zoning, of the Culver City
Municipal Code, Section 17.200.015, Establishing Planned
Development Zone No. 10 Zoning Code Map Amendment
(ZCMA P-2012020) and Approving a Comprehensive Plan
(CP P-2012018) to Allow a Commercial Development
Consisting of Approximately 41,735 Square Feet of Retail
and Restaurant Uses and 38,732 Square Feet of Office
Uses Located at 8810-8850 Washington Boulevard and
3920 Landmark Street.
ATTACHMENTS
Pages
1. Proposed Ordinance and Exhibit A, Zone Change Map
and Exhibit B, Conditions of Approval 1-34 ATTACHMENT 1
1 ATTACHMENT 1
2 ATTACHMENT 1
3 ATTACHMENT 1
4 ATTACHMENT 1
5 ATTACHMENT 1
6 ATTACHMENT 1
7 ATTACHMENT 1
8 ATTACHMENT 1
9 Or di na nc e No. _ _ _ _ _ _ _ _ _
ATTACHMENT 1
10EXHIBIT B
Ordinance No._______________
Case Nos. ZCMA P-2012020,CP-P2012018 AND MND P-2012019
Page 1 of 24
NO. CONDITIONS OF APPROVAL Agency Source
Compliance
Verification
GENERAL
1. These Conditions of Approval are being
imposed on Platform Planned Development and
Comprehensive Plan, a commercial
development of 41,745 square feet of retail and
restaurant floor area, 38,732 square feet of
office floor area, and two multi-level parking
structures providing a total of 312 parking
spaces (the “Project”), for the property located at
8810 – 8850 Washington Boulevard and 3920
Landmark Street (the “Property”).
All Standard
2. A copy of the Resolution approving the Project,
and a copy of these Conditions of Approval,
shall be printed on the plans submitted as part of
any building permit application for the Project.
Planning Standard
3. All building permit applications for the Project
shall include sufficient information and detail to
clearly reflect compliance with all applicable
requirements of the Culver City Municipal Code
(the “CCMC”) and with these Conditions of
Approval.
Planning Standard
4. The land use permit to which these Conditions
of Approval apply (the “Land Use Permit’) shall
expire four years from the date of final approval
of said Land Use Permit, if the use has not been
exercised. As provided in CCMC Section
15.595.030 –“Time Limits and Extensions”, an
applicant may request an extension of said
expiration date by filing a written request with
the Planning Division prior to the expiration of
the land use permit.
Planning Standard
ATTACHMENT 1
11EXHIBIT B
Ordinance No._______________
Case Nos. ZCMA P-2012020,CP-P2012018 AND MND P-2012019
Page 2 of 24
NO. CONDITIONS OF APPROVAL Agency Source
Compliance
Verification
GENERAL
5. Pursuant to CCMC Section 17.630.010.C.4 –
“Posted Notice”, the public notification sign(s)
installed in accordance with the public
notification requirements for the Land Use
Permit shall be removed within ten days after
the end of the appeal period or the final decision
by the City Council on the Land Use Permit,
whichever occurs last.
Planning Standard
6. The Project shall be developed pursuant to
CCMC Chapter 17.300 – “General Property
Development and Use Standards”.
Planning Standard
7. All planted areas on the Property shall be
landscaped and irrigated pursuant to CCMC
Chapter 17.310 - “Landscaping”.
Planning Standard
8. All parking areas on the Property shall be
developed pursuant to CCMC Chapter 17.320 -
“Off-Street Parking and Loading”.
Planning Standard
9. Signs proposed for the Project shall meet all
applicable requirements of CCMC Chapter
17.330 - “Signs”. All signs require a separate
permit and approval.
Planning Standard
10. All permits and licenses required in connection
with the development or use of the Project shall
be applied for and obtained separately.
All Standard
11. All work within the public right-of-way (including
but not limited to curb, gutter, sidewalk, and
driveways) shall be designed and completed to
the satisfaction of the City Engineer.
Public
Works
Standard
12. Street trees shall be installed, to the satisfaction
of the City Engineer and the Community
Development Director, in conformity with the
City’s approved Street Tree Master Plan and/or
the City’s Transit Oriented Development District
Streetscape Plan adopted for this area including
tree wells and irrigation. All new (and existing)
street trees shall be supplied with irrigation
water from the overall site irrigation system
which shall include a timer and a rain sensor. All
new (and existing) street trees, landscaping, and
irrigation shall be indicated on the overall site
landscaping/ irrigation plan.
Planning/
Public
Works
Standard
ATTACHMENT 1
12EXHIBIT B
Ordinance No._______________
Case Nos. ZCMA P-2012020,CP-P2012018 AND MND P-2012019
Page 3 of 24
NO. CONDITIONS OF APPROVAL Agency Source
Compliance
Verification
GENERAL
13. Drainage devices, concrete curbs and gutters,
sidewalks, drive approaches, and roadway
pavement shall be designed in conformity with
all provisions of the latest edition of the
American Public Works Association Standard
Plans (“APWA Standards”).
Public
Works
Standard
14. At the sole cost and expense of the Property
Owner, any broken or damaged curbs, gutters,
sidewalks, and street pavement resulting from
construction of the Project shall be repaired and
reconstructed in conformity with APWA
Standards.
Public
Works
Standard
15. Trash enclosures shall be provided and shall
each have a minimum inside dimension of 10
feet x 12 feet, a gated opening that is at least 8
feet wide, and a 6 inch high by 6 inch wide
concrete curb along the inside perimeter wall.
Each enclosure shall also have at least a 6 inch
thick concrete slab that drains at a one percent
gradient out of the enclosure. Final approval for
the size, location, and type of equipment needed
for the adequate storage and disposal of all solid
and recyclable waste generated by the Project
shall be obtained from the City’s Environmental
Programs and Operations Manager. A fire
suppression sprinkler system shall be provided
within any covered trash enclosure area as
required by the Fire Marshal. All refuse
containers assigned to or otherwise used by the
Project shall be stored on-site in the trash
enclosures.
Public
Works/
Fire/
Planning
Standard
16. All Project related solid and recyclable waste
material handling shall be in accordance with
CCMC Section 5.01.010 – “Solid Waste
Management”, which outlines the Sanitation
Division’s exclusive franchise for this service.
Public
Works
Standard
17. The Project shall meet all provisions of CCMC
Section 7.05.015 -”Transportation Demand and
Trip Reduction Measures”.
Trans. Standard
ATTACHMENT 1
13EXHIBIT B
Ordinance No._______________
Case Nos. ZCMA P-2012020,CP-P2012018 AND MND P-2012019
Page 4 of 24
NO. CONDITIONS OF APPROVAL Agency Source
Compliance
Verification
GENERAL
18. All buildings and structures to be constructed as
part of the Project shall be designed and
constructed in accordance with all applicable
regulations and standards of the City’s Building
Code, Fire Code and any related codes as
determined by the Building Official and Fire
Marshal; and all other applicable provisions of
the CCMC which are adopted and in effect at
the time of issuance of a building permit.
Building/
Fire
Standard
19. Any new utilities shall be placed underground or
enclosed within the building construction; no
new overhead utilities shall be permitted.
Building/
Planning
Standard
20. The Project shall comply with all applicable
requirement of the Culver City Green Building
Program as set forth in CCMC Section
15.02.1100, et.seq.
Building Standard
21. The Project shall comply with the all applicable
requirements relating to solar photovoltaic
requirements as set forth in CCMC Section
15.02.100, et. seq.
Building Standard
22. Changes to the Project or use approved as part
of the Land Use Permit may only be made in
accordance with the provisions of CCMC
Section 17.595.035 – “Changes to an Approved
Project”.
Planning Standard
ATTACHMENT 1
14EXHIBIT B
Ordinance No._______________
Case Nos. ZCMA P-2012020,CP-P2012018 AND MND P-2012019
Page 5 of 24
NO. CONDITIONS OF APPROVAL Agency Source
Compliance
Verification
PRIOR TO BUILDING PERMIT ISSUANCE
23. A covenant and agreement, on a form provided
by the Planning Division and in form and
substance acceptable to the City Attorney,
acknowledging and agreeing to comply with all
terms and conditions established herein, shall
be signed by the Property Owner and recorded
in the County Recorder’s Office. The covenant
and agreement shall run with the land and shall
be binding on any subsequent owners, and
tenants or occupants of the Property. After
recordation, a certified copy bearing the
Recorder’s number and date shall be provided
to the Planning Division.
Planning/
City
Attorney
Standard
24. The Applicant and Property Owner shall
indemnify and agree to defend (at the
Applicant’s and Property Owner’s sole expense,
with legal counsel approved by the City) and
hold harmless the City, and its elected and
appointed officials, officers, employees, agents,
contractors and consultants from and against
any and all loss, damages, injuries, costs,
expenses, liabilities, claims, demands, lawsuits,
attorneys’ fees and judgments, arising from or in
any manner connected to any third party
challenge to the City's approval of the Project.
The obligations required by this Condition shall
be set forth in a written instrument in form and
substance acceptable to the City Attorney and
signed by the Applicant and the Property Owner.
City
Attorney
Standard
25. A minimum of three sets of final landscaping and
irrigation plans (separate from the plans
submitted for the building permit) shall be
submitted to the Planning Division for review
and approval.
Planning/
Parks &
Rec.
Standard
26. Payment of New Development Impact Fees
pursuant to CCMC Section 15.06.005 et. seq.
shall be submitted.
Planning/
Building
Standard
ATTACHMENT 1
15EXHIBIT B
Ordinance No._______________
Case Nos. ZCMA P-2012020,CP-P2012018 AND MND P-2012019
Page 6 of 24
NO. CONDITIONS OF APPROVAL Agency Source
Compliance
Verification
PRIOR TO BUILDING PERMIT ISSUANCE
27. A Construction Management Plan prepared by
the construction contractor, which identifies the
areas of construction staging, temporary power,
portable toilet, and trash and material storage
locations, shall be submitted to and approved
by the Building Official. Prior to commencement
of work the construction contractor shall advise
the Public Works Inspector and the Building
Inspector (‘Inspectors”) of the construction
schedule and shall meet with the Inspectors.
Building/
Public
Works
Standard
28. A Pedestrian Protection Plan shall be submitted
to and approved by the Building Official. Such
plan shall identify all areas of pedestrian
protection and indicate the method of pedestrian
protection or pedestrian diversion when
required. When pedestrian diversion is required,
the Pedestrian Protection Plan must also be
approved by the Public Works Director.
Building/
Public
Works
Standard
29. Plans submitted as part of the building permit
application shall include a schedule of the
special inspections anticipated, the firm
proposed for the special inspections, and the
resumes of all proposed special inspectors. The
Building Official reserves the right to reject any
special inspector at any time for the duration of
the Project. All special inspection reports shall
be made available to the Building Official and to
any Culver City Building Safety inspector as
required by the Building Official No work shall
be covered without a Culver City Building Safety
inspection, whether or not a special inspection
was performed on such work.
Building Standard
ATTACHMENT 1
16EXHIBIT B
Ordinance No._______________
Case Nos. ZCMA P-2012020,CP-P2012018 AND MND P-2012019
Page 7 of 24
NO. CONDITIONS OF APPROVAL Agency Source
Compliance
Verification
PRIOR TO BUILDING PERMIT ISSUANCE
30. A Construction Traffic Management Plan shall
be prepared by a traffic or civil engineer
registered in the State of California. The
Construction Traffic Management Plan shall be
submitted to the City Engineer and Planning
Manager for review and approval prior to the
issuance of any Project demolition, grading, or
excavation permit. The Construction Traffic
Management Plan shall also be reviewed and
approved by the City’s Fire and Police
Departments. The City Engineer and Planning
Manager reserve the right to reject any engineer
at any time and to require that the Plan be
prepared by a different engineer. The
Construction Traffic Management Plan shall
contain, but not be limited to, the following:
A. The name and telephone number of a
contact person who can be reached 24 hours
a day regarding construction traffic
complaints or emergency situations.
B. An up-to-date list of local police, fire, and
emergency response organizations and
procedures for the continuous coordination of
construction activity, potential delays, and
any alerts related to unanticipated road
conditions or delays, with local police, fire,
and emergency response agencies.
Coordination shall include the assessment of
any alternative access routes that might be
required through the Property, and maps
showing access to and within the Property
and to adjacent properties.
C. Procedures for the training and certification
of the flag persons used in implementation of
the Construction Traffic Management Plan.
D. The location, times, and estimated duration
of any roadway closures, traffic detours, use
of protective devices, warning signs, and
staging or queuing areas.
E. The location and travel routes of off-site
staging and parking locations.
Planning/
Public
Works
Standard
ATTACHMENT 1
17EXHIBIT B
Ordinance No._______________
Case Nos. ZCMA P-2012020,CP-P2012018 AND MND P-2012019
Page 8 of 24
NO. CONDITIONS OF APPROVAL Agency Source
Compliance
Verification
PRIOR TO BUILDING PERMIT ISSUANCE
31. Reasonable efforts shall be used to reuse and
recycle construction and demolition debris, to
use environmentally friendly materials, and to
provide energy efficient buildings, equipment
and systems. A Demolition Debris Recycling
Plan that indicates where select demolition
debris is to be sent shall be provided to the
Building Official prior to the issuance of a
demolition permit. The Plan shall list the
material to be recycled and the name, address,
and phone number of the facility of organization
accepting the materials.
Building Standard
32. A vector/pest control abatement plan prepared
by a pest control specialist licensed or certified
by the State of California shall be submitted for
review and approval by the Planning Manager
and the Building Official. Said plan shall outline
all steps to be taken prior to the commencement
of any demolition or construction activity in order
to ensure that any and all pests (including, but
not limited to, rodents, bees, ants and
mosquitoes) that may populate the Property do
not relocate to or impact adjoining properties.
Building/
Planning
Standard
33. Prior to issuance of a building permit, notice of
the Project construction schedule shall be
provided to all abutting property owners and
occupants. Evidence of such notification shall
be provided to the Building Division. The notice
shall identify the commencement date and
proposed timing for all construction phases
(demolition, grading, excavation/shoring,
foundation, rough frame, plumbing, roofing,
mechanical and electrical, and exterior finish).
Building Standard
ATTACHMENT 1
18EXHIBIT B
Ordinance No._______________
Case Nos. ZCMA P-2012020,CP-P2012018 AND MND P-2012019
Page 9 of 24
NO. CONDITIONS OF APPROVAL Agency Source
Compliance
Verification
PRIOR TO BUILDING PERMIT ISSUANCE
34. A Phase 1 Archaeological/Paleontological
Survey shall be completed and submitted to the
Planning Division and Building Safety Division
for review. If the Phase 1
Archaeological/Paleontological Survey indicates
the presence of archaeological and/or
paleontological resources, then an
archaeological and/or paleontological
professional(s), approved by the City, shall
monitor all phases of the excavation for the
project site. In the event that the Phase 1
Archaeological/Paleontological Survey
determines that no such resources exist but
undetected fossil resources and/or human
remains, or other archaeological/paleontological
resources are encountered during construction
activities, work in that area must be halted, and
both the City of Culver City and the coroner must
be notified. Work will be halted in that area of the
detected resource until the City of Culver City’s
archaeologist and paleontologist have been
contacted to evaluate the resources and
permission to commence work in that area has
been given by the City of Culver City.
Planning/
Building
Mitigation
Measure
35. An asbestos and lead survey shall be submitted
to the Planning Division and Building Safety
Division for review. The survey shall indicate the
requirements on remediating the site and
precautions taken during demolition and
transport of hazardous materials according to
the state regulations and Asbestos Hazard
Emergency Response Act (AHERA).
Planning/
Building
Mitigation
Measure
ATTACHMENT 1
19EXHIBIT B
Ordinance No._______________
Case Nos. ZCMA P-2012020,CP-P2012018 AND MND P-2012019
Page 10 of 24
NO. CONDITIONS OF APPROVAL Agency Source
Compliance
Verification
PRIOR TO BUILDING PERMIT ISSUANCE
36. A covenant and agreement on a form provided
by the Planning Division and in form and
substance acceptable to the City Attorney,
agreeing to hold lot numbers 1, 2, and 3 of
Record of Survey 81-95 as one parcel and lot
numbers 14 and portion of 13 of Record of
Survey 81-95 as one parcel, shall be signed by
the Property Owner and recorded in the County
Recorder’s office. After recordation, a certified
copy bearing the Recorder’s number and date
shall be provided to the Planning Division.
Planning/
Public
Works
Special
37. A covenant and agreement (reciprocal access
agreement) on a form provided by the Planning
Division and in form and substance acceptable
to the City Attorney, agreeing to tie all on-site
parking required for the project on both sites
making said parking available to all users of the
project shall be signed by the Property Owner
and recorded in the County Recorder’s office.
The covenant and agreement shall run with the
land and shall be binding on any subsequent
owners, and tenants or occupants of the
Property. After recordation, a certified copy
bearing the Recorder’s number and date shall
be provided to the Planning Division.
Planning Special
38. The off-site improvement plans shall
demonstrate streetscape improvements in
accordance with the City’s Transit Oriented
Development District Streetscape Plan including
but not limited to street trees and other
landscaping, concrete sidewalks, and street
furniture (benches, trash receptacles, and
bicycle racks.) These streetscape improvements
shall be installed along the project’s Washington
Boulevard and Landmark Street frontage as
determined by the Community Development
Director and Public Works Director.
Planning/
Public
Works
Special
ATTACHMENT 1
20EXHIBIT B
Ordinance No._______________
Case Nos. ZCMA P-2012020,CP-P2012018 AND MND P-2012019
Page 11 of 24
NO. CONDITIONS OF APPROVAL Agency Source
Compliance
Verification
PRIOR TO BUILDING PERMIT ISSUANCE
39. This project is subject to the National Pollution
Discharge Elimination System (N.P.D.E.S.)
requirements for a Standard Urban Stormwater
Mitigation Plan (SUSMP). The SUSMP shall be
approved prior to the issuance of the building
permit.
Public
Works
Special
40. A Storm Water Pollution Prevention Plan
(SWPPP) shall be approved prior to the
issuance of any construction permits.
Public
Works
Special
41. This project is subject to the City’s Sewer
Facility Charge. This charge shall be paid prior
to the issuance of building permits or any
construction permits issued by the Engineering
Division.
Public
Works
Special
DURING CONSTRUCTION
42. During all phases of construction, a
“Construction Rules Sign” that includes contact
names and telephone numbers of the Applicant,
Property Owner, construction contractor(s), and
the City, shall be posted on the Property in a
location that is visible to the public. These
names and telephone numbers shall also be
made available to adjacent property owners and
occupants to the satisfaction of the Planning
Manager and Building Official.
Building/
Planning
Standard
43. The Property shall be maintained daily so that it
is free of trash and litter.
Building Standard
44. During construction, dust shall be controlled by
regular watering or other methods as
determined by the Building inspector.
Building Standard
45. The Building Division may apply administrative
assessments and/ or post general stop work
notices for any violations of the Conditions of
Approval for the Project, and any violations of
the CCMC.
Building Standard
ATTACHMENT 1
21EXHIBIT B
Ordinance No._______________
Case Nos. ZCMA P-2012020,CP-P2012018 AND MND P-2012019
Page 12 of 24
NO. CONDITIONS OF APPROVAL Agency Source
Compliance
Verification
DURING CONSTRUCTION
46. During all phases of construction, best efforts
shall be used to ensure that all construction
workers, contractors and others involved with
the Project park on the Property or at designated
offsite locations approved by the City, and not in
the surrounding neighborhood.
Building Standard
47. When foundation shoring and/or foundation piles
will be part of the Project, the engineer of record
shall use noise dampening measures such as
the drilling of shoring supports and piles as
determined by the Building Official and Planning
Manager.
Building/
Planning
Standard
48. Prior to the commencement of any excavation, a
temporary construction fence shall be installed
around the site. The height and fence material
is subject to approval by the City Engineer and
the Planning Manager.
Building/
Planning/
Public
Works
Standard
49. Hours of construction shall be limited to the
following: 8:00 AM to 8:00 PM Monday through
Friday; 9:00 AM to 7:00 PM Saturday; and 10:00
AM to 7:00 PM Sunday and National holidays.
Dirt hauling and construction material deliveries
or removal are prohibited during the morning
(7:00 AM to 9:00 AM) and afternoon (4:00 PM to
6:00 PM) peak traffic periods. All construction
workers shall be respectful of the surrounding
neighborhood and keep non-construction related
noise to a minimum prior to, during, and after
permissible construction hours.
Building/
Public
Works
Standard
50. All staging and storage of construction
equipment and materials, including the
construction dumpster, shall be on-site only.
The Property Owner must obtain written
permission from adjacent property owners for
any construction staging occurring on adjacent
property.
Building/
Public
Works
Standard
ATTACHMENT 1
22EXHIBIT B
Ordinance No._______________
Case Nos. ZCMA P-2012020,CP-P2012018 AND MND P-2012019
Page 13 of 24
NO. CONDITIONS OF APPROVAL Agency Source
Compliance
Verification
DURING CONSTRUCTION
51. Compliance with the following noise standards
shall be required with at all times:
A. No construction equipment shall be
operated without an exhaust muffler, and
all such equipment shall have mufflers
and sound control devices (i.e., intake
silencers and noise shrouds) that are no
less effective than those provided on
the original equipment;
B. All construction equipment shall be
properly maintained to minimize noise
emissions;
C. If any construction vehicles are serviced
at a location onsite, the vehicle(s) shall be
setback from any street and other
property lines so as to maintain the
greatest distance from the public right-of-
way and from Noise Sensitive Receptors;
D. Noise impacts from stationary sources
(i.e., mechanical equipment, ventilators,
and air conditioning units) shall be
minimized by proper selection of
equipment and the installation of
acoustical shielding as approved by the
Planning Manager and the Building
Official in order to comply with the City’s
Noise Regulations and Standards as set
forth in CCMC Chapter 9.07; and
E. Stationary source equipment (i.e.,
compressors) shall be located so as to
maintain the greatest distance from the
public right-of-way and from Noise
Sensitive Receptors.
Building/
Planning
Standard
ATTACHMENT 1
23EXHIBIT B
Ordinance No._______________
Case Nos. ZCMA P-2012020,CP-P2012018 AND MND P-2012019
Page 14 of 24
NO. CONDITIONS OF APPROVAL Agency Source
Compliance
Verification
DURING CONSTRUCTION
52. In the event three citations are issued in
connection with the Project for violations of
these Conditions of Approval or for other
violations of the CCMC, Project construction
shall be stopped until such time that it is
determined to the satisfaction of the Community
Development Director, that causes of such
violations have been eliminated or corrected and
that the Project will be able to proceed in full
compliance with these Conditions of Approval
and the CCMC.
Building/
Planning
Standard
53. Flag persons with certified training shall be
provided for work site traffic control to minimize
impacts to traffic flow and to ensure the safe
movement of vehicles into and out of the
Property.
Building/
Public
Works
Standard
54. During construction, trucks and other vehicles in
loading and unloading queues must be parked
with their engines off to reduce vehicle
emissions. Construction deliveries shall be
phased and scheduled to avoid emissions peaks
as determined by the Building Official and
discontinued during second-stage smog alerts.
Building Standard
55. Construction vehicles shall not be permitted to
stage or queue where they would interfere with
vehicular and pedestrian traffic or block access
to adjacent properties. Off-site staging shall be
at locations approved by the City Engineer and
shall be of sufficient length to accommodate
large trucks without being unduly disruptive to
traffic operations. The drivers of these trucks
shall be in radio or phone communication with
on-site personnel who shall advise the drivers
when to proceed from the staging location to the
Property. Construction-related vehicles shall not
be permitted to park on public streets.
Building/
Public
Works
Standard
ATTACHMENT 1
24EXHIBIT B
Ordinance No._______________
Case Nos. ZCMA P-2012020,CP-P2012018 AND MND P-2012019
Page 15 of 24
NO. CONDITIONS OF APPROVAL Agency Source
Compliance
Verification
PRIOR TO CERTIFICATE OF OCCUPANCY OR FINAL INSPECTION
56. All provisions, and requirements set forth in
these Conditions of Approval, in the Resolution
approving the project, in the CCMC, or in any
applicable written comments as provided by City
representatives at the March 15, 2012 Project
Review Committee meeting (or from updates
from the City thereafter) on the Land Use Permit
application, shall be fulfilled and satisfied to the
satisfaction of all City departments before the
use may be established or the Project occupied.
All Standard
57. All requirements of the City’s Art in Public
Places Program, as set forth in CCMC Section
15.06.100, et. seq., shall be fully satisfied prior
to the issuance of a certificate of occupancy;
provided that if such requirements will be
satisfied by the payment of the public art in-lieu
fee, the same shall be paid prior to the issuance
of a building permit.
Cultural
Affairs
Standard
58. All onsite and offsite improvements and all
conditions of approval except those which are
deferred pursuant to a bond or letter of credit as
determined and approved by the Building
Official, Fire Marshal, Planning Manager, and/or
City Engineer shall be completed prior to
issuance of any certificate of occupancy. Prior
to issuance of any certificate of occupancy the
following shall be provided to and approved by
the City:
A. Five full sets of as-built plans that shall
include at a minimum the site plan,
grading and utility plan, landscape and
irrigation plan, floor plan for each level of
the Project, parking structure plan, roof
plan with all mechanical equipment
identified as to purpose and source and
all offsite improvements; and
B. One set of as-built plans as described
above in a digital format compatible with
the City’s computer system.
All Standard
ATTACHMENT 1
25EXHIBIT B
Ordinance No._______________
Case Nos. ZCMA P-2012020,CP-P2012018 AND MND P-2012019
Page 16 of 24
NO. CONDITIONS OF APPROVAL Agency Source
Compliance
Verification
PRIOR TO CERTIFICATE OF OCCUPANCY OR FINAL INSPECTION
59. Washington Boulevard, along the project’s
frontage, shall be widened to a 40 foot half
street. The widening shall also include a new 10
foot sidewalk that will extend from the new curb
face to the existing southerly 50 foot right-of-way
line. The new easterly curb along Washington
Boulevard shall join the existing curb through a
smooth transitional reverse curve. The new
street section of Washington Boulevard shall be
a minimum of 6-inches of asphalt paving over
10-inches of crushed aggregate base (CAB).
This work shall be designed and installed to the
satisfaction of the City Engineer.
Public
Works
Special
60. New parking stalls and standard or kiosk type
parking meters shall be installed on Washington
Boulevard as determined by the City Engineer.
If standard meters are selected, they shall be of
the type that allows the use of credit cards as
manufactured by the IPS Group. If a kiosk
meter is selected, it shall be of the type as
manufactured by Duncan Solutions with each
stall being uniquely numbered.
Public
Works
Special
61. A bus stop and related appurtenances shall be
installed along the project’s Washington
Boulevard frontage. The bus shelter shall
conform to the City’s Transportation Department
standards. This work shall be designed and
installed to the satisfaction of the City Engineer.
Public
Works
Special
62. A bike lane shall be installed along the project’s
Washington Boulevard frontage. The required
striping and signage shall be reflected in the
signing and striping plan as part of the project’s
street improvement plans.
Public
Works
Special
63. The existing curb returns at both corners of
Washington Boulevard and Landmark Street
shall be reconstructed with a 25-foot radius and
new curb ramps. Adequate street easements
shall be dedicated for the corner cut-off at each
corner and any additional right-of-way necessary
for the construction of the new curb returns.
Public
Works
Special
ATTACHMENT 1
26EXHIBIT B
Ordinance No._______________
Case Nos. ZCMA P-2012020,CP-P2012018 AND MND P-2012019
Page 17 of 24
NO. CONDITIONS OF APPROVAL Agency Source
Compliance
Verification
PRIOR TO CERTIFICATE OF OCCUPANCY OR FINAL INSPECTION
64. The existing traffic signal poles at both corners
of Washington Boulevard and Landmark Street
shall be relocated to an approved location based
on the reconstructed curb returns. A new
pedestrian crosswalk shall be installed across
Washington Boulevard at the easterly return,
which shall include a new or reconstructed curb
ramp on the north side of Washington
Boulevard. New LED countdown pedestrian
heads shall be installed on the two traffic signals
controlling this new crosswalk. ADA compliant
“Bulldog” type pedestrian push buttons and
audible signal devices shall be installed on the
four traffic signal poles that control all pedestrian
crosswalks at this intersection. A westbound left-
turn signal on Washington Boulevard shall also
be required at this intersection. Any other
ancillary work as determined by the City
Engineer required to accomplish the above
described work, including but not limited to
installation of new mast arms, signal poles,
street lights, and modifications to the service
and controller cabinets shall be included. Any
new signal poles shall be designed for 100 mph
winds per CALTRANS standards. This work
shall be shown on a traffic signal plan and a
signing and striping plan, prepared by a civil or
traffic engineer registered in the State of
California, and shall be submitted to the
Engineering Division for review, approval, and
permitting. Separate traffic signal timing charts
shall be submitted for review.
Public
Works
Special
65. A five foot sidewalk shall be provided adjacent to
the curb on Landmark Street. All street lights,
street trees, fire hydrants, etc. shall be relocated
to behind the sidewalk. A street easement shall
be dedicated for the sidewalk and a public utility
easement shall be dedicated at each location
where a public facility will be located. The new
sidewalk will require the reconstruction of the
existing drive approaches that will still be used.
Public
Works
Special
ATTACHMENT 1
27EXHIBIT B
Ordinance No._______________
Case Nos. ZCMA P-2012020,CP-P2012018 AND MND P-2012019
Page 18 of 24
NO. CONDITIONS OF APPROVAL Agency Source
Compliance
Verification
PRIOR TO CERTIFICATE OF OCCUPANCY OR FINAL INSPECTION
66. The full width of Landmark Street shall be
repaved from Washington Boulevard to the
southeasterly project boundary. The repaving
shall consist of a two-inch grind and inlay of
Rubberized Asphalt Concrete (RAC). All striping,
parking tees and markers removed by said
repaving shall be replaced with thermoplastic
paint. The applicant has requested that a
portion of Landmark Street, as it approaches
Washington Boulevard, be reconstructed in
concrete. If this option is selected, the concrete
shall be a minimum of 8 inches thick and shall
be placed on a 6 inch layer of compacted CAB.
Public
Works
Special
67. All drive approaches that will no longer be used
shall be removed and reconstructed with curb,
gutter, and sidewalk.
Public
Works
Special
68. Existing parking meters located along the
project’s frontage with Landmark Street shall be
relocated due to the closure of any driveways.
New parking meters may be required as
determined by the City Engineer. Existing
parking meter heads shall be replaced and the
new parking meter heads shall both be of the
type that allows the use of credit cards as
manufactured by the IPS Group and approved
by the City Engineer.
Public
Works
Special
69. All drive approaches shall be at least as wide as
the drive aisle and not more than one foot wider
on each side.
Public
Works
Special
70. All existing and proposed drive approaches shall
have a minimum 3 foot ADA concrete landing at
the top of the approach.
Public
Works
Special
71. All concrete used in the public right-of-way shall
have a minimum strength of 3250 psi.
Public
Works
Special
72. The existing street light system along the
project's frontage with Washington Boulevard
and Landmark Street shall be converted to low
voltage induction type lighting. New street light
conduit, wiring, pull boxes, light fixtures, and
ballast shall be required.
Public
Works
Special
ATTACHMENT 1
28EXHIBIT B
Ordinance No._______________
Case Nos. ZCMA P-2012020,CP-P2012018 AND MND P-2012019
Page 19 of 24
NO. CONDITIONS OF APPROVAL Agency Source
Compliance
Verification
PRIOR TO CERTIFICATE OF OCCUPANCY OR FINAL INSPECTION
73. Street trees, tree wells, tree grates, ground
cover planting, and irrigation shall be installed
within the project's frontage along Washington
Boulevard and Landmark Street in accordance
with the City’s Transit Oriented Development
District Streetscape Plan. A separate landscape
and irrigation plan shall be submitted to the
Engineering Division for review, approval, and
permitting. Irrigation within the public right-of-
way shall be connected to the private on-site
irrigation system.
Planning/
Public
Works
Special
74. Secure bicycle parking shall be provided to
accommodate twenty-two (22) bicycles. The
bicycle parking shall be provided to
accommodate seven (7) long-term and at least
fifteen (15) short-term parking positions. The
long-term spaces shall be provide in individual
bike lockers or bike racks in a secure locking
fenced enclosure on the ground floor of the
project’s parking structure on the main
development parcel. The short-term spaces
shall be provided on both of the development
sites and on the adjacent public sidewalk right-
of-way, using eight (8) City approved “Inverted -
U” Bicycle Racks. Exact location of the Bicycle
Racks and in the public right-of-way shall be
approved by the City Engineer.
Public
Works
Special
75. All existing sewer laterals that have been
abandoned or will be abandoned due to the
project design and are located within the project
boundary shall be capped at the property line.
Public
Works
Special
ATTACHMENT 1
29EXHIBIT B
Ordinance No._______________
Case Nos. ZCMA P-2012020,CP-P2012018 AND MND P-2012019
Page 20 of 24
NO. CONDITIONS OF APPROVAL Agency Source
Compliance
Verification
PRIOR TO CERTIFICATE OF OCCUPANCY OR FINAL INSPECTION
76. The Project shall contribute $50,000 towards a
study and implementation of a shuttle system
connecting the residential and commercial areas
in Downtown Culver City and Hayden Tract
areas to and from the Culver City Exposition
Light Rail Transit (LRT) Station. This shuttle
system will include shuttle buses with stops
along Washington Boulevard. The schedules for
these shuttles should be developed such that
coordinated transfers to and from the LRT
station at Culver City are achieved. These
shuttles would operate at enhanced frequencies
during the peak commuter time periods and
provide fast, convenient, and efficient
connections to the Metro Exposition LRT line.
In the event that the proposed shuttle program
has not progressed sufficiently to warrant study
funding, the $50,000 contribution mentioned
above shall be used as the project’s fair share
towards the design and implementation of
Adaptive Traffic Control Systems (ATCS) at the
intersection of Washington Boulevard/National
Boulevard. This includes provision of ATCS-
associated control PC hardware/software, if
required.
Public
Works
Mitigation
Measure
77. A westbound left-turn signal at the intersection of
Washington Boulevard and Landmark Street
shall be designed and constructed by the
Applicant to the satisfaction of the Public Works
Director. The Applicant shall be responsible for
all costs associated with the modification of the
traffic signal.
Public
Works
Mitigation
Measure
78. A valet parking plan outlining the parking
management of the valet parking in Building D
shall be submitted to the Planning Division for
review and approval by the Planning Manager
and the City Traffic Engineer.
Planning Special
ATTACHMENT 1
30EXHIBIT B
Ordinance No._______________
Case Nos. ZCMA P-2012020,CP-P2012018 AND MND P-2012019
Page 21 of 24
NO. CONDITIONS OF APPROVAL Agency Source
Compliance
Verification
ON-GOING
79. The use and development of the Property shall
be in substantial conformance with the plans
and materials submitted with the application for
the Land Use Permit as reviewed by the
Planning Commission at its meeting on October
4, 2012 and the City Council at its meeting on
November 12, 2012, excepted as modified by
these Conditions of Approval.
Planning Standard
80. Pursuant to CCMC Section 17.650.020 -
“Inspection”, the Property Owner and Applicant
shall allow authorized City officials, or their
designees, access to the Property where there
is reasonable cause to believe the Property is
not in compliance with these Conditions of
Approval or other requirements of the CCMC.
All Standard
81. The use and development of the Property shall
comply with these Conditions of Approval and all
applicable local, special district or authority,
county, state and federal statutes, codes,
standards, and regulations including, but not
limited to, Building Division, Fire Department,
Planning Division and Public Works Department
requirements, and shall comply with all
applicable CCMC requirements and all
comments made during the City’s building
permit plan check review process. Failure to
comply with said Conditions, statutes, codes,
standards, and regulations may result in
reconstruction work, demolition, stop work
orders, withholding of certificate of occupancy,
revocation of land use permit approval and/or
any other lawful action the City might deem
reasonable and appropriate to bring about
compliance.
All Standard
82. All graffiti shall be removed from the Property
within 48 hours of its application.
Building/
Planning/
Public
Works
Standard
ATTACHMENT 1
31EXHIBIT B
Ordinance No._______________
Case Nos. ZCMA P-2012020,CP-P2012018 AND MND P-2012019
Page 22 of 24
NO. CONDITIONS OF APPROVAL Agency Source
Compliance
Verification
ON-GOING
83. The Property Owner shall maintain all street
trees along the property frontage at his/her sole
cost and expense.
Public
Works
Standard
84. All mitigation measures set forth in any
environmental document relating to the Project
(including any reports of the type contemplated
by the California Environmental Quality Act)
shall be completed as specified therein.
Planning Standard
85. The Director, or his or her designee, shall
conduct follow-up inspections on the design,
operation and maintenance of the Project after
full operation of the Project has commenced, as
set forth in this Condition. A report on the
Project traffic mitigations, on-site circulation,
parking, project design, maintenance and
operation shall be reviewed by the Planning
Commission six months after occupancy of the
Project. In the event the Project is not in full
compliance with the approved Project plans,
Project conditions of approval and approved
Comprehensive Plan, the matter shall be set for
public hearing pursuant to CCMC Chapter
17.660 – Revocations and Modifications.
Planning Special
86. Changes or alterations to this Comprehensive
Plan shall not be considered minor (and
therefore shall not be subject to administrative
approval pursuant to CCMC Section
17.560.025) if they will:
a) Alter the exterior appearance of the project;
b) Alter the materials being used on the exterior
of the project (unless the new materials are of
equal or better quality and are so similar in
appearance to the materials on the approved
materials board that the difference would not be
noticed by a reasonably observant person); or
c) Alter the floor plans in any material way, or
increase the size of any one or more of the
following areas: retail, restaurant, outdoor
dining, and/or office.
Planning Special
ATTACHMENT 1
32EXHIBIT B
Ordinance No._______________
Case Nos. ZCMA P-2012020,CP-P2012018 AND MND P-2012019
Page 23 of 24
NO. CONDITIONS OF APPROVAL Agency Source
Compliance
Verification
ON-GOING
87. The applicant shall be responsible for installing
“way finding signs” for the TOD District as
provided in the Washington National
Streetscape Plan as determined by the Director.
Planning Special
88. The total floor area of retail and restaurant
(including bars and nightclubs) uses shall not
exceed 41,745 square feet. Restaurants
(including bars and nightclubs) shall not exceed
35% of the overall retail/restaurant floor area.
Planning Special
89. The courtyard trees shall be a minimum 72 inch
box size at installation and the exact location
and final species selection shall be subject to
review and approval by the City’s Landscape
Architect.
Planning Special
ATTACHMENT 1
33EXHIBIT B
Ordinance No._______________
Case Nos. ZCMA P-2012020,CP-P2012018 AND MND P-2012019
Page 24 of 24
NO. CONDITIONS OF APPROVAL Agency Source
Compliance
Verification
ON-GOING
90. Inspections of the on-site parking and valet
parking operations shall be conducted by the
Planning Manager and the City’s Traffic
Engineer at 6-month, 12-month, and 24-month
periods after full operation of the Project.
Thereafter, follow-up inspections shall be
conducted on a case by case basis as
determined necessary by the City. If it is
determined (i) that the number of on-site parking
spaces is not sufficient to satisfy demand, or (ii)
that the valet parking operations are not
adequately serving the Project, or (iii) that the
Project’s parking facilities or operations are in
any other way not fully and adequately serving
the customers, patrons, employees, suppliers
and contractors of the Project, then additional
methods to provide fully adequate on-site
parking shall be devised, such additional
requirements shall be set forth in a revised valet
parking plan acceptable to the City, and said
plan shall be promptly and fully implemented. If
fully adequate parking cannot be provided by the
above methods, the demand for parking at the
Project shall be reduced in a manner acceptable
to the City (by, for example, reducing the
amount of outdoor dining area), until the parking
that can be provided will be adequate for the
reduced demand.
Planning Special
ATTACHMENT 1
34