City of Culver City, California
Redevelopment Agency Agenda Item Report
RECOMMENDATION:
Staff recommends the Culver City Redevelopment Agency (Agency) approve the
Amended Design For Development (DFD), and determine that project proposed by
the Culver Studios is consistent with the Redevelopment Plan.
BACKGROUND:
The Agency adopted a DFD which was last amended in 1994, for the area of and
around the Culver Studios. Since that year, much has occurred to render the
existing DFD outdated or obsolete. For example, the 1994 edition preceded, but
anticipated, the development of what is known in the DFD as the East Parcel,
(generally the block bounded by Ince Boulevard, Washington Boulevard, Higuera
Street and Lindblade Avenue.) Most of the planned developments on this parcel
and all of the required off-site improvements are complete. Other changes that have
occurred in the intervening years have included the merging and amending of the
redevelopment plan and the revisions to the City’s zoning code. Recently, the
owners of the Culver Studios applied to the City to amend the Comprehensive Plan
that determines future development on their site. The Culver Studios site is a part of
the DFD, and is referred to as the West Parcel in the DFD. In order for there to be
consistency between the respective City and Agency approved documents, which
regulate development on the Culver Studios site, the Agency is asked to consider an
amendment to the DFD to incorporate the Amendment to the Comprehensive Plan,
which the City Council will be considering on the same night as the Agency. The
Meeting Date: 8/21/06 Item Number: J-1
AGENDA ITEM:
Joint City Council/Redevelopment Agency Consideration to Approve The Culver
Studios Comprehensive Plan Amendment No. 5, Amend the Design For
Development for the Culver Studios Area, and Determine that the Project is
Consistent with the Redevelopment Plan for Component Area No. 3 of the Culver
City Redevelopment Project.
Contact Person/Dept.: John Fisanotti Phone Number: (310) 253-5767
Fiscal Impact: Yes [] No [X] General Fund: Yes [] No [X]
Public Hearing: [] Action Item: [X] Consent Item: [] Attachments: [X]
Public Notification:
Notice of this item was included with the notice provided for the concomitant City Council
item. Master Notification List (08/16/06).
Department Approval:
Susan Evans 08/10/06
Exec. Director Approval:
Jerry Fulwood 08/16/06
City Controller Approval:
Marlee Chang 08/16/06City of Culver City, California
Redevelopment Agency Agenda Item Report
amended DFD also updates outmoded, obsolete passages, and reflects the fact
much of the anticipated construction in the 1994 edition has been completed.
DISCUSSION:
If approved by the Agency, the Amended DFD accomplishes the following:
1. Incorporate Comprehensive Plan Amendment No. 5 into the DFD to make the
DFD consistent with the anticipated City approvals for the site. The major
changes allowed in Comprehensive Plan Amendment No. 5 are:
a. Construction of a 49,500 gross square foot, four-story (56 foot high)
office building within approximately the same footprint of Building J,
which has been demolished;
b. Amending the required ratio of parking spaces to office space to match
the ratio used citywide for office uses;
c. Construction of a 200 space parking structure where an existing 60
space surface lot and Building R are now located.
A more detailed description of the changes planned under Comprehensive
Plan Amendment No. 5, and background material may be found in the City
Council agenda packet with the City Council staff report
2. Reflects that much of construction on the east parcel of the DFD site is
complete, and with it, many of the conditions of approval listed in the DFD are
also completed and no longer need to be specified.
3. Re-formats the DFD to more clearly indicate which development criteria apply
to each area of the DFD. Over time, the different parcels covered by this one
DFD, were developed separately. This meant that each of the three main
areas in the DFD, (which are identified in the DFD as the West Parcel, the
East parcel and the North Parcel) had different criteria approved by the City
and the Agency. Faced with this complexity, staff felt it was best to re-format
the DFD to clearly divide it into sections so applicable criteria for each of the
three main areas are grouped by location.
4. Updated obsolete requirements and references. For example, the merger
and amendment of the redevelopment project into one project in 1998,
rendered references to the old, Washington Culver Redevelopment Project
No. 3 obsolete. Also, all references to sections of the Zoning Code have
been changed to comply with the new numbering system that was a part of
the Zoning Code revisions, recently adopted by the City.
A copy of the Amended DFD is included in the Agenda packet as Attachment No. 1.City of Culver City, California
Redevelopment Agency Agenda Item Report
FISCAL ANALYSIS:
There is no fiscal impact to adopting an Amended DFD.
ATTACHMENTS:
1. Amended Design For Development For The Culver Studios Area, 9336, 9050
and 9000 Washington Boulevard
MOTION:
That the Redevelopment Agency:
1. Approve and adopt the Amended Design For Development For The Culver
Studios Area, 9336, 9050 and 9000 Washington Boulevard; and,
2. Determine that the project proposed by the Culver Studios is consistent with
the Redevelopment Plan for Culver City Redevelopment Project, Component
Area No. 3.
MEETING DATE: 08/21/06
AGENDA ITEM: Joint City Council/Redevelopment Agency Consideration to
Approve The Culver Studios Comprehensive Plan Amendment No. 5, Amend
the Design For Development for the Culver Studios Area, and Determine that
the Project is Consistent with the Redevelopment Plan for Component Area No.
3 of the Culver City Redevelopment Project.
ATTACHMENTS
Pages
1. Amended Design For Development 1-64AMENDED
DESIGN FOR DEVELOPMENT
For
The Culver Studios Area
9000, 9050 and 9336 Washington Boulevard
Culver City Redevelopment Project, Component Area No. 3
Adopted August 21, 2006
by the
Culver City Redevelopment Agency
/AMENDED
DESIGN FOR DEVELOPMENT
For
The Culver Studios Area
9000, 9050 and 9336 Washington Boulevard
Culver City Redevelopment Project, Component Area No. 3
I. PURPOSE AND INTENT
The Culver City Redevelopment Agency (Agency) has the authority to direct
and guide the use and development of property within adopted project
areas. Pursuant to Section 422 of the Redevelopment Plan for the Culver
City Redevelopment Project, Component Area No. 3, the Agency wishes
to amend established design standards for a particular area within
Component Area No. 3.
The Agency wishes to amend a specific Design for Development (DFD) to
direct the use and redevelopment of a particular site in order to insure
that the health, safety and welfare of the residents and business
community are not adversely affected. This DFD addresses three specific
development parcels (collectively the "Site").
The purpose of this DFD is to provide a guide to the potential
redevelopment of the Site by describing the type of development which is
acceptable to the Agency considering the known site and planning
constraints of the area, based on the Environmental Impact Report
prepared for the Project Area and certified in 1975, (the E1R) augmented
by various supplemental El Rs prepared, certified, and focused on specific
development locations and/or issues (the SEIRs) within the Project Area,
including, but not limited to the Certified Final Program Subsequent
Environmental Impact Report, dated November 16, 1998. The Agency will
endeavor to insure that this DFD continues to be a relevant and useful
document. The DFD is subject to revision by appropriate future
amendments formally approved by the Agency.
This document supplements, augments, enhances and focuses the
various goals, policies and objectives of the various planning and
redevelopment documents affecting this Site. However, the standards
1established herein are not inclusive of all applicable City procedures,
provisions, regulations and requirements which will apply to development
of the Site.
This Amended DFD revises and updates the prior version of the DFD,
which was last adopted by the Agency on June 20, 1994. This amended
DFD: a) incorporates a revised Comprehensive Plan for the area
described below as the West Parcel; b) updates obsolete references, and
c) updates references to requirements that have since been completed in
the intervening years since the DFD was last adopted.
II. SITE DESCRIPTION
The Site, known as The Culver Studios Area, consists of approximately
21 acres, is addressed as 9000 Block and 9336 Washington Boulevard,
and is bounded by Washington Boulevard and the expanded Town Plaza
on the north, Higuera Street on the east, Lindblade Street on the south,
Ince Boulevard on the east, private residentially-developed properties on
the south and west, a short portion of Van Buren Place on the west, and
commercial structures on the northwest.
The Site is illustrated on the map attached hereto as Attachment "A".
The Site consists of
West Parcel:
Lots 1, 2, 3, 4, 5 and 6 of Tract 2530 (MB 35-10) and Lots 182 through
190 of Nolan Park Tract (MB 32-45), and commonly referred to as 9336
Washington Boulevard;
East Parcel:
Lots A, B and C of Tract 4419 (MB 48-1) except the most northerly 7,900
square feet of Lot A, and commonly referred to as 9050 Washington
Boulevard;
North Parcel:
The most northerly 7,900 square feet of Lot A of Tract 4419 (MB 48-1),
and commonly referred to as 9000 Washington Boulevard.
The zoning of the East and West Parcels is Studio (S). The zoning of the
North Parcel is Commercial General(CG).
The City's General Plan, as amended in 1994, designates the East and
West Parcels as Studio, and the North Parcel as General Corridor.
2Ill. REDEVELOPMENT PLAN DESIGNATION
The Redevelopment Plan designates the East and West Parcels as Studio
and the North Parcel as General Corridor.
Additionally, the Redevelopment Plan includes the following provisions
regarding non-conforming uses:
"(S 410) Nonconforming Uses
The Agency is authorized to permit an existing use to remain in an
existing building in good condition, which use does not conform to the
provisions of this Plan, provided that such use is generally compatible
with the developments and uses in the Project area. The owner of such a
property must be willing to enter into a participation agreement and agree
to the imposition of such reasonable restrictions as are necessary to
protect the development and use of the Project area.
The Agency may authorize additions, alterations, repairs or other
improvements in the Project area for uses which do not conform to the
provisions of this Plan where such improvements are within a portion of
the Project where, in the determination of the Agency, such
improvements would be compatible with surrounding and Project uses
and development."
IV. USES PERMITTED
The West and East Parcels shall continue to be used as a motion, picture
(including television and video) studio including studio-related offices
pursuant to Section 410 of the Redevelopment Plan for Component Area
No. 3 and shall be redeveloped in accordance with this Design for
Development and applicable zoning standards.
The North Parcel shall be used and maintained as set forth in Section.V 4
North Parcel Standards.
3V. REDEVELOPMENT STANDARDS
1. GENERAL REDEVELOPMENT STANDARDS WHICH APPLY TO ALL
PARCELS (I.E. NORTH, EAST AND WEST) OF THE SITE:
A. City Zoning. Architectural And Other Requirements
The City of Culver City has adopted zoning, architectural building code,
fire code and other requirements relating to the development of land
within its jurisdiction. These requirements shall be adhered to in the
planning and implementation of all developments. The requirements
contained in this Design for Development shall be construed as being
in addition to City requirements and, in the case of conflict, the more
stringent shall prevail.
B. Plans
The redevelopment of the Site shall be carried out according to plans
and drawings approved by the Agency and City. Such plans and
drawings shall conform to the requirements for submittal of plans
for a Site Plan Review to the City according to Section 17.540 of
the Culver City Municipal Code (CCMC). Such plans shall include,
but not be limited to, a plot plan, parking plan and landscaping plan
for the entire Site and floor plans and four-sided elevations for all
proposed improvements.
C. Building and Parking Area Setbacks
Architectural projections such as cornices, canopies, eaves, balconies
and similar architectural features not providing additional floor space
within the building may encroach into the setback area a maximum of
three feet (3') or twenty-five percent (25%) of the required setback,
whichever is greater; provided that in no case shall such encroachment
exceed fifteen feet (15'). Walkways and drives may exist within the
front setback area where necessary for access and where approved by
the City/Agency.
C. Traffic Mitigation Measures
Redevelopment pursuant to this DFD is anticipated to result in
additional traffic utilizing local streets in the immediate area as well as
adjacent arterial streets. Specific traffic mitigation measures will be
4imposed on the Site during review of the plans submitted by the
property owner. Those traffic mitigation measures may include, but not
be limited to:
1. Imposition of a Transportation System Management (TSM)
plan similar to that imposed on other large land uses by the
Agency, to achieve an overall goal 1.3 Site occupants per
vehicle (excluding production vehicles) parked on or in
conjunction with the Site.
2. Payment to the City of the New Development Impact Fund
Fee pursuant to Chapter 33 H of the Municipal Code, and
City Council Resolution No. 83-R115.
3. Street widening or dedication or improvements along streets
adjacent to any portion of the Site that may be reasonably
required by the City Engineer and consistent with the plans
submitted.
4. Access through Lots 182-190 of the West Parcel, to Van
Buren Place shall be limited to emergency access and
subject to the approval of the City Planner, City Engineer
and Fire Chief.
D. Parking Requirements
Required off-street parking may be located on Site or off Site. If located
off Site, required parking shall be located within 750 feet (walking
distance) of the Site.
E. Architectural Design
1. General Parameters
The development shall be designed, constructed and
maintained in a manner consistent with plans approved by
the Agency and City encompassing the following.
2. Building Exteriors
a) All buildings on the Site shall be generally consistent in
quality and appearance and consistent with the visual
character of the surrounding area.
b) Shall not produce excessive reflective glare from the
5sun which would adversely affect the comfort or safety
of pedestrians or drivers.
F. Lighting and Visibility
1. Adequate lighting shall be provided at the base of the
buildings and adjacent to ince Boulevard to preserve the
amenity and safety of those spaces for night-time pedestrian
use, and to reduce dangerous places of concealment and
areas of deep shadow.
2. Luminaires for display, spot, and flood lighting of facades,
display cases, or landscaping must not be visible from
streets and other public spaces nor neighboring structures.
3. Light from display, spot, flood, or other lighting shall not be
allowed to spill or reflect on to adjacent properties and/or
create excessive glare or light trespass onto public rights-of-
way or neighboring properties.
G. Building Siting and Window Placement
New or relocated buildings shall be sited to minimize shade,
shadow, light and/or glare impacts on the nearby residential
properties. Building windows similarly shall be so located to
minimize to the maximum extent possible any visual intrusion into
adjoining residential areas.
H. Signs
Notwithstanding the CCMC Section 17.330, "Signs" the only
signing permitted within the development shall be as specifically
permitted by the Agency, taking into consideration the unique
architectural style and use of the Parcel upon which the sign is to
be located. Signage shall comply with Culver City Resolution Na.
94-R055.
I. Refuse
Detailed plans for refuse containers/enclosures shall be included
for any/all new buildings or offices. Plans shall be developed in
coordination with the City Sanitation Manager.
6J. Security Fencing
Security fencing on the perimeters of the Site shall be consistent in
design, material, finish and color with adjacent buildings on the
Site. Such perimeter fencing shall not consist of chain link fencing
or include barbed wire or razor ribbon. All such fencing shall be
subject to approval of the Agency.
K. Fire Safety
Access shall be provided for Fire Department emergency vehicles
and equipment to all structures subject to the approval of the Fire
Marshall. Automatic sprinkler, alarm, smoke detector and/or other
systems may be required. Modification to water supply systems
serving the Parcel may be required for new developments or
rehabilitation projects in order to ensure sufficient water supply for
appropriate fire protection as determined by the Fire Marshall.
. L. Minimum Building Maintenance Requirements
1. This section sets forth the minimum building maintenance
requirements as the City Building Official determines necessary.
All roofs shall be periodically inspected and re-roofed or
repaired as necessary to maintain weather protection and
appearance.
2. All building exteriors shall be inspected and rehabilitated as
necessary. This shall include repair of stucco, brick or concrete
facings,- replacement of wood exteriors unless such wood
facings are appropriate to the scale of the building and are in
reasonable repair, replacement of all sash and glazing where
appearance or water tightness is questionable, and painting.
M. Equipment Screening
All equipment shall be screened in compliance with CCMC
Section 17,300.035.
72. WEST PARCEL (9336 WASHINGTON BOULEVARD) STANDARDS
A. Site Uses
Redevelopment of the West Parcel shall conform to
Comprehensive Plan, CP No, 87-01, as modified by Amendment
No, 5 (Amendment No. 5) approved by the City Council and
Agency on August 21, 2006 (CP/M P2006068) and is attached
hereto as Attachment "B".
The basic type of development for the West Parcel shall be a
rehabilitation of existing motion picture and video studios, with
supporting offices, sets, props, and lighting storage and distribution
facilities to effect a full operating status of all such facilities.
Buildings C, D, and E (Mansion) as identified in Amendment No. 5,
and the lawn area between the Mansion and the expansion of
Town Plaza shall be rehabilitated as necessary and maintained
according to the provisions of this DFD.
B. Building and Parking Area Setbacks
Building and parking area setbacks shall be consistent with
Amendment No. 5. No parking shall be allowed within the required
front setback areas nor within the existing area between Building E
facing the expanded Town Plaza, except on the existing driveway
areas.
C. Parking Requirements
Office: 2.86 spaces per 1 1 000 s.f. of Gross Floor Area
Production Stage: 2.46 spaces per 1,000 s.f. of Gross Floor Area
Plus up to 100 additional parking spaces shall be provided upon a
finding by the City that a parking deficiency exists whidh is causing
significant adverse impacts on traffic flow and safety in the
neighborhoods immediately adjacent to the Site.
Live Audience: 1 space per 2.5 audience seats
Support Facilities*: 0.52 space per 1,000 s.f. of Gross Leasable
Floor Area (GLFA) defined as 85% of gross building area or per
detailed floor plans whichever yields the greater GLFA*consisting of set/furniture storage/construction, dressing, editing,
commissary & security facilities.
D. Building Height
The height of all existing or new buildings or structures on the West
Parcel shall not exceed the height allowed in Amendment No, 5 or as
permitted by Title 17, Article 2 of the CCMC, or the Redevelopment
Plan.
F. Landscaping
Landscaping shall be in accordance with Amendment No. 5.
G. Preservation of Building Exteriors
No modifications shall be made to the exterior elevations of
Buildings C, D and E except for maintenance and repair. Buildings
C, D, and E shall be rehabilitated as necessary and maintained
according to the standards set forth herein, and shall not be
demolished.
3. EAST PARCEL (9050 WASHINGTON BOULEVARD) STANDARDS
A. Site Uses
Redevelopment of the East Parcel shall conform to Comprehensive
Plan, CP No, 87-01 as modified by Amendment No. 3 approved by
the City Council (via Resolution No. 94-R055) and Agency on June
20, 1994.
B. Building and Parking Area Setbacks
Building and parking area setbacks shall be consistent with
Amendment No. 3,
C. Parking Requirements
The Site shall be developed with off street parking spaces as follows:
Office
Up to 30,000 s.f. of Gross Floor Area 3.8 spaces per 1,000 s.f. of
Gross Floor Area|10 10|/0Over 30,000 s.f. of Gross Floor Area
3.4 spaces per 1,000 s.f. of
Gross Floor Area
Production Stage
2.46 spaces per 1,000 s.f.
of Gross Floor Area
Plus up to 100 additional parking spaces shall be provided upon a
finding by the City that a parking deficiency exists which is causing
significant adverse impacts on traffic flow and safety in the
neighborhoods immediately adjacent to the site.
Live Audience
1 space per 2.5 audience
seats
Support Facilities * 0.52 space per 1,000 s.f.
of Gross Leasable Floor Area
(GLFA) defined as 85% of
gross building area or per
detailed floor plans, whichever
yields the greater GLFA.
* consisting of set/furniture storage/construction, dressing, editing,
commissary & security facilities.
D. Building Height
The height of all existing or new buildings or structures on the East
Parcel shall not exceed the height allowed in Amendment No. 3 or as
permitted by Title 17, Article 2 of the CCMC, or the Redevelopment
Plan.
E. Landscaping
Landscaping shall be in accordance with Amendment No. 3.
4. NORTH PARCEL (9000 WASHINGTON BOULEVARD) STANDARDS
A. Site Uses
Redevelopment of the North Parcel shall conform to the
requirements of the CCMC Zoning Code (Title 17) as modified by
this Section V 4 et.seq. Unlike the East and West Parcels of the
Site, there is no applicable Comprehensive Plan controlling the use
and development of the North Parcel.
10
//B. Plans.
The redevelopment of the North Parcel shall be carried out
according to plans and drawings approved by the Agency and City.
Such plans and drawings shall conform to the requirements for
submittal of plans for a Site Plan Review to the City according to
Section 17,540 of the City's Municipal Code. Such plans shall
include, but not be limited to, a plot plan, parking plan, drainage
plans, landscaping plans, floor plans and four-sided elevations for
all proposed improvements.
C. Building and Parking Area Standards
Rehabilitation of existing buildings (excluding demolition of entire
buildings) may occur with the continuance of existing setbacks
providing such rehabilitation occurs pursuant to Section 17.540 of
the City's Municipal Code. All new construction shall meet
applicable zoning code setback requirements
Walkways and drives may exist within the front setback areas
where necessary for access and where approved by the
City/Agency. No surface parking shall be allowed within the
required front setback areas.
D. Parking Requirements
Parking for new construction and existing buildings shall meet the
applicable City Municipal Code requirements in all respects
notwithstanding any nonconforming status of existing buildings.
On-street curb-side parking may be prohibited at the discretion of
the City Engineer.
E. Building Height
No new building or structure shall exceed forty-three (43) feet
excluding mechanical and equipment penthouse. Building height
shall be determined as measured per Title 17 (Zoning Code) of the
CCMC.
F. Maximum Site Coverage
All new construction shall confirm to the following restrictions on
maximum site coverage and minimum site open space. For the
purposes of this restriction, open space means landscaped areas,
pedestrian areas, surface parking, or other areas not covered by a
building.
11Development Height Maximum
(Height of Highest Buildin_g) Site Coverage
1 Story 75%
2 Story j 65%
Minimum
Site Coverage
25%
35%
3 Story
50% 50%
F. Landscaping
The North Parcel shall be landscaped and irrigated in accordance
with landscape plans approved by the City and the Agency,
9pursuant to Chapter 17.310 (Landscaping) of the CCMC.
Landscape improvements shall be installed as part of the new
construction or rehabilitation plans. Such landscaped areas shall
be maintained thereafter in a sightly and well kept condition.
All open areas not required to be paved for vehicular or pedestrian
access shall be landscaped. To the extent possible landscaped
berms shall be utilized to shield parking areas from the street.
Landscaping shall be installed prior to the final building inspection
by the City.
VI, RESPONSIBILITY FOR SECURING PERMITS AND PAYING
APPLICABLE FEES
Nothing contained in this Design for Development or in subsequent
agreements shall be construed in any way to exempt the Developer (or his
assignee, buyer, transferee, conveyee, or lessee) from securing all permits
and paying all fees required of developers of private property within the City
of Culver City.
12
/3Attachment A
Design for Development
The Culver Studios Area: 9000, 9050, and 9336 Washington Boulevard
West ParcelATTACHMENT "B"Table of Contents
Project Description
Project Summary - p.3
Site
Aerial Map of Area Affected - p.4
Existing Conditions Site Plan - p.5
Proposed Master Plan Site Plan - p.6
Existing Domestic Water Plan - p.7
Existing Electrical/Communication Plan - p.8
Existing Natural Gas Plan - p.9
Existing Stormwater/Sewer Plan - p.10
Proposed Fire Access Plan - p.11
Buildings
Design Concept - p.12
Photo Simulations (5 views) - pp.13-17
Elevation along Ince - p.18
Building J - Drawings
North Elevation - p.19
West Elevation - p.20
South Elevation - p.21
Ground Floor Plan - p.22
Typical Floor Plan - p.23
Roof Plan - p.24
Elevation along Van Buren (parking structure) - p.25-26
Elevation perpendicular to Van Buren - p.27
Parking
Parking Requirements Chart - p.28
Parking Supply - p.29
Parking Drawings
Parking Site Plan - p.30
Proposed Surface Parking Bldg. J - p.31
Proposed Structure Layout - pp. 33-34
Parking Structure Lighting - pp.35-36
Trash Yard Detail - p.37
Landscaping & Planting p.38
Parking Structure Landscaping - p.39
Public Art - p.40
Building Signage (view of Studio Lot interior) - p.41
Shade and Shadow Study - pp.42-50
Documents under separate cover
Traffic Study: Prepared by Kaku Associates
Historic Survey: Prepared by Historic Resources Group
Site Survey
Gate #4 Policies Documentation
City of Culver City Forms
Comprehensive Plan Amendment Application
The Culver Studios Title Report
Art in Public Places Form
Stormwater Planning Program Form
First Notification Affidavit
I Culver Studios Comprehensive Plan #5
Contents
05.5049.000 Master Man
Gensler JR.s, 2ood Page 2LANDSCAPE
Existing
- Mansion Area
- Bulgalow Area
- Stages
TOTAL
Proposed
- Mansion Area
- Bulgalow Area
- Stages
TOTAL
31,000 sf
9,400 sf
1,400 sf
41,800 sf
31,000 sf
9,200 sf
1,500 sf
41,700 sf
Conceptual Project Description
As a continuously working movie and television production studio, The Culver Studios has long been an eco-
nomic and community icon in Culver City. In order to build on this history and maintain its economic viability in
light of an evolving production industry, The Culver Studios intends to amend the S-1 zone Comprehensive Plan
to allow for additional production office space and upgraded facilities on the main Culver Studios lot.
The enclosed drawings and exhibits illustrate a Master Plan that necessitates an amendment to the existing
Comprehensive Plan for the Culver Studios lot.
The Master Plan will include:
- Demolition and rebuilding of existing Building J to provide approximately 49,500 SF of production office space
in a four-story building on the existing Building J footprint
- Demolition of Building R
- Reconfiguration and re-striping of parking layouts in front of Building J and in the bungalow area
- Construction of a new 200 car parking structure in the bungalow area
- Landscaping around the new parking structure
- Relocation of the emergency entrance to the Studio Lot on Van Buren Ave.
In addition, The Culver Studios will upgrade the Comprehensive Plan to update parking requirements to reflect
the Citywide parking requirements adopted by the City Council in Fall 2005.
It should be noted that this Comprehensive Plan Ammendment #5 affects only the property currently owned and
operated as a part of The Culver Studios main lot as identified on the following aerial photograph.
Area Summary of Proposed Master Plan
BUILDINGS
Existing
Office 70,618 sf
Support 86,049 sf
Stage 155,480 sf
TOTAL 312,147 sf
Proposed
Office 117,872 sf
Support 74,197 sf
Stage 155,480 sf
TOTAL 347,549 sf
Culver Studios Comprehensive Plan #5 Project Summary
Gensler June 13, 20061 Page 3
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il
Sa.5
Culver Studios Comprehensive Plan #5
Existing Utilities - Electrical/Communications
05.5049.00G Illathr Plan
Gensler frpr 15. 20061 Page 8v•al 121.1/1EN PLACE
Culver Studios XFSTING Utilities
Culver Studios Comprehensive Plan #5
Existing Utilities - Natural Gas
05.5049.000 Al -after Plan
Gensler jr... a 20061 Page 9VAX .111H.IPLACE
Culver Studios Comprehensive Plan #5
05.5049.000 _tarter Plan
Existing Utilities - Stormwater & Sewers
Gensier JArne 15. 20061 Page 10
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[Silver Studias PIPE TRUCK ACCESS PLAN
Fire System Assessment and Upgrade Plan
As a part of this Comprehensive Plan, The Culver Studios will implement a plan to assess and
upgrade the fire safety system on the Studio Lot. The plan will be implemented in coordination
with the City of Culver City Fire Department.
I Culver Studios Comprehensive Plan #5
Proposed Fire Access Plan
05.5049_000 Master Plan
Gensler _ince /5.20561 Page 11Arg
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Design Concept
NEW BUILDINGS WITHIN A HISTORIC DISTRICT
The design of the Master Plan and new construction has been developed within the guidelines
identified by the Secretary of the Interior related to new construction within a historic district.
Specifically, this includes:
- Building within the footprint of the existing Building J
- Maintaining massing and scale that is proportionate to the existing working buildings on
the Studio Lot
- Utilizing concrete construction, which is a common material for construction on the
Studio Lot
- Utilizing color tones that are compatible with the existing colors of the adjacent working
buildings on the Studio Lot
- Maintaining the majority of the buildings that contribute to the historic district,
specifically those desinated by the City of Culver City as landmark or significant
In addition, as clearly identified by the Secretary of the Interior, new buildings within a historic
district should be easily differentiated from historically significant buildings. New construction
should also be developed such that it is able be removed from the site in the future without
impairing the essential features of the district Building J and the parking structure have been
designed to adhere to those concepts.
Building J's interior lot-facing facade builds on the design vocabulary of adjacent Stage 2,3,4 incorporating exte-
rior circulation and covered breezeways. These exterior circulation corridors that are also balconies for the offices
allow the offices to visually connect with the studio as a whole. The differentiated pattern of the perforated metal
guard-rail acts as a veil to the glass office fronts, creating an active interplay of shade, shadow and movement
throughout the day.
The Culver Studios parking structure is a simple, utilitarian precast concrete structure designed in the character of
the lot's utilitarian working buildings. Special attention has been paid to the design of the top deck and lighting plan
in order to minimize light spills into the surrounding neighborhood. All floors of the parking deck have a 6-foot high
parapet designed to prevent any light spills either from deck lighting or auto head-fights. Special deck lighting has
been selected and sited in order to avoid any light spill over this parapet height, while still providing the security
necessary in a parking facility.
The south- and west-facing facades of the structure are equipped with a green-screen type trellis system on which
fast-growing plants will grow, creating a backdrop of greenery where the view had once been of a bare stage
facade. Bushes will be planted between the property line on VanBuren and the parking structure and lanscaping
along the Van Buren exterior wall will be replaced, enhancing the view from the residential neighborhood.
BUILDING DESIGN
The new Building J and parking structure are designed to fit within the character of the exisitng
Studio Lot as well as the surrounding neighborhood. Understanding the studio's historic char-
acter, the new structures utilize a design vocabulary that integrates existing elements from both
the Studio Lot and the neighboring buildings in an engaging, contemporary architectural design.
Building J develops the historically based design vocabulary. This includes: simple block mass-
ing consistent with the historic working (stage and support) buildings; no building setbacks along
Ince; concrete construction; painted concrete finishes; and exterior circulation paths on the
interior facing facade (breezeways).
In order to use this vocabulary while also fitting in with the existing neighborhood and creating
effective work space, Building J has two distinct facades: a public, ince-facing facade and an
internal lot-facing facade. Building J's Ince-facing facade relates to the existing neighborhood
buildings, specifically in relation to the facade segmentation, materials, pattern, and color. The
three facade elements —Base, Midsection and Roof- divide the building mass into a human
scale, create visual interest and relate to surrounding buildings. The Base responds to the pe-
destrian scale of the street, and also responds to the smaller windows of the colonnade on the
opposite side of Ince (Eric Moss-designed building). The Midsection relates to the height of the
neighboring two and three story buildings including the studio stages and working buildings. The
darker toned Roof section gives the appearance of a hovering attic floor, and visually serves as
a top that minimizes the appearance of height and mass. The Ince facade's materials and colors
also draw from the neighborhood precedent. Three muted sand-yellow tones of painted con-
crete, pick-up the facade colors already being used on the Studio Lot and surrounding buildings.
I Culver Studios Comprehensive Plan #5
05.5049.000 blaster Man
Gensler June T5,20061 Page 129s5t12.11-0 -- ;
[ Culver Studios Comprehensive Plan #5
05 .5049.000 :Vaster War.
Photo Simulation B Building J
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055049.000 AlufrrPlan
Elevation Along Ince
Gensler Jane 15, 2006! Page 13
I Culver Studios Comprehensive Plan #5
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015049.000 _Master Plan
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I Culver Studios Comprehensive Plan #5
05.5049SO Marter Platt
Building J South Elevation
Gensfer 15. 20061 Page 211a/
DATA
ins 111 I
76 SF,
EXEC. E3E aPEX
1140 1
634 51
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PANTRY LaoBY
I 130
500 S.F.
I 100 I
705 SF.
114 I
73 SF.
[115
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113 151
-
156 SF. 90 Fl. 605 S.F.
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Culver Studios Comprehensive Plan #5
Building J Typical Floor Plan
05.5049.000 ilela.rter Plan
Gens:er 20061 Page 23
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Culver Studios Comprehensive Plan #5
Building 3 Roof Plan
05.5049 000 Master Plan
Gensler Alm 75, 20061
Page 2411111111111111111111
4002 4004 4008 4064 4070 4076 4082 4088 THE CULVER STUDIOS LOT
EXISTING WALL
NEW PARKING STRUCTURE IN
PRECAST CONCRETE WITH GREEN SCREEN PARAPET HEIGHT •
F HEIGHT
I
PARAPET HEIGHT|109| 11
ROOF HEIGHT
I Culver Studios Comprehensive Plan #5
Elevation Along Van Buren
05.5049.000 Masier Nam Gensier jr... 15, 20061 Page 25
VAN BUREN PLACEEXISTING WALL
NEW PARKING STRUCTURE IN
PRECAST CONCRETE WITH GREEN SCREEN
Elevation Along Van Buren
I Culver Studios Comprehensive Plan #5
055049.900 Maurer Plan Gensler pm. 15. MO] Page 26NEW PARKING STRUCTURE FACADE
IN PRECAST CONCRETE
WITH GREEN SCREEN
A:: •
EXISTING WALL
-;›,•:±. 41"
••
PARAPET HEIGZ-IT
ROOF HEIGHT
I Culver Studios Comprehensive Plan #5
Elevation Perpendicular to Van Buren
055042.000 Marfer Plan
Gensler pme 15. 20Z Page 27€
Culver Studios Master Plan Parking Summary , I 1 1 ,
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NOTES' I
(t) All numbers are rounded to !he nearest whole number.
I
provided a shared pariung agreement that provided for the live aueien.urking requremen! In be addressed through a shared
(1 ) It is understood that CUP 05.87-11
pa dung arrangement
of required stage use parking with the understanding thal the Studio
.
•
(2) it is understood that condition of approval No 11.11, of Resolution No. 94-6/055 deferred 100 spaces
drrhciency was found to be inpacting traffic Sow and/or safely in Me adjacent neighborhood
could be required to provide those spaces e a parking
the total eluding building
31 Buildings A. S. F. G. K. P. M. and 0/as well as the Paint Siren. Water Tower and Stage 1 no longer exist The buildings listed ahnve In the "EasDng' columns reoresent SF on the Studio Lot -1
Parking Summary -Requirements
Culver Studios Comprehensive Plan #5
Gensler jam 15, 20061 Page 28
05.5049.600 Master PlanI 752 cars - Required
New Master Plan
Total parking requirement:
Parking required on-site:
Parking provided:
1052 cars
752 cars
754 cars
Parking Summary Proposed Parking Supply
-.Parking Areas ": •,::':::i-biiiiing
Proposed
Master Plan
5&6
11&12
0 South
J
FT2-3
2-WL
MIS
I
P/S
PIT
S/E
FRT
Gate #2
New Stage 6
New Parking
Structure
61 cars
35 cars
Scars
20 cars
9 cars
14 cars
19 cars
9 cars
251 cars
1613 cars
5 cars
9 cars
4 cars
3 cars
0 cars
Scars
34 cars
Scala
15 cars
17 cars
14 cars
19 cars
Scars
251 cars
168 cars
Scars
Scars
2 cars
3 cars
200 cars
. .
...Toiai.' •• .',....:.•615•car.s'•,:.Pi-
• •
754 cars
The proposed Master Plan includes the addition of a parking structure in
order to accommodate the parking requirements on the Studio Lot.
As a part of the Comprehensive Plan Amendment, the Master Plan will
update the parking requirements on the studio lot to reflect the City-wide
parking requirements adopted by the City Council in late 2005.
The following calculations are based on the new parking requirement ratios
(see chart on previous page for details).
Previous Comprehensive Plan Entitled
Total parking requirement: 920 cars
Parking required on-site: 620 cars
Parking provided: 615 cars
Parking Area Drawings
The following pages (pp.30-36) include drawings of the changes to surface
parking in front of Building J/Stage 2-3 as well as the new parking structure.
The drawings do not include the existing underground parking structure,
since there will be no changes made to that structure.
Parking Summary -Supply
I Culver Studios Comprehensive Plan #5
05.5049.000 Master Plan Gensier frw 7520061 Page 29LEJ
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I Culver Studios Comprehensive Plan #5
Parking Plan
05.5049.060 Illarkr Plum
G.nsser J.- 15, 50061 Page 30Culver Studios Comprehensive Plan #5
05.5049,000
Gensler pine 15, 20061 Page 3171111111M11111111111111111111111111
1.
25-6a 20.-9"
3 stalls08-6-
IVY ON EXISTING WALL
3 stalls10-6" 12 stalls 0 8'-6.
9 a 25-6- 3-8"
IVY ON EXISTING WALL
T02'—O"
PARKING STRUCTURE FACADE
WITH GREEN SCREEN
Level 1
46 Cars
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Parking Structure|10 9| 32'
128'
Culver Studios Comprehensive Plan #5
NEW PLANTERS
05.3649.000 Parking L.clants I Gensler fogs 7 5, 20061
Page 32I Culver Studios Comprehensive Plan #5
Level 3 68 Cars
Level 2 79 Cars
Level 1 46 Cars ÷ 7 HC
,
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Parking Structure
Level 2
79 Cars
05.5049.000 Parkins I _. :70,as
Gensicr Jrne 15, 20961
Page 33I m MEE
JUNE.
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05.5049.000 A-faster-Pk.
Parking Structure - Lighting
Gensler _P., /5. 20051 Page 35
I Culver Studios Comprehensive Plan #5
Parking Structure Lighting
Lighting in the parking structure has been de-
signed to minimize impacts on the surrounding
neighborhood.
The floors of the parking deck have a high
parapet (6-foot high on the top deck facing Van
Buren Pl.) designed to prevent any light spills
either from deck lighting or auto head-lights
into the residential neighborhood. Special deck
lighting has been selected and sited in order
to avoid any light spill over this parapet height,
while still providing the security necessary in a
parking facility. These light fixtures were select-
ed to maintain a controlled, downward angle
of light that will illuminate the parking structure
ground surface without allowing direct light to
be emmitted into the neighboring parcels.
Parking Structure Landscaping
See pages 34-36 for images. See page 38 for
more description.
The tight fixtures are mounted at 17--0% with a fixture cut-off angle of 80 degrees, and a 6 .-0 high parapet wall.
AU the Lighting from these fixtures wilt not fall outsrde of the garage to the neighborhood
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piCONFIGURATION PREFIX
30120 Triple at 12710|109| Quad Assembly
Single Assembly
Twin Assembly
Twin Assembly at VP
Triple at 90°|1010|2099
a
EH14 14" Square Extruded Luminaire
EH19 19" Square Ek1laded Luminaire
H14 14" Square Fabricated Luminaire
1119 19" Square Fabricated Luminaire
1-IT19 19" Tall Square Fabricated Luminaire
H26 26' Square Fabricated Luminaire
Example of light fixture for use in
parking structure.
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STRIBUTION WATTAGE
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Notes:
Job:
Type:
FORM 10 SQUARE
EH/H/HT ARM MOUNT
GENERAL DESCRIPTION: The Gardco arm mounted Square Form 10 products are sharp cutoff luminaires tor high Trnensity discharge lamps up In 1000
watts. The EH units are manufactured trom mitered ext ruded aluminum and finished in an Architectural Glass 1 anodizing. The H and HT style luminaires
are deformed aluminum With a thermoset polyester finish_ Both products can accept one at eight (8) interchangeable and rotatable precision segmented
optical systems.
ORDERING Flat Vas- lens luminaires meet IESAIA Felt Cutaif criteria. S.ag tens luminaires meet ZESNA CAMPO criteria.
PREFIX
CONFIGURATION DISTRIBUTION
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FINISH
OPTIONS
OPTIONS
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BRA Bronze Anodized
NA Natural Aluminum Anodized
oc Optianai Coltir Paint
Specify MC &era*. DC•F141.7024
SC Special Color Paint
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BLP Black Paint
DC Optional Color Paint
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POLY Polycarbonate Sag Lens
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10" IVO! Bracket
Quick Disconnect fix- Ballast Tray
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Only amiable &KO I way and g ;M. rtsouna'ng
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Frr, 2.1a- ream NIR ifieth 14- taTits
Pole Top Finer -2 3/8" Dia. Tenon
Pole Top Finer • 3-3 1/2" Dia_ Tenon
Pole Top Fitter - 3 1/2-4" Dia. Tenon
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Garda:, Lighting
2661 Alvarado Sired!
San Leandre. CA 94577
800P2270759
570/357-6000 in California
F.: 5100357-3000
eneneterteligniing
LIGHTING
let 15-451n7n5
I Culver Studios Comprehensive Plan #5
Parking Structure - Lighting
Gensler pine 15, 20061 Page 36
05_5049.000 ewer PlanSECONDARY
VAN BUREN PL ACE
FIRE TRUCK
ACCESS
Culver Studios Comprehensive Plan #5
Scale:1/32"=V-0"
32' 64• 128'
Trash Yard Detail
05.5049.000 .111u.rter Nem
Gensler Jr., 15, 2006 Page 37Studio Lot Landscaping
As noted on the site plans, the Master Plan calls for only a slight (100 SF) decrease in the square-
footage of landscaped area on the Studio Lot. The majority of existing landscape (including the areas
adjacent to the Mansion building and the historic landscaping in the bungalow courtyard) will remain
as is.
Plant Selection
Plants will be selected to fit with thte existing landscaping on the Studio Lot. Following is a par-
tial listing of plants currently being used by the Culver studios. The Culver Studios intends to use
these or similar plants as part of the landscaping around the parking structure and the bungalow
courtyard.
GATE 3 FRONT OF MANSION
The biggest change in on-site landscsaping will occur around the new parking structure. Special at- GATE 1 Iceberg Roses Privets
tention will be paid to using climbing vines, and other plants to shield the parking structure from the Iceberg Roses Boxwood Sycamore tree
residential neighborhood on VanBuren Pl. The south- and west-facing facades will be designed to Bird of Paradise Sycamore trees Sword fern
create a "green screen" of climbing plants that will cover the structure's concrete exterior. In addition Santa Barbara Daisys Bronze Flax Rapheolepsis
this Master Plan calls for the planting of bushes in the setback between the perimeter wall along Van- Hybiscus Lantana Agapanthus
Buren Pl. and the parking structure, as well as the replacement of landscaping along the Van Buren Rapheolepsis Day Lilies Day Lilies
Pl. wall.
Juniper Morea Pigmy Palms
Day Lilies Star Jasmine Peach Tree
Iris Rapheolepsis Hybiscus
Camphor Natal Plum Roses
Xylosma Agapanthus Junipers
Purple Princes Xylosma Eugenias
Boxwood Axaleas Tree Roses
Ficus Breath of Heaven Azaleas
IL5-1 Azaleas Boxwood
Gladiolas
c\*)
Breath of heaven
Hydrangea
Camellias
Euonymous
Society Garlic
Brich Trees
Star Jasmine
Spider Plants
Margarita Daisy
Capanella
Existing landscaping in front of Mansion
Existing landscaping at Gate 2
Culver Studios Comprehensive Plan #5
Landscaping & Plantings
05.5049.000 Alaster Plan
Gensler pme 15, 2551 Page 38Parking Structure - Palo Alto, CA
Parking Structure - Tustin, CA
Star Jasmine
Parking Structure Green Screen Type Planting
The images on this page illustrate the effective use of green screen type planting to create a lush,
green cover for a utilitarian parking strucuture. While the scale of the structures in many of these im-
ages is larger than the new Culver Studios parking structure, the technique used to create the green
screen will be similar.
Green Screen type planting utilizes a wire mesh armature attached to the surface of the parking
structure as an armature for planted vines to grow on.
The parking structure green screen will be planted with either Star Jasmine (the same material that is
used on the De Mille theater) or Creeping Fig, which provides a lush green look year-round. Both of
these are fast growing vines, and can be anticipated to fully cover the wire mesh with greeery within a
year of plan iting.
Parking Structure -Aptos, CA Parking Structure - Mountain View, CA
Culver Studios Comprehensive Plan #5
Universal City, CA
Universal City, CA
Landscaping & Plantings
05.5049.000 Master Plan
Gensier June T5.20061 Page 39PROPOSED
BUILDING
J
Public Art
As a part of the City of Culver City's Art in Public Plac-
es program, the Culver Studios design team proposes
to work with the City of Culver City to develop publical-
ly visible art located adjacent to the North-west facade
of Building J facing the Gate #2 entrance. The art will
be visible to the public from the street and will add to
the character of the Studio Lot
Culver Studios Comprehensive Plan #5
Photo Simulation F - Public Art Location
05.5049.000 Alcutzt Plan
Gensler jaw 15, 2006J Page 40Building J Signage
Signage will be incorporated onto the lot
facing (interior) facade of Building J. The
signage will be used to idetify Building J
and will be of a consistent look and feel as
the exsiting singage on the Studio Lot.
The location of this signage on the Building
J facade is identified by the red square on
this building image.
Photo Simulation G - Building J Interiot Lot View
Culver Studios Comprehensive Plan #5
05.5149.000 Ma.tter Nan Gensler .pmr 15. 7006! Page 41Shade & Shadow Study
In the shade and shadow study the effects of the new construction were studied at three times of day during Winter
Solstice, Summer Solstice and the Spring/Fall Equinox. The study looks at the shade and shadow effects at the
completion of the Master Plan.
The results are illustrated by the drawings on the following pages and summarized as follows:
t Existing Building J
2. Winter Solstice
9:00 AM —Additional shadow from J cast onto Culver Studios Lot (entry Gate #2)
12 Noon — Some additional shadow cast onto Ince Ave and the street side of the commercial buildings on Ince.
4:00 PM — Some additional shadow on the commercial properties along Ince and minimally on the the back portion
of some residential properties. These properties are already largely in the shade from the existing
sound stages and evening twilight.
3. Summer Solstice
9:00 AM — Some shadow cast onto Culver Studios Lot
12 Noon — Minor shadow on ince
4:00 PM — Some shadow cast onto Ince Blvd, but not onto the Commercial properties
4. Spring/Fall Equinox
9:00 AM — Some shadow cast onto Culver Studios Lot
12 Noon — Some shadow cast onto ince. Blvd.
4:00 PM — Some additional shadow on the commercial properties along ince (not on the residential areas.)
5. Existing Parking Structure Location
6. Winter Solstice
9:00 AM — Minimal shadow cast onto Culver Studios Lot
12 Noon — Minimal shadow cast onto Culver Studios Lot
4:00 PM — Minimal additional shadow cast onto Culver Studios Lot. Studio and residential properties are already
largely in the shade from existing trees and the evening twilight.
7. Summer Solstice
9:00 AM — Minor shadow cast onto Culver Studios Lot
12 Noon — No Shadow
4:00 PM — Some Shadow cast partially onto Culver Studios Lot
8. Spring/Fall Equinox
9:00 AM — Minor shadow cast onto Culver Studios Lot and partly onto edge of residential area
12 Noon — Minor shadow cast onto Culver Studios Lot
4:00 PM Shadow cast onto Culver Studios Lot
Culver Studios Comprehensive Plan #5
Shade And Shadow Study
05.5049.000 Alasfrr Plan
Gensler Jaw 15, 206 161 Page 42S 74.1C.)0Culver Studios Comprehensive Plan #5
Location of Proposed Parking Structure
05 5049 000 Maki+ , Srvdxs
Gensler 75. 20061 Page 47Proposed
Parking Structure
WINTER SOLSTICE
Culver Studios Comprehensive Plan #5
Existing
05.50-19.000 Sharlon Stuthes
Gensler fim, 15, 2006J
Page 48Proposed
Parking Structure
SUMMER SOLSTICE
Culver Studios Comprehensive Plan #5
Existing
05.5049.000 Shaelav• S tndies
GensJer Jaw 15, 2on(pi Page 49Existing
Proposed
Parking Structure
SPRING/FALL EQUINOX
Culver Studios Comprehensive Plan #5
05.5049.000 Shuou . Shams
Gensler jr.me 15. 20061
Page 50