City of Culver City, California
Agenda Item Report
Meeting Date: 5/11/15 Item Number: A-2
AGENDA ITEM: (1) Receive a Presentation and Discuss the Proposed Vision for a
“Hospitality & Entertainment District Specific Plan” Affecting Commercial Frontage
Adjacent to the 405 Freeway Between the Northern and Southern City Boundaries,
Including a Signage Component; and (2) Direct the City Manager as Deemed
Appropriate.
Contact Person/Dept.:
Todd Tipton/CDD
Sol Blumenfeld/CDD
Phone Number:
(310) 253-5783
(310) 253-5702
Fiscal Impact: Yes [X] No [] General Fund: Yes [] No [X]
Public Hearing: [] Action Item: [X] Attachments: [X]
Commission Action Required: Yes [] No [] Date: _______________
Public Notification: (E-Mail) Meetings and Agendas – City Council (05/06/15); Postcards
Sent to Residents, Businesses and Owners within and Surrounding 500’ of District
Boundaries; Culver City News (04/30/15 and 05/07/15). Notice Posted on City Public
Notification Page on 04/24/15. All E-Mail Notification Categories - (04/24/15 and
04/30/15)
Department Approval:
Sol Blumenfeld (05/06/15)
City Attorney:
Carol Schwab (by H. Baker) (05/06/15)
Chief Financial Officer Approval:
Jeff Muir (05/06/15)
City Manager Approval:
John Nachbar (05/06/15)
RECOMMENDATION:
Staff recommends the City Council: (1) receive a presentation and discuss the
proposed vision for a “Hospitality & Entertainment District Specific Plan”, which
includes a signage component (hereinafter also referred to as the “Proposed
Project”), and (2) direct the City Manager as deemed appropriate.
BACKGROUND:
Recent Events
On April 30, 2015, Carlyle Realty Properties IV (Carlyle) notified the City Manager
that it has decided to sell its Culver City properties which include the DoubleTree
Hotel, Pacifica Plaza Office Building, and the adjacent parking lot entitled for the
Entrada project. Carlyle indicated that it had made significant investments in these
properties and had hoped to further enhance their value with the proposed Hospitality
and Entertainment District Specific Plan but that it was the opportune time to sell
them. Consequently, Carlyle will not participate in further planning for the area.
Carlyle had been spearheading the proposed Hospitality and Entertainment District
Specific Plan, and their withdrawal could mean that there may no longer be sufficient City of Culver City, California
Agenda Item Report
non-City funding to conclude the necessary planning study and preparation of a
Specific Plan.
Chronology of Project
On June 9, 2014, the City Council discussed a proposal from Carlyle regarding the
creation of a Freeway-Oriented Sign District along the 405 Freeway generally
located along commercially zoned property between the City’s northern and
southern boundaries (the “Initial Proposal”). During the meeting, the City Council
directed the City Manager to examine several issues in greater detail regarding
establishment of a sign district including:
?
? The proposed method to establish a Specific Plan for a sign district, including
digital signs, and related environmental clearance;
? Goals and objectives of the Initial Proposal;
? Legal issues (including City indemnity) relating to the Initial Proposal;
? Costs and funding related to the creation of a specific plan for the Initial
Proposal; and
? Public outreach methods and visioning.
On November 10, 2014, the City Council received a presentation regarding Carlyle’s
proposal for a “Hospitality & Entertainment District Specific Plan” (including a Sign
District Component) along commercial frontage adjacent to the 405 Freeway
between the northern and southern City boundaries. Components of the proposed
Hospitality and Entertainment District include:
1. A specific plan that focuses on the area’s unique freeway adjacent location
and character with emphasis on the hospitality and entertainment industry and
the area’s physical and economic area improvements;
2. Creation of a new hotel-mixed use development district with “thematic signs” to
create area identity and a new gateway to the City;
3. A walkable commercial district providing new workforce housing opportunities.
4. Coordination with major stakeholders to fund the project using a variety
of funding tools, including infrastructure financing districts,
public/private partnerships, and private reinvestment;
5. Identification of potential areas to permit signs through specific development
standards;
6. Sign revenue sharing with the City to promote economic development and to
provide a replacement for former Culver City Redevelopment Agency (former
CCRA) funding lost as a result of the dissolution of redevelopment agencies
by the State of California in 2012;
7. Funding of streetscape, bike and pedestrian amenities, street graphics,
and similar improvements to help rebrand the area and create a new mixed
use development neighborhood; City of Culver City, California
Agenda Item Report
8. Design standards for locating freeway-oriented signs based upon orientation,
lot size, and distance from freeway, and establishment of a signage design
theme to create a unique place and integrate signs with buildings and
surroundings; and,
9. Use of the signs for digital art during non-advertising periods, featuring digital
artists and programming of digital art images for individual signs and
collectively throughout the proposed district. Digital artwork to be coordinated
among sign participants creating continuous visual displays.
Following the presentation, the City Council discussed the matter and approved an
agreement with PlaceWorks, a design and planning firm, to create a “vision” for the
area, which is being funded by area stakeholders. The specific tasks in the
PlaceWorks agreement are:
Phase 1 – Vision Concept
? Conduct land owner interviews;
? Document existing land uses and the “urban form”;
? Prepare visual database “toolbox”;
? Prepare a preliminary vision concept;
? Prepare an Opportunity and Constraints memorandum; and
? Prepare a vision concept.
Phase 1A – Communicate Vision Concept
? Develop City presentation/outreach program; and
? Implement City presentation/outreach program.
In Phase 1A, PlaceWorks conducted the following outreach efforts:
1. Distributed a survey to guests staying in area hotels;
2. Conducted a “pop-up” open house at the Westfield Mall (intended to
obtain a “snapshot” of the opinions of attendees);
3. Distributed a survey to City businesses;
4. Placed a survey on the City website; and
5. Conducted a community open house.
A description of the outreach efforts and the results of each are attached. Summarily,
attendees feedback regarding pursuit of the “vision” outlined in the visioning process
ranged from support of some of the plan components (excluding signage) to support
of the entire proposed planning concept.
On April 27, 2015, all property/business owners located within the proposed
boundary of the district, all who attended the March 19, 2015 outreach meeting, all
homeowners associations and all who expressed interest via the City’s email City of Culver City, California
Agenda Item Report
notification system were notified that the proposed vision was available on the City’s
website for review and comment (via the survey).
DISCUSSION:
On March 30, 2015, PlaceWorks submitted a draft summary of their findings in the
visioning process which was comprised of: (1) a Vision Statement; (2) a Summary of
Opportunities and Constraints; (3) Land Owner Interviews; (4) Existing Area Land
Use Maps; and (5) Tool Box. Staff prepared comments on the draft submittal on
March 31, 2015 and indicated that the document required more detailed descriptions
of the planning concepts supported by related map work. Specifically, the following
areas were requested to be explored more fully:
? Greater detail in the proposed Vision Statement;
? Elaboration of the concepts for connectivity and mobility related bikeways,
pedestrian paths and alternative transportation;
? Identification of the existing Opportunities and Constraints on a map;
? More detailed narrative of the Land Owner Interviews;
? More descriptive information in the Land Use Maps;
? More descriptive information of the proposed “toolbox” of solutions and
recommendations; and
? More specificity on the issue of proposed “freeway adjacent signs”.
PlaceWorks responded with the attached resubmittal that consists of five documents,
which they indicate would require greater refinement and revision during further
planning for the District, if the City Council determines to continue with this process.
The “vision” is seen as the starting point for further discussion regarding land use,
development standards, design, mobility, streetscape, infrastructure, arts and cultural
amenities, branding, wayfinding, and a signage program.
Vision Statement – (Attachment No. 1)
PlaceWorks describes the Hospitality and Entertainment District as a district located
in the southwest entry to Culver City from the I-405 Freeway corridor that unifies the
existing disparate mix of uses into a vital, pedestrian-oriented place that is distinct
and draws from downtown Culver City, Playa Vista, Howard Hughes Center, and
other activity centers of Los Angeles Westside communities. The district is a
destination, a place where people want to be, spend time with friends and neighbors,
celebrate, and participate in events. It offers a variety of experiences for nearby
residents and employees, hotel guests, and travelers along the freeway with
opportunities for shopping, entertainment, dining, arts and culture, working, staying
overnight, and recreation. It consists of four sub-areas, each with its own character
and distinct uses. PlaceWorks describes the sub-areas as follows: City of Culver City, California
Agenda Item Report
Sub-Area A (Hotel and Hospitality)
The area southwest of Green Valley Circle and Bristol Parkway is anchored by
three hotels (Doubletree, Four Points by Sheraton, and Courtyard by Marriott)
which cumulatively form the “heart” of the Entertainment and Hospitality District.
The addition of new hotel rooms, conference facilities, restaurants, visitor-serving
retail, recreational, and similar uses provide an attractive setting serving visitors to
the City and the expanding technology and creative businesses of the Westside
region. Departing from the historic form of independent parcels, new buildings and
facilities are constructed on and replace surface parking lots. New housing (mixed
use development) may also be constructed on the expansive surface parking lots,
and designed for orientation to the street and pedestrian pathway frontages,
maintaining the “main street” character and walkability throughout the District. An
interconnected network of public plazas and open spaces provide the physical
framework on which buildings front, establishing the urban form and character of a
pedestrian-oriented “main street” environment comparable to downtown Culver
City. These areas accommodate outdoor seating for restaurants, places for
gathering and events, and passive recreation. This internal network is integrated
with area wide landscaped pedestrian pathways connecting the west and east
sides of the I-405 freeway, adjoining residential neighborhoods, and retail sub-
areas to the north.
Sub-Area B – The MarketPlace
The street grid and scale of buildings uses along Selmaraine Drive and Corrine
Place physically distinguish it from other sub-areas of the Proposed Project area.
They contribute to a comparatively small scale, walkable “village-like” character,
which is particularly attractive for creating a “specialty” or “thematic” district of
artisans and creative design boutiques; a public marketplace for the sale of
locally-grown food; small professional and creative industry offices, etc. Its
identity as a unique district and place makes it a prime destination for visitors from
the community and region, as well as hotel guests. Parking is located to the rear
of these buildings or in shared structures. Properties fronting onto the west side of
Sepulveda Boulevard contain a mix of larger and smaller buildings, with greater
heights to visually frame the eastern edge of the Village District and as a buffer
with the traffic along this street.
Sub-Area C – Transit Center District
Properties along Slauson Avenue adjoining the transit center are more intensely
developed with new buildings, shared parking structures, and public spaces
replacing surface parking lots. A network of internal pathways and plazas extends
throughout the area and connects the transit center with the Westfield Mall. As
with other public spaces in the District, it is extensively landscaped and offers
amenities making it attractive for walking, meeting friends, and enjoying the out of
doors. New retail, restaurants and entertainment businesses complement existing City of Culver City, California
Agenda Item Report
uses and contribute to the sense as a unified place. Potentially, new recreational
facilities such as an ice rink, bike concourse, or climbing wall could be developed
in concert with a major sports retail facility and connected with recreational
improvements below the SR-90 freeway viaduct.
Sub-Area D – Fox Hills Plaza
The Fox Hills Plaza is a pivotal location between the Proposed Project, and the
Fox Hills community/business park. As such, it is envisioned as a discrete and
unified place accommodating uses transitioning with and serving both, including
expansion of retail and service commercial uses for adjoining residents and
employees and/or development of housing. As with the other sub-districts, new
buildings would replace surface parking lots and be located on a network of
unifying, well-landscaped pedestrian pathways and plazas. These would extend
outward from the site, connecting with the Fox Hills neighborhoods and business
areas, the hotel core, and Westfield Mall.
In general, the District’s mix of retail uses range from a regional mall, local-serving
grocery and convenience goods, to artisan and specialty uses. Restaurants offer a
variety of formal and informal dining options and cuisines. Older industrial buildings
have been adaptively re-used for incubator uses induced by markets generated from
nearby digital, entertainment, and creative industries. Specialty stores and small
galleries and museums celebrate Culver City’s history as “The Heart of Screenland.”
Expanded hotels provide transient housing for guests of adjoining business centers
and visitors to the coast and nearby neighborhoods and their conference facilities
provide space for professional and community meetings and events. Residents live
within the area and can walk or bicycle to businesses, jobs, and access regional
transit. Theses uses are integrated through streetscapes and public amenities into a
cohesive and definable district with choices and variety enriching and vitalizing the
district.
The “bricks and mortar” of buildings are complemented with a robust network of
plazas, parklets, and greenways. These are attractive places for people to walk, sit,
read, converse with their friends, appreciate nature, dine in outdoor restaurants,
participate in recreational activities and community events, and enjoy music and
concerts. They incorporate public art and amenities, are landscaped with native and
drought-tolerant species, and designed to filter toxics and pollutants from storm water
runoff from paved surfaces into the drainage system and groundwater basin.
Buildings are located, oriented, and designed to relate to these public spaces to
foster the sense of “pedestrian-friendliness” and shared community activity, rather
than earlier norms for turning inward. Parking is clustered and located in structures
with ground level retail uses, replacing vast seas of surface asphalt parking lots and
also fostering pedestrian interest and activity.
City of Culver City, California
Agenda Item Report
Landscaped sidewalks and pedestrian paths connect the District with surrounding
residential neighborhoods, facilitating access by walking in an attractive and safe
environment. These are integrated with a network of bikeways connecting to Culver
City’s downtown, activity centers, and neighborhoods and regional paths including
the Ballona Creek trail, which provides access for residents and hotel guests to the
coast. All paths connect with the District’s transportation center enabling residents,
employees, and visitors to use transit to access destinations throughout the City and
greater region.
Arts and design are important elements distinguishing the District, through well-
designed buildings, public art, and signage. They employ iconic design elements and
idioms reflecting Culver City’s history. Freeway ramps and bridges and roadways at
the edges of the District are treated with color, graphics, and lighting signaling arrival
into a special place. A network of well-designed and consistent way-finding signage
incorporates a district-identifying logo and provides directions and information guiding
drivers, pedestrians, and bicyclists to key destinations including the Westfield Mall,
hotels, transportation center, and mixed-use villages. Business and advertising
signage is proposed to be located on and integrated with the architectural
fenestration of building elevations, using a common vocabulary of design features
and placement to achieve a visual sense of consistency throughout the District. The
use of the signs for digital art in addition to advertising is suggested as another way
to integrate the signage into the fabric of the proposed District.
Opportunities and Constraints – (Attachment No. 2)
Development in the proposed Hospitality and Entertainment District would be
impacted by a number of key opportunities and constraints, some of which include:
Opportunities -
? The immediate area is home to a number of residents who would be the primary
users of new businesses and additional services within walking distance of where
they live.
? There is a growing sub regional market for creative office and associated
amenities.
? The local and regional bicycle infrastructure is something that could be linked to
through this area connecting existing bike lanes and trails with one another.
? Southern gateway to Culver City would benefit from additional landscaping, public
art, and lighting.
Constraints -
? The area is automobile dominated with large parking lots and small sidewalks that
limit walkability.
? The lack of available and/or adequate financing to cover costs of improvements,
including loss of traditional revenue sources.
? Sidewalks are mostly narrow, lack streetscape amenities, and inhibit connectivity. City of Culver City, California
Agenda Item Report
? This part of Culver City lacks identity and is not clearly related to the adjacent Fox
Hills neighborhood.
Land Owner Interviews – (Attachment No. 3)
PlaceWorks conducted a series of general discussions with some of the large and
small land owners within the project area since early December 2014. The hotel land
owners indicated that they would like to explore expanding their facilities to
incorporate additional uses like housing; they would like to explore providing freeway
oriented signage as an additional source of revenue and as a way to fund
improvements to the area; and, they would like to explore the creation of a specific
plan to identify those uses and amenities that would work best for the area.
Land Use Maps – (Attachment No. 4)
PlaceWorks reviewed various data sources and surveyed the area to prepare land
use maps that document existing land uses and would be used to inform and convey
information related to the other tasks.
Visual Database “Tool Box” – (Attachment No. 5)
The Visual Database Toolbox summarizes and assesses the quality of existing
streets and streetscapes in the Proposed Project planning area and identifies a range
of possible improvements to achieve consistency with the proposed Vision
Statement. PlaceWorks indicates that the possible improvements are an initial point
of departure for ideas that have not been vetted or analyzed and require further study
to determine their costs, feasibility, and community acceptability.
Analysis of Submittal
Staff believes the PlaceWorks submittal provides many good conceptual ideas for the
area, but that the document requires additional information in the following areas:
? The City Council has asked for more information about the proposed sign
program. No detail or discussion has been provided in the document regarding
the size and number of freeway adjacent signs and the mechanism for locating
them. There is no information provided in the document regarding proposed
advertising rates, expected gross receipts, percent of City receipts and the
method of payments or revenue sharing. PlaceWorks proposes that the
specific details of the sign design, number, locations and revenue sharing
would be identified through additional discussions with the community and
Staff, if the City Council determines to continue with this process.
City of Culver City, California
Agenda Item Report
? The Problem and Opportunities section could provide more detail on how the
existing transit center could be activated as a multi-modal asset for transit.
? There is reference to branding for the area through use of signage (gateways,
wayfinding and advertising) but there is little conceptual discussion of what
that could look like or how it would create a distinct area identity. The
document simply indicates the intent is to use digital illuminated signs to
“create vibrancy that makes the District a unique place” but does not indicate
how that would occur.
? There is no detail provided on how the District proposed improvements would
be funded.
? There is little detail provided on how the freeway adjacent signs would be
designed to incorporate art (though the idea is referenced).
? The document references “incubator uses” related to creative industries that
would occupy adaptively reused buildings but does not provide detail on how
that would occur.
Signage Component
Carlyle’s proposal incorporates a signage component, which includes business and
advertising freeway adjacent signs for the purpose of funding improvements in the
District. The withdrawal of Carlyle from the planning effort may eliminate the sign
component in the Plan. In the event signs would be included in any proposed Plan, a
complete legal analysis would be necessary to ensure all legal aspects related to the
signage are considered.
Next Steps and Options
The tasks in Phase 1 and Phase 1A have been completed and the proposed vision is
now being presented to the City Council for consideration. If the City Council
determines to continue with the process for the proposed vision, the next step would
be to identify future plan funding and then initiate an agreement with PlaceWorks for
Phase 2, revising the agreement as necessary to reflect the changed circumstances.
(See attached Scope of Work and budget).
PlaceWorks intended to use the proposed vision as a starting point when preparing a
Draft Specific Plan for the City’s review and comment in collaboration with the
business stakeholders. This Draft Specific Plan was also to be a starting point for
further community discussions about the types of use, development standards, City of Culver City, California
Agenda Item Report
design guidelines, mobility, streetscape, and infrastructure improvements, arts and
cultural amenities and types and locations of branding, wayfinding, and signage that
would guide further development throughout Phase 2 of the planning process.
The Specific Plan process was proposed to include an economic analysis,
transportation analysis (completed by Fehr & Peers) and California Environmental
Quality Act (CEQA) Compliance, Public Engagement and Outreach, Public Hearings
and the preparation of a Final Draft Specific Plan for consideration by the City
Council. The Scope of Work for Phase 2 is attached.
Given the changed circumstances, the City Council may wish to consider production
of a less ambitious planning document that identifies potential land uses and
circulation improvements, but does not include a full transportation analysis and
economic development study. The plan would help inform decision making about
prospective development projects in the area and help influence development by
providing a more detailed planning framework than just zoning alone.
FISCAL ANALYSIS:
The PlaceWorks contract cost for the visioning phase was $62,883. The City’s
cost during this phase was estimated to be approximately $13,640 (this amount
does not include legal costs which were anticipated to be incurred during Phase 2, if
the City Council were to determine to continue with the process). The funds for the
visioning phase (Phase 1 and 1A) of the Proposed Project were advanced from area
stakeholders (including Carlyle). If the City Council determines that it wants to
continue beyond the visioning phase, it will be necessary to identify further
sources of funding.
PlaceWorks total estimated cost to prepare a Hospitality & Entertainment District
Specific Plan (including a sign district component) and related environmental
documentation is approximately $539,264. The Proposed Project was expected to
require approximately eight months from commencement through completion,
including plan preparation, environmental analysis, and public hearings.
The total estimated City cost for staff time (including outside legal costs) to complete
the Proposed Project plan is approximately $350,000. If a less comprehensive
document is recommended by City Council, staff will need to prepare a detailed work
scope and obtain proposals from qualified firms to prepare the Plan. At that time,
staff would also prepare an updated estimation of City costs.
ATTACHMENTS:
1. Proposed Vision Statement City of Culver City, California
Agenda Item Report
2. Opportunities and Constraints Map and Narrative
3. Land Owner Interviews
4. Land Use Maps
5. Visual Database Tool Box
6. Results of outreach efforts
7. Phase 2 Scope of Work and budget
8. Carlyle Realty Properties IV Correspondence
MOTION
That the City Council:
1. Receive a presentation and discuss the proposed vision for a “Hospitality &
Entertainment District” (which includes a sign district component), and
2. Direct the City Manager as deemed appropriate.
MEETING DATE: 5.11.15
AGENDA ITEM: (1) Receive a Presentation and Discuss the Proposed Vision for
a “Hospitality & Entertainment District Specific Plan” Affecting
Commercial Frontage Adjacent to the 405 Freeway Between
the Northern and Southern City Boundaries, Including a
Signage Component; and (2) Direct the City Manager as
Deemed Appropriate.
ATTACHMENTS
Pages
1. Proposed Vision Statement 1 - 12
2. Opportunities and Constraints Map and Narrative 13 - 14
3. Land Owner Interviews 15 – 16
4. Land Use Maps 17 - 22
5. Visual Database Tool Box 23 - 29
6. Results of outreach efforts 30 - 33
7. Phase 2 Scope of Work 34 – 54
8. Carlyle Realty Properties IV Correspondence 55 H O S P I T A L I T Y A N D E N T E R T A I N M E N T D I S T R I C T V I S I O N S T A T E M E N T 1 | P a g e
C U L V E R C I T Y H O S P I T A L I T Y A N D E N T E R T A I N M E N T D I S T R I C T
V I S I O N S T A T E M E N T
A p r i l 1 3 , 2 0 1 5
The Hospitality and Entertainment District Vision Statement articulates core values and desires as they relate to the
future functional role, uses, and form and character of development on lands in Culver City adjoining the I-405/SR
90 interchange. It represents an image of the future, building upon what exists today, and is a succinct description
of values for making a great community place. Planners and urban designers agree that several important
characteristics describe the characteristics of a vision: future-oriented, idealistic, appropriate, inspirational,
purposeful, and ambitious. Imagine that you could transport yourself into the future to the year 2025. Imagine that
you could see and experience the I-405/SR 90 area after years of forward progress and improvements. What would
be different about the area, and what positive changes would you see? What would be the same, and what assets or
characteristics from today would remain the same?
A multi-faceted program engaged Culver City community residents, property owners, business persons, and visitors
to the area in discussions about current development patterns, uses, mobility, streetscape and open space
character, issues affecting the study area, and ideas about how these could evolve in the future. A diversity of issues
and ideas were identified, for which some elements elicited consensus and others for which there was no common
agreement. This input has been used as the basis in drafting this preliminary Vision Statement that is intended to
serve as the starting point and facilitate further community discussions about the types of use, development
standards, design guidelines, mobility, streetscape, and infrastructure improvements, arts and cultural amenities,
and types and locations of branding, wayfinding, and business signage that will guide future development in a
second phase of the planning program. The ideas to be developed in this second phase will be evaluated for their
feasibility and costs and alternative sources of financing will be identified, with decisions regarding their scope and
implementation mechanisms selected through the community-driven process. The starting point is purposefully
ambitious, consistent with definitions for a vision¸ with final elements selected in consideration of financial realities
and community values.
T r a n s f o r m a t i o n : V i s i o n f o r t h e F u t u r e
The Hospitality and Entertainment District is a new district announcing itself as the southwest entry to Culver City
from the I-405 Freeway corridor that grows from and unites the existing disparate mix of uses into a vital,
pedestrian-oriented place distinct from downtown, Playa Vista, Howard Hughes Center, and other activity centers of
Los Angeles westside communities. The district is a destination, a place where people want to be, spend time with
friends and neighbors, celebrate, and participate in events. It offers a variety of experiences for nearby residents
and employees, hotel guests, and travelers along the freeway with opportunities for shopping, entertainment,
dining, arts and culture, working, staying overnight, and recreation.
The District’s mix of retail uses range from a regional mall, local-serving grocery and convenience goods, and to
artisan and specialty uses. Restaurants offer a variety of formal and informal dining options and cuisines. Older
industrial buildings have been adaptively re-used for incubator uses induced by markets generated from nearby
digital, entertainment, and creative industries. Specialty stores and small galleries and museums celebrate Culver
City’s history as “The Heart of Screenland.” Expanded hotels provide transient housing for guests of adjoining
business centers and visitors to the coast and nearby neighborhoods and their conference facilities provide space
for professional and community meetings and events. Residents live within the area and can walk or bicycle to
businesses, jobs, and access regional transit. Theses uses are agglomerated into discrete and functionally differing
and scaled villages and neighborhoods exhibiting their own unique character, which are integrated through
ATTACHMENT 1
1H O S P I T A L I T Y A N D E N T E R T A I N M E N T D I S T R I C T V I S I O N S T A T E M E N T 2 | P a g e
streetscapes and public amenities into a cohesive and definable district with choices and variety enriching and
vitalizing the district.
The “bricks and mortar” of buildings are complemented with a robust network of plazas, parklets, and greenways
providing the organizing and structural framework for development within the District. These are attractive places
for people to walk, sit, read, converse with their friends, appreciate nature, dine in outdoor restaurants, participate
in recreational activities and community events, and enjoy music and concerts. They incorporate public art and
amenities, are landscaped with native and drought-tolerant species, and designed to filter toxics and pollutants from
stormwater runoff from paved surfaces into the drainage system and groundwater basin. Buildings are located,
oriented, and designed to relate to these public spaces to foster the sense of “pedestrian-friendliness” and shared
community activity, rather than earlier norms for turning inward. Parking is clustered and located in structures with
ground level retail uses, replacing vast seas of surface asphalt parking lots and also fostering pedestrian interest and
activity.
Landscaped sidewalks and pedestrian paths connect the District with surrounding residential neighborhoods,
facilitating access by walking in an attractive and safe environment. These are integrated with a network of bikeways
connecting to Culver City’s downtown, activity centers, and neighborhoods and regional paths including the Ballona
Creek trail, which provides access for residents and hotel guests to the coast. All paths connect with the District’s
transportation center enabling residents, employees, and visitors to use transit to access destinations throughout
the City and greater region.
Arts and design are important elements distinguishing the District, through well-designed buildings, public art, and
signage. They employ iconic design elements and idioms reflecting Culver City’s history as “The Heart of
Screenland.” Freeway ramps and bridges and roadways at the edges of the District are treated with color, graphics,
and lighting signaling arrival into a special place. A network of well-designed and consistent way-finding signage
incorporates a district-identifying logo and provides directions and information guiding drivers, pedestrians, and
bicyclists to key destinations including the Westfield Mall, hotels, transportation center, and mixed-use villages.
Business and advertising signage is located on and integrated with the architectural fenestration of building
elevations, using a common vocabulary of structural elements and placement to achieve a visual sense of
consistency throughout the District.
F o u r V o i c e s : F o u r P e r s p e c t i v e s
The transformation and the future of the Hospitality and Entertainment District can best be appreciated through the
perspective and experiences of the community of persons living in or nearby, employees, and visiting guests. Four
voices provide “eyes” that illustrate these perspectives.
The District Resident
A resident has chosen to live in the District because of its identity and vibrancy as a special place; the presence of
“places to go” without the need of an automobile coupled with the ability to walk to desired places for shopping,
entertainment, and dining; the quality of design and graphics and pedestrian-oriented streetscapes and public
places that make it a welcome and exciting place to be; access to recreational amenities, bikeways, and ability to
easily bike to the beach; proximity and easy access to technology, creative business, and other quality jobs; and the
opportunity to live with persons of similar interests and lifestyles.
A resident of the District lives in a building designed to exceed best practices for sustainability and exceed state
standards for energy and water efficiency. Buildings are oriented and designed to minimize heat gain and loss,
incorporate solar panels and stormwater capture and re-use systems, use recycled and non-toxic materials, and
comparable elements. Units have high ceilings and are daylighted to enable residents to minimize the use of
ATTACHMENT 1
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artificial lighting and use openable windows for ventilation. Shared vehicle and bicycle facilities are incorporated in
many mixed-use and residential buildings to enable residents to minimize their automobile use.
A resident takes the stairs or elevator to commercial uses and services in the ground floor of their buildings and
walks to those within the District on a network of attractive and safe sidewalks and pedestrian paths. They meet
and socialize with friends at one of the public plazas, shop at retail, grocery, and artisan stores, dine at a nearby
restaurant, visit the local farmers market, and attend entertainment venues and community events. They use the
District’s pedestrian ways, bicycle paths, and recreational facilities for exercise and enjoyment. On special occasions,
a resident may walk to the transportation center to access transit for destinations within the region such as a
concert, sports event, or nightclub. The resident may also walk to their job within the District or Fox Hills, or those
outside of the area by using transit. Many residents living in the District experiences between 15 and 25 percent
fewer trips daily than those living in single family neighborhoods|1010|.
The Nearby Resident
The resident of Fox Hills, Westchester, Playa Vista, and other surrounding neighborhoods travels to the Hospitality
and Entertainment District for many of the same reasons attracting residents living in the area. Its retail and
specialty uses, quality restaurants, entertainment, recreational uses, events, and plazas and spaces where friends
can gather and socialize, coupled with its identity, physical character, and “vibe” as a special place, distinguish it as a
unique district where people want to be. Residents of adjoining neighborhoods walk and bicycle to the District on
the network of well-landscaped and safe sidewalks and paths. The signage, graphics, and lighting in the District are
located and designed to be attractive and not negatively affect views or the quality of surrounding neighborhoods.
The Nearby Employee
Similarly, business employees in Fox Hills, Playa Vista, Howard Hughes Center, and other nearby locations come to
the Hospitality and Entertainment District at lunch and the end of the work day to dine, have a drink with colleagues
and friends, shop, and enjoy entertainment, music, and special events. Those employed in the creative and
technology industries are particularly attracted by the presence of complementary incubator industries in
redeveloped older industrial buildings west of the Westfield Mall. Visitors to and temporary workers of the nearby
industries stay as guests in the District’s hotels. Fox Hills employees can walk and those here and from other job
centers can bicycle to the District on the network of pedestrian paths and bikeways.
The Hotel Guest
The number of hotel guests in the District has expanded through the construction of new rooms supporting nearby
jobs centers, businesses, and the guests of community residents. Conference facilities provide meeting and event
space for business and professional organizations and community groups. Most overnight hotel guests desire
something more than a bed to sleep in and a pillow. They seek a diversity of restaurants, a good bar for a drink and
conversation, entertainment, and, often, places to shop, exercise, and destinations to visit. The mix of uses and
amenities of the Entertainment and Hospitality District offer these opportunities within a walkable distance. Guests
are attracted to the District’s retail stores offering merchandise and art galleries and museums exhibiting artifacts
representative of the City’s entertainment industry history.
The availability of bicycles and connections to the Ballona Creek and Playa Vista bike paths enable guests to visit and
enjoy Southern California’s iconic beachfront. The vibrancy and sense of place created through the network of
public plazas and streetscapes, layout of buildings to foster pedestrian activity, and graphic and lighting design
coupled with the mix of uses establish a sense of place enhancing the experience of hotel guests.
|1010| Based on data compiled by ARUP for the Pasadena General Plan Land Use and Mobility Elements Update, 2013.
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L a n d U s e a n d U r b a n F o r m V i s i o n s
Development in the Hospitality and Entertainment District will occur through the adaptive re-use of existing
buildings, construction of new buildings on surface parking lots, and redevelopment/replacement of older,
underutilized buildings. The visions expressed in the preceding paragraphs suggest a diversity of development
options for sites within the District that merit further consideration and refinement, from which a more precise and
final plan can be developed to guide the future. The diagram on the following page depicts structuring the District
into four discrete sub-areas differentiated by their uses and urban form, in which alternative mixes of land uses can
be accommodated. This is followed by a diagram illustrating one possible set of land use and urban design strategies
within this framework.
Sub-Area A: Hotel and Hospitality
The area southwest of Green Valley Circle and Bristol Parkway is anchored by three hotels (Doubletree, Four Points
by Sheraton, and Courtyard by Marriott) which cumulatively form the “heart” of the Entertainment and Hospitality
District. The addition of new hotel rooms, conference facilities, restaurants, visitor-serving retail, recreational, and
similar uses provide an attractive setting serving visitors to the City and the expanding technology and creative
businesses of the westside region. Departing from the historic form of independent parcels, new buildings and
facilities are constructed on and replace surface parking lots. An interconnected network of public plazas and open
spaces provide the physical framework on which buildings front, establishing the urban form and character of a
pedestrian-oriented “main street” environment comparable to downtown Culver City. These areas accommodate
outdoor seating for restaurants, places for gathering and events, and passive recreation. This internal network is
integrated with areawide landscaped pedestrian pathways connecting the west and east sides of the I-405 freeway,
adjoining residential neighborhoods, and retail sub-areas to the north.
Expanded Hotels and Conference Facilities
Pedestrian Oriented Restaurants and Retail
New housing may also be constructed on the expansive surface parking lots, providing the opportunity for more
residents to live close to their jobs. This is critical in a sub-region experiencing a severe deficit of housing where the
pace of jobs-expansion has exceeded the production of housing affordable to local employees. Housing would be
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located in mixed-use buildings with ground floor retail or in independent structures. Those with retail will be located and designed to
provide continuity along the street frontages with adjoining commercial buildings. Both mixed- and single-use buildings are located
and designed for orientation to the street and pedestrian pathway frontages, maintaining the “main street” character and walkability
throughout the District.
Sub-Area B: The MarketPlace
The street grid and scale of buildings uses along Selmaraine Drive and Corryne Place physically distinguish it from other sub-areas of
the Hospitality and Entertainment District. They cumulatively contribute to a comparatively small scale, walkable “village-like”
character. Largely, existing buildings would be retained with a second floor added to some, and adaptively re-used for a diversity of
uses, not unlike those on Granville Island in Vancouver. The scale and “urban grain” is particularly attractive for creating a “specialty”
or “thematic” district with a number of possible visions for the future-- a center of artisans and creative design boutiques; incubator
technology and creative industry businesses induced by and supporting nearby job centers; arts production, galleries, and
performance; a public marketplace for the sales and dining of locally-grown food; small professional and creative industry offices; or
manufacturing of innovative and “green” products. Its identity as a unique district and place, makes it a prime destination for visitors
from the community and region, as well as hotel guests.
The internal streets establish the framework for the area’s urban form and function as the area’s outdoor “living room.” Street widths
are narrow and designed as shared facilities emphasizing pedestrian and bicycle use as a priority over the automobile. They
incorporate extensive landscape elements, amenities, and places for people to eat, gather, and enjoy the out of doors. Plazas may be
developed providing spaces for the staging of community events, celebrations, and performances. Strings of lights cross the streets
and artist-designed graphics and signage on building facades contribute to a festive and unique feeling.
Buildings are located along and open onto the sidewalks and public spaces. Indoor uses are visible and extend into the pedestrian
areas, including such activities as outdoor dining and arts and crafts exhibits. Parking is located to the rear of these buildings or in
shared structures. Properties fronting onto the west side of Sepulveda Boulevard contain a mix of larger and smaller buildings, with
greater heights to visually frame the eastern edge of the Village District and as a buffer with the traffic along this street.
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Sub-Area C: Transit Center District
Properties along Slauson Avenue adjoining the transit center are more intensely developed with new buildings, shared parking
structures, and public spaces replacing surface parking lots. Increased transit service and ridership economically leverage higher
property values and development in proximity to the center. A network of internal pathways and plazas extends throughout the area
and connects the transit center with the Westfield Mall. It provides the unifying public space on which buildings are located and
oriented and enables customers to park once and access multiple businesses. As other public spaces in the District, it is extensively
landscaped and offers amenities making it attractive for walking, meeting friends, and enjoying the out of doors. New retail,
restaurants and entertainment businesses complement existing uses and contribute to the sense as a unified place, rather than its
history of fragmented development. Potentially, new recreational facilities such as an ice rink, bike concourse, or climbing wall could
be developed in concert with a major sports retail facility and connected with recreational improvements below the SR-90 freeway
viaduct.
Sub-Area D: Fox Hills Plaza
The Fox Hills Plaza is a pivotal location as the interface point between the Hospitality and Entertainment District and a reimagined Fox
Hills business park and community. As such, it is envisioned as a discrete and unified place accommodating uses transitioning with and
serving both, including expansion of retail and service commercial uses for adjoining residents and employees and/or development of
housing. The latter could be developed in free-standing structures or integrated vertically in buildings with ground level commercial
uses. As other Hospitality and Entertainment sub-districts, new buildings would replace surface parking lots and be located on a
network of unifying, well-landscaped pedestrian pathways and plazas. These would extend outward from the site, connecting with the
Fox Hills neighborhoods and business areas, the hotel core, and Westfield Mall.
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P u b l i c S p a c e s V i s i o n s
Pedestrian paths, plazas, and open spaces organize and provide form to the distribution of buildings and uses throughout the
Hospitality and Entertainment District. The network of public spaces provides connectivity and access throughout the District, to
adjoining neighborhoods and business centers, and is linked with internal improvements within each sub-district as described above.
As shown on the illustrative figure, a primary pedestrian corridor extends northerly into the District from the City of Los Angeles
Boundary along the west side of Sepulveda Boulevard and, west of Westfield Mall, shifts to Corryne Place where the active pedestrian
street is separated from the traffic of Sepulveda Boulevard. A second primary pedestrian corridor extends along the south side of
Slauson Avenue, providing access to the transportation center and internal network of pedestrian paths. Secondary pedestrian
corridors are located along Green Valley Circle and between the Doubletree Hotel on Centinela Avenue and flood control channel. The
latter offers possible connections to a regional trail network connecting with Playa Vista, Ballona Creek, and the coast.
Each of the pedestrian corridors is developed with wide sidewalks and is extensively landscaped with evenly spaced street trees;
contains pedestrian-oriented amenities such as benches, trash receptacles, lighting, wayfinding signage, and bicycle parking facilities;
and incorporates public art. Streetscapes incorporate drought-tolerant native species, toxic-removing bioswales, and construction
materials allowing for stormwater capture and permeability into the groundwater basin. To the extent feasible, Sepulveda and
Slauson sidewalks would be developed with a double row of trees to provide a dense canopy reducing the heat island created by
adjoining traffic.
Pedestrian Friendly/Walkable Streets
Streets that are Sustainable
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Connectivity to Neighborhoods and the Coast
Public plazas are developed along the length of the areawide pedestrian network and within key activity centers of each sub-district.
They are places where people sit and relax, gather with friends, participate in community festivals and events (such as holiday
celebrations and farmers markets), and engage in active recreation. Areas beneath the SR-90 freeway viaduct can be redeveloped for
skate parks, bicycle obstacle courses, climbing walls, and similar recreational activities.
M o b i l i t y V i s i o n s
Walking, bicycling, and transit are the preferred mobility options in the Hospitality and Entertainment District. The transit center
located on Slauson Avenue provides a portal for visitors, shoppers, employees, and residents to and from other destinations in Culver
City and the region. Transit users are able to access the diversity of places and uses in the District from the transit center by the
connected network of pedestrian paths discussed above. Bicyclists use the network of areawide bikeways that are aligned and
integrated with the previously described pedestrian paths. These are linked to citywide and regional bike ways, including the Ballona
Creek trail. Centers offering daily or hourly bicycle rental or sharing services, storage, and showers are located at the transportation
center and within key sub-districts including the Hospitality Core. Zipcar and comparable services are provided to enable employees,
hotel guests, and residents requiring automobile use for access to areas not served by transit or beyond reasonable walking and biking
distance.
Automobile and motorcycle parking are consolidated in shared facilities, replacing many surface parking lots. They are dispersed to
facilitate parking once for access to multiple commercial, entertainment, recreational, and other destinations. The parking structures
are architectually designed and scaled for compatibility with adjoining buildings and exhibit the visual character of a commercial
building. Most integrate retail uses on their ground floors to maintain continuity of activity along sidewalk and pedestrian frontages.
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An areawide network of LED signage informs drivers of the locations of available parking parking spaces, reducing the time and
environmental impacts for searching for these.
V i s i o n s f o r B r a n d i n g a n d S i g n a g e
Signage in the Hospitality and Entertainment District serves a number of purposes—to identify entries, key use locations, and
businesses; enable travelers to find their way to destinations and parking; regulate traffic speed and parking times and provide public
safety; as an element of public art; and for advertising as a source of revenue some of which is allocated for funding streetscape and
other public improvements. Departing from the tradition of fragmented, unrelated, and unattractive signage, the District’s signage
program provides a consistent design vocabulary and infrastructure that contributes a distinct and cohesive identity. It graphically
echoes the history of Culver City as “The Heart of Screenland.” Static, digital and illuminated signs are located to minimize their
visibility and impacts on adjoining residential neighborhoods. The design and layout of the signs creates a vibrancy that makes the
District a special and unique place within the City and region.
Gateway signs signal entry to the Hospitality and Entertainment District from the I-405 Freeway and along major arterials including
Centinela Avenue, Sepulveda Boulevard, and Slauson Avenue. Entries from the freeway ramps and through underpasses are treated
with pain, lighting, and/or sculptural elements as “pieces of art” to signify a sense of arrival.
A system of monument signs, banners, street painting, and lighting provides directions and site location information to visitors in the
Hospitality and Entertainment District. They are designed using a consistent graphic template and District-defining logo.
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Business identification and advertising signage and billboards are integrated into the architectural design of buildings in the Hospitality
and Entertainment District. Their placement, size, and design elements echo the rhythm, fenestration, and articulation of building
elevations and elements. The signage is designed to exhibit a high level of artistic creativity and innovation, extensively using graphics
and imagery in lieu of wording. Digital images are used to stimulate interest and vibrancy. Revenue generated from these signs
provides a source of funding for streetscape improvements, development of public plazas and open spaces, and bicycle share
programs.
ATTACHMENT 1
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C U L V E R C I T Y H O S P I T A L I T Y A N D E N T E R T A I N M E N T D I S T R I C T
O P P O R T U N I T I E S A N D C O N S T R A I N T S
Development in the proposed Hospitality and Entertainment District will be impacted by a number of key
opportunities and challenges, summarized below and as visually depicted on the third graphic in the Mapping
Document.
O p p o r t u n i t i e s
Built Environment
? Large surface parking areas provide the land area and the physical opportunities for infill of additional
development, uses and amenities.
? Distinctive characteristics of older, primarily industrial, uses provide a smaller, more bike and pedestrian
friendly street network.
? The immediate area is home to a number of residents who would be the primary users of new businesses
and additional services within walking distance of where they live.
? While residential uses are nearby, they are not in the immediate area. This combined with topography, and
freeway adjacency, may provide an appropriate location for higher density infill development if it is located
and scaled properly.
Economy
? Key anchor uses (three hotels and a regional mall) can be leveraged for additional economic development
of adjacent properties.
? There is a growing sub regional market for creative office and associated amenities.
? Proximity to other major activity centers provides the ability to capture workers and residents from nearby
Playa Vista and Howard Hughes Center.
? Investment in upgrades to Westfield Mall, coupled with increased sales may act as a catalyst for additional
investment in the area.
? Leveraging improvements in this area with the reimaging of the larger Fox Hills area may create a synergy
for southern Culver City.
? The transit center could induce additional development and amenities in the immediate areas.
Mobility
? The local and regional bicycle infrastructure is something that could be linked to through this area
connecting existing bike lanes and trails with one another.
? Crosswalk and other infrastructure improvements could increase pedestrian safety.
? The transit center is a valuable asset in this area that could be expanded to include additional multi-modal
uses (bike share, zip car) and amenities for transit uses (news stand, lending library, coffee stand).
Branding
? Freeway adjacency supports additional branding opportunities.
? Southern gateway to Culver City would benefit from additional landscaping, public art, and lighting.
? Current freeway adjacent signage could be improved if they were modernize and part of a uniform,
consistent sign program.
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? Wayfinding and pedestrian scale signage could add to sense of location and an improved walkable
environment.
C o n s t r a i n t s
Built Environment
? The existing development pattern is both fragmented and bisected by the 405 and 90 freeways
? The prevalence of underpasses and associated freeway infrastructure provides challenges for development
in the immediate area.
? The area is automobile dominated with large parking lots, small sidewalks that limit walkability
? There is a lack of destination uses (outside of the mall) to attract hotel guests and nearby employees.
Economy
? The lack of available and/or adequate financing to cover costs of improvements, including loss of traditional
revenue sources.
? Regional and sub-regional competition of activities centers in Playa Vista, Howard Hughes, Downtown
Culver City, etc.
Mobility
? Sepulveda Boulevard and other streets in the area are wide and have heavy traffic volume.
? Sidewalks are mostly narrow, lack streetscape amenities, and inhibit connectivity.
? There are not any bicycle lanes or supporting infrastructure in the area.
Branding
? This part of Culver City lacks identity and is not clearly related to the adjacent Fox Hills neighborhood.
? Concerns have been expressed about the extent and character of future signage in the area.
ATTACHMENT 2
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C U L V E R C I T Y H O S P I T A L I T Y A N D E N T E R T A I N M E N T D I S T R I C T
L A N D O W N E R I N T E R V I E W S
A series of discussions were conducted with some of the large and small land owners within the project area since
early December 2014. These discussions were general in nature, with the comments summarized below:
D e s i r e d L a n d U s e s
The existing hotels are seen as an anchor, with Westfield Culver City, for the project area. These properties are
currently single use-properties. These hotels would like to explore the opportunity to expand their facilities and
incorporate additional uses. This expansion of uses could include “mixed use” (vertically or horizontally) which may
include additional restaurants, expanded retail, or entertainment uses. They see a potential for exploring the ability
to have multi-family housing (both market rate and affordable).
? Hotel Expansion
? Multi-Family Housing
? Mixed Use
? Affordable Housing
ATTACHMENT 3
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? Expanded Retail
D e s i r e d S i g n a g e
Land owners, both large and small recognize their proximity to the 405 freeway and the potential for freeway
adjacent signage. They have expressed interest in exploring freeway adjacent signage as a source of revenue, but
also as a way to fund sourly needed improvements to the adjacent area, including branding, lighting, pedestrian
amenities and infrastructure. The district wide benefits to potential freeway adjacent signage, and the size, location,
and number of potential signs need to be explored further.
D e s i r e d P r o c e s s
Land owners, both large and small, are interested in exploring through the specific plan process to identify which
uses and amenities would work best for the area. They have expressed interest in preserve the underlying land uses
while exploring opportunities for additional uses and amenities (including branding and signage opportunities)
through an overlay. While the above uses have been discussed, they are interested in hearing from the City’s
consultants and community members through the visioning process.
N e e d f o r A d d i t i o n a l D i s c u s s i o n s w i t h L a n d O w n e r s
This initial outreach to land owners was a starting point; however there remains a need for additional outreach to
and conversations with both property owners and tenants. Specifically, many of the smaller land owners were
difficult to reach during the initial visioning phase. The land owners who were available were interested in the
results of the visioning and were interested in staying involved and providing additional feedback in subsequent
phases.
ATTACHMENT 3
16405 gateway to culver city Hospitality & Ent Ertainm Ent District s p Ecific p lan
405
90
local vicinity Green Valley Cir
Doverwood Dr
Bristol Pkwy
Fox Hills Dr
Hannum Ave
Sepulveda Blvd
Jefferson Blvd
W Centinela Ave
Slauson Ave
ATTACHMENT 4
17405 gateway to culver city Hospitality & Ent Ertainm Ent District s p Ecific p lan
405
90
project area
We St Fiel D
c Ulver city c Ulver city tr an Sit center jc penny in DUStrial &
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Marrio t Hill Si De
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Fo Ur point S
SHeraton Fo X Hill S
p la Za Monte SSori
a ca De My oF cUlver city cali Fornia
State Boar D o F
e QUali Za tion ATTACHMENT 4
18Large areas of contiguous surface
parking cou Ld be an opportunity
for additiona L bou Ldout
existing drainage easements are
under uti Lized for pedestrian access
freeway offramp causes pedestrian
and vehic Le conf Lict in current state
existing drainage easements are
under uti Lized for pedestrian access
Lack of entry signage for
identification of Loc a L area
Lack of entry signage for
identification of Loc a L area
h igh v o Lume of traffic
and width makes street
difficu Lt to cross
s epuLved a Lacks continued
bike Lane dedication
through this area
opportunity to connect
to regiona L tr ai Ls
existing sidewa Lk
• Lacks access points to ma LL
• narrow profi Le with numerous
uti Lities further constricting size
existing bi LLboard and signage
• provides some identification of ma LL
• Lacks signage of additiona L area uses
existing sidewa Lk
• potentia L to enhance and provide
existing residentia L impr oved connection
existing offices
provide users
existing offices
provide users
existing r esidentia L
• provide additiona L uses
• provide additiona L
connectivity
existing r esidentia L
• provide additiona L uses
• provide additiona L
connectivity
f reeway adjacency a LLows for site
identification and signage
potentia L offsite
signage opportunity
h ote Ls a c t as
regiona L a nchors
existing retai L
possibi Lity
h ote L r egiona L
anchor
existing setbacks cou Ld provide
additiona L pedestrian and bike
connections
f our points
s heraton
existing transit center
cou Ld be enhanced
opportunity to
introduce Loc a L and
regiona L ser ving
retai L/restaurants
to comp Liment
surrounding uses
w estfie Ld c u Lver c ity ma LL pr ovides
a regiona L anchor and destination
bringing patrons to the area
d oub Let ree
hi Lt on
c our tyard
marriot
bui Lding frontage
offers view from
freeway
bui Lding frontage
offers view from
freeway
bui Lding frontage
offers view from
freeway
405 gateway to culver city Hospitality & Ent Ertainm Ent District s p Ecific p lan
405
90
o pport Unitie S an D c on Straint S
ATTACHMENT 4
19genera L pLan Land use
r esidential
Low density single f amily
Low density multiple f amily
planned r esidential development
general c orridor
r egional c enter
industrial park
industrial
c emetery
o pen space
c ommercial
industrial
o ther
0 0.5 1
Miles
©
SCALE1:8,500
The City of Culver City makes no representation or warranties of any kind with respect to
the accuracy of the information of claims furnished herein, as the data is a compilation of
records and information obtained from various sources. The data displayed on this map is
for representational purposes only. It is neithera legally recorded map nora survey and is
not intended to be used as such. No part of this map may be reproduced ortransmitted in
any form or by any means, electronic or mechanical, including photocopying and
recording systems except as expressly permitted in writing by the City of Culver City,
Information Technology Department, Geographic Information Systems. © City of Culver
City. All Rights Reserved.
INFORMATIONTECHNOLOGYDEPARTMENT
GEOGRAPHICINFORMATIONSYSTEMS
9770CULVERBLVD
CULVERCITY,CA90232
TEL: 310-253-5950
August 28, 2007
GENERALPLAN
LANDUSE
ELEMENTMAP
Cityof
*Thisversionof theLandUseElementMaphasbeenupdatedas
ofCity CouncilResolutionNo. 99-R105,adopted13December
1999,regardingGeneralPlanLandUseElementMapAmendment,
GPMA P-1999016/12101WashingtonBoulevard.
§
¨ ¦
405
! (
90
§
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10
COLLEGE AV
OREGON AV
WAGNER ST
LINDBLADE ST
BARMAN AV
BRADDOCK DR
WAGNER ST
LINDBLADE ST
ETHELDO AV
BARMAN AV
COOMBS AV
HERBERT ST
EAST BL
HURON AV
ALETTA AV
GIRARD AV
ROSABELL ST
WASHINGTONBL
17 VELVETLN
STEVENS
CR
AUGUSTI N LN
ST. JAMES DR
WINDSOR WY
COR PO
RATE
POINTE
LEEVIEW
CT
JACKSON AV
WASHINGTONBL
WASHINGTONPL
WASHINGTONBL
BRADDOCK DR
GRAND VIEW BL
BOISE AV
WASATCH AV
COLONIAL AV
MIDWAY AV
STAR
CR
HUNTLEY AV
BERRYMAN AV
COOLIDGE AV
MCLAUGHLIN AV
TULLER AV
HURON AV
CULVER BL
ASTAIREAV
SKELTONCR
COOGANCR
MARIETTA AV
WASHINGTON BL
ARIZONA AV
COMMONWEALTH AV
FARRAGUT DR
MILTON AV
TILDEN AV
GARLAND DR
P ALM COU RT WY
MC CONNELL BL
MILDRED AV
MOORE ST
CHASE AV
CAMPBELL DR
KENYON AV
GLOBE AV
GARLAND DR
PURDUE AV
VENICE BL
CULVER BL
MAYTIME
BALDWIN AV
OCEAN
STUDIO DR
JASMINE AV
VIRGINIA
PEARSON ST
LEAHY ST
FARRAGUT DR
PARK AV
DR|101010|13
14
VENICE BL
RAINTREE CR
13
CORNER RD
13
MAYTIME LN
LN
AV
BRADDOCK DR
GARFIELD AV
COOMBS AV
MENTONE AV
LE BOURGET AV
MOTOR AV
VINTON AV
JASMINE AV
WASHINGTON BL
LOUISE AV
CULVER BL
KEYSTONE AV
SUMMERTIME LN
MOTOR AV
VINTON AV
JACKSON AV
REVERE PL
LE BOURGET AV
MENTONE AV|1010101010|HOLLOW
11
10|101010|LINCOLN AV
DUQUESNE AV
INDIAN WOOD RD
SUMMERTIME LN
KINSTON AV
FRANKLIN AV
FARRAGUT DR
LA SALLE AV
FARRAGUT DR
EMER ALD WY
KEYSTONE AV
JORDAN WY
15|10 10|19
18
12
16
17
HARGIS ST
WESLEY ST
BLACKWELDER ST
SMILEY DR
HUTCHISON AV
FAY AV
MC MANUS AV
HIGUERA ST
WARNER ST
STELLER DR
HELMS AV
SCHAEFER ST
HAYDEN AV
ERNEST AV
DAVID AV
FAY AV
EXPOSITION BL
SENTNEY AV
LA CIENEGA BL
JACOB ST
CATTARAUGUS AV
SHERBOURNE DR
CAROLINE AV
HELMS AV
LANDMARK ST
NATIONAL BL
DAUPHIN AV
PERRY DR
HINES AV
ADAMS BL
EASTHAM DR
RODEO RD
LA CIENEGA AV
REID AV
ROBERTS AV
MC MANUS AV
PERHA M DR
CAROL
CT
WRIGHTTR
LENAWEE AV
VICSTONE CT
WRIGHTCREST DR
HOKE AV
HOLLYVIEW
TR
HOWARDVIEW
CT
W RIGHTCRES
T DR
CANFIELD AV
INCE BL
KRUEGER ST
HUBBARD ST
CARSON ST
WILLAT AV
SEPULVEDA BL
JEFFERSON BL
LA CIENEGA BL
VAN BUREN PL
WESLEY ST
LINDBLADE ST
POI NSETTIA CT
LUCERNE AV
FARRAGUT DR
LUCERNE AV
HAYDEN PL
STONEVIEW DR
IVYWY
CRESTVIEW RD
VERHALEN
CT
BLAIRSTONE DR
CLARINGTON AV
HUGHES AV
SEPULVEDA BL
DELMAS TER
CARDIFF AV
MAIN ST
IRVING PL
LAFAYETTE PL
HIGUERA ST
MADISON AV
ROBERTSON BL
WATSEKA AV
JEFFERSON BL
JEANPL
JASMINE AV
SHEDD TR
SHERBOURNE DR
CATTARAUGUS AV
HELMS AV
WASHINGTONBL
WESTWOOD BL
KAREN
CR
WY
OVERLAND AV
RHODA WY
KINSTON AV
NORTHGATE ST
ST
DRAKEWOOD
WHITBURN
GALVIN
FLAXTON ST
ST
STEVER ST
KELMORE ST
WY
LUGO WY
TELLEFSON
RD
MOLONY RD
MALAT
AV STEVENS
AV HANNUM
HAYTER AV
RYANDALE DR
PATOM DR
ORVILLE ST
SEGRELL WY
SEGRELL WY
RUDMAN DR
GRAYRIDGE DR
PLAYA CT
SELMARAINE DR
EMPORIA AV EMPORIA AV
PURDUE AV
CULVER PARK DR
SAWTELLE BL
WOOLFORD ST
BANKFIELD AV
SELMARAINE DR
FOX HILLS DR
PATOM DR
PLAYA ST
CAMBRIDGE WY
SUMNER WY
MC DONALD ST
BLANCO WY
JANISANN AV
BERRYMAN AV
DAWES AV
COOLIDGE AV
BERRYMAN AV
DOVERWOOD DR
BUCKINGHAM PK
COTA ST
DOBSON WY
SLAUSON AV
KINSTON AV
EL RINCON WY
STEVERCT
BERNARDO RD
EVEWARD RD
LINDA
HILL RD
STEPHON TR
STUBBS LN
DESHIRE PL
CLARMON PL
C ULVIEW ST
BUSH WY
KALEIN DR
HANNUM AV
KENSINGTON
WY
BUCKINGHAM PK
FOX HILLS MALL
DILLER AV
PORT RD
CULVER PARK DR
WY
HANNUM AV
HAMMACK ST
BRISTOL PKWY
CANTERBURY DR
GREEN VALLEY
CR
SOUTH DR
NORTH
UPLANDER WY
UPLANDER WY
BRISTOL PKWY
CO RR YNE PL
EMPORIA PL
ESTERINAWY
YOUNGWORTH RD
PORT RD
FAIRBANKS WY
FOX HILLS MALL
BALLONA LN
LANTANA LN
MICHAEL AV
MOORE ST
REDWOOD AV
TIVOLI AV
ALLA RD
LYCEUM AV
MEIER ST
WALGROVE AV
MITCHELL AV
FRANKLIN AV
MESMER AV
OVERLAND AV
MATTESON AV
SEPULVEDA BL
PIGOTT DR
BLEDSOE AV
COOMBS AV
RD
STONYCREE K
MELVIL ST
ETHELDO AV
AV
PICKFORD
MACHADO RD
DR
RANCH RD
CRANKS RD
TOMPKINS WY
COMEY AV
ZANJA ST
WALNUT AV
BEETHOVEN ST
GLENCOE AV
1 SALEM VILLAGE DR
3 SALEM VILLAGE CT
CENTINELA AV
MARCASEL AV
ELENDA ST
TULLER AV
ARVEE ST
GLOBE AV
TULLER AV
GLOBE AV
HEPBURNCR
SHORT AV
MAXELLA AV
LOUISE AV
ATLANTIC AV
HURON AV
7 COPPERFIELDLN
4 TIMBERLAKELN
9 SHOWBOATLN
2 SALEM VILLAGE PL
5 WILDERNESSLN
10 RAINBOW'S END
12 CIMMARONLN
6 HUCKFINNLN
8 GASLIGHTLN
18 CASCADECT
14 ST.LOUISCT
15 BUTTERFIELDCT
11 SHOWBOATPL
16 BOUNTY LN
19 TARATR
13 RAINTREECR
KENSINGTON RD
COOLIDGE AV
BERRYMAN AV
MINERVA AV
BLEDSOE AV
ALBRIGHT AV
BENTLEY AV
TILDEN AV
HARTER AV
CHARLES AV
WADE ST
NEOSHO AV
MC DONALD ST
GARFIELD AV
HUNTLEY PL
HERBERT WY
GRAND VIEW BL
COMMONWEALTH
CR
GARFIELD AV
HERBERT ST
WASHINGTONPL
FAIRFAX AV
HERITAGEPL
JEFFERSON BL
SEPULVEDA BL
SLAUSON AV
CENTINELA AV
FRANKLIN AV
COMMONWEALTH AV
CENTER ST
HARTER AV
MIDWAY AV
CULVER CENTER DR
WESTWOOD BL
SPAD PL
PROSPECT AV
MATTESON AV
SAWTELLE BL
ALBRIGHT AV
LAMARR AV
CORINTH AV
SAWTELLE BL
MC LAUGHLIN AV
INGLEWOOD BL
LINDBLADE DR
Ballona Creek
LOTZ LN
SANDIEGOFREEWAY
MARINA FREEWAY
SANTA MONICAFREEWAY
U
S
U
U
S
S
G
G
G
H
G
U
U
G
S
G
U
G
G
S
S
G
U
H
G
G
S
U
S
U
S
G
LowDensitySingle Family
LowDensityTwoFamily
LowDensityThreeFamily
LowDensityMultiple Family
MediumDensityMultiple Family
PlannedResidential Development
Residential
G
S
U
H
Government
School
Utility
HealthCenter
Commercial
Neighborhood Serving Corridor
General Corridor
Downtown
CommunityServingCenter
Regional Center
LightIndustrial
IndustrialPark
Industrial
Industrial
School
Other
Studio
Cemetery
Open Space
Institutional
CityBoundary
Freeway
Ballona Creek
FocusedSpecialStudiesArea
HaydenIndustrialTract
BlairHills/ BaldwinHills
405 gateway to culver city Hospitality & Ent Ertainm Ent District s p Ecific p lan
405
90
e Xi Stin G l an D USe S
We St Fiel D
c Ulver city c Ulver city tr an Sit center jc penny in DUStrial &
re tail in DUStrial &
re tail ic Dc c olle Ge Do UBletree Hil ton itt tec Hnical in Stit Ute co Urtyar D
Marrio t Hill Si De
Me Morial par K
Fo Ur point S
SHeraton Fo X Hill S
p la Za Monte SSori
a ca De My oF cUlver city cali Fornia
State Boar D o F
e QUali Za tion Green Valley Cir
Doverwood Dr
Bristol Pkwy
Fox Hills Dr
Hannum Ave
Sepulveda Blvd
Jefferson Blvd
W Centinela Ave
Slauson Ave
ATTACHMENT 4
20c
b
a
d
proposed Land use o verlay
sub-a rea o verlays
sub a rea a : hotel and hospitality
sub a rea b: t he marketplace
sub a rea c : t ransit c enter district
sub a rea d: f ox h ills plaza
0 0.5 1
Miles
©
SCALE1:8,500
The City of Culver City makes no representation or warranties of any kind with respect to
the accuracy of the information of claims furnished herein, as the data is a compilation of
records and information obtained from various sources. The data displayed on this map is
for representational purposes only. It is neithera legally recorded map nora survey and is
not intended to be used as such. No part of this map may be reproduced ortransmitted in
any form or by any means, electronic or mechanical, including photocopying and
recording systems except as expressly permitted in writing by the City of Culver City,
Information Technology Department, Geographic Information Systems. © City of Culver
City. All Rights Reserved.
INFORMATIONTECHNOLOGYDEPARTMENT
GEOGRAPHICINFORMATIONSYSTEMS
9770CULVERBLVD
CULVERCITY,CA90232
TEL: 310-253-5950
August 28, 2007
GENERALPLAN
LANDUSE
ELEMENTMAP
Cityof
*Thisversionof theLandUseElementMaphasbeenupdatedas
ofCity CouncilResolutionNo. 99-R105,adopted13December
1999,regardingGeneralPlanLandUseElementMapAmendment,
GPMA P-1999016/12101WashingtonBoulevard.
§
¨ ¦
405
! (
90
§
¨ ¦
10
COLLEGE AV
OREGON AV
WAGNER ST
LINDBLADE ST
BARMAN AV
BRADDOCK DR
WAGNER ST
LINDBLADE ST
ETHELDO AV
BARMAN AV
COOMBS AV
HERBERT ST
EAST BL
HURON AV
ALETTA AV
GIRARD AV
ROSABELL ST
WASHINGTONBL
17 VELVETLN
STEVENS
CR
AUGUSTI N LN
ST. JAMES DR
WINDSOR WY
COR PO
RATE
POINTE
LEEVIEW
CT
JACKSON AV
WASHINGTONBL
WASHINGTONPL
WASHINGTONBL
BRADDOCK DR
GRAND VIEW BL
BOISE AV
WASATCH AV
COLONIAL AV
MIDWAY AV
STAR
CR
HUNTLEY AV
BERRYMAN AV
COOLIDGE AV
MCLAUGHLIN AV
TULLER AV
HURON AV
CULVER BL
ASTAIREAV
SKELTONCR
COOGANCR
MARIETTA AV
WASHINGTON BL
ARIZONA AV
COMMONWEALTH AV
FARRAGUT DR
MILTON AV
TILDEN AV
GARLAND DR
P ALM COU RT WY
MC CONNELL BL
MILDRED AV
MOORE ST
CHASE AV
CAMPBELL DR
KENYON AV
GLOBE AV
GARLAND DR
PURDUE AV
VENICE BL
CULVER BL
MAYTIME
BALDWIN AV
OCEAN
STUDIO DR
JASMINE AV
VIRGINIA
PEARSON ST
LEAHY ST
FARRAGUT DR
PARK AV
DR|101010|13
14
VENICE BL
RAINTREE CR
13
CORNER RD
13
MAYTIME LN
LN
AV
BRADDOCK DR
GARFIELD AV
COOMBS AV
MENTONE AV
LE BOURGET AV
MOTOR AV
VINTON AV
JASMINE AV
WASHINGTON BL
LOUISE AV
CULVER BL
KEYSTONE AV
SUMMERTIME LN
MOTOR AV
VINTON AV
JACKSON AV
REVERE PL
LE BOURGET AV
MENTONE AV|1010101010|HOLLOW
11
10|101010|LINCOLN AV
DUQUESNE AV
INDIAN WOOD RD
SUMMERTIME LN
KINSTON AV
FRANKLIN AV
FARRAGUT DR
LA SALLE AV
FARRAGUT DR
EMER ALD WY
KEYSTONE AV
JORDAN WY
15|10 10|19
18
12
16
17
HARGIS ST
WESLEY ST
BLACKWELDER ST
SMILEY DR
HUTCHISON AV
FAY AV
MC MANUS AV
HIGUERA ST
WARNER ST
STELLER DR
HELMS AV
SCHAEFER ST
HAYDEN AV
ERNEST AV
DAVID AV
FAY AV
EXPOSITION BL
SENTNEY AV
LA CIENEGA BL
JACOB ST
CATTARAUGUS AV
SHERBOURNE DR
CAROLINE AV
HELMS AV
LANDMARK ST
NATIONAL BL
DAUPHIN AV
PERRY DR
HINES AV
ADAMS BL
EASTHAM DR
RODEO RD
LA CIENEGA AV
REID AV
ROBERTS AV
MC MANUS AV
PERHA M DR
CAROL
CT
WRIGHTTR
LENAWEE AV
VICSTONE CT
WRIGHTCREST DR
HOKE AV
HOLLYVIEW
TR
HOWARDVIEW
CT
W RIGHTCRES
T DR
CANFIELD AV
INCE BL
KRUEGER ST
HUBBARD ST
CARSON ST
WILLAT AV
SEPULVEDA BL
JEFFERSON BL
LA CIENEGA BL
VAN BUREN PL
WESLEY ST
LINDBLADE ST
POI NSETTIA CT
LUCERNE AV
FARRAGUT DR
LUCERNE AV
HAYDEN PL
STONEVIEW DR
IVYWY
CRESTVIEW RD
VERHALEN
CT
BLAIRSTONE DR
CLARINGTON AV
HUGHES AV
SEPULVEDA BL
DELMAS TER
CARDIFF AV
MAIN ST
IRVING PL
LAFAYETTE PL
HIGUERA ST
MADISON AV
ROBERTSON BL
WATSEKA AV
JEFFERSON BL
JEANPL
JASMINE AV
SHEDD TR
SHERBOURNE DR
CATTARAUGUS AV
HELMS AV
WASHINGTONBL
WESTWOOD BL
KAREN
CR
WY
OVERLAND AV
RHODA WY
KINSTON AV
NORTHGATE ST
ST
DRAKEWOOD
WHITBURN
GALVIN
FLAXTON ST
ST
STEVER ST
KELMORE ST
WY
LUGO WY
TELLEFSON
RD
MOLONY RD
MALAT
AV STEVENS
AV HANNUM
HAYTER AV
RYANDALE DR
PATOM DR
ORVILLE ST
SEGRELL WY
SEGRELL WY
RUDMAN DR
GRAYRIDGE DR
PLAYA CT
SELMARAINE DR
EMPORIA AV EMPORIA AV
PURDUE AV
CULVER PARK DR
SAWTELLE BL
WOOLFORD ST
BANKFIELD AV
SELMARAINE DR
FOX HILLS DR
PATOM DR
PLAYA ST
CAMBRIDGE WY
SUMNER WY
MC DONALD ST
BLANCO WY
JANISANN AV
BERRYMAN AV
DAWES AV
COOLIDGE AV
BERRYMAN AV
DOVERWOOD DR
BUCKINGHAM PK
COTA ST
DOBSON WY
SLAUSON AV
KINSTON AV
EL RINCON WY
STEVERCT
BERNARDO RD
EVEWARD RD
LINDA
HILL RD
STEPHON TR
STUBBS LN
DESHIRE PL
CLARMON PL
C ULVIEW ST
BUSH WY
KALEIN DR
HANNUM AV
KENSINGTON
WY
BUCKINGHAM PK
FOX HILLS MALL
DILLER AV
PORT RD
CULVER PARK DR
WY
HANNUM AV
HAMMACK ST
BRISTOL PKWY
CANTERBURY DR
GREEN VALLEY
CR
SOUTH DR
NORTH
UPLANDER WY
UPLANDER WY
BRISTOL PKWY
CO RR YNE PL
EMPORIA PL
ESTERINAWY
YOUNGWORTH RD
PORT RD
FAIRBANKS WY
FOX HILLS MALL
BALLONA LN
LANTANA LN
MICHAEL AV
MOORE ST
REDWOOD AV
TIVOLI AV
ALLA RD
LYCEUM AV
MEIER ST
WALGROVE AV
MITCHELL AV
FRANKLIN AV
MESMER AV
OVERLAND AV
MATTESON AV
SEPULVEDA BL
PIGOTT DR
BLEDSOE AV
COOMBS AV
RD
STONYCREE K
MELVIL ST
ETHELDO AV
AV
PICKFORD
MACHADO RD
DR
RANCH RD
CRANKS RD
TOMPKINS WY
COMEY AV
ZANJA ST
WALNUT AV
BEETHOVEN ST
GLENCOE AV
1 SALEM VILLAGE DR
3 SALEM VILLAGE CT
CENTINELA AV
MARCASEL AV
ELENDA ST
TULLER AV
ARVEE ST
GLOBE AV
TULLER AV
GLOBE AV
HEPBURNCR
SHORT AV
MAXELLA AV
LOUISE AV
ATLANTIC AV
HURON AV
7 COPPERFIELDLN
4 TIMBERLAKELN
9 SHOWBOATLN
2 SALEM VILLAGE PL
5 WILDERNESSLN
10 RAINBOW'S END
12 CIMMARONLN
6 HUCKFINNLN
8 GASLIGHTLN
18 CASCADECT
14 ST.LOUISCT
15 BUTTERFIELDCT
11 SHOWBOATPL
16 BOUNTY LN
19 TARATR
13 RAINTREECR
KENSINGTON RD
COOLIDGE AV
BERRYMAN AV
MINERVA AV
BLEDSOE AV
ALBRIGHT AV
BENTLEY AV
TILDEN AV
HARTER AV
CHARLES AV
WADE ST
NEOSHO AV
MC DONALD ST
GARFIELD AV
HUNTLEY PL
HERBERT WY
GRAND VIEW BL
COMMONWEALTH
CR
GARFIELD AV
HERBERT ST
WASHINGTONPL
FAIRFAX AV
HERITAGEPL
JEFFERSON BL
SEPULVEDA BL
SLAUSON AV
CENTINELA AV
FRANKLIN AV
COMMONWEALTH AV
CENTER ST
HARTER AV
MIDWAY AV
CULVER CENTER DR
WESTWOOD BL
SPAD PL
PROSPECT AV
MATTESON AV
SAWTELLE BL
ALBRIGHT AV
LAMARR AV
CORINTH AV
SAWTELLE BL
MC LAUGHLIN AV
INGLEWOOD BL
LINDBLADE DR
Ballona Creek
LOTZ LN
SANDIEGOFREEWAY
MARINA FREEWAY
SANTA MONICAFREEWAY
U
S
U
U
S
S
G
G
G
H
G
U
U
G
S
G
U
G
G
S
S
G
U
H
G
G
S
U
S
U
S
G
LowDensitySingle Family
LowDensityTwoFamily
LowDensityThreeFamily
LowDensityMultiple Family
MediumDensityMultiple Family
PlannedResidential Development
Residential
G
S
U
H
Government
School
Utility
HealthCenter
Commercial
Neighborhood Serving Corridor
General Corridor
Downtown
CommunityServingCenter
Regional Center
LightIndustrial
IndustrialPark
Industrial
Industrial
School
Other
Studio
Cemetery
Open Space
Institutional
CityBoundary
Freeway
Ballona Creek
FocusedSpecialStudiesArea
HaydenIndustrialTract
BlairHills/ BaldwinHills
405 gateway to culver city Hospitality & Ent Ertainm Ent District s p Ecific p lan
405
90
lan D USe an D Ur Ban For M vi Sion S
Green Valley Cir
Doverwood Dr
Bristol Pkwy
Fox Hills Dr
Hannum Ave
Sepulveda Blvd
Jefferson Blvd
W Centinela Ave
Slauson Ave
ATTACHMENT 4
21proposed Land use o verlay
sub-a rea o verlays
sub a rea a : hotel and hospitality
sub a rea b: t he marketplace
sub a rea c : t ransit c enter district
sub a rea d: f ox h ills plaza
0 0.5 1
Miles
©
SCALE1:8,500
The City of Culver City makes no representation or warranties of any kind with respect to
the accuracy of the information of claims furnished herein, as the data is a compilation of
records and information obtained from various sources. The data displayed on this map is
for representational purposes only. It is neithera legally recorded map nora survey and is
not intended to be used as such. No part of this map may be reproduced ortransmitted in
any form or by any means, electronic or mechanical, including photocopying and
recording systems except as expressly permitted in writing by the City of Culver City,
Information Technology Department, Geographic Information Systems. © City of Culver
City. All Rights Reserved.
INFORMATIONTECHNOLOGYDEPARTMENT
GEOGRAPHICINFORMATIONSYSTEMS
9770CULVERBLVD
CULVERCITY,CA90232
TEL: 310-253-5950
August 28, 2007
GENERALPLAN
LANDUSE
ELEMENTMAP
Cityof
*Thisversionof theLandUseElementMaphasbeenupdatedas
ofCity CouncilResolutionNo. 99-R105,adopted13December
1999,regardingGeneralPlanLandUseElementMapAmendment,
GPMA P-1999016/12101WashingtonBoulevard.
§
¨ ¦
405
! (
90
§
¨ ¦
10
COLLEGE AV
OREGON AV
WAGNER ST
LINDBLADE ST
BARMAN AV
BRADDOCK DR
WAGNER ST
LINDBLADE ST
ETHELDO AV
BARMAN AV
COOMBS AV
HERBERT ST
EAST BL
HURON AV
ALETTA AV
GIRARD AV
ROSABELL ST
WASHINGTONBL
17 VELVETLN
STEVENS
CR
AUGUSTI N LN
ST. JAMES DR
WINDSOR WY
COR PO
RATE
POINTE
LEEVIEW
CT
JACKSON AV
WASHINGTONBL
WASHINGTONPL
WASHINGTONBL
BRADDOCK DR
GRAND VIEW BL
BOISE AV
WASATCH AV
COLONIAL AV
MIDWAY AV
STAR
CR
HUNTLEY AV
BERRYMAN AV
COOLIDGE AV
MCLAUGHLIN AV
TULLER AV
HURON AV
CULVER BL
ASTAIREAV
SKELTONCR
COOGANCR
MARIETTA AV
WASHINGTON BL
ARIZONA AV
COMMONWEALTH AV
FARRAGUT DR
MILTON AV
TILDEN AV
GARLAND DR
P ALM COU RT WY
MC CONNELL BL
MILDRED AV
MOORE ST
CHASE AV
CAMPBELL DR
KENYON AV
GLOBE AV
GARLAND DR
PURDUE AV
VENICE BL
CULVER BL
MAYTIME
BALDWIN AV
OCEAN
STUDIO DR
JASMINE AV
VIRGINIA
PEARSON ST
LEAHY ST
FARRAGUT DR
PARK AV
DR|101010|13
14
VENICE BL
RAINTREE CR
13
CORNER RD
13
MAYTIME LN
LN
AV
BRADDOCK DR
GARFIELD AV
COOMBS AV
MENTONE AV
LE BOURGET AV
MOTOR AV
VINTON AV
JASMINE AV
WASHINGTON BL
LOUISE AV
CULVER BL
KEYSTONE AV
SUMMERTIME LN
MOTOR AV
VINTON AV
JACKSON AV
REVERE PL
LE BOURGET AV
MENTONE AV|1010101010|HOLLOW
11
10|101010|LINCOLN AV
DUQUESNE AV
INDIAN WOOD RD
SUMMERTIME LN
KINSTON AV
FRANKLIN AV
FARRAGUT DR
LA SALLE AV
FARRAGUT DR
EMER ALD WY
KEYSTONE AV
JORDAN WY
15|10 10|19
18
12
16
17
HARGIS ST
WESLEY ST
BLACKWELDER ST
SMILEY DR
HUTCHISON AV
FAY AV
MC MANUS AV
HIGUERA ST
WARNER ST
STELLER DR
HELMS AV
SCHAEFER ST
HAYDEN AV
ERNEST AV
DAVID AV
FAY AV
EXPOSITION BL
SENTNEY AV
LA CIENEGA BL
JACOB ST
CATTARAUGUS AV
SHERBOURNE DR
CAROLINE AV
HELMS AV
LANDMARK ST
NATIONAL BL
DAUPHIN AV
PERRY DR
HINES AV
ADAMS BL
EASTHAM DR
RODEO RD
LA CIENEGA AV
REID AV
ROBERTS AV
MC MANUS AV
PERHA M DR
CAROL
CT
WRIGHTTR
LENAWEE AV
VICSTONE CT
WRIGHTCREST DR
HOKE AV
HOLLYVIEW
TR
HOWARDVIEW
CT
W RIGHTCRES
T DR
CANFIELD AV
INCE BL
KRUEGER ST
HUBBARD ST
CARSON ST
WILLAT AV
SEPULVEDA BL
JEFFERSON BL
LA CIENEGA BL
VAN BUREN PL
WESLEY ST
LINDBLADE ST
POI NSETTIA CT
LUCERNE AV
FARRAGUT DR
LUCERNE AV
HAYDEN PL
STONEVIEW DR
IVYWY
CRESTVIEW RD
VERHALEN
CT
BLAIRSTONE DR
CLARINGTON AV
HUGHES AV
SEPULVEDA BL
DELMAS TER
CARDIFF AV
MAIN ST
IRVING PL
LAFAYETTE PL
HIGUERA ST
MADISON AV
ROBERTSON BL
WATSEKA AV
JEFFERSON BL
JEANPL
JASMINE AV
SHEDD TR
SHERBOURNE DR
CATTARAUGUS AV
HELMS AV
WASHINGTONBL
WESTWOOD BL
KAREN
CR
WY
OVERLAND AV
RHODA WY
KINSTON AV
NORTHGATE ST
ST
DRAKEWOOD
WHITBURN
GALVIN
FLAXTON ST
ST
STEVER ST
KELMORE ST
WY
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Con Ceptual p lans shown are preliminary, and have been
in Cluded only to show intent and relationship to the
proposed land use overlay.
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405 gateway to culver city Hospitality & Ent Ertainm Ent District s p Ecific p lan
405
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lan D USe an D Ur Ban For M vi Sion S
Green Valley Cir
Doverwood Dr
Bristol Pkwy
Fox Hills Dr
Hannum Ave
Sepulveda Blvd
Jefferson Blvd
W Centinela Ave
Slauson Ave
ATTACHMENT 4
22H O S P I T A L I T Y A N D E N T E R T A I N M E N T D I S T R I C T “ T O O L B O X ” 1 | P a g e
C U L V E R C I T Y H O S P I T A L I T Y A N D E N T E R T A I N M E N T D I S T R I C T
“ T O O L B O X ”
A p r i l 1 3 , 2 0 1 5
The Visual Database Toolbox summarizes and assesses the quality of existing streets and streetscapes in the
Hospitality and Entertainment District planning area and identifies a range of possible improvements to achieve
consistency with the planning and design concepts presented in the Vision Statement. These represent an initial
point of departure for ideas that have not been vetted or analyzed and require further study to determine their
costs, feasibility, and community acceptability. The steps in future work tasks will involve (a) quantification of the
increment of new development that may be accommodated in the planning area; (b) calculation of the number,
modal split, and distribution of trips generated by these uses; (c) evaluation of their impacts on the existing
circulation system; (d) identification of improvements, modal shift, and transportation demand management
measures to reduce the impacts; (e) estimation of costs of improvements; (f) review of alternative with the City staff
and the community; and (g) selection of preferred mobility and streetscape plans.
S T R E E T A N D R O A D W A Y T Y P E S A N D C H A R A C T E R I S T I C S
Existing Conditions
Sepulveda Boulevard, Centinela Avenue, and Slauson Avenue are classified as “Primary Arteries” by the City’s
General Plan Circulation Element. They are described as major cross-town thoroughfares with right-of-way widths of
95 feet or more. Traffic flow is characterized as high volume and fast-moving, with direct access from private
driveways ideally limited or prohibited. Most segments of Sepulveda and Slauson have three travel lanes in each
direction, while Centinela varies from two to four travel lanes. Landscaped medians separate traffic flows in each.
Green Valley Circle and Bristol Parkway are classified as “Secondary Arteries.” These are described as links between
collectors and primary arteries, with widths in the range of 80 to 94 feet and two travel lanes in each direction. The
paved right-of-way does not incorporate a designated bicycle path. Traffic volumes on the Primary Arteries are
heavy throughout the day, and significant congestion and delays occur at key intersections during peak hours.
The photographs below illustrate the width and character of these streets.
Possible Strategies
California State legislation AB 1358, The Complete Streets Act of 2008, requires jurisdictions to amend their
circulation elements to plan for multimodal transportation networks. These networks should allow for all users to
effectively travel by motor vehicle, foot, bicycle, and transit to reach key destinations within their community and
the larger region. While an ideal objective, the extent to which these elements can be integrated into the Hospitality
and Entertainment District’s Primary and Secondary Arteries is constrained by their right-of-way, traffic volumes,
acceptable service standards, costs of improvements, and funding availability, as well as the need to coordinate any
ATTACHMENT 5
23H O S P I T A L I T Y A N D E N T E R T A I N M E N T D I S T R I C T “ T O O L B O X ” 2 | P a g e
improvements with adjoining jurisdictions. Additional citywide and local traffic and engineering studies would be
necessary to determine their feasibility for which trade-offs among competing objectives would have to be
considered (e.g., adding a separated bicycle path or transit-priority lane versus maintaining vehicle traffic speeds).
The “toolbox” of possible improvements to meet these objectives is listed below.
? Implementing a “road diet,” reducing the number of automobile travel lanes
? Adding a designated Class I or II bicycle path
? Designating a transit-exclusive lane during peak travel times
? Implementing Intelligent Transportation Systems
S I D E W A L K S , C U R B S , A N D G U T T E R S
Existing Conditions
With few exceptions, sidewalks, curbs, and gutters throughout the Hospitality and Entertainment District are paved
in concrete with no decorative or aesthetic treatment. They are designed according to basic engineering standards
for safety and maintenance. Sidewalks directly abut the roadway, except for Green Valley Circle where the sidewalk
is separated by a landscaped parkway. Stormwater runoff directly discharges directly from the sidewalks into the
gutters and storm drainage network, carrying toxics and pollutants.
Sidewalks along the east side of Sepulveda Boulevard abutting the Westfield Mall are narrow and interrupted by
utility poles and lighting standards, impeding their suitability for active pedestrian use. Those on Slauson Avenue,
Green Valley Circle, Centinela Avenue, and Corryne Place are wider and more conducive for walking. Street
intersections are designed according to standard radii to facilitate vehicle turning movements, which inhibit and
increase the time necessary for pedestrian crossings.
Possible Strategies
The ability to widen and construct sidewalk improvements along the Primary Arteries is constrained by the need to
maintain right-of-way to accommodate safe vehicle flows consistent with City standards of service and faces the
same challenges and trade-offs, as discussed for roadway types. Best practices that may be considered for the
District’s sidewalks include the following:
ATTACHMENT 5
24H O S P I T A L I T Y A N D E N T E R T A I N M E N T D I S T R I C T “ T O O L B O X ” 3 | P a g e
? Widening sidewalks to facilitate pedestrian activity and constructing “bulb-outs” at intersections to
facilitate safe pedestrian crossings
? Removing utility poles
? Constructing a landscaped parkway to separate pedestrians from the roadway
? Painting or repaving sidewalks to improve their visual attractiveness
? Redesign sidewalks with permeable surfaces and bioswales to facilitate filtering of toxics and drainage of
stormwater into the groundwater basin, rather than storm drainage infrastructure
S T R E E T T R E E S , L A N D S C A P I N G , A N D P L A N T E R S
Existing Conditions
Landscaping varies along the highway corridors in the Hospitality and Entertainment Corridor. Trees are planted at
regular intervals along the sidewalks and medians of most of the streets. However few exist along the east side of
Sepulveda between Green Valley Circle and Slauson. With the exception the sidewalks southwest of the Slauson-
Sepulveda intersection and along Green Valley Circle, trees are spaced at distances that are insufficient to establish
a continuous or dense canopy along their length. No other plantings or landscape exist along the public sidewalks,
except for landscaped strips and setbacks on private properties. While the street trees offer visual relief for
automobile drivers, their spacing and lack of other street plantings make the sidewalks unattractive places for
pedestrian activity. In many respects, these may be characterized as being barren.
Possible Strategies
The visual and environmental quality of the District’s streets would be improved and more attractive for pedestrian
activity by installing additional trees at closer spacing and landscape plantings. A variety of native and drought-
tolerant species could be used to provide shade and improve the area’s visual quality. Stormwater capture cisterns
and drip irrigation systems would minimize water consumption. A dense tree canopy would reduce the climate
change impacts and contribute to the reduction of greenhouse gas emissions. Importantly, developing a consistent
and robust palette of landscapes would contribute to distinguishing the district as a special place to shop, work, and
visit. The following photographs illustrate possible street tree and landscape improvements.
ATTACHMENT 5
25H O S P I T A L I T Y A N D E N T E R T A I N M E N T D I S T R I C T “ T O O L B O X ” 4 | P a g e
u
S T R E E T F U R N I T U R E A N D W A Y F I N D I N G S I G N A G E
Existing Conditions
Street furniture and public art contribute to the attraction for and well-being of pedestrian activity and wayfinding
signage enables visitors and commercial customers to quickly locate their destinations and access parking within a
district. Largely, the Hospitality and Entertainment District lacks these important elements. A monument sign
identifies the Transportation Center on Slauson Avenue, but directional signs to this location in the District are
absent. Street furniture is limited to benches at the Culver City Transit Center and bus shelters on Green Valley
Circle Otherwise, there are no improvements or amenities facilitating travel throughout the District or making
walking an attractive option.
Possible Strategies
A robust program installing street furniture and a comprehensive wayfinding signage program would enhance the
Hospitality and Entertainment District’s identity, understandability, and quality as a place for walking. Examples of
furniture making streets great places to walk include: benches providing places for people to sit waiting for transit,
engage in conversations with friends, or as a respite from walking; receptacles for the disposal of trash, keeping the
streets clean; lighting providing a comfortable and safe environment for walking; bicycle racks; and water fountains.
ATTACHMENT 5
26H O S P I T A L I T Y A N D E N T E R T A I N M E N T D I S T R I C T “ T O O L B O X ” 5 | P a g e
A progam of uniform and well-designed signage incorporating an iconic logo uniquely identifying the Hospitality and
Entertainment District would be used to identify sub-districts and key sites such as the Hotel Core, Transit Center,
and The MarketPlace, and provide directions to these and parking facilities.
P E D E S T R I A N A N D B I C Y C L E C I R C U L A T I O N A N D C R O S S I N G S
Existing Conditions
As discussed in the preceding sections, today the Hospitality and Entertainment District is automobile-dominated
and pedestrian activity is inhibited by lack of connected, well-designed, and attractive sidewalks and streetscapes
with amenities and convenient and safe street crossings. Similarly, bicycling is constrained by the lack of definable
and safe bicycle paths separated from traffic, connections with citywide and regional bicycle paths, and supporting
facilities such as storage racks.
Possible Strategies
Development of an areawide network of landscaped sidewalks and walkways with benches, pedestrian-oriented
lighting, wayfinding signage, and other amenities, implementing the previously described sidewalk and public realm
improvements, would promote walking and enhance the character and quality of the Hospitality and Entertainment
District. The network would internally link key destination uses and the District with adjoining neighborhoods and
business centers. An aligned network of bicycle paths would similarly improve access and connect to the citywide
and regional network of bikeways including the Ballona Creek Bikeway, which would enable hotel guests to easily
travel to the coast.
ATTACHMENT 5
27H O S P I T A L I T Y A N D E N T E R T A I N M E N T D I S T R I C T “ T O O L B O X ” 6 | P a g e
E D G E S , G A T E W A Y S , L A N D M A R K S , A N D N A T U R A L F E A T U R E S
Existing Conditions
To the vast majority of travelers along the I-405 Freeway, the proposed Hospitality and Entertainment District is not
identified as a distinct district or a part of Culver City. It visually reads as a series of fragments--hotel, regional
commercial, and strip commercial. One isolated sign announces entry to the City, but itis lost visually to most people
entering from Centinela, Sepulveda, Slauson, and from the freeway off-ramps. The most significant identifiers are
the bulk and mass of the hotels and the signage and mass of the Westfield Mall. There are no remaining natural
areas and landscapes have been introduced through site development and along the freeway right-of-way.
Possible Strategies
Treatments of the entries to the Hospitality and Entertainment District from the I-405 Freeway and
primary arterials can be achieved through the implementation of iconic lighting, signage, art and
sculpture, and/or signage. These can be integrated into the existing infrastructure of roadways and
bridges or as free-standing elements. Thematically, they can express “the entry to the Heart of
Screenland” and employ design images emblematic of this history. Examples are illustrated below:
The flood control channel along the eastern edge of the Doubletree Hotel could be “softened” as a natural amenity,
introducing a pathway for pedestrians and bicycle with native landscaping restored along its length, as illustrated
below:
ATTACHMENT 5
28H O S P I T A L I T Y A N D E N T E R T A I N M E N T D I S T R I C T “ T O O L B O X ” 7 | P a g e
ATTACHMENT 5
29CULVER CITY HOSPITALITY AND ENTERTAINMENT DISTRICT
VISION STATEMENT SUMMARY OF PUBLIC OUTREACH
HOTEL SURVEY
From approximately February 1, 2015 to March 1, 2015 we conducted a survey from guests staying at the
Doubletree by Hilton Hotel about their stay and additional amenities they would like to see in close proximity to the
hotel (within the Hospitality and Entertainment district). In total, we received about 80 responses from hotel guests.
The majority of guests were traveling for business (62%), and the average length of their stay was 2.2 nights. Most
guests chose to stay there for the general location of the hotel and the price, and for the hotel’s proximity to the LAX
airport, Loyola Marymount University and Pepperdine campuses, their place of work, the Beach, and the Westside.
Guests stated that they would have enjoyed more “restaurant choices,” “activities for adults,” and “recreational
activities” in close proximity to the hotel. Other amenities guests would like to see included: late night dining
options, a metro station, and gym facilities. The hotel survey was not intended to be scientific, it does, however
provides a “snapshot” into the opinions of hotel guests.
COMMUNITY POP-UP
On March 7, 2015 we hosted a pop-up community workshop at the Westfield Culver City Mall from 10 am to 2 pm.
Approximately 50 people stopped by the booth to share and vote on ideas for the signage, artwork, branding and
land uses they would like to see throughout the Hospitality & Entertainment District. Workshop participants were
also able to fill out a survey on additional entertainment, hospitality, transportation, and branding ideas. In total, we
received 16 responses from workshop visitors who mostly visited the project area either daily or weekly. The
majority of respondents stated that they would like to see light rail, walking paths and bike lanes as alternative
modes of transportation in the project area, in addition to restaurants, a bowling alley, bookstores/coffee shops,
and a brewery/beer garden for entertainment uses. In regards to hospitality uses, most respondents preferred
yoga/spin studios, a bakery, bike rental shops, a wedding venue, spas, and a micro-vineyard. Respondents also
selected lighting and landscaping as the preferred branding methods, followed by art and signage.
Workshop visitors were also able to share and vote on ideas presented on boards at the workshop, which included
ideas for the lighting, signage, artwork, and transportation concepts for the area (see images of boards below).
Additional ideas for the project area that workshop participants shared included a shuttle system, a museum, an
open skating rink, a grocery store, transportation for seniors, non-chain restaurants, an art supplies store, and
creative office space. Participants did not want to see additional hotels, and wrapped building and signage within
architecture.
ATTACHMENT 6
30COMMUNITY OPEN HOUSE
On Thursday, March 19
th
from 6:00 pm to 8:00 pm we held a Community Open House at the Culver City Veteran’s
Memorial Building Multi-Purpose Room. The Open House was an opportunity for community members to learn
more about the Hospitality & Entertainment District Visioning proposal, and provide initial feedback. About 75
community members attended the Open House, and provided feedback regarding the District’s land uses; mobility;
signage, art & branding. Community members were able to share their ideas via a “dot” exercise, where they would
place a green dot on ideas which they supported and a red dot on ideas they had concerns about on boards
displaying various land use, mobility, and signage art & branding ideas for the District, as well as write their general
ideas and comments on large “share your ideas” poster boards. Community members were also able to fill out the
405 Gateway to Culver City Hospitality and Entertainment District Community Survey, which allowed for more open
responses about the District (results described below).
On the General “Share Your Ideas” boards, five or more community members supported the addition of a museum,
a bookstore or coffee shop, an open skating rink, and a shuttle system throughout the District. Some of the most
popular (and some contested) ideas on those boards also included parks and open space (22 green, 7 red), a transit
center opportunity (24 green, 4 red), Culver City Gateway Signage (24 green, 6 red), Hospitality & Entertainment
Improvements (25 green, 21 red). The least popular idea was Hotel Signage, which received 48 red dots (and 16
green).
Specifically related to land uses, community members suggested “to improve/protect the Fox Hills Park with
upgrades/landscaping (12 green),” “native plants which promote zeroscaping and low water use (8 green),” “Bicycle
paths on Sepulveda (7 green),” “a bookstore/café (8 green),” “edible gardens & fruit trees (8 green), and to “redo
the CVS strip mall adding a Starbucks and other state of the art shops (5 green 2 red).” The least popular land use
idea was the addition of more hotels to the area, with 9 red dots and 4 green.
As for mobility, preferred ideas included bike lanes/path (8 green), bicycle rentals (8 green, 1 red), walking paths (11
green), light rail (6 green, 3 reed), more crosswalks (5 green), and to reduce the speed limit on Green Valley Circle
from 35 to 30 mph (5 green). Community members also preferred a hatched crosswalk in regards to pedestrian
improvements for the area (10 green, 1 red), better accessibility (16 green), wave entry art (9 green), the rainbow
light underpass lighting (9 green, 5 red), and the red carpet lighting (9 green, 2 red).
For signage, art, and branding, most community members supported landscaping (drought tolerant/native) (18
green, 1 red), a “Welcome to Culver City” sign (9 green, 2 red), heart of screenland branding (8 green, 2 red),
freeway underpass enhancements (7 green, 1 red), and no billboards (16 green).
ATTACHMENT 6
31
COMMUNITY SURVEY
City Responses
From approximately March 1, 2015 to March 27, 2015 the City of Culver City posted the 405 Gateway to Culver City
Hospitality and Entertainment Community Survey to the City’s website (http://culvercity.org/). The survey took
approximately 2 minutes to complete, and received 64 responses. Most respondents stated that they visited the
District on a daily (55%) or weekly (27%) basis. Community members stated that they would like to see bike
lanes/path, walking paths, and light rail as alternative modes of transportation in the area, in addition to a shuttle for
disabled /senior citizens and a pedestrian overpass. In regards to entertainment uses for the district, community
members would like to see additional bookstore/coffee shops, restaurants, a brewery or beer garden, a performing
arts theater, and an ice skating rink. As for hospitality uses, most members supported additional housing
(multifamily), a bakery, a micro-vineyard, yoga/spin studios, bike rental, and a spa. 70% of respondents liked the idea
of landscaping as District identification and branding method, and 43% supported the use of lighting and art.
Through open comments, many community members urged that no more billboards be added to the District, as the
area “already has too much signage”, and the need to preserve the residential areas. Many community members
also stated that not much else is needed within the District, as they are within walking or short driving distance to
many of the land uses mentioned in the survey. However, many respondents would like to see the area more
pedestrian friendly, with security lighting under the freeway overpass, and landscaped with Native drought-resistant
plants. The community survey was not intended to be scientific, it does, however provides a “snapshot” into the
opinions of community members.
Chamber Responses
From approximately March 1, 2015 to March 27, 2015 the City of Culver City’s Chamber of Commerce participated
in the 405 Gateway & Entertainment District Survey, which received a total of 78 responses. 40% of respondents
stated that they visited the area on a weekly basis, and 33% on a daily basis. Most Chamber members supported
additional walking paths (55%), light rail (50%), and bike lanes/path (40%) as additional modes of transportation for
the area, in addition to a local shuttle, a community Dash Bus, car share programs, and electric car charging stations.
Many chamber members selected: “bookstore/coffee shop, restaurants, a brewery/beer garden, retail/shopping, a
performing arts theater, an ice skating rink and a bowling alley,” as additional entertainment uses they would like to
see in the area. Other suggestions made by chamber members include a movie theater, a golf course, and dance
studios. As for hospitality uses, many Chamber members preferred to see a bakery, conference facilities,
hospitality/cooking training facilities, a micro-vineyard, multifamily housing, bike rental, yoga-spin studios, and a spa.
Other respondents suggested an event facility such as a YMCA or a community multi-purpose room for school fund
raisers or club events that could hold about 500 people. Chamber respondents preferred landscaping (71% of
respondents) as the District identification and branding method, and over 50% also supported signage, art, and
lighting. Other comments included the need for a general update with new or independent-type businesses (i.e.,
small business coffee shops, specialty restaurants, unique clothing, etc). The community survey was not intended to
be scientific, it does, however provides a “snapshot” into the opinions of chamber members.
Open House Responses
On Thursday, March 19
th
from 6:00 pm to 8:00 pm we held a Community Open House at the Culver City Veteran’s
Memorial Building Multi-Purpose Room, where participants were given the option to fill out the 405 Hospitality &
ATTACHMENT 6
32Entertainment District Survey. At the event, 26 surveys were filled out, with the majority of respondents (58%)
visiting the area on a daily basis. Most community members stated that they would like to see additional walking
paths and bike lanes/path in the area, in addition to a small loop bus or trolley, and more charging stations for electric
vehicles. Community members stated that they would like to see a bookstore/coffee shop, a museum, restaurants, a
performing arts theater, a brewery/beer garden, and cooking class as additional entertainment land uses in the area.
Other suggestions included low key uses in keeping with the residential neighborhood, a wine gallery, non-chain
restaurants , and green space. As for hospitality uses: bike rental, a bakery, and yoga/spin studios were the most
popular. Most respondents preferred landscaping as the District identification and branding method, followed by
lighting and art. Many respondents expressed concerns over billboards and signage throughout the district, as the
“lighting and signage have a Disneyland/corporate feel.” Community members stated that they would like to see
innovative uses of public spaces (e.g., parklets, public art, green space), limited signage/electronic billboards, an
updated feel (70s strip mall is outdated), more bikeability and walkability, smaller, independent businesses (such as
boutique stores and gourmet coffee shops), all keeping with Culver City’s cinematic history and low key, residential
neighborhoods. The community survey was not intended to be scientific, it does, however provides a “snapshot”
into the opinions of open house attendees.
ATTACHMENT 6
33
HOSPITALITY & ENTERTAINMENT DISTRICT
PHASE 2. SPECIFIC PLAN & EIR
TASK 1 PREPARE DRAFT PLAN
Using Phase 1 and 1b (Visioning) as a starting point, PlaceWorks will prepare a Draft Specific Plan for the
City’s review and comment in collaboration with the business stakeholders. This Draft Specific Plan will
also be a starting point for further community discussions about the types of use, development standards,
design guidelines, mobility, streetscape, and infrastructure improvements, arts and cultural amenities and
types and locations of branding, wayfinding, and signage that will guide further development throughout
Phase 2 of the planning process.
The draft plan will be formatted and organized for consistency with comparable policy and regulatory
documents prepared for the City of Culver City. Consistent with requirements of section 65451 of the
Government Code, the Culver City Hospitality and Entertainment District Specific Plan will incorporate
maps, text and diagrams guiding the distribution, location, and extent of elements of the built physical
environment and the implementation and funding measures associated with these elements. The
PlaceWorks team will meet with the City to review and receive feedback on each element of the Draft
Specific Plan.
3.1 Hospitality & Entertainment District Specific Plan Structure
PlaceWorks will meet with City staff to discuss the proposed organization and content of the Specific Plan.
Prior to the meeting, we will prepare a detailed draft outline of the Plan for review by the City. The intent
of the meeting will be to receive confirmation on the direction of the Plan and set the stage for an
iterative process throughout the preparation.
Deliverable(s):
? 1 electronic copy of draft and final Plan outline, summary notes from meeting with staff.
3.2 Preparation of Land Use Plan
We will prepare a land use plan defining categories of place/use typologies comprising the Hospitality and
Entertainment District planning area, differentiated by use, development scale, and character. For each,
we will describe intentions for permitted uses; development intensity (FAR) and/or density (units per
acre); parcels targeted for reuse, infill, and/or intensification.
The land use and urban form concepts will be developed in consultation with property owners and City
staff to develop and test a preliminary concepts for properties on which land use changes may be
considered (change of use, change of density). Recommendations from Phase 1 (Vision) will be
incorporated into the Land Use Plan
PlaceWorks will meet with City staff to discuss the proposed Land Use Plan. Prior to the meeting, we will
prepare a detailed draft Land Use Plan for review by the City. The intent of the meeting will be to receive
confirmation on the direction of the Plan and establish a framework for the technical studies to work
within.
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Deliverable(s):
? 1 electronic copy of draft and final Plan project description (including associated maps and graphics),
summary notes from meeting with staff.
3.3 Preparation of Draft Development Standards & Design Guidelines
We will prepare Draft Development Standards & Design Guidelines that will further articulate the Land
Use Plan (Task 3.2) This section will translate Vision (Phase1 and 1b) into the development standards and
new mixed use overlay that will enable implementation and provide the flexibility needed for future
decision making.
This Development Standards will address building form and placement, open space, landscape, and other
requirements. Permitted uses will be defined. Building envelope standards may include minimum or
maximum building setbacks, maximum building heights, massing, and building orientation and frontage.
Open space standards may address open space retention and maintenance, new active and passive open
spaces, and activities. Landscaping standards may include the landscaping of surface parking lots, streets,
walkways, and landscape screening requirements. Lighting standards may include the location, height,
direction, and illumination standards for parking lots, walkways, entryways, and security lighting, as well
as lighting elements of branding efforts. Signage standards may include entry signage location, size, type,
design, and illumination.
Design guidelines will also address site planning, streetscape and landscape design, entry treatments,
major signage, screening techniques, lighting, and other general guidelines. The guidelines will provide a
flexible framework to ensure a cohesive aesthetic appropriate to each part of the planning area and
promote the character and identify of the Hospitality & Entertainment District. This section will be highly
illustrated, with sketches and photos to demonstrate the desired intent.
The draft Development Standards & Design Guidelines will be developed in consultation with property
owners and City staff to develop and test a preliminary concepts for properties on which improvements
may be considered. Recommendations from Phase 1 (Vision) will be incorporated into the draft
Development Standards and Design Guidelines.
PlaceWorks will meet with City staff to discuss the Administrative Draft Development Standards & Design
Guidelines. Prior to the meeting, we will prepare the Administrative Draft Development Standards &
Design Guidelines for review by the City. The intent of the meeting will be to receive confirmation on the
direction of the Plan and discuss any comments by City staff.
Deliverable(s):
? 1 electronic copy of the Administrative Draft Development Standards & Design Guidelines (including
associated maps and graphics), summary notes from meeting with staff.
3.4 Preparation of Draft Mobility, Streetscape, and Infrastructure Improvements Plan
We will prepare an Administrative Draft Mobility, Streetscape & Infrastructure Improvements Plan for the
Hospitality and Entertainment District planning area. Streetscape improvements developed in Phase 1
(Vision) will be refined and will be cross-referenced to an area-wide map and illustrated with cross-
sections and relevant photographs, along with a list of improvements. Preliminary results of the Traffic
and Parking Analysis (Task 4) will be included in the draft. We will also assess the phasing and capacity of
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the proposed infrastructure for the proposed land uses including appropriate systems, including sewer
and water.
The mobility, streetscape and infrastructure concepts will be developed in consultation with property
owners and City staff to develop and test a preliminary concepts for properties on which improvements
may be considered. Recommendations from Phase 1 (Vision) will be incorporated into the draft Mobility,
Streetscape, and Infrastructure Improvements Plan.
PlaceWorks will meet with City staff to discuss the Administrative Draft Mobility, Streetscape and
Infrastructure Improvement Plan. Prior to the meeting, we will prepare the Administrative Draft Mobility,
Streetscape and Infrastructure Improvement Plan for review by the City. The intent of the meeting will be
to receive confirmation on the direction of the Plan and discuss any comments by City staff.
Deliverable(s):
? 1 electronic copy of the Administrative Draft Mobility, Streetscape and Infrastructure Improvement
Plan (including associated maps and graphics), summary notes from meeting with staff.
3.5 Preparation of Draft Arts & Cultural Amenities, Branding, Wayfinding and Signage
Plan
We will prepare an Administrative Draft Arts & Cultural Amenities, Branding, Wayfinding and Signage Plan
(including Signage District Standards) for the Hospitality and Entertainment District planning area. Arts &
Cultural Amenities, Branding, Wayfinding and Signage developed in Phase 1 (Vision) will be refined and
will be cross-referenced to an area-wide map and illustrated with cross-sections and relevant
photographs, along with a list of options.
The mobility, streetscape and infrastructure concepts will be developed in consultation with property
owners and City staff to develop and test a preliminary concepts for properties on which improvements
may be considered. Recommendations from Phase 1 (Vision) will be incorporated into the draft Mobility,
Streetscape, and Infrastructure Improvements Plan.
PlaceWorks will meet with City staff to discuss the Administrative Draft Arts & Cultural Amenities,
Branding, Wayfinding and Signage Plan. Prior to the meeting, we will prepare the Administrative Draft
Arts & Cultural Amenities, Branding, Wayfinding and Signage Plan for review by the City. The intent of the
meeting will be to receive confirmation on the direction of the Plan and discuss any comments by City
staff.
Deliverable(s):
? 1 electronic copy of the Administrative Draft Arts & Cultural Amenities, Branding, Wayfinding and
Signage Plan including Signage District Standards (including associated maps and graphics), summary
notes from meeting with staff.
3.6 Preparation of Draft Implementation Plan
We will prepare an Administrative Draft Implementation Plan for the Hospitality and Entertainment
District planning area. This section will include a phasing and maintenance plan for development and
infrastructure construction, potential financing mechanisms, and provisions for development review. The
ideas to be developed in Phase 1 (Vision) will be evaluated for their feasibility and costs and alternative
sources of financing will be identified. Findings from the economic analysis (Task 5.0) and the
transportation analysis (Task 6.0) will be included in this section. The administration section will include
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provisions for plan amendments, interpretation, development tracking and monitoring, and other aspects
of plan administration.
Administrative Procedures. We will the stakeholders and City staff in writing procedures to be followed in
implementing the updated Specific Plan. To the extent necessary, supplementary procedures that are
uniquely applicable to the project area will be identified. These are anticipated to address:
» Development review and entitlement.
» CEQA review of proposed projects.
» Specific Plan Amendments.
» Coordination of Capital Improvements Programs.
Implementation Tracking, Reporting, and Adjustments. We will collaborate with stakeholders and City
staff to develop tools to monitor the plan’s performance on implementation. Indicators will be identified
based on input received during the planning process, including such elements as new construction,
economic activity, land value changes, parking adequacy, acres of public and green spaces, and number of
bicycle users. A process will be defined to enable expeditious amendments to the Specific Plan to address
issues identified as it is monitored (what is working? what is not working?) as well as changing community
conditions and values. For comparable plans, we have incorporated innovative tools that establish
thresholds based on findings of significance of the EIR, allowing flexibility in use, density, urban form, and
improvements provided that any changes do not trigger impacts exceeding these.
PlaceWorks will meet with City staff to discuss the Administrative Draft Implementation Plan. Prior to the
meeting, we will prepare the Administrative Draft Implementation Plan for review by the City. The intent
of the meeting will be to receive confirmation on the direction of the Plan and discuss any comments by
City staff.
Deliverable(s):
? 1 electronic copy of the Administrative Draft Implementation Plan (including associated maps and
graphics), summary notes from meeting with staff.
3.7 Prepare Draft Specific Plan
Upon receipt of comments from City staff from in preceding sub-tasks, PlaceWorks will prepare a Draft
Specific Plan that will be used in Task 4 to solicit feedback and public input on the Hospitality and
Entertainment District.
Deliverable(s):
? 1 electronic copy and 5 hard copies of the Draft Specific Plan.
TASK 4 PUBLIC OUTREACH & ENGAGEMENT
4.1 Meeting(s) with Property Owners
PlaceWorks will work with the City staff to plan and facilitate up to three meetings with property owners
who reside in or around the proposed Hospitality & Entertainment District to discuss the specific plan and
EIR process and solicit input.
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Deliverable(s):
? Predetermined list of questions for property owners; PowerPoints, boards, or handouts to illustrate
various topic areas and solicit comments; summary notes from up to three meetings.
4.2 Community Open House on Draft Specific Plan
PlaceWorks will conduct up to four Open Houses or “pop ups” on aspects of the draft specific plan in
order to solicit input and receive initial feedback from representatives of the stakeholders, other land
owners, the business community and residents. The Open Houses will focus on:
? Review of the land use plan section of specific plan.
? Review of Draft Development Standards and Design Guideline section of specific plan.
? Review of Draft Mobility, Streetscape and Infrastructure Improvement Plan section of specific
plan.
? Review of the Draft Arts & Cultural Amenities, Branding, Wayfinding and Signage Plan section of
specific plan.
? Review of the Draft Implementation Plan section of specific plan.
? Review of the initial traffic and economic analyses.
? Review of technical studies and potential mitigation.
Deliverable(s):
? PowerPoints, boards, or handouts to illustrate various topic areas and solicit comments, summary of
input.
4.3 Elected Official Working Session on Draft Specific Plan
PlaceWorks will facilitate up to four working sessions with elected officials to discuss the specific plan and
EIR process and solicit input. Working Sessions will focus on:
? Review of the land use plan section of specific plan.
? Review of Draft Development Standards and Design Guideline section of specific plan.
? Review of Draft Mobility, Streetscape and Infrastructure Improvement Plan section of specific
plan.
? Review of the Draft Arts & Cultural Amenities, Branding, Wayfinding and Signage Plan section of
specific plan.
? Review of the Draft Implementation Plan section of specific plan.
? Review of the initial traffic and economic analyses.
? Review of technical studies and potential mitigation.
Deliverable(s):
? PowerPoints, boards, or handouts to illustrate various topic areas and solicit comments; meeting
agendas and summaries.
4.4 Community Open House on Final Draft Specific Plan
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PlaceWorks will conduct up to two Open Houses or “pop ups” on the Final Draft Specific Plan in order to
solicit input and receive initial feedback from representatives of the stakeholders, other land owners, the
business community and residents. The Open Houses will focus on any changes made based on input
received on the Draft Specific Plan.
Deliverable(s):
? PowerPoints, boards, or handouts to illustrate various topic areas and solicit comments, summary of
input.
TASK 5 ECONOMIC ANALYSIS
In Task 3.6, the PlaceWorks team will prepare a program of implementation actions designed to identify
the necessary programs, capital improvements, investments, and financing programs to achieve the
visions and development opportunities for the Hospitality and Entertainment District. The following
economic analysis will inform the implementation plan as well as the Specific Plan process as a whole.
5.1 Marketing and Economic Development Programs
The PlaceWorks team will collaborate with City staff in defining programs to inform, stimulate interest,
and promote development in the proposed Hospitality & Entertainment District, in particular focusing on
the identifying and/or confirming land uses that would be viable in the District
5.2 Capital Improvements
A key component to successful implementation of the Hospitality & Entertainment District will be the
identification of viable improvements to the physical environment of the areas that will enhance existing
assets, support a sense of place, and attract or enable private sector investment. From a physical
perspective, this process will be manifested to a large degree through a Capital Improvement Plan that
defines the type and costs of streetscape and infrastructure improvements, facilities, and other physical
amenities, as well as a process for achieving them. This will include an assessment of the type of public
investments likely to enhance economic competitiveness and value capture.
5.3 Financing Strategies
While the market study will assist in defining an overall land use pattern that reflects market demand,
there is also a need to assess the financial feasibility of potential building types in each of the station
areas. As part of this task, we will prepare a static pro forma financial analysis of up to three building
types, ranging from residential to commercial uses. We will work closely with the designers on the
PlaceWorks team to derive key inputs such as unit/building sizes, parcel sizes, densities, parking ratios,
etc. In addition to testing financial feasibility, the pro forma analysis will also allow PlaceWorks to test the
role of regulatory and policy interventions such as height, density and parking ratios on a project’s bottom
line, and to qualitatively evaluate the potential for new development to generate community benefits,
such as affordable housing or community facilities. The outcome of the analysis will be an identification of
the building types that are currently feasible in the District, as well as recommendations regarding land
use policies that could accelerate development in the District in the short to medium term.
5.4 Economic Impacts
The PlaceWorks team will assess competitiveness effects both quantitatively and qualitatively, specifically
identifying how the Hospitality & Entertainment District might improve the standing of the City of Culver
City for other economic development and land use investments. This may occur, for example, if the
District creates more demand for workforce housing and/or supporting retail along Sepulveda north of
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the District. In addition, related professional office and support services may seek proximity to the new
District, creating opportunities for new investment.
5.5 Sign Revenue Sharing
In conjunction with proposed establishment of a sign district and the preparation of the Draft Arts &
Cultural Amenities, Branding, Wayfinding and Signage Plan (Task 3.5), sign revenue sharing will be
evaluated including the precise method for calculating sign revienew, the method for distribution of sign
revenue proceeds, and any associated legal issues.
Deliverable(s):
Five (separate or combined) technical memorandums: 1) market, 2) capital improvements, 3) Financing
Strategies, 4) Economic Impacts, and 5) Sign Review Sharing
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TASK 6. TRAFFIC STUDY (FEHR & PEERS)
A transportation study will be prepared per Culver City’s traffic study guidelines. The analysis will include
details on the traffic-related impacts and mitigation proposed to minimize those impacts. At the outset of
the study, the scope of the traffic study—including analyzed intersections and street segments—will be
negotiated with the City’s Traffic Engineering staff. This will be our basis to estimate the cost of
conducting the study. Following is a brief summary of anticipated subtasks:
6.1 Memorandum of Understanding with City Staff
» Conduct site reconnaissance involving surveys of existing physical characteristics of the project site,
surrounding road network, verification of existing cross-sections, traffic signal locations, turn
restrictions, lane assignments, site access, etc.
» Estimate preliminary project trip generation, including an estimate of applicable trip credits related to
existing use, trips on alternative modes of travel, internal capture, pass-by trips, etc.
» Prepare preliminary project trip distribution and assignments. The distribution will account individual
components of the project and will be dependent on characteristics of the street system serving the
project site, the level of accessibility of routes to and from the project site, and the locations of
residential and commercial centers in the region.
» Select 20 intersections and 4 street segments for analysis. The number of intersections and street
segments for analysis may change as part of the scoping negotiations with the City.
» Prepare Draft MOU and submit to City staff for review.
» Respond to comments and finalize MOU. Submit MOU to City staff for approval.
» Confirm MOU with City of Los Angeles for intersections under its jurisdiction.
Any changes from the above assumptions, as required by City staff, may require changes to the scope of
work and associated budget.
6.2 Prepare Traffic Impact Report
» Conduct manual weekday morning and evening peak hour traffic counts at study intersections and 24-
hour automatic counts along study segments. Traffic data may be available for some of the study
locations. Fehr & Peers will verify with City staff regarding use of data collected recently (typically
within the last two years).
» Collect data on:
? Historical, existing, and future traffic.
? Other major land use development proposals within the study area.
? Proposed roadway and transportation system improvements in the vicinity of the project.
» Conduct existing conditions analysis. This task will involve conducting intersection capacity calculation.
Intersection capacity calculations will indicate existing levels of service and volume-to-capacity ratios at
each of the key study intersections. For intersections in Culver City, the Intersection Capacity Utilization
(ICU) level of service calculation methodology will be used. For intersections in Los Angeles, the Circular
212 (CMA) level of service calculation methodology will be used.
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» Develop project traffic generation, distribution, and assignment to street network. Weekday morning
and evening peak hour traffic volumes will be assigned to the roadway network serving the site using
trip distribution assignment percentages agreed upon as part of the MOU.
» Analyze existing plus project scenario, consistent with the recent Sunnyvale court case law.
» Conduct analysis of future scenarios:
? Opening year without project
? Opening year with project
» Conduct neighborhood street segment analysis. This task includes conducting neighborhood street
segment significant impact analysis per guidelines and criteria required by Culver City.
» Conduct regional Congestion Management Program (CMP) analysis for intersections, freeway
segments, and transit facilities that meet the requirement for CMP analysis.
» Summarize existing vehicular, transit, bicycle, and pedestrian access and provide information of specific
project features facilitating access.
» Develop mitigation measures. Based on the aforementioned tasks, the impacts of project traffic will be
quantified. If the project traffic creates significant impacts (according to Culver City and City of Los
Angeles significant impact criteria), physical and/or operational improvements necessary to
accommodate project trips will be investigated.
» Construction analysis is not included as part of the analysis for this scope.
» Conduct a trip generation analysis and a qualitative analysis for up to three EIR alternatives.
» Submit draft Traffic Impact Report for project team review. Make revisions and submit report for
Culver City review. Respond to Culver City comments and revise report. Also submit draft report to City
of Los Angeles for review and confirmation
» Attendance at up to three project team meetings.
? This scope of work does not include the following tasks:
? Construction Analysis
? Response to comments on DEIR
? Assistance on the FEIR
? Public Hearings/Meetings
6.3 General Support during Development of the Project Description
Fehr & Peers will provide advice/input on circulation issues/constraints, potential access schemes,
internal coordination with project team, and external coordination with Culver City staff. The tasks may
involve analysis of localized issues involving traffic and parking distinct from the DEIR. Following is a brief
summary of anticipated tasks:
» Review proposed site plan and project mix of two parcels. The parcels under development will be
analyzed as one project.
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» Prepare preliminary vehicular trip generation estimates. These estimates will accounts for credits
attributable to existing use, trips on alternative modes of travel, internal capture, pass-by trips, etc.
» Review proposed parking supply and layout and design of parking facility using the City Code. Provide
recommendations on parking circulation.
» Conduct site circulation and access analysis for all modes to travel to identify potential constraints (or
fatal flaws) and provide recommendations.
» Attendance at one team meeting.
The above anticipated tasks may require changes as the project description is developed or altered. Any
changes to the proposed project description may require changes to the scope of work and associated
cost.
TASK 7 CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) COMPLIANCE
Approach to CEQA Analysis
The scope of environmental review and processing to comply with the California Environmental Quality
Act (CEQA) will be dependent upon the ultimate project description. The initial plans for a signage/lighting
district overlay have evolved into a potential Hospitality and Entertainment Specific Plan which may
encompass land use changes. Such changes are envisioned to include high density mixed use and/or
housing uses. The PlaceWorks environmental team will work closely with the client and our planning team
to understand the objectives and description of the project. We will assist in preparing existing conditions
(opportunities/constraints) information, summarizing regulatory requirements, and advising the team on
the processing requirements for various project options. For example, it is likely that CEQA compliance for
a project limited to a signage/lighting district would not require an Environmental Impact Report, but
instead a Mitigated Negative Declaration, and potentially even be eligible for a Categorical Exemption
(e.g., Class 8 – Regulatory Requirements to Protect the Environment). Land use changes, and particularly
the introduction of housing in proximity to freeways, however, would likely require an EIR.
For cost and schedule planning purposes, a conservative approach to the environmental scope of work
has been prepared. The following scope, therefore, reflects preparation and processing of a Program EIR
for a Specific Plan. Although not prepared at a parcel-specific level for specific development proposals, the
Program EIR would be structured to limit subsequent environmental review. Detailing performance
standards and existing regulatory requirements, CEQA processing for subsequent development consistent
with the Specific Plan would be minimized or potentially eliminated (relying on preparation of only site-
specific studies, e.g., geotechnical, drainage, etc.).
Also note that our cost estimate includes an estimate of direct costs and assumptions for document
reproduction (notices, EIR, Final EIR, etc.). At this time detailed information is not available, but costs have
been conservatively estimated. It has also been assumed that the project applicant (and not the City) will
be responsible for these costs.
Environmental Scope of Work
7.1 Project Initiation
This task includes the environmental Project Manager’s participation in the project kick-off meeting to
discuss the project’s objectives, potential CEQA processing options, and timelines. Prior to this meeting,
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our team will also review available materials and be prepared to inform the client and planning team of
potential environmental constraints or requirements that could impede the project (from a cost,
schedule, or impact standpoint).
7.2 Initial Study/NOP
The Initial Study will include a comprehensive project description and analyze each topical area of the
CEQA Appendix G checklist:
- Aesthetics - Land Use and Planning
- Agricultural and Forestry Resources - Mineral Resources
- Air Quality - Noise
- Biological Resources - Population and Housing
- Cultural Resources - Public Services
- Geology and Soils - Recreation
- Greenhouse Gas Emissions - Transportation and Traffic
- Hazards and Hazardous Materials - Utilities and Service Systems
Findings will be clearly substantiated for each checklist question to conclude that impacts are less than
significant or less than significant as mitigated. At this time, it is anticipated that some topics will be
eliminated through the Initial Study (not carried through to the EIR), including agriculture and forestry
resources and mineral resources. We will defensibly eliminate any of the topics for which the project
would not result in impacts to focus the EIR.
PlaceWorks will prepare the draft Notice of Preparation (NOP) and submit it for review and approval by
the City. We will coordinate with the City to determine their preference for reproduction and distribution
of the NOP. For conservative cost estimate purposes, this scope of work assumes that PlaceWorks will
copy and distribute the NOP and Initial Study to state and local agencies, surrounding property owners,
and other special interest groups or individuals identified by the City.
7.3 Screencheck EIR
A Program-level EIR will be prepared and include the following sections in accordance with the CEQA
Guidelines:
- Executive Summary - Cumulative Impacts
- Introduction - Consideration of Significant Effects
- Project Description - Project Alternatives
- Environmental Setting - Organizations and Persons Consulted
- Discussion of Existing Conditions,
Environmental Impacts, and Mitigation
Measures
- Other CEQA-Mandated Sections
Our scope of work assumes that quantified analyses will be included for our technical studies, including
air quality, greenhouse gas emissions, health risk assessment, noise, and traffic.
Each topical section of the document will: (a) describe existing environmental conditions and pertinent
regulatory policies and programs that apply to this project, (b) define the criteria by which impacts will be
determined to be significant, (c) determine the environmental changes that would result from the project,
(d) evaluate the significance of those changes with respect to the impact significance criteria (thresholds),
(e) define mitigation measures to reduce or avoid all potentially significant adverse impacts, and (f)
provide a conclusion as to whether significant impacts would remain, even after successful
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implementation of recommended mitigation measures. A conservative-scenario approach will be
followed for all analyses in the EIR.
Analysis and findings of technical studies will be incorporated into the EIR. Technical study scopes are
summarized under Tasks 7.9 and 7.10, below. Detailed scopes of work for these studies are attached.
Complete technical studies (for stand-alone reports) and supporting modeling information (Air Quality,
Noise, GHG inventory, Traffic) will be included in the EIR appendices.
Consideration of Significant Effects. As required by CEQA, the EIR will identify and focus on the significant
effects of the project and include the following discussions, as required by CEQA Guidelines Section
15126.2:
» Significant Unavoidable Adverse Impacts
» Impacts Found Not to Be Significant
» Significant Irreversible Changes
» Growth-Inducing Impacts
Alternatives to the Proposed Project. Alternatives to the proposed project will be defined and analyzed in
compliance with Section 15126(d) of the CEQA Guidelines and in consultation with City staff. Alternatives
will be selected on the basis of their ability to: (1) avoid or reduce one or more of the project’s significant
impacts; and (2) feasibly attain most of the basic objectives of the project.
Definition of the alternatives will be largely dependent upon the ultimate project description and the
degree of land use changes proposed. Logical alternatives to be analyzed in the EIR may be proposals that
have evolved through the design process and Specific Plan process. Alternatives may relate to avoidance
of impacts associated with the site’s proximity to the freeway (e.g., health risk, etc.). Based on the unique
components of this project and on preliminary review of the potential issues, potential project
alternatives may include:
1. Reduced Intensity Alternative
2. Design Alternative(s) to address the existing community character, adjacency, and land use
compatibility.
Alternatives considered but eliminated from further consideration will also be documented. The
environmentally superior alternative will be identified; if it is the No Project Alternative, then one of the
development alternatives will be identified as environmentally superior to the others.
7.4 Public Draft EIR and Noticing
PlaceWorks will incorporate client and City comments from review of the Screencheck DEIR. Upon
approval of the revisions, we will forward the Preprint Draft EIR for final review before publication. Upon
approval we will prepare the Notice of Completion (NOC) for City approval and signature. We will also
prepare the Notice of Availability (NOA) for City approval, for distribution by the City, and publish and
distribute the DEIR per the mailing list to be developed in consultation with the City.
7.5 Final EIR
Response to comments received on the Draft EIR will be prepared in accordance with CEQA Guidelines
Section 15089. Following receipt of all comments on the Draft EIR, written responses will be prepared for
each comment. A Response to Comments section will be created for the Final EIR and will contain an
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introduction describing the public review process for the Draft EIR, copies of all comment letters, and
written responses to all comments. Responses will focus on comments that address the adequacy of the
Draft EIR. Comments that do not address EIR adequacy will be noted as such and no further response will
be provided unless deemed necessary by the City. Responses will be prepared by PlaceWorks with input
from our technical specialists, as needed. The estimated budget assumes that no additional basic research
will be required to respond to comments, and that the comments will be directed at the substance and
technical adequacy of the EIR. Modification to the scope of work, budget, and time frame may be
necessary if comments received from agencies or the general public requires substantially increasing the
scope of impacts and issues addressed in the EIR.
PlaceWorks will revise the Responses to Comments based on revisions provided by the City. Responses to
Comments from responsible agencies will be distributed a minimum of 10 days prior to consideration of
the Final EIR by the City Council.
The Final EIR will also include any revisions, updates, or corrections needed to respond to comments or
address minor errors in the Draft EIR.
7.6 Mitigation Monitoring and Reporting Program, /Findings of Facts/Statement of
Overriding Considerations/NOD
Mitigation Monitoring and Reporting Program. A Mitigation Monitoring and Reporting Program (MMRP)
will be prepared, pursuant to Section 21081.6 of the Public Resources Code. It will be presented in
standard City format and will identify the significant impacts that would result from the project, proposed
mitigation measures for each impact, the times at which the measures will need to be conducted, the
entity responsible for implementing the mitigation measure, and the City department or other agency
responsible for monitoring the mitigation effort and ensuring its success.
Findings of Fact/Statement of Overriding Considerations. The Findings of Fact (FOF) will be prepared
consistent with the requirements of CEQA. The draft FOF will be distributed to the City for review and
comment. If required, we will prepare a Statement of Overriding Considerations (SOC) for the project,
consistent with the requirements of CEQA.
Notice of Determination. A draft Notice of Determination (NOD) will be prepared for review by the City.
After the City takes action certifying the Final EIR and approving the project, the NOD will be filed with the
Office of Planning and Research (OPR) and the Los Angeles County Clerk. PlaceWorks will prepare and file
the California Department of Fish and Wildlife (CPDW) fee.
7.7 Environmental Project Administration/Management
This task includes ongoing coordination with the client, the City, the PlaceWorks team, and technical
subconsultants. Project management responsibilities include: task scheduling and assignment;
management of resources; monitoring of costs and schedule adherence, contract administration and
accounting, and coordination with local and state entities relative the environmental review process. This
task is based on an estimated number of hours/week for the projected schedule in this proposal.
7.8 Project Meetings and Public Hearings
In addition to the kick-off meeting in Task 7.1, our scope of work assumes the following attendance at
meetings related to environmental documentation and processing:
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» 6 coordination meetings or conference calls to be attended by our environmental Project Manager,
Asst. PM, and one technical specialist (AQ/GHG/Noise/HRA).
» 4 Public Hearings to be attended by our environmental Project Manager, Asst. PM, and one technical
specialist (AQ/GHG/Noise/HRA).
Additional meeting attendance by PlaceWorks or attendance by other members of the consultant team
will be billed on a time-and-materials basis in accordance with our hourly rates.
7.9 Technical Studies: PlaceWorks
Following is a summary of the technical studies proposed by PlaceWorks to support the EIR. The complete
scope of work for the respective studies is attached.
7.9.1 Air Quality/Greenhouse Gases (GHG)
An air quality and GHG emissions technical analysis will be prepared to evaluate potential project-related
impacts. Modeling will be conducted using the California Emissions Estimator Model (CalEEMod), and
impacts will be based on current methodology of the South Coast Air Quality Management District
(SCAQMD) for projects within the South Coast Air Basin (SoCAB).
Air Quality. The environmental setting and emissions inventory will be developed based on existing land
uses onsite and modeled using CalEEMod. Impact analysis will cover criteria air pollutant emissions
forecasts, AQMP consistency, localized impacts and odors, air quality compatibility, and construction
emissions.
Greenhouse Gas Emissions. The environmental setting and emissions inventory will be developed based
on existing land uses onsite and modeled using CalEEMod. In addition, GHG emissions forecasts and
project consistency with existing plans adopted to reduce GHG emissions will be analyzed to ensure
consistency with regional and local sustainability goals.
7.9.2 Noise and Vibration
A noise analysis will be prepared to identify the project impacts on sensitive land uses. PlaceWorks will
conduct field surveys of the project site to identify predominant sources of environmental noise (e.g.,
major transportation noise sources and stationary sources). Noise measurement surveys will consist of
short- and long-term sampling in Culver City to establish the baseline, existing noise environments and
will be used to calibrate traffic modeling conducted for the EIR. Transportation noise, stationary noise,
noise and land use compatibility, and construction noise and vibration will be analyzed in the EIR.
7.9.3 Health Risk Assessment
An HRA will be required if the project proposes residential units within 500 feet of I-405 or SR-90. Our
scope, therefore, includes a quantitative HRA to characterize potential hazardous air emissions in the
project area using data provided by Caltrans and California Air Resources Board’s EMFAC 2011 computer
model. Dispersion modeling will be performed to determine ground-level concentrations of hazardous air
pollutants, and cancer and toxicity data published by Cal-EPA will be used to estimate long-term health
risks for onsite sensitive receptors. Mitigation measures will be proposed to reduce potentially adverse
impacts from freeway and surrounding stationary sources air emissions.
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7.10 Technical Studies: Subconsultants
Following is a summary of the technical studies proposed to be prepared by subconsultants to
PlaceWorks. The complete scope of work for the respective studies is attached.
7.10.1 Cultural Resources (Cogstone)
A cultural resources assessment will be prepared to analyze potential impacts on historical,
archaeological, and paleontological resources in the project area. The study will include background
research, a record search at the South Central Coastal Information Center and the Natural History
Museum of Los Angeles County, and a Sacred Lands record search from the Native American Heritage
Commission (NAHC). Consultation with Native American tribes and individuals will also be conducted per
SB 18. A full report and mitigation measures, if needed, will be provided.
7.10.2 Water/Sewer/Drainage (IBI)
IBI will assess existing infrastructure within the Specific plan boundary and determine the potential impact
of any proposed land use changes on these services. Their report will evaluate water service and
wastewater service and surface drainage systems, including availability capacity for both
collection/distribution and treatment.
TASK 8. FINAL DRAFT SPECIFIC PLAN
8.1 Final Draft Specific Plan
We will prepare and submit a final draft of the updated Hospitality and Entertainment District Specific
Plan incorporating revisions in response to comments received from stakeholders, City staff and the
community.
Deliverable(s):
? 1 electronic copy and 5 hard copies of the Final Draft Specific Plan
TASK 9. PUBLIC HEARINGS
This task involves formal hearings with the Planning Commission and the City Council to adopt the
Hospitality/Entertainment District Specific Plan and certify the EIR.
9.1 Public Hearings
PlaceWorks will attend up to two hearings with the Planning Commission and up to two hearings with the
City Council. In these final hearings, the Planning Commission and City Council will review and adopt the
Hospitality/Entertainment District Specific Plan and certify the EIR.
Deliverable(s):
? Attendance at up to four hearings.
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TASK 10. PROJECT MANAGEMENT
10.1 Project Management
This task accounts for the ongoing operational and coordination activities that are essential for keeping a
project on schedule and within budget for the duration of the project, including project/phase start-up,
agendas and summaries, budget and schedule tracking, ongoing coordination with the team, ensuring
quality control, and providing the daily point of contact for the client. The project manager will oversee
the project from the beginning to end and provide the leadership at critical milestones in the process.
Schedule. PlaceWorks will prepare and maintain schedule to effectively manage and coordinate the
project. The schedule will provide the critical path for studies and review schedules, as well as the critical
deadlines and how those impact the event chain. This schedule will be updated regularly to track the
project’s progress, including all subconsultant tasks, the CEQA analysis, and review periods.
Invoices. The project manager will prepare and monitor billing of time and expenses for the project team.
Projections of staff and consultants’ time will be made and compared with actual billing and invoices to
provide coherent, integrated progress reports.
Meetings/Calls. PlaceWorks has found that bimonthly conference calls are a helpful component of an
overall quality control plan and help ensure that the schedule stays on track. We will participate in up to
16 half-hour bimonthly meetings with City staff to determine next steps and address any anticipated
potential challenges in advance.
Deliverable(s):
? Electronic updates of project schedule, monthly invoices, and electronic agendas for up to 16
bimonthly conference calls.
Budget
The following budget is proposed by the PlaceWorks team for the Hospitality & Entertainment District
Specific Plan and EIR. It includes all costs for labor and expenses, including reproductions, travel,
communications, and materials and supplies.
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Proposed Schedule
The following presents the schedule proposed by the PlaceWorks team for the Hospitality & Entertainment
District Specific Plan and EIR. It reflects an aggressive eight-month time frame for the project and identifies
work periods, community engagement, and client review periods. PlaceWorks will make every attempt to
reduce the time of each task by front-loading and/or concurrently working on as many tasks as possible. To
help ensure this schedule is achieved, it will be paramount for the client to be responsive and expedient
during review periods.
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INSERT SCHEDULE
ATTACHMENT 7
54From: Dave Kingery [mailto:Dave.Kingery@carlyle.com]
Sent: Thursday, April 30, 2015 10:32 AM
To: Nachbar, John; Blumenfeld, Sol
Cc: Tony Canzoneri; gmaleman@aol.com; Bill Reider
Subject: Entertainment/Hospitality District
John and Sol,
As we discussed in our meeting yesterday, I wanted to share with you and the members of the City Council that
Carlyle Realty Properties IV has decided to put its property in Culver City on the market. This includes the
DoubleTree Hotel, Pacifica Plaza Office Building and the parking lot where the Entrada project has been
entitled as well as the parking across the street on Centinela.
CRP IV has owned this property since 2006, making significant investments in the hotel, including a more than
$10 million upgrade to the hotel’s guest rooms in 2014, a $2 million remodeling of the lobby area in 2008 and
another $7 million over the ownership period, starting as a Radisson and converting to a DoubleTree by Hilton.
We were excited to lead the way in creating a new vision for the Fox Hills area and spent a significant amount
of time and money pursuing an Entertainment/Hospitality District specific plan overlay zone to allow for new
uses and infrastructure improvements as well as to create new excess revenue streams for the city. The overlay
zone will create value for all the property owners in the District. While we had hoped to have gotten the plan
in place before selling, we encourage the city and other property owners to continue to make this vision a
reality.
We believe the vision that will be presented to the Council on May 11 represents an incredible opportunity for
Culver City to take advantage of the booming market of Playa Vista and enhance the entire Fox Hills area. We
also expect that interested buyers will be contacting the City as part of their due diligence during the next two
to three months and that when the sale of our property closes this summer, the new owners will bring new
ideas and new investment capital to develop the site and participate in the overlay zone process.
Of course, if you have any questions, please do not hesitate to call me. Thank you.
David A. Kingery
Managing Director
US Real Estate
THE CARLYLE GROUP
3675 Mt. Diablo Blvd, Suite 310
Lafayette, CA 94549
Phone: 925 258 1337
Fax: 925 310 4155
Cell: 925 899 1337
www.carlyle.com
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