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Title:
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City Council Adoption of a Resolution Overturning the Planning Commission’s Denial of an Application for a Conditional Use Permit (CUP) for a New Car Wash and Expanded Convenience Store at an Existing Valero Service Station Located at 10332 Culver Boulevard in the Commercial Neighborhood Zone and Approving that CUP; and 2) Redevelopment Agency Consideration of that CUP as it Relates to the Redevelopment Plan.
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City of Culver City, California
Agenda Item Report
RECOMMENDATION:
Staff recommends:
1. The City Council adopt a revised Mitigated Negative Declaration
(Attachment No. 2); and
2. The City Council adopt City Council Resolution No. 2007-R___
overturning the Planning Commission’s denial and approving a
Conditional Use Permit - P-2007018 (Attachment No. 1);
3. The Culver City Redevelopment Agency approve the construction of a
car wash at 10322 Culver Boulevard (Conditional Use Permit - P-
2007018) and determine that the project is consistent with the
Redevelopment Plan for Component Area No. 4 of the Culver City
Redevelopment Project.
BACKGROUND:
On May 9, 2007, the applicant/owner’s representatives went before the
Planning Commission regarding their request for a Conditional Use Permit to
Meeting Date: 12/17/07 Item Number: J-1
AGENDA ITEM: JOINT ITEM: 1) City Council Adoption of a Resolution
Overturning the Planning Commission’s Denial of an Application for a
Conditional Use Permit (CUP) for a New Car Wash and Expanded
Convenience Store at an Existing Valero Service Station Located at 10332
Culver Boulevard in the Commercial Neighborhood Zone and Approving that
CUP; and 2) Redevelopment Agency Consideration of that CUP as it Relates
to the Redevelopment Plan.
Contact Person/Dept.: Nancy Tahvili,
Planning Division; John Fisanotti,
Redevelopment
Phone Number: (310) 253-5751; (310)
253-5767.
Fiscal Impact: Yes [ ] No [X] General Fund: Yes [ ] No [X]
Public Hearing: [ ] Action Item: [X] Attachments: [X]
Public Notification: Notices were mailed to all of the property owners and
occupants, within a 300-foot radius of the site extended to the end of each block
(12/03/07); Master Notification List (12/12/07).
Department Approval:
Sol Blumenfeld (11/29/07)
City Attorney Approval:
Carol Schwab (by H. Iker) (12/11/07)
Fiscal Impact Review:
Jeff Muir (by N. Kimball)(12/11/07)
City Manager Approval:
Jerry Fulwood (12/12/07) City of Culver City, California
Agenda Item Report
allow demolition of three service repair bays, the addition of an automated car
wash, and the expansion of a convenience store at an existing Valero service
station in the Commercial Neighborhood (CN) Zone located at 10332 Culver
Boulevard.
At the public hearing, the Planning Commission denied the Conditional Use
Permit. On May 23, 2007, the applicant submitted a timely appeal of the
Planning Commission’s decision to the City Council.
On November 14, 2007, the City Council conducted a duly noticed public
hearing on the appeal of the Planning Commission’s decision, fully
considering the appeal, application, plans, staff report, environmental
information and all testimony presented and the City Council determined to:
(i) adopt a Mitigated Negative Declaration; (ii) grant the appeal overturning the
Planning Commission’s denial; (iii) approve the Conditional Use Permit P-
2007018 with additional conditions of approval; and (iv) direct staff to return
with a resolution outlining the findings and appropriate conditions of approval.
DISCUSSION:
Revised Conditions of Approval
The City Council required new conditions of approval be added to the
conditional use permit resolution and other proposed conditions of approval to
be modified and/or expanded to further minimize and mitigate noise and traffic
concerns expressed by the community and also to enhance landscaping.
The summary of the conditions of approval that were either added as new or
revised are discussed below. Also, see Attachment No. 2 for a strikethrough
version of the conditions of approval which tracks the various changes made
to the conditions of approval.
Three new conditions of approval were incorporated to address concerns of
queuing of multiple cars, noise and disturbances to neighbors, and cut
through traffic:
• Condition No. 20 requires a sign to be posted at the entrance of the
queuing lane that indicates approximate wait time.
City of Culver City, California
Agenda Item Report
• Condition No. 24 requires the applicant to install signs at various locations
per the Police Department’s and Planning Manager’s review and approval
that indicates no parking other than Valero patrons are permitted.
• Condition No. 25 requires the applicant to install right-turn only sign(s) for
cars exiting the driveway off of Motor Avenue.
Three conditions of approval related to noise and landscaping were revised.
• Condition No. 17 relating to follow up noise studies was revised to include
that the noise consultant shall be chosen and approved by the City. In
addition, there was further language added to clarify any additional noise
mitigations (if violation of the General Plan’s Noise Element is found) shall
be implemented by the applicant.
• Condition No. 47 relating to the sound walls was revised to mandate the
height of the walls to increase to ten feet, from the original eight feet
height. In addition, staff further clarified the condition to note the sound
wall shall be a solid masonry block wall as indicated in the noise study.
• Condition No. 10 relating to landscaping requirements and specifications
was clarified to reference vine type planting on both sides of the two ten
foot high walls and to provide berming in the planters adjacent to the walls.
Revised Mitigated Negative Declaration
For consistency purposes, the changes to the conditions of approval described
above which are also mitigation measures contained in the Mitigated Negative
Declaration were revised in the Mitigated Negative Declaration document.
Other minor changes were made to Mitigated Negative Declaration which
merely clarified and amplified information contained in the document.
Redevelopment Agency
This matter is before the Agency to determine if the proposed project is
consistent with the Redevelopment Plan for this location. The
Redevelopment Plan for this location calls for developments to be consistent
with the City of Culver City General Plan land use designation. At this
location, the General Plan designation is Neighborhood Serving Corridor and
there is no other applicable Design for Developments, Owner Participation
Agreements or Disposition and Development Agreements, affecting the City of Culver City, California
Agenda Item Report
proposed development. Therefore, staff recommends the Agency approve
the project as approved by the City Council.
FISCAL ANALYSIS:
This is a private venture project with no City or Redevelopment Agency funds
committed for the development. If the project is approved, then the City
would gain business license tax and utility users tax if the expanded
convenience store and car wash operation generates more revenue than the
auto repair bays that it replaces. Also the new construction will generate a
small increase in tax increment revenue to the Agency.
ATTACHMENTS:
1. City Council Resolution No. 2007-R___
2. Revised Mitigated Negative Declaration
3. Development Plans dated, October 19, 2007
MOTION:
That the City Council:
1. Adopt a revised Mitigated Negative Declaration.
2. Adopt City Council Resolution No. 2007-R___overturning the Planning
Commission’s denial and approving Conditional Use Permit - P-2007018.
That the Culver City Redevelopment Agency:
1. Approve the construction of a car wash at 10322 Culver Boulevard
(Conditional Use Permit P-2007018) and determine that the project is
consistent with the Redevelopment Plan for Component Area No. 4 of the
Culver City Redevelopment Project.