City of Culver City, California
City Council Agenda Item Report
RECOMMENDATION:
Staff recommends the City Council approve Tentative Tract Map No. 69482, TTM P-
2007182 (“TTM”), subject to the Recommended Conditions of Approval as stated in
City Council Resolution No. 2008-R____ (Attachment No. 1).
PROCEDURE FOR PUBLIC MEETING:
1. Mayor calls on staff for a brief staff report and the City Council poses
questions to staff as desired.
2. Mayor declares the public hearing reopen, providing the applicant the first
opportunity to speak, followed by the general public.
3. Mayor seeks a motion to close the public hearing after all testimony has been
presented.
4. City Council thoroughly discusses the matter and arrives at its decision.
BACKGROUND/DISCUSSION:
On May 27, 2008, the City Council opened the public hearing and, after taking all
public testimony and completing its discussion, continued the item to this evening’s
meeting in order to obtain additional information regarding the specific
responsibilities and authority of the City Council in the tentative tract map review
process.
Meeting Date: 07/28/08 Item Number: PH-2
AGENDA ITEM: PUBLIC HEARING: Consideration of Approval of Tentative Tract
Map No. 69482, TTM P-2007182, to Create a Three (3) Lot Subdivision for
Condominium Purposes in the Residential Two Family (R2) Zone at 4227 Ince
Boulevard.
Contact Person/Dept.:
Joseph Montoya, Associate Planner
Phone Number:
(310) 253-5736
Fiscal Impact: Yes [X] No [ ] General Fund: Yes [ ] No [X]
Public Hearing: [X] Action Item: [X] Attachments: [X]
Public Notification: Since the City Council continued this public hearing from the May
27, 2008, meeting to June 23, 2008, no further public notification is required. However,
the project notification sign was modified to announce the continued City Council public
hearing date. Master E-Mail Notification List (07/24/08)
Department Approval:
Sol Blumenfeld
City Attorney:
Carol Schwab (by H. Baker) (07/23/08)
Fiscal Impact:
Jeff Muir (by M. Noller) (07/23/08)
City Manager Approval:
Jerry B. Fulwood (07/23/08) City of Culver City, California
City Council Agenda Item Report
In response to the comments raised by the City Council concerning the physical
suitability of the site for purposes of subdivision as it relates to the type and
proposed density of development, Planning Division staff makes reference to the
findings outlined in the proposed City Council resolution of approval [Attachment No.
1] for this TTM. These findings, as set forth in the Subdivision Map Act (specifically
Government Code Section 66474) and reiterated in Culver City Municipal Code
(CCMC) Section 15.10.265, are the only grounds for the City Council to deny the
approval of a tentative map. The required findings focus primarily on four areas: 1)
consistency with the City’s General Plan (Findings A and B in the Resolution); 2)
physical suitability of the site to support the type and density of development
proposed for the site (Findings C and D in the Resolution); 3) whether the
subdivision will cause harm to the environment or public health (Findings E and F in
the Resolution); and 4) whether the subdivision will interfere with any easements
(Finding G in the Resolution). As outlined in the proposed findings, the subdivision
is physically suitable for the type and density of development in that the proposed
development meets all applicable development standards listed in the CCMC for the
R2 zone including number of units, minimum lot size, setbacks, height, parking and
use. Further, as outlined in the findings, the subdivision is consistent with the
General Plan, will not cause environmental damage, public health problems not
interfere with any easement.
Nothing in the Subdivision Map Act or CCMC directly addresses the issue of
compatibility or consistency with the character of a neighborhood in relation to the
consideration of a subdivision. A finding that the proposed development associated
with the subdivision be compatible with the neighborhood is considered by the
Planning Commission during the site plan review process and is more subjective in
nature as opposed to the objective findings of physical suitability required for the
subdivision. The site plan review was approved by the Planning Commission and is
not subject to review by the Council unless appealed. The appeal period for the site
plan review expired on March 28, 2008. This process is governed by the CCMC and
the duties and responsibilities vested in the Planning Commission.
Based on the foregoing, staff is recommending that the City Council affirm the
Planning Commission’s recommendation to approve the Tentative Tract Map and
adopt the attached resolution.
FISCAL ANALYSIS:
There is no fiscal impact associated with this item.
City of Culver City, California
City Council Agenda Item Report
ATTACHMENTS:
Please refer to the May 27, 2008, City Council packet for the original submitted
information regarding this project which included the following attachments. In
addition a new attachment, the “Neighborhood Summary Table and Map” that
corresponds to the neighborhood discussion in the March 26, 2008, Planning
Commission staff report, is included with this report as Attachment No. 15.:
1. Draft City Council Resolution No. 2008-R____.
2. CEQA Categorical Exception.
3. Vicinity Map.
4. Aerial Photograph.
5. Project Summary Sheet.
6. March 12, 2008, Planning Commission Resolution No. P-2008001.
7. February 13, 2008, Planning Commission staff report.
8. February 13, 2008, Planning Commission minutes excerpt.
9. March 12, 2008, Planning Commission staff report.
10. March 12, 2008, Planning Commission minutes excerpt.
11. March 26, 2008, Planning Commission staff report.
12. March 26, 2008, Planning Commission minutes excerpt.
13. Tentative Tract Map No. 69482.
14. Preliminary Development Plans.
15. Neighborhood Summary [2 Pages] – New Attachment.
MOTION:
That the City Council:
Adopt the Categorical Exemption and Resolution No. 2008-R approving Tentative
Tract Map No. 69482, TTM P-2007182, subject to the Recommended Conditions of
Approval.
MEETING DATE: 07/28/08
AGENDA ITEM: Continued Public Hearing — City Council Consideration to
Approve Tentative Tract Map No. 69482, TTM
P-2007182, to create a new three (3) lot subdivision for
six (6) condominium units on a single lot in the
Residential Two Family (R2) Zone at 4227 Ince
Boulevard.
ATTACHMENTS
No. Item Pages
1. Draft City Council Resolution No. 2008-R 1 —4
2. CEQA Categorical Exception. 5
3. Vicinity Map. 6
4. Aerial Photograph. 7
5. Project Summary Sheet. 8 — 11
6. March 12, 2008, Planning Commission Resolution No. P-2008001. 12 — 31
7. February 13, 2008, Planning Commission staff report. 32 — 38
8. February 13, 2008, Planning Commission minutes excerpt. 39 —41
9. March 12, 2008, Planning Commission staff report. 42
10. March 12, 2008, Planning Commission minutes excerpt. 43
11. March 26, 2008, Planning Commission staff report. 44 —48
12. March 26, 2008, Planning Commission minutes excerpt. 49 — 51
13. Tentative Tract Map No. 69482 [Refer to attached plan]. 1 Sheet
14. Preliminary Development Plans [Refer to attached plans]. 14 SheetsRESOLUTION NO. 2008-R
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
CULVER CITY, CALIFORNIA, APPROVING TENTATIVE
TRACT MAP NO. 69482, TIM P-2007182, FOR THE
CREATION OF A THREE (3) LOT SUBDIVISION FOR
CONDOMINIUM PURPOSES AT 4227 INCE BOULEVARD
IN THE TWO FAMILY RESIDENTIAL (R2) ZONE.
WHEREAS, on March 26, 2008, the Planning Commission adopted
Resolution No. 2008001, conditionally approving Site Plan Review, SPR P-2007176,
and recommending approval of Tentative Tract Map No. 69482, TIM P-2007182,
allowing the creation of three (3) lots and the construction of two (2) attached
condominium units on each lot for a six (6) condominium unit development on property
located at 4227 Ince Boulevard, described as Lot 4 of Tract 3244 / Map Book 37-22 in
the Two Family Residential (R2) Zone in the City of Culver City, County of Los Angeles,
State of California; and
WHEREAS, in accordance with the California Environmental Quality Act,
the City has determined the project to be Categorically Exempt [Class 32] in that the
proposed project is considered "infill development"; and
WHEREAS, on May 27, 2008, following public discussion, the City Council
continued this item to the June 23, 2008, meeting in order for staff to provide the City
Council with additional background information; and
WHEREAS, on June 23, 2008, at the request of the applicant, the City
Council continued this item to the July 28, 2008, meeting in order to provide the
applicant the opportunity to be in attendance at the City Council's discussion of the
subject application; and|109| 2008—R|101010101010101010 10
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lbWHEREAS, on July 28, 2008, following conclusion of the public
discussion and thorough deliberation of the subject matter, the City Council determined
by a vote of ... to that Tentative Tract Map No. 69482, TTM P-2007182, should be
approved subject to Conditions of Approval stated herein below.
NOW, THEREFORE, the City Council of the City of Culver City, California,
DOES HEREBY RESOLVE as follows:
1. That pursuant to the foregoing recitations and the provisions of
Culver City Municipal Code (CCMC) Title 15, Section 15.10.265, required findings for a
Tentative Tract Map, and subject to the Conditions of Approval provided below, the
following findings are hereby made:
A. The proposed tentative tract map is consistent with the
General Plan.
The proposed tentative tract map is consistent with the
General Plan Land Use and Housing Elements in that the
proposed residential subdivision shall provide new
residential opportunities as encourage by Objective 1 /
Policy 1.C. of the General Plan Housing Element.
B. The design of the proposed subdivision is consistent
with the General Plan.
The design of the proposed residential subdivision is
consistent with the General Plan Land Use Element in that
the design of the residential development provides sufficient
yard space along with patios furthering the goals of the
Housing Element. The proposed use is consistent with the
objectives of the General Plan land use designation that
encourage new residential opportunities.
C. The site is physically suitable for the type of
development.
The site is physically suitable for the proposed residential
subdivision in that the project complies with all zoning
standards and the proposed structures shall meet all
applicable development standards [i.e., setback, height,
parking and use].|109| 2008-R|101010101010101010 10
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28D. The site is physically suitable for the proposed density
of development.
The site is physically suitable for the density and massing of
the proposed residential subdivision in that the site allows for
the number of housing units proposed and is consistent with
code required residential density limits and number of floors.
E. The design of the subdivision is not likely to cause
substantial environmental damage or substantially and
avoidably injure fish or wildlife or their habitat.
The proposed residential tentative tract map subdivision,
together with the onsite and offsite improvements, shall not
cause any known environmental damage and shall not
damage any fish and/or wildlife habitats because such fish
and/or wildlife habitats do not exist on or near the site. The
site is currently developed with a single family residence and
detached garage and partially paved, which does not serve
as a habitat for fish or other wildlife.
F. The design of the subdivision is not likely to cause
serious public health problems.
The proposed residential tentative tract map subdivision,
together with the onsite and offsite improvements, shall not
cause any known serious public health problems because all
applicable zoning code development standards shall be
meet, and the applicant is required to meet all of the
conditions of approval that the reviewing agencies of the
City, such as the Fire Prevention Division, Planning Division,
Building Safety Division and the Engineering Division have
recommended for the project. The use proposed for this
subdivision is consistent with residential land use as allowed
in the Zoning Code.
G. The design of the subdivision will not conflict with
easements, acquired by the public at large, for access
through or use of, property within the proposed
subdivision.
The proposed residential tentative tract map subdivision and
the onsite and offsite improvements shall not conflict with
any existing and/or proposed easements. Said existing
easements are outlined in the tentative tract map.
3 2008-RATTEST:
APPRO ED AS 70 FORM:
MARTIN COLE, ;OLA. SCHWAB,
City Clerk Li City Attorney
A08-00297|109| 2008-R
2. Pursuant to the foregoing recitations and findings, the City Council
of the City of Culver City, California, hereby approves Tentative Tract Map No. 69482,
TTM P-2007182, subject to the following conditions:
A. All conditions contained in Planning Commission Resolution
No. 2008001, pertaining to Tentative Tract Map No. 69482,
TIM P-2007182, shall be complied with.
B. Prior to approval of the Final Map, the subdivider shall pay to
the City the prescribed in lieu parkland fee totaling
$18,423.68 [i.e., $3,070.61 per each of the six (6) units]
based on the calculations outlined in CCMC Section
15.06.300. The subdivider shall furnish a letter of credit or
other form of security, as approved by the City Attorney, to
guarantee payment of the required in lieu parkland fee within
one (1) year after the date of approval of the Final Map, and
guaranteeing the payment of all interest which accrues if the
fee is not paid within the one (1) year period, provided that a
partial in lieu parkland fee payment based on the in lieu fee
outlined above per unit shall be made to the City out of the
escrow no later than thirty (30) days following the sale of any
unit which may occur within the one (1) year period
described herein.
APPROVED and ADOPTED this day of , 2008.
D. SCOTT MALSON, MAYOR
City of Culver City, California|101010101010101010 10
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FAX (310) 253-5721
PLANNING DIVISION
.AC eS, KII(
Joseph Montoya, AI Associate Planner
THOMAS GORHAM
DEPUTY COMMUNITY
DEVELOPMENT DURECTCaR
9770 CULVER BOULEVARD, CULVER CITY, CALIFORNIA 90232-0507
NOTICE OF EXEMPTION
DATE: May 7, 2008
El Los Angeles County Clerk
Attention: Environmental Filing/Registration
12400 Imperial Highway, Suite 2001
Norwalk, California 90650
H Governor's Office of Planning and
Research
1400 Tenth Street, Room 121
Sacramento, California 95814
PROJECT:
Title and Case No.: Tentative Tract Map No. 69482, TIM P-2007182.
Address/Location: 4227 Ince Boulevard, located on the west side of the street, south of
the Ince Boulevard / Lucerne Avenue intersection, in the City of
Culver City, California 90232.
Project Description; Re-subdivide the site into three (3) lots for condominium purposes in
the Residential Two Family (R2) Zone.
APPLICANT:
Brooke Kaufman, Ince Boulevard LLC.
CULVER CITY APPROVAL ACTION:
1. City Council public hearing on May 27, 2008.
The decision making body, in approving the project described above, determined that-the
project is exempt from further-environmental impact assessment per the City's Guidelines-
and Regulations for the implementation of CEQA as follows:
Type of Exemption: Categorical Exemption, Section 15332/ Class 32 rInfill Developments1
2. Reason why project is Exempt:
The proposed project site, currently developed with a single family residence and a
detached two (2) car garage, is proposed to be demolished, re-subdivided into three (3) lots
and then each lot is to be developed with two (2) attached residential condominium units; for
a total of six (6) units. The proposed project is consistent with the General Plan Land Use
Element and Existing Zoning designation and standards applicable to the proposed
residential use. The site measures 18,175 square feet and no dedication is required. The
surrounding parcels are developed with single and multiple family uses. There are no
endangered, rare or threatened species or habitats. The proposed project will not result in
any significant impacts with regards to traffic, noise. water or air quality. Lastly, all public
utilities and services required for the proposed project are available to the site. VICINITY|10 9| 125 250 ft.
Scale: 1:2,500
4227 Ince
Boulevard.
Site Plan Review,
SPR P-2007176;
Tentative Tract Map
No 69482
TTM P-2007182.
Selected Properties
City of Culver City
Planning Division
Map Created: Feb 5, 2008
Meeting Date: February 13, 2008• 4227 Ince
Boulevard.
Site Plan Review,
SPR P-2007176;
Tentative Tract Map
No. 69482
TTM P-2007182.
Selected Properties
City of Culver City
Planning Division
Map Created: Feb 5, 2008
Meeting Date: February 13, 2008AppoCANTINFORMATION:'.
PROJECT SUMMARY
Joseph Montoya, A1CP, Associate Planner|1010| AP.PLICATION TITLE & CA5E.NO:
Site Plan Review, SPR P-2007176; and
Tentative Tract Map No. 69482, TIM P-2007182.
. PROJECT ADDRESSILOCATION:
4227 Ince Boulevard.
The site is located on the west side of the street
south of the Ince Boulevard and Lucerne Avenue
intersection.
The Los Angeles County Assessors list the property
in Book 4204, Page 001, Parcel 38.
The site is the easterly portion of Lot 4 of Tract 3244
/ Map Book 37-22.
The site is listed on City Atlas Sheets Nos. 14-15.
Property Owner:
Ms. Brooke Kaufman
Ince Boulevard LLC
211 South Spalding Drive / Unit #102N
Beverly Hills, California 90212
(310) 467-3618 Office
Architect:
Mr. Virgil McDowell
Virgil McDowell Incorporated
15304 Sunset Boulevard / Suite 202
Pacific Palisades, California 90272
(310) 459-8838 Office
Civil Engineer: .
Mr. Phillip Roberts
Paller — Roberts Engineering Incorporated
5701 Slauson Avenue / Suite 208
Culver City, California 90230
(310) 641-1853 Office
PERMIT/APPLICATION
0 Administrative Use Permit.
El Conditional Use Permit
Ci Administrative Site Plan Review.
El Site Plan Review.
0 Administrative Variance.
Li
Variance.
n Master Sign Program.
El Certificate of Appropriateness.
El Certificate of Exemption.
Li
DOBI.
APPROVAL
EI Administrative.
Z Planning Commission [SPR/TTM].
Ci Council p-rmj.
ENVIRONMENTAL DETERMINATION AND NOTICING: CEQA El Categorical Exemption, Section 15332 / Class 32 [Infill Developments].
Determination:
Li
Negative Declaration.
12/13/2007 CI Mitigated Negative Declaration.
[I Environmental Impact Report.
El Notice of Exemption (within 5 days of decision).
0 Notice of Intent to Adopt (21 days prior to decision).
El Notice of Determination (within 5 days of decision)
Fish & Game Certificate of Fee Exemption (within 5 days of decision).
Li Notice of Preparation CI Notice of Availability I7 Notice of Completeness
Page I of 4
11 Tentative Parcel Map.
El Tentative Tract Map.
Li
Lot Line Adjustment.
Li
Zoning Code Amendment — Text.
0 Zoning Code Amendment — Map.
fl
General Plan Amendment — Text.
0 General Plan Amendment — Map.
0 Planned Unit Development.
D Specific Plan.
Other: Address Master Plan.
!pow-1-0006w publi0Oetitid: fJAdiiiisfratjvé-
11 Redevelopment Agency.
0 Other: Cultural Affairs Commission.
CEQA
Noticing:
Pending
Updated 02/05/2008
Project Summary71161JATE0
LI
New Development impact: NA.
Z In Lieu Parkland: STBD.
School District $TBD.
ET Public Art: $TBD.
Z Plan Check: STBD.
Z Sewer: $TBD.
,PUBLIC-NOTIFICATiON:
Mailing: Z Property Owners:
1/17/2008 Z Occupants.
Z Adjacent Property Owners & Occupants.
Posting:
Z onsite.
1/4/2008
•
Offsite.
Publication:
O Culver City News.
NA
within 300' foot radius.
E within 300' foot plus extended radius.
Z Other: Always list.
L
Other: NA.
0 Other: NA.
0 Press Release.
Z HOA / 1 Neighborhood Groups [Culver City
Homeowners Association].
El Culver City Organizations [Chamber o
Commerce, Culver City Observer, Culver
News and other individuals].
El Others [East Culver City Neighborhooc
Alliance and Rancho Higuera Neighborhooc
Association].
Courtesy
•
City council.
Mailing:
Z Planning Commission.
1/17/2008
Z Master Mail List and E-Mail List.
0 Culver City Website.
0 Cable Crawler.
:114FtE;g:MPAIOMIE1M.N.C.,0000.-„
Preliminary plans submitted November 14, 2007. Project Review Committee (PRC) review completed on
December 13, 2007.
:WMPOPtigV14:A
he CCMC. Required as a development of five (5) or more residential units per
G.PN EIRAL lb/FORMAT!
General Plan:
Low Density Two Family Residential.
Redevelopment Plan:
NA.
Legal Description:
Southeasterly portion of Lot 4 of Tract 3244 (Map
Book No. 37 — 22).
Zoning:
Two Family Residential (R2).
Overlay Zone/District:
NA.
Existing-Land-Use;
One (1) story single family residence
two (2) 'car garag.a
and a detached
Project Description
Following demolition of the site, the site shall be re-subdivided into a three (3) lot subdivision.
Thereafter, each lot shall be developed with two (2) two-story residential units, thereby providing a
project with six (6) units. Other improvements include, but are not limited to, both onsite [i.e.,
landscaping, parking, trash enclosures, open space and fire hydrant] and offsite [i.e., curb, gutter,
sidewalk, street tree and driveway aprons]. Subsequent administrative actions shall include an
address master plan which shall be processed prior to the filing of any building permit.
Project Summary
Updated 02/05/2008 Page 2 of 4Adjacent Zoning and Land Uses
Location
North [Lucerne Avenue]:
East [ince Boulevard]:
South [Industrial tract]:
West [Van Buren Place]:
Zoning
Two Family Residential (R2).
Two Family Residential (R2).
General Industrial (IG).
Two Family Residential (R2) and Medium
Density Multiple Family Residential (RMD).
Land Use
Single and multiple famq
residences.
Single and multiple family
residences.
Office and industrial
businesses.
Single and multiple family
residences.
Project Data Proposed Required
Land Area:
Total [No dedication required]: 18,175 SF / 0.41 Acres NA
Proposed Lot 1: Area: 5,005 SF 5,000 SF Minimum
Frontage: 50`-0" 50'-0" Minimum
Proposed Lot 2: Area: 5,373 SF 5,000 SF Minimum
Frontage: 54'-0" 50'-0" Minimum
Proposed Lot 3: Area: 7,798 SF 5,000 SF Minimum
Frontage Flag lot]: 15'-0" 15'-0" Minimum
Density:
Lot 1: 2 units per lot 2 units per lot Maximum
Lot 2: 2 units per lot 2 units per lot Maximum
Lot 3: 2 units per lot 2 units per lot Maximum
Total: 6 units 6 units Maximum
Building Area: 1st Floor 2nd Floor Total Floor Area Minimum Maximum (A)
Lot 1 / Unit #2: 796 SF 1,192 SF 1,988 SF 750 SF 3,502 SF
Lot 1 1 Unit #4: 796 SF 1,192 SF 1,988 SF 750 SF 3,502 SF
Lot 2 / Unit #1: 796 SF 1,192 SF 1,988 SF 750 SF 3,649 SF
Lot 2 / Unit #3: 796 SF 1,192 SF 1,988 SF 750 SF 3,649 SF
Lot 3/ Unit #5: 829 SF 1,231 SF 2,060 SF 750 SF 4,619 SF
Lot 3 / Unit #6: 994 SF 1,399 SF 2,393 SF 750 SF 4,619 SF
(A) Maximum allowable building area is 1,500 SF plus 40% of net lot area [Section 17.210.202].
Open Space:
Private:
Lot 1 / Unit #2
342 SF
CCMC setbacks
Lot 1 / Unit #4:
306 SF
CCMC setbacks
Lot 2 / Unit #1 (A)
430 SF
CCMC setbacks
Lot 2/ Unit #3 (A):
258 SF
CCMC setbacks
Lot 3 / Unit #5 (A):
763 SF
CCMC setbacks
Lot 3 / Unit #6:
978 SF
CCMC setbacks
Common: 0 SF None Required
(A) Tabulation excludes additional open space from neighboring fence setback from property line.
Proiect Summary Updated 02105/2008 Page 3 of 4Proiect Data
Building Height fto roofl:
Lot 1 / Unit #2
Lot 1 / Unit #4
Lot 2 / Unit #1
Lot 2 / Unit #3
Lot 3 / Unit #5
Lot 3 / Unit #6
Proposed
29'-6" and 2 story
29'-6" and 2 story
29'-6" and 2 story
29'-6" and 2 story
29'-0" and 2 story
29'-0" and 2 story
Required
2 stories and 30'-0"
2 stories and 30'-0"
2 stories and 30'-0"
2 stories and 30'-0"
2 stories and 30'-0"
2 stories and 30'-0"
Building Setbacks:
Lot 1/ Units #2 and #4:
Front [Street facing]
Side [Common driveway]
Side [Exterior / North]
Side [Interior / West]
Rear
Lot 2 / Units #1 and #3:
Front [Street facing]
Side [Common driveway]
Side [Exterior / South]
Side [Interior / West]
Rear
Lot 3 / Units #5 and #6:
Front
Side [Interior/ East]
Side [Exterior / North]
Side [Exterior / South]
Rear
15'-0" to 19'6"
15'-0"
4,-0'
4'-O"
4'-O" to 7'-6"
4,-0"
4r-0"
4'-O"
NA
NA
22'-0" to 26'-6"
15'-0"
4'-O"
4,-0"
4'-0" to 7'-0"
4'-O"
4'-O"
4,-0"
NA
NA
NA
NA
4'-O"
4'-O"
4'-O" to 8'-O"
4'-0"
4'-0" to 5'-O"
4,-0"
10'43" to 12'-6"
10'-0"
Parking:
Unit #1 [2 Bedrooms]:
Unit #2 [2 Bedrooms]:
Unit #3 [2 Bedrooms]:
Unit #4 [2 Bedrooms]:
Unit #5 [2 Bedrooms]:
Unit #6 12 Bedrooms!:
Total Parking:
Other
Public Utilities:
A. Cable:
B. Electricity:
C. Natural Gas:
a Telephone:
E. Trash:
F. Water:
G. Zip Code:
2 car garage
2 car garage
2 car garage
2 car garage
2 car garage
2 car garage
12
Comcast;
Southern California Edison;
Southern California Gas Company;
AT&T;
City of Culver City Sanitation Department;
Golden State Water Company; and
Culver City, 90232.
2 per unit
2 per unit
2 per unit
2 per unit
2 per unit
•2 per unit
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Updated 02/06/2008
Page 4 of 4 Project SummaryRESOLUTION NO. P-2008001|10101010101010|A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
CULVER CITY, CALIFORNIA, APPROVING SITE PLAN REVIEW, SPR
P-2007176, FOR THE CONSTRUCTION OF SIX CONDOMINIUM
RESIDENTIAL UNITS AND RECOMMENDING APPROVAL TO THE CITY
COUNCIL OF TENTATIVE TRACT MAP NO. 69482, TTM P-2007182, FOR
THE THREE LOT SUBDIVISION FOR A TOTAL OF SIX AIRSPACE UNITS AT
4227 INCE BOULEVARD IN THE TWO FAMILY RESIDENTAIL (R2) ZONE.|10 10
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(Site Plan Review, SPR P-2007176,
and
Tentative Tract Map No. 69482, TTM P-2007182)
WHEREAS, on November 14, 2007, Brooke Kaufman, representing Ince Boulevard
LLC, the owner of the subject property, filed Site Plan Review and Tentative Tract Map
applications for creation of three lots and the construction of two attached condominium units
on each lot for a six condominium unit development on a property located at 4227 Incr
Boulevard, in the Two Family Residential (R2) Zone and described as the easterly portion of
Lot 4 of Tract 3244 / Map Book 37-22 in the City of Culver City, County of Los Angeles, State
of California, and
WHEREAS, in order to implement said proposed project, approval of the following
applications are required:
1. Site Plan Review for proposed development project to ensure compliance with
the required standards and city ordinances and establish all onsite and offsite conditions of
approval to reflect the site features and compatibility of the proposed project with the uses on
adjoining properties; and
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2. Tentative Tract Map for the subdivision of the project site into three (3) lots for
condominium purposes; and
WHEREAS, on February 13, 2008, the Planning Commission conducted a duly
noticed public hearing on these applications, fully considering the application, staff report,
plans, materials board, environmental information and all testimony presented, after which
the public hearing was continued to March 12, 2008; and
WHEREAS, on March 12, 2008 the Planning Commission opened the continu-ed
public hearing on these applications and, at the request of the applicant, the public hearing
was continued to March 26, 2008; and
WHEREAS, on March 26, 2008, the Planning Commission opened the continued
public hearing on these applications, fully considering the application, supplemental staff
report, revised plans, revised materials board, environmental information and all testimony
presented and
WHEREAS in accordance with the California Environmental Quality Act (CEQA), the
Planning Commission has determined the applications to be Categorically Exempt [Class 321
in that the development involves a property less than five (5) acres- in area within- an
urbanized area where all public utilities and services are available and does not constitute a
habitat for threatened or endangered species; and
WHEREAS, following conclusion of the public discussion and thorough deliberation of
the subject matter, the Planning Commission determined by a vote of 3 to 1 [Kuechle] and 1
recused [Tiggs] that the project would not result in any environmental impacts, that a
Categorical Exemption finding was appropriate and that Site Plan Review, SPR P-2007176,
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and Tentative Tract Map No. 69482, TTM P-2007182, should be conditionally approved as
set forth herein below.
NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF CULVER
CITY, CALIFORNIA, RESOLVES AS FOLLOWS:
SECTION 1. Pursuant to the foregoing recitations and the provisions of Culver City
Municipal Code, and subject to the Conditions of Approval herein, the following findings are
hereby made:
Site Plan Review, SPR P-2007176:
As outlined in CCMC Title 17, Section 17.540.020, the following required findings for a Site
Plan Review are hereby made:
1. The general layout of the project, including orientation and location of buildings,
open space, vehicular and pedestrian access and circulation, parking and
loading facilities, building setbacks and heights, and other improvements on the
site, is consistent with the purpose and intent of this Chapter, the requirements
of the zoning district in which the site is located, and with all applicable
development standards and design guidelines.
The general layout and design of the site improvements such as the massing of the
building, the layout of the parking area, and the landscaping are compatible with the
R-2 zoning district and the existing and potential new residential uses and
developments in the neighborhood. The preliminary development plans meet the
standards for a condominium development in the R2 Zone, including building setbacks
and height, unit size, private open space and-the number and dimensions of parking
spaces.
The architectural design of the structures and their materials and colors are
compatible with the scale and character of surrounding development and other
improvements on the site and are consistent with the purpose and intent of this
Chapter, the requirements of the zoning district in which the site is located, and
with all applicable development standards and design guidelines.
The proposed two story condominium dwellings have height, massing and
architectural design of materials, finishes and colors consistent with surrounding
residential structures and the standards of the Zoning Code. The development of two
attached condominiums units on each of the three lots is compatible in scale with the
residential neighborhood and is consistent with surrounding properties. Overall, the
design of the dwellings is compatible with residential dwellings in the neighborhood
Page 3
2008-P001which consist of a variety of architectural styles and which are primarily single family
and multiple family residential buildings.|1010|The landscaping, including the location, type, size, color, texture, and coverage|109| of plant materials, provisions for irrigation, and protection of landscape|1010| elements has been designed to create visual relief, complement structures, and
provide an attractive environment and is consistent with the purpose and intent|109| of this Chapter, the requirements of the zoning district in which the site is
6 located, and with all applicable development standards and design guidelines.
7 The proposed site and landscape plans show landscaped along the perimeter of the
site and through out the interior of the development. The total land area devoted to
8 landscaping onsite is estimated to measure in excess of 3,500 square feet. The
9 proposed landscaping includes ground cover, flowering plants, shrubs and trees and
is designed to complement and enhance all of the building onsite. Street trees will
lo also be included in the landscape plan. Furthermore, staff will review final
landscaping and irrigation plans to ensure that the landscaping is appropriate for the
11 site and consistent with the requirements of the Zoning Code.
12
4. The design and layout of the proposed project will not interfere with the use and
13 enjoyment of neighboring existing or future development, will not result in
14 vehicular or pedestrian hazards, and will be in the best interest of the public
health, safety, and general welfare.
15
The proposed project is in the best interest of the public health, safety, and general
16 welfare because it is consistent with Policy 2.0 of the General Plan Housing Element
17 in that it provides compatible residential development and creates new housing. The
project meets all the applicable development standards for multiple family residential
18 uses. The proposed structures will not interfere with the use or enjoyment of
neighboring properties. In addition, the site has been designed to allow vehicles to
19
maneuver adequately and for the rear four units to exit the site head first and will not
20
result in vehicular or pedestrian hazards. Furthermore, the parking provided onsite,
meets the requirements of the Zoning Code. Lastly, the public sidewalk shall be
21 extended along the frontage of the site in accordance with applicable public works
22 standards.
23 5 . The existing or proposed public facilities necessary to accommodate the
24
proposed project (e.g., fire protection devices, parkways, public utilities,
sewers, sidewalks, storm drains, street lights, traffic control devices, and the
25
width and pavement of adjoining streets and alleys) will be available to serve the
subject site.
26
27
The existing and proposed public service facilities necessary to accommodate the
project such as the width and pavement of Ince Boulevard, Lucerne Avenue and all
28 other adjoining streets, traffic control devices, sewers, storm drains, parkways,
29 sidewalks, street lights, fire protection devices and public utilities are — or shall be -
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2008-P0015|10101010 10101010|provided for adequately as confirmed by the City agencies that reviewed the project
during the interdepartmental review process. There are adequate existing pub!'
facilities necessary to service the project.
6. The proposed project is consistent with the General Plan and any applicable
specific plan.
The project is consistent with the General Plan Low Density Two Family Residential
designation and applicable General Plan policies. The project also helps fulfill Land
Use Element Policy 2.B which encourages multiple family housing opportunities in
areas designated for such development. And the project further supports Land Use
Policy 1.H which ensures for adequate parking within residential neighborhoods.
Tentative Tract Map No. 69482, TTIVI P-2007182,
10
HAs outlined in CCMC Title 15, Section 15.10.265, the following required findings for a
11
Tentative Tract Map are hereby made:
12
HA.
The proposed map is consistent with the General Plan.
13 The proposed tentative tract map is consistent with the General Plan Land Use and
14 Housing Elements in that the proposed residential subdivision shall provide new
residential Opportunities as encourage by Objective 11 Policy 1.C. of the General Plan
15 Housing Element
16
B. The design of the proposed subdivision is consistent with the General Plan.
The designof the proposed residential subdivision is consistent with the General Plan
18 Land Use Element in that the design of the residential development provides sufficient
yard space along with patios furthering the goals of the Housing Element. The
19
proposed use- is consistent with the objectives of the General Plan land use
20 designation that encourage new residential opportunities.
C. The site is physically suitable for the type of development.
22
The site is physically suitable for the proposed residential subdivision in that the
23 project complies with all zoning standards and the proposed structures shall meet all
24 applicable development standards [i.e., setback, height, parking and use].
25 j
JD. The site is physically suitable for the proposed density of development.
26 The site is physically suitable for the density and massing of the proposed residential
27 subdivision in that the site allows for the number of housing units proposed and is
consistent with code required residential density limits and number of floors.
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E. The design of the subdivision is not likely to cause substantial environmental
damage or substantially and avoidably injure fish or wildlife or their habitat.
The proposed residential tentative tract map subdivision, together with the onsite and
offsite improvements, shall not cause any known environmental damage and shall not
damage any fish and/or wildlife habitats because such fish and/or wildlife habitats do
not exist on or near the site. The site is currently developed with a single family
residence and detached garage and partially paved, which does not serve as a habitat
for fish or other wildlife.|101010|F. The design of the subdivision is not likely to cause serious public health
problems.
The proposed residential tentative tract map subdivision, together with the onsite and
offsite improvements, shall not cause any known serious public health problems
because all applicable zoning code development standards shall be meet, and the
applicant is required to meet all of the conditions of approval that the reviewing
agencies of the City, such as the Fire Prevention Division, Planning Division, Building
Safety Division and the Engineering Division have recommended for the project. The
use proposed for this subdivision is consistent with residential land use as allowed in
the Zoning Code.
G. The design of the subdivision will not conflict with easements, acquired by the
15 public at large, for access through or use of, property within the proposed
subdivision.
16
17 The proposed residential tentative tract map subdivision and the onsite and offsite
improvements shall not conflict with any existing and/or proposed easements. Said
18 existing easements are outlined in the tentative tract map.
19
SECTION 2. Pursuant to the foregoing recitations and findings, the Planning
20
Commission of the City of Culver City, California, hereby approves and recommends to the
21
22
City Council for approval Tentative Tract Map, TTM P-2007136 (Tentative Tract Map No.
23
69482) and hereby approves Site Plan Review, SPR P-2007135, subject to the following
24
conditions:
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2008-P001A. SITE PLAN REVIEW, SPR P-2007176
2 H
GENERAL CONDITIONS
3
Planning Division:|1010|1. The final working drawings shall conform to the revised preliminary development plans|1010| stamped "Received — March 13, 2008", revised colored renderings and revised
materials board presented to and reviewed and approved by the Planning|1010|Commission at its meeting on March 26, 2008, except as noted below. Said working|1010| drawings shall include increased 4-sided architectural detailing on all exterior walls to
the satisfaction of the Planning Manager.|1010| 2. The resolution approving Site Plan Review, SPR P-2007176, and Tentative Tract Map
No. 69482, TIM P-2007182, and the Conditions of Approval shall be referenced on
the cover sheet, and repeated in full on attached additional sheets of the final working
drawings.
12
3. The applicant or the property owner shall provide the construction contractor(s) and
13 each subcontractor related to the Project a copy of the final project Conditions of
14 Approval. These conditions shall be enforceable through all legal and equitable
remedies, including the imposition of fines against each and every person who
15 conducts any activity on behalf of the property owner or the applicant on or near the -
16
Project site. The applicant, property owner, and general construction contractor art.
ultimately responsible for all actions or omissions of a subcontractor.
17
18 4.
Conditions of approval herein shall apply to the applicant, the contractor/builder of the
project, the property owner and any successor property owner that may legally
19 assume benefit of this Site Plan Review.
20
21
The City reserves the right to periodically inspect the premises without prior
notification to ensure ongoing compliance with all conditions of approval.
22
6. The approval of this Site Plan Review shall expire unless (0 actual construction, in
23 accordance with a valid City-issued building permit, is commenced on the site within
24 one year after the effective date of the site plan review, or (ii) prior to the site plan
review expiration date, or any previously granted extension to that expiration date, a
25 written request for an extension, accompanied by any and all required fees, has been
26 satisfactorily filed by or on behalf of the applicant or property owner and, thereafter, an
extension is granted by the Community Development Director, or their designee or the
27 Planning Commission. During the period any extension request has been
satisfactorily and timely filed and any decision regarding that request has been made
28 by the City, this Site Plan Review approval shall be suspended.
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7. By taking any benefit of this approval, the applicant and the property owner jointly and
separately hereby agree to indemnify, defend and hold harmless the City, and the
City's elected and appointed officials, officers, employees, agents, contractors and
consultants from and against any and all claims, demands, lawsuits, judgments,
liability, injury or damage that may result from or arise in connection with third party
challenges to the City's approval of the project.
8. The applicant, property owner and contractor(s) shall use all reasonable efforts to
reuse and recycle construction and demolition debris, to use environmentally friendly
materials, and to provide energy efficient buildings, equipment and systems.
9. All planted areas shall be landscaped and maintained pursuant to CCMC Title 17,
Section 17.310, Landscaping. After issuance of the building permit, a minimum of
three (3) sets of detailed landscaping and irrigation plans separate from the final
working drawings shall be submitted to the Planning Division for review and approval.
Said plans shall include the following additional features:
A. A minimum of two (2) trees of a species and size as determined by the
Planning Manager and Park Manager shall be planted within each of the private
fenced yard areas; and
B. Wall climbing vines shall be planted along the base of all perimeter walls in a
spacing to be determined by the Planning Manager and Park Manager; and
C. A tree relocation plan, prepared by a licensed landscape architect or arborist,
that contains an inventory of all onsite trees and a listing of all trees that can, to
the extent feasible, either be retained in their existing location or relocated
elsewhere onsite.
10. In addition to the screening requirements for onsite parking areas and Fire
20
Department connections, the following items shall be screened from surrounding and
nearby public and private properties in a manner consistent with City standards and
21 suitable to the subject development as approved by the Planning Manager. In
22
general, the height of any required screening device shall be no lower on any side
than the height of the highest feature requiring screening and:
23
A. All exteriors of the proposed buildings shall be free of all un-aesthetically
treated, exposed elements (i.e., plumbing pipes, electrical conduits, and
National Pollution Discharge Elimination System (NPDES) elements) which
shall be placed within the exterior walls. Where exposed wall-mounted features
or equipment may be necessary (i.e., ventilators and utility meters), recessed
wall mounted cabinets or other similar devices shall be constructed within the
wall, whenever possible, to accommodate such features and equipment so that
they are flush with and do not project out from the main exterior wall plane.
With or without recesses, the exposed portions of such features or equipment
Page 8 2008-P001shall be of a color to blend, not contrast, with the adjoining finished building
color, subject to the approval of the Planning Manager;
B. All roof-mounted mechanical equipment, duct vents and the like shall not
project above the horizontal plane of the building's lowest primary opaque
architectural feature(s) (i.e., parapet walls, penthouse structures or screening
walls); and
C. All ground-mounted equipment (i.e., transformers and air conditioners) shall be
located within the building or in underground vaults if the equipment is located
within a street facing setback, or it shall be screened with walls and/or
landscaping if not located within a street facing setback. Ground-mounted
equipment shall not be located in the landscaped areas fronting any public
right-of-way.
11. The public notification sign(s) installed in accordance with the CCMC public
notification requirements for this review process shall be removed within ten (10) days
of the end of the appeal period or the final decision of the City Council (if applicable),
whichever occurs last.
13 12_ The refuse containers assigned to or otherwise used by the complex shall be stored
onsite in the trash enclosure.
14
15
13. All hardscape areas along both the exterior of the buildings and/or within the interior of
the project sites shall include the use of decorative pavement [i.e., materials, finis(
16 and color] in select areas to the satisfaction of the Planning Manager.
14. The project and its operations shall comply with all applicable local, special district or
18 authority, county and federal statutes, codes, standards, and regulations including, but
not limited to, Building Safety Division, Fire Department, Planning Division and Public
19 Works Department coda requirements— and- it shall comply with all applicable
20 comments and code requirements as determined during the City's building permit
review process.
21
15. The perimeter walls of the project shall be provided with a stucco finish on both sides
22
unless some other architectural treatment is approved by the City including, but not
23 limited to, a split faced concrete block detail to be used on both sides of the wall.
24
16. The common driveway, garage driveway and garage floor area shall be treated with a
25 medium broom finish in order to create an anti-skid surface.
26 17. Minor modifications to building siting or design may be approved by the Planning
Manager in keeping with the general design and content of the project approval. The
27 minor modifications may include, but not be limited to, the reconfiguration of the new
28 building footprint so long as the GSF of the project is not materially increased and the
adjoining pedestrian and vehicle access and landscape design are approved by the
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Planning Manager and City Engineer. All minor modifications considered for approval
shall not be in conflict with any specifically approved or required development or
improvement feature, nor be in conflict with any other condition of approval or CCMC
requirement.
Public Works Department / Engineering Division:
18. Drainage devices, concrete curb and gutter, sidewalk, drive approach, and roadway
pavement shall be designed to the latest edition of the American Public Works
Association (APWA) Standard Plans. Roof drainage shall extend through the street
curb or to an onsite drainage inlet. All onsite drainage inlets shall convey pre-treated
storm water underground through the street curb.
19_ A landscape plan for parkway landscaping and irrigation within the public right-of-way
shall be submitted for review and approval by the City Engineer. The owner shall
maintain the parkway area to the satisfaction of the Public Works Department. New
and existing street tress shall conform to the City's Street Tree Master Plan.
20. Per CCMC Section 5.01.010, Ordinance No. 2201-011 Solid Waste Management, the
Culver City Sanitation Division has the exclusive franchise for all solid and recyclable
waste material handling within the city limits.
21. The public sidewalk along the project's Ince Boulevard frontage shall be reconstructed
with new sidewalk, 4'-0" in width per APVVA Standard Plans. The new sidewalk shall
be placed adjacent to the street right-of-way. The remaining parkway area between
the front edge of the new sidewalk and the back of the street curb shall be planted
with grass or an acceptable ground cover. This landscaping shall be irrigated and
maintained by the project's homeowner's association.
19 22. In lieu of a street tree planted in the public parkway, the applicant shall- plant one (1)
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"Brisbane Box" tree in the private property front yard landscape areas located at each
end of the project adjacent to Ince Boulevard. These trees shall be maintained by the
21 project's homeowner's association.
22
23. The existing street light along the project's frontage with Ince Boulevard shall be
23
replaced with a new street light and shall be upgraded to low voltage power. This
work shall include, but not be limited to, the installation of a new Ameron "Delphi" style
24 concrete pole with an acorn type fixture, installation of a new pull box and the
installation of new conduit and wiring.
27
24. All onsite utilities shall be undergrounded or enclosed within the building construction.
28
No onsite overhead utilities shall be permitted.
29 25. Each unit shall have separate utilities.
Page 10 2008-P001
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Building Safety Division:26. Emergency egress shall be provided from all bedrooms, dens, home offices, or a--
room that may be used for sleeping purposes.
3
H
27. All garages shall be one-hour rated to all living areas and all walls or floors enclosing|109| stairways from the garages or from the ground level shall be one-hour enclosed.
5 28.
A complete and thorough geotechnical engineering design level report shall
accompany the overall construction permit application.
29. All common walls between units shall be two-hour rated.
8 U 30. Tempered or laminated glazing shall be specified at all hazardous locations.
9 31. No occupancy shall be permitted without the required subdivision recordation and
10 fl
issuance of a final certificate of occupancy.
32. The overall construction permit application drawings shall indicate any construction
staging areas proposed.
13 33. The overall permit application drawings shall include a schedule of the special
inspections anticipated, the firm proposed for the special inspections and the resumes
14 H of any special inspectors for this project. The City reserves the right to reject any
15
U special Inspector at any time. if a City inspector is inspecting a portion of the work for
which a special inspection is required; the special inspection report shall be mad;
16 available to City inspector on their arrival to the jobsite. All jobsite supervisors,
17 H contractors, and subcontractors shall give their priority to the City inspector when they
are on site.
18
Fire Department:
34.
This project shall meet California Title 24 requirements.
19
20|1010|11
12
An automatic fire sprinkler system shall be provided per CCMC Section 9.02 per
requirements of the National Fire Protection Association (NFPA) standard (13 D) and
as required by the Culver City Fire Department. The fire sprinkler system shall be
designed and installed by a California State licensed C-16 fire protection contractor
who shall submit plans to the Culver City Fire Department for review, permits, and
inspections prior to installation.
The project shall provide audible alarms within each unit that sound with the activation
of the water flow switch for that unit per NFPA and California Fire Code Article 10.
21 1135.
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27 37. A Knox Box is required for access into common rooms and common secured areas
28 11 and a Knox key switch shall be provided for motorized or electrical operated /
controlled gates.
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2008-P0011. Provide a 15-0" minimum clear width fire lane from the street facing property line to
the driveway terminus at the rear of the site abutting Units #5 and #6. Said fire lane
shall be provided with "red" color painted curbing and shall be posted and provided
with "Fire Lane — No Parking" "white" color stencil lettering as determined by the Fire
Marshal. The surface of the fire lane shall support the minimum weight of all
applicable fire apparatus as determined by the Fire Marshal.
2. All fascia and tops of exterior walls and parapets shall be constructed of hard
materials. Foam or soft materials as determined by the Fire Marshal shall be
prohibited.
3. The double detector check assembly required for the project shall be located and
screened from public view in a manner to the satisfaction of the Fire Marshal and
Planning Manager.
PRIOR TO THE ISSUANCE OF ANY DEMOLITION, GRADING, EXCAVATION AND/OR
NEW CONSTRUCTION BUILDING PERMIT:
Planning Division:
4. The applicant or property owner shall submit to the Planning Manager for approval:
A. An exterior light fixture and illumination plan. Said exterior lighting shall be
developed pursuant to CCMC Section 17.300, General Property Development
and Use Standards. The plan shall identify the location and type of all exterior
light fixtures. All lighting shall be directed onsite and light sources shall be
shielded so as not to be intrusive to surrounding properties;
B. A vector / pest control abatement plan prepared by a pest control specialist
licensed and/or certified by the State of California. Said plan shall outline all
steps to be taken prior to the commencement of any demolition/construction
activity so as to insure any and all pests [including, but not limited to, rodents,
bees, ants and mosquitoes] that may populate the subject site do not relocate
to or impact adjoining residences and/or businesses; and
38. The project shall provide an address sign viewable and legible from the public way at
all times. In addition, an address sign for each unit shall be provided above each unit
entry and shall be illuminated from dusk to dawn.
39. Plans shall carry a "Fire Department Notes" section to include all life safety items.
Notes shall include all Fire Department conditions of approval and any other Code
requirements pertaining to life safety.
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29C. In lieu of constructing a new perimeter wall along the southerly property line,
the applicant shall file a covenant for recordation, accompanied by payment- -
all applicable fees, outlining written permission (in a form as may be required
the City Attorney) from the property owner of the abutting commercial /
industrial park parcel to the south [i.e., 8690 Hayden Place} to use and maintain
the landscaping between the existing commercial / industrial park perimeter
wall and the south property line and to stucco and paint that portion of the
existing commercial / industrial park perimeter wall facing the interior of the site
in an architectural manner consistent with the other perimeter wall surfaces
facing the interior of the proposed residential project. If at any time the property
owner of the abutting commercial / industrial park parcel to the south withdraws
their consent to use the subject landscaped setback and perimeter wall, the
applicant (or future abutting property owner(s)) shall be responsible to construct
a new perimeter wall architecturally consistent with the project along the subject
property line and in accordance with the CCMC perimeter wall standards that
may be in effect at the time of construction.
Public Works Department / Engineering Division:
12
13
44. Two (2) sets of Site Improvement / Grading Plans prepared by a civil engineer
registered in the State of California shall be submitted to the Engineering Division for
14 review, approval and permitting prior to the start of work with applicable fees. The
15 plans shall include, but are not limited to, detailed drainage and grading of the site
indicated by topographical lines and spot elevations, existing and proposed driv,
16 approach, driveway, sidewalk, curb, and gutter. The plans shall indicate all proposeii
and existing utilities (i.e., sanitation and water) and be fully dimensioned to include up
17 to the centerline of Lucerne Avenue.
45. The applicant shall provide a geotechnical report from a State- of California licensed
geotechnical engineer reporting on the. suitability of the onsita soils_to_support the
20 proposed construction. The report shall include a liquefaction analysis and identify
any special considerations necessary to satisfy California Building Code (CBC)
21 requirements.
22
46. Prior to the commencement of any excavation, the applicant shall install a temporary
construction fence around the site. The height and fence material is subject to
approval by the City Engineer, Planning Manager and Building Official.
24
47. Due to the increased number of units and bedrooms, this project is subject to the
25 City's Sewer Facility Charge. This charge shall be paid prior to the issuance of any
26
permit.
27
48. The applicant shall provide trash enclosure(s) to the satisfaction of the Sanitation
28 Division. Unless otherwise approved by the Sanitation Manager, the enclosure shall
provide a minimum inside dimensions of 10'-0" x 12'-0", a minimum 8'-O" wide clear
29 opening with gate, and a x 6" concrete curb along the inside perimeter waifs.
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49. Upon completion of rough grading and prior to the issuance of a building permit, the
geotechnical and civil engineers shall submit certifications and final reports in
accordance with Appendix Chapter 33 of the CBC. These certifications and reports
shall be submitted to the Engineering Division for review and approval_
50. A hydrology and hydraulic Rtnrly for the site drainage shall be prepared by registered
civil engineer in the State of California and submitted for review and approval.
Local Stormwater Pollution Prevention Plan
51. Concurrent with the submittal of the Site improvement/Grading Plans, a Local Storm
Water Pollution Prevention Plan (LSWPPP) package prepared by a registered civil
engineer shall be submitted for review and approval by the City Engineer. The Site
Improvement Plans shall not be accepted for review unless the LSVVPP Plan is
included in the submittal package.
52. Prior to the start of design of these plans and of necessary reports, the applicant shall
retain a civil engineer registered in the State of California who is experienced in
designing LSWPPP's. The civil engineer shall meet with the City's Stormwater
Program Manager to obtain information on the City-specific LSWPPP requirements.
The scope of the information shown on the site plan(s) shall be limited to NPDES
relevant information (i.e., turn off utility, architectural or other features not relevant to
the NPDES requirements).
16
53. The LSWPPP shall be developed and implemented in accordance with the
17 requirements of the current Los Angeles County Municipal Stormwater NPDES Permit
No. CAS614001 and CCMC Section 5.05.035. Prior to the issuance of any
18 demolition, grading, excavation and/or building permit, the applicant shall have a
LSWPPP package approved by the City Engineer.
19
The LSWPPP package shall include all of the individual items listed in the Engineering
Division's "Requirements for Local Storm Water Pollution Prevention Plan" handout. If
the LSWPPP package fails to contain all required items, the package shall not be
accepted.
23
55. Plan check fee for the LSVVPPP package shall be paid at the time of the initial
submittal, per the most current fee established by the City Council and shall be
24 submitted to the attention of the City's Stormwater Program Manager.
56. The applicant shall appropriately and effectively implement the Best Management
26 Practices (BMPs) identified in the LSWPPP and reduce to the Maximum Extent
Practicable (MEP) both the volume of storm water leaving the site as well as the
27 amount of sediments and other pollutants in the storm water and the non-storm water
28 discharges.
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2008-P001Building Safety Division:|1010|57. If prior to the issuance of a new construction building permit for the proposed project|109| the City adopts an ordinance requiring onsite generation of solar photovoltaic power,|109| then notwithstanding the fact that said ordinance may, by its terms, not be applicable
to projects that have already received site plan review approval, the applicant or|109| property owner shall nevertheless fully comply with all provisions of said ordinance as
if it did apply to the project.
58. The applicant shall submit to the Planning Division and Building Safety Division
records of all the "green" elements to be incorporated into the project. Said elements|109| shall be incorporated into the project prior to the issuance of any certificate of|10 9| occupancy.
-to 59. The applicant shall perform complete asbestos and lead surveys of the onsite
structures and shall submit the results of the surveys to the Planning Division.
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Cultural Affairs:
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60. Payment of the public art in-lieu fee shall be made if the applicant or property owner
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decides to meet the City's Public Art requirement by making payment to the City.
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DURING CONSTRUCTION:
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Planning Division:
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61. Information that includes contact names and telephone numbers of the applicant,
-19 property owner, construction contractor(s), and City, shall be posted at the project site
so as to be visible to the public. These names and telephone numbers shall be made
20 available to adjacent property owners and residents.
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62. The applicant and property owner shall use their best efforts to ensure that all
22 construction workers and contractors park onsite or on the street directly in front of the
project site or at designated offsite locations approved by the City and not in the
23 surrounding neighborhood.
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63. All graffiti shall be removed within 48 hours of its application and said removal
25 standards shall continue once the development becomes operational.
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64. Hours of construction shall be limited to 8:00 AM to 6:00 PM Monday to Friday, and
27 9:00 AM to 6:00 PM on Saturday. Construction shall be prohibited on Sunday and
national holidays.
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29 65. The following noise standards shall be complied with at all times:
ge)
Page 15 2008-P001A. No construction equipment shall be operated without an exhaust muffler, and
all such equipment shall have mufflers and sound control devices (i.e., intake
silencers and noise shrouds) that are no less effective than those provided on
the original equipment;
minimi7e nniqp. All construction equipment shall be properly maintained . to
emissions;
C. If any construction vehicles are serviced at a location onsite, the vehicle(s) shall
be setback from any street and other property lines so as to maintain the
greatest distance from the public right-of-way and from noise sensitive
receptors;
Noise impacts from stationary sources (i.e., mechanical equipment, ventilators,
and air conditioning units) shall be minimized by proper selection of equipment
and the installation of acoustical shielding as approved by the Planning
Manager and the Building Official in order that compliance with the CCMC
Noise Regulations and Standards is achieved; and
E. Stationary source equipment (i.e., compressors) shall be located so as to
maintain the greatest distance from the public right-of-way and from noise
sensitive receptors.
Public Works Department / Engineering Division:
16
66. The construction contractor shall advise the Public Works inspector of the project
18 schedule and shall meet with the inspector prior to commencement of work.
19 67. Dirt hauling and construction material-deliveries or removal shall be prohibited during
the morning (7:00 AM to 9:00 AM) and afternoon (4:00 PM to 6:00 PM) peak traffic
periods.
Dust shall be controlled by regular watering and as directed by the Public Works
inspector.
All staging and storage of construction equipment and materials, including the•
construction dumpster and storage containers, shall be onsite only. The applicant
shall obtain prior written permission from adjacent property owners for any
construction staging occurring on adjacent property.
A copy of the Local SWPPP, inspection logs, and training records shall be kept onsite
and available for inspection at all times during construction.
Page 16
2008-P001PRIOR TO THE ISSUANCE OF ANY CERTIFICATE OF OCCUPANCY:|1010|71. Pursuant to CCMC Section 15.10.755, parkland dedication or payment of an in-lieu
parkland fee shall be required.
72. The declaration of covenants, conditions and restrictions (CC&R's), the homeowners'
association bylaws and, if applicable, the condominium plan (Condo Plan) shall be
submitted to the City Attorney and approved. Additionally, the applicant shall record,
concurrently with the recordation of the final map, the City approved CC&R's and, if
applicable, the Condo Plan. Said CC&R's shall include the following:
A. If as outlined in Condition No. 43 of this resolution the property owner, in lieu of
constructing the southerly property line perimeter wall, has instead recorded a
covenant to postpone said wall construction in return to use the adjoining
property owners landscaped setback abutting the southerly property line, a
copy of this resolution shall be made part of the CC&R's, thereby providing all
property owners of the development with advance notice of the potential of the
future wall permitting, construction and related costs;
B. A requirement that each property owner shall use the interior space of the
attached garage for parking purposes and that failure to park their respective
vehicle(s) within the garage may be subject to penalty fees as deeme
appropriate by the subject homeowners association; and
C. A requirement that each property owner shall direct all guests driving a vehicle
to their respective units to park said vehicle within the paved area in front of
their respective garages prior to directing any guest to park within any street
curbface parking area within the subject neighborhood and that failure by the
property owner to direct visitors to park within the onsite guest parking area
noted above may be subject to penalty fees as deemed appropriate by the
subject homeowners association.
of the City.
A Certificate of Occupancy (C of 0) for the approved project shall be issued only upon
completion of all applicable conditions of approval and required onsite and offsite
improvements.
Planning Division:|10101010101010 10
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73. All onsite arid offsite landscaping and inigation shall be completed to the satisfaction
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2008-P001 Page 17Public Works Department/ Engineering Division:
2
75• The applicant shall remove the existing driveway approach located along Ince|109| Boulevard and reconstruct a new driveway approach, driveway, curb and gutter per
APVVA Standards.|1010|76. The applicant or property owner shall at their expense repair or replace any damage|109| to the public right-of-way caused by the construction of the proposed project as|109| deemed by the City. Such repair or replacement shall be completed to the satisfaction
of the City Engineer.|1010|77.|109| All Conditions of Approval and public improvements shall be completed to the
satisfaction of the City Engineer.|10 10|78. Prior to issuance of the Certificate of Occupancy, the operators and/or owners shall
construct all the stormwater pollution control BMP's and structural treatment control
BMP's shown on the approved SUSMP or site-specific mitigation plan and submit a
stormwater observation report (may obtain form from the City's Stormwater Program
Manager), which shall include a wet-signed and stamped certification statement by the
engineer, who prepared the SUSMP site plans, confirming that the SUSMP BMP's
have been built as designed.
14
79. The applicant shall submit to the City's Stormwater Program Manager a notarized
15 Master Covenant and Agreement (regarding on-site BMP maintenance) to be
16
recorded by the County Recorder of Los Angeles County. Prior to the notarization of
the Agreement, the applicant's civil engineer shall contact the City's Stormwater
17 Consultant to review the Agreement and for information on other requirements
associated with the recording process.
19
80. After the construction of the SUSMP-related BMP's, the applicant shall submit to the
City's Stormwater Program Manager a completed Stormwater Observation Report
20 Form (stamped and signed by the civil engineer, or architect responsible for the-
21 SUSMP design) to certify, based on their observations, that all SUSMP-related BMP's
have been constructed per the specifications and drawings.
22
81. All conditions of approval shall be completed to the satisfaction of the City Engineer.
Cultural Affairs:
25 82. Installation of the public art shall be made, and all required recordation completed, if
the applicant or property owner decides to meet the City's Public Art requirement by
26
installing public art onsite.
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Page 18
2008-P0011|1010101010101010 10
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B. TENTATIVE TRACT MAP NO. 69482, TIM P-2007182
83. The final map shall be prepared by a Land Surveyor or Civil Engineer licensed in
State of California.
84. The final map shall conform to the conditionally approved tentative tract map
approved by the Planning Commission.
85. The Tentative Tract Map shall expire within three (3) years after the date it becomes
effective unless the applicant submits an extension request in writing to the Planning
Manager and is granted said extension by the Planning Manager, the Planning
Commission or the City Council.
86. The final map shall include a reference and illustrate the boundary of the "Fire Lane"
as required by the Fire Marshal.
87. The project boundary shall be tied to at least one (1) City global positioning satellite
(GPS) monument.
88. All required boundary monuments shall be installed prior to the recording of the final
13 tract map. At a minimum, a spike and washer shall be set on the centerline of Ince
Boulevard at the intersection of the prolongation of the project's northerly boundary.
14 Each monument shall be tied to at least three (3) points, with lead and tags, and
15 centerline tie notes filed with the Engineering Division.
16
89. An accurate horizontal control plan of the project improvements shall be submitted in
17 order to determine the accurate dimensions of the lots and reciprocal access area and
fire lane.
18
90. If required, an improvement bond and agreement shall be filed with the City prior to
19 the-recording- of-the final map for those- improvements- awaiting-completion- and
20 approved by the City Engineer to be bonded. The bond shall include, but not be
limited to, labor and material and be based on estimated construction costs as
21 provided by the City.
22
91. The final map shall be submitted to the County of Los Angeles Department of Public
23 Works for review, approval and recordation. After approval of the technical aspect of
the map by Los Angeles County, and prior to recordation, the final map shall be
24 approved by the City Council. A copy of the first plan check package as submitted to
25 Los Angeles County shall also be submitted concurrently to the Culver City
Engineering Division for Review.
26
92. A copy of the final tract map in digital and mylar formats shall be filed with the
27 Engineering Division prior to final acceptance by the City.
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29
Page 19
2008-P001Yvonne Hunt
Administrative Secretary
93. The final tract map shall be recorded prior to the issuance of any Certificate of
Occupancy for any air space unit.
APPROVED and ADOPTED this 26th day of March 2008.
7) 7)
CAP-r /C-Ot6ie-,/%7
DAVID ROCKWELL, VICE-CHAIR
PLANNING COMMISSION
CITY OF CULVER CITY, CALIFORNIA
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JM/abn
Page 20 2008-P001Contact Person/Dept.: Joseph Montoya,:
Associate Planner
Phone Number: (310) 253-5736
Public Hearing: [X] Action 'tern: [ Attachments: [X]
City of Culver City, California
PInnning
Crimmi qinn AgPnrfa ff pm i. . Rnpnr
Meeting Date: February 13, 2008 Item Number: PH-1
AGENDA ITEM: Site Plan Review, SPR P-2007176, and Tentative Tract Map No.
69482, TTM P-2007182, for the Creation of Three Lots and Construction of Two
Condominiums on each lot for a total of Six condominium units at 4227 Ince
Boulevard in the Two Family Residential (R2) Zone.
Public Notification: A sign was posted on the site on January 4, 2008. Notices were
mailed on January 17; 2008, to all property owners and occupants within a 300-foot
radius of the site extended to the end of each block and to other interested persons.
The notice was also &nailed to the Master Notification List on January 17, 2008.
Planning Approval: Thomas Gorham, Planning Manager on February 4, 2008.
RECOMMENDATION:
That the Planning Commission:
1. Adopt a Class 32 Categorical Exemption for this project pursuant to the
California Environmental Quality Act Section 15332 regarding Infill
Developments (Attachment No. 4).
2. Approve Site Plan Review, SPR P-2007176, and Approve Tentative Tract
Map No. 69482, TTM P-2007182, subject to the Conditions of Approval as
stated in Resolution No. 2008-P001 (Attachment No. 5).
PROCEDURES:
1. Chair calls on staff for a brief staff report and Planning Commission poses
questions to staff as desired.
2. Chair opens the public hearing, providing the applicant the first opportunity
to speak, followed by the general public.
3. Chair seeks a motion to close the public hearing after all testimony has
been presented.
4. Commission discusses the matter and arrives at its decision.
Page 1 of 7City of Culver City, California
Planning Commission Agenda Item Report
BACKGROUND:
Request
On November 14, 2007, an application was submitted for a Site Plan Review and
Tentative Tract Map to allow the demolition of a single-family dwelling and
detached garage, the re-subdivision of the site into a three (3) lot subdivision and
the construction of two (2) residential condominium units on each of the three
new lots at the project site located at 4227 Ince Boulevard in the R2 Zone.
General Information
See Attachment No. 1, Project Summary.
Existing Conditions
The site is located on the west side of Ince Boulevard, south of the Ince
Boulevard / Lucerne Avenue intersection as outlined in the Vicinity Map
(Attachment No. 2) and the Aerial Photograph (Attachment No. 3). The
neighborhood surrounding the site is developed with a mix of single-family and
multiple-family residential structures to the north, east and west. To the south,
the site abuts an existing commercial / industrial development.
The Land Use Element of the City's General Plan designates this area as Low
Density Two Family Residential. The site measures 18,175 square feet. The R2
Zone allows up to three (3) parcels to be created and up to two (2) units on each
of the proposed- parcels. The project site is currently developed with a single
family dwelling and a detached garage.
Project Data
The proposed six (6) residential condominium units will be two stories in design
and measure a maximum of 29 feet - 6 inches in height. Units vary in size
between 1,988 and 2,393 square feet in floor area and have three bedrooms.
Each unit has two parking spaces in an attached garage. No onsite guest
parking is required- nor provided. All improvements are proposed to be
'consistent with the provisions of the Culver City Municipal Code (CCMC).City of Culver City, California
Planning Commission Agenda Item Report
DISCUSSION:
1. SITE PLAN REVIEW
Architectural Design
As outlined in the preliminary development plans (Attachment No. 6), the
proposed units conform to all regulations of the R2 Zone. The two-story height,
pitched roof, decorative trim and combination of building materials (i.e., siding,
trim, doors, windows, shutters, roof and lighting fixtures) and colors (Le., white
and tans) is reminiscent of classic colonial architecture. The design is further
amplified by the provision of attached two car garages with direct unit access,
fenced private yards and screened trash enclosure areas. Overall, the design of
the proposed project is deemed to be compatible with other residential structures
in the neighborhood and the building height and massing is consistent with the
zoning standards of the R2 Zone. A colored rendering and materials board for
the project shall be available at the meeting.
Landscaping
As required by the CCMC, the applicant shall landscape all front, side and rear
yards not devoted to paved driveways, walkways or patios. The proposed
landscaping shall complement the buildings and enhance the aesthetic
appearance of the development. A 13reliminary landscape plan is included in the
preliminary development plans made part of this report Said plan includes the
planting of trees within the above referenced yard areas which shall range from
six to nine feet in height at planting. The majority of said trees shall reach 20 and
35feet in height at maturity while other trees shall be in the range from 12 to 15
feet in height at maturity. Complete landscape and irrigation plans shall be
submitted to the Planning Division for review and approval prior to installation
and final inspection. Said plans shall also address the existing offset of the
perimeter wall along the southerly property line abutting the industrial parcel
located at 8690 Hayden Place. It is desired for the applicant to be granted
permission from the 8690 Hayden Place property owner [in a manner to the
satisfaction of the City] to use the subject offset land area for passive landscape
use and to modify the side of the perimeter wall facing the new residential project
so as to be architecturally consistent with the balance of the project. However, if
such permission is not granted prior to the start of construction, the applicant
shall be required to construct a new perimeter wall along the subject property
line.Neighborhood Compatibility
The proposed development is located along the 4200 block of Ince Boulevard
which is n local residential street developed with single and multiple family
residences. Said street terminates just south of the subject property at a point
abutting the perimeter wall and emergency fire access gate of the adjacent
, industrial park [as opposed to a more traditional circular cul-de-sac]. In regards
to density, the R2 zoning of the site permits the six (6) proposed units. Since
each of the three lots is intended to have no more than two attached units, the
proposed massing and bulk of this project is deemed to be compatible with the
adjoining neighborhood.
Traffic, Circulation, and Parking
The existing 46 foot wide ince Boulevard public right-of-way has been deemed
by the Engineering Division to sufficiently serve the subject parcel fronting along
ince Boulevard with adequate cutter, curb, parkway, sidewalk, street lighting and
street trees as more specifically outlined in the recommended conditions of
approval.
The proposed common driveway along the center of the site — intended to
provide vehicle and pedestrian access to/from the rear four units — has been
deemed by the Fire Department and Sanitation Division to provide adequate
access for emergency vehicles and trash pick-up services as more specifically
outlined in the recommended conditions of approval.
The configuration of the proposed onsite driveway, aisleway and vehicle
man-euvering- areas— are designed in accordance with all applicable CCMC
standards. Each of the 6 units is provided with an attached two car garage.
Although the CCMC does not require any onsite guest parking for this duplex
development plan, the two units facing ince Boulevard are provided with a
garage setback that results in two extra parking spaces in front of each garage.
As for the remaining rear four units, any additional parking demand in excess of
the two car garage capacity shall be satisfied by the legal parking of said vehicles
along the curbside public parking permitted along the surrounding residential
neighborhood streets [i.e., Ince Boulevard and Lucerne Avenue] in a manner
consistent with that used • by the existing residents of the neighborhood.
Furthermore, the density of the overall development will not create any significant
traffic impacts; therefore the project was deemed by the Engineering Division to
not require a traffic study. Based on the above, the proposed project is in
conformance with all applicable CCMC requirements as to parking and traffic.
City of Culver City, California
Planning Commission AWN- 11-Am ReportCity of Culver City, California
P1nnninn Cnmmi qsinn Anprida ffp m Riapnrf
2. TENTATIVE TRACT MAP
As outlined in the tentative tract map (Attachment No. 7), the State Subdivision
Map Act and CCIVIC Chapter 15.10 regulate the subdivision of land. Among
numerous objectives, the tentative tract map process allows the City to review
the proposed condominium subdivision to ensure all necessary improvements
and requirements are provided. The Public Works Department has reviewed the
proposed condominium subdivision and found it to be in compliance with all
applicable State and local regulations as more specifically outlined in the
recommended conditions of approval.
SUMMARY:
Comments Received During Public Comment Period
As of the writing of this report, staff has received only one written public comment
on this proposed project. Said comment is from the property owner to the north
(4215 Ince Boulevard) regarding both the utility easement abutting the westerly
(rear) property line of the subject site which serves both properties and the •
existing' 6" +/- chimney encroachment from the 4215 Ince Boulevard site onto the
subject project site and corresponding perimeter wall details.
Regarding the utility easement, both the applicant's civil engineer and the City's
Engineering Division have reviewed the document and determined the utility
easement will not be changed or impacted as a result of the proposed project.
Accordingly, no further action is required on this issue.
Regarding the existing chimney encroachment and corresponding perimeter wall,
the Planning Division and Engineering Division were made aware of this concern
on February 4, 2008, and on that same date jointly met with the adjoining
property owner at the site. After inspecting the existing chimney location and the
existing block wall configuration along the north property line [with said wall
belonging to the applicant] it was determined the existing perimeter wall may also
have Sub-grade footings that are encroaching onto the adjacent 4215 Ince
Boulevard site. Based on these noted field conditions, and after reviewing the
preliminary development plans, it was determined by staff a minor adjustment to
the existing [or new] perimeter wall configuration along the north property line
[with appropriate documentation as may be required by the City Attorney] may be
considered for approval by the City so as to retain the chimney in its existing
location while still providing the side yard for Lot 1/ Unit #4 with all applicable
dimension as required by the CCMC. Later that same date, the applicant and
adjoining property owner met and concurred that some form of an adjustment to
Page 5 of 7City of Culver City, California
Planning Commission Agenda Item Report
the perimeter wall is possible. Therefore, following discussions with the
applicant, staff has drafted a proposed condition of approval . requiring this
chimney / wall issue to be jointly resolved between the applicant and adjoining
property owner prior to the issuance of any new construction building permit.
Legal Standard for Decision / Project Findings
CCMC Title 17, Zoning, Section 17.540.020, requires certain findings shall be
made before an application for a Site Plan Review can be approved.
Additionally, CCMC Title 15, Section 15.10.630, lists the finding required to be
made by the Planning Commission before a Tentative Tract Map application can
be approved. Based on the proposed preliminary development plans and
recommended conditions of approval, staff is of the opinion the project is
compatible with the surrounding neighborhood, onsite landscaping will enhance
the development which is consistent with the Culver City General Plan and
adequate public utilities are provided. Additionally, the Tentative Tract Map
meets all requirements of the CCMC and the State Subdivision Map Act. Staff is
of the opinion that the findings for Site Plan Review, SPR P-2007176, and
Tentative Tract Map No. 69482, TTM P-2007182, can be made as outlined in
Resolution No. 2008-P001 (Attachment No. 5).
Lastly, the addition of 5 net new residential units add to the overall housing
inventory of the City and is credited towards the Regional Housing Needs
Assessment (RHNA) allocation assigned to the Culver City.
ENVIRONMENTAL DETERMINATION:
Pursuant to the California Environmental Quality Act (CEQA) guidelines, this
project is a Class 32 Categorical Exemption (Attachment No. 4) as an "Infill
Development" project. As outlined herein, the project consists of the re-
subdivision of the site into three lots and the construction of two attached
condominium residential units on each lot for a total of six (6) units. The project
is deemed to be consistent with the General Plan and R2 zoning standards. The
development occurs on an 18,175 square foot site, substantially surrounded by
single and multiple family residential uses, with an abutting industrial use to the
south. The property has no value as habitat for endangered, rare or threatened
species in that it is currently developed as a single-family dwelling with a
detached two car garage. The scope and size of the project shall not result in
significant impacts with regard to traffic, noise, water, or air quality. Lastly, all of
the required public utilities and services are available to the subject property and
the project intends to continue the residential use of the site.
Page 6 of 7City of Culver City, California
Planning Commission Agenda Item Report
ALTERNATIVE OPTIONS:
The following alternative actions may be considered by the Planning
Commission:
1. Approve the proposed project with the recommended conditions of
approval if the applications are deemed to meet the required findings.
7.
Approve the proposed project with additional and/or different conditions of
approval if deemed necessary to meet the required findings and mitigate
any new project impacts identified at the meeting.
3. Disapprove the proposed project if the applications do not meet the
required findings.
ATTACHMENTS:
II
1. Project Summary.
2. Vicinity Map.
3. Aerial Map.
4. CEQA Notice of Exemption.
5. Resolution No. 2008-P001.
6. Tentative Tract Map No. 69482 [1 Sheet].
7. Preliminary Development Plans file dated January 16, 2008 [13 Sheets].REGULAR MEETING OF THE
February 13, 2008
PLANNING COMMISSION, CITY OF CULVER CITY,
7:00 P.M.
CALIFORNIA
Call to Order & Roll Call
Present: Marcus Tiggs, Chair
David Rockwell, Vice Chair
John Kuechle, Commissioner
Linda Smith, Commissioner
Absent:
Andrew Weissman, Commissioner
(Excused)
Staff Present:
Susan Yun, Senior Planner
Heather Baker, Deputy City Attorney
Joseph Montoya, Associate Planner
o0o
Pledge of Allegiance
The Pledge of Allegiance was led by Heather Baker.
o0o
PH-1. Site Plan Review and Tentative Tract Map for a
new Six Unit Residential Condominium Project
located at 4227 Ince Boulevard.
Chair Tiggs recused himself from this item.
Vice Chair Rockwell presided over the meeting.
Joseph Montoya gave a brief summary of the project.
Present for the applicant:
0 Brook Kaufman (Property Owner)Planning Commission
February 13, 2008
Page 2 of 4
• Anthony Boza (Attorney)
• Virgil McDowell (Architect)
Heather Baker advised the Commission that a 3-0 vote
would be necessary tqapprove or deny the item due to the
presence of only three Commissioners. A 2-1 vote would
be required to continue the item to another meeting.
Question was raised whether the bylaws of the Commission
were Created by the City Council or the Planning
Commission.
Heather Baker explained the bylaws can be written by the
Planning Commission, but would have to be approved by the
City Council.
COMMIESIONER COMMENTS:
Commissioner Smith Frost:
• Asked for clarification of whether the strip of land
where the wall is located would be a part of the
project.
• Inquired whether, the parking space requirement would
be different if the property was re-zoned for one
lot as opposed to three.
• Hours of construction are excessive; suggested 8-6
Monday-Friday; 9-6 Saturday; no construction on
Sunday.
• Stated that project is consistent with the Zoning
Code and would approve the project.
Vice Chair Rockwell:
• Questioned whether any consideration had been given
to two lots as opposed to three and subterranean
parking.
• Stated that larger rooms would have been desirable.
• Supports the project but not without sufficient
information regarding actual project appearance.
Commissioner Kuechle:
• Felt the staff report and information regarding the
subdivision was insufficient.Planning Commission
February 13, 2008
Page 3 of 4
• Questioned where the subdivision ordinance is
located in the Code and where the findings for a
subdivision are stated.
Heather Baker informed4he Commission that the ordinance
is in Section 15.10.265'
• Inquired about the average size of properties in the
project area to use as a comparison to justify
compatibility of this project with the area.
• Questioned whether the General Plan allows for six
units on this parcel; requested documentation
• Inquired how much parking would be requiired for the
six units.
• Questioned whether the Planning Commission is
obligated to approve projects if findings for a
subdivision are met.
• Inquired whether applicant would be willing to post
a bond (in regards to adjacent neighbor wall issue)
to ensure compliance if the project were approved.
• Cannot the due to of approve project the number
compatibility to the other properties in the area.
? Requested a more sufficient material board.
• Suggested more guest parking spaces.
Applicant will have to provide substantiation for the
following:
• Elevations;
• Articulations;
• Comparisons to neighboring properties;
• Sufficient materials board; and
• Guest parking configuration
Motion to continue this item to the March 12, 2008
meeting was moved by Commissioner Kuechle, seconded by
Commissioner Smith Frost. Vote 3 -0.
changes presented the Commission this evening.
• Has concerns regarding the appearance and
Item C-1City of Culver City, California
Planning Commission Agenda Item Report
Meeting Date: March 12, 2008 Item Number: PH-1
AGENDA ITEM: Site Plan Review, SPR P-2007176, and Tentative Tract Map No.
69482, TTM P-2007I82, for the Creation of Three Lots and Construction of Two
Condominiums on each lot for a total of Six condominium units at 4227 Ince
Boulevard in the Two Family Residential (R2) Zone.
Contact Person/Dept.: Joseph Montoya, Phone Number: (310) 253-5736
Associate Planner
Public Hearing: [X] Action Item: [ I Attachments: [ I
Public Notification: This item was continued at the February 13, 2008, Planning
Commission meeting to March 12, 2008. Therefore no further public notification is
required.
Planning Approval: Thomas Gorham, Planning Manager on March 3, 2008.
RECOMMENDATION:
That the Planning Commission:
1. Open the public hearing; and
2. Continue the item to March 26, 2008.
BACKGROUND:
The applicant is still in the process of revising the preliminary development plans
and materials board for the referenced project in order to respond to the
comments raised by the Planning Commission at the February 13, 2008,
meeting.
Accordingly, at the request of the applicant, this item is to be continued to the
March 26, 2008, Planning Commission meeting.
Page 1 of 1REGULAR MEETING OF THE
March 12, 2008
PLANNING COMMISSION, CITY OF CULVER CITY,
7:00 P.M.
CALIFORNIA
Call to Order & Roll Call
Present:
Absent:
(Excused)
Staff Present:
Marcus Tiggs, Chair
Andrew Weissman, Commissioner
John Kuechle, Commissioner
'Linda Smith, Commissioner
HDavid Rockwell, Vice Chair
Susan Yun, Senior Planner
Heather Baker, Assistant City Attorney
Nancy Tahvili, Assistant Planner
o0oi
Pledge of Allegiance
The Pledge of Allegiance was led by Susan Yun.
o0o
PH-1 Site Plan Review and Tentative Tract Map for a new
Six Unit Residential Condominium Project located at
4227 Ince Boulevard. (Staff Report: Joseph Montoya
(310) 253-5736.) Continue to March 26, 2008.
Motion to continue the item to March 26, 2008 was
made by Commissioner Weissman, seconded by
Commissioner Kuechle. Vote 5-0.City of Culver City, California
Planning Commission Agenda Item Report
Meeting Date: March 26, 2008 Item Number: PH-1
AGENDA ITEM: Site Plan Review, SPR P-2007176, and Tentative Tract Map No.
69482, TTM P-2007182•, for the Creation of Three Lots and Construction of Two •
Condominiums on each lot for a total of Six condominium units at 4227 Ince
Boulevard in the Two Family Residential (R2) Zone.
Contact Person/Dept.: joseph Montoya, Phone Number: (310) 253-5736
Associate Planner
Public Hearing: [X] Action Item: [ 1 Attachments: [X]
Public Notification: This item was continued from both the February 13, 2008, and the
March 12, 2008, Planning Commission meetings to March 26, 2008, therefore no
additional public notification is required. However, the sign posted on the site was
revised _re ec e March 26, 20U8,._con nue Planning Gommission-meeting .date.
Planning Approval: Thomas Gorharn, Planning Manager on March 17, 2008.
RECOMMENDATION:
That the Planning Commission:
1. Adopt a Class 32 Categorical Exemption for this project pursuant to the
California Environmental Quality Act Section 15332 regarding lnfill
Developments (Attachment No. 4).
2. Approve Site Plan Review, SPR P-2007176, and Approve Tentative
Tract Map No. 69482, TTM P-2007182, subject to the Conditions of
Approval as stated in Resolution No. 2008-P001 (Attachment No. 5).
PROCEDURES:
1. Chair calls on staff for a brief supplemental staff report and Planning
Commission poses questions to staff as desired.
2. Chair opens the public hearing, providing the applicant the first
opportunity to speak, followed by the general public.
3. Chair seeks a motion to close the public hearing after all testimony has
been presented.
4. Commission discusses the matter and arrives at its decision.
Page 1 of 5City of Culver City, California
Planning Commission Agenda Item Report
BACKGROUND:
The public hearing on these applications was opened on February 13, 2008.
At the end of that evening's discussion the Planning Commissioner was
unable to make a decision and continued the item to March 12, 2008. Please
refer to the minutes excerpts in Attachment No. 10.
Thereafter, at the applicant's request, the March 12, 2008, continued public
hearing was opened and continued to March 26, 2008, without taking any
additional public testimony or discussion.
Please refer to the February 13, 2008, Planning Commission staff report and
attachments for the required background information to these applications.
New information and analysis is provided herein below.
DISCUSSION:
In response to the Planning Commission comments received at the February
13, 2008, meeting, the applicant revised the project details as follows:
Revised Preliminary Development Plans
The preliminary development plans (Attachment No. 7) have been revised
and expanded so as to now total sixteen (16) sheets and include the following
illustrated revisions:
No. Revisions
2: Detailed landscaping plan with notations and onsite parking for
residents and guest totaling 24 spaces;
3: Onsite and offsite parking with turning movements;
10-14: Architectural detailing and materials call-out, and the outlines of
existing buildings next door;
15: Photographic of sample street facing elevation; and
16: Detailed landscaping plan with notations.
Page 2 of 5City of Culver City, California
Planning Commission Agenda Item Report
Revised Materials Board
The materials board has been revised to insure a sample of all primary and
secondary building material elements of the proposed project including the
following:
1. Concrete;
2. Light fixtures;
3. Paint;
4. Roofing;
5. Shutters;
6. Stucco; and|109| Windows.
The revised materials board will be available at the hearing.
Neighborhood Summary
At the request of the Planning Commission, a summary of the surrounding
neighborhood [Le., the subject site (Parcel 1) and seventeen (17) other
parcels (Parcels 2 through 18)] was prepared as outlined in Attachment No. 8.
The attachment includes a listing of the primary address, lot area, zoning and
number of units for each of the eighteen (18) parcels plus a map illustrating
the neighborhood boundary and existing lot configurations. Primary notes on
the summary indicate the subject neighborhood includes a variety of:
1. Lot frontages, lot depths and lot areas;|109| Housing types including single family, duplex, triplex and multi-family
[apartment and condominium]; and
3. Housing tenure with a combination of owner and renter occupied units.
Lastly, it is noted the two (2) parcels located directly across the street from
the subject site [i.e., Parcel 17 (4218 Ince Boulevard) and Parcel 18 (4228
Ince Boulevard)] — if joined — would be most similar to the subject site and
would have similar development characteristics as follows:
No. Item Subject Site Parcels 17 and 18
1. Zoning R2 R2
2. Lot Frontage 119 feet 129 feet
3. Lot Depth 154 feet 218 feet 211 feet — 212 feet
4. Lot Area 18,175 square feet 18,554 square feet
5. Unit Yield 6 [proposed] 5 [existing].
Aco
Page 3 of 5City of Culver City, California
Planning Commission Agenda Item Report
Public Comments
A total of five letters and/or e-mails have been received regarding this project
and are included in Attachment No. 9.
Revised Resolution of Approval
In response to the above referenced public hearing continuations of the
Planning Commission meeting dates, the revised plans, the revised materials
board, the draft resolution of approval has been revised and is now dated
"Revised — March 17, 2008" and included herein as Attachment No. 5.
Summary
Based on the original staff analysis of the project, and after reviewing the
revised plans, revised materials board and surrounding neighborhood
comments and analysis, staff remains of the opinion the proposed project is
compatible with the surrounding neighborhood and that it remains consistent
with all applicable development standards of the CCMC and the Culver City
General Plan. Therefore, staffs recommendation of approval subject to the
conditions listed in the revised resolution attached herein remains as
presented.
ALTERNATIVE OPTIONS:
The following alternative actions may be considered by the Planning
Commission:
1. Approve the proposed project with the revised recommended
conditions of approval if the applications are deemed to meet the
required findings.
2. Approve the proposed project with additional and/or different revised
conditions of approval if deemed necessary to meet the required
findings and mitigate any new project impacts identified at the meeting.
3. Disapprove the proposed project if the applications do not meet the
required findings.
Page 4 of 5City of Culver City, California
Planning Commission Agenda Item Report
ATTACHMENTS:
February 13, 2008, staff report [7 Pages].
1. Project Summary.
2. Vicinity Map.
3. Aerial Map.
4. CEQA Notice of Exemption.
5. Revised Resolution No. 2008-P001 [20 Pages].
6. Tentative Tract Map No. 69482 dated January 16, 2008 [1 Sheet].
7. Revised Preliminary Development Plans dated March 13, 2008 [16
Sheets].
8. Neighborhood Summary [2 Pages].
9. Public Comments [6 Pages]:
10. Minute Excerpt of the Planning Commission meeting of February 13,
2008.REGULAR MEETING OF THE
March 26, 2008
PLANNING COMMISSION, CITY OF CULVER CITY,
7:00 P.M.
CALIFORNIA .
Call to Order & Roll Call
Present:
Absent
(Excused):
David Rockwell, Vice Chair
John Kuechle, Commissioner
Linda Smith Frost, Commissioner
Andrew Weissman, Commissioner
Marcus Tiggs, Chair
Staff Present:
Thomas Gorham, Deputy Community Development Director
Joseph Montoya, Associate Planner
Heather Baker, Assistant City Attorney
o0o
Pledge of Allegiance
The Pledge of Allegiance was led by Heather Baker.
o0o
PH-1.Site Plan Review and Tentative Tract Map for a new Six
Unit Residential Condominium Project located at 4227
Ince Boulevard. (Staff Report: Joseph Montoya (310) .
253-5710.) Approve.
49Planning Commission
March 26, 2008
Page 2 of 5
Joseph Montoya gave a brief staff report on the project.
Public Speakers:
1,4 11rry Loughlin:
• Contrary to applicant's claims of contact with the
residents, has never been contacted.
O Six units or subdivision should not be allowed in R2
zone.
Eleanor Osgood:
• Culver City is being targeted by developers to build
large condominium projects in R2 zones.
• Opposes project because of possible loss and/or
destruction of greenery, traffic congestion and the size
of the project.
• Concerns regarding affordability.
Present for the applicant:
Brooke Kaufman (Applicant)
Virgil McDowell (Architect)
Anthony Bouza (Attorney)
Comments from Commissioners:
Commissioner Smith Frost
• Observed that some of the existing lots in the
neighborhood adjacent to the project area are below the
minimum-required lot size, while others are above.
• Supports the subdivision and the project.
Commissioner Kuechle
• Stated the buildings still appear to have no
articulation.
• Questioned the significance of the band between
and second floors.
• Concerns about lack of open space; project will
foot of buildable space.
the first
use everyPlanning Commission
March 26, 2008
Page 3 of 5
Commissioner Weissman
• Questioned how the Commission addresses the applicant's
willingness to add articulation to the project.
• Suggested a condition to have homeowners to assure that
guests park onsite.
• Obaewved that two of the lots are over the allowed lot
size.
• Stated residents should be required to use the garage
areas as a garage and not for storage.
Vice Chair Rockwell
• Comfortable that additional parking space issues have
been addressed.
• Stated there is still no articulation in the design
and questioned applicant on their willingness to add
articulation to the project.
Thomas Gorham stated staff is currently working on design
guidelines for new projects. Commissioner Kuechle
suggested the guidelines be developed as soon as possible.
Motion to approve the Categorical Exemption, was moved by
Commissioner Smith Frost, seconded by Commissioner Kuechle.
Vote 4-0.
Motion to approve the Site Plan Review and Tentative Tract
Map, as amended, was moved by Commissioner Smith Frost,
seconded by Commissioner Weissman. Vote 3-1
(opposed/Kuechle).
Attachment No. 15 [Page 1 of 2]
CITY OF CULVER CITY
Date: March 12, 2008
To: Chair and Members of the Planning Commission
From: Joseph Montoya, AICP, Associate Planner
Subject: 4227 INCE BOULEVARD
Neighborhood Summary
Request
At the February 13, 2008, meeting, Planning Commissioner John Kuechle requested
data as to “… the average size of the parcels in the block that includes 4227 Ince, as well as for
the two blocks on either side of it …”.
Summary
The Planning Division reviewed the subject area and, based on the existing lot and
street configuration, identified a total of eighteen (18) parcels to be analyzed as
outlined in the attached map and as more specifically described below:
No. Address Lot Area Zoning Units
1. (A) 4227 Ince Boulevard 18,175 SF R2 1
2. (B) 4215 Ince Boulevard 8,723 SF R2 1
3. 9300 Lucerne Avenue 6,350 SF R2 1
4. (C) 9320 Lucerne Avenue 12,777 SF R2 4
5. 9301 Lucerne Avenue 12,067 SF RMD 12
6. 4173 Ince Boulevard 10,463 SF R2 8
7. 4170 Ince Boulevard 7,384 SF R2 3
8. 9063 Lucerne Avenue 5,940 SF R2 2
9. 9059 Lucerne Avenue 5,940 SF R2 2
10. 9055 Lucerne Avenue 5,940 SF R2 2
11. 9051 Lucerne Avenue 5,944 SF R2 1
12. 9050 Lucerne Avenue 5,948 SF R2 1
13. 9054 Lucerne Avenue 5,687 SF R2 1
14. 9058 Lucerne Avenue 5,184 SF R2 1
15. 9062 Lucerne Avenue 4,686 SF R2 1
16. 9068 Lucerne Avenue 3,850 SF R2 2
17. (D /1 of 2) 4218 Ince Boulevard 10,445 SF R2 2
18. (D / 2 of 2) 4228 Ince Boulevard 8,109 SF R2 3
(A) This parcel is the subject development site and Lot Area is per Tentative Tract Map.
(B) This parcel abuts the side (north) property line of the subject site.
(C) This parcel abuts the rear (west) property line of the subject site.
(D) These two (2) parcels are directly across the street from the subject site.
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Attachment No. 15 [Page 2 of 2]
VICINITY
4227 Ince Boulevard
Site Plan Review, SPR P-2007176; and
Tentative Tract Map No. 69482, TTM P-2007182
Department Of Community Development
Planning Division 2 May 2008
1" 100'-0"