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Modifications to Previously Entitled Site Plan Review SPR P-2007196 and Tentative Parcel Map, TPM P-2007199 ("Modified Project"), as set forth in Site Plan Review, Administrative Use Permit, Administrative Modification and Tentative Parcel Map P2016-0128 SPR, AUP, AM, TPM to allow a 6-story, 137 foot high, 281,000 square foot office building built over a 7-level parking structure located at 6161 Centinela Avenue.
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Meeting Date: November 9, 2016
Contact Person/Dept: Thomas Gorham, Planning Manager
Phone Number: (310) 253-5727
Fiscal Impact: Yes [] No [X] General Fund: Yes [] No [X]
Public Hearing: [X] Action Item: [] Attachments: [X]
Public Notification: On October 19, 2016 a public notice was mailed to all property owners and occupants within a 500-foot radius of the site, emailed to the City's Master Notification List, and posted on the City's website.
Department Approval: Sol Blumenfeld, Community Development Director, (11/03/16)
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RECOMMENDATION
Staff recommends that the Planning Commission:
1. Approve the Addendum to the Entrada Office Tower Project Certified EIR (Certified EIR) (Attachment No. 6) finding that the Modified Project would not result in any additional significant impacts, or a substantial increase in the severity of previously identified significant impacts, that would require major revisions to the Certified EIR, and that preparation of a Subsequent or Supplemental EIR is not required; and
2. Approve Site Plan Review, P2016-0128-SPR, Administrative Use Permit, P2016-0128-AUP, Administrative Modification, P2016-0128-AM, and Tentative Parcel Map, P2016-0128-TPM, subject to the Conditions of Approval as stated in Resolution No. 2016-P019 (Attachment No. 1), which modifies previously entitled Site Plan Review SPR P-2007196 and Tentative Parcel Map, TPM P-2007199 ("Modified Project").
PROCEDURES
1. Chair calls on staff for a brief staff report and 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 or recommendation
BACKGROUND
Request
The Project Applicant, Centinela Development Partners (the "Applicant") has submitted a Project Application for the Modified Project, known as the Entrada Creative Office Project, located at 6161 Centinela Avenue requesting approvals for the following:
* Site Plan Review Modification: Site Plan Review Modification pursuant to Chapter 17.595.035 of the Culver City Municipal Code (the "CCMC") for the modification of the previously approved Site Plan Review SPR P-2007196.
* Administrative Use Permit: Administrative Use Permit pursuant to CCMC Section 17.320.035.C.1.b.ii to permit tandem parking (up to three spaces in depth) for required parking spaces in a non-residential district.
* Administrative Modification: Administrative Modification pursuant to CCMC Section 17.550.010.A.5 to allow an increase of at least 2" in the width of parking spaces that are adjoined on either side of its longer dimension by a wall, column, post, or similar obstruction, in lieu of the 10" additional width provided for by Note (1) to Table 3-4 (Parking Space and Drive Aisle Dimensions) in CCMC Section 17.320.035.
* Tentative Parcel Map: Tentative Parcel Map (TPM No. 74287) pursuant to CCMC Section 15.10.600 et seq. to subdivide the larger 5.63 acre property into two parcels. The approximately 2.84 acre Parcel 1 would encompass the Project Site. The approximately 2.79 acre Parcel 2 would encompass the existing hotel buildings. Reciprocal easements between Parcels 1 and 2 for vehicular and pedestrian access and parking would be provided.
The Entrada Creative Office Project is a modified version of the Entrada Office Tower Project that was approved under Site Plan Review, SPR P-2007196, Height Exception, HTEX P-2007200 and Tentative Parcel Map, TPM P-2007199, (the "Entitlements") together with a Certification of an EIR on April 15, 2008 (the "Approved Project"). From 2010 through 2015, after considering substantial evidence, the project permits were extended. In 2015 CDP indicated the property was to be sold and the new owner would implement the Approved Project under the Entitlements. Subsequently, CDP determined it would retain ownership of the property and submit modified project plans that reflected current office market conditions. On April 4, 2016 the applicant submitted a Preliminary Project Review application that was deemed complete on April 19, 2016. The applicant intends to modify the Approved Project design, with reduced building height, flexible floor plates and varying ceiling heights, consistent with creative office tenant needs. (Please see Modified Project section below). The Entitlements, including an approved building height exception by the City Council, and are still in effect. The revised building design, which substantially differs in height, volume and architectural design from the Entitlements, requires the processing of a Site Plan Review Modification
Project Site
The Project site is located 6161 Centinela Avenue southwest of the San Diego ("I-405") Freeway, north of Centinela Avenue, and west of Sepulveda Boulevard. The Project Site is generally bounded on the north by a retail center, on the east by I-405, on the southeast by the 12-story Double Tree Hotel and beyond that a 3-story office building and Sepulveda Boulevard, and on west and southwest by Centinela Avenue. Regional access to the Project Site is provided from I-405 with local access from Centinela Avenue via Jefferson Boulevard or Sepulveda Boulevard.
Surrounding Uses
The area surrounding the Project Site is generally developed with a mix of uses, including office, retail, restaurant, industrial, residential and hotels. In addition to the adjacent 12-story hotel and 3-story office building to the southeast, uses immediately surrounding the Project Site include a drainage channel and a vacant grocery store to the north; the I-405 freeway to the east; a mini-mall containing restaurants and other retail services to the southeast across Centinela Avenue; and surface parking to the south across Centinela Avenue as well as industrial, office and other uses further to the south along Arizona Avenue.
Located southwest of the Project Site, approximately 120 feet higher in elevation than the Project Site, are bluff top single-family homes at Kentwood Court and Riggs Place. The Project Site is located approximately 550 to 700 feet from the nearest property lines of residences along Kentwood Court and approximately 800 to 1,320 feet from the property lines of residences along Riggs Place.
Zoning and General Plan
The Project Site is designated in the City's General Plan as a "Regional Center" and is zoned CRB (Commercial Regional Business Park).
Project Description
Due to changed market conditions since the time of the 2008 approval, the Applicant is now seeking approval to modify the Approved Project with a smaller building and a reduced height that is in keeping with the type of creative office space being sought by tenants in Westside market area.
Approved Project
The Approved Project was for a 12-story office tower with approximately 326,974 gross square feet (sf) of primarily office floor area to be constructed within the existing surface parking lot of the DoubleTree Hotel (previously the Radisson Hotel) and with a maximum height of 189.5 feet (See Attachment No. 2). The office tower was connected to a nine-level parking structure with two levels of subterranean parking, seven levels of above-grade structured parking, and providing 1,199 parking spaces. Another 60 surface parking spaces were provided in a surface parking lot adjacent to Centinela Avenue opposite the Project Site, for a total of 1,259 parking spaces provided. The provided parking included replacing in the parking structure for the use of the hotel the 265 spaces in the existing northern on-site surface parking removed to allow for development of the office tower.
The Approved Project Site encompassed approximately 3.7 acres, including the office tower, parking structure, and areas associated with circulation and access improvements. Circulation and access improvements included relocating the existing signalized intersection on Centinela Avenue approximately 200 feet to the west, to the central integrated drive court to the hotel and office tower, where the hotel and office drop off areas, and entrance to the parking structure were to be located. The existing western and eastern driveways were to be retained. Additional circulation improvements including restriping Centinela Avenue, modifying the central medians, and restricting turning movements from the eastern and western driveways, as well as from the surface parking lot opposite the Project Site, to right-turn only. The existing hotel use, including the hotel convention center building, was not modified or redeveloped, and was not a part of the Approved Project.
Modified Project
The Modified Project is a 6-story creative office building with approximately 281,209 gross square feet (270,055 leasable square feet) of building area. The office building would be constructed above a seven-level parking structure (with five levels at or above grade and two below) containing a total of 1,044 parking spaces (See Attachment No. 3). The total building height, inclusive of the office building atop the parking structure, would be 137.5 feet high. The new office building and parking structure would be constructed within the existing surface parking lot for the adjacent DoubleTree Hotel. Other than the provision of replacement parking and modifications to the Project Site access, the front drive court and loading dock, the existing hotel is not being modified or redeveloped and is not a part of the Modified Project. The Project Site contains about 3.7 acres. The parking structure would serve the office building and the hotel with a total of 1,044 parking spaces, inclusive of 265 replacement parking spaces that currently serve the hotel. Both tandem and self-parking spaces would be provided, and valets and/or parking attendants would ensure that vehicles parked in tandem spaces are accessible. A valet parking plan is also proposed to address occasional peak demand associated with special events. In addition, the Applicant would continue to provide 60 spaces in an off-site parking lot directly across the street on the south side of Centinela Avenue for hotel employee and overflow parking. With these additional spaces, there would be a combined total of 1,104 parking spaces available to serve the Modified Project and hotel. A total of 42 bicycle parking spaces would be provided.
Site access would be via three driveways on Centinela Avenue. The existing westerly driveway would remain in approximately the same location, but would be reconfigured to better serve the internal roadway. As with the Approved Project, there would still be a new center driveway (the "Center Driveway"), which would become the main Office and Hotel driveway. It would be signalized and replace most of the access functions of the existing main driveway. The Center Driveway would access the drop off areas for the new office building and the existing hotel. The existing signalized main driveway, located approximately 220 feet east of the new Center Driveway, would remain but the traffic signal control would be relocated to the new Center Driveway.
As with the Approved Project, the Modified Project would provide an easement of approximately
11 feet to allow an additional driving lane along the Centinela Avenue frontage that would become a "free right-turn" lane into the Project driveway and onto Mesmer Avenue. The raised median islands on Centinela Avenue would be modified and reconfigured with new eastbound and westbound left-turn lanes. The existing driveway for this surface lot, located opposite the existing main hotel driveway, would be closed.
The new internal roadway system would connect to the parking structure and loading dock facilities. Two entry/exit points would be provided for the parking structure. The main entry/exit point would be located on the south side of the parking structure and connect to an extension of the Center Driveway. A second entry/exit point would be on the north side of the parking structure, accessed near the westerly driveway entrance. A service/loading dock area would be provided at the southeast end of the parking structure. Trucks and delivery vehicles would access these facilities via the internal roadway along the north and east sides of the Project Site. Emergency fire truck access would be via the main Center Driveway and westerly driveway. Fire trucks would access the Modified Project by utilizing the internal roadway system bounding the Modified Project. Additional fire truck access would be provided through the landscaped public area located between the Modified Project building and the hotel.
Landscaping would include a row of trees that would be planted along the Centinela Avenue frontage. Additional landscaped areas would be provided at the main entrance to the office building, within the plaza between the Modified Project and the existing hotel conference center, and on the building's main amenity deck and balconies. The landscaping of the front court drive is intended to create a unified appearance for the Project Site while enhancing views from Centinela Avenue.
Summary of Modified Project Proposed Design Changes
The Modified Project, which has been reduced in size compared to the Approved Project and has the following variations from the Approved Project:
* The Modified Project reduces the amount of office space from that previously approved from 326,974 square feet to 281,209 square feet for a reduction of 45,765 square feet or approximately 14 percent.
* The height of the building would be reduced by 52.0 feet, from 189.5 feet to 137.5 feet, or a reduction of approximately 29 percent.
* The redesigned parking structure would slightly increase the amount of excavation required for the subsurface structures from 19,285 cubic yards to 21,000 cubic yards.
* The redesign of the building provides a more horizontal appearance to the development in contrast to the relatively more angular verticality of the Proposed Project, while varying building volumes to create visual articulation on the Site.
* The building contains significant tenant amenities which are located on an "amenity deck" approximately 50 feet above the ground level
* The on-site access movements have been modified to accommodate the new building design, enhance site circulation and provide more complete fire truck access with a fire access roadway along the north side of the Project Site.
DISCUSSION/ANALYSIS
Existing Permit Approvals
The Approved Project contained the following Approvals which are still in effect:
* Certification of a Final EIR and adoption of a Mitigation Monitoring and Reporting Program by the Planning Commission pursuant to the California Environmental Quality Act (CEQA);
* Approval of a Parcel Map by the former Culver City Redevelopment Agency (CCRA) and Planning Commission, subdividing the site into two parcels divided in the middle of the driveway between the hotel and office building with reciprocal easements for vehicle and pedestrian access and parking as necessary;
* Approval of Site Plan Review by the Planning Commission for the development of an office building and parking structure under CCMC Section 17.540;
* Approval of a Design for Development by the former CCRA, in accordance with Redevelopment Plan Component Area 1, Section 423, to allow a 190-foot-high office building, with a parapet rising to approximately 220 feet, and a 62-foot-high parking structure;
* Request for a Height Exception approval by the City Council from the 56 foot height limitation under CCMC Section 17.300.025(C)(1), to allow an approximately 220 foot high office building and 62 foot high parking structure, including exceptions for mechanical equipment, parapets, and architectural features;
* Finding by the former CCRA that the Proposed Project is consistent with the Redevelopment Plan;
The Modified Project will supersede the previous Site Plan Review and Tentative Parcel Map approvals. An Addendum to the previously adopted EIR is proposed and discussed in further detail in the Environmental Review section below. The Modified Project is consistent with the previously approved Design for Development and the Height Exception as the Modified Project reduces the amount of office space from that previously approved from 326,974 square feet to 281,209 square feet for a reduction of 45,765 square feet or approximately 14 percent and the height of the building would be reduced by 52.0 feet, from 189.5 feet to 137.5 feet, or a reduction of approximately 29 percent.
Building Design
The Modified Project as outlined in the Preliminary Development Plans (See Attachment No. 4) has been completely redesigned from the conventional office project approved in 2008 in order to attract top-tier creative office tenants, including media, entertainment and design uses. The Modified Project will create a cohesive office-hotel campus, with a shared garage for office tenants and hotel guests.
The office building and parking structure will be constructed of cast-in-place concrete. The parking structure levels will be open for natural ventilation, with two types of screening. Along the north and east sides of the garage there will be a metal screen mesh, and along the south fa?ade the garage will be screened by a vertical cable trellis supporting planted vines or other live plant material. Along Centinela Avenue, the garage fa?ade will be articulated with a solid precast concrete panel system also with vertical cable trellis supporting planted vines or other live plant material. A high performance glazing storefront will be provided at the ground level for commercial and retail uses.
At the office level, the structural frames will be infilled with a high performance glazing system on the east, south and west elevations with an accompanying perforated metal sun screen, which will provide additional solar protection for the glazing and exterior balconies. The north elevation will consist of a curtain wall system with high performance glazing and vertical louvers. The office levels feature outdoor balconies that are landscaped and semi-sheltered by the metal sunshade structure. The balconies are a main feature of the project as they provide additional outdoor meeting spaces for building tenants while activating the fa?ade with vertical plant materials and pedestrian activity. The office portion of the building is angled to Centinela Boulevard creating varied massing from the lower level garage along the west elevation.
The project is connected by a series of outdoor-in-between spaces, and elevated decks. These exterior areas will be a balance of programmed zones for activities such as the rock climbing wall, open soft areas for fitness or yoga classes, movie seating, and caf? seating for dining and meetings; and non-programmed areas with comfortable furniture for lounging and hanging out. The cantilevered stair structures both visually and physically connect the project by providing communicating circulation between the elevated decks and easy access to parking without ever going into the elevator.
Ground Floor Uses
During the preliminary review process staff directed the Applicant to provide more active uses on the ground level and create enhanced and unifying connections for pedestrians, patrons, office workers and hotel guests. Based on direction from staff, the ground level will be activated with approximately 9,285 sf of commercial uses that are intended to be tenanted for uses such as casual dining, yogurt or juice shops, and fitness studios. This is complimented by the more formal dining and lounge area at the adjacent hotel. The project street frontage along Centinela Avenue will be upgraded with new trees, hardscape, landscape and signage and brand elements that unify the office project with the hotel to create a campus like setting. Enhanced drop off areas for both the office and hotel for ride share, shuttles, and taxis are provided along the access drives. A plaza area flanks the ground level of the parking structure and ground level retail space providing areas for seating, landscaping and public art and a clear connection to the bleacher stairs that lead to the elevated decks and upper level amenity areas. Upgraded outdoor areas flanking the north side of the hotel will include new landscaping and hardscape and areas for potential outdoor food kiosks and seating for hotel dining or for the food service in the retail space. The ground level will also be activated and supplemented by pop-up retail at the plaza and designated parking areas for food trucks. Overall the Applicant has followed staff direction and has created an activated ground level space with pedestrian type uses, amenities and enhanced landscape and hardscape connections between the retail, office and hotel uses.
Site Access
The Modified Project would include adjustments to the existing site access. Direct vehicular site access would be via three driveways on Centinela Avenue. The existing westerly driveway would remain in approximately the same location, but would be reconfigured to better serve the internal roadway. A new center driveway would become the main Project and hotel driveway. It would be signalized and replace most of the access functions of the existing main driveway. The existing signalized main driveway, located approximately 220 feet east of the new center driveway, would remain but the traffic signal control would be relocated to the new center driveway.
Development of the Project Site would require the dedication or grant of an easement of approximately 11 feet to allow an additional driving lane along the Centinela Avenue frontage that would become a "free right-turn" lane into the Project driveway and onto Mesmer Avenue. This feature would facilitate driveway access and reduce delay to westbound traffic on Centinela Avenue. This was also a feature of the Approved Project. Although this would reduce the overall area of the Project Site, frontage landscaping and building setbacks would meet or exceed code requirements.
The raised median islands on Centinela Avenue would be modified and reconfigured. As part of these changes, new eastbound and westbound left-turn lanes would be installed at the intersection of the new center driveway and Centinela Avenue. The eastbound left-turn lane would serve the center driveway and the westbound left-turn lane would serve a new driveway on the south side of Centinela Avenue accessing a surface parking lot. The existing driveway for this surface lot, located opposite the existing main hotel driveway, would be closed.
With the raised median changes, the westerly and easterly site driveways would be restricted to right-turn-only movements to and from Centinela Avenue. The existing surface lot driveway on the south side of Centinela Avenue would also be restricted to right-turn-only movements due to the raised median. These raised median modifications and driveway turn restrictions are the same as those considered for the Approved Project.
The new internal roadway system would connect to the parking structure and loading dock facilities, as well as access the drop-off areas for the Project building and the hotel. Two entry/exit points would be provided for the parking structure. The main entry/exit point would be located on the south side of the parking structure and connect to an extension of the center driveway. A second entry/exit point would be on the north side of the parking structure, accessed via the internal roadway along that side. A service/loading dock area would be provided at the southeast end of the parking structure. Trucks and delivery vehicles would access these facilities via the internal roadway along the north and east sides of the Project Site. This internal roadway system differs from that for the Approved Project, most notably due to the addition of the roadway along the north side of the site. The parking access points have also been shifted.
Emergency fire truck access would be via the main center driveway and westerly driveway. Fire trucks would access both the Project and hotel by utilizing the internal roadway system bounding the Project and adjacent to the east side of the hotel. Additional fire truck access would be provided through the landscaped public area located between the Project building and the hotel. The Modified Project would have more complete fire truck access compared to the Approved Project, which did not include a fire access roadway along the north side of the Project Site.
Parking
The office building would be constructed above a seven-level parking structure (with four levels above grade) containing a total of 1,044 parking spaces. The parking structure would serve the Project and the hotel, and would include 265 hotel parking spaces to replace the same number of surface parking spaces that would be displaced by the Project. The 281,209 square foot office building would require a total of 772 parking spaces. Together with the 265 parking spaces required for the hotel, a total of 1,037 parking spaces would be required, and 1,044 parking spaces would be provided on the Project Site. Both tandem and self-parking spaces would be provided, and valets and/or parking attendants would be provided to ensure that vehicles parked in tandem spaces are accessible. A valet parking plan is also proposed to address occasional peak demand associated with special events. In addition, the Applicant would continue to provide 60 spaces in an off-site parking lot directly across the street on the south side of Centinela Avenue for hotel employee parking. With these additional spaces, there would be a combined total of 1,104 parking spaces available to serve the Project and hotel. The parking area will include a total of 12 electric vehicle Charging stations and 33 van/carpool spaces on the ground level. In addition, a total of 42 bicycle parking spaces are provided with potential for additional bicycle storage on the ground level. Showers for bicycle commuters are also provided on the ground level of the parking structure.
A total of 585 of the parking spaces within the parking structure will be in tandem. Therefore, an Administrative Use Permit pursuant to Zoning Code Section 17.320.035.C.1.b.ii to permit tandem parking (up to three spaces in depth) will be required. As noted above, both tandem and self-parking spaces would be provided, and valets and/or parking attendants would be provided to ensure that vehicles parked in tandem spaces are accessible. Staff believes the findings for the AUP can be made as outlined in the attached resolution.
Due to structural requirements of the parking structure and building some of the parking stalls next to columns do not meet the Zoning code required 10" additional width for parking spaces that are adjoined on either side of its longer dimension by a wall, column, post, or similar obstruction. The project proposes an Administrative Modification pursuant to Zoning Code Section 17.550.010.A.5 to allow an increase of at least 2" in the width of parking spaces that are adjoined on either side of its longer dimension by a wall, column, post, or similar obstruction, in lieu of the 10" additional width. Staff believes the findings for the AUP can be made as outlined in the attached resolution.
Landscaping/Hardscape
A row of trees would be planted along the Centinela Avenue frontage. Additional landscaped areas would be provided at the main entrance to the office building, within the plaza between the Project and the existing hotel conference center, and on the building's main amenity deck and balconies. The landscaping of the front court drive is intended to help create a unified appearance for the Project Site while enhancing views from Centinela Avenue. In addition, as noted in the building design section, the fa?ade of the parking structure will be enhanced with live plant material on the building walls.
As outlined in the preliminary landscaped plans the ground level will include integral colored concrete and aggregate material, boulders, cobble stones, landscaped berms, a potential sculpture garden, seat walls, corten planters, and specimen trees. The upper outdoor deck areas will be enhanced corten planters along the steps, concrete pavers, furniture, tile paving, wood decking, outdoor meeting areas, a sloped lawn area, seat walls, barbeque areas, picnic areas, a media wall, exercise areas, fire pit, communal tables, and other amenities for tenants and visitors. A green roof is also proposed for a portion of the office building roof area.
Portions of the landscaped area proposed for the project would also serve to minimize stormwater runoff and pollutants by filtering flows prior to their release from the site. Specifically, the northwest and northeast corners of the site and some areas of surface parking would include catch basins and groundcover that would collect and filter stormwater runoff before it enters the storm drain system.
Lighting
New light sources would include lighting along the front drive court and service road, interior building and parking structure lighting, and signage lighting. The front drive court would include bollard (or post) lighting and up-lighting of trees near the hotel and office drop off areas. The drop off areas would also be illuminated from overhead recessed lights. Additional low level accent lighting would be located within the front entrance. During the evening, the interior of the building would be lit with low level security lighting. The interior of the parking structure would be lit with low level security lighting and, at ground level, wall-attached lighting for the pedestrian paths. Lighting at the roof of the building and parking structure would be shielded to reduce visibility from surrounding areas. All proposed lighting would be low level and energy efficient and would be directed and shielded or recessed to minimize light spillage or glare onto adjacent properties. All outdoor lighting would be designed and located in compliance with the Zoning Code.
Visual Analysis
The 2008 Certified EIR for the (Approved Project included an evaluation of aesthetics that addressed, among other topics, the visual character of the Approved Project and its potential impact on views. That analysis included ten (10) photo-simulations that showed renderings of the then proposed Project placed into photos of the Project Site as seen from 10 vantage points that are located at various distances and directions from the Project Site. In order to illustrate the effect of the Modified Project on the appearance of the Project Site and potential changes on view impacts with the Modified Project, new photo-simulations have been prepared (Attachment No.5).
The new photo-simulations present views of the Modified Project Site from four of the previous ten view locations considered most sensitive and representative of changes in visual conditions.
The 10 original view locations and the four locations selected for updated photo-simulations are shown in the View Location Map. Three of the View Locations selected are located along the Westchester Bluffs. These locations were selected to provide information regarding view impact issues raised during public review of the Approved Project in 2008. Views from the Westchester Bluffs typically include a complex of industrial buildings in the foreground, the Project Site, Interstate 405, the Fox Hills Mall, the Howard Hughes Center and the Los Angeles basin in the background. It should be noted that the views from the Westchester Bluffs are private views and are not protected by Los Angeles or Culver City ordinances or by California law. Views along the roadways in the Project vicinity do not involve long range views. The area is substantially developed and longer range views are blocked by intervening development. One View Location from the local street network was selected for the preparation of a photo simulation to show the Modified Project when viewed from the local street network. It was determined that the photo-simulations from the other six View Locations were not necessary for this analysis either because the four selected View Locations were representative or the other View Locations were sufficiently far away that the Modified Project would not be prominent from those locations.
Consistent with the photo-simulations prepared for the Certified EIR, the photo-simulations from the Westchester Bluff locations include simulations of the Approved Project and the Modified Project placed into a panoramic view from the bluffs and also into a more direct view of the Project Site. The panoramic views provide a general sense of extent of view blockage against a backdrop of the long-range viewing field available to those looking out from the bluffs. The more direct views from the bluffs provide a narrower view that better represents relative building heights in the Project vicinity and how the Approved Project and the Modified Project would appear in a focused view of the Project Site.
The Modified Project has a reduced building height (i.e. 137.5 feet vs. 189.5 feet) and more horizontal distribution of massing on the Project Site. The results of these changes to the Approved Project's design have the following effects:
* The reduction in building height reduces the prominence of the building against the distant horizon. Whereas, the Approved Project rose above the distant horizon, the top of the Modified Project does not notably extend above the backdrop of the distant hills. This reduces the prominence of the Modified Project within the view setting. Due to the reduced height, the Modified Project also appears to blend into the surrounding area more readily than the Approved Project. This is apparent in Figure 2 through Figure 7 of the photo simulation.
* The Modified Project is a bit wider in appearance. The added building width has a negligible effect on the degree of view blockage, particularly in the panoramic views; Figure 2, Figure 4 and Figure 6. The added width is most noticeable in the Direct View from Kentwood Court, but the slightly wider building profile does not result in a significant impact.
* The Modified Project presents a more horizontal building appearance in contrast to the more vertical appearance of the Approved Project. As such, the building is more akin to other larger buildings interspersed throughout the view field of Figure 2 though Figure 8. This variation is also apparent in the View 1 street view, Figure 8.
The analysis of View impacts in Section III.A Aesthetics of the Certified EIR concluded that the Approved Project would not create substantial view blockages from the ten view locations analyzed. Notably, it concluded that substantial view blockages would not occur from the Westchester Bluffs. Views of the skyline, background cityscape and distant hills would remain. For these reasons, the analysis concluded that views of the Approved Project would be less than significant.
For the reasons stated above, the Modified Project would reduce the visual impacts from those of the Approved Project. Impacts of the Modified Project would also be less than significant.
Traffic
An analysis of the Modified Project's impacts on traffic was prepared by Crain & Associates Traffic Impact Study Report - 2016 (Attachment No 7). The 2016 Traffic Report provides an analysis of the impacts of the Modified Project as measured against 2016 existing (2016) and future (2018) traffic conditions. In Addition, the 2016 Traffic Report includes an analysis of the Approved Project also measured against the existing (2016) and future (2018) traffic conditions, to support an up to date and more accurate basis of comparison between the Approved Project and the Modified Project than a comparison of the Modified Project impacts to the analysis of the Approved Project in the Certified EIR. That analysis evaluated impacts against 2007 and 2010 baseline conditions and did not account for changes in such factors as traffic patterns and availability of mitigation measures.
For purposes of providing equivalent comparisons, the trip generation for the Approved Project was also recalculated based on more recent trip generation values in the Trip Generation Manual, 9th Edition, published in 2012 by the Institute of Transportation Engineers (ITE). Using this data, the traffic generation in the Certified EIR of 3,442 daily trips is now estimated to be 3,345 daily trips. The 2016 analyses are based on traffic counts taken in March 2016. The 2018 future baseline conditions take into account an average annual traffic growth factor of 1.0 percent, as well as potential traffic from an updated list of 22 potential related projects within the City of Culver City and the City of Los Angeles. The future conditions also account for one roadway improvement at the intersection of Centinela Avenue/La Tijera Boulevard that is expected to be completed by 2018.
The traffic impact study has been conducted generally in the same manner as was performed for the Approved Project. Existing (2016) and future (2018) traffic conditions, without and with the Modified Project, were analyzed at 33 surrounding intersections in the City of Culver City and adjacent jurisdictions, as well as for Congestion Management Program (CMP) facilities. These are the same intersections and CMP facilities that were analyzed for the Approved Project.
This report also presents the traffic impact analyses and results for existing (2016) and future (2018) traffic conditions, without and with the Approved Project. With impact analyses of both the Approved Project and Modified Project under the same current and project buildout conditions, an apples-to-apples comparison can be made of the relative impacts of these projects.
New traffic counts were conducted in spring 2016 at all 33 study intersections. Current listings of Related Projects from the City of Culver City, City of Los Angeles and Los Angeles County were reviewed. Twenty-two (22) Related Projects from these sources within approximately 1.5 miles of the Project site, along with ambient traffic growth of one percent per year, were analyzed for cumulative traffic conditions.
The Modified Project reduces the amount of office area, with resulting reductions in associated traffic. The reduced-size, Modified Project would generate approximately 2,880 daily trips, with 438 trips during the AM peak hour and 393 trips during the PM peak hour. Compared to the Approved Project, the Modified Project would generate approximately 14 percent fewer daily trips, 14 percent fewer AM peak-hour trips, and 15 percent fewer PM peak hour trips. Therefore, as described in the 2016 Traffic Report, the Modified Project would contribute less to traffic congestion and would reduce overall traffic impacts compared to the Approved Project.
The Modified Project is expected to have significant traffic impacts at the following eight study intersections under existing (2016) and future (2018) conditions, prior to mitigation:
* Slauson Avenue & La Cienega Boulevard Southbound Ramps (Future)
* Jefferson Boulevard & Mesmer Avenue (Future)
* Centinela Avenue & Sepulveda Boulevard (Existing and Future)
* Centinela Avenue & Sherbourne Drive (Existing and Future)
* Centinela Avenue & Alvern Street (Existing and Future)
* Centinela Avenue & La Cienega Boulevard (Existing and Future)
* Howard Hughes Parkway & Sepulveda Boulevard (Future)
* Manchester Avenue & Sepulveda Boulevard (Future)
Under existing (2016) and future (2018) conditions, the Approved Project would have significant traffic impacts at all eight intersections identified above for the Modified Project, as well as the following two intersections (prior to mitigation):
* Slauson Avenue & Corning Avenue (Existing and Future)
* 76th Street-77th Street & Sepulveda Boulevard (Existing and Future)
It should be noted that the impacts associated with the Modified Project are less than or equal to the Approved Project's impacts at all significantly impacted intersections, during both peak hours.
Mitigation measures have been identified for the Modified Project. These measures are largely a carryover of the mitigation measures proposed for the Approved Project in 2007, including a
Transportation Demand Management (TDM) Plan and physical improvements, such as island modifications, striping changes and traffic signal upgrades.
Analyses according to the CMP were also made of potential impacts to the regional transportation system, including the surrounding freeways and key intersections in the area, and to public transit in the vicinity of the Project site. As indicated above, the intersection of Centinela Avenue & La Cienega Boulevard, which is a designated CMP monitoring location, would be significantly impacted by the Approved Project and the Modified Project. No significant impacts to freeway mainline monitoring locations or to transit were determined for the Approved Project or Modified Project.
The potential impact on bicycle access was also evaluated for the Approved Project and Modified Project. Bicycle access impact evaluation is a recent requirement of the City of Culver City. It was determined that neither the Approved Project nor the Modified Project would affect the ability of the City of Culver City or the adjacent jurisdiction, the City of Los Angeles, to implement its bicycle plans or result in bicycle access impacts.
Overall, under common updated baseline conditions, the traffic impacts of the Modified Project would be reduced and would not result in additional significant impacts, or a substantial increase in the severity of previously identified significant impacts, compared to the Approved Project. Also, it should be noted that the equivalent comparison of the Modified Project impact to the Approved Project demonstrates that the Modified Project would reduce the impacts at the Centinela Avenue/La Cienega Boulevard intersection identified as significant above. The Modified Project would result in lower contributions to volume/capacity ratio under the 2016 baseline analysis (0.002 in the AM Peak Hour and 0.001 in the PM Peak Hour); and under the 2018 baseline analysis (0.001 in the AM and the PM Peak Hours).
Traffic mitigation measures are contained in the Traffic Impact Study Report as well as the mitigation monitoring program contained in the Addendum to the Entrada Office Tower Project Certified EIR.
Tentative Parcel Map
The Project requires approval of a Tentative Parcel Map- TPM No. 74287 (Attachment No. 8) pursuant to CCMC Section 15.10.600 et seq. to subdivide the larger 5.63 acre property into two parcels. The approximately 2.9 acre Parcel 1, would encompass the Project Site. The approximately 2.73 acre Parcel 2 would encompass the existing hotel buildings. Reciprocal easements between Parcels 1 and 2 for vehicular and pedestrian access and parking would be provided.
Community Meeting/Public Comments
The Applicant held a community meeting on June 30, 2016 at the Doubletree Hotel. Approximately 4 people attended the meeting including 3 residents from the Westchester Bluffs and a representative from Caltrans. The applicant presented the project and answered a number of questions as outlined in the attached Community Meeting Summary (Attachment No.9).
As of the date of this staff report one written comment has been received from the public (Attachment No. 10).
ENVIRONMENTAL REVIEW
As evaluated under current conditions, the Modified Project proposes design changes and a reduction in height and size that that would reduce overall impacts on the environment. As noted herein, an Addendum to the Entrada Office Tower Project Certified EIR (Attachment No. 6) was prepared and determined the Modified Project would not result in any additional significant impacts, or a substantial increase in the severity of previously identified significant impacts for the Approved Project that would require major revisions to the EIR. Thus, pursuant to Sections 15162 and 15164 of the CEQA Guidelines (Cal. Code Regs., tit 14, ? 15000 et seq.), the Project does not require preparation of a Subsequent or Supplemental EIR.
CONCLUSION
A thorough review of the Modified Project has been conducted to ensure that the proposed modifications are consistent with the Approved Project, including the Height Exception, and the DFD, and staff believes that the Site Plan Review, Administrative Use Permit, Administrative Modification and Tentative Parcel Map findings for approval of the Modified Project can be made. Staff further believes that the Modified Project with a smaller building size and a reduced height and enhanced ground level uses and amenities will position the property for creative office tenants in Westside market area.
Based on the analysis contained herein staff recommends the Planning Commission: i) approve the Addendum to the Entrada Office Tower Project Certified EIR, finding that the Modified Project would not result in any additional significant impacts, or a substantial increase in the severity of previously identified significant impacts that would require major revisions to the EIR, and that preparation of a Subsequent or Supplemental EIR is not required; and ii) Approve Site Plan Review, P2016-0128-SPR, Administrative Use Permit, P2016-0128-AUP, Administrative Modification, P2016-0128-AM, and Tentative Parcel Map, P2016-0128-TPM subject to the Conditions of Approval as stated in Resolution No. 2016-P019 (Attachment No. 1).
ALTERNATIVE OPTIONS
The following alternative actions may be considered by the Planning Commission:
1. Approve the application with the recommended conditions of approval if the application is deemed to meet the required findings.
2. Approve the application with additional 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 application if it does not meet the required findings.
ATTACHMENTS
1. Resolution No. 2016-P019 and Exhibit "A", Conditions of Approval.
2. Approved Project Illustration
3. Modified Project Illustration
4. Preliminary Development Plans dated October 19, 2016
5. Photo Simulations
6. Addendum to the Entrada Office Tower Project Certified EIR
7. Traffic Impact Study prepared by Crain & Associates, dated November 1, 2106.
8. Tentative Parcel Map
9. Community Meeting Summary
10. Public Comment