City of Culver City, California
Agenda Item Report
RECOMMENDATION:
Staff recommends the City Council consider the appeal of the Director’s
approval of the Administrative Site Plan Review, Administrative Use Permit, and
Administrative Modification for the project located at 9355 Culver Boulevard and
either:
A. (Staff Recommendation) Deny the appeal, uphold the Director’s decision
and approve of the Administrative Site Plan Review, Administrative Use
Permit, and Administrative Modification; OR,
B. Grant the appeal, in part, and modify the Director’s approval of the
Administrative Site Plan Review, Administrative Use Permit, and
Administrative Modification by imposing additional conditions; OR
C. Grant the Appeal in its entirety, overturn the Director’s decision and deny the
approval of the Administrative Site Plan Review, Administrative Use Permit,
and Administrative Modification.
PROCEDURE:
1. Mayor calls on staff for a brief staff report and the City Council poses
questions to staff as desired.
2. Mayor seeks motion to open the public hearing, providing the applicant the
first opportunity to speak, followed by the general public.
Meeting Date: 4/5/2010 Item Number: PH-2
CITY COUNCIL AGENDA ITEM: Public Hearing On The Appeal Of An
Administrative Site Plan Review For A Two-Story Addition To An Existing
Office/Warehouse Building, Adding A Residential Unit And Office And Warehouse
Space; Administrative Use Permit For Tandem Parking; And An Administrative
Modification For The Reduction Of One Parking Space Located At 9355 Culver
Boulevard.
Contact Person/Dept.: Thomas Gorham,
Christina Rios/CDD
Phone Number: (310) 253-5727
(310) 253-5756
Fiscal Impact: Yes [X] No [] General Fund: Yes [] No [X]
Public Hearing: [X ] Action Item: [] Attachments: [X]
Public Notification: Notices mailed to all property owners and occupants within a 500-
foot radius of the project site (3/15/10); Master Notification List (3/15/10); Julie Lugo
Cerra, City Historian(3/15/10); Applicant and property owner (3/15/10).
Department Approval:
Sol Blumenfeld (04/01/10)
City Attorney Approval:
Carol Schwab (by H. Baker)(04 /01/10)
Fiscal Impact Review:
Martin R. Cole (04/01/10)
City Manager Approval:
Mark Scott (04/01/10) City of Culver City, California
Agenda Item Report
3. Mayor seeks a motion to close the public hearing after all testimony has
been presented.
4. The City Council discusses the matter and arrives at its decision.
BACKGROUND:
On January 19, 2010, an Administrative Site Plan Review (ASPR),
Administrative Use Permit (AUP), and Administrative Modification (AM) were
approved for a 5,824 square foot commercial building addition after determining
that the proposed project is compatible with the commercial buildings in the area
and that it is consistent with the purpose and standards of the Commercial
Downtown (CD) Zone, with slight modifications permitted under the
administrative authority established in Title 17, Zoning, of the Culver City
Municipal Code (“CCMC”). Attachment No. 1 contains the decision letter,
findings and conditions of approval. During the comment period, staff received a
written comment from an adjacent business owner expressing concern over
insufficient parking and the project size (Attachment 2). On February 1, 2010,
the City Council voted to initiate an appeal of the Director’s decision to approve
the project, based upon concerns related to project parking, building height and
vehicle egress.
Summary of Minor Modifications and Approvals Requested:
§ Reduction of 1 parking space.
§ 4 tandem parking spaces accessed from abutting alleys.
§ Approval of 5,824 sq. ft. building addition.
Project Site:
The subject site is located on the north side of Culver Boulevard between Main
Street and Canfield Avenue and consists of two parcels totaling 7,423 square
feet. One parcel is flag shaped and wraps around an existing commercial
building on the north and west sides of the property. It is located in the CD Zone
and totals 5,992 square feet in area. This parcel is currently developed with the
4,453 square foot Citizen Building, a historic landmark, constructed in 1929
fronting on Culver Boulevard and extending back along the flag lot (see
Attachments for illustration). The “flag” portion of the lot is developed with a
single-story 2,097 square foot office/warehouse building constructed around
1940 and was significantly altered both on the interior and exterior in the 1990s.
The second parcel abuts to the north and is 1,431 sq. ft. and zoned Commercial
and located in the City of Los Angeles.
City of Culver City, California
Agenda Item Report
Immediately to the east and west of the project site are two alleys. Retail and
restaurants are the predominant land uses in the area. To the north of the
project, there is a parking lot in the City of Los Angeles and the Canfield parking
lot which is owned by the Culver City Redevelopment Agency.
The proposed project would provide a 2,868 sq. ft. second story (1,559 sq. ft.
office space with the remainder used for storage, stairways and corridors) and a
2,840 sq. ft. third story to the existing office/warehouse building for a total
addition of 5,824 square feet. The third floor will contain a 3 bedroom residential
unit to be occupied by the owner of the business occupying the warehouse,
office and art gallery space. The project is consistent with bringing jobs and
housing together as a mixed use development promoting air quality and mobility
goals.
Project Design:
The contemporary building addition will be designed so that the second and third
floor addition cantilevers over the vacant parcel in the City of Los Angeles where
6 tandem parking spaces for the project will be located. The City of Los Angeles
Departments of Building and Planning have relinquished entitlements and
building permit authority to the City of Culver City for this project.
Historic Building Designation:
In 1987, the Citizen Building was listed in the National Register of Historic
Places (“National Register”). In 1991, it was given the designation of
“Landmark” by the City Council and listed in Culver City’s register of historical
resources. The existing ca. 1940 office/warehouse (“annex”) building is given
secondary reference in the National Register of Historic Places nomination
documentation; it is not included in the description of the Citizen Building in the
1987 Thirtieth Street Architects field survey or the 1990 Historic Preservation
Advisory Committee Report prepared in conjunction with the establishment
Culver City’s Historic Preservation Program and listing of properties in Culver
City’s register of historical resources. Compliance with the U.S. Secretary of the
Interior’s Standards for Rehabilitation – which include guidelines for additions
and construction that is adjacent to historically designed structures (Standards
No. 9 and 10) -- is required both per Culver City’s Municipal Code (“CCMC”)
Section 15.05 et seq. and for properties listed on the National Register. Cultural
Affairs staff and the City’s on-call preservation consultant, reviewed the
proposed project with the following findings:
The overall historic character of the 1929 Citizen Building will be preserved and
the addition to the ca. 1940 annex will not directly compromise or compete with City of Culver City, California
Agenda Item Report
one of the character-defining features of the older structure which include the
Beaux Arts and Art Deco style façade facing Culver Boulevard. Although
included in the 1987 National Register nomination, the annex has compromised
integrity due to subsequent alterations; the exterior of the 1929 brick structure
remains virtually unaltered since 1987. The proposed addition to the annex
should have no impact on the property’s ability to convey its architectural
significance or its historic association with newspaper publisher Eugene
Donovan, two criteria for which the property is listed on the National Register.
The 75 foot setback and the somewhat atypical site lines provide relatively few
locations from which one simultaneously views the façade of the 1929 Citizen
Building and that of the annex addition.
Parking:
Required Parking:
Office Use: 5 spaces (1 space per 294 sq. ft.)
1,559 sq. ft. office / 294 = 5.30 or 5 spaces.
Residential Unit: 2 spaces (3 bedroom unit)
Total 7
Proposed Parking: 6 on-site spaces (4 of which are in
tandem); 1 off-site space
accessible to the disabled (“disabled space”).
The project consists of an addition to an existing building and only the addition is
required to be parked pursuant to CCMC Sections 17.610.020.B1 and
17.610.020.B.3.b.iii (Nonconforming Parking). The proposed addition requires a
total of seven on-site parking spaces: Five spaces for the new office area on the
second floor and two spaces for the third floor residential unit. The applicant has
requested a ten percent reduction of parking (1 space) pursuant to CCMC
Section 17.550.010 A.
One disabled space is required for the project. The disabled space may be
counted toward the total number of required spaces (pursuant to CCMC Section
17.320.030.A); however, since the disabled space cannot be located on site (it is
proposed to be located within 50 feet of the project on the abutting Agency
owned Canfield parking lot), it was not counted toward the number of required
parking spaces. The space is accessed along the west side of the building from
an alley, which was approved by the Building Official as consistent with the
requirements of the Building Code and Title 24 of the California Administrative
Code. The City Council may wish to provide a covenant allowing the exclusive
use of the handicap space to the applicant in order to guarantee the space City of Culver City, California
Agenda Item Report
remains tied to the project. The covenanted space would then qualify as off-site
parking to satisfy the project’s parking requirement pursuant to CCMC Section
17.320.025.D4.
DISCUSSION:
At the February 1, 2010 City Council meeting, members of the City Council
expressed concern regarding the Administrative Modification approval, the
proposed building height and its compatibility with the surrounding area, tandem
parking and vehicles backing into the street. Below is a summary of and
response to these comments.
1. The project site provides insufficient parking and the project requests reduced
parking in excess of 10 percent which exceeds the maximum adjustment for an
Administrative Modification therefore the filing of an application for a Variance is
required.
Currently there is no on-site parking for the existing building and it is considered
legal nonconforming regarding the parking requirements. The occupants of the
building currently lease spaces off-site. Pursuant to Zoning Code Section
17.610.020B.3. (Nonconforming Due to Parking – Nonresidential structures and
uses), structures with parking space deficiencies shall be allowed to expand and
the number of additional parking spaces required shall equal the number of
spaces directly required by the expansion area only. As noted above, the
proposed project will require a total of seven parking spaces. The existing
ground floor area does not require any additional parking as it is considered
legal nonconforming as described above.
CCMC Section 17.550.010.A allows minor modifications to the parking
requirement (up to 10%) when the Director can make the applicable findings to
approve an Administrative Modification. The applicant proposes a 10%
reduction or a reduction of one parking space using the following calculation:
Total Parking Required = 7 spaces
X .10% (Administrative Modification Allowance)
= .7
7 (spaces required) – .7 (10% allowance) = 6.3 spaces required
CCMC Section 17.320.020.B states that “fractional spaces equal to or greater
than one half shall be rounded up to the nearest whole number.” With the 10%
parking reduction the required parking for the project is 6.3 spaces. Since the
fractional spaces are not equal to or greater than .5, the difference of 6.3 spaces City of Culver City, California
Agenda Item Report
is rounded down to 6 required spaces. Therefore, the proposal does not exceed
the maximum adjustment of ten percent 10% and a one parking space reduction
from the required seven parking spaces may be permitted through an
Administrative Modification.
Subsequent to City Council discussion of initiation of an appeal and prior to the
preparation of this report, staff received a question as to whether it is
permissible to use the rounding provision twice for the project (i.e. once when
calculating the required number of parking spaces for the project and a second
time when calculating the allowable reduction in parking under the
Administrative Modification). For the proposed project (1,559 sq. ft. office / 294
= 5.30), the fractional number resulting from the office space parking
calculation was rounded down to five spaces, and the two residential-required
spaces were added, yielding a total of seven required parking spaces for the
project. As discussed previously, in calculating the permitted reduction of
parking spaces through an Administrative Modification (7 spaces x .10 = .7 and
7 - .7 = 6.3), the fractional number was rounded down to 6 spaces.
Acknowledging that parking spaces only exist in whole numbers and it is
impossible to have a “fraction” of a parking space, CCMC 17.320.020.B.
requires that this function of “rounding” be incorporated into all project parking
calculations and does not exclude its application from the parking calculation
for determining whether an Administrative Modification is justified. Further, the
mandatory language of this Section (“…fractional spaces equal to or greater
than one half shall be rounded up to the nearest whole number.” – emphasis
added), does not allow for staff to selectively “round” for specific types of
parking calculations, unless a different type of calculation is specifically
required in the CCMC.
Another question that has been raised is whether the required parking should
be calculated as: 1 space reduction
7 required spaces = .14 or 14%. (which is greater than 10%).
Although mathematically correct this is not an appropriate calculation in the
context of the applicable CCMC provisions. Furthermore, the intent of the
administrative provisions is to allow minor variations. Using this calculation it
would not be possible to grant an Administrative Modification unless the project
contains a minimum of 10 spaces (10 spaces x .10 = 1). The CCMC does not
provide that a minimum of 10 spaces are required for an Administrative
Modification nor does it provide that less than 10 spaces are prohibited from an
Administrative Modification. The one parking space reduction proposed with
the current project is consistent with the types of minor adjustments or minor
approvals that are contemplated by Chapter 17.550 (Table 5.2), and City of Culver City, California
Agenda Item Report
inconsistent with an interpretation of the CCMC based on a restrictive method
of calculation that effectively precludes such small modifications.
The City Attorney’s office has reviewed the applicable provisions of the CCMC
and has determined that the parking standards for this project as discussed in
this report have been legally applied.
2. The project does not meet the required finding for Administrative
Modifications which states the purpose of the Administrative Modification is to
allow for modifications to a proposed project when the development standards
create an unnecessary, involuntarily created hardship or unreasonable
regulation which makes it impractical to require compliance with the
development standards.
Due to the current building coverage and lot configuration, the project site
cannot accommodate more than six on-site parking spaces. The historic
designation of the property also limits the ability to provide additional parking
since only limited building modifications that are consistent with the City’s
Historic Preservation Ordinance are permitted for the Citizen building. When the
proposed project was first presented to the City it was determined that 10
parking spaces would be required based on the proposed square footage. Only
three parking spaces were proposed on-site at that time. The applicant
petitioned the Redevelopment Agency to use seven parking spaces from the
City’s pooled parking supply. However, the Agency was not able to
accommodate the applicant’s request. Subsequently, the applicant reduced the
project size and revised the project to include three (3) additional on-site parking
spaces in tandem configuration for a total of six (6) on-site spaces.
An Administrative Modification, similar to a Variance from the zoning standards,
does not authorize a use or activity which is not otherwise expressly authorized
by the zoning regulations governing the property. A modification only permits
minor deviations from the regulations applicable to certain standards such as lot
size and parking requirements. The zoning provisions are not being changed or
ignored; rather, the property owner is provided with a form of relief from the strict
terms of a comprehensive zoning ordinance in order to use the property in a
manner that places him in parity with other owners in the same vicinity and zone
and is basically consistent with the established regulations.
In this case, the site is largely occupied by a historic building which limits the
utility and development of the site (particularly for parking) because the historic
structure may only be slightly modified and this condition is inconsistent with the
surrounding properties. Thus a minor modification related to parking is justified.
Lot shape and size also justify the proposed Administrative Modification given City of Culver City, California
Agenda Item Report
the Flag Lot configuration of the property. These special circumstances support
the slight relief of one parking space from strict parking requirements set forth in
the CCMC.
3. The proposed addition is not compatible with the surrounding area.
The proposed project does not exceed the height limit in the CD zone and will
not detract from a primary character-defining feature of the 1929 Citizen Building
which is the street facing façade. The height limit in the CD zone is 44 feet and
the building measures 44 feet to the top of the roof. In addition the elevator and
stairway penthouses extend thirteen feet four inches (13’4”) above the roofline,
which is within the allowable 13’-6” for rooftop mechanical equipment and
structures (elevators and stairways) as provide in the CCMC.
The proposed colored concrete wall (37’ high) viewed at the south elevation, will
be setback approximately 75’ from Culver Boulevard and will match the gray
cast stone of the Citizen building façade. This setback will also help diminish the
overall impact of the additional height and bulk of the appearance of the historic
building.
For several years, the City has embarked on a strategy to encourage retail uses
in the downtown, limiting the type of ground level uses to retail and promoting
retail development with relief from on-site parking requirements. The pooled
parking program in the downtown is an example of that policy. The proposed
project is consistent with the intent of this past policy in that the ground level will
remain a gallery space and the proposed administrative relief helps facilitate the
continuation and expansion of retail in the Citizen building.
4. The use of tandem parking.
The project parking is configured so that there are two (2) pairs of tandem
parking spaces for the office area and two (2) independently accessible parking
spaces for the living unit. Thus the project provides two sets of tandem spaces
and two direct access spaces.
5. Vehicles backing into the street.
The vehicles parked at the project site will back into the alley, not the street,
which is allowed in Section 17.320.035 (Parking Design and Layout Guidelines).
Access to the project parking will be off of the alley ways along the west and
east sides of the site that connect to Culver and Venice Boulevards. This
condition requiring backing up into an alley applies to virtually every commercial
property in the City. City of Culver City, California
Agenda Item Report
CONCLUSION:
The project’s design is compatible with the commercial buildings in the area and
with the purpose and standards of the CD zone. The project meets all setback
requirements, does not exceed the CD height limit, conforms to the
requirements to allow an Administrative Modification for parking set forth in
CCMC Chapter 17.550 (Variances and Administrative Modifications), and meets
the standards for tandem parking set forth in Chapter 17.320 (Off-Street Parking
and Loading), as outlined in the January 19, 2010 Administrative Decision letter.
FISCAL IMPACT:
This is a private venture project with no City or Agency funds reserved for the
project. If appeal is denied and the Director’s approval is upheld, then the City
would gain commercial taxes once the project is operational. The use may
generate additional city costs in the event that there are emergency services call
outs to the site. The City Council may wish to consider a covenant for the
proposed handicap space resulting in a nominal lease payment to the Agency.
ATTACHMENTS:
1. January 19, 2010 Decision Letter
2. Written Public Comment
3. Development Plans dated May 26, 2009
4. Proposed Resolution Denying the Appeal
5. Proposed Resolution Granting the Appeal
6. Flag Lot illustration
MOTION:
That the Council either:
A. (Staff Recommendation) Adopt a Resolution denying the appeal, upholding
the Director’s decision and approving the Administrative Site Plan Review for
the two-story addition, Administrative Use Permit for tandem parking, and
Administrative Modification for the reduction of one (1) parking space.
OR City of Culver City, California
Agenda Item Report
B. Adopt a Resolution granting the appeal, in its entirety, overturning the
Director’s decision and denying the approval of Administrative Site Plan
Review for the two-story addition, Administrative Use Permit for tandem
parking and Administrative Modification for the reduction of one (1) parking
space.
OR
C. Adopt a Resolution granting the appeal, in part, and modifying the Director’s
approval of the Administrative Site Plan Review for the two-story addition,
Administrative Use Permit for tandem parking and Administrative
Modification, by imposing additional conditions.
MEETING DATE: 04.05.2010
AGENDA ITEM: PUBLIC HEARING ON THE APPEAL OF AN
ADMINISTRATIVE SITE PLAN REVIEW (ASPR) TO ALLOW A TWO (2)
STORY ADDITION TO INCLUDE OFFICE SPACE ON THE SECOND FLOOR
AND ONE (1) RESIDENTIAL UNIT ON THE THIRD FLOOR TO AN EXISTING
OFFICE/WAREHOUSE BUILDING, AN ADMINISTRATIVE USE PERMIT
(AUP) FOR TANDEM PARKING, AND AN ADMINISTRATIVE
MODIFICATION (AM) TO REDUCE THE NUMBER OF REQUIRED PARKING
SPACES BY ONE (1) SPACE LOCATED AT 9355 CULVER BOULEVARD.
ATTACHMENTS
PAGES
1. January 19, 2010 Decision Letter 1-20
2. Written Public Comment 21
3. Development Plans dated May 26, 2009 22-36
4. Draft Resolution No. 2010-R Denial of Appeal 37-43
5. Draft Resolution No. 2010-R Granting Appeal 44-46
6. Examples of Lot Types 47FAX (310) 253-5721
. PLANNING DIVISION
THOMAS GORHAM
Deputy Community
Development Director/
Planning Manager
9770 CU LVER BOULEVARD, CULVER CITY, CALIFORNIA 90232-0507
January 19, 2010
Don Dimster (Applicant)
1510 Electric Avenue
Venice, CA 90291
Josetta Sbeglia (Property Owner)
9355 Culver Boulevard #B
Culver City, CA 90292
NOTICE OF DECISION: ADMINISTRATIVE SITE PLAN .REVIEW, ASPR P-2009072,
ADMINISTRATIVE USE PERMIT, AUP • P-2009073, and ADMINISTRATIVE
MODIFICATION, AM P-2009071
9355 Culver Boulevard in the Commercial Downtown (CD) Zone
Dear Mr. Dimster and Ms. Sbeglia:
This letter is to inform you that we have approved an Administrative Site Plan Review
(ASPR) to allow a two (2) story addition to include office space on the second floor and
one (1) residential unit on the third floor to an existing office/warehouse building, an
Administrative Use Permit (ALJP) for tandem parking, and an Administrative
Modification (AM) to reduce the number of required parking spaces by one (1) space
subject to conditions of approval contained herein.
Backgro Li rid
Site Description
The subject site is located on the north side of Culver Boulevard between Main Street
and .Canfield Avenue and consists of two (2) parcels totaling 7,423 square feet in area.
One parcel is flag shaped and wraps around an existing commercial building on the
north and west sides of the property and totals 5,992 square feet in area. This parcel is
currently developed with the historically designated 4,453 square foot Citizens Building
fronting on Culver Boulevard and extending back along the "pole" portion of the flag lot.
The "flag" portion of the lot is developed with a single-story 2,097 square foot office/
warehouse building that is attached to but not part of the original Citizens building. This
parcel is zoned Commercial Downtown (CD). The second parcel abuts to the north and
Culver City Employees take pride in effectively providing the highest levels of service to enrich the qualify of life for the community by building on our
tradition of more than seventy-five years of public service, by our present commitment, and by our dedication to meet the challenges of the futukaJanuary 19, 2010
Administrative Site Plan Review, A - 1-,R P-2009072
Administrative Use Permit, AUP P-2009073
Administrative ModiEcation, AM P-2009071
9355 Culver Boulevard
Page 2 of 20
ATTACHMENT 1
totals 1,431 square feet in area. This parcel is undeveloped and is within the City of
Los Angeles.
Immediately to the east and west of the project site are ten (10) to eleven (11) foot wide
alleys and beyond that are restaurants and retail commercial buildings. There is a
parking lot to the north in the City of Los Angeles and the City of Culver City owned
Canfield parking lot to the northeast.
Proiect Description
The proposal is to allow the addition of a 2,868 square foot second' story and a 2,840
square foot third story to the office/warehouse building for a total gross floor area
addition of 5,824 square feet. 1,559 square feet of the second floor would be used for
office space with the remaining space used for storage, stairways, and corridors. The
third floor will contain a 3 bedroom residential unit). The second and third floor addition
will cantilever over the vacant parcel in the City of Los Angeles where 6 tandem parking
spaces for the project will be located. The City of. Los Angeles Departments of Building
and Planning have relinquished entitlements and building permit authority to the City of
Culver City for this project.
Parking/Access
When the proposed project was first presented to the City it- was determined that 10
parking spaces would be required based on the proposed square footage. Only three
(3) parking spaces were proposed on-site at that time. The applicant petitioned the
Redevelopment Agency to use seven (7) parking spaces from the City's pooled parking
supply. However, the Agency was not able to accommodate the applicant's request.
Subsequently, the applicant revised the project to include three (3) additional on-site
parking spaces in tandem configuration for a total of six (6) on-site spaces. The
amount of office square footage was reduced so that the total number of parking
spaces required for the project is seven (7).
Currently there is no on-site parking for the existing building and it is considered legal
nonconforming regarding parking. The occupants of the building currently lease spaces
off-site. Pursuant to Zoning Code Section 17.610.020B.3. — "Nonconforming Due to
Parking", structures with parking space deficiencies shall be allowed to expand and the
number of additional parking spaces required shall equal the number of spaces directly
required by the expansion area only. As noted above, the proposed project will require
a total of seven (7) parking spaces: five (5) spaces for the new office area on the
second floor and two (2) spaces for the third floor residential unit. The existing ground
floor area does not require any additional parking as it is considered legal
nonconforming as described above.
Six (6) of the required seven (7) parking spaces will be provided in tandem style on-site
underneath the cantilevered portion of the building and require approval of an|1010|PRINTED ON RECYCLED PAPERJanuary 19, 2010
Administrative Site Plan Review, ASPR P-2009072
Administrative Use Permit, ALIP P-2009073
Administrative Modification, AM P-2009071
9355 Culver Boulevard
Page 3 of 20
ATTACHMENT 1
administrative use 'permit. A handicapped parking space wl11 be provided off-site at the
abutting Canfield parking lot and is within fifty feet (50') of the buildings rear;entrance.
Building Safety Division has approved this location to satisfy the projects handicapped
parking requirement Although this space will be available for use by the proposed
project it is not for the projects exclusive use and therefore does not count towards the
seven (7) required parking spaces. Therefore, the applicant is requesting a
modification to reduce the projects parking by one (1) space. Section 17.550.010,
(Table 5-2) of the Zoning Code provides the Director limited authority to modify certain
development standards through an Administrative Modification. An Administrative
Modification would allow a slight reduction to the projects parking requirement by one
(1) space from seven (7) to six (6) spaces. The request to decrease the minimum
number of parking spaces by 1 space is consistent with these zoning provisions.
Access to the project parking will be off of the alley ways along the west and east side
of the site that connect to Culver and Venice Boulevards.
• Height
The height limit in the CD zone for this property is 44 feet. The building measures 44 •
feet to the top of the roof. In addition the elevator and stairway penthouses extend
thirteen feet four inches (13'4") above the marline, which is within the code allowed 13'-
6" for rooftop mechanical equipment and Structures (elevators and stairways).
Architecture
The proposed project will have a modern architectural style, with dark colored concrete
and channel glass façade that will provide contrasting views with the red brick of the
Citizens building. The building will have a projecting terrace at the second floor on the
west elevation, and two terraces one on the east and one on the west side of the third
floor residential unit. In addition, the project will include a roof top deck with a glass
guard rail recessed back from the edge of the building. Solar panels will be installed on
the roof terrace in compliance with the City's photovoltaic ordinance.
As the proposed project abuts the historically designated . 4,453 square foot Citizens
Building fronting on Culver Boulevard, the project must be reviewed for compliance with
the City's Historic Preservation Ordinance. The City's Cultural Affairs Historic
Preservation and Public Arts Coordinator administers the City's Historic Preservation
Program and has made a preliminary determination that the proposed project would
require a Minor Certificate of Appropriateness determining that the project meets all
applicable historic design guidelines and that the project will not diminish or adversely
affect the historic character of the Citizens Building.
Public Notification/Comments
On August 25, 2009, notification of the filing of this application and an invitation to
submit comments were sent to property owners and occupants within a radius of five
hundred feet (500') of the exterior boundaries of the site. On September 15, 2009, a
PRIE,FTFD ON RECYCLED PAPER
3January 19, 2010
Administrative Site Plan Review, ASPR. P-2009072
Administrative Use Permit, AUP P-2009073
ATTACHMENT 1
Administrative Modiiic:alion, AM P-2009071
9355 Culver Boulevard
Page 4 of 20
revised notification including a more detailed project description was sent to property
owners and occupants within a radius of five hundred feel (500') of the exterior
boundaries of the site. One written comment was received questioning the parking and
the size of the proposed project. The applicant and property owner also met with and
presented the proposed project to adjacent property owners and the Downtown
Business Association (DBA).
Findings
The following necessary findings for this application have been made pursuant to
CCMC Section 17.540 and 17.550: •
ASPR — Administrative Site Plan Review
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
proposed project, with zero street and alley fronting setbacks, pedestrian access
at the ground level, and the proposed perking at the rear of the building is
designed to harmonize -with the existing development in downtown_ The building at
44 feet in height is within the allowable height limit for the CD zone. The on-site
parking will satisfy the parking requirements for the new building square footage
and the site layout and design will provide safe and convenient pedestrian and
vehicular pattern_ The proposed project will meet all applicable development
standards required by the Zoning Code. The applicant is requesting an
Administrative Use Permit for tandem parking spaces and an Administrative
Modification to reduce the projects required parking by one (1) space from seven
(7) to six (6) spaces as permitted by the code.
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 addition is at the rear of the subject property behind an
existing one story commercial building where the addition will ensure that the
historic façade of the Citizens Building remains exposed. The project is three (3)
stories and forty four (44) feet high plus two (2) roof mounted structures to house
two (2) stairways and an elevator extending 13'-4" above the roof as permitted by
the Zoning Code. A portion of the building will cantilever over the abutting vacant
PRINTED ON RECYCLED PAPER
4- January 19, 2010
Administrative Site Plan Revak ASPR P-2009072
Administrative Use Permit, AUP P-2009073
Administrative Modification, AM P-2009071
9355 Culver Boulevard
Page 5 of 20
ATTACHMENT 1
lot to the north where six (6) of the required parking spaces will be provided in
tandem style. The project will have a modem architectural style, with dark colored
concrete and channel glass façade that will provide contrasting views with the red
brick of the Citizens building. A projecting terrace is being proposed at the second
floor on the west elevation, a total of two (2) third floor terraces on the east and
. west elevation, and a roof top deck with a glass guard rail recessed back from the
edge of the building. The dark colored concrete wall (37' feet high) on the south
elevation is setback at minimum 75 feet from Culver Boulevard. The project will be
conditioned to provide architectural relief or art on this wall. The concrete wall
along the north property line includes a recessed opening on the second and third
floors. Overall, the design of the structure is compatible with the commercial
buildings in the area and with the purpose and standards of the CD zone. Thus,
the new development . does not have an adverse effect on the aesthetic and
architectural qualities of adjoining properties. The Cultural Affairs staff in the
Community Development Department has determined that the proposed addition
is consistent with the historic integrity of the existing building and have approved
the design concept
3. The landscaping, including the location, type, size, color, texture, and
coverage of plant materials, provisions for irrigation, and protection of
landscape elements has been designed to create visual relief, complement
structures, and provide an attractive environment and 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 project cannot accommodate landscaping due to the
current building coverage. A portion of the proposed addition cantilevers over the
on-site parking at the rear on a relatively small lot and space for landscaping does
not exist. However, existing streetscape improvements including trees and
hardscape paving enhance the project.
4. The design and layout of the proposed project will not interfere with the use
and enjoyment of neighboring existing or future development, will not result
in vehicular or pedestrian hazards, and will be in the best interest of the
public health, safety, and general welfare.
The proposed addition is designed
and laid out to respect adjacent properties and the building footprint does not
encroach into neighboring lots or alleys. The project is designed to provide on-site
parking resulting in adequate vehicular circulation patterns and maneuvering and
does not create vehicular or pedestrian hazards. The project also meets the
setbacks and height requirements of the CD zone. The design and layout will not
hinder or interfere with surrounding and future developments and is in the best
interest of the public health, safety and general welfare.
PRINTED ON RECYCLED PAPER
5January 19, 2010
Administrative Site Plan Review, ASPR P-2009072
Administrative Use Permit, AUP P-2009073
Administrative Modification, AM P-2009071
9355 Culver Boulevard
Page 6 of 20
ATTACHMENT I
5. The existing or proposed public facilities necessary to accommodate the
proposed project (e.g., fire protection devices, parkways, public utilities,
sewers, sidewalks, storm drains, street lights, traffic control devices, and the
width and pavement of adjoining streets and alleys) will be available to serve
the subject site. The existing and proposed public service facilities necessary to
accommodate the project. such as the adjoining streets and alleys, traffic control
devices, sewers, storm drains, proposed parkways, proposed sidewalks, street
lights, proposed street trees, fire protection devices, and public utilities are
provided for adequately as confirmed by the City agencies that reviewed the
project during the interdepartmental review process. There are adequate existing
public 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 Downtown
designation in that it is a 'medium scale project that is three (3) stories high with
parking at the rear. It encourages a pedestrian friendly environment and offers a
specialty retail use to downtown and adjacent neighborhoods. The proposed
development will offer an art gallery, office use, and a residential unit that is
substantially surrounded by urbanized and commercially developed uses along
Culver Boulevard_ The new design with dark colored concrete, channel glass
facade, a second floor balcony, two (2) third floor terraces and a roof top deck will
improve the visual quality and pedestrian environment
AUP- Administrative Use Permit (Tandem Parking)
7. The proposed use is allowed within the subject zoning .district with the
approval of an Administrative Use Permit and complies with all other
applicable provisions of this title and CCMC. The proposed tandem parking is
allowed within the CD zoning district with the approval of an Administrative Use
Permit as stated in Section 17_320.035.C.b Tandem Parking Spaces.
Furthermore, the proposed tandem parking is arranged to be no more than three
(3) spaces in depth, the parking layout complies will all other applicable provisions
regarding parking design and layout guidelines. The proposed use as conditioned
will comply with all other applicable provisions of Title-17 Culver City Zoning Code
and the Municipal Code_
8_ The proposed use is consistent with the General Plan and any applicable
Specific Plan. The proposed tandem parking is consistent with the General Plan
Downtown designation because it provides parking spaces (at the rear of the
building) to support the proposed project in downtown_ The required handicapped
parking space will be located off-site within fifty feet (50') of the buildings rear
entrance consistent with Building Code requirements. The proposed project is
PRINTED ON RECYCLED PAPER
6January 19, 2010
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Administrative Use Permit, ALP P-2009073
Administrative Modification, AM P-2009071
9355 Culver Boulevard
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ATTACHMENT 1
substantially surrounded by urbanized and commercially developed uses along
Culver Boulevard. There is no Specific Plan for this area.
9. The design, location, size, and operating characteristics of the proposed use
are compatible with the existing and future land uses in the vicinity of the
subject site. The proposed use, design, location, size and operating
characteristics of the tandem parking spaces will not have an impact on adjacent
uses and are therefore found to be compatible with the existing and future land
uses in the vicinity of the subject site. The proposed use - tandem parking is to
provide six (6) parking spaces on-site for the proposed project that is compatible
with the existing and future land uses in the vicinity of the subject site. The parking
spaces will be properly striped and are to be located behind the building with
access off the alley. Further, each tandem pair will have adequate space for
maneuvering into and out of said spaces. The required handicapped parking
space will be located off-site within fifty feet (50') of the buildings rear entrance
consistent with Building Code requirements.
10. The subject site is physically suitable br the type and intensity of use being
proposed, including access, compatibility with adjoining land uses, shape,
size, provision of utilities, and the absence of physical constraints. The site is
physically.suitable for the proposed six (6) tandem parking spaces. The proposed
parking spaces will be provided at the rear of the building which can be accessed
through the public alley. Existing arid proposed public service facilities necessary
to accommodate the project such as the adjoining streets and alleys, traffic control
devices, sewers, storm drains, parkways, sidewalks, street lights, street trees, fire
protection devices, and public utilities are provided for adequately as confirmed by
the City agencies that reviewed the project during the interdepartmental review
process. 'There are adequate existing public facilities necessary to service the
project.
11_ The establishment, maintenance or operation of the proposed use will not be
detrimental to the public interest, health safety, or general welfare, or
injurious to persons, property, or improvements in the vicinity and zoning
district in which the property is located.
The proposed tandem parking will
allow for six (6) parking spaces on-site for the proposed project. The required
handicapped parking space will be located off-site within fifty- feet (50') of the
buildings rear entrance consistent with Building Code requirements. The
conditions of approval will ensure that the operation will not be detrimental to the
public interest, health, safety, or general welfare or injurious to persons, property
or improvements in the vicinity and zoning district in which the property is located.
PRINTED ON RECYCLED PAPER
7January 19, 2010
Administrative Site Plan Review, ASPR P-2009072
Administrative Use Permit, AUP P-2009073
Administrative Modification, AM P-2009071
9355 Culver Boulevard
Page 5 of 20
ATTACHMENT 1
AM- Administrative Modification (1 Parking Space Reduction)
12. The strict application of the applicable development standard creates an
unnecessary, involuntarily created hardship or unreasonable regulation
which makes it obviously impractical to require compliance with the
development standards. There is currently no on-site parking for the existing
building and it is therefore considered legal nonconforming due to parking. Six (6)
of the required seven (7) parking spaces for the new addition will be provided on
the vacant abutting lot north of the site under the cantilevered portion of the
building. The AM request is to reduce one (1) parking space on-site which does
not exceed the maximum adjustment of ten percent (10%) as stated in Section
17.550 Variances and Modifications. The required handicapped parking space will
be located off-site within fifty feet (50') of the buildings rear entrance consistent
with Building Code requirements. The proposed parking meets the standards in
Section 17.550 Variances and Modifications and Section 17.320.025 D. Off-Site
Parking.
13. Approval of the Administrative Modification would not be detrimental to the
public health, interest, safety, or general welfare and would not be
detrimental to the public health, interest, safety, or general welfare and
Would not be detrimental or injurious to property or improvements in the
vicinity and in the same "zoning district. Approval of the Administrative
Modification will not be detrimental to the general welfare or injurious to property in
the vicinity. The required parking will be located on-site with the exception of the
handicapped parking space which will be located off-site within fifty feet (50') of
the buildings rear entrance consistent with Building Code requirements and will not
have a direct impact on the neighboring properties because the space will be
located on a public lot. Furthermore, approval of the proposed modification will not
prevent development or lirnit the use of neighboring properties.
14. The project is consistent with the General plan and complies with all other
applicable provisions of this Title. The project is consistent with the General
Plan and Zoning Designation, which encourages a pedestrian friendly environment
and offers a specialty retail use to downtown and adjacent neighborhoods. It is
also consistent with all the regulations of the CD zone.
CEQA
Pursuant to the California Environmental Quality Act (CEQA) guidelines, initial
review of the project by staff established that there are no potentially significant
adverse impacts on the environment and the project has been determined to be
Categorically Exempt pursuant to Section 15332 of CEQA, because the proposed
project is an in-fill development. The project is consistent with the Downtown
PRINTED ON REGYCLED PAPER
8• January 19, 2010
Administrative Site Pfan Review, ASPR P-2009072
Administrative Use Permit, AUP P-2009073
Administrative Modification, AM P-2009071
9355 Culver Boulevard
Page 9 of 20
ATTACHMENT 1
General Plan designation and applicable General Plan policies as well as with the
Commercial Downtown (CD) zoning and regulations. Furthermore, the project site
is substantially surrounded by urbanized and commercially developed uses and so
it has
minimal potential as a habitat for endangered, rare or threatened species.
The project occurs within Culver City limits with the exception of the 1,431 square
foot vacant lot which in the jurisdiction of the City of Los Angeles. The City of Los
Angeles' Departments of Building arid Planning have relinquished entitlements
and building permit authority to the City of Culver City for this project_ Also, the
approval of the project would not resultin any significant effects relating to traffic,
noise, air quality, or water quality, and the site can be adequately served by all
required utilities and pu blic services.
Conditions of Approval
Based upon the above findings and pursuant to CCMC Chapter 17.540, 17.530, and
17.550 requirements, Administrative Site Plan Review, ASPR P-2008124,
- Administrative Use Permit P-2008125, and Administrative Modification P-2008123 are
hereby approved subject to the following conditions:
General Conditions/Planning Division:
1. The building permit drawings shall conform to the development plans, colored
renderings, and materials sample board date stamped May 26, 2009, except as
noted below.
2. The notice of decision approving Administrative Site Plan Review ASPR P-
2008124, Administrative Use Permit P-2008125, and Administrative
Modification P-2008123 and the. conditions of approval shall be referenced
the cover sheet, and repeated in full on attached additional sheets of the
building permit drawings.
3. The applicant or the property owner shall provide the construction contractor(s)
and each subcontractor related to the project a copy of the final project
conditions of approval. These conditions shall be enforceable through all legal
and equitable remedies, including the imposition of fines against each and every
person who conducts any activity on behalf of the property owner or the
applicant on or near the project site. The applicant, property owner, and general
construction contractor are ultimately responsible for all actions or omissions of
a subcontractor.
PRVITED ON RECYCLED PAPER
9January 19, 2010
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Administrative Use Permit, AUP P-2009073
Administrative Modification, AM P-2009071
9355 Culver Boulevard
Page 10 of 20
ATTACHMENT 1
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 assume benefit of this Administrative Site Plan Review, ASPR P-
2009072, Administrative Use Permit, AUP P-2009073, and Administrative
Modification, AM P-2009071.
5. The City reserves the right to periodically inspect the premises without prior
notification, to ensure ongoing compliance with all conditions of approval.
6. Administrative Site Plan Review ASPR P-2008124, Administrative Use Permit
P-2008125, and Administrative Modification P-2008123 shall expire unless:
A. Actual construction, in accordance with a valid City issued building permit,
is commenced on the site within one (1) year after the effective date of the
entitlements; or
B. Prior to the entitlements' expiration date, or any previously granted
extension to that expiration date, a written request for an extension,
accompanied by any and all required fees, has been satisfactorily tiled by
or on behalf of the applicant/property owner and, thereafter, an extension
is granted by the Deputy Community Development Director/Planning
Manager or designee.
7. A Certificate of Occupancy for the approved project will be issued, and/or final
inspections shall be scheduled, only upon completion of all applicable
conditions of approval and required site improvements_
8. All signs shall be designed and installed pursuant to CCMC Title 17- Chapter
17.330 Signs for review arid approval prior to the installation of any sign.
. The applicant, property owner and contractors 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.
10. In addition to the screening requirements for ensile parking areas including
loading areas, refuse storage / trash compacter facilities, and Fire Department
connections, the following items shall be screened from surrounding and nearby
public and private properties in a manner consistent with City standards and
suitable to the subject development as approved by the Deputy Community
Development Director/Planning Manager. In 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:
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PRINTED ON RECYCLED PAPER- January 19, 2010
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Administrative Use Permlt, AUP P-2009073
Administrative Modification, AM P-2009071
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Page 11 of 20
ATTACHMENT 1
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 shall 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.
It The refuse containers assigned to or otherwise used by the building shall be
stored onsite in the trash enclosure.
12. All hardscape areas along both the exterior of the building and/or within the
interior of the -project site shall include the use of decorative pavement (i.e.,
materials, finish and color) in select
areas to the satisfaction of the Deputy
Community Development Director/Planning Manager.
13_ The project and its operations shall comply with all applicable local, special
district or authority, county and federal statutes, codes, standards, and
regulations including, but not limited to, Building and Safety Division, Fire
Department, Planning Division and Public Works Department " code
requirements and it shall comply with all applicable comments and code
requirements as determined during the City's building permit review process_
14. The Deputy Community Development Director/Planning Manager may revoke
the Administrative Use Permit and/or the Administrative Modification if the
PRINTED ON RECYCLED PAPER
11January 19, 2010
Administrative Site Plan Review, ASPR P-2009072
Administrative Use 'Permit, AUP P-2009073
Administrative Modification, AM P-2009071
9355 Culver Boulevard
Page 12 of 20
ATTACHMENT 1
conditions of approval herein are not complied with Prior to such revocation,
timely notice and response opportunities shall be given to the business owner_
15. The tandem parking spaces shall be used only in conjunction with an office and
retail building on the subject property and shall meet all requirements of CCMC
Chapter 17.320-0ff Street Parking and Loading and all other applicable
requirements of CCMC Title 17- Zoning.
16. If the tandem parking is unassigned, a parking attendant is required during the
business hours of the proposed business operations to ensure adequate
parking services.
17. Any change. of use on the subject property shall require the approval by the City
of a modification to the Administrative Use Permit to continue the use of tandem
parking
18. The Administrative Modification allows for a one (1) space reduction of the
seven (7) required on-site parking spaces to. six (6).
19. A City approved Covenant and Agreement shall be signed by the property
owner(s) and notarized limiting the useable office space on the second floor to
no more than 1,750 square feet. Said Covenant and agreement shall be
recorded with the Los Angeles County Recorder's Office.
PRIOR TO THE ISSUANCE OF ANY DEMOLITION, GRADING, EXCAVATION,
AND/OR BUILDING PERMIT:
Planning Division
20. All exterior lighting shall be developed pursuant to CCMC Title 17, Chapter
17.300, General Property Development Use and Standards. The applicant or
property owner shall submit to the Deputy Community Development
Director/Planning Manager for approval an exterior lighting fixture plan. The
. lighting fixture plan shall identify the location and type of all exterior light fixtures.
All lighting shall be directed onsite and fight sources shall be shielded so as not
to be intrusive to surrounding properties.
21_The applicant and the property owner shall jointly 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 which may
result from or arise in connection with third party challenges to the City's
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PR/N-IED ON RECYCLED PAPERJanuary 19, 2010
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Administrative Use Permit, AUPP-2009073
Administrative . Modifica tion, AM P-2009071
9355 Culver Boulevard
Page 13 of 20
ATTACHMENT 1
approval of the Project. Said indemnification shall be set forth in a written
instrument acceptable to the City Attorney, which shall be signed by the
applicant and the property owner prior to a building permit being issued.
22. A Covenant and Agreement shall be signed and notarized certifying the
property owner(s) agrees to hold lot numbers 1 and 2 of Tract No. 5747 as one
. parcel.
. 23. The City's Art in Public Places requirement per CCMC Title 15, Section
15.06.100 shall be fulfilled.
24. Plans detailing the architectural relief on the south wall shall be submitted to the
Planning Manager for review and approval.
25. The City's Historic Preservation Program requirement per CCMC Title
Section 15.05.035 shall be fulfilled.
26. Pursuant to CCMC Title 15, a New Development impact Fee will be required.
27. The existing utility pole on the north east side of the property shall be relocated
On-site to provide adequate maneuvering in and out of spaces and approved by
the Planning Division
Engineering Division
28. Two (2) sets of On and Off-Site Improvement/Precise Grading Plans prepared
by a civil engineer registered in the State of California 'shall be submitted to the
Engineering Division for review, approval, and permitting. Among other things,
the Site Improvement/Grading Plan shall include detailed drainage and precise
grading of the site indicated by spot elevations and indicate all proposed and
existing utilities. An initial plan check fee in the amount of $750.00 will be due
upon first submittal.
29. Applicant shall place all public utility services for permanent use underground
from
utility source to the
terminations facility on private property per CCMC
5.04.065. The owner shall be responsible for all coordination for the utility
installation with respective utility company and its necessary construction.
30.
Applicant shall submit a Staging Plan, if any work, temporary structures, or
construction trailers are proposed in the Public Right of Way, for review and
approval by the City Engineer of his/her designee.
PRNTED ON RECYCLED PAPER
13January 19, 2010
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Administrative Use Permit, AUP P-2009073
Administrative Modification, AM P-2009071
9355 Culver Boulevard
Page 14 of 20
ATTACHMENT 1
31. Per the Culver City Municipal Code CCMC Section 5.01.010, Ordinance No.
2201-011 Solid Waste Management, the Culver City Sanitation Division has the
exclusion franchise for all solid and recyclable waste material handling within
the City limits. To arrange for waste management activities, contact Sanitation
representative at (310) 253-6400.
32, Due to the change of use and increased density, this project is subject to a
City's Sewer Facility Charge. This charge shall be paid directly to the
Engineering Division prior to the issuance of any permit.
33.Applicant will be required to provide its own trash enclosure with a minimum
size, location, and configuration approved by the Public Works/Sanitation
Division Manager, 310253.640 prior to Building Permit issuance. The applicant
will be required to provide separate trash bins for recyclable waste and regular
solid waste material.
Public Works/ Stormwater Conditions
Local Stormwater Pollution Prevention Plan
34.
Concurrent with the submittal of the Site Improvement/Grading Plan, 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. (Note: The Site Improvement Plans will not be accepted for review
unless the LSWPP Plan is included in the submittal package.)
35.
The LSWPPP shall be developed and implemented in accordance with the
requirements of the current Los Angeles County Municipal Stormwater NPDES
Permit No. CAS614001 and the CCMC Section 5.05.035. Prior to the issuance
of any demolition, grading, excavation and/or building permit, the applicant shall
have a LSWPPP package approved by the City Engineer.
36.
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, which may be obtained from the Engineering
Counter. If the LSWPPP package fails to contain all required items, the
package Will not be accepted.
37.
The scope of the information shown on the site plans must be limited to
NPDES-relevant information (Le, turn off utility, architectural, or other features
not relevant to the NPDES requirements). Please contact City's Stormwater
Consultant, at (310) 253-5600 for any questions and to obtain instructions and
handouts required for a complete submittal and associated plan check fees.
14
• PRINTED ON RECYCLED PAPER• January 19, 2010
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Administrative Use Permit, AUP P-2009073
Aciminisbntive Modification, AM P-2009071
9355 Culver Boulevard
Page 15 of 20
ATTACHMENT 1
Prior to the start of design of these plans and of necessary reports, the
applicant's Civil Engineer shall meet with the City's Stormvvater Consultant to
obtain information on the City-specific LSWPPP requirements.
38. Plan check fee for the LSWPPP shall be paid at the time of the initial submittal,
per the most current fee schedule established in City Council.
39.Applicant shall appropriately and effectively implement the 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 amount of sediments and
other pollutants in the storm water and the non-storrn water discharges.
Building and Safety Division:
40. Applicant shall submit separate plans for building, electrical, plumbing, and
mechanical permits to Building Safety.
41. All utilities shall be underground or enclosed in the building construction. No On-
site overhead utilities shall be permitted.
42. Notification and upgrades of adjacent properties maybe required. If upgrades to
adjacent properties are required by the Building Safety Divisions and the
Engineering Division will determine what upgrades, if any, shall be the
responsibility of which party.
43.
The ground level restrooms require will be per the 07' California Plumbing Coda
44.
All shafts shall be minimum 2 hr. rated from the foundation to the underside of
the roof deck or to the top of parapet walls as part of any shaft construction.
45. All shafts shall be enclosed at all levels to other areas of the building.
46. The elevator cab size shall be minimum 51" deep x 80" wide for on-center doors
or minimum 51" deep x 68" wide for off-center doors.
47. All main doors and all egress doors shall swing in the direction of egress.
48. Al] treads, risers, handrails, etc. inside any common area stairway shall be
100% non-combustible construction.
49. Any trash roam, equipment room, etc. shall be minimum 2 hr. rated to all other.
areas.
PRINTED 01V RECYCLED PAPER
15January 19, 2010
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Administrative Ute Permit, AUP P-2009073
Administrative Modftation, AM P-2009071
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ATTACHMENT 1
50.Al! exterior walls on the property lines (other than fronting on streets) shall be
minimum 2 hr. rated from the foundation to the top of parapet wall extending a
minimum of 30" above any adjacent roof or walking surface. As such, property
line fire walls shall be 100% reinforced concrete or reinforced concrete block
construction. No wood or metal stud framing in such walls shall be permitted.
51. No openings in exterior walls are permitted within three feet (3') of any property
line.
52.Ali commercial areas shall be minimum of 2 hr. rated to all residential areas.
53. Tempered or laminated glazing shall be specified at all hazardous locations.
54.All roof or roof deck coverings shall be minimum Class A fire resistant.
55.As the project nears completion no partial or grand openings shall be permitted
without applying for and . gaining approval of a Certificate of Occupancy or
Temporary Certificate of Occupancy. Do not schedule any partial or full
openings or advertise any openings without City approval.
56.The overall construction permit application drawings shall indicate any
construction staging areas proposed.
57.The overall permit application drawings shall include a schedule of special
inspections anticipated, the firm proposed far special inspections, and the
resumes of any special inspectors for this project. Culver City Building Safety
reserves the right to reject any special inspector at any time. If a Culver City
Building inspector is inspecting a portion of the work for which a special
inspection is required, the special inspection report shall be made available to
the Culver City Building Inspector on his arrival to the jobsite. All jobsite
supervisors, contractors, and subcontractors shall give their priority to the
Culver City Building Inspectors when they are on-site.
58. Culver City Building Safety may apply administrative assessments and/or post
general stop work notices for any violations of the conditions of approval for the
project, any violations of the CCMC or any violations of adopted codes and
standards.
59. Hours of construction shall be limited from 8:00 A.M. to 6:00 P.M. Monday to
Friday, and from 9:00 A.M. to 6:00 P.M. on Saturday and Sunday.
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Administrative Use Permit, AUP P-2009073
Administrative Modification, AM P-2009071
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ATTACHMENT 1
Fire Department:
60. Plans submitted for building permit shall have a "Fire Department Notes"
section. The FD notes shall include an related building and fire code
requirements for this project
61. A National Fire Protection Association Standard 13 system shall be installed in
the structure and the Citizens Building. Fire Department connection location
shall be as approved by the Fire Marshall; DDCA location shall be per the Fire
" Marshall and the Deputy Community Development Director/ Planning Manager.
62. An off-site monitoring system shall be installed to report operation of the fire
sprinkler system per NFPA 72 2007 edition.
63. Al! fascia, parapets and wall tops shall be constructed of solid materials (no
foam products) unless reviewed and approved by the Fire Department and the
Building Department prior to installation_
64. All parapets above five feet in height shall have catwalks and ladders as
approved by the Fire Marshall.
65. All rooms shall be numbered and labeled per CONIC 102 and the 2007
California Fire Code (CFC).
66. Provide an address visible and legible from the public way.
67. Provide a KNOX Box(s) and KNOX key switches as required by the Fire
Marshall.
68. All exterior doors shall have key sets and handles for Fire Department access.
69. Provide specific occupancy for use of buildings such as restaurants, offices, etc.
DURING CONSTRUCTION:
. Planning Division:
70. Information that includes contact names and telephone numbers of the
applicant/property owner, construction contractor(s) and City shall be posted at
the project site so as to be visible to the public and of a size and location as
approved by the Planning Manager. These names and telephone numbers
shall be made available to adjacent property owners and residents.
PRINTED ON RECYCLED PAPER
17January 19, 2010
Administrative Site Plan Review, ASPR P-2009072
Administrative Use Permit, AUP P-2009073
Administrative Modific,ation, AM P-2009071
9355 Culver Boulevard
Page 18 of 20
ATTACHMENT 1
71. During all phases of construction, the applicant and property owner shall use
their best efforts to ensure that all construction workers and contractors park
onsite or at designated offsite locations approved by the City and not in the
surrounding neighborhood.
72. All graffiti shall be removed within forty eight (48) hours of its application and
said removal standards shall continue once the development becomes
operational.
73. All construction equipment shall be modified so as to insure the following noise
standards:
A. Equipped with mufflers and sound control devices (Le., intake silencers
and noise shrouds) no less effective than those provided on the original
equipment and no equipment shall be operated without an exhaust
muffler,
B. Properly maintained to minimize noise 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;
D. 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
determined necessary 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.
Engineering Division:
74. The construction contractor shall advise the Public Works inspector of the
schedule and shall meet with the inspector prior to commencement of work.
75. Dirt hauling and construction material deliveries or removal are prohibited during
the morning (7:00 A M. to 9:00 A.M.) and afternoon (4:00 P.M, to 6:00 P.M.)
peak traffic periods.
76. During construction, dust shall be controlled by regular watering and as directed
by the Public Works Department City inspector.
18
PRINTED ON RECYCLED PAPERJanuary 19, 2010
Administrative Site Plan Review, ASPR P-2009072
Administrative Use Permit, AUP P-2009073
Administrative Modification, AM P-2009071
9355 Culver Boulevard
Page 19 of 20
ATTACHMENT 1
77.All staging and storage of construction equipment and materials, including the
construction dumpster and storage containers shall be on-site only and will not
be allowed along the Public Right of Way unless authorized by the City
Engineer. The applicant shall obtain prior written permission from adjacent
property owners for any construction staging occurring on adjacent property.
78.A copy of the Local SWPPP, inspection logs, and training records shall also be
kept on site and available for inspection at all times during construction.
PRIOR TO THE ISSUANCE OF ANY CERTIFICATE OF OCCUPANCY (C of 0):
Planning Division:
79.All applicable conditions of approval and required on-site and off-site
improvements shall be completed to the satisfaction of the Planning Manager.
Engineering Division:
80. The applicant shall be responsible for the expense to repair or replace any
damage to the public right-of-way caused by the construction of the proposed
project. Such repair or replacement shall be completed per APWA Standards to
the satisfaction of the City Engineer.
81.Ail Conditions of Approval shall be completed to the satisfactory of the City
Engineer.
Fire Department:
82_ A maintenance and service agreement shall be provided for fire sprinklers and
off-site reporting system.
83. A pre fire plan shall be provided prior to a Certificate of Occupancy is issued. At
the appropriate time please contact Fire Prevention at (310) 253-5925 for
instructions, assistance and approval.
PRINTED ON RECYCLED PAPER
19January-19, 2010
Administrative Site Plan Review, ASPR P-2009072
Administrative Uss Permit, AUP P-2009073
Administrative Modification, AM P-2009071
9355 Culver Boulevard
Page 20 of 20
ATTACHMENT 1
Appeal
This administrative decision may be appealed in accordance with Chapter 17.640-
Appeals, by any interested person within 15 calendar days of approval, or by 5:30 P.M.,
February 3, 2010. If no appeal is filed by that date, the decision shall be final. If a
timely appeal is filed, we will notify you. If you have any questions, please contact
Christina Rios, Assistant Planner, at (310) 253-5756.
Sincerely,
6D-D-amni
Thomas Gorham
Deputy Community Development Director/Planning Manager
TG: cr
Copy: Sol Blumenfeld, Community Development Director
Craig Johnson, Building Official
Richard Gallegher, Fire Marshal
Charles Herbertson, Public Works Director
Andy O'Connell, Senior Civil Engineer
Christine Byers, Cultural Affairs
Christina Rios, Assistant Planner
Decision Letter Binder
Case File
20
PRINTED ON RECYCLED PAPERPage 1 of 1
ATTACHMENT 2
Rios, Christina
From: Frank Lamanna Vamannafrank@hotmalcornj
Sent: Tuesday, September 08, 2009 4:24 PM
To: Rios, Christina
Cc: Linda E. Lamanna; lidia ivanovs
Subject: 9355 Culver Boulevard Culver City
Christina Rios
Case Manager
My Name is Frank Larnanna i'am a Bussines owner next door this project is very negative one
because the parking is not suficient and the owners currently block access to exinting alley whith
ilegal fences and two the building is to big the alleys are only 10 feet wide on both sides of the
project more over the current owner block the loading zone with ilegal wire fence this project is
very negative is only for financial gain purposes.
Frank Lamanna
Grand Casino Bakery
21
09/10/2009TairoSivr
9355 Culver Boulevard Fresh Paint
Owner: Josetto 5beglia Architect: Diercter ArchitectJre
RECEIVED
MAY 26 200g
Oulver City
7,11arinrrig
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ONE7.3
, ger, male
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15n Preet.,11,
15,1 1, vIrlrun.
Fresh Paint
9355 CrAver Blvd,
Culver City, CA 90232
TEL: (310) 558-9355
Cover Sheet
A0,0ere /Mee:
Fresh Paint
9355 Culver Fllvd.
G r City, CA 9023|1010|TEL: 559-9355
Site Aerial View
AD.1
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Fresh Faint
9 3 55 Culver Blvd.
Culver clty, CA 05 2 3 2
TEL: (310) 555.935
x1-4e . APP7-4-h,9:
Site Plan
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Fresh Paint
9355 Culver BM,
Culver City, CA 90232
TEL:. (310} 553-9355
a her! ,n,n;
Site Plan colored
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deinot part cf this app ication|109| Moll., 1110 4411
WW I Y.9 .10411
L1113,[11
Fresh Paint
9355 Culver 9Ivd.
Culver City, CA 9 o22
TEL: {310) 558-0355
Fre Department Notes:
Ground . Level Plan
ound level Ian
SCALE: 14
A 2 . 0
„„,
1,4„rot. part of this applicatilor|10 9| 4127 011
Fresh Feint
9355 Culver 13ivd.
Culver City, CA 99232
TEL: (319) 558-9355
MezzanIne Level Plan
mezzanine level an
A2.1
SCOSE:
Flre Department Notes:
”:))))::=Z):=Second Level Pian
ninmbrn
Fresh Paint
9355 Culver Blvd.
Culver City, CA 90232
TEL: (310) 558-9355|109| Pm Fwere2.
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A2.2
Flre Department Notes:
0 second revel plm
111.1,7
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Fresh Paint
9355 Culver Blvd,
Culver City, CA So22
TEL) {310) 558-0355
nmIlmbe
Ffre Department Notes:
' '"1"1"1{:1{1:14=.::4,-).1{{=):=1,11 .1.1",-11))".7:7-.1)7{V.-.1t
1.111,.04,17,
Third Level Plan
A2.3|10 10| third level plan
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Fire Department Notes:
0
roof terraoe level plan
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Fresh Peeit
9355 Culver Blvd.
Culver City, CA 90232
TEL: 31O) 5O-35
Roof Terrace Level Plan
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Fresh Paint
9355 Culver Blvd.
Culver City, CA 90232
TFE:t (310 ) 555-9355
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Flre DepeFresh Palnt
9355 Culver Blvd.
Culver City, CA 90232
TEL: (310)658-9355
Citizen West Elevation
Citizen west elevation
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Fresh Pa Int
9355 Culver Blvd.
Culver City, CA 90232
TEL: (310) 558-9355
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AM:
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Fresh Paint
nss Culver 8Ivd.
Culver City, CA 90232
TEL: (310) 558-9355
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Fresh Paint
sms Culver Blvd.
Culver City, CA 90232
TEL (310) 558-9$55
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north elevation.212021
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Fresh Paint
9355 Culver Blvd.
Culver City, CA 90232
TEL: (310) 558-9355
Perspectives
A3.4
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cr.|10 10| southwest view from culver blvd.
SCFLE.|10 10| northwest view from alley
SCAM
southeast view from ourver blvd.
aerial view from northeast•10
11
12
13
15
16
17
18
19
20|1010|22
23
24
25
27
28
29
ATTACHMENT 4
RESOLUTION NO. 2010-R
A RESOLUTION OF THE CITY COUNCIL OF THE CI11( OF CULVER CITY,
CALIFORNIA, DENYING AN APPEAL AND UPHOLDING THE OIRECTOR:S
APPROVAL OF APPLICATIONS FOR AN ADMINISTRATIVE SITE PLAN
REVIEW TO ALLOW A TWO-STORY ADDITION TO INCLUDE OFFICE
SPACE ON THE SECOND FLOOR AND ONE (1) RESIDENTIAL UNIT ON
THE THIRD FLOOR TO AN EXISTING OFFICE/WAREHOUSE BUILDING, AN
ADMINISTRATIVE USE PERMIT FOR TANDEM PARKING, AND AN
ADMINISTRATIVE MODIFICATON TO REDUCE THE NUMBER OF
REQUIRED PARKING SPACES BY ONE (1) SPACE LOCATED AT 9356
CULVER BOULEVARD IN THE COMMERCIAL DOWNTOWN CD ZONE.
(Administrative Site Plan Review, ASPR P-2009072, Admihistrative Use
Permit, AUP P-2009073, and Administrative Modification, AM P-2009071)
WHEREAS, on May 26, 2009, Don Dimster (Architect) on behalf of Josetta
Sbeglia (Owner), filed an Administrative Site Plan Review fASPR1 application to allow a two-
story addition to include office space on the second floor and one k."1-).residential unit on the
,.„
third floor (totaling 5,708 square feet) to an existing office/warehouse building, an
Administrative Use Permit (ADP) application for tandem .parking, and
p
Administrative
,
Modification (AM) application to reduce the hUmber of required p arking spaces by one (1)
•space located at 9355 Culver Boulevard in the Commercial Downtown. (CD) Zone; and
WHEREAS, on August 25, 2009, notification of the pending administrative
•decision of the ASPR, AUP, and AM applications and invitation to submit comments was
sent to property owners and occupants within 500-feet of the 'proposed project. A revised
notification including a more detailed project description was sent art'September 15, 2009 to
the same property owners as the original notification; and
WHEREAS, on January 19, 2010 following close of the required comment
period, ASPR P-2009072, AUP P-2009073, and AM P-2009071 viiere approved by the
Director; and
Page 1 Resolution No. 2010-R
37ATTACHMENT 4
WHEREAS, at the February 1, 2010 City Council meeting, after thorough
discussion, the Council determined by a vote of 5 to 0 to initiate an appeal of the ASPR,
AUF, and AM approvals pursuant to Culver City Municipal Code (CCMC) Section
7.640.015; and
WHEREAS, on April 5, 2010, the City Council conducted a duly noticed public
hearing on the appeal of the ASPR, AUP, and AM approvals, fully considered the
applications, plans, staff report, and all testimony presented and the City Council by a vote of
to denied the appeal upholding the approval of ASPR P-2009072, AUP P-2009073,
and AM P-2009071.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF CULVER CITY,
CALIFORNIA, DOES HEREBY RESOLVE AS FOLLOWS:
SECTION/. Pursuant to the foregoing recitations and the provisions of GCMG
Section 17.540020 required findings for an Administrative Site Plan Review, Section
17.530.020 required findings for an Administrative Use Permit, and Section 17.550.020'
required findings for an Administrative Modification, subject to all conditions of approval
contained in the Notice of Decision dated January 19, 2010, the following findings are hereby
made:
Administrative Site Plan Review, ASPR P-2009072
t '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 proposed project, with zero street and alley
fronting setbacks, pedestrian access at the ground level, and the proposed parking at the
rear of the building is designed to harmonize with the existing deVe/opment in downtown.
The building at 44 feet in height is within the allowable height limit for the CD zone. The
Administi-ative Modification will satisfy the on-site parking requirements for the new
building square footage and the site layout and design will provide safe and convenient
pedestrian and vehicular pattern_ The proposed project will meet all applicable
development standards required_ by the Zoning Code. The applicant is requesting an
Page 2 Resolution No. 410-R
38|101010101010|11
12
13
14
16
17
18
19
20
21
22
23
24
25
26
27
28
29ATTACHMENT 4
Administrative Use Perrnit for tandem parking spaces and an Administrative Modification|1010|to reduce the projects required parking by one (1) space from seven (7) to six (6) spaces|109| as permitted by the Zoning Code.
3
2. The architectural design of the structures and their materials and colors are
4 compatible with the scale and character of surrounding development and other
improvements on the site and are consistent with the purpeSe and intent of this|109| Chapter, the requirements of the zoning district in which the site is located, and
with all applicable development standar& and design guidelines. . The proposed|1010|addition is at the rear of the subject property behind an existing one story commercial
7
building where the addition will ensure that the historic facade of the Citizens Building
remains exposed. The project is three (3) stories and forty four (44) feet high plus two (2)
roof mounted structures to house two (2) stairways and an elevator extending 13'41
above the roof as permitted by the Zoning Code_ A portion of the building will cantilever
over the abutting vacant lot to
the north where six (6) of the required parking spaces will
-10 be provided in tandem style. The project will have a modern architectural style, with dark
colored concrete and channel glass facade that will provide eentrasting views with the red
brick of the Citizens building. A projecting terrace is being proposed at the Second floor
12 on the west elevation, a total of two (2) third floor terraces on the : east and west elevation,
and a _roof top deck with a glass guard rail recessed back from
the edge of the building_
13 The dark colored concrete wall (37' feet high) on the south , elevatiOn is setback at
minimum 75 feet from Culver Boulevard. The project will be, conditioned to provide
14
architectural relief, or art on this wall. The concrete wall along ' the north property line
15 includes a recessed opening on the second and third floors. .Overall, the design of the
structure is compatible with the commercial buildings in the area . and with the purpose
16 and standards of the CD zone. Thus, the new development does, not have an adverse
effect on the aesthetic and architectural qualities of adjoining properties. The Cultural
17
Affairs staff in the Community Development Department has determined that the
18 proposed addition is consistent with the historic integrity of the existing building and has
approved the design concept.
20
3. The landscaping, including the location, type, size, color, texture, and coverage of
plant materials, provisions for irrigation, and protection of landscape elements has
21 been designed to create visual relief, complement structures, and provide an
22 attractive environment and is consistent with the purpoSe and intent of this
Chapter, the requirements of the zoning district in which the site is located, and
23 with all applicable development standards and design guidelines. The project cannot
accommodate landscaping due to the current building coverage A portion of the
24 proposed addition cantilevers over the on-site parking at the rear on a relatively small lot
25 and space for landscaping does not exist. However,. existing streetscape improvements
including trees and hardscape paving enhance the project_
26
27
4. The design and layout of the proposed project will not inter ere with the use and
enjoyment of neighboring existing or future development, will not result in
28 - vehicular or pedestrian hazards, and will be in the best interest of the public health,
29 safety, and general welfare.
The proposed addition is designed and laid out to respect
Page 3 Rescluticn No. 2010-R
39
102|1010101010 10
10|11
12
13
14
15
16
17
ATTACHMENT 4
adjacent properties and the building footprint does not encroach into neighboring lots or
alleys. The project is designed to provide on-site parking resulting in adequate vehicular
circulation patterns and maneuvering and does not create vehicular or pedestrian
hazards. The project also meets the setbacks and height requirements of the CD zone.
The design and layout will not hinder or interfere with surrounding and future
developments and is in the
best interest of the public health, safety and general welfare.
5.
The existing or proposed public facilities necessary to accommodate the proposed
project (e.g.,
fire protection devices, parkways, public utilities, sewers, sidewalks,
storm drains, street lights, traffic control devices, and the width and pavement of
adjoining streets and alleys) will be available
to serve the subject site The existing
and proposed public service facilities necessary to a6commodate the project such as the
adjoining streets and alleys, traffic control devices, sewers, storm drains, proposed
parkways, proposed sidewalks, street lights, proposed street trees, fire protection devices,
and public utilities are provided for adequately as confirmed by the City agencies that
reviewed the project during the interdepartrne.ntal review process. There are adequate
existing public facilities necessary to service the project.
6 The proposed prefect is consistent with the General Plan and any applicable
specific plan.
The project is consistent with the General Plan Downtown designation in
that it is a medium scale project that is three (3) stories high with parking at the rear. It
encourages a pedestrian friendly erniironment and offers a specialty retail use to
downtown and adjacent neighborhoods The proposed development will offer an art
gallery, office use and a residential unit that is substantially surrounded by urbanized and
commercially developed uses along Culver Boulevard. The newdeSign with dark colored
concrete, channel glass façade, a second floor balcony, two (2) third floor terraces and a
roof top deck will improve the visual quality and pedestrian environment.
18
AUP- Administrative Use Permit, AUP P-2009073 (Tandem Parking)
7. The proposed use is allowed within the subject zoning district with the approval of
an Administrative Use Permit or Conditional Use Permit and complies with all other
applicable provisions of this Title and the CCNIC. The proposed tandem . parking is
allowed within the CD. zoning district with the approval Of an Administrative Use Permit as
stated in Section 17.320.035.C.b Tandem Parking Spaces_ Furthermore, the proposed.
tandem' parking is arranged to he no more than three (3) spaces In depth, the parking
layout complies will all other applicable provisions regarding parking design and layout
guidelines. The proposed use as conditioned will comply With all ether applicable
provisions of Title-17 Culver City Zoning Code and the.CCMC.
8. The proposed use is consistent with the General -plan and any applicable Specific
Plan.
The proposed tandem parking is consistent with the General Plan Downtown
designation because it provides parking spaces (at the rear of the bUilding) to support the
proposed project in downtown. The required handicapped parking space will be located
off-site Within fifty feet (50') of
the building's rear entrance consistent with Building Code
requirements_ The proposed project is substantially surrounded by urbanized and
Page 4 Resolution No. 2010-R
40
19
20
21
22
23
24
25
26
27
28
29ATTACHMENT 4
commercially developed uses along Culver Boulevard. There is no Specific Plan for this
area
9. The design,
location, size, and operating characteristics of the proposed use are
compatible with the existing and future
land uses la the vicinity of the subject site.
The proposed use, design, location, size and operating characteristics of the tandem
parking spaces will not have an impact on adjacent uses and are therefore found to be
compatible with the existing and future land uses in the vicinity of the subject site. The
proposed use, tandem parking, is to provide six (6) parking spaces on-site for the
proposed project that is compatible with the existing and future land uses in the vicinity of
the subject site_ The parking spaces will be property striped and are to be located behind
the building with access off the alley. Further, each tandem pair will have adequate space
for maneuvering into and out of said spaces. The required handicapped parking space will
be located off-site within fifty feet (50') of the building's rear entrance consistent with
Building Code requirements.
10.The subject site is physically suitable for the type and intensity of use being
proposed, including access, compatibility with adjoining land uses, shape, size,
provision of utilities, and the absence of physical constraints. The site is physically
suitable for the proposed six (6) tandem parking spaces. The proposed parking spaces will
be provided at the rear of the building which can be accessed. through the public alley.
Existing and proposed public "service facilities necessary to accommodate the project such
as the adjoining streets and alleys, traffic control devices, sewers, Storm drains, parkways,
sidewalks, street lights, street trees, fire protection devices, and public utilities are
adequately provided for, as confirmed by the City agencies that reviewed the project
during the interdepartmental review process. There are adequate existing public facilities
necessary to -service the project.
18 11. The establishment maintenance or operation of the proposed use will not be
detrimental to the public interest, health, safety, or general welfare, or injurious to
19
persons, property or improvements in the vicinity and zoning district in which the
20 properly is 'located. The proposed tandem parking will allow for six (6) parking spaces
on-site for the proposed project. The required handicapped parking space will be located
21 I
off-site within fifty feet (au .) of the building's rear entrance content with Building Code
2Z requirements. The conditions of approval will ensure that the operation will not be
detrimental to the public interest, health, safety, or general welfare or injurious to persons,
. 23 property or improvements in the vicinity and zoning district in whien the property is located.
AM- Administrative Modification AM P-2009071 (1 Parking Space Reduction)-
12.The strict application of the applicable development standard creates an
26 II
unnecessary, involuntarily created hardship
or unreasonable regulation which
27 makes it obviously impractical to require compliance with the development
standards_
There is currently no on-site parking for the existing building and it is
28 therefore considered legal nonconforming due to parking. Six (6) of the required seven (7)
29 parking spaces for the new addition will be provided on the vacant abutting lot north of
Page 5 Resolution No. 2010-R
41ATTACHMENT 4|1010101010101010 10
10|11
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the site under the cantilevered portion of the building. The AM request is to reduce one
(1) parking space on-site which does not exceed the maximum adjustment of ten percent
(10%) as stated in CCIVIC Section 17.550.010.A, Administrative Modification_ The
required handicapped parking space will be located Off-site within fifty feet (50') of the
buildings rear entrance consistent with Building Code requirements. The proposed
parking meets the standards in CCMC Section 17.550.010_A and Section 17.320_025 D,
Off-Site Parking.
13.Approval
of the Administrative Modification would not be detrimental to the public
health, interest; safety, or general welfare and would not be detrimental to the
public health, interest, safety, or general welfare and would not be detrimental or
injurious to property or iMprovements in the vicinity and in the same zoning
district_
Approval of the Administrative Modification will not be detrimental to the general
welfare or injurious to property in the vicinity_ The required parking Will be located on-site
with the exception of the handicapped parking space which Will be located -off-site within
fifty feet (50') of the building's rear entrance consistent with Building Code requirements
and will not have a direct impact on the neighboring properties because the space will be
located on a public lot. Furthermore, approval of the proposed modification will not
prevent development or limit the use of neighboring properties.
14.
The project is consistent with the General plan and complies with all other
applicable provisions of this Title. The project is consistent with the General Han and
Zoning Designation, which encourages a pedestrian friendly enVironment and offers a
specialty retail use to downtown and adjacent neighborhoods. It is also consistent with all
the regulations of the CD zone.
SECTION 2. Pursuant to the foregoing recitations and findings, the City Council
of the City of Culver City, California, hereby denies the appeal, upholds the decision of the
Director, and approves Administrative Site Plan Review, ASPR P-2009072, Administrative
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Page 6 Resolution No. 2010-R 42ATTACHMENT 4|101010|Use Permit, AUP P-2009073, and Administrative Modification, AM P-2009071, subject to all
conditions of approval contained in the Notice of Decision dated January 19, 2010.
APPROVED and ADOPTED this day of April, 2010.
ANDREW WEISSMAN, Mayor
CITY OF CULVER CITY, CALIFORNIA
ATTESTED BY:
APPROVED TO AS FORM:
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MARTIN R. COLE, City Clerk
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Page 7 Resolution No. 2010,R
43ATTACHMENT 5
RESOLUTION NO_ 2010-R
A RESOLUTION
OF THE CITY COUNCIL OF THE CITY OF CULVER CITY,
CALIFORNIA, GRANTING AN APPEAL AND OVERTURNING THE
DIRECTOR'S APPROVAL OF APPLICATIONS FOR AN ADMINISTRATIVE
SITE PLAN REVIEW TO ALLOW A TWO-STORY ADDITION TO INCLUDE
OFFICE SPACE ON THE SECOND FLOOR AND ONE (1) RESIDENTIAL
UNIT ON THE THIRD FLOOR TO AN
EXISTING OFFICE/WAREHOUSE
BUILDING, AN ADM/NISTRATIVE USE PERMIT FOR TANDEM PARKING,
AND AN ADMINISTRATIVE MODIFICATON TO REDUCE THE NUMBER OF
REQUIRED PARKING SPACES BY ONE (1) SPACE LOCATED AT 9355
CULVER BOULEVARD IN
THE COMMERCIAL DOWNTOWN CD ZONE.
(Administrative Site Plan Review, ASPR P-2009072, Administrative Use
Permit, AUP P-2009073, and Administrative Modification, AM P-2009071)
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WHEREAS, on May 26, 2009 7 Don Dimster (Architect) on behalf of Josetla
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Sbeglia (Owner), filed an Administrative Site Plan Review (ASPR) application to allow a two-
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Administrative Use Permit (AUP) for tandem parking, and an Administrative Modification
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(AM) to reduce the number of required parking spaces by one (1) space located at 9355
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Culver Boulevard in the Commercial Downtown (CD) Zone; and .
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WHEREAS, on August 25, 2009, notification of the pendirig administrative
decision of the ASPR, AUP, and AM applications and invitatien tb submit Comments Was
sent to property owners and occupants within 500-feet of the proposed project A revised
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notification including a more detailed project description was sent orfSeptember 15, 2009 to
the same property owners as the original notification; and
WHEREAS, on January 19, 2009 7 following close of the required comment
period, ASPR P-2009072, AUP P-2009073, and AM P-2009071 Were approved by the
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Director; and
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story addition to include office space on the second floor and one (1),:residential unit on the
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15 third floor (totaling 5,708 square feet) to an e;cisting officetwarehouse building, an
Page 1 Resolution Na 2010-R
44ATTACHMENT 5
WHEREAS, at the February 1, 2010 City Council meeting, after thorough
discussion, the Council determined by a vote of 5 to 0 to initiate an appeal of the ASPR,
AUP, and AM approvals pursuant to Culver City Municipal Cade (CCMC) Section
17.640,015; and
WHEREAS, on April 5, 2010, the City Council conducted a duly noticed public
hearing on the appeal of the ASPR, AUP, and AM approval, fully considered the application,
plans, staff report, and all testimony presented and the City Council, by a vote of to
granted the appeal, overturned the Director's decision and denied the approval of ASPR P-
2009072, AUP P-2009073, and AM P-2009071.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF CULVER CITY,
CALIFORNIA, DOES HEREBY RESOLVE AS FOLLOWS:
SECTiON t Pursuant to the foregoing recitations and the provisions Of CCMC
Section 17,540.020 required findings for an Administrative Site Plan Review, Section
17.530.020 required findings for an Administrative Use Permit, and Section 17.550.020
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required findings for an Administrative Modification, the following findings are hereby made:
(City Council to direct staff on findings for denial)
SECTION 2. Pursuant to the foregoing recitations and findings, the City Council
of the City of Culver City, California, hereby grants the appeal, overturns the Director's
decision and denies approval of Administrative Site Plan Review, ASPR P-2009072,
III
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Page 2 Resolution No. 201G-R
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29ATTACHMENT 5
Administrative Use Permit, AUP P-2009073, and Administrative Modification, AM P-2009071.
APPROVED and ADOPTED this day &April, 2010_
ANDREW WEISSMAN , Mayor
CITY OF CULVER CITY, CALIFORNIA
ATTESTED BY: APPROVED TO AS FORM:
/Or II
lipt4r •
MARTIN R. COLE, City Clerk CsLA. SCHW A City A o ney
A10-00110
Page 3 Resolution No. 2010-R
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