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RESOLUTION NO. 2007-R___
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CULVER CITY,
CALIFORNIA APPROVING VESTING TENTATIVE TRACT MAP NO. 67488,
TTM P-2006124, FOR THE ONE LOT SUBDIVISION OF 19 RESIDENTIAL
AIRSPACE UNITS AND ONE COMMERCIAL AIRSPACE UNIT AT 13365
WASHINGTON BOULEVARD IN THE COMMERCIAL GENERAL (CG) ZONE.
(Vesting Tentative Tract Map No. 67488, TTM P2006124)
WHEREAS, on February 23, 2006, Bastion Culver, LLC., as the property owner
of 13365 Washington Boulevard, filed Administrative Use Permit, Site Plan Review and
Tentative Tract Map applications to construct a mixed use development consisting of 19
residential airspace units, one ground floor commercial airspace unit, surface level parking,
and subterranean parking, the project site described more fully as Lots 1 and 2 of Tract No.
9439, in the City of Culver City, County of Los Angeles, State of California; and,
WHEREAS, in order to implement said proposed project, approval of the
following applications are required:
1. Administrative Use Permit: For residential tandem parking in a non-residential zone.
2. Site Plan Review: For proposed development project to ensure compliance with the
required standards and city ordinances and establish all onsite and offsite conditions of
approval to reflect the site features and compatibility of the proposed project with the
uses on adjoining properties; and
3. Tentative Tract Map: For the subdivision of the project site into one lot for
condominium purposes; and,
WHEREAS, on April 11, 2007, the Planning Commission conducted a duly
noticed public hearing on these applications, fully considering the application, plans, staff
report, environmental information and all testimony presented; and
WHEREAS, on April 11, 2007, the Planning Commission requested additional
information and continued the public hearing to a date uncertain; and
Page 1 2007-R___
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WHEREAS, following submission of the additional information staff scheduled
the continued public hearing and re-noticed the surrounding community; and
WHEREAS, on October 10, 2007, the Planning Commission conducted a duly
noticed continued public hearing on these applications, fully considering the application,
plans, staff report, environmental information and all testimony presented; and
WHEREAS, on October 10, 2007, in accordance with the California
Environmental Quality Act (CEQA), the Planning Commission determined the project will not
have significant impacts on the environment provided certain mitigations are adopted, and
that a Revised Mitigated Negative Declaration finding is appropriate; and,
WHEREAS, on October 10, 2007, following conclusion of the public discussion
and thorough deliberation of the subject matter, the Planning Commission determined by a
vote of 5 to 0 that the project would not result in significant adverse environmental impacts,
that a Revised Mitigated Negative Declaration finding was appropriate and that Administrative
Use Permit and Site Plan Review should be conditionally approved; and Vesting Tentative
Tract Map No. 67488, should be conditionally approved and recommended to the City
Council for approval; and ,
WHEREAS, on November 26, 2007, the City Council conducted a duly noticed
public hearing on the Tentative Tract Map application, fully considering the application, plans,
staff report, environmental information and all testimony presented; and
WHEREAS, on November 26, 2007, following conclusion of the public hearing
and thorough deliberation of the subject matter, the City Council determined by a vote of ___
to ___ that (i) no new information has become available and no changes in the proposed
project have been made since the Planning Commission adopted the Revised Mitigated
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Negative Declaration and, therefore, no additional environmental analysis is required and (ii)
Tentative Tract Map, TTM P-2006124 (Vesting Tentative Tract Map No. 67488), shall be
conditionally approved as set forth herein below.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF CULVER CITY,
CALIFORNIA, DOES HEREBY RESOLVE AS FOLLOWS:
SECTION 1. As outlined in Culver City Municipal Code Title 17, Section
15.10.265, the following required findings for a Vesting Tentative Tract Map are hereby
made:
A. The proposed map is consistent with the General Plan.
The proposed tentative tract map is consistent with the General Plan Land Use and
Housing Elements in that the proposed commercial and residential “mixed use”
subdivision shall provide new commercial and residential opportunities along a
commercial corridor in the West Washington Boulevard area as encouraged by
Objective 24 for the City’s Western Sub-Area and Policy 24.B of the General Plan
Land Use Element.
B. The design of the proposed subdivision is consistent with the General Plan.
The design of the proposed commercial and residential “mixed use” subdivision is
consistent with the General Plan Land Use Element in that the design of the mixed use
development provides an aesthetically pleasing location for commercial land
residential users. Sufficient ground floor air space and residential air space along with
balconies provide incentives for the use of the mixed use development furthering the
goals of Objective 24 and Policy 24.B. The proposed uses are consistent with the
objectives of the General Plan General Corridor land use designation that encourage
new commercial and residential opportunities.
C. The site is physically suitable for the type of development.
The site is physically suitable for the proposed commercial and residential “mixed use”
subdivision in that the project complies with all zoning standards and the proposed
structures shall meet all applicable development standards [i.e., setback, height,
parking and use].
D. The site is physically suitable for the proposed density of development.
Page 3 2007-R___
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The site is physically suitable for the density of the proposed residential portion of the
“mixed use” subdivision in that the site allows for the number of housing units
proposed and is consistent with code required residential density limits.
E. The design of the subdivision is not likely to cause substantial environmental
damage or substantially and avoidably injure fish or wildlife or their habitat.
The proposed commercial and residential “mixed use” tentative tract map subdivision
together with the onsite and offsite improvements shall not cause any known
environmental damage and shall not damage any fish and/or wildlife habitats because
such fish and/or wildlife habitats do not exist on or near the site.
F. The design of the subdivision is not likely to cause serious public health
problems.
The proposed commercial and residential “mixed use” tentative tract map subdivision
together with the onsite and offsite improvements shall not cause any known serious
public health problems because all applicable zoning code development standards
shall be meet, and the applicant is required to meet all of the conditions of approval
that the reviewing agencies of the City, such as the Fire Prevention Division, Planning
Division, Building and Safety Division and the Engineering Division have
recommended for the project. The uses proposed for this subdivision are consistent
with commercial corridor land uses as allowed in the Zoning Code.
G. The design of the subdivision will not conflict with easements, acquired by the
public at large, for access through or use of, property within the proposed
subdivision.
The proposed commercial and residential “mixed use” tentative tract map subdivision
and the onsite and offsite improvements shall not conflict with any existing and/or
proposed easements.
SECTION 2. Pursuant to the foregoing recitations and findings, the City Council
of the City of Culver City, California, hereby approves Tentative Tract Map, TTM P-2006124
(Vesting Tentative Tract Map No. 67488), subject to the following conditions:
Vesting Tentative Tract Map No. 67488, TTM P2006124:
Engineering Division
1. All required boundary monuments shall be installed prior to the recording of the final
map. At a minimum, a spike and washer shall be set on the centerline of Glencoe
Avenue at the intersection of the prolongation of the project’s northerly boundary and
on the centerline of Washington Boulevard with the intersection of the prolongation of
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the project’s easterly boundary. Each monument shall be tied to at least three (3)
points, with lead and tags, and centerline tie notes filed with the Engineering Division.
2. If required, an improvement bond and agreement shall be filed with the City prior to
the recording of the final map for those improvements awaiting completion and
approved by the City Engineer to be bonded. The bond shall include, but not be
limited to, labor and material and be based on estimated construction costs as
provided by the City.
3. The final map shall be submitted to the County of Los Angeles Department of Public
Works for review, approval and recordation. After approval of the technical aspect of
the map by Los Angeles County, and prior to recordation, the final map shall be
approved by the City. A copy of the first plan check package as submitted to Los
Angeles County shall also be submitted concurrently to the Culver City Engineering
Division for review.
4. A copy of the final map in digital and mylar format shall be filed with the Engineering
Division prior to final acceptance by the City.
5. The final map shall be recorded prior to the issuance of any Certificate of Occupancy
for any residential air space unit.
6. The final map shall conform to the conditionally approved tentative map approved by
the Planning Commission on October 10, 2007.
7. The applicant shall dedicate, on the final map, a five foot wide easement to the City of
Culver City for sewer line purposes.
8. The Vesting Tentative Tract Map shall expire within three (3) years after the date it
becomes effective unless the applicant submits an extension request in writing to the
Planning Manager and is granted said extension by the Planning Manager or the
Planning Commission or the City Council.
9. A copy of the first plan check package as submitted to the Los Angeles County
Department of Public Work shall also be submitted concurrently to the Culver City
Engineering Division for review.
10. The final map shall be prepared by a Land Surveyor or Civil Engineer licensed in the
State of California.
11. The project boundary shall be tied to at least one (1) City global positioning satellite
(GPS) monument.
///
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///
12. The final map shall include a corner cut off at the northeast corner of Glencoe
Avenue and Washington Boulevard to be dedicated for street purposes. This is a
mitigation measure.
APPROVED and ADOPTED this 26th day of November, 2007.
ALAN CORLIN, Mayor
City of Culver City, California
ATTESTED BY: APPROVED TO AS FORM:
_______________________________
CHRISTOPHER ARMENTA, City Clerk CAROL SCHWAB, City Attorney
Page 6 2007-R___
City of Culver City, California
Joint City Council/Redevelopment Agency Agenda Item Report
RECOMMENDATION:
Staff recommends:
1. The City Council Approve Vesting Tentative Tract Map No. 67488, TTM P-
2006124 to subdivide the property into 20 airspace units (19 residential and one
ground floor retail) subject to the Recommended Conditions of Approval as
stated in City Council Resolution No. 2007-R___ (Attachment No.1); and
2. The Culver City Redevelopment Agency approve the construction of a mixed use
project consisting of 19 residential units and a ground floor commercial/retail
space at 13365 Washington Boulevard (Site Plan Review, SPR P-2006123) and
determine that the project is consistent with the Redevelopment Plan for
Component Area No. 4 of the Culver City Redevelopment Project.
PROCEDURE:
1. Mayor seeks motion to receive and file affidavit of mailing and posting of public
notice.
2. Mayor calls on staff for a brief staff report and City Council poses questions to
staff as desired.
Meeting Date: 11/26/07 Item Number: JPH-1
AGENDA ITEM: JOINT ITEM – Public Hearing for Consideration by the City
Council of a Tentative Tract Map, and the Redevelopment Agency of a Project’s
Site Plan as it Relates to the Redevelopment Plan, for the Construction of a 4-
Story Mixed-Use Development (Retail and Residential) at 13365 Washington
Boulevard in the Commercial General (CG) Zone and Redevelopment Project
Component Area No. 4.
Contact Person/Dept.: Jose Mendivil,
Planning Division
Phone Number: (310) 253-5757
Fiscal Impact: Yes [X] No [] General Fund: Yes [] No [X]
Public Hearing: [X] Action Item: [] Attachments: [X]
Public Notification: Notices were mailed to all property owners and occupants, within a
300 foot radius of the site, extended to the end of the block; to interested parties that
have previously submitted testimony; and to the Culver City Homeowners Association
(11/05/07); A sign announcing the hearing was posted onsite (11/05/07); Master
Notification (11/21/07).
Department Approval:
Sol Blumenfeld (11/08/07)
City Attorney Approval:
Carol Schwab (by H. Iker) (11/19/07)
Fiscal Impact Approval:
Marlee Chang (by N. Kimball)(11/20/07)
City Manager Approval: City of Culver City, California
Joint City Council/Redevelopment Agency Agenda Item Report
3. Mayor declares the public hearing open, providing the applicant the first
opportunity to speak, followed by the general public.
4. Mayor seeks a motion to close the public hearing after all testimony has been
presented.
5. City Council thoroughly discusses the matter and arrives at its decision.
BACKGROUND:
On September 20, 2006, applications were submitted for a proposed mixed use
development at 13365 Washington Boulevard in the Commercial General (CG)
Zone. These applications consist of the following requests: an Administrative Use
Permit for residential tandem parking in a commercial zone; a Site Plan Review to
allow the construction of a 4-story; 34,271 square foot; 50-foot high building with
subterranean parking; and a Tentative Tract Map to subdivide the property into 19
residential condominium airspace units and one commercial/retail condominium
airspace unit.
At the April 11, 2007, Planning Commission meeting, the Commission continued the
item to a date uncertain, requested the applicant conduct a weekend traffic study,
and asked the applicant to consider changes to the project that address concerns
expressed by the community at the meeting.
The weekend Traffic Study Addendum determined that the traffic volume is expected
to be slightly lower than daily weekday traffic and no additional impacts are
anticipated for the weekend. No impacts were identified in the weekday traffic study
and the only mitigation for the project requires that the applicant dedicate some land
at the Northeast corner of Glencoe Avenue and Washington Boulevard to allow a
smoother turning radius from Westbound Washington Boulevard onto Northbound
Glencoe Avenue.
After the weekend traffic study was completed, the project went back to the Planning
Commission on October 10, 2007. At the October 10, 2007, meeting, the Planning
Commission adopted Resolution No. 2007-P007 (Attachment No. 2) conditionally
approving Site Plan Review, SPR P-2006123, to allow the construction of a 4-story;
34,271 square foot; 50-foot high building with subterranean parking; Administrative
Use Permit, AUP P-2006122, for residential tandem parking in a commercial zone;
and recommending approval of Tentative Tract Map, TTM P-2006124, to subdivide
the property into 19 residential condominium airspace units and one
commercial/retail condominium airspace unit. The configuration of the condominium
units will be finalized prior to the approval of the final tract map
City of Culver City, California
Joint City Council/Redevelopment Agency Agenda Item Report
At this second Planning Commission meeting, the Commission added staff
recommended conditions of approval to address community concerns. These
include requirements for the applicant to:
• Install non-reflective glazing;
• Facilitate and pay for a speed hump study, the petition process, and
installation of speed humps, should they be approved by the Council;
• Facilitate the petition process and pay for studies and the installation of
signage for resident only parking if approved by the Council (the new
residents from the project would not be eligible to sign the petition or
purchase parking permits); and
• Request a site line study to determine if curbside loading on Washington
Boulevard is feasible.
Because the Site Plan Review and Administrative Use Permit were approved with no
appeals submitted, the Planning Commission’s decision regarding these requests is
final. The City Council is only being asked to approve the Tentative Tract Map.
City Council Meeting on Proposed Mixed Used Amendments
On August 6, 2007, the City Council considered various options to amend the Mixed
Use development standards and directed staff to provide proposed amendments
based on one of the proposed options. On August 20, 2007, the Council considered
several mixed use development applications that are in various stages of the
entitlement process to determine which of those will not be subject to the future
amendments. The Council decided that this development application, along with
several other applications that had been deemed complete prior to discussions on
Mixed Use amendments, will be subject to current development standards.
Redevelopment Agency
Pursuant to Agency policy, items requiring review by the Culver City Planning
Commission that are within the Culver City Redevelopment Project must also be
approved by the Agency.
DISCUSSION:
City Council
The action requested of the City Council is the consideration of the Tentative Tract
Map. Because the project is for condominium units, a one lot subdivision for
condominium purposes is required. There will be 19 residential condominium units City of Culver City, California
Joint City Council/Redevelopment Agency Agenda Item Report
and on commercial/retail condominium unit. The Public Works Department reviewed
the proposed condominium subdivision and found it to be in compliance with State
and local regulations. The Planning Division, in its review of the subdivision, found it
to be consistent with the General Plan and the Zoning Code. As noted above the
Planning Commission made the appropriate findings for the subdivision and
approved the Tentative Tract Map.
Redevelopment Agency
This matter is before the Agency to determine if the proposed project is consistent
with the Redevelopment Plan for this location. The Redevelopment Plan calls for a
project at this location to be consistent with types of development that are in
compliance with the project site’s General Plan “General Corridor” land use
designation. The proposed development and the proposed plans from a land use
perspective are consistent with the Redevelopment Plan and with the “General
Corridor” land use designation. Additionally, there are no applicable Design for
Developments, Owner Participation Agreements or Disposition and Development
Agreements affecting the property. Therefore, staff recommends the Agency
approve the project as approved by the Planning Commission.
Findings
The Planning Commission has conditionally approved and recommends that the City
Council approve the Tentative Tract Map based on the findings pursuant to Culver
City Municipal Code (CCMC) Section 15.10.265 findings, as outlined in proposed
City Council Resolution No. 2007-R___ (Attachment No. 1).
Environmental Determination
Pursuant to the California Environmental Quality Act (CEQA) guidelines, the
Planning Commission adopted a Mitigated Negative Declaration because the project
has been determined not to have any significant adverse environmental impacts on
the community, provided a certain mitigation relating to traffic is adopted
(Attachment No. 6). Specifically, the applicant will be required to dedicate some
land at the Northeast corner of Glencoe Avenue and Washington Boulevard to allow
a smoother turning radius from Westbound Washington Boulevard onto Northbound
Glencoe Avenue.
FISCAL ANALYSIS:
Development of the site into 19 residential condominiums and approximately 4,183
square feet of commercial/retail space will result in a projected increase in General City of Culver City, California
Joint City Council/Redevelopment Agency Agenda Item Report
Fund revenues of approximately $11,500 (i.e. Property, Sales, Business and Utility
Users Tax). Additionally, the development of this site will result in an increase in tax
increment revenues for the Redevelopment Agency. More information on the
projected increase in tax increment revenues will be provided as the projected
assessed value is updated.
NOTE: The revenue projections above represent full year receipts in current dollars
(2007$). The City and Redevelopment Agency will begin collecting tax revenues
related to this project upon completion of construction, sale of all residential units,
and update of the County tax rolls. Actual revenues will need to be adjusted based
on inflation once the project is completed.
ATTACHMENTS:
1. Proposed City Council Resolution No. 2007-R___ approving Tentative Tract
Map, TTM P-2006124 (Vesting Tentative Tract Map No. 67488).
2. Planning Commission Resolution No. 2007-P007.
3. April 11, 2007, Planning Commission Staff Report
4. October 10, 2007, Planning Commission Staff Report.
5. April 11, 2007, and October 10, 2007, Planning Commission Draft Minutes
6. Initial Study/Mitigated Negative Declaration dated September 19, 2007.
7. Traffic Impact Analysis for Proposed Washington/Glencoe Mixed Use Project at
13365 Washington Boulevard dated November, 2006 and July 5, 2007, Traffic
Study Addendum.
8. April 27, 2007 Community Letter
9. September 22, 2007 Letter from Applicant
10. Project Summary
11. Area Map
12. Aerial Map
13. Preliminary Development plans and Vesting Tentative Tract Map No. 67488
reviewed by the Planning Commission on October 10, 2007.
MOTIONS:
That the City Council:
1. Determine that no additional environmental information is needed because the
Planning Commission adopted a Mitigated Negative Declaration finding that
Tentative Tract Map, TTM P-2006124 (Vesting Tentative Tract Map No. 67488)
will not have a significant adverse impact on the environment provided that a
certain traffic related mitigation is adopted; and City of Culver City, California
Joint City Council/Redevelopment Agency Agenda Item Report
2. Adopt Resolution No. 2007-R__(Attachment No. 1) approving Tentative Tract
Map, TTM P-2006124 (Vesting Tentative Tract Map No. 67488) to subdivide the
property into 19 residential condominium airspace units and one
commercial/retail condominium airspace unit, subject to the Recommended
Conditions of Approval.
AND
That the Culver City Redevelopment Agency:
Approve the construction of a mixed use project consisting of 19 residential
units and a ground floor commercial/retail space at 13365 Washington
Boulevard (Site Plan Review, SPR P-2006123) and determine that the project
is consistent with the Redevelopment Plan for Component Area No. 4 of the
Culver City Redevelopment Project.