City of Culver City, California
Agenda Item Report
RECOMMENDATION:
Staff recommends the City Council introduce a proposed ordinance 1) amending the
Culver City Zoning Map, as referenced in Title 17, Zoning, of the Culver City
Municipal Code, Section 17.200.015, to rezone the project site from Commercial
Neighborhood (CN) to Open Space (OS) (ZCMA P-2014018); and 2) approving a
Comprehensive Plan (CP P-2013176) to allow the conversion of the Armory
building into the Wende Museum, and to allow the continued use of the Am Vets
Post 2 facility located at 10808 Culver Boulevard and 10858 Culver Boulevard,
respectively (Attachment No. 1).
PROCEDURE:
1. Mayor calls on staff for a brief staff report and City Council poses questions to
staff as desired.
2. Mayor seeks motion to declare the public hearing open, providing the applicant
the first opportunity to speak, followed by the general public.
3. Mayor seeks a motion to close the public hearing after all testimony has been
presented.
4. City Council discusses the matter and arrives at its decision.
Meeting Date: 4/21/2014 Item Number: PH-1
CITY COUNCIL AGENDA ITEM: PUBLIC HEARING — Introduction of an
Ordinance 1) Amending the Culver City Zoning Map, as referenced in Title 17,
Zoning, of the Culver City Municipal Code, Section 17.200.015, to Rezone the
Project Site from Commercial Neighborhood (CN) to Open Space (OS) (ZCMA P-
2014018); and 2) Approving a Comprehensive Plan (CP P-2013176) to Allow the
Conversion of the Armory Building into the Wende Museum, and to Allow the
Continued Use of the Am Vets Post 2 Facility Located at 10808 Culver Boulevard
and 10858 Culver Boulevard, Respectively.
Contact Person/Dept.:
Thomas Gorham, CDD
Joshua Williams, CDD
Phone Number:
(310) 253-5710
(310) 253-5706
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 (03/31/14); Meetings and Agendas – City Council
(04/16/14); Applicant and property owner (03/21/14).
Department Approval:
Sol Blumenfeld (04/11/14)
City Attorney Approval:
Carol Schwab (by H. Baker) (04/15/14)
Chief Financial Officer Approval:
Jeff Muir (by M. Noller) (04/15/14)
City Manager Approval:
John M. Nachbar (04/16/14) City of Culver City, California
Agenda Item Report
BACKGROUND/DISCUSSION:
The proposed application involves the adaptive reuse of the former National Guard
Armory building, located at 10808 Culver Boulevard, for use by the Wende Museum
and Archive of the Cold War (Wende Museum), and the continued use of the
Historic American Veterans Post 2 (Am Vets) building at 10858 Culver Boulevard as
a meeting and event facility for veterans (collectively, the Project). The Project
involves several components, including 1) the rezoning of the Project site from
Commercial Neighborhood (CN) to Open Space (OS) through a Zoning Code Map
Amendment (ZCMA) to be in conformance with the City’s General Plan; and 2) the
adoption of a Comprehensive Plan (CP) for the site planning, design, and
construction of the Project. The Project site is located on the south side of Culver
Boulevard, west of Veterans Park, stretching the length of Culver Boulevard
between Coombs Avenue and Elenda Street (See Attachment No. 2 – Project
Location Map).
The proposed rezoning of the Project site would change the zoning on the 1.55 acre
parcel from Commercial Neighborhood (CN) to Open Space (OS), which will be
consistent with the Open Space General Plan designation for the property. Pursuant
to Section 17.250.030.A of the Zoning Code, the purpose of the OS Zone
designation is, in pertinent part, to:
“Regulate, protect, and preserve publicly accessible land that is well suited for
active recreation, amusement, relaxation, and/or scenic viewing”; and
“Ensure that development of new parks or other open space, as well as major
modifications to existing resources, are compatible with surrounding
neighborhoods through the adoption of a Comprehensive Plan showing proper
orientation, desirable design characteristics and programming, and compatibility
of uses.”
At its February 26, 2014 meeting, after considering the staff report, the application
materials and applicant presentation, the Planning Commission unanimously
recommended to the City Council: 1) approval of Zoning Code Map Amendment,
ZCMA P-2014018, changing the zone of the Project site from Commercial
Neighborhood (CN) to Open Space (OS), in conformance with the General Plan’s
Open Space designation; 2) approval of Comprehensive Plan, CP P-2013176,
allowing the adaptive reuse of the former National Guard Armory for use by the
Wende Museum and the continued use of the Am Vets Post 2 facility on the Project
site as an events center; and 3) the addition of a Condition of Approval (Condition
No. 53) to require a 12-month review of parking and on-site circulation of the facility
during special events (a “look back” provision) to determine whether special events
held at the museum are creating any traffic and parking issues on the adjacent City of Culver City, California
Agenda Item Report
residential neighborhoods and, if so, require a Parking Management Plan, which
may include valet parking, restricted turn movements, limits on special events, etc., if
determined to be necessary at that time. (See Attachments 3A, 3B and 3C).
On April 1, 2014, the Parks, Recreation, and Community Services (PRCS)
Commission conducted a public meeting to consider the Comprehensive Plan, CP
P-2013176, for the Wende Museum and the Am Vets Post 2 facility and ensure the
Project is consistent with an Open Space (OS) designation. The PRCS Commission
unanimously recommended to the City Council 1) adoption of Comprehensive Plan
CP P-2013176 for the Wende Museum and Am Vets facility; and 2) modification of
Condition of Approval No. 53 (recommended by the Planning Commission) to
require a 6-month “look back” (in addition to the 12-month) for parking issues related
to the operation of special events.
Please see Attachment Nos. 4 through 7 (Comprehensive Plan document, Planning
Commission Staff Report, Parking Utilization Study and Traffic Analysis) for a
detailed review of the Project, including the required findings for adoption of Zoning
Code Map Amendment, ZCMA P-2014018, and Comprehensive Plan, CP P-
2013176.
ENVIRONMENTAL DETERMINATION:
Pursuant to Section 21166 of the Public Resources Code and Section 15162 and
15168 of the California Environmental Quality Act (CEQA) Guidelines, the proposed
Zoning Code Map Amendment (ZCMA) requested as part of the Comprehensive
Plan is within the scope of the Culver City General Plan Update Program EIR
approved on September 24, 1996 (PEIR 1) and the Culver City Redevelopment Plan
Amendment and Merger Program Subsequent EIR approved on November 16, 1998
(PEIR 2). The circumstances under which PEIR 1 and PEIR 2 were prepared have
not significantly changed and no new significant information has been found that
would impact either PEIR 1 and PEIR 2; therefore, no new environmental analysis is
required at this time related to rezoning of the property. Further, pursuant to Section
15301, Class 1; Existing Facilities of the CEQA guidelines, the proposed
Comprehensive Plan portion of the project is Categorically Exempt as it will result in
negligible expansion of an existing use.
FISCAL IMPACT:
There is no fiscal impact associated with the introduction of the proposed Ordinance.
All future use related to the proposed re-zoning, for the most part, should be revenue
and cost neutral to the City. If the Ordinance is approved, there may be some one-City of Culver City, California
Agenda Item Report
time permit fees received by the City for tenant improvements by the Wende
Museum to the Armory building. Once any proposed studies/analyses are
completed (i.e. parking, traffic), there may be some apparent cost related items,
which would be brought back before the City Council if further action is warranted.
ATTACHMENTS:
1) Proposed Ordinance and Exhibit A, Zone Change Map and Exhibit B, Conditions
of Approval.
2) Project Location Map
3) A. Planning Commission Resolution No. 2014-P0002 (Wende Museum)
B. Planning Commission Resolution No. 2014-P003 (Am Vets Facility)
C. Planning Commission Resolution No. 2014-P004 (Zoning Map Change)
4) Comprehensive Plan Document
5) February 26, 2014 Planning Commission Staff Report (without attachments).
6) Parking Utilization Study prepared for the Wende Museum Project by Civic
Enterprise Associates, LLC dated March 15, 2013.
7) Wende Museum - Initial Traffic Analysis for the project, prepared by The Rifkin
Transportation Planning Group, dated January 30, 2013.
MOTION:
That the City Council:
Introduce a proposed Ordinance amending the Culver City Zoning Map, as
referenced in Title 17, Zoning, of the Culver City Municipal Code, Section
17.200.015, to rezone the project site from Commercial Neighborhood to
Open Space (Zoning Code Map Amendment, ZCMA-P2014018) and
approving the Comprehensive Plan for the Wende Museum and Am Vets
Post 2 (CP P-2013176).
MEETING DATE: 4.21.14
AGENDA ITEM: Introduction of an Ordinance 1) Amending the Culver City
Zoning Map, as referenced in Title 17, Zoning, of the Culver
City Municipal Code, Section 17.200.015, to Rezone the Project
Site from Commercial Neighborhood (CN) to Open Space (OS)
(ZCMA P-2014018); and 2) Approving a Comprehensive Plan
(CP P-2013176) to Allow the Conversion of the Armory Building
into the Wende Museum, and to Allow the Continued Use of the
Am Vets Post 2 Facility Located at 10808 Culver Boulevard and
10858 Culver Boulevard, Respectively
ATTACHMENTS
Pages
1. Proposed Ordinance and Exhibit A, Zone Change
Map and Exhibit B, Conditions of Approval 1 - 24
2. Project Location Map 25
3. a. Resolution No. 2014-P0002 (Wende Museum) 26 - 30
b. Resolution No. 2014-P003 (Am Vets Facility) 31 - 33
c. Resolution No. 2014-P004 (Zoning Map Change) 34 - 37
4. Comprehensive Plan Document 38 - 76
5. February 26, 2014 Planning Commission Staff Report
(without attachments) 77 - 87
6. Parking Utilization Study prepared for the Wende
Museum Project by Civic Enterprise Associates, LLC
dated March 15, 2013 88 - 97
7. Wende Museum - Initial Traffic Analysis for the project,
prepared by The Rifkin Transportation Planning Group,
dated January 30, 2013 98 - 113
ATTACHMENT 1
1ATTACHMENT 1
2ATTACHMENT 1
3ATTACHMENT 1
4ATTACHMENT 1
5ATTACHMENT 1
6ATTACHMENT 1
7ATTACHMENT 1
8EXHIBIT A
Resolution No. 2014-P004
Zoning Code Map Amendment
(ZCMA P - 2014018)
10808 Culver Boulevard
Existing Zoning (Commercial Neighborhood)
Proposed Zoning (Open Space)
Legend
CN Commercial Neighborhood
CRB Commercial Regional Business Park
CRR Commercial Regional Retail
E Cemetery
IL Industrial Light
R1 Residential Single Family
R3 Residential Three Family
RHD Residential High Density Multiple
RLD Residential Low Density Multiple
RMD Residential Medium Density Multiple
S Studio
T Transportation
PD Planned Development
OS Open Space
R2 Residential Two Family
IG Industrial General
CG Commercial General
CD Commercial Downtown
CC Commercial Community
Legend
CN Commercial Neighborhood
CRB Commercial Regional Business Park
CRR Commercial Regional Retail
E Cemetery
IL Industrial Light
R1 Residential Single Family
R3 Residential Three Family
RHD Residential High Density Multiple
RLD Residential Low Density Multiple
RMD Residential Medium Density Multiple
S Studio
T Transportation
PD Planned Development
OS Open Space
R2 Residential Two Family
IG Industrial General
CG Commercial General
CD Commercial Downtown
CC Commercial Community
Site
Site
Culver Blvd
Coombs Ave
Elenda St
Wagner St
Lindblade St
Culver Blvd
Coombs Ave
Elenda St
Wagner St
Lindblade St
ATTACHMENT 1
9EXHIBIT B
ORDINANCE NO. 2014-_______
Case No CP P-2013176 and ZCMA P-2014018
Page 1 of 15
NO. CONDITIONS OF APPROVAL Agency Source
Compliance
Verification
GENERAL
1. These Conditions of Approval are being
imposed on the Comprehensive Plan for the
Wende Museum and Am Vets Post 2 facility
(the “Project”), for the property located at 10808
and 10858 Culver Boulevard (the “Property”).
All Standard
2. A copy of the Resolution approving the Project,
and a copy of these Conditions of Approval,
shall be printed on the plans submitted as part
of any building permit application for the Project.
Planning Standard
3. All building permit applications for the Project
shall include sufficient information and detail to
clearly reflect compliance with all applicable
requirements of the Culver City Municipal Code
(the “CCMC”) and with these Conditions of
Approval.
Planning Standard
4. The land use permit to which these Conditions
of Approval apply (the “Land Use Permit’) shall
expire one year from the date of final approval of
said Land Use Permit, if the use has not been
exercised. As provided in CCMC Section
15.595.030 –“Time Limits and Extensions”, an
applicant may request an extension of said
expiration date by filing a written request with the
Planning Division prior to the expiration of the
land use permit.
Planning Standard
5. The Project shall be developed pursuant to
CCMC Chapter 17.300 – “General Property
Development and Use Standards”.
Planning Standard
6. All planted areas on the Property shall be
landscaped and irrigated pursuant to CCMC
Chapter 17.310 - “Landscaping”.
Planning Standard
7. All parking areas on the Property shall be
developed pursuant to CCMC Chapter 17.320 -
“Off-Street Parking and Loading”.
Planning Standard
ATTACHMENT 1
10EXHIBIT B
ORDINANCE NO. 2014-_______
Case No CP P-2013176 and ZCMA P-2014018
Page 2 of 15
NO. CONDITIONS OF APPROVAL Agency Source
Compliance
Verification
GENERAL
8. Signs proposed for the Project shall meet all
applicable requirements of CCMC Chapter
17.330 - “Signs” unless superseded by the
sign guidelines of the Comprehensive Plan.
All signs require a separate permit and
approval.
Planning Special
9. All permits and licenses required in connection
with the development or use of the Project shall
be applied for and obtained separately.
All Standard
10. All work within the public right-of-way (including
but not limited to curb, gutter, sidewalk, and
driveways) shall be designed and completed to
the satisfaction of the City Engineer.
Public
Works
Standard
11. Drainage devices, concrete curbs and gutters,
sidewalks, drive approaches, and roadway
pavement shall be designed in conformity with
all provisions of the latest edition of the
American Public Works Association Standard
Plans (“APWA Standards”).
Public
Works
Standard
12. At the sole cost and expense of the Applicant,
any broken or damaged curbs, gutters,
sidewalks, and street pavement resulting from
construction of the Project shall be repaired and
reconstructed in conformity with APWA
Standards.
Public
Works
Standard
ATTACHMENT 1
11EXHIBIT B
ORDINANCE NO. 2014-_______
Case No CP P-2013176 and ZCMA P-2014018
Page 3 of 15
NO. CONDITIONS OF APPROVAL Agency Source
Compliance
Verification
GENERAL
13. Trash enclosures shall be provided and shall
each have a minimum inside dimension of 10
feet x 12 feet, a gated opening that is at least 8
feet wide, and a 6 inch high by 6 inch wide
concrete curb along the inside perimeter wall.
Each enclosure shall also have at least a 6 inch
thick concrete slab that drains at a one percent
gradient out of the enclosure. Final approval for
the size, location, and type of equipment needed
for the adequate storage and disposal of all solid
and recyclable waste generated by the Project
shall be obtained from the City’s Environmental
Programs and Operations Manager. A fire
suppression sprinkler system shall be provided
within any covered trash enclosure area as
required by the Fire Marshal. All refuse
containers assigned to or otherwise used by the
Project shall be stored on-site in the trash
enclosures.
Public
Works/
Fire/
Planning
Standard
14. All Project related solid and recyclable waste
material handling shall be in accordance with
CCMC Section 5.01.010 – “Solid Waste
Management”, which outlines the Sanitation
Division’s exclusive franchise for this service.
Public
Works
Standard
15. The Project shall meet all provisions of CCMC
Section 7.05.015 -”Transportation Demand and
Trip Reduction Measures”.
Trans. Standard
ATTACHMENT 1
12EXHIBIT B
ORDINANCE NO. 2014-_______
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Page 4 of 15
NO. CONDITIONS OF APPROVAL Agency Source
Compliance
Verification
GENERAL
16. All buildings and structures to be constructed as
part of the Project shall be designed and
constructed in accordance with all applicable
regulations and standards of the City’s Building
Code, Fire Code and any related codes as
determined by the Building Official and Fire
Marshal; and all other applicable provisions of
the CCMC which are adopted and in effect at the
time of issuance of a building permit.
Building/
Fire
Standard
17. The Project shall comply with all applicable
requirement of the Culver City Green Building
Program as set forth in CCMC Section
15.02.1100, et.seq.
Building Standard
18. The Project shall comply with the all applicable
requirements relating to solar photovoltaic
requirements as set forth in CCMC Section
15.02.100, et. seq.
Building Standard
19. Changes to the Project or use approved as part
of the Land Use Permit may only be made in
accordance with the provisions of CCMC
Section 17.595.035 – “Changes to an Approved
Project”.
Planning Standard
20. The accessible handicap ramp in the parking
lot directly in front of the Armory/ Wende
Museum building shall be brought up to
current ADA standards.
Public
Works
Special
ATTACHMENT 1
13EXHIBIT B
ORDINANCE NO. 2014-_______
Case No CP P-2013176 and ZCMA P-2014018
Page 5 of 15
NO. CONDITIONS OF APPROVAL Agency Source
Compliance
Verification
PRIOR TO BUILDING PERMIT ISSUANCE
21. A minimum of three sets of final landscaping and
irrigation plans (separate from the plans
submitted for the building permit) shall be
submitted to the Planning Division for review
and approval.
Planning/
Parks &
Rec.
Standard
22. A Construction Management Plan prepared by
the construction contractor, which identifies the
areas of construction staging, temporary power,
portable toilet, and trash and material storage
locations, shall be submitted to and approved
by the Building Official. Prior to commencement
of work the construction contractor shall advise
the Public Works Inspector and the Building
Inspector (‘Inspectors”) of the construction
schedule and shall meet with the Inspectors.
Building/
Public
Works
Standard
23. A Pedestrian Protection Plan shall be submitted
to and approved by the Building Official. Such
plan shall identify all areas of pedestrian
protection and indicate the method of pedestrian
protection or pedestrian diversion when
required. When pedestrian diversion is
required, the Pedestrian Protection Plan must
also be approved by the Public Works Director.
Building/
Public
Works
Standard
24. Plans submitted as part of the building permit
application shall include a schedule of the
special inspections anticipated, the firm
proposed for the special inspections, and the
resumes of all proposed special inspectors. The
Building Official reserves the right to reject any
special inspector at any time for the duration of
the Project. All special inspection reports shall
be made available to the Building Official and to
any Culver City Building Safety inspector as
required by the Building Official No work shall
be covered without a Culver City Building Safety
inspection, whether or not a special inspection
was performed on such work.
Building Standard
ATTACHMENT 1
14EXHIBIT B
ORDINANCE NO. 2014-_______
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Page 6 of 15
NO. CONDITIONS OF APPROVAL Agency Source
Compliance
Verification
PRIOR TO BUILDING PERMIT ISSUANCE
25. A Construction Traffic Management Plan shall
be prepared by a traffic or civil engineer
registered in the State of California. The
Construction Traffic Management Plan shall be
submitted to the City Engineer and Planning
Manager for review and approval prior to the
issuance of any Project demolition, grading, or
excavation permit. The Construction Traffic
Management Plan shall also be reviewed and
approved by the City’s Fire and Police
Departments. The City Engineer and Planning
Manager reserve the right to reject any engineer
at any time and to require that the Plan be
prepared by a different engineer. The
Construction Traffic Management Plan shall
contain, but not be limited to, the following:
A. The name and telephone number of a
contact person who can be reached 24 hours
a day regarding construction traffic
complaints or emergency situations.
B. An up-to-date list of local police, fire, and
emergency response organizations and
procedures for the continuous coordination
of construction activity, potential delays, and
any alerts related to unanticipated road
conditions or delays, with local police, fire,
and emergency response agencies.
Coordination shall include the assessment of
any alternative access routes that might be
required through the Property, and maps
showing access to and within the Property
and to adjacent properties.
C. Procedures for the training and certification
of the flag persons used in implementation of
the Construction Traffic Management Plan.
D. The location, times, and estimated duration
of any roadway closures, traffic detours, use
of protective devices, warning signs, and
staging or queuing areas.
E. The location and travel routes of off-site
staging and parking locations.
Planning/
Public
Works
Standard
ATTACHMENT 1
15EXHIBIT B
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Page 7 of 15
NO. CONDITIONS OF APPROVAL Agency Source
Compliance
Verification
PRIOR TO BUILDING PERMIT ISSUANCE
26. Reasonable efforts shall be used to reuse and
recycle construction and demolition debris, to
use environmentally friendly materials, and to
provide energy efficient buildings, equipment
and systems. A Demolition Debris Recycling
Plan that indicates where select demolition
debris is to be sent shall be provided to the
Building Official prior to the issuance of a
demolition permit. The Plan shall list the
material to be recycled and the name, address,
and phone number of the facility of organization
accepting the materials.
Building Standard
27. A vector/pest control abatement plan prepared
by a pest control specialist licensed or certified
by the State of California shall be submitted for
review and approval by the Planning Manager
and the Building Official. Said plan shall outline
all steps to be taken prior to the commencement
of any demolition or construction activity in order
to ensure that any and all pests (including, but
not limited to, rodents, bees, ants and
mosquitoes) that may populate the Property do
not relocate to or impact adjoining properties.
Building/
Planning
Standard
28. Prior to issuance of a building permit, notice of
the Project construction schedule shall be
provided to all abutting property owners and
occupants. Evidence of such notification shall
be provided to the Building Division. The notice
shall identify the commencement date and
proposed timing for all construction phases
(demolition, grading, excavation/shoring,
foundation, rough frame, plumbing, roofing,
mechanical and electrical, and exterior finish).
Building/
Planning
Standard
29. Prior to commencement of construction, the
general contractor shall arrange a kick-off
meeting with City staff including Building
Safety staff, Planning Staff, Fire Prevention
staff, Engineering staff, and the field
superintendent, construction managers, and
other staff as applicable.
All Special
ATTACHMENT 1
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Page 8 of 15
NO. CONDITIONS OF APPROVAL Agency Source
Compliance
Verification
DURING CONSTRUCTION
30. During all phases of construction, a
“Construction Rules Sign” that includes contact
names and telephone numbers of the Applicant,
Property Owner, construction contractor(s), and
the City, shall be posted on the Property in a
location that is visible to the public. These
names and telephone numbers shall also be
made available to adjacent property owners and
occupants to the satisfaction of the Planning
Manager and Building Official.
Building/
Planning
Standard
31. The Property shall be maintained daily so that it
is free of trash and litter.
Building Standard
32. During construction, dust shall be controlled by
regular watering or other methods as
determined by the Building inspector.
Building Standard
33. The Building Division may apply administrative
assessments and/ or post general stop work
notices for any violations of the Conditions of
Approval for the Project, and any violations of
the CCMC.
Building Standard
34. During all phases of construction, best efforts
shall be used to ensure that all construction
workers, contractors and others involved with
the Project park on the Property or at designated
offsite locations approved by the City, and not in
the surrounding neighborhood.
Building Standard
35. When foundation shoring and/or foundation
piles will be part of the Project, the engineer of
record shall use noise dampening measures
such as the drilling of shoring supports and piles
as determined by the Building Official and
Planning Manager.
Building/
Planning
Standard
ATTACHMENT 1
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Page 9 of 15
NO. CONDITIONS OF APPROVAL Agency Source
Compliance
Verification
DURING CONSTRUCTION
36. Prior to the commencement of any excavation,
a temporary construction fence shall be installed
around the site. The height and fence material
is subject to approval by the City Engineer and
the Planning Manager.
Building/
Planning/
Public
Works
Standard
37. Hours of construction shall be limited to the
following: 8:00 AM to 8:00 PM Monday through
Friday; 9:00 AM to 7:00 PM Saturday; and 10:00
AM to 7:00 PM Sunday and National holidays.
Dirt hauling and construction material deliveries
or removal are prohibited during the morning
(7:00 AM to 9:00 AM) and afternoon (4:00 PM to
6:00 PM) peak traffic periods. All construction
workers shall be respectful of the surrounding
neighborhood and keep non-construction
related noise to a minimum prior to, during, and
after permissible construction hours.
Building/
Public
Works
Standard
38. All staging and storage of construction
equipment and materials, including the
construction dumpster, shall be on-site only.
The Property Owner must obtain written
permission from adjacent property owners for
any construction staging occurring on adjacent
property.
Building/
Public
Works
Standard
ATTACHMENT 1
18EXHIBIT B
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Page 10 of 15
NO. CONDITIONS OF APPROVAL Agency Source
Compliance
Verification
DURING CONSTRUCTION
39. Compliance with the following noise standards
shall be required with at all times:
A. No construction equipment shall be
operated without an exhaust muffler,
and all such equipment shall have
mufflers and sound control devices
(i.e., intake silencers and noise
shrouds) that are no less effective than
those provided on the original
equipment;
B. All construction equipment shall be
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 approved by the
Planning Manager and the Building
Official in order to comply with the City’s
Noise Regulations and Standards as set
forth in CCMC Chapter 9.07; 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.
Building/
Planning
Standard
ATTACHMENT 1
19EXHIBIT B
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Page 11 of 15
NO. CONDITIONS OF APPROVAL Agency Source
Compliance
Verification
DURING CONSTRUCTION
40. In the event three citations are issued in
connection with the Project for violations of
these Conditions of Approval or for other
violations of the CCMC, Project construction
shall be stopped until such time that it is
determined to the satisfaction of the Community
Development Director, that causes of such
violations have been eliminated or corrected and
that the Project will be able to proceed in full
compliance with these Conditions of Approval
and the CCMC.
Building/
Planning
Standard
41. Flag persons with certified training shall be
provided for work site traffic control to minimize
impacts to traffic flow and to ensure the safe
movement of vehicles into and out of the
Property.
Building/
Public
Works
Standard
42. During construction, trucks and other vehicles in
loading and unloading queues must be parked
with their engines off to reduce vehicle
emissions. Construction deliveries shall be
phased and scheduled to avoid emissions peaks
as determined by the Building Official and
discontinued during second-stage smog alerts.
Building Standard
43. Construction vehicles shall not be permitted to
stage or queue where they would interfere with
vehicular and pedestrian traffic or block access
to adjacent properties. Off-site staging shall be
at locations approved by the City Engineer and
shall be of sufficient length to accommodate
large trucks without being unduly disruptive to
traffic operations. The drivers of these trucks
shall be in radio or phone communication with
on-site personnel who shall advise the drivers
when to proceed from the staging location to the
Property. Construction-related vehicles shall
not be permitted to park on public streets.
Building/
Public
Works
Standard
ATTACHMENT 1
20EXHIBIT B
ORDINANCE NO. 2014-_______
Case No CP P-2013176 and ZCMA P-2014018
Page 12 of 15
NO. CONDITIONS OF APPROVAL Agency Source
Compliance
Verification
DURING CONSTRUCTION
44. Prior to installation of a temporary storage
containers on-site, the Applicant or
contractor shall obtain a temporary storage
container permit from the Planning and
Building Safety Divisions.
Planning
&
Building
Special
45. Prior to installation of any temporary
signage on the property related to
construction, plans for the signage shall be
reviewed and approved by the Planning
Division. No signage advertising the
museum shall be permitted on construction
fences without approval of a Master Sign
Program for construction signage.
Planning Special
ATTACHMENT 1
21EXHIBIT B
ORDINANCE NO. 2014-_______
Case No CP P-2013176 and ZCMA P-2014018
Page 13 of 15
NO. CONDITIONS OF APPROVAL Agency Source
Compliance
Verification
PRIOR TO CERTIFICATE OF OCCUPANCY OR FINAL INSPECTION
46. All provisions, and requirements set forth in
these Conditions of Approval, in the Resolution
approving the project, in the CCMC, or in any
applicable written comments as provided by City
representatives on December 19, 2013 at the
Project Review Committee meeting on the Land
Use Permit application, shall be fulfilled and
satisfied to the satisfaction of all City
departments before the use may be established
or the Project occupied.
All Standard
47. All onsite and offsite improvements and all
conditions of approval except those which are
deferred pursuant to a bond or letter of credit as
determined and approved by the Building
Official, Fire Marshal, Planning Manager, and/or
City Engineer shall be completed prior to
issuance of any certificate of occupancy. Prior
to issuance of any certificate of occupancy the
following shall be provided to and approved by
the City:
A. Five full sets of as-built plans that shall
include at a minimum the site plan,
grading and utility plan, landscape and
irrigation plan, floor plan for each level of
the Project, parking structure plan, roof
plan with all mechanical equipment
identified as to purpose and source and
all offsite improvements; and
B. One set of as-built plans as described
above in a digital format compatible with
the City’s computer system.
All Standard
48. The operator of the facility shall provide a
Hazardous Materials Plan prior to a
temporary certificate of occupancy.
Fire Special
ATTACHMENT 1
22EXHIBIT B
ORDINANCE NO. 2014-_______
Case No CP P-2013176 and ZCMA P-2014018
Page 14 of 15
NO. CONDITIONS OF APPROVAL Agency Source
Compliance
Verification
ON-GOING
49. The use and development of the Property shall
be in substantial conformance with the plans
and materials submitted with the application for
the Land Use Permit as reviewed by the
Planning Commission at its meeting on
February 26, 2014, and the City Council on
April 21, 2014, excepted as modified by these
Conditions of Approval.
Planning Standard
50. Pursuant to CCMC Section 17.650.020 -
“Inspection”, the Applicant shall allow authorized
City officials, or their designees, access to the
Property where there is reasonable cause to
believe the Property is not in compliance with
these Conditions of Approval or other
requirements of the CCMC.
All Standard
51. The use and development of the Property shall
comply with these Conditions of Approval and all
applicable local, special district or authority,
county, state and federal statutes, codes,
standards, and regulations including, but not
limited to, Building Division, Fire Department,
Planning Division and Public Works Department
requirements, and shall comply with all
applicable CCMC requirements and all
comments made during the City’s building
permit plan check review process. Failure to
comply with said Conditions, statutes, codes,
standards, and regulations may result in
reconstruction work, demolition, stop work
orders, withholding of certificate of occupancy,
revocation of land use permit approval and/or
any other lawful action the City might deem
reasonable and appropriate to bring about
compliance.
All Standard
52. All graffiti shall be removed from the Property
within 48 hours of its application.
Building/
Planning/
Public
Works
Standard
ATTACHMENT 1
23EXHIBIT B
ORDINANCE NO. 2014-_______
Case No CP P-2013176 and ZCMA P-2014018
Page 15 of 15
NO. CONDITIONS OF APPROVAL Agency Source
Compliance
Verification
ON-GOING
53. After six months and one year of full
operation, the Planning Division and Traffic
Engineer shall conduct a review of parking
and on-site circulation of the facility during
Special Events. If it is determined that the
management of parking and traffic during
Special Events is insufficient and/or is
creating traffic impacts on the adjacent
residential neighborhoods, additional
requirements (including, but not limited to
valet parking, restricted turn movements,
limits on special events) may be imposed.
PlanningSPECIAL
ATTACHMENT 1
24Zoning Code Map Amendment,
ZCMA P-2014018; Comprehensive
Plan, CP P-2013176
10808 Culver Boulevard, 10858
Culver Boulevard
183.60 0
Wende Museum / Am Vets Post II
4,406 Scale: 1:
Feet 367.2
INFORMATION TECHNOLOGY DEPARTMENT
GEOGRAPHIC INFORMATION SYSTEMS
9770 CULVER BLVD
CULVER CITY, CA 90232
TEL: 310-253-5976|1010|THE CITY OF
CULVER CITY
Source: Planning Division
04/10/2014 Map Created:
April 21, 2014 Meeting Date:
Attachment No. 2
Zoning Code Map Amendment and Comprehensive Plan
ATTACHMENT 2
25ATTACHMENT 3
26ATTACHMENT 3
27ATTACHMENT 3
28ATTACHMENT 3
29ATTACHMENT 3
30ATTACHMENT 3
31ATTACHMENT 3
32ATTACHMENT 3
33ATTACHMENT 3
34ATTACHMENT 3
35ATTACHMENT 3
36ATTACHMENT 3
37THE WENDE MUSEUM
ARMORY | CULVER CITY, CALIFORNIA
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April 4th, 2014
COMPREHENSIVE PLAN
THE WENDE MUSEUM at the ARMORY
CULVER CITY, CA
01
ATTACHMENT 4
38THE WENDE MUSEUM
ARMORY | CULVER CITY, CALIFORNIA
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CONTENT
The Wende Museum at the Armory | Content page 02
The Wende Museum at the Armory | Project Context page 03
Existing Armory Building:
Survey page 04
Aerial Picture page 05
Site/Building Pictures page 06
Site Plan page 07
Armory Axonometric page 08
Floor Plan page 09
Building Elevations page 10
Proposed “The Wende Museum” at Armory Building:
Project Information page 11
Landuse and Development page 11
Site Plan page 13
Floor Plans/Roof Plan page 14-16
Exterior Elevations page 17 - 18
Section page 19
Renderings Exterior page 20-21
Materials page 22
Renderings Interior page 23-26
Sustainability page 27
Landscape Plans & Renderings page 28-31
Signage Plans & Renderings page 32-35
Historic American Veterans Post II (”AmVets”):
Project Information page V1
Aerial Picture/Site Picture page V2
Site Plan page V3
Administration page 36
02
ATTACHMENT 4
39THE WENDE MUSEUM
ARMORY | CULVER CITY, CALIFORNIA
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PROJECT SUMMARY & CONTEXT
Project Summary
The Wende Museum and Archive of the Cold War Inc. (“the Museum”) will activate an underused civic
space by creating a new museum center, complementing and adding value to existing art and cultural
resources locally and regionally as well as integrating varied opportunities for education, interpreta-
tion, enrichment and exploration to a broad constituency. The Wende Museum and Archive of the
Cold War at the Armory site on Culver Boulevard will raise the visibility of the Museum and give the
institution, for the first time, a truly public face in order to realize its untapped potential.
The Museum will occupy the existing one-story, 12,596 square foot Armory building located at 10808
Culver Boulevard. Proposed improvements to the building include a 477 square foot addition for a
new receiving area and the internal addition of 950 square feet of mezzanine area to be used as stor-
age. The project will also involve improvements to the building’s exterior, including the use of smooth
stucco and sandblasted concrete as part of the building’s new façade, and brushed stainless steel
fasciae around the building. The project will replace an existing surface parking and storage area
located between the Armory building and the AmVets building with a sculptural garden, highlighted
by new landscaping, decorative pavers and artifact displays.
Over the past ten years, the Wende has grown significantly in scale and intensity of activity. Benefitting
from a helpful team of international advisors and supporters, the Museum has developed strategic
partnerships with regional, federal, global organizations and universities from London, Berlin, Leipzig,
and Los Angeles. The Museum internship program ranks among the best in the region. By combining
academic research and applied skills we are training a new generation of young leaders and museum
professionals in the humanities. The Museum will reach out to Culver City High School and students
through three regular events annually. Monthly open house events for neighbors and the larger Culver
City population will engage the community in diverse topics, making a little known chapter of recent
history comes alive.
This new headquarters will provide an ADA compliant center for programs, opportunities for growth
and will enable the Museum to separate offices and research workspaces, collections receiving and
processing, and artifact storage. The two story gym will increase exhibition space threefold, improving
the display for temporary and permanent exhibitions and public programming, thereby further fulfill-
ing the Museum’s mission. Storage conditions will be improved by segregating and establishing
microclimates for different collection formats and by transitioning the collection into a combination of
visitor-accessible open storage and efficient compact storage. In addition, controlled lighting and
increased security will follow best practices in the museum world for its irreplaceable collection.
The new site will enlarge and diversify The Wende Museum’s audience, leveraging progress and
attracting new funding. Earned income potential will be enhanced. The Wende Museum will be able to
serve its audiences better by providing more effective access for scholars, students, journalists, artists,
authors, filmmakers, the general public and partner organizations. The creation of a new museum
community will be a testament to the strength of the arts and culture in Culver City.
Project Context
The site will anchor a mile-long stretch of arts venues along Culver Boulevard, including several dozen
permanent public art installations, live music venues (The Jazz Bakery), theaters (The Actors’ Gang, Kirk
Douglas Theatre) and museums (The Wende Museum, Culver City Historical Society and Mayme A.
Clayton Library & Museum). It will connect the downtown arts district with the 405 Freeway, the city’s
Westside artery, creating a “cultural corridor.” The Museum will repurpose a derelict facility and the
surrounding open land by establishing a vibrant destination that will foster excitement, wonder, fun
and discovery for visitors and become a landmark for Culver City’s ongoing cultural development. The
Museum plans to provide an eco-friendly restoration of the building and its surrounding property as
demonstration of adaptive re-use that will greatly enhance the community. Ultimately, the Museum
will connect the experience of the Cold War to contemporary life. A museum dedicated to the Cold
War period, housed in an armory built in 1950 adjacent to a park dedicated to American veterans, will
make a significant statement.
03
ATTACHMENT 4
40THE WENDE MUSEUM
ARMORY | CULVER CITY, CALIFORNIA
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EXISTING SITE SURVEY
04
ATTACHMENT 4
41THE WENDE MUSEUM
ARMORY | CULVER CITY, CALIFORNIA
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EXISTING ARMORY BUILDING
05
ATTACHMENT 4
42THE WENDE MUSEUM
ARMORY | CULVER CITY, CALIFORNIA
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EXISTING ARMORY BUILDING
06
ATTACHMENT 4
43THE WENDE MUSEUM
ARMORY | CULVER CITY, CALIFORNIA
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AmVETS BUILDING
PARKWAY ASPAHLT PAVED AREA
ARMORY - THE WENDE MUSEUM
KEY PLAN - EXISTING
CULVER BLVD.
ARMORY | THE WENDE MUSEUM
AmVET
COOMBS AVE.
PARKING
ALLEY
SHED
07
ATTACHMENT 4
44THE WENDE MUSEUM
ARMORY | CULVER CITY, CALIFORNIA
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EXISTING BUILDINGS
ARMORY | LOWER BUILDING PORTION
AmVET
AmVET THEATER
EXISTING ARMORY | TALL SPACE
YARD
08
ATTACHMENT 4
45THE WENDE MUSEUM
ARMORY | CULVER CITY, CALIFORNIA
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EXISTING FLOOR PLAN
VAULT
VAULT
STORAGE STORAGE STORAGE
GYM
OFFICE
OFFICE
OFFICE
OFFICE
KITCHEN
WC
WC
WH
09
ATTACHMENT 4
46THE WENDE MUSEUM
ARMORY | CULVER CITY, CALIFORNIA
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EXISTING EXTERIOR ELEVATIONS
EAST ELEVATION
WEST ELEVATION
NORTH ELEVATION SOUTH ELEVATION
10
ATTACHMENT 4
47THE WENDE MUSEUM
ARMORY | CULVER CITY, CALIFORNIA
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PROJECT INFORMATION
PROJECT DESCRIPTION:
RENOVATION OF EXISTING 12,596 SQ.FT. SINGLE STORY ARMORY BUILDING WITH 477 SQ.FT. ADDITION.
INCLUDING A REQUEST FOR APPROVAL OF SHARED PARKING.
SITE INFORMATION:
THE LAND REFERRED IS SITUATED IN THE STATE OF CALIFORNIA, COUNTY OF LOS ANGELES, AND IS
DESCRIBED AS FOLLOWS: LOT 1-30 OF TRACT NO. 9974 AS PER MAP RECORDED IN BOOK 139 PAGES 1-2
OF MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY.
LOTS LEASED BY THE WENDE MUSEUM:
LOT: 14 TRACT: 9974
LOT 15 TRACT: 9974
LOT: 16 TRACT: 9974
LOT: 17 TRACT: 9974
LOT: 18 TRACT: 9974
LOT: 14 TRACT: 9974
LOT 15 TRACT: 9974
LOT: 16 TRACT: 9974
LOT: 17 TRACT: 9974
LOT: 18 TRACT: 9974
LOT: 19 TRACT: 9974
LOT 20 TRACT: 9974
LOT: 21 TRACT: 9974
LOT 22 TRACT: 9974
LOT: 23 TRACT: 9974
LOT: 17 TRACT: 9974
LOT: 24 TRACT: 9974
LOT: 25 TRACT: 9974
LOT 26 TRACT: 9974
LOT: 27 TRACT: 9974
LOT: 28 TRACT: 9974
LOT: 29 TRACT: 9974
LOT: 30 TRACT: 9974
AREA CALCULATIONS:
LOT AREA (LOT 14-30): 38,305 SQ.FT.
LOT COVERAGE EXISTING: 12,596 SQ.FT.
LOT COVERAGE PROPOSED: 32 %
AREA EXISTING BUILDING: 12,596 SQ.FT.
AREA PROPOSED ADDITION: 477 SQ.FT.
AREA PROPOSED STORAGE MEZZ.: 950 SQ.FT.
14,023 SQ.FT.
11
ATTACHMENT 4
48THE WENDE MUSEUM
ARMORY | CULVER CITY, CALIFORNIA
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LAND USE AND DEVELOPMENT STANDARDS
Land Use
General Plan
The General Plan Land Use designation of the project site is Open Space. The Open Space designation
is established to protect Culver City’s open space resources that include public or private land. It is
designed and intended to preserve existing and encourage future parks, open space, and recreation
opportunities.
Zoning
Zoning for the subject property, presently occupied by the Armory, is Commercial Neighborhood (CN).
The project will include a Zone Change from Commercial Neighborhood to Open Space (OS), in order
to bring the property into conformance with the City’s General Plan land use designation. Pursuant to
Section 17.250.030 of the Culver City Municipal Code (CCMC), development and use of property within
the Open Space Zoning District requires the adoption of a Comprehensive Plan. The purpose of the
Comprehensive Plan is to ensure that the modification to the Armory building use is compatible with
the surrounding neighborhood through desirable design characteristics and programming of the
Museum. The Comprehensive Plan establishes a set of regulations, requirements, and procedures that
preclude any degradation in safety, security, and quality of life for residential properties adjacent to
the property.
Development Standards
Parking Provided
Parking for employees and museum visitors will be provided in two parking areas, one existing and
one proposed as part of the site reuse. A total of 17 parking spaces will be required for the Museum
use. Seven parking spaces will be provided to the rear of the property, accessible off of the alley, in a
parallel parking formation. These seven spaces will be provided for Museum employees only. Ten
parking spaces in the existing shared parking lot located in front of the building, off of Culver Boule-
vard, will be available for use by visitors to the Museum. Presently, there are 305 parking identified by a
Parking Utilization Study prepared for the Wende Museum Project by Civic Enterprise Associates, LLC,
spaces in off-street lots shared by all park uses, including the AmVets Post II building, the Scout House,
the Teen Center, Swimming Pool; and 100 on-street parking spaces located on Overland Avenue,
Barman Avenue and Coombs Avenue.
Permitted Uses
General Provisions
Allowed Uses and Permit Requirements
The Comprehensive Plan allows for the use of the Wende Museum property as a museum and cultural
institution facility. Ancillary uses commonly associated with these uses including retail gift shops or
small cafes may also be permitted, subject to CCMC requirements for ancillary uses. The Director may
require additional parking or specific operating conditions to reduce potential impacts on park
resources as part of any approval for ancillary uses on-site.
Allowed Special Events and Temporary Events
As a cultural institution, it is anticipated that special events related to the Museum operations may
occur from time-to-time. These events are considered part of the operation of the Museum and are
permitted. Events that are not a part of the normal operation of the Museum, including private parties
and banquets, may be limited to a total of 12 events annually with a Special Event Permit, pursuant to
Section 17.520 of the CCMC.
12
ATTACHMENT 4
49THE WENDE MUSEUM
ARMORY | CULVER CITY, CALIFORNIA
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AmVETS BUILDING
PARKWAY LANDSCAPING
LANDSCAPING
THE WENDE MUSEUM
SCULPTURAL GARDEN
THE WENDE MUSEUM
STAFF PARKING
ARMORY - THE WENDE MUSEUM
KEY PLAN - PROPOSED
CULVER BLVD.
SCULPTURAL GARDEN ARMORY | THE WENDE MUSEUM
AmVET
COOMBS AVE.
WALL
SIGN
SIGN
SIGN
SIGN
PARKING
12 3 45 6 7
ALLEY
GATE
GATE
HVAC
HVAC
HVAC
13
ATTACHMENT 4
50THE WENDE MUSEUM
ARMORY | CULVER CITY, CALIFORNIA
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PROPOSED FLOOR PLAN
VAULT VAULT OFFICE
EXHIBITION
SHOP
FOYER
VAULT
PROCESSING
WC WC
BREAK
ENTRANCE
SEATING
OFFICE
BOOK SHELF
MUSEUM DISPLAY
MUSEUM DISPLAY
seating
garden view
sliding
walls/partition
COLONADE
BOOK SHELF
VAULT
OFFICE
SHELF
E
VAULT
VAULT
CL
SCULPTURAL GARDEN
CL
VAULT
WC WC
FOYER
REAR
IT
TRELLIS
FD
INFO
14
ATTACHMENT 4
51THE WENDE MUSEUM
ARMORY | CULVER CITY, CALIFORNIA
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PROPOSED STORAGE MEZZANINE
STORAGE
MEZZANINE
OPEN TO BELOW
ROOF BELOW
ROOF BELOW
15
ATTACHMENT 4
52THE WENDE MUSEUM
ARMORY | CULVER CITY, CALIFORNIA
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PROPOSED ROOF PLAN
LOWER ROOF
ROOF
SOLAR TUBES
PHOTOVOLTAIC PANEL
LOWER ROOF
16
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ATTACHMENT 4
53THE WENDE MUSEUM
ARMORY | CULVER CITY, CALIFORNIA
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PROPOSED ELEVATION
ELEVATION SOUTH
ELEVATION NORTH
WHITE EXTERIOR PAINT, FLAT
EXISTING EXPOSED CONCRETE | SANDBLASTED, SEALED
WITH ANTI-GRAFFITI COATING
STAINLESS STEEL (BRUSHED)
SMOOTH TROWEL STUCCO, TO MATCH
THE WENDE MUSEUM LOGO COLOR
GLAZING
17
ATTACHMENT 4
54THE WENDE MUSEUM
ARMORY | CULVER CITY, CALIFORNIA
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PROPOSED ELEVATION
ELEVATION WEST
ELEVATION EAST
PROCESSING AREA - ELEVATION NORTH
WHITE EXTERIOR PAINT, FLAT
EXISTING EXPOSED CONCRETE | SANDBLASTED, SEALED
WITH ANTI-GRAFFITI COATING
STAINLESS STEEL (BRUSHED)
SMOOTH TROWEL STUCCO, TO MATCH
THE WENDE MUSEUM LOGO COLOR
GLAZING
BERLIN WALL
ELEMENT
18
ATTACHMENT 4
55THE WENDE MUSEUM
ARMORY | CULVER CITY, CALIFORNIA
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PROPOSED SECTION
VAULT
EXHIBITION HALL
19
ATTACHMENT 4
56THE WENDE MUSEUM
ARMORY | CULVER CITY, CALIFORNIA
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EAST ELEVATION
NORTH ELEVATION
PERSPECTIVE
PROPOSED EXTERIOR
20
ATTACHMENT 4
57THE WENDE MUSEUM
ARMORY | CULVER CITY, CALIFORNIA
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PROCESSING AREA
21
ATTACHMENT 4
58THE WENDE MUSEUM
ARMORY | CULVER CITY, CALIFORNIA
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PROPOSED MATERIAL
FROSTED GLASS CONCRETE “SANDBLASTED”
CLEAR SEALER, ANTI GRAFITTI COATING
STAINLESS STEEL - BRUSHED FINSH
FOR ROOF EAVES
STUCCO SMOOTH TROWEL FINISH
AT NEW RECEIVING AREA,
NATURAL ACCENT STONE, CHISELED FINISH
COLOR:
ACCENT PAINT, WENDE MUSEUM LOGO RED
WHITE PAINT: NESTING DOVE ECC-36-2, BEHR
22
ATTACHMENT 4
59THE WENDE MUSEUM
ARMORY | CULVER CITY, CALIFORNIA
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PROPOSED INTERIOR
23
ATTACHMENT 4
60THE WENDE MUSEUM
ARMORY | CULVER CITY, CALIFORNIA
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PROPOSED DISPLAY SHELF
SECTION AXONOMETRIC
INTERIOR ELEVATION
24
ATTACHMENT 4
61THE WENDE MUSEUM
ARMORY | CULVER CITY, CALIFORNIA
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SHELF - BULK RACK
AmVET
HVAC
REAR
WALL
13’-10”
HVAC
BULK-RACK
PAINTED
WHITE
SLIDING
DOORS
CONCRETE
FLOOR
25
ATTACHMENT 4
62THE WENDE MUSEUM
ARMORY | CULVER CITY, CALIFORNIA
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PROPOSED BOOK SHELF
VAULT DOOR 1 “PUBLIC LIBRARY” - BOOK SHELF VAULT DOOR 1 VAULT DOOR 1
26
ATTACHMENT 4
63THE WENDE MUSEUM
ARMORY | CULVER CITY, CALIFORNIA
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PROPOSED SUSTAINABILITY FEATURES
27
Building energy performance modeling – The project will exceed the Title 24 requirements by 10%.
Participation in the “Savings By Design” Program.
Reuse of the existing building envelope.
Insulation of all existing and new exterior walls, roof insulation of all existing and new roof areas.
Replacing of all windows and doors with energy efficient units.
Photovoltaic System installed on roof
Low flow toilet, waterless urinals and low flow faucets.
High efficient LED lighting.
Occupancy controlled lighting.
Photo sensor controlled lighting.
Maximized use of daylight:
- Solar tubes in exhibition space, receiving area and restrooms.
- Lights shelf installed at windows
Exterior shading trellis on west façade.
Draught resistant & native landscaping.
Removing of solid surfaces and replacing them with permeable surface treatment.
Bike parking spaces.
California Cold Roof.
Energy Star appliances.
ATTACHMENT 4
64THE WENDE MUSEUM
ARMORY | CULVER CITY, CALIFORNIA
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PROPOSED LANDSCAPE
LANDSCAPE CONCEPT PLAN
BERLIN WALL
FOUNTAIN
KING PALMS
KING PALMS
DECOMPOSED GRANITE
COLOR: CHARCOAL
ADA ACCESSIBLE SURFACE
HEDGE
SIGN
SCULPTURAL GARDEN
PARKING
GATE
FENCE 8’-0” TALL (TYP.)
HEDGE
KING PALMS
GATE FENCE 8’-0” TALL (TYP.)
HEDGE
LAWN
LAWN
DESERT GRASS
BERLIN WALL
LAWN
KING PALMS
PEBBLES
PEBBLES
KING PALMS
SCULPTURES
TRELLIS
SCULPTURES
PEBBLES
BENCHES
BENCH
BENCH
BENCH
CONCRETE WALKWAY
ARMORY BUILDING
GARDEN WALL
COLLONADE
PARKING PARKING
HEDGE
PLANTER
FLEX.
DELIVERY
HVAC
EQUIP. W.
SCREEN
E-PANEL
HVAC
EQUIP. W.
SCREEN
Landscaping
The landscaping plan for the Museum will include the replacement of the existing paved area located
between the Armory building and the AmVets building with a new central sculptural courtyard. The
courtyard will include new hardscape pathways around new landscape planter areas. In addition,
seating areas will be provided throughout the courtyard. The Museum will also introduce additional
landscaping along the perimeter of the building, including new trees, hedges and native plant species.
(Salt &Peper Finish)
28
ATTACHMENT 4
65THE WENDE MUSEUM
ARMORY | CULVER CITY, CALIFORNIA
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PROPOSED LANDSCAPE
LANDSCAPE ENTRANCE AREA ENTRANCE WITH BERLIN WALL AND BENCHES
29
ATTACHMENT 4
66THE WENDE MUSEUM
ARMORY | CULVER CITY, CALIFORNIA
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PROPOSED LANDSCAPE
BERLIN WALL ELEMENTS SCULPTURAL GARDEN WITH FOUNTAIN
30
ATTACHMENT 4
67THE WENDE MUSEUM
ARMORY | CULVER CITY, CALIFORNIA
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PROPOSED LANDSCAPE CONTEXT
The Wende Museum garden will be a place of beauty, repose, and contemplation, but also a place for
thinking about and confronting the complexities and tensions inherent in the collection itself, and in
where it is displayed versus where it comes from. East v. West, Communism v. Capitalism, Europe v.
Southern California, Open v. Closed, Controlled/Constrained v. Free/Unconstrained, Art v. Propaganda.
Everywhere I want the tension and intimate connection between Eastern Europe and California to be
fore grounded. Los Angeles was the US capital of the Cold War, where most of the aerospace industry
was based. The military-industrial complex, with its tight linkages between the armed forces, research
universities, and corporations, found a perfect fit in the open, sunny, individualistic lifestyle of South-
ern California. The iconography of Southern California modernity, exemplified by the horizontal
concrete building, and the skyline of palm trees, will be made explicit, against a series of motifs of
rigorous, controlled, European garden forms. The basic principle is the ordering of space with classical
European hedges, to create closed rooms, hidden spaces, as well as sightlines that lead the eye all the
way from inside the building entrance to the back of the property, but placing barriers in front of one’s
gaze and passage. The hedges will be of varying heights, so that the garden will be a play of long
sightlines/axes and barriers, as in a maze. A visitor will have to walk through it, discovering the places
where openings allow her to proceed, discovering new spaces and objects as she goes. The objects
will be displayed in a classical sculpture garden format, on raised plinths, isolated, against hedges. The
Berlin Wall pieces will act as walls as well, blocking the way, but equally as art objects, that can be
walked around. Playing against the hedge principle will be subtropical vegetation, such as specimen
palms, dragon trees, aloes, and cactus, which will be “displayed” just like the objects, against hedges or
walls. They, like the Cold War itself, especially the weaponry and the control structures like the Wall,
will be at once beautiful, big, and menacing, and so, sublime. Just outside the main glass doors will be
a courtyard space, relatively open, with a rectangular, raised pool. This space can be used to events,
seating, etc. There is an 8-foot parking lane all along the alley, which will also be sufficient for truck
deliveries, so no angled wall intruding into the courtyard space will be required. At the center of the
garden will be a hedged space filled with olive trees and a circular, raised pool.
The ground surface will be a mix of hard and soft, with pavers in a sea of low meadow grass. This is a
space of contemplation, symbolizing the coming together and resolution of reunification and the end
of the Cold War’s decades of confrontation and conflict. Beyond it, the maze/hedged rooms will be
large, both to allow maximum flexibility in displaying different objects, also to allow space for any
future building. The visitor will proceed, at their own pace and following their own path, around the
garden, perhaps in a circular way, arriving back at the courtyard. There will be a vehicular entrance on
the west side. The western frontage will have a steel fence of rectangular pickets with no top rail, like
the fence on the 6th street side of LACMA. Coupled with hedges of varying heights, passerby and
drivers will be able to see partial views of pieces of the Berlin Wall, and statues, lit at night. The build-
ing wall along the parking lot will be lined with plantings of palm trees and spiky plants such as agaves
and cactus. This model is a concept only. The trees and plants are typical. The plinths are represented
as boxes, where sculptures and objects can be displayed
Garden — Concept Plan
Wade Graham Landscape Studio
March 21, 2013
KING PALM
QUEEN PALM
DRACAENA DRACO BUTIA CAPITATA
AGAVE AMERICANA
DAGAVE TEQUILANA
MISCANTHUSSP.
ALOE ARBORESCENS STENOCEREUS
OLIVE TREE
ALOE MARLOTHII
EUPHORBIA INGENS
31
ATTACHMENT 4
68THE WENDE MUSEUM
ARMORY | CULVER CITY, CALIFORNIA
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SIGNAGE
Signs
The Comprehensive Plan identifies locations for on-site signage, including monument signs, wall signs,
and temporary signs that will be utilized during special events or to promote the display of new collec-
tions at the Museum.
The proposed site plan includes three monument signs located around the project site which will
provide visibility to vehicle and pedestrian traffic on Culver Boulevard and Coombs Avenue. One sign
will be located at the entrance to the parking lot at Culver Boulevard driveway; a second sign will be
located at the corner of Coombs Avenue and Culver Boulevard; and a third located at the northeast
corner of the property, near the Coombs Avenue driveway.
Two permanent wall signs will be provided on the building, including a sign over the Museum’s pedes-
trian entry facing Coombs Avenue and the second wall sign facing the parking lot at the northeast
corner of the building.
Two temporary sign areas have been designated on the building’s north-facing wall. The sign areas
will total 200 square feet each, measuring 6 feet, 8 inches tall by 30 feet wide. The temporary sign areas
will be dedicated for wall mounted, non-changeable copy signs made of vinyl or a similar material
used for temporary sign construction. The area shall be used for advertising of events or collections at
the museum and shall not be limited in number of days per year.
Sign Review
All new signs shall require a sign permit processed through the Planning Division.
The Director shall have the authority to conduct a conformance review for temporary signage installed
as part of an event or collection display at the museum prior to manufacture and installation of the
temporary sign(s).
All proposed permanent signs shall comply with the approved Comprehensive Plan, in terms of loca-
tion, size, and design and shall require approval of a sign permit processed through the Planning
Division. The sign section of the Comprehensive Plan shall be amended to reflect any changes to the
sign area, design or location on the subject property.
32
ATTACHMENT 4
69THE WENDE MUSEUM
ARMORY | CULVER CITY, CALIFORNIA
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PROPOSED SIGNAGE
SIGNAGE KEY PLAN
ARMORY | WENDE MUSEUM AmVET
CUVER BLVD.
COOMBS AVE.
TEMPORARY SIGNAGE
FOR SPECIAL EVENTS/EXHIBITIONS
PERMANENT SIGNAGE
(FREE STANDING & ATTACHED TO BUILDING)
SIGN 3
SIGN 2
SIGN 1 SIGN B
SIGN A
SIGN C SIGN D
SIGN 4
SIGN 4
33
ATTACHMENT 4
70THE WENDE MUSEUM
ARMORY | CULVER CITY, CALIFORNIA
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PROPOSED SIGNAGE
LOCATION SIGN #2 LOCATION SIGN #3 LOCATION SIGN #1 LOCATION SIGN A LOCATION SIGN B
LOCATION SIGN C LOCATION SIGN A
BERLIN WALL AT ENTRANCE BERLIN WALL IN SCULPTURAL GARDEN
34
ATTACHMENT 4
71THE WENDE MUSEUM
ARMORY | CULVER CITY, CALIFORNIA
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PROPOSED SIGNAGE
35
ATTACHMENT 4
72EXISTING AmVET BUILDING
CULVER CITY, CALIFORNIA
HISTORIC AMERICAN VETERANS POST II
Land Use
General Plan
The General Plan Land Use designation of the project site is Open Space. The Open Space designation
is established to protect Culver City’s open space resources that include public or private land. It is
designed and intended to preserve existing and encourage future parks, open space, and recreation
opportunities.
Zoning
Zoning for the subject property, presently occupied by the AmVets Post II building, is Commercial
Neighborhood (CN). The project will include a Zone Change from Commercial Neighborhood to Open
Space (OS), in order to bring the property into conformance with the City’s General Plan land use
designation. Pursuant to Section 17.250.030 of the Culver City Municipal Code (CCMC), development
and use of property within the Open Space Zoning District requires the adoption of a Comprehensive
Plan. The Comprehensive Plan ensures that the operation of the AmVets facility is compatible with the
surrounding neighborhood and the adjacent uses through management of on-site events and activi-
ties. The Comprehensive Plan establishes a set of regulations, requirements, and procedures that
preclude any degradation in safety, security, and quality of life for residential properties adjacent to
the property.
.
Project Summary
For over sixty years, historic Am Vets Post II has served American veterans and the citizens of California.
Headquartered in the Am Vets Post II building, located at 10858 Culver Boulevard, since the mid-1960s,
Am Vets Post II took over the administration of the landmark structure in the following years. The
two-story building is located on City owned property through a long-term lease agreement.
The Comprehensive Plan for Am Vets will allow for the continued use of the facility for meetings,
events, and offices related to veterans affairs.
The Comprehensive Plan will make it a conforming use to ensure that the facility operates with consid-
eration of surrounding residential uses now and in the future. It will also formalize the use of the
building as an events space, permitting various special events and requiring coordination of these
events with surrounding uses, including The Wende Museum and Veteran’s Park and Auditorium.
Signs
Sign Review
All new signs shall require a sign permit processed through the Planning Division. Temporary signs
shall be allowed subject to the standards identified in Section 17.330 of the CCMC.
Uses
Allowed Uses and Permit Requirements
The Comprehensive Plan allows for the use of the AmVets Post II property as an events center and
cultural institution facility. Ancillary uses related to the operation of the facility, including offices,
meeting rooms and a small kitchen facility for on-site catering are also permitted, subject to CCMC
requirements for ancillary uses. The Director may require additional parking or specific operating
conditions to reduce potential impacts on park resources and adjacent residential uses as part of any
approval for ancillary uses on-site.
Allowed Special Events and Temporary Events
As a cultural institution serving local veterans, it is anticipated that special events related to the Am
Vets Post II operations will occur as a regular component of the facility’s service. These events are
considered part of the operation of the facility and are permitted without the requirement of a Special
Event Permit. However, should issues arise from operation of the facility that result in detrimental
impacts on the surrounding neighborhood, the City shall have the authority to require the applicant to
apply for Special Event Permits, pursuant to Section 17.520 of the CCMC, on a case-by-case basis.
V1
ATTACHMENT 4
73HISTORIC AMERICAN VETERANS POST II
CULVER CITY, CALIFORNIA
EXISTING AmVET BUILDING
V2
ATTACHMENT 4
74HISTORIC AMERICAN VETERANS POST II
CULVER CITY, CALIFORNIA
AmVET SITE PLAN
CULVER BLVD.
ARMORY | THE WENDE MUSEUM
AmVET
COOMBS AVE.
PARKING
ALLEY
V3
ATTACHMENT 4
75 CULVER CITY, CALIFORNIA
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ADMINISTRATION
Relationship to Other Regulations
This Comprehensive Plan provides policies, standards and regulations guiding the development and
use of the subject property. Specific topics not otherwise addressed or provided in this Comprehen-
sive Plan shall be governed by the Culver City Municipal Code. No provision of this Comprehensive
Plan is intended to repeal, abrogate, annul, impair, or interfere with any existing ordinance, resolu-
tions, or policy except: a) as specifically repealed by the adoptions of this Comprehensive Plan; or b)
where this Comprehensive Plan’s provisions are more precise or restrictive than the existing Municipal
Code. Where provisions of this Comprehensive Plan impose more restrictive regulations than required
by any other ordinance, resolution or policy, the provisions of this Comprehensive Plan shall govern.
Amendments
Modifications to the Comprehensive Plan shall be pursuant to the Culver City Zoning Code, Section
17.560.025 – Comprehensive Plan Modifications, Major and Minor or as amended.
36
ATTACHMENT 4
76 City of Culver City, California
Planning Commission Agenda Item Report
Page 1 of 11
RECOMMENDATION:
That the Planning Commission:
1. Adopt Resolution No.’s 2014-P002 (Wende Museum); 2014-P003 (Am
Vets Facility); and 2014-P004 (Zoning Code Map Amendment)
Recommending Approval to the City Council of Zoning Code Map
Amendment, ZCMA P-2014018, and Comprehensive Plan, CP P-
2013176, (Attachment Nos. 1A, 1B, and 1C).
PROCEDURES:
1. Chair calls on staff for a staff report and Commission poses questions to
staff as desired.
2. Chair opens the public hearing, providing the applicant the first opportunity
to speak, followed by the general public.
3. Chair seeks a motion to close the public hearing after all testimony has
been presented.
4. Commission discusses the matter and arrives at its decision.
Meeting Date: February 26, 2014 Item Number: PH-1
AGENDA ITEM: Zoning Code Map Amendment (ZCMA P-2014018) to rezone the
project site from the Commercial Neighborhood (CN) zone to the Open Space
(OS) zone, in conformance with the General Plan Land Use designation; and a
Comprehensive Plan (CP P-2013176) to allow the conversion of the existing
Armory building into the Wende Museum, and to allow the continued use of the
Am Vets Post 2 facility located at 10808 Culver Boulevard and 10858 Culver
Boulevard, respectively.
Contact Person/Dept.: Joshua Williams,
Associate Planner
Phone Number: (310) 253-5706
Public Hearing: [X] Action Item: [] Attachments: [X]
Public Notification: On February 6, 2014, a notice was mailed to all the property
owners and occupants within a 500 foot radius of the site and emailed to the Master
Notification List. The notice was also published in the Culver City News on February
6, 2014.
Planning Approval:
Thomas Gorham, Planning Manager
Department Approval:
Sol Blumenfeld,
Community Development Director
ATTACHMENT 5
77 City of Culver City, California
Planning Commission Agenda Item Report
Page 2 of 11
BACKGROUND:
Request
The proposed request is to change the zoning on the project site from
Commercial Neighborhood (CN) to Open Space (OS) through a Zoning Code
Map Amendment (ZCMA); and a Comprehensive Plan (CP) for the adaptive
reuse of the former National Guard Armory building, located at 10808 Culver
Boulevard, for use by The Wende Museum and Archive of the Cold War. The
Comprehensive Plan will also allow for the continued use of the Historic
American Veterans Post 2 (“Am Vets”) building at 10858 Culver Boulevard as
a meeting and event facility for veterans. The project site is located on the
south side of Culver Boulevard, west of Veterans Park, stretching the length
of Culver Boulevard between Coombs Avenue and Elenda Street (See
Attachment No. 2 – Project Location Map).
Existing Conditions
The project site comprising approximately 1.55 acres is presently occupied by
several structures and uses including the National Guard Armory Building and
the Am Vets facility. The surrounding area is characterized by single family
residential uses to the south, behind the property, separated by an alley;
single family residential use in the Studio Estates development to the north,
across Culver Boulevard; and park and recreational uses associated with
Veterans Park, located to the east. Abutting the site to the north is a large
parking area which provides shared parking for all uses on the site, including
the park facilities to the east.
The project site is located within the Commercial Neighborhood (CN) Zone.
The General Plan land use designation is Open Space.
Project Description
The project involves several components, including the rezoning of the site to
be in conformance with the City’s General Plan and the adoption of a
Comprehensive Plan for the Wende Museum project and the Am Vets facility.
The rezoning of the site will change the zoning on the 1.55 acre parcel from
Commercial Neighborhood (CN) to Open Space (OS), which will be
consistent with the Open Space General Plan designation for the property.
Pursuant to 17.250.030 A of the Zoning Code, the purpose of the OS Zone
designation is to:
ATTACHMENT 5
78 City of Culver City, California
Planning Commission Agenda Item Report
Page 3 of 11
“Regulate, protect, and preserve publicly accessible land that is well
suited for active recreation, amusement, relaxation, and/or scenic
viewing”; and
“To ensure that development of new parks or other open space, as
well as major modifications to existing resources, are compatible with
surrounding neighborhoods through the adoption of a Comprehensive
Plan showing proper orientation, desirable design characteristics and
programming, and compatibility of uses.”
The Comprehensive Plan is consistent with these goals as it provides for the
repurposing of the former Armory as a museum serving the public, and the
on-going use of a public facility serving veterans of wars.
More specifically, the Armory will house the Wende Museum and Archive of
the Cold War, which is currently located at 5741 Buckingham Parkway in
Culver City; and the adjacent Am Vets Post 2 facility, which will be
established as a permitted use for veteran social gatherings and offices.
The Plan will establish guidelines for operation of the facilities so as to limit
impacts on adjacent neighboring residences and park facilities. As proposed,
the museum will be open to the public Thursday to Saturday, 10 AM to 6 PM,
and Sundays, between 11 AM and 6 PM. Museum staff will be at the museum
during the normal work week conducting research, and maintaining and
cataloguing the collection. The Am Vets Center will operate from Monday to
Saturday, 8AM to 11 PM, and Sundays, 8 AM to 9 PM.
Wende Museum and Am Vets
The project will involve the adaptive reuse of the 12,596 square foot Armory
building to house the museum’s large collection of Cold War era memorabilia
and artifacts. The museum will seek to connect the experience of the Cold
War to contemporary life through creation of a facility that provides better
access for scholars, students, journalists, partner organizations and the
general public. Interior improvements include the overhaul of existing space,
which is presently divided into space for offices, storage, and a gym. Interior
improvements will include the creation of a new exhibition space, temperature
controlled storage vaults, and offices for staff. Approximately 1,427 square
feet of new floor area will be created for mezzanine storage areas inside the
building and a new delivery and processing area to the rear of the building.
Exterior improvements to the building include the use of smooth stucco and
sandblasted concrete as part of the building’s new façade, and brushed
stainless steel fasciae around the building.
ATTACHMENT 5
79 City of Culver City, California
Planning Commission Agenda Item Report
Page 4 of 11
To the west of the museum, a previously a paved surface parking area will be
redesigned as a new sculpture garden that will utilize both hardscape and
softscape elements. The sculpture garden will house large segments of the
Berlin Wall, which will be on permanent display at the facility. The garden will
primarily be a quiet area for reflection, but can also serve as a location for
outdoor lectures.
In addition to the Wende Museum, the Comprehensive Plan document
includes a section specific to the historic American Veterans Post 2 (“Am
Vets”) facility. The Comprehensive Plan for Am Vets will allow for the
continued use of the facility for meetings, events, and offices related to
veterans affairs. The Am Vets facility has operated on the site since the mid-
1960s; however the Comprehensive Plan will make it a conforming use to
ensure that the facility operates with consideration of surrounding residential
uses now and in the future. The Comprehensive Plan is designed to formalize
the use of the building on the site, including limiting special events to those
related to Am Vets operations. Events that are not related to serving veterans
such as rental of the facility to outside vendors would require a special event
permit and may be limited to 12 events per year, subject to administrative
review.
Visitor parking for the Wende Museum and the Am Vets facility will be
provided in the shared parking area in front of the project site. The museum
will provide seven dedicated spaces for employees located to the rear of the
project, accessible off the adjacent alley.
ANALYSIS:
A Comprehensive Plan is required for the Project pursuant to Zoning Code
Section 17.250.030, Open Space (OS) District Requirements. The proposed
Zoning Code Map Amendment will re-zone the project site from Commercial
Neighborhood (CN) to Open Space (OS) (see Attachment No. 1, Exhibit A), in
conformance with the General Plan’s Open Space Land Use designation.
The proposed Comprehensive Plan includes the development standards and
allowed land uses for the Wende Museum and Am Vets facility. The intent of
a Comprehensive Plan is to ensure that development of new parks or other
open space, as well as major modifications to existing resources, is
compatible with surrounding neighborhoods through the adoption of a
Comprehensive Plan showing proper orientation, desirable design
characteristics and programming, and compatibility of uses. The
Comprehensive Plan also establishes a set of regulations, requirements, and
procedures that preclude any degradation in safety, security, and quality of
life for residential properties adjacent to any OS Zoned parcels. A hearing by
the Parks, Recreation and Community Services Commission is also required
pursuant to Section 17.250.030 B 5 and D 1.
ATTACHMENT 5
80 City of Culver City, California
Planning Commission Agenda Item Report
Page 5 of 11
Comprehensive Plan – The Wende Museum
The Wende Museum project has been designed to conform to all applicable
Zoning Code provisions of the Comprehensive Plan. The Comprehensive
Plan document (see Attachment No. 3) includes all the relevant land use and
development standards for the Project including parking, signage and
permitted uses; as well as the site plan, floor plans, building elevations and
renderings, building materials and colors, landscaping, infrastructure, and
sustainability provisions.
1. Development Standards: The project consists of the adaptive reuse of
the existing Armory building into the Wende Museum. The project will also
result in the addition of approximately 1,427 square feet of floor area,
including a 477 square foot addition for a new receiving area on the
southwest exterior of the building; and 950 square feet of new mezzanine
floor area, located in the building’s interior. No changes are proposed to
the building’s height, setbacks or massing.
a. Parking. A Parking Utilization Study prepared for the Wende Museum
Project by Civic Enterprise Associates, LLC (see Attachment No. 4),
identified that 17 parking spaces will be required for the Wende
Museum use, including seven (7) dedicated spaces located on the
project site and 10 spaces located within the shared parking lot
abutting the project site to the north. The Study looked at existing
parking spaces in surrounding parking lots at Veterans Memorial
Building and Veterans Park which are currently shared by all park
uses, including the Am Vets building, the Scout House, the Teen
Center, Swimming Pool, and parking for City employees. The Study
identified 305 parking spaces in off-street lots and 100 on-street
parking spaces located on Overland Avenue, Barman Avenue and
Coombs Avenue. During the study period, parking usage at the lot
adjacent to the Armory/Wende project site, a minimum of 18 vacant
parking spaces during the busiest hour were available. During the
museum’s proposed hours of operation on Saturday and Sunday,
there were more than 50 vacant parking spaces in the parking area
over a 9 hour period. In all lots the study identified that there were 122
vacant parking spaces among all lots, which is more than sufficient to
accommodate parking demand for Wende Museum patrons. The study
concluded that even during peak occupancy periods, there is sufficient
capacity to accommodate demand from all existing sources including
the Am Vets facility, and there is sufficient underutilized parking
capacity to accommodate additional demand from Wende Museum
patrons.
ATTACHMENT 5
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b. Signs. The Comprehensive Plan identifies permitted sign areas on the
building façade and around the property’s perimeter. Stand-alone
monument signs for the museum will be located at the entry to the
parking lot on Culver Boulevard and at the southwest corner of Culver
Boulevard and Coombs Avenue. The monument signs will be
approximately 11 feet 6 inches in height and 9 feet wide. A third
monument sign comprised of free standing letters spelling out “The
Wende Museum” will be located on the project site, near the primary
entrance to the museum building. Two permanent wall signs will be
affixed to the exterior of the building, one facing the parking lot and
one located above the primary entry to the museum.
In addition to the permanent signs, the project will include dedicated
space for two temporary signs. The temporary sign locations will be on
the north facing wall of the museum facing the parking lot and Culver
Boulevard. The temporary wall signs are designated for use as
advertisement of exhibitions, collections and events at the museum.
The signs’ content will change in concert with the opening and closing
of exhibits, or as needed for special events related to the operation of
the museum.
2. General Land Use Provisions: The Comprehensive Plan identifies
“museum” and “cultural institution facility” as permitted uses at the project
site. Ancillary or “accessory uses” such as a small café or gift shop that
are subservient to the primary museum use are also permitted subject to
Culver City Municipal Code (CCMC) limitations, which may require
additional parking if the size of the accessory use exceeds more than 20
percent of the gross floor area of the primary use.
a. Special Events and Temporary Events: It is anticipated that the
museum will have special events related to the ongoing operation of
the facility, including but not limited to exhibition openings, fundraisers,
and lectures. These events are not limited in terms of the number of
events held annually, and may be held without requirement of a
special event permit. Events that are not part of the museums normal
operation, including but not limited to private parties, weddings, and
banquets shall require a special event permit from the City. These
special events may be limited to a total of 12 events annually, pursuant
to Section 17.520 of the CCMC.
3. Architectural Design: While the general shape and structural elements
of the existing Armory building will remain, the Applicant is proposing
changes to the exterior appearance of the building through the use of new
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82 City of Culver City, California
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materials and paint. The building’s exterior remodel will incorporate
exposed concrete, smooth trowel stucco at the new receiving area, and
brushed stainless steel elements. The exterior will be highlighted with
white paint and red accents, evoking the Wende Museum logo colors.
Additional materials will include natural accent stone around the property.
Windows around the facility are proposed to be composed of frosted
glass.
4. Public Art: The Wende Museum is proposing to install several panels of
the original Berlin Wall onto the project site, including in areas viewable by
the public during all hours. Several panels are proposed to be erected
within the new Sculptural Garden as centerpieces surrounded by the new
landscaping and hardscape elements. The project will also place two wall
panels on the exterior of the Museum walls – one at the entry to the
parking lot off of Culver Boulevard, across from the Wende Museum
monument sign. A second panel will be placed near the building’s primary
entrance off of Coombs Avenue in a small landscaped area.
Traffic and Circulation
A traffic analysis for the project, dated January 30, 2013, and prepared by
The Rifkin Transportation Planning Group was reviewed and accepted by the
City’s Traffic Engineer (see Attachment No. 5). The traffic analysis indicated
that the relatively small amount of traffic generated by the project would not
result in any significant impacts on surrounding arterial or residential streets.
The analysis determined that the museum’s relocation to the Armory Building
will generate 10,000 annual visitors to the new museum site, versus 1,000
annual visitors at its current location at 5741 Buckingham Parkway. Using the
most conservative estimates for trip generation, the analysis determined that
the use would generate 7 vehicle trips in the AM and PM peak hours and 15
vehicle trips per hour on weekends. The number of trips generated would be
significantly below the 50 vehicle trips per hour required by the City to
necessitate a detailed traffic study.
Access to the parking lot abutting the project site will be provided through
three driveways, two off of Culver Boulevard and one off of Coombs Avenue.
The driveway off of Culver Boulevard closest to Elenda Street is a one way
entrance only access point. The second driveway off of Culver Boulevard is a
two way (egress and ingress) driveway, which is accessible via a dedicated
right turn pocket off of Culver Boulevard for vehicles travelling east and a
dedicated left turn pocket for vehicles travelling west. The Coombs Avenue
driveway also allows for ingress and egress to the site. To the rear of the
property is a 20 foot wide alley, parallel to Culver Boulevard and connecting
ATTACHMENT 5
83 City of Culver City, California
Planning Commission Agenda Item Report
Page 8 of 11
Elenda Street and Coombs Avenue. The alley will provide access to the site
for delivery vehicles and to the employee parking area.
Community Outreach
Beginning in 2010 and continuing through 2013, the Wende Museum has
made outreach to residents, City Council, City Commissions and various
community groups about the proposed adaptive re-use of the Armory
Building. In February 2012, the museum distributed information cards to
neighbors in the Veterans Park neighborhood to solicit feedback on the
proposed plans and architectural renderings. A “Wine & Cheese” event was
held at the current Wende Museum location later that February to obtain
feedback from neighbors. In July of 2012, Museum staff conducted a door-to-
door meet and greet with neighbors living on Wagner Avenue (the street to
the south of the project site). In August 2013, a mailing was sent to neighbors
in the Veterans Park neighborhood that included information about the
museum proposal. The letter also provided a hotline to answer neighbor
questions and concerns. The Museum maintains open house hours at its
current location to answer questions from neighbors of the project site.
As part of the City’s notification for the Planning Commission hearing, one
comment was received. A resident requested information about the potential
preservation of the mural on the north facing wall of the Armory. Planning
Staff spoke with the Cultural Affairs department about the requirements for
preservation of the mural. Per Christine Byers of Cultural Affairs, the mural is
not a part of the City’s Art in Public Places. It was created as part of a Sony
Pictures employee community project. As part of the building’s façade
improvements, the Wende Museum will be photo-documenting the remnants
of the 1990s mural so that it will be permanently recorded and will be made
available on the web site and with the Culver City Historical Society.
Comprehensive Plan – The Historic American Veterans Post 2
The Historic American Veterans Post 2 (“Am Vets”) facility has operated on
the subject site since the mid-1960s, serving veterans and their families and
hosting events for veterans groups around the region. The Comprehensive
Plan document (see Attachment No. 3) identifies the Am Vets facility as a
permitted use on the subject property and establishes guidelines for the
continued use of the facility for events.
1. General Land Use Provisions: The Comprehensive Plan identifies the
“events center” and “cultural institution facility” as permitted uses at the
project site. Ancillary or “accessory uses” related to the operation of the
Am Vets facility, including offices, meeting rooms and a small kitchen
facility for on-site catering are also permitted subject to Culver City
ATTACHMENT 5
84 City of Culver City, California
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Page 9 of 11
Municipal Code (CCMC) limitations, which may require additional parking
if the size of the accessory use exceeds more than 20 percent of the
gross floor area of the primary use.
a. Special Events and Temporary Events: As a cultural institution
serving local veterans, the Am Vets facility regularly host events for
veterans in the community and the region including an annual
Christmas Party, an annual Super Bowl Party, and Officers Installation
Dinner. These types of events are considered part of the operation of
the facility and are permitted without the requirement to attain a special
event permit. Events that are not part of the facility’s normal operation,
including but not limited to private parties, weddings, and banquets
shall require a special event permit from the City. These special events
may be limited to a total of 12 events annually, pursuant to Section
17.520 of the CCMC.
CONCLUSION:
The Wende Museum is an important cultural facility that at this new location
will allow its significant resources to be more readily available to the public
and further enhance the City’s identity as a destination for cultural and arts
facilities and resources. Staff has worked closely with the applicant on the
development of the Comprehensive Plan document in order to ensure that
the use will be compatible with surrounding residential uses and will
complement existing cultural and recreational resources in the vicinity. The
Project will repurpose an obsolete building for public use and will not create
impacts related to parking or traffic pursuant to the Project’s traffic and
circulation analysis.
a. The parking study concluded that even during peak occupancy
periods, there is sufficient capacity to accommodate demand
from all existing sources including the Am Vets facility, and
there is sufficient underutilized parking capacity to
accommodate additional demand from Wende Museum
patrons.
b. The traffic analysis determined that vehicle trips during AM and
PM peak hours will be significantly less than the threshold
required by the City to necessitate a full traffic study. The
project will not result in significant impacts to the surrounding
street system.
Further, the adjacent Am Vets property will become a legal conforming use
under the Comprehensive Plan, compatible with the Wende Museum and
other uses in the Open Space zone.
ATTACHMENT 5
85 City of Culver City, California
Planning Commission Agenda Item Report
Page 10 of 11
Based on the analysis contained herein staff believes the findings for a
Comprehensive Plan and Zoning Code Map Amendment can be made as
outlined in proposed Resolution Nos. 2014-P002; 2014-P003; and 2014-P004
(Attachment Nos. 1A, 1B, and 1C) and recommends project approval.
ENVIRONMENTAL DETERMINATION:
Pursuant to Section 21166 of the Public Resources Code and Section 15162
and 15168 of the California Environmental Quality Act (CEQA) Guidelines,
the proposed Zoning Code Map Amendment (ZCMA) requested as part of the
Comprehensive Plan is within the scope of the Culver City General Plan
Update Program EIR approved on September 24, 1996 (PEIR 1) and the
Culver City Redevelopment Plan Amendment and Merger Program
Subsequent EIR approved on November 16, 1998 (PEIR 2). The
circumstances under which the PEIR 1, and PEIR 2 were prepared have not
significantly changed and no new significant information has been found that
would impact either the PEIR 1, and PEIR 2; therefore, no new environmental
analysis is required at this time related to rezoning of the property. Further,
upon initial review of the proposed project, staff has determined that there are
no potentially significant impacts on the environment and pursuant to Section
15301, Class 31; Existing Facilities of the CEQA guidelines, the proposed
Comprehensive Plan portion of the project is Categorically Exempt as it will
result in negligible expansion of use.
ALTERNATIVE OPTIONS:
The following alternative actions may be considered by the Planning
Commission:
1. Approve the application with the recommended conditions of approval
if the application is deemed to meet the required findings.
2. Approve the application with additional or different conditions of
approval, if deemed necessary to meet the required findings and
mitigate any new project impacts identified at the meeting.
3. Disapprove the application if it does not meet the required findings.
ATTACHMENT 5
86 City of Culver City, California
Planning Commission Agenda Item Report
Page 11 of 11
ATTACHMENTS:
1.
A. Draft Resolution No. 2014-P0002 (Wende Museum) and Exhibit A,
Conditions of Approval.
B. Draft Resolution No. 2014-P003 (Am Vets Facility)
C. Draft Resolution No. 2014-P004 (Zoning Map Change) and Exhibit
A – Zone Change Map
2. Project Location Map
3. Comprehensive Plan Document dated February 5, 2014
4. Parking Utilization Study prepared for the Wende Museum Project by
Civic Enterprise Associates, LLC dated March 15, 2013.
5. Wende Museum - Initial Traffic Analysis for the project, prepared by The
Rifkin Transportation Planning Group, dated January 30, 2013.
ATTACHMENT 5
87
Civic Enterprise Associates LLC
400 MT. WASHINGTON DRIVE , LOS ANGELES, CA 90065 • 213 403.0170
• FAX 213 403.0172 • WWW.CIVICENTERPRISE.COM
MEMORANDUM
To: Sol Blumenfeld, City Manager
From: Civic Enterprise Associates LLC
Date: March 15, 2013
Re: Wende Museum Parking Utilization Study
A. SUMMARY
The Wende Museum engaged Civic Enterprise Associates LLC (CE) to complete
a parking study for the proposed museum location at the former armory at 10808
Culver Boulevard. The study’s purpose is to determine whether the existing
supply of parking in off-street public lots near the Armory can accommodate the
Wende Musuem’s projected parking demand.
First, we determined the supply of parking in the off-street municipal parking lots
at Veterans Memorial Building and Veterans Park. There are 305 marked
spaces in these lots. We also determined the supply of on-street parking on
streets bordering the park. On weekdays, there are 100 parking spaces on
Overland Avenue, Barman Avenue and Coombs Avenue. On weekends,
because parking on the west side of Coombs is restricted, there are 84 on-street
spaces available.
Peak parking demand for the proposed museum is projected to be 17 vehicles|1010|,
10 for visitors and 7 for museum staff. The Wende Museum plans to provide
employee parking adjacent to the alley that runs along the south side of the
armory. Thus, the parking supply in the off-street lots must accommodate 10
vehicles for museum patrons.
We determined the existing demand for parking by conducting an occupancy
study during periods when the Wende Museum plans to be open to the public.
The occupancy study involved counting vehicles actually parked in each parking
lot. Because the museum will be open to the public from noon to 6pm, the survey
was conducted from 11am to 7pm on a Thursday, Saturday and Sunday. The
survey was conducted on weekends because that is when usage of the park can
be presumed to be highest.
|1010| According to a January 30, 2013 Traffic Analysis Letter by Allyn D. Rifkin, PE
ATTACHMENT 6
88March 15, 2013
Page 2 of 10
During the hour of existing peak parking demand for the surveyed public parking
lots—Sunday between 11am and noon—there were 62 vacant parking spaces,
although this time does not coincide with the museum’s planned operating hours.
The peak demand during planned museum hours occurred on Saturday between
1pm and 3pm, when 122 parking spaces were vacant.
Thus, existing public parking lots near the Armory can accommodate the
Wende Museum’s peak projected parking demand of 10 spaces.
B. PARKING INVENTORY
As part of this study, Civic Enterprise inventoried off-street and on-street parking
near the Wende Museum site that is available for public parking during the
museum’s proposed operating hours. This includes off-street public lots at
Veterans Park and the Veterans Memorial Building, and on-street parking on
streets bordering Veterans Park (Overland Avenue, Barman Avenue and
Coombs Avenue).|1010|
The parking inventory was determined through field observations by Civic
Enterprise staff. For parking lots, the inventory counts striped parking spaces.
One space in Lot 3 is occupied by a recycling bin, and was not included. For on-
street parking, the inventory counts marked parking spaces on Overland Avenue,
the north side of Barman Avenue, and the east side of Coombs Avenue. Parking
spaces are not marked adjacent to residences on the south side of Barman
Avenue and the west side of Coombs Avenue. On these block faces, surveyors
made an educated assumption based on the length of a typical parking space
(20-24 feet) and observed utilization.
The results of the parking inventory are shown in Table 1 and Figure 1. There
are 305 parking spaces in off-street lots; on weekdays, some spaces in Lot 5
are reserved for Culver City employees.
Parking Inventory
Parking Lots Spaces Adjacent Uses
Lot 1 62 Paddle tennis courts; AmVets; Scout House; Community Garden
Lot 2 58 Armory/Proposed Museum
Lot 3 63 Veterans Park Playground and Tennis Courts
Lot 4 44 Veterans Memorial Building
Lot 5 51 Some employee parking; Veterans Memorial Building and
Veterans Park
Lot 6 27 Teen Center; Swimming Pool
|1010| There is no on-street parking on Culver Boulevard between Overland Avenue and Elenda
Street.
ATTACHMENT 6
89March 15, 2013
Page 3 of 10
Total 305
The parking inventory does not include parking at the Culver City Senior Center
or the Mamie Clayton Library and Museum.
Some on-street parking is also used by users of the Veterans Memorial Building
and other facilities at Veterans Park. On weekdays, there are 100 parking spaces
on Overland Avenue, Barman Avenue and Coombs Avenue. On weekends, there
are 86 spaces, because parking is prohibited on the west side of Coombs
Avenue adjacent to residences.
Except for thirteen (13) spaces on Overland Avenue with parking meters that
operate until 6 pm on weekdays, all of the inventoried off-street and on-street
parking is free.
C. CURRENT PARKING DEMAND
1. FACILITIES SERVED BY PARKING
The inventoried parking primarily serves the public facilities located at the
Veterans Memorial Building Auditorium and Veterans Park, including the
auditorium and various meeting rooms, the teen center, swimming pool, tennis
ATTACHMENT 6
90March 15, 2013
Page 4 of 10
courts, paddle tennis courts, basketball courts, baseball fields, playground, picnic
area and community garden.
The parking lots, particularly Lots 1 and 2, also serve the AmVets post and Scout
House. Based on our observations, the parking lots appear to be used as
informal staging/waiting areas for a small number of taxicabs, AAA road service
vehicles, etc.
The AmVets post is currently subleased to the United States Veterans Artists
Alliance (USVAA). According to its Executive Director, the USVAA hosts gallery
shows, live performances, classes and special events at the AmVets facility.
Special events are generally held in the evening after the Wende Museum’s
proposed operating hours, or on weekends during the Wende Museum’s
proposed hours. The AmVets building hosted a full-capacity special event on
Saturday, 2/23 between 1 p.m. and 4 p.m., the second day of the parking
occupancy survey, and our data thus reflect peak demand from the USVAA
during this period.
On-street parking also serves residences on Barman Avenue and Coombs
Avenue; the Westside Unity Church on Barman; and businesses (including Café
Laurent) on Overland Avenue.
2. PARKING OCCUPANCY SURVEY
a. Methodology
Civic Enterprise conducted parking occupancy surveys using trained data
collection workers on the following dates and times:
• Thursday, February 21, 11 am to 7 pm
• Saturday, February 23, 11 am to 7 pm
• Sunday, February 24, 2013, 11 am to 7 pm
Every hour, the number of cars parked in each off-street parking lot was
counted. We then determined the percentage of parking spaces that are
occupied—the occupancy rate—and the number of vacant parking spaces.
The survey dates were selected to reflect parking demand on a typical weekday
and a typical weekend. During the surveys, the weather was sunny or partly
cloudy, with high daily high temperatures between 60°-65°F.
At various times during the occupancy survey, there were events at most
facilities, including an event in the Veterans Memorial Building, the
aforementioned event at the AmVets building, a large birthday party in the picnic
area, softball games, swim team practice, etc.
b. Results
ATTACHMENT 6
91March 15, 2013
Page 5 of 10
This section presents the results of the parking occupancy survey. At no time
were the surveyed parking lots fully occupied.
For off-street parking lots, occupancy rates of 90-95% are generally considered
acceptable. Occupancy levels can be higher in lots because it is easier to see
vacant parking spaces (particularly in smaller lots such as those included in this
study). Also, vehicles do not obstruct moving traffic while entering and exiting
parking spaces, or if minor queuing occurs.
Figure 2 shows the overall parking utilization rates during the occupancy survey
periods.|1010| On Thursday, overall occupancy levels never exceeded 57%. On
Saturday, overall occupancy levels never exceeded 60%. On Sunday, occupancy
levels reached 80% between 11am and noon (before the Wende Museum’s
planned hours of operation), but ranged between 20% and 40% during the
museum’s proposed hours of operation.
Occupancy levels in each parking area were observed to correlate closely to
activity in the closest facilities. For example, Lot 1 was used most heavily during
an event at the AmVets facility. Lots 3-5 were used most heavily during an event
in the Veterans Auditorium. Lot 6 was used most heavily while the swimming
pool and/or teen center were open. On-street parking on Barman and Coombs
was used most heavily when softball fields and basketball courts were being
used.
|1010| For purposes of determining utilization and available capacity, we surveyed the occupancy
of off-street parking lots. This report does not rely on available on-street parking capacity to
conclude that excess parking capacity exists in the vicinity of the Armory.
ATTACHMENT 6
92March 15, 2013
Page 6 of 10
Figures 3-5 show the parking utilization rates on each survey day, broken out by
Lot 2 (adjacent to the Armory) and other off-street lots.
On Thursday, overall occupancy never exceeded 57%. In Lot 2, occupancy
never exceeded 70%. On the survey day, this parking lot was used as a staging
location for a nearby film shoot and was occupied by by dressing rooms,
craft/catering tables, and vehicles belonging to workers on the shoot. Thus, this
occupancy level does not appear to reflect typical parking demand from nearby
uses.
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
11a Noon 1p 2p 3p 4p 5p 6p
Figure 2: Overall Percentage of
Parking Spaces Occupied
Thursday, Total
Saturday, Total
Sunday, Total
ATTACHMENT 6
93March 15, 2013
Page 7 of 10
On Saturday, overall occupancy levels ranged from a high of 60% (between 1 pm
and 3 pm) to a low of 7% (after 6 pm). The highest occupancy level in Lot 2 was
38% (between 2pm and 3pm) and was observed to correlate to an event at the
AmVets facility.
On Sunday, the highest overall occupancy level of 80% was observed between
11am and noon (before the Wende Museum’s proposed hours of operation), and
was observed to correlate to an event in the Veterans Memorial Building.
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
11a Noon 1p 2p 3p 4p 5p 6p
Figure 3: Thursday, Percentage of
Parking Spaces Occupied
Overall
Lot 2 (Armory)
Other Parking Lots
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
11a Noon 1p 2p 3p 4p 5p 6p
Figure 4: Saturday, Percentage of
Parking Spaces Occupied
Overall
Lot 2 (Armory)
Other Parking Lots
ATTACHMENT 6
94March 15, 2013
Page 8 of 10
Between noon and 6pm (the Wende Museum’s proposed hours of operation), the
overall occupancy level never exceeded 40% Between noon and 6pm, the
occupancy level in Lot 2 never exceeded 26%, and was generally less than 10%.
D. ABILITY OF PARKING SUPPLY TO ACCOMMODATE PROJECTED DEMAND
Peak parking demand for the proposed museum is projected to be 17 vehicles,
10 for visitors and 7 for museum staff.|1010| The Wende Museum plans to provide
employee parking adjacent to the alley that runs along the south side of the
armory facility. Thus, the issue is whether the existing parking inventory can
accommodate 10 vehicles for museum patrons.
Focusing only on Lot 2, adjacent to the Armory, there were at least 18 vacant
parking spaces during the busiest hour. As discussed above, that demand
related to filming at a nearby residence and not usage of facilities on or near the
Armory. During the museum’s proposed 12 hours of operation on Saturday and
Sunday, there were more than 50 vacant parking spaces in Lot 2 for 9 hours.
Figures 6-8 show the number of vacant parking spaces on each of the survey
days. The line that runs across each chart illustrates the projected peak parking
demand from Wende Museum patrons. During the busiest hour when the Wende
Museum will be open, there were 122 vacant parking spaces, which is more than
sufficient to accommodate parking demand from the Wende Museum.
|1010| Allyn D. Rikfin, Wende Museum – Revised Initial Traffic Analysis (January 24, 2013).
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
11a Noon 1p 2p 3p 4p 5p 6p
Figure 5: Sunday, Percentage of
Parking Spaces Occupied
Overall
Lot 2 (Armory)
Other Parking Lots
ATTACHMENT 6
95March 15, 2013
Page 9 of 10
|10 10|50
100
150
200
250
300
11a Noon 1p 2p 3p 4p 5p 6p
Figure 6: Vacant Parking Spaces
Thursday
Other Lots Lot 2|10 10|50
100
150
200
250
300
11a Noon 1p 2p 3p 4p 5p 6p
Figure 7: Vacant Parking Spaces
Saturday Other Lots Lot 2
Wende Museum Patron Demand (10
spaces)
ATTACHMENT 6
96March 15, 2013
Page 10 of 10
E. CONCLUSION
We conclude that even during peak occupancy periods, there is sufficient
capacity to accommodate demand from all existing sources including the AmVets
facility, and there is sufficient underutilized parking capacity to accommodate
additional demand from Wende Museum patrons. |10 10|50
100
150
200
250
300
11a Noon 1p 2p 3p 4p 5p 6p
Figure 8: Vacant Parking Spaces
Sunday
Other Lots Lot 2
Wende Museum Patron Demand (10
spaces)
ATTACHMENT 6
97
- 1 -
Allyn D. Rifkin, PE
RTPG – the Rifkin Transportation Planning Group
Los Feliz Towers E-mail allynrifkin@gmail.com
4455 Los Feliz Boulevard Suite 1403 Telephone and fax -- (323) 664-2805
Los Angeles, CA 90027 Mobile phone – (323) 697-1594
January 30, 2013
Mr. Sol Blumenfeld
Community Development Director
Culver City
9770 Culver Boulevard
Culver City, CA 90232
Wende Museum – Revised Initial Traffic Analysis
Dear Mr. Blumenfeld,
This letter includes revisions requested by Barry Kurtz of your staff.
At the request of the Museum’s Executive Director, Justinian Jampol, I have completed an initial
assessment of the potential traffic impacts of the proposed museum to be located in the now
vacant armory building on the south side of Culver Boulevard, one block west of Overland
Avenue, adjacent to the Veteran Memorial Park in Culver City. The existing building is
approximately 12,000 square feet. The proposed museum will also be approximately 12,000
square feet. Attachment 1 is an aerial map showing the proposed location.
The conclusion of my analysis is that the traffic information provided indicates that the relatively
small amount of traffic expected to be generated by the Wende Museum will not have an impact
on the adjacent arterial system or neighborhood streets.
DISCUSSION
In my analysis, I have reviewed the following in the context of Culver City development
standards:
1. Trip generation of the proposed museum
2. Parking needs for the proposed museum
3. Level of service analysis of the nearest signalized intersection of Culver Boulevard
and Overland Avenue
1. TRIP GENERATION
The Institute of Transportation Engineers (ITE) Trip Generation Manual, 9
th
Edition,
includes one survey of a Museum (see ITE Land Use #580). The survey contains
summary data on both a “trips per 1,000 square foot” as well as a “trips per employee”
ATTACHMENT 7
98Wende Museum Traffic Analysis January 30, 2013
- 2 -
summary data on both a “trips per 1,000 square foot” as well as a “trips per employee”
basis. Utilizing the “trips per employee” metric yields a higher (i.e. more conservative)
estimate. According to that data source, the museum would generate 41 vehicle trips per
day, 6 vehicle trips in the weekday am peak hour and 4 vehicle trips in the pm weekday
peak hour (see Attachment 2).
Another source of data is the projection made by AEA Consulting who was solicited by
the Wende Museum Board to prepare a business plan for the museum (Wende Museum
Business Plan – July, 2012). AEA Consulting is regarded as one of the world’s leading
cultural consulting firms, with over two decades of experience assisting clients in the
cultural sector internationally. Providing detailed capital and operational data for cultural
facilities is the only focus of their consulting practice. More information regarding AEA
consulting may be found at http://www.aeaconsulting.com.
Attachment 3 includes excerpts from the AEA Consulting report describing their
methodology, including survey data from the Wende Museum at its current location. The
business plan projects an estimated 10,000 annual visitors (compared to the 1,000 annual
visitors of the old museum). The Business Plan further projects 52 vehicle trips per day
and 7 vehicle trips in both the am and pm peak hours (details of the projection to vehicle
trips are also included in Attachment 2).
Currently, the Wende Museum is not open on weekends. According to the Museum’s
Director it is likely that the Museum would be open on weekends at its new location.
While there is no specific survey data regarding weekend operations for the Wende
Museum, one can project from the ITE traffic data on museums to estimate the weekend
traffic at the peak generation hour (not necessarily in the AM or PM peak hour of the
adjacent streets) of the proposed facility. Based upon the ITE data source it is estimated
that the museum would generate 15 vehicle trips during the facility’s weekend peak hour.
Using the higher (more conservative) estimate from the AEA Consulting report, 7 vehicle
trips per hour in the am or pm peak hour and the ITE weekend estimate of 15 vehicles
trips per hour, the museum is expected to generate substantially below the threshold (50
vehicle trips per hour) necessitating a detailed traffic study per the current Culver City
Traffic Study Criteria (July 2012).
2. PARKING NEEDS
Culver City parking standards for a museum require 34 parking spaces (1 space per 350
square feet). The current site has 124 parking spaces serving the site (see Attachment 4,
Areas 1, 2 and 9). Some of these spaces may be shared with the adjacent Memorial Park.
The ITE Parking Generation data were reviewed to provide an additional check on the
parking needs for the project. Data exists to estimate peak parking generation on a
weekday utilizing either expected visitors or by square feet of the facility. Applying
either metric results in an estimated peak demand for 11 parking spaces.
ATTACHMENT 7
99ATTACHMENT 7
100- 4 -
Wende Museum Traffic Analysis January 30, 2013
ATTACHMENT 7
101Wende Museum Traffic Analysis January 30, 2013
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ATTACHMENT 1 – PROJECT LOCATION
Source: Google Maps
ATTACHMENT 7
102Wende Museum Traffic Analysis January 30, 2013
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ATTACHMENT 2 – TRIP AND PARKING GENERATION
ATTACHMENT 7
103Wende Museum Traffic Analysis January 30, 2013
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ATTACHMENT 3 – SELECTED EXCERPTS FROM WENDE MUSEUM BUSINESS PLAN
FORECAST METHODOLOGY
ATTACHMENT 7
104ATTACHMENT 7
105WENDEMUSEUMHISTORICALATTENDANCEDATA
source:AEAConsultingJuly2012
Visitors2010
GeneralPublic 39
VIPs 43
StudentGroups 8
90
Visitors2011 January February March April May June July August September October November December Total
GeneralPublic 41 17 23 34 14 6 10 25 30 30 20 10 260
VIPs 29 1 5 3 2 10 11 2 7 2 54
Student&other Groups 12 1 1 1 2 54 10 2 29
Programs 43 84 60 100 111 281 679
Total 1022
Visitors2012 January February March April May June July August September October November December Total
GeneralPublic 34 16 20 28 5 21 23 26 29 41 23 10 276
VIPs 1 6 5 6 9 2 2 9 3 11 9 10 73
Student&other Groups 11 2 1 56 1 13 2 20 52
Programs 34 40 62 53 86 21 23 46 49 125 36 170 745
Total 1146
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106The Wende Museum and Archive of the Cold War New Facility Business Plan
July 24, 2012 41
8 Appendix A: Approach and Methodology
The following is a note from AEA Consulting on the approach to and
methodology for the business plan
8.1 Buildings are a means to an end. The most successful buildings are based on a
sensitive understanding of core purpose and functions. It is often the case that
while planning new facilities, more focus is put on architectural planning and
securing capital funding than operating costs and long-term sustainability.
Overly optimistic assumptions are frequently made to demonstrate economic
and community impact and to secure support for the project. This can, and
often does, lead to financial and operational difficulties in the post-opening
period.
8.2 New facilities and the business plan for their operation need to be developed
with operating sustainability in mind – especially in today’s highly competitive
marketplace for space rentals and philanthropic support. We have therefore
attempted to estimate income and expenditure prudently, based upon well-
grounded assumptions rooted in past practice and understanding of local
market conditions, and up-to-date benchmark data.
8.3 To complete the exercise, we:
! Undertook research and due diligence on the Wende, focusing on its last
four years of programming activities, as well as its financial, organizational
and physical structure;
! Reviewed the space program, floor plan and architectural renderings for
the new facility, as provided by the Wende and Paravant Architects;
! Conducted confidential interviews with members of the Wende’s staff
and Board, as well as directors of local institutions (the list of interviewees
can be found at Appendix B);
! Reviewed the Wende’s financial results for FY2008 – FY2011, as well as
FY2012 budgets;
! Undertook benchmark research on a cohort of similarly sized and scoped
museum facilities along with other cultural venues in Culver City and the
greater Los Angeles area, to inform the attendance projections and
generate inputs for the income and expense modeling (the list of
benchmark institutions can be found at Appendix C); and
! Consulted other secondary research sources to inform financial modeling,
including, among others, the 2010 Association of Art Museum Directors
(AAMD) Salary Survey, the 2010 AAMD Statistical Survey, the Manask
report on Restaurants, Catering, and Facility Rentals.
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107The Wende Museum and Archive of the Cold War New Facility Business Plan
July 24, 2012 42
8.4 Our approach to the modeling has been to:
! Develop the vision and strategy first, working closely with the Wende to
understand their plans for utilizing and animating the new facility;
! Generate expense projections based on that strategy, paying special
attention to the areas in which costs will change the most;
! Develop attendance assumptions and earned income estimates for the
new facility; and
! Identify the gap between projected expenses and earned income, and
create scenarios around how the Wende will meet that gap to ensure
balanced budgets annually.
8.5 The financial model runs from FY13 – 17 and makes no provision for inflation
or annual salary increases. It is intended to show the core implications for the
annual budget of the planned growth in programming and physical scale.
ATTACHMENT 7
108The Wende Museum and Archive of the Cold War New Facility Business Plan
July 24, 2012 43
9 Appendix B: Stakeholders Consulted
John Ahouse, Special Collections Curator
Cristina Cuevas-Wolf, Acquisition Manager
Larry Earl, Jr., Executive Director, Mayme A, Clayton Museum and Library
Jeff Gauthier, Executive Director, The Jazz Bakery
Lilijana Grubisic, Director of Collections and Public Programs
Gabrielle Hayes, Board President
Alicia Ide, Director of Business Administration
Justinian Jampol, Executive Director
Patrick Mansfield, Collection Manager
Christine Rank, Manager of Information Resources
Wayne Ratkovich, Board Member
Eric Sims, Executive Director, Kirk Douglas Theater
Donna Stein, Associate Director
Dan Rae Wilson, The Museum of Jurassic Technology
ATTACHMENT 7
109The Wende Museum and Archive of the Cold War New Facility Business Plan
July 24, 2012 44
10 Appendix C: Benchmark Institutions
Local Institutions
Bowers Museum, Santa Ana
La Brea Tar Pits, Los Angeles
Craft and Folk Art Museum, Los Angeles
Getty Museum, Los Angeles
Heritage Square Museum, Los Angeles
Kirk Douglas Theatre, Culver City
Los Angeles County Museum of Art
Mayme A. Clayton Museum and Library, Culver City
Museum of Jurassic Technology, Culver City
Museum of Tolerance, Los Angeles
Nixon Presidential Library, Yorba Linda
Reagan Presidential Library, Simi Valley
National Institutions of Similar Scope
Ackland Art Museum, Chapel Hill, NC
Brigham Young University Museum of Art, Provo UT
Chazen Museum of Art, Madison, WI
Columbus Museum, OH
Contemporary Arts Museum, Houston, TX
David and Alfred Smart Museum of Art, Chicago, IL
Institute of Contemporary Art, University of Pennsylvania
Jane Voorhees Zimmerli Art Museum, New Brunswick, NJ
Lowe Art Museum, Coral Gables Fl
Palmer Museum of Art
Parrish Art Museum, Southampton, NY
St. Petersburg Museum of Fine Arts, FL
Snite Museum of Art, Notre Dame, IN
Wichita Art Museum, KS
ATTACHMENT 7
110Wende Museum Traffic Analysis January 30, 2013
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ATTACHMENT 4 – EXISTING PARKING SUPPLY
Source: PARAVANT ARCHITECTS
ATTACHMENT 7
111Wende Museum Traffic Analysis January 30, 2013
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ATTACHMENT 5 – PROPOSED ON-SITE STAFF PARKING SPACES
ATTACHMENT 7
112Wende Museum Traffic Analysis January 30, 2013
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ATTACHMENT 6 – LOS CALCULATION
PM PEAK HOUR AT CULVER/OVERLAND
ATTACHMENT 7
113