City of Culver City, California
City Council Agenda Item Report
RECOMMENDATION:
Staff recommends that the City Council approve Tentative Tract Map, TTM P-
2005087 (Vesting Tentative Tract Map No. 63634) subject to the Recommended
Conditions of Approval as stated in City Council Resolution No. 2006-R____
(Attachment No. 6).
PROCEDURE FOR PUBLIC MEETING:
1. Mayor seeks motion to receive and file affidavit of mailing and posting and
publishing of public notice.
2. Mayor calls on staff for a brief staff report and City Council poses questions to
staff as desired.
3. Mayor declares the public discussion open, providing the applicant the first
opportunity to speak, followed by the general public.
4. Mayor seeks a motion to close the public discussion after all testimony has been
presented.
5. City Council thoroughly discusses the matter and arrives at its decision.
Meeting Date: 02/27/06 Item Number: J-1
AGENDA ITEM: Joint City Council/Redevelopment Consideration to Approve
Tentative Tract Map, TTM P-2005087 (Vesting Tentative Tract Map No. 63634) to
Subdivide Property at 13340 Washington Boulevard for the Construction of Six
Proposed Live/Work Condominium Units and Determine that the Project is
Consistent with the Redevelopment Plan for Component Area No. 4 of the Culver
City Redevelopment Project.
Contact Person/Dept.: Sherry Jordan Phone Number: (310) 253-5746
Fiscal Impact: Yes [X] No [ ] General Fund: Yes [X] No [ ]
Public Hearing: [ ] Action Item: [X] Attachments: [X]
Public Notification: Notices were mailed on February 2, 2006 to all property owners and
occupants, within a 300 foot radius of the site, extended to the end of the city block;
courtesy notices were mailed to the Downtown Business Association, Culver City
Homeowner Association, Culver City News, Culver City Observer, Culver City Chamber
of Commerce, Planning Commission, City Council, East Culver City Neighborhood
Alliance, various city personnel, and emailed to the Master Notification List on
(02/02/06). Signs announcing the hearing were posted on-site.
Department Approval:
Susan Evans (02/15/06)
CAO Approval:
Martin Cole for Jerry B. Fulwood (2/21/06)
City Controller Approval:
Marlee Chang (02/20/06)City of Culver City, California
City Council Agenda Item Report
BACKGROUND:
On January 25, 2006, the Planning Commission adopted Resolution No. 2006-P001
(Attachment No. 1) conditionally approving Site Plan Review, SPR P-2005086, and
Tentative Tract Map, TTM P-2005087 for the construction of six condominium
live/work units at 13340 Washington Boulevard.
The existing lots on which the six units are proposed to be located are part of a
larger development parcel (160’ X 215’) consisting of eight lots. The site is currently
developed with a Burger King fast food restaurant. Only the first 50.38 feet of the
site along the south side of Washington Boulevard is in Culver City. The remaining
portion of the site is in the City of Los Angeles (LA).
The applicant is proposing to consolidate the lots and subdivide the development
parcel creating two separate tract maps following the city boundary lines. Vesting
Tentative Tract Map No. 63634 in Culver City would contain six live/work
condominium units facing Washington Boulevard (Attachment No. 4). Vesting
Tentative Tract Map No. 63244 in LA would contain an additional 33 units of
residential condominium units.
The portion of the project in Culver City consists of six two-bedroom live/work units
in two buildings. Each 1,499 sq. ft. unit will be comprised of three stories consisting
of workspace, bathroom, and deck on the ground level with two levels of living space
above.
All of the parking for the overall development is located in a common subterranean
garage with the only ingress and egress occurring from Beach Avenue in LA. The
common subterranean parking garage extends under the live/work units and
contains an elevator and stairwell up to the street level where there is pedestrian
access for all the project residential units.
Please refer to the January 25, 2006, Planning Commission Staff Report
(Attachment No. 5) for more detailed project information.
This item is also being presented to the Redevelopment Agency for consideration
because any development within the Culver City Redevelopment Project, which
requires Planning Commission or City Council approval, must also be reviewed by
the Agency. Please refer to the Redevelopment staff report and agenda for a
complete discussion of this agenda item.City of Culver City, California
City Council Agenda Item Report
DISCUSSION:
The State Subdivision Map Act and Culver City Municipal Code (CCMC) Chapter
15.10, regulate the subdivision of land. Among numerous objectives, the tract map
process allows the City to review the proposed subdivision to ensure necessary
improvements and dedications for streets and parkland requirements are provided.
The process also ensures the reservation of required easements and assures those
easements are maintained. The Engineering Division of the Public Works
Department has reviewed the proposed subdivision and found it to be in compliance
with State and local regulations.
Findings
The Planning Commission has conditionally approved and recommends that the City
Council approve the tentative tract map based on the findings pursuant to CCMC
Section 15.10.265, Findings, as outlined in Planning Commission Resolution No.
2006-P001 and proposed Resolution No. 2006-R____ (Attachment No. 6).
Environmental Determination
Pursuant to the California Environmental Quality Act (CEQA) guidelines, the City of
Los Angeles, as the Lead Agency for the overall project, completed and filed a
Mitigated Negative Declaration (MND). The City of Culver City is a Responsible
Agency as an agency other then the Lead Agency that has a legal responsibility for
also approving the project. As a Responsible Agency, Culver City is required to rely
on the Lead Agency’s MND when making a decision on the project.
Through an Initial Study this project has been determined to have less than
significant impacts on the community provided certain mitigations are incorporated.
The MND containing the Initial Study and mitigation measures is attached to the
January 25, 2006, Planning Commission staff report as Attachment No. 5 to this
report.
Fiscal Impact
CCMC Section 15.10.755 requires the developer of condominiums to dedicate
parkland or pay a fee in lieu thereof. Because there is no parkland proposed as part
of the project, the in-lieu fee is required. Under CCMC Section 15.10.765, the
parkland fee is based on a formula designed to provide three (3) acres of parkland
property for each one thousand (1,000) persons and based on density and land
value factors. City of Culver City, California
City Council Agenda Item Report
The in-lieu parkland dedication fee shall be based on the fair market value of
providing 0.0439 acres (1,912.28 sq. ft.) of parkland as determined by a written
appraisal report of the land value, approved by the City and dated no more than six
(6) months prior to payment of the in-lieu fee for the six condominium units. Final
calculations will be based upon the required appraisal.
The CCMC requires payment of the fees prior to approval of the Final Map, or City
policy permits a developer to post a financial guarantee of up to one (1) year after
the Final Map approval. Partial payment must also be made from the escrow sale of
each unit during the one (1) year period.
To implement the CCMC and stated policies regarding the in-lieu fee, staff is
recommending that the City Council impose the applicable condition on its approval
of the tentative tract map. The condition is included in the draft City Council
Resolution (Attachment No. 6).
ATTACHMENTS:
1. January 25, 2006 Planning Commission Resolution No. 2006-P001.
2. Area Map.
3. Aerial Photo of Subject Site.
4. Preliminary Development Plans and Vesting Tentative Tract Map No. 63634 (last
page) file dated January 13, 2006.
5. January 25, 2006 Planning Commission staff report.
6. Draft City Council Resolution No. 2006-R____ approving Tentative Tract Map,
TTM P-2005087 (Vesting Tentative Tract Map No. 63634).
MOTION:
That the City Council:
Adopt the Mitigated Negative Declaration and Resolution No. 2006-R__ approving
Tentative Tract Map, TTM P-2005087 (Vesting Tentative Tract Map No. 63634)
subject to the Recommended Conditions of Approval.
MEETING DATE 2/27/2006
AGENDA ITEM Joint City Council/Redevelopment Consideration to Approve
Tentative Tract Map TTM P-2005087 (Vesting Tentative
Tract Map No 63634) to Subdivide Property at 13340
Washington Boulevard for the Construction of Six Proposed
Live/Work Condominium Units and Determine that the
Project is Consistent with the Redevelopment Plan for
Component Area No 4 of the Culver City Redevelopment
Project
ATTACHMENTS
Pages
1 January 25, 2006 Planning Commission Resolution
No 2006-P001 1-11
2 Area Map 12
3 Aerial Photo of Subject Site 13
4 Preliminary Development Plans and Vesting Tentative
Tract Map No 63634 (last page) file dated January 13, 2006 14-25
5 January 25, 2006 Planning Commission staff report 26-65
6 Draft City Council Resolution No 2006-R approving
Tentative Tract Map, TTM P-2005087 (Vesting Tentative
Tract Map No 63634)
66-71Attachment No 1
RESOLUTION NO 2006-P001
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
CULVER CITY, CALIFORNIA, APPROVING SITE PLAN REVIEW, SPR
P-2005086 FOR THE CONSTRUCTION OF SIX LIVE/WORK UNITS AND
APPROVING TENTATIVE TRACT MAP, TTM P-2005087 (VESTING
TENTATIVE TRACT MAP NO 63634), TO SUBDIVIDE THE PROPERTY INTO
CONDOMINIUM UNITS IN THE COMMERCIAL GENERAL AND COMMERCIAL
ZERO SETBACK OVERLAY (CG-CZ) ZONES AT 13340 WASHINGTON
BOULEVARD
(Site Plan Review, SPR P-2005086 and
Tentative Tract Map, TTM P-2005087)
WHEREAS, on November 14, 2005, an application was filed for a Site Plan Review
and Tentative Tract Map for construction of six live/work condominium units at 13340
Washington Boulevard being portions of Lots 10, 11, 12, and 13 of Beach s University Tract,
in the Commercial General and Commercial Zero Setback Overlay (CG-CZ) Zones as part of
a larger development consisting of 33 additional condominium residential units located in the
City of Los Angeles, and
WHEREAS, on January 25, 2006, the Planning Commission conducted a duly noticed
public hearing on these applications, fully considering the applications, plans, staff reports,
environmental information and all testimony presented, and
WHEREAS, in accordance with the California Environmental Quality Act, the City of
Los Angeles, as the Lead Agency for the larger overall project, adopted a Mitigated Negative
Declaration for the project of 39 units Culver City, as a Responsible Agency considered the
Mitigated Negative Declaration and finds that the project based upon the Mitigated Negative
Declaration public comments, and the record before the Planning Commission, will not have|101010101010101010 10
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Page 1 2006-P001
Ia significant adverse impact on the environment, and the Planning Commission hereby
adopts the Mitigated Negative Declaration, and
WHEREAS, following conclusion of the public discussion and thorough deliberation of
the subject matter, the Planning Commission determined by a vote of 4 to 0 that Site Plan
Review, SPR P-2005086 and Tentative Tract Map, TTM P-2005087 (Vesting Tentative Tract
Map No 63634) should be conditionally approved, as set forth herein below
NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF CULVER
CITY, CALIFORNIA, RESOLVES AS FOLLOWS
SECTION 1 Pursuant to the foregoing recitations and the provisions of Culver City
Municipal Code (CCMC) Section 17 540 020, required findings for Site Plan Review, and
CCMC Section 15 10 265, required findings for Tentative Tract Map, and subject to the
Conditions of Approval herein, the following findings are hereby made
Site Plan Review
1 The general layout of the project, including orientation and location of buildings, open
space, vehicular and pedestrian access and circulation, parking and loading facilities,
building setbacks and heights, and other improvements on the site, is consistent with the
purpose and intent of CCMC Chapter 17540, the requirements of the zoning distnct in
which the site is located, and with all applicable development standards and design
guidelines
The layout of the site, with the six live/work units orientated to Washington Boulevard, have
been designed to be compatible with surrounding uses on adjacent properties and will
provide a safe and desirable vehicular and pedestrian atmosphere along Washington
Boulevard The project will provide safe and proper vehicular circulation by placement of all
vehicular ingress and egress from the subterranean parking off of Beach Avenue Direct
pedestrian access to the live/work units is available from Washington Boulevard or easily
accessible from the subterranean parking garage Private patios, decks, and common area
plazas provide open space to the occupants of the project The project is in conformance
with the Commercial General and Commercial Zero Setback Overlay (CG-CZ) Zones and all
applicable Municipal Code development standards
2 The architectural design of the structure(s) and their matenals and colors are compatible
with the scale and character of surrounding development and other improvements on the
site and are consistent with the purpose and intent of CCMC Chapter 17540, the
Page 2 2006-P001
a.requirements of the zoning district in which the site is located, and with all applicable
development standards and design guidelines
The project has been designed to comply with the Live/Work Development Standards of
CCMC Chapter 17 400 060 The modern building design uses glass, stucco, and metal as
the primary materials and provides 360 degree architecture The street wall is prominent
along Washington Boulevard and is designed at a pedestrian scale with storefront entrances,
overhangs, enhanced paving, and outdoor plaza areas
3 The landscaping, including the location, type, size, color, texture, and coverage of plant
materials, provisions for irrigation, and protection of landscape elements has been
designed to create visual relief, complement structures, and provide an attractive
environment and is consistent with the purpose and intent of CCMC Chapter 17540, the
requirements of the zoning district in which the site is located, and with all applicable
development standards and design guidelines
As the entire site will be constructed on a deck over the subterranean parking garage,
decorative paving, planters, and potted plants compliment the building architecture and
provide visual relief for all users of the site Open space areas contain both hardscape
features and plant materials providing an attractive environment for residents and visitors to
the site complying with the applicable development standards
4 The design and layout of the proposed project will not interfere with the use and
enjoyment of neighboring existing or future development, will not result in vehicular or
pedestrian hazards, and will be in the best interest of the public health, safety, and
general welfare
The approval of the proposed site plan is in the best interest of the public health, safety and
general welfare because a parking lot will be improved with a new structure, providing an
improved aesthetic quality to the site The layout of site improvements have been designed
to be compatible with surrounding uses on adjacent properties through the orientation and
location of the building towards Washington Boulevard, the provision of subterranean
parking, and placement of the driveway ramp at the rear of the overall larger project on
Beach Avenue The site will also provide proper pedestrian and vehicular circulation, and a
safe and desirable environment on the site that minimizes impacts on adjacent areas The
site design provides a prominent street wall along Washington Boulevard that will be
compatible with the goal of creating a pedestrian friendly environment for mixed use
developments
5 The existing or proposed public facilities necessary to accommodate the proposed project
(e g, fire protection devices, parkways, public utilities, sewers, sidewalks, storm drains,
street lights, traffic control devices, and the width and pavement of adjoining streets and
alleys) will be available to serve the subject site
The existing and proposed public service facilities necessary to accommodate the project
such as the width and pavement of the adjoining street traffic control devices, sewers, storm
2006-P001|1010|I|1010101010101010 10
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Page 3drains parkways, sidewalks, street lights, street trees, fire protection devices, and public
utilities are provided for adequately as confirmed by the City agencies that reviewed the
project during the interdepartmental review process
6 The proposed project is consistent with the General Plan and any applicable specific
plan
The proposed live/work project is consistent with the objectives of the General Plan
Commercial General Corridor land use designation that encourages small-to-medium scale
commercial uses and limited medium-density housing opportunities compatible with adjacent
residential neighborhoods The live/work project implements the goals of General Plan
Objective 24 by encouraging lot consolidation along Washington Boulevard, reducing the
number of curb cuts, and providing residential development designed in such a manner to
complement the vitality of the commercial corridor The project site in Culver City is not
subject to any specific plan
Tentative Tract Map
I The proposed map is consistent with the General Plan
The proposed map is consistent with the General Plan Land Use and Housing Elements in
that the proposed six condominium live/work units will provide new commercial and housing
opportunities that will support desirable existing and future neighborhood and community
serving uses on an underdeveloped lot The subdivision implements the goals of General
Plan Objective 24 by encouraging lot consolidation along Washington Boulevard, reducing
the number of curb cuts, and providing residential development designed in such a manner
to complement the vitality of the commercial corridor
2 The design of the proposed subdivision is consistent with the General Plan
The design of the proposed subdivision is consistent with the General Plan Land Use
Element in that the proposed live/work development is consistent with the objectives of the
Commercial General Corridor land use designation that encourages small-to medium scale
commercial uses and limited medium-density housing opportunities Additionally, the project
implements Objective 24 of the Western Sub-Area by encouraging lot consolidation along
Washington Boulevard and eliminating all curb cuts on Washington Boulevard Additionally,
the use of live/work units ensures that the residential component of the live/work units are
designed in such a manner to complement the vitality of a commercial corridor
3 The site is physically suitable for the type of development
The site is physically suitable for the live/work development in that the project complies with
all zoning standards The proposed structure has met all applicable setback, height and
parking requirements as conditioned
4 The site is physically suitable for the proposed density of development
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The larger overall project s design for 6 live/work units and 33 residential units encompasses
two tract map sites The design of the project allows for the lot created in Culver City to be
physically suitable for the proposed density of 6 live/work units The Commercial General
and Commercial Zero Setback Overlay (CG-CZ) Zones permit live/work development and the
project meets and all applicable Municipal Code development standards as conditioned
5 The design of the subdivision is not likely to cause substantial environmental damage or
substantially and avoidably injure fish or wildlife or their habitat
The subdivision and improvements, as conditionally approved, will not cause environmental
damage and will not damage fish and wildlife habitats because such habitats do not exist on
or near the site
6 The design of the subdivision is not likely to cause serious public health problems
The subdivision and improvements will not cause serious public health problems because all
applicable zoning standards have been met, and the applicant is required to meet all
conditions of approval that the reviewing agencies of the City, such as Fire, Planning,
Building Safety, and Engineering have recommended for the project
7 The design of the subdivision or the type of improvement will not conflict with easements,
acquired by the public at large, for access through or use of, property within the proposed
subdivision
This subdivision will not conflict with any existing easements
SECTION 2 Pursuant to the foregoing recitations and findings, the Planning
Commission of the City of Culver City, California, hereby approves Site Plan Review, SPR
P-2005086 and Tentative Tract Map, TTM P-2005087 (Vesting Tentative Tract Map No
63634), subject to the following conditions
A SITE PLAN REVIEW, SPR P-2005086
General Conditions/Planning
1 The final working drawings shall conform to the preliminary development plans, file
dated January 13, 2006, and the Tentative Tract Map file dated January 13, 2006,
except as noted below and otherwise noted during the building permit review process
2 The resolution approving this Site Plan Review and recommending approval of the
Tentative Tract Map shall be referenced on the cover sheet of the final working
Page 5 2006-P001drawings and the Conditions of Approval for SPR P-2005086 and TTM P-2005087 shall
be repeated in full on the cover sheet of the final working drawings
3 All applicable development standards and requirements in Planning Commission
Resolution No 92-P001, Comprehensive Site Plan Review Development Standards and
Conditions of Approval, except as otherwise required herein, shall be met These
standards as well as other conditions required in this approval shall be reflected on the
plans submitted for building plan check
4 The applicant shall actively advertise all opportunities for employment, contract
services, and purchasing of materials to Culver City businesses and residents The
applicant shall use reasonable best efforts to solicit and utilize economical and qualified
services from Culver City-based employees and businesses The applicant shall also
require the construction contractor(s) and subcontractors related to the project to
advertise all construction opportunities to Culver City businesses and residents
5 The applicant shall provide the construction contractor(s) and each subcontractor
related to the project a copy of the final project Conditions of Approval The applicant
and the City agree that these conditions shall be enforceable through all legal and
equitable remedies, including the imposition of fines against each and every person who
conducts any activity on behalf of the applicant on or near the project site The
applicant, property owner, and general construction contractor are ultimately
responsible for all actions or omissions of a subcontractor
6 The City reserves the right to periodically inspect the premises without prior notification,
to ensure ongoing compliance with all conditions of approval
7 The Planning Manager may approve minor modifications to building siting, design,
landscaping, and materials, provided such adjustments do not result in a significant
change to the architectural design and/or site plan of the project as a whole Minor
modifications approved by the Planning Manager shall not be in conflict with any other
condition of approval or Culver City Municipal Code (CCMC) requirement
8 This Site Plan Review will expire if not used within one year after the date it becomes
effective unless the applicant submits an extension request in writing, and is granted
said extension by the Planning Manager or the Planning Commission pursuant to
CCMC Section 17 595 030
9 A certificate of occupancy for the approved project/use will be issued only upon
completion of all applicable conditions of approval and required site improvements
10 The applicant and contractors shall use all reasonable efforts to reuse and recycle
construction and demolition debris, to use environmentally friendly materials, and to
provide energy efficient buildings, equipment and systems
Page 6 2006-P06111 Conditions of approval herein shall apply to the applicant, the contractor/builder of the
project, and any successor property owner that may legally assume benefit of this Site
Plan Review and Tentative Tract Map
12 During all phases of construction (including rough grading), information that includes
contact names and telephone numbers for the applicant, contractor, and City shall be
posted at the project site along Washington Boulevard so as to be visible to the public
13 During all phases of construction and once the development becomes operational, all
graffiti shall be removed within 48 hours of its application
14 Prior to issuance of building permits, the applicant shall submit to the Planning Manager
for approval an exterior light fixture plan The plan shall identify the location and type of
all exterior light fixtures to be installed by the applicant All lighting shall be directed
onsite and light sources shall be shielded so as not to be intrusive to surrounding
properties
15 Pursuant to CCMC Section 15 10 755, parkland dedication or payment of an in-lieu
parkland fee will be required upon issuance of a building permit
16 Covenants, Conditions, and Restrictions (CC&R's) and homeowner association
bylaws shall be reviewed and approved by the City Attorney prior to issuance of any
Certificate of Occupancy If available, at the same time, the City Attorney shall
review the condominium plans There shall be recorded concurrently, with the
recordation of a Final Map, a declaration of the CC&R's
17 Prior to the issuance of any building permits, the applicant shall provide separate final
detailed landscape and irrigation plans for the project in compliance with CCMC Chapter
17 310 This plan shall include, but not be limited to planting areas dispersed
throughout the concrete deck at the rear of the units and potted plants within the front
setback plaza area along Washington Boulevard Approval of these plans shall be
subject to the satisfaction of the Planning Manager and Environmental Maintenance
Manager
18 The final working drawings filed for the building permit shall designate assigned parking
spaces for residents and visitors for the six live/work units Only three tandem pairs of
parking spaces shall be assigned to the residential portion of three live/work units All
employee or guest parking shall be in prime access parking spaces
19 Prior to issuance of the Certificate of Occupancy, the applicant shall apply for an
address change that requests addresses for each tenant space and elimination of all
other addresses at the site The new addresses placed on the building shall be
viewable and legible from the public right-of-way and approved by the Planning Division
and the Fire Department
Page 7 2006-P001
720 The project is subject to all standards and regulations of CCMC Section 17 400 060,
Live/Work Development Standards, including but not limited to use restrictions, required
covenants signage etc
21 All posted notices on the site shall be removed within seven days after conclusion of the
project approval appeal period
22 Prior to the issuance of the Certificate of Occupancy, a covenant in favor of the City
shall be executed and recorded to hold the lots of Vesting Tentative Tract Map Nos
63634 and 63244 together as a single parcel for the life of the development Proof of
one covenant satisfying both Culver City and City of Los Angele's requirement to hold
the two parcels together shall satisfy this condition
23 All mitigation measures, contained in the Mitigated Negative Declaration prepared by
the City of Los Angeles for the overall project containing 39 units that are applicable to
the project occurring within the City of Culver City shall be required
24 This Site Plan Review shall not become effective until Vesting Tentative Tract Map No
63244 (City of Los Angeles) and City of Los Angeles Specific Plan Exception,
APCW-2005-4303-SPE are approved by the City Of Los Angeles and become effective
Public Works/Engineering Conditions
25 Prior to the issuance of any building permits, two sets of Site Improvement and
Horizontal Control Plans prepared by a civil engineer registered in the State of
California, shall be submitted to the Engineering Division for review, approval, and
permitting Among other things, the Site Improvement Plan shall include detailed
drainage and grading of the site indicated by topographical lines and spot elevations,
and indicate all proposed and existing utilities
26 Concurrent with the submittal of the site improvement plan, a Local Storm Water
Pollution Prevention Plan (LSWPPP) and Standard Urban Storm Water Mitigation Plan
(SUSMP) shall be submitted for review and approval by the City Engineer LSWPPP
and SUSMP shall be developed and implemented in accordance with the requirements
of the Los Angeles County Stormwater Quality Management Program, NPDES Permit
No CAS614001 The plan shall include the design and placement of recommended
Best Management Practices (BMPs) to effectively prohibit the entry of pollutants from
the construction site into the public street or storm drain system The improvement
plans shall note that the contractor shall comply with the "California Stormwater Best
Management Practice Handbooks'
27 A landscape plan for parkway landscaping, to include planting of additional trees with
tree wells, and irrigation within the public right-of-way shall be submitted for review and
approval by the City Engineer The owner shall maintain the parkway area to the
satisfaction of the Public Works Department
Page 8 2006-P001
328 The two driveways along Washington Blvd shall be closed and replaced with new
standard curb and gutter and sidewalk
29 The applicant shall replace the full length of the curb, gutter, sidewalk, and 8' — 9 wide
parking lane pavement along the street frontage of the development The new paving
shall be 2500 psi and shall match the existing roadway pavement thickness or 8"
minimum The pavement shall be doweled to the existing roadway pavement with #4
dowels @ 24' o c The new curb shall not be poured monolithically with the new
concrete pavement
30 Drainage devices, concrete curb and gutter, sidewalk, and roadway pavement shall be
designed to the latest edition of the American Public Works Association (APWA)
Standard Plans Roof drainage shall extend through the street curb or to an onsite
drainage inlet All onsite drainage inlets shall convey pretreated storm water
underground through the street curb
31 The applicant shall provide a geotechnical report from a State licensed geotechnical
engineer reporting on the suitability of the onsite soils to support the proposed
construction and shall include a liquefaction analysis The report shall also identify any
special considerations necessary to satisfy California Building Code requirements
32 The applicant shall be responsible for the expense to repair or replace any damage to
the public right-of-way caused by the construction of the proposed project Such repair
or replacement shall be completed to the satisfaction of the City Engineer
33 Dirt hauling and construction material deliveries or removal are prohibited during the
morning (7 00 A M to 9 00 A M) and afternoon (4 00 P M to 6 00 P M) peak traffic
periods or as determined by the Public Works Director or designee
34 During construction, dust shall be controlled by regular watering and as directed by the
City inspector
35 All staging and storage of construction equipment and materials, including the
construction dumpster, shall be on-site only The applicant shall obtain written
permission from adjacent property owners for any construction staging occurring on
adjacent property
36 Prior to the commencement of any excavation, the applicant shall install a temporary
construction fence around the site The height and fence material is subject to approval
by the City Engineer
37 The construction contractor shall advise the Public Works inspector of the construction
schedule and shall meet with the inspector prior to commencement of work
38 Due to the change of use and increased density, this project is subject to the City's
Sewer Facility Charge This charge shall be paid prior to the issuance of any permit
Page 9 2006-P001Building Safety Conditions
39 All dividing walls between each live/work unit shall be two hour rated from the concrete
slab to the top of a parapet extending a minimum of 30 inches above any adjacent roof
or walking surface As an alternate to the parapet, the roof structure within five feet of
each two hour rated wall may be one hour rated
40 All utilities with Culver City shall be routed underground or within the building structure
Fire Safety Conditions
41 A 'Knox box key entry system may be required for access through gates and locked
common areas Location of the box is to be approved by the Fire Marshal
42 For access of emergency fire and medical personnel
a) Concrete surfaces between the street and main entrance for each building shall
be paved to allow the rolling of a medical gurney
b) Motorized 'emergency access gate(s) shall have a 'Knox' key switch
43 The fire sprinkler system for the live/work units shall be connected to a southern
California central reporting station for dispatch of the Culver City Fire Department
(CCFD)
44 Within the live/work units, the fire sprinkler system shall be 13R compliant
45 The live/work units shall have a mini-horn in each of the six units These devices shall
be powered and supervised by the Fire Alarm Panel (FAP) in the Culver City portion of
the property
46 Building parapet(s) exceeding five feet in height require the installation of catwalks
Catwalks shall be capable of supporting firefighters and equipment weighing 500
pounds
47 A site pre-fire plan shall be submitted and approved by the Fire Marshal prior to
requesting any type of Certificate of Occupancy
48 All exterior fascias, tops of walls, and parapet surfaces shall be constructed to support
the weight of fire fighters, suppression equipment, and ladders for fire fighting
operations All proposed construction for these areas shall be submitted to the Fire
Marshal for approval
49 If the Double Detector Check Assembly (DDCA) or Fire Department Connections (FDC)
are located in Culver City, they shall be located as required and approved by the Fire
•
Page 10 2006-POOk
1UAttested by
Y Hunt
Administrative Secretary
Marshal Screening of the DDCA shall be as required by the Planning Manager and as
approved by the Fire Marshal
50 The Fire Marshal shall determine the locations and types of fire extinguishers required
in the work portions of the live/work units
B TENTATIVE TRACT MAP, TTM P-2005087
51 Tentative Tract Map, TTM P-2005087 shall be null and void if Site Plan Review, SPR
P-2005086, (i) is appealed to the City Council and the City Council does not approve or
conditionally approve it, or (ii) if City of Los Angeles case numbers APCW-2005-4303-
SPE (Specific Plan Exception) and Vesting Tentative Tract Map No 63244 are not
approved by the City of Los Angeles and remain effective
52 The final tract map shall be submitted to the Los Angles County Department of Public
Works for review and approval
53 The project boundary shall be tied to at least one City GPS monument
54 All required boundary monuments shall be installed prior to the recordation of the final
map At a minimum, a chisel "X or other approved monument shall be placed on the
Washington Boulevard curb indicating the prolongation of the side property lines
These monuments shall be shown on the final map
55 A copy of the final map, in digital format, shall be submitted to the Engineering Division
prior to final acceptance by the City
56 A duplicate mylar copy of the recorded map shall be submitted to the Engineering
Division
57 Prior to issuance of a certificate of occupancy, the final tract map shall be recorded with
the County Recorder of Los Angeles County
APPROVED and ADOPTED this 25th day of January, 2006
SHEILA M THOMAS, CHAIRPERSON
PLANNING COMMISSION
CITY OF CULVER CITY, CALIFORNIA
Page 11 2006-P001
IILegend
Selected Properties
City of Culver City
Planning Division
Map Created Jan 13 2006
Meeting Date January 25 2006
13340 Washington
Boulevard-
SPR P2005086 and
TTM P2005087
o 125 250 ft
Scale 1 2 500
Attachment No 2
Area MapCity of Culver City
Planning Division
Map Created Jan 13 2006
Meeting Date January 25 2006
13340 Washington
Boulevard
SPR P2005086 and
TIM P2005087
Scale 1 2,500|10 10|125 250 ft
Attachment No 3
Anal Map
wWASHINGTON BLVD
A
REQUIRED STREET OEDC
I PROJECT SUMMARY TOTALS LOS ANGELES / CULVER CITY
ETBAC
LOT AREA prior to dedication
LOT AREA after dedication
TOTAL UNITS
DENSRY
BUILDING AREA
RESIDENTIAL TOTAL
LEVEL 1
LEVEL 2
LEVEL 3
LEVEL 4
85 scree ( 37 013 SF gross)
78 res (33 012 S F net)
39 residential rts provided
5731 du/ac ( 846 I per unit )
STREET PARKING TYP (8 )
LJNE OF BLDG ABOVE
54 200 S F 11 322 SF pe unit)
12 899 SF
14818 SF
15608SF
10775 SF
DST STAIR
CIRCULATION TOTAL 3 571 SF
8-6. STUCCO OVER CMU
PERIMETER WALL
SEE LANDSCAPE PLAN OFR ALL
EXTERIOR BLDG LIGHT/NG
IXTIJRE °CATIONS
I BUILDING AREA TOTAL I 57 771 SF
SECU ITT GATE 7YP
4 BIN CMU TRASH ENCLOSURE
UNE OF SETBACK ABOVE
FAR
BUILDING COVERAGE
BUILDING HEIGHT
GARAGE AREA
HARDSCAPE
LANDSCAPE
1 75 (57 771 SF)
20 597 SF (82% OF LOT AREA)
55-8
30 300 SF
/ 0 309 F (31% OF LOT AREA)
2 105 S F (7% OF LOT AREA)
SEE VESTING TENTATIVE TRACT
MAP 83244 FOR DRAINAGE
EXIT STAIR TOP
TEAS TYP
I OPEN SPACE
umrs
0 UNITS
0 UNITS
38 UNITS
39 UNITS
AREA REDO
0 S F
SBF
8825SF
8 825 S F REDO
100 SF FOR UNITS 3 HABITABLE ROOMS
125 SF FOR UNITS OF 3 HABITABLE ROOMS
175 SF FOR UNITS 3 HABITABLE ROOMS
TOTAL
U E OF DEC @ GRADE TYP
UNE OF DECKS ABOVE TYP
EXISTING UTILITY POLE TYP
COURT
ROOF DECK
LIVE WORK PRIVATE OPEN AREA
I TOTAL OPEN SPACE PROVIDED I
6 825 SF
1 970 SF
2000 SF
5 CORRIDOR TYP
10 795 SF PROVIDED
I RESIDENTIAL SUMMARY
UGHT WELL TOP
flare
861
I PLAN I DESCRIPTION I QUANTITY 'GROSS AREA I SUBTOTAL I
A 1 BR STUDY /1 051. 8 825 S F 8 600 SF
B 1 BR DEN / 1 0 BA 4 925 S F 3 700 SF
C 2019 DEN/208A 5 13006F 10 400 SF
D 298 STUDY /2 BA 1 1 350 SF 1 350 SF
E 2519 DEN / 2 5 BA 4 1700SF 8 800 SF
F 298 DEN/25 BA 3 1 750 S F 5 250 SF
G 398 DEN/25 BA 4 2 200 SF 8 800 SF
H 3619 DEN/25 BA I 2306 SF 2 306 SF
RESIDENTIAL
ttached flat
ttached flat
tteched flat
attached flat
taloned 2 skxy townhom
teethed 2 story townhome
[atoned 2 story townhome
attached 2 story townhcrn
SIDE YARD
SETBACK TIP
8-8 STUCCO OVER CMU
PERIMETER WALL
TELEP ONEDABLE FIRE DEPARTMENT
BACKFLOW PREvENTER
5 Cr E IRED SETB CK
LW OF UNIT ABOVE
LOB
I TOTALS 33161119 provided 45 206 SF
EL CTRICAL TRANSFORMER
FRONT YARD
SETBACK TNT
I LIVE / WORK LOFT SUMMARY|101010|PEDESTRIAN ENTRY
LANDSCAPE METER
LA DOMESTIC WATER SUPPLY
A
MAIN ENTRY
A
MAIN ENTRY
I PLAN I DESCRIPTION I caJANTRy !GROSS AREA SUBTOTAL I
LW A 2197 WORK AREA 8 1499SF 8 984 S F
LIVE /WORK
ttached 3 story
I TOTALS
7-15 R • Ul ED SETBACK
rts provided
8994S F
• EOUIRED SETSAC
BEACH AVE
I PARKING SUMMARY
RESIDENTIAL
PARKING PLAN
SITE PLAN
Required 101 spaces 108089001 (33 units 2 spaces) ea spaces
live work (6 its 30580e0) 18 spaces
residential guest parking ( 5 3316185) 17
I PROJECT SUMMARY TOTALS CULVER CRY
I PROJECT SUMMARY TOTALS LOS ANGELES crry
I RESIDENTIAL PARKING REWIRED I 101 parking spaces
LOT AREA prior to dedication
LOT AREA ter &demean
TOTAL UNITS
DENSITY
BUILDING AREA
RESIDENTIAL
CIRCULATION
28acres(1120 SF )
18 acres( 8001 SF )
8 residential un as provided
33 33 du/ac ( 1334 I per )
LOT AREA poor to dedication
LOT AREA for dedication
TOTAL UNITS
DENSITY
BUILDING AREA
RESIDENTIAL
CIRCULATION
59 acres( 25811 SF)
57 acres ( 25 011 SF )
33 residential units provided
57 89 caVac ( 780 I per unit )
I RESIDENTIAL PARKING PROVIDED I 101 parking spews
STREET PARKING
CULVER CRY 6 parking spaces
LOS ANGELES 4 parking spaces
8 994 S F (1 499 SF per It)
O S F
45 206 S F (1 369 SF per unit)
1 030 SF
I BUILDING AREA TOTAL I
FAR
BUILDING COVERAGE
BUILDING HEGHT
GARAGE AREA
HARDSCAPE
LANDSCAPE
!TOTAL STREET PARKNO I 10 parking spaces I BUILDING AREA TOTAL I 48 777 S F 8 994 S F
112 (8994SF)
3 628 SF (45% OF LOT AREA)
38-8
7 6E15 S F
3 366 S F (42% OF LOT AREA)
1 008 S F (13% OF LOT AREA)
FAR
BUILDING COVERAGE
BULLING HEIGHT
GARAGE AREA
HARDSCAPE
LANDSCAPE
195
16 989 SF (87% OF LOT AREA)
SO-IT
22 615 SF
6 943 SF (28% OF LOT AREA)
1 099 S F (4% OF LOT AREA)
I OPEN SPACE
I OPEN SPACE
UNITS
6 UNITS
8 UNITS
AREA REDO
300 SF
300 S F REDO
2000 SF
UNITS
33 UNITS
33 UNITS
AREA REDD
5 775 S F
5 775 S F REDO
50 SQUARE FEET FOR EACH UNIT
I TOTAL OPEN SPACE REQUIRED I TOTAL
175 SF FOR UNITS 3 HABITABLE ROOMS
I TOTAL OPEN SPACE REQUIRED I TOTAL
COURT
ROOF DECK
I TOTAL OPEN SPACE PROVIDED I
LIVE WORK PRIVATE OPEN AREA
I TOTAL OPEN SPACE PROVIDED
4 278 SF
1 970 SF
2000 SF PROVIDED
6 248 SF PRCMDED
I LIVE / WORK LOFT SUMMARY
WASHINGTON LOFTS I PLAN I DESCRIPTION !QUANTITY GROSS AREA I SUBTOTAL I
LW A 280 WORK AREA 2 1 499 SF 2 998 SF
LW B 250 WORK AREA 4 1499SF 5 996 S F
LIVE/WORST
Mailed 3 sten/
ttached 3 story
I TOTALS
LOS ANGELES CA
APPLICANT
STANDARD PACIFIC HOMES
3030 OLD RANCH PARKWAY SUITE 450 SEAL BEACH CA 90740
TEL (562) 430-0800
I RESIDENTIAL SUMMARY|1010|NORTH
6 nits provided 8994 SF
I PLAN I DESCRIPTION I auArrrrryloRass AREA I SUBTOTAL J
A 1919 STUDY / 1 0 BA a 825 S F 8 800 SF
B 1 BR DEN / 1 091 4 925 S F 3 700 SF
C 2 BR DEN /20 BA s 1 300 SF 10 400 SF
D 298 STUDY /2 BA 1 1 350 SF 1 350 SF
E 298 DEN/25 BA 4 1700SF 6 800 SF
F 28R OEN /25 BA 3 1 750 S F 5 250 SF
G 3519 DEN / 25 BA 4 2 200 SF 8 800 SF
H 3 BR DEN /25 BA 1 2 306 S F 2 306 SF
RESIDENTIAL
ttached Set
Itached flat
ttachedil
attached flat
attached 2 story townhom
ttached 2 story townhome
ttached 2 story townhorne
treched 2 story townh rne
C, c
^g D c~
I PARKING SUMMARY
Withee Malcolm Architects LLP
1983W 190111 Street S 86250
Torrence C 90504
T I (310) 217 8885
Fax (310) 217 0425
sada r or-ry
RESIDENTIAL
4-iiitc,Ame,tve 14
v13- 7 - 06 00/c.
Required 18 Paces
Provided 18 spaces
STREET PARKING
live work (8 its 3 paces) El spaces
TOTALS 33 wits provided 45 206 SF
CULVER CITY 6 perkng spaces
JOB NO A4099
SCALE 1 20 17
DATE 01/12/06|10 9| 20 40 60 80
)33 1ô Wask,eytonGRAPHIC SCALE
WASHINGTON LOFTS
LOS ANGELES CA
APPLICANT
NORTH STANDARD PACIFIC HOMES
3030 OLD RANCH PARKWAY SUITE 450 SEAL BEACH CA 90740
TEL (562) 430-0800
VICINITY MAP
NORTH
I PROJECT ADDRESS
VTTM 63534 ADDRESS
13340W WASHINGTON BLVD
LOS ANGELES CA 90055
I LEGAL DESCRIPTION
THE LAND REFERRED TO HEREON IS SITUATED IN THE STATE OF
CALIFORNIA COUNTY OF LOS ANGELES DESCRIBED AS FOLLOWS
THE LAND REFERRED TO HEREON IS SITUATED IN THE STATE
OF CALFORN/A COUNTY OF LOS ANGELES DESCRIBED AS
FOLLOWS PORTION OF LOTS 10 11 12 AND 13 OF BEACH'S
UNIVERSITY TRACT WITHIN THE CITY OF CULVER car
COUNTY OF LOS ANGELES STATE OF CAUFORNIA AS PER
MAP RECORDED IN 8001<8 PAGE 29 OF MAPS IN THE
OFFICE OF THE COUNTY RECORDER OF SAID COUNTY
I ASSESSORS PARCEL MAP INFORMATION
APES 4230-008-053 (CULVER CITY)
I LOT AREA
SOOT SF
LEGEND
• FR I-P(CRANT
CENTERWE
TREET LX3HT
CS CATCH AS
— CENTE UNE
.1n1n11 CPERTY UNERIGHt OF W
— — — — CITY BOUNDARY
EXISTING W TER WE
— EXISTING SEWER
— — -- EASING PK/PERTY NE
— — — — — EASEMENT
PARES 1' CULVERT (PRCPOSED)
- ROPOSED SEWE LATERAL
PROPOSED W TER METE SERVICE
JOB NO A4099
SCALE 1 20-0
DATE 11513515
Withee Malcolm Architects LLP
1883W 19015 Street S Re 200
Torrance Ca 90504
Tel (310)217,3885
Fax (310) 217-0425
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