City of Culver City, California
City Council Agenda Item Report
RECOMMENDATION:
Staff recommends the City Council adopt a Resolution (i) denying an appeal of the
Planning Commission’s approval of Site Plan Review, SPR P-2007183, and
Administrative Use Permit, AUP P-2008110, thereby approving said applications; (ii)
approving Height Exception, HTEX P-2008111, and Tentative Tract Map No. 69769,
TTM P-2007184; and (iii) adopting a CEQA Negative Declaration finding, for the
construction of an office building at 8665 Hayden Place. (Attachment No. 1).
BACKGROUND:
At the December 15, 2008 City Council meeting, the City Council determined by a
vote of 3 to 2 to (1) deny the appeal, and uphold the Planning Commission’s
approval of the Site Plan Review and Administrative Use Permit, and, (2) direct staff
to return with the appropriate resolution adopting the CEQA Negative Declaration
and outlining the findings for approval of the Site Plan Review, Administrative Use
Permit, Height Exception, and Tentative Tract Map.
FISCAL IMPACT:
There is no fiscal impact associated with adoption of this resolution.
Meeting Date: 02/09/09 Item Number: A-6
AGENDA ITEM: Adoption of a Resolution (i) Denying an Appeal of the Planning
Commission’s Approval of Site Plan Review, SPR P-2007183, and Administrative
Use Permit, AUP P-2008110, thereby Approving said Applications; (ii) Approving
Height Exception, HTEX P-2008111, and Tentative Tract Map No. 69769, TTM P-
2007184; and (iii) Adopting a CEQA Negative Declaration Finding for the
Construction of an Office Building at 8665 Hayden Place.
Contact Person/Dept.: Thomas Gorham,
Planning Manager
Phone Number: (310) 253-5727
Fiscal Impact: Yes [] No [X] General Fund: Yes [] No [X]
Public Hearing: [] Action Item: [X] Attachments: [X]
Public Notification: Master E-Mail Notification List (02/04/09); Applicant and Appellant
(02/04/09)
Department Approval:
Sol Blumenfeld (02/04/09)
City Attorney Approval:
Carol Schwab (02/04/09)
Fiscal Impact Review:
Jeff Muir (by M. Noller) (02/04/09)
City Manager Approval:
Jerry Fulwood(02/04/09) City of Culver City, California
City Council Agenda Item Report
ATTACHMENTS:
1) Proposed Resolution
2) Planning Commission Resolution No. 2008-P012
MOTION:
That the City Council:
Adopt a Resolution (i) denying an appeal of the Planning Commission’s approval
of Site Plan Review, SPR P-2007183, and Administrative Use Permit, AUP P-
2008110, thereby approving said applications; (ii) approving Height Exception,
HTEX P-2008111, and Tentative Tract Map No. 69769, TTM P-2007184; and (iii)
adopting a CEQA Negative Declaration finding for the construction of an office
building at 8665 Hayden Place.
02.09.09
Adoption of a Resolution Denying an Appeal of the
Planning Commission's Approval of Site Plan Review,
SPR P-2007183, and Administrative Use Permit, AUP P-
2008110; And Approving Height Exception, HTEX P-
2008111, and Tentative Tract Map No. 69769, TTM P-
2007184; And Adoption of a CEQA Negative Declaration
Finding for the Construction of an Office Building at
8665 Hayden Place.
MEETING DATE:
AGENDA ITEM:
ATTACHMENTS
Pages
1. Resolution No. 2009-R
1-12
2. Planning Commission Resolution No. 2008-P012
13-43ATTACHMENT .1
RESOLUTION NO. 2009-R
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CULVER CITY,
CALIFORNIA, DENYING AN APPEAL OF THE PLANNING COMMISSIONS
APPROVAL OF A SITE PLAN REVIEW, SPR P-2007183, AND
ADMINISTRATIVE USE PERMIT, AUP P-2008110 THEREBY APPROVING
SAID APPLICATIONS; AND APPROVING HEIGHT EXCEPTION, HTEX P-
2008111, AND TENTATIVE TRACT MAP NO. 69769, TIM P-2007184, FOR A
ONE (1) LOT SUBDIVISION CREATING 30 OFFICE AIRSPACE
CONDOMINIUM UNITS FOR THE CONSTRUCTION OF AN OFFICE BUILDING
AT 8665 HAYDEN PLACE IN THE INDUSTRIAL GENERAL (IG) ZONE.
(Site Plan Review, SPR P-2007183)
(Administrative Use Permit, AUP P-2008110)
(Height Exception, HTEX P-2008111)
(Tentative Tract Map No. 69769, TTM P-2007184)
WHEREAS, on November 15, 2007, Greg Reitz, on behalf of ReThink Tara Green
LLC, property owner of 8665 Hayden Place, filed Site Plan Review, SPR P-2007183,
Administrative Use Permit, AUP P-2008110, Height Exception, HTEX P-2008111, and
Tentative Tract Map No. 69769, TTM P2007184, to construct a terraced / split-level 4 — 5
story 62,765 gross square foot (GSF) office building measuring between 30'-6" and 61'-9" in
height with 181 parking spaces [12 surface and 169 subterranean] on the project site
described more fully as Lot 1 of Parcel Map No. 7673, in the City of Culver City, County of
Los Angeles, State of California; and
WHEREAS, in order to implement said proposed project, approval of the following
applications is required:
1. Site Plan Review, SPR P-2007183, in order to develop the proposed project to
ensure compliance with the required standards and city ordinances and establish all onsite|101010101010101010 10
10|11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
29
Flbruary 9, 2009 Page 1ATTACHMENT 11
and offsite conditions of approval to reflect the site features and compatibility of the proposed
project with the uses on adjoining properties; and
2. Administrative Use Permit, AUP P-2008110, in order to provide 36 parking
spaces in tandem format; and
3. Height Exception, HTEX P-2008111, in order to exceed the building height for
portions of the building up to 61-9", being 18'-9" above the 43'-0" maximum height limit of the
fG Zone; and
4. Tentative Tract Map No. 69769, TIM P-2007184, in order to subdivide the site
into a one (1) lot subdivision creating a maximum of thirty (30) office airspace condominium
units; and
WHEREAS, on October 22, 2008, the Planning Commission conducted a duly noticed
public hearing on these applications, fully considering the applications, preliminary
development plans, materials board, staff report, traffic study, environmental information and
all testimony presented; and
WHEREAS, in accordance with the California Environmental Quality Act (CEQA), the
Planning Commission has determined the project will not have significant impacts on the
environment and that a Negative Declaration finding is appropriate; and
WHEREAS, following conclusion of the public discussion and thorough deliberation of
the subject matter, the Planning Commission determined by a vote of 3 to 0 that the project
would not result in significant adverse environmental impacts, that a Negative Declaration
finding was appropriate and that the Site Plan Review and Administrative Use Permit should
be conditionally approved; and that the Height Exception and Tentative Tract Map should be
conditionally approved and recommended to the City Council for approval; and
2bruary 9, 2009 Page 2|1010101010101010 10
10|11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
29ATTACHMENT 1
WHEREAS, on November 4, 2008 a timely appeal of the Planning Commission's
approval of the project was filed with the City Clerk by Randal and Donna LeBlanc; and
WHEREAS, on December 15, 2008 the City Council conducted a duly noticed public
hearing on the appeal and consideration of the Height Exception and Tentative Tract Map
requests, fully considering the application, plans, staff report, environmental information and
all testimony presented; and
WHEREAS, in accordance with the California Environmental Quality Act (CEQA), the
City Council has determined the project will not have significant impacts on the environment
and that a Negative Declaration finding is appropriate; and
WHEREAS, following conclusion of the public hearing and thorough deliberation of the
subject matter, the City Council determined by a vote of 3 to 2 to (i) deny the appeal, and
uphold the Planning Commission's approval of the Site Plan Review and Administrative Use
Permit, and, (ii) direct staff to return with the appropriate resolution adopting the CEQA
Negative Declaration and outlining the findings for approval of the Site Plan Review,
Administrative Use Permit, Height Exception, and Tentative Tract Map.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF CULVER CITY,
CALIFORNIA, RESOLVES AS FOLLOWS:
SECTION 1. Pursuant to the foregoing recitations and the provisions of the Culver
City Municipal Code (CCMC), the following findings are hereby made:
Site Plan Review, SPR P-2007183:
As outlined in CCMC Title 17, Section 17.540.020, the following required findings for a Site
Plan Review are hereby made:|101010101010101010 10
10|11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
29
F3bruary 9, 2009 Page 3ATTACHMENT 11
A. The general layout of the project, including orientation and location of
buildings, open space, vehicular and pedestrian access and circulation, parking
and loading facilities, building setbacks and heights, and other improvements
on the site, is consistent with the purpose and intent of this Chapter, the
requirements of the zoning district in which the site is located, and with all
applicable development standards and design guidelines.
The general layout of the project is consistent with the Industrial General (1G) zoning
district and the proposed project conforms to all applicable provisions of the 1G Zone,
The north and west portions of the building facing the surrounding residential
neighborhood incorporates the code required setbacks from the property line and
provides amenities such as landscaping and pedestrian walkways. These setback
features are consistent with Zoning Code standards that are intended to protect
residential neighborhoods from office development and to facilitate office projects
within industrial areas with appropriate amenities. The project provides the 179 code
required parking spaces plus 2 additional parking spaces onsite. The proposed
terraced / split-level building, with a building height varying between 30'-6" and 61'-9",
is deemed compatible with the surrounding neighborhood notwithstanding the fact it
exceeds the 43 1-0" maximum building height in the IG Zone due to its building
setbacks, architectural design and building materials. Vehicular access to the onsite
parking is via a fire lane roadway from the westerly terminus of the Hayden Place cul-
de-sac and then northerly along the roadway to the site. The proposed structure is
well designed for vehicular and pedestrian access to the office use of the site, the
surface parking area and the subterranean parking area with elevators and stairs.
The loading area for the project is within the surface parking area as permitted by the
CCMC.
B. The architectural design of the structure and the materials and colors are
compatible with the scale and character of surrounding development and other
improvements on the site and are consistent with the purpose and intent of this
Chapter, the requirements of the zoning district in which the site is located, and
with all applicable development standards and design guidelines.
The proposed terraced / split-level office building will be 61'-9" at the highest point and
will have a terraced design so as to step the building away from the adjoining
residential neighborhood to the north and west. By stepping the building back and by
providing varying building setbacks along all of the building frontages, the project's
impacts to the residential neighborhood are lessened thereby making the project more
compatible with the residential neighborhood. The building frontage along Higuera
Street has a setback that allows for both onsite and offsite landscaping so as to further
screen the project from the adjoining residential neighborhood.
The proposed project is an architecturally modern building making use of a variety of
building materials including wood, metal, concrete and glass. The design incorporates
environmentally friendly and energy efficient building elements including roof top|101010101010101010 10
10|11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
29
f4bruary 9, 2009 Page 4ATTACHMENT 1
photovoltaic solar panels, green screening walls and green roof areas. All of these
elements once combined provide an architectural relief and visual interest to the
building elevations. Public artwork, in compliance with the City's Art in Public Places
program, is proposed to be incorporated along the building facades.
The building materials noted above, along with the environmentally friendly design
features, will provide for an architectural style and color scheme that will complement
existing development in the area.
C. The landscaping, including the location, type, size, color, texture, and coverage
of plant materials, provisions for irrigation, and protection of landscape
elements has been designed to create visual relief, complement structures, and
provide an attractive environment and is consistent with the purpose and intent
of this Chapter, the requirements of the zoning district in which the site is
located ,and with all applicable development standards and design guidelines.
The proposed landscaping meets all zoning code requirements providing visual relief
and enhancing sustainability goals. More specifically, the onsite landscape features
include ground cover, shrubs, trees and "green" building designs to provide a visual
screen of the building to the surrounding residential uses. This will be amplified by the
additional landscaping within the Higuera Street public right of way as part of the
landscape maintenance district which will further add to the visual enhancement of the
project's image to the surrounding residential uses. Overall, the onsite and offsite
landscaping will complement the modern style of architecture, soften the massing of
the proposed building and improve the visual image of the project from the adjoining
residential neighborhood.
D. The design and layout of the proposed project will not interfere with the use and
enjoyment of neighboring existing or future development, will not result in
vehicular or pedestrian hazards, and will be in the best interest of the public
health, safety, and general welfare.
The proposed location of the office project will not result in conflicts with uses in the
existing adjacent residential neighborhood and industrial area. Access to the surface
parking lot and subterranean garage shall be through the fire lane easement roadway
from the westerly terminus of the Hayden Place cul-de-sac and then northerly to the
site. Access to the subterranean parking garage shall be via a two-way onsite
driveway. No private vehicle access shall be permitted from the fire lane emergency
drive approach along the Higuera Street frontage. Vehicles entering the site shall be
provided with adequate maneuvering along the fire lane easement roadway and within
the site itself.
The project shall provide adequate parking on the site and the traffic generated by the
project is not anticipated to cause any significant impact to the existing or projected
traffic levels in the area. The vehicle and pedestrian access features, along with the
I|1010101010101010 10
10|11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
29
F5bruary 9, 2009 Page 5ATTACHMENT 1
more than adequate onsite parking, shall lessen the possibility of interference with the
use and enjoyment of adjacent residential and industrial areas and future development
and shall reduce the possibility of vehicular or pedestrian hazards.
E. 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 streets, traffic control devices,
sewers, storm drains, parkways, sidewalks, street lights, street trees, fire protection
devices and other public utilities are provided for adequately as confirmed by the City
agencies that reviewed the project during the interdepartmental review process.
F. The proposed project is consistent with the General Plan and any applicable
specific plan.
The proposed project is consistent with the General Plan Land Use Element in that the
project will provide for the revitalization of an industrial building through new
development of a currently under utilized building, which is consistent with objectives
of that Element. The project will also provide for new office condominium spaces and
employment opportunities along a section of Hayden Place that is lacking in such
prospects, furthering the intent of General Plan Land Use Policy 6.B that focuses on
commercial / office development that encourages intensities and qualities of
commercial / office uses that are sensitive to their locations.
The project as proposed will incorporate design features such as varying setbacks and
terraced building heights from the adjacent residential properties to the north and west
of the site. The residential uses north of the site are separated by a public street with
right-of-way landscaping which provides a landscaped buffer between the site and the
surrounding residential properties, thereby providing a transition from the residential
properties to the office property. These design features are consistent with General
Plan Land Use Policy 16.0 that encourages compatible commercial / office uses
adjacent to residential lots through conditional expansion. The project site will
incorporate offsite improvements such as new curb, gutter, sidewalk, and street trees.
Such office development and offsite improvements furthers the intent of General Plan
Land Use Policy 6.1 that calls for the planning of streetscape improvements such as
street trees and landscaping and façade improvements along commercial / office
corridors.
The proposed project design makes extensive use of green design elements such as
a green screen and green roof components as well as general landscaping throughout
the site. Planted roof areas are intended to provide ecological benefits such as
cooling, cleaning and humidifying the surrounding air, retaining and reducing storm|101010101010101010 10
10|11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
29
F6bruary 9, 2009 Page 6ATTACHMENT
water run-off, and improving the thermal insulation of the roof itself, thereby mitigating
the effects of "urban heat islands". These green design features are consistent with
General Plan Open Space Element Objective 5 that calls for the extension of the
City's park-like qualities into business districts through urban design improvements.
Overall the project is compatible with the surrounding area in that the proposed office
development is located along Hayden Place, an established office and industrial
portion of the City. The General Plan designation for the subject property is Industrial,
which permits the proposed office use to which patrons travel primarily by car. Office
uses are located throughout the industrial park to the east and south of the site.
Administrative Use Permit, AUP P-2008110:
As outlined in CCMC Title 17, Section 17.530.020, the following required findings for an
Administrative Use Permit are hereby made:
A. The proposed use is allowed within the subject zoning district with the approval
of an Administrative Use Permit and complies with all applicable provision of
this Title and CCMC.
The existing Industrial General (1G) zoning designation of the site allows the proposed
use of tandem parking subject to an Administrative Use Permit as outlined in CCMC
Section 17.320.035.C.1.b, and the proposed tandem parking layout complies with all
applicable provisions regarding parking design and layout guidelines. Each stall is
nine feet (9'-0") in width and thirty six feet (36'-0") in depth for a maximum of two (2)
tandem parking spaces. A proper aisle width is also provided.
B. The proposed use is consistent with the General Plan and any applicable
Specific Plan.
The proposed use of tandem parking to facilitate in the development of an office use is
consistent with the "Industrial" General Plan Land Use designation of the site which
allows a range of industrial and office uses. Each pair of tandem parking spaces shall
be leased to the same tenant and thereby will facilitate the full use of the office
condominium project.
C. The design, location, size and operating characteristics of the proposed use are
compatible with the existing and future land use in the vicinity of the subject
site.
The proposed use, design, location, size and operating characteristics of the tandem
parking spaces will not have an impact on adjacent uses and are therefore compatible
with the existing and future office land uses in the vicinity of the subject site. Each pair
of tandem parking spaces shall be assigned to the same tenant and thereby will
facilitate the full use of the office condominium project without requiring a parking valet
or attendant. Further, each pair of two (2) tandem parking spaces shall measure nine
I|1010101010101010 10
10|11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
29
abruary 9, 2009 Page 7ATTACHMENT 1
feet (9'-0") in width by thirty six feet (36'-0") in depth, sufficient for two (2) vehicles to
maneuver into and out of said spaces.
D. The subject site is physically suitable for the type and intensity of use being
proposed, including access, compatibility with adjoining land uses, shape, size,
provision of utilities and the absence of physical constraints.
The generally flat configuration of the parking areas, the vehicular access to the site
from the fire lane easement roadway, the adequate design of the ramp to/from the
subterranean parking where the tandem parking is to be located, and the proposed
onsite parking configuration is physically suitable to accommodate tandem parking.
The tandem parking is compatible with the proposed office use and shall not require a
parking valet or attendant. The tandem parking will not impact any utilities and there
are no physical constraints that would prevent the use of tandem parking.
E. The establishment, maintenance or operation of the proposed use will not be
detrimental to the public interest, health, safety or general welfare or injurious
to persons, property or improvements in the vicinity and zoning district in which
the property is located.
The establishment of tandem parking on the site subject to the conditions of approval
will not be detrimental to the public interest, health, safety or general welfare or
injurious to persons, property or improvements in the surrounding industrial zoning
district or vicinity since said tandem parking will not generate any onsite or offsite
impacts_
Height Exception, HTEX P-2008111:
As outlined in CCMC Title 17, Section 1730(1025.C., the following findings for a Height
Exception are hereby made:
1. The proposed height of the office building is between 30'-6" and 61'-9". Consequently,
the applicant has requested an exception to the 43'-0" maximum height pursuant to
CCMC Section 17.300.025.C., which permits the City Council to establish a maximum
building height for new construction in Redevelopment Project Component Area #3,
consistent with the DFD. The applicant has requested the CCRA adopt a DFD for the
proposed project site.
The project design has taken into consideration privacy impacts to adjacent residential
uses. The building is a minimum of 100 feet from homes on Higuera and the west
side of Lucerne minimizing any views into these homes or yards. The western façade
of the building is adjacent to three homes on the east side of Lucerne. The windows
on the west side of the building are few and set high so that views into the neighboring
yards are constrained.|101010101010101010 10
10|11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
29
F8bruary 9, 2009 Page 8ATTACHMENT 1
3. As outlined in the architectural plans, an analysis of the anticipated shade and shadow
footprint of the proposed building throughout the year has been prepared. The
analysis concludes that there will be no significant impact onto any of the adjoining
buildings resulting from the additional height.
4. The proposed building will not be in the view shed of any residential uses and
therefore will not result in any view blockage from adjacent properties.
5. The majority of the proposed building is at or below the 43 foot height limit of the IG
zone. The portion of the building that rises to a proposed 61-9" is located away from
the sensitive residential receptors and more appropriately towards the
commercial/industrial uses on Hayden Place. The building measures a maximum
height of 32 feet along the residential perimeter on the Higuera (north) side and 30.5
feet along the residential perimeter on the Lucerne (west) side. This height of the
building in this location is consistent with the 30 foot height limit in the surrounding R-2
residential zone. In addition, the building is setback up to 24 feet directly abutting the
residential uses on Lucerne.
6. The massing of the proposed building includes a terraced / split-level design with
varying building setbacks pulling the height away from the adjoining residential uses
and more appropriately towards the commercial / industrial uses. The proposed
building materials, colors and finishes are intended to create a building appearance
that is sensitive to the nature of the adjoining residential uses, including the extensive
use of wood paneling on those portions of the building facing residential uses.
Tentative Tract Map No. 69769, TTM P-2007184:
As outlined in CCMC Title 15, Section 15.10.265, the following required findings for a
Tentative Tract Map are hereby made:
A. The proposed map is consistent with the General Plan.
The proposed tentative tract map is consistent with the General Plan Land Use
Element in that the proposed office subdivision will provide for the revitalization of an
industrial site through new development, which is consistent with General Plan Land
Use Objective 6 of that Element. This subdivision will also provide for new office
condominium spaces and employment opportunities along a section of Hayden Place,
furthering the intent of General Plan Land Use Policy 6.B that focuses on commercial /
office development which encourages intensities and qualities of commercial / office
uses that are sensitive to their locations. The proposed condominium subdivision will
create several office condominiums on one lot of adequate size, dimensions and
accessibility that is capable of sustaining such a development, thereby being
consistent with the City's vision for office development that is balanced with the|101010101010101010 10|•0
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
29
abruary 9, 2009 Page 91|1010101010101010 10
10|11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
29
ATTACHMENT
characteristics of adjacent businesses, residential neighborhoods and local and
regional streets and arterials.
B. The design of the proposed subdivision is consistent with the General Plan.
The design of the proposed office condominium subdivision is consistent with the
General Plan Land Use Element as indicated above and with the Zoning Code
development standards for office developments. The project design incorporates
features such as progressively increased setbacks from the adjacent residential
properties to make it more compatible with them and is consistent with General Plan
Land Use Policy 6.B that focuses on commercial / office development which
encourages intensities and qualities of commercial / office uses that are sensitive to
their locations.
The office building frontage along Higuera Street will vary in setback to allow for
pedestrian amenities such as landscaping and paved walkways. The project site will
incorporate offsite improvements such as new curb, gutter, sidewalk, and street trees.
Such office frontage setbacks and onsite and offsite improvements further the intent of
General Plan Land Use Policy 6.1 that calls for the planning of streetscape
improvements such as street trees and landscaping and facade improvements along
established corridors. The proposed project design makes extensive use of green
building elements on the sides of the building and is designed with a planted roof.
This roof will support hardy plants to minimize maintenance and water requirements.
Planted patio areas and a courtyard consisting of various vegetation and plant
materials will be located onsite. Planted roof areas are intended to provide ecological
benefits such as cooling and humidifying the surrounding air, retaining and reducing
storm water run-off and improving the thermal insulation of the roof itself, thereby
mitigating the effects of "urban heat islands". These green design features are
consistent with General Plan Open Space Element Objective 5 that calls for the
extension of the City's park-like qualities into business districts through urban design
improvements.
C. The site is physically suitable for the type of development.
The site is physically suitable for the proposed office subdivision in that the project
complies with all zoning standards and the proposed structure shall meet all
applicable development standards. The project is terraced and split-level so as to
provide for setbacks that make way for landscaping amenities as allowed in the
CCMC. The site accommodates the 181 parking spaces which include the 179
required parking spaces and an additional 2 parking spaces that are "extra". The
proposed office uses are allowed in the IG Zone. The site can accommodate the
above described project features without the need for variances, but does require a
Height Exception application approval.
D. The site is physically suitable for the proposed density of development.
Fi glary 9, 2009 Page 10ATTACHMENT 11
The site is physically suitable for the density / massing of the proposed project in that
the site can accommodate the multi-story 62,765 GSF office condominium structure
without creating significant impacts on neighboring properties. The site is able to
locate all 181 parking spaces onsite in both a subterranean garage and surface
parking area while meeting all the Zoning Code development standards that apply in
the 1G Zone.
E. The design of the subdivision is not likely to cause substantial environmental
damage or substantially and avoidably injure fish or wildlife or their habitat.
The proposed office condominium tentative tract map subdivision, together with the
onsite and offsite improvements, shall not cause any known environmental damage
and shall not damage any fish and/or wildlife habitats because such habitats do not
exist on or near the site. The site is currently developed with a vacant industrial
building, thus not serving any known habitat for fish or other wildlife. The one lot
subdivision for office condominium purposes will occur on an existing land parcel and
will not result in any new land parcels or physical divisions of existing office and
residential neighborhoods. With "green" and photovoltaic roof top features, the
physical design of the subdivision will act to lessen any potential environmental
impacts and the green screens, planted roof tops and onsite / offsite landscaping will
provide new habitats for flora and small insects.
F. The design of the subdivision is not likely to cause serious public health
problems.
The proposed office condominium tentative tract map subdivision, together with the
onsite and offsite improvements, shall not cause any known serious public health
problems because all applicable subdivision and zoning code development standards
shall be met, and the applicant is required to meet all of the conditions of approval that
the reviewing agencies of the City, such as the Fire Prevention Division, Planning
Division, Building Safety Division and the Engineering Division, have recommended
for the project. The office use proposed for this subdivision is consistent with the land
uses allowed in the IG Zone.
G. The design of the subdivision will not conflict with easements, acquired by the
public at large, for access through or use of, property within the proposed
subdivision.
The proposed office condominium tentative tract map subdivision and the onsite and
offsite improvements shall not conflict with any existing and/or proposed easements.
Some of the existing utility easements are to be relocated as part of this project and —
once relocated — shall not affect public right-of-way access requirements or placement
of utilities within the public right-of-way at either above surface, surface or below
surface areas.|101010101010101010 10
10|11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
29
Ftluary 9, 2009 Page 11MARTIN R. COLE, City Clerk )(Obi_ SCH AB, C1t Attorney
ATTACHMENT 1
2008111, and Tentative Tract Map No. 69769, TIM P-2007184, subject to all of the
conditions of approval as outlined in Planning Commission Resolution No. 2008-P012.
APPROVED and ADOPTED this day of February 2009.
D. SCOTT MALSIN, Mayor
City of Culver City, California|1010101010101010
10|11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
29
Page 12
12
February 9, 2009ATTACHMENT 2
RESOLUTION NO. 2008-P012
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
CULVER CITY, CALIFORNIA, APPROVING SITE PLAN REVIEW, SPR
P-2007183, AND ADMINISTRATIVE USE PERMIT, AUP P-2008110, AND
RECOMMENDING TO THE CITY COUNCIL APPROVAL OF HEIGHT
EXCEPTION, HTEX P-2008111, AND TENTATIVE TRACT MAP NO. 69769,
TIM P-2007184, FOR A ONE (1) LOT SUBDIVISION CREATING 30 OFFICE
AIRSPACE CONDOMINIUM UNITS FOR THE CONSTRUCTION OF AN
OFFICE BUILDING AT 8665 HAYDEN PLACE IN THE INDUSTRIAL GENERAL
(IC) ZONE.
(Site Plan Review, SPR P-2007183)
(Administrative Use Permit, AUP P-2008110)
(Height Exception, HTEX P-2008111)
(Tentative Tract Map No. 69769, TTM P-2007184)
WHEREAS, on November 15, 2007, Greg Reitz, on behalf of ReThink Tara Green
LLC, property owner of 8665 Hayden Place, filed Site Plan Review, SPR P-2007183,
Administrative Use Permit, AUP P-2008110, Height Exception, HTEX P-2008111, and
Tentative Tract Map No_ 69769, TIM P2007184, to construct a terraced / split-level 4 — 5
story 62,765 gross square foot (GSF) office building measuring between 30'-6" and 61 1-9" in
height with 181 parking spaces [12 surface and 169 subterranean] on the project site
described more fully as Lot 1 of Parcel Map Na. 7673, in the City of Culver City, County of
Los Angeles, State of California; and
WHEREAS, in order to implement said proposed project, approval of the following
applications is required:
1_ Site Plan Review, SPR P-2007183, in order to develop the proposed project to
ensure compliance with the required standards and city ordinances and establish all onsite
13
October 22, 2008 Pagel 2008-P012|1010101010101010 10
10|11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
29ATTACHMENT 2
and offsite conditions of approval to reflect the site features and compatibility of the
proposed project with the uses on adjoining properties; and
2. Administrative Use Permit, AUP P-2008110, in order to provide 36 parking
spaces in tandem format; and
3. Height Exception, HTEX P-2008111, in order to exceed the building height for
portions of the building up to 61'-9", being 18'9 above the 43'-0" maximum height limit of the
iG Zone; and
4. Tentative Tract Map No. 69769, TIM P-2007184, in order to subdivide the site
into a one (1) lot subdivision creating a maximum of thirty (30) office airspace condominium
units; and
WHEREAS, on October 22, 2008, the Planning Commission conducted a duly noticed
public hearing on these applications, fully considering the applications, preliminary
development plans, materials board, staff report, traffic study, environmental information and
all testimony presented; and
WHEREAS, in accordance with the California Environmental Quality Act (CEQA), the
Planning Commission has determined the project will not have significant impacts on the
environment and that a Negative Declaration finding is appropriate; and
WHEREAS, following conclusion of the public discussion and thorough deliberation of
the subject matter, the Planning Commission determined by a vote of 3 to 0 that the project
would not result in significant adverse environmental impacts, that a Negative Declaration
finding was appropriate and that the Site Plan Review and Administrative Use Permit should
be conditionally approved; and that the Height Exception and Tentative Tract Map should be
14
October 22, 2008 Page 2 2008-P012
I|10101010101010 10
10|11
12
13
14
15
18
17
18
19
20
21
22
23
24
25
26
27
28
29ATTACHMENT 2
conditionally approved and recommended to the City Council for approval 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 the Culver
City Municipal Code (CCMC), the following findings are hereby made:
Site Plan Review, SPR P-2007183!
As outlined in CCMC Title 17, Section 17.540.020, the following required findings for a Site
Plan Review are hereby made:
A. The general layout of the project, including orientation and location of
buildings, open space, vehicular and pedestrian access and circulation, parking
and loading facilities, building setbacks and heights, and other improvements
on the site, is consistent with the purpose and intent of this Chapter, the
requirements of the zoning district in which the site is located, and with all
applicable development standards and design guidelines.
The general layout of the project is consistent with the Industrial General (IG) zoning
district and the proposed project conforms to all applicable provisions of the 1G Zone.
The north and west portions of the building facing the surrounding residential
neighborhood incorporates the code required setbacks from the property line and
provides amenities such as landscaping and pedestrian walkways. These setback
features are consistent with Zoning Code standards that are intended to protect
residential neighborhoods from office development and to facilitate office projects
within industrial areas with appropriate amenities. The project provides the 179 code
required parking spaces plus 2 additional parking spaces onsite. The proposed
terraced / split-level building, with a building height varying between 30'-6" and 6V-9",
is deemed compatible with the surrounding neighborhood notwithstanding the fact it
exceeds the 43'-0" maximum building height in the 1G Zone due to its building
setbacks, architectural design and building materials. Vehicular access to the onsite
parking is via a fire lane roadway from the westerly terminus of the Hayden Place cut-
de-sac and then northerly along the roadway to the site. The proposed structure is
well designed for vehicular and pedestrian access to the office use of the site, the
surface parking area and the subterranean parking area with elevators and stairs.
The loading area for the project is within the surface parking area as permitted by the
CCMC.
B.
The architectural design of the structure and the materials and colors are
compatible with the scale and character of surrounding development and other
15
October 22, 2008 Page 3 2008-P012
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
292|10101010101010 10
10|11
12
13
15
16
17
18
19
20
21
22
23
24
25
26
27
28
29
ATTACHMENT 2
improvements on the site and are consistent with the purpose and intent of this
Chapter, the requirements of the zoning district in which the site is located, arid
with all applicable development standards and design guidelines.
The proposed terraced I split-level office building will be 61`-9" at the highest point and
will have a terraced design so as to step the building away from the adjoining
residential neighborhood to the north and west. By stepping the building back and by
providing varying building setbacks along all of the building frontages, the project's
impacts to the residential neighborhood are lessened thereby making the project more
compatible with the residential neighborhood. The building frontage along Higuera
Street has a setback that allows for both onsite and offsite landscaping so as to
further screen the project from the adjoining residential neighborhood.
The proposed project is an architecturally modern building making use of a variety of
building materials including wood, metal, concrete and glass. The design
incorporates environmentally friendly and energy efficient building elements including
roof top photovoltaic solar panels, green screening walls and green roof areas. All of
these elements once combined provide an architectural relief and visual interest to the
building elevations. Public artwork, in compliance with the City's Art in Public Places
program, is proposed to be incorporated along the building facades.
The building materials noted above, along with the environmentally friendly design
features, will provide for an architectural style and color scheme that will complement
existing development in the area.
C. The landscaping, including the location, type, size, color, texture, and coverage
of plant materials, provisions for irrigation, and protection of landscape
elements has been designed to create visual relief, complement structures, and
provide an attractive environment and is consistent with the purpose and intent
of this Chapter, the requirements of the zoning district in which the site is
located ,and with all applicable development standards and design guidelines.
The proposed landscaping meets all zoning code requirements providing visual relief
and enhancing sustainability goals. More specifically, the onsite landscape features
include ground cover, shrubs, trees and "green" building designs to provide a visual
screen of the building to the surrounding residential uses. This will be amplified by
the additional landscaping within the Higuera Street public right of way as part of the
landscape maintenance district which will further add to the visual enhancement of the
project's image to the surrounding residential uses. Overall, the onsite and offsite
landscaping will complement the modern style of architecture, soften the massing of
the proposed building and improve the visual image of the project from the adjoining
residential neighborhood.
D. 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
16
October 22, 2008 Page 4 2008-P012ATTACHMENT 2|1010|health, safety, and general welfare.
vehicular or pedestrian hazards, and will be in the best interest of the public|1010|The proposed location of the office project will not result in conflicts with uses in the|109| existing adjacent residential neighborhood and industrial area Access to the surface|1010| parking lot and subterranean garage shall be through the fire lane easement roadway
from the westerly terminus of the Hayden Place cul-de-sac and then northerly to the|1010| site. Access to the subtenanean parking garage shall be via a two-way on site
driveway. No private vehicle access shall be permitted from the fire lane emergency|109| drive approach along the Higuera Street frontage. Vehicles entering the site shall be|109| provided with adequate maneuvering along the fire lane easement roadway and within
the site itself.
a
The project shall provide adequate parking on the site and the traffic generated by the|10 10|project is not anticipated to cause any significant impact to the existing or projected
traffic levels in the area. The vehicle and pedestrian access features, along with the
more than adequate onsite parking, shall lessen the possibility of interference with the
11 use and enjoyment of adjacent residential and industrial areas• and future
12 development and shall reduce the possibility of vehicular or pedestrian hazards
13 E. The existing or proposed public facilities necessary to accommodate the
14
proposed project (e.g., fire protection devices, parkways, public utilities,
sewers, sidewalks, storm drains, street lights, traffic control devices, and the
15
width and pavement of adjoining streets and alleys) will be available to serve
the subject site.
16
17
The existing and proposed public service facilities necessary to accommodate the
project such as the width and pavement of the adjoining streets, traffic control
18 devices, sewers, storm drains, parkways, sidewalks, street fights, street trees, fire
19
protection devices and other public utilities are provided for adequately as confirmed
by the City agencies that reviewed the project during the interdepartmental review
20 process_
21
F. The proposed project is consistent with the General Plan and any applicable
22 specific plan.
23
The proposed project is consistent with the General Plan Land Use Element in that
the project will provide for the revitalization of an industrial building through new
24
development of a currently under utilized building, which is consistent with objectives
25
of that Element. The project will also provide for new office condominium spaces and
employment opportunities along a section of Hayden Place that is lacking in such
26 prospects, furthering the intent of General Plan Land Use Policy 6.B that focuses on
27
commercial I office development that encourages intensities and qualifies of
commercial I office uses that are sensitive to their locations_
28
29
17
October 22, 2008 Page 5 2008-P012ATTACHMENT 2
The project as proposed will incorporate design features such as varying setbacks
and terraced building heights from the adjacent residential properties to the north and
west of the site. The residential uses north of the site are separated by a public street
with right-of-way landscaping which provides a landscaped buffer between the site
and the surrounding residential properties, thereby providing a transition from the
residential properties to the office property. These design features are consistent with
General Plan Land Use Policy 16.0 that encourages compatible commercial / office
uses adjacent to residential lots through conditional expansion. The project site will
incorporate offsite improvements such as new curb, gutter, sidewalk, and street trees.
Such office development and offsite improvements furthers the intent of General Plan
Land Use Policy 6.1 that calls for the planning of streetscape improvements such as
street trees and landscaping and facade improvements along commercial I office
corridors.
The proposed project design makes extensive use of green design elements such as
a green screen and green roof components as well as general landscaping
throughout the site. Planted roof areas are intended to provide ecological benefits
such as cooling, cleaning and humidifying the surrounding air, retaining and reducing
storm water run-off, and improving the thermal insulation of the roof itself, thereby
mitigating the effects of "urban heat islands". These green design features are
consistent with General Plan Open Space Element Objective 5 that calls for the
extension of the City's park-like qualities into business districts through urban design
improvements.
Overall the project is compatible with the surrounding area in that the proposed office
development is located along Hayden Place, an established office and industrial
portion of the City. The General Plan designation for the subject property is Industrial,
which permits the proposed office use to which patrons travel primarily by car. Office
uses are located throughout the industrial park to the east and south of the site.
Administrative Use Permit, AUP P-2008110:
As outlined in CCMC Title 17, Section 17.530.020, the following required findings for an
Administrative Use Permit are hereby made:
A. The proposed use is allowed within the subject zoning district with the approval
of an Administrative Use Permit and complies with all applicable provision of
this Title and CCMC.
The existing Industrial General (1G) zoning designation of the site allows the proposed
use of tandem parking subject to an Administrative Use Permit as outlined in CCMC
Section 17.320.035.C.1.b, and the proposed tandem parking layout complies with all
applicable provisions regarding parking design and layout guidelines. Each stall is
nine feet (9'-0") in width and thirty six feet (36'-O ff) in depth for a maximum of two (2)
tandem parking spaces. A proper aisle width is also provided.
18
October 22, 2008 Page 6 2008-P012|10101010101010 10
10|11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
29ATTACHMENT 2
B. The proposed use is consistent with the General Plan and any applicable
Specific Plan.|1010|The proposed use of tandem parking to facilitate in the development of an office use|109| is consistent with the "industriar General Plan Land Use designation of the site which|109| allows a range of industrial and office uses. Each pair of tandem parking spaces shall
be leased to the same tenant and thereby will facilitate the full use of the office|109| condominium project_|1010|C. The design, location, size and operating characteristics of the proposed use are
compatible with the existing and future land use in the vicinity of the subject
site.|1010|The proposed use, design, location, size and operating characteristics of the tandem|10 10|parking spaces will not have an impact on adjacent uses and are therefore compatible
with the existing and future office land uses in the vicinity of the subject site. Each
pair of tandem parking spaces shall be assigned to the same tenant and thereby will
11
facilitate the full use of the office condominium project without requiring a parking
12
valet or attendant. Further, each pair of two (2) tandem parking spaces shall measure
nine feet (9' .-0") in width by thirty six feet (36'-0") in depth, sufficient for two (2)
vehicles to maneuver into and out of said spaces.
14
D. The subject site is physically suitable for the type and intensity of use being
15 proposed, including access, compatibility with adjoining land uses, shape, size,
16 provision of utilities and the absence of physical constraints.
17 The generally flat configuration of the parking areas, the vehicular access to the site
from the fire lane easement roadway, the adequate design of the ramp to/from the
18 subterranean parking where the tandem parking is to be located, and the proposed
19 onsite parking configuration is physically suitable to accommodate tandem parking.
The tandem parking is compatible with the proposed office use and shall not require a
20 parking valet or attendant_ The tandem parking will not impact any utilities and there
21 are no physical constraints that would prevent the use of tandem parking.
22
E. The establishment, maintenance or operation of the proposed use will not be
detrimental to the public interest, health, safety or general welfare or injurious
23 to persons, property or improvements in the vicinity and zoning district in which
24 the property is located.
25 The establishment of tandem parking on the site subject to the conditions of approval
26 will not be detrimental to the public interest, health, safety or general welfare or
injurious to persons, property or improvements in the surrounding industrial zoning
27 district or vicinity since said tandem parking will not generate any onsite or offsite
impnric.
26
29
19
October 22, 2008 Page 7 2008-P012ATTACHMENT 2|1010|Height Exception, HTEX P-2008111:
As outlined in CCMC Title 17, Section 17.300_025.C., the following findings for a Height
Exception are hereby made:|1010|1. The proposed height of the office building is between 30'-6" and 61-9".
Consequently, the applicant has requested an exception to the 43'-0" maximum
height pursuant to CCMC Section 17.300.025.C_, which permits the City Council to
establish a maximum building height for new construction in Redevelopment Project
Component Area #3, consistent with the DFD. The applicant has requested the
CCRA adopt a DFD for the proposed project site.
2. The project design has taken into consideration privacy impacts to adjacent
residential uses. The building is a minimum of 100 feet from homes on Higuera and
the west side of Lucerne minimizing any views into these homes or yards. The
western façade of the building is adjacent to three homes on the east side of Lucerne.
The windows on the west side of the building are few and set high so that views into
the neighboring yards are constrained.
3. As outlined in the architectural plans, an analysis of the anticipated shade and
shadow footprint of the proposed building throughout the year has been prepared.
The analysis concludes that there will be no significant impact onto any of the
adjoining buildings resulting from the additional height|101010101010 10
10|11
12
13
14
15
4. The proposed building will not be in the view shed of any residential uses and
therefore will not result in any view blockage from adjacent properties.
5. The majority of the proposed building is at or below the 43 foot height limit of the 1G
zone_ The portion of the building that rises to a proposed 61-9" is located away from
the sensitive residential receptors and more appropriately towards the
commercial/industrial uses on Hayden Place. The building measures a maximum
height of 32 feet along the residential perimeter on the Higuera (north) side and 30.5
feet along the residential perimeter on the Lucerne (west) side. This height of the
building in this location is consistent with the 30 foot height limit in the surrounding R-
2 residential zone. in addition, the building is setback up to 24 feet directly abutting
the residential uses on Lucerne.
16
17
18
19
20
21
22
23
6. The massing of the proposed building includes a terraced / split-level design with
varying building setbacks pulling the height away from the adjoining residential uses
and more appropriately towards the commercial / industrial uses. The proposed
building materials, colors and finishes are intended to create a building appearance
that is sensitive to the nature of the adjoining residential uses, including the extensive
use of wood paneling on those portions of the building facing residential uses_
24
25
26
27
28
29
20
October 22, 2008 Page 8 2008-P012ATTACHMENT 2
Tentative Tract Map No. 69769 TIM P-2007184:
As outlined in CCMC Title 15, Section 15.10_265, the following required findings for a
Tentative Tract Map are hereby made:
A. The proposed map is consistent with the General Plan.
The proposed tentative tract map is consistent with the General Plan Land Use
Element in that the proposed office subdivision will provide for the revitalization of an
industrial site through new development, which is consistent with General Plan Land
Use Objective 6 of that Element. This subdivision will also provide for new office
condominium spaces and employment opportunities along a section of Hayden Place,
furthering the intent of General Plan Land Use Policy 6.B that focuses on commercial
/ office development which encourages intensities and qualities of commercial / office
uses that are sensitive to their locations. The proposed condominium subdivision will
create several office condominiums on one lot of adequate size, dimensions and
accessibility that is capable of sustaining such a development, thereby being
consistent with the City's vision for office development that is balanced with the
characteristics of adjacent businesses, residential neighborhoods and local and
regional streets and arterials.
IEL The design of the proposed subdivision is consistent with the General Plan.
The design of the proposed office condominium subdivision is consistent with the
General Plan Land Use Element as indicated above and with the Zoning Code
development standards for office developments. The project design incorporates
features such as progressively increased setbacks from the adjacent residential
properties to make it more compatible with them and is consistent with General Plan
Land Use Policy 6.B that focuses on commercial / office development which
encourages intensities and qualities of commercial / office uses that are sensitive to
their locations.
The office building frontage along Higuera Street will vary in setback to allow for
pedestrian amenities such as landscaping and paved walkways. The project site will
incorporate offsite improvements such as new curb, gutter, sidewalk, and street trees.
Such office frontage setbacks and onsite and offsite improvements further the intent
of General Plan Land Use Policy 6.1 that calls for the planning of streetscape
improvements such as street trees and landscaping and façade improvements along
established corridors. The proposed project design makes extensive use of green
building elements on the sides of the building and is designed with a planted roof.
This roof will support hardy plants to minimize maintenance and water requirements.
Planted patio areas and a courtyard consisting of various vegetation and plant
materials will be located onsite. Planted roof areas are intended to provide ecological
benefits such as cooling and humidifying the surrounding air, retaining and reducing
storm water run-off and improvin g the thermal insulation of the roof itself, thereby
mitigating the effects of 'urban heat islands'. These green design features are
consistent with General Plan Open Space Element Objective 5 that calls for the|101010101010101010 10|/0
11
12
13
14
15
/6
17
18
19
20
21
22
23
24
25
96
27
28
29
21
October 22, 2008 Page 9 2008-P012ATTACHMENT 2
extension of the City's park-like qualities into business districts through urban design
improvements.
C The site is physically suitable for the type of development.
The site is physically suitable for the proposed office subdivision in that the project
complies with all zoning standards and the proposed structure shall meet all
applicable development standards. The project is terraced and split-level so as to
provide for setbacks that make way for landscaping amenities as allowed in the
CCMC. The site accommodates the 181 parking spaces which include the 179
required parking spaces and an additional 2 parking spaces that are 'extra'. The
proposed office uses are allowed in the IG Zone. The site can accommodate the
above described project features without the need for variances, but does require a
Height Exception application approval.
10
D. The site is physically suitable for the proposed density of development
11 The site is physically suitable for the density I massing of the proposed project in that
the site can accommodate the multi-story 62,765 GSF office condominium structure
12
without creating significant impacts on neighboring properties. The site is able to
13 locate all 181 parking spaces onsite in both a subterranean garage and surface
parking area while meeting all the Zoning Code development standards that apply in
14
the 1G Zone_
15
E. The design of the subdivision is not likely to cause substantial environmental
damage or substantially and avoidably injure fish or wildlife or their habitat
17
The proposed office condominium tentative tract map subdivision, together with the
onsite and offsite improvements, shall not cause any known environmental damage
and shall not damage any fish and/or wildlife habitats because such habitats do not
19 exist on or near the site The site is currently developed with a vacant industrial
20 building, thus not serving any known habitat for fish or other wildlife. The one lot
subdivision for office condominium purposes will occur on an existing land parcel and
21 will not result in any new land parcels or physical divisions of existing office and
residential neighborhoods With "green" and photovoltaic roof top features, the
22
physical design of the subdivision will act to lessen any potential environmental
23 impacts and the green screens, planted roof tops and onsite / offsite landscaping will
provide new habitats for flora and small insects.
24
25
F. The design of the subdivision is not likely to cause serious public health
problems.
26
27 The proposed office condominium tentative tract map subdivision, together with the
onsite and offsite improvements, shall not cause any known serious public health
28 problems because all applicable subdivision and zoning code development standards
shall be met, and the applicant is required to meet all of the conditions of approval
29|10101010101010|22
October 22, 2008 Page 10 2008-P012ATTACHMENT 2
that the reviewing agencies of the City, such as the Fire Prevention Division, Planning
Division, Building Safety Division and the Engineering Division, have recommended
for the project. The office use proposed for this subdivision is consistent with the land
uses allowed in the 1G Zone_
G. The design of the subdivision will not conflict with easements, acquired by the
public at large, for access through or use of, property within the proposed
subdivision.
The proposed office condominium tentative tract map subdivision and the onsite and
offsite improvements shall not conflict with any existing and/or proposed easements.
Some of the existing utility easements are to be relocated as part of this project and —
once relocated — shall not affect public right-of-way access requirements or placement
of utilities within the public right-of-way at either above surface, surface or below
surface areas.
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-2007183, and Administrative Use Permit, AUP P-2008110; and hereby recommends to
the City Council for approval Height Exception, HTEX P-2008111, and Tentative Tract Map
No. 69769, TIM P-2007184, subject to the following conditions:
GENERAL CONDITIONS
Planning Division:
The final working drawings shall conform to the development plans, colored
renderings and materials board reviewed and approved by the Planning Commission
at its meeting on October 22, 2008, except as may be noted below.
2_ The resolution approving Site Plan Review, SPR P-2007183, Administrative Use
Permit, AUP P-2008110, Height Exception, HTEX P-2008111, and Tentative Tract
Map No, 69769, TIM P-2007184, and the conditions of approval shall be referenced
on the cover sheet and repeated in full on attached additional sheets of the final
working drawings_
3. The applicant or property owner shall provide the PrInqi-nr ctinn ermitrnrtnr(e) and each
subcontractor related to the project a copy of the final project conditions of approval.
These conditions shall be enforceable through all legal and equitable remedies,|1010101010101010 10
10|11
12
13
14
15
• 16
17
18
19
20
21
22
23
24
25
26
27
28
29
23
October 22, 2008
Page 11 2008-P012ATTACHMENT 2
including the imposition of fines against each and every person who conducts any
activity on behalf of the applicant / property owner on or near the project site. The
applicant I property owner, and general construction contractor are ultimately
responsible for all actions or omissions of a subcontractor_
Conditions of approval herein shall apply to the applicant I property owner, the
contractor / builder of the project, and any successor applicant I property owner that
may legally assume benefit of Site Plan Review, SPR P-2007183, Administrative Use
Permit, AUP P-2008110, Height Exception, HTEX P-2008111, and Tentative Tract
Map No. 69769, TIM P-2007184,
The City reserves the right to periodically inspect the premises without prior
notification to ensure ongoing compliance with all conditions of approval.
Site Plan Review, SPR P-2007183, Administrative Use Permit, AUP P-2008110,
Tentative Tract Map No, 69769, TIM P-2007184, and Height Exception, HTEX P-
2008111, shall expire unless:
A. Actual construction, in accordance with a valid City-issued building permit, is
commenced on the site within one (1) year after the effective date of the
entitlements; or
B. Prior to the entitlements expiration date, or any previously granted extension to
that expiration date, a mitten request for an extension, accompanied by any
and all required fees, has been satisfactorily filed by or on behalf of the
applicant I property owner and, thereafter, an extension is granted by the
Community Development Director, or designee,.
During the period any extension request has been satisfactorily and timely filed and
any decision regarding that request has been made by the City, this Site Plan Review
and Administrative Use Permit approval shall be suspended.
The applicant and the property owner shall jointly indemnify, defend and hold
harmless the City and the City's elected and appointed officials, officers, employees,
agents, contractors and consultants from and against any and all claims, demands,
lawsuits, judgments, liability, injury or damage which may result from or arise in
connection with third party challenges to the City's approval of the Project. Said
indemnification shall be set forth in a written instrument acceptable to the City
Attorney, which shall be signed by the applicant and the property owner prior to a
building permit being issued_
The applicant and property owner shall use all reasonable efforts to reuse and recycle
construction and demolition debris, to use environmentally friendly materials and to
provide energy e-fficient buildings, equipment and systems.|1010101010 10|•0
11
12
13
14
15
16
17
18
19
21
22
23
24
25
26
27
28
29
24
October 77, 2008 Page 12 2008-P012gi,f4„f,„
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
29
ATTACHMENT 2
All planted areas shall be landscaped, irrigated and maintained pursuant to CCMC
Title 17— Chapter 17.310. Landscaping_ As part of the building permit filing process,
a minimum of three (3) sets of detailed landscape and irrigation plans — separate from
the final working drawings shall be submitted to the Planning Division for review and
approval_ Said plans shall include, but not be limited to, the following:
A. Wall climbing vines shall be planted along the base of all perimeter walls and
fences in a spacing determined by the Planning Manager and Parks Manager;
B. A plan to upgrade the landscape and irrigation of the existing landscape buffer
along the parkway portion of the Higuera Street landscape maintenance district
directly abutting the north property line right-of-way. At a minimum, the
potential of planting a large specimen tree(s) within the parkway so as to
further screen the proposed project from the residential uses to the north of the
site as determined feasible by the Planning Manager and Parks Manager;
C. A landscape and irrigation plan for all green building design landscape
components including, but not limited to, green roofs and green screens
D. Along the west property line, the landscape plans shall include the planting of
"geijera parviflorn (Australian Willows) 24 inch box trees spaced eight feet (8'-
C)") on center and with their canopies overlapping at installation so as to
provided a primary landscape screen above the top of the block wall to be
constructed along the subject property line_ Additionally, the new trees to be
planted within the abutting courtyard area shall be "eucalyptus citriadora"
(Lemon Scented Gum) 24 inch box trees so as to provide a secondary
landscape screen above the top of the canopies of the trees planted along the
property line_
E. Amenities for dog walkers, including but not limited to a 'doggie drinking
fountain" and a bench shall be provided in the landscape area directly adjacent
to the emergency access lane on the Higuera Street side of the project.
In addition to the screening requirements for onsite parking areas and Fire
Department connections, the following items shall be screened from surrounding and
nearby public and private properties in a manner consistent with City standards and
suitable to the subject development as approved by the Planning Manager_ In
general, the height of any required screening device shall be no lower on any side
than the height of the highest feature requiring screening and:
A. All exteriors of the
proposed building shall be free of all un-aesthetically
treated, exposed elements (i.e., plumbing pipes, electrical conduits and
National Pollution Discharge Elimination System (NPDES) elements) which
shall be placed within the exterior walls. Where exposed wall-mounted
features or equipment may be necessary (i.e., ventilators and utility meters),
recessed wall mounted cabinets or other similar devices shall be constructed
Page 13 2008-P012
11ATTACHMENT 2
within the wall, whenever possible, to accommodate such features and
equipment so that they are flush with and do not project out from the main
exterior wall plane_ With or without recesses, the exposed portions of such
features or equipment shall be of a color to blend, not contrast, with the
adjoining finished building color, subject to the approval of the Planning
Manager;
B. All roof-mounted mechanical equipment, duct vents and the like shall not
project above the horizontal plane of the building's lowest primary opaque
architectural feature(s) (i.e., parapet walls, penthouse structures or screening
walls); and
C. All ground-mounted equipment (i.e., transformers and air conditioners) shall be
located within the building or in underground vaults if the equipment is located
within a street facing setback, or it shall be screened with walls and/or
landscaping if not located within a street facing setback_ Ground-mounted
equipment shall not be located in the landscaped areas fronting any public
right-of-way.
11. The public notification signs installed in accordance with the CCMC public notification
requirements for this review process shall be removed within ten (10) days of the end
of the appeal period or the final decision of the City Council and/or Redevelopment
Agency, whichever occurs last.
12. The refuse containers assigned to or otherwise used by the building shall be stored
onsite in the trash enclosure.
13. All hardscape areas along both the exterior of the building and/or within the interior of
the project site shall include the use of decorative pavement (i.e., materials, finish and
color) in select areas to the satisfaction of the Planning Manager.
14. The project and its operations shall comply with all applicable local, special district or
authority, county and federal statutes, codes, standards and regulations including, but
not limited to, Building Safety Division, Fire Department, Planning Division and Public
Works Department code requirements and it shall comply with all applicable
comments and code requirements as determined during the City's building permit
review process_
15. The driveway, garage ramps and all floor areas used for vehicle maneuvering shall be
treated with a medium broom finish in order to create an anti-skid surface_
16. All security elements along the exterior of the site shall be architecturally compatible
with the project as determined by the Planning Manager.|1010101010101010 10
10|•1
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
29
26
October 22, 2008 Page 14 2008-P0121|101010101010
10|11
12
13
14
15
16
17
19
20
21
22
23
24
25
25
27
28
29
ATTACHMENT 2
Building and Safety Division:
17_ The Culver City Building and Safety Division requires separate permits for building,
electrical, plumbing and mechanical work.
18. The building permit application shall require the submission of five (5) sets of
architectural and two (2) sets each of the structural drawings and calculations, the
geotechnical report, energy forms and the mechanical, electrical, and plumbing permit
applications_
19. A separate shoring permit shall be required_ Submit 2 sets shoring plans and
structural calculations stamped by a State of California licensed engineer. Support of
adjacent properties may be required to insure a safe workplace and to protect
adjoining improvements during excavation and construction. Notification to adjacent
properties may be required. The Building Safety Division and the Engineering Division
will determine what if any upgrades are necessary, which upgrades may include
special backfill conditions_
20. All portions of the parking structure shall be a minimum two (2) hour rated, reinforced
concrete construction.
21. All stair shafts shall be two (2) hour rated on all sides continuous to a street or public
way. A driveway or a drive aisle shall not be considered a means of egress. All shafts
shall be a minimum of two (2) hour rated from the foundation to the underside of the
roof deck or to the top of parapet walls as part of any shaft construction.
22. All elevator lobbies shall be two (2) hour enclosed.
23_ All shafts shall be enclosed at all levels to other areas of the building.
24_ The doors into the exit stairs at the garage level shall swing into the exit stairs_
25.
All parking areas shall be minimum two (2) hour rated to all other areas of the
building. The ceiling of the parking area / floor of the first floor shall be reinforced
concrete construction.
26.
All treads, risers, handrails and other design elements inside any common area
stairway shall be one hundred percent (100%) non-combustible construction.
27_ A continuous path of egress shall be provided from all exit stairways to a street or
public way and be a minimum one (1) hour rated.
28.
Any exit way less than ten feet (10'-0") wide shall be a minimum one (1) hour rated.
29.
All trash rooms shall be a minimum two (2) hour rated to all other areas.
27
October 22, 2005 Page 15 2008-P012ATTACHMENT 2
30. The electrical transformer room and any service room(s) shall each be a minimum two
(2) hour rated_
31. Any exterior walls within three feet (3'-0") of any property line shall be three (3) hour
rated of reinforced concrete block construction and shall include a parapet a minimum
of two feet six inches (2'-6") above any adjacent roof or walking surface.
32_ All utilities shall be underground or enclosed in the building construction. No
overhead utilities shall be permitted.
33. All exit signage and emergency egress lighting shall have individual battery back-up
and / or be self-powered in addition to any emergency generator power_
34. The project shall be reviewed under the 2007 California Building Code (CBC).
35_ No opening shall be permitted without filing and prior approval of a Certificate of
Occupancy (C of 0) or final inspection if no C of 0 is to be issued by the Building
Official.
36. The overall construction permit application drawings shall:
A. Indicate any proposed construction staging areas; and
B_ Include a schedule of the special inspections anticipated, the firm proposed for the
special inspections and the resumes of any special inspectors for this project.
The City reserves the right to reject any special inspector at any time. If a City
inspector is inspecting a portion of the work for which a special inspection is
required; the special inspection report shall be made available to the City
inspector on their arrival to the jobsite. All jobsite supervisors, contractors, and
subcontractors shall give their priority to the City inspector when they are onsite.
37_ The applicant shall comply with all provisions of the City's solar photovoltaic power
ordinance.
38. The applicant shall perform a complete asbestos and lead survey of the onsite
structures and shall submit the written report(s) on the results of the surveys to the
Building Official.
39. A geotechnical engineering design level report shall accompany the overall
construction permit application.
40. Tempered or laminated glazing shall be specified at all hazardous locations.
I|1010101010101010 10
10|11
12
13
14
15
16
17
18
is
20
21
22
23
24
25
26
27
28
29
28
October 22, 2008 Page 16 2008-P012ATTACHMENT 2
Fire Department:
41. The project shall be designed to be in compliance with the requirements of California
Title 24, the National Fire Protection Association (NFPA) and the CCMC.
42. The building shall have fire sprinklers per NFPA 13 and CCMC Section 9.02. All fire
department connections (FDC's) shall be located as approved by Fire Marshal_ Each
FDC shall be located within 30'-0" to 50' .-0" of a fire hydrant A new fire hydrant may
be required to meet this requirement as determined by the Fire Marshal_ The double
detector check assembly (DDCA) shall be located as required by Golden State Water
Company (GSWC) and the screening of this device shall be per the Planning
Division's requirements_ A separate permit from the Fire Department is required
along with plan review and approval for fire sprinklers. Minimum density of the fire
sprinkler system shall be Ordinary Hazard Group I, 0.15 over 1,500 square feet.
43. A fire flow requirement from adjacent fire hydrant(s) shall be provided as determined
by the Fire Marshal and the California Fire Code (CFC). Any and all upgrades to
surrounding water main(s) to meet the minimum required fire flow shall be at the sole
cost of the applicant., property owner.
44. The applicant shall provide a fire sprinkler monitoring and fire alarm system per NFPA
72 and a fire monitoring system separate from the security system_ Photo electric
smoke detectors shall be required in all mechanical, electrical, telephone and similar
rooms. Heat detectors shall be provided where the environment is inappropriate for
smoke detection as determined by the Fire Marshal. Audible visual devices per NFPA
72 public mode shall be provided. Connection to all duct smoke detection per CCFD
regulations and for connection to Class I hood extinguishing systems shall be
provided.
45. Trash areas within five feet (5'-0") of the building shall be protected by fire sprinklers.
46. Provide and receive approval of a pre-fire plan prior to requesting a C of 0 or final
inspection.
47_ An emergency rapid entry system as approved by the Fire Marshal shall be required
for access into all common rooms and common secured areas of the building and
parking structure and a key switch shall be provided for all motorized or electrical
operated I controlled gates. The proposed emergency vehicle access barricade (Le.,
chain and post or swing gate(s)) along the Higuera Street frontage shall also be
provided with the referenced emergency equipment.
48. Fire extinguishers shall be provided throughout the project of a size, location and type
to be determined by the Fire Marshal upon review of final building plans.
49. A fire alarm / offsite reporting system shall be provided of a type and requirements to
be determined by the Fire Marshal upon review of final building plans_|1010101010101010 10|-10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
29
29
October 22, 2008 • Page 17 2008-P0122|10101010101010 10|id
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
29
ATTACHMENT 2
50. An address sign viewable and legible from the public right-of-way at all times shall be
provided and said address sign shall be illuminated from dusk to dawn_
51. An emergency evacuation plan shall be submitted to the Fire Marshal for review and
approval and implemented in accordance with Title 19 prior to occupancy of any
portion of the building.
52. A smoke evacuation system for the parking garage shall be provided per Chapter 9 of
the CBC.
53. The building shall be provided with a Class Ill standpipe system including hose outlets
in the parking structure and the building with two and a half inch (2-1/2") valves with
one and a half inch (1-112") reducing caps. Location of valves shall be determined by
the Fire Marshal upon review of final building plans_
54. The project shall be designed for a one hundred foot (100'-0') hose and a thirty foot
(3D 1-0") stream system. Design shall be based on all obstructions. Hoses and
cabinets shall not be required.
55. All exterior doors shall have locksets and handles.
56. All fascias and parapets shall be constructed of solid materials able to support the
weight of fire fighters and suppression equipment and the use of foam or other soft
materials shall be prohibited.
57. Trash compactors, if provided, shall have two and a half inch (2-1/2") swivels and
caps for use by the Fire Department.
58. All parapets and exterior walls five feet (5'-0") or higher above the roof line shall have
catwalks and/or ladders screened and approved by the Fire Marshal and Planning
Manager.
59. A smoke detection system shall be provided for all interior exit corridors, electrical
rooms, mechanical rooms and other common storage and special use rooms.
60. Audible and visual fire warning devices shall be provided as required by the NFPA 72
public mode throughout the entire building including, but not limited to, common
areas, suites, conference rooms, lunch rooms and copy rooms as required by the Fire
Marshal_ Said alarms shall sound with the activation of the water flow switch per
NFPA and CFC Article 10.
61. Interior signage shall be provided for all rooms including a room number and use. All
stairs shall have signs indicating stair number, floor and either "Roof Access" or "No
Roof Access". All rooms on the interior and exterior to the building shall be provided
30
October 22, 2008 Page 18 2008-P012ATTACHMENT 2
with numbers and description. Stairways shall be marked at access and on each
landing stair number and if stairway provides roof access or no roof access.
62. Plans shall carry a Tire Department Notes" section to include all life safety items.
Notes shall include all Fire Depalkilent conditions of approval and any other code
requirements pertaining to life safety_
63. The seventeen foot (17'-0") wide onsite portion of the thirty four foot (34'-0") wide
vehicle access way abutting the easterly portion of the site between the Higuera
Street property line and the southerly property line of the subject site shall be
recorded on the final tract map as a fire lane'. Said fire lane shall be provided with
"red" color painted curbing and shall be posted on a three inch (3") diameter post
painted a color to match the project and provided with 'Fire Lane — No Parking"
"white color stencil lettering as determined by the Fire Marshal. The surface of the
fire lane shall support the minimum weight of all applicable fire apparatus as
determined by the Fire Marshal [Le., a minimum of 68,000 pounds]. Private vehicle
access to/from Higuera Street shall continue to be permanently prohibited by the
installation of an emergency vehicle access barricade and signage as may be
required by the Fire Marshal at the northerly property line abutting Higuera Street.
64. A double detector check assembly required for the project shall be located and
screened from public view in a manner to the satisfaction of the Fire Marshal and
Planning Manager.
65. Access for emergency fire and medical personnel between the street and main
entrance for the building shall be provided via a concrete surface and paved to allow
the rolling of a medical gurney_ Similar access within the interior of the building
between the main entrance and all elevator lobbies shall be provided via a smooth
flooring surface.
66. Special submittals for review are required for green building construction along all
floors, walls and roofs. One (1) hour construction with fire sprinkler system shall be
provided if the roof structure has green elements restricting fire fighting operations as
determined by the Fire Marshal_ Smoke and heat vents may also be required pending
review of final building plans.
67. Rooms used for electrical equipment shall be posted "No Storage By Order Of The
Fire Marshal" and all areas in front of electrical equipment shall have floor markings
indicating a clear space to be unobstructed as required by the National Electrical
Code (NEC).
68. All emergency lights and exit lights shall have self contained battery backup power.
31
October 22, 2008 Page 19 2008-P012|10101010101010|a|10 10
10|11
12
13
14
15
15
17
18
19
20
21
22
23
24
25
26
27
28
29
1ATTACHMENT 2
PRIOR TO THE ISSUANCE OF ANY DEMOLITION, GRADING, EXCAVATION, AND/OR
BUILDING PERMIT:
Planning Division:
69. The applicant shall submit to the Planning Manager and receive approval for the
following:
A_ An exterior light fixture and illumination plan developed pursuant to CCMC
Section 17_300, General Property Development and Use Standards. Said plan
shall identify the location and type of all exterior light fixtures_ All lighting shall
be directed onsite and light sources shall be shielded so as not to be intrusive
to surrounding properties;
B. A vector I pest control abatement plan prepared by a pest control specialist
licensed and/or certified by the State of California. Said plan shall outline all
steps to be taken prior to the commencement of any demolition / construction
activity so as to insure any and all pests [including, but not limited to, rodents,
bees, ants and mosquitoes] that may populate the subject site do not relocate
to or impact adjoining residences and/or businesses; and
C. A construction workers and contractors parking and equipment staging plan
addressing all phases of the construction project and directing all project
related vehicles to park onsite or at designated offsite location(s) as may be
approved by the City Engineer and Planning Manager following receipt of prior
written approval from the offsite property owner(s). The plan shall include, but
not be limited to, the staging, storage and parking of all construction related
equipment, trailers, materials, trash dumpsters, storage containers and
vehicles. Appropriate fencing, screening, signage, illumination and security
elements shall also be listed. Said plan shall prohibit the parking of any
construction related vehicle, equipment and/or materials within any portion of
the public right of way serving the surrounding industrial or residential area.
Use of non-residential private property may be permitted if deemed to be in
compliance with the CCMC by the Planning Manager. Parking within the newly
constructed subterranean parking structure may be permitted following written
clearance by the Building Official.
70. The applicant shall make a fair share financial contribution, calculated by the City
Engineer to be Fifty Thousand Dollars and Zero Cents ($50,000.00), towards the total
cost of studying and implementing a Neighborhood Traffic Management Plan (NTMP)
along Higuera Street between Lucerne Avenue and Hayden Avenue. Said funds shall
be paid to the City Engineer prior to the applicant requesting any Certificate of
Occupancy. Upon occupying eighty five percent (85.0%) of the total building gross
square footage, the vehicle traffic at the "project driveway" shall be counted in a
•|101010101010|a|10 10
10|11
12
13
14
15
16
17
15
19
20
21
22
23
24
25
25
27
28
29
32
October 22, 2008 Page 20 2008-P012ATTACHMENT 2
manner outlined and approved by the City Engineer. The "project driveway shall be
the location where the north I south 27 foot wide common aisle way located along the
east side of the site intersects with the south property line of the subject parcel_ Said
vehicle counts shall be adjusted so as to deduct any vehicles traveling to/from the
existing abutting building to the east of the site and crossing the "project driveway".
Said traffic counts and accompanying written report shall be prepared by a traffic
engineer licensed in the State of California, and paid from the financial contribution
described above. If said report shows an increase over the projected traffic as
outlined in the Traffic Study dated July 23, 2008 prepared by KOA Corporation, the
City Engineer may assign any remaining balance of funds towards any additional
traffic related improvements in addition to any NTMP improvements that may be
implemented. Any funds not allocated or used by the City by the end of a five (5) year
period beginning from the date of issuance of the Certificate of Occupancy, shall be
returned to the applicant interest free.
Fire Department:
71. The applicant shall submit to the Fire Marshal for approval a construction emergency
access plan. Said plan shall address the continued access and use of the existing
fire lane roadway easement during construction by emergency vehicles between the
Higuera Street emergency access driveway and the Hayden Place cul-de-sac or
other alternative access locations.
ublic Works Department I Engineering:
72_ Two (2) sets of Site Improvement Grading Plans prepared by a civil engineer
registered in the State of California shall be submitted to the Engineering Division for
review, approval and permitting. Among other things, the Site Improvement 1
Grading Plan shall include detailed drainage and grading of the site indicated by
topographical lines and spot elevations, and indicate all proposed and existing
utilities_
73_ A final hydrology and hydraulics report for the site drainage shall be prepared by a
civil engineer registered in the State of California and submitted to the City Engineer
as part of the grading plan for review and approval. The 25-year storm frequency
(Le., urban flood) shall be used for the design of the onsite conveyance facilities, as
the existing site is neither a natural watercourse nor a natural sump.
74. Submit a geotechnical report from a geotechnical engineer registered in the State of
California reporting on the stability 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 CBC requirements.
75_
Prior to the issuance of the Site Improvement I Grading permit, the proposed re-
alignment of the existing 72" storm drain shall be approved and permitted by the Los
33
October 22, 2008 Page 21 2008-P012|101010101010101010 10
10|11
12
13
14
15
16
17
18
10
20
21
22
23
24
25
26
27
28
29ATTACHMENT 2
Angeles County Flood Control District and a copy of the approved plans and county
permit shall be submitted to the Culver City Engineering Division. That portion of the
existing 72" storm drain to be abandoned shall be completely removed and inspected
by the Engineering Division prior to any excavation / compaction related to the
subterranean garage.
76_ Any modifications to parking lot drainage devices, concrete curb, sidewalk and
driveway shall be designed to the latest edition of the APWA Standard Plans.
7T if drainage sump pumps are required in the subterranean garage, a civil engineer
registered in the State of California shall provide calculations determining the
appropriate size and capacities of the proposed sump pumps_ A secondary
emergency sump pump system shall also be provided.
78. Prior to the commencement of any demolition or excavation, a temporary
construction fence shall be installed around the site. The height and fence material
shall be subject to approval by the City Engineer and Planning Manager_
79. Construction vehicles shall not be permitted to stage or queue along any portion of
the surrounding residential streets including, but not limited to, Higuera Street and
Lucerne Avenue, or where they would interfere with vehicular and pedestrian traffic
or block access to any residence or business. Any offsite staging location(s) as may
be approved by the City shall be of sufficient length to accommodate large trucks
without being unduly disruptive to traffic operation&
80. Due to the change of use and increased density, the project is subject to the City's
Sewer Facility Charge which shall be paid prior to the issuance of any permit other
than a demolition permit.
81. The trash enclosure shall have perimeter walls that are six feet (6'-0") in height, have
minimum inside dimensions of twelve feet (12'-0") feet in width by ten feet (10'-0") in
depth, have a six inch (6") by six inch (6") raised concrete curb along the inside wall
perimeter and a double swing gate (or roll up door) that is eight feet (8'-0") in width
and of a height equal to the height of the enclosure walls when in a closed position.
The enclosure walls shall be of a material and color that matches the proposed
architecture of the building. A fire suppression sprinkler(s) system shall be provided
within any covered trash enclosure area as required by the Fire Marshal.
82. In accordance with CCMC Section 5.01_010, Ordinance No. 2201-011. Solid Waste
Management, the Sanitation Division has the exclusion franchise for all solid and
recyclable waste material handling within the city limits.
83. A traffic control plan for the streets surrounding the work area with specific
information regarding the project's construction and activities that are anticipated to
disrupt normal traffic flow shall be submitted for review and approval by the City
Engineer.|1010101010101010
10|11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28 I
29
34
October 22, 2008 Page 22 2008-P012ATTACHMENT 2
84. All utilities that require relocation or new service to the proposed project shall be
completed to the satisfaction of the City Engineer and the applicant shall be
responsible to obtaining the approval from the respective agencies and/or utility
company.
85_ Drainage devices, concrete curb and gutter, sidewalk, drive approach and roadway
pavement shall be designed to the latest edition of the APWA Standard Plans_ All
onsite runoff, to include roof drainage, shall adhere to the Standard Urban
Stormwater Mitigation Plan requirements prior to being discharged into the street via
curb drains and/or storm drain system_
Local Stormwater Pollution Prevention Plan
86_ Concurrently with the submittal of the Site Improvement / Grading Plan, a Local
Storm Water Pollution Prevention Plan (LSWPPP) package prepared by a civil
engineer registered in the State of California shall be submitted for review and
approval by the City Engineer.
87_ The LSWPPP package shall be developed and implemented in accordance with the
requirements of the current Los Angeles County Municipal Stormwater NPDES
Permit No_ CAS614007 and CCMC Section 5_05.035_ Prior to the issuance of any
demolition, grading, excavation and/or building permit, the applicant shall have a
LSWPPP package approved by the City Engineer.
88_ The LSWPPP package shall include all of the individual items listed in the
Engineering Division's most current version of the "Requirements for Local Storm
Water Pollution Prevention Plan" handout_
89. The scope of the information shown on the LSWPPP plans shall be limited to
NPDES relevant information. Prior to the start of design of these plans and
necessary reports, the applicant's civil engineer shall meet with the City's Stormwater
Program Manager to obtain information on the City-specific LSWPPP requirements.
90. Plan check fees for the LSWPPP shall be paid at the time of the initial submittal per
the most current fee schedule established by the City Council.
91_ The applicant shall appropriately and effectively implement the Best Management
Practices (BMP) identified in the LSWPPP and reduce to the Maximum Extent
Practicable (MEP) both the volume of storm water leaving the site as well as the
amount of sediments and other pollutants in the storm water and the non-storm water
discharges_|101010101010101010 10
10|11
12
13
14
15
16
17
19
20
21
22|1010|23
24
25
26
27
28
29
35
October 22, 2008 Page 23 2008-P012ATTACHMENT 2
tandard Urban Stormwater !Mit ation Plan
92_ Concurrently with the submittal of the Site Improvement! Grading Plan, a Standard
Urban Stormwater Mitigation Plan (SUSMP) or a site-specific mitigation package
prepared by a civil engineer registered in the State of California shall be submitted
for review and approval by the City Engineer. The SUSMP shall be developed and
implemented in accordance with the requirements of the following:
A. The current Los Angeles County Municipal Stormwater NPDES Permit No.
CAS004001 (Order No. 01-182);
B. The most recent SUSMP for Los Angeles County and Cities in Los Angeles
County as approved by the Los Angeles Regional Water Quality Control Board;
and
C. CCMC Section 5.05.040.
93_ Prior to the start of design of these plans and necessary reports, the applicant shall
retain a civil engineer registered in the State of California, who is experienced in
designing SUSIVIP and preparing BMP reports. The civil engineer shall meet with the
City's Stormwater Program Manager to obtain information on City Specific SUSMP
requirements.
94_ A covenant, to be effective in perpetuity unless terminated by the approval of the
Public Works Director, shall be recorded in the Offices of the Los Angeles County
Recorder. The recorded covenant shall include provisions requiring the current
property owner and any and all successors-in-interest, transferees and assignees to
maintain all onsite structural storrnwater pollution removal devices, including, but not
limited to, Detention/Sedimentation Systems, Filtration Systems, Infiltration Systems,
Oil and Water Separators, Water Quality Inlets and Dry Wells, all in accordance with
the Operation and Maintenance Plan approved by the Public Works Director or
his/her designee. In addition, the specific structural BMPs to be utilized and
maintained for the property shall be set forth in the covenant_ The covenant shall be
in a form approved by the City Attorney.
95_
The Site Improvement / Grading Plans shall note the contractor shall comply with the
California Stermwater Best Management Practice Handbooks.
96.
Plan check fee for the SUSMP shall be paid at the time of the initial submittal per the
most current fee schedule established by the City Council_
I|1010101010101010 10
10|11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
28
27
28
29
36
October 22, 2008 Page 24 2008-P012ATTACHMENT 2
UR NG CONSTRUCTION:
fanning Division:
97_ Information that includes contact names and telephone numbers of the applicant /
property owner, construction contractor(s) and City shall be posted at the project site
so as to be visible to the public and of a size and location as approved by the
Planning Manager. These names and telephone numbers shall be made available to
adjacent property owners and residents_
98_ All graffiti shall be removed within forty eight (48) hours of its application and said
removal standards shall continue once the development becomes operational_
99. The following noise standards shall be complied 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 (Le., 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; and
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 that compliance with the CCMC
Noise Regulations and Standards is achieved.
100. 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_
ublio Works Department / Engineering Division:
101. The construction contractor shall advise the Public Works inspector of the project
schedule and shall meet with the inspector prior to commencement of work.
37
October 22, 2008
Page 25 2008-P012|10101010101010 10
10|11
12
13
14
15
15
17
18
19
20
21
22
23
24
25
26
27
28
29ATTACHMENT 2
102_ Hours of construction shall be limited from 8:00 AM to 6:00 PM Monday to Friday,
and from 9:00 AM to 6:00 PM on Saturday_ Construction shall be prohibited on
Sundays 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.
103. During construction, dust shall be controlled by regular watering and as directed by
the Public Works inspector_
104_ A copy of the Local SWPPP, inspection logs, and training records shall also be kept
onsite and made available for inspection at all times during construction.
105. Reconstruct the full width of the existing fire lane easement roadway from Higuera
Street to Hayden Place and include new concrete longitudinal gutter per American
Public Works Association (APWA) Standard Plans. Said repair shall include a two
inch (2") grind and replacement of the existing asphalt concrete pavement and
reconstruction of the existing concrete ribbon gutter_
106. Reconstruct all damaged pipe sections on the existing eight inch (8") sewer main and
any damage to the sewer manhole due to any tree root intrusion caused by trees
located on private property shall be repaired. The existing sewer lateral shall be
removed and all connections shall be permanentfy capped at the sewer main.
107_ Reconstruct the emergency access driveway approach along Higuera Street per
Culver City High Speed Approach Standards and the American with Disabilities Act
(ADA) compliance standards_
08_ Reconstruct any damaged sidewalks, curb and gutters along the property frontage on
Lucerne Avenue and Higuera Street per APWA Standard Plans.
109. New street tree(s) shall be planted and irrigated along the Higuera Street parkway,
which is within a portion of the Higuera Street Landscaping And Lighting
Maintenance District abutting the site, as approved by the Public Works Director,
Street Tree Maintenance Supervisor, Parks Manager and Planning Manager. The
new street tree(s) shall further enhance the public right of way landscaping and
provide additional screening of the proposed building from the residential uses to the
north of the site_ The size and species of said street tree(s) shall be determined as
part of the final landscape plan.
110. All water backflow devices shall be located on private property and screened from
view as required by the CCIVIC.
111. Install a four inch (4") solid yellow stripe to delineate the egress/ingress of all
driveways and intersections of the driveway aisles.|1010101010|6 •|101010 10
10|11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
29
38
October 22, 2008 Page 26 2008-P012ATTACHMENT 2
PRIOR TO THE ISSUANCE OF ANY CERTIFICATE OF OCCUPANCY (C OF 0):
Planning Division
112. All onsite and offsite landscaping and irrigation shall be completed to the satisfaction
of the Planning Manager and Parks Manager_
113. The applicant shall submit to the Planning Manager and Building Official a written
record of all green building design, construction and operational elements of the
project as defined by the United States Green Building Council (USGBC) or other
similar organization as may be determined by the Building Official.
114_ All applicable conditions of approval and required onsite and offsite improvements
shall be completed to the satisfaction of the Planning Manager.
115. The City's Art in Public Places requirement per CCMC Title 15, Section
15.06.100shall be fulfilled. The public art shall be maintained on an ongoing basis
and installed or created on a material that is durable and does not fade over time.
116. The declaration of covenants, conditions and restrictions (CC&Rs), the office owners'
association bylaws and, if applicable, the condominium plan (Condo Plan) shall be
submitted to the City Attorney for review and approval. The CC&Rs shall include
provisions requiring the owners association to actively manage and provide
surveillance of the property. Additionally, the applicant shall record with the Los
Angeles County Recorder, concurrently with the recordation of the final map, the City
approved CC&Rs and, if applicable, the Condo Plan,
117_ In order to insure that occupants of and visitors to the property do not park on
residential streets, a Parking Management Plan shall be submitted to the Community
Development Director which establishes the systems and procedures for the
management of the on-site parking including but not limited to the proposed
operations of the tandem parking, provisions for tenant and visitor parking, a sticker
system to identify vehicles belonging to the building tenants and occupants, and any
proposed paid parking program if applicable. To determine whether project related
parking is occurring off-site on adjacent residential streets, including but not limited to
Higuera Street, Lucerne Avenue, Wesley Street, Helms Avenue, and Schaefer Street,
the City shall contract with a consultant to produce at the applicant's, or property
owner expense three consecutive annual monitoring reports of the projects parking
operations and its compliance with the Parking Management Plan commencing one
year after issuance of a Final Certificate of Occupancy. If it is determined that
occupants of or visitors to the property are parking on residential streets, the Director
may take steps to prevent such parking, including requiring the property to provide
free parking to occupants and visitors, andlor requiring attended parking_ The Director
may make a determination, under Section 17_320.35 (C) (1) (b) (ii) of the Zoning
Code, that attendant parking is not required on the property, only if each pair of|1010101010101010 10
10|11
12
13
14
15
16
17
18
19
21
22
23
24
25
28
27
28
29
39
October 22, 2008 Page 27 2008-P012ATTACHMENT 2
tandem spaces has been assigned and designated to a single condominium airspace
unit and only if the Director determines the provisions outlined in the Parking
Management Plan are satisfactory to insure that the occupants of and visitors to the
property are not parking on residential streets The Director may rescind such
determination at any time if it is determined that occupants of or visitors to the
property are parking on residential streets_ If attended parking is required, the
applicant or property owner shall submit an attended parking plan to the Director for
review and approval.
118. For a period up to five years and occupation by at least eighty five percent (85.0%) of
the total building gross square footage, the applicant shall pay for all required Public
Works fees (including but not limited to application filing, up to two annual permits for
first year only, and parking restriction signs) for any qualified permit parking petition
and field study process for permit parking/residential only permit parking on adjacent
residential streets including but not limited to: Higuera Street (between Krueger Street
and Hayden Avenue); Lucerne Avenue (between Van Buren Place and Higuera
Street); and Wesley Street, Helms Avenue, and Schaefer Street (between Higuera
Street and National Boulevard). Prior to issuance of a building permit, the applicant
shall submit a letter of credit to the City, subject to approval by the City Attorney,
equal in amount to the estimated costs as determined by the City Engineer for studies
and processing the permit parking request and said letter of credit will be released
only after this Condition has been completed to the satisfaction of the Planning
Manager. Following payment of all fee's, or upon determination by field studies that
the minimum thresholds for permit parking have not been met, any and all monies
held by the City as paid for above shall be returned to the applicant.
Public Works Department / Engineering Division:
119. The applicant or property owner shall at their expense 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.
120. Prior to issuance of the C of 0, the property owner shall construct all the stormwater
pollution control BMPs and structural treatment control BMPs shown on the approved
SUSMP or site-specific mitigation plan and submit a stormwater observation report
based on forms obtained from the City's Stormwater Program Manager, which shall
include a wet-signed and stamped certification statement by the engineer who
prepared the SUSMP site plans, confirming that the SUSIVIP BMPs have been built as
designed_
121. The applicant shall submit to the City's Storrnwater Program Manager a notarized
Master Covenant and Agreement (regarding onsite BMP maintenance) to be recorded
by the Los Angeles County Recorder_ Prior to getting the Agreement notarized, the
applicant's civil engineer shall contact the City's Stormwater Program Manager for|101010101010101010 10
10|11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
29
40
October 22, 2008 Page 28 2008-P012ATTACHMENT 2|101010
10|11
12
13
14
15
16
17
1 a
19
20
21
22
23
24
25
review of the agreement and for information on other requirements associated with
the recording process.
122. After the construction of the SUSMP-related BMPs, the applicant shall submit to the
City's Stormwater Program Manager a completed Stormwater Observation Report
Form (stamped and signed by the civil engineer or architect responsible for the
SUSMP design) to certify, based on their observations, that all SUSMP-related BMPs
have been constructed per the specifications and drawings.
123, All Public Works conditions of approval shall be completed to the satisfaction of the
City Engineer.
Transportation Division:
124_ Pursuant to CCMC Section 7.05.015, Transportation Demand and Trip Reduction
Measures, prior to issuance of a C of 0, the developer shall provide and continuously
maintain the following which shall be met to the satisfaction of the Planning Manager
and Transportation Director:
A. A bulletin board, display case, or kiosk displaying transportation information in
a prominent area accessible to the greatest number of employees shall be
installed and shall include, but not be limited to, the following:
1) Current maps, routes and schedules for all public transit providers and
routes serving the site;
2)
Telephone numbers for referrals on transportation information including
numbers for the regional ridesharing agency(ies), transportation
management association(s) and local transit operators;
3)
Ridesharing promotional material supplied by commuter-oriented
organizations;
4)
Bicycle route and facility information including regional I local bicycle
maps and bicycle safety information; and
5) A listing of any other facilities and resources that may be available for
carpoolers, vanpoolers, bicyclists, transit riders and pedestrians at the
site.
B. All information required by this Section shall be regularly stocked on a periodic
basis.
26
27
28
29
41
October 22, 2008 Page 23 2008-P01210
11
12
ATTACHMENT 2
Tentative Tract Map No. 65473, rrm P2008080:
Public Works Department I Engineering Division:
125. The final map shall be prepared by a Land Surveyor or Civil Engineer licensed in the
State of California
126. The final map shall conform to the tentative tract map conditionally approved by the
Planning Commission on October 22, 2008.
127. The project boundary shall be tied to at least one (1) global positioning satellite (GPS)
monument established by and located within the City.
128. All required boundary monuments shall be installed prior to the recording of the final
map. At a minimum, a spike and washer shall be set on the centerline of Higuera
Street at the intersection of the prolongation of the project's westerly boundary and on
the centerline of Lucerne Avenue with the intersection of the prolongation of the
project's northerly boundary. Each monument shall be tied to at least three (3) points,
with lead and tags, and centerline tie notes filed with the Engineering Division.
14
15
16
17
18
19
20
21 •
22
129 An improvement bond and agreement shall be filed with the City prior to the recording
of the final map for those public improvements awaiting completion and approved by
the City Engineer to be bonded. The bond and agreement shall conform to CCMC
Section 66499 of the Subdivision Map Act and include, but not be limited to, labor and
material and be based on estimated construction cost unit prices as provided by the
City.
130_ The final map shall be submitted to the Los Angles County Department of Public
Works for review, approval and recordation. After approval of the technical aspect of
the map by Los Angeles County, and prior to recordation, the final map shall be
approved by the City Council. A copy of the first plan check package as submitted to
Los Angeles County shall also be submitted concurrently to the Culver City
Engineering Division for review.
23
24
25
131_ The applicant shall submit a duplicate mylar of the final map to the Los Angeles
County Recorder's Office to obtain a conformed copy of the recorded final map_ The
Conformed copy shall be filed with the Culver City Engineering Division.
26
27
132. The final map shall be recorded prior to the issuance of any C of 0 for any office air
space unit_
28
29
42
October 22, 2003 Page 30 2008-P012ATTACHMENT 2
133. The Tentative Tract Map shall expire within three (3) years after the date it becomes
effective unless the applicant submits an extension request in writing to the Planning
Manager and is granted said extension by the Planning Manager, Planning
Commission or the City Council|101010|APPROVED and ADOPTED this 22nd day of October 2008.
JOH KUECHLE, VICE-CHAIR
F its ,KINING COMMISSION
cIJY OF CULVER CITY, CALIFORNIA
43
October 22, 2008 Page 31 2008-P012|10101010 10
10|11
12
13
14
15
16
17
16
19
20
21
22
23
24
25
26
27
28
29