MEETING DATE: 11/03/08
AGENDA ITEM:
Consideration of Approval of Proposed Development at
9919 Jefferson Boulevard as Consistent With the
Redevelopment Plan.
ATTACHMENTS
Pages
1_ Design for Development for the
Jefferson Boulevard Industrial Area
1-21
2. Planning Commission Staff
Report dated September 10, 2008 22-27
3. Architect's Renderings 28
4. Supplemental Material (previously delivered on October 6,
2008)Culver City
Redevelopment Agency
DESIGN FOR DEVELOPMENT
FOR
JEFFERSON BOULEVARD INDUSTRIAL AREA
Adopted
February 6, 2006Table of Contents
Page #
I. Purpose and Intent
2
A. General Objectives
2
B. Special Controls
3
C. Definitions
3
II. Site Description
III. Permitted and Prohibited Uses 4
A. General Provisions 4
B. Encouraged Uses 8
C. Prohibited Uses 9
D. Sewage and Wastewater 10
E. Significant Environmental Impacts 11
IV. Development Standards 11
A. Building Height and Development Setbacks 11
B. Public Open Space 11
C. Landscaping 11
D. Equipment Screening 12
E. Architectural Design 12
F. Lighting 13
G. Sound Attenuation 14
H. Motor Vehicle Air Quality Management 14
I. Public Art 14
J. Parking 14
K. Security Features 15
V. Access and Circulation 15
A. Pedestrian Access 15
B. Bicycle Access 16
C. Vehicular Access 16
D. Traffic Mitigation Measures 16
E. Public Right of Way Improvements 17
VI. Fire Safety 18
VII. Plan Review Procedures 18
A. New Construction 18
B. Rehabilitation 18
VIII. Environmental Review 19
IX. Responsibility for Securing Permits and Paying Applicable Fees 19
Exhibit A: Map of DFD Area 20
2DESIGN FOR DEVELOPMENT
JEFFERSON BOULEVARD INDUSTRIAL AREA
I. Purpose and Intent
The Culver City Redevelopment Agency (Agency) desires development of the
Jefferson Boulevard Industrial Area (as shown in Exhibit A) to be of the highest
quality and comprised of the best possible uses. The Agency encourages the
introduction and growth of creative technology, office and clean industrial uses
while facilitating the development of neighborhood serving uses.
The purpose of this Design for Development (DFD) is to provide guidelines for
the future development of the area. This DFD is intended to set development
and design controls necessary for the development or redevelopment of the
"Jefferson Boulevard Industrial Area". In an effort to promote development that is
appropriate to the area, the DFD encourages certain uses and prohibits others.
This DFD supplements, augments, and focuses the goals, policies and objectives
of the various Planning and Redevelopment documents affecting this area.
However, these standards are not inclusive of all applicable City procedures,
provisions, regulations and requirements that may apply to the development of
the area.
A. General Oblectives
The Agency wishes to encourage development concepts that will:
1. Guide appropriate reuse of existing development while facilitating
the creation of successful, viable and high quality new
development;
2. Expand Culver City's economic base by attracting businesses and
creating new employment opportunities;
3. Provide regional, local and neighborhood access to and from the
DFD area without negatively impacting community character;
4. Protect and enhance community assets by guiding appropriate
uses adjacent to existing businesses and residential
neighborhoods; and
5. Establish development standards so that residential neighborhoods
and businesses adjacent to and within the DFD area are not
adversely affected by improvements and/or developments; and
6. Provide services and amenities to employees working in the area.
3B. Special Controls
Consistent with the purposes of this DFD and pursuant to the authority
of the Agency under Section 363 and 422 of the Redevelopment Plan
for the Culver City Redevelopment Project, Component Area Nos. 3
and 4, the Agency hereby establishes the following controls and
restrictions for development of the Jefferson Boulevard Industrial Area,
which are in addition to applicable General Plan requirements and
guidelines, Zoning and Building Codes, and other requirements of the
Culver City Municipal Code (CCMC).
C. Definitions
For the purposes of this DFD, the following definitions shall apply: (For
all other definitions in this DFD, refer to the definitions listed in Section
17.700 of the CCMC.)
1. Approving Authority: The entitlement process or ministerial
action will determine the approving authority. For example, if a
business tax certificate was processed by the Planning Division
for a use not indicated in the DFD, the planner would be
required to determine if the proposed business is a compatible
use. For a discretionary project, the Agency would be required
to make that determination.
2. Development: The physical alteration of any parcel or area of
land, including buildings, structures, grading and other related
changes by any private person or entity and/or by any public
body or agency. (Applies to both public and private construction
and development.)
3. Green Building Standards: Also known as LEED standards
(Leadership in Energy and Environmental Design), Green
Building standards encourage design and construction practices
that significantly reduce or eliminate the negative impact of
buildings on the environment and their occupants via: 1)
sustainable site planning; 2) safeguarding water and water
efficiency; 3) energy efficiency and renewable energy; 4)
conservation materials and resources; 5) indoor environmental
quality; 5) innovation and design.
4. Neighborhood Serving Uses: Uses that are intended to serve
the needs of adjacent residential neighborhoods and nearby
businesses, such as cafes, coffee shops, markets, stationary
stores, copy services and retail stores.5. Pedestrian Friendly: A development style that promotes
pedestrian interaction by emphasizing connectivity through
walking and biking paths as well as visually interesting
buildings, designs, and amenities.
6_ Short-Term Parking: Shall be defined as not more than one
hour.
II. Site Description
The Jefferson Boulevard Industrial Area DFD is within Component Areas Nos. 3
and 4 and generally includes the area along both sides of Jefferson Boulevard
(see Exhibit A). This area is bounded on the northwest by Ballona Creek, on the
northeast by the City's Transfer Station, on the southeast by the City limits, and
on the southwest by Raintree Residential Complex. Culver City Park is outside of
the Redevelopment Project Area and thus outside the DFD area.
As of today, existing uses in the DFD area include various warehousing and
manufacturing uses, office uses, vacant industrial buildings, vacant land (10100
Jefferson Boulevard), public storage facility, an ecological institution, National
Public Radio's west coast production office, architect offices, contractor
businesses and a book distributor. The 10100 Jefferson Boulevard parcel
(approximately 13 acres) is located in the DFD area and represents one of the
largest vacant industrial-zoned parcels in the City.
This area is adjacent to single and multi-family residential and industrial uses.
The development within the DFD area is intended to be compatible with and
sensitive to the residential neighborhoods, as well as the existing industrial
businesses.
Ill. Permitted and Prohibited Uses
A. General Provisions
Uses permitted in the DFD area shall be compatible with the General
Plan, the Redevelopment Plan and the Zoning Code.
1. General Plan
The General Plan designates the area west of Duquesne Avenue
as Industrial (southeasterly of Jefferson Blvd.) and Light
Industrial (northwesterly of Jefferson Blvd.). The DFD area east of
Duquesne Avenue (both south and north of Jefferson Blvd.) is
designated as Industrial.
5The Industrial designations are established to strengthen and
protect successful existing uses while encouraging desirable and
creative new developments. The industrial subcategories are
designed and intended to address appropriate limits of industrial,
commercial, studio and studio supporting activities, as well as
access, parking, and aesthetic standards. Industrial and
commercial uses can coexist when specific uses and design
characteristics are analyzed for compatibility.
Maximum building intensity, specific types of use, and development
standards shall be controlled by applicable provisions of the
General Plan and Zoning Code.
Light Industrial. This designation allows a limited
variety of light manufacturing and industrial uses that
can be contained within wholly enclosed structures.
Commercial uses are also allowed. It is designed and
intended to protect adjacent residential areas while
allowing clean, quiet industry, and commercial office
uses. Residential uses are prohibited.
Industrial. This designation allows a variety of
manufacturing and industrial uses, but precludes
heavy industry. Outdoor activities would be limited to
those that conform to standards for noise and odors
as identified by the Noise Element and air quality
guidelines. Commercial uses, particularly those that
support or service daytime industrial employees, also
would be allowed. Residential uses are prohibited.
This designation is designed and intended to support
and encourage industrial businesses as a valuable
component of the City's economic base.
The DFD area east of Duquesne and south of
Jefferson Boulevard is also within the area of the
Baldwin Hills/Blair Hills Focused Special Studies
Area.
The following policies of the General Plan guide the DFD for the
Jefferson Boulevard Industrial Area and are especially pertinent to
this particular area. The DFD is based on the General Plan as it
currently exists or as amended in the future.
a) Land Use Element
i.
Policy 5.A Support and strengthen certain existing
industrial areas by limiting commercial andresidential uses according to established
guidelines.
Policy 5.H Encourage and support entertainment
and media businesses by promoting Culver City's
image as "Heart of the Screen land".
iii. Policy 6.G Encourage the introduction of
neighborhood-serving commercial and retail uses
that serve the needs of nearby residential
neighborhoods lacking such services.
iv. Policy 9.13 Continue to allow studio and studio-
related uses in areas designated for certain
commercial and industrial uses.
b) Circulation Element
i. Policy 1.G Reduce access points and curb cuts
on arterials through cross-access agreements
between adjacent properties or lot consolidation
incentives and requirements.
Policy 3.G Encourage large business, commercial
centers and industrial parks to include bike
lockers, or other secure bicycle storage and
related facilities, to support bicycle commuting by
employees.
iii. Policy 4.0 Provide safe and attractive pedestrian
walkways/sidewalks which link streets and parking
areas to the entrances of major developments.
iv. Policy 6.D Allow shared parking for adjacent
uses, where appropriate.
c) Noise Element
i. Objective 1. Land Use Compatibility Ensure the
compatibility of adjacent land uses with regard to
noise sources and receptors.
Policy 1.D Investigate the opportunity to construct
barriers to mitigate sound emissions where
necessary and feasible.iii. Policy 3.F Limit truck movements to those
arterials designed to handle the traffic, and those
located farther from noise sensitive areas.
d) Open Space Element
i. Policy 3.8 Develop standards for commercial
center or industrial park developments to provide
open space on-site that is visible to the public from
the street; consistent with urban design standards
established as part of a Citywide Streetscape
Master Plan.
Policy 5.A Provide urban design amenities such
as plazas, courtyards, and extended sidewalks as
part of new developments to visually enhance
public accessways in commercial areas.
2. Redevelopment Plan for the Culver City Redevelopment Project.
The DFD area falls within Redevelopment Project Component Area
Nos. 3 and 4. The Redevelopment Plan land use designation is
Industrial and is consistent with the General Plan.
Sections 256, 363, 409, and 422 of The Redevelopment Plan
apply:
Within the limits, restrictions, and controls established in the
Plan, the Agency is authorized to establish heights of buildings,
land coverage, setback requirements, design criteria, traffic
circulation, traffic access, and other development and design
controls necessary for proper development of both private and
public areas within the Component Area. Such controls may not
relax the requirements of the Culver City Planning and Zoning
Ordinance, or any applicable specific plan.
No new improvement shall be constructed and no existing
improvement shall be substantially modified, altered, repaired,
or rehabilitated except in accordance with any such controls. In
the case of Real Property that is the subject of a disposition and
development or participation agreement with the Agency, it shall
be constructed in accordance with architectural, landscape, and
site plans submitted to and approved in writing by the Agency.
One of the objectives of this Plan is to create an attractive and
pleasant environment in the Component Area. Therefore, such
plans shall give consideration to good design, open space, and
other amenities to enhance the aesthetic quality of the
8Component Area. The Agency will not approve any plans that
do not comply with this Plan.
All construction in the Component Area shall comply with and
meet or exceed all applicable state and local laws in effect from
time to time, including, but not necessarily limited to, Fire,
Building, Electrical, Mechanical, Grading, Plumbing, and the
Planning and Zoning Ordinance of the City.
B. Encouraged Uses
In order to promote clean industrial uses, office development, and
supporting neighborhood services and amenities, the Agency
encourages the following uses in the DFD area west of Duquesne
Aven ue:
• Broadcasting Offices and Studios.
• Business Support Services.
• Commercial uses, including General Retail Stores, that support
or service nearby employees.
• Corporate Headquarters.
• Creative Technology Uses.
• Expansion of existing conforming Uses.
• Food and Retail Uses accessory to a primary use on a parcel.
• Institutional facilities of international or national or regional
stature that support tourism, business development and the
local economy_
• General Retail Stores.
• Light Manufacturing (with support warehousing) uses.
• Office development, especially office development that
incorporates the following characteristics or features to enhance
the marketability of the project and to attract quality tenants:
o a park-like, campus environment with abundant and well-
landscaped parking;
o large efficient floor plates to accommodate corporate
clients/tenants;
o convenient on-site retail and service uses and amenities
(common meeting spaces for the tenants, convenient
ancillary retail/services to support on-site employees and
other employees in the area, such as a cafeteria or
restaurant, deli, sundries, etc.) to enhance the quality of
the project.
• Media Production (without Backlots/Outdoor Facilities).
• Medical Services — Offices/Clinics.
• Offices — Production.
• Research & Development.• Restaurants — Counter Service and Table Service.
C. Prohibited Uses
1. Public and private projects shall not include any use or structure
which by reason of appearance, traffic, smoke, glare, noise, odor,
or similar factors would be incompatible with the surrounding areas
or structures. Within the DFD area, except with the approval of the
City or Agency, there shall be no surface extraction of oil, gas, or
other mineral substances, nor any ground opening or penetration
for any purpose connected therewith within 500 feet of the surface.
2. The following uses are prohibited in the DFD area west of
Duquesne Avenue:
• Car Dealerships.
• Car Washes.
• Child Day Care Facilities, unless incidental to a company or
business establishment. The facility must be situated on the
site without conflicting with adjacencies and only children of
employees may attend.
• Construction, Storage or Maintenance Yards, including yards
used for the servicing and maintenance of vehicles and
equipment.
• Mobile Home and Recreational sales.
• Pawn Shops.
• Recycling Facilities.
• Residential Uses, except on previously undeveloped land
(not including oil wells) that is zoned Planned Development
with the approval of a Comprehensive Plan. Prior to the
approval of a Comprehensive Plan, a General Plan Text
Amendment allowing residential uses only on previously
undeveloped Industrial designated land that is zoned
Planned Development would also be required. Density shall
be determined through the Comprehensive Plan and include
a combination of detached single-family and multi-family
housing. If the property has sufficient frontage as
reasonably determined by the Agency, then a minimum of
5,000 square feet of commercial space along Jefferson
Boulevard shall be provided.
• Schools or Education Institutions for grades K-12.
• Second-Hand Stores.
• Vehicle Circulation or Distribution Centers.
• Vehicle Fueling Station without Vehicle Repair or Service.
• Vehicle Repair or Service Facilities.
• Vehicle Storage Lots.
a Vehicle Towing Services with or without Impounding.
ID• Warehouse Retail Stores.
3. The following restrictions apply to all uses in the DFD area:
• For restaurants and general retail stores exceeding 10,000
square feet (gross floor area), the approving authority is
required to approve the proposed use.
• Each building and all machinery and equipment shall be so
constructed, installed, and maintained, and the activity
conducted either inside or outside of each building, shall be
such that all noises, vibration, dust, odor, and other
objectionable factors shall not be disruptive to residents and
businesses located in the vicinity of the site as reasonably
determined by the approving authority.
• Commercial, office and industrial condominiums shall not be
subdivided to create parcel/open space less than 10,000
square feet in area.
• For new uses locating to the DFD area, the approving
authority must reasonably determine that the use is
compatible and appropriate with existing residents and
businesses located in the vicinity of the site.
• All new developments by any private or public entity must be
approved by the Agency.
4. Non-Conforming Uses:
• Non-conforming existing uses may remain, unless they have
been abandoned or discontinued for a period of one year or
more.
• The approving authority may administratively allow a non-
conforming existing use to expand if the expansion does not
conflict with the objectives of this DFD,
• Any use operated by the City of Culver City shall be allowed
to operate and/or expand operation within the DFD area.
City operated facilities shall to the extent practical comply
with the basic guidelines of this DFD.
D. Sewage and Wastewater
Any use which does not comply with CCMC Section 5.02. (Sewers) or
is determined by the Public Works Director/City Engineer to have a
wastewater discharge which will adversely affect the City's sewerage
system or generate wastewater with an unacceptable effluent quality
shall not be permitted.
Any development within this DFD area shall meter their sewage if the
existing sewage does not already pass through a City meter. Thisrequirement may be waived by the Public Works Director/City Engineer
if applicable.
E. Significant Environmental Impacts
All public and private developments within the DFD area determined by
the Agency to cause significant unmitigated environmental impacts
shall only be permitted to the extent such development is the subject of
a statement of overriding considerations made or approved by the
Agency consistent with the procedures provided by applicable law for
the approval of statements of overriding considerations.
IV. Development Standards
In addition to requirements set forth in Sections V-VII (below), the following
development standards shall apply to all public and private improvements and/or
development in the Jefferson Boulevard Industrial Area DFD.
A. Building Height and Development Setbacks
Structures in the DFD area shall be built to appropriate heights, subject
to applicable requirements of the City Zoning ordinance.
As used herein, "height" shall be defined as in the Zoning Chapter of
the CCMC.
Building and development setbacks shall be subject to the applicable
setback requirements of the City Zoning ordinance.
B. Public Open Space
Ballona Creek bounds the northwest portion of the DFD area and has
been established as a primary element of open space. Development
adjacent to the BaIlona Creek shall incorporate landscaping and Urban
Open Space that is consistent and compatible with the open space
features of BaIlona Creek as approved by the City. As used herein,
"Urban Open Space" shall mean all graded surfaces outside of building
exterior wall lines that are open to the sky and not used for vehicular
parking and circulation use.
C. Landscaping
Open spaces and areas adjacent to pedestrian activity centers shall be
provided with amenities that reinforce pedestrian activities and
alternative modes of travel. These include trees, shrubs, ground
12plantings, pedestrian furniture, pedestrian and traffic lighting, berms,
walls, sound attenuation devices, and decorative and safety fencing.
Landscaping shall provide detail at eye level and cater to the
pedestrian. All amenities shall be graffiti resistant to the extent
possible.
To minimize light and/or glare impacts on nearby residential properties,
appropriate landscaping is encouraged along the properties that border
the south side of the BaIlona Creek. Specific landscaping design shall
be coordinated with the property owner and/or tenant to ensure
visibility of the Ballona Creek when desired.
Landscaping shall be installed prior to the issuance by the City of any
certificate of occupancy for any development.
D. Equipment Screening
1. Building- Mounted
All mechanical or electrical support equipment including but not
limited to motors, compressors and air conditioning or heating
units, and all vents, shafts, duct work, pipes and similar
equipment or devices on or projecting through the roof or
exterior walls of a building shall be screened from view from
adjoining properties and rights-of-way by the primary or integral
architectural features or elements of the building. Where
primary or integral features are impractical, secondary
screening devices or enclosures may be used.
2. Ground-Located
No mechanical or electrical equipment including but not limited
to motors, compressors and transformers or any out-of-doors
storage facility shall be located within a street-facing building
setback area except within an underground vault. Elsewhere on
the site all equipment, property and facilities shall be fully
screened from view from adjoining properties and rights-of-way
by solid walls with opaque gates and landscaping.
E. Architectural Design
1. General Parameters
This DFD aims to create an architecture that will highlight and
augment the more generalized architectural design standards of
the "Manufacturing/Sales District" of the City's Design and
Physical Development Plan or other citywide design standards
that may be adopted in the future which are applicable to the
development.
132. Jefferson Frontage Requirements
Retail and restaurant uses that support or service nearby
employees shall be visible or have signage visible from
Jefferson Boulevard.
3. Building Exteriors
a. Newly constructed buildings shall have exterior surfaces with
primary or integral as opposed to secondary or applied
architectural treatment and detailing.
b. Existing buildings that are rehabilitated shall be done in such
a way as to achieve a unifying design theme or motif.
c. Each theme or motif as established in a. and b. above shall
likewise be reflected in the exterior design treatment and
detailing of all accessory structures or improvements, such
as screening walls and signs.
4. Building Siting and Window Placement
Buildings shall be sited to minimize to the maximum possible
extent any shade, shadow, light and/or glare impacts on nearby
residential properties. Building windows shall be so located to
reduce to the maximum extent possible any visual intrusion into
residential properties.
5. Signage
Signage shall be subject to the applicable signage requirements
of the City Zoning ordinance.
6. Green Building Standards
Green Building Standards are strongly encouraged and will be
required, when and if the City adopts them into the Municipal
Code.
F. Lighting
Lighting shall not adversely affect adjacent uses, especially nearby
residential development. Lighting for all exterior building, grounds and
accessory structures or improvements shall be designed, installed and
maintained so as to be deflected down and away from adjoining
properties and rights-of-way and screened from view.
Creative, energy efficient, low-maintenance lighting solutions shall be
encouraged for private and public development.G. Sound Attenuation
All uses within the DFD area shall comply with Culver City Municipal
Code noise regulations (Chapter 9.07), and related standards of the
General Plan Noise Element, which are hereby incorporated into this
OFD. Pursuant to this DFD, public utilities or agencies operating under
the authority of the Public Utilities Commission shall be subject to the
provisions of the City's noise regulations and the noise standards of
the General Plan Noise Element. All uses within the DFD area shall
also comply to Section 9.07.055 of the CCMC regarding Amplified
Sounds, which states that it shall be prohibited for any persons to
operate a loud speaker or sound amplifying equipment for the
purposes of transmitting messages, giving instructions or providing
entertainment which is audible at a distance of fifty (50) feet or beyond
the subject's property line without first filing an application and
obtaining a permit as set forth in Chapter 9.07 Noise Regulations. ('65
Code, § 23-44.13).
Properties that border the creek shall be designed so that noise does
not echo across the creek and disrupt nearby residential properties.
Where necessary and feasible, construct barriers to mitigate sound
emissions.
H. Motor Vehicle Air Quality Management
All development shall incorporate features required by Culver City's
adopted Transportation Demand and Trip Reduction Measures, CCMC
Section 7.05.015.
I. Public Art
All private and public development activities shall comply with the
requirements established in the City's Art in Public Places Ordinance.
J. Parking.
1. Design and Development
Off-street parking may be provided on surface (subject to the
specifications listed below in section V.C.4), in above-grade and/or
subterranean facilities. It shall be designed to minimize impacts on
the community. This can be accomplished by:
• Parking above or below grade is preferable and highly
encouraged.
15• Appropriately integrating parking, with the first floor facing
development and active uses.
• Incorporating the parking with other development.
• Creating an attractive exterior which also screens parked
vehicles.
• Ensuring efficient use of parking by creating safe as well as
clear and simple access.
Parking in the DFD area shall be sufficient as to eliminate any
spillover parking into local neighborhoods and meet or exceed all
City and Agency standards.
2. Requirements
All off-street parking shall be designed and constructed in
accordance with City and Agency adopted standards, including the
Revised Comprehensive Standard Conditions of Approval for Site
Plan Reviews and other discretionary Planning and Zoning
applications.
3. Parking Structures
Off-street parking may be provided by subterranean, or above
grade parking structures. At least one level of any such structure
shall be designed with floor heights to accommodate access routes
to handicap and high occupancy vehicles (vanpools) as required by
State law.
K. Security Features
Security requirements shall be achieved with minimal visual impact.
Barbed wire or razor ribbon security fencing shall not be permitted.
V. Access and Circulation
A. Pedestrian Access
1. All pedestrian access shall be in accordance with Title 24 standards
for accessibility for special needs persons.
2. Parking lots shall be designed to provide on site, inter-connecting
pedestrian-ways that conveniently and directly facilitate safe
pedestrian passage between buildings, parking, and open space
areas.
b3. Development within the DFD area shall incorporate appropriate
pedestrian access in their designs. Consideration of pedestrian
travel paths shall be paramount, even if the parking facility is not
located within the DFD area.
4. Development shall be designed to protect and preserve the safety
of pedestrians in the area.
B. Bicycle Access
1. The DFD area shall be a hospitable environment for bicyclists who
are passing through and visiting the area.
2. Measures to improve connectivity and promote linkages shall be
used by applying Ca!trans and METRO bicycle design standards.
C. Vehicular Access
1. The number of driveways on all street frontages shall be kept to a
minimum. The number, locations and width of driveways shall be
subject to approval by the Public Works Director/City Engineer.
2. Loading, service and emergency vehicle facilities and accesses are
encouraged to be distinct from general vehicular parking facilities
and accessways.
3. Parking lots shall be designed so that a vehicle within a facility shall
not have to enter a street to move from one location to any other
location within the same parking facility.
4. Parking lots shall be located to the rear or underneath buildings.
Notwithstanding, short-term parking may be located between the
front property line and the primary building storefront/entry provided
that the Public Works Director and Community Development
Director approve such short-term parking in front, subject to the
following determinations:
a) It will not create a negative impact on pedestrian and/or
vehicle circulation;
b) It is appropriate to the uses on the site; and
c) It is designed to minimize any aesthetic impacts.
D. Traffic Mitigation Measures
Development of the Jefferson Boulevard Industrial Area pursuant to this
DFD may result in additional traffic utilizing the local streets in the
immediate area and adjacent arterial streets. In conjunction with submittal
t7of plans for Site Plan Review or other City permits, an applicant may be
required to submit a circulation, parking and/or traffic impact analysis
based on the City's Criteria for Requiring Traffic Impact Studies for
Proposed Developments. As a result of any such traffic impact analysis,
specific traffic mitigation measures may be imposed on new construction
and rehabilitation and reuse of existing buildings in the DFD Area during
the plan review and approval process. The requirement for traffic
mitigation measures does not replace or reduce the payment to the City of
the New Development Impact Fund Fee pursuant to City Council
Resolution No. 83-R115, Chapter 33 H or Sections 15.06.010 — 15.06.055
of the CCMC, unless (as stated in the ordinance) the developer enters into
a Development Agreement with the City and/or Agency.
E. Public Right of Way Improvements
All development proposals are subject to requirements for public right-of-
way dedication, improvements for street and alley widening and/or
reconfiguration, and/or other improvements that may reasonably be
required by the Public Works Director/City Engineer with the development
plans submitted. Any such street, alley, or sidewalk improvements shall
be consistent with current City standards, the Street Level Use Design
Standards, and any specific street improvement plans approved by the
City and Agency and subject to the approval of the Public Works
Director/City Engineer. Such improvements include, but are not limited to,
sidewalks, street furniture, streetlights, street trees, alleys, parkway
plantings, landscaped medians and bus shelters.
All proposals by any person or agency for construction or development
within the DFD Area shall be subject to plan review, permit approval
procedures, and environmental review as referred to in this DFD.
West Los Angeles College is planning to construct a street through the
DFD area to provide vehicular access to Jefferson Boulevard. It is
anticipated that this new street will intersect Jefferson Boulevard to align
with the existing Leahy Street and that the lower portion of the road will be
open to the public. The road should be substantially constructed per the
Final Environmental Impact Report dated December 2004. Any future
developer of an area surrounding the proposed access-way shall work in
conjunction with West LA College to operate the road jointly for access to
both new development and the college.
All proposals for public right of way improvements, including new streets,
are subject to the approval of the City Public Works Director and the
Agency.
18VI.Fire Safety
Access shall be provided for Fire Department emergency vehicles and
equipment to all structures and facilities subject to the approval of the Fire
Marshal. Standard pre-fire floor plans as required by the Fire Marshal shall be
submitted and approved prior to the issuance of any certificate of occupancy.
Automatic sprinkler, alarm, smoke detector and/or other suppression systems
may be required. Modification to water supply systems serving the area and/or
site(s) may be required for new developments or rehabilitation projects in order to
ensure sufficient water supply for appropriate fire protection as determined by the
Fire Marshal.
VII.Plan Review Procedures
In the conceptual phase of planning a public or private project, early discussion
with City Planning Division and Agency staffs is required to review the scope of
the project and to clarify the City and Agency requirements, as applicable. Plans
that have been prepared without having been previously discussed with City and
Agency staffs before beginning design work may be subject to rejection.
Once plans for public and/or private developments are prepared by any person
or agency, including any public agency, they shall be processed through the
standard City and Agency review processes initiated with the City Planning
Division, as applicable.
Such plans may be required to include a plot plan, parking plan, drainage plans,
landscaping plans, floor plans, roof plans, pre-fire plans, sign plans and four-
sided elevations for all proposed improvements. The development of sites and
all public and private areas within the DFD Area shall only be carried out
according to plans and drawings approved by the City, as applicable, and
Agency in accordance with provisions of the Redevelopment Plan and any
conditions of approval imposed in connection with such review(s).
A. New Construction
Plans for all new construction and/or additions to existing buildings and
facilities proposed by any person or agency, including any public agency,
shall require City and Agency review to ensure appropriate compliance with
applicable City and Agency requirements, including the provisions of this
DFD. This review process may be accomplished by City and Agency staff or
it may include formal review by the Planning Commission, City Council and
the Agency.
B. RehabilitationPlans for rehabilitation of existing buildings generally require administrative
City review and approval prior to issuance of required building permits. This
City review process incorporates Agency staff review of proposed plans to
ensure compliance with the provisions of this DFD.
In each case, the Agency's Assistant Executive Director has the authority to
modify any standards of this DFD if the modification substantially achieves the
intent of this DFD.
When appropriate, notice to surrounding properties, community outreach, and
opportunities for early public participation in the design and development process
may be required and are always encouraged.
VIII. Environmental Review
Development of buildings, structures, and public and private facilities within the
DFD Area shall be subject to specific environmental review as part of the
applicable City and Agency review procedures. Such environmental review may
include, but is not limited to, the following:
1. Completion of the City's Preliminary Environmental Information;
2. Traffic, circulation, and/or parking impact study for any development proposal
as may be required by the City's Criteria for Requiring Traffic Impact Studies
for Proposed Developments;
3. A soils investigation report to be filed with the Agency by the applicant
identifying the status of soil contamination or other hazardous materials; or
4. Hydrology study detailing the impacts/compliance with the City's NPDES
Phase II permit; or
5. Any additional review including a full environmental impact report or negative
declaration.
Cost for any such environmental review, consultants, and contract administration
(if required) shall be paid by the property owner or developer.
IX. Responsibility for Securing Permits and Pa ying Applicable Fees
Nothing contained in this DFD or in subsequent agreements shall be construed in
any way to exempt the developer, person or agency proposing the public or
private development or facility (or his/her assignee, buyer, transferee, conveyee
or lessee) from securing all permits and paying all fees required of developers of
private property within the City of Culver City.|1010|n' 130UNDARY OF DFD AREA'
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Exhibit A
SITE MAP
DESIGN FOR DEVELOPMENT
JEFFERSON BOULEVARD INDUSTRIAL AREAMeeting Date: September 10, 2008 Item Number: PH-1
AGENDA ITEM: Site Plan Review, SPR P-2008024, Administrative Use Permit, AUP P-
2008023, and Mitigated Negative Declaration for the Construction of an 113,463 GSF Office
Complex with Tandem Parking at 9919 Jefferson Boulevard.
• Contact Person/Dept.: Phone Number:
Sherry Jordan, Senior Planner/CDD (310) 253-5746
Public Hearing: [X] Action Item: [ ] Attachments: [X]
Public Notification: On 7/23/08, a sign was posted on the site on 8/20/08, notices were mailed to
all the property owners and occupants, and interested parties within a 300-foot radius of the site
On 8/0X108 a courtesy notice was sent to all property owners, occupants, and business within a
500-foot radius of the site extended to the end of the block, and interested parties; and the notice
was ernailedI .tothe Master Notification List on 8/20/08.
Planning Review:
Thomas Gorham, Planning Manager 09/02/08
RECOMMENDATION:
That the Planning Commission:
1. Adopt a Mitigated Negative Declaration based on the Initial Study finding the project
will not have a significant adverse impact on the environment provided certain
mitigations are required; and
2. Approve Site Plan Review, SPR P-2008024, and Administrative Use Permit, AUP
P200823, subject to the Conditions of Approval as outlined in Resolution No. 2008-
P010 (Attachment No. 1).
PROCEDURES:
1. Chair calls on staff for a brief staff report and Planning Commission poses questions
to staff as desired.
2. Chair opens the public hearing, providing the applicant the first opportunity to speak,
followed by the general public.
3. Chair seeks a motion to close the public hearing after all testimony has been
presented.
4. Commission discusses the matter and arrives at its decision.
BACKGROUND:
Request
Second Street Ventures, as applicant and owner, filed applications for a Site Plan Review
and Administrative Use Permit for the construction of an office complex consisting of two
three-story office buildings over subterranean parking. The 113,463 square feet of office is
served by a central open courtyard and elevator area. The two-level subterranean parking
structure will house 346 parking spaces with 71 tandem pairs (142 spaces) and bicycleparking. A small lease area in the front of the building is planned for restaurant or retail
space to serve the surrounding workforce and neighborhood.
General Information
Please refer to the Project Summary (Attachment No. 2).
Existing Conditions
The subject site, as outlined in the Aerial Photograph (Attachment No. 3), is located along
Jefferson Boulevard, south of Duquesne Avenue and north of Leahy Street. The site is
designated in the General Plan Land Use Element as "Light Industrial"; in the Redevelopment
Plan Component Area No. 4 as "Light Industrial"; and in the Existing Zoning Map as
"Industrial General" (1G). Additionally, the subject site is subject to the Design for
Development for Jefferson Boulevard Industrial Area.
To each side of the subject property are one and two story office, industrial, and radio studio
uses. Across Jefferson Boulevard are light industrial uses. Immediately to the rear of the site
is Ballona Creek with one and two- family dwellings on the opposite side of the creek.
The site is relatively flat and has been cleared in anticipation of development. Pending
development of the site a Temporary Use Permit has been issued to allow parking for movie
production vehicles.
A review of City records for the site indicates a Site Plan Review was approved in October
2006 for the construction of a showroom/administration building and storage building for a
roofing supply company. An extension of the Site Plan Review was administratively
approved extending the approval to October 25, 2008. The property has since been sold to
the current applicant who filed the subject Site Plan Review application. As the former Site
Plan Review is still valid, a condition of approval is recommended that would declare the
former Site Plan Review null and void upon the effective date of this Site Plan Review if
approved.
DISSCUSSION:
Land Use and Zoning
The proposed use and development is consistent with the General Plan designation of Light
Industrial as the office use is permitted and can be contained within wholly enclosed
structures designed to protect adjacent residential areas.
The proposed project is consistent with all applicable IG development
standards pertaining to setback and height as well as all other Culver
City Municipal Code (CCMC) requirements pertaining to landscaping,
lighting and parking as outlined herein.
The proposed project complies with the Design for Development for Jefferson Boulevard
Industrial Area (DFD). The DFD encourages office development with convenient on-site
amenities and the project complies with the development standards.
Architectural Design
The architecture of the building would be described as contemporary with a warm color
palette including red and orange accent panels. On the ground level, both buildings are
23accessible on all four sides and augmented with landscape areas. An open space area has
been created in the space between the two buildings.
The three floor levels are enclosed with a floor-to-ceiling glazed wall system that allows for
visual transparency between the interior and exterior at the pedestrian level. On the second
and third level the floor plates are cantilevered outside the building to create a
walkway/balcony on all four sides of each building. This cantilevered walkway also acts as a
shading device, filtering views from the street and moderating direct sunlight.
A screened modularized panel system will skin the front and rear elevations of the front
building, portions of both sides of the front building, and a portion of the front elevation of the
rear building. The modularized screen system is made of vertical insulated tempered glass
units in varying height suspended from the floor and roof decks of the second and third floors.
The glass units contain a colored plastic honeycomb material that gives it the red or orange
color. Placing the panels at varying elevations maximizes views while also moderating direct
sunlight. The front stairway facing Jefferson Boulevard is integrated into the façade
screening system that angles from the front of the building and extends towards the street.
The panel system on the front building is proposed to incorporate the red colored glass units
and the rear building panel system would incorporate the orange units.
Landscaping
With the exception of the rear portion of the project, all the landscaping will be in planters
over the subterranean parking structure. The planters in the outdoor courtyard (between the
buildings) and within the front setback area along Jefferson Boulevard, will provide a
complementary contemporary design element. Planters along both side property lines will
provide vertical landscape screens.
The site consists of two tied lots. All development will occur on the largest of the lots fronting
on Jefferson Boulevard. The second lot abuts Ballona Creek and will be entirely planted.
Landscaping on this lot will incorporate trees that will enhance the views along the Ballona
Creek bike path and the residential neighborhood across the creek. A wood deck is
proposed in this area to provide an on-site open space seating area. The landscaping on this
lot will meet the design principles established in the Ballona Creek and Trail focused Special
Study as drought tolerant or low maintenance plants will be used and the general condition
and appearance of BaIlona Creek and trail will be improved.
Parking and Circulation
With the exception of a loading area all parking for the project is in the subterranean parking
structure. The two-level structure will provide 346 parking spaces, 21 spaces over the 325
spaces required for the proposed development. The required handicapped and bicycle
parking is also located in the subterranean parking structure. One loading space is located to
the right side of the entrance of the subterranean parking. Retractable bollards would be
located inward towards the courtyard to provide for maneuvering. The bollards would be
lowered as necessary to provide Fire Department access into the courtyard area and large
vehicle turn-around.
The applicant is requesting an AUP to allow tandem parking spaces (for the office uses) in
the subterranean garage. Of the 346 spaces, 142 spaces (71 tandem pairs) will be in a
tandem parking arrangement. The proposed tandem spaces meet the minimum dimensions
of the Zoning Code and they are arranged to be no more than two spaces in depth. The
Zoning Code requires that a valet or attendant be provided at all times that the tandem
parking is accessible to users unless it is determined that the nature of the use and its
operation will not require attendant parking.
2L/With the proposed condition that each tandem pair is assigned to the same office tenant, it is
not necessary to require that a valet or attendant be provided. The 204 non-tandem standard
parking spaces shall be available for the restaurant space and visitors.
Traffic and Circulation
A traffic study was conducted for the project by Fehr & Peers/Kaku Associates (Attachment
No. 4). The study examined 21 intersections near the project site in Culver City and Los
Angeles. Analysis of projected cumulative traffic plus project traffic indicated the proposed
project could create significant impacts at the following two intersections.
• Jefferson Boulevard & Duquesne Avenue (Culver City): The impact at this intersection
would be mitigated with the addition of a second left-turn lane from eastbound Jefferson
Boulevard to northbound Duquesne Avenue, modification of the southbound Duquesne
Avenue approach to provide a left-turn lane, a shared left/through lane, and a right-turn
lane, and the introduction of split phasing for the Duquesne approach, as shown in Figure
9 of the traffic study. The measures beyond the addition of the second left-turn lane from
eastbound Jefferson Boulevard to northbound Duquesne Avenue are not necessary to
mitigate the project's impact to below significant levels; however, after consultation with
City staff, the applicant has agreed to modify the southbound approach to provide a left-
turn lane, a shared left/through lane, and a right-turn lane, and to introduce split phasing
for Duquesne approaches to contribute towards addressing flow and queuing issues
along the Duquesne corridor.
To facilitate these improvements, the removal of eight parking spaces on the north side
of Jefferson Boulevard would be necessary. These spaces, however, are not heavily
utilized and displaced parkers could park on the other side of Jefferson Boulevard or on
Duquesne Avenue as it continues up into Culver Park.
Additionally, Duquesne Avenue north of Jefferson Boulevard would be widened by
removing approximately 10 feet of landscaping from in front of the City Transportation
Facility parking structure along Duquesne Avenue leaving five feet of landscaping
between the parking structure and the sidewalk. This will result in the elimination of the
freestanding convex monument Transportation Facility sign on the northwest corner of
Duquesne Avenue and Jefferson Boulevard. The applicant will be required to replace
that sign with a sign of a type and location to the satisfaction of the Transportation
Director.
This right-of-way improvement would begin from approximately the City Transportation
Facility driveway. It would not require the removal of parking from Duquesne Avenue
near the BalIona Creek bridge. All concerned City Departments have reviewed and
approved the proposed improvements.
• La Cieneqa Boulevard and Fairfax Avenue (City of Los Angeles): The impact at this
intersection would be mitigated by restriping southbound Fairfax Avenue to provide two
left-turn lanes and a shared left/through/right lane as shown in Figure 10 of the traffic
study. This mitigation could be accomplished without any street widening. This
mitigation would reduce the project impact at this intersection to below a significant level.
Noise
As the proposed project would be located adjacent to the National Public Radio (NPR) facility
a construction noise and vibration study was conducted to determine potential effects to the
studio operations (Attachment No. 5). The study recommendations resulted in the noise
mitigation measures as recommended in proposed Resolution No. 2008-P010.
25NPR does not record/broadcast in the affected studios after 2:00 PM. The recommended
conditions of approval would require the installation of temporary sound blankets on the
windows of the studios and restricts drilling operations within fifty feet of the buildings until
after 2:00 PM. Additionally, to reduce vibration transmission to the studios, the applicant
would be required to excavate the first slot of excavation along the easterly property line
adjacent to the NPR building. The applicant is also consulting with NPR to establish a noise
mitigation plan. At the hearing the applicant can address the result of their discussions with
NPR.
Construction of the project shall be subject to the hours of construction as outlined in the
CCMC [unless otherwise modified by the Planning Commission]. The project shall be
conditioned to require the use of construction equipment with state-of-the-art noise shielding
and muffling devices. Both the applicant and City contact information shall be posted on the
project site to direct individuals wishing to report noise and other construction activity
complaints. Following occupancy of the site, the proposed project is expected to generate no
more than the noise level consistent with other office complexes in the area. Therefore, no
other special noise related conditions of approval are recommended.
Area Compatibility
The "Light Industrial" General Plan and Redevelopment Plan designations for the subject
property are intended for clean, quiet industry, and commercial office use developments as
proposed by the applicant. The Design for Development for the Jefferson Boulevard
Industrial Area adopted by the Redevelopment Agency in February 2006, encourages office
development, especially office development that incorporates a park-like campus
environment, large efficient floor plates to accommodate corporate clients/tenants, and
convenient on-site retail and service amenities (convenient ancillary retail services to support
on-site employees and other employees in the area such as a restaurant, deli, sundries, etc.)
to enhance the quality of the project.
The proposed building height at the subject site is consistent with that permitted on the
subject site as well as on those neighboring properties, which are zoned IG. The project will
provide adequate landscaping on the site, parking in excess of the code requirements, and
with the implementation of the proposed traffic mitigation measures the traffic generated by
the project is not anticipated to cause a significant impact to the existing or projected traffic
levels in the area. In addition, upon completion of construction, the noise levels generated by
the proposed office use will be relatively low. Therefore, the proposed development will be
compatible with the uses in the vicinity.
CONCLUSION:
Staff has worked closely with the applicant from the project inception to
guide its design in order to meet Zoning Code requirements, address
potential community concerns, and create a commercial development
that promotes area redevelopment goals. Based on the analysis
contained herein staff believes the findings for Site Plan Review and
Administrative Use Permit can be made as outlined in proposed
Resolution No. 2008-P010 (Attachment No. 1) and recommend project
approval.
ENVIRONMENTAL DETERMINATION: Pursuant to the California Environmental Quality Act (CEQA), an Initial Study (Attachment
No. 7) was prepared. Based on the Initial Study, staff determined the project would not have
a significant adverse impact on the environment provided certain mitigation measures
concerning construction noise and traffic are required and a Mitigated Negative Declaration
was prepared (Attachment No. 8).
ALTERNATIVE OPTIONS:
The following alternative actions may be considered by the Planning Commission:
1. Approve the proposed project with the recommended conditions of approval if the
applications are deemed to meet the required findings.
2. Approve the proposed project with additional and/or different conditions of approval if
deemed necessary to meet the required findings and mitigate any new project
impacts identified at the meeting.
3. Disapprove the proposed project if the applications do not meet the required findings.
ATTACHMENTS:
1. Resolution No. 2008-P010
2. Project Summary
3. Aerial Photograph
4. Traffic Study for 9919 Jefferson Boulevard, file dated September 2, 2008
5. January 4 and August 15, 2008, letters to Second Street Ventures from Veneklasen
Associates, acoustics consultants
6. CEQA Initial Study
7. CEQA Draft Negative Declaration
8. Preliminary Development Plans file dated September 2, 2008
9. Materials Board [to be on display at the meeting]
SJ/sj
2.7ATTACHMENT NO. 3
ARCHITECTS RENDERINGS OF 9919 JEFFERSON BOULEVARD
2s,
City of Culver City, California
Redevelopment Agency Agenda Item Report
RECOMMENDATION:
Staff recommends the Culver City Redevelopment Agency (“Agency”) find that the
development proposed for 9919 Jefferson Boulevard is consistent with the
Redevelopment Plan and the Design for Development for the Jefferson Boulevard
Industrial Area.
BACKGROUND:
This item is presented to the Agency for consideration because, pursuant to Section
255 of the Redevelopment Plan for Component Area No. 4, which states in part, “No
real property shall be developed, rehabilitated, or otherwise changed after the date
of the adoption of this Plan, except with the approval of the Agency…: The
implementing policy adopted by the Agency requires any private new construction
within the Culver City Redevelopment Project, which must go before the Planning
Commission or City Council for approval, must also be reviewed by the Agency for
conformity to the Redevelopment Plan and any other applicable development
controls adopted by the Agency.
The property at 9919 Jefferson Boulevard (the “Site”) is located in Component Area
Number 4 of the Culver City Redevelopment Project (the “Redevelopment Project”).
The Site is also within the boundary for the Design for Development for the Jefferson
Boulevard Industrial Area (the “DFD”), which was adopted on February 6, 2006. The
DFD is provided as Attachment Number 1.
The Site, which is currently unimproved, has been acquired for development by
Second Street Ventures. Second Street Ventures proposes to construct two three-
story office buildings totaling 113,463 square feet and a two-level subterranean
Meeting Date: 11/3/2008 Item Number: A-2
AGENDA ITEM: Approval of Proposed Development at 9919 Jefferson Boulevard
as Consistent With the Redevelopment Plan.
Contact Person/Dept.: John Fisanotti Phone Number: (310) 253-5767
Fiscal Impact: Yes [] No [X] General Fund: Yes [] No [X]
Public Hearing: [] Action Item: [X] Attachments: [X]
Public Notification:
All parties previously notice by the Planning Division (October 20, 2008) and Master E-
Mail Notification List (October 29, 2008)
Department Approval:
Sol Blumenfeld (10/23/08)
Executive Director Approval:
Jerry B. Fulwood (10/30/08)
Chief Financial Officer Approval:
Jeff Muir (by N. Kimball) (10/29/08)
City of Culver City, California
Redevelopment Agency Agenda Item Report
parking structure with capacity for 346 cars. On September 10, 2008, the Planning
Commission approved a Site Plan Review and an Administrative Use Permit by a
vote of 5-0. Attachment Number 2 is a copy of the Planning Commission staff
report, which contains a more detailed description of the project. Attachment
Number 3 contains architectural renderings of the proposed structures.
DISCUSSION:
The Redevelopment Plan for this location calls for Light Industrial uses. An office
is a permissible use within the Light Industrial designation. The DFD contains
more detailed use and development criteria for new construction. The proposed
project also conforms to the DFD as follows (page references are to the DFD):
• Under Purpose and Intent, the DFD states, “The Agency encourages the
introduction and growth of creative technology, office and clean industrial uses
while facilitating the development of neighborhood serving uses.” (Page 3)
• General Objective Number A-2 of the DFD is to “Expand Culver City’s
economic base by attracting businesses and creating new employment
opportunities.” (Page 3)
• General Objective Number A-6 of the DFD is to, “Provide services and
amenities to employees working in the area.” (Page 3)
• Policy 3.g. of the DFD states: “Encourage large business, commercial centers
and industrial parks to include bike lockers, or other secure bicycle storage and
related facilities, to support bicycle commuting by employees.” (Page 7)
• Policy 5.a. of the DFD states: “Provide urban design amenities such as
plazas, courtyards, and extended sidewalks as part of new developments to
visually enhance public accessways in commercial areas.” (Page 8)
• Policy 6.g. of the DFD states: “Encourage the introduction of neighborhood-
serving commercial and retail uses that serve the needs of nearby residential
neighborhoods lacking such services.” (Page 7)
• In the list of Encouraged Uses in the DFD, it states: ”Office development,
especially office development that incorporates the following characteristics or
features to enhance the marketability of the project and to attract quality
tenants:
o a park-like, campus environment with abundant and well-landscaped
parking;
o large efficient floor plates to accommodate corporate clients/tenants;
o convenient on-site retail and service uses and amenities (common
meeting spaces for the tenants, convenient ancillary retail/services to
support on-site employees and other employees in the area, such as a City of Culver City, California
Redevelopment Agency Agenda Item Report
cafeteria or restaurant, deli, sundries, etc.) to enhance the quality of the
project.” (Page 9)
• In the list of Encouraged Uses, it further states: “Commercial uses, including
General Retail Stores, that support or service nearby employees” and “Food
and Retail Uses accessory to a primary use on a parcel.” (Page 9)
• Section III (C) (3) of the DFD states: “Each building and all machinery and
equipment shall be so constructed, installed, and maintained, and the activity
conducted therein shall be such that all noises, vibration, dust, odor, and other
objectionable factors shall not be disruptive to residents and businesses
located in the vicinity of the site as reasonably determined by the approving
authority.” (Page 11)
• The Development Standards section of the DFD requires the building height
and setbacks to comply with the City’s Zoning Code. (Page 12)
• Under the Public Open Space section of the DFD, open space and landscaping
is required for development adjacent to Ballona Creek. Under the Landscaping
Section the DFD, states: “Open spaces and areas adjacent to pedestrian
activity centers shall be provided with amenities that reinforce pedestrian
activities and alternative modes of travel.” (Page 12)
• The DFD requires that all equipment be screened from view. (Page 13)
• The DFD requires that retail and restaurant uses that support or service nearby
employees shall be visible or have signage visible from Jefferson Boulevard.
(Page 14)
• The DFD requires that newly constructed buildings shall have exterior surfaces
with primary or integral as opposed to secondary or applied architectural
treatment and detailing. (Page 14)
• The DFD requires that buildings shall be sited to minimize to the maximum extent
possible any shade, shadow, light and/or glare impacts on the nearby residential
properties. Building windows shall be so located to reduce to the maximum
extent possible any visual intrusion into residential properties. (Page 14)
• The DFD requires signs to be in compliance with the Municipal Code. (Page 14)
• The DFD states: “Green Building Standards are strongly encouraged and will be
required, when and if the City adopts them into the Municipal Code.” (Page 14)
• The DFD requires that: “Lighting shall not adversely affect adjacent uses,
especially nearby residential development. Lighting for all exterior building,
grounds and accessory structures or improvements shall be designed, installed
and maintained so as to be deflected down and away from adjoining properties
and rights-of-way and screened from view. Creative, energy efficient, low-
maintenance lighting solutions shall be encouraged for private and public
development. (Page 14)
• The DFD requires all projects of this size to comply with the Transportation
Demand and Trip Reduction Measures in the Municipal Code. (Page 15) City of Culver City, California
Redevelopment Agency Agenda Item Report
• The DFD requires all projects to comply with the City’s Public Art Ordinance.
(Page 15)
• In regards to parking, the DFD states:
o “Parking above or below grade is preferable and highly encouraged;” and,
o “Parking in the DFD area shall be sufficient as to eliminate any spillover
parking into local neighborhoods and meet or exceed all City and Agency
standards;” and,
o “All off-street parking shall be designed and constructed in accordance
with City and Agency adopted standards, including the Revised
Comprehensive Standard Conditions of Approval for Site Plan Reviews
and other discretionary Planning and Zoning applications;” and,
o “Off-street parking may be provided by subterranean, or above grade
parking structures. At least one level of any such structure shall be
designed with floor heights to accommodate access routes to handicap
and high occupancy vehicles (vanpools) as required by State law.”
(Pages 15-16)
• The DFD states: “Security requirements shall be achieved with minimal visual
impact. Barbed wire or razor ribbon security fencing shall not be permitted.”
(Page 16)
• The DFD states: “All pedestrian access shall be in accordance with Title 24
standards for accessibility for special needs persons.” and, “Parking lots shall be
designed to provide on-site, inter-connecting pedestrian-ways that conveniently
and directly facilitate safe pedestrian passage between buildings, parking, and
open space areas.” (Page 16)
• The DFD states: “The number of driveways on all street frontages shall be kept
to a minimum. The number, locations and width of driveways shall be subject to
approval by the Public Works Director/City Engineer” and, “Loading, service and
emergency vehicle facilities and accesses are encouraged to be distinct from
general vehicular parking facilities and accessways.” and “Parking lots shall be
designed so that a vehicle within a facility shall not have to enter a street to move
from one location to any other location within the same parking facility.” and
“Parking lots shall be located to the rear or underneath buildings.” (Page 17)
• The DFD requires: “Access shall be provided for Fire Department emergency
vehicles and equipment to all structures and facilities subject to the approval of
the Fire Marshal. Standard pre-fire floor plans as required by the Fire Marshal
shall be submitted and approved prior to the issuance of any certificate of
occupancy. Automatic sprinkler, alarm, smoke detector and/or other suppression
systems may be required. Modification to water supply systems serving the area
and/or site(s) may be required for new developments or rehabilitation projects in
order to ensure sufficient water supply for appropriate fire protection as
determined by the Fire Marshal.” (Page 19)
City of Culver City, California
Redevelopment Agency Agenda Item Report
The proposed project complies with all of the above points and, therefore, a finding
that the project is consistent with the Redevelopment Plan and DFD is warranted.
On October 6, 2008, at the request of an Agency member, copies of supplemental
documents from the Planning Commission agenda packet were distributed.
Members were requested to keep the supplemental documents in case they wish to
refer to them for this item.
This proposed development has generated some discussion about the reduction in
curb side parking that will be occurring in the vicinity, largely because of the new
access road from West Los Angeles College. The Planning Commission, when it
approved the proposed project, included in its Resolution No. 2008-P010, Condition
of Approval No. 93, which requires any parking spaces removed as the result of the
installation of an additional left turn lane from Jefferson Boulevard to Duquesne
Avenue to be relocated to the vicinity of Culver City Park, subject to the approval of
the City Engineer and the Parks, Recreation and Community Services Director.
FISCAL ANALYSIS:
Presently, this currently vacant Site generates minimal tax increment to the Agency.
Development of the Site would increase the Agency’s tax increment significantly as
the development will trigger a re-assessment based upon the value of the
improvements (estimated at $40,000,000). The property tax levy of one percent in
the first year would yield $400,000. Revenue to the City (gross receipts tax from the
businesses within the structures and the utility tax) is estimated at $71,700 per year
for a structure of this size. Should this development receive Agency approval, it is
expected construction would be completed in August of 2010, with Agency tax
increment and City revenues being realized beginning in Fiscal Year 10-11.
ATTACHMENTS:
1. Design for Development for the Jefferson Boulevard Industrial Area
2. Planning Commission Staff Report dated September 10, 2008
3. Architect’s Renderings
4. Supplemental Material from the September 10, 2008 Planning Commission
Agenda Packet (distributed previously on October 6, 2008)
City of Culver City, California
Redevelopment Agency Agenda Item Report
MOTION:
That the Redevelopment Agency:
Approve the development proposed by Second Street Ventures at 9919
Jefferson Boulevard by finding that the proposed development conforms to the
Redevelopment Plan and the Design for Development for the Jefferson
Boulevard Industrial Area.