City of Culver City, California
City Council Agenda Item Report
RECOMMENDATION:
Staff recommends the City Council deny the appeal and uphold the Planning
Commission’s approval with five additional and/or modified conditions.
PROCEDURE:
1. Mayor calls on staff for a brief staff report.
2. Mayor opens the public hearing to allow for public comment, if any.
3. Receive comment from the applicant and public.
4. Mayor seeks a motion to close the public hearing after all testimony has been
presented.
5. Council discusses the matter and arrives at its decision.
BACKGROUND:
On October 24, 2007, the Planning Commission held a public hearing regarding the
applicant’s request for a Conditional Use Permit to allow conversion of an existing
motel into an emergency family shelter located at 12841 Washington Boulevard in
the Commercial General (CG) Zone. At the public hearing the Planning Commission
adopted Resolution No. 2007-007 including conditions of approval (Attachment No.
2) approving the Conditional Use Permit.
Meeting Date: 01/14/2008 Item Number: PH-3
AGENDA ITEM: PUBLIC HEARING: Appeal of the Planning Commission’s
Approval of a Conditional Use Permit for the Conversion of an Existing Motel into
an Emergency Family Shelter Located at 12841 Washington Boulevard.
Contact Person/Dept.: Paul Samaras;
Thomas Gorham
Phone Number: (310) 253-5706
(310) 253-5727
Fiscal Impact: Yes [] No [X] General Fund: Yes [] No [X]
Public Hearing: [X] Action Item: [] Attachments: [X]
Public Notification: Notices mailed to all property owners and occupants within a 300-
foot radius of the site extended to the end of each block (12/24/07); speakers from the
October 24, 2007 Planning Commission meeting (12/24/07); persons who submitted
written comments, Councilman Bill Rosendahl – City of Los Angeles 11
th
District, Del
Rey Neighborhood Council, Mar Vista Community Council (12/24/07); Master
Notification List (01/09/08).
Department Approval:
Sol Blumenfeld (01/03/08)
City Attorney Approval:
Carol Schwab (by H. Baker) (01/08/08)
Fiscal Impact Review:
Jeff Muir (by M. Noller) (01/09/08)
City Manager Approval:
Jerry B. Fulwood (01/09/08) City of Culver City, California
City Council Agenda Item Report
On November 8, 2007, Michael Feeney, a Culver City resident, submitted an appeal
of the Planning Commission’s decision (Attachment No. 3).
Attachment No. 4 contains the Planning Commission staff report, which includes
discussion on the action requested, traffic, circulation and parking, landscaping,
noise, the facility operations, and comments received during the public comment
period. Attachment No. 8 is the Negative Declaration adopted by the Planning
Commission for the project.
DISCUSSION:
Planning Commission
The Commission received input from 46 members of the public in favor of and 20 in
opposition to the proposed shelter. In addition to the oral comments, written
comments submitted prior to and during the meeting were read into the record.
Those in favor emphasized the positive purpose and impact of the proposed shelter
and the need for low-income housing in the area. Those opposed to the proposal
recognized the positive purpose of the shelter, but expressed concern about the
location and its impact on the surrounding neighborhood. The Commission on a 3 to
1 vote approved the project. The dissenting Commissioner expressed two concerns.
First, he stated the impact to local schools had not been adequately considered.
Second, he believed the proposed facility did not meet the definition of an
emergency shelter and thus could not be permitted at the proposed location.
Following thorough discussion of the matter, the Commission noted that the
concerns raised by the public were sufficiently addressed in the applicant’s proposal,
the proposed facility’s rules and requirements, and the conditions of approval,
including two conditions added by the Commission.
- First, to address a concern regarding the emergency nature of the shelter and
the length of residents’ stay there, the Commission limited the maximum length
of stay at the facility to 90 days.
- Second, to ensure the facility’s continued compliance with the conditions of
approval, the Commission required the applicant to submit a yearly report to the
Planning Manager on the facility’s operations and compliance with the conditions
of approval.
With the additional conditions, the Planning Commission determined that the
required findings could be made and voted to approve the project.
Attachment No. 13 contains the minutes of the meeting. City of Culver City, California
City Council Agenda Item Report
Residents’ Appeal
The appeal (Attachment No. 3), which was timely filed, states the project does not
meet the required findings necessary to support approval of a Conditional Use
Permit. The concerns raised in the appeal documentation can be placed in four
broad categories and are discussed below (paraphrased from the applicant’s appeal
letter):
1. The proposed location is inadequate.
The site is too close to a residential neighborhood and other locations are better
suited for the proposed use. The West Washington area is already challenged with
traffic and crime which make the location unsafe for children. The City has had
plans to redevelop with commercial projects, but the proposed use is not commercial
and will worsen an already challenged area.
2. The proposed use and its operations are problematic.
The density of the use is high, and the facility residents may have family and/or
personal problems (alcohol, drugs…) that will affect the neighborhood. Some of the
potential impacts will be an increase in crime, parking, and traffic problems,
overcrowding of schools, and a decline in property values. These impacts may be
exacerbated by a lack of cooking facilities, play area for children, staff supervision
and security.
3. The findings of approval.
The project does not meet finding C, because the proposed emergency shelter is
substantially different from the existing motel and will generate more traffic. The
shelter is not consistent with the commercial uses along Washington Boulevard; it is
more similar to a multiple-family residential use.
The project does not meet finding D, because the access to the site is inadequate.
Restricting access only to Beethoven Street will worsen the traffic along this street,
which is already congested.
The project does not meet finding E, because the proposed use will be detrimental
to the general welfare and the neighborhood.
4. Additional conditions needed.
a. Include a specific time when the nightly curfew ends. City of Culver City, California
City Council Agenda Item Report
b. The security cameras should operate 24 hours a day.
c. There should be more than one staff person onsite overnight for security.
d. The rules should prohibit residents from putting anything on the windows, except
curtains.
e. The room doors should have sensors to alert onsite staff when doors open and
close.
f. The maximum number of people in each unit should be two.
g. The wrought iron fence should have greenery planted on it or it should be
replaced by shrubs to make the property look less institutional.
h. No resident or staff parking should be permitted on the street.
Response to appellant comments
The proposed use is allowed in the Commercial General (CG) zone with a
Conditional Use Permit and the project, as proposed, meets all the Zoning Code
requirements for emergency shelters in the CG zone.
The proposed use will not have significant crime, noise, or other behavioral impacts
to the neighborhood, because its operations, the programs rules and requirements,
and the conditions of approval will regulate it sufficiently. The number of residents at
the facility is proposed to be a maximum of 60, the residents are pre-screened offsite
before being accepted into the program, and Upward Bound House staff will be in
daily contact with them to ensure the facility operates successfully. The facility will
have both indoor and outdoor common areas for the residents, a 9 PM curfew will be
enforced, and violations of the facility’s rules will not be tolerated, as required by the
Upward Bound House operating procedures.
On October 24, 2007, the Planning Commission approved the proposed facility on
the condition (PC Resolution Condition No. 15) that “no more than 55 residents
(including adults and children) shall be served by the facility at any one time.” The
facility would have 72 beds (four bed spaces per unit), but the maximum number
would be restricted to 55. After the Planning Commission meeting, the applicant
requested that the maximum number be raised to 60. The reason for this request is
that a part of the facility’s funding is contingent upon its serving 60 residents. Staff
believes that the additional number of residents will not significantly affect the
findings of approval or the project’s environmental impacts. As a result, staff has
included a condition in the proposed resolution to reflect this requested change.
The facility will provide adequate parking onsite consistent with the Zoning Code
requirements. A sufficient number of residents at the facility will not own personal
vehicles and will use public transportation, which will limit the demand for parking
onsite. The primary access to the site on Beethoven Street will be adequate for the City of Culver City, California
City Council Agenda Item Report
staff and residents. Washington Boulevard is served by Culver Citybus, with two
lines passing directly by this location and a third connecting at Centinela Avenue
one-half mile to the east. The Santa Monica bus system also runs along Centinela
Avenue as well as on Venice Boulevard heading east and on Lincoln Boulevard
approximately one-half mile to the west. The Los Angeles Metro bus system
provides east-west service on Venice Boulevard approximately one-third mile to the
north of the location. The proposed physical improvements to the property, such as
the additional landscaping, the painting, and the removal of existing signs, will have
a positive aesthetic impact onsite and in the immediate area.
In addition, recent legislation, SB 2 (Cedillo), now requires cities to demonstrate in
their Housing Element that they have met their “fair share” of the need for
emergency shelters. With the adoption of SB 2, which became effective on January
1, 2008, the State has become more active in protecting emergency housing
developments and requiring cities to approve such developments unless unusual
and special circumstances are present, similar to the manner the State has limited a
city’s ability to prohibit affordable housing developments.
CONCLUSION:
It is staff’s recommendation that the Planning Commission approval be upheld and
that in order to address some of the concerns raised by the appellant the following
conditions be added and/or modified to clarify the conditions adopted by the
Planning Commission:
1) The curfew for residents at the facility shall extend from 9 PM to 6 AM.
2) The security cameras shall operate 24 hours a day.
3) The rules and requirements shall be modified to prohibit foil and any other
material on the windows, with the exception of curtains or screens.
4) The applicant shall submit a landscaping plan to the Planning Division for
review and approval, which will indicate appropriate plants along the
perimeter that will screen the wrought iron fencing.
In addition, the following condition should be added/modified to clarify the issue of
maximum number of occupants as requested by Upward Bound:
5) No more than one family (of up to four persons) shall occupy any unit.
Although 72 beds shall be allowed within the facility, no more than 60
residents (including adults and children) shall be served by the facility at
any one time.
City of Culver City, California
City Council Agenda Item Report
A draft resolution is attached to this report for the City Council’s consideration
(Attachment 1).
FISCAL ANALYSIS:
This is a private nonprofit venture project with no City or Redevelopment Agency
funds reserved for the development.
The project will only marginally contribute to the customer base of the area and
could require the provision of additional emergency services by the City. The actual
amount of both the revenues and expenditures resulting from both sources are
difficult to estimate at this time.
ATTACHMENTS:
1. Draft City Council Resolution
2. Planning Commission Resolution No. 2007-P016
3. Planning Commission Adopted Initial Study/Negative Declaration
4. Appeal filed on November 8, 2008
5. October 24, 2007, Planning Commission Staff Report
6. Project Summary
7. Area Map
8. Aerial Photo
9. Development Plans
10. Upward Bound House Executive Summary
11. September 20, 2007 Community Meeting Summary
12. Written Comments
13. Minutes of the October 24, 2007 Planning Commission Public Hearing
MOTION:
That the City Council:
1. A. Determine that no additional environmental information is needed because
the Planning Commission adopted a Negative Declaration finding that the
approval of the Conditional Use Permit will not have a significant adverse impact
on the environment;
AND
City of Culver City, California
City Council Agenda Item Report
B. Adopt a resolution denying the appeal and upholding the Planning
Commission’s approval of the Conditional Use Permit (including the additional
conditions stated in the staff report).
OR,
2 Grant the appeal and overturn the Planning Commission’s approval, denying the
Conditional Use Permit, and direct staff to return to the Council with the
appropriate resolution outlining the findings for denial.
City of Culver City, California
City Council Agenda Item Report
1
The attachments for this item were of various sizes and unable to be scanned,
Copies of the attachments are available for public review at the Office of the City
Clerk located in City Hall 9770 Culver Boulevard Culver City, CA 90232.
Meeting Date: 01/14/08 Item Number: PH-3
AGENDA ITEM: PUBLIC HEARING: Appeal of the Planning Commission’s
Approval of a Conditional Use Permit for the Conversion of an Existing Motel into
an Emergency Family Shelter Located at 12841 Washington Boulevard.
Contact Person/Dept.: Paul Samaras,
Thomas Gorham
Phone Number: 310-253-5706
310-253-5727
Fiscal Impact: Yes [x] No [] General Fund: Yes [x] No []
Public Hearing: [] Action Item: [x] Attachments: [x]
Public Notification: Master Notification List (01/09/08)
Department Approval:
City Attorney Approval:
Fiscal Impact Review:
City Manager Approval:
SITE PLAN/ROOF PLAN
SCALE : 1" = 20'|1010|VICINITY MAP
PROJECT INFORMATION
LIST OF DRAWINGS
PROJECT DIRECTORY
ARCHITECTURAL SYMBOLS
SECURITY OPENING
ACCESSIBLE PATH OF
TRAVEL
PAY PHONE
FENCE
DRINKING FOUNTAIN
EXIT SIGN
ALIGN FINISHES
FLOOR MATERIAL CHANGE
REFER TO FINISH SCHED.
SMOKE DETECTOR
FIRE EXTINGUISHER
DETAIL
BUILDING SECTION
WALL SECTION
INTERIOR ELEVATION
EXTERIOR ELEVATION
ELEVATION MARK
NOTE
WINDOW MARK
DOOR MARK
WALL TYPE
WORK POINT
A1
A801
A1
A304
N16
C|1010|A1
A200
TEL
FMC
FE
SD
EXIT
DF
WP|1010|A1
A300
A1
A500
SHOWN
NOT
SHOWN
G000
12841 W. WASHINGTON BLVD.
CULVER CITY, CA. 90066
4236-021-001
LOT 49, TRACT TR5951
CG
MOTEL
RESIDENTAL CARE FACILITY/ EMERGENCY FAMILY SHELTER
10,780 S.F.
PROJECT ADDRESS:
ASSESSOR ID #:
LEGAL DESCRIPTION:
ZONE:
(E) USE:
(P) USE:
LOT AREA:|1013|
±24'
3,519 S.F.
4,244 S.F.
7,763 S.F.
4,244/10,780= 39%
V - N
2001 CBC
STORIES:
MAX. BLDG. HEIGHT:
BUILDING AREA:
1ST FLOOR:
2ND FLOOR:
SUBTOTAL:
LOT COVERAGE:
CONST. TYPE:
BUILDING CODE:
PROPOSED
EXISTING
TRACT|1013|
± 24'
3,519 S.F.
4,244 S.F.
7,763 S.F.
4,244/10,780 = 39%
V-N
2001 CBC
PROJECT
NORTH
ABV ABOVE
AFF ABOVE FINISHED FLOOR
ACT ACOUSTICAL TILE
ADD ADDENDUM
ADH ADHESIVE
ADJ ADJACENT
A/C AIR CONDITIONING
ALT ALTERNATE
ALUM ALUMINUM
AB ANCHOR BOLT
ANOD ANODIZED
ARCH ARCHITECT (URAL)
AD AREA DRAIN
ASPH ASPHALT
BSMT BASEMENT
BEL BELOW
BET BETWEEN
BLK BLOCK
BLKG BLOCKING
BD BOARD
BS BOTH SIDES
BW BOTH WAYS
BOT BOTTOM
BLDG BUILDING
CPT CARPET (ED)
CSMT CASEMENT
CLG CEILING
CEM CEMENT
CM CENTIMETER
CT CERAMIC TILE
CIR CIRCLE
CIRC CIRCUMFERENCE
CLR CLEAR (ANCE)
COL COLUMN
CONC CONCRETE
CMU CONCRETE MASONRY UNIT
CONT CONTINUOUS OR CONTINUE
CONTR CONTRACT (OR)
CJT CONTROL JOINT
CORR CORRUGATED
CTR
C
L
CENTER
CENTERLINE
CRS COURSE (S)
DTL DETAIL
DIAG DIAGONAL
DIAM DIAMETER
DIM DIMENSION
DR DOOR
DS DOWNSPOUT
D DRAIN
DWG DRAWING
DF DRINKING FOUNTAIN
E EAST
ELEC ELECTRIC (AL)
EL ELEVATION
ELEV ELEVATOR
EMER EMERGENCY
EQ EQUAL
(E) EXISTING
EXP EXPOSED
EXT EXTERIOR
FOF FACE OF FINISH
FOS FACE OF STUD
FIN FINISH (ED)
FFE FINISHED FLOOR ELEVATION
FE FIRE EXTINGUISHER
FLR FLOOR (ING)
FD FLOOR DRAIN
GA GAGE, GAUGE
GV GALVANIZED
GL GLASS, GLAZING
GLB GLASS BLOCK
GB GRAB BAR
GD GRADE, GRADING
GYP BD GYPSUM BOARD
HDW HARDWARE
HWD HARDWOOD
HVAC HEATING / VENTILATION /
AIR-CONDITIONING
HD HEAVY-DUTY
HT HEIGHT
HOR HORIZONTAL
HB HOSE BIBB
INS INSULATE (D) (ING)
INT INTERIOR
LAM LAMINATE (D)
LAV LAVATORY
L LENGTH
MFR MANUFACTURER
MAS MASONRY
MO MASONRY OPENING
MAX MAXIMUM
MECH MECHANIC (AL)
MIN MINIMUM
MISC MISCELLANEOUS
NAT NATURAL
NOM NOMINAL
N NORTH
NIC NOT IN CONTRACT
NTS NOT TO SCALE
OC ON CENTER (S)
OPG OPENING
OPP OPPOSITE
OD OUTSIDE DIAMETER
OA OVERALL
PLAM PLASTIC LAMINATE
P
L
PROPERTY LINE
PWD PLYWOOD
PT POINT
PTD PAINTED
PVC POLY VINYL CHLORIDE
PL PROPERTY LINE
QT QUARRY TILE
RAD RADIUS
REF REFERENCE
R RISER
RD ROOF DRAIN
RM ROOM
RO ROUGH OPENING
SHT SHEET
SIM SIMILAR
S SOUTH
SPEC SPECIFICATION (S)
SQ SQUARE
SS STAINLESS STEEL
STD STANDARD
STL STEEL
STR STRUCTURAL
SYM SYMMETRY (ICAL)
TEL TELEPHONE
TV TELEVISION
THK THICK (NESS)
TOL TOLERANCE
T&G TONGUE & GROOVE
TSL TOP OF SLAB
TW TOP OF WALL
T TREAD
TYP TYPICAL
VERT VERTICAL
VCT VINYL COMPOSITION TILE
WC WATER CLOSET
WP WATER PROOFING
WWF WELDED WIRE FABRIC
W WEST
W WIDTH
WIN WINDOW
WO WITHOUT
ABV ABOVE
AFF ABOVE FINISHED FLOOR
ACT ACOUSTICAL TILE
ADD ADDENDUM
ADH ADHESIVE
ADJ ADJACENT
A/C AIR CONDITIONING
ALT ALTERNATE
ALUM ALUMINUM
AB ANCHOR BOLT
ANOD ANODIZED
ARCH ARCHITECT (URAL)
AD AREA DRAIN
ASPH ASPHALT
BSMT BASEMENT
BEL BELOW
BET BETWEEN
BLK BLOCK
BLKG BLOCKING
BD BOARD
BS BOTH SIDES
BW BOTH WAYS
BOT BOTTOM
BLDG BUILDING
CPT CARPET (ED)
CSMT CASEMENT
CLG CEILING
CEM CEMENT
CM CENTIMETER
CT CERAMIC TILE
CIR CIRCLE
CIRC CIRCUMFERENCE
CLR CLEAR (ANCE)
COL COLUMN
CONC CONCRETE
CMU CONCRETE MASONRY UNIT
CONT CONTINUOUS OR CONTINUE
CONTR CONTRACT (OR)
CJT CONTROL JOINT
CORR CORRUGATED
CTR
C
L
CENTER
CENTERLINE
CRS COURSE (S)
DTL DETAIL
DIAG DIAGONAL
DIAM DIAMETER
DIM DIMENSION
DR DOOR
DS DOWNSPOUT
D DRAIN
DWG DRAWING
DF DRINKING FOUNTAIN
E EAST
ELEC ELECTRIC (AL)
EL ELEVATION
ELEV ELEVATOR
EMER EMERGENCY
EQ EQUAL
(E) EXISTING
EXP EXPOSED
EXT EXTERIOR
FOF FACE OF FINISH
FOS FACE OF STUD
FIN FINISH (ED)
FFE FINISHED FLOOR ELEVATION
FE FIRE EXTINGUISHER
FLR FLOOR (ING)
FD FLOOR DRAIN
GA GAGE, GAUGE
GV GALVANIZED
GL GLASS, GLAZING
GLB GLASS BLOCK
GB GRAB BAR
GD GRADE, GRADING
GYP BD GYPSUM BOARD
HDW HARDWARE
HWD HARDWOOD
HVAC HEATING / VENTILATION /
AIR-CONDITIONING
HD HEAVY-DUTY
HT HEIGHT
HOR HORIZONTAL
HB HOSE BIBB
INS INSULATE (D) (ING)
INT INTERIOR
LAM LAMINATE (D)
LAV LAVATORY
L LENGTH
MFR MANUFACTURER
MAS MASONRY
MO MASONRY OPENING
MAX MAXIMUM
MECH MECHANIC (AL)
MIN MINIMUM
MISC MISCELLANEOUS
NAT NATURAL
NOM NOMINAL
N NORTH
NIC NOT IN CONTRACT
NTS NOT TO SCALE
OC ON CENTER (S)
OPG OPENING
OPP OPPOSITE
OD OUTSIDE DIAMETER
OA OVERALL
PLAM PLASTIC LAMINATE
P
L
PROPERTY LINE
PWD PLYWOOD
PT POINT
PTD PAINTED
PVC POLY VINYL CHLORIDE
PL PROPERTY LINE
QT QUARRY TILE
RAD RADIUS
REF REFERENCE
R RISER
RD ROOF DRAIN
RM ROOM
RO ROUGH OPENING
SHT SHEET
SIM SIMILAR
S SOUTH
SPEC SPECIFICATION (S)
SQ SQUARE
SS STAINLESS STEEL
STD STANDARD
STL STEEL
STR STRUCTURAL
SYM SYMMETRY (ICAL)
TEL TELEPHONE
TV TELEVISION
THK THICK (NESS)
TOL TOLERANCE
T&G TONGUE & GROOVE
TSL TOP OF SLAB
TW TOP OF WALL
T TREAD
TYP TYPICAL
VERT VERTICAL
VCT VINYL COMPOSITION TILE
WC WATER CLOSET
WP WATER PROOFING
WWF WELDED WIRE FABRIC
W WEST
W WIDTH
WIN WINDOW
WO WITHOUT
ABBREVIATIONS
WD WOOD WD WOOD
PROJECT
NORTH
UPWARD BOUND
1104 WASHINGTON AVE
SANTA MONICA, CA. 90403
RALPH MECHUR ARCHITECTS
3400 AIRPORT AVE., SUITE 5
SANTA MONICA, CA 90405
TEL: (310) 398-2940/ FAX: (310) 398-2950
OWNER:
ARCHITECT:
G000 PROJECT INFORMATION
A100 EXISTING FIRST FLOOR PLAN
A101 EXISTING SECOND FLOOR PLAN
A200 PROPOSED FIRST FLOOR PLAN
A201 PROPOSED SECOND FLOOR PLAN
A300 EXISTING SITE ELEVATIONS
A301 PROPOSED SITE ELEVATIONS
L-1 PROPOSED PLANTING PLAN
BUILDING AREAS:
COVER SHEET/
PROJECT INFO.
DATE:
SCALE:
SHEET TITLE:
SHEET NUMBER:
JOB NO:
REVISIONS:
R a l p h M e c h u r A r c h i t e c t s
3400 Airport Ave. Suite #5
Santa Monica, CA 90405
310.398.2940 v
310.398.2950 f
www.rmechurarchitects.com
AS NOTED
10.09.07
SUN BAY MOTEL
12841 W. WASHINGTON BLVD.
CULVER CITY, CA. 90066
UPWARD BOUND
12841 W. WASHINGTON BLVD.
CULVER CITY, CA. 90066
01050.01
PROPERTY MAP
WASHINGTON PL.
WASHINGTON BLVD.
S. CENTINELA AVE
VENICE BLVD.
BEETHOVEN ST.
WALGROVE AVE.
CULVER BLVD.
LINCOLN BLVD.
405
90
90
ELECTRIC
SERVICE
(N)
(N)
BICYCLE
RAIL
(N) 4' HIGH
W.I. FENCE
12'-8"
29'-6" 9'-4"
8'-6" 8'-6" 8'-6" 8'-6"
9'-8"
2'-0"
NOTE:
1. REPLACE FOUR SECTIONS OF
SIDEWALK.
2. AUTOMATIC FIRE SPRINKLER
SYSTEM W/MONITORING. TO
BE INSTALLED BY REQUIREMENTS
OF CCFDD.
3. HARDWIRED SMOKE DETECTORS
SHALL BE INSTALLED.
4. NOTE ON FIRE ALARM SYSTEM
REQUIRED PARKING: 11 SPACES
PARKING PROVIDED:
STANDARD: 10 (1 STANDARD SPACE TO SERVE AS LOADING SPACE FROM
10AM-4PM M-F)
HANDICAPPED: 1 SPACE
BREAKDOWN: 18 UNITS. 1 SPACE REQUIRED FOR EVERY 3 UNITS = 6 SPACES
+ 1 SPACE REQ. FOR MANAGER GROUND FLOOR + 2 SPACES
REQ. FOR MANAGER UNIT ON SECOND FLOOR + 1 SPACE REQ.
FOR OFFICE SPACE + 1 HANDICAPPED SPACE
REQUIRED BICYCLE PARKING: 10% OF 11 (REQUIRED PARKING) = 1.1 SPACES
BICYCLE PARKING PROVIDED: 2 SPACES
0 10 20 40
(N) 4' HIGH
W.I. FENCE
TRASH
CHILDREN'S
PLAY AREA
(N) 6' HIGH
W.I. FENCE
6' HIGH
PLASTER
WALL
(E)
107'-8"
CITY OF LOS ANGELES CITY OF CULVER CITY
(N) RE-STRIPPED
PARKING LOT
BEETHOVEN ST.
VEHICLE
ENTRY
(E) ADJACENT ONE
STORY COMMERCIAL
BUILDING
ALLEY
VEHICLE
ENTRY
PALM
TREE
NO PARKING
SIGN
PALM
TREE
STREET
LIGHT
STREET
LIGHT
BUS BENCH
PALM TREE
TRASH CAN
PARKING
METER
PALM
TREE TRAFFIC
CAMERA
TRAFFIC
CAMERA
MOTEL SIGN (TO BE REMOVED)
FIRE
HYDRANT
17'-5"
W. WASHINGTON BLVD.
(E) 3 STORY APT.
BUILDING
SIDEWALK
SIDEWALK
(N) SIDEWALK
CURB AND GUTTER
±3'-6"
BLOCK WALL
±3'-6"
BLOCK
WALL
EMERGENCY
PARKING
AREA
26'-0"
8'-0"
(E)
(N)
(N) PLANTER
11
HANDICAPPED
8'-0" 9'-0"
4'-8"
5'-9"
(N) FENCE
±3'-7"
18'-0" 27'-0" 11'-4"
100'-0"
P
L
P
L
P
L
C
L
C
L
50'-0"
25'-0"
9'-6"
22'-7"
10'-7"
22'-2"
3'-4"
(N) AUTO
GATE
(N) PED. GATE
UNITS 1ST FL. UNITS 2ND FL.
MANAGER UNIT 100 466 SF MANAGER UNIT 200 679 SF
MEETING ROOM 205 SF
MEETING ROOM/
COMMONT SPACE 314 SF
OFFICE/ LIBRARY 156 SF UNIT 201 320 SF
UNIT 101 264 SF UNIT 202 325 SF
UNIT 102 269 SF UNIT 203 325 SF
UNIT 103 269 SF UNIT 204 325 SF
UNIT 104 269 SF UNIT 205 360 SF
UNIT 105 269 SF UNIT 206 362 SF
UNIT 106 305 SF UNIT 207 364 SF
UNIT 107 362 SF UNIT 208 224 SF
UNIT 108 367 SF UNIT 209 224 SF
LAUNDRY 138 SF UNIT 210 227 SF
FIRST FLOOR TOTAL 3339 SF
SECOND FLOOR TOTAL 4,049 SF
LANDSCAPE (E) 470 SF
(N) 279 SF
City of Culver City, California
Planning Commission Agenda Item Report
Meeting Date: October 24, 2007 Item Number: PH-2
AGENDA ITEM: Conditional Use Permit to Allow Conversion of an Existing
Motel into an Emergency Family Shelter on Property Located at 12841
Washington Boulevard.
Contact Person/Dept.: Paul Samaras Phone Number: (310) 253-5706
Public Hearing: [X] Action Item: [] Attachments: [X]
Public Notification: On October 2, 2007, notices were mailed to all the property owners
and occupants within a 300-foot radius of the site, extended to the end of City block
and the notice was emailed to the Master Notification List.
Planning Approval:
Thomas Gorham, Planning Manager 10/11/07
RECOMMENDATION:
That the Planning Commission:
1. Adopt a Negative Declaration based on the Initial Study finding that the
project will not have a significant adverse impact on the environment
(Attachment No. 4);
2. Approve Conditional Use Permit, CUP P-2007112, subject to the Conditions
of Approval as stated in Resolution No. 2007-P016 (Attachment No. 5);
PROCEDURES:
1. Chair calls on staff for a brief staff report and Commission poses questions to
staff as desired.
2. Chair opens the public hearing, providing the applicant the first opportunity to
speak, followed by the general public.
3. Chair seeks a motion to close the public hearing after all testimony has been
presented.
4. Commission discusses the matter and arrives at its decision.
BACKGROUND:
Request
The proposed request is a Conditional Use Permit, CUP P-2007112 to allow
conversion of an existing two-story, 7,763 square-foot motel into an emergency
shelter for families with children. The project site for this application is located at
12841 Washington Boulevard in the Commercial General (CG) zone.
Page 1 of 10 City of Culver City, California
Planning Commission Agenda Item Report
Page 2 of 10
General Information
See Attachment No. 1, Project Summary
Existing Conditions
The project site located at the northeast corner of Washington Boulevard and
Beethoven Street is approximately 10,780 square feet (107’8” x 100’) in area.
The existing use on the site is a motel business consisting of two detached two-
story buildings. Attachment No. 6 contains a site plan (Sheet A100) illustrating
the building locations, the parking and landscaping. A 17-foot wide alley runs
along the north property line, which separates the site from multiple-family
residential uses in the City of Los Angeles to the north. The uses east of the site
are primarily neighborhood commercial businesses, including a bakery, a dry-
cleaning establishment and a hair salon. South of the site (across Washington
Boulevard) is a fast-food restaurant and an automotive repair business, and west
of the site is a car rental business and a medical supply store.
Project Data
The proposed project consists of remodeling the existing buildings without
increasing their floor area. The existing 18 motel rooms in the main building will
be converted into units for the homeless families. Up to two adults and two
children will occupy each unit. The second building will contain two units for the
onsite management and security staff. In addition, the manager’s building will
have a community room with a small library and computer stations, and a
separate meeting room. The two buildings together measure approximately
7,763 square feet (of which 3,519 s.f. on the first and 4,244 s.f. on the second
floor). The project will provide 11 parking spaces, including one handicap
accessible space and one loading space, and two bicycle parking spaces. The
site currently has 470 square feet of landscaping, primarily adjacent to the
manager’s building, but also between the parking area and the main building.
The project involves the addition of 279 square feet of landscaping along both
property frontages and in the site interior. The new landscaping along
Washington Boulevard will replace the existing driveway, which will be closed as
part of the project. Two access points to the site will remain, one along
Beethoven Street and one along the alley.
The applicant has provided an Executive Summary (Attachment No.7) that
explains in detail all aspects of the proposed project. City of Culver City, California
Planning Commission Agenda Item Report
Page 3 of 10
DISCUSSION:
Land Use and Zoning
The proposed project is consistent with the zoning designation and the General
Plan designation for the area. The project site is located in the Commercial
General (CG) zone and has a General Corridor General Plan Land Use
designation. An emergency family shelter is a permitted use in the CG zone
upon approval of a Conditional Use Permit.
In addition to the zoning designation, the proposed project is consistent with the
City’s General Plan. Objective 3 of the Land Use Element of the General Plan
regarding affordable housing, states that the City should “encourage the
provision of housing opportunities for all members of the community.” Further,
Policy 3.B of this objective states that the City should “provide housing
assistance programs for moderate-, low-, and very low-income groups.” The
proposed emergency shelter for homeless families with children aims to fulfill the
above objective, by providing temporary housing opportunities to an ignored
segment of the community. The proposed shelter implements the above policy
(3.B) through use of a non-profit organization’s housing assistance program. In
addition, the City’s Housing Division supports emergency shelter facilities, such
as the one proposed by Upward Bound House. This type of housing helps to
meet the Division’s goal of enhancing access to affordable decent, safe and
healthy housing for all income levels especially those that are most vulnerable.
An emergency housing facility, such as the one proposed, will help to remove
families with children off the street and place them in a secure, safe, and healthy
supportive housing environment where they will have twenty-four (24) hour
access to supportive services that will assist in removing the barriers that cause
their homelessness.
Architectural Design
The existing buildings onsite have a simple architectural style. The building
exteriors consist of flat, plaster covered walls and mansard style tile roofs. The
maximum building height is 21 feet. The proposed project will make some
improvements to the buildings’ exterior. One of the changes is a new metal and
wood screen that will be installed on the second floor of the manager’s building
that will cover a portion of the building façade along Washington Boulevard. The
other changes include repainting, minor repairs and removal of existing signs.
The site currently has a pole sign at the southwest corner of the site and a roof
parapet wall which has previously served as a sign area. At the request of staff,
the applicant will remove both of these features. No new signs are proposed for City of Culver City, California
Planning Commission Agenda Item Report
Page 4 of 10
this site. The project will not contain signage as the project is a residential
facility.
Landscaping and Walls
The site currently includes 470 square feet of landscaping at the ground level,
which is located in planters along the Beethoven Street and Washington
Boulevard frontage and between the main building and the parking area. These
landscape planters vary in width from two to six feet. A new landscape planter
will be located along the Washington Boulevard frontage between the two
buildings onsite. Additional planters will be installed on the east side of the
manager’s building and next to the main building adjacent to the stairs leading to
the second level. Finally, new planters will be installed between the main
building and the Beethoven Street frontage. These planters will be sufficient in
size to allow planting of vines that will be trained to cover the west elevation of
the main building. The new planters will add approximately 279 square feet of
landscaping which will bring the total landscaped area to 749 square feet.
Due to the poor condition of the existing plants, the applicant will remove all the
existing plants and re-design the landscaping of the entire site. The proposed
plant material is shown on the preliminary landscaping plan attached to this
report (Attachment No. 6). The applicant will be required to submit a final
landscape plan to the Planning Division for review prior to the issuance of
building permits for this project.
The project also involves replacement of an existing 6-foot high chain link fence
along the alley with a wrought iron fence. The fence will serve to enclose
existing electrical service equipment and a children’s play area proposed as part
of the project. A new four-foot wrought iron fence will be installed along
Washington Boulevard and Beethoven Street with a pedestrian and vehicular
gate to provide better control of access to the site. The new fence will meet the
Zoning Code fence height requirements, it will be an improvement on the existing
fencing, and will help make the facility more secure.
Parking
The project parking meets the parking requirements of the Zoning Code for
emergency shelters, including the total number of vehicle and bicycle spaces, the
dimensions of those spaces, and the drive aisle width. The project is required to
provide six standard parking spaces, one for every three resident units. The
project instead will provide 11 parking spaces. Those spaces include six spaces City of Culver City, California
Planning Commission Agenda Item Report
Page 5 of 10
for the facility resident units (18 units), three spaces for the two onsite manager
units, one space for the office in the manager’s building, a loading and a
handicap accessible space. The loading space use is limited to the hours
between 10 AM and 4 PM, which allows its use as a parking space for residents
at night and early morning. The loading space is 18’ x 8’6”, which can
accommodate small trucks; larger trucks are not anticipated to be used for the
project. An emergency parking area is identified onsite at the request of the Fire
Department to ensure that it remains clear for use by emergency vehicles. Two
bicycle parking spaces are provided next to the main building close to the
Washington Boulevard frontage.
Due to the nature of the proposed use, the need for parking is reduced compared
to the existing motel business. Residents of emergency shelters tend not to own
personal automobile vehicles. Furthermore, the proposed shelter meets the
number of parking spaces required by the Culver City Zoning Code (one per
three residents units). However, to ensure that the facility’s operation does not
create a parking problem, the proposed resolution includes a condition limiting
the number of families residing at this facility that own personal vehicle. The
facility operator shall be responsible for screening potential residents to ensure
that the number of vehicles owned by the residents and the staff does not exceed
the number of parking spaces available.
Traffic and Circulation
The proposed family shelter is not anticipated to generate more traffic than the
existing motel use. The applicant has indicated that its existing clients and the
overall homeless population does not own as many personal vehicles as the
general population. The applicant has indicated that its clients make regular use
of public transportation, thereby limiting the traffic generated from these uses. In
addition, the applicant has indicated that bus tokens are provided for its clients to
facilitate the use of buses, and a bus stop is located directly in front of the subject
site. As a result, the traffic generated by the proposed use is not expected to
exceed that generated by the existing motel.
Primary access to the site will be provided via a two-way driveway on Beethoven
Street, which will allow left and right turns in and out of the site. A second
driveway along Washington Boulevard will be closed to provide space for the
required van accessible handicap parking space and the bicycle spaces. The
closure of this driveway and curb cut will eliminate a pedestrian circulation
conflict and provide additional landscaping along Washington Boulevard. Three
of the existing parking spaces onsite will continue to be accessed via the alley
along the north side of the property. City of Culver City, California
Planning Commission Agenda Item Report
Page 6 of 10
Circulation on the site will be provided via a 27-foot wide drive aisle, which will
allow vehicles to maneuver adequately in and out of parking spaces. In
summary, the proposed family shelter is not anticipated to have significant traffic
or circulation impacts. The circulation on and off the site is adequate and the
traffic generated will be limited.
Area Compatibility
The design and appearance of the site will not change substantially as a result of
the emergency shelter. The two existing buildings will remain in place, as will the
parking and landscaping areas. Improvements to the parking area, repainting of
the buildings onsite, the addition of landscaping, the replacement of the existing
fencing and the removal of the existing pole sign will improve the appearance of
the site and make it more compatible with the neighboring uses. The emergency
shelter will be compatible with the multiple-family neighborhoods and the nearby
commercial uses in that it is a use similar to the existing motel. In addition, the
shelter operations, its rules and requirements, and the conditions of approval will
ensure that parking, traffic, noise, and crime impacts will be minimal, and thus
the proposed shelter operations as conditioned will be compatible with the
existing and future lands uses.
Operations
Upward Bound House is a nonprofit organization that provides transitional and
emergency housing to homeless families and low income seniors. Its sources of
funding include private donations and government funds. The primary sources
will be local governments (including the cities of Los Angeles, Santa Monica and
Beverly Hills) and the Los Angeles County. Additional funding sources include
the State and Federal government, private foundations, and contributions of
corporations and individuals. Five government-funding sources audit the
organization through reports and on-site visits, however, they are not the primary
regulatory agencies for the shelter.
Primary responsibility for regulating the proposed shelter rests with the City of
Culver City. Therefore, the operations of the emergency shelter will be regulated
by Culver City Municipal Code, which includes the zoning code and the
standards of the CG zone for emergency shelters, the Building Code, the
conditions of approval that the Planning Commission may impose on the project,
and the Upward Bound House program rules and requirements (which are part of
the proposed resolution of approval). City of Culver City, California
Planning Commission Agenda Item Report
Page 7 of 10
The operations of the proposed shelter are designed to minimize any impacts to
the nearby community and to assist the residents in reaching financial stability
and finding permanent housing. The goal of the Upward Bound House program
is to find permanent housing for these residents within 60 to 90 days.
The shelter’s residents will typically be families with small children. They are
usually referred to Upward Bound House by other non-profit or governmental
agencies that work with the homeless. Upward Bound House staff initially screen
and then interview applicant families prior to selecting them. The selection/intake
process will not take place on the subject site. Intake activities will take place at
the facilities of referral agencies. The proposed resolution includes a condition
prohibiting the applicant from conducting intake activities at the site. Families
that are selected will agree to follow the facility’s rules and requirements,
violation of which results in termination from the program. The rules and
regulations are attached to this report (Attachment No. 7). The rules include
provisions regarding the behavior of adults and children, proper maintenance of
the residents’ units, and rules regarding noise and trash. The proposed
resolution includes a condition requiring the applicant to enforce these rules and
requirements. Any changes to these rules shall be reviewed and approved by
the Planning Manager prior to taking effect. In response to input from staff and
the public, the applicant has indicated that a maximum of 55 residents will be
served by the facility at any one time (an average of three per unit).
Children will have access to two recreation areas on the site, one of which will be
outdoors between the main building and the alley. This play area will be
enclosed with a six-foot wrought iron fence and will be configured with a soft
impermeable surface over the asphalt paving and a canopy to provide shade for
children and adults using the area. A second recreation area was added to the
plans at staff’s request and in response to input from the residents at a
community meeting. A community room will be located on the first floor of the
manager’s building, which will have a small library and computer stations for the
facility residents. Facility staff will make arrangements for children to attend local
schools during their stay at the shelter. This will include bus tokens and
agreements with other agencies that can provide transportation to needy
populations. Children will be supervised at all times and all residents will be
subject to a 9:00 PM curfew nightly.
Adults will be required to meet with their case managers daily to help them find
permanent housing and jobs if they are unemployed. They will also be required
to participate in ‘welfare to work’ programs to help them achieve financial
stability. In general, the program staff will work closely with the residents on a
daily basis to ensure that residents find permanent housing and achieve self- City of Culver City, California
Planning Commission Agenda Item Report
Page 8 of 10
sufficiency. At the same time the facility operations and rules help to minimize
any negative impacts to the neighbors.
The residents will not have full kitchens in their units and cooking will not be
permitted in them. The units will have a mini-refrigerator to store perishables
and a microwave oven for heating the meals delivered by staff. Upward Bound
House has an existing pantry (food storage) at their facility in Santa Monica and it
works with a lot of organizations and businesses that will donate food for the
Culver City facility. Staff will prepare three meals a day at the Santa Monica
facility and will distribute them to the residents in the Culver City facility.
Furthermore, case managers will link the residents to other food distribution
resources and government food programs to help supplement those meals.
Safety and Security
Upward Bound House will use various means to secure the facility and ensure
will not be a nuisance to the neighborhood. First, the facility will be completely
enclosed by a wrought iron fence. The fence will be four feet tall along the
property frontage on Washington Boulevard and Beethoven Street and six feet
tall in the rear portion of the property along the alley. The fence will have secured
pedestrian gates along Beethoven Street and the alley. An automated vehicular
gate will be installed at the Beethoven Street entrance. A security gate has been
proposed at the project staff parking area at the rear of the lot to ensure that it
does not create nuisance conditions adjacent to the alley. Security cameras will
complement the fencing. Cameras will be installed throughout the site to
effectively monitor access in and out of the property. In addition to the fencing
and security cameras, Upward Bound House staff will be onsite 24 hours a day
to monitor the residents, provide security, and enforce the facilities rules and
requirements.
The facility rules and requirements are an additional means of securing the
residents and ensuring that they will not be a nuisance to the neighbors. The
facility has a set of strict rules of conduct, violation of which can result in
termination from the program. The rules include, but are not limited to: 1)
prohibiting outside visitors without the prior written permission of the case
manager, 2) prohibiting visits of residents to other residents’ units, 3) a 9:00 PM
nightly curfew, 4) requiring residents to sign in and out whenever they leave and
return to the facility, 5) prohibiting violence or threats of violence, use of profanity
with staff, and use of drugs or alcohol. Finally, staff can perform inspections of
the resident units and drug tests without prior notice. A full copy of these rules is
included in the Upward Bound House Executive Summary attached to this report City of Culver City, California
Planning Commission Agenda Item Report
Page 9 of 10
(Attachment No. 7). Overall, the facility operations will help ensure the security of
its residents and that of the nearby neighbors.
Community Meeting
During the application review period, Planning Division staff asked the applicant
to hold an informational community meeting for the neighbors living near the
project. The applicant held a meeting on September 20, 2007, at the Culver Park
West building. Attachment No. 8 is summary of the meeting attendees'
questions and comments. In response to the input from the community and City
staff, the applicant has indicated that an advisory body may be formed after the
shelter begins its operations. This body will be composed of Upward Bound
House staff, neighborhood residents and other stakeholders, and its purpose will
be to provide input and feedback on the facility operations on a regular basis.
Written Comments
Staff has received written comments from the public on the proposed project.
Those comments are attached to this report (Attachment No. 9).
ENVIRONMENTAL DETERMINATION:
Pursuant to the California Environmental Quality Act (CEQA) guidelines a
Negative Declaration has been prepared; the project has been determined to
have less than significant impacts on the community.
CONCLUSION:
Based on the above analysis staff believes the findings for a Conditional Use
Permit can be made as outlined in proposed Resolution No. 2007-P016
(Attachment No. 5).
City of Culver City, California
Planning Commission Agenda Item Report
Page 10 of 10
ALTERNATIVE OPTIONS:
The following alternative actions may be considered by the Planning
Commission:
1. Approve the application with the recommended conditions of approval if the
application is deemed to meet the required findings.
2. Approve the application with additional or different conditions of approval, if
deemed necessary to meet the required findings and mitigate any new project
impacts identified at the meeting.
3. Disapprove the application if it does not meet the required findings.
ATTACHMENTS:
1. Project Summary
2. Area Map
3. Aerial Photo
4. Draft Initial Study/Negative Declaration dated October 2, 2007
5. Resolution No. 2007-P016 (CUP P-2007112)
6. Development Plans Date Received October 11, 2007
7. Upward Bound House Executive Summary and Program Rules
8. September 20, 2007 Community Meeting Summary
9. Written Comments Updated 01/10/2008 Page 1 of 3 Project Summary – Attachment 1
Attachment No. 1
PROJECT SUMMARY
APPLICATION TITLE & CASE NO:
Conditional Use Permit, CUP P-2007112 to allow conversion of an existing 2-story, 7,763 square foot
motel into an emergency family shelter on property located at 12402 Washington Place in the
Commercial General (CG) Zone.
PROJECT ADDRESS/LOCATION: APPLICANT INFORMATION:
12841 Washington Boulevard
Culver City, CA 90066
David Snow – Upward Bound House
1104 Washington Avenue
Santa Monica, CA 90403
(310) 458-7779
PERMIT/APPLICATION TYPE:
Administrative Use Permit
Conditional Use Permit
Administrative Site Plan Review
Site Plan Review
Administrative Variance
Variance
Master Sign Program
Certificate of Appropriateness
Certificate of Exemption
DOBI
Tentative Parcel Map
Tentative Tract Map
Lot Line Adjustment
Zoning Code Amendment - Text
Zoning Code Amendment - Map
General Plan Amendment - Text
General Plan Amendment - Map
Planned Unit Development
Specific Plan
Other:
APPROVAL BODY: Public Hearing Public Meeting Administrative
Administrative
Planning Commission
City Council
Redevelopment Agency
Other:
ENVIRONMENTAL DETERMINATION AND NOTICING:
CEQA
Determination
Categorical Exemption, Class
Negative Declaration or Mitigated Negative Declaration
Environmental Impact Report, Type: ________________
Notice of Exemption (w/in 5 days of decision)
Notice of Intent to Adopt (21 days prior to decision)
Notice of Determination (w/in 5 days of decision)
Fish & Game Certificate of Fee Exemption (w/in 5 days of decision)
CEQA Noticing
Notice of Preparation Notice of Availability Notice of Completeness
PROJECT SUMMARY
Updated 01/10/2008 Page 2 of 3 Project Summary – Attachment 1
PUBLIC NOTIFICATION:
Mailing
Date: 10/2/07
Property Owners
Occupants
Adjacent Property Owners & Occupants
w/in 300’ foot radius
w/in 300’ foot radius / Extended
Other:
Posting
Date:
Onsite Offsite
Other:
Publication
Date:
Culver City News Other:
Courtesy
Date: 10/2/07
City Council
Commissions
Master Notification List
Culver City Website
Cable Crawler
Press Release
HOA /Neighborhood Groups
Culver City Organizations
Other: Chamber of Commerce, Tom
Camerella, Marta Zaragoza, & Downtown
Business Association.
GENERAL INFORMATION:
General Plan
General Corridor
Zoning
Commercial General (CG)
Redevelopment Plan
Area #4
Overlay Zone/District
NA
Legal Description
LOT 46, 47, 48 AND 49 OF TRACT NO. 5951, IN THE CITY
OF CULVER CITY, COUNTY OF LOS ANGELES, STATE OF
CALIFORNIA AS PER MAP RECORDED IN BOOK 77 PAGE
72 OF MAPS, IN THE OFFICE OF THE COUNTY
RECORDER OF SAID COUNTY
Existing Land Use
Motel
ADJACENT ZONING AND LAND USES
Location Zoning Land Use
North: LA/Residential Multiple family residential
South: CG Fast food and auto-repair
East: CG Dry Cleaners and hair salon
West: CG Car rental and medical supply store
Project Data Existing Proposed Required/Allowed
Lot Area 10,780 S.F. 10,780 S.F. N/A
Building Coverage: 3,519 S.F. 3,519 S.F. No max.
Landscaped Area: 470 S.F. 749 S.F. No min.
Dwelling size: None N/A N/A
Density: N/A N/A N/A
PROJECT SUMMARY
Updated 01/10/2008 Page 3 of 3 Project Summary – Attachment 1
Project Data Existing Proposed Required/Allowed
Parking:
Standard 16 6 6 (one per three
residential units)
1 (1
st
floor manager’s studio) 0
2 (2
nd
floor manager’s apt) 0
1 (office area) 0
Tandem 0 0 0
Handicapped 0 1 1
Loading 0 1 1*This space also
serves as a standard
parking space
Total: 16 11 6
Building Height: 21 feet 21 feet 56 feet max
Building Setbacks:
Front 2’5” 2’5” 0’
Rear 3’7” 3’7” 0’
Side (North) 9’8” 9’8” 10’ to mid-alley
Side (South) 2’3” 2’3” 0’
ESTIMATED FEES:
New Development Impact: N/A
In Lieu Parkland:
School District: TBD
Art: N/A
Plan Check: TBD
Sewer: TBD
INTERDEPARTMENTAL REVIEW:
Planning, Engineering, Building & Safety, Fire Prevention, Redevelopment Agency, and City Attorney
reviewed the project. Comments have been incorporated into the plans or where made part of the
recommended conditions of approval.
ART IN PUBLIC PLACES:
N/A
Attachment No. 2
AREA MAP
0 125 250 ft.
12841
WASHINGTON
BOULEVARD
CUP P-2007112
Legend
Selected Properties
City of Culver City
Planning Division
Map Created: Oct 4, 2007
Meeting Date: October 24, 2007
Scale: 1:2,500
Attachment No. 3
AERIAL PHOTO
12841
WASHINGTON
BOULEVARD
CUP P-2007112
City of Culver City
Planning Division
Map Created: October 11, 2007
Meeting Date: October 24, 2007 SITE PLAN
SCALE : 1/16"= 1'-0"|1010|SITE PLAN
DATE:
SCALE:
SHEET TITLE:
SHEET NUMBER:
JOB NO:
REVISIONS:
R a l p h M e c h u r A r c h i t e c t s
3400 Airport Ave. Suite #5
Santa Monica, CA 90405
310.398.2940 v
310.398.2950 f
www.rmechurarchitects.com
AS NOTED
10.09.07
SUN BAY MOTEL
12841 W. WASHINGTON BLVD.
CULVER CITY, CA. 90066
UPWARD BOUND
12841 W. WASHINGTON BLVD.
CULVER CITY, CA. 90066
01050.01
W. WASHINGTON BLVD.
BEETHOVEN ST.
HANDICAP
PARKING
BICYCLE
PARKING
PARKING
PARKING PARKING
PLANTER
PLANTER
PLANTER
PLANTER
DRIVEWAY
SLIDING GATE
PLAY AREA
TRASH AREA
PLANTER
EXISING 2-STORY BUILDING
EMERGENCY PARKING
EXISTING TWO
STORY BUILDINGProposed Site
Elevations
A301
AS NOTED
10.09.07
SUNBAY MOTEL
12841 W. WASHINGTON BLVD
CULVER CITY, CA. 90066
01050.01
UPWARD BOUND
12841 W. WASHINGTON BLVD
CULVER CITY, CA 90066
DATE:
SCALE:
SHEET TITLE:
SHEET NUMBER:
JOB NO:
REVISIONS:
R a l p h M e c h u r A r c h i t e c t s
3400 Airport Ave. Suite #5
Santa Monica, CA 90405
310.398.2940 v
310.398.2950 f
www.rmechurarchitects.com
SOUTH ELEVATION (WASHINGTON BLVD)
SCALE : 1/8" = 1' - 0"
D1
WEST ELEVATION (BEETHOVEN ST)
SCALE : 1/8" = 1'-0"
B1
NOTES
XXX 1.
(E) ADJACENT
BUILDING
(N) METAL SCREEN FOR VINES
(N) EXTERIOR
PLASTER
(N) EXTERIOR PLASTER
(N) WOOD AND
METAL SCREEN
EAST ELEVATION
SCALE : 1/8" = 1'-0"
A1
NORTH ELEVATION (ALLEY)
SCALE : 1/8" = 1'-0"
C1
BEETHOVEN ST
(N) SIDEWALK, PLANTER
(N) 4' W.I.
FENCE
P
L
P
L
P
L
P
L
P
L
P
L
P
L L
P
L
P
L P
L
P
L
P
L L
P
L
P
L
ALLEY
WASHINGTON BLVD.
BEETHOVEN ST
WASHINGTON BLVD.
ALLEY
ELECTRIC
SERVICE
(E) TILE ROOF
(E) VINYL
WINDOWS
(N) MTL
WINDOWS
(E) EXTERIOR
PLASTER
(E) TILE ROOF
(E) EXTERIOR
PLASTER
(E) VINYL
WINDOWS
(N) TRASH
AREA
(E) TUCK UNDER
PARKING
(E) CMU
WALL
(E) TILE ROOF
(E) CMU
WALL (N) 4' W. I. FENCE (E) MTL
WINDOWS
(E) TILE ROOF
(E) EXTERIOR PLASTER
ELECTRIC SERVICE
(N) CHILDREN'S
PLAY AREA
(N) 6' W.I. FENCE
(N) 4' W.I.
FENCE
(N) 4' W.I.
FENCE
(N) W. I. FENCE
(N) 4' W. I.
FENCE
21'-0"
19'-5"
(E) ADJACENT
BUILDING
8'-5" 1'-0" 8'-0" 3'-7"
8'-5" 1'-0" 8'-0" 3'-7"
8'-5" 1'-0" 8'-0" 3'-7"
8'-5" 1'-0" 8'-0" 3'-7"
(N) WOOD AND METAL
SCREENSITE PLAN/ROOF PLAN
SCALE : 1" = 20'|1010|VICINITY MAP
PROJECT INFORMATION
LIST OF DRAWINGS
PROJECT DIRECTORY
ARCHITECTURAL SYMBOLS
SECURITY OPENING
ACCESSIBLE PATH OF
TRAVEL
PAY PHONE
FENCE
DRINKING FOUNTAIN
EXIT SIGN
ALIGN FINISHES
FLOOR MATERIAL CHANGE
REFER TO FINISH SCHED.
SMOKE DETECTOR
FIRE EXTINGUISHER
DETAIL
BUILDING SECTION
WALL SECTION
INTERIOR ELEVATION
EXTERIOR ELEVATION
ELEVATION MARK
NOTE
WINDOW MARK
DOOR MARK
WALL TYPE
WORK POINT
A1
A801
A1
A304
N16
C|1010|A1
A200
TEL
FMC
FE
SD
EXIT
DF
WP|1010|A1
A300
A1
A500
SHOWN
NOT
SHOWN
G000
12841 W. WASHINGTON BLVD.
CULVER CITY, CA. 90066
4236-021-001
LOT 49, TRACT TR5951
CG
MOTEL
RESIDENTAL CARE FACILITY/ EMERGENCY FAMILY SHELTER
10,780 S.F.
PROJECT ADDRESS:
ASSESSOR ID #:
LEGAL DESCRIPTION:
ZONE:
(E) USE:
(P) USE:
LOT AREA:|1013|
±24'
3,519 S.F.
4,244 S.F.
7,763 S.F.
4,244/10,780= 39%
V - N
2001 CBC
STORIES:
MAX. BLDG. HEIGHT:
BUILDING AREA:
1ST FLOOR:
2ND FLOOR:
SUBTOTAL:
LOT COVERAGE:
CONST. TYPE:
BUILDING CODE:
PROPOSED
EXISTING
TRACT|1013|
± 24'
3,519 S.F.
4,244 S.F.
7,763 S.F.
4,244/10,780 = 39%
V-N
2001 CBC
PROJECT
NORTH
ABV ABOVE
AFF ABOVE FINISHED FLOOR
ACT ACOUSTICAL TILE
ADD ADDENDUM
ADH ADHESIVE
ADJ ADJACENT
A/C AIR CONDITIONING
ALT ALTERNATE
ALUM ALUMINUM
AB ANCHOR BOLT
ANOD ANODIZED
ARCH ARCHITECT (URAL)
AD AREA DRAIN
ASPH ASPHALT
BSMT BASEMENT
BEL BELOW
BET BETWEEN
BLK BLOCK
BLKG BLOCKING
BD BOARD
BS BOTH SIDES
BW BOTH WAYS
BOT BOTTOM
BLDG BUILDING
CPT CARPET (ED)
CSMT CASEMENT
CLG CEILING
CEM CEMENT
CM CENTIMETER
CT CERAMIC TILE
CIR CIRCLE
CIRC CIRCUMFERENCE
CLR CLEAR (ANCE)
COL COLUMN
CONC CONCRETE
CMU CONCRETE MASONRY UNIT
CONT CONTINUOUS OR CONTINUE
CONTR CONTRACT (OR)
CJT CONTROL JOINT
CORR CORRUGATED
CTR
C
L
CENTER
CENTERLINE
CRS COURSE (S)
DTL DETAIL
DIAG DIAGONAL
DIAM DIAMETER
DIM DIMENSION
DR DOOR
DS DOWNSPOUT
D DRAIN
DWG DRAWING
DF DRINKING FOUNTAIN
E EAST
ELEC ELECTRIC (AL)
EL ELEVATION
ELEV ELEVATOR
EMER EMERGENCY
EQ EQUAL
(E) EXISTING
EXP EXPOSED
EXT EXTERIOR
FOF FACE OF FINISH
FOS FACE OF STUD
FIN FINISH (ED)
FFE FINISHED FLOOR ELEVATION
FE FIRE EXTINGUISHER
FLR FLOOR (ING)
FD FLOOR DRAIN
GA GAGE, GAUGE
GV GALVANIZED
GL GLASS, GLAZING
GLB GLASS BLOCK
GB GRAB BAR
GD GRADE, GRADING
GYP BD GYPSUM BOARD
HDW HARDWARE
HWD HARDWOOD
HVAC HEATING / VENTILATION /
AIR-CONDITIONING
HD HEAVY-DUTY
HT HEIGHT
HOR HORIZONTAL
HB HOSE BIBB
INS INSULATE (D) (ING)
INT INTERIOR
LAM LAMINATE (D)
LAV LAVATORY
L LENGTH
MFR MANUFACTURER
MAS MASONRY
MO MASONRY OPENING
MAX MAXIMUM
MECH MECHANIC (AL)
MIN MINIMUM
MISC MISCELLANEOUS
NAT NATURAL
NOM NOMINAL
N NORTH
NIC NOT IN CONTRACT
NTS NOT TO SCALE
OC ON CENTER (S)
OPG OPENING
OPP OPPOSITE
OD OUTSIDE DIAMETER
OA OVERALL
PLAM PLASTIC LAMINATE
P
L
PROPERTY LINE
PWD PLYWOOD
PT POINT
PTD PAINTED
PVC POLY VINYL CHLORIDE
PL PROPERTY LINE
QT QUARRY TILE
RAD RADIUS
REF REFERENCE
R RISER
RD ROOF DRAIN
RM ROOM
RO ROUGH OPENING
SHT SHEET
SIM SIMILAR
S SOUTH
SPEC SPECIFICATION (S)
SQ SQUARE
SS STAINLESS STEEL
STD STANDARD
STL STEEL
STR STRUCTURAL
SYM SYMMETRY (ICAL)
TEL TELEPHONE
TV TELEVISION
THK THICK (NESS)
TOL TOLERANCE
T&G TONGUE & GROOVE
TSL TOP OF SLAB
TW TOP OF WALL
T TREAD
TYP TYPICAL
VERT VERTICAL
VCT VINYL COMPOSITION TILE
WC WATER CLOSET
WP WATER PROOFING
WWF WELDED WIRE FABRIC
W WEST
W WIDTH
WIN WINDOW
WO WITHOUT
ABV ABOVE
AFF ABOVE FINISHED FLOOR
ACT ACOUSTICAL TILE
ADD ADDENDUM
ADH ADHESIVE
ADJ ADJACENT
A/C AIR CONDITIONING
ALT ALTERNATE
ALUM ALUMINUM
AB ANCHOR BOLT
ANOD ANODIZED
ARCH ARCHITECT (URAL)
AD AREA DRAIN
ASPH ASPHALT
BSMT BASEMENT
BEL BELOW
BET BETWEEN
BLK BLOCK
BLKG BLOCKING
BD BOARD
BS BOTH SIDES
BW BOTH WAYS
BOT BOTTOM
BLDG BUILDING
CPT CARPET (ED)
CSMT CASEMENT
CLG CEILING
CEM CEMENT
CM CENTIMETER
CT CERAMIC TILE
CIR CIRCLE
CIRC CIRCUMFERENCE
CLR CLEAR (ANCE)
COL COLUMN
CONC CONCRETE
CMU CONCRETE MASONRY UNIT
CONT CONTINUOUS OR CONTINUE
CONTR CONTRACT (OR)
CJT CONTROL JOINT
CORR CORRUGATED
CTR
C
L
CENTER
CENTERLINE
CRS COURSE (S)
DTL DETAIL
DIAG DIAGONAL
DIAM DIAMETER
DIM DIMENSION
DR DOOR
DS DOWNSPOUT
D DRAIN
DWG DRAWING
DF DRINKING FOUNTAIN
E EAST
ELEC ELECTRIC (AL)
EL ELEVATION
ELEV ELEVATOR
EMER EMERGENCY
EQ EQUAL
(E) EXISTING
EXP EXPOSED
EXT EXTERIOR
FOF FACE OF FINISH
FOS FACE OF STUD
FIN FINISH (ED)
FFE FINISHED FLOOR ELEVATION
FE FIRE EXTINGUISHER
FLR FLOOR (ING)
FD FLOOR DRAIN
GA GAGE, GAUGE
GV GALVANIZED
GL GLASS, GLAZING
GLB GLASS BLOCK
GB GRAB BAR
GD GRADE, GRADING
GYP BD GYPSUM BOARD
HDW HARDWARE
HWD HARDWOOD
HVAC HEATING / VENTILATION /
AIR-CONDITIONING
HD HEAVY-DUTY
HT HEIGHT
HOR HORIZONTAL
HB HOSE BIBB
INS INSULATE (D) (ING)
INT INTERIOR
LAM LAMINATE (D)
LAV LAVATORY
L LENGTH
MFR MANUFACTURER
MAS MASONRY
MO MASONRY OPENING
MAX MAXIMUM
MECH MECHANIC (AL)
MIN MINIMUM
MISC MISCELLANEOUS
NAT NATURAL
NOM NOMINAL
N NORTH
NIC NOT IN CONTRACT
NTS NOT TO SCALE
OC ON CENTER (S)
OPG OPENING
OPP OPPOSITE
OD OUTSIDE DIAMETER
OA OVERALL
PLAM PLASTIC LAMINATE
P
L
PROPERTY LINE
PWD PLYWOOD
PT POINT
PTD PAINTED
PVC POLY VINYL CHLORIDE
PL PROPERTY LINE
QT QUARRY TILE
RAD RADIUS
REF REFERENCE
R RISER
RD ROOF DRAIN
RM ROOM
RO ROUGH OPENING
SHT SHEET
SIM SIMILAR
S SOUTH
SPEC SPECIFICATION (S)
SQ SQUARE
SS STAINLESS STEEL
STD STANDARD
STL STEEL
STR STRUCTURAL
SYM SYMMETRY (ICAL)
TEL TELEPHONE
TV TELEVISION
THK THICK (NESS)
TOL TOLERANCE
T&G TONGUE & GROOVE
TSL TOP OF SLAB
TW TOP OF WALL
T TREAD
TYP TYPICAL
VERT VERTICAL
VCT VINYL COMPOSITION TILE
WC WATER CLOSET
WP WATER PROOFING
WWF WELDED WIRE FABRIC
W WEST
W WIDTH
WIN WINDOW
WO WITHOUT
ABBREVIATIONS
WD WOOD WD WOOD
PROJECT
NORTH
UPWARD BOUND
1104 WASHINGTON AVE
SANTA MONICA, CA. 90403
RALPH MECHUR ARCHITECTS
3400 AIRPORT AVE., SUITE 5
SANTA MONICA, CA 90405
TEL: (310) 398-2940/ FAX: (310) 398-2950
OWNER:
ARCHITECT:
G000 PROJECT INFORMATION
A100 EXISTING FIRST FLOOR PLAN
A101 EXISTING SECOND FLOOR PLAN
A200 PROPOSED FIRST FLOOR PLAN
A201 PROPOSED SECOND FLOOR PLAN
A300 EXISTING SITE ELEVATIONS
A301 PROPOSED SITE ELEVATIONS
L-1 PROPOSED PLANTING PLAN
BUILDING AREAS:
COVER SHEET/
PROJECT INFO.
DATE:
SCALE:
SHEET TITLE:
SHEET NUMBER:
JOB NO:
REVISIONS:
R a l p h M e c h u r A r c h i t e c t s
3400 Airport Ave. Suite #5
Santa Monica, CA 90405
310.398.2940 v
310.398.2950 f
www.rmechurarchitects.com
AS NOTED
10.09.07
SUN BAY MOTEL
12841 W. WASHINGTON BLVD.
CULVER CITY, CA. 90066
UPWARD BOUND
12841 W. WASHINGTON BLVD.
CULVER CITY, CA. 90066
01050.01
PROPERTY MAP
WASHINGTON PL.
WASHINGTON BLVD.
S. CENTINELA AVE
VENICE BLVD.
BEETHOVEN ST.
WALGROVE AVE.
CULVER BLVD.
LINCOLN BLVD.
405
90
90
ELECTRIC
SERVICE
(N)
(N)
BICYCLE
RAIL
(N) 4' HIGH
W.I. FENCE
12'-8"
29'-6" 9'-4"
8'-6" 8'-6" 8'-6" 8'-6"
9'-8"
2'-0"
NOTE:
1. REPLACE FOUR SECTIONS OF
SIDEWALK.
2. AUTOMATIC FIRE SPRINKLER
SYSTEM W/MONITORING. TO
BE INSTALLED BY REQUIREMENTS
OF CCFDD.
3. HARDWIRED SMOKE DETECTORS
SHALL BE INSTALLED.
4. NOTE ON FIRE ALARM SYSTEM
REQUIRED PARKING: 11 SPACES
PARKING PROVIDED:
STANDARD: 10 (1 STANDARD SPACE TO SERVE AS LOADING SPACE FROM
10AM-4PM M-F)
HANDICAPPED: 1 SPACE
BREAKDOWN: 18 UNITS. 1 SPACE REQUIRED FOR EVERY 3 UNITS = 6 SPACES
+ 1 SPACE REQ. FOR MANAGER GROUND FLOOR + 2 SPACES
REQ. FOR MANAGER UNIT ON SECOND FLOOR + 1 SPACE REQ.
FOR OFFICE SPACE + 1 HANDICAPPED SPACE
REQUIRED BICYCLE PARKING: 10% OF 11 (REQUIRED PARKING) = 1.1 SPACES
BICYCLE PARKING PROVIDED: 2 SPACES
0 10 20 40
(N) 4' HIGH
W.I. FENCE
TRASH
CHILDREN'S
PLAY AREA
(N) 6' HIGH
W.I. FENCE
6' HIGH
PLASTER
WALL
(E)
107'-8"
CITY OF LOS ANGELES CITY OF CULVER CITY
(N) RE-STRIPPED
PARKING LOT
BEETHOVEN ST.
VEHICLE
ENTRY
(E) ADJACENT ONE
STORY COMMERCIAL
BUILDING
ALLEY
VEHICLE
ENTRY
PALM
TREE
NO PARKING
SIGN
PALM
TREE
STREET
LIGHT
STREET
LIGHT
BUS BENCH
PALM TREE
TRASH CAN
PARKING
METER
PALM
TREE TRAFFIC
CAMERA
TRAFFIC
CAMERA
MOTEL SIGN (TO BE REMOVED)
FIRE
HYDRANT
17'-5"
W. WASHINGTON BLVD.
(E) 3 STORY APT.
BUILDING
SIDEWALK
SIDEWALK
(N) SIDEWALK
CURB AND GUTTER
±3'-6"
BLOCK WALL
±3'-6"
BLOCK
WALL
EMERGENCY
PARKING
AREA
26'-0"
8'-0"
(E)
(N)
(N) PLANTER
11
HANDICAPPED
8'-0" 9'-0"
4'-8"
5'-9"
(N) FENCE
±3'-7"
18'-0" 27'-0" 11'-4"
100'-0"
P
L
P
L
P
L
C
L
C
L
50'-0"
25'-0"
9'-6"
22'-7"
10'-7"
22'-2"
3'-4"
(N) AUTO
GATE
(N) PED. GATE
UNITS 1ST FL. UNITS 2ND FL.
MANAGER UNIT 100 466 SF MANAGER UNIT 200 679 SF
MEETING ROOM 205 SF
MEETING ROOM/
COMMONT SPACE 314 SF
OFFICE/ LIBRARY 156 SF UNIT 201 320 SF
UNIT 101 264 SF UNIT 202 325 SF
UNIT 102 269 SF UNIT 203 325 SF
UNIT 103 269 SF UNIT 204 325 SF
UNIT 104 269 SF UNIT 205 360 SF
UNIT 105 269 SF UNIT 206 362 SF
UNIT 106 305 SF UNIT 207 364 SF
UNIT 107 362 SF UNIT 208 224 SF
UNIT 108 367 SF UNIT 209 224 SF
LAUNDRY 138 SF UNIT 210 227 SF
FIRST FLOOR TOTAL 3339 SF
SECOND FLOOR TOTAL 4,049 SF
LANDSCAPE (E) 470 SF
(N) 279 SFAS NOTED
10.09.07
SUN BAY MOTEL
12841 W. WASHINGTON BLVD.
CULVER CITY, CA. 90066
UPWARD BOUND
12841 W. WASHINGTON BLVD.
CULVER CITY, CA. 90066
PHONE
DATE:
SCALE:
SHEET TITLE:
SHEET NUMBER:
JOB NO:
REVISIONS:
01050.01
R a l p h M e c h u r A r c h i t e c t s
3400 Airport Ave. Suite #5
Santa Monica, CA 90405
310.398.2940 v
310.398.2950 f
www.rmechurarchitects.com
NOTES
EXISTING
PLANTERS
TO BE REMOVED
EXISTING PLANTERS
15 SF
27 SF
244 SF
36 SF
14 SF 40 SF
49 SF
32 SF
9 SF
4 SF
W. WASHINGTON BLVD.
(E) CHAIN LINK FENCE
TO BE REPLACE
W/WROUGHT IRON FENCE
TO BE
REMOVED
AWNING OVER
WINDOW TO BE
REMOVED
LINE ABOVE
(E) 3' HIGH
W.I. FENCE
REF.
0 6 12 24
EXISTING
TUCK- UNDER
PARKING
BATH
BATH
BATH
BATH
BATH
EXISTING
LAUNDRY/
UTILITY RM.
BATH
UNIT 101
10'-0"
EXISTING SURFACE
PARKING LOT
(STRIPING TO BE REVISED)
BEETHOVEN ST.
ALLEY
VEHICLE
ENTRY
EXIST. STAIR UP
7" RISERS, 11" TREADS
3'-8" MIN. CLR.
EXIST. STAIR UP
7" RISERS, 11" TREADS
3'-8" MIN. CLR.
VEHICLE
ENTRY
(TO BE
REMOVED)
EXISTING
6 UNITS
A100
Existing First
FloorPlan
EXISTING FIRST FLOOR PLAN
SCALE : 1/8" = 1' - 0"
D1
EXISTING PLANTERS
TRASH TO BE
MOVED AND
ENLARGED
EXISTING PLANTERS
P
L
P
L
P
L
P
L
BATH
BATH
PROJECT
NORTH|1010101010|5C|10101010|9 10 11
12 13C
14
15
16
UNIT 100
ADJACENT
STRUCTURE
UNIT 102
UNIT 103
UNIT 104
UNIT 105
UNIT 106
UNIT 107 UNIT 108
WILL BE
UPDATE FOR
ACCESIBILITY
COMPLIANCE
KITCHEN
DINNING
ROOM
BATH
BEDROOM
LIVING ROOM
OFFICE
PAY PHONE
ELECTRIC
SERVICE
EXISTING
PLANTERS
8'-0" 8'-0" 11" 8'-0"
18'-0"
8'-0" 8'-0" 8'-0" 8'-0" 6'-7"
7'-6"
7'-6"
7'-6"
22'-7"
22'-2"
4'-7"
5'-9"
MOTEL SIGN
TO BE REMOVED
±3'-7"
9'-8"
2'-5"
2'-3"
LINE ABOVE
LINE ABOVEAS NOTED
10.09.07
SUN BAY MOTEL
12841 W. WASHINGTON BLVD.
CULVER CITY, CA. 90066
UPWARD BOUND
12841 W. WASHINGTON BLVD.
CULVER CITY, CA. 90066
PHONE
DATE:
SCALE:
SHEET TITLE:
SHEET NUMBER:
JOB NO:
REVISIONS:
01050.01
R a l p h M e c h u r A r c h i t e c t s
3400 Airport Ave. Suite #5
Santa Monica, CA 90405
310.398.2940 v
310.398.2950 f
www.rmechurarchitects.com
NOTES
DN
BEDROOM
BEDROOM
LIVING ROOM
BEDROOM
LAUNDRY
ROOM
BATH
CLST.
BATH
CLST.
KITCHEN
0 6 12 24
BATH BATH
BATH
BATH
BATH
BATH
BATH BATH
BATH BATH
14'-0"
19'-7" TO END OF\X FURTHEST
EXISTING DOOR
EXISTING 5 UNITS
EXIST. STAIR DOWN
7" RISERS,11" TREADS
3'-8" MIN. CLR.
EXIST. STAIR DOWN
7" RISERS, 11" TREADS
3'-8" MIN. CLR.
EXISTING
5 UNITS
A101
Existing Second
Floor Plan
EXISTING SECOND FLOOR PLAN
SCALE : 1/8" = 1' - 0"
D1
PROJECT
NORTH
UNIT 201
UNIT 202
UNIT 203
UNIT 204
UNIT 205 UNIT 206 UNIT 207
UNIT 208 UNIT 209
UNIT 210
UNIT 200Existing Site
Elevations
A300
AS NOTED
10.09.07
SUNBAY MOTEL
12841 W. WASHINGTON BLVD
CULVER CITY, CA. 90066
01050.01
UPWARD BOUND
12841 W. WASHINGTON BLVD
CULVER CITY, CA 90066
DATE:
SCALE:
SHEET TITLE:
SHEET NUMBER:
JOB NO:
REVISIONS:
R a l p h M e c h u r A r c h i t e c t s
3400 Airport Ave. Suite #5
Santa Monica, CA 90405
310.398.2940 v
310.398.2950 f
www.rmechurarchitects.com
SOUTH ELEVATION (WASHINGTON BLVD)
SCALE : 1/8" = 1' - 0"
D1
WEST ELEVATION (BEETHOVEN ST)
SCALE : 1/8" = 1'-0"
B1
NOTES
XXX 1.
EAST ELEVATION
SCALE : 1/8" = 1'-0"
A1
NORTH ELEVATION (ALLEY)
SCALE : 1/8" = 1'-0"
C1
BEETHOVEN ST
P
L
P
L
P
L
P
L
P
L
P
L
P
L L
P
L
P
L P
L
P
L
P
L L
P
L
P
L
ALLEY
WASHINGTON BLVD.
BEETHOVEN ST
WASHINGTON BLVD.
ALLEY
ELECTRIC
SERVICE
(E) TILE ROOF
(E) TILE
MANSARD
(E) W. I. FENCE
(E) VINYL
WINDOWS
(E) MTL
WINDOWS (E) EXTERIOR
PLASTER
(E) TILE ROOF
(E) EXTERIOR
PLASTER
(E) VINYL
WINDOWS
(E) TRASH
TO BE MOVED
(E) TUCK UNDER
PARKING
(E) CMU
WALL
(E) TILE ROOF
(E) CMU
WALL (E) W. I. FENCE (E) MTL
WINDOWS
(E) TILE
MANSARD
(E) EXTERIOR
PLASTER
(E) TILE ROOF
(E) EXTERIOR PLASTER
ELECTRIC SERVICE
(E) TO BE
REMOVED
(E) TO BE
REMOVED
(E) TO BE
REMOVED
(E) TO BE
REMOVED
8'-5" 1'-0" 8'-0" 3'-7"
8'-5" 1'-0" 8'-0" 3'-7"
8'-5" 1'-0" 8'-0" 3'-7"
8'-5" 1'-0" 8'-0" 3'-7"AS NOTED
10.09.07
SUN BAY MOTEL
12841 W. WASHINGTON BLVD.
CULVER CITY, CA. 90066
UPWARD BOUND
12841 W. WASHINGTON BLVD.
CULVER CITY, CA. 90066
PHONE
DATE:
SCALE:
SHEET TITLE:
SHEET NUMBER:
JOB NO:
REVISIONS:
01050.01
R a l p h M e c h u r A r c h i t e c t s
3400 Airport Ave. Suite #5
Santa Monica, CA 90405
310.398.2940 v
310.398.2950 f
www.rmechurarchitects.com
NOTES
15 SF
27 SF
49
SF
32 SF
ELECTRIC
SERVICE
244 SF 36 SF
14 SF 40 SF
PAY PHONE
28'-11"
(N) SIDEWALK AND CURB
BICYCLE
RAIL
"LOADING
ONLY FROM
10 AM-4PM M-F"
SIGN
40 SF
35 SF
40 SF
(N) 4' HIGH
W.I. FENCE
(N) 4' W.I. PED.
GATE
(N) PLANTER
45 SF
30'-1"
28'-2"
7'-10"
5'-9"
4'-7"
(N) PLANTER
FLUORESCENT LIGHTING ABOVE
LIGHT FIXTURE ABOVE
99 SF
8 9 10
REF.
MW
REF.
MW
REF.
MW
REF.
MW
REF.
MW
REF.
MW
REF.
MW
REF.
MW
REF.
M.C.
(TYP.)
BATH
0 6 12 24
EXISTING
TUCK- UNDER
PARKING
BATH
BATH
BATH
EXISTING
LAUNDRY/
UTILITY RM.
BATH
UNIT 100
10'-0"
26'-0"
8'-0"
4'-0"
2'-0"
18'-0" 27'-0" 18'-0"
13'-4"
12'-8"
±3'-7"
22'-7"
3'-0" 29'-6" 9'-4"
11'-4"
3'-0" 8'-0" 8'-0" 11" 8'-0" 3'-9"
8'-6" 8'-6" 8'-6" 8'-6"
8'-0" 9'-0"
8'-0" 8'-0" 8'-0"
9'-8"
2'-3"
3'-3"
BEETHOVEN ST.
W. WASHINGTON BLVD.
ADD NEW
EXIT SIGN
(E) STAIR UP
7" RISERS, 11" TREADS
LEGEND
FULL/QUEEN
BED
BUNK TWIN BED
NEW FIRE EXTINGUISHER
REQUIRED (LESS THAT 75'
FROM ALL POINTS)
EXIT
EXISTING
6 UNITS
A200
Proposed First
Floor Plan
PROPOSED FIRST FLOOR PLAN
SCALE : 1/8" = 1' - 0"
D1
TRASH
108 SF
P
L
P
L
P
L
BATH
BATH
PROJECT
NORTH|1010101010101010 13|
HANDICAPPED
UNIT 101
ADJACENT
STRUCTURE
UNIT 102
UNIT 103
UNIT 104
UNIT 105
UNIT 106
UNIT 107
UNIT 108
UPDATE FOR
ACCESIBILITY
COMPLIANCE
(N) PLANTER
SHRUBS
11"
VEHICLE
ENTRY
P
L
KITCHEN
LIBRARY
CL.
MEETING ROOM
RECEPTION
AREA
22'-5"
ALLEY
EMERGENCY
PARKING
AREA
40'-10 1/2"
BATH
(E) PLANTER
(E) PLANTER
(E) PLANTER (E) PLANTER
CHILDREN'S
PLAY AREA
256 SF
(N) 4' HIGH W.I. FENCE
AND LOW CURB
NOTE: THE CORNER CURB RETURN AT THE STREET
INTERSECTION OF WASHINGTON BLVD. AND
BEETHOVEN AVE. SHALL BE RECONSTRUCTED
TO A MINIMUM RADIUS OF 25 FEET, A CORNER
CUT-OFF AND A NEW ACCESS RAMP PER APWA
STANDARD PLANS.
(E) LOW CURB
(N) 4' HIGH W.I. FENCE
UP
EXIST. STAIR UP
7" RISERS, 11" TREADS
3'-8" MIN. CLR.
PL
PL
PL
PL
LOW
CURB
LOW CURB
(N) 6' HIGH
W.I. FENCE
6"x 6" CONC.
CURB ALL
AROUND
6' HIGH
PLASTER
WALL
(E) LOW CURB (N) 4' HIGH
W.I. FENCE
UP
UP
5'-6"
(N) 4' HIGH
W.I. FENCE
(N) 4' HIGH AUTO
SLIDING GATE
(E) CMU WALL
(E) CMU WALL
SHADE
STRUCTURE
PL
(N) PL
PL
SLIDING GATE
10
SF
10
SF
BATH
18"
MIN.
BENCH - TYPICALAS NOTED
10.09.07
SUN BAY MOTEL
12841 W. WASHINGTON BLVD.
CULVER CITY, CA. 90066
UPWARD BOUND
12841 W. WASHINGTON BLVD.
CULVER CITY, CA. 90066
PHONE
DATE:
SCALE:
SHEET TITLE:
SHEET NUMBER:
JOB NO:
REVISIONS:
01050.01
R a l p h M e c h u r A r c h i t e c t s
3400 Airport Ave. Suite #5
Santa Monica, CA 90405
310.398.2940 v
310.398.2950 f
www.rmechurarchitects.com
NOTES
BEDROOM
BEDROOM
LIVING ROOM
MEETING ROOM
LAUNDRY
ROOM
BATH
CLST.
BATH
CLST.
KITCHEN
0 6 12 24
BATH BATH
BATH
BATH
BATH
BATH
BATH BATH
BATH BATH
UNIT 200
14'-0"
19'-7" TO END OF\X FURTHEST
EXISTING DOOR
NEW FIRE EXTINGUISHER
REQUIRED (LESS THAT 75'
FROM ALL POINTS)
EXISTING 5 UNITS
EXIST. STAIR DOWN
7" RISERS,11" TREADS
3'-8" MIN. CLR.
LOCATE NEW FIRE EXTINGUISHER
AT ANY POINT IN THIS AREA
EXIST. STAIR DOWN
7" RISERS, 11" TREADS
3'-8" MIN. CLR.
NEW EXIT SIGN
NEW EXIT SIGN
NEW EXIT SIGN
EXISTING
5 UNITS
LEGEND
EXIT
EXIT
EXIT
EXIT
A201
Proposed Second
Floor Plan
PROPOSED SECOND FLOOR PLAN
SCALE : 1/8" = 1' - 0"
D1
PROJECT
NORTH
UNIT 201
UNIT 202
UNIT 203
UNIT 204
UNIT 205 UNIT 206 UNIT 207
UNIT 208 UNIT 209 UNIT 210
REF.
MW
REF.
MW
REF.
MW
REF.
MW
REF.
MW
REF.
MW
REF.
MW
REF.
MW
REF.
MW
REF.
MW
FULL/QUEEN
BED
BUNK TWIN BED
FLUORESCENT LIGHTING ABOVE
LIGHT FIXTURE ABOVE
DNProposed Site
Elevations
A301
AS NOTED
10.09.07
SUNBAY MOTEL
12841 W. WASHINGTON BLVD
CULVER CITY, CA. 90066
01050.01
UPWARD BOUND
12841 W. WASHINGTON BLVD
CULVER CITY, CA 90066
DATE:
SCALE:
SHEET TITLE:
SHEET NUMBER:
JOB NO:
REVISIONS:
R a l p h M e c h u r A r c h i t e c t s
3400 Airport Ave. Suite #5
Santa Monica, CA 90405
310.398.2940 v
310.398.2950 f
www.rmechurarchitects.com
SOUTH ELEVATION (WASHINGTON BLVD)
SCALE : 1/8" = 1' - 0"
D1
WEST ELEVATION (BEETHOVEN ST)
SCALE : 1/8" = 1'-0"
B1
NOTES
XXX 1.
(E) ADJACENT
BUILDING
(N) METAL SCREEN FOR VINES
(N) EXTERIOR
PLASTER
(N) WOOD AND METAL
SCREEN
(N) EXTERIOR PLASTER
(N) WOOD AND
METAL SCREEN
EAST ELEVATION
SCALE : 1/8" = 1'-0"
A1
NORTH ELEVATION (ALLEY)
SCALE : 1/8" = 1'-0"
C1
BEETHOVEN ST
(N) SIDEWALK, PLANTER
(N) 4' W.I.
FENCE
P
L
P
L
P
L
P
L
P
L
P
L
P
L L
P
L
P
L P
L
P
L
P
L L
P
L
P
L
ALLEY
WASHINGTON BLVD.
BEETHOVEN ST
WASHINGTON BLVD.
ALLEY
ELECTRIC
SERVICE
(E) TILE ROOF
(E) VINYL
WINDOWS
(N) MTL
WINDOWS
(E) EXTERIOR
PLASTER
(E) TILE ROOF
(E) EXTERIOR
PLASTER
(E) VINYL
WINDOWS
(N) TRASH
AREA
(E) TUCK UNDER
PARKING
(E) CMU
WALL
(E) TILE ROOF
(E) CMU
WALL (N) 4' W. I. FENCE (N) MTL
WINDOWS
(E) TILE ROOF
(E) EXTERIOR PLASTER
ELECTRIC SERVICE
(N) CHILDREN'S
PLAY AREA
(N) 6' W.I. FENCE
(N) 4' W.I.
FENCE
(N) 4' W.I.
FENCE
(N) W. I. FENCE
(N) 4' W. I.
FENCE
21'-0"
19'-5"
(E) ADJACENT
BUILDING
8'-5" 1'-0" 8'-0" 3'-7"
8'-5" 1'-0" 8'-0" 3'-7"
8'-5" 1'-0" 8'-0" 3'-7"
8'-5" 1'-0" 8'-0" 3'-7"
Attachment 7
Upward Bound House
Emergency Family Shelter Program
For the Conversion and Adaptive Re-Use of the
SunBay Motel in Culver City
Executive Summary
Prepared for
Culver City Planning Commission
Upward Bound House
1104 Washington Avenue
Santa Monica, CA 90290
Telephone 310.458.7779
Facsimile 310.458.7289
dsnow@upwardboundhouse.org
www.upwardboundhouse.org
Last updated October 2007
- 1 -
Upward Bound House
Emergency Family Shelter
PROJECT SUMMARY
Upward Bound House (UBH) plans to purchase the existing Sun Bay Motel, located at
12841 W. Washington Boulevard in Culver City, and change the use from a motel to an
Emergency Family Shelter for minor children and their families. The existing motel
building will be converted to this use, and the change in use fits into Culver City’s
existing General Plan and Zoning designations. UBH is seeking a Conditional Use Permit
(CUP) from Culver City with appropriate conditions of approval reflecting the
responsibilities of UBH and the families that will be served. Each family will have its
own secure space where the children will be safe while the parents work daily with case
managers to identify permanent housing solutions.
Key components of the project are highlighted below:
• 18 units for children and their parents, plus two units for on-site staff. No more
than one family (of up to four persons) shall occupy any unit. No more than 55
residents will be served at any one time.
• Trained, experienced and dedicated UBH staff will live at the facility and be on-
site 24 hours a day, seven days a week. There will be three on-site residential
managers, with one on duty at all times.
• Before being selected to participate in UBH’s Emergency Family Shelter, all
applicants will undergo a thorough screening process – including drug testing and
background checks – at other service providers such as St. Joseph’s Center
located in Venice. No intake of families will be done on-site. Because the need is
great, UBH can be highly selective about the potential residents for its program.
• All residents will sign a detailed code of conduct and adhere to a 9 p.m. curfew as
a condition of living at the site. The curfew requires residents to be quiet in their
apartments.
• Residents will undergo daily case management, job skills training and more so
that they can be relocated to permanent housing of their own within a maximum
of 90 days. Case managers will also provide services and programs for children.
• The motel will be repainted and the existing motel signage removed. There will
be no signage indicating that the facility will be used as an Emergency Family
Shelter. Additional landscaping and attractive perimeter fencing will be added.
Aesthetics, privacy and security are features that contribute to the success of our
program and the successful integration of our residential facility with our
neighbors. The UBH Emergency Family Shelter will be an attractive upgrade of
the existing Washington Boulevard streetscape.
• The Emergency Family Shelter will include a sophisticated digital security
camera system that will allow 24/7 visual monitoring of the facility’s common
spaces from both the facility’s on-site office and from remote locations.
- 2 -
Upward Bound House
Emergency Family Shelter
• No cooking will be allowed in the units. Food and meals will be provided by the
agency’s existing Food Pantry program. Each unit will have a mini fridge and
microwaves, but all other cooking appliances will be strictly forbidden. Meals
will be strictly for residents only.
• The Emergency Family Shelter will serve approximately 220 children and their
parents each year, becoming a significant resource in the region’s effort to place
vulnerable children in safe, dignified housing.
PROJECT NEED
Based on the 2005 Greater Los Angeles Homeless Count issued by the Los Angeles
Homeless Services Authority, UBH estimates that there are nearly 14,000 homeless
children and their parents in Los Angeles County every night. No local options exist for
families who have children enrolled in school or child care on the Westside.
Homeless families are typically less visible than chronically homeless adults, and are a
unique subset of the overall homeless population. The population that UBH successfully
has served for the past 10 years, and which the Emergency Family Shelter will serve, is
homeless families with minor children who are not substance abusers or untreated
mentally ill. They are families desperate to keep their families intact and move to
permanent, self-sufficient housing as quickly as possible. They are not the chronically
homeless who pan-handle or refuse social services. Rather, they are eager to take full
advantage of the resources available to them to move their kids to stable environments as
quickly as possible.
Currently, there are no family-specific emergency shelters on the Westside of Los
Angeles with the exception of domestic violence shelters. The proposed project will
provide homeless families with 18 units of emergency housing, safely sheltering up to 55
children and adults at any point in time with comprehensive services designed to stabilize
the family and prevent a relapse into homelessness.
UPGRADES TO THE FACILITY
The current building is run as a budget motel, which has no control over the composition
or conduct of its guests. UBH proposes to upgrade the facility and make it secure and
safe for the residents and children. The current signage will be removed, the exterior
will be repainted, existing deferred repairs will be made, and the building will be brought
up to code. UBH will provide a dignified, private, safe, secure and positive environment
for residents and their children to ensure a successful program. UBH also knows the
importance of being a good neighbor, having done so for the past ten years at our Santa
Monica facility.
- 3 -
Upward Bound House
Emergency Family Shelter
Upgrades to the landscaping will ensure compatibility with the area and provide a
measure of privacy, comfort and pride for the residents.
The site plan calls for several multi-purpose community and meeting spaces and a small,
secure playground for children. On-site computers and study areas for the children
performing their school homework will be provided.
SAFETY & SECURITY
As a part of the upgrades to the motel, UBH will install suitable attractive perimeter
fencing, consistent with this residential use, including closing the current auto access
directly onto Washington Boulevard. We will also install a sophisticated security camera
system that will provide on-site and remote monitoring. All access to the facility will be
controlled by on-site personnel.
Two units are reserved for on-site resident managers. UBH staff will have access to all
resident’s rooms, and will conduct daily inspections of the units to ensure that there are
no drugs or alcohol on the premises, no hot-plates or other cooking equipment, and to
ensure that the rooms are neat, well-maintained and that the trash is removed daily.
The agency requires in its Code of Conduct that children must be supervised by their
parents at all times, and that no minor child will be in a unit unsupervised.
No unauthorized visitors are allowed at the facility. That said, consistent attention from
trained case workers, on-site staff members and extensive volunteers and supporters will
be provided.
UBH is committed to being a good and participatory member of the community. We
hope to participate in the existing Neighborhood Watch Program, and have offered to
create an Advisory Board that includes adjacent residents and local business owners to
provide guidance and monitoring of the program and ensure our seamless integration
with the neighborhood. The establishment of such a Board would provide an additional
self-enforcing mechanism for ensuring UBH's compliance with all conditions of approval
that might be adopted by the Planning Commission.
PROGRAM RULES & OPERATIONS
UBH’s Emergency Family Shelter is for homeless families in custody of minor children.
The maximum age of resident children is 17. However, most children will be between
the ages of zero and eight years old. We have total control over the selection of
appropriate families for enrollment in our program.
- 4 -
Upward Bound House
Emergency Family Shelter
No client-in take will happen on-site. Primary outreach will occur through local social
service agencies that may include the St. Joseph Center, Venice Family Clinic, DPSS,
PATH, Beyond Shelter, CLARE Foundation, and other regional access centers. UBH
will have a full time case manager who will work closely with referring agency staff to
interview and process candidate families. This is a successful program we already use
for Santa Monica’s Family Place to ensure we are matched up with suitable families that
we can help return to permanent housing and stable jobs through the proper guidance and
support that we provide.
UBH staff will conduct an enrollment interview at the referring agency. No client in-take
will occur on-site at the facility.
Before entry into the program, all residents will under-go background and criminal check.
For the safety of the program’s clients and staff, case managers will conduct a
background criminal history check. UBH will also conduct a credit check on the
custodial parent. In addition, all applicants will complete a social service and residency
application form and an income declaration.
The facility is strictly clean and sober. As a condition of enrollment, all residents will be
subjected to an initial non-invasive drug test, and be subject to random drug testing
during their residency. In addition, we closely monitor all clients for compliance with
any medications or programs (ie, AA meeting) to ensure they remain clean and sober.
Problems are dealt with immediately and responsibly. UBH and the families we serve
fully realize that the on-going success of our program depends on abstinence.
Clients must commit to fully participating in the program and to adhere to the strict code
of conduct. Applicants must affirm in writing that they are willing to participate in
UBH's intensive case management program including a willingness to accept the rules,
regulations and other conditions of occupancy in effect at the building.
Our Sample Agreement is attached in Appendix 1. Highlights from the Code of Conduct
(Appendix 2) are provided below:
• Residents are not allowed to have visitors/outside guests at any time without the
written permission of their Case Manager.
• Curfew is 9:00 pm (‘quiet time’ begins at 8:00 pm). Requests for curfew
extension must be submitted to case manager in writing for approval.
• Children shall not be left alone at any time or supervised by anyone under the age
of fourteen.
• Each client will sign out each time he/she is leaving the facility regardless of the
expected time that said client will be absent. Each client shall also sign in each
time he/she is returning to the facility. This helps us ensure the safety and
security of our residents.
• Shelter staff will, without notice, inspect all units, for compliance of
house/program rules, building and safety, health, and fire violations. - 5 -
Upward Bound House
Emergency Family Shelter
• This is a sober facility. There is absolutely no drinking of alcoholic beverages
allowed in or around the facility at any time. Our families understand the
importance of this rule, and strict adherence is required.
• Smoking is not allowed in client living spaces or common areas at any time.
Restriction on total number of residents. While the maximum occupancy for each living
space is set at four persons per unit, UBH will limit the total number of residents at any
given time to a maximum of 55 persons. This reflects an average of three persons per
unit. Based on UBH’s ten years of experience serving homeless families with minor
children, the typical family is a single parent (usually mother), with one or two children
between the ages of zero and eight.
Each unit will have one queen or full-sized bed and a bunk bed. Accommodations will
be made for families with babies or infants who require cribs.
In addition, UBH will limit the number of teenage boys in this residential facility to a
maximum of three at any given time.
Meals at the Emergency Family Shelter. UBH will provide resident families with meals
and food through the agency’s existing food pantry. This program will only be available
to existing UBH clients and will not be open to the public.
No cooking is allowed in the units. However, each unit will have a mini fridge and a
microwave to enable resident to store perishables and re-heat their delivered meals.
UBH will provide cold meals for breakfast and lunch, and a hot meal for dinner. Meals
will be prepared and bagged at Upward Bound’s Santa Monica facility and transported to
the Culver City facility by UBH staff.
The organization currently receives generous support from Whole Foods,Wild Oats,
Trader Joes and Pavillions who donate canned and prepared foods to the UBH Food
Pantry. UBH partners with the Westside Food Bank. The organization is also identifying
local restaurants including “First Harvest” participants in Culver City, who will donate
prepared foods.
In addition, case managers will direct residents to other Westside food distribution
resources, and help link families to any government food programs. There are a few fast
food restaurants, a bakery and an Albertson’s Supermarket all in walking distance.
The Food Pantry Manager has thirty years of experience as a professional chef and has
prior experience starting and running a food pantry. The Food Pantry Coordinator also
has extensive experience in the restaurant and catering industry. Both the Manager and
Coordinator will continue to leverage their extensive relationships with restaurants,
distributors, and markets in the Los Angeles area to meet the expanding needs of the food
pantry program. - 6 -
Upward Bound House
Emergency Family Shelter
All residents will be required to be employed or in school. All adult residents will be
required to be employed or employable as a condition of participation in UBH’s program.
Case managers will work with residents to find new or higher-paying positions by
leveraging on and off-site resources. On-site resources include job training classes; off-
site partner agencies include Chrysalis, an agency focused on job training and placement.
All school-aged children will attend school. All efforts will be made to keep a child in
their present school situation. UBH has already met with the Culver City School
Homeless Liaison to coordinate efforts. Although parents will be responsible for getting
their children to school, case managers will coordinate with School Districts Homeless
Liaisons, in securing bus tokens and/or school bus passes for the children and their
parents. Staff will monitor and assist with this requirement. Public transportation is
already available immediately in front of this facility.
Case Managers will also assist children in accessing various after school activities, also
coordinated through School Districts Homeless Liaisons.
Currently, UBH offers a tutoring program and homework academy, which is staffed by
volunteers and the School on Wheels Program which we anticipate will be extended to
the Emergency Family Housing Program.
UBH case managers will help families with younger children find pre-school or day care
options. UBH has relationships with several Westside providers.
CASE MANAGEMENT
A central component of the program will be to provide participants with intensive case
management focused on getting families moved into the regional continuum of care
structure and placed in more suitable housing – permanent housing or transitional
housing – within 90 days.
Every case management plan is designed to help our clients develop the skills, resources
and confidence they need to 1) attend to the needs of their children and 2) establish an
income stream, and 3) re-establish their families in permanent housing.
Each family will meet with their case manager every day to chart an individual plan and
review progress towards short and long-term goals.
Case managers draw on a variety of resources provided by a network of public agencies,
experienced social service organizations, volunteers, and private agencies.
- 7 -
Upward Bound House
Emergency Family Shelter
Case management services for clients will be comprehensive, and will include:
• Screen, interview and evaluate applicants.
• Conduct individual assessment of children’s needs.
• Design and implement case management plans for each client.
• Establish goals and objectives with each client.
• Monitor client progress and prepare monthly statistical reports.
• Maintain complete and accurate records/files for each client.
• Assist all clients in obtaining all benefits to which they are entitled.
• Assist all clients in obtaining permanent housing.
• Reporting any suspected child abuse to the Department of Child Services.
• Mediate conflict.
• Maintain client resource directory for referrals.
• Develop and maintain a network of community-based service agencies.
• Develop family budget for savings program and daily needs.
• Make arrangements for Life Skills and Parenting classes, if needed.
FOLLOW-UP HOUSING
Based on UBH’s extensive experience working with homeless families, we estimate that
20% of the families participating in this program (14 families per year) will be candidates
for a “Housing First” approach.
The UBH Emergency Family Shelter will have a limited budget for housing assistance.
Families targeted for rapid placement into permanent housing will be those families with
low barriers to overcome. An example would be families that can be moved successfully
into permanent housing with modest financial assistance (first and last months rent).
Typically, these families are homeless due to sudden circumstances, but are currently
working and fully capable of getting on their feet rapidly with some help, usually with
their credit history and some “key money” financial assistance. Stabilization of
employment and income is generally the best form of assistance for us to provide.
UBH staff has developed strong working relationships with a wide range of homeless
service and housing providers in Los Angeles County. Case managers will work with our
partners in the regional continuum of care to access a variety of options available to
facilitate the goal of placing families participating in the program in more suitable
housing as quickly as possible.
In addition, UBH staff will work with eligible families to access Shelter Plus Care and
Section 8 vouchers where available. - 8 -
Upward Bound House
Emergency Family Shelter
PROGRAM FUNDING
UBH will require approximately $450,000 per year to operate its Emergency Family
Shelter for families with minor children. Notably, this anticipates $66,150 for meals
through the food pantry, and $42,000 for the Housing First component of the program.
UBH has received a pledge from the County to fund the initial years of the program, and
anticipates additional on-going funding from the following sources:
• Los Angeles County Homeless Prevention Initiative Funds.
• Local Government Support.
• Federal and State Government Support.
• Private Foundations.
• Individuals & Corporations.
THE ORGANIZATION
UBH is a community-based, nondenominational, 501(c)(3) nonprofit social service
agency designed specifically to deal with the unmet housing and social service needs of
homeless families and very low-income elderly. Incorporated in 1990, UBH was
developed as a response to the lack of affordable housing and services on the Westside of
Los Angeles County. The Agency currently operates three projects:
• Family Place is Santa Monica’s only transitional housing program for
children and their parents (most of whom are single women). It offers 21
apartments of free housing and comprehensive support services to help
dispossessed families transition into permanent housing. Most families stay
six to ten months at Family Place before moving into their own apartments,
which the staff helps them to locate. Proudly, the program can boast of a
95% success rate - of families remaining in permanent housing for at least one
year after placement.
• Senior Villa, UBH's facility for very low-income seniors currently houses 90
seniors in 70 one-bedroom apartments. In addition to housing, Senior Villa
provides its seniors with a network of services they need to remain living
independently including medical care, transportation, food assistance and
assistance for the disabled and frail elderly. Residents, both individuals and
couples, are carefully screened to meet very low-income government
guidelines.
- 9 -
Upward Bound House
Emergency Family Shelter
• The Intergenerational Center is an innovative concept: it is at the same time
a place, a set of programs and a nexus of relationships between three
generations. Staffed by volunteers and professionals, the Center’s activities
include a host of services that have been established for the residents of
UBH’s two housing facilities and seniors from the surrounding community.
Staff services are supplemented by the sizeable efforts of community volunteers. In an
average month, 72 volunteers provide close to 400 hours of services. These volunteer
activities run the gamut from children’s programming, academic tutoring, administrative
services, life skills and money management instruction to public relations, fundraising
and accounting. The extent of community commitment demonstrates the vitality of
UBH’s programs and their importance to the community’s civic life.
UBH’s organizational strength is further evidenced by its strong fundraising program and
development record. Its successful capital campaign raised $16.7 million in public and
private funds for the construction of the two housing complexes and a large three-level
subterranean garage, which were built on time and within budget. In addition, each year
the organization successfully raises funds to meet its operating budget. Besides other
smaller events that raise money and public awareness, UBH holds an Annual Dinner and
Silent Auction that yields about $100,000 in net profits and is attended by three hundred
supporters.
Five government-funding sources (the U.S. Department of Housing and Urban
Development, the Federal Home Loan Bank of San Francisco, the Emergency Food and
Shelter Grant program, The County of Los Angeles and the City of Santa Monica) audit
the organization through reports and on-site visits.
An independent Certified Public Accounting firm conducts an annual audit that is
available to all funders. - 10 -
Upward Bound House
Emergency Family Shelter
APPENDIX 1
UPWARD BOUND EMERGENCY FAMILY SHELTER
12841 WASHINGTON BOULEVARD
CULVER CITY, CA 90066
EMERGENCY FAMILY SHELTER PROGRAM AGREEMENT
The undersigned acknowledges and understands that he/she is/are entering an Emergency
Housing Program provided by Upward Bound House. This is NOT a LEASE, but a
Program Agreement. As a benefit of this program, living space is being provided to you
and your child(ren). The undersigned and his/her child(ren) shall reside in the facility in
the capacity of program client/resident lodger and not as a tenant. No possessor’s right is
granted or intended by this agreement or by participation in the Emergency Family
Shelter program. In the event that the undersigned shall fail to abide by policies, rules
and regulations provided by the Emergency Family Shelter program, he/she agrees to
immediately vacate the living space assigned and to do so without requirement of legal
process and in an orderly and peaceful manner.
THIS AGREEMENT BY AND BETWEEN Upward Bound House, “UBH”, and
__________________________________, “Client”, from this ___________ day of
__________________________, 20______, until the completion or termination of the
program.
UPWARD BOUND HOUSE allows Client the use of the premises known as: Upward
Bound Emergency Family Shelter, Unit ____________.
Premises shall be occupied only by the following named person(s):
_____________________________ ________________________________
Name Birth Date Name Birth Date
_____________________________ ________________________________
Name Birth Date Name Birth Date
- 11 -
Upward Bound House
Emergency Family Shelter
APPENDIX 2
PROGRAM RULES AND REQUIREMENTS:
1. Clients and their families are to cooperate with Upward Bound Emergency Family
Shelter staff at all times. Clients failing to cooperate with Upward Bound’s
Emergency Family Shelter staff as per the terms of the agreement and the Program
Rules and Regulations at any time will be dealt with by the proper authorities and/or
terminated from the program.
2. Possession of weapons is not allowed on Upward Bound Emergency Family Shelter
premises at any time. This is cause for immediate termination.
3. Clients and their families shall not commit any acts of violence and/or threats of
violence in or around Upward Bound Emergency Family Shelter premises. Invading
personal space of or screaming at a Emergency Family Shelter employee, neighbor or
another Family Shelter resident with the intent of intimidating them, will be treated as
a threat to their safety and be dealt with accordingly. The use of obscenities when
dealing with an Emergency Family Shelter staff person, neighbor, or other resident
will not be tolerated. This is cause for immediate termination.
4. Meet on a daily basis with your assigned Case Manager. Not meeting with your Case
Manager daily, without an excuse, or not following the case management plan is
cause for immediate termination from the program.
5. All Residents must participate in the GAIN/Welfare to work program and/or
Chrysalis and/or secure Employment within Thirty (30) days
6. Residents are not allowed to have visitors/outside guests at any time without the
written permission of their Case Manager. Upward Bound’s Emergency Family
Shelter property is for the sole use of Program clients/families. No adults who are not
on the agreement may spend the night.
7. Residents are not allowed to visit in other client’s units.
8. Curfew is 9:00 PM nightly. Requests for curfew extension must be submitted to case
manager in writing for approval.
9. No children are allowed in the parking lot or on the balconies unless they are coming
or going to their living space with parent(s).
10. Children shall not be left alone at any time or supervised by anyone under the age of
fourteen (14). - 12 -
Upward Bound House
Emergency Family Shelter
11. Each client shall sign out each time he/she is leaving the facility regardless of the
expected time that said client will be absent. Each client shall also sign in each time
he/she is returning to the facility.
12. No soliciting of any kind is allowed on Upward Bound Emergency Family Shelter
premises.
13. Clients, including children, must be fully clothed at all times while on Upward Bound
Emergency Family Shelter premises. Housecoats, robes, nightgowns, pajamas, and
bare feet are forbidden outside of clients units.
14. Shelter staff will, without notice, inspect all units, for compliance of house/program
rules, building and safety, health, and fire violations. At that time please report any
unit problems or damages.
15. Upward Bound’s Emergency Family Shelter may deliver a notice to immediately
vacate the premises upon the failure of the Client to stay in compliance with the
Program Rules.
16. Clients must inform the staff of domestic violence history, any current threats to
their safety or any acts of violence committed against the resident while involved in
the Emergency Family Shelter Program.
17. Acts of domestic violence committed while involved in the Emergency Family
Shelter program are grounds for immediate termination from the program for the
perpetrator. The victim may be required to cooperate with the Upward Bound staff by
moving to another appropriately safe shelter.
18. The Upward Bound Emergency Family Shelter program is for the exclusive use of
homeless families with minor children. At least one adult on this agreement must
have legal custody of at least one of the minor child(ren) (17 years of age or younger)
listed on the agreement. That minor child must be in the physical possession of an
adult on this agreement and the adult must be the primary custodian of the child. At
least one child on the agreement must be living with the adult on the Emergency
Family Shelter grounds at all times during their participation in the program (except
during visits to non-custodial parent(s) approved by the court and approved child
custody arrangements or approved by Emergency Family Shelter case management
staff). Loss of custody or physical possession of children listed on this agreement is
grounds for immediate termination from the program.
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Upward Bound House
Emergency Family Shelter
UNITS AND GROUNDS:
1. Foil will not be permitted on windows at any time.
2. Security improvements, including locks, window, and door bars may not be installed
by clients. Upward Bound Emergency Family Shelter maintenance personnel must
install all extra security devices.
3. Clients shall be held liable for all damages to Upward Bound’s Emergency Family
Shelter, its common areas, individual units, stairways and hallways caused by client
or their children. The parent(s) will pay all damage caused by children such as crayon
marks, broken windows, or marred walls.
4. Clients and their families must give immediately, notice to the assigned Case
Manager of any accident or injury to any person, or of any damage to the premises or
furnishings.
5. Clothing, towels, rugs, mops, etc. shall not be hung outside any window or balcony.
6. Clients are not allowed to change oil, wash, or do repair work on cars on the Upward
Bound’s Emergency Family Shelter property.
7. No trash, bottles, or papers shall be left on the balconies or other common area of the
complex. All trash must be placed in designated containers.
8. The client shall be responsible for reporting change in family size or composition to
assigned Case Manager.
9. Management (Upward Bound House) is not responsible for the loss of a client’s
personal property and/or is not held liable for the actions of client/client’s family or
any disaster natural or self caused.
10. “Quiet Time” will begin at 8:00PM nightly. After 8:00PM, TV, radios, and voices
must be kept at a level that is not heard in the parking lot, balconies, or other
apartments. (During the day, TV, voices, and radios must be kept at reasonable levels
and turned down if requested by a staff member.) Curfew is 9:00 PM nightly.
11. This is a sober living facility. There is absolutely no drinking of alcoholic beverages
allowed in or around the Upward Bound’s Emergency Family Shelter property at any
time; this includes client living spaces and the public/common areas of the property.
Clients shall not be under the influence of alcohol or drugs at any time.
12. No skateboarding, bicycling, rollerblading will be allowed on the premises (except
for tricycles). - 14 -
Upward Bound House
Emergency Family Shelter
13. Smoking is not allowed in client living spaces or common areas at any time.
14. Each client is responsible for keeping assigned living space and immediate grounds
(including balconies and parking area) clean and free of trash and debris at all times.
Trash shall be removed once per day by clients from their unit and placed in the
designated trash area.
15. The parents must thoroughly clean their living space immediately before departure
from the Upward Bound’s Emergency Family Shelter Program.
16. No pets are permitted on the premises; this includes dogs, cats, birds, hamsters,
snakes, turtles, fish, etc.
17. On-site parking is limited. If you have a vehicle, make sure it is parked on-site in a
marked parking stall and register the vehicle with staff. Cars must be clean and in
good working order.
NOISE AND CONDUCT:
1. Clients and their families shall not make or allow any disturbing noises in their living
space, or permit any actions by such persons, which will interfere with the rights,
comforts or conveniences of other residents, staff or neighbors.
2. All musical instruments, television sets, stereos, radios, etc. are to be played at a
volume, which will not disturb other persons.
3. No loud noise disturbing to other clients or neighbors will be allowed at any time.
4. If a child is crying or upset, or if anyone in the living space is raising his or her voice,
the doors and windows to the apartment must be closed immediately. They must stay
closed until the individual calms down and is quiet enough not to disturb neighbors.
5. Clients are NOT to discuss noise complaints with members of the community. This
includes, but is not limited to, yelled comments across the parking area or fences.
Instead, go to the staff member on duty and give him or her the details of the incident
so that they can document them in a formal report.
TRASH:
1. Containers for refuse and garbage have been placed in a central location. All garbage
must be disposed of in plastic bags with ties to avoid any unwanted pests around the
trash area as well as around the building or in client’s living spaces.
- 15 -
Upward Bound House
Emergency Family Shelter
2. Individual trashcans must be stored in client living spaces. Trash must be emptied
daily.
New rules, regulations, amendments, or terms to these rules may be adopted by Upward
Bound’s Emergecy Family Shelter at will and will go into effect immediately. These
rules and any changes or amendments have a legitimate purpose and are not intended to
be arbitrary or work as a substantial modification of Client’s rights. They will not be
unequally enforced. Client is responsible for the conduct of their family and adherence to
these rules and regulations at all times. Violation of these rules and regulations or any
provision of the agreement may result in immediate termination from the program.
The undersigned hereby expressly releases Upward Bound House, its staff, agents,
and assigned from any and all liability for injury or damage arising out of Resident
Lodger’s participation in the program, Upward Bound House is not responsible for
your personal property, and will hold it for only two (2) weeks after you leave the
program.
I HAVE READ AND RECEIVED A COPY OF THIS AGREEMENT, THE
PROGRAM RULES AND REGULATIONS, AND ACCOMPANYING
INVENTORY LIST. I UNDERSTAND THAT IF I VIOLATE THE TERMS AND
CONDITIONS OF THIS AGREEMENT, I MUST VACATE MY LIVING SPACE,
AND MY ENROLLMENT IN THE PROGRAM WILL END AT THAT TIME.
___________________________________ ____________________________
Client Signature Date
___________________________________ ____________________________
Client Signature Date
_________________________________ ____________________________
Case Manager Date
Attachment 8
12841 Washington Blvd – Upward Bound House Community Meeting
Culver Park West
September 20, 2007
7:30 PM
The community meeting was attended by approximately 15 community members. The
applicant made a 10-minute presentation of the project and discussed the operations of
the existing facility in Santa Monica. At that point the residents were invited to ask
questions or make comments.
CONCERNS
The residents had a series of concerns about the proposal. The primary concerns and the
applicant’s responses follow:
1) The impact of the proposed shelter on property values.
The applicant stated that property values around the existing facility in Santa Monica
have risen in the past few years. However, he was unsure what effect the new facility
would have on the nearby Culver City properties’ values.
2) The criminal element that a shelter could bring to the area.
The applicant explained that the residents at these facilities are families with children
whose primary motivation is to find permanent housing quickly and to recover
financially and they are unlikely to cause crimes. In addition, the applicant pointed
out that the facility will have staff present at the facility on a 24-hour basis and that
the facility has a strict code of conduct for its residents.
3) The impact on the Police Dept. resources from the increased population and
potential increase in crime.
The applicant did not anticipate a significant impact on Police resources from the
operation of the facility.
4) Whether the new residents had drug or alcohol problems.
The applicant explained that use of alcohol and drugs is strictly prohibited at the
facility and violations of this prohibition result in termination from the program. In
addition, the applicant pointed out that residents are tested for drugs before and while
they are in the program.
5) The traffic impact from the new residents.
The applicant explained that the traffic impact would not be significant, because
many of the program participants do not own cars.
6) Whether children will have a play area and whether they will be controlled.
The applicant indicated that a small area behind the facility will be fenced off to be
used as a play area by children. He pointed out that children will go to schools during
the day and when they are at the facility, the will be under the supervision of staff.
7) The number of people and the density.
The applicant did not believe that the maximum possible number of residents
represented a significant increase in the population at the site and the neighborhood.
8) The improvements that the applicant would make to the facility to benefit the
area.
The applicant pointed out that minor repairs and repainting would be done, some
landscaping would be added along the street frontage, and that a perimeter wrought
iron fence will be installed. He also pointed out that an existing pole sign will be
removed.
9) Concern that the homeless shelter was not the type of use envisioned for this
location by the residents. In addition, the City should not commit to a small
improvement for a long term, but rather wait until a better use for the site and the
area is identified.
The applicant explained that the facility would provide a necessary service for the
immediate area and LA County in general. He added that the proposed facility would
be an improvement over the existing use of the site.
10) Concern regarding the over-concentration of uses catering to socially
disadvantaged populations.
The applicant explained in general that due to the operating rules and requirements of
Upward bound House, the proposed shelter would not have the impacts typically
associated with such populations.
QUESTIONS
1) A resident asked how the applicant’s organization finds the residents for its
facilities.
The applicant explained that Upward Bound House works with other non-profits and
governmental agencies that refer residents to them. The residents are then screened,
interviewed and admitted to the program.
2) Resident asked how these people become homeless and where they come from.
The applicant explained that there are many thousands of homeless people in LA
County, including families with children. Some of the reasons families become
homeless are: domestic violence, medical emergencies that lead to bankruptcy, and
general economic conditions. Many people/families live “check-to-check,” and don’t
have the savings to help in cases of emergency.
3) Resident asked about the relationship of the applicant to the existing motel.
The applicant explained that Upward Bound House will be purchasing the motel
property.
4) A resident asked how the organization finds permanent housing for its residents.
The applicant explained that Upward Bound House has working relationships with
cities and other government agencies that assist low-income families find homes. In
some cases, the organization is also able to subsidize its residents even after they
leave their facility. The applicant explained that Upward Bound House always finds
housing for its residents, even if they violate the facility’s code of conduct. They
never send any of their residents back onto the street.
Attachment 8
12841 Washington Blvd – Upward Bound House Community Meeting
Culver Park West
September 20, 2007
7:30 PM
The community meeting was attended by approximately 15 community members. The
applicant made a 10-minute presentation of the project and discussed the operations of
the existing facility in Santa Monica. At that point the residents were invited to ask
questions or make comments.
CONCERNS
The residents had a series of concerns about the proposal. The primary concerns and the
applicant’s responses follow:
1) The impact of the proposed shelter on property values.
The applicant stated that property values around the existing facility in Santa Monica
have risen in the past few years. However, he was unsure what effect the new facility
would have on the nearby Culver City properties’ values.
2) The criminal element that a shelter could bring to the area.
The applicant explained that the residents at these facilities are families with children
whose primary motivation is to find permanent housing quickly and to recover
financially and they are unlikely to cause crimes. In addition, the applicant pointed
out that the facility will have staff present at the facility on a 24-hour basis and that
the facility has a strict code of conduct for its residents.
3) The impact on the Police Dept. resources from the increased population and
potential increase in crime.
The applicant did not anticipate a significant impact on Police resources from the
operation of the facility.
4) Whether the new residents had drug or alcohol problems.
The applicant explained that use of alcohol and drugs is strictly prohibited at the
facility and violations of this prohibition result in termination from the program. In
addition, the applicant pointed out that residents are tested for drugs before and while
they are in the program.
5) The traffic impact from the new residents.
The applicant explained that the traffic impact would not be significant, because
many of the program participants do not own cars.
6) Whether children will have a play area and whether they will be controlled.
The applicant indicated that a small area behind the facility will be fenced off to be
used as a play area by children. He pointed out that children will go to schools during
the day and when they are at the facility, the will be under the supervision of staff.
7) The number of people and the density.
The applicant did not believe that the maximum possible number of residents
represented a significant increase in the population at the site and the neighborhood.
8) The improvements that the applicant would make to the facility to benefit the
area.
The applicant pointed out that minor repairs and repainting would be done, some
landscaping would be added along the street frontage, and that a perimeter wrought
iron fence will be installed. He also pointed out that an existing pole sign will be
removed.
9) Concern that the homeless shelter was not the type of use envisioned for this
location by the residents. In addition, the City should not commit to a small
improvement for a long term, but rather wait until a better use for the site and the
area is identified.
The applicant explained that the facility would provide a necessary service for the
immediate area and LA County in general. He added that the proposed facility would
be an improvement over the existing use of the site.
10) Concern regarding the over-concentration of uses catering to socially
disadvantaged populations.
The applicant explained in general that due to the operating rules and requirements of
Upward bound House, the proposed shelter would not have the impacts typically
associated with such populations.
QUESTIONS
1) A resident asked how the applicant’s organization finds the residents for its
facilities.
The applicant explained that Upward Bound House works with other non-profits and
governmental agencies that refer residents to them. The residents are then screened,
interviewed and admitted to the program.
2) Resident asked how these people become homeless and where they come from.
The applicant explained that there are many thousands of homeless people in LA
County, including families with children. Some of the reasons families become
homeless are: domestic violence, medical emergencies that lead to bankruptcy, and
general economic conditions. Many people/families live “check-to-check,” and don’t
have the savings to help in cases of emergency.
3) Resident asked about the relationship of the applicant to the existing motel.
The applicant explained that Upward Bound House will be purchasing the motel
property.
4) A resident asked how the organization finds permanent housing for its residents.
The applicant explained that Upward Bound House has working relationships with
cities and other government agencies that assist low-income families find homes. In
some cases, the organization is also able to subsidize its residents even after they
leave their facility. The applicant explained that Upward Bound House always finds
housing for its residents, even if they violate the facility’s code of conduct. They
never send any of their residents back onto the street.