04/03/06
Height Exception HEIGHTEX P-2005076 and Mitigated Negative
Declaration Determination for the Studio R Office/Commercial
Development located at 9343 Culver Boulevard in the Commercial
Downtown (CD) Zone
MEETING DATE
AGENDA ITEM
ATTACHMENTS
Pages|109| Draft City Council Resolution No 2006-R|109| Mitigated Negative Declaration|109| February 22, 2006 Planning Commission Staff Report|109| Project Summary|109| Area Map|109| Aenal Photo of Area|109| Planning Commission Approved Resolution No 2006-P003
(Site Plan Review)|109| Planning Commission Approved Resolution No 2006-P004 9
7 ^
(Height Exception)|1010 9| Applicant's Wntten Statements on Height Exception
10 Shade and Shadow Study
11 Plans Dated February 7, 2006Attachment No 'I
RESOLUTION NO 2006-R
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CULVER CITY,
CALIFORNIA, ESTABLISHING A MAXIMUM HEIGHT OF FIFTY SIX (56) FEET
ABOVE GRADE WITH AN ADDITIONAL NINE (9) FEET FOR ROOF TOP
STRUCTURES AT 9343 CULVER BOULEVARD IN THE COMMERCIAL
DOWNTOWN (CD) ZONE
(Height Exception, HEIGHTEX P-2005076)
WHEREAS, on September 28, 2005, an application was filed for a Height Exception to
allow the construction of an office/retail building with a maximum height of four (4) stories
and 56 feet, with an additional nine (9) feet to accommodate a three and half foot (3 5) high
parapet wall and roof top stairwell enclosures, elevator shafts and restrooms at 9343 Culver
Boulevard, being a portion of Lots 18 and 19 of Tract No 2444, in City of Culver City, County
of Los Angeles, State of California as per map recorded in Book 24 Pages 5 to 7, in the
Commercial Downtown (CD) Zone and,
WHEREAS the proposed 56 foot high building, located on the site described above,
is shown on preliminary development plans date received February 7, 2006, and,
WHEREAS on February 22 2006, the Planning Commission conducted a duly
noticed public hearing on Site Plan Review, SPR P-2005075 for this project and after
considering the application, plans staff report, environmental information and all testimony
presented approved the Site Plan Review and
WHEREAS, on February 22, 2006 the Planning Commission when considering Site
Plan Review, SPR P-2005075 and Height Exception, HEIGHTEX P-2005076 for this project
and in accordance with the California Environmental Quality Act and State CEQA Guidelines
(collectively CEQA ) determined that the proposed project will require a certain mitigation
/
Page 1
2006-R|101010101010101010 10
10|11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
29measure related to Cultural Resources to reduce certain impacts on the environment and
adopted a Mitigated Negative Declaration, and
WHEREAS also on February 22, 2006, the Planning Commission, recommended that
the City Council conditionally approve Height Exception HEIGHTEX P-2005076, that
establishes a maximum height of 56 feet for the project, and,
WHEREAS on April 3, 2006, the City Council conducted a duly noticed public hearing
on this Height Exception application considering the application plans, staff report
environmental information and all testimony presented, and,
WHEREAS the City Council acknowledges and agrees with the Planning
Commission' s CEQA action and finds that no new significant environmental impacts were
identified other than those analyzed in the adopted Mitigated Negative Declaration, thereby
satisfying the environmental finding for the Height Exception and,
WHEREAS following conclusion of the public discussion and thorough deliberation of
the subject matter, the City Council conditionally approved Height Exception HEIGHTEX P-
2005076 by a vote of _ to , as set forth herein below
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF CULVER CITY,
CALIFORNIA RESOLVES AS FOLLOWS
SECTION 1 Pursuant to the foregoing recitations and the provisions of Culver City
Municipal Code (CCMC) Title 17, Section 17 300 025 C 1, Exceptions to the Maximum
Height Regulations the following findings are made
1 The project is consistent with the Design for Development (DFD) for the Downtown area
as established by the Culver City Redevelopment Agency because the project design
includes articulation with the use of vaned building materials, balconies, and ground
level patios while providing Idle or no street fronting setbacks, thereby bringing the
pedestrian closer to the project s street level uses As a proposed retail and/or
restaurant use for the ground level, the project complies with the DFD s goal to
encourage and enhance a pedestrian friendly environment The proposed height is
a,
Page 2 2006-R|101010101010101010 10
10|11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
29consistent with the 56 foot height regulation for Parcel B located across the street and
south of the project site and will be complimentary to the existing 64 foot high Ince
Parking Structure and the 82 foot, 4 inch high Culver Hotel both of which are located in
Downtown and in close proximity to the project site Overall the project enhances and
encourages economic development by providing new office and retail space
2 The project has been designed to be broken down into a two story element at the corner
of the alley and Culver Boulevard, complimenting the two story scale of the Citizen' s
Building and its entry portals are the same scale and of similar nature as the historic
building The architecture ensures the harmonious appearance of the site and
surrounding buildings and is consistent with development standards for the Commercial
Downtown (CD) Zone Further, the project will revitalize the character and economy of
Downtown by adding new office and retail space within a new building with a modern
design
3 Other than the height exception request, the project is in compliance with all zone
standards and regulations for the Commercial Downtown (CD) Zone With a City
Council established height the project' s height will also be in conformance with the
Zoning Code as this process is allowed in the Code|109| The project is consistent with the General Plan and all other development standards
and will not impact the adjacent historic Citizen s Building
SECTION 2 Pursuant to the foregoing recitations and findings, the City Council of the
City of Culver City, California hereby approves Height Exception, HEIGHTEX P-2005076 for
the project described above and shown on plans file dated February 7, 2006, that
establishes a maximum height of 56 feet with an additional nine (9) feet to accommodate a
three and half foot (3 5) high parapet wall and roof top stairwell enclosures, elevator shafts
and restrooms subject to the following Conditions of Approval
1 Height Exception, HEIGHTEX P-2005076 shall be subject to all Conditions of Approval
as stated in Planning Commission Resolution No 2006-P003 for Site Plan Review SPR
P-2005075
2 Height Exception, HEIGHTEX P-2005076 shall be null and void if Site Plan Review SPR
P-2005075 (i) is appealed to the City Council and the City Council does not approve or
conditionally approve it or (ii) expires pursuant to Condition No 3, below
3 The expiration of Height Exception, HEIGHTEX P-2005076 shall be in accordance with
the expiration of Site Plan Review SPR P-2005075 as noted in Planning Commission
Resolution No 2006-P003|1010|Page 3 2006-R|101010101010101010 10
10|11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
29APPROVED and ADOPTED this day of 2006
Albert Vera, MAYOR
City of Culver City California
ATTEST APPROVED AS TO FORM
CHRISTOPHER ARMENTA, CAROL A SCHWAB,
City Clerk City Attorney
Lf
Page 4 2006-R|101010101010101010 10
10|11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
29A
ttachment No 2
PLANNING DIVISION
9770 CULVER BOULEVARD CULVER CITY CALIFORNIA 90232 0507 ' r _
Nu, t 1
(310) 253 5710
FAX (310) 253 5721
INITIAL STUDY SUBJECT TO CHANGE
ENVIRONMENTAL CHECKLIST FORM AND ENVIRONMENTAL DETERMINATION
Project Title I Site Plan Review SPR P 2005075 and Height Exception, HEIGHTEX P-2005076
1 The Studio R Building Office Retail Development
Lead Agency Name & Address City of Culver City, Planning Division
9770 Culver Blvd , Culver City CA 90232
Contact Person & Phone No Jose Mendivil, Associate Planner
(310) 253-5757
Project Location/Address 9343 Culver Boulevard
Nearest Cross Street Culver Boulevard between APN
Canfield Avenue and Main
Street
4206-030-013
Project Sponsor's Name &
Address
Robert Lawrence
25 Buccaneer Street
Manna del Rey CA 90292
Attn Robert Lawrence
310-990-9937
General Plan Designation Downtown Zoning Commercial Downtown(CD)
Redevelopment Project Area Component Area No 3
Overlay Zone/Special District N/A
Project Description and Requested Action Demolition of a 4,200 square foot office building
and construction of a new 4-story 56 foot high, 16,821 square foot building to be used mainly for
offices with some retail and restaurant uses on the ground floor
Existing Conditions of the Project Site
Single story 4 200 square foot office building occupying entire site
Surrounding Land Uses and Setting (Bnefly descnbe the projects =rounding)
West Two-story historic office building (Citizen Building)
East Alley and single-story restaurant (Pacifico's Restaurant)
North Single-story office building
South Surface parking across Culver Boulevard (Parcel B)
Other public agencies whose approval is required (e g permits financing approval or participation
agreement)
Culver City Redevelopment Agency 6
Studio R Building
SPR P 2005075 & HEIGHTEX P-2005076
February 1 2006
ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED
The environmental factors checked below would be potentially affected by this project involving at least
one impact that is a Potentially Significant Impact as indicated by the checklist on the following pages
01 Aesthetics 0 Mineral Resources
0 Agriculture Resources 0 Noise
O Air Quality 0 Population / Housing
0 Biological Resources 0 Public Services
0 Cultural Resources 0 Recreation
O Geology /Soils 0 Transportation/Traffic
O Hazards & Hazardous Materials El Utilities / Service Systems
0 Hydrology / Water Quality 0 Mandatory Findings of Significance
O Land Use / Planning
ENVIRONMENTAL DETERMINATION
On the basis of this initial evaluation
D I find that the proposed project COULD NOT have a significant effect on the environment and a
NEGATIVE DECLARATION will be prepared
El I find that although the proposed project could have a significant effect on the environment there will
not be a significant effect in this case because revisions in the project have been made by or agreed
to by the project proponent A MITIGATED NEGATIVE DECLARATION will be prepared
El I find that the proposed project MAY have a significant effect on the environment and an
ENVIRONMENTAL IMPACT REPORT is required
0 I find that the proposed project MAY have a potentially significant impact or potentially significant
unless mitigated impact on the environment but at least one effect 1) has been adequately
analyzed in an earlier document pursuant to applicable legal standards and 2) has been addressed
by mitigation measures based on the earlier analysis as described on attached sheets An
ENVIRONMENTAL IMPACT REPORT is required but it must analyze only the effects that remain
to be addressed
O I find that although the proposed project could have a significant effect on the environment because
all potentially significant effects (a) have been analyzed adequately in an earlier EIR or NEGATIVE
DECLARATION pursuant to applicable standards and (b) have been avoided or mitigated pursuant
to that earlier EIR or NEGATIVE DECLARATION including revisions or mitigation measures that
are imposed upon the proposed project nothing further is required
FISH AND GAME FEE (AB 3158)
El I
find that the proposed project WILL NOT have an impact on fish or wildlife resources or habitat
upon which fish and wildlife depend I find that the proposed project IS EXEMPT from the Fish and
Game fee A Certificate of Fee Exemption will be prepared for this project
I find that the proposed pr, csctIS_UDT-EXEMPT from the Fish and Game fee /
rk0 / i /04
,---
sp ture Date
Jose Menclivil Associate Planner
Case Manager Title
iiiPotentially
EVALUATION OF ENVIRONMENTAL IMPACTS
Potentially
Significant
Impact
Significant
Impact Unless
Mitigation
Less Than
Significant
Impact
No
Impact
Incorporated
I. AESTHETICS -- Would the project:
a) Have a substantial adverse effect on a scenic vista?
b) Substantially damage scenic resources including but not
limited to trees rock outcroppings and historic buildings
within a state scenic highway?
Substantially degrade the existing visual character or
quality of the site and its surroundings?
Create a new source of substantial light or glare which
would adversely affect day or nighttime views in the area?|10 10 10 10 9| El
Studio R Building
SPR P-2005075 & HEIGHTEX P 2005076
February 1 2006
II. AGRICULTURE RESOURCES: In determining whether impacts to agricultural resources are significant environmental
effects, lead agencies may refer to the California Agricultural Land Evaluation and Site Assessment Model (1997)
prepared by the California Dept. of Conservation as an optional model to use in assessing impacts on agriculture and
farmland. Would the project:
Convert Prime Farmland Unique Farmland or Farmland of
Statewide Importance (Farmland) as shown on the maps
prepared pursuant to the Farmland Mapping and
Monitoring Program of the California Resources Agency to
non agricultural use?
Conflict with existing zoning for agricultural use or a
Williamson Act contract?
Involve other changes in the existing environment which
due to their location or nature could result in conversion of
Farmland to non-agricultural use?
III. AIR QUALITY — Where available, the significance criteria established by the applicable air quality management or air
pollution control district may be relied upon to make the following determinations. Would the project:
Conflict with or obstruct implementation of the applicable
air quality plan?
Violate any air quality standard or contribute substantially
to an existing or projected air quality violation?
El 0
Result in a cumulatively considerable net increase of any
criteria pollutant for which the project region is non-
attainment under an applicable federal or state ambient air
quality standard (including releasing emissions which
exceed quantitative thresholds for ozone precursors)?
Expose sensitive receptors to substantial pollutant
concentrations?
Create objectionable odors affecting a substantial number
of people?0 0 0 Z|10 9| 0 0 Z|10 9| 0 LEI El
Studio R Building
SPR P-2005075 & HEIGHTEX P 2005076
February 1 2006
Potentially
EVALUATION OF ENVIRONMENTAL
IMPACTS
Potentially
Significant
Impact
Significant
Impact Unless
Mitigation
Less Than
Significant
Impact
No
Impact
Inco •orated
IV. BIOLOGICAL RESOURCES -- Would the project:
Have a substantial adverse effect either directly or through
habitat modifications on any species identified as a
candidate sensitive or special status species in local or
regional plans policies or regulations or by the California
Department of Fish and Game or U S Fish and Wildlife
Service'?
Have a substantial adverse effect on any riparian habitat or
other sensitive natural community identified in local or
regional plans policies regulations or by the California
Department of Fish and Game or US Fish and Wildlife
Service'?
Have a substantial adverse effect on federally protected
wetlands as defined by Section 404 of the Clean Water Act
(including but not limited to marsh vernal pool coastal
etc ) through direct removal filling hydrological
interruption or other means'?
Interfere substantially with the movement of any native
resident or migratory fish or wildlife species or with
established native resident or migratory wildlife corridors
or impede the use of native wildlife nursery sites'?
Conflict with any local policies or ordinances protecting
biological resources such as a tree preservation policy or
ordinance'?
Conflict with the provisions of an adopted Habitat
Conservation Plan Natural Community Conservation Plan
or other approved local regional or state habitat
conservation plan'?
LI
LI
a
z
V. CULTURAL RESOURCES -- Would the project.
Cause a substantial adverse change in the significance of
a historical resource as defined in 15064 52
Cause a substantial adverse change in the significance of
an archaeological resource pursuant to 15064 52
Directly or indirectly destroy a unique paleontological
resource or site or unique geologic feature'?
Disturb any human remains including those Interred
outside of formal cemeteries'?0 0
0 0
0 0
0 0
0 0
Studio R Building
SPR P 2005075 & HEIGHTEX P-2005076
February 1 2006
Potentially
EVALUATION OF ENVIRONMENTAL
IMPACTS
Potentially
Significant
Impact
Significant
Impact Unless
Mitigation
Less Than
Significant
Impact
No
Impact
Incorporated
VI. GEOLOGY AND SOILS -- Would the project:
Expose people or structures to potential substantial
adverse effects including the risk of loss injury or death
involving
1) Rupture of a known earthquake fault as delineated on the
most recent Alquist-Pnolo Earthquake Fault Zoning Map
issued by the State Geologist for the area or based on
other substantial evidence of a known fault ? Refer to
Division of Mines and Geology Special Publication 42
ii) Strong seismic ground shaking?
iii) Seismic related ground failure including liquefaction?
iv) Landslides?
b) Result in substantial soil erosion or the loss of topsoil?
c) Be located on a geologic unit or soil that is unstable or that
would become unstable as a result of the project and
potentially result in on- or off site landslide lateral
spreading subsidence liquefaction or collapse?
Be located on expansive soil as defined in Table 18 1 B of
the Uniform Building Code (1994) creating substantial
risks to life or property?
Have soils incapable of adequately supporting the use of
septic tanks or alternative waste water disposal systems
where sewers are not available for the disposal of waste
water?
HAZARDS AND HAZARDOUS MATERIALS —Would the project:
Create a significant hazard to the public or the environment
through the routine transport use or disposal of hazardous
materials?
Create a significant hazard to the public or the environment
through reasonably foreseeable upset and accident
conditions involving the release of hazardous materials into
the environment?
Emit hazardous emissions or handle hazardous or acutely
hazardous materials substances or waste within one-
quarter mile of an existing or proposed school?
Be located on a site which is included on a list of
hazardous materials sites compiled pursuant to
Government Code Section 65962 5 and as a result would
it create a significant hazard to the public or the
environment?
For a project located within an airport land use plan or
where such a plan has not been adopted within two miles
of a public airport or public use airport would the project
result in a safety hazard for people residing or working in
the project area?|10 9| 0 El
O 0 EI 0
O 0 0 Z
O 0 Eg 0
O 0 El 0
O 0 0 l21
O 0 0 El
q0 LiEl 0
El 0
Li Li Li|10 9| Li CI
CI Li CI EI
Studio R Building
SPR P-2005075 & HEIGHTEX P 2005076
February 1 2006
Potentially
EVALUATION OF ENVIRONMENTAL Potentially
Significant
IMPACTS Impact
Significant
Impact Unless
Mitigation
Less Than
Significant
Impact
No
Impact
Incorporated
Vii HAZARDS AND HAZARDOUS MATERIALS (continues!)
For a project within the vicinity of a private airstrip would
the project result in a safety hazard for people residing or
working in the project area7
Impair implementation of or physically interfere with an
adopted emergency response plan or emergency
evacuation plan?
Expose people or structures to a significant risk of loss
injury or death involving midland fires including where
midlands are adjacent to urbanized areas or where
residences are intermixed with midlands?
Li
CI
El 0
LI CI El El
VIII. HYDROLOGY AND WATER QUALITY Would the project:|10 10|g)
a) Violate any water quality standards or waste discharge
requirements?
b) Substantially deplete groundwater supplies or interfere
substantially with groundwater recharge such that there
would be a net deficit in aquifer volume or a lowering of the
local groundwater table level (e g the production rate of
pre existing nearby wells would drop to a level which would
not support existing land uses or planned uses for which
permits have been granted)?
Substantially alter the existing drainage pattern of the site
or area including through the alteration of the course of a
stream or river in a manner which would result in
substantial erosion or siltation on or off-site?
Substantially alter the existing drainage pattern of the site
or area including through the alteration of the course of a
stream or river, or substantially increase the rate or amount
of surface runoff in a manner which would result in flooding
on or off-site?
Create or contribute runoff water which would exceed the
capacity of existing or planned stormwater drainage
systems or provide substantial additional sources of
polluted runoff?
Otherwise substantially degrade water quality?
Place housing within a 100 year flood hazard area as
mapped on a federal Flood Hazard Boundary or Flood
Insurance Rate Map or other flood hazard delineation
map?
Place within a 100-year flood hazard area structures which
would impede or redirect flood flows?
Expose people or structures to a significant risk of loss
injury or death involving flooding including flooding as a
result of the failure of a levee or dam?
Inundation by seiche tsunami or mudflow?X MINERAL RESOURCES — Would the project
XI. NOISE —Would the project result in:
Studio R Building
SPR P-2005075 & HEIGHTEX P 2005076
February 1 2006
Potentially
EVALUATION OF ENVIRONMENTAL
IMPACTS
Potentially
Significant
Impact
Significant
Impact Unless
Mitigation
Less Than
Significant
Impact
No
Impact
Incorporated
IX. LAND USE AND PLANNING - Would the project:
a) Physically divide an established community'?
b) Conflict with any applicable land use plan policy or
regulation of an agency with jurisdiction over the project
(including but not limited to the general plan specific plan
local coastal program or zoning ordinance) adopted for the
purpose of avoiding or mitigating an environmental effect?
Conflict with any applicable habitat conservation plan or
natural community conservation plan?
o
LI
LI
El 0
Result in the loss of availability of a known mineral
resource that would be of value to the region and the
residents of the state'?
Result in the loss of availability of a locally-important
mineral resource recovery site delineated on a local
general plan specific plan or other land use plan?
Exposure of persons to or generation of noise levels in
excess of standards established in the local general plan or
noise ordinance or applicable standards of other
agencies'?
Exposure of persons to or generation of excessive
groundbome vibration or groundbome noise levels'?
A substantial permanent increase in ambient noise levels in
the project vicinity above levels existing without the
project?
A substantial temporary or periodic increase in ambient
noise levels in the project vicinity above levels existing
without the project'?
For a project located within an airport land use plan or
where such a plan has not been adopted within two miles
of a public airport or public use airport would the project
expose people residing or working in the project area to
excessive noise levels'?
For a project within the vicinity of a private airstrip would
the project expose people residing or working in the project
area to excessive noise levels'?
IiEVALUATION OF ENVIRONMENTAL
IMPACTS
XII. POPULATION AND HOUSING -- Would the project:
Li
Li
Li
Li
Studio R Building
SPR P 2005075 & HEIGHTEX P 2005076
February 1 2006
Potentially
Potentially
Significant
Impact
Significant
Impact Unless
Mitigation
Less Than
Significant
Impact
No
Impact
Inca 'orated
Induce substantial population growth in an area either
directly (for example by proposing new homes and
businesses) or indirectly (for example through extension of
roads or other infrastructure)?
Displace substantial numbers of existing housing
necessitating the construction of replacement housing
elsewhere?
Displace substantial numbers of people necessitating the
construction of replacement housing elsewhere?
XIII. PUBLIC SERVICES
Would the project result in substantial adverse physical impacts associated with the provision of new or physically
altered governmental facilities need for new or physically altered governmental facilities the construction of which
could cause significant environmental impacts in order to maintain acceptable service ratios response times or other
performance objectives for any of the public services
Fire protection?
Police protection?
Schools?
Parks?
Orner public facilities?
XIV. RECREATION --
Would the project increase the use of existing
neighborhood and regional parks or other recreational
facilities such that substantial physical deterioration of the
facility would occur or be accelerated?
Does the project include recreational facilities or require the
construction or expansion of recreational facilities which
might have an adverse physical effect on the environment?
V. TRANSPORTATION/TRAFFIC -- Would the project:
a) Cause an increase in traffic which is substantial in relation
to the existing traffic load and capacity of the street system
e result in a substantial increase in either the number of
vehicle trips the volume to capacity ratio on roads or
congestion at intersections)?
Exceed either individually or cumulatively a level of
service standard established by the county congestion
management agency for designated roads or highways?
Result in a change in air traffic patterns including either an
increase in traffic levels or a change in location that results
in substantial safety risks?
Substantially increase hazards due to a design feature
(e g sharp curves or dangerous intersections) or
incompatible uses (e g farm equipment)?
Result in inadequate emergency access?fai
Studio R Building
SPR P-2005075 & HEIGHTEX P 2005076
February 1 2006
Potentially
EVALUATION OF ENVIRONMENTAL
IMPACTS
Potentially
Significant
Impact
Significant
Impact Unless
Mitigation
Less Than
Significant
Impact
No
Impact
Incorporated
XV TRANSPORTATION (Continued)
f) Result in inadequate parking capacity'?
g) Conflict with adopted policies plans or programs
supporting alternative transportation (e g bus turnouts
bicycle racks)?
XVI UTILITIES AND SERVICE SYSTEMS --Would the project:
a) Exceed wastewater treatment requirements of the
applicable Regional Water Quality Control Board?
b) Require or result in the construction of new water or
wastewater treatment facilities or expansion of existing
facilities the construction of which could cause significant
environmental effects?
c) Require or result in the construction of new storm water
drainage facilities or expansion of existing facilities the
construction of which could cause significant environmental
effects'?
d) Have sufficient water supplies available to serve the project
from existing entitlements and resources or are new ol
expanded entitlements needed?
e) Result in a determination by the wastewater treatment
provider which serves or may serve the project that it has
adequate capacity to serve the projects projected demand
in addition to the provider s existing commitments?
f) Be served by a landfill with sufficient permitted capacity to
accommodate the project s solid waste disposal needs?
g) Comply with federal state and local statutes and
regulations related to solid waste?
XVII. MANDATORY FINDINGS OF SIGNIFICANCE
a) Does the project have the potential to degrade the quality
of the environment substantially reduce the habitat of a
fish or wildlife species cause a fish or wildlife population to
drop below self sustaining levels threaten to eliminate a
plant or animal community reduce the number or restrict
the range of a rare or endangered plant or animal or
eliminate important examples of the major periods of
California history or prehistory'?
b) Does the project have impacts that are individually limited
but cumulatively considerable? ( Cumulatively
considerable means that the incremental effects of a
project are considerable when viewed in connection with
the effects of past projects the effects of other current
projects and the effects of probable future projects)?
c) Does the project have environmental effects which will
cause substantial adverse effects on human beings either
directly or indirectly?
O 0 0
o 0 0 z
0 0 0 Ei
ID 0 0 z
o 0 o El
O 0 z 0
O 0 zi 0
o z o 0|10 10| 0 0|10 9| 0 0 El
13Studio R Building
SPR P 2005075 & HEIGHTEX P 2005076
February 1 2006
XVIII EARLIER ANALYSES
Not Applicable
XIX DISCUSSION
Discussion of Initial Study Checklist responses
a) and b)
No Impact
c) and d)
Less Than
Significant
Impact
The project is not located in or near a scenic vista or along a state scenic highway no impacts relative to
scenic vistas and scenic resources along state scenic highways are expected of this project
The project is adjacent to an historically registered building and its proposed height is not consistent with
heights of immediately surrounding structures including the historic structure However its design and
massing will not overtake the historic structure or obstruct its view from the street The style architecture
and color schemes will compliment the historic building Further the project will require a Height
Exception which is a conditioned discretionary approval The new four story structure will have more
glazing than the building that is currently on the site There will be an increase in the amount of internal
lighting emanating from the project The discretionary approval for the project will require implementation
of all applicable City zoning standards and design guidelines including a requirement that all lighting not
project onto or create a nuisance for adjacent public rights of—way and private properties Through
these code and design requirements there will be no significant impacts adversely affecting the adjacent
historic building or views in the area
MITIGATION MEASURE S None Re. uired
II. AGRICULTURE RESOURCES:
a) through c) The project site is not located on land identified utilized or zoned for agricultural purposes and there is
No Impact no known Williamson Act contract in effect on the project site
MITIGATION MEASURE(S) None Required
III. AIR QUALITY:
Future new development in any portion of Culver City will contribute both at the project level and
cumulatively to pollutant emissions over existing non-attainment conditions due to both construction and
operation of individual projects This project does not require a traffic study due to the projected number
of trips as determined by using the Institute of Transportation Engineers Trip Generation Manuel 6th
Edition Volume 1 of 3 The projected number of AM and PM peak hour trips is below the City's threshold
for requiring a traffic study If a proposed project is consistent with the city's General Plan and Zoning
Code the project s operational impacts are considered to be factored into the SCAQMD s regional air
quality models and IS therefore consistent with regional air quality plans This project as proposed is
consistent with Culver City s General Plan and Zoning Code Per the SCAQMD CEQA Handbook the
threshold of significance for operations of an office building is 96 221 square feet and the threshold of
significance for construction of an office building is the construction of 559 000 square feet of gross floor
area within one quarter With a proposed square footage of 16 821 square feet on a 4 299 square foot
site this project is below the SCAQMD thresholds of significance The proposed restaurant use is also
below the thresholds of significance By their nature both office and restaurant uses do not create
objectionable odors Restaurants may emit cooking odors from ovens and grills but these would not be
considered objectionable Air quality impacts resulting from construction and operation of this project will
not be significant Additionally because the project s operations are factored into regional air quality
models the cumulative air quality impacts are less than significant The project applicant will be required
to comply with SCAQMD Rule 403 which provides specific control actions to be implemented during
construction activities to control fugitive dust
MITIGATION MEASURE(S) None Required
a) through d)
Less Than
Significant
Impact
e)
No ImpactStudio R Building
SPR P 2005075 & HEIGHTEX P-2005076
February 1 2006
IV. BIOLOGICAL RESOURCES:
a) through f)
No Impact
There is no impact to biological resources because the project is located in an urbanized area surrounded
by existing disturbed land and development Existing conditions at the project site indicate that there are
no biological resources as identified by the California Department of Fish and Game or US Fish and
Wildlife Service or federally protected wetlands as defined by the Clean Water Act There is no
identifiable migratory wildlife corridors on the project site the project site is not subject to a City
policy/ordinance protecting biological resources and is not subject to a habitat conservation plan
MITIGATION MEASURE(S) None Required
V. CULTURAL RESOURCES:
a)
Potentially
Significant
Impact
Unless
Mitigation
Incorporated
b) through d)
Less Than
Significant
Impact
The project site is adjacent to the Citizen s Building a structure with a "Landmark" designation in Culver
City s local cultural resources register and included in the National Register of Historic Places This
project s proposed height is approximately 21 feet 6 inches taller than the street facing frontage of the 34
foot 6 Inch high Citizen Building The project s massing height proximity to the historic Citizen Building
and modem architecture could potentially impact the historic structure However as part of the
entitlement process the project will require discretionary review of a Height Exception The Height
Exception will be conditioned appropriately minimizing impacts to the historic building As part of the Site
Plan Review a mitigation measure will be incorporated that requires maintaining visibility of the historic
building s street and partial side architectural façade This requirement will reduce potential impacts to a
level that is less than significant
MITIGATION MEASURE(S)
CR-1 Final design of the proiect shall not result in the obstruction of the east side of the Citizen
Building s historic, street facing, architectural facade that is currently exposed Any future tenant
improvements and/or building additions to this proiect shall comply with this mitigation measure
The project site is located in an urbanized area surrounded by existing disturbed land and development
There are no known archaeological paleontological or human remain resources on the site and no
significant impacts relative to these specific cultural resources are expected to occur Should such
resources surface during construction of the project the applicant will be subject to the appropriate State
and/or Federal laws that regulate the proper handling of these types of artifacts
MITIGATION MEASURE S None Re wired
VI. GEOLOGY AND SOILS:
The project site is located near earthquake faults in an area of active seismic activity (Southern
California) However the project site will be constructed to meet all Uniform Building Code requirements
and will be required to be reinforced to comply with City and State seismic standards Existing conditions
of the project site along with application materials indicates the site is considered suitable for the
proposed development relative to geotechnical concerns
The project site is located in an urbanized area surrounded by existing disturbed land and development
It is not within an identified landslide area and the project site is serviced by the City sewer system
MITIGATION MEASURE(S) None Required
a-i) through
a-in) and b)
through d)
Less Than
Significant
Impact
a-iv) and e)
No Impact
IcStudio R Building
SPR P-2005075 & HEIGHTEX P 2005076
February 1 2006
VII. HAZARDS AND HAZARDOUS MATERIALS:
a) through c)
and g)
Less Than
Significant
Environmental information submitted by the applicant with the project plans and application materials
indicates that no hazardous materials will be utilized or emitted at the project site Adverse impacts
relative to health hazards are expected to be less than significant Any future use of hazardous materials
will be required to obtain the necessary approvals from the Culver City Fire Department in compliance
with applicable Fire Code regulations
d) through f) The site is not on a list of hazardous materials sites is not located within an airport land use plan not
and h) within the vicinity of a private airstrip and not near potential wild land fire areas
No Impact
MITIGATION MEASURE(S) Non Required
VIII. HYDROLOGY AND WATER QUALITY'
a) through f)
Less Than
Significant
Impact
g) through j)
No Impact
Grading and building plans will be reviewed and approved by the City's Building Safety and Engineering
Divisions to assure that on and off-site drainage will not create significant impacts to drainage facilities
groundwater quality and quantity The project will require the preparation of a Standard Urban
Stormwater Mitigation Plan (SUSMP) along with a Maintenance Agreement and Transfer The SUSMP
plan must be prepared by a registered civil engineer and reviewed by the Engineering Division for
approval prior to the issuance of any permits The City will require the project to be designed to effectively
prohibit the entry of pollutants from the construction site into the public street and storm drain system
The construction contractor will be required to comply with the California Storm Water Best Management
Practice Handbook
The project will not place housing or structures within a 100 year flood hazard area it is not within a dam
inundation zone or subject seiches tsunamis or mudflows
MITIGATION MEASURE(S) None RequiredIX. LAND USE AND PLANNING:
MITIGATION MEASURE S None Re uired
Materials submitted with the application and City records indicate that there are no mineral resources on
or within the project site
MITIGATION MEASURE(S) None Required
a) & b)
No Impact
X. MINERAL RESOURCES:
Studio R Building
SPR P-2005075 & HEIGHTEX P-2005076
February 1 2006
b) The proposed project is consistent with the Downtown General Plan Land Use designation in that it,
Less Than design and massing can be characterized as a medium scaled commercial use (as called for in thE
Significant General Plan) Its proposed street level retail and/or restaurant use will encourage a pedestrian friendly
Impact environment By bringing in new office users retailers and restaurant operators the project will be
consistent with Objective 22 of the General Plan Land Use Element that calls for encouragement oi
reinvestment in the Downtown area The new design with its vertical and horizontal elements gray stone
wood shading aluminum and glazing façade features 4 th floor balcony and street level patio will improve
the visual quality and pedestrian environment (Objective 22) of the immediate area Objective 6 of the
Land Use Element calls for the revitalization of the physical character and economic well being of the
commercial corridors As noted above the project site will revitalize the character and economy of
Downtown by adding new office and retail space within a new building with a modern design By
providing new commercial and retail square footage the project will foster business growth and potentially
increase City revenues through new business establishments that will serve the local and regional
community (Objective 8 of the General Plan)
Based on the City's review of the application the proposed office and retail/restaurant uses are permitted
in Commercial Downtown (CD) Zone the project will be consistent with the City's Zoning Code Future
uses will also be reviewed for consistency and compliance with Zoning and General Plan requirements
However the project will require a Height Exception approval prior to issuance of building permits which is
a process that is allowed in the Zoning Code and requires approval by the City Council The Height
Exception approval will be discretionary and subject to conditions of approval that minimize impacts As
part of the review for the Height Exception a Shade and Shadow study was required The Shade and
Shadow study illustrates that the project will create the greatest impacts to the rear of the adjacent office
building (Citizen s Building) in the morning during the Winter Solstice and to the Pacifico s Restaurant in
the afternoon, also during the Winter Solstice It must be noted that the current building on the project site
is directly adjacent to the Citizen s Building with no setback Therefore there are no current shading
issues as there are no windows on the side of the Citizen s Building adjacent to the project site Shading
caused by the new building will affect only the roof of the Citizen s Building Shading during the Summer
Solstice causes the least amount of shading impacts and during the afternoon of the vernal/autumnal
equinoxes Pacifico s Restaurant is substantially shaded This study takes into account the most severe
shading occurring only on one day (Winter Solstice) the least severe shading also occurring only on one
day (Summer Solstice) and two intermediate periods (Vernal and Autumnal Equinoxes) Overall the
impacts are not significant It is expected that in a downtown setting structures of varying heights will be
situated close to or at zero setback from each other and that the taller buildings will shade the shorter
structures Additionally there are no residential units immediately adjacent to the project site Shading
will occur on commercial/retail buildings and surface parking areas
a) and c)
The project will not physically divide an established community and the project site is not subject to a
No Impact
habitat conservation plan or natural community conservation planStudio R Building
SPR P 2005075 & HEIGHTEX P 2005076
February 1 2006
a) through d)
Less Than
Significant
Impact
e) f)
No Impact
The proposed project is not expected to generate significant noise levels during operations Noise caused
by the project will be consistent with the surrounding urbanized area Ambient noise potentially affecting
users of the project will be dampened by Building Code required construction for office buildings Grading
and construction activities will be conducted during the appropriate hours as allowed by the Culver City
Municipal Code The project will be conditioned to require the applicant s contractor to use construction
equipment with state-of the art noise shielding and muffling devices to alleviate potential noise impacts
Both applicant and City contact information will be posted on the project site to direct individuals wishing
to report noise and other construction activity complaints During construction the project will be subject
to both the noise element and to restricted hours of construction as noted in the Culver City Municipal
Code
The project site is not within an airport land use plan and is not within the vicinity of a private airstrip
MITIGATION MEASURE S None Res uired
XII. POPULATION AND HOUSING
a) through c)
No Impact
The proposed project is for an office/retail/restaurant type use and will not include permanent housing
The site is currently a one story office building and no existing housing will be removed as a result of
construction No significant impacts to population or housing are associated with the project
MITIGATION MEASURE S None Required
XIII. PUBLIC SERVICES:
a)
Less Than
Significant
Impact
With an increase of 12 522 square feet of office space for this project (from what is currently on the
project site) there will be a potential increase in the City s employment base However the project will
comply with all applicable California Building and Fire Codes and impacts to fire protection are expected
to be less than significant Impacts to schools are expected to be less than significant because any
increase in the student body due to new employees of the project moving into Culver City and enrolling
their children in local schools will be minimal Maintenance of public facilities and requirements for other
public services associated with the project are expected to be incidental and no significant adverse
impacts are expected With an increase in the intensification of the project site due to increased square
footage and employment the need for Police protection will potentially increase around the project site
However the intensification of the site is minimal and impacts to Police protection will be less than
significant
MITIGATION MEASURE(S) None Required
IV. RECREATION:
a)
Less Than
Significant
Impact
The proposed project is for office/retail/restaurant use that will intensify the site with increased square
footage An increase in the employee population could potentially increase use of local parks however
this increase in this population is not expected to be significant and impacts to recreational facilities are
expected to be less than significant
b)
No Impact facilities
This office/retail/restaurant project does not require the expansion/construction of new recreational
MITIGATION MEASURE(S) None Requireda) through e) The proposed project will connect to existing utilities available to provide adequate services to the project site
No Impact
and no significant adverse impacts to utilities are expected because of the project
MITIGATION MEASURE S None Re uired
XVIL MANDATORY FINDINGS OF SIGNIFICANCE:
With regards to historic environmental resources potential impacts to the adjacent historic structure will
be reduced below the level of insignificance through Mitigation Measure CR-1 Otherwise the project
which is located in a developed urbanized area will not have significant impacts to any plant or animal
wildlife resource
Because the project will result in increased square footage and the intensification of the project site there
will be some project level and cumulative impacts where none existed before However this intensification
is a relatively small square footage increase and it will not result in significant impacts No mitigation
measures with regard to cumulative impacts are required
The project which is located in a developed urbanized area is an office/retail/restaurant development
and will not cause substantial adverse effects on human beings No mitigation measures with regard to
impacts on human beings are required
a)
Potentially
Significant
Impact
Unless
Mitigation
Incorporated
b)
Less Than
Significant
Impact
c)
No Impact
Studio R Building
SPR P-2005075 & HEIGHTEX P 2005076
February 1 2006
XV. TRANSPORTATION/TRAFFIC:
a) b) f) With intensification of the project site there will be an increase in vehicle trips potentially effecting level
Less Than of service for local streets and highways However based on vehicle trip calculations using the Institut(
Significant of Transportation Engineers Trip Generation Manuel 6 th Edition the projected number of AM and Ply
Impact peak hour trips is below the City s threshold for requiring a traffic study Impacts to traffic are expected tc
be less than significant Parking for the project will be provided in various City parking structures howevei
street parking adjacent to the project site may be eliminated due to a proposed street realignment This
potential realignment is independent of the project
The project is not within the vicinity of an airport and the nature of its operations (office/retail/restaurant)
will not result in increased traffic patterns The project will be located wholly within private property along
a developed Downtown area with no requirements for roadway changes or elimination of current
emergency access routes Current roadway design features in the project site area are compatible with
this project and surrounding Downtown uses The project does not conflict with alternative transportation
policies and does not require elimination of bus stops/turnouts
MITIGATION MEASURE S None Re uired
XVI. UTILITIES AND SERVICE SYSTEMS.
0 g)
With increased utilization of the project site there will be an increase in solid waste from what the site
Less Than
currently produces However this increase in solid waste is less than significant and landfills have the
Significant
capacity to handle the project sites waste As a new development the project will be subject to all applicable
Impact
regulations related to solid waste
c) d) e) g)
No ImpactVERIFICATION
Prior to
issuance of
building
permits
Ongoing
Planning
Historic
Preservation
Coordinator
Studio R Building
SPR P 2005075 & HEIGHTEX P 2005076
February 1 2006
MITIGATION MONITORING PROGRAM
The following environmental mitigation measures shall be incorporated into the project development as conditions of
approval The project applicant shall secure a signed verification for each of the mitigation measures which indicates that
mitigation measures have been complied with and implemented and fulfills the City environmental and other
requirements (Public Resources Code Section 21081 6) Final clearance shall require all applicable verification as
included in the following table The City of Culver City will have primary responsibility for monitoring and reporting the
implementation of the mitigation measures unless otherwise indicated The mitigation measures have been identified by
impact category and numbered for ease of reference
MITIGATION MONITORING PROGRAM
Studio R Building
SPR P-2005075 & HEIGHTEX P 2005076
CULTURAL RESOURCES
CR-1 Final design of the project shall not result
in the obstruction of the east side of the Citizen
Building s historic street facing architectural
façade that is currently exposed Any future
tenant improvements and/or building additions to
this project shall comply with this mitigation
measure
II
References Utilized|109| N/A
Pction
JXI
PubJic Heanhg [Xi Attachmen
-
Attachment No 3
City of Culver City, California
Planning Commission Agenda Item Report
Meeting Date February 22, 2006
Item Number PH-2
AGENDA , ITEM Site Plan Review, SPR P-2005075 and Height Exception,
HEIGHTEX p-2005076 to Allow the Construction of a 4-Story Office Building with
Ground Floor Retail and/or Restaurant Uses at 9343 Culver Boulevard in the
Commercial Downtown(CD) Zone
Contact ,„ Person/Dept Jose ,Mendivil, Phone Number '(310) 253-5757
Associate Planner
Public Notification: On February 1, 2006, notices were mailed to all property owners
and occupants- within .‘a '300 radius of the site, extended to end of city block, and
courtesy notice' d' We' r6 - niailed to the Culver City Chamber of Commerce, Downtqw
,
Business ASO - elation, Culver Cityomeqwners Associa a ila, Mitt
,
Zaragoza, Sandi Levin, and the etil ornmissio
an e-mail notification was sent to c rt-atiOn Lis
PlanningApproval
Thomas Gorham on 243106
RECOMMENDATION
That the Planning Commission
1 Adopt a Mitigated Negative Declaration finding that the project will not have a
significant adverse impact on the environment provided certain mitigations
are implemented (Attachment No 4)
2 Approve Site Plan Review, SPR P-2005075 to allow the Demolition of a 4,200
square foot office building and construction of a new 4-story, 56 foot high,
16,821 square foot office building with ground floor retail and/or restaurant
uses, subject to Conditions of Approval as stated in draft Resolution No
2006-P003 (Attachment No 5), and,
3 Recommend that the City Council approve Height Exception HEIGHTEX P-
2005076 to allow the Construction of a 4-story, 56 foot high building, subject
to Conditions of Approval as stated in draft Resolution No 2006-P004
(Attachment No 6)
PROCEDURES |109| Chair seeks motion to receive and file affidavit of mailing and posting of
notices|109| Chair calls on staff for a brief staff report and Commission poses questions
to staff as desired|109| Chair opens the public hearing and receives public testimony
Page 1 of 8
2. ICity of Culver City, California
Planning Commission Agenda Item Report|109| Chair seeks a motion to close the public hearing after all testimony has
been presented|109| Commission discusses the matter and arrives at its decision
BACKGROUND
General Information
See Attachment Nos 1, 2, and 3 - Project Summary, Area Map, and Aerial Photo
of Area - respectively
Existing Conditions and Prolect Description
Currently the site is developed with a single story, 4,299 square foot office
building with zero setbacks On its west side, it abuts the Citizen's Building, a
structure with a 'Landmark designation in Culver City s local cultural resources
register and included in the National Register of Historic Places The rear abuts
an office building, the east side is adjacent to an alley separating the site from
Pacifico s Restaurant, and the front faces Culver Boulevard Parking for the site
is currently provided through downtown pooled parking
The applicant proposes to demolish the structure and construct a four story,
16,821 square foot building that will house his current office tenants (who are
engaged in entertainment and art related fields) and create additional office
space In addition, the ground floor will be dedicated for retail and/or restaurant
use The ground floor will incorporate a sidewalk patio area in the front that
wraps around the alley frontage that could be used for outdoor dining A balcony
on the fourth floor and a roof top deck that could accommodate special events for
tenants only is also proposed Due to the proposed square footage, the project
requires Planning Commission approval of a Site Plan Review A City Council
approved Height Exception is required because the proposed height of four
stories and 56 feet exceeds the Commercial Downtown (CD) Zone height limit for
the north side of Culver Boulevard which is the greater of three stories and 44
feet
ANAYLSIS
Parking and Circulation
Pursuant to the CD Zone office parking ratio of 3 4 per 1000, the current building
at 4,299 square feet, requires 15 parking spaces They are considered fo be
Page 2 of 8City of Culver City, California
Planning Commission Agenda Item Report
provided through Downtown pooled parking located in various Downtown City
parking structures and lots In calculating the new parking requirement, these 15
spaces are determined to be met and only the additional parking must be
provided based on the parking standards for the CD Zone At 16,821 square
feet, the new building requires 54 parking spaces This is based on 12,849
square feet of office (at the 3 4 per 1000 CD Zone office ratio) and 3,972 of retail
and/or restaurant use (at the 2 5 per 1000 CD Zone retail/restaurant ratio)
Taking into account the 15 parking spaces noted above, the project requires an
additional 39 parking spaces which will also be provided from Downtown pooled
parking A finding and condition in the Site Plan Review resolution (Attachment
No 5) will reflect this parking arrangement
The Downtown parking structures, constructed and operated by the
Redevelopment Agency, are designed to accommodate adequate circulation,
ingress and egress, and handicap stalls Adequate Downtown signage directs
pedestrians to and from the parking structures Loading for the site will occur
either on the alley or off of street parking that is fronting or near the site
Traffic
Based on vehicle trip calculations using the Institute of Transportation Engineers
Trip Generation Manuel, 6th Edition, the projected number of AM and PM peak
hour trips (37 4 and 41 5 respectively) is below the City's threshold of 100 trips
for requiring a traffic study In addition, the calculations are below the threshold
of 50 trips for requiring a study at the discretion of the Planning Manager and
Public Works Director Further, current roadway design features in and around
the project site are compatible with this project and surrounding Downtown uses
Trash Collection
The site s trash will be deposited in a trash compactor used by businesses
located on Culver Boulevard between Canfield Avenue and Main Street The
compactor is located in the Redevelopment parking lot north of the Pacifico s
parking lot Due to the square footage increase, the applicant will be required to
upgrade the trash compactor to process the added waste This will require
installing a larger compacter at its current location which based on initial review
by Public Works staff, can be achieved without eliminating a parking space A
condition in the draft Site Plan Review Resolution (Attachment No 5) will
address this issue The site plan (Attachment No 11) indicates that there is an
on-site trash enclosure area on the east side facing the alley This trash
enclosure area will only be used to deposit recyclable materials, City sanitation
crews will pick up the recyclable materials
Page 3 of 8
23City of Culver City, California
Planning Commission Agenda Item Report
Compatibility with the General Plan and Surrounding Uses
The proposed project is consistent with the 'Downtown General Plan Land Use
designation in that its design and massing is intended for a medium scaled
commercial use (as called for in the General Plan) Its proposed street level
retail and/or restaurant uses will encourage a pedestrian friendly environment
The project is consistent with Objective 22 of the General Plan Land Use
Element that encourages reinvestment in the Downtown area because the
project will potentially bring in new office users, retailers, and restaurant
operators By providing new commercial and retail space, the project will foster
business growth and potentially increase City revenues through new business
establishments that will serve the local and regional community (Objective 8 of
the General Plan) As a space for office and retail/restaurant users, the project
will be compatible with surrounding downtown uses that include nearby
restaurants, retailers, and offices
Architecture
The new design with its vertical and horizontal elements, gray stone, wood
shading, aluminum, and glazing façade features, 4 th floor balcony, a roof top
balcony, and street level patio will improve the visual quality of the immediate
area and encourage a pedestrian environment A prominent element of the
street and alley facing façades is the glazing that acts as a new visual attractor
With exterior lighting and any interior lighting emanating from the new structure,
this visual quality will be enhanced at twilight and during evening hours The
aluminum, wood, and stone elements will provide fur ther contrasts that do not
clash, but complement the glass walls Stucco walls with some articulation at the
rear and west elevations assume potential future build out of adjacent properties
that could potentially cover these elevations Objective 6 of the Land Use
Element calls for the revitalization of the physical character and economic well
being of commercial corridors As noted above, the project site will revitalize the
character and economy of Downtown by adding new office and retail space
within a new modern design Discussions on the adjacency to the historic
Citizen s Building and height are included further down in this staff report
Art in Public Places Program
The applicant is proposing to meet their Art in Public Places requirement by
installing an art piece on the site facing Culver Boulevard To date no proposed
art piece has been submitted for review The Cultural Affairs Commission will
review and approve the proposed art piece The art requirement must be
satisfied prior to issuance of a Certificate of Occupancy
m
Page 4 of 8City of Culver City, California
Planning Commission Agenda Item Report
Contextual Appropriateness of Proposed Building Relative to the Citizen s
Building
According to the applicant s architect, a key objective was to design a structure
that embraces the future with progressive elements (glazing juxtaposed with
metal, aluminum, and gray stone at sharp vertical and horizontal orientations)
while maintaining a link to the past According to the architect, the proposed
structure responds to its historic neighbor, the Citizen's Building, by being as
transparent and as diametrically different as possible, thereby acting as a
background for the Citizen s Building Even though the building will be a four
story structure, it has been designed to be broken down into a two story element
at the corner of the alley and Culver Boulevard, complimenting the two story
scale of the Citizen's Building The structure's entry portals are exactly the same
scale and of similar nature as the historic building and through careful use of
quality materials such as stone, create a sense of permanence and touch similar
to what is present at the Citizen s Building The relationship between the two
buildings will not be literal, but rather symbolic, which according to the architect is
a key aspect of Modern Architecture Attachment No 9 includes the architect s
written comments regarding comparisons and contrasts of the two structures
Staff believes that the design does not mimic, but instead compliments the
Citizen s Building and agrees with the architect's assessment Further, a
mitigation measure in the Mitigated Negative Declaration (Attachment No 4)
requires the applicant to not cover that portion of the Citizen's Building street
fronting façade that raps around about six feet on its east elevation This
mitigation would only be applicable to the currently exposed side façade and
would not prevent the applicant from building over that portion of the side façade
that is currently covered by the applicant s existing building Attachment No 7, a
photographic simulation, more clearly displays this interface than the East
Elevation shown in the Plans (Attachment No 11)
Discussion on Height Exception
Staff is supporting the height exception request As an overall design for
Downtown, the 56 foot high structure with an additional nine feet of parapet walls
and roof top stair well enclosures, elevator shafts, and restrooms will not
contradict the small to medium scale objectives for Downtown buildings The
project s use objectives and other development features (setbacks and parking)
are consistent with the Zoning Code and General Plan Land Use Element
Additionally the building will be compatible with existing and future buildings that
are, or will be, developed with heights exceeding Zoning Code limits This
project will complement nearby Downtown structures such as the Culver Hotel at
82 feet, 4 inches, the Ince Parking Structure at 64 feet and the future
Page 5 of 8
,Z 5-City of Culver City, California
Planning Commission Agenda Item Report
development of Parcel B , the surface parking lot south of the site, entitled for a
56 foot high structure The applicant has submitted a written statement regarding
their request for a height exception (Attachment No 9)
According to the applicant, a 56 foot limit is a reasonable height for today's
building and leasing standards for office space and ground floor retail and/or
restaurant space Specifically, modern office buildings require a clear nine foot
or higher floor to ceiling space and additional room for structural beams and air
conditioning systems The applicant also informs that restaurant and retail
tenants are increasingly asking for high ceiling spaces approaching 20 feet or
more in order to have a viable merchandizing approach and remain competitive
The applicant's development proposes only a 15 foot, 6 inch ground level floor to
floor height and a 13 foot, 6 inch floor to floor height for the remaining levels
They strongly feel that the economic viability of their small lot requires the
additional height and the number of levels requested They believe that the
various levels of use proposed can not be under the acceptable minimum
standards in the industry for marketability and leasability purposes
Further, the applicant argues that due to a shortage of viable land to build on, a
more vertical approach to office/retail developments along commercial corridors
will be necessary Consequently, they feel a 4 story, 56 foot high building is
justified They have stated that they have the support of their neighbors
Shade and Shadow Study
Because of the Height Exception request, the City required a Shade and Shadow
Study (Attachment No 10) The Shade and Shadow Study illustrates that the
project will create the greatest impacts to the rear of the adjacent office building
(Citizen s Building) in the morning during the Winter Solstice and to the Pacifico's
Restaurant in the afternoon, also during the Winter Solstice It must be noted
that the current building on the project site is directly adjacent to the Citizen s
Building and has no setback Therefore, there are no current shading issues as
there are no windows on the side of the Citizen s Building adjacent to the project
site Shading caused by the new building will affect only the roof of the Citizen s
Building Shading during the Summer Solstice causes the least amount of
shading impacts and during the afternoon of the vernal/autumnal equinoxes,
Pacifico s Restaurant is substantially shaded
This study takes into account the most severe shading, occurring only on one
day (Winter Solstice), the least severe shading, also occurring only on one day
(Summer Solstice) and two intermediate periods (Vernal and Autumnal
Equinoxes) Overall the impacts are not significant It is expected that in a
Page 6 of 8City of Culver City, California
Planning Commission Agenda Item Report
downtown setting structures of varying heights will be situated close to, or at zero
setback, from each other and that the taller buildings will shade the shorter
structures Additionally there are no residential units immediately adjacent to the
project site and shading will occur on commercial/retail buildings and surface
parking areas
LEGAL STANDARD FOR DECISION/PROJECT FINDINGS
Culver City Municipal Code (CCMC) Title 17, Zoning, Section 17 540 020
requires that certain findings must be made before an application for a Site Plan
Review can be approved Although a Height Exception does not require findings,
staff has determined that findings can be made Staff believes that all findings
can be made for Site Plan Review, SPR P-2005075 and Height Exception,
HEIGHTEX P-2005076, if approved and subject to the recommended Conditions
of Approval found in proposed Resolution Nos 2006-P003 and 2006-P004
(Attachment Nos 5 and 6)
ENVIRONMENTAL DETERMINATION
Pursuant to the California Environmental Quality Act (CEQA) guidelines this
project has been determined to have less than significant impacts on the
community provided a mitigation measure relating to Cultural Resources is
incorporated, a Mitigated Negative Declaration (MND) has been prepared A
mitigation measure protecting the Citizen's Building has been proposed and is
both in the MND (Attachment No 4) and in Resolution No 2006-P003
(Attachment No 5) as a condition of approval
COMMENTS RECEIVED DURING PUBLIC COMMENT PERIOD
As of the writing of this staff report, no comments have been received other than
initial concerns expressed by the owner of the Citizen s Building With the
mitigation measure (noted above) in place, they are satisfied with the project
FISCAL IMPACT
As a current office use the site generates business tax revenue for the City, the
Redevelopment Agency, and other non-city agencies This revenue source will
potentially increase with added office space and new retail/restaurant space
Page 7 of 8
2\7City of Culver City, California
Planning Commission Agenda Item Report
ALTERNATIVE OPTIONS
The following alternative actions may be considered by the Planning
Commission
1 Adopt a Mitigated Negative Declaration finding and approve the applications
with the recommended conditions of approval if the applications are deemed
to meet the required findings
2 Adopt a Mitigated Negative Declaration finding and approve the applications
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 applications if they do not meet the required findings and not
adopt a Mitigated Negative Declaration finding
ATTACHMENTS |109| Project Summary
2 Area Map|109| Aerial Photo of Area|109| Mitigated Negative Declaration|109| Draft Planning Commission Resolution No 2006-P003 (Site Plan Review)|109| Draft Planning Commission Resolution No 2006-P004 (Height Exception)|109| Photographic Simulations of Interface with Historic Structure|109| Other Photographic Simulations|10 9| Applicant s Written Statements on Height Exception and Effects on Historic
Structure
10 Shade and Shadow Study
11 Plans Dated February 7, 2006
r1
s
Page 8 of 8Attachment No 4
PROJECT SUMMARY
APPLICATION TITLE & CASE NO IrriPMN,
The Studio R Building Office/Retail Development Site
HEIGHTEX P-2005076 to Allow the Demolition of a 4 2
4-Story 56-Foot High 16 821-Square Foot Office Buildin
floor at 9343 Culver Boulevard in the Commercial Downto
ArliM 1 47"0-10 Prfa
Ian Review SPR P-2005075 and Height Exception
0 Square Foot Office Building and Construction of
g With Retail and/or Restaurant uses on the grounc
wn (CD) Zone
'APPL
Robe
25 Bu
Mann
310-9
;PROJECT ADDRESS/LOCATION WPC; &az*
9343 Culver Boulevard
(between Canfield Avenue and Main Street)
ICANT INFORMATION
rt Lawrence
ccaneer Street
a del Rey CA 90292
90-9937
r.,PERMIT/APPLICATION,TYPE
0 Administrative Use Permit
O Conditional Use Permit
0 Administrative Site Plan Review
• Site Plan Review
0 Administrative Variance
0 Variance
O Master Sign Program
O Certificate of Appropriateness
O Certificate of Exemption
O
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 Height Exception
rAPPROVAIIBODYW
Administrative
Pillilic Hearing -4,-1 PrifilitMgan
A Redevelopment
LI Other
'-? ht
g iiiii Kea WO
Agency
0 Planning Commission
11 City Council
iENVIRONMENTAI2DETERMINATIOWAND NOTICING''''-`-
CEQA 0
Categorical Exemption Class
Determination 0
Negative Declaration or Mitigated
O
Environmental Impact Report,
Declaration Negative
Type
CEQA Noticing 0
I|10 10|I
O
#PUBLIC NOTIFICATION
Notice of Exemption (w/in 5 days of decision)
Notice of Intent to Adopt (21 days prior to
Notice of Determination (w/in 5 days of decision)
Fish & Game Certificate of Fee Exemption
Notice of Pre aration 0
Notice of
decision)
(w/in 5 days of decision)
Availabili 0 Notice of Corn sleteness
A.6,
Mailing
Date 02/01/06
1 Property Owners
Occupants
Adjacent Property Owners & Occupants
w/in 300 foot radius
L I w/in 300 foot radius / Extended
0
Other
Posting
Date 02/01/06
I Onsite 0
Offsite
0
Other
Publication
Date N/A
0
Culver City News
0
Other
Courtesy
Date 02/01/06
L City Council
Commissions
Master Notification List
Culver City Website
Cable Crawler|10 10|Press Release
HOA /Neighborhood Groups
Culver City Organizations Cultural Affairs
Chamber
Other Culver City Observer, interested
etc
Commission
parties,
0:
12: II
LI|1010|2N9
Project Summary — Attachment 1 Updated 02/14/2006 Page 1 of 2PROJECT SUMMARY
GENERAL INFORMATION
:n ,„6 PZIg rc`L'
General Plan
Zoning
Downtown
Commercial Downtown (CD
Redevelopment Plan
Overlay Zone/District
Component Area No 3
N/A
Legal Description Portion of Lots 18 & 19 of Tract Existing Land Use
No 2444 in City of Culver City County of L A State of Single Story 4 200-Square Foot Office Building
CA as per map recorded in Book 24 Pages 5 to 7
ADJACENT ZONING AND LAND USES
Location
North
South
East
West
Zoning
CD
CD
CD
CD
Land Use
Single-story office building
Surface parking across Culver Blvd (Parcel B)
Alley & 1-story restaurant (Pacifico s Restaurant)
Two story historic office building (Citizen Building)
Pro ect Data Existing Proposed Required
Building Coverage 4 200 Sq Ft 4,283 Sq Ft No Requirement
Landscaped Area 0 Sq Ft No Change No Requirement
Total Site 4,299 Sq Ft No Change No Requirement
Gross Floor Area 4,200 Sq Ft
16 821 Sq Ft No requirement
Darkmg *
Standard 15 54 54
Handicapped 0 0 0
Compact 0 0 0
Loading 0 0 0
Total 15 54 54
*The current building requires 15 parking spaces which are provided through the Downtown pooled
parking resource, the increase in square footage requires an additional 39 parking spaces which will
also be provided from Downtown pooled parking The parking structures are designed with the
appropriate number of handicap stalls
Building Height 25 Ft 4-Stones/56 Ft * 3 Stones/44 Ft
Building Setbacks
Front
Rear
Side (East)
Side (West)
*Height Exception approval required
**At least 75% of the street facing wall shall have a zero setback except for a ground level patio area
and a fourth floor balcony the building has no setback This zero setback is wrapped around to the
side facino the alle y with the ground floor patio and fourth floor balcony providing a four foot setback
ESTIMATED FEES
I New Development Impact
Estimated $11,821
LI
In Lieu Parkland
LII
School District ii Plan Check TBD at Plan
Check kl Art TBD
I Sewer TBD at Plan Check
INTERDEPARTMENTAL REVIEWA, '0,4'03 4,-'A!
LS,
-,c? PvINPL, , V
Planning Division Engineering Redevelopment, Building Safety Fire Prevention Cultural Affairs
'ART IN PUBLIC PLACES ''''' ' t li 'WPM 7 dt v ',, ' , ,
Yes
0 Ft
0 Ft
0 Ft
0 Ft
0 to 4 Ft
No Change
0 to 4 Ft
No Change
0 Ft **
None Required
0 Ft **
None Required
30
Updated 02/14/2006
Project Summary — Attachment 1 Page 2 of 2Attachment No 5
AREA MAP
STUDIO R BUILDING
9343 CULVER
BOULEVARD
SPR P-2005075
HEIGHTEX P-
2005076
Legend
Selected Properties
City of Culver City
Planning Division
Map Created Feb 9 2006
Meeting Date FEBRUARY 22 2006|10 9| 125 250 ft
Scale 1 2 500Attachment No
AERIAL PHOTO OF AREA
STUDIO R BUILDING
Legend
Selected Properties
o
City of Culver City
Planning Division
Map Created Feb 9 2006
Meeting Date FEBRUARY 22 2006
250 ft
125
Scale 1 2 500
9343 CULVER
BOULEVARD
SPR P-2005075
HEIGHTEX P-
2005076Attachment No 7|101010101010101010 10
10|11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
29
RESOLUTION NO 2006-P003
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
CULVER CITY, CALIFORNIA, APPROVING SITE PLAN REVIEW, SPR P-
2005075 TO ALLOW THE CONSTRUCTION OF A 4-STORY OFFICE
BUILDING WITH GROUND FLOOR RETAIL AND/OR RESTAURANT USES AT
9343 CULVER BOULEVARD IN THE COMMERCIAL DOWNTOWN (CD) ZONE
(Site Plan Review, SPR P-2005075)
WHEREAS, on September 28, 2005, an application was filed for a Site Plan Review to
allow the construction of a 4-story, 56 foot high, 16,821 square foot office building with
ground floor retail and/or restaurant uses at 9343 Culver Boulevard, being a portion of Lots
18 and 19 of Tract No 2444, in City of Culver City, County of L A, State of CA, as per map
recorded in Book 24, Pages 5 to 7, in the Commercial Downtown (CD) Zone, and,
WHEREAS, on September 28, 2005, a companion application was filed for a Height
Exception to allow said Site Plan Review to have a 56 foot height limit, with Planning
Commission Resolution No 2006-P004, companion to this resolution, addressing the Height
Exception and,
WHEREAS, on February 22, 2006, the Planning Commission conducted a duly
noticed public hearing on this application, considering the application, plans, staff report,
environmental information and all testimony presented and,
WHEREAS, in accordance with the California Environmental Quality Act (CEQA), the
City provided public notice of the intent to adopt a Mitigated Negative Declaration for this
project and based upon the initial study, public comments, and the record before the
Planning Commission, the project was determined to not have a significant adverse impact
on the environment provided a certain mitigation related to Cultural Resources is required,
and the Planning Commission hereby adopted a Mitigated Negative Declaration, and,
33
Page 1 2006-P0031|1010101010101010 10
10|11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
B
27
28
29
WHEREAS, following conclusion of the public discussion and thorough deliberation of
the subject matter, the Planning Commission determined by a vote of 5 to 0 that Site Plan
Review, SPR P-2005075 should be conditionally approved as set forth herein below
NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF CULVER
CITY, CALIFORNIA RESOLVES AS FOLLOWS
SECTION 1 Pursuant to the foregoing recitations and the provisions of Culver City
Municipal Code (CCMC) Title 17, Section 17 540 020, site plan review required findings, and
subject to the Conditions of Approval herein, the following findings are hereby made
A The general layout of the project, including orientation and location of buildings,
open space, vehicular and pedestnan access and circulation, parking and loading
facilities, building setbacks and heights, and other improvements on the site, is
consistent with the purpose and intent of this Chapter, the requirements of the
zoning district in which the site is located, and with all applicable development
standards and design guidelines
With zero street and alley fronting setbacks, some building articulation to allow for a
ground level patio and a fourth floor balcony, pedestrian access at the ground level, and
the established height with approval of a Height Exception, the general layout of the
project site is consistent with the purpose of the Zoning Code s Site Plan Review
Chapter, Chapter 17 540, because these development features are consistent with
existing zero setback buildings and open spaces in Downtown Culver City and are
conforming to setback requirements and height limits with approval of a Height
Exception for the Commercial Downtown (CD) Zone With a mitigation measure that
requires the adjacent historic building s exposed wrap-around architectural façade to
remain exposed, impacts to the aesthetics of the historic building are lessened to
insignificance The overall modern design of the building enhances surrounding
façades and adjacent Downtown buildings and acts as a visual attractor to the area
With use of nearby pooled parking and Downtown Redevelopment owned parking
structures and lots the project site is ensured adequate parking and safe and
convenient pedestrian and vehicular access The street level patio or open space area
in conjunction with existing streetscape improvements, such as street trees, ensures the
harmonious appeprance of the development and its appearance in relation to the
adjacent restaurant and historic building This project implements and promotes the
General Plan policies and objectives as outlined in Finding F below
The architectural design of the structure(s) and their materials and colors are
compatible with the scale and character of surrounding development and other
improvements on the site and are consistent with the purpose and intent of this
Chapter, the requirements of the zoning distnct in which the site is located, and
N
Page 2 2006-P0031|1010101010101010 10
10|11
12
13
14
27
28
29
with all applicable development standards and design guidelines
The new design with its vertical and horizontal elements, gray stone, wood shading,
aluminum, and glazing façade features, 4 th floor balcony, a roof top balcony, and street
level patio improve the visual quality of the immediate area, enhancing the continual
sidewalk dining east of the site and complimenting the historic building west of the site
Specifically, the design of the structure embraces modern elements, with juxtaposing
glazing against metal, aluminum and gray stone at sharp vertical and horizontal
orientations while maintaining a link to the historic building It has been designed to be
broken down into a two story element at the corner of the alley and Culver Boulevard,
complimenting the two story scale of the Citizen's Building and its entry portals are the
same scale and of similar nature as the historic building Through use of quality
materials such as stone, the proposed building creates a sense of permanence similar
to what is present at the Citizen's Building Design of the structure at its interface with
the Citizen's Building will ensure that the exposed portion of the historic façade at its
east elevation remains exposed Exterior and interior lighting will enhance the visual
quality of the building's architecture Stucco walls with some articulation at the rear and
west elevations respect the potential of future build out of adjacent properties that could
potentially cover these elevations Overall, the architecture ensures the harmonious
appearance of the site and surrounding buildings and is consistent with development
standards for the Commercial Downtown (CD) Zone
C The landscaping, including the location, type, size, color, texture, and coverage of
15 plant materials, provisions for irrigation, and protection of landscape elements
has been designed been designed to create visual relief, complement structures,
16 and provide an attractive environment and is consistent with the purpose and
17 intent of this Chapter, the requirements of the zoning distnct in which the site is
located, and with all applicable development standards and design guidelines
18
As a Downtown development with maximization of lot coverage on a relatively small lot,
there does not exist sufficient space for on-site landscaping Further the site does not
have an on-site parking area to accommodate landscaping However sufficient
streetscape improvements such as street trees and hardscape paving exist to both
soften the building and enhance its design An outside, ground floor patio area will be
provided that can potentially accommodate potted plants in conjunction with outside
dining
23
D The design and layout of the proposed project will not interfere with the use and
24 enjoyment of neighboring existing or future development, will not result in
25 vehicular or pedestrian hazards, and will be in the best interest of the public
health, safety, and general welfare
26
The project is designed and laid out to respect adjacent properties and the building
footprint does not encroach into neighboring lots Lack of detailed architecture at the
rear and west elevations assumes that neighboring properties could be developed at
zero setbacks Any proposed encroachments into the public right-of-way such as the
35-
Page 3 2006-P003
19
20
21
22roof top canopy will be in accordance with the Uniform Building Code and Public Works
regulations and standards As a conventional layout on the site with zero setbacks, the
design does not create vehicular or pedestrian hazards The building with its layout and
modern design enhances the surrounding physical and economic environment and is in
the best interest of the public health, safety, and general welfare
E The existing or proposed public facilities necessary to accommodate the
proposed project (e g, fire protection devices, parkways, public utilities, sewers,
sidewalks, storm drains, street lights, traffic control devices, and the width and
pavement of adjoining streets and alleys) will be available to serve the subject
site
There are adequate existing public facilities necessary to service the project Fire and
police protection are at sufficient levels to respond to this site at times of emergency,
other than a trash compactor which will be required to be upgraded, sewers, storm
drains, and other public utilities do not require upgrades as a result of this project, the
width and pavement of the sidewalk, alley, and local streets are designed to
accommodate the amount of pedestrian and vehicular traffic that this project will create
F The proposed project is consistent with the General Plan and any applicable
specific plan
The proposed project is consistent with the 'Downtown' General Plan Land Use
designation in that its design and massing can be characterized as a medium scaled
commercial use (as called for in the General Plan) Its proposed street level retail
and/or restaurant use will encourage a pedestrian friendly environment By bringing in
new office users, retailers, and restaurant operators, the project will be consistent with
Objective 22 of the General Plan Land Use Element that calls for encouragement of
reinvestment in the Downtown area The new design with its vertical and horizontal
elements, gray stone, wood shading, aluminum, and glazing façade features, 4
th floor
balcony, and street level patio will improve the visual quality and pedestrian
environment (Objective 22) of the immediate area Objective 6 of the Land Use
Element calls for the revitalization of the physical character and economic well being of
the commercial corridors As noted above, the project site will revitalize the character
and economy of Downtown by adding new office and retail space within a new building
with a modern design By providing new commercial and retail square footage the
project will foster business growth and potentially increase City revenues through new
business establishments that will serve the local and regional community (Objective 8 of
the General Plan) The proposed uses are consistent with the City Redevelopment
Plan
SECTION 2 Pursuant to the foregoing recitations and findings and provisions as
outlined in CCMC Title 17, Chapter 17 540, Site Plan Review, the Planning Commission of
Ao
Page 4 2006-P003|101010101010101010 10
10|11
12
13
1,+
15
16
17
18
19
20
21
22
23
24
25
26
27
28
291|1010101010101010 10
10|11
12
the City of Culver City, California, hereby approves Site Plan Review SPR P-2005075,
subject to the following conditions
Planning/General
1 The final working drawings shall conform to the preliminary development plans file
dated, February 7, 2006, except as noted below and otherwise noted during the building
permit review process|109| The Conditions of Approval stated herein shall be referenced on the cover sheet, and
repeated in full on the cover sheet of the final working drawings
3 The project and its operations shall comply with all applicable local, special district or
authority county and federal statutes, codes, standards, and regulations including, but
not limited to, Building and Safety Division, Fire Department, Planning Division, and
Public Works Department code requirements and it shall comply with all applicable
comments and code requirements as determined during the City s building permit
review process
13
4 Except as otherwise required herein, all applicable development standards and
requirements in Planning Commission Resolution No 92-P001, Comprehensive Site
Plan Review Development Standards and Conditions of Approval shall be met These
15 standards as well as other conditions required in this approval shall be reflected on the
plans submitted for building plan check
16
17 |109| The applicant shall actively advertise all opportunities for employment, contract
services, and purchasing of materials to Culver City businesses and residents The
18 applicant shall use reasonable best efforts to solicit and utilize economical and qualified
services from Culver City-based employees and businesses The applicant shall also
19 require the construction contractor(s) and subcontractors related to the project to
20 advertise all construction opportunities to Culver City businesses and residents
21 |109| The applicant shall provide the construction contractor(s) and each subcontractor
22 related to the project a copy of the final project Conditions of Approval The applicant
and the City agree that these conditions shall be enforceable through all legal and
23 equitable remedies, including the imposition of fines against each and every person who
conducts any activity on behalf of the applicant on or near the project site The
24 applicant, property owner and general construction contractor are ultimately
responsible for all actions or omissions of a subcontractor
The applicant and contractors shall use all reasonable efforts to reuse and recycle
construction and demolition debris, to use environmentally friendly materials, and to
provide energy efficient buildings, equipment and systems
28
14
25
26
27
29
37
Page 5 2006-P003
74|1010101010 10
10|11
12
13
14
8 During all phases of construction, information that includes contact names and
telephone numbers for the applicant construction contractor(s), and City, shall be
posted at the project site so as to be visible to the public These names and telephone
numbers shall also be made available to adjacent property owners and tenants|1010|9 During all phases of construction, the applicant shall, to the best of their ability, assure
that all construction workers and contractors have the ability to park on-site or at
designated off-site locations and not in surrounding areas
10 The City reserves the right to periodically inspect the premises without prior notification,
to ensure ongoing compliance with all conditions of approval
11 Minor modifications to building siting or design may be approved by the Planning
Manager in keeping with the general design and content of the project approval
12 Pursuant to CCMC Chapter 17595, the Site Plan Review will expire if Building Safety
permits have not been issued and work has not commenced to complete the Conditions
of Approval, within one year after the date it becomes effective, unless a written
extension request with fee is submitted to the Planning Division by the applicant prior to
the expiration date and the Planning Division or the Planning Commission grant that
extension request
13 A certificate of occupancy (C of 0) for the approved project will be issued only upon
15 completion of all applicable conditions of approval and required site improvements
16
14 Conditions of approval herein shall apply to the applicant and any successor business
17
that may legally assume benefit of this entitlement
18 15 Per CCMC Title 17, Section 17 320 025 C, parking requirements for this project shall be
19
satisfied through downtown pooled parking arrangements
20
16 Final design of the project shall not result in the obstruction of the east side of the
Citizen Building's historic, street facing, architectural façade that is currently exposed
21
Any future tenant improvements and/or building additions to this project shall comply
with this Mitigated Negative Declaration mitigation measure and shall be subject to
review and approval by the Planning Manager
23
17 Prior to issuance of a Certificate of Occupancy, original, site-specific artwork must be
24 completed and installed at the project site The artwork and its proposed placement at
25 the project site will require approval of the Cultural Affairs Commission prior to
installation and is subject to all general criteria regarding placement of art work on
26 private property as defined in the City's Municipal Code (Section 15 06 100 et seq) The
valuation of the art work must be at least one percent of the valuation as will appear on
27 any City-issued Building Permit(s) for this project The design and/or placement of the
28 proposed artwork, either by itself or when integrated into the proposed project site, shall
not negatively impact or compete with the character defining features of the adjacent
29|101010|22
3?)
Page 6 2006-P0031|101010101010|Citizen s Building In lieu of commissioning original, site-specific artwork, property
owner may pay one percent of the project valuation into the Art Fund prior to issuance
of a Building Permit
18 During all phases of construction and operations, all graffiti shall be removed within 48
hours of its application
19 This Site Plan Review shall become effective only after the applicant has signed an
acknowledgement and acceptance of the final Conditions of Approval as approved by
the Planning Commission or City Council after an appeal, if any|101010 10
10|11
12
20 This Site Plan Review shall become null and void should the City Council not approve
Height Exception, HEIGHTEX P-2005076, unless upon denial of said Height Exception,
the applicant submits to the Planning Manager, a revised plan that complies with
Downtown height limits and is deemed to be the same design and layout but with
reduced height
21 The roof top deck shall not be converted to a permanent assembly area or some other
use that requires parking unless such conversion has been approved by the Planning
Manager
13
22
23
24
25
26
27
28
22 All proposed signs and locations for the project shall be submitted for review and
approval by the Planning Manager in accordance with CCMC Chapter 17 330
15
23 All proposed outdoor dining shall be submitted for review and approval by the Planning
16 Manager and/or the Public Works Department in accordance with CCMC Chapter
17
17 400 070
18 24 In addition to the screening requirements for refuse storage/trash compacter facilities,
and Fire Department connections, the following items shall be screened from
19 surrounding and nearby public and private properties in a manner consistent with City
20 standards and suitable to the subject development as approved by the Planning
Manager In general, the height of any required screening device shall be no lower on
21 any side than the height of the highest feature requiring screening and
A All exteriors of the proposed building shall be free of all unattractively treated,
exposed elements (i e, plumbing pipes, electrical conduits, downspouts and
National Pollution Discharge Elimination System (NPDES) elements) which
shall be placed within the exterior walls Where exposed wall-mounted features
or equipment may be necessary (le , ventilators and utility meters), recessed
wall mounted cabinets or other similar devices shall be constructed within the
wall, whenever possible, to accommodate such features and equipment so that
they are flush with and do not project out from the main exterior wall plane
With or without recesses, the exposed portions of such features or equipment
shall be of a color to blend, not contrast, with the adjoining finished building
color, subject to the approval of the Planning Manager,
14
29
39'
Page 7
2006-P0031|1010101010101010 10
10|11
12
13
14
15
16
17
18
19
20
B All roof-mounted mechanical equipment, duct vents and the like shall not
project above the horizontal plane of the building s lowest primary opaque
architectural feature(s) (i e, parapet walls, penthouse structures or screening
walls), and
C All ground-mounted equipment (i e, transformers and air conditioners) shall be
located within the building or in underground vaults if the equipment is located
within a street facing setback, or it shall be screened with walls and/or
landscaping if not located within a street facing setback Ground-mounted
equipment shall not be located in the landscaped areas fronting any public
right-of-way
25 All construction and permanent equipment shall be modified so as to insure the
following noise standards
A Equipped with mufflers and sound control devices (i e, intake silencers and
noise shrouds) no less effective than those provided on the original equipment
and no equipment shall be operated without an exhaust muffler,
B Properly maintained to minimize noise emissions,
C If serviced at a location onsite, the vehicle(s) shall be setback from any street
so as to maintain the greatest distance from the public right-of-way,
D Noise impacts from stationary sources (i e, mechanical equipment, ventilators
and air conditioning units) shall be minimized by proper selection of equipment
and the installation of acoustical shielding as determined necessary by the
Planning Manager and the Building Official in order that compliance with the
CCMC Noise Regulations and Standards is achieved, and
E Stationary source equipment (i e, compressors) shall be located so as to
maintain the greatest distance from the public right-of-way
21
26 All exterior lighting shall be developed pursuant to CCMC Title 17 — Chapter 17 300
22
General Property Development and Use Standards
23
27 The public notification sign(s) installed in accordance with the CCMC public notification
requirements for this review process shall be removed within ten (10) days of the end of
24 the appeal period or the final decision of the City Council/Redevelopment Agency,
25
whichever applies
26 28 Prior to the issuance of a Building Permit the applicant shall submit an exterior lighting
plan to the Planning Manager for review and approval This plan shall include
27 decorative or accent lighting for the exterior of the site as well as for other areas
28 throughout the site
29
Lfo
Page 8 2006-P0031|1010101010101010 10
10|11
Public Works/Engineering
29 Any modifications to parking lot drainage devices, concrete curb, sidewalk, and
driveways shall be designed to the latest edition of the American Public Works
Association (APWA) Standard Plans
30 The applicant shall be responsible for the expense to repair or replace any damage to
the public right-of-way caused by the construction of the proposed project Such repair
or replacement shall be completed to the satisfaction of the City Engineer
31 Dirt hauling and construction material deliveries or removal are prohibited during the
morning (700 AM to 900 A M ) and afternoon (400 PM to 6 00 P M ) peak traffic
periods
32 Per the Culver City Municipal Code 5 01 010, Ordinance No 2001-011 Solid Waste
Management, the Culver City Sanitation Division has the exclusive franchise for all solid
and recyclable waste material handling within the City limas
12
33 During demolition, clearing, grading, earth moving, or excavation operations, dust shall
be controlled by regular watering and as directed by the City Inspector The applicant
13 will be required to comply with South Coast Air Quality Management District Rule 403 in
14
order to control fugitive dust
15
34 All staging and storage of construction equipment and materials, including the
construction dumpster shall be located onsite, unless otherwise allowed by the City
16 Engineer due to site constraints The applicant shall obtain written permission from
17 adjacent property owners for any construction staging occurring on adjacent properties
18 35 The construction contractor shall advise the Public Works Inspector of the schedule and
19
shall meet with the Inspector prior to commencement of work
20
36 The applicant shall participate in such onsite and offsite water services improvements
as may be required by the Southern California Water Company
21
37 Due to increased square footage, this project is subject to the City's Sewer Facility
Charge This fee must be paid prior to the issuance of any permit
23
38 Roof drainage shall be filtered and extend through the street curb or to an onsite
24 drainage inlet All onsite drainage inlets shall convey storm water underground through
25
the street curb
26 39 Concurrent with the submittal of the site improvement plan, a Local Storm Water
27
(SUSMP) shall be submitted for review and approval by the City Engineer as outlined in
Pollution Prevention Plan (LSWPPP) and Standard Urban Storm Water Mitigation Plan
28 CCMC Chapter 5 05 The LSWPPP and SUSMP shall be developed and implemented
in accordance with the requirements of the Los Angeles County Municipal Stormwater
29
gl
Page 9 2006-P003
22Page 10 2006-P003
NPDES Permit No CAS614001 (Order No 01-182), if applicable The LSWPPP shall
include Best Management Practices (BMPs) that effectively prohibit the entry of
pollutants from the construction site into the public street or storm drain system The
SUSMP shall provide BMPs that adequately address the pollutants generated during
the post-construction stage The site improvement plans shall note that the contractor
shall comply with the California Stormwater Best Management Practice Handbooks
40 Construction equipment shall be equipped with properly operating mufflers|101010101010101010 10
10|11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26 50 All fascia shall be of solid materials with no foams or similar material and all parapets in
excess of five feet shall have catwalks and stairs
27
28
29
41 The applicant shall upgrade the trash compactor servicing the site in accordance with
and approval of, the Sanitation Manager and the Public Works Director
42 Concurrent with the submittal of the Site Improvement Plan, the Local Storm Water
Pollution Prevention Plan (LSWPPP) and the Standard Urban Storm Water Mitigation
Plan (SUSMP) shall be submitted for review and approval by the City Engineer Prior to
the start of design of these plans, the applicant s civil engineer shall meet with the City's
Stormwater Program Manager
Fire Prevention
43 The applicant shall provide fire sprinklers through out with a minimum density of 0 15
gallons per minute per square foot
44 Access to the building shall have a smooth surface for medical gurney use
45 The applicant shall provide an automatic fire sprinkler offsite reporting system compliant
with Culver City Fire Department (CCFD) regulations and an elevator capture system
shall be connected to the automatic fire sprinkler offsite reporting system
46 All exterior doors shall have keysets and handles
47 A four inlet recessed Fire Department Connection (FDC) shall be provided on the front
of the building
48 The Double Detector Check Assembly (DDCA) shall comply with Southern California
Water Company requirements, CCFD requirements and be located in such a manner as
to be concealed per Planning Manager requirements
49 Fire flow shall be determined upon submission of formal plans or when additional
information is provided sufficient to calculate CCFD minimum requirements-1|1010101010101010 10
10|11
51 The applicant shall provide hose valves on each landing in each stair, provide a hose
valve in each elevator lobby, and provide an FDC standpipe to match the fire sprinkler
FDC
Building Safety Division
52 The elevator shaft shall be one hundred percent (100%) non-combustible, two (2) hour
rated
53 The trash room shall be one hundred percent (100%) non-combustible, two (2) hour
rated
54 The stair shafts, stair tread and riser shall be one hundred percent (100%) non-
combustible, one (1) hour rated construction
55 All exit ways shall be one (1) hour rated if the clear width at the walking surface is less
than ten feet (10'— 0 ) in width
12
56 All areas of the building shall be fully fire spnnklered
13
57 All utility services and devices shall be underground or enclosed
14
58 Complete building code review shall be performed at the time of building permit
15 application
16
59 Separate permits shall be required for electrical, plumbing, and mechanical work
17
60 The filing of the building permit shall include at a minimum six (6) full sets of full size
18 architectural drawings and two (2) full sets of full size structural drawings and structural
19 sets of full size landscaping and irrigation drawings shall be separately filed with the
specifications, energy calculations, geotechnical report and civil drawings Two (2) full
20 Planning Division at the time of building permit submission City staff shall review the
plans and return them with all applicable corrections Said plans may be scheduled for
21 review and discussion at a Project Review Committee (PRC) meeting which shall be
attended by the applicant and applicable representatives If required, said plan shall be
22
subject to revision resubmission and re-review by the PRC Additional review time may
23 be required
61 Handicapped accessibility to current code requirements shall be required at all new
construction areas of the project site
26 62 All construction equipment shall be properly tuned and maintained in accordance with
27
manufacturer s specifications
28
63 General contractors shall maintain and operate construction equipment so as to
minimize exhaust emissions During construction, trucks and vehicles in loading and
£713
Page 11 2006-P003
24
25
291|101010101010|unloading queues shall be kept with their engines off, when not in use to reduce vehicle
emissions Construction emissions shall be phased and scheduled to avoid emissions
peaks and discontinued during second-stage smog alerts
64 To the extent feasible, the applicant shall use electricity from power poles rather than
temporary diesel-powered or gasoline-powered generators
65 Building materials, architectural coatings and cleaning solvents shall comply with all
applicable South Coast Air Quality Management District (SCAQMD) rules and
regulations|101010 10
10|11
12
66 The applicant shall install a dust fabric to any fencing erected along the project
perimeter
67 The applicant shall ensure efficient parking management during construction so as not
to impact surrounding properties Construction workers shall park on site or at other
locations approved by the City No parking on surrounding residential neighborhood
streets shall be allowed
68 The following shall be implemented to reduce construction-related traffic congestion
13
22
23
A
r, Construction parking shall be configured to minimize traffic interferences
B Flag person(s) with radio communication shall be provided to guide the traffic in
a safe and proper manner if and when necessary,
16
C Obstruction of through-traffic lanes shall be minimized,
D Rideshare incentives shall be provided, and
E Transit incentives for construction personnel shall be provided
20
21
69 The applicant shall use
A Double-paned windows spectrally selective with low-emissivity (low-e) coating
to reduce thermal loss and reduce energy demand for temperature control
purposes, and
14
15
17
18
19
24
29
B
Light-colored roof materials to deflect heat and reduce energy demand for
building cooling purposes
26
70 The project shall be designed and operated to conserve energy and shall comply with
27 all applicable utility standards and regulations required by Southern California Edison
28 (electrical service), Southern California Gas Company (natural gas service), City of Los
LH
Page 12 2006-P003
25Angeles Department of Water and Power (water service) and/or any other appropriate
agencies to adequately serve the project site
71 The applicant shall coordinate a project kick off meeting to be held in City Hall including,
but not limited to the Building Official, the Planning Division Case Manager, all involved
City inspectors, all special inspectors, the general contractor's on-site field
superintendent(s), and all major trade superintendents
72 If applicable, the applicant shall submit to the Building Official a written special
inspection program that shall include, but not be limited to, proposed special
inspections, the names and qualifications of all proposed special inspectors and the
stages of inspection Special inspectors shall be employed by the applicant, the
architect, the engineer(s) or the applicant s agent and neither by the general contractor
nor any subcontractor
73 Prior to the issuance of any Certificate of Occupancy (CO) the Building Official shall
insure all applicable onsite and offsite improvements and conditions of approval have
been completed pertaining to the CO The completed improvements and conditions
required for issuance of any CO shall be determined by the Building Official, Fire
Marshal, Planning Manager and City Engineer following the applicant's filing for such
CO
74 Prior to the issuance of any Final Certificate of Occupancy (FC0)The Building Official
shall insure all applicable onsite and offsite improvements and conditions of approval
have been completed pertaining to the FCO The completed improvements and
conditions required for issuance of any FCO shall be determined by the Building Official,
Fire Marshal, Planning Manager and City Engineer following the applicant s filing for
such FCO and shall include, but not be limited to, the following
A Provide the City with five (5) full size sets of as-built plans that shall include at a
minimum the site plan, grading and utility plan, landscape and irrigation plan,
floor plan for each level of the project, parking structure plan, roof plan with all
mechanical equipment identified as to purpose and source and all off-site
improvements and
B The as-built plans shall be filed with the following City departments / divisions
1) Building and Safety Division,
2) Fire Prevention Division
3) Planning Division
4) Police Department, and
5) Public Works Department
Page 13 2006-P003|101010101010101010 10
10|11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
29APPROVED and ADOPTED this 22 nd day of February, 2006
(----e---207.--2.--
SHEILA THOMAS, CHAIRPERSON
PLANNING COMMISSION
CITY OF CULVER CITY, CALIFORNIA
Attested by
Yvonne Hunt
Administrative Secretary|1010101010101010
10|11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
29
Page 14 2006-P003Attachment No 8
RESOLUTION NO 2006-P004
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
CULVER CITY CALIFORNIA, RECOMMENDING CITY COUNCIL APPROVAL
OF HEIGHT EXCEPTION, HEIGHTEX P-2005076 FOR THE CONSTRUCTION
OF AN OFFICE BUILDING WITH GROUND FLOOR RETAIL AND/OR
RESTAURANT USES AT A MAXIMUM HEIGHT OF 56 FEET WITH AN
ADDITIONAL 9 FEET TO ACCOMMODATE A PARAPET WALL AND ROOF
TOP APPURTENANCES AT 9343 CULVER BOULEVARD IN THE
COMMERCIAL DOWNTOWN (CD) ZONE
(Height Exception, HEIGHTEX P-2005076)
WHEREAS, on September 28, 2005, an application was filed for a Height Exception to
allow the construction of an office/retail building with a maximum height of four (4) stories
and 56 feet, with an additional nine (9) feet to accommodate a three and half foot (3 5) high
parapet wall and roof top stairwell enclosures, elevator shafts and restrooms at 9343 Culver
Boulevard being a portion of Lots 18 and 19 of Tract No 2444, in City of Culver City, County
of L A, State of CA, as per map recorded in Book 24, Pages 5 to 7, in the Commercial
Downtown (CD) Zone, and,
WHEREAS, on September 28, 2005, a companion application was filed for a Site Plan
Review to allow the construction of said office building at 16,821 square feet, with Planning
Commission Resolution No 2006-P003, companion to this resolution, addressing the Site
Plan Review, and,
WHEREAS, on February 22, 2006, the Planning Commission conducted a duly
noticed public hearing on this application, considering the application, plans, staff report,
environmental information, and all testimony presented, and,
WHEREAS, in accordance with the California Environmental Quality Act (CEQA), the
City provided public notice of the intent to adopt a Mitigated Negative Declaration for this
project and based upon the initial study, public comments, and the record before the
L7
Page 1
2006-P004|101010101010101010 10
10|11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
29Planning Commission, the project was determined to not have a significant adverse impact
on the environment provided a certain mitigation related to Cultural Resources is required
that mitigation measure being stipulated in companion Planning Commission Resolution No
2006-P003, and the Planning Commission hereby adopted a Mitigated Negative Declaration,
and,
WHEREAS, following conclusion of the public discussion and thorough deliberation of
the subject matter, the Planning Commission determined by a vote of 5 to 0 that Height
Exception, HEIGHTEX P-2005076 should be conditionally approved as set forth herein
below
NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF CULVER
CITY, CALIFORNIA, RESOLVES AS FOLLOWS
SECTION 1 Pursuant to the foregoing recitations and the provisions of Culver City
Municipal Code (CCMC) Title 17, Section 17 300 025 C 1, Exceptions to the Maximum
Height Regulations, the following findings are made
1 The project is consistent with the Design for Development (DFD) for the Downtown area
as established by the Culver City Redevelopment Agency because the project design
includes articulation with the use of vaned building matenals, balconies, and ground
level patios while providing little or no street fronting setbacks, thereby bringing the
pedestrian closer to the project s street level uses As a proposed retail and/or
restaurant use for the ground level, the project complies with the DFD's goal to
encourage and enhance a pedestrian friendly environment The proposed height is
consistent with the 56 foot height regulation for Parcel B located across the street and
south of the project site and will be complimentary to the existing 64 foot high Ince
Parking Structure and the 82 foot 4 inch high Culver Hotel, both of which are located in
Downtown and in close proximity to the project site Overall the project enhances and
encourages economic development by providing new office and retail space
The project has been designed to be broken down into a two story element at the corner
of the alley and Culver Boulevard, complimenting the two story scale of the Citizen's
Building and its entry portals are the same scale and of similar nature as the historic
building The architecture ensures the harmonious appearance of the site and
surrounding buildings and is consistent with development standards for the Commercial
Downtown (CD) Zone Further the project will revitalize the character and economy of
Page 2 2006-P004|101010101010101010 10
10|11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
29|1010|,nDowntown by adding new office and retail space within a new building with a modern
design
3 Other than the height exception request, the project is in compliance with all zone
standards and regulations for the Commercial Downtown (CD) Zone With a City
Council established height, the project s height will also be in conformance with the
Zoning Code as this process is allowed in the Code|1010| The project is consistent with the General Plan and all other development standards
and will not impact the adjacent historic Citizen's Building
SECTION 2 Pursuant to the foregoing recitations and findings, the Planning
Commission of the City of Culver City, California, hereby recommends to the Culver City
City Council approval, by resolution, of Height Exception, HEIGHTEX P-2005076, that
allows the project site described above and shown on plans file dated February 7, 2006,
2005, to be constructed at a maximum height of 56 feet, with an additional nine (9) feet to
accommodate a three and half foot (3 5) high parapet wall and roof top stairwell enclosures,
elevator shafts and restrooms, subject to the following Conditions of Approval
1 Height Exception, HEIGHTEX P-2005076 shall be subject to all Conditions of Approval
as stated in Planning Commission Resolution No 2006-P003 for Site Plan Review, SPR
P-2005075
2 Height Exception, HEIGHTEX P-2005076 shall be null and void if Site Plan Review,
SPR P-2005075 is appealed to the City Council and the City Council does not approve
or conditionally approve it, or expires pursuant to Condition No 3, below
yq
Page 3 2006-P004
I|1010101010101010 10
10|11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
29I|1010101010101010 10
10|11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
29
3 The expiration of Height Exception, HEIGHTEX P-2005076 shall be in accordance with
the expiration of Site Plan Review, SPR P-2005075 as noted in Resolution No 2006-
P003
APPROVED and ADOPTED this 22 nd day of February, 2006
S EILA THOMAS, CHAIRPERSON
PLANNING COMMISSION
CITY OF CULVER CITY, CALIFORNIA
Attested by|1010|vonne Hunt
Administrative Secretary
.;0
Page 4 2006-P004
.J447ix, )
„
1...,j,3
Attachment 9
atelterV
Architecture
Planning
Interior Design
Digital Media
February 6, 2006
Mr Jose Mendivil
Plannmg Department
Culver City
(7—
PLe:lr g u ._,Icl
Dear Mr Mandeville
The Following is our explanation of the reasoning for request for exceptions as
outlined below
1 Reasoning for request for the Height Exception
2 Reasoning for contextual appropriateness of our proposed building especially
relative to the Citizen's Building
4/
i
1 Reasoning for request for the Height Exception
We feel that the 56 (fifty Six Feet) height requested is a reasonable height as
required by today's building and leasing standards for Class A Office space as well
as Ground Floor Retail and/or Restaurant Space Specifically today s Class A office
buildings require a clear 9 (nine foot) or higher floor to ceiling space and an
additional 4 to 5 feet of space for structural Deams and HVAC distribution systems
On the other hand Restaurant/Retail tenants are increasingly asking for high ceiling
spaces approaching 20 feet or more in order to have a viable merchandizing
approach and be competitive in the Market Place In our proposed development we
are proposing only a 15-6" ground level floor to floor (FTF) height and a 13 6" FTF
on floors 2 thru 4 for a total of 56 feet We strongly feel that the economic viability of
such a small lot (4 500 SF) requires the additional height and the number of levels
requested Additionally as previously illustrated we believe that the various levels of
use proposed can not be under the acceptable minimum standards in the industry for
marketability and leasibility purposes From an Urban Design point of view we
believe that over the next 20 to 30 years Culver Blvd will have no choice but to
densify Culver Blvd is a main transportation corridor and with passage of time
there will be a tremendous demand for mixed use facilities on these transportation
routs Due to shortage of viable land to build on this will require our planners to
adopt a more vertical approach to the lots facing these important corridors
Consequently we feel a 4 story building is well justified given the future needs of our
Urban environment in Culver City Culver city is no longer a suburban sprawl that it
used to be More intensified development will add to the pedestrian life that so many
cities desperately look for and as price of land increases over time it will make it an
almost necessity to build higher and higher to create incentive for growth and
development We feel that our 4 story building is in line with the future of Culver City
as well as its Historic past (Refer to Building such as Culver Hotel etc )
Additionally we have the support of all our neighbors in our proposed height and
mass|109| Reasoning for contextual appropriateness of our proposed building especially
relative to the Citizen's Building 261 S Robertson Blvd
Suite 200
Beverly Hills CA 90211|1010|Tel 310 289 8481 |1010|Fax 310 289 8478
Email info@atelierV cornateher V
We feel that our proposed development should look into the future and be as
progressive as possible while maintaining ties to the past and be responsive to its
immediate neighbors Our proposed structure tries to respond to its Historic
neighbor Citizen s building by being as transparent and as diametrically different as
possible to almost act as a background for the Citizen s Building At the same time
while our building is a 4 story structure it has been broken down to a two story
element at the corner of the alley and Culver Blvd to directly respond to the Citizen s
Building s scale We have also articulated our entry portals to be of exactly the
same scale and nature as the Historic Neighbor and through careful use of quality
materials such as Stone create a sense of permanence and touch similar to what is
present at the Citizen s building In summary we feel that our relationship to our
immediate context is metaphorical rather than literal This we feel is a necessary and
important aspect of Modern Architecture We do not intend to mimic the past but
learn from it respect it and frame it as a piece of art We feel that we have
successfully achieved all of our objectives with extreme sensibility towards our
neighbors
Mr Mendivil Please give me a call if you have any questions at all
Thanks
Sincerely
Mark Vaghei, AIA
Principal
Atelier V Inc
0,onb snms (N. patumai 21.1-piing s
cuazT1.0 pue
req las um
UTM tpim nAinD
ete6P-1Attachment No 10
ay
SHADE AND SHADOW STUDY
Prepared by ATELIER V
261 S Robertson Blvd Suite 200
Beverly Hills CA 90211
T 310 289 8481
December 22 2005
Job No 04-400
PROJECT DATA
Project Address 9343 Culver Blvd
Culver City CA
Owner
Robert Lawrence
25 Buccaneer Dnve
Manna Del Rey CA 90292
SUMMARY Studio R Building s shadow is most severe dunng the winter solstice while the summer solstice
causes the least amount of impact The Citizen Art Building is slightly shaded at the roof during the
morning only while the roof of the office building is partially shaded dunng most of the day Pacifico
Restaurant undergoes shading during the afternoon only In addition to these buildings the adjacenI
alley is shaded dunng the afternoon
ateher V
Architecture
Planning
lntenor Design
Digital Media
261 S Robertson Blvd
Suite 200
Beverly Hills CA 90211
Tel 310 289 8481
Fax 310 289 8478
mvaghei@ateherv cornDiIs Pae 13
)0n4c
c-
(0SHADE STUDIES
WINTER SOLSTICE
A
N
1 STUDIO R BUILDING
2 CITIZEN ART BUILDING
3 PACIFICO S RESTAURANT
4 OFFICE BUILDING
STUDIO R BUILDING
9343 CULVER BOULEVARD
Architecture
Planning
Interior Design
Digital Media
atefier V
261S Robertson Btvd.
Beverly Hills CA 90211
T 310.289 8481
F 310.289 8478|1010|7SHADE STUDIES
WINTER SOLSTICE
1 STUDIO R BUILDING
2 CITIZEN ART BUILDING
3 PACIFICO S RESTAURANT
4 OFFICE BUILDING
cb,
STUDIO R BUILDING
9343 CULVER BOULEVARD
ArcMadura
Planning
Inbar Design
Digital Media
atelier V
261 3 Robertson Blvd.
Beeedy Rs CA90211
T 310.289 8481
F 310.289 8478SHADE STUDIES
WINTER SOLSTICE
A
N
1 STUDIO R BUILDING
2 CITIZEN ART BUILDING
3 PACIFICO S RESTAURANT
4 OFFICE BUILDING
STUDIO R BUILDING
9343 CULVER BOULEVARD
Archdedure
Planning
Intenor Design
Digital Media
atefier V
261S Rcherlson Blvd.
Beverly Hills CA 90211
T 3102898481
F 310289 8478
c'qArchitecture
Planning
Intoner Design
Digial Media
atelier V
261S Robertson Blvd
Beverly Fillls CA90211
7 310.289 8481
F 310.289 8478
SHADE STUDIES
WINTER SOLSTICE
A
N
1 STUDIO R BUILDING
2 CITIZEN ART BUILDING
3 PACIFICO S RESTAURANT
4 OFFICE BUILDING
STUDIO R BUILDING
9343 CULVER BOULEVARDArdsbacture
Planning
Interior Design
Digital Media
atelier V
261S Robertson Blvd.
Beverly Hills CA90211
T 310_289.8481
F 310.289 8478
SHADE STUDIES
WINTER SOLSTICE
A
N
1 STUDIO R BUILDING
2 CITIZEN ART BUILDING
3 PACIFICO S RESTAURANT
4 OFFICE BUILDING
STUDIO R BUILDING
9343 CULVER BOULEVARD
6 1Arcktecture
Planning
Intenor Design
Digital Media
ate5er V
261S Robertson Blvd.
Beverly Hills CA90211
T 310.289 8481
F 310.289 8478
STUDIO R BUILDING
9343 CULVER BOULEVARD
SHADE STUDIES
WINTER SOLSTICE
A
N
1 STUDIO R BUILDING
2 CITIZEN ART BUILDING
3 PACIFICO S RESTAURANT
4 OFFICE BUILDINGSHADE STUDIES
WINTER SOLSTICE
A
N
1 STUDIO R BUILDING
2 CITIZEN ART BUILDING
3 PACIFICO'S RESTAURANT
4 OFFICE BUILDING
STUDIO R BUILDING
9343 CULVER BOULEVARD
Architecture
Planning
Inferior Design
Digital Media
alder V
261 8 Robertson 13/4
Bevel* Hills CA90211
T 3102; ,! 8481
F 310.289 8478
g 3This P
otO
B lAfrIc.SHADE STUDIES
SUMMER SOLSTICE
A
N
1 STUDIO R BUILDING
2 CITIZEN ART BUILDING
3 PACIFICO'S RESTAURANT
4 OFFICE BUILDING
STUDIO R BUILDING
9343 CULVER BOULEVARD
Ardvtecture
Planning
lntenor Design
Digital Media
alder V
261 8 Robertson Blvd.
Beverly Hills CA 90211
T 310_289 8481
F 310.289 8478
6CArdteelure
Planning
Intoner Design
Digital Media
atelier V
261S Robertson Blvd.
Beverly Hills CA 90211
T 310.289 8481
F 310.289 8478
STUDIO R BUILDING
9343 CULVER BOULEVARD
SHADE STUDIES
SUMMER SOLSTICE
A
N
1 STUDIO R BUILDING
2 CITIZEN ART BUILDING
3 PACIFICO S RESTAURANT
4 OFFICE BUILDING
VoSHADE STUDIES
SUMMER SOLSTICE
A
N
1 STUDIO R BUILDING
2 CITIZEN ART BUILDING
3 PACIFICO S RESTAURANT
4 OFFICE BUILDING|101010|STUDIO R BUILDING
9343 CULVER BOULEVARD
Ardstecture
Planning
Intenor Design
DOW Media
alder V
261 S Robertson Blvd.
Beverly Hills CA90211
T 310.289 8481
F 310289 8478A
N
1 STUDIO R BUILDING
2 CITIZEN ART BUILDING
3 PACIFICO S RESTAURANT
4 OFFICE BUILDING
STUDIO R BUILDING
9343 CULVER BOULEVARD
SHADE STUDIES
SUMMER SOLSTICE
Ardatecluta
Planning
Interior Design
Dortal Media
atelier V
261S Robertson B/vd.
Beverly Hills CA 90211
T 310.289_8481
F 310289 8478
0A.
N
1 STUDIO R BUILDING
2 CITIZEN ART BUILDING
3 PACIFICO S RESTAURANT
4 OFFICE BUILDING
STUDIO R BUILDING
9343 CULVER BOULEVARD
SHADE STUDIES
SUMMER SOLSTICE
Ardvtecture
Plarming
Interior Design
Digital Media
stet-161*V
261 S Robertson Blvd.
Beverly Ks CA 90211
T 310.289 8481
F 310289 8478
CqArdatedure
Planning
Intenor Design
Digital Media
ateUer V
261S Robertson Blvd.
Beverly Hills CA 90211
T 310.289 8481
F 310.289 8478
STUDIO R BUILDING
9343 CULVER BOULEVARD
SHADE STUDIES
SUMMER SOLSTICE
A
N
1 STUDIO R BUILDING
2 CITIZEN ART BUILDING
3 PACIFICO S RESTAURANT
4 OFFICE BUILDING
70ArcMadura
Planrvng
Inferrer Design
Digital Media
atelier V
261S Robertson Blvd.
Beverly Hills CA90211
T 310.289 8481
F 310289 8478
SHADE STUDIES
SUMMER SOLSTICE
A
N
1 STUDIO R BUILDING
2 CITIZEN ART BUILDING
3 PACIFICO S RESTAURANT
4 OFFICE BUILDING
STUDIO R BUILDING
9343 CULVER BOULEVARDArchrtedure
Planning
Interior Design
Dalai Meta
atelier V
281 S Robertson Blvd.
Beverly Hffis CA90211
T 310.289 8481
F 310289 8478
STUDIO R BUILDING
9343 CULVER BOULEVARD
SHADE STUDIES
SUMMER SOLSTICE
A
N
1 STUDIO R BUILDING
2 CITIZEN ART BUILDING
3 PACIFICO'S RESTAURANT
4 OFFICE BUILDING
3PM
72,SHADE STUDIES
SUMMER SOLSTICE
A
N
1 STUDIO R BUILDING
2 CITIZEN ART BUILDING
3 PACIF1CO'S RESTAURANT
4 OFFICE BUILDING
STUDIO R BUILDING
9343 CULVER BOULEVARD
Ardatedure
Planning
Intenor Design
Dtgltal Media
atelier V
261 S Robeitson Blvd.
Beverly Hills CA 90211
T 310.289 8481
F 310289 8478
73($P B)c( vic
TiSHADE STUDIES
VERNAL/AUTUMNAL
EQUINOX
A
N
1 STUDIO R BUILDING
2 CITIZEN ART BUILDING
3 PACIFICO'S RESTAURANT
4 OFFICE BUILDING
STUDIO R BUILDING
9343 CULVER BOULEVARD
Architecture
Planning
Interior Design
Digital Media
atelier V
261S Robertson Blvd.
Beverly Hills CA90211
T 310.289 8481
F 310239 8478|1010|'7Ardutecture
Planning
Interior Design
Digital Media
atelier V
261 S Robertson Blvd.
Bevedy HIlls CA90211
T 310289.8481
F 310289 8478
SHADE STUDIES
VERNAL/AUTUMNAL
EQUINOX
STUDIO R BUILDING
2 CITIZEN ART BUILDING
3 PACIFICO'S RESTAURANT
4 OFFICE BUILDING
STUDIO R BUILDING
9343 CULVER BOULEVARDSHADE STUDIES
VERNAL/AUTUMNAL
EQUINOX
A
N
1 STUDIO R BUILDING
2 CITIZEN ART BUILDING
3 PACIFICO S RESTAURANT
4 OFFICE BUILDING
STUDIO R BUILDING
9343 CULVER BOULEVARD
Ardstecture
Planning
Intenor Design
Dots] Media
atefier V
261 8 Robertson Blvd.
Beverly Hills CA90211
T 310.289 8481
F 310289 8478
77SHADE STUDIES
VERNAL/AUTUMNAL
EQUINOX
A
N
1 STUDIO R BUILDING
2 CITIZEN ART BUILDING
3 PACIFICO S RESTAURANT
4 OFFICE BUILDING
STUDIO R BUILDING
9343 CULVER BOULEVARD
Ardstedure
Planning
Intoner Design
Digr•a• Media
atelier V
281 S Robertson Blvd
Beviuly Hills CA90211
T 310.289 8481
F 310289 8478
-755SHADE STUDIES
VERNAL/AUTUMNAL
EQUINOX
A
N
1 STUDIO R BUILDING
2 CITIZEN ART BUILDING
3 PACIFICO S RESTAURANT
4 OFFICE BUILDING
STUDIO R BUILDING
9343 CULVER BOULEVARD
Architeduie
Swung
Intenor Design
Digital Media
ataier V
261S Robertson Blvd.
Bawdy Ks CA 90211
T310.2 : ' 8481
F 310289 8478
701SHADE STUDIES
VERNALJAUTUMNAL
EQUINOX
A
N
.1 STUDIO R BUILDING
2 CITIZEN ART BUILDING
3 PACIFICO S RESTAURANT
4 OFFICE BUILDING
STUDIO R BUILDING
9343 CULVER BOULEVARD
Architecture
Planning
Interior Design
Wel Media
atelier V
261 S Robertson Blvd.
Beverly Hills CA90211
T 310.289 8481
F 310.289 8478
c h 0SHADE STUDIES
VERNAL/AUTUMNAL
EQUINOX
A
N
1 STUDIO R BUILDING
2 CITIZEN ART BUILDING
3 PACIFICO S RESTAURANT
4 OFFICE BUILDING
STUDIO R BUILDING
9343 CULVER BOULEVARD
Archdeclare
Planning
Interior Design
Digital Media
atelier V
261 S Robertson Blvd.
Beverly Hills CA90211
7 310.289 8481
F 310.289 8478
ElArchiteclure
Piing
Intenor Design
Digital Media
atelier V
261 S Robertson Blvd.
Beverly Kis CA 90211
T 310289 8481
F 310289 8478
STUDIO R BUILDING
9343 CULVER BOULEVARD
SHADE STUDIES
VERNAL/AUTUMNAL
EQUINOX
A
N
1 STUDIO R BUILDING
2 CITIZEN ART BUILDING
3 PACIFICO'S RESTAURANT
4 OFFICE BUILDING
3PM
'0-SHADE STUDIES
VERNALJAUTUMNAL
EQUINOX
A
N
1 STUDIO R BUILDING
2 CITIZEN ART BUILDING
3 PACIFICO S RESTAURANT
4 OFFICE BUILDING
4PM
STUDIO R BUILDING
9343 CULVER BOULEVARD
Archrtedure
Planning
Intenor Design
Digital Media
atelier V
261 S Robedson Blvd.
Beverly Hills CA 90211
T 310289 8481
F 310.289 8478
335|1010|GEN CONTRACTOR GOVERNMENT MEP
A
atelterV
261 S R b Blvd
5 200
Beverly Mk CA
90111
lel 3 0 288848!
310 2890478
Arell I,,
PI g
keener De g
Dig 1 1 ed
STUDIO R BUILDING
9343 Culver Boulevard, Culver City, California
CULVER CITY CALIFORNIA
--
9343 CULVER
BOULEVARD
7 L„4,|1010|DEVELOPER/OWNER
Studio R
Robert Lawrence
Ccenelan
Seal
Rewoon 001|101010|ARCHITECT
ATELIER V
MARK VAGHEI AIA PRINCIPAL
261 S ROBERTSON BLVD SUITE 200
BEVERLY HILLS CA 90211
TEL (310) 289 8481
FAX (310) 289-8478
OWNER
STUDIO R
ROBERT LAWRENCE CEO
25 BUCANEER ROAD
MARINA DEL REY CA 90292
TEL (310) 827 0457
FAX (310) 827 8428|1010|7 7
CIVIL STRUCTURAL Arta Base 04-410 kerornys .c.ch
001 06 04
04- OC
0.0.
MO Mx .1 By
Attachment No 11
CULVER CITY 21-al
PLANNING DIVISION FEB 0 6 2003 COVER SHEET
9770 CULVER BOULEVARD
CULVER CITY CALIFORNIA 90232 0507
-el I6v.
TEL (310) 253-5710
FAX (310) 253-5721 I A-0 029* m
r7,
7 .3041 ig g 5m1.0
Bea g g 0 rn 1 3 E0 p [L , r [14 14 s, -,
` , 0 ,1 17,q. 0 T 3 1 riM r19(
m, mi T . -.0 6 2
gW 2 — @ 9
860 0 1 PR 48, . 0
d,n1 11'1 1
hiM
z
zi
MO
° 2Mi8V
Lik
61R2
©0V701,
KI a El [ E E E3 0 00 a
•
ELL E1fl CO
00.0MV71.g77UH
I|1010|...
s3
-.
x|1010|-A,
.|1010|1r;|1010|n , .
* 8
o
o
-h
TOPOGRAPHIC SURVEY
7L. 40
-
REVISIONS DATE
TDR ENGINEERING
1546 VICTORY BLVD SUITE 103
GLENDALE CALIFORNIA 91201
Ph 818 761 1508 Fax 818 761 4295
T
D
PREPARED FOR
ROBERT LAWRENCE
25 BUCCANEER STREET I
MARINA DEL REY CALIF I
TEL 310 990 9937
R
s SAD SS 9343 CULVER BOULEVARD
CULVER CITY CALIFORNIA
DRAWN
NH
C ECKED 8 I
K S|1010|SCALE|109| = 10
APN 4208-030-013
I ITH OMAS GUIDE PAGE
672G1
OA/
I
/
/ / /
I/
//
ny It /
1 / / 1 /// / /
/
/ /
/ / V1V 1,:t
/
/ /
// /
(6N*1' X /
/
/ ,,,,,,, / r) / 44'14, \|109| (
/ \ //
7.
z%
/
\ \/
-vb \ /
%
Co, /
\ /
///
//' \ ,,,i1 CS /|109| i' ".
/ I/ /).|109| //
i I / //'
\ C-- \|10 9| / *4\ 1 , 1. Y \ \ /
i \
r
// / t //r
\ /7 t.,
1-
/ 49'
7* \ \// 10///
1.0
# , f 1
r
3. I,
\ gl,( 11144- 4 t' [
\ 90\ i 1 .,.
\ 1.% -( R 7, 1
'T1)
4:=.1
(7:7
c=0
(=>
0)
.0%\v".
/|1010|e
/
(15_/
-
,...-
,...-7- ' N
,>.-.3.,' 'N ,
le
f.C' ,; ) ,e
''.|109| ,...,, ,,
H7
'',.`,...
"...,k,,, ,,
I/
. `..,
'Y
,,,,‘. / V :,,,";
1`;''
`... 7
-.
.,,,,,.|101010|t
, LP
n
• . P. -
-
.. '; MS1
N,
N ‘,,,
. r ,...'
N, n.....,. . ... --'
...-|10101010|PROPOSED SITE PLAN SC‘LF 8 0 A\PROJECT SUMMARY
A
LEGAL DESORIP Ott
TN OR ON 01 Ts OFT? LF 1, 0 0, Cl) Vt OW Ct. — HE ._.s OP
ER AP 1 CODED C. -.ES a_ E OF AI.* THE , Or R, 0.7 TY Or Cr -OU '1
CONDOR SHORN ER nRo
St
S ^9 19 Ha 46
OIL ( GM Rua!) DOME ILW ERLA -a 60 2005300
#6060849 9006010 USE GROOM OM RETAIL 2148 TO TN FLOOR OFFICE
66060840 6886080 MEG
LE 5, SPACE 50 OR ARE 194 aECK AL OOR
CROWED OOR ".4
RID FLOOR 3.04 39 s,- S. S.
3R DOR. 04 38 ...f 93
01 11501 2, 39 33
ROOF CN BOA 53
AL
AR ANC REQUIREMENT
FLOOR ARER t 7 80-065 .
ARK a RE MC PR HER_,
GROUND FLOOR A, RE ES °or NONE
250 IN FLOOR oFFCE S. CES 000 45 I.E
,(TN
VICINITY PLAN
LI=|109| •"
LEGEND
( ) T
RE 0 Or CRESS
FEB 0 6 2006
WASHINGTON B|10101010|Date Bow
Sco.
04 402\dreen9s\000 dd‘
0400
Draw, Sy
Cl., Rd By AWE
heel
SITE PLAN
A-1 0
atelierV
261 5 69,8 91vd
Net re
51.18 200
Pie So
ly las CA
1 De
90211
grl Die&
TI 310 209848?
F 310 289 8478
9343 CULVER
BOULEVARD
CULVER CIIY CALIFORNIA|1010|DEVELOPER/OWNER
Studio R
Robert Lawrence
-116 0
4 8 1/8 II 37/8
16 0 6 0 16 0|10 9| 4 1 1/2
80
10 II J/4
TEL
ELEV
MACH
ROOM
LEASE SPACE
2 629 S F
Q3D
91 2
- -
OFFICE .ENTRY
LOBBY
350 S F
Ss \
42|10 10|9343 CULVER
BOULEVARD
CULVER CITY CALIFORNIA
DEVELOPER/OWNER
Studio R
Robert Lawrence
Consugani
San|10101010|SCALE /4 1 0
GROUND LEVEL
GROSS FLOOR AREA 3 97 9 SF
N 1,747,'"E
C
-ado_
N
A
—ww-
K
\ \ 5
, RETAIL/REST \ENTRY \ •
88
8TAIRS 2
I
UP
atelierV
261 S Robertson Blvd
Arch lecture
1 200
P1 ng
8 cern. 1161 CA
I ler or Down
90211
Dig tal lied
1 310 2888481
F 310 289 8478
ELECTRICAL ROOM
145 SF
TRASH
117 SF
Oat|1010|32 2
14 II
4 10
13 4
6 0 V4
72 8 3/8
5 1/8|1010| fl " .7 4 :7 Xr,
Dole 08 04
aV Job Ho 04 400
THAHT By
PLAN NOTES THE E NOTES APPL TO TA S SHEET ONL
Checked Ely N CHO
FEB 0 6 2006 |1010|0 OUTLINE OF ROOF ABOVE
0 LOCATION OF FUTURE TENANT'S TOILET TO BE SUBMITTED UNDER EPARATE
PERMIT
0 WALL OF EXISTING cram ART BUILDING
LEGEND
-P., RECESSED INCAN LIGHT FIXTURE
0> DIRECTION 0 EGRESS
_ELL_
A
001 liose 04— 00\06o68ga\o68 drA
Sc. / •
Sbeel rdk
GROUND LEVEL
PLAN
A-20
J I 2
143
[5j (6 I
(
atelterV
26 S R 6 r 1 on Blvd
O 100
ly FffIl CA
90 11
T I 310 289 8481
310 2896478
Arch! f
PI 9
Item 0 9
DtploI Mocha
9343 CULVER
BOULEVARD
CULVER cm( CALIFORNIA
CA|101010|DEVELOPER/OWNER
Studio R
Robert Lawrence
Consultant
540
=Z.%
Dde 06. 904
0.9* 01 600
Dm. By
otc1 By
001 Bow 04 00 dostnos\aro, &I%
SE
IND - 3RD LEVEL
PLANS
bee lb.
A-21
r•IN-
ru•r.
-7116r
r•11.-
A
B \|1010|630
T|10 9| 2
T
I T 1
I|1010|e---
106 I 60 16
i
76 0 6 0 " 6|109| 0 10 1 19 6 8 0
I) 11 3/4 8 4 4 8 1/0 1 7 8|10109| L|109| ?'
1.
"
I
? .
I
i.|109| I /|10 10|I
I
I i|109| e.
00N
,STAIRS 1
I-0
i
ELEV
LOBBY
,
_3 |109| 0
I
I|1010|I
A ,|1010|_,|1010|,DN
STAIRS 2
'
\ 7
\\ /
Y
/
/
=1V
ELEV
— I
,
UP /
\|1010|\|1010|\\ \,S
' \ 5
,
\\\\\ \\ \\\k' N '1\\ck\ MEN S
TOILET
-
C --<-2 --) WOMEN S|101010|UP /
I
\ ,,,
\\gi
\\ y---t—I---.
(f)---|1010|,
,
- — ---
TOILET - , ---1
7 ,f•
H7> 0
i
.T.
____
—1)—
,•
—
o
.,
I
I
I
Eh
I
I
1 I
,,
IS
\\A% \\\ A \\\\*
\ \ \\\ \\* ' , \ S
\\\ \ A \ \ \\\ ,,
\ \\n\\ \k \\‘n
1- -)--
LEASE SPACE
3 045 S F
\ \ mar
, -----
/
,-
,
(-5
i|101010|6, 0|109| 1
I
i|109| ,
P
I
i J 4 |1010| 7
PLAN NOTES T, OE ITT OS HE 01.
GROSs FLOOR 4F 4 ')83 S F LACH L
2ND-3RD LEVEL
SC / 'Co n Th
(
a 0611 51 OF ROOF 300-
0 At I_ OF $74 C F I AR 9 I D
LEGEND
FEB 0 6 2005
f) REC MI OF GRES
•8 16 0
THESE NOTES APPLY TO THIS SHEET ONL PLAN NOTES
57027 r
0 OUTUNE OF ROOF ABOVE
0 WALL OF EXISTING CITIZEN ART BUILDING
atelterV
261 5 Rob 'loon Blvd
S II 200
Bever/y AOl CA
90211
7730 289 8481
F 310 289 8478
Archll
Ploy Ig
lotenor Doolg
PO I Me&
6 1 3/8
91 2
(4)
11 3 7/8
1111111111
P iiimui
9343 CULVER
BOULEVARD
CULVER CITY CALIFORNIA
DEVELOPER/OWNER
Studio R
Robert Lawrence
18 6 6 0 16 0 16 0
48
79 6 80
10 11 3/4 5 8 3/4 4 8 1/8|1010|I LEASE SPACE 2 770 S F|1010|iii|101010|BALCONY|1010|Oat
1.4
Defe 6 0 604 04
<6 Job NO 04-400
Drown ay
Checked Ely
bolo Base 04-400 \ *moss \ oth d8Seek
4TH LEVEL PLAN
FEB 0 6 2006
A-22
A J
-MS-
CROSS FLOOR AREA 4 008 SE
BALCONY 275 S F
4TH LEVEL
SCALE1/4 10
N 2tErRETRHENCE
LEGEND
Dr> DIRECTION OF EGRESS
Now No.
A
—A1A-
WM-ON
STAIRS 2|1010|CULVER CITY CALIFORNIA
26 5 R berison ilkd
S I 200
Retie Ai Hills CA
90211
TI 310. 2899481
F 310 289 8478
Arai hire
Pla
InIanor Dir
DO I Aled 5 I|10 1010|71 370
—1
MEN S
TOILET
I
I ;
I I
I I
III n I I
T- 1
^ I
1-
I
III
I II|1010|WOMEN S
TOILET|1010|9343 CULVER
BOULEVARD
DEVELOPER/OWNER
Studio R
Robert Lawrence
ConsuRan
(
91 2
00
PAVED ROOF DECK
!|109| !
I|1010|4 1 / S OPE 4 12 SLaDE
E C
6 135
TILE
6 9 5 8
\ \ \ \''
\ \L\I
\ 1
\\\‘_/\
\ \-\\\\ ,
\\\ \ \\ \\\\ I
\|10101010|\\ I\ \ \ \ \ \ \ \ \\\‘\ \|101010|dr/t1
MECH ROOFTOP UNITS|109| 2 SI OPE
LI|1010|See|1010|AGPS.
PLAN NOTES -HESE OTES APPL 0 7 S S FET 0 17 Dot am 04 400 047
Wm_ _Ma
Wm_
C) CLA- -5 3 '758 L ROOil C
C CRFEN
* OF FXSTI G C Et PR- B 3 4G
LEGEND
1:3r> 0 F 777 906 72 LOFE
FE 62O06
A J
ROOF PLAN
RCS Ft OJR AR A 4 83 50 ( A)
/
)1\IRFRE CE
\\ r
,C F
ROOF PLAN
Yee Ne
A-23
A
atelterV|101010|Dit
Job
04-4L0
0.74.V
&maw Dot
:PETE :17.15.7.- 4 2f Ent
Dee 06. 04
04 JO No. 8489
0441m
Check*, Pa
cts, a lo 40040N...s.l-‘9%
Sole
EAST & SOUTH
ELEVATIONS
FEB 0 6 2006 . Siree No.
A— 3 0
A
PLAN NOTES TWA NOTES AWL To NO /Er OK
0 CLEAR NOSTRIL AUTIATIAA MOON
CT GAT milt RANITIT STUCCO NTASIT SUR MIER BEYOND
C
CLEAR sscoacs ALTA/RAA GROAN
0 top.1. smo tat
O
WM RAVER MEM OR ME 0050KE
/8 II/ TINE '4 M BOARD ON NE 0150€
/ sa .:., „,os: ED 1008004 8.4210 SYSTEM
C MID> AREA GLAA NP
O
WAR IMOD SLN- TANDE Mae/
O / Sc 212 us crow
0-) &WNW REVEAL
STAH.ESS STEEL wormsua_ LErrE9 isAcs u7 59440K 114
© wawa,. sous( WM
0 ouLLITTN--LEA r on 4011 OtAAET OIIIIU1011T GRauTo LEVEL Tr/
• Dila GRA STONE CLAMED ENTRY TIP
® 8004105 90 REFERENCE. SEE 4050 1090 PUNS
® CLEAR ANODIZED KIATINTAT ROUN GOURAN CLADDING X&
OD EXTERIOR upITING wiTh ONELDING
® NEIN. STING DOOR TYTTH .Th HATURAL . GRA. NAINT Moo
NT FM. METAL ROIL UP Boo
.0 SUMS MASS DOOR
MEM SCREEN
811110 0K COSTING MUMS
0 ERVING ERVEN ART BRUM
atelierV
281 1 Robertson Med
S se 200
Beverly NH CA
90211
Tel 310 289 8481
F 310 2888478
STUDIO R
BUILDING
9343 CULVER BLVD
CULVER CITY CAUFORNIA
DEVELOPER/OWNER
Studio R
Robert Lawrence
Conallont
Seal
A 1411440l40
PI nntng
kr Dog
1119 Melee
2 1|1010|_mho_|101010101010|H LFycl
3RD LEVEL _
_ND LEVEL _
GROUND LEVEL
EL 100 00
Va
ROOF DECK
15600
EAST ELEVATION
A)
ROOF DECK
156 00
, 40 4TH LEVEL
it, 3RD LEVEL _
2ND LEVEL
GROUND LEVEL
• EL 100 00
18
SOUTH ELEVATION
SCALE 1/4 1 0
SCALE 1/4 1 0
ALLEY
—1—
7 3- RA-
J - Ann- -tar
—r
44 9
GROUND LEVEL 4
ROOF DECK
4TH LE_VEL|1010|Oat
27
3RD LEVEL
_,0 LEVEL|1010|Dale 60 004
a Jet No 04 400
Cfiecksd By CHO
Do/ 87s. 04 480 Ao nAvs \ Aw+
So*
Sheet Dile
WEST & NORTH
ELEVATIONS
NORTH ELEVATION
SCALE 1 / 4 1
(5)
io ROOF DECK
411-1 LEVEL
4ag LEVEL
ND LEVE,
WEST ELEVATION|101010|A-31|1010|DEVELOPER/OWNER
Studio R
Robert Lawrence
Consonant|1010|scALE 1/4
CULVER CITY CALIFORNIA
STUDIO R
BUILDING
1
9343 CULVER BLVD
PLA N NOTES NESE odirES APRIL le WET Of
O mom RESELL (rte) MN OFF 51414 1441 mesi
srucco WILL wrni Off won AM rans8
0 CLEIP mows N.LMMAA CROWN Irmo
0 NW-ATE GRID REFERENCE, SEE ALSO moot PUN
O WING succos FRovr
0 STUCC maw STAIR OWED BEAM
0 DOOM IfieEN MT EitilLOINa
0 men- RASTER REMY
atelterV
26 5 Fob d 81nd Atehll ho*
S I 200 Plan ing
8trerly An CA Warp Da 9
90211 MO I Medla
TI 310 289 8 81
F 310 2898479
A
_oda-
GROUND LE n, EL
FEB H20068 2006,-- -m.- 8 'An
NOTES , AWL D+E Nt
EA? AMP Al L crews|109| 0 err REIRE maw MUCCO rCOSM on sm.
IPLAN
2'71|1010|I A'
-wo- -ow-
D
I 6 1
I0
0 cam ROWE &Lamm Cam
0 ME1R SIU 0115 as TER mash Dx IS OLDDEE
mt. in 571 015,0 01 INSIDE
C O_AR 041012E0 71A2PEAL GIAPJG -TEM
LAASS
0 "RITTER S72 uukSS
N6 ER" NM Si, 090E ELEMENT
zoc 5,18 PA PE
0 SANLESS
• ""*". SIM"'VE' NOVIDLAILLE'VE SACK LO DRAGE 7.
O SMUG CONC.'t BAR OVER rat INCR
O
/2 OW% BUTT LAZED STOREFRONT GROWS LEVEL 75
• 77111CY GAS ,ON CLAWED EN KY WA VP
MNRCALTS 4L. -FFMNE SEE ALSO FLOOR PLANS
MN LIAO 01 EP 0 LEM u1001 ED AL (IC ROUND
03 ELEV TOR 00118(1106
CO Cr& SIVNG 000 WITH HA RAL WM ANT
6-) FAL 5, Au urn, IR nil 15 YR BOARD
0 AM. "LASS woe
Cynu BOAR LA* OVER ErAl. srLD
© LEM scriEE BEYOND|1010101010|L
min
FEB 0 6 2006
AY_
A
atelzerV
261 5 Rob Al on 86d
S 1 200
Bondy HD CA
90211
7 1 310 2898487
F 310 289 8478
Arch, lyre
Plo tong
Int or 0es9n
&gip ilecOo
C. 3 1|10 10|4_ROOr PECK
C I I I. Lt VF
4?-
4T1- EV`L
40,3R
CFIL NC EVEL
4 2ND LEVEL
ROUND LEVEL|1010|? N LE \/EL
• ROUND E‘ EL
SECTION SCALE
SECTION
AR_ -MN
SCA. E /
9343 CULVER
BOULEVARD
CULVER CITY CALIFORNIA|1010|DEVELOPER/OWNER
Studio R
Robert Lawrence|101010|Mee 71
SECTIONS
SM1le No
A-40
06e %nom
City of Culver City, California
City Council Agenda Item Report
Meeting Date: 04/03/06 Item Number: PH-1
AGENDA ITEM: Height Exception, HEIGHTEX P-2005076 and Mitigated Negative
Declaration Determination for the Studio R Office/Commercial Development
located at 9343 Culver Boulevard in the Commercial Downtown (CD) Zone.
Contact Person/Dept.: Jose Mendivil Phone Number: (310) 253-5757
Fiscal Impact: Yes [X] No [] General Fund: Yes [X] No []
Public Hearing: [X] Action Item: [] Attachments: [X]
Public Notification: Notices were mailed on March 13, 2006, to all property owners and
occupants within a 300 foot radius of the site, extended to end of city block; courtesy
notices were mailed to the Culver City Chamber of Commerce, Downtown Business
Association, Culver City Homeowners Association, Tom Camarella, Marta Zaragoza,
Sandi Levin, City Council, Planning Commission, and Cultural Affairs Commission; as of
March 13, 2006, the site has been posted; and Master Notification List on 3/29/06.
Department Approval:
Susan Evans (03/16/06)
CAO Approval:
Jerry Fulwood (03/29/06)
City Controller Approval:
Marlee Chang (03/29/06)
RECOMMENDATION:
That the City Council (the “Council”) establish by resolution a maximum building
height of fifty six (56) feet above grade with an additional nine (9) feet for roof top
structures at 9343 Culver Boulevard in the Commercial Downtown (CD) Zone,
subject to Conditions of Approval stated in Draft City Council Resolution No. 2006-
R___ (Attachment No. 1).
PROCEDURES:
1. Mayor seeks motion to receive and file affidavit of mailing and posting of
notices.
2. Mayor calls on staff for a brief staff report and Council members pose questions
to staff as desired.
3. Mayor opens the public hearing and receives public testimony.
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:
The project site is currently developed with a single story, 4,299 square foot office
building with zero setbacks. Parking for the site is provided through downtown
pooled parking. The applicant proposes to demolish the structure and construct a
City of Culver City, California
City Council Agenda Item Report
four story, 16,821 square foot building that will house his current office tenants (who
are engaged in entertainment and art related fields) and create additional office
space. Further, the ground floor will be dedicated for retail and/or restaurant use
and will incorporate an outdoor patio area (that could be used for outdoor dining) in
the front that wraps around the alley frontage. A balcony on the fourth floor and a
roof top deck that could accommodate special events for tenants only is also
proposed. A City Council approved Height Exception is required because the
proposed height of four stories and 56 feet exceeds the Commercial Downtown (CD)
Zone height limit for the north side of Culver Boulevard which is the greater of three
stories and 44 feet.
The motion before the City Council approves a maximum building height of 56 feet,
measured from the street grade to the roof deck. There is an additional nine (9) feet
to accommodate a three and half foot (3.5) high parapet wall above the roof deck
and roof top appurtenances. The nine (9) feet is within the Zoning Code allowed 13
feet 6 inch limit above the building height for accommodation of roof top equipment
as noted above. The total height of the structure including the parapet wall and roof
top appurtenances is 65 feet.
On February 22, 2006, the Planning Commission, reviewed this project, adopted a
Mitigated Negative Declaration (MND), approved Site Plan Review, SPR P-2005075,
and recommended that the City Council approve Height Exception, HEIGHTEX P-
2005076. For a full background on the Planning Commission action, please refer to
Attachment Nos. 3 through 11 which contain the Commission staff report, project
summary, Area Map, Aerial Photo of Area, resolutions, and plans dated February 7,
2006. No appeal was filed on the Site Plan Review and the Planning Commission’s
decision is final.
Although disapproval of the Height Exception will nullify the Site Plan Review, the
Council can only consider the Height Exception and not the merits of the Site Plan
Review. The above noted attachments having to do with the Site Plan Review are
presented in this agenda report for information purposes only. However, the
elevations included within the plans dated February 7, 2006 (Attachment No. 11) will
assist the Council in making its decision with regards to the Height Exception.
Culver City Municipal Code (CCMC) Title 17, Chapter 17.300.025.C.1, requires that
the City Council make a decision on the Height Exception application after the
Planning Commission makes a recommendation to the Council. In addition, the
Culver City Redevelopment Agency must approve the Site Plan Review for this
project; a companion Agency Agenda Item Report is included within the April 3,
2006, Agency agenda.
City of Culver City, California
City Council Agenda Item Report
DISCUSSION:
Staff is supporting the height exception request. As an overall design for Downtown,
the 56 foot high structure with an additional nine feet for roof top stair well
enclosures, elevator shafts, and restrooms will not contradict the small to medium
scale objectives for Downtown buildings. The project’s use objectives and other
development features (setbacks and parking) are consistent with the Zoning Code
and General Plan Land Use Element. Additionally, the building will be compatible
with existing and future buildings that are, or will be, developed with heights
exceeding Zoning Code limits. This project will complement nearby Downtown
structures such as the Culver Hotel at 82 feet, 4 inches, the Ince Parking Structure
at 64 feet, and the future development of “Parcel B”, the surface parking lot south of
the site, entitled for a 56 foot high structure. The applicant has submitted a written
statement regarding their request for a height exception (Attachment No. 9).
According to the applicant, a 56 foot limit is a reasonable height for today’s building
and leasing standards for office space and ground floor retail and/or restaurant
space. Specifically, modern office buildings require a clear nine foot or higher floor
to ceiling space and additional room for structural beams and air conditioning
systems. The applicant also informs that restaurant and retail tenants are
increasingly asking for high ceiling spaces approaching 20 feet or more in order to
have a viable merchandizing approach and remain competitive.
The applicant’s development proposes only a 15 foot, 6 inch ground level floor to
floor height and a 13 foot, 6 inch floor to floor height for the remaining levels. They
strongly feel that the economic viability of their small lot requires the additional
height and the number of levels requested. They believe that the various levels of
use proposed can not be under the acceptable minimum standards in the industry
for marketability and leasability purposes.
Further, the applicant argues that due to a shortage of viable land to build on, a
more vertical approach to office/retail developments along commercial corridors will
be necessary. Consequently, they feel a 4 story, 56 foot high building is justified.
They have stated that they have the support of their neighbors.
Shade and Shadow Study
Because of the Height Exception request, the City required a Shade and Shadow
Study (Attachment No. 10). The Shade and Shadow Study illustrates that the
project will create the greatest impacts to the rear of the adjacent office building
(Citizen’s Building) in the morning during the Winter Solstice and to the Pacifico’s
Restaurant in the afternoon, also during the Winter Solstice. It must be noted that
the current building on the project site is directly adjacent to the Citizen’s Building City of Culver City, California
City Council Agenda Item Report
and has no setback. Therefore, there are no current shading issues as there are no
windows on the side of the Citizen’s Building adjacent to the project site. Shading
caused by the new building will affect only the roof of the Citizen’s Building. Shading
during the Summer Solstice causes the least amount of shading impacts and during
the afternoon of the vernal/autumnal equinoxes, Pacifico’s Restaurant is
substantially shaded.
This study takes into account the most severe shading, occurring only on one day
(Winter Solstice), the least severe shading, also occurring only on one day (Summer
Solstice) and two intermediate periods (Vernal and Autumnal Equinoxes). Overall
the impacts are not significant. It is expected that in a downtown setting structures
of varying heights will be situated close to, or at zero setback, from each other and
that the taller buildings will shade the shorter structures. Additionally there are no
residential units immediately adjacent to the project site and shading will occur on
commercial/retail buildings and surface parking areas.
CEQA Discussion
Pursuant to the California Environmental Quality Act (CEQA) guidelines this project
has been determined to have less than significant impacts on the community
provided a mitigation measure relating to Cultural Resources is incorporated; a
Mitigated Negative Declaration (MND) has been prepared. A mitigation measure
protecting the historic Citizen’s Building has been proposed and is incorporated into
the MND (Attachment No. 2) and Site Plan Review Conditions of Approval as stated
in Resolution No. 2006-P003 (Attachment No. 7).
FISCAL ANALYSIS:
As a current office use the site generates business tax revenue for the City, the
Redevelopment Agency, and other non-city agencies. This revenue source will
potentially increase with added office space and new retail/restaurant space.
ATTACHMENTS:
1. Draft City Council Resolution No. 2006-R___.
2. Mitigated Negative Declaration
3. February 22, 2006 Planning Commission Staff Report
4. Project Summary
5. Area Map
6. Aerial Photo of Area
7. Planning Commission Approved Resolution No. 2006-P003 (Site Plan Review) City of Culver City, California
City Council Agenda Item Report
8. Planning Commission Approved Resolution No. 2006-P004 (Height Exception)
9. Applicant’s Written Statements on Height Exception
10. Shade and Shadow Study
11. Plans Dated February 7, 2006
MOTION:
That the City Council approve Resolution No. 2006-R__ (Attachment No. 1) that
establishes by resolution a maximum building height of fifty six (56) feet above grade
with an additional nine (9) feet for roof top structures at 9343 Culver Boulevard in the
Commercial Downtown (CD) Zone, subject to Conditions of Approval stated in said
Resolution.