City of Culver City, California
City Council Agenda Item Report
RECOMMENDATION:
That the City Council sustain the Planning Commission recommended approval of
Tentative Tract Map, TTM P-2005052 (Tentative Tract Map No. 63006) subject to
the Recommended Conditions of Approval as stated in City Council Resolution No.
2005-R___ (Attachment No. 4).
PROCEDURES:
1. Mayor seeks motion to receive and file affidavit of mailing of notices.
2. Mayor calls on staff for a brief staff report and City Council poses questions to
staff as desired.
3. Mayor opens the public hearing, providing the applicant the first opportunity to
speak, followed by the general public.
4. Mayor seeks a motion to close the public hearing after all testimony has been
presented.
5. City Council discusses the matter and arrives at its decision.
Meeting Date: 11/28/05 Item Number: JPH-1
AGENDA ITEM: Conversion of an Existing Building Currently under
Construction as Rental units and Commercial Leases into Nine Air Space
Condominium Units at 8601 Through 8633 Washington Boulevard in the East
Washington Overlay (EWO) and Underlying Commercial (C-3) Zones.
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 November 7, 2005 to all property owners
and occupants within a 300 foot radius of the site, extended to end of city block; on
November 11, 2005, the site was posted; courtesy notices were mailed on November 7,
2005, to the City Council, Planning Commission, Cultural Affairs Commission, Culver
City Homeowners Association, Culver City Chamber of Commerce, CAO, and
Department Heads; Master Notification List on 11/23/05.
Department Approval:
Susan Evans 11/10/05
CAO Approval:
Martin Cole for Jerry Fulwood 11/22/05
City Controller Approval:
Marlee Chang 11/22/05City of Culver City, California
City Council Agenda Item Report
BACKGROUND:
Previous Entitlements
On August 27, 2003, the Planning Commission approved Site Plan Review (SPR)
and Conditional Use Permit (CUP) applications submitted by SPF Architects (the
“Applicant”) that allowed the construction of a two-story, 25,969 square-foot office
live/work building with tandem parking at the project site. The first story included a
coffee house, art gallery/studio, and offices and the second story included eight
live/work units. Both surface and subterranean parking (with some tandem spaces
in the subterranean area) were part of the approved SPR. After Planning
Commission approval, the City issued the applicant a building permit and since that
issuance, the applicant has been constructing the project as approved (with minor
modifications that are discussed below).
Current Request
On July 29, 2005, the Applicant submitted an application for a Tentative Tract Map
to allow the conversion of the existing building (currently under construction and
being built for rental units and commercial leases) into nine air space condominium
units consisting of two commercial condominiums on the ground floor and seven
live/work condominiums on the second floor at 8601 through 8633 Washington
Boulevard.
On September 14, 2005, the Planning Commission approved the request and
passed Planning Commission Resolution No. 2005-P016 (Attachment No. 5) which
recommended the City Council approve the Tentative Tract Map request. In
addition, because the Tentative Tract Map approval is contingent upon a
condominium conversion for a building already entitled and under construction, the
Zoning Code’s Condominium Conversion standards require that site plan review
findings, separate from the originally approved August 27, 2003, SPR findings, be
made. Those condominium conversion SPR findings were made as part of Planning
Commission Resolution No. 2005-P016 (Attachment No. 5).
Culver City Municipal Code (CCMC) Title 15 - Chapter 15.10, Subdivisions, requires
the Planning Commission to recommend approval (or disapproval) to the City
Council of Tentative Tract Maps which are proposed subdivisions of five or more
lots/units. This application is for nine air space condominium units. The Planning
Commission has reviewed the Applicant’s request and has recommended the City
Council approve the subdivision. City of Culver City, California
City Council Agenda Item Report
DISCUSSION:
Approval of the condominium conversion will result in two commercial condominium
units on the first story and seven live/work condominium units on the second story.
One commercial condominium will consist of the offices and gallery/studio while a
restaurant at the far west end will take up the second commercial condominium.
The restaurant space was originally going to be a coffee house but during
construction of the building the applicant asked if that space could be used as a full
service restaurant. After analysis of onsite parking and square footage of the space,
staff determined that the restaurant would be small enough that parking would not
be an issue. Any future increase in the restaurant space will require more parking
than what has been provided for on the site. On the second story, the approved
SPR called for eight live/work units. However, during construction, the applicant
requested permission to combine two of the units to create one larger unit. The
revised floor design was in keeping with the live/work nature of the project and did
not affect parking. Both of these minor design changes were administratively
approved as permitted through the original SPR Conditions of Approval.
With regard to maintaining the project’s live/work units and the on-site tandem
parking, the City will require that the Covenants, Conditions, and Restrictions (CC &
R’s) and the Condominium Association By-laws make reference to any land use
restrictions resulting from the originally approved SPR. Attachment No. 7, which is a
site plan summarizing the originally approved SPR, indicates that required parking
for each condominium unit can be accommodated even with the tandem parking
spaces.
The State Subdivision Map Act, CCMC Title 15, and CCMC Title 17 regulate the
subdivision of land and condominium conversions. The map process allows the City
to review the proposed subdivision conversion to ensure necessary improvements
and dedications for streets and other facility needs are provided. The process also
ensures the reservation of required easements and assures those easements are
maintained. In their review, the Engineering Division of the Public Works
Department did not require easements. The Engineering Division has reviewed the
proposed subdivision conversion and found it to be in compliance with State and
local regulations.
The CCMC Condominium Conversion section requires the applicant to submit
various reports indicating the building is in compliance with building code standards
and also requires the applicant to notify tenants of the proposed subdivision
conversion. The applicant was issued a Building Safety permit and the site is
currently under construction under the originally approved SPR; it is being built in
compliance with current building code standards. There are no tenants; however, City of Culver City, California
City Council Agenda Item Report
prospective tenants are informed in writing of the Tentative Tract Map/Condominium
Conversion application.
ENVIRONMENTAL DETERMINATION:
Pursuant to the California Environmental Quality Act (CEQA) guidelines, this project
is a Class 32 Categorical Exemption. It is a part of a larger in-fill project (the original
SPR) that was found to be a Class 32 Categorical Exemption.
CONCLUSION
The condominium conversion request does not result in changes to the originally
approved site plan review. The only key issue is that instead of having rental
live/work units and commercial lease spaces, the units will now be able to be sold
separately as live/work condominiums and commercial condominiums. All
conditions of approval for the original site plan review are still in effect.
FISCAL ANALYSIS:
There is no immediate fiscal impact resulting from this item. However, if the
tentative tract map is not approved, the Applicant will only be able to lease the
individual units. This lack of flexibility in being able to lease or sell units, depending
on market forces, could result in the inability to fill units. A delay in the ability for
units to be occupied could result in a loss of potential City revenues resulting from
the absence of businesses locating in the development.
ATTACHMENTS:
1. Project Summary
2. Area Map
3. Aerial Photograph
4. Draft Resolution No. 2005-R___
5. Approved Planning Commission Resolution No. 2005-P016
6. Tentative Tract Map No. 63006 file dated July 7, 2005
7. Plan Summarizing Site Plan Review (Previously Approved) file dated July 7,
2005City of Culver City, California
City Council Agenda Item Report
MOTION:
That the City Council:
Adopt Resolution No. 2005-R sustaining the Planning Commission recommended
approval of Tentative Tract Map, TTM P-2005052 (Tentative Tract Map No. 63006)
subject to the Recommended Conditions of Approval.
OR,
Adopt Resolution No. 2005-R__ modifying the Planning Commission recommended
approval of Tentative Tract Map, TTM P-2005052 (Tentative Tract Map No. 63006)
by adding, deleting, or revising Recommended Conditions of Approval.
OR,
Reject and overrule the Planning Commission recommended approval of Tentative
Tract Map, TTM P-2005052 (Tentative Tract Map No. 63006).
11/28/05
Conversion of an Existing Building Currently under Construction
as Rental units and Commercial Leases into Nine Air Space
Condominium Units at 8601 Through 8633 Washington Boulevard
in the East Washington Overlay (EWO) and Underlying Commercial
(C-3) Zones
MEETING DATE
AGENDA ITEM
ATTACHMENTS
Pages|109| Project Summary 1-2
2 Area Map 3|109| Aerial Photograph 4|109| Draft Resolution No 2005-R 5-13|109| Approved Planning Commission Resolution No 2005-P016 14-21|109| Tentative Tract Map No 63006 file dated July 7, 2005 22|109| Plan Summarizing Site Plan Review (Previously Approved)
file dated July 7, 2005Attachment 1
PROJECT SUMMARY
APPL CAT N LE & CASENO:
TTM P-2005052 (Tentative Tract Map No 63006) to Allow the Conversion of an Existing Building into Nine Air
Space Condominium Units at 8601 Through 8633 Washington Boulevard in the East Washington Overlay
(EWO) and Underlying Commercial (C-3) Zones
APPLICANTINFORMATION:
Judit Meda Fekete Contact Noah Marble
SPF Architects SPF Architects
8609 Washington Blvd 8609 Washington Blvd
Culver City CA 90232 Culver City CA 90232
(310) 558-0902
PROJECT ADDRESS/LOCATION'
8601 Through 8633 Washington Boulevard
PERMIT/APPLICATION TYPE:
El Administrative Use Permit
El Conditional Use Permit
El Administrative Site Plan Review
El Site Plan Review
El Administrative Variance
0 Variance
El Master Sign Program
El Certificate of Appropriateness
El Certificate of Exemption
El
DOBI
Lji Tentative Parcel Map
IZI
Tentative Tract Map
El Lot Line Adjustment
D Zoning Code Amendment - Text
O Zoning Code Amendment -Map
O General Plan Amendment - Text
0 General Plan Amendment - Map
El Planned Unit Development
El Specific Plan
O Other
APFROVAL Bopy. rl:.:.:publLcHeari ny El Administrative
Z
Planning Commission
Z City Council
ENVIRONMENTAL DETERMINATION AND NO Nei
CEQA
IZ Categorical Exemption Class 32 (Section15332)
Determination El Negative Declaration or El Mitigated Negative Declaration
0 Environmental Impact Report Type CEQA Noticing Z Notice of Exemption (w/in 5 days of decision)
El Notice of Intent to Adopt (21 days prior to decision)
El Notice of Determination (w/in 5 days of decision)
E] Fish & Game Certificate of Fee Exemption (w/in 5 days of decision)
El Notice of Preparation El Notice of Availability 0 Notice of Completeness
•,poKic NOTIFICATION.;
Mailing
Date 08/24/05
El
w/in 300 foot radius I1 Property Owners
I1 Occupants w/in 300 foot radius / Extended
El
Adjacent Property Owners & Occupants
El
Other
Posting
Date 08/24/05
Onsite El
Offsite
El
Other
Publication
Date N/A
El
Culver City News
El
Other
Courtesy
Date 08/24/05
City Council
El
Press Release
1 Commissions HI1 HOA /Neighborhood Groups
PI Master Notification List 'i1 Culver City Organizations
I Culver City Website El
Other GAO
El
Cable Crawler
Project Summary - Attachment 1 Updated 09/07/2005 Page 1 of 2* One small loading space is required and a standard space may double as the loading space
** The front is setback 8 feet for an approximate length of 45 feet to accommodate outside dining
which is allowed in EWO
' 5 to 6 foot side setbacks occur at corners for edestnan and lanter ur oses
ESTIMATEI5"rEES:
E New Development Impact
$20 969 (Estimate)
El
In Lieu Parkland
iNTERDEITMENTA.L.REVrEW:'
Planning Engineering Building Safety Fire Prevention and City Attorney
ART-IriveutojO plAcgs:
Architecture as Art
Li School District [21 Art Architecture as Art
El Plan Check TBD
[Z] Sewer TBD
PROJECT SUMMARY
GENER,4 INFPRMATIQN:
General Plan
General Corridor
Zoning
East Washington Overlay (EWO) and underlying
Commercial (C-3)
Redevelopment Plan
Component Area No 3
Overlay Zone/District
EWO
Legal Description
Lots 16 through 25 of Tract No 5384
Existing Land Use
Two Story Commercial Building Under Construction
ADJACENT ZONING AND LAND USES
Location Zoning Land Use
North C-3 Residential 1-story & 2-story
South EWO 1-story & 2-story mixed retail
East EWO 1-story commercial
West EWO 1-story Restaurant
Project Data Existing Proposed Required
Building Coverage 8 996 sq ft Same Not Required
Landscaped Area 635 sq ft Same 3-Foot Overhang
Hardscape Area 12 114 sq ft Same Not Required
Total Site 21,745 sq ft Same Not Required
Gross Floor Area 25 969 sq ft Same Not Required
Parking
Standard 37 Same 48
Standard Blocked 11 Same Not Required
Handicapped 3 Same 3
Compact 15 Same 22 Maximum
Compact Blocked 7 Same Not Required
Loading 1* Same 1*
Total 73 Same 73
Building Height 40 ft /2 Stories Same 56 ft Max
Building Setbacks
Front 0 ft ** Same Oft **
Rear 1 st Floor 50 ft Same Not Required
Rear 2nd Floor 30 ft - 6 in Same Not Required
Side (East) 1 ft —6 in Same Not Required
Side (West) 0 ft *** Same Not Required
Updated 09/07/2005
Page 2 of 2 Project Summary — Attachment 1,
8601-8633 WASHINGTON BOULEVARD:
CUP P-2003038 & SPR P-2003027
40
,.
„ NOT TO SCALE
:
eo —
Attachment No 2
-
I AREA MAP ) ,
I
I
_1 I
VEN ICE
VENICE
8LVD8601-8633 WASHINGTON BOULEVARD --
CUP P-2003038 & SPR P-2003027
NOT TO SCALE
Attachment No 3Attachment No 4
RESOLUTION NO 2005-R
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CULVER CITY
CALIFORNIA, SUSTAINING THE PLANNING COMMISSION RECOMMENDED
APPROVAL OF TENTATIVE TRACT MAP, TTM P-2005052 [TENTATIVE
TRACT MAP NO 63006] THAT ALLOWS THE CONVERSION OF AN
EXISTING COMMERCIAL AND LIVE/WORK BUILDING, CURRENTLY UNDER
CONSTRUCTION, INTO NINE AIR SPACE CONDOMINIUM UNITS AT 8601
THROUGH 8633 WASHINGTON BOULEVARD IN THE EAST WASHINGTON
OVERLAY (EWO) AND UNDERLYING COMMERCIAL (C-3) ZONES
WHEREAS, on July 29 2005, Judit Meda Fekete (the Applicant ) filed an application
for a tentative tract map to allow conversion of an existing two-story, 25,969 square-foot,
commercial and live/work building, currently under construction, into nine air space
condominium units consisting of seven live/work condominium units and two commercial
condominium units at 8601 through 8633 Washington Boulevard, described as Lots 16
through 25 of Tract No 5384, in the East Washington Overlay (EWO) and underlying
Commercial (C-3) Zones and
WHEREAS in accordance with the California Environmental Quality Act (CEQA)
Section 15332 guidelines, the project was determined to be a Class 32 Categorical
Exemption as an infill development and the Planning Commission found the project to be
categorically exempt, and
WHEREAS on August 27, 2003 the Planning Commission after conducting a duly
noticed public hearing, fully considering the application, plans, staff reports, environmental
information and all testimony presented, unanimously approved Conditional Use Permit,
P-2003038 and Site Plan Review, P-2003027, allowing the construction of a two-story
building incorporating offices, gallery/studio, and eating establishment on the first story,
5-
Page 1 2005-R|101010101010101010 10
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29live/work units on the second story, tandem parking and both surface and subterranean
parking at the project site and
WHEREAS, on September 14, 2005, the Planning Commission conducted a duly
noticed public hearing on this application, fully considering the application, plans, staff
reports, environmental information and all testimony presented and 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 Tentative Tract Map TTM P-2005052
(Tentative Tract Map No 63006), should be conditionally approved as set forth hereinbelow
and recommended such approval to the City Council, and,
WHEREAS, no new information has been provided regarding the project or any
potentially significant environmental impacts since approval of the Categorical Exemption by
the Planning Commission, therefore, no further environmental action is required and
WHEREAS in accordance with CEQA Section 15332 guidelines the project has been
determined to be a Class 32 Categorical Exemption as an infill development and the City
Council hereby upholds the Planning Commission finding that the project is categorically
exempt and
WHEREAS, on November 28 2005, the City Council conducted a duly noticed public
hearing on this application, fully considering the application plans staff reports
environmental information and all testimony presented and,
WHEREAS following conclusion of the public discussion and thorough deliberation of
the subject matter, the City Council sustained the Planning Commission recommended
approval of Tentative Tract Map, TTM P-2005052 (Tentative Tract Map No 63006), subject
to Conditions of Approval stated herein below
G
Page 2 2005-RNOW, 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 37-75G, required site plan review findings for a
condominium conversion and CCMC Title 15, Section 15 10265, required findings for a
tentative tract map, and subject to the Conditions of Approval herein below, the following
findings are hereby made
Required Findings For Condominium Conversion
Based on Staff's review of the application and application materials, the following
findings are supported
1 All the provisions and standards for conversion of a project to condominiums as
set forth in Article XVI B Condominium Conversions, are met
The project is currently under construction after receiving Site Plan Review and building
permit approvals The site is being constructed under current building and fire code
provisions and standards which are consistent with the provisions and standards for
condominium conversions as set forth in the Article XVI B
2 A Tentative Tract Map has been approved, or is concurrently being approved, for
the condominium conversion project
The discretionary application currently before the Planning Commission is for
condominium conversion and is being approved
3 The overall design and physical condition of the condominium conversion achieves
a high standard of safety, quality, and appearance
The structure is being constructed under current building and fire code standards and its
overall appearance was considered as part of a recent site plan review approval In
addition, in fulfillment of the applicants public art requirement, the façade of the new
building was approved by the Cultural Affairs Commission under Architecture as Art
4 The subdivider has not engaged in coercive, retaliatory eviction or action regarding
tenants after the submittal of the first condominium conversion application for City
review through the date of approval
The site is currently under construction and there are no tenants All prospective tenants
coming forth after submittal of the condominium conversion application have been
informed in writing of the request to convert to condominiums
Page 3 7 2005-RTentative Tract Map Findings
1 The proposed map is consistent with applicable general and specific plans
The proposed map is consistent with the General Plan Land Use Element that
encourages viable and creative development Approval of this request will create greater
flexibility in that potential businesses will have a choice of leasing or purchasing tenant
spaces This flexibility and sense of option facilitates the implementation of Objective 5
Economic Diversity and Objective 6 Commercial Corndors of the General Plan Land Use
Element that call for new business opportunities that expand Culver City s economic base
and revitalizing of the physical character and economic well being of the City's
commercial corridors The proposed condominium subdivision is conformance with all
applicable Municipal Code development standards
2 The design or improvement of the proposed subdivision is consistent with
applicable general and specific plans
The proposed design, pedestrian egress/ingress, and air space subdivisions are
consistent with Objective 12 Urban Design, of the General Plan Land Use Element
because the new building, currently under construction, is designed with the highest
quality of architecture The architecture of the building including, but not limited to, its
medium scale massing, vaned wood, metal, and white plaster colored sidings, and the
indentations and protrusions of the sidings ensures the compatibility of the development
with design guidelines as stipulated in the Design for Development for the East
Washington Boulevard Commercial Revitalization Area plan The building materials,
ground-level storefront glazing that encourages pedestrian activity, rear perimeter wall,
and second-story screening balcony at the rear, further the building s compatibility with
the character of adjacent conforming developments and properties Sufficient parking per
condominium unit is provided, tandem pairs of parking spaces are assigned to the same
tenants, and separate access is assured for each of condominium unit
3 The site is physically suitable for the type of development
The site is adequate in size and shape to accommodate the office live/work,
studio/gallery restaurant and tandem parking uses and all standard Code requirements,
because the site measures in excess of 10 000+ square feet allowing development,
parking and circulation and City services Subdivision of the site for condominium
purposes will not diminish the site s development capability or hinder City services to the
site
4 The site is physically suitable for the proposed density of development
The site as designed will accommodate the conversion to nine condominium units without
negatively affecting the commercial and residential density of the site or surrounding
densities The various proposed condominium units are being built per current zoning,
building, and fire code standards and regulations, including density standards
$
Page 4 2005-R5 The design of the subdivision or the proposed improvements will not cause
substantial environmental damage or substantial and avoidable injury to fish or
wildlife or their habitat
The subdivision and building currently under construction will not cause environmental
damage and will not damage fish and wildlife habitats because such habitats do not exist
on or near the site An earlier Site Plan Review approval found the project to be
Categorically Exempt from CEQA and the proposed subdivision of the project currently
under construction does not affect that previous finding
6 The design of the subdivision or the type of improvements will not cause serious
public health problems
The subdivision will not cause serious public health problems because the subdivision is
for a structure and proposed uses that have already been approved under a previous Site
Plan Review wherein no potential public health issues were identified The proposed
subdivision of the project currently under construction does not affect that previous
approval or its findings
7 The design of the subdivision or the type of improvements will not conflict with
easements, acquired by the public at large, for access through or use of, property
within the proposed subdivision
This subdivision will not conflict with existing easements and no easements were required
as a condition of approval for both the subdivision request and the previously approved
Site Plan Review
SECTION 2 Pursuant to the foregoing recitations and findings, the City Council of the
City of Culver City, California hereby sustains the Planning Commission recommended
approval of Tentative Tract Map TTM P-2005052 (Tentative Tract Map No 63006), subject
to the following conditions
General/Planning
1 The project and its operations shall comply with all applicable codes, standards, and
regulations, including, but not limited to, Building Safety, Fire Department, Planning, and
Public Works code requirements and it shall comply with all applicable comments and
code requirements as determined during the City s internal review process
2 The final working drawings for the improvements required to subdivide the site into
seven live/work and two commercial condominium units shall conform to the plans file
dated July 7, 2005, the Tentative Tract Map, file dated July 7, 2005 and to the
Page 5 ci 2005-Rapproved Site Plan Review plans file dated August 27, 2003, except as noted below
and otherwise noted during the City permit review process
3 This Tract Map approval shall comply with all conditions of approval as outlined in SPR
P-2003027 and CUP P-2003038
4 The applicant shall only be allowed to subdivide the project site into seven live/work
units and two commercial condominium units
5 The Conditions of Approval for Tentative Tract Map, TTM P-2005052, shall be
referenced on the cover sheet and repeated in full on the cover sheet of the final
working drawings required for City permits, or attached as additional sheets of the final
working drawings
6 The applicant shall provide the construction contractor(s) and each subcontractor
related to the project a copy of the final project Conditions of Approval The applicant
and the City agree that these conditions shall be enforceable through all legal and
equitable remedies including the imposition of fines against each and every person who
conducts any activity on behalf of the applicant on or near the project site The
applicant, property owner, and general construction contractor are ultimately
responsible for all actions or omissions of a subcontractor
7 The City reserves the right to periodically inspect the premises without prior notification,
to ensure ongoing compliance with all conditions of approval
8 All site modifications proposed in the future that may affect common areas and/or
commercial condominium boundaries, shall be reviewed by the Planning Division to
determine if Planning Commission or administrative approval is required
9 This Tentative Tract Map will expire if not used within three years (or 36 months) after
the date it becomes effective, unless the applicant submits an extension request in
writing, and is granted an extension by the Planning Commission or City Council
10 The applicant and any successor property owner and/or lessee that may legally assume
benefit of this Tentative Tract Map, shall comply with all conditions as stated herein and
as stated in SPR P-2003027 and CUP P-2003028 except for those conditions that are
superseded by conditions herein
11 Covenants, Conditions, and Restrictions (CC & R's) and live/work and commercial
condominium association bylaws shall be required and the applicant or its successor
property owner or owners, shall submit those CC & R s and live/work and commercial
condominium association bylaws for review and approval, to the Planning Division and
the City Attorney prior to filing of the final Tentative Tract Map The CC & R's and
live/work and commercial condominium association bylaws shall state that no more than
seven live work and two commercial condominium units are allowed on the site
I0
Page 6 2005-R12 Final sign-offs on all City permits associated with the approved Tentative Tract Map will
be issued only upon completion of all applicable conditions of approval and required site
improvements
13 The applicant shall be responsible for the expense to repair or replace any damage to
public rights of way that result from construction of any tenant improvements necessary
to create the condominiums Such repair or replacement is to be completed to the
satisfaction of the Director of Public Works prior to final sign-offs on all City permits
14 The applicant shall provide the Planning Division a Parking Plan that specifically assigns
the total number of parking spaces and square-footage per condominium unit All
businesses purchasing or leasing spaces within the condominiums shall comply with the
Parking Plan approved by the City This condition shall be made a part of the CC & R's
and the condominium association bylaws and shall also be incorporated into any
purchase or lease agreement for any of the units
15 Conditions of approval herein shall apply to the applicant all condominium owners, all
tenants, and any successor business that may legally assume benefit of this Tentative
Tract Map
16 This approval shall not become effective until the City Council and Redevelopment
Agency have approved the project
17 A resident in any live/work condominium unit shall operate a business from the
condominium unit and shall possess a Culver City Business Tax Certificate in good
standing for business activities conducted within the unit This condition shall be
included in every condominium purchase and/or lease agreement
18 Each unit that is to have separate ownership shall have separate utilities
19 The public posting for this project shall be removed within seven days after the final
discretionary action is taken
Engineering
20 The final map shall be prepared by an engineer or surveyor licensed in the State of
California and shall be submitted to the Los Angeles County Department of Public
Works for review and approval
21 A copy of the first final map plan check package shall be submitted to the Engineering
Division
22 A preliminary title report and subdivision guarantee is required showing all fee interest
holders, all interest holders wh se interest could ripen into a fee, all trust deeds,
together with the names of the t ustee and all easement holders The account for this
title report shall remain open until the final map is filed with the County Recorder No
Page 7 1 1 2005-Rapplicant shall comply with additi nal Fire Prevention conditions stated hereinbelow 0
easements shall be granted and recorded until after the final map is recorded, unless
approved by the City Engineer and subordinated to any City easements by a
certification upon the title sheet o the final map prior to the grant
23 The boundary of the subject prop rty shall be tied to at least one City G PS monument
and shown on the final map
24 The final map shall comply with II requirements of the State of California Subdivision
Map Act, as most recently amended
25 Prior to the recording of the fi al map, all required boundary monuments shall be
installed and copies of the cent dine tie notes shall be submitted to the Engineering
Division
r
26 A duplicate mylar copy of the re orded final map shall be submitted to the Engineering
Division
27 The final map shall be recorded nor to the issuance of a Certificate of Occupancy
Fire Prevention
28 In addition to the Fire Prevent* conditions stated in Resolution No 2003-P005, the
29 The applicant shall make chang s to Fire Department notes that may be required after
working drawings for the subdivis on are submitted for plan check review
30 The fire sprinkler system shall b subject to a five-year certification upon completion of
construction
31 The applicant shall provide off-si e monitoring for the fire sprinkler system per National
Fire Protection Association 72 an Culver City Fire Department (CCFD) regulations
32 The applicant shall install fire extinguishers on the site and their location shall be
approved by the Fire Marshal
r), Page 8 2005-RAPPROVED and ADOPTED this
ATTEST
CHRISTOPHER ARMENTA,
City Clerk
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day of , 2005
ALBERT VERA, MAYOR
City of Culver City, California
APPROVED AS TO FORM
CAROL A SCHWAB
City Attorney
'3 2005-R Page 9RE
A RESOLUTION OF TH
CULVER CITY, CALIFORN
CITY COUNCIL THE CON
LIVE/WORK BUILDING, C
AIR SPACE CONDOMINIU
BOULEVARD IN THE
UNDERLYING COMMERCI
(Tentative Tract Map, TT
WHEREAS, on July 29, 200
for a tentative tract map to allow
commercial and live/work buildin
condominium units consisting of s
condominium units at 8601 throu
:
:
III
through 25 of Tract No 5384, in
Commercial (C-3) Zones, and
WHEREAS, in accordance
Section 15332 guidelines, the proj
Exemption as an infill development
be categorically exempt and
WHEREAS, on August 27,
noticed public hearing, fully consid
information and all testimony pres
P-2003038 and Site Plan Review,
building incorporating offices galle
111-
ttachment No 5
OLUTION NO 2005-P016
PLANNING COMMISSION OF THE CITY OF
A, APPROVING AND RECOMMENDING TO THE
ERSION OF AN EXISTING COMMERCIAL AND
RRENTLY UNDER CONSTRUCTION, INTO NINE
UNITS AT 8601 THROUGH 8633 WASHINGTON
AST WASHINGTON OVERLAY (EWO) AND
L (C-3) ZONES
P-2005052 [Tentative Tract Map No 63006])
, Judit Meda Fekete (the Applicant') filed an application
onversion of an existing two-story, 25,969 square-foot,
, currently under construction, into nine air space
yen live/work condominium units and two commercial
h 8633 Washington Boulevard, described as Lots 16
the East Washington Overlay (EWO) and underlying
with the California Environmental Quality Act (CEQA)
ct has been determined to be a Class 32 Categorical
nd the Planning Commission hereby finds the project to
003, the Planning Commission, after conducting a duly
ring the application, plans, staff reports, environmental
nted, unanimously approved Conditional Use Permit,
P-2003027, allowing the construction of a two-story
/studio, and eating establishment on the first story,
Page 1 2005-P016
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29live/work units on the second st ry, tandem parking, and both surface and subterranean
parking at the project site, and
WHEREAS, on Septembe 14, 2005 the Planning Commission conducted a duly
noticed public hearing on this a plication fully considering the application, plans, staff
reports, environmental information and all testimony presented, and
WHEREAS, following concl sion of the public discussion and thorough deliberation of
the subject matter the Planning lommission determined by a vote of 5 to 0 that Tentative
Tract Map, TIM P-2005052 (Te tative Tract Map No 63006) should be conditionally
approved as set forth hereinbelow nd recommended such approval to the City Council
NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF CULVER
CITY, CALIFORNIA, RESOLVES
A
S FOLLOWS
SECTION 1 Pursuant to t e foregoing recitations and the provisions of Culver City
Municipal Code (CCMC) Title 17, ection 37-75G, required site plan review findings for a
condominium conversion and CC C Title 15, Section 15 10 265, required findings for a
tentative tract map, and subject ti the Conditions of Approval herein below, the following
findings are hereby made
Required Findings For Condom' turn Conversion
Based on staffs review of the application and application materials, the following
findings are supported
1 All the provisions and stand rds for conversion of a project to condominiums as
set forth in Article XVI B Con
i
°minium Conversions, are met
The project is currently under c nstruction after receiving Site Plan Review and building
permit approvals The site is being constructed under current building and fire code
provisions and standards which are consistent with the provisions and standards for
condominium conversions as set forth in the Article XVI B
(5-
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292 A Tentative Tract Map has been approved, or is concurrently being approved, for
the condominium conversion project
The discretionary application currently before the Planning Commission is for
condominium conversion and is being approved
3 The overall design and physical condition of the condominium conversion achieves
a high standard of safety, quality, and appearance
The structure is being constructed under current building and fire code standards and its
overall appearance was considered as part of a recent site plan review approval In
addition, in fulfillment of the applicant s public art requirement, the façade of the new
building was approved by the Cultural Affairs Commission under Architecture as Art
4 The subdivider has not engaged in coercive, retaliatory eviction or action regarding
tenants after the submittal of the first condominium conversion application for City
review through the date of approval
The site is currently under construction and there are no tenants All prospective tenants
coming forth after submittal of the condominium conversion application have been
informed in writing of the request to convert to condominiums
Tentative Tract Map Findings
1 The proposed map is consistent with applicable general and specific plans
The proposed map is consistent with the General Plan Land Use Element that
encourages viable and creative development Approval of this request will create greater
flexibility in that potential businesses will have a choice of leasing or purchasing tenant
spaces This flexibility and sense of option facilitates the implementation of Objective 5
Economic Diversity and Objective 6 Commercial Corridors of the General Plan Land Use
Element that call for new business opportunities that expand Culver City's economic base
and revitalizing of the physical character and economic well being of the City's
commercial corridors The proposed condominium subdivision is conformance with all
applicable Municipal Code development standards
2 The design or improvement of the proposed subdivision is consistent with
applicable general and specific plans
The proposed design, pedestrian egress/ingress, and air space subdivisions are
consistent with Objective 12 Urban Design, of the General Plan Land Use Element
because the new building currently under construction, is designed with the highest
quality of architecture The architecture of the building including, but not limited to, its
medium scale massing, vaned wood, metal, and white plaster colored sidings, and the
indentations and protrusions of the sidings ensures the compatibility of the development
with design guidelines as stipulated in the Design for Development for the East
1(0
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29Washington Boulevard Commercial Revitalization Area plan The building materials
i ground-level storefront glazing that encourages pedestrian activity, rear perimeter wall,|109| and second-story screening balcony at the rear, further the building s compatibility with
the character of adjacent conforming developments and properties Sufficient parking per
3 condominium unit is provided, tandem pairs of parking spaces are assigned to the same
4 tenants, and separate access is assured for each of condominium unit
5 3 The site is physically suitable for the type of development
6 The site is adequate in size and shape to accommodate the office, live/work,
7 studio/gallery, restaurant, and tandem parking uses and all standard Code requirements,
because the site measures in excess of 10,000+ square feet, allowing development,
8 parking and circulation, and City services Subdivision of the site for condominium
purposes will not diminish the site's development capability or hinder City services to the|10 10|site
eio
4 The site is physically suitable for the proposed density of development
11
12 The site as designed will accommodate the conversion to nine condominium units without
negatively affecting the commercial and residential density of the site or surrounding
13 densities The various proposed condominium units are being built per current zoning,
14 building, and fire code standards and regulations, including density standards
15
5 The design of the subdivision or the proposed improvements will not cause
substantial environmental damage or substantial and avoidable injury to fish or
16 wildlife or their habitat
17
The subdivision and building currently under construction will not cause environmental
18 damage and will not damage fish and wildlife habitats because such habitats do not exist
on or near the site An earlier Site Plan Review approval found the project to be
19 Categorically Exempt from CEQA and the proposed subdivision of the project currently
20 under construction does not affect that previous finding
21
6 The design of the subdivision or the type of improvements will not cause serious
22 public health problems
23 The subdivision will not cause serious public health problems because the subdivision is
for a structure and proposed uses that have already been approved under a previous Site
24 Plan Review wherein no potential public health issues were identified The proposed
25 subdivision of the project currently under construction does not affect that previous
approval or its findings
26
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29
17
Page 4
2005-P0167 The design of the subdivision or the type of improvements will not conflict with
easements, acquired by the public at large, for access through or use of, property
within the proposed subdivision
This subdivision will not conflict with existing easements and no easements were required
as a condition of approval for both the subdivision request and the previously approved
Site Plan Review
SECTION 2 Pursuant to the foregoing recitations and findings the Planning
Commission of the City of Culver City, California, hereby approves, and recommends to the
City Council approval of, Tentative Tract Map, TTM P-2005052 (Tentative Tract Map No
63006), subject to the following conditions
General/Planning
1 The project and its operations shall comply with all applicable codes, standards, and
regulations, including, but not limited to, Building Safety, Fire Department, Planning, and
Public Works code requirements and it shall comply with all applicable comments and
code requirements as determined during the City's internal review process
2 The final working drawings for the improvements required to subdivide the site into
seven live/work and two commercial condominium units shall conform to the plans file
dated, July 7, 2005, the Tentative Tract Map, file dated July 7, 2005, and to the
approved Site Plan Review plans file dated August 27, 2003, except as noted below
and otherwise noted during the City permit review process
3 This Tract Map approval shall comply with all conditions of approval as outlined in SPR
P-2003027 and CUP P-2003038
4 The applicant shall only be allowed to subdivide the project site into seven live/work
units and two commercial condominium units
5 The Conditions of Approval for Tentative Tract Map, TTM P-2005052, shall be
referenced on the cover sheet and repeated in full on the cover sheet of the final
working drawings required for City permits, or attached as additional sheets of the final
working drawings
6 The applicant shall provide the construction contractor(s) and each subcontractor
related to the project a copy of the final project Conditions of Approval The applicant
and the City agree that these conditions shall be enforceable through all legal and
equitable remedies, including the imposition of fines against each and every person who
conducts any activity on behalf of the applicant on or near the project site The
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29applicant property owner and general construction contractor are ultimately
responsible for all actions or omissions of a subcontractor
7 The City reserves the right to periodically inspect the premises without prior notification,
to ensure ongoing compliance with all conditions of approval
8 All site modifications proposed in the future that may affect common areas and/or
commercial condominium boundaries, shall be reviewed by the Planning Division to
determine if Planning Commission or administrative approval is required
9 This Tentative Tract Map will expire if not used within three years (or 36 months) after
the date it becomes effective, unless the applicant submits an extension request in
writing, and is granted an extension by the Planning Commission or City Council
10 The applicant and any successor property owner and/or lessee that may legally assume
benefit of this Tentative Tract Map, shall comply with all conditions as stated herein and
as stated in SPR P-2003027 and CUP P-2003028 except for those conditions that are
superseded by conditions herein
11 Covenants, Conditions, and Restrictions (CC & R s) and live/work and commercial
condominium association bylaws shall be required and the applicant, or its successor
property owner or owners, shall submit those CC & R's and live/work and commercial
condominium association bylaws for review and approval, to the Planning Division and
the City Attorney prior to filing of the final Tentative Tract Map The CC & R s and
live/work and commercial condominium association bylaws shall state that no more than
seven live work and two commercial condominium units are allowed on the site
12 Final sign-offs on all City permits associated with the approved Tentative Tract Map will
be issued only upon completion of all applicable conditions of approval and required site
improvements
13 The applicant shall be responsible for the expense to repair or replace any damage to
public rights of way that result from construction of any tenant improvements necessary
to create the condominiums Such repair or replacement is to be completed to the
satisfaction of the Director of Public Works prior to final sign-offs on all City permits
14 The applicant shall provide the Planning Division a Parking Plan that specifically assigns
the total number of parking spaces and square-footage per condominium unit All
businesses purchasing or leasing spaces within the condominiums shall comply with the
Parking Plan approved by the City This condition shall be made a part of the CC & R s
and the condominium association bylaws and shall also be incorporated into any
purchase or lease agreement for any of the units
15 Conditions of approval herein shall apply to the applicant all condominium owners, all
tenants, and any successor business that may legally assume benefit of this Tentative
Tract Map
N
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2916 This approval shall not become effective until the City Council and Redevelopment
Agency have approved the project
17 A resident in any live/work condominium unit shall operate a business from the
condominium unit and shall possess a Culver City Business Tax Certificate in good
standing for business activities conducted within the unit This condition shall be
included in every condominium purchase and/or lease agreement
18 Each unit that is to have separate ownership shall have separate utilities
19 The public posting for this project shall be removed within seven days after the final
discretionary action is taken
Engineennq
20 The final map shall be prepared by an engineer or surveyor licensed in the State of
California and shall be submitted to the Los Angeles County Department of Public
Works for review and approval
21 A copy of the first final map plan check package shall be submitted to the Engineering
Division
22 A preliminary title report and subdivision guarantee is required showing all fee interest
holders, all interest holders whose interest could ripen into a fee, all trust deeds,
together with the names of the trustee and all easement holders The account for this
title report shall remain open until the final map is filed with the County Recorder No
easements shall be granted and recorded until after the final map is recorded, unless
approved by the City Engineer and subordinated to any City easements by a
certification upon the title sheet of the final map, prior to the grant
23 The boundary of the subject property shall be tied to at least one City G P S monument
and shown on the final map
24 The final map shall comply with all requirements of the State of California Subdivision
Map Act as most recently amended
25 Prior to the recording of the final map, all required boundary monuments shall be
installed and copies of the centerline tie notes shall be submitted to the Engineering
Division
26 A duplicate mylar copy of the recorded final map shall be submitted to the Engineering
Division
27 The final map shall be recorded prior to the issuance of a Certificate of Occupancy
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29Sherry Jor
Senior Pla wner
Cr .r.-04..e ..-4—
SHEILA M THOMAS, CHAIRPERSON
PLANNING COMMISSION
CITY OF CULVER CITY, CALIFORNIA
2. 1
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Fire Prevention
28 In addition to the Fire Prevention conditions stated in Resolution No 2003-P005 the
applicant shall comply with additional Fire Prevention conditions stated hereinbelow
29 The applicant shall make changes to Fire Department notes that may be required after
working drawings for the subdivision are submitted for plan check review
30 The fire sprinkler system shall be subject to a five-year certification upon completion of
construction
31 The applicant shall provide off-site monitoring for the fire sprinkler system per National
Fire Protection Association 72 and Culver City Fire Department (CCFD) regulations
32 The applicant shall install fire extinguishers on the site and their location shall be
approved by the Fire Marshal
33 The applicant shall install addresses that are viewable and legible from the public way
APPROVED and ADOPTED this 14th day of September, 2005
Attested by•
LOT 1
TO
Attachment 6
SCALE. 1 20
SHEET 1 OF 1 SHEETS
TENTATIVE TRACT MAP No. 63006
A ONE LOT TRACT MAP FOR CONDOMINIUM PURPOSES
THAT COMPRISES 9 AIR SPACE UNITS
BEING THE SUBDIVISION OF LOTS 16 THRU 25 TRACT No 5384
IN THE CITY OF CULVER CITY
PER MAP RECORDED IN BOOK 57 PAGE 41 OF MAPS
RECORDS OF LOS ANGELES COUNTY CAUFORNIA
ADDRESS. 8601 WASHINGTON BLVD
CATT A A A V
f'
9104
0103
LEQUIL2
JD_ _s_ INDICAlES THE BOUNDARY OF 1/4E LAND
BEING SUBOIV/DED BY TVS MAP
11121ERZSIAMIDER
LIODAA, ILL
8809 WASHINGTON BOXI
CULVER OTY CA 90232
(310) 558-0902
min PI AMINO
JUDI FE/4E7E
SPF ARCHTECTS
WASIINTIll
MILNER CITY CA 90232
(310) 558-9092
CIS51-121111M11
PALLER-ROBERTS ENGINEERING, INC.
CONSULTING CPAL EN054EERS
5701 SLAUSON AVE SUITE 208
CULVER CITY CA 90230
(310) 841-1853
NOTES.
10 AL AREA. LOT 21718(0(1 Fr
2. ZONES MIN& 0-3 ESA SA44040101 CAMAY
2 . usi. wow use. UwAKIet
4. PAWNS 84/CESe 41 SMART SPACES. 32 0311ERCIAL WAGES
& SEW* DISPOSE SY UNCER00U0 SEEM 015101
G. SMACK 0000041461 004(400 10 40 mimeo in SWEET
7 NO OAK SEES al PROPERTY
IS ME. 4 1 41W CONSTRUCIEN.
B. STE IS (OWL
16. 11113E NE NO EASEMENTS 01 148 SUBJECT PITCPBEIY
EYCEPT AS 940166 1W 00 141 CUD RESTRICICNS.
TIE WE IS LOCOED II ROW NNE V Cl 00 4108
NOT BRICE TO INUNDATEN CR 5100 *410141.004011 MENLO%
12.148 MCA ME Fral LOST IS AS RUMS
UNIT 1 3142 SF Me 1 1491 SF wir imn
UNIT 1401 SF UNIT 5 1491 SF 41(141 1491 U
uNIT SS
CCESERCiAL 2.21 Sr ARMS 210184.7
2.148 mem *4141441 SUPPLED BY
SOMERS CAUFINDSA EATER
10751 *480101016642.
CULVER aTY CA. 90232
MS a 10 STAlE 1140 ELL EASOENIS Cf FID1011D 810191
01111€ PREUNSIARY 118E /EMT No.
DATED 136. 2. 2004. ISSUED BY MEM NATIONAL 11112
COMPANY ARE tOCATED al WS (PP
,6 480- 1141 2.805 2005
DATE
SCALE. 1 20*
00
ALE FEE
SHERBOUR
MEMO •X
PALLER ROBERTS ENGINEERING INC
cossAna cal Beata
570 4124480 1054040. ANC 205
410200 Cm auFORNIA 00220 PO4.1 180 103
NE AVEc9
owv
MPERCP1
STOW
POOH) 4.)
CAFE PARKING
0 1 SPACE
PER 350 SF
091101011 PARKING
O SPACE
PE 0051
CAFE
GALLERY SPACE
COLIMERCAL CONDO
OFFICE SPACE
UVE/WORK CONDO
PROPERTY UNE
(NTERIOR)
— PROPERTY LINE
LEGAL DESCRIPTION
1005 16 17 18 19 20 21 22 23 24 9640 25 OF TRACT NO
5394 IN THE CITY OF CULVER CITY COUNTY OF LOS ANGELES
STATE OF CALIFORNIA, AS PER MAP RECORDED IN BOOK 57 PAGE
41 OF MAPS MI THE OMCE OF RECORDS IN THE SAJD COUNTY
ASSESSORS PARCEL NuMBER 32 018 017 & 0 8 Ey 020
022 Re 040 04
ZONING EAST VMSFONGTON OVERLAY ZONE
OCCUPANCY R NOOSE / 53 BASEMENT / R 260 FLOOR
TYPE V N/R
BUILDING TO BE FULLY SPRINKLMED
PARKING SUMMARY
SECOND FLOOR
(6 1771
1 866
1931) / 350 RI PS 3 000
GROUND FLOOR
1 570 / 350 5 PS
CAFE
GROUND DOOR
2 036 / 400 5 PS
GALLERY
GROUND FLOOR
7 553 / 350 22 PS ODOR OMCE
ZONE STANDMD S TANDEM COMPACT C 16500.1
GARAGE FLOOR
33
13
2
5
GROUND FLOOR
4
0
3
3
37 13
15
5
PARKING REQUIRED
TOTAL
63
10
73 PROVIDED
73 REQUIRED
FL0M1 CAPPED
BO WASHINGTON BLVD
CULVER CRY CAUFORNIA
9 0 2 3 2
OFFICE AND LIVE WORK SPACE
8601-8633 EAST WA4HINCTON BLVD CULVER CITY CALIFORNIA
T 310 558 0902
F 310 558 0904
WASHINGTON BLVD
OR OJAPEREPA
561100 9191006
GROUND FLOOR PLAN/SITE PLAN
SCALE 1 16
0 4 12 20 30 ao
BASEMENT LEVEL PLAN
VIE I 16
04 12 20 30 40
AREA SUMMARY / OCCUPANT LOAD
LEGEND PROJECT DETAILS
TOTAL SITE AREA 21 745 SI
SITE AREA COVERED BY STRUCTURES 9 502 SF
17 110 SF
220 SF
17330 SF
GROUND FLOOR
OFFICE 5 504 S F
STORAGE 13 OF
MUSEUM 2 194 SF
CAFE DOTCHUO 537 SF
CAFE (SEATING) 431 SF
CAFE (STORAGE) 395 SF
OFFICE MEZZ 2,059 OF
11 994 SF
SECOND Rom
LNE/NORK 1219 $ F
LOFT 2,305 S.F
14 423 SF
— — — COY BOUNDARY
42 903 SF
THE MOW ORNINGS. sPEcincoons, AND 005690 90 THE PPOPERIT OF SP In. MO
MI DIMON SHALL BE COM OR Ma PP NO NM *CPR PE PM HE SPE
PROJECT ACP 0001111E1 ME SEEN (6001160 11110161 VIE 01)1101 =SEW OF
INC., WM VMS AAP MO ALL RISPONSIBILITT 04J31)11 FOR 1000L00 11101 MESE
1001 UM TO MUM T91SE 9100 0PECIFICAR06. Of 17190 NUM 10
DESNA MOP NU COMO OR 11100 1111011069 1001 ARSE 1001 091)9 811 /CR
MOW NE OBEN PREEESSOPCS OUNCE 01111 169EC1 T NV ERRoRs, 0116900
WICONVERNOES, MINGUMES OR awns SHOT ARE 8UE06
COMMERCIAL PARKING
• 1 5 ACE
PER 350 SF
0115/WORK 11406( 60
0 1 SPACE
PER 350 SF
c00GNATEs viSITOR S
pARK NO SPACE
visooRS SPACES ARE ASSIGNED FOR ZONNG
PURPOSES ONE SPACES ME CONS DERED
COMMON FOR ENDRE DEVELOPMENT
TY GALLERY SPACE IS PART OF COMMERCIAL
UNIT 102 DIFFERENTIATION MADE FOR PARKING
LOAD CALCULATIONS
SCALE
PROJECT NO
now
CONDO CONVERSION CONCEPTUAL SITE PLAN
8601 8533 EAST 14451196101 01199 CULVER CITY WORM%
04
310 558 0902
F 310 558 09
111
Inc
COPYRIGHT 2071777c
PROPOSED Bu LD NG
BASEMENT
PARKING
ELECTRICAL