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CC - PUBLIC HEARING - Adoption of a Resolution Approving Comprehensive Plan Amendment No. 6 for the Proposed Construction of Three New Office Buildings and a New Multi-Level Parking Structure, and Historic Preservation Program Certificate of Appropriateness for the Relocation of Four Historically Designated Bungalow Buildings for the Culver Studios, Located at 9336 Washington Boulevard, in the Studio Zone.
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Contact Person/Dept: Susan Yun, CDD
Thomas Gorham, CDD
Phone Number: (310) 253-5755
(310) 253-5727
Fiscal Impact: Yes [] No [X] General Fund: Yes [] No [X]
Public Hearing: [X] Action Item: [] Attachments: Yes [X] No []
Commission Action Required: Yes [X] No [] Date: 11/18/15
Commission Name: Planning Commission
Public Notification: Mailed to all the property owners and occupants within a 500 foot radius extended to the end of the block; (EMAIL) Meetings and Agendas - City Council (12/10/15); Posted on the City's website on November 23, 2015; Published in the Culver City News on November 26 and December 3, 2015; Signs Posted on the subject property on October 27 and November 23, 2015.
Department Approval: Sol Blumenfeld, Director of Community Development
(12/09/15)
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RECOMMENDATION:
Staff recommends the City Council adopt a resolution approving Comprehensive Plan Amendment No. 6 (Major Modification P2015-0069-CP/MAM) and Historic Preservation Program Certificate of Appropriateness P2015-0069-HPCA, subject to the Conditions of Approval as stated in the proposed resolution (Attachment No. 1).
PROCEDURE:
1. The Mayor seeks a motion to receive and file affidavit of mailing and posting of public notice.
2. The Mayor calls on staff for a staff report, and City Council poses questions to staff as desired.
3. The Mayor seeks a motion to declare the public hearing open, providing the applicant the first opportunity to speak, followed by the general public.
4. The Mayor seeks a motion to close the public hearing after all testimony has been presented.
5. The City Council discusses the matter and arrives at its decision.
BACKGROUND:
Request
The Culver Studios (Studios) is requesting approval of a Comprehensive Plan Amendment (CP No. 6) and a Historic Preservation Program Certificate of Appropriateness to update and modernize their facilities and operations. The proposed development project (Project) consists of the following:
* Three new production office buildings ranging in heights of 52.5' to 56' resulting in a net increase of 180,093 sq. ft. of office facilities (297,965 sq. ft. of office total).
* The demolition of 41,096 sq. ft. of support and stage facilities (188,581 sq. ft. of stage and support facilities to remain).
* A new 56' high multi-level parking structure (6 levels above grade and 2 levels below grade) located off of Van Buren Place containing 1,408 parking stalls (total spaces onsite is 1,875 spaces).
* The relocation of four historically designated bungalows.
* Use of existing means of ingress and egress to the Studios.
The Comprehensive Plan is intended to allow flexibility in the application of the Zoning Code standards for larger scaled proposed developments and considers innovative site planning in order to more effectively respond to site constraints and impacts upon adjacent properties when the Zoning Code alone may not provide such flexibility. The proposed Comprehensive Plan Amendment No. 6 establishes specific Studio related development standards and permitted land uses.
DISCUSSION:
At its November 18, 2015 meeting, the Planning Commission considered the staff report, public testimony and the applicant's presentation. The applicant related that the Studios is seeking to modernize its facilities and balance its historical 20th century industrial use with emerging operations as a 21st century modern media center. According to the applicant, the operational changes for the Studios reflect the way entertainment is now produced and experienced. These changes have development implications for the Studio and for the adjacent residential neighborhoods. Providing ample on-site parking is required in order to address the increased parking demand of proposed new creative office uses on the Studios' lot. The Project includes additional office space, infrastructure improvements and a substantial parking structure. The proposed Van Buren parking structure is intended to accommodate the parking necessary for the future growth and development of the Studios and will help eliminate spill over parking into adjacent residential neighborhoods. The design of the proposed parking structure and its location are largely a function of the historic designation of the property that limits how and where development may occur. The parking structure design includes setbacks, screening and landscaping which are intended to address the challenges of integrating an existing industrial use within a residential neighborhood, and the Planning Commission has recommended that that the applicant explore further design improvements to mitigate impacts and create the best fit of the proposed garage and an office building with the surrounding area.
Following the hearing, the Planning Commission adopted a resolution (Attachment No. 2) recommending City Council approval of Comprehensive Plan Major Modification, P2015-0069-CP/MAM, and Historic Preservation Program Certificate of Appropriateness, P2015-0069-HPCA, subject to conditions of approval. As part of its recommendation, the Planning Commission included additional conditions to ensure neighborhood compatibility and minimize impacts to the adjacent residential neighborhood and school property.
Please see Attachment Nos. 2 through 9 (Comprehensive Plan document, Conditions of Approval, Planning Commission Staff Report, Environmental Analysis, and Traffic Study) for a detailed review of the Project.
Summary of Planning Commission Recommendations and Supplementary Conditions
Enhancements to Building Y and Van Buren Parking Structure: The Planning Commission required building enhancements for Building Y and the Van Buren parking structure including additional setbacks, step backs, landscaping and other potential building design improvements. The specific changes under consideration for the Van Buren parking structure include potential offsets to the building fa?ade and potential changes for Building Y are being considered for the building roofline, building materials and landscaping. Pursuant to Condition No. 106, the Studios must submit final plans addressing the proposed changes to the Planning Commission for a "conformance review" prior to issuance of building permits for these structures.
Construction Schedule and Sequence: The Planning Commission required the applicant to submit a detailed and comprehensive construction schedule to include a sequence of construction components by month and year to minimize construction related impacts to the neighborhood. Condition No. 32 requires:
"Prior to issuance of a building permit, the Applicant shall provide a Project Construction Schedule to the Building Official and Planning Manager identifying the commencement date and proposed timing for all construction phases (demolition, grading, excavation/shoring, foundation, rough frame, plumbing, roofing, mechanical and electrical, and exterior finish). The Project Construction Schedule shall also include a sequence of construction to include construction components by month and year. Notice of the Project Construction Schedule shall be provided to all abutting property owners and occupants. Evidence of such notification shall be provided to the Building Official and the Planning Manager."
Parking Structure Ventilation System: The Planning Commission and members of the public expressed concern over adequate air handling ventilation in the new Van Buren parking structure. Specifically, there were concerns regarding the exposure to car and truck vehicle exhaust fumes in the structure to nearby residents and at the school grounds. The new parking structure was designed to be predominantly enclosed, to the extent allowed by the Building and Fire Codes, to alleviate potential noise impacts to the adjoining neighbors. However, the Planning Commission recommended additional noise and ventilation mitigation measures with a ventilation system rather than solely relying on natural air ventilation from the openings in the structure. Pursuant to Condition No. 128:
"Mechanical Ventilation of the upper floors of the Van Buren parking structure shall be provided to address potential exhaust and fumes from vehicles. Methods to implement this condition shall be identified on the building permit plan set subject to the satisfaction of the Planning Manager and Building Official."
Mobility: Members of the public expressed a desire for the Studios to also modernize with regard to mobility options. Specifically, suggestions were made for the Studios to provide more progressive incentives and mobility options for their employees and tenants to optimize the alternative modes of travel in Culver City. This includes incentivizing the use of the Expo Line, local buses, bicycles, and use of more sustainable vehicles. The Planning Commission included the following conditions of approval to further this goal:
* The inclusion of Electrical Vehicle Chargers in the parking structure (Condition No. 129).
* Requirement to provide Metro Passes for studio employees and tenants (Condition No. 127).
Noise: In order to minimize noise impacts to the neighbors, the following measures were recommended:
* The applicant shall utilize quiet air compressors and similar equipment, where available. This shall be done during construction. (Condition No. 120)
* The applicant shall provide minimum 12-foot tall noise barriers such as noise blankets with a noise reduction coefficient (NRC) of 0.85 and a minimum of sound transmission coefficient (STC) of 20 to block the line-of-site between the construction equipment and residential and sensitive receptor areas during construction. Noise blankets shall be placed around all construction fencing or in various sections of the construction site wherein there is line-of-site between construction equipment and residential and sensitive receptor areas. The noise blankets shall reduce construction noise levels at adjacent residential areas by up to 10 dBA. This shall be done during construction. (Condition No. 121)
* All parking structure levels in the new parking garage shall be treated with a broom finish or some other treatment that results in a no-skid surface. (Condition No. 122)
* A concrete wall shall be placed along level 1 of the new Van Buren parking structure that extends from the ground up to the underside of the Level 2 slab, and the concrete wall shall be free from gaps or penetrations. (Condition No. 123)
* The pre-cast concrete panels at the north and south side of the parking structure shall weigh at least 4 lbs. per square foot, form a continuous fa?ade with no gaps between precast concrete panels. (Condition No. 124)
* All parking structure exhaust or ventilation systems shall be designed, through the use of quiet fans and duct silencers or similar methods, to not exceed 55 dBA Leq from 7:00 AM to 10:00 PM and 50 dBA Leq from 10:00 PM to 7:00 AM at the neighboring property lines including the west property line per sound level limits of the Culver City Noise Element. (Condition No. 125)
* Signs shall be posted at all parking levels that remind people to respect neighboring residential uses and prohibit honking of horns and loud music from cars or vehicles. Studio parking staff shall enforce this requirement and potential violations especially during live audience shows or special events. The signs shall be approved by the Planning Manager prior to installation. (Condition No. 126)
The Planning Commission required additional conditions of approval to further alleviate potential noise impacts to residential neighbors and Linwood Howe Elementary School on Van Buren Place. The conditions include the following:
* Work with the Culver City Unified School District to coordinate construction activities when classes are not in session and to provide sound attenuation methods including but not limited to window and ventilation improvements to reduce potential noise and air quality impacts (Condition No. 151).
* Restrict use of the rooftop deck on Building Y for events or use during evenings and weekends (Condition No. 152).
Traffic and Circulation: The Planning Commission considered public testimony regarding concerns about increased traffic from the proposed Project on certain residential streets. The City's traffic consultant summarized the findings of the Project traffic study which noted that no traffic impacts were generated from the Studios for any of the seven adjacent residential streets studied. He explained that the configuration of Gate 3 and the proposed driveway on Ince Boulevard south of Krueger Street will be configured similar to the existing main driveway on Ince Boulevard (Gate 2), with signage prohibiting northbound left and right-turn egress from the driveway so that the Studios' traffic does not enter the residential portion of Ince Boulevard to the south or onto other residential streets. Further, no Studios' entrances are proposed from Van Buren Place except for emergency Fire Department access. As such, there will be minimal Project related traffic trips on the residential streets. The City's traffic consultant also explained that the current Level of Service (LOS) analysis conducted in the traffic study is based on the most recent data available and is a more accurate projection of future traffic conditions than past studies for the Studio property.
Comprehensive Plan Amendment 6 requires that Project site access be taken from the existing five access gates providing ingress and egress to the Studios from three public rights-of-way: Gate 1 off of Washington Boulevard; Gates 2, 3, and 4 off of Ince Boulevard; and emergency only access from Van Buren Place. Gate 1 will provide egress only for employees to exit eastbound towards Ince and Washington. Gate 2 will provide the primary means of ingress and egress for employees and visitors and will also provide ingress only for production vehicles. Gate 3 will provide ingress and egress for employees and ingress and egress for production vehicles. Gate 4 will only be used for emergency vehicle access. The proposed access and circulation was reviewed and analyzed in the Project traffic study, and any future changes to the access gates and/or circulation will require an amendment to the Comprehensive Plan and further environmental analysis.
Environmental Review:
Pursuant to the California Environmental Quality Act (CEQA) guidelines, a Mitigated Negative Declaration (MND) was adopted by the Planning Commission on November 18, 2015 which determined that the Project will not have a significant adverse impact on the environment. Pursuant to Section 15162 of CEQA, Comprehensive Plan Major Modification, P2015-0069-CP/MAM, and Historic Preservation Program Certificate of Appropriateness, P2015-0069-HPCA is within the scope of adopted MND, the circumstances under which the MND was prepared have not significantly changed, and no new significant information has been found that would impact the MND. Therefore, no new environmental analysis is required.
Conclusion:
The Applicant has worked to ensure that the proposed Project will be compatible with surrounding residential uses while preserving and protecting the historic elements of the property and providing the Studios with economic viability to move forward as a modern media center. Based on the analysis contained herein, staff believes the findings for a Comprehensive Plan Amendment and Historic Preservation Program Certificate of Appropriateness can be made as outlined in the proposed resolution (Attachment No. 1) and recommends project approval.
FISCAL ANALYSIS:
There is no fiscal impact associated with the proposed project.
ATTACHMENTS:
1. Proposed City Council Resolution.
2. Planning Commission Resolution No. 2015-P008 Exhibit A, Recommended Conditions of Approval.
3. Project Site Map
4. November 18, 2015 Planning Commission Staff Report (without attachments).
5. Adopted Mitigated Negative Declaration, Initial Study Checklist for CPA No. 6, dated October 27, 2015.
6. Culver Studios Comprehensive Plan Amendment No. 6 Traffic Analysis Validation and Update, Prepared by Fehr & Peers, dated September, 2015.
7. Historical Resources Assessment and Environmental Impacts Analysis Report prepared by PCR Services Corporation, dated September 2015.
8. Comprehensive Plan Amendment No. 6, dated November, 2015
9. Public Comments
RECOMMENDED MOTION(S):
That the City Council:
Adopt a resolution approving Comprehensive Plan Amendment No. 6 (Major Modification P2015-0069-CP/MAM) and Historic Preservation Program Certificate of Appropriateness P2015-0069-HPCA, subject to the Conditions of Approval as stated in the proposed resolution.