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CC - Adoption of an Ordinance Approving a Comprehensive Plan, Height Exception and Tentative Tract Map (P2015-0141) to Allow a Mixed Use Transit Oriented Development Consisting of a 148 Room Hotel, Approximately 57,700 Gross Square Feet of Retail and Restaurant Uses, 196,300 Gross Square Feet of Office Use, and 200 Residential Dwelling Units Located at 8824 National Boulevard.
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Contact Person/Dept: Susan Yun, Senior Planner/CDD
Thomas Gorham, Planning Division/CDD
Phone Number:
(310) 253-5755
(310) 253-5727
Fiscal Impact: Yes [] No [x] General Fund: Yes [] No []
Public Hearing: [] Action Item: [] Attachments: Yes [x] No []
Commission Action Required: Yes [x] No [] Date: 02/17/2016
Commission Name: Planning Commission
Public Notification: (E-Mail) Meetings and Agendas - City Council (03/25/16)
Department Approval: Sol Blumenfeld, Director of Community Development (03/24/16)
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RECOMMENDATION:
Staff recommends the City Council adopt the proposed ordinance (Attachment No.1) approving Comprehensive Plan P2015-0141-CP, Height Exception P2015-0141-HTEX, and Tentative Tract Map P2015-0141-TTM, to allow a mixed use transit oriented development consisting of a 148 room hotel, approximately 57,700 gross square feet of retail and restaurant uses, 196,300 gross square feet of office use and 200 residential dwelling units located at 8824 National Boulevard (the “Project”), subject to Project conditions of approval.
BACKGROUND/DISCUSSION:
At its meeting of February 17, 2015, the Planning Commission unanimously recommended to the City Council (1) approval of Comprehensive Plan P2015-0141-CP, Height Exception P2015-0141-HTEX, and Tentative Tract Map P2015-0141-TTM; and (2) adoption of the related Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program.
At the City Council meeting of March 14, 2016, the City Council unanimously (1) adopted a Mitigated Negative Declaration and a Mitigation Monitoring and Reporting Program based on the Initial Study finding that the Project, with mitigation measures incorporated, will not have a significant adverse impact on the environment; and (2) introduced the proposed ordinance approving Comprehensive Plan P2015-0141-CP, Height Exception P2015-0141-HTEX, and Tentative Tract Map P2015-0141-TTM for the Project.
Pursuant to the City Council’s direction, the proposed ordinance includes various changes to the Project conditions of approval (see Attachment No.1 Conditions of Approval). The following description includes, but is not limited to, the key conditions that were modified:
• Construction Traffic Management Plan (Condition No. 31). Part G was added to require the Applicant to provide information to the community as it relates to the Project construction activities.
“G. Prior to approval of the Construction Traffic Management Plan and the Construction Management Plan (Condition No. 31), the Applicant shall conduct one (1) Community Meeting pursuant to the notification requirements of the City’s Community Meeting guidelines, to discuss and provide the following information in the Construction Traffic Management Plan and Construction Management Plan to the surrounding community:
1) Construction schedule and hours.
2) Framework for construction phases.
3) Identify traffic diversion plan by phase and activity. (A formal Traffic Control Plan shall be submitted separately for review and approval by the City for each phase).
4) Potential location of construction parking and office trailers.
5) Truck hauling routes and material deliveries (i.e. identify the potential routes and restrictions. Discuss the types and number of trucks anticipated and for what construction activity).
6) Emergency access plan.
7) Demolition plan.
8) Staging plan for the concrete pours, material loading and removal.
9) Crane location(s).
10) Accessible Applicant and contractor contacts during construction activity and during off hours (relevant email address and phone numbers).
11) Identify temporary access to the Metro Expo Station area during construction.”
• Construction Schedule (Condition No. 34). Notice of the Project construction schedule, was expanded as follows:
“…and shall be provided to the City in electronic format for posting on the City’s website and distributed via email to interested parties.”
• Construction Parking (Condition No. 159). Condition was revised to require Construction parking to be onsite or at designated offsite locations.
“During all phases of construction, all construction workers, contractors and others involved with the Project shall park on the Property or at designated offsite locations approved by the City, and not in the surrounding neighborhood.”
• Construction Hours (Condition No. 162). Procedures for alternative construction hours, were included as follows:
“…Modifications to the prohibited hours for lane closures, dirt hauling and construction materials deliveries or removal prescribed above shall only be permitted upon review and approval of the Public Works Director.
In the event the Culver City Municipal Code (CCMC) is amended to allow certain construction activities, such as but not limited to concrete pours, outside of the prescribed construction hours noted above, the Applicant may request extended construction hours pursuant to the amended CCMC, subject to approval by the Community Development Director and Public Works Director.”
• Follow Up inspections /Revocations and Modifications (Condition No. 187). Timing of the submission of follow up inspection reports and details for revocations or modifications was specified in this Condition.
“The Community Development Director, or designee, shall conduct follow-up inspections on the on-site circulation, traffic mitigations, parking, project design, maintenance and operation of the Project after full operation of the Project has commenced, as set forth in this Condition. A report on the Project traffic mitigations, on-site circulation, parking, project design, maintenance and operation shall be reviewed by the Community Development Director twelve (12) months after occupancy of the Project. In the event the Project is not in full compliance with the approved Project plans, Project conditions of approval, Project mitigation measures and approved Comprehensive Plan, the Project shall be subject to the provisions of CCMC Chapter 17.660 - Revocations and Modifications as determined by the Community Development Director based on, but not limited to, any of the following: one or more of the conditions of the permit have not been substantially fulfilled or have been violated including; the improvement authorized in compliance with the permit is in violation of any code, law, ordinance, regulation, or statute; or the improvement/use allowed by the permit has become detrimental to the public health, safety, or general welfare, or the manner of operation constitutes or is creating a nuisance.”
• Electric Vehicle Parking (Condition 188). Clean Mobility Center replacement parking was included as part of this condition:
“Eight Clean Mobility Center parking spaces, including three electric vehicle charging station spaces (electric charging equipment to be funded by Metro), shall be provided on the ground level of the Project. Such parking shall be included as part of the required parking in the Project but not deducted from the parking supply. In addition, the Applicant shall provide electric vehicle charging station stalls within the project as part of the required project parking.”
• Metro Tap Passes (Condition No. 189). The Condition was expanded to require the Applicant to provide a longer duration (up to a year) of free tap cards to residential tenants and to require commercial lessees of 20,000 GSF of more to provide B-Tap cards.
“The Applicant/Property Owner shall provide:
A. Printed materials on how to use the Metro for apartment residents, employers, employees, and hotel guests;
B. Free Tap cards for a minimum of one month and up to a year, if so requested by the residents with a new lease (one per household);
C. For business lessees of 20,000 GSF or more, Property Owner will require those lessees to provide B-Tap cards for a minimum of 50% of the employees for one year following lease up;
D. Discounted tap cards for hotel guests during the initial twelve months of operations to encourage and promote more frequent use of public transportation.
In the event Metro introduces a program for discounted residential users (similar to the B-Tap program), the Applicant/Property Owner shall utilize funds in the equivalency of providing regular priced Tap cards to residents beyond one year. The Applicant/Property Owner shall provide a written affidavit to the Planning Division certifying that Metro Passes have been distributed as required by this Condition. In addition, the Applicant/Property Owner shall encourage the Project’s commercial tenants to participate in Metro’s Business Transit Access Pass (B-Tap) Program. Following one year of occupancy of at least 80% of the project, the Applicant shall provide a study and survey to identify the number of residents, employees and hotel guests who use the tap card for Expo. The scope of the Study shall be approved by the Community Development Director prior to commencement.
The proposed Ordinance is brought back tonight for adoption by the City Council.
ENVIRONMENTAL REVIEW:
On March 14, 2016, the City Council adopted a Mitigated Negative Declaration (MND) and a Mitigation Monitoring and Reporting Program based on the Initial Study finding that the Project, with mitigation measures incorporated, will not have a significant adverse impact on the environment. The circumstances under which the MND were prepared and adopted have not significantly changed and no new significant information has been found that would impact the MND; therefore, no new environmental analysis is required at this time related to adoption of the proposed Ordinance.
FISCAL ANALYSIS:
The adoption of the proposed ordinance does not create a fiscal impact.
ATTACHMENT:
Proposed Ordinance and Exhibit A, Conditions of Approval and Exhibit B, Mitigation Measures (MMRP).
RECOMMENDED MOTION(S):
That the City Council:
Adopt the proposed ordinance, approving Comprehensive Plan P2015-0141-CP, Height Exception P2015-0141-HTEX, and Tentative Tract Map P2015-0141-TTM, subject to the Conditions of Approval.