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PC - PUBLIC HEARING: (1) Approval of a California Environmental Quality Act (CEQA) checklist pursuant to CEQA Guidelines Section 15168 determining that the environmental effects of the operation are within the scope of the Culver City General Plan 2045 and Zoning Code Update Certified Programmatic Environmental Impact Report and (2) Consideration of a Site Plan Review, Tentative Tract Map, Recreational Facilities Credit, and Extended Construction Hours (P2025-0050-SPR/TTM) to allow the development of a mixed-use project with 846 residential units and 11,406 square feet of commercial space on a site located at 6201-6299 Bristol Parkway
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Meeting Date: October 22, 2025
Contact Person/Dept: Peer F. Chacko, Senior Planner
Emily Stadnicki, Current Planning Manager
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 [ ]
City Council Action Required Yes [ ] No [X] Date [N/A]
Public Notification: (Email) Public Notifications - Planning Commission (10/01/25); (Posted) City website (10/01/25); Social Media (10/02/25); (Mailed) Property owners and occupants within a 500 ft radius (09/30/25); (Posted) on-site sign (10/01/25); (Email/Posted) Meetings and Agendas - Planning Commission (10/16/25)
Department Approval: Mark E. Muenzer, Planning and Development Director (10/15/25)
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RECOMMENDATION
Staff recommends the Planning Commission adopt a resolution (1) approving a CEQA checklist pursuant to CEQA Guidelines Section 15168 determining that the environmental effects of the operation are within the scope of the Culver City General Plan 2045 and Zoning Code Update Certified Programmatic Environmental Impact Report and (2) approving a Site Plan Review, Tentative Tract Map, Recreation Facilities Credit against Parkland Dedication requirements, and Extended Construction Hours (P2025-0050-SPR/TTM) to allow the development of a mixed-use project with 846 residential units and 11,406 square feet of commercial space.
PROCEDURES
1. Chair calls on staff for a staff report and Planning Commission poses questions to staff.
2. Chair opens the public hearing, providing the applicant and public the opportunity to speak.
3. Chair seeks a motion to close the public hearing after all testimony has been presented.
4. Commission discusses the matter and arrives at its decision.
BACKGROUND
Existing Conditions
The 7.05-acre Project site (former Fox Hills Plaza) consists of 2 parcels occupied by a vacant one-story, 68,610-square-foot commercial building with surface parking, for which a demolition permit has already been approved by the City. The property fronts on Green Valley Circle and Bristol Parkway, with 3 existing two-way vehicular access points to the site along Green Valley Circle, and 2 existing two-way access points along Bristol Parkway. The site has a 39-foot downward slope from northeast to southwest, with the high elevation at the intersection of Bristol Parkway and Green Valley Circle and the low elevation at the rear of the site.
Zoning/General Plan/Surroundings
The subject property is located in the Mixed Use High Density (MU-HD) Zone and is designated Mixed Use High in the General Plan 2045 with a permitted density of 100 units per acre. The site is listed in the Housing Element Sites Inventory.
As shown on Attachment 2 - Vicinity Map, the Project site is bordered by 2 hotel uses to the west and south (8 and 12 stories, respectively), both of which are in the MU-HD Zone; it is bordered across Green Valley Circle by the Westfield Shopping Center to the northwest, and 4-story commercial offices uses to the north, both of which are also in the MU-HD Zone. It is bordered to the east across Bristol Parkway by up to 3-story residential uses zoned High Density Multi-family Residential (RHD). To the northeast, across the Green Valley Circle - Bristol Parkway intersection, are one-story commercial offices zoned MU-HD.
The Project submittal includes an SB 330 application dated November 15, 2024, vesting the new Culver City General Plan 2045 and the updated Zoning Code in effect as of October 9, 2024. Note that the Project is not subject to the more recently adopted Objective Design Standards, Density Bonus and Other Incentives update, and Sign Code Amendment.
Project Description
The Project proposes demolition of all existing buildings and construction of a new 6 to 8 story (maximum 94 feet), mixed-use development with 846 residential units (including 36 very low-income units), 11,406 square feet (sf) of commercial space, 8 levels of wrapped structured parking, and 2 levels of subterranean parking. The residential units consist of 164 studio apartments, 408 one-bedroom apartments, 235 two-bedroom apartments, and 39 three-bedroom apartments. Detailed site, floor, roof, elevation, section, and landscape plans are provided in Preliminary Development Plans (Attachment 4).
The Project includes a total of 8,460 sf of publicly accessible open space (plaza) at the intersection of Green Valley Circle and Bristol Parkway, 97,391 sf of outdoor and indoor common open space in the form of courtyards, roof terraces, and amenity spaces, and 12,720 sf of private open space as patios and balconies. Note that the Project proposes to participate in the Art in Public Places Program by placing public art in the plaza and along the project frontage.
As proposed, there are 1,201 structured vehicle parking spaces (1,135 residential spaces, 38 guest spaces, and 28 commercial spaces) with 2 access points from Green Valley Circle and 1 from Bristol Parkway. The Project provides 1 commercial loading space with direct access from Green Valley Circle, 4 residential loading spaces accessed via 2 driveways from Green Valley Circle, and an additional residential loading space with direct access from Bristol Parkway. There are 2 commercial short-term and 1 commercial long-term bicycle parking spaces, and 29 residential short-term and 212 residential long-term bicycle parking spaces.
The Project includes an administratively approved Density Bonus and Other Incentives (DOBI) request pursuant to State Density Bonus Law and Culver City Municipal Code (CCMC) Section 17.580.075, and an Administrative Modification for tandem parking dimensions pursuant to CCMC Section 17.550.010 A (Attachment 6).
ANALYSIS
Site Plan Review
The applicant is requesting Site Plan Review approval of the Preliminary Development Plans with conditions of approval, included as Exhibits A and B to Resolution No. 2025-P012. Pursuant to the Housing Crisis Act of 2019, the City cannot disapprove a housing development project or impose conditions of approval that would render the project unaffordable, unless based on a written finding of a specific adverse impact upon public health and safety.
Furthermore, pursuant to SB 330 the project may only be subjected to adopted objective standards in place at the time of the SB 330 application submittal. The Site Plan Review must be conducted within these limitations imposed by State law. The sub-sections below summarize how the project complies with existing adopted objective standards.
Land Use and Development Standards: The Project proposes mixed use with residential and commercial uses consistent with the land use provisions of the MU-HD district. As proposed, it complies with all development and open space standards in the MU-HD district, with the exception of the items approved as Administrative Modifications pursuant to Culver City Code, or Density Bonus waivers pursuant to State Density Bonus Law.
Although Culver City does not require parking, the Project provides parking to meet projected market demand and complies with Municipal Code and Cal Green requirements for EV capable, EV ready and EV charger parking. The local Code requirements for long and short-term bicycle parking, loading, and refuse-handling are also met.
Additionally, the Project will meet or exceed State of California Green Building Standards and Culver City's Green Building Program requirements, including renewable energy solar photovoltaic requirements, LED lighting and Energy STAR-rated appliances, and efficient water management through high efficiency centralized boilers and water-efficient landscape design using low water use, non-invasive plants, weather-based controllers and drip irrigation systems.
Urban Design: The Project is designed with residential units wrapped around a central multi-level parking structure, thereby screening the parking from the street. The height of the building as seen from the adjoining streets will vary from 6 to 8 stories, based on grade changes. The Project includes a ground-level, community-serving 11,406 square-foot commercial space fronting on an 8,640 square feet publicly accessible plaza at the junction of Bristol Parkway and Green Valley Circle. Additionally, the site plan is designed to create a series of common private courtyards visible and accessible to residents from the adjoining sidewalks along Bristol Parkway and Green Valley Circle.
Direct (controlled) access for residents is provided to common staircases and private ground floor patios from the adjoining sidewalks at several points along Green Valley Circle and Bristol Parkway, thus contributing to street activation. The Project will replace and widen sidewalks along both frontages and will provide a 5-foot right-of-way dedication along Green Valley Circle to accommodate a wider sidewalk, consistent with standards provided in the Safer Fox Hills Plan. Existing mature street trees will be preserved, and additional street trees will be added to meet the requirements of the Culver City Code.
Traffic and Circulation: The Transportation Study (included within Attachment 11) estimated 934 net new daily trips generated by the Project, including 233 net new morning peak hour trips and 50 net new afternoon peak hour trips. The Project is consistent with City plans, programs, ordinances and policies and would not result in any geometric design hazards; it provides adequate internal circulation to accommodate vehicular, pedestrian, and bicycle traffic without impeding traffic movements on City streets or introducing safety hazards for pedestrians, bicyclists or motorists.
Per CEQA Guidelines Section 15064.3(b)(1), the Project is not required to perform a Vehicles Miles Travelled (VMT) analysis because it is located within 0.5 miles of a designated Transit Priority Area (TPA) and has less than 50,000 square feet of commercial space. It is presumed to result in a less than significant VMT impact.
Mobility and Transportation Demand Management (TDM) Plan (Attachment 7): The Project provides a pedestrian-friendly environment and includes pedestrian walkways connecting pedestrian access points in the building to off-site facilities, rideshare and transit. It provides on-site short-term and long-term bicycle parking spaces in compliance with the Code. The Project will include an onsite Transportation Information Center with a designated Transportation Coordinator to provide commuter information; new residents and employees will receive a transportation information packet.
Tentative Tract Map (Attachment 5)
The Project is seeking to combine 2 existing parcels and subdivide into 1 ground lot and 7 air space lots. This is consistent with the requirements of subdivision regulations in CCMC Section 15.10 and is subject to standard conditions of approval.
Recreational Facilities Credit
The Project is seeking approval of a Recreational Facilities Credit towards 50% of the Parkland Dedication requirement based on onsite open space and amenities provided. CCMC Section 15.06.320 requires the Planning Commission to determine if it is in the public interest for up to 50% of the Parkland Dedication requirement to be satisfied by the proposed development of private open space and recreational facilities, or that such area is reasonably adaptable for use for park or recreational purposes, based on factors such as size, shape, topography, geology, access and location within the development.
The Project's Parkland Dedication requirement is calculated as 211,702 square feet and is seeking credit for a total of 105,851 square feet of onsite open space and amenities (50% of the dedication requirement). This includes 8,460 square feet of publicly accessible, outdoor open space (street corner plaza with seating, shading elements, meadow, community play area, water feature, and public art), 80,600 square feet of common outdoor open space (courtyards, roof decks and pool) with resident-only access, and 16,791 square feet of common indoor open space with resident-only access.
The designated common open spaces and publicly accessible plaza as shown in the Preliminary Development Plans (Attachment 4), would serve the residents of the development, visitors to the onsite commercial spaces, and neighborhood residents. Consequently, these would reduce the demand generated by the proposed development for offsite public parks and recreation facilities. The City's Parks, Recreation & Community Services Department staff are supportive of the request and included a condition of approval requiring a written agreement addressing the private ownership and maintenance of the private indoor and outdoor open space area as park or recreational facilities, and the use of such area to be restricted by recorded covenants which run with the land in favor of the future owners of the property within the development.
Extended Construction Hours Request and Construction Management
CCMC Section 9.07.035 limits construction hours to: 8:00 am - 8:00 pm Mondays through Fridays; 9:00 am - 7:00 pm Saturdays; 10:00 am - 7:00 pm Sundays. The Applicant is requesting to extend daily construction hours in the morning Monday through Friday, starting at 7:00 am and ending at 7:00 pm (Attachment 8).
CCMC Section 9.07.035.C allows for approval of extended construction hours for sites of 1 acre or larger if the extension is determined to be in the public interest. The requested earlier weekday start would result in most daily construction activities ending by 3:00 pm, enable construction worker arrival prior to the peak morning commute hours, a reduction in project-related truck traffic during peak afternoon hours, and an overall reduction in construction duration by 277 workdays (approximately 10 months). The extended construction hours would be subject to conditions of approval including those identified in the Construction Management Plan, Pedestrian Protection Plan, Construction Traffic Management Plan, and Noise studies.
The Applicant has submitted a draft Construction Management Plan (Attachment 8) outlining how the project team will implement construction management responsibilities and coordinate the construction process. It addresses issues such as site security and fencing, pedestrian protection, community notification, construction hours, construction methodology, and logistics planning. The Plan also covers environmental issues such as noise and vibration management, dust and erosion control, and demolition debris recycling.
The sidewalks around the site are proposed to be closed during construction, however, pedestrian and bicycle access will be maintained in the street through use of k-rails and other methods to be approved by the City as part of a traffic control plan. A sidewalk closure exhibit is included in the Preliminary Development Plans (Attachment 4); project construction will occur in 2 phases. A final Construction Management Plan will be reviewed and approved by the City prior to building permit issuance.
Administrative Modification and Density Bonus and Other Incentives (DOBI) (Attachment 6)
An Administrative Modification for tandem parking spaces (width reduction from 9 feet to 8.5 feet), was approved pursuant to Culver City Municipal Code (CCMC) Section 17.550.010. Administrative Modifications allow for dimensional adjustments up to 10%.
Additionally, pursuant to CCMC Section 17.580.075, the Project was administratively approved for a 20% density bonus (141 units) for setting aside 5% of the base density (36 units) as very low-income units, as well as for the following waivers of development standards:
* Building height increase from 56 feet to 94 feet;
* Front yard setback reduction from 10 feet to 5 feet along Green Valley Circle;
* Location of above-ground utilities and loading areas within front and side yard setbacks and along primary street frontages;
* Screening requirements for above-ground utilities and loading areas; and
* Retaining wall separation requirements above 6 feet and increase in total height from 12 feet to 16 feet at the rear of the site.
Under State Density Bonus Law, the City must grant a specified density bonus if the project provides the required affordable units specified by affordability level. Additionally, denial of a waiver request requires written findings based upon substantial evidence that it would have a specific adverse impact upon public health and safety, or on properties listed on the California Register of Historic Resources, that it is contrary to state or federal law, or that the standard doesn't preclude the residential development from achieving the density allowed under zoning and State law.
ENVIRONMENTAL DETERMINATION
Based on the Culver City General Plan 2045 and Zoning Code Update Certified Programmatic Environmental Impact Report (PEIR) analysis and pursuant to California Environmental Quality Act (CEQA) Guidelines, the City prepared a written checklist to evaluate Project-specific environmental impacts, note Project design features and Project mitigation requirements, and determined that environmental impacts are "within the scope" of the Certified PEIR. Pursuant to CEQA Guidelines Section 15168(c)(2), no further environmental analysis is required. The CEQA documentation is included as Attachment 11.
COMMUNITY OUTREACH
In accordance with the City's Community Outreach Guidelines applicable at the time of application submittal, the applicant hosted 2 hybrid community meetings introducing the project and providing information regarding design, landscaping, neighborhood context, uses, parking, circulation, and review process. Meeting minutes are included in Attachment 10 and meetings summaries are provided below:
1st Community Meeting - October 17, 2024: 34 people attended (excluding staff and applicant team) and the issues raised included concentration of housing in Fox Hills, adequacy of off-street parking and incentives for a car-free lifestyle, traffic safety impacts on Bristol Parkway and Green Valley Circle, and construction timeframe and impacts. Staff clarified that the project density is consistent with the General Plan, Zoning and State law. Applicant clarified that a crosswalk with flasher signal would be provided at Doverwood Drive to address safety concerns, off-street parking was based on demand and accessibility to the transit center, and that a compressed construction timeline would be implemented in compliance with a City-approved construction management plan.
2nd Community Meeting - May 29, 2025: 13 people attended (excluding staff and applicant team) and the topics included appreciation for the architectural renderings, onsite retail, onsite open space, and public art, requests that publicly-accessible open space be placed in a quieter location, a community garden be included, and planters be added to balconies, concern about excessive off-street parking, need for traffic signals and speed bumps on Bristol Parkway, and stormwater runoff. Applicant noted that a variety of open spaces are provided for the benefit of residents and the public, that common open space for residents would include a community garden, and that additional balcony planters would be considered. Applicant also clarified that off-street parking was based on demand, and that because of community feedback, discussions were ongoing with the City regarding traffic signals, bike lanes, wider sidewalks, and other street improvements to address traffic, bike and pedestrian safety.
A public notice was mailed to all property owners and occupants within a 500-foot radius of the Project Site on September 30, 2025, advising the public of a hearing at the regularly scheduled Planning Commission meeting of October 22, 2025. As of the writing of this staff report, no comments have been received.
FISCAL ANALYSIS
The project will be subject to impact fees which will be collected at the time of issuance of the certificate of occupancy.
CONCLUSION
Based on the proposed development plans, tentative tract map, and recommended conditions of approval, the Project is adequately served by public facilities, and is consistent with the General Plan, Zoning Code, and all CCMC requirements as limited by the Housing Crisis Act, SB 330, and State Density Bonus Law.
The Project will advance the City's housing supply and affordable housing goals stated in the Housing Element. With approval of extended construction hours, overall construction time and impacts will be reduced. Based on the analysis herein, staff asserts the findings for the Project entitlements as outlined in the proposed Resolution can be made and recommends that the Planning Commission approve the Project, as conditioned.
ATTACHMENTS
1. Proposed Planning Commission Resolution No. P2025-P012 with Exhibit A: Conditions of Approval; and Exhibit B: Code Requirements
2. Vicinity Map
3. Project Summary
4. Preliminary Development Plans dated October 2, 2025
5. Tentative Tract Map
6. AM/DOBI Administrative Approval
7. Mobility and Transportation Demand Management Plan
8. Extended Construction Hours Request
9. Draft Construction Management Plan
10. Community Meeting Minutes
11. CEQA Documentation
MOTION
That the Planning Commission adopt Resolution No. 2025-P012 (1) approving a CEQA checklist pursuant to CEQA Guidelines Section 15168 determining that the environmental effects of the operation are within the scope of the Culver City General Plan 2045 and Zoning Code Update Certified Programmatic Environmental Impact Report and (2) approving Site Plan Review, Tentative Tract Map, Recreation Facilities Credit against Parkland Dedication requirements, and Extended Construction Hours for Project P2025-0050-SPR/TTM, subject to conditions of approval as stated in the resolution.