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PC - PUBLIC HEARING: Consideration of a Site Plan Review and Administrative Use Permit (P2022-0361), to allow demolition of a 24,448 sq.ft. office building and construction of a 3 to 4-story, 63,693 sq. ft. office building with 3 subterranean parking levels and 182 parking spaces at 8960 - 8966 Washington Boulevard and a Class 32 CEQA Exemption.
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Meeting Date: September 27, 2023
Contact Person/Dept: Cecilia Jaroslawsky, Contract Planner
Jose Mendivil, Associate Planner
Phone Number: (310) 253-5757
Fiscal Impact: Yes [] No [X] General Fund: Yes [] No [X]
Public Hearing: [X] Action Item: [] Attachments: [X]
Council Action Required: Yes [] No [X] Date: N/A
Public Notification: (Mailed) Property owners and occupants within a 500-ft. radius and extended to end of City Block (09/05/2023); (Email) Public Notifications-Planning Commission (09/05/2023), Meetings and Agendas - Planning Commission (09/21/2023); (Posted) City website (09/05/2023), Onsite Sign (09/06/2023).
Department Approval: Mark Muenzer, Planning and Development Director (09/20/2023).
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RECOMMENDATION
Staff recommends the Planning Commission adopt Resolution No. 2023-P004, adopting a Class 32 Categorical Exemption pursuant to California Environmental Quality Act (CEQA) Section 15332-In-Fill Development Projects, and approving Site Plan Review, P2022-0361-SPR, and Administrative Use Permit, P2022-0361-AUP, for a new commercial/office project, subject to conditions of approval.
PROCEDURES
1. Chair calls on staff for a brief staff report and the Planning Commission poses questions to staff.
2. Chair opens the public hearing, providing the applicant the first opportunity to speak, followed by the general public.
3. Chair seeks a motion to close the public hearing after all testimony has been presented.
4. Planning Commission discusses the matter and arrives at its decision.
BACKGROUND
On November 22, 2022, Lindblade Media Center (LA) Owner, LLC, , (the “Applicant”) submitted an entitlement request to allow demolition of an existing 24,448 sq.ft. office building and construction of a 3 to 4-story, 63,692 sq. ft. office building with 3 subterranean parking levels and 182 parking spaces (the “Project”) at 8960-8966 Washington Boulevard (the “Project Site”). The total new area, including the 3 subterranean levels and ground floor parking, is 141,646 sq. ft The request is permitted with:
• Site Plan Review (SPR) - to construct a project of 5,000 sq. ft. or more, as further detailed below; and
• Administrative Use Permit (AUP) - to provide 139 parking spaces in tandem out of the 182 parking spaces.
The Project is subject to the previous Zoning Code required minimum parking and standards because it was submitted prior to the effective date of Culver City Ordinance No. 2022-008 eliminating minimum required parking (effective date - November 23, 2022).
Existing Conditions
The Project Site is located on the south side of Washington Boulevard between Robertson Boulevard/Higuera Street and Landmark Street. The Project Site is a developed through-lot, comprised of 2 parcels totaling 24,544 sq.ft. fronting on Washington Boulevard to the north and Lindblade Street to the south (see Vicinity Map, Attachment No. 2). The Project Site is within 2 zoning designations: the north half is Commercial General (GC) and fronts Washington Boulevard, and the south half is Industrial General (IG) and fronts Lindblade Street.
The Project Site has a 125 ft. frontage along both Washington Boulevard and Lindblade Street with Washington Boulevard considered the front. The site is developed with a 24,448 sq.ft., single-story office building, constructed in approximately 1930. The Project Site is within the Washington National Transit Oriented Development (TOD) District and is subject to the Bicycle and Pedestrian Action Plan (BPAP) and Commercial Zero Setback Overlay (-CZ) Zone. The Project Site is surrounded by a variety of uses, from commercial uses to the north, industrial uses to the south, residential uses further to the south, and office and retail uses east and west of the Project Site. The Project Summary provides a summary of surrounding zones and uses (Attachment No.3).
Project Description
The Project will demolish the existing office structure and construct a new office building. Although the Project will be one structure, the height of the Washington Boulevard portion will be one level taller than the Lindblade Street section due to the split zoning on the Project Site. The structure fronting Washington Boulevard will contain 4 office levels at 56 ft., totaling approximately 44,815 sq.ft. above grade and 3 parking levels below grade totaling approximately 34,446 sq.ft. The structure fronting Lindblade Street will contain 3 office levels at 43 ft. above grade, totaling approximately 30,275 sq.ft. and 3 parking levels below grade totaling approximately 32,110 sq.ft. A portion of the ground level facing Lindblade Street will contain parking and utility rooms. Washington Boulevard is considered the Project’s front and Lindblade Street is the rear. Both the CG and IG Zones allow office uses and the use is consistent with the Project Site’s General Corridor land use designation. The Project Summary shows the Project’s height, setbacks, and parking are consistent with CG and IG standards (Attachment No. 3).
Washington Boulevard Frontage (the front)
Washington Boulevard is classified as a primary artery roadway, and currently provides a curb-to-curb roadway width of 60 ft. with a 10 ft. wide sidewalk at the front of the Project. The Project is required to widen the Washington Boulevard roadway by 5 ft. and dedicate 5 ft. of the Project Site’s front to maintain a 10 ft. wide public sidewalk. The widening is needed to: accommodate the continuation of a bike lane along Washington Boulevard; straighten the width of the road at this segment consistent with the existing width of Washington Boulevard in the TOD area; and enable enhanced streetscape improvements by use of the 10 ft. sidewalk. The plan for the bike lane predates the Move Culver City pilot program and existed on both the eastbound and westbound lanes.
Previous developments in the area (Platform, Synapse, Ivy Station, and Access) did dedicate frontage and stripe for bike lanes. This is part of a larger effort to encourage multi-modal active transportation (bicycling and walking) and implement the City’s Bicycle and Pedestrian Action Plan. The Project includes modifications and upgrades to existing public amenities, such as a new sidewalk, curb, and gutter, various streetscape improvements (benches, trees, tree grates, bushes, short-term bicycle racks per the TOD standards) and a bicycle lane, as well as restriping and repaving of Washington Boulevard at this location. The Site Plan on Sheet A1.0 of the Preliminary Development Plans (Attachment No. 4) shows a conceptual plan for the street scape improvements.
The Project is 122 ft. wide along Washington Boulevard and is set back 5 ft. from the front property line at the ground level. The building has a -zero setback beginning at the second level, 13 ft. above grade. The Washington Boulevard frontage is within the CZ Overlay Zone which requires buildings have a zero setback with an allowance for a street level setback if pedestrian amenities such as benches, landscaping, and art are provided. The 5 ft. set back area accommodates (on-site) two planter areas with benches and an area for public art adjacent to the structure. In addition to the streetscape improvements, these amenities within the 5 ft. setback area enhance the pedestrian experience along the Project’s sidewalk frontage. It is more inviting than had the Project been designed with a zero setback on the ground level.
There are 2 pedestrian entrances off Washington Boulevard, one at the center of the frontage leading to a 6,890 sq.ft. ground-level commercial space, and one adjacent to the east side property line leading to a 1,099 sq.ft. lobby area. The lobby includes 2 elevators and leads to a 461 sq.ft. shower and locker room and the rear facing ground floor parking (within the structure). The second and third levels are approximately 21,400 sq.ft. each and the fourth level is approximately 11,200 sq.ft All levels are open-floor office in concept, however future tenants could choose to create individual tenant spaces within the floors.
Bus Stop
As discussed above, a dedication and street widening is incorporated into the design as required by Public Works Department (Condition 13) to allow for a bicycle lane on Washington Boulevard. The Culver City Transportation Department provides a standard condition (Condition 9) that states that the applicant shall upgrade bus features as applicable. The Transportation Department is requiring the eastbound bus stop at the corner of Washington Boulevard and Higuera Street be relocated in front of the Project Site. The relocated bus stop would require a concrete bus pad on the roadway, a bus bench, shelter, and trash receptacle on the sidewalk. The head or front of the new bus stop would align with the Project’s ground floor front entrance which is designed near the middle of the Project’s Washington Boulevard frontage and the shelter, bench, and trash receptacle would be located at the west end of the Project Site.
The Transportation Department states the reason for relocating the stop is that the area created by the 5 ft. dedication of Washington Boulevard is the best place to locate new stop. A stop at either side of this project site would not be safe due to bikes and buses sharing one lane per the revised Move Culver City plan that was recently approved (Move Culver City is a pilot program). Additionally, the Transportation Department states that ridership has increased at this stop and relocation is supported by Transportation’s long-term plans.
The applicant has submitted a comment letter regarding their opposition and concerns for the relocation of the bus stop (Attachment No. 10). The applicant expressed the following concerns.
• The proposed location of the bus stop in the center of the property frontage would negatively impact pedestrian access, streetscape improvements, landscaping, bike parking, and the proposed public art.
• Locating a bus stop along the frontage would require a re-design of an 18-month design effort to create an attractive and compatible building elevation suitable to the TOD area and would be a missed opportunity to continue the pedestrian improvements along Washington Boulevard between Culver City Expo Station and Downtown Culver City.
Option 1 - Make no changes to Transportation’s standard condition of approval for bus stop improvements.
Option 2 - Remove Transportation’s standard condition of approval from this project (there is a current bus stop at the corner of Washington Boulevard and Higuera Street that could remain under this option).
Option 3 - Make changes Approve the Applicant’s request to replace Transportation’s standard condition with a special condition to defer final location, design, and funding of bus related improvements prior to issuance of permits, as follows:
“The Project may be required to upgrade an adjacent, existing bus stop along Washington Boulevard in accordance with City standards for bus shelters. The final design and extent of such relocation and improvements shall be determined through coordination between the Transportation Department, Planning and Development Department, (Public Works and/or any other impacted City Department) and the Applicant. Furthermore, any such improvements shall not impede the ability for the project to comply with its required onsite Public Art program nor the Washington National TOD District Streetscape Plan, unless otherwise mutually agreed-upon by the Planning and Development Director or their designee. Such deviations shall not be deemed as non-compliance of the Applicant with the streetscape plan. As applicable and required, the final location and layout of the of the streetscape shall be specified on the construction set of plans prior to the Issuance of Building Permits and such improvements shall be installed prior to Certificate of Occupancy. The Applicant shall only be responsible to fund those improvements that are located along the Applicant’s property frontage.”
Option 4 - Make changes to Transportation’s standard condition of approval for bus stop improvements as proposed by the Transportation Department. The Transportation Department’s proposed changes specifically require bus stop amenities and certain dimension call outs but provides flexibility in final location, layout and bus stop amenities and requires approval from the Transportation Department:
“The Project shall reserve space for a new bus shelter, bench, trash receptacle, bus stop sign, real-time information display, signpost, twelve-foot (12) wide concrete bus pad (same length as the bus stop zone), red curb (same length as the bus stop zone), and front- and rear-door boarding areas. The final location, layout and bus stop amenities shall comply with Culver CityBus Bus Stop Standard and be approved by the Transportation Department. Such deviations shall not be deemed as non-compliance by the Applicant of the streetscape plan.”
Lindblade Street Frontage (the rear)
Lindblade Street contains a curb-to-curb roadway width of 30 ft. with a 10-ft. wide sidewalk along the Project’s rear frontage. The existing 10-ft. wide sidewalk will be reconstructed and remain 10 ft. wide. Project vehicle access is located along this street via a 25-ft. wide entry/exit driveway, located 46 ft. from the east side property line. The driveway leads to ground level handicap accessible parking and a downward ramp to the subterranean parking. Additionally, the ground floor contains utility rooms and interior stairs. The Lindblade Street façade is set back 5 ft. from the rear property line and includes 3 planter areas that help screen ground level equipment. Pedestrian access is located at both the east and west side property lines. At the roof on the Lindblade Street section of the Project there is a rooftop deck totaling approximately 10,000 sq.ft. The rooftop deck includes an outdoor kitchen, several seating areas, and a variety of drought tolerant plant material.
ANALYSIS/DISCUSSION
Architectural Design and Building Sustainability
The street level provides pedestrian oriented frontages both along Washington Boulevard and Lindblade Street by incorporating landscaping within planters with benches and an exterior public art display adjacent to the Washington Boulevard facade. The building design is articulated by incorporating angled, aluminum composite metal panels that create a perspective as one travels past the project with shadows cast throughout the day. Siding also includes glazing and opaque panelized smooth stucco. These architectural features are designed to create a sense of contrast. The Project’s mechanical equipment and refuse containers are designed to be concealed from the street, public places, and neighboring properties. The building mass and scale is consistent with existing developments within the area and is compatible with surrounding commercial and retail uses of similar height and massing.
This façade treatment alternates between transparent, low energy insulated glazing and light grey aluminum composite panels. The depth and angles of the panels optimize sustainable performance by limiting direct solar heat gains while maintaining ideal natural daylight for the workspace within. The glazed facade is clad in clear glass that allows natural light and is supported by an aluminum frame that creates a sense of lightness and transparency. The angle of the panels is such that they deflect the sun's rays away from the building, reducing the amount of heat that is absorbed by the building's interior, which helps to reduce the need for air conditioning. The articulated facade helps to maximize natural daylight. The north facing transparent glass panels allow natural northern light in, while the aluminum composite panels ensure that direct sun will not allow harsh shadows or glare to interfere with the workspace within, reducing the need for interior artificial lighting.
Further, the smooth stucco on the building sides is a durable and low-maintenance finish that requires little energy to produce. The aluminum composite metal panels on the front and back of the building are lightweight, energy-efficient, and resistant to corrosion.
Landscaping and TOD Streetscape
The Project includes several planter areas along both facades of the structure as well as a landscaped roof deck area. Drought tolerant landscaping for all landscaped areas is a Project Condition of Approval. The rooftop deck includes an outdoor kitchen, several seating areas, and a variety of drought tolerant plant materials. Landscaping on the roof deck is set in from the edge of the building on all sides, reducing the perception of bulk and mass at the top of the structure and increasing neighboring privacy.
The Project includes a 5 ft. set back along Washington Boulevard allowing for a variety of on-site, outdoor amenities including landscape planters with wooden benches and a public art display area. On the public sidewalk portion, and in accordance with TOD District streetscape standards, the Project includes 3 new street trees with tree grates, short term bike racks, and sidewalk benches. The trees will be of a species and size consistent with the TOD Streetscape Plan and the City’s Street Tree Master Plan. Streetscape improvements and the on-site amenities provide visual relief along the Project’s street-facing façade. The goal of the TOD District is to identify means and methods for establishing “more and better choices for circulation, by increasing the viability of alternative mobility mode choices for residents and other users alike.”
The widening of Washington Boulevard adjacent to the Project Site provides the opportunity to comply with these goals, including installation of a bike lane. The full TOD District pedestrian-oriented experience with upgrades fronting the Project Site such as: on-site and public sidewalk seating, on-site and public sidewalk landscaping, on-site art piece with approval by the Cultural Affairs Commission, public sidewalk decorative tree grates, and a bike lane, is potentially lessened by the bus stop.
Parking
Pursuant to Culver City Ordinance No. 2022-008, minimum on site required parking has been eliminated to allow for more transit-friendly developments and increased opportunity for reduced parking costs. However, as noted above, the Project is subject to the previous parking code that required a minimum of one parking space per 350 sq.ft. of office area. The Project provides the minimum required 182 parking spaces with 139 of those spaces arranged in tandem with most spaces 2 deep and a smaller number arranged 3 deep. Tandem parking necessitates the Project provide a valet or parking attendant and a Parking Management Plan which is a Condition of Approval. The Project includes one on-site medium loading space at the ground level. Vehicle access is off Lindblade Street at the rear, reducing potential conflicts with vehicles, bicycles, and pedestrians along Washington Boulevard.
Even though the Project is required to provide 9 bicycle spaces (5% of 182 vehicle spaces per the previous code language), the applicant has volunteered to provide additional bicycle parking consistent with the current code. Under current standards, and to advance bicycle use as an alternative mobility option, the site is planned to provide adequate bicycle parking spaces and supporting infrastructure (e.g., showers, lockers, etc.) to encourage bicycle use. The Project includes 20 long term bike spaces, 7 more than the current required, and 6 short term spaces. Long term spaces are in an on-site dedicated, secure bicycle storage room and lockers and showers are in the ground level off the lobby. The short-term spaces are on the Washington Boulevard sidewalk near the main entrance.
Traffic and Circulation
The Project is located within a Transit Priority Area, a half-mile walking distance to the Metro E (Expo) Line Culver City Station. Frequent transit service (10-minute peak-hour frequencies) is operated on the light rail line. In addition, the Culver City bus No. 1 route goes next to the Project Site. A Transportation Assessment Study was completed by, dated May 2023, to examine the transportation impacts (See Appendix B of the CEQA Class 32 Report - Attachment No. 6). The transportation assessment was prepared consistent with the City’s Transportation Study Criteria and Guidelines (TSCG), dated July 13, 2020 and the adopted programs, plans, ordinances, and policies including the Transportation Element of the City’s General Plan and Citywide Design Guidelines that establish the transportation planning framework for all travel modes. A Vehicle Miles Travel (VMT) analysis is not required due to its proximity to the Metro E Line station. However, a supplemental analysis is necessitated due to the TSCG’s guidelines requiring such an analysis when a project generates more than 250 daily trips.
The analysis determined the Project will generate a net increase of 334 daily trips, of which a net total of approximately 49 trips will occur during the morning peak hour and 48 trips during the evening peak hour. The analysis was conducted around the following 4 intersections:
• Exposition and Robertson Boulevard.
• Washington Blvd. and Higuera Street.
• Lindblade and Higuera Streets.
• Washington Boulevard and Landmark Street.
Washington Boulevard is classified as a Primary Arterial roadway, runs in an east-west direction, and provides 2 travel lanes, one travel lane in each direction with left-turn lanes at key intersections. One shared bus/bike lane is provided in each direction between Ince Boulevard and east of Robertson Boulevard. Lindblade Street is a local east-west roadway providing 2 travel lanes, one lane in each direction. West of Higuera Street, Lindblade Street is a one-way westbound street, providing one travel lane. On-street metered/unmetered parking is generally allowed on both sides of the street and the speed limit is 25 miles per hour.
The queuing analysis indicates that the Project’s weekday AM and PM peak hour traffic volumes will have minimal effect on vehicle queuing at the study intersections under existing and future conditions with the Project. Based on the Level of Service (LOS) and queueing evaluations, the Project does not cause an unacceptable effect on LOS or substantial increase in queuing at the study intersections. Therefore, the potential for cut-through traffic and other operational effects due to the Project will not occur and no improvement measures are required. Further, the proposed driveway on Lindblade Street is located approximately 200 ft. east of the intersection of Higuera Street and Lindblade Street, which provides adequate storage length to accommodate vehicle queuing at the Project driveway. Therefore, the Project driveway would not adversely
affect queues at nearby intersections and side streets.
The analysis determined the Project will not cause significant transportation impacts relative to the City established CEQA thresholds including Conflicting with Plans, Policies or Ordinances; Causing Substantial VMT; and Substantially Increasing Hazards Due to a Geometric Design Feature or Incompatible Use. Therefore, no Project-specific mitigation measures are required.
Mobility
The Project is proposing a Transportation Demand Management (TDM) Program that contains the following measures:
A. Digital kiosk displaying transportation information in a prominent area accessible to the greatest number of employees, displaying, but not limited to, the following information:
• Current maps, routes and schedules for public transit routes serving the site;
• Telephone numbers for referrals on transportation information including numbers for the regional ridesharing agency, transportation management associations, and local transit operators;
• Ridesharing promotional material supplied by commuter-oriented organizations;
• Bicycle route and facility information, including regional/local bicycle maps and bicycle safety information;
• A listing of any other facilities and resources that may be available for carpoolers, vanpoolers, bicyclists, transit riders and pedestrians at the site;
• A neighborhood map including approximate walking distances and times to encourage Walk to Work;
• Regularly updated Kiosk information.
B. Not less than ten percent (10%) of the employee parking area serving carpool or vanpool vehicles shall be located as close as is practical to the employee entrance(s) without displacing handicapped and customer parking needs. Preferential parking shall be identified on the building permit plans and shall have signs designating them for carpool and vanpool vehicles.
C. Vanpool spaces shall be accessible with a minimum interior vertical clearance of 8 ft. 2 in. provided for those spaces and accessways and circulation routes used by vanpool vehicles. Adequate turning radii and a minimum parking space dimension of 9 ft. wide by 18 ft. in length shall be provided for vanpool parking areas.
D. The Project will provide 2 zero/low-emission vehicle spaces near the main entry and will provide EV spaces as required by the Zoning Code.
E. The Project shall provide a total of 26 bicycle spaces (20 long-term and 6 short-term spaces) including bicycle racks along the Project’s Washington Boulevard frontage (sidewalk/parkway), a secure bicycle parking room for long-term parking located on parking level B1 and restrooms with showers located on the ground floor. Specific facilities and their location (e.g., provision of racks, bicycle storage lockers or locked room) shall be provided to the satisfaction of the City.
The Project applicant provided a letter dated May 31, 2023 outlining the above strategies and reasoning for not providing other measure such as use of bike share and public transportation and rideshare subsidies (Attachment No. 8). The Applicant states these measures are difficult to administer and quantify or create potential liability for the landlord or corporate tenant. For example, insuring and maintaining a shared bicycle poses liability and maintenance concerns. Subsidizing rideshare, public transportation, or carpooling costs requires property management track third-party employee transit activity, sorting through reimbursement requests, identifying which rides are eligible for payments/subsidies and which are ineligible. Additionally, this strategy involves sending payments to rideshare companies, adding to overhead costs.
The Planning Commission could decide to require additional TDM measures as stated in the standard TDM Condition menu of measures. Standard language states the Project shall incorporate one or more TDM measures of which the Applicant has selected:
• Digital kiosk with bus/rideshare information
• Parking spaces designated for zero/low emission vehicles
• Onsite designated loading area for shared-ride vehicles (a delivery vehicle space that will be used for ride-share when there are no deliveries)
• End of Trip Facilities including secured bike room. Lockers, showers.
The outstanding menu options the applicant has not selected are:
• Additional; EV parking spaces beyond the minimum 40% required
• Subsidized Shared -Ride/Uber/Lift Services
• Two bicycle sharing spaces with accompanying bicycles
• Subsidized TAP cards
If the Planning Commission desires, they may require one or more measures noted above that the applicant did not choose.
Construction Management
The applicant is required to submit a final Comprehensive Construction Management Plan, including Pedestrian Protection Plan, and Construction Traffic Management Plan to minimize the potential for disruptions resulting from the construction related activities for the Project. Per the Conditions of Approval, said plans will incorporate measures for noise reduction and dust control, and will specify detailed construction phases and timelines, construction and crew vehicle parking, on-site staging areas, pedestrian path of travel and coordination of construction deliveries. The final plan is required prior to Building Permit issuance.
A preliminary construction management plan (Attachment No. 7) prepared by the applicant indicates there will be at least one lane closure during excavation and concrete pours. In addition, the preliminary plan anticipates use of the sidewalk and parking lane along the Project’s front and rear, including during repair and/or reconstruction to the sidewalk. During this time, the contractor will provide a Pedestrian Protection and Diversion Plan as required by the Public Works Engineering Division. The contractor will assess the site conditions to determine the best method for pedestrian diversion and protection during any sidewalk closure. At all times of construction, a temporary fencing system will be installed at the perimeter of the site to ensure construction activities and materials do not encroach into the public right-of-way or abutting properties (beyond what is approved by the Public Works Department). In addition, the developer will ensure all construction and crew vehicles are parked within the project site or at designated off-site locations with applicable City approvals as a Condition of Approval.
Neighborhood Compatibility
The proposed office development is located along a commercial portion of Washington Boulevard that includes a variety of commercial office, retail, restaurant, and light industrial uses. The Project is consistent with Culver City Zoning Code development standards and street frontages including setbacks, landscaping, a public art area, on-site benches, and improved public right of way, pedestrian friendly sidewalks that complement the adjacent commercial and retail neighborhoods. The proposed contemporary, modern design includes materials and colors that are compatible with and compliment the surrounding area.
PUBLIC OUTREACH
As part of the review process, 2 community meetings were held virtually for the Project. The first meeting was held on August 9, 2022, during the preliminary review phase, and the second meeting was held on January 12, 2023 during the application review phase (Meeting Minutes - Attachment No. 9). The applicant sent invitations two weeks before each meeting, to property owners and occupants within a 500-foot radius and extended area from the site, inviting interested persons to learn about the development project, provide comments and feedback, as well as to share any concerns regarding the proposed Project.
Community Meeting 1 - August 9, 2022 (7 attendees)/Topics of discussion:
• Overview of project proposal.
• Questions comments/concerns centered on sidewalk closures during construction, potential for roof top events, project parking and circulation, traffic.
• One comment was made complimenting the project.
Community Meeting 2 - January 12, 2023 (4 attendees)/Topics of discussion:
• Overview of project, background from prior community meeting.
• No Public Comments.
Attendees at both meetings appeared to be primarily nearby residents. Based on the comments and questions there were concerns about potential construction, parking, and traffic impacts and there were no overly negative comments.
Comments Received During Public Comment Period
As of the writing of this report, staff has not received comments in response to the public notification of the public hearing for this item.
ENVIRONMENTAL DETERMINATION
The applicant submitted several technical reports and analysis of the proposed Project, to determine the Projects’ compliance with CEQA, including:
• Transportation Assessment Study for the 8960-8966 Washington Boulevard Office Project, May 2023 by Raju Associates, Inc.
• Noise and Vibration Analysis, November 2022 by Kimley-Horn.
• Air Quality Analysis, November 2022 by Kimley-Horn.
• Phase I Environmental Site Assessment (ESA) Update Report, May 2023 by Citadel EHS.
• Historic Resources Evaluation for 8960 Washington Boulevard, November 2022 by Rincon Consultants, Inc.
Further, a third-party peer review was conducted to evaluate the Phase I ESA for compliance with CEQA requirements and determined to be appropriate. See Attachment No. 6 that includes a CEQA Report with all technical documents noted above, attached as appendices.
Pursuant to the review of the submitted reports and confirmed by a third-party review, the Project qualifies as being exempt from CEQA under Class 32 Section 15332 - Infill Development and is not barred from the application of a Categorical Exemption, pursuant to CEQA Guidelines Section 15300.2 - Exceptions. The CEQA report with all technical studies determined the project is consistent with the General Plan policies and Zoning standards; occurs within city limits on a project no more than five acres, surrounded by urban uses; does not have value as a habitat for endangered, rare, or threatened species; would not result in significant effects related to traffic, noise, air quality, or water quality, and can adequately be served by required utilities and public services. These criteria are necessary for a Class 32 Exemption. Therefore, it has been determined that the Project will not have a significant effect on the environment, and a Categorical Exemption is the appropriate CEQA document.
FISCAL ANALYSIS
The proposed Project has no anticipated fiscal impact.
CONCLUSION
The Project has been designed in accordance with Municipal Code requirements, however, there is an outstanding issue with the location of a concrete bus pad and bus shelter. Based on the submitted plans and recommended conditions of approval, staff considers the Project: compatible with the surrounding neighborhood; adequately served by public facilities; and, consistent with the General Plan, Zoning Code, and all CCMC requirements. The findings for the proposed Project are made as outlined in proposed Resolution No. 2023-P004 (Attachment No. 1).
ATTACHMENTS
1. Proposed Resolution No. 2023-P004 including Exhibit A: Conditions of Approval and Exhibit B: Standard Code Requirements
2. Vicinity Map
3. Project Summary
4. Preliminary Development Plans dated July 12, 2023
5. Materials Sample Board
6. CEQA Class 32 Report (including Transportation Analysis) dated May 4, 2023
7. Preliminary Construction Management Plan dated July 14, 2023
8. Applicant TDM Strategies Letter dated May 31, 2023
9. Community Meeting Summaries
10. Applicant’s Comment Letter on Bus Stop Improvements
MOTION
That the Planning Commission:
1. Provide direction regarding the bus stop; and
2. Adopt Resolution No. 2023-P004 adopting a Class 32 Categorical Exemption pursuant to CEQA and approving Site Plan Review, P2022-0361-SPR and Administrative Use Permit, P2022-0361-AUP, for a new commercial office Project, subject to Conditions of Approval.