City of Culver City, California
City Council Agenda Item Report
RECOMMENDATION:
Staff recommends the City Council adopt a Resolution (i) granting an appeal in part
but modifying the Planning Commission’s approval of Site Plan Review, SPR P-
2007116; (ii) approving Tentative Tract Map No. 69709, TTM P-2007117; and (iii)
adopting a Mitigated Negative Declaration for the construction of a mixed use
building with 28 residential condominium units and 1,403 square feet of office space
located at 4043 Irving Place. (Attachment No. 1).
BACKGROUND:
At the January 26, 2009 City Council meeting, the City Council determined by a vote
of 4 to 0 (with Councilmember Weissman recused) to (1) grant the appeal in part but
modify the Planning Commission’s approval of the project and, (2) direct staff to
return with the appropriate resolution adopting the CEQA Mitigated Negative
Declaration and outlining the findings for approval of the modified project. Staff has
added supplementary conditions (No. 1 A-C) to the resolution pursuant to Council
direction pertaining to the following:
1. Creation of a cul-de-sac on Irving Street (relocating the existing traffic barrier
at A Street) to reduce traffic in the neighborhood through a required developer
street dedication; this would require approval through the Neighborhood
Traffic Management Plan (NTMP) process.
2. Subterranean encroachment within newly dedicated right of way (beneath the
sidewalk) to accommodate a portion of the subterranean parking structure;
Meeting Date: 02/09/09 Item Number: C-6
AGENDA ITEM: Adoption of a Resolution (i) Granting an Appeal in Part and
Modifying the Planning Commission’s Approval of Site Plan Review, SPR
P2007116; ; (ii) Approving Tentative Tract Map TTM-P2007117; and (iii) Adopting
a CEQA Mitigated Negative Declaration Finding, for the Construction of a Mixed-
Use Building with 28 Residential Condominium Units and 1,403 Square Feet of
Office Space Located at 4043 Irving Place.
Contact Person/Dept.: Thomas Gorham,
Planning Manager
Phone Number: (310) 253-5727
Fiscal Impact: Yes [] No [X] General Fund: Yes [] No [X]
Public Hearing: [] Action Item: [] Attachments: [X]
Public Notification: Master E-Mail Notification List (02/04/09); Applicant and Appellant
(02/04/09)
Department Approval:
Sol Blumenfeld (02/04/09)
City Attorney Approval:
Carol Schwab (by H. Baker) (02/04/09)
Fiscal Impact Review:
Jeff Muir (by N. kimball) (02/04/09)
City Manager Approval:
Jerry Fulwood(02/04/09) City of Culver City, California
City Council Agenda Item Report
this would require submittal of an engineered drawing for Public Works
Department approval.
3. Definition of the “amenity room” on the first floor of project plans as a portion
of the common area on the Tentative Tract Map.
In addition Conditions No. 2 A-C have been added to reflect the following
administrative approvals as authorized by the Council:
1. Allowance of a single elevator to serve both commercial and residential uses
due to the minimal amount of commercial space (pursuant to Zone Code
section No. 17.400.065.F.6.c).
2. Relief from requirement to separately gate commercial from residential
parking due to minimal amount of commercial space (pursuant to Zone Code
Section No. 17.400.065.I.1.b).
3. Relief from requirement to provide separate trash area for commercial and
residential uses, due to minimal amount of commercial space (pursuant to
Zone Code Section No. 17.400.065.F.9).
Finally, the two mitigation measures outlined in the Mitigated Negative Declaration
pertaining to soil remediation have been added as conditions of approval (No’s. 90 &
91) in the resolution.
FISCAL IMPACT:
There is no fiscal impact associated with adopting this resolution.
ATTACHMENTS:
1) Proposed Resolution
MOTION:
That the City Council:
Adopt a Resolution i) granting an appeal in part and modifying the Planning
Commission’s Approval of Site Plan Review, SPR P-2007116 and Administrative
Use Permit, AUP P-2007115; (ii) approving Tentative Tract Map No. 69709, TTM
P-2007117; and (iii) adopting a CEQA Mitigated Negative Declaration finding,
for the construction of a mixed use building with 28 residential condominium units
and 1,403 square feet of office space located at 4043 Irving Place.
MEETING DATE: 02.09.09
AGENDA ITEM: Adoption of a Resolution Granting an Appeal in Part but
Modifying the Planning Commission's Approval of Site Plan
Review, SPR P2007116, and Negative Declaration for the
Construction of a Mixed-Use Building with 28 Residential
Condominium Units and 1,403 Square Feet of Office Space
Located at 4043 Irving Place; and Approval of Tentative
Tract Map TTM-P2007117.
ATTACHMENTS
Pages
1. Resolution No. 2009-R
1-33ATTACHMENT 1
RESOLUTION NO. 2009-R|1010101010101010 10
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A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CULVER CITY,
CALIFORNIA, GRANTING AN APPEAL IN PART AND MODIFYING THE
PLANNING COMMISSION'S APPROVAL OF A SITE PLAN REVIEW, SPR P-
2007116, ADMINISTRATIVE USE PERMIT, AUP P-2007115 THEREBY
APPROVING SAID APPLICATIONS; AND APPROVING TENTATIVE TRACT
MAP NO. 69709, TTM P-2007117, FOR A MIXED USE PROJECT
CONSISTING OF 28 RESIDENTIAL CONDOMINIUM UNITS AND 1,403
SQAURE FEET OF OFFICE SPACE LOCATED AT IRVING PLACE IN THE
COMMERCIAL DOWNTOWN (CD) ZONE.
(Site Plan Review, SPR P-2007116)
(Administrative Use Permit, AUP P-2007115)
(Tentative Tract Map No. 69709, TTM P-2007117)
WHEREAS, on July 5, 2007, Sal Gonzales for 4043 Irving Place
Investors, LLC, as the property owner of 4043 Irving Place, submitted Tentative Tract
Map, Site Plan Review and Administrative Use Permit applications to construct a mixed
use project consisting of two buildings with 26 residential and three office units, on the
project site described more fully as Lots 3, 30 and 21, in Block 21 of Tract No. 1775, in
the City of Culver City, as per map recorded in Book 21 pages 190 and 191 of Maps, in
the Office of Recorder of the County of Los Angeles, State of California; and,
WHEREAS, in order to implement said proposed project, approval
of the following applications are required:
1. Tentative Tract Map No. 69709, TTM P-2007117: For the subdivision
of the project site into one lot for condominium purposes;
2. Site Plan Review, SPR P-2007116: For proposed development project
to ensure compliance with the required standards and city ordinances and establish all
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February 9, 2009 Page 1ATTACHMENT
onsite arid offsite conditions of approval to reflect the site features and compatibility of
the proposed project with the uses on adjoining properties; and,
3. Administrative Use Permit, AUP P-2007115: For residential and
non-residential tandem parking;
WHEREAS, on April 9, 2008, after conducting a duly noticed public
hearing on the subject applications, the Planning Commission (i) adopted a Negative
Declaration, in accordance with the California Environmental Quality Act (CEQA),
finding the project will not result in significant adverse environmental impacts; and
adopted Planning Commission Resolution No. 2008-P005, thereby approving
Administrative Use Permit, AUP P-2007115, and Site Plan Review, SPR P-2007116,
and recommending City Council approval of Tentative Tract Map No. 69709, TIM P-
2007117; and
WHEREAS, Michael and Judith Miller and Jim and Michelle Benke submitted a
timely appeal to the City Clerk on April 24, 2008, appealing the Planning Commission's
decision; and
WHEREAS, the appeal hearing before the City Council was continued from
August 18, 2008; September 15, 2008; October 20, 2008; November 17, 2008; in order for
the applicant to address neighborhood concerns over the project; and
WHEREAS on December 8, 2008, the City Council conducted a duly noticed
public hearing on the appeal of the Planning Commission's decision and consideration of
Tentative Tract Map No. 69709, TIM P-2007117, and upon conclusion of deliberations
directed staff to meet with Metro Real Estate Development (the "Developer") and the|1010|February 9, 2009 Page 2|1010101010101010 10
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Downtown Neighborhood Association (DNA) in hopes of identifying a project scope that
satisfied each party; and
WHEREAS, staff met with the Developer and the DNA during four meetings
that occurred over 10 hours in an effort to build consensus on a redesign of the project that
was mutually acceptable to both parties; and
WHEREAS, the project was modified to accommodate core concerns of the
DNA related to building height and massing; and
WHEREAS, following conclusion of the meetings between staff, the Developer
and the DNA consensus was reached on the modified project which includes a reduced
building height; the reduction of building massing through the use of building setbacks and
stepbacks; the installation of a partial cul-de-sac on Irving Place to address neighborhood
traffic issues; and a reduction in the amount of commercial square footage to minimize the
number of vehicle trips to and from the project; and
WHEREAS, on January 15, 2009, a notice was posted at City Hall and the
project site indicating that the January 20, 2009 public hearing had been continued to
January 26, 2009; and
WHEREAS, on January 26, 2009 the City Council conducted a duly noticed
public hearing on the appeal of the Planning Commission's decision and consideration of
Tentative Tract Map No. 69709, TTM P-2007117, fully considering the whole administrative
record, including, but not limited to, the application, modified plans, staff report,
environmental information and all testimony presented, and the City Council, by a vote of 4 to
0 (i) determined the project, as mitigated, will not have significant impacts on the
environment and that a Mitigated Negative Declaration finding is appropriate, in accordance
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ATTACHMENT 1
with CEQA; (ii) granted the appeal in part and modified the Planning Commission's decision;
(iii) approved Site Plan Review, SPR P-2007116, Administrative Use Permit, AUP P-
2007115, and Tentative Tract Map No, 69709, TIM P-2007117; and (Iv) directed staff to
return with the appropriate resolution consistent with the above findings.
NOW, 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 the
Culver City Municipal Code (CCMC), the following findings are hereby made:
Tentative Tract Mao No. 69709:
As outlined in CCMC Title 15, Section 15.10.265, the following required findings for a
Tentative Tract Map are hereby made:
A. The proposed map is consistent with the General Plan.
The proposed tentative tract map is consistent with the General Plan Land Use
Element in that the proposed subdivision shall provide for the creation of new
housing in the City, which is consistent with objective 2 of that Element,
specifically with Policy 2.B which states that the City should "continue to allow
and encourage multiple housing opportunities in areas designated for such
development."
B. The design of the proposed subdivision is consistent with the General
Plan.
The design of the proposed subdivision is consistent with the General Plan Land
Use Element as indicated above and with the Zoning Code development
standards_ The project design incorporates features such as progressively
increased setbacks from the adjacent residential properties to make it more
compatible with them. The proposed uses are consistent with the objectives of
the General Plan Downtown land use designation that encourages mixed use
housing opportunities within the Downtown area.
C. The site is physically suitable for the type of development_
The site is physically suitable for the proposed subdivision in that the project
complies with all zoning standards and the proposed structure shall meet all
applicable development standards [i.e., setback, height, density, parking and
use].|1010|February 9, 2009 Page 4ATTACHMENT
D. The site is physically suitable for the proposed density of development.
The site is physically suitable for the density of the proposed project in that the
site allows for the number of floors and building area that are proposed. The
proposed building includes four levels in one building and three levels in the
second. The mixed use standards allow up to 35 residential units on the 24,089
square foot property, but the project consists of only 26 residential units. The
project is 10 feet shorter than the maximum height of 56 feet permitted in the CD
zone. The project also consists of a subterranean one-level garage for 68
parking spaces, while meeting all the applicable Zoning Code development
standards.
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The design of the subdivision is not likely to cause serious public health
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problems.
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The proposed tentative tract map subdivision together with the onsite and offsite
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improvements shall not cause any known serious public health problems
because all applicable zoning code development standards shall be met, and the
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applicant is required to meet all of the conditions of approval that the reviewing
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agencies of the City, such as the Fire Prevention Division, Planning Division,
Building and Safety Division and the Engineering Division have recommended
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for the project. The uses proposed for this subdivision are consistent with
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Downtown land uses allowed in the Zoning Code.
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G.
The design of the subdivision will not conflict with easements, acquired by
the public at large, for access through or use of, property within the
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proposed subdivision.
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The proposed commercial tentative tract map subdivision and the onsite and
28 offsite improvements shall not conflict with any existing and/or proposed
29|1010|February 9, 2009 Page 5|1010101010101010|The design of the subdivision is not likely to cause substantial
environmental damage or substantially and avoidably injure fish or wildlife
or their habitat.
The proposed tentative tract map subdivision together with the onsite and offsite
improvements shall not cause any known environmental damage and shall not
damage any fish and/or wildlife habitats because such fish and/or wildlife
habitats do not exist on or near the site. The site currently is completely paved
and has served until recently as a public parking lot, which does not serve as a
habitat for fish or other wildlife. Two trees located in the public right-of-way may
be removed to allow for the widening of Lafayette Place. However, project
conditions require the trees to be inspected and evaluated by an arborist to
determine the feasibility of maintaining said trees.2|10101010101010 10
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ATTACHMENT 1
easements. An existing sewer easement was identified during the project review
and the project has been designed to not interfere or conflict with said easement.
Site Plan Review:
As outlined in CCMC Title 17, Section 17.540.020, the following required findings for a
Site Plan Review are hereby made:
A. The general layout of the project, including orientation and location of
buildings, open space, vehicular and pedestrian access and circulation,
parking and loading facilities, building setbacks and heights, and other
improvements on the site, is consistent with the purpose and intent of this
Chapter, the requirements of the zoning district in which the site is located,
and with all applicable development standards and design guidelines.
The general layout of the modified project is consistent with the Commercial
Downtown (CD) zoning district in which the site is located and with the mixed use
development standards (CCMC 17.400.065). The project provides adequate
parking as required by the code, a total of 66 spaces. The proposed building as
modified will meet the code requirements for height and building setbacks, and
building projections are within code required height limits for architectural
projections. Vehicular access to on-site parking is situated off Irving Place via
the installation of a partial cul-de-sac. The project buildings are designed to
provide easy pedestrian access to the office and residential components of the
project from the street and from the subterranean parking garage.
B. The architectural design of the structure and the materials and colors are
compatible with the scale and character of surrounding development and
other improvements on the site and are consistent with the purpose and
intent of this Chapter, the requirements of the zoning district in which the
site is located, and with all applicable development standards and design
guidelines.
The modified building's height has been reduced to 34'-6" to 45' through use of a
flattened roof and depressing the subterranean garage. The building's massing
has been reduced through the use of building setbacks and stepbacks. The
building street facing setbacks have been increased to 15' on both Irving Place
and Lafayette Place. This design will be compatible in scale with the residential
and commercial buildings in the area.
C. The landscaping, including the location, type, size, color, texture, and
coverage of plant materials, provisions for irrigation, and protection of
landscape elements has been designed to create visual relief, complement
structures, and provide an attractive environment and is consistent with
the purpose and intent of this Chapter, the requirements of the zoning|1010|February 9, 2009 Page 6ATTACHMENT
district in which the site is located ,and with all applicable development
standards and design guidelines.
The proposed landscaping is consistent with the intent of the code. The project
includes approximately 2,128 square feet of landscaping at the ground level,
which is spread along the building frontage on Lafayette and Irving Place, along
the south property line (next to the residential neighbors), and in a courtyard
between the project buildings. New trees will be planted along the south
property line in order to provide a buffer and screen between the new building
and the adjacent residential uses. The project also includes new landscaping
within the public right-of-way. The onsite landscaping. features in addition to the
street trees required for the project will complement the architectural theme for
this site.
10 D. The design and layout of the proposed project will not interfere with the
use and enjoyment of neighboring existing or future development, will not
11 result in vehicular or pedestrian hazards, and will be in the best interest of
12 the public health, safety, and general welfare.
13 The proposed location of the building will not result in conflicts with uses in the
14 existing adjacent residential neighborhood and commercial area. The office
uses are located at the ground level fronting on Irving Place with pedestrian
15 access off of the sidewalk and vehicular access as well. The installation of a
16 partial cul-de-sac on Irving Place will reduce traffic through the neighborhood.
17 Primary access to the site will be provided via a two-way driveway on Irving
Place which will allow only right turns in and left turns out of the site. No
18 pedestrian hazards will result from the design and layout of the proposed project
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The proposed project includes the construction of a subterranean parking
20 garage. The proposed subterranean garage will require shoring and lagging for
temporary excavation during construction. Due to the proximity of 3 historic
21 residences on the property to the south, the design of the shoring will specifically
22 acknowledge and address the close proximity of these residences. A
Preliminary Soils Investigation prepared by Hu Associates, Inc dated April 17,
23 2007 was prepared for the proposed project and includes a number of
recommendations for excavation, shoring and construction of the proposed
24 subterranean garage. Project conditions of approval will require the shoring plans
95 for the project to include the recommendations made in said report and that
shoring, foundations, and structure of the proposed project be specifically
26 designed to preserve to the extent feasible the historic residences with no
27 damage during either the construction phase or after the project is completed.
28 E. The existing or proposed public facilities necessary to accommodate the
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ATTACHMENT I
sewers, sidewalks, storm drains, street lights, traffic control devices, and
the width and pavement of adjoining streets and alleys) will be available to
serve the subject site.
The existing and proposed public service facilities necessary to accommodate
the project such as: the width and pavement of the adjoining street, traffic control
devices, sewers, storm drains, proposed parkways, proposed sidewalks, street
lights, proposed street trees, fire protection devices, and public utilities are
provided for adequately as confirmed by the City agencies that reviewed the
project during the interdepartmental review process.
The proposed project is consistent with the General Plan and any
applicable specific plan.
The proposed project is consistent with the General Plan. Land Use Element
Objective 2 "Housing Supply" identifies the creation of housing throughout the
City as desirable. Objective 2; Policy 2.H furthermore states that street-facing
ground floor development with residential units above or behind the commercial
frontage is the encouraged form of mixed use development The ground floor
commercial space is consistent with Objective 5. Economic Diversity, because it
will encourage new business opportunities that will potentially serve the both the
nearby residential neighborhood as well as the projects residential occupants.
Objective 6 will be implemented by taking a currently vacant site and revitalizing
it with both commercial and residential users. The mixed use project will provide
a balance between small office tenant spaces and residential units that help to
compliment each other and mutually compatible land uses as called for in
Objective 16. Land Use Compatibility. This project both protects and enhances
residential and business uses by its nature as a mixed use development in
addition, the proposed uses are consistent with the Downtown designation for
the site which is intended to support mixed-use housing opportunities within the
Downtown area.
Administrative Use Permit:
As outlined in CCMC Title 17, Section 17.530.020, the following required findings for an
Administrative Use Permit are hereby made:
A. The proposed use is allowed within the subject zoning district with the
approval of an Administrative Use Permit and complies with all applicable
provision of this Title and CCNIC.
The Commercial Downtown (CD) zoning designation allows the proposed use of
tandem parking subject to an Administrative Use Permit as outlined in CCMC
Section 17.320.035.C.I.b, and the proposed tandem parking layout complies
with all other applicable provisions regarding parking design and layout
guidelines. Each stall is nine (9) feet in width and 36 feet in depth and a proper|1010|February 9, 2009 Page 82|10101010101010
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ATTACHMENT 1
aisle width is provided.
B. The proposed use is consistent with the General Plan and any applicable
Specific Plan.
The proposed use of tandem parking to facilitate in the development of a
commercial project is consistent with the "Downtown" General Plan Land Use
Designation. The Downtown designation is intended to support mixed use
housing opportunities in the downtown area. Each pair of tandem spaces will be
assigned to one residential unit, which will facilitate their full use. Adequate
parking is left unassigned to accommodate visitors to the residential and office
uses.
C. The design, location, size and operating characteristics of the proposed
use are compatible with the existing and future land use in the vicinity of
the subject site.
The proposed use, design, location, size and operating characteristics of the
tandem parking spaces will not have an impact on adjacent uses and are
therefore found to be compatible with the existing and future residential and
commercial land uses in the vicinity of the subject site. Each pair of tandem
spaces will be is assigned to one residential unit. Further, each tandem pair is
nine (9) feet in width by 36 feet in length, sufficient for two vehicles to maneuver
into and out of said spaces.
The subject site is physically suitable for the type and intensity of use
being proposed, including access, compatibility with adjoining land uses,
shape, size, provision of utilities and the absence of physical constraints.
The generally flat configuration of the site, the vehicular access to the site from
Irving Place, the adequate design of the ramp down into the subterranean
parking where the tandem parking is located, and the proposed onsite parking
configuration is physically suitable to accommodate tandem parking. The
tandem parking is compatible with the adjoining commercial and residential uses
because of its assignment to one residential unit per tandem pair. The tandem
parking will not impact any utilities and there are no physical constraints that
would prevent the use of tandem parking.
E The establishment, maintenance or operation of the proposed use will not
be detrimental to the public interest, health, safety or general welfare or
injurious to persons, property or improvements in the vicinity and zoning
district in which the property is located.
The establishment of tandem parking on the site through this approval subject to the
conditions of approval will not be detrimental to the public interest, health, safety or
general welfare or injurious to persons, property or improvements in the surrounding|10 10|February 9, 2009 Page 9ATTACHMENT 1
commercial zoning district or vicinity since said tandem parking will not generate any
onsite or offsite impacts.
SECTION 2. Pursuant to the foregoing recitations and findings, the City Council of
the City of Culver City, California, hereby approves Site Plan Review, SPR
P-2007116, Administrative Use Permit, AUP P-2008115; and Tentative Tract Map No
69799, TTM P-2007117, as modified and subject to all of the conditions of approval as
outlined herein:
A. ADMINISTRATIVE USE PERMIT AND SITE PLAN REVIEW
GENERAL CONDITIONS
Planning Division:
1. The final working drawings shall conform to the modified development plans
dated January 26, 2009, presented to and reviewed and approved by the City
Council at its meeting on January 26, 2009, including the following:
A. A cul-de-sac shall be created on Irving Street (relocating the existing traffic
barrier at A Street) to reduce traffic in the neighborhood through a required
street dedication. Approval of said cul-de sac shall be provided through the
Neighborhood Traffic Management Plan (NTMP) process_ Final design
shall be approved by the City Engineer. All fee's and cost associated with
the cul-de-sac shall be paid for by the applicant and/or owner.
B. Subterranean encroachment within the newly dedicated right-of-way
(beneath the sidewalk) to accommodate a portion of the subterranean
parking structure. Said encroachment shall require the submittal of
engineered drawings for Public Works Department review and approval. Al!
fee's and cost associated with the encroachment shall be paid for by the
applicant and/or owner.
C. A definition of the "amenity room" on the first floor of the project plans shall
as a portion of the common area on the Tentative Tract Map.
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2. The Planning Manager is authorized to make the following administrative
approvals:
A. Allowance of a single elevator to serve both the commercial and residential
uses due to the minimal amount of commercial space pursuant to Zoning
Code Section 17.400.065.F.6.c.
B. Relief from the requirement to separately gate commercial from residential
parking due to the minimal amount of commercial space pursuant to Zoning
Code Section 17.400.065.1.1.b.
C. Relief from the requirement to provide separate trash area for commercial
and residential uses due to minimal amount of commercial space pursuant
to Zoning Code Section 17.400.065.F.9.
3. The final working drawings shall comply with building setback requirements
adjacent to a residential zone as outlined in Table 4-2 and Figure 4-5 of the
Culver City Zoning Code.
4. This resolution approving Site Plan Review SPR P-2007116 and Administrative
Use Permit AUP P-2007115 and the Conditions of Approval shall be referenced
on the cover sheet, and repeated in full on attached additional sheets of the final
working drawings.
5. The applicant or the property owner shall provide the construction contractor(s)
and each subcontractor related to the Project a copy of the final project
Conditions of Approval. 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 property owner or 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.
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6. Conditions of approval herein shall apply to the applicant, the contractor/builder
of the project, the property owner, and any successor property owner that may
legally assume benefit of this Site Plan Review and Administrative Use Permit.
7. The City reserves the right to periodically inspect the premises without prior
notification, to ensure ongoing compliance with all conditions of approval.
The approval of this Site Plan Review and Administrative Use Permit shall expire
unless (i) actual construction, in accordance with a valid City-issued building
permit, is commenced on the site within three years after the effective date of
this approval, or (ii) prior to the expiration date, or any previously granted
extension to that expiration date, a written request for an extension,
accompanied by any and all required fees, has been satisfactorily filed by or on
behalf of the applicant or property owner and, thereafter, an extension is granted
by the Community Development Director, or their designee or the Planning
Commission. During the period any extension request has been satisfactorily
and timely filed and any decision regarding that request has been made by the
City, this Site Plan Review approval shall be suspended.
9_ A certificate of occupancy for the approved project will be issued only upon
completion of all required site improvements and satisfaction of all conditions of
approval.
10. The applicant, property owner and contractors shall use all reasonable efforts to
reuse and recycle construction and demolition debris, to use environmentally
friendly materials, and to provide energy efficient buildings, equipment and
systems.
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11 .All planted areas shall be landscaped and irrigated pursuant to CCMC Title 17 —
Chapter 17.310 Landscaping. Prior to issuance of the building permit, a
minimum of three (3) sets of detailed landscaping and irrigation plans separate
from the final working drawings shalt be submitted to the Planning Division for
review and approval.
12. An arborist report shall be submitted for review and approval by the Planning
Manager and the Parks Manager prior to issuance of a building permit_ Said
report shall evaluate the feasibility of protecting and maintaining the two mature
ficus trees on Lafayette Place.
13. All new (and existing) street trees shall be supplied irrigation water from the
overall site irrigation system which shall include a timer and a rain sensor. All
new (and existing) street trees, landscaping, and irrigation shall be indicated on
the overall site landscaping/ irrigation plan. The property owner shall maintain all
street trees.
14. In addition to the screening requirements for onsite parking areas including
loading areas, refuse storage / trash compacter facilities, and Fire Department
connections, the following items shall be screened from surrounding and nearby
public and private properties in a manner consistent with City standards and
suitable to the subject development as approved by the Planning Manager. In
general, the height of any required screening device shall be no lower on any
side than the height of the highest feature requiring screening and:
All exteriors of the proposed buildings shall be free of all un-aesthetically
treated, exposed elements (i.e., plumbing pipes, electrical conduits, and
National Pollution Discharge Elimination System (NPDES) elements)
which shall be placed within the exterior walls. Where exposed wall-
mounted features or equipment may be necessary (i.e., ventilators and
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utility meters), recessed wall mounted cabinets or other similar devices
shall be constructed within the wall, whenever possible, to accommodate
such features and equipment so that they are flush with and do not project
out from the main exterior wall plane. With or without recesses, the
exposed portions of such features or equipment shall be of a color to
blend, not contrast, with the adjoining finished building color, subject to
the approval of the Planning Manager.
• All roof-mounted mechanical equipment, duct vents and the like shall not
project above the horizontal plane of the building's lowest primary opaque
architectural feature(s) (i.e., parapet walls, penthouse structures or
screening walls)
• All ground-mounted equipment (i.e., transformers and air conditioners)
shall be located within the building or in underground vaults if the
equipment is located within a street facing setback, or it shall be screened
with walls and/or landscaping if not located within a street facing setback.
Ground-mounted equipment shall not be located in the landscaped areas
fronting any public right-of-way.
15. The public notification signs installed in accordance with the CCMC public
notification requirements for this review process shall be removed within ten (10)
days of the end of the appeal period or the final decision of the City Council (if
applicable), whichever occurs last.
16. All refuse containers assigned to or otherwise used by the complex shall be
stored on-site in the trash enclosures.
17. All hardscape areas along both the exterior of the buildings and/or within the
interior of the project sites shall include the use of decorative pavement [i.e.,
materials, finish and color] in select areas to the satisfaction of the Planning
Manager.
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18. The project and its operations shall comply with all applicable local, special
district or authority, county and federal statutes, codes, standards, and
regulations including, but not limited to, Building Safety Division, Fire
Department, Planning Division and Public Works Department code requirements
and it shall comply with all applicable comments and code requirements as
determined during the City's building permit review process.
19. Each pair of residential tandem parking spaces shall be assigned and
designated to a single residential unit. Each pair of commercial tandem parking
spaces shall be assigned and designated to a single commercial airspace unit.
The Community Development Director or his/her designee may make a
determination, under Section 17.320.35 (B) (1) (b) (ii) of the Zoning Code, that
attended parking is not required for either the residential or commercial tandem
parking spaces, only if each pair of tandem spaces has been assigned and
designated to a single residential or commercial airspace unit, to the satisfaction
of the Director. The Director may rescind such determination at any time (in
which event attended parking shall thereafter be required). If attended parking is
required, the applicant or property owner shall submit an attended parking plan
to the Director for review and approval.
20. The perimeter walls of the project shall be no more than six feet in height of
which the top two feet shall be open iron work. Wall height shall be measured
from the existing grade of the abutting property as approved by the Planning
Manager. Said walls shall be provided with a stucco finish on both sides
matching the building unless some other architectural treatment is approved by
the Planning Manager_
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21. The
parking areas shall be developed pursuant to CCMC Title 17 - Chapter
17.320, Off-Street Parking and Loading. All vehicle surfaces shall be provided
with an anti-squeal finish. All parking areas shall be provided with signs
announcing the applicable parking restrictions for resident, guest and
commercial parking spaces to the satisfaction of the Planning Manager.
Residential guest parking spaces shall be available 24 hours and shall be
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22. The applicant shall provide Offsite reporting per the 2007 CA Fire Code.
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Building Safety Division
23. The Culver City Building Safety Division requires separate permits for building,
electrical, plumbing, and mechanical work.
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PRIOR TO THE ISSUANCE OF ANY DEMOLITION, GRADING, EXCAVATION,
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24. All exterior lighting shall be developed pursuant to CCMC Title 17, Chapter
17.300, General Property Development and Use Standards. The applicant or
property owner shall submit to the Planning Manager for approval of an exterior
light fixture plan. The plan shall identify the location and type of all exterior light
fixtures. All lighting shall be directed onsite and light sources shall be shielded
so as not to be intrusive to surrounding properties.
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25. By taking any benefit of this approval, the applicant and the property owner
jointly and severally hereby agrees to indemnify, defend and hold harmless the
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contractors and consultants from and against any and all claims, demands,
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lawsuits, judgments, liability, injury or damage which may result from or arise in
connection with third party challenges to the City's approval of the project.
Cultural Affairs Division:
26. The City's Public Art Requirement shall be fulfilled prior to issuance of a
Certificate of Occupancy. Should the applicant or property owner decide to pay
the in public art in- lieu fee, this payment must be made prior to issuance of a
Building Permit.
Public Works/ Engineering:
27. Prior to the issuance of any building permits, two sets of Site Improvement and
Horizontal Control Plans prepared by a civil engineer registered in the State of
California, shall be submitted to the Engineering Division for review, approval,
and permitting. Among other things, the Site Improvement Plan shall include
detailed drainage and grading of the site indicated by topographical lines and
spot elevations, and indicate all existing utilities and proposed sewer and storm
drain lines. Plan check fees shall be submitted with the Site Improvement as
calculated from the Engineering Division's Fees and Charges.
28. A final hydrology and hydraulics report for the site drainage shall be prepared by
registered civil engineer in the State of California and submitted to the City
Engineer as part of the grading plan for review and approval. The 25-year storm
frequency (i.e., urban flood) shall be used for the design of the on-site
conveyance facilities, as the existing site Is neither a natural watercourse nor a
natural sump.
29. The applicant shall provide a geotechnical report from a State licensed
geotechnical engineer reporting on the stability of the onsite soils to support the
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proposed construction and shall include a liquefaction analysis. The report shall
also identify any special considerations necessary to satisfy California Building
Code requirements.
30. Concurrent with the submittal of the site improvement plan, a Standard Urban
Storm Water Mitigation Plan (SUSMP) shall be submitted for review and
approval by the City Engineer as outlined in CCMC Chapter 5.05. The SUSMP
shall be developed and implemented in accordance with the requirements of the
Los Angeles County Municipal Stormwater NPDES Permit No. CAS6I4001
(Order No. 01-182)_ The SUSMP shall provide BMPs that adequately address
the pollutants generated during the post-construction stage. The site
improvement plans shall note that the contractor shall comply with the "California
Stormwater Best Management Practice Handbooks". The Site Improvement
Plans shall not be accepted for review unless the SUSMP is included in the
submittal package, including the plan check fee associated with the SUSMP.
31.
Prior to the issuance of any demolition, grading, excavation and/or building
permit, the applicant shall submit the Local Storm Water Pollution Prevention
Plan (LSWPPP) for review and approval by the City Engineer. Prior to the start
of design of these plans and of necessary reports, the applicant's Civil Engineer
shall meet with the City's Stormvvater Program Manager to obtain information on
the City-specific and LSWPPP requirements.
32. A Plan check fee for the LSWPPP shall be paid at the time of the initial
submittal, per the fee schedule established in City Council Resolution No. 2007-
R024, Exhibit H-1.
33. The LSWPPP package shall be submitted to the attention of the Storm Water
Program Manager.
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34. The applicant shall intercept the upstream public sewer main and adequately
convey the flow from interception point to the sewer lateral at the main building of
Fire Station No. 1 (along Culver Boulevard). The existing public sewer main and
manhole located northerly of the project and that portion of the public sewer
main that traverses through the project limits shall be abandoned to the
satisfaction of the City Engineer. A new public manhole shall be installed at the
downstream connection. Any existing public sewer easements within the
project's boundary shall be properly vacated.
35. The applicant shall install a properly designed sewer lift station to adequately
convey the upstream public sewerage flow to the sewer lateral at the main
building of Fire Station No. 1. The station shall be designed with an adequately
sized wet well and two alternately operating submersible pumps. The pumps
shall have Teflon coated non-clog impellers and be capable of handling three-
inch solids. The station shall include a NEMA I rated, wall mounted float switch
control panel. The control panel shall include, at a minimum, the following
components: Hand-Off-Automatic selector switches, amber "Pump On"
indicating lights, induction type relays for motor moisture sensing probes, red
"Motor Seal Failure" indicating lights, 4" alarm bell/horn mounted on enclosure
"Push to Silence" button and automatic reset circuit, and a 'Push to Test" button
for seal failure relays. The station shall employ a wireless type, battery or solar
powered operated emergency notification, as approved by the City. The
emergency notification shall automatically notify qualified personnel on a 24-hour
basis of high water failure.
36. If it is determined by the Public Works Director that the two mature ficus trees
located in front of the project site on Lafayette Place cannot be saved pursuant
to Condition No. 12 noted herein; then Lafayette Place along the project's
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frontage shall be widened to align with existing curb to the north. New curb,
gutter and sidewalk shall be constructed to the satisfaction of the City Engineer.
In addition, five (5) new street trees shall be planted along the Lafayette Place
frontage at a minimum 48-inch box size.
37. Applicant shall install street trees per the City's approved Street Tree Master
plan including tree wells and irrigation along Irving Place and Lafayette Place (if
applicable pursuant to Condition No. 36) to the satisfaction of the City Engineer.
38. Drainage devices, concrete curb and gutter, sidewalk, drive approach, and
roadway pavement shall be designed to the latest edition of the American Public
Works Association (APWA) Standard Plans.
39. Prior to the commencement of any excavation, the applicant shall install a
temporary construction fence around the site. The height and fence material is
subject to approval by the City Engineer.
40. Due to the change of use and increased density, this project is subject to the
City's Sewer Facility Charge. This charge shall be paid prior to the issuance of
any permit.
41. Applicant shall remove the existing driveway approaches located along
Lafayette Place and reconstruct sidewalk curb, and gutter per APWA Standards.
42. Applicant shall repair any broken or damaged curb, gutter, sidewalk, and street
pavement along the street frontage of the proposed development and shall be
reconstructed per APWA Standards.
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43. Applicant shall provide trash enclosures with minimum inside dimension of 10' x
12' minimum. However, the location and required number of bins for the
proposed development must be approved by the Public Works/Sanitation
Division Manager, (310) 253-6400. The proposed trash enclosure shall include a
minimum eight feet wide clear opening, six inch concrete curb along the
perimeter wall of the trash enclosure, and a gate.
44. Per the Culver City Municipal Code CCMC Section 5.01_010, Ordinance No.
2201-011 Solid Waste Management, the Culver City Sanitation Division has the
exclusive franchise for all solid and recyclable waste material handling within the
City limits. To arrange for waste management activities, contact Sanitation
representative at (310) 253-6400.
Fire Department:
45. The applicant shall provide a NFPA 13 Fire Sprinkler system throughout.
46. The applicant shall provide fire alarm system per 2007 CA Fire Code. System
shall include smoke detection in EXIT corridors.
47_ Fascia and wall tops shall support weight of fire fighters and equipment, and no
soft materials shall be used.
48. Parapets five feet or higher shall have cat walks approved by Building and
Safety and the Fire Marshal.
49. The project shall provide class three standpipe system with 2 1/2" valves and 1
1/2" reducing caps, the locations of which shall be reviewed and approved by the
Fire Marshal_
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50_ The project shall meet the Fire Department requirements for Duct Smoke
Detectors.
51. The applicant shall provide a pre-fire plan to the Fire Department for review and
approval prior to request for final inspection or use.
52. The applicant shall submit plans to the Fire Department indicating the location
and controls of photovoltaic cell arrays, which shall be approved by the Fire
Marshal prior to installation.
53. The project shall provide a Smoke Evacuation System in enclosed parking
areas, system shall be activated by fire sprinkler system.
54. All plans shall have "Fire Department Notes:" to include all life safety
requirements.
Building Safety Division
55. The overall building permit application shall submit 5 sets architectural, 2 sets
structural drawings and calculations, 2 sets geotechnical report, 2 sets energy
forms.
56. The mechanical, electrical, and plumbing permit applications shall submit 2 sets
each.
57. The shoring plans for the project shall include the recommendations made in the
Preliminary Soils Investigation Report prepared by Hu Associates, Inc dated April
17, 2007 on file with the City to the satisfaction of the Building Official. Shoring,
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foundations, and structure of the proposed project shall be specifically designed
to preserve the three abutting historic residences (identified as 4052 A, 4052 B,
and 4052 C Lafayette Place) and with no damage during either the construction
phase or after the project is completed. The applicant shall agree to indemnify
the owners of the historic residences for damage resulting from excavation
activities and shall, to the extent commercially available, provide insurance, a
bond, or other security reasonably satisfactory to the City Attorney to secure the
applicant's performance.
58. The applicant must submit a structural engineering report prepared by a
licensed structural engineer and a letter stamped and wet signature stamped
attesting that the shoring attendant to the project will prevent undermining of the
adjacent property. Said report shall include consideration of the "Limited
Geotechnical Assessment" dated April 1, 2008 prepared by L.A. Private Eyes
Geotechnical Engineers for the property owners of 4052 A, B, and C Lafayette
Place and the "Site and Residence Investigation" dated April 7, 2008 prepared
by Pina Structural Engineering on file with the City and will be subject to the
Building Safety Divisions structural peer review.
59. A separate shoring permit shall be required. Submit 2 sets shoring plans and
structural calculations stamped by a licensed engineer. Support of adjacent
properties may be required. Notification and upgrades of adjacent properties
may be required. If upgrades to adjacent properties are required, the Culver City
Building Safety Division and the Culver City Engineering Division will determine
what upgrades, if any, shall be the responsibility of which party.
60. The shoring installation shall be continuously observed and monitored by the
soil engineer of record for the proposed construction. Monitoring of the
movements of the shoring system and of the ground surface behind the shoring
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in areas where adjacent structures may be affected is required. The monitoring
shall consist of survey points and/or the installation of inclinometers to be
installed behind the shoring system. Said monitoring shall start before
excavation has begun and shall continue until the basement walls have been
constructed and braced. The monitoring shall be subject to an independent peer
review chosen by the City and paid for by the applicant
61_ Prior to the start of construction, a video and photographic survey of the exterior
as well as the interior of the 3 abutting historic structures shall be made at the
applicants expense and submitted to the City. The purpose of this
documentation is to catalog a list of existing damage to be compared with any
new damage caused by the proposed construction.
62. A vibration monitoring system shall be implemented to the satisfaction of the
Building Official during all phases of construction to ensure that ground vibrations
during construction are not damaging to the adjacent historic structures.
63. If movement of the Shoring system in excess of 1 /2" occurs during excavation
and/or construction potentially causing damage to the adjacent historic
structures, work shall immediately be stopped and additional measures shall be
undertaken to reinforce the shoring system so as to reduce the potential for
further movement of the existing structures as approved by the soil engineer of
record and the Culver City Building Safety Division.
64. The applicant shall be responsible for relocation of any utilities on the abutting
properties required as a result of the projects excavation activities.
65. All portions of the parking structure shall be minimum 2 hour rated, reinforced
concrete construction.
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66_ All shafts shall be minimum 2 hour rated from the foundation to the underside
of the roof deck or to the top of parapet walls as part of any shaft construction.
67. All shafts shall be enclosed at all levels to other areas of the building.
68. All commercial areas shall be minimum 2 hour_ rated to all residentia areas;
walls and floor/ ceilings.
69. All parking areas shall be minimum 2 hour rated to all other areas of the
building. The ceiling of the parking area/ floor of the 1st floor shall be reinforced
concrete construction.
70. All treads, risers, handrails, etc. inside any common area stairway shall be
100% non-combustible construction.
71. A continuous path of egress shall be provided from all exit stairways to a street
or public way; minimum 1 hour rated.
72_ Any exit-ways less than 10' wide shall be min 1 hr. rated wi 3/4 hour openings.
73. All trash rooms shall be minimum 2 hour rated to all other areas.
74. The transformer room and any service rooms shall each be minimum 2 hour
rated.
75. Each residential unit shall be minimum 1 hour rated top, bottom, and sides to
any other adjacent residential unit.
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76. The south wall of the far western unit (on the south prop. line) at the 2nd, 3rd,|109| and 4th floors shall be 3 hour rated reinforced concrete block construction.|10109| 77. All utilities shall be underground or enclosed in the building construction. No
overhead utilities shall be permitted.|1010|78. All exit signage and emergency egress lighting shall have individual battery|109| back up and/ or be self powered in addition to any emergency generator power.|10 10
1010|79. The building codes the project will be reviewed under shall be the 2007
11 California Building Codes.
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14 calendar days and may be extended at the option of City staff.
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82_ The overall permit application drawings shall include a schedule of the special
inspections anticipated, the firm proposed for the special inspections, and the
resumes of any special inspectors for this project_ Culver City Building Safety
reserves the right to reject any special Inspector at any time.
81. The overall construction permit application drawings shall indicate any
construction staging areas proposed. The Culver City Engineering Division may
require a separate permit for the temporary use of any City right of way.
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83. If a C.C.B.S. Inspector is inspecting a portion of the work for which a special
inspection is required; the special inspection report shall be made available to
the C.C.B.S. Inspector on his arrival to the jobsite_
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84. All jobsite supervisors, contractors, and subcontractors shall give their priority to
the C.C.B.S. Inspectors when they are on site.
85. Based on the preliminary plans it appears 3.93kw of solar photovoltaic power
will be required to be provided. (39,337 s.f. /10,000 s.f. per 1 kw of photovoltaic
power required).
86. The solar photovoltaic power requirement may be processed as an electrical
permit as part of the overall building electrical permit or may be processed as a
separate electrical permit_
87. The applicant shall verify all proposed photovoltaic panel locations with Culver
City Fire Prevention
88. The required amount of solar photovoltaic power will be based on the final plans
submitted for building permit.
DURING CONSTRUCTION:
Planning Division:
89.During all phases of construction, information that includes contact names and
telephone numbers of the applicant, property owner, construction contractor(s),
and City, shall be posted at the project site so as to be visible to the public.
These names and telephone numbers shall be made available to adjacent
property owners and residents.
90.During site construction, lead impacted soil must be separated from excavated
clean soils and transported to an appropriate disposal facility. This is a
Mitigation Measure
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91_ Confirmation testing must be completed during excavation to confirm the
removal and proper disposal of all lead impacted soils above Preliminary
Remediation Goals the Suitable threshold Limit Concentration. This is a
Mitigation Measure.
92. During all phases of construction, the applicant and property owner shall use
their best efforts to ensure that all construction workers and contractors park
onsite or at designated offsite locations approved by the City and not in the
surrounding neighborhood_
93.Hours of Construction shall be limited to 8:00 A.M. to 6:00 P.M. Monday to
Friday, and 9:00 A.M. to 6:00 P.M. on Saturday. Construction shall be prohibited
on Sundays and National Holidays.
94.During all phases of construction and once the development becomes
operational, all graffiti shall be removed within 48 hours of its application.
95. The following noise standards shall be complied with at all times:
A. No construction equipment shall be operated without an exhaust muffler,
and all such equipment shall have mufflers and sound control devices (i.e.,
intake silencers and noise shrouds) that are no less effective than those
provided on the original equipment;
B. All construction equipment shall be properly maintained to minimize noise
emissions;
C. If any construction vehicles are serviced at a location onsite, the vehicle(s)
shall be setback from any street and other property lines so as to maintain the
greatest distance from the public right-of-way and from Noise Sensitive
Receptors;
D. Noise impacts from stationary sources (i.e., mechanical equipment,
ventilators, and air conditioning units) shall be minimized by proper selection of
equipment and the installation of acoustical shielding as approved by the
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ATTACHMENT
Planning Manager and the Building Official in order that compliance with the
CCMC Noise Regulations and Standards is achieved; and
E. Stationary source equipment (i.e., compressors) shall be located so as to
maintain the greatest distance from the public right-of-way and from Noise
Sensitive Receptors.
Public Works Department — Engineering Division
96.The construction contractor shall advise the Public Works inspector of the
schedule and shall meet with the inspector prior to commencement of work.
97. Dirt hauling and construction material deliveries or removal are prohibited during
the morning (7:00 A.M. to 9:00 A.M.) and afternoon (4:00 P.M. to 6:00 RM.)
peak traffic periods.
98. During construction, dust shall be controlled by regular watering and as directed
by the Public Works Department City inspector.
99. All staging and storage of construction equipment and materials, including the
construction dumpster and storage containers shall be on-site only. The
applicant shall obtain prior written permission from adjacent property owners for
any construction staging occurring on adjacent property.
100. A copy of the Local SWPPP, inspection logs, SUSMP/Site specific plan
and training records shall be kept on site and available for inspection at all times
during construction.
PRIOR TO THE ISSUANCE OF ANY CERTIFICATE OF OCCUPANCY (CO):
Planning Division:
101. Pursuant tc.) CCI ,"vC Title c
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IJC1Y
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of an in-lieu parkland fee will be required.
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ATTACHMENT 11
102_ The applicant shall fulfill the City's Art in Public Places requirement per CCMC
Title 15, Section 15.06.100 et seq.
103. The declaration of covenants, conditions and restrictions (CC&Rs), the owners'
association bylaws and, if applicable, the condominium plan (Condo Plan) shall
be submitted to the City Attorney and approved. Additionally, the applicant shall
record with the Los Angeles County Recorder, concurrently with the recordation
of the final map, the City approved CC&Rs and, if applicable, the Condo Plan.
104_ All onsite and offsite landscaping and irrigation shall be completed to the
satisfaction of the City.
105. If prior to the issuance of a building permit for the proposed project, the City
adopts an ordinance requiring onsite generation of solar photovoltaic power, then
notwithstanding the fact that said ordinance may, by its terms, not be applicable
to projects that have already received site plan review, the applicant or property
owner shall nevertheless fully comply with all provisions of said ordinance as if it
did apply to the project.
Public Works — Engineering Division:
106. The applicant shall initiate an amendment to the adopted Neighborhood
Traffic Management Program (NTIVIP) for the Lynwood Howe Elementary
neighborhood to create a cul-de-sac shall on Irving Street (relocating the existing
traffic barrier at A Street) to reduce traffic in the neighborhood through a required
street dedication. If the required number of NTMP advisory survey petitions are
returned and identify a particular configuration of Irving Place, then the applicant
shall be responsible for all expenses to implement the traffic operation changes
along Irving Place as approved by the City Council_
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107. The applicant shall submit a plan to the City Engineer regarding the repair or
replacement of any damage to the public right-of-way that results from the
construction of the proposed project. Such repair or replacement is to be
completed to the satisfaction of the City Engineer. The applicant shall be
responsible for all expenses.
108. All conditions of Approval shall be completed to the satisfactory of the City
Engineer.
109. The operators and or owners shall construct all the stormwater pollution
control BMPs and structural treatment control BMPs shown the approved
SUSMP or site-specific mitigation plan and submit a stormwater observation
report which shall include a wet signed and stamped certification statement by
the engineer, who prepared the SUSMP site plans, confirming that the SUSMP
BMPs have been built as designed. The transfer of ownership, sale or lease of
the property shall include provisions by a covenant recorded with the Los
Angeles Recorder, requiring new owner and his/her successor to continue to
implement measures as defined by the SUSMP site plans and BMPs.
110. As the project nears completion no partial or grand openings shall be
permitted without applying for and gaining approval of a CO or TCO. Do not
schedule any partial or full openings or advertise any openings without City
approval.
Fire Department:
111. Provide KNOX Box and Key system as approved by the Fire Marshal.
B. Tentative Tract Map No. 69709, TIM P2007117,
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Engineering Division
112. The final map shall be prepared by a Land Surveyor or Civil Engineer licensed
in the State of California and submitted to the Los Angles County Department of
Public Works for review and approval.
113. Dedicate, on the final map, a five foot wide easement to the City of Culver City
for sewer line purposes. Final location will be determined when Tentative Map is
submitted.
114. The project boundary shall be tied to at least (1) City global positioning
satellite (GPS) monument.
115. The final map shall conform to the conditionally approved tentative map
approved by the City Council on February 9, 2009.
116. Durable monuments shall be set at all perimeter boundary corners. At least
two monuments shall be set on the northerly prolongation of the property's
easterly and westerly boundary with the centerlines of Irving Place and Lafayette
Place. All required boundary monuments shall be installed prior to the recording
of the final map. Centerline monuments shall be "tied" to at least three (3)
points, with lead and tags, and centerline tie notes filed with the Engineering
Division.
117. The final map shall be recorded prior to the issuance of a Certificate of
Occupancy.
118. A copy of the final map in digital and mylar format shall be filed with the
Engineering Division prior to final acceptance by the City_
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119. All public improvements, as required by the approved Site Plan Review, shall
be completed and approved prior to the final approval of the final parcel map by
the City Council. Otherwise, an agreement and adequate security shall be
posted by the subdivider, and accepted by the City, to satisfactorily complete
said improvements. The agreement and security shall conform to Sections
66462 and 66499 of the State Subdivision Map Act.
120. The final map shall be submitted to the Los Angeles County Department of
Public Works for review, approval and recordation_ After approval of the
technical aspect of the map by Los Angeles County, prior to recordation, the final
map shall be approved by the City Council. A copy of the first plan check
package as submitted to Los Angeles County shall also be submitted
concurrently to the Culver City Engineering Division for review.
APPROVED and ADOPTED this 9th day of February 2009.
D. SCOTT MALSIN, Mayor
City of Culver City, California
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ATTESTED BY:
MARTIN R. COLE, City Clerk