City of Culver City, California
City Council Agenda Item Report
Meeting Date: 11/14/05 Item Number: PH-3
AGENDA ITEM: Appeal of the Planning Commission’s Adoption of a Mitigated
Negative Declaration for the Hampton Inn and Suites Development, Located at
3954 Sepulveda Boulevard (This is a Continued Item).
Contact Person/Dept.: Jose Mendivil Phone Number: (310) 253-5757
Fiscal Impact: Yes [X] No [] General Fund: Yes [X] No []
Public Hearing: [X] Action Item: [] Attachments: [X]
Public Notification: Notices were mailed on September 19, 2005 to all property owners
and occupants within a 300 foot radius of the site, extended to end of city block; on
September 19, 2005, the site was posted; courtesy notices were mailed on September
19, 2005, to the City Council, Planning Commission, Cultural Affairs Commission,
Culver City Homeowners Association, Culver City Chamber of Commerce, CAO, and
Department Heads; Master Notification List e-mailed by the CAO's office on 11/10/05.
Additional courtesy notices were sent to only the property owners, businesses, and
occupants on Bentley Avenue, Pigott Drive and Sepulveda Boulevard on November 1,
2005.
Department Approval:
Susan Evans 10/31/05
CAO Approval:
Jerry Fulwood 11/9/05
City Controller Approval:
Marlee Chang 11/9/05
RECOMMENDATION:
That the City Council deny the appeal and uphold the Planning Commission’s
December 8, 2004 finding of a Mitigated Negative Declaration that was adopted in
conjunction with the approval of Site Plan Review, SPR P-2004126, that allows the
construction of a 4-story, 77-room, 35,104-square foot Hampton Inn and Suites
Hotel at 3954 Sepulveda Boulevard but with additional mitigations to address
concerns raised during the appeal process.
BACKGROUND:
On December 8, 2004, the Planning Commission approved a Site Plan Review to
construct on a vacant lot, a 4-story, 77-room, 35,104 square foot Hampton Inn and
Suites Hotel with some subterranean parking. In conjunction with the Site Plan
Review approval and pursuant to the California Environmental Quality Act (CEQA)
guidelines, the Commission adopted a Mitigated Negative Declaration (MND) after
finding that the proposed hotel project will require mitigation measures to reduce
certain impacts on the environment.
On January 11, 2005, Emily Fisher (the “Appellant”) filed an appeal on the adoption
of the MND following a discussion with staff regarding alternative types of appeal.
8 City of Culver City, California
City Council Agenda Item Report
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The appellant was informed that if she appealed only the CEQA determination, and
not the Site Plan Review, the Council could only consider the adoption of the MND
and not the merits of the Site Plan Review. The appellant decided to challenge just
the MND. No appeals were filed for the Site Plan Review. The Site Plan Review
resolution (Attachment No. 6) and the Planning Commission staff report for the Site
Plan Review (Attachment No. 7) are presented in this agenda report for information
purposes only.
On March 28, 2005, the City Council held the appeal meeting for the Hampton Inn
MND. After hearing testimony from the appellant and several members of the
Bentley Avenue community, the Council decided to continue the meeting to a date
uncertain. They asked for the following: preparation of a traffic study, preparation of
a shade and shadow study, and staff facilitation of a meeting between the applicant,
the appellant, and the Bentley Avenue community. The technical studies were
completed and there was a community meeting.
Staff returned to the City Council on October 10, 2005, with additional discussion on
the studies and with a final recommendation. At that meeting, the Council voted to
continue the item to November 14, 2005. They requested that the Applicant,
Appellant, and Bentley/Pigott community meet one more time to determine if a
compromise could be achieved with regard to shade and traffic issues. That
meeting was held on October 20, 2005 and is summarized in this report.
For a full background on the October 10
th
City Council appeal meeting please refer
to the October 10, 2005, City Council Agenda Item Report (Attachment No. 13). All
attachments to the October 10
th
report are included in this current report and in their
original order except that the original Attachment No. 13 (the Traffic Study, Shade
and Shadow Study, and Phase 1 Environmental Report) is now Attachment No. 14.
Please note that Attachment No. 14 was transmitted to the Council under separate
cover on August 31, 2005.
DISCUSSION:
Summary of October 20, 2005, Meeting
Approximately 16 people attended the meeting and included the Appellant,
Applicant, members of the surrounding community, and Council members Corlin and
Rose. In addition, one staff person and a City consultant acting as
mediator/moderator were present. The moderator first gave an opportunity for the
appellant to speak and specifically asked that she list the most important issues she
feels most impact the community. Her list included:
City of Culver City, California
City Council Agenda Item Report
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1. The shape, size, and height of the proposed hotel; the placement of the
windows and their effect on privacy; the overall aesthetics of the hotel
structure;
2. Construction impacts such as dust, noise, and exhaust and potential
disturbance of pesticides and fertilizers that could have been deposited from
previous uses;
3. Impacts caused by use of the hotel parking lot such as noise (car alarms,
engines, screeching tires) and fumes;
4. Traffic impacts on Bentley Avenue, Pigott Drive, and Sepulveda Boulevard
and further impacts created by the delineators required to restrict left turn
movements;
5. Spillover parking onto local streets;
6. Short distance of trash enclosure to neighboring residential properties, and
related odors and noise during pickup;
7. 24-hour activity of the proposed hotel which could increase overall noise and
traffic and the cumulative effects of 24-hour activity when combined with pre-
existing hotels in the immediate vicinity; this concern juxtaposed with the
nearby residential area; and,
8. Noise caused by individual air conditioning units for each of the hotel rooms.
The Applicant was then given an opportunity to speak. He presented different
versions of conceptual plans that he had shown to Planning staff prior to submitting
his application. Originally he was proposing a 5-story hotel with approximately 120
rooms. He reduced its massing and proposed a caretaker apartment unit; this was
further revised on the plan the Planning Commission approved. Issues/comments
that were raised by the Applicant included:
1. A hotel franchise such as Hampton Inn or Holiday Inn requires at least 70 to
75 rooms;
2. The project approved by the Planning Commission is reduced from the
Applicant’s original concept;
3. The long and narrow lot shape is difficult to work with in regards to placement
of structures, parking areas, drive/fire access aisles, and underground
parking; City of Culver City, California
City Council Agenda Item Report
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4. The applicant is most familiar with the hotel industry and does not engage in
other types of business; and,
5. Placement of the trash enclosure off the alley makes most sense due to
limitations by the City’s Sanitation Division (if the trash enclosure was placed
in the middle of the lot, there could be difficulties in accessing the trash bins).
The Appellant discussed the possibility of a different use all together. Mixed use
with residential condominiums was brought up as an example by the Appellant’s
representative. The moderator asked the applicant if he would consider developing
a use other than a hotel. The applicant stated that he was in the hotel business and
that he had no desire to develop another kind of use for the project site. He stated
that he would be willing to sell the property for another use if an acceptable offer was
made.
The moderator asked if the Appellant was willing to discuss solutions assuming a
hotel use for the site. The Appellant stated she would like to talk about other uses
but was not opposed to hearing about potential revisions for the hotel use. The
Applicant presented a rough draft of a scaled down hotel plan which generated a
discussion on various options. These included:
1. A reduction down to three stories but with the building footprint moved closer
to the rear property line in order to accommodate the rooms lost from the
fourth story;
2. An increase of up to five stories in the front portion of the building
accompanied by a decrease down to three stories toward the rear;
3. A reduction in the height of the parapet wall;
4. An increase in the subterranean parking area;
5. An increase in landscaping that incorporates trees for screening purposes;
6. Relocation of the access ramp for the subterranean parking towards the front.
The Applicant did not commit to these revisions but stated he would review his
resources to determine the practicality of making such changes. The Appellant’s
representative asked if he could locate all parking underneath by increasing the
subterranean parking area. The Applicant estimated it would cost about one million
additional dollars for full subterranean parking. Further, parking spaces would be
lost because not all the parking currently proposed for the project can be
accommodated underground. Foundation walls and columns, the pool located at City of Culver City, California
City Council Agenda Item Report
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natural grade, and the elevator shafts would all limit the number of underground
parking spaces to less than what is currently proposed.
Another point raised by the Applicant is that if the hotel is scaled down and less
rooms (or smaller rooms) are planned, a potential hotel franchise may be lost. He
explained that various franchises have minimum standards, some more stringent
than others. He wishes to build and operate a franchise hotel with higher standards
instead of an independent hotel with reduced standards.
The moderator asked if the Appellant and the Applicant would be willing to meet one
more time after the Applicant has had time to study the feasibility (in terms of both
cost and compliance with Zoning Code regulations) of the scaled down hotel and
increased subterranean parking options. Both parties did not object, however the
Appellant felt that there was no discussion on potential solutions to many of the
issues she listed at the beginning of the meeting. Staff told both parties that they
would be contacting them for potential meeting dates after the Applicant has had
time to research the feasibility of carrying out the options. The meeting was then
adjourned.
Follow-Up after the October 20, 2005, Meeting
The following week staff contacted both parties. The Applicant stated that he would
not make any revision to the site plan as approved by the Planning Commission but
would be willing to meet with the Appellant to discuss the various issue points listed
by the Appellant. The Appellant did not see a reason to meet again since the
Applicant was not willing to consider any of the scaled down hotel and/or full
subterranean parking options. With that, staff did not attempt to schedule any
further meetings. Staff believes that given the record of public testimony, the
inability to arrive at a compromise after two community meetings, and very informal
discussions between both parties outside of the City Hall setting, any further
attempts to resolve conflicts in a community meeting setting will not lead to an
outcome that both parties can accept.
With some revisions to the MND and proposed additional mitigations discussed
below, staff recommends that the City Council should at this time decide on whether
to uphold the MND or uphold the appeal.
Revised MND Discussion
Following the public review period, the Planning Commission approved the Initial
Study/Mitigated Negative Declaration (IS/MND) and Site Plan Review for the
proposed project. The approval of the MND was then appealed to the City Council.
After hearing public comments, the City Council directed that a shade/shadow City of Culver City, California
City Council Agenda Item Report
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analysis and a traffic study be prepared to provide additional information regarding
these issues. These studies were completed and have been included as
appendices to the IS/MND. Revisions to the draft IS/MND have also been made in
response to public comments and to reflect the additional technical studies.
Changes to the IS/MND text are indicated with strikeout and italics notation. Two
additional mitigation measures have been added under Section VII. - Hazards and
Hazardous Materials and Section XI. - Noise. The new technical studies, analysis
and mitigation measures do not raise any significant new issues that would require
recirculation of the MND under CEQA Guidelines Section 15073.5, but only clarify or
add requirements to the project to provide additional protection to adjacent residents
from potential environmental impacts. The changes to the IS/MND are described
below.
Shade/Shadow Analysis. A shade and shadow study was prepared to determine the
extent to which the project would block sunlight to adjacent properties. The study
concluded that the proposed project would not shadow any adjacent single-family
residence roof at any time throughout the year, that the apartments to the north
would be partially shaded at the Winter Solstice, that there would be minor shading
of the roof of the apartments at other times of year, and that there would be minor
shading of the motel to the south in the late afternoon in the spring and summer.
These impacts are considered less than significant. This additional information is
contained in Section I – Aesthetics of the Revised MND.
Pesticides and Fertilizers. Neighbors raised the concern that residual contamination
from pesticides and fertilizers, including DDT, could be present in the soil as a result
of the site’s prior use as a commercial nursery. The Phase I Environmental
Assessment Report for a Vacant Lot 3948-3954 Sepulveda Boulevard, Culver City,
CA prepared by ACS Associates, August 22, 2005 concluded that there was no
evidence of hazardous materials or waste at the site, or in governmental records,
and that no further investigations were recommended. Although the Phase I
Environmental Site Assessment found no evidence of contaminated soil, the
following mitigation measure is recommended to provide additional assurance that
this potential impact is addressed prior to grading or construction.
MITIGATION MEASURE H-1
a) Prior to issuance of a grading or building permit, the applicant shall demonstrate
to the Building Official that sub-surface soils testing has been conducted by a
qualified professional to determine whether any residual pesticide or fertilizer
contamination is present at the site in quantities that could present a health hazard
either to construction workers or occupants of surrounding properties.
City of Culver City, California
City Council Agenda Item Report
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b) If contamination is found, it shall be remediated pursuant to applicable city, state
or federal law prior to commencement of grading or construction, in a manner
meeting the approval of the Building Official.
Noise. The appellant raised a concern that the site is impacted by high ambient
traffic noise from Sepulveda Boulevard and the 405 Freeway, and that this could
adversely affect occupants of the hotel. According to the Noise Element of the
General Plan, the site is impacted by traffic noise levels of approximately 65-70 dB
CNEL. The Noise Element also provides policy direction for development in noise
impacted areas. Acceptable noise levels for hotels are 65 dB CNEL exterior and 45
dB CNEL for interior noise. The site is located in the 65-70 dB contour, which is
Zone B. Hotel use in this zone is considered “compatible with mitigation.” The Noise
Element states as follows:
“New construction should be undertaken only after detailed analysis of the noise
reduction requirements are made and needed noise insulation features in the design
are determined. Conventional construction with closed windows and fresh air supply
systems or air conditioning will normally suffice.” (Table N-4)
The following mitigation measure would require the project proponent to ensure that
the structure is designed to mitigate noise levels in compliance with this policy and
other applicable laws and codes.
MITIGATION MEASURE N-1
a) Prior to issuance of a building permit the applicant shall provide evidence
acceptable to the Building Official that the structure has been designed such that
interior and exterior noise levels will comply with the City’s Noise Element and all
laws and codes applicable to hotel uses.
b) If determined necessary by the Building Official, prior to issuance of an occupancy
certificate, the applicant shall provide a noise study confirming that noise levels
meet all applicable policies, laws and codes.
Traffic. During the initial application review process, the proposed project was
reviewed by the City’s Traffic Engineering Manager and it was determined that local
and regional traffic and parking would not be significantly impacted by the project.
The morning peak hour trip generation was calculated to be 43 and the afternoon
peak hour trip generation was calculated to be 47. The project peak hour trip
generation was calculated to be 55 and determined to occur on Saturday only.
Although the City does not typically require traffic studies for projects generating up
to 49 trips in any one hour, following the public review period and in response to
public concerns, a formal traffic study was prepared at the direction of the City City of Culver City, California
City Council Agenda Item Report
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Council. The traffic study is provided as Appendix 2 to the MND. The study found
that although several intersections in the vicinity are projected to operate below an
acceptable level of service, the proposed project would not significantly impact any
intersection or roadway segment. The project is also consistent with the General
Plan Land Use Element, therefore no general traffic improvements or additional
mitigation measures are warranted in connection with this project.
CONCLUSION
Public participation is an important component of CEQA. A draft Initial
Study/Mitigated Negative Declaration was prepared for the proposed hotel and
circulated for public review. Following the approval of the MND and Site Plan
Review by the Planning Commission, the MND was appealed to the City Council. In
considering the appeal, the Council directed staff to conduct a more thorough
analysis of shade/shadow and traffic issues. In addition, staff reviewed other issues
raised by the appellant, including potential toxic contamination from pesticides and
noise impacts.
The new technical studies, analysis and mitigation measures contained in the
Revised IS/MND do not raise any significant new issues that would require
recirculation of the MND under CEQA Guidelines Section 15073.5, but only clarify or
add requirements to the project to provide additional protection to adjacent residents
from potential environmental impacts. If the Council concurs with this assessment,
the Revised MND should be approved and the appeal denied. However, if the
Council believes that there are potentially significant impacts that could occur with
the proposed project, then staff should be directed to prepare an EIR.
FISCAL ANALYSIS:
There is no immediate fiscal impact resulting from this item. However, during the
appeal process the Site Plan Review is on hold and no construction can occur. If
the Council determines that the impacts of the project are potentially significant
(regardless of the mitigations included in the MND) and that an EIR should have
been prepared, the Site Plan Review would no longer be in effect. Should the
project applicant then choose to proceed with the project, an EIR would have to be
prepared and the EIR and Site Plan Review be acted upon by the Planning
Commission. A delay in the project could result in the project not being built. If this
is the case, any potential increase in City revenues from the development of the
vacant lot will not occur.
City of Culver City, California
City Council Agenda Item Report
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ATTACHMENTS:
1. Draft City Council Resolution No.__ Denying the Appeal and Upholding the
Planning Commission’s Adoption of the Mitigated Negative Declaration (MND).
2. Appellant’s January 11, 2005, appeal letter.
3. Summary of Appellant’s Argument (January 11 letter) and Staff Response.
4. REVISED Mitigated Negative Declaration (MND) without attached studies.
5. Interdepartmental Memorandum Regarding Trip Generation.
6. December 8, 2004, Planning Commission Resolution No. 2004-P014 Approving
Site Plan Review, SPR P-2004126.
7. December 8, 2004, Planning Commission Staff Report with attachments except
the MND.
8. Minute excerpts for the December 8, 2004, Planning Commission meeting.
9. Caltrans Letter.
10. March 28, 2005 City Council Staff Report (without attachments).
11. Staff response to Appellant Appeal Addendum filed on March 23, 2005 by Lake &
Lake Consultant, Inc., and March 23, 2005 Appeal Addendum.
12. General comments/responses to May 31, 2005 Community Meeting.
13. October 10, 2005 City Council Staff Report (without attachments).
14. Traffic Study, Shade and Shadow Study, and Phase 1 Report (transmitted under
separate cover on August 31, 2005).
MOTION:
That the City Council:
Adopt Resolution No. 2005-R__denying the appeal and adopt the Planning
Commission’s Revised Mitigated Negative Declaration for the Hampton Inn and
Suites development at 3954 Sepulveda Boulevard with additional mitigations
pertaining to Soils and Noise.
OR,
Adopt Resolution No. 2005-R__denying the appeal and adopt the Planning
Commission’s Mitigated Negative Declaration for the Hampton Inn and Suites
development at 3954 Sepulveda Boulevard with no additional mitigations.
OR,
Overturn the Planning Commission’s adoption of a Mitigated Negative Declaration
for the Hampton Inn and Suites development and request an Environmental Impact
Report be prepared for review prior to the effective date of the Site Plan Review.
MEETING DATE 11/14/05
AGENDA ITEM Appeal of the Planning Commission's Adoption of a Mitigated
Negative Declaration for the Hampton Inn and Suites Development,
Located at 3954 Sepulveda Boulevard (This is a Continued Item)
ATTACHMENTS
Pages|109| Draft City Council Resolution No 2005- 1-3b|109| Appellant's January 11, 2005, Appeal Letter 4-5|109| Summary of Appellant's Argument and Staff Response 6-9|109| REVISED Mitigated Negative Declaration (MND) 10-25b|109| Interdepartmental Memorandum Regarding Trip Generation 26-37|109| December 8, 2004, Planning Commission Resolution No 2004-P014 38-47|109| December 8, 2004, Planning Commission Staff Report w/Attachments 48-89
Except MND|1010| December 8, 2004, Plamung Commission Minute Excerpts|10 10| Caltrans Letter
10
March 28, 2005 City Council Staff Report including minute
excerpts for that meeting (without attachments)
11 Staff response to Appellant Appeal Addendum and
March 23, 2005 Appeal Addendum
12 General comments/responses to May 31, 2005 Commumty
Meeting and Agenda for May 31, Community Meeting
13 October 10, 2005 City Council Staff Report without attachments
14 Traffic Study, Shade and Shadow Study, and Phase 1 Report
(transmitted under separate cover on August 31, 2005)
90-95
96-97
98-105
106-134
135-138
139-144Attachment No 1
RESOLUTION NO 2005-R
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
CULVER CITY, CALIFORNIA, UPHOLDING THE
PLANNING COMMISSION S ADOPTION OF A MITIGATED
NEGATIVE DECLARATION (MND) WITH ADDITIONAL
MITIGATION MEASURES FOR THE HAMPTON INN AND
SUITES DEVELOPMENT AT 3954 SEPULVEDA
BOULEVARD IN THE LIMITED COMMERCIAL (C-1)
COMMERICIAL (C-3), AND COMMERCIAL SETBACK
OVERLAY (CSO) ZONES
WHEREAS, on December 8, 2004, the City of Culver City (' City ) Planning
Commission (' Planning Commission"), by Resolution No 2004-P014, considered and
conditionally approved Site Plan Review, SPR P-2004126, that permitted the
construction of a four-story, 77-room, 35,104-square foot Hampton Inn and Suites hotel
(the ' Project ) at 3954 Sepulveda Boulevard, being that partition of the Pedro
Talamantes 120 71 acre allotment of the Rancho La Ballona 0 68 acre being (Except of
the Street) southeast 100 feet of Lot 13, in the Limited Commercial (C-1), Commercial
(C-3), and Commercial Setback Overlay (CSO) Zones, and,
WHEREAS, on December 8, 2004, in accordance with the California
Environmental Quality Act (CEQA), the Planning Commission, upon review of the Initial
Study, public comments, the record before the Planning Commission and after the City
provided public notice of the intent to adopt a Mitigated Negative Declaration (the
' MND ) in accordance with CEQA determined that the Project will not have a significant
adverse impact on the environment provided certain mitigation measures are
implemented and,
WHEREAS on January 11, 2005, a local resident submitted an appeal of
the Planning Commission's adoption of the MND ("Appellant"), claiming that the MND
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28was inadequate and requested that the adoption of the MND, as presented to the
Planning Commission, be overturned and that a more in depth environmental analysis
be conducted and,
WHEREAS, on March 28, 2005 at a duly noticed public hearing the City
Council after hearing testimony from the Appellant and several members of the Bentley
Avenue community, decided to continue the hearing to a date uncertain and requested
preparation of a traffic study, preparation of a shade and shadow study, and staff
facilitation of a meeting between the Applicant, the Appellant, and the local community
and
WHEREAS, the Applicant prepared the traffic study and shade and
shadow study, City staff facilitated a meeting between the Applicant the Appellant and
the local community, and after review of the studies and comments from the community
meeting staff returned to the City Council on October 10, 2005, and,
WHEREAS, on October 10 2005, at a duly noticed public hearing, the City
Council after considering all public testimony requested that staff facilitate another
meeting between the Applicant Appellant, and community to discuss a potential
compromise with regard to traffic and shade and shadow issues and continued the
hearing to November 14 2005 and
WHEREAS, on October 20, 2005 the requested meeting between the
Applicant, Appellant and the community, was held and no definitive compromise was
reached, and,
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WHEREAS, after the October 20, 2005 community meeting staff reviewed
the MND and determined that based on discussions at the meeting, certain mitigation
measures should be added to the MND that further protect the community and
WHEREAS, on November 14, 2005, at a duly noticed continued public
hearing, the City Council after considering all public testimony and at the conclusion of
its deliberation, voted to uphold the Planning Commission's adoption of the MND for
Site Plan Review, SPR P-2004126 subject to additional proposed mitigation measures
which only provide further clarification
NOW THEREFORE, the City Council of the City of Culver City DOES
HEREBY RESOLVE as follows
Based on the facts and analysis presented in the staff reports, additional
technical studies, public testimony, file of review, and CEQA review that was part of this
Agenda Item, the City Council determines that
1 The Planning Commission adopted an MND for the Project and
found that the Project will not have a significant adverse impact on the environment,
provided certain mitigation measures are implemented
2 Since Planning Commission adoption of the MND for the Project,
the subsequent analysis of issues raised in the appeal including traffic shade/shadow,
hazardous materials and noise does not require substantial revisions to the MND as
defined by CEQA Guidelines Section 15073 5(b) because no new avoidable significant
environmental effects were identified in the appeal and the proposed mitigation
measures will reduce any potential effects to less than significant and thereby not
necessitating further environmental analysis
-3-
33 The Appellant has not demonstrated substantial evidence in light of
the whole record that the Project may have a significant effect on the environment and
warrants a more in depth environmental analysis thereby requiring preparation of an
Environmental Impact Report
4 A revised MND has been prepared incorporating the additional
environmental information made available since Planning Commission adoption of the
MND including the shade and shadow study and traffic study and this additional
information has been included in the MND, which merely clarifies and amplifies the MND
and does not create new avoidable significant environmental effects and is not
necessary to mitigate an avoidable significant effect, as described in CEQA Guidelines
Section 15073 5(c)(2)
5 The Appellant, through meetings with the Applicant and City staff
has demonstrated that the implementation of certain mitigation measures are warranted
to further protect the community
6 Based on the foregoing, the City Council does hereby require the
addition of the following mitigation measures to the MND set forth below which merely
clarify and amplify and make insignificant modifications to the MND but are not required
by CEQA as provided by CEQA Guidelines Section 15073 5(c)
Hazards and Hazardous Materials
Mitigation Measure H-1
a) Prior to issuance of a grading or building permit, the applicant
shall demonstrate to the Building Official that sub-surface soils
testing has been conducted by a qualified professional to
determine whether any residual pesticide or fertilizer
contamination is present at the site in quantities that could present
a health hazard either to construction workers or occupants of
surrounding properties
3a,
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28b) If contamination is found, it shall be remediated pursuant to
applicable city state or federal law prior to commencement of
grading or construction in a manner meeting the approval of the
Building Official
Noise
Mitigation Measure N-1
a) Prior to issuance of a building permit the applicant shall provide
evidence acceptable to the Building Official that the structure has
been designed such that interior and exterior noise levels will
comply with the City s Noise Element and all city, state and federal
laws applicable to hotel uses
b) If determined necessary by the Building Official, prior to
issuance of an occupancy certificate, the applicant shall provide a
noise study confirming that noise levels meet all applicable city
policies and city state and federal laws
7 Based on the foregoing, the City Council does hereby uphold the
MND as approved by the Planning Commission, with the addition of the mitigation
measures stated above
APPROVED and ADOPTED this day of 2005
ALBERT VERA, MAYOR
City of Culver City California
ATTEST APPROVED AS TO FORM
CHRISTOPHER ARMENTA, CAROL A SCHWAB,
City Clerk City Attorney
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28RECE WED
Attachment No 2
JAN 1 1 2005
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(Attachment No 3
Summary of Appellant's Argument and Staff Response
The following is a summary of the issues raised by the appellant in her January 11 2005
letter appealing the Planning Commission adoption of a Mitigated Negative Declaration
(MND) for the Hampton Inn and Suites Hotel development After each issue is a response by
staff The referenced attachment numbers refer to the attachments to the agenda item
report
Traffic|109| A request for the methodology used to calculate the proiected trip generation
As stated on Page 13 of 16 of the MND, the Transportation/Traffic section, the project s
projected peak hour morning and afternoon vehicle trips are expected to be 43 and 47
respectively The project peak hour vehicle trip generation is estimated to be 55 and
expected to occur on Saturdays In 1987, the City Council adopted criteria for requiring
traffic impact studies A project estimated to generate 49 trips or less during any one hour
period does not require a study, the City Engineer and Planning Manager may require a
study for a project estimated to generate 50 to 99 trips during any one hour period, the City
Engineer and Planning Manager shall require a study for a project estimated to generate 100
trips or more during any one hour period This project is below the threshold of 50 except for
the projected project peak hour (55 trips), however, this is expected to occur on Saturdays
when overall traffic is less No traffic study was required for this project
The trip generation numbers were calculated using the Trip Generation Manual of the
Institute of Transportation Engineers, 6 th Edition The land use that was considered in the
trip generation calculation is Hotel (See Attachment No 5) After the appellant asked why
the City had not used the more up-to-date 7 th Edition in calculating estimated vehicle trips
staff calculated new trip generation numbers using the 7 th Edition At the time of the original
calculation prior to the Planning Commission public hearing the City did not have the 7th
Edition survey sheets for hotels The new calculations resulted in trip generation numbers
that were either the same or less than those calculated using the 6 th Edition|109| The trip generation calculation does not take into account the construction of the
freeway expansion
The Trip Generation Manual does not take into account surrounding traffic conditions it
considers the estimated number of trips the use will typically generate irrespective of the
immediate area Freeway expansion construction (or the absence of such construction) will
not affect how many trips the hotel generates, freeway construction is typically not a hotel
generating use|109| Freeway expansion and hotel construction will_greatly impact Sepulveda Boulevard
The freeway expansion project will ultimately add One carpool lane in each direction on the
San Diego Freeway If anything this could improve traffic conditions on Sepulveda
Page 1 of 4Boulevard As with any construction project, the construction of the hotel will temporarily
impact the traffic on Sepulveda Boulevard It is unknown at this time as to whether or not the
construction scheduling for the hotel will coincide with that of the freeway expansion The
applicant will be required to abide by existing City regulations that govern haul routes and
times of construction|109| Traffic along Sepulveda Boulevard between Venice Boulevard and Washington
Boulevard will be slowed down greatly
It is accurate to say that Sepulveda Boulevard is congested in morning and evening peak
hours However the estimated trips that the hotel is expected to generate are below the
threshold for requiring a traffic impact study that could review effects on Sepulveda
Boulevard The morning and afternoon peak hour vehicle trips noted above will not create a
significant impact on an already congested corridor The Saturday vehicle trip generation of
55 trips will occur during a period when street traffic is expected to be less because of the
absence of people traveling to or from work
5 The mitigation prohibiting left turn movements onto the site or onto Sepulveda
Boulevard should not be allowed as it will create traffic congestion, even during non
peak-hour periods
Right turns are typically easier to manage than left turns, because of fewer vehicle conflicts
In congested conditions, it will be difficult for motorists to turn left out of the driveway onto
southbound Sepulveda Boulevard The same is true for turning left into the driveway from
southbound Sepulveda Boulevard Also this prohibition is seen as a way to prevent the
backing up of traffic that may occur behind someone waiting to turn left into the site For
these reasons left turns in and out of the hotel are restricted, thereby alleviating potential
traffic hazards and congestion The prohibition of left turn movements is the only traffic
related mitigation (Page 13 of 16 of the MND, Attachment No 4)
6 For a hotel of the size proposed, guests will be entering/exiting in large numbers,
multiple times, during the day and night, furthering negative Impacts on the surrounding
area
According to the Trip Generation manual, Hotels are places of lodging that provide sleeping
accommodations restaurants cocktail lounges meeting and banquet rooms or convention
facilities, and other retail and service shops This project will not provide any of these
amenities except lodging and continental breakfast Therefore, it is unlikely that large
numbers of guests will be accessing the hotel at any one time Also one cannot predict the
traffic patterns of the future hotel patrons nor can a prediction be made that patrons will be
entering and exiting in large numbers, all the time These are unknown variables, what can
be estimated is the potential number of vehicles trips based on the number of hotel rooms
(Attachment No 5) As already stated the projected number of trips is small enough that no
traffic impact analysis is warranted
Page 2 of 4
77 Sepulveda Boulevard, as an alternate north/south freeway route, could be lost if the
hotel is built
As mentioned earlier the addition of carpool lanes on the 405 Freeway in each direction
could improve the operation of Sepulveda Boulevard Additionally the use of this corridor as
an alternate freeway route will not be affected by a hotel consisting of 77 rooms
Staff Conclusion to Traffic Section
Overall, this portion of Sepulveda Boulevard is overloaded during peak traffic periods and
any addition of trips to the street system, no matter how small, will add to these pre-existing
overloaded conditions If the thresholds for requiring traffic impact studies were not in place,
all projects would require at least some traffic analysis This would hinder the ability to
develop small to mid-size projects such as the proposed hotel and could result in an increase
of underdeveloped and/or vacant lots
Pollution
There will be an increase in pollution, traffic, and congestion, because of construction
vehicles (almost all of which are powered by diesel fuel)
Air Quality is discussed on Page 10 of 16 of the MND New construction of any size, in any
area of Culver City will contribute to pollutant emissions over the existing non-attainment
conditions for Southern California However, the project is consistent with the City's General
Plan and Zoning Code which means that the hotel use is considered to be factored into the
South Coast Air Quality Management District s (AQMD) regional air quality models In other
words potential emissions due to the hotel use are considered to be compliant with the
AQMD air quality thresholds (for a hotel) In addition, per the AQMD CEQA Handbook, the
thresholds for requiring an in depth environmental analysis for construction of a hotel are the
construction of 213 or more rooms, and the disturbance of 177 acres, or more The hotel
proposes to have a maximum of 77 rooms on a site of 0 68 acres Air quality impacts
resulting from construction of the hotel will be below these thresholds and therefore no
additional environmental analysis is required Because the project's operations are factored
into regional air quality models and air quality impacts due to construction are below the
AQMD s thresholds, the cumulative air quality impacts are not significant The applicant will
be required to control fugitive dust during construction and will also be subject to City
standards regarding haul routes and times of construction Traffic and congestion are
discussed in the Traffic section above
Aesthetics, Massing (Land Use/Planning), and Noise|109| The size/scope of the hotel compared to other buildings in Culver City, will be larger and
noisier, negatively impacting Bentley Avenue
Aesthetics Land Use/Planning and Noise are discussed on Pages 10 11 and 12 of 16 of
the MND The current site is a blighted vacant lot the architecture of the hotel and overall
development of the site will enhance the visual character of the immediate vicinity Because
the site will be transformed from a vacant lot to a four-story structure with surface parking
Page 3 of 4there will be a new source of light and glare However, the development will be required to
conform to City zoning standards and design guidelines that include prohibitions of excessive
and obtrusive lighting Therefore there are no significant aesthetic impacts
The proposed hotel design, massing and location within the lot are consistent with the
General Corridor General Plan Land Use Designation The hotel s height, setbacks and
parking are in conformance with the Zoning Code development standards for the Limited
Commercial (C-1) and Commercial (0-3) Zones Furthermore, the proposed rear setback
adjacent to the alley that separates the site from the rear of the Bentley Avenue properties
exceeds the minimum code required setback There are no significant land use and planning
impacts
A hotel use is not typically associated with significant levels of noise Although use of the
swimming pool may create noise, as semi-enclosed nature screening with the perimeter
wall and distance from the homes along Bentley Avenue, will dampen such noise Further
the existing noise created by the surrounding urbanized area with high traffic volumes will
serve to obscure noise created by the hotel use There will be temporary increases in noise
levels during the construction of the vacant site However, all construction activities will be
conducted at the times and days specified by the Municipal Code During construction and
operation of the hotel, the site will be subject to the City s nuisance ordinance There are no
significant noise impacts|109| The hotel does not conform to other buildings in the immediate area because it is lamer
than these other buildings
This point in the appellant s argument is not an environmental issue to be addressed in the
MND However, staff has provided a response for your information
The fact that a proposed structure, if built could be larger than existing buildings within the
vicinity of the project site does not indicate that the proposed structure is not in conformance
with the Zoning Code The Zoning Code does not require new buildings to conform to
existing structures that may be smaller than what the Code allows Such a requirement
could lead to new structures that are nonconforming to the present code, as surrounding
buildings were erected at different time periods with different development standards, and to
underdeveloped properties New buildings are required to be in conformance with design
guidelines that address screening and architectural standards The proposed hotel is in
compliance with design guidelines and the Zoning Code (as stated above)
,
Page 4 of 4
c3(310) 253 5710
FAX (310) 253 5721
PLANNING DIVISION
Attachment No 4
greP
S*,
9770 CULVER BOULEVARD CULVER CITY CALIFORNIA 90232 0507
FINAL INITIAL STUDY
ENVIRONMENTAL CHECKLIST FORM AND ENVIRONMENTAL DETERMINATION
Project Title Site Plan Review SPR P-2004126
Hampton Inn and Suites Hotel
Lead Agency Name & Address City of Culver City, Planning Division
9770 Culver Blvd , Culver City CA 90232
Contact Person & Phone No Jose Mendivil, Associate Planner
(310) 253 5757
Project Location/Address 3954 Sepulveda Boulevard
Nearest Cross Street Pigott Road APN 4213-017-026
Project Sponsor's Name & Vinny Patel
Address 3900 Sepulveda Boulevard
Culver City, CA 90230
Attn Vinny Patel
(Phone # 310-486-1303)
General Plan Designation General Corridor Zoning Limited Commercial (C-1)
Commercial (C-3)
Redevelopment Project Area Component Area No 4
Overlay Zone/Special District Commercial Setback Overlay (CSO)
Project Description and Requested Action Proposed construction of a 4-story 77-room
35 104-square foot hotel on a vacant lot The proposed project will include 67 parking stalls
Twenty spaces will be located in a subterranean parking area and 47 spaces will be located on a
surface level parking area Surface level parking spaces will be located to the side rear, and
underneath the second story of the hotel The hotel will have a partially enclosed swimming pool
exercise room lobby area and continental breakfast area for its guests There will be no meeting
rooms made available for non-guests and no units will contain kitchen facilities Public
improvements such as full width sidewalks street trees and alley resurfacing will be incorporated
into the project
Existing Conditions of the Project Site
Flat vacant lot with some paving and vegetation overgrowth
Surrounding Land Uses and Setting
West One and Two Story Retail Buildings
East One Story Single Family Dwellings and a Two Story Multiple Family Dwelling
North Two Story Apartment Building and Surface Parking
South Two Story Motel Alley and One and Two Story Single Family Dwellings
Other public agencies whose approval is required (e g permits financing approval or participation
agreement)
Culver City Redevelopment Agency
10
Form Updated 3/16/04Site Plan Review SPR P 2004126/Hampton Inn and Suites Hotel
October 26 2005
ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED
The environmental factors checked below would be potentially affected by this project involving at least
one impact that is a Potentially Significant Impact as indicated by the checklist on the following pages
O Aesthetics LI Mineral Resources
El Agriculture Resources 111 Noise
O Air Quality 0 Population / Housing
O Biological Resources 0 Public Services
O Cultural Resources 111 Recreation
O Geology /Soils El Transportation/Traffic
ri Hazards & Hazardous Materials III Utilities / Service Systems
0 Hydrology / Water Quality 1 0 Mandatory Findings of Significance
111 Land Use / Planning
ENVIRONMENTAL DETERMINATION
On the basis of this initial evaluation
O I find that the proposed project COULD NOT have a significant effect on the environment and a
NEGATIVE DECLARATION will be prepared
X I find that although the proposed project could have a significant effect on the environment there will
not be a significant effect in this case because revisions in the project have been made by or agreed
to by the project proponent A MITIGATED NEGATIVE DECLARATION will be prepared
O I find that the proposed project MAY have a significant effect on the environment and an
ENVIRONMENTAL IMPACT REPORT is required
0 I find that the proposed project MAY have a potentially significant impact or potentially significant
unless mitigated impact on the environment but at least one effect 1) has been adequately
analyzed in an earlier document pursuant to applicable legal standards and 2) has been addressed
by mitigation measures based on the earlier analysis as described on attached sheets An
ENVIRONMENTAL IMPACT REPORT is required but it must analyze only the effects that remain
to be addressed
0 I find that although the proposed project could have a significant effect on the environment because
all potentially significant effects (a) have been analyzed adequately in an earlier EIR or NEGATIVE
DECLARATION pursuant to applicable standards and (b) have been avoided or mitigated pursuant
to that earlier EIR or NEGATIVE DECLARATION including revisions or mitigation measures that
are imposed upon the proposed project nothing further is required
FISH AND GAME FEE (AB 3158)
X I find that the proposed project WILL NOT have an impact on fish or wildlife resources or habitat
upon which fish and wildlife depend I find that the proposed project IS EXEMPT from the Fish and
Game fee A Certificate of Fee Exemption will be prepared for this project
111 I find that the proposed proje IS NOT EXEMPT from the Fish and Game fee
October 26 2005
Associate Planner
Printed Name
Title
V It
S ature
Jose Mendivil
il
Form Updated 3/16/04 Page 2 of 18X
X
Site Plan Review SPR P 2004126/Hampton Inn and Suites Hotel
October 26 2005
EVALUATION OF ENVIRONMENTAL IMPACTS
I. AESTHETICS -- Would the project:
a) Have a substantial adverse effect on a scenic vista'?
b) Substantially damage scenic resources including but not
limited to trees rock outcroppings and historic buildings
within a state scenic highway'?
c) Substantially degrade the existing visual character or
quality of the site and its surroundings'?
d) Create a new source of substantial light or glare which
would adversely affect day or nighttime views in the area'?
Potentially
Significant
Impact
Potentially
Significant
Impact Unless
Mitigation
Incorporated
1=1 1=1
1=1
1=1 1=1
El 0
Less Than
Significant
Impact
E
El
No
Impact
II. AGRICULTURE RESOURCES: In determining whether impacts to agricultural resources are significant environmental
effects, lead agencies may refer to the California Agricultural Land Evaluation and Site Assessment Model (1997)
prepared by the California Dept of Conservation as an optional model to use in assessing impacts on agriculture and
farmland. Would the project.
a) Convert Prime Farmland Unique Farmland or Farmland of
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El
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X
Statewide Importance (Farmland) as shown on the maps
prepared pursuant to the Farmland Mapping and
Monitoring Program of the California Resources Agency to
non agricultural use'?
b) Conflict with existing zoning for agricultural use or a
Williamson Act contract'?
c) Involve other changes in the existing environment which
due to their location or nature could result in conversion of
Farmland to non agricultural use'?
III. AIR QUALITY -- Where available, the significance criteria established by the applicable air quality management or air
pollution control district may be relied upon to make the following determinations. Would the project:
a) Conflict with or obstruct implementation of the applicable
LI
X
El
air quality plan'?
b) Violate any air quality standard or contribute substantially
to an existing or projected air quality violation'?
c) Result in a cumulatively considerable net increase of any
criteria pollutant for which the project region is non
attainment under an applicable federal or state ambient air
quality standard (including releasing emissions which
exceed quantitative thresholds for ozone precursors)?
d) Expose sensitive receptors to substantial pollutant
concentrations'?
e) Create objectionable odors affecting a substantial number
of people'?
Form Updated 3/16/04
Page 3 of 18EVALUATION OF ENVIRONMENTAL IMPACTS
IV. BIOLOGICAL RESOURCES -- Would the project:
Have a substantial adverse effect either directly or through
habitat modifications on any species identified as a
candidate sensitive or special status species in local or
regional plans policies or regulations or by the California
Department of Fish and Game or U S Fish and Wildlife
Service?
Have a substantial adverse effect on any riparian habitat or
other sensitive natural community identified in local or
regional plans policies regulations or by the California
Department of Fish and Game or US Fish and Wildlife
Service'?
Have a substantial adverse effect on federally protected
wetlands as defined by Section 404 of the Clean Water Act
(including but not limited to marsh vernal pool coastal
etc ) through direct removal filling hydrological
interruption or other means?
Interfere substantially with the movement of any native
resident or migratory fish or wildlife species or with
established native resident or migratory wildlife corridors
or impede the use of native wildlife nursery sites'?
Conflict with any local policies or ordinances protecting
biological resources such as a tree preservation policy or
ordinance?
Conflict with the provisions of an adopted Habitat
Conservation Plan Natural Community Conservation Plan
or other approved local regional or state habitat
conservation plan'?
. CULTURAL RESOURCES -- Would the project:
Cause a substantial adverse change in the significance of
a historical resource as defined in 15064 5?
Cause a substantial adverse change in the significance of
an archaeological resource pursuant to 15064 5?
Directly or indirectly destroy a unique paleontological
resource or site or unique geologic feature'?
Disturb any human remains including those interred
outside of formal cemeteries'?
Site Plan Review SPR P 2004126/Hampton Inn and Suites Hotel
October 26 2005
Potentially
Significant
Impact
Potentially
Significant
Impact Unless
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
Li Li Li X|10 9| 0 0 X|10 9| CI 0 X|10 9| 0 0 X
Li X
Li X
X
Form Updated 3/16/04 Page 4 of 18
13Potentially
EVALUATION OF ENVIRONMENTAL IMPACTS
Potentially
Significant
Impact
Significant
Impact Unless
Mitigation
Less Than
Significant
Impact
No
Impact
Incorporated
Expose people or structures to potential substantial
adverse effects including the risk of loss injury or death
involving
i) Rupture of a known earthquake fault as delineated on the E E X
most recent Alquist Pnolo Earthquake Fault Zoning Map
issued by the State Geologist for the area or based on
other substantial evidence of a known fault? Refer to
Division of Mines and Geology Special Publication 42
ii) Strong seismic ground shaking?
iii) Seismic related ground failure including liquefaction? El El X
iv) Landslides? 0 fl X
b) Result in substantial soil erosion or the loss of topsoil? El El 0
c) Be located on a geologic unit or soil that is unstable or that El El X
would become unstable as a result of the project and
potentially result in on or off site landslide lateral
spreading subsidence liquefaction or collapse?
Be located on expansive soil as defined in Table 18 1 B of
the Uniform Building Code (1994) creating substantial
risks to life or property?
Have soils incapable of adequately supporting the use of
septic tanks or alternative waste water disposal systems
where sewers are not available for the disposal of waste
water?
VI. GEOLOGY AND SOILS -- Would the project:
Site Plan Review SPR P 2004126/Hampton Inn and Suites Hotel
October 26 2005
VII HAZARDS AND HAZARDOUS MATERIALS --Would the project:
Create a significant hazard to the public or the environment
through the routine transport use or disposal of hazardous
materials?
Create a significant hazard to the public or the environment
through reasonably foreseeable upset and accident
conditions involving the release of hazardous materials into
the environment?
Emit hazardous emissions or handle hazardous or acutely
hazardous materials substances or waste within one
quarter mile of an existing or proposed school??
Be located on a site which is included on a list of El El El X
hazardous materials sites compiled pursuant to
Government Code Section 65962 5 and as a result would
it create a significant hazard to the public or the
environment?
e) For a project located within an airport land use plan or 0 X
where such a plan has not been adopted within two miles
of a public airport or public use airport would the project
result in a safety hazard for people residing or working in
the project area?
1({
Form Updated 3/16104 Page 5 of 18Potentially
Potentially
EVALUATION OF ENVIRONMENTAL IMPACTS Significant
Impact
Significant
Impact Unless
Mitigation
Less Than
Significant
Impact
No
Impact
Incorporated
VII HAZARDS AND HAZARDOUS MATERIALS (continue)
For a project within the vicinity of a private airstrip would
the project result in a safety hazard for people residing or
working in the project area?
Impair implementation of or physically interfere with an
adopted emergency response plan or emergency
evacuation plan?
Expose people or structures to a significant risk of loss
injury or death involving midland fires including where
midlands are adjacent to urbanized areas or where
residences are intermixed with midlands?
El El
El
El El
CI
Site Plan Review SPR P 2004126/Hampton Inn and Suites Hotel
October 26 2005
VIII. HYDROLOGY AND WATER QUALITY — Would the project:
a) Violate any water quality standards or waste discharge
requirements?
b) Substantially deplete groundwater supplies or interfere
substantially with groundwater recharge such that there
would be a net deficit in aquifer volume or a lowering of the
local groundwater table level (e g the production rate of
pre existing nearby wells would drop to a level which would
not support existing land uses or planned uses for which
permits have been granted)?
Substantially alter the existing drainage pattern of the site
or area including through the alteration of the course of a
stream or river in a manner which would result in
substantial erosion or siltation on or off site?
Substantially alter the existing drainage pattern of the site
or area including through the alteration of the course of a
stream or river or substantially increase the rate or amount
of surface runoff in a manner which would result in flooding
on or off site?
Create or contribute runoff water which would exceed the
capacity of existing or planned stormwater drainage
systems or provide substantial additional sources of
polluted runoff?
f) Otherwise substantially degrade water quality?
g) Place housing within a 100 year flood hazard area as
mapped on a federal Flood Hazard Boundary or Flood
Insurance Rate Map or other flood hazard delineation
map?
Place within a 100 year flood hazard area structures which
would impede or redirect flood flows?
Expose people or structures to a significant risk of loss
injury or death involving flooding including flooding as a
result of the failure of a levee or dam?
El
El
El
El El
El
X
El
X
X
El El
El
El El El
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Inundation by seiche tsunami or mudflow?
El El El
X
Form Updated 3/16/04 Page 6 of 18a) Physically divide an established community'?
b) Conflict with any applicable land use plan policy or
regulation of an agency with jurisdiction over the project
(including but not limited to the general plan specific plan
local coastal program or zoning ordinance) adopted for the
purpose of avoiding or mitigating an environmental effect'?
c) Conflict with any applicable habitat conservation plan or
natural community conservation plan'?
LI 1=1
X
1=1 LI 1:1
X
LI
X
a) Result in the loss of availability of a known mineral
resource that would be of value to the region and the
residents of the state'?
b) Result in the loss of availability of a locally important
mineral resource recovery site delineated on a local
general plan specific plan or other land use plan'?
1=1
1=1
a) Exposure of persons to or generation of noise levels in
0
excess of standards established in the local general plan or
noise ordinance or applicable standards of other
agencies'?
b) Exposure of persons to or generation of excessive
groundborne vibration or groundborne noise levels'?
c) A substantial permanent increase in ambient noise levels in
the project vicinity above levels existing without the
project'?
d) A substantial temporary or periodic increase in ambient
noise levels in the project vicinity above levels existing
without the project'?
e) For a project located within an airport land use plan or
where such a plan has not been adopted within two miles
of a public airport or public use airport would the project
expose people residing or working in the project area to
excessive noise levels'?
f) For a project within the vicinity of a private airstrip would
the project expose people residing or working in the project
area to excessive noise levels'?
LI 111
LI 0
X
a) Induce substantial population growth in an area either
directly (for example by proposing new homes and
businesses) or indirectly (for example through extension of
roads or other infrastructure)'?
X
Site Plan Review SPR P 2004126/Hampton Inn and Suites Hotel
October 26 2005
Potentially
Significant
Impact
EVALUATION OF ENVIRONMENTAL IMPACTS
Potentially
Significant
Impact Unless
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
X. LAND USE AND PLANNING - Would the project.
X. MINERAL RESOURCES -- Would the project.
XL NOISE —Would the project result tn.
XII. POPULATION AND HOUSING -- Would the project:
it
Form Updated 3/16/04
Page 7 of 18X
X
Potentially
EVALUATION OF ENVIRONMENTAL IMPACTS
Potentially
Significant
Impact
Significant
Impact Unless
Mitigation
Less Than
Significant
Impact
No
Impact
Incorporated
XII POPULATION AND HOUSING (continued)
Displace substantial numbers of existing housing
necessitating the construction of replacement housing
elsewhere'?
Displace substantial numbers of people necessitating the
construction of replacement housing elsewhere'?
XM. PUBLIC SERVICES
Would the project result in substantial adverse physical impacts associated with the provision of new or physically
altered governmental facilities need for new or physically altered governmental facilities the construction of which
could cause significant environmental impacts in order to maintain acceptable service ratios response times or other
performance objectives for any of the public services
Fire protection'?
Police protection'?
Schools'?
Parks'?
Other public facilities'?
XIV RECREATION —
Would the project increase the use of existing
neighborhood and regional parks or other recreational
facilities such that substantial physical deterioration of the
facility would occur or be accelerated'?
Does the project include recreational facilities or require the
construction or expansion of recreational facilities which
might have an adverse physical effect on the environment'?
El
El
El
El
El
I=1
El
El
X
Site Plan Review SPR P 2004126/Hampton Inn and Suites Hotel
October 26 2005
XV. TRANSPORTATION/TRAFFIC -- Would the project:
Cause an increase in traffic which is substantial in relation
to the existing traffic load and capacity of the street system
e result in a substantial increase in either the number of
vehicle trips the volume to capacity ratio on roads or
congestion at intersections)?
Exceed either individually or cumulatively a level of 0 El 0 x
service standard established by the county congestion
management agency for designated roads or highways'?
Result in a change in air traffic patterns including either an 0 El 0 x
increase in traffic levels or a change in location that results
in substantial safety risks'?
Substantially increase hazards due to a design feature 0 x El Ci
(e g sharp curves or dangerous intersections) or
incompatible uses (e g farm equipment)?
e) Result in inadequate emergency access'? 0 0 CI X
f) Result in inadequate parking capacity'? 0 0 El X
g) Conflict with adopted policies plans or programs 0 El El x
supporting alternative transportation (e g bus turnouts
bicycle racks)?|1010|Form Updated 3/16/04 Page 8 of 18X
X
X
XVII. MANDATORY FINDINGS OF SIGNIFICANCE —
Potentially
EVALUATION OF ENVIRONMENTAL IMPACTS
Potentially
Significant
Impact
Significant
Impact Unless
Mitigation
Less Than
Significant
Impact
No
Impact
Incorporated
XVI. UTILITIES AND SERVICE SYSTEMS --Would the project:
Exceed wastewater treatment requirements of the
applicable Regional Water Quality Control Board'?
Require or result in the construction of new water or
wastewater treatment facilities or expansion of existing
facilities the construction of which could cause significant
environmental effects?
Require or result in the construction of new storm water
drainage facilities or expansion of existing facilities the
construction of which could cause significant environmental
effects?
Have sufficient water supplies available to serve the project
from existing entitlements and resources or are new or
expanded entitlements needed'?
Result in a determination by the wastewater treatment
provider which serves or may serve the project that it has
adequate capacity to serve the projects projected demand
in addition to the provider s existing commitments'?
Be served by a landfill with sufficient permitted capacity to
accommodate the project s solid waste disposal needs'?
Comply with federal state and local statutes and
regulations related to solid waste'?
X
X
Site Plan Review SPR P 2004126/Hampton Inn and Suites Hotel
October 26 2005
Does the project have the potential to degrade the quality
of the environment substantially reduce the habitat of a
fish or wildlife species cause a fish or wildlife population to
drop below self sustaining levels threaten to eliminate a
plant or animal community reduce the number or restrict
the range of a rare or endangered plant or animal or
eliminate important examples of the major periods of
California history or prehistory'?
Does the project have impacts that are individually limited
but cumulatively considerable? ( Cumulatively
considerable means that the incremental effects of a
project are considerable when viewed in connection with
the effects of past projects the effects of other current
projects and the effects of probable future projects)?
Does the project have environmental effects which will LI X
cause substantial adverse effects on human beings either
directly or indirectly'?
Form Updated 3/16/04 Page 9 of 18Site Plan Review SPR P 2004126/Hampton Inn and Suites Hotel
October 26 2005
XVIII EARLIER ANALYSES
N/A
XIX DISCUSSION
Discussion of Initial Study Checklist responses
NOTE Following the public review period, the Planning Commission approved the Initial
Study/Mitigated Negative Declaration (MND) and Site Plan Review for the proposed project
The approval of the MND was then appealed to the City Council After hearing public
comments, the City Council directed that a shade/shadow analysis and a traffic study be
prepared These studies are included as appendices to this document Revisions to the draft
IS/MND have also been made in response to public comments and to reflect the additional
technical studies Changes to the text are indicated with striir cep4t,and ,/talics notation Two
additional mitigation measures have been added under Section VII Hazards and Hazardous
Materials and Section Xl - Noise The new technical studies, analysis and mitigation
measures do not raise any significant new issues that would reqiiire , recirculation of the MND
under CEQA Guidelines Section 15073 5 1 but only clarify or add requirements to the project to
provide additional protection to adjacent residents from potential environmental impacts
AESTHETICS
After the circulation and review of the proposed Initial Study/Mitigated Negative Declaration by the
Planning Commission the IS/MND was appealed to the City Council As part of its review the Council
directed that a shade/shadow analysis be prepared to evaluate the impacts of the proposed hotel on
adjacent properties That analysis is provided as Attachment 1 (Solargy Inc Shade and Shadow Study,
3954 Sepulveda Boulevard, Culver City, CA, June 8 2005)
No Impact
There are no scenic vistas or resources in the vicinity of the project site that is located in a fully developed
a) through c) urbanized area No significant adverse impacts relative to scenic vistas and resources will occur because
of the proposed project
Less Than Development of the site which is currently vacant will create a new source of light and glare However
Significant the development will conform to all applicable City zoning standards and design guidelines that include a
Impact requirement that all lighting not project onto or create a nuisance for adjacent public rights of—way and
d) private properties Through these code and design requirements the impact will be less than significant
A shade and shadow study was also prepared to determine the extent to which the project would block
sunlight to adjacent properties The study concluded that the proposed project would not shadow any
adjacent single family residence roof at any time throughout the year that the apartments to the north
would be partially shaded at the Winter Solstice that there would be minor shading of the roof of the
apartments at other times of year and that there would be minor shading of the motel to the south in the
late afternoon in the spnng and summer These impacts are considered less than significant
MITIGATION MEASURE(S) No mitigations are required
AGRICULTURE RESOURCES:
No Impact
The project site is not located on land identified utilized or zoned for agricultural purposes and there is
a) through c) no known Williamson Act contract in effect on the project site
MITIGATION MEASURE(S) No mitigations are required
Vi
Form Updated 3/16/04
Page 10 of 18Site Plan Review SPR P 2004126/Hampton Inn and Suites Hotel
October 26 2005
HI. AIR QUALITY:
Less Than
Significant
Impact
a) through e)
Future new development in any portion of Culver City will contribute both at the project level and
cumulatively to pollutant emissions over existing non attainment conditions due to both construction and
operation of individual projects
This hotel project does not require a traffic study due to the projected number of trips as determined by
using the Institute of Transportation Engineers Trip Generation Manuel 6 th Edition Volume 1 of 3 If a
proposed project is consistent with the city s General Plan and Zoning Code the project s operational
impacts are considered to be factored into the SCAQMD s regional air quality models This project as
proposed is consistent with Culver City s General Plan and Zoning Code Per the SCAQMD CEQA
Handbook the thresholds of significance for construction of a hotel are the construction of 213 rooms or
more and the disturbance of 177 acres or more The hotel proposes to have a maximum of 77 rooms
and the site is 0 68 acres Therefore air quality impacts resulting from construction of the hotel will be
below the threshold of significance Additionally because the project s operations are factored into
regional air quality models and air quality impacts due to construction are less than significant the
cumulative air quality impacts are less than significant The project applicant will be required to comply
with SCAQMD Rule 403 which provides specific control actions to be implemented during construction
activities to control fugitive dust
MITIGATION MEASURE(S) No mitigations are required
IV. BIOLOGICAL RESOURCES:
No Impact
a) through f)
The project site is located in an urbanized area surrounded by existing disturbed land and development
Information on existing conditions of the project site submitted by the applicant with project application
materials indicates no identified biological resources as identified by the California Department of Fish
and Game or US Fish and Wildlife Service or federally protected wetlands as defined by the Clean Water
Act exist on site
MITIGATION MEASURE(S) No mitigations are required
V. CULTURAL RESOURCES.
No Impact
a) through d)
The project site is located in an urbanized area surrounded by existing disturbed land and development
Information on existing conditions of the project site submitted by the applicant with project application
materials indicates no identified cultural resources exist on site and no significant adverse impacts
relative to cultural resources are associated with the project
MITIGATION MEASURE(S) No mitigations are required
Vi GEOLOGY AND SOILS:
No Impact
a) through e)
The project site is located in an urbanized area surrounded by existing disturbed land and development
The building will be constructed to meet all Uniform Building Code requirements The building is required
to comply with City and state seismic standards
MITIGATION MEASURE(S) No mitigations are required
2-0
Form Updated 3/16/04
Page 11 of 18Site Plan Review SPR P 2004126/Hampton Inn and Suites Hotel
October 26 2005
VII. HAZARDS AND HAZARDOUS MATERIALS:
Environmental information submitted by the applicant with the project plans and application materials
indicates that no hazardous materials will be utilized on the project site Further the Phase I
Environmental Assessment Report for a Vacant Lot 3948 3954 Sepulveda Boulevard, Culver City, CA
prepared by ACS Associates August 22 2005 concluded that there was no evidence of hazardous
material and waste containing facility at the site or in governmental records and that no further
investigations were recommended Adverse impacts relative to health hazards are expected to be less
than significant Any future use of hazardous materials will be required to obtain the necessary approvals
from the Culver City Fire Department in compliance with applicable Fire Code regulations
Dunng the public review process some residents raised a concern that since the site had previously been
used as a commercial nursery fertilizers and pesticides including DDT could be present in the soil due to
previous spills Although the Phase I Environmental Site Assessment found no evidence of contaminated
soil the following mitigation measure would ensure that this potential impact is reduced to a level that is
less than significant
MITIGATION MEASURE(S) No-m-itigatiens-ar-e-r-equir-ed a) Prior to issuance of a grading or building
permit the applicant shall demonstrate to the Building Official that sub surface soils testing has been
conducted by a qualified professional to determine whether any residual pesticide or fertilizer
contamination is present at the site in quantities that could present a health hazard either to construction
workers or occupants of surrounding properties b) If contamination is found it shall be remediated
pursuant to applicable city state or federal law pnor to commencement of grading or construction in a
manner meeting the approval of the Building Official
Less Than
Significant
Impact With
Mitigation
a)
No Impact
b) through h)
VIII. HYDROLOGY AND WATER QUALITY:
No Impact
a) through h)
and 0
Less Than
Significant
Impact
i)
Grading and building plans will be reviewed and approved by the City s Building and Engineering
Divisions to assure that on and off site drainage will not create significant impacts to drainage facilities
groundwater quality and quantity An erosion control plan will be required by the City Engineer to ensure
compliance with the Los Angeles County Stormwater Quality Management Program NPDES Permit No
CAS614001 The erosion control plan must include the design and placement of recommended Best
Management Practices (BMPs) to effectively prohibit the entry of pollutants from the construction site into
the public street of storm drain system The construction contractor will be required to comply with the
California Storm Water Best Management Practice Handbook
The project site is located within the Stone Canyon Dam Inundation Zone Should the darn fail the project
site might be exposed to significant loss and/or damage The dam is managed by another government
entity with the responsibility of maintaining it No information has been presented that indicates the dam is
subject to eminent failure
MITIGATION MEASURE(S) No mitigations are required
IX. LAND USE AND PLANNING:
No Impact
a) through c)
The proposed use is consistent with the General Corridor General Plan Land Use designation and is
permitted in the Limited Commercial (C-1) and Commercial (C-3) Zones Upon the City s review and
approval of the application the project will be consistent with the City s Zoning Code Future uses will
also be reviewed for consistency and compliance with Zoning and General Plan requirements
MITIGATION MEASURE(S) No mitigations are required
X. MINERAL RESOURCES:
No Impact
Materials submitted with the application and also City Staff site review of the project shows that mineral
a) & b)
resources have not been identified on or within the project site
MITIGATION MEASURE(S) No mitigations are required
Form Updated 3/16/04
Page 12 of 18Site Plan Review SPR P 2004126/Hampton Inn and Suites Hotel
October 26 2005
XI. NOISE:
Less Than
The site is located within an urbanized area with high traffic volumes that account for existing noise levels
Significant
According to the General Plan the site is impacted by traffic noise levels of approximately 70 dB CNEL
Impact With
The mitigation measure listed below would require the project proponent to ensure that the structure is
Mitigation
designed to mitigate noise levels in compliance with applicable laws and codes
a)
The proposed hotel project is not expected to generate significant noise levels and all grading and
construction activities will be conducted during the appropriate hours as allowed by the Culver City
No Impact
Municipal Code Both applicant and City contact information will be posted on the project site to direct
b) through c) residents wishing to report noise and other construction activity complaints Also during construction of
e) and f)
the site and operations of the hotel the site will be subject to the City s nuisance ordinance
There will be temporary increases in noise levels during the construction of the site which is currently
Less Than
vacant However all grading and construction activities will be conducted during the appropriate hours as
Significant
allowed by the Culver City Municipal Code Both applicant and City contact information will be posted on
Impact
the project site to direct residents wishing to report noise and other construction activity complaints Also
d)
during construction of the site and operations of the hotel the site will be subject to the City s nuisance
ordinance
MITIGATION MEASURE(S) Ne-Fn+tiefatielas-aFe-rectulfed a) Pnor to issuance of a building permit the
applicant shall provide evidence acceptable to the Building Official that the structure has been designed
such that interior and exterior noise levels will comply with the City s Noise Element and all city, state and
federal laws applicable to hotel uses b) If determined necessary by the Building Official prior to issuance
of an occupancy certificate, the a pplicant shall provide a noise study confirming that noise levels meet all
applicable city policies and city, state, and federal laws
XII POPULATION AND HOUSING:
No Impact
The proposed project is a hotel facility that will accommodate a transient population and will not include
a) through c) permanent housing The site is currently vacant and no existing housing will be removed as a result of
construction No significant adverse impacts to population or housing are associated with the project
MITIGATION MEASURE(S) No miti gations are required
XIII. PU LIC SERVICES:
No Impact
The hotel project will comply with all applicable California Building and Fire Codes Impacts to fire
a) protection are expected to be less than significant No impacts to schools are expected to result from the
hotel project Maintenance of public facilities and requirements for other public services associated with
the project are expected to be incidental and no significant adverse impacts are expected The Police
Department did not state that there would be significant impacts to response times as a result of the hotel
project
MITIGATION MEASURE(S) No mitigations are required
XIV. RECREATION:
No Impact
The proposed project is a hotel that will accommodate a transient population No significant adverse
a) & b)
impacts relative to recreation are associated with the project
MITIGATION MEASURE(S) No mitigations are required
Form Updated 3/16/04
Page 13 of 18Site Plan Review SPR P 2004126/Hampton Inn and Suites Hotel
October 26 2005
XV. TRANSPORTATION/TRAFFIC:
During the application review process the proposed project has-been was reviewed by the City s Traffic
Engineering Manager and +ssues-relative-to-ina-pasts-OR it was determined that local and regional traffic
and parking will not be significantly impacted The morning peak hour trip generation was calculated to be
43 and the afternoon peak hour trip generation was calculated to be 47 The project peak hour trip
generation was calculated to be 55 and determined to occur on Saturday only Threugh-petisy-adepted-by
Although the City does not typically
require traffic studies for projects generating up to 49 trips in any one hour ancl-with-dissFeten—may
expoctod to occur on Saturdays only following the public review penod and in response to public
concerns a formal traffic study was prepared at the direction of the City Council The traffic study is
provided as Appendix 2 The study found that although several intersections are projected to operate
blow an acceptable level of service the proposed project would not significantly impact any intersection
or roadway segment Therefore no general traffic improvements are warranted in connection with this
project Please refer to Appendix 2 for further details of the traffic analysts
Both the Police Department and the City s Traffic Engineering Manager reviewed the potential impacts on
circulation and determined that there is an increased hazard if vehicles attempt left turn movements
(crossing over Sepulveda Boulevard) to access or leave the site As such a condition will be imposed as
a mitigation with this mitigation the impact will be reduced to less than significant
MITIGATION MEASURE(S)
Less Than
Significant
Impact
a)
No Impact
b) c) and e)
through g)
Potentially
Significant
Impact
Unless
Mitigations
are
incorporated
d)
• - - •• • ... : - e e
1 A raised median or some other obstruction shall be installed along Sepulveda Boulevard
to prevent left turn movements into or out of the project site The raised median or
obstruction shall be designed to the satisfaction of the City Engineer A right turn only
sign shall be installed at the project s driveway accessing Sepulveda Boulevard
XVI. UTILITIES AND SERVICE SYSTEMS.
No Impact The proposed project will connect to existing utilities available to the project site No significant adverse
a) through g) impacts to utilities are expected from project implementation
MITIGATION MEASURE(S) No mitigations are required
2,3
Form Updated 3/16/04
Page 14 of 18Site Plan Review SPR P 2004126/Hampton Inn and Suites Hotel
October 26 2005
XVII MANDATORY FINDINGS OF SIGNIFICANCE:
The project will not have significant impacts to any plant or animal wildlife species or cause substantial
cumulative impacts
The proposed hotel may cause environmental effects which could result in substantial adverse effects on
human beings (both directly and indirectly) These adverse effects if not addressed could result in an
overall degradation of the public safety and urban environment surrounding the site (indirectly affecting
the community) The following mitigation measures will reduce this impact to a level that is less than
significant
MITIGATION MEASURE(S)
1 Access to the alley located along the projects easterly boundary shall be restricted to
emergency access only A wrought iron gate or other material as approved by the
Planning Division shall be installed at the entrance to the alley A Knox Box shall be
installed to the satisfaction of the Fire Department for emergency access
2 The hotel operator shall ensure all graffiti is removed on a continuous basis within forty
eight (48) hours after its application
3 Litter shall be removed daily from the project site including all parking areas and adjacent
public sidewalks the portion of the alley at the rear that abuts the project site shall be
swept or cleaned either mechanically or manually on a weekly basis to control debris
4 Privacy coverings such as shades draperies or blinds shall be appropriately hung to
cover all windows Exterior window glass shall be without cracks chips or holes Peeling
and deteriorated paint of exterior walls must be repainted within reasonable time
5 The exterior of the property including adjacent public sidewalks and parking lots under
the control of the operator shall be illuminated during all hours of darkness during which
the property is open for business in a manner so persons standing in those areas at night
are identifiable from the street However the required illumination shall be placed so as
to minimize interference with nearby residents and their properties
6 All areas on the property designated for landscaping including but not limited to lawns
planter beds and other open surfaces without hardscape shall be maintained with
properly trimmed living plant materials and without litter or debris
7 Directional signs shall be posted as appropriate to ensure emergency personnel can find
guest rooms in a timely manner
8 All containers used for the storage of trash garbage or recycled materials and placed on
the exterior of the hotel shall be maintained in a locked and screened trash enclosure
approved by the City
No Impact
a) and b)
Potentially
Significant
Impact
Unless
Mitigations
are
incorporated
c)
Form Updated 3/16/04 Page 15 of 18Site Plan Review SPR P 2004126/Hampton Inn and Suites Hotel
October 26 2005
MITIGATION MONITORING PROGRAM
The following environmental mitigation measures shall be incorporated into the project development as conditions of
approval The project applicant shall secure a signed verification for each of the mitigation measures which indicates that
mitigation measures have been complied with and implemented and fulfills the City environmental and other
requirements (Public Resources Code Section 21081 6) Final clearance shall require all applicable verification as
included in the following table The City of Culver City will have primary responsibility for monitoring and reporting the
implementation of the mitigation measures unless otherwise indicated The mitigation measures have been identified by
impact category and numbered for ease of reference
MITIGATION MONITORING PROGRAM
Site Plan Review SPR P-2004126
Hampton Inn and Suites Hotel
MITIGATION MEASURE TIMING VERIFICATION OF COMPLIANCE
DEPT:: SIGNATURE. DATE:
HAZARDS AND HAZARDOUS MATERIALS
H 1 a) Prior to issuance of a grading or building
permit the applicant shall demonstrate to the
Building Official that sub surface soils testing has
been conducted by a qualified professional to
determine whether any residual pesticide or
fertilizer contamination is present at the site in
quantities that could present a health hazard
either to construction workers or occupants of
surrounding properties b) If contamination is
found it shall be remediated pursuant to
applicable city state or federal law prior to
commencement of grading or construction in a
manner meeting the approval of the Building
Official
Prior to
issuance of
a grading or
building
permit
Building
NOISE
N 1 a) Prior to issuance of a building permit the
applicant shall provide evidence acceptable to
the Building Official that the structure has been
designed such that interior and exterior noise
levels will comply with the City s Noise Element
and all city state and federal laws applicable to
hotel uses b) If determined necessary by the
Building Official prior to issuance of an
occupancy certificate the applicant shall provide
a noise study confirming that noise levels meet all
applicable city policies and city state and federal
laws
Prior to
issuance of
a building
permit prior
to issuance
of an
occupancy
certificate
Building
TRANSPORTATION/TRAFFIC
T 1 A raised median or some other obstruction
shall be installed along Sepulveda Boulevard to
prevent left turn movements into or out of the
project site The raised median or obstruction
shall be designed to the satisfaction of the City
Engineer A right turn only sign shall be
installed at the project s driveway accessing
Sepulveda Boulevard
Prior to
issuance of
Certificate
of
Occupancy
(CO)
Engineering
Form Updated 3/16/04
Page 16 of 18Site Plan Review SPR P-2004126/Hampton Inn and Suites Hotel
October 26 2005
MITIGATION MONITORING PROGRAM
Site Plan Review SPR P-2004126
Hampton Inn and Suites Hotel
/ ' \ MITIGATION MEASURE _
,A
TIMING = VERIFICATION OF COMPLIANCE
DEPT. SIGNATURE: DATE|1010|MANDATORY FINDINGS OF SIGNIFICANCE
M 1 Access to the alley located along the
projects easterly boundary shall be restricted to
emergency access only A wrought iron gate or
other matenal as approved by the Planning
Division shall be installed at the entrance to the
alley A Knox Box shall be installed to the
satisfaction of the Fire Department for
emergency access
M 2 The hotel operator shall ensure all graffiti is
removed on a continuous basis within forty eight
(48) hours after its application
M 3 Litter shall be removed daily from the project
site including all parking areas and adjacent
public sidewalks the portion of the alley at the
rear that abuts the project site shall be swept or
cleaned either mechanically or manually on a
weekly basis to control debris
M 4 Privacy coverings such as shades
draperies or blinds shall be appropriately hung to
cover all windows Exterior window glass shall
be without cracks chips or holes Peeling and
deteriorated paint of exterior walls must be
repainted within reasonable time
M 5 The exterior of the property including
adjacent public sidewalks and parking lots under
the control of the operator shall be illuminated
during all hours of darkness during which the
property is open for business in a manner so
persons standing in those areas at night are
identifiable from the street However the
required illumination shall be placed so as to
minimize interference with nearby residents and
their properties
M 6 All areas on the property designated for
landscaping including but not limited to lawns
planter beds and other open surfaces without
hardscape shall be maintained with properly
trimmed living plant materials and without litter or
debris
M 7 Directional signs shall be posted as
appropriate to ensure emergency personnel can
find guest rooms in a timely manner
):53
Prior to
issuance of
CO
Prior to CO
& Periodic
Monitoring
Prior to CO
& Periodic
Monitoring
Prior to CO
& Periodic
Monitoring
Prior to CO
and Periodic
Monitoring
Prior to CO
and Periodic
Monitoring
Prior to CO
and Periodic
Monitoring
Fire
Prevention
Engineering
Planning
Code
Enforcement
Code
Enforcement
Code
Enforcement
Planning
Planning
Planning
Code
Enforcement
Fire
Prevention
Form Updated 3/16/04
Page 17 of 18Site Plan Review SPR P 2004126/Hampton Inn and Suites Hotel
October 26 2005
MITIGATION MONITORING PROGRAM
Site Plan Review SPR P-2004126
Hampton Inn and Suites Hotel
4.fr
'. MITIGATION MEASURE TIMING`;'
,
VERIFICATION OF COMPLIANCE
,
DEPT :
e _
SIGNATURE: DATE,|109| - ,
M 8 All containers used for the storage of trash
garbage or recycled materials and placed on the
exterior of the hotel shall be maintained in a
locked and screened trash enclosure approved
by the City
_
Prior to CO
and Periodic
Monitoring
Planning
Code
Enforcement
.
Appendices made a part of this document
Appendix 1 Shade and Shadow Study
Appendix 2 Traffic Study
References Utilized
1 Trip Generation, 6' Edition, Volume 1 of 3 — Institute of Transportation Engineers
Form Updated 3/16/04 Page 18 of 18TRAFFIC GENERA FION
24 Hauls
Morning Peak Hour
Afterilon Peak Hour
Projea Peak Hour
(If different from above)
EntermF ThotinE
317(30 3/Lcilq)
( I -4.0 7 09
zs- (zt) 60
Net
Tohl Increue
33 (t29)
41- 7 ) (q3)
47 (5)
Total
Existing
.61
(5 Lt ditoV)
-
— - New Vehicle Trips--
CITY or CULVER CITY
Attachment No 5
INTERDEPARTMENTAL MEMORANDUM
Date I C*05-
' 10
Ft our
Subject
5- 61 RC' I'll 6
Traffic EnLineer, Engineering (
L./ 05 ei I di I
TRAFFIC AND PARKING ASSESSMENT
Review for Trip Generation, Traffic Impact Study, and Parking Demand Study
The following proposal has been submitted to the Planning Division for review
cldv ado )3 /vd (Vc4Ccui+- 1-0-n
Address 3 q
Proposal
7 7 og
ooli /joie/
3 57, / 0 'tt Sy-61-
Uses Square Feet of Floor Area/11 of Units
7-7 AO s
3 5, it, cr
Planiung Commission Level of/Review Administrative
Please review the attached materials to determine|109| Trip Generation for peak hour of use|109| If a Traffic Impact Study is required or recommended pursuant to adopted City critena|109| If a Parking Demand Study is recommended|109| Relationship and impact of project on CMP network.|109| Are any on site or off-site parking and circulation issues raised, such as driveway locations?
PLEASE PROVIDE INFORMA rioN REQUES1ED BELOW AND ON PAGE 2
If additional mformation is needed, please telephone me at 5-7 S-7
Please forward your comments to me withinjlii, or by (it) ea(' ID ii3/1) 1i-
-r 11 e —1- 1r F, 6;1.5 )1 shell be/t ii
\r) OC a lit Pr col 1-1.1 -11 -7o e
9--) 50 E /14a 1.14/, .7-11 e 7-/-A „p
ryi r eki esis
Thank you for your cooperation
Attached|101010|3LEVEL OF IMPACT
Is the project
1 On a site or within an area with a past history of
sensitive traffic issues
Comment lef (|1010|IV eda Pivot/
2 On a site or within an area where current parking or traffic "5(
problems exist
Comment
4 Adjacent to arterial street or primary collector/secondary
arterial street carrying 10 000 vehicles per day or more
Se" (4 v* cf /a
Comment
5 Within 1/4 mile of the intersection of two arterial streets or of one
arterial street and a primary collector/secondary arterial street
br a shikl)
ef re 14 ce vol5
J r)
wri )19 F14
pro' k /Nutt(
Comment
3 In the vicinity of an environmentally sensitive area
including a low density residential neighborhood
Comment
TRAFFIC FNGINEER RECOMMENDATION
YES
Traffic Impact Study is required
If yes is there existing data that may be used?
Cost estimate $ paricinu Demand Study is required
If yes is there existing data that may be used?
Cost estimate $
CMP Network
Is this project on the CMP network requiring additional analysis?
Driveway Location Comments "K 9 A-fr- „fi/y (1 / 4 /- 0,-/2
ve Was/ ; C e ebt
1 42_16 /
(Traffic Engineer) / (Date)
••n•n•• n••n•••..
TRAFFIC IMPACT STUDY CRITERIA
(See 9/14/87 Council Adopted Criteria)
1 Fewer than 50 trips total in any one hour
2 Total of 50 to 99 trips in any one hour
3 Total of 100 or more trips in any one hour
YES NO/NA
(5,(1--t411e4y)
X
PARKING DEMAND
YES
NQ
Is this an unusual use for which the parking demand cannot be
readily determined through application of existing Code requirements?
APPROVAL OF RECOMMENDATION
(City Engineer/Date)
(City Planner/Date)ENCLOSURE NO 1
CULVER CITY CRITERIA
FOR REQUIRENTG 'TRAFFIC IMPACT STUDIES FOR PROPOSED DEVELOPMENTS
In response to a request for a aiscretionary approval action of the Planning Division or the Planning
Commission for a proposed development, the City Engineer will estimate the potential traffic generation
of the proposed development Such estimates will be based on generation factors published m accepted
sources, such as Trip Generation by the Institute of Transportation Engineers, and on pertinent
information about the development presented by the applicant If there is an existing development on the
site, the estimated traffic of the =sting development will be subtracted to determine the net increase in
traffic generation For purposes of these criteria, "proposed development" shall mclude new
construction, a building addition, change or intensification of use, and recommencement of any use of
property or improvements where not used for more than one year
If it is estimated that the proposed development will generate a net increase of less than 50 vehicle trips
total entering and muting the development during any one hour period of any day, a traffic impact study
will not be required, unless the City Engineer and the City Planner determine extraordinary circumstances
are presented by the proposed development
If it is estimated that the proposed development will generate a net increase of between 50 and 99 vehicle
trips total entenng and exiting the development during any one hour period of any day, the City Engineer
and the City Planner may determine that a traffic impact study shall be prepared and submitted for City
review and approval Such determinations will be based on criteria including, but not limited to, the
following|109| The proposed development site is adjacent to a General Plan design arterial street or primary
collector / secondary arterial street carrying 10,000 vehicles or more per day
2 The proposed development site is within one-quarter of a mile of an intersection of two General
Plan designated arterial streets or one arterial street and a primary collector / secondary arterial
street
3 The proposed development site is in the vicinity of an environmentally sensitive area, such as an
area immediately bordering a low density residential neighborhood, as determined by the City
Council, the Planning Commission, the Community Development Director, the City Engineer, or
the City Planner
If n is determined that the proposed development will generate a net increase of 100 vehicle trips or more
total entering and exiting the development during any one hour period of any day, the City Engineer and
the City Planner shall require that a traffic impact study be prepared and submitted for City review and
approval
If a traffic impact study is required, data in previous traffic impact studies may be used in the required
traffic impact study if the City Engineer determines such data is appropriate for such use
A decision of the City Engineer and the City Planner to require a traffic impact study may be appealed
pursuant to Section 37-120 of the Culver City Municipal Code
Recommended by the Planning Commission Approved and adopted by the City Council
August 12, 1987, for approval September 14, 1987Land Use. 310
Hotel
Description
Hotels are places of lodging that provide sleeping accommodations restaurants, cocktail lounges,
meeting and banquet rooms or convention facilities, and other retail and service shops Some of
the sites included in this land use category are actually large motels providing the facilities of a
hotel noted above
Additional Data
Studies of hotel employment density indicate that, on the average, a hotel will employ 0 9
employees per room 1
Thirty studies provided information on occupancy rates at the time the studies were conducted
The average occupancy rate for these studies was approximately 83 percent
The hotels surveyed were primarily located outside central business districts in suburban areas
The sites were surveyed from the late 1960s to the 1990s throughout the United States
For all lodging uses, it is important to collect data on occupied rooms as well as total
rooms in order to accurately predict trip generation characteristics for the site
Source Numbers
4,5 12 13 18 55 72 170, 187, 254 260 262,277 280,301 306 357 422 436
'
' Buttice, Carl H , Unpublished studies of building employment densities Portland Oregon
'
Tnp Generation 6th Edition 502 Institute of Transportation Engineersi
. 1 . i|109| . 1 . 1 . 1 1 . 1 1 . 1
'
100 200 300 400 500 600 700 800 900 1000 1100
X = Number of Rooms
X Actual Data Points
Fitted Curve
Average Rate
Fitted Curve Equation T = 8 946(X) 368 112 R2 = 0 98
18 000 17 000 —
16 000 —
15 000 —
14 000 —
13 000 —
12 000 —
11 000 —
10 000 —
9 000 —
8 000 —
7 000 —
6 000 —.
5 000 —
4 000 —,
3 000 — .
2 000 —
- X-
1 000 —,
, Y
0 'I
X
„
r,|109| 1.1.1.1|1010|1200 1300 1400 1500 1600 1700 1800 1900
x
Hotel
(310)
Average Vehicle Trip Ends vs Rooms
On a Weekday
2L/
lictifr;
g A3 /77= u
Number of Studies 9
) F1"
Average Number of Rooms 516
Directional Distribution 50% entering, 50% exiting
Trip Generation per Room
'Average Rate Range of Rates
Standard
I-Int/toil/19
823 347 9 58 338
Data Plot and Equation
'
Trip Generation 6th Edition 512 Institute of Transportation Engineers
3 ti
181400
17 006 -
is Dos
ODD
14 —
13 000 -
12400 —
11 006
70 046 7
9 MO =-
8000 =-
7 COO 7
6 000
5 000 =
4 000 —
3 000
2000
1 000 —
a
02-01-05 I0 10 FROM-TRARS/PUBLICKS/MEDIASVCS +040837800T T-181 P 12/Z0 F-300
Hotel
(310) /1-L-1 -611 Average Vehicle Trip Ends vs gOtMla
On a Weekday
Sor7 772
Number of Studies 10
Average Number of Rooms 476
Directional
Distnbution 50% entering, 50% exiting
Trip Generation per Roorn
Average Rata
Range of Rates Standard Deviation
817 347 - 958 338
Data Piot and Equation
' 1 I I ' 1, ' I 1 I
100 200 300 400 SOD 600 700 BOO 900 1330 1103 1200 1300 1400 7500 7600 7700 1800 1e00
X Numoar of Rooms
Y Actual Date Paints Fleets Curve -- Average Rate
Rted Curve Equation T = E 95(X) 373 18
0_911
Tap Generation 7tti Ealuon
551 inseam of Transponation EngineersX = Number of Rooms
Fitted Curve X Actual Data Points Average Rate
Fitted Curve Equation Ln(T) = 1 240 Ln(X) 1 998 R2 = 0 75
I
Data Plot and Equation
0 100 200 300 500 400
Trip
Gen
eration
6th Edition 513 Institute of Transportation Engineers
Hotel
(310)
Average Vehicle Trip Ends vs Rooms
On a Weekday,
Peak Hour of Adjacent Street Traffic,
One Hour Between 7 and 9 a m
mar ni tt)
6 1, CI e/
III—
Number of Studies 20
Average Number of Rooms 240
Directional Distribution 61% entering, 39% exiting
Trip Generation per Room
Average Rate
Range of Rates
Standard Deviation
0 56
020 103
07802-01-05 10 10 FROM-TRANS/PUBLICWKS/MEDIASVC3 +0408370007 T-181 P 13/29 F-300
Hotel
(310)
aak
ari)(77:43
p Fp?
Average Vehicle Trip Ends vs Rooms
On a Weekday,
Peak Hour of Adjacent Street Traffic,
One Hour Between 7 and 9 a m
Number of Studies 20
Average Number of ROoms 240
Directional Distribution el% antenng, 39% exibng
Trip Generation per Room
Average Rate
Range of FieMS
S1andart1 Deviation
0 56
020 - 103
078
Data Plot and Equation
co S|1010|300 —
200 —
pC
MCI
X
100 200
X R.^:tual Daze PoInTic
300
X = rlurnoer of Rooms
Finsa Cunra
400 500
AvantEst Ralz
Merl Curve Equation 1.n(T) .15 1 24 l-n(X) ZOO 11721075
••n••n111,
Top Generauon Ttn Eamon
552 I nsuEme of Transportation Engineers
3Average Rate
Panrum nf Rota1c
m U
I-1-
um LJCVIctLIUH
400
300
200
Hotel
(310)
p,ak
C41 >e 7= 91
Average Vehicle Trip Ends vs Rooms
On a Weekday,
Peak Hour of Adjacent Street Traffic,
One Hour Between 4 and 6 p m
Number of Studies 22
Average Number of Rooms 240
Directional Distribution 53% entering, 47% exiting
Trip Generation per Room
0 61
021 103
0 81
Data Plot and Equation
100 X X
-
0 100
200
300
400 500
X = Number of Rooms
X Actual Data Points
Fitted Curve Average Rate
Fitted Curve Equation Ln(T) = 1 212 Ln(X) 1 763
R2 = 0 70
514 Institute of Transportation Engineers Trip Generation 6th EditionData Piot nd Equation
500
X
403—
T7
Ga
Ti
1!
Ga
PI/
X
300 -
200
100 -
- X
X
X
X
X
X|10 10|ACTWEli
100
P1 Palms
X Numner of Rooms
300 400
Average' REMO
Fined Curve Equation Not given
500
OZ-01-05 10 19 FROM-TRANS/PUBLICWS/MEDIASVC5
+94983T8007
T-181 P 14/Z9 F-300
Hotel
(310)
44ernrefri
Peak
rti
7Z.- Yr
,AF
Average Vehicle Trip Ends vs Rooms
On a Weekday,
Peak Hour of Adjacent Street Traffic,
One Hour astween 4 and 6 p in
-Number of Studies 25
Average Number of Rooms 224
Directional Distribution 53% entering 47% emting
Trip Generation per Room
Average Rate
Range of Rates
Standard Deviation
059
021 - 103
090
Tnp Gi:vteranon Mt Edition
553 Institute of Transportation Engineersi
X Actual Data Points
100 200 300
X = Number of Rooms
Fitted Curve Average Pate
400
Fitted Curve Equation T = 0 694(X) + 4 319 F12 = 0 80
Trip Generation 6th Edition 518 Institute of Tiansportation Engineers
Hotel
(310)
Average Vehicle Trip Ends vs Rooms 17; u)C4- qiak:Mbir
On a Saturday, ci,7A,X7 7-7 IC
Peak Hour of Generator
Number of Studies 9
Average Number of Rooms 194
Directional Distribution 56% entering, 44% exiting
Trip Generation per Room
-
_
Average Rate
Range of Rates
Standard rtrammi . or,
0 72
049 123
0 87
3(9,
,
,
02-01-05 10 20 FROM-TRANS/PUBLICIES/MEDIANCS
+0408378007 T-181 P 18/20 F-300
Hotel
(310)
Ti
c'1 3 :'6 F pefiem-Lit
a 7e 7.%)< 7 7= 7 cc-
"A"
Average Vehicle Trip Ends vs Rooms
On a Saturday,
Peak Hour of Generator
Number of Stuclies 9
Average Number of Rooms 194
Directional Distribution 56% entering 44% exiting
Trip Generation per Room
Average Rate
Range of Rates
Stannani Deviation
072
049 123
087
Data Piot and Equation
Tnp Gonoravon 7T1, anon
557 institute of Transportation Enginavr3
37Attachment 6
i|1010101010|RESOLUTION NO 2004-P014
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
CULVER CITY, CALIFORNIA, APPROVING SITE PLAN REVIEW, SPR
P-2004126 FOR THE CONSTRUCTION OF A FOUR-STORY 77-ROOM
35,104-SQUARE FOOT HOTEL AT 3954 SEPULVEDA BOULEVARD IN THE
LIMITED COMMERCIAL (C-1), COMMERCIAL (C-3), AND COMMERCIAL
SETBACK OVERLAY (CSO) ZONES|10101010 10
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(Site Plan Review SPR P-2004126)
WHEREAS on September 30, 2004 an application was filed Tor a Site Plan Review
for the construction of a four-story, 77-room, 35 104-square foot Hampton Inn and Suites
hotel at 3954 Sepulveda Boulevard, being that partition of the Pedro Talamantes 120 71 acre
allotment of the Rancho La Ballona 0 68 acre being (Except of the Street) southeast 100 feet
of Lot 13, in the Limited Commercial (C-1), Commercial (C-3), and Commercial Setback
Overlay (CSO) Zones and,
WHEREAS on December 8, 2004 the Planning Commission conducted a duly
noticed public hearing on this application, considering the application, plans, staff report
environmental information and all testimony presented, and
WHEREAS in accordance with the California Environmental Quality Act, the City
provided public notice of the intent to adopt a Mitigated Negative Declaration for this project
and based upon the initial study, public comments and the record before the Planning
Commission the project will not have a significant adverse impact on the environment
provided certain mitigations are required and the Planning Commission hereby adopted a
Mitigated Negative Declaration and
WHEREAS following conclusion of the public discussion and thorough deliberation of
the subject matter the Planning Commission determined by a vote of five to zero that Site
Plan Review, SPR P-2004126 should be conditionally approved as set forth herein below
Page 1 2004-P014
0NOW, THEREFORE THE PLANNING COMMISSION OF THE CITY OF CULVER
CITY CALIFORNIA RESOLVES AS FOLLOWS
SECTION 1 Pursuant to the foregoing recitations and the provisions of Culver City
Municipal Code (CCMC) Title 17, Section 37-76 7, and subject to the Conditions of Approval
herein, the following findings are hereby made
1 The proposed project is in the best interest of the public health, safety, and general
welfare It is consistent with the General Plan Land Use Element discussion on General
Corridor that allows medium scale commercial uses The project acts to revitalize the
physical character and economic well being of this section orSepulveda Boulevard, as
called for in Objectives 6 by converting a vacant, blighted lot into a hotel commercial use
The project is consistent with Objective 8 Fiscal Health, because it fosters business
growth, thereby increasing City revenue, by promoting an attractive, quality hotel on a site
that is currently vacant The project is consistent with Policy 16 E that encourages motel
uses near freeway off-ramps along Sepulveda Boulevard Although this project is a hotel
its use is similar to a motel use and located near the 405 freeway on/off-ramp By
allowing the vacant lot to be developed as a hotel, the project enhances business and
visitor serving uses along Sepulveda Boulevard north of Culver Boulevard, as stated in
Objective 29 of the Northern-Central Sub-Area The prohibition of left turn movements
across Sepulveda Boulevard enhances traffic safety and is in the best interest of the
public health, safety, and general welfare The project, as designed, is consistent with the
Zoning Code The horizontal staggering of the front setback at the upper levels is
consistent with the overall spirit and purpose of the Commercial Setback Overlay (CSO)
Zone because it helps to achieve the CSO purpose of preserving and reinforcing a
traditional cityscape and creating a pedestrian oriented environment The proposed
design brings portions of the building close to the front while still providing articulation
through varying setbacks
2 The general layout and design of the site improvements such as the massing of the
building building articulation parapet architectural features distance of hotel room
windows to residential and commercial structures, the layout of the surface and
subterranean parking the perimeter block wall, and the landscaping have been designed
to harmonize with the neighbonng motel apartment building, and nearby residential and
commercial uses The hotel structure is situated in a manner that provides more than the
lequired side and rear setbacks, distancing the structure from abutting properties The
semi-enclosed swimming pool provides privacy for both hotel patrons and adjacent
residences Its semi-enclosure- design provides noise abatement Exterior earth colors
soften the massing of the structure The project does not contain exterior balconies or
walkways, providing privacy to both hotel patrons and abutting properties The alley at
the rear of the site shall only be accessible for emergency vehicles thereby eliminating the
use of the alley by hotel patrons Parking beyond municipal code requirements is
provided Parking demand generated by the.hotel can be accommodated on-site
3q
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3 Building articulation, parapet architectural features stucco finish, and a perimeter block
wall combined with landscaping are consistent with existing commercial and hotel/motel
buildings near the project site All mechanical equipment and parking will be screened
and security exterior lighting that is not obtrusive will be installed The design of the hotel
will act to improve the overall look of the immediate vicinity that is characterized by a
vacant lot and older structures Earthen colors including bone sunrise and terra cotta
will also add to the definition of the site and soften the massing of the building that will
abut both residential and commercial properties The design of the hotel is compatible
with the General Corridor General Plan Land Use Designation and conforms to the
Primary Retail, Design and Physical Development Plan (DPDP) standards
4 The proposed three foot landscape overhang along the perimeter walls within the parking
area and the landscaping at the front and rear that include flowering plants, grass and
trees will enhance the exterior portions of the project and reduce the perception of over-
massing The landscaping compliments the architecture of the proposed hotel and
softens the structure for adjacent properties The landscaping and irrigation is designed
to conform to the Primary Retail, DPDP standards, and conserve energy, ensure visual
relief, reduce heat-gain from paved areas, and provide an attractive environment for the
enjoyment of the general public, hotel patrons, and nearby residents Additionally, a full
width commercial sidewalk with street trees will enhance the pedestrian experience along
the public right-of-way fronting the hotel site
5 The existing and proposed public service facilities necessary to accommodate the project
such as the width and pavement of Sepulveda Boulevard, traffic control devices, sewers,
storm drains, 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
SECTION 2 Pursuant to the foregoing recitations and findings, the Planning
Commission of the City of Culver City, California, hereby approves Site Plan Review, SPR
P-2004126 subject to the following conditions
General Conditions/Planning
1 The final working drawings shall conform to the preliminary development plans file
dated October 26 2004, except as noted below and otherwise noted during the City
permit review process
7 The Conditions of Approval for this Site Plan Review shall be referenced on the cover
sheet and repeated in full on the cover sheetpr attached as additional sheet(s) of the
final working drawings|109| The project and its operations shall comply with all applicable codes standards and
regulations including but not limited to Building Safety Fire Department Planning
,
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and Public Works code requirements and it shall comply with all applicable comments
and code requirements as determined during the City's internal review process
4 All applicable development standards and requirements in Planning Commission
Resolution No 92-P001, Comprehensive Site Plan Review Development Standaids
and Conditions of Approval, except as otherwise required herein, shall be met These
standards as well as other conditions required in this approval shall be reflected on the
plans submitted for building plan check
5 The applicant shall actively advertise all opportunities for employment, contract
services, and purchasing of materials to Culver City businesses and residents The
applicant shall use reasonable best efforts to solicit , and utilize economical and
qualified service from Culver City-based employees and businesses The applicant
shall also require the construction contractor(s) and subcontractors related to the
project to advertise all construction opportunities to Culver City businesses and
residents
6 The applicant shall provide the construction contractor(s) and each subcontractor
related to the project a copy of the final project conditions of approval The applicant
and the City agree that 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 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
7 The City reserves the right to periodically inspect the premises without prior
notification, to ensure ongoing compliance with all conditions of approval
8 Minor modifications to building siting or design may be approved by the Planning
Manager in keeping with the general design and content of the project approval
9 This Site Plan Review will expire if not used within one year after the date it becomes
effective unless the applicant submits an extension request and is granted the
extension by the Planning Manager, Planning Commission, or City Council
10 A certificate of occupancy for the approved project will be issued only upon completion
of all applicable conditions of approval and required site improvements
11 The applicant 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
12 Conditions of approval herein shall apply to the applicant any lessees and any
successor business that may legally assume benefit of this entitlement
,
LH
Page 4 2004 P01413 This Site Plan Review shall not become effective until the Redevelopment Agency has
approved predevelopment plans
14 The applicant shall comply with the City s Art in Public Places requirement pi ior to
issuance of the Certificate of Occupancy
15 Prior to installation of landscaping, the applicant shall provide the Planning Division
three sets of detailed landscape and irrigation plans for review The Planning
Manager and the Environmental Maintenance Manager shall approve the plans prior
to the installation of landscaping and irrigation
16 There shall be no renting of hotel rooms at hourly rates or any increment less than
one full day's room rental occupancy of all hotel rocims shall be limited to no more -
than thirty (30) days for any one occupant
17 There shall be no kitchen facilities in the hotel rooms and there shall be no permanent
residence on the project site
18 There shall be no drop off or pick up of hotel patrons and/or luggage on the curb
fronting Sepulveda Boulevard
19 The Community Development Director or his/her designee, or any police or, code
enforcement officer, or fire inspector of the City, may at all times, inspect all hotel
rooms and facilities, and may inspect the guest register and other records necessary
to determine compliance with all applicable regulations, including but not limited to
building safety, fire, and health standards, and to verify collection and payment to the
City of all taxes owed
20 All hotel patrons and hotel employees shall park on-site and shall not park on nearby
residential streets
21 The hotel operator shall ensure that hotel patrons abide by all City ordinances
including the nuisance ordinance and shall ensure that hotel patrons do not create
excessive noise that may affect neighbonng properties
22 The hotel operator shall ensure all graffiti is removed on a continuous basis within
forty-eight (48) hours after its application
23 Litter shall be removed daily from the project site including all parking areas and
adjacent public sidewalks the portion of the alley at the -rear that abuts the p roject site
shall be swept or cleaned, either mechanically or manually on a weekly basis to
control debris , ,
24 Privacy coverings such as shades- draperies, or blinds shall be appropriately hung to
cover all windows Exterior window glass shall be without cracks, chips, or holes
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Peeling and deteriorated paint of exterior walls must be repainted within reasonable
time
25 The exterior of the property including adjacent public sidewalks and parking lots
under the control of the operator, shall be illuminated during all hours of darkness
during which the property is open for business in a manner so persons standing in
those areas at night are identifiable from the street However, the required illumination
shall be placed so as to minimize interference with nearby residents and their
properties
26 An exterior light plan that conforms to Condition No 25 above shall be submitted to
the Planning Manager for approval prior to building permit issuance
27 All areas on the property designated for landscaping, including, but not limited to,
lawns, planter beds, and other open surfaces without hardscape, shall be maintained
with properly trimmed living plant materials and without litter or debris
28 All containers used for the storage of trash, garbage, or recycled materials and placed
on the exterior of the hotel shall be maintained in a locked and screened trash
enclosure approved by the City
29 During all phases of construction (including rough grading), information that includes
contact names and telephone numbers for the applicant, contractor, and City, shall be
posted at the project site These contact information postings shall be placed along
the Sepulveda Boulevard frontage the alley along the south property line and the
alley at the rear, the postings shall be visible to the public
30 During all phases of construction (including rough grading) the applicant shall provide
all construction workers and contractors the ability to park on-site and all construction
workers and contractors shall not park in residential areas
31 Subject to approval by the Planning Manager and the Environmental Maintenance
Manager the applicant shall plant trees within the three-foot landscape 9verhang
along the project site s south property line and along the east property line
32 The perimeter wall shall be eight-feet in height along the east and south property lines
The Planning Manager shall approve the transition design of the wall from eight-feet to
six-feet at the north property line unless the applicant chooses to continue the wall at
eight-feet in height along the north property line
Public Works/Engineering Conditions
33 A site improvement plan prepared by a civil engineer licensed in the State of California
shall be submitted to the Engineering Division for review approval and permitting
This plan shall show drainage c:1 • the site indicated by contours or spot elevations
'|10 10|Page 6 2004-P014building pad elevations, and the design of onsite and offsite improvements with
sufficient dimensions and details to allow for proper construction
34 The applicant shall provide a geotechnical report from a State licensed geotechnical
engineer reporting on the suitability of the onsite soils to support the proposed
construction and shall include a liquefaction analysis The report shall also identify
any special considerations necessary to satisfy California Building Code requirements
35 Upon completion of rough grading, the geotechnical and civil engineers shall submit
certifications and final reports in accordance with Appendix Chapter 23 of the
California Building Code These certifications and reports shall be submitted to the
Engineering Division for review prior to the issuance of any building permits
36 Concurrent with the submittal of the site improvement plan, a Standard Urban
Stormwater Mitigation Plan (SUSMP) shall be submitted to the Engineering Division
for review and approval The SUSMP shall be prepared in accordance with
requirements of the Culver City Municipal Code, Chapter 5 05 The first 1/4 of rainfall
shall be treated or filtered prior to draining from the site
37 Concurrent with the submittal of the site improvement plan, an erosion control plan
shall be submitted for review and approval by the City Engineer The erosion control
plan shall be developed and implemented in accordance with the requirements of the
Los Angeles County Stormwater Quality Management Program, NPDES Permit No
CAS614001 The plan shall include the design and placement of recommended Best
Management Practices (BMPs) to effectively prohibit the entry of pollutants from the
construction site into the public street and/or storm drain system The improvement
plans shall note that the contractor shall comply with the 'California Storm Water Best
Management Practice Handbook'
38 A raised median, or some other obstruction shall be installed along Sepulveda
Boulevard to prevent left turn movements into or out of the project site The raised
median or obstruction, shall be designed to the satisfaction of the City Engineer A
right turn only sign shall be installed at the project's driveway accessing Sepulveda
Boulevard
39 The applicant shall reconstruct the entire width of the adjacent alley located along the
project s easterly boundary This work shall consist of milling the existing asphalt and
repaving with a minimum of two inches of new asphalt pavement and reconstruction of
the concrete gutter
40 Access to the alley located along the project's easterly boundary shall be restricted to
emergency access only A wrought iron gate or other material as approved by the
Planning Division shall be installed at the entrance to the alley A Knox Box shall be
installed, to the satisfaction of the Fire Department, for emergency access
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44 Page 7 2004-P01441 The existing utility poles on the project site shall be removed or relocated to the
satisfaction of the City Engineer New utility services to the proposed project shall be
placed underground
4 9 The applicant shall install a trash enclosure to the satisfaction of the City's Sanitation
Division Manager The enclosure shall be redesigned to allow direct trash pickup from
the alley The walls of the trash enclosure shall be finished or painted to match the
walls of the proposed building
43 The parking area shall be designed in accordance with City Council Resolution No
87-R100, Parking Design and Layout Guidelines, and City Council Resolution No CS-
6486, Adopted Standards and Specifications for Off-Street Parking Areas The
applicant shall reconstruct the existing drive approach to a width of 25'-4" per Culver
City Standard Plan CC-101-2 2 Case 1, Driveway Approach Special Use
44 Parking lot drainage devices, concrete curb, sidewalk, and driveway shall be designed
to the latest edition of the American Public Works Association (APWA) Standard
Plans
45 The project s frontage along Sepulveda Boulevard shall be reconstructed with full
width sidewalk
46 Street trees, tree wells, and irrigation shall be installed along Sepulveda Boulevard to
the satisfaction of the City's Street Tree Maintenance Supervisor
47 The drive ramp leading to the basement parking shall have a maximum slope of 10%
extending a minimum of 12 feet at the beginning and ending of the ramp The rest of
the ramp shall have a maximum slope of 20%
48 The applicant shall be responsible for the expense to repair or replace any damage to
the public right-of-way caused by the construction of the proposed project Such
repair or replacement shall be completed to the satisfaction of the City Engineer
49 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 P M) peak traffic
periods
50 During construction dust shall be controlled by regular watering and as directed by the
City inspector The applicant shall comply with SCAQMD Rule 403, which requires
specific control actions during construction activities to control fugitive dust
51 All staging and storage of construction equipment and materials; including the
construction dumpster shall be on-site only The applicant shall obtain written
permission from adjacent property owners for any construction staging occurring on
adjacent property
'15-
Page 8 2004-P01452 The construction contractor shall advise the Public Works inspector of the schedule
and shall meet with the inspector prior to commencement of work
53 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
54 Per Culver City Municipal Code 501 010 Ordinance No 2001-011 Solid Waste
Management, the Culver City Sanitation Division has the exclusive franchise for all
solid and recyclable waste material handling within the City limits
Fire Prevention Conditions
55 A KNOX Box shall be required for the building and KNOX key switches shall be
required to open all security gates and driveway gates
56 Location of the Fire Department Connectioh and Double Detector Check Assembly
shall be reviewed and approved by the Fire Marshal and Planning Manager
57 The applicant shall locate the building address such that it is viewable and legible from
the public right-of-way
58 All parapets over five feet shall have catwalks as approved by the Fire Marshal
59 All fascia and tops of exterior walls and parapets shall be constructed of hard
materials and shall be approved by the Fire Marshal
60 The applicant shall provide a Class Ill combined standpipe system with 2
1/2
inch hose
valves and 1 1/2 inch reducing caps and covers as required in the 2001 California Fire
Code, Table 1004-A
61 Prior to issuance of a Certificate of Occupancy, the applicant shall provide the Culver
City Fire Department (CCFD) a pre-fire plan
62 All stairs common doors and rooms shall be appropriately signed per the 2001
California Fire Code and CCFD requirements Directional signs shall be posted as
appropriate to ensure emergency personnel can find guest rooms in a timely manner
63 Duct smoke detectors shall comply with CCFD regulations and shall provide
supervisory alarms only
64 Prior to issuance of a Certificate of Occupancy the applicant shall provide the CCFD
Hazardous Materials Specialist a hazardous materials disclosure package
65 Prior to issuance of a Certificate of Occupancy the applicant shall provide the CCF-D
an emergency evacuation plan and employee training program for CCFD review
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291|1010|66 Pnor to the issuance of a Certificate of Occupancy, the applicant shall provide the
CCFD for review and approval, a permanent emergency exit floor plan for the entire
hotel that indicates location of fire extinguishers Posting of the emergency exit floc)i
plan on the hotel premises shall be required per CCFD instructions|101010|67 The project shall comply with all applicable 2001 California Building, Fire, Mechanical
and Electrical codes and shall comply with Culver City Municipal Code Section-9 02|1010101010 10|68 The applicant shall provide a smoke exhaust system, controlled by the site s fire alarm
system, in the subterranean parking area The exhaust system shall be started by
water flow activation within the subterranean parking area
69 All CCFD notes, as directed by the Fire Marshal shall be placed on the final working
drawings
10
APPROVED and ADOPTED this 8 th day of December, 2004
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D SCOTT MA SIN, CHAIRPERSON
PLANNING COMMISSION
CITY OF CULVER CITY, CALIFORNIA
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Attested by
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1 1-2 11.-ii jir )e f)fr—ii
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Sherry Jordair/ /7
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Senior Planner
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N.
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Page 10 2004-P014At
tachment No 7
Agenda Item No 5 December 8 2004
Staff Report
SITE PLAN REVIEW, SPR P-2004126
3954 Sepulveda Boulevard Hampton Inn and Suites Hotel
REQUEST
An application for a Site Plan Review to develop a four-story, 77
room, 35,104 square foot Hampton Inn and Suites Hotel in the
Limited Commercial (C-1), Commercial (C-3), and Commercial
Setback Overlay (CSO) Zones
PROCEDURE
1 Chair seeks motion to receive and file affidavit of mailing of
notices
2 Chair calls on staff for a brief staff report and Commission
poses questions to staff as desired
3 Chair opens the public hearing, providing the applicant the first
opportunity to speak followed by the general public
4 Chair seeks a motion to close the public hearing after all
testimony has been presented
5 Commission thoroughly discusses the matter and arrives at its
decision
RECOMMENDATION
That the Planning Commission
1 Adopt a Mitigated Negative Declaration finding that the project
will not have a significant adverse impact on the environment
provided certain mitigations are required (Attachment No 4)
and
2 Approve Site Plan Review, SPR P-2004126 subject to the
Conditions of Approval as stated in Resolution No 2004-P014
(Attachment No 5)
,
,
itsAgenua Item No 5
December 8 2004
Page 2 of 12|109| GENERAL INFORMATION
See Attachment No 1 Project Summary
BACKGROUND
The proposed project consists of a 37 foot high building (four
stories) containing 77 hotel rooms totaling 35,104 square feet
There are 67 parking spaces proposed (20 spaces will be located in
the subterranean parking area and 47 will be located on a surface
level parking area) Public access will be from Sepulveda Blvd The
hotel will have a semi-enclosed swimming pool exercise room,
lobby area, and continental breakfast area for its guests There will
be no meeting rooms for non-guests and no units with kitchen
facilities
The Culver City Municipal Code (CCMC) requires that the Planning
Commission approve Site Plan Reviews for projects totaling 15,000
square feet or more Hotels, as a use, are currently allowed by right
and without discretion
City staff is currently working on a municipal code text amendment
that will require operational standards and regulations for all new
hotels/motels these standards and regulations will be retroactive for
existing hotels/motels Staff, in reviewing the proposed Hampton
Inn and Suites project incorporated some of these standards and
regulations to mitigate potential impacts and ensure a high quality
hotel If the hotel/motel ordinance is adopted several other
standards/regulations not included in the Conditions of Approval for
this project will become retroactive for this site The applicant is
aware of and receptive to the proposed hotel/motel standards
Existing Conditions
The project site is located on the eastside of Sepulveda Boulevard
between Venice Blvd and Pigott Road north of Washington Place
The site was used as a plant nursery It is currently an undeveloped
vacant lot with overgrown shrubbery and some paving for what was
once a parking lot
The portion of Sepulveda Blvd that the project site is located on is a
heavily traversed commercial area and contains various Retail
establishments, hotels and motels, office buildings a plant nursery,
Lt-fAgenda Item No 5
December 8 2004
Page 3 of 12
and fast food restaurants Surrounding areas include a mixture of
one and two-story retail buildings to the west a two-story apartment
building to the north and a two-story motel and one and two story
single family dwellings to the south At the rear of the site (to the
east) a 17-foot, 3-inch alley separates the commercial strip from a
mixed single family and multi family neighborhood that is zoned for
medium density, multi-family dwellings This neighborhood to the
rear of the site is undergoing a transition from single family homes
to condominium and apartment complexes
,
_
ANALYSIS
Architectural Design and Landscaping
The project, as designed, complies with the Primary Retail, Design
and Physical Development Plan (DPDP) standards The terra cotta
and stucco finished structure will be articulated along the Sepulveda
Boulevard frontage with parapet architectural features and street
level windows to enhance the pedestrian experience Both sides of
the building will also be articulated with parapet architectural
features The single structure hotel will have a three-toned earth
color scheme with a brown terra cotta base, sunrise (light yellow)
painted walls, and bone colored parapet walls This color
arrangement is typical for Hampton Inn and Suites hotels The hotel
will not have balconies or exterior hallways All mechanical
equipment will be screened and the parking area, as well as exterior
walls, will include lighting to enhance the overall look of the hotel
1 and provide security Exterior lighting will be designed such that it
does not create a nuisance for adjacent properties and public rights-
of-way
The public right-of-way along Sepulveda Boulevard will be improved
to full width sidewalk with street trees as approved by the
Engineering Division Within the parking area, along the north and
south perimeter walls and at the rear, the applicant will install
flowering plants with some ground cover This proposed
landscaping IS consistent wiih DIPDP design guidelines and
enhances the hotel
Neighborhood Compatibility
Privacy for both the hotel patrons and sun ounding properties will be
achieved through the followingAgenda Item No 5
December 8 2004
Page 4 of 12
O Distance There is substantial separation between the hotel
structure and neighboring buildings Along the south side of the
building, the distance from the hotel room windows to the
nearest dwelling structure is approximately 60 feet Along the
north side of the building the distance is approximately 15 feet
At the rear of the property, the distance from the hotel structure
to the nearest property line of the residential neighborhood is
approximately 88 feet (includes the width of the alley)
O Windows The hotel windows are not aligned with the windows
of the neighboring structures Towards the front of both sides of
the building, there are no windows designed There are no guest
room windows along the hotel s rear wall, only windows for hotel
offices hallways and utility/storage rooms
O Privacy Covennqs A condition of this project will require the
applicant to install privacy coverings such as shades draperies
or blinds over all the windows and
• Screening Wall A six foot high masonry wall will be installed
along the sides and rear of the property The wall will provide
parking lot screening and privacy for both hotel patrons and
surrounding businesses and residences This block wall will
serve to screen the portion of the swimming pool that is open to
the sky (Attachment No 7)
Safety is a significant concern to the residents to the east of the
project site, across the alley The residents expressed there is trash
along the alley, transients and illegal activity occurring in the alley
The residents attribute these problems to the existing hotels and
motels in the area Staff is pioposing conditions of approval that
adaress botn security and maintenance of the site These
conditions include the following
. The alley at the rear along the project's easterly boundary will
be restricted to emergency access only and access to the hotel
will only occur off of Sepulveda Boulevard,
O A wrought iron fence and emergency gate along with a block wall
will provide a buffer between the alley and the project site
ciAgenda Item No 5
December 8 2004
Page 5 of 12
o During evening hours the applicant will be required to properly
illuminate exterior portions of the building the hotel parking lot
and adjacent public right-of-ways
• The applicant will be required to remove graffiti on a regular
basis within forty-eight (48) hours after its application
• Directional signs will be posted to ensure emergency personnel
can find guest rooms in a timely manner and
• There will be no hourly rates and renting of hotel rooms have to
be for at least one full day
Maintenance of the site will be achieved through daily litter removal
of the project site including parking areas and adjacent public
sidewalks weekly cleaning of the portion of the alley abutting the
rear of the project site regular maintenance of exterior walls and
windows trimming and litter remova.I of all landscape areas and
proper storage of garbage and recycled materials within a trash
enclosure
Commercial Setback Overlay (CSO) Zone
The CSO Zone requires a first story zero-setback along Sepulveda
Boulevard For the upper levels, the front setback requirement is
either zero or at least 10 feet
The CSO regulations contain a provision to allow an exception to
the required first floor zero-setback in order to accommodate
pedestrian amenities such as hardscape or landscaping and public
art A varying front yard setback of two to eight feet is proposed to
accommodate flowering plants and trees to soften the Sepulveda
Boulevard frontage Art work is proposed south of the driveway
entrance to fulfill the Art in Public Places requirement
The CSO regulations provide for minor variations to setback
requirements for upper levels provided findings are made that are
. consistent with the overall spirit and purpose of the CSO zone The
second third and fourth stories are not setback at least 10 feet in
- the front However the front of the building is staggered horizontally
with varying setbacks (2 to 8 feet) Staff believes the proposed
setback is consistent with overall spirit and purpose of the CSO
Zone 'Rql_iiring the full depth of a 10 foot setback would not
achieve a traditional cityscape or pedestrian oriented environmentAgenda Item No 5
December 8 2004
Page 6 of 12
The current design brings portions of the building close to the front
while still providing articulation through varying setbacks
Traffic and Circulation
The proposed project was reviewed by the City s Traffic Engineer
According to the Institute of Transportation Engineers Trip
Generation Manual, 6 th Edition, the morning and afternoon peak
hour trip generations were calculated at less than 50 trips (43 and
47 respectively) The project peak hour trip generation was
calculated to be 55 This peak would occur only on Saturdays
The City does not require traffic studies for projects generating up to
49 trips in any one hour and may require (or not require) studies for
projects generating 50 to 99 trips in any one hour Based on this
City policy and the trip generation determinations, a hotel of the size
proposed by the applicant will not generate significant ti affic
impacts Further, the project peak hour trip generation of 55 is
expected to occur on Saturdays when less traffic is expected
The Police Department and the City s Traffic Engineer determined
there would be an increased hazard if vehicles attempted left turn
movements (crossing over Sepulveda Boulevard) to access or leave
the site A condition is proposed to prohibit left turn movements
across Sepulveda Boulevard by requiring the applicant to install a
barrier along the middle of Sepulveda Boulevard Further, a right
turn' only sign will be required at the project s driveway accessing
Sepulveda Boulevard
Environmental Determination
Pursuant to the California Environmental Quality Act (CEQA)
guidelines, this project has been determined to have no impacts on
the community provided certain mitigations are incorporated, a
mitigated negative declaration has been prepaied Specifically
potential hazards due to left turn movements across Sepulveda
Boulevard and direct and indirect adverse effects on human beings
and the surrounding commumty were identified as potentially
significant unless mitigated Several mitigations have been
proposed as conditions of approval, Attachment No 4 identifies the
specific mitigation measures
\ ,
5-3Agenda Item No 5
December 8 2004
Page 7 of 12
Comments Received During Public Comment Period
On November 14 2004 24 residents living on Bentley Avenue
submitted a letter stating various concerns (Attachment No 6)
Highlights of their concerns include
O Requests for an environmental impact report, a traffic study
and a noise study and
O Concerns regarding privacy spillover parking, security and
the number of days. one can stay at the hotel
FIR Staffs California Environmental Quality Act (CEQA) analysis
determined that the project's impacts can be mitigated to less than
significant No environmental factors were identified to be
potentially significant therefore a Mitigated Negative Declaration was
prepared (and no other studies are required)
Traffic Study As discussed in the Traffic section of this report, the
project will not create significant trip generations thereby not
requiring the applicant to prepare a traffic study Because the
expected morning and afternoon peak trip generation for the site is
expected to be low, hotel traffic entering and exiting Interstate 405
will not be significant
Construction trucks for the 405 Freeway widening project will be
utilizing the on/off ramps at Sepulveda Boulevard near the project
site However, trip generation from the proposed hotel is expected
to be low thereby minimally impacting traffic during the widening of
the freeway At this time it cannot be determined if freeway
construction will coincide with hotel construction In the event that
hotel construction coincides with freeway construction the City has
in place regulations that govern haul routes, times of construction,
and traffic control at construction sites
Noise Study The swimming pool will be fully enclosed with the
exception of a small portion of the pool fronting the north property
line that is exposed to the sky This portion is screened with a
perimeter SlY foot high wall Given this enclosuie screening and
distance to the nearest residential area noise will be dissipated to a
less than significant impact The concern over loud parties can be
addressed by the City's nuisance ordinance police enforcement,
and inlernal controls on patrons imposed by the applicant A
conclitiOn of approval for the site plan includes language that
,
,
511Agenda Item No 5
December 8 2004
Page 8 of 12
requires the applicant to maintain a generally peaceful atmosphere
and prohibits the creation of excessive noise by patrons
Street Parking The site meets its on-site parking requirement and
there will be a condition that requires patrons and employees to
park on-site Because the site exceeds the required number of
parking spaces by 25 spaces, demand for street parking is not
expected to occur Prohibited alley access for the hotel will further
discourage patrons from parking in residential streets, securing
privacy for the local community
,
LEGAL STANDARDS FOR DECISION / PROJECT FINDINGS
CCMC Title 17 Zoning, Section 37-767 requires certain findings
must be made before an application for a Site Plan Review can be
approved Staff believes these findings can be made for Site Plan
Review SPR P-2004126, if approved subject to the Recommended
Conditions found in proposed Resolution No 2004-P014
(Attachment No 5)
1 The approval of the site plan review is in the best interest of
the public health, safety and general welfare, is consistent
with the objectives of the General Plan, and is in conformity
with zoning and other applicable Municipal Code
development standards
The proposed project is in the best interest of the public health,
safety, and general welfare It is consistent with the General
Plan Land Use Element discussion on General Corridor that
allows medium scale commercial uses The project acts to
i evitalize the physical character and economic well being of this
section of Sepulveda Boulevard, as called for in Objectives 6 by
converting a vacant blighted lot into a hotel commercial use
The project is consistent with Objective 8, Fiscal Health, because
it fosters business growth, thereby increasing City revenue by
promoting an attractive, quality hotel on a site that is currently
vacant The project is consistent with Policy 16 E that
encourages motel uses near freeway off-ramps along Sepulveda
Boulevard Although this project is a hotel its use is similar to a
motel use and located near the 405 freeway on/off-ramp By
allowing the vacant lot to be developed as a hotel the project
enhances business and visitor serving uses along Sepulveda -
Boulevard north of Culver Boulevard, as stated in Objective 29 of
,
,
crAgenda Item No 5
December 8 2004
Page 9 of 12
the Northern-Central Sub-Area The prohibition of left turn
movements across Sepulveda Boulevard enhances traffic safety
and is in the best interest of the public health safety, and
general welfare The project as designed is consistent with the
Zoning Code The horizontal staggering of the rront setback at
the upper levels is consistent with the overall spirit and purpose
of the Commercial Setback Overlay (CSO) Zone because it
helps to achieve the CSO purpose of preserving and reinforcing
a traditional cityscape and creating a pedestrian oriented
environment The proposed design brings portions of the
building close to the front while still providing articulation through
varying setbacks
2 The general layout of site improvements, including but not
limited to, orientation and location of buildings and open
space, vehicular and pedestnan access and circulation,
vehicular parking and loading facilities, building setbacks
and heights, wall, fence, landscaping, refuse and equipment
storage facilities and similar appurtenant site
improvements, have been designed to harmonize with
existing conforming and potential new uses and
developments, and with the natural landform, and to provide
a safe desirable environment on the site and to minimize
impacts on the adjacent area
The general layout and design of the site improvements such as
the massing of the building, building articulation parapet
architectural features, distance of hotel room windows to
residential and commercial structures the layout of the surface
and subterranean parking, the perimeter block wall, and the
landscaping have been designed to harmonize with the
neighboring motel, apartment building and nearby iesidential
and commercial uses The hotel structure is situated in a
manner that provides more than the required side and rear
setbacks, distancing the structure from abutting properties The
semi-enclosed swimming pool provides privacy for both hotel
patrons and adjacent residences Its semi-enclosure design
provides noise abatement Exterior earth colors soften the
massing of the structure The project does not contain exterior
balconies or walkways providing pnvacy' to both hotel patrons
and abutting properties The alley at the rear of the site shall
only be accessible for emergency vehicles thereby eliminating
the use of the alley by hotel patrons Parking beyond municipal
cAgenda Item No 5
December 8 2004
Page 10 of 12
code requirements is provided Parking demand generated by
the hotel can be accommodated on-site
3 The architectuie of buildings, including but not limited to,
the character, scale, quality of the design, relationship with
the site and adjacent conforming development, building
matenals, screening of exterior appurtenances, exterior
lighting, and signs have been designed to insure the
compatibility of the development with the City's
Architectural Design District Standards, and with the
character of adjacent conforming development
Building articulation, parapet architectural features, stucco finish
and a perimeter block wall combined with landscaping, are
consistent with existing commercial and hotel/motel buildings
near the project site All mechanical equipment and parking will
be screened and security exterior lighting that is not obtrusive
will be installed The design of the hotel will act to improve the
overall look of the immediate vicinity that is characterized by a
vacant lot and older structures Earthen colors including bone,
sunrise, and terra cotta will also add to the definition of the site
and soften the massing of the building that will abut both
residential and commercial properties The design of the hotel is
compatible with the General Corridor General Plan Land Use
Designation and conforms to the Primary Retail, Design and
Physical Development Plan (DPDP) standards
4 The landscaping, including but not limited to the location,
type, size, quantity and coverage of plant material, and the
provision for irrigation, maintenance, and protection of
landscaped areas, has been designed to be compatible with
the City's Architectural Design District Standards, to
complement buildings and structures on me site, to help
conserve energy, to insure visual relief, to help reduce heat-
gain from paved areas, and to provide an attractive
environment for the enjoyment of the public As used
herein, landscaping shall include hardscaped pedestrian
areas, and appurtenant site improvements within
landscaped areas, such as but not limited to lighting,
benches and fountains
'
The proposed three foot landscape overhang along the
- perimeter walls within the parking area and the landscaping
the front and rear that include flowering plants, grass and trees
c7Agenda Item No 5
December 8 2004
Page 11 of 12
will enhance the exterior portions of the project and reduce the
perception of over-massing The landscaping compliments the
architecture of the proposed hotel and softens the structure for
adjacent properties The landscaping and irrigation is designed
to conform to the Primary Retail, DPDP standards, and conserve
energy, ensure visual relief reduce heat-gain from paved areas,
and provide an attractive environment for the enjoyment of the
general public hotel patrons, and nearby residents Additionally,
a full width commercial sidewalk with street trees will enhance
the pedestrian expenence along the public right-of-way fronting
the hotel site
5 The existing or proposed public service facilities necessary
to accommodate the project, including but not limited to, the
width and pavement of adjoining streets and alleys, traffic
control devices, sewers, storm drains, parkways, sidewalks,
street lights, street trees, fire protection devices and public
utilities ale or can be provided for adequately
The existing and proposed public service facilities necessary to
accommodate the project such as the width and pavement of
Sepulveda Boulevard, traffic control devices, sewers, storm
drains, 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
ALTERNATIVE OPTIONS
Using the development plans (Attachment No 8) as reference, the
following alternatives may be considered by the Planning
Commission
1 Adopt a mitigated negative declaration finding and approve the
application with the recommended conditions of approval if the
application is deemed to meet the required findings
2 Adopt a mitigated negative declaration finding and approve the
application with additional or different conditions of approval if
deemed necessary to meet the required findings and mitigate
any new project impacts identified at the meeting
SiAgenda Item No 5
December 8 2004
Page 12 of 12
3 Disapprove the application if it does not meet the required
findings and not adopt a mitigated negative declaration finding
Prepared by
ri "7,1
I) a/ , ,P.AA/VI 6 6 1 1 - I ita„
Vjlr' Z() nel
L Jose Mendivil Sherry Jorde 0
Assistant Planner Senior Planner
(310) 253-5757 (310) 253-5746
Approved by
( ~\ t\\|109| % . ,„ ,)\ 2_ , ( ii, ,, I)
Mark Wardlaw
Deputy Community Development Director
(310) 253-5706
Attachments
1 Project Summary
2 Area Map
3 Aerial Photo of Area
4 Mitigated Negative Declaration
5 Resolution No 2004-P014
6 Residents Letter dated November 14, 2004
7 Detail of Swimming Pool Section
8 Plans dated October 26, 2004 (Date Received)
9 Colored Elevations Available at Meeting
n n 1
c-IfALLaUf1111Uill
PROJECT SUl MARY
APPLICATION TITLE & CASE NO
Site Plan Review SPR P-2004126 Hampton Inn and Suites Hotel
Site Plan Review for a new four-story 77 room 35 104 square foot hotel (on a vacant lot) with some
subterranean parking and surface parking
PROJECT ADDRESS/LOCATION APPLICANT INFORMATION
3954 Sepulveda Boulevard
Vinny Patel
3900 Sepulveda Boulevard
Culver City CA 90230
(310) 486-1303
PERMIT/APPLICATION TYPE
H Administrative Use Permit Tentative Parcel Map
ri Conditional Use Pei mit E Tentative Tract Map
n Administrative Site Plan Review Lot Line Adjustment
X Site Plan Review fl Zoning Code Amendment - Text
H Administrative Variance fl Zoning Code Amendment -Map
Variance General Plan Amendment - Text
ri Master Sign Program U
General Plan Amendment - Map
n Certificate of Appropriateness fl Planned Unit Development
H Certificate of Exemption 1-1 Specific Plan
ri DO B I UjOther
APPROVAL BODY X Public Hearing U Public Meeting DAdministratuve
Administrative
X Planning Commission|109| I City Council
X Redevelopment Agency
LII
Other
ENVIRONMENTAL DETERMINATION AND NOTICING
CEQA Ij
Categorical Exemption
Determination Negative Declaration or X Mitigated
Environmental Impact Report Type
Negative Declaration
CEQA Noticing Notice of Exemption (w/in 5 days of decision)
X Notice of Intent to Adopt (21 days prior to decision)
X Notice of Determination (w/in 5 days of decision)
X Fish & Game Certificate of Fee Exemption (w/in 5 days of decision)
Notice of Preparation 7 Notice of Availability 7 Notice of Completeness
PUBLIC. NOTIFICATION
Mailing
Date 11/16/04
7 Property Owners
E Occupants
X Adjacent Pi operty Owners & Occupants
w/in 300 foot radius
X w/in 300 foot radius! Extended
n Other
Posting
11/15/04
X Onsite ri Offsite 11 Other
Publication
Date N/A
H Culver City News ] Other
.
Courtesy
Date 11/16/04
X City Council
X Commissions
X Master Notification List
ri Culver City Website
ri Cable Crawler ,,
H Pi ess Release
X HOA /Neighb-oi hood Groups
X Culver City Organizations
X Other Cultural Affairs Commission CAO
Department Heads Culver City News (not an
add) and Culver City Observer (not an add)
Updated 11/19/2004
Page 1 of 2
Project Summary— Attachment 1PROJECT SUMMARY
GENERAL INFORMATION
General Plan General Corridor Zoning Limited Commercial (C 1)/Commercial (C-3)
Redevelopment Plan Component Area #4 Overlay Zone Commercial Setback Overlay (CSO)
Legal Description Partition of Pedro Talamantes
120 71 acre allotment of the Rancho La Ballona 068
acre being (Except of the Street) SE 100 Ft of Lot 13
Existing Land Use Vacant lot
ADJACENT ZONING AND LAND USES
Location
Zonmq Land Use
North
South
East
West
Prolect Data
C 1/C 3
R 4/C-3
R4
C3
Existing
2 Story Apartment Bldg & Surface Parking
2-Story Motel/Alley/1- & 2 Story Single
Family Dwellings
1-Story Single Family Dwellings & a 2-
Story Multiple Family Dwelling
1- & 2 Story Retail Buildings
Proposed Required
Vacant Lot
Vacant Lot
29,529 Sq Ft
Vacant Lot
Building Coverage
Landscaped Area
Total Site
Gross Floor Area
Parking
Standard
Standard Blocked
Handicapped
Compact
Compact Blocked
Loading
Total
'Any standard space
Building Height
Building Setbacks
Front
Rear
Side (North)
Side (South) Abutting C-3
Side (South) Abutting R-4
Private S ace
7 219 Sq Ft
1,224 Sq Ft
No Change
30 (3 extra)|1010|35 (22 extra)|10 10|1*
67 (25 extra)
1 5 to 8 Ft
71 Ft
0 to 10 Ft
0 to 38 Ft
41 Ft
USa Ft
No Requirement
No Min/Landscaping Rqred
No Requirement
27
No Requirement|1010|13 Maximum
No Requirement
1*
42
0 Ft (Setback Allowed for
Landscaping/Amenities)
4 55 Ft Minimum
No Requirement
No Requirement
21 8 Ft Minimum
No Reciumrement
35,104 Sq Ft No Requirement
can double as a loading space
Vacant Lot
37 Ft 43 Ft (C-1) & 56 Ft (C 3)
ESTIMATED FEES
V Niew Development Impact
Estimated at $30 104
I I In Lieu Parkland .
— School District X Plan Check TBD-plan check
X Sewer TBD-plan check X Art Art Piece On Site
INTERDEPARTMENTAL REVIEW
Planning Engineering Building Safety Fire Redevelopment and City Attorney
ART IN PUBLIC PLACES
Proposed Art Piece On Site
Updated 11/19/2004
Page 2 of 2
Ploject Summary - Attachment 1
/0 2 Miles 0 1 0
0 1
3954
Sepulveda
Boulevard
SPR
P-2004126
Parcels
Tellefson Palk
Attachment No 2
Hampton Inn & Suites HotelAttachment No 5
,
-1 RESOLUTION NO 2004-P014
,.|1010101010|A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
CULVER CITY CALIFORNIA, APPROVING SITE PLAN REVIEW, SPR
P-2004126 FOR THE CONSTRUCTION OF A FOUR-STORY 77-ROOM
35,104-SQUARE FOOT HOTEL AT 3954 SEPULVEDA BOULEVARD IN THE
LIMITED COMMERCIAL (C-1), COMMERCIAL (C-3), AND COMMERCIAL
SETBACK OVERLAY (CSO) ZONES|10101010 10
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(Site Plan Review, SPR P-2004126)
WHEREAS on September 30, 2004, an application was filed for a Site Plan Review
for the construction of a four-story, 77-room 35,104-square foot Hampton Inn and Suites
hotel at 3954 Sepulveda Boulevard, being that partition of the Pedro Talamantes 120 71 acre
allotment of the Rancho La Ballona 0 68 acre being (Except of the Street) southeast 100 feet
of Lot 13, in the Limited Commercial (C-1) Commercial (C-3), and Commercial Setback
Overlay (CSO) Zones and,
WHEREAS, on December 8, 2004, the Planning Commission conducted a duly
noticed public hearing on this application, considering the application, plans, staff report
environmental information and all testimony presented and,
WHEREAS, in accordance with the California Environmental Quality Act, the City
provided public notice of the intent to adopt a Mitigated Negative Declaration for this project
and based upon the initial study, public comments, and the record before the Planning
Commission the project will not have a significant adverse impact on the environment
provided certain mitigations are required, and the Planning Commission hereby adopted a
e
WHEREAS following conclusion of the public discussion and thorough deliberation of
24
25 Mitigated Negative Declaration, and,
,
27
28
the subject matter the Planning Commission determined by a vote of to that Site Plan
29
Review SPR P-2064126 should be conditionally approved as set forth herein below
4 if
Page 1 2004-P0141|101010|NOW THEREFORE, THE PLANNING COMMISSION OF THE CITY OF CULVER
CITY CALIFORNIA RESOLVES AS FOLLOWS
SECTION 1 Pursuant to the foregoing recitations and the provisions of Culver City
Municipal Code (CCMC) Title 17, Section 37-76 7 and subject to the Conditions of Approval
herein the following findings are hereby made
1 The proposed project is in the best interest of the public health, safety, and general
welfare it is consistent with the General Plan Land Use Element discussion on General
Corridor that allows medium scale commercial uses The project acts to revitalize the
,
physical character and economic well being of this section of Sepulveda Boulevard as
called for in Objectives 6, by converting a vacant, blighted lot into a hotel commercial use
The project is consistent with Objective 8, Fiscal Health because it fosters business
growth, thereby increasing City revenue, by promoting an attractive, quality hotel on a site
that is currently vacant The project is consistent with Policy 16 E that encourages motel
uses near freeway off-ramps along Sepulveda Boulevard Although this project is a hotel,
its use is similar to a motel use and located near the 405 freeway on/off-ramp By
allowing the vacant lot to be developed as a hotel, the project enhances business and
visitor serving uses along Sepulveda Boulevard north of Culver Boulevard, as stated in
Objective 29 of the Northern-Central Sub-Area The prohibition of left turn movements
across Sepulveda Boulevard enhances traffic safety and is in the best interest of the
public health, safety, and general welfare The project as designed is consistent with the
Zoning Code The horizontal staggering of the front setback at the upper levels is
consistent with the overall spirit and purpose of the Commercial Setback Overlay (CSO)
Zone because it helps to achieve the CSO purpose of preserving and reinforcing a
traditional cityscape and creating a pedestrian oriented environment The proposed
design brings portions of the building close to the front while still providing articulation
through varying setbacks
19
20
2 The general layout and design of the site improvements such as the massing of the
building, building articulation, parapet architectural features distance of hotel room
21 windows to residential and commercial structures, the layout of the surface and
subterranean parking, the perimeter block wall, and the landscaping have been designed
22 to harmonize with the neighboring motel, apartment building, and nearby residential and
23 commercial uses The hotel structure is situated in a manner that provides more than the
required side and rear setbacks, distancing the structure from abutting properties The
24 semi-enclosed swimming pool provides privacy for both hotel patrons and adjacent
residences Its semi-enclosure design provides noise abatement Exterior earth colors
25
soften the massing of the structure The project does not contain exterior balconies or
26 walkways, providing privacy to both hotel patrons and abutting i)roperties The alley at
the rear of the site shall only be accessible for emergency vehicles thereby eliminating the
27 use of the alley by hotel patrons Parking beyond municipal code requirements is
provided Parking demand generated by the hotel can be accommodated on-site
29
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3 Building articulation, parapet architectural features, stucco finish, and a perimeter block
wall combined with landscaping, are consistent with existing commercial and hotel/motel
buildings near the project site All mechanical equipment and parking will be screened
and security exterior lighting that is not obtrusive will be installed The design of the hotel
will act to improve the overall look of the immediate vicinity that is characterized by a
vacant lot and older structures Earthen colors including bone, sunrise, and terra cotta
will also add to the definition of the site and soften the massing of the building that will
abut both residential and commercial properties The design of the hotel is compatible
with the General Corridor General Plan Land Use Designation and conforms to the
Primary Retail, Design and Physical Development Plan (DPDP) standards
4 The proposed three foot landscape overhang along the perimeter walls 'withinthe parking
area and the landscaping at the front and rear that include flowering plants, grass and
trees will enhance the exterior portions of the project and reduce the perception of over-
massing The landscaping compliments the architecture of the proposed hotel and
softens the structure for adjacent properties The landscaping and irrigation is designed
to conform to the Primary Retail, DPDP standards, and conserve energy, ensure visual
relief, reduce heat-gain from paved areas, and provide an attractive environment for the
enjoyment of the general public, hotel patrons, and nearby residents Additionally, a full
width commercial sidewalk with street trees will enhance the pedestrian experience along
the public right-of-way fronting the hotel site
5 The existing and proposed public service facilities necessary to accommodate the project
such as the width and pavement of Sepulveda Boulevard, traffic control devices, sewers,
storm drains, 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
SECTION 2 Pursuant to the foregoing recitations and findings, the Planning
Commission of the City of Culver City, California, hereby approves Site Plan Review, SPR
P-2004126, subject to the following conditions
General Conditions/Planning
1 The final working drawings shall conform to the preliminary development plans file
dated, October 26, 2004, except as noted below and otherwise noted during the City
permit review process
'
2 The Conditions of Approval for this Site Plan Review shall be referenced on the cover
sheet and repeated in full on the cover sheet or attached as additional sheet(s) of the
final working drawings
,|109| The project and its operations shall comply with all applicable codes, standards, and
regulations, including, but not limited to, Building Safety, Fire Department, Planning,
A
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29|1010|and Public Works code requirements and it shall comply with all applicable comments
and code requirements as determined during the City s internal review process
4 All applicable development standards and requirements in Planning Commission
Resolution No, 92-P001, Comprehensive Site Plan Review Development Standards
and Conditions of Approval except as otherwise required herein shall be met These
standards as well as other conditions required in this approval shall be reflected on the
plans submitted for building plan check
5 The applicant shall actively advertise all opportunities for employment, contract
services, and purchasing of materials to Culver City businesses and residents The
applicant shall use reasonable best efforts to solicit and utilize economical and
qualified services from Culver City-based employees and businesses The applicant
shall also require the construction contractor(s) and subcontractors related to the
project to advertise all construction opportunities to Culver City businesses and
residents
6 The applicant shall provide the construction contractor(s) and each subcontractor
related to the project a copy of the final project conditions of approval The applicant
and the City agree that 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 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
7 The City reserves the right to periodically inspect the premises without prior
notification, to ensure ongoing compliance with all conditions of approval
8 Minor modifications to building siting or design may be approved by the Planning
Manager in keeping with the general design and content of the project approval
9 This Site Plan Review will expire if not used within one year after the date it becomes
effective unless the applicant submits an extension request and is granted the
extension by the Planning Manager, Planning Commission, or City Council
10 A certificate of occupancy for the approved project will be issued only upon completion
of all applicable conditions of approval and required site improvements
11 The applicant 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 .
12 Conditions of approval herein shall apply to the applicant, any lessees, and any
successor business that may legally assume benefit of this entitlement
'
6 7
Page 4 2004-P014
,13 This Site Plan Review shall not become effective until the Redevelopment Agency has
approved predevelopment plans
n
N
14 The applicant shall comply with the City s Art in Public Places requirement prior to
issuance of the Certificate of Occupancy
15 Prior to installation of landscaping, the applicant shall provide the Planning Division
three sets of detailed landscape and irrigation plans for review The Planning
Manager and the Environmental Maintenance Manager shall approve the plans prior
to the installation of landscaping and irrigation
16 There shall be no renting of hotel rooms af hourly rates or any increment less than
one full day s room rental, occupancy of all hotel rooms shall be limited to no more
than thirty (30) days for any one occupant
17 There shall be no kitchen facilities in the hotel rooms and there shall be no permanent
residence on the project site
18 There shall be no drop off or pick up of hotel patrons and/or luggage on the curb
fronting Sepulveda Boulevard
19 The Community Development Director or his/her designee, or any police or, code
enforcement officer, or fire inspector of the City, may at all times, inspect all hotel
rooms and facilities, and may inspect the guest register and other records necessary
to determine compliance with all applicable regulations including but not limited to,
building safety fire, and health standards, and to verify collection and payment to the
City of all taxes owed
20 All hotel patrons and hotel employees shall park on-site and shall not park on neai by
residential streets
21 The hotel operator shall ensure that hotel patrons abide by all City ordinances
including the nuisance ordinance and shall ensure that hotel patrons do not create
excessive noise that may affect neighboring properties
22 The hotel operator shall ensure all graffiti is removed on a continuous basis within
forty-eight (48) hours after its application
23 Litter shall be removed daily from the project site including all parking areas and
adjacent public sidewalks, the portion of the alley at the rear that abuts the project site
shalt be swept or cleaned either mechanically or manually, on a weekly basis to
control debris
24 Privacy coverings such as shades, draperies, or blinds shall be appropriately hung to
cover all windows Exterior window glass shall be without cracks chips, or holes
6 g
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Peeling and deteriorated paint of exterior walls must be repainted within reasonable
time
25 The exterior of the property, including adjacent public sidewalks and parking lots
under the control of the operator, shall be illuminated during all hours of darkness
during which the property is open for business in a manner so persons standing in
those areas at night are identifiable from the street However, the required illumination
shall be placed so as to minimize interference with nearby residents and their
properties
26 An exterior light plan that conforms to Condition No 25 above shall be submitted to
the Planning Manager for approval prior to building permit issuance
27 All areas on the property designated for landscaping, including, but not limited to,
lawns, planter beds, and other open surfaces without hardscape, shall be maintained
with properly trimmed living plant materials and without litter or debris
28 All containers used for the storage of trash garbage, or recycled materials and placed
on the exterior of the hotel shall be maintained in a locked and screened trash
enclosure approved by the City
29 During all phases of construction (including rough grading), information that includes
contact names and telephone numbers for the applicant, contractor, and City, shall be
posted at the project site These contact information postings shall be placed along
the Sepulveda Boulevard frontage, the alley along the south property line, and the
alley at the rear, the postings shall be visible to the public
Public Works/Engineenng Conditions
30 A site improvement plan prepared by a civil engineer licensed in the State of California
shall be submitted to the Engineering Division for review, approval and permitting
This plan shall show drainage of the site indicated by contours or spot elevations,
building pad elevations, and the design of onsite and offsite improvements with
sufficient dimensions and details to allow for proper construction
31 The applicant shall provide a geotechnical report from a State licensed geotechnical
engineer reporting on the suitability of the onsite soils to support the proposed
construction and shall include a liquefaction analysis The report shall also identify
any special considerations necessary to satisfy California Building Code requirements
32 Upon completion of rough grading the geotechnical and civil engineers shall submit
certifications and final reports in accordance with Appendix Chapter 23 of the
California Building Code These certifications and reports shall be submitted to the
Engineering Division for review prior to the issuance of any building permits
,
6g
Page 6 2004-P01433 Concurrent with the submittal of the site improvement plan, a Standard Urban
Stormwater Wigation Plan (SUSMP) shall be submitted to the Engineering Division
for review and approval The SUSMP shall be prepared in accordance with
requirements of the Culver City Municipal Code, Chapter 5 05 The first 3/4 of rainfall
shall be treated or filtered prior to draining from the site
34 Concurrent with the submittal of the site improvement plan, an erosion control plan
shall be submitted for review and approval by the City Engineer The erosion control
plan shall be developed and implemented in accordance with the requirements of the
Los Angeles County Stormwater Quality Management Program NPDES Permit No
CAS614001 The plan shall include the design and placement of recommended Best
Management Practices (BMPs) to effectively prohibit the entry of pollutants from the
construction site into the public street and/or storm drain system The improvement
plans shall note that the contractor shall comply with the 'California Storm Water Best
Management Practice Handbook'
35 A raised median, or some other obstruction, shall be installed along Sepulveda
Boulevard to prevent left turn movements into or out of the project site The raised
median, or obstruction, shall be designed to the satisfaction of the City Engineer A
right turn' only sign shall be installed at the project's driveway accessing Sepulveda
Boulevard
36 The applicant shall reconstruct the entire width of the adjacent alley located along the
project's easterly boundary This work shall consist of milling the existing asphalt and
repaving with a minimum of two inches of new asphalt pavement and reconstruction of
the concrete gutter
37 Access to the alley located along the project's easterly boundary shall be restricted to
emergency access only A wrought iron gate, or other material as approved by the
Planning Division shall be installed at the entrance to the alley A Knox Box shall be
installed, to the satisfaction of the Fire Department, for emergency access
38 The existing utility poles on the project site shall be removed or relocated to the
satisfaction of the City Engineer New utility sen,ices to the proposed project shall be
placed underground
39 The applicant shall install a trash enclosure to the satisfaction of the City s Sanitation
Division Manager The enclosure shall be redesigned to allow direct trash pickup from
the alley The walls of the trash enclosure shall be finished or painted to match the
walls of the proposed building
40 The parking area shall be designed in accordance with City Council Resolution No
87-R100, Parking Design and Layout Guidelines and City Council Resolution No CS-
6486 Adopted Standards and Specifications for Off-Street Parking Areas The
applicant shall reconstruct the existing drive approach to a width of 25 -4' per Culver
City Standard Plan 00-101-2 2 Case 1, Driveway Apploach Special Use
70
Page 7 2004-P01441 Parking lot drainage devices, concrete curb sidewalk and driveway shall be designed
to the latest edition of the American Public Works Association (APWA) Standard
Plans
42 The project s frontage along Sepulveda Boulevard shall be reconstructed with full
width sidewalk
43 Street trees, tree wells, and irrigation shall be installed along Sepulveda Boulevard to
the satisfaction of the City s Street Tree Maintenance Supervisor
44 The drive ramp leading to the basement parking shall haVe a maximum slope of 10%
extending a minimum of 12 feet, at the beginning and ending of the ramp The rest of
the ramp shall have a maximum slope of 20%
45 The applicant shall be responsible for the expense to repair or replace any damage to
the public right-of-way caused by the construction of the proposed project Such
repair or replacement shall be completed to the satisfaction of the City Engineer
46 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 P M ) peak traffic
periods
47 During construction, dust shall be controlled by regular watering and as directed by the
City inspector The applicant shall comply with SCAQMD Rule 403, which requires
specific control actions during construction activities to control fugitive dust
48 All staging and storage of construction equipment and materials, including the
construction dumpster, shall be on-site only The applicant shall obtain written
permission from adjacent property owners for any construction staging occurring on
adjacent property
49 The construction contractor shall advise the Public Works inspector of the schedule
and shall meet with the inspector prior to commencement of work
n
50 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
51 Per Culver City Municipal Code 5 01 010, Ordinance No 2001-011 Solid Waste
Management, the Culver City Sanitation Division has the exclusive franchise for all
solid and recyclable waste material handling within the City limits
Fire Prevention Condiuons
\ 52 A KNOX Box shall be required for the building and KNOX key switches shall be
required to open al1 security gates and driveway gates
71
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|101010101010101010 10|53 Location of the Fire Department Connection and Double Detector Check Assembly
shall be reviewed and approved by the Fire Marshal and Planning Manager
54 The applicant shall locate the building address such that it is viewable and legible from
the public right-of-way
55 All parapets over five feet shall have catwalks as approved by the Fire Marshal
56 All fascia and tops of exterior walls and parapets shall be constructed of hard
materials and shall be approved by the Fire Marshal
57 The applicant shall provide a Class Ill combined standpipe system with 2
1/ 2
inch hose
valves and 1
1/2
inch reducing caps and covers as required in the 2001 California Fire
Code, Table 1004-A
10
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58 Prior to issuance of a Certificate of Occupancy, the applicant shall provide the Culver
City Fire Department (CCFD) a pre-fire plan
12
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59 All stairs, common doors and rooms shall be appropriately signed per the 2001
California Fire Code and CCFD requirements Directional signs shall be posted as
appropriate to ensure emergency personnel can find guest rooms in a timely manner
60 Duct smoke detectors shall comply with CCFD regulations and shall provide
supervisory alarms only
16
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61 Prior to issuance of a Certificate of Occupancy, the applicant shall provide the CCFD
Hazardous Materials Specialist a hazardous materials disclosure package
18
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62 Prior to issuance of a Certificate of Occupancy, the applicant shall provide the CCFD
an emergency evacuation plan and employee training program for CCFD review
20
21
22
63 Prior to the issuance of a Certificate of Occupancy, the applicant shall provide the
CCFD for review and approval, a permanent emergency exit floor plan for the entire
hotel that indicates location of fire extinguishers Posting of the emergency exit floor
plan on the hotel premises shall be required per CCFD instructions
23
24
25
26
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64 The project shall comply with all applicable 2001 California Building, Fire, Mechanical
and Electrical codes and shall comply with Culver City Municipal Code Section 9 02
65 The applicant shall provide a smoke exhaust system controlled by the site's fire alarm
system, in the subterranean parking area The exhaust system shall be started by
water flow activation within the subterranean parking area
N.
III
III
III
29
Page 9 2004-P0141
66 All CCFD notes, as directed by the File Marshal shall be placed on the final working
drawings
,
-,|101010|APPROVED and ADOPTED this 8 th day of December 2004|101010101010|D SCOTT MALSIN, CHAIRPERSON
PLANNING COMMISSION
CITY OF CULVER CITY, CALIFORNIA|10 10
10|11
12
Attested by
13 Sherry Jordan
Senior Planner
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Page 10 2004-P014Attachment No 6
-wry .1,71
Nov 14, 2004
Vinney Patel
Culver City Planning Division
P 0 Box 507
Culver City, CA 90232
1)1
s- 0E3 ii—on
Dear Mr Patel,
This letter explains the concerns we have for the proposed construction of
the Hampton Inn at 3954 Sepulveda Blvd We would like the following points
to be considered
1 request that the following studies be performed
a environmental impact report
b traffic impact report
1) effects of the ongoing freeway construction
2) effects of traffic entering and exiting the freeway to and from
hotel
3) no entrance from back alley
4) impact on the flow of traffic on Sepulveda during rush hour
c noise impact report
1) noise by those using the s imming pool
2) loud parties
2 privacy
a bac% windows overlooking back yards of adjacent homes
3 parking
a prevent hotel occupants or guests from parking on nearby residential
streets
4 security
a limit the number of days one can stay
Signatures to this report appear on page 2
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and COO rescarea
Mot CA ma b. AM reywerudn ansol neyymtbd.14
ntagn enn dake alye. roan ram Oran cot be mamas ea
um a an aro lar elm* end "sews. nowdeetten lor be. .11
Elo mon Mama Oall neet WatMlaha regyarenenta elcd. by
wady t. C113 rcy tuns end pad angry are oy
0415=0 an not red.re by CO•0 5404 lAchand Cod Os en MI moos
actea a ahem aptem Noma
Rena as owe nay bc lobo but ono leo hi otos co a be
pad aya Mona
O hear.* edam ebncleturc pabbge pny.yy rguydt lot
tcyc ,dtc cempaby rarlac CCM Ilaz 5pecalett 0 01 5-
toreema yureA
Ohe rye15 an agate, ataa 575 55 " la al
bcr . c *ebbe= renew
ttle Fey* err yadely ndsbeti amospney sat be Mad Mad
na moon o ncoemo an. a and ea. set and an'
ana
Pre' on nary Project Requ eme ts
5u Id IDepartme t Notes
mac aro ral Carenens ha a *norm
th yarlaramoler tOci. Inatiand.Y.0 34
lc no Iron te ',red /C. -5
VP. ACm onban canoed ma Par Al 000 ler
O. onellem 100 (114 Awed rec and hc 05
co roared repe hes o714510 unity baing
Al dd. -tam an properq Inq le *at_ ea pena
? Ind prey ben dtb.dtddt. RR oda.
h .m lor scam. 5,4 be nono. /GC 5-A1
100 700 any ma h he ea cl epulreela 500
A% omen cam, oil munbeN Memo
In mho.
lacesh. enor
Raga a ha 05C C-A1
cncider. 31 oymanye Cr, 031
al_ en had a 11.11 nada anima pa
.1.11,n, Von. Nome o an a anl• a Ma as
aOa ort art M Ay.*
kr oh ads oh. peer arl, Ind MS law the int Om. ao laa
(5 07.1 et prom ma. -0 a tba real i•vel