title
PC - PUBLIC HEARING: Consideration of Amending Tract Map No. 73978-A for the Ivy Station mixed use development located at 8809 Washington Boulevard (Project)
body
Meeting Date: October 9, 2024
Contact Person/Dept: Jose Mendivil, Associate Planner
Emily Stadnicki, Current Planning Manager
Phone Number: 310-253-5757 / 310-253-5727
Fiscal Impact: Yes [] No [X] General Fund: Yes [] No [X]
Public Hearing: [X] Action Item: [] Attachments: [X]
City Council Action Required: Yes [X] No [] Date: 10/28/24
Public Notification: (E-Mail) Meetings and Agendas-Planning Commission (10/02/24); (Posted) City Website (09/18/24); (Mailed) Property owners and occupants within a 500 ft radius (09/18/24); (Posted) On-site along Venice, National, and Washington Boulevards (09/18/24).
Department Approval: Mark E. Muenzer (09/27/2024)
____________________________________________________________________________
RECOMMENDATION
Staff recommends the Planning Commission recommend the City Council approve amending Map P2024-0224-TTM/MOD (Tract No. 73978-A), as stated in proposed Resolution No. 2024-P014.
BACKGROUND
Request/Project Description
The request is approval of Amending Tract Map No. 73978-A, replacing Tract Map No. 73978, to correct an error in the final subdivision maps for the Project in which certain “airspace lots” inadvertently crossed property lines on underlying “ground lots” owned by different parties.
Project History
On March 28, 2016, the City Council adopted Ordinance No. 2016-005 that enacted the Comprehensive Plan, Height Exception, and Tentative Tract Map, P2015-0141-CP, -HTEX, and -TTM (Planned Development [PD] 11). PD11, commonly known as Ivy Station, redeveloped a 5.53-acre triangular-shaped property located south of the intersection at Venice Boulevard and National Boulevard, with portions of both Culver City and the City of Los Angeles. PD11 is located immediately adjacent to the Metro E Line and the Culver City Station. PD11 was designed as a transit-oriented development (TOD) project and includes a mix of office, retail, restaurant, residential, and hotel uses.
The ownership includes three separate companies (one for the hotel, one for the residential, and one for the office uses) as well as LACMTA, the City of Los Angeles, and the City of Culver City/Successor Agency.
Ivy Station Approvals consist of the following:
1. On February 17, 2016, the Planning Commission approved Resolution No. 2016-P002, recommending the City Council adopt a Mitigated Negative Declaration (MND) and a Mitigation Monitoring and Reporting Program (MMRP) and approve a Comprehensive Plan, Height Exception, and Tentative Tract Map.
2. on March 14, 2016 and March 28, 2016, the City Council introduced and passed respectively, Ordinance No. 2016-005, adopting an MND and MMRP and approving a Comprehensive Plan, Height Exception, and Tentative Tract Map.
Existing Conditions
The Project site (the Site) is bounded by Washington Boulevard to the southeast, National Boulevard to the northeast, Venice Boulevard to the northwest, and the LACMTA right-of-way to the south. The Site is located within both the City of Culver City and City of Los Angeles and also within the jurisdiction of LACMTA with a total area of 5.53 acres (4.15 acres in Culver City and 1.38 acres in Los Angeles). The LACMTA right-of-way is 2.68 acres, of which 1.67-acres, exclusive of the LACMTA platform and station area, is part of the Ivy Station development through an Option and Perpetual Easement Agreement negotiated with LACMTA. It is subject to specific terms and conditions which includes the LACMTA specified complement of 300 permanent E Line Culver City Station parking spaces in the Project.
Ivy Station is a mixed-use development and includes a 148-room hotel, approximately 57,742 square feet of retail and restaurant uses, 196,333 square feet of office use, 200 residential dwelling units, and 1,531 parking spaces located at grade and in three subterranean levels. There are various public and private amenities such as outdoor seating, green spaces and gardens, pools for both hotel and residential users, and programmed outdoor activities open to the public.
General Plan & Zoning
The site is zoned Planned Development (PD) 11 and when it was approved, had a General Corridor General Plan land use designation. As of October 9, 2024 the Land Use Designation is Mixed Use High, pursuant to the 2024 General Plan Update.
ANALYSIS/DISCUSSION:
On October 7, 2021, Ivy Station granted to LACMTA fee interest in a master (ground) lot and three airspace lots in the Project for nominal consideration. Ivy Station delivered to LACMTA a Grant Deed conveying Ivy Station’s fee interest in Culver City (CC) Airspace Lots 4 through 7, and CC Airspace Lots 10 through 12 (as defined in such deed), for nominal consideration, known as the “Fee Ownership Corrective Deeds” and where the lots are known as the “LACMTA Transfer Lots”.
Ivy Station seeks to correct the map errors by amending the City of Los Angeles Tract Map No. 73977 and City of Culver City Tract Map No. 73978 by creating additional airspace lots in the Project so that the LACMTA Transfer Lots can be reconveyed to their respective successors - Ivy Station Residential Owner, Ivy Station Office/Parking Owner, and Ivy Station Hotel Owner. In summary, the request is an Amending Tract Map that revises Tract 73978 from three ground lots and nine airspace lots, to the ground lots and 16 airspace lots.
The Public Works Department has reviewed the proposed Amending Tract Map and found it to be in compliance with the State Subdivision Map Act and the Culver City Municipal Code (CCMC) subdivision ordinance (Title 15 of the CCMC).
CONCLUSION:
Based on the proposed Amending Map, staff considers the Project compatible with the surrounding neighborhood because it does not create any physical changes to the Ivy Station development, does not increase or reduce Ivy Station operational activities, and corrects errors in Ivy Station’s airspace and land lot subdivisions. The Amending Map is consistent with CCMC and State subdivision requirements. The findings for Amending Map, P2024-0224-TTM/MOD (Tract No. 73978-A) are made as outlined in proposed Resolution No. 2024-P014 (Attachment No. 1).
ENVIRONMENTAL DETERMINATION:
Pursuant to California Environmental Quality Act (CEQA) Guidelines, initial review by the City Council established there are no potentially significant adverse impacts upon the environment and on March 14, 2016, the City Council adopted a Mitigated Negative Declaration. The Amending Map is within the scope of the adopted MND because there no physical changes to the Ivy Station development and there is no expansion or reduction in development operations. The circumstances under which the MND was prepared have not significantly changed. No new significant information is found that affects the MND and no additional environmental analysis is required.
MOTION:
That the Planning Commission:
Recommend the City Council approve, on consent, Amending Map P2024-0224-TTM/MOD (Tract No. 73978-A), as stated in proposed Resolution No. 2024-P014.
ATTACHMENTS:
1. Proposed Planning Commission Resolution No. 2024-P014
2. Vicinity Map
3. Amending Tract Map No. 73978-A
4. Tract Map No. 73978, Recorded October 22, 2020