City of Culver City, California
City Council Item Report
RECOMMENDATION:
Staff recommends the City Council adopt a Resolution approving Tentative Tract
Map No. 65473, TTM P-2008080 (“TTM”), subject to the Recommended Conditions
of Approval (Attachment No.1).
PROCEDURE:
1. Mayor seeks motion to receive and file affidavit of mailing and posting of public
notice.
2. Mayor calls on staff for a brief staff report and City Council poses questions to
staff as desired.
3. Mayor seeks a motion to declare the public hearing open, providing the applicant
the first opportunity to speak, followed by the general public.
4. Mayor seeks a motion to close the public hearing after all testimony has been
presented.
5. City Council thoroughly discusses the matter and arrives at its decision.
Meeting Date: 12/08/08 Item Number: PH-2
AGENDA ITEM: PUBLIC HEARING - Adoption of a Resolution Approving
Tentative Tract Map No. 65473, TTM P-2008080, for a One Lot Subdivision for
Twenty Six (26) Commercial (Retail and Office) Condominium Airspace Units
located at 12803-12823 Washington Boulevard (Between Meier and Moore
Streets).
Contact Person/Dept.: Susan Yun/CDD Phone Number: (310) 253-5755
Fiscal Impact: Yes [] No [x] General Fund: Yes [] No [X]
Public Hearing: [X] Action Item: [] Attachments: [X]
Public Notification: Notices were mailed to all property owners and occupants, within a
500 foot radius of the project site, extended to the end of City block (8/28/08). A sign
announcing the public hearing was posted onsite (9/1/08) and notice was emailed to the
Master E-Mail Notification List (9/3/08, 9/17/08, 10/22/08 and 12/03/08).
Department Approval:
Sol Blumenfeld (12/01/08)
City Attorney Approval:
Carol Schwab (by H. Baker) (12/02/08)
Chief Financial Officer Approval:
Jeff Muir (by M. Noller) (12/02/08)
City Manager Approval:
Jerry Fulwood (12/02/08) City of Culver City, California
City Council Item Report
BACKGROUND:
Per the applicant’s prior requests for additional time to re-examine the project plans,
this item was continued by the City Council on September 22, 2008 and October 27,
2008.
On August 7, 2008, the Planning Commission held a public hearing regarding Axis
Mundi’s RE II, LLC (the “Applicant” and “Developer”) for a Site Plan Review to allow
the construction of a 3-story, 37,450 square feet commercial (Retail and Office)
building with one level of subterranean parking (the “Project”); a Tentative Tract Map
No. 65473, TTM P-2008080 to subdivide the property into 26 commercial
condominium airspace units (not for residential purposes); and an Administrative
Use Permit to allow tandem parking for the office units. A detailed description of the
proposed Project is provided in Attachment No. 4, Planning Commission Staff
Report dated August 7, 2008.
At the public hearing the Planning Commission adopted Resolution No. 2008-P009
(Attachment No. 5) adopting a Negative Declaration finding pursuant to the
California Environmental Quality Act (CEQA) and approving the Site Plan Review
and Administrative Use Permit and recommended approval of the Tentative Tract
Map for the Project subject to the conditions of approval.
In preparation for this Public Hearing, staff provided public notice on August 28,
2008 to meet the 21 day minimum advance notice required by the Culver City
Municipal Code (Sections 15.10.270 and 17.630.010).
Because the Site Plan Review and Administrative Use Permit were approved with no
appeals submitted, the Planning Commission’s decision regarding these requests is
final. Staff is recommending that the City Council approve the Tentative Tract Map
and adopt the attached resolution.
DISCUSSION:
The action requested of the City Council is the consideration of the Tentative Tract
Map. Because the project is intended for sale as an office and retail condominium
development, a one lot and airspace subdivision is required. There will be 26
commercial condominium (office and retail) airspace units.
The Public Works Department reviewed the proposed condominium subdivision and
found it to be in compliance with State and local regulations. The Planning Division,
in its review of the subdivision, found it to be consistent with the General Plan and City of Culver City, California
City Council Item Report
the Zoning Code. As noted above, the Planning Commission made the appropriate
findings for the subdivision and recommended the City Council approve the
Tentative Tract Map.
Findings
The Planning Commission has conditionally approved and recommends that the City
Council approve the Tentative Tract Map based on the findings pursuant to Culver
City Municipal Code (CCMC) Section 15.10.265 findings, as outlined in proposed
City Council Resolution No. 2008-R___ (Attachment No. 1).
Environmental Determination
Pursuant to the California Environmental Quality Act (CEQA) guidelines, an Initial
Study and Negative Declaration finding has been prepared and circulated for review
for the proposed project. The Planning Commission adopted the Negative
Declaration finding on August 7, 2008 (Attachment No. 7).
FISCAL ANALYSIS:
There is no fiscal impact associated with this item.
ATTACHMENTS:
1. Proposed City Council Resolution No. 2008-R___ approving Tentative Tract Map
No. 65473, TTM P-2008080.
2. Vicinity Map
3. 500’ Public Notice Radius Map
4. August 7, 2008, Planning Commission Staff Report.
5. Planning Commission Resolution No. 2008-P009.
6. August 7, 2008, Draft Planning Commission Minutes
7. Initial Study/Negative Declaration dated July 17, 2008.
8. Development Plans and Tentative Tract Map No. 65473 reviewed by the
Planning Commission on August 7, 2008.
MOTIONS:
That the City Council:
City of Culver City, California
City Council Item Report
1. Determine that no additional environmental information is needed based on the
Planning Commission’s adoption of a Negative Declaration finding that Tentative
Tract Map No. 65473, TTM P-2008080 will not have a significant adverse impact
on the environment; and,
2. Adopt Resolution No. 2008-RXXX (Attachment No. 1) approving Tentative Tract
Map No. 65473, TTM P-2008080 subject to the Recommended Conditions of
Approval.
12/08/2008
PUBLIC HEARING - Adoption of a Resolution Approving
Tentative Tract Map No. 65473, TTM P-2008080, for a One
Lot Subdivision for Twenty Six (26) Commercial (Retail and
Office) Condominium Airspace Units located at 12803-12823
Washington Boulevard (Between Meier and Moore Streets).
MEETING DATE:
AGENDA ITEM:
ATTACHMENTS
Pages
1. Proposed City Council Resolution No. 2008-R
approving Tentative Tract Map No. 65473,
TTM P-2008080.
2. Vicinity Map.
3. 500' Public Notice Radius Map.
4. August 7, 2008, Planning Commission Staff Report.
5. Planning Commission Resolution No. 2008-P009.
6. August 7, 2008, Draft Planning Commission Minutes.
7. Initial tudy/Negative Declaration dated July 17, 2008.
8. Development Plans and Tentative Tract Map No. 65473
reviewed by the Planning Commission on August 7, 2008.
1-6|1010|9-20
21-48
49-51
52-74
75-94RESOLUTION NO. 2008-R A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
CULVER CITY, CALIFORNIA APPROVING TENTATIVE
TRACT MAP NO. 65473, TTM P-2008080, FOR A ONE
LOT SUBDIVISION FOR 26 COMMERCIAL
CONDOMINIUM AIRSPACE UNITS AT 12803-12823
WASHINGTON BOULEVARD IN THE COMMERCIAL
GENERAL (CG) ZONE.
WHEREAS, on August 7, 2008, the Planning Commission adopted Resolution
No. 2008-P009, conditionally approving Site Plan Review, SPR P-2008079; Administrative
Use Permit, AUP P-2008078 and recommending approval of Tentative Tract Map No. 65473,
TIM P-2008080, allowing the one lot subdivision of 26 commercial airspace units and to
develop said site with a 3-story commercial (office and retail) building on property located at
12803-12823 Washington Boulevard, in the Commercial General (CG) Zone in the City of
Culver City, County of Los Angeles, State of California; and
WHEREAS, on August 7, 2008, in accordance with the California
Environmental Quality Act (CEQA), the Planning Commission determined the project will not
have significant impacts on the environment, and adopted a Negative Declaration; and,
WHEREAS, on September 22, 2008, upon the request of the applicant, the City
Council continued this item to October 27, 2008; and,
WHEREAS, on October 27, 2008, upon the request of the applicant, the City
Council continued this item to December 8, 2008; and,
WHEREAS, on December 8, 2008, the City Council conducted a duly noticed
public hearing on the Tentative Tract Map application, and after thorough deliberation of the
subject matter, the City Council determined by a vote of to that (i) no new
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28information has become available and no changes in the proposed project have been made
since the Planning Commission adopted the Negative Declaration and, therefore, no
additional environmental analysis is required and (ii) Tentative Tract Map No. 65473, TIM P-
2008080, shall be conditionally approved as stated herein below.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF CULVER CITY,
CALIFORNIA, DOES HEREBY RESOLVE AS FOLLOWS:
1. That pursuant to the foregoing recitations and the provisions of the Culver
City Municipal Code (CCMC) Title 15, Section 15.10.265, and the following required findings
for a Tentative Tract Map is hereby made:
A. The proposed map is consistent with the General Plan.
The proposed Tentative Tract Map is consistent with the General Plan Land Use
Element in that the proposed commercial subdivision will provide for the revitalization
of a commercial corridor through new development on a currently vacant lot, which is
consistent with objective 6 of the Land Use Element. This subdivision will also
provide for new office and retail condominium spaces and employment opportunities
along a section of Washington Boulevard that is lacking in such prospects, furthering
the intent of Policy 6.B that focuses on commercial development that encourages
intensities and qualities of commercial uses that are sensitive to their locations. The
proposed condominium subdivision will create several commercial condominiums on
one lot of adequate size, dimensions, and accessibility that is capable of sustaining
such a development, thereby being consistent with the City's vision for commercial
development that is balanced with the characteristics of adjacent businesses,
residential neighborhoods, and local and regional streets and arterials.
The design of the proposed subdivision is consistent with the General Plan.
The design of the proposed commercial subdivision is consistent with the General
Plan Land Use Element as indicated above and with the Zoning Code development
standards for commercial developments. The project design incorporates features
such as progressively increased setbacks from the adjacent residential properties to
make it more compatible with them. The proposed building will be 48 feet high at the
highest point, but portions of the building close to the rear property line and facing
residential areas will be shorter at 45'-6". These design features incorporated into this
new commercial building is consistent with General Plan Land Use Policy 16.0 that
encourages compatible commercial uses adjacent to residential lots in areas of
Washington Boulevard through conditional expansion.
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28The retail building frontage along Washington Boulevard will be set back 5' at the
ground floor to allow for pedestrian amenities including landscaping and dining areas.
The project site will incorporate off-site improvements such as new curb, gutter,
sidewalk, and street trees. Such commercial frontage on and off-site improvements
furthers the intent of General Plan Land Use Policy 6.1 that calls fort the planning of
streetscape improvements such as street trees and landscaping and façade
improvements along commercial corridors. The proposed project design makes
extensive use of a green screen on four sides of the building and is designed with a
planted roof at the second level that consists of a terraced sedum roof towards the
Washington Boulevard edge. This roof will support hardy plants to minimize
maintenance and water requirements. A planted patio area consisting of various
shallow vegetation and plant materials will be located behind the terraced sedum roof
area. Planted roof areas are intended to provide ecological benefits such as cooling
and humidifying the surrounding air, retaining and reducing storm water run-off, and
improving the thermal insulation of the roof itself, thereby mitigating the effects of
"urban heat islands". These green design features are consistent with General Plan
Open Space Element Objective 5 that calls for the extension of the City's park-like
qualities into business districts through urban design improvements.
C. The site is physically suitable for the type of development.
The site is physically suitable for the proposed commercial subdivision in that the
project complies with all zoning standards and the proposed structure shall meet all
applicable development standards. The project is stepped backed from the rear
adjacent to a residential neighborhoods as called for in the Zoning Code and provides
for a five foot commercial frontage setback to make way for outdoor dining and
landscaping amenities as allowed in the Code. At 48 feet the project is designed at
less than the Code allowed 56 foot height limit. The site accommodates the Code
required 107 parking spaces and an additional 21 parking spaces that will be
dedicated for public parking purposes. The proposed ground floor retail uses and
upper level office uses are allowed in the Commercial General (CG) Zone. The site
can accommodate the above described project features without the need for
variances.
D. The site is physically suitable for the proposed density of development.
The site is physically suitable for the density/massing of the proposed project in that
the site can accommodate the three-story; 6,300 square foot ground floor retail; and
31,150 square foot commercial office structure without creating significant impacts for
neighboring properties. The site is able to locate all 128 proposed parking spaces on
site, in one subterranean level and at grade, supplying more than Zoning Code
required parking and all the Zoning Code development standards that apply in the CG
Zone. Although portions of the subterranean parking will encroach underneath
portions of the Public Right-of-Way, the site is able to accommodate 21 public parking
spaces as a public amenity. The subsurface encroachments will not affect public
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28right-of-way access requirements or placement of utilities within the public right-of-way
at either above surface, at surface, or below surface areas.
E. The design of the subdivision is not likely to cause substantial environmental
damage or substantially and avoidably injure fish or wildlife or their habitat.
The proposed commercial tentative tract map subdivision together with the onsite and
offsite improvements shall not cause any known environmental damage and shall not
damage any fish and/or wildlife habitats because such fish and/or wildlife habitats do
not exist on or near the site. The site is currently vacant and up until 2005, was
developed with various uses including the Baldwin motel, two apartment buildings and
a retail building, thus not serving any known habitat for fish or other wildlife. The one
lot subdivision for condominium purposes will occur on existing contiguous land
parcels and will not result any new land parcels or physical divisions of existing
commercial and residential neighborhoods. With "green" and photovoltaic roof top
features, the physical design of the subdivision will act to lessen any potential
environmental impacts and the green screens, bio swale, planted roof tops and patio
landscaping will provide new habitats for flora and small insects.
F.
The design of the subdivision is not likely to cause serious public health
problems.
The proposed commercial tentative tract map subdivision together with the onsite and
offsite improvements shall not cause any known serious public health problems
because all applicable subdivision and zoning code development standards shall be
met, and the applicant is required to meet all of the conditions of approval that the
reviewing agencies of the City, such as the Fire Prevention Division, Planning Division,
Building and Safety Division and the Engineering Division have recommended for the
project. The uses proposed for this subdivision are consistent with commercial
corridor land uses allowed in the Zoning Code.
G. The design of the subdivision will not conflict with easements, acquired by the
public at large, for access through or use of, property within the proposed
subdivision.
The proposed commercial Tentative Tract Map subdivision and the onsite and offsite
improvements shall not conflict with any existing and/or proposed easements. No
such easements have been identified on the site. There will be subsurface
encroachments into portions of the public right-of-way. The subsurface
encroachments will not affect public right-of-way access requirements or placement of
utilities within the public right-of-way at either above surface, at surface, or below
surface areas.
4.
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282. Pursuant to the foregoing recitations and findings, the City Council of the
City of Culver City, California, hereby approves Tentative Tract Map No. 65473, TTM P-
2008080, subject to the following conditions:
Tentative Tract Map No. 65473, TTM P2008080:
Public Works Department/Engineering Division:
1.
The final map shall be prepared by a Land Surveyor or Civil Engineer licensed in the
State of California.
2. A corner cut off at the southwest corner of Moore Street and Washington Boulevard
and southeast corner of Meier Street and Washington Boulevard shall be dedicated
for street purposes.
3. The final map shall conform to the conditionally approved tentative map approved by
the Planning Commission on August 7, 2008.
4.
The project boundary shall be tied to at least one (1) global positioning satellite (CPS)
monument established by and located within the City of Culver City.
5. All required boundary monuments shall be installed prior to the recording of the final
map. At a minimum, a spike and washer shall be set on the centerline of Moore
Street and Meier Street at the intersection of the prolongation of the project's northerly
boundary and on the centerline of Washington Boulevard with the intersection of the
centerline of Moore and Meier Streets. Each monument shall be tied to at least three
(3) points, with lead and tags, and centerline tie notes filed with the Engineering
Division.
6. An improvement bond and agreement shall be filed with the City prior to the recording
of the final map for those public improvements awaiting completion and approved by
the City Engineer to be bonded. The bond and agreement shall conform to Section
66499 of the Subdivision Map Act and include, but not be limited to, labor and material
and be based on estimated construction cost unit prices as provided by the City.
7.
The final map shall be submitted to the Los Angles County Department of Public
Works for review, approval, and recordation. After approval of the technical aspect of
the map by Los Angeles County, and prior to recordation, the final map shall be
approved by the City Council. A copy of the first plan check package as submitted to
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28Los Angeles County shall also be submitted concurrently to the Culver City
Engineering Division for Review.
8. The applicant shall submit a duplicate mylar of the final map to the Los Angeles
County Recorder's Office to obtain a conformed copy of the recorded final map. The
conformed copy shall be filed with the Culver City Engineering Division.
9. The final map shall be recorded prior to the issuance of any Certificate of Occupancy
for any commercial air space unit.
10.The Tentative Tract Map shall expire within three (3) years after the date it becomes
effective unless the applicant submits an extension request in writing to the Planning
Manager and is granted said extension by the Planning Manager or the Planning
Commission or the City Council.
APPROVED and ADOPTED this day of , 2008.
D. SCOTT MALSIN, Mayor
City of Culver City, California
ATTESTED BY: APPROVED TO AS FORM:
MARTIN COLE, City Clerk
CAROL SCHWAB, City Attorney
A08-00384
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28Attachment No. 2
VICINITY MAP
12803-12823 WASHINGTON BLVD
TTM-P2008080
PROJECT SITE
CITY OF CULVER CITY
PLANNING DIVISIONd'I'
GC MAPPING SERVICE, INC.
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ALHAMBRA CA 91M3
025)441-1080 FAX 629)
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500 R US MAP
Attachment No. 3City of Culver City, California
Planning Commission Agenda Item Report
Meeting Date: August 7, 2008 Item Number: PH-1
AGENDA ITEM: Site Plan Review, Administrative Use Permit, Tentative Tract
Map and Negative Declaration for the construction of 3-story commercial
building (Retail and Office) located at 12803-12823 Washington Boulevard.
Contact Person/Dept.: Susan Yun, Senior Phone Number: (310) 253-5755
Planner
Public Hearing: [X] Action Item: U Attachments: [X]
Public Notification: July 17, 2008: sign posted on the site; notices mailed to all the
property owners and occupants within a 300-foot radius of the site extended to the end
of City block; and notice emailed to the Master Notification List.
Planning Approval:
Thomas Gorham, Planning Manager 7/30/08
RECOMMENDATION:
That the Planning Commission:
1. Adopt a Negative Declaration based on the Initial Study finding that the
project will not have a significant adverse impact on the environment
(Attachment No. 3);
2. Approve Site Plan Review, SPR P-2008079, and Administrative Use Permit,
AUP P-2008078, subject to the Conditions of Approval as stated in Resolution
No. 2008-P009 (Attachment No, 7); and
3. Recommend Approval to the City Council of Tentative Tract Map No. 65473,
TTM P-2008080, subject to the Conditions of Approval as stated in Resolution
No. 2008-P009 (Attachment No.7).
PROCEDURES:
1. Chair calls on staff for a brief staff report and Commission poses questions to
staff as desired.
2. Chair opens the public hearing, providing the applicant the first opportunity to
speak, followed by the general public.
3. Chair seeks a motion to close the public hearing after all testimony has been
presented.
4. Commission discusses the matter and arrives at its decision.
Attachment No. ,
I-}age 1 ot 12City of Culver City, California
Planning Commission Agenda Item Report
BACKGROUND:
The proposed project request is a Site Plan Review, to allow the construction of a
37,450 square feet commercial building with one level of subterranean parking; a
Tentative Tract Map to subdivide the property into 26 commercial condominium
airspace units (not for residential purposes); and an Administrative Use Permit to
allow tandem parking.
The project is the product of efforts by the Redevelopment Agency and the City
to redevelop the site with high quality commercial development that promotes
redevelopment in the West Washington area. In 2005, the Agency acquired the
site that contained various uses including the Baldwin motel, two apartment
buildings and a retail building. The Baldwin Motel was a blighted, derelict
structure used for illicit activities. Pursuant to Redevelopment law, the Agency
condemned and cleared the properties. In June 2007, the Agency commenced
negotiations with the developer to redevelop the site and in February 2008,
entered into a Development and Disposition Agreement (DDA). Upon completion
of the entitlement process the developer will take title to the property and develop
it in accordance with the DDA and project permits.
General Information
See Attachment No. 1, Project Summary
Existing Conditions
The project site, approximately 24,033 square feet in area, is located on four
contiguous parcels which span the north side of Washington Boulevard, on the
block between Meier Street on the east and Moore Street on the west. The rear
of the project site is bordered by a 15' wide public alley located entirely within the
City of Los Angeles.
The project site is surrounded by commercial retail uses to the south, east, and
west, and multiple family residential uses to the north. In 2005 to 2006, the site
was cleared and is currently unpaved and vacant with no development or
landscaping. There is a chain link security fence that surrounds the perimeter of
the project site.
Project Description
The proposed project consists of a 3-story, 48-foot high, commercial building
with 6,300 square feet of ground floor retail/restaurant space and two levels of
office space totaling 31,150 square feet (37,450 square feet overall). The retail
Page 2 ot 12City of Culver City, California
Planning Commission Agenda Item Report
facades at ground level are set back 5' from the property line to accommodate
landscaping, outdoor dining areas and a pedestrian oriented street edge. The
office condominium units proposed in the upper levels include four 2-story
triangular shaped "office pavilions or pods" set in front along the Washington
Boulevard edge above the retail spaces as well as rectangular shaped 2-story
"office modules" along the back or north edge of the site. Patios between the
office pavilions will be landscaped with "green roofs" that will offer aesthetic and
environmental (energy insulating) benefit& Both retail and offices spaces are
proposed to be offered for sale as commercial condominium units. The applicant
anticipates subdividing the ground floor retail space into five or six spaces, two of
which may be improved to accommodate restaurant uses.
The project will provide a total of 128 parking spaces. This consists of 39
parking spaces on the at-grade parking level, including 18 parking spaces
required for the retail portion of the building, plus 21 spaces available as general
public parking; the public parking spaces are not required to satisfy the parking
requirements of the proposed uses. Additionally, the proposed project will
provide a total of 89 office parking spaces in the subterranean level (including
tandem spaces).
The project also provides offsite improvements including new curb, gutter,
sidewalk, and street trees. Further, there will be encroachments at the
subterranean parking level into portions of Washington Boulevard, Meier Street
and Moore Street.
ANALYSIS:
Architectural Desion
The project has been designed to conform to all applicable provisions of the
Commercial General (CG) Zone and all City development standards. The
proposed building will be 48 feet high at the highest point, but portions of the
building close to the rear property line will be shorter at 45'-6" (56' is the height
limit in the CG Zone). As described in the project description above, the retail
building frontage along Washington Boulevard will be set back 5' at the ground
floor to allow for pedestrian amenities including landscaping and dining areas.
On the upper floors, above the retail spaces, there are four triangular shaped
clusters of office pavilions which provide architectural relief and visual interest to
the building elevations. Artwork, in compliance with the City's Art in Public
Places program, is proposed to be incorporated along the west side facade of
the office pavilions along the Washington Boulevard building frontage.
age 0City of Culver City, California
Planning Commission Agenda Item Report
The proposed project is an architecturally modern building making use of a
variety of building materials including, galvanized expanded metal, concrete
masonry units, stucco, galvanized metal cable railings and stairs, a standing
seam metal roof with galvalum finish, a custom steel and glass curtain wall
system, and an aluminum and glass storefront system. The design makes
extensive use of a green screen on four sides of the building. An additional
feature of the overall site design is the incorporation of environmentally friendly
and energy efficient building design elements. These include:
• Sedum Roof. The planted roof or green roof is located along the second floor
level. It consists of a terraced sedum roof canted toward Washington
Boulevard and supports hardy plants to minimize maintenance and water
requirements. This portion will only be accessible for maintenance but not for
foot traffic. Behind the terraced sedum roof area there is a planted patio area
consisting of various shallow rooted vegetation and plant materials which is
accessible by adjacent hardscape paths. The hardscape consists of
permeable concrete pavers and ADA compliant metal grating. There will also
be several benches throughout the planted patio area. Both of the planted
roof areas are intended to provide ecological benefits such as cooling and
humidifying the surrounding air, retaining and reducing storm water run-off,
and improving the thermal insulation of the roof itself, thereby mitigating the
effects of "urban heat islands".
•
Bioswale. Bioswale planters on the third floor are proposed to receive storm
water from the roof, filtering and retaining the water before it is released into
the City's storm drainage system. The filtration planter consists of a layer of
pebbles and a growth medium over filter fabric and gravel. The bioswale
planter is proposed to help purify the water, reduce the amount of water and
slow the rate of water into the storm drain. The planters also provide a base
for the vegetation that will cascade down the alley façade to the "green
screen".
• Green Screens. All four sides of the building elevation consist of varying
degrees of "green screens" (expanded metal panels with landscaping). At the
front of the building along the Washington Boulevard frontage, vines will
cover the green screen expanded metal panels along the narrow portions of
the storefront at the ground level. On the sides of the building fronting Meier
Street and Moore Street, vines are designed to cover most of the building
facades. Raised planters at the eastern and western edge of the roof enable
vegetation to cascade down over the green screen at the roofline. These
planters will collect rain water that feeds the plants and drain slowly onto the
gravel roof. At the back of the building, adjacent to the alley, vines will be
Hage 4 ot 1ZCity of Culver City, California
Planning Commission Agenda Item Report
planted along the green screen fence and within the planters at the roof edge
to allow vine growth to cascade down portions of the building façade at the
second level and down to the fence next to the alley. There will be
supplemental irrigation to maintain the green screen during the dry season.
• Solar Power. The project provides photovoltaic solar arrays of approximately
4,600 sf in area which is estimated to generate 69 Kilowatts of power. This
exceeds the City's minimum requirement of 4 Kilowatts for a building and
project of this size. The solar panels which are elevated from the roof also
provide shade for the roof surface, which will help keep the roof and spaces
below cooler.
• Natural Ventilation. The project also proposes a passive type mechanical
system that is designed to emphasize natural ventilation and radiant floor
heating; allowing users to choose not to have an air conditioner.
Notwithstanding, provision will be made in each commercial space to easily
add air conditioning should future users needs exceed the capability of the
natural ventilation system.
Parking
The project's on-site parking meets the parking requirements of the Zoning Code
for commercial uses (office, retail, and restaurant), including the total number of
vehicle spaces, the dimensions of those spaces, and the drive aisle width.
The project's 128 on-site parking spaces include 21 spaces of public parking for
the area. Parking for the office users is provided in a one-level subterranean
garage totaling 89 parking stalls (including tandem spaces), while metered self-
parking for the public and customers of the ground level retail, totaling 39 parking
stalls, is located on grade, immediately behind the retail spaces. Of the 39
parking stalls located on grade, 18 stalls are required for the retail component
and 21 parking stalls are surplus and will be available for public parking.
Handicap accessible parking is provided both at the surface level (2 spaces) and
at the subterranean level (4 spaces). Bicycle parking is also provided at both
parking levels.
The applicant is requesting an Administrative Use Permit to allow tandem
parking spaces (for the office uses) in the subterranean garage. The Zoning
Code allows for required parking for commercial uses to be configured in tandem
pairs. The proposed spaces meet the minimum dimensions of the Zoning Code
and they are arranged to be no more than two spaces in depth. The Zoning
Code requires that a valet or attendant be provided at all times that the tandem
Hage b Ot 12City of Culver City, California
Planning Commission Agenda Item Report
parking is accessible to users unless it is determined that the nature of the use
and its operation will not require attendant parking. The applicant has indicated
that they will provide a valet service during normal office business hours (7am-
6pm). As such, staff has included a condition of approval requiring a valet or
parking attendant be provided within the building to allow for adequate control of
the tandem spaces and to ensure that no operational difficulties arise from the
use of tandem spaces.
Public Metered Parking. On February 4, 2008, the Redevelopment Agency and
City Council approved and entered into a DDA with the developer of the
proposed project. As part of the DDA, the developer agreed to partner with the
City and the Redevelopment Agency to provide, construct, and maintain public
parking on the ground level of the project site. The 39 parking spaces located on
the ground level will be metered. The revenue generated from the meters will
accrue to the City which is responsible for parking enforcement. The Police
Department indicates that patrolling the lot to enforce the proposed hours of
operation will be feasible. The proposed metered parking operations will be from
7 a.m. to 11 p.m., Monday — Sunday. As with all public parking in Culver City, the
maximum hours and the rate to be charged is set by the City Council pursuant to
Section 7.03.520 of the Culver City Municipal Code. There are three types of
meters in use in the City; ten hour maximum meters for long term parking, and
one hour meters and two hour meters for short term parking. The current rate for
meters is 50 cents per hour. The proposed project's public parking area will
have two hour maximum meters.
The Public Works Department recommends an alternative to the traditional
mechanical, coin operated meter on a pole and intends to install a smart
metering system that is cost effective and allows for efficient and safe
enforcement by the City and convenience for the users.
Sub-Surface Encroachment. In consideration for the additional (non-code
required) public parking offered by the developer, the Agency and the City
approved the concept of a sub-surface encroachment for the office parking to
extend into the public right-of-way (subject to a utilities and topographic/boundary
survey). All of the required parking for the office condominiums is proposed to
be in a subterranean garage, portions of which encroach into the public right-of-
way - up to 10 feet on a portion of Washington Boulevard and up to 12 feet each
on Meier Street and Moore Street.
The utilities survey supplied by the developer and reviewed by the Public Works
Department revealed that there are no utilities or infrastructure in the
encroachment area and that there would not be an adverse affect to the public
right of way_ A street title search also was obtained which verified the Agency
I-'age b 0112City of Culver City, California
Planning Commission Agenda Item Report
owns the underlying fee title out to the centerline of the streets. This ownership
will transfer to the developer once escrow between the Redevelopment Agency
and the developer closes.
The DDA requires that prior to the issuance of a Building Permit, a Subterranean
Encroachment Agreement with all appropriate legal descriptions of the project
area and the sub-surface encroachment area be executed by the City, the
Redevelopment Agency and the developer.
Traffic and Circulation
A traffic analysis was conducted for the project by Hirsch/Green Transportation
Consulting, Inc. and reviewed and accepted for scope and content by the City's
Traffic Engineer as well as the City of Los Angeles Department of Transportation.
The Traffic analysis evaluated the existing (year 2008) and forecast future (year
2011) conditions at nine intersections in the vicinity of the project site during both
the AM and PM peak hours. One of the nine intersections studied (Washington
Boulevard and Lincoln Boulevard) is located in the City of Los Angeles. In
addition to these nine study intersections, an investigation of potential project
traffic impacts to five residential streets adjacent to or near the project was
conducted. The traffic analysis estimated that the project would generate 620 net
new daily vehicle trips, including 56 net trips during the AM peak hour, and 63
net trips during the PM peak hour. The traffic analysis concluded that the
amount of trips generated as a result of the proposed development does not
exceed the threshold for significance for levels of service (LOS).
The results of the traffic analyses indicate that the proposed project would not
significantly impact any of the study intersections, nor would it produce sufficient
net new traffic to create significant impacts to any of the adjacent local/residential
streets, or to the area's regional arterial roadways and freeways. As a result no
off-site traffic mitigation measures are warranted for the project.
Although not specified or required as a mitigation measure in the traffic analysis,
the proposed project is required by the Public Works Department to improve the
existing curb returns at the northeast corner of the Washington Boulevard and
Moore Street, and at the northwest corner of Washington Boulevard and Meier
Street from the current approximately 15-foot radius to a larger 25-foot radius.
These improvements will allow for easier turns between these local streets and
Washington Boulevard, and help improve traffic flow in the project vicinity.
The loading area for the project is proposed to be on-street at curbside adjacent
to the project's frontage on Moore Street as permitted by the Zoning Code. The
['age loT 12City of Culver City, California
Planning Commission Agenda Item Report
City Engineer/Public Works Director reviewed the proposed curbside loading and
determined it met Public Works' standards and does not anticipate significant
operational or access issues. A condition of approval to the proposed project
requires the applicant to process the curbside loading request through the
Engineering Division and to make necessary curbside demarcations as required
by the City Engineer/Public Works Director.
Access to the surface parking lot will be provided through an entry-only driveway
on Moore Street, and by a two-way (entry and exit) driveway on Meier Street.
Access to the subterranean parking will be from a two-way driveway on Moore
Street, immediately north of the surface parking lot driveway. No access from
the public alley is proposed. The proposed access locations are anticipated to
operate adequately, with no external vehicular queuing on the fronting streets,
and no significant internal queuing within the parking areas. Visibility for drivers
entering or exiting the site driveways is not anticipated to be a concern. Vehicles
entering the site's driveway are provided with adequate maneuvering room both
along the fronting streets and within the site itself. Site distance and driver
visibility of oncoming vehicles at the site exits are also acceptable. Any structure
or fence at driveway locations will not exceed "eye height" of exiting drivers, and
site lines will not be affected.
Security
The project will be secured with a 7' high fence along the alley or back side of the
project site. An overhead security gate at the ramp to the subterranean parking
is provided. The surface public parking area is to remain open. The project
through its CC&Rs will include an owners association that will actively manage
and provide surveillance of the site. In addition, the Police Department will
conduct regular parking meter enforcement of the site. In the event that security
issues arise, the DDA grants the City the sole discretion to install any
improvement to provide additional security for the parking area.
Area Compatibility
The proposed commercial development is located along Washington Boulevard,
one of the major and significant commercial corridors in the City. The General
Plan Designation for the subject property is General Corridor, which is intended
for medium scale commercial uses to which patrons travel primarily by car.
Commercial uses are located to the south, east and west of the site. The
building height permitted at the site is consistent with that permitted on those
neighboring properties, which are also zoned commercial.
Hage 3 Ot 12City of Culver City, California
Planning Commission Agenda Item Report
The uses to the north behind the 15' public alley are multiple family residential
located in the City of Los Angeles. The alley at the rear of the subject property
will provide a buffer between the site and the adjacent residential properties,
providing a transition from the residential properties to the commercial property.
The project will provide adequate parking on the site, in excess of the code
requirements, and the traffic generated by the project is not anticipated to cause
a significant impact to the existing or projected traffic levels in the area.
Therefore, the proposed development will be compatible with the uses in the
vicinity.
The proposed project represents the first major initiative of the Redevelopment
Agency along West Washington Boulevard. In June 2007, the Redevelopment
Agency approved a multi-faceted redevelopment approach for the area called
Area Improvement Plans (AIP's). The fundamental purpose is to stimulate area
private investment and set a high design standard for future development. The
distinctive project design has the potential to become a landmark building for this
area of the City. The project's high caliber of design will be complemented by
other nearby Agency activities; in particular, the proposed development of the
Agency-owned properties at the intersection of Washington Boulevard and
Centinela Avenue, and the West Washington Area Improvement Plan, Phase I
which will enhance the adjoining streetscape on Washington Boulevard.
Parkway and Median Landscaping Improvements
The project site is vacant, undeveloped and contains no landscaping. In the
parkway within the public right-of-way of Washington Boulevard, there are two
side by side palm trees located near the southwest corner of Washington
Boulevard and Moore Street. In the parkway on Moore Street, there are two
palm trees set approximately 20 feet to 25 feet apart. There are no street trees
along the Meier Street parkway. The existing palm trees are to be removed due
to the sub-surface encroachments discussed above. The street trees (primarily
palm trees) in the vicinity of the project site along the Washington Boulevard
corridor were planted over 40 years ago. The tree planting in this area is not
coherent and is randomly located. The parkways often lack the provision of
street trees and/or healthy ground cover and there are no planted medians.
The West Washington Area Improvement Plan will incorporate a new landscape
design for the portion of Washington Boulevard between Beethoven Street and
Wade Street. To assist in this effort, the landscape architectural firm of Troller
Mayer Associates, Inc. was selected by the Redevelopment Agency on July 7,
2008, to design a new landscaped median for these blocks along Washington
Hage 9 ot 12City of Culver City, California
Planning Commission Agenda Item Report
Boulevard which includes the subject site. The goal of the effort is to create a
pedestrian and environmentally friendly streetscape.
In consultation with Planning and Public Works staff, the applicant has proposed
improvements to the public parkway including new sidewalks and new parkway
landscaping that will provide visual uniformity and enhancements to the project's
streetscape. The parkway landscape enhancements include decorative concrete
sidewalks, parkways and the addition of six new street trees with metal tree
grates and flowering shrubs planted on either side of the street trees. The street
trees will be of a species that is broad spreading, pedestrian scale, shade type
tree that will be installed approximately 20-25 feet apart. The concept of new
pedestrian scale street trees for the proposed project were reviewed and
supported by the City's Landscape Architect (Parks Manager) and the Public
Works Department, which is responsible for overseeing street trees on the public
way. The preliminary landscape plan identifies three species options for the
street trees that fit within this criterion. The exact type of street tree to be
selected will be determined as part of the Final Landscape Plan to be reviewed
by the Planning Manager, Parks Manager and the Public Works Department.
Subdivision
Because the project is intended for sale as an office and retail condominium
development, an airspace subdivision is required. There will be 26 commercial
office condominium units. The Public Works Department has reviewed the
proposed condominium subdivision (Tentative Tract Map No. 65473) and found it
to be in compliance with State and local regulations. The developer indicates
that the retail area may also be sold as condominiums space if demand warrants.
ACOR and Community Meetings
The applicant made an effort to present the proposed project to area businesses
and residents at three public meetings and to the Redevelopment Agency's
citizen advisory group, the Advisory Committee on Redevelopment (ACOR).
ACOR is comprised of nine community members who are residents or business
owners in Culver City and are appointed by the Redevelopment Agency. Upon
review of the presentation, at their July 10, 2008 meeting, ACOR unanimously
approved a resolution advising the Planning Commission of its unqualified
support for the project and recommending that it be approved (See Attachment
No. 5, Resolution of Support).
The applicant also held community meetings for the neighbors living near the
project. On July 15, 2008, at Culver West Park with approximately 40-45 people
in attendance the developer and architect presented project plans and
ageCity of Culver City, California
Planning Commission Agenda Item Report
responded to questions. This meeting included residents from the Culver
Triangle Association, Herbert Street Association and Culver West Neighborhood
Association. Attachment No. 6 is summary of the meeting attendees' questions
and comments. In general, the attendees of the meeting expressed their strong
support for the project.
The applicant also made a presentation before City of Los Angeles community
groups including the Mar Vista Community Council, Land Use Committee at the
Mar Vista Library on July 15, 2008, and the Del Rey Neighborhood Council, Land
Use Committee on July 25, 2008. The community members at the meetings
generally expressed their support and the project was well received by those in
attendance.
CONCLUSION:
Staff has worked closely with the applicant from the project inception to guide its
design in order to meet Zoning Code requirements, address potential community
concerns and create a commercial development that promotes area
redevelopment goals and is consistent good planning practice. Based on the
analysis contained herein staff believes the findings for a Site Plan Review,
Tentative Tract Map, and Administrative Use Permit can be made as outlined in
proposed Resolution No. 2008-P009 (Attachment No. 7) and recommends
project approval.
ENVIRONMENTAL DETERMINATION:
Pursuant to the California Environmental Quality Act (CEQA) guidelines a
Negative Declaration has been prepared; the project has been determined to
have less than significant impacts on the community. The project is consistent
with the Zoning Code regulations, and the traffic study determined that expected
increased traffic will be below thresholds of significance.
ALTERNATIVE OPTIONS:
The following alternative actions may be considered by the Planning
Commission:
1. Approve the application with the recommended conditions of approval if the
application is deemed to meet the required findings.
Hage 11 ot 12City of Culver City, California
Planning Commission Agenda Item Report
2. 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.
3. Disapprove the application if it does not meet the required findings.
ATTACHMENTS:
1. Project Summary
2. Area Map
3. Draft Initial Study/Negative Declaration dated July 17, 2008
4. Traffic Analysis prepared by Hirsch Green, Inc., dated April 2008.
5. ACOR Resolution No. 2008-ACOR-001, dated July 10, 2008
6. Summary Notes of July 15, 2008 Community Meeting at Culver West Park
7. Draft Resolution No. 2008-P009 (SPR P-2008079,TTM P-2008080, and AUP
P-2008078)
8. Development Plans date stamped July 29, 2008 and Tentative Tract Map No.
65473.
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RESOLUTION NO. 2008-P009
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
CULVER CITY, CALIFORNIA, APPROVING SITE PLAN REVIEW, SPR P-
2008079, AND ADMINISTRATIVE USE PERMIT, AUP P2008078 AND
RECOMMENDING APPROVAL TO THE CITY COUNCIL OF TENTATIVE
TRACT MAP NO. 65473, TIM P-2008080, FOR THE ONE LOT SUBDIVISION
OF 26 COMMERCIAL AIRSPACE UNITS AND TO DEVELOP SAID SITE WITH
A COMMERCIAL OFFICE AND RETAIL BUILDING AT 12803-12823
WASHINGTON BOULEVARD IN THE COMMERCIAL GENERAL (CG) ZONE.
(Site Plan Review, SPR P2008079)
(Administrative Use Permit, AUP P2008078)
(Tentative Tract Map No. 65473, TIM P2008080)
WHEREAS, on May 30, 2008, Axis Mundi RE II, LLC, property owner following
property disposition by the Culver City Redevelopment Agency, who is the current property
owner of 12803 -12823 Washington Boulevard, filed, Site Plan Review, Administrative Use
Permit and Tentative Tract Map applications to construct a 3-story, 48-foot high, 37,450
square foot commercial building with 6,300 square feet of ground floor retail/restaurant space
and two levels of office space totaling 31,150 square feet with surface level parking, and one
level of subterranean parking, on the project site described more fully as Lot 55, 56, 57, 58,
59, 60, 61, 62 of TRACT NO. 5951, in the City of Culver City, County of Los Angeles, State
of California; and,
WHEREAS, in order to implement said proposed project, approval of the following
applications are required:
1. Site Plan Review: For proposed development project to ensure compliance with the
required standards and city ordinances and establish all onsite and offsite conditions of
Attachment No. 5
Auaust 7. 2008 Pane I •)nnsz_Dnno1
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adjoining properties; and,|1010|2. Administrative Use Permit: For non-residential tandem parking;|1010|3. Tentative Tract Map: For the subdivision of the project site into one lot for|1010|condominium purposes;|101010|WHEREAS, on August 7, 2008, the Planning Commission conducted a duly noticed|1010|public hearing on these applications, fully considering the application, plans, staff report,|10 10|-J
o environmental information and all testimony presented; and
11 WHEREAS, in accordance with the California Environmental Quality Act (CEQA), the
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Planning Commission has determined the project will not have significant impacts on the
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environment, and that a Negative Declaration finding is appropriate; and,
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15 WHEREAS, following conclusion of the public discussion and thorough deliberation of
16 the subject matter, the Planning Commission determined by a vote of 3 to 0 that the project
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would not result in significant adverse environmental impacts, that a Negative Declaration
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finding was appropriate and that Site Plan Review and Administrative Use Permit should be
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conditionally approved; and Tentative Tract Map No.65473, should be conditionally approved
21 and recommended to the City Council for approval as set forth herein below.
22 NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF CULVER
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CITY, CALIFORNIA, RESOLVES AS FOLLOWS:
24 SECTION 1. Pursuant to the foregoing recitations and the provisions of Culver City
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Municipal Code (CCMC), the following findings are hereby made:
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Site Plan Review: .
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As outlined in CCMC Title 17, Section 17.540_020, the following required findings for a Site
29 Plan Review are hereby made:
approval to reflect the site features and compatibility of the proposed project with the uses on
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B.
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The general layout of the project is consistent with the Commercial General (CG)
zoning district and the proposed project conforms to all applicable provisions of the
CG zone. The rear of the building facing a residential neighborhood incorporates the
code required step back at a 60 degree angle while the front facing Washington
Boulevard is set back five feet from the property line to incorporate pedestrian
amenities such as landscaping and outdoor dining areas. These setback features are
consistent with Zoning Code standards that are intended to protect residential
neighborhoods from commercial development and facilitate commercial projects along
commercial corridors with pedestrian friendly amenities.
The project provides the code required parking with additional spaces for public
parking purposes. The proposed building height, at a maximum of 48 feet, is below
the code required maximum allowable height of 56 feet and building projections into
setback areas are within code required height limits for architectural projections.
Vehicular access to on-site parking is situated off Moore and Meier Streets at a short
distance to Washington' Boulevard facilitating access to the site. The structure is well
designed for pedestrian access to the ground floor retail spaces and second and third
floor office components of the project from Washington Boulevard, the surface
parking, and the subterranean parking area with an elevator and stairs. The loading
area for the project will be on-street at curbside adjacent to the project's frontage on
Moore Street as permitted by the Zoning Code and has been reviewed and approved
by the City Engineer/Public Works Director.
The architectural design of the structure and the materials and colors are
compatible with the scale and character of surrounding development and other
improvements on the site and are consistent with the purpose and intent of this
Chapter, the requirements of the zoning district in which the site is located, and
with all applicable development standards and design guidelines.
The building will be 48 feet high at the highest point, shorter than the code maximum
allowed 56 feet and will have a step-back design feature at the rear with a height of 45
feet, 6 inches for the portion of the building closest to the residential area north of the
site. By stepping back the rear of the structure, the project's impacts to the residential
neighborhoods is lessened making the project more compatible for that residential
neighborhood. The building frontage along Washington Boulevard, with its five foot
setback to allow pedestrian amenities such as landscaping and outdoor dining,
establishes a pedestrian feature for future development and redevelopment of
surrounding commercial sites.
A. The general layout of the project, including orientation and location of buildings,
open space, vehicular and pedestrian access and circulation, parking and
loading facilities, building setbacks and heights, and other improvements on the
site, is consistent with the purpose and intent of this Chapter, the requirements
of the zoning district in which the site is located, and with all applicable
development standards and design guidelines.
Auaust 7. 2008 Pane 3 9nnslionna2|10101010101010 10|The proposed project is an architecturally modern building making use of a variety of
building materials including, galvanized expanded metal, concrete masonry units,
stucco, galvanized metal cable railings and stairs, a standing seam metal roof with
galvalum finish, a custom steel and glass curtain wall system, and an aluminum and
glass storefront system.
The design also incorporates environmentally friendly and energy efficient building
design elements including roof top photovoltaic solar panels, green screens on all four
sides of the building, second story roof gardens, and permeable concrete. On the
upper floors, above the retail spaces, there are four triangular shaped clusters of office
pavilions which provide architectural relief and visual interest to the building
elevations. Artwork, in compliance with the City's Art in Public Places program, is
proposed to be incorporated along the west side facade of the office pavilions along
the Washington Boulevard building frontage.
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The building materials noted above along with the environmentally friendly design
features will provide for an architectural style and color scheme that will complement
existing development in the area in that the structure will be of medium massing and
scale as are existing commercial buildings.
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C. The landscaping, including the location, type, size, color, texture, and coverage
of plant materials, provisions for irrigation, and protection of landscape
15 elements has been designed to create visual relief, complement structures, and
provide an attractive environment and is consistent with the purpose and intent
16 of this Chapter, the requirements of the zoning district in which the site is
located ,and with all applicable development standards and design guidelines.
The proposed landscaping meets all zoning code requirements providing visual relief
and enhancing sustainability goals. More specifically on-site landscape features
include:
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• Sedum Roof. The planted roof or green roof is located along the second floor level.
It consists of a terraced sedum roof canted toward Washington Boulevard and
supports hardy plants to minimize maintenance and water requirements. Behind
the terraced sedum roof area there is a planted patio area consisting of various
shallow rooted vegetation and plant materials. Hardscape paths on the second
story roof consist of permeable concrete pavers. These planted areas will provide
ecological benefits such as cooling and humidifying the surrounding air, retaining
and reducing storm water run-off, and improving the thermal insulation of the roof
itself, thereby mitigating the effects of "urban heat islands".
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• Bioswale. Bioswale planters on the third floor are proposed to receive storm water
from the roof, filtering and retaining the water before it is released into the City's
storm drainage system. The bioswale planter is proposed to help purify the water,
reduce the amount of water and slow the rate of water into the storm drain. The
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August 7, 2008 Page 4 2008-P009planters also provide a base for the vegetation that will cascade down the alley
facade to the "green screen".
• Green Screens. All four sides of the building elevation consist of varying degrees
of "green screens" (expanded metal panels with landscaping). At the front of the
building along the Washington Boulevard frontage, vines will cover the green
screen expanded metal panels along the narrow portions of the storefront at the
ground level. On the sides of the building fronting Meier Street and Moore Street,
vines are designed to cover most of the building facades. Raised planters at the
eastern and western edge of the roof enable vegetation to cascade down over the
green screen at the roofline. These planters will collect rain water that feeds the
plants and drain slowly onto the gravel roof. At the back of the building, adjacent
to the alley, vines will be planted along the green screen fence and within the
planters at the roof edge to allow vine growth to cascade down portions of the
building façade at the second level and down to the fence next to the alley.
Along with new sidewalks, the proposed landscaping along the public right-of-way will
provide visual uniformity and enhancements to the project's streetscape. The
parkway landscape enhancements will include decorative concrete sidewalks,
parkways and the addition of six new street trees with metal tree grates and flowering
shrubs planted on either side of the street trees. The street trees will be of a broad
spreading, pedestrian scale, shade type tree that will be installed approximately 20
feet apart. Overall, the on and off-site hardscape and landscaping techniques will
complement the modern style of architecture for this site, soften that new style and the
massing of the proposed building and provide for capture of storm water runoff in a
sustainable manner.
D. The design and layout of the proposed project will not interfere with the use and
enjoyment of neighboring existing or future development, will not result in
vehicular or pedestrian hazards, and will be in the best interest of the public
health, safety, and general welfare.
The proposed location of the commercial project will not result in conflicts with uses in
the existing adjacent residential neighborhood and commercial area. Access to the
surface parking lot will be provided through an entry-only driveway on Moore Street,
and by a two-way (entry and exit) driveway on Meier Street. Access to the
subterranean parking will be from a two-way driveway on Moore Street, immediately
north of the surface parking lot driveway. No access from the public alley abutting the
residential neighborhood is proposed. The proposed access locations are anticipated
to operate adequately, with no external vehicular queuing on the fronting streets, and
no significant internal queuing within the parking areas. Visibility for drivers entering or
exiting the site driveways is not anticipated to be a concern. Vehicles entering the
site's driveway are provided with adequate maneuvering room both along the fronting
streets and within the site itself. Site distance and driver visibility of oncoming vehicles
at the site exits are also acceptable. Any structure or fence at driveway locations will
not exceed "eye height" of exiting drivers, and site lines will not be affected.
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requirements, and the traffic generated by the project is not anticipated to cause a
significant impact to the existing or projected traffic levels in the area. The commercial
use is located along an existing commercial corridor with pedestrian access off of the
commercial sidewalk or through a ground floor lobby accessed from the ground floor
parking garage.|10101010|These vehicle and pedestrian access features along wit the more than adequate on-
site parking will lessen the possibility of interference with the use and enjoyment of
adjacent residential and commercial areas and future development and will reduce the
possibility of vehicular or pedestrian hazards.|1010 10
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E.
The existing or proposed public facilities necessary to accommodate the
proposed project (e.g., fire protection devices, parkways, public utilities,
sewers, sidewalks, storm drains, street lights, traffic control devices, and the
width and pavement of adjoining streets and alleys) will be available to serve the
subject site.
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The existing and proposed public service facilities necessary to accommodate the
project such as: the width and pavement of the adjoining street, traffic control devices,
sewers, storm drains, proposed parkways, proposed sidewalks, street lights, proposed
street trees, fire protection devices, and public utilities are provided for adequately as
confirmed by the City agencies that reviewed the project during the interdepartmental
review process.
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F. The proposed project is consistent with the General Plan and any applicable
specific plan.
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The proposed project is consistent with the General Plan Land Use Element in that
the project will provide for the revitalization of a commercial corridor through new
development on a currently vacant lot, which is consistent with objective 6 of that
Element. The project will also provide for new office and retail condominium spaces
and employment opportunities along a section of Washington Boulevard that is lacking
in such prospects, furthering the intent of Policy 6.B that focuses on commercial
development that encourages intensities and qualities of commercial uses that are
sensitive to their locations.
The project as proposed will incorporate design features such as progressively
increased setbacks from the adjacent residential properties with the height of the
building close to the rear property line and facing residential areas being 45 feet, 6
inches. The residential uses north of the site are separated by a 15' public alley; the
alley at the rear of the subject property will provide a buffer between the site and the
adjacent residential properties, providing a transition from the residential properties to
the commercial property. These design features are consistent with General Plan
Land Use Policy 16.0 that encourages compatible commercial uses adjacent to
ac.
August 7, 2008 Page 6 2008-P009
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15residential lots in areas of Washington Boulevard through conditional expansion. The
retail building frontage along Washington Boulevard will be set back 5' at the ground
floor to allow for pedestrian amenities including landscaping and dining areas. The
project site will incorporate off-site improvements such as new curb, gutter, sidewalk,
and street trees. Such commercial frontage on and off-site improvements furthers the
intent of General Plan Land Use Policy 6.1 that calls fort the planning of streetscape
improvements such as street trees and landscaping and façade improvements along
commercial corridors.
The proposed project design makes extensive use of a green screen on four sides of
the building and is designed with a planted roof at the second level that consists of a
terraced sedum roof towards the Washington Boulevard edge. This roof will support
hardy plants to minimize maintenance and water requirements. A planted patio area
consisting of various shallow vegetation and plant materials will be located behind the
terraced sedum roof area. Planted roof areas are intended to provide ecological
benefits such as cooling and humidifying the surrounding air, retaining and reducing
storm water run-off, and improving the thermal insulation of the roof itself, thereby
mitigating the effects of "urban heat islands". These green design features are
consistent with General Plan Open Space Element Objective 5 that calls for the
extension of the City's park-like qualities into business districts through urban design
improvements.
Overall the project is compatible with surrounding area; the proposed commercial
development is located along Washington Boulevard, one of the major and significant
commercial corridors in the City. The General Plan Designation for the subject
property is General Corridor, which is intended for medium scale commercial uses to
which patrons travel primarily by car, similar to the proposed project. Commercial
uses are located to the south, east and west of the site. The building height permitted
at the site is consistent with that permitted on those neighboring properties, which are
also zoned commercial.
Administrative Use Permit:
As outlined in CCMC Title 17, Section 17.530.020, the following required findings for an
Administrative Use Permit are hereby made:
A. The proposed use is allowed within the subject zoning district with the approval
of an Administrative Use Permit and complies with all applicable provision of
this Title and CCMC.
The existing Commercial General (CG) zoning designation allows the proposed use of
tandem parking subject to an Administrative Use Permit as outlined in CCMC Section
17.320.035.C.1.b, and the proposed tandem parking layout complies with all other
applicable provisions regarding parking design and layout guidelines. Each stall is
nine (9) feet in length and 36 feet in depth and a proper aisle width is provided.
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B. The proposed use is consistent with the General Plan and any applicable
Specific Plan.
The proposed use of tandem parking to facilitate in the development of a commercial
project is consistent with the "General Corridor" General Plan Land Use Designation.
The General corridor designation allows a range of small-to medium-scale commercial
uses. Tandem spaces, with the assistance of a parking attendant, will be available to
all office units, which will facilitate the full use of the small-to medium-scale office
condominiums.
The design, location, size and operating characteristics of the proposed use are
compatible with the existing and future land use in the vicinity of the subject
site.
The proposed use, design, location, size and operating characteristics of the tandem
parking spaces will not have an impact on adjacent uses and are therefore found to be
compatible with the existing and future residential and commercial land uses in the
vicinity of the subject site. All tandem spaces will be managed by a parking attendant
to ensure their efficient use for the office units. Further, each tandem pair is nine (9)
feet in width by 36 feet in length, sufficient for two vehicles to maneuver into and out of
said spaces.
The subject site is physically suitable for the type and intensity of use being
proposed, including access, compatibility with adjoining land uses, shape, size,
provision of utilities and the absence of physical constraints.
The generally flat configuration of the site, the vehicular access to the site from Moore
Street via Washington Boulevard, the adequate design of the ramp down into the
subterranean parking where the tandem parking is located, and the proposed onsite
parking configuration is physically suitable to accommodate tandem parking. The
tandem parking is compatible with the adjoining commercial and residential uses
because of its management through attendant parking which will lessen parking
impacts by the project on adjoining commercial and residential neighborhoods. The
tandem parking will not impact any utilities and there are no physical constraints that
would prevent the use of tandem parking.
The establishment, maintenance or operation of the proposed use will not be
detrimental to the public interest, health, safety or general welfare or injurious to
persons, property or improvements in the vicinity and zoning district in which
the property is located.
The establishment of tandem parking on the site through this approval subject to the
conditions of approval will not be detrimental to the public interest, health, safety or
general welfare or injurious to persons, property or improvements in the surrounding
commercial zoning district or vicinity since said tandem parking will not generate any
onsite or offsite impacts. 9s.".
August 7, 2008 Page 8 2008-P009Tentative Tract Map No. 65473:
As outlined in CCMC Title 15, Section 15.10.265, the following required findings for a
Tentative Tract Map are hereby made:
A. The proposed map is consistent with the General Plan.
The proposed tentative tract map is consistent with the General Plan Land Use
Element in that the proposed commercial subdivision will provide for the revitalization
of a commercial corridor through new development on a currently vacant lot, which is
consistent with objective 6 of that Element. This subdivision will also provide for new
office and retail condominium spaces and employment opportunities along a section
of Washington Boulevard that is lacking in such prospects, furthering the intent of
Policy 6.B that focuses on commercial development that encourages intensities and
qualities of commercial uses that are sensitive to their locations. The proposed
condominium subdivision will create several commercial condominiums on one lot of
adequate size, dimensions, and accessibility that is capable of sustaining such a
development, thereby being consistent with the City's vision for commercial
development that is balanced with the characteristics of adjacent businesses,
residential neighborhoods, and local and regional streets and arterials.
B. The design of the proposed subdivision is consistent with the General Plan.
The design of the proposed commercial subdivision is consistent with the General
Plan Land Use Element as indicated above and with the Zoning Code development
standards for commercial developments. The project design incorporates features
such as progressively increased setbacks from the adjacent residential properties to
make it more compatible with them. The proposed building will be 48 feet high at the
highest point, but portions of the building close to the rear property line and facing
residential areas will be shorter at 45`-6". These design features incorporated into this
new commercial building is consistent with General Plan Land Use Policy 16.0 that
encourages compatible commercial uses adjacent to residential lots in areas of
Washington Boulevard through conditional expansion.
The retail building frontage along Washington Boulevard will be set back 5' at the
ground floor to allow for pedestrian amenities including landscaping and dining areas.
The project site will incorporate off-site improvements such as new curb, gutter,
sidewalk, and street trees. Such commercial frontage on and off-site improvements
furthers the intent of General Plan Land Use Policy 6.1 that calls fort the planning of
streetscape improvements such as street trees and landscaping and façade
improvements along commercial corridors. The proposed project design makes
extensive use of a green screen on four sides of the building and is designed with a
planted roof at the second level that consists of a terraced sedum roof towards the
Washington Boulevard edge. This roof will support hardy plants to minimize
maintenance and water requirements. A planted patio area consisting of various|1010101010101010 10
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Linict7 '9nnRshallow vegetation and plant materials will be located behind the terraced sedum roof
area_ Planted roof areas are intended to provide ecological benefits such as cooling
and humidifying the surrounding air, retaining and reducing storm water run-off, and
improving the thermal insulation of the roof itself, thereby mitigating the effects of
"urban heat islands". These green design features are consistent with General Plan
Open Space Element Objective 5 that calls for the extension of the City's park-like
qualities into business districts through urban design improvements.|1010| C. The site is physically suitable for the type of development.|1010| 7 The site is physically suitable for the proposed commercial subdivision in that the
project complies with all zoning standards and the proposed structure shall meet all
8 applicable development standards_ The project is stepped backed from the rear
9 adjacent to a residential neighborhoods as called for in the Zoning Code and provides
for a five foot commercial frontage setback to make way for outdoor dining and
10 landscaping amenities as allowed in the Code. At 48 feet the project is designed at
less than the Code allowed 56 foot height limit. The site accommodates the Code
11 required 107 parking spaces and an additional 21 parking spaces that will be
12 dedicated for public parking purposes. The proposed ground floor retail uses and
upper level office uses are allowed in the Commercial General (CG) Zone. The site
13 can accommodate the above described project features without the need for
variances.
14
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D. The site is physically suitable for the proposed density of development.
16 The site is physically suitable for the density/massing of the proposed project in that
17 the site can accommodate the three-story; 6,300 square foot ground floor retail; and
31,150 square foot commercial office structure without creating significant impacts for
18 neighboring properties The site is able to locate all 107 required parking spaces on
site, in one subterranean level and at grade, while meeting all the Zoning Code
19 development standards that apply in the CG zone Although portions of the
20 subterranean parking will encroach underneath portions of the Public Right-of-Way,
the site is able to accommodate 21 public parking spaces as a public amenity. The
21 subsurface encroachments will not affect public right-of-way access requirements or
22 placement of utilities within the public right-of-way at either above surface, at surface,
or below surface areas.
23
E. The design of the subdivision is not likely to cause substantial environmental
24 damage or substantially and avoidably injure fish or wildlife or their habitat.
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The proposed commercial tentative tract map subdivision together with the onsite and
26 offsite improvements shall not cause any known environmental damage and shall not
damage any fish and/or wildlife habitats because such fish and/or wildlife habitats do
27
not exist on or near the site. The site is currently vacant and up until 2005, was
28 developed with various uses including the Baldwin motel, two apartment buildings and
a retail building, thus not serving any known habitat for fish or other wildlife. The one
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lot subdivision for condominium purposes will occur on existing contiguous land
parcels and will not result any new land parcels or physical divisions of existing
commercial and residential neighborhoods. With "green" and photovoltaic roof top
features, the physical design of the subdivision will act to lessen any potential
environmental impacts and the green screens, bio swale, planted roof tops and patio•
landscaping will provide new habitats for flora and small insects
F. The design of the subdivision is not likely to cause serious public health
problems.
The proposed commercial tentative tract map subdivision together with the onsite and
offsite improvements shall not cause any known serious public health problems
because all applicable subdivision and zoning code development standards shall be
met, and the applicant is required to meet all of the conditions of approval that the
reviewing agencies of the City, such as the Fire Prevention Division, Planning Division,
Building and Safety Division and the Engineering Division have recommended for the
project. The uses proposed for this subdivision are consistent with commercial
corridor land uses allowed in the Zoning Code.
G. The design of the subdivision will not conflict with easements, acquired by the
public at large, for access through or use of, property within the proposed
subdivision.
The proposed commercial tentative tract map subdivision and the onsite and offsite
improvements shall not conflict with any existing and/or proposed easements. No
such easements have been identified on the site. There will be subsurface
encroachments into portions of the public right-of-way. The subsurface
encroachments will not affect public right-of-way access requirements or placement of
utilities within the public right-of-way at either above surface, at surface, or below
surface areas.
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
P2008079 and Administrative Use Permit, AUP P2008078; and hereby recommends to the
City Council for approval of Tentative Tract Map No. 65473, TTM P2008080 subject to the
following conditions:
Pane 11 '?nnp_ionna
Annust 7_ 2008GENERAL CONDITIONS
Planning Division:
1. The final working drawings shall conform to the development plans, colored renderings,
and materials sample board presented to and reviewed and approved by the Planning
Commission at its meeting on August 7, 2008, except as noted below_
2. The resolution approving Site Plan Review SPR P-2008079 and Administrative Use
Permit AUP P-2008078 and the conditions of approval shall be referenced on the cover
sheet and repeated in full on attached additional sheets of the final working drawings.
3. The applicant or the property owner shall provide the construction contractor(s) and each
subcontractor related to the project a copy of the final project Conditions of Approval.
These conditions shall be enforceable through all legal and equitable remedies, including
the imposition of fines against each and every person who conducts any activity on behalf
of the applicant / property owner 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.
4. Conditions of approval herein shall apply to the applicant / property owner, the
contractor/builder of the project, and any successor applicant / property owner that may
legally assume benefit of this Site Plan Review and Administrative Use Permit.
5. The City reserves the right to periodically inspect the premises without prior notification, to
ensure ongoing compliance with all conditions of approval.
6. This Site Plan Review SPR P-2008079 and Administrative Use Permit AUP P-2008078
shall expire unless:
A. Actual construction, in accordance with a valid City-issued building permit, is
commenced on the site within one (1) year after the effective date of the site plan
review; or
B. Prior to the site plan review expiration date, or any previously granted extension to
that expiration date, a written request for an extension, accompanied by any and all
required fees, has been satisfactorily filed by or on behalf of the applicant / property
owner and, thereafter, an extension is granted by the Community Development
Director, or designee or the Planning Manager.
During the period any extension request has been satisfactorily and timely filed and any
decision regarding that request has been made by the City, this Site Plan Review and
Administrative Use Permit approval shall be suspended.|1010101010101010 10
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August 7, 2008 Page 12 2008-P0097. The applicant and the property owner, excluding the Culver City Redevelopment Agency,
shall jointly indemnify, defend and hold harmless the City, and the City's elected and
appointed officials, officers, employees, agents, contractors and consultants from and
against any and all claims, demands, lawsuits, judgments, liability, injury or damage which
may result from or arise in connection with third party challenges to the City's approval of
the Project. Said indemnification shall be set forth in a written instrument acceptable to
the City Attorney, which shall be signed by the applicant and the property owner prior to a
building permit being issued.
8. 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,
9. All planted areas shall be landscaped, irrigated and maintained pursuant to Culver City
Municipal Code (CCMC) Title 17— Chapter 17.310 Landscaping. As part of the building
permit filing process, a minimum of three (3) sets of detailed landscape and irrigation
plans - separate from the final working drawings shall be submitted to the Planning
Division for review and approval.
10.1n addition to the screening requirements for onsite parking areas and Fire Department
connections, the following items shall be screened from surrounding and nearby public
and private properties in a manner consistent with City standards and suitable to the
subject development as approved by the Planning Manager. In general, the height of any
required screening device shall be no lower on any side than the height of the highest
feature requiring screening and:
A. All exteriors of the proposed buildings shall be free of all un-aesthetically treated,
exposed elements (i.e., plumbing pipes, electrical conduits, and National Pollution
Discharge Elimination System (NPDES) elements) which shall be placed within the
exterior walls. Where exposed wall-mounted features or equipment may be
necessary (i.e., ventilators and utility meters), recessed wall mounted cabinets or other
similar devices shall be constructed within the wall, whenever possible, to
accommodate such features and equipment so that they are flush with and do not
project out from the main exterior wall plane. With or without recesses, the exposed
portions of such features or equipment shall be of a color to blend, not contrast, with
the adjoining finished building color, subject to the approval of the Planning Manager;
B. All roof-mounted mechanical equipment, duct vents and the like shall not project
above the horizontal plane of the building's lowest primary opaque architectural
feature(s) (i.e., parapet walls, penthouse structures or screening walls); and
C. All ground-mounted equipment (i.e., transformers and air conditioners) shall be
located within the building or in underground vaults if the equipment is located within a
street facing setback, or it shall be screened with walls and/or landscaping if not
located within a street facing setback. Ground-mounted equipment shall not be
located in the landscaped areas fronting any public right-of-way.
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11.The public notification signs installed in accordance with the CCMC public notification
requirements for this review process shall be removed within ten (10) days of the end of
the appeal period or the final decision of the City Council and/or Redevelopment Agency
(if applicable), whichever occurs last.
12. The refuse containers assigned to or otherwise used by the building shall be stored onsite
in the trash enclosure.
13.All hardscape areas along both the exterior of the buildings and/or within the interior of
the project sites shall include the use of decorative pavement (i.e., materials, finish and
color) in select areas to the satisfaction of the Planning Manager.
14. The project and its operations shall comply with all applicable local, special district or
authority, county and federal statutes, codes, standards, and regulations including, but
not limited to, Building Safety Division, Fire Department, Planning Division and Public
Works Department code requirements and it shall comply with all applicable comments
and code requirements as determined during the City's building permit review process.
15.The driveway, garage ramps and all floor areas used for vehicle maneuvering shall be
treated with a medium broom finish in order to create an anti-skid surface.
Building and Safety Division:
16.The Culver City Building Safety Division requires separate permits for building, electrical,
plumbing, and mechanical work.
17.The building permit application requires the submission of five (5) sets of architectural,
and two (2) sets each of the structural drawings and calculations, the geotechnical report,
the energy forms, and the mechanical, electrical, and plumbing permit applications.
18.A separate shoring permit shall be required along with two (2) sets of shoring plans and
structural calculations stamped by a State of California licensed engineer. Support,
notification and upgrades of adjacent properties may be required. If upgrades to adjacent
properties are required, the Culver City Building Safety Division and the Culver City
Engineering Division will determine what upgrades, if any, shall be the responsibility of
which property owner.
19.AII portions of the parking structure shall be minimum 2 hour. rated, reinforced concrete
construction.
20.AII stair shafts shall be 2 hour rated on all sides continuous to a street or public way.
Stairs may be open to streets but the "building" side of the stairs shall be 2 hour rated. A
driveway or a drive aisle shall not be considered a means of egress. All shafts shall be
minimum 2 hour rated from the foundation to the underside of the roof deck or to the top
August 7, 2008 Page 14 2nr2-Pnngof parapet walls as part of any shaft construction. All shafts shall be enclosed at all levels
to other areas of the building.
21 .The doors into the exit stairs at the garage level shall swing into the exit stairs.
22. All parking areas shall be minimum 2 hour rated to all other areas of the building.
23.All portions of the 2nd floor wall on the rear alley within 2.5 feet of the property line shall
be 1 hour rated with 45 minimum. openings. Any wall on the rear alley 2.5' or further from
the property line may be unrated.
24.All portions of the 1st, 2nd, and 3rd floor building structure shall be 1 hour rated based on
Type V 1 hour rated construction.
25.All treads, risers, handrails, etc. inside any common area stairway shall be 100% non-
combustible construction.
26.A continuous path of egress shall be provided from all exit stairways to a street or public
way; minimum 1 hour rated.
27. All trash rooms shall be minimum 2 hour rated to all other areas.
28. The transformer room and any service rooms shall each be minimum 2 hour rated.
29.All utilities shall be underground or enclosed in the building construction. No overhead
utilities shall be permitted.
30.AII exit signage and emergency egress lighting shall have individual battery back up and/
or be self powered in addition to any emergency generator power.
31 .The project shall be reviewed under the 2007 California Building Code (CRC).
32. No opening shall be permitted without filing and gaining prior approval of a Certificate of
Occupancy (C of 0) or final inspection if no C of 0 is to be issued by the Building Official.
33. The overall construction permit application drawings shall:
A. Indicate any proposed construction staging areas; and
B. Include a schedule of the special inspections anticipated, the firm proposed for the
special inspections and the resumes of any special inspectors for this project. The
City reserves the right to reject any special inspector at any time. If a City inspector is
inspecting a portion of the work for which a special inspection is required; the special
inspection report shall be made available to City inspector on their arrival to the
jobsite. All jobsite supervisors, contractors, and subcontractors shall give their priority
to the City inspector when they are onsite.
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34. Comply with all provisions of the City's solar photovoltaic power ordinance.
35.A geotechnical engineering design level report shall accompany the overall construction
permit application.
36.
Tempered or laminated glazing shall be specified at all hazardous locations.
37.
The overall construction permit application drawings shall indicate any construction
staging areas proposed.
Fire Department:
38.The project shall be designed to be in compliance with the requirements of California Title
24, the National Fire Protection Association (NFPA) and the CCMC.
39. Building shall have fire sprinklers per National Fire Protection Association (NFPA) 13.
Fire Department Connection (FDC) shall be located as approved by Fire Marshal. The
Double Detector Check Assembly (DDCA) shall be located as required by Southern
California Water (SCW) and the screening of this device shall be per the Planning
Department requirements. A separate permit from the Fire Department is required along
with plan review and approval for fire sprinklers, contact the Fire Prevention Division.
Minimum density of fire sprinkler system shall be Ordinary Hazard Group I, 0.15 over
1500 square feet.
16
40. Location of the Fire Department fire sprinkler connection (FDC) shall be approved by the
17 Fire Marshal. Culver City Fire Department requires each FOC to be within 30-50 feet of a
fire hydrant. A new fire hydrant may be required to meet this requirement. Contact
18 Culver City Engineering Division for permits and placement of fire hydrants to maximize
19
on-street parking.
20
41. Required fire flow: A fire flow requirement of a minimum 2625 gallons per minute from 2-
3 adjacent fire hydrants as determined by the Fire Marshal. Any and all upgrades to
21 surrounding water main(s) to meet the minimum required fire flow shall be at the sole
22 cost of the applicant.
23 42. Provide lighted addresses viewable from the public way.
24
43. Provide fire sprinkler monitoring and fire alarm system per NFPA 72, fire monitoring
25 system shall be separate from the security system. Photo electric smoke detectors are
required in all mechanical, electrical, telephone and similar rooms. Heat detectors shall
26 be provided where the environment is inappropriate for smoke detection. Provide audible
visual devices per NFPA 72 public mode. Make preparations for connection to all Duct
27
Smoke detection per CCFD regulations and for connection to Class I hood extinguishing
28 systems.
36,
August 7, 2008 Page 16 2003-Pnnq
2944.Trash areas within five feet of the building shall be protected by fire sprinklers.
45.
Fascia and tops of exterior walls shall be constructed of hard materials able to withstand
the weight of firefighters and firefighting equipment. Contact CCFD for requirements. (No
foam products shall be used.)
46. Parapets in excess of five feet shall have catwalks, contact CCFD for requirements.
47. Provide a pre-fire plan prior to request for Certificate of Occupancy, contact Captain Bill
Bischoff at (310) 253-6825 for requirements.
48. Provide Knox Box and/or Knox key switches. Motorized access gates to have 'Knox' key
switch. Contact CCFD for specific requirements.
49. Provide fire extinguishers, size, location and type shall be approved by Fire Marshal.
50.Access for emergency fire and medical personnel: Concrete surfaces between the street
and main entrance for each building shall be paved to allow the rolling of a medical
gurney.
51.Below grade parking structure shall have smoke exhaust system operated by the fire
sprinkler system in the garage area.
52.Special submittals for review are required for green building construction. 1 hour
construction with fire sprinkler system shall be provided if roof structure has green
elements restricting fire fighting operations. Smoke and heat vents may also be required
pending review of proposed use.
53.All rooms interior and exterior shall be provided with numbers and description. Stairways
shall be marked at access and on each landing stair number and if stairway provides roof
access or no roof access.
54.All emergency lights and exit lights shall have self contained battery backup power.
55. Provide smooth flooring surface at main entrance and elevator lobbies for use by fire
department emergency equipment.
56.Provide a class Ill standpipe system in with 2 1/2" and 1 1/2" reducing covers outlets
located in each stairwell landing.
57.A Fire Department Note Legend and Table shall be included on the drawings.
PRIOR TO THE ISSUANCE OF ANY DEMOLITION, GRADING, EXCAVATION, AND/OR
BUILDING PERMIT:
Planning Division:
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58. Submit to the Planning Manager for approval:
A. An exterior light fixture and illumination plan. Said exterior lighting shall be developed
pursuant to CCMC Section 17.300, General Property Development and Use
Standards. The plan shall identify the location and type of all exterior light fixtures.
All lighting shall be directed onsite and light sources shall be shielded so as not to be
intrusive to surrounding properties; and
B. A vector / pest control abatement plan prepared by a pest control specialist licensed
and/or certified by the State of California. Said plan shall outline all steps to be taken
prior to the commencement of any demolition / construction activity so as to insure
any and all pests [including, but not limited to, rodents, bees, ants and mosquitoes]
that may populate the subject site do not relocate to or impact adjoining residences
and/or businesses.
Public Works Department/ Engineering:
59. Prior to the issuance of any building permits, two (2) sets of Site Improvement/Grading
Plans prepared by a civil engineer registered in the State of California, shall be submitted
to the Engineering Division for review, approval, and permitting. Among other things, the
Site Improvement/Grading Plan shall include detailed drainage and grading of the site
indicated by topographical lines and spot elevations, and indicate all proposed and
existing utilities. An initial plan check fee in the amount of $750.00 will due upon first
submittal.
60.The applicant shall provide a geotechnical report from a State of California 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 (CBC)
requirements.
61.The preliminary grading and drainage plan are not necessarily approved. Final grading
and drainage plan shall be reviewed at the construction permit stage.
62.AII existing driveway approaches proposed to be closed shall be reconstructed into a full
width sidewalk per American Public Works Association (APWA) Standards and to the
satisfaction of the City Engineer.
63. New street trees shall be planted along Washington Boulevard. The new street trees
shall be planted with tree wells per APWA Standards and irrigated to the satisfaction of
the City's Street Tree Maintenance Supervisor. The new street trees shall not be
planted within 25 feet of the beginning of any curb return. The size and species of said
street trees shall be determined as part of the final landscape plan subject to review and
approval by the Public Works Director, Planning Manager and Parks Manager.
64. Reconstruct all sidewalks, the east and west alley curb returns on the south side of the
alley, curb ramps, curbs, and gutters along the property's frontage on Washington
Page 18 2008-P009 August 7, 2008Boulevard, Moore Street, and Meier Street per APVVA Standards, ADA, and to the
satisfaction of City Engineer or his/ her designee.
65. Reconstruct all damaged concrete or asphalt concrete roadway pavements located along
the property's frontage on Washington Boulevard, Moore Street and Meier Street per
APWA Standards and to the satisfaction of City Engineer or his/ her designee.
66. Remove existing driveway approach located along Washington Boulevard frontage and
reconstruction into new standard curb and full width sidewalks per APWA Standards and
to the satisfaction of City Engineer or his/ her designee.
67. Convert the existing street lights along the property frontage with Washington Boulevard
to low voltage power. The work shall include new street lights standards, pull boxes,
service pedestal, and the installation of new conduit and wiring and shall be completed to
the satisfaction of the City Engineer. Due to the subterranean parking structures
encroachment into the sidewalk area, the streetlight and traffic signal wiring shall be
placed in an interdict type conduit.
68.All utilities that require relocation or new service to the proposed project shall be
completed to the satisfaction of the City Engineer and applicant shall be responsible in
obtaining the approval from the respective agencies and/or utility company,
69.AII water backflow devices shall be located on private property.
70. Install a 4-inch solid yellow stripe to delineate the egress/ingress of all driveways and
intersections of the driveway aisles.
71. Reconfigure the parking meters and designated parking spaces with painted "T's" along
the project's Washington Boulevard frontage, which shall not conflict with the location of
new street trees. The existing parking meters maybe used where feasible and as
approved by the City Engineer. The parking spaces shall be configured in a "Monterey
Style" layout.
72_ Provide a standard 25-foot radius curb return and standard Right of Way corner cut offs'
at Washington Boulevard/ Moore Street and Washington Boulevard/ Meier Street.
73. Construct new handicap ramps at the southwest corner of Moore Street and Washington
Boulevard and southeast corner of Meier Street and Washington Boulevard per APWA
Standards and ADA to the satisfaction of City Engineer or his/ her designee.
74. Sidewalk areas above encroaching portions of the parking structure shall have a distinct
pattern and have warning plaques installed to the satisfaction of the City Engineer.
75. Drainage devices, concrete curb and gutter, sidewalk, drive approach, and roadway
pavement shall be designed to the latest edition of the American Public Works
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adhere to the Standard Urban Storrnwater Mitigation Plan requirements prior to being
discharged into the street via curb drains and/or storm drain system.
76.A hydrology and hydraulic study for the site drainage shall be prepared by registered civil
engineer in the State of California and submitted for review and approval. The hydrology
study shall be based on a 25-year frequency storm and to Los Angeles County
standards.
77. Prior to the commencement of any excavation, the applicant shall install a temporary
construction fence around the site. The height and fence material is subject to approval
by the City Engineer.
78. Due to the change of use and increased density, this project is subject to a City's Sewer
Facility Charge. This charge shall be paid directly to the Engineering Division prior to the
issuance of any permit.
79. Provide a trash enclosure with minimum size of 200 square feet. However, the
appropriate size of the trash enclosure, location, and required number of bins for the
proposed development must be approved by the Public Works/Environmental Programs
and Operations Division Manager, (310) 253-6400. Applicant will be required to provide a
separate container for both recyclable waste and regular solid waste material. The
proposed trash enclosure shall include a minimum eight feet wide clear opening, six inch
concrete curb along the perimeter wall of the trash enclosure, and side access door, and
a main access gate.
80. Per the Culver City Municipal Code CCMC Section 5.01.010, Ordinance No. 2201-011
Solid Waste Management, the Culver City Sanitation Bureau has the exclusive franchise
for all solid and recyclable waste material handling within the City limits. To arrange for
waste management activities, contact a Sanitation representative at (310) 253-6400.
Local Stormwater Pollution Prevention Plan
81. Concurrently with the submittal of the Site Improvement / Grading Plan, a Local Storm
Water Pollution Prevention Plan (LSWPPP) package prepared by a registered Civil
Engineer shall be submitted for review and approval by the City Engineer.
82.The LSWPPP package shall be developed and implemented in accordance with the
requirements of the current Los Angeles County Municipal Stormwater NPDES Permit
No. CAS614001 and the CCMC Section 5.05.035. Prior to the issuance of any
demolition, grading, excavation and/or building permit, the applicant shall have a
LSWPPP package approved by the City Engineer.
83. The LSWPPP package shall include all of the individual items listed in the Engineering
Division's "Requirements for Local Storm Water Pollution Prevention Plan" handout.
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87.Concurrently with the submittal of the Site Improvement / Grading Plan, a Standard
Urban Stormwater Mitigation Plan (SUSMP) or a site-specific mitigation package
prepared by a civil engineer licensed by the State of California shall be submitted for
review and approval by the City Engineer. The SUSMP shall be developed and
implemented in accordance with the requirements of the following:
A. The current Los Angeles County Municipal Stormwater NPDES Permit No.
CAS004001 (Order No. 01-182);
B. The most recent SUSMP for Los Angeles County and Cities in Los Angeles County as
approved by the Los Angeles Regional Water Quality Control Board; and
C. CCMC Section 5.05.040.
88. Prior to the start of design of these plans and of necessary reports, the applicant shall
retain a civil engineer licensed in the State of California who is experienced in designing
SUSMP and preparing a BMP reports. The civil engineer shall meet with the City's
Stormwater Program Manager for a mutual understanding of the required submittals.
89.A covenant, to be effective in perpetuity unless terminated with approval of the Public
Works Director, shall be recorded in the Offices of the Los Angeles County Recorder.
The recorded covenant shall include provisions requiring the current property owner and
any and all successors-in-interest, transferees and assignees to maintain all on-site
structural stormwater pollution removal devices, including, but not limited to,
Detention/Sedimentation Systems, Filtration Systems, Infiltration Systems, Oil and Water
Separators, Water Quality Inlets and Dry Wells, all in accordance with the Operation and
Maintenance Plan approved by the Public Works Director or his/her designee. In
addition, the specific structural BMPs to be utilized and maintained for the property shall
Pane 21 7nnFt-Pnng
84. The scope of the information shown on the LSWPPP plans shall be limited to NPDES
relevant information. Prior to the start of design of these plans and of necessary reports,
the applicant's civil engineer shall meet with the City's Stormwater Program Manager to
obtain information on the City-specific LSWPPP requirements.
85. Plan check fees for the LSWPPP shall be paid at the time of the initial submittal per the
most current fee schedule established by the City Council.
86.Applicant shall appropriately and effectively implement the Best Management Practices
(BMP) identified in the LSWPPP and reduce to the Maximum Extent Practicable (MEP)
both the volume of storm water leaving the site as well as the amount of sediments and
other pollutants in the storm water and the non-storm water discharges.
Standard Urban Stormwater Mitigation Plan
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27|1010|be set forth in the covenant The covenant shall be in a form approved by the City
Attorney.
90.
If structural and/or treatment control BMPs are located within an area proposed for
dedication as an easement or fee title to the City or Redevelopment Agency, the BMPs
shall remain under the ownership and responsibility of the- developer/owner until the
dedication is accepted by the City Council and recorded with the Los Angeles County
Recorder.
91. The Site Improvement / Grading Plans shall note that the contractor shall comply with the
California Stormwater Best Management Practice Handbooks.
92.
Plan check fee for the SUSMP shall be paid at the time of the initial submittal, per the
most current fee schedule established by the City Council.
DURING CONSTRUCTION:
Planning Division:
93. Information that includes contact names and telephone numbers of the applicant /
property owner, construction contractor(s) and City shall be posted at the project site so
as to be visible to the public. These names and telephone numbers shall be made
available to adjacent property owners and residents.
94. Best efforts shall be used to ensure all construction workers and contractors park onsite
or on the street directly in front of the project site or at designated offsite locations
approved by the City and not in the surrounding neighborhood.
95.All graffiti shall be removed within forty eight (48) hours of its application and said
removal standards shall continue once the development becomes operational.
96.The following noise standards shall be complied with at all times:
A. No construction equipment shall be operated without an exhaust muffler and all such
equipment shall have mufflers and sound control devices (i.e., intake silencers and
noise shrouds) that are no less effective than those provided on the original
equipment;
B. All construction equipment shall be properly maintained to minimize noise emissions;
C. If any construction vehicles are serviced at a location onsite, the vehicle(s) shall be
setback from any street and other property lines so as to maintain the greatest
distance from the public right-of-way and from noise sensitive receptors;
D.
Noise impacts from stationary sources (i.e., mechanical equipment, ventilators, and
air conditioning units) shall be minimized by proper selection of equipment and the
installation of acoustical shielding as approved by the Planning Manager and the
10,
August 7, 2008 Page 22 2008-P009Building Official in order that compliance with the CCMC Noise Regulations and
Standards is achieved; and
B. Stationary source equipment (i.e., compressors) shall be located so as to maintain the
greatest distance from the public right-of-way and from noise sensitive receptors.
Public Works Department/Engineering Division:
97. The applicant shall prepare for the City Engineer's and Planning Manager's approval,
prior to approval of the grading plan, a Construction Management Plan, which includes
at a minimum the following:
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a) Present a project briefing to adjacent property owners providing information on
pending development and construction activities_ Mailed notice of date and time of
project briefing shall be provided to adjacent property owners and all interested parties
wishing to be notified.
b) Executing a public information program to advise motorists of the impending
construction activities (e.g., a project briefing and mailers to adjacent property owners,
media coverage, portable message signs and informational signs at the job site).
c) Obtaining approval from the City Engineer and all affected agencies for any
construction detours, construction work requiring encroachment into public rights-of-
way, or any other street use activity (e.g., haul routes).
d) Providing timely notification of construction schedules to all affected agencies (e.g.,
Police Department, Fire Department, Department of Public Works, Department of
Community Development and transit agencies) and to adjacent affected property
owners.
e) Coordinating construction work with affected agencies and adjacent affected property
owners at least ten days prior to start of work_
f) Preparing a traffic control plan for the streets surrounding the work area with specific
information regarding the Project's construction and activities that will disrupt normal
traffic flow.
g) Installing and maintaining all approved traffic controlled devices within the work area
for a maximum day and night time effectiveness_
h) Prohibiting dirt hauling and construction material deliveries and removal during the
morning and afternoon peak traffic periods, cleaning of equipment and streets asnecessary, as specified by the City's Traffic Engineering Manager or the City
Engineer's designee.
i) Scheduling and expediting work to cause the least amount of disruption and
interference to vehicular and pedestrian traffic flow. All weekday daytime work on City
streets shall be performed only between the hour of 9:00 a.m. and 3:00 p.m. There
shall be no work on City streets on Saturdays. Sundays or legal holidays.
j) Arranging pre-construction meetings with affected agencies to properly plan methods
of controlling traffic through work areas.
k) Installing and maintaining during all construction periods a permanently manned
"Complaint Hotline" telephone; keeping a log of all calls and the disposition thereof to
this line; submitting copies thereof at least once a month to the City Planner; and
making the log available to the public upon request.
98. Storage of construction materials and equipment shall be within the designated work
area and shall be screened from public view.
99. The construction contractor shall advise the Public Works inspector of the schedule
and shall meet with the inspector prior to commencement of work.
100. Hours of construction shall be limited from 8:00 A.M. to 6:00 P.M. Monday to Friday,
and from 9:00 A.M. to 6:00 P.M. on Saturday. Construction is prohibited on Sundays
and National Holidays. 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.
101. During construction, dust shall be controlled by regular watering and as directed by
the Public Works Department City inspector.
102. All staging and storage of construction equipment and materials, including the
construction dumpster and storage containers shall be on-site only. The applicant
shall obtain prior written permission from adjacent property owners for any
construction staging occurring on adjacent property.
103_ A copy of the Local SWPPP, inspection logs, and training records shall also be kept
on site and available for inspection at all times during construction.
PRIOR TO THE ISSUANCE OF ANY CERTIFICATE OF OCCUPANCY (CO):
Planning Division:
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7nnR_pnna104. All onsite and offsite landscaping and irrigation shall be completed to the satisfaction
of the Planning Manager.
105. Submit to the Planning Manager and Building Official a written record of all "green
building" design, construction and operational elements of the project as defined by
the United States Green Building Council (USGBC) of other similar organization as
may be determined by the Building Official.
106. All applicable conditions of approval and required onsite and offsite improvements
shall be completed to the satisfaction of the Planning Manager.
107. The City's Art in Public Places requirement per CCMC Title 15, Section 15.06100 et
seq shall be fulfilled. The Public Art shall be maintained on an ongoing basis and
installed or created on a material that is durable and does not fade over time.
108. The declaration of covenants, conditions and restrictions (CC&Rs), the owners'
association bylaws and, if applicable, the condominium plan (Condo Plan) shall be
submitted to the City Attorney and approved. The CC&Rs shall include provisions
requiring the owners association to actively manage and provide surveillance of the
property. Additionally, the applicant shall record with the Los Angeles County
Recorder, concurrently with the recordation of the final map, the City approved
CC&Rs and, if applicable, the Condo Plan.
109. The Community Development Director or his/her designee may make a
determination, under Section 17320.35 (B) (1) (b) (ii) of the Zoning Code, that
attended parking is not required on the property, only if each pair of tandem spaces
has been assigned and designated to a single condominium airspace unit, to the
satisfaction of the Director. The Director may rescind such determination at any time
(in which event attended parking shall thereafter be required). If attended parking is
required, the applicant or property owner shall submit an attended parking plan to the
Director for review and approval.
Public Works Department / Engineering Division:
110.
The applicant or property owner shall at his or her expense 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.
111. Prior to issuance of the Certificate of Occupancy, the operators and/or owners shall
construct all the stormwater pollution control BMPs and structural treatment control
BMPs shown on the approved SUSMP or site-specific mitigation plan and submit a
stormwater observation report (may obtain form from the City's Stormwater Program
Manager), which shall include a wet-signed and stamped certification statement by
the engineer, who prepared the SUSMP site plans, confirming that the SUS MP BM Ps
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29112. The applicant shall submit to the City Stormwater Program Manager a notarized
Master Covenant and Agreement (regarding on-site BMP maintenance) to be
recorded by the County Recorder of Los Angeles County. Prior to getting the
Agreement notarized, the applicant's civil engineer shall contact the City's Stormwater
Program Manager for review of the Agreement and for information on other
requirements associated with the recording process.
113. After the construction of the SUSMP-related BMPs, the applicant shall submit to the
City Stormwater Program Manager a completed Stormwater Observation Report Form
(stamped and signed by the civil engineer, or architect responsible for the SUSMP
design) to certify, based on their observations, that all SUSMP-related BMPs have
been constructed per the specifications and drawings.
114. All Public Works Department Conditions of Approval shall be completed to the
satisfaction of the City Engineer.
Transportation Division:
115. Pursuant to Municipal Code § 7.05.015 TRANSPORTATION DEMAND AND TRIP
REDUCTION MEASURES, prior to issuance of a certificate of occupancy, the
developer shall provide and continuously maintain the following which shall be met to
the satisfaction of the Planning Manager and Director of Transportation:
A bulletin board, display case, or kiosk displaying transportation information in a
prominent area accessible to the greatest number of employees shall be installed.
Such required information shall include, but is not limited to, the following:
A. Current maps, routes and schedules for public transit routes serving the site;
B. Telephone numbers for referrals on transportation information including numbers
for the regional ridesharing agency, transportation management associations, and
local transit operators;
C. Ridesharing promotional material supplied by commuter-oriented organizations;
D. Bicycle route and facility information, including regional/local bicycle maps and
bicycle safety information; and
E. A listing of any other facilities and resources that may be available for carpoolers,
van poolers, bicyclists, transit riders and pedestrians at the site.
F. All information required by this Section shall be regularly stocked on a periodic
basis.
Tentative Tract Map No. 65473, TIM P2008080:
Public Works Department/Engineering Division:
116. The final map shall be prepared by a Land Surveyor or Civil Engineer licensed in the
State of California
46 •
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117.
A corner cut off at the southwest corner of Moore Street and Washington Boulevard
and southeast corner of Meier Street and Washington Boulevard shall be dedicated
for street purposes.
118.
The final map shall conform to the conditionally approved tentative map approved
the Planning Commission on August 7, 2008.
119. The project boundary shall be tied to at least one (1) global positioning satellite (GPS)
monument established by and located within the City of Culver City.
120.
All required boundary monuments shall be installed prior to the recording of the final
map. At a minimum, a spike and washer shall be set on the centerline of Moore
Street and Meier Street at the intersection of the prolongation of the project's northerly
boundary and on the centerline of Washington Boulevard with the intersection of the
centerline of Moore and Meier Streets. Each monument shall be tied to at least four
(4) points, with lead arid tags, and centerline tie notes filed with the Engineering
Division.
121.
An improvement bond and agreement shall be filed with the City prior to the recording
of the final map for those public improvements awaiting completion and approved by
the City Engineer to be bonded. The bond and agreement shall conform to Section
66499 of the Subdivision Map Act and include, but not be limited to, labor and material
and be based on estimated construction cost unit prices as provided by the City.
122. The final map shall be submitted to the Los Angles County Department of Public
Works for review, approval, and recordation. After approval of the technical aspect of
the map by Los Angeles County, and prior to recordation, the final map shall be
approved by the City Council. A copy of the first plan check package as submitted to
Los Angeles County shall also be submitted concurrently to the Culver City
Engineering Division for Review.
123. A copy of the final map in digital and mylar format shall be filed with the Engineering
Division prior to final acceptance by the City.
124. The final map shall be recorded prior to the issuance of any Certificate of Occupancy
for any office air space unit.
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Auaust 7. 2008 Parip 77 9nr5LpnnaJOHN' KUECHLE, VICE - CHAIRPERSON
/PLSNNING COMMISSION
CITY OF CULVER CITY, CALIFORNIA|1010101010 10
10101010|Yvonne Hunt
Administrative Secretary
Atte d by:
APPROVED and ADOPTED this 7th day of August 2008.|1010|12
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14?
August 7, 2008 Page 28 2008-P009REGULAR MEETING OF THE
August 7, 2008
PLANNING COMMISSION, CITY OF CULVER CITY,
7:00 P.M.
CALIFORNIA
Call to Order & Roll Call
Present:
John Kuechle, Vice Chair
Marcus Tiggs, Commissioner
Linda Smith Frost, Commissioner
Absent:
David Rockwell, Chair (Excused)
Anthony Pleskow, Commissioner (Recused)
Staff Present:
Sol Blumenfeld,
Community Development Director
Thomas Gorham,
Planning Manager
Susan Yun,
Senior Planner
Heather Baker,
Assistant City Attorney
Barry Kurtz,
City Traffic Consultant
o0o
Pledge of Allegiance
The Pledge of Allegiance was led by Thomas Gorham.
Items Not on the Agenda
None
PUBLIC HEARING
PH-1 Site Plan Review, Tentative Tract Map, Administrative Use
Permit, and Negative Declaration for the Construction of 3-
story Commercial Building (Retail and Office) located at
12803-12823 Washington Boulevard.
(Staff Report: Susan Yun (31 .0) 253-5755
Sol Blumenfeld outlined the history of the project; Susan Yun gave a
brief summary of the project.
461.
Attachmen
t 6.Planning Commission
August 7, 2008
Page 2 of 3
Present for the applicant:
Wally Marks Applicant
Jim Suhr Applicant
Roger Sherman Architect
COMMISSIONER COMMENTS
Commissioner Smith Frost
• Inquired about the possibility of full service restaurants at the
project site and if the estimated revenue was based on construction
costs
• Concerned about vacant lots in the West Washington area.
• Supports the project.
Commissioner Tiggs
• Inquired about whether there will be a gate for
ingress/egress on Meyer.
• Traffic study - ITS stated there were 634 added trips and
did not factor in the public parking.
• Inquired whether the loading area on Moore Street will have
sufficient space due to the narrowness of the street.
• Inquired whether the City of Culver City will pay the costs
to install and maintain the parking meters and requested an
description of "smart meters".
• Supports a program to monitor the developer's "green
screen" activity and progress.
• Supports the project
Vice Chair Kuechle
• Asked whether the rule allowing restaurants of up to 1500
sq. ft. without requiring additional parking applied to the
site as a whole, or to each restaurant.
• Inquired whether the mural might fade over time, and was
told that the materials to be used would not fade, and that
the conditions of approval would also address this concern.
• Stated that using the area under the sidewalks for
subsurface parking was a good use of land, and should be
considered for other projects, when appropriate.
• Supports the project.Planning Commission
August 7, 2008
Page 3 of 3
Motion to approve the Site Plan Review, Negative Declaration,
Administrative Use Permit and Tentative Tract Map was moved by
Commissioner Tiggs, seconded by Commissioner Smith Frost. Vote
3-0.
o0o
ITEMS FROM STAFF
Thomas Gorham discussed upcoming meetings. The next regularly
scheduled meeting will be changed to September 10, 2008
regarding 9919 Jefferson.
ITEMS FROM COMMI S S I ONERS
Commissioner Tiggs informed the Commission that Symantec is
now Leeds certified.
Vice Chair Kuechle inquired about the revised resolution for
Irving Place, which has still not been reviewed by the Commission.
ADJOURNMENT
There being no further business, at 8:30 p.m., the Planning
Commission adjourned its meeting to an Adjourned Regular Meeting
to be held on September 10, 2008.
John Kuechie, Vice Chair
City of Culver City
Planning Commission
Yvonne D. Hunt
Administrative SecretaryPLANNING DIVISION
(310) 253-5710
FAX (310) 253-5721
Susan Yun
Senior Planner
9770 CULVER BOULEVARD, CULVER CITY, CALIFORNIA 90232-0507
PROPOSED NEGATIVE DECLARATION
Project Title and File No.: Site Plan Review (SPR) -P2008079; Tentative Tract Map (TTM) -
P2008080; and Administrative Use Permit (AUP) -P20088078
Project Location: 12803 - 12823 Washington Boulevard, Culver City, CA 90232 (Meier Street
and Moore Street)
• Project Sponsor: Axis Mundi RE II, LLC — James Suhr and Wally Marks
8758 Venice Boulevard, Suite 101, Los Angeles, CA 90034
Project Description: Proposed three (3) story 37,450 square feet office/retail development with 39
ground level metered public parking spaces (open to general public and for
retail uses), and one level of subterranean parking with 89 parking spaces
(including tandem spaces) for office uses. The request also includes a Tentative
Tract Map to subdivide the property for commercial condominium purposes.
Environmental Determination:
This is to advise that the City of Culver City, acting as the lead agency, has conducted an Initial Study to
determine if the project may have a significant effect on the environment and is proposing this NEGATIVE
DECLARATION based on the following finding:
1E1 The Initial Study shows that there is no substantial evidence, in light of the whole record before the
agency, that the project may have a significant effect on the environment, or|10 9| The Initial Study identified potentially significant effects, but:
1. Revisions in the project plans or proposals made by, or agreed to by the applicant before this
proposed MITIGATED NEGATIVE DECLARATION AND INITIAL STUDY was released for
public review would avoid the effects or mitigate the effects or mitigate the effects to a point
where clearly no significant effects would occur, and
2. There is no substantial evidence before the agency that the project as revised may have a
significant effect on the environment.
A copy of the Initial Study, and any applicable mitigation measure, and any other material which constitute the
record of proceedings upon which the City based its decision to adopt this NEGATIVE DECLARATION may be
obtained at:
City of Culver City, Planning Division
9770 Culver Boulevard, Culver City, CA 90232
The public is invited to comment on the proposed NEGATIVE DECLARATION during the review period, which
ends Thursday, August 7, 2008.
Attachment 7PLANNING DIVISION
(310) 253-5710
FAX (310) 253-5721
e)),
9770 CULVER BOULEVARD, CULVER CITY, CALIFORNIA 90232-0507
INITIAL STUDY
ENVIRONMENTAL CHECKLIST FORM AND ENVIRONMENTAL DETERMINATION
Project Title: Axis Mundi - "Baldwin" Site
Site Plan Review (SPR)-P2008079
Tentative Tract Map No. 65473 (TTM)-P2008080
Administrative Use Permit (AUP)-P2008078
Lead Agency Name & Address: City of Culver City, Planning Division
9770 Culver Blvd., Culver City, CA 90232
Contact Person & Phone No.: Susan Yun, Senior Planner
(310) 253-5755
Project Location/Address: 12803 -12823 Washington Boulevard
Nearest Cross Street: Meier Street and Moore Street APN: 4236-021-900
4236-021-901
4236-021-902
4236-021-903
Project Sponsor's Name &
Address:
Axis Mundi RE II, LLG
(James Suhr and Wally Marks)
8758 Venice Boulevard, Suite 101
Los Angeles, CA 90034
General Plan Designation: General Corridor Zoning: Commercial General (CG)
Redevelopment Project Area: Component Area No. 4
Overlay Zone/Special District: Commercial Setback Overlay (CSO) and Redevelopment
Project Area Overlay (RP) Zones.
Project Description and Requested Action: (Describe the whale action involved, including but riot limited
to later phases of the project, and any secondary, support, or off-site features necessary for its implementation. Attach
additional sheets if necessary)
The proposed project consists of the development of a new three-story commercial condominium
building totaling 37,450 square feet which will consist of 6,300 square feet of retail spaces at the
ground level and 31,150 square feet of office spaces at the 2 nd and 3 rd levels. The project will be
built on a vacant full block site currently owned by the Culver City Redevelopment Agency.
Parking for the office users is provided in a one-level subterranean garage totaling 89 parking
stalls (including tandem spaces), while metered self-parking for the public and customers of the
ground level retail totaling 39 parking stalls is located on grade, immediately behind the retail
stores. Of the 39 parking stalls located on grade, 18 stalls are required for the retail component
and 21 parking stalls are surplus and will available for public parking.
A 1')QAxis Mundi - "Baldwin" Site -12803 Washington Blvd.
July 15, 2008
Page 2 of 22
-
The project also includes offsite improvements including new curb, gutter, sidewalk, and street
trees. It also includes encroachment at the subterranean parking level into portions of Washington
Boulevard, Meier Street and Moore Street.
The requested actions include a Site Plan Review to construct a three-story commercial building
and one level of subterranean parking, a Tentative Tract Map to subdivide the building into 26
commercial condominium units, and an Administrative Use Permit to allow the use of tandem
parking spaces in one level subterranean parking area.
Existing Conditions of the Project Site:
The project site is located on four contiguous parcels which span the north side of Washington
Boulevard, on the block between Meier Street on the east and Moore Street on the west. The rear
of the project site is bordered by an alley in the City of Los Angeles. The site, measuring
approximately 24,043 square feet of gross land area is vacant unpaved land, flat in topography
and composed of dirt. There are no buildings, structures, or landscaping currently on the project
site.
Surrounding Land Uses and Setting: (Briefly describe the project's surrounding)
West: Retail
East: Retail Shopping Center
North: 15' foot Alley and Multifamily Residential (within the City of Los Angeles)
South: Retail
Other public agencies whose approval is required: (e.g., permits, financing approval, or participation
agreement)
,
None
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:
I
I
I I I
Aesthetics
Agriculture Resources
Air Quality
Biological Resources
Cultural Resources
Geology /Soils
Hazards & Hazardous Materials
Hydrology / Water Quality
Land Use / Planning
ID Mineral Resources
Noise
Population / Housing
Public Services
Recreation
1 I
Transportation/Traffic
Utilities / Service Systems
II
Mandatory Findings of Significance
ENVIRONMENTAL DETERMINATION:
On the basis of this initial evaluation:
find that the proposed project COULD NOT have a significant effect on the environment, and a
NEGATIVE DECLARATION will be prepared.
I find that although the proposed project could have a significant effect on the environment, there will
Pmr-hz nfc2},,,J,t4 1 4 - , 20b K
Axis Mundi - "Baldwin" Site -12803 Washington Blvd.
July 15, 2008
Page 3 of 22
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.
I find that the proposed project MAY have a significant effect on the environment, and an
ENVIRONMENTAL IMPACT REPORT is required.
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.
1
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.
Susan Yun, Senior Planner Date:
cc.
Page 3 of 22EVALUATION OF ENVIRONMENTAL IMPACTS:
Potentially
Significant
Impact
Potentially
Significant
Impact Unless
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
Axis Mundi - "Baldwin" Site -12803 Washington Blvd.
July 15, 2008
Page 4 of 17
THfICS — 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?
Responses:
LI 0
a). Less Than Significant
The project is located in an urbanized area, with commercial and residential buildings
in the immediate vicinity. The topography surrounding the site is level with no substantial ocean or mountain
views that can be considered scenic that will be affected by the project. No mitigations are necessary.
b). Less Than Significant
There are no significant rock outcroppings on the site or historic buildings within a
state scenic highway. The project site is currently void of any buildings, trees and is mostly an unpaved
vacant area covered with soil and dirt. There is a chain link security fence that surrounds the perimeter of the
project site. The only existing trees are the four street trees adjacent to the project site (two Palm trees along
Washington Boulevard and two Palm trees on Moore Street) that will be removed by the applicant. The
proposed project will include parkway landscape enhancements such as decorative concrete sidewalks and
the addition of six new street trees with metal tree grates and flowering shrubs planted on either side of the
street trees. As a standard code requirement and condition of approval to the project, the developer is
required to prepare and submit a landscaping plan to the satisfaction of the City that must demonstrate
enhanced and improved parkway landscaping including the provision and replacement of the removed street
trees. The proposed landscaping plan will reduce this impact to a level that is less than significant. No
mitigations are necessary.
c). Less Than Significant.
There is minimal visual character or quality of the project site as it is currently void of
any buildings, trees or significant landscaping and is mostly an unpaved vacant area covered with soil and
dirt. There is only a chain link security fence that surrounds the perimeter of the project site.
The proposed project will improve the visual character and quality of the site by constructing an architectural
modern building making use of a variety of building materials including stucco, galvanized metal, standing
seam metal roof, metal cable railings, CMU block, and aluminum and glass storefronts. The three story
office/retail project is also an "environmentally friendly" green building consisting of "green screens" (metal
screens with landscaping) on the building façades, provisions of photovoltaic solar arrays of approximately
4,600 sf in area, a planted "sedum" roof area, a bio swale area to provide onsite storm water retention, and
passive design elements such as natural ventilation and radiant floor heating. Also, the proposed project as
mentioned in Section 1.b. above will result in enhanced and improved streetscape and parkway improvements
with the addition of decorative concrete sidewalks and four new street trees and landscaping along the public
right of way. Finally, the facades of the office pavilions on the elevations will be decorated artwork in
compliance with the City's Art in Public Places program.
The proposed project once implemented will act as catalyst to help redevelop the commercial area at this
western area of Washington Boulevard by creating an active retail streetscape for small tenants with creative
office spaces above. In conclusion, the project will not degrade the visual character of the site and will be a
significant improvement for the immediate area No mitigation measures are necessary.
-6-(Q
Page 4 of 17El
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Axis Mundi - "Baldwin" Site -12803 Washington Blvd.
July 15, 2008
Page 5 of 17
Potentially
EVALUATION OF ENVIRONMENTAL IMPACTS:
Potentially
Significant
Impact
Significant
Impact Unless
Mitigation
Less Than
Significant
Impact
No
Impact
Incorporated
d). Less Than Significant The proposed project will bring new sources of light at nighttime from exterior lighting of
the building and to a smaller extent, interior lighting of the building. However, the project is required to be built to
City codes and all lighting is required to be shielded or recessed so that direct glare and reflections are confined to
the boundaries of the site and not shine or glare directly onto adjacent public and private properties. With
implementation of these code requirements, this potential impact is reduced to a level that is less than significant.
No mitigation measures are necessary.
Mitigation Measure(s): None Required
I. , AGRICULTURE RESOURCES: In determining whether impactiatAgricuiturai resources are significant envi AGRICU
ronmental'
affects, 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 u . se in assessing impacts on agriculture and
farmland. Would the project .
I.
•
a) Convert Prime Farmland, Unique Farmland, or Farmland of
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?
Responses:
a).- c). No Impact_ The project site is not located on land identified, utilized, or zoned for agricultural purposes, and
there is no known Williamson Act contract in effect on the project site. No mitigation measures are
necessary.
Mitigation Measure(s): None Required
IR QUALITY --Where available, the significance criteria established by the applicable air quality management or air
futon control district may be relied upon to make the following determinations. Would the project
a) Conflict with or obstruct implementation of the applicable
air quality plan?
b) Violate any air quality standard or contribute substantially
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to an existing or projected air quality violation?
Page 5 of 17Potentially
Potentially
Significant
Impact
Significant
Impact Unless
Mitigation
Less Than
Significant
Impact
No
Impact
Incorporated
Axis Mundi - "Baldwin" Site -12803 Washington Blvd.
July 15, 2008
Page 6 of 17
EVALUATION OF ENVIRONMENTAL IMPACTS:
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)?
Expose sensitive receptors to substantial pollutant
concentrations?
e) Create objectionable odors affecting a substantial number
of people?
Responses:
a). Less Than Significant Impact, The project site is within the South Coast Air Basin (SCAB), which includes the
non-desert portions of Los Angeles County and Orange, Riverside, and San Bernardino counties. Air quality
conditions in the Basin are under the jurisdiction of the South Coast Air Quality Management District
(SCAQMD). The SCAQMD and the Southern California Association of Governments (SCAG) are responsible
for formulating and implementing an Air Quality Management Plan (AQMP) for the Basin. The current AQMP
was approved in 1997. Implementation of the AQMP is based on a series of control measures that vary by
source type, such as stationary or mobile, as well as by the pollutant targeted. Since the AQMP is based on
growth projections reflected in local general plans, only new or amended general plans, or projects that
exceed the level of development contemplated in the general plan have the potential to conflict with the
AQMP. The proposed project does not require an amendment to the General Plan land use designation of
General Commercial, therefore no conflict with the AQMP would occur. No mitigation measures are required.
b).-c). Less Than Significant Impact.
The project would result in short-term emissions during construction (e.g., dust,
construction equipment exhaust) and long-term emissions due to traffic generated by the project after
construction is completed. in its CEQA Air Quality Handbook, the SCAQMD provides specific criteria for
determining whether the potential air quality impacts of a project are significant.
Protect Emissions. Tables 6-2 and 6-3 of the AQMD CEQA Handbook provide guidance for determining
whether a project could exceed these thresholds of significance during construction or operations. For
construction emissions, the threshold for an office project is 559,000 square feet of gross floor area. For
operations emissions, the threshold for a small office project (10-100 units) is 96,221 square feet. The
proposed project would contain 37,450 square feet of gross floor area; therefore it is well below the AQMD
threshold of significance for construction and operations. The threshold for grading is 177 acres. The
proposed project would result in approximately 48,700 cubic yards of grading, therefore the project is also
well below the threshold of significance for grading activities. In addition, conditions of approval for the
project would reduce dust emissions through compliance with National Pollutions Discharge Elimination
System (NPDES) water quality requirements. No mitigation measures are necessary.
d). Less Than Significant Impact.
Sensitive receptors include residential multi-family neighborhoods behind the
15' alley. Although the project site would cause emissions in close proximity to existing multi-family homes,
these emissions would be less than significant due to the temporary nature of construction and the
office/retail use of the property as discussed in Section 111.a, above.
e). Less Than Significant Impact.
Diesel-powered equipment used for construction could cause odors and
emissions that may be offensive to sensitive persons. The closest sensitive uses to the project area are
multi-family homes behind the 15' alley. This would be a temporary impact and would be mitigated by
existing AQMD regulations requiring proper maintenance of vehicle engines and exhaust systems, and
therefore is not considered significant. No mitigation measure is necessary.
Mitigation Measure(s): None Required
Page 6 of 17Potentially
EVALUATION OF ENVIRONMENTAL IMPACTS:
Potentially
Significant
Impact
Significant
Impact Unless
Mitigation
Less Than
Significant
Impact
No
Impact
Incorporated
-, BIOLOGICAL RESOURCES Would the projec
11.4:411
Axis Mundi - "Baldwin" Site -12803 Washington Blvd.
July 15, 2008
Page 7 of 17
z
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?
Responses:
a).- f). Less Than Significant Impact. The project site is currently vacant and void of any development or significant
vegetation; however the site is existing disturbed land as it was previously developed with various uses
including a motel, apartment building and retail buildings. In 2005 to 2006, the site was cleared and now is
mostly bare dirt, with no trees or significant vegetation. No sensitive native plants or wildlife are known to
inhabit the site. There is no riparian habitat or other sensitive natural community on the site. The project site
supports no federally-protected wetlands or waters of the United States as defined by Section 404 of the
Clean Water Act. Because the project site is completely surrounded by development and within an urbanized
area, it is not part of a resident migratory wildlife corridor or wildlife nursery site. Development of the
proposed project would result impacts that are less than significant. No mitigation measure is necessary.
Mitigation Measure(s): None Required.
Page 7 of 17Axis Mundi - "Baldwin" Site -12803 Washington Blvd.
July 15, 2008
Page 8 of 17
Potentially
EVALUATION OF ENVIRONMENTAL IMPACTS:
Potentially
Significant
Impact
Significant
Impact Unless
Mitigation
Less Than
Significant
Impact
No
Impact
Incorporated
irp./RAL RESOURCES — Would the project:
a) Cause a substantial adverse change in the significance of
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a historical resource as defined in 15064.5?
b) Cause a substantial adverse change in the significance of
an archaeological resource pursuant to 15064.5?
c) Directly or indirectly destroy a unique paleontological
El
resource or site or unique geologic feature?
d) Disturb any human remains, including those interred
El
outside of formal cemeteries?
Responses:
a).- d). Less than Significant Impact Information on existing conditions of the project site per City records and
information 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. The proposed project is an intensification of a vacant, but previously developed and disturbed
land. No mitigation measures are necessary.
Mitigation Measure(s): None Required.
'GEOLOGY AND SOILS -- Would the projec
a) 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
most recent Alquist-Priolo 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?
iv) Landslides?
b) Result in substantial soil erosion or the loss of topsoil?
c) Be located on a geologic unit or soil that is unstable, or that
would become unstable as a result of the project, and
potentially result in on- or off-site landslide, lateral
spreading, subsidence, liquefaction or collapse?
d) 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?
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Page 8 of 17Axis Mundi - "Baldwin" Site -12803 Washington Blvd.
July 15, 2008
Page 9 of 17
Potentially
EVALUATION OF ENVIRONMENTAL IMPACTS:
Potentially
Significant
Impact
Significant
Impact Unless
Mitigation
Less Than
Significant
Impact
No
Impact
Incorporated
e) 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?
Responses:
Less Than Significant Impact. Based on a Geotechnical Engineering Investigation (dated February 13, 2008)
prepared by Geotechnologies, Inc. for the proposed project, the site is not located in an Alquist-Priolo zone.
The closest active faulting occurs on the Santa Monica Fault Zone, which is located approximately 3.5 miles
north of the site and the Newport-Inglewood Fault Zone approximately 4.0 miles to the east. As a result,
surface rupture is not likely on the site, although the site would be expected to experience groundshaking
during a seismic event in the area. In the event of a strong earthquake, there is a potential for structural
damage to the building and utilities.
A standard code requirement requires the submittal of the geotechnical report (referenced above) to ensure
adequate seismic safety and soils stability of all proposed development improvements for the project. In
addition, the project grading plan and building plans shall conform to the recommendations in the
geotechnical report in a manner meeting the approval of the City. Compliance with the recommendations in
the geotechnical report and standard building code requirements would reduce this impact to a level that is
less than significant. No mitigation measures are necessary.
a)(iii). Less Than Significant Impact. Based on information contained in the geotechnical report referenced above,
the project site is not located within an area subject to liquefaction. Liquefaction is a phenomenon in which
saturated silty to cohesesionless soils below the groundwater table are subject to a temporary loss of strength
due to the buildup of excess pore pressure during cyclic loading conditions such as those induced by an
earthquake. Liquefaction-related effects include loss of bearing strength, amplified ground oscillations, lateral
spreading, and flow failures. Based on a liquefaction analysis of the soils conducted as part of the
geotechnical report referenced above, the site soils would not be capable of liquefaction.
The geotechnical report referenced above ensures adequate seismic safety and soils stability of all proposed
development improvements for the project In addition, the project grading plan and building plans shall
conform to the recommendations in the geotechnical report in a manner meeting the approval of the City.
Compliance with the recommendations in the geotechnical report and standard building code requirements
would reduce this impact to a level that is less than significant. No mitigation measures are necessary.
a)(1v). Less Than Significant Impact. The site is relatively level with a slight southwest ground surface gradient.
Based on the geotechnical report referenced above and prepared for the site, the probability of seismically-
induced landslides occurring on the site is considered to be low due to the general lack of elevation difference
across or adjacent to the site. No mitigation measures are necessary.
b). Less Than Significant Impact. Soil erosion can occur naturally, and may be accelerated during excavation
and construction when vegetation cover is removed and bare soil is disturbed. However, standard code
requirements and conditions of approval requires the preparation of erosion/sediment control plans such as
the Local Storm Water Pollution Prevention Plan (LSWPPP) and Standard Urban Storm Water Mitigation
Plan (SUSMP), to regulate and control pollutant run-off by using Best Management Practices (BMP's) in
accordance with National Pollutant Discharge Elimination System (NPDES). These plans shall show all
temporary and permanent erosion control devises, effective planting of graded slopes, practical accessibility
for maintenance purposes and proper precautions and fences to prevent public trespass on to certain areas
where impounded water may create hazardous condition. These plans would reduce this impact to a level
that is less than significant.
C). Less Than Significant Impact. See Section 1/1.a, above. No mitigation measures are required.
z
Page 9 of 17Potentially
EVALUATION OF ENVIRONMENTAL IMPACTS:
Potentially
Significant
Impact
Significant
Impact Unless
Mitigation
Less Than
Significant
Impact
No
Impact
Incorporated
d). Less Than Significant Impact. Expansive soils are generally high in clay content. The standard code
requirements and project condition of approval described in Section VI.a, above, will ensure that this project
complies with applicable engineering standards and that potential impacts are reduced to a level that is less
than significant. No mitigation measures are necessary.
e) No impact. The project would not involve the use of septic tanks. All wastewater is proposed to be conveyed
off-site via connections to the public sanitary sewer system. No mitigation measures are necessary.
Mitigation Measure(s): None Required
VII. HAZARDS AND HAZARDOUS MATERIALS --Would the projec
a) Create a significant hazard to the public or the environment
through the routine transport, use, or disposal of hazardous
materials?
b) 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?
c) Emit hazardous emissions or handle hazardous or acutely
hazardous materials, substances, or waste within one-
quarter mile of an existing or proposed school??
d) Be located on a site which is included on a list of
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,
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?
f) 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?
g) Impair implementation of or physically interfere with an
adopted emergency response plan or emergency
evacuation plan?
h) Expose people or structures to a significant risk of loss,
injury or death involving wildland fires, including where
wildlands are adjacent to urbanized areas or where
residences are intermixed with wildlands?
Responses:
O 0 D Z
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a). Less Than Significant. No routine use, transport or disposal of hazardous materials is proposed in
connection with the operation of the project. The Phase I Environmental Site Assessment report (dated
October 2004) indicates that there is no evidence that hazardous materials may have been stored or spilled
on the property in the past with the exception of one former usage on the site as a dry cleaner at 12807
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Axis Mundi - "Baldwin" Site -12803 Washington Blvd.
July 15, 2008
Page 10 of 17
Page 10 of 17
CL.HYDROLOGY AND WATER QUALITY — Would the project:
LI LI
LI LI LI z
Axis Mundi "Baldwin" Site -12803 Washington Blvd.
July 15, 2008
Page 1 1 of 17
Potentially
EVALUATION OF ENVIRONMENTAL IMPACTS:
Potentially
Significant
Impact
Significant
Impact Unless
Mitigation
Less Than
Significant
Impact
No
Impact
Incorporated
Washington Boulevard from about 1954 to 1962. As recommended in the Phase I report, a soil-gas survey in
the vicinity of the former dry cleaning facility was conducted to determine if the site has been impacted. The
soil-gas survey (Phase il Environmental Site Assessment) dated November 23, 2005, concluded the
subsurface soils at the site have not been impacted by solvents or aromatic hydrocarbons in the areas
investigated and no further environmental site assessment was necessary for the site. No mitigation
measures are necessary,
b). Less Than Significant Impact. During construction, gasoline- and diesel-powered equipment would be used.
In the event of an accident, gasoline or diesel fuel could be spilled. Standard building permit provisions would
require that the contractor follow proper site maintenance and spill cleanup procedures to minimize health
hazards. No mitigation measures are necessary.
c). Less Than Significant No hazardous materials would be used in connection with the new project. The site is
within one-quarter mile of Culver City Montessori Pre-School, located at 11312 Washington Boulevard. The
only potential hazardous materials present at the site would be asbestos or lead-based paint in building
materials to be demolished and removed. However, since the buildings that were located on the site were
demolished a few years ago, this reduces this potential impact to a level that is less than significant. No
additional mitigation measures are necessary.
d). No Impact. According to the Phase I report, the property is not included on any list of hazardous materials
sites. No mitigation measures are necessary.
e). No Impact. The project site is not located within 2 miles of an airport. The nearest airport (Los Angeles World
Airports - LAWA) is approximately 3.2 miles south of the site. No mitigation measures are necessary.
f). No Impact. There are no private airstrips within the project vicinity. No mitigation measures are necessary.
Less Than Significant Impact. The proposed project would have no long-term effect on any emergency
response or emergency evacuation plan or procedures. Emergency evacuation routes could be affected
during construction, however, due to temporary street or lane closures. Standard City conditions require the
preparation and implementation of traffic control plans to ensure that construction does not obstruct
emergency access. No mitigation measures are necessary.
h). Less Than Significant impact. The project is not located on an urban/wildland edge. Standard building and
fire code requirements would reduce this potential impact to a level that is less than significant. No mitigation
measures are necessary_
Mitigation Measure(s): None Required
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)?
Page 11 of 17Axis Mundi - "Baldwin" Site -12803 Washington Blvd.
July 15, 2008
Page 12 of 17
EVALUATION OF ENVIRONMENTAL IMPACTS:
c) 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?
d) 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?
e) 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?
h) Place within a 100-year flood hazard area structures which
would impede or redirect flood flows?
i) 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?
i)
Inundation by seiche, tsunami, or mudflow?
Potentially
Potentially
Significant
Impact
Significant
Impact Unless
Mitigation
Less Than
Significant
Impact
Na
Impact
Incorporated
D El D N
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Responses:
a). Less Than Significant Impact. During excavation and construction, erosion and siltation could occur resulting in
water pollution and a violation of Regional Water Quality Control Board standards if proper steps are not
implemented. Standard code requirements and conditions of approval to the project requires the preparation of
erosion/sediment control plans such as the Local Storm Water Pollution Prevention Plan (LSWPPP) and Standard
Urban Storm Water Mitigation Plan (SUSMP), to regulate and control pollutant run-off by using Best Management
Practices (I3MP's) in accordance with National Pollutant Discharge Elimination System (NPDES). These plans
shall show all temporary and permanent erosion control devises, effective planting of graded slopes, practical
accessibility for maintenance purposes and proper precautions and fences to prevent public trespass on to certain
areas where impounded water may create hazardous condition. The proposed project also incorporates certain
environmentally friendly design elements such as the incorporation of a bio- swale and planted sedum roof that will
collect and naturally filter rain water and condensation from the building roof before it enters into the City's
stormwater drainage system. City and State standard code requirements and site design elements would reduce
this potential impact to a level that is less than significant. No mitigation measures are necessary.
b). Less Than Significant Impact. The project would have negligible effect on groundwater supplies or recharge. No
wells are proposed as part of the project. The project would replace a vacant unpaved area with a commercial
structure and hardscape (parking lot, sidewalks, driveways, etc.) resulting in an increase in stormwater runoff but
the amount of new impermeable surfaces (less than 25,000 s.f.) would have no measurable effect on groundwater
recharge. In addition, the projects' green roof, bio swale area and other landscape irrigation would result in
increased groundwater percolation during dry months, offsetting the effect of new impermeable surfaces to some
extent. No mitigation measures are necessary.
Page 12 of 17Axis Mundt - "Baldwin" Site -12803 Washington Blvd.
July 15, 2008
Page 13 of 17
Potentially
EVALUATION OF ENVIRONMENTAL IMPACTS:
Potentially
Significant
Impact
Significant
lmpact Unless
Mitigation
Less Than
Significant
Impact
No
Impact
Incorporated
Less Than Significant Impact. Grading in connection with the project would result in insignificant changes to
existing drainage patterns. The proposed projects plans include facilities to collect and convey runoff to the storm
drain system located in public streets. Standard City and State code requirements for storm water runoff and
drainage plans are adequately prepared and ensure that grading and drainage would be done in a manner that
does not cause substantial erosion, siltation or flooding. Such requirements would reduce potential impacts to a
level that is less than significant. No mitigation measures are necessary.
d). Less Than Significant Impact. The site is mostly bare/dirt ground. However, standard code requirements and
conditions of approval to the project requires the preparation of erosion/sediment control plans such as the Local
Storm Water Pollution Prevention Plan (LSWPPP) and Standard Urban Storm Water Mitigation Plan (SUSMP), to
regulate and control pollutant run-off by using Best Management Practices (BMP's) in accordance with National
Pollutant Discharge Elimination System (NPDES). The construction of the proposed commercial development
would not result in a significant increase in runoff during storm events. There are no streams or rivers on or
adjacent to the site. Standard City and State code requirements for stormwater runoff and drainage as described
in the above sections would substantially reduce this impact to a level that is less than significant.
e). Less Than Significant Impact. See Sections VIII. a). - d)., above. The project would be expected to result in an
insignificant increase in runoff, which would be conveyed to public storm drains by required drainage
improvements. No mitigation measures are necessary.
f). Less Than Significant Impact. See Sections VIII. a). - d)., above. There are no other known impacts to water
quality. No additional mitigation measures are necessary.
g).-h). No Impact. The site is not within a 100-year flood hazard area. No mitigation measures are necessary.
i). Less Than Significant Impact. The site is located within the Stone Canyon Dam Inundation zone. Although the
potential for dam failure is low, dam owners are required under Section 8589.5 of the California Government Code
to prepare emergency response plans, for warning, evacuation, and post-flood actions. Due to the distance of the
project site from the Stone Canyon Dam and the extent of intervening development, as well as early warning
systems in place, impacts associated with exposing people or structures to significant risk as a result of dam
failure are less than significant.
D .
No Impact. The site is not located in an area that is subject to seiche, tsunami or mudflows. No mitigation
measures are necessary.
Mitigation Measure(s): None Required
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a) 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?
Responses:
a). Less Than Significant Impact. The project would not physically divide an established community as the
Page 13 of 17I. NOISE --Would the project result in:
Axis Mundi - "Baldwin" Site -12803 Washington Blvd.
July 15, 2008
Page 14 of 17
a)
Potentially
EVALUATION OF ENVIRONMENTAL IMPACTS:
Potentially
Significant
impact
Significant
Impact Unless
Mitigation
Less Than
Significant
Impact
No
Impact
Incorporated
proposed office and retail uses are similar types of land uses to the existing adjacent commercial uses
directly east, west and to the south of the project site. No mitigation measures are necessary.
b). Less Than Significant Impact. The General Plan Land Use Element designates the property General Corridor
which is a commercial designation. The property is presently zoned General Commercial which permits the
proposed office and retail uses. The proposed commercial use is consistent with these designations and
respects all provisions and development regulations of the Zoning Code and General Plan. The application
does not include any variance or request to amend the General Plan or Zoning designations. No mitigation
is necessary.
c). No Impact.
The site is not located within a Natural Community Conservation Plan area, or other habitat
conservation plan area. No mitigation measures are required.
Mitigation Measure(s): None Required
X MINERAL RESOURCES --;;Would
the
project
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?
Responses:
a).-b). No Impact Current site conditions and City records indicate that there are no mineral resources on or within
the project site and no locally important mineral resource recovery areas located in the project area. No
Mitigation Measures are necessary.
Mitigation Measure(s): None Required
a) Exposure of persons to or generation of noise levels in
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?
Page 14 of 17Potentially
Potentially
Significant
Impact
Significant
Impact Unless
Mitigation
Less Than
Significant
Impact
No
Impact
Incorporated
Axis Mundi - "Baldwin" Site -12803 Washington Blvd.
July 15, 2008
Page 15 of 17
EVALUATION OF ENVIRONMENTAL IMPACTS:
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?
Responses:
a).& d)./ess Than Significant Impact. There are two potential sources of concern regarding noise: 1) noise
generated on adjacent properties during construction, and 2) noise impacts caused by the additional traffic
generated by future occupants of the proposed project:
1 Construction Noise. A short-term noise increase during construction would be expected to occur from the
use and transport of heavy construction equipment. Pursuant to the City's Municipal Code, any
construction adjacent to noise-sensitive land uses shall be limited to the hours of 8:00 a.m. to 8:00 p.m.
Monday through Friday and 9:00 a.m. through 7:00 p.m. on Saturday and 10:00 a.m. through 7:00 p.m.
Sundays.
However due to residential neighborhoods located near the project site, further limitations to construction
hours are imposed as part of the project approval. A condition of approval is placed on the project
prohibiting construction on Sundays and on City specified Holidays and further limiting construction
activity from 8:00 a.m. to 6:00 p.m. on Mondays through Friday. 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.). Any construction that occurs outside these hours shall comply with the noise limits
contained in the Municipal Code. The standard code requirement and conditional of approval further
Limiting the hours of construction activity would reduce construction noise to a level that is less than
significant:
2. Traffic Noise. The project would generate additional traffic on the surrounding street network, which could
result in an increase in traffic noise levels. The project would be expected to generate approximately 620
net new daily trips. This is roughly projected to result in an increase in traffic volumes along Washington
Boulevard from a forecast total of approximately 37,300 vehicles per day (both directions) without the
project in 2011, to approximately 37,920 vehicies per day with the project in 2011, an increase of about
1.7%. It should be further noted that the project volume additions to Washington Boulevard are totals of all
approach direction. In actuality, the project trip additions are divided between vehicles coming/going east
of the site, and those traveling west of the site. As such, the actual maximum project trip additions to any
particular segment of Washington Boulevard would be approximately 310 vehicles per day (west of the
site). This equates to only a 0.85% increase in traffic. This additional traffic would result in a negligible
increase in noise. No mitigation measures are necessary.
b). Less Than Significant Impact. A short-term increase in groundborne vibration and noise would be expected
to occur during grading and construction. The small size of the project and limitations on allowable hours of
construction found in the City's Municipal Code as well as conditions of approval to the project would reduce
this impact to a level that is less than significant.
c). Less Than Significant Impact.
As discussed in Section Xl.a.2 above, the proposed project would generate an
insignificant increase in noise levels due to marginal increases in traffic on surrounding streets. No mitigation
is necessary.
Page 15 of 17Axis Mundi - "Baldwin" Site -12803 Washington Blvd.
July 15, 2008
Page 16 of 17
Potentially
EVALUATION OF ENVIRONMENTAL IMPACTS:
Potentially
Significant
Impact
Significant
Impact Unless
Mitigation
Less Than
Significant
Impact
No
Impact
Incorporated
e).—f). No Impact. The site is not located near an airport flight path and there are no private airstrips within the
vicinity of the site. No mitigation measures are necessary.
Mitigation Measure(s):None Required
XII POPULATION AND HOUSING -- Would the project:
a) induce substantial population growth in an area, either
Li
LI
directly (for example, by proposing new homes and
businesses) or indirectly (for example, through extension of
roads or other infrastructure)?
b) Displace substantial numbers of existing housing,
z
necessitating the construction of replacement housing
elsewhere?
0) Displace substantial numbers of people, necessitating the
construction of replacement housing elsewhere?
Responses:
a). No Impact. The proposed project contains no residential uses and would serve existing residents; therefore it
would not induce any population growth. No mitigation measures are necessary.
b). No Impact. No homes would be displaced by the proposed development. No mitigation measures are
necessary.
c). No Impact. See XII.b, above. No mitigation measures are necessary.
Mitigation Measure(s): None Required
H. PUBLIC SERVICES.,.
a) 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?
Responses:
a) Fire protection?
Less Than Significant Impact. The project site is surrounded by existing development that is currently served
by the Culver City Fire Department and the project would have no significant effect on the long-term demand
for fire protection. Temporary impacts on fire protection could occur due to street lane closures during
construction, however. Standard conditions regarding street improvements require the preparation and
implementation of traffic control plans to ensure that construction does not obstruct emergency access. No
mitigation measures are necessary.
Page 16 of 17Potentially
EVALUATION OF ENVIRONMENTAL IMPACTS:
Potentially
Significant
Impact
Significant
Impact Unless
Mitigation
Less Than
Significant
Impact
No
Impact
Incorporated
b) Police protection?
Less Than Significant Impact. The proposed project would not cause a substantial increase in demand for
police protection; however temporary impacts could occur due to street lane closures during construction.
Standard conditions regarding street improvements require the preparation and implementation of traffic
control plans to ensure that construction does not obstruct emergency access. No mitigation measures are
necessary.
c) Schools?
No Impact. The proposed project would not generate additional students since it is not a residential use. No
mitigation measures are necessary.
d) Parks?
No Impact. The proposed project would not generate additional residents or demand for parks since it is not
a residential use. No mitigation measures are necessary.
e) Other public facilities?
No Impact. The proposed project would have no effect on any other public facilities. No mitigation measures
are necessary.
Mitigation Measure(s): None Required
a) Would the project increase the use of existing
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neighborhood and regional parks or other recreational
facilities such that substantial physical deterioration of the
facility would occur or be accelerated?
b) Does the project include recreational facilities or require the
construction or expansion of recreational facilities which
z
might have an adverse physical effect on the environment?
Responses:
a). No impact. The proposed project would not generate additional residents or demand for recreational facilities
since it is not a residential use. No mitigation measures are necessary.
b). No Impact. The proposed project does not include recreational facilities, nor would it generate additional
residents or demand for recreational facilities since it is not a residential use. No mitigation measures are
necessary.
Mitigation Measure(s): None Required
SPORT/WM.11'0FM — Would the Oral
a) Cause an increase in traffic which is substantial in relation
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to the existing traffic load and capacity of the street system
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(i.e., result in a substantial increase in either the number of
vehicle trips, the volume to capacity ratio on roads, or
congestion at intersections)?
Axis Mundi - "Baldwin" Site -12803 Washington Blvd.
July 15, 2008
Page 17 of 17
-
Page 17 of 17[xi
El
Axis Mundi - 'Baldwin" Site -12803 Washington Blvd.
July 15, 2008
Page 18 of 17
Potentially
EVALUATION OF ENVIRONMENTAL IMPACTS:
Potentially
Significant
Impact
Significant
Impact Unless
Mitigation
Less Than
Significant
Impact
No
Impact
Incorporated
b) Exceed, either individually or cumulatively, a level of
service standard established by the county congestion
management agency for designated roads or highways?
c) Result in a change in air traffic patterns, including either an
increase in traffic levels or a change in location that results
in substantial safety risks?
d) Substantially increase hazards due to a design feature
(e.g., sharp curves or dangerous intersections) or
incompatible uses (e.g., farm equipment)?
e) Result in inadequate emergency access?
f) Result in inadequate parking capacity?
g) Conflict with adopted policies, plans, or programs
supporting alternative transportation (e.g., bus turnouts,
bicycle racks)?
Responses:
The following analysis is based on the Traffic Impact Analysis Report (April 2008) prepared by Hirsch Green
Transportation Consulting, Inc.
a).-b). Less Than Significant Impact. Two separate issues are addressed in this section: 1) Impacts after project
completion; and 2) Impacts during construction.
1. impacts After Project Completion
Level of Service (LOS) is a professional industry standard by which to measure the operating conditions of
a given roadway segment or intersection. Level of Service is defined on a scale of A to F, where LOS A
represents free flowing traffic conditions with no restrictions on maneuvering or operating speeds, low
traffic volumes and high speeds; LOS B represents stable flow, more restrictions, operating speeds
beginning to be affected by traffic volumes; LOS C represents stable flow, more restrictions, speed and
maneuverability more closely controlled by higher traffic volumes; LOS D represents conditions
approaching unstable flow, traffic volumes profoundly affect arterial flow; LOS E represents unstable flow,
and some stoppages; and LOS F represents forced flow, many stoppages, and low operating speeds.
The proposed three story office/retail commercial building is expected to generate approximately 620 net
new daily trips, including 56 net trips during the AM peak hour, and 63 net rips during the PM peak hour.
The traffic study analyzed potential traffic impact on 9 intersections adjacent or in close proximity to the
project site and 5 local street segments in relation to the project. One of the nine intersections studied
(Washington Blvd. and Lincoln Blvd.) is located in the City of Los Angeles. According to the traffic study,
most of the study intersections currently operate at acceptable levels of service for urban conditions (LOS
A through LOS D). There are three study intersections that currently operate at LOS E or LOS F during
one or both of the peak hours.
The traffic study identified the 2011 future levels of service at the study intersections for both the "without"
project and "with" project scenarios. In the future (2011) "without" project analysis, the level of service of
the nine study intersections was worsened as compared to existing 2008 conditions with predominantly
LOS D to F conditions. This deterioration in level of service is a result of ambient traffic growth and on
going and/or proposed development within and near the study area, and is expected to occur whether or
not the proposed project is built. In the future (2011) "with" project analysis, the proposed project will
generally result in only nominal incremental increases in area intersection operations and is not expected
to produce any changes in the forecast "without" project levels of service in any of the nine intersections.
Hence, the addition of the proposed project traffic would not have a significant impact on traffic conditions
Page 18 of 17
qz7Axis Mundi - "Baldwin" Site -12803 Washington Blvd.
July 15, 2008
Page 19 of 17
Potentially
EVALUATION OF ENVIRONMENTAL IMPACTS:
Potentially
Significant
Impact
Significant
Impact Unless
Mitigation
Less Than
Significant
Impact
No
Impact
Incorporated
in the near term (year 2011).
Although not specified as a mitigation measure in Traffic Study, the proposed project is required by Public
Works Department to improve the existing curb returns at the northeast corner of the Washington
Boulevard and Moore Street, and at the northwest corner of Washington Boulevard and Meier Street from
the current approximately 15-foot radius to a larger 25-foot radius. These improvements will allow for
easier turns between these local streets and Washington Boulevard, and help improve traffic flow in the
project vicinity. No mitigation measures are necessary.
2. Impacts During Construction
Short-term impacts would occur due to construction traffic and temporary street lane closures. Standard
conditions require that a traffic control plan be prepared to specify measures to minimize travel disruptions
and safety hazards. This provision would reduce potential short-term construction traffic impacts to a level
that is less than significant.
c). No Impact. The project would have no effect on air traffic patterns. Na mitigation measures are necessary.
d). Less Than Significant Impact. The operations of the project's driveways were examined to assure that safe
operations and adequate capacity are provided to accommodate the anticipated vehicular demands of the
project. Access to the project's parking facilities will be provided via a combination of driveways located
along both Moore Street and Meier Street; no vehicular site access will be provided from Washington
Boulevard. The Traffic Study prepared for the project analyzed and concluded that the proposed parking
access locations will operate adequately, with no external vehicular queuing on the fronting streets, and no
significant internal queuing within the parking areas. Visibility for drivers entering or exiting the site driveways
is also not anticipated to be a concern. Vehicles entering the site's driveway are provided with adequate
maneuvering room both along the fronting streets and within the site itself. Site distance and driver visibility
of oncoming vehicles at the site exists is also acceptable. Any structure or fence at driveway locations will be
"eye height" of exiting drivers, and site lines will not be affected.
Loading for the project is proposed via an on-street location space along the project's Moore Street frontage
adjacent to the project site. Standard City code requires the any proposed on-street loading zone to be
reviewed and approved by the City's Public Works Department to ensure no loading impacts will occur and
that proper signing and hours of operation are in place.
As mentioned above in Section XVa,b, the project will be required per code requirements to improve the
existing 15' foot radius curb return at Washington Boulevard (Corner of Meier and Moore Streets) to a larger
25' foot radius providing a safer, smother, and easier vehicular turn movements. Implementation of these
code requirements and site design elements of the proposed project would reduce any potential impacts
below the level of the significance. No mitigation measures are necessary.
e) Less Than Significant Impact. See Sections XI Il.a and XV.a and d, above. The standard code requirements
and site design elements discussed in those sections would reduce potential impacts to a level that is less
than significant.
f). Less Than Significant Impact. The project will provide a total of 39 parking spaces on the at-grade parking
level, including the required 18 retail spaces plus an additional 21 spaces for use as general public parking;
the public parking spaces are not required. Additionally, the proposed project will provide a total of 89 office
parking spaces in the subterranean level. As there are tandem spaces proposed in the subterranean level for
the office uses, an Administrative Use Permit is requested as part of the project approval. The project meets
the current City parking requirements for commercial uses plus provides an additional 21 non-required public
parking spaces. Therefore, no project-related parking shortages or "overflow" parking in the adjacent
residential neighborhoods or commercial areas by the project employees or visitors is anticipated.
Page 19 of 17Pr4
Li
Axis Mundi - "Baldwin" Site -12803 Washington Blvd.
July 15, 2008
Page 20 of 17
Potentially
EVALUATION OF ENVIRONMENTAL IMPACTS:
Potentially
Significant
Impact
Significant
Impact Unless
Mitigation
Less Than
Significant
Impact
No
Impact
Encorporated
g )-
No Impact. There are no policies that apply to the project related to alternative transportation. No mitigation
is necessary.
Mitigation Measure(s): None required
TILITIES AND SERVICE SYSTEMS —Would the project
a) Exceed wastewater treatment requirements of the
applicable Regional Water Quality Control Board?
b) 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?
c) 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?
d) Have sufficient water supplies available to serve the project
from existing entitlements and resources, or are new or
expanded entitlements needed?
e) Result in a determination by the wastewater treatment
provider which serves or may serve the project that it has
adequate capacity to serve the project's projected demand
in addition to the provider's existing commitments?
f) Be served by a landfill with sufficient permitted capacity to
accommodate the project's solid waste disposal needs?
g) Comply with federal, state, and local statutes and
regulations related to solid waste?
Responses:
a),b),&e). Less Than Significant Impact. Culver City maintains its own sewage collection facilities within the City
Limits and contracts with the City of Los Angeles for treatment and disposal service. Treatment occurs at
the Hyperion Treatment Plan, located southwest of the City which has sufficient capacity to serve the
needs of the proposed project. No expansion of the existing facilities is necessary. The proposed project
will have less than significant impacts to the waste water system. No mitigation measures are necessary.
C). Less Than Significant Impact. The City is primarily served by the Los Angeles County Storm Drainage
System. The City currently maintains some its own storm drains that connect to the County systems. The
combined system is adequate to serve the proposed project. No Mitigation Measures are necessary.
d). Less Than Significant Impact. Water service for this project site comes from the City of Los Angeles
Department of Water and Power (LADWP). Most of Culver City receives water service from the Golden State
Water (GSWC) Company which depends on the Metropolitan Water District for its supply. However, for those
portions of the City west of McLaughlin Avenue is served by LADWP. LADWP acquires its water supply from
wells, the Metropolitan Water District reclamation efforts, and from the Owens Valley and Mono Basin via
aqueducts. There are sufficient water supplies to the City to serve the proposed project, no expansion to the
services are necessary. The proposed project will have less than significant impacts to the water system. No
mitigation measures are necessary.
f). Less Than Significant Impact. Solid waste from the project area is disposed of at the Puente Hills landfill in
Page 20 of 17Axis Mundt - "Baldwin" Site -12803 Washington Blvd_
July 15, 2008
Page 21 of 17
Potentially
EVALUATION OF ENVIRONMENTAL IMPACTS:
Potentially
Significant
Impact
Significant
Impact Unless
Mitigation
Less Than
Significant
Impact
No
Impact
Incorporated
the City of industry. Other landfills available for City waste disposal include BKK Sanitary Landfill located in
the City of West Covina and Bradley West Landfill located in the City of Sun Valley. The Municipal Code
requires provision of trash containers for recyclable materials and yard waste to reduce solid waste
generation. No mitigation measures are necessary.
g).
Less Than Significant Impact. See Section XVt.f, above. The project could generate solid waste during
construction. Standard conditions requiring the contractor to remove and dispose of waste in accordance
with applicable statutes and regulations would reduce this impact to a level that is less than significant. No
mitigation measures are necessary.
Mitigation Measure(s): None Required.
F
MANDATORY FINDINGS OF SIGNIFICANCE —
a) 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?
b) 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)?
c) Does the project have environmental effects which will
cause substantial adverse effects on human beings, either
directly or indirectly?
Responses:
z
LI
z LI
`Y)
a) No Impact. The project will not degrade the quality of the environment nor have any significant impacts to
any plant or animal wildlife species because the site itself is currently vacant and void of any development or
significant vegetation. The proposed project will be a significant aesthetic improvement to the site and
revitalize the surrounding area by activating the street with new retail and office uses. Also, the project will
introduce new and enhanced landscaping and vegetation where currently there minimal to none.
b) Less Than Significant Impact. The project would contribute to short-term cumulative impacts in the areas of
air quality, noise and traffic during the construction period. The project's contribution to these cumulative
impacts would be substantially reduced by the standard City code requirements and conditions of approval,
and hence the incremental impacts of the project would be less than significant.
c) Less Than Significant Impact. The project does not have the potential to cause adverse effects on human
beings, either directly or indirectly. The proposed project's design features, standard City code requirements
and conditions of approvals described herein reduced any potential impacts to a level that is less than
significant.
Mitigation Measure(s): None Required.
Page 21 of 17Axis Mundi - "Baldwin" Site -12803 Washington Blvd.
July 15, 2008
Page 22 of 17
XVIII. EARLIER ANALYSES:
None
References Utilized:
1. CEQA Air Quality Handbook by SQAMD, 1993 update
2. City of Culver City General Plan Program EIR, November 1995
3. Culver City Redevelopment Plan Amendment and Merger EIR, November 16, 1998
4. Phase I Environmental Site Assessment (12803 -12823 Washington Blvd.,), prepared by Smith—Emery Geo Services,
October 2004
5. Phase II Environmental Site Assessment (12807 Washington Blvd.,), prepared by Smith—Emery Geo Services
November 23, 2005
6. Geotechnical Engineering Investigation for 12803 Washington Blvd., prepared by Geotechnologies, Inc., February 13,
2008
T Traffic Impact Analysis prepared by Hirsch Green Transportation Consulting Inc., for 12803 Washington Boulevard,
Revised April 2008
Page 22 of 17