City Council Meeting Agenda
December 12, 2022

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33 ORDINANCE NO. 2022-______

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF CULVER CITY, CALIFORNIA, APPROV ING ZONING MAP AMENDMENT P202 2-0144-ZMA, AND COMPREHENSIVE PLAN P202 2-0144-CP, FOR CULVER CROSSINGS PROPERTIES LLC LOCATED AT 8833 NATIONAL BOULEVARD AND 877 1 WASHINGTON BOULEVARD.
(Zone Map Amendment, P2022-0144-ZMA and
Comprehensive Plan, P2022-0144-CP)

WHEREAS, on May 31, 2022, Culver Crossings Properties LLC as the applicant (Applicant) of 8833 National Boulevard, filed an application for a Zoning Map Amendment and Comprehensive Plan, consisting of a 167,000 square foot creative office use with 478 subterranean parking spaces (Project). The Project site is described as Los Angeles County Assessor Parcel 4312-015-006 in the City of Culver City, County of Los Angeles, State of California; and,
WHEREAS, in order to implement the proposed Project, approval of the following applications are required:

1. Zoning Map Amendment P2022-0144-ZMA, for the change of the existing designations from Industrial Commercial (IG) and East Washington Overlay (-EW) Zone to Planned Development No. 17 (PD-17), to ensure the proper rezoning of the property and maintain consistency with the General Plan designation; and

2. Comprehensive Plan ( P2022-0144-CP): To ensure the Project is in compliance with all required standards and City ordinances, and establish all onsite and offsite conditions of approval to reflect the site features and compatibility of the proposed Project with the uses on adjoining properties; and

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33 3. Extended Construction Hours Request, a land use entitlement allowing an additional hour of construction in the morning increasing the al lowed construction time to 7:00 am to 8:00 pm to allow for specific constructive activity including pouring concrete grading and excavation; and
WHEREAS, on November 9, 2022, after conducting a duly noticed public hearing on the subject applications, including full consideration of the applications, plans, staff report, environmental information and all testimony presented, the Planning Commission, by a vote of 4 to 0, recommended to the City Council approval of Zoning Map Amendment P2022-0144- ZMA, and Comprehensive Plan P2022-0144-CP as set forth herein below.

WHEREAS, on December 5, 2022, after conducting a duly noticed public hearing on the Zoning Map Amendment and Comprehensive Plan, fully considering of the applications, plans, staff report, environmental information, Planning Commission recommendations, and all testimony presented, the City Council, by a vote of 5 to 0, introduced an ordinance to approve Zoning Map Amendment P2022-0144-ZMA and Comprehensive Plan P2021-0174-CPA, (the “Ordinance”), as set forth herein below; and
WHEREAS, on December 12, 2022, the City Council, by a vote of __ to __, adopted the Ordinance.

NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF CULVER CITY, CALIFORNIA, RESOLVES AS FOLLOWS:

SECTION 1. Pursuant to the foregoing recitations and the provisions of Culver City Municipal Code (CCMC), the following findings are hereby made:

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33 Zoning Map Amendment
As outlined in CCMC Title 17, Section 17.620.030, the following required findings for a Comprehensive Plan Amendment are hereby made:

1. The proposed amendment ensures and maintains internal consistency with the goals, policies, and strategies of all elements of the General Plan, and, in the case of a Zoning Code amendment, will not create any inconsistencies with this Title; in the case of a Zoning Code Amendment.

The proposed Zoning Map Amendment ensures and maintains internal consistency with the goals, policies, and strategies of the G eneral Plan. Specifically, the Zoning Code Map Amendment will change the zoning of the Site from the IG and -EW to PD zone and the Site will continue to be consistent with the General Plan Land Use “General Corridor” designation.

The proposed project requires a Zoning Map Amendment (ZMA) to change the subject property zoning designation from Industrial General (IG) and East Washington Overlay Zone ( -EW) to Planned Development (PD). Properties located within the PD zone require a Comprehensive Plan as part of the entitlement submittal. A Comprehensive Plan establishes development standards, permitted uses and a conceptual development plan for construction. The proposed project requiring the ZMA provides a standards and design for a new 4-story office development. The proposed ZMA would allow for revitalization of the underutilized site on primary arterials (Washington and National) and near a Metro station.

The proposed zone change furthers Objectives 5, 6, 9, and 12 of the General Plan Land Use Element by establishing development standards that would provide pedestrian environments, promote economic vitality with, allow for creative office type uses, enhance visual quality by utilizing sustainable urban design principles and providing streetscape improvements along commercial corridors. The proposed ZMA therefore is in compliance with the following Objectives and Policies of the Land Use Element of the General Plan.

Objective 5. Economic Diversity . Encourage new business opportunities that expand Culver City’s economic base and serve the needs of the City’s residential and business community.

Policy 5.H Encourage and support entertainment and media businesses by promoting Culver City’s image as the “Heart of Screenland”.

Objective 6. Commercial Corridors. Revitalize the physical character and economic well being of the City’s commercial corridors.

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33 Policy 6.A Encourage revitalization of commercial cor ridors in the City through new development and renovation of existing structures with incentives which address development standards and the project approval process.

Objective 9. Studio Image. Encourage and support entertainment and media businesses by promoting Culver City’s image as the “Heart of Screenland”.

Policy 9.B Continue to allow studio and studio -related uses in areas designated for certain commercial and industrial uses.

Objective 12. Urban Design. Ensure that new construction and renovation of existing residential and non-residential buildings and streetscapes are accomplished with the highest quality architectural and site design.

Policy 4.B consistent neighborhood development standards.

Policy 6.I revitalization of commercial corridors.

Policy 10.A – Policy 10.L streetscape and urban design improvements.

2. The proposed amendment would not be detrimental to the public interest, health, safety, convenience, or welfare of the City; and
The proposed ZMA would provide creative office floor area to encourage multi-media content creation on a site located adjacent to 3 arterials, Washington, National and Venice Boulevards and located near the Culver City Metro Station. An EIR has been completed for the proposed project that provides mitigation that will reduce impacts to a less than significant level, with the exception of Project-level and cumulative air quality impacts during construction, Project-level and cumulative on-site construction noise, cumulative offsite construction noise (construction vehicles), and Project-level and cumulative off-site construction (human annoyance) vibration (construction vehicles) impacts. The applicant has also submitted a preliminary Construction Management Plan that provides information on how the project management team will implement and perform its site management responsibilities during the course of construction.

The ZMA will not be detrimental to the public interest, hea lth, safety, convenience, or welfare of the City.

3. The proposed amendment is in compliance with the provisions of the California Environmental Quality Act (CEQA).

An Environmental Impact Report (EIR) was prepared in accordance with the California Environmental Quality Act (CEQA). Pursuant to the provision of CEQA Guidelines Section 15082, the City circulated a Notice of Preparation of an Environmental Impact Report and Community Meeting/EIR Scoping Meeting (N OP) to State, regional, and local agencies, and members of the public. Based on comments a Draft EIR was prepared and circulated. A Final EIR has been prepared and includes responses to comments (Attachment No. 6). Studies were completed for Air Quality and Greenhouse Gas Emissions , Historical Report, Archaeological

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33 Resources, Energy, Geotechnical, Paleontological Resources, Hydrology, Noise, Transportation Impact Study , Tribal Cultural Resources and Water Supply . Mitigation measures have been incorporated into the project’s design. Mitigation Measures include mitigations for Air Quality, Cultural Resources, G eology and Soils , Hazards and Hazardous Materials, Noise, and Tribal Cultural Resources . With the inclusion of these mitigation measures impacts on the environment are reduced to a less than significant level , with the exception of Project-level and cumulative air quality impacts during construction, Project -level and cumulative on-site construction noise, cumulative offsite construction noise (construction vehicles), and Project-level and cumulative off-site construction (human annoyance) vibration (construction vehicles) impacts. A s these impacts are significant impacts that cannot be mitigated, a Statement of Overriding Considerations has been prepared. Conditions of Approval require that the Applicant imple ment the Mitigation Measures as contained in the Mitigation Monitoring Program.

As outlined in CCMC Section 17.620.030.B, the following additional required finding for a Zoning Code Map Amendment is hereby made:

4. The site(s) is physically suitable (including access, provision of utilities, compatibility with adjoining land uses and absence of physical constraints) for the requested zoning designation(s) and anticipated land use development.

The site is currently fully improved with warehouse uses and surface parking lot. The proposed office development consists of a total of 167,000 square feet of floor area and three levels of subterranean parking of 478 parking spaces and 51 bicycle parking spaces, and associated site improvements. The Culver City site is 1.63 acres and flat in topography. It is located along two designated primary arterials (per the Circulation Element), Washington Boulevard and National Boulevard. The site is primarily surrounded by commercial, mixed-use, residential and office uses. The Project will result in the redevelopment of an underutilized site, with the office use consistent with the General Plan and proposed Comprehensive Plan zoning. The General Plan land use designation of General Corridor allows the proposed office use. Access (pedestrian and vehicular) is provided from the streetscape network and driveways meeting the minimum Zoning Code standards, from the various public ri ght-of ways surrounding the site. Existing utilities will be removed, and new utilities will be provided in a manner and location that will accommodate the anticipated land use development. As the site is relatively large and flat, the site is absent of co nstraints for development. Based on review of the proposed comprehensive plan , the subject site is suitable for the requested zoning designation and anticipated land use development.

The development proposal has been reviewed by City departments including the Public Works Department, Fire Department, and the Building Safety Department. All necessary utilities are provided and there are no physical constraints to the proposed development.

Comprehensive Plan for Planned Development Zoning District No. 17:

As outlined in CCMC Ti tle 17, Section 17.56 0.020, the following required findings for a Comprehensive Plan are hereby made:

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33 A. The proposed Comprehensive Plan can be substantially completed within four years.

The Project is planned and scheduled to be completed within three and a half years.

The Applicant will construct the Culver City portion (Building 1) in the first phase.

Construction is expected to begin in 2023 with full build-out and occupancy in 2025 for Building 1 (Culver City) with construction ending on Building 2 (Los Angeles) in April of 2026.

B. The proposed development is capable of creating an environment of sustained desirability and stability or adequate assurance will be provided such objective will be attained.

The Project’s office land use, architecture, streetscape and addition of the Washington Parklet all contribute to a desirable and stable environment that will be consistent with the surrounding urban and pedestrian-oriented area.

The proposal’s landscape and streetscape design are key elements that help promote a more livable, accessible, and vibrant neighborhood. The Project site plan strives to create an environment that is pedestrian -oriented. Streetscape improvements around the Project site are intended to promote area revitalization through the implementation of pedestrian-friendly streetscape enhancements including canopy street trees, short- term bicycle parking, enhanced paving areas , decorative lighting, landscape planters and seating areas at the building entrance. The project includes a private , publicly accessible pocket park on the Washington Blvd frontage that will provide a gathering place for office tenants and those that live or work in the neighborhood.

The Project site plan focuses on sustainability within an urban environment. Low Impact Development (LID) and SUSMP element will be part of the Project. The Project site plan is designed to promote the use of the E Line Metro light rail transit, buses, shuttles and other modes of travel.

C. The proposed uses will not be substantially detrimental to present and potential surrounding uses but will have a beneficial effect.

A mix of office/retail, transportation, mixed use (including residential), light industrial and commercial uses currently surround the Project site, including the Metro station, Access Culver City mixed use development, Platform office/retail development, Ivy Station mixed use development, the Helms Bakery Complex, warehousing and distribution facilities, and various other retail and office establishments. The Project site is currently underutilized with two one-story warehouse buildings totaling 18,821 square feet and a surface parking lot fronting National Blvd and Washington Blvd as well as other one - story buildings located in the City of Los Angeles . The proposed Project will have a beneficial effect by providing creative office space, a pedestrian friendly public open spaces, and an enhanced streetscape along National and Washington Boulevards. The

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33 Project is beneficial and complimentary to adjacent TOD projects and will provide economic, cultural, and recreational, benefits to the nearby neighborhoods including the Hayden Tract, Helms Bakery Complex, East Washington area, and Downtown Culver.

D. The streets and thoroughfares serving the development are suitable and adequate to carry anticipated traffic and the development will not generate traffic that will overload the adjacent street network.

A transportation impact study for the Project was prepared and finalized in July of 2022.

The transportation impact study determined that impacts related to transportation would be less than significant per CEQA requirements. The study did identify Project Design Features, including the following.

• PDF-1: Construction Management Plan. A Final Construction Management Plan (FCMP) will be prepared by the Project contractor in consultation with the Project's traffic and/or civil engineer.

• PDF-2: Transportation Demand Management (TDM) Program . The Project will implement TDM measures subject to City review and approval prior to issuance of the first temporary Certificate of Occupancy (TCO) for the Project in order to reduce drive-alone vehicle trips to/from the Project Site.

The subject property is served by National Boulevard and Washington Boulevard, two primary arterials in the City of Culver City and Venice Boulevard an Arterial-Boulevard II in the City of Los Angeles. The proposed Comprehensive Plan is in compliance with the California Environmental Quality Act (CEQA) as more fully detail ed in the Project’s Environmental Impact Report (EIR) and Transportation Impact Analysis (TIA) appendix.

The TIA was performed using vehicle miles traveled (VMT). The following summarizes the results of this analysis:
• The Project would involve the demoliti on of 105,047 sf of warehouse, office and retail space and involves the development of two adjacent parcels, one in the City of Culver City and the other in the City of Los Angeles. The Project will construct two, four- to five-story buildings that would provide a total of 536,000 square feet (sf) of new office floor area, which is intended to be occupied by Apple, Inc. The three Project driveways would be located on Venice Boulevard, National Boulevard, and Washington Boulevard.

• Based on the TSCG, the Project is screened from having to conduct VMT impact analysis and is presumed to have a less than significant impact on VMT as it is located less than 600 feet from the Metro E Line Culver City Station, well within the ½ mile from a key TPA as identified in Threshold 2. Therefore, a less than significant impact is presumed. However, the Project proposes voluntary TDM measures which would reduce Project traffic.

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33 • The Project features, location, and design would be consistent with both City’s plans, programs, ordinances, and policies that support alternative transportation and have been adopted to protect the environment. Therefore, the Project would have a less than significant impact on both City’s transportation -related plans, programs, ordinances, and policies.

• The Project is not projected to substantially increase hazards, conflicts, or preclude City action to fulfill or implement projects associated with surrounding transportation networks and will contribute to overall walkability through enhancements to the Project site and streetscape. Therefore, the Project is expected to have a less than significant impact.

• Based on guidance from the LA TAG, the addition of Project traffic under all three analysis scenarios is not projected to cause or add to a queue extending onto the freeway mainline by less than two car lengths. Therefore, the Project is expected to cause a less than significant safety impact.

• The Project would generate an estimated 403 trips (352 inbound/51 outbound) in the AM peak hour and 412 trips (64 inbound/348 trips outbound) in the PM peak hour.

• The LOS analysis for the Existing plus Project, Future Year plus Project, and Horizon Year plus Project scenarios determined that the proposed Project would result in LOS E/F conditions at several intersections selected for analysis.

• The street segment analysis for the Existing plus Project, Future Year plus Project, and Future plus Project scenarios determined that the proposed Project would not result in TSCG/LA TAG significant project conditio ns along street segments selected for analysis.

• The Project would generate 150 new transit trips in the AM peak hour and 155 new transit trips in the PM peak hour. The Project is estimated to add fewer than 20 riders in each peak hour and no transit line would see boardings representing more than 30% of peak hour transit vehicle capacity.

• Metro Line 33 may incur substantial additional delay on Venice Boulevard in the future based on increased traffic congestion and additional delay related to Project trips; the Los Angeles Mobility Plan 2035 identifies the Venice corridor as part of the Transit Enhanced Network which would add bus-only lanes throughout, and therefore resolve the potential increase in transit delay. All other routes in the project area primarily travel on other streets, and bus routes utilizing Washington Boulevard have the advantage of the MOVE Culver City mobility lanes which separate and prioritize buses through the study area

• The Project would not worsen any hazardous conditions for transit operations.

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33 E. The proposed development is compatible with the surrounding area.

The s urrounding area is comprised of commercial, mixed -use, residential and office development. Residential neighborhoods are located around the Project site. The Project will result in the redevelopment of a low intensity site, with the office use consistent with the General Plan and proposed Comprehensive Plan zoning. The General Plan land use designation of General Corridor allows the proposed office use.

Access (pedestrian and vehicular) is provided from the streetscape network and driveways meeting the minimum Zoning Code standards, from the various public right - of ways surrounding the site. Existing utilit ies will be removed, and new utilities will be provided in a manner and location that will accommodate the anticipated land use development. As the site is relatively large and flat, the site is absent of constraints for development. Based on review of the proposed comprehensive plan, the subject site is suitable for the requested zoning designation and anticipated land use development.

F. The types and locations of any proposed commercial development can be economically justified.

The proposal is to allow office use designed to accommodate creative office uses and could include associated production spaces for multi -media content creation and capture. The total building proposed is 536,000 square feet, with 167,000 square feet located in Culver City and 369,000 square feet in Los Angeles . The proposed office development is located close proximity to residential uses, arterials and the Santa Monica Freeway for vehicular access, the E Line Culver City Station for the Metro light rail, as well as other transit options including Culver City buses.

G. The Comprehensive Plan is in conformance with the General Plan, or a concurrent General Plan amendment is in process.

The proposed Comprehensive Plan is in conformance with the goals, policies, and strategies of the General Plan. Specifically, the Comprehensive Plan is consistent with the sites General Plan Land Use “General Corridor” commercial designation. The proposed project requires a Zoning Map Amendment (ZMA) to change the subject property zoning designation from Industrial General (IG) to Planned Development (PD).

Properties located within the PD zone require a Comprehensive Plan as part of the entitlement submitt al. A Comprehensive Plan establishes development standards, permitted uses and a conceptual development plan for construction. The proposed project requiring the ZMA provides a standards and design for a new multi-story office development. The proposed ZMA would allow for revitalization of the underutilized site on primary arterials (Washington and National Boulevards) and in close proximity to a Metro station.

The proposed zone change furthers Objectives 5, 6, 9, and 12 of the General Plan Land Use Elemen t by establishing development standards that would provide pedestrian environments, promote economic vitality with, allow for creative office type uses, enhance visual quality by utilizing sustainable urban design principles and providing

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33 streetscape improvements along commercial corridors. The proposed ZMA therefore is in compliance with the following Objectives and Policies of the Land Use Element of the General Plan.

Objective 5. Economic Diversity. Encourage new business opportunities that expand Culver City’s economic base and serve the needs of the City’s residential and business community.

Policy 5.H Encourage and support entertainment and media businesses by promoting Culver City’s image as the “Heart of Screenland”.

Objective 6. Commercial Corridors. Revitalize the physical character and economic well being of the City’s commercial corridors.

Policy 6.A Encourage revitalization of commercial corridors in the City through new development and renovation of existing structures with incentives which add ress development standards and the project approval process.

Objective 9. Studio Image. Encourage and support entertainment and media businesses by promoting Culver City’s image as the “Heart of Screenland”.

Policy 9.B Continue to allow studio and studio -related uses in areas designated for certain commercial and industrial uses.

Objective 12. Urban Design. Ensure that new construction and renovation of existing residential and non -residential buildings and streetscapes are accomplished with the highest quality architectural and site design.

Policy 4.B consistent neighborhood development standards.

Policy 6.I revitalization of commercial corridors.

Policy 10.A – Policy 10.L streetscape and urban design improvements.

H. Any exception from the standards and requirements of this Title is warranted by the design and amenities incorporated in the Comprehensive Plan and is desired by the Council.

No exceptions to the standards and requirements of the City’s Zoning Code have been requested for this Project.

I. Existing and proposed utility services are adequate for the proposed uses.

Review of the Project by the City’s Public Works Department has determined that the proposed utility services and existing utilities that will serve the site are adequate for the proposed uses.

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33 J. The Comprehensive Plan has complied with all applicable City requirements.

The Comprehensive Plan has been prepared in conformance with the Culver City Municipal Code, including the Zoning and Building Codes. This includes submission and review of a proposed site plan and uses; preliminary building pl ans; landscaping, and lighting; and civil engineering plans . Review by City departments of these plans has determined that the Comprehensive Plan is in compliance with all applicable City requirements.

SECTION 2. Pursuant to the foregoing recitations and findings, the City Council of the City of Culver City, California approves (1) Zoning Map Amendment P2022-0144-ZMA, as set forth in Exhibit A; and (2) Comprehensive Plan, P2022-0144-CP, subject to the Conditions of Approval (Exhibit B) and the Standard Code Requirements (Exhibit C).

APPROVED and ADOPTED this 12th day of December 2022.

__________________________
DR. DANIEL LEE, Mayor
City of Culver City, California

ATTESTED BY: APPROVED AS TO FORM:

___________________________
JEREMY BOCCHINO, City Clerk HEATHER BAKER, City Attorney

Exhibit A
Ordinance No. 2022-______
Crossings Campus Zoning Map Amendment
(ZMA P2022-0144)
8833 National Boulevard (Formerly 8825)

WASHINGTON BOULEVARD

VENICE BOULEVARD

WESLEY STREET

NATIONAL BOULEVARD
Culver City Zoning
Commercial Community
Commercial Downtown
Commercial General
Commercial Neighborhood
Commercial Regional Business Park
Commercial Regional Retail
Cemetery
Industrial General
Industrial Light
Open Space
Planned Development
Residential Single Family
Residential Two Family
Residential Three Family
Residential High Density Multiple
Residential Low Density Multiple
Residential Medium Density Multiple
Studio
Transportation
Existing Zoning (Industrial General)
IG
Base Layer Credits: Source: Esri, Maxar, Earthstar Geographics, and the GIS User Community Proposed Zoning (Planned Development)
Culver City Zoning
Commercial Community
Commercial Downtown
Commercial General
Commercial Neighborhood
Commercial Regional Business Park
Commercial Regional Retail
Cemetery
Industrial General
Industrial Light
Open Space
Planned Development
Residential Single Family
Residential Two Family
Residential Three Family
Residential High Density Multiple
Residential Low Density Multiple
Residential Medium Density Multiple
Studio
Transportation
PD

WASHINGTON BOULEVARD

VENICE BOULEVARD

WESLEY STREET

NATIONAL BOULEVARD
PD
Project Site (outside City boundaries)
Project Site (outside City boundaries)
City Boundary
City Boundary
Project Site (within Culver City)
Project Site (within Culver City)
East Washington Overlay Zone
East Washington Overlay Zone

EXHIBIT B
Case No. P2022-0144-ZMA and P2022-0144-CP
8833 National Boulevard

NO. CONDITIONS OF APPROVAL Agency Source Compliance
Verification

GENERAL

1. Street trees , tree wells, and irrigation shall be installed, to the satisfaction of the City Engineer
and Current Planning Manager, in conformity with
the City’s approved Urban Forest Master Plan, and
where appropriate, the Washington National TOD
Oriented Street scape plan. All new (and existing)
street trees shall be supplied with irrigation water
from the overall site irrigation system which shall
include a timer and a rain sensor. All new (and
existing) street trees, landscaping, and irrigation
shall be indicated on the overall site landscaping/
irrigation plan. In residential areas, all new off-site landscaping shall conform to the City’s Residential
Parkway Guidelines.

Public
Works/
Planning

Standard

2. At the sole cost and expense of the Property
Owner, any curbs, gutters, sidewalks, street lights,
street light wires and conduits, traffic signal
equipment, street pavement , and any other City
infrastructure which are damaged or broken from
construction of the Project shall be repaired and
reconstructed in conformity with APWA Standards
and to the satisfaction of the City Engineer.

Public
Works
Standard

3. The project shall be subject to Holiday Moratorium
dates as required by the December 17, 2009 Public
Works/Engineering Holiday Slowdown Policy
memo, in which work in the public right -of-way is
restricted or prohibited on certain days in
November and December.

Public
Works
Standard

4. Fire sprinkler main lines shall not be allowed to
discharge into the public right-of-way, and they
shall discharge into the sanitary sewer system.

Public
Works
Standard

5. Trash enclosures shall be provided and shall each
have a minimum inside dimension of 10 feet
(depth) x 12 feet (width) for two 3-yard bins and
shall be increased to an additional 60 square feet
for each additional bin required, a gated opening
that is at least 10 feet wide, and a 6 inch high by 6
inch wide concrete curb along the inside perimeter
Public
Works/
Fire/
Current
Planning
Standard

EXHIBIT B
Case No. P2022-0144-ZMA and P2022-0144-CP
8833 National Boulevard

NO. CONDITIONS OF APPROVAL Agency Source Compliance
Verification

GENERAL
wall. Each enclosure shall also have at least a 6-
inch-thick concrete slab that drains at a one
percent gradient out of the enclosure. An 8 feet
concrete loading pad in front of the proposed trash
enclosure/trash room, 10 feet minimum clear
opening with gates for bin access, and separate
pedestrian access door for tenant use, shall be
provided. Additional grade may be necessary to
include a floor drain that leads to the sewer for
maintenance pu rposes. Final approval for the
size, location, and type of equipment needed for
the adequate storage and disposal of all solid and
recyclable waste generated by the Project shall be
obtained from the City’s Environmental Programs
and Operations Manager. A fire suppression
sprinkler system shall be provided within any
covered trash enclosure area as required by the
Fire Marshal. All refuse containers assigned to or
otherwise used by the Project shall be stored on -
site in the trash enclosures.

6. All Project related solid and recyclable waste
material handling shall be in accordance with
CCMC Section 5.01.010 – “Solid Waste
Management”, which outlines the Sanitation
Division’s exclusive franchise for this service. The
project shall provide adequate trash and recycling
capacity and shall comply with Assembly Bills 939,
1826, and 341 waste diversion goals.

Public
Works
Standard

7. The Project shall meet all provisions of CCMC
Section 7.05.015 - “Transportation Demand and
Trip Reduction Measures”. The applicant shall
indicate compliance with all CCMC Section

7.05.015 Transportation Demand and Trip
Reduction Measures on the Building Permit Plans
to be submitted for review and approval by
Transportation Department.

The Projec t shall incorporate one or more of the
following Trip Reduction Measures:

Trans.,
Public
Works,
Planning
Standard

EXHIBIT B
Case No. P2022-0144-ZMA and P2022-0144-CP
8833 National Boulevard

NO. CONDITIONS OF APPROVAL Agency Source Compliance
Verification

GENERAL

1. End of trip facilit ies including Employee Bicycle
Lockers that services the required bicycle parking
condition included within this document; the
applicant shall provide a design that identifies
number of employees served by the facility.

2. Public Transportation and Shared -ride Uber/Lift
Information Kiosks for both ground floor and office
employees; the information kiosk shall include a
touch screen media device which can provide real
time arrivals for various bus lines and other public
transit and/or Shared-ride related information.

3. In addition to the minimum required EV related
parking spaces consistent with CCMC Chapter

17.320 - “Off-Street Parking and Loading”, marked
parking stalls shall be constructed with
infrastructure necessary to allow for future
installation of Electrical Vehicle (EV) charging and
25% of these additional spaces or a minimum of
six (6) spaces shall be EV ready parking spaces;
EV ready parking spaces shall be consistent with
applicable California Green Building Code
standards.

4. At least two low/zero emission vehicle
designated parking spaces and at least one
carpool/vanpool designated parking at each
parking level; infrastructure ready EV spaces may
be used.

5. With approval from Public Works, designated
loading areas for shared -ride vehicles along
project adjacent public streets or an onsite
designated loading area for shared-ride vehicles.

6. Subsidized Shared-Ride/Uber/Lift Service – The
Project shall provide employees with a voucher or
similar system for Uber/Lift ridesharing services to
facilitate use of rideshare services. The subsidy
shall be for two years after C ertificate of
Occupancy over a two-year period. The Project
owner or property management firm shall provide

EXHIBIT B
Case No. P2022-0144-ZMA and P2022-0144-CP
8833 National Boulevard

NO. CONDITIONS OF APPROVAL Agency Source Compliance
Verification

GENERAL
evidence and/or accounting annually to the City of
such subsidy.

7. Promotion of walking through a “walk to work”
program in coordination with the on -site office
employees and a posted neighborhood map with
approximate walking distances and times to local
neighborhood amenities.

8. Two bicycle sharing spaces with accompanying
bicycles to be owned , insured, and maintained by
the Project’s property management company.

9. Other potential measures consistent with City
mobility measures which may be adopted by
Planning Commission.

10. TAP Cards – The Project will subsidize the
purchase of up to 668 TAP cards for a period of
three years for employees who opt to take Metro
instead of personal vehicles, and will not be
provided on-site parking accommodations and not
receive a car share subsidy; or, the Project will
offer a cash-out bonus to individuals who opt to use
other modes of commuting options such as
carpools, car share, shuttles, bicycles, or walking.

The cash -out bonus will count towards the 668
employee obligation.

Further, the Applicant shall procure and register
TAP cards for project tenants and the Project
owner or property management firm shall provide
evidence and/or accounting annually to the City of
such subsidy.

8. An operational plan for the shuttle operation
including a map identifying the and stop locations
shall be provided at the time of plan check
submittal.

Planning,
Trans.

Special

9. The Project shall upgrade adjacent bus stop(s), as
applicable, to each include new bus shelter, bench,
trash receptacle , bus stop sign, real -time
Trans. Standard

EXHIBIT B
Case No. P2022-0144-ZMA and P2022-0144-CP
8833 National Boulevard

NO. CONDITIONS OF APPROVAL Agency Source Compliance
Verification

GENERAL
information display, sign post, twelve-foot (12)
wide concrete bus pad (same length as the bus
stop zone), red curb (same length as the bus stop
zone) and widen the sidewalk to a minimum of ten
(10) feet. The bus stop furniture shall be located to
the back of sidewalk adjacent to the property to
accommodate pedestrian clearance and comply
with ADA accessibility and bus stop standards. The
final location, layout and bus stop amenities shall
comply with Culver CityBus Bus Stop Standard
and approved by Transportation Department.

10. All buildings and structures to be constructed as
part of the Project shall be designed and
constructed in accordance with all applicable
regulations and standards of the City’s Building
Code, Fire Code and any related codes as
determined by the Building O fficial and Fire
Marshal; and all other applicable provisions of the
CCMC which are adopted and in effect at the time
of complete building permit application submittal.

All Depts

Standard

11. Changes to the Project or use approved as part of
the L and Use Permit may only be made in
accordance with the provisions of CCMC Section

17.595.035 – “Changes to an Approved Project”.

Planning Standard

12. The land use permit to which the Project
Conditions of Approval apply (the “Land Use
Permit’) shall expire four (4) years from the date of
final approval of said Land Use Permit, if the use
has not been exercised. As provided in CCMC
Section 17.595.030 – “Time Limits and
Extensions”, an applicant may request an
extension of said expiration date by filing a written
request with the Current Planning Division prior to
the expiration of the land use permit.

Planning Special

13. The Project has approval to extend construction
hours to 7:00 am to 8:00 pm. The City may impose
additional measures on the extended construction
hours approval should the City determine it is
necessary. These additional measures may
Planning,
Building,
Public
Works
Special

EXHIBIT B
Case No. P2022-0144-ZMA and P2022-0144-CP
8833 National Boulevard

NO. CONDITIONS OF APPROVAL Agency Source Compliance
Verification

GENERAL
include, but are not limited to, construction signage
informing the public of extended constructions
hours, increase sound attenuation, and added
traffic control construction personnel.

14. The hours of operation for the Washington Pocket
Park shall be similar to the office hours of the office building. Special hours or events outside of
established operating hours shall be approved per
the temporary use section of the Culver City
Municipal Code Zoning Code (Chapter 17.520).

Planning Special

15. A Parking and Valet Operations Plan shall be
submitted to the City for review and
approval. Managed parking and v alet operations
are required during business hours of the office
use. After valet hours, keys will be kept locked in
the lobby for any employee s leaving after normal
business hours.

Planning Special

16. Prior to occupancy of the Building by any tenant, a signed contract with a valet operator is required for
parking lot operations.

Planning Special

17. A Master Sign Program shall be approved prior to
the issuance of a building permit. Signs proposed
for the Project shall meet all applicable
requirements of CCMC Chapter 17.330 - “Signs”.

All signs require a separate permit and approval
and shall be subje ct to a Master Sign Program
approval.

Planning Special

18. A 3-Way Traffic Signal shall be installed at the
intersection of Venice Boulevard and Ivy Street at
the Project’s eastern driveway access in the City of
Los Angeles pursuant to the approved Traffic
Signal Warrant Analysis by LADOT. The Applicant
shall provide the Traffic Signal Improvement Plans
to the Mobility and Traffic Engineering Manager
with the City of Culver City Public Works
Department for review prior to permit issuance by
the City of Los Angeles Bureau of Engineering.

Planning,
Public
Works
Special

EXHIBIT B
Case No. P2022-0144-ZMA and P2022-0144-CP
8833 National Boulevard

NO. CONDITIONS OF APPROVAL Agency Source Compliance
Verification

GENERAL

19. The overall construction submittal documents shall indicate any construction staging areas proposed.

The C.C. Public Works Dept./ Engineering Division
will require a separate permit for the temporary use
of any City right of way.

Building Special

20. Projects shall be reviewed under the building code edition adopted when Building and Safety receives
an application, plan check fees paid, with
associated complete plan and supporting
documentation set. Submittal on or after January
1, 2022 are to comply with the 2023 Building
Standards Code with local amendments which
MAY include a reach code for electric only
buildings.

Building Special

21. CoA: Parking for ADA Electric Vehicle associated
code requirements are distinctly separate from
ADA parking stall code requirements, there is no
double dipping.

Building Special

22. Micro piles require an alternate method and
material approval.

Building Special

23. Code: Submittals prior to January 1, 2023 to
comply with new 2019 California Codes with
Culver City Amendments. Submittals on and after
January 1, 2023. Building Standards Code with
local amendments which MAY include a reach
code for electric only buildings.

Building Special

24. Please note that the City is in the process
conducting a study to update City’s TDM ordinance
and create a citywide TDM program. It is
recommended that the project incorporate the
following TDM measures listed under Category A
and B in addition to what is already proposed in the
Mobility Plan and reflect all TDM-related amenities
improvements on the site plan.

A. Amenity Improvements for Alternative Modes of
Transportation in addition to CCMC
requirements.

Trans. Special

EXHIBIT B
Case No. P2022-0144-ZMA and P2022-0144-CP
8833 National Boulevard

NO. CONDITIONS OF APPROVAL Agency Source Compliance
Verification

GENERAL
The project will work with Transportation
Department on providing amenities for
alternative modes of transportation such as:
1) An on-site bicycle tool and repair stand.
2) Free on-site shared bicycles.
3) Establish priority parking for carpool,
vanpool, and clean-air vehicles.
4) Install wayfinding signage for all modes of
transportation, including signage for
transportation amenities at/adjacent/near the
Project, such as the E line sta tion, nearby
bus stops, bike parking, etc.
5) Provide amenities such as shower and
changing room for employees who bike or
walk to work.
6) Establish public -accessible parking for
shared micromobility devices (e.g.,
bikeshare and scooter share systems.)
B. TDM Trip Reduction Program
The applicant shall work with the Transportation
Department to create, finalize, and implement a
Transportation Demand
Management/Commute Trip Reduction
Program (Trip Reduction Program) . The Trip
Reduction Program should include measures to
reduce vehicular trips and air emissions related
to the Project such as:
1) New employee orientation
2) Annual employee orientation
3) An automated website with multimode travel
information and trip reduction programs that
are available to the employees
4) Commuter matching services
5) Promotion of flexible/alternative work
schedules
6) Bike- and walk-to-work promotions
7) Implementation of a tra nsit pass discount
program for Project users.
8) Set up a monitoring program with AVR goals
to achieve.
9) Conduct annual TDM surveys.

EXHIBIT B
Case No. P2022-0144-ZMA and P2022-0144-CP
8833 National Boulevard

NO. CONDITIONS OF APPROVAL Agency Source Compliance
Verification

GENERAL
10) Conduct developer lookback study (traffic
counts at project entrances and exits) one
year after the issuance of the certificate of
occupancy to collect and analyze data on
the actual vehicular trips to/from the site.
11) Designate an on-site TDM coordinator who
will serve as the coordinator (Program
Coordinator) of this Trip Reduction
Program. The Program Coordinator shall
submit annual reports to the Transportation
Department with information of the
implemented TDM Program, results of
annual TDM surveys, and analysis of
program effectiveness and suggested
revisions. Transportation Department will
review and confer with the TDM coordinator
to develop program revisions, as necessary,
to attain trip reductions. The TDM
coordinator shall also work with the City to
implement measures from City’s future City-
wide TDM Program.
12) Participate in the future Transportation
Management Organization
13) Establish a parking cash -out program. This
strategy complements the discounted transit
pass program and should be in addition to
the transit pass incentive.
14) Work with City to establish and implement a
marketing plan on the available alternative
mobility options (transit service,
bikeshare/bike routes, carshare, e -scooter
share, etc.) to employees
i. Provide transit/bike/new mobility
information kiosk(s) (This is also
required by City’s TDM Ordinance)
ii. Promote the sale of
transit/bikeshare/new mobility passes
iii. Provide and update regularly the
transit/bikeshare/new mobility

EXHIBIT B
Case No. P2022-0144-ZMA and P2022-0144-CP
8833 National Boulevard

NO. CONDITIONS OF APPROVAL Agency Source Compliance
Verification

GENERAL
information displayed at the kiosk(s), on
the project web page, and to employees.
15) Personalized commute assistance offered
by on-site TDM coordinator
16) Create Vanpool Programs for employees or
participate in the region’s vanpool
programs.
17) Provide guaranteed ride home to
employees who make use of alternative
modes of transportation to commute to
work.
18) Create financial incentive programs for
employees who make use of alternative
modes of transportation to commute to
work.

EXHIBIT B
Case No. P2022-0144-ZMA and P2022-0144-CP
8833 National Boulevard

NO. CONDITIONS OF APPROVAL Agency Source Compliance
Verification

PRIOR TO DEMOLITION PERMIT ISSUANCE

25. A covenant and agreement, on a form
provided by the Current Planning Division and
the City Attorney, acknowledging and
agreeing to comply with all terms and
conditions established herein, shall be signed
by the Property Owner and recorded in the
County Recorder’s Office. The covenant and
agreement shall run with the land and shall be
binding on any subsequent owners, and
tenants or occupants of the Property. After
recordation, a certified copy bearing the
Recorder’s number and date shall be
provided to the Current Planning Division.

Current
Planning/
City
Attorney
Standard

26. The Applicant and /or Property Owner shall
indemnify, hold harmless and defend (at the
Applicant’s and Property Owner’s sole cost
and expense, with legal counsel approved by
the City in its sole discretio n) the City, its
elected and appointed officials, officers,
employees, ag ents, contractors and
consultants from and against any and all
claims, lawsuits, judgments, liability, injury or
damage arising from or in any manner
connected to any and all permits or approvals
relating to the Project, including without
limitation associated and reasonably incurred
attorneys’ fees and court and litigation costs
arising out of the defense of any such claims
and/or lawsuits, and actual attorneys’ fees
and court and litigation costs that may be
awarded by the court and required to be paid
by the City. The obligations required by this
Condition shall be set forth in a written
instrument in form and substance approved
by the City Attorney and signed by the
Applicant and Property Owner.

City
Attorney
Standard

27. A Comprehensive Construction Management
Plan (CMP) shall be submitted to Building &
Safety as part of the Building Permit plan
check approval process and shall be
All Depts

Standard

EXHIBIT B
Case No. P2022-0144-ZMA and P2022-0144-CP
8833 National Boulevard

NO. CONDITIONS OF APPROVAL Agency Source Compliance
Verification

PRIOR TO DEMOLITION PERMIT ISSUANCE
approved prior to issuance of the Demolition
and / or Building Permit. The comprehensive
CMP shall include a ll plans specified in the
conditions of approval. In addition, the plan
will identify the areas of construction staging,
temporary power, portable toilet, and trash
and material storage locations . The CMP
shall show all areas of the public right-of-way
which may be affected by the construction of
the project. Unless otherwise approved by
the Public Works Director, sidewalk access
shall be maintained at all times along the
project’s frontage.

In addition to the above, the CMP shall
include the following components:
a. A Pedestrian Protection Plan shall identify
all areas of pedestrian protection and indicate
the method of pedestrian protection or
pedestrian diversion when required. When
pedestrian diversion is required, the
Pedestrian Protection Plan must also be
approved by the City Engineer.
b. A Construction Traffic Management Plan
shall be prepared by a traffic or civil engineer
registered in the State of California. The
Construction Traffic Management Plan shall
be reviewed and approved by the City
Engineer and Current Planning Manager prior
to the issuance of any Project demolition,
grading, or excavation permit. The
Construction Traffic Management Plan shall
also be reviewed and approved by the City’s
Fire and Police Departments. The City
Engineer and Current Planning Manager
reserve the right to reject any engineer at any
time and to require that the Plan be prepared
by a different engineer. The Construction
Traffic Management Plan shall contain, but
not be limited to, the following:

EXHIBIT B
Case No. P2022-0144-ZMA and P2022-0144-CP
8833 National Boulevard

NO. CONDITIONS OF APPROVAL Agency Source Compliance
Verification

PRIOR TO DEMOLITION PERMIT ISSUANCE
A. The name and telephone number of a
contact person who can be reached 24
hours a day regarding const ruction traffic
complaints or emergency situations.

B. An up-to-date list of local police, fire, and
emergency response organizations and
procedures for the continuous
coordination of construction activity,
potential delays, and any alerts related to
unanticipated road conditions or delays,
with local police, fire, and emergency
response agencies. Coordination shall
include the assessment of any alternative
access routes that might be required
through the Property, and maps showing
access to and within the Pr operty and to
adjacent properties.

C. Procedures for the training and
certification of the flag persons used in
implementation of the Construction Traffic
Management Plan. Flag persons with
certified training shall be provided for work
site traffic control t o minimize impacts to
traffic flow and to ensure the safe
movement of vehicles into and out of the
Property.

D. The location, times, and estimated
duration of any roadway closures, traffic
detours, use of protective devices,
warning signs, and staging or queu ing
areas.

E. The location and travel routes of off -site
staging and parking locations.

F. Estimated number of trucks per hour for
dirt hauling, concrete pouring, deliveries,
etc.
c. A Demolition Debris Recycling Plan shall
list the material to be recycled and the name,
address, and phone number of the facility of

EXHIBIT B
Case No. P2022-0144-ZMA and P2022-0144-CP
8833 National Boulevard

NO. CONDITIONS OF APPROVAL Agency Source Compliance
Verification

PRIOR TO DEMOLITION PERMIT ISSUANCE
organization accepting the materials.

Reasonable efforts shall be used to reuse and
recycle construction and demolition debris, to
use environmentally friendly materials, and to
provide energy efficient buildings, equipment,
and systems.
d. A vector/pest control abatement plan
prepared by a pest control specialist licensed
or certified by the State of California shall
outline all steps to be taken prior to th e
commencement of any demolition or
construction activity in order to ensure that
any and all pests (including, but not limited to,
rodents, bees, ants and mosquitoes) that may
populate the Property do not relocate to or
impact adjoining properties.
e. The CMP shall address implementation of
the following measures during construction:
i Foundation Shoring Plan demonstrating use
of noise dampening design methods.
ii Construction Rules Sign that includes
contact names and telephone numbers.
iii Daily maintenance of construction site.
iv Dust control by regular watering.
v Construction worker and contractor offsite
parking.
vi Staging and storage of construction
equipment on-site only.
vii Compliance with noise standards.
f. Foundation shoring and/or foundation piles.

When foundation shoring and/or foundation
piles will be part of the Project, the engineer
of record shall specify use of noise
dampening measures such as the drilling of

EXHIBIT B
Case No. P2022-0144-ZMA and P2022-0144-CP
8833 National Boulevard

NO. CONDITIONS OF APPROVAL Agency Source Compliance
Verification

PRIOR TO DEMOLITION PERMIT ISSUANCE
shoring supports and piles as determined by
the Building Official and Current Planning
Manager, which shall be incorporated in
project plans.

28. A Comprehensive Construction Management
Plan (CMP) shall be submitted to Building &
Safety as part of the Demolition Permit plan
check approval process. The CMP shall be
approved prior to issuance of the Demolition
Permit. The comprehensive CMP shall
include all plans specified in the conditions of
approval, such as Pedestrian Protection Plan,
Construction Traffic Management Plan,
vector/pest control abatement plan,
demolition debris recycling plan, and
foundation shoring and/or foundation piles. In
addition, the plan will identify the areas of
construction staging, worker parking
locations, temporary power, portable toilet,
and trash and material storage locations.

Public
Works
Special

EXHIBIT B
Case No. P2022-0144-ZMA and P2022-0144-CP
8833 National Boulevard

NO. CONDITIONS OF APPROVAL Agency Source Compliance
Verification

PRIOR TO GRADING / BUILDING PERMIT ISSUANCE

29. A minimum of two sets of final landscaping
and irrigation plans (separate from the plans
submitted for the building permit ) shall be
submitted to the Current Planning Division for
review and approval.

Current
Planning/
Parks &
Rec.

Standard

30. Prior to issuance of a building permit, notice
of the Project construction schedule and
CCMC 3307 shall be provided to all abutting
property owners and occupants within 100
feet of the site. An affidavit of such notification
shall be provided to the Building Division
([email protected]). The notice
shall identify the commencement date and
proposed timing for all construction phases
(demolition, grading, excavation/shoring,
foundation, rough frame, plumbing, roofing,
mechanical and electrical, and exterior finish).

Building Standard

31. a. The applicant, including the on -site
construction superintendent, shall attend a
pre-construction meeting with all reviewing
City departments and/or divisions,
organized by Building Safety , in order to
review all project conditions of approval.
b. Prior to commencement of work the
construction contractor shall advise the
Public Works Inspector on-site
(“Inspectors”) of the construction schedule
and shall meet with the Inspectors.

All
Depts
Standard

32. All mechanical equipment, loading docks and
trash facilities shall be screened from public
view per CCMC 17. 300.035. Methods of
screening shall be shown on the construction
plans.

Planning Special

33. The long -term spaces shall be provided in
individual bike lockers or bike racks in a
secure locking enclosure, accessible only to
the bicycle owners, and shall be located so
they are protected from the weather, easily
accessed and are visible to promote us age
Planning Special

EXHIBIT B
Case No. P2022-0144-ZMA and P2022-0144-CP
8833 National Boulevard

NO. CONDITIONS OF APPROVAL Agency Source Compliance
Verification

PRIOR TO GRADING / BUILDING PERMIT ISSUANCE
and enhance security. If long -term bike
parking is not located on the ground floor, the
elevator closest to the bike parking area shall
be at least 6 feet in depth to accommodate
bicycles. The long -term bicycle parking is
approved for the 1st level of the underground
parking structure, as indicated in the
Comprehensive Plan (Section 4.3).

34. The short-term spaces shall utilize seventeen
(17) “Inverted - U” bicycle racks or similar. The
short-term bicycle parking spaces shall be
provided within the Washington Parklet , per
the approved Comprehensive Plan.

Planning Special

35. The development plans shall provide detailed
information on the type of all bicycle parking
provided, and detailed dimensions of the
paths of travel/aisle widths, and the widths of
maneuvering areas and clearances within the
bicycle parking areas. Bicycle parking shall be
installed only on all-weather surfaces.

Planning Special

36. If an enclosure is constructed to secure long -
term bicycle parking, the enclosure shall
provide the following interior dimensions:
parking area footprint length for each bicycle
of 72”; aisles width of 48” between bicycle
parking areas; a minimum 30” separation
between parallel bicycle racks: and, a
minimum 24” separation between the bicycle
rack and any adjacent enclosure wall. These
requirements are consistent with the
Association of Pedestrian and Bicycle
Professional (APBP) recommended Bicycle
Parking Guidelines, 2nd Edition.

Planning Special

37. The development plans submitted for Building
Permit shall provide detailed information on
the type of all bicycle parking provided, and
detailed dimensions of the paths of travel/aisle
widths, the widths of maneuvering areas and
clearances.

Planning Special

EXHIBIT B
Case No. P2022-0144-ZMA and P2022-0144-CP
8833 National Boulevard

NO. CONDITIONS OF APPROVAL Agency Source Compliance
Verification

PRIOR TO GRADING / BUILDING PERMIT ISSUANCE

38. All bicycle parking required above, shall be
installed, maintained, and managed by the
developer or their successors, and approved
prior to issuance of any Certificate of
Occupancy.

Planning Special

39. The project site is located within the
Washington National Transit Oriented District
(TOD) Streetscape Plan. The plans indicated
in the Comprehensive Plan indicate short-
term bicycle parking, enhanced paving areas
decorative lighting, landscape planters an d
seating areas at the building entrance. The
applicant shall continue to work with Staff to
further refine the streetscape plan to be
consistent with the TOD streetscape plan.

Planning Special

40. The design of the Washington Parklet shall
include more usable public space subject to
the review and approval by the City’s
Landscape Architect and Current Planning
Division prior to issuance of Building Permits.

Planning Special

41. The Comprehensive Plan shall be revised to
add the following to Page 18 at the end of the
section titled “Vehicle Parking Culver City”.
“A request to reduce the amount of parking
from the required parking specified in the
Comprehensive Plan may be processed and
approved by the Planning and Development
Services Director or designee through a Minor
Modification request to the Comprehensive
Plan considering Zoning Code parking
standards in place at the time.”

Prior to Building Permit Issuance, the
Comprehensive Plan shall be revised to add
this provision to Page 18 at the end of the
section titled “Vehicle Parking Culver City.

Planning,
Public
Works
Special

EXHIBIT B
Case No. P2022-0144-ZMA and P2022-0144-CP
8833 National Boulevard

NO. CONDITIONS OF APPROVAL Agency Source Compliance
Verification

PRIOR TO GRADING / BUILDING PERMIT ISSUANCE

42. Provide a screened fence all sides of the
property during construction. During
construction any violations of the project
conditions of approval may result in
administrative assessments and/ or general
stop work orders. Any type of damage to any
adjacent property or any part of the City right
of way will result in a general stop work
order. A careful, detailed photo
documentation of neighboring properties is
required prior to the start of any major
construction activities, provide a digital copy
of photos to Building Safety.

Building Special

43. A pre-construction coordination meeting shall
be held in City Hall including the on -site field
superintendent and City staff, prior to the start
of major construction activities. Whoever will
be the on -site field superintendent MUST
attend the construction kick -off meeting. The
pre-construction meeting is to take place prior
to ANY permit issuance where the drawings
are substantially complete.

Building Special

44. A full comprehensive code analysis shall be
part of the plan check submittal set. It shall
include but not limited to: means of egress
plan, fire rated wall protection plan, accessible
plan, exterior opening area analysis, energy
analysis, parking analysi s, CALGreen
checklist, commercial plumbing fixture count
analysis, allowable height and area analysis.

Building Special

45. A soils report shall be submitted with the
building permit application and a soils report
shall also be submitted with the shoring permit
application. Due to the high water table the
soils report will be reviewed during the plan
review process by the City’ s third party
consultant. Contact building.safety@culvercity.
org for a fee estimate.

Building Special

EXHIBIT B
Case No. P2022-0144-ZMA and P2022-0144-CP
8833 National Boulevard

NO. CONDITIONS OF APPROVAL Agency Source Compliance
Verification

PRIOR TO GRADING / BUILDING PERMIT ISSUANCE

46. An agreement in concept of cross
jurisdictional issues shall be in place prior to
permit submittal.

Building Special

47. All cross jurisdictional issues and
agreements, code modifications, alternate
methods of materials shall be in place and
approved by both jurisdictions having
authority prior to permit issuance.

Building Special

48. On-site improvement 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 on -site improvement plans
shall include detailed on -site drainage and
grading of the site indicated by topographical
lines and spot elevations. This plan shall be
approved for on-site construction only.

Public
Works
Special

49. A final hydrology and hydraulics report shall
be submitted to the City Engineer as part of
the grading plan for review and approval. The
25-year storm frequency (i.e., urban flood)
shall be used for the design of the on -site
conveyance facilities, as the existing site is
neither a natural watercourse nor a natural
sump.

Public
Works
Special

50. The applicant shall provide a geotechnical
report from a State licensed geotechnical
engineer, as part of the Site Improvement
Plan, reporting on the suitability of the onsite
soils to support the proposed
construction. The report shall also include a
liquefaction analysis and a determination of
the adequate pavement and base
requirements for the drive aisles and parking
areas. The report shall also identify any
special considerations necessary to satisfy
California Building Code requirements.

Public
Works
Special

EXHIBIT B
Case No. P2022-0144-ZMA and P2022-0144-CP
8833 National Boulevard

NO. CONDITIONS OF APPROVAL Agency Source Compliance
Verification

PRIOR TO GRADING / BUILDING PERMIT ISSUANCE

51. Off-site improvement plans prepared by a civil
engineer registered in the State of California
shall be submitted to the Engineering Division
for review, approval and permitting for all
proposed improvements within the public
right-of-way. S eparate plans shall be
submitted for street improvements, street light
improvements, traffic signal, signage and
striping, and sewer improvements.

Landscape and irrigation plans for the public
parkway area and raised medians shall be
included in the street improvement plans.

Public
Works
Special

52. Applicant shall pay an initial plan check fee in
the amount of $750.00 each upon submittal of
the on -site-Improvement and off -site
Improvement plans for review. Additional plan
check and permit fees will be determined per
the Engineering Division’s Schedule of Fees
and Charges.

Public
Works
Special

53. Concurrent with the submittal of the on -site
improvement plan, a Standard Urban
Stormwater Mitigation Plan (SUSMP) shall be
submitted for review and approval by the City
Engineer as outlined in CCMC Chapter 5.05.

The SUSMP shall be developed and
implemented in accordance with the
requirements of the Los Angeles County
Municipal Stormwater National Pollution
Discharge Elimination System (NPDES)
Permit No. CAS614001 (Order No. 01 -182).

The SUSMP shall provide Best Management
Practices (BMP’s) that adequately address
the pollutants generated during the post -
construction stage and shall be designed for
filtration, infiltration and retention for the first

1.1” of rainfall. The site improvement plans
shall note the contractor shall comply with the
“California Stor mwater Best Management
Practice Handbooks”. The Site Improvement
Plans shall not be accepted for review unless
the SUSMP is included in the submittal
Public
Works
Special

EXHIBIT B
Case No. P2022-0144-ZMA and P2022-0144-CP
8833 National Boulevard

NO. CONDITIONS OF APPROVAL Agency Source Compliance
Verification

PRIOR TO GRADING / BUILDING PERMIT ISSUANCE
package, including the plan check fee
associated with the SUSMP. Said SUSMP
shall be used to guide the “Co nceptual – Not
For Construction” Post Development
Hydrology / SUSMP Map. The approval of the
SUSMP is required prior to issuance of the
Site Improvement Plan. The SUSMP shall
cover the new building and parking lot. The
Site Improvement Plans shall not be accepted
for review unless the SUSMP is included in
the submittal package, including the plan
check fee associated with the SUSMP.

54. This project proposes to redevelop property
that exceeds one acre. Therefore, prior to the
issuance of Grading or Building Permits, proof
of obtaining a General Construction Activities
NPDES Permit from the State Water
Resources Control Board via a Waste
Discharger Identification (WDID) number shall
be submitted. This will include the filing of a
Notice of Intent (NOI) and Stormwater
Pollution Prevention Plan (SWPPP) with the
State. A copy of the SWPPP and WDID shall
be provided to the Engineering Division prior
to the approval of the LSWPPP.

Public
Works
Special

55. Upon completion of rough grading, the
geotechnical and civil engineers shall submit
certifications and final reports in accordance
with the California Building Code. These
certifications and reports shall certify the soil
compaction and indicate that the pad grade is
per plan and shall be submitted to the
Engineering Division for review prior to the
issuance of any building permits.

Public
Works
Special

56. Drainage devices, concrete curb and gutter,
sidewalk, and drive approach, roadway
pavement shall be designed to the latest
edition of the American Public Works
Association (APWA) Standard Plans.

Public
Works
Special

EXHIBIT B
Case No. P2022-0144-ZMA and P2022-0144-CP
8833 National Boulevard

NO. CONDITIONS OF APPROVAL Agency Source Compliance
Verification

PRIOR TO GRADING / BUILDING PERMIT ISSUANCE

57. All staging and storage of construction
equipment and materials, including the
construction dumpster, shall be on -site
only. The applicant shall obtain written
permission from adjacent property owners for
any construction staging occurring on
adjacent property.

Public
Works
Special

58. Prior to the commencement of any
excavation, the applicant shall install a
temporary construction fence around the
site. The height and fence material are
subject to approval by the City Engineer.

Public
Works
Special

59. The construction contractor shall advise the
Public Works inspector of the schedule and
shall meet with the inspector prior to
commencement of work.

Public
Works
Special

60. Due to the change of use and increased
density, this project is subject to the City’s
Sewer Facility Charge. This charge shall be
paid prior to the issuance of any permit.

Public
Works
Special

61. Prior to the issuance of a building permit, the
applicant shall obtain the approval of the
City’s Environmental Programs and
Operations Manager for the size, location, and
type of equipment needed for the adequate
storage and disposal of a ll solid and
recyclable waste generated by the project.

Public
Works
Special

62. Before street trees are removed, the applicant
shall submit an arborist report which states
whether or not a street tree would survive
being transplanted. If street trees will not
survive being transplanted, then it may be cut
down and replaced at a 2:1 ratio.

Public
Works
Special

63. Trash enclosure/room(s) shall be sized
according to the projects trash demand per
the approved Trash/Recycling/Organic
Management Plan. All Trash
Public
Works
Special

EXHIBIT B
Case No. P2022-0144-ZMA and P2022-0144-CP
8833 National Boulevard

NO. CONDITIONS OF APPROVAL Agency Source Compliance
Verification

PRIOR TO GRADING / BUILDING PERMIT ISSUANCE
enclosure/room(s) shall have a minimum 10
feet clear opening, 8” high x 6” wide concrete
curbing along the interior wall, and drain inlets
directly connected to the private sanitary
sewer system for maintenance purposes.

64. Project shall provide staging areas for trash
bins collections on private property and shall
be fully accessible by collection trucks or
scout vehicles. Access driveways and drive
aisles to the on -site staging area(s) or
collection points shall provide adequate
collection truck turning radius, overhead
clearances for both trave ling height and
operational overhead height, 14 feet and 20
feet, respectively.

Public
Works
Special

65. Waste Plan must be reviewed and approved
by Environmental Programs and Operations
Division prior to any Planning Division
Entitlement approval.

Public
Works
Special

66. The applicant shall include green street
features along the National frontage of the
project and integrate with any required on-site
LID installations, in accordance with the City’s
Stormwater Quality Master Plan.

Public
Works
Special

67. Any construction work in the public right -of-
way requires the issuance of an
encroachment permit from the Public Works
Department including a traffic control plan
consistent with the CA MUTCD.

Traffic Special

68. Provide truck turning templates for
ingress/egress along National Blvd.

Traffic Special

69. The Washington Blvd entrance shall be used
for emergency use only.

Traffic Special

70. Building shall have fire sprinklers installed per
2019 NFPA 13 requirements and CCMC 9.02.

Fire department connection (FDC) shall be
Fire Special

EXHIBIT B
Case No. P2022-0144-ZMA and P2022-0144-CP
8833 National Boulevard

NO. CONDITIONS OF APPROVAL Agency Source Compliance
Verification

PRIOR TO GRADING / BUILDING PERMIT ISSUANCE
located as approved by Fire Marshal. The
Double Detector Check Assembly (DDCA)
shall be located as required by GSW.

71. Location of the Fire Department fire sprinkler
connection (FDC) shall be approved by the
Fire Marshal. Culver City Fire Department
requires each FDC to be within 150 feet of a
public fire hydrant. A new fire hydrant may be
required to meet this requirement.

Fire Special

72. A site plan is required and must include the
square footage and construction type of the
buildings to determine fire flow and hydrant
location requirements (CFC 903.3).

Fire Special

73. Hydrants shall be provided in the quantity and
at the spacing prescribed in the 2016 CFC
Appendix B. Please show the location of all
hydrants within 300 feet of the property.

Fire Special

74. Provide fire sprinkler monitoring and fire alarm
system per 2019 NFPA 72, fire monitoring
system shall be separate from the security
system. Provide audible visual devices per
NFPA 72 public mode. Comply with Ch. 5 of
2019 CFC Emergency Responder Radio
Coverage.

Fire Special

75. Trash areas within five feet of the building
shall be protected by fire sprinklers.

Fire Special

76. 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.)

Fire Special

77. Parapets in excess of five feet shall have
catwalks and ladders, contact CCFD for
requirements.

Fire Special

EXHIBIT B
Case No. P2022-0144-ZMA and P2022-0144-CP
8833 National Boulevard

NO. CONDITIONS OF APPROVAL Agency Source Compliance
Verification

PRIOR TO GRADING / BUILDING PERMIT ISSUANCE

78. In Buildings where the floor level of the
highest story is located more than 30 feet
(9144 mm) above the lowest level of fire
department vehicle access. Provide a class III
standpipe system with 2 1/2" and 1 1/2"
reducing outlets located in each stairwell
landing and per 100 foot of hose and 30 foot
of stream.

Fire Special

79. All Fire Lane locations shall be determined by
the Fire Code Official upon submittal of final
proposal, location of fire lane width, vertical
clearance, location and type of fire
department connections (FDC's) and similar
equipment. All fire lane and fire road surfaces
shall be of approved surfaces and designed to
support the weight of a 68,000 -pound
apparatus.

Fire Special

80. All floor levels below grade shall have a
mechanical stand -alone manual smoke
purge system installed in compliance with the
requirements of Chapter 9 of the CA Building
Code. Installation and material reviews by the
Culver City Building Department. The
engineering design of system shall be
reviewed and approved by the Culver City Fire
Department regarding the project.

Fire Special

81. Substitute Festuca rubra (listed on p. 68) with
another plant that has a lower water plant
factor. Festuca rubra in Culver City has a high
Wucols plant factor. Otherwise, a beautiful
landscape plan.

Parks Special

82. Final Landscape plan shall follow City’s
Landscape Guidelines, the City’s Urban
Forest Master Plan, and the City’s Parkway
Guidelines. Once the plans are resubmitted at
80% Design Development, I will conduct a
detailed review.

Parks Special

EXHIBIT B
Case No. P2022-0144-ZMA and P2022-0144-CP
8833 National Boulevard

NO. CONDITIONS OF APPROVAL Agency Source Compliance
Verification

PRIOR TO GRADING / BUILDING PERMIT ISSUANCE

83. The Project shall meet all provisions of CCMC
Section 7.05.015 - “Transportation Demand
and Trip Reduction Measures”. The applicant
shall indicate compliance with all CCMC
Section 7.05.015 Transportation Demand and
Trip Reduction Measures on the Building
Permit Plans to be submitted for review and
approval by Transportation Department.

Trans. Special

84. ART IN PUBLIC PLACES PROGRAM - This
project will trigger the City's Art in Public
Places Program (APPP) as outlined in CCMC

15.06 et seq. If the APPP allocation (1% of
total Building Permit valuation for the project)
is $75,000 or more, the applicant has several
options for fulfilling the APPP requirement
including payment of an in -lieu fee to the
Cultural Trust Fund prior to Building Permit
issuance or commission of permanent art for
the site.

Cultural
Affairs
Special

EXHIBIT B
Case No. P2022-0144-ZMA and P2022-0144-CP
8833 National Boulevard

NO. CONDITIONS OF APPROVAL Agency Source Compliance
Verification

DURING CONSTRUCTION

85. During all phases of construction, a
“Construction Rules Sign” that includes
contact names and telephone numbers of the
Developer, Property Owner, construction
contractor(s), and the City, shall be posted on
the Property in a location that is visible to the
public. These names and telephone numbers
shall also be made available to adjacent
property owners and occupants to the
satisfaction of the Current Planning Manager
and Building Official.

Building/
Current
Planning
Standard

86. During construction, t he Property shall be
maintained daily so that it is free of trash and
litter.

Building Standard

87. During construction, dust shall be controlled
by regular watering or other methods as
determined by the Building inspector.

Building/
Public
Works
Standard

88. The Building Division may apply
administrative assessments and/ or post
general stop work notices for any violations of
the Conditions of Approval for the Project, and
any violations of the CCMC.

In the event three citations are issued in
connection with the Project for violations of
these Conditions of Approval or for other
violations of the CCMC, Project construction
shall be stopped until such time that it is
determined to the satisfaction of the Planning
and Development Services Director, that
causes of such violations have been
eliminated or corrected and that the Project
will be able to proceed in full compliance with
these Conditions of Approval and the CCMC.

Building Standard

89. During all phases of construction, all
construction workers, contractors and others
involved with the Project shall park on the
Property or at designated offsite locations
approved by the City, and not in the
surrounding neighborhood.

Building
Current
Planning
Public
Works
Standard

EXHIBIT B
Case No. P2022-0144-ZMA and P2022-0144-CP
8833 National Boulevard

NO. CONDITIONS OF APPROVAL Agency Source Compliance
Verification

DURING CONSTRUCTION

90. Prior to the commencement of any
excavation, a temporary construction fence
with wind screen shall be installed around the
site. The wind scree n may be omitted for
drivers’ line of si ght. The height and fence
material are subject to approval by the City
Engineer and the Current Planning Manager.

The site fence location shall be identified on
the Demolition plan.

Building/
Current
Planning/
Public
Works
Standard

91. Hours of construction shall be limited to the
following: 7:00 AM to 8:00 PM Monday
through Friday; 9:00 AM to 7:00 PM Saturday;
and 10:00 AM to 7:00 PM Sunday and
National holidays , as approved per the
Extended Construction Hours entitlement.

Dirt hauling and construction material
deliveries or removal are prohibited during the
morning (7:00 AM to 8:00 AM) and afternoon
(4:00 PM to 6:00 PM) peak traffic periods. All
construction workers shall be respectful of the
surrounding neighborhood and ke ep non -
construction related noise to a minimum prior
to, during, and after permissible construction
hours.

Building/
Public
Works
Standard

92. All staging and storage of construction
equipment and materials, including the
construction dumpster, shall be on -site only.

The Property Owner must obtain written
permission from adjacent property owners for
any construction staging occurring on
adjacent property.

Building/
Public
Works
Standard

93. Compliance with the following noise
standards shall be required 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
Building/
Current
Planning
Standard

EXHIBIT B
Case No. P2022-0144-ZMA and P2022-0144-CP
8833 National Boulevard

NO. CONDITIONS OF APPROVAL Agency Source Compliance
Verification

DURING CONSTRUCTION
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 l ocation 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 installat ion of
acoustical shielding as approved by the
Current Planning Manager and the
Building Official in order to comply with
the City’s Noise Regulations and
Standards as set forth in CCMC Chapter

9.07; and
E. Stationary source equipment (i.e.,
compressors) shall be located so as to
maintain the greatest distance from the
public right -of-way and from Noise
Sensitive Receptors.

94. Construction vehicles shall not be permitted
to stage or queue where they would interfere
with vehicular and pedestrian traffic or block
access to adjacent properties. During
construction, trucks and other vehicles in
loading and unloading queues must be
parked with their engines off to reduce vehicle
emissions. Construction deliveries shall be
phased and scheduled to avoid emissions
peaks as determined by t he Building Official
and discontinued during second -stage smog
alerts.

Building/
Public
Works
Standard .

EXHIBIT B
Case No. P2022-0144-ZMA and P2022-0144-CP
8833 National Boulevard

NO. CONDITIONS OF APPROVAL Agency Source Compliance
Verification

DURING CONSTRUCTION
Off-site staging shall be at locations approved
by the City Engineer and shall be of sufficient
length to accommodate large trucks without
being unduly disruptive to traffic operations.

The drivers of these trucks shall be in radio or
phone communication with on -site personnel
who shall advise the drivers when to proceed
from the staging location to the Property.

Construction-related vehicles shall not be
permitted to park o n public streets except
along the frontage of the construction site and
shall be approved by the City Engineer.

95. Provide for construction worker and
construction vehicle parking, all materials
storage and staging areas, construction
workers, construction vehicles, delivery
trucks shall not park on any neighboring
property, nor shall they park in front or behind
of any neighboring property without C.C.

Public Works Dept./ Engineering Division
approval.

Building Special

96. All concrete pours/ worker staging/ any on-
site or off-site activity shall start and end
within the allowed construction hours. No on-
site or off-site staging activity or any activity of
any kind is allowed outside of the allowed
construction hours. Every effort shall be
made to minimize noise on site, no music is
allowed on site. Place a temporary
construction sign during construction with the
superintendents name and phone number,
the contractors name and phone number, the
allowed hours of construction, and the
minimum safety gear mandatory for all staff
on site; long pants, a shirt w/ sleeves, closed
toe shoes, a hardhat, gloves and eye and ear
protection as necessary. Submit the
qualifications of any special inspectors to
Building Safety in advance. Building Safety
reserves the right to dismiss any special
inspector at any time. During construction
Building Special

EXHIBIT B
Case No. P2022-0144-ZMA and P2022-0144-CP
8833 National Boulevard

NO. CONDITIONS OF APPROVAL Agency Source Compliance
Verification

DURING CONSTRUCTION
have a predetermined location for the special
inspection reports, engineer's reports, for
easy access by the Building Safety staff.

97. All trucks driving to the job-site shall obtain
C.C. haul route permits, a copy of the
approved haul route permit shall be kept in
every vehicle traveling to the construction
site, including supplier and delivery vehicles.

Building Special

98. C.C. Building Safety reserves the right to
adjust allowed construction staging areas
during the course of the project, or to apply
administrative assessments, or to post a
general stop work notice for violations of any
conditions of approval or any previously
approved use of the City right of way.

Building Special

99. Provide flag persons during any activity which
might impact citizen's vehicles or
pedestrians. The project is responsible for all
trash generated during construction Any
graffiti shall be immediately painted over.

Building Special
100. Flag persons with certified training shall be
provided for work site traffic control to
minimize impacts to traffic flow and to ensure
the safe movement of vehicles into and out of
the Project Site.

Public
Works
Special
101. Construction vehicles shall not be permitted
to stage or queue where they would interfere
with vehicular and pedestrian traffic or block
access to adjacent businesses. Off-site
staging locations shall be approved by the
City Engineer and be of sufficient length to
accommodate large trucks without being
unduly disruptive to traffic operations. The
drivers of these trucks shall be in radio or
phone communication with on -site personnel
who shall advise the drivers when to proceed
from the staging location to the site.

Public
Works
Special

EXHIBIT B
Case No. P2022-0144-ZMA and P2022-0144-CP
8833 National Boulevard

NO. CONDITIONS OF APPROVAL Agency Source Compliance
Verification

DURING CONSTRUCTION
102. Construction-related vehicles shall not be
permitted to park on public streets.

Public
Works
Special
103. All work that will be done in the jurisdiction of the City of Los Angeles shall be coordinated
with the Los Angeles Department of
Transportation or other pertinent agencies.

Public
Works
Special
104. During construction, pedestrian access along
the project’s frontage shall be maintained at
all times.

Public
Works
Special
105. If tie-backs are used in the public right-of-way, they shall be de -tensioned at 20 feet below
grade and removed. Any soldier beams in the
public right-of-way shall be removed up to 5
feet below grade.

Public
Works
Special
106. If existing street lights are to be disabled for any reason, then temporary street lighting will
need to be activated. Temporary street
lighting shall be approved by the Public Works
Inspector prior to installation.

Public
Works
Special

EXHIBIT B
Case No. P2022-0144-ZMA and P2022-0144-CP
8833 National Boulevard

NO. CONDITIONS OF APPROVAL Agency Source Compliance
Verification

PRIOR TO CERTIFICATE OF OCCUPANCY OR FINAL INSPECTION
107. All provisions, and requirements set forth in
these Conditions of Approval, in the
Resolution approving the project, in the
CCMC, or in any applicable written
comments as provided by City
representatives on 6/30/22 at the Project
Review Committee meeting on the Land Use
Permit application , shall be fulfilled and
satisfied to the satisfaction of all City
departments before the use may be
established or the Project occupied.

All Standard
108. All onsite and offsite improvements and all
conditions of approval except those which
are deferred pursuant to a bond or letter of
credit as determined and approved by the
Building Official, Fire Marshal, Current
Planning Manager, and/or City Engineer
shall be completed prior to issuance of any
certificate of occupancy. Prior to issuance of
any certificate of occupancy the following
shall be provided to and approved by the
City:

A digital format c ompatible with the City’s
computer system, of as-built set of plans that
shall include at a minimum all information
that is on the final version of the B uilding
Permit set including any revisions as well as
the site plan, grading and utility plan,
landscape and irrigation plan, floor plan for
each level of the Project, parking structure
plan, roof plan with all mechanical equipment
identified as to purpose and source and all
offsite improvements., and that are certified
by the project architect and engineer.

All Standard

109. The applicant shall scan the grading plans,
all off -site plans, and SUSMP and SWPPP
reports and forward the electronic copies to
Engineering.

Public
Works
Standard
110. All signs and existing painted curb fronting
the site shall be replaced and refreshed.

Public
Works
Standard

EXHIBIT B
Case No. P2022-0144-ZMA and P2022-0144-CP
8833 National Boulevard

NO. CONDITIONS OF APPROVAL Agency Source Compliance
Verification

PRIOR TO CERTIFICATE OF OCCUPANCY OR FINAL INSPECTION

111. The Project shall comply with CCMC
Chapter 15.06: New Development Fees
including:
a. New Development Impact Fees as set
forth in CCMC Section 15.06.005 et. seq.,
b. Art in Public Places Program, as set forth
in CCMC Section 15.06.100, et. seq.,
c. Mobility Improvement Fees, as set forth in
CCMC Section 15.06.500, et. seq.
d. Affordable Housing Commercial
Development Impact Fee, as set forth in
CCMC Section 15.06.600, et. seq.

All Standard
112. The applicant shall 2” grind and repave
National Boulevard to the center of the street
along the project’s frontage. Pavement shall
be rubberized asphalt. Lane line striping
shall be restored to original configuration or
according to the approved striping plan.

Public
Works
Special
113. Prior to the issuance of any Certificate of
Occupancy, all traffic related conditions must
be installed and accepted by the appropriate
City/County agencies
Public
Works
Special
114. All existing driveway approaches which will
no longer be necessary shall be removed
and reconstructed with full -height curb,
gutter, and sidewalk.

Public
Works
Special
115. Project shall remove and replace all existing
sidewalk. All new sidewalks shall be ADA
compliant.

Public
Works
Special
116. All utility lines fronting the site shall be
undergrounded by the applicant.

Public
Works
Special
117. Prior to requesting final Certificate of
Occupancy, the applicant shall scan the
approved grading plans, off -site
improvements plans, LID Report, and
Public
Works
Special

EXHIBIT B
Case No. P2022-0144-ZMA and P2022-0144-CP
8833 National Boulevard

NO. CONDITIONS OF APPROVAL Agency Source Compliance
Verification

PRIOR TO CERTIFICATE OF OCCUPANCY OR FINAL INSPECTION
SWPPP, an d shall forward them to the
Engineering Division.
118. Project will be required to place a pull box
and conduit to connect to the project’s
proposed networking room for future Culver
Connect fiber consideration. Pull box and
conduit shall be on-site.

Public
Works
Special
119. Applicant will be required to obtain a 6 -foot
easement for public sidewalk access within
the private property on National Boulevard.

Public
Works,
Planning
Special
120. The project shall replace any parking meters,
signs and posts, signal poles, and any other
traffic and parking control devices within the
public right-of-way if damaged by the project
construction.

Traffic Special
121. The project shall install a City approved
battery backup system at the intersection of
National Blvd and Ivy Station.

Traffic Special
122. Project shall provide a traffic signal battery
backup system (BBS) for the intersection of
National Blvd and Ivy Station.

Traffic Special
123. Provide addresses viewable from the public
way.

Fire Special
124. Provide Knox Box and/or Knox key switches.

Motorized access gates to have ‘Knox’ key
switch.

Fire Special
125. Provide fire extinguishers, size, location and
type shall be approved by Fire Marshal.

Fire Special
126. 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.

Fire Special

EXHIBIT B
Case No. P2022-0144-ZMA and P2022-0144-CP
8833 National Boulevard

NO. CONDITIONS OF APPROVAL Agency Source Compliance
Verification

PRIOR TO CERTIFICATE OF OCCUPANCY OR FINAL INSPECTION
127. 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.

Fire Special
128. All emergency lights and exit lights shall
have self -contained battery backup power.

Fire Special

EXHIBIT B
Case No. P2022-0144-ZMA and P2022-0144-CP
8833 National Boulevard

NO. CONDITIONS OF APPROVAL Agency Source Compliance
Verification

ON-GOING
129. The use and development of the Property
shall be in substantial conformance with the
plans and materials submitted with the
application for the Land Use Permit as
reviewed by the Planning Commission at its
meeting on 11/9/22, excepted as modified
by these Conditions of Approval.

Current
Planning
Standard
130. Pursuant to CCMC Section 17.650.020 -
“Inspection”, the Property O wner and
Applicant shall allow authorized City
officials, or their designees, access to the
Property where there is reasonable cause to
believe the Property is not in compliance
with these C onditions of Approval or other
requirements of the CCMC.

All Standard
131. The use and development of the Property
shall comply with these Conditions of
Approval and all applicable local, special
district or authority, county, state and
federal statutes, codes, standards,
regulations, guidelines and policies,
including, but not limited to, Building
Division, Fire Department, Current Planning
Division and Public Works Department
requirements, and shall comply with all
applicable CCMC requirements and all
comments made during the City’s building
permit plan check review process
(collectively, “Applicable Rules”) . Failure to
comply with Applicable Rules may result in
reconstruction work, demolition, stop work
orders, withholding of certificate of
occupancy, revocation of land use permit
approval and/or any other remedies
available to the City in law or in equity.

All Standard
132. All graffiti shall be removed from the
Property within 48 hours of its application.

All Depts

Standard
133. The Property Owner shall maintain all street
trees along the property frontage at his/her
sole cost and expense.

Public
Works
Standard

EXHIBIT B
Case No. P2022-0144-ZMA and P2022-0144-CP
8833 National Boulevard

NO. CONDITIONS OF APPROVAL Agency Source Compliance
Verification

ON-GOING
134. City Streetscape improvements shall be
maintained by the project owner in
perpetuity.

Public
Works/
Current
Planning
Standard
135. The project shall provide streetscape
improvements along the project’s street
frontage including street trees in
accordance with the Urban Forest Master
Plan, and benches, bike racks, waste bins
consistent with the specifications provided
in the Washington National TOD
Streetscape plan.

Current
Planning
Standard
136. All mitigation measures set forth in any
environmental document relating to the
Project (including any reports of the type
contemplated by the California
Environmental Quality Act) shall be
incorporated herein by this reference as
though fully set forth in these Conditions of
Approval and shall be completed as
specified therein.

Current
Planning
Standard
137. All Project related solid and recyclable
waste material handling shall be in
accordance with CCMC Section 5.01.010 –
“Solid Waste Management”, which outlines
the Environmental Programs and Operation
Division’s exclusive franchise for services.

PW/EPO Special
138. Project shall provide adequate trash,
recycling, and organics waste capacity and
comply with Assembly Bills 939, 1826 and
341, and SB1383 waste diversion goals and
all City requirements.

PW/EPO Special
139. An Affidavit for Acceptance of Conditions
shall be executed by the Applicant/Property
Owner and recorded in the County
Recorder's Office, on a form provided by the
Current Planning Division and in form and
substance acceptable to the City Attorney
Planning Special

EXHIBIT B
Case No. P2022-0144-ZMA and P2022-0144-CP
8833 National Boulevard

NO. CONDITIONS OF APPROVAL Agency Source Compliance
Verification

ON-GOING
and Planning and Development Services
Director. The Project approvals shall not
become operative if the Applicant/Property
Owner fails to sign the affidavit.

140. A Public Open Space Covenant and
Agreement shall be executed by the
Applicant/Property Owner and recorded in
the County Recorder’s office, on a form
provided by the Current Planning Division
and in form and substance acceptable to the
City Attorney and Planning and
Development Services Director, requiring
the Project public open space to be
maintained in a clean and sanitary condition
and open and available to the public as
determined by the City for the life of the
Project. After recordation, a certified copy
bearing the Recorder’s number and date
shall be provided to the Current Planning
Division.

Planning Special

GLOSSARY OF ABBREVIATIONS

American Public Works Association Standard Plans APWA Standards.

Construction Management Plan CMP
Culver City Municipal Code CCMC
Electrical Vehicle EV
Homeowner’s Association HOA
Standard Urban Stormwater Mitigation Plan SUSMP
Stormwater Pollution Prevention Plan SWPPP
Transit Oriented Development TOD

EXHIBIT C

STANDARD CODE REQUIREMENTS

NO. CODE REQUIREMENTS Agency
Code
Compliance
Verification
Check if
Applicable

1. All building permit applications for the Project shall include sufficient information and detail to clearly
reflect compliance with all applicable requirements
of the Culver City Municipal Code (the “CCMC”)
and with the Project Conditions of Approval.

Current
Planning

2. Pursuant to CCMC Section 17.630.010.C.4 –
“Posted Notice”, the public notification sign(s)
installed in accordance with the public notification
requirements for the Land Use Permit shall be
removed within ten days after the end of the appeal
period or the final decision by the City Council on
the Land Use Permit, whichever occurs last.

Current
Planning

3. The Project shall be developed pursuant to CCMC
Chapter 17.300 – “General Property Development
and Use Standards”.

Current
Planning

4. All planted areas on the Property shall be
landscaped and irrigated pursuant to CCMC
Chapter 17.310 - “Landscaping”.

Current
Planning

5. All parking areas on the Property shall be
developed pursuant to CCMC Chapter 17.320 -
“Off-Street Parking and Loading”.

Current
Planning

7. Signs proposed for the Project shall meet all
applicable requirements of CCMC Chapter 17.330
- “Signs”. All signs require a separate permit and
approval.

Current
Planning

8. The Project applicant shall obtain all permits and
licenses required in connection with the
development or use of the Project.

All

9. All work within the public right-of-way (including but not limited to curb, gutter, sidewalk, and driveways)
shall be designed and completed to the satisfaction
of the City Engineer . Drainage devices, concrete
curbs and gutters, sidewalks, drive approaches,
and roadway pavem ent shall be designed in
conformity with all provisions of the latest edition of Public
Works

EXHIBIT C

STANDARD CODE REQUIREMENTS

NO. CODE REQUIREMENTS Agency
Code
Compliance
Verification
Check if
Applicable
the American Public Works Association Standard
Plans (“APWA Standards”).

12. Any new utilities shall be placed underground or
enclosed within the building construction; no new
overhead utilities shall be permitted.

Public
Works
Current
Planning

13. The Project shall comply with all applicable
requirements of the Culver City Energy Reach
Codes as set forth in CCMC Section 15.02.1100 -
1180, et.seq.

Building

14. The Project shall comply with all applicable
requirements relating to solar photovoltaic
requirements as set forth in CCMC Section

15.02.100, et. seq. and as amended from time to
time.

Building

15. Plans submitted as part of the building permit
application shall include a schedule of the special
inspections anticipated, the firm proposed for the
special inspections, and the resumes of all
proposed special inspectors. The Building Official
reserves the right to reject any special inspector at
any time for the duration of the Project. All special
inspection reports shall be made available to the
Building Official and to any Culver City Building
Safety inspector as required by the Building
Official. No work shall be covered without a Culver
City Building Safety inspection, whether or not a
special inspection was performed on such work.

Building

16. Upon completion of the rough grading and prior to
excavation of shallow building foundations, the
following reports and drawings and any
supplements thereto shall be submitted to the City
Engineer:
a. An as-built grading plan prepared by the Civil
Engineer.
b. A certification by the civil engineer that the
grading has been completed in conformance
with the approved plan and California Building
Code.

Public
Works

EXHIBIT C

STANDARD CODE REQUIREMENTS

NO. CODE REQUIREMENTS Agency
Code
Compliance
Verification
Check if
Applicable
c. A final compaction report and certification by
the soils engineer that the grading has been
completed to his/her satisfaction and is in
compliance with the California Building Code.

17. For sites greater than or equal to 1 acre, the
applicant shall submit monthly SWPPP inspection
reports to the City Engineer.

Public
Works

18. All utility lines fronting the site shall be
undergrounded by the applicant.

Public
Works

19. The applicant shall give evidence of filing a Notice of Termination for SWPPP for projects greater than
or equal to 1 acre.

Public
Works

GLOSSARY OF ABBREVIATIONS

American Public Works Association Standard Plans APWA Standards.

Construction Management Plan CMP
Culver City Municipal Code CCMC
Electrical Vehicle EV
Homeowner’s Association HOA
Standard Urban Stormwater Mitigation Plan SUSMP
Stormwater Pollution Prevention Plan SWPPP
Transit Oriented Development TOD