2024-12-09_ATT 1 - 5700 Hannum CP Ordinance Final.pdf — City Council Meeting Agenda, December 9, 2024

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33 ORDINANCE NO. 2024-____

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF CULVER CITY,

CALIFORNIA, APPROVING COMPREHENSIVE PLAN, DENSITY AND OTHER BONUS

INCENTIVES, GENERAL PLAN MAP AMENDMENT, AND ZONING CODE MAP AMENDMENT, P2023-0218-CP, -DOBI, -GPMA, -ZCMA, TO ALLOW CONSTRUCTION

AND OPERATION OF THE MIXED USE PROJECT COMPREHENSIVE PLAN LOCATED AT 5700 HANNUM AVENUE IN THE COMMERCIAL REGIONAL BUSINESS PARK (CRB) ZONE.

(Comprehensive Plan, Density and Other Bonus Incentives, General Plan Map Amendment, and Zoning Code Map Amendment,
P2023-0218-CP, -DOBI, -GPMA, -ZCMA)

WHEREAS, on October 9, 2023, 5700 Hannum Owner, LLC c/o Lincoln Property Company, (the “Applicant”) filed applications for a General Plan Map Amendment, Zoning Code Map Amendment, Comprehensive Plan, Density and Other Bonus Incentives, and Extended Construction Hours to construct a 6-story, up to 78-foot high, mixed use residential and comme rcial development on a 2.23- acre site. (the “Project”). The Project is more specifically described by Los Angeles County Assessor Parcel Number 4134-005-015 in the City of Culver City, County of Los Angeles, State of California at 5700 Hannum Avenue in Culver City, California, 90230; and, WHEREAS, to implement the proposed Project, approval of the following applications are required:

1. General Plan Map Amendment P2023-0218-GPMA: to change the existing Regional Center land use designation to Mixed Use High, to ensure the Project Site’s land use designation allows residential uses; and

2. Zoning Code Map Amendment P2023-0218-ZCMA: to change the existing Commercial Regional Business Park (CRB) zoning designation to Planned Development (PD), to ensure the proper rezoning of the property and maintain consistency with the General Plan designation; and

3. Comprehensive Plan P2023-0218-CP: to ensure the Project is in compliance with all required standards and City ordinances, to establish standards and uses, and to establish all onsite and

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33 offsite conditions of approval reflecting the site features and compatibility of the proposed Project with the uses on adjoining properties; and

4. Density and Other Bonus Incentives P2023-0218-DOBI: to ensure implementation of State law density bonuses and other bonus incentives requirements, pursuant to California Government Code § 65915, or as may be amended, and the goals and policies of the City's General Plan Housing Element.

5. Extended Construction Hours Request: to allow additional hours of construction in the morning, increasing the permitted construction time to between 7:00 am and 8:00 pm, Monday through Friday; and 7 :00 am and 7 :00 pm, Saturdays and Sundays, to accommodate specific constructive activity including crane installation and dismantling, pouring concrete, grading, and excavation; and WHEREAS, pursuant to the California Environmental Quality Act (CEQA), the Project requires the City Council certify an Environmental Impact Report which was adopted under a separate City Council Resolution; and
WHEREAS, on July 10, 2024, after conducting a duly noticed public hearing on the subject application, including full consideration of the application, plans, staff report, environmental information and all testimony presented, the Planning Commission , by a vote of 3 to 0, recommended the City Council approve Comprehensive Plan, Density and Other Bonus Incentives, General Plan Map Amendment, and Zoning Code Map Amendment, P2023-0218-CP, -DOBI, -GPMA, -ZCMA, as set forth herein below; and
WHEREAS, on November 11, 2024, after con ducting a duly noticed public hearing on the subject application, including full consideration of the application, plans, staff report, environmental information, Planning Commission recommendations, and all testimony presented, the City Council, by a vote of 3 to 0, introduced an ordinance approving Comprehensive Plan, Density and Other Bonus Incentives, General Plan Map Amendment, and Zoning Code Map Amendment, P2023-0218-CP, - DOBI, -GPMA, -ZCMA (the “Ordinance”); and

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33 WHEREAS, on December 9, 2024, the City Council, by vote of __ to __, adopted the Ordinance to approve Comprehensive Plan, Density and Other Bonus Incentives, General Plan Map Amendment, and Zoning Code Map Amendment, P2023-0218-CP, -DOBI, -GPMA, -ZCMA, as set forth herein below.

NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF CULVER CITY, CALIFORNIA, DOES HEREBY ORDAIN AS FOLLOWS:

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

General Plan and Zoning Code Map Amendments P2023-0218-GPMA, -ZCMA

As outlined in CCMC Title 17, Section 17.620.030, the following required findings for General Plan and Zoning Code Map Amendments are hereby made:

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

The General Plan Map Amendment from Regional Center to Mixed Use High creates internal consistency between the General Plan Land Use Element and the new Planned Development zoning. The Mixed Use High land use designation supports zoning designations that allow mixed use developments while the Regional Center land use designation supports zoning designations that prohibit housing. The Mixed Use High designation allows rezoning of the Project Site to Planned Development and developm ent of the site at densities consistent with the zoning and densities listed in the adopted and certified General Plan Land Use and Housing Elements.

The rezoning of the site from Commercial Regional Business Park (CRB) to Planned Development 18 (PD18) creates consistency with Zoning Code standards and allowed uses. The CRB Zone does not allow housing while the new PD18 Zone establishes mixed use development standards and uses that are generally consistent with mixed use specific standards, but with some variation as stipulated in the PD18.

The land use and zoning code redesignation are consistent with the previous (prior to October 9, 2024) General Plan Land Use Element Objective 25 that calls for protection and enhancement of residential and commercial uses in the Fox Hills area. The redesignation includes development standards such as setbacks and landscaping, that lessen the potential for massing impacts on nearby residential uses . The redesignations are consistent with Housing Element Objectives 2 and 3 that encourage creation of housing supply and creation of affordable housing because the new designation and zoning will allow the creation 309 new dwelling units, 27 of them affordable.

2. The proposed amendment would not be detrimental to the public interest, health, safety, convenience, or welfare of the City.

The proposed General Plan Mixed Use High designation guides the zoning for the site. The zone change to PD18 focuses the types of uses allowed in the Comprehensive Plan and is consistent with the accompanying plans for the Project. The new zoning designation and the accompanying

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33 Comprehensive Plan establish es mixed use development standards ensuring height, setbacks, parking, and landscaping to minimize potential impacts to surrounding areas. The General Plan Map and Zoning Code Map Amendments are not detrimental to the public interest, health, and safety because they establish the appropriate land use designation for the site and implement the PD18 Zoning standards through the accompanying Comprehensive Plan. Further, the amendment and Project, have been reviewed by City departments to ensure compliance with all relevant City standards, codes, and policies; Project conditions and mitigations will also lessen any potential impacts.

3. The proposed amendment is in complian ce 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 (NOP) to State, regional, and local agencies, and members of the public. Based on comments a Draft EIR was prepared and circulate d. A Final EIR has been prepared and includes responses to comments. Studies were completed for Shade and Shadow, Air Quality and Greenhouse Gas Emissions, Archaeological Resources, Energy, Paleontological Resources, Noise, Geotechnical, Public Services, T ransportation Impacts, Water Supply, and Tribal Cultural Resources. Mitigation measures have been incorporated into the project’s design and address the following environmental impacts: Aesthetics, Air Quality, Biological Resources, Cultural Resources, Geo logy and Soils, Greenhouse Gas Emissions, Noise, Public Services, Transportation (which includes the Mobility and TDM Plan), Tribal Cultural Resources, and Utilities and Service Systems. With the inclusion of these mitigation measures, impacts on the environment are reduced to a less than significant level Conditions of Approval require that the Applicant implement the Mitigation Measures as contained in the Mitigation Monitoring and Reporting Program.

As outlined in CCMC Title 17, Section 17.620.030.B, the following additional required finding for a Zoning Code Map Amendment is hereby made:

4. The site 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 Project consists of a 6 -story, up to 78 -foot high, mixed -use residential and commercial development with two semi -subterranean levels, 309 residential units, and 5,600 squar e feet of retail space on a 2.23 -acre site. There are 428 vehicle parking spaces in two semi -subterranean vehicle parking levels with additional at grade parking on the first floor, and 92 bicycle spaces. It is located at the intersection of two secondary arterials per the previous Circulation Element, Hannum Avenue and Buckingham Parkway, and is surrounded by office and high-density residential uses.

The Project will result in the redevelopment of an underutilized site, with a high-density mixed-use development consistent with and allowed by the proposed land use designation and Comprehensive Plan zoning. Pedestrian and vehicular a ccess is provided from the streetscape network and driveways meeting the minimum Zoning Code standards, from the various public rights-of way 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 lar ge, it 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.

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33 The development proposal has been reviewed by Cit y 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 P2023-0218-CP

As outlined in CCMC Title 17, Section 17.560.020, the following required findings for a Comprehensive Plan are hereby made:

A. The proposed Comprehensive Plan can be substantially completed within 4 years.

The Project is planned and scheduled to be completed within two and one-half years and the Applicant will construct the Project in one phase. Construction is expected to begin in the second quarter of 2025 with full build-out and occupancy in the fourth quarter of 2027.

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 residential, commercial, landscaping, and outdoor seating features contribute to a desirable and stable environment and are consistent with the surrounding office and high-density housing area. The landscape and streetscape design are key elements that help promote a more livable, accessible, and vibrant neighborhood. Along Buckingham Parkway, pedestrian level front porches and landscaped entrances to rowhouse style apartments add to the residential environment that exists across the street. At th e corner of Buckingham Parkway and Hannum Avenue and along Hannum Avenue , outdoor seating and sidewalk trees and shrubs compliment the office/commercial nature of areas west and north of the Project Site. These elements revitalize the Project Site and add to the overall residential stability to the east and southeast by providing 309 new, permanent apartments for households wishing to locate in the Project vicinity. For the new residents living in the Project, amenities such as community rooms, outdoor decks and pools, parking, and bicycle parking further the intent to create a sp ace for permanent and sustained residency.

The Project site plan includes several sustainability features such as drought tolerant landscaping, compliance with Culver City Green Building Program’s Design to the Equivalent Standards of LEED Certification requirement , California Green Building Code’s mandatory requirements, EV and bicycle parking, and a transportation center with public transit information.

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

Present surrounding uses are high density apartments and condominiums to the east and southeast and commercial and office buildings to the west and north. The current uses will continue with potential additional high density mixed uses and standalone residential developments to the west and north. This is due to the adopted and cer tified Housing Element’s preferred density of 100 dwelling units per acre (du/a) and proposed multi-family housing in those areas of Fox Hills that now allow housing per the October 9, 2024 adopted General Plan Land Use Element . In addition, the Land Use Element designates this site and surrounding existing non -residential portions of Fox Hills as Mixed-Use High and Mixed-Use Medium with base densities of 100 du/a and 65 du/a respectively. The Project and the PD 18 Zone ’s allowed uses and standards are consistent with the Housing and Land Use Element Elements, thereby implementing these housing

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33 and planning policy and long-range planning documents. Thus, Project is beneficial to surrounding current and future uses.

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.

The Project’s Draft and Final EIRs include s Appendix I: the Gibson August 2023, Tra nsportation Study. The Study found the Project: is consistent with the City plans, programs, ordinances, and policies, and would not result in geometric design hazard impacts ; will not result in a significant VMT impact, and no mitigation measures are required; provides adequate internal circulation to accommodate vehicular, pedestrian, and bicycle traffic without impeding traffic movements on City streets; driveways are designed to avoid safety hazards for pedestrians, bicyclists, or motorists ; incorporates pedestrian and bicycle -friendly designs, suc h as bicycle parking and improved sidewalks; will satisfy the CCMC bicycle parking requirements ; and construction activities occur outside of the commuter morning and afternoon peak hours to the extent feasible and does not result in significant traffic impacts. A Construction Management Plan will ensure that construction impacts are less than significant.

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

As noted in Finding C above, surrounding are as include high density apartments and condominiums to the east and southeast and commercial and office buildings to the west and north.

The Project design accommodates high density housing at 100 du/a as compared to the residential uses across the street that are designed at 70 du/a and 50 du/a. Like the existing residential areas, the Project incorporates internal landscaping and open spaces for Project residents. As a mixed used development with ground floor commercial uses and outdoor seating along Hannum Avenue, the commercial portion is compatible with commercial, and office uses to the west and north of the Site. Further, the development includes balconies and open decks visible from Hannum Avenue, similar to existing residential decks and balconies across the street that are also visible. Based on review of the proposed comprehensive plan, the site is suitable for the requested general plan and zoning designations and anticipated land use development.

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

The 5,600 square foot commercial space and additional 1,300 square feet of outdoor dining space at the corner of Hannum Avenue and Buckingham Parkway can accommodate one or more small restaurants or food retail businesses combined with a potential retail use. The commercial space is located at the intersection of the residential and office commercial uses at the corner of Hannum Avenue and Buckingham Parkway , thereby providing a retail/restaurant amenity for existing commercial and residential users and future Project residents.

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

A concurrent General Plan Map amendment is in process that will change the Land Use designation from Regional Center to Mixed Use High, which supports high density housing. With the site’s Mixed Use High designation, the PD18 Zone and Comprehensive Plan will be in conformance with the General Plan.

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33 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.

As noted in Finding C above, the Project’s base 100 du/a density is consistent with the adopted Housing and Land Use Elements’ density of 100 du/a and proposed multi -family housing in Fox Hills. In addition, the Land Use Element designates this site and surrounding existing non - residential portions of Fox Hills as Mixed-Use High and Mixed-Use Medium with base densities of 100 du/a and 65 du/a respectively. Adoption of the Comprehensive Plan’s maximum height is 78 feet, above the 56-foot height limit. However the Project includes 27 Very Low-Income units, and the City is required to grant a height concession , if requested by the developer, consistent with State Density law. No other exceptions from standards of the Zoning Code are incorporated into the Comprehensive Plan.

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.

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 plans; 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.

Density and Other Bonus Incentives P2023-0218-DOBI

As outlined in CCMC Title 17, Section 17.580.020, the following required findings for a Density Bonus and Other Bonus Incentives are hereby made:

A. The project would be compatible with the purpose and intent of the General Plan and the provisions of this Title.

With the concurrent approval of the General Plan Land Use and Zoning Code Map amendments, the project will be compatible with General Corridor land use designation and the PD18 Zone that implements the mixed-use standards and allowed uses stated in the Project’s Comprehensive Plan. The application includes a concession to allow the Project height of 78 feet, above the 56- foot height limit, to ensure construction of the 27 Very Low-Income units, as required under State Density Law.

The land use and zoning code redesignation s are consistent with previous Land Use Element Objective 25 that calls for protection and enhancement of residential and commercial uses in the Fox Hills area. The redesignation includes development standards such as setbacks and landscaping, that lessen the potential for massing impa cts on nearby residential uses and as a mixed-use project, there is a commercial component. The redesignations are consistent with Housing Element Objectives 2 and 3 that encourage creation of housing supply and creation of affordable housing because the n ew designation and zoning will allow the creation 309 new dwelling units, 27 of them affordable. The Project design, as noted above in previous Findings, is compatible with surrounding commercial and high-density housing as called for in Housing Element Policy 2.C that promotes mixed use residential developments that are compatible with

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33 nonresidential uses in the area. The Project implements Housing Element Policy 3.A because it involves granting a density increase and relief from the Zoning Code required height limit. Overall the Project implements the Housing Element quantified objectives and Regional Housing Needs Assessment (RHNA) 6th Cycle, 2021 to 2029

These density increases are consistent with expected development thresholds and build -out projections as delineated in SCAG’s Connect SoCal 2020 (2020 –2045 Regional Transportation Plan/Sustainable Communities Strategy), the SCAG/HCD Regional Housing Needs Assessment 6th Cycle, 2021 to 2029, and the SCAQMD 2022 Air Quality Management Plan (AQMP).

B. The project will not be detrimental to the public interest, health, safety, or general welfare, or injurious to persons, property, or improvements in the vicinity and zoning district in which the property is located.

The Site provides adequate onsite pedestrian and vehicular circulation and complies with Zoning Code, Comprehensive Plan, a nd State Density Law requirements. Potential off or on -site circulation hazards are reduced because the Project provides adequate space, surface area, and pedestrian and vehicle paths and driveways to ensure elimination of conflicts between Project residents and surrounding commercial and residential developments. Adequate sidewalks, residential only lobbies with elevators, and interior courtyards and wa lkways ensure pedestrian access is separated from the Project’s ground floor commercial space. The use and enjoyment of neighboring developments are not negatively impacted or interfered with, as the new ground floor commercial space will add to the existi ng commercial uses to the west and north of the Project Site. The residential portion will complement the existing high-density housing east and southeast of the Project Site.

The height c oncession will not be detrimental to the public interest, health, safety, and general welfare because such relief of the code requirement, allowed under State Density Bonus Law, facilitates construction of 27 Very Low-Income units. The provision of these units is necessary to achieve Culver City’s housing needs and the regional housing needs as directed by the 6th RHNA Cycle.

The Project replaces an underutilized commercial office development with a new mixed-use development that includes affordable residential units. The conditions of approval, the EIR required mitigations, and compliance with all CCMC requirements and other City standards and guidelines will ensure the Project will not be a detriment to the public interest, health, safety, or general welfare, or injurious to persons, property, or improvements in the vicinity and zoning district in which the property is located. The use of the State Density Bonus Law density increase compl ements any future mixed-use projects in the Fox Hills area that may seek to increase their density in similar fashion. Further, by increasing housing density on the site and providing 27 Very Low-Income housing units, the Project will be in the best interest of the public health, and general welfare.

C. The number of dwellings can be accommodated by existing and planned infrastructure capacities.

The site is in an existing urbanized neighborhood and is currently an office development. Public facilities to the site exist and will be upgraded, augmented, and/or replaced as required by project conditions. City review of the Project did not determine that upgrades to the existing facilities could not be achieved. Further, the existing and proposed public service fa cilities necessary to accommodate the Project such as: the width and pavement of the adjoining streets, traffic control devices, sewers, storm drains, sidewalks, streetlights, proposed street trees, fire protection

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33 devices, and public utilities are provide d for adequately as confirmed by the City agencies that reviewed the Project during the interdepartmental review process. Finally, the Project will upgrade an underutilized office development with high-density mixed-use project.

D. Adequate evidence exists to ensure that the development of the property would result in the provision of affordable housing in a manner consistent with Government Code, Section 65915, or as may be amended, and the purpose and intent of this Title.

The Project’s base density per the concurrent approval of the Comprehensive Plan standards is 223 units. Based on State Density Bonus Law, the applicant is requesting a 38.75% density increase in return for inclusion of 27 very low-income households. The Project proposes a density increase of 86 units for a total of 309 units. The Project’s 27 very low -income units will be covenanted for 55 years for very low -income households. The covenant requiring affordability for 55 years will be a Project condition. Adequate evidence exists to ensure that the development of the Project site will result in the provision of affordable housing in a manner consistent with Government Code, Section 65915.

E. There are sufficient provisions to guarantee that the designated dwelling units would remain affordable in the future.

The Project will result in 309 units with 27 of those units covenanted for 55 years for very low - income households. The covenant requiring affordability for 55 years will be a Project condition and will be administered by the City’s Housing Division to ensure compliance with State affordable housing law incl uding residents of these units meeting very low -income criteria. Certificates of Occupancy will not be granted u ntil covenants are recorded with the County and the Housing Division approves the selection process for the tenanting of the Affordable units.

Extended Hours Request

A separate Extended Hours Request resolution with findings, was approved by the City Council on November 11, 2024.

SECTION 2. Pursuant to the foregoing recitations and findings, the City Council of the City of Culver City, California, hereby approves Comprehensive Plan, Density and Other Bonus Incentives, General Plan Map Amendment, and Zoning Code Map Amendment, P2023-0218-CP, -DOBI, -GPMA, -ZCMA, subject to: the Comprehensive Plan dated May 9, 2024 and reviewed by the Planning Commission on July 10, 2024 and City Council on November 11, 2024; the conditions of approval set forth in Exhibit A, attached hereto and incorporated herein by this reference; applicable code requirements set forth in Exhibit B at tached hereto and incorporated herein by this reference, the proposed General Plan Map set forth in Exhibit C, attached hereto and incorporated herein by this reference, and the proposed Zoning Code Map set forth in Exhibit D, attached hereto and incorporated

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33 herein by this reference. The Comprehensive Plan, and Exhibits A, B, C, and D, are collectively referred to as “Project Requirements.”
SECTION 3. The Project Requirements are hereby imposed on the proposed mixed -use Comprehensive Plan development at 5700 Hannum Avenue.

SECTION 4. Pursuant to Section 619 of the City Charter, this Ordinance shall take effect thirty (30) days after the date of its adoption. Pursuant to Sections 616 and 621 of the City Charter, prior to the expiration of fifteen days after the adoption, the City Clerk shall cause this Ordinance, or a summary thereof, to be published in the Culver City News and shall post this Ordinance or a summary thereof in at least three places within the City.

SECTION 5. The City Council hereby declares that, if any provision, section, subsection, paragraph, sentence, phrase or word of this ordinance is rendered or declared invalid or unconstitutional by any final action in a court of competent jurisdiction or by reason of any preemptive legislation, then the City Council would have independently adopted the remaining provisions, sections, subsections, paragraphs, sentences, phrases or words of this ordinance and as such they shall remain in full force and effect.

APPROVED and ADOPTED this 9th day of December 2024.

____________________________
DAN O’BRIEN, Vice Mayor
City of Culver City, California

ATTESTED BY: APPROVED AS TO FORM:

___________________________ ____________________________ JEREMY BOCCHINO, City Clerk HEATHER BAKER, City Attorney

EXHIBIT A
RESOLUTION NO. 2024-P005
Comprehensive Plan, Density and Other Bonus Incentives, General Plan Map Amendment, and Zoning Code Map Amendment, P2023-0218-CP, -DOBI, -GPMA, -ZCMA 5700 Hannum Avenue

Page 1 of 18 ends

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 . 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, a nd 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, streetlights, 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 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 purposes.

Final appro val for the size, location, and type of
equipment needed for the adequate storage and
disposal of all solid and recyclable waste generated by Public
Works;
Fire;
Current
Planning
Standard

Page 2 of 18 ends

NO. CONDITIONS OF APPROVAL Agency Source Compliance
Verification

GENERAL
the Project shall be obtained from the City’s
Environmental Programs and Operations Manager. A
fire suppression sp rinkler 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. The a pplicant shall develop the traffic signal design plans (if applicable) according to current standards and shall pay the City’s vendor to 1) prepare the signal
timing charts, and 2) implement the signal timing at the traffic signal controller for the pertinent signalized
intersection taking into account signals coordination
that may be in place along the corridor.

Public
Works
Standard

7. 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
Standard

8. 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
Standard

9. 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 pav ement 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
Standard

10. All existing driveway approaches which will no longer be necessary shall be removed and reconstructed with
full-height curb, gutter, and sidewalk.

Public
Works
Standard

11. Project shall remove and replace all existing sidewalk along the project’s frontage. All new sidewalks shall be ADA compliant.

Public
Works
Standard

Page 3 of 18 ends

NO. CONDITIONS OF APPROVAL Agency Source Compliance
Verification

GENERAL

12. If existing streetlights are to be disabled for any reason during construction, 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
Standard

13. Prior to requesting final Certificate of Occupancy, the applicant shall scan the approved grading plans, off-site improvements plans, LID Report, and SWPPP, and
shall forward them to the Engineering Division.

Public
Works
Standard

14. All street signs and existing painted curb fronting the site shall be replaced and refreshed before completion
of the project.

Public
Works
Standard

15. 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; Removal of any street
trees will require replacement at 2:1 ratio; The Project shall grind and overlay 2 -inches the half width of
Buckingham Parkway along the project’s frontage.

Asphalt pavement shall be rubberized; The Project shall install a new ADA curb ramp at Buckingham
Parkway/Hannum Avenue. If necessary, the project
shall dedicate enough land to the City to accommodate
this corner cut off; For utility cuts in concrete street paving, the full concrete panel pavement shall be
replaced; The proposed driveway apron on Hannum
Avenue shall be ADA compliant. This may require
dedicating and easement to allow pe destrian access
onto private property or lowering the driveway apron to street level.

Public
Works
Standard

16. 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 Project shall incorporate all of the Mobility and
Transportation Demand Management Plan features as
detailed in the Comprehensive Plan for Planned
Development 18 (PD18), dated May 9, 2024.

Transp;
Public
Works;
Planning
Standard

17. All buildings and structures to be constructed as part of the Project shall be designed and constructed in
accordance with all applicable regulations and
All Depts

Standard

Page 4 of 18 ends

NO. CONDITIONS OF APPROVAL Agency Source Compliance
Verification

GENERAL
standards of the City’s Building Code, Fire Code and
any related codes as determined by the Building Official 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.

18. A City approved covenant shall be executed by the
owner of each residential unit within a mixed -use
development and shall include statements that the
occupant(s) understand -(s) and accept(s) he/she is
living in a mixed-use development and that commercial
activities are permitted pursuant to the regulations of the City’s municipal code.

Current
Planning
Standard

19. A soils report shall be submitted for reviewed during the plan check process by the City’s third-party plan review consultant.

Building
Safety
Standard

20. The Applicant shall provide a copy of a title search to Building Safety to indicate any easements.

Building
Safety
Standard

21. A 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 as part of the CMP.

Building
Safety
Standard

22. Building Safety reserves the right to adjust allowed construction staging areas during the project, or apply administrative assessments, or 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
Safety
Standard

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

Building
Safety
Standard

24. The Project shall comply with SB 7 for submeters,
operations, and maintenance. A letter shall be provided to the Building Safety Division attesting to this.

Building
Safety
Standard

25. The Project is subject to the following Fire related conditions:
a. The Project shall provide an NFPA 13 fire sprinkler
system throughout all portions of this project;
density shall meet minimum requirements by
occupancy classifications; parking garage shall be
Ordinary hazard Group II minimum density; a DDCA
Fire Standard

Page 5 of 18 ends

NO. CONDITIONS OF APPROVAL Agency Source Compliance
Verification

GENERAL
and other ext erior fire sprinkler system equipment
shall be installed per Golden St Water Company
and Culver City Fire Department with the Planning
Department screening requirements.

b. 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.

c. 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 the Project shall 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 feet of stream.

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

e. Hydrants shall be provided in the quantity and at the spacing prescribed in the 2022 CFC Appendix B.

Plans shall show the location of all hydrants within
300 feet of the property.

f. The Project addresses shal l be viewable from the
public way.

g. The Project shall provide fire sprinkler monitoring
and fire alarm system per 2022 NFPA 72, fire
monitoring system shall be separate from the
security system. The Project shall provide audible
visual devices per NFPA 72 public mode. Comply
with Ch. 5 of 2019 CFC Emergency Responder
Radio Coverage.

h. Fire apparatus access roads shall be provided for
every facility, building or portion of a building when
any portion of the building or exterior wall of the first story of the building is located more than 150 feet

Page 6 of 18 ends

NO. CONDITIONS OF APPROVAL Agency Source Compliance
Verification

GENERAL
from fire apparatus access as measured by an
approved route around the exterior of the building
(CFC 902.2.1). Additional fire department access is
required to reach within 150’ of each building.

i. 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 surface s shall be of approved surfaces and
designed to support the weight of a 68,000 -pound
apparatus

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

k. Fascia and tops of exterior walls shall be
constructed of hard materials able to withstand the
weight of firefighters and firefighting equipment;
foam products are prohibited.

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

m. The Project shall provide Knox Box and/or Knox key
switches and motorized access gates shall have
‘Knox’ key switches.

n. The Project shall provide fire extinguishers, size,
location, and type shall be approved by Fire
Marshal.

o. The Project shall provide access for emergency fire
and medical personnel as follo ws: Concrete
surfaces between the street and main entrance for
each building shall be paved to allow the rolling of a
medical gurney.

p. 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.

Page 7 of 18 ends

NO. CONDITIONS OF APPROVAL Agency Source Compliance
Verification

GENERAL
q. All emergency lights and exit lights shall have self - contained battery backup power.

26. Processing of a master sign program pursuant to
Chapter 17.330 of the Zoning Code is required prior to
Certificate of Occupancy.

Planning Standard

27. All Common and private spaces, storage rooms,
amenities, bicycle related rooms, and commercial open
spaces shall be maintained for the life of the
development.

Planning Standard

28. The Project shall coordinate with Metro transit
operations staff on any necessary closures, detours,
and/or route changes that may be required as a result
of construction activities because the bus stop adjacent to the project at Buckingham Parkway and Hannum
Avenue is served by Metro buses
Transp Special

29. During Construction and Unless otherwise approved
during review of the Construction Management Plan,
One lane of traffic in each direction must be maintained along Buckingham Parkway at all times; The Project
shall provide sidewalk along the west side of
Buckingham during construction; Parking along the
east side of Buckingham Parkway shall be maintained
at all times; The Project shall follow the following Haul Routes – Northbound 405 inbound change route to exit
Jefferson, turn right, then right on Slauson, then right on Hannum.

Public
Works
Special

30. If tiebacks 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

31. Pursuant to Public Works review and approval, the
Project shall design the parking lane along Buckingham
Parkway in a manner to ensure installation of the City’s Bicycle and Pedestrian Action Plan future Class IV
(protected) Bike lane.

Public
Works
Special

32. The applicant shall include green street features along the Hannum Ave/Buckingham Pkwy frontage of the
project site, in accordance with the City’s Stormwater
Quality Master Plan. (https://www.culvercity.org/City- Projects/Stormwater-Quality-Master-Plan-
SWQMP) and should be developed during plan
check/construction documents.

Public
Works;
EPO
Special

33. Final design of refuse enclosures and a required waste management plan shall be approved prior to Building
Permit issuance.

Public
Works;
EPO
Standard

Page 8 of 18 ends

NO. CONDITIONS OF APPROVAL Agency Source Compliance
Verification

GENERAL

34. A covenant and agreement, on a form provided by the Current Planning Division and in form and substance
acceptable to the City Attorney, reserving for a period of 55 years commencing with the first day being the
date of recordation with the County of Los Angeles, 27
units within the development for individ uals or families or households meeting very low income levels as
established by the State of California and the County of Los Angeles, with rent levels complying with Federal,
State, County, and Culver City affordable housing
criteria, shall be signed by t he 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 and the
Housing Authority. The 55 -year requirement shall
remain in place even if the project is modified from a
rental project to a for-sale project.

Housing;
Current
Planning
Special

35. The Housing Authority shall create a process which the applicant shall abide by for selection of renters (or
purchasers) for the 27 very low -income units. The
Housing Authority shall confirm eligibility of all selected applicants.

Housing;
Current
Planning
Special

36. The Housing Authority shall administer the covenant that guaranties the project’s 27 very low -income units for households meeting appropriate income levels.

Administration shall include but not be limited to
assuring compliance with Federal, State, County, and
Culver City affordable and workforce housing criteria
and regulations including maximum rent that can be
paid and distribution of type of income restricted units that are consistent with types of market rate units.

Housing;
Current
Planning
Special

37. The Project development standards and allowed uses is subject to Comprehensive Plan, P2023-0218-CP and
PD18.

Current
Planning
Special

38. A Conformance Review shall be required for the ground floor commercial space with regard to outdoor dining.

Current
Planning
Special

39. A detailed Commercial and Residential Delivery and Drop Off Pick Up plan shall be submitted to Current
Planning for review.

Current
Planning
Special

40. Scaled and dimensioned plans indicating all private and common open space areas that are consistent with
areas noted in the CP shall be included on Building
Current
Planning
Special

Page 9 of 18 ends

NO. CONDITIONS OF APPROVAL Agency Source Compliance
Verification

GENERAL
Permit plans and provided separately to Current
Planning for review and approval.

41. Future conversion of portions of the residential lobby to commercial / retail uses are permitted pursuant to
approval of a staff level conformance review and
building permits required to relocate demising walls.

With any partial conversion, a se parate residential
lobby shall be maintained.

Current
Planning
Special

42. The project shall design and incorporate an onsite micro mobility parking zone that is accessible to the
public for the parking of e -scooters, shared bikes,
and/or other micro mobility devices.

Current
Planning
Special

43. The Project construction hours shall be consistent with the City Council approved Extended Hours request
Current
Planning
Special

NO. CONDITIONS OF APPROVAL Agency Source Compliance
Verification

PRIOR TO DEMOLITION PERMIT ISSUANCE

44. 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 th e 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

45. 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, agents, 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 appr ovals 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
City
Attorney
Standard

Page 10 of 18 ends

NO. CONDITIONS OF APPROVAL Agency Source Compliance
Verification

PRIOR TO DEMOLITION PERMIT ISSUANCE
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.

46. 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 approved prior to issuance of the Demolition
and / or Building Permit. The comprehensive CMP shall
include all 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 pri or
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:

All Depts

Standard

Page 11 of 18 ends

NO. CONDITIONS OF APPROVAL Agency Source Compliance
Verification

PRIOR TO DEMOLITION PERMIT ISSUANCE
A. The name and telephone number of a contact
person who c an be reached 24 hours a day
regarding construction 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 Property 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 b e 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 Property.

D. The location, times, and estimated duration of any
roadway closures, traffic detours, use of protective
devices, warning signs, and staging or queuing
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 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 the commencement of any demolition or construction

Page 12 of 18 ends

NO. CONDITIONS OF APPROVAL Agency Source Compliance
Verification

PRIOR TO DEMOLITION PERMIT ISSUANCE
activity in order to ensure that any and all pests
(including, but not l imited 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
shoring supports and piles as determined by the
Building Official and Current Planning Manager, which
shall be incorporated in project plans.

NO. CONDITIONS OF APPROVAL Agency Source Compliance
Verification

PRIOR TO GRADING / BUILDING PERMIT ISSUANCE

47. 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

48. 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
Building Standard

Page 13 of 18 ends

NO. CONDITIONS OF APPROVAL Agency Source Compliance
Verification

PRIOR TO GRADING / BUILDING PERMIT ISSUANCE
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).

49. 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

NO. CONDITIONS OF APPROVAL Agency Source Compliance
Verification

DURING CONSTRUCTION

50. 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

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

Building Standard

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

Building;
Public
Works
Standard

53. 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 Community Development
Director, that causes of such violat ions have been
Building Standard

Page 14 of 18 ends

NO. CONDITIONS OF APPROVAL Agency Source Compliance
Verification

DURING CONSTRUCTION
eliminated or corrected and that the Project will be able to proceed in full compliance with these Conditions of
Approval and the CCMC.

54. 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 th e surrounding neighborhood.

Building;
Current
Planning;
Public
Works
Standard

55. 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

56. Hours of construction shall be limited to the City Council Approved Extended Hours Request and Planning
Commission Resolution No. 2024-P006.

Building;
Public
Works
Special

57. 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

58. 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
less effective than those provided on the
original equipment;
B. All construction equipment shall be properly
maintained to minimize noise emissions;
C. If any construction vehicles are serviced at a
location onsite, the vehicle(s) shall be setback
from any street and other property lines so as to
maintain the greatest distance from the public
right-of-way and from Noise Sensitive Receptors;
D. Noise impacts from stationary sources (i.e.,
mechanical equipment, ventilators, and air
conditioning units) shall be minimized by proper
selection of equipment and the installation o f
Building;
Current
Planning
Standard

Page 15 of 18 ends

NO. CONDITIONS OF APPROVAL Agency Source Compliance
Verification

DURING CONSTRUCTION
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.

59. 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 phas ed and scheduled to avoid
emissions peaks as determined by the Building Official
and discontinued during second-stage smog alerts.

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 on public streets except along the frontage of the construction site and shall be approved by the City
Engineer.

Building;
Public
Works
Standard .

NO. CONDITIONS OF APPROVAL Agency Source Compliance
Verification

PRIOR TO CERTIFICATE OF OCCUPANCY OR FINAL INSPECTION

60. All provisions, and requirements set forth in these Conditions of Approval, in the Ordinance and
Resolutions approving the project, in the CCMC, or in
any applicable written comments as provided by City
representatives on October 19, 2023 at the Project
Review Committee meeting on the Land Use Permit
application, and subsequent comments with additional
project resubmittals, shall be fulfilled and satisfied to the satisfaction of all City departments before the use may be established or the Project occupied.

All Standard

Page 16 of 18 ends

NO. CONDITIONS OF APPROVAL Agency Source Compliance
Verification

PRIOR TO CERTIFICATE OF OCCUPANCY OR FINAL INSPECTION

61. 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 compatible with the City’s computer
system, of as-built set of plans that shall inclu de at a minimum all information that is on the final version of the Building 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

62. 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

63. All signs and existing painted curb fronting the site shall be replaced and refreshed.

Public
Works
Standard

64. 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. Residential Development Park Dedication and In
Lieu Parkland Fees as set forth in CCMC Section

15.06.300 et.seq.,
d. Mobility Improvement Fees, as set forth in CCMC
Section 15.06.500, et. seq.
e. Affordable Housing Commercial Development
Impact Fee, as set forth in CCMC Section

15.06.600, et. seq.

All Standard

NO. CONDITIONS OF APPROVAL Agency Source Compliance
Verification

ON-GOING

65. The use and development of the Property shall be in substantial conformance with the plans and materials
Current
Planning
Standard

Page 17 of 18 ends

NO. CONDITIONS OF APPROVAL Agency Source Compliance
Verification

ON-GOING
submitted with the application for the Land Use Permit
as reviewed by the Planning Commission at its meeting
on July 10, 2024, and the City Council on [insert date], excepted as modified by these Conditions of Approval.

66. Pursuant to CCMC Section 17.650.020 -“Inspection”, the Property Owner 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
Conditions of Appro val or other requirements of the
CCMC.

All Standard

67. 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

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

All Depts

Standard

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

Public
Works
Standard

70. City Streetscape improvements shall be maintained by the project owner in perpetuity.

Public
Works;
Current
Planning
Standard

71. 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
Comprehensive Plan and the PD18 Zone.

Current
Planning
Standard

72. All mitigation measures set forth in the Project’s Draft and Final Environmental Impact Report relating to the
Project and Planning Commission Resolution No.
2024-P004 (including any reports of the type
Current
Planning
Standard

Page 18 of 18 ends

NO. CONDITIONS OF APPROVAL Agency Source Compliance
Verification

ON-GOING
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. Further, mitigation measures that are more restrictive than
standard conditions listed herein shall supersede those conditions.

GLOSSARY OF ABREVIATIONS

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 B

STANDARD CODE REQUIREMENTS
Project Subject to some or all Code Requirements as determined by the City 5700 Hannum Avenue

Page 1 of 5 ends

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. The land use permit to which the Project Conditions of Approval apply (the “Land Use Permit’) shall expire one year from the date of final approval of said Land Use
Permit, if the use has not been exercised. As provided
in CCMC Section 1 7.595.030 – “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.

Current
Planning

3. Pursuant to CCMC Section 17.630.010.C.4 – “Posted
Notice”, the public notificati on 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

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

Current
Planning

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

Current
Planning

6. A separate CUP shall be required for a bar or
microbrewery that is not a restaurant and a separate
AUP shall be required for restaurants selling onsite
alcohol.

Current
Planning

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

Current
Planning

8. 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

9. Changes to the Project or use approved as part of the Land Use Permit may only be made in accordance with
the provisions of CCMC Section 17.595.035 –
“Changes to an Approved Project”.

Current
Planning

10. Each dwelling unit shall be equipped with a seismic shutoff valve at all gas connections.

Building

11. Each dwelling unit shall be equipped with its own
individual water meter.

Building

EXHIBIT B

STANDARD CODE REQUIREMENTS
Project Subject to some or all Code Requirements as determined by the City 5700 Hannum Avenue

Page 2 of 5 ends

NO. CODE REQUIREMENTS Agency
Code
Compliance
Verification
Check if
Applicable

12. The Project shall be reviewed under the building code edition adopted when Building and Safety receives an
application and plan check fees are paid, with the
associated complete plan and supporting
documentation set.

Building

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

All

14. 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
pavement shall be designed in conformity with all
provisions of the latest edition of the American Publ ic Works Association Standard Plans (“APWA
Standards”).

Public
Works

15. 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

16. 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

17. 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
Stormwater Best Management Practice Handbooks”.

Public
Works

EXHIBIT B

STANDARD CODE REQUIREMENTS
Project Subject to some or all Code Requirements as determined by the City 5700 Hannum Avenue

Page 3 of 5 ends

NO. CODE REQUIREMENTS Agency
Code
Compliance
Verification
Check if
Applicable
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. Said SUSMP shall be used to guide the
“Conceptual – 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.

18. 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

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

20. 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 the
Building permit.

Public
Works

21. 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. Separate plans shall be submitted
for street improvements, stree t 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

22. 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
Public
Works

EXHIBIT B

STANDARD CODE REQUIREMENTS
Project Subject to some or all Code Requirements as determined by the City 5700 Hannum Avenue

Page 4 of 5 ends

NO. CODE REQUIREMENTS Agency
Code
Compliance
Verification
Check if
Applicable
and shall be submitted to the Engineering Division for
review prior to the issuance of any building permits.

23. 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

24. 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

25. 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

26. The Project shall comply will all requirements set forth in CCMC Subchapter 9.11.200, et seq., relating to the
regulation of smoking in multi -unit housing, including, but not limited to, the following:

A. All dwelling units of a multi-unit residential property (containing two or more units) shall be designated
nonsmoking units.

B. Smoking in units, common areas and exclusive -
use unenclosed areas shall be prohibited.

C. Landlords and HOA Boards are required to provide
in their leases and rules, respectively, the following
terms related to nonsmoking:
i. It is a material breach of the lease and a
violation of the HOA rules (if applicable) to
allow or engage in smoking in a unit;
ii. It is a material breach of the lease, or violation
of the HOA rules, as applicable, to engage in
smoking in any common area, except in an
outdoor designated sm oking area, if one has
been lawfully established and approved by the
City;
iii. It is a material breach of the lease, or violation of the HOA rules, as applicable, to violate any
City
Attorney

EXHIBIT B

STANDARD CODE REQUIREMENTS
Project Subject to some or all Code Requirements as determined by the City 5700 Hannum Avenue

Page 5 of 5 ends

NO. CODE REQUIREMENTS Agency
Code
Compliance
Verification
Check if
Applicable
of the smoking laws while anywhere on the
property; and
iv. Other occupants of the pr operty are express
third-party beneficiaries of the provisions of the
lease concerning smoking (for leases only).

Smoking includes the smoking of tobacco, marijuana
or any other weed or plant, but excludes e -cigarettes, incense and wood burning.

The foregoing is not an exclusive list of requirements
and the Project is subject to each and every provision
set forth in CCMC Subchapter 9.11.200, et seq.

27. 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.
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.

Public
Works

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

Public
Works

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

Public
Works

30. 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 ABREVIATIONS

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

INFORMATION TECHNOLOGY DEPARTMENT

GEOGRAPHIC INFORMATION SYSTEMS
9770 CULVER BLVD
CULVER CITY, CA 90232
TEL: 310-253-5976

THE CITY OF

CULVER CITY

EXHIBIT D
Zoning Code Map Amendment - 5700 Hannum Avenue

City Council Meeting AgendaDecember 9, 2024

City Council Meeting Agenda
December 9, 2024