(310) 253-5710 FAX (310) 253-5721 9770 CULVER BOULEVARD, CULVER CITY, CALIFORNIA 90232-0507 FINAL MITIGATED NEGATIVE DECLARATION Project Title and Culver City File No.: Ivy Station Transit Oriented Mixed Use Development P2015-0141-CP - Comprehensive Plan P2015-0141-HTEX – Height Exception P2015-0141-TTM – Tentative Tract Map City of Los Angeles Case Nos: CPC-2015-4478-GPA-ZC-HD-CU-CUB-ZAD-SPR; VTTM 73977 Project Location: Cities of Culver City and Los Angeles (8824 National Boulevard, Culver City, CA 90232) Project Sponsor: Culver Station, LLC Project Description: The project would include a stand-alone 5-story (~72 feet tall) Office Building with retail and restaurant uses on Level 1 (Ground Level) and office uses on Levels 1 to 5. In addition, two interconnected 5 to 6-story buildings atop a single-level podium are proposed that would include a 200-unit Residential Building (up to ~79 feet tall) and a 148-room Hotel Building (up to ~77 feet tall), both of which would have retail and restaurant uses on the Ground Level. The three buildings would be built over a 3-level subterranean parking structure. The buildings would be connected through a series of landscaped courtyards and open spaces at both the pedestrian and podium levels. Overall, the project would provide a total of 148 hotel rooms, 200 residential units, approximately 185,000 square feet of office use, 36,200 square feet of retail use, and 16,100 square feet of restaurant use. Only the Office Building has uses in both jurisdictions, with the Residential and Hotel Buildings being located entirely within Culver City. Environmental Determination: This is to advise that the City of Culver City, acting as the lead agency, has conducted an Initial Study to determine if the project may have a significant effect on the environment and is proposing to adopt this FINAL MITIGATED NEGATIVE DECLARATION based on the following finding: The Initial Study shows that there is no substantial evidence, in light of the whole record before the agency, that the project may have a significant effect on the environment, or The Initial Study identified potentially significant effects, but: 1. Revisions in the project plans or proposals made by, or agreed to by the applicant before this MITIGATED NEGATIVE DECLARATION AND INITIAL STUDY was released for public review would avoid the effects or mitigate the effects or mitigate the effects to a point where clearly no significant effects would occur, and 2. There is no substantial evidence before the agency that the project as revised may have a significant effect on the environment. A copy of the Initial Study, and any applicable mitigation measures, and any other material which constitute the record of proceedings upon which the City based its decision to adopt this FINAL MITIGATED NEGATIVE DECLARATION may be obtained at: City of Culver City, Planning Division 9770 Culver Boulevard, Culver City, CA 90232 www.culvercity.org Contact: Susan Yun, Senior Planner (310) 253-5755 or [email protected] February 1, 2016 March 9, 2016 (revised) Table of Contents ENVIRONMENTAL CHECKLIST AND ENVIRONMENTAL DETERMINATION ................................ EC-1 ATTACHMENT A PROJECT DESCRIPTION ...................................................................................... A-1 A. Introduction .......................................................................................................................... A-1 B. Project Location and Surrounding Uses ............................................................................... A-1 C. Site Background ................................................................................................................... A-2 D. Planning and Zoning ............................................................................................................ A-5 E. Existing Conditions ............................................................................................................... A-5 F. Description of Proposed Project ........................................................................................... A-6 G. Necessary Approvals.......................................................................................................... A-26 ATTACHMENT B EXPLANATION OF CHECKLIST DETERMINATIONS ........................................... B-1 I. Aesthetics ............................................................................................................................. B-1 II. Agriculture and Forest Resources ........................................................................................ B-8 III. Air Quality ........................................................................................................................... B-10 IV. Biological Resources .......................................................................................................... B-21 V. Cultural Resources ............................................................................................................. B-24 VI. Geology and Soils .............................................................................................................. B-34 VII. Greenhouse Gas Emissions ............................................................................................... B-41 VIII. Hazards and Hazardous Materials...................................................................................... B-61 IX. Hydrology and Water Quality .............................................................................................. B-71 X. Land Use and Planning ...................................................................................................... B-77 XI. Mineral Resources ............................................................................................................. B-85 XII. Noise .................................................................................................................................. B-85 XIII. Population and Housing ................................................................................................... B-102 XIV. Public Services ................................................................................................................. B-104 XV. Recreation ........................................................................................................................ B-115 XVI. Transportation and Circulation .......................................................................................... B-115 XVII. Utilities and Service Systems ........................................................................................... B-138 XVIII. Mandatory Findings of Significance .................................................................................. B-149 XIX. Earlier Analysis ................................................................................................................. B-151 References ................................................................................................................................ B-151 ATTACHMENT C - MITIGATION MONITORING PROGRAM .............................................................. C-1 Ivy Station TOD Mixed-Use 8824 National Boulevard February 1, 2016 Table of Contents List of Figures Figure A-1 Regional and Project Vicinity Locations ................................................................................... A-3 Figure A-2 Aerial Photograph with Surrounding Land Uses ...................................................................... A-4 Figure A-3 Project Zoning/Jurisdictions .....................................................................................................A -7 Figure A-4 Building Concept Design .........................................................................................................A -8 Figure A-5 Site Plan ................................................................................................................................A -11 Figure A-6 Ground Level Plan ................................................................................................................. A-12 Figure A-7 Office Building: North Elevation (Venice Boulevard) .............................................................. A-13 Figure A-8 Residential Building: East and Interior Elevations (National Boulevard and Office Building) .. A-14 Figure A-9 Hotel Building: East and South Elevations (National Boulevard and Washington Boulevard) ............................................................................................................................. A-15 Figure A-10 Ground Level Open Space Programming .............................................................................. A-21 Figure B-1 Venice - National Corner View ................................................................................................. B-3 Figure B-2 Washington - National Corner View ......................................................................................... B-4 Figure B-3 On-site Buildings Evaluated for Historic Significance ............................................................. B-27 Figure B-4 Noise Measurement and Sensitive Receptor Locations ......................................................... B-93 Figure B-5 Project Intersection Lane Configuration and Traffic Control ................................................. B-117 List of Tables Table A-1 Proposed Project Land Use Summary ....................................................................................