City of Culver City, California
Redevelopment Agency Agenda Item Report
Page 1 of 4
RECOMMENDATION:
Staff recommends the Culver City Redevelopment Agency (the “Agency”) discuss
and provide comment on the proposed draft Economic Vitality Design for
Development (DFD) and authorize staff to obtain public comment on the
document.
BACKGROUND:
The Culver City Redevelopment Plan has several objectives: creating lasting
improvement to the community’s tax and employment base; bringing stability and
growth to the City; encouraging investment in the component areas; and eliminating
blighting conditions and facilitating their subsequent redevelopment. Under the
Redevelopment Plan for the Culver City Redevelopment Project, no new
improvement can be constructed except in accordance with design criteria and
controls adopted by the Agency for proper public and private development.
A DFD is an adopted set of regulations that guide development of a sites and/or
areas. The adopted DFD provides criteria the Agency can use when considering
the approval, conditional approval or disapproval of plans for public or private
development. A DFD must conform to the Redevelopment Plan, which in turn
implements the policies and goals of the General Plan as it currently exists or as it is
amended in the future.
After researching various options to ensure future development meets the goals and
objectives of the Culver City Redevelopment Plan and the General Plan, the
attached Economic Vitality DFD has been drafted. The DFD establishes procedures
Meeting Date: 03/19/07 Item Number: A2
AGENDA ITEM: Discussion of the Draft Economic Vitality Design for
Development for the Redevelopment Project Areas.
Contact Person/Dept.: Kriss Casanova,
(CDD/Redevelopment); Kellee Fritzal
(CDD/Economic Development)
Phone Number: (310) 253-5769 or (310)
253-5765
Fiscal Impact: Yes [] No [X] General Fund: Yes [] No [X]
Public Hearing: [] Action Item: [X] Attachments: [X]
Public Notification:
Culver City Chamber of Commerce (03/14/07); Master Notification List (03/14/07).
Department Approval:
Todd Tipton (03/07/07)
Executive Director Approval:
Jerry Fulwood (3/14/07)
City Controller Approval:
Marlee Chang (3/14/07)
City of Culver City, California
Redevelopment Agency Agenda Item Report
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necessary for appropriate/smart growth, expansion and rehabilitation of the Project
Area.
DISCUSSION:
Goals & Objectives
The Agency desires to ensure that the development within the Redevelopment
Project Areas (as shown in Exhibit A of Attachment No. 1) is of the highest quality
and comprised of the best possible uses. The DFD has the following goals and
objectives:
1. Guide appropriate reuse of parcels while facilitating the creation of successful
and viable new developments;
2. Expand the City’s economic base by attracting new businesses that create
new high quality employment opportunities;
3. Protect and enhance assets to preserve the Agency and City viability and
sustainability;
4. Revitalize the physical character and economic well being of the City’s
commercial corridors;
5. Encourage business activities that contribute to the economic health of the
City;
6. Foster the growth of businesses that increase Agency and City revenues by
retaining and promoting attractive, high quality restaurant/retail/commercial
establishments that serve neighborhood, community and regional markets;
and,
7. Ensure proposed projects conform to the goals and objectives of the
Redevelopment Plan.
DFD Requirements
In order to secure economic and fiscal benefits to the Agency and the City of Culver
City, the DFD requires that an Economic Development Fiscal Analysis (the
“Analysis”) be prepared for certain projects. The Analysis will compare the existing
use to the proposed project in regard to tax increment, jobs, sales tax, business tax,
transient-occupancy tax, costs to the Agency and the City and other
project/community benefits.
The Analysis will be required for proposed projects in the Project Area that have a
change of use and/or when the proposed use contains at least one of the following:
1. 20 live/work units;
2. 30 residential units; City of Culver City, California
Redevelopment Agency Agenda Item Report
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3. 30,000 GSF office space;
4. 20,000 GSF retail space;
5. Motels/Hotels;
6. Private schools (new or proposed expansion); and
7. Any other projects the Executive Director deems to have an adverse impact
on the Redevelopment Plan. This determination will likely be made when the
project undergoes Preliminary Project Review (PPR).
DFD Approval Process
Once a Preliminary Project Review (PPR) request has been submitted to the
Planning Division, the Assistant Executive Director will determine through the PPR
response if the proposed project will require an Analysis. If an Analysis is required,
the Analysis shall be submitted to the Agency staff as soon as possible, but no later
than three (3) months after the PPR meeting.
The Analysis shall be prepared by a professional economist paid for by the
applicant. The Analysis will include a project description, site plan, history of the
developer, market feasibility, summary of the cost and revenue impacts and a
competitive market review. Said information may remain confidential at the request
of the Applicant.
The Executive Director shall be the decision making authority on all Economic
Development Fiscal Analyses. After review of the Analysis, if the project is deemed
to meet the goals and objectives of the DFD, the Analysis may be approved by the
Executive Director. If approved, a letter will be submitted to the Applicant and the
Planning Division. Once the Analysis is approved, the applicant can submit their
formal entitlement application with the Planning Division.
If an Analysis does not meet the goals and objectives of this DFD, the
Redevelopment Agency Plan or shows a negative fiscal impact to the Agency and
City, the project will be reviewed by the Redevelopment Agency Board. The
Executive Director may refer any Analysis to the Redevelopment Agency Board.
The Redevelopment Agency Board will review the project and the Analysis that has
been submitted. In addition to the Analysis, the Redevelopment Agency can review
additional information regarding the project. The approval could be granted, if the
proposed provides a benefit to the City, such as meeting a community need.
Community Needs are defined as, but not limited to: expands the economic base;
provides housing opportunities; revitalizes a neighborhood, by removing blighted
buildings; utilizes a sustainable building/green building technology; provides for an
unmet community needs such as additional park land/open space; or supports a
community program, etc. City of Culver City, California
Redevelopment Agency Agenda Item Report
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All Analyses will need to be reviewed and approved prior to any formal City approval
of the project (ministerial, administrative or discretionary review).
FISCAL ANALYSIS:
There is no direct fiscal impact for the introduction and discussion of this item. If
adopted, the DFD has the ability to ensure businesses provide revenue to sustain
the high quality of municipal service to the people of Culver City.
ATTACHMENTS:
1) Draft Economic Vitality Design for Development
MOTION:
That the Agency:
Receive and file the draft Economic Vitality Design for Development and authorize
and direct staff to obtain public comment on the document.
MEETING DATE: 03/19107
AGENDA ITEM: Discussion of the Draft Economic Vitality Design for
Development for the Redevelopment Project Areas.
ATTACHMENTS
Pages
1. Draft Economic Vitality Design for Development 1 - 11Culver City
Redevelopment Agency
ECONOMIC VITALITY
DESIGN FOR DEVELOPMENT
4:41:06 PM
3/12/2007
ITable of Contents
Page #
I. Purpose and Intent
1
A. General Goals and Objectives
2
B. Special Controls
3
C. Definitions
3
II. Site Description
4
Ill. General Provisions 4
A. General Plan 5
B. Redevelopment Plan
C. Zoning Code 6
IV. DFD Procedures 6
A. Project Requiring Analysis 6
B. Analysis Requirements 7
C. Analysis Process 7
D. Approval Authority 8
E. Minor Variations 8
Exhibit A: Map of DFD Area 10|1010|2_ECONOMIC VITALITY
DESIGN FOR DEVELOPMENT
I. Purpose and Intent
The Culver City Redevelopment Agency's (Agency) goal for the future
development of the Culver City Redevelopment Project Area (the "Project Area"
as shown in Exhibit A) is to create the highest quality development that is
comprised of the best possible uses.
The purpose of this Design for Development (DFD) is to provide development
guidelines for the future development or redevelopment within the Project Area,
in accordance with the Culver City Redevelopment Plan. The DFD establishes
procedures necessary for appropriate/smart growth, expansion and rehabilitation
of the Project Area.
To maintain and promote development that has positive economic and fiscal
impacts to the City and the Agency, the DFD requires an Economic Development
Fiscal Analysis (Analysis) for development projects that meet certain thresholds.
The Analysis will evaluate the existing use in comparison to the proposed project
with regards to tax increment, jobs, sales tax, business tax, transient-occupancy
tax and costs to the Agency and the City.
This DFD augments, furthers and focuses the overall goals, policies and
objectives of the various Planning and Redevelopment documents that affect the
Project Area. However, the following standards are not inclusive of all applicable
City procedures, provisions, regulations and requirements that may apply to a
development in the Project Area.
A. General Goals and Objectives
The Agency wishes to encourage development concepts that will:
1. Guide appropriate reuse of parcels while facilitating the creation
of successful and viable new developments;
2. Expand the City's economic base by attracting new businesses
that create new high quality employment opportunities;
3. Protect and enhance assets to preserve the Agency and City
viability and sustainability;
4. Revitalize the physical character and economic well being of the
City's commercial corridors;
5. Encourage business activities that contributes to the economic
health of the City;
6. Foster the growth of businesses that increase Agency and City
revenues by retaining and promoting attractive, high quality
2restaurant/retail/commercial establishments that serve
neighborhood, community and regional markets, and;
7. Ensure proposed projects conform to the goals and objectives
of the Redevelopment Plan.
B. Special Controls
Consistent with the purposes of this DFD and pursuant to the authority
of the Agency under the Culver City Redevelopment Plan for
Component Area Nos. 1 through 4, the Agency hereby establishes the
following controls and restrictions for development in the Project Area,
which are in addition to applicable General Plan requirements and
guidelines, Zoning and Building Codes, and other requirements of the
Culver City Municipal Code (CCMC).
C. Definitions
For the purposes of this DFD, the following definitions shall apply: (For
all other definitions refer to the definitions listed in the Culver City
Municipal Code.)
1. Development: The physical alteration of any parcel or area of
land, including buildings, structures, grading and other related
changes by any private person or entity and/or by any public
body or agency. (Applies to both public and private construction
and development.)
2. Change of Use: Any alteration of the history of utilization of the
building or change in purpose for which the building is used
3. Executive Director: The Executive Director of the Culver City
Redevelopment Agency or his/her designee.
4. Gross Square Feet (GSF): Refers to gross area of a building by
measuring from the inside of its exterior walls and including all
vertical penetrations such as elevator shafts. Also includes
basement space.
5. Proposed Project: A proposal of something to be completed.
The redevelopment or development of a parcel of land and or
building.
6. Preliminary Project Review (PPR) — The first submittal of the
proposed project, including the site plan and other required
documents, per the Planning Division requirements.
311. Site Description
The Culver City Redevelopment Agency was formed in 1971. The Agency
encompasses over forty percent of the City's land area and includes most of the
City's commercial and industrial properties. The Project Area consists of four
component areas. These areas comprise 1,286 acres, within the City
boundaries. The Economic Vitality DFD encompasses all of the component areas
(see Exhibit A).
111. General Provisions
Uses permitted in the DFD area shall be compatible with the General Plan, the
Redevelopment Plan and the Zoning Code.
A. General Plan
As stated in the General Plan, under "Vision...In the year 2010" (Section
LU-vi), businesses provide revenue to sustain the high quality of municipal
service to the people of Culver City. Revenues from property taxes are
relatively small; however, sales and utility taxes, business license fees and
commercial/industrial development tax provide the fiscal stability critical to
a well-maintained city. It is these revenues that support the Culver City
Police and Fire Departments, recreation, human services programs,
roadway maintenance, parks and street trees. Further, it is the
combination of all these characteristics and services that make Culver City
an attractive place to have a home or business.
The DFD is based on the General Plan. The following objectives and
policies of the General Plan Land Use Element act as a guide to the
Economic Vitality DFD and are especially pertinent.
1. 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.
2. Policy 5.A Support and strengthen certain existing industrial
areas by limiting commercial and residential uses according to
established guidelines.
3. Objective 6. Commercial Corridors. Revitalize the physical
character and economic well being of the City's commercial
corridors.
44. Policy 6.A Encourage revitalization of commercial corridors in
the City through new development and renovation of existing
structures with incentives which address development
standards and the project approval process.
5. Objective 7. Commercial Centers. Maintain commercial
centers that serve community as well as regional markets.
6. Policy 7.A Allow the development of new regional commercial
centers that contribute to the economic health of the City and
adequately mitigate impacts to nearby residential
neighborhoods.
7. Policy 7.B Allow existing regional and community centers to
upgrade and expand in response to changing market demands,
to maintain their economic viability, with adequate mitigation of
impacts to nearby residential neighborhoods.
8. Objective 8. Fiscal Health. Foster the growth of businesses
that increase City revenues by promoting attractive, quality retail
establishments that serve neighborhood, community and
regional markets.
B. Redevelopment Plan for the Culver City Redevelopment Agency
The following objectives of the Redevelopment Plan apply:
1. Provide for a general program of redevelopment assistance that
will serve to strengthen the residential, commercial, and
industrial base in the Component Areas that creates lasting
improvements to the community's tax and employment bases,
and brings stability and growth.
2. Encourage the cooperation and participation of property owners,
public agencies, and community organizations in the elimination
of blighting conditions and their subsequent redevelopment in
the Component Areas.
3. Encourage investment in the Component Areas by the private
sector.
4. Remove economic impediments to land assembly and in-fill
development.
55. Provide a mechanism for ensuring the long term viability of
commercial portions of the Component Areas by encouraging
their rehabilitation, redevelopment and development.
C. Zoning Code
To assist in the development and redevelopment in Component Areas 1, 2
and 3, the following section of the Zoning Code shall apply to the DFD:
Section 17.300.025 — Height Measurement and Height Limit Exceptions
Notwithstanding any other regulation of this Title, the Council, after
consideration of recommendation by the Commission, may by
resolution establish a maximum building height for new construction
in the Redevelopment Project Area Component Areas .1 through 3,
consistent with the Design for Development established by the
Redevelopment Agency.
Development or redevelopment within the three applicable component
areas may exceed the height limit based upon recommendation of the
Planning Commission and approval by the City Council.
IV. DFD Procedures
In order to secure economic and fiscal benefits to Culver City and its
Redevelopment Agency, the DFD requires an Economic Development Fiscal
Analysis (Analysis) for certain projects. The Analysis will evaluate the existing
use in comparison to the proposed project with regards to tax increment, jobs,
sales tax, business tax, transient-occupancy tax and costs to the Agency and the
City.
A. Projects Requiring Analysis
The Analysis will be required for all proposed projects in the Project Area
that have a change of use and/or where the existing use or proposed new
use contains at least one of the following:
1. 20 live/work units;
2. 30 residential units;
3. 30,000 GSF office space;
4. 20,000 GSF retail space;
5. Motels/Hotels;
6. Private schools (new or proposed expansion); and
7. Any other project deemed appropriate by the Executive Director.
This determination shall be made during the Preliminary Project
Review (PPR) phase of project review.
6B. Analysis Requirements
The Analysis shall be prepared by a professional economist paid for by
the applicant and approved by the Executive Director. The Analysis will
require the following information be submitted to the Redevelopment
Agency staff:
1. Project Description - A detailed summary of the existing
development and proposed project, including GSF of each
projected use (office/retail/etc.) and/or total number including
square footage and mix of dwelling units, unit types, type of
tenure (for sale or rental), anticipated density, and on-site
amenities, as well as number and type of parking spaces,
average number of employees and identification of the existing
and potential tenants proposed.
2. A Site Plan of the existing and proposed project.
3. A history of the proposed developer, potential operators and
their past projects completed (within two years).
4. An analysis of economic and market feasibility of the project
including the relationship to the demand generators; in
comparison to the existing use.
5. A summary and detailed analysis of the cost and revenue
impacts and benefits to the Agency and the City comparing
existing use and proposed use.
6. The Project's proposed use and competitive market within a
three mile radius.
7. Provide a summary of the projects benefit to the community
and/or the desirability of the proposed use to the Agency and
City.
Said information may remain confidential at the request of the Applicant,
to the extend, legally possible. The Fiscal Analysis will not be attached as
part of the Planning review process.
C. Analysis Process
Once a PPR request has been submitted to the Planning Division,
Redevelopment Agency staff will determine if the proposed project will
require an Analysis, through the PPR response. If an Analysis is required,
the Analysis (as defined in Section B) should be submitted to
Redevelopment Agency staff as soon as possible, but no later than three
(3) months after the PPR meeting.
7If a project does not require a PPR request, but is subject to either a
Planning or Building Safety review and/or permit, the applicant must
contact the Redevelopment Agency staff who will determine if the
proposed project requires an Analysis. The Redevelopment Agency staff
will inform the Applicant in writing regarding the decision of the Analysis
being required or not required.
If an Analysis is required, the Applicant must submit said Analysis and
obtain approval of Analysis prior any entitlement application being
deemed complete by the Planning Division and/or prior to obtaining final
City approval of the project.
In order to complete the review of the Analysis, Redevelopment Agency
staff may need to request additional information regarding the proposed
project and projected fiscal impacts.
D. Approval Authority
The Executive Director shall be the decision making authority on all
Economic Development Fiscal Analyses. Once the Economic
Development Fiscal Analysis is received, the Executive Director or his/her
staff will review the report. The Redevelopment Agency Board will be
informed of all projects that require an Analysis and when they are
received by the Redevelopment Agency.
If the project is deemed to meet the goals and objectives of this DFD, the
Analysis may be approved administratively by the Executive Director. If
approved, a letter will be submitted to the Applicant and Planning Division.
The analyses may be approved administratively, if the project is
demonstrated to have a positive fiscal impact to the Agency and City,
meets the goals of this DFD and the Redevelopment Agency plan.
If an Analysis does not meet the goals and objectives of this DFD, the
Redevelopment Agency Plan or shows a negative fiscal impact to the
Agency and City, the project will be reviewed by the Redevelopment
Agency Board. The Executive Director may refer any Analysis to the
Redevelopment Agency Board.
The Redevelopment Agency Board will review the project and the Analysis
that has been submitted. In addition to the Analysis, the Redevelopment
Agency can review additional information regarding the project. The
approval could be granted, if the proposed project meets a community
need.
8Community Needs are defined as, but not limited to: expands the
economic base; provides housing opportunities; revitalizes a
neighborhood, by removing blighted buildings; utilizes a sustainable
building/green building technology; provides for an unmet community
needs such as additional park land/open space; or supports a community
program, etc.
All Analyses will need to be reviewed and approved prior to any formal
City approval of the project (ministerial, administrative or discretionary
review).
D. Minor Variations
The Executive Director has the authority to modify any standards of this
DFD if the modification substantially achieves the intent of this DFD.
9Exhibit A
ECONOMIC VITALITY
DESIGN FOR DEVELOPMENT
SITE MAP
10
1)