City of Culver City, California
City Council Agenda Item Report
A2-1
RECOMMENDATION:
Staff recommends the City Council discuss and provide input regarding the draft
revisions to the Mixed-Use Development Standards and direct staff to proceed
with a text amendment modifying Zoning Code Section 17.400.065 – Mixed-Use
Development Standards.
BACKGROUND:
Over the last three months, the Council has made significant progress on
resolving difficult development and equity issues related to mixed-use
development and established the goal of receiving a draft ordinance for review by
the earliest possible date. On July 2 and August 6, 2007, the Council conducted
hearings and took testimony on proposed revisions to consider reducing density
in mixed-use development projects and adopting other related development
standards. On August 20,
2007, the Council also made final disposition of
projects in the development pipeline that were affected by the proposed changes.
During the Special Study Session on August 6, 2007, the Council reviewed
several key development measures that impact the size and scale of a project
and noted concerns about building height particularly in proximity to single-family
development, traffic generation and building massing. More general concerns
were also expressed about project compatibility. After lengthy consideration of
the staff report, public testimony and materials presented at the Study Session,
the Council directed staff to focus upon “Option 2,” tailoring the recommendations
Meeting Date: 10/08/07 Item Number: A-2
AGENDA ITEM: Discussion of and Comment on Density and Draft Revisions to
the Mixed-Use Development Standards.
Contact Person/Dept.: Thomas Gorham
and Todd Tipton
Phone Number: (310) 253-5727 and
(310) 253-5783.
Fiscal Impact: Yes [] No [X] General Fund: Yes [] No [X]
Public Hearing: [] Action Item: [X] Attachments: [X]
Public Notification: All Commercial Property Owners in Culver City (9/25/07); Signs on
Planning Counter (9/25/07); All homeowners associations (9/25/07); Architects,
designers and planning related consultants on file with the City (9/25/07); Development
professionals working with the Redevelopment Agency (9/25/07); Speakers at the July
23, 2007 Council meeting regarding 9900 Culver Boulevard (9/25/07); Speakers at the
Council Study Session (9/25/07); Master Notification List (10/3/07).
Department Approval:
Sol Blumenfeld (10/01/07)
City Attorney Approval:
Carol Schwab (by H. Iker) (10/02/07)
Fiscal Impact Approval:
Marlee Chang (10/03/07)
City Manager Approval:
Jerry B. Fulwood (10/03/07) City of Culver City, California
City Council Agenda Item Report
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to reflect the residential areas immediately abutting each commercial zone and to
more fully develop the “community benefits” concept. Staff reported in the Study
Session that density reductions lower the value of commercial property and tend
to reduce the opportunity for mixed-use development; and the Council expressed
the need to more clearly see the economic implications of the proposed changes.
Over the last month, staff has been working with KMA, the City’s financial
consultant, on preparing a financial model that describes the expected financial
outcome with the density and building height changes under consideration. The
financial model is based on prototypical development and expected current land
costs in the City. The models are presented in the Financial Analysis section of
the staff report.
DISCUSSION:
Current Mixed-Use Development Standards
The Mixed-Use Development Standards are intended to promote commercial
revitalization, redevelopment and reinvestment by providing a new market base
with new residential development and by activating commercial neighborhoods
with new pedestrian activity, thereby furthering the principles of smart growth and
sustainability by minimizing auto trips and bringing shopping, employment and
housing closer together. Mixed-use development is also seen as an important
tool to enable the City to meet its Regional Housing Needs Assessment (RHNA)
housing requirements mandated by the State.
The Mixed-Use Development Standards in the City’s Zoning Code provide for
residential and commercial development on commercially zoned property. Those
standards permit 65 dwelling units per acre, a 56-foot building height in most
commercial zones and a zero setback along commercial frontage and a minimum
10-foot setback abutting residential zones, with a 60 degree clear-zone angle
maintained as measured from the rear property line.
Council Recommendations Related to Option 2 for Mixed-Use Development
The Council generally agreed the revisions to the Mixed-Use Development
Standards should address the following:
1. Precisely quantify the outcome of the proposed changes.
2. Establish a new density limit consistent with multifamily residential
development and allow increased density only where there is a demonstrated
community benefit provided as enumerated in the revised standards. City of Culver City, California
City Council Agenda Item Report
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3. Ensure the revisions are consistent with State Housing Law in the Regional
Housing Needs Assessment (RHNA).|1010|
4. Identify community benefits to ensure the City gets the maximum project
benefit, consistent with area revitalization and redevelopment goals.
5. Establish public participation programs with public meetings to identify public
benefits that should be considered with community benefit zoning.
6. Encourage mixed use development along major corridors and in the
downtown to promote the concepts of sustainability and smart growth and
promote economic development.
7. Revise the Zoning Code so the mixed-use provisions are an overlay zone that
can be applied more selectively corresponding to the Zoning map.
8. Limit building height generally to 45 feet adjacent to residential zones, but
further tailor height to protect adjacent residential uses.
9. Allow buildings to step up to 56 feet on lots with excessive lot depth
(exceeding 100 in depth, providing no part of the stepped portion of the
building is closer than 50 feet to any residential zoned lot).
10. Limit density to 35 units per acre with up to 50 units per acre with a
community benefit and when located adjacent to commercial property.
11. Establish building setbacks above the ground floor commercial to provide
building relief along street frontage and to incorporate open space for
residential units and establish a minimum commercial depth or area for each
project to ensure adequate commercial use in mixed use projects.
12. Provide incentives to ensure commercial development occurs in Culver City
on mixed-use sites to ensure the City receives the maximum financial benefits
of the project.
Outcomes of Proposed Changes to Mixed-Use Development Standards
The proposed standards will affect commercial activity and redevelopment efforts
along the City’s commercial corridors, reducing land values and likely forestalling
development of most mixed-use projects. As the value of land is reduced
because of reduced density, current projects may be constructed, but new mixed-
use development projects will not be actively pursued until the market reaches a
new point at which the cost of land and the expected developer revenues are in
equilibrium. The City’s goals of encouraging commercial revitalization, promoting
new sources of tax revenue and facilitating smart growth through mixed-use
development will likely be deferred until the real estate market adjusts.
These outcomes must be weighted against the benefit the City receives from the
types of mixed-use projects that it determines acceptable or desirable and
permits. (A full discussion of the financial impacts is provided in the following
Financial Analysis section of the report.) If the City Council decides to reduce City of Culver City, California
City Council Agenda Item Report
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density and building height for mixed-use projects, then the following is proposed
based upon Council direction:
Summary of Proposed Density, Height Limits and Setbacks (Option 2 Modified)
The revised Mixed Use Development Standards will provide 35 units per acre
base density and up to 50 units per acre with community benefits abutting
commercial zones or where the lot is split between Culver City and Los Angeles.
Base building height will remain at 56 feet on CG zoned lots abutting non-
residential zoned lots and where the lot is split between Culver City and Los
Angeles. Base building height for mixed-use projects abutting single family (R1
zoned) lots will be 35 feet, with an allowance of up to 45 feet for those portions of
the building 35 feet or more from an abutting residential property line (Attachment
No. 4). This limit on height adjacent to single family development is intended to
address issues of building mass and compatibility. Base building height on CG
zoned lots abutting multi-family (R2, R3, RLD, RMD and RHD) will be 45 feet;
however, on lots with 150 feet or more in depth that abut multi-family zoned lots it
will be permissible to step the building up to 56 feet, provided no part of the
stepped portion of the building is closer than 50 feet to an abutting residential lot
(Attachment No 5). In addition to the above setback provisions, the existing 10-
foot setback abutting residential zones with a 60-degree clear-zone angle will
remain. Further, a minimum 30-foot commercial depth on the ground floor will be
required and an additional 5-foot step back above the commercial frontage will be
required to provide building relief and added open space for residential units.
This open space may be partially covered by up to 50% to provide privacy
screening or landscaping. Studio units will be limited to no more than 50% of the
project. Attachment No. 6 illustrates the proposed building height and setback
provisions adjacent single family development.|1010|
Mixed use will continue to be allowed in all CG, CN, and CD commercial zones
and along the East Washington Overlay (EWO) that has a General Corridor
General Plan designation (east of La Cienega Boulevard and north of
Washington Boulevard).
Community Benefit Zoning
The City Council considered community benefit zoning as a tool to provide
community benefits in exchange for the ability to develop property more
intensively. Community Benefit Zoning uses a base density and other typical
development standards, but allows the standards to vary when a project provides
certain specified public benefits. The development incentive allows the
community to achieve particular goals, such as providing day-care, developing a
project with extraordinary energy efficiency, creating public parks, libraries or City of Culver City, California
City Council Agenda Item Report
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museums or supplying needed public parking in a commercial area, thereby
providing specific physical, social or cultural amenities that benefit the residents
of the project neighborhood. This zoning mechanism requires clearly identifying
the advantages to the developer and the community to make the system work.
The idea behind community benefit zoning is that development brings with it the
need to provide additional municipal services and facilities to absorb the impacts
of added population and services. The process promotes collaboration between
the community and neighborhood during the discretionary permit process. In
order to make the process workable, there must be a proportional relationship
between the benefit and the cost of providing it and a measurable positive impact
upon the community.
3
As proposed, the community benefit incentive zoning is initially only available
when approved by the Planning Commission through the discretionary permit
process. The benefits can be established on a project-by-project basis or on a
neighborhood basis. Each system has advantages and disadvantages.
The project based community benefit discussion can precede the current
Planning Commission discretionary hearing. A public meeting, administered by
staff, will identify desired community goals and related benefits. The project
based system can be immediately implemented upon the effective date of the
proposed Mixed-Use Development Standards with each Planning Commission
project resolution expressly describing the community benefits and increased
development opportunities after holding a public meeting to review the specific
proposal. The resolution should also make clear that the increased development
is granted at the developer’s request and agreement to provide community
benefits that are proportional to the costs of providing those benefits and the
measurable positive impact upon the community.
Alternately, a neighborhood based community benefit can be established by
setting up citywide districts, identifying neighborhood stakeholders and identifying
the benefits through some public outreach and consensus building process. This
may take several months to organize and implement. In this case, the City
Council would be the logical decision making body because the community
benefit is not tracking with a project discretionary permit. Since the neighborhood
based community benefit is set independently from a project, the benefit must be
revisited periodically to ensure it still reflects community interests. The ordinance
or code provisions likewise should include a discussion of the proportionality
between the benefits and the costs of providing those benefits and the
measurable positive impact upon the community. Another version of the district
based system would be to implement it in only a few areas of the City where
there is a clearly identified public need (such as parking in the downtown area). City of Culver City, California
City Council Agenda Item Report
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In this case the number of district hearings would be reduced and they could be
scheduled to fit into the City’s work plan, rather than immediately implemented as
part of the Mixed-Use Development Standards.
The project based system is more closely aligned with each proposed
development project. The neighborhood system defines the benefit
independently, months or perhaps years in advance of a project and may
become obsolete. It also requires more time initially and significant costs to
identify district boundaries, determine stakeholders, organize citywide
stakeholder meetings, carry out a selection process and codify the accepted
community benefit by resolution or ordinance on a citywide basis. The project
based system may create more collaboration between the developer and the
community during the hearing process but also could cause uncertainty for the
process. The neighborhood based system may make development outcomes
more predictable in advance of the hearing process. The fiscal impacts
associated with each system are described in the Fiscal Impacts sections of the
staff report.
Summary of Elements of Community Benefit Zoning in Mixed-Use Projects:
1. Specific incentives (density increases) that may be granted for development:
35 units per acre base density, up to 50 units per acre adjacent
commercial development.
Allow density incentive (up to 50 du/ac) where property is located in
multiple jurisdictions (Culver City and Los Angeles) and commercial use is
located in Culver City.
2. Specific benefits required to grant development incentives are:
Pocket park (public serving open space with a minimum of 5,000 sq. ft.),
community or day care center, museum, or other community serving
facility. This special benefit would be in addition to any applicable park in
lieu fees.
Public parking serving the immediate commercial area (minimum required
20,000 sq. ft. project sites)
Streetscape improvements for the immediate commercial area, including
widened sidewalks, landscaping and street furniture and a contribution
toward related maintenance costs. Undergrounding of all off-site utility
lines that abut the project site and extending to the first utility poles
connected to those abutting lines that do not abut the project site.
Green building construction meeting minimum LEED Silver energy
efficiency standards from U.S. Green Building Council.|1010| City of Culver City, California
City Council Agenda Item Report
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Other amenities or benefits that serve the immediately impacted
neighborhood as determined by the Planning Commission or Council.
3. Community benefit zoning is part of the discretionary permit process that
includes a public participation program, standards and procedures for
approving the benefits and incentives and final approval required by the
Planning Commission or City Council.
Use project based community benefits tracked with discretionary permits.
Establish staff administered community meetings conducted at City Hall as
part of discretionary permit application with the meeting scheduled prior to
the Commission project hearing.
Use special public notification of stakeholders (property owners,
businesses, residents) within 500 feet of project site.
Provide examples of public benefits for neighborhood consideration at the
community meeting.
Prepare community meeting action minutes reflecting testimony and
disposition by majority vote of meeting participants on Community Benefit
determination.
Planning Commission to confirm community benefit with findings in
conditions of approval as part of project resolution. If the project applicant
fails to agree to provide the public benefit by executing the affidavit
acceptance of conditions for the project resolution, then the resolution
allowing the increased density would not become effective and a new
public hearing must be held and resolution adopted to permit the
construction of the project without any of the community benefits and
development incentives.
Quantify the costs of providing the benefit and expected developer
revenue for increased density as part of the discretionary review process
in order to establish the community benefit contribution.
Require a proportionally based system relating the increased property
value and project revenues to community benefit contribution.
Require a standardized system of contribution for providing benefit directly
or indirectly through in lieu payment.
The public benefit must be noted on project plans (where applicable) or
provided through in lieu contribution prior to issuance of any demolition,
grading, drainage or building permit.
4. Community Benefits provided indirectly (“in lieu”) or directly.
The community benefit option is proposed as part of the discretionary review
process for a project with proposed facilities or off-site improvements provided
directly as part of project development or through an in lieu fee program. City of Culver City, California
City Council Agenda Item Report
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Both methods must be established in the conditions of approval as described
below:
Indirect (In Lieu Fee) Benefit Program
When the community benefit cannot feasibly or practically be provided
directly by the developer because the cost of a desired community
improvement exceeds a developer’s contribution, a system of “in lieu”
payments may be used. These funds are held in an account to be used
exclusively for the community benefit specified. This is similar to the
concept of an “impact fee” used to fund infrastructure. Community Benefit
Zoning goes beyond this concept though, by allowing a developer to use
the zoning flexibility as an economic incentive to provide or pay for special
community benefits when there is no nexus to allow the City to add those
benefits as conditions to the approval of the project being proposed.
Direct Benefit Program
Requirements for ensuring community benefits remain for the life of the
project.
For projects that include benefits that are part of the building or site area, a
deed restriction or covenant must be recorded on the property stipulating
the community benefit must remain as part of the property and the
property owner is required to supply evidence, annually, to the City that
such use is being maintained.
5. Calculating Community Benefit Contribution.
The method for establishing the developer’s contribution must be based on
the proportionality of the benefit relative to the developer’s profit. Unless
there is proportionality, the system will be ineffective as there will be no
reason to provide the benefit if the cost of providing it exceeds the revenue for
the project or reduces that net revenue to a point of becoming a disincentive.
The Community Benefit Contribution is proposed as a proportional share of
the Additional Base Density Value and calculated as follows:
A. Community Benefit Contribution:
50% of the Additional Base Density Value.
B. Additional Base Density Benefit Value: City of Culver City, California
City Council Agenda Item Report
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Additional Number of Dwelling Units Allowed X Market Value Sales Price X
.15 (Developer Profit).
C. Community Benefit Value:
The cost for providing the community benefit.
The Community Benefit Contribution may be satisfied by funding the Community
Benefit improvement on site or by providing an off-site improvement. Costs for
some of the suggested community benefits vary depending upon type the type of
benefit provided|1010|.
FISCAL ANALYSIS:
As part of the August 8, 2007 City Council Report, staff analyzed City costs and
revenues associated with mixed-use development and how those might be
affected if the existing density factor (65 units per acre) were reduced. The
analysis indicated the most significant financial impact would be to the Agency
due to a reduction in tax increment because of reduced project sizes and values
are reduced. Staff also indicated a density reduction will likely reduce the land
values supported by new development and given the overall price of land in the
region and the demand for housing, the reduction will require time for
adjustments in the real estate market. Recognizing there is very little vacant land
in Culver City, the vast majority of new development is occurring on currently
improved properties. With the lower density it will become increasingly difficult
for developers to find improved properties at sales prices that can be supported
by new development. As is typically the case, the most likely properties to sell
will be those that are unimproved or minimally improved (small structure on a
large lot).
To better understand what a developer could pay for improved land that was to
be developed with a mixed-use project and incorporated a community benefit,
Keyser Marston Associates (KMA) analyzed the land value supported at the base
densities of 35 and up to 50 units per acre. The scenarios were comprised of
prototypical development on 20,000, 10,000 and 5,000 square foot lots with
varying levels of retail/commercial intensity. A table summarizing KMA’s analysis
is provided below. The entire analysis has been attached for your information.
20,000 square foot site 35 units per acre 48 units per acre|1010|Number of Units 16 22
Total revenues (commercial rent,
residential sales)
$10,336,000 $13,268,000 City of Culver City, California
City Council Agenda Item Report
A2-10
Total construction cost - $9,020,222 - $11,687,000
Total available to pay for land $1,316,000 $1,581,000
Price per square foot
(land payment divided by lot size)
$66 $79
10,000 square foot site 35 units per acre 48 units per acre
Number of Units 8 11
Total revenues (commercial rent,
residential sales)
$4,774,000 $6,092,000
Total construction cost - $4,192,000 - $5,385,000
Total available to pay for land $582,000 $707,000
Price per square foot
(land payment divided by lot size)
$58 $71
5,000 square foot site 35 units per acre 44 units per acre
Number of Units 4 5
Total revenues (commercial rent,
residential sales)
$2,261,000 $2,669,000
Total construction cost - $1,995,000 - $2,399,000
Total available to pay for land $266,000 $270,000
Price per square foot
(land payment divided by lot size)
$53 $54
The analysis demonstrates as site size and density is reduced, the land value per
sq. ft. diminishes. This occurs because smaller sites and less density produce
less development revenue. At 35 units per acre a 20,000 sq. ft. site supports a
land value of $66 whereas at up to 50 units per acre the same site supports a
land value of $79. A 5,000 sq. ft. parcel at 35 units per acre supports a land
value of $53, but at up to 50 units per acre the value only increases to $54,
because the site is so small it generates only incrementally more revenue.
KMA tested three community benefits scenarios set at 50% of the incremental
profit. The scenarios tested indicate community benefits could have values of
approximately $40,000 on a 5,000 square foot lot, $110,000 on a 10,000 square
foot lot, and $225,000 on a 20,000 square foot lot. These analyses take into
account typical development and construction costs, and a reasonable 15% profit
a developer could expect to receive. When the community benefit is set at 50%
of the increased profit on 10,000 and 20,000 sq. ft. sites, both the City and
developer reap a benefit. If the benefit costs are greater than 50% of the added
value, then profit diminishes too much to provide an incentive to provide the
benefit. City of Culver City, California
City Council Agenda Item Report
A2-11
Overall, land values drop significantly with the proposed more restrictive Mixed-
Use Development Standards and, for those properties which were purchased at
the higher values, 50 units per acre do not create enough of an incentive to justify
development. This outcome has broader implications for redevelopment since
mixed-use development has been perceived as a tool to stimulate reinvestment
and revitalization of the commercial corridors. Thus, it can be assumed it will
take time for the real estate market to readjust to the proposed changes, since
even at 65 units per acre there is not significant incentive for redevelopment.
The relatively small number of mixed use development projects proposed or
constructed under the current Zoning Code when residential real estate
development was at a peak is evidence of this market condition.
Neighborhood Based Community Benefit System
There are fiscal impacts associated with the citywide “district based” community
benefit system that are noteworthy. Significant staff time will be required to plan
and implement this approach. For example, the City must be divided in some
manner to identify district boundaries that relate to nearby commercial corridors.
Each district would be comprised of residents, businesses and property owners
who would likely participate in the benefit decision-making process. Because of
the large number of people involved in the district, it may be necessary to involve
the City Clerk in the community decision process if some balloting system is
used. The decision making associated with neighborhood based community
benefits could be analogous to overseeing an initiative or referendum with similar
costs. It is estimated the initial cost for this effort would be approximately
$60,000. This would not be a one-time cost, since community needs change
over time and must be revisited. It is arguable since the community benefits
have a “shelf life” and benefits desired in a certain district may change over time,
and since the effect of the proposed revisions to the Mixed-Use Development
Standards will be to forestall mixed-use development, a significant expenditure of
staff resources and City funds to establish community benefits by districts may
not be a prudent use of City resources at this time.
Community Benefit Summary
Community Benefit zoning that is project based provides a method to finance
improvements to the community at relatively no cost to the City, though some of
the overall benefit is offset by new services required for development.
CONCLUSIONS:
City of Culver City, California
City Council Agenda Item Report
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The draft revisions reduce mixed-used development base densities by up to 54%
from the existing zoning, but increase density when a project includes a qualified
community benefit. The 56-foot height limit will remain where mixed use
commercial lots abut other commercial lots. However, building height will be
reduced to 45 feet abutting residential zones with provisions to allow up to 56 feet
on larger lots (150 foot minimum depth) abutting multi-family zones. Further, a
35-foot base height limit is proposed within 35 feet of single-family zones. Those
reduced building heights are intended to address issues of building mass and
compatibility with abutting residential districts. Additional building step backs are
required to address building mass above the commercial frontage, and a
minimum commercial depth (30 feet) is required to ensure a viable retail
component. Community benefit zoning is proposed for increased density only
when it is part of a discretionary approval and determined through a public
process involving those in the immediate vicinity of the proposed mixed use
projects. The effect of the proposed revisions to the Mixed-Use Development
Standards will likely forestall mixed-use development since development returns
will be reduced. Finally, the estimated maximum theoretical build-out may be
2,000 units over the 7 year planning period with the proposed changes.
Should the City Council direct staff to initiate the text amendment process, in
accordance with that process, the proposed amendments would be subject to
public review and input, particularly during the hearings before both the Planning
Commission and the City Council.
ATTACHMENTS:
1) Mixed Use Density, Height, and Setback Summary Table
2) Map - R1 Abutting Mixed Use Commercial Zones
3) Map - Multi-Family Abutting Mixed Use Commercial Zones
4) Height and Setback Illustration
5) KMA’s summary and development tables.
6) Zoning Map
NOTES:
1. The State density bonus law provides that in order to qualify for a density
bonus, a developer must provide a minimum amount of affordable housing
units. For example, if a developer provides 5% of Very Low income units, he
or she is eligible for a 20% density bonus. No density bonus may be more
than a maximum of 35%. The law is additive to the base number of units
permitted in a zone. Thus if the City adopted a standard for mixed-use
development at 35 dwelling units per acre, the density bonus would be
applied on top of the maximum number of allowable units under the zoning City of Culver City, California
City Council Agenda Item Report
A2-13
and if the City established community benefit zoning with a base density of 35
units per acre, then the bonus would be applied only to the base, not on top of
any other incentive zoning.
2. At 35 dwelling units per acre, a typical 5,000-sq. ft. lot could be developed
with four units and at up to 50 units per acre, a typical 5,000-sq. ft. lot could
be developed with five units. A 45-foot height limit results in a 3-story building
with 15-foot floor levels, or a 4-story building with a 15-foot retail/commercial
ground floor level and three 10-foot residential floor levels above. Depending
upon the number of floors, unit sizes range from 2000 – 2,500-sq. ft. per floor.
Further, projects abutting the R-1 zone must be limited to 35 feet in height but
may increase to 45 feet for that portion of the building greater than 35 feet to
the abutting residential property line.
3. Some of the obvious positive effects of Community Benefit Zoning are:
It provides benefits to the community without additional taxes.
It makes a project more acceptable to a community and can be
designed to precisely address community needs.
The system is voluntary and is more acceptable to developers.
The incentives can be designed as part of an overall program for
community improvement, flexibly providing one type of benefit in one
area and another type of benefit in another area, and is a tool for
community improvement and is not limited to one type of “problem” and
one mitigation measure or solution.
It is a tested zoning tool with track record of success in achieving
desired community outcomes in cities.
4. Established by the Leadership in Energy and Environmental Design (LEED)
Green Building Rating System, developed by the U.S. Green Building
Council, which provides a suite of comprehensive high efficiency standards
for environmentally sustainable construction.
5. Pocket park, community center, day care center, museum, or other
community serving facility. Cost to construct these types of benefits would be
$50 per square foot for a pocket park and $200 per square foot for a building.
(This cost does not include land purchase). A typical pocket park of 5,000 sq.
ft. will cost $250,000 and a typical building s space would cost $1,000,000 to
construct or it could be provided on a project site and calculated as part of the
project cost.
Public parking serving the immediate commercial area. The additional
cost to construct each at-grade parking space would be approximately
$8,000 or a total of $200,000 to provide 25 stalls, and between City of Culver City, California
City Council Agenda Item Report
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$28,000 - $30,000 for each subterranean parking space or a total cost
of up to $750,000. (This cost does not include the purchasing of land.)
Streetscape improvements that serve the immediate commercial area
including widened sidewalks, landscaping and street furniture and a
contribution toward related maintenance costs. This type of
construction ranges between $20 to $30 per square foot, and about
$1 per square foot/month to maintain. The total cost for a typical 1200
foot by 10’ wide sidewalk area would be $360,000 and would cost be
approximately $12,000 to maintain.
Green building construction that meets a LEED certification level of
Silver or higher as identified by the U.S. Green Building Council.
Typically, adding Silver LEED certification elements to a building
increases its construction costs by a factor of 20%.
6. 48 units per acre is the result of the specific number of units and lot size being
analyzed. When the math is performed the total number of units is rounded
down resulting in a maximum of 22 units on a 20,000 square foot lot.
MOTION:
That the City Council:
Direct staff to proceed with a text amendment modifying Chapter 17.400.065 of
the Culver City Municipal Code - Mixed Use Development Standards as such
amendments are defined by the Council.