City of Culver City, California
Agenda Item Report
Meeting Date: 09/27/2010 Item Number: A-1
REDEVELOPMENT AGENCY BOARD AGENDA ITEM: Approval of the Scope of
Work for a Request For Proposals for Redevelopment Plan Amendment and
Environmental Consultant Services, and Authorization to Release the Request For
Proposals.
Contact Person/Dept.: John Fisanotti
Todd Tipton
Phone Number: (310) 253-5767
(310) 253-5783
Fiscal Impact: Yes [X] No [] General Fund: Yes [] No [X]
Public Hearing: [] Action Item: [X] Attachments: [X]
Commission Action Required: Yes [] No [X] Date: _______________
Public Notification: Meetings and Agendas - Redevelopment Agency (09/23/10)
Department Approval:
Sol Blumenfeld (09/21/10)
Agency General Counsel Approval:
Murray O. Kane (09/16/10)
Chief Financial Officer Approval:
Jeff Muir (by N. Kimball) (09/22/10)
Executive Director Approval:
John M. Nachbar (09/23/10)
RECOMMENDATION:
Staff recommends the Redevelopment Agency Board ( Agency Board) approve the
scope of work and authorize the release of a Request for Proposals (RFP) for
consultant services necessary to process an amendment to the Redevelopment
Plan and prepare the associated environmental analysis.
BACKGROUND:
Pursuant to the Redevelopment Plan for the Culver City Redevelopment Project, the
authority for the Redevelopment Agency (Agency) to use eminent domain expires on
December 23, 2010 in all four component areas of the Culver City Redevelopment
Project. If the Agency Board wishes to renew the authority to be available
subsequent to that date, the Redevelopment Plan must be amended.
The Agency has used eminent domain to complete property acquisition where a
negotiated purchase could not be achieved and the required findings were able to be
made. Under the current Redevelopment Plan, the Agency has not had the
authority to acquire residential properties through the use of eminent domain This
same residential restriction is recommended to be continued should the eminent
domain authority be renewed.
City of Culver City, California
Agenda Item Report
Amending the Redevelopment Plan in accordance with the requirements of the
California Health and Safety Code|1010| requires considerable time and effort. To enable
the Agency Board to make an informed decision as to whether to proceed with a
plan amendment, a preliminary review was conducted by the redevelopment
consulting firm of UFI/GRC Redevelopment Planning. The results were presented to
the Board on December 7, 2009 (please see Attachments 1 and 2). The Agency
Board authorized the Executive Director to prepare a RFP for the redevelopment
and environmental consultant services needed to amend the redevelopment plan
within Component Areas 3 and 4, and to bring the scope of work back to the Agency
Board for approval. A map of the Culver City Redevelopment Project, which
identifies the four component areas by color, (Component Area Number 3 is red and
Component Area Number 4 is green) is provided as Attachment Number 3.
Time Limit to Incur Debt – Component Area Number Four
An additional section of the Redevelopment Plan concerns the time limit to incur
debt in Component Area Number 4. When the Redevelopment Plan for Component
Area Number 4 was approved in 1998, the time limit to incur debt within Component
Area Number 4 was set at 20 years (i.e. 2018.) The process to extend this limit
requires an Amendment to the Redevelopment Plan. The procedures and findings
to adopt such an amendment are similar to those needed to extend the time limit on
use of eminent domain. It is therefore, more efficient to accomplish both revisions to
the Redevelopment Plan through a single amendment process. Therefore, staff
recommends this time extension be included in this Plan Amendment process.
DISCUSSION:
By law, extensions of eminent domain authority may be for up to twelve years.
During consideration of the report presented to the Agency Board on December 7,
2009, since Component Area Number 1 and Component Area Number 2 will both
expire in 2014 and contain fewer potential acquisition sites, the Agency Board
concurred with staff’s recommendation to consider extension only in Component
Area Number 3 and Component Area Number 4 (which expire in 2018 and 2029
respectively)
As detailed in the consultant’s Memorandum (see Attachment No. 2), pursuant to
California Redevelopment Law, in order to extend the eminent domain authority, the
Agency Board must ultimately make a finding that: significant blight|1010| remains and
that the blight cannot be eliminated without the use of eminent domain. The
|1010| California Redevelopment Law (Health & Safety Code Section Division 24, Part 1, Chapter 4, Article
12, commencing with §33450 et seq.) details the steps necessary to amend a Redevelopment Plan
for the Redevelopment Project. In this particular case, an added requirement would be evidence for
the record to support findings that: A) Significant blight remains within the project area; and B) That
this blight cannot be eliminated without the use of eminent domain. |1010| Refer to pages 2 and 3 of Attachment No. 1 for the conditions of blight as defined in California
Redevelopment Law. City of Culver City, California
Agenda Item Report
preliminary study concludes “In general, our analysis indicates that sufficient blight
remains in the four existing redevelopment project areas to justify extending non-
residential eminent domain authority for the statutory maximum of twelve years.”
The following description of the proposed scope of work for consultant services is
divided into two parts: (1) the work needed to process an amendment to the
redevelopment plan and (2) the work needed to analyze the environmental impact(s)
associated therewith.
(1) Redevelopment Plan Amendment
Pursuant to California Redevelopment Law, the process to amend a redevelopment
plan includes preparation the following work products: a blight analysis, an extensive
report to the City Council, text amendments to the Redevelopment Plan, proposed
City Council Ordinances and City Council and Agency Board Resolutions. During
the process, the Consultant must attend and present at the Planning Commission at
least two community meetings and joint public hearing of the legislative body (i.e.
City Council) and the Board. This process is expected to take a minimum of six to
nine months. The scope of work for this effort is Attachment No. 4, to this report.
(2) Environmental Review (Including a Greenhouse Gas Emissions Analysis and
Climate Action Plan)
Amending the Redevelopment Plan is considered a “project” under the California
Environmental Quality Act (CEQA) and therefore, an analysis of potential
environmental impacts is required. At this time staff anticipates that the
environmental review will consist, at a minimum, of further traffic analysis and a
greenhouse gas emissions analysis which is proposed to be founded upon a Climate
Action Plan also proposed to be prepared as part of the scope of work.
Greenhouse Gas (GHG) Emission Analysis and Climate Action Plan.
Since 1998, the California Legislature has enacted several new laws related to
global warming and GHG emissions. Currently, staff relies on project applicants to
provide a GHG emissions inventory and analysis to determine if the project is
consistent with applicable City and state guidelines for reduction of GHG emissions.
Alternatively, many jurisdictions are beginning to address GHG emissions through
the use of Climate Action Plans in response to recommendations by the California
Air Resources Board for the purpose of identifying strategies for the reduction of
GHG emissions on a statewide basis, including the development of climate or
greenhouse gas reduction plans in local jurisdictions.
One of the key components of a Climate Action Plan is the baseline Greenhouse
Gas Inventory which provides information on the City’s existing emission sources
and which helps identify which actions will be most effective at reducing emissions. City of Culver City, California
Agenda Item Report
The baseline inventory is developed for (1) emissions associated with local
government operations (i.e. City buildings and facilities, fleet vehicles, etc.,) and (2)
emissions associated with all activities taking place within the community
(construction, development, private use of energy and vehicles miles traveled).
Further the Climate Action Plan provides guidance at a local level to determine
significance of GHG emissions from all project components, including construction
and operation, equipment and energy use, and development phases. The Climate
Action Plan will assist staff with the analysis and mitigation of any project impacts
related to GHG emissions and climate change as required under the CEQA.
Staff sees the current situation as an opportunity for the Redevelopment Agency to
assist the City by funding the preparation of a Citywide Climate Action Plan. The
baseline information contained in the Climate Action Plan will be used to assess the
potential impacts of the proposed Redevelopment Plan Amendment. It will also
expedite the City’s review of GHG impacts for most subsequent development
projects Citywide. The estimated time for completion of this task is eight to twelve
months. Attachment No. 6 is the scope of work for developing the Climate Action
Plan and Attachment No. 7 is the proposed scope of work for the GHG emission
analysis related to the proposed amendments to the Redevelopment Plan.
Schedule Considerations
Given the pending expiration of the current eminent domain authority on December
23, 2010 and the process necessary to prepare the required analysis for the Agency
Board’s consideration of extension of that authority, the Agency will be without such
authority for a period of time.
Should the Agency Board take the recommended action, staff expects to finalize the
RFP within two weeks. The RFPs would then be advertised and circulated with
responses due four weeks after release. Analysis of the proposals and verification
of the proposer’s qualifications is estimated to require four weeks and preparation
and review of the staff report is a three week process. Staff expects to return to the
Agency Board with the results of the RFP process in January 2011.
If the Agency votes to initiate the process to amend the redevelopment plan in
January, then the total elapsed time from Notice to Proceed to adoption of the Plan
Amendment is approximately 18 months owing to the fact that some of the work can
occur concurrently. Thus by approximately June, 2012, eminent domain authority
could be re-instated for the remaining 2 ½ years of Component Area No. 3 and for
the full twelve year maximum in Component Area No. 4. Moreover, a Climate Action
Plan will have been prepared and, upon approval of the City Council, adopted by the
City, which would facilitate future CEQA analysis for all development projects
citywide.
City of Culver City, California
Agenda Item Report
FISCAL ANALYSIS:
The estimated cost for the services to amend the Redevelopment Plan is $100,000.
The estimated cost for the traffic analysis and the climate action plan/greenhouse
gas emission analysis is $100,000 each. The Agency Board Adopted Budget for
Fiscal Year 2010/2011 includes $15,000 in unrestricted tax increment funds for the
Redevelopment Plan Amendment (55091250). Therefore, when the results of the
RFP process are presented to the Agency Board in January 2011, a budget
amendment is expected to be required based upon the costs submitted by the
selected consultants.
ATTACHMENTS:
1. Agency Staff Report from December 7, 2009 Agency Board Meeting
2. Memo dated July 15, 2009, from UFI/GRC Redevelopment Planning
3. Map of the Culver City Redevelopment Project
4. Draft Scope of Work for Redevelopment Plan Amendment
5. Draft Scope of Work for traffic analysis
6. Draft Scope of Work for Climate Action Plan
7. Draft Scope of Work for Greenhouse Gas Emission Analysis
MOTION:
That the Agency Board:
1. Approve the scope of work for a Request for Proposals which includes the
following:
a) Amendment of the Redevelopment Plan to extend the authority for the
use of eminent domain in Component Areas Numbers 3 and 4; and to
extend the time limit to incur debt in Component Area Number 4 from 20
years to 30 years; and,
b) Preparation of a traffic analysis and counts; and,
Preparation of a Climate Action Plan and Greenhouse Gas Emissions
Analysis; and.
2. Authorize the Executive Director to release the Request for Proposals.
MEETING DATE: 09.27.10
AGENDA ITEM: Approval of Scope of Work for Request For Proposals
for Redevelopment Plan Amendment and Environmental
Consultant Services, and Authorization to Release
Request For Proposals.
ATTACHMENTS
Pages
1. Agency Staff Report from December 7, 2009 agenda packet 1-4
2. Memo dated July 15, 2009, from UFI/GRC
Redevelopment Planning 5-16
3. Map of the Culver City Redevelopment Project 17
4. Draft Scope of Work for Redevelopment Plan Amendment 18-20
5. Draft Scope of Work for traffic analysis 21-25
6. Draft Scope of Work to prepare a Climate Action Plan 26-31
7. Draft Scope of Work to conduct a Greenhouse Gas
Emission Analysis 32-33
City of Culver City, California
Agenda Item Report
Meeting Date: 12/07/09 Item Number: A-2
REDEVELOPMENT AGENCY BOARD AGENDA ITEM: Receive and File a
Memorandum on Eminent Domain Amendment Feasibility and Direct Staff to Issue
Requests for Proposal for Redevelopment and Environmental Consultants for
Redevelopment Plan Amendment Services
Contact Person/Dept.: John Fisanotti
Glenn Heald
Phone Number: (310) 253-5767
(310) 253-5752
Fiscal Impact: Yes [X] No [] General Fund: Yes [] No [X]
Public Hearing: [] Action Item: [X] Attachments: [X]
Commission Action Required: Yes [] No [X] Date: _______________
Public Notification Notice was published in the Culver City News on November 26 and
December 3, 2009 and by E-Mail to Meetings and Agendas – Redevelopment Agency by
12/04/09.
Department Approval:
Sol Blumenfeld (11/24/09)
Agency General Counsel Approval:
Murray O. Kane (11/24/09)
Chief Financial Officer Approval:
Mark Scott (by N. Kimball) (12/01/09)
Executive Director Approval:
Mark Scott (12/02/09)
RECOMMENDATION:
Staff recommends that the Redevelopment Agency Board (Board) (1) receive and
file a memorandum on eminent domain amendment feasibility and (2) direct staff to
issue a request for proposals for redevelopment and environmental consultants for
redevelopment plan amendment services affecting Component Areas 3 and 4 in
order to extend the time limit for the potential use of eminent domain.
BACKGROUND:
Pursuant to the Redevelopment Plan, the authority for the Redevelopment Agency
(Agency) to use eminent domain expires on December 23, 2010 in all four
component areas of the Culver City Redevelopment Project. If the Board wishes to
extend the authority beyond that date, the Redevelopment Plan must be amended.
When required, the Agency has used eminent domain to complete property
acquisition where a negotiated purchase cannot be achieved and the required
findings can be made. The Agency has not and cannot use eminent domain to
acquire residential properties. This same restriction is expected to be continued
should the eminent domain authority be extended.
On February 2, 2009, the Board approved a contract with UFI/GRC Redevelopment
Planning (the “Consultant’) to conduct a preliminary feasibility study to determine if
there appears to be sufficient evidence to support the findings necessary to amend
ATTACHMENT 1
1 City of Culver City, California
Agenda Item Report
the Redevelopment Plan. The Board chose to seek a preliminary feasibility study to
obtain an opinion of whether the requisite findings necessary for an amendment
could be made.
DISCUSSION:
Amending the Redevelopment Plan, in accordance with the requirements of the
California Health and Safety Code|1010|, can be a lengthy and costly process (the
consultant cost for doing the required studies and preparing the necessary
documents could be as much as $100,000.)
As detailed in the Memorandum (see Attachment No. 1), pursuant to California
Redevelopment Law, it must be found that: significant blight|1010| remains and that the
blight cannot be eliminated without the use of eminent domain. The preliminary
study concludes “In general, our analysis indicates that sufficient blight remains in
the four existing redevelopment project areas to justify extending non-residential
eminent domain authority for the statutory maximum of twelve years.”
As alluded to above time limit extensions for continued use of eminent domain are
limited by law to a maximum of 12 years. However, in three of the four component
areas the redevelopment project will expire in less than 12 years. Therefore, the
maximum extension which could be considered is:
Component Area Expiration Extension____________
No. 1 July 26, 2014 3½ years
No. 2 December 28, 2014 4 years
No. 3 November 25, 2018 8 years
No. 4 December 23, 2022 12 years
Redevelopment often requires assembling a development site from a group of
smaller adjoining parcels within the Redevelopment Project Area. The inability to
acquire a critical piece can stop a vitally needed project. Eminent domain provides a
necessary tool to accomplish land assembly. Moreover, there are tax benefits
through condemnation that can be conferred to property owners. Thus, an Agency
that is seeking to have all the tools of redevelopment at its disposal would be
disadvantaged without the authority to use eminent domain to acquire parcels and
relocate occupants. Again, the Agency does not currently posses the authority to
use eminent domain for residential parcels nor is it proposed to create that authority
|1010| California Redevelopment Law (Health & Safety Code Section Division 24, Part 1, Chapter 4, Article
12, commencing with §33450 et seq.) details the steps necessary to amend a Redevelopment Plan
for the Redevelopment Project. In this particular case, an added requirement would be evidence for
the record to support findings that: A) Significant blight remains within the project area; and B) That
this blight cannot be eliminated without the use of eminent domain. |1010| Refer to pages 2 and 3 of Attachment No. 1 for the conditions of blight as defined in California
Redevelopment Law.
ATTACHMENT 1
2 City of Culver City, California
Agenda Item Report
in the contemplated extension period if such an extension period is ultimately
adopted by the Board.
The Consultant’s report preliminarily concludes that there is sufficient evidence of
blight in each of the four Component Areas of the Redevelopment Project to extend
the time limit on the use of eminent domain, though the timeframes vary by project
area from 3 1/2 to 12 years.
Based upon the Consultants’ preliminary conclusions and the expiration dates of the
various project areas, staff recommends the Board focus on renewing the eminent
domain authority in Project Areas 3 and 4. The use of eminent domain is best
justified in Component Areas 3 and 4, since there are fewer opportunities for land
assembly and eliminating blight in areas 1 and 2. By eliminating Component Areas
1 and 2 from consideration, the Agency would achieve a savings in the cost of the
amending the plan. The savings would come primarily from reduced field work,
somewhat reduced analytical costs and reduced administrative costs such as
printing and mailing.
If the Board approves moving forward with the RFP process, staff will seek
proposals from qualified redevelopment and environmental consultants for the work
necessary to amend the Redevelopment Plan in Component Areas 3 and 4, and
present the results to the Board for consideration (currently projected for the first half
of 2010).
FISCAL ANALYSIS:
As a necessary tool of redevelopment, eminent domain can provide increased land
value and increased tax revenues. For example, a projection of the possible
increase in assessed valuation and the corresponding increase in tax increment was
calculated in Attachment No. 2. The calculation analyzes a new two-story
commercial development which is projected to result in an average increase of
334% over the average of current assessed values. This equates to new tax
increment of approximately $72,000 per acre of new development per year to the
Agency (tax increment is distributed 80% to commercial/industrial funds and 20% to
the Low- and Moderate Income Housing Set Aside Fund). If the Agency’s eminent
domain authority is not extended the opportunity to capture the monies resulting
from this increased tax increment may be lost.
An initial budget of $100,000 for the necessary consultant and environmental
services, needed to properly process a redevelopment plan amendment is
recommended. Some funds are available in the Agency’s budget for fiscal year
2009-10 in account No. 59190400.619800. If the decision is made to proceed with
obtaining proposals for consultant services, staff will recommend a budget
amendment after the proposals have been received and the actual costs are known.
ATTACHMENT 1
3 City of Culver City, California
Agenda Item Report
ATTACHMENTS:
1. Memo dated July 15, 2009, from UFI/GRC Redevelopment Planning
2. Projection of future tax increment income to the Agency
MOTION:
That the Redevelopment Agency Board:
1. Receive and file a memorandum, dated July 15, 2009 from UFI/GRC
Redevelopment Planning on the feasibility of amending the Redevelopment
Plan for the Culver City Redevelopment Project to extend the time limit for the
use of eminent domain; and,
2. Direct the Executive Director to issue a request for proposals for
redevelopment and environmental consultants for redevelopment plan
amendment services to extend the time limit on the use of eminent domain in
Component Areas 3 and 4.
ATTACHMENT 1
4-1-
Memo
Introduction
This memorandum examines the potential for amending Culver City's existing redevelopment project
areas to extend eminent domain authority on properties used for non-residential purposes. The
following recommendations are based on a generalized field analysis of remaining blight conditions
performed by UFI|GRC Redevelopment Planning, and upon interviews with Redevelopment Agency and
City departmental staff members.
In general, our analysis indicates that sufficient blight remains in the four existing redevelopment
project areas to justify extending non-residential eminent domain authority for the statutory maximum
of twelve years.
Recommendation
Authorize Redevelopment Agency staff to begin the plan amendment program by recruiting a
redevelopment plan amendment consulting firm in conformance with Redevelopment Agency
procedures. The eminent domain amendment should be limited to extension of eminent domain
authority on property used for non-residential purposes only. All forms of legal residential use would be
exempted from eminent domain, with the possible exception of care-taker dwellings associated with
non-residential uses such as industrial development.
An eminent domain extension program could take up to twelve months, but can usually be completed in
six to nine months depending on the issues and controversy involved.
3111 N. Tustin Street, Suite 230
Orange, CA 92865-1753
Telephone: (714) 283-9334
Fax: (714) 283-9319
To: John Fisanotti
From: Ernie Glover
Date: July 15, 2009
RE: Eminent Domain Amendment Feasibility
Financial Advisors
Redevelopment & Planning
Economic Development
Compliance Administration & Training
Management Advisors
Continuing Disclosure
ATTACHMENT 2
5-2-
Criteria for Extending Eminent Domain Authority
Sections 33333.4(a)(3)(A) and (B) of the Health and Safety Code (the "Community Redevelopment Law"
or "CRL") set the basic requirements for the extension or re-institution of eminent domain authority in
redevelopment project areas. The Agency must find, based on substantial evidence, that significant
blight remains in the Project Areas, and that the blight cannot be eliminated without the use of eminent
domain. In short there must be a nexus between the remaining blight documented for the amendment
and the use of eminent domain.
Note that the adoption of Proposition 99 in 2008 significantly limited eminent domain use by
redevelopment agencies. This proposition excluded, with certain exceptions, owner-occupied
residences from a redevelopment agency’s authority to acquire property through eminent domain. It is
proposed herein to extend the Agency’s eminent domain authority, but only to include properties used
for non-residential purposes. As an example, an apartment along a commercial corridor would be
excluded, but a commercial use would not be excluded.
Conditions of Blight
The CRL divides conditions of blight into physical and economic. Blight surveys and documentation are
aimed at identifying the presence and extent of these following conditions, although not all need to be
present to substantiate prevalent or significant blight.
Physical Blight
According to CRL Section 33031(a), the following conditions are the physical characteristics that cause
blight:
• Buildings in which it is unsafe or unhealthy for persons to live or work. These conditions may be
caused by serious building code violations, serious dilapidation and deterioration caused by
long-term neglect, construction that is vulnerable to serious damage from seismic or geologic
hazards, and faulty or inadequate water or sewer utilities.
• Conditions that prevent or substantially hinder the viable use or capacity of buildings or lots.
These conditions may be caused by buildings of substandard, defective, or obsolete design or
construction given the present general plan, zoning, or other development standards.
• Adjacent or nearby incompatible land uses that prevent the development of those parcels or
other portions of the project area.
• The existence of subdivided lots that are in multiple ownership and whose physical
development has been impaired by their irregular shapes and inadequate sizes, given present
general plan and zoning standards and present market conditions.
ATTACHMENT 2
6-3-
Economic Blight
In addition to having conditions of physical blight, redevelopment areas must also exhibit at least one
condition of economic blight. According to CRL Section 33031(b), the following conditions are the
economic characteristics that cause blight:
• Depreciated or stagnant property values
• Impaired property values, due in significant part, to hazardous wastes on property where the
agency may be eligible to use its authority
• Abnormally high business vacancies, abnormally low lease rates, or an abnormally high number
of abandoned buildings
• A serious lack of necessary commercial facilities that are normally found in neighborhoods,
including grocery stores, drug stores, and banks and other lending institutions
• Serious residential overcrowding that has resulted in significant public health or safety problems
• An excess of bars, liquor stores, or adult-oriented businesses that has resulted in significant
public health, safety, or welfare problems
• A high crime rate that constitutes a serious threat to the public safety and welfare.
A blighted area that contains the conditions described above may also be characterized by the existence
of inadequate public improvements or inadequate water or sewer utilities.
Project Area Analysis
The following sections assess in general terms the remaining conditions of blight in each of the City's
four Component Areas. |1010| This is not intended as a detailed or definitive blight analysis; rather, it is
intended to show that sufficient blighting conditions appear to remain in the Project Areas, and that
these observed conditions would justify more detailed analysis.
Component Area 1 (“Slauson/Sepulveda”)
Component Area 1 (see Figure 1) is the oldest of the Agency's redevelopment project areas, and will
expire in July 2014. As with the other Component Areas, current eminent domain authority will expire
on December 23, 2010. An eminent domain extension will allow the Agency to commence eminent
domain proceedings in this Component Area through July 26, 2014.
Land uses in this Component Area include commercial and office development, with some residential
uses on Playa Street. The office development is modern, Class A, in character. The Westfield
Shoppingtown Mall (Fox Hills Mall) is currently being significantly upgraded. However, commercial
|1010| The four original redevelopment project areas were merged into a single project area in 1998. At that time the
original project areas were renamed Component Areas.
ATTACHMENT 2
7-4-
development along Slauson Avenue, including a Penny's, a Circuit City, and the Hooman
Buick/Pontiac/GMC automobile dealership all seem to be vacant. There is a concentration of older,
obsolete industrial and service commercial development northwest of Sepulveda Boulevard. Lot
consolidations in this latter area may be necessary to effect a redevelopment program.
Blighting Condition Observed Conditions
Physical Conditions of Blight
1. Buildings in which it is unsafe or unhealthy for
persons to live or work.
Code enforcement has identified issues in the
western corner of the Component Area west of
Sepulveda.
2. Conditions that prevent or substantially hinder
the viable use or capacity of buildings or lots.
Obsolete lot pattern and building design hinders
reinvestment.
3. Adjacent or nearby incompatible land uses
that prevent the development of those parcels
or other portions of the project area.
No significant issues
4. The existence of subdivided lots that are in
multiple ownership and whose physical
development has been impaired by their
irregular shapes and inadequate sizes, given
present general plan and zoning standards and
present market conditions.
Obsolete parcelization pattern hinders
development pursuant to general plan and zoning.
Economic Conditions of Blight
5. Depreciated or stagnant property values No significant indicators of depreciated values, but
suspected in areas with closed stores near Slauson
and Sepulveda.
6. Impaired property values, due in significant
part, to hazardous wastes on property where
the agency may be eligible to use its authority
No significant issues observed, but may be some
hazardous waste issues in the area east of
Sepulveda and south of Slauson.
7. Abnormally high business vacancies,
abnormally low lease rates, or an abnormally
high number of abandoned buildings
Business vacancies high north of mall due to
economic downturn and closures of major
retailers.
8. A serious lack of necessary commercial
facilities that are normally found in
neighborhoods, including grocery stores, drug
stores, and banks and other lending
institutions
None observed.
9. Serious residential overcrowding that has
resulted in significant public health or safety
problems
None observed.
10. An excess of bars, liquor stores, or adult-
oriented businesses that has resulted in
significant public health, safety, or welfare
problems
None observed.
ATTACHMENT 2
8-5-
Blighting Condition Observed Conditions
11. A high crime rate that constitutes a serious
threat to the public safety and welfare.
None observed or reported by Police Department.
Component Area 2 (“Overland/Jefferson”)
The second oldest of the four Component Areas, Component Area 2 will expire on December 28, 2014,
but current eminent domain authority will expire on December 23, 2010. An extension of eminent
domain authority will allow the Agency to commence eminent domain proceedings through December
28, 2014.
Component Area 2 generally lies along Jefferson Boulevard from Sepulveda Boulevard north to Pearson
Street. (See Figure 1.) Land uses in the Component Area are predominantly residential north of
Overland Avenue, and a mix of commercial development and older residential development south of
Overland Avenue. There is obsolete commercial development along Overland Avenue north of Jefferson
Boulevard, and along Jefferson west of Dobson Way. Apartment buildings south of Kinston Avenue are
in need of significant re-investment according to code enforcement staff. A relatively new community
commercial center lies along Jefferson Boulevard.
The following table summarizes significant remaining conditions of blight observed in Component
Area 2.
CRL Blighting Condition Observed Conditions
Physical Conditions of Blight
1. Buildings in which it is unsafe or unhealthy for
persons to live or work.
Code enforcement has identified issues in
apartment buildings south of Kinston Avenue.
2. Conditions that prevent or substantially hinder
the viable use or capacity of buildings or lots.
Obsolete lot pattern and building design hinders
reinvestment along Jefferson Boulevard in the
vicinity of Overland Avenue.
3. Adjacent or nearby incompatible land uses
that prevent the development of those parcels
or other portions of the project area.
No significant issues
4. The existence of subdivided lots that are in
multiple ownership and whose physical
development has been impaired by their
irregular shapes and inadequate sizes, given
present general plan and zoning standards and
present market conditions.
Obsolete parcelization pattern hinders
development pursuant to general plan and zoning,
especially along Jefferson Boulevard in the vicinity
of Overland Avenue.
ATTACHMENT 2
9-6-
CRL Blighting Condition Observed Conditions
Economic Conditions of Blight
5. Depreciated or stagnant property values Potentially depreciated property values were
observed in along Jefferson Boulevard in the
vicinity of Overland Avenue. This is especially the
case where parcelization patterns hinder new
investment.
6. Impaired property values, due in significant
part, to hazardous wastes on property where
the agency may be eligible to use its authority
No significant issues observed.
7. Abnormally high business vacancies,
abnormally low lease rates, or an abnormally
high number of abandoned buildings
No significant issues observed.
8. A serious lack of necessary commercial
facilities that are normally found in
neighborhoods, including grocery stores, drug
stores, and banks and other lending
institutions
None observed.
9. Serious residential overcrowding that has
resulted in significant public health or safety
problems
None observed.
10. An excess of bars, liquor stores, or adult-
oriented businesses that has resulted in
significant public health, safety, or welfare
problems
None observed.
11. A high crime rate that constitutes a serious
threat to the public safety and welfare.
None observed or reported by Police Department.
Component Area 3 (“Washington/Culver”)
Component Area 3 will expire on November 25, 2018, but current eminent domain authority will expire
on December 23, 2010. An extension of eminent domain authority will allow the Agency to commence
eminent domain proceedings through November 25, 2018.
This Component Area includes most of the commercial and industrial territory east of Overland Avenue,
including land between Culver Boulevard and Venice Boulevard east of Elenda Street. (See Figure 1.)
Land uses in Component Area 3 are complex, and include Culver City’s downtown area, the
predominantly industrial/heavy commercial eastern end of the City, and older strip commercial
development mostly along Washington Boulevard.
There has been significant re-investment in this area over the past decade, including the re-emergence
of the downtown area and significant rehabilitation along Washington Boulevard. Continuing significant
ATTACHMENT 2
10-7-
conditions of observed blight were concentrated along Washington Boulevard east of Culver Boulevard,
and in the Hayden industrial tract. Issues in the Hayden industrial tract include internal circulation
issues, and older, run-down industrial buildings.
Very low water pressure and substandard hydrant spacing along Washington Boulevard east of Main
Street result in fire safety issues in this area.
The table below summarizes significant remaining conditions of blight observed in Component Area 3.
CRL Blighting Condition Observed Conditions
Physical Conditions of Blight
1. Buildings in which it is unsafe or unhealthy for
persons to live or work.
Code enforcement has identified issues
concentrated east of Hargis Street and in the
vicinity of National Boulevard and Washington
Boulevard. Very low water pressure and
substandard hydrant spacing contribute to fire
safety issues.
2. Conditions that prevent or substantially hinder
the viable use or capacity of buildings or lots.
Obsolete lot pattern and building design hinders
reinvestment along portions of Culver Boulevard,
mostly east of the downtown area, and along
Washington Boulevard west of Overland Avenue.
3. Adjacent or nearby incompatible land uses
that prevent the development of those parcels
or other portions of the project area.
Incompatibility issues may occur in the older
industrial areas near the east end of Washington
Boulevard.
4. The existence of subdivided lots that are in
multiple ownership and whose physical
development has been impaired by their
irregular shapes and inadequate sizes, given
present general plan and zoning standards and
present market conditions.
Obsolete parcelization pattern hinders
development pursuant to general plan and zoning
along commercial strips on Washington Boulevard
west of Overland Avenue and along Culver
Boulevard mostly east of the downtown area.
Economic Conditions of Blight
5. Depreciated or stagnant property values
Depreciated property values are in evidence east
of the Culver Boulevard/Washington Boulevard
intersection. This is evidenced by abandoned
commercial uses, vacant buildings, and apparent
lack of re-investment. Obsolescence also is an
indicator of depreciated property values, in that
reinvestment is difficult, which reduces market
values for properties.
6. Impaired property values, due in significant
part, to hazardous wastes on property where
the agency may be eligible to use its authority
No significant issues observed, but soils
contamination may occur in older industrial areas.
ATTACHMENT 2
11-8-
CRL Blighting Condition Observed Conditions
7. Abnormally high business vacancies,
abnormally low lease rates, or an abnormally
high number of abandoned buildings
Significant business vacancies were noted in the
eastern end of the Component Area.
8. A serious lack of necessary commercial
facilities that are normally found in
neighborhoods, including grocery stores, drug
stores, and banks and other lending
institutions
None observed.
9. Serious residential overcrowding that has
resulted in significant public health or safety
problems
None observed.
10. An excess of bars, liquor stores, or adult-
oriented businesses that has resulted in
significant public health, safety, or welfare
problems
None observed.
11. A high crime rate that constitutes a serious
threat to the public safety and welfare.
None observed or reported by Police Department.
Component Area 4
Adopted in 1998, this Component Area comprises multiple sub-areas linking the other three Component
Areas, along Washington Boulevard west of Component Area 3, and along Sepulveda Boulevard. (See
Figure 1.) An eminent domain extension would authorize the Agency to commence eminent domain
proceedings through December 23, 2022. Component Area 4 is set to expire in 2028.
The predominant land use in Component Area 4 is older strip commercial intermixed with scattered
multiple-family development and some institutional uses. A new Costco-anchored shopping center is
located at the far western extent of Washington Boulevard.
Significant remaining blight is evident throughout the Component Area. The parcelization pattern
throughout the Component Area is obsolete for modern commercial and residential development
standards, which is reflected in a lack of new construction or significant new investment. The Culver
City/Los Angeles city boundary line splits lots along the south side of Washington Boulevard west of
Zanja Street, which results in service issues and may contribute to lower property values. There are also
significant building code issues, which would lead to public health and safety problems in the area.
The Sepulveda Boulevard portion of Component Area 4 has a consistently obsolete strip commercial
development pattern. There appears to be a strong automobile commercial orientation, especially
north of Washington Boulevard. As with other portions of the Component Area, the Sepulveda
Boulevard strip is dominated by small, narrow, older commercial lots under multiple ownerships. The
size and shape of these parcels makes them difficult to develop given modern commercial building and
development standards.
ATTACHMENT 2
12-9-
CRL Blighting Condition Observed Conditions
Physical Conditions of Blight
1. Buildings in which it is unsafe or unhealthy for
persons to live or work.
Code enforcement has identified issues related to
inadequate maintenance, lack of setbacks, and
illegal additions concentrated along Washington
Boulevard between Glencoe Avenue and Sawtelle
Boulevard. These conditions are mostly
concentrated in the backs of lots
2. Conditions that prevent or substantially hinder
the viable use or capacity of buildings or lots.
Obsolete lot pattern and building design hinders
reinvestment along portions of Culver Boulevard,
mostly east of the downtown area, and along
Washington Boulevard west of Overland Avenue.
3. Adjacent or nearby incompatible land uses
that prevent the development of those parcels
or other portions of the project area.
Incompatibility issues may occur in the older
industrial areas near the east end of Washington
Boulevard.
4. The existence of subdivided lots that are in
multiple ownership and whose physical
development has been impaired by their
irregular shapes and inadequate sizes, given
present general plan and zoning standards and
present market conditions.
Obsolete parcelization pattern hinders
development pursuant to general plan and zoning
along commercial strips on Washington Boulevard
west of Overland Avenue and along Culver
Boulevard mostly east of the downtown area.
Economic Conditions of Blight
5. Depreciated or stagnant property values Depreciated property values are in evidence east
of the Culver Boulevard/Washington Boulevard
intersection. This is indicated by abandoned
commercial uses, vacant buildings, and apparent
lack of re-investment.
6. Impaired property values, due in significant
part, to hazardous wastes on property where
the agency may be eligible to use its authority
No significant issues observed, but soils
contamination may occur in older industrial areas.
7. Abnormally high business vacancies,
abnormally low lease rates, or an abnormally
high number of abandoned buildings
Significant business vacancies were noted in the
eastern end of the Component Area.
8. A serious lack of necessary commercial
facilities that are normally found in
neighborhoods, including grocery stores, drug
stores, and banks and other lending
institutions
None observed.
9. Serious residential overcrowding that has
resulted in significant public health or safety
problems
None observed.
10. An excess of bars, liquor stores, or adult-
oriented businesses that has resulted in
None observed.
ATTACHMENT 2
13-10-
CRL Blighting Condition Observed Conditions
significant public health, safety, or welfare
problems
11. A high crime rate that constitutes a serious
threat to the public safety and welfare.
None observed or reported by Police Department.
How Eminent Domain Authority Helps Alleviate Remaining Blight Conditions
The CRL requires that amendments to extend eminent domain authority document that there is
significant remaining blight in the affected redevelopment project area, and that eminent domain
authority is necessary to remediate the blighting conditions. Since eminent domain allows the Agency
to assemble parcels for future development aimed at alleviating blighting conditions, the blighting
conditions that eminent domain could remediate include those that may require property acquisition by
the Agency.
These conditions could include:
• Assembly of small parcels to form a larger parcels meeting modern development standards
• Assembly of parcels to help remediate health and safety issues
• Assembly of parcels or easements for the purpose of building modernization or rehabilitation
• Parcel acquisitions for public purposes or to remediate health and safety problems, as
appropriate
Note that a redevelopment plan's having eminent domain authority does not mean that such authority
will ever be used.
Potential Plan Amendment Schedule
As mentioned earlier in this memorandum, redevelopment plan amendments to extend eminent
domain take between six and nine months, but can require up to one year if there are significant public
issues.
The following is a general schedule for completing an eminent domain amendment.
Week Activity
1 Agency Board Authorizes Contract
4 Contract Signed, Work Begins
4-12 Research and Mapping
19 Draft Documents Delivered to Agency Staff
27 Environmental Documents Circulated
ATTACHMENT 2
14-11-
33 Public Notices of Hearing Mailed and Published
Final Documents Available for Public Review
35 Community Meeting
37 Joint Public Hearing, Ordinance Amending Plan Introduced
39 City Council Approves Ordinance Amending Plan
ATTACHMENT 2
15-12-
FIGURE 1
ATTACHMENT 2
16§
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405
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10
COLLEGE AV
OREGON AV
WAGNER ST
LINDBLADE ST
BARMAN AV
BRADDOCK DR
WAGNER ST
LINDBLADE ST
ETHELDO AV
BARMAN AV
COOMBS AV
HERBERT ST
EAST BL
HURON AV
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GIRARD AV
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WASHINGTON BL
17 VELVET LN
STEVENS
CR
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ST. JAMES DR
WINDS OR WY
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JACKSON AV
WASHINGTON BL
WASHINGTON PL
WASHINGTON BL
BRADDOCK DR
GRAND VIEW BL
BOISE AV
WASATCH AV
COLONIAL AV
MIDWAY AV
STAR
CR
HUNTLEY AV
BERRYMAN AV
COOLIDGE AV
MCLAUGHLIN AV
TULLER AV
HURON AV
CULVER BL
ASTAIRE AV
SKELTON CR
COOGAN CR
MARIETTA AV
WASHINGTON BL
ARIZONA AV
COMMONWEALTH AV
FARRAGUT DR
MILTON AV
TILDEN AV
GARLAND DR
P ALM COU RT WY
MC CONNELL BL
MILDRED AV
MOORE ST
CHASE AV
CAMPBELL DR
KENYON AV
GLOBE AV
GARLAND DR
PURDUE AV
VENICE BL
CULVER BL
MAYTIME
BALDWIN AV
OCEAN
STUDIO DR
JASMINE AV
VIRGINIA
PEARSON ST
LEAHY ST
FARRAGUT DR
PARK AV
DR|101010|13
14
VENICE BL
RAINTREE CR
13
CORNER RD
13
MA YTIME LN
LN
AV
BRADDOCK DR
GARFIELD AV
COOMBS AV
MENTONE AV
LE BOURGET AV
MOTOR AV
VINTON AV
JASMINE AV
WASHINGTON BL
LOUISE AV
CULVER BL
KEYSTONE AV
SUMMERTIME LN
MOTOR AV
VINTON AV
JACKSON AV
REVERE PL
LE BOURGET AV
MENTONE AV|1010101010|HOLLOW
11
10|101010|LINCOLN AV
DUQUESNE AV
INDIAN WOOD RD
SUMMERTIME LN
KINSTON AV
FRANKLIN AV
FARRAGUT DR
LA SALLE AV
FARRAGUT DR
EMER A LD W Y
KEYSTONE AV
JORDAN WY
15|10 10|19
18
12
16
17
HARGIS ST
WESLEY ST
BLACKWELDER ST
SMILEY DR
HUTCHISON AV
FAY AV
M C MANUS AV
HIGUERA ST
WARNER ST
STELLER DR
HELMS AV
SCHAEFER ST
HAYDEN AV
ERNEST AV
DAVID AV
FAY AV
EXPOSITION BL
SENTNEY AV
LA CIENEGA BL
JACOB ST
CATTARAUGUS AV
SHERBOURNE DR
CAROLINE AV
HELMS AV
LANDMARK ST
NATIONAL BL
DAUPHIN AV
PERRY DR
HINES AV
ADAMS B L
EASTHAM DR
RODEO RD
LA CIENEGA AV
REID AV
ROBERTS AV
MC MANUS AV
PERH A M DR
CAROL
CT
WRIGHT TR
LENAWEE AV
VICSTONE CT
WRIGHTCREST DR
HOKE AV
HOLLYVIEW
TR
HOWARDVIEW
CT
W RIGHTCRE S
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CANFIELD AV
INCE BL
KRUEGER ST
HUBBARD ST
CARSON ST
WILLAT AV
SEPULVEDA BL
JEFFERSON BL
LA CIENEGA BL
VAN BUREN PL
WESLEY ST
LINDBLADE ST
PO I NSETTIA CT
LUCERNE AV
FARRAGUT DR
LUCERNE AV
HAYDEN PL
STONEVIEW DR
IVY WY
CRESTVIEW RD
VERHALEN
CT
BLAIRSTONE DR
CLARINGTON AV
HUGHES AV
SEPULVEDA BL
DELMAS TER
CARDIFF AV
MAIN ST
IRVING PL
LAFAYETTE PL
HIGUERA ST
MADISON AV
ROBERTSON BL
WATSEKA AV
JEFFERSON BL
JEAN PL
JASMINE AV
SHEDD TR
SHERBOURNE DR
CATTARAUGUS AV
HELMS AV
WASHINGTON BL
WESTWOOD BL
KAREN
CR
WY
OVERLAND AV
RHODA WY
KINSTON AV
NORTHGATE ST
S T
DRAKEWOOD
WHITBURN
GALVIN
FLAXTON ST
ST
STEVER ST
KELMORE ST
W Y
LUGO WY
TELLEFSON RD
MOLONY RD
MALAT
AV STEVENS
AV HANNUM
HAYTER AV
RYANDALE DR
PATOM DR
ORVILLE ST
SEGRELL WY
SEGRELL WY
RUDMAN DR
GRAYRIDGE DR
PLAYA CT
SELMARAINE DR
EMPORIA AV EMPORIA AV
PURDUE AV
CULVER PARK DR
SAWTELLE BL
WOOLFO R D ST
BANKFIELD AV
SELMARAINE DR
FOX HILLS DR
PATOM DR
PLAYA ST
CAMB RIDGE WY
SUMNER WY
MC DONALD ST
BLANCO WY
JANISANN AV
BERRYMAN AV
DAWES AV
COOLIDGE AV
BERRYMAN AV
DOVERWOOD DR
BUCKINGHAM PK
COTA ST
DOBSON WY
SLAUSON AV
KINSTON AV
EL RINCON WY
STEVER CT
BERNARDO RD
EVEWARD RD
LINDA
HILL RD
STEPHON TR
STUBBS LN
DESHIRE PL
CLARMON PL
C U LVIEW ST
BUSH WY
KALEIN DR
HANNUM AV
KENSINGTON
WY
BUCKINGHA M PK
FOX HILLS MALL
DILLER AV
PORT RD
CULVER PARK DR
WY
HANNUM AV
HAMMACK ST
BRISTOL PKWY
CANTERBURY DR
GREEN VALLEY
CR
SOUTH DR
NORTH
UP LA NDER WY
UPLAN DER WY
BRISTOL PKWY
CO R R YNE PL
EMPORIA PL
ESTERINA WY
YOUNGWORTH RD
PORT RD
FAIRBANKS WY
FOX HILLS MALL
BALLONA LN
LANTANA LN
MICHAEL AV
MOORE ST
REDWOOD AV
TIVOLI AV
ALLA RD
LYCEUM AV
MEIER ST
WALGROVE AV
MITCHELL AV
FRANKLIN AV
MESMER AV
OVERLAND AV
MATTESON AV
SEPULVEDA BL
PIGOTT DR
BLEDSOE AV
COOMBS AV
RD
STONYCREE K
MELVIL ST
ETHELDO AV
AV
PICKFORD
MACHADO RD
DR
RANCH RD
CRANKS RD
TOMPKINS WY
COMEY AV
ZANJA ST
WALNUT AV
BEETHOVEN ST
GLENCOE AV
1 SALEM VILLAGE DR
3 SALEM VILLAGE CT
CENTINELA AV
MARCASEL AV
ELENDA ST
TULLER AV
ARVEE ST
GLOBE AV
TULLER AV
GLOBE AV
HEPBURN CR
SHORT AV
MAXELLA AV
LOUISE AV
ATLANTIC AV
HURON AV
7 COPPERFIELD LN
4 TIMBER LAKE LN
9 SHOWBOAT LN
2 SALEM VILLAGE PL
5 WILDERNESS LN
10 RAINBOW'S END
12 CIMMARON LN
6 HUCK FINN LN
8 GASLIGHT LN
18 CASCADE CT
14 ST. LOUIS CT
15 BUTTERFIELD CT
11 SHOWBOAT PL
16 BOUNTY LN
19 TARA TR
13 RAINTREE CR
KENSINGTON RD
COOLIDGE AV
BERRYMAN AV
MINERVA AV
BLEDSOE AV
ALBRIGHT AV
BENTLEY AV
TILDEN AV
HARTER AV
CHARLES AV
WADE ST
NEOSHO AV
MC DONALD S T
GARFIELD AV
HUNTLEY PL
HERBERT WY
GRAND VIEW BL
COMMONWEALTH
CR
GARFIELD AV
HERBERT ST
WASHINGTON PL
FAIRFAX AV
HERITAGE PL
JEFFERSON BL
SEPULVEDA BL
SLAUSON AV
CENTINELA AV
FRANKLIN AV
COMMONWEALTH AV
CENTER ST
HARTER AV
MIDWAY AV
CULVER CENTER DR
WESTWOOD BL
SPAD PL
PROSPECT AV
MATTESON AV
SAWTELLE BL
ALBRIGHT AV
LAMARR AV
CORINTH AV
SAWTELLE BL
MC LAUGHLIN AV
INGLEWOOD BL
LINDBLADE DR
Ballona Creek
Marina
Del Rey
Ballona Creek
Br ot m a n
Br ot m a n
Ka i s e r Hos pi ta l
He l p Gr o up We s t
Ka i s e r Hos pi ta l
He l p Gr o up We s t
Me dic a l
Me dic a l
Ci ty
Ha l l
Ci ty
Ha l l
Tr a n s f e r S t a ti o n Tr a n s f e r S t a ti o n
Tr a ns p or ta ti on
Tr a ns p or ta ti on
Ve t e r a n s
Me mo r ia l
Ve t e r a n s
Me mo r ia l
Fir e D ri ll
Ya r d
Fir e D ri ll
Ya r d
F ir e
St a ti o n
# 1
F ir e
St a ti o n
# 1
Ci ty
Ya r ds
Ci ty
Ya r ds
Cul v e r Ci t y
Pol ic e D e pa rt m e n t
Cul v e r Ci t y
Pol ic e D e pa rt m e n t
F ir e
St a ti o n
# 3
F ir e
St a ti o n
# 3
F ir e
St a ti o n
# 2
F ir e
St a ti o n
# 2
Cu l v e r Ci t y
Se n i o r
Ce n te r
Cu l v e r Ci t y
Se n i o r
Ce n te r
Ve t e r a n s
Pa r k
Ve t e r a n s
Pa r k
Fox Hi l ls
Pa r k
Fox Hi l ls
Pa r k
Cul v e r Ci t y P a r k
The Bo ne y a r d ( D og Pa r k )
Bi ll B ot t s F ie l d
Cul v e r Ci t y P a r k
The Bo ne y a r d ( D og Pa r k )
Bi ll B ot t s F ie l d
Sy d
Kr on e nt ha l
Pa r k
Sy d
Kr on e nt ha l
Pa r k
Lin dbe rg P a r k
Lin dbe rg P a r k
Bl a n c o
Pa r k
Bl a n c o
Pa r k
Ca r l s on
Pa r k
Ca r l s on
Pa r k
Cu l v e r
We s t
Pa r k
Cu l v e r
We s t
Pa r k
L a Ba l lo n a
Pl a y g r o u n d
L a Ba l lo n a
Pl a y g r o u n d
Bl a ir Hi ll s
Pa r k
Bl a ir Hi ll s
Pa r k
El M a r in o
Pa r k
El M a r in o
Pa r k
Te ll e fs o n
Pa r k
Te ll e fs o n
Pa r k
Op e n
Spa c e
Op e n
Sp a c e
Pa dd le
Te nni s P a r k
Pa dd le
Te nni s P a r k
L in wo o d
Ho w e
Pl a y g r o u n d
L in wo o d
Ho w e
Pl a y g r o u n d
Iv y Su b s t a t io n
& Me d i a P a r k
Iv y Su b s t a t io n
& Me d i a P a r k
Fox Hi l ls
Pa r k e t t e
Fox Hi l ls
Pa r k e t t e
Na t io na l M i ni
Pa r k
Na t io na l M i ni
Pa r k
Ma x e ll a
Pa r k e t t e
Ma x e ll a
Pa r k e t t e
Co o m b s
Pa r k e t t e
Co o m b s
Pa r k e t t e
Ma in Po s t
Of f ic e
Ma in Po s t
Of f ic e
Po s t
Of f ic e
Po s t
Of f ic e
SSA
SSA
Cu l v e r Ci t y
J u l ia n D ix o n
L ib ra r y
Cu l v e r Ci t y
J u l ia n D ix o n
L ib ra r y
Los A nge le s
Cou nt y As s e s s o r' s
Of f ic e
Los A nge le s
Cou nt y As s e s s o r' s
Of f ic e
DM V
DM V
L o s A n g e le s
Su p e r io r Co u r t
L o s A n g e le s
Su p e r io r Co u r t
Pos t
Of f ic e
Pos t
Of f ic e
Cu l v e r Ci t y H ig h Sc h o o l
Cu l v e r Ci t y M i d d l e Sc h o o l
F a r r a g u t El e m e n t a r y
Cu l v e r Ci t y H ig h Sc h o o l
Cu l v e r Ci t y M i d d l e Sc h o o l
F a r r a g u t El e m e n t a r y
We s t Los A ng e le s
Col le ge
We s t Los A ng e le s
Col le ge
C u lv e r P a r k
C o n tin u a tio n
S c h o o l &
E l M a r in o
E le m e n t a r y
C u lv e r P a r k
C o n tin u a tio n
S c h o o l &
E l M a r in o
E le m e n t a r y
El R in c on
El e m e nt a r y
El R in c on
El e m e nt a r y
L a Ba l lo n a
El e m e n t a r y
L a Ba l lo n a
El e m e n t a r y
L in wo o d
Ho w e
El e m e n t a r y
L in wo o d
Ho w e
El e m e n t a r y
HO LY CR O SS C EM ETA RY
HO LY CR O SS C EM ETA RY
HI LLS ID E M EM O RI AL
CE ME TARY
HI LLS ID E M EM O RI AL
CE ME TARY
REDEVELOPMENT
February 5, 2007
The City of Culver City makes no representation or warranties of
any kind with respect to the accuracy of the information of claims
furnished herein, as the data is a compilation of records and
information obtained from various sources. The data displayed on
this map is for representational purposes only. It is neither a legally
recorded map nor a survey and is not intended to be used as such.
No part of this map may be reproduced or transmitted in any form or
by any means, electronic or mechanical, including photocopying
and recording systems except as expressly permitted in writing by
the City of Culver City, Information Technology Department,
Geographic Information Systems.
© City of Culver City. All Rights Reserved.
GEOGRAPHIC INFORMATION SYSTEMS
INFORMATION TECHNOLOGY DEPARTMENT
THE CITY OF CULVER CITY
9770 CULVER BLVD
CULVER CITY, CA 90232
TEL: 310-253-5976
City of
§
0 0.5 1 0.25
Miles
0 750 1,500 375
Meters
PROJECT
Component Areas
Area No. 1 Expiration Date: 07/26/2014
Area No. 2 Expiration Date: 12/28/2014 Area No. 4 Expiration Date: 11/23/2029
Area No. 3 Expiration Date: 11/25/2018
City Boundary
ATTACHMENT 3
17D R A F T
Request for Proposal
Scope of Work for Consultant Services for:
A Redevelopment Plan Amendment To Extend the Time Limit to Initiate Eminent
Domain Within Component Areas No. 3 and 4, and to Extend the Time Limit to Incur
Debt in Component Area No. 4 of the Culver City Redevelopment Project
TASK 1 – PREPARE WORK SCHEDULE
The consultant shall prepare a detailed program schedule. The schedule shall identify
specific tasks and deadlines, including delivery dates for draft and final materials,
meetings and hearing.
TASK 2 – PREPARE CONTINUING BLIGHT ANALYSIS
The consultant shall physically examine all properties (from the adjoining street or
sidewalk) within component areas three (3) and four (4) of the Culver City
Redevelopment Project (hereinafter, the “Amendment Area”) for evidence of blighting
conditions. The consultant shall also look for evidence of blight by examining
documents, records, files containing records indicative of the physical condition of the
properties within the Amendment Area such as, but not limited to, records of code
enforcement violations, building division corrections, fire department corrections, etc.
The consultant shall also examine and analyze documents, records and files for
evidence of economic blight. Such records may included but not be limited to: property
values, rent or lease rates, vacancies, turn-over rates, crime statistics, property size and
shapes and obsolescence. The consultant shall prepare and include an economic
analysis of the Amendment Area including a pro-forma evaluation representative of
current development economics. The results of the continuing blight analysis shall be
described using a combination of maps, text and photographs. The manner in which
acquisition of parcels through eminent domain can help alleviate blight shall then be
described.
TASK 3 – PREPARE ENVIRONMENTAL DOCUMENTS
ATTACHMENT 4
18In consultation with the City’s Planning Division staff and the environmental impact
report consultant, the consultant shall prepare documents necessary for the level of
environmental clearance deemed necessary. The environmental analysis will consist of
at a minimum, analysis of greenhouse gas emissions and a traffic study.
TASK 4 – PREPARE REDEVELOPMENT PLAN REVISIONS
The consultant shall prepare the proposed amendment consisting of required text
changes.
TASK 5 – PREPARE REPORT TO CITY COUNCIL
The consultant shall prepare the Report to City Council to include the information
relative to the eminent domain extension. This will include additional material required
under California Redevelopment Law Section 33333.4 and sections 33450 et. seq.,
including Section 33457.1.
TASK 6 – ATTEND PLANNING COMMISSION MEETINGS
The consultant shall prepare for, and attend the Planning Commission meeting(s) at
which the environmental aspects of the proposed project will be considered by the
Planning Commission.
TASK 7 – PUBLIC NOTICES AND MEETINGS
Two notices shall be prepared for mailing to all owners and occupants of the
Amendment Area. The first mailing will be to inform the recipient of the planned
amendment and to invite them to a community meeting. The second mailing will
comprise the public notice required by CRL. This public notice will include publication of
the notice in a local newspaper of general circulation, once a week for four successive
weeks, first class mailing to each known property owner, resident and business in the
Amendment Area, and certified mailings to affected taxing agencies. The consultant
shall prepare and coordinate the mailings, and shall bill the Agency separately for
directly related mailing costs including printing and postage.
ATTACHMENT 4
19The consultant shall prepare for and attend up to ____ community meetings within the
Amendment Area.
TASK 8 – PREPARE ORDINANCE AND OTHER RESOLUTIONS
The consultant shall coordinate efforts and assist Agency General Counsel with
preparing the ordinance and resolutions necessary to enact a plan amendment.
TASK 9 – ATTEND JOINT PUBLIC HEARING
The consultant shall assist Agency staff and Agency General Counsel to prepare for
and shall attend the Joint Public Hearing of the City Council and Redevelopment
Agency Board, when it considers the Plan Amendment. It is anticipated that only one
meeting will be required in this regard.
TASK 10 – FINAL TRANSMITTALS
Upon adoption of the ordinance approving a plan amendment the consultant shall
prepare a statement of redevelopment proceedings for recordation at the Los Angeles
County Recorder’s office. The consultant shall also prepare and provide the forms of
transmittals to the various taxing agencies, the Los Angeles County Assessor and the
Los Angeles County Auditor/Controller’s office.
ATTACHMENT 4
20REDEVELOPMENT PLAN AMENDMENT
TRAFFIC ANALYSIS – RFP SCOPE OF WORK
June 17, 2010
Overview
The purpose of the traffic study is to evaluate the impact of the proposed Redevelopment Plan
Amendment on traffic and parking conditions. The traffic study will analyze the impacts of the
traffic generated by the changes in distribution of land uses in the City between existing land
uses and the 2025 build-out land uses allowed under the City’s General Plan Update. Factors
to be evaluated consist of traffic patterns, trip generation (both vehicular and pedestrian),
traffic safety, transit availability within the area, parking availability (on-street and off-street),
area and causes of congestions and bicycle and pedestrian flows. Due to the nature of the
project area, it is imperative that the traffic circulation analysis and parking treat the
redevelopment areas in a holistic manner by evaluating the interrelated vehicular, transit,
bicycle and pedestrian modes of transportation. The proposed Redevelopment Plan
Amendment will draw information and precedence from work done by the City in updating the
report, Culver City Redevelopment Plan Amendment and Merger, published in November 1998.
This is not a typical traffic study for a single development project, but rather an assessment of
the impact of changes in land use in different parts of the City. Therefore, the City encourages
a creative approach to accomplish the analysis and evaluation of the Redevelopment Plan
Amendment.
Consultant Qualifications:
1- Consultant shall have experience in traffic studies for government agency general plans or
plan amendments to general plans as it related to impacts on traffic.
2- Consultant shall have had experience in preparing or participating in a major role, a similar
analysis in the last 10 to 12 years for a municipality of approximately 40,000 residents.
3- The consultant has a broad knowledge of the City's General Plan and planning policies.
4- The consultant is acquainted with the surrounding developments and traffic patterns in the
adjoining jurisdictions.
Task 1: Review the Culver City Redevelopment Plan Amendment and Merger, November 16, 1998,
and traffic studies for significant future development projects.
ATTACHMENT 5
21Review the traffic study in Culver City Redevelopment Plan Amendment and Merger, November
16, 1998, Traffic, Circulation, and Parking, in Appendix E. Tables 4.2-8 and 4.2-9, show Year
2000 AM and PM study intersection levels of service, existing (1991) versus General Plan update
(2000) including mitigation for 42 signalized intersections in Culver City. Review the listed
mitigation measures.
Review the following traffic studies to be provided by the City:
• 1998 Certified Final Program Subsequent Environmental Impact Report for the
Culver City Redevelopment Plan Amendment and Merger
• West Los Angeles College
• Playa Vista Phase 2, The Village At Playa Vista
• Symantec
• Czuker/Legado
• Culver Studios Expansion
• Review available information on significant planned development, including the
Triangle Site, the development planned on Parcel B, and the proposed shared
parking site on the north side of Washington Boulevard between Hughes Avenue
and Delmas Terrace.
Work Project 1: Report on the recently completed significant development projects and those in the
planning stages.
Task 2: Update all information in the 1998 traffic study by interviewing City staff and reviewing
available reports.
Update information in the 1998 report Tables 4.2-3 to 4.2-7, Land Use By Category, Trip
Generation Rates By Category, etc.
Update Redevelopment Plan Areas and Amendment Areas.
Update existing conditions on the roadway network, the public transit system and the bikeway
classification plan.
Report on the status of the recommended mitigation measures in the 1998 document.
Report on improvements to the City’s transportation infrastructure since completion of the
1998 document.
Report on the City’s planned transportation improvements.
ATTACHMENT 5
22Update the City’s development impact fees, and the planned new development fees associated
with the Metro’s new Congestion Management Program (CMP). New Citywide CMP developer
fees may be established in 2012.
Report on the City’s Trip Reduction Programs.
Report on the City’s new traffic control system, which became operational 2010.
Report on the City’s draft updated traffic study criteria in the document, “City’s Traffic Study
Criteria For The Review of Proposed Development Projects Within The City of Culver City.” This
new draft criteria traffic study criteria have been approved by the City’s Planning Commission.
However, the criteria have not been finalized as of the publication of this document.
Update the availability of on-street and off-street parking in the City, and indicate proposed and
recommended changes to parking in the City, based on the City’s Downtown Parking Study,
June 2010 by Walker Parking Consultants.
Report on the Draft Culver City Bicycle and Pedestrian Master Plan by Alta Planning.
Report on the City’s participation on the Regional Development and Traffic Mitigation Working
Group and the potential projects proposed by the Group.
Report on SCAG’s La Cienega Boulevard Corridor Improvement Project as it affects access to
Culver City.
Work Project 2. Report updated information since the 1998 study, including updated maps of the
City’s Circulation Element, the Culver City Municipal Bus Lines, the Bikeways Classifications Map and
thresholds of significant impact.
Task 3: Confirm the intersections to be reanalyzed.
Confirm the intersections to be reanalyzed as part of the Redevelopment Plan Amendment
Process. Determine if the same 42 intersections should be analyzed or if some intersections
should be added. Obtain City approval before analyzing the intersections. Use the Intersection
Capacity Utilization (ICU) method or the Transportation Research Board Critical Movement
Analysis (CMA), Circular 212 Planning Method to analyze traffic operation conditions at study
intersections.
City will provide recent manual traffic counts at 55 signalized intersections (see Exhibit A for a
listing of the intersections).
Work Product 3: Report on the intersections to be analyzed.
ATTACHMENT 5
23Task 4: Compare intersection LOS between existing 2010 conditions to 2025 projections.
Conduct a traffic analysis for the “Project” with a horizon year or 2025. The “Project” will be the
difference in land uses between the uses shown in the 1998 EIR and the land use in 2025 for the
new redevelopment plan amendment.
The projected traffic generated by the project in its various locations in 2025 will be based on
the City’s growth rate obtained by the change in land use between the 1998 EIR and the land
use planned in 2025, and the latest edition of the Institute of Transportation Engineers’ (ITE)
publication “Trip Generation.” The ambient growth between 2010 and 2025 shall be based on
expected growth rates for the City, using available SCAG and Metro projections. Traffic
generated by the Project at its various locations will be assigned to the transportation system.
Prepare tables showing LOS at each study intersection for year 2010 AM and PM compared to
2025 with and without the Project. Include LOS with mitigation, as needed.
Work Product 4: Report on the impacts of the Project at individual intersections and for the overall
average of all the study intersections using the City’s draft Traffic Study Criteria.
Task 5: Analyze potential mitigation measures for traffic and parking, if needed, based on the findings
in Task 4.
If the project results in no significant impacts at individual intersections and for the overall
average of all study intersections, no further mitigation measures may be needed, except for the
ongoing transportation infrastructure improvements.
If the project results in significant impacts at individual intersections or for the overall average of
all study intersections, the traffic study will recommend general additional transportation
improvements, including transit, road, non-automotive improvements to further improve the
transportation infrastructure. The report should note that, through the CEQA process,
developers of each project will be responsible to mitigate their projects’ impact on the
transportation system.
Report that the City would continue to improve its transportation infrastructure by ongoing
programs. The ongoing transportation improvements include road improvements, transit
enhancements, developer funded traffic mitigation measures, projects funded by developer
traffic impact fees, transportation demand management (TDM) and transportation system
management (TSM) measures.
Work Product 5: Report the findings of the traffic study, including mitigation measures for traffic and
parking, if needed, proposed transportation projects planned by the City, and provide information on
developer traffic impact fees planned under Metro’s new Congestion Management Plan (CMP).
ATTACHMENT 5
24Deliver five draft copies of the report.
Deliver one electronic version of the report after the draft copy has been modified and or approved.
Deliver ten printed and bound versions of the final analysis.
Study Management Requirements (Part of the boiler plate)
1. The study shall be prepared and stamped by a Professional Engineer, registered in the
State of California who has extensive experience with traffic studies, and in particular
with traffic studies for redevelopment plan amendments.
2. Indicate the project manager and others who will participate in the traffic study, and the
amount of time each will devote to the project.
3. Indicate the experience of those who will participate in the traffic study, especially their
past traffic studies dealing with plan amendments.
4. Respondents to the RFP shall include in their submittals a strategic outline approach of
how the consultant firm will accomplish the objectives and tasks listed herein.
5. As this is not a typical traffic study for a single development project, but rather an
assessment of the impact of changes in land use in different parts of the City, the City
encourages a creative approach to accomplish the analysis and evaluation of the
Redevelopment Plan Amendment.
ATTACHMENT 5
251 – Updated 8/20/10
Attachment No. 6
Draft Scope of Work for Climate Action Plan
A. Task 1 - Develop Baseline GHG Inventories
The baseline greenhouse gas (GHG) emissions inventory provides important information
about the community’s existing emissions sources and can help the City identify which
actions will be most effective at reducing emissions. Having an accurate baseline is also
critical for setting realistic emissions reductions targets. For this reason, it is critical that the
baseline is accurate. During this task, the City and consultant will develop a baseline
inventory for (1) emissions associated with local government operations, and (2) emissions
associated with all activities taking place within the community.
The community-wide baseline inventory will be prepared in a manner that can be easily
separated into a subset baseline inventory. The subset baseline inventory will comprise of
the breakdown of greenhouse gas emissions data by Redevelopment Component Area Nos. 3
and 4. This subset baseline inventory will allow the Redevelopment Agency to proceed
forward with the CEQA environmental analysis portion for the Redevelopment Plan
Amendment project, in advance of completing the Climate Action Plan.
Task 1.1 - Develop Municipal Operations GHG Inventory
Emissions from municipal operations include carbon dioxide (CO2) and other GHG
emissions attributed to fuel use in City-owned vehicle fleets (including police cars and
maintenance vehicles), electricity use, and solid waste management. Emissions associated
with Culver City’s streetlights, traffic signals, and water distribution systems would
appear on the municipal GHG inventory.
Task 1.2 - Develop Community-wide GHG Inventory
All GHG emissions occurring within City boundaries will be included in the community-
wide inventory. The community-wide inventory will be developed in accordance with
industry accepted protocols and best-practices.
Task 1.3 – Develop a Subset of the Community-wide GHG Inventory by Redevelopment
Plan Component Area Nos. 3 and 4
The consultant shall break down the community-wide GHG emissions inventory data into
a separate subset inventory based on data within Redevelopment Component Area Nos. 3
and 4, for use in the Redevelopment Agency’s CEQA GHG environmental analysis for
the Redevelopment Plan Amendment project.
B. Task 2 – Develop Climate Action Plan Outline
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During this task, the consultant, with input from City staff, shall develop an outline for the
Climate Action Plan (CAP). Cities throughout California have developed a wide variety of
CAP styles, formats, and structures. Culver City seeks to develop a CAP with enough detail
to be a useful tool for staff as they implement programs and in evaluating future development
proposals.
Task 2.1 - Develop Draft Outline
Using existing climate action and energy plans, a detailed outline of the CAP will be
developed. The outline will contain a placeholder for all of the major components of the
CAP in the order they will likely appear in the first version of the CAP. The outline will
provide the framework for reaching the objective of the planning process. This structure
will help provide direction for staff and the consultant as well as the public during the
drafting of the CAP.
Task 2.2 - Review Draft Outline with City Staff
Staff shall review and comment on the outline before it is finalized. City staff will
ultimately be responsible for implementing the CAP, so its input is essential for
producing an effective CAP. Providing feedback on the outline is a convenient way for
staff to be involved in the CAP planning process at an early stage. City staff from the
appropriate City departments will review and comment on the outline, including staff
from Public Works, Transportation, and Community Development.
Task 2.3 - Revise Outline Based on Staff Comments
A final CAP outline will be prepared based on comments from staff.
C. Task 3 - Set Emissions Targets
During this task, the City will establish emissions reduction targets for municipal operations
and the community as a whole. To establish the target, the consultant shall present written
recommendations to City staff listing several possible emissions reduction targets. These
targets will be based on California’s AB 32 and other recognized emissions reduction
guidelines or documents. The proposed emissions target will also be in alignment with
regional goals for reducing transportation-related emissions, as required by SB 375. The
recommendations will also serve to help the City determine which target to select. City staff
will be responsible for obtaining approval by the City Council for the emissions reduction
target. The consultant shall assist staff to prepare for the City Council meeting, and shall
attend and present at the meeting.
D. Task 4 - Identify and Evaluate Emissions Reductions Measures
Upon completion of Task 4, the consultant and City staff will have developed a better sense
of what the City will need to do in order to achieve its emissions reduction targets.
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Task 4.1 - Review City Policies and Plans
Consultant shall review the City’s municipal ordinances, land use policy, general plan
elements, and environmental programs (including, but not limited to, existing policies,
programs or ordinances such as the Green Building program and Photovoltaic Ordinance)
to make recommendations for additional opportunities for emission reduction strategies.
Task 4.2 - Review Possible Actions and Identify Best-Suited Actions for City
Beginning with a comprehensive list of measures that communities across the State have
implemented to curb emissions, the consultant will work with City staff to identify the
measures that are most suitable for Culver City. During this task, the consultant will be
compiling two lists of measures: the first list will include measures that the City can
implement to reduce emissions from internal government operations, and the second list
will include measures the City can employ to reduce emissions from the community at
large. The two lists will differ in that the measures for municipal operations will be more
specific project-based activities (for example: replacing certain City fleet vehicles with
hybrid vehicles.) The list of measures that are geared for the community at large will
include activities more oriented towards program and ordinance development that will
encourage or provide incentives to community members to take action. The two lists will
be similar in that they will include measures that will fall into the following categories:
• Energy efficiency (in new construction and existing buildings)
• Renewable energy (on-site and off-site renewable energy)
• Land use and zoning (goal to reduce transportation emissions)
• Active advocacy for low-carbon mobility (goal to reduce emissions/miles
traveled)
• Solid waste management
• Education and outreach
• Active advocacy for regional, state, and federal emissions reductions programs
• Climate change adaptation
To minimize costs, Culver City will leverage the time and resources other cities have
devoted to developing their CAPs by relying on existing materials and strategies, as well
as analyses and measurements to provide estimated GHG reductions. Culver City will
also take advantage of work it has already completed when developing this document and
other related documents.
Task 4.3 - Evaluate Best-Suited Actions
From the measures selected in Task 4.2, the consultant will analyze each measure to get a
better sense of how they will contribute to the overall emissions reduction goals. Before
284 – Updated 8/20/10
conducting the analysis, the consultant and City staff will decide which factors will be
evaluated. Possible criteria include estimated emissions reductions, cost, time it will take
to implement, and ease of implementation (relative to other actions).
As is appropriate, data that other cities have developed, such as estimated emissions
reduction and cost estimates for specific actions, shall be used in order to minimize the
analysis required. There are some restrictions on how proposed measures can be
evaluated. Measures that are well-defined and will result in specific projects will be
easier to evaluate than measures that are more nebulous in nature. For example, it is
relatively straightforward to estimate the costs and emissions reductions associated with
installing 10 MW of photovoltaic systems. However, it is difficult to estimate the costs
and emissions reductions associated with designing and implementing a residential
energy audit and energy efficiency retrofit program. For these difficult-to-evaluate
measures, the consultant and City will make the best estimates possible given the limited
information available.
Task 4.4 - Prioritize Actions & Develop Implementation Timeline
The consultant will work with City staff to prioritize measures and develop an
implementation timeline that will allow the City to meet its long-term emissions targets.
The prioritization will be based, in part, on the quantitative and qualitative results of
Tasks 4.2 and 4.3.
Task 4.5 - Present Findings
The results of the analyses conducted during Task 4 will be presented in a written report
to City staff.
E. Task 5 – Public Workshops and Study Sessions
The City will host four workshops/study sessions to gather input early on and throughout
preparation of the CAP. With the exception of possibly the first workshop, the workshops
held thereafter will be held in the format of a Study Session with the Planning Commission
and City Council to gain feedback and guidance from the decision making bodies as well as
the public throughout the process. At the workshops/study sessions the consultant and staff
will aim to have the following information available:
• Summary of baseline emissions (both municipal and community-wide emissions)
• CAP outline
• Recommended emissions reduction targets
• List of prioritized actions to reduce emissions from municipal operations
• List of prioritized actions to reduce emissions from community-wide operations
The goal of the workshop/study sessions will be to gather feedback from the community as
well as from decision making bodies on the proposed measures. Input received from public
outreach activities will be incorporated into the Draft CAP.
295 – Updated 8/20/10
Task 5.1 - Prepare Presentation and Handouts for Workshops/Study Sessions
The consultant, with review and input from City staff shall prepare the presentation and
handouts listed above or as deemed appropriate by City staff. The handouts will help
guide the process of public input.
Task 5.2 - Attend workshops/study sessions / Administer workshop/study sessions
The consultant shall attend, present and help administer the workshop/study sessions.
Task 5.3 - Review and Compile Input from workshops/study sessions
The consultant will compile feedback and input collected at the workshop/study sessions.
As appropriate, this input will be incorporated into the Draft CAP. The consultant will
assist City staff in developing an outreach plan to inform stakeholders about the CAP
workshop/study sessions, though City staff will take the lead on the notification aspect of
the meeting as well as securing the appropriate location of the workshops/study sessions.
F. Task 6 - Develop Draft Climate Action Plan
Task 6.1 - Develop Draft CAP
The consultant will convert the outline prepared during Task 2 into the Draft CAP, which
will contain the emissions reduction targets, the lists of prioritized measures, and
recommendations for implementing the CAP.
Task 6.2 - Review Draft Plan with City Staff
City staff shall review, provide comments and recommend revisions to the draft before it
is released to the public.
Task 6.3 - Incorporate Staff Changes into Draft Plan
The consultant team will work with staff to incorporate the necessary changes identified
during the staff review.
Task 6.4 - Prepare for Presentation to Planning Commission and City Council
During this task, the Draft CAP will be presented to the Planning Commission and the
City Council jointly. The presentation will be conducted in conjunction with the public
workshops described above (Task 5) and in the format of a joint study session with the
Planning Commission and City Council. The consultant shall develop a presentation for
these meetings.
306 – Updated 8/20/10
G. Task 7 - Develop Final Climate Action Plan
Task 7.1 - Incorporate Suggested Changes
Suggested changes from public workshops, from City staff, Planning Commission and
City Council shall be compiled by staff and provided to the consultant in a single
document to facilitate incorporation into the final draft document
Task 7.2 - Review Final CAP with City Staff
During this task, the consultant team will provide the Final CAP to City staff for final
staff review. City staff will be asked to make comments on the CAP before it is presented
to the Planning Commission and to the City Council.
Task 7.3 - Incorporate Staff Changes into CAP
The consultant team will work with staff to incorporate the necessary changes.
Task 7.4 - Prepare for Presentation to Planning Commission and City Council
The consultant will prepare a presentation before the Planning Commission which
formulates a recommendation to the City Council on the CAP. A presentation will then
be made to the City Council for review and adoption.
H. Task 8 – Staff Meetings, Public Workshops/Study Sessions and Public Hearings
It is assumed that the consultant team will need to budget for staff meetings, public
workshops/study sessions and public hearings or meetings throughout the course of writing
the CAP. These meetings include:
Eight (8) Staff Meetings (i.e. Kickoff meeting, action prioritization and implementation
timeline and other meetings as deemed necessary and appropriate by City staff.)
Four (4) Public Workshops/Study Sessions (see Task 5)
Two (2) Public Hearings to Present Final Plan
- (1) Planning Commission Public Hearing (Recommendation)
- (1) City Council Public Hearing (Adoption)
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Attachment No. 7 - Draft Scope of Work
Greenhouse Gas Inventory and Analysis for the Proposed Redevelopment Plan
Amendment
The Greenhouse Gas Inventory and Analysis examines the degree to which a proposed
project may result in an increase of greenhouse gas (GHG) emissions. Both short-term
construction emissions occurring from construction equipment and haul truck trips, as well as
long-term effects related to the ongoing operation of the proposed project are quantified and
analyzed in relation to applicable regulatory plans and guidance policies pertaining to GHG
emissions. The GHG Inventory and Analysis provides a tool for City staff to determine
potential impacts associated with GHGs and climate change under CEQA.
Task 1-1. Develop Scope of Analysis
In preparation of the Greenhouse Gas and Analysis the consultant will meet with the
Redevelopment Agency staff to identify the scope of the analysis, including the areas to
analyze, i.e. Redevelopment Component Areas 3 and 4, which are the areas in which the
Redevelopment Plan is proposed to be amended (the “Amendment Area”), and the
characteristics of the proposed amendment as it may relate to potential development in the
Amendment Area.
Task 1-2. Identify Existing Conditions
The consultant shall identify existing conditions (i.e., existing GHG emissions) in the
Amendment Area using the best available data. The analysis report shall also include a
section on the current regulatory environment, identifying federal, state and local policies and
guidelines regarding the measurement and enforcement of GHG emissions.
Task 1-3. Analyze Impacts Related to Potential Development
Using industry accepted methodologies and software, the consultant shall prepare an analysis
of potential project related GHG emissions (metric tons per year) resulting from new
development in the Amendment Area. The analysis shall identify the source and amount of
GHG emissions over the lifespan of each Redevelopment Component Area.
Task 1-4. Identify GHG Reduction Strategies
Consultant and staff shall identify existing City programs and policies that may result in a
reduction of GHG emissions. In addition, the report shall include a brief summary of best
practices – specifically design features/strategies – that will reduce GHG emissions from new
development within the Amendment Area.
Task 1-5. Prepare GHG Analysis Report for Review by Staff
328 – Updated 8/20/10
The consultant shall prepare a draft report for review by City and Redevelopment Agency
staff. The report shall include all calculation sheets and source information. The consultant,
with review and input by City and Redevelopment Agency staff, shall prepare a final
document to be used as part of CEQA analysis of the Redevelopment Plan Amendment.
33