City of Culver City, California
City Council Agenda Item Report
RECOMMENDATION:
Staff recommends the City Council authorize the submission of the Draft 2008
Housing Element to the California State Department of Housing and Community
Development (HCD or State) for its 60-day review as required by state law.
BACKGROUND:
All cities and counties in California are required to adopt a comprehensive General
Plan to govern land use planning decisions. State law requires that the General
Plan contain seven mandatory elements, including a Housing Element. The
Housing Element is the only General Plan element that is required to be updated
regularly, at six-year intervals. In addition, State law mandates that cities submit
their Housing Elements to HCD for review prior to adoption. Per State law, the
Housing Element must demonstrate how the City will address new housing needs,
rehabilitation of the current housing stock where necessary, and preservation of
existing affordable housing.
The City’s current Housing Element was adopted in 2001 and was subsequently
certified by HCD as meeting all the requirements of State law. The new Housing
Element covers the period 2008-2014. This Housing Element “cycle” commenced in
July 2007 when the Southern California Association of Governments (SCAG)
approved the Regional Housing Needs Assessment (RHNA) allocation for the period
2006-2014 (sometimes referred to as a “planning period or cycle”). The RHNA
Meeting Date: 08/25/08 Item Number: ___A-2___
AGENDA ITEM: Authorization to Submit the Draft 2008 Housing Element to the
State for Review by the Department of Housing and Community Development.
Contact Person/Dept.: Jose Mendivil and
Susan Yun
Phone Number: 310-253-5757 and 310-
253-5755
Fiscal Impact: Yes [] No [X] General Fund: Yes [] No [X]
Public Hearing: [] Action Item: [X] Attachments: [X]
Public Notification: Mailed Citywide (over 17,000 addresses), Culver City Organizations,
Housing Advocates, Developers, and Attendees of the Joint Study Session (08/8/08);
Notice of Public Meeting was published in the Culver City News (08/14/08 and
08/21/08); Master E-Mail Notification List (08/20/08).
Department Approval:
Sol Blumenfeld (08/12/08)
City Attorney Approval:
Carol Schwab (by H. Baker) (08/20/08)
Chief Financial Officer Approval:
Jeff Muir (by M. Noller) (08/20/08)
City Manager Approval:
Jerry Fulwood (08/20/08) City of Culver City, California
City Council Agenda Item Report
identifies the new housing needs for all economic levels in each city and county
within the six-county SCAG region|1010| during this planning period.
After receiving Culver City’s RHNA new housing needs allocation from SCAG, the
City Council approved a professional services agreement with a consultant
(Conexus) to assist in drafting the Housing Element. In addition, a Joint City
Council/Planning Commission Housing Element Subcommittee was formed so that
there would be a forum for feedback, status updates, and guidance on policy issues
throughout the Housing Element update process. Over a period of several months,
staff, the consultant, and the Subcommittee met several times to review data and
survey results and update draft objectives, policies, and programs to reflect current
conditions and incorporate recent changes to State law.
On June 30, 2008, a Joint Study Session was held to allow the public to review and
comment upon the draft Housing Element and to allow the full body of the City
Council and Planning Commission to also review and comment upon the draft
Housing Element. At the Study Session the City Council gave staff direction to
revise the Draft Housing Element based on comments made at the joint meeting.
The purpose of tonight’s meeting is to receive authorization from the City Council to
submit the revised Draft Housing Element the State for their review.
DISCUSSION:
Overview of Housing Element - June 30
th
Study Session Agenda Item Report
Attachment No.1, the Agenda Item Report for the June 30
th
joint study session,
provides an overview of the Draft Housing Element including a summary of the
document’s chapters and appendices, a discussion on RHNA, and a review of the
objectives and measures of the Draft Housing Element.
Comments and Revisions to the Draft Housing Element
At the June 30
th
Joint Study Session, approximately 25-30 people attended and
provided comments along with the City Council and Planning Commission. The key
issue raised at the Study Session was that the City’s Housing Element demonstrates
to the State the City’s commitment to affordable housing. Equally important was the
issue that the character of existing residential neighborhoods be preserved. After
discussion of these issues, the Planning Commission and City Council, for the most
part felt that the draft Housing Element was adequate and addressed the State
requirements for certification. Minor revisions and clarifications to the draft
|1010| The SCAG region is comprised of Los Angeles, Orange, Riverside, San Bernardino, Imperial and Ventura counties. City of Culver City, California
City Council Agenda Item Report
document were made based on comments and questions received at the study
session.
It should be noted that not all comments received at the Study Session necessitated
changes or revisions to the Draft Housing Element. Attachment No. 2, Table D-1
from the Draft Housing Element, provides a summary of the June 30
th
Study Session
comments from the City Council, Planning Commission, and general public and staff
response to those comments. Key changes, in response to comments, are
summarized below.
Categorization of Properties as “Underutilized” in the Land Inventory Analysis. The
City Council and Planning Commission wanted staff to explain within the document
the meaning of the word “underutilized”. There was concern that properties listed as
underutilized within the Land Inventory tables would be misconstrued to indicate that
they are not being used at all and that they will be developed with housing. Staff
explained that “underutilized” only refers to the fact that properties either have no
housing (but are developed for commercial uses) or have less housing than the
Zoning Code allows. The State when which will be reviewing the Draft Housing
Element, considers such properties as “underutilized”. This does not mean that
those sites will be developed with residential units because property owners have
the right to develop their properties as they see fit.
The Preface to Housing Element, 2
nd
paragraph, contains an explanation of the Land
Inventory Analysis and Appendix B has an added 1
st
paragraph that expands on the
explanation of “underutilized”; in both cases “underutilized” is explained as
properties with the potential for some additional housing development according to
the current zoning, and does not indicate that those properties must be developed
for housing. In other words, inclusion of a parcel on the list of underutilized
properties has no effect on current laws and regulations regarding the future use and
development of the site.
Affordable Housing, Housing for Caregivers/Young Professionals, Workforce
Housing, and Life Cycle Housing. The City Council and Planning Commission
wanted staff to address as policies or measures in the Draft Housing Element,
housing for caregivers/young professionals, workforce housing, and life cycle
housing. Life cycle housing refers to the notion that residents continue to live in the
City as they age and their housing needs change. For example, a single, young
professional lives in a condominium or apartment, then marries and moves into a
single family home to start a family, and finally moves back into a condominium or
apartment (or possibly assisted living), upon retirement when all the children have
grown and moved away - all this occurring in the same City.
City of Culver City, California
City Council Agenda Item Report
• In Chapter V, Policy 2E was revised to include a provision for “life-cycle housing”
and housing for young professionals,
• In Chapter V, two new policies, 4.J and 4.K, that encourage housing for
caregivers and the elderly (who may need in-home caregivers) were added;
• In Chapter V, A new Measure 2J was added regarding workforce housing.
The Draft Element as an “Enforcement Document”. The City Council and Planning
Commission wanted staff to revise the “Introduction to the Housing Element” page
which stated that the Draft Housing Element was not an enforcement document.
The concern was over interpretation of the General Plan and whether or not it can
be considered a document that has the force of law like the Zoning Code. Rather
than state something that could be misconstrued, the City Council and Planning
Commission asked that the enforcement reference be taken out.
The “Introduction” was re-named “Preface to Housing Element” and was relocated to
just before the 1
st
page of Chapter I; the 2
nd
paragraph of the Preface was revised by
eliminating previous language characterizing the document as not having
enforcement capability.
Listing of Approved Mixed Use Projects As Affordable. Two approved (but not yet
constructed) mixed use projects are listed in the Land Inventory Tables and have
densities that are above the State “Default Density” of 30 dwelling units per acre.
For the State, projects or developable land with densities that are equal to or greater
than the Default Density are considered able to accommodate affordable housing
and cities can categorize such sites as affordable. Staff listed the two approved
mixed use projects as affordable. The City Council and Planning Commission did
not feel comfortable submitting a document to the State that lists these two mixed
use projects as affordable housing projects when it is known that those projects
have no affordable components.
Chapter III, Table III-2 and Appendix B, Table B-2, were revised by moving some
approved mixed-use dwelling units from the Very Low/Low category to the Above
Moderate category. Even with these reductions in potential new affordable units,
Table III-2 still demonstrates the City’s ability to accommodate its RHNA allocation.
“At-Risk” Analysis in Appendix C. A member of the audience and the City Council
and Planning Commission expressed concern about having the “At Risk” analysis in
Appendix C. They thought that given the importance of the “At Risk” analysis, it
should be in the main body of the document.
City of Culver City, California
City Council Agenda Item Report
The “At Risk” analysis that was previously in Appendix C was moved to the main
body of the document and was specifically relocated under subsection F of Chapter
II; Appendix C was revised accordingly.
Methods to Implement the Housing Element and the Housing Strategy. The City
Council and Planning Commission were concerned about how the City could
implement the Housing Element and wanted to know what was new in this Element
as compared to the last Element. Staff indicated that the Housing Strategy is the
most significant new feature of the Housing Element since it identifies potential sites
for new affordable housing development to be initiated by the City’s Redevelopment
Agency. The City Council and Planning Commission instructed staff to specifically
call out and name those measures that implement the Housing Strategy.
In Chapter V, Measures 2F, 2G and 2H were revised to specifically call out the new
Comprehensive Housing Strategy.
Documenting Comments. The City Council and Planning Commission wanted to be
sure that their comments and comments by the public (as well as staff responses to
those comments) were included in either the Agenda Item Report or the Housing
Element.
A new Appendix D has been added that summarizes the public/Council/Commission
comments from the June 30
th
Study Session.
Other Revisions. The following are further revisions to the document that are
editorial in nature.
• In Chapter III, Subsection C, Energy Conservation, language was added that
describes the Solar Photovoltaic Ordinance.
• In Chapter IV, Table IV – 5, Summary of Development Fees, was revised to
reflect the new fees that became effective on August 22, 2008.
• In Chapter V, Measure 5D was revised by eliminating language that calls for
“distribution” of property information.
• In Chapter V, Table V-2 was revised to be consistent with the revisions to the
Measures noted above.
• The Glossary is now in Appendix E (formally Appendix D).
Concern over Protection of Existing Neighborhoods from Development
The Draft Housing Element has in its Goals, Objectives, Policies, and Measures,
language that specifically calls for the protection of the character of existing
neighborhoods. Specifically within Chapter V, Goal 1, Policy 1.B, Policy 2.B, Policy City of Culver City, California
City Council Agenda Item Report
2.C, Measure 1I, and Measure 1J all address in some form the preservation of
existing neighborhoods and maintenance of their character.
City’s Performance During Last RHNA Cycle/Consequences for not Achieving Goals
The City Council and Planning Commission asked about the City’s performance in
the last RHNA cycle and consequences if RHNA targets are not achieved. The City
did not construct the number of dwelling units as called for by RHNA during the last
RHNA Cycle. However, it must be recognized that cities do not build housing, and
therefore a variety of factors, including general economic conditions and property
owner intentions, affect when and what type of development occurs. If a City has
adopted policies and measures in the Housing Element and development standards
and allowed densities in the Zoning Code that accommodate a variety of new
housing as called for in the RHNA, then a shortfall in housing production as
compared to the level of need will not result in any action against the city.
Age and Validity of data sources - 1980 and 1990 Data
There was some discussion at the Study Session about data, its age, and other data
sources. Data sources used in the Housing Element such as the 2000 U.S. Census
and 2007 California Department of Finance, are standard sources acceptable to
HCD and considered adequate for this Housing Element update. Chapter II was not
revised to include 1980 and 1990 data because while such data may be interesting
to some, it is not required by HCD for certification of the Housing Element. At this
stage in the process, adding the 1980 and 1990 data and revising the analysis to
reflect this information would delay the City’s submission of the document to HCD.
Affordable Housing in the Form of Inclusionary Housing
Both the general public and some members of the City Council and Planning
Commission inquired about inclusionary housing, which is a requirement for a
certain percentage of dwelling units to be reserved for households of low- or
moderate-income. In lieu of providing affordable units, inclusionary ordinances
typically allow a developer to pay a fee that would be put into a trust fund for new
affordable housing construction or conversion of existing units to affordable rents or
prices.
Inclusionary policies are left to the discretion of each jurisdiction in state law,
therefore the Council, if it wishes, may instruct staff to include a measure directing
staff to prepare an inclusionary ordinance for Council consideration, or conduct a
study of the feasibility of an inclusionary housing ordinance.
City of Culver City, California
City Council Agenda Item Report
OPPORTUNITIES FOR PUBLIC INVOLVEMENT
Public participation is an essential part of the planning process in Culver City. An
initial public workshop was held in the Council Chambers on February 26, 2008 as
well as the June 30, 2008 Study Session. In addition, as described below in the
“Conclusion” section, following HCD review, there will be additional opportunities for
public input at the future Planning Commission Adoption Hearing and a City Council
Adoption Hearing. For each of these meetings there will be a City-wide residential
mailing and notification of Culver City organizations, housing developers, and
Westside Housing advocates.
FISCAL ANALYSIS:
There is no fiscal impact associated with the authorization for submission of the
Housing Element to the State for their review; this is part of the Housing Element
update budget and does not require action on the part of the City that would
necessitate expenditure of City funds at this time.
CONCLUSION:
Staff requests that the City Council authorize transmittal of the draft 2008 Housing
Element to HCD for their 60-day review. Following receipt of HCD comments, a
revised draft Housing Element will be prepared and public hearings will be
scheduled before the Planning Commission and City Council for final review and
adoption of the Housing Element.
ATTACHMENTS:
1. June 30
th
Study Session Agenda Item Report
2. Summary of Comments and Responses from June 30
th
Study Session (Table D-
1 Public Participation Summary)
3. Draft Housing Element dated August 25, 2008 (delivered to Council under
separate cover)
MOTION:
That the City Council:
Authorize staff to submit the Draft 2008 Housing Element, as revised by staff, to
HCD for their review.
3. Draft Housing Element dated August 25, 2008
(delivered to Council under separate cover)
- 7q
MEETING DATE: 08/25/08
AGENDA ITEM: Authorization to Submit the Draft 2008 Housing Element to the State
for Their Review.
ATTACHMENTS
Pages
1. June 30th Study Session Agenda Item Report
2. Summary of Comments and Responses from June 30 th Study Session 17
(Table D-1 Public Participation Summary)City of Culver City, California
Agenda Item Report
• Meeting Date: 06/30/08 Item Number: J-1
AGENDA ITEM: JOINT ITEM — Review and Discussion of Draft 2008 Housing
Element.
Contact Person/Dept.: Jose Mendivil and Phone Number: 310-253-5757 and 310-
Susan Yun 253-5755
Fiscal Impact: Yes [-] No [X] General Fund: Yes u No [X]
Public Hearing: [] Action Item: [X] Attachments: [X]
Public Notification:
Notice of Joint Study Session was mailed Citywide (over 17,000 addresses), Culver City
organizations, Housing Advocates, Developers, and Attendees of the Housing Element
Workshop (06/16/08); Notice of Joint Study Session was published in the Culver City
News (06/12/08, 06/19/08, and 06/26/08); Master E-Mail Notification List (06/25/08).
Department Approval:
Sol Blumenfeld (06/12/08)
City Attorney Approval:
Carol Schwab (by H. Baker) (06/25/08)
Fiscal Impact Review:
Jeff Muir (06/25/08)
City Manager Approval:
Jerry Fulwood (06/25/08)
RECOMMENDATION:
Planning Commission hold a joint study
Element, hear public comments, and
comprising the City of Culver City's
per State law). The General Plan is a
for the physical development of the City.
the City's strategic thinking and
business communities and to provide for
of the City and its people. In essence it is
Code enacts that vision with specific
the City's vision as it relates to housing.
and prioritize the housing needs of the City
to address those needs while
and resources. As a planning document
Plan, the Housing Element along with its
of the Culver City Municipal Code or an
only element that the State is mandated to
document or a document that
Staff recommends the City Council and
session to review the draft 2008 Housing
provide direction to staff as deemed appropriate.
INTRODUCTION:
The Housing Element is one of nine elements
General Plan (seven of which are mandatory
comprehensive, long term general plan
The intent of the General Plan is to communicate
philosophy for the future to residential and
the physical, social, and economic needs
the City's vision; the Culver City Municipal
legislative language.
The Housing Element specifically addresses
It is the primary planning guide to identify
and outline the goals, policies, and programs
balancing community character, objectives
and like the other elements of the General
goals, policies, and programs is not part
enforcement document. Further, it is the
review. The Housing Element is not a construction
J1-1City of Culver City, California
Agenda Item Report
dictates or requires the City to build housing. Rather, it is a planning tool that
demonstrates to the State how the City is able to address its housing needs.
BACKGROUND:
All cities and counties in California are required to adopt a comprehensive General
Plan to govern land use planning decisions. State law requires that the General
Plan contain seven mandatory elements, including a Housing Element. The
Housing Element is the only General Plan element that is required to be updated
regularly, at six-year intervals. In addition, State law mandates that cities submit
their Housing Elements to the California Department of Housing and Community
Development (HOD) for review and certification prior to adoption. Per State law, the
Housing Element must demonstrate how the City will address new housing,
rehabilitation of current housing stock where necessary, and preservation of existing
affordable housing.
The City's current Housing Element was adopted in 2001 and was subsequently
certified by the State as meeting all the requirements of State law. The new
Housing Element covers the period 2008-2014. This Housing Element "cycle"
commenced in July 2007 when the Southern California Association of Governments
(SCAG) approved the Regional Housing Needs Assessment (RHNA) allocation for
the period 2006-2014 (sometimes referred to as a "planning period or cycle"). The
RHNA identifies the new housing needs for all economic levels in each city and
county within the six-county SCAG region l during this planning period.
After receiving Culver City's RHNA new housing needs allocation from SCAG, staff
hired a consultant (Conexus) to assist in drafting the Housing Element. In addition,
a Joint City Council/Planning Commission Housing Element Subcommittee was
formed so that there would be a forum for feedback, status updates, and guidance
on policy issues throughout the Housing Element update process. Over a period of
several months, staff, the consultant, and the Subcommittee met several times to
review data and survey results; analyze draft Housing objective, policy, and program
language; and finalize the draft Housing Element.
The purpose of the Joint Study Session is to allow the public to review and comment
upon the Draft Housing Element and to allow the full body of the City Council and
Planning Commission to also review and comment upon the draft Housing Element.
At a future Council meeting and subsequent to tonight's Joint Study Session, the
City Council will consider an item authorizing staff to submit the draft Housing
Element to HCD for its review.
The SCAG region is comprised of Los Angeles, Orange, Riverside, San Bernardino, Imperial and Ventura counties.
J1-2City of Culver City, California
Agenda Item Report
DISCUSSION:
The following discussion summarizes the chapters and appendices of the draft
Housing Element and elaborates on two key components of the document — RHNA
and Chapter V which contains the Housing goals, objectives, policies, and programs.
Summary of Draft Housing Element Chapters
The Draft Housing Element consists of the following major components:
• Chapter I is the Introduction describing the context of the Housing Element as a
part of the City's General Plan, and how opportunities for public involvement
were provided;
• Chapter II is an analysis of the City's demographic and housing characteristics
and trends;
• Chapter III is an evaluation of land, financial, and administrative resources
available to address the City's housing needs;
• Chapter IV is a review of potential constraints, both governmental and non-
governmental, to meeting the City's housing needs;
• Chapter V is the Housing Action Plan for the 2008 — 2014 planning period,
including housing goals, policies and programs;
• Appendix A is a review of the City's accomplishments and progress in
implementing the 2001 Housing Element;
• Appendix B is a land inventory analysis that addresses HCD's requirement that
the City demonstrate it has the land capacity to accommodate the number of
new units allocated per the RHNA process;
• Appendix C is an anlysis of at-risk affordable housing units;
• Appendix D is a glossary or definition of key housing terms.
All the chapters in the document address various components that HCD will
consider during its review of the draft Housing Element. Some of these components
cover topics such as policies and programs that will demonstrate how the City is
able to accommodate new housing, housing rehabilitation, and housing
preservation; constraints to housing; analysis of resources available to the City;
general demographic information; and public outreach.
Regional Housing Needs Assessment (RHNA)City of Culver City, California
Agenda item Report
One key focus of the Housing Element is the City's RHNA allocation. As stated
above, the current Housing Element planning cycle began when SCAG approved, or
allocated, Culver City's share of the SCAG region wide RHNA. For Culver City it is
504 new housing units for the 2008-2014 planning cycle. SCAG estimates that this
number of new units will be needed to address the future population growth of
Culver City during the new planning cycle. Further, SCAG distributed the 504 units
by affordability or income level — Very Low, Low, Moderate, and Above Moderate (or
Market). The allocation of new units by income level was calculated by using the
City's income distribution as reported in the 2000 U.S. Census. The RHNA
discussion begins towards the end of Chapter II of the draft Housing Element and
continues at the beginning of Chapter III.
In its review HCD will be looking to see how the City can accommodate the
construction of 504 new units. HCD does not necessarily require cities to build
housing to satisfy these RHNA numbers but will look carefully to the Housing
Element for a realistic plan that demonstrates the City's land capacity to meet its
RHNA goals. Chapter III summarizes several tables in Appendix B into one Land
Inventory Summary Table. This summary table and the more detailed tables in
Appendix B demonstrate that the City has the land capacity to accommodate its
RHNA allocation. Staff and the consultant conducted a land inventory analysis of
approved mixed use developments that are currently in plan check, proposed mixed
use projects currently under review by staff, vacant commercial sites,
underdeveloped residential sites (that could accommodate medium density
apartments and condominiums), underutilized commercial sites that could
accommodate mixed use, sites that are part of the Redevelopment Agency
Comprehensive Housing Strategy, and a general survey of all commercial lots that
could accommodate mixed use under the revised mixed use ordinance.
This survey demonstrated that the City's land capacity can accommodate
approximately 9,085 new units. This does not mean all these units will be built; it
simply demonstrates to HCD that at least 504 units can be built over the next
planning cycle (2008-2014). The land inventory analysis showed that given parcel
sizes and the allowed densities depending on the Zoning designation for a given
parcel, at full build-out, more units could be built than what SCAG allocated to the
City. Due to the large number of units that potentially could be built and the
allowable densities (per the Zoning Code), the City's affordable housing component
can also be achieved. Further the Redevelopment Agency Comprehensive Housing
Strategy, which sites are part of the land inventory analysis, specifically has the goal
of building affordable housing units. Market forces and cost of construction will
dictate what is actually constructed and HCD recognizes that the City does not have
control over these forces and that the City is not a housing developer.
Chapter V of the Draft Housing Element
J1-4City of Culver City, California
Agenda Item Report
The keys to achieving the City's new housing construction, housing rehabilitation,
and affordable housing presentation needs are the Housing goals, policies,
objectives, and programs (also referred to as measures) that are found in Chapter V.
HCD will be analyzing this chapter to see how the City drafts overall Housing policy
that strives to achieve new construction, rehabilitation, and preservation.
Chapter V sets forth the City's three housing goals which are overarching
statements that address the need to preserve the peaceful small-town environment
of the City's neighborhoods (Goal 1), call for a variety of housing opportunities that
enhance economic vitality and prosperity (Goal 2), and promote access to affordable
housing for all income levels (Goal 3). Further, Chapter V lists and describes
housing objectives and the policies that implement those objectives, as well as
housing programs (also called measures). These policies and programs will support
the construction, maintenance and improvement of housing stock during the next six
years; they will assist in addressing the three housing goals. The new Housing Plan
builds on the plan from the previous Housing Element and recommends
refinements, where appropriate, to address new opportunities or changed
circumstances_
The following is a summary of the draft Housing Element objectives and policies:
Objective 1 - Housing Maintenance
Several policies address the maintenance of housing in order to promote availability
of decent housing and to protect the overall quality of neighborhood environments.
Among other things, these policies call for assistance to low-income and moderate-
income households for rehabilitation and adequate maintenance of housing units,
enforcement of building codes and property maintenance regulations, prevention of
overcrowding, and prevention of illegal units.
Objective 2 - Housing Supply
In Objective 2, policies in the draft document address opportunities for development
of a variety of housing types while protecting the character of existing
neighborhoods. These policies encourage coordination of plans in order to ensure
new residential development is orderly and is effectively served by transportation,
transit — including the future Expo Light Rail station, community facilities, and public
services. These policies call for mixed use where appropriate, new housing to
support a balance of jobs and housing, and preservation of the character and scale
of established residential neighborhoods.
Objective 3 - Housing Affordability
J1-5City of Culver City, California
Agenda Item Report
Policies implementing Objective 3 are meant to provide rental and home ownership
opportunities within a range of income levels. Specific policies promote, among
other things, inclusion of affordable housing units in new housing developments by
use of the Density and Other Bonus Incentives application process, affordable
housing development, and conservation of existing affordable housing.
Objective 4 - Housing Access
Policies for this Objective strive to improve access to quality housing for all members
of the community, including those in need of temporary housing and emergency
shelters. Specific policies promote, among other things, housing opportunities for
families of all income levels to maintain the family-oriented character of the City,
assistance for first time home buyers, fair housing and non-discrimination in housing
sales and rentals, barrier free housing for persons with disabilities, and assistance
for homeless persons.
The following is a summary of the draft Housing Element Housing programs (also
referred to as measures):
Measure 1 - Continue Current Housing Programs.
A series of current Housing programs that implement Measure 1, are recommended
to be continued by staff and provide for the implementation of a variety of programs
assisting City residents with the purchase or rental of housing and further, provide
for the promotion of maintenance and rehabilitation of housing units.
Measure 2 - Programs to Facilitate Additional Housing.
Housing programs under this measure have been devised to facilitate new or
additional housing. Some of these measures assist in implementing the City's
Comprehensive Housing Strategy.
Measure 3 - Housing Division Administrative Activities.
The Housing Element contains administrative service programs that will assist
affordable housing developers and preserve affordable housing opportunities.
Measure 4 - Regulatory Incentives.
Regulatory incentive measures are included that foster the development of
affordable housing.
.11-6City of Culver City, California
Agenda Item Report
Measure 5 - Distribute Public Information.
The last series of programs or measures in the draft Housing Element call for the
distribution of public information material for residents and developers about housing
programs and activities. By providing this information, these measures foster the
policies of the Housing Element including the Comprehensive Housing Strategy.
OPPORTUNITIES FOR PUBLIC INVOLVEMENT
Public participation is an essential part of the planning process in Culver City. An
initial public workshop was held in the Council Chambers on February 26, 2008. In
addition, as described below in the "Conclusion" section, there will be an opportunity
for public input at the future City Council Authorization meeting, a Planning
Commission Adoption Hearing, and a City Council Adoption Hearing. For each of
these meetings there will be a City-wide residential mailing and notification of Culver
City organizations, housing developers, and Westside Housing advocates.
FISCAL ANALYSIS:
There is no fiscal impact associated with the review and discussion of this item this
evening; this is part of the General Plan update and does not require action on the
part of the City that would necessitate expenditure of City funds at this time.
CONCLUSION:
Staff requests that the City Council and Planning Commission review the Draft 2008
Housing Element, hear public comments, and provide direction to staff regarding
any desired revisions to the document. A revised draft element will then be brought
back to the City Council for review and authorization for submittal to HCD. Following
HCD review, a revised draft Housing Element will be prepared addressing HCD
comments, and public hearings will be scheduled before the Planning Commission
and City Council for final review and to consider adoption.
MOTION:
That the City Council:
Conduct a study session to review the draft 2008 Housing Element, receive
public comments, and provide direction to staff as deemed appropriate. City of Culver City, California
Agenda Item Report
That the Planning Commission:
Conduct a study session to review the draft 2008 Housing Element, receive
public comments, and provide advice to the City Council as deemed appropriate.
ATTACHMENTS:
I. Draft Housing Element (delivered to Council and Commission under separate
cover) Comment
Response
Appendix B lists commercial sites that are
available for mixed use. Tit's Tacos is listed as
an underutilized commercial site; she wants it
removed (11222 Washington Place).
Staff explained the definition of underutilized;
the table listed all the commercially zoned
properties (not listed in the other tables) that
could have mixed-use. It does not imply that
housing will be built; it is underutilized for
purposes of the Housing Element only - there is
no housing on these commercial sites. There
are a lot of tables that list individual parcels and
this is all driven by state law which requires cities
to compile a list of all the parcels that have
some theoretical potential for residential
development. Those tables should in no way be
construed to indicate that listed properties are
proposed for residential development; they are
simply an inventory of sites that have some
theoretical potential for residential
development. State law requires a land
inventory survey. The City cannot remove one
property and include others; the data would be
inaccurate.
City of Culver City Housing Element
Appendix D - Public Participation Summary
Table D-1
Public Participation Summary
Table II-11, food service wages as reported in
this table are incorrect and do not reflect the
wages at Tito's Tacos. She provided copies of
wages put out in April 2008 by the National
Restaurant Association. According to her
wages in the restaurant service sector are
substantially more than reported in the Housing
Element. The figures in the Housing Element do
not include tips, jobs in food preparation and
related occupations, and chefs, etc. She said
nobody makes $8.33 an hour; $25 to $30 dollars
an hour is what is made.
Tips are not included in these data sources; the
information was obtained from the State
Department of Finance and it is considered a
reliable source that is appropriate for the
Housing Element.
Seniors are increasing, baby boomers are
getting older and everyone is ending up as a
care giver for someone. There are 1.5 million
care givers registered across the US. Live/work
to accommodate caregivers is not mentioned.
She would like to see a recognition of
caregivers in the Housing Element and how
caregivers take care of loved ones and how
this population is impacted each time there is a
new development. She also talked about
wheel chair accessibility for cars and impact on
seniors from development projects.
Multi family and mixed use projects must meet
ADA standards when applicable; staff reviews
that issue for every discretionary project
involving new housing development. There is no
prohibition in the City for caregivers living in the
homes of people they car for. This is not
considered live/work - and no special
discretionary review or permission is required. A
home occupation business fax certificate may
be required - that is a ministerial process.
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Draft - August 25, 2008City of Culver City Housing Element Appendix D - Public Participation Summary
Comment
Response
Concerned about the second paragraph of
the Housing Element Introduction (she referred
to it as a disclaimer) that states the document is
not part of the municipal code or an
enforcement document. However, she talked
about an expert on general plans who
according to her stated that as of 2004 general
plan elements have the force of law. She
stated the Introduction was not accurate and
that it be clarified and corrected if not true.
Using the analogy of a long trip, you start off
with a big map to get there and once you get
there, you use a more detailed street map of
the City to find specific locations. The general
plan is the broad guidance for the City's vision
and the municipal code and the zoning code
are the specific ways of carrying out that vision.
The General plan is the big picture and the
zoning code and other specific plans and
policies describe how we get there.
Stated that much of the statistics were from the
2000 Census and stated that some of the same
numbers were used in the last element. She is
concerned about the age of the information.
Regarding the 2000 census data, the census is
done once every 10 years. The last time the
Housing Element was revised was in 2001 prior
to much of the detailed 2000 census data
being made available. The Census data
sources for the last Housing Element included
1980 and 1990 Census. The detailed Census
data does not become available until about|1010|1/ 2
years after the actual census count is taken.
There are other estimates that are done, but
staff feels that for reliability if is best to use the
decennial census.
Are the policies in Table V-2 (Chapter V)
prioritized by order of importance?
The policies in Table V-2 are not in any
particular order and are not prioritized by
importance; rather they are organized by
topic.
On Table B2 (Appendix B), the 9900 Culver
project is listed as 18 affordable units. None of
those units are going on the market as
affordable; why are they designated very low
to low - what is the meaning of this table?
This question highlights one of the many difficult
aspects of Housing Element law. When the City
inventories the potential for new housing in a
development project, it may be looking at a
high density project that results in luxury
condominiums (not moderate to low housing).
But according to State law, the Housing
Element looks at what potentially could be
built, not necessarily what will be built. Cities do
not build housing; they control the plan review
process, development standards, and entitle-
ment procedures. Some cities have money
from Redevelopment set aside sources and in
that example it is the Redevelopment Agency
that actually builds affordable housing. Other
than that example, the City does not have full
control over what is being built and whether or
not a developer chooses to include affordable
units within a project or whether other sources
of subsidies are available.
The land inventory tables in the Housing
Element and the particular sites identified as
lower, moderate, or upper income are primarily
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Draft - August 25, 2008
/0Comment Response
based on density and potential future housing
development. Most jurisdictions in LA County
fall under a State default density of 30 units per
acre. This means if a jurisdiction allows
residential density of at feast 30 units per acre,
that is considered sufficient for lower-income
housing, meaning that the zoning conditions
are sufficient if the developer is interested and
funding assistance is available. Commercial
sites listed in various tables including the 9900
Culver project allow densities of 35 dwelling
units per acre and in some limited areas, 65
dwelling units per acre - higher than the
default density of 30 units per acre.
Therefore, for Housing Element purposes,
affordable housing could potentially be built.
The 9900 Culver project exceeds the default
density and therefore is listed as having
affordable units. However, because this project
is expected to be market-rate condos, it has
been moved to the above-moderate
category.
On pages Cl through C3 (Appendix C) this
analysis of at-risk affordable housing units
should not be in the appendix; it belongs in the
content of the document and not hidden in
the appendix.
The discussion of strategies for preserving at-risk
units has been moved to the main body of the
Housing Element while the lengthy list of
assisted projects is contained in the appendix.
Concerned that new developments will lead to
parking impacts on residential neighborhoods
with employees of new developments parking
in neighborhoods for free. Wants parking rules
enforced. Gave example of people who work
in downtown, which has parking, parking for
free in residential neighborhoods.
All new residential and mixed-use develop-
ments are required to provide parking in
conformance with the Municipal code. Illegal
parking is addressed through parking
enforcement and is not an issue normally
covered in Housing Elements.
There are cities that choose not to follow
Housing Element law. She supports low-income
housing, but there is no guarantee that new
developments will have affordable units. The
document makes it seem like sites will be
developed for low-income housing but once a
project is finished there is no assurance there
will be affordable units. The City is "acreage
poor".
There are consequences for non-compliance
with State Law; the City has always sought to
comply. The City has a good track record of
preserving affordable units. A covenant is
attached to all assisted affordable housing units
and the City monitor's those covenants
annually. Staff collects income and rent
information to make sure that the owners have
not increased rents above allowable levels,
and inspections are performed to ensure that
the people who purchased affordable housing
still live in the units. The City monitors about 300
units per year and staff ensures that units set
aside as affordable remain so until covenants
City of Culver City Housing Element
Appendix D - Public Participation Summary
Conexus
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Draft - August 25, 21308
11City of Culver City Housing Element
Appendix D - Public Participation Summary
Comment Response
expire.
Regarding the "acreage poor" comment, like
many mature areas of Southern California, the
city is nearly "built-out". Therefore, the City looks
for redevelopment opportunities on
underutilized sites or properties with obsolete
uses.
Also complained about the public notice and
stated her notice was sent to the wrong
address.
Did see all the public notices that went out and
did see the notice in the newspaper and went
on the website but had difficulty finding the
Housing Element on the web. She asked that
the Planning Department change the website
so it is easier to find; she acknowledged that
the web site was changed but stated that
There was a workshop in February and
notification for that meeting was similar to the
notification done for this meeting except that
the City took out two half-page advertisements
in the Culver City News for tonight's meeting in
order to catch people's attention. In addition,
all residents, community organizations, HOAs,
housing advocates, and developers were sent
post card notices in the mail. The residential
addresses were produced from a city-wide
rinfrihrIcr=. rrirlinfrrencrl 1,-,%. 1-1-,. ri+,, , c Infrwrni-dirsn
critical information was not attached- if was
very hard to find the information on the website
and even after the change it was hard to find
the information and would recommend that
the City get residents excited about what the
Housing Element is - like a news release that
explains the importance of the document. She
wants the issue to get out to the public in a way
the public will understand its importance.
Technology Department. These addresses are
checked against the L.A. County Assessor's
database. The City always strives to use the
latest mailing list for public notification.
Al that 1st public workshop about 20 to 25
people attended and a flashy postcard was
mailed to all City residents. That citywide
postcard mailing cost about $10,000. For
tonight's meeting, staff used the City Council
approved postcard notification citywide
mailing. About the same number of people
attended this meeting and the postcard
mailing, using the Council approved postcard,
at a cost of about $4,000.
The Housing Element should provide for
protection of Culver City's unique village
community feel and should provide for
maintenance of existing neighborhoods. The
Housing Element will have to sustain Culver City
through growth in Los Angeles; the city is
threatened by Los Angeles overcrowding.
There must be a respect for adjacent
neighborhoods.
The Housing Element has policies and measures
that specifically address ensuring the quality
and character of existing neighborhoods as
pail of the process of reviewing mixed-use and
housing developments.
Will rent control be addressed in the Housing
Element and are there alternative programs
that are not in the Housing Element?
There is no proposal to adopt rent control at this
time. There are arguments both for and against
rent control, and it is a policy decision for the
City Council.
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12City of Culver City Housing Element Appendix D — Public Participation Summary
Comment
Response
Concern about too much density. Culver City is
at a crossroads with the housing recession and
a lot of development. Examples of over-
development on Lincoln Ave. These
developments are meant to maximize the
developer's profits; development needs to be
controlled with smart development.
Over the last 10 years about 13 projects were
built in the City - a little less than 1.5 projects per
year over the last decade. There is not a huge
amount of development and there are no facts
to support that assertion. The City's policy is to
encourage smart development, defined as
including density in appropriate locations and
tying that to mobility.
Want to see where the City has come from,
want to see comparisons to the 1980 and 1990
census. Would like to know the average
income as it relates to where the City is going -
what was it in the '80s and `90s and what are
projections into 2010, because 2000 is not the
complete picture. If there are no guidelines for
development in place, a high concentration of
affordable housing could be built over the next
8 years.
While documents of this type can always
include more data, Housing Elements typically
include only recent conditions (e.g., 2000 to
2007).
The young population and the aging
population should be connected in the
document - aging in place. As people age
they may want to live in a smaller place, closer
to services, walkable, better access to transit.
Does not think the City is getting too dense and
believes there has not been a lot of develop-
ment over the years. Downtown is wonderful
but little to no housing has been constructed.
Higher-density housing should be developed;
believes density does not equal lower quality of
life; density leads to livability. There needs to be
an effort to produce the services to make high-
density housing livable, density is not bad. The
Housing Element should address inclusionary
housing requirements for Culver City and should
allow for a wider range of dwelling types such
as smaller units for young professionals and
seniors.
The Housing Element, and particularly the
Comprehensive Housing Strategy, addresses
the need for more workforce housing. New
transit-oriented development (TOO) projects
could accommodate smaller units which right
now is not a requirement. Smaller, more dense
housing may serve the need for housing for
young professionals as well as seniors.
Inclusionary requirements are a policy , issue and
could be included in the Housing Element if it is
the desire of the City Council.
The regional housing growth needs assessment
concludes that the City needs 504 new units to
accommodate the population growth over this
next time period; how did the City perform in
the last RHNA cycle - did the City come close
to its RHNA numbers?
Compared to its RHNA allocation from the last
cycle, the City did not construct a lot of
housing. The major difference between the last
cycle and this cycle is that the Redevelopment
Agency will be reviewing and hopefully
approving a housing strategy with clear
direction and an implementation strategy. The
proposed housing strategy will use set-aside
funds to help meet the RHNA target. This may
result in the City doing much better in meeting
its RHNA target as compared to the last cycle,
although the downturn in the housing market
Draft - August 25, 2008 Conexus D-6City of Culver City Housing Element Appendix D — Public Participation Summary
Comment Response
will present a serious challenge.
Are there consequences for not meeting
RHNA?
State law looks primarily at things the City has
control over, such as zoning and development
standards, fees and review procedures. Cities
don't build housing; therefore, the actual level
of housing production is dependent on
developers, the real estate market, and
availability of public subsidies. There are no
automatic consequences for not achieving
RHNA targets, but there are serious
consequences for cities that do not make an
effort to accommodate those targets.
Would like the second half of the second
paragraph of the introduction removed and a
couple of words in Measure 5D removed. The
language calling for sending the list of sites to
developers should be removed.
Regarding the Introduction: this document was
prepared after the subcommittee met. It is in
response to another committee member that
wanted an overview of what the document is
and is not. The second part will be revised as
suggested by the Commissioner.
Regarding Measure 50, it is not required that
the list be distributed to developers but there is
a requirement for sites to be open to the
general public. Whether a property is vacant or
a business is operating on a site has no bearing
because it is the owner's choice whether to
develop that property or not. Staff will look at
revising Measure 5D as suggested.
The very first goal of the Housing Element is to
have a city that offers a peaceful, small town
environment.
This statement is correct.
Regarding the audience comments on density
and preserving the character of
neighborhoods, the Housing Element includes a
measure that requires the City to develop
design guidelines for multi-family housing. He
asked for an update on that work.
Staff is currently involved in conducting a block-
level survey using GIS technology; staff is frying
to understand the prevailing set-backs and is
hopeful that the survey will be done shortly. The
survey will be presented to the Commission
followed by some draft policies that look at set-
backs or architecture in the area. These policies
will help to form a set of design principals or
guidelines that could be employed in
evaluating future projects. Examples of
potential guidelines could include a prevailing
set-back for neighborhoods.
What can the city do to try to help implement
the Housing Element?
Approval of the Housing Strategy with its
policies and programs and committing of
resources to build projects would help. By
accomplishing the objectives of the Housing
Strategy and committing resources to
affordable housing as called for in the Housing
Strategy, the City will more easily be able to
D-7 Co nexus Draft - August 25, 2008City of Culver City Housing Element Appendix - Public Participation Summary
Comment
Response
meet its RHNA target.
Is the concept of "aging in place"
incorporated into the Housing Element.
Aging in place refers to the notion that people
at different stages of fife have different housing
needs that can be fulfilled in their
neighborhood or community so that they can
live in the same area through different life
stages. Often in the past. very homogenous
large neighborhoods were geared towards
growing families. As children leave these large
homes and the parents age, they often want to
downsize and move to a smaller dwelling (such
as a condominium or apartment). The City
could plan to accommodate different dwelling
types to accommodate the different life stages
of residents so that they do not have to move
to another area.
Aging in place also can apply to accessibility in
housing construction so that elderly or disabled
persons can remain in their home rather than
move to a care facility. The City Building Code
allows structural modifications to accommo-
date needs such as wheelchair access.
Regarding the land inventory tables maybe
there should be language that explains what
the tables are and perhaps perceived
inflammatory language (such as "under-
utilized") can be taken out. Just because a
property is on a list does not mean that
developers are going to mow down buildings
on that property.
The draft Housing element has been revised to)
better explain the intent of the land inventory.
Did the City fail in its requirements for the fast
cycle and how does the City go about
producing those units for the new cycle?
In order to achieve construction of lower-
income housing several things have to happen
beyond having zoning and development
standards that allow such development. If the
zoning accommodates affordable develop-
ment there still needs to be a willing developer
and public funds to subsidize the affordable
units. Funding for affordable housing is limited
and is insufficient to meet the need. The RHNA
is a planning target and most cities come up
short due to the inadequate resources
available to produce those units. Staff reported
that within the last couple of years only nine
units within the low-income category have
been built. Also complicating the issue is the
inherent resistance and stigma toward
affordable units.
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/5-City of Culver City Housing Element
Appendix D - Public Participation Summary
Comment Response
What has changed and what are we proposing
in this document that is different?
The proposed Housing Strategy for the new
planning period is probably the single most
important new component of the Housing
Element.
Can the various comments from the Public and
the Council/Commission be made available for
people to view?
A key aspect of the Housing Element is how the
City takes into account public comments; there
will be a summary or notes on this meeting and
it will be made available to the public.
What would be an example of the
consequences in not meeting RHNA - does the
City lose funding?
The main requirement in state law as it relates
to RHNA is that the City make a good faith
effort to plan for the level of housing need.
There are no direct consequences or penalty in
not achieving that target because the City
does not have control over the market or
developers objectives. There is a requirement
that every jurisdiction prepare an inventory of
sites where additional development could
occur, and if that analysis of potential housing
development can not accommodate the
RHNA, then cities are required to make
changes, primarily through zoning, in order to
increase the capacity for new housing. That is
why that inventory of specific parcels is very
important. In extreme cases, courts have
ordered cities to amend local zoning to
accommodate affordable housing.
Is there an expectation that the RHNA numbers
from the previous cycle will be implemented
during the new cycle?
The vast majority of cities do not achieve their
RHNA targets. As long as the city is making a
good faith effort to encourage housing
production with its policies and programs, then
there are no consequences.
The lots around the Washington/National area
alone, if fully developed, could come close to
meeting our RHNA.
Not all of the Washington/National projects are
proposed to include affordable units, but these
projects, if built, would help the City's progress
toward the RHNA needs.
The age of the data concerns me. Also have
concerns over the employment and wages
data. As an example, there is high turnover in
the food preparation industry and the numbers
may be exaggerated. Also, will staff revisit these
statistics and projections in 2012 to compare
those numbers with the predictions made in this
draft element? The At-Risk Analysis should not
be buried in the appendix; the City is at risk of
losing units that could be counted by the State.
The City does know the consequences if it is
perceived as not attempting to achieve its
goals.
There is usually a lag in publication of housing
and economic data. The Housing Element
contains the most recent, readily available
data sources.
_
the at-risk analysis has been moved to the main
portion of the Housing Element.
Conexus
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Draft - August 25, 2008Comment Response
Affordable housing is needed for young
professionals; such as single room occupancy
buildings. The City should look at different
housing types.
The City's Zoning Code does allow SRO
facilities.
With the Housing Strategy, the City has an
opportunity to implement affordable housing;
the City must also look at sustainability. The 2nd
unit ordinance is too strict; rent control should
be addressed. He asked if the City complies
with SB2 (emergency shelters).
The Second Unit Ordinance was approved by
Council and at this time for purposes of
certification, staff does not believe it needs to
be revised. However, the Council could direct
staff to look into revising the ordinance.
Staff believes that compliance with 5B 2 has
been achieved with the approval (and
eventual construction) of Upward Bound
House.
DOF data over-estimates population. The State
Legislature is trying to increase level of
accountability. The City should permit reason-
able growth and RHNA numbers do not take
into account the age of existing housing and
the character of the City. The State should not
require by-right development if the market
does not allow it. Developers can presently go
through the DOBI process and ask for various
incentives. Staff should look at Habitat for
Humanity and L.A. Design Center for creative
financing.
The Housing Element should take into account
caregivers and include measures or policies
that address "Life Cycle" housing, workforce
housing; and that At Risk analysis be moved to
the main body of the document.
DOF data is not perfect, but is one of the major
sources available to cities.
"Life cycle" housing is accommodated through
the variety of housing types found in many
neighborhoods, from single-family detached, to
condos, apartments and mixed-use buildings.
City of Culver City Housing Element
Appendix — Public Participation Summary
Conexus
0-10 Draft - August 25, 2008CITY OF
CULVER CITY
2008 HOUSING ELEMENT
Revised Draft
August 25, 2008
18Acknowledgements
The 2008 Housing Element update was a collaborative effort of the City Council/Planning
Commission Housing Element Subcommittee, City staff, the City's consultant, and the
many citizens of Culver City who gave their time and energy to participate in public
workshops and hearings. The City gratefully acknowledges these efforts.
Housing Element Subcommittee
D. Scott Maisin, Mayor
Gary Silbiger, Vice Mayor
David Rockwell, Planning Commission Chair
John Kuechle, Planning Commission Vice Chair
City Staff
Jerry Fulwood, City Manager
Sol Blumenfeld, Community Development Director
Thomas Gorham, Planning Manager
Susan Yun, Senior Planner
Jose Mendivil, Associate Planner
Tevis Barnes, Housing Administrator
Heather Baker, Deputy City Attorney
CO NEXUS
John Douglas, ACP, Principal
Greg Konar, AlCP, Senior Associate
Mark Tomich, AICP, Senior AssociateCity of Culver City Housing Element
Contents
I. Introduction 1-1
A. Purpose of the Housing Element 1-1
B. Overview 1-1
C. Public Participation 1-2
D. State Housing Element Requirements 1-2
E. Consistency with Other Elements of the General Plan 1-3
II. Housing Needs Assessment 11-1
A. Population Characteristics 11-1
1. Population Growth Trends 11-1
2. Age 11-2
3. Race and Ethnicity 11-3
B. Household Characteristics 11-3
I. Household Composition and Size 11-3
2. Housing Tenure 11-4
3. Overcrowding 11-4
4. Household Income 11-5
5. Overpayment 11-6
C. Employment 11-7
1. Current Employment 11-7
2. Projected Job Growth 11-8
3. Jobs-Housing Balance 11-9
D. Housing Stock Characteristics 11-1 1
1. Housing Type and Growth Trends 11-1 1
2. Housing Age and Conditions 11-12
3. Vacancy 11-14
4. Housing Cost 11-16
E. Special Needs 11-18|109| Persons with Disabilities 11-19
2. Elderly 11-19
3. Large Households 11-20
4. Female-Headed Households 11-21
5. Farm Workers 11-21
6. Homeless Persons 11-21
F. Assisted Housing at Risk of Conversion 11-23
G. Future Growth Needs 11-26
1. Overview of the Regional Housing Needs Assessment 11-26
2. 2006-2014 Culver City Growth Needs 11-27
III. Resources and Opportunities 111-1
A. Land Resources III-1
1. Regional Growth Needs 2006 - 2014 111-1
2. Inventory of Sites for Housing Development 111-1
B. Financial and Administrative Resources 111-2
1. State and Federal Resources 111-2
2. Local Resources 111-3
C. Energy Conservation Opportunities 111-5
IV. Constraints IV-1
A. Governmental Constraints 1V-1
1. Land Use Plans and Regulations 1V-1
2. Development Processing Procedures IV-7
Conexus iii Draft - August 25, 2008
2.City of Culver City Housing Element
3. Development Fees and Improvement Requirements IV-9
B. Non-Governmental Constraints IV-11
1. Environmental Constraints 1V-11
2. Infrastructure Constraints 1V-11
3. Land Costs IV-11
4. Construction Costs IV-11
5. Cost and Availability of Financing 1V-11
C. Fair Housing IV-11
V. Housing Plan V-11
A. Goals, Objectives and Policies V-11
B. Housing Programs V-11
Appendix A — Evaluation of the 2001 Housing Element
Appendix B — Residential Land Inventory — 2006-2014
Appendix C — Inventory of At-Risk Affordable Housing Units
Appendix — Public Participation Summary
Appendix E - Glossary
Conexus iv Draft — August 25, 2008
1City of Culver City Housing Element
List of Tables
Table 11-1 Population Trends, 1990-2007- Culver City vs. Los Angeles County 11-1
Table 11-2 Age Distribution 11-2
Table 11-3 Race/Ethnicity 11-3
Table 11-4 Household Composition 11-4
Table 11-5 Household Tenure 11-4
Table 11-6 Overcrowding 11-5
Table 11-7 Median Household income, 1999 Los Angeles County and Surrounding
Cities 11-6
Table 11-8 Overpayment by Income Category - Culver City 11-6
Table 11-9 Labor Force - Culver City vs. Los Angeles County (2000) 11-7
Table 11-10 Employment by Occupation - Culver City 11-7
Table 11-11 Projected Job Growth by Occupation (2004-2014) - Los Angeles County 11-8
Table 11-12 Culver City Employment by Economic Sector (2002) 11-9
Table 11-13 Job Location for Culver City Residents 11-10
Table 11-14 Employment Profile and Jobs/Housing Ratio (2002) - Culver City 11-10
Table 11-15 Housing by Type 11-11
Table 11-16 Age of Housing Stock by Tenure - Culver City vs. Los Angeles County 11-12
Table 11-17 Kitchen and Plumbing Facilities by Tenure - Culver City vs. Los Angeles
County 11-13
Table 11-18 Housing Vacancy - Culver City vs. Los Angeles County 11-14
Table 11-19 Income Categories and Affordable Housing Costs - Los Angeles County 11-16
Table 11-20 Resale Housing Sales Price Distribution (2006-07) - Culver City 11-17
Table 11-21 Rental Market Survey Culver City 11-18
Table 11-22 Persons with Disabilities by Age - Culver City 11-19
Table 11-23 Elderly Households by Tenure - Culver City 11-20
Table 11-24 Household Size by Tenure - Culver City 11-20
Table 11-25 Household Type by Tenure - Culver City 11-21
Table 11-26 Regional Housing Growth Needs - Culver City 11-27
Table 111-1 Net Remaining RHNA - Culver City 111-1
Table 111-2 Land Inventory Summary- Culver City 111-2
Table 1V-1 Residential Land Use Categories - Culver City General Plan 1V-1
Table IV-2 Zoning Development Standards IV-3
Table IV-3 Permitted Residential Development by Zone 1V-3
Table IV-4 Residential Parking Requirements IV-5
Table 1V-5 Summary of Development Fees, 2007 - Multiple-Family Development
(Apartment or Condominium) 1V-9
Table V-1 Quantified Objectives (2008-2014) - Culver City V-11
Table V-2 Program Implementation Summary - 2008-2014 V-11
List of Figures
Figure 11-1 Population Growth 1990-2007 - Culver City vs. Los Angeles County 11-2
Figure 11-2 Housing Conditions Survey Area 11-15
Figure 11-3 Greater Los Angeles Homeless Count - 2007 11-28
Conexus v Draft — August 25, 2008City of Culver City Housing Element
Preface to Housing Element
The Housing Element is one of nine elements comprising the City of Culver City's General
Plan (seven of which are mandatory per State law). The General Plan is a
comprehensive, long term general plan for the physical development of the City. The
intent of the General Plan is to communicate the City's strategic thinking and philosophy
for the future to residential and business communities and to provide for the physical,
social, and economic needs of the City and its people. In essence it is the City's vision;
the Municipal Code enacts that vision with specific legislative language.
The Housing Element specifically addresses the City's vision as it relates to housing. It is the
primary planning guide to identify and prioritize the housing needs of the City and outline
the goals, policies, and programs to address those needs while balancing community
character, objectives and resources. It is a planning tool that demonstrates how the City
intends to address its housing needs during the next six years. More specifically, this
document is required to provide a Land Inventory Analysis that establishes the City's
ability to accommodate its fair share of the region's new housing construction. Various
tables in Appendix B list specific parcels that could accommodate new housing
construction with a variety of types and densities. While the land inventory indicates
potential development opportunities, there is no obligation on the part of owners to build
or redevelop these properties to the maximum potential indicated in this inventory of
sites. In the case where the Culver City Redevelopment Agency is the property owner,
the Agency shall determine if residential development is appropriate and consistent with
applicable City plans and regulations.
Canexus vi Draft — August 25, 2008
2-3City of Culver City Housing Element
I. introduction
I. INTRODUCTION
Incorporated in 1917, Culver City is centrally located between Venice Beach/Marina Del
Rey and downtown Los Angeles.
Culver City is a community of approximately 40,000 residents and measures approxi-
mately five square miles in area. Currently, Culver City's top five employers are Sony
Pictures Entertainment, Fox Hills Mall, Brotman Medical Center, Symantec, and the City of
Culver City (City Government).
Today Culver City is a destination filled with outdoor cafes, unique shops and galleries
opening onto pedestrian-friendly boulevards, nationally recognized historic buildings,
media facilities, creative workshops, and the Hayden Tract, which serves as a creative
industries hub for architects. Throughout its history Culver City has maintained a small
town atmosphere for its residents, has preserved single- and two-family neighborhoods,
and nurtured medium-density multiple-family apartments and condominiums.
A. Purpose of the Housing Element
The purpose of the Housing Element is to identify the City's housing needs and outline
goals, policies, and programs to address them. The Housing Element is a six-year plan,
extending from July 1, 2008 through June 30, 2014. The primary issues addressed in the
Housing Element include: 1) preservation and improvement of the existing housing stock,
2) housing availability for special needs populations, 3) planning for a sufficient supply of
new housing to meet the City's fair share of regional need, and 4) fair housing.
B. Overview
State law requires the preparation of a Housing Element as part of a jurisdiction's General
Plan (Government Code §65302(c)). It is the primary planning guide for local jurisdictions
to identify and prioritize the housing needs of the City and determine ways to best meet
these needs while balancing community objectives and resources. The 2008 Housing
Element consists of five chapters: 1) Introduction, 2) Housing Needs Assessment,
3) Resources and Opportunities, 4) Constraints, 5) Housing Action Plan, and four
Appendices. The evaluation of the 2001 Housing Element is found in Appendix A, while
Appendix B contains background details regarding the City's inventory of sites for
housing development. Appendix C identifies affordable housing units that are at risk of
conversion to market rate during the next ten years, along with a discussion of potential
resources and methods that could be used to preserve their affordability. Appendix D is
a Glossary of commonly used terms in this Housing Element.
A key component of the Needs Assessment is the quantification of new housing units
needed to accommodate growth in the region. This process, known as the Regional
Housing Needs Assessment (RHNA), is carried out by the Southern California Association
of Governments (SCAG) and allocates to each jurisdiction a share of new housing need
based on demographic trends, employment, and community characteristics. The RHNA
Canexus 1-1 Draft - August 25, 2008City of Culver City Housing Element
I. Introduction
identifies the level of new housing need that cities must plan for, but is not a construction
mandate or "quota". The RHNA process is described further in Chapter II.
Guidelines adopted by the California Department of Housing and Community Develop-
ment are also to be considered in the preparation of the Housing Element (§65585).
Periodic review of the Housing Element is required to evaluate (1) the appropriateness of
its goals, objectives and policies in contributing to the attainment of the state housing
goals, (2) its effectiveness in attaining the City's housing goals and objectives and (3) the
progress of its implementation (§65588).
C. Public Participation
Public participation is an important component of the planning process in Culver City,
and this update to the Housing Element has provided residents and other interested
parties numerous opportunities for review and comment. Public notices of all Housing
Element meetings and public hearings were published in the local newspaper in
advance of each meeting, as well as posting the notices on the City's website. The draft
Housing Element was made available for review at City Hall, posted on the City's
website, as well as at the Culver City Julian Dixon Public Library. The document was also
made available to housing organizations, housing advocates, and non-profit
organizations representing the interests of lower-income persons and special needs
groups.
As part of the public review process, a Community Public Workshop, joint City
Council/Planning Commission Study Sessions, Planning Commission and City Council
Public Hearings on the Housing Element were held. All of these public meetings served as
venues for review and discussion. Appendix D provides a summary of the comments and
issues raised during the preparation and public review of the 2008 Housing Element.
After receiving comments on the draft Housing Element from the State Housing and
Community Development Department, a proposed final Housing Element was prepared
and made available for public review prior to adoption by the City Council.
D. State Housing Element Requirements
The preparation of the Housing Element is guided by California Government Code,
Article 10.6. The law governing the contents of Housing Elements is among the most
detailed of all elements of the General Plan. According to §65583 of the Government
Code:
The Housing Element shall consist of an identification and analysis of
existing and projected housing needs and a statement of goals, policies,
quantified objectives, and scheduled programs for the preservation,
improvement, and development of housing and shall make adequate
provision for the existing and projected needs of all economic segments
of the community.
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;Z5City of Culver City Housing Element
I. Introduction
E. Consistency with Other Elements of the General Plan
This Housing Element has been reviewed for consistency with other General Plan
elements. The policies and programs in this Element reflect the policy direction contained
in the rest of the General Plan. As portions of the General Plan are amended in the
future, the General Plan (including the Housing Element) will be reviewed to ensure
internal consistency is maintained.
The Land Use Element guides the type and intensity of housing units that can be
constructed in the various land use districts. Areas in the Land Use Element that are
designated for commercial and industrial uses create employment opportunities, which
in turn, create demand for housing. The Circulation Element establishes the location and
scale of streets, highways and other transportation routes that provide access to
residential neighborhoods and to the employment areas.
Because of the requirement for consistency between the various General Plan elements,
any proposed amendment or update to a General Plan Element will be evaluated
against the other General Plan Elements to ensure that no conflicts occur.
SB 1087 of 2005 requires cities to provide a copy of their Housing Elements to local water
and sewer providers, and also requires that these agencies provide priority hookups for
developments with lower-income housing. The Housing Element will be provided to these
agencies immediately upon adoption.
1-3 Draft — August 25, 2008 ConexusCity of Culver City Housing Element
II. Housing Needs Assessment
II. HOUSING NEEDS ASSESSMENT
This chapter examines the City's general population and household characteristics and
trends, such as age, race and ethnicity, employment, household composition and size,
household income, and special needs. Characteristics of the existing housing stock (e.g.,
number of units and type, tenure, age and condition, costs) are also addressed. Finally,
the City's projected housing growth needs based on the 2007 Regional Housing Needs
Assessment (RHNA) are examined.
The Housing Needs Assessment utilizes the most recent data from the 2000 U.S. Census,
California Department of Finance (DOE), California Employment Development Depart-
ment (EDD), Southern California Association of Governments (SCAG), and other relevant
sources such as the Los Angeles County (2003-2008 Consolidated Plan) and the Los
Angeles Homeless Services Authority. Supplemental data were also obtained through
field surveys and, where appropriate, from private sourcesl.
A. Population Characteristics
1. Population Growth Trends
The City of Culver City grew very slowly during the 1980s and 1990s. Most of the City's
growth in the last 30 years has occurred since 2000, with a population increase of over
5% from 2000 to 2007, to an estimated current population of 40,792 (see Table II-1 and
Figure II-1). This is similar to the trend for other Westside cities, but contrasts with Los
Angeles County, which grew by 18,5% between 1980 and 1990, 8.1% between 1990 and
2000, and an additional 8.2% since 2000. As an essentially built-out City, there have been
few opportunities for growth during the last 30 years, except through redevelopment and
urban infill.
Table 11-1
Population Trends, 1990-2007 -
Culver City vs. Los Angeles County
1990 2000 2007
Growth
19904000
Growth
2000-2007
Culver City 38,793 38,816 40,792 0,1% 5.1%
Westside cities* 193,787 192,478 205,653 -0.7% 6.8%
Los Angeles County 8,863,052 9,579,000 10,366,700 8.1% 8.2%
Sources: 1990 & 2000 Census; Calif. Dept of Finance Table E-1 (2007)
Includes Culver City, Santa Monica, Beverly Hills, and West Hollywood
' The Housing market analysis relies on sales and rental data from DataQuick and RealFacts, two of the
largest private sources of real estate data.
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11-1 Draft — August 25, 20080 Culver City
[Cl Los Angeles County
1990-2000 2000-2007 1990-2007
City of Culver City Housing Element
II. Housing Needs Assessment
Figure 11 - 1 Population Growth 1990 -2007 - Culver City vs. Los Angeles County
Source: US Census, California Department of Finance, Table E-1
2. Age
Housing needs are influenced by the age characteristics of the population. Different age
groups have different housing needs based on lifestyles, family types, income levels, and
housing preference. Table 11-2 provides a comparison of the City's and County's
population by age group in 2000. This table shows that the age distribution of the City's
population is older than Los Angeles County as a whole. Approximately 14% of the City's
population is age 65 and over, and approximately 10% for Los Angeles County_ An aging
population has implications regarding the type and size of future housing needs, as well
as accessibility.
Table 11-2
Age Distribution
Age Group
Culver City I Los Angeles County
Persons % Persons
%
Under 18 years 8,096 20.9% 2,667,976 28.0%
18 to 24 years 2,570 6.6% 980,657 10.3%
25 to 44 years 12,930 33.3% 3,099,200 32.6%
45 to 64 years 9,830 25.3% 1,844,612 19.4%
65 to 74 years 2,707 7.0% 492,833 5.2%
75 to 84 years 2,009 5.2% 324,693 3.4%
85 and over 674 1.7% 109,147 1.1%
Total 38,816 100.0% 9,519,338 100.0%
Median Age 39.1 32.0
Source: 2D00 Census, Table OT-Pi
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II. Housing Needs Assessment
3. Race and Ethnicity
The racial and ethnic composition of the City differs from the County in that a lower
proportion of City residents are Hispanic/Latino or other racial minorities. Approximately
48% of City residents are non-Hispanic white, contrasted with 31% for the county as a
whole. The percentage of Hispanics residing in the City, at 23.7%, is slightly over one-half
that of the County. Asians and African Americans, at approximately 12% each, represent
the largest non-Hispanic minorities (Table 1-3).
Table 11-3
Race/Ethnicity
Culver City Los Angeles County
Persons % Persons
Not Hispanic or Latino 29,617 76.3% 5,277,125 55.4%
White 18,675 48.1% 2,959,614 31.1%
Black or African American 4,536 11.7% 901,472 9.5%
American Indian/Alaska Native 111 0.3% 25,609 0.3%
Asian 4,631 11.9% 1,124,569 11.8%
Native Hawaiian/Pacific Islander 72 0.2% 23,265 0.2%
Other Races or 2+ races 1,592 4.1% 242,596 2.5%
Hispanic or Latino (any race) 9,199 23.7% 4,242,213 44.6%
Total I 38,816 100.0% I 9,519,338 100.0%
Sources: 2000 Census, SF1 Table PB
B. Household Characteristics
1. Household Composition and Size
Household characteristics are an indicator of the type and size of housing needed in a
City. The Census defines a "household" as all persons occupying a housing unit, which
may include single persons living alone, families related through marriage or blood, or
unrelated persons sharing a single unit. Persons in group quarters such as dormitories,
retirement or convalescent homes, group homes, or other similar living situations are
included in population totals, but are not considered households.
Culver City had 16,611 households as reported in the 2000 Census. Table 11-4 provides a
comparison of households by type for the City and Los Angeles County as a whole.
Family households in 2000 comprised approximately 57% of all households in the City,
over 10% less than the County. Another significant difference in household composition
between the City and County is the number of single person households (34% City vs.
25% County). Due to these factors, the City's overage household size is somewhat lower
than Los Angeles County as a whole (2.31 persons per household City vs. 2.98 persons per
household County.
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II. Housing Needs Assessment
Table 11-4
Household Composition
Type
Culver City Los Angeles County
Households
lv
JO Households
Total Households 16,611 100.0% 3,133,774 100.0%
Families 9,513 57.3% 2,136,977 68.2%
-w/children under 18 4,343 26.1% 1,152,202 36.8%
Non-family households 7,098 42.7% 996,707 31.8%
- Single living alone 5,727 34.5% 771,854 24.6%
-65 and over living alone 1,544 9.3% 223,473 7.1%
Average household size 2.31 2.98
Sources: US Census 2000, SF1 Tables P18 and 1-112
2. Housing Tenure
Housing tenure (owner vs. renter) is an important indicator of the housing market.
Communities strive to have an adequate supply of units available both for rent and for
sale in order to accommodate a range of households with varying incomes, family sizes
and composition, and lifestyles. Table 11-5 provides a comparison of the number of owner-
occupied and renter-occupied units in the City in 2000 as compared to the County as a
whole_ It reveals a higher level of homeownership in the City, approximately 6
percentage points higher than the County.
Table 11-5
Household Tenure
Culver City Los Angeles County
Tenure
Units Units 0/0
Owner Occupied 9,034 54% 1,499,744 48%
Renter Occupied 7,577 46% 1,634,030 52%
Total occupied units 16,611 100% 3,133,774 100%
Source: 2000 Census, 07-H1 and H7
3. Overcrowding
Overcrowding is often closely related to household income and the cost of housing. The
U.S. Census Bureau considers a household to be overcrowded when there is more than
one person per room, excluding bathrooms and kitchens, with severe overcrowding
when there are more than 1.5 residents per room. Overcrowded households are usually a
reflection of the lack of affordable housing (see Section D4, below for a detailed
definition of "affordable" housing. Table 11-6 summarizes overcrowding for Culver City in
2000.
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31City of Culver City Housing Element
II. Housing Needs Assessment
Table 11-6
Overcrowding
Culver City
Los Angeles County
Household Type
Households
Percent
Households
Percent
Owner-Occupied 9,033 100.0% 1,499,694 100.0%
Overcrowded 439 4.9% 204,345 13.6%
Severely overcrowded 223 2,5% 111,667 7.4%
Renter-Occupied 7,578 100.0% 1,634,080 100.0%
Overcrowded 1,080 14.3% 516,024 31.6%
Severely overcrowded 706 9.3% 359,608 22.0%
Source: 2000 Census, Table H20
Based on U.S. Census standards, Culver City residents live in relatively less crowded
housing conditions than the rest of Los Angeles County. In Culver City in 2000, 9.1% of all
occupied units were considered overcrowded based on U.S. Census criteria, including
4.9% of owner-occupied units and 14.3% of renter-occupied units. Overcrowding in both
owner-occupied and renter-occupied units in the City is less than one-half of the County
level.
4_ Household Income
Household income is a primary factor affecting housing needs in a community - with the
exception of senior citizens or others who own a home with little or no mortgage, the
ability of residents to afford housing is directly related to household income.
Housing needs and assistance programs are based on income categories established in
state and federal law. The five categories used in Housing Elements are as follows:
Extremely Low
Very Low
Low
Moderate
Above Moderate
Up to 30% of Areawide Median Income (AMI)
31 -50% of AMI
51 -80% of AM!
81 -120% of AMI
Over 120% of AM!
The Extremely Low, Very Low and Low categories taken together are sometimes referred
to as "Lower-Income."
According to the 2000 Census, the median household income in Culver City was $51,792,
about 23% higher than for Los Angeles County as a whole, and slightly higher than for
Santa Monica (Table 11-7). About 29% of Culver City households fell within the Very-Low-
and Low-income categories, while just under 20% were Moderate and 52% were Above-
Moderate. About 8% are estimated to fall within the Extremely-Low category (<30% of
AMI) based on 2000 Census data (SF3 Table P52). In Table 11-7 the Extremely Low category
is a subset of Very Low.
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City of Culver City Housing Element
IL Housing Needs Assessment
Table U-7
Median Household Income, 1999 -
Los Angeles County and Surrounding Cities
Culver City $51,792 15.4 13.2 '19.5 52.0
Beverly Hills $70,945 15.7 9.4 12.3 62.6
Santa Monica $50,714 21.8 12.2 15.6 50.4
West Hollywood $38,914 27.9 15.6 17.9 38.6
County of Los Angeles $42,189 24.7 15.7 17.1 42.6
Median and Income distributions based on 2000 Census for Los Angeles County data for 1999)
Sources: 2000 Census SF3 Table P53 and SCAG 11/2/2006
5. Overpayment
According to state housing policy, overpaying occurs when housing costs exceed 30% of
gross household income. Table 11-8 displays estimates for overpayment in 1999 by lower-
income households. According to SCAG, approximately 55% of all lower-income renter
households and 66% of all lower-income owner households were overpaying for housing.
Over 58% of all categories of lower-income households, both renters and owners were
found to be overpaying for housing.
Although homeowners enjoy income and property tax deductions and other benefits
that help to compensate for high housing costs, lower-income homeowners may need to
defer maintenance or repairs due to limited funds, which can lead to deterioration. For
lower-income renters, severe cost burden can require families to double up resulting in
overcrowding and related problems.
Table 11-8
Overpayment by Income Category -Culver City
Income Category
• Renters Owners
Househotds Percent Households Percent
Extremely low households 800 -- —
Households overpaying 395 49.4% 220 83.0%
Very low households 725 — 380
—
Households overpaying 445 61.4% 305 80.3%
Low households 1
1,165 — 645
—
Households overpaying 640 54.9% 325 50.4%
All lower-income households 2,690 — 1,290
—
Households overpaying 1,480 55.0% 850 65.9%
Source: SCAG 2006 based on 2000 Census
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IL Housing Needs Assessment
C. Employment
Employment is an important factor affecting housing needs within a community. The jobs
available in each employment sector and the wages for these jobs affect the type and
size of housing residents can afford.
1. Current Employment
Current employment and projected job growth have a significant influence on housing
needs during this planning period. Table 11-9 shows that the City had a workforce of
21,448 persons, or 68% of the working-age population, as reported by Census 2000. This
table also shows that the City's population has a somewhat higher participation in the
workforce than the County (68% City vs. 61% County).
Table 11-9
Labor Force - Culver City vs. Los Angeles County (2000)
Culver City Los Angeles County
Persons % Persons
In labor force 21,448 68% 4,312,264 61%
-Work at home 880 4% 134,643 3%
Not in labor force 10,124 32% 2,810,261 39%
With Social Security income 3,737 12% 618,121 9%
Total population age 16+ 31,572 — 7,122,525 —
Source: 2000 Census SF3 DP-3
In 2000, approximately 50% of the City's working residents were employed in
management and professional occupations (Table 11-10). A low percentage of workers
(under 12%) were employed in service-related occupations such as waiters, waitresses
and beauticians. Technical, skilled and unskilled occupations such as machine
operators, assemblers, farming, transportation, handlers and laborers also constituted less
than 12% of the workforce.
Table 11-10
Employment by Occupation - Culver City
Occupation Jobs :.:Percenti
Management, professional and related 10,107 49.8%
Service 2,331 11.5%
Sales and office 5,540 27.3%
Farming, fishing and forestry
Construction, extraction, and maintenance 1,099 5.4%
Production, transportation, and material moving 1,208 6.0%
Source: 2000 Census, DP-3
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3(-1City of Culver City Housing Element
If. Housing Needs Assessment
As of 2005, the four largest employment sectors within Los Angeles County were
manufacturing (484,776 employees), retail trade (410,193 employees), health care &
social assistance (424,173 employees), professional, scientific and technical services
(359,249 employees), and accommodation & food services (323,460 employees)2.
2. Projected Job Growth
Table II-11 shows employment and projected occupational growth for Los Angeles
County along with average salaries for the period 2004-2014. This data is not readily
available for Culver City alone. The greatest number of new jobs projected to be
produced in Los Angeles County over the next few years will be among the lower-waged
occupations. Based on past trends and projections provided by the California
Employment Development Department, 65% of these new workers within Los Angeles
County will earn 80% or below of the median area income 3. Because the majority of new
jobs created will be low-wage jobs, there will be a growing demand for units county-
wide that are affordable to low-income persons, typically below the average home
price of the area.
Table 11-11
Projected Job Growth by Occupation (2004-2014) -
Los Angeles County
SOC Code Occupational Title
Employment Change
Numerical Median Hourly Wage*
00-0000 Total, All Occupations 450,500 $15.45
35-0000 Food Preparation and Serving Related Occupations 61,150 $8.33
25-0000 Education, Training, and Library Occupations 58,290 $21.79
41-0000 Sales and Related Occupations 49,520 $12.27
29-0000 Healthcare Practitioners and Technical Occupations 39,420 $30.25
53-0000 Transportation and Material Moving Occupations 33,330 $11.01
11-0000 Management Occupations 29,580 $43.06
13-0000 Business and Financial Operations Occupations 28,520 $27.02
43-0000 Office and Administrative Support Occupations 26,840 $14.29
27-0000 Arts, Design, Entertainment, Sports, and Media Occupations 24,530 $18.32
31-0000 Healthcare Support Occupations 24,270 $11.29
39-0000 Personal Care and Service Occupations 15,200 $9.72
15-0000 Computer and Mathematical Occupations 15,160 $33.17
37-0000 Building and Grounds Cleaning and Maintenance Occupations 15,090 $9.94
47-0000 Construction and Extraction Occupations 12,890 $19.21
33-0000 Protective Service Occupations 12,330 $14.42
49-0000 Installation, Maintenance, and Repair Occupations 10,370 $18.72
21-0000 Community and Social Services Occupations 7,800 $18.81
17-0000 Architecture and Engineering Occupations 5,490 $35.38
23-0000 Legal Occupations 5,230 $41.69
19-0000 Life, Physical, and Social Science Occupations 5,170 $28.07
Source: California Employment Development Dept., March 2005 Benchmark
'2000 wages
2 U.S. Bureau of the Census, 2005 County Business Patterns
3 Los Angeles County 2003-2008 Consolidated Plan
Canexus
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Draft — August 25, 2008City of Culver City Housing Element
II. Housing Needs Assessment
It is difficult to obtain accurate employment information, because of confidentiality issues
and other constraints. A review undertaken in connection with the Workforce Housing
Study by the Westside Cities estimated the worker population of Culver City, in the year
2000, at 40,850. Data from the 2002 Economic Census put the figure at 47,688. This latter
study showed that the largest employment sectors in Culver City were "Information"4
(15,802 employees), followed by "Professional, scientific and technical services" (8,333
employees), "Retail trade" (5,963 employees) and "Health care & social assistance"
(2,949 employees) (Table II-12). The 2002 employment sector data are reflective of
employment within the City, not necessarily employment of City residents.
Table 11-12
Culver City Employment by Economic Sector (2002)
Economic Sector
Number of
Establishments
Number of
Employees
Information 179 15,802
Professional, scientific, & technical services 333 8,333
Retail Trade 332 5,963
Administrative & support & waste management 120 4,358
& remediation services
Health care & social services 166 2,949
Wholesale Trade 161 2,483
Accommodation & food services 163 2,478
Manufacturing 80 1,847
Other services (except public administration) 161 1,252
Real estate & rental & leasing 105 1,027
Arts, entertainment, & recreation 116 877
Educational services 23 319
Total Employment 47,688
Source: 2002 Economic Census, Table 1
3. Jobs-Housing Balance
A regional balance of jobs-to-housing helps to ensure that the demand for housing is
reasonably related to supply. When the number of jobs significantly exceeds the housing
supply, the rental and for-sale housing markets may become overheated, requiring
households to pay a larger percentage of their income for housing. In addition, a tight
housing market can result in overcrowding and longer commute times as workers seek
4
The "Information" sector comprises establishments engaged in the following processes: (a) producing and
distributing information and cultural products, (b) providing the means to transmit or distribute these
products as well as data or communications, and (c) processing data. The main components of this
sector ore the publishing industries, including software publishing, and both traditional publishing and
publishing exclusively on the Internet; the motion picture and sound recording industries; the broadcasting
industries, including traditional broadcasting and those broadcasting exclusively over the Internet; the
telecommunications industries; the industries known as Internet service providers and Web portals, data
processing industries and the information services industries. (Source: U.S. Bureau of the Census -2002
Economic Census)
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36City of Culver City Housing Element IL Housing Needs Assessment
more affordable housing in outlying areas. The current jobs-housing objective for the
entire SCAG region is one new housing unit for every 1.5 jobs.5
According to the 2000 Census, about 99% of employed Culver City residents worked in
Los Angeles County, and 17% of all workers were employed within the City limits (Table II-
I 3).
Table 11-13
Job Location for Culver City Residents
Persons
Work in Los Angeles County 19,693 99.3%
-Work in city of residence 3,415 17.2%
-Work elsewhere in Los Angeles County 16,420 82.8%
Work in another California county 348 1.8%
Work outside California 142 0.7%
Total workers age 16+ 19,835
Source: 2000 Census, SF3 Tables P2a & P27
With 47,688 jobs and 17,149 housing units, the City's jobs/housing ratio was 2.78 as of 2002
(Table 11-14). The City appears to be job-rich compared to Los Angeles County as a
whole, which had ratio of only 1.11 jobs per housing unit in 2002. However, these statistics
do not reflect the fact that many people who work in Culver City live in nearby Westside
locations and commute relatively short distances to Culver City jobs. This regional aspect
of employment patterns in Los Angeles County makes it difficult to translate the Culver
City jobs/housing ration into an unambiguous Culver City housing needs assessment.
Table 11-14
Employment Profile and Jobs/Housing Ratio (2002) -
Culver City
Total Employees
47,688
Housing Units
17,149
Jobs/Housing Ratio
2.78
Sources:
2002 EG011orrlie Census
California Dept of Finance, Report E-5
SCAG Draft 2008 Regional Comprehensive Plan, Land Use & Housing Chapter, P. 18
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3 7City of Culver City Housing Element
II. Housing Needs Assessment
D. Housing Stock Characteristics
This section presents an evaluation of the characteristics of the community's housing
stock and helps in identifying and prioritizing needs. The factors evaluated include the
number and type of housing units, recent growth trends, age and condition, tenure,
vacancy, housing costs, affordability, and assisted affordable units at-risk of loss due to
conversion to market-rate. A housing unit is defined as a house, apartment, mobile
home, or group of rooms, occupied as separate living quarters, or if vacant, intended for
occupancy as separate living quarters.
1. Housing Type and Growth Trends
Table 11-15 provides a breakdown of the housing stock by type along with growth trends
for the City compared to the County as a whole for the period 2000 to 2007. The housing
stock in Culver City is comprised predominantly of single-family detached homes, which
make up about 39% of all units, and larger multi-family complexes (5+ units), which
comprise about 36% of the total. About 11% of units are single-family attached (Le.,
condo or duplex apartment) units, while mobile homes comprise the remaining 1%.
Homes on R-2 zoned lots can either be two detached dwelling units on one parcel or
two attached units (also known as a duplex) on one parcel. Duplexes would be
captured under Single-family attached and possibly Multi-family 2-4 units.
Table 11-15
Housing by Type
Structure !Type
2000:: : :2007 : Growth
: voo ' : Units : : ::Vnits
Culver City
Single-family detached 6,605 39% 6,618 39% 13 0%
Single-family attached
Multi-family 2-4 units
1,903
2,301
11%
13%
1903 ,
2,286
11%
13%|10 10|-15
0%
-1%
Multi-family 5+ units 6,140 36% 6,147 36% 7 0%
Mobile homes
. 181 1% 181 1% . 0 0%
Total units 17,130 100% 17,135 100% 5 0%
Los Angeles County
Single-family detached 1,593,449 49% 1,638,521 48% 45,072 3%
Single-family attached 241,575 7% 243,078 7% 1,503 1%
Multi-family 2-4 units 287,575 9% 291,406 9% 3,831 1%
Multi-family 5+ units 1,091,766 33% 1,151,750 34% 59,984 5%
Mobile homes I 56,605 2% 1 56,701 2% 1 96 0%
Total units I 3,270,906 100% 1 3,382,356 100% 1 11,450 3%
Source: Cal. Dept. of Finance, Table E-5
According to the City's Building Safety data base, during the last RHNA Planning Cycle,
January 1998 through December 2005, 96 gross new housing units were built in the City;
from January 2006 through December 2007, 97 gross new units were built (the 97 units
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3SCity of Culver City Housing Element
II. Housing Needs Assessment
built in 2006/07 can be credited towards meeting the RHNA allocation for this current
RHNA Planning Cycle). There is a discrepancy between the City's Building and Safety
database and the state Department of Finance (DOE) data shown in Table 11-15. While
the reason for this difference is unclear, the City's database is believed to be a more
accurate reflection of units built from 1998 through 2007 than the data reported by DOE.
2. Housing Age and Conditions
Housing age is often an important indicator of housing condition. Housing units built prior
to 1978 before stringent limits on the amount of lead in paint were imposed, may have
interior or exterior building components coated with lead-based paint. Housing units built
before 1970 are the most likely to need rehabilitation and to have lead-based paint in
deteriorated condition. Lead-based paint becomes hazardous to children under age six
and to pregnant women when it peels off walls, windows and doors.
Table 11-16 shows the age distribution of the housing stock in Culver City compared to Los
Angeles County as a whole as reported in the 2000 Census.
Table 11-16
Age of Housing Stock by Tenure -
Culver City vs. Los Angeles County
Year Built
Culver City Los Angeles County ,
Units % Units
Owner occupied 9,033 100% 1,499,694 100%
1990 or later 353 4% 101,563 7%
1980-89 402 4% 173,413 12%
1970-79 2,094 23% 185,447 12%
1960-69 938 10% 222,641 15%
1950-59 2,414 27% 403,784 27%
1940-49 1,817 20% 209,298 14%
1939 or earlier 1,015 11% 203,548 14%
Renter occupied 7,578 100% 1,634,080 100%
1990 or later 187 2% 109,917 7%
1980-89 446 6% 214,549 13%
1970-79 1,923 25% 302,096 18%
1960-69 1,594 21% 333,517 20%
1950-59 1,445 19% 298,342 18%
1940-49 1,148 15% 175,275 11%
1939 or earlier 835 11% , 200,384 12%
Source: 2000 Census H36
This table shows that 68% of the owner-occupied housing units and 66% of rented units in
Culver City were constructed prior to 1970. These findings indicate the possibility of a
need for some maintenance and rehabilitation, including remediation of lead-based
paint, for approximately one-third of the City's housing stock.
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11-12 Draft — August 25, 2008
3CjCity of Culver City Housing Element IL Housing Needs Assessment
Table 11-17 identifies the number or owner-occupied and renter-occupied housing units
lacking complete kitchen or plumbing facilities in the City and the County as a whole.
This fable shows that less than 1% of rental units lacked complete plumbing facilities.
Almost no owner-occupied housing units and approximately 2% of renter occupied units
lacked complete kitchens. A lack of complete kitchen or plumbing facilities is an
indicator that housing units may need rehabilitation.
Table 11-17
Kitchen and Plumbing Facilities by Tenure -
Culver City vs. Los Angeles County
Culver City Los Angeles County
Units % Units
Owner occupied 9,033 100% 1,499,694 100%
Complete kitchen facilities 9,029 100% 1,493,930 99.6%
Lacking complete kitchen facilities 4 0% 5,764 0.4%
Renter occupied 7,578 100% 1,634,080 100%
Complete kitchen facilities 7,420 98% 1,593,522 97.5%
Lacking complete kitchen facilities 158 2% 40,558 2.5%
Owner occupied 9,033 1000/s 1,499,694 100%
Complete plumbing facilities 9,018 100% 1,492,247 99.5%
Lacking complete plumbing facilities 15 0% 7,447 0.5%
Renter occupied 7,578 100% 1,634,080 100%
Complete plumbing facilities 7,530 99.4% 1,610,239 98.5%
Lacking complete plumbing facilities 48 0.6% 23,841 1.5%
Source: 2000 Census H48, H51
To supplement this analysis of Census data, a targeted field survey of selected
neighborhoods was conducted in September 2007. The surveyed neighborhoods were
chosen based on the knowledge of experienced planning, housing and code
enforcement staff, with the intent of identifying areas where units in need of repair are
concentrated (see Figure 11-4
The survey found that 38% of the 202 units surveyed were considered to be in sound
condition although minor cosmetic work may be needed. About 32% of the units showed
signs of minor structural problems, while 30% were in need of major rehabilitation. Since
the survey focused on those areas known to have the highest incidence of problems,
these statistics are not representative of the entire city. Rehabilitation needs are
considered to be far less prevalent in other areas.
A separate survey of residential multi-family dwelling (RMD) areas was also conducted
(also shown in Figure 11-2). Within the RMD Zone study area, 414 properties and 631
dwelling units were surveyed. This evaluation found that 87% of the units surveyed were
considered to be in sound condition although minor cosmetic work may be needed.
About 12% of the units showed signs of minor structural problems and 1% of the units were
in need of major rehabilitation.
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II-13 Draft — August 25, 2008City of Culver City Housing Element If. Housing Needs Assessment
Based on the field surveys and staff knowledge of other areas not surveyed, it is
estimated that there may be approximately 140 housing units in need of minor to
moderate repair and approximately 67 units in need of major rehabilitation.
There are other dwelling units in the survey areas that were not noted (or counted)
because they showed no signs of debilitation. Within the RMD Zone survey, units that
were not in need of repair and located on properties that were fully developed based
on Zoning Code density maximums were not counted.
3. Vacancy
Housing vacancy rates as reported in the 2000 Census are shown in Table 11-18. The table
shows that vacancy rates in the City were relatively low, with just 2.1% of rental units and
1.2% of for-sole units available for rent or sale, respectively. The rental vacancy rate for
the County as a whole was somewhat higher, at 3.3%, while the rate of for-sale housing
was approximately the close to that of the City, at 1.6%. Rental vacancy rates in the 2%
range indicate nearly full occupancy, and contribute to upward pressures on rents.
Table 11-18
Housing Vacancy -
Culver City vs. Los Angeles County
Culver City Los Angeles County
Units 7 Units
Total housing units 17,130 100.0% 3,270,909 100.0%
Occupied units 16,611 97.0% 3,133,774 95.8%
-Owner occupied 9,034 52.7% 1,499,744 45.9%
-Renter occupied 7,577 442% 1,634,030 50.0%
Vacant units 519 3.0% 137,135 4.2°k
-For rent 164 2.1% 56,089 3.3%
-For sale2 112 1.2% 23,874 1.6%
-Rented or sold, not occupied 58
0.3%
11,716 0.4%
-For seasonal or occasional use 42 0.2% 13,565 0.4%
-For migrant workers 1 0 0.0% 1 68 0.0%
-Other vacant I 143 0.8% I 31,823 1.0%
Source: 2000 Census, Table 01-H1
Notes: 1 Est % of all rental units
2 Est. % of all for-sale units
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II. Housing Needs Assessment
Figure 11-2
Housing Conditions Survey Area
• ADDRUBSES r CUD/ CITY BOUNDARY
Seale 1 . n.G90
HOUSING ELEMENT RrvID UNITS CHART
Conexus 11-15 Draft August 25, 2008City of Culver City Housing Element
Housing Needs Assessment
4. Housing Cost
a. Housing Affordability Criteria
State law establishes five income categories for purposes of housing programs based on
the area (i.e., County) median income ('AM]"):
• Extremely-Low (30% or less of AMI),
• Very-Low (31-50% of AMI),
• Low (51-80% of AM]),
• Moderate (81-120% of AMI), and
• Above Moderate (over 120% of AM).
Housing affordability is based on the relationship between household income and
housing expenses. According to U.S. Department of Housing and Urban Development
(HUD) and the California Department of Housing and Community Development6,
housing is considered "affordable" if the monthly payment is no more than 30% of a
household's gross income. In some areas, these income limits may be increased to adjust
for high housing costs.
Table 11-19 shows affordable rent levels and estimated affordable purchase prices for
housing in Los Angeles County by income category. Based on state-adopted standards,
the maximum affordable monthly rent for extremely-low-income households is $555, while
the maximum affordable rent for very-low-income households is $925. The maximum
affordable rent for low-income households is $1,480, while the maximum for moderate-
income households is $1,695.
Table 11-19
Income Categories and Affordable Housing Costs —
Los Angeles County
2007 County Median Income = 56,500 Income Limits Affordable Rent Affordable Price (est.)
Extremely Low (<30%)
Very Low (31-50%)
Low (51-80%)
Moderate (81-120%)
Above moderate (120%+)
Up to $22,200
Up to $37,000
Up to $59,200
Up to $67,800
Over $67,800
Up to $555
Up to $925
Up to $1,480
Up to $1,695
Over $1,695
Up to $70,000
Up to $116,000
Up to $185,000
Up to $213,000
Over $213,000
Assumptions:
-Based on a family of 4
-30% of gross income for rent or PITI
-10% down payment, 6.25% interest, 1.25% taxes & insurance, $200 HOA dues
Source: Cal. HCD; Conexus
Maximum purchase prices are more difficult to determine due to variations in mortgage
interest rates and qualifying procedures, down payments, special tax assessments,
homeowner associafion fees, property insurance rates, etc. With this caveat, the
HCD memo of 4/18/07 ihttp://www.hcd.ca.gov/hpd/hrc/rep/state/inc2k7.pdf)
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Li 3City of Culver City Housing Element
II. Housing Needs Assessment
maximum home purchase prices by income category shown in Table 11-19 have been
estimated based on typical conditions.
b. For-Sale Housing
Housing sales price statistics for the period January 2006 through August 2007 (Table 11-20)
show that the vast majority of resale homes sold for more than $500,000 during this
period.
Table II-20
Resale Housing Sales Price Distribution (2006-07) -
Culver City
Price Condo SFD
Under $150,000 0 2
$150,000-174,999 0 0
$175,000-199,999 0 0
$200,000-224,999 0
$225,000-249,999 0 0
$250,000-274,999 0 0
$275,000-299,999 3 0
$300,000-324,999 3 1
$325,000-349,999 17 0
$350,000-374,999 19 0
$375,000-399,999 32 0
$400,000-424,999 27 0
$425,000-449,999 25 0
$450,000-474,999 24 0
$475,000-499,999 20 1
$500,000+ 44 146
Median
$423,000
$750,000
Notes:
Data for Jan 2005 Ihrough Aug 2007
Resale only - number of new home sales too small to be reliable
The median price for resale single-family detached homes was $750,000. For resale
condos, the median price was $423,000. Based on the estimated affordable purchase
prices shown in Table 11-19 (page 11-16), no for-sale units were affordable to lower-income
or moderate-income residents. These data illustrate that public subsidies are generally
required to reduce sales prices to a level that is affordable to low- and moderate-
income buyers. At a median price of $423,000 for condominiums, there is a "gap" of over
$210,000 between the market price and the maximum price a moderate-income
household can afford to pay for a home. For low-income households, this gap is over
$238,000.
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'4 9City of Culver City Housing Element
II. Housing Needs Assessment
c. Rental Housing
Table 11-21 shows current (2007) market data for rental apartments in Culver City based
on recent surveys of large complexes. The table shows that the average rent for all
surveyed units was $1,598 per month, with an average of $1,099 for studios and $1,859 for
2-bedroom units.
Table 11-21
Rental Market Survey -
Culver City
Average Rent
Average Square
Feet
Average Cost
per Square Foot
All $1,598 862 $1.85
Studio $1,099 427 $2.57
1 bedroom/1 bath $1,578 835 $1.89
2 bedroom/2 bath $1,859 1,109 $1.68
Average occupancy
Average year built
Source: RealFacts, 9107
When market rents are compared to the amounts low-income households can afford to
pay (Table 11-19, page 11-16), it is clear that very-low- and extremely-low-income
households have a difficult time finding housing without overpaying. The gap between
market rent and affordable rent at the very-low-income level is about $934 per month,
while the gap at the extremely-low-income level is over $1,300 per month. An average 2-
bedroom, 2-bath apartment currently rents for about $1,859 while the affordable
payment for a 4-person low-income household is $1,480, which represents a gap of $379
per month.
E. Special Needs
Certain groups have greater difficulty in finding decent, affordable housing due to
special circumstances. Such circumstances may be related to one's employment and
income, family characteristics, disability, or other conditions. As a result, some Culver City
residents may experience a higher prevalence of overpayment, overcrowding, or other
housing problems.
State Housing Element law defines "special needs" groups to include persons with
disabilities, the elderly, large households, female-headed households with children,
homeless people, and farm workers. This section contains a discussion of the housing
needs facing each of these groups.
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II. Housing Needs Assessment
1. Persons with Disabilities
In 2000, 2,858 people between 16 and 64 years of age, or 11% of the working age
population, reported a work-related disability (Table 11-22). Of those aged 65 and over,
1,368 (25%) reported some form of physical disability. Included within these disabilities are
persons whose disability hinders their ability to go outside the home (7% of the working
age population and 21% of the senior population). Housing opportunities for the
handicapped can be maximized through housing assistance programs and universal
design features such as widened doorways, ramps, lowered countertops, single-level
units and ground floor units.
Table 11-22
Persons with Disabilities by Age -
Culver City
Disability by Age Persons Percent
Age 5 to 15 - total persons 5,277 —
Sensory disability 18 0.3%
Physical disability 54 1.0%
Mental disability 337 6.4%
Self-care disability 98 1.9%
Age 16 to 64- total persons 26,169 —
Sensory disability 476 1.8%
Physical disability 1,366 5.2%
Mental disability 842 3.2%
Self-care disability 419 1.6%
Go-outside-the-home disability 1,768 6.8%
Employment disability 2,858 10.9%
Age 65 and over* - total persons 5,403 --
Sensory disability 687 12.7%
Physical disability 1,368 25.3%
Mental disability 595 11.0%
Self-care disability 542 10.0%
Go-outside-the-home disability 1,108 20.5%
Source: 2000 Census, SF3 Tables PEr and P4
Note: Totals may exceed 100% due to multiple disabilities per person
2. Elderly
In 2000, there were 3,394 households in Culver City where the householder was 65 or
older (Table 11-23). Of these, 265 persons were below the poverty level in 1999. 7 Many
elderly persons are dependent on fixed incomes and many have some type of disability.
Elderly homeowners may be physically unable to maintain their homes or cope with
living alone. The housing needs of this group can be addressed through smaller units,|1010|2000 Census, SF3 Table DP-3
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qCity of Culver City Housing Element
II. Housing Needs Assessment
second units on lots with existing homes, shared living arrangements, congregate housing
and housing assistance programs.
Table 11-23
Elderly Households by Tenure -
Culver City
Householder Age
Owners Renters
Households Households
Under 65 years 6,584 73% 6,633 88%
65 to 74 years 1,263 14% 607 8%
75 to 84 years 978 11% 260 3%
85 and over 208 2% 78 1%
Total households 9,033 100% I 7,578 100%
Source. 2000 Census, SF3 Table H14
3. Large Households
Household size is an indicator of need for large units. Large households are defined as
those with five or more members. The City's average household size remained relatively
consistent from 1990 to 2000 (2.34 and 2.31 persons per household, respectively) 8. Among
both owners and renters, more than 65% of all households have only one or two
members. About 8% of renter households had five or more members, while about 7% of
owners were large households (Table 11-24). This distribution suggests that the need for
large units with four or more bedrooms is expected to be less than for smaller units.
Table 11-24
Household Size by Tenure -
Culver City
Household Size
Owners •Renter
Households % Households
1 person 2,798 31% 2,922 39%
2 persons 3,147 35% 2,157 28%
3 persons 1,355 15% 1,132 15%
4 persons 1,147 13% 744 10%
5 persons 417 5% 327 4%
6 persons 900 1% 216 3%
7+ persons 79 1% 80 1!
Total households I 9,033 100% I 7,578 100%
Source: 2000 Census, SF3 Table 1117|1010|1990 and 2000 Census, DP-1
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II. Housing Needs Assessment
4. Female-Headed Households
Of the 16,611 households in the City, 11.7% or 1,037 were headed by a female (Table II-
25). Female-headed households often have special challenges such as balancing work,
child care and other family responsibilities.
Table 11-25
Household Type by Tenure -
Culver City
Household Type
Owners Renters
Households Households
Married couple family 4,615 51% 2,348 31%
Male householder, no wife present 267 3% 361 5%
Female householder, no husband present 803 9% 1,134 15%
Non-family households 3,348 37% 3,735 49%
Total households 9,033 100% I 7,578 100%
Source: 2000 Census, SF3 Table H19
5. Farm Workers
Farm workers are considered a special needs group due to their transient nature and low
incomes. Migrant workers, and their places of residence, are generally located in close
proximity to agricultural areas. Although agriculture produces a total annual value of
approximately $278 million per year in Los Angeles County, no agricultural activities are
found in Culver City or in the surrounding communities 9. Further the City does not have
any agriculturally zoned areas. In addition, the 2000 Census did not identify any migrant
worker households in the City. Based on the above, farm workers are not considered to
be a special needs group in Culver City.
6. Homeless Persons
The U.S. Department of Housing and Urban Development (HUD) defines the term
"homeless" as the state of a person who lacks a fixed, regular, and adequate night-time
residence, or a person who has a primary night time residency that is:
• A supervised publicly or privately operated shelter designed to provide
temporary living accommodations;
• An institution that provides a temporary residence for individuals intended to
be institutionalized; or
• A public or private place not designed for, or ordinarily used as, a regular
sleeping accommodation for human beings.3c,
o
2005 Crop and Livestock Report, Los Angeles County Agricultural Commissioner
10 Stewart R. McKinney Act, 42 U.S.C. §11301, et seq. (1994)
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48City of Culver City Housing Element
II. Housing Needs Assessment
Although there are myriad causes of homelessness, among the most common are:
• Substance abuse and alcohol
• Domestic violence
• Mental illness
According to the 2007 Homeless Count Report by the Los Angeles Homeless Services
Agency, the estimated homeless population for the entire County of Los Angeles is 73,702
persons on any given day. Of this population, 17% were in shelter facilities and 83% were
unsheltered. Approximately 15% of these homeless persons are children under the age of
18. Based on HUD protocols, an estimated 141,737 people in Los Angeles (City and
County) experience homelessness at some time during the year.
Shelter and service needs of the homeless population are significantly different
depending on the population subgroup. Los Angeles County's Continuum of Care
approach to homelessness is a coordinated and systematic local approach to meet the
needs of homeless individuals and families within these subgroups, including:
• Chronic Homeless Persons;
• Episodic Homeless Persons; and
• Persons at Risk of Becoming Homeless
The Continuum of Care approach to end homelessness involves a comprehensive system
that includes 1) outreach, intake and assessment, 2) emergency shelter, 21 transitional
housing, and 3) permanent housing.
The County's focus is to provide funding for access to mainstream resources such as
income supports, health care, mental health care, substance abuse treatment
programs, child care, and job training placement 11 . These resources serve the existing
homeless population, and also work toward the prevention of homelessness.
Senate Bill 2 of 2007 strengthened the planning requirements for local governments in the
area of emergency and transitional housing. Cities must estimate the number of persons
in need of emergency shelter and determine whether adequate capacity currently
exists to serve the need. If there is insufficient capacity, cities are required to identify
zones where emergency shelters may be established "by right" (i.e., without a
conditional use permit).
Based on the data provided by the LAHSA 2007 Homeless Count, it is estimated that
there may be approximately 6,703 homeless persons in Service Project Area (SPA) 5, who
are in need of emergency shelter at any given time. Culver City is located in SPA 5, and
represents about 6% of the total population of the West LA planning area, and therefore
a crude estimate of the potential homeless population in the City could be determined
through a proportional distribution based on total population. Applying the City's
population share to the point in time count of homeless persons would result in an
estimated 400 homeless persons in the City. However, through the Culver City homeless
Los Angeles County Housing and Community Development Consolidated Plan, page 5-21
Conexus 11-22 Draft — August 25, 2008City of Culver City Housing Element
II. Housing Needs Assessment
outreach efforts, it is estimated about 40 to 50 homeless persons reside within the parks,
cars and homeless encampments along Ballona Creek. This number is derived from
observations from the City's homeless outreach efforts by St. Joseph Center. St. Joseph
Center has been retained by the City to conduct homeless outreach and provide
referrals to supportive services and housing for the homeless in Culver City. Since the
LAHSA survey mapped the highest concentrations of homeless in the beach
communities of Santa Monica, Marina del Rey and Venice, it is believed that the
proportional estimate method significantly overstates the City's homeless population (see
Figure 11-3).
Emergency Shelter Facilities
There is one full-time emergency shelter within Culver City, Upward Bound House,
located at the intersection of Washington Boulevard and Beethoven Street. This facility
was approved for conversion from a motel to an 18-room emergency shelter in 2008. A
maximum of 60 persons can be accommodated at the facility. Housing referral programs
are also offered by the Culver City Senior Center (4095 Overland Avenue). In addition, a
seasonal emergency shelter is provided at the National Guard Armory, located at 10808
Culver Boulevard, during the months of November through March_ The nearest year-
round homeless facility outside Culver City is operated by the Pathfinder Job and Career
Center, located at 2436 Cotner Avenue in West Los Angeles.
With the approval of Upward Bound House, there are adequate year-round emergency
shelter facilities to serve the City's needs.
F. Assisted Housing at Risk of Conversion
Overview of Assisted Units and Units At Risk
As part of the Housing Element, cities are required to identify units with affordability
covenants that could expire during the coming 10-year period (2008-2018). Appendix C
provides a listing of affordable units that either participate in a federal, state or local
assistance program, or are income-restricted through some other control measure such
as density bonus. Also included is a list of units that are at-risk of conversion to market
rate, along with an analysis of potential resources and techniques the City could use to
extend the covenants of affordable units. This information is used in establishing
quantified objectives for units that can be conserved during this planning period.
As noted in Appendix C, Table C-1, a total of 519 assisted housing units were identified in
Culver City. Of this number, 125 were secured through the use of the Mortgage
Assistance Program (MAP) for first-time home buyers.
Assisted affordable units that are at-risk of conversion during 2008-2018 are listed in Table
C-2 in Appendix C. As shown in the table, there are a total of 101 units that are at risk
during this period: 23 very-low-income units, 19 low-income units, 10 low/moderate-
income units and 49 moderate-income units.
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11-23 Draft — August 25, 2008City of Culver City Housing Element II. Housing Needs Assessment
Preservation Analysis
California Housing Element Law requires Housing Elements to include a study of all low-
and moderate-income housing units that may be lost to the affordable inventory through
the expiration of affordability restrictions during the next ten-year period. For this Housing
Element, the at-risk analysis covers the period from July 1, 2008 through June 30, 2018.
There are three types of situations that can result in the conversion of publicly-assisted
affordable units:
1. Prepayment of HUD mortgages - Section 202, and Section 811. Section 202
assistance provides a direct loan to non-profit organizations for project
development and rent subsidy for low-income elderly tenants. Section 811
provides assistance for the development of units for physically handicapped,
developmentally disabled, and chronically mentally ill residents. There are no
Section 202 or 811 units at risk over the next ten years.
2. Redevelopment Housing Set-Aside Covenant Expiration: The premise of the
Redevelopment Agency Housing Set Aside Fund is to increase, improve and
preserve the community's supply of affordable housing for families of very-low,
low and moderate incomes (Health and Safety Code §33334.2(a). Eligible
activities include acquisition, rehabilitation, rental assistance and assistance to
first-time home buyers. In exchange for the use of Housing Set-Aside Funds,
income and affordability restrictions are placed on the property in the form of
covenants. These covenants are for 45 years for ownership projects and 55
years for rental projects. These restriction timeframes have increased since the
last Housing Element cycle_ During the last cycle, ownership project restrictions
were for 10 years and rental project restrictions were for 15. In Culver City, over
the next 10 years, 101 units have the potential to expire. Of this number, 23 are
for a group home for persons with developmental disabilities and 29 are home
ownership.
3. Other: Expiration of affordability restrictions from the use of density bonuses
and equity sharing: Equity sharing allows households who utilized our Mortgage
Assistance Program (MAP) to purchase a home, to "buy out" of the covenant
restriction prior to the expiration date. Under the MAP, the original owner must
resell the property to another qualified (up to moderate-income) household.
Through equity sharing, the covenant is removed if the original owner agrees
to share a percentage of equity with the Redevelopment Agency. These funds
are in turn deposited back into the Housing Set-Aside Fund. Density bonus units
expire in either 10 or 30 years, depending on the level of incentives. As stated
in the previous section 29 homes purchased through the MAP will expire prior
to 2018. No density bonus properties in Culver City were found to be at-risk for
expiration over the next 10 years.
At Risk Status
As noted above, the most prevalent type of "at-risk" conversion in Culver City is the
expiration of Housing Set-Aside Funds income and affordability use restrictions/
covenants. For example, as part of an extensive revitalization program in a severely
Conexus 11-24 Draft — August 25, 2008City of Culver City Housing Element
II. Housing Needs Assessment
blighted area, the Culver City Redevelopment Agency rehabilitated and placed
affordability and income restrictions on over 26 units. Over the next 10 years, income and
affordability restrictions on 20 of these units will expire. Additionally, through our Mortgage
Assistance Program (MAP), which provided second trust deeds for up-to-moderate
income first-time homebuyers, 29 covenants will expire over the next 10 years. There is
also the additional risk of property owners deciding to "equity share" out of their
covenant prior to the expiration date. As note in Table C-2, 96 covenants from the MAP
will be in effect after 2018, but the property owners have the right to "equity share" out of
the covenant prior to the expiration date.
Cost Analysis
A combination of rehabilitation, new construction and tenant-based rental assistance
will be utilized in addressing either the preservation or replacement of at risk units.
Rehabilitation: The primary factors used to analyze the cost of preserving
affordable housing units through rehabilitation include materials, and labor. The
per-unit rehabilitation cost of $48,000 is estimated based on information obtained
by a cost estimator who was secured by the Redevelopment Agency to give a
cost analysis of several prototypical Housing Set Aside Fund projects.
New Construction/Replacement: New construction implies construction of a new
property with the same number of units and similar amenities as the one removed
from the affordable housing stock. The cost of constructing new housing units can
vary greatly depending on factors such as location, density, unit sizes, construction
materials, and on- and-off-site improvements. Based on data compiled from a
cost estimator retained by the Redevelopment Agency, average per-unit
construction cost (including land acquisition cost) in Culver City is approximately
$450,000 per unit.
Tenant-Based Rental Assistance: This type of assistance largely depends on the
income of the household, the housing costs of the unit, and the number of years
the assistance is provided. A very-low-income four-person household in Los
Angeles earns up to $37,000 annually and can afford up to $925 monthly for rent.
The difference between $925 and the median rent for a two-bedroom unit
($1,600) is $675 and would require a rental subsidy of $675 per month, or $8,100
per year.
Funding/Financial Resources:
Efforts by the City to retain affordable housing units is draw upon by two types of
preservation resources: Redevelopment Agency Housing Set-Aside Funds and Section 8
Rental Assistance
• Section 8 Rental Assistance: The Culver City Housing Agency (Housing Division)
administers both Housing Set-Aside Funds from the Redevelopment Agency
and the Section 8 Housing Choice Voucher Program. The Section 8 Housing
Choice Voucher Program is a tenant-based rental subsidy. The Culver City
Housing Agency is allotted 384 vouchers annually.
Canexus 11-25 Draft — August 25, 2008
q).City of Culver City Housing Element
II. Housing Needs Assessment
• Redevelopment Agency Housing Set Aside Fund:
As required by State law, the
Culver City Redevelopment Agency sets aside 20% of the gross tax increment
revenues received from the Redevelopment Area into a low- and moderate-
income housing fund for affordable housing activities.
Between 2008 and 2014, the Agency anticipates $47 million to be deposited into the
Redevelopment Housing Set-Aside Funds. Funding will be used for the following
programs:
• Land Acquisition
• New Construction
• Rental Assistance
• Single-Family Housing Set-Aside Fund Loans and Grants
• Multi-Family Housing Set-Aside Fund Grants
• Single- and Multi-Family Housing Set-Aside Fund (paint-up/fix-up)
• Senior Roommate Matching
• Installation of safety and security devices for the elderly and disabled
G. Future Growth Needs
1. Overview of the Regional Housing Needs Assessment
The Regional Housing Needs Assessment (RHNA) is a key tool for local governments to
plan for anticipated growth. The RHNA quantifies the anticipated need for housing within
each jurisdiction for the 8 1/2-year period from January 2006 to July 2014. Communities
then determine how they will address this need through the process of updating the
Housing Elements of their General Plans.
Under state law, regional councils of governments are required to develop housing
needs plans for use by local governments in their Housing Element updates. The regional
housing needs analysis is derived from the statewide growth forecast, which is then
allocated to regions, cities and counties based on a variety of factors such as local
growth trends, future development potential, job growth, and physical constraints (e.g.,
floodplains, steep slopes, biological habitat). The current RHNA was adopted by the
Southern California Association of Governments (SCAG) in July 2007_ The future need for
housing is determined primarily by the forecasted growth in households in a community.
Each new household, created by a child moving out of a parent's home, by a family
moving to a community for employment, and so forth, creates the need for a housing
unit. The housing need for new households is then adjusted to maintain a desirable level
of vacancy to promote housing choice and mobility. An adjustment is also made to
account for units expected to be lost due to demolition, natural disaster, or conversion to
non-housing uses. The sum of these factors - household growth, vacancy need, and
replacement need - determines the construction need for a community. Total housing
need is then distributed among four income categories on the basis of the county's
income distribution, with adjustments to avoid an over-concentration of lower-income
households in any community. If should be noted that the extremely-low-income
category, which was added to state Housing Element law by Assembly Bill 2634 of 2006,
was not included in the RHNA adopted by SCAG. Cities are required to estimate the
Conexus
11-26 Draft — August 25, 2008City of Culver City Housing Element
II. Housing Needs Assessment
level of need in this category either through an analysis of Census data or by assuming it
is one-half of the very-low-income need. This needs assessment utilizes the latter
approach.
2. 2006-2014 Culver City Growth Needs
The Southern California Association of Governments (SCAG) determined the RHNA
growth needs for each of City within the SCAG region, plus the unincorporated areas.
The total housing growth need for the City of Culver City during the 2006-2014 planning
period is 504 units. This total is distributed by income category as shown in Table 11-26.
Table 11-26
Regional Housing Growth Needs -
Culver City
Extreme ly Very
Low Low Low Moderate
Above
Moderate Total
65 64
13% 13%
80
16%
85
17%
211
42%
504
100.0%
Source: SCAG 2007
Note: The RHNA planning period is 1/1/06-6130114
All new units built or preserved after January 1, 2006 are credited in the current RHNA
period, which extends through June 2014 12. A discussion of the City's net remaining
growth need is provided in the land inventory section of Chapter III.
12 The current six-year Housing Element planning period is July 1, 2008 through June 30, 2014. However, the
time frame established by the state legislature for the Regional Housing Needs Assessment is 81/2 years,
from January 1, 2006 through June 30, 2014.
Conexus 11-27 Draft — August 25, 2008
511-f, •
r-1 C -
City of Culver City Housing Element
II. Housing Needs Assessment
Figure 11-3
Greater Los Angeles Homeless Count - 2007
SPA 5 - West Los Angeles
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11-28 Co nexus Draft - August 25, 2008City of Culver City Housing Element III. Resources and Opportunities
III. RESOURCES AND OPPORTUNITIES
A. Land Resources
T. Regional Growth Needs 2006 -2014
In accordance with Government Code §65584, projected housing needs for each City
and County in the Southern California region are prepared by the Southern California
Association of Governments (SCAG) under a process known as the Regional Housing
Needs Assessment (RHNA). SCAG's Regional Council adopted the final Regional Housing
Need Allocation in July 2007. The RHNA covers the 8.5-year planning period of January 1,
2006 to June 30, 2014.
The RHNA process began with an update of the population, employment and household
forecasts for both the region as a whole and for each County. These forecasts were
largely derived from California Department of Finance (DOE) population and employ-
ment forecasts and modified by regional demographic and modeling efforts by SCAG.
SCAG then disaggregated the regional and County forecasts to each jurisdiction and
estimated the number of dwelling units needed to achieve a regional target vacancy
rates (2.3% owner-occupied and 5% rental) and to account for projected housing
demolitions. The total housing needed in each jurisdiction was then distributed by
income category (very low, low, moderate and upper income) based on the City's
income distribution as reported in the 2000 Census.
All new units built or preserved after January 1, 2006 are credited in the current RHNA
period. Table III-1 shows the net remaining growth need after crediting units built during
2006 and 2007. (A detailed breakdown of these new units by income category is
provided in Appendix B).
Table Ill-1
Net Remaining RHNA -
Culver City
Income Category
VI Low Mod Above
RHNA (total) 129 80 85 211
Units Built 2006-07 9 14 58
RHNA (net remaining) 129 71 71 153
Source: City of Culver City Community Development Department, 112008
2. Inventory of Sites for Housing Development
Section 65583(a) (3) of the Government Code requires Housing Elements to contain an
"inventory of land suitable for residential development, including vacant sites and sites
having potential for redevelopment, and an analysis of the relationship of zoning and
public facilities and services to these sites." A detailed analysis of vacant land and
potential redevelopment opportunities has been prepared and is described in
Conexus
Draft — August 25, 2008
ciCity of Culver City Housing Element 111. Resources and Opportunities
Appendix B. The results of this analysis are summarized in Table 111-2 below, which
indicates the number of dwelling units approved (that are located on various parcels as
shown in Appendix B) and the number of dwelling units that could be built (on various
parcels as shown in Appendix B). The table shows that the City's land inventory, including
projects approved and the potential development of vacant and underutilized parcels,
far exceeds the net remaining RHNA in the lower-income category. Although there are
fewer potential units in the moderate and above-moderate categories than allocated in
the RHNA, the large surplus of potential lower-income units far exceeds this difference
and the RHNA requirements are satisfied.
Table III-2
Land Inventory Summary -
Culver City
income Category
Lower Mod Above
Units approved
o 45
Potential units on vacant sites 65 0 0
RDA Housing Strategy sites 181 67 41
Potential units on underutilized commercial sites %Ai/proposed projects 461 o o
Potential units on underutilized commercial sites — high potential 111 o 0
Potential units on underdeveloped Residential Medium Density sites 788 0 0
Potential units on other underutilized commercial sites 7,309 0 0
Total Potential Units 8,915 67 86
RHNA (net 2008-2014) 200 71 153
Surplus (Deficit) 8,715 (4) (67)
Source: City of Culver City Community Development Dept, 6/2008
A discussion of public facilities and infrastructure needed to serve future development is
contained in Section IV.6, Non-Governmental Constraints. There are currently no known
service limitations that would preclude the level of development described in the RHNA,
although developers will be required to pay fees or construct public improvements prior
to or concurrent with development.
B. Financial and Administrative Resources
1. State and Federal Resources
Community Development Block Grant Program (CDBG) - Federal funding for housing
programs is available from the Department of Housing and Urban Development (HUD)
through Los Angeles County. The City expects to receive a 2008-09 allotment of $300,000
from the U.S. Department of Housing and Urban Development's CDBG Program. The City
allocates the entitlement to programs serving senior citizens, the disabled, and infra-
structure improvements.
Conexus
111-2 Draft August 25, 2008City of Culver City Housing Element III_ Resources and Opportunities
The City does not currently participate in other HUD programs such as HOME, Emergency
Shelter Grant (ESG) or Housing Opportunities for Persons with AIDS (HOP WA), although the
City is investigating opportunities to apply for HOME funds.
Section 8 Rental Assistance — The Section 8 Housing Choice Voucher Program (HCVP)
assists very-low-income senior citizens, families and the disabled with the cost of rental
housing. Generally, a tenant pays 30% of his or her adjusted income towards the rent
and the Section 8 program pays the balance directly to the landlord. The Culver City
Housing Division selects program participants from a waiting list of qualified households,
giving preference to Culver City residents, Veterans, the elderly and the disabled. In
2008-09, the Division is allotted 384 voucher spaced by HUD. The waiting list for assistance
in 2007 consisted of approximately 8,000 households from Culver City and the
surrounding area.
Family Self-Sufficiency Program (FSS) -
This program provides one-on-one counseling and
job development services to Section 8 HCVP participants. The program links participants
to community resources and supportive services, such as childcare and alcohol and
drug treatment, budgeting, and education. The program assists at least 25 participants
and is funded by a U.S, Department of Housing and Urban Development FSS Coordinator
Grant.
2. Local Resources
Culver City Redevelopment Agency (CCRA) - State law (Health and Safety Code §33000
et seq.) allows cities to establish redevelopment agencies for the purpose of eliminating
blight. The CCRA was established in 1971 with the City Council serving as the Agency's
Board of Directors.
In 1986, state legislation was adopted requiring redevelopment agencies to set aside
20% of their tax increment revenue for activities related to affordable housing. Agencies
must direct these funds toward assisting housing for low- and moderate-income
households. Agencies may spend set-aside monies for land or building acquisition, site
improvements, construction or rehabilitation of buildings, subsidies, and financing tools.
The Agency's proposed activities and uses of funds are described in a Ten-Year
Implementation Plan.
Health 8, Safety Code §33334.4(a) requires that the CCRA Housing Set Aside Funds be
expended over each ten-year period of the Implementation Plan for the Culver City
Redevelopment Project to assist housing for persons of low income and housing for
persons of very-low income in at least the same proportion as the total number of
housing units needed (as determined by the Regional Housing Needs Assessment) for
each of those income groups bears to the total number of units needed for persons of
moderate-, low-, and very-low- income. Based upon the housing needs set forth in Table
11-26 (page 11-275), 43.9% of the CCRA's Housing Set Aside Funds would need to be
expended to assist housing for very-low-income persons and 27.2% would need to be
expended to assist housing for low-income persons over each ten-year period of the
Implementation Plan. However, these percentages may be adjusted to reflect units that
are newly constructed over the duration of the Impiementation Plan with other locally-
Canexus 111-3 Draft — August 25, 2008
5qCity of Culver City Housing Element III. Resources and Opportunities
controlled government assistance, provided that the units meet the additional
requirements set forth in Health & Safety Code §33334.4(a).
Further, Health & Safety Code §33334.4(b) requires that the RDA Housing Set Aside Funds
be expended over the duration of the Implementation Plan to assist housing that is
available to all persons regardless of age in at least the same proportion as the number
of low-income households with a member under age 65 years bears to the total number
of low-income households of the community as reported in the most recent census. As
noted in Chapter II, Table 11-23 (page 11-20, about 80% of Culver City households were
headed by persons under age 65. Therefore, 80% of the CCRA Housing Set Aside Funds
need to be expended over the duration of the Implementation Plan to assist housing for
low- and moderate-income persons that is not age-restricted to seniors.
Through the use of its Housing Set Aside fund, the CCRA provides various programs that
assist low- and moderate-income persons/families. These programs are as follows:
• Rental Assistance Program (RAP) - This program assists up to moderate-
income, similar to the federally funded Section 8 HCVP Program. Funded
through Redevelopment Agency Set-Aside Funds, the program can currently
aid up to 100 households.
• Neighborhood Preservation Program (NPP) - This program offers grants,
rebates, emergency grants, and deferred loans to assist in the rehabilitation
and maintenance of housing. Qualified low-income to moderate-income
homeowners and owners of multi-family housing with a percentage of low-
income tenants can take advantage of these resources. The program funds a
wide range of rehabilitation needs as well as remodeling and additions to
accommodate increasing family size. Special improvements for the disabled
or elderly, such as ramps and grab bars can also receive funding.
Redevelopment Agency Funds support this program.
• Home Secure Program - This program assists elderly and disabled persons with
living in a safe home environment through the free installation of safety and
security devices, fire detectors and carbon monoxide monitors.
• Alternative Living for the Aging - Working with a non-profit organization, the
Culver City Housing Division (Housing Division) assists with matching senior
citizens who wish to share their homes with live-in students, middle aged
individuals, or other elderly.
• Acquisition and Rehabilitation - This program eliminates blight and nuisance
through the acquisition and/or rehabilitation and installation of professional
management of multifamily housing units in an effort to enhance and enrich
neighborhoods and create affordable housing units.
• Housing Rights Center - The Housing Division contracts with the Housing Rights
Center to handle housing discrimination complaints and questions regarding
tenant-landlord rights.
III-4 Draft — August 25, 2008
ConexusCity of Culver City Housing Element III. Resources and Opportunities
• Landlord-Tenant Mediation Board - The City encourages tenants and owners
of rental property to solve rent increase problems without expensive litigation
by requesting mediation services.
C. Energy Conservation Opportunities
State law (Government Code §65583(a)(7)) requires a Housing Element to provide an
analysis of opportunities for energy conservation in residential development. Not only do
such energy conservation measures reduce consumption of non-renewable or limited
resources, but they can also substantially lower housing maintenance costs. Despite the
mild climate of Southern California, old fixtures and appliances and older housing
construction may wastefully consume water, gas, and electrical resources.
In Culver City, where 50% of the housing stock was constructed before 1950 and more
than two-thirds was built before the adoption of State Energy Conservation Standards in
1975, a substantial number of units are likely using energy and water inefficiently. The
City's best strategy for effective energy conservation is to promote and encourage
energy efficient retrofitting of existing homes. Common and effective measures include
weather-stripping and caulking of doors and windows and installation of insulation in
ceilings and walls_
All new residential construction in the City is required to be constructed in an energy
efficient manner through compliance with State Energy Conservation Standards. In
addition, a new Solar Photovoltaic Ordinance has recently been adopted by the City. All
new construction projects, commercial or multi-family, of 3 or more units or 10,000 new
square feet or greater, are required to install 1 kilowatt (kw) of solar photovoltaic power
for each 10,000 square feet of new construction, not including parking garage areas.
Additionally, new additions of over 10,000 new square feet or major renovations of over
10,000 square feet are required to install 1 kilowatt of solar photovoltaic power for each
10,000 square feet of major renovation or additional area. The solar photovoltaic
requirement does not apply to new construction, major remodels, or additions of less
than 10,000 square feet. One kilowatt of solar photovoltaic power is estimated to add
less than 1/2 of 1% to the cost of construction. This ordinance not only helps to conserve
energy, but also reduces greenhouse gas emissions.
The City has also adopted a Wafer Conservation Ordinance designed to limit water
consumption and effectively reduce monthly water costs.
Conexus 111-5 Draft — August 25, 2008
6(GZ.City of Culver City Housing Element
IV. Constraints
IV. CONSTRAINTS
A. Governmental Constraints
1. Land Use Plans and Regulations
a. General Plan
Each city and county in California must prepare a comprehensive, long-term General
Plan to guide its future. The Land Use Element of the General Plan establishes the basic
land uses and density of development within the various areas of each city. Under state
law, the General Plan elements of general law cities must be internally consistent and the
City's zoning must be consistent with the General Plan. Because Culver City is a
chartered city, that law does not apply. However, it is good planning practice and
provides a strong legal foundation to support land use regulations if a charter city's
zoning requirements follow the directions and vision of its General Plan. Thus, the land use
plan provides suitable locations and densities to implement the policies of the Housing
Element.
The City of Culver City General Plan Land Use Element provides for six residential land use
designations, as shown in Table IV-1.
Table IV-1
Residential Land Use Categories -
Culver City General Plan
Designation
'
Maximum
Density* Description
Low Density — Single Family 8.7 DU/AC One dwelling unit per lot on lots not less than 5,000 square feet in area
Low Density — Two Family 17,4 DU/AC One to two dwellings per lot/parcel on parcels of not less than 5,000
square feet
Low Density —Three Family 29 DU/AC Up to three dwelling units per parcel at not less than 1,500 square feet
of net lot area per unit
Low Density -Multiple Family 15 DU/AC Multiple family dwellings, as well as single family, two family and three
family dwellings, on parcels of 15,000 square feet or more
Medium Density — Multiple Family 29 DU/AC Multiple family dwellings, as well as single family, two family and three
family dwellings, on parcels of up to 13,000 square feet.
Planned Residential Development Flexible number
of units
Large residential complexes which may consist of more than one
building on a site of one acre or larger
Source: Culver City General Plan.
Tensity expressed in dwelling units per net acre.
In addition to the residential land use categories, housing is also permitted in several
Commercial land use designations, including the Neighborhood Serving Corridor,
General Corridor, and Downtown designations. Residential development can be either
exclusively residential in residential zones or mixed with commercial uses in commercial
zones. Further, in commercial zones the only type of housing allowed is mixed use
Conexus
IV-1 Draft — August 25, 2008City of Culver City Housing Element
1V. Constraints
housing (with commercial retail uses). The Industrial land use designations do not allow
housing.
The City of Culver City General Plan is not considered a constraint to the goals and
policies of the Housing Element. Except for approximately 6.4% of all parcels in the City
(about 875 parcels out of 13,615 parcels) that are non-conforming to their General Plan
designations, the City's zoning is consistent with the General Plan and adequate sites
with appropriate densities have been identified to permit the construction of the 2006-
2014 RHNA.
b. Zoning Designations
The City regulates the type, location, density, and scale of residential development
through the Municipal Code. Zoning regulations serve to implement the General Plan
and are designed to protect and promote the health, safety, and general welfare of
residents. The Municipal Code also helps to preserve the character and integrity of
existing neighborhoods. The Municipal Code sets forth residential development standards
for each zone district.
The six zones that allow for exclusive residential subdivisions are as follows:
R-1 Single Family Residential
R-2 Two-Family Residential
R-3 Three-Family Residential
RLD Low Density Multiple-Family Residential
RMD Medium Density Multiple-Family
RHD High Density Multiple Family
A summary of the development standards for the six major zones permitting residential
development is provided in Table IV-2. These development standards continue to be
viewed as necessary to protect the public health, safety and welfare and maintain the
quality of life, and are not considered constraints on the development of housing. In
addition to the six major zones listed above, residential uses are permitted within either
mixed-use projects or live/work units in four Commercial zoning districts (i.e., Commercial
Neighborhood, Commercial General, Commercial Community, and Commercial
Downtown). Residential development in mixed use projects cannot exceed 35 du/ac
and under certain circumstances (such as a condition for a community benefit or a
Density and Other Bonus Incentive or [DoBi] application) the density can be increased.
The Planned Development (PD) District is also applied to areas of existing large scale,
multiple-family residential and commercial complexes that are general planned for a PD
Zone, and to sites suitable for similar large-scale development.
Conexus
IV-2 Draft - August 25, 2008
(. 7)City of Culver City Housing Element
IV. Constraints
Table IV-2
Zoning Development Standards
Development Standard R-1 R-2 R-3 RLD RMD RHO
Minimum Lot Area (sq.ft.) per parcel
Minimum Front Yard (ft.)
Minimum Side Yard (ft.)
Minimum Rear Yard (ft.)
Maximum Building Height (ft.)
Minimum Building Area
(sq. ft.)
5,0001
20|1010
10|30
1,000
ground floor
5,0001
15|1010
10|30
1,000
single family
750 duplex
5,0001
102|1010
10|30
1,000
single family
750 duplex or
triplex
5,0001
102
10
15
30
500
studio to
1,100+
3 bedroom 3
5,0001
102|1010|104
30
500
studio to
1,100+
3 bedroorn3
5,0001
102
10
15
40
500 studio to
1,100+
3 bedroom3
Source: Culver City Zoning Code|109| Condominium, town home, or planned development projects may be subdivided with smaller air space sizes for ownership purposes.|109| Or one-half of building height, whichever is greater|109| More than 3 bedrooms: 150 sf for each additional bedroom|109| 5 feetwhen adjacent to an alley
Minimum lot area per parcel is generally 5,000 square feet or the average of residential
lots within a 500-foot radius of the proposed subdivision, whichever is greater. Within the
PD District, only minimum site area (one acre) and height limit (56 feet) apply. A
Comprehensive Plan establishes all other standards within the PD District. Density bonuses
would permit up to 35% more units than permitted by the underlying zone pursuant to
state law. A summary of the residential development permitted by the City's zoning
ordinance is provided in Table IV-3.
Table IV-3
Permitted Residential Development by Zone
Housing Type Permitted R I R-2 1 R-3 2 RLD RMD RHD CN CG CC co
SF Detached 3
Duplex
Triplex
Multi-Family
Second Units
(Accessory Dwelling Units)+
Emergency Shelters
Care Facility (6 or fewer)4
Care Facility (7+) 4
Senior Citizen Congregate Care
Live/work units
Mixed Use Projects
P
A
P
P
P
A
P
P
P
P
A
P
P
P
P
P
P
C
C
P
P
P
P
P
C
C
P
P
P
P
P
C
C
C
P
C
C
P
P
C
P
C
C
P
P
C
P
C
C
P
P
P
P
P
Source: Culver City Zan/rig Code|109| Maximum 2 dwelling units either attached (duplex) or detached|109| Maximum 3 dwelling units either attached (triplex) or detached or combination
3 Includes factory built modular homes and mobile homes/manufactured housing on permanent foundations|109| Per the Zoning Code, Transitional Housing is included in the definition of Residential Care Facility
+Allowed only on lots that are at least 6,000 square feet in area.
P=Permitted A=Administrative Use Permit C=Conditional Use Permit
Conexus
IV-3 Draft — August 25, 2008
6 5City of Culver City Housing Element
IV. Constraints
Low-income housing can be accommodated in all zones permitting residential use in
Culver City. These may include second residential units in the R-1, R-2 and R-3 districts, as
well as the commercial/residential mixed-use developments within the Commercial
districts.
c. Special Needs Housing
Persons with special needs include those in residential care facilities, persons with
disabilities, farm workers, persons needing emergency shelter or transitional living
arrangements, and single room occupancy units. The City's provisions for these housing
types are discussed below.
• Residential Care Facilities - Residential care facilities refer to any family home,
group home, or rehabilitation facility that provide non-medical care to
persons in need of personal services, protection, supervision, assistance,
guidance, or training essential for daily living. Residential care facilities that
serve six or fewer persons are identified as permitted uses within any residential
or commercial zoning district with no allowable discretionary review authority
on the part of the City.
• Housing for Persons with Disabilities - The City's building code incorporates the
California Building Code 2007 Edition. Accessibility provisions contained in the
Code include Title 24 of the California Code of Regulations, which applies to
new and remodel construction permits within the city.
• Farm Worker Housing - The City's Zoning Ordinance does not identify farm
worker housing separately as a permitted use. No agricultural activities are
found within Culver City or in the surrounding communities. In addition, the
2000 Census did not identify any migrant or permanent farm worker
households in the City.
• Emergency Shelters and Transitional Housing - Senate Bill 2 of 2007
strengthened the planning requirements for local governments in the area of
emergency and transitional housing. Cities must estimate the number of
persons in need of emergency shelter and determine whether adequate
capacity currently exists to serve the need. If there is insufficient capacity,
cities are required to identify zones where emergency shelters may be
established "by right" (i.e., without a conditional use permit).
As noted in the Housing Needs Assessment (Chapter II), it is estimated that
there may be 40 to 50 homeless persons in Culver City at any given time. In
2008 the City approved a CUP application for a 60-bed full-time emergency
shelter, Upward Bound House. Since this facility has a greater capacity than
the City's estimated need, it is permissible for the City to require a CUP for
future emergency shelters. Emergency shelters are identified by the Zoning
Code as a conditionally permitted use within the ON, CG and CC commercial
zoning districts The City has retained the services of St. Joseph Center to
provide outreach and referrals to supportive services and housing to the
homeless in the City.
Conexus
IV-4 Draft August 25, 2008
66Conexus Draft — August 25, 2008
City of Culver City Housing Element
IV. Constraints
SB 2 also provides that transitional housing is considered a residential use that
shall be subject only to those restrictions that apply to other residential
dwellings of the same type in the same zone. The City's Zoning Code does not
impose any additional requirements on transitional housing that are not
applicable to other residential developments, therefore the regulations are in
conformance with SB 2.
• Single Room Occupancy - Although no specific development standards or
land use category are explicitly stated for Single Room Occupancy (SRO)
dwellings, the Zoning Code authorizes the City to determine that an SRO use is
similar to other commercial uses allowed in the Code (such as hotels). An SRO
would then be subject to the development standards for that similar use.
d. Off-Street Parking Requirements
The City's parking requirements for residential zones vary by residential type and housing
product (Table IV-4). Two off-street parking spaces are required for single-family, duplex
or triplex dwellings. Parking requirements for multi-family dwellings and the residential
component of mixed-use development are based on the number of bedrooms, and
include standards for guest parking. Mobile homes are required to have one space per
site, plus one guest parking space for each two mobile home sites. There is no direct
provision in the Code for the reduction in parking standards as an incentive for the
provision of affordable housing, although the City's Density Bonus Ordinance includes
provisions for incentives according to the provisions of Government Code §65915.
Table IV-4
Residential Parking Requirements
Type of Unit Minimum Parking Space Required
Single Family, duplex and triplex units 2 spaces per dwelling unit
Mobile home park 1 space for each mobile home site plus 1 guest spaces for each 2 mobile
home sites
Multi-family dwellings and residential component of
Mixed-use development
Studio and 1 bedroom, less than or equal to 900 sf - 1 space
Studio and 1 bedroom, greater than 900 sf - 2 spaces
2-3 bedroom units —2 spaces
4 bedroom units —3 spaces
(plus 1 space for every bedroom greater than 4)
Guest parking — 1 space for every 4 residential units
Accessory (Second) Units 1 uncovered space in addition to that required for the primary dwelling unit
Live/work unit Up to 900 sf — 2 spaces
Greater than 900 up to 1500 sf-3 spaces
Greater than 1500 sf — 4 spaces
Senior housing 1 space per unit, plus 1 guest parking space for each 10 units
Senior Citizen Congregate Care Housing 1 space for each 2 residential units, plus one guest/employee space for
each 4 units
Residential Care Facilities 1 space for each 3 patient beds
Source: Culver City Zoning CodeCity of Culver City Housing Element
IV. Constraints
The graduated parking requirement based on unit size in multi-family projects, and the
reduced standard for senior housing units helps to encourage development of smaller,
more affordable units. These parking standards are reasonable and do not act as a
constraint to affordable developments.
e. Accessory Units
The creation of a second unit on a single-family lot is permitted within the R-1, R-2 and R-3
Zones with approval of an Administrative Use Permit. The units may not exceed 600
square feet, and must be developed on a minimum lot size of 6,000 square feet. The
Code does not place occupancy restrictions on second units.
f. Density Bonus
Under state law (SB 1818 of 2004), cities and counties must provide a density increase up
to 35% over the otherwise maximum allowable residential density under the Municipal
Code and the Land Use Element of the General Plan (or bonuses of equivalent financial
value) when builders agree to construct housing developments with units affordable to
low- or moderate-income households. Chapter 17.580 of the Culver City Zoning Code
reflects current state law regarding density bonus and other affordable housing
incentives. The City has utilized the Density Bonus Program in the past to support the
development of lower-income senior, handicapped, and family dwelling units.
g. Mobile Homes/Manufactured Housing
There is often an economy of scale in manufacturing homes in a plant rather than on
site, thereby reducing cost. State law precludes local governments from prohibiting the
installation of mobile homes on permanent foundations on single-family lots. It also
declares a mobile home park to be a permitted land use on any land planned and
zoned for residential use, and prohibits requiring the average density in a new mobile
home park to be less than that permitted by the Municipal Code. In the Zoning Code,
the definition of single family detached dwelling Includes factory built modular homes
and mobile homes/manufactured housing on permanent foundations. Housing of this
type would thus be subject to development standards consistent with single family
detached dwellings.
h. Condominium Conversions
Condominium conversions of existing developments of 5 or more rental dwelling units
may be permitted subject to approval of a Site Plan Review and Tentative Map by the
Planning Commission. Compliance with basic Property Development Standards for the
zoning district is required. Developments of less than 5 rental units are prohibited from
converting to condominiums.
Conexus IV-6 Draft — August 25, 2008City of Culver City Housing Element
IV. Constraints
i. Building Codes
State law prohibits the imposition of building standards that are not necessitated by local
geographic, climatic or topographic conditions and requires that local governments
making changes or modifications in building standards must report such charges to the
Department of Housing and Community Development and file an expressed finding that
the change is needed.
The City's building code incorporates the California Building Codes 2007 Edition. The
City's building code also incorporates the California Building, Plumbing, Mechanical and
Electrical Codes. These are considered the minimum necessary to protect the public's
health, safety and welfare.
As noted in Chapter III, a new Solar Photovoltaic Ordinance has recently been adopted
by the City. All new construction projects, commercial or multi-family, of 3 or more units
or 10,000 new square feet or greater, are required to install 1 kilowatt (kw) of solar
photovoltaic power for each 10,000 square feet of new construction, not including
parking garage areas. Additionally, new additions of over 10,000 new square feet or
major renovations of over 10,000 square feet are required to install 1 kilowatt of solar
photovoltaic power for each 10,000 square feet of major renovation or additional area.
The solar photovoltaic requirement does not apply to new construction, major remodels,
or additions of less than 10,000 square feet. One kilowatt of solar photovoltaic power is
estimated to add less than 1/2 of 1% to the cost of construction.
These codes and regulations are reasonable and necessary to ensure health and safety,
as well as encourage energy conservation and reduce greenhouse gas emissions. No
additional regulations have been imposed by the City that would unnecessarily add to
housing costs.
2. Development Processing Procedures
a. Residential Permit Processing
State planning and zoning Law provides permit processing requirements for residential
development. Within the framework of state requirements, the City has structured its
development review process in order to minimize the time required to obtain permits
while ensuring that projects receive careful review.
Early consultation with City staff is encouraged to identify issues as soon as possible and
reduce processing time. Applicants are required to complete a Preliminary Project
Review (PPR) Request prior to submitting a project application. A PPR Request form
summarizing the project along with plans indicating a proposed site plan, parking, and
pedestrian and vehicular access are circulated among City departments for review,
followed by a meeting of the Project Review Committee (PRC) (comprised of
representatives of the reviewing department) with the applicant. This consultation allows
the applicant to determine the feasibility of the project and make adjustments during
the preliminary planning stages to minimize costs. The PPR/PRC meeting is held within 2 to
3 weeks after the PPR request submittal.
Conexus IV-7 Draft — August 25, 2008City of Culver City Housing Element
IV. Constraints
After the PPR/PRC meeting, the applicant assembles an application and more detailed
plans, including elevations, architectural design, and additional information that may
have been noted in the PPR/PRC meeting (such as technical studies or a tentative map)
and submits a formal discretionary application with the Planning Division. Concurrent
processing of required discretionary entitlements (e.g., subdivision and site plan review
requests) is also provided as a means of expediting the review process. Similar to the PPR
process with a PRC meeting, a discretionary application is also circulated to various City
Departments (Public Works, Building Safety, Fire Prevention, Planning) for comment and
review. At the application PRC meeting, staff will provide more detailed comments on
the more complete plans, draft conditions of approval, and any required corrections to
the plans that must be completed prior to distributing them to the Planning Commission
for a public hearing. After a sufficient public noticing period, a public hearing is held
Once a decision is made by the Planning Commission, the discretionary application is
then ready for building permit plan check (unless the discretionary entitlement
procedures require that first the City Council make a final decision after a Planning
Commission recommendations have been made). Generally, the application PRC
meeting is held within 2 to 3 weeks after submittal of the discretionary application. If
deemed complete at the application PRC meeting, staff usually is able to schedule the
Public Hearing within 9 to 11 weeks after the PRIC meeting.
The Building permit plan check review period for the processing of residenfial building
permits is generally 10 days for the first round of reviews by various city departments and
5 days for resubmittal, depending on the City's workload. Building codes are applied to
new construction, and are monitored and inspected under the building permit process.
Where no permits have been obtained, inspections are made in response to request and
complaints. As indicated previously, the City's building code incorporates the California
Building Codes 2007 Edition. The City's Building, Mechanical, Plumbing and Electrical
codes include minor revisions and amendments to the Uniform Codes that exceed state
standards. These amendments are related to fire alarms, smoke detectors, sprinkler
systems, and other basic safety measures. All new structures are required to provide fire
sprinklers. Although this requirement adds incrementally to the cost of construction, it is
considered a vital public safety issue that justifies the additional cost.
These procedures help to ensure that the development review process meets all legal
requirements without causing a significant unwarranted constraint to housing
development.
b. Environmental Review
Environmental review is required for all development projects under the California
Environmental Quality Act (CEQA). Most projects in Culver City are either Categorically
Exempt or require only an Initial Study and Negative Declaration or Mitigated Negative
Declaration. Developments that have the potential of creating significant impacts that
cannot be mitigated require the preparation of an Environmental Impact Report. Most
residential projects require a Negative Declaration and take two to three weeks to
prepare, excluding the required public review period. Those requiring a Mitigated
Negative Declaration typically take three weeks to process, again excluding required
public review periods. The preparation and public review period for negative
Conexus IV-8 Draft — August 25, 2008
70City of Culver City Housing Element
IV. Constraints
declarations and mitigated negative declarations is included within the 9 to 11 weeks it
takes to get a complete application to the Planning Commission for a public hearing.
Categorically Exempt developments such as accessory residential units require a minimal
amount of time. As a result, state-mandated environmental review does not pose a
significant constraint to housing development.
3. Development Fees and Improvement Requirements
State law limits fees charged for development permit processing to the reasonable cost
of providing the service for which the fee is charged. Various fees and assessments are
charged by the City and other public agencies to cover the costs of processing permit
applications and providing services and facilities such as schools, parks and
infrastructure. Almost all of these fees are assessed through a pro rata share system,
based on the magnitude of the project's impact or on the extent of the benefit that will
be derived. Table IV-5 shows typical development fees associated with development of
a 120-unit affordable apartment/condominium project within Culver City, including
entitlement costs. For the project described above the school fees ($289,300) and the
sewer facility charge ($162,720) are not part of the entitlement costs and payment would
be required either prior to Building Permit issuance or prior to Certificate of Occupancy.
Subtracting these costs, the minimum entitlement and plan check fees for this type of
project would be approximately $73,523.
Table IV-5
Summary of Development Fees, 2007 -
Multiple-Family Development (Apartment or Condominium)
Number of Units 120
Building floor area 110,000
Fee Category Rate Estimated Cost
School Fees (Culver City Unified School District) $2.63 per SF $289,300
Culver City Public Works Fees
Discretionary Project Review Min. 4 hours (hourly rate of $192)
plus a 4% surcharge
$799
Traffic Study Review Fee ranges from $1,560 to $3,952 depending
on ADT
$1,560
Storm Water Pollution Prevention Plan Check One acre to less than 5 acres(different fee if 5
acres or more): $1,250 + $0.20 per 100 sq. ft.
over one acre
$1,250
Inspection Fees (driveway, curb & gutter, sidewalk, etc.) Min: $112 per hour with minimum 2 hours or
$224 min per various driveway, curb, gutter,
and sidewalk inspections
$1,344
Geotechnical Report Review Hourly rate or cost plus 25% consultant with
$500 minimum
$500 Minimum
Sewer Facility Charge(one-time fee at connection) Culver City Portion:
$678 to $2,247 per unit depending on number
of bedrooms; L.A. Portion: varies from year to
year
Culver City portion only
assuming all 2 bedroom:
$1,356/unit X 120 Units
. $162,720
Conexus
IV-9
Draft — August 25, 2008City of Culver City Housing Element
IV. Constraints
Culver City Building Safety Fees
Plan Check Fee
Building Permit Fee
Varies
$8,990.12 for the first $1,000,000 valuation plus
$5.91 for each additional $1,000.00 or fraction
thereof
$8,990.12
75% of building permit fee
Seismic Fee Valuation x $.0001 $100
Culver City Planning Fees
Surcharge for New Residential Construction $250 per unit over 2 with maximum $12,750 $12,750
Tentative Tract Map Flat Rate of 50% of $10,951 $5,475.5
Tentative Tract Map Surcharge 50% of $28 for each land/airspace lot $1,694
Density Bonus and Other Incentives Flat Rate of $21,08 $21,081
Environmental Analysis: Mitigated Negative Declaration Flat Rate of $3,059 $3,059
Site Plan Review Flat Rate of $14,920 $14,920
_...
Total City Development Fees* $525,543 Min.
Cost Per Square Foot $4.78 Min.
Cost Per Unit $4,380 Min.
Source: City of Culver City, Planning, Building Safety and Public Works Department fee schedules, January 2008
"Does not include non-City fees
Because many of the fees are "deposit to cost," or are based on building valuation, the
precise cost of development fees cannot be tabulated. However, the cost per unit and
per square foot is useful as a "general rule of thumb" for estimating minimum
development fees. The City periodically evaluates the actual cost of processing the
development permits when revising its fee schedule. The last fee schedule update was
adopted in July, 2007.
In order to facilitate development of covenanted low- to moderate-income units, the
City has specifically exempted such projects in the past from paying In-lieu Parkland Fees
and Art in Public Places Fees. Single family dwellings are exempted from this fee and for
a duplex or second unit the park fee is only 50% of the fee for that second unit. These
exemptions serve as incentives in addition to the Density Bonus Program.
After the passage of Proposition 13 and its limitation on local governments' property tax
revenues, cities and counties have faced increasing difficulty in providing public services
and facilities to serve their residents. One of the main consequences of Proposition 13 has
been the shift in funding of new infrastructure from general tax revenues to development
impact fees and improvement requirements on land developers. The City requires
developers to provide on-site and off-site improvements necessary to serve their projects.
Such improvements may include water, sewer and other utility extensions, street
construction and traffic control device installation that are reasonably related to the
project. Dedication of land or in-lieu fees may also be required of a project for rights-of-
way, transit facilities, recreational facilities and school sites, consistent with the Subdivision
Map Act.
The City's Capital Improvement Program (CIP) contains a schedule of public
improvements including streets, bridges, and other public works projects to facilitate the
continued build-out of the City's General Plan. The CIP helps to ensure that construction
of public improvements is coordinated with private development.
Conexus
IV-10 Draft — August 25, 2008
7).City of Culver City Housing Element
IV. Constraints
Although development fees and improvement requirements increase the cost of
housing, cities have little choice in establishing such requirements due to the limitations
on property taxes and other revenue sources needed to fund public improvements.
B. Non-Governmental Constraints
1. Environmental Constraints
Environmental constraints include physical features such as steep slopes, fault zones,
floodplains, sensitive biological habitat, and agricultural lands. In many cases,
development of these areas is constrained by state and federal laws (e.g., FEMA
floodplain regulations, the Clean Water Act and the Endangered Species Act and the
state Fish and Game Code and Alquist-Priolo Act). The City's land use plans have been
designed to protect sensitive areas from development and to protect public safety by
avoiding development in hazardous areas. While these policies constrain residential
development to some extent, they are necessary to support other public policies.
2. Infrastructure Constraints
As in most cities of similar in age, Culver City faces challenges of aging infrastructure and
related maintenance issues. However, the City's physical infrastructure is generally of
adequate size and capacity to accommodate the projected build-out of the General
Plan.
• Wastewater - The City is served by the Hyperion Wastewater Treatment Plant
operated by the City of Los Angeles_ The treatment plant has a design
capacity of 450 million gallons per day, is currently functioning at
approximately 80% of capacity and treating 360 million gallons per day
(source: Entrada FEIR February 2008). It is unlikely, but expansion of the
Hyperion treatment plant may be required if changes in Los Angeles or Culver
City land uses cause increased wastewater flows. Wastewater system
expansions are the responsibility of the developer with fees paid to cover
major capital expenditures.
• Water - Water for City residents is supplied by Golden State Wafer Company
and the City of Los Angeles Department of Wafer and Power (portion of City
west of McLaughlin Avenue. The system depends primarily on imported water
from Metropolitan Water District (MWD). Water system expansions to individual
projects are the responsibility of the developer with fees paid to cover major
capital expenditures.
• Dry Utilities- Gas, electricity, and telephone services are provided by Southern
California Gas Company, Southern California Edison, and Verizon
Communications, respectively. All systems are adequate and are upgraded
as demand increases. Supplies of natural resources, such as water and gas,
currently appear adequate.
• Storm Water Drainage - Storm water runoff is primarily handled by a flood
control system maintained by the Los Angeles County Department of Public
Conexus IV-11 Draft — August 25, 2008
7 3City of Culver City Housing Element
IV. Constraints
Works. Surface drainage utilizes streets and gutters until it reaches catch
basins. The storm drain system is currently operating within capacity, and is
sized to accommodate planned growth within the City. The City is required by
the National Pollutant Discharge Elimination System (l\IPDES) to address water
quality runoff for construction activities and post-construction runoff from all
types of development, including residential projects. Best management
practices (BMPs) are implemented through the City's NPDES regional storm-
water discharge permit. Individual projects are required to comply with all
applicable NPDES requirements.
• Schools and Parks - The City collects school fees on behalf of the Culver City
Unified School District to pay for buildings and facilities. Public Parks are
developed and maintained by the City's Parks, Recreation and Community
Services Department. Municipal Code Title 15, §§15.06.300-15.060.330
(Residential Development Park Dedication and In Lieu Parkland Fee) requires
that all new residential developments of two or more dwelling units or
additions of one or more units on existing residential developments either
dedicate land or pay a fee for the development and/or maintenance of
public parks. Title 15 states a goal of providing 3 acres of parkland for every
1,000 residents or, if no land is available, to pay a fee that quantifies the 3
acres per 1,000 resident objective. Residential developments containing units
which are covenanted for affordability or for senior citizens are exempted
from this fee.
• Road Improvements and Parking - Roadways in Culver City are subject to high
levels of traffic, which would be further impacted by new development. To the
extent possible, the City addresses this issue by requiring developers to
mitigate negative traffic impacts through various methods, such as improve-
ments to the roadway network and traffic control systems and implementation
of the Travel Demand Management strategies.
One of the primary infrastructure issues associated with the current level of
development is the limited capacity of on-street parking. The City's is
addressing this constraint incrementally by ensuring that all new develop-
ments, both residential and commercial, provide adequate off-street parking.
The City has a Capital Improvement Program to schedule public improve-
ments including roadway network, traffic control systems and other public
works projects to allow for the continued build-out of the City's General Plan.
This helps to ensure the progression of improvements to be timely with
anticipated development.
3. Land Costs
Land represents one of the most significant components of the cost of new housing.
Land values fluctuate with market conditions, and have been steadily increasing since
2000. The recent downturn in the housing market is expected to have a moderating
effect on land values, however.
Conexus IV-12 Draft — August 25, 2008
7LfCity of Culver City Housing Element
IV. Constraints
Per-unit land cost is directly affected by density - higher density allows the cost to be
spread across more units, reducing the total price. Recent new mixed-use developments
have been approved in the range of 44 to 65 units per acre, and exclusive residential
RMD developments have been approved at 29 units per acre. This facilitates lower per-
unit land costs compared to lower-density development.
4. Construction Costs
Construction cost is affected by the price of materials, labor, development standards
and general market conditions. The City has no influence over materials and labor costs,
and the building codes and development standards in Culver City are not substantially
different from other cities in the West Los Angeles area.
5. Cost and Availability of Financing
Culver City is similar to most other communities with regard to private sector home
financing programs. The recent crisis in the mortgage industry will affect the availability
and cost of real estate loans, although the long-term effects are unpredictable. The
credit "crunch" resulted when "sub-prime" lenders during the past several years made it
possible for low-income families or others who could not qualify for standard mortgages
to become home owners even though they might not have had the credit history and
income to support repayment of the loans. The problem typically occurred with
adjustable rate mortgages (ARMs) after the initial fixed interest rate period expires (often
three years) and the interest rate converts to market. Because ARMs often offer "teaser"
initial interest rates well below market for the first few years, monthly payments may
increase by several hundred dollars when the loan converts to market rate. When
property values were increasing, as was the case from 2000 to 2006, homeowners had
the option of refinancing to a new loon when the initial rate expired. However, in the
current market with declining values, homeowners may owe more than the resale value
of their home, making refinancing impossible. As a result of these conditions, there has
been a significant rise in foreclosure rates, and changes in mortgage underwriting
standards are likely to have greater impacts on low-income families than other segments
of the community.
Under state law, it is illegal for real estate fending institutions to discriminate against entire
neighborhoods in lending practices because of the physical or economic conditions in
the area ("redlining"). City staff is not aware of any significant incidence of discriminatory
lending practices in recent years.
C. Fair Housing
State law prohibits discrimination in the development process or in real property
transactions, and it is the City's policy to uphold the law in this regard. Fair housing issues
are addressed in Culver City through a contract with the Housing Rights Center, a non-
profit organization located in Los Angeles. The Center provides information to the public
about housing discrimination and landlord/tenant rights and responsibilities. In addition.
Conexus IV-13 Draft — August 25, 2008City of Culver City Housing Element
IV. Constraints
the City has established a Landlord-Tenant Mediation Board to offer voluntary mediation
services to the landlord tenant community.
Co nexus IV-14 Draft — August 25, 2008
7,City of Culver City Housing Element
V. Housing Plan
V. HOUSING PLAN
A. Goals, Objectives and Policies
Goal! A city with residential neighborhoods that offer residents the qualities of a
peaceful, small-town environment.
Goal 2 A city with a variety of housing opportunities that complement and
enhance the City's goals for continued economic vitality and prosperity.
Goa/ 3 Promote access to affordable housing for all income levels and address the
housing needs of the homeless and special needs populations.
Objective 1. Housing Maintenance. Encourage a high level of housing maintenance to
promote the availability of decent housing and to protect the quality of
neighborhood environments.
Maintain a housing stock free of health or safety hazards.
Maintain quality neighborhood living environments throughout the
entire City
Provide assistance to low- and moderate-income households to
encourage the rehabilitation and adequate maintenance of
existing housing units.
Monitor the maintenance of residential properties and enforce the
provisions of the City's building code and property maintenance
regulations.
Promote assistance programs and enforce applicable health and
safety standards to prevent overcrowding in units.
Enforce zoning and building code regulations to prevent the illegal
conversion of garages and accessory structures into dwelling units.
Promote energy conservation measures to reduce future operating
costs.
Policy 1.A
Policy 1.8
Policy 1.0
Policy 1.D
Policy I.E
Policy 1.F
Policy I.G
Objective 2. Housing Supply. Maintain opportunities for developing a variety of housing
types while protecting the character and stability of existing Culver City
neighborhoods.
Policy 2.A Provide for a residential lifestyle that is environmentally sound and
aesthetically pleasing and that places a high priority on quality
development.
Policy 2.8 Coordinate the plans, programs, and policies of all City departments
in order to ensure that residential development is orderly, and that
new development is adequately and effectively served by a
balanced system of transportation, transit, community facilities, and
Conexus V-1 Draft — August 25, 2008
72City of Culver City Housing Element
V. Housing Nan
public services. Residential development must be sensitive to the
environmental, recreational, social and economic needs of the
community. In addition, as part of this policy, promote access,
where feasible, to the future Light Rail Transit facilities at Washington
and National Boulevards, for new residential development.
Policy 2.0 Preserve the character, scale, and quality of established residential
neighborhoods.
Policy 2.D Allow mixed use residential development in areas that allow mixed
use per the Zoning Code. Such developments must be sensitive to
adjacent residential uses and reinforce the commercial use of the
area.
Policy 2.E Investigate the potential for future housing and open space
opportunities in the undeveloped areas of the City; study the
potential for housing that allows Culver City residents currently living
in single-family homes to have the opportunity to purchase smaller
units or units that are a part of mixed-use developments as their
needs change while they age; and encourage affordable housing
for young professionals.
Policy 2.F Promote programs that seek to provide housing opportunities to
meet the needs of people who work in the City so that they do not
have to commute long distances, thereby addressing the regional
issue of achieving an adequate jobs/housing balance for the
western portion of Los Angeles County, while still supporting an
increase in employment opportunities within the City.
Objective 3. Housing Affordability. Provide rental and home ownership housing
opportunities that are compatible with the range of income levels of Culver City
residents
Policy 3.A
Policy 3.8
Policy 3.0
Policy 3.D
Encourage the inclusion of affordable housing units in new housing
developments by granting incentives as called for by the Zoning
Code and the State Density Bonus Law.
Actively support affordable housing development by private and
non-profit housing developers.
Encourage a balanced geographical distribution of lower-income
housing in order to eliminate the potential of creating areas of high
concentrations of any one type of household.
Conserve existing affordable housing, particularly rental and assisted
units.
Objective 4. Housing Access. Improve access to quality housing for all members of the
community by eliminating discrimination, reducing physical constraints, increasing
the number of affordable housing units, and supporting access to emergency
shelters.
Conexus V-2 Draft — August 25, 2008
77City of Culver City Housing Element
V. Housing Plan
Policy 4.A Promote efforts aimed at the development of housing available to
all income and age levels.
Policy 4.8 Promote housing opportunities for families of all income levels to help
maintain the family-oriented character of the City into the future.
Policy 4.0 Assist first time home buyers to purchase housing with alternative
financing mechanisms.
Policy 4.D Promote rental assistance programs to minimize the extent to which
lower-income households must pay more than 30% of their income
for housing.
Policy 4.E Promote fair housing and non-discrimination in housing sales and
rentals by supporting organizations that provide information,
counseling and mediation on fair housing laws and landlord-tenant
disputes.
Policy 4.F Prohibit discrimination in the sale or renting of housing to anyone on
the basis of their race, ethnicity, national origin, sex, age, family
status or sexual orientation.
Policy 4.G
Policy 4.H
Policy 4.1
Policy 4.J
Policy 4.K
Combat red-lining practices in mortgage lending and insurance
underwriting.
Encourage the rehabilitation and construction of barrier-free housing
for persons with disability.
Assist homeless persons by referral to services and provision of
emergency services.
Enable elderly and/or disabled persons to continue living in their
homes by providing information on caregivers and funding for
caregivers through such sources as the Los Angeles County In-Home
Supportive Services.
Facilitate the ability for caregivers to live in the homes of the people
they care for by providing information on funding sources such as
the Los Angeles County In-Home Supportive Services.
Quantified Objectives
The City's six-year quantified housing objectives are described in Table V-1, below. These
objectives reflect the City's assessment of what is feasible during the planning period in
light of existing and proposed housing programs, land use policies, financial resources,
and anticipated economic conditions.
Conexus V-3 Draft — August 25, 2008
30City of Culver City Housing Element
V. Housing Plan
Table V-1
Quantified Objectives (2008-2014) -
Culver City
Income Category
Ex. Low V. Low Low Mod Upper Totals
New Construction* 0 129 BO 85 211 504
Rehabilitation 0 13 12 15 0 40
Conservation 100' 1 7 4 0 112
*Quantifecl objective for new construction is for the period 1/1/2006 - 6/3012014 per the RHNA
**Through the use of Redevelopment Agency Housing Set Aside funds, tenant based rental assistance will be made available to
extremely low income households through the Rental Assistance Program (RAP). Funding supports up to 100 households annually.
B. Housing Programs
Government Code §65583(b) requires that the Housing Element set forth a six-year
schedule of actions for the 2008 to 2014 13 planning period that the City intends to
undertake to implement its stated policies and objectives. The following section
describes the measures that the City plans to implement consistent with its identified
policies and objectives described above. Table V-2, Housing Implementation Programs,
identifies the time-frame, responsible agency, and funding source for implementation of
housing programs and their quantitative objectives.
Measure 1. Continue Current Housing Programs. The Housing Division currently
implements a variety of programs that assist City residents with the purchase or
rental of housing, promote building maintenance and rehabilitation, and support
fair housing practices. Programs currently provided by the City include:
A. Section 8 Program. Help very-low-income households secure decent, safe and
sanitary affordable housing through the provision of rental subsidies through
the Section 8 program and conduct outreach to attract new property owners.
B. Rental Assistance Program. Assist up-to-moderate-income households to pay
for housing through the Rental Assistance Program (RAP) and conduct
outreach to attract new property owners.
C. Shared Housing. Contract with Alternative Living for the Ageing (ALA) to
facilitate roommate matching for up-to-moderate income residents searching
for alternative independent-living situations.
D. Existing Covenanted Buildings. Monitor existing covenanted buildings for
compliance with affordability restrictions, and with occupancy and
maintenance covenants in order to upgrade and maintain the character and
condition of the neighborhoods while preserving affordability to residents.
E. Homeless Service Referrals. Assist homeless persons and families through referral
to temporary shelter facilities and services in the Westside area, providing
13 For new construction, the planning timeframe is 2006-2014 to coincide with the RHNA.
Conexus
V-4 Draft August 25, 2008City of Culver City Housing Element
V. Housing Plan
hotel/motel vouchers as needed, and referrals to the Rental Assistance
Program.
F. Emergency Shelters. Support the use of the Armory (10808 Culver Boulevard) as
an emergency cold weather shelter for homeless persons and families, for so
long as the National Guard continues to lease the property. Support efforts by
Upward Bound House to complete the conversion of a motel property on
Washington Boulevard to a Family Emergency Shelter.
G. Emergency Food Vouchers. Refer needy clients for one-time food vouchers on
an emergency basis to the Culver City Area Interfaith Alliance and the SAVES
program of St. Augustine Catholic Church.
H. Group Homes. Monitor group homes and housing for person with specials
needs which are supported by RDA Housing Set Aside Funds to ensure
compliance with the Federal Housing Quality Standards (HQS), and City Health
and Safety Codes.
I. Neighborhood Preservation Program. Implement the Neighborhood
Preservation Program (NPP) that provides grants, rebates, emergency grants,
and deferred loans to qualified low- and moderate-income households and to
owners of multi-family housing with qualified low-income tenants to rehabilitate
and maintain sound housing conditions, to make modifications to
accommodate persons with disabilities, and to install energy-saving features.
J. Graffiti Removal. Work with property owners to remove graffiti through the
Public Works Department and encouraging local monitoring by owners.
Continue to help community groups to organize volunteer graffiti removal
activities.
K. Fair Housing Counseling. Contract with the Housing Rights Center (HRC) to
provide information and assistance regarding tenant/landlord rights and issues
and to address discrimination claims.
L. Landlord-Tenant Mediation Board. Fund mediations of rent increase issues
between landlords and tenants through the Landlord Tenant Mediation Board.
M. Temporary Emergency Rental and Relocation Assistance Program. Provide
funds for security deposit for individuals forced to relocate due to change of
use or code enforcement, or for up-to-moderate income tenants involuntarily
displaced due to government action such as code enforcement actions or
change in land use.
N. Property Acquisition and Rehabilitation Program. Provide opportunities to
create affordable housing through the Property Acquisition and Rehabilitation
program by providing assistance for management and preservation of
affordable housing to specified problem buildings.
0. Home Secure. Contract with Jewish Family Services to provide and install
security and safety devices and offer education and community resource
information.
Canexus V-5 Draft August 25, 2008City of Culver City Housing Element
V. Housing Plan
P. Affordable Housing Development Assistance. Offer assistance to developers to
fund affordable housing projects for property acquisition and rehabilitation.
Q. Redevelopment Agency Housing Replacement. Use financial resources of the
Agency to help replace residential units lost as a result of Redevelopment
Agency actions.
Measure 2. Programs to Facilitate Additional Housing. To support the policies of the
Housing Element, the Housing and Planning Divisions will develop and implement
the following programs.
A. Density Bonus Program. Provide information on the City's density bonus
ordinance to affordable housing applicants.
B. West Culver City Residential Rehabilitation Program. Consider reintroducing a
program to offer rehabilitation grants to eligible property owners in West Culver
City and to provide grants to affordable housing developers who wish to
acquire and rehabilitate units to provide low income rental housing.
C. Second Unit Ordinance. Implement the City's second unit ordinance which
allows for the construction of accessory dwelling units subject to an
Administrative Use Permit.
D. Design Guidelines. Develop design guidelines for residential zones to ensure
that new multiple-family developments will be consistent with the existing low-
density character of the neighborhood.
E. Nine Units per Lot Restriction. Analyze the impact of the nine units-per-lot
restriction in the RMD Zone and consider eliminating the restriction.
F. Comprehensive Housing Strategy/Redevelopment Site Study. As part of the
Comprehensive Housing Strategy, complete a study of Redevelopment
Agency-owned sites to analyze opportunities for housing or mixed-use
developments with affordable housing components. This will include a review
of sites located along commercial corridors that are currently used only for
parking to determine if small-scale parking garages combined with housing
would be feasible.
G. Comprehensive Housing Strategy and Infill Development Programs. Monitor
applications for mixed-use developments along commercial corridors and for
residential developments in the RMD zone and if proposed developments are
part of the Comprehensive Housing Strategy, work with the developer to
ensure an affordable housing component. Maintain the City's site inventory of
underutilized or vacant residential and commercial lots which are appropriate
for inf ill or mixed-use development, to be used as an informational tool for the
City's Comprehensive Housing Strategy.
H. Comprehensive Housing Strategy/Housing Priority List. As part of the
Comprehensive Housing Strategy, acquire sites identified in the City's housing
priority list and build affordable housing commensurate with the quantified
objectives.
Conexus V-6 Draft August 25, 2008City of Culver City Housing Element
V. Housing Plan
I. Washington/Venice Land Use. Evaluate the potential for purely residential
multifamily development, with an affordable component, along sections of
Washington Place and Venice Boulevard (12204 through 12320 Washington
Place and 10800 through 10818 Venice Boulevard), which currently have an
overwhelmingly residential character.
J. Work Force Housing. The Planning Division will review the Westside Cities Work
Force Housing Study and evaluate the potential for a Work Force Housing
program that facilitates the ability for employees of the City's major employers,
including the City's Fire and Police personnel, to purchase housing in the City.
Measure 3. Housing Division Administrative Activities. To assist affordable housing
developers and preserve affordable housing opportunities, the City Housing
Division will provide the following administrative services.
A. Financial Support and Technical Assistance. Provide financial support and
technical assistance to organizations that develop housing for populations with
special needs.
B. Financing Negotiations for Affordable Housing Development. Work with local
banks and lending agencies, on behalf of public and private developers, to
assist developers with the acquisition of financing for low-income and
moderate-income rental housing.
C. Facilitate Financing Negotiations for Home Purchases. Work with private
lenders to provide mortgage financing to facilitate home ownership.
Measure 4. Regulatory Incentives. To foster the development of affordable housing, the
City will make available the following regulatory incentives.
A. Development Incentives. The City will work with developers who wish to
process a Density or Other Bonus Incentive (DOBI) application which makes
available appropriate incentives in exchange for dedicating a percentage of
dwelling units to low-income and/or moderate-income households.
B. Streamline Permit Approval Process. While adhering to public review periods,
the City will give priority processing to applications that provide very low-
income, low-income, and moderate-income housing in order to reduce
development costs associated with time delays.
C. Consultant Priority Processing Program. The City will make available the "Fee
for Service" Program that allows applicants the option to utilize planning
consultants to process project applications.
Measure 5. Distribute Public Information. The preparation and distribution of public
information material is on effective measure for informing residents and
developers about housing programs and activities of benefit to themselves and
the community. Providing this information to the public effectively fosters the
policies and objectives adopted by the City.
Con exus V-7 Draft — August 25, 2008City of Culver City Housing Element
V. Housing Plan
A. Promotion of Housing Programs. Market the availability of housing rehabilitation
and maintenance programs with brochures, flyers, and other public
information materials.
B. Distribution of Anti-Graffiti Design Information. Provide developers with
information regarding architectural designs, building materials and
landscaping that serve to deter graffiti.
C. Distribution of Noise Abatement Information. Distribute information about noise
abatement practices, and materials including landscape elements such as
walls or berms that may reduce noise impacts to the community.
D. Data Base of Housing Opportunities. As a tool for the City's Comprehensive
Housing Strategy, maintain a database of housing development opportunities
on commercial lots which are appropriate for mixed-use and affordable
housing development.
Conexus V-8 Draft — August 25, 2008City of Culver City Housing Element V. Housing Plan
Table V-2
Program Implementation Summary —
2008-2014
Implementation Measures/Programs
Responsible
Agency Funding Source Objectives
Measure 1. Continue Current Housing Programs
A, Section 8 Program. Help very low-income households secure decent, safe and sanitary
affordable housing through the provision of rental subsidies through the Section 8 program and
conduct outreach to attract new property owners.
Housing Division HUD 384 households
B. Rental Assistance Program. Assist up to moderate income households to pay for housing
through the Rental Assistance Program (RAP) and conduct outreach to attract new property
owners.
Housing Division RDA set-aside 100 households
C. Shared Housing. Contract with Alternative Living for the Ageing (ALA) to facilitate roommate
matching for up-to-moderate income residents searching for alternative independent-living
situations.
Housing Division RDA set-aside 150 households
D. Existing Covenanted Buildings. Monitor existing covenanted buildings for compliance with
affordability restrictions, and with occupancy and maintenance covenants in order to upgrade
and maintain the character and condition of the neighborhoods while preserving affordability to
residents.
Housing Division RDA set-aside Monitoring is conducted annually and as
needed to assure compliance
E. Homeless Service Referrals. Assist homeless persons and families through referral to
temporary shelter facilities and services in the VVestside area, providing hotel/motel vouchers
as needed, and referrals to the Rental Assistance Program.
Housing Division RDA set-aside Refer Homeless to a sponsor agency; provide
20 individuals with hotel/motel vouchers as
needed; refer homeless to emergency RAP;
work with a homeless service provider to
conduct homeless outreach.
F. Emergency Shelters. Support the use of the Amory (10808 Culver Boulevard) as an emergency
cold weather shelter for homeless persons and families, for so long as the National Guard
continues to lease the property. Support efforts by Upward Bound House to complete the
conversion of a motel property on Washington Boulevard to a Family Emergency Shelter.
Housing Division /
Parks, Recreation &
Community Services
Department (PROS)
Los Angeles
Homeless Services
Authority; Housing
Division Budget
Provide 65 year-round beds for women with
dependent children
Provide a weather-activated safe haven for up
to 80 persons during November-March
G. Emergency Food Vouchers, Refer needy clients for one-lime food vouchers on an emergency
basis to the Culver City Area Interfaith Alliance and the SAVES program of St. Augustine
Catholic Church.
PRCS PRCS Budget Continue to refer needy clients to food
voucher providers; secure food vouchers from
providers.
H. Group Homes. Monitor group homes and housing for person with specials needs which are
supported by RDA Housing Set Aside Funds to ensure compliance with the Federal Housing
Quality Standards (HQS), and City Health and Safety Codes.
Housing Division RDA set-aside Monitoring annually or as-needed
V-9 Conexus Draft — August 25, 2008City of Culver City Housing Element
V. Housing Plan
Responsible
Implementation Measures/Programs Agency Funding Source Objectives
I. Neighborhood Preservation Program. Implement the Neighborhood Preservation Program Housing Division
(NPP) that provides grants, rebates, emergency grants, and deferred loans to qualified low-
and moderate-income households and to owners of multi-family housing with qualified low-
income tenants to rehabilitate and maintain sound housing conditions, to make modifications to
accommodate persons with disabilities, and to install energy-saving features.
RDA set-aside 75 units annually
J. Graffiti Removal. Work with property owners to remove graffiti through the Public Works Public Works
Department and encouraging local monitoring by owners. Continue to help community groups
to organize volunteer graffiti removal activities.
Public Works
Budget
Remove graffiti within 48 hours
K. Fair Housing Counseling. Contract with the Housing Rights Center (HRC) to provide Housing Division
information and assistance regarding tenant/landlord rights and issues and to address
discrimination claims.
RDA set-aside Provide information and assistance as
needed
L. Landlord-Tenant Mediation Board. Fund mediations of rent increase issues between landlords Housing Division
and tenants through the Landlord Tenant Mediation Board.
RDA set-aside Provide services as requested
M. Temporary Emergency Rental and Relocation Assistance Program. Provide funds for security Housing Division
deposit for individuals forced to relocate due to change of use or code enforcement, or for up-
to-moderate income tenants involuntarily displaced due to government action such as code
enforcement actions or change in land use.
RDA set-aside Provide assistance as needed
N. Property Acquisition and Rehabilitation Program. Provide opportunities to create affordable Housing Division
housing through the Property Acquisition and Rehabilitation program by providing assistance
for management and preservation of affordable housing to specified problem buildings.
RDA set-aside Ongoing as sites are identified
O. Home Secure. Contract with Jewish Family Services to provide and install security and safety Housing Division
devices and offer education and community resource information,
RDA set-aside Assist up to 20 elderly and disabled
households annually
P. Affordable Housing Development Assistance. Offer assistance to developers to fund affordable Housing Division
housing projects for property acquisition and rehabilitation,
RDA set-aside Ongoing as feasible development
opportunities become available
Q. Redevelopment Agency Housing Replacement. Use financial resources of the Agency to help Housing Division
replace residential units lost as a result of Redevelopment Agency actions.
RDA set-aside Ongoing as necessary
Measure 2. Programs To Facilitate Additional Housing
A. Density Bonus Program. Provide information on the City's density bonus ordinance to Housing and
affordable housing applicants. Planning Divisions
RDA set-aside
Planning Division
Budget
Ongoing
B. West Culver City Residential Rehabilitation Program. Consider reintroducing a program to offer Housing and
rehabilitation grants to eligible property owners in West Culver City and to provide grants to Planning Divisions
affordable housing developers who wish to acquire and rehabilitate units to provide low income
rental housing.
RDA set-aside Ongoing
C. Second Unit Ordinance, Implement the City's second unit ordinance which allows for the Planning Division
construction of accessory dwelling units subject to an Administrative Use Permit.
Planning Division
Budget
Process applications as they are submitted,
Conexus
v- 1
Draft — August 25, 2008City of Culver City Housing Element
V. Housing Plan
Implementation Measures/Programs
Responsible
Agency Funding Source Objectives
D. Design Guidelines, Develop design guidelines for residential zones to ensure that new multiple-
family developments will be consistent with the existing low-density character of the
neighborhood.
Planning Division Planning Division
Budget
Drafting of design guidelines currently in
process and will be completed in FY
2008/2009
E. Nine Units per Lot Restriction, Analyze the impact of the nine units-per-lot restriction in the
RMD Zone and consider eliminating the restriction,
Planning Division Planning Division
Budget
Submit analysis to City Council
F. Comprehensive Housing Strategy/Redevelopment Site Study. As part of the Comprehensive
Housing Strategy, complete a study of Redevelopment Agency owned sites to analyze
opportunities for housing or mixed-use developments with affordable housing components. This
will include a review of sites located along commercial corridors that are currently used only for
parking to determine if small scale parking garages combined with housing would be feasible.
RDA RDA set-aside Submit study to Agency
G. Comprehensive Housing Strategy and Infill Development Programs. Monitor applications for
mixed-use developments along commercial corridors and for residential developments in the
RMD zone and if proposed developments are part of the Comprehensive Housing Strategy,
work with the developer to ensure an affordable housing component. Maintain the City's site
inventory of underutilized or vacant residential and commercial lots which are appropriate for
infill or mixed-use development, to be used as an informational tool for the City's
Comprehensive Housing Strategy.
Planning Division Planning Division
Budget
Ongoing
H. Comprehensive Housing Strategy/Housing Priority List. As part of the Comprehensive Housing
Strategy, acquire sites identified in the City's housing priority list and build affordable housing
commensurate with the quantified objectives.
Housing Division RDA set-aside Facilitate production of the City's RHNA
allocation
I. WashingtonNenice Land Use. Evaluate the potential for purely residential multifamily
development, with an affordable component, along sections of Washington Place and Venice
Boulevard (12204 through 12320 Washington Place and 10800 through 10818 Venice
Boulevard), which currently have an overwhelmingly residential character.
Planning Division Planning Division
Budget
Submit analysis to City Council
J. Work Force Housing. The Planning Division will review the Westside Cities Work Force Housing
Study and evaluate the potential for a Work Force Housing program that facilitates the ability for
employees of the City's major employers, including the City's Fire and Police personnel, to purchase
housing in the City.
Planning Division Planning Division
Budget
Submit analysis to City Council
Measure 3. Housing Division Administrative Activities
A. Financial Support and Technical Assistance, Provide financial support and technical assistance
to organizations that develop housing for populations with special needs.
Housing Division RDA set-aside Ongoing as feasible development projects are
identified
B. Financing Negotiations for Affordable Housing Development Work with local banks and lending
agencies, on behalf of public and private developers, to assist developers with the acquisition
of financing for low-income and moderate-income rental housing.
Housing Division RDA set-aside Ongoing as feasible development projects are
identified
C. Facilitate Financing Negotiations for Home Purchases. Work with private lenders to provide
mortgage financing to facilitate home ownership.
Housing Division Housing Division
Budget
Ongoing
Draft — August 25, 2008 ConexusCity of Culver City Housing Element
V. Housing Hon
Implementation Measures/Programs
Responsible
Agency Funding Source Objectives
Measure 4. Regulatory Incentives
A. Development Incentives. The City will work with developers who wish to process a Density or
Other Bonus Incentive (DOB1) application which makes available appropriate incentives in
exchange for dedicating a percentage of dwelling units to low-income and/or moderate-income
households.
Planning Division Planning Division
Budget
Publicize the DOBI program on the City
website and at the public counter
Process applications as received
B. Streamline Permit Approval Process. While adhering to public review periods, the City will give
priority processing to applications that provide very low-income, low-income, and moderate-
income housing in order to reduce development costs associated with time delays.
Planning Division Planning Division
Budget
Facilitate affordable housing development by
reducing permit processing time for affordable
units
C. Consultant Priority Processing Program. The City will make available the "Fee for Service"
Program that allows applicants the option to utilize planning consultants to process project
applications,
Planning Division Planning Division
Budget
Facilitate affordable housing development by
giving applicants the option to expedite
project processing through the use of outside
contract staff
Measure 5. Distribute Public Information
A. Promotion of Housing Programs. Market the availability of housing rehabilitation and
maintenance programs with brochures, flyers, and other public information materials.
Housing Division RDA set-aside Ongoing
B. Distribution of Anti-Graffiti Design Information, Provide developers with information regarding
architectural designs, building materials and landscaping that serve to deter graffiti.
Planning Division Planning Division
Budget
Ongoing
C. Distribution of Noise Abatement Information. Distribute information about noise abatement
practices, and materials including landscape elements such as walls or berms that may reduce
noise impacts to the community.
Planning Division Planning Division
Budget
Ongoing
D. Data Base of Housing Opportunities, As a tool for the City's Comprehensive Housing Strategy,
maintain a database of housing development opportunities on commercial lots which are
appropriate for mixed-use and affordable housing development.
Planning and
Housing Divisions
Planning and
Housing Division
Budgets
Ongoing
Conexus
V-12
Draft — August 25, 2008City of Culver City Housing Element
Appendix A - Evaluation
Appendix A
Evaluation of the 2001 Housing Element
Section 65588(a) of the Government Code requires that jurisdictions evaluate the
effectiveness of the existing Housing Element, the appropriateness of goals, objectives
and policies, and the progress in implementing programs for the previous planning
period. This appendix contains a review of the housing goals, policies, and programs of
the previous housing element, adopted in 2001 and evaluates the degree to which these
programs have been implemented during the previous planning period. This analysis also
includes an assessment of the appropriateness of goals, objectives and policies. The
findings from this evaluation have been instrumental in determining the City's 2008
Housing Implementation Program.
Table A-1 summarizes the programs contained in the previous Housing Element along
with the source of funding, program objectives, accomplishments, and implications for
future policies and actions.
Table A-2 evaluates the appropriateness of previous goals and policies, and identifies
any changes that are called for in response to the City's experience during the past
planning period.
Table A-3 summarizes the new housing units built during the 1998- 2007 period. Units built
after January 1, 2006 are credited in the new RHNA period.
Table A-4 presents the City's progress in meeting the quantified objectives from the
previous Housing Element.
Canexus A-1 Draft—August 25, 2008City of Culver City Housing Element
Appendix A — Evaluation
Table A-1
Housing Element Program Evaluation - City of Culver City
2001 2007
Implementation
Measures/Programs Responsible Agency Funding Source
Implementation
Measure/Program Objectives Accomplishments Recommended Future Actions
1. Continue Current Housing Programs
A. Mortgage Assistance
Program
Housing Division Redevelopment Set-Aside
Funds
Continue the Mortgage Assistance
Program to financially assist 100
low and moderate income first-time
homebuyers.
36 households/ $1,5 million
expended
Due to the market, the program was
eliminated in Dec. 2005. Research is
being conducted for the feasibility of
resurrecting the program,
B. Section 8 Program Department of Housing
and Urban Development
Housing Division Continue to assist 425 very low
income households to pay for
housing through the Section 8
Program.
384 households annually/ Continue to assist very low income
households through the Section 8
program and conduct outreach to
attract new property owners.
C. Rental Assistance Program Housing Division Redevelopment Set-Aside
Funds
Continue to assist 125 very low and
low income households to pay for
housing through the Rental
Assistance Program (RAP).
100 households annually $2 million
expended
Continue to assist very low- to
moderate-income households through
RAP and conduct outreach to attract
new property owners.
D. Shared Housing Housing Division Redevelopment Set-Aside
Funds
Continue to assist 150 households
to locate alternative independent
living situations through the Shared
Housing Program.
161 households/ $340,000
expended
Continue to contract with Alternative
Living for the Aging (ALA) to facilitate
roommate matching for up-to-
moderate income residents searching
for alternative independent living
situations.
E. Kinston Avenue Pride
Strategy
Housing Division Redevelopment Set-Aside
Funds
Continue the Kinston Avenue Pride
Strategy to upgrade the character
and condition of the neighborhood
while preserving affordability
including offering the RAP to 29
households
Housing has conducted three
neighborhood clean-ups on Kinston
Avenue and held one Pride Day.
Affordability covenants are
monitored annually and Housing
staff monitors Kinston on a weekly
basis for trash, bulky items and
nuisance. Additionally, Housing has
included Wade Street as well,
During the last cycle two clean-up
days were executed and this area is
also monitored on a weekly basis.
Continue to monitor existing
covenanted buildings for occupancy
and maintenance. Although this
program has been eliminated, we
continue to lease-up residents through
Section 8 and RAP. Bi-annually, the
Housing Division sponsors a street
clean-up and on a weekly basis
monitors for bulky trash items and
graffiti.
A-2 Conexus Draft — August 25, 2008City of Culver City Housing Element
Appendix A — Evaluation
Implementation
Measures/Programs Responsible Agency Funding Source
Implementation
Measure/Program Objectives Accomplishments - Recommended Future Actions
F. Homeless Service
Referrals
Housing Division/Park,
Recreation and Human
Services
Housing Division Budget Continue to assist 20 homeless
individuals and families through
referral to temporary shelter
facilities in the Westside area,
• Development of Homeless
Strategy
• Development of Homeless Sub-
Committee
• Development in collaboration
with the City Atty. a Homeless
Ad Hoc Committee
• Develop RFP for Homeless
Outreach
• Secured Homeless Outreach
Provider
• Good Neighbor Policy on cold
weather shelter
• Leased up 2 homeless referrals
to RAP.
• Provided 2 emergency
hotel/motel vouchers.
• Continue referrals to St. Joseph
Center.
• Continue to provide hotel/motel
vouchers as needed.
• Continue referrals to emergency
RAP,
• Continue to work with St. Joseph
and/or a homeless service provide
to conduct homeless outreach
G, Emergency Shelters Parks, Recreation &
Community Services
Department
Parks, Recreation &
Community Services
Department Budget
Continue to make existing facilities
available as emergency cold
weather shelters for homeless
persons and families (only one
facility— the Armory).
The Cold Weather Shelter operates
in the Armory from November
through March from 7:00 p.m. to
7;00 a.m. and was in operation from
2001 to 2007. The last two years it
has been operated by Volunteers of
America through funding received
from Los Angeles Homeless
Services Authority. The department
supported the VOA by processing
their paperwork calling in work ,
orders to repair items, and
supported the 'Project Homeless
Connect".
The PR&CS department will continue
to support the organization contracted
by LAHSA to administer the Cold
Weather Shelter at the Armory.
The City Council and PR&CS
supported Upward Bound House's
efforts to convert a motel property on
Washington Blvd. to a Family
Emergency Shelter.
PR&CS will continue to represent the
city at the monthly Westside Shelter &
Coalition Meeting.
FL Emergency Food
Vouchers
Parks, Recreation &
Community Services
Department Budget
Parks, Recreation &
Community Services
Department
Continue to provide one-time food
vouchers on an emergency basis
through the Parks, Recreation &
Community Services Department.
PR&CS has offered a Holiday
Certificate Program during the
month of December that has served
about 50 individuals & families per
year. Year around, it refers needy
clients to the SAVES program at St.
Augustine Catholic Church. It also
taps into a limit resource for food
vouchers from the Westside Shelter
& Coalition.
PR&CS is in the process of
transitioning the Holiday Certificate
Program to the Culver City Area
Interfaith Alliance so more clients can
be served. We will continue to refer
needy clients to the SAVES program
at St. Augustine Catholic Church and
secure food vouchers from the
VVestside Shelter & Coalition.
A-3 Conexus Draft — August 25, 2008City of Culver City Housing Element
Appendix A — Evaluation
Implementation
Measures/Programs Responsible Agency Funding Source
Implementation
Measure/Program Objectives Accomplishments Recommended Future Actions
I. Group Homes Housing Division Redevelopment Set-Aside
Funds
Continue to monitor group homes
to ensure compliance with the
City's Group Home Programs. The
2000-2005 objective is 3 homes for
18 individuals,
• Barman House — 8 residents
• Home Ownership Made Easy, —
16 residents
Continue to monitor group homes to
ensure compliance.
J. Neighborhood
Preservation Program
(NPP)
Housing Division Redevelopment Housing
Funds
Continue to implement the
Neighborhood Preservation
Program (NPP) for qualified low
and moderate income households
and to owners of multi-family
housing with qualified low income
tenants. 2000-2005 objective; 500
households,
• 254 single family households
• 266 multi-family households
• 62.4 million expended
Continue to offer grants, rebates,
emergency grants and deferred loans
to assist in the rehabilitation and
maintenance. Research is being
conducted to increase grant amounts
to keep pace with the rising cost of
repairs and maintenance. Additionally,
an affordable and green component
will be added to NPP to encourage
properly owners to include sustainable
elements to their homes.
K. Physical Accessibility
Improvements
Housing Division Redevelopment Set-Aside
Fund
Continue to fund the installation of
residential features, which assist
disabled persons through Home
Secure and NPP as needed.
Through the NPP program listed
above, physical accessibility
improvements have been achieved
through this program.
Continue to fund installations which
assist disabled persons (i.e. ramps,
handicapped accessible bathrooms,
door widening) through NPP. This
Program will not be carried over to the
new Housing Element because as
stated, it is implemented through NPP,
L. Graffiti Removal Inter-Departmental Inter-Departmental Continue to work with building
owners to remove graffiti by
coordinating the services of
removal companies and
encouraging local monitoring by
owners, Continue to help
community groups to organize
volunteer graffiti removal activities.
Normal response to graffiti reports
is 24-48 hours,
Graffiti reporting increased steadily
from available data from June 2002
to July 2007, but there was a drop
from FY June 2005- July 2006
(7,467), to FY June 2006- July 2007
(6,889), This data indicates that
31,853 graffiti incidents have been
addressed from June 2002 to July
2007.
City Council recently approved the
budget for graffiti removal to be done
in-house rather than to contract out
(under Public Works Department).
Eventually the programs will be
extended to 7 days a week, The
Po/ice Dept. will be working towards
prosecution cif suspects,
The PD is adding a new graffiti
component to their diversion program
for youth in lieu of court to educate
them on the work, time and money it
takes to remove graffiti.
Continue to monitor Kinston Avenue,
Globe Avenue and Wade Street on a
weekly basis for graffiti,
A-4 Conexus Draft — August 25, 2008City of Culver City Housing Element Appendix A — Evaluation
Implementation
Measures/Programs Responsible Agency Funding Source
Implementation
Measure/Program Objectives Accomplishments Recommended Future Actions
M. VVeatherization Housing Division Redevelopment Set-Aside
Funds
Continue to fund weatherization
through the NPP as needed.
See NPP, Continue to fund weatherization
through NPP. This Program will not be
carried over to the new Housing
Element because as stated, it is
implemented through NPR
N. Fair Housing Counseling Housing Division Section 8 Administration
Fee
Continue to provide information and
assistance regarding
landlord/tenant rights and issues
and to investigate allegations of
discrimination,
1,631 households/ $118,000
expended
Continue to contract with Housing
Rights Center to provide legal
information and fair housing
assistance regarding tenant/landlord
rights and issues and to address
discrimination claims.
0. Landlord-Tenant Mediation
Board
Housing Division Redevelopment Set-Aside
Funds
Continue to mediate disputes
between landlords and tenants
through the Landlord Tenant
Mediation Board. 2000-2005
objective: 10 cases.
66 mediation sessions Continue to fund mediations of rent
increase issues between landlords
and tenants through the Landlord-
Tenant Mediation Board,
P. Temporary Emergency
Rental and Relocation
Assistance Program
Housing Division Redevelopment Housing
Funds
Continue Temporary Emergency
Rental and Relocation Assistance
Program that provides security
deposit to individuals forced to
relocate due to change of use or
code enforcement. 2000-2005
objective: 50 residents.
One (1) household was relocated
as a result of the Baldwin Hotel
project. This household was
provided with a Section 8 voucher
and relocated to Long Beach.
Continue to provide funds for
individuals forced to relocate due to
change of use or code enforcement.
O, Create Affordable Rental
Environments (CARE)
Housing Division Redevelopment Housing
Funds
Continue CARE program to provide
opportunities for rehab assistance
with management and preservation
of affordable housing to specified
problem rental buildings. Expand
program to include creating
affordable units in residential
motels in need of rehabilitation,
2000-2005 objective: 20 units.
Grandview Palms — Grant of
$748,283 for one low and 3 up-to-
moderate affordable units and
through DOBI, 8 low and 11 up-to-
moderate affordable units,
This program has been folded into the
much larger Property Acquisition and
Rehabilitation program which is a new
measure/program that will be listed in
the new Housing Element. Through
Properly Acquisition and
Rehabilitation, the City will continue to
provide opportunities to create
affordable housing.
R, Home Secure Housing Division Redevelopment Housing
Funds
Continue to contract with the
Jewish Family Services to provide
and install security and safety
devices and offer education &
community resource information.
2000-2005 objective: 515 units,
238 households/ $140,661
expended
Continue to contract with JFS to install
security and safety devices and offer
education and community resource
information,
=1011•1nMIONINIII A-5 Conexus Draft — August 25, 2008City of Culver City Housing Element
Appendix A — Evaluation
Implementation
Measures/Programs Responsible Agency Funding Source
Implementation
Measure/Program Objectives Accomplishments Recommended Future Actions
Housing Division S. Helms and Caroline
Affordable Housing Project
Redevelopment Housing
Funds
Continue to offer grants to
affordable housing developers
acquire, rehabilitate, and provide
affordable housing to low income
renters. 2000-2005 objective: 13
units.
• Grandview Palms Assisted
living facility for $748,283.
• Jackson Avenue —9-unit
complex for $1,010,000.
• Globe Avenue — 7 residential
properties for $3,103,000.
This program was folded into the
larger Acquisition and Rehabilitation
Program and Housing will continue to
offer assistance to developers to fund
affordable housing projects for
property acquisition and rehabilitation.
T, Security Deposit
Reimbursement Program
Housing Division Redevelopment Housing
Funds
Continue to provide assistance with
security deposit and first month's
rent to /ow- and moderate-income
tenants displaced due to code
enforcement action or change in
land use. 2000-2005 objective: 125
units.
No household utilized this program
during the last Housing Element
period. Only one (1) household was
relocated due to government action
and they were provided a Section 8
voucher for relocation.
Continue to assist up-to-moderate
income tenants displaced due to code
enforcement actions or change in land
use. This Program will be folded into
the Temporary Emergency Rental and
Relocation Assistance Program noted
above.
2. Programs To Facilitate Additional Housing
A. Density Bonus Program Housing Division
Planning Division
Housing/Planning Division
Budgets
Develop a local program to
implement the State Density bonus
law by granting developers a
minimum 25% density bonus for the
inclusion of affordable housing units
in a development of five or more
units. Developers dedicating at
least 10% of units to very low-
income households, 20% of units to
low-income households, or 50% of
units to qualifying senior citizens
would qualify for the density bonus
plus an additional incentive that
improves the financial feasibility of
the proposed project.
2000-2005 objective: 15 units,
• •Grandview Palms
• 8 low units and 11 up-to-
moderate units.
• •4178 Center St- duplex — 1 low
unit.
• •Studio Royale — 1 very low and
2 low units.
• Density bonuses incorporated in
the October 2005 zoning code
update. The program uses the
state guidelines,
• Information for Density bonuses
was updated in an easy to read
description of the requirements
for eligibility for density bonus.
Continue to work with Planning to
provide information to applicants at
the counter and process any DOBI
applications that may submitted during
the next planning cycle.
27 units B. West Culver City
Residential Rehabilitation
Program
Redevelopment Housing
Funds
Redevelopment Agency
and Housing Division
This program was discontinued in
2005 when funds were allocated to
focus on new construction. Staff is
researching the re-introduction of this
program during the 2008-2009 fiscal
year.
Implement program to offer
rehabilitation grants to eligible
property owners and provide grants
to affordable housing developers to
acquire and rehabilitate units to
provide housing to lower income
renters. 2000-2005 objective: 35
units.
Draft — August 25, 2008 Conexus A- 6City of Culver City Housing Element
Appendix A — Evaluation
Implementation
Measures/Programs Responsible Agency Funding Source
Implementation
Measure/Program Objectives Accomplishments Recommended Future Actions
C. Second Unit Ordinance Planning Division Planning Division Budget Develop an ordinance to perm tt
second dwelling units while
minimizing impacts on the
surrounding neighborhood with
consideration to design, scale, and
parking issues. 2000-2005
objective: 50 units.
In November, 2004, th e Second
Unit Ordinance was adopted. Part
of the 2005 zoning code update
included this ordinance allowing
accessory dwelling units with an
approval of an Administrative Use
Permit (AUP) in R1, R2, and R3
zones.
The zoning code update also
established standards for the
development of Accessory Dwelling
Units that took into consideration
design, scales, and parking issues
Planning will continue to work with
applicants who wish to build second
units under the Second Unit
Ordinance provisions.
In 2008, one AUP was granted for the
construction of a second unit under
the Second Unit Ordinance provisions.
A revised Second Unit
Measure/Program for the new
Housing Element will reflect ongoing
work on Second Unit applications as
noted above.
D. Lot Consolidation Program. Planning Division Planning Division Budget Develop a lot consolidation
program for lots in the Medium
Density Multiple-Family (RMD)
Zone to encourage affordable units
in areas suited for higher densities,
As part of the program, analyze the
impact of the 9 units-per-lot
restriction and consider eliminating
the restriction. Develop design
guidelines for residential zones that
would ensure that new multiple-
family development would be
consistent with the existing low-
density character of the
neighborhood. 2000-2005
objective: 20 units.
No applications have been
submitted that request tot
consolidation or densities that
exceed the 9 units per lot
restriction.
This program will be revised to focus
on the development of design
guidelines to ensure that new multi-
family development will be consistent
with the character of the surrounding
neighborhood,
E. Mixed Use Development
Standards
Planning Division Planning Division Budget Develop standards and incentives
that support and promote the
construction of mixed use
residential units in commercial
zones including eliminating artificial
caps. 2000-2005 objective: 50
units.
Mixed Use development standards,
that allow high densities along
commercial corridors, were
incorporated into the new Zoning
Code that was approved in 2005.
Two mixed use projects with a total
of 37 units have been given
discretionary approval and as of the
writing of this table, are in building
permit plan check.
Revisions to the mixed use
development standards that address
concerns regarding neighborhood
impacts were approved in early 2008.
This program will be revised to focus
on infill development, both residential
and mixed-use.
A-7 Conexus Draft — August 25, 2008Implementation
Measures/Programs Responsible Agency Funding Source
Implementation
Measure/Program Objectives
F. Redevelopment Site Study Redevelopment Agency Redevelopment Housing Complete a study of
and Housing Division Funds Redevelopment Agency-owned
sites to analyze opportunities for
housing or mixed-use
developments including sites along
commercial corridors that are
currently underutilized with parking
to determine if small scale parking
garages combined with housing
would be feasible. 2000-2005
objective: 20 units
Accomplishments
Housing Strategy program- a
survey of over 80 sites to be
potentially used to develop
affordable housing with set-aside
funds (this list includes some
commercial properties).
The Redevelopment Agency bought
several underutilized commercial
properties that fit this description,
and signed agreements specifically
to develop mixed use projects.
Mixed use ordinance adoption as
part of the October 2005 zoning
code update to encourage housing
in commercial zones (mixed with
commercial on bottom floors).
Recommended Future Actions
Acquire sites identified in the housing
priority list, and build affordable
housing.
The City will be establishing a
community benefits program in
conjunction with the Mixed Use
provisions that, by improving
neighborhood access to parking and
open space could improve the
likelihood of approval of such projects.
Develop a site inventory of
underutilized or vacant residential
and commercial lots in the city
appropriate for infill housing or
mixed-use development. Update
the inventory periodically and
ensure that the inventory is easily
accessible.
2000-2005 objective: 25 units,
In late 2007, and early 2008 an
inventory was created for both
commercial and RMD zoned areas
in preparation for the new Housing
Element. Since 2001 staff has had
a steady stream of 4 to 6 unit
condominium applications. In the
RMD zoned areas, approximately
27 net new units have been built on
lots that were underdeveloped.
Staff will continue to monitor and
process applications for residential
and mixed use developments along
the commercial and RMD zoned
areas. An inventory of vacant and
underutilized sites will be maintained
to be used as an informational tool for
the City's Comprehensive Housing
Strategy.
G. 'riftII Development
Program
Planning Division Planning Division Budget
3. Housing Division Admin istrative Activities
City will continue to monitor the 521
affordability units for compliance;
however, this is a routine
administrative requirement and will not
be carried forward in the new Housing
Element as a separate program.
A. Monitor Assisted Units Housing Division Housing Division Budget Monitor the ongoing affordability
status of 275 assisted units.
Monitoring was done throughout the
planning period.
Provide financial support and
technical assistance to
organizations that develop housing
for populations with special needs,
• Grandview Palms —Assisted
living,
• ECF/WOW — Group home.
• Studio Royale — Congregate
senior living facility.
Continue to provide financial
assistance to organizations that
develop housing for populations with
special needs.
B. Financial Support and
Technical Assistance
Housing Division Housing Division Budget
City of Culver City Housing Element
Appendix A — Evaluation
A-8 Conexus Draft August 25, 2008City of Culver City Housing Element
Appendix A — Evaluation
Implementation
Measures/Programs Responsible Agency Funding Source
Implementation
Measure/Program Objectives Accomplishments Recommended Future Actions
Housing Division Housing Divis on Budget C. Facilitate Financing
Negotiations for Affordable
Housing Development
Work with local banks and lending
agencies, on behalf of public and
private developers, to assist them
with the acquisition of financing for
low-income and moderate-income
rental housing.
Meetings were held with Bank of
America to determine the types of
methods to leverage Housing Set
Aside Funds.
The Culver City Housing Division will
continue to work with developers for
the provision of affordable housing
units as feasible projects are
identified.
D, Facilitate Financing
Negotiations for Home
Purchases
Housing Division Housing Division Budget Work with private lenders to
encourage them to provide
mortgage financing that facilitates
home ownership.
36 households through MAP.
Conducted homeownership
workshops in conjunction with
private lending institutions and
credit counselors for first time
buyers.
Continue to work with private lenders
to provide mortgage financing.
E. Redevelopment Agency
Housing Replacement
Redevelopment Agency Redevelopment Housing
Funds
Continue to replace residential units
lost as a result of Redevelopment
Agency actions with financial
resources from the Agency.
11 units were removed at the
Baldwin Motel site and a
Replacement Housing Plan was
developed as part of that removal.
The Agency will follow through with
the actions called for in the Baldwin
Motel Replacement Housing Plan,
F. Facilitation of Affordable
Housing Construction
Housing Division
Planning Division
Housing/Planning Division
Budgets
Work with developers to facilitate
the construction of low- and
moderate-income housing units.
• Grandview Palms ($748,283 in
assistance).
Continue to offer financial assistance
to developers for the construction of
affordable units, This program will be
consolidated with other similar
program activities.
Housing Division Housing Division Budget G, Monitor State and Federal
Programs
Continue to monitor and evaluate
state and federal housing programs
for application in meeting Culver
City's housing needs.
Monitoring is done on an ongoing
basis, Several Culver City Housing
Agency staff members are assigned
to monitor both Stated and Federal
website for changes in regulations
or fund opportunities.
This is a routine function of the
Housing Division and a designated
program is no longer necessary.
Housing Division Housing Division Budget H. Promote Location Efficient
Mortgages Program
Promote the advantages and
availability of the Location Efficient
Mortgages (LEM) which creates
savings in the cost of owning a
home for low-income and
moderate-income households in an
urban neighborhood.
Due to the current difficult housing
market, the MAP program was
discontinued, Because MAP no
longer exists, there was no point in
continuing with the mortgage
locator program.
This program will be discontinued. The
Housing Division eliminated the
Mortgage Assistance Program (MAP)
because based on the median
housing cost in Culver City, it was
impossible even for a moderate
income person to purchase a home.
4. Regulatory Incentives
Planning Division Planning Division Budget A. Reduced Parking and
Other Development
Incentives to Encourage
Affordable Housing
Grant developers a reduction in
parking requirements, relax
development standards, financial
incentives and/or other appropriate
means determined by the City for
The City has been in discussions
with developers who have enquired
about reduced parking and other
potential development incentives in
return for affordable units. Staff has
The City will continue to work with
developers who wish to process a
DOBI application.
A-9 Conexus Draft August 25, 2008City of Culver City Housing Element
Appendix A — Evaluation
Implementation
Measures/Programs Responsible Agency Funding Source
Implementation
Measure/Program Objectives Accomplishments Recommended Future Actions
dedicating a percentage of dwelling
units to low-income and/or
moderate-income households,
consistent with the dedicated
percentages of the State Density
Bonus lam
made them aware of the Zoning
Codes density bonus provisions
that fall back on State Density
Bonus Incentive Law.
Planning Division Planning Division Budget B, Streamline Permit Approval
Process
Give priority processing to
applications that provide very tow-
income, low-income, and moderate-
income housing to reduce
development costs associated with
time delays.
The City has made efforts
streamlining applications with
affordable housing components;
applicant driven issues such as
financing and changes in designs
have slowed down the process
Should any application be submitted,
staff will make every effort at given it
priority processing, however, proper
public review periods will still be
adhered to.
Encourage adaptive reuse of
commercial structures (e.g „ office,
hotels, and motels) to residential
use by allowing increased density
in proportion to the number of new
affordable units.
Planning Division Planning Division Budget O. Allow Adaptive Reuse of
Commercial Structures
No adaptive reuse applications
have been received,
Should any application be submitted
for adaptive reuse, staff will work with
the developer to process this type of
project. However, this program will be
consolidated with other infill
development activities and not carried
forward as a separate program.
Planning Division Planning Division Budget D. Consultant "Fee for
Service" Priority Processing
Program
Continue Fee for Service Program
that allows applicants the option to
utilize planning consultants to
process project applications.
The Fee for Service program has
not been requested by applicants
and staff has not needed to use this
program for processing in a timely
manner,
The City will continue to offer this
service should applicants request it.
5, Distribute Public Inform ation
A. Promotion of Housing
Programs
Housing Division Redevelopment Agency Aggressively market the availability
of housing rehabilitation and
maintenance programs with
brochures, flyers, and other public
information materials.
• Fiesta La eiallona
• Chamber of Commerce Faire
• Annual Owner's Appreciation
Dinner
• Property Owner Open House
• Newspaper advertisements
Continue to market Housing programs
to the public. Housing Staff has
entered into a contact with BIG
Imagination a local public relations
firm to help develop public relations
and outreach materials.
Housing Division Budget B. Distribution of Anti-Graffiti
Design Information
Housing Division
Planning Division
Provide developers with information
regarding architectural designs,
building materials and landscaping
that serve to deter graffiti.
Public Works Department requires
anti-graffiti coating on certain items
such as poles for discretionary
projects.
Planning Division has landscaping
requirements which on a case-by-
case basis will serve to deter
graffiti. For example, when a sound
This program will be carried forward in
the new Housing Element.
A-10 Conexus Draft — August 25, 2008City of Culver City Housing Element Appendix A — Evaluation
Implementation
Measures/Programs Responsible Agency Funding Source
Implementation
Measure/Program Objectives Accomplishments Recommended Future Actions
wall was required to be constructed
for a caiwash proposal a planter
was required with plants such as ivy
to deter graffiti.
C, Distribution of Noise
Abatement Information
Code Enforcement and
Building Safety Divisions
Housing/Planning Division
Budgets
Distribute information about noise
abatement practices, and materials
including landscape elements such
as walls or berms that may reduce
noise impacts to the community,
There are required construction
hours per the building code.
As a part of a project's conditions of
approval staff has required special
installation requirements for walls,
windows, and other construction
specifications to reduce noise
especially when projects abut
residential projects or include mixed
use with residential and retail uses.
Per mixed use development
standards included in the 2005
Zoning Code update all mixed use
and live/work projects shall be
designed to meet certain
performance standards, including
walls on all sides of residential and
live/work units to be constructed to
minimized the transmission of noise
and vibration, A minimum impact
insulation class (110) of 60 shall be
required for all residential and
live/work walls, floors, and ceilings.
Upgraded noise reduction measures
for multi-family and mixed use projects
are required either by code or as
project-specific mitigation measures,
This program will be carried forward in
the new Housing Element,
D. Distribution of Resource
Conservation Measures
Information
Housing Division Code Enforcement and
Building
Distribute information about
resource-conservation measures to
encourage application in existing
units.
This information is available at the
Housing front counter and new
property owners are informed by
Housing staff
This program is no longer provided
and will not be carried forward in the
new element,
E. Distribution of Housing
Opportunities Information
Housing Division Housing Division Budget Develop a program to distribute
information about housing
development opportunities on
commercial and industrial lots in the
City.
As feasible projects are identified
they are brought to the attention of
the development community
Housing will continue this program.
•••••nn•=1.1111. Draft — August 25, 2008 Conexus A-11City of Culver City Housing Element
Appendix A — Evaluation
Implementation
Measures/Programs
6. Revise Zoning Code
Implementation
Measure/Program Objectives Responsible Agency Funding Source Accomplishments Recommended Future Actions
Planning Division Planning Division Budget A. Permit Residential
Development in
Commercial or hidustrial
Zones to Exceed the R-4
Nine Units-Per-Lot Limit
Revise the Zoning Code to permit
residential devdopment within
specified commercial and industrial
zones to exceed the nine unit-per-
lot limit of RMO zoning.
In October 2005, a new Zoning
Code was approved, which included
mixed use development standards
allowing high density housing in
commercial zones and removed the
9 unit cap for mixed use
development. Industrial zones per
the General Plan and new Zoning
Code do not allow housing,
This program was completed and
need not be carried forward.
Planning Division Planning Division Budget B. Develop Standards for
Live/Work Units
Revise the Zoning Code to create
standards and incentives that
enable the provision of residential
units with nonresidential uses.
In October 2005, a new Zoning
Code was approved and it included
development standards that allow
live/work units at 35 du/acre, Prior
to passage of the new Zoning
Code, 7 Live Work Units along
Washington Blvd in the East
Washington Overlay Zone were
built.
This program was completed and
need not be carried forward.
Planning Division lanning Division Budget C, Condominium Conversion
Ordinance
Adopt a condominium conversion
ordinance that establishes
minimum housing quality
standards, preserves affordability,
and minimizes dislocation of
tenants.
In 2002 a new condominium
conversion ordinance was adopted
and was subsequently carried over
into the new Zoning Code in 2005.
This ordinance provides protection
for and addresses impacts to
existing tenants and establishes
housing quality standards.
This program was completed and
need not be carried forward,
Planning Division Planning Division Budget D, Develop Criteria for
Residential Units in
Commercial/ Industrial
Zones
Develop criteria to ensure that
residential units placed in
commercial and industrial zones
are compatible with the surrounding
uses in terms of rhythm, scale, and
design.
In 2005, the new Zoning Code was
approved with mixed use develop-
ment performance standards,
These standards protect the
residential portion of a mixed use
development from obtrusive ground
floor retail uses.
This program was completed and
need not be carried forward,
A-12 Conexus Draft — August 25, 2008City of Culver City Housing Element
Appendix A — Evaluation
Implementation
Measures/Programs Responsible Agency Funding Source
Implementation
Measure/Program Objectives Accomplishments Recommended Future Actions
E. Review of Zoning
Ordinance
Planning Division Planning Division Budget Complete a comprehensive review
of the Zoning Ordinance to
eliminate disincentives for
developing housing including, but
not limited to, parking requirements
for multiple-family units,
The new mixed use development
standards contained in the 2005
Zoning Code eliminated
disincentives for housing along
commercial zones, Parking
standards overall were not reduced
but were simplified to make it easier
for developers to design their
projects without confusing parking
requirements and layouts.
This program was completed and
need not be carried forward,
Conexus A-13 Draft — August 25, 2008City of Culver City Housing Element
Appendix A — Evaluation
Table A-2
Appropriateness of Housing Element Goals, Objectives and Policies
City of Culver City
2001 -2007
Goal/Objective/Policy Appropriateness
GOAL 1: Provide residential neighborhoods that offer current and future residents the qualities of a peaceful,
small-town environment
This Goal is still appropriate and it will be carried forward with
refinements.
Objective 1. Housing Maintenance. Attain a high-level of housing maintenance to assure the availability of decent
housing and to protect the quality of neighborhood environments,
This Objective is still appropriate and it will be carried forward with
refinements.
Policy 1.A Maintain a housing stock free of health or safety hazards, This policy is still appropriate and it will be carried forward.
Policy 13 Maintain quality neighborhood living environments throughout the entire City This policy is still appropriate and it will be carded forward.
Policy 1.0 Provide financial assistance to low-income and moderate-income households to encourage the
rehabilitation and adequate maintenance of existing housing units.
This policy is still appropriate and it will be carried forward with
refinements.
Policy 1.D Aggressively monitor the maintenance of residential properties and enforce the provisions of the
City's building code and property maintenance regulations.
This policy is still appropriate and it will be carried forward with
refinements,
Policy 1.E Promote assistance programs and enforce applicable health and safety standards to prevent severe
overcrowding in units,
This policy is still appropriate and it will be carried forward with
refinements.
Policy 1.F Enforce zoning and building code regulations to prevent the illegal conversion of garages and
accessory structures into dwelling units.
This policy is still appropriate and it will be carried forward.
Policy 1.G Promote measures that exceed the requirements of the State Energy conservation Standards to
reduce future operating costs.
The principles underlying this policy are still appropriate and the policy
will be carried forward with refinements,
Policy 1.H Encourage owners to retrofit existing housing units with resource conserving fixtures and to perform
energy saving measures,
The principles underlying this policy are covered by revised Policy 1.0
and this policy will not be carried forward,
GOAL 2: Provide a variety of housing opportunities that complement and enhance the City's goals for continued
economic vitality and prosperity.
This Goal is still appropriate and it will be carried forward with
refinements.
Objective 2. Housing Supply. Maintain opportunities for developing all types of housing while protecting the character and
stability of existing Culver City neighborhoods.
This Objective is still appropriate and it will be carried forward with
refinements.
Policy 2.A Provide for a residential lifestyle that is environmentally sound, aesthetically pleasing and that places a high
priority on quality development.
This policy is still appropriate and it will be carried forward with
refinements.
Policy 2.8 Coordinate the plans, programs, and policies of all City departments in order to create planned, orderly,
and citywide residential development adequately and efficiently served by a balance system of
transportation, community facilities, and public services sensitive to the environmental, recreational, social
and economic characteristic of the community.
This policy is still appropriate and it will be carried forward with
refinements.
Policy 2.0 Encourage the construction of compatible residential development on underdeveloped lots in
neighborhoods designated for two three or multiple-family housing.
The principles underlying this policy are still appropriate and will be
carried forward by Policy 2.E,
A-14 Con exus Draft — August 25,-2008City of Culver City Housing Element
Appendix A — Evaluation
GoaIfObjectiveiPolicy Appropriateness
Policy 2.D Allow residential development in industrial and commercial areas, only where such development protects
residents from adjacent uses and reinforces the primary character and use of the area,
The principles underlying this policy are still appropriate and the policy
will be carried forward with refinements.
Policy 2.8 Emphasize mixed residential/commercial development on the south side of Culver Boulevard between
Overland and Madison Avenues. (Land Use Element, Objectives and Policies Specific to the City's Sub-
Areas, Central Sub-Area, Objective 28. Policy 28.0).
This policy will be deleted because there is no need to emphasize
mixed use development in one particular area since the City has
adopted a comprehensive mixed use ordinance that applies to most
commercial zones.
Policy 2.F Investigate the potential for future housing and open space opportunities in the undeveloped areas of the
City. (Land Use Element, Goals, Objectives and Citywide Land Use Policies, Objective 2. Policy 2.C)
This policy is still appropriate and it will be carried forward,
Policy 2.G Promote access to transit and neighborhood services in new residential development. The principles underlying this policy are addressed by Policy 2.B and
accordingly this policy will be deleted.
Policy 2.H Consider the impact on schools when reviewing proposed housing projects. This policy is standard land use planning practice and will be deleted
from the new element.
Policy 2.1 Balance employment opportunities in the City with the supply of housing to ensure that people who work in
the City have a reasonable opportunity to live there and do not have to commute long distances and
contribute to regional traffic congestion and air pollution.
The principles underlying this policy are still appropriate and will be
carried forward with refinements,
Objective 3. Housing Affordability. Provide rental and home ownership housing opportunities that are compatible with the
range of income levels of all current and future Culver City residents.
This Objective is still appropriate and it will be carried forward with
refinements.
Policy 3.A Encourage the inclusion of a percentage of affordable housing units in new housing developments by
granting density bonuses of a least 25%, reduced parking requirements, relaxed development standards,
financial incentives and/or other appropriate means determined by the City. (Land Use Element, Goals,
Objectives and Citywide Land Use Policies, Objective 3. Policy 3.A)
The principles underlying this policy are still appropriate and will be
carried forward with refinements.
Policy 3.8 Actively support affordable housing development by private and non-profit housing developers. This policy is still appropriate and it will be carried forward,
Policy 3.0 Provide a balanced distribution of lower-income housing in order to eliminate the potential of creating areas
of high concentrations of any one type of household.
This policy is still appropriate and it will be carried forward with
refinements,
Policy 3.D Conserve existing affordable housing, particularly mobile homes (in mobile home parks), rental, and
assisted units.
This policy is still appropriate and it will be carried forward with
refinements.
Policy 3.E Develop standards to regulate the conversion of apartment units to condominiums to preserve rental
housing and to ensure a balance between the owner occupied and renter occupied housing needs of the
community. (Land Use Element, Goals, Objectives and Citywide Land Use Policies, Objective 3. Policy 3.0)
Action completed — no longer necessary.
_______
Objective 4. Housing Access. Improve access to quality housing for all members of the community by eliminating
discrimination, reducing physical constraints, increasing affordability, and supporting access to emergency shelter,
This Objective is still appropriate and it will be carried forward with
refinements.
Policy 4.A Continue efforts to promote development of housing available to all income and age levels. This policy is still appropriate and it will be carded forward with
refinements.
Policy 4.8 Promote housing opportunities for families of all income levels to help maintain the young, family-oriented
character of the City into the future.
This policy is still appropriate and it will be carried forward,
Policy 4.0 Actively assist first time home buyers to purchase housing with alternative financing mechanisms. This policy is still appropriate and it will be carded forward with
refinements.
A-15 Conexus Draft — August 25, 2008City of Culver City Housing Element
Appendix A — Evaluation
Goal/Objective/Policy Appropriateness
Policy 4.0 Minimize the extent of overpayment by lower-income households by assisting with rental-housing
payments,
This policy is still appropriate and it will be carried forward with
refinements.
Policy 4.E Continue efforts to promote fair housing and non-discrimination in housing sales and rentals by supporting
organizations that provide information, counseling and mediation on fair housing laws and landlord-tenant
disputes.
This policy is still appropriate and it will be carried forward with
refinements.
Policy 4.F Prohibit discrimination in the sale or renting of housing to anyone on the basis of their race, ethnicity,
national origin, sex, age, family status or sexual orientation.
This policy is still appropriate and it will be carried forward.
Policy 4.0 Combat red-lining practices in mortgage lending and insurance underwriting. This policy is still appropriate and it will be carried forward.
Policy 4.H Actively assist with the rehabilitation and construction of barrier-free housing for persons with disability. This policy is still appropriate and it will be carried forward with
refinements.
Policy 4.1 Assist homeless persons by referral to services and provision of emergency services. This policy is still appropriate and it will be carried forward.
Conexus A- 16 Draft — August 25, 2008City of Culver City Housing Element
Appendix A — Evaluation
Table A-3
Residential Development by Income Category
City of Culver City
1998 - 2007
Project
Area in
Acreage General Plan Zoning
IIIIIIMIIIIIIIIIIIIIMIIIIMMIMIIIIIIIII
Density
1998 - 2005
Total
'
,
2006 — 2007 (
To al
70
VL Low Mod Upper VL
IN1111111111111111111111111111
Low|10 10|Mod
14
Upper
47
Affordable Units*
Grandview Palms —
4061 Grand View
Boulevard
1.44 Med. Den.
Multi-Family
RMD 29 du/a or 41
units max
4178 Center St. 0.13 Low Density
Two-Family
III 2 units max/2
units built on
site 1 of which
is affordable**.
;
III|1010|1111|1010|IIIIIIIIIII
IN1111•111111111111111111
II
3975 Overland Ave.
Studio Royale
Planned
Residential
Development
Planned
District
(PD)
45.9 du/a or
101 du max.
101 du on site 3
of which are
affordable**.|1010|Market Rate Units** 11.111111111.111 111111111M=11117 1
11N11111111111111111 92
1111111111E111111131,11111E111=111111•111
Totals
* With affordability covenants
** Per Culver City Permits Plus Reporting System and State Controller's Report.
A-17 Draft August 25, 2008 CanexusCity of Culver City Housing Element
Appendix A — Evaluation
Table A-4
Progress in Achieving Quantified Objectives
City of Culver City
2001-2007
Program Category
Quantified
Objective
Progress
2001-05 2006-07
New Construction*
Very Low 38 1 -
Low 47 3 9
Moderate 46 - 14
Above Moderate 107 92 58
Total 238 96 81
Rehabilitation
Very Low 150 37 0
Low 150 25 0
Moderate 200 19 0
Above Moderate 37 0
Total 500 118 0
Conservation
Very Low 425 0
Low 60 0
Moderate 13 7
Above Moderate 0
Totals 485 13 7
'Quantified objective and progress for new construction covers the
period 1998-2007 consistent with the RHNA and extended
Housing Element planning period.
Conexus A-18 Draft — August 25, 2008
o sViCity of Culver City Housing Element
Appendix B — Residential Land Inventory
Appendix B
Residential Land Inventory - 2006-2014
1. Methodology and Assumptions
State law requires each city to include in the Housing Element an inventory of vacant
parcels having the potential for residential development, or "underutilized" parcels with
potential for additional development. The purpose of this inventory is to evaluate
whether there is sufficient capacity, based on the General Plan, zoning, development
standards, and infrastructure, to accommodate the City's fair share of regional growth
needs as identified in the Regional Housing Needs Assessment. If the inventory does not
identify sufficient sites with appropriate zoning to accommodate the City's new housing
needs, steps must be taken to provide additional sites for residential development, such
as through rezoning. Sites that are included in the land inventory are not required to be
developed at the density assumed in these tables; rather, this analysis represents an
estimate of the City's realistic development potential. Actual development will depend
on the intentions of each property owner, market conditions and other factors. In
addition, sites indicated as having potential for lower- or moderate-income housing are
not required to provide affordable housing. Such designations are only intended to
indicate where there is the potential for affordable housing based on allowable housing
type, density and market trends.
The detailed methodology and assumptions for the residential land inventory discussed in
Chapter Ill are provided below and summarized in Tables B-1 through B-5. In general,
there are three alternative ways for determining the affordability level of new housing
units.
1. Affordability Covenants. The most definitive method is through required
affordability covenants (i.e., requirements imposed upon or agreed to by the
project sponsor) that establish income limits for purchasers or tenants. Such
covenants are legally enforceable and binding upon the property owner for a
specified time period.
2. Market Rents. When covenants are not in place, affordability levels for
newly-built units are based on actual prices or rents. Table 11-19 (page 11-16)
describes current affordability levels along with the monthly rental costs or sales
prices that correspond with each level. Based on rental market data, most
surveyed apartments fall into the Above-Moderate income category since the
average monthly rent for 2-bedroom apartments was found to be $1,859 and the
upper limit of the Moderate-income category is $1,695 for a 4-person household. It
is assumed that few, if any, new apartments rent for rates below the average of
existing units unless required by affordability covenants.
3. Density. For potential new units in a city's land inventory, state law
establishes that affordability assumptions shall be based on density. The "default"
density for most metropolitan jurisdictions, including Culver City, is 30 units per
acre. This means that if the General Plan and zoning allow development at 30
units per acre or greater, these sites are considered to be suitable for lower-
Conexus B-1 Draft — August 25, 2008City of Culver City Housing Element
Appendix B Residential Land Inventory
income housing. State law also allows jurisdictions to establish an alternative to the
default density if local conditions and experience support a different density
assumption.
In Culver City, the maximum density in the Residential Medium Density (RMD) Zone
is 29 units per acre. One multi-family development, Grandview Palms senior
apartments, was built in the RMD zone during the new (2006-2014) planning
period. Although the "maximum" density is 29 units per acre, this project received
a density bonus that resulted in an actual project density of 48.6 units per acre. Of
the 70 units in this development, 9 (13% of all units) were low-income units and 14
(20% of units) were moderate-income units guaranteed through covenants. This
project demonstrates the feasibility of lower-income units to be built in the RMD
zone even though the maximum density is slightly lower than the default density.
In addition to the RMD Zone, multi-family housing is permitted in several
commercial zones at a density of 35 units per acre. Since this is greater than the
default density, all potential residential development in commercial zones is
assumed to suitable for lower-income housing.
As noted above, new development is not required to be sold or rented at
affordable rates unless otherwise required by covenants_ These tables indicate
potential development opportunities that are dependent on property owner
intentions and market conditions.
2. Affordable Units Built or Approved 2006-2007
Table B-1 summarizes projects bunt during 2006 and 2007. Under state law, new housing
units completed after January 1, 2006 are credited in the new planning period. One
large new project, Grandview Palms, with 70 units was built during this period. This project
included 33% of the units with income restrictions required by covenants. In addition, 11
new market-rate units were built.
Table B-2 summarizes projects that have been entitled but are not yet completed. They
are all in the building permit plan check phase and are mixed-use with ground floor
commercial and dwellings units above. The three projects summarized in Table B-2 have
been approved for a total of 45 units. Although these projects range in density from 29 to
65 units/acre, they have been assigned to the above-moderate category since they are
all being built as for-sale condo projects. The locations of the projects listed in Tables B-1
and B-2 are shown in Figure B-1.
3. Redevelopment Agency Comprehensive Housing Strategy
Concurrent with the 2008 Housing element update, the Culver City Redevelopment
Agency is updating its strategy for use of housing set-aside funds. Table B-3 summarizes
the Agency's eight priority projects for this planning period. Two of these projects are
Agency-owned sites. Because the Agency is devoting both staff and financial resources
to these projects, affordable units have a much higher likelihood of completion than with
privately-initiated developments. Some of these sites are currently vacant while others
B-2 Draft - August 25, 2008 ConexusCity of Culver City Housing Element Appendix B — Residential Land Inventory
will involve demolition and replacement. One of the sites (Wade) is a substantial
rehabilitation project that will qualify for RHNA credit under AB 438.
4. Vacant or Underutilized Land
Sites with proposed mixed-use projects are shown in Table B-4 and Figure B-1 (labeled
"Specific Plan sites"). All of these sites currently contain vacant or underutilized buildings.
These projects have a potential for approximately 461 additional lower-income units
based on proposed densities ranging from 35 to 65 units per acre.
Table B-5 and Figure B-4 summarize vacant parcels suitable for residential development.
All of these vacant sites are zoned Commercial but allow residential development as
part of a mixed-use project (with ground floor commercial/retail) and at a maximum
density of 35 units/acre. These parcels can accommodate a total of 65 new multi-family
dwelling units with ground floor commercial/retail. Since the allowable density is greater
than the default density of 30 units/acre, all of these sites are assigned to the Lower-
income category. A density of 35 units/acre is assumed for purposes of estimating site
capacity, which is consistent with other approved and proposed mixed-use projects (see
Tables B-2 and B-3). There are no known vacant sites zoned Residential in the city.
Table 8-6 and Figure 13-3 summarize underdeveloped parcels zoned RMD (Residential
Medium Density). The majority of these properties are less than 8,000 square feet in size
and currently are developed with single-family homes or duplexes, although there are
some larger parcels with multi-unit apartment buildings. The total capacity for additional
development on these parcels is 788 units, which is based on the development standard
of 1,500 square feet of land area per unit. This translates to 29 du/acre in the RMD-zoned
areas. Many such areas previously developed with single-family and 2-family dwellings
have been redeveloped within the last 10 years as 4- to 6-unit townhome style
condominiums. This overturning of land from single- and 2-family to multi-family units in
the RMD zoned areas appears to be a steady "land recycling" process.
Table 8-7 and Figure B-2 summarize underutilized commercial sites considered to have
high redevelopment potential. All five of these sites contain boarded-up or vacant
buildings (not vacant land). At an allowed density of 35 units/acre, these sites have the
potential for 111 Lower-income units.
Table B-8 contains a list of all other commercially-zoned sites that allow mixed-use
development and have residential development potential. These sites encompass a
total of over 200 acres with a total development potential of over 7,300 new units. All of
these sites are currently developed with commercial uses.
Conexus B-3 Draft — August 25, 2008Appendix B — Residential Land Inventory City of Culver City Housing Element
Table B-1
Residential Units Completed 2006-07
Project
Site
Acreage
General
Plan Zoning
Allowable
Density
Project . i
Density
2006 — 2007
Total
very|109| L
. ow L ow Mod o Upper
Grandview Palms*
4061 Grand View Boulevard
1,44
Med. Den.
Multi-Fam.
RMD
29 du/a or 41
48.6 du/ac
units max
9 14 47 70
1121 MEM 01.11 1111=111111
58 IIMI
Totals
IMIIIIIMIMINIIMINIII. 9 ME
Notes:
'Senior apartments with density bonus and affordability covenants
Table B-2
Residential Units Approved/Not Completed
Project Site Acreage
General
Plan Zoning
Allowable
Density
Project Density
(du/acre)
2006 — 2007
Total
VIA Mod
Above
Mod
9900 Culver Blvd* 0.41 Downtown CD 35 du/acre 43.9 18* 18
13365 Washington Blvd*
0.30
General
Corridor
CG 35 du/acre 65 19* 19
11281 Washington Place*
0.28
Neighborhood
Serving
CG 35 du/acre 28.6 8* 8
Totals 45 45
*Note: Although these projects exceed the default density, they are assumed to be above-moderate income because they are for-sale condos,
8-4 Conexus Draft — August 25, 2008City of Culver City Housing Element
Appendix B — Residential Land Inventory
Table B-3
Redevelopment Agency Housing Strategy Sites
Site
Site
Area
Acres Zoning General Plan
Allowable
Density
Proposed
Density
Existing Use
Income Category
VL Low I Mod Market
I_
4044-4068 GLOBE * 24,879 0.57 R2
Low Density
Two Family
2 units/lot 21 du/acre
7 surplus
Cal trans parcels
- - 8 4
4075 LAFAYETTE '
(9743-9749 Braddock)
7,700 0.18 R4
Medium
Density
Multiple
Family
29 du/acre 33 du/acre
1 group home to
be removed
2 2 -
WADE** 31,584 0.72
—
RLD
Low Density
Multiple
Family
1 unit/2,904
Sq.Ft. of Net Lot
Area
56 du/acre
40 existing units
(substantial
rehab)
12 12 16 -
MIDWAY 6,500 0.15 RMD
Medium
Density
Multiple
Family
29 du/acre 40 du/acre Vacant 1 1 2 2
VENICE 20,871 0.48 RMID
Medium
Density
Multiple
Family
29 du/acre 31 du/acre
10 older SF to be
removed
4 7 -
SEPULVEDA/
R SENIO HOUSING
36,000 0.83
General
Corridor
35 du/acre 40 du/acre Vacant 20 13 - -
40
W. WASHINGTON
PLACE (Grand View)
206,418 4.74 RMD
Meoium
Density
29 du/acre
Multiple
Family
27 du/acre
12 4-plexes to be
removed
20 32 35
EXCEPTIONAL
CHILDREN'S
FOUNDATION (ECF
77,120 1,77
General
C orridor 35 du/acre 28 du/acre
Existing office-
new units to be 40 10
added
- -
GRAND TOTAL
IMMEIIIIMIIIMMIMENIMMIIIIIMMIIIII 62
67 41
B-5 Conexus Draft — August 25, 2008City of Culver City Housing Element
Appendix B - Residential Land Inventory
Table B-4
Proposed Mixed-Use Projects (under review)
Site Address
Site Area
Sq. Ft.
Site Area
Acres
General
Plan Zoning
Proposed
Number Of
Units
Proposed
Density Existing Use
4043 Irving Place 24,015 0.55 Downtown CD/CG 26 47.3 Parking lot (privately owned)
8770 Washington Blvd (Czucker) 77,126 1.77 General
Corridor
CG/EWO 115 65.0 Vacant commercial building
8810 - 8850 Washington Blvd (Brentwood/Fairfield) 89,734 2.06 General
Corridor
1G 133 64,6 Vacant car dealership
8824-8846 National Blvd;
8803 Washington Blvd;
8829-8843 Exposition Blvd; Exposition RN/; Portion of
Metro R/W;
(WASHINGTON/ NATIONAL)
125,888 2.89 General
Corridor
IG 187 643 Vacant commercial buildings
TOTALS 338,278 7,76 461
8-6 Draft — August 25, 2008 ConexusCity of Culver City Housing Element
Appendix B — Residential Land Inventory
Table B-5
Vacant Land Inventory
Culver City
Site Address
—.
Parcel Size
(Sq.Ft.)
Parcel Size
(Acres)
General
Plan Zoning
Income Category
Total*
Lower Mod Above Mod
3800 Sepulveda Blvd 13,001 0.30
.
General Corridor CG 10
- _
10
3948 Sepulveda Blvd 29,483 0.68 General Corridor CG 23 23
11012 Washington Blvd 2,242 0.05 General Corridor CG 1 1
11014 Washington Blvd 2,247 0.05 General Corridor CG 1 1
11056 Washington Blvd 19,756 0.45 General Corridor CG 15 15
11962 Washington Blvd 9,290 0.21 General Corridor CG 7 7
11192-11198 Washington Place 10,083 0.23 General Corridor CG 8 8
GRAND TOTAL 86,102 1.97 65 65
*Based on 35 dukc
Note: there are no vacant parcels in the city with residential zoning.
8-7 Draft — August 25, 2008 ConexusCify of Culver City Housing Element
Appendix B - Residential Land Inventory
Table B-6
Underdeveloped RMD Parcels
Culver City
Address
Square
Footage
it Units
Existing
#U nits
Allowed
Under
Dev.?
# Units
Under Dev.
Structure
Type
Bentley Ave.
3823 4744 1 3.2 Y 2 SF
3826128130 6591 3 4.4 Y 1 Triplex
3827 5003 1 3.3 Y 2 SF
3832 6600 1 4.4 Y 3 SF
3833 4994 1 3.3 Y 2 SF
3837 5030 1 3.4 Y 2 SF
3842 6610 1 4.4 Y 3 SF
3843 5003 1 3.3 Y 2 SF
3846 6403 1 4.3 Y 3 SF
3846: New Housing Under Construction NA NA NA NA NA NA
3847 5000 3 3.3 N 0 MF
3853 4996 1 3.3 Y 2 SF
3856/58 6604 2 4.4 Y 2 Duplex
3857 5005 1 3.3 Y 2 SF
3862 6610 1 4.4 Y 3 SF
3867 4994 1 3.3 Y 2 SF
3873: New Housing Under Construction NA NA NA NA NA NA
3900 6548 1 4.4 Y 3 SF
3901 7448 2 5.0 Y 3 Duplex
3908/10 6604 2 4.4 Y 2 Duplex
3914 6597 1 4.4 Y 3 SF
3918 6604 1 4.4 Y 3 1
3919 4997 1 3.3 Y 2
3921 5002 1 3.3 Y 2 1
3924/26 6590 2 4.4 Y 2 Duplex
3928 6597 1 4.4 Y 3 1
3929131 5002 2 3.3 Y 1 Duplex
3934/36 6597 2 4.4 Y 2 Duplex
3944 6597 1 4.4 Y 3 1
3951 4999 1 3.3 Y 2 1
3952 3298 1 2.2 Y 1 1
3955 4999 1 3.3 V 2 1
3959/61 4994 2 3.3 Y 1 Duplex
(big) Culver Blvd.
10920/24 4507 2 3.0 Y 1 Duplex
10926/30 4503 2 3.0 Y 1 Duplex
10936 4506 1 3.0 Y 2 SF
10944 4505 1 3.0 V 2 SF
10972 4501 1 3.0 Y 2 SF
11022 4511 1 3.0 Y 2 SF
11028 4511 1 3.0 Y 2 SF
11036 4504 1 3.0 Y 2 SF
11044 4511 1 3.0 Y 2 SF
11060 4507 1 3.0 Y 2 SF
11068 4505 1 3.0 Y 2 SF I
Conexus
B-8
Draft - August 25, 2008City of Culver City Housing Element
Appendix B - Residential Land Inventory
Address
Square
Footage
# Units
Existing
#Units
Allowed
Under
Dev.?
# Units
Under Dev.
Structure
Type
11114 4491 1 3.0 Y 2 SF
11116 2251 1 1.5 N 0 SF
11124 4496 1 3.0 2 SF
11128 4500 1 3.0 Y 2 SF
11132 4496 1 3.0 Y 2 SF
11138 4498 1 3.0 Y 2 SF
11178 10801 23 7.2 N 0 MF
11232 4856 1 3.2 Y 2 SF
11236/36 1 A138 4858 3 3.2 N 0 Triplex
11242/44 4860 2 3.2 Y 1 Duplex
11246/46¼ 2897 2 1.9 N 0 Duplex
11250/54 6455 2 4.3 r 2 Duplex
Braddock Dr.
9979 2246 1 1.5 N 0 SF
9983/89/99 8104 2 5.4 Y 3 Duplex
College Ave.
3816 7535 1 5.0 Y 4 SF
3817 7501 1 5.0 Y 4 SF
3822 7537 1 5.0 Y 4 SF
3823 7501 1 5.0 Y 4 SF
3837 7498 1 5.0 Y 4 SF
3845 7501 1 5.0 Y 4 SF
3848/50 7544 2 5.0 Y 3 Duplex
3851 7507 2 5.0 Y 3 Duplex
3859 7500 1 5.0 Y 4 SF
Duquesne Ave.
4021/23 6753 2 4.5 Y 2 Duplex
4021/23 6753 2 4.5 Y 2 Duplex
4025 6749 1 4.5 Y 3 SF
4025 6749 1 4.5 Y 3 SF
4033 6750 1 4.5 Y 4 SF
4037 6749 2 4.5 Y 2 Duplex
4041/43/45 6750 3 4.5 Y 1 Triplex
4047 6750 3 4.5 Y 1 Triplex
4053 6746 3 4.5 Y 1 Triplex
Duplex
Duplex
SF
MF
4109/11 6744 2 4.5 Y 2 Duplex
4110 6755 2 4.5 V 2 Duplex
4119/21 6742 2 4.5 Y 2 Duplex
4120 6744 1 4.5 Y 3 SF
4122 6752 2 4.5 Y 2 Duplex
4134/36 6741 2 4.5 Y 2 Duplex
4135 6753 2 4.5 Y 2 Duplex
4140/42 6250 2 4.2 Y 2 Duplex
4141 6745 1 4.5 Y 3 SF
4145 6747 1 4.5 r 3 SF
4151/53 6747 2 4.5 r 2 Duplex
4154/56 6748 2 4.5 Y 2 Duplex
4155 6753 1 4.5 Y 3 SF
Draft- August 25, 2008 B-9 ConexusCity of Culver City Housing Element
Appendix B Residential Land Inventory
Address
Square
Footage
# Units
Existing
#Units
Allowed
Under
Dev.?
# Units
Under Dev.
Structure
Type
4159/61 6748 2 4.5 Y 2 Duplex
4160 6247 5 4.2 N 0 ME
4168/70 6744 2 4.5 Y 2 Duplex
4172/74/76 6756 3 4.5 Y 2 Triplex
4175/77 6752 2 4.5 Y 3 Duplex
4180 6749 1 4.5 Y 3 SF
4185
6746 1 4.5 Y 3 SF
4194 6253 6 4.0 N 0 ME
4210 6722 1 4.5 Y 3 SE
4214 6745 1 4.5 Y 3 SF
4231 6744 1 4.5 Y 3 SF
4234 6745 6 4.5 N 0 MF
4241 6753 1 4.5 Y 3 SF
4314 8540 1 5.7 V 4 SF
4320
6748 1 4.5 Y 3 SF
Elenda St.
4057 4814 1 3.2 Y 2 SF
4061 4822 1 3.2 Y 2 SF
4073
4738 1 3.2 V 2 SF
4077 4831 1 3.2 Y 2 SF
4081 4838 1 3.2 Y 2 SF
4103 4858 1 3.2 Y 2 SF
4107 4876 1 3.3 Y 2 SE
4111 4893 1 3.3 Y 2 SF
4117 5169 1 3.4 Y 2 SF
4119 4891 1 3.3 Y 2 SF
,
Girard Ave.
3817 6441 1 4.3 V 3 SF
3822 6131 1 4.1 Y 3 SF
3823 6450 1 4.3 Y 3 SF
3826 6132 1 4.1 Y 3 SF
3833
6454 1 4.3 Y 3 SF
3834 6134 1 4.0 Y 3 SF
3840 6004 1 4.0 Y 3 SF
3844 6002 1 4.0 Y 3 SF
3847 6449 3 4.3 Y 1 ME
3848
5999 1 4.0 Y 3 SF
3853 6449 1 4.3 Y 3 SF
3857 6454 1 4.3 Y 3 SF
3858 New Housing Under Construction NA NA NA NA NA NA
3864 6005 1 4.0 Y 3 SF
3868 6003 1 4.0 Y 3 SF
3873
6977 1 4.7 Y 3 SF
3900 6004 1 4.0 Y 3 SF
3906 6140 1 4.0 Y 3 SF
Huron Ave.
3816/18 7509 2 5.0 Y 3 Duplex
3817 7505 1 5.0 V 4 SF
3822 7489 1 5.0 Y 4 SF
3836
7495 1 5.0 Y 4 SF
3837 7497 1 I 5.0 Y 4 SF
3840/401/2 /42 7500|109| 1 5.0 Y 2 Triplex
Conexus B-10 Draft - August 25, 2008City of Culver City Housing Element
Appendix B - Residential Land Inventory
Address
Square
Footage
# Units
Existing
#Units
Allowed
Under
Dev.?
# Units
Under Dev.
Structure
Type
3846 7501 1 5.0 Y 4 SF
3847 7501 1 5.0 Y 4 SF
3851/53 7507 2 5.0 Y 3 Duplex
3862 7505 1 5.0 Y 4 SF
3906 7485 1 5.0 Y 4 SF
3907 2497 1 1.7 N 0 SF
3910/12 7474 2 5.0 r 3 Duplex
3614-16Y 7448 4 5.0 Y 1 MF
3921123 7503 2 5.0 Y 3 Duplex
3924 7471 2 5.0 V 3 Duplex
3930 7464 1 5.0 Y 4 SF
3933 7500 3 5.0 Y 2 Triplex
3935 7500 1 5.0 Y 4 SF
3940/42 7452 2 5.0 Y 3 Duplex
3944146 7454 2 5.0 V 3 Duplex
3947 7506 2 5.0 Y 3 Duplex
3950 7449 1 5.0 Y 4 SF
3951 7493 4 5.0 Y 1 MF
3957 7506 3 5.0 Y 2 Triplex
Irving Pl.
4061 12456 4 8.3 Y 4 MF
- 4063 12457 5 8 Y 3 ME
4065/65
1/ 2
7705 2 5.1 Y 3 Duplex
4071/7114/73 7704 3 5.1 V 2 Triplex
4075 4739 1 3.2 Y 2 SF
Jackson Ave.
4021 6754 1 4.5 Y 3 SF
4025 6750 1 4.5 `I 3 SF
4026 3610 1 2.4 Y 1 SF
4028 3752 1 2.5 Y I SF
4030/32 6750 2 4.5 V 2 Duplex
4031 13505 9 9.0 N 0 ME
4034 6749 1 4.5 Y 3 SF
4036 2951 1 2.0 V 1 SF
4039 3182 1 2.1 Y 1 SF
4042 3064 1 2.0 Y 1 SF
4043 3675 1 2.5 Y 1 SF
4045 6748 1 4.5 Y 3 SF
4048 6750 1 4.5 Y 3 SF
4048-58 17914 6 9.0 Y 3 MF
4052 6749 3 4.5 Y 1 Triplex
4055 6746 1 4.5 Y 3 SF
4058 6745 2 4.5 Y 2 Duplex
4061/63 6757 2 4.5 Y 2 Duplex
4066 6752 1 4.5 Y 3 SF
4068 2044 1 1.4 N 0 SF
4069 6750 1 4.5 Y 3 SF
4069/71/73 6749 3 4.5 Y 1 Triplex
4070 2490 1 1.7 N 0 SF
4072174 6752 2 4.5 Y 2 Duplex
4075 6757 1 4.5 Y 3 SF
4075 6749 1 4.5 V 3 SF
Draft - August 25, 2008 3-11 Co nexusCity of Culver City Housing Element
Appendix B - Residential Land Inventory
Address
Square
Footage
# Units
Existing
#Units
Allowed
Under
Dev.?
# Units
Under Dev.
Structure
Type
4079 6748 1 4.5 Y 3 SF
4079 6750 1 4.5 Y 3 SF
4082 3995 1 2.7 Y 1 SF
Kinston Ave.
5439-45 5722 4 3.8 N 0 MF
5516 5730 1 3.8 Y 2 SF
5564-70 5725 4 3.8 N 0 MF
5587-93 5727 4 3.8 N 0 MF
Lafayette Pl.
4055 8496 10 5.7 N 0 1v1F
4061 9115 8 6.1 N 0 ME
Lincoln Ave.
4017 7533 4 5.0 Y 1 MF
4022 6751 2 4.5 Y 2 Duplex
4024 6753 3 4.5 Y 1 MF
4030132134 6751 3 4.5 Y MF
4033 6751 1 4.5 Y 3 SF
4038 6753 1 4.5 Y 3 SF
4044 6751 1 4.5 Y 3 SF
4048 6746 1 4.5 Y 3 SF
4052 6750 1 4.5 Y 3 SF
4058 6750 1 4.5 Y 3 SF
4063 6748 1 4.5 Y 3 SF
4064 6749 1 4.5 Y 3 SE
4068 6750 1 4.5 Y 3 SF
4074 6750 1 4.5 Y 3 SF
4077 4652 1 3.1 Y 2 SF
4078 6750 1 4.5 Y 3 SF
(lithe) Culver Blvd.
10907 2463 1 1.5 N 0 SF
10911 2284 1 1,5 N 0 SF
10915 2265 1 1.5 N 0 SF
10923 2309 1 1.5 N 0 SF
10929 2209 1 1.5 N 0 SF
10935 2266 1 1.5 N 0 SF
10959-99 4512 4 3.0 N 0 MF
11019121/23 2647 3 1.8 N 0 Triplex
11049 2883 1 1.9 N 0 SF
11057 2831 1 1.9 N 0 SF
11113/15 5000 2 3.3 Y. 1 Duplex
11119/21 4995 2 3.3 Y 1 Duplex
11125/27 5001 2 3.3 Y 1 Duplex
11133 3105 1 2 Y 1 SF
11147 4995 1 3.3 Y 2 SF
11151/55 5005 2 3.3 Y 1 Duplex
11163 3028 I 2.0 Y 1 SF
11171 5002 1 3.3 V 2 SF
11175 4997 1 3.3 Y 2 SF
11179 4182 _ 1 2.8 Y 1 SF
8-12 Draft - August 25, 2008 CanexusCity of Culver City Housing Element
Appendix B - Residential Land Inventory
Address
Square
Footage
# Units
Existing
#Units
Allowed
Under
Dev.?
# Units
Under Dev.
Structure
Type
Lucerne Ave.
9500 3871 1 2.6 Y 1 SF
9510 3867 1 2.6 Y 1 SF
9842-9646 20631 3 9.0 Y 6 Triplex
9650/52 9652 2 6A Y 4 Duplex
Madison Ave.
4022/24 6751 2 4.5 Y 2 Duplex
4026/28 6751 2 4.5 Y 2 Duplex
4034 6751 1 4.5 Y 3 SF
4063/65 6749 2 4.5 Y 2 Duplex
4068 6751 1 4.5 Y 3 SF
4069 6750 1 4.5 V 3 SF
4070/72/74 6749 3 4.5 Y 1 Triplex
4073/75 6750 2 4.5 Y 2 Duplex
4077/79 4497 2 3.0 Y 1 Duplex
Vacant Lot North of 4034 6751 0 4.5 Y 4 Vacant
Matteson Ave.
11040 9218 3 6 Y 3 Triplex
11043 5841 1 1.6 N 0 SF
11108 2462 1 1.6 N 0 SF
Midway
3815 4141 1 2.8 r 1 SF
3817 4181 1 2.8 Y 1 SF
3819 4168 1 2.8 Y 1 SF
3823 4178 1 2.8 Y 1 SF
3827 4170 1 2.8 Y 1 SF
3831 4689 1 3.1 r 2 SF
3853 6227 4 4.2 NJ 0 MF
3863 6127 1 4.1 V 3 SF
Overland Ave.
5109/5111 4999 2 3.3 Y 1 Duplex
5113/5117 4991 2 3.3 Y 1 Duplex
5119/21 4998 2 3.3 Y 1 Duplex
5129 5002 1 3.3 Y 2 SF
5131 5002 1 3.3 Y 2 SF
5141/43 5002 2 3.3 Y 1 Duplex
5145/47 5002 2 3.3 Y 1 Duplex
Piggott Dr.
11160 4996 3 3.3 N 0 Triplex
11163 6939 1 4.6 Y 3 SF
11164 4996 1 3.3 Y 2 SF
11166/68 4998 2 3.3 Y 1 Duplex
11169 5064 1 3.4 Y 2 SF
11170 4242 1 2.8 Y 1 SF
11173 5064 1 3.4 Y 2 SF
Prospect Ave.
3822 7505 1 5.0 Y 4 SF
3832 7501 1 5.0 Y 4 SF
3857/59 7496 2 5.0 Y 3 Duplex
3864 7500 2 5.0 Y 3 Duplex
3866/68 7505 2 5.0 Y 3 Duplex
Conexus 13-13 Draf t -August 25, 2008City of Culver City Rousing Element
Appendix B - Residential Land Inventory
Address
Square
Footage
# Units
Existing
#Units
Allowed
Under
Dev.?
# Units
Under Dev.
Structure
Type
3907 7497 1 5.0 Y 4 SF
3914 7502 4 5.0 Y 1 MF
3916 7501 4 5.0 Y 1 ME
3931 7511 2 5.0 Y 3 Duplex
3947/49 7533 2 5.0 V 3 Duplex
3951/53 7524 3 5.0 Y 2 Triplex
Sawtelie Blvd.
3821/23 6288 2 4 Y 2 Duplex
3823125/25 % 6288 3 4 Y 1 Triplex
3833 6293 3 4.2 Y 1 Triplex
3845 6299 1 4.2 Y 3 SF
3855/57 6296 2 4.2 Y 2 Duplex
3922 7494 10 5.0 N 0 ME
3928 4994 6 3.3 N 0 MF
3931/33/35 6325 3 4.2 Y 1 Triplex
3938/40/42 4987 3 3.3 N 0 Triplex
3941/43/45/451/2 6331 4 4.2 N 0 MF
3954 4985 1 3.3 Y 2 SF
3962 7980 3 5.3 N 2 Triplex
3980 5864 1 3.9 Y 2 SF
4014 6627 1 4.4 Y 3 SF
4017 7395 1 4.9 '7 3 SF
4018 5493 1 3.7 Y 2 SF
4023 6847 1 4.6 V 3 SF
4028 4122 1 2.7 Y I SF
4029 6780 1 4.5 Y 3 SF
4030 4121 1 2.7 Y 1 SF
4032 5490 1 3.7 Y 2 SF
4033 6705 1 4.5 Y 3 SF
4036 5502 1 3.7 Y 2 SF
4037 6632 1 4.4 Y 3 SF
4041 6557 1 4.4 Y 3 SF
4041/45 6557 3 4.4 Y 1 Triplex
4042 5487 1 3.7 Y 2 SF
4047 6491 1 4.3 Y 3 SF
4051 6417 1 4.3 Y 3 SF
4066 4880 1 3.3 Y 2 SF
4069/71 5496 2 3.7 Y 1 Duplex
4072 5491 1 3.7 V 2 SF
4076 5488 1 3.7 Y 2 SF
4081 2748 1 1.8 N 0 SF
4.082 5488 1 3.7 Y 2 SF
4083 2731 1 1.8 N 0 SF
4086 5487 1 3.7 Y 2 SF
4087 5513 1 3.7 V 2 SF
4094 4816 1 3.2 Y 2 SF
4220 5138 1 3.4 Y 2 SF
4224 5158 1 3.4 Y 2 SF
4225 5232 1 3.5 Y 2 SF
4229 5252 1 3.5 V 2 SF
4230 5180 1 3.5 V 2 SF
4235 5272 1 3.5 Y 2 SF
Con exus 8-14 Draft - August 25, 2008
0,3City of Culver City Housing Element
Appendix B - Residential Land Inventory
Address
Square
Footage
# Units
Existing
#Units
Allowed
Under
Dev.?
# Units
Under Dev.
Structure
Type
4240 5222 1 3.5 Y 2 SF
4244 5242 1 3.5 Y 2 SF
4249 5332 1 3.5 Y 2 SF
4250 5264 4 3.5 N 0 MF
4254 5285 1 3.5 Y 2 SF
4255 5353 1 3.6 Y 2 SF
4260 5307 1 3.5 Y 2 SF
4263165 5394 2 3.6 Y 1 Duplex
4264 5327 1 3.6 Y 2 SF
4269 5414 1 3.6 Y 2 SF
4270 5280 1 3.5 Y 2 SF
4273 5434 1 3.6 Y 2 SF
4281 5455 2 3.6 r 1 Duplex
4331 5111 1 3.4 Y 2 SF
4335 5126 1 3.4 Y 2 SF
4339 5141 1 3.4 Y 2 SF
4341 10170 6 6.8 N 0 MF
Tilden Ave.
3811 6049 3 4.0 Y 1 Triplex
3813 6049 1 4.0 Y 3 SF
3815 6093 1 4.1 Y 3 SF
3819/21/23 7771 3 5.2 Y 2 Triplex
3822 4992 3 3.3 N 0 Triplex
3872f74 5859 2 3.9 Y 1 Duplex
3906 9218 1 6.1 Y 5 SF
3912/14 7273 2 4.8 Y 2 Duplex
3924/26 8994 2 6.0 Y 4 Duplex
3941 7778 3 5.2 Y 2 Triplex
3944 7075 1 4.7 Y 3 SF
3948 7164 2 4.8 Y 2 Duplex
3956 7053 1 4.7 Y 3 SF
3971 6114 1 4.1 Y 3 SF
3980/82 7059 2 4.7 Y 2 Duplex
3984/86 7159 2 4.8 Y 2 Duplex
Van Buren PI,
3934 7847 8 5.2 N 0 MF
3938/40 7912 2 5.3 Y 3 Duplex
4000 7773 2 5.2 `I 3 Duplex
4014 7623 1 5.1 Y 4 SF
4209 7148 1 4.7 Y 3 SF
4215 5730 1 3.8 Y 2 SF
Westwood Blvd.
3813 6359 3 4.2 `I 1 Triplex
3821 6259 3 4.2 Y 1 Triplex
3834-364 6259 4 4.2 N 0 MF
3840 6259 1 4.2 Y 3 SF
3841 6259 1 4.2 Y 3 SF
3850 6259 1 4.2 Y 3 SF
3851 6263 1 4.2 Y 3 SF
3856 6227 1 4.2 Y 3 SF
3862 6218 1 4.1 Y 3 SF
Conexus 8-15 Draft - August 25, 2008City of Culver City Housing Element
Appendix B — Residential Land Inventory
Address
Square
Footage
# Units
Existing
#Units
Allowed
Under
Dev.?
# Units
Under Dev.
Structure
Type
3866 5007 1 3.3 Y 2 SF
3867 4692 1 3.1 Y 2 SF
3869 4698 1 3.1 Y 2 SF
3871 4802 1 3.2 Y 2 SF
Total No. of Parcels: 381 Total No Of Potential Units:788
Con exus B-1 6 Draft — August 25, 2008
)5City of Culver City Housing Element
Appendix B — Residential Land Inventory
Table B-7
Underutilized Commercial Parcels - High Potential
Culver City
Site Address
Site Area
(Sq.Ft.)
Site Area
(Acreage) General Plan Zoning
Potential
Units* Existing Use
4130 Overland 48,520 1.11 Neighborhood
Serving Corridor
CN 38 Vacant commercial building
4114 Sepulveda Blvd -11184 Washington Blvd 60,008 1.37 General Corridor CG 47 Vacant commercial building
11020 and 11018 Washington Blvd 4,491 0,10 General Corridor CG 3 Vacant commercial building
12568 Washington Blvd 16,676 0.38 General Corridor CG 13 Vacant commercial building
12912-12924 Washington Blvd 12,746 0.29 General Corridor CG 10 Vacant commercial building
GRAND TOTAL 142A41 3.25 111
'Assumes 35 units/acre
13- 17 Draft — August 25, 2008 Co nexusCity of Culver City Housing Element
Appendix B - Residential Land Inventory
Table B-8
Other Underutilized Commercial Parcels
Culver City
Zone AIN Address Acres Sq. FL
CD 4206023001 9400 Washington Blvd 0.15 6,587
CD 4206023002 9412 Washington Blvd 0.17 7,432
CD 4206023003 9426 Washington Blvd 0.12 5,085
CD 4206023004 3912 Van Buren PI 0.07 3,219
CD 4206023005 Unavailable 0.14 6,196
CD 4206023006 3928 Van Buren P1 0.21 9,357
CD 4206027006 9548 Washington Blvd 0.16 6,993
CD 4206027007 9540 Washington Blvd 0.17 7,204
CD 4206027010 3927 Van Buren PI 0.18 7,993
CD 4206027012 Unavailable 0.13 5,602
CD 4206027905 Unavailable 1.08 47,149
CD 4206028005 3846 Cardiff Ave 0.22 9,757
CD 4206028006 3819 Main St 0.07 3,207
CD 4206028009 3837 Main St 0.07 3,255
CD 4206028010 3839 Main St 0.09 3,985
CD 4206028013 9423 Culver Blvd 0.06 2,789
CD 4206028014 9429 Culver Blvd 0.06 2,799
CD 4206028015 9441 Culver Blvd 0.13 5,584
CD 4206028016 9447 Culver Blvd 0.19 8,306
CD 4206028017 3843 Main St 0.22 9,788
CD 4206028018 3825 Main St 0.22 9,758
CD 4206028900 Unavailable 0.30 12,957
CD 4206028901 Unavailable 0.09 3,935
CD 4206029028 9400 Culver Blvd 0.13 5,686
CD 4206030005 3820 Main St 0.06 2,515
CD 4206030006 3826 Main St 0.06 2,510
CD 4206030007 3830 Main St 0.06 2,516
CD 4206030008 3834 Main St 0.06 2,516
CD 4206030009 3838 Main St 0.06 2,506
CD 4206030010 3840 Main St 0,06 2,516
CD 4206030011 3850 Main St 0.11 4,614
CD 4206030013 9343 Culver Blvd 0.10 4,311
CD 4206030018 9335 Culver Blvd 0.25 10,784
CD 4206030019 9355 Culver Blvd 0.14 5,966
CD 4206030901 Unavailable 0.16 7,175
CD 4207001008 3816 Watseka Ave 0.15 6,448
CD 4207001027 3859 Cardiff Ave 0.12 5,248
CD 4207001028 9501 Culver Blvd 0.12 5,331
CD 4207001029 9517 Culver Blvd 0.06 2,533
CD 4207001031 9523 Culver Blvd 0.06 2,532
CD 4207001032 Unavailable 0.06 2,524
CD 4207001033 9531 Culver Blvd 0.06 2,529
CD 4207001034 9537 Culver Blvd 0.06 2,525
CD 4207001035 9543 Culver Blvd Unit 100 0.19 8,157
CD 4207001800 3840 Watseka Ave 0.45 19,514
CD 4207001801 Unavailable 0.22 9,705
CD 4207001802 Unavailable 0.07 3,001
CD 4207001805 Unavailable 0.48 21,014
CD 4207001900 3844 Watseka Ave 0.15 6,505
CD 4207001901 Unavailable 0.03 1,306
Con exus B-18 Draft - August 25, 2008City of Culver City Housing Element
Appendix B - Residential Land Inventory
Zone AIN I Address Acres Sq. Ft
CD 4207001902 Unavailable 0.19 8,168
CD 4207001903 3844 Watseka Ave 0,15 6,494
CD 4207002015 3817 Watseka Ave 0.17 7,254
CD 4207002016 3835 Watseka Ave 0.17 7,260
CD 4207002017 Unavailable 0,08 3,630
CD 4207002018 Unavailable 0.08 3,630
CD 4207002022 3871 Watseka Ave 0.17 7,263
CD 4207002023 9701 Washington Blvd 0.28 12,402
CD 4207002024 9723 Washington Blvd 0.22 9,51
CD 4207002025 9727 Washington Blvd 0.27 11,871
CD 4207002803 Unavailable 0.64 28,024
CD 4207003017 Unavailable 0,23 10,186
CD 4207006002 9806 Washington Blvd 0.06 2,428
CD 4207006003 9808 Washington Blvd 0.14 6,171
CD 4207006025 9720 VVashin ton Blvd 0.17 7,584
CD 4207006026 9729 Culver Blvd 0.09 3,919
CD 4207006914 Unavailable 0.33 14,525
CD 4207006915 9763 Culver Blvd 0.15 6,597
CD 4207007900 9614 Culver Blvd 0.12 5,136
CD 4207007903 Unavailable 0.86 37,339
CD 4207007904 Unavailable 0.17 7,391
CD 4207007905 Unavailable 0.10 4,299
CD 4207007906 Unavailable 0.17 7,205
CD 4207007907 Unavailable 0.55 24,014
CO 4134001001 5915 Sepulveda Blvd 0.50 21,757
CO 4134001016 5901 Sepulveda Blvd 0.61 26,738
CO 4134001017 5801 Sepulveda Blvd 0.42 18,406
CG 4134001018 Unavailable 0.09 3,813
CO 4134016003 5876 Centinela Ave 0.59 25,618
CO 4134016008 Unavailable 1.49 65,043
CO 4134016009 Unavailable 0.22 9,383
CO 4134016906 6300 Bristol Pkwy 1.77 77,040
CO 4134018002 Unavailable 0.01 609
CO 4203015024 5400 Sepulveda Blvd 0.21 9,309
CO 4203015025 5408 Sepulveda Blvd 0.06 2,496
CO 4203015026 5424 Sepulveda Blvd 0.29 12,509
CO 4203015027 5426 Sepulveda Blvd 0.06 2,501
CO 4203015028 5432 Sepulveda Blvd 0.17 7,493
CG 4203015029 Unavailable 0.06 2,500
CO 4203015030 5442 Sepulveda Blvd 0.06 2,501
CO 4203015031 5446 Sepulveda Blvd 0.13 5,605
CG 4203015032 5450 Sepulveda Blvd 0.27 11,849
CO 4203015042 5620 Sawtelle Blvd 0.23 9,912
CO 4203021003 5542 Sepulveda Blvd 0.11 4,997
CG 4203021005 5552 Sepulveda Blvd 0.11 5,005
CO 4203021006 5558 Sepulveda Blvd 0,11 5,002
CO 4203021008 5564 Sepulveda Blvd 0,11 4,997
CO 4203021011 5578 Sepulveda Blvd 0.11 5,000
CO 4203021012 5580 Sepulveda Blvd 0.17 7,505
CO 4203021013 5586 Sepulveda Blvd 0.06 2,496
CG 4203021016 11383 Playa St 0.09 3,943
CO 4203021029 5568 Sepulveda Blvd 0.11 4,997
CO 4203021030 11379 Playa St 0.06 2,494
CO 4203021033 11375 Hannum Ave 0.19 8,427
CO 4203021034 5548 Sepulveda Blvd 0.11 4,997
CO 4203021036 5502 Sepulveda Blvd 0,34 14,953
Conexus B-19 Draft - August 25, 2008City of Culver City Housing Element
Appendix B - Residential Land Inventory
Zone . • .: .A.N : • . • .• Address :.: . :.:.ACrps. i,: S :F
CG 4203021037 5516 Se ulveda Blvd 0.11 5,002
CG 4203021048 5592 Se ulveda Blvd 0.26 11,294
4203021049 5526 Se ulveda Blvd 0.34 14,995
4203021050 5530 Se g ulveda Blvd 0.11 5,002
4203023064 6101 Slauson Ave 2.58 112,212
CG 4203023065 5670 Se ulveda Blvd 0.68 29,641
CG 4203023066 5660 Slauson Ave 2,65 115,390
CO 4203023067 5640 Se ulveda Blvd 1.81 78,939
1111111EM
4203023068 5604 Sea ulveda Blvd 0.67 29,152
IIIIMIIIII 4203023800 Unavailable 1.00 43,593
CG 4205005008 Unavailable 0.05 2,000
MM. 4205005009 Unavailable 0.05 2,004
4205005010 Unavailable 0.06 2,746
4205005011 Unavailable 0.05 2,004
Mt 4205005012 5968 Washin ton Blvd 0.09 4,003
CO 4205005013 5972 Washin g ton Blvd 0.09 3,998
CG 4205005014 5976 Washin g ton Blvd 0.14 5,996
CO 4205005021 6006 Washington Blvd 0.17 7,563
4205005912 Unavailable 0.05 2,041
CO 4205009022 6014 Washin g ton Blvd 0.19 8,262
CG 4205009029 6066 Washin gton Blvd 0.31 13,534
CO 4205010013 6114 Washin g ton Blvd 0.05
CO 4205010014 6116 Washin g ton Blvd 0.05 2,246
CO 4205010015 6118 Washington Blvd 0.05 2,253
CG 4205010029 6122 Washin ton Blvd 0.09 4,050
Mt 4205010030 6100 Washin ton Blvd 0.25 10,796
CG 4205013012 6142 Washin ton Blvd 0.05 2,249
CG 4205013013 6140 Washin g ton Blvd 0.15 6,750
4205013014 6136 Washin g ton Blvd 0.10 4,504
CO 4205013015 6132 VVashin g ton Blvd 0.09 4,052
CO 4205013028 6144 Washin g ton Blvd 0.09 4,050
Mal= 4205014011 8534 Washin gton Blvd 0.09 4,049
IIIIIMIIII 4205014012 8530 Washington Blvd 0.10 4,501
CO 4205014013 8526 Washin g ton Blvd 0.05 2,249
CO 4205014014 8524 Washin g ton Blvd 0.05 2,187
CO 4205014015 8522 Washin g ton Blvd 0.05 2,302
CG 4205014016 Unavailable 0,05 2,239
CG 4205014017 8512 Washington Blvd 0.05 2,257
CG 4205014018 8500 Washin ton Blvd 0.04 1,793
CO 4205017011 8568 Washin g ton Blvd 0.09 4,048
CO 4205017012 8564 Washin g ton Blvd 0.05
CO 4205017013 8558 Washin g ton Blvd 0.05 2,246
CO 4205017014 8554 Washin g ton Blvd 0.05
CO 4205017015 Unavailable 0.05 2,250
CG 4205017016 8548 Washin g ton Blvd 0.10 4,499
CO 4205017017 8542 Washin g ton Blvd 0.05
CO 4205017018 8540 Washin g ton Blvd 0.04 1,797
4205018001 8588 Washington Blvd 0.10 4,503
Mt 4205018002 8582 Washin ton Blvd 0.05 2,246
CO 4205018003 8578 Washin ton Blvd 0.09 4,051
CO 4205018014 8598 Washin ton Blvd 0.17 7,196
CG 4205018015 8592 Washin I ton Blvd 0.06 2,504
4205018016 8590 Washin g ton Blvd 0.06 2,497
4206015002 8930 Washin g ton Blvd 0.23 9,994
CO 4206015023 8874 Washin g ton Blvd 0.06 2,496
CG 4206015033 8888 Washinston Blvd 0.31 13,596
B-20 Draft - August 25, 2008 Con exusCity Of Culver City Housing Element
Appendix B - Residential Land Inventory
Zone AIN Address Acres Sq Ft .
CG 4206015903 Unavailable 0.16 6,869
CG 4206021001 9000 Washington Blvd 0.18 7,874
CG 4206033932 Unavailable 0.01 502
CG 4207002014 3852 Delmas Ter 0.17 7,249
CG 4207002027 3828 Delmas Ter 1.02 44,298
CG 4207002900 Unavailable 0.01 250
CG 4207002901 Unavailable 0.01 251
CG 4207003006 3820 Hughes Ave 0.17 7,447
Co 4207003007 3842 Hughes Ave 0.18 7,866
CG 4207003008 Unavailable 0.16 7,152
CG 4207003011 9801 Washington Blvd 0.18 7,802
CG 4207003014 3828 Hughes Ave 1.18 51,346
CG 4207003015 3847 Delmas Ter 0.33 14,504
CG 4207006030 10000 Washington Blvd 3.67 159,770
CG 4207008909 9720 Culver Blvd 0.18 7,997
CG 4207008910 9730 Culver Blvd 0.18 8,006
CG 4207008911 4013 Lafayette PI 0.19 8,335
CG 4207009901 Unavailable 0.67 29,070
CG 4207009902 Unavailable 0.19 8,080
CG 4207009903 Unavailable 0.15 6,742
CG 4207010001 10000 Culver Blvd 0.17 7,192
CG 42070 0002 10022 Culver Blvd 0.18 7,637
CG 4207010003 10032 Culver Blvd 0.15 6,750
CG 4207010004 10042 Culver Blvd 0.15 6,744
CG 4207010005 10054 Culver Blvd 0.19 8,137
CG 4208001038 Unavailable 0.45 19,528
CG 420800180 Unavailable 1.48 64,349
CG 4208002010 10101 Washington Blvd 0.48 21,109
CG 4208002011 3852 Jean PI 0.05 2,346
CG 4208002012 3856 Jean PI 0.05 2,367
CG 4208002013 Unavailable 0.05 2,367
CG 4208002014 10119 Washington Blvd 0.06 2,501
CG 4208002015 10115 Washington Blvd 0.12 5,012
CG 4208003001 10125 Washington Blvd 0.17 7,507
CG 4208003005 10195 Washington Blvd 0.82 35,581
CG 4208003006 3850 Jasmine Ave 0.23 10,189
CG 4208003010 Unavailable 0.05 2,341
CG 4208003016 3832 Jasmine Ave 0.39 16,814
CG 4208003021 10145 Washington Blvd 1.08 46,981
CG 4208003022 Unavailable 0.05 2,367
CG 4208014001 10800 Washington Blvd 0.10 4,410
CG 4208014002 10808 Washington Blvd 0.10 4,499
CG 4208014003 10812 Washington Blvd 0.05 2.244
CG 4208014004 10814 Washington Blvd 0.10 4,503
CG 4208014005 10820 Washington Blvd 0.10 4,495
CG 4208014006 10824 Washinaton Blvd 0.05 2,255
CG 4208014010 10834 Washington Blvd 0.05 2,251
CG 4208014011 10836 Washington Blvd 0.10 4,499
CG 4208014012 10842 Washington Blvd 0.10 4,499
CG 4208014013 10844 Washington Blvd 0.16 6,756
CG 4208014014 10854 Washington Blvd 0.10 4,499
CG 4208014017 10864 Washington Blvd 0.15 6,748
CG 4208014020 Unavailable 0.05 2,272
CG 4208014040 10874 Washington Blvd 0.10 4,495
CG 4208014041 10862 Washington Blvd 0.10 4,499 I
CG 4208014042 10826 Washington Blvd 0.15 6,746 I
Conexus
B-21 Draft - August 25, 2008
) 3 0City of Culver City Housing Element
Appendix B - Residential Land Inventory
Zone AIN I Address Acres Sq. Ft.
CO 4208014043 Unavailable 0.05 2,149
CO 4208014044 Unavailable 0.02 675
CG 4208015002 10716 Washington Blvd 0.16 6,753
CG 4208015003 10720 Washington Blvd 0.05 2,251
Washington Blvd .05 2,248
CO 4208015005 10724 Washington Blvd 0.05 2,245
CO 4208015006 10730 Washington Blvd 0.16 6,753
CO 4208015007 10734 Washington Blvd 0.21 8,999
CO 4208015008 10744 Washington Blvd 0.05 2,248
CG 4208015009 10746 Washington Blvd 0.05 2,251
CO 4208015010 10750 Washington Blvd 0.10 4,501
CO 4208015011 0754 Washington Blvd 0.10 4,501
CG 4208015012 10760 Washington Blvd 0.10 4,499
CG 4208015013 10764 Washington Blvd 0.05 2,255
CO 4208015014 10766 Washington Blvd 0.10 4,495
CO 4208015015 10776 Washington Blvd 0.11 4,581
CO 4208015031 0700 Washington Blvd 0.10 4,450
CO 4208018005 10801 Washington Blvd 0.07 3,022
CO 4208018032 10811 Washington Blvd 0.42 18,494
CO 4208019014 10833 Washington Blvd 0.12 5,157
CO 4208019015 10825 Washington Blvd 0.13 5,597
CO 4208019031 0837 Washington Blvd 0,17 7,404
CO 4208020001 Unavailable 0.14 6,060
CO 4208020017 10853 Washington Blvd 0.26 11,409
CO 4208020018 Unavailable 0.05 2,306
CO 4208023015 10881 Washington Blvd 0.15 6,587
CG 4208023016 10871 Washington Blvd 0.11 4,694
CO 4208025035 10980 Washington Blvd 0.62 27,220
CO 4209001003 4015 Jackson Ave 0.15 6.748
CO 4209001038 10150 Culver Blvd 0.25 10,778
CO 4213002029 11001 Washington Blvd 0.34 15,001
CO 4213002039 0987 Washington Blvd 0.37 16,104
CO 4213003018 11029 Washington Blvd 0.28 12,071
CO 4213003035 11039 Washington Blvd 0.38 16,581
CG 4213007001 11042 Washington Blvd 0.22 9,563
CG 4213007002 11054 Washington Blvd 0.07 2,999
CO 4213007003 11056 Washington Blvd 0.45 19,707
CG 421300802 11026 Washington Blvd 0.10 4,492
CG 4213008022 11028 Washington Blvd 0.09 3,748
CO 4213011002 11122 Washington Blvd 0.21 9,355
CO 4213011003 11124 Washington Blvd 0.13 5,497
CO 4213011004 Unavailable 0.06 2,752
CO 4213011005 1124 Washington Blvd 0.06 2,752
CO 4213011008 11140 Washington Blvd 0.17 7,617
CO 4213011024 11100 Washington Blvd 0.25 10,959
CO 4213011025 11132 Washington Blvd 0.13 5,500
CG 4213012001 11156 Washington Blvd 0.56 24,473
CG 4213014001 4120 Sepulveda Blvd 0.17 7,390
CG 4213014024 4204 Sepulveda Blvd 0.26 11,165
CO 4213014028 Unavailable 0.07 3,126
CO 4213014037 4228 Sepulveda Blvd 0.26 11,243
CG 4213014039 4246 Sepulveda Blvd 0.18 7,992
CO 4213014040 4238 Sepulveda Blvd 0.19 8,362
CG 4213014041 4420 Sepulveda Blvd 0.93 40,428
CO 4213014042 4224 Sepulveda Blvd 0.17 7,504
CO 4213014043 4200 Sepulveda Blvd 1.15 50,030
Canexus
8-22 Draft - August 25, 2008
)31City of Culver City Housing Element
Appendix B - Residential Land Inventory
Zone /UN Address Acres
I Scl.FL
CG 4213014044 4130 Sepulveda Blvd 0.52 22,498
CG 4213014800 Unavailable 0.17 7,252
CG 4213015001 11156 Washington Pl 0.08 3,556
CG 4213015002 11162 Washington P1 0.09 3,750
CG 4213015003 11168 Washington PI 0.09 3,763
CG 4213015004 11176 Washington PI 0.08 3,586
CG 4213015005 11180 Washington PI 0.07 3,178
CG 4213015007 4014 Sepulveda Blvd 0.21 8,949
CG 4213015008 4020 Sepulveda Blvd 0.12 5,283
CG 4213015009 4026 Sepulveda Blvd 0.14 5,884
CG 4213015010 11181 Washington Blvd 0.19 8,126
CG 4213015011 11167 Washington Blvd 0.17 7,499
CG 4213015012 11159 Washington Blvd 0.13 5,553
CG 4213015015 11145 Washington PI 0.18 7,678
CG 4213015016 11143 Washin ton PI 0.16 7,105
CC 4213015017 11155 Washington Blvd 0.15 6,649
CG 4213015019 11153 Washington Blvd 0.18 7,626
CG 4213016001 11124 Washington PI 0.07 2,894
CG 4213016002 11128 Washington Pt 0.05 1,967
CG 4213016003 11132 Washington PI 0.09 3,895
CG 4213016004 11140 Washington PI 0.05 2,239
CG 4213016005 Unavailable 0.06 2,418
CG 4213016006 1 160 Washington PI 0,34 14,955
CG 4213016007 Unavailable 0.08 3,296
CG 4213016008 Unavailable 0.07 3,132
CG 4213016009 Unavailable 0.07 2,968
CG 4213016010 Unavailable 0.06 2,799
CG 4213016011 Unavailable 0.06 2,630
CG 4213016012 Unavailable 0.06 2,468
CG 4213016013 Unavailable 0.05 2,294
CG 4213016014 11119 Washington Blvd 0.06 2,539
CG 4213016015 11115 Washington Blvd 0.05 2,301
CG 4213016019 11113 Washington Blvd 0.10 4,327
CG 4213016020 11101 Washington Blvd 0.25 11,108
CG 4213017001 11151 Washington PI 0,37 16,232
CG 4213017002 11167 Washington PI 0.11 5,000
CG 4213017003 3992 Sepulveda Blvd 0.48 20,873
CG 4213017004 3970 Sepulveda Blvd 0.23 9,890
CG 4213017011 3958 Sepulveda Blvd 0.22 9,677
CG 4213017027 3940 Sepulveda Blvd 0.65 28,332
CG 4213017033 3916 Sepulveda Blvd 0.60 26,080
CG 4213017034 3908 Sepulveda Blvd 0.61 26,432
CG 4213017035 3932 Sepulveda Blvd 0.51 22,124
CG 4213017036 3928 Sepulveda Blvd 0.60 26,068
CG 4213018013 11166 Venice Blvd 0.59 25,600
CG 4213018014 3800 Sepulveda Blvd 0.30 13,002
CG 4213018015 3816 Sepulveda Blvd 1.54 67,149
CG 4213018016 3838 Sepulveda Blvd 0.41 17,743
CC 4213018017 3848 Sepulveda Blvd 0.61 26,527
CG 4213018018 3850 Sepulveda Blvd 0.61 26,515
CG 4213018019 3868 Sepulveda Blvd 0.61 26,506
CG 4213018020 3900 Sepulveda Blvd 0.61 26,473
CG 4213019011 Unavailable 0.05 2,376
CC 4213019012 Unavailable 0.05 2,376
CG 4213019031 3801 Sepulveda Blvd 0.23 10,054
CG 4213019034 3817 Sepulveda Blvd 0.98 42,747
Conexus 13-23 Draft - August 25, 2008City of Culver City Housing Element
Appendix B Residential Land Inventory
Zone AIN Address Acres S FL
CG 4213019035 3861 Sell ulveda Blvd 0.39 17,110
CG 4213019910 Unavailable 2.23 97,338
CO 4213020001 3905 Seoulveda Blvd 0.12 5,197
CO 4213020002 Unavailable 0.06 2,550
CO 4213020003 3909 Se g ulveda Blvd 0.06 2,545
4213020004 3915 Se' ulveda Blvd 0.12 5,098
4213020005 Unavailable 0.06 2,543
4213020006 Unavailable 0.06 2,544
4213020007 3923 Se ulveda Blvd 0.06 2,550
CG 4213020008 3925 Se ulveda Blvd 0.06 2,544
CO 4213020011 3935 Se ulveda Blvd 0,18 7,635
CO 4213020023 3929 Se ulveda Blvd 0.12 5,087
CO 4213021009 11213 Washin ton PI 0.10 4,396
CG 4213021016 3973 Se ulveda Blvd 0.06 2,524
CG 4213021017 3969 Se ulveda Blvd 0.06 2,533
CO 4213021018 3967 Se o ulveda Blvd 0.06 2,526
CO 4213021023 11203 Washington P1 0.26 11,205
CG 4213021024 Unavailable 0.16 7,102
4213021025 3949 Se ulveda Blvd 0.23 10,148
4213021029 3959 Seoulveda Blvd 0.41 17,725
4213022005 11209 Washin g ton Blvd 0.05 2,201
MIMI 4213022006 11201 Wash initon Blvd 0.17 7,490
CG 4213022007 4051 Seo ulveda Blvd 0.05 2,151
CG 4213022008 4051 Se g ulveda Blvd 0.11 4,650
CG 4213022009 4045 Seoulveda Blvd 0.06 2,501
CG 4213022010 4043 Se+ theda Blvd 0.06 2,501
4213022011 4041 Se o ulveda Blvd 0.06 2,492
MEM 4213022012 Unavailable 0.06 2,505
4213022015 4027 Sepulveda Blvd 0.11 4,997
4213022016 4025 Se uiveda Blvd 0.06 2,500
CG 4213022017 4023 Se ulveda Blvd 0.06 2,478
MEM. 4213022018 4017 Se o ulveda Blvd 0.11 4,802
4213022030 Unavailable 0.05 2,174
CO 4213022033 11201 Washin ton Blvd 0,11 4,989
CO 4213022035 4024 Tuller Ave 0.17 7,491
4213022036 4020 Tuller Ave 0.10 4,433
CG 4213022037 4031 Sal theda Blvd 0.11 4,994
CG 4213022039 1 222 Washin g ton PI 0.35 15,218
CG 4213022040 11204 Wash initon Pi 0.20 8,544
CG 4213022041 11215 Washin ton Blvd 0,11 4,994
CG 4213022043 4028 Tuller Ave 0.12 5,232
CG 4213022045 4014 Tuller Ave 0.23 10,101
CG 4213022047 4016 Tuller Ave 0.14 6,060
CG 4213022048 11201 Washin ton Blvd 0.41 17,777
CO 4213023001 11208 Washin ton Blvd 0.20 8,66
CG 4213023010 4201 Sepulveda Blvd 0.09 4,006
CO 4213023018 4137 Se ulveda Blvd 0.09 4,005
4213023019 4135 Seoulveda Blvd 0.05 2,004
4213023020 4133 Sepulveda Blvd 0.07 2,960
4213023024 Unavailable 0.04 1,948
4213023025 4119 Se ulveda Blvd 0.06 2,689
CG 4213023026 4137 Tuller Ave 0.05 2,366
SiC 4213023028 4153 Sepulveda Blvd 0.14 6,017
CO 4213023029 4155 Sepulveda Blvd 0.09 4,006
CG 4213023030 11216 Washington Blvd 0.12 5,195
CG 4213023031 4125 Sepulveda Blvd 0.16 6,882
Conexus B-24 Draft - August 25, 2008
133City of Culver City Housing Element
Appendix B - Residential Land Inventory
Zone AIN Address Acres Sq. FL
CG 4213023032 4145 Sepulveda Blvd 0.09 4,007
CG 4213023035 4133 Sepulveda Blvd 0.03 1,274
CG 4213023037 Unavailable 0.06 2,697
CG 4213023039 11218 Washington Blvd 0.21 9,265
CG 4213023040 Unavailable 0.00 206
CG 4213024007 11215 Culver Blvd 0.16 7,020
CG 4213024008 Unavailable 0.05 2,343
CO 4213024009 Unavailable 0.05 2,345
CO 4213024010 Unavailable 0.06 2,710
CG 4213024015 4225 Sepulveda Blvd 0.05 2,005
CO 4213024016 4221 Sepulveda Blvd 0.05 2,005
CG 4213024017 4219 Sepulveda Blvd 0.05 2,005
CO 4213024018 4217 Sepulveda Blvd 0.05 2,009
CO 4213024023 4205 Sepulveda Blvd 0.05 2,003
CO 4213024025 4215 Sepulveda Blvd 0.18 8,021
CO 4213024026 4235 Sepulveda Blvd 0.27 11,919
CO 4215001009 5240 Sepulveda Blvd 1.10 48,090
CO 4215001010 5350 Sepulveda Blvd 0.87 37,985
CO 4215001013 5380 Sepulveda Blvd 0.25 10,915
CO 4215001016 11111 Jefferson Blvd 1.93 83,945
CO 4215001019 5166 Sepulveda Blvd 0.76 33,022
CO 4215001904 Unavailable 0.34 14,649
CO 4215005016 4950 Sepulveda Blvd 0.07 3,048
CO 4215005912 Unavailable 0.05 2,091
CG 4215007019 4520 Sepulveda Blvd 1.58 68,656
CO 4215009012 4512 Sepulveda Blvd 0.78 33,765
CG 4215009016 4460 Sepulveda Blvd 1.41 61,616
CG 4215010028 4436 Sepulveda Blvd 0.28 12,239
CG 4215011003 4410 Sepulveda Blvd 0.05 2,249
CG 4215011004 4406 Sepulveda Blvd 0.15 6,544
CG 4215011034 4416 Sepulveda Blvd 0.21 9,124
CO 4215012006 4346 Sepulveda Blvd 0.17 7,477
CG 4215012007 4354 Sepulveda Blvd 0.06 2,499
CO 4215012010 4360 Sepulveda Blvd 0.06 2,499
CO 4215012011 4364 Sepulveda Blvd 0.16 7,043
CO 4215012037 4356 Sepulveda Blvd 0.11 5,003
CO 4215013005 11182 Wagner St 0.13 5,782
CO 4215013006 4320 Sepulveda Blvd 0.14 6,033
CG 4215013007 4328 Sepulveda Blvd 0.13 5,501
CG 4215013008 4334 Sepulveda Blvd 0.27 11,746
CO 4215013009 11181 Lindblade St 0.15 6,468
CO 4215014021 11160 Culver Blvd 0.30 13,055
CO 4215014022 11178 Culver Blvd 0.25 10,801
CG 4215014025 4316 Sepulveda Blvd 0.13 5,501
CO 4215014026 4318 Sepulveda Blvd 0.13 5,475
CG 4215014027 11181 Wagner St 0.13 5,775
CG 4215014032 11182 Culver Blvd 0.27 11,549
CO 4215016001 4301 Sepulveda Blvd 0.17 7,403
CO 4215015010 4327 Sepulveda Blvd 0.05 1,999
CG 4215015011 4329 Sepulveda Blvd 0.05 1,999
CG 4215015012 Unavailable 0.05 1,999
CG 4215015013 43338 lveda Blvd 0.05 1,999
CO 4215015014 4335 Sepulveda Blvd 0.05 1,999
CO 4215015020 4347 Sepulveda Blvd 0.09 3,998
CO 4215015021 4349 Sealveda Blvd 0.09 3,998
CO 4215015025 4361 Sepulveda Blvd 0.05 1,999
Conexus B-25 Draft- August 25, 2008
i3
'ICity of Culver City Housing Element
Appendix B Residential Land Inventory
Zone AIN Address Acres Sq. Ft.
CC 4215015026 4363 Sepulveda Blvd 0.05 2,006
CG 4215015027 4371 Sepulveda Blvd 0.12 5,145
CC 4215015036 4315 Sepulveda Blvd 0.13 5,879
CG 4215015037 4321 Sep ulveda Blvd 0.14 6.004
CG 4215015038 4357 Sepulveda Blvd 0.14 5,997
CG 4215015039 4343 Sepulveda Blvd 0.23 10,002
CG 4215015041 11220 Culver Blvd 0.05 2,338
CG 4215015042 Unavailable 0.05 2,345
CG 4215015043 Unavailable 0.05 2,343
CG 4215018035 4411 Sepulveda Blvd 0.42 18,432
CG 4215019008 4447 Sepulveda Blvd 0.31 13,414
CG 4215019019 4441 Sepulveda Blvd 0.07 3,032
CG 4215019020 4439 Sepulveda Blvd 0.05 2,254
CG 4215019021 11204 Braddock Dr 0.11 4,945
CG 4215020023 4477 Sepulveda Blvd 0.33 14,288
CG 4215021012 4491 Sepulveda Blvd 0.22 9,710
CG 4215031901 Unavailable 0.08 3,281
CG 4216002001 5299 Sepulveda Blvd 0.96 41,694
CG 4216002023 5249 Sepulveda Blvd 0.50 21,586
CG 4216003008 5309 Sepulveda Blvd 0.36 15,715
CG 4216003037 5329 Sepulveda Blvd 0.37 15,901
CG 4216003042 5399 Sepulveda Blvd 0.51 22,023
CG 4216003044 5359 Sepulveda Blvd 0.42 18,094
CC 4216026027 5701 Sepulveda Blvd 0.38 16,685
CG 4216026034 6317 Slauson Ave 0.17 7,574
CG 4216026035 11446 Jefferson Blvd 0.40 17,624
CG 4216026042 5645 Sepulveda Blvd 0.47 20,315
CG 4216026056 5615 Sepulveda Blvd 0.95 41,448
CG 4216028003 11417 Jefferson Blvd 0.36 15,660
CC 4216028004 Unavailable 0.35 15,232
CG 4216028005 11441 Jefferson Blvd 1.57 68,341
CG 4216028022 11405 Jefferson Blvd 0.72 31,183
CG 4216028023 1 469 Jefferson Blvd 0.78 33,816
CG 42 6029001 5529 Sepulveda Blvd 0.42 18,287
CG 4216029007 5559 Sepulveda Blvd 0.24 10,268
CG 4216029008 5563 Sepulveda Blvd 0.25 10,902
CG 4216029009 5567 Sepulveda Blvd 0.27 11,775
CG 4216029010 5569 Sepulveda Blvd 0.29 12,817
CG 4216029027 5541 Sepulveda Blvd 0.64 27,895
CG 4216029028 5547 Sepulveda Blvd 0.88 38,313
CG 4216029029 5573 Sepulveda Blvd 2.44 106 179
CG 4216029030 Unavailable 0.42 18,129
CG 4216030023 5495 Sepulveda Blvd 0.45 19,678
CG 4216030024 5445 Sepulveda Blvd 0.45 19,594
CG 4216030025 5431 Sepulveda Blvd 0.60 26,018
CC 4216030026 5421 Sepulveda Blvd 0.45 19,599
CC 4216030027 5415 Sepulveda Blvd 0.31 13,530
CC 4216030028 5411 Sepulveda Blvd 0.36 15,481
CC 4216030029 5405 Sepulveda Blvd 0.27 11,667
CG 4216030031 5401 Sepulveda Blvd 0.30 13,226
CG 4217004906 11376 Washington Blvd 1.05 45,609
CC 4217005003 11470 Washington Blvd 0.23 9,872
CG 4217005005 11460 Washington Blvd Unit 000d 0.11 4,956
CG 4217005007 11454 Washington Blvd 0.11 4,973
CC 4217005011 11444 Washington Blvd 0.17 7,198
CG 4217008001 11520 Washington Blvd 0.12 5,058
8-26 Draft- August 25. 2008 Co nexus(M0City of Culver City Housing Element
Appendix B - Residential Land Inventory
Zone AIN Address Acres Sq. Ft.
CO 4217008003 Unavailable 0.11 4,915
CG 4217008007 11500 Washington Blvd 0.14 5,896
CO 4217008014 Unavailable 0.07 3,110
CO 4217008017 Unavailable 0.06 2,724
CO 4217008025 11526 Washington Blvd 0.13 5,448
CG 4217009002 11602 Washington Blvd 0.04 1,835
CO 4217009037 11600 Washington Blvd 0.08 3,611
CO 4217009039 11606 Washington Blvd 0.13 5,446
CG 4217009040 11620 Washington Blvd 0.29 12,525
CG 4217011005 11262 Washington Blvd 0.06 2,554
CG 4217011009 11272 Washington Blvd 0.12 5,280
CG 4217011010 11276 Washington Blvd 0.06 2,558
CO 4217011061 I 11280 Washington Blvd 0.12 5,112
CO 4217011063 11282 Washington Blvd 0.18 7,832
CO 4217011064 11268 Washington Blvd 0.18 7,864
CO 4217012029 11304 Culver Dr 0.26 11,156
CO 4230003001 13482 Washington Blvd 0.05 1,970
CO 4230003003 13476 Washington Blvd 0.05 1,971
CO 4230003005 13474 Washington Blvd 0.05 1,972
CG 4230003015 Unavailable 0.05 1,976
CG 4230003019 Unavailable 0.05 1,977
CG 4230003070 13470 Washington Blvd 0.09 3,979
CG 4230003076 13400 Washington Blvd 0.20 8,807
CG 4230008001 13380 Washington Blvd 0.14 6,000
CG 4230008003 13368 Washington Blvd 0.05 2,000
CG 4230008019 13332 Washington Blvd 0.05 2,000
CG 4230008021 Unavailable 0.05 2,000
CG 4230008023 13322 Washington Blvd 0.05 2,000
CG 4230008027 Unavailable 0.05 2,000
CO 4230008029 13304 Washington Blvd 0.05 2,000
CO 4230008031 13300 Washington Blvd 0.05 2,118
CO 4230008053 13340 Washington Blvd 0.18 8,001
CO 4230008055 13350 Washington Blvd 0.23 10,001
CO 4230008058 Unavailable 0.09 3,827
CO 4230009003 13216 Washington Blvd 0.06 2,537
CO 4230009043 13222 Washington Blvd 0.19 8,195
CG 4230009044 13208 Washington Blvd 0.29 12,711
CO 4230016001 13122 Washington Blvd 0.12 5,093
CO 4230016002 13114 Washington Blvd 0.06 2,538
CG 4230016003 Unavailable 0.06 2,538
CO 4230016004 Unavailable 0.06 2,538
CO 4230016005 13110 Washington Blvd 0.06 2,538
CO 4230016006 13106 Washington Blvd 0.06 2,538
CG 4230016007 13100 Washington Blvd 0.12 5,100
CG 4230017001 13024 Washington Blvd 0.12 5,116
CG 4230023001 12802 Washington Blvd 0.06 2,732
CG 4230023002 12804 Washington Blvd 0.06 2,501
CG 4230023005 12828 Washington Blvd 0.06 2,500
CG 4230023012 12908 Washington Blvd 0.06 2,497
CO 4230023013 12910 Washington Blvd 0.06 2,496
CG 4230023014 12920 Washington Blvd 0.06 2,495
CG 4230023015 Unavailable 0.06 2,494
CO 4230023016 Unavailable 0.06 2,493
CO 4230023021 12962 Washington Blvd 0.06 2,500
CC 4230023022 12964 Washington Blvd 0.06 2,500
CO 4230023027 12822 Washington Blvd 0.11 5,001
Conexus 3-27 Draft- August 25, 2008City of Culver City Housing Element
Appendix B - Residential Land Inventory
Zone AIN I Address Acres Sq. Ft.
CG 4230023028 12970shin ton Blvd 0.25 11,085
CO 4230023029 12902 Washington Blvd 0.12 5,210
CG 4230023034 12952 Washington Blvd 0.17 7,50
CG 4230023035 Unavailable 0.06 2,500
CO 4230023036 12860 Washington Blvd 0.24 10,242
CO 4231002044 Unavailable 0,32 13,816
CO 4231002045 Unavailable 018 7,647
CG 4231002046 Unavailable 0.05 2,228
CG 4231002047 Unavailable 0.11 4,970
CG 4231003001 12467 Washington Blvd 0.06 2,570
CG 4231003002 12469 Washington Blvd 0.12 5,188
CG 4231003003 4050 Wasatch Ave 0.07 3,217
CG 4231003021 12459 Washington Blvd 0.27 11,639
CG 4231018014 4115 Centinela Ave 0.01 482
CG 4231016033 12410 Washington Blvd 0.08 3,671
CG 4231018034 12408 Washington Blvd 0.06 2,500
CG 4231018035 12406 Washington Blvd 0.06 2,500
CO 4231019038 12517 Washington Blvd 0.51 22,002
CG 4231019049 12565 Washington Blvd 0.26 11,537
CO 4231019050 12601 Washington Blvd 0.14 6,011
CG 42310 9055 12681 Washin ton Blvd 0.73 32,013
CO 4231019056 12630_Washington PI 0.10 4,256
CG 4231019064 12613 Washington Blvd 0.58 25,171
CO 4231019066 12655 Washington PI 0.56 24,575
CO 4231020031 12478 Washington Blvd 0.08 3,308
CG 4231020032 12474 Washington Blvd 0.06 2,500
CO 4231020033 12470 Washington Blvd 0.06 2,500
CG 4231020034 12468 Washington Blvd 0.06 2,500
CG 4231020035 12466 Washington Blvd 0.06 2,500
CG 4231020038 12460 Washington Blvd 0.31 13,308
CG 4231021037 12524 Washington Blvd 0.31 13,319
CG 4231021038 12512 Washin ton B vd 0.09 4,113
CG 4231021039 12504 Washington Blvd 0.26 11,150
CG 4231022001 12560 Washington Blvd 0.14 6,184
CG 4231022002 12556 Washingl:irLBlvd 0.14 6,020
CG 4231022003 12550 Washington Blvd 0.09 3,908
CG 4231023003 12616 Washington Blvd 0.10 4,380
CG 4231023004 12612 Washington Blvd 0,09 4,034
CG 4231023005 12608 Washington Blvd 0.09 3,736
CG 4231023006 12604 Washington Blvd 0.08 3,607
CO 4231023047 12620 Washington Blvd 0.33 14,436
CO 4231024024 12680 Washington Blvd 0.10 4,450
CG 4231024044 12676 Washington Blvd 0.07 3,083
CG 4231024047 12668 Washington Blvd 0.23 10,087
CO 4231024048 12654 Washington Blvd 1.07 46,574
CO 4231027001 12756 Washington Blvd 0.14 6,103
CO 4231027004 12764 Washington Blvd 0.14 6,140
CO 4231027008 12778 Washington Blvd 0,36 15,575
CO 4231027029 12790 Washington Blvd 0.10 4,386
CO 4231027030 12794 Washington Blvd 0.12 5,202
CO 4231027031 12760 Washington Blvd 0.14 6,185
CO 4231027902 Unavailable 0.01 218
CC 4231028001 12728 Washington Blvd 0.16 6,888
CC 4231028024 12718 Washington Blvd 0.08 3,488
CO 4231028025 12712 Washington Blvd 0.09 4,122
CO 4231028026 12710 Wastlingtori Blvd 0.10 4,521
Co nexus B-28 Draft - August 25, 2008City of Culver City Housing Element
Appendix B - Residential Land Inventory
Zone A N I Address Acres Sq. Ft.
CG 4231028027 12706 Washington Blvd 0.14 6,067
CG 4231028029 12720 Washington Blvd 0,12 5,283
CG 4231028037 12732 Washin g ton Blvd Unit A 0.39 18,865
CO 4231028038 12732 Washington Blvd Unit 2-A 0.39 16,865
CO 4231028039 12732 Washington Blvd Unit 3-A 0.39 16,865
CO 4231028040 12732 Washington Blvd Unit 4-A 0.39 16,865
CO 4232004021 12125 Washington Blvd 0.21 8,933
CO 4232004028 Unavailable 0.01 440
CO 4232004029 Unavailable 0.11 4,878
CG 4232004033 12101 Washin g ton Blvd 0.31 13,287
CO 4232004034 Unavailable 0.40 17,544
CG 4232004035 12001 Washin g ton Blvd 1.28 55,877
CG 4232004039 Unavailable 0.02 862
CO 4232004084 12101 Washin g on Blvd 2.34 102,104
CO 4232004086 12099 Washington Blvd 0.66 28,686
CO 4232009002 Unavailable 0.07 3,243
CG 4232009012 12303 Washington Blvd 0.13 5,656
CG 4232009013 12309 Washington Blvd 0.13 5,649
CO 4232009014 12315 Wasliin'ton Blvd 0.13 5,650
CG 4232009015 12321 Washin g ton Blvd 0.13 5,598
CG 4232009016 12325 Washington Blvd 0.13 5,598
CO 4232009017 12331 Washin g ton Blvd 0.19 8,179
CG 4232009018 12343 Washington Blvd 0.38 16,493
CO 42320 0003 12231 Washington Blvd 0.14 5,904
CO 4232010006 12223 Washington Blvd 0.14 5,904
CO 4232010025 12239 Washington Blvd 0.14 5 904
CG 4232010027 Unavailable 0.14 5,904
CO 4232010028 12211 Washington Blvd 0.20 8,856
CO 4232010029 12211 Washington Blvd 0.20 8,755
CO 4232010030 Unavailable 0.28 12,175
CO 4232010806 Unavailable 0.83 35,956
CG 4232011022 12300 Washington Blvd 0.17 7,522
CG 4232011026 12316 Washington Blvd 0.44 19,001
CG 4232011031 Unavailable 0.20 8,782
CO 4232013033 12222 Washington Blvd 0.11 4,994
CO 4232013035 12236 Washington Blvd 0.14 5,938
CG 4232013039 12216 Washington Blvd 0.11 4,994
CO 4232013047 12202 Washington Blvd 0.45 19,683
CO 4232015002 12124 Washington Blvd 0,06 2,501
CO 4232015003 12118 Washington Blvd 0.11 5,003
CG 4232015032 12100 Washington Blvd 0.33 14,364
CO 4232015035 12130 Washington Blvd 0.14 6,103
CG 4232015039 Unavailable 0.06 2,502
CO 4232015041 Unavailable 0.06 2,502
CO 4232015043 12112 Washington Blvd 0.06 2,502
CG 4232017001 12056 Washington Blvd 0.15 6,338
CO 4232017004 12044 Washington Blvd 0.16 7,067
CC 4232017005 12038 Washington Blvd 0.07 3,058
CG 4232017008 12036 Washington Blvd 0.09 4,010
CG 4232017009 12030 Washington Blvd 0.16 7,070
CO 4232017012 12022 Washington Blvd 0.16 7,071
CG 4232017013 12014 Washington Fl 0.16 7,072
CG 4232017016 12008 Washington Blvd 0.16 7,082
CG 4233002005 11463 Washington Blvd 0.06 2,499
CC 4233002006 11467 Washington Blvd 0.06 2,499
CG 4233002007 11469 Washington Blvd 0.07 3,001
Conexus 8-29 Draft - August 25,2008
-3 9City of Culver City Housing Element
Appendix B - Residential Land Inventory
Zone AIN Address Acres S. R.
4233002037 11461 Washin ton Blvd 0.31 13,335
CG 4233003004 11511 Washin ton Blvd 0.06 2,499
CG 4233003006 11511 Washin I ton Blvd 0.11 4,998
CG 4233003009 11523 Washin g ton Blvd 0.07 3,178
CG 4233003010 11527 Washington Blvd 0.06 2,559
CG 4233003011 11529 Washin ton Blvd 0.12 5,097
4233003046 11515 Washin ton Blvd 0.13 5,473
CG 4233003047 11501 Washington Blvd 0.06 2,499
CG 4233003048 11501 Washington Blvd 0.05 2,340
CG 4233006001 11601 Washin ton Blvd 0.09 3,759
CG 4233006002 11605 Washin g ton Blvd 0.09 3,768
CG 4233006003 11609 Washington Blvd 0.06 2,510
CG 4233006044 11613 VVashin ton Blvd 0.34 14,841
CG 4233007001 4267 Mclaughlin Ave 0.09 4,021
CG 4233007038 11701 Washin ton Blvd 0.11 4,877
CG 4233007039 4260 East Blvd 0.11 4,903
CG 4233012013 11725 Washin g ton Blvd 0,20 8,731
CG 4233012014 11729 VVashin ton Blvd 0.13 5,793
CG 4233012015 11735 VVashin ton Blvd 0.13 5,748
CG 4233012016 11737 Washin g ton Blvd 0.13 5,749
CG 4233012017 11741 Washin 1 ton Blvd 0.16 7,005
CG 4233013001 11911 Washin g ton Blvd 0.34 14,600
CG 4233013002 11909 Washin g ton Blvd 0.15 6,423
CG 4233013003 11901 Washin ton Blvd 0.15 6,522
CG 4233013004 11837 Washin ton Blvd 0.14 6,249
CG 4233013005 11833 Washin g ton Blvd 0.14 6,285
CG 4233013006 11829 Washin I ton Blvd 0.14 6,013
MM.
MEM
4233013007 11819 Washin ton Blvd 0.14 6,011
4233013008 11815 Washin ton Blvd 0.14 6,014
MEM
CG
4233013020 11801 Washin ton PI 0.19 8,075
4233014024 11933 Washin gton Blvd 0.35 15,156
11111621111111111
CG
4233014025 11945 Washin ton Blvd 0.14 6,252
4233014026 11953 Washin ton Blvd 0.14 6,261
CG 4233015035 11971 Washin ton Blvd 0.52 22,613
CG 4233017010 11948 Washin ton Blvd 0.14 6,090
4233017012 11938 Washin g ton Blvd 0.14 5,892
CG 4233017014 11934 Washin g ton Blvd 0.14 6,139
CG 4233017017 11924 Washin g ton Blvd 0.28 12,125
CG 4233017023 11914 Washin ton Blvd 0.22 9,601
CG 4233018018 11910 Louise Ave Unit Rear 0.05 2,069
CG 4233018020 4301 Kensin g ton Rd 0.08 3,629
CG 4233024026 11750 Washin g ton Blvd 0.28 12,005
CG 4233024027 11740 Washin ton Blvd 0.26
4233024030 11828 Washin ton Blvd 0.55 23,951
MEM 4233624042 11802 Washin g ton Blvd 0.28 12,000
CG 4233024044 Unavailable 0.14 6,002
4233025009 11730 Washin g ton Blvd 0.45 19,716
CG 4233025902 Unavailable 0.23 9,914
4233026012 11423 Washin ton Blvd 0.08 3,694
CG 4233026013 11415 Washin g ton Blvd 0.06 2,499
CG 4233026014 1 4131Nashin 1 ton Blvd 0.06 2,499
4233026015 Unavailable 0.06 2,499
CG 4233026018 11407 Washin g ton Blvd 0.14 5,946
IIIIIInl. 4233026029 11405 Washin g ton Blvd 0.11 5,007
CG 4233029006 11311 Washington Blvd 0.11 4,996
MEM 4233029007 11315 Washin g ton Blvd 0.08 3,445
Co nexus 8-30 craft - August 25, 2008City of Culver City Housing Element
Appendix - Residential Land Inventory
Zone AIN f Address Acres Sq. Ft
CG 4233029008 111323 Washington Blvd 0.08 3,566
CG 4233029021 11373 Washington Blvd 0.10 4,214
CG 4233029024 11359 Washington Blvd 0.06 2,499
CG 4233029025 Unavailable 0.06 2,499
CG 4233029026 11353 Washington Blvd 0.09 3,994
CG 4233029035 4105 Sawtelle Blvd 0.48 20,846
CG 4233029037 11365 Washington Blvd 0.17 7,502
CG 4233032013 11287 Washington Blvd 0.06 2,501
CG 4233032014 11269 Washington Blvd 0.42 18,417
CG 4233032025 11291 Washington Blvd 0.11 4,998
CG 4233032026 11299 Washington Blvd 0.20 8,902
CG 4233033011 11261 Washington Blvd 0.11 4,994
CG 4233033012 11265 Washington Blvd 0.09 4,032
CG 4236020001 12753 Washington Blvd 0.08 3,27
CG 4236020002 Unavailable 0.06 2,503
CG 4236020003 Unavailable 0.06 2,497
CG 4236020004 Unavailable 0.06 2,502
CG 4236020005 Unavailable 0.06 2,500
CG 4236020006 12727 Washington Blvd 0.36 15,626
CG 4236021001 12841 Washington Blvd 0.25 10,727
CG 4236021002 12837 Washington Blvd 0.06 2,493
CG 4236021003 12835 Washington Blvd 0.06 2,501
CG 4236021004 12833 Washington Blvd 0.06 2,603
CG 4236021005 12831 Washington Blvd 0.06 2,498
CG 4236021006 12827 Washington Blvd 0.08 3,273
CG 4236021007 Unavailable 0.19 8,318
CG 4236021008 Unavailable 0.11 4,999
CG 4236021009 Unavailable 0.12 5,042
CG 4236021010 Unavailable 0.13 5,770
CG 4236022001 12921 Washington Blvd 0.13 5,778
CG 4236022002 Unavailable 0.06 2,498
CG 4236022003 Unavailable 0.06 2,503
CG 4236022004 Unavailable 0.06 2,501
CG 4236022005 Unavailable 0.06 2,493
CO 4236022033 12903 Washington Blvd 0.19 8,274
CO 4236023001 12971 Washington Blvd Unit 3 0.13 5,776
CO 4236023002 12967 Washington Blvd 0.06 2,503
CG 4236023036 12955 Washington Blvd 0.25 10,781
CO 4236023038 12965 Washington Blvd 0.11 4,996
CG 4236024004 13015 Washington Blvd 0.06 2,498
CO 4236024005 13013 Washington Blvd 0.06 2,503
CO 4236024006 13011 Washington Blvd 0.06 2,498
CG 4236024007 13007 Washington Blvd 0.09 4,106
CG 4236024008 13001 Washington Blvd 0.10 4,172
CG 4236024042 13021 Washington Blvd 0.19 8,274
CG 4236025001 13123 Washington Blvd 0.08 3,270
CO 4236025002 13123 Washington Blvd 0.06 2,498
CO 4236025003 13115 Washington Blvd 0,11 5,003
CG 4236025037 13101 Washington Blvd 0.30 13,277
CG 4236026001 13223 Washington Blvd 0.09 4,052
CO 4236026002 13221 Washington Blvd 0.06 2,503
CG 4236026008 13203 Washington Blvd 0.13 5,750
CO 4236026035 13211 Washington Blvd 0.17 7,502
CO 4236026036 13219 Washington Blvd 0.11 5,004
CG 4236027001 3956 Walgrove Ave 0.11 4,949
CG 4236027038 13315 Washington Blvd 0.32 13,891
B-31 Conexus Draft - August 25, 2008
_City of Culver City Housing Element
Appendix B - Residential Land Inventory
Zone AIN Address I Acres Sq.Ft. 1
CG 4236027039 13323 Wastsington Blvd 0.23 10,002
CG 4236028008 13347 Washington Blvd 0.11 4,999
CG 4236028009 13345 Washington Blvd 0.06 2,498
CG 4236028010 13339 Washington Blvd 0.06 2,456
CG 4236028035 13353 Washington Blvd 0.11 4,994
CG 4312015007 8777 Washington Blvd 0.51 22,230
CG 4312015008 8777 Washington Blvd 0.47 20,460
CG 4312016027 Unavailable 0.13 5,498
CG 4312016028 Unavailable 0.59 25,866
CG 4312017006 8641 Washington Blvd 0.10 4,470
CG 4312017036 8655 Washington Blvd 0.20 8,501
CG 4312017037 8665 Washington Blvd 0,15 6,579
CG 4312018016 3272 Sherbourne Dr 0.11 4,825
CG 4312018017 8635 Washington Blvd 0.09 4,123
CG 4312018018 8625 Washington Blvd 0.10 4,499
CG 4312018020 Unavailable 0.05 2,246
CG 4312018021 Unavailable 0.05 2,249
CC 4312018022 8601 Washington Blvd 0.09 4,125
CG 4312018023 3267 Gattaraugus Ave 0.11 4,826
CG 4312018040 Unavailable 0.05 2,246
CG 4312018041 Unavailable 0.05 2,257
CG 4312020011 8589 Washington Blvd 0.04 1,870
CG 4312020012 8575 Washington Blvd 0.15 6,750
CG 4312020013 8571 Washington Blvd 0.16 6,757
CG 4312020014 Unavailable 0.05 2,249
CG 4312020015 8553 Washington Blvd 0.09 4,124
CG 4312021021 8545 Washington Blvd 0.09 4,128
CG 4312021022 8537 Washington Blvd 0.10 4,495
CG 4312021043 8533 Washington Blvd 0.41 17,855
CG 4312022015 3244 Mcmanus Ave 0.03 1,201
CG 4312022028 3223 La Cienega Ave 0.11 4,666
CG 4312022030 8501 Washington Blvd 0.47 20,519
CG 4312023002 3222 La Cienega Ave 0.21 9,365
CG 4312023004 6101 Washington Blvd 0.18 7,893
CG 4312023005 6116 Melvil St 0.11 4,580
CG 4312023007 6122 Melvil St 0.06 2,738
CG 4312023009 6124 Melvil St 0.02 832
CG 4312023012 6125 Washington Blvd 0.16 7,045
CG 4312023013 6123 Washington Blvd 0,23 9,908
CC 4312024001 8654 Washington Blvd 0.11 5,005
CG 4312024002 8650 Washington Blvd 0.11 4,747
CG 4312024005 8640 Washington Blvd 0.22 9,398
CG 4312024022 8644 Washington Blvd 0.11 5,000
CG 4312027010 3304 Helms Ave 0.31 13,687
CG 4312027013 8674 Washington Blvd 0.06 2,499
CG 4312027014 8670 Washington Blvd 0.11 4,687
CC 4312027024 Unavailable 0.05 2,250
CG 4312027025 Unavailable 0.05 2,248
CG 5065003001 6001 Washington Blvd 0.08 3,462
CG 5065003002 6007 Washington Blvd 0.07 2,998
CG 5065003003 6009 Washington Blvd 0.07 2,997
CG 5065003004 6015 Washington Blvd 0.07 3,003
CG 5065003005 6017 Washington Blvd 0.07 3,003
CG 5065003006 6021 Washington Blvd 0.07 2,998
CG 5065003007 6023 Washington Blvd 0.07 2,998
CG 5065003010 6031 Washington Blvd 0.07 2,997
Co nexus B-32 Draft - August 25, 2008
Li-City of Culver City Housing Element
Appendix B - Residential Land Inventory
Zone AIN Address Acres S Ft.
CO 5065003011 6035 Washington Blvd 0.07 3,070
CG 5065003012 6039 Washington Blvd 0.08 3,365
CO 5065003035 6025 Washington Blvd 0,07 3,015
CC 5065003036 6029 Washington Blvd 0.07 2,989
CG 5065004002 Unavailable 0.04 1,817
CG 5065004016 5963 Washington Blvd 0.23 9,860
CG 50650041320 5977 Washington Blvd 0.07 3,004
OG 5065004024 5967 Washington Blvd 0.21 8,995
CG 5065004901 Unavailable 0.16 6,962
CN 4134020020 Unavailable 2.39 104,120
CN 4134020023 100 Corporate Pte 2.04 88,997
CN 4203015014 5690 Sawtelle Blvd 0.08 3,643
CN 4203015023 5710 Sawtelle Blvd 0.14 6,082
ON 4203015043 5630 Sawtelle Blvd 0.23 9,905
CN 4203015062 5680 Sawtelle Blvd 0.23 9,906
CN 4207010006 4017 Lincoln Ave 0.17 7,533
CN 4208020036 Unavailable 0.03 1,104
CN 4208020044 Unavailable 0.00 39
CN 4208020045 10864 Venice Blvd 0.11 4,613
CN 4208020046 10866 Venice Blvd 0.11 4,617
CN 4208020047 10872 Venice Blvd 0.07 3,109
CN 4208020048 10860 Venice Blvd 0.18 8,055
ON 4208021015 10886 Venice Blvd 0.14 6,001
ON 4208021016 10878 Venice Blvd 0.16 6,901
ON 4209001019 10180 Culver Blvd 0.13 5,528
ON 4209001020 Unavailable 0.06 2,498
CN 4209001039 10190 Culver Blvd 0.18 7,949
CN 4209008001 10200 Culver Blvd 0.08 3,452
CN 4209008033 10242 Culver Blvd 0.48 20,938
CN 4209009036 10332 Culver Blvd 0.42 18,448
ON 4209009037 10310 Culver Blvd 0.14 5,946
ON 4209015001 10400 Culver Blvd 0.08 3,454
ON 4209015040 10434 Culver Blvd 0.13 5,505
ON 4209015041 10436 Culver Blvd 0.13 5,505
CN 4209015042 10438 Culver Blvd 0.13 5,505
ON 4209015043 10440 Culver Blvd 0.13 5,505
CN 4209015044 4100 Le Bourget Ave 013 5,451
ON 4209015045 10406 Culver Blvd 0.11 5,000
CN 4209015046 10418 Culver Blvd 0.11 5,000
CN 4209016006 10476 Culver Blvd 0.09 4,079
ON 4209016007 10488 Culver Blvd 0.09 4,078
ON 4209016008 10494 Culver Blvd 13.09 4,047
ON 4209016043 10458 Culver Blvd 0.28 12,201
ON 4209023001 10510 Culver Blvd 0.19 8,448
ON 4209023038 10536 Culver Blvd 0.37 15,950
C14 4209024001 10600 Culver Blvd 0.15 6,446
CN 4209024006 4208 Overland Ave 0.06 2,503
ON 4209024007 4212 Overland Ave 0.17 7,498
ON 4209024008 4224 Overland Ave 0.11 4,993
CN 4209024009 4232 Overland Ave 0.11 5,001
ON 4209024010 4240 Overland Ave 0.06 2,496
ON 4209024014 4260 Overland Ave 0.12 5,050
ON 4209024036 4244 Overland Ave 0.13 5,499
ON 4209024037 4252 Overland Ave 0.10 4,503
ON 4209025001 4302 Overland Ave 0,18 7,667
ON 4209025002 4310 Overland Ave 0.11 5,005
Conexus
B-33
Draft- August 25, 2008City of Culver City Housing Element
Appendix B - Residential Land inventory
Zone AIN Address Acres Sq. Ft
ON 4209025003 4318 Overland Ave 0.11 4,997
CN 4209025004 4334 Overland Ave 0.34 15,006
ON 4209025005 4350 Overland Ave 0.11 5,005
CN 4209025006 4362 Overland Ave 0.11 5,005
ON 4209025018 4370 Overland Ave 0.11 4,938
ON 4209027011 Unavailable 0.00 189
ON 4209027012 5000 Overland Ave 0.51 22,431
CN 4209027900 Unavailable 0.15 6,740
CN 4210001030 5179 Overland Ave 0.50 21,728
CN 4210007012 10719 Jefferson Blvd 0.23 9,994
CII 4210007013 10707 Jefferson Blvd 0.27 11,727
CN 4210017011 4451 Overland Ave 0.11 4,937
CN 4210017014 4445 Overland Ave 0.12 5,155
ON 4210017901 4975 Overland Ave 1.46 63,716
CN 4210017902 4909 Overland Ave 1.36 59,401
CN 4210018032 4427 Overland Ave 0.44 19,289
CN 4210018040 4351 Overland Ave 0.16 6,941
CN 4210018041 4371 Overland Ave 0.10 4,500
CN 4210018042 4385 Overland Ave 0.17 7,502
ON 4210019022 4251 Overland Ave 0.05 2,251
ON 4210019023 4255 Overland Ave 0.29 12,588
ON 4210019044 4309 Overland Ave 0.14 6,042
ON 4210019045 4325 Overland Ave 0.15 - 6,751
CN 4210019046 4343 Overland Ave 0.14 6,063
ON 4210019047 4243 Overland Ave 0.09 4,095
ON 4210021900 10876 Culver Blvd 1.56 67,796
ON 4213019010 11224 Venice Blvd 0.20 8,771
CN 4213021008 11217 Washington PI Unit 0005 0.21 9,039
ON 4214001042 11272 Venice Blvd 0.34 15,013
ON 4214003019 11305 Washington PI 0.11 4,788
ON 4214003020 11307 Washington 13 1 0.12 5,056
CN 4214003021 11315 Washington PI 0.06 2,523
CN 4214004001 11300 Venice Blvd 0.11 4,982
CN 4214004002 11306 Venice Blvd 0.05 1,967
ON 4214004003 11310 Venice Blvd 0.06 2,510
CN 4214004004 11312 Venice Blvd 0.12 5,020
CN 4215007001 Unavailable 0.40 17,230
ON 4215009017 4500 Sepulveda Blvd 1.27 55,182
CN 4215010029 4444 Sepulveda Blvd 0.79 34,252
CN 4217002019 11305 Culver Blvd 0.25 10,955
ON 4217011016 4284 Sawtelle Blvd 0.12 5,390
CN 4217011017 11281 Culver Blvd 0.12 5,390
ON 4217011062 11284 Culver Blvd 0.17 7,542
ON 4231001047 12402 Washington PI 0.30 13,267
ON 4231023046 Unavailable 0.06 2,401
ON 4231023048 Unavailable 0.09 4,001
CN 4232006001 12350 Washington PI 0.05 2,067
CN 4232006002 Unavailable 0.04 1,568
ON 4232006013 12328 Washington PI 0.12 5,329
ON 4232006014 12350 Washington PI 0.14 5,994
ON 4233005033 11610 Washington PI 0.55 23,989
ON 4233029034 4101 Sawtelle Blvd 0.12 5,107
ON 4233030001 4013 Sawtelle Blvd 0.14 5,948
ON 4233030002 11310 Washington PI 0.11 5,000
ON 4233030003 11314 Washington PI 0.11 4,990
ON 4233031015 j 11272 Washington PI 0.06 2,496
Conexus B-34 Draft- August 25, 2008
1 vfCity of Culver City Housing Element
Appendix B — Residential Land Inventory
Zone AIN Address Acres Sq. Ft
CN 4233031016 11276 Was:tigton PI 0.11
0,15
0.24
4,997
6,435
10,465
CN 4233031017 11284 Washington PI
11266 WasItigton PI CN 4233031028
CN 4235019013 3980 Confinela Ave 0.11 4,903
CN 4235019021 3988 Confinela Ave 0.11 4,633
CN 4235019022 12329 Washington PI 0.29 12,839
Zone Parcels Sum Acres Zone 35 DU/ACRE
CD 74 13.4 CD 469
CG 769 168.3 CG 5,890
CN 109 27.1 CN 950
TOTAL: 7,309
Note: This Table Excludes Sites That Are Vacant, Boarded Up, In Residential Zones, Part Of Mixed-Use Proposals, Entit ed Mixed Use, And
Potential Redevelopment Sites That Are Listed Elsewhere.
Conexus B-35 Draft — August 25, 2008
5City of Culver City Housing Element
Appendix B - Residential Land Inventory
Figure B-1
Housing Element Entitled and Specific Plan Sites
ADDRESSESL
.
CULVER MY BOLINDARY
Scafe 1:35,06J
HOUSING ELEMENT ENTITLED & SPECLFIC PLAN SLTES
Conexus B-36 Draft - August 25, 2008City of Culver City Housing Element
Appendix B - Residential Land Inventory
Figure B.2
Housing Element Boarded Up Inventory Analysis
Caiii7A •
HC)LISFNG ELEMENT BOARDECUPriVEJTORYANILYJ6
ADDREL,L;ED CUUJER CU13CAUNCARY
8-37 Conexus Draft — August 25,2008City of Culver City Housing Element
Appendix B - Residential Land Inventory
Figure B-3
Housing Element RMD Units Chart
Procs ruLvER CITY VOUTIMARY
Scale 1::S5.000
HOLIS1hIG ELEME1r PAID U NM-S. CHART
Conexus
B-38
Draft — August 25, 2008Appendix B Residential Land Inventory City of Culver City Housing Element
Figure B-4
Housing Element Vacant Inventory Analysis
• A.DDRESSE4 EOUNDAPY
s r:m.1 :15M°
HOLIO:NG ELEMENT VAC.AI IT INVENTORY ANALYSIS
B-39 Conexus Draft — August 25, 2008)coCity of Culver City Housing Element Appendix C — Inventory of At-Risk Affordable Housing Units
Appendix C
Inventory of At-Risk Affordable Housing Units
1. introduction
This appendix identifies all residential projects in the City that are under an affordability
covenant, along with those housing projects that are at risk of losing their affordability
restrictions within the ten-year period 2008 - 2018. This information is used in establishing
quantified objectives for units that can be conserved during this planning period. The
inventory of assisted units includes all units that have been assisted under any federal
Department of Housing and Urban Development {HUD), state, or local program.
2. Inventory of Assisted Units
Table C-1 provides an inventory of all government assisted rental and ownership
properties in the City of Culver City. Generally, the inventory consists of HUD 202 and 811,
Culver City Redevelopment Agency Housing Set Aside Fund, and density bonus
properties. Target income affordability levels include very-low-, low- and moderate-
income groups. A total of 519 assisted housing units were identified in Culver City. Of this
number, 125 were secured through the use of the MAP for first-time home buyers.
3. Units at Risk
Affordable units that are at-risk of conversion during 2008-2018 are fisted in Table C-2_ As
shown in the table, there are a total of 101 units that are at risk during this period: 23 very-
low-income units, 19 low-income units, 10 low/moderate-income units and 49 moderate-
income units. The analysis of preservation options for these units is contained in Chapter
II, Housing Needs Assessment.
C-1 Draft - August 25, 2008 ConexusCity of Culver City Housing Element
Appendix C — Inventory of At-Risk Affordable Housing Units
Table C-1
Inventory of Income-Restricted Affordable Units
Culver City
Covenant
Address Expires Description # of Units Income Level Owner
3848 Huron Avenue 2009 In-lieu park fees. Covenanted for household up to 80% of median 1 unit Low Janet Chabola/Huron Properties
12108193 and rent to be at or below FMR. (5 units total) 4244 Overland Avenue
Culver City, CA 90230
4222 Van Buren Avenue 2010 Group home for low income developmentally physically 12— 1 bdrm Low UCP/Spastic Children
1985 handicapped, Purchased from Agency for $60,000. 1 —2 bdrm
5951 Smiley Drive 2010 Multi-family complex for low-to-moderate income households at 4 — 2 bdrm Low to Moderate Mahesh Desai
08101/85 affordable rents. Purchased from Agency for $161,500. 5951 Smiley Drive
Culver City, CA 90232
9015 Hubbard Avenue 2010 Multi-family complex for low-to-moderate income households. 4 — 1 bdrm Low to Moderate Frank Perez
04/11/85 Loan of $75,000 for 15 years (completed) 4244 Madison Avenue
Culver City, CA 90232
4031-35 Jackson Avenue Originally 1987 Multi-family complex for low-to-moderate income households.
Purchased by CCRA in 2002 for $1,010,000.
9— 2 bdrm Low to Moderate CORA
do DW Properties
12240 Venice Blvd. 423
Los Angeles, CA 90066
8692 Washington Blvd. 2027 Multi-family complex for low-to-moderate income households at 10 Singles Low 10 sgl-Low Tina and Anthony Mollica
10/06/97 affordable rents. Received total of $329,000 in loans from Agency. 61 bdrm Mod 6 1 bd-Mod 3928 Van Buren Avenue
4 Singles Mod 4 sgl-Mod Culver City, CA 90230
11124 Fairbanks Way 2031 Group home for low-to-moderate income developmentally disabled at 6 units Low to Moderate Kayne/ERAS Center
10/01/90 affordable rents. Received $319,211 grant 5350 Machado Road
Culver City, CA 90230
10918 Barman Avenue 2031 Group home for low-to-moderate income developmentally 6 units Low to Moderate Exceptional Children's Foundation
02/11191 disabled at affordable rents. Received $390,500 for purchase of
property.
Attn: Resident Manager
10918 Berman Avenue
Culver City, CA 90230
10181 Braddock 2032 Group home for low-to-moderate income developmentally 6 units Low to Moderate Home Ownership Made Easy
Drive/4180 Jasmine 04/20/92 disabled at affordable rents. Purchased property from Agency for (HOME)
Avenue
$412,250. David Silva, Hsg. Consultant
5901 Green Valley Crl. 4320
Culver City, CA 90230
3434 Caroline Avenue 2030 Group home for low income at a total house rent no more than 3 bdrm Low Caroline House Corp.
2000 $781, Purchased from Agency with a forgivable loan of $91,500, David Silva, Exec, Director
5901 Green Valley Crl. 4465
Culver City, CA 90230
4111•1nn••n•••n •••• nnnn
C-2 Conexus Draft - August 25, 2008City of Culver City Housing Element
Appendix C — Inventory of At-Risk Affordable Housing Units
Address
Covenant
Expires Description # of Units Income Level Owner
4178 Center Street 2013
1998
Density and other bonus (DOBI) for household up to 80% median at a
rent of $563 (AAF). Restricted to one person household,
1 unit Low (not to exceed
80%)
5100 Overland Avenue 2006 sale
2022 income
1982
Multi-unit complex for up-to-low income seniors, Purchased property
for $800,000 from Agency. Must submit HUD forms,
100 units Very Low Seniors
Disabled (Low
Seniors)
Rotary Plaza
c/a Erika Delahoussaye
Retirement Housing Foundation
911 No, Studebaker Road
Long Beach, CA 90815
5166 Sepulveda Blvd. 2029
06/12/89
Multi-unit complex for elderly and handicapped low income seniors.
Section 202 program. Purchased property for $400,000 from Agency.
48 units Very Low Seniors
Disabled (Low
Seniors)
Jewish Fed. Council
Mgr: Menorah Hsg. Fnd,
6505 Wilshire Blvd. #501
Los Angeles, CA 90048
3975 Overland Avenue
(Studio Royale)
In Perpetuity
In Perpetuity
In Perpetuity
2031
2031
Multi-unit complex for seniors, Agency provided tax exempt financing
of $4,638,000.
Seniors,
Palm Court units transferred to Studio Royale (3995 Overland).
10 Very Low
19 Low
10 Mod
1 Very Low
2 Low
Very Low to Moderate G & K Management
Kelly Kalman
Head of Compliance
P.O. Box 3623
Culver City, CA 90231
11250 Playa Street 2049
2004
Mobile home park. Very low to moderate income owners. Must
approve sale if on roster.
37 Very Low
25 Low
19 Moderate
Very Low to Moderate
.
11301 Wilshire Blvd. — VA
Bldg, 116
2011
1996
Multi-unit complex for homeless veterans with an affiliation with Culver
City. Received $750,000 grant from Housing Set Aside funds,
Not less than 23
beds (15% of total)
Very Low New Directions
Toni Reinis, Exec, Director
11301 Wilshire Blvd.
VA Bldg. 116
Los Angeles, CA 90073
5962 Smiley Drive Nov, 24, 2010
05/12/86
Purchased duplex from Agency for $109,000. Beginning 1986 @ $520
(no utilities AAF increase,|1010|Owner plus 1
(or 2 units)
Low-Moderato
(no students)
Sara & Jose Salazar
5962% Smiley Drive
Culver City, CA 90232
5334-40 Kinston Avenue 2011
07/18/96
Multi-unit complex for moderate income households and rent not to
exceed FMR. $100,000 grant
2 — 2 bdrm Moderate Tern McGowan
5334 Kinston Avenue
Culver City, CA 90230
5344-50 Kinston Avenue 2011
07/18/96
Multi-unit complex for moderate income households and rent not to
exceed FMR, $100,000 grant
2 — 2 bdrm Moderate Tern McGowan
5334 Kinston Avenue
Culver City, CA 90230
5428-34 Kinston Avenue 2011
05/16/96
Multi-unit complex for moderate income households and rent not to
exceed FMR. $100,000 grant
2 — 2 bdrm Moderate Sonia Salazar/Paul Guerrero
1517— 17th Street #1
Santa Monica, CA 90404
5464-72 Kinston Avenue 2011
08/05/96
Multi-unit complex for moderate income households and rent not to
exceed FMR $100,000 grant. (Guirguis)
2 — 2 bdrm Moderate Helen Liu
12230 Venice Blvd,
Culver City, CA 90230
C-3 Conexus Draft - August 25, 2008City of Culver City Housing Element
Appendix C — Inventory of At-Risk Affordable Housing Units
Covenant
Address Expires Description # of Units Income Level Owner
5504-10 Kinston Avenue 2011 Multi-unit complex for moderate income households and rent not to 2 — 2 bdrm Moderate Janet Torres
08/20196 exceed FMR, $100,000 grant P.O. Box 56025
Van Nuys, CA 91413
5527-33 Kinston Avenue 2009 Multi-unit complex for low income households and rents not to exceed 2 — 2 bdrm Low Life Steps
03/29194 30% of 60% AMI. Purchased property from Agency. 12555 W. Jefferson Blvd. #275
Los Angeles, CA 90066
5528-34 Kinston Avenue 2011 Multi-unit complex for moderate income households and rent not to 2 — 2 bdrm Moderate William Bragg
08/13/96 exceed FMR. $100,000 grant 5306W. 57 th St.
Los Angeles, CA 90056
5539-45 Kinston Avenue 2009 Multi-unit complex for low income households and rents not to exceed 2 —2 bdrm Low Life Steps
08/16/94 30% of 60% AMI, Purchased property from Agency 12555 W. Jefferson Blvd. #275
Los Angeles, CA 90066
5551-57 Kinston Avenue 2010 Multi-unit complex for moderate income households and rent not to 2-2 bdrm Moderate Debi Nayak
10/30/95 exceed FMR. $170,504.40 grant. 1918 Granville Avenue
Los Angeles, CA 90071
5563-69 Kinston Avenue 2006 Multi-unit complex for moderate income households and rent not to 2 — 2 bdren Moderate Lateef Sholebo
12105190 exceed FMR, $100,000 grant (Endicott) P.O. Box 712184, LA 90071
COMPLETED
5575-81 Kinston Avenue 2010 Multi-unit complex for moderate income households and rent not to 2 — 2 bdrm Moderate Asefaw Bereket
11/15/95 exceed FMR. $100,000 grant, (Sulejmanagic) 5579 Kinston Avenue
Culver City, CA 90230
5603-09 Kinston Avenue 2011 Multi-unit complex for moderate income households and rent not to 2 — 2 bdrm Moderate bison L, Jones
05/16/96 exceed FMR. $100,000 grant P. 0. Box 950641
Mission Hills, CA 90395
5616-22 Kinston Avenue 2011 Multi-unit complex for moderate income households and rent not to 2 — 2 bdrm Moderate Elizabeth Hyatt
09/24/96 exceed FMR. $100,000 grant. P.O. Box 2445
Culver City, CA 90231
5900 Canterbury Dr. #B114 03/02/2014 MAP 001 Moderate Michael Hewitt
BEGIN 20 YEAR COVENANT 5900 Canterbury Dr. #B114
Culver City 90230
11505 McDonald Street MAP 002 Spinella
FORECLOSURE
5005 Maytime Lane 06/09/2014 MAP 003 Moderate Benjamin & Rachel Tenorio
5005 Maytime Lane
Culver City 90230
3105 Raintme Cir. #1 06/27/2014 MAP 004 Moderate Charlotte Anderson
3105 Raintree Cr #1
Culver City 90230
C-4 Canexus
Draft - August 25, 2008City of Culver City Housing Element
Appendix C — Inventory of At-Risk Affordable Housing Units
Address
Covenant
Expires Description # of Units Income Level Owner
4133 Hader Ave 07/15/2014 MAP 005 Moderate Cathy Ruiz
Daniel Morales, Jr,
4133 Harter Ave.
Culver City 90232
5651 Windsor Way #304 08/29/2014 MAP 006 Moderate Bettye Woodruff
5651 Windsor Way #304
Culver City 90230
4304 Duquesne Ave 08/30/2014 MAP 007 Moderate Gloria Hekmatnia
4304 Duquesne Ave.
Culver City 90232
6000 Canterbury Dr.
#208D
MAP 008
(Jordan)
Flu ellen
EQUITY SHARED
4818 Hollow Corner Rd.
#168
09/2812014 MAP 009
(Lazo & Lazo)
Moderate Julie Noble
4818 Hollow Corner Rd, #168
Culver City 90230
10731 Oregon Ave 10/17/2014 MAP 010 Moderate Margaret Bell-Burchett
10731 Oregon Ave.
Culver City 90230
5215 Sepulveda BI, #26C 11/28/2014 MAP 011 Moderate Dianne Braxton
5215 Sepulveda BI, #26C
Culver City 90230
6000 Canterbury Drive
#316D
MAP 012 Blakely
FORECLOSURE
5815 Doverwood Drive #6 MAP 013 Moderate Becraft
SOLD TO MALICDEM MAP 082
Originally 5451 Overland
Ave.
10770 Deshire Pi,
02/01/2015 MAP 014 Moderate Steve & Sheri Eskridge
10770 Deshire Pl.
Culver City
11221 Hannurn Ave, 07/18/2015 MAP 015 Moderate Albert & Sonia Cancino
11221 Hannum Ave.
Culver City 90230
3234 Roberts Avenue MAP 016 Fordham
FORECLOSURE
5007 Stoney Creek Rd.
#329
09/2512015 MAP 017 Moderate Luis & Maria Del Cid
5007 Stoney Creek Rd. #329
Culver City 90230
10845 Garfield Ave. 07/18/2015 MAP 018 Moderate Michael/ Marni Parsons
10845 Garfield Ave,
Culver City 90230
cJ-
Co nexus
C-5
Draft - August 25, 2008City of Culver City Housing Element
Appendix C — Inventory of At -Risk Affordable Housing Units
Address
Covenant
Expires Description # of Units Income Level Owner
4207 Neosho Ave 07/10/2015 MAP 019 Moderate Linda Roche
4207 Neosho Ave.
Los Angeles 90066
5950 Canterbury Dr #C113 07/31/2015 MAP 020
(SyIves-Marino)
Moderate Nohemi Cruz
5950 Canterbury Dr. #C113
Culver City 90230
5950 Canterbury Dr,
#C205
08/25/2015 MAP 021 Moderate Pamela Parran
5950 Canterbury Dr. #C205
Culver City 90230
3401 Cattaraugus Ave. 08/28/2015 MAP 022 Moderate Leonel & Carmen lbarra
3401 Cattaraugus Ave.
Culver City 90232
11237 Braddock Dr. 0911212015 MAP 023 Moderate Linford & Louise Dawson
11237 Braddock Dr.
Culver City 90230
3410 Fay Ave, 09/11/2015 MAP 024 Moderate Javier & Ana Umana
3410 Fay Ave.
Culver City 90232
4830 Hollow Corner Rd.
#189
10/04/2015 MAP 025 Moderate Billie Land
4830 Hollow Corner Rd. #189
Culver City 90230
4828 Hollow Corner Rd.
#190
12/21/2015 MAP 026 Moderate Antonio, Francisca & Rita Lopez
4828 Hollow Corner Rd. #190
Culver City 90230
11256 Frankkn Avenue MAP 027 Taylor
EQUITY SHARED
6505 Green Valley Cr.
#301
MAP 028 Moderate Juanda Therianto & Eny
Purwatiningsih
EQUITY SHARED
5427 Empwla Ave. 02/16/2016 MAP 029 Moderate Larry & Angela Roberts
5427 Emporia Ave.
Culver City 90230
4362 Huntley Ave. 03/06/2016 MAP 030
(Reid)
Moderate April Leung
4362 Huntley Ave.
Culver City 90230
3439 McManus Ave, 03/20/2016 MAP 031 Moderate Elide Fino
3439 McManus Ave.
Culver City 90232
3900 Lenawee Ave, #2 06/18/2016 MAP 032 Moderate Margaret Dawson
3900 Len awee Ave. #2
Culver City 90230
Conexus
C-6
Draft - August 25, 2008City of Culver City Housing Element
Appendix C — Inventory of At-Risk Affordable Housing Units
Address
Covenant
Expires Description # of Units income Level Owner
3594 Wesley St. 05/02/2016 MAP 033 Moderate Stephen & Josephine Dudley
3594 Wesley St.
Culver City 90230
6124 Buckingham Pkwy
#205
04/2612016 MAP 034 Moderate Damon Woodruff
6124 Buckingham Pkwy. #205
Culver City 90230
5236 Emporia Ave, 06/18/2016 MAP 035 Moderate Glenn & Ana Inohara
5236 Emporia Ave.
Culver City 90230
3042 Reid Ave. 08/30/2016 MAP 036 Moderate Alfonso & Sara Hernandez
3042 Reid Ave.
Culver City 90232
4363 Globe Ave. 08/09/2016 MAP 037
(Garcia)
Moderate Tracy Sulkin
4363 Globe Ave.
Culver City 90230
3836 Bentley Ave, #1 MAP 038 Moderate Mariano & Jennifer Rojo
EQUITY SHARED
5035 Maytirne Lane 09/12/2016 MAP 039 Moderate Carol Frances
5035 Maytime Lane
Culver City 90230
5900 Canterbury Dr. #A211 10/15/2016 MAP 040 Moderate George Bowers, Jr.
5900 Canterbury Dr. #A211
Culver City 90230
4056 Jackson Ave. #6 11/14/2016 MAP 041 Moderate Miguel & Yolanda Flores
4056 Jackson Ave. #6
Culver City 90230
3948 Bentley Ave. #104 12/02/2016 MAP 042 Moderate Jose & Judith Deco
3948 Bentley Ave. #104
Culver City 90232
5405 Slauson Avenue MAO 043
(Chacon)
Rodriguez
EQUITY SHARED
6001 Canterbury Dr. #103 12/11/2016 MAP 044 Moderate Brian Brusavich
6001 Canterbury Dr. #103
Culver City 90230
11022 Culver Blvd. 03/14/2017 MAPO45 Moderate Nebu John & Elizabeth Mathew
11022 Culver Blvd.
Culver City 90230
5017 Butterfield Ct. 04/15/2017 MAP 046 Moderate Carlos Cepeda & Chrystalla
Hadjidemetriou
5017 Butterfield Ct.
Culver City 90230
Conexus
C-7
Draft - August 25, 2008City of Culver City Housing Element
Appendix C — Inventory of At-Risk Affordable Housing Units
Address
Covenant
Expires Description # of Units Income Level Owner
5901 Canterbury Dr. 416 05130/2017 MAP 047 Moderate Sheldon Mitchell
5901 Canterbury Dr.416
Culver City 90230
11028 Braddock Dr. 07/14/2017 MAP 048 Moderate James/Georgia Malsich
11028 Braddock Dr.
Culver City 90230
4450 Elenda St, 08118/2017 MAP 049 Moderate Horacio & Maru Cerutti
4450 Elenda St.
Culver City 90230
5900 Canterbury Dr. #A319 08/12/2017 MAP 050
(Neff - Hensel)
Moderate Marie Bedorat
5900 Canterbury Drive 4A319
Culver City, CA 90230
4104 Summertime Lane 09/0312017 MAP 051 Moderate Pablo & Esperanza Jaramillo
4104 Summertime Lane
Culver City 90230
4900 Overland Avenue
#109
MAP 052
Kottayadiyil FORECLOSED but loan
paid off prior to sale,
7304 Summertime Lane MAP 053 Moderate Adriane Hopper
EQUITY SHARED
4915 Indian Wood Rd,
4603
12/3112017 MAP 054 Moderate Nancy Kay Bishop
4915 Indian Wood Rd. 4603
Culver City 90230
5870 Green Valley Cir.
4319
12/18/2017 MAP 055 Moderate Damian Lemons
5870 Gr. Vly Cir. #319
Culver City 90230
5950 Buckingham Pkwy,
4410
02/05/2018 MAP 056 Moderate Marcus Nixon
5950 Buckingham Pkwy. #410
Culver City 90230
4116 Harter Ave. 06/03/2018 MAP 057 Moderate Greg Potik & Ellen Thireos
4116 Harter Ave.
Culver City 90232
5001 Stoney Creek Rd.
4353
06/12/2018 MAP 058 Moderate Jacob Mathew & Suby Alexander
5001 Stoney Creek Rd. #353
Culver City 90230
5950 Buckingham Pkwy.
4403
08/06/2018 MAP 059 Moderate Taterework Mulugeta
5950 Buckingham Pkwy. 4403
Culver City 90230
3948 Bentley Ave.4102 11/19/2018 MAP 060 Moderate Lauren Vo
3948 Bentley Ave. , #102
Culver City 90232
C-8 Conexus
Draft - August 25, 2008Culver City Housing Element City o Appendix C — Inventory of At-Risk Affordable Housing Units
Address
Covenant
Expires Description # of Units Income Level Owner
3341 Helms Avenue MAP 061 Hoston
EQUITY SHARED
5625 Sumner Way 4111 11/25/2018 MAP 062 Moderate Tamar Garland-Jackson
5625 Sumner Way, #111
Culver City 90230
5027 Overland Ave, 01/26/2019 MAP 063 Moderate Pablo Cavalieri & Maria Reyes
5027 Oved and Ave.
Culver City 90230
6525 Green Valley Cir,
4212
02115/2019 MAP 064 Moderate Ana Gil
6525 Green Valley Cir. 4212
Culver City 90230
5118 Westwood Blvd. 03/09/2019 MAP 065 Moderate Jeff Wolf
5116 Westwood Blvd.
Culver City 90230
5950 BucWrigham Pkwy.
#404
MAP 066 Lezlie Orr-Brazil
EQUITY SHARED
6050 Canterbury Dr. #F122 04/27/2019 MAP 067
(Ripoll)
Moderate Betina Bevis
6050 Canterbury Dr. 4F122
Culver City 90230
6000 Canterbury Drive
#0111
MAP 068 Moderate Marks
SOLD TO TURNER M0110
5845 Doverwood Dr. 4209 MAP 069 Moderate Richard Beaver
EQUITY SHARED
6375 Green Valley Circle
4206
MAP 070 Moderate Scarborough
SOLD TO PENLAND M0115
6315 Green Valley Cir,
4202
11/19/2019 MAP 071 Moderate Kurt & Marie Lietz
6315 Green Valley Cir. #202
Culver City 90230
5900 Canterbury Ddve
#A101
MAP 072 Moderate Correy
SOLD TO ODEN MAP 122
6225 Canterbury Dr. #108 02/18/2020 MAP 073 Moderate Malcolm McCullough & Begone De
Velasco
6225 Canterbury Dr. 4108
Culver City 90230
5005 Stoney Creek Rd.
#437
MAP 074 Michael & Emma Dingman
EQUITY SHARED
6050 Canterbury Dr, 4E119 MAP 075 Moderate Victoria Ramirez
EQUITY SHARED
Conexus C-9 Draft - August 25, 2008City of Culver City Housing Element
Appendix C —Inventory of At-Risk Affordable Housing Units
Address
Covenant
Expires Description # of Units Income Level Owner
6375 Green Valley Cir,
#302
05/22/2020 MAP 076 Moderate Henrietta Algaba
6375 Green Valley Cir. #302
Culver City 90230
4112 Raintree Cir, 05/31/2020 MAP 077 Moderate Carolynn Parks
4112 Raintree Cir,
Culver City 90230
6050 Canterbury Dr, #F311 09/28/2020 MAP 078 Moderate Marilyn Logan
6050 Canterbury Dr. #F311
Culver City 90230
3610 Helms Ave. 09/29/2020 MAP 079 Moderate Charles & Yvonne Gutierrez
3610 Helms Ave.
Culver City 90232
6355 Green Valley Circle
#303
MAP 080
BEGIN 10 YEAR COVENANT
Schmidt
EQUITY SHARED
11116 Matteson Ave. 10/27/2010 MAP 081 Moderate Aung San Min & Saw Myat Sande
Aung
11116 Matteson Ave.
Culver City 90230
5815 Dovetwood Dr. #6 11/10/2010 MAP 082
(Maliodem)
Moderate Yvonne Kobler
5815 Doverwood Dr. #6
Culver City 90230
4840 Hollow Corner Rd,
#422
11/13/2010 MAP 083 Moderate Julie Dolan
4840 Hollow Corner Rd. #422
Culver City 90230
5950 Buckingham Pkwy.
#412
11/20/2010 MAP 084 Moderate Gina Ross
5950 Buckingham Pkwy, #412
Culver City 90230
5245 Slauson Ave. 12/01/2010 MAP 085 Moderate James Lopez
5245 Slauson Ave.
Culver City 90230
3430 Sherbourne Dr, 12/04/2010 MAP 086
(MacLeod)
Moderate Kathleen Sundquist
3430 Sherbourne Dr.
Culver City 90232
6375 Green Valley Cir.
#306
12/18/2010 MAP 087
(Greenwald)
Moderate Joanne Karla Gabot
6375 Green Valley Cir. #306
Culver City 90230
5815 Doverwood Dr. #33 12/29/2010 MAP 088 Moderate Rosa Melchor
5815 Doverwood Dr, #33
Culver City 90230
3109 Summertime Lane MAP 089 Moderate Sulkin
SOLD TO NORATTO MO 103
Co nexus
C-10
Draft - August 25, 2008City of Culver City Housing Element
Appendix C Inventory of At-Risk Affordable Housing Units
Address Description # of Units Owner
6151 Canterbury Dr. #107 AP 090 Nagy & Fayrouz Dernian
6151 Canterbury Dr. #107
Culver City 90230
5215 S. Sepulveda Blvd.
#90
04/17/2011 MAP 091 Ron & Sally Sorenson
5215 S. Sepulveda Blvd. #9D
C N u ala vc ey r GCiatyke9r0e230
4802 Hollow Corner Rd. #220
Culver City 90230
4802 Hollow Corner Rd.
#220
MAP 092
4236 Tuller Ave, IS11PS1I MAP 093 Mohamed & Samia Mchsin
4236 Tuller Ave.
Culver City 90230
MAP 094
NO SALE
5625 Sumner Way #107 MAP 095 Htay Maung & Knin Aung
5625 Sumner Way #107
Culver City 90230
5650 Sumner Way #304 INMUf1II MAP 096
(McCauley)
Danielle Neves-Cole
5650 Sumner Way, #304
Culver City 90230
3969 Globe Ave. MAP 097 Aris Abbus & Fatima Cassim & Mike
Min
3969 Globe Ave.
Culver City 90230
5651 Sumner Way #203 MAP 098 Jenifer Huston
EQUITY SHARED
4047 Sawtelle Blvd. iJãM1iiI MAP 099 Ruben & Elizabeth Ruiz
4047 Sawtelle Blvd,
Los Angeles 90066
6001 Canterbury Dr. #307 iIMYIiI MAP 100 Leyna Wong
6001 Canterbury Dr. #307
Culver City 90230
4842 Hollow Corner Rd.
#307
I1fJII MAP 101 Zenebech Eshetu
4842 Hollow Corner Rd. #307
Culver City 90230
6050 Canterbury Dr. #E117 Ii11SIVAi MAP 102 Eulogio, Rosa & Arnaldo Gomez
6050 Canterbury Dr. #E117
Culver City 90230
3109 Summertime Lane
#109
IVu1YP1lli MAP 103 Zoraida Noratto
3109 Summertime Lane #109
Culver City 90230
C-1 1 Co nexus Draft - August 25, 2008City of Culver City Housing Element Appendix C Inventory of At-Risk Affordable Housing Units
Address
Covenant
Expires Description # of Units Income Level Owner
10112 Summertime Lane MAP 104
Wicen
EQUITY SHARED
6199 Canterbury Dr, #202 11/0512011 MAP 105 Moderate loud & Raissa Tcherepachenets
6199 Canterbury Dr. #202
Culver City 90230
5306 Summertime Lane MAP 106
Anagu
EQUITY SHARED
4900 Overland Ave. #205 11112/2011 MAP 107 Moderate Macia Welty
4900 Overland Ave. #205
Culver City 90230
6305 Green Valley Cir.
#303
11/26/2011 MAP 108
Moderate Lora Calma
6305 Gr. Vly Cir. #303
Culver City 90230
5845 Doverwood Dr. #316 MAP 109
Owens
EQUITY SHARED
6000 Canterbury Dr.
#D111
04/12/2011 MAP 110
Moderate lyesha Turner
6000 Canterbury Jr. #D111
Culver City 90230
6000 Canterbury Or.
#D306
12/19/2011 MAP 111
Moderate Diane EhIrich
6000 Canterbury Dr, #0306
Culver City 90230
5845 Doverwood Dr. #201 01/23/2012 MAP 112
Moderate Bonnie Marlowe
5845 Doverwood Dr. #201
Culver City 90230
4211 Summertime Lane 03/12/2012 MAP 113 Moderate Camilla Rodriguez & Jerus Whittle
4211 Summertime Lane
Culver City 90230
6151 Canterbury Dr. #208 03/12/2012 MAP 114
Moderate Victor Dean
6151 Canterbury Dr. #208
Culver City 90230
6375 Green Valley Circle
#206
MAP 115
BEGIN 45 YEAR COVENANT
Penland
EQUITY SHARED
5870 Green Valley Cir,
#231
07/10/2047 MAP 116
(Rofael)
Moderate Ramy Baramily
5870 Green Valley Cir. #231
Culver City 90230
6515 Green Valley Cir,
#106
07/24/2047 MAP 117
Moderate Timothy & Jennifer Kohut
6515 Green Valley Cir. #106
Culver City 90230
C-12 Conoxus
Draft - August 25, 2008City of Culver City Housing Element
Appendix C — Inventory of At -Risk Affordable Housing Units
Address
Covenant
Expires Description # of Units Income Level Owner
4919 Indian Wood Rd,
#395
09/02/2047 MAP 118 Moderate Jamee Happy
4919 Indian Wood Rd, #395
Culver City 90230
6151 Canterbury Dr. #205 09117/2047 MAP 119 Moderate Michelle Esperanza
6151 Canterbury Or. #205
Culver City 90230
6050 Canterbury Dr. #E219 10/31/2047 MAP 120 Moderate Naing Thiha & Ma Ohnmar
6050 Canterbury Dr. #E219
Culver City 90230
5901 Canterbury Dr, #5 MAP 121 Moderate Lisa Bisset
EQUITY SHARED
5900 Canterbury Dr. #A101 12/22/2019 MAP 122 Moderate Wanda Oden
5900 Canterbury Dr. #A101
Culver City 90230
5901 Canterbury Dr, #9 03/18/2048 MAP 123 Moderate Patricia Mooney
5901 Canterbury Dr. #9
Culver City 90230
6050 Canterbury Dr. #F306 05/12/2048 MAP 124 Moderate Khaing Marlar
6050 Canterbury Dr. #F306
Culver City 90230
6575 Green Valley Cir,
#214
10/28/2048 MAP 125 Moderate George, Nataliya & Yelena Rudoy
6575 Green Valley Cir. #214
Culver City 90230
5961 Smiley Drive 10/24/2010 Agency loan of $29,500, 8% simple interest. Owner occupied (no
rental).
Single family Moderate Joyce Beck — New Owner?
5961 Smiley Drive
07/17/78 Culver City, CA 90230
Loan Repaid
9743-45 and 9747-9749 Agreement to Lease 3 properties. All 5 units for low income at Low (not to exceed Home Ownership Made Easy
Braddock
4075 Lafayette Ave
affordable rents. Must provide insurance yearly, 80%) (HOME)
David Silva
1996 5901 Green Calley Crl. #320
Culver City, CA 90230
4061 Grandview DOBI —30 yrs Assisted living facility. Total of 70 units. 19 DOBI units. 4 units Agency 8 units Low-DOBI Grandview Palms, LLC
2036 assisted. Senior and/or Disabled. 11 units Mod-DOBI 5567 Reseda Blvd.
Agency —55 yrs. 1 unit Low-Agency Suite 104
2061 3 units Mod-Agency Tarzana, CA 91356
(2006
C-13 Conexus
Draft - August 25, 2008City of Culver City Housing Element
Appendix C — Inventory of At-Risk Affordable Housing Units
Table C-2
Affordable Units at Risk 2008-2018
Culver City
Program Category Year At Risk # of Units Income Level
Housing Set Aside Fund 3848 Huron Ave. 2009 1 Low
Housing Set Aside Fund 2009 2 Low
Housing Set Aside Fund 2009 2 Low
Housing Set Aside Fund 2010 4 Low-Moderate
Housing Set Aside Fund 9015 Hubbard St. 2010 4 Low-Moderate
Housing Sat Aside Fund 2010 2 Low-Moderate
Housing Set Aside Fund 2010 2 Moderate
Housing Set Aside Fund 2010 2 Moderate
Housing Set Aside Fund 4222 Van Buren P1. a a a 2010 13 Low
Housing Set Aside Fund 2010 8 Moderate
Housing Set Aside Fund 2011 2 Moderate
Housing Set Aside Fund 2011 2 Moderate
Housing Set Aside Fund 2011 2 Moderate
Housing Set Aside Fund 2011 2 Moderate
Housing Set Aside Fund 2011 2 Moderate
Housing Set Aside Fund 2011 2 Moderate
Housing Set Aside Fund 2011 2 Moderate
Housing Set Aside Fund 2011 2 Moderate
Housing Set Aside Fund 2011 23 Very Low
Housing Set Aside Fund 2011 18 Moderate
Housing Set Aside Fund 2012 3 Moderate
Housing Set Aside Fund 4178 Center St. I . 2013 1 Low
TOTALS 23 VL
19 Low
10 Low-Mod
49 Mod
101 total
C-14 Conexus Draft - August 25, 2008City of Culver City Housing Element
Appendix D - Public Participation Summary
Appendix D
Public Participation Summary
Public participation is an important component of the planning process in Culver City,
and this update to the Housing Element has provided residents and other interested
parties numerous opportunities to review draft documents and proposed policies, and to
provide recommendations for consideration by decision-makers. Public notices of all
Housing Element meetings and public hearings were published in the local newspaper in
advance of each meeting, as well as posting the notices on the City's website. The draft
Housing Element was made available for review at City Hall, posted on the City's
website, as well as at the Culver City Julian Dixon Public Library. The document was also
made available to housing organizations, housing advocates, and non-profit
organizations representing the interests of lower-income persons and special needs
groups.
As part of the public review process, a Community Public Workshop, joint City
Council/Planning Commission Study Sessions, Planning Commission and City Council
Public Hearings on the Housing Element were held. All of these public meetings served as
venues for review and discussion. Appendix D provides a summary of the comments and
issues raised during the preparation and public review of the 2008 Housing Element.
After receiving comments on the draft Housing Element from the State Housing and
Community Development Department, a proposed final Housing Element was prepared
and made available for public review prior to adoption by the City Council.
Table D-1 provides a summary of public comments offered during the process along with
an indication as to how these comments have been addressed in the new Housing
Element.
Conexus D-1 Draft - August 25, 2008
I" 6Comment
Response
Appendix B lists commercial sites that are
available for mixed use. Tito's Tacos is listed as
an underutilized commercial site; she wants it
removed (11222 Washington Place).
Staff explained the definition of underutilized;
the table listed all the commercially zoned
properties (not listed in the other tables) that
could have mixed-use. It does not imply that
housing will be built; it is underutilized for
purposes of the Housing Element only - there is
no housing on these commercial sites. There
are a lot of tables that list individual parcels and
this is all driven by state law which requires cities
to compile a list of all the parcels that have
some theoretical potential for residential
development. Those tables should in no way be
construed to indicate that listed properties are
proposed for residential development; they are
simply an inventory of sites that have some
theoretical potential for residential
development. State law requires a land
inventory survey. The City cannot remove one
property and include others; the data would be
inaccurate.
Table 11-11, food service wages as reported in
this table are incorrect and do not reflect the
wages at Tito's Tacos. She provided copies of
wages put out in April 2008 by the National
Restaurant Association. According to her
wages in the restaurant service sector are
substantially more than reported in the Housing
Element. The figures in the Housing Element do
not include tips, jobs in food preparation and
related occupations, and chefs, etc. She said
nobody makes $8.33 an hour; $25 to $30 dollars
an hour is what is made.
Tips are not included in these data sources; the
information was obtained from the State
Department of Finance and it is considered a
reliable source that is appropriate for the
Housing Element.
Seniors are increasing, baby boomers are
getting older and everyone is ending up as a
care giver for someone. There are 1.5 million
care givers registered across the US. Live/work
to accommodate caregivers is not mentioned.
She would like to see a recognition of
caregivers in the Housing Element and how
caregivers take care of loved ones and how
this population is impacted each time there is a
new development. She also talked about
wheel chair accessibility for cars and impact on
seniors from development projects.
Multi family and mixed use projects must meet
ADA standards when applicable; staff reviews
that issue for every discretionary project
involving new housing development. There is no
prohibition in the City for caregivers living in the
homes of people they car for. This is not
considered live/work - and no special
discretionary review or permission is required. A
home occupation business tax certificate may
be required - that is a ministerial process.
City of Culver City Housing Element
Appendix D - Public Participation Summary
Table D-1
Public Participation Summary
Conexus
D-2
Draft - August 25, 2008
f 6 7Comment
Response
Concerned about the second paragraph of
the Housing Element Introduction (she referred
to it as a disclaimer) that states the document is
not part of the municipal code or an
enforcement document. However, she talked
about an expert on general plans who
according to her stated that as of 2004 general
plan elements have the force of law. She
stated the Introduction was not accurate and
that it be clarified and corrected if not true.
Using the analogy of a long trip, you start off
with a big map to get there and once you get
there, you use a more detailed street map of
the City to find specific locations. The general
plan is the broad guidance for the City's vision
and the municipal code and the zoning code
are the specific ways of carrying out that vision.
The General plan is the big picture and the
zoning code and other specific plans and
policies describe how we get there.
Stated that much of the statistics were from the
2000 Census and stated that some of the same
numbers were used in the last element. She is
concerned about the age of the information.
Regarding the 2000 census data, the census is
done once every 10 years. The last time the
Housing Element was revised was in 2001 prior
to much of the detailed 2000 census data
being made available. The Census data
sources for the last Housing Element included
1980 and 1990 Census. The detailed Census
data does not become available until about|1010|1/ 2
years after the actual census count is taken.
There are other estimates that are done, but
staff feels that for reliability it is best to use the
decennial census.
Are the policies in Table V-2 (Chapter V)
prioritized by order of importance?
The policies in Table V-2 are not in any
particular order and are not prioritized by
importance; rather they are organized by
topic.
On Table B2 (Appendix B), the 9900 Culver
project is listed as 18 affordable units. None of
those units are going on the market as
affordable; why are they designated very low
to low - what is the meaning of this table?
This question highlights one of the many difficult
aspects of Housing Element law. When the City
inventories the potential for new housing in a
development project, it may be looking at a
high density project that results in luxury
condominiums (not moderate to low housing).
But according to State law, the Housing
Element looks at what potentially could be
built, not necessarily what will be built. Cities do
not build housing; they control the plan review
process, development standards, and entitle-
ment procedures. Some cities have money
from Redevelopment set aside sources and in
that example it is the Redevelopment Agency
that actually builds affordable housing. Other
than that example, the City does not have full
control over what is being built and whether or
not a developer chooses to include affordable
units within a project or whether other sources
of subsidies are available.
The land inventory tables in the Housing
Element and the particular sites identified as
lower, moderate, or upper income are primarily
City of Culver City Housing Element
Appendix D - Public Participation Summary
Conexus
D-3
Draft - August 25, 2008Comment Response
based on density and potential future housing
development. Most jurisdictions in LA County
fall under a State default density of 30 units per
acre. This means if a jurisdiction allows
residential density of at least 30 units per acre,
that is considered sufficient for lower-income
housing, meaning that the zoning conditions
are sufficient if the developer is interested and
funding assistance is available. Commercial
sites listed in various tables including the 9900
Culver project allow densities of 35 dwelling
units per acre and in some limited areas, 65
dwelling units per acre - higher than the
default density of 30 units per acre.
Therefore, for Housing Element purposes,
affordable housing could potentially be built.
The 9900 Culver project exceeds the default
density and therefore is listed as having
affordable units. However, because this project
is expected to be market-rate condos, it has
been moved to the above-moderate
category.
On pages CI through C3 (Appendix C) this
analysis of at-risk affordable housing units
should not be in the appendix; it belongs in the
content of the document and not hidden in
the appendix.
The discussion of strategies for preserving at-risk
units has been moved to the main body of the
Housing Element while the lengthy list of
assisted projects is contained in the appendix.
Concerned that new developments will lead to
parking impacts on residential neighborhoods
with employees of new developments parking
in neighborhoods for free. Wants parking rules
enforced. Gave example of people who work
in downtown, which has parking, parking for
free in residential neighborhoods.
All new residential and mixed-use develop-
ments are required to provide parking in
conformance with the Municipal code. Illegal
parking is addressed through parking
enforcement and is not an issue normally
covered in Housing Elements.
There are cities that choose not to follow
Housing Element law. She supports low-income
housing, but there is no guarantee that new
developments will have affordable units. The
document makes it seem like sites will be
developed for low-income housing but once a
project is finished there is no assurance there
will be affordable units. The City is "acreage
poor".
There are consequences for non-compliance
with State Law; the City has always sought to
comply. The City has a good track record of
preserving affordable units. A covenant is
attached to all assisted affordable housing units
and the City monitor's those covenants
annually. Staff collects income and rent
information to make sure that the owners have
not increased rents above allowable levels,
and inspections are performed to ensure that
the people who purchased affordable housing
still live in the units. The City monitors about 300
units per year and staff ensures that units set
aside as affordable remain so until covenants
City of Culver City Housing Element
Appendix ID — Public Participation Summary
Conexus
D-4
Draft - August 25, 2008Comment Response
expire.
Regarding the "acreage poor" comment, like
many mature areas of Southern California, the
city is nearly "built-out". Therefore, the City looks
for redevelopment opportunities on
underutilized sites or properties with obsolete
uses.
Also complained about the public notice and
stated her notice was sent to the wrong
address.
Did see all the public notices that went out and
did see the notice in the newspaper and went
on the website but had difficulty finding the
Housing Element on the web. She asked that
the Planning Department change the website
so it is easier to find; she acknowledged that
the web site was changed but stated that
critical information was not attached- it was
very hard to find the information on the website
and even after the change it was hard to find
the information and would recommend that
the City get residents excited about what the
Housing Element is — like a news release that
explains the importance of the document. She
wants the issue to get out to the public in a way
the public will understand its importance.
There was a workshop in February and
notification for that meeting was similar to the
notification done for this meeting except that
the City took out two half-page advertisements
in the Culver City News for tonight's meeting in
order to catch people's attention. In addition,
all residents, community organizations. HOAs,
housing advocates, and developers were sent
post card notices in the mail. The residential
addresses were produced from a city-wide
database maintained by the City's Information
Technology Department. These addresses are
checked against the L.A. County Assessor's
database. The City always strives to use the
latest mailing list for public notification.
At that 1st public workshop about 20 to 25
people attended and a flashy postcard was
mailed to all City residents. That citywide
postcard mailing cost about $10,000. For
tonight's meeting, staff used the City Council
approved postcard notification citywide
mailing. About the same number of people
attended this meeting and the postcard
mailing, using the Council approved postcard,
at a cost of about $4,000.
The Housing Element should provide for
protection of Culver City's unique village
community feel and should provide for
maintenance of existing neighborhoods. The
Housing Element will have to sustain Culver City
through growth in Los Angeles; the city is
threatened by Los Angeles' overcrowding.
There must be a respect for adjacent
neighborhoods.
The Housing Element has policies and measures
that specifically address ensuring the quality
and character of existing neighborhoods as
part of the process of reviewing mixed-use and
housing developments.
Will rent control be addressed in the Housing
Element and are there alternative programs
that are not in the Housing Element?
There is no proposal to adopt rent control at this
time. There are arguments both for and against
rent control, and it is a policy decision for the
City Council.
City of Culver City -lousing Element
Appendix D — Public Participation Summary
Conexus
D-5
Draft - August 25, 2008Comment Response
Concern about too much density. Culver City is
at a crossroads with the housing recession and
a lot of development. Examples of over-
development on Lincoln Ave. These
developments are meant to maximize the
developer's profits; development needs to be
controlled with smart development.
Over the last 10 years about 13 projects were
built in the City - a little less than 1.5 projects per
year over the last decade. There is not a huge
amount of development and there are no facts
to support that assertion. The City's policy is to
encourage smart development, defined as
including density in appropriate locations and
tying that to mobility.
Want to see where the City has come from,
want to see comparisons to the 1980 and 1990
census. Would like to know the average
income as it relates to where the City is going -
what was it in the '80s and '90s and what are
projections into 2010, because 2000 is not the
complete picture. If there are no guidelines for
development in place, a high concentration of
affordable housing could be built over the next
8 years.
While documents of this type can always
include more data, Housing Elements typically
include only recent conditions (e.g., 2000 to
2007).
The young population and the aging
population should be connected in the
document - aging in place. As people age
they may want to live in a smaller place, closer
to services, walkable, better access to transit.
Does not think the City is getting too dense and
believes there has not been a lot of develop-
ment over the years. Downtown is wonderful
but little to no housing has been constructed.
Higher-density housing should be developed;
believes density does not equal lower quality of
life; density leads to livability. There needs to be
an effort to produce the services to make high-
density housing livable, density is not bad. The
Housing Element should address inclusionary
housing requirements for Culver City and should
allow for a wider range of dwelling types such
as smaller units for young professionals and
seniors.
The Housing Element, and particularly the
Comprehensive Housing Strategy, addresses
the need for more workforce housing. New
transit-oriented development (TOD) projects
could accommodate smaller units - which right
now is not a requirement. Smaller, more dense
housing may serve the need for housing for
young professionals as well as seniors.
Inclusionary requirements are a policy issue and
could be included in the Housing Element if it is
the desire of the City Council.
The regional housing growth needs assessment
concludes that the City needs 504 new units to
accommodate the population growth over this
next time period; how did the City perform in
the last RHNA cycle - did the City come close
to its RHNA numbers?
Compared to its RHNA allocation from the last
cycle, the City did not construct a lot of
housing. The major difference between the last
cycle and this cycle is that the Redevelopment
Agency will be reviewing and hopefully
approving a housing strategy with clear
direction and an implementation strategy. The
proposed housing strategy will use set-aside
funds to help meet the RHNA target. This may
result in the City doing much better in meeting
its RHNA target as compared to the last cycle,
although the downturn in the housing market
City of Culver City Housing Element
Appendix D - Public Participation Summary
Conexus D-6
Draft August 25, 2008
1-71City of Culver City Housing Element Appendix D — Public Participation Summary
Comment Response
will present a serious challenge.
Are there consequences for not meeting
RHNA?
State law looks primarily at things the City has
control over, such as zoning and development
standards, fees and review procedures. Cities
don't build housing; therefore, the actual level
of housing production is dependent on
developers, the real estate market, and
availability of public subsidies. There are no
automatic consequences for not achieving
RHNA targets, but there are serious
consequences for cities that do not make an
effort to accommodate those targets.
Would like the second half of the second
paragraph of the introduction removed and a
couple of words in Measure 5D removed. The
language calling for sending the list of sites to
developers should be removed.
Regarding the Introduction: this document was
prepared after the subcommittee met. It is in
response to another committee member that
wanted an overview of what the document is
and is not. The second part will be revised as
suggested by the Commissioner.
Regarding Measure 5D, it is not required that
the list be distributed to developers but there is
a requirement for sites to be open to the
general public. Whether a property is vacant or
a business is operating on a site has no bearing
because it is the owner's choice whether to
develop that property or not. Staff will look at
revising Measure 5D as suggested.
The very first goal of the Housing Element is to
have a city that offers a peaceful, small town
environment.
This statement is correct.
Regarding the audience comments on density
and preserving the character of
neighborhoods, the Housing Element includes a
measure that requires the City to develop
design guidelines for multi-family housing. He
asked for an update on that work.
Staff is currently involved in conducting a block-
level survey using GIS technology; staff is trying
to understand the prevailing set-backs and is
hopeful that the survey will be done shortly. The
survey will be presented to the Commission
followed by some draft policies that look at set-
backs or architecture in the area. These policies
will help to form a set of design principals or
guidelines that could be employed in
evaluating future projects. Examples of
potential guidelines could include a prevailing
set-back for neighborhoods.
What can the city do to try to help implement
the Housing Element?
Approval of the Housing Strategy with its
policies and programs and committing of
resources to build projects would help. By
accomplishing the objectives of the Housing
Strategy and committing resources to
affordable housing as called for in the Housing
Strategy, the City will more easily be able to I
Conexus
D-7
Draft - August 25, 2008
V72,_Comment
Response
meet its RHNA target.
Is the concept of "aging in place"
incorporated into the Housing Element.
Aging in place refers to the notion that people
at different stages of life have different housing
needs that can be fulfilled in their
neighborhood or community so that they can
live in the same area through different life
stages. Often in the past, very homogenous
large neighborhoods were geared towards
growing families. As children leave these large
homes and the parents age, they often want to
downsize and move to a smaller dwelling (such
as a condominium or apartment). The City
could plan to accommodate different dwelling
types to accommodate the different life stages
of residents so that they do not have to move
to another area.
Aging in place also can apply to accessibility in
housing construction so that elderly or disabled
persons can remain in their home rather than
move to a care facility. The City Building Code
allows structural modifications to accommo-
date needs such as wheelchair access.
Regarding the land inventory tables maybe
there should be language that explains what
the tables are and perhaps perceived
inflammatory language (such as "under-
utilized") can be taken out. Just because a
property is on a list does not mean that
developers are going to mow down buildings
on that property.
The draft Housing element has been revised to
better explain the intent of the land inventory.
Did the City fail in its requirements for the last
cycle and how does the City go about
producing those units for the new cycle?
In order to achieve construction of lower-
income housing several things have to happen
beyond having zoning and development
standards that allow such development. If the
zoning accommodates affordable develop-
ment there still needs to be a willing developer
and public funds to subsidize the affordable
units. Funding for affordable housing is limited
and is insufficient to meet the need. The RHNA
is a planning target and most cities come up
short due to the inadequate resources
available to produce those units. Staff reported
that within the last couple of years only nine
units within the low-income category have
been built. Also complicating the issue is the
inherent resistance and stigma toward
affordable units.
City of Culver City Housing Element
Appendix D - Public Participation Summary
Con exus
D-8
Draft - August 25, 2008
) 7 3City of Culver City Housing Element
Appendix D — Public Participation Summary
Comment Response
What has changed and what are we proposing
in this document that is different?
The proposed Housing Strategy for the new
planning period is probably the single most
important new component of the Housing
Element.
Can the various comments from the Public and
the Council/Commission be made available for
people to view?
A key aspect of the Housing Element is how the
City takes into account public comments; there
will be a summary or notes on this meeting and
it will be made available to the public.
What would be an example of the The main requirement in state law as it relates
consequences in not meeting RHNA - does the to RHNA is that the City make a good faith
City lose funding? effort to plan for the level of housing need.
There are no direct consequences or penalty in
not achieving that target because the City
does not have control over the market or
developers objectives. There is a requirement
that every jurisdiction prepare an inventory of
sites where additional development could
occur, and if that analysis of potential housing
development can not accommodate the
RHNA, then cities are required to make
changes, primarily through zoning, in order to
increase the capacity for new housing. That is
why that inventory of specific parcels is very
important. In extreme cases, courts have
ordered cities to amend local zoning to
accommodate affordable housing.
Is there an expectation that the RHNA numbers The vast majority of cities do not achieve their
from the previous cycle will be implemented RHNA targets. As long as the city is making a
during the new cycle? good faith effort to encourage housing
production with its policies and programs, then
there are no consequences.
The lots around the Washington/National area Not all of the Washington/National projects are
alone, if fully developed, could come close to proposed to include affordable units, but these
meeting our RH NA. projects, if built, would help the City's progress
toward the RHNA needs.
The age of the data concerns me. Also have There is usually a lag in publication of housing
concerns over the employment and wages and economic data. The Housing Element
data. As an example, there is high turnover in contains the most recent, readily available
the food preparation industry and the numbers data sources.
may be exaggerated. Also, will staff revisit these
statistics and projections in 2012 to compare The at-risk analysis has been moved to the main
those numbers with the predictions made in this portion of the Housing Element.
draft element? The At-Risk Analysis should not
be buried in the appendix; the City is at risk of
losing units that could be counted by the State.
The City does know the consequences if it is
perceived as not attempting to achieve its
goals.
Conexus
D-9
Draft - August 25, 2008Comment Response
Affordable housing is needed for young
professionals; such as single room occupancy
buildings. The City should look at different
housing types.
The City's Zoning Code does allow SRO
With the Housing Strategy, the City has an
opportunity to implement affordable housing;
the City must also look at sustainability. The 2nd
unit ordinance is too strict; rent control should
be addressed. He asked if the City complies
with SB2 (emergency shelters).
The Second Unit Ordinance was approved by
Council and at this time for purposes of
certification, staff does not believe it needs to
be revised. However, the Council could direct
staff to look into revising the ordinance.
Staff believes that compliance with SB 2 has
been achieved with the approval (and
eventual construction) of Upward Bound
House.
DOF data over-estimates population. The State
Legislature is trying to increase level of
accountability. The City should permit reason-
able growth and RHNA numbers do not take
into account the age of existing housing and
the character of the City. The State should not
require by-right development if the market
does not allow it. Developers can presently go
through the DOBI process and ask for various
incentives. Staff should look at Habitat for
Humanity and L.A. Design Center for creative
financing.
The Housing Element should take into account
caregivers and include measures or policies
that address "Life Cycle" housing, workforce
housing; and that At Risk analysis be moved to
the main body of the document.
DOF data is not perfect, but is one of the major
sources available to cities.
"Life cycle" housing is accommodated through
the variety of housing types found in many
neighborhoods, from single-family detached, to
condos, apartments and mixed-use buildings.
City of Culver City Housing Element
Appendix D - Public Participation Summary
Conexus D-10 Draft August 25, 2008/ 7'City of Culver City Housing Element Appendix E— Glossary
Appendix E
Glossary
Affordable Housing is housing that is reasonably priced when compared to a household's
income. The common standard of reasonableness is the allocation of 30% or less
of a household's gross income towards housing and utilities.
Assisted Units are low-income, multi-family rental housing units that are financed, in part,
by governmental assistance from federal, state or local housing programs and
funds such as the U.S. Department of Housing and Urban Development (HUD);
Community Development Block Grant funds; state and local multi-family revenue
bonds; Redevelopment Agency programs; local in-lieu fees; or direct local
government funding. These programs serve to improve the affordability of housing
and restrict the cost of the assisted units for a specified time period (15-55 years)
through subsidy contracts or mortgages. These units can become eligible to
change from restricted low-income housing through the termination of subsidy
contracts, mortgage prepayment, or expiration of restrictions on use.
Density Bonus refers to additional housing units above the Zoning Code maximum
allowed density that the City may grant to a building developer in exchange for
providing income-restricted units for senior citizens, very-low-income or low-
income households.
Emergency shelter is housing with minimal supportive services for homeless persons, that
is limited to an occupancy of six months or less by a homeless person. No
individual or household may be denied emergency shelter because of an inability
to pay.
Existing Housing Need identifies the number of lower-income Culver City residents who
are paying more for housing costs than they can reasonably afford. Although
excessive housing costs affect moderate income households, they most acutely
impact low-income earners since allocation of a substantial proportion of a limited
income leaves little money available for the purchase of other necessary goods
and services. If a household is paying more than the 30% that state and federal
agencies use as the maximum percentage of income that a household should
devote to housing, government agencies consider it an indication that a need for
affordable housing or financial assistance exists. Households paying in excess of
30% of their incomes for housing are described as Overpaying.
A Family is a household consisting of persons related by blood, marriage, adoption or
operation of the law to the head of a household.
Future Housing Need indicates the anticipated number of new housing units that are
needed in Culver City between January 1, 2006 and June 30, 2014 to:
• Accommodate the City's fair share of the expected regional growth in new
households of all income levels;
Conexus E-1 Draft - August 25, 2008
17'7
'7City of Culver City Housing Element Appendix E - Glossary
• Replace housing units lost to demolition or conversion; and,
• Achieve a vacancy rate that allows the housing market to operate efficiently.
A Household includes all the persons who occupy a housing unit. A household may
consist of one person, unrelated individuals, a family, as defined above, or any
other group of related or unrelated persons who share living arrangements.
There are five Income Groups that the Housing Element examines in an effort to
determine existing and future housing needs. These groups include Extremely-
Low-, Very-Low-, Low-, Moderate-, and Above-Moderate-Income households,
which are defined in reference to the median household income for the entire Los
Angeles County area. Each year the California Department of Housing and
Community Development (HCD) publishes income Limits for each of the five
categories, adjusted for household size. According to the HCD, the applicable
income limits for 4-person households in Los Angeles County in 2008 are as follows:
Income
Group
Percent Of Median
Household Income
Annual Income Limits
(2008)
Extremely Low Up to 30% Up to $22,750
Very Low Above 30% - 50% $22,751 - $37,900
Low Above 50% -80% $37,901 - $60,650
Moderate Above 80%- 120% $60,651 -$71,800
Above Moderate Above 120% Above $71,800
Mixed-Use is a form of development that contains a combination of residential and
nonresidential uses within one building or an integrated group of buildings on one
development site. The nonresidential uses are typically commercial/retail but
exclude manufacturing uses.
Overcrowding refers to households living in housing units that lack sufficient space to
meet the basic needs of daily living. Overcrowding is measured by some agencies
as the ratio of persons to rooms in a housing unit (excluding bathrooms and
kitchens). A ratio of persons to rooms exceeding 1_01 persons per room is
considered by the U.S. Census Bureau to be overcrowded; the U.S. Department of
Housing and Urban Development recommends an overcrowding standard of not
more than two persons per living/sleeping area in a housing unit. The State 1991
Uniform Housing Code defines overcrowding based on the size of rooms per
person. The Code states that habitable rooms shall have an area of not less than
70 square feet and an additional 50 square feet for each occupant beyond two.
Supportive housing is housing linked with on-site or off-site services that assist residents in
improving their health status and maximizing their potential to live and work in the
community. The target population is low-income persons with disabilities, including
mental illness, HIV/AIDS, substance abuse, chronic health conditions, and may
include families with children, elderly persons, young adults emancipating out of
the foster care system, individuals leaving institutional settings, veterans, or
homeless persons. Supportive housing has no limit on length of stay.
Tenure refers to whether possession of the dwelling unit is through ownership or rental.
Co nexus E-2 Draft - August 25, 2008
7 5City of Culver City Housing Element
Appendix E - Glossary
Transitional housing is a building configured as a rental housing development but
operated under program requirements that call for the termination of assistance
and recirculation of the assisted units within the building, to another eligible
program recipient at some predetermined future point in time, which shall be no
less than six months.
Canexus E-3 Draft - August 25, 2008
1 7q