City of Culver City, California
City Council Agenda Item Report
RECOMMENDATION:
It is recommended that Ricky Windom be allowed to continue to serve as a Tenant
Representative on the Landlord-Tenant Mediation Board (“Board”).
BACKGROUND:
The Landlord-Tenant Mediation Board was established by the City Council in 1981
to offer voluntary mediation services to the tenant-landlord community. Those
services were expanded on May 20, 1987 by Chapter 32 of the Culver City
Municipal Code to provide mandatory “good faith” mediation to rental disputes
surrounding rent increases in Culver City.
The purpose and objectives of the Board are: 1) to build and strengthen
communications between tenants and landlords; 2) to reduce tensions in the rental
housing market by providing a means for tenants and landlords to resolve disputes
related to rent increases; and 3) to educate the rental community about tenant and
landlord relationships and the rights and responsibilities of both tenants and
landlords.
Since its creation in 1981, the Board has scheduled 561 mediation sessions.
The Board consists of nine (9) members who each serve three (3) year terms.
There are three (3) categories of membership which include three (3) Landlord
Representatives, three (3) Tenant Representatives, and three (3) Member-at-Large
Representatives. There are also three (3) alternate positions, one in each of the
above-referenced categories.
Meeting Date: 10/24/05 Item Number: A-6
AGENDA ITEM:
Consideration of Member Absence for the Landlord-Tenant Mediation Board.
Contact Person/Dept.: Lillian Ikeda, CDD Phone Number: (310) 253-5797
Fiscal Impact: Yes [] No [X] General Fund: Yes [] No [X]
Public Hearing: [] Action Item: [X] Attachments: [ ]
Public Notification:
Master Notification List on October 19, 2005, Ricky Windom by email on September 13,
2005 and by certified letter on September 14, 2005, and Members of the Landlord-
Tenant Mediation Board by email on October 3, 2005.
Department Approval:
Susan Evans 10/13/05
CAO Approval:
Jerry Fulwood 10/18/05
City Controller Approval:
N/ACity of Culver City, California
City Council Agenda Item Report
Tenant Representatives must be a resident of Culver City and have no financial
interest in residential income-producing property, either in Culver City or elsewhere.
Landlord Representatives must own, manage, or have a residential income property
interest within the City and preferably be residents of Culver City. Member-at-Large
Representatives must be residents of the City and are neither a residential tenant
nor have any ownership interest in any residential income-producing property in
Culver City.
DISCUSSION:
The rules and regulations in the “Organization and Implementation Guidelines” for
the Board states “the name of any member who within any one-year period has
more than one (1) absence of a regularly scheduled meeting, excused or
unexcused, shall be referred to the City Council for consideration of removal.”
Mr. Ricky Windom has served on the Board since July 1, 2003, when he was
appointed as a Tenant Representative.
The Board meets quarterly during the months of January, April, July and October on
the last Wednesday of the month. Mr. Windom was absent at the January and July
2005 meetings but notified staff that he would not be able to attend these meetings.
Additionally, on September 1, 2005, Mr. Windom provided a letter outlining the
reasons for his absences.
Mr. Windom has expressed interest in remaining on the Board. Since Mr. Windom’s
appointment to the Board, he has received 30 hours of professional mediation
training. Professional mediation training costs the City $595 per person.
Additionally, Mr. Windom has mediated four (4) cases since his appointment in July
2003.
FISCAL ANALYSIS:
None.
ATTACHMENTS:
1) Letter from Ricky Windom to Mayor Vera and Council Members.City of Culver City, California
City Council Agenda Item Report
MOTION:
That the City Council:
1) Allow Ricky Windom to continue to serve as Tenant Representative to the
Landlord-Tenant Mediation Board; or
2) Remove Ricky Windom as Tenant Representative from the Landlord-Tenant
Mediation Board.
MEETING DATE 10/24/05
AGENDA ITEM A proposed City-initiated Zoning Code Amendment (ZCA-P2004133) to
establish Mixed Use Development Standards Live/Work Development
Standards in the C-1 C-2 and C-3 Zones excluding the East Washington
Overlay Zone
ATTACHMENTS
Paces|109| City Council Ordinance No 2005-R and Exhibits A and B 1-43ORDINANCE NO 2005-
AN ORDINANCE OF THE CITY OF CULVER CITY CALIFORNIA, AMENDING
TITLE 17, ZONING OF THE CULVER CITY MUNICIPAL CODE (CCMC), TO
ESTABLISH THE FOLLOWING (1) MIXED USE DEVELOPMENT
STANDARDS AND (2) LIVE/WORK DEVELOPMENT STANDARDS
(Zoning Code Amendment P-2004133)
WHEREAS, on January 26, 2004 the City Council directed staff to consider
methods to enhance mixed use and live/work developments on Culver City s commercial
corridors, and
WHEREAS, on March 24, 2004 the Planning Commission held a Study
Session during which staff presented the general approach for the overall Zoning Code
Update, highlighting the land use and development characteristics of particular areas,
specific issues related to the mixed use development standards and live/work development
standards and discussed concentrating street level uses in specific areas along the City s
commercial corridors, and
WHEREAS Zoning Code Amendment ZCA P-2004133 was initiated by the City
to establish Mixed Use Development Standards and Live/Work Development Standards, and
WHEREAS, on June 9, 2004 the Planning Commission held a Study Session
where staff presented and received comment on draft versions of the proposed Mixed Use
Development Standards and the proposed Live/Work Development Standards and
WHEREAS, on July 14, 2004, the Planning Commission held a Panel
Discussion/Study Session with representatives of local real estate development companies
to obtain feedback on issues related to mixed use and live/work development projects and|101010|1WHEREAS on October 13, 2004, the Planning Commission held an additional
Study Session where staff presented and received comment on the updated draft versions of
the proposed Mixed Use Development Standards and the proposed Live/Work Development
Standards, and
WHEREAS, on November 10, 2004, the Planning Commission conducted a
duly noticed public hearing on City-initiated Zoning Code Amendment, ZCA P-2004133 fully
considering all reports, studies, testimony, and environmental information presented, and
WHEREAS, on January 24, 2005 May 16, 2005, and October 10, 2005 the
City Council conducted duly noticed public hearings on City-initiated ZCA P-2004133 fully
considering all reports, studies testimony, and environmental information presented, and
WHEREAS pursuant to Section 15162 and 15168 of the California
Environmental Quality Act, (CEQA), the Planning Commission recommends that the City
Council determine the Zoning Code Amendment P-2004133 are within the scope of the
Culver City General Plan Update Program EIR approved on September 24 1996 (PEIR 1)
and the Culver City Redevelopment Plan Amendment and Merger Program Subsequent EIR
approved on November 16, 1998 (PEIR 2), the circumstances under which PEIR 1 and PEIR
2 were prepared have not significantly changed and no new significant information has been
found that would impact either PEIR 1 or PEIR 2 and no new environment analysis is
required,|1010|2-NOW THEREFORE, THE CITY COUNCIL OF THE CITY OF CULVER CITY
CALIFORNIA RESOLVES AS FOLLOWS
SECTION 1 Pursuant to the foregoing, the following findings are hereby
made
1 The proposed Zoning Code Amendments (ZCA P-2004133) are
consistent with Land Use Element Policy 2 B which directs the City to continue to allow
and encourage multiple family housing opportunities in areas designated for such
development because ZCA P-2004133 increase the residential density permitted on
commercial corridors where multiple-family residential uses are currently permitted
2 ZCA P-2004133 is consistent with Land Use Element Policy 2 E
which directs the City to develop standards and guidelines for residential unit
development in appropriate commercial areas because ZCA P-2004133 establishes
specific standards for residential unit developments on commercial corridors
3 ZCA P-2004133 is consistent with Land Use Element Policy 2 H
which directs the City to explore the development of residential uses and/or mixed uses in
non-residential areas through the drafting of development standards that protect tenants
from adjacent uses and reinforce the primary character and use of the areas and requires
that street facing ground floor development is maintained in that ZCA P-2004133 creates
standards that permits residential units above and behind required ground floor
commercial development ZCA P-2004133 also includes specific design standards to
ensure neighborhood compatibility|1010|34 ZCA P-2004133 is consistent with Land Use Element Objective 5
Economic Diversity, which states that the City should encourage new business
opportunities that expand Culver City s economic base and serve the needs of the City s
residential and business community because ZCA P-2004133 adds live/work as a new
commercial use to support small business development increases the permitted
residential density as part of mixed use projects and requires that the ground floor
portions of mixed use projects be dedicated to commercial uses
5 ZCA P-2004133 is consistent with Land Use Element Objective 6
Commercial Corridors which directs the City to revitalize the physical character and
economic well-being of the City's commercial corridors because ZCA P-2004133 includes
specific design standards and permits residential densities that will support ground level
commercial development
6 ZCA P-2004133 is consistent with the City's Redevelopment Plan
and the Redevelopment Plan expressed goals, objectives, and policies as specific
statements and also within the descriptive text because ZCA P-2004133 encourages
commercial boulevard development and implements the General Plan policies described
above
SECTION 2 Pursuant to the foregoing recitations and findings, the City
Council of the City of Culver City, California, hereby approves Zoning Code Amendment
(ZCA P-2004133) as set forth in Exhibits A and B attached hereto and thereby made a
part thereof
SECTION 3 This Ordinance shall take effect thirty (30) days from the date
of its adoption and, as required by Section 512 of the City Charter, prior to the expiration|10101010101010101010 10
10|11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
29
fof fifteen (15) days from the adoption hereof the City Clerk shall cause this Ordinance to
be published in the Culver City News Additionally, the City Clerk shall post this
Ordinance or a summary thereof in at least three public places within the City pursuant to
Section 517 of the City Charter
SECTION 4 The City Council hereby declares that, if any provision, section,
subsection, paragraph, sentence phrase or word of this ordinance is rendered or declared
invalid or unconstitutional by any final action in a court of competent jurisdiction or by
reason of any preemptive legislation then the City Council would have independently
adopted the remaining provisions, sections subsections, paragraphs, sentences, phrases
or words of this ordinance and as such they shall remain in full force and effect
APPROVED and ADOPTED this day of ,2005
ALBERT VERA, Mayor
City of Culver City, California
ATTEST APPROVED AS TO FORM
CHRISTOPHER ARMENTA, CAROL A SCHWAB,
City Clerk City Attorney|1010|SCLEAN VERSION
Exhibit A
ARTICLE 4 STANDARDS FOR SPECIFIC LAND USES
Section 17 400 065 Mixed Use Development Standards
A Purpose This Section provides location, development, and performance standards
for mixed use developments in compliance with Article 2 (Zoning Districts, Allowable
Land Uses and Zone-Specific Development Standards)
B Applicability
1 The provisions in this Section shall regulate the conversion of existing buildings
to include mixed uses as defined herein, and/or new construction of mixed use
projects, where allowed by the applicable zoning districts|1010| The Mixed Use Development Standards supersede the Commercial Zero Setback
Overlay (-CZ), where applicable
3 The Mixed Use Development Standards do not supersede the provisions of the
Commercial Downtown Distnct (CD) or the East Washington Boulevard Overlay
(-EW)
4 Except as specifically provided in this Section, mixed use projects shall be in
compliance with the regulations of Article 2 (Zoning Districts, Allowable Land
Uses and Zone-Specific Development Standards)
5 Where an Owner-Participation Agreement, Disposition and Development
Agreement and/or Development Agreement with the City and/or Redevelopment
Agency applies to a land parcel and the provisions of such agreement differ from
the Mixed Use Development Standards, the provisions of the agreement shall
prevail
Definitions
Architectural feature Soffit, column, wing wall, canopy, roof eave, balcony and any
other similar element that does not create an interior floor space
Arterial street As used in this Section, arterial streets include primary and
secondary arterial streets Primary arterial streets are major cross-town thoroughfares
Secondary arterial streets connect primary arterial streets to smaller streets and residential
neighborhoods Primary and secondary arterial streets are defined in the General Plan
Circulation Element
Blank wall Any wall that is not enhanced by architectural detailing, artwork,
landscaping, windows, doors, or similar features Solid and mechanical doors and glass
with less than 80% transparency are considered blank wall areas
Page 1 of 12Exhibit A
Ornamental feature A statue, fountain, sculpture or any other similar freestanding
decorative element which does not provide shelter, and which is not a sign, and which
serves an aesthetic purpose
Street wall The wall of a building facing the street at or near the property line The
street wall may include arcades, colonnades, recessed pedestrian entrances, decorative
stairs, public art and other features deemed pedestrian onented
Use Regulations|109| Uses permitted All uses permitted in the underlying zone are permitted in mixed
use developments
2 Residential uses Residential uses other than live/work units are prohibited on the
ground floor adjacent to arterial streets Residential entrances and lobbies are
permitted on the ground floor adjacent to arterial streets|109| Commercial uses Commercial uses are required on the ground floor adjacent to
arterial streets and at all corners adjacent to arterial streets
4 Covenant A City-approved covenant shall be executed by the owner of each
residential unit within a mixed use development, and shall include statements that
the occupant(s) understand(s) and accept(s) he/she is living in a mixed use
development and that commercial activities are permitted pursuant to the
regulations of the Culver City Municipal Code
5 Feasibility Study At the Director's discretion, an economic feasibility study
evaluating the viability pf the proposed commercial uses within the mixed use
development may be required
General Development Standards|109| Minimum lot size and dimensions
a All lots less than 10,000 square feet shall have a minimum width of 50 feet
with alley access or access from a non primary arterial street
b Lots 10,000 square feet or larger shall have a minimum width of 100 feet
Mixed use projects located on parcels that are less than 5,000 square feet shall
not be permitted unless combined with one or more abutting lots to create a
total site development area that is at least 5,000 square feet, subject to the
above access requirements
2 Building height
The height of structures shall not exceed the standard
established by the applicable zoning district in Article 2 (Zoning Districts,
Allowable Land Uses and Zone-Specific Standards), unless a modification is
granted pursuant to Section 17 300 025 C
Page 2 of 12Exhibit A|109| Density Residential density shall not exceed 65 dwelling units per acre or 1 unit
per 670 square feet of lot area (43,560 sq ft divided by 65 units = 670)|109| Building setbacks Building setbacks are provided in Table 4-2 (Building
Setbacks)
Table 4-2
Building Setbacks
Setbacks (1)
Street Wall
Side and Rear Adjacent
to Residential Zone
Side and Rear
Adjacent to Non
residential Zone
Adjacent to
an Alley
.C .
cm
W
I
cn
C
13
S
co
Underground None required
Less than or
equal to 15 -0
The Street Wall shall
have a zero setback but
may be setback up to 5
feet from the property
line if the setback area
is enhanced with high
quality paving material
landscaping or other
similar features See
Figure 4-4 (Section of
Street Wall Setback)
A 10 foot setback is
required Adequate
screening and landscaping
shall be provided
No setback is
required
2 0 (2)
Greater than
15-0
The upper level may be
setback greater than the
street wall or up to the
property line
A 60 degree clear-zone
angle must be maintained
measured from 15 feet
above the existing grade
and from 10 feet from the
rear property line See
Figure 4 5 (Section of
Rear Setback)
No setback is
required
2 0 (2)
(1) Screening landscaping or greater setback than prescribed herein may be required where necessary to
comply with visual clearance requirements for driveways and where the reviewing authority under a site plan
review may condition the use necessary to protect the public interest due to lot site plan or building
configuration and operations
(2)The width of an alley may be credited toward the setback requirement for properties adjacent to residential
zones
Page 3 of 12Exhibit A
Figure 4-4
Section of Street Wall Setback|1010|I
I
15 0
1 PROPERTY LINE
THE STREETWALL AREA REQUIREMENT APPLY TO THE
FIRST FIFTEEN VERTICAL FEET (15'0 ) OF THE BUILDING,
MEASURED FROM THE SIDEWALK AND DO NOT APPLY TO
ANY PORTION OF A BUILDING ABOVE FFTEEN FEET (15 -0")
FROM THE SIDEWALK
BUILDING|1010|STREETWALL
SETRACK AREA SHALL RE ENHANCED WITH HIGH
QUALITY PAVING MATERIAL LANDSCAPING OR
OTHER SIMILAR FEATURES
/
MAXIMUM
STREETWALL
SETBACK
SIDEWALK
i //
/
,I // / I
Page 4 of 12PROPERTY LINE
DIAGRAM OF A
RESIDENTIAL
STRUCIURE
DIAGRAM OF A
COMMERCIAL
STRUCTURE
SETBACK ABOVE 15 + GRADE
SETBACK AT 15 -0 +GRADE
SETBACK AT GRADE
17.1 AlIZEMMIWAKOMIZIPOZI
IL
SETBACK BB.OW GRADE
SU8TERRANEAN PARKIN
RESIDENTIAL SETBACK COMMERCIAL SETBACK
SETBACK ABOVE
GRADE
30 0 (MAXIMUM
HEIGHT OF R 1)
Exhibit A
Figure 4-5
Section of Rear Setback
Site Planning and Design Standards
1 Building bulk Projects shall be designed to achieve interesting, graceful and
articulated buildings by the use of vaned rooflmes and vertical attachments,
clearly defining the base, middle and top of each building and other architectural
features See Figure 4-6 (Building Elevation Composition)|109| Building tops The top of the building shall be visually terminated through the
use of cornices, parapets, domes, towers, or other forms or features|109| Street wall requirements
a The street wall shall be architecturally modulated to create visual interest and
shall include architectural features and pedestnan amenities such as recessed
entries, arcades, colonnades, stairs, art and other architectural features deemed
pedestnan-onented by the Director, subject to the following
1) Passageways in arcades and colonnades are, at minimum, 5 feet wide See
Figure 4-7 (Section of Street Wall)
2) Architectural and Ornamental features do not impede pedestnan routes
3) Stairs are decorative and attractive
Page 5 of 12Exhibit A
b Street wall façade requirements shall apply to the portion of the street wall
that is within 15 vertical feet above the sidewalk parallel to arterial streets
The street wall is required along 100 percent of the total linear property line
parallel to arterial streets
d No blank wall area is permitted in the street wall area
On comer lots, where one of the adjacent streets is a non-arterial street, the
street wall requirements shall apply to the first 25 percent of the building
depth immediately adjacent to the non-arterial street See Figure 4-8 (Corner
Building Street Wall Requirement)
f Major entrances and corners of buildings shall be articulated within the street
wall façade
Figure 4-6
Building Elevation Composition
Page 6 of 12MSfflflIWII IA IA
A
COMMERCIAL I RESIDENTIAL SPACE
MAINTAIN
STREET WALL
(USING ARCADES COLONNADES
WALL OPENINGS ETC)
WAMMHIVM
Exhibit A
Figure 4-7
Section of Street Wall
Page 7 of 12Exhibit A
Figure 4-8
Corner Building Street Wall Requirement|109| Blank wall
a Blank wall area is not permitted in the street wall area
b Blank wall area shall be minimized on all building elevations
c The maximum width of any continuous blank wall shall be no more than 15
feet|109| 3600 Architecture
a Similar architectural and design features shall be incorporated on all sides of
the building
b Building elevations clearly visible from adjoining residential areas should not
negatively impact the character and atmosphere of the adjacent residential
areas Design elements, materials, colors, surfaces and fimshes that
complement the residential areas shall be used as deemed appropriate by the
Director
Page 8 of 12PROPERTY L NE
PEDESTRIAN ACCESS
TO EVERY STOREFRONT
I
PROPERTY LINE
Exhibit A|109| Building entrances
a Pedestrian entrances shall be provided for all ground floor uses adjacent to
arterial streets Pedestrian entrances are not required on non-arterial streets
See Figure 4-9 (Plan of Pedestrian Entrances)
b Pedestrian entrances shall be directly accessible from the public right-of-way
and shall have direct access from the sidewalk grade
Commercial uses and residential uses shall have separate exterior entrances,
elevators, and lobbies The Director may waive this requirement based on site
constraints
Figure 4-9
Plan of Pedestrian Entrances|109| Signage and lighting Signs must be developed pursuant to Chapter 17 330
(Signs) Exterior lighting shall comply with the requirements of Section
17 300 040 (Outdoor Lighting)|109| Parking and vehicular access
a Street level parking facilities and lots shall be screened from view from the
adjoining arterial street(s) by ornamental walls or fences, at least 4 feet high
above street grade
Page 9 of 12Exhibit A
b Two-way vehicular ingress/egress areas on artenal streets shall only be
permitted on development sites with a minimum of 100 feet of street frontage
on the street where the vehicular ingress/egress area is located The Director
may waive this requirement based on site constraints
One-way vehicular ingress/egress areas on artenal streets shall only be
permitted on development sites with a minimum of 75 feet of street frontage
on the street where the ingress/egress area is located The Director may waive
this requirement based on site constraints
d Vehicular ingress/egress areas are prohibited on arterial streets where the
street frontage of the development site adjacent to the artenal street is less
than 75 feet The Director may waive this requirement based on site
constraints
9 Refuse storage and collection areas The commercial and residential
components of the project shall maintain separate refuse storage and collection
areas, the refuse storage and collection areas shall be clearly marked for separate
uses
Residential Development Standards|109| Minimum unit size Residential minimum unit sizes are detailed in Table 4-3
(Minimum Residential Unit Size)
Table 4 3
Minimum Residential Unit Size
No of Bedrooms
Minimum Unit Size (Gross Floor
Area)
Studio 500
1 Bedroom 700
2 Bedrooms 900
3 Bedrooms 1 100
4 Bedrooms 150 additional gfa/bedroom|109| Unit size mix No more than 25 percent of the total number of residential units
shall have less than 700 square feet of gross floor area|109| Open space
a Each unit shall have a minimum of 75 square feet of common and/or pnvate
open space
b Common open space areas shall have a minimum dimension of 15 feet which
may include a combination of open space and adjacent setback area
Pnvate open space areas shall be at least 30 square feet and 5 feet in any
direction, to the extent feasible
Page 10 of 12Exhibit A
d Pnvate and common open space requirements may be satisfied by a selection
or combination of the following atnums, balconies, courtyards, decks,
gardens, gyms/exercise rooms, patios, playgrounds/tot lots, rooftop decks,
patios and gardens, and swimming pools The Director may approve similar
amenities not listed above
H Live/Work Development Standards
In addition to the standards detailed in this Section, live/work units within a mixed use
development shall meet all applicable standards contained in Section 17 400 060
(Live/Work Development Standards)
I Parking Standards Mixed use developments shall comply with all requirements
contained in Chapter 17 320 (Off-Street Parking and Loading) and the following
additional standards|109| Parking access and circulation standards
a Commingled parking A mixed use project may have a commingled
parking area for all uses, subject to the following conditions
1) Residential, live/work and commercial parking spaces are designated with
signs
2) Residential, live/work and commercial components require 10 or fewer
parking spaces each
3) One use requires 10 or fewer parking spaces and a second use requires
more than 10 parking spaces, and the Director determines that site
conditions make it infeasible to provide gated or separated parking
,
b Gated parking A mixed use project shall have a gated parking area for
residents of residential units and live/work units, if the requirements allowing
commingled parking are not met The regulations governing gated parking
areas are provided below
1) Common ingress areas to residential, live/work, and commercial parking
are permitted
2) If a separated residential and live/work egress lane(s) is/are not provided,
non-residential parking shall be free of charge
3) The parking layout shall be designed so that residents are not significantly
inconvenienced by non-residential parking demands, as determined by the
Director
Page 11 of 12Exhibit A
c Residential guest parking location
1) Residential guest parking may be located in the commercial parking area
2) Residential guest parking shall be accessible 24 hours per day
3) Residential guest parking shall be free of charge
4) Residential guest parking shall be appropriately signed
J Performance Requirements All mixed use projects shall be designed to meet the
following performance standards
1 Walls on all sides of residential and live/work units shall be constructed to
minimize the transmission of noise and vibration A minimum impact insulation
class (TIC) of 60 shall be required for all residential and live/work walls, floors,
and ceilings
2 Shared elevators shall have security code access for residents to reach residential
floors and to use the elevators during late evening and early morning hours
Security code access is not required for live/work access areas Separate
commercial and residential elevators are encouraged
3 No commercial use, activity or process shall be operated in an objectionable
manner due to fumes, noxious odor, dust, smoke, gas, noise or vibrations which
may be detrimental to any other uses and occupants on the same property|109| Residential and live/work units shall be designed to allow for cross-ventilation
and have high quality HVAC systems, to the extent feasible|109| Parking areas shall be illuminated so as to provide appropriate visibility and
security as determined by the Director|109| Parking access and circulation design shall minimize vehicle circulation through
residential neighborhood streets as determined by the Director
7 Commercial loading areas and outdoor storage areas shall be designed and located
away from residential umts and shall be screened from view at ground level from
the residential portion of the project and from adjacent residential developments|109| Commercial loading areas shall not significantly and/or negatively impact the
pedestrian environment
10 Adequate lighting must be provided adjacent to sidewalks and other public spaces
to preserve the amenity and safety of those spaces for night-time pedestrian use,
as determined by the Director
Page 12 of 12MARK UP VERSION
Exhibit A
ARTICLE 4 STANDARDS FOR SPECIFIC LAND USES
Section 17 400 065 Mixed Use Development Standards
A Purpose This Section provides location, development, and performance standards
for mixed use developments in compliance with Article 2 (Zoning Districts, Allowable
Land Uses and Zone-Specific Development Standards)
B Applicability
1 The provisions in this Section shall regulate the conversion of existing buildings
to include mixed uses as defined herein, and/or new construction of mixed use
projects, where allowed by the applicable zoning districts|1010| The Mixed Use Development Standards supersede the Commercial Zero Setback
Overlay (-CZ), where applicable
3 The Mixed Use Development Standards do not supersede the provisions of the
Commercial Downtown District (CD) or the East Washington Boulevard Overlay
(-EW)
4 Except as specifically provided in this Section, mixed use projects shall be in
compliance with the regulations of Article 2 (Zoning Districts, Allowable Land
Uses and Zone-Specific Development Standards)
5 Where an Owner-Participation Agreement, Disposition and Development
Agreement and/or Development Agreement with the City and/or Redevelopment
Agency applies to a land parcel and the provisions of such agreement differ from
the Mixed Use Development Standards, the provisions of the agreement shall
prevail
Definitions
Architectural feature Soffit, column, wing wall, canopy, roof eave, balcony and any
other similar element that does not create an interior floor space
Arterial street
As used in this Section, arterial streets include primary and
secondary arterial streets Primary arterial streets are major cross-town thoroughfares
Secondary arterial streets connect primary arterial streets to smaller streets and residential
neighborhoods Primary and secondary arterial streets are defined in the General Plan
Circulation Element
Blank wall
Any wall that is not enhanced by architectural detailing, artwork,
landscaping, windows, doors, or similar features Solid and mechanical doors and glass
with less than 80% transparency are considered blank wall areas
Page! of 12Exhibit A
Ornamental feature A statue, fountain, sculpture or any other similar freestanding
decorative element which does not provide shelter, and which is not a sign, and which
serves an aesthetic purpose
Street wall The wall of a building facing the street at or near the property line The
street wall may include arcades, colonnades, recessed pedestnan entrances, decorative
stairs, public art and other features deemed pedestnan onented
Use Regulations|109| Uses permitted All uses permitted in the underlying zone are permitted in mixed
use developments
2 Residential uses Residential uses other than live/work units are prohibited on the
ground floor adjacent to artenal streets Residential entrances and lobbies are
permitted on the ground floor adjacent to artenal streets|109| Commercial uses Commercial uses are required on the ground floor adjacent to
artenal streets and at all corners adjacent to artenal streets
4 Covenant A City-approved covenant shall be executed by the owner of each
residential unit within a mixed use development, and shall include statements that
the occupant(s) understand(s) and accept(s) he/she is living in a mixed use
development and that commercial activities are permitted pursuant to the
regulations of the Culver City Municipal Code
5 Feasibility Study At the Director's discretion, an economic feasibility study
evaluating the viability of the proposed commercial uses within the mixed use
development may be required
General Development Standards|109| Minimum lot size and dimensions
a All lots less than 10,000 square feet shall have a minimum width of 50 feet
with alley access or access from a non pnmary artenal street
b Lots 10,000 square feet or larger shall have a minimum width of 100 feet
Mixed use projects located on parcels that are less than 5,000 square feet shall
not be permitted unless combined with one or more abutting lots to create a
total site development area that is at least 5,000 square feet, subject to the
above access requirements
2 Building height The height of structures shall not exceed the standard
established by the applicable zoning distnct in Article 2 (Zoning Distncts,
Allowable Land Uses and Zone-Specific Standards), unless a modification is
granted pursuant to Section 17 300 025 C
Page 2 of 12Exhibit A|109| Density Residential density shall not exceed 65 dwelling units per acre or 1 unit
per 670 square feet of lot area (43,560 sq ft divided by 65 units = 670)|109| Building setbacks Building setbacks are provided in Table 4-2 (Building
Setbacks)
Table 4-2
Building Setbacks
Setbacks (1)
Street Wall
Side and Rear Adjacent
to Residential Zone
Side and Rear
Adjacent to Non
residential Zone
Adjacent to
an Alley
" 1
a)
w
I
cn
C
-5|1010|co
Underground None required
Less than or
equal to 15 0
The Street Wall shall
have a zero setback but
may be setback up to 5
feet from the property
line if the setback area
is enhanced with high
quality paving material
landscaping or other
similar features See
Figure 4-4 (Section of
Street Wall Setback)
A 10 foot setback is
required Adequate
screening and landscaping
shall be provided
No setback is
required
2 0 (2)
Greater than
15 -0
The upper level may be
setback greater than the
street wall or up to the
property line
A 60 degree clear zone
angle must be maintained
measured from 15 feet
above the existing grade
and from 10 feet from the
rear property line See
Figure 4 5 (Section of
Rear Setback)
No setback is
required
2 0 (2)
(1) Screening landscaping or greater setback than prescribed herein may be required where necessary to
comply with visual clearance requirements for driveways and where the reviewing authority under a site plan
review may condition the use necessary to protect the public interest due to lot site plan or building
configuration and operations
(2)The width of an alley may be credited toward the setback requirement for properties adjacent to residential
zones
Page 3 of 12Exhibit A
Figure 4-4
Section of Street Wall Setback
15 0
1 PROPERTY LINE
THE STREEIWALL AREA REQUIREMENT APPLY TO THE
FIRST FIFTEEN VERTICAL FEET (15%0 ) OF THE BUILDING,
MEASURED FROM THE SIDEWALK AND DO NOT APPLYTO
ANY PORTION OF A BUILDING ABOVE FFTEEN FEET (15 -r)
FROM THE SIDEWALK
I
BUILDING 5 REETWALL
SETBACK AREA SHALL BE ENHANCED WITH HIGH
QUALITY PAVING MATERIAL LANDSCAPING OR
OTHER SIMILAR FEATURES
r
. A
/|109| AXIMUM
STR1WALL
SETBACK
--
/
SIDEWALK
/ / f /
f I
Page 4 of 12SETBACK ABOVE
GRADE
30 0 (MAXIMUM
HEIGHT OF R 1)
4/41`417 0.0.0,0411001/004111Z1111Ar
10 ACK
SETBACK BB.OW GRADE
DIAGRAM OF A
RESIDENTIAL
STRUCTURE
DIAGRAM OF A
COMMERCIAL
STRUCTURE
Exhibit A
Figure 4-5
Section of Rear Setback
Site Planning and Design Standards
1 Building bulk Projects shall be designed to achieve interesting, graceful and
articulated buildings by the use of varied rooflines and vertical attachments,
clearly defining the base, middle and top of each building and other architectural
features See Figure 4-6 (Building Elevation Composition)|109| Building tops The top of the building shall be visually terminated through the
use of cornices, parapets, domes, towers, or other forms or features|109| Street wall requirements
a The street wall shall be architecturally modulated to create visual interest and
shall include architectural features and pedestrian amenities such as recessed
entries, arcades, colonnades, stairs, art and other architectural features deemed
pedestrian-oriented by the Director, subject to the following
1) Passageways in arcades and colonnades are, at minimum, 5 feet wide See
Figure 4-7 (Section of Street Wall)
2) Architectural and Ornamental features do not impede pedestrian routes
3) Stairs are decorative and attractive
Page 5 of 12Exhibit A
b Street wall facade requirements shall apply to the portion of the street wall
that is within 15 vertical feet above the sidewalk parallel to artenal streets
The street wall is required along 100 percent of the total linear property line
parallel to artenal streets
d No blank wall area is permitted in the street wall area
On comer lots, where one of the adjacent streets is a non-artenal street, the
street wall requirements shall apply to the first 25 percent of the building
depth immediately adjacent to the non-artenal street See Figure 4-8 (Comer
Building Street Wall Requirement)
f Major entrances and comers of buildings shall be articulated within the street
wall facade
Figure 4-6
Building Elevation Composition
Page 6 of 12I PROPERTY LINE
WI"
11--- STREET WALL
(USING ARCADES COLONNADES
WALL OPENINGS SIC)
MAINTAIN
MIN 5 0 PASSAGEWAY SIDEWALK
REQUIRED
COMMERCIAL
SPACE
Exhibit A
Figure 4-7
Section of Street Wall
Page 7 of 12Exhibit A
Figure 4-8
Corner Building Street Wall Requirement|109| Blank wall
a Blank wall area is not permitted in the street wall area
b Blank wall area shall be minimized on all building elevations
c The maximum width of any continuous blank wall shall be no more than 15
feet|109| 3600 Architecture
a Similar architectural and design features shall be incorporated on all sides of
the building
b Building elevations clearly visible from adjoining residential areas should not
negatively impact the character and atmosphere of the adjacent residential
areas Design elements, matenals, colors, surfaces and finishes that
complement the residential areas shall be used as deemed appropnate by the
Director
Page 8 of 12PROPERTY
PEDESTRIAN ACCESS
TO EVERY STORE RONT
PROPERTY UNE
BUILDING
Exhibit A|109| Building entrances
a Pedestnan entrances shall be provided for all ground floor uses adjacent to
arterial streets Pedestrian entrances are not required on non-arterial streets
See Figure 4-9 (Plan of Pedestrian Entrances)
b Pedestrian entrances shall be directly accessible from the public right-of-way
and shall have direct access from the sidewalk grade
Commercial uses and residential uses shall have separate exterior entrances,
elevators, and lobbies The Director may waive this requirement based on site
constraints
Figure 4-9
Plan of Pedestrian Entrances|109| Signage and lighting Signs must be developed pursuant to Chapter 17 330
(Signs) Exterior lighting shall comply with the requirements of Section
17 300 040 (Outdoor Lighting)|109| Parking and vehicular access
a Street level parking facilities and lots shall be screened from view from the
adjoining arterial street(s) by ornamental walls or fences, at least 4 feet high
above street grade
Page 9 of 12Exhibit A
b Two-way vehicular ingress/egress areas on arterial streets shall only be
permitted on development sites with a minimum of 100 feet of street frontage
on the street where the vehicular ingress/egress area is located The Director
may waive this requirement based on site constraints
One-way vehicular ingress/egress areas on arterial streets shall only be
permitted on development sites with a minimum of 75 feet of street frontage
on the street where the ingress/egress area is located The Director may waive
this requirement based on site constraints
d Vehicular ingress/egress areas are prohibited on arterial streets where the
street frontage of the development site adjacent to the arterial street is less
than 75 feet The Director may waive this requirement based on site
constraints
9 Refuse storage and collection areas The commercial and residential
components of the project shall maintain separate refuse storage and collection
areas, the refuse storage and collection areas shall be clearly marked for separate
uses
Residential Development Standards|109| Minimum unit size Residential minimum unit sizes are detailed in Table 4-3
(Minimum Residential Unit Size)
Table 43
Minimum Residential Unit Size
No of Bedrooms
Minimum Unit Size (Gross Floor
Area)
Studio 500
1 Bedroom 700
2 Bedrooms 900
3 Bedrooms 1 100
4 Bedrooms 150 additional gfa/bedroom|109| Unit size mix No more than 25 percent of the total number of residential units
shall have less than 700 square feet of gross floor area|109| Open space
a Each unit shall have a minimum of 75 square feet of common and/or private
open space
b Common open space areas shall have a minimum dimension of 15 feet which
may include a combination of open space and adjacent setback area
Private open space areas shall be at least 30 square feet and 5 feet in any
direction, to the extent feasible
Page 10 of 12Exhibit A
d Pnvate and common open space requirements may be satisfied by a selection
or combination of the following atriums, balconies, courtyards, decks,
gardens, gyms/exercise rooms, patios, playgrounds/tot lots, rooftop decks,
patios and gardens, and swimming pools The Director may approve similar
amenities not listed above
H Live/Work Development Standards
In addition to the standards detailed in this Section, live/work units within a mixed use
development shall meet all applicable standards contained in Section 17 400 060
(Live/Work Development Standards)
I Parking Standards Mixed use developments shall comply with all requirements
contained in Chapter 17 320 (Off-Street Parking and Loading) and the following
additional standards|109| Parking access and circulation standards
a Commingled parking A mixed use project may have a commingled
parking area for all uses, subject to the following conditions
1) Residential, live/work and commercial parking spaces are designated with
signs
2) Residential, live/work and commercial components require 10 or fewer
parking spaces each
3) One use requires 10 or fewer parking spaces and a second use requires
more than 10 parking spaces, and the Director determines that site
conditions make it infeasible to provide gated or separated parking
b Gated parking A mixed use project shall have a gated parking area for
residents of residential units and live/work units, if the requirements allowing
commingled parking are not met The regulations governing gated parking
areas are provided below
1) Common ingress areas to residential, live/work, and commercial parking
are permitted
2) If a separated residential and live/work egress lane(s) is/are not provided,
non-residential parking shall be free of charge
3) The parking layout shall be designed so that residents are not significantly
inconvenienced by non-residential parking demands, as determined by the
Director
Page 1 1 of 12Exhibit A
c Residential guest parking location
1) Residential guest parking may be located in the commercial parking area
2) Residential guest parking shall be accessible 24 hours per day
3) Residential guest parking shall be free of charge
4) Residential guest parking shall be appropnately signed
J Performance Requirements All mixed use projects shall be designed to meet the
following performance standards
1 Walls on all sides of residential and live/work units shall be constructed to
minimize the transmission of noise and vibration A minimum impact insulation
class (IIC) of 60 shall be required for all residential and live/work walls, floors,
and ceilings
2 Shared elevators shall have secunty code access for residents to reach residential
floors and to use the elevators dunng late evening and early morning hours
Secunty code access is not required for live/work access areas Separate
commercial and residential elevators are encouraged
3 No commercial use, activity or process shall be operated in an objectionable
manner due to fumes, noxious odor, dust, smoke, gas, noise or vibrations which
may be detnmental to any other uses and occupants on the same property|109| Residential and live/work units shall be designed to allow for cross-ventilation
and have high quality HVAC systems, to the extent feasible|109| Parking areas shall be illuminated so as to provide appropnate visibility and
secunty as determined by the Director|109| Parking access and circulation design shall minimize vehicle circulation through
residential neighborhood streets as determined by the Director
7 Commercial loading areas and outdoor storage areas shall be designed and located
away from residential umts and shall be screened from view at ground level from
the residential portion of the project and from adjacent residential developments|109| Commercial loading areas shall not significantly and/or negatively impact the
pedestnan environment
10 Adequate lighting must be provided adjacent to sidewalks and other public spaces
to preserve the amenity and safety of those spaces for night-time pedestrian use,
as determined by the Director
Page 12 of 12CLEAN VERSION
Exhibit B
ARTICLE 4 STANDARDS FOR SPECIFIC LAND USES
Section 17 400 060 Live/Work Development Standards
A Purpose This Section provides location, development, and performance standards
for mixed use developments in compliance with Article 2 (Zoning Distncts, Allowable
Land Uses and Zone-Specific Development Standards)
B Applicability|1010| The provisions in this Section shall regulate the conversion and new construction
of live/work uses where allowed by the applicable zoning distncts
2 Except as specifically provided in this Section, live/work projects shall be in
compliance with the regulations of Article 2 (Zoning Distncts, Allowable Land
Uses and Zone-Specific Development Standards)
3 When live/work units are constructed as part of a mixed use development, the
Mixed Use Development Standards (MUDS) shall supersede the regulations
detailed in this Section
4 Where an Owner-Participation Agreement, Disposition and Development
Agreement or Development Agreement with the City and/or Redevelopment
Agency applies to a land parcel and the provisions of such agreement differ from
the Live/Work Development Standards, the provisions of the agreement shall
prevail
C Use Regulations|1010| Permitted Uses/Occupations The following uses/occupations are permitted in
live/work units
a Accountant
b Architect
c Artist and artisan
d Attorney
e Computer software and multimedia related professional
f Engineer
g Fashion, graphic, intenor and other designer
h Insurance, real estate and travel agent
Page 1 of 7Exhibit B
i Photographer
j Psychologist/Psychiatrist
k Other similar uses/occupations as determined by the Director may be
permitted provided that the allowed uses/occupations are permitted by the
underlying zone|109| Occupancy and Employees
a At least one of the full-time employees of the live work unit must be a full-
time resident of the live/work unit and shall possess a valid Business Tax
Certificate
b Only one residential area per unit shall be allowed
c The residential area shall not be rented separately from the working space
d No more than one employee, other than the resident(s) of the unit shall be
permitted on site at any given time in units that are less than or equal to 1,499
square feet
e No more than two employees, other than the resident(s) of the unit, shall be
permitted on site at any given time in units that are greater than or equal to
1,500 square feet
3 Business Activity None of the uses permitted shall be operated in an
objectionable manner due to fumes, odor, dust, smoke, gas, noise or vibrations,
which are or may be detrimental to properties and occupants in the neighborhood
and/or to any other uses and occupants on the same property
4 Special and/or Temporary Events Special and/or temporary events in
live/work units shall be required to follow the permit process for special and/or
temporary events contained in Chapter 17 520 (Temporary Use and Special Event
Permits)
5 Covenant A City-approved covenant shall be executed by the owner of each
live/work unit, and shall include statements that the occupant(s) understand(s) and
accept(s) he/she is living in a live/work unit and must operate a business from said
unit The covenant shall also set forth the required use conditions as descnbed in
this Section
a The residential component shall be contiguous with and integral to the
working space with direct access between the two areas and not as a separate
stand-alone dwelling unit
Page 2 of 7Exhibit B
b Only one residential component per unit shall be allowed The residential
component space and the business component space shall only be used as one
contiguous habitable space and, if rented, shall only be rented together as one
tenant space
c Any lease between the owner and a tenant, or between a tenant and a
subtenant, shall refer to the fact that the unit is subject to the above referenced
covenant
d A resident in any live/work unit shall operate a business from the unit and
shall possess a Culver City Business Tax Certificate in good standing for
business activities conducted within the unit
D Development Standards|109| Unit Size and Dimension The minimum square footage of a live/work umt shall
be 700 square feet|109| Floor Plans A live/work unit may include a single level floor plan or a multi-
level floor plan See Figures 4-2 and 4-3
Page 3 of 7Figure 4-2 Typical Live/Work Layout 1
Figure 4-2 Typical Live/Work Layout 2
Exhibit B
Page 4 of 7Exhibit B|109| Building Setbacks Same as those required by the underlying zone|109| Building Heights Same as those required by the underlying zone|109| Parking Standards Live/Work developments shall comply with all
requirements contained in Chapter 17 320 (Off-Street Parking and Loading)|109| Density The density of a live/work project shall not exceed 35 units per acre or 1
unit per 1,245 square feet of lot area (43,560 sq ft divided by 35 units = 1,245)|109| Open Space
a Each unit shall have a minimum of 50 square feet of common and/or private
open space
b Common open space areas shall have a minimum dimension of 15 feet which
may include a combination of open space and adjacent setback area
c Private open space areas shall be at least 30 square feet and 5 feet in any
direction, to the extent feasible
d Pnvate and common open space requirements may be satisfied by a selection
or combination of the following atriums, balconies, courtyards, decks,
gardens, gyms/exercise rooms, patios, playgrounds/tot lots, rooftop decks,
patios and gardens, and swimming pools The Director may approve similar
amenities not listed above|109| Signage Signage for live/work units shall be limited to the following
a Window Signs
1) One window sign with a maximum dimension of one foot by two feet
shall be permitted
2) No sign permit shall be required for the one permitted window sign
3) A glass door sign shall be considered a window sign
4) Window signs shall be limited to individual letters and logos placed on the
surface of the window or glass door
5) No window sign on the outside of the window shall extend onto or over
the perimeter window frames, mullions or building façade divisions of the
window on which it is displayed
Page 5 of 7Exhibit B
b Projecting/hanging signs
1) One projecting/hanging sign with a maximum dimension of one foot by
two feet shall be permitted
2) A sign permit shall be required for the one permitted projecting/hanging
sign
3) Projecting/hanging signs shall be displayed perpendicular to the wall to
which it is affixed
4) The maximum distance between the wall and the outer edge of the sign
shall be 3 feet, or if a paved sidewalk is below, 50 percent of the width of
the sidewalk, whichever is less
5) The minimum vertical clearance from the bottom of the sign to grade or to
the sidewalk below, if applicable, shall be 8 feet unless a greater clearance
is required by the Building Official
6) The maximum height of the sign shall be 15 feet above grade or from the
sidewalk below, if applicable
Performance Standards
1 Light and Ventilation Adequate light and ventilation shall be provided for
and meet the California Building Code regulations in effect at the time of
conversion or construction, as determined by the Building Official
2 Sound Transmission Common walls and ceilings of live/work units shall be
constructed or upgraded using techniques to limit sound transmission as specified
for residential uses by the California Building Code for new construction or
equivalent in effect at the time of conversion or construction, as determined by the
Building Official
3 Minimum Facilities Each live/work unit shall have adequate kitchen facilities
(sink, stove, and refrigerator hook-ups) and bathroom facilities (shower or
bathtub, sink, and toilet)|109| Fire Suppression and Fire Ratings for Occupancy Separations
a Permanently wired smoke detectors shall be installed as required per the
California Building Code or equivalent in effect at the time of conversion or
construction
Page 6 of 7Exhibit B
b Additional fire suppression equipment (e g alarm systems, spnnklers,
extinguishers) shall also be provided as required by the Building Official and
the Culver City Fire Department
There shall be a two-hour occupancy separation between units|109| Hazardous Materials
a Flammable liquids, welding, open flame work or similar hazardous operations
shall not be permitted in live/work units without specific wntten approval by
the Culver City Fire Department
b Storage of hazardous matenals necessary for work activities in live/work
spaces may be stored in control areas per the California Building and Fire
Codes or equivalent in effect at the time of conversion or construction, as
determined by the Building Official and the Culver City Fire Department
Extenor signage announcing said matenals shall be installed and maintained
per the California Building and Fire Codes or equivalent in effect at the time
of conversion or construction, as determined by the Building Official and the
Culver City Fire Department
d The control areas shall be approved as to construction and location by the
Culver City Fire Department
Page 7 of 7MARK UP VERSION
Exhibit B
ARTICLE 4 STANDARDS FOR SPECIFIC LAND USES
Section 17 400 060 Live/Work Development Standards
A Purpose This Section provides location, development, and performance standards
for mixed use developments in compliance with Article 2 (Zoning Distncts, Allowable
Land Uses and Zone-Specific Development Standards)
B Applicability|1010| The provisions in this Section shall regulate the conversion and new construction
of live/work uses where allowed by the applicable zoning distncts
2 Except as specifically provided in this Section, live/work projects shall be in
compliance with the regulations of Article 2 (Zoning Distncts, Allowable Land
Uses and Zone-Specific Development Standards)
3 When live/work units are constructed as part of a mixed use development, the
Mixed Use Development Standards (MUDS) shall supersede the regulations
detailed in this Section
4 Where an Owner-Participation Agreement, Disposition and Development
Agreement or Development Agreement with the City and/or Redevelopment
Agency applies to a land parcel and the provisions of such agreement differ from
the Live/Work Development Standards, the provisions of the agreement shall
prevail
Use Regulations|1010| Permitted Uses/Occupations The following uses/occupations are permitted in
live/work units
a Accountant
b Architect
c Artist and artisan
d Attorney
e Computer software and multimedia related professional
f Engineer
g Fashion, graphic, mtenor and other designer
h Insurance, real estate and travel agent
Page 1 of 7Exhibit B
i Photographer
j Psychologist/Psychiatrist
k Other similar uses/occupations as determined by the Director may be
permitted provided that the allowed uses/occupations are permitted by the
underlying zone|109| Occupancy and Employees
a At least one of the full-time employees of the live work unit must be a full-
time resident of the live/work unit and shall possess a valid Business Tax
Certificate
b Only one residential area per unit shall be allowed
c The residential area shall not be rented separately from the working space
d No more than one employee, other than the resident(s) of the unit shall be
permitted on site at any given time in units that are less than or equal to 1,499
square feet
e No more than two employees, other than the resident(s) of the unit, shall be
permitted on site at any given time in units that are greater than or equal to
1,500 square feet
3 Business Activity None of the uses permitted shall be operated in an
objectionable manner due to fumes, odor, dust, smoke, gas, noise or vibrations,
which are or may be detnmental to properties and occupants in the neighborhood
and/or to any other uses and occupants on the same property
4 Special and/or Temporary Events Special and/or temporary events in
live/work units shall be required to follow the permit process for special and/or
temporary events contained in Chapter 17 520 (Temporary Use and Special Event
Permits)
5 Covenant A City-approved covenant shall be executed by the owner of each
live/work unit, and shall include statements that the occupant(s) understand(s) and
accept(s) he/she is living in a live/work unit and must operate a business from said
unit The covenant shall also set forth the required use conditions as described in
this Section
a The residential component shall be contiguous with and integral to the
working space with direct access between the two areas and not as a separate
stand-alone dwelling unit
Page 2 of 7Exhibit B
b Only one residential component per unit shall be allowed The residential
component space and the business component space shall only be used as one
contiguous habitable space and, if rented, shall only be rented together as one
tenant space
c Any lease between the owner and a tenant, or between a tenant and a
subtenant, shall refer to the fact that the umt is subject to the above referenced
covenant
d A resident in any live/work unit shall operate a business from the unit and
shall possess a Culver City Business Tax Certificate in good standing for
business activities conducted within the unit
D Development Standards|109| Unit Size and Dimension The minimum square footage of a live/work unit shall
be 700 square feet|109| Floor Plans A live/work unit may include a single level floor plan or a multi-
level floor plan See Figures 4-2 and 4-3
Page 3 of 7Figure 4-2 Typical Live/Work Layout 2
Exhibit B
Figure 4-2 Typical Live/Work Layout 1
Page 4 of 7Exhibit B|109| Building Setbacks Same as those required by the underlying zone|109| Building Heights Same as those required by the underlying zone|109| Parking Standards Live/Work developments shall comply with all
requirements contained in Chapter 17 320 (Off-Street Parking and Loading)|109| Density The density of a live/work project shall not exceed 35 units per acre or 1
unit per 1,245 square feet of lot area (43,560 sq ft divided by 35 units = 1,245)|109| Open Space
a Each unit shall have a minimum of 50 square feet of common and/or pnvate
open space
b Common open space areas shall have a minimum dimension of 15 feet which
may include a combination of open space and adjacent setback area
c Pnvate open space areas shall be at least 30 square feet and 5 feet in any
direction, to the extent feasible
d Pnvate and common open space requirements may be satisfied by a selection
or combination of the following atnums, balconies, courtyards, decks,
gardens, gyms/exercise rooms, patios, playgrounds/tot lots, rooftop decks,
patios and gardens, and swimming pools The Director may approve similar
amenities not listed above|109| Signage Signage for live/work units shall be limited to the following
a Window Signs
1) One window sign with a maximum dimension of one foot by two feet
shall be permitted
2) No sign permit shall be required for the one permitted window sign
3) A glass door sign shall be considered a window sign
4) Window signs shall be limited to individual letters and logos placed on the
surface of the window or glass door
5) No window sign on the outside of the window shall extend onto or over
the penmeter window frames, mullions or building façade divisions of the
window on which it is displayed
Page 5 of 7Exhibit B
6) The text of the window sign shall be limited to the business name and a
bnof message identifying the type of product or service and contact
infermatien-
b Projecting/hanging signs
1) One projecting/hanging sign with a maximum dimension of one foot by
two feet shall be permitted
2) A sign permit shall be required for the one permitted projecting/hanging
sign
3) Projecting/hanging signs shall not be internally illuminated
4) Projecting/hanging signs shall be displayed perpendicular to the wall to
which it is affixed
5) The maximum distance between the wall and the outer edge of the sign
shall be 3 feet, or if a paved sidewalk is below, 50 percent of the width of
the sidewalk, whichever is less
6) The minimum vertical clearance from the bottom of the sign to grade or to
the sidewalk below, if applicable, shall be 8 feet unless a greater clearance
is required by the Building Official
7) The maximum height of the sign shall be 15 feet above grade or from the
sidewalk below, if applicable
Performance Standards
1 Light and Ventilation Adequate light and ventilation shall be provided for
and meet the California Building Code regulations in effect at the time of
conversion or construction, as determined by the Building Official
2 Sound Transmission Common walls and ceilings of live/work units shall be
constructed or upgraded using techniques to limit sound transmission as specified
for residential uses by the California Building Code for new construction or
equivalent in effect at the time of conversion or construction, as determined by the
Building Official
3 Minimum Facilities Each live/work unit shall have adequate kitchen facilities
(sink, stove, and refrigerator hook-ups) and bathroom facilities (shower or
bathtub, sink, and toilet)
Page 6 of 7Exhibit B|109| Fire Suppression and Fire Ratings for Occupancy Separations
a Permanently wired smoke detectors shall be installed as required per the
California Building Code or equivalent in effect at the time of conversion or
construction
b Additional fire suppression equipment (e g alarm systems, sprinklers,
extinguishers) shall also be provided as required by the Building Official and
the Culver City Fire Department
There shall be a two-hour occupancy separation between units|109| Hazardous Materials
a Flammable liquids, welding, open flame work or similar hazardous operations
shall not be permitted in live/work units without specific written approval by
the Culver City Fire Department
b Storage of hazardous materials necessary for work activities in live/work
spaces may be stored in control areas per the California Building and Fire
Codes or equivalent in effect at the time of conversion or construction, as
determined by the Building Official and the Culver City Fire Department
Exterior signage announcing said materials shall be installed and maintained
per the California Building and Fire Codes or equivalent in effect at the time
of conversion or construction, as determined by the Building Official and the
Culver City Fire Department
d The control areas shall be approved as to construction and location by the
Culver City Fire Department
Page 7 of 7