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CC - PUBLIC HEARING: (1) Adoption of a Resolution Approving Citywide Residential and Mixed Use Objective Design Standards (ODS) and Exemption under CEQA; and (2) Introduction of an Ordinance Approving City-Initiated Zoning Code Amendment (P2024-0310-ZCA) Amending Title 17: Zoning Code of the Culver City Municipal Code (CCMC) to Incorporate and be Consistent with the ODS (Project).
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Meeting Date: March 17, 2025
Contact Person/Dept: Jose Mendivil, Associate Planner
Gabriela Silva, Associate Planner
Emily Stadnicki, Current Planning Manager
Phone Number: (310) 253-5757 / (310) 253-5736 / (310) 253-5727
Fiscal Impact: Yes [ ] No [X] General Fund: Yes [ ] No [X]
Attachments: [X]
Commission Action Required: Yes [X] No [ ]
Commission Name: Planning Commission Date: February 12, 2025
Public Notification: (Email) Public Notifications - City Council (02/27/2025), Meetings and Agendas - City Council (03/12/2025), Interested Parties (03/12/2025); (Posted) City website (02/27/2025), Social Media (02/28/2025); (Published) Culver City News (02/27/2025)
Department Approval: Mark E. Muenzer, Planning and Development Director (02/20/25)
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RECOMMENDATION
Staff recommends that the City Council:
1. Adopt a Resolution approving Citywide Residential and Mixed Use Objective Design Standards and adopting an exemption under the California Environmental Quality Act (CEQA) pursuant to Section 15061(b)(3) and 15168(c)(2); and
2. Introduce an Ordinance approving City-initiated Zoning Code Amendment P2024-0310-ZCA, amending Title 17: Zoning Code of the CCMC to incorporate the Objective Design Standards by reference and ensure consistency with the Zoning Code, and adopting an exemption under CEQA pursuant to Section 15061(b)(3) and 15168(c)(2).
PROCEDURES
1. The Mayor seeks a motion to receive and file the affidavit of mailing, publishing, and posting of public notice.
2. The Mayor calls on staff for a brief staff report and the City Council poses questions to staff.
3. The Mayor seeks a motion to open the public hearing and the City Council receives public comment.
4. The Mayor seeks a motion to close the public hearing after all testimony has been presented.
5. The City Council discusses the matter and arrives at its decision.
BACKGROUND
Since 2017, the California legislature has adopted and amended several housing and land use laws to address the state's housing crisis. A few have significantly changed traditional planning and approval processes. Specifically, Senate Bill (SB) 35, SB 167, SB 330, and SB 8, are aimed at streamlining land use entitlements for housing development projects.
Streamlining is generally used to define local control and discretion, thus providing developers with more certainty in timing and outcomes for residential and mixed-use developments. SB 35 and SB 330 require the approval of housing developments on the basis of only "objective standards," and other qualifying criteria, and within specified timeframes.
On October 10, 2022, the City's 2021-2029 Housing Element was certified by the California Department of Housing and Community Development (HCD), and included programs aimed at facilitating additional housing, such as developing objective design standards (ODS).
The City's General Plan Update (GPU) and related Zoning Code Update (ZCU) became effective October 9, 2024. The Land Use and Community Design Element of the GPU also included the following relevant policy goals and implementation actions:
* LU-13.2: Multifamily design. Maintain multifamily objective design standards that transition in scale between areas planned for multifamily housing and areas planned for single-unit and duplex.
* LU-15.6: Design standards. Regularly review and update the City's objective design standards to allow for new and innovative design techniques and evolving technologies.
* IA.LU-6: Objective design standards. Adopt and implement objective design standards to manage new residential and mixed use development.
The proposed Citywide Residential and Mixed Use ODS and associated Zoning Code Amendment (ZCA), are intended to implement the goals and measures of the Housing Element, GPU, and applicable State laws intended to streamline housing development approvals. The ODS are a standalone document that would be referenced in the Zoning Code through the ZCA, which also includes additional minor revisions to ensure alignment and consistency. As proposed, the ODS would supersede any existing neighborhood design guidelines.
Planning Commission Public Hearing and Recommendation
The proposed ODS and associated ZCA was presented to the Planning Commission on February 12, 2025. During the public hearing, one attendee commented in support of the item, with some suggested refinements, including eliminating color restrictions for single-family houses (noted in the standards for specific architectural styles) and adding definitions for "ministerial" and "specific plan." The Planning Commission discussed the color restrictions and following clarification from staff on the applicability (limited to new construction and substantial additions), decided to leave the color restrictions as presented in the ODS and add the suggested definitions.
Following discussion and deliberation on the proposed ODS and ZCA, the Planning Commission unanimously adopted Resolution No. 2025-P003 (Attachment 3) recommending to the City Council approval of the Citywide Residential and Mixed Use ODS (as modified), the associated Zoning Code Amendment P2024-0310-ZCA, and the exemption from CEQA pursuant to Section 15061(b)(3) and 15168(c)(2).
ANALYSIS
As defined by State Law under the Housing Crisis Act, a standard is considered "objective" if it involves "no personal or subjective judgement by a public official" and is uniformly verifiable, measurable, and knowable to all parties prior to project submittal. Objective design standards are intended to create a more efficient, predictable, and equitable process for obtaining and granting of planning approvals for a wide variety of residential projects, especially for affordable housing projects. They also establish standards to produce high quality design and buildings that are appropriate for their surrounding context.
The Culver City Zoning Code, Title 17 of the Culver City Municipal Code (CCMC), includes various objective development standards for residential and mixed use zoning districts, including maximum height, minimum setbacks, and floor area ratios (FAR).
The City has two residential neighborhoods with their own design guidelines adopted by Planning Commission, the Gateway Neighborhood in 2010 and the Gateway Adjacent Neighborhood in 2011; however, many of these guidelines are subjective under State law. Therefore, the proposed ODS will replace all existing neighborhood design guidelines.
The proposed Objective Design Standards will apply to all new construction projects, as well as additions consisting of more than 50% demolition of the existing and/or more than 50% additional floor area but at least 1,500 additional square feet.
The proposed ODS document includes four chapters:
* Chapter 1: Purpose, Applicability, and Definitions
* Chapter 2: Multi-Family Residential and Mixed Use (Four or More Unit) Buildings
* Chapter 3: One to Three-unit Buildings
* Chapter 4: Design Standards for Architectural Styles
The document separates standards for multi-family and mixed use development from smaller scale development of single-, two-, and three-family buildings. Standards address Building Location & Orientation, Neighborhood Compatibility & Privacy, and Building Design & Architecture; they include menus for elements like massing, entryway enhancement, and fenestration, to provide flexibility and accommodate a variety of designs.
Additional standards are provided for projects that fall within specific architectural styles, to ensure quality execution of the specified style. Applicants will self-identify as one of the styles listed and may also propose their own style with corresponding criteria.
The corresponding review authority for a project (e.g., Planning and Development Director/designee and/or Planning Commission) may allow certain deviations from the design standards on a case-by-case basis, provided the requested deviations meet the intent of the ODS. In addition, affordable housing projects may request deviations as part of their allowed concessions and waivers. As drafted, the proposed standards are intended to strike a balance between ensuring high quality design and compatibility while accommodating flexibility and array of design concepts.
To implement the proposed ODS, an Amendment modifies the Zoning Code, as shown in Exhibit A of the proposed Ordinance (Attachment 2). Since the document will stand alone, outside of the Zoning Code, it may be revised by Planning Commission resolution as may be needed from time to time to provide clarity, address new design scenarios, etc., without amending the Zoning Code.
COMMUNITY OUTREACH
Planning Commission Discussion
On April 26, 2023, a Planning Commission discussion was held to receive feedback on the desired content and approach to the ODS. A community member shared concerns about the impact on housing costs. The Commission also provided the following instruction to staff:
* Avoid standards that render higher density developments infeasible.
* Avoid standards that result in substantial costs.
* Provide standards that are clear and facilitate ministerial approvals.
* Avoid use of too many colors.
* Allow for a variety of architectural styles.
Interested Party Distribution
On August 8, 2023, a preliminary draft of the ODS was distributed to local design and development professionals to solicit feedback and incorporate as applicable. Staff received comments from three respondents regarding various standards such as stepbacks and scale. After internal discussion, the document was revised to reflect this input.
Following additional development, including reconciling the document with the ZCU, a second draft was distributed to an expanded group of local design and development professionals on November 19, 2024. Staff received comments from four respondents, ranging from support as written to the suggestion of fewer standards to maximize flexibility and minimize costs. As proposed, the ODS strike a balance in achieving the quality and compatibility expected by the community and the flexibility requested by developers.
Comments Received During Public Comment Period
No comments were received during the public comment period for the Planning Commission public hearing. As of the writing of this report, there have not been any public comments in response to the public notification for the City Council hearing.
FISCAL ANALYSIS
The proposed Objective Design Standards and associated Zoning Code Amendment have no anticipated fiscal impact to the City.
ENVIRONMENTAL DETERMINATION
Pursuant to the California Environmental Quality Act (CEQA) Guidelines, the adoption of the proposed ODS and associated Zoning Code Amendment, which will implement and facilitate compliance with State law, supplement Zoning Code standards related to design, and do not affect permitted uses or density/intensity, is exempt per Section 15061(b)(3), because it can be seen with certainty that there is no possibility that the activity in question may have a significant effect on the environment.
Further, the proposed ODS and associated Zoning Code Amendment do not require additional review under CEQA as pursuant to Section 15168(c)(2), they are consistent with the Final Program Environmental Impact Report (EIR) for the General Plan and Zoning Code Update certified on August 26, 2024 (SCH #2022030144) and would not result in new impacts.
CONCLUSION
The proposed Objective Design Standards and associated Zoning Code Amendment implement programs of the General Plan's Housing Element, the Land Use and Community Design Element, and various provisions of State law, all of which are aimed at facilitating housing production. These standards, applicable to all new residential and mixed use developments, establish minimum design requirements which are clear, objective, measurable criteria that eliminate subjective judgment and discretion during the review process. This ensures a streamlined review process and provides more certainty about the quality of future residential and mixed-use development.
The proposed standards apply to design only and will supersede and replace the existing neighborhood design guidelines, which do not meet the State definition of objective. Development standards such as density, building setbacks, and height limits remain in the Zoning Code. They are consistent with the General Plan and Zoning Code, and the findings for Zoning Code Amendment, P2024-0310-ZCA, are made as outlined in the proposed Ordinance (Attachment 2).
ATTACHMENTS
1. Proposed City Council Resolution
2. Proposed Ordinance (including Exhibit A: Proposed Zoning Code Text Changes in "strikethrough/underline" format)
3. Planning Commission Resolution No. 2025-P003 with Exhibit A
4. February 12, 2025, Planning Commission Staff Report (without attachments)
5. Citywide Residential and Mixed Use Objective Design Standards
MOTION
That the City Council:
1. Adopt a Resolution approving Citywide Residential and Mixed Use Objective Design Standards and adopting an exemption under the California Environmental Quality Act (CEQA) pursuant to Section 15061(b)(3) and 15168(c)(2); and
2. Introduce an Ordinance approving City-initiated Zoning Code Amendment P2024-0310-ZCA, amending Title 17: Zoning Code of the CCMC to incorporate the Objective Design Standards by reference and ensure consistency with the Zoning Code, and adopting an exemption under the California Environmental Quality Act (CEQA) pursuant to Section 15061(b)(3) and 15168(c)(2).