City of Culver City, California
Agenda Item Report
RECOMMENDATION:
Staff recommends the City Council introduce the proposed Ordinance
amending Title 17, Zoning, of the Culver City Municipal Code, Section
17.230.015, Table 2-8 (Allowed Uses and Permit Requirements) and Section
17.610.010 (Nonconforming Uses), to allow for the modification and/or
expansion of nonconforming private school uses in the Industrial General Zone
subject to approval of a Modification to an existing Conditional Use Permit
(Attachment No. 1).
PROCEDURE:
1. Mayor seeks motion to receive and file affidavit of mailing and positing of
public notice.
2. Mayor calls on staff for a brief staff report and City Council poses questions
to staff as desired.
3. Mayor seeks motion to declare the public hearing open, providing the
applicant the first opportunity to speak, followed by the general public.
4. Mayor seeks a motion to close the public hearing after all testimony has
been presented.
5. City Council discusses the matter and arrives at its decision.
Meeting Date: 9/10/2012 Item Number: PH-1
CITY COUNCIL AGENDA ITEM: PUBLIC HEARING – Introduction of an
Ordinance Amending Section 17.230.015, Table 2-8 and Section 17.610.010 of
the Culver City Zoning Code to Allow for the Expansion of Existing Private
Schools Located in the Industrial General (IG) Zone, Subject to Approval of a
Modification to an Existing Conditional Use Permit (Zoning Code Amendment
ZCA P-2011154)
Contact Person/Dept.:
Thomas Gorham/CDD
Josh Williams/CDD
Phone Number:
(310) 253-5727
(310) 253-5706
Fiscal Impact: Yes [] No [X]
General Fund: Yes [] No
[X]
Public Hearing: [X] Action Item: [] Attachments: [X]
Commission Action Required: Yes [X] No [] Date: 08/08/12
Public Notification: On August 23
rd
and August 30
th
, 2012 a notice was published in
the Culver City News; Meetings and Agendas – City Council (09/05/12)
Department Approval:
Sol Blumenfeld: (08/29/12)
City Attorney Approval:
Carol Schwab (by H. Baker) (08/29/12)
Chief Financial Officer Approval:
Jeff Muir (09/05/12)
City Manager Approval:
John Nachbar (09/05/12) City of Culver City, California
Agenda Item Report
BACKGROUND:
The Willows Community School (the “School”) submitted a Zoning Code
Amendment (ZCA) application to amend Section 17.230.015, Table 2-8
(Allowed Uses and Permit Requirements) and Section 17.610.010
(Nonconforming Uses), to allow for the modification and/or expansion of
nonconforming private school uses in the Industrial General Zone subject to
approval of a modification of an existing Conditional Use Permit. On July 11,
2012, the Planning Commission held a public hearing to consider the proposed
ZCA request and a concurrent request for a Conditional Use Permit
Modification (CUP/M). The modification request would approve the phased
expansion of the school, which includes an increase in student enrollment from
425 students to 575 and the use of three abutting properties for School
facilities, the demolition and removal of existing School facilities, and the
construction of new buildings, recreation areas, and parking areas to
accommodate the anticipated enrollment increase. The hearing was continued
to August 8, 2012, in order to address questions presented to staff and the
applicant by the Commission.
At the August 8, 2012 public hearing and after thorough discussion, the
Planning Commission adopted Resolution No. 2012-P006 (Attachment No. 2)
recommending the City Council approve the proposed ZCA and approved the
CUP/M subject to final adoption of the ZCA and adopting the project’s Mitigated
Negative Declaration.
The ZCA is the only portion of the School’s application under consideration by
the City Council. As noted above, the CUP/M was approved by the Planning
Commission and will only become effective upon final adoption of the ZCA by
the City Council.
Brief History of Private Schools in the Industrial General Zone
Zoning Code Update
During the preparation of the Zoning Code update in 2005, the issue of
permitting private schools in the City’s industrial zoning districts was discussed.
The Zoning Code at the time permitted private schools in the industrial zones
with the approval of a CUP. Concern was raised due to a recent influx in the
number of private schools wishing to locate in the City’s industrial zones, in
particular, recent applications for the expansion of Turning Point School and a
proposal for a new private school called Park Century. Staff noted that the City of Culver City, California
Agenda Item Report
influx was due to the high commercial rents and land costs on the Westside of
Los Angeles, which made the less expensive industrial areas in Culver City
more attractive to private schools. However, by allowing private school uses in
industrial areas, concerns had been raised about the potential for impacts on
the City’s existing industrial use and economic base. Staff noted that by
permitting private schools in industrial zones, land use conflicts and adjacency
issues may be created. Schools are considered sensitive receptors and as
such, industrial or commercial development adjacent to schools may be
affected due to environmental issues related to noise, vibration, odors, and air
quality. Furthermore, schools and certain industrial or commercial uses may
conflict in terms of traffic and circulation. In addition, private schools as non-
profit entities would have an economic impact on the City due to the loss of
property tax, business tax, and sales tax revenue that would otherwise be
generated by a commercial or industrial use.
In response to the issues outlined above, private school uses were
subsequently prohibited in the IG zone in the adopted Culver City Zoning Code,
and permitted with a Conditional Use Permit in the IL zone. The new Zoning
Code was adopted by the City Council on October 24, 2005 and became
effective on November 25, 2005. As outlined above, upon the effective date of
the Zoning Code, existing private schools in the IG zone became legal non-
conforming uses and are allowed to continue their operations pursuant to their
existing CUP. However, private schools are currently prohibited from expanding
their operations, including both physical and student body expansions. The
Zoning Code presently provides no mechanism to modify the operations of the
three existing private schools in the IG Zone.
Willows Community School
The Willows Community School is a private, non-profit, educational institution
(Grades K-8) located in the Hayden Tract. The School is located on the east
side of Higuera Street between Hayden Avenue and Eastham Drive, with
frontage on both Warner Drive and Higuera Street. The School was originally
approved on July 11, 1994, through an Administrative Site Plan Review (ASPR
No. 94-02) to operate at 8509 Higuera Street with a maximum student
enrollment of 180. At that time a private school was a permitted use in the M1
zone, and a CUP was not required.
Subsequent to the original approval, the school has had three expansions. A
Phase 2 expansion of the school was approved by the Planning Commission
on March 26, 1997 (CUP No. 96-04) to allow the expansion of school
operations onto the property located at 8490 Warner Drive with a maximum
student enrollment of 261. On January 12, 2000, the Planning Commission City of Culver City, California
Agenda Item Report
approved an application to modify CUP No. 96-04 to permit the Phase 3
expansion of the School into the property at 8479 Higuera Street and to
increase the maximum enrollment of the school to 425 students. On September
12, 2002 the Planning Commission approved a modification to CUP No. 96-04
to allow a Phase 4 expansion of the school into the property at 8520 Warner
Drive for a gymnasium/multi-purpose use. This modification did not authorize
an increase in student enrollment.
Turning Point School
Turning Point School is a private school for pre-school (age 2) through eighth
grade located at 8780 and 8794 National Boulevard south of Washington
Boulevard. A CUP was approved on December 8, 1999, allowing the school to
operate at 8780 National Boulevard (the “East Campus”) with a maximum of
480 students. A CUP modification was approved on March 8, 2006 to allow the
school to expand onto the property located at 8794 National Boulevard (the
“West Campus”). The expansion included new classrooms, studios, office
space, flexible artistic spaces, playground area, and additional parking and a
second drop-off and pick-up queuing area. The modification request did not
seek to increase the maximum number of students enrolled at the school.
Park Century School
Park Century School is a private school for children with learning disabilities,
ages seven through 14, located at 3939 Landmark Street south of Washington
Boulevard. A CUP was approved on November 14, 2005 allowing the
conversion of a 37,000 GSF industrial building into a private school use. The
school was limited to a maximum enrollment of 120 students and 47 staff. As
part of the CUP modification approval, Park Century School voluntarily agreed
to reimburse the City on an annual basis for lost property tax revenue as a
result of the change of use in the industrial building to a non-profit school use.
The City Council adoption of the proposed ZCA would allow the three private
schools located in the IG Zone – The Willows Community School, Turning Point
School and Park Century School - to submit an application for a Modification to
their existing Conditional Use Permit with a Master Plan document, which
thoroughly outlines the extent of the future physical expansion and any
proposed student and staff increases, and an economic impact study to
determine the fiscal impacts of the proposed expansion on the City, should they
wish to expand beyond their current floor area and operational limitations. The
proposed ZCA will not permit new private school uses in the IG Zone.
City of Culver City, California
Agenda Item Report
DISCUSSION:
Procedures to Permit Modification to a Conditional Use Permit
The ZCA (See Attachment No. 1 Exhibit A) will modify two sections of the
Zoning Code. Section 17.230.015, Table 2-8 will be amended to include a
footnote citation under permit requirements for private schools in the IG Zone.
The footnote language will direct the reader to Section 17.610.010 for
nonconforming school uses.
Section 17.610.010, the Nonconforming Use section of the Zoning Code, will be
amended to include Subsection F. The new subsection will identify
requirements for the submittal and review/approval of a Modification to an
existing Conditional Use Permit for private schools in the IG Zone, including:
1. The modification and/or expansion request shall require a modification of
the school’s existing Conditional Use Permit, which is subject to the review
and approval by the Planning Commission, consistent with current
requirements for a modification to a use permit (Section 17.595.035). The
project will be required to meet the required findings for a Conditional Use
Permit, pursuant to Section 17.530.020 - Findings and Decision;
2. In order to prevent schools from developing in a “leap frog” type pattern, i.e.,
acquiring and developing property not directly adjacent to their own, the
Amendment requires that the modification and/or expansion may only
include property that is already part of the existing private school use or that
is directly and physically abutting the existing school property;
3. Any application for a modification and/or expansion of a private school in the
IG Zone with an existing Conditional Use Permit shall include:
a. The submittal of a master plan document that thoroughly outlines the
extent of the proposed modification and/or expansion, including any
proposed increase to student enrollment and/or staff. The form and
substance of the master plan document shall be determined by the
Director.
b. The submittal of an economic study which estimates the fiscal
impacts of any modification and/or expansion on the City. The study
shall include, but not be limited to, a calculation of the economic and
tax “opportunity cost” to the City of expanding the nonconforming
private school use. The form and substance of the economic study
shall be determined by the Director.
City of Culver City, California
Agenda Item Report
4. After consideration of the economic study and the fiscal impacts on the City
from any modification and/or expansion of the existing private school use,
the appropriate review authority may impose reasonable conditions to
mitigate the fiscal impacts if it determines that such conditions will serve the
public interest, health, safety, convenience or welfare.
5. The total area of a private school use, following its proposed expansion,
may not exceed 3.5 acres. (The 3.5 acre limit slightly exceeds the total area
for the Willows Community School following completion of its proposed
expansion.)
Willows Conditional Use Permit Modification
As part of its application for the ZCA, the School concurrently submitted a
Conditional Use Permit Modification application. The application included a
Master Plan document (Attachment No. 3) and an Economic Study (Attachment
No. 4) as required by the proposed ZCA.
Master Plan
The School currently operates with a maximum student enrollment of 425 out of
four buildings in the Hayden Tract as described above and identified as Willows
I, II, III and IV in the Master Plan. The School currently owns Willows I and II
and leases Willows III and IV. The School owns an additional structure, the
former Santa Monica Gymnastics Center located at 8476 Warner Drive,
abutting the existing school campus to the west and identified as Willows V.
Phase 1
As part of the School’s Master Plan, Phase 1, the School will initiate an
increase in enrollment of 50 students and an expansion of campus operations
to include the Willows V property.
The School is requesting an immediate increase in student enrollment of 25
students (from 425 to 450 students), referred to in the Master Plan document
as Phase 1A, following approval of the ZCA and CUP Modification. As part of
Phase 1B, the School will proceed to remove the Willows V building and in its
place construct a surface parking lot. The lot will consist of 21 dedicated
parking spaces, with 18 in a tandem configuration, located on the northern half
of the lot. An additional 34 parking spaces, identified as event parking, will be
provided on the southern half of the lot. During regular school hours when
events are not taking place, the southern half of the lot will be gated and used
as a hard-court play area for the School. Phase 1B will also result in the City of Culver City, California
Agenda Item Report
addition of the 25 new students, bringing total enrollment at the end of Phase 1
from 425 to 475 students.
In order to ensure that commencement of the School’s proposed expansion is
pursued in a timely fashion, the conditions of approval require demolition and/or
construction work permitted under Phase 1 of the Master Plan to commence
within two years of the effective date of the CUP Modification. Commencement
of demolition and/or construction work under Phase 1 of the Master Plan shall
deem the CUP Modification exercised and will require that Phase 1 be
completed within two years of commencement and allow for implementation of
Phases 2 and 3 as described below.
Phase 2
The Master Plan document provides a development scenario for Phase 2 of the
School’s development. Phase 2 will result in the addition of 75 students to the
school’s enrollment, resulting in a total enrollment at its completion of 550
students. Phase 2 of the Master Plan includes the reconfiguration of the east
side of the property, which entails the demolition and removal of the Willows III
building and the construction of a new approximately 18,000 square foot
building. The existing parking area along the Higuera Street frontage will be
removed to accommodate the placement of the new building. To replace the
lost parking, a new parking area will be built along the eastern side of the
campus, connecting with the Willows V lot, thereby creating a continuous
parking lot between the School’s Higuera Street and Warner Drive street
frontages. The new, combined parking lot will provide 53 dedicated parking
spaces and 30 spaces for on-site queuing during morning and afternoon pick-
up and drop-off periods.
Pursuant to the conditions of approval, prior to the commencement of
demolition and/or construction work under Phase 2 of the Master Plan, the
Planning Commission shall conduct a Conformance Review of the Phase 2
plans. The Commission shall approve the plans provided it finds that they are in
substantial conformance with the Master Plan and all applicable conditions of
approval of the land use permit.
Phase 3
The Master Plan document provides a development scenario for Phase 3 of the
School’s development. Phase 3 will result in the addition of 25 additional
students to the School’s enrollment, resulting in a total enrollment at its
completion of 575 students. Phase 3 of the Master Plan includes the demolition
and removal of the Willows I building, to be replaced by a new approximately City of Culver City, California
Agenda Item Report
13,000 square foot building. Phase 3 also includes the proposed acquisition of
two properties – the California Stay property (8525 Higuera Street) and the
WorldPac property (8510 Warner Drive), and the demolition and removal of
both buildings. A new approximately 10,000 square-foot building will be
constructed on the California Stay property for new classroom space. The
WorldPac property will also be redeveloped with a new 10,000 square-foot
building. The conceptual plan for the building, envisions a theater and play yard
located on the property.
As outlined in the Master Plan and as described above, the School plans on a
phased expansion of school operations over a number of years which includes
the potential acquisition of abutting properties. In order to allow the School a
reasonable time period to acquire the additional properties and complete the
phased expansion, the Conditions of Approval adopted by the Planning
Commission for the CUP/M outline specific time frames for acquisition of the
additional properties and to begin construction of Phase 3 of the Master Plan.
As proposed, the School will have four years from the effective date of the
approval of the application to acquire a fee or leasehold interest in the
WorldPac Property (8510 Warner Drive; also referred to as “Property B” in the
Master Plan document and conditions of approval). Once an interest has been
acquired in the WorldPac property, the School will have five years from the date
of acquisition to begin demolition and/or construction work, as permitted under
Phase 3 of the Master Plan.
The School will have eight years from the effective date of the approval of the
application to acquire a fee or leasehold interest in the California Stay (8525
Higuera Street; also referred to as “Property C” in the Master Plan document
and conditions of approval). Once an interest has been acquired in the
California Stay property, the School has five years from the date of acquisition
to commence demolition and/or construction work, as permitted under Phase 3
of the Master Plan.
Pursuant to the conditions of approval, prior to the commencement of
demolition and/or construction work under Phase 3 of the Master Plan, the
Planning Commission shall conduct a Conformance Review of the Phase 3
plans. The Commission shall approve the plans provided it finds that they are in
substantial conformance with the Master Plan and all applicable conditions of
approval of the land use permit.
Economic Study
The School recognized the issue of lost tax revenues to the City at the outset of
the discretionary approval process and retained HR&A to assess the financial City of Culver City, California
Agenda Item Report
impacts to the City. As part of the submittal requirements for the School’s
CUP/M application HR&A conducted an economic and tax revenue analysis
(the “Analysis”), reviewed by staff and the City’s financial consultants, Keyser
Marston and Associates (KMA). This detailed analysis has been entirely
funded by the School and required several months to get agreement on the
method of analysis. The Analysis, further explained in a summary letter from
HR&A (Attachment No. 4), identified the opportunity cost to the City of
implementing the School’s proposed Master Plan. The opportunity cost is
defined as the annual City tax revenues from The Willows project versus the
next best alternative. The annual tax revenue from the alternative use which
exceeds revenues from the Willows project represents the opportunity cost to
the City. The analysis relied on the following definitions and scenarios:
• Tax revenues to the City include direct property tax, sales tax, utility tax,
business tax, and property tax increment.
• The opportunity cost for Phase 1 is the difference between annual tax
revenues from existing conditions (the existing Willows campus plus the
existing California Stay and WorldPac operations) versus the proposed Phase
1 improvements of the Willows School.
• The opportunity cost of the full build-out (the completion of the Phased
development of the school, per the Master Plan document) is the difference
between the annual tax revenue for the existing Willows campus, plus an
intensified use of the California Stay and WorldPac properties versus the
Willows project at full build-out.
• The intensified use of the California Stay and WorldPac properties includes
the rehab of the buildings into multi-tenant professional office uses, typical of
The Hayden Tract.
The School has agreed to voluntarily contribute the opportunity cost to the City
in order to make the City whole. Based on the analysis of HR&A, as reviewed
by staff and KMA, the School will contribute $61,100 annually to the City as part
of the Phase 1 development. Subsequent additional annual payments to the
City will include $21,413 as part of Phase 2 and $21,413 as part of Phase 3.
Therefore, at the completion of the phased development of the School’s
expansion, the School shall contribute $103,926 annually to the City’s General
Fund.
KMA has completed a City Revenue Analysis (Attachment No. 5) of the
School’s Master Plan (Project) and the proposed Opportunity Cost Analysis
prepared by HR&A, which proposes the School make a payment to the City of
$103,926 per year upon full build-out of the Project. This fee amount was set in
May 2011, and it includes the opportunity costs associated with the property tax
increment that could potentially be generated by private use of the properties. City of Culver City, California
Agenda Item Report
KMA analyzed the proposed Project, as well as two alternate scenarios based
on comments from the Planning Commission. In each of the KMA analyses,
they have eliminated the property tax increment revenue and replaced it with
the property tax revenue that would be received by the City. The following is a
summary of their analysis:
Scenario 1 – Willows Project Developed
Scenario 1 represents the full build out of the Willows Project. Under this
alternative it is assumed that Willows will purchase both the WorldPac and Cal
Stay properties. These buildings will be demolished and will be replaced with
school uses. Thus, the annual recurring City revenues generated by the school
uses of the Willows Project will be less than the City revenues generated by the
existing buildings. KMA estimates the recurring City revenues for Scenario 1 at
$55,615 per year.
Scenario 2 – New Owners & Higher Intensity Use
Scenario 2 represents an alternate development scenario in which the current
configuration and uses of Willows remain the same. However, in this Scenario,
both the WorldPac and Cal Stay buildings are sold to new owners. Under the
assumptions applied in the HR&A analysis, this sale increases the assessed
valuation of the two properties from a weighted average of $37 per square foot
of land area to $200 per square foot of land area. Furthermore, it is assumed
that the WorldPac and Cal Stay buildings are converted to uses that generate
taxable sales. For this Scenario, the new uses are assumed to generate
taxable sales of $96 per square foot of gross building area (GBA). This
represents the average taxable sales currently generated in the Hayden Tract.
KMA estimates the recurring City revenues for Scenario 2 at $106,760 per
year.
Scenario 3 – New Owners & Highest Intensity Use
Scenario 3 represents a third alternate development scenario which is similar in
scope to Scenario 2. The existing Willows configuration and uses would
remain the same. As in Scenario 2, both the WorldPac and Cal Stay buildings
are sold to new owners. However, in this Scenario the new uses are assumed
to be higher sales tax generating retail uses, with taxable sales assumed at
$400 per square foot of GBA. It should be noted that the development scope
used in Scenario 3 is unlikely to be feasible given the configuration of the sites
and the lack of parking. Scenario 3 is merely intended to provide a perspective
on the loss of public revenue that could occur if the entire character of the City of Culver City, California
Agenda Item Report
Hayden Tract development changed at some point in the future. KMA
estimates the recurring City revenues for Scenario 3 at $164,477 per year.
Opportunity Cost Calculation
The Project’s opportunity cost is equal to the difference between the recurring
City revenues generated by the Project and the two alternative scenarios. The
following outlines the opportunity costs for Scenario 2 and Scenario 3.
• Scenario 2: $106,750 - $55,615 = $51,145
• Scenario 3: $164,477 - $55,615 = $108,863
Conclusions
As shown in the KMA analysis, the opportunity cost incurred by the City is
estimated at approximately $51,000 per year under a development scope for
these properties that reflects the current characteristics of the Hayden Tract
development. If the entire character of the Hayden Tract changes in the future,
the opportunity cost is estimated to total approximately $109,000 per year.
The conditions of approval require Willows to make a payment to the City of
$103,926 per year if the WorldPac and Cal Stay buildings are purchased by the
school. This payment is nearly twice as much as the anticipated opportunity
cost, and only slightly less than the opportunity cost that could be possibly
incurred in the distant future if development patterns change radically from the
current conditions.
In order to address questions from the Planning Commission on the continuing
suitability of the School’s proposed financial contribution taking into
consideration the KMA analysis being different than HR&A’s cost calculations
because of the changed City fiscal circumstances since the demise of
redevelopment agencies and the School’s payment exceeding the City’s
opportunity cost as measured today, HR&A prepared a letter (Attachment No.
6) which addresses the KMA analysis. The letter concludes that the School’s
proposed contribution of $103,926 is roughly proportional to the potential
opportunity cost to the City if the City were also to include the opportunity cost
calculation: (1) the possibility that the Willows V building owned by the School
could be converted at some point in the future to an intensified commercial
office and retail use if the School’s applications where not approved by the City;
and (2) the possibility that the California Stay, World Pac, and Willows V
building if reused for commercial purposes, might also generate future retail
sales tax revenue for the City at a much higher level than HR&A estimated, if
the Hayden Tract evolved into a more commercial retail center. City of Culver City, California
Agenda Item Report
Required Findings in Support of the Zoning Code Amendment
Zoning Code Section 17.620.030 outlines the required findings for approval of a
Zoning Code Amendment as follows:
1. The proposed amendment ensures and maintains internal consistency with
the goals, policies, and strategies of all elements of the General Plan and
will not create any inconsistencies with this title, in the case of a Zoning
Code amendment.
2. The proposed amendment would not be detrimental to the public interest,
health, safety, convenience or welfare of the City.
3. The proposed amendment is in compliance with the provisions of the
California Environmental Quality Act (CEQA).
The Planning Commission determined that the above-findings could be made and
has recommended the City Council approve the ZCA.
Environmental Determination
Pursuant to the California Environmental Quality Act (CEQA) guidelines, an
Initial Study and Mitigated Negative Declaration finding has been prepared and
circulated for review for the proposed project. The Planning Commission
adopted the Mitigated Negative Declaration finding on August 8, 2012
(Attachment No. 7). No further City Council action on the Mitigated Negative
Declaration is required.
City Council Review Authority
As discussed above, the City Council’s review authority is limited to the ZCA.
The Planning Commission’s approval of the CUP Modification is final, as no
appeal was filed. However, as set forth in the project conditions of approval,
the CUP Modification will only become effective on the effective date of the
ZCA, if adopted by the City Council.
CONCLUSION:
The proposed ZCA is very specific in its allowance for only schools with existing
Conditional Use Permits to apply for a modification, and only with the submittal
of a master plan document and economic study. The Amendment is limited in City of Culver City, California
Agenda Item Report
scope, applying to only the three existing private schools in the IG Zone –
Willows Community School, Park Century and Turning Point. Furthermore, any
such application to modify the existing use permit will be subject to the review
and approval of the Planning Commission.
FISCAL ANALYSIS:
Introduction, and subsequent adoption of the proposed Ordinance in and of
itself will not generate any cost to the City nor will it create any additional
revenues. However, should the Ordinance be adopted, the City may potentially
garner additional opportunity cost revenue from the reuse of properties
acquired by private schools for expansion of their facilities. An economic study
prepared as part an applicant’s conditional use permit modification will
determine the opportunity cost of using properties zoned for Industrial General
land uses for a private school use. The Planning Commission, as part of their
review of the school’s application may impose reasonable conditions to mitigate
the fiscal impacts if it determines that such conditions will serve the public
interest, health, safety, convenience or welfare. Discretionary application fees
will also be collected for the processing of CUP Modifications.
In the case of the Willows School Conditional Use Permit Modification approved
by the Planning Commission, the School will voluntarily contribute $61,100
annually to the City as part of the Phase 1 development. Subsequent annual
payments to the City will include $21,413 as part of Phase 2 and $21,413 as
part of Phase 3. Therefore, at the completion of the phased development of the
School’s expansion, the School shall contribute $103,926 annually to the City’s
General Fund.
ATTACHMENTS:
1. Proposed Ordinance amending Section 17.230.015, Table 2-8 (Allowed
Uses and Permit Requirements) and Section 17.610.010 (Nonconforming
Uses), to allow for the modification and/or expansion of nonconforming
private school uses in the Industrial General zone subject to approval of a
modification of an existing Conditional Use Permit.
2. Planning Commission Resolution No. 2012-P006
3. Willows School Master Plan Document date June 27,2012
4. Economic Study – HR&A Letter dated July 3, 2012
5. KMA City Revenue Analysis dated July 27, 2012
6. HR&A Letter dated August 8, 2012
7. Initial Study/Mitigated Negative Declaration dated May 24, 2012.
8. Written Correspondences City of Culver City, California
Agenda Item Report
9. Planning Commission Minutes, July 11, 2012
MOTIONS:
That The Council:
1. Determine that no additional environmental information is needed based on
the Planning Commission’s adoption of a Mitigated Negative Declaration
finding that Zoning Code Amendment, Planning Commission ZCA
Resolution No. 2012-P005, will not have a significant adverse impact on the
environment; and,
2. Introduce the proposed Ordinance amending Section 17.230.015, Table 2-8
(Allowed Uses and Permit Requirements) and Section 17.610.010
(Nonconforming Uses), to allow for the modification and/or expansion of
nonconforming private school uses in the Industrial General zone subject to
approval of a modification of an existing Conditional Use Permit.
MEETING DATE: 09.10.12
AGENDA ITEM: PUBLIC HEARING: Introduction of an Ordinance Amending
the Sections 17.230.015, Table 2-8 and Section 17.610.010
of the Culver City Zoning Code to Allow for the expansion of
existing private schools located in the Industrial General (IG)
Zone, subject to approval of a Modification to an existing
Conditional Use Permit (Zoning Code Amendment ZCA P-
2011154)
ATTACHMENTS
Pages
1. Ordinance No.____ amending Section 17.230.015, 1-7
Table 2-8 (Allowed Uses and Permit Requirements)
and Section 17.610.010 (Nonconforming Uses),
to allow for the modification and/or expansion of
nonconforming private school uses in the Industrial
General zone subject to approval of a modification
of an existing Conditional Use Permit.
2. Planning Commission Resolution No. 2012-P006 8-42
3. Willows School Master Plan Document
dated June 27,2012 43-65
4. Economic Study – HR&A Letter dated July 3, 2012 66-70
5. KMA City Revenue Analysis dated July 27, 2012 71-74
6. HR&A Letter dated August 8, 2012 75
7. Initial Study/Mitigated Negative Declaration
dated May 24, 2012. 76-106
8. Written Correspondences 107-147
9. Planning Commission Minutes, July 11, 2012 148-158
ATTACHMENT 1
1ATTACHMENT 1
2ATTACHMENT 1
3ATTACHMENT 1
4ATTACHMENT 1
5ATTACHMENT 1
6ATTACHMENT 1
78 89 910 1011 1112 1213 1314 1415 1516 1617 1718 1819 1920 2021 2122 2223 2324 2425 2526 2627 2728 2829 2930 3031 3132 3233 3334 3435 3536 3637 3738 3839 3940 4041 4142 42WARNER DRIVE
HIGUERA STREET
Willows I Willows III
Willows II Willows IV Willows V
MASTER PLAN SITE OUTLINE
World Pac
“Property B”
California
Stay
“Property C”
PFAU LONG ARCHITECTURE LTD
98 Jack London Alley San Francisco, CA 94107 415.908.6408 pfaulong.com
THE WILLOWS COMMUNITY SCHOOL
MASTER PLAN
Planning Submittal
JUNE 27, 2012
ATTACHMENT 3
43The Willows Community School
PFAU LONG ARCHITECTURE LTD PLANNING SUBMITTAL - JUNE 27, 2012
TABLE OF CONTENTS
TABLE OF CONTENTS PAGE #
TABLE OF CONTENTS 2
PROJECT NARRATIVE 3-5
PROJECT SUMMARY 6
SURVEY 7
ARCHITECTURAL
EXISTING/PHASE IA SITE/FLOOR PLANS 8
PHASE IB SITE PLAN/PRELIMINARY LANDSCAPE AND FLOOR PLANS 9
PRELIMINARY LANDSCAPE PLANT PALETTE 10
CIVIL
PRELIMINARY GRADING AND DRAINAGE PLAN 11
PRELIMINARY UTILITY PLAN 12
PRELIMINARY CIVIL DETAILS 13
ARCHITECTURAL
PHASE II DIAGRAMMATIC SITE PLAN 14
PHASE III DIAGRAMMATIC SITE PLAN 15
EXISTING PHASE IA & IB ENLARGED PARKING PLANS 16
PHASE IB ROOF PLAN 17
EXISTING HIGUERA ST. AND WARNER DR. PHOTO ELEVATIONS 18
EXISTING HIGUERA ST. AND WARNER DR. PHOTO PERSPECTIVES 19
EXISTING HIGUERA ST. ELEVATIONS 20
EXISTING WARNER DR. ELEVATIONS 21
PHASE IB HIGUERA ST. ELEVATIONS & MATERIAL CONCEPTS 22
PHASE IB WARNER DR. ELEVATIONS & MATERIAL CONCEPTS 23|1010|ATTACHMENT 3
44The Willows Community School
PFAU LONG ARCHITECTURE LTD PLANNING SUBMITTAL - JUNE 27, 2012
PROJECT NARRATIVE
History and Background
The Willows Community School (the “School”) is a developmental kindergarten through eighth grade co-
educational independent school founded to educate children from across Los Angeles using a progressive,
innovative approach with strong academic roots.
The School’s developmentally structured curriculum is founded on the principles of experiential learning and
thematic instruction, with the integration of the arts and technology. These educational principles translate
into a classroom experience of daily active learning characterized by attention to each student’s needs and
respect for individual differences. Since its founding in 1994, the School has been located in the Hayden
Tract of Culver City(CC), CA.
In 1994, The Willows Community School opened in a single building on Higuera Street with 98 students and
seventeen teachers. In 1998, the School leased its second building located on Warner Drive and opened its
Middle School. As further described below (refer to Pg. 8), additional property was leased, occupied, and
upgraded by the School in 1998, in 2000 and again 2004. Some of this leased land was purchased by the
School in 2008.
Today, the School owns or leases a total of 5 parcels (refer to Pg. 8) and educates 425 children in four
buildings adjacent to its original location with 83 faculty and staff. In order to meet its educational goals,
the School is committed to maintaining an average class size of 25 students in the Lower School, with two
full-time teachers, and 18 students in the Middle School, with one teacher per classroom.
The School continues to build and develop innovative programs to meet the needs of its student population
and to seek out effective, state-of-the-art approaches to educate and inspire its students. Consistent with
these goals, the School is seeking to plan for its future growth and development pursuant to a Master Plan.
This Master Plan establishes the Guidelines by which the School will enhance its current facilities to
accommodate the current and future academic, physical education and curricular needs of the School in
accordance with design and development standards set forth in the Master Plan. Under the Master Plan,
the School proposes to construct new facilities to replace aging facilities; to expand parking, playgrounds
and open space; and to maintain and update existing facilities. These upgrades to the School campus are
proposed to take place ? rst on land owned or leased by the School, and subsequently, on land adjacent to
the School that may be acquired or leased in the future. The Master Plan also permits growth of the student,
faculty and staff population at the School concurrently with the development of facilities to support that
growth.
The Master Plan provides for three phases of growth over a 20 year period, with maximum student and
employee populations established for each phase. Phase IA consists of an increase in student enrollment
by 25 students once entitlements are approved. Phase IB, which is most fully designed, with detailed ? oor
plans, layouts, and parking is scheduled to proceed with permitting through the CC Department of Building
Safety once entitlements are approved. Building footprints and maximum enrollment and staff calculations
have been prepared for Phase II and Phase III. These Phases are more conceptual than Phase IB, as they are
proposed to be designed and developed subsequent to completion of Phase IB. Phase II and Phase III will
be subject to conformance review by the City. Phase III of the Master Plan would require acquisition or lease
of neighboring properties at the discretion of the School.
Project Description
Campus and Project Site
The Project Site is comprised of the current properties owned and/or leased by the School (described
below), which has a primary address of 8509 Higuera Street in Culver City (the “Campus”) and two
properties currently owned by others adjacent to the School.
The Campus is generally bounded on the north by Warner Drive, on the east by private properties
currently housing a Jason’s Natural Products production/distribution warehouse and Alberstone
distribution warehouse, on the south by Higuera Street and on the west by properties currently
housing a California Stay distribution warehouse (the “California Stay property”) and Smashbox
Studios. Additionally, the warehouse building and property used by WorldPac (the “WorldPac
property”) that is located between School properties W-II and W-IV (discussed below) is not part of
the School campus at this time. Beyond the properties adjacent to the Campus, the Project area is
developed primarily with other of? ce, light industrial and /warehouse land uses.
The Campus is approximately 2.5 acres and comprises the following ? ve properties (refer to Pgs. 6,7,
8):
Willows One (W-I): This property: (Assessor’s Parcel Number (APN) 4205024018) is located at 8509
and 8487 Higuera Street and is developed with a 10,984-square-foot, 16-foot tall building that
houses the School’s existing developmental kindergarten through 2nd grade classrooms, of? ces, and
mechanical space, and a parking lot with 33 parking spaces (17 standard spaces, 14 tandem spaces,
and 2 handicap accessible spaces) and 17 queuing spaces. The W-I property was leased, occupied,
and upgraded by the School in 1994 and purchased by the School in 2008.
Willows Two (W-II): This property (APN 4205024021) is located at 8490 Warner Drive and is
developed with a 13,270-square-foot, 20-foot tall building that houses the School’s existing 6th
through 8th grade classrooms, an indoor multi-purpose area and a rooftop multipurpose playcourt and
eating area, science and art rooms, and of? ce space. The W-II property was leased, occupied, and
upgraded by the School in 1998 and purchased by the School in 2008.
Willows Three (W-III): This property (APN 4205024016) is located at 8479 Higuera Street and is
developed with an 8,819-square-foot, 20’-10” tall building that houses the School’s 3rd through
5th grade classrooms, the library, and of? ce space. The W-III property was leased, occupied, and
upgraded by the School in 2000.
Willows Four (W-IV): This property (APN 4205024402) is located at 8520 Warner Drive and
is developed with a 19,264-square-foot, 34’-2” tall building that houses the School’s existing
gymnasium, theater, music rooms, and of? ce and storage space. The W-IV property was leased and
upgraded by the School in 2004.
Willows Five (W-V): This property (APN 4205024405) is located at 8476 Warner Drive and was
previously developed with a 12,800-square-foot, 20-foot tall building that is currently vacant. The
School purchased the W-V property in 2008. |1010|ATTACHMENT 3
45The Willows Community School
PFAU LONG ARCHITECTURE LTD PLANNING SUBMITTAL - JUNE 27, 2012
PROJECT NARRATIVE CON’T.
The center of the Campus (on properties W-I and W-III) contains outdoor asphalt playcourts, play areas, and
play structures serving all of the School’s students.
In addition to the properties currently owned or leased by the School, the School is considering the
acquisition or lease of the WorldPac property (located at 8510 Warner Drive, APN 4205024020) and the
California Stay property (located at 8525 Higuera Street, APN 4205024011). Although speci? c terms of
acquisition or lease of these properties have not been discussed, both property owners have consented to
inclusion of said properties in the Master Plan. The existing Campus and these additional two properties
comprise the “Project Site.” If the school obtains ownership or a lease for one or both of the properties, their
development would take place as Phase III of the Master Plan.
Land Use and Zoning; Parking
The City’s current General Plan land use designation for the Project Site is Industrial, and the City’s current
zoning for the site is Industrial General (IG). Although (education) school land uses are not permitted under
the existing land use designation and zoning for the Project Site, the School’s operations are allowed under
an existing Conditional Use Permit (CUP) that was issued originally by the City in 1999 and modi? ed in
2002. Under the current CUP, the School is permitted a student enrollment maximum of 425 students.
With respect to parking, upon completion of Phase 1B described below, the School will provide 90 on site
spaces, as follows:
? Lot W-I contains 33 parking spaces and will be modi? ed. The existing parking lot between W-I
and W-III would be recon? gured and extended along the northwestern edge to add 2 parking
spaces for a total of 35 parking spaces.
? With the completion of Phase IB, the building on lot W-V would be demolished, and a surface
parking lot would be constructed that would provide 21 full time parking spaces on the north
end (i.e., 18 tandem parking spaces, 1 standard accessible space, and 2 handicap accessible
spaces) and 34 spaces on the southern portion of the lot (used as a hard-court play area during
School hours and for event parking outside of normal School hours).
The School would continue to lease 50 parking spaces in the Warner Drive Lot (8511 Warner Drive),
including 20 parking spaces in that lot that are guaranteed through a recorded covenant to be available to the
School until 2016 and an additional 30 spaces in the Warner Drive Lot that are not required by the covenant.
On event days, the 30 non-covenanted parking spaces at the Warner Drive Lot (8511 Warner Drive) and the
34 spaces on the southern portion of the W-V lot would be available for event parking.
School Operations
The School currently serves a total of 425 students and employs a total of 83 full and part-time teachers,
administrative and support staff. The School’s regular hours are Monday through Friday 7:30 AM to 3:00 PM.
Between 3:15 PM to 6:00 PM extended care and enrichment programs accommodate between 100 and 150
students each school day. The School is in session each year from early September through early June. A
Summer Camp is generally operated on the School site each summer in the months of June, July and portions
of August, although the exact schedule varies year to year.
Project Characteristics
The Master Plan proposes buildout of the Project Site in three phases, with the overall goal of enhancing
facilities, increasing student enrollment from a maximum of 425 students to a maximum of 575 students
and adding 12 employees (refer to Table II-1). The Master Plan includes an enrollment increase
under Phase IA, and speci? c development under Phase IB, and conceptual development under
Phases II and III. Phase IA & IB in combination with Phases II and III comprise the maximum
buildout of the Master Plan. Development under all phases would be guided by Leadership in Energy
and Environmental Design (LEED) principles and the 2009 mandatory Culver City Green Building
Program. The Master Plan will incorporate design elements such as: green wall systems, natural
lighting strategies, photovoltaic panels, post-consumer materials and high ? y-ash concrete. New
landscaping would be designed to incorporate low-water native plants, with a water-saving irrigation
system. Pursuing LEED certi? cation will be evaluated with the school as the project progresses.
Table II-1
New Students and Employees under the Master Plan
Master Plan Phase New Students New Employees
Faculty Staff Total Employees
Phase IA 25 1 0 1
Phase IB 25 1 0 1
Phase II 75 5 2 7
Phase III 25 2 1 3
Total 150 9 3 12
Source: The Willows Community School
Phase IA
Phase IA would give the School the immediate right to add 25 students to their current enrollment
of 425 Students upon City approval of requested entitlements. The current site plan and ? oor plan
layout would not be modi? ed under Phase IA (refer to pg. 8). The existing parking supply on the
Campus of 33 parking spaces (W-I) and the 20 parking spaces leased at the Warner Drive Lot (8511
Warner Drive) together exceed the daily parking requirement of 42 parking spaces required based on
the existing 28 classrooms, by 11 spaces.
The excess of 11 spaces along with an additional 30 parking spaces currently leased at the Warner
Drive Lot (8511 Warner Drive) that are not required by the parking covenant exceed the event parking
requirement of 40 spaces by 1 space.
As noted on Table II-1, student enrollment and the number of employees would increase under Phase
IA by a maximum of 25 students and 1 employee.
Phase IB
Phase IB includes enlarging classrooms in W-I and W-III through the development of “breakout”
rooms, which would allow for small classroom group work and ? exibility within the teaching space.
The library in W-III would be relocated to the existing underused indoor multi-purpose room in
W-II and would be upgraded to become the New Library/Media Center to allow for use of evolving
technology (refer to Pg. 9)
As part of Phase IB, the building on lot W-V would be demolished, and a surface parking lot would be
constructed, providing 21 full time parking spaces on the north end (i.e., 18 tandem parking spaces,
1 standard accessible space, and 2 handicap accessible spaces) and 34 spaces on the southern
portion of the lot (used as a hard-court play area during School hours and for event parking outside |1010|ATTACHMENT 3
46The Willows Community School
PFAU LONG ARCHITECTURE LTD PLANNING SUBMITTAL - JUNE 27, 2012
of normal School hours). In addition, the existing parking lot between W-I and W-III would be recon? gured
and extended along the northwestern edge to add 2 parking spaces (for a total of 35 spaces). The School
would continue to lease 50 parking spaces in the Warner Drive Lot (8511 Warner Drive), including 20 parking
spaces in that lot that are guaranteed through a recorded covenant to be available to the School until 2016
and an additional 30 spaces in the Warner Drive Lot that are not required by the covenant. On event days,
the 30 non-covenanted parking spaces at the Warner Drive Lot (8511 Warner Drive) and the 34 spaces on the
southern portion of the W-V lot would be available for event parking.
Outdoor dining and a gardening area would be developed within the existing play area in the center of the
campus, just south of the new W-V parking lot. Play areas would be improved, recon? gured, and extended to
the north side of W-I, and an outdoor lab would be developed on the north side of W-III. The waste disposal
area currently located outside at the northwestern corner of W-I would be relocated to the W-V property. Phase
IB also includes a general “greening” throughout the School campus that enhances the existing landscaping
with additional trees, other plants, and shade structures as part of a planned native planting program.
As noted on Table II-1, student enrollment and the number of employees would increase under Phase IB by a
maximum of 25 students and 1 employee, respectively.
Phase II (Conceptual)
It is anticipated that development of Phase II would proceed after the completion of Phase I. Conceptually,
Phase II includes the following (refer to Pg 14):
? Demolition and removal of the building on W-III;
? Development of a new approximately 18,000-square-foot building (which would be used for the
same purposes as the existing building) on the remaining portion of the W-III property that
would extend into the area that contains the existing parking on Higuera Street;
? Recon? guration of the outdoor play area in the center of the campus; and
? Recon? guration of interior spaces on parcels W-I, W-II, and W-IV to accommodate student
needs, as necessary.
As noted on Table II-1, student enrollment and the number of employees would increase under Phase II by a
maximum of 75 students and 7 employees, respectively.
Phase III (Conceptual)
Phase III is the ? nal phase of the Master Plan and would depend upon the purchase by the School of the
WorldPac and/or California Stay properties. Conceptually, Phase III development includes the following (refer
to Pg 15):
? Demolition and removal of W-I and development of a new approximately 13,000-square-foot
building on the W-I property (which would be used for the same purposes as the existing W-I);
? Purchase of the California Stay property, demolition and removal of the building on that
property, and development of a new approximately 10,000-square-foot building on the property
for use as classroom space; and
? Purchase of the WorldPac property, demolition and removal of the building on that property, and
development of a new approximately 10,000-square-foot building (for possible use as a theater
and a play yard on the property.
As noted on Table II-1, student enrollment and the number of employees would increase under Phase
III by a maximum of 25 students and 3 employees, respectively.
PROJECT NARRATIVE CON’T.|1010|ATTACHMENT 3
47The Willows Community School
PFAU LONG ARCHITECTURE LTD PLANNING SUBMITTAL - JUNE 27, 2012
PROJECT SUMMARY
Building Type of Construction Number of Stories:
W-I V-A (Sprinklered) 1
W-II II-A (Sprinklered) 1
W-III V-A (Sprinklered) 1
W-IV V-A (Sprinklered) 1 plus mezzanine
W-V N/A N/A
Height of Buildings:
W-I 16’-0”
W-II 20’-0” Building + 15’-0” Roof Top Play = 35’-0”
W-III 20’-10”
W-IV 34’-2”
W-V N/A
Reference Name/Project Address/AssessorsBlock/Lot/Tract:
Willows I(W-I) 8509 Higuera Street and
8487 Higuera Street Existing Property 4205024018/Lot=All 50 and 51/TR=13503
Willows II(W-II) 8490 Warner Drive Existing Property 4205024021/Lot=All 42/TR=13503
Willows III(W-III) 8479 Higuera Street Existing Property 4205024016/Lot=All 52/TR=13503
Willows IV(W-IV) 8520 Warner Drive Existing Property 4205024420/Lot=All /TR=13503
Willows V(W-V) 8476 Warner Drive Phase 1 Property 4205024405/Lot=All 43/TR=13503
Zoning District: IG (General Industrial) Zoning
Redevelopment Project Area: Area 3
General Plan Designation: Industrial
Existing, Phase IA and Phase IB Net Site Area:
Building Existing/Phase IA Net Site Area Phase IB Net Site Area
W-I 17,500 SF 17,500 SF (Existing)
(Parking Lot) 17,500 SF 17,500 SF (Existing)
W-II 17,600 SF 17,600 SF (Existing)
W-III 17,500 SF 17,500 SF (Existing)
W-IV 23,000 SF 23,000 SF (Existing)
W-V N/A 15,900 SF (After Phase IA)________________________
TOTAL 93,100 SF 109,000 SF (After Phase IA) (DIFF.) 15,900 SF
Existing, Phase IA, and Phase IB Gross Building Floor Area:
Building Existing/Phase IA Gross Building Area Phase IB Gross Building Area
W-I 10,984 SF 10,984 SF (Existing)
W-II 13,270 SF 13,270 SF (Existing)
W-III 8,819 SF 8,819 SF (Existing)
W-IV 19,264 SF 19,264 SF (Existing)
*W-V N/A 0 SF (After Phase IA) _________________
TOTAL 52,337 SF 52,337 SF (After Phase IA) (DIFF.) 0 SF
*Note: The vacant Willows V building, comprised of 9,000 sq. footage, will be removed as part of the Phase
IB development of the 8476 Warner Street parking lot.
Occupancy: (Developmental Kindergarten - 8th Grade)
Group E - Educational at W-I, W-II, and W-III
Group A and E- Assembly and Education at W-IV|1010|ATTACHMENT 3
48The Willows Community School
PFAU LONG ARCHITECTURE LTD PLANNING SUBMITTAL - JUNE 27, 2012
SURVEY
WILLOWS I
8509 HIGUERA
CALIFORNIA STAY
WILLOWS III
8479 HIGUERA
WILLOWS II
8490 WARNER DR.
WORLD PAC
WILLOWS IV
8520 WARNER DR.
WILLOWS V
8476 WARNER DR. “Property B”
“Property C”|1010|ATTACHMENT 3
49(8) BICYCLE
PARKING
The Willows Community School
Potential Future
Property
Willows Owned/Leased
Proposed Edge of
Development
Property Line
Parking Area
WV Entitlement
Property- Phase I
WV Entitlement
Property-
0 22.5’ 45’ 90’
PFAU LONG ARCHITECTURE LTD PLANNING SUBMITTAL - JUNE 27, 2012
EXISTING/PHASE 1A SITE/FLOOR PLANS
SEE PAGE 16
EXISTING
PARKING PLAN
HIGUERA STREET
WARNER DRIVE
Existing and Phase I Landscape/Open Area:
W-I 10,985 SF (Existing) 12,213 SF (Existing)
W-II 4,431 SF (Existing) 4,800 SF (Existing)
W-III 4,431 SF (Existing) 4,700 SF (Existing)
W-IV 4,431 SF (Existing) 4,550 SF (Existing)
W-V N/A 8,451 SF (Existing)
TOTAL 24,278 SF 34,714 SF (After Phase 1)
10,436 SF (Difference)
“Property B”
“Property C”|1010|ATTACHMENT 3
50The Willows Community School
Potential Future
Property
Willows Owned/Leased
Proposed Edge of
Development
Property Line
Parking Area
Landscape Area
Pedestrian Area
(D.G., Permiable Pavers,
Concrete)
WV Entitlement
Property- Phase I
NOTE:
See Pg. 16 for Phase IA & IB parking
information.
0 22.5’ 45’ 90’
PFAU LONG ARCHITECTURE LTD PLANNING SUBMITTAL - JUNE 27, 2012
PHASE IB SITE PLAN/PRELIMINARY LANDSCAPE AND FLOOR PLANS
HIGUERA STREET
WARNER DRIVE
“Property B”
“Property C”|10 10|ATTACHMENT 3
51The Willows Community School
PFAU LONG ARCHITECTURE LTD PLANNING SUBMITTAL - JUNE 27, 2012
Lombardy Poplar (Populus italica ‘Nigra’ Jacaranda (Jacaranda mimosifolia) Chinese Elm (Ulmus parvifolia) Cork Oak (Quercus suber)
Shrubs and Perennials
- Fortenight Lily (Dietes vegeta)
- New Zeland Flax (Phormium hybrids)
- Natal Plum (Carrissa macrocarpa)
- Tobira (Pittosporum tobira ‘Turner’s
Variegated Dwarf’)
Vines
- Creeping Fig (ficus pumila)
Shrubs and Perennials
- New Zeland Flax (Phormium hybrids)
- California lilac (Ceanothus ssp.)
- Toyon (Heteromeles arbutifolia)
- Assorted Succulents & Sedums
(thornless)
Vines
- Passion Fruit (Passiflora edulis)
- Fiveleaf Akebia (Akebia quinata)
- Boston Ivy (Parthenocissus
Shrubs and Perennials
- Children’s Vegetable Gardens
- Assorted Succulents & Sedums (thornless)
-Assorted Bulbs
Vines
- Creeping Fig (Ficus pumila)
- Passion Fruit (Passiflora edulis)
- Fiveleaf Akebia (Akebia quinata)
- Boston Ivy (Parthenocissus tricuspidata)
Australian Willow (Geijera parviflora)
White Birch (Betula pendula)
Purple Orchid Tree (Bauhina variegata) Coral Tree (Erythrina caffa) California Pepper (Schinus molle)
Cajeput Tree (Melaleuca
quinquenervia)
Silver Dollar Gum (Eucalyptus polyanthemos)
Mexican Palo Verde (Parkinsonia aculeata) Dancer Pear (Pyrus betulaefolia ‘Dancer’)
per Culver City Street Tree Master Plan
Bronze Loquat (Eriobotrya deflexa)
10
ATTACHMENT 3
52The Willows Community School
PFAU LONG ARCHITECTURE LTD PLANNING SUBMITTAL - JUNE 27, 2012
PRELIMINARY GRADING AND DRAINAGE
“Property B”
“Property C”
11
ATTACHMENT 3
53The Willows Community School
PFAU LONG ARCHITECTURE LTD PLANNING SUBMITTAL - JUNE 27, 2012
PRELIMINARY UTILITY PLAN
“Property B”
“Property C”
12
ATTACHMENT 3
54The Willows Community School
PFAU LONG ARCHITECTURE LTD PLANNING SUBMITTAL - JUNE 27, 2012
PRELIMINARY CIVIL DETAILS
13
ATTACHMENT 3
55The Willows Community School
Potential Future
Property
Willows Owned/Leased
Proposed Edge of
Development
Property Line
Potential Future
Property
Willows Owned/Leased
Proposed Edge of
Development
Property Line
PFAU LONG ARCHITECTURE LTD PLANNING SUBMITTAL - JUNE 27, 2012
PHASE II DIAGRAMATIC SITE PLAN
Willows IV
8520 Warner Dr.
HIGUERA STREET
WARNER DRIVE
Outdoor Area
Willows I
8509 Higuera
California Stay
Willows II
8490 Warner Dr.
World Pac
Phase II Building
Willows III Removed
OUTGOING
TRAFFIC
INCOMING
TRAFFIC
“Property B”
“Property C”
Potential Future
Property and/or Building
Willows Owned/Leased
Proposed Edge of
Development
Property Line
Willows Owned Property
Future Building
PARKING
Drop-Off/Pick-up and Visitor Parking
53 Parking Spaces
30 Queuing Spaces
Event Parking to be Provided Off Site
0 22.5’ 45’ 90’
14
Wi W Wi Wi Wi Wi Wi Wi Wi W ll ll ll ll ll ll llow ow ow ow ow ow ow ws s s
85 8 85 85 85 8520 20 20 20 20 20 W W W W W War ar ar ar r arne ne ne ne ne ne e
(10) BICYCLE
PARKING P P
w ws s s s s s s s IV V V IV V IV IV IV IV IV V V
e e e e er r r r r Dr Dr Dr r r Dr. .
Outdoor Area
Wi Wi Wi Wi Wil ll ll ll llow o ow ow o ow ow o o s s s s I I I I
85 85 85 5 85 5 5 5 5 5 5 85 509 09 09 9 09 9 09 H H H H H H H H H H H H H Hig ig ig ig ig igue e ue ue e uera ra ra ra ra a a a
Wi W ll l l l l low o s II II
84 8 8 90 9 W War arne er r Dr D D . .
Ph P P as as ase e e II I B Bui ui u ld d d d d d d d d d d d d d d d din ing g
Wi Wi Wi Wi W W W W W W W W W ll ll l ll ll ll l l l l l l l l l l l l l l l ow w ow ow ow w ow ow w ow w ow w ow w ow o o s s s s s s s s II II II I II I I I I I I I I I I I I I I I Re Re Re Re e e Re Re Re Re Re e e e e e Re e e Re Re e e R R mo mo mo mo o o mo mo m m m m m m e ve ve e ve ve ve e ve ve e e ve ve ve ve e e e e e e ve e ve e ve v v d d d d d d d d d d d d d d d d
ATTACHMENT 3
56(10) BICYCLE
P
OUTGOING
TRAFFIC
INCOMING
TRAFFIC
The Willows Community School
PFAU LONG ARCHITECTURE LTD PLANNING SUBMITTAL - JUNE 27, 2012
HIGUERA STREET
WARNER DRIVE
Phase III
Building
Phase III
Building
PHASE III DIAGRAMATIC SITE PLAN
Willows IV
8520 Warner Dr.
Willows II
8490 Warner Dr.
“Property B”
“Property C”
Potential Future
Property and/or Building
Willows Owned/Leased
Proposed Edge of
Development
Property Line
Willows Owned Property
Future Building
Willows I Removed
Phase II Building
PARKING
Drop-Off/Pick-up and Visitor Parking
53 Parking Spaces
30 Queuing Spaces
Event Parking to be Provided Off Site
Outdoor Area
Phase III
Building
0 22.5’ 45’ 90’
15
(10) BICYCLE
P
Ph P Phas as se e I II III I
Bu Buil ildi ding ng n
Ph Ph Phas as se e e II II III I
Bu Bu uil il ldi di d ng ng ng
Wi Wi Wi W Wi Wi Wi Wi Wi Wi W Wi W ll ll ll l l ll llow ow ow ow ow ow ow ow ws s s s s s s IV IV IV IV IV V V IV IV IV V IV IV
85 85 85 85 85 8 85 8520 20 20 2 20 20 20 0 W W W W W W W War ar ar ar ar ar ar ar rne ne ne ne e ne ne e er r r r r r Dr D Dr Dr Dr Dr Dr D . . .
Wi Willow ows II II
84 84 8 8 8 90 9 W W W W W W W W W W W W W W W W W Wa ar a a a a a a a a a a a a a a a ne er r D Dr D . .
“Property B”
“Property C” y y y y y C C C C C C
Wi Will llows I I R Re Remo oved d
Ph Phas ase e e II II B B Bui ui ild ld l in in in ng g g
O O Ou O tdoor Area
Ph P Phas as as se e e II II II I I I I I I
Bu Bu Bu B il ildi di di i d ng n
ATTACHMENT 3
57The Willows Community School
PFAU LONG ARCHITECTURE LTD PLANNING SUBMITTAL - JUNE 27, 2012
0 22.5’ 45’ 90’
0 22.5’ 45’ 90’
16
ATTACHMENT 3
58The Willows Community School
Potential Future
Property
Willows Owned/Leased
Proposed Edge of
Development
Property Line
W-V Entitlement
Property- Phase I
0 22.5’ 45’ 90’
PFAU LONG ARCHITECTURE LTD PLANNING SUBMITTAL - JUNE 27, 2012
PHASE IB ROOF PLAN
WARNER DRIVE
HIGUERA STREET
“Property B”
“Property C”
17
ATTACHMENT 3
59The Willows Community School EXISTING HIGUERA STREET AND WARNER DRIVE PHOTO ELEVATIONS
WILLOWS I
8509 HIGUERA STREET
WILLOWS III
8479 HIGUERA STREET
WILLOWS CAMPUS PARKING
8509 HIGUERA STREET
WILLOWS II
8490 WARNER DRIVE
WILLOWS IV
8520 HIGUERA STREET
WORLD PAC
8510 WARNER DRIVE
“Property B”
HIGUERA STREET PHOTO ELEVATION
WARNER DRIVE PHOTO ELEVATION
PFAU LONG ARCHITECTURE LTD PLANNING SUBMITTAL - JUNE 27, 2012 18
ATTACHMENT 3
60The Willows Community School EXISTING HIGUERA STREET AND WARNER DRIVE PHOTO PERSPECTIVES
VIEW A - WILLOWS III 8479 HIGUERA STREET
LOOKING TOWARDS WILLOWS I
HIGUERA STREET PERSPECTIVE PHOTOS
WARNER DRIVE PERSPECTIVE PHOTOS
VIEW B - WILLOWS I 8509 HIGUERA STREET
LOOKING TOWARDS WILLOWS III
VIEW C - WILLOWS III 8479 HIGUERA STREET
LOOKING TOWARDS WILLOWS I
VIEW D - WILLOWS II 8490 WARNER DRIVE
LOOKING TOWARDS WILLOWS IV
VIEW A
VIEW B
VIEW D VIEW C
PFAU LONG ARCHITECTURE LTD PLANNING SUBMITTAL - JUNE 27, 2012 19
ATTACHMENT 3
61The Willows Community School EXISTING HIGUERA STREET ELEVATIONS
WILLOWS III
8479 HIGUERA STREET
PROPERTY LINE
WILLOWS CAMPUS PARKING
8509 HIGUERA STREET
WILLOWS CAMPUS PARKING
8509 HIGUERA STREET
WILLOWS I
8509 HIGUERA STREET
PROPERTY LINE
MATCHLINE
MATCHLINE
PUBLIC ART EXISTING TREE
TO REMAIN
EXISTING TREE
TO REMAIN, TYP.
EXISTING TREE
TO REMAIN, TYP.
EXISTING TREE
TO REMAIN
PUBLIC ART
WILLOWS IV
BEYOND
WILLOWS II
BEYOND
WILLOWS II
BEYOND
PROPERTY LINE
PROPERTY LINE
PFAU LONG ARCHITECTURE LTD PLANNING SUBMITTAL - JUNE 27, 2012
0 14’ 28’
20
ATTACHMENT 3
62EXISTING TREE
TO REMAIN, TYP.
The Willows Community School
WILLOWS V
8476 WARNER DRIVE
WILLOWS II
8490 WARNER DRIVE
WORLD PAC
8510 WARNER DRIVE
“Property B”
WILLOWS IV
8520 WARNER DRIVE
PROPERTY LINE
PROPERTY LINE
PROPERTY LINE
PROPERTY LINE
MATCHLINE
MATCHLINE
0 14’ 28’
PROPERTY LINE
PFAU LONG ARCHITECTURE LTD PLANNING SUBMITTAL - JUNE 27, 2012
EXISTING WARNER DRIVE ELEVATIONS
21
ATTACHMENT 3
63The Willows Community School
WILLOWS III
8509 HIGUERA STREET
PROPERTY LINE
WILLOWS CAMPUS PARKING
8509 HIGUERA STREET
WILLOWS CAMPUS PARKING
8509 HIGUERA STREET
WILLOWS I
8509 HIGUERA STREET
+36” TALL
LANDSCAPE
BUFFER
EXISTING TREE
TO REMAIN, TYP.
EXISTING TREE
TO REMAIN, TYP.
EXISTING TREE
TO REMAIN
NEW AWNING EXISTING PUBLIC ART
EXISTING PUBLIC ART NEW AWNING
NEW GLAZING
+36” TALL
LANDSCAPE
BUFFER
EXISTING TREE
TO REMAIN
PROPERTY LINE
PROPERTY LINE
PROPERTY LINE
GREEN WALL STUCCO METAL OR WOOD FENCING
MATCHLINE
MATCHLINE
0 14’ 28’
PFAU LONG ARCHITECTURE LTD PLANNING SUBMITTAL - JUNE 27, 2012
PHASE IB HIGUERA STREET ELEVATIONS & MATERIAL CONCEPTS
22
ATTACHMENT 3
64+36” TALL
LANDSCAPE
BUFFER
EXISTING TREE
TO REMAIN, TYP.
The Willows Community School
WILLOWS V
8476 WARNER DRIVE
WILLOWS II
8490 WARNER DRIVE
WORLD PAC
8510 WARNER DRIVE
WILLOWS IV
8520 WARNER DRIVE
PROPERTY LINE
PROPERTY LINE
PROPERTY LINE
PROPERTY LINE
GREEN WALL STUCCO METAL OR WOOD FENCING
MATCHLINE
MATCHLINE
0 14’ 28’
PFAU LONG ARCHITECTURE LTD PLANNING SUBMITTAL - JUNE 27, 2012
PHASE IB WARNER DRIVE ELEVATIONS & MATERIAL CONCEPTS
23
ATTACHMENT 3
65
HR&A Advisors, Inc. | Los Angeles | New York | Washington, D.C.
July 3, 2012
(with corrections, July 6, 2012)
Via Electronic Mail
Mr. Todd Tipton, AICP
Redevelopment Administrator
City of Culver City
9770 Culver Blvd.
Culver City, CA 90232
Re: Summary of the “Opportunity Cost” Calculation for The Willows Master Plan
Dear Mr. Tipton:
Per your request, this letter provides a summary of the method HR&A Advisors, Inc. (HR&A)
developed, on behalf of The Willows Community School (“The Willows”), and in response to a
request from City of Culver City (“City”) staff, to calculate the “opportunity cost” to the City of
permitting The Willows to expand its elementary school program located in the Hayden Tract
area of the City as proposed in its Master Plan. That Master Plan is now pending consideration
for Conditional Use Permit approval by City decision makers.
Background to the Opportunity Cost Issue
As you are aware, the “opportunity cost” issue dates from concerns expressed by City decision
makers during the 2004 Land Use Element Update and the 2005 Zoning Code Update for the
General Industrial (IG) District. It also arose in the context of the 2009 hearings on The Willows’
previous request for a CUP amendment, and in certain other land use cases in the Hayden Tract
more recently. As we understand it, City decision makers are concerned that by permitting
certain uses in the Hayden Tract, particularly tax-exempt uses, the City may be foreclosing
revenue and other economic opportunities, despite other merits of the proposed uses.
Although the issue has been discussed on several occasions, the City has not adopted a formal
policy for addressing it, nor has any official method for measuring “opportunity cost been
approved. For The Willows current entitlements application, HR&A was tasked with developing a
method for calculating this cost for its pending Master Plan. We did exactly that, and prepared
a report on this matter for The Willows and City staff in May 2011. The “opportunity cost”
calculation resulting from that report, and subsequent calculation adjustments to reflect an
allowance for potentially foregone sales tax revenue, as recommended by the Keyser Marston
Associates (KMA), the City’s independent real estate advisor which reviewed the HR&A report, is
the basis for the Public Benefit Payment that is included as a proposed condition of CUP approval
in the pending entitlements proceedings. The following is a recap of that calculation method.
The Opportunity Cost Calculation Approach Developed for The Willows Master Plan
Following initial consultation with City staff and KMA, HR&A developed a calculation approach
that measures the difference in City tax revenues that would be derived from implementation of
The Willows’ Master Plan, as compared with the “next best alternative,” consistent with the
general economic concept of “opportunity cost.” This required, first, identifying the “next best
alternative” for Phase I of the Master Plan and for completed buildout of Master Plan. Because
of the substantive differences between Phase I and buildout of the Master Plan, and the point in
ATTACHMENT 4
66Todd Tipton, AICP
City of Culver City
July 3, 2012
HR&A ADVISORS, INC. Page 2
time at which these might occur, we identified two different “next best alternative” cases for
comparison with the Master Plan.
Phase 1 of the Master Plan involves a relatively modest scale of development that would occur on
property already owned or leased by The Willows, and does not involve change to any other
adjacent property. But because future buildout of the Master Plan includes the eventual
acquisition of two properties immediately adjacent to the existing school campus, commonly
referred to as the Worldpac and California Stay properties, these properties were included in
the evaluation, although no change to their current physical form or tax revenue yield was
assumed in the short term. In the absence of City approval of Phase I, The Willows would continue
to operate as it does today. Thus, the basis for the “next best alternative” was determined to be
existing site conditions (including continued as-is use of the Worldpac and Cal Stay properties),
which we called “Existing Willows + Existing Worldpac and Cal Stay.” And therefore, the
“opportunity cost” to the City applicable to Phase I was defined as the difference in tax revenue
that it would receive after implementation of Phase I, as compared with Existing Willows +
Existing Worldpac and Cal Stay.
Master Plan buildout, on the other hand, envisions much more extensive construction and future
acquisition of the Worldpac and Cal Stay properties. Under the proposed Master Plan, these
existing one-story buildings on single land parcels would be demolished and built on for school
purposes. In this case, then, there is a question about tax revenues the Worldpac and California
Stay buildings could conceivably generate for the City, considering that the Master Plan might not
be implemented for many years. But here again, it is important to note that the remainder of the
property owned or leased by The Willows would continue to operate as an elementary school
indefinitely, so there is no basis for evaluating any alternative use of those facilities.
Nevertheless, the question then became what to assume about potential future use of the
Worldpac and Cal Stay buildings over the time frame associated with buildout of the Master
Plan, were the potential acquisitions for the Master Plan not to occur. We first performed a
residual land value analysis to test whether new two- or three-story construction would be
financially feasible for either property, even if off-site parking was assumed, and we concluded
that it was not. We then developed a re-use scenario for each building that assumed intensified,
office-like uses similar to other industrial building conversions in the Hayden Tract, so that its
potential tax revenue profile could be evaluated. And, inasmuch as The Willows would continue
to operate on its existing campus just as it does today, even if the Master Plan were not to be
approved by the City, that part of the site was assumed to remain in elementary school use under
a no-project scenario. Thus, the “next best alternative” for use in evaluating buildout of the
Master Plan became what we called “Existing Willows + Intensified Use or Worldpac and Cal
Stay.”
Against this comparative framework, we then estimated the tax revenues that would be received
by the City from all applicable sources. For Existing Willow, Phase I and Master Plan buildout,
we utilized and extrapolated from data provided by The Willows for its existing operations (e.g.,
property tax data, utility use and tax payments). For analysis of both the existing conditions and
“intensified use” of the Worldpac and California Stay properties, we relied on customary
secondary data sources (e.g., property tax records), together with reasonable assumptions based
on HR&A’s experience performing fiscal impact analysis for a wide range of development
products. We then compared the estimated total tax revenues to the City from Phase I versus
Existing Willows + Existing Worldpac and Cal Stay, and we compared the estimated tax
revenues from operation of The Willows’ Master Plan at full buildout with Existing Willows +
Intensified Use or Worldpac and Cal Stay.
ATTACHMENT 4
67Todd Tipton, AICP
City of Culver City
July 3, 2012
HR&A ADVISORS, INC. Page 3
The Opportunity Cost Calculation Results
After applying the analytic approach summarized above, HR&A concluded that implementation
of both Phase I and building of the Master Plan would result in less tax revenue accruing to the
City than under the “next best alternative” applicable to each point in time and scale of
development. The result for Phase I was -$61,100 as summarized in Figure 1.
Figure 1
The result was -$103,926 for buildout of the Master Plan, including Phase I, as summarized in
Figure 2.
ATTACHMENT 4
68Todd Tipton, AICP
City of Culver City
July 3, 2012
HR&A ADVISORS, INC. Page 4
Figure 2
These results then became the basis for the Public Benefit Payment in the draft conditions of
approval for the proposed CUP – i.e., $61,100 for Phase I, plus one half the difference between
the “opportunity cost” for full buildout and the Phase I payment, to be paid at acquisition of each
of the Worldpac and California Stay properties (i.e., ($103,926-$61,100)/2=$21,413). As
also shown in the preceding figures, the City will still receive Phase I- and Master Plan-related tax
revenues in addition to the proposed Public Benefit Contributions. And further, although not
reflected in the Public Benefit Contribution, the City will also receive one-time tax revenues
associated with construction. For Phase I, we estimated this amount would be about $13,000 and
about $173,000 for buildout of the Master Plan.
***************************
ATTACHMENT 4
69Todd Tipton, AICP
City of Culver City
July 3, 2012
HR&A ADVISORS, INC. Page 5
I hope the foregoing summary is useful for understanding the “opportunity cost” calculation
approach we developed for The Willows Master Plan. I will be participating in The Willows’
presentations to the Culver City Planning Commission and the City Council about this matter, and
will be available to help answer any decision maker questions.
Sincerely,
Paul J. Silvern,
Partner
ATTACHMENT 4
70SUMMARY TABLE
CITY REVENUE ANALYSIS
THE WILLOWS COMMUNITY SCHOOL
CULVER CITY, CALIFORNIA
WILLOWS PROPOSED ANNUAL PAYMENT - FULL BUILDOUT
I. SCENARIO 1 - WILLOWS PROJECT DEVELOPED|1010|$55,615
II. SCENARIO 2 - NEW OWNERS & HIGHER INTENSITY USE|1010|$106,760 $51,145
III. SCENARIO 3 - NEW OWNERS & HIGHEST INTENSITY USE|1010|$164,477 $108,863|10101010|Scenario 3 represents an alternative similar to Scenario 2. The existing Willows School configuration and uses remain.
The Worldpac and CalStay buildings are sold to new owners. However, in this Scenario the new businesses are high
sales tax generating uses.
$103,923
Total Revenues
Difference from
Scenario 1
Scenario 1 represents the full buildout of the Willows Community School Master Plan. The Willows School will purchase
both the Worldpac and CalStay buildings. These buildings will be demolished and replaced with buildings for shool
purposes.
Scenario 2 represents the alternative in which the Willows School existing configuration and uses remain. However, this
Scenario assumes that both the Worldpac and the CalStay buildings are sold to new owners. Furthermore, the buildings
are converted to higher intensity uses generating more business tax and sales tax revenue.
Prepared by: Keyser Marston Associates, Inc.
File name: Willows_Fiscal Impact_7 27 12; SUMMARY; trb
ATTACHMENT 5
71TABLE 1
SCENARIO 1 - WILLOWS PROJECT DEVELOPED
THE WILLOWS COMMUNITY SCHOOL
CULVER CITY, CALIFORNIA
I. Annual Recurring Revenues to the City
A. Property Tax Payment
Total Taxable Assessed Value $1,143,353
Property Tax Rate 1.00%
General Property Tax $11,434
(Less) County Admin Fee ($220)
Net Property Tax $11,214
City Property Tax Share 13.08%
City's Property Tax Revenue $1,467
B. Motor Vehicle License Fee In-Lieu
1
Total Assessed Value $61,817,908
MVLF Rate $440.69 /$1,000,000 in AV
City's MVLF Revenue $27,243
C. Utility Users' Tax
Gross Building Area 83,534 SF GBA
Utility Users' Tax Rate $2.76 /SF GBA
Utility Users' Tax Revenue $230,554
City's Percentage 11.00%
City's Utility Users' Tax Revenue |1010|$26,905
D. Business Tax Revenue NA
E. Sales Tax Revenue NA
II. Total Recurring Revenues $55,615|1010|The school use is tax-exempt for property tax purposes, but not for the purposes of the motor vehicle license fee.|1010|The utility users revenue was escalated at 3.0% per year for two years. Included in this calculation.
Prepared by: Keyser Marston Associates, Inc.
File name: Willows_Fiscal Impact_7 27 12; SCENARIO 1; trb
ATTACHMENT 5
72TABLE 2
SCENARIO 2 - NEW OWNERS & HIGHER INTENSITY USE
THE WILLOWS COMMUNITY SCHOOL
CULVER CITY, CALIFORNIA
I. Annual Recurring Revenues to the City
A. Property Tax Payment
Total Taxable Assessed Value $11,345,768
Property Tax Rate 1.00%
General Property Tax $113,458
(Less) County Admin Fee ($2,178)
Net Property Tax $111,279
City Property Tax Share 13.08%
City's Property Tax Revenue $14,556
B. Motor Vehicle License Fee In-Lieu
1
Total Assessed Value $20,623,773
MVLF Rate $440.69 /$1,000,000 in AV
City's MVLF Revenue $9,089
C. Utility Users' Tax
Willows GBA 58,669 SF GBA
Utility Users' Tax Rate $2.46 /SF GBA
Willows Utility Users' Tax Revenue $144,482
Commercial GLA 22,315 SF GLA
Utility Users' Tax Rate $2.39 /SF GLA
Commercial GLA Utility Users' Tax Revenue $53,267
Total Utility Users' Tax Revenue $197,749
City's Percentage 11.00%
City's Utility Users' Tax Revenue $21,752
D. City's Business Tax Revenue
Gross Receipts $13,126,110
City's Business Tax Rate 0.30%
City's Business Tax Revenue $39,378
E. Sales Tax Revenue
Annual Gross Sales |1010|$2,198,400
City's Sale Tax Rate |1010|1.00%
City's Sales Tax Revenue $21,984
II. Total Recurring Revenues $106,760|1010|The school use is tax-exempt for property tax purposes, but not for the purposes of the motor vehicle license fee.|1010|Based on taxable sales of $96.00 per square foot of GBA.|1010|Assumes the City recieves 1.00% of the gross taxable sales.
Prepared by: Keyser Marston Associates, Inc.
File name: Willows_Fiscal Impact_7 27 12; SCENARIO 2; trb
ATTACHMENT 5
73TABLE 3
SCENARIO 3 - NEW OWNERS & HIGHEST INTENSITY USE
THE WILLOWS COMMUNITY SCHOOL
CULVER CITY, CALIFORNIA
I. Annual Recurring Revenues to the City
A. Property Tax Payment
Total Taxable Assessed Value $11,345,768
Property Tax Rate 1.00%
General Property Tax $113,458
(Less) County Admin Fee ($2,178)
Net Property Tax $111,279
City Property Tax Share 13.08%
City's Property Tax Revenue $14,556
B. Motor Vehicle License Fee In-Lieu |1010|Total Assessed Value $20,623,773
MVLF Rate $440.69 /$1,000,000 in AV
City's MVLF Revenue $9,089
C. Utility Users' Tax
Willows GBA 58,669 SF GBA
Utility Users' Tax Rate $2.46 /SF GBA
Willows Utility Users' Tax Revenue $144,482
Commercial GLA 22,315 SF GLA
Utility Users' Tax Rate $2.39 /SF GLA
Commercial GLA Utility Users' Tax Revenue $53,267
Total Utility Users' Tax Revenue $197,749
City's Percentage 11.00%
City's Utility Users' Tax Revenue $21,752
D. City's Business Tax Revenue
Gross Receipts $9,160,000
City's Business Tax Rate 0.30%
City's Business Tax Revenue $27,480
E. Sales Tax Revenue
Annual Gross Sales Tax
2
$9,160,000
City's Sales Tax Rate |1010|1.00%
City's Sales Tax Revenue $91,600
II. Total Recurring Revenues $164,477|1010|The school use is tax-exempt for property tax purposes, but not for the purposes of the motor vehicle license fee.|1010|Based on taxable sales of $400 per square foot of GBA.|1010|Assumes the City recieves 1.00% of the gross taxable sales.
Prepared by: Keyser Marston Associates, Inc.
File name: Willows_Fiscal Impact_7 27 12; SCENARIO 3; trb
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