City of Culver City, California
Agenda Item Report
Meeting Date: November 12, 2013 Item Number: PH-1
CITY COUNCIL AGENDA ITEM: PUBLIC HEARING - Introduction of an Ordinance -
Zoning Code Amendment (ZCA P-2013126) Amending Zoning Code Section
17.320.025 - Alternative Parking Provisions - Creating “Parking Districts” within
the Hayden Tract and Smiley Blackwelder Industrial Areas.
Contact Person/Dept.:
Sol Blumenfeld
Thomas Gorham
Phone Number
310 -253-5727:
310- 253-5700
Fiscal Impact: Yes [] No [X] General Fund: Yes [] No [X]
Public Hearing: [X] Action Item: [] Attachments: [X]
Commission Action Required: Yes [X] No [] Date: September 13, 2013
Planning Commission
Public Notification: On 8/21/13 notices were mailed to all property owners and occupants
within the Hayden Tract and Smiley Blackwelder industrial districts. Email to the Master
Notification List was made on 8/21/13; Notice published in Culver City News on 8/29/13;
Meetings and Agendas – City Council (11/05/13)
Department Approval:
Sol Blumenfeld (10/31/13)
City Attorney Approval:
Carol Schwab (by H. Baker) (11/05/13)
Chief Financial Officer Approval:
Jeff Muir (by M. Noller) (11/05/13)
City Manager Approval:
John Nachbar (11/05/13)
RECOMMENDATION:
Staff recommends the City Council introduce an Ordinance approving Zoning Code
Amendment (ZCA P-2013126) amending Zoning Code Section 17.320.015,
Alternative Parking Provisions, to establish parking districts within the Hayden Tract
and Smiley Blackwelder industrial districts (Attachments Nos.1 & 2).
PROCEDURE:
1. Mayor seeks motion to receive and file affidavit of mailing and posting of public
notice.
2. Mayor seeks motion to declare the public hearing open and calls on staff for a
brief staff report and City Council poses questions to staff as desired. (As the City
is the applicant in this case, the staff report will also serve as the applicant’s
presentation and shall be made after the public hearing has been opened.)
3. City Council receives comments from the general public.
City of Culver City, California
Agenda Item Report
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.
BACKGROUND:
On August 14, 2013, the Planning Commission conducted a workshop regarding
proposed Zoning Code Amendment (ZCA P-2013126) to create parking districts
within the Hayden Tract and Smiley Blackwelder industrial areas.
On September 11, 2013 the Planning Commission conducted a public hearing
regarding the subject amendment and recommended to the City Council approval of
ZCA P-2013126.
Both the workshop and the public hearing were well attended.
DISCUSSION:
Industrial land uses have significantly less parking demand than office uses, and
industrial buildings generally have significantly greater building coverage with little
room on-site to accommodate parking. Large industrial buildings are highly
desirable to creative office tenants, but the lack of onsite parking is a problem to the
businesses which have significantly higher parking demand than manufacturing
uses. Staff conducted land use surveys over the last year to identify the land use
changes that have occurred in the Hayden Tract and the Smiley Blackwelder
industrial areas and found that such areas had largely transitioned from traditional
manufacturing to creative office and that the change had not been accompanied by
significant increases in parking demand. As a result, both areas have experienced
severe parking shortages. (Please see Attachment No. 3).
In order to address the increased parking demand in these areas, staff
recommended several strategies to make supplying parking more flexible and to use
new parking technologies to maximize the amount of parking that can be provided
on-site.
The proposed changes involve an amendment to Zoning Code Section 17.320.015,
Alternative Parking Provisions, to establish:
? Parking Districts with Alternative On-site and Off-Site Parking Regulations
? Alternative Parking Design Standards
? Parking Plan Administrative Approval
? Parking Management Option; and
? Automated, Semi-Automated and Stacked Parking City of Culver City, California
Agenda Item Report
SUMMARY OF DRAFT REGULATIONS:
Parking District / Off-Site Parking Regulations
The Zoning Code currently restricts off-site parking to within 750 feet of the primary
land use. The proposed Zoning Code Amendment will allow all required parking to be
situated within the Parking District and up to 750 feet beyond the District (subject to
Parking Plan approval) if located in a publicly owned or leased or privately owned or
leased parking facility as shown in the Parking District maps in the draft text
amendment.
Parking Stall Standards
Current parking regulations require standard parking stall dimensions of 8.5’ x 18’ for
all parking. In order to provide more parking within the same land area, the District
minimum parking stall size is recommended to be reduced to allow up to 30 percent of
required parking as compact stalls (7.5’ x 17.5’).
Parking Plan
The proposed amendment requires preparation of a Parking Plan (subject to
administrative approval) which must include the following: a site plan showing the
location of any off-site parking; the business operating hours; the proposed use(s) to
be parked; the number of stalls; and percentage of compact stalls (if any) provided at
the off-site location. In addition, a City approved parking covenant restricting the off-
site parking location to the proposed use and evidence of a long-term parking lease to
secure the off-site parking location with a minimum ten year term with one five year
option must be recorded notifying future tenants of the requirements of the Parking
Plan. Such covenant shall include a provision for liquidated damages payable to the
City for violations of the conditions of approval, parking lease and requirements of the
Parking Plan. The Parking Plan approval would terminate: (1) upon expiration of the
long-term parking lease, (2) if the use for which the parking is provided ceases
operation, or (3) if there is a change of use which modifies the parking requirements.
Upon termination of the Parking Plan the business must obtain City approval of
alternative parking or discontinue the use.
Parking Management
When required parking cannot be entirely provided on-site or at an approved off-site
location, the required parking may be managed through valet service as approved
under the Parking Plan. The Parking Plan must indicate the total required parking
spaces, the hours and method of parking operation, number of parking attendants
serving the parking site and management of the parking site during non-operating
hours. City of Culver City, California
Agenda Item Report
Automated, Semi-Automated, and Stacker Parking
The proposed amendment will allow fully automated, semi-automated and stacker
parking through administrative approval of the Parking Plan or through the Site Plan
Review (SPR) approval process when the parking is part of a project subject to SPR
requirements. The submittal requirements include:
1) A Site Plan prepared by a design professional indicating all structures, and the
automated, semi-automated or stacked parking location, number of required
parking stalls, parking facility address and address of the property served by
the parking, site ingress and egress location(s), proposed queuing location (if
any) and the identification of adjacent land uses.
2) Technical studies demonstrating that the proposed design and operation of the
automated or semi-automated parking will not be detrimental to the surrounding
uses and properties in the vicinity relative to noise, visual impacts, area parking
and circulation and existing on-site improvements.
3) Screening plan and noise attenuation plan, as required.
4) Parking and circulation analysis, as required.
5) Documentation that the proposed automated or semi-automated parking is
serviced with alternative back-up power supply to allow emergency operation of
the parking system.
6) Submittal of an automated or semi-automated parking facility annual
maintenance inspection report prepared at the sole expense of the applicant for
submittal and review by the Planning Division.
Other Alternative Parking Provisions
In addition to the proposed Zoning Code Amendment, the existing Zoning Code
provisions related to in-lieu parking, shared parking, and use of Administrative
Modifications to permit reduced parking stall size, aisle widths and parking lot
dimensions may be used when it can be determined that they will not have a
deleterious effect on property or improvements in satisfying parking requirements.
Public Comments on Proposed Text Amendment
The proposed text amendments were generally supported by those in attendance at
the Commission workshop and public hearing. The Commission received public
comment about extending the boundaries of the proposed amendment and whether
locating required parking anywhere within the proposed parking districts would be
ineffective if it was too far away to be conveniently used. City of Culver City, California
Agenda Item Report
In response, the attached one to ten minute walking radius distance maps were
prepared. The maps demonstrate that it is possible to reach any point within the
proposed districts within three to five minutes, and that convenient off-site parking may
be located anywhere within the districts. When necessary, access to off-site parking is
also permissible by shuttle subject to Parking Plan approval. (Please see Attachment
No. 4)
The Commission received testimony from parking stacker vendors and one property
owner regarding the cost impacts associated with requiring stacked parking within a
structure. The City’s financial consultant Keyser Marston Associates prepared a
general analysis of the costs associated with enclosing a stacker in an industrial type
structure and the related impacts upon tenant rents. According to KMA, the difference
in cost to enclose stacked parking in an industrial type building with extra building
height is approximately $25.30 per sq. ft. including building sprinklers, concrete slab
floor and non-conditioned building space. This equates to $8,855 per space for the
enclosed space or $59.33 per square foot per month. Amortized over 30 years at 7%
interest, the cost passed on to tenants would be approximately $.18 per sq. ft. which is
an acceptable charge for tenant parking. If the end user is not a tenant but the
building owner, the cost per space is still substantially less than constructing an above
grade or subterranean parking structure. The building costs were confirmed with
general contractors. Therefore, requiring stacked parking in an industrial type structure
would not be cost prohibitive and would provide the type of full enclosure necessary to
prevent the unattractive visual effects car stackers may have upon an area. (Please
see Attachment No. 5).
Some of the automated parking vendors disputed the KMA analysis. However, the
evidence provided by the vendor includes the costs of the stackers and all other site
development costs rather than the incremental difference in costs which was the
Commission’s concern. Under the proposed amendment, the only difference in cost
is the requirement to install an industrial type structure with fire sprinklers. All of the
other costs are constant.
The Commission unanimously agreed that screening was not an acceptable solution
because the stackers are generally visible from four sides and from below and above
and that even screening for conventional parking structures was not always effective.
The Commission did not want to undermine the aesthetic quality of the industrial and
creative office districts simply to improve area parking.
ENVIRONMENTAL DETERMINATION:
Pursuant to Sections 15162 and 15168 of the California Environmental Quality Act
(CEQA), the proposed Zoning Code Amendment (ZCA P-2013126) is within the scope
of the Culver City General Plan Update Program EIR approved on September 24, 1996
(PEIR 1) and the Culver City Redevelopment Plan Amendment and Merger Program
Subsequent EIR approved on November 16, 1998 (PEIR 2). The circumstances under City of Culver City, California
Agenda Item Report
which PEIR 1 and PEIR 2 were prepared have not significantly changed and no new
significant information has been found that would impact either PEIR 1 or PEIR 2;
therefore, no new environmental analysis is required.
SUMMARY:
Parking is a critical concern within the Hayden Tract and Smiley Blackwelder industrial
areas, where current parking shortages are a constraint upon continued growth and
redevelopment. The provision of additional parking requires a creative approach that
manages parking operations, maximizes on-site and off-site parking supplies, and
where appropriate, utilizes innovative parking technologies to create flexibility in
meeting area parking needs.
ALTERNATIVE OPTIONS:
The following alternative actions may be considered by the City Council:
1. Approve the proposed amendment if the required findings for a Zoning Code
Amendment can be made, as set forth in the proposed Ordinance.
2. Approve the proposed amendment with modified language if deemed necessary to
meet the required findings for a Zoning Code Amendment.
3. Disapprove the amendment request if it does not meet the required findings.
4. Continue this Public Hearing and direct staff to conduct additional analysis prior to
arriving at a final determination.
FISCAL ANALYSIS:
There is no fiscal impact associated with the adoption of the proposed Ordinance.
However, as the proposed Ordinance is implemented there may be increases in area
parking supply. Since parking is one of the limiting factors related to land use
transitions from manufacturing to creative office, there may be an associated increase
in creative office uses and corresponding increases in property tax, sales tax, and
utility user tax revenues. There may also be some marginal increases in expenditures
for related municipal services. Some underutilized properties may also be put into
more productive land uses creating increased demand for area goods and services.
ATTACHMENTS:
1. Proposed Ordinance
2. Exhibit A – Proposed Zoning Text Changes in “strikethrough/underline” format.
3. Planning Commission Staff Reports Dated August 14 and September 11, 2013
4. Parking District Walking Radius Maps City of Culver City, California
Agenda Item Report
5. KMA Financial Analysis of Enclosed Stacker Parking
6. Planning Commission Resolution No. 2013-P005
7. Parking Stacker Images
MOTION:
That the City Council:
Introduce the proposed Ordinance approving Zoning Code Amendment (ZCA P-
2013126) amending Section 17.320.015, Alternative Parking Provisions, to
establish parking districts within the Hayden Tract and Smiley Blackwelder
industrial districts.
MEETING DATE: 11.12.13
AGENDA ITEM: Consideration of a Zoning Code Text Amendment (ZCA-
P2013126) Amending Zoning Code Section 17.320.025 -
Alternative Parking Provisions - Creating “Parking Districts”
within the Hayden Tract and Smiley Blackwelder Industrial
Areas.
ATTACHMENTS
Pages
1. Ordinance No. 2013- _______ 1 - 4
2. Exhibit A – Proposed Zoning Text Changes in
“strikethrough/underline” format. 5 - 10
3. Planning Commission Staff Reports Dated
August 14 and September 11, 2013 11 - 31
4. Parking District Walking Radius Maps 32 - 33
5. KMA Financial Analysis of Enclosed Stacker Parking 34
6. Planning Commission Resolution No. 2013-P005 35 - 38
7. Parking Stacker Images 39 - 40ATTACHMENT 1
1ATTACHMENT 1
2ATTACHMENT 1
3ATTACHMENT 1
4ORDINANCE NO. 2013 - ____
Zoning Code Amendment ZCA-P2013126
Exhibit A
17.320.025 - Alternative Parking Provisions
Where conditions preclude the provision of the number of required parking spaces on the lot for which
the parking is required, the following procedures for alternative parking are available, subject to City
approval:
A. In Lieu Fees. Subject to City Council approval, the number of parking spaces required by Section
17.320.020 (Number of Parking Spaces Required) may be reduced through the use of an in-lieu fee
to be paid by the applicant towards the development of public parking facilities. The in-lieu fee
shall be deposited in a fund administered by the City for the purpose of acquiring and developing
future public parking facilities within the same district or area. The amount of the fee and time of
payment shall be established by Council resolution.
B. Public Parking Facilities (PPF) Zoned Property. Off-site parking in public parking facilities in
the PPF Zone may be used to satisfy the requirements of Table 3-3 (Parking Requirements by Land
Use), subject to the following:
1. Off-Site Parking Plan required. A City-approved Off-Site Parking Plan shall be required for
use of a public parking facility to satisfy a parking requirement including the following:
a. Public parking facility location. The proposed off-site public parking facility location
shall be identified in the off-site parking plan and shall be within 750 feet legal walking
distance measured from the primary entrance of the land use to the public parking facility
site, or other distance as determined by the City to be appropriate.
b. Project description. The proposed land use(s), tenant(s) and hours of operation of the
project shall be identified in the Off-Site Parking Plan.
2. Long-term lease required. A City-approved long term parking lease of no less than 20 years
shall be required for use of the public parking facility.
3. Lease renewal and termination. The long-term parking lease must be renewed at the end of
the 20-year term if alternative parking has not been provided; or the long-term parking lease
shall be terminated if:
a. The use for which the parking is required has ceased operations;
b. There is any change in use or ownership of the property from the originally approved
project;
c. The City Council determines in its sole discretion that such use is inconsistent with the
original terms and conditions of the lease or entitlement; and/or
d. The lessor and/or lessee of the off-site parking opt to terminate the parking lease.
ATTACHMENT 2
5ORDINANCE NO. 2013 - ____
Zoning Code Amendment ZCA-P2013126
Exhibit A
4. Covenant required. A City-approved covenant shall be recorded that includes a description
of the proposed use, location of the off-site public parking facility, approval dates of the Off-
Site Parking Plan and long term parking lease, and a provision for liquidated damages for
violations of the long term parking lease and/or conditions of approval.
5. City Council Approval. The Off-Site Parking Plan and long-term parking lease may be
approved by the City Council only after first making all of the following findings:
a. The Off-Site Parking Plan is consistent with the General Plan and any applicable specific
plan.
b. The use of the off-site public parking facility to satisfy a parking requirement for the
project is not detrimental to property or improvements in the vicinity of the project.
c. The use of the off-site public parking facility to satisfy the parking requirement for the
project provides an economic benefit to the City.
C. Pooled Parking in the CD District-Outdoor Dining Use. This Section shall only apply to satisfy
a parking requirement imposed for outdoor dining use in the CD zoning district, as required by
Section 17.400.070. Parking in the CD zoning district may be provided through a “pooled parking”
arrangement in conjunction with applicable outdoor dining use approvals. Pooled parking shall
allow utilization of both on- and off- street public parking spaces to satisfy parking requirements
for outdoor dining use. In the event the downtown parking demand exceeds the pooled parking
supply, as determined by the Director, a new or proposed intensification of an outdoor dining use in
the CD zoning district shall be required to provide parking on-site or as otherwise allowed in this
Chapter.
D. Hayden Tract and Smiley Blackwelder Parking Districts. Parking Districts for the parking impacted
Hayden Tract and Smiley Blackwelder areas located within the IG zone shall be established as outlined
in Map 4-1 and Map 4-2. In addition to the general parking standards of this Chapter parking in the
Districts are subject to the following Parking District standards.
1. Location. When parking for new buildings and/or use intensifications or changes of use results in
additional parking requirements that cannot be accommodated on-site, such parking may be may
be partly or entirely provided off-site within a publicly owned or privately owned parking facility
located within the Parking District or within 750 feet from the subject Parking District subject to
Parking Plan approval.
2. Parking Plan Required. A Parking Plan approved by the Director shall be required for use of
off-site parking in the Parking Districts and shall identify the location of the off-site parking, the
proposed land use(s), tenants(s) and hours of operation of the project or business subject to the
following:
a. Long-term lease required. A City-approved long-term parking lease of no less than 10 years
with one 5 year option shall be required for use of the off-site parking. The long-term parking
lease must be renewed at the end of the 10-year term if alternative parking has not been
provided.
ATTACHMENT 2
6ORDINANCE NO. 2013 - ____
Zoning Code Amendment ZCA-P2013126
Exhibit A
b. Termination. The Parking Plan shall expire or terminate if (i) the use for which the parking
is provided ceases to operate and/or, (ii) there is a change of use which modifies the parking
requirement, and/or (iii) there is a violation of any conditions of approval as determined by
the Director.
c. Design. All newly constructed off-site parking spaces shall conform to the same standards in
this Chapter for on-site parking spaces including the standards for automated parking as
outlined in Section 3 below.
d. Covenant required. A City-approved covenant shall be recorded that includes a description
of the proposed use, location of the off-site parking facility, approval dates of the Parking
Plan and long term parking lease, and a provision for liquidated damages for violations of the
long term parking lease and/or conditions of approval.
e. Loss of off-site spaces.
i. Notification to the City. The owner or operator of a business that uses approved
off-site parking pursuant to an approved Parking Plan to satisfy the parking
requirements of this Chapter shall immediately notify the Director of any change
of ownership or use of the property for which the spaces are required, and of any
termination or default of the long-term parking lease between the parties.
ii. Effect of termination of agreement. Upon notification that the long-term
parking lease for required off-site parking has terminated, the Director shall
determine a reasonable time in which one of the following shall occur:
a. Substitute parking is provided that is acceptable to the Director; or
b. The size or capacity of the use is reduced in proportion to the parking spaces
lost.
3. Automated Parking. Automated and semi-automated and stacked parking may be provided on-
site or off-site within the Parking Districts subject to Parking Plan approval by the Director or
subject to Site Plan Review approval pursuant to Chapter 17.530 for a new building or a building
addition greater than 5,000 square feet and subject to the following:
a. Site Plan. Submittal of a site plan prepared by a design professional indicating all structures;
the automated, semi-automated or stacked parking location; number of required parking
stalls; parking facility address and address of the property served by the parking; site ingress
and egress location(s); proposed queuing location (if any); and the identification of adjacent
land uses.
b. Operations Plan. Submittal of an parking operations plan describing the number of parking
attendants and working hours, and methods for automobile storage and retrieval during non-
business hours
c. Permanent Structure. All automated and semi-automated parking shall be located within a
permanent structure and operated with parking attendant service during all hours of parking
operation.
ATTACHMENT 2
7ORDINANCE NO. 2013 - ____
Zoning Code Amendment ZCA-P2013126
Exhibit A
d. Technical Studies. Submittal of technical studies demonstrating that the proposed design and
operation of the automated or semi-automated parking will not be detrimental to surrounding
uses and properties in the vicinity relative to noise, visual impacts, area parking and
circulation, and existing on-site improvements.
e. Back-up Power. Documentation that the automated, semi-automated or stacked parking is
serviced with alternative back-up power to allow emergency operation of the parking system.
f. Inspection Report. A maintenance inspection report for any automated semi-automated or
stacked parking facility prepared at the sole expense of the applicant shall be submitted
annually to the Planning Division for review.
4. Managed Parking. Managed or valet parking may be provided for all required on-site or off-site
parking within the Parking Districts subject to Parking Plan approval by the Director which shall
include: (a) the total parking spaces required; (b) the hours and method of parking operation; (c)
number of parking attendants serving the parking facility; and (d) methods for management of the
parking facility during non-operating hours.
5. Compact Spaces. Except as otherwise provided in Section 17.0320.035, compact spaces of 7 feet,
6 inches by 17 feet, six inches may be provided for up to 30 percent of required on-site or off-site
parking within the Parking Districts.
Map 4-1
ATTACHMENT 2
8ORDINANCE NO. 2013 - ____
Zoning Code Amendment ZCA-P2013126
Exhibit A
Map 4-2
E. Off-Site Parking. Except as otherwise provided in this Chapter, tThe use of privately owned off-
site parking to satisfy the requirements of Table 3-3 (Parking Requirements by Land Use) shall be
provided in compliance with the following standards.
1. Location. All off-site parking spaces except valet-serviced spaces shall be located within 750
feet legal walking distance measured from the primary entrance to the site, or other distance
determined by the Director to be appropriate.
2. Design and improvement standards. All newly-constructed off-site parking spaces shall
conform to the same standards of access, configuration, landscaping, lighting, layout,
location, noise attenuation, and size as are required by this Chapter for on-site parking spaces.
3. Identification of facility. The review authority may require the parking lot to be clearly
marked and conspicuously identified as the exclusive or shared parking for the sites it serves,
unless the parking can only be accessed by a valet.
4. Terms of off-site parking. A City-approved covenant shall be recorded that includes a
description of the off-site parking, a requirement that the owner of the separated lot maintain
the required parking for the life of the use to which it is covenanted, and a provision for
liquidated damages for violations of the conditions of approval.
5. Execution of a long-term off-site parking lease
ATTACHMENT 2
9ORDINANCE NO. 2013 - ____
Zoning Code Amendment ZCA-P2013126
Exhibit A
a. Long-term lease required. A City approved long-term parking lease on no less than 20
years shall be required for use of the off-site parking.
b. Lease renewal and termination. The long-term parking lease must be renewed at the end
of the 20-year term if alternative parking has not been provided; or the land use for which
the parking has been provided shall be terminated or modified pursuant to Section 6
below.
6. Loss of off-site spaces.
a. Notification to the City. The owner or operator of a business that uses approved off-site
space to satisfy the parking requirements of this Chapter shall immediately notify the
Director of any change of ownership or use of the property for which the spaces are
required, and of any termination or default of the long-term parking lease between the
parties.
b. Effect of termination of agreement. Upon notification that the long-term parking lease
for required off-site parking has terminated, the Director shall determine a reasonable
time in which one of the following shall occur:
i. Substitute parking is provided that is acceptable to the Director; or
ii. The size or capacity of the use is reduced in proportion to the parking spaces lost.
F. Shared Parking Facilities. Two or more non-residential uses shall be allowed to meet the parking
requirements of this Chapter by sharing the same off-street parking facilities, subject to approval of
an Administrative Use Permit and the following conditions.
1. Parking study required. A parking demand study shall be prepared by the City at the
applicant’s expense that verifies that the sharing uses have acceptable different peak hour
parking demands.
2. Distance to parking. Except as otherwise provided in this Chapter, tThe shared parking
spaces shall fall within 750 feet legal walking distance measured from the primary entrance to
the site, or other distance determined by the Director to be appropriate.
3. Covenant required. A City-approved covenant shall be recorded that includes a description
of the shared parking arrangement, a requirement that all current and future tenants are
notified of and shall adhere to the same hours of operation and conditions of the shared
parking approval, and a provision for liquidated damages for violations of the conditions of
approval.
ATTACHMENT 2
10 City of Culver City, California
Planning Commission Agenda Item Report
Page 1 of 11
RECOMMENDATION:
That the Planning Commission:
Review the proposed Draft Zoning Code Amendment (See Attachment No. 1) ,
take public testimony, and provide comments to staff.
PROCEDURES:
1. Chair calls on staff for a staff report and Commission poses questions to staff
as desired.
2. Chair opens the public workshop, providing the public to speak.
3. Chair seeks a motion to close the public comment portion of the workshop
after all testimony has been presented.
4. Commission discusses the matter providing comments and direction to staff.
BACKGROUND:
Over the last ten years, the Hayden Tract and Smiley Blackwelder areas (See
Attachment Nos. 2 and 3) have substantially transitioned from industrial to creative
office use. These areas are largely comprised of warehouse and manufacturing
buildings valued for their large interior volume, bow tress design and potential to
repurpose for office uses. Many of the area industrial buildings have significant
building coverage and little room on site to accommodate the increased parking
needs of creative office tenants.
While the changes have created new business opportunities and helped secure
the City’s position as a new creative office center, they have also resulted in
severe area parking shortages. In general, industrial land uses have significantly
less parking demand than retail or office use s and the change to creative office
Meeting Date: August 14, 2013 Item Number: A1
AGENDA ITEM: Workshop to Discuss Proposed Amendments to Zoning Code
Section 17.320.025 - Alternative Parking Provisions - Creating “Parking Districts”
within the Hayden Tract and Smiley Blackwelder Industrial Areas.
Contact.: Sol Blumenfeld, Director
Thomas Gorham, Planning Manager
Phone Number: (310) 253-5700;
(310) 253-5727
Public Hearing: [] Action Item: [X] Attachments: [X]
Public Notification: On 8/6/13 notices were mailed to all property owners and occupants
within the Hayden Tract and Smiley Blackwelder industrial districts. Email to the
Master Notification List was made on 8/6/13; Notice published in Culver City News on
8/8/13.
Department Approval:
Sol Blumenfeld
Planning Approval:
Thomas Gorham
ATTACHMENT 3
11 City of Culver City, California
Planning Commission Agenda Item Report
Page 2 of 11
has not been accompanied to date by significant increase s in parking supply.
The proposed Hayden Tract and Smiley Blackwelder Parking District code
amendments apply to on-site and off-site parking required for all n ew
developments and changes that result in an intensification of use and address
the limited land available for new parking given the transformation in land use
from manufacturing to office.
Parking Conditions of the Hayden Tract and Smiley Blackwelder
In August 2012 and July 2013, Staff inventoried, mapped land use and analyzed
parking supply and demand within the proposed Parking Districts In the Hayden
Tract, creative office uses are now nearly double traditional manufacturing and
warehousing (41% vs. 23% respectively), and within Smiley Blackwelder , creative
office uses are now two thirds greater than traditional manufacturing and
warehousing (53% vs.35% respectively).
Parking demand has increased proportionally. As shown in the table below,
businesses in the Hayden Tract currently operate with a parking code deficiency of
approximately 831 stalls. In Smiley Blackwelder, there is an approximate code
related deficiency of 272 stalls. Market demand for parking is significantly higher.
The Hayden Tract has a deficiency of 2,588 stalls and Smiley Blackwelder has a
deficiency of 587 stalls based upon market demand.
Hayden Tract Estimated Parking Supply and Demand (as of November 2012)*
Land Use Totals
Total
Square
Footage
Code
Required
Available
Supply
Net
Effective
Supply
Market
Demand
Net
Market
Demand
Manufacturing
Warehouse 267,078 381 182 (199) 381 (199)
Office 492,944 1,422 959 (463) 2,844 (1,885)
Studio / Media
Production 111,879 335 177 (158) 670 (493)
Other Business Uses 660,830 1,788 1,442 (346) 1,788 (346)
Other Parking Lots
335
Total 1,532,731 3,926 3,095 (831) 5,683 (2,588)
ATTACHMENT 3
12 City of Culver City, California
Planning Commission Agenda Item Report
Page 3 of 11
*Notes:
1. All numbers are estimates derived from observations and calculations.
2. Net Effective Supply is derived by subtracting Code Required from Available Supply.
3. Net Market Demand is derived by subtracting Market Demand from Available Supply.
4. Upon completion of the Hackman Capital project parking supply will increase by 556 stalls,
some available to public. The site currently has no tenants and parking.
5. Properties vacant at time of survey are included as supply without corresponding demand.
6. Survey assumes a ten percent (10%) vacancy rate as typical.
7. Code required Manufacturing 1:500 = 231; Warehouse 1:1000 = 150, Total = 381,
8. Available Supply is observed spaces distributed proportionally by square footage of use.
9. The "Warner Parking Lot" is distributed among specific uses.
10.Non-designated parking lots are not distributed among specific uses; only added to total
supply: (8600 Hayden - 20; 3535 Hayden - 242; 8461 Warner - 28; 3620 Eastham – 45)
11. Code Required is the cumulative required parking for all individual businesses within each
specified land use category and not calculated from the Total Square Footage.
2013 Smiley Blackwelder Estimated Parking Supply and Demand
Land Use
Total
Square
Footage
Code
Required
Available
Supply
Net
Effective
Supply
Market
Demand
Net
Market
Demand
Manufacturing /
Warehouse 21,576 35 5 (30) 35 (30)
Office 110,278 315 71 (244) 630 (559)
Studio / Media
Production 16,699 48 25 (23) 48 (23)
Other 89,049 190 215 25 190 25
Total 237,602 588 316 (272) (587)
Notes:
Net Effective Supply is the difference between Code Required and Available Supply.
Net Market Demand is the difference between Market Demand and Available Supply.
Properties vacant at time of survey are included as supply without corresponding demand
Survey assumes a ten percent (10%) vacancy rate.
Available Supply has not been evenly distributed among on-site uses
Detailed analysis of land uses in the Hayden Tract and Smiley Blackwelder areas
are provided on Attachment Nos. 4 and 5.
ANALYSIS:
Parking is essential to a healthy business area and most businesses are highly
dependent upon adequate parking supplies .|1010| Within the Hayden Tract and
ATTACHMENT 3
13 City of Culver City, California
Planning Commission Agenda Item Report
Page 4 of 11
Smiley Blackwelder areas, that dependency can best be addressed through
creative solutions that consider the scarcity of land relative to parking. In most
business areas, the “gold standard” for parking is direct access to a parking
space immediately abutting the business. However, parking consumes
significant amounts of land and in the Hayden Tract and Smiley Blackwelder
areas it is often infeasible to meet that standard where there is significant
building coverage and no desire to replace large industrial buildings with
conventional office space and parking. Therefore, staff is recommending that the
Planning Commission consider the establishment of Parking Districts with unique
parking standards to address the distinct parking needs of these areas.
Within each designated Parking District the C ity may establish new parking
regulations and permit new parking technologies that more efficiently address
area parking needs through the following:
• Parking Districts / Off-Site Parking Regulations
• Alternative Parking Design Standards
• Parking Plan Administrative Approval
• Parking Management Option; and
• Automated, Semi-Automated and Lift Parking
Parking District / Off-Site Parking Regulations
Currently the Zoning Code parking regulations restrict off-site parking to within
750 feet of the primary land use. The proposed Zoning Code amendment will
allow more flexibility in providing required parking within the Parking District.
Accordingly, as proposed, when parking for new buildings and/or use
intensifications results in additional parking requirements that cannot be
accommodated on site, it may be partly or entirely provided in a publicly owned
or leased or privately owned or leased parking facility anywhere within the
Hayden Tract and Smiley Blackwelder Parking Districts as shown on Attachment
Nos.2 and 3, subject to approval of a Parking Plan that identifies the parking
facility location and includes a parking covenant and a long-term lease
agreement for the required parking. By allowing required parking anywhere
within the Parking District, businesses will have more flexibility in locating
business, renovating buildings to intensify a building use and in accommodating
parking needs.
Parking Stall Standards
The Zoning Code parking regulations currently require standard parking stalls
(8.5’ x 18‘) for all parking. In order to provide more parking within the same land
ATTACHMENT 3
14 City of Culver City, California
Planning Commission Agenda Item Report
Page 5 of 11
area, the District minimum parking stall size is recommended to be reduced to
allow a percentage of compact stalls (7.5’ x 17.5’ ). The reduced stall size is
proposed at a ratio of 30% compact stalls to 70% standard st alls within parking
facilities.
3
The proposed amendment will save approximately 21.75 sq. ft. or 15%
of land area per stall allowing more parking within parking lots and parking
structures.
Parking Plan Approval
Zoning Code Section 17.320.025 currently requires City Council approval of an
Off-site Parking Plan for parking within a public parking facility. The proposed
amendment requires administrative approval of an Off-site Parking Plan which
must include the following: a site plan showing the location of the off-site parking;
the business operating hours ; the proposed use(s) to be parked ; the number of
stalls; and percentage of compact stalls (if any) provided at the offsite location. In
addition, a City approved parking covenant restricting the off-site parking location
to the proposed use and evidence of a long -term parking lease to secure the off-
site parking location with a minimum ten year term with one five year option must
be recorded notifying future tenants of the requirements of the Off-site Parking
Plan and including a provision for liquidated damages for violations of the
conditions of approval. The Off-site Parking Plan approval would terminate with
expiration of the long -term parking lease or if the use for which the parking is
provided ceases operation or if there is a change of use which modifies the
parking requirements. Upon termination of the Off-site Parking Plan the business
must obtain City approval of alternative parking or discontinue the use.
Parking Management
When required parking cannot be entirely provided on- site or at an approved off-
site location, the required parking may be managed through valet service as
approved under a Parking Plan. The Parking Plan must indicate the total
required parking spaces, the hours and method of parking operation, number of
parking attendants serving the parking site and management of the parking site
during non-operating hours.
Automated, Semi-Automated and Lift Parking
Automated, semi -automated and mechanical lift (stackers) parking provides a
highly efficient method to accommodate parking in approximately one- half of the
same space required for conventional parking. Automated parking is a relatively
new technology that is more widely used today in new development projects. For
ATTACHMENT 3
15 City of Culver City, California
Planning Commission Agenda Item Report
Page 6 of 11
developers, automated parking provides a reduced building cost per stall due to
reduced building size, no requirement to condition the building space and greater
leasable area or amenity since there is less site area dedicated for parking. (See
Attachment No. 9).
Under the proposed amendment, automated, semi-automated and mechanical lift
parking may be provided on- site or off-site within the proposed Parking Districts,
subject to Parking Plan approval and supporting parking, acoustical and design
analysis demonstrating that the proposed use will not negatively impact
surrounding properties. The Building and Fire Code c onsiderations related to
the construction and installation of automated parking systems are summarized
in Attachment No. 10. While the automated parking systems provide a more
efficient way to leverage space to accommodate parking needs, they are
susceptible to mechanical breakdown or power failures from time to time that can
affect auto storage and auto retrieval. Arguably conventional structured parking
may also be subject to power failure that may delay parking, though not to the
same extent.
Today, there are more than 3,000 automated parking spaces in the United
States. The costs for developing automated parking are highly competitive wit h
underground parking , allowing the same number of spaces in a much smaller
building footprint. While fully automated parking and mechanical parking rely on
similar technologies, automated parking does not r equire as much attendant
personnel and generally has faster retrieval times and greater throughput . For
the driver, parking is reduced to dropping off and retrieving the car at an elevator
portal where it is mechanically shuttled to a parking space.
Types of Automated/Mechanical Parking
There are three general types of automated parking systems – Stackers, Semi-
Automated and Fully Automated. The systems vary in cost, complexity of design,
ease of vehicle retrieval and retrieval time.
? Stackers - Stackers are generally the least expensive type of automa ted
parking, limited to two or three cars per “stack” and operated with an
attendant who loads and unloads the vehicles by moving the on grade vehicle
and operating the vehicle lift to store or retrieve a car. A more elaborate type
of stacked parking involves a hydraulic system that allows stacking three or
four cars in the space traditionally occupied by a single vehicle. One of the
main drawbacks of a hydraulic stack parking system is the time required for
the automobile retrieval to return a stacked car to the ground level especially
if the parking requires both vertical and horizontal movement of cars.
ATTACHMENT 3
16 City of Culver City, California
Planning Commission Agenda Item Report
Page 7 of 11
? Semi-Automated - Semi-automated parking is a mechanical system that
stores autos on grade and in a below grade area called a “pit” by lifting and/or
sliding cars into position. In these facilities , the car is driven onto a platform
that shuttles the car into the parking location. In some cases, the driver, rather
than an attendant can operate the system so that through lifting and/or sliding
one or more extra parking platforms become available for auto storage. Semi-
Automated parking includes both independent stackers and puzzle systems.
? Fully Automated – Fully Automated parking is generally the most expensive
parking storage and retrieval system that require little or no user intervention.
The user drives up to the system portal and the car is moved via sliding
pallets and lifts or cranes to store and retrieve vehicles. The technology was
derived from automated warehousing and there are several different
technologies used in automated parking today. Since there is no requirement
for ramps, driveways and personnel access to the parking areas, automated
parking can typically park twice the number of vehicles in the same space as
conventional parking. There are several types of systems however; they all
use similar technology of lifting, shuttling and storing the cars. Each
technology has advantages and disadvantages that are dictated by land area,
site conditions, building codes and the client’s requirement s in terms of
budget, throughput, parking density and redundancy or back up emergency
systems.
Proposed Requirements to Install Automated Semi-Automated and Stacker
Parking
Installation of automated, semi-automated or stacker parking system s as part
of a building renovation related to an intensification of use or building
improvement greater than 5,000 sq. ft. requires Site Plan Review approval
pursuant to Chapter 17.54 0 as part of the proposed project or Parking Plan
approval if the parking is to be installed without any other building
improvement. The proposed automated parking must be consistent with
Building, Fire and Municipal Codes. Stacked parking is recommended only for
installation within existing or proposed structures subject to Parking Plan
approval.
Proposed Parking Plan Submittal Requirements for Automated Semi -
Automated and Stacker Parking
1. Site Plan prepared by a design professional indicating all structures,
and the automated, semi -automated or stacked parking location,
number of required parking stalls, parking facility address and address
of the property served by the parking, site ingress and egress
ATTACHMENT 3
17 City of Culver City, California
Planning Commission Agenda Item Report
Page 8 of 11
location(s), proposed queuing location (if any) and the identification of
adjacent land uses.
2. Technical studies demonstrating that the proposed design and
operation of the automated or semi -automated parking will not be
detrimental to the surrounding uses and properties in the vicinity
relative to noise, visual impacts, area parking and circulation and
existing on-site improvements.
3. Screening plan and noise attenuation plan, when required.
4. Parking and circulation analysis, when required.
5. D ocumentation that the proposed automated or semi -automated
parking is serviced with alternative back -up power supply to allow
emergency operation of the parking system.
6 .Submittal of an automated, semi -automated parking facility annual
maintenance inspection report prepared at the sole expense of the
applicant for submittal and review by the Planning Division.
Other Alternative Parking Provisions
In addition to the provisions of the proposed zoning code amendment, the
existing zoning code provisions include in lieu parking, shared parking , and use
of Administrative Modifications to permit reduced parking stall size, aisle widths
and parking lot dimensions which may also be considered to satisfy parking
requirements within the proposed Parking Districts.
SUMMARY:
Parking is a critical concern within the Hayden Tract and Smiley Blackwelder
industrial areas where current parking shortages are a constraint upon continued
growth and redevelopment. The provision of additional parking resources
requires a creative approach that manages parking operations, maximizes on-
site and off -site parking supplies, and where appropriate, utilizes innovative
parking technologies to create flexibility in meeting parking needs.
ATTACHMENT 3
18 City of Culver City, California
Planning Commission Agenda Item Report
Page 9 of 11
NEXT STEPS
Staff has conducted one public outreach meeting with many Hayden Tract area
stakeholders and the proposed Zoning Code amendments were supported by
those in attendance and no negative written comments have been received
regarding it. However, given the extent of the proposed changes staff is
recommending a two- step review process for the proposed zoning code
amendment:
1.) Consider the proposed zoning code amendment and take public testimony
during the public workshop and provide comments and direction to staff; and
2.) Conduct a public hearing on the proposed zoning code amendment at the
August 28, 2013 Planning Commission meeting , and adopt a resolution
providing a recommendation to the City Council on the proposed zoning code
amendment.
ATTACHMENTS:
1. Draft Zoning Code Text Amendments – Strikethrough/Underline/Highlighted
2. Hayden Tract Parking District Map
3. Smiley Blackwelder Parking District Map
4. Hayden Tract Land Use Map
5. Smiley Blackwelder Land Use Map
6. 8550 Higuera Parking Garage
7. Spur Parking Lot and Green Belt
8. Summary of Automated Parking Systems
9. Cost comparison of Automated vs. Conventional Parking Facilities
10. Summary of Building Code Considerations Related to Automated Parking
ATTACHMENT 3
19 City of Culver City, California
Planning Commission Agenda Item Report
Page 10 of 11
NOTES:
1. Though alternative transit is becoming available in the region, it is not widely available
now and cannot entirely serve these area’s transportation needs. Therefore improving
parking supplies remains an important concern for parking deficient areas.
2. The City has prepared preliminary plans to repurpose a former MTA rails spur for
parking and purchased an interest in the proposed parking structure at 8550 Higuera
Avenue, however, both projects require the use of bond proceeds that are currently
being held by the State in connection with the dissolution of redevelopment. See
Attachment Nos. 6 and 7.
3. Standard stall size = 18’ x 8.5’ = 153 sq. ft.
Compact stall size = 17.5’ x 7.5 = 131.25 sq. ft.
Net : 21.75 sq. ft. or 15% of standard stall dimension
4. Summary of relative ranking of automated parking systems
System Type Relative
Cost
Quantity/
Output
Redundancy Density/Space
Savings
AGV Low –
High
Low – High High Low-High
Crane System Low –
Medium
Low - Medium Low - Medium High
Puzzle System
(semi-automatic)
Medium Medium Medium Medium
RGC System Low Low – High Medium Low – High
Shuttle Low Medium Medium Low
Tower/Silo Low Low Low Medium
Ground sliding
(puzzle (no lift)
Low-
medium
Low to medium Medium Medium
Summary of advantages of automated parking
? Reduced construction costs through less excavation and less construction time
? Reduced operating costs through minimized ventilation and lighting requirements
? Reduced land cost due to smaller building footprint
? Added value from more leasable floor area
ATTACHMENT 3
20 City of Culver City, California
Planning Commission Agenda Item Report
Page 11 of 11
? Maximized energy savings and LEED certification
? Reduced vehicles emissions as engines are off during parking
? All parking spaces ADA compliant
? Smaller building footprint reduces excavation and ground works, minimizing
construction waste sent to landfill.
? Reduced risk of accidents to pedestrians.
? Provision for cyclists on pallet systems.
? Increased personal security with one point of access
? Reduced acoustic impacts related to parking
ATTACHMENT 3
21 City of Culver City, California
Planning Commission Agenda Item Report
Page 1 of 6
RECOMMENDATION:
That the Planning Commission:
Adopt Resolution No. 2013-P005 (Attachment No.1) recommending City Council
approval of Zoning Code Text Amendment ZCA P-2013126
PROCEDURES:
1. Chair calls on staff for a staff report and Commission poses questions to
staff as desired.
2. Chair opens the public hearing and receives comments from the general
public.
3. Chair seeks a motion to close the public hearing after all testimony has
been presented.
4. Commission discusses the matter and arrives at its decision
BACKGROUND:
On August 14, 2013, the Planning Commission conducted a workshop regarding a
proposed Zoning Code Text Amendment to create parking districts within the
Hayden Tract and Smiley Blackwelder industrial areas. During the workshop, Staff
reported that these areas had undergone a major change in land use from
traditional manufacturing to creative office and that the change had not been
accompanied by significant increases in parking supply resulting in severe parking
shortages. As re ported, industrial land uses generally have significantly less
parking demand than office uses and industrial buildings generally have
Meeting Date: September 11, 2013 Item Number: PH-1
AGENDA ITEM: Consideration of a Zoning Code Text Amendment (ZCA-P2013126)
Amending Zoning Code Section 17.320.025 - Alternative Parking Provisions -
Creating “Parking Districts” within the Hayden Tract and Smiley Blackwelder
Industrial Areas.
Contact.: Sol Blumenfeld, Director
Thomas Gorham, Planning Manager
Phone Number: (310) 253-5700;
(310) 253-5727
Public Hearing: [] Action Item: [X] Attachments: [X]
Public Notification: On 8/21/13 notices were mailed to all property owners and
occupants within the Hayden Tract and Smiley Blackwelder industrial districts. Email to
the Master Notification List was made on 8/21/13; Notice published in Culver City News
on 8/29/13.
Department Approval:
Sol Blumenfeld
Planning Approval:
Thomas Gorham
ATTACHMENT 3
22 City of Culver City, California
Planning Commission Agenda Item Report
Page 2 of 6
significantly greater building coverage and little room on site to accommodate the
increased parking needs of creative office tenants. (Please see Attachment No. 3).
The subject amendment addresses area parking needs through the following:
? Parking Districts with Alternative On-site and Off-Site Parking Regulations.
? Alternative Parking Design Standards
? Parking Plan Administrative Approval
? Parking Management Option; and
? Automated, Semi-Automated and Stacked Parking
Workshop Discussion:
At the August 14, 2013 workshop, the Commission inquired about whether the
proposal to allow required parking anywhere within the proposed parking districts
would result in parking not being effectively utilized if it was located too far away
to be conveniently used.
Staff prepared walking radius distance maps of the subject areas at intervals
ranging from one to ten minutes. The maps demonstrate that it is possible to
reach any point within the proposed parking districts in less than ten minutes.
(Please see Attachment No. 4).
The Commission also inquired about the cost impacts associated with requiring
stacked parking within a structure. The City’s financial consultant Keyser
Marston Associates (KMA) prepared a general analysis of the costs for enclosing
a stacker in a structure and the related impacts upon tenant rents. According to
KMA, the cost to enclose stacked parking in an industrial type building with extra
building height is approximately $25.30 per sq. ft. including building sprinklers,
concrete slab floor and non-conditioned building space. Amortized over 30 years
at 7% interest, the average cost passed on to tenants would be approximately
$.18 per sq. ft. which is an acceptable charge for tenant parking. Therefore
requiring stacked parking in an industrial type structure would not be cost
prohibitive. (Please see Attachment No. 5)
Public testimony included questions regarding the parking tabulations prepared
for the Smiley Blackwelder area. Based upon comments received after the
workshop, staff updated the parking tabulation for the Smiley Blackwelder area to
reflect more occupied office and less vacancy. The revised parking tabulation
(shown below) increases office land use occupancy and related code required
parking by 18 spaces and further underscores the need to ad dress area parking
needs. Please see revised land use map -- Attachment No. 6.
ATTACHMENT 3
23 City of Culver City, California
Planning Commission Agenda Item Report
Page 3 of 6
Revised 2013 Smiley Blackwelder Estimated Parking Supply and Demand
Land Use
Total
Square
Footage
Code
Required
Available
Supply
Net
Effective
Supply
Market
Demand
Net
Market
Demand
Manufacturing /
Warehouse 23,309 38 10 (28) 38 (28)
Office 128,396 367 70 (297) 734 (664)
Studio / Media
Production 16,699 48 25 (23) 48 (23)
Other 72,798 180 211 31 180 31
Total 241,202 633 316 (317) (684)
Notes:
Net Effective Supply is the difference between Code Required and Available Supply.
Net Market Demand is the difference between Market Demand and Available Supply.
Properties vacant at time of survey are included as supply without corresponding demand
Survey assumes a ten percent (10%) vacancy rate.
Available Supply has not been evenly distributed among on-site uses
Other comments received from workshop participants included the request to
allow required parking beyond the proposed parking district boundaries. Staff has
included wording in the proposed text amendment that would allow off -site up to
750 feet from the parking district, subject to approval of a Parking Plan.
SUMMARY OF DRAFT REGULATIONS:
Parking District / Off-Site Parking Regulations
The Zoning Code currently restricts off-site parking to within 750 feet of the
primary land use. The proposed Zoning Code Amendment (Attachment No.2) will
allow all required parking within the Parking District and up to 750 feet beyond
the District subject to Parking Plan approval if located in a publicly owned or
leased or privately owned or leased parking facility as shown in the parking
District maps in the draft text amendment.
Parking Stall Standards
Current parking regulations require standard parking stall dimensions of 8.5’ x 18’
for all parking. In order to provide more parking within the same land area, the
ATTACHMENT 3
24 City of Culver City, California
Planning Commission Agenda Item Report
Page 4 of 6
District minimum parking stall size is recommended to be reduced to allow up to
30 percent of required parking as compact stalls (7.5’ x 17.5’).
Parking Plan Approval
The proposed amendment requires administrative approval of a Parking Plan
which must include the following: a site plan showing the location of the off -site
parking; the business operating hours ; the proposed use(s) to be parked; the
number of stalls; and percentage of compact stalls (if any) provided at the offsite
location. In addi tion, a City approved parking covenant restricting the off -site
parking location to the proposed use and evidence of a long -term parking lease
to secure the off-site parking location with a minimum ten year term with one five
year option must be recorded notifying future tenants of the requirements of the
Parking Plan and including a provision for liquidated damages for violations of
the conditions of approval. The Parking Plan approval would terminate with
expiration of the long -term parking lease or if the use for which the parking is
provided ceases operation or if there is a change of use which modifies the
parking requirements. Upon termination of the Parking Plan the business must
obtain City approval of alternative parking or discontinue the use.
Parking Management
When required parking cannot be entirely provided on- site or at an approved off-
site location, the required parking may be managed through valet service as
approved under a Parking Plan. The Parking Plan must indicate the total
required parking spaces, the hours and method of parking operation, number of
parking attendants serving the parking site and management of the parking site
during non-operating hours.
Automated, Semi-Automated and Stacker Parking
The proposed amendment will allow fully automated, semi-automated and
stacker parking through administrative approval of a Parking Plan or through the
Site Plan Review (SPR) approval process when the parking is part of a project
subject to SPR requirements. The submittal requirements include:
1) A Site Plan prepared by a design professional indicating all structures, and
the automated, semi -automated or stacked parking location, number of
required parking stalls, parking facility address and address of the
property served by the parking, site ingress and egress location(s),
proposed queuing location (if any) and the identification of adjacent land
uses.
ATTACHMENT 3
25 City of Culver City, California
Planning Commission Agenda Item Report
Page 5 of 6
2) Technical studies demonstrating that the proposed design and operation
of the automated or semi -automated parking will not be detrimental to the
surrounding uses and properties in the vicinity relative to noise, visual
impacts, area parking and circulation and existing on-site improvements.
3) Screening plan and noise attenuation plan, when required.
4) Parking and circulation analysis, when required.
5) Documentation that the proposed automated or semi -automated parking
is serviced with alternative back -up power supply to allow emergency
operation of the parking system.
6) Submittal of an automated, semi -automated parking facility annual
maintenance inspection report prepared at the sole expense of the
applicant for submittal and review by the Planning Division.
Other Alternative Parking Provisions
In addition to the provisions of the proposed Zoning Code Amendment, the
existing zoning code provisions include in lieu parking, shared parking , and use
of Administrative Modifications to permit reduced parking stall size, aisle widths
and parking lot dimensions which may also be considered to satisfy parking
requirements within the proposed Parking Districts.
ENVIRONMENTAL DETERMINATION:
No new significant information has been found that would impact the
environmental analysis for the Culver City General Plan Update Program EIR
(PEIR 1, September 1996), the Culver City Redevelopment Plan Amendments
and Merger Program Subsequent EIR (PEIR 2, November 16, 1998) and no new
environmental analysis is required for the subject Zoning Code Amendment
pursuant to Sections 15162 and 15168 of the California Environmental Quality Act
(CEQA).
ATTACHMENT 3
26 City of Culver City, California
Planning Commission Agenda Item Report
Page 6 of 6
SUMMARY:
Parking is a critical concern within the Hayden Tract and Smiley Blackwelder
industrial areas where current parking shortages are a constraint upon continued
growth and redevelopment. The provision of additional parking resources
requires a creative approach that manages parking operations, maximizes on-
site and off -site parking supplies, and where appropriate, utilizes innovative
parking technologies to create flexibility in meeting area parking needs.
ALTERNATIVE OPTIONS:
The following alternative actions may be considered by the Planning
Commission:
1. Recommend that the City Council approve the proposed amendments if the
required findings for a Zoning Code Amendment can be made.
2. Recommend that the City Council approve the proposed amendments with
additional or different amendment language if deemed necessary to meet the
required findings for a Zoning Code Amendment.
3. Disapprove the amendment request if it does not meet the required findings.
4. Continue the Agenda Item and request staff to conduct additional analysis
prior to arriving at a final recommendation.
ATTACHMENTS:
1. Resolution No. 2012-P009
2. Exhibit A – Proposed Zoning Text Changes in “strikethrough/underline”
format.
3. Planning Commission Staff Report Dated August 14, 2013.
4. Parking District Walking Radius Maps
5. Financial Analysis of Enclosed Stacker Parking
6. Smiley Blackwelder Revised Land Use Map
ATTACHMENT 3
27HAYDEN TRACT PARKING DISTRICT
Ballona Creek
National Blvd.
Hayden Ave.
Higuera St.
NORTH
August 2013 CULVER CITY GIS
Steller Dr.
Warner Dr.
Je erson Blvd.
Hayden Pl.
Eastham Dr.
ATTACHMENT 3
28Washington Blvd.
La Cienega Blvd.
SMILEY BLACKWELDER PARKING DISTRICT
Ballona Creek
Ballona Creek
Fairfax Ave
Adams Blvd.
NORTH
August 2013 CULVER CITY GIS
Smiley Dr.
Blackwelder St.
ATTACHMENT 3
290 110 220 330 440 55
Feet
HAYDEN TRACT
10/25/2012 | CULVER CITY GIS
1 inch = 276 feet
OFFICE
WAREHOUSE
MANUFACTURING
STUDIO/MEDIA PRODUCTION
SCHOOL
EVENT CENTER
WHOLESALE
PUBLIC STORAGE
FITNESS/ HEALTHCLUB/ STUDIO
RESTAURANT
RETAIL
PRINTING/ PUBLISHING
PARKING LOT
LAND USE
37%
16%
12%
28%
8%
1%
14%
3%
12%
1%
7%
9%
6%|10101010101010 101010
10|11
12
13
14
15
16
17
34
18
19
33
45
44
36
35
43
42
37
38
41
39
40
20
21
22
32
46
47
48 49
50
51
52
53
31
23
24
25
26
27
29
28
30
54
55
56
57
58
59
62
67
66
64
63
75
76
65
65A
61
60
74
73
72
71
70
69
68
ATTACHMENT 3
3027|1010|12
13
33|10 101010101010
10|23
32
11|1010|25
30 29|10 10|24
26
34
18|1010|31
21
16
22
14
28
17
Smiley-Blackwelder Land Use Map
20|101010|LAND USE
MANUFACTURING
WAREHOUSE
WHOLESALE
OFFICE
CONVENIENCE STORE/RETAIL
FOOD/RETAIL
PRINTING & PUBLISHING
MEDIA PRODUCTION
VACANT
5.75%
3.33%
26.22%
46.41%
1.60%
1.01%
1.93%
7.03%
6.71%
ATTACHMENT 3
31!
HAYDEN TRACT PARKING DISTRICT
Ballona Creek
National Blvd.
Hayden Ave.
Higuera St.
NORTH
September 2013 CULVER CITY GIS
Steller Dr.
Warner Dr.
Je erson Blvd.
Hayden Pl.
Eastham Dr.
WALKING DISTANCE RADIUS
2 min 5min 10min
ATTACHMENT 4
32!
Washington Blvd.
La Cienega Blvd.
SMILEY BLACKWELDER PARKING DISTRICT
Ballona Creek
Ballona Creek
Fairfax Ave
Adams Blvd.
NORTH
September 2013 CULVER CITY GIS
Smiley Dr.
Blackwelder St.
WALKING DISTANCE RADIUS
1 min 3 min
ATTACHMENT 4
33TABLE 1
ESTIMATED INCREMENTAL RENT - ENCLOSED STRUCTURE
STACKED PARKING ANALYSIS
CULVER CITY, CALIFORNIA
I. Base Assumptions
Square Feet Per Parking Space 350 Sf
Parking Spaces Per 1,000 Sf of Bldg Area 3.0 Spaces
II. Cost Assumptions
Building Shell Cost |1010|$20.70 /Sf
Direct Cost Contingency Allowance 5% Direct Cost
Total Direct Cost $21.70
Indirect & Financing Costs 17%
Total Cost /Sf $25.30
III. Cost / Space 350 Sf / Space $25.30 /Sf $8,855 /Space
IV. Estimated Incremental Monthly Rent
Cost / Space $8,855 /Space 0.67% Cost of Funds |1010|$59 /Month
Number of Parking Spaces / Sf Building Area 0.003 Spaces
Total Estimated Incremental Monthly Rent $0.18 /Sf/Month|101010|Based on a 7.0% annual interest rate and a 30 year amortization period.
Includes a $2.40 Sf allowance for fire protection systems.
Prepared by: Keyser Marston Associates, Inc.
File name: Automated Pkg Cost_9_3_13; Sheet1
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38CAR STACKER IMAGES
ATTACHMENT 7
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ATTACHMENT 7
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