City of Culver City, California
Agenda Item Report
RECOMMENDATION:
Staff recommends the City Council adopt a Resolution establishing community
benefits related to the proposed Washington/Marcasel Residential and Retail Mixed
Use Development.
PROCEDURE:
1. Mayor calls on staff for a brief staff report.
2. Mayor seeks a motion to open the public hearing.
3. Receive comment from public.
4. Mayor seeks a motion to close the public hearing after all testimony has been
presented.
5. The City Council discusses the matter and arrives at its decision.
BACKGROUND:
On March 10, 2008, the City Council adopted a Resolution (Attachment 1) to
establish a Community Benefit Incentive Program in connection with Section
17.400.065 of the Zoning Code – Mixed Use Development Standards. This Section
of the Culver City Municipal Code (CCMC) allows mixed use development on certain
commercially zoned property at a base residential density of 35 dwelling units per
acre (du/a), but allows the density to increase to 50 du/a, and up to 65 du/a in a
Transit Oriented Development District (TOD District), provided the project
incorporates community benefits as established by the City Council.
Meeting Date: 10/24/11 Item Number: PH -1
CITY COUNCIL AGENDA ITEM: Adoption of a Resolution Establishing
Community Benefits for the Proposed Washington/Marcasel Residential and
Retail Mixed Use Development.
Contact Person/Dept.: Thomas Gorham
Jose Mendivil
Phone Number: 310.253.5727
310.253.5757
Fiscal Impact: Yes [X] No [] General Fund: Yes [] No [X]
Public Hearing: [X] Action Item: [] Attachments: [X]
Commission Action Required: Yes [] No [X] Date: _______________
Public Notification: Meetings and Agendas – City Council (10/20/11); Residents,
Property Owners and Business within 1,000 feet of proposed project boundary; West
Culver Neighborhood Association; Attendees of September 1, 2011Community Benefits
Community Meeting.
Department Approval:
Sol Blumenfeld (10/11/11)
City Attorney Approval:
Carol Schwab (10/19/11)
Chief Financial Officer Approval:
Jeff Muir) (by M. Noller) (10/19/11)
City Manager Approval:
John M. Nachbar (10/20/11) City of Culver City, California
Agenda Item Report
A community benefit is defined as a project amenity that achieves a particular
community goal and which helps mitigate impacts related to project development.
The list of community benefits outlined in the Resolution includes, but is not limited
to, the following:
A. Streetscape Improvements as part of an Area Improvement Plan (AIP)
B. Pocket Parks and Public Open Space (minimum 5,000 sq. ft.) in addition
to park space otherwise required by the CCMC
C. Metered On-Site Public Parking—in excess of code required project
parking (Minimum 10 public parking spaces and applies only to project
sites of 20,000 sq. ft. or greater).
D. Utility Undergrounding as part of an Undergrounding District Plan.
E. Other Community Benefits as approved by the City Council.
Bastion Development has submitted a preliminary application to develop a mixed
use project at 11957 Washington Boulevard (at Marcasel Avenue) consisting of
approximately 8,637 square feet of ground floor retail space and 30 residential units.
The applicant proposes to increase the project density from the base 35 dwelling
units per acre or 21 units to 50 dwelling units per acre or 30 units (an increase of 9
units). In order to qualify for the increased density, the project is required to provide
a community benefit. In exchange for the increased density, the applicant’s
proposed community benefit is to provide median streetscape improvements,
including maintenance cost for up to 35 years, for Phase V of the West Washington
Area Improvement Plan (AIP). The AIP is comprised of streetscape improvements
that include a centerline curbed, landscape median of drought tolerant and low
maintenance trees and ground cover. Phase V is the block from Atlantic to Marcasel
Avenues and is located in front the proposed development and will be funded
entirely by this project.
On September 1, 2011, a community meeting was held to discuss the Community
Benefit Incentive Program and obtain public input regarding the types of benefits for
the proposed mixed use development. The meeting notice was mailed to more than
1,200 individuals. The meeting was attended by eight people, two of whom are
Culver City residents (the remaining attendees are Los Angeles City residents). The
project site is located in an area of Culver City that is only 450 feet wide and is
otherwise surrounded by the City of Los Angeles. The majority of those noticed are
City of Los Angeles residents, businesses, and occupants.
Staff explained the developer’s proposal to install landscape medians as the
community benefit. Those in attendance at the meeting, including the two Culver
City residents, did not object to the proposed streetscape improvements community
benefit related to the developer’s proposed increase in density.
City of Culver City, California
Agenda Item Report
DISCUSSION:
The City Council establishes the boundaries for a project’s Community Benefit
District (District). In this instance, the boundaries of the proposed District, if
approved, will encompass the Washington Boulevard public right-of-way from
Atlantic to Marcasel Avenues which includes a portion of Phase V of the AIP.
The method for establishing the developer’s contribution for Community Benefits is
based on the proportional share of the developer’s profit from those units permitted
beyond the base density. The Community Benefit Value is defined as the total cost
of providing the required Community Benefit and calculated as follows: a.) 50% of
the Additional Base Density Value; and b.) Additional Base Density Benefit Value is
the Additional Number of Dwelling Units Allowed x Market Value Sales Price x .15
(Developer’s Assumed Profit).
The Community Benefit is incorporated in the project design when on-site, and
maintained for the life of the project unless part of a public improvement program,
whereupon it is provided with an in lieu contribution;
a.) In Lieu contribution- In full payment based upon Community Benefit
Contribution.
b.) On Site Community Benefits – Incorporated on development plans and in
Conditions of Approval as part of the discretionary review process.
c.) Developer Agreement to Provide Community Benefit – Required
developer execution of affidavit. If developer fails to provide and maintain
the required Community Benefit identified in the project resolution, the
matter is referred to the City Attorney for enforcement.
The City’s financial analysis concludes the Community Benefit Contribution is
$268,000*** based upon the formula in the approved Community Benefit Resolution.
The proposed streetscape improvements are estimated to cost $103,593.** The
difference of $164,407 will fund up to 35 years of maintenance costs estimated for
the project improvements* whereupon AIP Phase V will be incorporated in future
AIP’s streetscape and median districts.
FISCAL ANALYSIS:
The selected community benefits continue the streetscape program initiated through
the Redevelopment Agency’s Area Improvement Plan (AIP) at little or no capital cost
to the City. If streetscape improvements are selected, the capital costs will be
absorbed by the related project. All related maintenance would be paid for directly City of Culver City, California
Agenda Item Report
by the developer/development in for up to 35 years. Maintenance beyond 35 years
will need to be provided by the City or incorporated with the surrounding AIP
maintenance districts.
ATTACHMENTS:
1. Resolution 2008-R015: Community Benefit Incentive Program
2. Phase 6 of the West Washington Area Improvement Plan and Proposed Benefit
Area Boundary
3. Proposed Resolution
MOTION:
That the City Council:
Adopt a Resolution establishing the community benefit(s) related to the
Washington/Marcasel Residential and Retail Mixed Use Development.
Notes:
*** $268,000 Community Benefit Contribution
**$103,593 Community Benefit Construction. Estimate for construction based on linear foot
(based on Phase I and Phase II) 900.81 per foot X 115 - $103,593.
* $164,407 Net Community Benefit Contribution after Construction Allocated to Maintenance
/ $4,600 per year = 35.
Estimate for maintenance based on linear foot (“ “) is $40 per foot X 115 -
$4,600 per year.
MEETING DATE: 10-24-11
AGENDA ITEM: Adoption of a Resolution Establishing Community
Benefits for the Proposed Washington/Marcasel
Residential and Retail Mixed Use Development.
ATTACHMENTS
Pages
1. Resolution 2008-R015: Community Benefits
Incentive Program 1-6
2. Phase 6 of the West Washington Area Improvement
Plan and Proposed Benefit Area Boundary 7
3. Proposed Resolution 8-10 ATTACHMENT 1
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6ATTACHMENT 2
7ATTACHMENT 3
8ATTACHMENT 3
9ATTACHMENT 3
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