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PC - PUBLIC HEARING: Consideration of City-Initiated Zoning Code Amendment (P2025-0012-ZCA) amending Culver City Municipal Code (CCMC) Title 17 Zoning Code, Section 17.400.095 Residential Uses - Accessory Dwelling Units to clarify and update existing Code sections to conform to State Accessory Dwelling Unit Law
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Meeting Date: February 26, 2025
Contact Person/Dept: William Kavadas, Assistant Planner
Emily Stadnicki, Current Planning Manager
Phone Number: (310) 253-5706 / (310) 253-5727
Fiscal Impact: Yes [ ] No [X] General Fund: Yes [ ] No [X]
Public Hearing: [X] Action Item: [ ] Attachments: [X]
City Council Action Required: Yes [ X ] No [ ] Date: [TBD]
Public Notification: (E-Mail) Meetings and Agendas - Planning Commission (02/20/25); (Posted) City Website (02/06/25); Gov Delivery (02/06/25); (Published in) Culver City News (02/06/25).
Department Approval: Mark E. Muenzer, Planning and Development Director (02/17/25)
RECOMMENDATION
Staff recommends the Planning Commission adopt a resolution recommending to the City Council approval of the City Initiated Zoning Code Amendment, P2025-0012-ZCA, modifying the Zoning Code pertaining to Accessory Dwelling Units to align with State law.
PROCEDURES
1. Chair calls on staff for a staff report and the Planning Commission poses questions to staff.
2. Chair opens the public hearing, providing the public the opportunity to speak.
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
Since 2017, the Culver City Zoning Code has been regularly updated to comply with evolving State ADU law. The most recent modifications were in 2023. In Fall 2024, the California Department of Housing and Community Development (HCD) staff reviewed Culver City’s ADU Ordinance and identified deficiencies that needed to be updated to comply with State law. Based on the comments issued to Culver City by HCD, Current Planning staff initiated an amendment to the City’s ADU ordinance and minor revisions were included to incorporate the specific State legislative language.
ANALYSIS
Roof Height Allowance
State ADU law requires that municipalities permit certain ADUs with no exceptions. HCD informed the City that these basic allowances also include a provision for an additional two feet in permitted ADU building height to accommodate a roof pitch of an existing structure when the subject property is within a half mile walking distance of a major transit stop or high-quality transit corridor. Section 17.400.095(B) has been updated to reflect this requirement.
Removal of Option for Attached New Construction ADU
State ADU law requires that municipalities allow the following ADUs on single-family lots: one converted ADU, one new construction/detached ADU, and one converted JADU. The City updated ADU codes in 2023 to allow the new construction ADU to be attached or detached. HCD informed staff that by allowing property owners to choose, the City inadvertently prohibited detached new-construction ADUs, which is not permitted by State ADU law. Staff updated 17.400.095 (F)(1)(b) to permit only detached new construction ADUs.
Multi-Family ADU Allowances
SB 1211 was approved by the State Legislature in 2024 to allow for up to eight detached ADUs to be created on a lot with existing multi-family units, provided that the number of ADUs does not exceed the number of existing units on the lot. Section 17.400.095(F)(2) has been updated to reflect this change.
In addition to the above-mentioned items, smaller edits have been made within Section 17.400.095 to facilitate implementation of ADU Code. All changes can be seen in Exhibit A to Attachment 1.
ENVIRONMENTAL DETERMINATION
The proposed Zoning Code Amendment, P2025-0012-ZCA, is considered exempt from the California Environmental Quality Act (CEQA) pursuant to Public Resources Code Section 21080.17, which exempts the adoption of an ordinance approving Zoning Code amendments related to accessory dwelling units that implement the provisions of Government Code Section(s) 66314 and 66333.
COMMUINITY OUTREACH
CCMC Section 17.630.010 requires public notification via a publication in the Culver City News, a minimum of 14 days prior to the formal public hearing. Accordingly, a public notice was published in the Culver City News and posted on the City website and distributed electronically via GovDelivery on 2/6/25. As of the writing of this report, no comments have been received.
FISCAL ANALYSIS
There is no fiscal impact related to this item.
CONCLUSION
Recent determinations by the State have resulted in the need to modify the Zoning Code to comply with State law. The Code modifications will ensure that accessory dwelling unit regulations in Culver City comply with State law, while also addressing the housing crisis. Staff proposes findings can be made and recommends the Planning Commission recommend adoption of the amendments to the City Council.
Since 2021, 333 ADUs have been permitted in Culver City.
ATTACHMENTS:
1. Proposed Planning Commission Resolution No. 2025-P004, including Exhibit A: Proposed Zoning Code Text Changes in “strikethrough/underline” format
MOTION:
That the Planning Commission:
Adopt Resolution No. 2025-P004 recommending to the City Council approval of Zoning Code Amendment P2025-0012-ZCA, amending Culver City Municipal Code (CCMC) Title 17 Zoning Code, Section 17.400.095 Residential Uses - Accessory Dwelling Units.