City of Culver City, California
Agenda Item Report
RECOMMENDATION:
Staff recommends the City Council:
1. Adopt a Negative Declaration based on the Initial Study finding that the project
will not have a significant adverse impact on the environment; and,
2. Adopt a Resolution adopting General Plan Element Amendment, GPE
P2013099, regarding the City of Culver City 2013-2021 Housing Element.
INTRODUCTION:
The Housing Element is one of nine elements comprising the City of Culver City’s
General Plan (seven of which are mandatory per State law) and is the only element
that the State is mandated to review. The Housing Element specifically addresses
the City’s vision as it relates to housing. It is the primary planning guide to identify
and prioritize the City’s housing needs with goals, policies, and programs to address
those needs and provides a planning tool to demonstrate to the California
Department of Housing and Community Development (HCD), how the City plans to
meet its housing objectives.
The Housing Element is unique among General Plan elements in the extent to which
State law prescribes local policies, and the Legislature has granted HCD the
authority to review local governments’ housing elements and issue findings
Meeting Date: 01/27/14 Item Number: PH-2
CITY COUNCIL AGENDA ITEM: PUBLIC HEARING – (1) Adoption of a Resolution
Adopting General Plan Element Amendment, GPE-P2013099 Regarding the City of
Culver City 2013–2021 Housing Element; and (2) Adoption of a Related Negative
Declaration.
Contact Person/Dept.:
Jose Mendivil / CDD
Phone Number:
(310) 253-5757
Fiscal Impact: Yes [] No [X] General Fund: Yes [] No [X]
Public Hearing: [X] Action Item: [] Attachments: [X]
Public Notification: Notice of Public Hearing was published in the Culver City News
(12/19/13; 01/02/14). Notice of Public Hearing was mailed to Culver City Organizations,
Housing Advocates, and Developers (12/18/13); Meetings and Agendas – City Council
(01/21/14).
Department Approval:
Sol Blumenfeld (01/15/14)
City Attorney Approval
Carol Schwab (by H. Baker) (01/20/14)
Chief Financial Officer Approval:
Jeff Muir (by M. Noller) (01/21/14)
City Manager Approval:,
John M. Nachbar (01/21/14) City of Culver City, California
Agenda Item Report
regarding whether, in its opinion, those housing elements substantially comply with
the requirements of State law (Government Code Section 65580 et seq.). Cities are
required to submit draft housing elements to HCD for review prior to adoption, and
must also submit adopted housing elements for final review. Failure to adopt a
housing element that HCD finds to be in compliance with State law may result in the
loss of eligibility for community development grant funds and cities may be required
to prepare more frequent housing element updates in the future. Cities are also
required to report annually to HCD regarding their progress in implementing the
policies and programs contained in their adopted housing elements. Further, HCD
certification confers a presumption of validity in the event of a legal challenge to a
city’s housing element.
In accordance with current State law, the City must adopt the proposed draft of the
2013-2021 Housing Element (“Draft Housing Element”) no later than February 12,
2014 in order to maintain an eight-year housing element cycle, with the next update
due in late 2021/early 2022. If the City fails to adopt the Draft Housing Element by
this date, then the City will be subject to a four-year rather than an eight-year cycle
and the adopted housing element will expire in October of 2017. In effect, the City
will be subject to an additional housing element cycle if it fails to successfully enact
an updated housing element by February 12, 2014.
BACKGROUND:
On September 16, 2013, a Joint City Council/Planning Commission Community
Public Workshop was held to provide an opportunity for public involvement and
feedback on the Draft Housing Element.
On September 26, 2013 Staff submitted the Draft Housing Element to HCD for its
60-day review period. On November 25, 2013, HCD issued a pre-certification or
draft “in compliance” letter (Attachment No. 5). HCD determined the Draft Housing
Element complies with State housing law and is prepared to certify the Draft
Housing Element, subject to certain revisions as discussed herein and the City
Council’s adoption of the document in its current form.
On January 8, 2014, the Planning Commission conducted a public hearing on the
2013-2021 Housing Element and (1) adopted a Negative Declaration, in accordance
with the California Environmental Quality Act (CEQA), finding the project will not
result in significant adverse environmental impacts; and (2) recommended the City
Council approve General Plan Element Amendment, GPE-P2013099 and adopt the
2013-2021 Housing Element. For a full summary of the background and analysis of
the 2013-2021 Housing Element please see the January 8, 2014 Planning
Commission Staff report (Attachment No. 3). City of Culver City, California
Agenda Item Report
ANALYSIS:
HCD Review and Subsequent Revisions
After staff submitted the Draft Housing Element to HCD for review, HCD contacted
staff with additional comments and questions. These revisions are incorporated into
the Draft Housing Element. Below is a summary of the revisions:
• Clarification of Table IV-2. Table IV-2 on Page IV-4 summarizes Zoning
Code development standards related to residential uses. The summary
table omitted a footnote that is in the Zoning Code that states transitional
and supportive housing is subject to only those restrictions that apply to
other residential uses of the same type in the same zone. Pursuant to
HCD’s request, staff has inserted this footnote into the Draft Housing
Element summary table.
• Analysis on nine (9) unit restriction in the RMD zone. Maximum density
(the number of units per lot) in the Residential Medium Density Multiple
(RMD) Zone is 1 unit per 1,500 square feet of lot area which equates to 29
units per acre. Further the Zoning Code requires that no lot shall be
developed with more than 9 units even if the density calculation noted
above results in more than 9 units. Measure 2E of the Current Housing
Element committed the staff to providing the City Council an analysis of
this 9 unit cap with the potential recommendation of removing the
restriction (but maintaining the 1:1,500 density factor). This analysis or
study was not performed in the previous Housing Element cycle and HCD
asked that the City commit to completing this analysis within one year of
this current cycle. Staff proposed (and HCD accepted) that the study be
delivered to the City Council no later than the end of September of 2014.
This is reflected in Measure 2E carried over from the Current Housing
Element. The target completion date is shown in Table V-2 on Page V-15
of the Draft Housing Element.
• Supportive Housing. In the Current Housing Element, Measure 2L
committed the City to amending the Zoning Code to address Senate Bill 2
(SB2) and the mandatory requirements contained therein relating to
Supportive Housing. In August of 2013, SB2 related Zoning Code
amendments were adopted by the City Council requiring that supportive
housing be treated as a residential use subject only to the requirements
and restrictions of housing of the same type in the same zone. Culver City
relied on previous State Planning Law that allows cities to impose City of Culver City, California
Agenda Item Report
additional regulations on Supportive Housing serving seven (7) or more
residents. The August 2013 Zoning Code amendments required a
Conditional Use Permit (CUP) for Supportive Housing serving 7 or more
residents. HCD noted that SB2 supersedes previous State Planning Law
relating to Supportive Housing and that a CUP can be placed on these
residential uses regardless of the number of residents if other residential
uses do not require a CUP. Since the Zoning Code does not require a
CUP for a residential use of the same type (i.e. single family dwelling,
duplex, triplex or multi-family dwelling) as similar residential uses allowed
in the same zone that supportive housing is allowed, a CUP cannot be
required for a supportive housing units. Measure 2L has been revised to
include a commitment to amend the Zoning Code by removing the CUP
requirement for supportive housing dwellings with 7 or more residents.
HCD asked that this be completed within the first year of the 2013–2021
Housing Element period; the date of completion for this amendment is July
of 2014. Revisions to Measure 2L are reflected on Page V-11 and in
Table V-2 on Page V-15 of the draft Housing Element.
PLANNING COMMISSION HEARING AND PUBLIC COMMENTS:
At the January 8, 2014 Planning Commission hearing all the Commissioners
recognized that the Draft Housing Element is pre-certified by HCD and expressed
support for the document and recommended it be approved by the City Council as
presented. As noted by staff, the Planning Commission was informed that revising
the document at this time will generate another HCD round of review which will
result in the City missing the February 12, 2014 deadline and being subject to a four-
year instead of eight-year housing element cycle, as discussed above.
During the hearing one Commissioner stated that other strategies not otherwise
found in the Draft Housing Element could be used to promote affordable housing
including: reduced parking requirements, priority processing, by-right development
allowances, and fee reductions. These suggested strategies for assisting in the
development of affordable housing would require further research and study by staff
and could be incorporated into the Community Development Department work plan
for the next fiscal year if approved by the City Council.
Public testimony was received from one resident who also submitted a letter to HCD
into the record and stated that the City needs to produce more affordable housing for
very low and low income levels and that there should be a concerted effort to
institute rent control (Attachment No. 6).
City of Culver City, California
Agenda Item Report
Staff responded that with the elimination of redevelopment agencies by the State, it
is no longer possible to accumulate the amount of funding needed to construct
affordable housing and that over the last two years the City has expended its entire
Low Moderate Income Housing Fund to construct new housing at Tilden Terrace
and to secure 30-year low and moderate income covenants at 4043 Irving Place.
The cost to develop new housing and to secure 30-year affordable housing
covenants is substantial and without redevelopment agencies, there is no method
currently available to finance affordable housing at the local level. Redevelopment
agencies had for many years largely funded affordable housing developments and
the retention, preservation, and maintenance of affordable units. Nevertheless, the
programs in the Draft Housing Element continue to reference former Culver City
Redevelopment Agency sponsored projects in the event that tax increment funding
is made available by the State. For a full discussion of the public comments on the
2013-2021 Housing Element please see the January 8, 2014 Planning Commission
Staff report (Attachment No. 3).
ENVIRONMENTAL DETERMINATION:
Pursuant to the California Environmental Quality Act (CEQA) guidelines, an Initial
Study prepared for the General Plan Housing Element Amendment determined that
the Amendment will not have a significant adverse impact on the environment and
that a Negative Declaration finding is appropriate. Approval of the 2013-2021
Housing Element will not result in additional housing construction beyond the level
currently anticipated in the Land Use Element of the General Plan. There is no
specific development projects associated with the adoption of the Housing Element.
The Amendment is consistent with other elements of the General Plan, the Zoning
Code, and State housing law. A copy of the proposed Negative Declaration, Initial
Study (Attachment No.4), and the 2013-2021 Housing Element were made available
for public review in accordance with CEQA guidelines and regulations.
FISCAL ANALYSIS:
There is no fiscal impact associated with the City Council adoption of the 2013-2021
Housing Element. The 2013-2021 Housing Element update effort is part of an
approved budget by the City Council and does not require action on the part of the
Planning Commission or the City Council that would necessitate expenditure of
additional City funds at this time. Implementation measures described in the
Housing Element will be funded by a combination of State and Federal grants and
the City’s General Fund. Staff will seek approval of funding for the implementation
measures from the sources listed.
City of Culver City, California
Agenda Item Report
CONCLUSION:
The 2013-2021 Housing Element in its current form has been pre-certified by HCD
because it meets all of the criteria mandated by State housing law. Therefore, staff
recommends the City Council adopt the 2013-2021 Housing Element without
additional substantive changes. Further substantive changes to the document will
require staff to send the document back to HCD for another review cycle. This will
require additional time before City Council adoption of the Housing Element and will
result in the City missing the February 12, 2014 adoption deadline. Housing
Elements adopted prior to February 12, 2014 will be on an eight-year cycle with the
next housing element due in 2021/early 2022. Housing Elements adopted after
February 12
th
will be on a four-year cycle with the next element due in 2017.
Following adoption of the document by the City Council, staff will transmit the
adopted Housing Element to HCD and request certification of the document.
ATTACHMENTS:
1. Proposed Resolution
2. Planning Commission Resolution No. 2014-P001
3. Planning Commission Staff Report – January 8, 2014
4. Negative Declaration and Initial Study
5. HCD pre-certification (draft “in compliance”) letter dated November 25, 2013
6. Comment Letter From a Resident Submitted to HCD
7. 2013–2021 Housing Element dated January 2014
MOTIONS:
That the City Council:
1. Adopt a Negative Declaration based on the Initial Study finding that the project
will not have a significant adverse impact on the environment; and,
2. Adopt a Resolution adopting the proposed General Plan Element Amendment,
GPE P2013099, regarding the City of Culver City 2013-2021 Housing Element.
MEETING DATE: 1/27/14
AGENDA ITEM: PUBLIC HEARING - General Plan Element Amendment, GPE-P2013099
and Negative Declaration regarding the 2013-2021 Housing Element.
ATTACHMENTS
Pages
1. City Council Resolution No. 2014-R___ 1-5
2. Planning Commission Resolution No. 2014-P001 6-10
3. Planning Commission Staff Report – January 8, 2014 11-22
4. Negative Declaration and Initial Study 23-50
5. HCD pre-certification (draft “in compliance”) letter November 25, 2013 51-53
6. Comment Letter From a Resident Submitted to HCD 54-61
7. 2013–2021 Housing Element dated January 2014 62-218
Attachment No. 1
City Council Resolution No. 2014-R___
12345
Attachment No. 2
Planning Commission Resolution No. 2014-P001
678910
Attachment No. 3
Planning Commission Staff Report –
January 8, 2014
11 City of Culver City, California
Planning Commission Agenda Item Report
Page 1 of 11
RECOMMENDATION:
That the Planning Commission:
1. Adopt a Negative Declaration based on the Initial Study finding that the
project will not have a significant adverse impact on the environment
(Attachment No. 2); and,
2. Adopt Resolution No. 2014-P001 (Attachment No. 2) recommending approval
to the City Council of the proposed General Plan Element Amendment, GPE-
P2013099 regarding the 2013–2021 Housing Element (Attachment No. 5).
PROCEDURES:
1. Chair calls on staff for a brief staff report and Commission poses questions to
staff as desired.
2. Chair opens the public hearing, providing the general 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.
Meeting Date: January 8, 2014 Item Number: PH-1
AGENDA ITEM: General Plan Element Amendment, GPE-P2013099 and Negative
Declaration Regarding the 2013–2021 Housing Element.
Contact Person/Dept.:
Jose Mendivil / CDD
Phone Number:
(310) 253-5757
Public Hearing: [X] Action Item: [] Attachments: [X]
Public Notification: Notice of Public Hearing was published in the Culver City News
(12/19/13; 1/2/14). Notice of Public Hearing was mailed to Culver City Organizations,
Housing Advocates, and Developers (12/18/13); Master E-Mail Notification List
(01/2/14).
Planning Approval: Thomas Gorham,
Planning Manager
Department Approval: Sol Blumenfeld,
Community Development Director
12 City of Culver City, California
Planning Commission Agenda Item Report
Page 2 of 11
INTRODUCTION:
The Housing Element is one of nine elements comprising the City of Culver
City’s General Plan (seven of which are mandatory per State law) and is the
only element that the State is mandated to review. The Housing Element
specifically addresses the City’s vision as it relates to housing. It is the
primary planning guide to identify and prioritize the City’s housing needs with
goals, policies, and programs to address those needs and provides a
planning tool to demonstrate to the State how the City plans to meet its
housing objectives.
The Housing Element is unique among General Plan elements in the extent
to which State law prescribes local policies, and the legislature has granted
the California Department of Housing and Community Development (HCD)
the authority to review local governments’ Housing Elements and issue
findings regarding whether, in its opinion, the Housing Element substantially
complies with the requirements of State law (Government Code Section
65580 et seq.). Cities are required to submit draft Housing Elements to HCD
for review prior to adoption, and must also submit adopted elements for
review. Failure to adopt a Housing Element that HCD finds to be in
compliance with State law may result in the loss of eligibility for community
development grant funds and cities may be required to prepare more frequent
Housing Element updates in the future. Cities are also required to report
annually to HCD regarding their progress in implementing the policies and
programs contained in the Housing Element. Further, HCD certification
confers a presumption of validity in the event of a legal challenge to the
Housing Element.
BACKGROUND:
The City’s current Housing Element was adopted on June 7, 2010 for the
planning period or cycle from 2008 to 2014, and was certified by HCD as
meeting all the requirements of State law. The Draft Housing Element covers
the planning period of October 2013 to October 2021. This Housing Element
“cycle” commenced on October 4, 2012 when the Southern California
Association of Governments (SCAG) approved the Regional Housing Needs
Assessment (RHNA) allocation for the period of October 2013 to October
2021 (this is the 5
th
RHNA and Housing Element Cycle). The RHNA identifies
the new housing needs for all economic levels in each city and county within
the six-county SCAG region|1010| during this planning period.
|1010| The SCAG region is comprised of Los Angeles, Orange, Riverside, San Bernardino, Imperial and Ventura counties.
13 City of Culver City, California
Planning Commission Agenda Item Report
Page 3 of 11
As a result of recent State law (passed after the current Housing Element was
adopted) which requires that new Housing Elements coincide with the most
recent update to the Regional Transportation Plan (RTP), this Housing
Element update is due at an earlier date than previously anticipated. The
current RTP was adopted by SCAG in 2012 and is based upon an 8-year
planning cycle. The RHNA which is part of the RTP is also on this 8-year
cycle (with cycle years as noted above – 2013 to 2021). As a result of
recently enacted State law and the 2012 adoption of the current RTP and
RHNA, Housing Elements are now due to HCD for review in October of 2013.
Had this recent legislation not been enacted the Current Housing Element
would have been valid through 2014 and the next update would have
occurred in 2015.
Additionally, this abbreviated schedule requires that cities adopt a Housing
Element update no later than February 12, 2014 in order to maintain the 8-
year Housing Element cycle noted above, with the next update due in late
2021/early 2022. If the City fails to adopt the Draft Housing Element by this
date, it will be on a 4-year rather than an 8-year cycle and the Updated
Housing Element will expire in October of 2017. In effect, the City will be
subject to an additional Housing Element cycle if it fails to successfully enact
an Updated Housing Element by February 2014.
The Draft Housing Element can be viewed as an update to the current
Housing Element which has been certified as compliant with State law by
HCD. Little has changed in the City’s demographic and housing profile since
the adoption of the current Housing Element. The RHNA numbers for this
update are much smaller (185 total dwelling units) compared to the current
Housing Element RHNA (504 total units). HCD recognizes that little has
changed since the last cycle and does not expect cities to completely rewrite
their current certified housing elements but rather update the documents to
reflect the minor changes that have occurred within the last three years.
HCD is likely to approve and certify the Draft Housing Element if the City can
demonstrate the following:
? The City has the land capacity to build 185 new units in this next 8 year
Housing Element cycle;
? The City has enacted amendments to its Municipal Code as required in
the current Housing Element that address transitional/supportive housing,
reasonable accommodation procedures, and single room occupancy
(SRO) units;
14 City of Culver City, California
Planning Commission Agenda Item Report
Page 4 of 11
? The City has provided the public a review process of the Draft Housing
Element; and
? The City has analyzed current population and housing data for Culver City
as reported in the 2010 Census.
HCD is also aware of the challenges to affordable housing development
created by the State’s dissolution of redevelopment agencies.
Redevelopment Agency 20% low and moderate income set aside funds (Set
Aside Funds) were largely responsible for the funding of affordable housing
development and affordable housing preservation and maintenance
throughout the State. Several housing programs in the current Housing
Element cannot be implemented due to the loss of Set Aside Funds. Funding
to offset the loss created by the dissolution of redevelopment agencies may
become available as a result of future state or federal legislation.
Consequently, HCD has asked that cities not remove current housing element
programs that were dependent on Set Aside Funds. Instead HCD suggests
that cities add language in their housing elements that currently de-funded
programs will be resurrected once (and if) future funding becomes available.
Therefore, the measures and programs from the current Housing Element
have been carried over to the Draft Housing Element with language stating
that de-funded programs will be resurrected once funding becomes available.
The City initiated the 2013–2021 Housing Element update in January of 2013,
upon receiving Culver City’s final RHNA numbers from the Southern
California Association of Governments (SCAG). From January to August of
2013, staff worked to revise the current Housing Element, updating it as
necessary to reflect the City’s change in:
? RHNA numbers;
? Land inventory (to demonstrate sufficient land capacity for potentially
185 new housing units);
? Population, housing, and employment demographics;
? New affordable and market rate housing construction; and,
? The inventory of at-risk affordable housing units (units that are
covenanted for low income).
The 2013–2014 Draft Housing Element is an update of the previous Housing
Element (2008–2014) and a majority of all housing programs from the 2008–
2014 Housing Element have been carried over with revisions to some
programs. The contents of the 2013 - 2021 Housing Element are listed in
detail as an endnote to this staff report
a
.
15 City of Culver City, California
Planning Commission Agenda Item Report
Page 5 of 11
On September 16, 2013, a Joint City Council/Planning Commission
Community Public Workshop was held to provide opportunities for public
involvement and feedback. Appendix D of the Housing Element (Pages D-1
to D-4 of the Element – Attachment 5) contains a summary of comments from
the workshop and staff response to those comments. A chronology of key
milestone and public meeting dates is detailed as an endnote to this staff
report
b
.
On September 26, 2013 Staff submitted the Draft Housing Element to HCD
for their 60-day review period. On November 25, 2013 HCD issued a pre-
certification or draft “in compliance” letter (Attachment No. 3). HCD
determined the City’s 2013–2021 Housing Element complies with State
housing law and is prepared to certify the Draft Housing Element subject to
certain revisions as discussed herein below and adoption of the document by
the City Council in its current form.
ANALYSIS:
The following is a discussion relating to HCD comments and subsequent
revisions, and additional minor revisions to some measures.
HCD Review and Subsequent Revisions
Staff submitted the draft 2013–2021 Housing Element to HCD for review on
September 26, 2013, as authorized by the Planning Commission and the City
Council at the September 16, 2013, Joint Workshop. Subsequently, HCD
staff contacted City staff with additional comments and questions. After
careful review of HCD’s comments the City responded to HCD stating
revisions to the draft document would be made addressing their concerns.
These revisions are incorporated into the Draft Housing Element. Below is a
summary description of the revisions:
Clarification of Table IV-2. Table IV-2 on Page IV-4 summarizes Zoning
Code development standards related to residential uses. The summary
table omitted a footnote that is in the Code that states transitional and
supportive housing is subject to only those restrictions that apply to other
residential uses of the same type in the same zone. HCD staff asked that
this footnote be inserted into the summary table which staff has done and
is reflected in the Draft Housing Element.
Analysis on nine (9) unit restriction in the RMD zone. Maximum density
(the number of units per lot) in the Residential Medium Density Multiple
16 City of Culver City, California
Planning Commission Agenda Item Report
Page 6 of 11
(RMD) Zone is 1 unit per 1,500 square feet of lot area which equates to 29
units per acre. Further the code requires that no lot shall be developed
with more than 9 units even if the density calculation noted above results
in more than 9 units. Measure 2E of the Current Housing Element
committed the staff to providing the City Council an analysis of this 9 unit
cap with the potential recommendation of removing the restriction (but
maintaining the 1:1,500 density factor). This analysis or study was not
performed in the previous Housing Element cycle and HCD asked that the
City commit to completing this analysis within one year of this current
cycle. Staff proposed (and HCD accepted) that the study be delivered to
the Council no later than the end of September of 2014. This is reflected
in Measure 2E carried over from the Current Housing Element. The target
completion date is shown in Table V-2 on Page V-15 of the Draft Housing
Element.
Supportive Housing. In the Current Housing Element, Measure 2L
committed the City to amending the Zoning Code to address Senate Bill 2
(SB2) mandatory requirements relating to Emergency Shelters and
Transitional and Supportive Housing. In August of 2013, SB2 related
Zoning Code amendments were adopted by the City Council. These
amendments require that emergency shelters be allowed by right in at
least one section of the City and that transitional and supportive housing
be treated as a residential use subject only to the requirements and
restrictions of housing of the same type in the same zone. Several cities
including Culver City relied on previous State Planning Law that allows
cities to impose additional regulations on Supportive Housing serving
seven (7) or more residents.; The August 2013 Zoning Code amendments
required a Conditional Use Permit (CUP) for Supportive Housing serving 7
or more residents. HCD noted that SB2 supersedes previous State
Planning Law relating to Transitional and Supportive Housing and that no
special requirements such as a CUP can be placed on these residential
uses regardless of the number of residents. The August 2013 Zoning
Code amendments placed no restrictions on number of residents for
transitional housing and HCD concerns were only with the CUP
requirement related to supportive housing.
Staff reviewed the language and intent of SB2 as well as supporting
documentation from HCD and verified the requirements with John
Douglas, the City’s consultant on the current Housing Element and agreed
that further amendments were needed to ensure Culver City was fully
compliant with State housing law addressing supportive housing. Per
SB2, the Housing Element must demonstrate that supportive housing is
considered a residential use of the same type (i.e. single family dwelling,
17 City of Culver City, California
Planning Commission Agenda Item Report
Page 7 of 11
duplex, triplex or multi-family dwelling) as other residential uses of the
same type in the same zone the supportive housing is located in and no
special regulations can be imposed on the use that otherwise would not
be imposed on any other residential use. Since the Zoning Code does
not require a CUP for a residential use of the same type (i.e. single family
dwelling, duplex, triplex or multi-family dwelling) as similar residential uses
allowed in the same zone that supportive housing is allowed, a CUP
cannot be required for a supportive housing units .
Measure 2L has been revised to include a commitment to amend the
Zoning Code by removing the CUP requirement for supportive housing
dwellings with 7 or more residents and treating them as residential uses
regardless of the number of residents. HCD asked that this be completed
within the first year of the 2013–2021 Housing Element period; the date of
completion for these amendments is July of 2014. Revisions to Measure
2L are reflected on Page V-11 and in Table V-2 on Page V-15 of the draft
Housing Element. Amending the Zoning Code in a timely manner (by July
of 2014) will reduce the potential for legal challenges to the Zoning Code.
Acting on this measure to amend the Zoning Code will be expected of the
City by HCD. All jurisdictions in the State who have yet to amend their
respective codes relating to Supportive Housing (as it relates to SB 2)
must address this same issue in order to be in conformance with enacted
State Housing laws.
The revisions noted above do not change the intent or policies established in
the Housing Element or the Housing Measures that were reviewed by the
Planning Commission and City Council at the September 16, 2013, Joint
Community Public Workshop. HCD will certify the final Housing Element
affirming its consistency with State housing law if the document is adopted
with the revisions noted above.
Additional Minor Revisions to some Housing Measures
Measure 2K. Single Room Occupancy (SRO) Housing. The previous
Measure 2K committed the City to amending the Zoning Code to provide
development standards and a definition for SRO housing. This was
completed with the SB2 related Zoning Code amendments in August of 2013.
The revised Measure 2K in the Draft Housing Element states that the City will
implement development of SRO housing within mixed use developments
subject to specific SRO development standards.
Measure 2L. Zoning for Emergency Shelters and Transitional/Supportive
Housing. The previous Measure 2L committed the City to amending the
18 City of Culver City, California
Planning Commission Agenda Item Report
Page 8 of 11
Zoning Code to allow emergency shelters by right in at least one portion of
the City and to treat transitional/supportive housing as residential uses.
Zoning Code Amendments were completed in August of 2013, and as noted
above a commitment to supportive housing related amendments is
incorporated into a revised Measure 2L. Measure 2L is further revised to
state the City will implement development of emergency shelters and
Transitional Housing subject to specific development standards for
Emergency Shelters and existing residential standards for transitional
housing.
Measure 2N. Reasonable Accommodation Procedures. The previous
Measure 2N committed the City to amending the Zoning Code to provide
reasonable accommodations application process for persons with disabilities
seeking relief from Zoning standards that hinder the use of their homes (due
to their disability). This was completed with the SB 2 related Zoning Code
amendments in August of 2013. The revised Measure 2N in the current draft
Housing Element states that the City will process Reasonable
Accommodations requests subject to approval of an administrative approval
and compliance with applicable code standards.
PUBLIC COMMENTS:
The general public and City Council and Planning Commission members
provided comments at the September 16, 2013, Joint City Council/Planning
Commission Public Community Meeting. Appendix D of the Draft Housing
Element (Attachment 5) summarizes comments and staff response to
comments. Several comments addressed clarification of the document and
Housing Programs affected by the elimination of the Redevelopment Agency.
None of the comments or questions suggested the document should be
changed before sending it to HCD.
Only one written comment was submitted (directly to HCD) during their 60-
day review period, separate from the September 16
th
comments. A copy of
the written comment, submitted by a Culver City resident, is included in this
agenda item (Attachment No. 4). The two key issues raised by the resident
were a lack of rent control in the City resulting in lower income people forced
out of the City and criticism of the selection process for the twelve affordable
units in the Culver Villas project which gave priority to City of Culver City and
Culver City Unified School District employees. The resident specifically asked
that 4 initiatives be undertaken:
19 City of Culver City, California
Planning Commission Agenda Item Report
Page 9 of 11
1. Mandate a cap in the total percentage of allowable rent increases per
year that is linked to the Consumer Price Index.
2. Prohibit more than one rent increase per year.
3. Prohibit No-Fault evictions.
4. Require landlords to pay tenants’ relocation costs in certain instances
when tenants are required to vacate (such as for redevelopment).
The actions listed above are policy issues that the City Council must direct
staff to study if it so desires. These policy issues do not affect the certification
of the Housing Element. HCD received the letter and did not require revisions
or additional Housing Programs in response to the letter. HCD staff relayed
to City Staff that the accomplishments from the previous Housing cycle noted
in the Housing Element and the continued Housing Programs in the draft
document indicate that the City is committed to affordable housing efforts.
They recognize that the State legislated elimination of Redevelopment
Agencies throughout the State have impeded implementation of affordable
housing construction, retention, and maintenance/repair.
The selection process for the Culver Villas was a policy decision of the City
Council. The priority given to employees of the City and the School District
was done to promote the overall public welfare by helping to assure that City
and School District employees have adequate opportunities to live in
affordable housing within the community in which they serve. This policy
decision addressed jobs/housing balance concerns in addition to affordable
housing. City and school district employees who cannot afford housing in
Culver City obtain affordable housing further from the City which then
contributes to longer commute times and traffic congestion.
ENVIRONMENTAL DETERMINATION:
Pursuant to the California Environmental Quality Act (CEQA) guidelines, an
Initial Study prepared for the General Plan Housing Element Amendment
determined that the Amendment will not have a significant adverse impact on
the environment and that a Negative Declaration (ND) finding is appropriate.
Approval of the 2013–2021 Housing Element will not result in additional
housing construction beyond the level currently anticipated in the Land Use
Element of the General Plan. There is no specific development projects
associated with the adoption of the Housing Element. The Amendment is
consistent with other elements of the General Plan, the Zoning Code, and
State housing law. A copy of the proposed Negative Declaration, Initial
Study, and the 2013–2021 Housing Element were made available for public
review in accordance with CEQA guidelines and regulations.
20 City of Culver City, California
Planning Commission Agenda Item Report
Page 10 of 11
CONCLUSION:
The Draft 2013–2021 Housing Element in its current form has been pre-
certified by the HCD as it meets all of the criteria mandated by State housing
law. Therefore, Staff recommends that the Planning Commission adopt
Resolution No. 2014-P001 recommending the City Council adopt the 2013–
2021 Housing Element document without additional substantive changes.
Further substantive changes to the document will require staff to send the
document back to HCD for another review cycle. This will require additional
time before City Council adoption of the Housing Element and put the City in
jeopardy of not meeting the February 12, 2014 adoption deadline. Housing
Elements adopted prior to February 12, 2014 will be on an eight (8) year cycle
with the next housing element due in 2021/early 2022. Housing Elements
adopted after February 12
th
will be on a four (4) year cycle with the next
element due in 2017.
The City Council is scheduled to conduct a public hearing for consideration of
the Planning Commission’s recommendation and adoption of the Draft
Housing Element on January 27, 2014. Following adoption of the document
by the City Council, staff will transmit the adopted Housing Element to HCD
and request certification of the document.
ATTACHMENTS:
1. Resolution No. 2014-P001
2. Negative Declaration and Initial Study
3. HCD pre-certification (draft “in compliance”) letter dated November 25, 2013
4. Comment Letter From a Resident Submitted to HCD
5. 2013–2021 Housing Element dated January 2014
21 City of Culver City, California
Planning Commission Agenda Item Report
Page 11 of 11
a
Housing Element Contents: The 2013–2021 Housing Element is comprised of the following sections:
? Chapter 1 – Introduction: Introduction and overview of Housing Element content and requirements;
? Chapter II – Housing Needs Assessment: Analysis of population, household and employment trends,
characteristics of the housing stock, and a summary of current and projected housing needs;
? Chapter III – Resources and Opportunities: Evaluation of resources and opportunities that will facilitate
the development and preservation of housing for all economic segments of the community;
? Chapter IV – Constraints: Review of potential constraints to meeting identified housing needs;
? Chapter V – Housing Plan: Housing Plan to address identified needs, including housing goals, policies
and programs;
? Appendix A – Evaluation of the 2008 – 2014 Housing Element: Evaluation of the City’s housing
accomplishments during the previous planning period;
? Appendix B – Residential Land Inventory – 2013 – 2021: Inventory of potential sites for residential
development;
? Appendix C - Inventory of At-Risk Affordable Housing Units: Inventory of at-risk affordable housing
units;
? Appendix D – Public Participation Summary: Summary of public involvement activities during the
Housing Element update process;
? Appendix E – Acronyms: List of Acronyms; and
? Appendix F - Glossary
b
Key Milestones: The following summarizes a chronology of events regarding 2013–2021 Housing
Element update process:
? October 2012. Final RHNA Numbers are given to cities in the SCAG region.
? January 2013 to August 2013. Staff revisions to 2008–2014 Housing Element as preparation for the
Draft October 2013 – October 2021 Housing Element.
? September 16, 2013 – Joint City Council/Planning Commission Community Public Workshop. A Joint
Public Workshop held to review and discuss the Housing Element update and to receive public
testimony regarding the update. The Planning Commission unanimously voted to recommend and
the City Council unanimously voted to authorize staff to submit the Draft 2013–2021 Housing Element
to State HCD for review. The joint body requested minor revisions to the document.
? September 26, 2013- Submission of the Draft Housing Element to HCD. After minor revisions and
corrections staff submitted the Draft Housing Element to HCD for a streamlined 60-day review.
? November 25, 2013 – Compliance Letter from HCD. HCD letter finding that the City’s Draft 2013–
2021 Housing Element, with revisions as requested by HCD, meets State standards and will be in full
compliance once adopted by the City Council.
? January 8, 2014 – Planning Commission Adoption Hearing. The Planning Commission will
recommend the City Council adopt the 2013–2021 Housing Element and related CEQA findings.
? January 27, 2014 – City Council Final Adoption Hearing. After the Planning Commission Public
Hearing a subsequent City Council Public Hearing will be held for final adoption of the 2013–2021
Housing Element and related CEQA findings.
22
Attachment No. 4
Negative Declaration and Initial Study
23ATTACHMENT NO. 2 242526272829303132333435363738394041424344454647484950
Attachment No. 5
HCD pre-certification (draft “in compliance”) letter
dated November 25, 2013
51ATTACHMENT NO. 3
5253
Attachment No. 6
Comment Letter From a Resident Submitted to HCD
54I
SI::UREEN DAYTONA
October 25. 2013
'VIr. James Johnson
HCD Divislon of Housing Policy Development
2020 El Camino Avmuc, Suite 500
· Sacramt."'lto
California 95833
Re: Culver City Planning Deparrrnent Draft
Dear Mr. Johnson.
ATTACHMENT4
As a resident of Culver City who is deeply concerned with the lack of affordable housing here
and the utter lack oftenant's rights, I am submitting herein my comments on lhe draft of the
Housing Element report submitted to you on September 27, 2013 which (find to he lacking in
transparency A,.t the Special meeting/Workshop held on September 16, 2013, it was rc~t=rtcd
time and again that tbe Crty only need show you tbat lhcy have land available, not that tbey will
in f.act undertake any housing development to ameliorate the c-urrent hous.~ng problems.
There remain over 1,000 people on the list for affurdablc housing/reirtal assistance One thousand
four hundred and fortj -eight applications \VCre received fur the 12 low and moderate income units
at tbe much ballyhooed Culver Villas Project at 4043 Irving Place. What the Housing
Department fulled to mention when encouraging people to apply, was tbe fact that preference tor
aU of the twelve units ~'aS being given cxclusivcJy to the employees of the City and the Unified
School District. Please refer to paragraph numbered I l on page 3, specifically item (ii) of the
enclosed Agenda Item Report from the meeting held on July 26,2010 lry the Redevelopment
Agency. As J dclincalcd at the bottom of the page, item (i) from said paragraph did not apply, nor
has it ever. In otber words, tbe City saw fit to serve their own above the needs oftbe Culver City
residents and ta.,; payers and did absolutely nothing. to ameliorate the housing problems faced by
many residents. Egregiously~ six million dollars was provided by the Redevelopment Agency to
provide housing for twelve City and School District employees at the 4043 !n-ing Place, Culver
Villas project.
! relayed tbe above stated facts at a recent Culver City Council meeting and Marrin Cole, the
Assistant City Manager confirmed tbc veracity of my statements to tbe Cui ver City Council with
respect to the priority having been given to tbc City and School District emplovees. At that time,
there were as I recall, four units that had yet to be allocated to anyone and the City Council made
no attempt to correct a \VTong and give the opponunity for this housing to those genuinely in
need.
Setting a.~idc the twelve Culver ViiJas units, the City effectively generated fourteen very lm~' and
6 low affordable housing units in the past five years to serve ihe general population., known as the
Tilden Terrace project at ll042-56 Washin§,'i:On Boulevard. Over twelve hundred applications
were received for the Tilden Terrace units_ T1e-.:enty is a \VOCfu!Iy inad~quate tmmber of units to
55have been generated over a five year span. It should be noted that they did institute the lottery
system when awarding those units which is what the City should have done with respect to the
Culver Villas units.
There seems to be a serious disconnect, a total apathy for the wellbeing of Culver City renters,
many of whom have been and continue be forced out of the City by the ongoing housing
problems such as exorbitant rent increases being levied upon them which are exacerbated by a
total lack of tenant's rights as there are no Rent Stabilization Ordinances in place in Culver City
and renters simply have no effective recourse. It appears that as income properties are being sold,
the new owners are implementing huge rent increases in the 100% range. The rental increase I
received at the property where I live was for 45% and that was by far the smallest increase of my
neighbors for example who received increase notices in some cases, of more than 100% which
were to take effect in sixty days. Many who did not want to leave Culver City amongst them
some who had expected to enjoy their retirement here, have had to leave because they could not
absorb the enormous rent increases. For the last several years every housing program has been
put on hold indefinitely and as one journalist recently noted succinctly, the Culver City
Landlordffenant Mediation Board had previously been mistaken for a corpse, alluding to its'
historic utter lack of effectiveness since its inception.
The Culver City LandlordlTenant Mediation Board was created back in the mid 80's, at the time,
the City's solution to not implementing rent control, as a means to mediate rent increase disputes.
The time has come to acccpt that the LandlordlTenant Mediation Board on which I hereby
disclose I also serve, has been an abject failure, having only once in its' entire history and some
years ago at that, actually succeeded in negotiating a rent decrease from that originally demanded.
The Planning Department whilst indicating in their draft that the LandlordlTenant Mediation
Board did in fact undertake 33 mediations, failed to mention that every one of those was
unsuccessful in achieving a rent decrease and renters ultimately had to find alternative housing
and all with the exception of two, have moved out. Of those two that remain, one is moving
December I sl and the other is myself, stuck absorbing my $445/month rent increase for a tiny
studio for which I am now paying $1395 a month for because I am unemployed and can't move
without a job. There are still more seniors faced with absorbing huge rent increases who did not
bother to apply for mediation as they despondently decided quite rightly, that it would be an
exercise in futility. These seniors have no viable options, nowhere to turn.
There are currently no very low, low or moderate affordable housing projects underway. Nothing
meaningful is being done at all to address the housing problems faced here by residents, almost
half of whom of whom are renters. The homelessness count in Culver City as of January 2013
reflected a 15% increase from the prior one done two years earlier.
Absent good will and transparency, the City of Culver City needs to be held to a higher standard
to actually perform and make serious imoads to solving the Housing crisis. Meaningful Rent
Stabilization Ordinances to protect half the residents here, amongst them the disadvantaged,
seniors, those on disability and fixed incomes, need to be put into place without further delay or
posturing. Specifically, the following should be included:
1- A cap in the total percentage of allowable rent increase per year tied into the Consumer
Price Index.
2- A prohibition on more than one rent increase per year.
3- An end to no fault evictions being permissible.
4- Relocation fees be payable by landlords to tenants in certain instances when a tenant is
required to vacate such as for redevelopment.|1010|56I thank you for your consideration in reviewing and addressing all the issues I have raised herein.
I am available for any further questions should you wish to contact me.
/~~
Shireen Daytona|1010|57City of Culver City, California
Agenda Item Report
;~f1g.~; ·.ntrif~t1~-.1temNuIii'Qer: A... 1
tPEVEL~~l:N~
-
S:,,:r!,"it~~:=~~~::=:=
RECOMMENDATION:
Staff recommends the Redevelopment Agency Board (Agency Board) approve an
Affordable Housing Agreement with 4043 Irving Place Investors, LLC~ (Developer} to
provide approximateJy $6 million in funding for the creation of nine moderate and
three low income housing units at 4043 Irving Place (Property).
BACKGROUND:
In 2008, the Agency Board adopted a Comprehensive Housing Strategy (CHS) that
outlines the allocation of Housing Set Aside Funds to satisfy the requirements of the
Regional Housing Needs Assessment (RHNA), State Housing Element Law and
California's Community Redevelopment Law. The CHS is based on the concept of
providing mixed-income, low-density, scattered site affordable housing
developments.
On December 15, 2008, the City Council voted to allow construction of a mixed-use
project with 28 residential units, one 1,403 square foot commercial unit and 66
subterranean parking spaces on the Property. The building height was limited to 45
feet. At that same meeting, the City Council, as lead agency, made certain findings
and adopted a Mitigated Negative Declaration and Mitigation Monitoring program for
t'1e project. The proposed Agreement does not change the approved plans for the
/
[
---
58City of Culver City, California
Agenda Item Report
project (including, but not limited to, number of units, parking spaces, building height,
building envelope, and setbacks).
In early 2010, the Developer requested that the Agency Board consider participating
in the development by creating affordable housin9 units within the project. The
Agency Board's participation would restrict 12 of the 28 housing units to income
eligible tenants. The remaining 16 units would remain market rate units.
DISCUSSION:
If the Agency Board were to approve 12 affordable units, the units would be
comprised of 9 moderate income units (e.g., $67,000 maximum annual income,
based upon 2010 limits for a three-person household) and 3 low income units (e.9.,
$59,650 maximum annual income, based upon 2010 limits for a three-person
household). The 9 moderate units would be comprised of 5 one bedroom and 4 two
bedroom units arid the 3 low income units would be comprised of 1 one bedroom
and 2 two bedroom units. In consideration for Agency assistance, the affordable
units would be subject to covenants restricting rents to the maximum allowable
under Community Redevelopment Law for Los Angeles County based upon limits
published by the California Department of Housing and Community Development
(HCD).
The total amount of assistance required is approximately $6 million. Assistance is
necessary due to the existence of both a Feasibility and AffordabiJity gap. The
AfforQability Gap (approx. $2.6 million) results due to the property owner discounting
the rents for the 12 affordable units and the Feasibility Gap (approx. $3.4 million)
results from the property owner foregoing the potential to convert the units to
condominiums during the 55-year covenant period. The Agency's financial analyst,
Keyser Marston Associates (UKMA~), has reviewed the property owner's proposal
and believes the amount of assistance to be accurate.
The proposed deal points are as follows:
1. The units would be secured for 55 years via income and affordability covenants.
The covenants will be superior to any third party financing including first trust
deeds so that it will not be eliminated in the event of a default
2. The property would not be transferrable. without permission from the Agency
Executive Director, based upon the proposed transferee's qualifications, financial
capability and experience.
3. The AfforQability Gap would be funded in the form of a $2,626,000 grant or
forgivable loan and is conditioned on recordation of Affordable Covenants.
4. The Feasibility Gap would be funded in the form of a $3,366,000 loan with a
1.5% interest rate (payable from 25% of the net cash flow generated by the
project each year). The Agency loan shall be subordinated to any construction
and permanent loans.|1010|,-- ... -
59City of Culver City, California
Agenda Item Report
5. The loan would be secured by a subordinate trust deed on the property, and
other security documents.
6. Agency funds would be deposited in an escrow account and distributed
proportionally with the construction loan in accordance with an Intercreditor
Agreement.
7. Change orders that alter the predetermined size, layout, appliances, fixtures and
finishes of the qffordable units wili not be permitted during the construction
process without Agency approvaL The Agency will receive 50 percent of any
cost savings that occur during construction, to be applied toward repayment of
the Agency Loan.
8. The Agency would receive 50 percent of any revenues generated through the
sale or a cash-out refinancing of the Property. The maximum loan-to-value ratio
at the til)\e the property is refinanced and net revenues are generated is 75
percent, unless the Agency Executive Director agrees otherwise.
9. The Dev~loper will be required to reimburse the Agency up to $75,000 (subject to
cost verification) in the ~vent of agreement termination prior to the closing of
construction financing.
10. Construction is scheduled to begin in October 2011 and conclude in April 2013.
11. The Developer will be obligated to give priority in renting the affordable units to
f-* three groups, (i) first, persons who have been displaced by activities of the City
or the Agency, (ii) second, employees of the City and the Culver City Unified
School District, and (iii) third, persons on the Agency's Rental Assistance
Program Waiting List. The priority to be given to employees of the City anti the
School District will promote the public welfare by helping to assure that City and
School District employees have adequate opportunities to live in the community
they serve
12. The Agency will monitor the project to assure that the Developer is complying
with the rent and income restrictions on the affordable units and with the
approved Management Plan and Maintenance Program. The Developer will pay
a $5,000 annual monitoring fee to the Agency to help offset the Agency's costs in
this regard.
FISCAL ANALYSIS:
The approximate $6 million in proposed financial assistance equates to $499,000
per affordable unit. Assuming an average unit size of 1,200 square feet, this
equates to a per square foot cost of $416. This amount is in an affordable unit cost
range that is consistent with what Santa Monica ($460 per square foot) expends on
affordable units and what the Agency Board will likely spend on the Globe Avenue
project ($433 per square foot).
The financial assistance will be funded from the LoW/Moderate Income Housing
Fund (LMIHF), which has an available appropriable balance of approximately $16
million. The available appropriable balance is the amount available after making the
.$11 million loan to the Redevelopment Agency to pay their FY 2009-10 SERAF
:p.~(i) T)/IS /Te/y /(/lS #cl/6R /5c£?/V /J,£'.#~/C~.8~~
!6/7i///J/rf 7//~ .A?{)!/76" A//.lJC=O?6"# TO 3
/.;(?/t?R /7,:/ (;',)/ /~/G C /7)-' /?/VZJ SCh'{J~L.
b/JTR/CT 6'/??~coY66S.
l_" _
60City of Culver City, California
Agenda Item Report
obligation;~ Should the Agency Board approve the requested financial assistance,'
the available appropriable balance would decrease to approximately $10 million,
then increase incrementally over the next five years as the SERAF loan IS repaid to
the LMIHF.
ATTACHMENTS:
1. Draft Affordable Housing Agreement
. 2. Correspondence
3. Mitigated Negative Declaration and Mitigation Monitoring Program
MOTION:
That the Agency Board:
1. Approve and adopt the Mitigated Negative Declaration and Mitigation
Monitorinq Program for the project, in the form previously adopted by the City
Council: and.
2. Approve a Budget Amendment appropriatinQ $6 million from the
Low/Moderate Income Housing Fund pursuant to the Affordable Housinq
AQreement; and,
3. Approve an Affordable HousinQ Agreement with 4043 Irving Place Investors,
LLC. to create nine Moderate and three Low Income affordable housing units
at 4043 Irving Place; and,
4. Authorize the AQencv General Counsel. to review/prepare the necessary
documents; and,
5. Authorize the Executive Director to execute such documents on behalf of the
AQency.
l__
61
Attachment No. 7
2013–2021 Housing Element dated January 2014
62
CITY OF
CULVER CITY
OCTOBER 2013 – 2021
HOUSING ELEMENT
DRAFT
January 2014
1/8/14
ATTACHMENT NO. 5 63
Acknowledgements
The 2013-2021 Housing Element update was a collaborative effort of the City
Council/Planning Commission, city staff, and the many citizens of Culver City who gave
their time and energy to participate in public workshops and hearings. The city gratefully
acknowledges these efforts.
Culver City City Council
Jeffrey Cooper, Mayor
Meghan Sahli-Wells, Vice Mayor
Jim B. Clarke, Councilmember
Micheál O’Leary, Councilmember
Andrew Weissman, Councilmember
Culver City City Planning Commission
Scott Wyant, Chair
Linda Smith Frost, Vice Chair
Kevin Lachoff, Planning Commissioner
Dana Amy Sayles, Planning Commissioner
David VonCannon, Planning Commissioner
City Staff
Sol Blumenfeld, Community Development Director
Thomas Gorham, Planning Manager
Tevis Barnes, Housing Administrator
Susan Yun, Senior Planner
Jose Mendivil, Associate Planner
Joshua Williams, Associate Planner
Gabriela Silva, Assistant Planner
64City of C
I. Intr
A.
B.
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65City of Cul
C.
V. Hous
A.
B.
Appendix
Appendix
Appendix
Appendix
Appendix
Appendix
lver City Hou
Infra 2.
Lan 3.
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66City of C
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ulver City Ho
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67City of Culver City Housing Element
vi January 2014
Preface to Housing Element
The Housing Element is one of nine elements comprising the City of Culver City’s (the
“city”) General Plan (seven of which are mandatory per state law). The General Plan is a
comprehensive, long-term guide for the physical development of the city. The intent of
the General Plan is to communicate the city’s strategic thinking and philosophy for the
future to residential and business communities and to provide for the physical, social,
and economic needs of residents. In essence it is the city’s vision; the Municipal Code
enacts that vision with specific legislative language.
The Housing Element specifically addresses the city’s vision as it relates to housing. It is the
primary planning guide to identify and prioritize the housing needs of the city and outline
the goals, policies, and programs to address those needs while balancing community
character, objectives and resources. It is a planning tool that demonstrates how the city
intends to address its housing needs during the next eight years. More specifically, this
document is required to provide a Land Inventory Analysis that establishes the city’s
ability to accommodate its fair share of the region’s new housing construction. Various
tables in Appendix B list specific parcels that could accommodate new housing
construction with a variety of types and densities. While the land inventory indicates
potential development opportunities, there is no obligation on the part of owners to build
or redevelop these properties to the maximum potential indicated in this inventory of
sites. In the case where the city is the property owner, the city shall determine if
residential development is appropriate and consistent with applicable city plans and
regulations.
References to State Law. Throughout this document are references to state laws related
to housing. These references often cite particular bills – “AB” refers to Assembly Bills while
“SB” refers to Senate Bills – or the relevant section of a state code. Most state laws
relating to housing elements are found in Section 65580 et seq. of the California
Government Code, although some applicable laws are found elsewhere, such as in the
Health & Safety Code. A brief explanation of cited state laws can be found in the
Glossary. Legislative histories and the actual text of these laws may be downloaded at:
http://www.leginfo.ca.gov/calaw.html.
Elimination of Redevelopment Agencies. Historically affordable housing construction,
retention, rehabilitation, and maintenance were significantly funded by Redevelopment
Agency (RDA) Set-Aside funds created by RDA resources. In essence, implementation of
the city’s Housing Plan has been one of the various functions of the RDA.
Assembly Bill (AB) 26 and AB 27 were passed by the California State Legislature on June
15, 2011, and signed by Governor Edmund G. Brown Jr. on June 28, 2011. AB 26
immediately suspended all new redevelopment activity and dissolved all redevelopment
agencies effective October 1, 2011.
On December 29 2011, the California Supreme Court issued a final opinion on litigation
challenging AB 26 and AB 27, upholding AB 26, invalidating AB 27, and concluding that
AB 26 could be enforced independently from AB 27. The Court's opinion set in motion
68City of Culver City Housing Element
vii January 2014
short timeframes for agencies and legislative bodies to take necessary actions to comply
with the unwinding of the redevelopment agencies pursuant to AB 26. The Court ruled
that on February 1, 2012, all of the State’s 400 Redevelopment Agencies were to be
dissolved.
Pursuant to AB 26, jurisdictions were required to identify a “Successor Agency" to the
Redevelopment Agency prior to January 13, 2012. On January 9, 2012, the Culver City
City Council adopted a resolution designating the City of Culver City as the Successor
Agency to the Culver City Redevelopment Agency. The Successor Agency is responsible
for maintaining payments on enforceable obligations pursuant to an obligation schedule.
Enforceable Obligations are defined as:
a) Bonds, including debt service, reserves, or other required payments;
b) Loans borrowed by the agency for a lawful purpose including loans from the Low
and Moderate Income Housing Fund;
c) Payments required by the federal government;
d) Pre-existing obligations to the state or obligations imposed by state law;
e) Legally enforceable payments to agencies' employees, including pension
obligations and other obligations conferred through a collective bargaining
agreement;
f) Judgments and settlements entered into by a court or arbitration, retaining appeal
rights;
g) Legally binding contracts that do not violate the debt limit or public policy; and,
h) Contracts necessary for administration of the agency, such as for office space,
equipment and supplies, to the extent permitted.
Also on January 9, 2012, the Culver City City Council adopted a resolution activating the
Culver City Housing Authority and designating the Culver City Housing Authority to
receive the transfer of all housing assets, rights, powers, duties, obligation, liabilities and
functions previously performed by the Culver City Redevelopment Agency.
With the Court ruling on AB 26, several Housing Programs that relied on RDA Set-Aside
funds were de-funded effective February 1, 2012. Nevertheless the city has decided to
maintain all Housing Programs from the previous Housing Element. The de-funded
programs will be reactivated if and when future State/Federal funding sources become
available that the city is eligible to acquire. Chapter V and Appendix A of this document
reviews current and past programs.
69City of Culver City Housing Element I. Introduction
I-1 January 2014
I. INTRODUCTION
Incorporated in 1917, Culver City is centrally located between Venice Beach/Marina Del
Rey and downtown Los Angeles.
Culver City is a community of approximately 40,000 residents and measures approxi-
mately five square miles in area. Currently, Culver City’s top five employers are Sony
Pictures Entertainment, G & K Management Co., Culver City Unified School District,
Brotman Medical Center, and the City of Culver City (city government) according to the
city’s 2012 Comprehensive Annual Financial Report.
Today Culver City is a destination filled with outdoor cafes, unique shops and galleries
opening onto pedestrian-friendly boulevards, nationally recognized historic buildings,
media facilities, creative office uses, transit-oriented development, and the Hayden
Tract, which serves as a creative industries hub. Throughout its history Culver City has
maintained a small town atmosphere for its residents, has preserved single- and two-
family neighborhoods, and nurtured medium-density multiple-family apartments and
condominiums.
A. Purpose of the Housing Element
The purpose of the Housing Element is to identify the city’s housing needs and outline
goals, policies, and programs to address them. The Housing Element is an eight-year
plan, extending from October 1, 2013 through October 1, 2021. The primary issues
addressed in the Housing Element include: 1) preservation and improvement of the
existing housing stock, 2) housing availability for special needs populations, 3) planning
for a sufficient supply of new housing to meet the city’s fair share of regional need, and
4) fair housing.
B. Overview
State law requires the preparation of a Housing Element as part of a jurisdiction's General
Plan (Government Code §65302(c)). It is the primary planning guide for local jurisdictions
to identify and prioritize the housing needs of the city and determine ways to best meet
these needs while balancing community objectives and resources. The 2013 Housing
Element consists of five chapters: 1) Introduction, 2) Housing Needs Assessment,
3) Resources and Opportunities, 4) Constraints, 5) Housing Plan, and six Appendices. The
evaluation of the 2008 Housing Element is found in Appendix A, while Appendix B
contains background details regarding the city’s inventory of sites for housing
development. Appendix C identifies affordable housing units that are at risk of
conversion to market rate during the next ten years, along with a discussion of potential
resources and methods that could be used to preserve their affordability. A summary of
the public participation program is found in Appendix D, Appendix E contains a list of
Acronyms, while Appendix G contains a Glossary of commonly used terms in this Housing
Element.
70City of Culver City Housing Element I. Introduction
I-2 January 2014
A key component of the Needs Assessment is the quantification of new housing units
needed to accommodate growth in the region. This process, known as the Regional
Housing Needs Assessment (RHNA), is carried out by the Southern California Association
of Governments (SCAG) and allocates to each jurisdiction a share of new housing need
based on demographic trends, employment, and other community characteristics. The
RHNA identifies the level of new housing need that cities must plan for, but is not a
construction mandate or “quota”. The RHNA process is described further in Chapter II.
Guidelines adopted by the California Department of Housing and Community Develop-
ment must also be considered in the preparation of the Housing Element (§65585).
Periodic review of the Housing Element is required to evaluate (1) the appropriateness of
its goals, objectives and policies in contributing to the attainment of the state housing
goals, (2) its effectiveness in attaining the city's housing goals and objectives and (3) the
progress of its implementation (§65588).
C. Public Participation
Public participation is an important component of the planning process in Culver City,
and this update to the Housing Element has provided residents and other interested
parties numerous opportunities for review and comment. Public notices of all Housing
Element meetings and public hearings were published in the local newspaper in
advance of each meeting, as well as posting the notices on the city’s website. The draft
Housing Element was made available for review at City Hall, posted on the city’s website,
as well as at the Culver City Julian Dixon Public Library. The document was also made
available to housing organizations, housing advocates, and non-profit organizations
representing the interests of lower-income persons and special needs groups.
As part of the public review process, a joint City Council/Planning Commission Study
Sessions/Public Workshop, Planning Commission Public Hearing, and City Council Public
Hearing on the Housing Element were held. An extensive effort was made to inform
interested parties, including representatives of lower-income and special needs persons,
of all opportunities for involvement in the Housing Element update process. All of the
public meetings served as venues for review and discussion. Appendix D provides a
summary of public notification efforts and the comments and issues raised during the
preparation and public review of the 2013-2021 Housing Element.
After receiving comments on the draft Housing Element from the state Housing and
Community Development Department, a proposed final Housing Element was prepared
and made available for public review prior to adoption by the City Council.
D. State Housing Element Requirements
The preparation of the Housing Element is guided by California Government Code,
Article 10.6. The law governing the contents of Housing Elements is among the most
detailed of all elements of the General Plan. According to §65583 of the Government
Code:
71City of Culver City Housing Element I. Introduction
I-3 January 2014
The Housing Element shall consist of an identification and analysis of
existing and projected housing needs and a statement of goals, policies,
quantified objectives, financial resources, and scheduled programs for
the preservation, improvement, and development of housing. The
Housing Element shall identify adequate sites for housing, including rental
housing, factory-built housing, mobile homes, and emergency shelters,
and shall make adequate provision for the existing and projected needs
of all economic segments of the community.
E. Consistency with Other Elements of the General Plan
This Housing Element has been reviewed for consistency with other General Plan
elements. The policies and programs in this Element reflect the policy direction contained
in the rest of the General Plan. As portions of the General Plan are amended in the
future, the General Plan (including the Housing Element) will be reviewed to ensure
internal consistency is maintained.
The Land Use Element guides the type and intensity of housing units that can be
constructed in the various land use districts. Areas in the Land Use Element that are
designated for commercial and industrial uses create employment opportunities, which
in turn, create demand for housing. The Circulation Element establishes the location and
scale of streets, highways and other transportation routes that provide access to
residential neighborhoods and to the employment areas.
Because of the requirement for consistency between the various General Plan elements,
any proposed amendment or update to a General Plan Element will be evaluated
against the other General Plan Elements to ensure that no conflicts occur.
SB 1087 of 2005 (Government Code §65589.7) requires cities to provide a copy of their
Housing Elements to local water and sewer providers, and also requires that these
agencies provide priority hookups for developments with lower-income housing. The
Housing Element will be provided to these agencies immediately upon adoption.
72City of Culver City Housing Element I. Introduction
I-4 January 2014
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74City of Culver City Housing Element II. Housing Needs Assessment
II-2 January 2014
Table II-1
Population Trends, 1990-2007 –
Culver City vs. Los Angeles County
Jurisdiction 1990 2000 2007
Growth
1990-2000
Growth
2000-2007
Culver City 38,793 38,816 40,792 0.1% 5.1%
Westside cities* 193,787 192,478 205,653 -0.7% 6.8%
Los Angeles County 8,863,052 9,579,000 10,366,700 8.1% 8.2%
Sources: 1990 & 2000 Census; Calif. Dept. of Finance Table E-1 (2007)
*includes Culver City, Santa Monica, Beverly Hills, and West Hollywood
Table II-2 shows population, household, and employment projections for Culver City for the
years 2020 and 2035; the base year for the projections is 2008. The slow population growth rate
as noted in Table II-1 is expected to continue as noted in Table II-2 with a rate of 2.8%. With a
slow expected population growth rate, households are not expected to increase by a
significant amount. However there is an expected increase of 5,000 new jobs during the same
projection period. Appendix B – Land Inventory – indicates the city has sufficient land capacity
to build new housing that may be needed in the future to accommodate new residents as a
result of increased employment opportunities.
Table II-2
Culver City Projected Population, Household, and Employment Trends, 2008-2035
Jurisdiction 2008 2020 2035
Growth
2008 – 2035
Population 38,900 39,300 40,000 2.83%
Households 16,800 17,000 17,300 3.00%
Employment 45,400 47,900 50,400 11.01%
Sources: 2012-2035 Regional Transportation Plan/Sustainable Communities Strategy Growth Forecast (Adopted by SCAG Regional
Council on April 4, 2012)
Note: HCD Certified SCAG DATA
B. Household Characteristics
Household characteristics are an indicator of the type and size of housing needed in a city. The
Census defines a “household” as all persons occupying a housing unit, which may include
single persons living alone, families related through marriage or blood, or unrelated persons that
share a single unit. Persons in group quarters such as dormitories, retirement or convalescent
homes, group homes, or other similar living situations are included in population totals, but are
not considered households.
According to the 2005-2009 American Community Survey, Culver City had a total of 16,958
housing units and 16,278 households.
75C
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(1.01 or More)
eholds (1.01 or Mo
ed Households (1
ed
Community Survey
TA
II-3
ousehold in
e overcrow
ens, with sev
d household
w for a det
ulver City
Table II-3a
wding – Culv
Rente
Households
4,043
2,288
251
98
19
6,699
368
ore)
1.01 or More )
ncome and
wded when
vere overc
ds are usua
tailed defin
as reporte
ver City
ers
Percent Ho
60.35%
34.15%
3.75%
1.46%
0.28%
100.00%
5.49%
II. Housi
d the cost
there is mo
crowding w
ally a refle
nition of “a
ed in the 2
Owners
ouseholds Pe
6,913 72
2,513 26
131 1
22 0
0 0
9,579 10
153 1
521
3.20%
16,278
16,958
4.01%
ing Needs A
Ja
of housing
ore than on
when there
ction of th
ffordable”
2005-2009 A
ercent
2.17%
6.23%
.37%
0.23%
0.00%
00.00%
.60%
Assessment
anuary 2014
g. The U.S.
ne person
are more
he lack of
housing).
American
76Ci
Ba
co
Su
ba
oc
les
Ho
ex
re
as
fiv
ty of Culver
ased on U.
onditions th
urvey, in Cu
ased on U
ccupied un
ss than one
2.
ousehold in
xception of
sidents to
ssistance pr
ve categori
City Housing
O
0.5 or less
0.51 to 1
1.01 to 1.5
1.51 to 2
2.01 or Mor
Total House
Overcrowde
Total Overc
Percentage
Total House
Total Housi
Vacancy Ra
Source: 2009
Source: Table
EST2011-03-
S. Census
han the rest
ulver City, 3
.S. Census
nits. Overcro
e-half of the
Househol
ncome is a
f senior citiz
afford ho
rograms are
es used in H
g Element
Ove
ccupants Per R
re
eholds
ed Households (1
crowded Househo
e of Overcrowded
eholds Combined
ng Units
ate
-2011 American Com
e 3. Annual Estimate
06), U.S. Census Bu
standards,
t of Los An
3.2% or 52
criteria, in
owding in b
e county lev
ld Income
a primary f
zens or othe
ousing is d
e based on
Housing Ele
II-4
Ta
ercrowding –
oom
1.01 or More)
olds (1.01 or Mor
d Households (1.0
d
mmunity Survey 3-Y
es of Housing Units f
ureau, Population Di
Culver Cit
geles Coun
21 units of
ncluding 1.
both owne
vel.
e
factor affe
ers who ow
irectly rela
n income c
ements are
4
able II-3b
– Los Angel
Renter Occu
Households
716,578
677,539
157,164
92,112
51,739
1,695,132
301,015
re)
01 or More )
Year Estimate, Table
for Counties in Califo
ivision; Release Dat
ty residents
nty. Accord
all occupie
6% of own
r-occupied
ecting hous
wn a home
ated to ho
categories e
as follows:
es County
upied O
Percent Hou
42.27% 93
39.97% 47
9.27% 6
5.43% 1
3.05% 5
100.00% 1,5
17.76% 9
e B25014
ornia: April 1, 2010 t
te: June 2012
s live in rela
ding to 200
ed units we
ner-occupie
d and rente
sing needs
with little o
ousehold in
established
II. Housin
Owner Occupied
useholds Perc
38,272 62.0
79,150 31.7
69,998 4.63
8,362 1.2
5,894 0.39
511,676 100.0
94,254 6.24
395,269
12.33%
3,206,808
3,449,273
7.03%
to July 1, 2011 (HU-
atively less
05-2009 Am
ere conside
ed units an
er-occupied
s in a com
or no mortg
ncome. Ho
d in state an
g Needs Ass
Jan
d
cent
07%
70%
3%
1%
9%
00%
4%
-
crowded
merican Com
ered overc
nd 5.5% of
d units in th
mmunity – w
gage, the a
ousing nee
nd federal
sessment
uary 2014
housing
mmunity
crowded
f renter-
he city is
with the
ability of
eds and
law. The
77C
T
I
A
in
I
c
a
A
h
–
h|1010|r
A
t
m
r
r
City of Culve
Extre
Very
Low
Mod
Abov
The Extreme
ncome.”
According
n Culver Ci
I-4 below,
categories,
are estimat
3.
According
household i
– 2009 Ame
households
41.6% of ow
renters and
Although ho
to compen
maintenanc
renters, sev
related pro
er City Housin
emely Low
Low
erate
ve Modera
ely-Low, Ve
to SCAG’s
ity was $67
approxim
while just 1
ed to fall w
Culv
EL
1,625
*Based on Co
Note: HCD Ce
Overpay
to state ho
income. Ta
erican Com
(or 43.7%
wner househ
owners we
omeowners
nsate for
ce or repai
vere cost b
blems.
ng Element
Up
31%
51%
81%
te Ov
ery-Low an
profile of C
,736, (abou
ately 29.8%
15.61% we
within the Ex
ver City Hou
Distri
VL Lo
1,222 2,0
ounty Median House
ertified SCAG DATA
yment
ousing polic
ble II-5 disp
mmunity Sur
of renter
holds) were
ere found to
s enjoy inco
high housi
rs due to lim
burden can
p to 30% of A
% – 50% of A
% – 80% of A
% – 120% of
ver 120% of
nd Low cat
Culver City a
ut 26% high
% of Culv
re Moderat
xtremely-Low
usehold Distr
bution
ow Mod
009 2,540
hold Income (MHI) f
A
cy, overpay
plays estima
rvey period
household
e overpayin
o be overp
ome and p
ing costs,
mited funds
n require fa
II-5
Area wide
AMI
AMI
f AMI
AMI
tegories ta
and the 201
er than for
ver City ho
te and 54.5
w category
Table II-4
ribution by R
Above
Mod
8,873
from American Com
ying occurs
ates for ove
d by perce
s) and ap
ng for hous
aying for ho
property tax
lower-inco
s, which ca
amilies to d
Median Inc
ken togeth
10 Census,
Los Angele
ouseholds
54 % were A
y (<30% of A
RHNA Incom
EL VL
9.98 7.51
mmunity Survey 2005
when hou
erpayment
nt of incom
proximately
ing. Overa
ousing.
x deductio
ome home
an lead to d
double up
II. Housi
come (AMI
her are ref
the median
es County).
fell within
Above-Mod
AMI).
me Categor
% Distribution
Low
1 12.35
5-09 5-Year Average
sing costs e
by househ
me. Approx
y 3,992 ow
all 42.5% of
ns and oth
eowners m
deterioratio
resulting in
ing Needs A
Ja
)
erred to a
n househol
. As shown
the Lowe
derate. Ab
ry*
n
Mod Abo
Mo
15.61 54.
e
exceed 30%
holds during
ximately 2,9
wner house
all househo
er benefits
may need
on. For lowe
n overcrow
Assessment
anuary 2014
s “Lower-
d income
n on Table
er-Income
out 9.98%
ove
od
54
% of gross
g the 2005
931 renter
eholds (or
olds, both
that help
to defer
er-income
wding and
78Ci
C
Em
av
ho
Cu
Ta
Am
Ac
em
em
ty of Culver
C. Empl
mployment
vailable in e
ousing resid
1.
urrent emp
able II-6 sho
merican Co
ccording to
mployed in
mployment
City Housing
Per
In
Less th
10% to
15% to
20% to
25% to
30% to
35% to
40% to
50% or
Not Com
Total
Source:
Note: H
loyment
is an imp
each empl
dents can a
Current E
ployment ha
ows that th
ommunity S
o the figure
managem
t and techn
g Element
Overpa
rcent of
ncome
an 10%
14.9%
19.9%
24.9%
29.9%
34.9%
39.9%
49.9%
More
mputed
: 2005-2009 Ame
CD Certified SC
portant fac
oyment se
fford.
mployme
as a signific
he city had
Survey.
es in Table
ment and pr
nical, skilled
II-
aying Mortg
Rente
Households
279
515
883
988
709
514
404
739
1,274
394
6,699
erican Communit
AG DATA
ctor affectin
ctor and th
ent
cant influen
d a workfo
II-6 approxi
rofessional o
d and unskil
6
Table II-5
age or Rent
ers
Percent
4.20%
7.70%
13.20%
14.70%
10.60%
7.70%
6.00%
11.00%
19.00%
5.90%
100.00%
ty Survey
ng housing
he wages f
nce on hou
orce of 19,
imately 54.
occupation
led occupa
5
t – Culver C
Ow
Households
1,097
1,179
1,093
1,068
1,080
790
692
968
1,542
70
9,579
g needs w
or these job
using need
,772 person
25% of the
ns. About 2
ations cons
II. Housin
ity
wners
Percent
11.50%
12.30%
11.40%
11.10%
11.30%
8.20%
7.20%
10.10%
16.10%
0.70%
99.9%
within a co
bs affect th
ds during th
ns, as repo
e city’s work
22.65% wer
stituted 23.1
g Needs Ass
Jan
mmunity. T
he type an
his planning
orted by 20
king residen
re in service
10%.
sessment
uary 2014
The jobs
d size of
g period.
005-2009
nts were
e related
79C
A
(
e
a
r
W
o
M
jo|1010|jo
S
t
a
(
o
it
c
|1010|City of Culve
As of 2005 t
(484,776 em
employees)
accommod
residents ha
2.
While Culve
occupation
Manageme
obs or 36.9
15,065 jobs
obs. These
Sony, and S
the Hayden
along the W
(service). T
of jobs in C
t may be d
city.
U.S. Bureau o
er City Housin
Educational,
Professional
management
Retail trade
Finance, insu
Arts, entertai
Information
Manufacturin
Other service
Public admin
Transportatio
Wholesale tra
Construction
Armed forces
Agriculture fo
Total
Source: 2005-2
Note: HCD Cer
the five larg
mployees), r
), professio
dation & fo
ave a highe
Jobs in C
er City resid
ns, jobs in
ent and pro
9%). Techn
or 33.2% w
e numbers a
Symantec (
n Tract (tec
Washington
Taken toget
ulver City.
difficult for p
of the Census, 2
ng Element
Employme
O
health, and socia
scientific manag
t services
urance, and real e
nment, recreatio
ng
es except public a
nistration
on and Warehous
ade
s
orestry fishing an
2009 American Com
rtified SCAG Data
gest emplo
retail trade
onal, scie
ood service
er represent
Culver Cit
dents are m
the city a
ofessional jo
nical, manu
while service
are reflecte
(professiona
chnical/skil
n and Sepu
ther, skilled
With highe
people emp
2005 County Bu
ent by Occu
Occupation
al services
ement administra
estate
n, accommodatio
administration
sing and Utilities
d hunting and mi
munity Survey
oyment sec
e (410,193 e
ntific and
es (323,460
tation of pr
ty and Pro
more likely
are more
obs constitu
ufacturing, s
e sector job
ed in the sig
al); wareho
led/unskille
ulveda Bou
, unskilled,
er rents and
ployed in th
usiness Patterns.
II-7
Table II-6
upation – Cu
ative and waste
on and food servi
ning
ctors within
employees)
technica
0 employee
rofessionals
ojected Jo
to be emp
evenly dis
ute the ma
skilled, and
bs constitut
gnificant n
ousing and
ed); and th
levard com
technical,
d mortgage
hese sector
.
ulver City Re
Job
4,4
3,8
1,7
1,6
ces 1,6
1,6
1,4
1,1
74
63
46
41
15
14
19,7
Los Angele
, health ca
al services
es)|1010|. At 54
than the re
ob Growth
ployed in m
stributed a
ajority of the
d unskilled e
te 13,560 jo
umber of jo
studio rela
he numerou
mmercial c
and servic
es in the we
rs to find af
II. Housi
esidents
bs Pe
493 22
805 19
747 8
678 8
613 8
601 8
423 7
20 5
46 3
36 3
69 2
12 2
5 .0
4 .0
772 1
es County w
are & socia
s (359,249
4.25 %, Cu
est of the C
h
manageme
as shown i
e 45,340 job
employme
obs or 29.9%
obs in such
ted skilled
us restaura
orridors an
ce sector jo
est side of
ffordable ho
ing Needs A
Ja
ercent
2.7%
9.25%
.85%
8.5%
.15%
8.1%
7.2%
.65%
3.8%
3.2%
.35%
2.1%
08%
07%
00%
were manu
l assistance
employe
ulver City e
County.
ent and pro
n Table II-
bs in the ci
nt is repres
% of the to
h places as
and unskille
nts and re
d the West
obs form the
Los Angele
ousing in or
Assessment
anuary 2014
ufacturing
e (424,173
es), and
employed
ofessional
-7 below.
ty (16,715
sented by
tal 45,340
City Hall,
ed jobs in
tail stores
tfield Mall
e majority
es County,
r near the
80Ci
As
ba
sh
nu
th
ne
A
re
th
a
ov
ar
Ac
ne
th
W
as
Ci
ty of Culver
s stated in
ase year of
ows an ex
umbers of 1
ere is ade
eeded to a
3.
regional
asonably re
e rental an
larger perc
vercrowdin
reas.
ccording to
eed for mo
ese statistic
estside loc
spect of em
ity jobs/hou
City Housing
the beginn
f 2008 to 2
xpected inc
185 units an
quate land
ccommod
Information
Educational
Professiona
managemen
Retail Trade
Arts, enterta
services
Manufacturi
Other servic
Finance, ins
Construction
Transportat
Wholesale T
Public Admi
Agriculture f
Total Emplo
Source: 2006-
Note: HCD Ce
Jobs-Hou
balance o
elated to su
nd for-sale h
centage of
g and long
o Table II-8
re housing
cs do not re
cations and
mployment
using ratio in
g Element
ning of this
2035 (27 ye
crease of 5
nd the land
d capacity
ate new re
Jobs
Econo
, health, and soc
al scientific manag
nt services
e
ainment, recreatio
ng
ces except public
surance, and real
n
ion and Warehou
Trade
inistration
forestry fishing an
oyment
-2008 Census Trans
ertified SCAG Data
using Bala
of jobs-to-h
upply. Whe
housing ma
their incom
ger commu
below, the
in the Wes
eflect the f
d commute
patterns in
nto an una
II-8
Chapter,
ars) for po
5,000 new j
d inventory
y to constru
sidents attr
Ta
in Culver Ci
omic Sector
cial services
gement administr
on, accommodati
c administration
l estate
using and Utilities
nd hunting and m
sportation Planning P
ance
housing he
n the numb
arkets may
me for housi
ute times as
e current jo
stside area
fact that m
e relatively
n Los Angel
mbiguous C
8
Table II-2 s
pulation, h
jobs during
y analysis in
uct a suffic
racted by e
able II-7
ity by Econo
rative and waste
ion and food
s
mining
Package
elps to ens
ber of jobs s
become o
ing. In add
s workers se
obs to hous
of Los Ang
many peopl
short dista
les County
Culver City
hows proje
households
g the proje
n Appendix
cient numb
employmen
omic Sector
Number of
Employees
7,310
6,770
6,405
5,765
4,650
3,340
3,145
2,645
2,075
1,190
1,090
895
60
45,340
sure that
significantly
overheated
ition, a tigh
eek more a
sing ratio is
geles Count
e who wor
ances to C
makes it d
housing ne
II. Housin
ections for
and emplo
ction perio
x B of this d
ber of dwe
nt.
r
f
s %
16.1%
14.95%
14.1%
12.7%
10.25%
7.35%
6.95%
5.85%
4.6%
2.6%
2.4%
2%
.15%
100%
the dema
y exceeds t
d, requiring
ht housing m
affordable
s 2.67 pote
ty and Culv
rk in Culver
Culver City
difficult to tr
eeds assess
g Needs Ass
Jan
Culver City
oyment. T
od. The 201
document
llings that
%
%
and for ho
the housing
household
market can
housing in
entially indic
ver City. H
r City live in
jobs. This
ranslate the
ment.
sessment
uary 2014
y from a
able II-2
3 RHNA
indicate
may be
ousing is
g supply,
s to pay
n result in
outlying
cating a
owever,
n nearby
regional
e Culver
81C
D
T
h
h
a
h
s
T
p
la
u
m
e
d
m
s
s
m
r
y
City of Culve
D. Hou
This section
helps in ide
housing un
affordability
housing uni
separate liv
1.
The 2008-20
predomina
arger multi-
units were
mobile hom
either be tw
duplex) on
multi-family
same over t
shows the C
multi-family
respectively
years.
er City Housin
using Stoc
presents a
ntifying and
nits, recent
y, and assis
it is defined
ving quarter
Housing
014 Housing
ntly of sing
-family com
reported a
mes compris
wo detach
one parce
2-4 units.
the years, r
California D
units of 5 o
y. Percent
To
17
%
So
ng Element
Total Em
Housing
Jobs/Hou
Sources:
2005-2009
2006-2008
Note: HCD
ck Chara
an evaluatio
d prioritizing
growth tr
sted afford
d as a hous
rs, or if vaca
Type and
g Element r
gle-family d
mplexes (5+
as single-fa
sed the rem
ed dwelling
l. Duplexes
This propor
reflecting C
Departmen
or more un
ages for th
C
otal Si
Deta
7,486 6,
of Total 39
ource: Cal. Dept. of F
Jobs/H
C
mployees
Units
using Ratio
9 American Commun
8 Census Transporta
D Certified SCAG Da
acteristics
on of the c
g needs. Th
rends, age
dable units
se, apartm
ant, intend
d Growth
reported th
etached h
+ units), whi
mily attach
maining 1%.
g units on
would be
rtional brea
Culver City’s
nt of Financ
nits compris
he housing
California De
Housing Typ
ngle
ached
Sing
Attach
,920 1,58
9.6% 9.08
Finance Table E-5
II-9
Table II-8
Housing Rat
Culver City
nity Survey &
ation Planning Packa
ata
s
haracteristi
e factors ev
e and con
at-risk of lo
ent, mobile
ed for occu
Trends
hat the hou
homes, whic
ch compris
hed (i.e., c
. Homes on
one parce
captured u
akdown in
s slow grow
ce estimate
e the majo
types did
Table II-9
epartment o
pe Estimates
gle
hed
Two to
Four
87 2,086
8% 11.93
tio –
45,340
16,958
2.67
age
ics of the c
valuated in
ndition, ten
oss due to
e home, or
upancy as
using stock
ch made u
sed about
condo or d
n residential
l or two at
under single
housing typ
wth rate and
es for 2013
ority of hou
not drastic
of Finance
s for 2013
o Five Plus
6,697
38.3%
II. Housi
0
8
community’
nclude the
nure, vaca
conversion
r group of
separate liv
k in Culver
up about 3
36% of the
duplex apa
l two family
ttached un
e-family att
pe has rem
d home co
. Single fa
sing types
cally chang
Mobile
Homes
196
1.12%
ing Needs A
Ja
’s housing s
number an
ncy, housi
n to marke
rooms, occ
ving quarte
City was c
39% of all u
total. Abo
artment) un
y (R2) zoned
nits (also kn
tached and
mained rela
nstruction.
amily detac
at 39.6% a
ge over the
Assessment
anuary 2014
stock and
nd type of
ng costs,
et-rate. A
cupied as
ers.
comprised
units, and
out 11% of
nits, while
d lots can
own as a
d possibly
atively the
Table II-9
ched and
nd 38.3%,
e last five
82Ci
Ho
be
ex
th
Le
it p
Ta
An
Th
Ci
m
tw
ye
Ta
un
th
ow
kit
ty of Culver
2.
ousing age
efore string
xterior build
e most like
ead-based
peels off wa
able II-10 re
ngeles Cou
his table sho
ity were co
aintenance
wo-thirds of
ears and ho
able II-11 id
nits lacking
an 1% of r
wner-occup
tchens. A la
City Housing
Housing A
is often an
gent limits o
ding compo
ely to need
paint beco
alls, window
eports the
unty as a wh
Owner o
1990 o
1980-8
1970-7
1960-6
1950-5
1940-4
1939 o
Renter o
1990 o
1980-8
1970-7
1960-6
1950-5
1940-4
1939 o
Source: 2
ows that 68
onstructed
e and reha
the city’s h
ousing as re
dentifies the
complete
rental and
pied housin
ack of com
g Element
Age and C
important
on the am
onents coa
rehabilitat
omes hazar
ws and doo
age distrib
hole as rep
Ag
Cu
Year Built
occupied
or later
89
79
69
59
49
or earlier
occupied
or later
89
79
69
59
49
or earlier
2000 Census H36
% of the ow
prior to 197
abilitation, i
housing stoc
eported in th
e number o
kitchen or
owner occ
ng units and
mplete kitch
II-1
Condition
indicator o
mount of le
ted with lea
ion and to
rdous to ch
ors.
bution of th
orted in the
Ta
ge of Housin
lver City vs.
U|10 10101010101010101010|wner-occup
70. These fi
ncluding re
ck. There h
he 2000 ce
of Culver C
plumbing f
cupied unit
d approxim
en or plum
0
ns
of housing c
ead in pain
ad-based p
have lead
ildren unde
he housing
e 2000 Cen
able II-10
ng Stock by
. Los Angele
Culver City
Units %
9,033 100
353 4%
402 4%
2,094 23
938 10
2,414 27
1,817 20
1,015 11
7,578 100
187 2%
446 6%
1,923 25
1,594 21
1,445 19
1,148 15
835 11
pied housin
indings ind
emediation
has been n
nsus (Table
City owner-o
acilities and
ts lacked c
ately 2% of
bing faciliti
condition. H
nt were im
paint. Hous
d-based pa
er age six a
stock in C
sus.
Tenure –
es County
Los An
% Units
0% 1,499,6
% 101,56
% 173,41
% 185,44
% 222,64
% 403,78
% 209,29
% 203,54
0% 1,634,0
% 109,91
% 214,54
% 302,09
% 333,51
% 298,34
% 175,27
% 200,38
ng units and
icate the p
of lead-ba
o significan
e II-10) is ap
occupied a
d telephon
complete p
f renter occ
ies is an ind
II. Housin
Housing unit
mposed, ma
sing units bu
aint in dete
nd to preg
Culver City
ngeles County
s %
694 100%
63 7%
13 12%
47 12%
41 15%
84 27%
98 14%
48 14%
080 100%
17 7%
49 13%
96 18%
17 20%
42 18%
75 11%
84 12%
d 66% of ren
possibility o
ased paint,
nt loss of ho
proximately
and renter-
nes. This ta
plumbing f
cupied unit
dicator that
g Needs Ass
Jan
ts built prior
ay have in
uilt before 1
eriorated co
nant wome
compared
nted units i
of a need f
, for approx
ousing in th
y 10 years o
-occupied
able shows
acilities. Al
ts lacked co
t housing u
sessment
uary 2014
r to 1978
terior or
1970 are
ondition.
en when
d to Los
n Culver
or some
ximately
e last 10
older.
housing
that less
most no
omplete
nits may
83City of Culver City Housing Element II. Housing Needs Assessment
II-11 January 2014
need rehabilitation. Less than 1% and about 3% of owner and renter units respectively lacked
telephones. Based on this data, Culver City’s housing stock is in relatively good condition with
basic facilities present.
Table II-11
Households Lacking Kitchen, Plumbing, and Telephone Facilities by Type of Household –
Culver City
Status of Kitchen, Plumbing, and
Telephone Facilities
Owner Renter
Number % Number %
Households with Kitchens 9,540 99.59% 6,562 98%
Households without Kitchens 39 0.41% 137 2%
Total Households 9,579 100% 6,699 100%
Households with Plumbing 9,559 99.79% 6,688 99.84%
Households without Plumbing 20 0.21% 11 0.16%
Total Households 9,579 100% 6,699 100%
Households with Telephones 9,520 99.38% 6,500 97.03%
Households without Telephones 59 0.62% 199 2.97%
Total Units 9,579 100% 6,699 100%
Source: 2005-2009 American Community Survey
Note: HCD Certified SCAG DATA
A targeted field survey of selected neighborhoods was conducted in September 2007. The
surveyed neighborhoods were chosen based on the knowledge of experienced planning,
housing and code enforcement staff, with the intent of identifying areas where units in need of
repair are concentrated (see Figure II-1).
The survey found that 38% of the 202 units surveyed were considered to be in sound condition
although minor cosmetic work may be needed. About 32% of the units showed signs of minor
structural problems, while 30% were in need of major rehabilitation. Since the survey focused on
those areas known to have the highest incidence of problems, these statistics are not
representative of the entire city. Rehabilitation needs are considered to be far less prevalent in
other areas of the city.
A separate survey of residential multi-family dwelling (RMD) areas was also conducted (also
shown in Figure II-1). Within the RMD Zone study area, 414 properties and 631 dwelling units were
surveyed. This evaluation found that 87% of the units surveyed were considered to be in sound
condition although minor cosmetic work may be needed. About 12% of the units showed signs
of minor structural problems and 1% of the units were in need of major rehabilitation.
Based on the field surveys and staff knowledge of other areas not surveyed, it is estimated that
there may be approximately 140 housing units in need of minor to moderate repair and
approximately 67 units in need of major rehabilitation.
There are other dwelling units in the survey areas that were not noted (or counted) because
they showed no signs of debilitation. Within the RMD Zone survey, units that were not in need of
repair and located on properties that were fully developed based on Zoning Code density
maximums were not counted. Since the time the field survey was conducted, the housing stock
84Ci
an
pe
ec
ins
Ho
cit
oc
ty of Culver
nd conditio
ermits were
conomy tha
stead of se
3.
ousing vac
ty is relativ
ccupancy,
City Housing
ons for Culv
e issued for
at started
lling and pu
Vacancy
ancy rates
vely low a
and contri
To
Co
To
Va
So
No
g Element
ver City has
r tenant im
around 200
urchasing n
y
are shown
at about 4
bute to upw
otal Households
ombined
otal Housing Units
acancy Rate
urce: 2005-2009 Am
ote: HCD Certified SC
II-1
s not chan
provement
07/2008. R
new homes
n in Table II
%. The va
ward pressu
Ta
Housin
Cu
s
merican Community
CAG DATA
2
ged signific
ts to reside
Residents d
s.
I-12. The ta
cancy rate
ures on rent
able II-12
g Vacancy
ulver City
16
16|1010| Survey
cantly. A s
ential units d
ecided to
able shows
es in the
ts and mort
y –
6,278
6,958
4%
II. Housin
significant n
despite the
improve th
that the va
4% range
tgages.
g Needs Ass
Jan
number of
e down tur
heir existing
acancy rat
indicate n
sessment
uary 2014
building
n of the
g homes
te in the
near full
85City
of Culver City H
Housing Element t
Housing Co
II-13
Figure II-1
onditions Surve ey Area
II. Housing Nee eds Assessment
January 2014
86City of Cul
4.
a. Ho
State law
the area
?
?
?
?
?
Housing
housing e
(HUD) an
housing is
household
for high h
Table II-1
housing in
the maxim
the maxim
affordabl
income h
Maximum
interest ra
homeown
maximum
estimated
|1010| HCD me|1010| HCD pub
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Therefore
income
affordab
requirem
extent n
obligatio
lver City Hou
Housin
ousing Affo
w establishes
(i.e., Count
Extremely
Very-Low
Low (51-8
Moderate
Above Mo
affordabilit
expenses. A
nd the Ca
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ousing cost
3 shows af
n Los Ange
mum afford
mum afford
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households
m purchase
ates and
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emo of 4/18/0
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using Elemen
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(31-50% of
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oderate (ov
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According
alifornia De
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ffordable re
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dable mont
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ow-income
is $1,944.
prices are
qualifying
ation fees,
urchase pric
typical co
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ry-low- and lo
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at would resu
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nt
Criteria
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ent levels a
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more diffic
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, property
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nditions.
w.hcd.ca.gov
ncome limits f
ow-income ho
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hed by HCD fo
ult from the ap
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urces. In addi
counted tow
II-14
ries for purp
AMI”):
MI),
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f AMI).
relationship
partment o
of Housin
e monthly
these inco
and estima
e category.
extremely-
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ds is $1,708
cult to dete
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insurance
ome categ
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or each coun
ouseholds are
n high housin
or Los Angeles
pplicable perc
for assisted un
tion, affordab
ward the Rede
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poses of ho
p between
of Housing
ng and Co
payment is
ome limits m
ated afford
. Based on
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ermine due
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gory shown
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e used to dete
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s County are
centages of A
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ousing prog
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s no more
may be incr
dable purc
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ds is $1,068.
e maximum
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c. With th
n in Table II
7.pdf)
ia. The publish
ermine eligibili
like Southern
higher than th
AMI. The dete
depending up
osts may be re
Agency's hous
Needs Assess
January
grams base
d income
n Developm
Developm
than 30%
reased to a
chase price
pted stand
ds is $640, w
. The maxim
m for mode
ons in mortg
ax assessm
his caveat,
I-13 have b
hed income li
ity for some
California.
he calculated
ermination of
pon the
estricted to th
sing productio
sment
y 2014
ed on
and
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ards,
while
mum
rate-
gage
ments,
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been
mits
d
he
on
87City of Culver City Housing Element II. Housing Needs Assessment
II-15 January 2014
Table II-13
Income Categories and Affordable Housing Costs –
Los Angeles County
2013 County Median Income = $64,800 Income Limits
Affordable
Monthly Rent Affordable Price (est.)
Extremely Low (<30%) Up to $25,600 Up to $640 Up to $75,000
Very Low (31-50%) Up to $42,700 Up to $1,068 Up to $147,800
Low (51-80%) Up to $68,300 Up to $1,708 Up to $256,800
Moderate (81-120%) Up to $77,750 Up to $1,944 Up to $297,000
Above moderate (120%+) Over $77,750 Over $1,944 Over $297,000
Assumptions:
-Based on a family of 4
-30% of gross income for rent or PITI
-10% down payment, 5% interest, 1.25% taxes & insurance, $200 HOA dues
Source: Cal. HCD;
b. For-Sale Housing
Actual housing sales price statistics were gathered from SCAG Community Profile for
Culver City (May 2013) and City-Data.com. According to the SCAG Profile, Culver City’s
Medium Home Sales Price for 2012 was $448,250 (Source: U.S. Census, Cal. Dept. DOF,
MDA Data Quick, and SCAG).According to data for Culver City from City-Data.com, the
mean price in 2009 for various types of housing was:
? Detached houses: $642,325
? Townhouses or other attached units: $510,763
? In 2-unit structures: $919,812 (This likely reflects the sale price of both units
together)
? In 3-to-4-unit structures: $524,218
? In 5-or-more-unit structures: $266,486
Based on the estimated affordable purchase prices shown in Table II-13 lower-income
residents were not able to purchase units of any type while moderate-income residents
could only purchase condominium units within structures of 5 or more units. This data
illustrates that public subsidies are generally required to reduce sales prices to a level that
is affordable to low- and moderate-income buyers. At a median price of $448,250 for
condominiums, there is a “gap” of over $150,000 between the market price and the
maximum price a moderate-income household can afford to pay for a home. For low-
income households, this gap is over $190,000.
c. Rental Housing
According to City-Data.com in 2009 median rents in Culver City were:
? Median contract rent was $1,223
? Median rent asked for vacant for-rent units was $1,680
? Median gross rent in Culver City was $1,287
88City of Cul
When ma
pay (Tabl
difficult ti
affordabl
the extrem
E. Sp
Certain g
special c
income, f
residents
housing p
State Ho
disabilities
homeless
low-incom
1.
Accordin
the male
(Table II-1
Culver Ci
adults be
disabled
on data b
include b
percenta
the hand
assistance
lowered c
Persons w
allow the
accomm
code stan
incomes
Plan that
household
(Section
Preservat
(Acquisitio
Units), 2.F
Housing),
lver City Hou
arket rents a
le II-13), it is
ime finding
e rent at th
mely-low-in
pecial Ne
groups hav
ircumstanc
family char
may exper
problems.
using Elem
s, the elde
people, an
me persons
Person
g to Americ
population
4). Table I
ity which is
etween the
population
by zip code
both Culve
ges of the
icapped a
e programs
countertop
with disabilit
em full ac
odations p
ndards. In
than the p
t are inten
ds will indire
8 Rental
ion), 1.M
on/Rehab)
/G/H (Com
and 5.A (H
using Elemen
are compa
s clear tha
g housing w
he very-low
come leve
eeds
ve greater
ces. Such c
acteristics,
rience a hig
ment law d
erly, large
nd farm wo
and house
ns with Dis
can Comm
n was disa
II-15 reports
s approxim
ages of 23
n (140 and 1
e as gathe
er City an
total popu
nd the dev
s and univ
s, single-lev
ies may req
ccessibility
rocedure in
addition to
population
nded to e
ectly benef
Assistanc
(Tempora
, 1.P (Affo
mprehensive
Housing Pro
nt
ared to the
t very-low-
without ove
w-income le
el is over $60
difficulty i
circumstanc
disability, o
gher preva
defines “sp
household
orkers. In ad
eholds are d
sabilities a
munity Surve
bled and
s on the es
ately 323 p
3 and 54 m
100 respect
ered by the
d Los Ang
ulation in so
velopmenta
ersal desig
vel units and
quire excep
to housing
n July of 20
o physical a
at large. N
encourage
fit persons w
ce), 1.B (C
ry Emerge
ordable Ho
e Housing S
ogram Prom
II-16
amounts lo
and extrem
erpaying. T
evel is abou
00 per mon
n finding d
ces may be
or other con
alence of o
ecial need
ds, female-
ddition to th
discussed in
and Deve
ey, for the p
16.17% of t
timate for d
persons wit
making up
tively). The
e Westside
geles, estim
ome of the
ally disabled
n features
d ground flo
ptions to zo
g. The Cit
013, which p
accessibility
Numerous
housing t
with disabi
City Renta
ency Rent
using Deve
Strategy), 2
motion).
I
ow-income
mely-low-in
The gap b
ut $219 pe
nth.
decent, af
e related t
nditions. As
overpaymen
ds” groups
-headed h
hese group
n this sectio
lopmenta
period betw
the female
developme
h children
the majorit
e estimate f
Regional C
mates wer
e zip codes
d can be m
such as w
oor units.
oning or bui
ty Council
provides a
y, disabled
measures
that is affo
lities. Exam
al Assistan
tal & Relo
elopment
2.K (SROs), 2
I. Housing N
e household
ncome hou
between m
r month, w
ffordable h
o one’s em
s a result, so
nt, overcro
to includ
households
ps, the need
on.
al Disabilit
ween 2005-
e populatio
entally disa
up to the
ty of the d
for this pop
Center. Bec
re determi
. Housing o
maximized t
widened do
lding stand
adopted
process for
persons of
contained
ordable to
ples includ
nce), 1.I
ocation A
Assistance)
2.L (Transitio
Needs Assess
January
ds can affo
seholds ha
market rent
while the ga
housing du
mployment
ome Culver
wding, or o
e persons
with child
ds of extrem
ties
-2007, 10.41
n was disa
abled perso
age of 14
evelopmen
ulation is ba
cause zip c
ned by ta
opportunitie
through hou
oorways, ra
dards in ord
a reason
r relief of zo
ften have lo
in the Hou
o lower-inc
e Measure
(Neighborh
Assistance),
), 2.C (Sec
onal/Suppo
sment
y 2014
rd to
ave a
and
ap at
ue to
and
r City
other
with
dren,
mely-
1% of
abled
ons in
and
ntally
ased
odes
aking
es for
using
mps,
der to
nable
oning
ower
using
come
s 1.A
hood
1.N
cond
ortive
89City of C
West
2.
In 2010,
older w
America
househo
America
older w
incomes
unable t
can be
living a
following
seniors:
Housing
& Reloc
Assistanc
2.L (Tran
ulver City Ho
C
tside Region
Dist
b
0-14
15-22
23-54
55-65
65+ye
Total
* Thes
percen
for 902
Source
Elderl
there were
with the m
an Commu
olds respec
an Commu
were below
s and many
to maintain
addressed
arrangemen
g specific m
1.A (Secti
for Seniors
ation Assist
ce), 2.C (S
nsitional/Sup
ousing Eleme
Civilian Non
Male Disa
Total Male
Female D
Total Fem
Source: 20
Note: HCD
nal Center (W
tribution
by Age
years
2 years
4 years
5 years
ears
l
se Zip Codes contain
ntage of the populati
230 and 10% for 900
e: Westside Regiona
ly
e 5,806 pers
ajority of
unity Survey
ctively were
nity Survey
w the pove
y have som
n their home
through sm
nts, congre
measures in
on 8 Rent
), 1.I (Neigh
ance), 1.N
econd Unit
pportive Ho
ent
T
Persons
institutionali
Gender
abled
e
Disabled
male
005-2007 American C
Certified SCAG Dat
T
WRC) Devel
90230*
70
27
63.5
11.5
5
177
n significant portions
ion reported by the W
066
al Center Client Pop
sons or 15%
those elde
y found th
e 65 and o
y, approxim
erty level. M
me type of
es or cope
maller units,
egate hou
n the Housin
tal Assistan
hborhood P
(Acquisitio
ts), 2.F/G/H
ousing), and
II-17
Table II-14
with Disabil
ized Popula
P
Community Survey
ta
Table II-15
lopmental D
90232
52
18
29
11
2
112
s of City of Los Ange
WRC was included i
pulation by Zip Code
% of the tota
erly being
hat 10% an
older (Table
mately 358 p
Many elde
disability. E
with living a
, second un
using and
ng Plan (Ch
nce), 1.B (C
Preservatio
on/Rehab),
H (Compreh
d 5.A (Hous
lities –
ation 5 Years
Persons Pe
1,846 10
17,732
3,185 16
19,700
Disabilities P
90066*
17.8
6
8.2
2.2
0.1
34.3
eles and only a
n the table – 50%
al populatio
female (T
nd 26% of
e II-17). A
persons or
erly persons
Elderly hom
alone. The
nits on lots
housing
hapter V) h
City Renta
n), 1.M (Te
1.P (Afford
hensive Ho
ing Program
II. Housing
s and Over
ercent
0.41%
-
6.17%
-
Populations f
Total
139.8
51
100.7
24.7
7.1
323.3
on in Culve
Table II-16)
f all renter
According t
6% of perso
s are depe
meowners m
housing ne
with existin
assistance
elp to add
al Assistanc
mporary Em
able Housi
ousing Strat
m Promotio
Needs Asse
Janua
for Culver C
er City were
. The 2005
r and own
to the 2007
ons ages 6
endent on
may be phy
eeds of this
g homes, s
programs
ress the ne
ce), 1.C (S
mergency R
ng Develop
tegy), 2.K (S
on).
ssment
ary 2014
City
e 65 or
5-2009
nership
7-2011
65 and
n fixed
ysically
group
shared
s. The
eds of
Shared
Rental
pment
SROs),
90City of Cul
3.
Househol
those wit
renters, m
renter ho
large hou
type. Fo
have 5 o
persons.
While this
expected
Housing P
the follow
(Neighbo
Assistance
2.F/G/H (
5.A (Hous
lver City Hou
65 an
Tota
Tota
Tota
below
Tota
Sourc
Note:
Ho
15 to
25 to
35 to
65 an
Tota
Sourc
Note:
Large
d size is an
h five or m
more than 6
useholds ha
useholds. Ta
r all house
or more pe
distribution
d to be les
Plan (Chap
wing: 1.A
orhood Pre
e), 1.N (Ac
Comprehe
ing Program
using Elemen
Population Age
nd Over
l Population
l Elderly Populati
l Elderly Populati
w the Poverty Lev
l Population
ce: 2010 Census; 20
HCD Certified SCA
ouseholder Age
o 24
o 34
o 64
nd over
l households
ce: American Comm
HCD Certified SCA
Househol
n indicator
more memb
65% of all h
ad five or m
able II-19 sh
holds less t
eople and
n suggests t
ss than for
pter V) will
(Section
eservation),
cquisition/Re
ensive Hou
m Promotio
nt
Ta
Elderly
Cu
e
3,55
20,56
on
on
vel
007-2011 American C
AG Data
Ta
Age of H
Cu
O
Househo
28
753
6,272
2,526
9,579
unity Survey 2005-0
AG Data
ds
of need fo
bers. Acco
households
more memb
hows the n
than 6% ar
less than
that the ne
smaller un
help to ad
8 Rental
, 1.M (Te
ehab), 1.P
using Strate
on).
II-18
able II-16
y Population
ulver City
Female
57 17.29%
66 -
5,806 0r 14.93
358 or 6% Tot|1010|Community Survey
able II-17
Householde
ulver City
Owners
olds %
0.29%
7.86%
2 65.48%
6 26.37%
9 100%
09 5-Year Average
or large uni
ording to T
have only
bers, while
umber of p
re large ho
1% of Non-
eed for larg
nits, severa
dress the n
Assistance)
emporary
(Affordable
gy), 2.L (Tr
I
–
M
% 2,249
18,317
3% of Total Popul
tal Elderly Popula
38,883
rs –
Ren
Household
255
1,740
% 4,012
% 692
6,699
its. Large h
Table II-18,
y one or tw
about 5% o
persons per
ouseholds;
-Family ho
e units with
l of the m
needs of la
), 1.B (Cit
Emergenc
e Housing
ransitional/
I. Housing N
Male
12.28%
-
lation
ation
nters
ds %
3.81%
25.97%
59.89%
10.33%
100%
households
among bo
wo membe
of owner ho
r household
10% of Fam
useholds h
h four or mo
easures co
arge househ
y Rental
y Rental
Developme
Supportive
Needs Assess
January
are define
oth owners
rs. About 6
ouseholds w
ds by house
mily Househ
have 5 or m
ore bedroo
ontained in
holds, inclu
Assistance)
& Reloca
ent Assistan
e Housing),
sment
y 2014
ed as
and
6% of
were
ehold
holds
more
oms is
n the
uding
), 1.I
ation
nce),
and
91City of C
4.
Of the t
units we
special
and the
specific
househo
(Neighb
Assistanc
2.C (S
(Transitio
ulver City Ho|1010101010101010|T
S
N
Household Si
1 person
2 persons
3 persons
4 persons
5 persons
6 persons
7+ persons
Total household
Source: 2005-2009
Note: HCD Certifie
Fema
total 16,278
ere headed
challenges
eir incomes
measures
olds: 1.A
borhood P
ce), 1.N (A
Second
onal/Suppo
ousing Eleme
Hou
Household Siz
1 person
2 persons
3 persons
4 persons
5 persons
6 persons
7+ persons
Total households
Source: SCAG
Note: HCD Certified
Househo
ize
Ho
Numb
5,80
5,21
2,49
1,85
659
222
13
ds 16,27
9 American Commun
d SCAG Data
ale-Heade
8 household
d by a fem
s such as b
s may be
in the Hou
(Section 8
reservation
Acquisition/R
Units), 2.
ortive Housin
ent
T
usehold Size
C
ze
O
Househo
2,846
3,474
1,445
1,305
417
79
13
s 9,579
SCAG Data
T
old by Num
C
ouseholds
ber %
09 35.69%
8 32.05%
99 15.35%
58 11.41%
9 4.05%
2 1.3%
3 0.08%
78 100%
nity Survey
ed House
ds in the ci
male (Table
balancing w
significantl
using Plan (
8 Rental
n), 1.M (T
Rehab), 1.P
F/G/H (
ng), and 5.A
II-19
Table II-18
e by Owner
Culver City
Owners
olds %
6 29.7%
4 36.3%
5 15%
5 13.6%
4.3%
1%
.1%
9 100%
Table II-19
ber of Peop
Culver City
Family H
Number
% -
% 4,032
% 2,345
% 1,805
% 650
222
% 13
% 9,067
holds
ity, 8.7% of
e II-20). Fem
work, child
ly lower th
(Chapter V
Assistance)
Temporary
P (Affordab
Compre
A (Housing
and Renter
Ren
Households
2,963
1,744
1,054
553
242
143
0
6,699
ple in House
Households
r %
-
44.47%
25.86%
19.91%
7.2%
2.45%
0.14%
100%
ownership
male-head
care and
han traditio
V) help to a
), 1.B (Cit
Emergen
ble Housing
ehensive
Program P
II. Housing
–
nters
s %
44.25%
26%
15.75%
8.3%
3.6%
2.1%
0%
100%
hold -
Nonfamily H
Number
5,809
1,186
154
53
9
0
0
7,211
p units and
ed househ
other fami
onal familie
address the
ty Rental
cy Rental
g Developm
Housing
romotion).
Needs Asse
Janua
Households
%
80.56%
16.45%
2.14%
0.73%
0.12%
0
0
100%
10.35% of
holds often
ly responsib
es. The foll
e needs of
Assistance
l & Reloc
ment Assista
Strategy),
ssment
ary 2014
renter
have
bilities,
owing
these
e), 1.I
cation
ance),
, 2.L
92City of Cul
5.
Farm wor
incomes.
proximity
approxim
found in
any agric
worker ho
be a spec
6.
The U.S.
“homeles
residence
?
?
?
|1010| 2005 Cro|1010| Stewart
lver City Hou
Ho
Married Family
Other family ma
Other family fem
Non-family hous
Total household
Source: 2005-2009
Note: HCD Certified
Farm W
kers are co
Migrant w
to agricult
mately $278
Culver City
culturally zo
ouseholds i
cial needs g
Homel
Departme
ss” as the st
e, or a perso
A superv
temporary
An institut
be institut
A public
sleeping a
op and Livesto
B. McKinney A
using Elemen
Ho
ousehold Type
le no wife presen
male no husban
seholds
s
9 American Commun
d SCAG Data
Workers
onsidered a
orkers, and
tural areas
million per
y or in the s
oned areas.
n the city.
group in Cu
less Perso
nt of Hou
tate of a pe
on who has
ised public
y living acc
tion that pr
ionalized; o
or private
accommod
ock Report, Lo
Act, 42 U.S.C.
nt
Ta
ousehold He
Cu
nt
nd present
nity Survey
special ne
d their plac
. Although
r year in Lo
surrounding
. In addition
Based on t
ulver City.
ons
sing and
erson who
s a primary
cly or priv
commodati
rovides a te
or
place not
dation for h
os Angeles Co
§11301, et se
II-20
able II-20
eaded by Fe
ulver City
Owner
Households
5,053
273
833
3,420
9,579
eeds group
es of reside
agriculture
os Angeles
g commun
n, the 2010
the above,
Urban Dev
lacks a fixe
night time
vately ope
ions;
emporary r
designed
human bein
ounty Agricult
q. (1994).
I
emales –
rs
% H
52.75%
2.85%
8.7%
35.7%
100%
due to the
ence, are g
e produce
County, no
ities|1010|. Furth
0 Census did
, farm work
velopment
ed, regular,
residency t
rated shel
residence f
for, or ord
ngs.|1010|
tural Commiss
I. Housing N
Renters
Households
1,832
381
695
3,791
6,699
eir transient
generally lo
s a total a
o agricultur
er the city
d not ident
kers are no
(HUD) de
and adeq
that is:
ter design
for individu
dinarily used
sioner.
Needs Assess
January
%
27.35%
5.7%
10.35%
56.6%
100%
nature and
ocated in c
annual valu
ral activities
does not h
tify any mig
t considere
efines the
uate night-
ed to pro
als intende
d as, a reg
sment
y 2014
d low
close
ue of
s are
have
grant
ed to
term
-time
ovide
ed to
gular
93City of Culver City Housing Element II. Housing Needs Assessment
II-21 January 2014
Although there are myriad causes of homelessness, among the most common are:
? Substance abuse and alcohol
? Domestic violence
? Mental illness
Shelter and service needs of the homeless population are significantly different
depending on the population subgroup. Los Angeles County’s Continuum of Care
approach to homelessness is a coordinated and systematic local approach to meet the
needs of homeless individuals and families within these subgroups, including:
? Chronic Homeless Persons;
? Episodic Homeless Persons; and
? Persons at Risk of Becoming Homeless
The Continuum of Care approach to end homelessness involves a comprehensive system
that includes 1) outreach, intake and assessment, 2) emergency shelter, 2) transitional
housing, and 3) permanent housing.
The County’s focus is to provide funding for access to mainstream resources such as
income supports, health care, mental health care, substance abuse treatment
programs, child care, and job training placement|1010|. These resources serve the existing
homeless population, and also work toward the prevention of homelessness.
Senate Bill 2 of 2007 (Government Code §ec. 65583) strengthened the planning
requirements for local governments in the area of emergency and transitional housing.
Cities must estimate the number of persons in need of emergency shelter and determine
whether adequate capacity currently exists to serve the need. If there is insufficient
capacity, cities are required to identify zones where emergency shelters may be
established “by right” (i.e., without a conditional use permit).
Homeless Count
Homeless Counts are mandated every two years by HUD for all communities that receive
federal funds for homeless programs. Led by the Los Angeles Homeless Services Authority
(LAHSA), the biennial Greater Los Angeles Homeless Count (the “Count”) is the nation’s
largest count of homeless individuals and families. The Count is a point-in-time
enumeration that seeks to document the number of people without a permanent,
habitable place to live. According to LAHSA, 5,000 volunteers helped with the 2013
Count, which cover approximately 4,000 square miles and took place from January 29
th
to January 31
st
, 2013.
On June 28, 2013, LAHSA released the preliminary results of the biennial 2013 Count. The
Count revealed a 16 percent increase since the last Count conducted in 2011 in the
number of homeless men, women, and children in the County of Los Angeles. The count
|1010| Los Angeles County Housing and Community Development Consolidated Plan, page 5-21.
94City of Culver City Housing Element II. Housing Needs Assessment
II-22 January 2014
revealed that there were 58,423 homeless people in 2013, compared to 50,212 in 2011.
Homelessness among veterans dropped from 8,131 in 2011 to 6,291 in 2013 with a
marked decrease in the numbers of homeless female veterans. Total family
homelessness saw a reduction from 9,218 family members in 2011 to 6,678 family
members in 2013.
Additional results from the Count included:
? Single adults increased by 29 percent, going from 35,838 in 2011 to 46,303 in 2013.
? Unaccompanied youth 18 and under grew by 123 percent, rising from 366 in 2011
to 817 in 2013.
Culver City Homeless Count
Looking specifically at Culver City, LAHSA coordinates with communities throughout Los
Angeles County to conduct local Counts of their specific jurisdiction. Communities have
the option to conduct their own Count with local volunteers instead of LAHSA
conducting the Count on behalf of the community. In 2011 and 2013 the City of Culver
City conducted its own Count. The Counts were conducted on January 26, 2011, and
January 30, 2013, from the hours of 8pm to 2am. The Culver City results are detailed
below with a slight increase in the individual person homeless census and decreases in
homeless persons living in cars, vans, RV’s, tents and encampments from 2011 to 2013
(see Table II-21). A Potential reason for this drop in the homeless population is the
extensive outreach conducted by the city's homeless outreach team and its efforts to
secure emergency hotel vouchers, rental assistance and supportive services for persons
living in cars, vans, tents, RV's and encampments.
Table II-21
Homeless Count Enumeration Totals – January 26, 2011 & January 30, 2013
CATEGORY 2011 2013
Individuals 19 22
Cars 37 6
Vans 14 6
Campers/Rv’s 12 5
Tents 1 1
Make-Shift Shelters 6 6
Grand Total 89 46
The 2010 Census for Culver City counted non-household populations in group quarter
settings and homeless persons. The group quarter population constituted 1% of the total
population and no homeless persons were identified. The local Culver City count is a
more accurate picture of the homeless situation in Culver City. The relatively small local
count and the Census count of a zero homeless population indicate that the city is
slightly impacted by homelessness.
95City of C
Emerge
There is
located
was app
maximu
are also
Bound H
not mee
minimize
(see ab
Shelter b
Plan (Ch
(Section
Referrals
Emergen
Housing
Strategy
7.
State law
low-inco
area me
County
income
housing
|1010| HCD p
for extr
assistan
Therefo
income
ulver City Ho
Total Pop
Group Q
Non-Inst
Homeles
Total non
Source: 20
Note: HCD
ency Shelte
one full-t
at the inte
proved for
m of 60 pe
o offered by
House only
et the need
e constraint
bove), ame
by-right in a
hapter V) a
n 8 Rental
s), 1.F (Eme
ncy Rental
Developm
y), and 5.A
Extrem
w requires
ome (ELI) h
edian inco
was $64,80
of $25,600
problems a
ublishes annu
remely-low-, v
nce programs
ore, the incom
e categories t
ousing Eleme
Home
Popula
pulation
Quarter Populatio
titutionalized Gr
ss Population
n-household popu
010 Census
D Certified SCAG Da
er Facilities
time emerg
ersection o
conversion
rsons can b
y the Culve
focuses on
d of the ent
ts to the pro
endments t
a portion of
also addres
l Assistanc
ergency Sh
l & Reloca
ment Assista
(Housing Pr
mely-Low
an analysis
ouseholds.
me (AMI),
00 (see Ta
or less for
and needs.
ual household
very-low- and
s and are adj
me limits publis
that would res
ent
T
eless and N
ation Type
on
roup Quarter Po
ulation
ata
s
gency she
of Washingt
n from a mo
be accomm
er City Sen
n families a
tire Culver
ovision of a
to the Zon
the city.
s the need
e), 1.B (C
helters), 1.G
ation Assista
nce), 2.C (S
rogram Pro
w-Income
s of the exis
ELI means
adjusted fo
ble II-13, p
a four-pers
income limits
low-income h
usted upward
shed by HCD
sult from the a
II-23
Table II-22
on-Househo
pulation
lter within
ton Bouleva
otel to an
modated a
ior Center
nd not on
City homel
dditional sh
ning Code
Several oth
s of homele
City Rental
G (Emergen
ance), 1.N
Second Un
motion).
Househo
sting and p
a househo
or househo
page II-15).
son househ
s for each cou
households ar
d in high housi
for Los Angel
applicable pe
old Populati
Dis
Quantity
38,883
311
84
0
395
Culver Ci
ard and Be
18-room em
t the facility
(4095 Ove
single men
ess popula
helter facilit
were pass
her measure
ess persons
Assistanc
ncy Food V
(Acquisitio
nits), 2.F/G/H
olds
projected h
old whose i
old size. The
. For ELI ho
hold|1010|. ELI ho
unty in Califor
re used to de
ing cost area
les County are
ercentages of
II. Housing
ion
stribution
%
100%
.8%
.2%
0%
1%
ity, Upward
eethoven S
mergency s
y. Housing r
erland Aven
n or women
ation. Ther
ties and as
sed that a
es containe
s and famil
e), 1.E (H
Vouchers),
on/Rehab),
H ( Compre
housing nee
income is 3
e 2013 AM
ouseholds,
ouseholds h
rnia. The publi
termine eligib
s like Southern
e higher than
f AMI.
Needs Asse
Janua
d Bound H
Street. This f
shelter in 20
referral pro
nue).The Up
n, and thus
efore, in or
called for i
allow Emerg
ed in the Ho
ies, includin
omeless S
1.M (Temp
, 1.P (Affor
ehensive Ho
eds of extre
30% or less
I for Los An
this results
have a vari
ished income
bility for some
n California.
the calculate
ssment
ary 2014
House,
facility
008. A
grams
pward
, does
rder to
in SB-2
gency
ousing
ng 1.A
ervice
porary
rdable
ousing
emely-
of the
ngeles
in an
iety of
e limits
ed
96City of Culver City Housing Element II. Housing Needs Assessment
II-24 January 2014
The relatively high cost of housing on the Westside often results in overpayment and/or
overcrowding when ELI households “double up” with more than one family sharing living
space. Such conditions may lead to overtaxing of utilities and infrastructure, stress and
adverse health effects. Several programs in the Housing Plan (Chapter V) designed to
address housing affordability will help to alleviate the problems of ELI households. These
programs include rental assistance, acquisition/rehab of substandard housing, and new
construction of affordable units. Further, the noted amendments to the zoning code that
facilitate the establishment of emergency shelters and transitional housing will indirectly
assist ELI households.
Though RHNA does not specifically call out ELI households as a category, meeting the
housing need of these persons is an issue for all municipalities. Culver City will address the
needs of this population through the provision of rental assistance from the federal
Section 8 Housing Choice Voucher Program (HCVP), as described in Chapter III. In
addition, the zoning code allows the development of SRO housing as part of mixed use
developments. SROs help to meet the needs of extremely-low- and very-low-income
individuals.
F. Assisted Housing at Risk of Conversion
Overview of Assisted Units and Units At Risk
As part of the Housing Element, cities are required to identify units with affordability
covenants that could expire during the coming 10-year period (2008-2018). Appendix C
provides a listing of affordable units that either participate in a federal, state or local
assistance program, or are income-restricted through some other control measure such
as density bonus. Also included is a list of units that are at-risk of conversion to market
rate, along with an analysis of potential resources and techniques the city could use to
extend the covenants of affordable units. This information is used in establishing
quantified objectives for units that can be conserved during this planning period.
As noted in Appendix C, Table C-1, a total of 519 assisted housing units were identified in
Culver City. Of this number, 125 were secured through the use of the Mortgage
Assistance Program (MAP) for first-time home buyers.
Assisted affordable units that are at-risk of conversion during 2008-2018 are listed in Table
C-2 in Appendix C. As shown in the table, there are a total of 157 units that are at risk
during this period: 23 very-low-income units, 19 low-income units, 10 low/moderate-
income units and 105 moderate-income units.
Preservation Analysis
California Housing Element Law requires Housing Elements to include a study of all low-
and moderate-income housing units that may be lost from the affordable inventory
through the expiration of affordability restrictions during the next ten-year period. For this
Housing Element, the at-risk analysis covers the period from July 1, 2008 through June 30,
2018.
97City of Culver City Housing Element II. Housing Needs Assessment
II-25 January 2014
There are three types of situations that can result in the conversion of publicly-assisted
affordable units:
1. Prepayment of HUD mortgages - Section 202, and Section 811. Section 202
assistance provides a direct loan to non-profit organizations for project
development and rent subsidy for low-income elderly tenants. Section 811
provides assistance for the development of units for physically handicapped,
developmentally disabled, and chronically mentally ill residents. There are no
Section 202 or 811 units at risk over the next ten years.
2. Redevelopment Housing Set-Aside Covenant Expiration. The premise of the
Redevelopment Agency Housing Set-Aside Fund was to increase, improve and
preserve the community’s supply of affordable housing for families of very-low,
low and moderate incomes (Health and Safety Code §33334.2(a)). Eligible
activities included acquisition, rehabilitation, rental assistance and assistance
to first-time home buyers. In exchange for the use of Housing Set-Aside Funds,
income and affordability restrictions were placed on the property in the form
of covenants. These covenants are for 45 years for ownership projects and 55
years for rental projects. Covenants are still in effect regardless of the
elimination of the Redevelopment Agency. The Culver City Housing Authority
has oversight over existing covenants. During the last cycle, ownership project
restrictions were for 10 years and rental project restrictions were for 15 years. In
Culver City, over the next 10 years, affordability covenants on 157 units have
the potential to expire. Of these, 36 units for two group homes serving the
homeless and persons with developmental and physical disabilities, 17 units for
low and moderate income households, and 101 are owner occupied homes.
3. Other: Expiration of affordability restrictions from the use of density bonuses
and equity sharing. Equity sharing allows households who utilized the MAP to
purchase a home, to “buy out” of the covenant restriction prior to the
expiration date. Under the MAP, the original owner must resell the property to
another qualified (up to and including moderate-income) household. Through
equity sharing, the covenant is removed if the original owner agrees to share a
percentage of equity with the Redevelopment Agency. These funds are in turn
deposited back into the Housing Set-Aside Fund. Density bonus units expire in
either 10 or 30 years, depending on the level of incentives. As noted above,
homes purchased through the MAP will expire prior to 2018. No density bonus
properties in Culver City are at-risk for expiration over the next 10 years.
At Risk Status
As noted above, the most prevalent type of “at-risk” conversion in Culver City is the
expiration of covenants that were enacted by Housing Set-Aside Funds income and
affordability use restrictions (prior to the elimination of the Redevelopment Agency). For
example, as part of an extensive revitalization program in a severely blighted area, the
Culver City Redevelopment Agency rehabilitated and placed affordability and income
restrictions on over 26 units. Over the next 10 years, income and affordability restrictions
on 20 of these units will expire. Additionally, through the MAP, which provided second
trust deeds for up-to-moderate-income first-time homebuyers, 29 covenants will expire
over the next 10 years. There is also the additional risk of property owners deciding to
“equity share” out of their covenant prior to the expiration date. As noted in Table C-2,
98City of Culver City Housing Element II. Housing Needs Assessment
II-26 January 2014
96 covenants from the MAP will be in effect after 2018, but the property owners have the
right to “equity share” out of the covenant prior to the expiration date.
Cost Analysis
From 2008 to 2010, a combination of rehabilitation, new construction and tenant-based
rental assistance were utilized to address either the preservation or replacement of at risk
units. All these programs have been suspended with the elimination of the former
Redevelopment Agency. Implementation of these programs (noted below) will be
resurrected once funding from State/Federal sources becomes available and the city is
eligible for such funding sources.
Rehabilitation: The primary factors used to analyze the cost of preserving
affordable housing units through rehabilitation include materials, and labor. The
per-unit rehabilitation cost of $48,000 is estimated based on information obtained
by a cost estimator who was secured by the Redevelopment Agency (prior to its
elimination) to give a cost analysis of several prototypical Housing Set-Aside Fund
projects.
New Construction/Replacement: New construction implies construction of a new
property with the same number of units and similar amenities as the one removed
from the affordable housing stock. The cost of constructing new housing units can
vary greatly depending on factors such as location, density, unit sizes, construction
materials, and on- and-off-site improvements. Based on data compiled from a
cost estimator retained by the Redevelopment Agency (prior to its elimination),
average per-unit construction cost (including land acquisition cost) in Culver City
is approximately $450,000 per unit.
Tenant-Based Rental Assistance: This type of assistance largely depends on the
income of the household, the housing costs of the unit, and the number of years
the assistance is provided. A very-low-income four-person household in Los
Angeles earns up to $68,300 annually and can afford up to $875 monthly for rent.
The difference between $875 and the median rent for a two-bedroom unit
($1,700) is $675 and would require a rental subsidy of $825 per month, or $9,900
per year.
Funding/Financial Resources:
Efforts by the city to retain affordable housing units were drawn upon by two types of
preservation resources: Redevelopment Agency Housing Set-Aside Funds and Section 8
Rental Assistance Housing Set-Aside Funds were available from 2008-2010, but were
subsequently eliminated with the enactment of AB 26. The Section 8 Rental Assistance
Program which is federally funded through HUD was not affected by AB 26 and is
currently implanted by the Culver City Housing Authority.
? Section 8 Rental Assistance: The Culver City Housing Authority administers the
Section 8 Housing Choice Voucher Program (HCVP). The HCVP is a tenant-
based rental subsidy. Culver City is allotted 384 vouchers annually.
? Redevelopment Agency Housing Set-Aside Fund: As required by state law
prior to AB 26, the Culver City Redevelopment Agency set aside 20% of the
gross tax increment revenues received from the Redevelopment Area into a
99City of C
Between
which w
period, f
?
?
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G. G
1.
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allocate
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out of a
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that the
ulver City Ho
low- and
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funded
Redevel
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was depos
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on, natural
old growth,
or a comm
ries on the
ncentration
e extremely
ousing Eleme
d moderat
nds were a
due to
opment Ag
2010, the R
ited into t
as used for t
cquisition
nstruction
Assistance
amily Housin
mily Housing
and Multi-Fa
oommate M
on of safety
esources ar
funding from
nding sourc
eeds
view of th
sing Needs
d growth. T
or the 8-yea
ow they wi
of their Gen
regional co
e by local g
alysis is de
ons, cities a
ure develop
slopes, biolo
future nee
lds in a co
home, by a
need for a
tain a desi
tment is als
l disaster, o
vacancy n
munity. Tota
basis of the
n of lower-
y-low-incom
ent
te-income
available fro
the Stat
gency.
Redevelopm
the Redeve
the followin
ng Set-Asid
g Set-Aside
amily Housin
Matching
y and secu
e de-funde
m State/Fe
ces.
he Region
Assessmen
The RHNA q
ar period fro
ill address
neral Plans.
ouncils of
governmen
erived from
and counti
pment pote
ogical hab
ed for hou
mmunity. E
a family m
housing un
irable leve
so made to
r conversio
need, and r
al housing
e county’s i
income ho
me catego
II-27
housing fu
om the per
te legislat
ment Agen
elopment
ng program
e Fund Loa
e Fund Gran
ng Set-Asid
rity devices
ed as a re
deral sourc
al Housin
nt (RHNA) is
quantifies th
om Octobe
this need
governmen
nts in their H
m the state
es based o
ential, job g
itat). The cu
using is det
Each new h
oving to a
nit. The hou
l of vacan
o account
on to non-ho
replaceme
need is t
ncome dist
ouseholds in
ry, which w
und for aff
riod of 2008
tive actio
ncy receive
Housing Se
ms listed belo
ans and Gra
nts
e Fund (pa
s for the eld
sult of AB
ces becom
g Needs A
s a key too
he anticipa
er 2013 to O
through th
nts are req
Housing Elem
ewide grow
on a varie
growth, an
urrent RHNA
termined p
household,
a communit
using need
ncy to pro
for units e
ousing uses
ent need – d
then distrib
tribution, w
n any com
was added
II. Housing
fordable h
8-2010 but
n elimina
ed approxim
et-Aside Fu
ow:
ants
aint-up/fix-u
derly and d
26. These r
mes availab
Assessme
ol for local
ated need f
October 20
e process
quired to d
ment upda
wth forecas
ty of facto
d physical
A was ado
primarily by
created by
ty for emp
for new ho
mote hous
expected to
s. The sum o
determines
buted amo
with adjustm
mmunity. It s
d to state
Needs Asse
Janua
ousing act
are current
ting the
mately $21
unds. Durin
up)
isabled
resources w
le and the
ent
governme
for housing
021. Comm
of updatin
develop ho
ates. The re
st, which is
ors such as
constraints
pted by SC
y the forec
y a child m
ployment, a
ouseholds i
sing choice
o be lost d
of these fac
s the constr
ong four in
ments to avo
should be
Housing Ele
ssment
ary 2014
tivities.
tly de-
city’s
million
ng this
will be
city is
ents to
within
unities
ng the
ousing
gional
s then
s local
s (e.g.,
CAG in
casted
moving
and so
s then
e and
due to
ctors –
uction
ncome
oid an
noted
ement
100City of Cul
law by As
are requi
Census d
assessme
2.
SCAG de
unincorpo
the 2013-
shown in T
Extrem|1010|*The RHN
Source: R
pending f
Note: HC
A discuss
Chapter I
lver City Hou
ssembly Bill
red to estim
data or by
nt utilizes th
2013-2
termined th
orated area
2021 plann
Table II-23.
mely Low*
24
13%
NA did not include th
RHNA Housing Need
final approval by Sta
D Certified SCAG D
sion of the
III.
using Elemen
2634 of 200
mate the le
assuming
he latter ap
2021 Culve
he RHNA gr
as. The tota
ning period
Re
Very Low
24
13%
he extremely-low cat
d by Income Catego
ate Housing and Com
DATA
e city’s gro
nt
06, was not
evel of nee
it is one-h
pproach.
er City Gr
rowth need
al housing
is 185 units
Ta
egional Hous
Cu
Low
29
15.7%
tegory. It is estimate
ry for the 5th Cycle
mmunity Developme
owth need
II-28
included in
ed in this ca
half of the
rowth Nee
ds for each
growth ne
s. This total
able II-23
sing Growth
ulver City
Moder
31
16.8
ed to be ½ of the very
Housing Element Up
nt Department)
is provide
I
n the RHNA
ategory eith
e very-low-i
eds
city within
ed for the
is distribute
h Needs –
rate Abov
%
ry-low-income need,
pdate (Adopted by S
ed in the l
I. Housing N
A adopted
her through
income ne
the SCAG
City of Cu
ed by incom
ve Moderate
77
41.5%
per Government Co
SCAG Regional Cou
land inven
Needs Assess
January
by SCAG. C
h an analy
eed. This n
region, plu
ulver City d
me catego
Total
185
100.0%
ode §65583.a.1
uncil on 10/04/2012,
ntory sectio
sment
y 2014
Cities
ysis of
eeds
s the
uring
ory as
on of
101City of C
III.
A. |1010|In acc
and co
Associa
Needs
Octob
8 year
update
Octob
The RH
foreca
largely
ment f
employ
data a
regiona
units n
4.5% re
in eac
and u
Census
All unit
accom
approv
in this
RHNA
provide
Culver City H
RESOURC
Land Res
Reg 1.
ordance w
ounty in th
ation of Go
Assessme
er 4, 2012 f
rs per cycle
es of housin
er, 2013 to
NA process
sts for both
y derived fr
forecasts; in
yment num
and mode
al and Cou
eeded to
ental) and t
h jurisdictio
pper incom
s.
ts built afte
mplishing th
ved but no
current 5
th
for the 5
th
ed in Appe
RH
*Inc
Sou
Housing Elem
CES AND O
sources
ional Gro
with Govern
he Southern
overnment
nt (RHNA)
for the 5
th
h
e have tra
ng element
October, 2
s began wi
h the regio
rom Califor
nput from
mbers; and
eling effort
unty foreca
achieve a
to account
on was the
me) based
er January
he RHNA g
t yet built a
Housing E
cycle. (A
endix B).
NA
cludes the extremely
urce: SCAG and City
ment
OPPORTUN
wth Need
nment Cod
n California
s (SCAG) u
. SCAG’s
housing elem
anspired sin
ts). The curr
2021.
th an upda
on as a wh
rnia Depart
local jurisd
modificatio
s (perform
sts to each
regional t
t for project
n distribute
on the c
1, 2006 an
goals for t
as of Octob
lement cyc
detailed b
-low category
y of Culver City Com
III-1
NITIES
ds –2013 –
de §65584,
a region are
under a pr
Regional C
ment cycle
nce state h
rent RHNA
ate of the p
hole and fo
tment of Fi
ictions on
on of these
med by SC
h jurisdiction
target vaca
ted housing
ed by incom
ity’s incom
nd before
he previou
ber, 2013 ar
cle. Table
breakdown
Table III-1
RHNA –
Culver City
VL*
48
munity Developmen
I
– 2021 (5
th
projected
e prepared
rocess know
Council ad
e (four prev
housing law
covers the
population,
or each C
inance (DO
projected
e forecasts
CAG). SCA
n and estim
ancy rates
g demolitio
me catego
me distributi
October, 2
us (4
th
) Ho
re credited
III-1 shows
of these u
y
Income C
Low
29
nt Department
II. Resource
h
Cycle)
housing ne
d by the S
wn as the
dopted th
vious cycles
w began to
8-year pla
employme
County. The
OF) popula
population
using regio
G then d
mated the n
(1.5% own
ns. The tota
ory (very lo
ion as rep
2013 were
using Elem
towards fu
the growth
units by inc
Category
Mod Ab
31 7
s and Oppo
Janu
eeds for ea
outhern Ca
Regional H
e final RH
s ranging fro
o require p
anning perio
ent and hou
ese forecas
ation and e
n, househo
onal demog
isaggregat
number of d
ner-occupie
al housing n
ow, low, mo
orted in th
credited t
ment cycle
ulfilling RHN
h need ba
come cate
ove
77
ortunities
uary 2014
ach city
alifornia
Housing
HNA on
om 5 to
periodic
od from
usehold
ts were
employ-
old, and
graphic
ted the
dwelling
ed and
needed
oderate
he 2010
towards
. Units
A goals
ased on
egory is
102City of Culve
2.
Section 65
“inventory
having pot
public fac
potential
Appendix B
indicates t
built based
city’s land
vacant an
The combi
units and t
RHNA requ
affordable
Comprehe
a higher lik
Units appro
Potential m
City Comp
Potential u
Potential u
Potential u
Total Poten
RHNA (5
th
Surplus (D
Source: City
*The Redeve
staff to return
the Agency,
Transit-Orie
amendme
er City Housi
Invento
583(a)(3) o
of land sui
tential for r
ilities and
redevelopm
B. The resu
he number
d on the a
inventory,
d underutil
nation of t
the 20 surp
uirements
units durin
ensive Hous
kelihood of
oved but not built
mixed-use units o
prehensive Housi
nits on underutiliz
nits on underutiliz
nits on underdev
ntial Units
Cycle 2013-202
eficit)
of Culver City Comm
elopment Agency rev
n to the Redevelopm
oversight of the stra
ented-Deve
nt to the c
ing Element
ry of Sites
of the Gove
itable for re
redevelopm
services to
ment opp
ults of this
r of dwelling
analysis of p
including
ized parce
he large su
plus unit co
are satisfie
ng this plan
ing Strateg
successful i
t as of October, 2
n vacant commer
ng Strategy sites
zed TOD sites
zed commercial s
veloped Residenti
1)
munity Development
viewed the CHS in it
ment Agency with fur
tegy sites has been
elopment
city’s Mixed
IV-1
prop
transi
Natio
for a
latest
s for Housi
ernment C
esidential d
ment, and
o these site
portunities
analysis a
g units app
parcels sho
projects a
ls, exceeds
urplus of po
ount for th
ed. It is no
nning perio
gy. Since th
implementa
Table
Land Invent
Culv
2013
rcial sites
s*
sites – high poten
ial Medium Dens
t Dept., 6/2008
ts entirety and autho
rther discussion of th
transferred to the C
(TOD) Dist
Use Ordina
on p. IV-6
erties that
it station lo
onal Boulev
ffordable h
t expansion
III-2
ing Devel
ode require
developme
an analysi
es.” A deta
has been
are summa
proved as w
own in App
approved a
s the net re
otential low
e moderat
oteworthy
od are plan
e city is a p
ation*.
e III-2
tory Summa
ver City
ntial
ity sites
orized implementatio
he other projects ide
City Council and the C
trict. A TO
ance adop
6). This new
are near
ocated ne
vards and r
housing. Th
n of the ligh
III. Re
lopment
es Housing
ent, includin
s of the re
ailed analy
prepared
arized in T
well as pote
pendix B. T
and the po
maining RH
wer- and ab
te income
that a sig
nned to be
partner in t
ary –
Lower
0
85
157
200
48
0
490
77
413
on of years 1 and 2
entified in the CHS. W
Culver City Housing
OD district
pted on Ma
w district
and/or ad
ar the inte
represents
e Expositio
ht rail syste
esources and
Elements
ng vacant
elationship o
ysis of vac
d and is
Table III-2
ential units
he table sh
otential de
HNA for all i
bove-mode
level indic
nificant po
e produced
hese projec
Income Catego
Mod
0
0
51
0
0
0
51
31
20
of a 7-1/2 year prog
With the State mand
g Authority.
was ide
arch 17, 20
is comprise
djacent to
ersection o
a significan
on (or “Expo
m in Los An
d Opportuni
January 2
to contain
sites and s
of zoning a
ant land a
described
below, wh
that could
hows that
evelopment
income lev
erate- inco
cates that
ortion of n
d through
cts, they ha
ory
Above
159
0
41
0
0
660
860
77
783
gram and instructed
dated elimination of
ntified in
008 (see Fig
ed of seve
o the light
of Venice a
nt opportu
o”) Line is
ngeles Cou
ties
2014
an
sites
and
and
in
hich
be
the
t of
vels.
ome
the
new
the
ave
an
gure
eral
rail
and
nity
the
unty
103City of Culver City Housing Element III. Resources and Opportunities
III-3 January 2014
(see Figure III-1). The project is being constructed in two phases – the first phase extends
from downtown Los Angeles to its interim terminus in Culver City and was completed in
2012. The second phase continues on to Santa Monica and is currently under
construction. The land inventory analysis in Appendix B) contains details on properties
within the TOD District that either have the potential to be developed with new
affordable housing or have units approved and under plan check as of the writing of this
update.
104City of Culve
er City Housi ing Element
Figu
Expo Light
III-4
ure III-1
Rail Overvi
III. Re
iew
esources and d Opportuni
January 2
ties
2014
105City of C
Public
neede
Constra
level o
pay fe
B. |1010|Comm
from th
progra
$199,93
CDBG
improv
The cit
Partne
Person
HOME
Section
assists
housing
and th
Housin
giving
2013-14
in 2013
area.
Family
job de
to com
drug tr
and is
particip|1010|Former
(Health
agenc
In 1986
20% of
were r
Culver City H
Facilities a
d to serve
aints. There
of developm
es or constr
Financia
State 1.
munity Deve
he Departm
am administ
36 in fundin
funds for p
vements.
ty does not
rship Act (
s with AIDS
funds.
n 8 Rental
very-low-in
g. General
he Section
g Division s
preference
4, the Divisi
3 consisted
Self-Sufficie
velopment
mmunity re
reatment, b
funded by
pants have
Loca 2.
r Culver C
h and Safe
cies for the p
6, state leg
their tax in
required to
Housing Elem
and Infrast
future dev
e are curre
ment descr
ruct public
al and Ad
e and Fed
elopment B
ment of Ho
tered by Lo
ng for fisca
programs se
t currently p
(HOME), Em
S (HOPWA)
Assistance
come seni
ly, a tenan
8 program
selects prog
e to Culve
ion is allotte
of approxi
ency Progr
t services to
sources an
budgeting,
a HUD FSS
e graduated
al Resourc
City Redeve
ety Code
purpose of
gislation wa
ncrement re
o direct the
ment
ructure. A
velopment
ently no kn
ribed in the
improveme
dministrat
deral Reso
Block Gran
ousing and
os Angeles C
al year 201
erving senio
participate
mergency S
, although
– The Sec
or citizens,
nt pays 30%
m pays the
gram partic
er City resid
ed 384 vou
mately 331
am (FSS) - T
o Section 8
nd supporti
and educ
Coordinat
d from the
ces
elopment
§33000 et
eliminating
as adopted
evenue for
ese funds t
III-5
discussion
is contain
nown servic
e RHNA, a
ents prior to
tive Reso
ources
t Program
d Urban De
County. The
3-2014 thro
or citizens, t
in other HU
Shelter Gra
the city is
ction 8 Hou
families an
% of his or
balance d
cipants from
dents, Vete
cher space
household
This progra
HCVP part
ive services
cation. The
tor Grant. T
FSS program
Agency (R
seq.) allow
g blight.
d requiring
activities re
toward ass
I
n of public
ned in Sect
ce limitatio
lthough de
o or concur
urces
(CDBG) -
evelopmen
e city expe
ough the C
the disable
UD program
ant (ESG) o
investigatin
using Choic
nd the disa
her adjuste
directly to t
m a waiting
erans, the e
es by HUD.
ds from Cul
m provides
ticipants. Th
s, such as
program a
o date, a t
m and ach
Redevelop
wed cities
redevelop
elated to a
sisting hous
II. Resource
c facilities
tion IV.B, N
ons that wo
evelopers w
rrently with
Federal fu
nt (HUD) th
ects to rece
CDBG Progr
ed, and to
ms such as
or Housing
ng opportu
ce Vouche
abled with
ed income
the landlord
g list of qua
elderly and
The waiting
lver City an
s one-on-on
he program
childcare
assists at lea
total of 61 S
ieve self-su
ment Age
to establis
pment age
affordable
sing for low
s and Oppo
Janu
and infrast
Non-Govern
ould preclu
will be requ
developm
nding is av
hrough the
eive approx
ram. The c
fund infrast
Home Inve
Opportun
unities to ap
r Program
the cost o
e towards t
d. The Culv
alified hous
d the disab
g list for ass
nd the surro
ne counseli
m links parti
and alcoh
ast 25 parti
Section 8 P
fficiency.
ncy) - Sta
sh redevelo
ncies to se
housing. Ag
w- and mo
ortunities
uary 2014
tructure
nmental
ude the
uired to
ent.
vailable
e CDBG
ximately
city uses
tructure
estment
nities for
pply for
(HCVP)
of rental
the rent
ver City
seholds,
bled. In
sistance
ounding
ing and
icipants
hol and
icipants
Program
ate law
opment
et aside
gencies
derate-
106City of Culver City Housing Element III. Resources and Opportunities
III-6 January 2014
income households. The 20% tax increment was generally referred to as “set-aside funds”
or the “Low/Moderate Income Housing Fund” (LMIHF). Agencies spent set-aside monies
for land or building acquisition, site improvements, construction or rehabilitation of
buildings, subsidies, and financing tools.
From 2008 through 2010, the use of its Housing Set-Aside fund, the former Redevelopment
Agency provided various programs that assist low- and moderate-income
persons/families. These programs are detailed below. Currently all programs except for
the Landlord-Tenant Mediation Board are defunded due to State legislative action
eliminating the city’s Redevelopment Agency. These financial resources will be
resurrected once funding from State/Federal sources becomes available to offset the
loss of Set-Aside funds and the city is eligible for such funding sources.
? Rental Assistance Program (RAP) - This program assists up to and including
moderate-income, similar to the federally funded Section 8 HCVP Program.
When it was funded through Redevelopment Agency Set-Aside Funds, the
program assisted up to 100 households.
? Neighborhood Preservation Program (NPP) - This program offers grants,
rebates, emergency grants, and deferred loans to assist in the rehabilitation
and maintenance of housing. Qualified low-income up to and including
moderate-income homeowners and owners of multi-family housing with a
percentage of low-income tenants can take advantage of these resources.
The program funds a wide range of rehabilitation needs as well as remodeling
and additions to accommodate increasing family size. Special improvements
for the disabled or elderly, such as ramps and grab bars can also receive
funding (when such funding becomes available).
? Home Secure Program – This program assists elderly and disabled persons with
living in a safe home environment through the free installation of safety and
security devices, fire detectors and carbon monoxide monitors.
? Alternative Living for the Aging – Working with a non-profit organization, the
Culver City Housing Authority (Housing Division) assists with matching senior
citizens who wish to share their homes with live-in students, middle aged
individuals, or other elderly.
? Acquisition and Rehabilitation – This program eliminates blight and nuisance
through the acquisition and/or rehabilitation and installation of professional
management of multifamily housing units in an effort to enhance and enrich
neighborhoods and create affordable housing units.
? Housing Rights Center – The Housing Division contracts with the Housing Rights
Center to handle housing discrimination complaints and questions regarding
tenant-landlord rights.
? Landlord-Tenant Mediation Board - The city encourages tenants and owners of
rental property to solve rent increase problems without expensive litigation by
requesting mediation services.
107City of Culver City Housing Element III. Resources and Opportunities
III-7 January 2014
The former Redevelopment Agency and City Council approved the Comprehensive
Housing Strategy (CHS) in its entirety and authorized implementation of years 1 and 2 of a
7-1/2 year program and instructed staff to return to the Redevelopment Agency with
further discussion of the other projects identified in the CHS. The CHS allocated Housing
Set-Aside Funds to meet the requirements of RHNA and Redevelopment Law. The
implementation of the CHS commenced in early 2010 with Year 1 – 2 projects. The
strategy is based upon the concept of providing smaller low-density, scattered-site,
mixed-income housing developments. With RHNA providing a target number for assisted
and non-assisted units, staff identified sites for affordable for-sale and rental housing.
Prototypical affordable projects were identified and in some cases preliminary site plans
were prepared. These prototypical projects were then priced using standard
construction cost estimating techniques. The projected cost for meeting the total
required housing production program was calculated and a funding strategy was
developed to accommodate housing demand utilizing a combination of
Redevelopment Agency Set-Aside Housing Funds and/or lending from private institutions,
and also county, state and federal funding sources. An implementation program was
then developed for each program year. The strategy also relies on state density bonus
law to meet RHNA targets using the same low-density, scattered-site, mixed-income
housing approach.
The Housing Division surveyed the city to identify blighted or underutilized sites for
affordable housing development. From this investigation, over 80 potential project sites
were identified. These sites were organized into four tiers for new construction, which
included: 1) Redevelopment Agency-owned sites suitable for residential and mixed-used
development; 2) small-lot development; 3) medium-lot development; and 4) TOD sites.
Included with the four tiers were also sites designated for preservation or rehabilitation
projects.
In order to achieve RHNA goals, the CHS identified the following approximate targets: 17
units of very-low-income housing, 10 units of low-income housing and 11 units of
moderate-income housing annually.
With the elimination of the Redevelopment Agency, funding for affordable housing
developments has been eliminated. However, the CHS remains a viable strategy to
achieve affordable housing objectives, and the sites identified in the CHS and listed in
Appendix B – Land Inventory – are still potential future affordable housing sites. As with
other housing programs, the CHS will be fully implemented once funding to offset the loss
of Set-Aside funds becomes available. CHS sites can also currently be developed
through a density bonus process providing there is development interest. Although the
city cannot provide funding, it can assist in the processing of entitlements.
The CHS accomplishes the following three broad objectives:
? Assess the key housing needs and funding requirements facing Culver City
today and over the 8-year RHNA planning period.
? Identify three priority affordable housing sites that can be developed over the
first year of the planning period, which will address affordable housing needs,
eliminate blight and nuisance, protect stable single-family residential
neighborhoods and maintain Culver City’s “small-town feel”.
108City of Culver City Housing Element III. Resources and Opportunities
III-8 January 2014
? Provide realistic housing initiatives that best address the city’s unmet housing
needs consistent with the goals and objectives of the Housing Element over
this planning period with small- and medium-sized developments, building
preservation and rehabilitation.
C. Energy Conservation Opportunities
State law (Government Code §65583(a)(7)) requires a Housing Element to provide an
analysis of opportunities for energy conservation in residential development. Not only do
such energy conservation measures reduce consumption of non-renewable or limited
resources, but they can also substantially lower housing maintenance costs. Despite the
mild climate of Southern California, old fixtures and appliances and older housing
construction may wastefully consume water, gas, and electrical resources.
In Culver City, where 50% of the housing stock was constructed before 1950 and more
than two-thirds was built before the adoption of state energy conservation standards in
1975, a substantial number of units are likely to be using energy and water inefficiently.
The city’s best strategy for effective energy conservation is to promote and encourage
energy efficient retrofitting of existing homes. Common and effective measures include
weather-stripping and caulking of doors and windows and installation of insulation in
ceilings and walls.
All new residential construction in the city is required to be constructed in an energy
efficient manner through compliance with state energy conservation standards. Also,
pursuant to the city’s Solar Photovoltaic Ordinance, all new construction projects,
commercial or multi-family, of 3 or more units or 10,000 new square feet or greater, are
required to install 1 kilowatt (kw) of solar photovoltaic power for each 10,000 square feet
of new construction, not including parking garage areas. Additionally, new additions of
over 10,000 square feet or major renovations of over 10,000 square feet are required to
install 1 kilowatt of solar photovoltaic power for each 10,000 square feet of major
renovation or additional area. The solar photovoltaic requirement does not apply to new
construction, major remodels, or additions of less than 10,000 square feet. One kilowatt of
solar photovoltaic power is estimated to add less than 1/2 of 1% to the cost of
construction. This ordinance not only helps to conserve energy, but also reduces
greenhouse gas emissions.
The city’s Green Building Ordinance also helps to reduce energy costs by requiring new
developments to incorporate Leadership in Energy and Environmental Design (LEED)
equivalent measures such as energy efficient glazing, additional building insulation,
improved hvac efficiency, planting or retention of on-site trees providing shade, and use
of re-cycled materials during construction. There is no requirement that projects obtain
LEED certification.
The city has also adopted a Water Conservation Ordinance designed to limit water
consumption and effectively reduce monthly water costs.
109City of Culver City Housing Element III. Resources and Opportunities
III-9 January 2014
These programs, along with land use strategies that promote TOD projects, will further
local and statewide energy conservation goals.
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111City of Culver City Housing Element IV. Constraints
IV-2 January 2014
housing (with commercial retail uses). In commercial zones the base density is 35
dwelling units per acre. The industrial land use designations do not allow housing.
The Culver City General Plan is not considered a constraint to the goals and policies of
the Housing Element. Except for approximately 6.4% of all parcels in the city (about 875
parcels out of 13,615 parcels) that are non-conforming to their General Plan
designations, the city’s zoning is consistent with the General Plan and adequate sites with
appropriate densities have been identified that could accommodate the 2013 -2021
RHNA.
b. Zoning Designations and Development Standards
The city regulates the type, location, density, and scale of residential development
through the Municipal Code. Zoning regulations serve to implement the General Plan
and are designed to protect and promote the health, safety, and general welfare of
residents. The Municipal Code also helps to preserve the character and integrity of
existing neighborhoods, and sets forth residential development standards for each zone
district.
The six zones that allow for exclusive residential use are as follows:
R-1 Single-Family Residential
R-2 Two-Family Residential
R-3 Three-Family Residential
RLD Low Density Multiple-Family Residential
RMD Medium Density Multiple-Family Residential
RHD High Density Multiple Family Residential
In addition to these zones, residential uses are permitted within either mixed-use or
live/work projects in the following four commercial zoning districts:
CN Commercial Neighborhood
CG Commercial General
CC Commercial Community
CD Commercial Downtown
As noted in Chapter III, the interim terminus of the Metropolitan Transportation Authority’s
Expo light rail line is located near the intersection of Venice and National Boulevards in
the eastern portion of Culver City. The city is actively involved in the planning process for
the TOD mixed-use development directly adjacent to the Expo light rail transit station
(see Figure IV-1). Affordable housing has the potential to be developed in one or more of
the various properties located within the TOD District. One property, the Exceptional
Children’s Foundation site, has been identified as one of the affordable housing
opportunity sites found in the Comprehensive Housing Strategy (CHS). The city recognizes
that the CHS is a long-range planning tool that is contingent upon the state of the
economy, market forces and availability of land.
A summary of the types of residential use permitted within each zoning district is provided
in Table IV-2.
112City o
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IV. Constraints
January 2014
113City of Culver City Housing Element IV. Constraints
IV-4 January 2014
Table IV-2
Permitted Residential Development by Zone
Housing Type Permitted R-1 R-2|1010| R-3|1010| RLD RMD RHD CN CG CC CD
SF Detached|1010| P P P P P P
Duplex P P P P P
Triplex P P P P
Multi-Family P P P
Supportive Housing (6 or fewer
residents)|1010|
P P P P P P P|1010| P|1010| P|1010| P|1010|
Supportive Housing (7 or more
residents)
C C C C C C C C C C
Transitional Housing|1010| P P P P P P P|1010| P|1010| P|1010| P|1010|
Second Units
(Accessory Dwelling Units)+
A A A
Emergency Shelters C C C
Single Room Occupancy Units P|1010| P|1010| P|1010| P|1010|
Care Facility (6 or fewer) P P P P P P P P P P
Care Facility (7+) C C C C C C
Senior Citizen Congregate Care C C C C C C
Live/work units P P P P
Mixed Use Projects P P P P
Source: Culver City Zoning Code
1 Maximum 2 dwelling units either attached (duplex) or detached
2 Maximum 3 dwelling units either attached (triplex) or detached or combination
3 Includes factory built modular homes and mobile homes/manufactured housing on permanent foundations
4 Use is subject only to those restrictions that apply to other residential uses of the same type in the same zone
5 Use only allowed as part of a mixed use project.
+ Allowed only on lots that are at least 6,000 square feet in area.
P=Permitted A=Administrative Use Permit C=Conditional Use Permit
Additionally, subsequent to adoption of zoning code text amendments in July of 2013,
Emergency Shelters are allowed by right in the city east of Ballona Creek which includes
portions of both Industrial and East Washington Overlay zones.
Low-income housing can be accommodated in all zones permitting residential use in
Culver City. These may include second residential units in the R-1, R-2 and R-3 districts,
multi-family apartments in the RLD, RMD and RHD zones, as well as high-density
commercial/residential mixed-use developments within the Commercial districts. For
details regarding how affordability is determined please refer to Appendix B.
Development Standards – Residential Districts
A summary of the development standards for the six major zones permitting residential
development is provided in Table IV-3. Allowable densities range from 8.7 units/acre in
the R-1 zone up to 29.0 units/acre in the RMD and RHD zones. These development
standards continue to be viewed as necessary to protect the public health, safety and
welfare and maintain the quality of life, and are not considered constraints on the
development of housing for all income levels.
Minimum lot area per parcel is generally 5,000 square feet or the average of residential
lots within a 500-foot radius of the proposed subdivision, whichever is greater. Density
114City of Culver City Housing Element IV. Constraints
IV-5 January 2014
bonuses would permit up to 35% more units than allowed by the underlying zone
pursuant to state law.
The Planned Development (PD) District is applied to areas of existing large scale,
multiple-family residential and commercial complexes and to sites suitable for similar
large-scale development. Within the PD District, there is no maximum density - only
minimum site area (one acre) and height limit (56 feet) apply. A Comprehensive Plan
establishes all other standards within the PD District.
Table IV-3
Zoning Development Standards
Development Standard R-1 R-2 R-3 RLD RMD RHD
Minimum Lot Area (sq.ft.) per parcel 5,000|1010| 5,000|1010| 5,000|1010| 5,000|1010| 5,000|1010| 5,000|1010|
Minimum Front Yard (ft.) 20 15 10|1010| 10|1010| 10|1010| 10|1010|
Minimum Side Yard (ft.) 4 4 5 10 5 10
Minimum Rear Yard (ft.) 10 10 10 15 10|1010| 15
Maximum Building Height (ft.) 30 30 30 30 30 40
Maximum Density (units/acre)|1010| 8.7 17.4 26.1 15.0 29.0 29.0
Minimum Building Area (sq. ft.) 1,000
ground floor
1,000
single family
750 duplex
1,000
single family
750 duplex or
triplex
500
studio to
1,100+
3 bedroom|1010|
500
studio to
1,100+
3 bedroom|1010|
500 studio to
1,100+
3 bedroom|1010|
Source: Culver City Zoning Code
Notes:
1 Condominium, townhome, or planned development projects may be subdivided with smaller air space sizes for ownership purposes.
2 Or one-half of building height, whichever is greater
3 More than 3 bedrooms: 150 sq. ft. for each additional bedroom
4 5 feet when adjacent to an alley
5 Based on applicable minimum development standards (excluding density bonus)
Development Standards - Mixed-Use
Residential/commercial mixed-use projects are allowed in four of the city’s six
commercial zoning districts at densities ranging from 35 to 65 units/acre. The normal
maximum density of 35 units/acre may be increased to 50 units/acre outside of the TOD
district when community benefits are provided. Within the TOD district, a density up to 65
units/acre may be approved with community benefits. City Council Resolution No. 2008-
R015 established the Community Benefit Incentive Program. As part of the program, a
menu of potential benefits was created that include streetscape improvements, pocket
parks and public open spaces, metered public parking in excess of code required
parking, and other benefits as determined by the City Council. Depending on the type
of mixed-use project and its location, some or all of these benefits could be required as
part of the approval to increase the project density above the base density of 35
units/acre.
Specific development standards are shown in Table IV-4. These development standards
allow building heights ranging from 35 to 56 feet depending on location. The 35-foot
height limit only applies to parcels that are adjacent to lower-density R-1 or R-2 areas.
The 56-foot height limit is allowed on parcels in the CD and CG zones where they will not
115City of Culver City Housing Element IV. Constraints
IV-6 January 2014
create conflicts with adjacent residential uses or on sites that are adjacent to a parcel in
another jurisdiction where a density higher than 35 units/acre is permitted. Five mixed-
use projects have been approved since 2010 ranging in density from 13 to 65 units/acre
(see Appendix B, Table B-2), and one potential mixed-use TOD site with a density up to 65
units/acre is located near the Expo transit station (see Appendix B, Table B-4).
Table IV-4
Mixed-Use Development Standards
Minimum Lot Size
Parcels less than 5,000 square feet not permitted to have mixed use development unless combined with abutting lots to create a
minimum 5,000 square foot lot.
Density
35 Du/Acre and up to 50 Du/Acre with community benefits; in Transit Oriented Development District areas, 35 Du/Acre and up to 65
Du/Acre with Community Benefits.
Height
Adjacent to R1 or R2 Zone
Adjacent to R3, RLD, RMD, or RHD
Zone
Adjacent to Non-
Residential Zone Split Jurisdiction Lot
CN, CD, & CG Zone
• 35 ft
• 45 ft for portion of building
35 ft or more from R1 or R2
Zone
CN Zone
• 45 ft
CD or CG Zone
• 45 ft on lots less than 150 ft in depth
• 56 ft on lots 150 ft or more in depth
CN Zone
• 45 ft
CD or CG Zone
• 56 ft
CN Zone
• 45 ft
CD or CG Zone
• 56 ft
Setbacks (1)
Building Height Street Wall
Side and Rear
Adjacent to
Residential Zone
Side and Rear
Adjacent to Non-
Residential Zone Adjacent to Alley
Underground None Required
Portion of Building 15’-
0” or less
A zero setback is
required. (2)
A 10 ft setback is
required. (3)
No setback is required. 2 ft (4)
Portion of Building
greater than 15’-0”
A 5 ft setback is
required
A 60 degree clear-zone
angle must be
maintained, measured
from 15 ft above the
existing grade and from
10 ft from the rear/side
property line.
No setback is required 2 ft (4)
Portion of Building
greater than 35’-0”
abutting R1 or R2 Zone
N/A A 35 ft setback is
required.
N/A N/A
Portion of Building
greater than 45’-0”
abutting R3, RLD, RMD
or RHD Zone
N/A A 50 ft setback is
required.
N/A N/A
(1) Screening, landscaping or greater setback than prescribed herein, may be required where necessary to comply with visual clearance requirements for
driveways and where the reviewing authority under a site plan review may condition the use necessary to protect the public interest due to lot, site plan or building
configuration and operations.
(2) A setback up to 5 ft from the property line may be permitted if the setback area is enhanced with high quality paving material, landscaping or other similar
features.
(3) Adequate screening and landscaping shall be provided
(4)The width of an alley may be credited toward the setback requirement for properties adjacent to residential zones.
116City of Culver City Housing Element IV. Constraints
IV-7 January 2014
c. Special Needs Housing
Persons with special needs include those in residential care facilities, persons with
disabilities, farm workers, persons needing emergency shelter or transitional/supportive
living arrangements, and single room occupancy units. The city’s provisions for these
housing types are discussed below.
? Residential Care Facilities and Housing for Persons with Disabilities – Residential
care facility refers to any family home, group home, or rehabilitation facility
that provides non-medical care to persons in need of personal services,
protection, supervision, assistance, guidance, or training essential for daily
living.
State requirements. Health and Safety Code §§1267.8, 1566.3, 1568.08 require
local governments to treat licensed group homes and residential care facilities
with six or fewer residents no differently than other by-right single-family housing
uses. “Six or fewer persons” does not include the operator, the operator’s
family, or persons employed as staff. Local agencies must allow these licensed
residential care facilities in any area zoned for residential use, and may not
require licensed residential care facilities for six or fewer persons to obtain
conditional use permits or variances that are not required of other family
dwellings.
The Culver City Municipal Code provides the following definition:
Residential Care Facility. Facilities providing 24-hour residential, assisted
living, social and personal care for children, the elderly, and people with
limited ability for self-care. Varying levels of care and supervision are
provided. Residential care facilities may include basic services and
community space. Includes: board and care homes; children’s homes;
transitional houses; orphanages; rehabilitation centers; convalescent
homes, nursing homes and similar facilities. Excludes facilities for persons
requiring surgical or other primary medical treatment.
In July of 2013 the Council adopted zoning code amendments that: removed
transitional housing from the above definition; created a new definition for
transitional housing; established transitional housing as a residential use subject
to those restrictions that apply to other residential uses of the same type in the
same zone; and allowed transitional housing in all zones where residential uses
are allowed.
The Code identifies residential care facilities that serve six or fewer persons as
permitted uses within any residential or commercial zoning district with no
allowable discretionary review authority on the part of the city. Large care
facilities (7 or more persons) are conditionally permitted in the RLD, RMD, RHD,
CN, CG and CC zones.
? The city’s building code incorporates the California Building Code 2007
Edition. Accessibility provisions contained in the Code include Title 24 of the
117City of Culver City Housing Element IV. Constraints
IV-8 January 2014
California Code of Regulations, which applies to new and remodel
construction permits within the city.
Definition of “family”. The Municipal Code does not currently contain a
definition of “family.” Measure 2.M is included in the Housing Plan to provide a
definition consistent with state law. Further a definition of “family” consistent
with state law is included in the Glossary section of this current Housing
Element.
Reasonable accommodation procedures. The Municipal Code did not
contain a description of reasonable accommodation procedures for persons
with disabilities. In July of 2013, the City Council adopted amendments to the
Zoning Code that provide for reasonable accommodation procedures
consistent with state law.
Maximum concentration requirements. There are no concentration or
separation requirements for residential care facilities or group homes in the
Zoning Code.
Site planning requirements. There are no special site planning requirements
(other than parking, height, and setbacks) for residential care facilities in the
Zoning Code.
Parking requirements. One parking space per three beds is required for
residential care facilities.
There are currently four group homes in Culver City that address the supportive
service and housing needs of persons challenged by developmental
disabilities. These homes include the Barman, Braddock/Jasmine, Fairbanks
and Caroline Homes. These homes serve a total of 24 persons. All of these
homes exist due to assistance from the former Redevelopment Agency
Housing Set-Aside Fund to either purchase, lease or rehabilitate the
property. In 2010, former Redevelopment Agency Housing Set-Aside funds in
the amount of $465,910 were utilized to rehabilitate the Fairbank Group Home
to address health and safety issues and install accessible bathrooms and
ramps. With the elimination of the Redevelopment Agency, these group
homes are supported by the Culver City Housing Authority.
? Farm Worker Housing – The city’s Zoning Ordinance does not identify farm
worker housing separately as a permitted use. No agricultural activities are
found within Culver City or in the surrounding communities. In addition, the
2010 Census did not identify any migrant or permanent farm worker
households in the city.
? Emergency Shelters, Transitional and Supportive Housing – Senate Bill 2 of 2007
strengthened the planning requirements for local governments in the area of
emergency shelters and transitional/supportive housing. Cities must estimate
the number of persons in need of emergency shelter and determine whether
adequate capacity currently exists to serve the need. If there is insufficient
capacity, cities are required to identify at least one zone where emergency
shelters may be established “by right” (i.e., without a conditional use permit)
118City of Culver City Housing Element IV. Constraints
IV-9 January 2014
or enter into a multi-jurisdictional agreement with up to two other agencies to
provide a facility.
Section 17.700.010 of the Culver City Municipal Code includes the following
definition:
Emergency Shelter. Facilities for the emergency or temporary shelter and
feeding of indigents or disaster victims, operated by a public or non-profit
agency. These accommodations may include temporary lodging, meals,
laundry facilities, bathing, counseling, and other basic support services.
In 2008 the city approved a conditional use permit application for a 60-bed
full-time emergency shelter, Upward Bound House. This facility does not serve
single homeless men. Emergency shelters are identified by the Zoning Code as
a conditionally permitted use within the CN, CG and CC commercial zoning
districts. In July of 2013 the City Council adopted zoning code amendments
that included allowing emergency shelters by-right in the area of the city east
of Ballona Creek.
SB 2 also provides that transitional and supportive housing shall be considered
a residential use that is subject only to those procedures and requirements that
apply to other residential dwellings of the same type in the same zone. In July
of 2013 zoning code amendments were adopted by the City Council that
contain definitions for transitional and supportive housing and provide
regulations for these uses that are no more restrictive than other residential
developments of the same type in the same zone.
? Single Room Occupancy – The zoning code did not address Single Room
Occupancy (SRO) dwellings as a separate land use. In July of 2013 zoning
code amendments were adopted by the City Council that include explicit
reference, development standards and permit procedures to encourage and
facilitate SRO housing.
d. Off-Street Parking Requirements
The city’s parking requirements for residential zones vary by residential type and housing
product (Table IV-5). Two off-street parking spaces are required per unit for single-family,
duplex or triplex dwellings. Parking requirements for multi-family dwellings and the
residential component of mixed-use development are based on the number of
bedrooms, and include standards for guest parking. Mobile homes are required to have
one space per site, plus one guest parking space for each two mobile home sites. There
is no direct provision in the Code for the reduction in parking standards as an incentive
for the provision of affordable housing, although the city’s Density Bonus Ordinance
includes provisions for incentives according to the provisions of Government Code
§65915.
119City of Culver City Housing Element IV. Constraints
IV-10 January 2014
Table IV-5
Residential Parking Requirements
Type of Unit Minimum Parking Space Required
Single Family, duplex and triplex units, includes
supportive housing and transitional housing
2 spaces per dwelling unit
Mobile home park 1 space for each mobile home site plus 1 guest spaces for each 2 mobile
home sites
Multi-family dwellings and residential component of
Mixed-use development, includes supportive
housing and transitional housing
Studio and 1 bedroom, less than or equal to 900 sf - 1 space
Studio and 1 bedroom, greater than 900 sf - 2 spaces
2-3 bedroom units – 2 spaces
4 bedroom units – 3 spaces
(plus 1 space for every bedroom greater than 4)
Guest parking – 1 space for every 4 residential units
Accessory (Second) Units 1 uncovered space in addition to that required for the primary dwelling unit
Live/work unit Up to 900 sf – 2 spaces
Greater than 900 up to 1500 sf–3 spaces
Greater than 1500 sf – 4 spaces
Senior housing 1 space per unit, plus 1 guest parking space for each 10 units
Senior Citizen Congregate Care Housing 1 space for each 2 residential units, plus one guest/employee space for
each 4 units
Residential Care Facilities 1 space for each 3 patient beds
Source: Culver City Zoning Code
The graduated parking requirement based on unit size in multi-family projects, and the
reduced standard for senior housing units helps to encourage development of smaller,
more affordable units. These parking standards are reasonable and do not act as a
constraint to affordable developments.
Moreover, in the Westside portion of Los Angeles County there is high housing density
coupled with traffic congestion. Culver City, which is surrounded by the City of Los
Angeles, is committed to mitigating impacts of surrounding developments to the extent
possible. A shortage of parking, in both residential and commercial projects, often leads
to spill-over parking in surrounding residential neighborhoods. Both prospective residents
and existing neighbors of new developments want to be assured that adequate parking
will be available. Developers have also indicated a preference for more than one
parking space per unit because they view it as an amenity and selling point, especially
when spill-over parking creates problems.
Nevertheless, Measure 2.O in the Housing Plan includes a commitment to reduce
required parking for studio and one-bedroom units upon the developer’s request, when
a required percentage of those units are reserved for very-low- (including extremely-low-
) and lower-income households.
e. Accessory Units
The creation of a second unit on a single-family lot is permitted within the R-1, R-2 and R-3
Zones with approval of an Administrative Use Permit. The units may not exceed 600
120City of Culver City Housing Element IV. Constraints
IV-11 January 2014
square feet, and must be developed on a minimum lot size of 6,000 square feet. The
Code does not place occupancy restrictions on second units.
f. Density Bonus
Under state law (SB 1818 of 2004), cities and counties must provide a density increase up
to 35% over the otherwise maximum allowable residential density under the Municipal
Code and the Land Use Element of the General Plan (or bonuses of equivalent financial
value) when builders agree to construct housing developments with units affordable to
low- or moderate-income households. Chapter 17.580 of the Culver City Zoning Code
reflects current state law regarding density bonus and other affordable housing
incentives. The city has utilized the Density Bonus Program in the past to support the
development of lower-income senior, handicapped, and family dwelling units.
g. Mobile Homes/Manufactured Housing
There is often an economy of scale in manufacturing homes in a plant rather than on
site, thereby reducing cost. State law precludes local governments from prohibiting the
installation of mobile homes on permanent foundations on single-family lots. It also
declares a mobile home park to be a permitted land use on any land planned and
zoned for residential use, and prohibits requiring the average density in a new mobile
home park to be less than that permitted by the Municipal Code. In the Zoning Code,
the definition of single family detached dwelling Includes factory built modular homes
and mobile homes/manufactured housing on permanent foundations. Housing of this
type would thus be subject to development standards consistent with single-family
detached dwellings.
h. Condominium Conversions
Condominium conversions of existing developments of five or more rental dwelling units
may be permitted subject to approval of a Site Plan Review and Tentative Map by the
Planning Commission. Compliance with basic Property Development Standards for the
zoning district is required. Developments of less than five rental units are prohibited from
converting to condominiums.
i. Building Codes and Enforcement
State law prohibits the imposition of building standards that are not necessitated by local
geographic, climatic or topographic conditions and requires that local governments
making changes or modifications in building standards must report such charges to the
Department of Housing and Community Development and file an expressed finding that
the change is needed.
The city’s Building Code currently incorporates the California Building Codes 2010 Edition.
The city’s Building Code also incorporates the California Building, Plumbing, Mechanical
and Electrical Codes. These are considered the minimum necessary to protect the
public's health, safety and welfare.
121City of Culv
As noted i
city. All new
new squar
power for
areas. Add
over 10,000
each 10,00
requiremen
whether th
kilowatt of
constructio
These code
as well as
additional
housing co
Code Enfo
maintenan
programs,
2.
a. Res
State Plan
developme
developme
while ensu
Early consu
reduce pro
Review (PP
summarizin
pedestrian
followed b
representa
the applic
the prelimi
to three we
After the P
plans, inclu
have been
and subm
processing
requests) is
process wi
departmen
er City Hous
n Chapter
w construc
re feet or g
each 10,00
ditionally, ne
0 square fe
00 square f
nt does no
he project
solar photo
on.
es and reg
encourage
regulations
osts.
orcement s
nce and re
particularly
Develop
sidential Pe
ning and Z
ent. Within
ent review
ring that pr
ultation wit
ocessing tim
PR) Reque
ng the proje
n and vehic
by a mee
atives of the
ant to det
nary plann
eeks after t
PPR/PRC me
uding elev
n noted in t
its a forma
g of require
s also provid
th a PRC m
nts (Public
ing Element
III, a new S
tion projec
greater, are
00 square
ew addition
eet are req
feet of maj
ot apply to
comprises
ovoltaic po
ulations are
e energy c
s have bee
staff attem
epairs by
y for low-inc
pment Pro
ermit Proc
Zoning Law
the frame
process in
rojects rece
h city staff
me. Applic
st prior to
ect, along
cular acce
eting of t
e reviewing
ermine the
ing stages t
he PPR req
eeting, the
ations, arc
the PPR/PRC
al discretion
ed discretio
ded as a m
meeting, a d
Works, Build
Solar Photo
ts, commer
e required
feet of new
ns of over 1
quired to ins
jor renovat
o projects o
s new cons
ower is estim
e reasonab
conservatio
en imposed
mpts to ass
providing
come or dis
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w provides p
ework of st
n order to
eive careful
is encoura
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submitting
with plans
ess, are circ
he Project
g departme
e feasibility
to minimize
uest submit
applicant
chitectural
C meeting
nary applic
onary entitle
means of ex
discretiona
ding Safety
IV-12
ovoltaic Ord
rcial or mul
to install 1
w construc
0,000 new
stall 1 kilow
tion or add
of less than
struction, m
mated to ad
ble and nec
on and red
d by the ci
sist propert
information
sabled pers
Procedur
permit proc
tate require
minimize th
l review.
aged to ide
be required
a project
indicating
culated am
t Review
ent) with the
of the pro
e costs. The
ttal.
assembles
design, an
(such as te
cation with
ements (e.g
xpediting th
ary applicat
y, Fire Preve
dinance ha
ti-family, of
kilowatt (k
ction, not in
square fee
watt of sola
ditional area
n 10,000 sq
major remo
dd less tha
cessary to e
uce green
ty that wou
ty owners
n and refe
sons and th
es
cessing req
rements, th
he time req
entify issues
d to compl
t applicatio
a propose
mong city
Committee
e applican
oject and m
PPR/PRC m
an applica
d addition
echnical stu
h the Plann
g., subdivis
he review p
tion is also
ention, Plan
as been ad
f 3 or more
kw) of solar
ncluding pa
et or major
r photovolt
a. The sola
quare feet,
odels, or a
n 1/2 of 1%
ensure hea
house gas
uld unnece
in carrying
errals to c
he elderly.
quirements
he city has
quired to o
as soon as
ete a Prelim
on. A PPR
d site plan
departmen
e (PRC) (
t. This cons
make adjus
meeting is h
ation and m
nal informa
udies or a te
ning Divisio
ion and sit
process. Sim
circulated
nning) for c
IV. Constra
January 2
dopted by
units or 10,
r photovolt
arking gara
renovation
taic power
r photovolt
regardless
additions. O
% to the cos
lth and safe
emissions.
essarily add
g out need
city assistan
for residen
structured
obtain perm
s possible a
minary Proj
Request fo
, parking, a
nts for revie
comprised
ultation allo
stments dur
held within t
more detai
tion that m
entative m
n. Concurr
te plan rev
milar to the P
to various
comment a
aints
2014
the
000
taic
age
s of
r for
taic
s of
One
st of
ety,
No
d to
ded
nce
ntial
d its
mits
and
ject
orm
and
ew,
of
ows
ring
two
iled
may
ap)
rent
iew
PPR
city
and
122City of Culver City Housing Element IV. Constraints
IV-13 January 2014
review. At the application PRC meeting, staff will provide more detailed comments on
the more complete plans, draft conditions of approval, and any required corrections to
the plans that must be completed prior to distributing them to the Planning Commission
for a public hearing. After a sufficient public noticing period, a public hearing is held.
Once a decision is made by the Planning Commission, the discretionary application is
then ready for building permit plan check (unless the discretionary entitlement
procedures require that first the City Council make a final decision after Planning
Commission recommendations have been made). Generally, the application PRC
meeting is held within two to three weeks after submittal of the discretionary application.
If deemed complete at the application PRC meeting, staff usually is able to schedule the
Public Hearing within 9 to 11 weeks after the PRC meeting.
Single- and two-family developments (with no subdivision) require only building permits
(i.e., “by-right”) while multi-family and mixed-use developments are processed the same
way as described above.
The Building permit plan check review period for the processing of residential building
permits is generally ten days for the first round of reviews by various city departments and
five days for resubmittal, depending on the city’s workload. Building codes are applied
to new construction, and are monitored and inspected under the building permit
process. Where no permits have been obtained, inspections are made in response to
request and complaints. As indicated previously, the city’s Building Code incorporates
the California Building Codes 2010 Edition. The city’s Building, Mechanical, Plumbing and
Electrical codes include minor revisions and amendments to the Uniform Codes that
exceed state standards. These amendments are related to fire alarms, smoke detectors,
sprinkler systems, and other basic safety measures. All new structures are required to
provide fire sprinklers. Although this requirement adds incrementally to the cost of
construction, it is considered a vital public safety issue that justifies the additional cost.
These procedures help to ensure that the development review process meets all legal
requirements without causing a significant unwarranted constraint to housing
development.
b. Environmental Review
Environmental review is required for all development projects under the California
Environmental Quality Act (CEQA). Most projects in Culver City are either Categorically
Exempt or require only an Initial Study and Negative Declaration or Mitigated Negative
Declaration. Developments that have the potential of creating significant impacts that
cannot be mitigated require the preparation of an Environmental Impact Report. Most
residential projects require a Negative Declaration and take two to three weeks to
prepare, excluding the required public review period. Those requiring a Mitigated
Negative Declaration typically take three weeks to process, again excluding required
public review periods. The preparation and public review period for negative
declarations and mitigated negative declarations is included within the 9 to 11 weeks it
takes to get a complete application to the Planning Commission for a public hearing.
Categorically Exempt developments such as accessory residential units require a minimal
123City of Culv
amount of
significant
3.
State law l
of providin
charged b
application
infrastructu
based on t
be derived
a 120-unit
entitlemen
sewer faci
would be
Occupanc
this type of
Because m
precise co
per squar
developme
developme
adopted in
In order to
city specifi
Fees. Single
the park f
incentives
After the p
revenues, c
and faciliti
has been
developme
requires de
projects. Su
constructio
project. De
way, tran
Subdivision
Surcharge
Agency-as
Redevelop
However, t
er City Hous
f time. As
constraint t
Develop
imits fees c
ng the servi
by the city
ns and p
ure. Almost
the magnit
d. Table IV-
affordabl
nt costs. For
ility charge
required e
cy. Subtrac
f project wo
many of the
ost of devel
e foot is
ent fees.
ent permits
n July, 2013
o facilitate d
cally exem
e family dw
fee is only
in addition
passage of
cities and c
ies to serve
the shift
ent impact
evelopers to
uch improv
on and tra
edication o
sit facilitie
n Map Act.
for New
ssisted pro
pment Age
the measur
ing Element
a result, st
to housing
pment Fe
charged for
ce for whic
and other
providing s
t all of the
tude of the
6 shows typ
e apartme
r the projec
e ($162,720
either prior
ting these
ould be ap
e fees are “
opment fe
useful as
The city p
s when rev
3.
developme
mpts such pr
wellings are
50% of the
to the Den
Proposition
counties ha
e their resid
in funding
t fees and
o provide o
vements ma
ffic contro
of land or in
s, recreati
Measure 2
Constructi
ojects with
encies by t
re will beco
tate-manda
developme
ees and Im
r developm
ch the fee
public age
services a
se fees are
e project's im
pical devel
ent/condom
ct describe
0) are not
r to Buildin
costs, the m
proximately
“deposit to
es cannot
a “genera
periodically
ising its fee
ent of cove
rojects from
exempted
e fee for t
nsity Bonus P
n 13 and its
ave faced i
dents. One
g of new i
improveme
on-site and
ay include w
l device in
n-lieu fees m
ional facili
2.P in the H
ion discret
housing
the State t
ome operat
IV-14
ated enviro
ent.
mproveme
ment permit
is charged
encies to co
nd facilitie
e assessed
mpact or o
opment fe
minium pro
ed above t
part of th
ng Permit i
minimum e
y $95,523, o
cost” or a
be tabulat
al rule of
y evaluate
e schedule.
enanted low
m In-lieu Par
d from this fe
that secon
Program.
limitation o
ncreasing d
of the ma
infrastructu
ent require
off-site imp
water, sew
nstallation t
may also be
ities and
Housing Pla
tionary ap
Set-Aside
this measur
tional if and
onmental r
ent Requir
t processing
d. Various fe
over the co
es such a
through a
on the exte
es associat
oject within
the school
e entitlem
issuance o
entitlement
or $796 per
re based o
ted. Howev
thumb” f
es the act
. The last fe
w and mo
rkland Fees
ee, and for
d unit. The
on local go
difficulty in
ain consequ
ure from g
ments on la
provements
er and othe
that are re
e required
school site
an states th
plication f
funds. W
re cannot
d when gra
review doe
rements
g to the re
ees and as
osts of proc
as schools
a pro rata
nt of the b
ted with de
n Culver C
fees ($289
ent costs a
or prior to
and plan c
unit.
on building
ver, the cos
for estimat
tual cost
ee schedule
derate-inco
s and Art in
r a duplex o
ese exemp
overnments
providing p
uences of
general tax
and develo
s necessary
er utility ext
easonably r
of a projec
es, consist
hat the city
fee for Re
With the e
be fulfilled
ant monies
IV. Constra
January 2
es not pose
asonable c
ssessments
cessing per
s, parks a
share syste
enefit that
evelopmen
City, includ
9,300) and
and paym
Certificate
check fees
valuation,
st per unit a
ting minim
of process
e update w
ome units,
n Public Pla
or second
tions serve
s’ property
public servi
Proposition
x revenues
opers. The
y to serve t
tensions, str
related to
ct for rights
tent with
y will offset
edevelopm
elimination
d at this tim
for afforda
aints
2014
e a
cost
are
rmit
and
em,
will
t of
ding
the
ment
e of
s for
the
and
mum
sing
was
the
ces
unit
e as
tax
ces
n 13
to
city
heir
reet
the
s-of-
the
the
ment
of
me.
able
124City of Culver City Housing Element IV. Constraints
IV-15 January 2014
housing become available or if new state legislation is adopted that restores the ability
for local governments to set aside tax dollars for affordable housing development.
Table IV-6
Summary of Development Fees, 2013 –
Multiple-Family Development (Apartment or Condominium)
Number of Units 120.00
Building Floor Area 110,000 sq. ft.
Fee Rate Estimated Cost
School Fees (Culver City Unified School District) $2.63 per SF $289,300.00
Culver City Public Works Fees
Discretionary Project Review
Varies. Based on Total Project Valuation: 6%
of the first $25,000, plus 5% of the next
$75,000, plus 4% thereafter. ($750 minimum
fee)
$750.00
Traffic Study Review
Fee ranges from $1,749 to $4,427 depending
on average daily trips generated
$1,749.00
Stormwater Pollution Prevention Plan Check
One acre to less than 5 acres (different fee if
5 acres or more): $1,325 + $0.20 per 100 sq.
ft. over one acre.
$1,325.00
Inspection Fees (driveway, curb & gutter,
sidewalk, etc.)
Min: $128 per hour with minimum 2 hours or
$256 min per various driveway, curb, gutter
and sidewalk inspections.
$1,536.00
Geotechnical Report Review
Hourly rate or cost plus 25% consultant with
$500 minimum
$500.00
Sewer Facility Charge (one time fee at
connection)
Culver City Portion: $678 to $2,247 per unit
depending on number of bedrooms; LA
Portion: $825 per unit
Culver City portion only
assuming all 2 bedroom:
$1,356/unit x 120 units =
$162,720
Culver City Building Safety Fees****
Plan Check Fee 75% of building permit fee Varies
Building Permit Fee
$13,300.49 for the first $1,000,000 valuation
plus $12.24 for each additional $1,000 or
fraction thereof.
$13,300.49
Culver City Planning Fees**
Surcharge for New Residential Construction*** $250 per unit over 2 with maximum $12,750 $12,750.00
Tentative Tract Map Flat Rate of 50% of $15,708.00 $8,168.16
Tentative Tract Map Surcharge 50% of $29.00 for each land/airspace lot $1,740.00
Density Bonus and Other Incentives Fee of $27,908.00 $27,908.00
Environmental Analysis: Mitigated Negative
Declaration
Fee of $6,045.00 $6,045.00
Site Plan Review Fee of $19,751.00 $19,751.00
125City of Culver City Housing Element IV. Constraints
IV-16 January 2014
Total City Development Fees* $547,542.65
Cost Per Square Feet
$4.98
Cost Per Unit
$4,562.80
Source: City of Culver City, Planning, Building & Safety and Public Works Department fee schedule, July 2012
* Does not include non-city fees
** In order to facilitate development of covenanted low and moderate-income units, the city specifically exempts such projects from paying In-lieu Parkland
Fees and Art in Public Places fees - thus the two fees are not shown in the table
*** This fee was enacted as means of recovering the cost of staff time associated with projects - larger projects tend to take up more time so the fee is based
on number of units rather than a flat rate.
**** The Building & Safety Division assesses a Condominium Tax of $1,000 per unit.
The city’s Capital Improvement Program (CIP) contains a schedule of public
improvements including streets, bridges, and other public works projects to facilitate,
among other things, the continued build-out of the city’s General Plan. The CIP also
helps to ensure that construction of public improvements is coordinated with private
development.
City road standards vary by roadway designation as provided in Table IV-7. The city’s
road standards are typical for cities in Los Angeles County and they do not act as a
constraint to housing development. Since the city is fully developed, it is unlikely that any
new streets or roadway widening will be required through the subdivision process. With
new development projects (housing, commercial, or mixed-use), the city’s Public Works
Department will usually require public right-of-way improvements for public rights-of-way
adjacent to proposed development projects. These improvements can vary depending
on the specifics of each development and may include relocation of utilities, new street
trees and tree grates, repaving or repair of adjacent alleys, repaving of adjacent
sidewalks and streets, restriping of traffic lanes, and installation of traffic signals.
Table IV-7
Road Improvement Standards
Roadway Designation Number of Lanes Right-of-Way Width
Primary Arterial 4 - 6 95 ft.
Secondary Arterial 2 - 4 80 – 94 ft.
Collector Street 2 60 – 79 ft.
Local Street 2 60 ft. or less
Source: City of Culver City General Plan Circulation Element
Although development fees and improvement requirements increase the cost of
housing, cities have little choice in establishing such requirements due to the limitations
on property taxes and other revenue sources needed to fund public improvements.
126City of C
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IV-17
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dequate a
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IV. Con
Janu
opes, fault
In many
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plans hav
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infrastructu
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pends prima
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nt plant
s cause
ons are
with the
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require
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ompany
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system
per with
outhern
Verizon
graded
urrently
127City of Culv
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c
3.
Land repre
Land value
er City Hous
Storm Wate
control syst
Works. Surf
catch bas
and is size
required b
address wa
runoff from
managem
regional st
comply wit
Schools an
Unified Sch
developed
Services D
(Residentia
that all ne
additions o
dedicate l
public park
1,000 resid
acres per
which are
from this fe
Road Impro
levels of tra
extent pos
mitigate ne
ments to
implement
One of the
developme
this constra
residential a
The city has
ncluding ro
projects to
General P
coordinate
Land Co
esents one
es fluctuate
ing Element
er Drainag
tem mainta
face draina
ins. The sto
ed to acco
by the Nati
ater quality
m all types
ent practic
torm-water
th all applic
nd Parks – T
hool Distric
d and main
Departmen
al Developm
ew residen
of one or
land or pa
ks. Title 15 s
ents or, if n
1,000 reside
covenante
ee.
ovements a
affic, which
ssible, the
egative tra
the roa
tation of the
e primary in
ent is the lim
aint increm
and comm
s a Capital
oadway n
allow for, a
lan. This h
d with antic
osts
of the mo
e with mark
e – Storm
ained by th
age utilizes
orm drain s
ommodate
onal Pollut
y runoff for
s of deve
ces (BMPs)
discharge
cable NPDE
The city co
ct to pay
ntained by
nt. Municip
ment Park D
ntial develo
more units
ay a fee fo
states a go
no land is
ent objectiv
ed for affo
and Parking
would be
city addr
affic impact
adway ne
e Travel De
nfrastructur
mited capa
mentally by
ercial, prov
Improveme
etwork, tra
among oth
helps to e
cipated de
ost significa
ket conditio
IV-18
water runo
he Los Ang
s streets an
system is c
e planned
ant Discha
r constructi
lopment, i
are imple
e permit. In
ES requirem
llects schoo
for buildin
the city’s
pal Code
Dedication
opments o
s on existin
or the dev
oal of prov
available,
ve. Residen
ordability o
g – Roadwa
further impa
resses this
ts through
etwork an
mand Man
re issues as
acity of on-s
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affic contro
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128City of C
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129City of Culver City Housing Element IV. Constraints
IV-20 January 2014
information and assistance regarding tenant/landlord rights and issues and to address
discrimination claims. This contract was not renewed in 2010 with the dissolution of
Redevelopment. Since FY 2000-2010, 3,062 clients have contacted HRC for housing
information or to file a complaint. Though the contract was not renewed, when the
Housing Division is contacted regarding a fair housing complaint, the client is still referred
to and assisted by the HRC to obtain information pertaining to their rights and how to file
a complaint. In addition, all participants in the Housing Division rental assistance
programs are provided the HUD Fair Housing information booklet during their initial
briefing session and annually during the annual recertification process. The Housing
Authority also posts fair housing posters and outreach material in the Housing Division
lobby. In addition, the city has established a Landlord-Tenant Mediation Board to offer
voluntary mediation services to the landlord tenant community.
130City of Culver City Housing Element IV. Constraints
IV-21 January 2014
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131City of Culver City Housing Element V. Housing Plan
V-1 January 2014
V. HOUSING PLAN
A. Goals, Objectives and Policies
Goal 1 A city with residential neighborhoods that offer residents the qualities of a
peaceful, small-town environment.
Goal 2 A city with a variety of housing opportunities that complement and
enhance the city's goals for continued economic vitality and prosperity.
Goal 3 Promote access to affordable housing for all income levels and address the
housing needs of the homeless and special needs populations.
Objective 1. Housing Maintenance. Encourage a high level of housing maintenance to
promote the availability of decent housing and to protect the quality of
neighborhood environments.
Policy 1.A Maintain a housing stock free of health or safety hazards.
Policy 1.B Maintain quality neighborhood living environments throughout the
entire city.
Policy 1.C Provide assistance to low- and moderate-income households to
encourage the rehabilitation and adequate maintenance of
existing housing units. Currently, this policy is defunded due to State
legislative action eliminating the city’s Redevelopment Agency. This
policy will remain as funding from State/Federal sources may
become available in the future and the city may be eligible for such
funding sources.
Policy 1.D Monitor the maintenance of residential properties and enforce the
provisions of the city's building code and property maintenance
regulations.
Policy 1.E Promote assistance programs and enforce applicable health and
safety standards to prevent overcrowding in units.
Policy 1.F Enforce zoning and building code regulations to prevent the illegal
conversion of garages and accessory structures into dwelling units.
Policy 1.G Promote energy conservation measures to reduce future operating
costs.
Objective 2. Housing Supply. Maintain opportunities for developing a variety of housing
types while protecting the character and stability of existing Culver City
neighborhoods.
Policy 2.A Provide for a residential lifestyle that is environmentally sound and
aesthetically pleasing and that places a high priority on quality
development.
132City of Culver City Housing Element V. Housing Plan
V-2 January 2014
Policy 2.B Coordinate the plans, programs, and policies of all city departments
in order to ensure that residential development is orderly, and that
new development is adequately and effectively served by a
balanced system of transportation, transit, community facilities, and
public services. Residential development must be sensitive to the
environmental, recreational, social and economic needs of the
community. In addition, as part of this policy, promote access,
where feasible, to the future Light Rail Transit facilities at Washington
and National Boulevards, for new residential development.
Policy 2.C Preserve the character, scale, and quality of established residential
neighborhoods.
Policy 2.D Allow mixed use residential development in areas that allow mixed
use per the Zoning Code. Such developments must be sensitive to
adjacent residential uses and reinforce the commercial use of the
area.
Policy 2.E Investigate the potential for future housing and open space
opportunities in the undeveloped areas of the city; study the
potential for housing that allows Culver City residents currently living
in single-family homes to have the opportunity to purchase smaller
units or units that are a part of mixed-use developments as their
needs change while they age; and encourage affordable housing
for young professionals.
Policy 2.F Promote programs that seek to provide housing opportunities to
meet the needs of people who work in the city so that they do not
have to commute long distances, thereby addressing the regional
issue of achieving an adequate jobs/housing balance for the
western portion of Los Angeles County, while still supporting an
increase in employment opportunities within the city.
Objective 3. Housing Affordability. Provide rental and home ownership housing
opportunities that are compatible with the range of income levels of Culver City
residents
Policy 3.A Encourage the inclusion of affordable housing units in new housing
developments by granting incentives as called for by the Zoning
Code and the state density bonus law.
Policy 3.B Actively support affordable housing development by private and
non-profit housing developers.
Policy 3.C Encourage a balanced geographical distribution of lower-income
housing in order to eliminate the potential of creating areas of high
concentrations of any one type of household.
Policy 3.D Conserve existing affordable housing, particularly rental and assisted
units.
133City of Culver City Housing Element V. Housing Plan
V-3 January 2014
Objective 4. Housing Access. Improve access to quality housing for all members of the
community by eliminating discrimination, reducing physical constraints, increasing
the number of affordable housing units, and supporting access to emergency
shelters.
Policy 4.A Promote efforts aimed at the development of housing available to
all income and age levels.
Policy 4.B Promote housing opportunities for families of all income levels to help
maintain the family-oriented character of the city into the future.
Policy 4.C Assist first time home buyers to purchase housing with alternative
financing mechanisms.
Policy 4.D Promote rental assistance programs to minimize the extent to which
lower-income households must pay more than 30% of their income
for housing.
Policy 4.E Promote fair housing and non-discrimination in housing sales and
rentals by supporting organizations that provide information,
counseling and mediation on fair housing laws and landlord-tenant
disputes.
Policy 4.F Prohibit discrimination in the sale or renting of housing to anyone on
the basis of their race, ethnicity, national origin, sex, age, family
status or sexual orientation.
Policy 4.G Combat red-lining practices in mortgage lending and insurance
underwriting.
Policy 4.H Encourage the rehabilitation and construction of barrier-free housing
for persons with disability.
Policy 4.I Assist homeless persons by referral to services and provision of
emergency services.
Policy 4.J Enable elderly and/or disabled persons to continue living in their
homes by providing information on caregivers and funding for
caregivers through such sources as the Los Angeles County In-Home
Supportive Services.
Policy 4.K Facilitate the ability for caregivers to live in the homes of the people
they care for by providing information on funding sources such as
the Los Angeles County In-Home Supportive Services.
Quantified Objectives
The city’s eight-year quantified housing objectives are described in Table V-1, below.
These objectives reflect the city’s assessment of what is feasible during the planning
period in light of existing and proposed housing programs, land use policies, financial
resources, and anticipated economic conditions.
134City of Culver City Housing Element V. Housing Plan
V-4 January 2014
Table V-1
Quantified Objectives (2008-2014) –
Culver City
Income Category
Ex. Low V. Low Low Mod Upper Totals
New Construction* 0 48 29 31 77 185
Rehabilitation** 0 13 12 15 0 40
Conservation** 100 1 7 4 0 112
* Quantified objective for new construction is for the period October, 2013 – October, 2021 per the RHNA
** Rehabilitation and conservation are Culver City Housing Authority programs that were funded by Redevelopment Agency Housing
Set Aside funds. These programs are currently unfunded because of State legislated elimination of redevelopment agencies. They
will remain as objectives and will be reactivated when State and Federal funding sources become available.
B. Housing Programs
California State housing law requires that the Housing Element set forth an eight-year
schedule of actions for the 2013-2021 planning period that the city intends to undertake
to implement its stated policies and objectives. The following section describes the
measures that the city plans to implement consistent with its identified policies and
objectives described above. Table V-2 identifies the time-frame, responsible agency,
and funding source for implementation of housing programs and their quantitative
objectives.
Several of the Housing Element measures identified below are based on the
Comprehensive Housing Strategy (CHS). On March 17, 2008, the former Redevelopment
Agency reviewed the CHS in its entirety and authorized implementation of years 1 and 2
of a 7-1/2 year program and instructed staff to return to the former Redevelopment
Agency with further discussion of the other projects identified in the CHS. The Culver City
City Council and Culver City Housing Authority have had oversight over the
management and implementation of the CHS since the State legislated elimination of
redevelopment agencies.
Some of the implementation measures described below call for amendments to the
Municipal Code or other policy documents. All such actions will require a public review
process that includes public notice, hearings and exercise of legislative discretion by the
Planning Commission and City Council.
Measure 1. Continue Current Housing Programs. From 2008 to 2012, the Housing Division
implemented a variety of programs that assist city residents with rental assistance,
promote building maintenance and rehabilitation, new construction and support
fair housing practices. Currently all programs except for the Group Home
Monitoring and Landlord-Tenant Mediation Board are defunded due to State
legislative action eliminating the city’s Redevelopment Agency. These financial
resources will be resurrected once funding from State/Federal sources becomes
available and the city is eligible for such funding sources.
135City of Culver City Housing Element V. Housing Plan
V-5 January 2014
A. Section 8 Program. Help very-low- and extremely-low-income households
secure decent, safe and sanitary affordable housing through the provision of
rental subsidies through the Section 8 program and conduct outreach to
attract new property owners.
B. Rental Assistance Program. Assist extremely-low- up to and including
moderate-income households to pay for housing through the Rental
Assistance Program (RAP). With the dissolution of the Redevelopment Agency,
new applicants will not be accepted until other funding sources become
available.
C. Shared Housing – Contract with Alternative Living for the Aging (ALA) to
facilitate roommate matching for up-to-moderate income residents searching
for alternative independent-living situations. During FY 2008-2009, 7 roommate
matches were made. In FY 2009-2010, 3 matches were made. The Shared
Housing program was eliminated in the FY 2010-2011 due to the elimination of
funding from the Redevelopment Agency. If funding becomes available in the
future, the Housing Division will examine reestablishing the program.
D. Existing Covenanted Buildings. Monitor existing covenanted buildings for
compliance with affordability restrictions, and with occupancy and
maintenance covenants in order to upgrade and maintain the character and
condition of the neighborhoods while preserving affordability to residents.
E. Homeless Service Referrals. Assist homeless persons and families through referral
to temporary shelter facilities and services in the Westside area, providing
hotel/motel vouchers as needed.
F. Emergency Shelters. Support Upward Bound House in providing emergency
shelter beds to homeless children and their families.
G. Emergency Food Vouchers. Refer needy clients for one-time food vouchers on
an emergency basis to the Culver City Area Interfaith Alliance and the SAVES
program of St. Augustine Catholic Church.
H. Group Homes. Monitor group homes and housing for persons with special
needs to ensure compliance with the Federal Housing Quality Standards (HQS),
and city Health and Safety Codes. One of the properties within the TOD district
that is proposed by the Exceptional Children’s Foundation (ECF) will provide 50
units of low- and very-low-income housing for persons with developmental
disabilities. This site is currently owned by ECF. There are currently 5 Group
Homes in the Housing Division Affordable Housing Inventory which provides a
total of 29 beds for persons with developmental and physical disabilities.
I. The Neighborhood Preservation Program (NPP). Implement the Neighborhood
Preservation Program (NPP) that provides grants, rebates, emergency grants,
and deferred loans to qualified low- and moderate-income households, and
to owners of multi-family housing with qualified low-income tenants. The
purpose of these NPP grants, rebates, and loans is to rehabilitate and maintain
sound housing conditions, to make modifications to accommodate persons
with disabilities, and to install energy-saving features.
136City of Culver City Housing Element V. Housing Plan
V-6 January 2014
Since 1992, the NPP has averaged 100 units a year. Through this program, 822
single family homes have been preserved, and 865 multi-family units have
been preserved since 1992. In FY 2008-2009, 16 single family homes and 61
multi-family homes were rehabilitated. In FY 2009-2010 15 single family homes
and 24 multi-family homes were rehabilitated. In 2010, 7 single family and 9
multi-family homes were rehabilitated. The NPP program was placed on hold in
mid-2010 due to the pending elimination of the Redevelopment Agency. In
2011, the NPP program ceased to function due to lack of funding with the
removal of Housing Set-Aside Funds. If funding becomes available in the future,
the program will be reestablished.
J. Graffiti Removal. Work with property owners to remove graffiti through the
Public Works Department and encouraging local monitoring by owners.
Continue to help community groups to organize volunteer graffiti removal
activities.
K. Fair Housing Counseling. Contract with the Housing Rights Center (HRC) to
provide information and assistance regarding tenant/landlord rights and issues
and to address discrimination claims.
From 2000-2010, the Housing Division contracted with the Housing Rights Center
(HRC) to provide information and assistance regarding tenant/landlord rights
and issues and to address discrimination claims. This contract was not renewed
in 2010 with the pending dissolution of the Redevelopment Agency. Since FY
2000-2010, 3,062 clients have contacted HRC for housing information or to file a
complaint.
Though the contract was not renewed, when the Housing Division is contacted
regarding a fair housing complaint, the client is still referred to and assisted by
the HRC to obtain information pertaining to their rights and how to file a
complaint. In addition, all participants in the Housing Division rental assistance
programs are provided the HUD Fair Housing information booklet during their
initial briefing session and annually during the annual recertification process.
The Housing Division also posts fair housing posters and outreach material in the
Housing Division lobby.
L. Landlord-Tenant Mediation Board. Fund mediations of rent increase issues
between landlords and tenants through the Landlord Tenant Mediation Board.
M. Temporary Emergency Rental and Relocation Assistance Program. Provide
funds for security deposit for individuals forced to relocate due to change of
use or code enforcement, or for up-to-moderate income tenants involuntarily
displaced due to government action such as code enforcement actions or
change in land use. This program was never activated due to the pending
elimination of the redevelopment agencies statewide and the subsequent
elimination of the city’s Redevelopment Agency after the ruling of AB 26.
Implementation of this measure will be resurrected once funding from
State/Federal sources becomes available.
137City of Culver City Housing Element V. Housing Plan
V-7 January 2014
N. Property Acquisition and Rehabilitation Program. Provide opportunities to
create affordable housing through the Property Acquisition and Rehabilitation
program by providing assistance for management and preservation of
affordable housing to specified problem buildings. This program was never
activated due to the pending elimination of the redevelopment agencies
statewide and the subsequent elimination of the city’s Redevelopment
Agency after the ruling of AB 26. Implementation of this measure will be
resurrected once funding from State/Federal sources becomes available.
O. Home Secure. Contract with Jewish Family Services (or another provider if
funding becomes available) to provide and install security and safety devices
and offer education and community resource information. The contract with
Jewish Family Services to provide and install security and safety devices and
offer education and community resource information to up-to-moderate
income elderly and disabled persons was eliminated in FY 2011-2012 due to
the dissolution of the city’s Redevelopment Agency. In FY 2008-2009, the
Home Secure assisted 19 elderly and disabled persons. In FY 2009-2010, 17
persons were assisted. In FY 2010-2011, 18 persons were assisted.
P. Affordable Housing Development Assistance. Offer assistance to developers to
fund affordable housing projects for property acquisition and rehabilitation.
In 2008, the Redevelopment Agency adopted Years 1-2 of the Comprehensive
Housing Strategy (CHS) that outlines the allocation of Housing Set-Aside Funds
to satisfy the requirements of the Regional Housing Needs Assessment (RHNA),
State Housing Element law and California Community Redevelopment Law.
The CHS is based on the concept of providing mixed-income, low-density,
scattered site affordable housing development.
In July 2010, the former Redevelopment Agency approved an Affordable
Housing Agreement with 4043 Irving Place Investors , LLC for the development
of 12 (3 low income and 9 moderate income) affordable multi-family rental
units for $6 million. The Culver Villas project located at 4043 Irving Place
commenced construction in February 2012 and will be completed in
September 2013. The resident application process for the 12 affordable units
took place on July 12, 13, and 15, 2013. A total of 1,448 applications were
received.
In March 2011, the former Redevelopment Agency approved a DDA with
Tilden Terrace, LP (Los Angeles Housing Partnership) for the development of a
mixed-used, mixed-income affordable multi-family rental housing. The Tilden
Terrace project consisted of 33 affordable units (14 very-low, 6-low, and 13-
moderate). The project commenced development in March 2012 and
received its Temporary Certificate of Occupancy on June 27, 2013. The
project’s Certificate of Occupancy was issued in August of 2013. The resident
application process for the 33 affordable units took place from March 8, 2013
to March 21, 2013. A total of 1,254 applications were submitted to the city.
The last project of Years 1-2 of the CHS is the Globe project which consists of 10
ownership townhomes. The DDA was approved in January 2012. The State of
138City of Culver City Housing Element V. Housing Plan
V-8 January 2014
California, Department of Finance has approved the Housing Division to retain
the Globe land as an asset but has disallowed any financial assistance to the
project. The developer, Habitat for Humanity of Greater Los Angeles, will
attempt to raise the necessary funding to complete the project.
Q. Redevelopment Agency/Successor to the Redevelopment Agency Housing
Replacement. Use financial resources, if available, from the Successor to the
Redevelopment Agency, to help replace residential units lost as a result of
Successor Agency actions. There were no residential units lost due to
Redevelopment Agency actions. This measure will remain in the event that
actions by the successor agency to the Redevelopment Agency results in a
loss of units.
Measure 2. Programs to Facilitate Additional Housing. To support the policies of the
Housing Element, the Housing and Planning Divisions will implement the following
programs.
A. Density Bonus Program. Provide information on the Density Bonus Ordinance to
affordable housing applicants.
B. West Culver City Residential Rehabilitation Program. Offer rehabilitation grants
to eligible property owners in West Culver City and provide grants to
affordable housing developers who wish to acquire and rehabilitate units to
provide low-income rental housing.
The West Washington Residential Rehabilitation program is approved in the
Redevelopment Agency’s 2009-2010 Budget for $300,000. This program was
not fully implemented due to the dissolution of the Redevelopment Agency.
Implementation of this measure will be resurrected once funding from
State/Federal sources becomes available.
C. Accessory Dwelling Ordinance. Implement the Accessory Dwelling Ordinance,
which allows the construction of accessory dwelling units subject to an
Administrative Use Permit.
D. Design Guidelines. Develop design guidelines for residential zones to ensure
that new multiple-family developments will be consistent with the existing low-
density character of the neighborhood. The city will ensure that the effect of
the Guidelines will not cause an undue burden on housing supply and
affordability.
E. Nine Units per Lot Restriction. Analyze the impact of the nine units-per-lot
restriction in the RMD Zone and consider eliminating the restriction.
F. Comprehensive Housing Strategy (CHS)/Redevelopment Site Study. As part of
the CHS, a study of former Redevelopment Agency-owned sites will be
undertaken to analyze opportunities for housing or mixed-use developments
with affordable housing components. This will include a review of sites located
along commercial corridors that are currently used only for parking to
determine if small-scale parking garages combined with housing would be
feasible. The city will review implementation programming on a project by
139City of Culver City Housing Element V. Housing Plan
V-9 January 2014
project basis. Additionally, where financially feasible, the Housing Authority will
include extremely-low-income units in the mix of potential projects identified in
the CHS beyond years 1 and 2.
Preliminary analysis of former Redevelopment Agency-owned sites was
conducted from early 2007 to early 2008. This information was incorporated in
the CHS, which was reviewed by the former Redevelopment Agency. The
former Redevelopment Agency authorized implementation of years 1 and 2
and instructed staff to return to the former Redevelopment Agency with further
discussion of the other projects identified in the CHS. Community Development
staff from the Building Safety, Housing, Planning and Redevelopment Divisions
collaborated in evaluating the former Redevelopment Agency-owned sites
using six criteria:
? Financial Feasibility – The project is cost effective and makes sound
financial sense.
? Implementation – The project is suitable for the area without rezoning,
can quickly move through the entitlement process, and has limited
construction constraints.
? Timing – The project can be accomplished in a reasonable timeframe.
? Neighborhood Impact – The project make sense for the neighborhood
and is compatible in terms of density, housing type, parking, mix of
incomes, and impact on traffic. The project addresses blight and
nuisance and improves the appearance of the neighborhood.
? Economic Benefit – The project increases the tax base and solves other
fiscal needs of the city.
? Community Impact – The project site is near transit, creates open space,
promotes sustainability goals, removes blight and nuisance, and
substantially improves the appearance of the community.
In addition to these criteria, prototype affordable projects were identified and
preliminary site plans were prepared. These prototype projects were then
priced using industry standard construction cost estimating techniques. The
CHS details the financial feasibility, site analysis and timeframe for each former
Redevelopment Agency-owned site.
Under measure 1P above, Years 1-2 of the CHS were adopted by the former
Redevelopment Agency. The Tilden Terrace and Culver Villas projects will
complete construction in 2013 and produce 44 affordable units. The Globe
project is projected to commence construction in 2014. This project will provide
10 affordable units. With the completion of the Globe project, Years 1-2 of the
CHS will be completed. Affordable housing development beyond Years 1-2 of
the CHS will be resurrected once funding from State/Federal sources becomes
available.
G. Comprehensive Housing Strategy and Infill Development Programs. Monitor
applications for mixed-use developments along commercial corridors and for
140City of Culver City Housing Element V. Housing Plan
V-10 January 2014
residential developments in the RMD zone and encourage developers to
apply for DOBI applications in order to include affordable units within
development projects. If proposed developments are part of the CHS, work
with the developer to ensure an affordable housing component. Maintain the
city’s site inventory of underutilized or vacant residential and commercial lots
which are appropriate for infill or mixed-use development, to be used as an
informational tool for the city’s CHS.
H. Comprehensive Housing Strategy/Housing Priority List. As part of the CHS,
acquire sites identified in the city’s housing priority list and build affordable
housing commensurate with the quantified objectives. The former
Redevelopment Agency acquired two sites for implementation in years 1 and
2. To the extent possible, based upon funding, market conditions, economic
forces and property availability, the city may initiate the process to acquire
additional sites identified in the CHS.
Implementation of this measure is de-funded due to State legislative action
eliminating the city Redevelopment Agency. Implementation of this measure
will be resurrected once funding from State/Federal sources becomes
available.
I. Washington/Venice Land Use. Washington Place and Venice Blvd. are two
sites identified for potential development of multi-family affordable housing in
the CHS. A full analysis of these sites will be conducted to determine project
feasibility.
J. Work Force Housing. The City of Culver City staff collaborated with staff from
other jurisdictions in the Westside Council of Governments (COG) to complete
a Workforce Housing Study. The target households for workforce housing are
those that are above the eligible income levels for traditional affordable
housing programs (typically 120% of median income) but still cannot afford
housing. The study provides suggestions on how to create workforce housing
using various private sector/government ventures and creative financing.
Money and programs set aside for traditional affordable housing cannot be
used due to income restrictions on these programs. To bring awareness to the
local Culver City community regarding the need for Workforce Housing, a
presentation was made to the Culver City City Council in Spring 2009.
Additionally, staff will review the CHS to incorporate Workforce Housing into
proposed projects where feasible. This review will be after years 1 and 2 of the
CHS. Because funding for Workforce Housing cannot come from
redevelopment Set-Aside funds and requires private sector collaboration
and/or creative financing, implementation of workforce housing measures is
difficult and cannot easily be included in housing programs or strategies that
normally can be expected to rely on set-aside funds.
K. Single Room Occupancy (SRO) Housing. Implement development of SRO’s,
which allows the construction of SRO’s within mixed use developments subject
to specific SRO development standards.
141City of Culver City Housing Element V. Housing Plan
V-11 January 2014
L. Zoning for Emergency Shelters and Transitional/Supportive Housing. Implement
development of Emergency Shelters and Transitional/Supportive Housing
subject to specific development standards for Emergency Shelters and existing
residential standards for Transitional/Supportive Housing. Amend the Zoning
Code to state that Supportive Housing, regardless of the number of residents, is
subject to only those restrictions that apply to other residential uses of the same
type in the same zone.
M. Definition of “Family”. A definition of “family” consistent with state law is
included in the Glossary section of the Housing Element. In addition the
Municipal Code will be amended to include a definition of “family” consistent
with state law.
N. Reasonable Accommodation Procedures. Process Reasonable
Accommodations requests subject to approval of an administrative approval
and compliance with applicable code standards.
O. Reduced Parking For Affordable Units. The city will amend its parking
standards such that, upon a developer’s request and when a required
percentage of units are reserved for very-low- (including extremely-low-) and
lower-income households, only one parking space will be required for studio
and 1-bedroom units.
P. Surcharge Fee for New Construction. The city will offset the New Construction
Surcharge fee for affordable units assisted by the Redevelopment Agency with
housing set-aside funds. This measure cannot be implemented due to the State
legislated elimination of Redevelopment Agencies. It will be resurrected when
funding sources become available.
Measure 3. Housing Division Administrative Activities. To assist affordable housing
developers and preserve affordable housing opportunities, the city’s Housing
Division will provide the following administrative services. Implementation of this
measure is de-funded due to State legislative action eliminating the city
Redevelopment Agency. Implementation of this measure will be resurrected
once funding from State/Federal sources becomes available. The Housing Division
will continue to provide technical assistance to developers and organization that
produce housing for person with special needs and monitor at-risk affordable
housing units.
A. Financial Support and Technical Assistance. Provide financial support and
technical assistance to organizations that develop housing for populations with
special needs.
To encourage the inclusion of affordable housing units in new housing
development, the Housing Division will work in partnership with Planning to offer
density bonuses and financial assistance where appropriate to developers. The
city will continue to inform developers when they first contact Planning that the
city may be able to provide some financial assistance to their project in
exchange for affordability commitments, (assuming there is funding in place to
replace redevelopment set-aside funds that no longer exist). Additionally,
142City of Culver City Housing Element V. Housing Plan
V-12 January 2014
Planning will continue to inform developers about the benefits of density bonus
when projects are submitted for review.
B. Financing Negotiations for Affordable Housing Development. Work with local
banks and lending agencies, on behalf of public and private developers, to
assist developers with the acquisition of financing for low-income and
moderate-income rental housing.
C. Facilitate Financing Negotiations for Home Purchases. Work with private
lenders to provide mortgage financing to facilitate home ownership.
Due to market conditions, the former Redevelopment Agency did not offer the
Mortgage Assistance Program (MAP). The MAP program was introduced in
1993 and 124 up-to-moderate-income households were able to achieve
homeownership through this program. However, Culver City is a high-cost area
and the second trust deed of $60,000 provided through the MAP program
became inadequate as home prices escalated. A combination of rental and
ownership housing is a key to success for any community. Because ownership
for up-to-moderate households is very difficult in Culver City, the CHS addresses
this issue through the production of ownership units through the city and the
Housing Authority. Years 1 and 2 of the CHS proposes to create 18 ownership
housing units from very-low-income to market rate income households over the
next planning period. Where appropriate, these households will be assisted
with a second trust deed to keep their mortgage payments affordable.
D. Preserve At-Risk Affordable Housing Units. There are a total of 101 affordable
units at risk during the next planning period. The first covenants will start to
expire in 2009. The Housing Division is contacting property owners one year
before the covenant expiration date to inquire about their interest in
extending their covenants. In exchange for extending covenants the city will
offer property owners funding assistance for rehabilitation to address deferred
maintenance through the Neighborhood Preservation Program (NPP) and
rental assistance to qualified households through the Rental Assistance
Program should funding for these programs become available. Coupling funds
for rehabilitation with funds for rent subsidy enhances the financial feasibility of
maintaining affordability covenants. In addition, non-profit organizations that
assist in preserving at-risk units may include the following: Menorah Housing
Foundation of the Jewish Federation Council of Greater Los Angeles, Upward
Bound, Alternative Living for the Aging, Mercy Housing, and Home Ownership
Made Easy (H.O.M.E.).
Measure 4. Regulatory Incentives. To foster the development of affordable housing, the
city will make available the following regulatory incentives.
A. Development Incentives. The city will work with developers who wish to process
a Density or Other Bonus Incentive (DOBI) application which makes available
appropriate incentives in exchange for dedicating a percentage of dwelling
units to low-income and/or moderate-income households.
143City of Culver City Housing Element V. Housing Plan
V-13 January 2014
B. Streamline Permit Approval Process. While adhering to public review periods,
the city will give priority processing to applications that provide extremely-low-,
very-low-, low-, and moderate-income housing in order to reduce
development costs associated with time delays.
C. Consultant Priority Processing Program. The city will make available the “Fee for
Service” Program that allows applicants the option to utilize planning
consultants to process project applications.
Measure 5. Distribute Public Information. The preparation and distribution of public
information material is an effective measure for informing residents and
developers about housing programs and activities of benefit to themselves and
the community. Providing this information to the public effectively fosters the
policies and objectives adopted by the city.
A. Promotion of Housing Programs. Market the availability of housing rehabilitation
and maintenance programs with brochures, flyers, and other public
information materials. With the dissolution of the city’s Redevelopment
Agency, funds are no longer available for housing rehabilitation and
maintenance programs. Additionally, funds are no longer available to design
and mass produce brochures, flyers and other public information materials.
Implementation of this measure will be resurrected once funding from
State/Federal sources becomes available.
B. Distribution of Anti-Graffiti Design Information. Provide developers with
information regarding architectural designs, building materials and
landscaping that serve to deter graffiti.
C. Distribution of Noise Abatement Information. Distribute information about noise
abatement practices, and materials including landscape elements such as
walls or berms that may reduce noise impacts to the community.
D. Database of Housing Opportunities. As a tool for the city’s Comprehensive
Housing Strategy, maintain a database of housing development opportunities
on commercial lots which are appropriate for mixed-use and affordable
housing development.
144City of Culver City Housing Element V. Housing Plan
V-14 January 2014
Table V-2
Program Implementation Summary –
2008-2014
Implementation Measures/Programs Responsible Agency Funding Source Objectives and Schedule
Measure 1. Continue Current Housing Programs
A. Section 8 Program. Housing Authority HUD 384 households throughout the planning period
B. Rental Assistance Program. Housing Authority See Comment Below 68 households throughout the planning period
C. Shared Housing. Housing Authority See Comment Below 150 households throughout the planning period
D. Existing Covenanted Buildings. Housing Authority Housing Authority Monitoring is conducted annually and as needed to assure compliance
E. Homeless Service Referrals. Housing Authority Housing Authority Refer Homeless to a sponsor agency; provide 20 individuals with hotel/motel
vouchers as needed work with a homeless service provider to conduct
homeless outreach.
F. Emergency Shelters. Housing Authority Housing Authority Provide 65 year-round beds for women with dependent children through
Upward Bound House Family Shelter.
G. Emergency Food Vouchers. PRCS PRCS Budget Continue to refer needy clients to food voucher providers; secure food
vouchers from providers.
H. Group Homes. Housing Authority Housing Authority Monitoring annually or as-needed
I. Neighborhood Preservation Program. Housing Authority See Comment Below 75 units annually
J. Graffiti Removal. Public Works Public Works Budget Remove graffiti within 48 hours
K. Fair Housing Counseling. Housing Authority See Comment Below Provide information and assistance as needed
Sponsor one fair housing workshop annually.
L. Landlord-Tenant Mediation Board. Housing Authority Housing Authority Provide services as requested throughout the planning period
M. Temporary Emergency Rental and
Relocation Assistance Program.
Housing Authority See Comment Below Provide assistance as needed throughout the planning period
N. Property Acquisition and Rehabilitation
Program.
Housing Authority See Comment Below Ongoing as sites are identified throughout the planning period
O. Home Secure. Housing Authority See Comment Below Assist up to 20 elderly and disabled households annually
P. Affordable Housing Development
Assistance.
Housing Authority Housing Authority; Also See
Comment Below
Ongoing as feasible development opportunities become available. Years 1
and 2 of the CHS were authorized by the former Redevelopment Agency.
Q. Redevelopment Agency Housing
Replacement.
Housing Authority See Comment Below Ongoing rehabilitation assistance throughout the planning period
145City of Culver City Housing Element V. Housing Plan
V-15 January 2014
Implementation Measures/Programs Responsible Agency Funding Source Objectives and Schedule
Measure 2. Programs To Facilitate Additional Housing
A. Density Bonus Program. Housing Authority and
Planning Division
Housing Authority
Planning Division Budget; Also See
Comment Below
Ongoing
B. West Culver City Residential Rehabilitation
Program.
Housing Authority and
Planning Division
See Comment Below Ongoing (currently budgeted at $300,000 annually)
C. Accessory Dwelling Ordinance. Planning Division Planning Division Budget Process applications as they are submitted.
D. Design Guidelines. Planning Division Planning Division Budget Drafting of design guidelines currently in process and will be completed in the
Planning Period
E. Nine Units per Lot Restriction. Planning Division Planning Division Budget Submit analysis to City Council by September 2014.
F. Comprehensive Housing
Strategy(CHS)/Redevelopment Site Study.
RDA Housing Authority; Also See
Comment Below
Complete site study and present to the City Council projects beyond years 1
and 2 of the CHS.
G. Comprehensive Housing Strategy and Infill
Development Programs.
Planning Division Planning Division Budget Pursue affordable housing development in years 1 and 2 and throughout
Planning Period.
H. Comprehensive Housing Strategy/Housing
Priority List.
Housing Division See Comment Below Facilitate production of the city’s RHNA allocation within the planning period.
I. Washington/Venice Land Use. Planning Division Planning Division Budget The CHS has identified two affordable sites. Present feasibility of these sites
after year 1 and 2 of the CHS.
J. Work Force Housing. Planning Division Planning Division Budget Present CHS feasibility sites to the Redevelopment Agency after program
year 2 of the CHS.
K. Single Room Occupancy (SRO) Housing. Planning Division Planning Division Budget Work with developers wishing to construct SRO Housing
L. Zoning for Emergency Shelters and
Transitional/Supportive Housing.
Planning Division Planning Division Budget Work with developers wishing to construct emergency shelters and
Transitional/Supportive Housing. Amend the Zoning Code for Supportive
Housing to ensure consistency with SB2 by July of 2014.
M. Definition of “Family” Planning Division Planning Division Budget Add a definition of “family” in the Municipal Code in 2013-2014.
N. Reasonable Accommodation Procedures. Planning Division Planning Division Budget Work with individuals who apply for Reasonable Accommodations.
O. Reduced Parking For Affordable Units. Planning Division Planning Division Budget Adopt reduced parking in the Municipal Code in 2013-2014.
P. Reduced Surcharge Fee for New
Construction/Other Fees.
Planning Division Planning Division Budget; Also See
Comment Below
Will be implemented when funding becomes available.
Measure 3. Housing Division Administrative Activities
A. Financial Support and Technical Assistance. Housing Authority See Comment Below Ongoing as feasible development projects are identified
B. Financing Negotiations for Affordable
Housing Development.
Housing Authority See Comment Below Ongoing as feasible development projects are identified
146City of Culver City Housing Element V. Housing Plan
V-16 January 2014
Implementation Measures/Programs Responsible Agency Funding Source Objectives and Schedule
C. Facilitate Financing Negotiations for Home
Purchases.
Housing Authority See Comment Below Ongoing throughout the planning period
D. Preserve At-Risk Affordable Housing Units. Housing Authority See Comment Below Contact property owners one year prior to covenant expiration dates for at-
risk projects.
Measure 4. Regulatory Incentives
A. Development Incentives. Planning Division Planning Division Budget Publicize the DOBI program on the city website and at the public counter.
Process applications as received.
B. Streamline Permit Approval Process. Planning Division Planning Division Budget Facilitate affordable housing development by reducing permit processing time
for affordable units throughout the planning period
C. Consultant Priority Processing Program. Planning Division Planning Division Budget Facilitate affordable housing development by giving applicants the option to
expedite project processing through the use of outside contract staff
throughout the planning period
Measure 5. Distribute Public Information
A. Promotion of Housing Programs. Housing Authority Housing Authority; Also See
Comment Below
Continue to promote housing programs throughout the planning period
B. Distribution of Anti-Graffiti Design
Information.
Planning Division Planning Division Budget Continue to promote anti-graffiti program throughout the planning period
C. Distribution of Noise Abatement Information. Planning Division Planning Division Budget Continue to distribute noise abatement information throughout the planning
period
D. Data Base of Housing Opportunities. Planning Division and
Housing Authority
Planning and Housing Authority
Budgets
Continue to maintain database of development opportunities throughout the
planning period
* Implementation of this measure is de-funded due to State legislative action eliminating the city Redevelopment Agency.
Implementation of this measure will be resurrected once funding from State/Federal sources becomes available and the city is
eligible for such funding sources.
147City of Culver City Housing Element Appendix A – Evaluation
A-1 January 2014
Appendix A
Evaluation of the 2008 -2014 Housing Element
Section 65588(a) of the Government Code requires that jurisdictions evaluate the
effectiveness of the existing Housing Element, the appropriateness of goals, objectives
and policies, and the progress in implementing programs for the previous planning
period. This appendix contains a review of the housing goals, policies, and programs of
the previous housing element, adopted in 2001 and evaluates the degree to which these
programs have been implemented during the previous planning period. This analysis also
includes an assessment of the appropriateness of goals, objectives and policies. The
findings from this evaluation have been instrumental in determining the city’s 2008
Housing Implementation Program.
Table A-1 summarizes the programs contained in the previous Housing Element along
with the source of funding, program objectives, accomplishments, and implications for
future policies and actions.
Table A-2 evaluates the appropriateness of previous goals and policies, and identifies
any changes that are called for in response to the city’s experience during the past
planning period.
Table A-3a summarizes the new housing units built during the 2008 – 2013 period.
Table A-3b summarizes market-rate projects built in Multi-Family Residential zones during
the period 2000-2008.
Table A-3c summarizes market-rate projects built in Single Family and Multi-Family
Residential zones during the period 2008-2013.
Table A-4 presents the city’s progress in meeting the quantified objectives from the
previous Housing Element.
148City of Culver City Housing Element Appendix A – Evaluation
A-2 January 2014
Table A-1
Housing Element Program Evaluation - City of Culver City
2008 – 2014
Implementation
Measures/Programs Responsible Agency Funding Source
Implementation
Measure/Program Objectives Accomplishments Recommended Future Actions
1. Continue Current Housing Programs
A. Section 8 Program Housing Division Department of Housing
and Urban Development
(HUD)
Continue to assist 384 very and
extremely low income households
to pay for housing through the
Section 8 Program.
384 households annually Continue to assist very low income
households through the Section 8
program and conduct outreach to
attract new property owners.
B. Rental Assistance Program Housing Division Former Redevelopment
Set-Aside Funds/ROPS
Payments
Continue to assist 100 extremely
low to moderate income
households to pay for housing
through the Rental Assistance
Program (RAP).
63 households annually/ $2.5
million expended
Continue to assist the 68 very low and
up to moderate-income households
through RAP.With the elimination of
the Redevelopment Agency the
waiting list is closed for this program
and no new applicants will be pulled
from the waiting list Should funding
become available in the future, this
program will be resurrected.
C. Shared Housing Housing Division Redevelopment Set-Aside
Funds from 2008-2010
Continue to assist 150 households
to locate alternative independent
living situations through the Shared
Housing Program.
10 households/$130,775 expended Program eliminated with the
dissolution of the Redevelopment
Agency. Should funding become
available in the future, this program
will be resurrected.
D. Existing Covenanted
Buildings
Housing Division Redevelopment Set-Aside
Funds
Continue monitoring annually and
as needed to assure compliance.
Income restrictions and affordability
are monitored on an annual basis.
Continue to monitor existing
covenanted buildings for occupancy
and maintenance.
E. Homeless Service
Referrals
Housing Division Redevelopment Set-Aside
Funds/General Fund
Continue to assist homeless
individuals and families through
referral to a sponsor agency and/or
temporary shelter facilities in the
Westside area, provision of
emergency hotel/motel vouchers as
needed to homeless individuals and
families
? 2 homeless referrals to RAP.
? Provided 2 emergency
hotel/motel vouchers.
? Contracted with Saint Joseph
Center to conduct homeless
outreach 4 days a week
? Continue referrals to St. Joseph
Center.
? Continue to provide hotel/motel
vouchers as needed.
? Continue to work with St. Joseph
and/or a homeless service provide
to conduct homeless outreach
F. Emergency Shelters Housing Division/Parks,
Recreation &
Community Services
Department (PRCS)
Los Angeles Homeless
Services Authority;
Housing Division Budget
Continue to make existing facilities
available and provide 65 year-
round beds for women with
dependent children, as well as a
weather-activated safe haven for up
The Cold Weather Shelter operated
in the Armory from November
through March from 7:00 p.m. to
7:00 a.m. and was in operation from
20082001 to 21072007. . The
Continue to support the Upward
Bound House Family Shelter to
provide emergency shelter services to
homeless children and their families
149City of Culver City Housing Element Appendix A – Evaluation
A-3 January 2014
Implementation
Measures/Programs Responsible Agency Funding Source
Implementation
Measure/Program Objectives Accomplishments Recommended Future Actions
to 80 persons each year during
November-March (cold weather).
Armory was deactivated as a
National Guard Armory in 2008 and
this facility for no longer available
for the Cold Weather Shelter
Program”.
G. Emergency Food Vouchers Parks, Recreation &
Community Services
Department
Parks, Recreation &
Community Services
Department Budget
Continue to secure food vouchers
from providers and provide these to
needy clients on an emergency
basis through the Parks, Recreation
& Community Services Department.
PR&CS has offered a Holiday
Certificate Program during the
month of December that has served
about 50 individuals & families per
year. Year around, it refers needy
clients to the SAVES program at St.
Augustine Catholic Church. It also
taps into a limit resource for food
vouchers from the Westside Shelter
& Coalition.
PR&CS is in the process of
transitioning the Holiday Certificate
Program to the Culver City Area
Interfaith Alliance so more clients can
be served. The city will continue to
refer needy clients to the SAVES
program at St. Augustine Catholic
Church and secure food vouchers
from the Westside Shelter & Coalition.
H. Group Homes Housing Division Former Redevelopment
Set-Aside Funds/ROPS
Continue to monitor group homes
to ensure compliance with the city’s
Group Home Programs.
? Monitored the 5 Group Homes
in the affordable housing
inventory to assure compliance.
These homes provide affordable
housing and supportive services
to 29 disabled individual
annually.
Continue to monitor group homes to
ensure compliance.
I. Neighborhood Preservation
Program (NPP)
Housing Division Redevelopment Set-Aside
Funds form 2008-2010
Continue to implement the
Neighborhood Preservation
Program (NPP) for qualified low
and moderate income households
and to owners of multi-family
housing with qualified low income
tenants The annual objective is 75
units.
? 38 single-family households
? 99 multi-family units
? Expended $1.2 million
This program is currently de-funded
due to State legislative action
eliminating the city‘s Redevelopment
Agency. Implementation of the
measure will be resurrected once
funding from State/Federal resources
becomes available and the city is
eligible for such funding sources.
J. Graffiti Removal Public Works Public Works Budget Continue to work with building
owners to remove graffiti by
coordinating the services of
removal companies and
encouraging local monitoring by
owners. Continue to help
community groups organize
volunteer graffiti removal activities.
Achieve a 48 hour removal rate.
Normal response to graffiti reports
is 24-48 hours.
The programs will be extended to 7
days a week. The Police Dept. will be
working towards prosecution of
suspects. The PD is added a new
graffiti component to their diversion
program for youth in lieu of court to
educate them on the work, time and
money it takes to remove graffiti.
Continue to monitor Kinston Avenue,
Globe Avenue and Wade Street on a
weekly basis for graffiti.
150City of Culver City Housing Element Appendix A – Evaluation
A-4 January 2014
Implementation
Measures/Programs Responsible Agency Funding Source
Implementation
Measure/Program Objectives Accomplishments Recommended Future Actions
K. Fair Housing Counseling Housing Division Redevelopment Set-Aside
Funds from 2008-2010
Continue to provide information and
assistance regarding
landlord/tenant rights and issues,
and sponsor one fair housing
workshop annually.
462 households/ $43,910
expended
This program is currently de-funded
due to State legislative action
eliminating the city‘s Redevelopment
Agency. Implementation of the
measure will be resurrected once
funding from State/Federal resources
becomes available and the city is
eligible for such funding sources.
The Housing Division will continue to
provide fair housing information and
refer to the Housing Rights Center
L. Landlord-Tenant Mediation
Board
Housing Division Redevelopment Set-Aside
Funds
Continue to mediate disputes
between landlords and tenants
through the Landlord Tenant
Mediation Board as requested.
33 mediation sessions Continue to fund mediations of rent
increase issues between landlords
and tenants through the Landlord-
Tenant Mediation Board.
M. Temporary Emergency
Rental and Relocation
Assistance Program
Housing Division Redevelopment Set-Aside
Funds
Continue to provide security deposit
assistance to individuals forced to
relocate due to change of use or
code enforcement as needed.
This program was not implemented
due to the dissolution of the
Redevelopment Agency.
This program is currently de-funded
due to State legislative action
eliminating the city‘s Redevelopment
Agency. Implementation of the
measure will be resurrected once
funding from State/Federal resources
becomes available and the city is
eligible for such funding sources.
N. Property Acquisition and
Rehabilitation Program
Housing Division Redevelopment Set-Aside
Funds
Provide opportunities to eliminate
blight and create affordable housing
by providing assistance for
management and preservation of
affordable housing to specified
problem buildings.
This program was discontinued
prior to its scheduled
implementation due to the
elimination of the Redevelopment
Agency.
This program is currently de-funded
due to State legislative action
eliminating the city‘s Redevelopment
Agency. Implementation of the
measure will be resurrected once
funding from State/Federal resources
becomes available and the city is
eligible for such funding sources.
O. Home Secure Housing Division Redevelopment Set-Aside
Funds from 2008-2010
Continue to contract with Jewish
Family Services to install security
and safety devices and offer
education & resource information to
the elderly and disabled, with an
annual objective of 20 households.
54 elderly and disabled
households/$60,670 expended
This program is currently de-funded
due to State legislative action
eliminating the city‘s Redevelopment
Agency. Implementation of the
measure will be resurrected once
funding from State/Federal resources
becomes available and the city is
eligible for such funding sources.
151City of Culver City Housing Element Appendix A – Evaluation
A-5 January 2014
Implementation
Measures/Programs Responsible Agency Funding Source
Implementation
Measure/Program Objectives Accomplishments Recommended Future Actions
P. Affordable Housing
Development Assistance
Housing Division Redevelopment Set-Aside
Funds/EOPS
Offer assistance funding assistance
to affordable housing developers to
acquire, rehabilitate, and provide
affordable housing as feasible
opportunities become available.
? Culver Villas – 12 units/$6
million
? Tilden Terrace – 32 units/$51.1
million
? Globe Avenue – 10 units/$3
million (land value)
This program is currently de-funded
due to State legislative action
eliminating the city‘s Redevelopment
Agency. Implementation of the
measure will be resurrected once
funding from State/Federal resources
becomes available and the city is
eligible for such funding sources...
Q. Redevelopment Agency
Housing Replacement
Housing Division Redevelopment Set-Aside
Funds
Continue to use financial resources
of the Redevelopment Agency to
help replace residential units lost as
a result of Redevelopment Agency
actions as applicable.
No household utilized this program
during the last Housing Element
period from 2008 to 2014.
This program is currently de-funded
due to State legislative action
eliminating the city‘s Redevelopment
Agency. Implementation of the
measure will be resurrected once
funding from State/Federal resources
becomes available and the city is
eligible for such funding sources.
2. Programs To Facilitate Additional Housing
A. Density Bonus Program Housing and Planning
Divisions
Redevelopment Set-Aside
Funds/Planning Division
Budget
Implement local Density Bonus
Ordinance and provide information
to applicants.
? Tilden Terrace - 8 Density
Bonus Units
? Information for Density bonuses
was updated in an easy to read
description of the requirements
for eligibility for density bonus.
Continue to work with Planning to
provide information to applicants at
the counter and process any DOBI
applications that may submitted during
the next Planning Cycle.
Additionally, provide appropriate
funding for affordable housing
approved with a Density Bonus if such
funding sources become available in
the future.
B. West Culver City
Residential Rehabilitation
Program
Housing and Planning
Divisions
Redevelopment Set-Aside
Funds
Implement program to offer
rehabilitation grants to eligible
property owners and provide grants
to affordable housing developers to
acquire and rehabilitate units to
provide housing to lower income
renters.
27 units This program was discontinued in
2005 when funds were allocated to
focus on new construction. Staff will
researching the re-introduction of this
program should funding sources
become available in the future.
152City of Culver City Housing Element Appendix A – Evaluation
A-6 January 2014
Implementation
Measures/Programs Responsible Agency Funding Source
Implementation
Measure/Program Objectives Accomplishments Recommended Future Actions
C. Accessory Dwelling
Ordinance
Planning Division Planning Division Budget Implement the ordinance which
permits second dwelling units
subject to an Administrative Use
Permit, while minimizing impacts on
the surrounding neighborhood with
consideration to design, scale, and
parking issues, and process
applications as they are submitted.
During the Housing Element
Planning period one building permit
for an accessory dwelling unit was
processed.
Planning will continue to work with
applicants who wish to build second
units under the Accessory Dwelling
Ordinance provisions.
D. Design Guidelines Planning Division Planning Division Budget Complete Design Guidelines for
residential zones to ensure new
development is consistent with the
existing low-density character of the
neighborhood by 2010.
Design guidelines were approved
for two neighborhoods.
The Planning Division will continue to
develop guidelines for various
communities.
E. Nine Units per Lot
Restriction
Planning Division Planning Division Budget Submit to City Council an analysis
of the impact(s) of the 9 units-per-
lot restriction and of potentially
eliminating the restriction by 2010.
The Planning Division has
continued to study this issue and
will report their finding to the City
Council.
The Planning Division has continued
to study this issue and will report their
finding to the City Council.
F. Comprehensive Housing
Strategy(CHS)/Redevelop
ment Site Study
Redevelopment Agency Redevelopment Set-Aside
Funds
Complete and present a study of
Redevelopment Agency-owned
sites to analyze opportunities for
housing or mixed-use
developments with affordable
components, as identified beyond
years one and two of the CHS,
including sites along commercial
corridors that are currently
underutilized to determine the
feasibility of small scale parking
garages combined with housing.
The Former Redevelopment
Agency approved Years 1-2 of the
CHS. This included the Culver
Villas, Tilden Terrace and Globe
Avenue Projects.
Completed construction on the
Culver Villas (12 affordable units)
and Tilden Terrace (32 affordable
units) projects.
Work with Habitat for Humanity of
Greater Los Angeles to construct 10
low and moderate townhomes for
ownership on the Globe Avenue site.
Assist CHS sites with appropriate
funding should funding sources
become available in the future.
G. Comprehensive Housing
Strategy and Infill
Development Programs
Planning Division Planning Division Budget Pursue affordable housing
development in years one and two
by monitoring development
applications and encouraging
developers to use DOBI or similar
programs to ensure the
incorporation of an affordable
housing component.
Completed construction on the
Culver Villas (12 affordable units)
and Tilden Terrace (32 affordable
units) projects.
Staff will continue to process
affordable housing development
proposals that are part of the CHS or
an in-fill project.
153City of Culver City Housing Element Appendix A – Evaluation
A-7 January 2014
Implementation
Measures/Programs Responsible Agency Funding Source
Implementation
Measure/Program Objectives Accomplishments Recommended Future Actions
H. Comprehensive Housing
Strategy/Housing Priority
List
Housing Division Redevelopment Set-Aside
Funds
Facilitate production of the city’s
RHNA allocation within the planning
period by acquiring sites on the
priority list.
Prior to its implementation this
program was defunded due to State
legislated elimination of the
Redevelopment Agency
This program will be resurrected
should state/federal funding sources
become available and the city is
eligible for such funding.
I. Washington/Venice Land
Use
Planning Division Planning Division Budget Present feasibility analysis of the
two sites identified in the CHS for
potential multi-family affordable
housing development after year 1
and 2 of the CHS.
The Planning Division has
continued to study this issue and
will report their finding to the City
Council.
The Planning Division has continued
to study this issue and will report their
finding to the City Council.
J. Work Force Housing Planning Division Planning Division Budget Increase awareness of need for
workforce housing and present
CHS feasibility sites to the
Redevelopment Agency after
program year 2 of the CHS.
The Planning Division has
continued to study this issue and
will report their finding to the City
Council.
The Planning Division has continued
to study this issue and will report their
finding to the City Council.
K. Single Room Occupancy
(SRO) Housing
Planning Division Planning Division Budget Add a specific reference, as well as
development standards and permit
procedures for SRO housing in the
Municipal Code in 2009-2010.
An amendment addressing SRO’s
was adopted by the City Council in
July of 2013
Process applications for SRO
development.
L. Zoning for Emergency
Shelters and
Transitional/Supportive
Housing
Planning Division Planning Division Budget Add a specific reference, as well as
development standards and permit
procedures for emergency shelters
and transitional/supportive housing
in the Municipal Code within one
year of Housing Element adoption
An amendment addressing
emergency shelters and
transitional/supportive housing was
adopted by the City Council in July
of 2013.
Process applications for Emergency
Shelters and Transitional/Supportive
Housing development.
M. Definition of “Family” Planning Division Planning Division Budget Add a definition of “family” in the
Municipal Code in 2009-2010.
Staff recommended definitions
compliant with state law which the
Planning Commission could not
agree with.
Add a definition of Family compliant
with State law in the Housing Element
and carry over measure to amend the
Zoning Code with a definition for
family.
N. Reasonable
Accommodation
Procedures
Planning Division Planning Division Budget Adopt reasonable accommodation
procedures for persons with
disabilities in the Municipal Code in
2009-2010.
An amendment addressing
reasonable accommodation
procedures was adopted by the City
Council in July of 2013.
Process applications for Reasonable
Accommodations.
O. Reduced Parking For
Affordable Units
Planning Division Planning Division Budget Adopt reduced parking in the
Municipal Code in 2009-2010.
The Planning Division has
continued to study this issue and
will report their finding to the City
Council.
Draft an amendment addressing this
measure.
154City of Culver City Housing Element Appendix A – Evaluation
A-8 January 2014
Implementation
Measures/Programs Responsible Agency Funding Source
Implementation
Measure/Program Objectives Accomplishments Recommended Future Actions
P. Reduced Surcharge Fee for
New Construction/Other
Fees
Planning Division Planning Division Budget/
Redevelopment Set-Aside
Funds
Adopt a reduced surcharge fee for
affordable units in 2009-2010.
The Planning Division has
continued to study this issue and
will report their finding to the City
Council.
Implement this measure once funding
replacing Redevelopment Set A-Side
funds becomes available.
3. Housing Division Administrative Activities
A. Financial Support and
Technical Assistance
Housing Division Redevelopment Set-Aside
Funds
Provide ongoing financial support
and technical assistance to
organizations that develop housing
for populations with special needs
as feasible projects are identified.
This program was not implemented
due to the dissolution of the
Redevelopment Agency
This program is currently de-funded
due to State legislative action
eliminating the city‘s Redevelopment
Agency. Implementation of the
measure will be resurrected once
funding from State/Federal resources
becomes available and the city is
eligible for such funding sources.
B. Facilitate Financing
Negotiations for Affordable
Housing Development
Housing Division Redevelopment Set-Aside
Funds
Work with local lending agencies,
on behalf of developers, to assist in
securing financing for low- and
moderate-income rental housing,
as feasible projects are identified.
Hosted an Affordable Housing
Roundtable Discussion in February,
2013 and invited lenders and
affordable housing developers to
serve as panelist and audience
members to discuss methods to
produce affordable housing with the
resources of the Housing Set Aside
Fund.
The Culver City Housing Division will
continue to work with developers for
the provision of affordable housing
units as feasible projects are
identified.
C. Facilitate Financing
Negotiations for Home
Purchases
Housing Division Housing Division Budget Work with private lenders to
encourage them to provide
mortgage financing that facilitates
home ownership.
? This program not implemented
due to the dissolution of the
Redevelopment Agency.
This program is currently de-funded
due to State legislative action
eliminating the city‘s Redevelopment
Agency. Implementation of the
measure will be resurrected once
funding from State/Federal resources
becomes available and the city is
eligible for such funding sources.
D. Preserve At-Risk Housing
Units
Housing Division NPP and RAP Contact property owners one year
prior to covenant expiration dates
for at-risk projects, to gauge
interest in and incentivize further
participation.
This program has been difficult to
maintain due to the dissolution of
the Redevelopment Agency.
This program will be implemented
once funding from State/Federal
resources becomes available and the
city is eligible for such funding
sources.
4. Regulatory Incentives
A. Development Incentives Planning Division Planning Division Budget Publicize the DOBI program on the
city website and at the public
counter, work with developers
wishing to participate by dedicating
The city has been in discussions
with developers who have enquired
about reduced parking and other
potential development incentives in
The city will continue to work with
developers who wish to process a
DOBI application.
155City of Culver City Housing Element Appendix A – Evaluation
A-9 January 2014
Implementation
Measures/Programs Responsible Agency Funding Source
Implementation
Measure/Program Objectives Accomplishments Recommended Future Actions
a percentage of dwelling units as
affordable in exchange for
incentives, and process
applications as received.
return for affordable units. Staff has
made them aware of the Zoning
Codes density bonus provisions
that fall back on state density bonus
law. One affordable project (Tilden
Terrace) was approved through a
DOBI.
B. Streamline Permit Approval
Process
Planning Division Planning Division Budget Facilitate affordable housing
development by reducing permit
processing time and associated
costs for projects incorporating
affordable units throughout the
planning period.
The city has made efforts in
streamlining applications with
affordable housing components.
However, entitlements for Tilden
Terrace were completed in
approximately ¼ of the time
normally needed for such
development applications. This
shortened review period was solely
staff driven and no special
application fee or request was
made by the developer.
Should any application be submitted,
staff will make every effort at given it
priority processing, however, proper
public review periods will still be
adhered to.
C. Consultant Priority
Processing Program
Planning Division Planning Division Budget Facilitate affordable housing
development by giving applicants
the option to expedite project
processing through the use of
outside contract staff throughout
the planning period.
The Fee for Service program has
not been requested by applicants
and staff has not needed to use this
program for processing in a timely
manner.
The city will continue to offer this
service should applicants request it.
5. Distribute Public Information
A. Promotion of Housing
Programs
Housing Division Redevelopment Set-Aside
Funds
Continue to promote the housing
rehabilitation and maintenance
programs with brochures, flyers,
and other public information
materials.
? This program has not been
implemented due to the
dissolution of the
Redevelopment Agency
This program is currently de-funded
due to State legislative action
eliminating the city‘s Redevelopment
Agency. Implementation of the
measure will be resurrected once
funding from State/Federal resources
becomes available and the city is
eligible for such funding sources.
B. Distribution of Anti-Graffiti
Design Information
Planning Division Planning Division Budget Continue to promote anti-graffiti
program and provide developers
with information regarding
architectural designs, building
materials and landscaping that
serve to deter graffiti.
Public Works Department requires
anti-graffiti coating on certain items
such as poles for discretionary
projects.
Planning Division has landscaping
requirements which on a case-by-
This program will be carried forward in
the new Housing Element.
156City of Culver City Housing Element Appendix A – Evaluation
A-10 January 2014
Implementation
Measures/Programs Responsible Agency Funding Source
Implementation
Measure/Program Objectives Accomplishments Recommended Future Actions
case basis will serve to deter
graffiti. For example, when a sound
wall was required to be constructed
for a carwash proposal a planter
was required with plants such as ivy
to deter graffiti.
C. Distribution of Noise
Abatement Information
Planning Division Planning Division Budget Continue to distribute information
about noise abatement practices,
and materials including landscape
elements such as walls or berms
that may reduce noise impacts to
the community.
There are required construction
hours per the building code.
As a part of a project’s conditions of
approval staff has required special
installation requirements for walls,
windows, and other construction
specifications to reduce noise
especially when projects abut
residential projects or include mixed
use with residential and retail uses.
Per mixed use development
standards in the 2005 Zoning Code
update all mixed use and live/work
projects shall be designed to meet
certain performance standards,
including walls on all sides of
residential and live/work units to be
constructed to minimized the
transmission of noise and vibration.
A minimum impact insulation class
(IIC) of 60 shall be required for all
residential and live/work walls,
floors, and ceilings.
Upgraded noise reduction measures
for multi-family and mixed use projects
are required either by code or as
project-specific mitigation measures.
This program will be carried forward in
the new Housing Element.
D. Database of Housing
Opportunities
Planning and Housing
Divisions
Planning and Housing
Division Budgets
Continue to maintain database of
housing development opportunities
on commercial and industrial lots in
the city.
As feasible projects are identified
they are brought to the attention of
the development community
Housing will continue this program.
157City of Culver City Housing Element Appendix A – Evaluation
A-11 January 2014
Table A-2
Appropriateness of Housing Element Goals, Objectives and Policies
City of Culver City
2008 – 2014
Goal/Objective/Policy Appropriateness
GOAL 1: A city with residential neighborhoods that offer residents the qualities of a peaceful, small-town
environment.
This Goal is still appropriate and it will be carried forward.
GOAL 2: A city with a variety of housing opportunities that complement and enhance the city's goals for
continued economic vitality and prosperity.
This Goal is still appropriate and it will be carried forward.
GOAL 3: Promote access to affordable housing for all income levels and address the housing needs of the
homeless and special needs populations.
This Goal is still appropriate and it will be carried forward.
Objective 1. Housing Maintenance. Attain a high-level of housing maintenance to assure the availability of decent
housing and to protect the quality of neighborhood environments.
This Objective is still appropriate and it will be carried forward.
Policy 1.A Maintain a housing stock free of health or safety hazards. This policy is still appropriate and it will be carried forward.
Policy 1.B Maintain quality neighborhood living environments throughout the entire city This policy is still appropriate and it will be carried forward.
Policy 1.C Provide financial assistance to low-income and moderate-income households to encourage the
rehabilitation and adequate maintenance of existing housing units.
Although defunded, this policy is still appropriate and it will be carried
forward. Implementation of this policy will be resurrected once
funding from State/Federal sources becomes available.
Policy 1.D Monitor the maintenance of residential properties and enforce the provisions of the city's building
code and property maintenance regulations.
This policy is still appropriate and it will be carried forward.
Policy 1.E Promote assistance programs and enforce applicable health and safety standards to prevent
overcrowding in units.
This policy is still appropriate and it will be carried forward.
Policy 1.F Enforce zoning and building code regulations to prevent the illegal conversion of garages and
accessory structures into dwelling units.
This policy is still appropriate and it will be carried forward.
Policy 1.G Promote energy conservation measures to reduce future operating costs. This policy is still appropriate and it will be carried forward.
Objective 2. Housing Supply. Maintain opportunities for developing all types of housing while protecting the character and
stability of existing Culver City neighborhoods.
This Objective is still appropriate and it will be carried forward.
Policy 2.A Provide for a residential lifestyle that is environmentally sound, aesthetically pleasing and that places a high
priority on quality development.
This policy is still appropriate and it will be carried forward.
Policy 2.B Coordinate the plans, programs, and policies of all city departments in order to create planned, orderly, and
citywide residential development adequately and efficiently served by a balanced system of transportation,
community facilities, and public services, and which is sensitive to the environmental, recreational, social
and economic characteristic of the community.
This policy is still appropriate and it will be carried forward.
Policy 2.C Preserve the character, scale, and quality of established residential neighborhoods. This policy is still appropriate and it will be carried forward.
Policy 2.D Allow mixed use residential development in areas that allow mixed use per the Zoning Code. Such
developments must be sensitive to adjacent residential uses and reinforce the commercial use of the area.
This policy is still appropriate and it will be carried forward.
158City of Culver City Housing Element Appendix A – Evaluation
A-12 January 2014
Goal/Objective/Policy Appropriateness
Policy 2.E Investigate the potential for future housing and open space opportunities in the undeveloped areas of the
city; study the potential for housing that allows Culver City residents currently living in single-family homes
to have the opportunity to purchase smaller units or units that are a part of mixed-use developments as
their needs change while they age; and encourage affordable housing for young professionals.
This policy is still appropriate and it will be carried forward.
Policy 2.F Promote programs that seek to provide housing opportunities to meet the needs of people who work in the
city so that they do not have to commute long distances, thereby addressing the regional issue of achieving
an adequate jobs/housing balance for the western portion of Los Angeles County, while still supporting an
increase in employment opportunities within the city.
This policy is still appropriate and will be carried forward.
Objective 3. Housing Affordability. Provide rental and home ownership housing opportunities that are compatible with the
range of income levels of all current and future Culver City residents.
This Objective is still appropriate and it will be carried forward.
Policy 3.A Encourage the inclusion of affordable housing units in new housing developments by granting incentives as
called for by the Zoning Code and the state density bonus law and/or other appropriate means determined
by the city. (Land Use Element, Goals, Objectives and Citywide Land Use Policies, Objective 3. Policy 3.A)
This policy is still appropriate and it will be carried forward.
Policy 3.B Actively support affordable housing development by private and non-profit housing developers. This policy is still appropriate and it will be carried forward.
Policy 3.C Encourage a balanced distribution of lower-income housing in order to eliminate the potential of creating
areas of high concentrations of any one type of household.
This policy is still appropriate and it will be carried forward.
Policy 3.D Conserve existing affordable housing, particularly rental, and assisted units. This policy is still appropriate and it will be carried forward.
Objective 4. Housing Access. Improve access to quality housing for all community members by eliminating discrimination,
reducing physical constraints, increasing affordable housing stock, and supporting access to emergency shelters.
This Objective is still appropriate and it will be carried forward.
Policy 4.A Continue efforts to promote development of housing available to all income and age levels. This policy is still appropriate and it will be carried forward.
Policy 4.B Promote housing opportunities for families of all income levels to help maintain the family-oriented
character of the city into the future.
This policy is still appropriate and it will be carried forward.
Policy 4.C Actively assist first time home buyers to purchase housing with alternative financing mechanisms. This policy is still appropriate and it will be carried forward.
Policy 4.D Minimize the extent of overpayment by lower-income households by promoting rental assistance programs. This policy is still appropriate and it will be carried forward.
Policy 4.E Continue efforts to promote fair housing and non-discrimination in housing sales and rentals by supporting
organizations that provide information, counseling and mediation on fair housing laws and landlord-tenant
disputes.
This policy is still appropriate and it will be carried forward.
Policy 4.F Prohibit discrimination in the sale or renting of housing to anyone on the basis of their race, ethnicity,
national origin, sex, age, family status or sexual orientation.
This policy is still appropriate and it will be carried forward.
Policy 4.G Combat red-lining practices in mortgage lending and insurance underwriting. This policy is still appropriate and it will be carried forward.
Policy 4.H Encourage the rehabilitation and construction of barrier-free housing for persons with disability. This policy is still appropriate and it will be carried forward.
Policy 4.I Assist homeless persons by referral to services and provision of emergency services. This policy is still appropriate and it will be carried forward.
Policy 4.J Enable elderly and/or disabled persons to continue living in their homes by providing information on
caregivers and funding for caregivers through such sources as the Los Angeles County In-Home
Supportive Services.
This policy is still appropriate and it will be carried forward.
Policy 4.K Facilitate the ability for caregivers to live in the homes of the people they care for by providing information
on funding sources such as the Los Angeles County In-Home Supportive Services.
This policy is still appropriate and it will be carried forward.
159City of Culver City Housing Element Appendix A – Evaluation
A-13 January 2014
Table A-3a
Residential Development by Income Category
City of Culver City
2008-2013
Project
Area in
Acreage
General Plan
Zoning/Allowed
Density
Actual Density
2008 -2014
VL Low Moderate Upper Total
Culver Villas (4043
Irving Place)
0.55 Downtown CD
35 du/acre
50.9 du/acre 3 9 16 28
Tilden Terrace (11042-
11056 Washington
Blvd.)
0.74 General Corridor CG
35 du/acre
44.6 du/acre 14 6 13 0 33
9900 Culver Boulevard 0.41 Downtown CD
35 du/acre
43.9 du/acre 18 18
13340 Washington
Boulevard
0.18 General Corridor CG
35 du/acre
35 du/acre 6 6
13365 Washington
Boulevard
0.30 General Corridor CG
35 du/acre
65 du/acre 19 19
Misc. market rate units 12 12
Totals Average
47.8 du/acre
14 9 22 71 116
160City of Culver City Housing Element Appendix A – Evaluation
A-14 January 2014
Table A-3b
Multi- Family Residential Development – Market Rate Units*
City of Culver City
2000 – 2008
Project
Area in
Square
Feet
Area in
Acreage General Plan Zoning Density
Potential
Build Out at
29 du/a**
Actual
Units Built
9516 Lucerne Ave 10455 0.24 Med. Den.
Multi-Family
RMD 29 du/a 6 6
4071 La Fayette Pl 8956.88 0.205 Med. Den.
Multi-Family
RMD 29 du/a 5 4
4235 Lincoln Ave 6740.39 0.154 Low Density
Two Family
R-2 17.4 du/a
Max 2
2 2
3863 Bentley Ave 4992.04 0.114 Med. Den.
Multi-Family
RMD 29 du/a 3 3
4045 – 4051 Lincoln
Ave
6754.9 0.155 Med. Den.
Multi-Family
RMD 29 du/a 4 4
3915 Bentley Ave 7504.2 0.173 Med. Den.
Multi-Family
RMD 29 du/a 5 4
4067 and 4073 Lincoln
Ave
13,500 0.31 Med. Den.
Multi-Family
RMD 29 du/a 9 8
4122 Lincoln Ave*** 13,506.26 0.31 Low Density
Two Family
R-2 17.4 du/a
Max 2
2 4
3838 – 3844 Tilden
Ave
11,055.93 0.254 Med. Den.
Multi-Family
RMD 29 du/a 7 4
11168 Pigott Dr. 4,998.87 0.115 Med. Den.
Multi-Family
RMD 29 du/a 3 2
4128-30 La Fayette Pl 7,698.89 0.176 Low Density
Two Family
R-2 17.4 du/a
Max 2
2 Max Allowed
in R-2
2
4025 Wade St 13,549.98 0.311 Low Density
Multiple Family
RLD 15 du/a 4 4
3823, 3827, 3833
Huron Av+
7,500 sq.ft.
per lot (3
lots)
0.172 per
lot (3 lots)
Med. Den.
Multi-Family
RMD 29 du/a 5 per lot (3
lots) = 15
15
3873 Bentley Ave 4948.04 0.114 Med. Den.
Multi-Family
RMD 29 du/a 3 2
3972 Tilden Ave 7172.18 0.165 Med. Den.
Multi-Family
RMD 29 du/a 4 4
4014 Van Buren Pl 7623.34 0.175 Med. Den.
Multi-Family
RMD 29 du/a 5 4
Totals 79 72
(91%)
* Per Culver City Permits Plus Reporting System and State Controller’s Report.
** Due to 9 unit cap on any one parcel, if calculation yields a unit count greater than 9, then 9 is considered to be the potential build out.
***4122 Lincoln Ave is an example of 2 adjacent lots (each approximately 6,753.13 square feet in area) that were not consolidated into one lot but rather developed
as separate lots with a common driveway and architectural design. Thus 4 units were built. Had the lots been consolidated into one 13,506.26 square foot parcel,
the R-2 maximum cap of 2 units would only have allowed 2 units.
+3823, 3827, 3833 Huron Av is an example of 3 contiguous lots (each approximately 7,500 square feet in area) that were not consolidated into one lot but rather
developed as separate lots with a common architectural design. Thus 15 units were built. Had the lots been consolidated into one 22,500 square foot parcel, the
RMD 9 unit cap would only have allowed 9 units.
161City of Culver City Housing Element Appendix A – Evaluation
A-15 January 2014
Table A-3c
Single Family and Multi- Family Residential Development – Market Rate Units*
City of Culver City
2008 – 2013
Project
Area in
Square
Feet
Area in
Acreage General Plan Zoning Density
Potential
Build Out
at 29 du/a**
Actual
Units Built
(Net)
Total Units On-
Site at
Completion
4035 Van Buren Pl 7,698.65 0.176 Low Density Two Family R-2 17.4 du/a
Max 2
2 1 2
4048-4050 Lincoln Ave 6,747.37 0.154 Med. Den. Multi-Family RMD 29 du/a 4 2 3
9023 Hubbard St 7,860.55 0.180 Low Density Two Family R-2 17.4 du/a
Max 2
2 1 2
4183 Commonwealth 5,018.11 0.115 Low Density Two Family R-2 17.4 du/a
Max 2
2 1 2
4131 Wade St 15,752.58 0.361 Low Density Multi Family RLD 15 du/a 5 1 2
3350 Caroline Ave*** 6,226.27 0.143 Low Density Two Family RMD 17.4 du/a
Max 2
2 1 2
4127Lincoln Ave 6,750.29 0.155 Low Density Two Family R-2 17.4 du/a
Max 2
2 1 2
4163 Lincoln Ave 6,747.97 0.155 Low Density Two Family R-2 17.4 du/a
Max 2
2 1 2
8902 Krueger St 7,951.45 0.182 Low Density Two Family R-2 17.4 du/a
Max 2
2 1 2
5136 Berryman Ave 4,375.64 0.100 Low Density Single Family R1 8.7 du/a
Max 1
1 1 1
4212 Lincoln Ave 6,753.46 0.155 Low Density Two Family R-2 17.4 du/a
Max 2
2 1 2
Totals 26 12 22
(85% of allowed
density)
* Per Culver City Permits Plus Reporting System.
** Due to 9 unit cap on any one parcel, if calculation yields a unit count greater than 9, then 9 is considered to be the potential build out
*** This property has a Low Density Two Family General Plan Designation.
162City of Culver City Housing Element Appendix A – Evaluation
A-16 January 2014
Table A-4
Progress in Achieving Quantified Objectives
City of Culver City
2006-2014
Program Category
Quantified
Objective
Progress
2006-2007
2008-2014
New Construction*
Very Low 38 1 14
Low 47 9 9
Moderate 46 14 22
Above Moderate 107 58 78
Total 238 82 123
Rehabilitation
Very Low 150 0 0
Low 150 0 0
Moderate 200 0 0
Above Moderate 0 0
Total 500 0 0
Conservation
Very Low 425 0
Low 60 0
Moderate 7 0
Above Moderate 0
Totals 485 7 0
*Quantified objective and progress for new construction covers the
period 1998-2007 consistent with the RHNA and extended
Housing Element planning period.
*Note: Implementation of new construction, rehabilitation and conservation activity
were de-funded due to State legislative action eliminating the city Redevelopment
Agency. Implementation of these activities will be resurrected once funding from
State/Federal sources becomes available.
163City of Culver City Housing Element Appendix A – Evaluation
A-17 January 2014
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164City of Culver City Housing Element Appendix B – Residential Land Inventory
B-1 January 2014
Appendix B
Residential Land Inventory – 2013-2021
1. Methodology and Assumptions
State law requires each city to include in the Housing Element an inventory of vacant
parcels having the potential for residential development, or “underutilized” parcels with
potential for additional development. The purpose of this inventory is to evaluate
whether there is sufficient capacity, based on the General Plan, zoning, development
standards, and infrastructure, to accommodate the city’s fair share of regional growth
needs as identified in the Regional Housing Needs Assessment (RHNA). Sites that are
included in the land inventory are not required to be developed at the density assumed
in these tables; rather, this analysis represents an estimate of the city’s realistic
development potential. Actual development will depend on the intentions of each
property owner, market conditions and other factors. In addition, sites indicated as
having potential for lower- or moderate-income housing are not required to provide
affordable housing. Such designations are only intended to indicate where there is
potential for affordable housing based on the allowable housing type, density and
market trends.
The detailed methodology and assumptions for the residential land inventory discussed in
Chapter III are provided below and summarized in Tables B-1 through B-5.
Affordability Assumptions
In general, there are three alternative ways for determining the affordability level of new
housing units.
1. Affordability Covenants. The most definitive method is through required
affordability covenants (i.e., requirements imposed upon or agreed to by the
project sponsor) that establish income limits for purchasers or tenants. Such
covenants are legally enforceable and binding upon the property owner for a
specified time period.
2. Market Prices or Rents. When covenants are not in place, affordability levels
for newly-built units are based on actual prices or rents. Table II-13 describes
current affordability levels along with the monthly rental costs or estimated sales
prices that correspond with each level. Based on rental market data, most
surveyed apartments fall into the Low income category since the average
monthly rent for 2-bedroom apartments was found to be approximately $1,680. It
is assumed that few, if any, new apartments rent for rates below the average of
existing units unless required by affordability covenants.
3. Density. For potential new units in a city’s land inventory, state law
establishes that affordability assumptions may be based on density. The “default”
density for most metropolitan jurisdictions, including Culver City, is 30 units per
acre. This means that if the General Plan and zoning allow development at 30
units per acre or greater, these sites are considered to be suitable for lower-
165City of Culver City Housing Element Appendix B – Residential Land Inventory
B-2 January 2014
income housing. State law also allows jurisdictions to establish an alternative to the
default density if local conditions and experience support a different density
assumption for affordability.
In Culver City, the maximum density in the Residential Medium Density (RMD) Zone
is 29 units per acre, excluding density bonus. One multi-family development,
Grandview Palms senior apartments, was built in the RMD zone during the (2006-
2014) planning period. Although the “maximum” density is 29 units per acre, this
project received a density bonus that resulted in an actual project density of 48.6
units per acre. Of the 70 units in this development, 9 (13% of all units) were low-
income units and 14 (20% of units) were moderate-income units guaranteed
through covenants. Although this project demonstrated that lower-income units
can be built in the RMD zone, it was an unusually large parcel (1.4 acres)
compared to most properties in the RMD district. Since all of the underutilized RMD
parcels (Table B-6) are less than ½ acre in size, it is expected that most
redevelopment projects in these areas are likely to be condos with above-
moderate prices.
Since mixed-use residential units in commercial zones are permitted at densities of
35 to 65 units/acre, all of these potential sites are assigned to the lower-income
category.
Realistic Capacity
RMD Parcels. In the RMD Zone the allowable density of 29 units per acre is equivalent to
one unit per 1,500 square feet of lot area with a maximum of 9 units on any one lot or
parcel. Table B-6 lists RMD lots that are “underdeveloped” (i.e., having fewer units than
could be developed under current zoning regulations). These lots have a total potential
for 788 new units (even with the 9-unit cap). Actual development trends (see Table A-3b)
shows that the average yield for all market-rate multi-family projects built between 2000
and 2008 has been 91% of maximum capacity, which demonstrates that development
standards (e.g., height, setbacks, parking), have not significantly reduced actual
development below the allowable density. In practice, development of contiguous
multi-lot projects has been facilitated through the approval of reciprocal easements for
driveways and other common areas, which has encouraged sensitive site planning at or
near the upper end of the allowable density range. This analysis demonstrates that the 9-
unit per lot cap does not represent a significant constraint to multi-family development,
and serves the public interest by allowing the city to preserve the scale and context of
existing neighborhoods.
In order to determine the realistic estimated capacity of underutilized RMD parcels, the
following assumptions were made: first, only parcels having the capacity to at least
double the number of units on the site were included. For example, if a parcel with
zoning capacity for five units was already developed with three units, it was excluded
from the estimate. Second, the total for the remaining “high potential” parcels (i.e., those
with capacity for at least a doubling of units) was reduced by 9% based on the results of
the survey shown in Table A-3b, which showed an average of 91% of total capacity for
RMD development during the past eight years. This methodology resulted in a realistic
capacity of 660 units for underutilized RMD parcels.
166City of Culver City Housing Element Appendix B – Residential Land Inventory
B-3 January 2014
Table A-3c provides a similar summary of units built from 2008 through 2014 which
indicates an average of 85% total capacity. Unlike the data in Table A-3b which has a
majority RMD zones sites, Table A-3c has a majority R-1 and R-2 zoned areas. Table A-3b is
a more realistic estimate of development in RMD zoned areas.
Mixed-Use. In addition to the RMD Zone, multi-family housing is permitted in several
commercial zones at a density of 35 units/acre up to 50 units/acre with community
benefits in non-TOD District areas, and in TOD areas up to 65 units/acre with community
benefits. Such multi-family developments would be part of a mixed-use project with
ground floor commercial uses. Stand-alone residential uses are not allowed in
commercial zones. Since the mixed-use standards allow development at greater than
the default density, all potential residential development in commercial zones is assumed
to be suitable for lower-income housing.
Mixed-use projects require commercial uses (minimum depth 30 feet) only on the ground
floor adjacent to arterial streets and at all corners adjacent to arterial streets. Overall,
commercial floor area must be at least 10% of a project’s total gross floor area or 30% of
the lot size, whichever is greater. These standards would allow a mixed-use project
comprised of 90% residential space.
Culver City’s mixed-use ordinance and development standards were approved in 2005
and amended in 2008. Between 2005 and 2008, five projects were approved in districts
where mixed-use is allowed, and four of those five were mixed residential/commercial
projects. Of those four projects, three were actually built and completed after 2008; from
2005 to the present four mixed use projects have been entitled and completed
producing 98 residential dwellings (see Table B-1and Figure B-1). This track record
illustrates that the mixed-use ordinance and market trends encourage and facilitate
high-density residential development in commercial zones. The average residential
density of all approved mixed-use projects is 51 units/acre. While not all potential mixed-
use sites are likely to be developed with residential uses during the current planning
period, the available capacity of sites represents more than 5 times the city’s remaining
lower-income need. City actions that will encourage and facilitate mixed-use
development during the current planning period include Measure 1.P (Affordable
Housing Development Assistance), 2.A (Density Bonus), 3.A (Financial Support and
Technical Assistance), 3.B (Financing Negotiations for Affordable Housing Development),
4.A (Regulatory Incentives), 4.B (Streamline Permit Approval Process) and 5.D (Database
of Housing Opportunities).
As noted above, new development is not required to be sold or rented at affordable
rates unless otherwise required by covenants. These tables indicate potential
development opportunities that are dependent on property owner intentions and
market conditions.
2. Affordable Units Built or Approved 2008-2013
Table B-1 summarizes projects built during 2008 and 2013. These housing units cannot be
credited in the new planning period but they demonstrate on-going efforts by the city to
achieve affordable housing and RHNA goals. During this period a total of 14 very low, 9
167City of Culver City Housing Element Appendix B – Residential Land Inventory
B-4 January 2014
low, and 22 moderate income housing units were completed; they were all part of mixed
use projects. In addition, 71 new market-rate units were built.
Table B-2 summarizes projects that have been entitled. Three of the five projects are
mixed-use with ground floor commercial and dwellings units above. The other two are
stand-alone multi-family developments in RMD zones. A total of 159 market rate units are
approved as summarized in Table B-2. Although these projects range in density from 29
to 65 units/acre, they have been assigned to the above-moderate category since they
are all being built as for-sale condo projects without deed restrictions.
The locations of the projects listed in Tables B-1 and B-2 are shown in Figures B-1 and
Figure B-2.
3. Redevelopment Agency Comprehensive Housing Strategy (CHS)
Concurrently with preparation of the 2008-2014 Housing Element, the Culver City
Redevelopment Agency updated its strategy for use of housing set-aside funds. The
Redevelopment Agency reviewed the CHS in its entirety and authorized implementation
of years 1 and 2 and instructed staff to return to the Redevelopment Agency with further
discussion of the other projects identified in the CHS. After the State terminated
Redevelopment, oversight and implementation of the CHS was transferred to the City of
Culver City City Council and the Culver City Housing Authority. Table B-3 summarizes the
city’s eight priority projects for this Planning Period. Two of these projects are located on
city-owned sites. Because the city is devoting staff (and financial resources that may
become available in the future to replace the State legislated elimination of
redevelopment set-aside funds) to these projects, affordable units have a much higher
likelihood of completion than with privately-initiated developments. Some of these sites
are vacant while others involve demolition and replacement.
One of the sites (Wade) is a substantial rehabilitation project|1010|. As part of the CHS, the
Redevelopment Agency earmarked $1.9 million from its Housing Set-Aside Fund to
rehabilitate 40 deteriorated units ($47,702 per unit) to address nuisance and blight on
Wade Street. These 40 units contained within four buildings (10 units per building) suffer
from the lack of professional management, years of deferred maintenance, and public
nuisances. The Housing Division also retained a Cost Estimator to estimate the total cost
of rehabilitating the units.
Although two of the RMD-zoned parcels listed in Table B-3 and Figure B-3 (Venice
Boulevard and Washington Place) are subject to the 9-unit cap on any one parcel,
larger projects may be developed with a Comprehensive Plan, Specific Plan, or Density
and Other Bonus Incentives (DOBI) entitlement process. These entitlement options
provide the city with the flexibility of approving projects of a larger size or with a greater
density than would normally be allowed (see Measure 2.H).
|1010| Although state law (AB 438, Government Code Sec. 65583.1.c) allows a portion of a city’s RHNA
allocation to be met through rehabilitation under limited circumstances, no RHNA credit has been
claimed for this project.
168City of Culver City Housing Element Appendix B – Residential Land Inventory
B-5 January 2014
4. TOD Area
The Transit Oriented Development (TOD) Site with potential for mixed-use development is
shown in Table B-4 and Figure B-4. The site, comprised of several contiguous lots adjacent
to the Metro Expo Line Culver City station, is currently vacant land and is being used as a
temporary surface parking lot for Metro. It is zoned as a Planned Development (PD) with
a General Plan designation of General Corridor. General Corridor is a commercial
designation and permits mixed-use development. The General Plan designation and the
PD zoning which allows mixed use guides the land uses allowed in the TOD site. As
vacant land with these zoning and general plan designations, the TOD site could support
low- and moderate-income housing. It has potential for approximately 200 lower-income
units based on proposed densities ranging from 35 to 65 units per acre.
5. Vacant or Underutilized Land
Sites with potential for mixed-use development (other than the TOD site) are shown in
Tables B-5 and B-7 and Figures B-5 and B-7. All of these sites currently contain vacant land
or vacant buildings and are currently zoned Commercial General (CG) or Industrial
General (IG). Except for two parcels, the General Plan designation is General Corridor
(GC) which is a commercial designation and permits mixed-use development.
Table B-5 and Figure B-5 summarize vacant parcels suitable for residential development.
All of these vacant sites, except for one site, are zoned Commercial and allow residential
development as part of a mixed-use project (with ground floor commercial/retail) and at
a maximum density of 35 units/acre. These parcels can accommodate a total of 85 new
multi-family dwelling units with ground floor commercial/retail. Since the allowable
density is greater than the default density of 30 units/acre, all of these sites are assigned
to the Lower-income category. A density of 35 units/acre is assumed for purposes of
estimating site capacity, which is consistent with other approved and proposed mixed-
use projects (see Tables B-2 and B-3). Two of the vacant sites, 11012 and 11014
Washington Boulevard, are very small; it is more realistic that these contiguous lots will be
consolidated as part of a small mixed-use project resulting in three dwelling units. Overall,
each of the sites listed in Table B-5 can potentially be consolidated with surrounding sites
in order to increase the feasibility of new affordable housing. The one industrial zoned
site would need zone and general plan amendments or a specific plan entitlement in
order to allow the potential 24 dwelling units. Several developers inquiring about this
vacant site have expressed a desire to construct housing.
Table B-6 and Figure B-6 summarize underdeveloped parcels zoned RMD (Residential
Medium Density). The majority of these properties are less than 8,000 square feet in size
and currently are developed with single-family homes or duplexes, although there are
some larger parcels with multi-unit apartment buildings. The total capacity for additional
development on these parcels is 788 units, which is derived from the development
standard of 1,500 square feet of land area per unit. This translates to 29 du/acre in the
RMD-zoned areas. However, as noted previously under the “Realistic Capacity”
discussion, a more conservative method was used to estimate the redevelopment
potential of these parcels. Only those parcels with potential for at least doubling the
number of units were counted, and the resulting total was then reduced by 9% based on
169City of Culver City Housing Element Appendix B – Residential Land Inventory
B-6 January 2014
development trends during 2000 – 2008, resulting in an estimated realistic capacity of 660
units. Many such areas previously developed with single-family and 2-family dwellings
have been redeveloped within the last 14 years as 4- to 6-unit townhome style
condominiums. This overturning of land from single- and 2-family to multi-family units in
the RMD zoned areas appears to be a steady “land recycling” process. All of these RMD
sites have been allocated to the Above-Moderate income category.
Table B-7 and Figure B-7 summarize underutilized commercial sites considered to have
high redevelopment potential. All five of these sites contain boarded-up or vacant
buildings (not vacant land). At an allowed density of 35 units/acre, these sites have the
potential for 48 Lower-income units. One site is zoned industrial and would need zone
and general plan amendments or a specific plan entitlement in order to allow a
potential of 27 dwelling units. Within the last couple of years, developers inquiring about
this underutilized site have expressed a desire to construct housing.
In addition to the potential development opportunities described above, a substantial
number of other commercially-zoned sites allow mixed-use development. While these
parcels represent considerable opportunity for high-density mixed-use development, no
detailed estimate of realistic potential was prepared (and no RHNA credit has been
assumed) for these sites since adequate capacity has already been demonstrated to
accommodate the city’s RHNA allocation for this planning period.
6. Land Inventory Summary
The table below summarizes the city’s land inventory for the 2006 – 2014 planning period.
Potential Housing Sites
Income Category
Lower Mod Above
Units completed 2008-2013 (Table B-1)+ 23 22 71
Units approved/not completed (Table B-2) - - 159
Culver City Comprehensive Housing Strategy sites* (Table B-3) 157 51 41
Potential mixed-use projects on underutilized TOD sites (Table B-4) 200 - -
Potential mixed-use units on vacant commercial sites (Table B-5) 85 - -
Potential units on underdeveloped Residential Medium Density sites (Table B-6) - - 660
Potential units on underutilized commercial sites – high potential (Table B-7) 48 - -
Total Potential Units 490 51 860
RHNA 2013-2021 77 31 77
Surplus (Deficit) 413 20 783
Source: City of Culver City Community Development Dept., 3/2009
+ These units are credited towards achieving the 4
th
Housing Element Cycle (2008-2013) and are not credited towards meeting the 5
th
cycle RHNA goals.
* The previous Redevelopment Agency reviewed the CHS in its entirety and authorized implementation of years 1 and 2 of a 7-1/2 year program and instructed
staff to return to the Redevelopment Agency with further discussion of the other projects identified in the CHS. After the State legislated elimination of
redevelopment agencies, oversight and implementation of the CHS was transferred to the City of Culver City City Council and the Culver City Housing
Authority.
This table demonstrates that there are significantly more potential sites for housing,
including lower-income housing, than needed to accommodate the city’s RHNA
allocation for this planning period.
170City of Culver City Housing Element Appendix B – Residential Land Inventory
B-7 January 2014
Table B-1
Residential Units Completed 2008-2013
Project
Site
Acreage General Plan Zoning
Allowable
Density
Project
Density
2012-2013
Total Very Low Low Mod Upper
Tilden Terrace*
11042-56 Washington Blvd
0.74 General
Corridor
CG 35 du/acre 44.6 du/acre 14 6 13 0 33
Culver Villas
4043 Irving Place
0.55 Downtown CD 35 du/acre 50.9 du/acre 3 9 16 28
9900 Culver Boulevard 0.41 Downtown CD 35 du/acre 43.9 du/acre 18 18
13340 Washington Boulevard 0.18 General
Corridor
CG 35 du/acre 35 du/acre 6 6
13365 Washington Boulevard 0.30 General
Corridor
CG 35 du/acre 65 du/acre 19 19
Misc. market rate units 12 12
Totals Avg.= 47.9 du/ac 14 9 22 71 116
Notes:
*A density bonus of 35 percent was provided for the project.
Table B-2
Residential Units Approved
Project Site Acreage General Plan Zoning
Allowable
Density
Project Density
(du/acre)
2012 - 2013
Total Very Low Low Mod Upper
Access Culver City
8770 Washington Blvd
1.77 General Corridor PD 65 du/acre 65 115 115
Marcasel
11957 Washington Blvd
0.62 General Corridor CG 35 du/acre 50 30 30
4139-4145 Duquesne Ave 0.29 Med. Den. Multi-
Fam.
RMD 29 du/acre or 8
units
24 7 7
12712-18 Washington Blvd 0.17 General Corridor CG 35 du/acre 29 5 5
4034 Madison Ave 0.15 Med. Den. Multi-
Fam.
RMD 29 du/acre or 4
units
13 2 2
Totals Avg.=36.2 du/ac 159 159
171City of Culver City Housing Element Appendix B – Residential Land Inventory
B-8 January 2014
Table B-3
Culver City Housing Strategy Sites
Site
Site
Area
Acres Zoning General Plan
Allowable
Density
Assumed
Density
Existing Use
Income Category
VL Low Mod Market
FIRST TIER – FORMER REDEVELOPMENT AGENCY OWNED SITES NOW OWNED BY THE CITY
4044-4068 GLOBE** 24,879 0.57 R2
Low Density
Two Family
2 units/lot 21 du/acre
7 surplus CalTrans
parcels
- - 8 4
4075 LAFAYETTE**
(9743-9749 Braddock)
7,700 0.18 R4
Medium
Density
Multiple Family
29 du/acre 33 du/acre
1 group home to be
removed
2 2 2 -
SECOND TIER - SMALL/REHAB
WADE *
**
31,584 0.72 RLD
Low Density
Multiple Family
1 unit/2,904
Sq.Ft. of
Net Lot
Area
56 du/acre
40 existing units
(substantial rehab)
12* 12* 16* -
MIDWAY 6,500 0.15 RMD
Medium
Density
Multiple Family
29 du/acre 40 du/acre Vacant 1 1 2 2
THIRD TIER –
MEDIUM
VENICE 20,871 0.48 RMD
Medium
Density
Multiple Family
29 du/acre 31 du/acre
10 older SF to be
removed
4 4 7 -
SEPULVEDA/
SENIOR HOUSING
36,000 0.83 C
General
Corridor
35 du/acre 40 du/acre Vacant 20 13 - -
FOURTH TIER
W. WASHINGTON
PLACE (Grand View)
206,418 4.74 RMD
Medium
Density
Multiple Family
29 du/acre 27 du/acre
12 4-plexes to be
removed
40 20 32 35
EXCEPTIONAL
CHILDREN'S
FOUNDATION (ECF)
– TOD District Site
77,120 1.77 C
General
Corridor
35 du/acre 28 du/acre
Existing office- new
units to be added
40 10 - -
GRAND TOTAL 107 50 51 41
* Not included in site inventory totals for RHNA purposes
** These sites were planned for Years 1 and 2 and were authorized for implementation by the Redevelopment Agency.
172City of Culver City Housing Element Appendix B – Residential Land Inventory
B-9 January 2014
Table B-4
Potential Mixed-Use Sites within the TOD Area
Site Address
Site Area Sq.
Ft. Site Area Acres General Plan Zoning Potential Units
Assumed
Density Existing Use
Triangle Site:
8824-8846 National Blvd;
8803 Washington Blvd;
8829-8843 Exposition Blvd; Exposition
R/W; Portion of Metro R/W
125,888 2.89 General Corridor PD 200 65 du/acre Surface parking lot for Metro’s
Culver City Expo Line Station and
staging area for ongoing
construction.
TOTALS 134,600 3.09 200
Table B-5
Vacant Land Inventory
Site Address
Parcel Size
(Sq. Ft.)
Parcel Size
(Acres)
General
Plan
Zoning
Potential Units by Income Category
Total
Units* Lower Mod Above Mod
3800 Sepulveda Blvd 13,001 0.30 General Corridor CG 10 10
3948 Sepulveda Blvd 29,483 0.68 General Corridor CG 23 23
11012 Washington Blvd 2,242 0.05 General Corridor CG 1 1
11014 Washington Blvd 2,247 0.05 General Corridor CG 1 1
11962 Washington Blvd 9,290 0.21 General Corridor CG 7 7
12803-23 Washington Blvd 24,129 0.55 General Corridor CG 19 19
10100 Jefferson Blvd. 30,056 0.69 Industrial IG 24 24
GRAND TOTAL 110,430 2.53 85 85
* Assumes 35 du/acre
173City of Culver City Housing Element Appendix B – Residential Land Inventory
B-10 January 2014
Table B-6
Underdeveloped RMD Parcels
Address
Square
Footage
# Units
Existing
#Units
Allowed
Under
Dev.?
# Units
Under Dev.
Structure
Type
Bentley Ave.
3823 4744 1 3.2 Y 2 SF
3826/28/30 6591 3 4.4 Y 1 Triplex
3827 5003 1 3.3 Y 2 SF
3832 6600 1 4.4 Y 3 SF
3833 4994 1 3.3 Y 2 SF
3837 5030 1 3.4 Y 2 SF
3842 6610 1 4.4 Y 3 SF
3843 5003 1 3.3 Y 2 SF
3846 6403 1 4.3 Y 3 SF
3846: New Housing Under Construction NA NA NA NA NA NA
3847 5000 3 3.3 N 0 MF
3853 4996 1 3.3 Y 2 SF
3856/58 6604 2 4.4 Y 2 Duplex
3857 5005 1 3.3 Y 2 SF
3862 6610 1 4.4 Y 3 SF
3867 4994 1 3.3 Y 2 SF
3873: New Housing Under Construction NA NA NA NA NA NA
3900 6548 1 4.4 Y 3 SF
3901 7448 2 5.0 Y 3 Duplex
3908/10 6604 2 4.4 Y 2 Duplex
3914 6597 1 4.4 Y 3 SF
3918 6604 1 4.4 Y 3 1
3919 4997 1 3.3 Y 2 1
3921 5002 1 3.3 Y 2 1
3924/26 6590 2 4.4 Y 2 Duplex
3928 6597 1 4.4 Y 3 1
3929/31 5002 2 3.3 Y 1 Duplex
3934/36 6597 2 4.4 Y 2 Duplex
3944 6597 1 4.4 Y 3 1
3951 4999 1 3.3 Y 2 1
3952 3298 1 2.2 Y 1 1
3955 4999 1 3.3 Y 2 1
3959/61 4994 2 3.3 Y 1 Duplex
(big) Culver Blvd.
10920/24 4507 2 3.0 Y 1 Duplex
10926/30 4503 2 3.0 Y 1 Duplex
10936 4506 1 3.0 Y 2 SF
10944 4505 1 3.0 Y 2 SF
10972 4501 1 3.0 Y 2 SF
11022 4511 1 3.0 Y 2 SF
11028 4511 1 3.0 Y 2 SF
11036 4504 1 3.0 Y 2 SF
11044 4511 1 3.0 Y 2 SF
11060 4507 1 3.0 Y 2 SF
11068 4505 1 3.0 Y 2 SF
11114 4491 1 3.0 Y 2 SF
174City of Culver City Housing Element Appendix B – Residential Land Inventory
B-11 January 2014
Address
Square
Footage
# Units
Existing
#Units
Allowed
Under
Dev.?
# Units
Under Dev.
Structure
Type
11116 2251 1 1.5 N 0 SF
11124 4496 1 3.0 Y 2 SF
11128 4500 1 3.0 Y 2 SF
11132 4496 1 3.0 Y 2 SF
11138 4498 1 3.0 Y 2 SF
11178 10801 23 7.2 N 0 MF
11232 4856 1 3.2 Y 2 SF
11236/36 ½ /38 4858 3 3.2 N 0 Triplex
11242/44 4860 2 3.2 Y 1 Duplex
11246/46 ½ 2897 2 1.9 N 0 Duplex
11250/54 6455 2 4.3 Y 2 Duplex
Braddock Dr.
9979 2246 1 1.5 N 0 SF
9983/89/99 8104 2 5.4 Y 3 Duplex
College Ave.
3816 7535 1 5.0 Y 4 SF
3817 7501 1 5.0 Y 4 SF
3822 7537 1 5.0 Y 4 SF
3823 7501 1 5.0 Y 4 SF
3837 7498 1 5.0 Y 4 SF
3845 7501 1 5.0 Y 4 SF
3848/50 7544 2 5.0 Y 3 Duplex
3851 7507 2 5.0 Y 3 Duplex
3859 7500 1 5.0 Y 4 SF
Duquesne Ave.
4021/23 6753 2 4.5 Y 2 Duplex
4021/23 6753 2 4.5 Y 2 Duplex
4025 6749 1 4.5 Y 3 SF
4025 6749 1 4.5 Y 3 SF
4033 6750 1 4.5 Y 4 SF
4037 6749 2 4.5 Y 2 Duplex
4041/43/45 6750 3 4.5 Y 1 Triplex
4047 6750 3 4.5 Y 1 Triplex
4053 6746 3 4.5 Y 1 Triplex
4057/59 8086 2 5.4 Y 3 Duplex
4073/75 8100 2 5.4 Y 3 Duplex
4104 4752 1 3.2 Y 2 SF
4105 6752 6 4.5 N 0 MF
4109/11 6744 2 4.5 Y 2 Duplex
4110 6755 2 4.5 Y 2 Duplex
4119/21 6742 2 4.5 Y 2 Duplex
4120 6744 1 4.5 Y 3 SF
4122 6752 2 4.5 Y 2 Duplex
4134/36 6741 2 4.5 Y 2 Duplex
4135 6753 2 4.5 Y 2 Duplex
4140/42 6250 2 4.2 Y 2 Duplex
4141 6745 1 4.5 Y 3 SF
4145 6747 1 4.5 Y 3 SF
4151/53 6747 2 4.5 Y 2 Duplex
4154/56 6748 2 4.5 Y 2 Duplex
4155 6753 1 4.5 Y 3 SF
4159/61 6748 2 4.5 Y 2 Duplex
175City of Culver City Housing Element Appendix B – Residential Land Inventory
B-12 January 2014
Address
Square
Footage
# Units
Existing
#Units
Allowed
Under
Dev.?
# Units
Under Dev.
Structure
Type
4160 6247 5 4.2 N 0 MF
4168/70 6744 2 4.5 Y 2 Duplex
4172/74/76 6756 3 4.5 Y 2 Triplex
4175/77 6752 2 4.5 Y 3 Duplex
4180 6749 1 4.5 Y 3 SF
4185 6746 1 4.5 Y 3 SF
4194 6253 6 4.0 N 0 MF
4210 6722 1 4.5 Y 3 SF
4214 6745 1 4.5 Y 3 SF
4231 6744 1 4.5 Y 3 SF
4234 6745 6 4.5 N 0 MF
4241 6753 1 4.5 Y 3 SF
4314 8540 1 5.7 Y 4 SF
4320 6748 1 4.5 Y 3 SF
Elenda St.
4057 4814 1 3.2 Y 2 SF
4061 4822 1 3.2 Y 2 SF
4073 4738 1 3.2 Y 2 SF
4077 4831 1 3.2 Y 2 SF
4081 4838 1 3.2 Y 2 SF
4103 4858 1 3.2 Y 2 SF
4107 4876 1 3.3 Y 2 SF
4111 4893 1 3.3 Y 2 SF
4117 5169 1 3.4 Y 2 SF
4119 4891 1 3.3 Y 2 SF
Girard Ave.
3817 6441 1 4.3 Y 3 SF
3822 6131 1 4.1 Y 3 SF
3823 6450 1 4.3 Y 3 SF
3826 6132 1 4.1 Y 3 SF
3833 6454 1 4.3 Y 3 SF
3834 6134 1 4.0 Y 3 SF
3840 6004 1 4.0 Y 3 SF
3844 6002 1 4.0 Y 3 SF
3847 6449 3 4.3 Y 1 MF
3848 5999 1 4.0 Y 3 SF
3853 6449 1 4.3 Y 3 SF
3857 6454 1 4.3 Y 3 SF
3858 New Housing Under Construction NA NA NA NA NA NA
3864 6005 1 4.0 Y 3 SF
3868 6003 1 4.0 Y 3 SF
3873 6977 1 4.7 Y 3 SF
3900 6004 1 4.0 Y 3 SF
3906 6140 1 4.0 Y 3 SF
Huron Ave.
3816/18 7509 2 5.0 Y 3 Duplex
3817 7505 1 5.0 Y 4 SF
3822 7489 1 5.0 Y 4 SF
3836 7495 1 5.0 Y 4 SF
3837 7497 1 5.0 Y 4 SF
3840/40½ /42 7500 3 5.0 Y 2 Triplex
3846 7501 1 5.0 Y 4 SF
176City of Culver City Housing Element Appendix B – Residential Land Inventory
B-13 January 2014
Address
Square
Footage
# Units
Existing
#Units
Allowed
Under
Dev.?
# Units
Under Dev.
Structure
Type
3847 7501 1 5.0 Y 4 SF
3851/53 7507 2 5.0 Y 3 Duplex
3862 7505 1 5.0 Y 4 SF
3906 7485 1 5.0 Y 4 SF
3907 2497 1 1.7 N 0 SF
3910/12 7474 2 5.0 Y 3 Duplex
3914-16 ½ 7448 4 5.0 Y 1 MF
3921/23 7503 2 5.0 Y 3 Duplex
3924 7471 2 5.0 Y 3 Duplex
3930 7464 1 5.0 Y 4 SF
3933 7500 3 5.0 Y 2 Triplex
3935 7500 1 5.0 Y 4 SF
3940/42 7452 2 5.0 Y 3 Duplex
3944/46 7454 2 5.0 Y 3 Duplex
3947 7506 2 5.0 Y 3 Duplex
3950 7449 1 5.0 Y 4 SF
3951 7493 4 5.0 Y 1 MF
3957 7506 3 5.0 Y 2 Triplex
Irving Pl.
4061 12456 4 8.3 Y 4 MF
4063 12457 5 8 Y 3 MF
4065/65 ½ 7705 2 5.1 Y 3 Duplex
4071/71½ / 73 7704 3 5.1 Y 2 Triplex
4075 4739 1 3.2 Y 2 SF
Jackson Ave.
4021 6754 1 4.5 Y 3 SF
4025 6750 1 4.5 Y 3 SF
4026 3610 1 2.4 Y 1 SF
4028 3752 1 2.5 Y 1 SF
4030/32 6750 2 4.5 Y 2 Duplex
4031 13505 9 9.0 N 0 MF
4034 6749 1 4.5 Y 3 SF
4036 2951 1 2.0 Y 1 SF
4039 3182 1 2.1 Y 1 SF
4042 3064 1 2.0 Y 1 SF
4043 3675 1 2.5 Y 1 SF
4045 6748 1 4.5 Y 3 SF
4048 6750 1 4.5 Y 3 SF
4048-58 17914 6 9.0 Y 3 MF
4052 6749 3 4.5 Y 1 Triplex
4055 6746 1 4.5 Y 3 SF
4058 6745 2 4.5 Y 2 Duplex
4061/63 6757 2 4.5 Y 2 Duplex
4066 6752 1 4.5 Y 3 SF
4068 2044 1 1.4 N 0 SF
4069 6750 1 4.5 Y 3 SF
4069/71/73 6749 3 4.5 Y 1 Triplex
4070 2490 1 1.7 N 0 SF
4072/74 6752 2 4.5 Y 2 Duplex
4075 6757 1 4.5 Y 3 SF
4075 6749 1 4.5 Y 3 SF
4079 6748 1 4.5 Y 3 SF
177City of Culver City Housing Element Appendix B – Residential Land Inventory
B-14 January 2014
Address
Square
Footage
# Units
Existing
#Units
Allowed
Under
Dev.?
# Units
Under Dev.
Structure
Type
4079 6750 1 4.5 Y 3 SF
4082 3995 1 2.7 Y 1 SF
Kinston Ave.
5439-45 5722 4 3.8 N 0 MF
5516 5730 1 3.8 Y 2 SF
5564-70 5725 4 3.8 N 0 MF
5587-93 5727 4 3.8 N 0 MF
Lafayette Pl.
4055 8496 10 5.7 N 0 MF
4061 9115 8 6.1 N 0 MF
Lincoln Ave.
4017 7533 4 5.0 Y 1 MF
4022 6751 2 4.5 Y 2 Duplex
4024 6753 3 4.5 Y 1 MF
4030/32/34 6751 3 4.5 Y 1 MF
4033 6751 1 4.5 Y 3 SF
4038 6753 1 4.5 Y 3 SF
4044 6751 1 4.5 Y 3 SF
4048 6746 1 4.5 Y 3 SF
4052 6750 1 4.5 Y 3 SF
4058 6750 1 4.5 Y 3 SF
4063 6748 1 4.5 Y 3 SF
4064 6749 1 4.5 Y 3 SF
4068 6750 1 4.5 Y 3 SF
4074 6750 1 4.5 Y 3 SF
4077 4652 1 3.1 Y 2 SF
4078 6750 1 4.5 Y 3 SF
(little) Culver Blvd.
10907 2463 1 1.5 N 0 SF
10911 2284 1 1.5 N 0 SF
10915 2265 1 1.5 N 0 SF
10923 2309 1 1.5 N 0 SF
10929 2209 1 1.5 N 0 SF
10935 2266 1 1.5 N 0 SF
10959-99 4512 4 3.0 N 0 MF
11019/21/23 2647 3 1.8 N 0 Triplex
11049 2883 1 1.9 N 0 SF
11057 2831 1 1.9 N 0 SF
11113/15 5000 2 3.3 Y 1 Duplex
11119/21 4995 2 3.3 Y 1 Duplex
11125/27 5001 2 3.3 Y 1 Duplex
11133 3105 1 2 Y 1 SF
11147 4995 1 3.3 Y 2 SF
11151/55 5005 2 3.3 Y 1 Duplex
11163 3028 1 2.0 Y 1 SF
11171 5002 1 3.3 Y 2 SF
11175 4997 1 3.3 Y 2 SF
11179 4182 1 2.8 Y 1 SF
178City of Culver City Housing Element Appendix B – Residential Land Inventory
B-15 January 2014
Address
Square
Footage
# Units
Existing
#Units
Allowed
Under
Dev.?
# Units
Under Dev.
Structure
Type
Lucerne Ave.
9500 3871 1 2.6 Y 1 SF
9510 3867 1 2.6 Y 1 SF
9642-9646 20631 3 9.0 Y 6 Triplex
9650/52 9652 2 6.4 Y 4 Duplex
Madison Ave.
4022/24 6751 2 4.5 Y 2 Duplex
4026/28 6751 2 4.5 Y 2 Duplex
4034 6751 1 4.5 Y 3 SF
4063/65 6749 2 4.5 Y 2 Duplex
4068 6751 1 4.5 Y 3 SF
4069 6750 1 4.5 Y 3 SF
4070/72/74 6749 3 4.5 Y 1 Triplex
4073/75 6750 2 4.5 Y 2 Duplex
4077/79 4497 2 3.0 Y 1 Duplex
Vacant Lot North of 4034 6751 0 4.5 Y 4 Vacant
Matteson Ave.
11040 9218 3 6 Y 3 Triplex
11043 5841 1 1.6 N 0 SF
11108 2462 1 1.6 N 0 SF
Midway
3815 4141 1 2.8 Y 1 SF
3817 4181 1 2.8 Y 1 SF
3819 4168 1 2.8 Y 1 SF
3823 4178 1 2.8 Y 1 SF
3827 4170 1 2.8 Y 1 SF
3831 4689 1 3.1 Y 2 SF
3853 6227 4 4.2 N 0 MF
3863 6127 1 4.1 Y 3 SF
Overland Ave.
5109/5111 4999 2 3.3 Y 1 Duplex
5113/5117 4991 2 3.3 Y 1 Duplex
5119/21 4998 2 3.3 Y 1 Duplex
5129 5002 1 3.3 Y 2 SF
5131 5002 1 3.3 Y 2 SF
5141/43 5002 2 3.3 Y 1 Duplex
5145/47 5002 2 3.3 Y 1 Duplex
Piggott Dr.
11160 4996 3 3.3 N 0 Triplex
11163 6939 1 4.6 Y 3 SF
11164 4996 1 3.3 Y 2 SF
11166/68 4998 2 3.3 Y 1 Duplex
11169 5064 1 3.4 Y 2 SF
11170 4242 1 2.8 Y 1 SF
11173 5064 1 3.4 Y 2 SF
Prospect Ave.
3822 7505 1 5.0 Y 4 SF
3832 7501 1 5.0 Y 4 SF
3857/59 7496 2 5.0 Y 3 Duplex
3864 7500 2 5.0 Y 3 Duplex
3866/68 7505 2 5.0 Y 3 Duplex
179City of Culver City Housing Element Appendix B – Residential Land Inventory
B-16 January 2014
Address
Square
Footage
# Units
Existing
#Units
Allowed
Under
Dev.?
# Units
Under Dev.
Structure
Type
3907 7497 1 5.0 Y 4 SF
3914 7502 4 5.0 Y 1 MF
3916 7501 4 5.0 Y 1 MF
3931 7511 2 5.0 Y 3 Duplex
3947/49 7533 2 5.0 Y 3 Duplex
3951/53 7524 3 5.0 Y 2 Triplex
Sawtelle Blvd.
3821/23 6288 2 4 Y 2 Duplex
3823/25/25 ½ 6288 3 4 Y 1 Triplex
3833 6293 3 4.2 Y 1 Triplex
3845 6299 1 4.2 Y 3 SF
3855/57 6296 2 4.2 Y 2 Duplex
3922 7494 10 5.0 N 0 MF
3928 4994 6 3.3 N 0 MF
3931/33/35 6325 3 4.2 Y 1 Triplex
3938/40/42 4987 3 3.3 N 0 Triplex
3941/43/45/45½ 6331 4 4.2 N 0 MF
3954 4985 1 3.3 Y 2 SF
3962 7980 3 5.3 Y 2 Triplex
3980 5864 1 3.9 Y 2 SF
4014 6627 1 4.4 Y 3 SF
4017 7395 1 4.9 Y 3 SF
4018 5493 1 3.7 Y 2 SF
4023 6847 1 4.6 Y 3 SF
4028 4122 1 2.7 Y 1 SF
4029 6780 1 4.5 Y 3 SF
4030 4121 1 2.7 Y 1 SF
4032 5490 1 3.7 Y 2 SF
4033 6705 1 4.5 Y 3 SF
4036 5502 1 3.7 Y 2 SF
4037 6632 1 4.4 Y 3 SF
4041 6557 1 4.4 Y 3 SF
4041/45 6557 3 4.4 Y 1 Triplex
4042 5487 1 3.7 Y 2 SF
4047 6491 1 4.3 Y 3 SF
4051 6417 1 4.3 Y 3 SF
4066 4880 1 3.3 Y 2 SF
4069/71 5496 2 3.7 Y 1 Duplex
4072 5491 1 3.7 Y 2 SF
4076 5488 1 3.7 Y 2 SF
4081 2748 1 1.8 N 0 SF
4082 5488 1 3.7 Y 2 SF
4083 2731 1 1.8 N 0 SF
4086 5487 1 3.7 Y 2 SF
4087 5513 1 3.7 Y 2 SF
4094 4816 1 3.2 Y 2 SF
4220 5138 1 3.4 Y 2 SF
4224 5158 1 3.4 Y 2 SF
4225 5232 1 3.5 Y 2 SF
4229 5252 1 3.5 Y 2 SF
4230 5180 1 3.5 Y 2 SF
4235 5272 1 3.5 Y 2 SF
180City of Culver City Housing Element Appendix B – Residential Land Inventory
B-17 January 2014
Address
Square
Footage
# Units
Existing
#Units
Allowed
Under
Dev.?
# Units
Under Dev.
Structure
Type
4240 5222 1 3.5 Y 2 SF
4244 5242 1 3.5 Y 2 SF
4249 5332 1 3.5 Y 2 SF
4250 5264 4 3.5 N 0 MF
4254 5285 1 3.5 Y 2 SF
4255 5353 1 3.6 Y 2 SF
4260 5307 1 3.5 Y 2 SF
4263/65 5394 2 3.6 Y 1 Duplex
4264 5327 1 3.6 Y 2 SF
4269 5414 1 3.6 Y 2 SF
4270 5280 1 3.5 Y 2 SF
4273 5434 1 3.6 Y 2 SF
4281 5455 2 3.6 Y 1 Duplex
4331 5111 1 3.4 Y 2 SF
4335 5126 1 3.4 Y 2 SF
4339 5141 1 3.4 Y 2 SF
4341 10170 6 6.8 N 0 MF
Tilden Ave.
3811 6049 3 4.0 Y 1 Triplex
3813 6049 1 4.0 Y 3 SF
3815 6093 1 4.1 Y 3 SF
3819/21/23 7771 3 5.2 Y 2 Triplex
3822 4992 3 3.3 N 0 Triplex
3872/74 5859 2 3.9 Y 1 Duplex
3906 9218 1 6.1 Y 5 SF
3912/14 7273 2 4.8 Y 2 Duplex
3924/26 8994 2 6.0 Y 4 Duplex
3941 7778 3 5.2 Y 2 Triplex
3944 7075 1 4.7 Y 3 SF
3948 7164 2 4.8 Y 2 Duplex
3956 7053 1 4.7 Y 3 SF
3971 6114 1 4.1 Y 3 SF
3980/82 7059 2 4.7 Y 2 Duplex
3984/86 7159 2 4.8 Y 2 Duplex
Van Buren Pl.
3934 7847 8 5.2 N 0 MF
3938/40 7912 2 5.3 Y 3 Duplex
4000 7773 2 5.2 Y 3 Duplex
4014 7623 1 5.1 Y 4 SF
4209 7148 1 4.7 Y 3 SF
4215 5730 1 3.8 Y 2 SF
Westwood Blvd.
3813 6359 3 4.2 Y 1 Triplex
3821 6259 3 4.2 Y 1 Triplex
3834-36½ 6259 4 4.2 N 0 MF
3840 6259 1 4.2 Y 3 SF
3841 6259 1 4.2 Y 3 SF
3850 6259 1 4.2 Y 3 SF
3851 6263 1 4.2 Y 3 SF
3856 6227 1 4.2 Y 3 SF
3862 6218 1 4.1 Y 3 SF
181City of Culver City Housing Element Appendix B – Residential Land Inventory
B-18 January 2014
Address
Square
Footage
# Units
Existing
#Units
Allowed
Under
Dev.?
# Units
Under Dev.
Structure
Type
3866 5007 1 3.3 Y 2 SF
3867 4692 1 3.1 Y 2 SF
3869 4698 1 3.1 Y 2 SF
3871 4802 1 3.2 Y 2 SF
Total No. of Parcels: 381
Total Potential Units:788
“High Potential” Units: 725
91% of High Potential total = 660
Note: Shaded parcels were excluded from the realistic capacity “high potential” totals since they have less than 100% additional
development capacity
182City of Culver City Housing Element Appendix B – Residential Land Inventory
B-19 January 2014
Table B-7
Underutilized Commercial Parcels – High Potential
Site Address
Site Area
(Sq. Ft.)
Site Area
(Acreage) General Plan Zoning
Potential
Units* Existing Use
12402 Washington Pl 13,267 0.30 General Corridor CG 10 Commercial Building
4301 Sepulveda Blvd &
11220 Culver Blvd
14,428 0.33 Neighborhood Serving
Corridor
CG 11 Commercial Buildings
2926 La Cienega
Boulevard
33,977 0.78 Industrial Park IG 27 Vacant Former Restaurant
Grand Total 61,672 1.41 48
*Assumes 35 units/acre.
183City of Culver City Housing Element Appendix B – Residential Land Inventory
B-20 January 2014
Figure B-1
Housing Element Residential Units Completed
184City of Culver City Housing Element Appendix B – Residential Land Inventory
B-21 January 2014
Figure B-2
Housing Element Residential Units Approved
185City of Culver City Housing Element Appendix B – Residential Land Inventory
B-22 January 2014
Figure B-3
Culver City Housing Strategy Sites
186City of Culver City Housing Element Appendix B – Residential Land Inventory
B-23 January 2014
Figure B-4
Potential Mixed-Use Sites within the TOD Area
187City of Culver City Housing Element Appendix B – Residential Land Inventory
B-24 January 2014
Figure B-5
Vacant Land Inventory
188City of Culver City Housing Element Appendix B – Residential Land Inventory
B-25 January 2014
Figure B-6
Underdeveloped RMD Parcels
189City of Culver City Housing Element Appendix B – Residential Land Inventory
B-26 January 2014
Figure B-7
Underutilized Commercial Parcels – High Potential
190City of Culver City Housing Element Appendix C – Inventory of At-Risk Affordable Housing Units
C-1 January 2014
Appendix C
Inventory of At-Risk Affordable Housing Units
1. Introduction
This appendix identifies all residential projects in the city that are under an affordability
covenant, along with those housing projects that are at risk of losing their affordability
restrictions within the ten-year period 2008 – 2018. This information is used in establishing
quantified objectives for units that can be conserved during this planning period. The
inventory of assisted units includes all units that have been assisted under any federal
Department of Housing and Urban Development (HUD), state, or local program.
2. Inventory of Assisted Units
Table C-1 provides an inventory of all government assisted rental and ownership
properties in the City of Culver City. Generally, the inventory consists of HUD 202 and 811,
Culver City Redevelopment Agency Housing Set-Aside Fund, and density bonus
properties. Target income affordability levels include very-low-, low- and moderate-
income groups. A total of 519 assisted housing units were identified in Culver City. Of this
number, 125 were secured through the use of the MAP for first-time home buyers.
3. Units at Risk
Affordable units that are at-risk of conversion during 2008-2018 are listed in Table C-2. As
shown in the table, there are a total of 157 units that are at risk during this period: 23 very-
low-income units, 19 low-income units, 10 low/moderate-income units and 105
moderate-income units. The analysis of preservation options for these units is contained in
Chapter II, Housing Needs Assessment.
191City of Culver City Housing Element Appendix C – Inventory of At-Risk Affordable Housing Units
C-2 January 2014
Table C-1
Inventory of Income-Restricted Affordable Units
Culver City
Address
Covenant
Expires Description # of Units Income Level Owner
3848 Huron Avenue 2009
12/08/93
In-lieu park fees. Covenanted for household up to 80% of median
and rent to be at or below FMR.
1 unit
(5 units total)
Low Janet Chabola/Huron Properties
4244 Overland Avenue
Culver City, CA 90230
4222 Van Buren Avenue 2010
1985
Group home for low income developmentally physically
handicapped. Purchased from Redevelopment Agency for
$60,000.
12 – 1 bdrm
1 – 2 bdrm
Low UCP/Spastic Children
5951 Smiley Drive 2010
08/01/85
Multi-family complex for low-and-moderate income households at
affordable rents. Purchased from Redevelopment Agency for
$161,500.
4 – 2 bdrm Low to Moderate Mahesh Desai
5951 Smiley Drive
Culver City, CA 90232
9015 Hubbard Avenue 2010
04/11/85
Multi-family complex for low-and-moderate income households.
Loan of $75,000 for 15 years (completed)
4 – 1 bdrm Low to Moderate Frank Perez
4244 Madison Avenue
Culver City, CA 90232
4031-35 Jackson Avenue Originally 1987
In Perpetuity
Multi-family complex for low-and-moderate income households.
Purchased by CCRA in 2002 for $1,010,000.
9 – 2 bdrm Low to Moderate Redevelopment Agency own
Properties
12240 Venice Blvd. #23
Los Angeles, CA 90066
8692 Washington Blvd. 2027
10/06/97
Multi-family complex for low-and-moderate income households at
affordable rents. Received total of $329,000 in loans from
Redevelopment Agency.
10 Singles Low
6 1 bdrm Mod
4 Singles Mod
10 sgl-Low
6 1 bd-Mod
4 sgl-Mod
Tina and Anthony Mollica
3928 Van Buren Avenue
Culver City, CA 90230
11124 Fairbanks Way 2031
10/01/90
Group home for low-and-moderate income developmentally disabled
at affordable rents. Received $319,211 grant.
6 units Low to Moderate Kayne/ERAS Center
5350 Machado Road
Culver City, CA 90230
10918 Barman Avenue 2031
02/11/91
Group home for low-and-moderate income developmentally
disabled at affordable rents. Received $390,500 for purchase of
property.
6 units Low to Moderate Exceptional Children’s Foundation
Attn: Resident Manager
10918 Barman Avenue
Culver City, CA 90230
10181 Braddock
Drive/4180 Jasmine
Avenue
2032
04/20/92
Group home for low-and-moderate income developmentally
disabled at affordable rents. Purchased property from
Redevelopment Agency for $412,250.
6 units Low to Moderate Home Ownership Made Easy
(HOME)
David Silva, Hsg. Consultant
5901 Green Valley Crl. #320
Culver City, CA 90230
192City of Culver City Housing Element Appendix C – Inventory of At-Risk Affordable Housing Units
C-3 January 2014
Address
Covenant
Expires Description # of Units Income Level Owner
3434 Caroline Avenue 2030
2000
Group home for low income at a total house rent no more than
$781. Purchased from Redevelopment Agency with a forgivable
loan of $91,500.
3 bdrm Low Caroline House Corp.
David Silva, Exec. Director
5901 Green Valley Crl. #465
Culver City, CA 90230
4178 Center Street 2013
1998
Density and other bonus (DOBI) for household up to 80% median at a
rent of $563 (AAF). Restricted to one person household.
1 unit Low (not to exceed
80%)
5100 Overland Avenue 2006 sale
2022 income
1982
Multi-unit complex for up-to-low income seniors. Purchased property
for $800,000 from Redevelopment Agency. Must submit HUD forms.
100 units Very Low Seniors
Disabled (Low
Seniors)
Rotary Plaza
c/o Erika Delahoussaye
Retirement Housing Foundation
911 No. Studebaker Road
Long Beach, CA 90815
5166 Sepulveda Blvd. 2029
06/12/89
Multi-unit complex for elderly and handicapped low income seniors.
Section 202 program. Purchased property for $400,000 from
Redevelopment Agency.
48 units Very Low Seniors
Disabled (Low
Seniors)
Jewish Fed. Council
Mgr: Menorah Hsg. Fnd.
6505 Wilshire Blvd. #501
Los Angeles, CA 90048
3975 Overland Avenue
(Studio Royale)
In Perpetuity
In Perpetuity
In Perpetuity
2031
2031
Multi-unit complex for seniors. Redevelopment Agency provided tax
exempt financing of $4,638,000.
Seniors.
Palm Court units transferred to Studio Royale (3995 Overland).
10 Very Low
19 Low
10 Mod
1 Very Low
2 Low
Very Low to Moderate G & K Management
Kelly Kalman
Head of Compliance
P.O. Box 3623
Culver City, CA 90231
11250 Playa Street 2049
2004
Mobile home park. Very low to moderate income owners. Must
approve sale if on roster.
37 Very Low
25 Low
19 Moderate
Very Low to Moderate
11301 Wilshire Blvd. – VA
Bldg. 116
2011
1996
Multi-unit complex for homeless veterans with an affiliation with Culver
City. Received $750,000 grant from Housing Set Aside funds.
Not less than 23
beds (15% of total)
Very Low New Directions
Toni Reinis, Exec. Director
11301 Wilshire Blvd.
VA Bldg. 116
Los Angeles, CA 90073
5962 Smiley Drive Nov. 24, 2010
05/12/86
Purchased duplex from Redevelopment Agency for $109,000.
Beginning 1986 @ $520 (no utilities AAF increase.
2
Owner plus 1
(or 2 units)
Low-Moderate
(no students)
Sara & Jose Salazar
5962 ½ Smiley Drive
Culver City, CA 90232
5334-40 Kinston Avenue 2011
07/18/96
Multi-unit complex for moderate income households and rent not to
exceed FMR. $100,000 grant
2 – 2 bdrm Moderate Terri McGowan
5334 Kinston Avenue
Culver City, CA 90230
5344-50 Kinston Avenue 2011
07/18/96
Multi-unit complex for moderate income households and rent not to
exceed FMR. $100,000 grant
2 – 2 bdrm Moderate Terri McGowan
5334 Kinston Avenue
Culver City, CA 90230
5428-34 Kinston Avenue 2011
05/16/96
Multi-unit complex for moderate income households and rent not to
exceed FMR. $100,000 grant
2 – 2 bdrm Moderate Sonia Salazar/Paul Guerrero
1517 – 17
th
Street #1
Santa Monica, CA 90404
193City of Culver City Housing Element Appendix C – Inventory of At-Risk Affordable Housing Units
C-4 January 2014
Address
Covenant
Expires Description # of Units Income Level Owner
5464-72 Kinston Avenue 2011
08/05/96
Multi-unit complex for moderate income households and rent not to
exceed FMR $100,000 grant. (Guirguis)
2 – 2 bdrm Moderate Helen Liu
12230 Venice Blvd.
Culver City, CA 90230
5504-10 Kinston Avenue 2011
08/20/96
Multi-unit complex for moderate income households and rent not to
exceed FMR. $100,000 grant
2 – 2 bdrm Moderate Janet Torres
P.O. Box 56025
Van Nuys, CA 91413
5527-33 Kinston Avenue 2009
03/29/94
Multi-unit complex for low income households and rents not to exceed
30% of 60% AMI. Purchased property from Redevelopment Agency.
2 – 2 bdrm Low Life Steps
12555 W. Jefferson Blvd. #275
Los Angeles, CA 90066
5528-34 Kinston Avenue 2011
08/13/96
Multi-unit complex for moderate income households and rent not to
exceed FMR. $100,000 grant
2 – 2 bdrm Moderate William Bragg
5306 W. 57
th
St.
Los Angeles, CA 90056
5539-45 Kinston Avenue 2009
08/16/94
Multi-unit complex for low income households and rents not to exceed
30% of 60% AMI. Purchased property from Redevelopment Agency
2 – 2 bdrm Low Life Steps
12555 W. Jefferson Blvd. #275
Los Angeles, CA 90066
5551-57 Kinston Avenue 2010
10/30/95
Multi-unit complex for moderate income households and rent not to
exceed FMR. $170,504.40 grant.
2 – 2 bdrm Moderate Debi Nayak
1918 Granville Avenue
Los Angeles, CA 90071
5563-69 Kinston Avenue 2006
12/05/90
Multi-unit complex for moderate income households and rent not to
exceed FMR. $100,000 grant. (Endicott)
2 – 2 bdrm Moderate Lateef Sholebo
P.O. Box 712184, LA 90071
COMPLETED
5575-81 Kinston Avenue 2010
11/15/95
Multi-unit complex for moderate income households and rent not to
exceed FMR. $100,000 grant. (Sulejmanagic)
2 – 2 bdrm Moderate Asefaw Bereket
5579 Kinston Avenue
Culver City, CA 90230
5603-09 Kinston Avenue 2011
05/16/96
Multi-unit complex for moderate income households and rent not to
exceed FMR. $100,000 grant
2 – 2 bdrm Moderate Irison L. Jones
P. O. Box 950641
Mission Hills, CA 90395
5616-22 Kinston Avenue 2011
09/24/96
Multi-unit complex for moderate income households and rent not to
exceed FMR. $100,000 grant.
2 – 2 bdrm Moderate Elizabeth Hyatt
P.O. Box 2445
Culver City, CA 90231
5900 Canterbury Dr. #B114 03/02/2014 MAP 001
BEGIN 20 YEAR COVENANT
One Unit Moderate Michael Hewitt
5900 Canterbury Dr. #B114
Culver City 90230
11505 McDonald Street
MAP 002 One Unit Spinella
FORECLOSURE
5005 Maytime Lane 06/09/2014 MAP 003 One Unit Moderate Benjamin & Rachel Tenorio
5005 Maytime Lane
Culver City 90230
3105 Raintree Cir. #1 06/27/2014 MAP 004 One Unit Moderate Charlotte Anderson
3105 Raintree Cr #1
Culver City 90230
194City of Culver City Housing Element Appendix C – Inventory of At-Risk Affordable Housing Units
C-5 January 2014
Address
Covenant
Expires Description # of Units Income Level Owner
4133 Harter Ave 07/15/2014 MAP 005 One Unit Moderate Cathy Ruiz
Daniel Morales, Jr.
4133 Harter Ave.
Culver City 90232
5651 Windsor Way #304 08/29/2014 MAP 006 One Unit Moderate Bettye Woodruff
5651 Windsor Way #304
Culver City 90230
4304 Duquesne Ave 08/30/2014 MAP 007 One Unit Moderate Gloria Hekmatnia
4304 Duquesne Ave.
Culver City 90232
6000 Canterbury Dr.
#208D
MAP 008
(Jordan)
One Unit Fluellen
EQUITY SHARED
4818 Hollow Corner Rd.
#168
09/28/2014 MAP 009
(Lazo & Lazo)
One Unit Moderate Julie Noble
4818 Hollow Corner Rd. #168
Culver City 90230
10731 Oregon Ave 10/17/2014 MAP 010 One Unit Moderate Margaret Bell-Burchett
10731 Oregon Ave.
Culver City 90230
5215 Sepulveda Bl. #26C 11/28/2014 MAP 011 One Unit Moderate Dianne Braxton
5215 Sepulveda Bl. #26C
Culver City 90230
6000 Canterbury Drive
#316D
MAP 012 One Unit Blakely
FORECLOSURE
5815 Doverwood Drive #6 MAP 013 One Unit Moderate Becraft
SOLD TO MALICDEM MAP 082
Originally 5451 Overland
Ave.
10770 Deshire Pl.
02/01/2015 MAP 014 One Unit Moderate Steve & Sheri Eskridge
10770 Deshire Pl.
Culver City
11221 Hannum Ave. 07/18/2015 MAP 015 One Unit Moderate Albert & Sonia Cancino
11221 Hannum Ave.
Culver City 90230
3234 Roberts Avenue MAP 016 One Unit Fordham
FORECLOSURE
5007 Stoney Creek Rd.
#329
09/25/2015 MAP 017 One Unit Moderate Luis & Maria Del Cid
5007 Stoney Creek Rd. #329
Culver City 90230
10845 Garfield Ave. 07/18/2015 MAP 018 One Unit Moderate Michael/ Marni Parsons
10845 Garfield Ave.
Culver City 90230
195City of Culver City Housing Element Appendix C – Inventory of At-Risk Affordable Housing Units
C-6 January 2014
Address
Covenant
Expires Description # of Units Income Level Owner
4207 Neosho Ave 07/10/2015 MAP 019 One Unit Moderate Linda Roche
4207 Neosho Ave.
Los Angeles 90066
5950 Canterbury Dr #C113 07/31/2015 MAP 020
(Sylves-Marino)
One Unit Moderate Nohemi Cruz
5950 Canterbury Dr. #C113
Culver City 90230
5950 Canterbury Dr.
#C205
08/25/2015 MAP 021 One Unit Moderate Pamela Parran
5950 Canterbury Dr. #C205
Culver City 90230
3401 Cattaraugus Ave. 08/28/2015 MAP 022 One Unit Moderate Leonel & Carmen Ibarra
3401 Cattaraugus Ave.
Culver City 90232
11237 Braddock Dr. 09/12/2015 MAP 023 One Unit Moderate Linford & Louise Dawson
11237 Braddock Dr.
Culver City 90230
3410 Fay Ave. 09/11/2015 MAP 024 One Unit Moderate Javier & Ana Umana
3410 Fay Ave.
Culver City 90232
4830 Hollow Corner Rd.
#189
10/04/2015 MAP 025 One Unit Moderate Billie Land
4830 Hollow Corner Rd. #189
Culver City 90230
4828 Hollow Corner Rd.
#190
12/21/2015 MAP 026 One Unit Moderate Antonio, Francisca & Rito Lopez
4828 Hollow Corner Rd. #190
Culver City 90230
11256 Franklin Avenue MAP 027 One Unit Taylor
EQUITY SHARED
6505 Green Valley Cir.
#301
MAP 028 One Unit Moderate Juanda Therianto & Eny
Purwatiningsih
EQUITY SHARED
5427 Emporia Ave. 02/16/2016 MAP 029 One Unit Moderate Larry & Angela Roberts
5427 Emporia Ave.
Culver City 90230
4362 Huntley Ave. 03/06/2016 MAP 030
(Reid)
One Unit Moderate April Leung
4362 Huntley Ave.
Culver City 90230
3439 McManus Ave. 03/20/2016 MAP 031 One Unit Moderate Elida Fino
3439 McManus Ave.
Culver City 90232
3900 Lenawee Ave. #2 06/18/2016 MAP 032 One Unit Moderate Margaret Dawson
3900 Lenawee Ave. #2
Culver City 90230
196City of Culver City Housing Element Appendix C – Inventory of At-Risk Affordable Housing Units
C-7 January 2014
Address
Covenant
Expires Description # of Units Income Level Owner
3594 Wesley St. 05/02/2016 MAP 033 One Unit Moderate Stephen & Josephine Dudley
3594 Wesley St.
Culver City 90230
6124 Buckingham Pkwy
#205
04/26/2016 MAP 034 One Unit Moderate Damon Woodruff
6124 Buckingham Pkwy. #205
Culver City 90230
5236 Emporia Ave. 06/18/2016 MAP 035 One Unit Moderate Glenn & Ana Inohara
5236 Emporia Ave.
Culver City 90230
3042 Reid Ave. 08/30/2016 MAP 036 One Unit Moderate Alfonso & Sara Hernandez
3042 Reid Ave.
Culver City 90232
4363 Globe Ave. 08/09/2016 MAP 037
(Garcia)
One Unit Moderate Tracy Sulkin
4363 Globe Ave.
Culver City 90230
3836 Bentley Ave. #1 MAP 038 One Unit Moderate Mariano & Jennifer Rojo
EQUITY SHARED
5035 Maytime Lane 09/12/2016 MAP 039 One Unit Moderate Carol Frances
5035 Maytime Lane
Culver City 90230
5900 Canterbury Dr. #A211 10/15/2016 MAP 040 One Unit Moderate George Bowers, Jr.
5900 Canterbury Dr. #A211
Culver City 90230
4056 Jackson Ave. #6 11/14/2016 MAP 041 One Unit Moderate Miguel & Yolanda Flores
4056 Jackson Ave. #6
Culver City 90230
3948 Bentley Ave. #104 12/02/2016 MAP 042 One Unit Moderate Jose & Judith Daco
3948 Bentley Ave. #104
Culver City 90232
5405 Slauson Avenue MAO 043
(Chacon)
One Unit Rodriguez
EQUITY SHARED
6001 Canterbury Dr. #103 12/11/2016 MAP 044 One Unit Moderate Brian Brusavich
6001 Canterbury Dr. #103
Culver City 90230
11022 Culver Blvd. 03/14/2017 MAP045 One Unit Moderate Nebu John & Elizabeth Mathew
11022 Culver Blvd.
Culver City 90230
5017 Butterfield Ct. 04/15/2017 MAP 046 One Unit Moderate Carlos Cepeda & Chrystalla
Hadjidemetriou
5017 Butterfield Ct.
Culver City 90230
197City of Culver City Housing Element Appendix C – Inventory of At-Risk Affordable Housing Units
C-8 January 2014
Address
Covenant
Expires Description # of Units Income Level Owner
5901 Canterbury Dr. #16 05/30/2017 MAP 047 One Unit Moderate Sheldon Mitchell
5901 Canterbury Dr.#16
Culver City 90230
11028 Braddock Dr. 07/14/2017 MAP 048 One Unit Moderate James/Georgia Malsich
11028 Braddock Dr.
Culver City 90230
4450 Elenda St. 08/18/2017 MAP 049 One Unit Moderate Horacio & Maru Cerutti
4450 Elenda St.
Culver City 90230
5900 Canterbury Dr. #A319 08/12/2017 MAP 050
(Neff - Hensel)
One Unit Moderate Marie Bedoret
5900 Canterbury Drive #A319
Culver City, CA 90230
4104 Summertime Lane 09/03/2017 MAP 051 One Unit Moderate Pablo & Esperanza Jaramillo
4104 Summertime Lane
Culver City 90230
4900 Overland Avenue
#109
MAP 052 One Unit Kottayadiyil FORECLOSED but loan
paid off prior to sale.
7304 Summertime Lane MAP 053 One Unit Moderate Adriane Hopper
EQUITY SHARED
4915 Indian Wood Rd.
#603
12/31/2017 MAP 054 One Unit Moderate Nancy Kay Bishop
4915 Indian Wood Rd. #603
Culver City 90230
5870 Green Valley Cir.
#319
12/18/2017 MAP 055 One Unit Moderate Damian Lemons
5870 Gr. Vly Cir. #319
Culver City 90230
5950 Buckingham Pkwy.
#410
02/05/2018 MAP 056 One Unit Moderate Marcus Nixon
5950 Buckingham Pkwy. #410
Culver City 90230
4116 Harter Ave. 06/03/2018 MAP 057 One Unit Moderate Greg Potik & Ellen Thireos
4116 Harter Ave.
Culver City 90232
5001 Stoney Creek Rd.
#353
06/12/2018 MAP 058 One Unit Moderate Jacob Mathew & Suby Alexander
5001 Stoney Creek Rd. #353
Culver City 90230
5950 Buckingham Pkwy.
#403
08/06/2018 MAP 059 One Unit Moderate Taterework Mulugeta
5950 Buckingham Pkwy. #403
Culver City 90230
3948 Bentley Ave.#102 11/19/2018 MAP 060 One Unit Moderate Lauren Vo
3948 Bentley Ave. , #102
Culver City 90232
198City of Culver City Housing Element Appendix C – Inventory of At-Risk Affordable Housing Units
C-9 January 2014
Address
Covenant
Expires Description # of Units Income Level Owner
3341 Helms Avenue MAP 061 One Unit Hoston
EQUITY SHARED
5625 Sumner Way #111 11/25/2018 MAP 062 One Unit Moderate Tamar Garland-Jackson
5625 Sumner Way, #111
Culver City 90230
5027 Overland Ave. 01/26/2019 MAP 063 One Unit Moderate Pablo Cavalieri & Maria Reyes
5027 Overland Ave.
Culver City 90230
6525 Green Valley Cir.
#212
02/15/2019 MAP 064 One Unit Moderate Ana Gil
6525 Green Valley Cir. #212
Culver City 90230
5116 Westwood Blvd. 03/09/2019 MAP 065 One Unit Moderate Jeff Wolf
5116 Westwood Blvd.
Culver City 90230
5950 Buckingham Pkwy.
#404
MAP 066 One Unit Lezlie Orr-Brazil
EQUITY SHARED
6050 Canterbury Dr. #F122 04/27/2019 MAP 067
(Ripoll)
One Unit Moderate Betina Bevis
6050 Canterbury Dr. #F122
Culver City 90230
6000 Canterbury Drive
#D111
MAP 068
One Unit Moderate Marks
SOLD TO TURNER MO110
5845 Doverwood Dr. #209 MAP 069 One Unit Moderate Richard Beaver
EQUITY SHARED
6375 Green Valley Circle
#206
MAP 070 One Unit Moderate Scarborough
SOLD TO PENLAND MO115
6315 Green Valley Cir.
#202
11/19/2019 MAP 071 One Unit Moderate Kurt & Marie Lietz
6315 Green Valley Cir. #202
Culver City 90230
5900 Canterbury Drive
#A101
MAP 072 One Unit Moderate Correy
SOLD TO ODEN MAP 122
6225 Canterbury Dr. #108 02/18/2020 MAP 073 One Unit Moderate Malcolm McCullough & Begona De
Velasco
6225 Canterbury Dr. #108
Culver City 90230
5005 Stoney Creek Rd.
#437
MAP 074 One Unit Michael & Emma Dingman
EQUITY SHARED
6050 Canterbury Dr. #E119 MAP 075 One Unit Moderate Victoria Ramirez
EQUITY SHARED
199City of Culver City Housing Element Appendix C – Inventory of At-Risk Affordable Housing Units
C-10 January 2014
Address
Covenant
Expires Description # of Units Income Level Owner
6375 Green Valley Cir.
#302
05/22/2020 MAP 076 One Unit Moderate Henrietta Algaba
6375 Green Valley Cir. #302
Culver City 90230
4112 Raintree Cir. 05/31/2020 MAP 077 One Unit Moderate Carolynn Parks
4112 Raintree Cir.
Culver City 90230
6050 Canterbury Dr. #F311 09/28/2020 MAP 078 One Unit Moderate Marilyn Logan
6050 Canterbury Dr. #F311
Culver City 90230
3610 Helms Ave. 09/29/2020 MAP 079 One Unit Moderate Charles & Yvonne Gutierrez
3610 Helms Ave.
Culver City 90232
6355 Green Valley Circle
#303
MAP 080
BEGIN 10 YEAR COVENANT
One Unit Schmidt
EQUITY SHARED
11116 Matteson Ave. 10/27/2010 MAP 081 One Unit Moderate Aung San Min & Saw Myat Sanda
Aung
11116 Matteson Ave.
Culver City 90230
5815 Doverwood Dr. #6 11/10/2010 MAP 082
(Malicdem)
One Unit Moderate Yvonne Kobler
5815 Doverwood Dr. #6
Culver City 90230
4840 Hollow Corner Rd.
#422
11/13/2010 MAP 083 One Unit Moderate Julie Dolan
4840 Hollow Corner Rd. #422
Culver City 90230
5950 Buckingham Pkwy.
#412
11/20/2010 MAP 084 One Unit Moderate Gina Ross
5950 Buckingham Pkwy. #412
Culver City 90230
5245 Slauson Ave. 12/01/2010 MAP 085 One Unit Moderate James Lopez
5245 Slauson Ave.
Culver City 90230
3430 Sherbourne Dr. 12/04/2010 MAP 086
(MacLeod)
One Unit Moderate Kathleen Sundquist
3430 Sherbourne Dr.
Culver City 90232
6375 Green Valley Cir.
#306
12/18/2010 MAP 087
(Greenwald)
One Unit Moderate Joanne Karla Gabot
6375 Green Valley Cir. #306
Culver City 90230
5815 Doverwood Dr. #33 12/29/2010 MAP 088 One Unit Moderate Rosa Melchor
5815 Doverwood Dr. #33
Culver City 90230
3109 Summertime Lane MAP 089
One Unit Moderate Sulkin
SOLD TO NORATTO MO 103
200City of Culver City Housing Element Appendix C – Inventory of At-Risk Affordable Housing Units
C-11 January 2014
Address
Covenant
Expires Description # of Units Income Level Owner
6151 Canterbury Dr. #107 03/16/2011 MAP 090 One Unit Moderate Nagy & Fayrouz Demian
6151 Canterbury Dr. #107
Culver City 90230
5215 S. Sepulveda Blvd.
#9D
04/17/2011 MAP 091 One Unit Moderate Ron & Sally Sorenson
5215 S. Sepulveda Blvd. #9D
Culver City 90230
4802 Hollow Corner Rd.
#220
05/11/2011 MAP 092 One Unit Moderate Nancy Gakere
4802 Hollow Corner Rd. #220
Culver City 90230
4236 Tuller Ave. 06/04/2011 MAP 093 One Unit Moderate Mohamed & Samia Mohsin
4236 Tuller Ave.
Culver City 90230
MAP 094
NO SALE
One Unit
5625 Sumner Way #107 06/28/2011 MAP 095 One Unit Moderate Htay Maung & Khin Aung
5625 Sumner Way #107
Culver City 90230
5650 Sumner Way #304 07/10/2011 MAP 096
(McCauley)
One Unit Moderate Danielle Neves-Cole
5650 Sumner Way, #304
Culver City 90230
3969 Globe Ave. 08/21/2011 MAP 097 One Unit Moderate Aris Abbus & Fatima Cassim & Htike
Min
3969 Globe Ave.
Culver City 90230
5651 Sumner Way #203 MAP 098 One Unit Moderate Jenifer Huston
EQUITY SHARED
4047 Sawtelle Blvd. 10/11/2011 MAP 099 One Unit Moderate Ruben & Elizabeth Ruiz
4047 Sawtelle Blvd.
Los Angeles 90066
6001 Canterbury Dr. #307 10/18/2011 MAP 100 One Unit Moderate Leyna Wong
6001 Canterbury Dr. #307
Culver City 90230
4842 Hollow Corner Rd.
#307
10/24/2011 MAP 101 One Unit Moderate Zenebech Eshetu
4842 Hollow Corner Rd. #307
Culver City 90230
6050 Canterbury Dr. #E117 10/30/2011 MAP 102 One Unit Moderate Eulogio, Rosa & Arnaldo Gomez
6050 Canterbury Dr. #E117
Culver City 90230
3109 Summertime Lane
#109
11/05/2011 MAP 103 One Unit Moderate Zoraida Noratto
3109 Summertime Lane #109
Culver City 90230
201City of Culver City Housing Element Appendix C – Inventory of At-Risk Affordable Housing Units
C-12 January 2014
Address
Covenant
Expires Description # of Units Income Level Owner
10112 Summertime Lane MAP 104 One Unit Wicen
EQUITY SHARED
6199 Canterbury Dr. #202 11/05/2011 MAP 105 One Unit Moderate Iouri & Raissa Tcherepachenets
6199 Canterbury Dr. #202
Culver City 90230
5306 Summertime Lane MAP 106 One Unit Anagu
EQUITY SHARED
4900 Overland Ave. #205 11/12/2011 MAP 107 One Unit Moderate Macia Welty
4900 Overland Ave. #205
Culver City 90230
6305 Green Valley Cir.
#303
11/26/2011 MAP 108 One Unit Moderate Lora Calma
6305 Gr. Vly Cir. #303
Culver City 90230
5845 Doverwood Dr. #316 MAP 109 One Unit Owens
EQUITY SHARED
6000 Canterbury Dr.
#D111
04/12/2011 MAP 110 One Unit Moderate Iyesha Turner
6000 Canterbury Dr. #D111
Culver City 90230
6000 Canterbury Dr.
#D306
12/19/2011 MAP 111 One Unit Moderate Diane Ehlrich
6000 Canterbury Dr. #D306
Culver City 90230
5845 Doverwood Dr. #201 01/23/2012 MAP 112 One Unit Moderate Bonnie Marlowe
5845 Doverwood Dr. #201
Culver City 90230
4211 Summertime Lane 03/12/2012 MAP 113 One Unit Moderate Camilla Rodriguez & Jerus Whittle
4211 Summertime Lane
Culver City 90230
6151 Canterbury Dr. #208 03/12/2012 MAP 114 One Unit Moderate Victor Dean
6151 Canterbury Dr. #208
Culver City 90230
6375 Green Valley Circle
#206
MAP 115
BEGIN 45 YEAR COVENANT
One Unit Penland
EQUITY SHARED
5870 Green Valley Cir.
#231
07/10/2047 MAP 116
(Rofael)
One Unit Moderate Ramy Baramily
5870 Green Valley Cir. #231
Culver City 90230
6515 Green Valley Cir.
#106
07/24/2047 MAP 117 One Unit Moderate Timothy & Jennifer Kohut
6515 Green Valley Cir. #106
Culver City 90230
202City of Culver City Housing Element Appendix C – Inventory of At-Risk Affordable Housing Units
C-13 January 2014
Address
Covenant
Expires Description # of Units Income Level Owner
4919 Indian Wood Rd.
#395
09/02/2047 MAP 118 One Unit Moderate Jamee Happy
4919 Indian Wood Rd. #395
Culver City 90230
6151 Canterbury Dr. #205 09/17/2047 MAP 119 One Unit Moderate Michelle Esperanza
6151 Canterbury Dr. #205
Culver City 90230
6050 Canterbury Dr. #E219 10/31/2047 MAP 120 One Unit Moderate Naing Thiha & Ma Ohnmar
6050 Canterbury Dr. #E219
Culver City 90230
5901 Canterbury Dr. #5 MAP 121 One Unit Moderate Lisa Bisset
EQUITY SHARED
5900 Canterbury Dr. #A101 12/22/2019 MAP 122 One Unit Moderate Wanda Oden
5900 Canterbury Dr. #A101
Culver City 90230
5901 Canterbury Dr. #9 03/18/2048 MAP 123 One Unit Moderate Patricia Mooney
5901 Canterbury Dr. #9
Culver City 90230
6050 Canterbury Dr. #F306 05/12/2048 MAP 124 One Unit Moderate Khaing Marlar
6050 Canterbury Dr. #F306
Culver City 90230
6575 Green Valley Cir.
#214
10/28/2048 MAP 125 One Unit Moderate George, Nataliya & Yelena Rudoy
6575 Green Valley Cir. #214
Culver City 90230
5961 Smiley Drive 10/24/2010
07/17/78
Redevelopment Agency loan of $29,500, 8% simple interest. Owner
occupied (no rental).
Single family Moderate Joyce Beck – New Owner?
5961 Smiley Drive
Culver City, CA 90230
Loan Repaid
9743-45 and 9747-9749
Braddock
4075 Lafayette Ave
1996
Agreement to Lease 3 properties. All 5 units for low income at
affordable rents. Must provide insurance yearly.
3 units Low (not to exceed
80%)
Home Ownership Made Easy
(HOME)
David Silva
5901 Green Calley Crl. #320
Culver City, CA 90230
4061 Grandview
DOBI – 30 yrs
2036
Redevelopment
Agency – 55 yrs.
2061
(2006
Assisted living facility. Total of 70 units. 19 DOBI units. 4 units
Redevelopment Agency assisted. Senior and/or Disabled.
8 units
11 units
1 unit
3 units
Low-DOBI
Mod-DOBI
Low-Agency
Mod-Agency
Grandview Palms, LLC
5567 Reseda Blvd.
Suite 104
Tarzana, CA 91356
203City of Culver City Housing Element Appendix C – Inventory of At-Risk Affordable Housing Units
C-14 January 2014
Address
Covenant
Expires Description # of Units Income Level Owner
4043 Irving Place (Culver
Villas)
2068 – 55yrs.
Redevelopment
Agency
Mixed-income multi-family rental housing 3-low
9- moderate
17 - Market
Low-Market 4043 Irving Place Investors, LLC
6060 Center Drive
Suite 800
Los Angeles, CA 90045
11042-11056 W.
Washington Blvd (Tilden
Terrace)
2069 – 55yrs.
Redevelopment
Agency
Mixed-income, mixed-use multi-family rental housing 14- Very Low
6- Low
12 – Moderate
1- Manager
Very Low - DOBI
Low - DOBI
Very Low – Agency
Low – Agency
Moderate - Agency
Tilden Terrace, LP
Los Angeles Housing Partnership
1200 Wilshire Blvd.
Los Angeles, CA 90017
204City of Culver City Housing Element Appendix C – Inventory of At-Risk Affordable Housing Units
C-15 January 2014
Table C-2
Affordable Units at Risk 2008-2018
Culver City
Program Category Address Description Year At Risk # of Units Income Level
Housing Set Aside Fund 3848 Huron Ave. Multi-Family 2009 1 Low
Housing Set Aside Fund 5527-33 Kinston Ave. Multi-Family 2009 2 Low
Housing Set Aside Fund 5539-45 Kinston Ave. Multi-Family 2009 2 Low
Housing Set Aside Fund 5951 Smiley Dr. Multi-Family 2010 4 Low-Moderate
Housing Set Aside Fund 9015 Hubbard St. Multi-Family 2010 4 Low-Moderate
Housing Set Aside Fund 5962 Smiley Dr. Duplex 2010 2 Low-Moderate
Housing Set Aside Fund 5551-57 Kinston Ave. Multi-Family 2010 2 Moderate
Housing Set Aside Fund 5575-81 Kinston Ave. Multi-Family 2010 2 Moderate
Housing Set Aside Fund 4222 Van Buren Pl. Group Home 2010 13 Low
Housing Set Aside Fund Various (MAP) Single Family 2010 8 Moderate
Housing Set Aside Fund 5334-40 Kinston Ave. Multi-Family 2011 2 Moderate
Housing Set Aside Fund 5344-50 Kinston Ave. Multi-Family 2011 2 Moderate
Housing Set Aside Fund 5428-34 Kinston Ave. Multi-Family 2011 2 Moderate
Housing Set Aside Fund 5464-72 Kinston Ave. Multi-Family 2011 2 Moderate
Housing Set Aside Fund 5504-10 Kinston Ave. Multi-Family 2011 2 Moderate
Housing Set Aside Fund 5528-34 Kinston Ave. Multi-Family 2011 2 Moderate
Housing Set Aside Fund 5603-09 Kinston Ave. Multi-Family 2011 2 Moderate
Housing Set Aside Fund 5616-22 Kinston Ave. Multi-Family 2011 2 Moderate
Housing Set Aside Fund 11301 Wilshire Blvd. Group Home 2011 23 Very Low
Housing Set Aside Fund Various (MAP) Single Family 2011 18 Moderate
Housing Set Aside Fund Various (MAP) Single Family 2012 3 Moderate
Housing Set Aside Fund Various (MAP) Single Family 2014 8 Moderate
Housing Set Aside Fund Various (MAP) Single Family 2015 11 Moderate
Housing Set Aside Fund Various (MAP) Single Family 2016 13 Moderate
Housing Set Aside Fund Various (MAP) Single Family 2017 9 Moderate
Housing Set Aside Fund Various (MAP) Single Family 2018 15 Moderate
Housing Set Aside Fund 4178 Center St. Duplex 2013 1 Low
TOTALS 23 VL
205City of Culver City Housing Element Appendix C – Inventory of At-Risk Affordable Housing Units
C-16 January 2014
Program Category Address Description Year At Risk # of Units Income Level
19 Low
10 Low-Mod
105Mod
157total
206City of Culver City Housing Element Appendix D – Public Participation Summary
D-1 January 2014
Appendix D
Public Participation Summary
Public participation is an important component of the planning process in Culver City,
and this update to the Housing Element has provided residents and other interested
parties numerous opportunities to review draft documents and proposed policies, and to
provide recommendations for consideration by decision-makers. Public notices of all
Housing Element meetings and public hearings were published in the local newspaper in
advance of each meeting, as well as posting the notices on the city’s website. Notices
were also sent by direct mail to non-profit housing developers and housing advocates,
and for-profit developers. The draft Housing Element was made available for review at
City Hall, posted on the city’s website, as well as at the Culver City Julian Dixon Public
Library. The document was also made available to housing organizations, housing
advocates, and non-profit organizations representing the interests of lower-income
persons and special needs groups.
As part of the public review process, a Community Public Workshop convened by a joint
City Council/Planning Commission body on September 16, 2013, to which various housing
advocates, providers and developers were invited by public notice and two ads in the
Culver City News. The notice, staff report, and draft housing element were also e-mailed
to residents expressing an interest in all City Council and Planning Commission meetings.
The agenda, staff report and the draft housing element were posted on the city’s web
site prior to the meeting and remains on the city’s website. In addition, Planning
Commission and City Council Public Hearings were held. All of these public meetings
served as venues for review and discussion.
September 16, 2013 City Council/Planning Commission
Community public workshop
TBD Planning Commission hearing
TBD City Council hearing
After receiving comments on the draft Housing Element from the state Housing and
Community Development Department, a proposed final Housing Element was prepared
and made available for public review prior to consideration by the Planning Commission
and adoption by the City Council.
Table D-1 provides a summary of public comments offered during the process along with
an indication as to how these comments have been addressed in the new Housing
Element.
207City of Culver City Housing Element Appendix D – Public Participation Summary
D-2 January 2014
Table D-1
Public Participation Summary
Comment Response
Is data available indicating the number of renters versus owners in
the city?
Yes, this data is provided in the Housing Element (cited)
Affordable housing units should be integrated with market rate
housing throughout the city and within developments, so as to not
create concentrations of low income.
There have been incidences where units were demolished and
replaced by units that are not affordable. The city should do more
to preserve older courtyard style development characteristic of the
Gateway neighborhood, which is affordable, and prevent it from
being replaced by new larger more expensive housing.
Affordable housing projects in Culver City contain various income
levels.
Developments within the Gateway neighborhood are subject to
design guidelines; units lost to new housing in this neighborhood
were not covenanted affordable units.
The city should address privacy issues of infill development, as
observed on Lincoln Boulevard. The height of new developments
reduces privacy for neighbors. Deep lots afford greater open
space but privacy of these spaces is jeopardized by new two-story
structures.
Existing garages are not used for parking. Attention should be
given to ensuring garages are used for their intended use; the city
should study eliminating the requirement for garages on small lots.
People cannot afford to live in Culver City. Supports affordable
housing that is sensitive to the needs and character of established
communities.
The applicable design guidelines address potential issues relating
to privacy.
Noted.
Noted.
It is important for the city to address the needs of the homeless
population, especially with diminishing resources (e.g. closing of
armory), tight enforcement by Police Department, and proliferation
of permit parking districts.
The Housing Authority has various programs in place to address
homelessness. In addition, the city passed an emergency shelter
ordinance.
Can staff clarify the RHNA allocation numbers?
A potential imbalance in the jobs/housing ratio can be inferred from
data; what is the city doing or what can the city do to address this
issue, specifically to produce more housing. The city should be
aiming to exceed the minimum allocation identified by RHNA?
Clarification of RHNA process was provided.
The city’s land inventory demonstrates that the city has the
capacity to build more units than the RHNA allocation.
Also interested in the allocation numbers, specifically in how they
compare to the allocation from the previous cycle.
The loss of redevelopment funds is a constraint and is understood.
What tools does the city have to encourage development and
address homelessness issues?
504 units in the last cycle, and 185 in this cycle.
There are a number of tools available to address housing and
homelessness, including density bonus, accessory dwelling unit
ordinance, potential to amend the maximum 9 unit per lot limit in
the RMD District, the Globe project, increase workforce housing
through tax incentive, SRO can be applied to mixed use projects,
refer to table in Housing Element.
208City of Culver City Housing Element Appendix D – Public Participation Summary
D-3 January 2014
Comment Response
Under infrastructure constraints, can staff indicate if storm water
management issues are a major hindrance to housing
development?
Relating to the jobs/housing balance issue touched upon earlier,
are home occupations included in the “jobs” numbers? How are
live/work units captured in the ratio?
There is mention of 4 group homes in the document, although
there are 5 known group homes. Which is the fifth?
No, it is not a major hindrance. The city is required by the National
Pollutant Discharge Elimination System (NPDES) to address water
quality runoff for construction activities and post-construction runoff
from all types of development including residential projects.
Individual projects are required to comply with all applicable
NPDES requirements. There are plan check fees related to the
review of NPDS but these fees do not represent a hindrance; all
projects subject to NPDS are subject to these plan check fees.
This data is difficult to pinpoint. The Census data does not appear
to capture home occupations.
The mention of 4 is an error by staff, which will be corrected; refer
to Appendix C for the listing of the 5 group homes.
Relating to Upward Bound Housing, what percentage of families
leaving the house is not able to rent after the allowed 90-day stay?
Do these families stay in Culver City?
Given the situation with the redevelopment properties, programs,
and funding, is it reasonable to keep programs in the document
with no foreseeable funding source?
Approximately 80% are not prepared to pay a full rent on their own.
In some cases rental assistance is available.
We believe the programs are good programs and intend on finding
ways to continue them when funding is available.
Pleased with lower RHNA allocation since many production tools
have been eliminated. Would like to revisit affordable housing
related to density bonus program.
On the voucher information provided (2009), can it be updated to
provide current numbers and information which is relevant today?
Noted.
Noted; the element was updated.
Why is data on race/ethnicity no longer provided? Is it no longer
required?
Where is the data for disabled (not developmentally)?
What is the status of the contract with the Fair Housing Council?
Is there a guarantee with the rental assistance program in the
event funding sources are no longer available?
Data not required, but also not directly relevant to the issue of
providing affordable housing. RHNA allocation is based on income.
It is incorporated into the section “Persons with Developmental
Disabilities”, which should say Persons with Disabilities and
Developmental Disabilities.
Reduced/limited contract still exists, applicants reporting longer
wait times, many cities have reduced contracts, future is uncertain.
There is a section of the contract with the property owner which
allows the city to terminate subsidy if funding becomes unavailable.
The city notifies/works with tenant.
Can impact of RAP be evaluated and a strategy developed to
maintain the program in the absence of redevelopment funding?
Affordability covenants are set to expire in coming years and there
appears to be a lack of potential incentives for property owners to
renew/maintain affordability. Let’s be aware of this and think of
ways to conserve.
Can CDBG funds be used for housing?
How do we address the conflict between the desire to conserve
community character and desire for increased density and
affordability?
Noted; the city will review this issue; however, in the absence of
RDA funds, options are limited.
Noted.
Yes, CDBG funds can be used for housing depending on amount
of funds available, how long they last, and applicable restrictions.
The city has developed design guidelines for several
neighborhoods in order to find a balance and reconcile these
competing interests. In addition, the mixed-use ordinance also
promotes density with development standards designed to
minimize impacts to adjacent neighborhoods.
209City of Culver City Housing Element Appendix D – Public Participation Summary
D-4 January 2014
Comment Response
What can we do, more than just waiting for the state? I don’t
believe just waiting is adequate. Who is working on this right now?
Are there lobby groups, organizations, etc. that are trying to find
solutions with regard to the elimination of Set-Aside resources?
The city should look at the rehabilitation numbers and look into
opportunities for rehabilitation to achieve affordable housing and
maintain the existing small scale housing stock.
Why are LAHSA counts done in the winter?
Aren’t there funds owed to the city from a loan by the
redevelopment agency in the amount of $80 million?
Let’s work on density bonus, affordable housing incentives,
development fees, using staff time subsidies, etc.
Do we have data on foreclosures for Culver City? Also please put
presentation on website.
There is currently some work on this issue through the League of
California Cities.
Noted; the city will review this issue.
LAHSA counts and timing are set by the federal government, and
the assumption is that more users are likely in the winter thereby
providing the most accurate count.
There is a debt (approximately $31 million), which is in a state of
uncertainty with the State and the final disposition of RDA assets.
Noted.
Foreclosures did not seem to be at a level of significance, numbers
are low. The Presentation is on the city’s web site.
Pleased with document, and with RHNA figures being realistic this
time.
Do we have numbers on units built towards last RHNA?
Also noted issue of jobs/housing balance, but also noted the
information regarding the conditions of surrounding communities
which help address the balance issue (e.g. some jobs filled by
persons living right outside of the city).
Are RAP applicants required to live or work in Culver City?
We need to address the at-risk population, to keep people in
housing, prevent tragedies from occurring in the community. City
staff need to be creative.
Noted.
There are 116 units, which were built in the last RHNA cycle.
Noted.
80% of people on the waiting list do live or work in Culver City.
Noted.
Of 1,000 applicants on RAP waiting list for housing assistance
program, have they been qualified?
On jobs/housing balance, we have growth control measures (e.g.
reduced density, height restrictions, etc.) because of community
desire to respond to what they saw in surrounding cities (in terms
of growth and development). But job growth is impacting the city,
specifically in industrial areas which are “converting” into “creative”
office.
Figures B5 and B7 confirm lack of vacant and underutilized land in
the city; can you elaborate on RMD and underutilized parcels
figures?
No, they become qualified at a later point in the process not while
on the waiting list.
The city’s land inventory demonstrates the city has the land
capacity to accommodate many more units than the RHNA
allocation.
An explanation was given by staff describing the methods used to
derive the realistic development capacity.
210City of Culver City Housing Element Appendix D – Public Participation Summary
D-5 January 2014
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211City of Culver City Housing Element Appendix E – Acronyms
E-1 January 2014
Appendix E
Acronyms
AB Assembly Bill
AC Acre
AMI Areawide Median Income
CCRL California Community Redevelopment Law
CDBG Community Development Block Grant
CEQA California Environmental Quality Act
CHS Culver City Comprehensive Housing Strategy
CUP Conditional Use Permit
DOF California Department of Finance
DU Dwelling unit
ELI Extremely low income
FAR Floor area ratio
FMR Fair market rent
HCD California Department of Housing and Community Development
HCV Housing Choice Voucher
HMDA Home Mortgage Disclosure Act
HUD U.S. Department of Housing and Urban Development
LAHSA Los Angeles Homeless Services Authority
MF Multi-family
MTA Metropolitan Transportation Authority
RDA Redevelopment Agency
RHNA Regional Housing Needs Assessment
SB Senate Bill
SCAG Southern California Association of Governments
SF Single-family
TOD Transit Oriented Development
VL Very low income
212City of Culver City Housing Element Appendix E – Acronyms
E-2 January 2014
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213City of Culver City Housing Element Appendix F – Glossary
F-1 January 2014
Appendix F
Glossary
Affordable Housing is housing that is reasonably priced when compared to a household’s
income. The common standard of reasonableness is the allocation of 30% or less
of a household’s gross income towards housing and utilities.
Assembly Bill 438 of 1998 (Government Code §65583.1.c) allows local governments to
satisfy up to 25% of their requirement to provide adequate sites with existing
housing units that are made available or preserved through the provision of
“committed assistance” to lower-income households during the first two years of
the planning period.
Assembly Bill 2634 of 2006 (Government Code §65583.a.1) requires the analysis of
population and projected housing needs for all income levels to include
extremely-low-income households (30% or less of countywide median income).
Assisted Units are low-income, multi-family rental housing units that are financed, in part,
by governmental assistance from federal, state or local housing programs and
funds such as the U.S. Department of Housing and Urban Development (HUD);
Community Development Block Grant funds; state and local multi-family revenue
bonds; Redevelopment Agency programs; local in-lieu fees; or direct local
government funding. These programs serve to improve the affordability of housing
and restrict the cost of the assisted units for a specified time period (15-55 years)
through subsidy contracts or mortgages. These units can become eligible to
change from restricted low-income housing through the termination of subsidy
contracts, mortgage prepayment, or expiration of restrictions on use.
Density Bonus refers to additional housing units above the Zoning Code maximum
allowed density that the city may grant to a building developer in exchange for
providing income-restricted units for senior citizens, very-low-income or low-
income households.
Emergency shelter is a facility providing temporary shelter with minimal supportive
services for homeless persons that are limited to occupancy of 180 days or less by
a homeless person, persons, household, or family operated by a public or non-
profit agency. These accommodations may include temporary lodging, meals,
laundry facilities, bathing, counseling, and other basic support services.
Existing Housing Need identifies the number of lower-income Culver City residents who
are paying more for housing costs than they can reasonably afford. Although
excessive housing costs affect moderate income households, they most acutely
impact low-income earners since allocation of a substantial proportion of a limited
income leaves little money available for the purchase of other necessary goods
and services. If a household is paying more than the 30% that state and federal
agencies use as the maximum percentage of income that a household should
devote to housing, government agencies consider it an indication that a need for
214City of Culver City Housing Element Appendix F – Glossary
F-2 January 2014
affordable housing or financial assistance exists. Households paying in excess of
30% of their incomes for housing are described as Overpaying.
Family One or more persons living together in a dwelling unit and functioning as a single
housekeeping unit, with common access to, and common use of all living,
kitchen, and eating areas within the dwelling unit. A “single housekeeping unit” is
evidenced by an intentionally structured non-transient relationship between
occupants of a dwelling unit who share household activities and responsibilities
(e.g., meals, chores and expenses).
Future Housing Need indicates the anticipated number of new housing units that are
needed in Culver City between January 1, 2006 and June 30, 2014 to:
? Accommodate the city’s fair share of the expected regional growth in new
households of all income levels;
? Replace housing units lost to demolition or conversion; and,
? Achieve a vacancy rate that allows the housing market to operate efficiently.
It should be noted that future housing need is determined through the Regional
Housing Needs Assessment (RHNA) process for this 8-1/2 year period while the
“Housing Element Planning Period” covers the 8-year period from October 2013
through October 2021.
A Household includes all the persons who occupy a housing unit. A household may
consist of one person, unrelated individuals, a family, as defined by state law, or
any other group of related or unrelated persons who share living arrangements.
There are five Income Groups that the Housing Element examines in an effort to
determine existing and future housing needs. These groups include Extremely-
Low-, Very-Low-, Low-, Moderate-, and Above-Moderate-Income households,
which are defined in reference to the median household income for the entire Los
Angeles County area. Each year the California Department of Housing and
Community Development (HCD) publishes Income Limits for each of the five
categories, adjusted for household size. According to the HCD, the applicable
income limits for 4-person households in Los Angeles County in 2013 are as follows|10 10|:
Income
Category
Percent Of Median
Household Income
Annual Income Limits
(2013)
Extremely Low Up to 30% Up to $25,600
Very Low Above 30% - 50% $25,601 - $42,700
Low Above 50% - 80% $42,701 - $68,300
Moderate Above 80% - 120% $68,301 - $77,750
Above Moderate Above 120% Above $77,750
|10 10| HCD publishes annual household income limits for each county in California. The published income limits
for extremely-low-, very-low- and low-income households are used to determine eligibility for assistance
programs and are adjusted upward in high housing cost areas like Southern California. Therefore, the
income limits published by HCD for Los Angeles County are higher than the calculated income categories
that would result from the applicable percentages of AMI.
215City of Culver City Housing Element Appendix F – Glossary
F-3 January 2014
Mixed-Use is a form of development that contains a combination of residential and
nonresidential uses within one building or an integrated group of buildings on one
development site. The nonresidential uses are typically commercial/retail but
exclude manufacturing uses.
Overcrowding refers to households living in housing units that lack sufficient space to
meet the basic needs of daily living. Overcrowding is measured by some agencies
as the ratio of persons to rooms in a housing unit (excluding bathrooms and
kitchens). A ratio of persons to rooms exceeding 1.01 persons per room is
considered by the U.S. Census Bureau to be overcrowded; the U.S. Department of
Housing and Urban Development recommends an overcrowding standard of not
more than two persons per living/sleeping area in a housing unit. California’s
Uniform Housing Code defines overcrowding based on the size of rooms per
person. The Code states that habitable rooms shall have an area of not less than
70 square feet and an additional 50 square feet for each occupant beyond two.
Senate Bill 2 of 2007 (Government Code §65583.a) strengthened planning requirements
for emergency shelters and transitional/supportive housing. With certain
exceptions, it requires all jurisdictions to designate at least one zoning district
where emergency shelters are permitted by-right. In addition, SB 2 requires that
transitional and supportive housing be treated as a residential use that is subject
only to the same requirements and procedures as other residential uses of the
same type in the same zone.
Senate Bill 520 of 2001 (Government Code §65583.c.3) requires Housing Elements to
analyze potential constraints to housing for persons with disabilities, and include
programs to remove those constraints or provide reasonable accommodation for
persons with disabilities.
Senate Bill 1087 of 2005 (Government Code §65589.7) requires cities to provide a copy of
their Housing Elements to local water and sewer providers, and also requires that
these agencies provide priority hookups for developments with lower-income
housing.
Supportive housing means housing with no limit on length of stay, that is occupied by the
target population, and that is linked to onsite or offsite services that assist the
supportive housing resident in retaining the housing, improving his or her health
status, and maximizing his or her ability to live and, when possible, work in the
community." (Health & Safety Code Section 50675.14) Supportive Housing shall be
considered a residential use of the same type as other residential uses of the same
type in the same zone.
Target Population means adults with low incomes having one or more disabilities,
including mental illness, HIV or AIDS, substance abuse, or other chronic health
conditions, or individuals eligible for services provided under the Lanterman
Developmental Disabilities Services Act (Division 4.5 commencing with Section
4500 of the Welfare and Institutions Code) and may, among other populations,
include families with children, elderly persons, young adults aging out of the foster
216City of Culver City Housing Element Appendix F – Glossary
F-4 January 2014
care system, individuals exiting from institutional settings, veterans, and homeless
people.
Tenure refers to whether possession of the dwelling unit is through ownership or rental.
Transitional housing and Transitional housing development means temporary housing for
at least six (6) months for a homeless individual or family transitioning to
permanent housing. Housing can take several forms including group housing or
multi-family units, and may include supportive services to allow for necessary life
skills in support of independent living. Transitional housing shall be considered a
residential use of the same type as other residential uses of the same type in the
same zone.
217City of Culver City Housing Element Appendix F – Glossary
F-5 January 2014
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