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CC - (1) Introduction of an Ordinance Amending Culver City Municipal Code, Title 17 - Zoning Section 17.400.065 Mixed Use Development Standards and Section 17.320.020, Table 3-3A Residential Uses (P2017-0239-ZCA); and (2) Adoption of a Resolution Amending the Community Benefits Established for the Washington/National Transit Oriented Development District in Connection with the Community Benefit Incentive Program and Section 17.400.065 of the Zoning Code - Mixed Use Development Standards.
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Meeting Date: November 27, 2017
Contact Person/Dept: Sol Blumenfeld / Community Development Director
Michael Allen / Contract Planning Manager
Phone Number: 310-253-5727
Fiscal Impact: Yes [] No [X] General Fund: Yes [] No [X]
Public Hearing: [X] Action Item: [] Attachments: [X]
Commission Action Required: Yes [X] No [] Date:
Public Notification: (E-Mail) Meetings and Agendas - Planning Commission (11/22/17); (Posted) City Website (11/21/17); (Published) Culver City News (11/09/17);
Department Approval: Sol Blumenfeld, Community Development Director (11/15/17)
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RECOMMENDATION
Staff recommends that the City Council (1) introduce an Ordinance amending Culver City Municipal Code, Title 17 - Zoning Section 17.400.065 Mixed Use Development Standards and Section 17.320.020, Table 3-3A Residential Uses (P2017-0239-ZCA); and (2) adopt a Resolution amending the Community Benefit Incentive Program for Mixed Use Projects within the Transit Oriented Development (TOD) District in connection with Section 17.400.065.
PROCEDURE:
1. The Mayor seeks motion to receive and file the affidavit of mailing and posting of public notice.
2. The Mayor calls on staff for a brief staff report and City Council poses questions to staff as desired.
3. The Mayor seeks a motion to declare the public hearing open and the City Council receives public comment.
4. The Mayor seeks a motion to close the public hearing after all testimony has been presented.
5. The City Council discusses the matter and arrives at its decision.
BACKGROUND:
On May 9, 2016, the City Council directed staff to conduct a Visioning Study (Study) for the TOD District around the Culver City Expo Station that can be used to inform the planning, design and development of future TOD projects and identify area mobility improvements. An RFP was issued in July 2016 and the Study was completed and approved at City Council on November 6, 2017.
DISCUSSION:
Staff has commenced work on the various implementation measures recommended in the Study in order to timely respond to the development projects that are currently in process in the TOD District and surrounding area. The TOD Visioning Study included the following policy recommendations:
Transit-Oriented Development (TOD) District Policies - To guide development within the TOD area, to define and design certain improvements that address mobility, and to clarify and document the City’s expectations regarding conditions for new development:
§ Expand the existing TOD district boundaries to account for future development demand.
§ Adopt a TOD ordinance (specific plan) including urban design guidelines that require pedestrian easements, modified setbacks, and active street frontages.
§ Encourage more mixed use and affordable housing to address the jobs/housing balance and to promote walk-to-work options.
§ Reduce or re-define parking requirements to encourage alternate mode use and require funding of a Mobility Fund.
§ Develop shared parking strategies and other Transportation Demand Management (TDM) policies.
TOD District Boundary Extension
The Mixed Use Development Ordinance provides additional development density within the TOD District. Consistent with the recommendations of the TOD Visioning Study, staff recommends that the TOD District boundaries be expanded to a 1/4 mile radius from the Culver City Expo Station. Currently the District extends approximately 1/8 mile from the Station. (See attached TOD District Map). The proposed boundary expansion extends from the easterly edge of the Downtown to the westerly edge of the Helms District.
TOD District Parking
The Visioning Study also recommends adding a maximum amount of private development project parking within the TOD District in order to discourage auto use and encourage ridership on the Expo Line. The Zoning Code only establishes the minimum required parking and staff is recommending that for all discretionary projects, the City Council have the option to reduce the amount of project parking consistent with mobility goals.
TOD District Mixed Use Development Setback Standards
New requirements for front building setbacks have been included for the ground level of TOD projects to provide for pedestrian improvements within the TOD District.
All of the proposed changes are reflected in Exhibit A (CCMC Section 17.400.065, Mixed Use Development Standards), which also includes updated terms and a revised Ordinance Map 4-1 reflecting the expansion of the TOD District area to a 1/4 mile radius from the Culver City Expo Station. The proposed changes are reflected in Exhibit B (CCMC Section 17.320.020.H.1 Residential Uses, Table 3-3A) which includes cross reference notation for multi-family dwellings parking reductions when approved by City Council.
TOD District Community Benefits
The Mixed Use Ordinance establishes community benefit incentive zoning on a district basis. In CCMC Section 17.400.065.E.3 density may be increased up to 65 dwelling units per acre on lots identified for Transit Oriented Development, shown on Map 4-1, and which incorporate community benefits established by resolution of the City Council to address community concerns related to impacts of increased development.
The existing Resolution No. 2008-R015 establishes the community benefits types, approval process and the amount of contribution. As part of the existing Community Benefit Program, the following benefits currently include:
A. Streetscape Improvements
B. Pocket Parks and Public Open Space
C. Metered Public Parking
D. Other Benefits approved by City Council
Further, Resolution No. 2008-R053 (Attachment 7), adopted by the City Council on July 28, 2008, specifically prescribed the Community Benefits for the Washington National TOD District to be limited to the following:
A. Public Parking;
B. Pocket Parks and Public Open Space;
C. Streetscape Improvements;
D. Funding for a City Shuttle Service.
Based upon prior City Council direction, staff is proposing that the City Council amend the Community Benefits prescribed for the Washington/National TOD District to delete metered public parking and add affordable housing (low, moderate, and workforce) within the TOD District.
The proposed Resolution establishes an amended list of Community Benefits for the TOD District (which adds affordable housing and removes public parking) and rescinds the prior Resolution for this area. It is recommended that a new Resolution replace the prior Resolution (rather than having two resolutions addressing the same commercial neighborhood) so that there is no confusion as to what the allowable Community Benefits are for that area when a developer chooses to participate in the Community Benefits Incentive Program for the Washington/National TOD District.
Mobility Fund
One of the key Visioning Study recommendations is the establishment a new citywide Mobility Fund to help address citywide mobility improvements in general and in particular, help fund first and last mile mobility solutions around the Culver City Expo Station. Staff is exploring how to accomplish amending the Culver City Municipal Code to require a Mobility Fee with new discretionary permit project approvals. The Finance Department is assisting with retaining a consultant to help guide that process.
Planning Commission Recommendation
On November 22, 2017, the Planning Commission held a special meeting to review and make a recommendation on the proposed Zoning Code Amendments. Due to the compressed schedules in November and December, the Planning Commission recommendation and action will be reported at the November 27, 2017 Special City Council meeting.
FISCAL ANALYSIS
There are no fiscal impacts related to this Code Amendment.
ATTACHMENTS
1. Proposed Ordinance
2. Exhibit A - Mixed Use Ordinance
3. TOD Neighborhood Proximity Map
4. Exhibit B - Parking Table 3-3A
5. Resolution - Community Benefit Incentive Program
6. Planning Commission Resolution No. 2017-P020
MOTION
That the City Council:
1. Introduce an Ordinance amending Culver City Municipal Code, Title 17 - Zoning Section 17.400.065 Mixed Use Development Standards, Section 17.320.020 Table 3-3A Residential Uses (P2017-0239-ZCA); and
2. Adopt a Resolution amending the Community Benefits established for the Washington National TOD District in connection with Section 17.400.065 and rescinding Resolution No. 2008-R053.