City of Culver City, California
City Council Agenda Item Report
RECOMMENDATION:
That the City Council Introduce Ordinance No. 2005-R____:
1. Finding that pursuant to Sections 15162 and 15168 of the California
Environmental Quality Act (CEQA) Guidelines, the proposed Zoning Code
Amendments are within the scope of the Culver City General Plan Update
Program EIR approved on September 24, 1996 and the Redevelopment Plan
Amendment and Merger Program Subsequent EIR approved on November 16,
1998 and no new environmental analysis is needed.
2. Establishing Mixed Use Development Standards, Live/Work Development
Standards in the C-1, C-2 and C-3 Zones, excluding the East Washington
Overlay Zone.
PROCEDURE:
1. Mayor seeks motion to receive and file affidavit of mailing and publishing of
public notice.
2. Mayor calls on staff for a brief staff report and City Council poses questions to
staff as desired.
3. Mayor declares the public hearing open, providing the general public the
opportunity to speak.
Meeting Date: 10/10/05 Item Number: PH-1
AGENDA ITEM: A proposed City-initiated Zoning Code Amendment (ZCA-
P2004133) to establish Mixed Use Development Standards Live/Work Development
Standards, and Street Level Use and Design Standards in the C-1, C-2 and C-3
zones, excluding the East Washington Overlay Zone.
Contact Person/Dept.: Thomas Gorham Phone Number: (310) 253-5727
Fiscal Impact: Yes [X] No [] General Fund: Yes [X] No []
Public Hearing: [X] Action Item: [] Attachments: [X]
Public Notification: Published in the Culver City News on 9/29/05. Postcards were
mailed to the following: interested parties; Homeowners Associations and other local
organizations; City Council and Planning Commission Members; property owners in the
C-1, C-2 and C-3 Zones on 9/26/05; and the Master Notification List on 9/26/05.
Department Approval:
Susan Evans 9/29/05
CAO Approval:
Scott Bixby for Jerry Fulwood 10/4/05
City Controller Approval:
Mary Noller for Marlee Chang 10/4/05City of Culver City, California
City Council Agenda Item Report
4. Mayor seeks a motion to close the public hearing after all testimony has been
presented.
5. City Council thoroughly discusses the matter and arrives at its decision.
BACKGROUND:
In January 2004, the City Council (“Council”) directed staff to consider ways to
encourage commercial and mixed use development along the City’s commercial
corridors. Pursuant to Council direction, Planning Division staff conducted research
on mixed use, live/work and street level design standards and the Planning
Commission (“Commission”) held numerous public meetings to discuss staff’s
research, review draft regulations, speak with the development community and
receive public comment. In addition to the public meetings, the Commission
attended a tour of higher density residential developments and mixed use projects.
Ordinance No. 2005-R____ (Attachment No. 1) includes a Zoning Code Amendment
(ZCA-P2004133) that will establish Mixed Use Development Standards (Exhibit A)
and Live/Work Development Standards (Exhibit B)
The proposed zoning code amendments were previously presented to the City
Council on January 24, 2005 and May 16, 2005.
DISCUSSION:
Purpose
The primary purpose of the Mixed Use Development Standards (MUDS) and
Live/Work Development Standards (LWDS) are to improve the mix of uses along the
City’s commercial corridors. These development standards targets the location of
retail and office projects, codifies the standards for mixed use projects; they also
increase development options by adding live/work to the list of permitted commercial
uses and by offering higher residential densities when property owners provide
ground floor retail or other commercial uses.
Mixed use and live/work developments can have a number of positive attributes. In
general, they allow more flexibility of development options for a given site. They can
provide various types of residential units combined with retail, office and/or other
commercial uses. As infill development, they can take advantage of existing streets
and utilities; support alternative transportation modes such as walking, bicycling, and
public transit; bring employment and housing closer together to shorten work and City of Culver City, California
City Council Agenda Item Report
shopping trips; and increase neighborhood safety with the presence of pedestrians
and residents.
Applicability
The MUDS and LWDS will apply in the following zones:
Limited Commercial (C-1) Zone,
Retail Commercial (C-2) Zone, and
Commercial (C-3) Zone.
The MUDS and the LWDS will also apply in the Downtown Overlay (DO) Zone.
The MUDS and LWDS will not apply in the East Washington Overlay (EWO) Zone.
Live/Work projects developed in the EWO Zone will need to comply with the existing
live/work standards of that zone, which require a Conditional Use Permit (CUP).
Proposed Mixed Use Development Standards
Summary
Mixed use projects are allowed in the City at this time. However, the City’s current
development standards do not encourage or facilitate their development. The
proposed mixed use development standards are intended to be flexible to
accommodate the types of development appropriate for the City’s commercial
zones. They are tailored to address issues unique to mixed use developments such
as design, use compatibility, noise, odors, privacy, security, parking, and amenities.
The Mixed Use Development Standards (MUDS), provided as Exhibit A to the
proposed ordinance (Attachment 1), will establish requirements and criteria that will:
Provide clear building and design standards relevant to the unique issues
associated with mixed use projects.
Maintain compatibility with the adjacent neighborhoods and compatibility
among uses within the mixed use development.
Support the construction of compact, infill development as a means to create
a jobs-housing balance in Culver City. City of Culver City, California
City Council Agenda Item Report
Offer opportunities to provide a variety of housing and lifestyle choices for
current and prospective residents.
Encourage the creation of ground floor commercial uses by increasing the
residential density.
Provide incentives for property owners to assemble larger lots and provide
community open space and community parking in exchange for modifications
to selected development standards.
Minimum Lot and Street Access Requirements
As adopted by the Planning Commission, the proposed MUDS establish a five
thousand (5,000) square foot minimum lot size with a minimum width of fifty (50) feet
for lots less than ten thousand (10,000) square feet. Lots ten thousand (10,000)
square feet or greater require a minimum width of one hundred (100) feet. Street
access limitations from arterial streets are also established based on lot width. Lots
with one hundred (100) feet or more of arterial street frontage are permitted two-way
vehicular ingress/egress from the arterial street. Lots with at least seventy five (75)
feet of arterial street frontage are permitted one-way vehicular ingress/egress from
the arterial street. Lots with less than seventy five (75) feet of arterial street frontage
must provide access from a non-arterial side street and/or an alley.
The minimum lot size and street access requirements for mixed use projects are
intended to minimize curb cuts on arterial streets thereby maintaining a cohesive
street wall; and to ensure that development sites are large enough to make it cost
effective to develop high quality mixed use projects with enough synergy to support
the required ground level commercial, retail and live/work uses.
Staff prepared an analysis of commercial lots sizes in the City (Attachment No. 3),
excluding those in the East Washington Overlay Zone. This analysis indicates that
out of a total of 984 commercial lots, 383 lots are smaller than 5,000 square feet.
This translates into 39% of the total commercial lots analyzed.
Given the preponderance of small lots on the City’s commercial corridors, it may be
impractical to require a minimum lot size for mixed use developments. The Planning
Division is currently considering applications for mixed use projects on lots that are
less than 5,000 square feet. Although these projects would not meet the proposed
minimum lot size, they can meet all other development regulations of the MUDS.
Therefore, staff is recommending that the Council remove the minimum 5,000
square foot lot size regulation and permit mixed use developments on lots with less
than 5,000 square feet subject to the street access requirements. If the Council City of Culver City, California
City Council Agenda Item Report
concurs with staff’s recommendation, the following revision would be appropriate to
Section 17.400.065.E.1 of the Mixed Use Development Standards:
E. General Development Standards.
1. Minimum lot size and dimensions.
a. All lots less than ten thousand square feet (10,000 sq. ft.) in area
shall have a minimum width of fifty linear feet (50’). with alley access
or access from a non primary arterial street.
b. All Llots ten thousand square feet (10,000 sq. ft.) or larger in area
shall have a minimum width of one hundred linear feet (100’).
c. Mixed use projects located on parcels that are less than five
thousand square feet (5,000 sq. ft.) shall not be permitted unless
combined with one or more abutting lots to create a total site
development area that is at least five thousand square feet (5,000 sq.
ft.), subject to the above access requirements.
Residential Density
It is essential to change the residential density permitted in the C-1, C-2 and C-3
Zones as part of mixed use developments in order to make it feasible for property
owners to construct viable projects. At the same time, it is necessary to protect the
quality of life for existing City residents and ensure that new residents experience
the same high level of City services, such as police and fire, as existing residents.
Staff originally recommended controlling the residential density of and size of mixed
use projects through building height, setbacks and parking standards. However,
based on input from the Planning Commission and City Council, a specific
residential density limit and a method for calculating residential density has been
included in the proposed mixed use development standards. Staff reviewed the
proposed Redevelopment Agency-initiated mixed use projects at
Washington/National and Washington/Centinela as well as other mixed use projects
in the region, and used these as benchmarks for determining an appropriate
residential density limit. The projects that staff reviewed had residential densities up
to 95 dwelling units per acre.
Based on review of proposed and existing projects both in Culver City and on the
Westside and the desire to have enough density to make projects economically City of Culver City, California
City Council Agenda Item Report
feasible while not intrusive, staff and the Planning Commission recommend
establishing a residential density of up to 1 unit per 670 square feet of lot area,
which is the equivalent of 65 units per acre [43,560 sq.ft. (1 acre) divided by 65 units
= 670]. This density limit in conjunction with the mixed use development and design
standards regulating height, massing and setbacks will allow for attractive and
successful medium scale mixed use projects in the City’s commercial corridors.
Although up to 65 units per acre would be permitted, the actual density achieved for
individual projects will differ based on unit size, site constraints and specific
development standards related to height, setbacks, open space, and parking.
Capping residential density as proposed, rather than allowing development
standards to control the density, is a fair trade-off that will insure financially viable
projects; and through the discretionary review process, including environmental
review, findings will need to be made to ensure that potential impacts related to
infrastructure, City services and quality of life are reduced to a level of insignificance
either by conditions and/or mitigation measures.
Parking
The provision for parking is one of the potential factors that will contribute to a mixed
use project’s success. The parking requirement for a mixed use development is
based on the combined requirement for each of the residential and commercial
components of the project. The commercial parking requirements will be based on
the existing zoning code parking requirements for specific commercial uses. The
residential parking requirements for mixed use projects are the same as those
proposed in the new zoning code for multi-family residential development. The
proposed residential parking requirements are based upon research of the multi-
family and residential mixed use parking requirements of other cities and
engineering manuals from the Institute of Transportation Engineers (ITE). These
requirements reflect modern standards that reasonably meet parking demands and
help to facilitate development of mixed use projects. A comparison of the old R-4
parking requirements and the proposed R-4 and mixed use residential parking
requirements are as follows:City of Culver City, California
City Council Agenda Item Report
New R-4 &
Old R-4 Mixed Use
Bedroom Count and Unit Size Requirements Requirements
Studio and 1 bedroom
Less than 900 sq. ft. 1.5 spaces 1 space
Studio and 1 bedroom
Greater than 900 sq. ft. 2 spaces 2 spaces
2 bedrooms 2.5 spaces 2 spaces
3 bedrooms 3.5 spaces 2 spaces
4 bedrooms 4 spaces 3 spaces
Additional bedrooms 0.5 spaces 1 space per additional bedroom
Guest Parking none 1 space per 4 units
Open Space Requirements
Mixed use developments take a variety of forms and configurations. As a result, one
standard open space requirement will not adequately address the design challenges
faced by developers who would like to build a mixed use project. In an effort to
provide an adequate amount of open space for residents, while not discouraging the
density needed to make mixed use projects feasible, a combination of 100 square
feet of common and/or private open space is required for every residential unit within
a mixed use development.
Common open space is an area that is commonly accessible to all residents and
users of the building. The space can be a court, a recreational facility such as a
gym, a playground, a swimming pool or other types of common space. Pursuant to
direction from the Council, staff has removed common meeting rooms as one of the
spaces that could qualify for open space. Private open space is an area connected
or immediately adjacent to a dwelling unit. This space can be a balcony, patio, or
deck area used exclusively by the occupants of the dwelling unit.
Compatibility
The MUDS have development regulations and performance standards that are
intended to ensure that adjacent residential zones and residential uses within a
mixed use development are not negatively impacted by mixed use development.
These include setback and massing requirements, and performance standards
related to noise, odors, parking access and circulation design, commercial loading
and outdoor storage, and lighting.City of Culver City, California
City Council Agenda Item Report
Proposed Live/Work Development Standards
Summary
A live/work unit is a single structure that includes both residential and work space
components in one contiguous unit, where the owner of a business both lives and
works. Live/work units can be built as stand alone units or as part of a larger
complex with many units. They also can be one of multiple uses contained in a
mixed use development.
The primary purpose of the Live/Work Development Standards (LWDS), provided as
Exhibit B to the proposed ordinance (Attachment 1), will establish requirements and
criteria that will:
Allow for the flexible use of properties;
Support small business development; and
Support infill development, as a way to balance employment and housing.
Use Regulations and Development Standards
The LWDS allow for specific low intensity commercial uses/occupations. Residents
of live/work uses shall not be permitted to operate full-scale retail establishments,
such as antique and collectible stores. However, residents of live/work units will be
allowed to sell items and services to clients. The LWDS sets limitations on
occupancy and employees, including a provision that requires that at least one of the
employees of commercial use in a live/work unit is a resident of the unit. In addition,
the LWDS set limitations on the number of employees other than the resident of the
unit that may be on site at any given time.
The LWDS provide specific development standards for unit size, parking, open
space, and access. Except as specifically provided in the development standards,
live/work projects shall comply with all of the regulations of the applicable zone, as
well as any other applicable sections of the Zoning Code.
Signage
Because live/work uses are intended to accommodate less intense and low-key
commercial activities, and are not expected to generate as much client traffic as a
standard commercial office or a retail store, the permitted signage for live/work uses
should also be limited. City of Culver City, California
City Council Agenda Item Report
In live/work projects signage is limited to window signs and projecting/hanging signs.
Window signs will have a maximum dimension of one foot by two feet and will be
limited to individual letters and/or logos placed on the interior surface of the window.
They are intended to be viewed from the outside. The text of the window sign should
be limited to the business name and a brief message identifying the type of product
or service. Projecting/hanging signs are permitted and will have a maximum
dimension of one foot by two feet and may not be internally illuminated.
Performance Standards
To ensure that live/work units will not create nuisances and/or be detrimental to the
adjacent properties or residents or other occupants of the same building,
performance standards related to light, ventilation, sound, fire safety, hazardous
material, and other building and fire code standards have been included in the
LWDS.
In order to ensure that live/work units are being used for business purposes the
Live/Work Development Standards require a covenant to be executed by the owner
of the unit indicating that the occupant understands they are living in a live/work unit
and must operate a business from said unit. The covenant also requires that the
residential component must be contiguous and integral to the working space and not
be a separate stand-alone dwelling unit; if rented, the live/work unit shall be rented
as one tenant space; any lease shall refer to the required covenant; and a resident
in any live/work unit shall have a valid Culver City Business Tax Certificate in good
standing for any business operated out of the unit.
Proposed Street Level Use and Design Standards
The Street Level Use and Design Standards (SUDS) as originally drafted were
intended to provide codified objectives for storefronts, vehicular and pedestrian
access, and definitions of permitted street level uses in four specific areas of the City
that have been identified as pedestrian-oriented retail shopping districts.
Staff has reassessed the proposed Street Level Use and Design Standards as part
of drafting the new Zoning Code and has concluded that there are many
inconsistencies between the proposed standards and the new Zoning Code and that
the SUDS are better suited to be integrated into future design guidelines, specific
plans, and/or design for development plans that the City may develop. As such staff
is proposing that the SUDS be reevaluated and brought back to the City Council at a
later date. Therefore, the SUDS are not included as part of this proposed Zoning
Text Amendment. City of Culver City, California
City Council Agenda Item Report
General Plan Consistency
The proposed Zoning Code Amendments are consistent with the City’s General
Plan, which includes the following goals and objectives:
1. Land Use Element Policy 2.B directs the City to continue to allow and
encourage multiple family housing opportunities in areas designated for such
development.
2. Land Use Element Policy 2.E directs the City to develop standards and
guidelines for residential unit development in appropriate commercial areas.
3. Land Use Element Policy 2.H directs the City to explore the development of
residential uses and/or mixed uses in non-residential areas through the
drafting of development standards that protect tenants from adjacent uses
and reinforce the primary character and use of the areas. Street facing
ground floor development shall be maintained as non-residential with
residential units encouraged to be above or behind the non-residential
frontage.
4. Land Use Element Objective 5. Economic Diversity. Encourage new business
opportunities that expand Culver City’s economic base and serve the needs
of the City’s residential and business community.
5. Land Use Element Objective 6. Commercial Corridors. Revitalize the physical
character and economic well-being of the City’s commercial corridors.
Redevelopment Plan Consistency
The proposed Zoning Code Amendments are consistent with the Redevelopment
Plan’s goal to improve commercial conditions along the City’s commercial corridors
based on the goals, objectives and policies of the General Plan.
CEQA Determination
Section 15162 of the California Environmental Quality Act (CEQA) Guidelines states
that when an EIR has been certified for a project no subsequent EIR shall be
prepared for a subsequent project whose impacts are fully addressed in the initial
EIR, unless there is substantial evidence of the following:City of Culver City, California
City Council Agenda Item Report
1. The subsequent project will require major revisions to the initial EIR;
2. The circumstances under which the EIR was prepared have significantly
changed; or
3. New information of substantial importance, which was not previously known,
could impact the project.
Section 15168 of the CEQA Guidelines states that a Program EIR is an EIR which
may be prepared on a series of actions that can be characterized as one large
project and are related either:
1. Geographically;
2. As logical parts in the chain of contemplated actions;
3. In connection with issuance of rules, regulations, plans or other general criteria to
govern the conduct of a continuing program; or
4. As individual activities carried out under the same authorizing statutory or
regulatory authority and having similar environmental effects which can be
mitigated.
The Culver City General Plan Update EIR approved on September 24, 1996 is a
Program EIR.
Pursuant to Section 15162 of the CEQA Guidelines, no new environmental analysis
is needed because there is no substantial evidence that ZCA P-2004133 will require
substantial revisions to either the General Plan Update Program EIR (PEIR 1) or the
Culver City Redevelopment Plan Amendment and Merger Program Subsequent EIR
(PEIR 2), the circumstances under which PEIR 1 and PEIR 2 were prepared have
not significantly changed and no new significant information has been found that
would impact either PEIR 1 or PEIR 2. Projects developed according to the
proposed ordinance will be subject to all appropriate mitigation measures included in
PEIR 1 and PEIR 2, as well as to any environmental actions relating to the specific
project.
Pursuant to Section 15168 of the CEQA Guidelines, no new environmental analysis
is needed because ZCA-P2004133 is consistent with the City’s General Plan and
Redevelopment Plan and because any potential impacts related to ZCA P-2004133
are addressed in the mitigation measures included in PEIR 1 and PEIR 2.
Additionally, projects developed under the regulations included in ZCA P-2004133
will be subject to CEQA review on a case-by-case basis.City of Culver City, California
City Council Agenda Item Report
FISCAL ANALYSIS:
The proposed Zoning Code Amendments will provide more flexible development
options for sites throughout the city. By providing these flexible options there is the
opportunity of facilitating potential growth and revitalization of the City’s commercial
and shopping areas. As a result of revitalization, these areas could generate more
property and business taxes, and tax increment. Thus, the proposed ordinance has
the potential for a positive fiscal impact on the City.
ATTACHMENTS:
1. City Council Ordinance No. 2005-R____ and Exhibits A and B
2. Planning Commission Resolution 2004-P007 (without exhibits)
3. Lot Size Distribution Table and Maps
MOTION:
That the City Council Introduce Ordinance No. 2005-R____:
1. Finding that pursuant to Sections 15162 and 15168 of the California
Environmental Quality Act (CEQA) Guidelines, the proposed Zoning Code
Amendments are within the scope of the Culver City General Plan Update
Program EIR approved on September 24, 1996 and the Redevelopment Plan
Amendment and Merger Program Subsequent EIR approved on November
16, 1998 and no new environmental analysis is needed.
2. Establishing Mixed Use Development Standards and Live/Work Development
Standards in the C-1, C-2 and C-3 Zones, excluding the East Washington
Overlay Zone.
OR
1. Do not approve the recommended CEQA determination;
2. Do not establish Mixed Use Development Standards and Live/Work
Development Standards in the C-1, C-2 and C-3 Zones, excluding the East
Washington Overlay Zone.
MEETING DATE 10/10/05
AGENDA ITEM A proposed City-initiated Zoning Code Amendment (ZCA-P2004133) to
establish Mixed Use Development Standards Live/Work Development
Standards in the C-1 C-2 and C-3 Zones excluding the East Washington
Overlay Zone
ATTACHMENTS
Pages|109| City Council Ordinance No 2005-R and Exhibits A and B 1-24|109| Planning Commission Resolution 2004-P007 (without exhibits) 25-27|109| Lot Size Distribution Table and Maps 28-32Attachment No 1
ORDINANCE NO 2005- AN ORDINANCE OF THE CITY OF CULVER CITY, CALIFORNIA, AMENDING
TITLE 17, ZONING, OF THE CULVER CITY MUNICIPAL CODE (CCMC), TO
ESTABLISH THE FOLLOWING (1) MIXED USE DEVELOPMENT
STANDARDS, AND (2) LIVE/WORK DEVELOPMENT STANDARDS
(Zoning Code Amendment P-2004133)
WHEREAS, on January 26, 2004 the City Council directed staff to consider
methods to enhance mixed use and live/work developments on Culver City's commercial
corridors, and
WHEREAS, on March 24, 2004 the Planning Commission held a Study
Session during which staff presented the general approach for the overall Zoning Code
Update, highlighting the land use and development characteristics of particular areas,
specific issues related to the mixed use development standards and live/work development
standards and discussed concentrating street level uses in specific areas along the City's
commercial corridors and
WHEREAS, Zoning Code Amendment ZCA P-2004133 was initiated by the City
to establish Mixed Use Development Standards and Live/Work Development Standards, and
WHEREAS on June 9 2004 the Planning Commission held a Study Session
where staff presented and received comment on draft versions of the proposed Mixed Use
Development Standards and the proposed Live/Work Development Standards and
WHEREAS, on July 14, 2004, the Planning Commission held a Panel
Discussion/Study Session with representatives of local real estate development companies
to obtain feedback on issues related to mixed use and live/work development projects, and|101010|1WHEREAS, on October 13, 2004, the Planning Commission held an additional
Study Session where staff presented and received comment on the updated draft versions of
the proposed Mixed Use Development Standards and the proposed Live/Work Development
Standards, and
WHEREAS, on November 10, 2004 the Planning Commission conducted a
duly noticed public hearing on City-initiated Zoning Code Amendment, ZCA P-2004133 fully
considering all reports studies, testimony, and environmental information presented, and
WHEREAS, on January 24, 2005 May 16, 2005, and October 10, 2005 the
City Council conducted duly noticed public hearings on City-initiated ZCA P-2004133 fully
considering all reports, studies, testimony, and environmental information presented, and
WHEREAS, pursuant to Section 15162 and 15168 of the California
Environmental Quality Act, (CEQA), the Planning Commission recommends that the City
Council determine the Zoning Code Amendment P-2004133 are within the scope of the
Culver City General Plan Update Program EIR approved on September 24, 1996 (PEIR 1)
and the Culver City Redevelopment Plan Amendment and Merger Program Subsequent EIR
approved on November 16, 1998 (PEIR 2), the circumstances under which PEIR 1 and PEIR
2 were prepared have not significantly changed and no new significant information has been
found that would impact either PEIR 1 or PEIR 2 and no new environment analysis is
required|101010|2.NOW, THEREFORE THE CITY COUNCIL OF THE CITY OF CULVER CITY,
CALIFORNIA, RESOLVES AS FOLLOWS
SECTION 1 Pursuant to the foregoing, the following findings are hereby
made
1 The proposed Zoning Code Amendments (ZCA P-2004133) are
consistent with Land Use Element Policy 2 B which directs the City to continue to allow
and encourage multiple family housing opportunities in areas designated for such
development because ZCA P-2004133 increase the residential density permitted on
commercial corridors, where multiple-family residential uses are currently permitted
2 ZCA P-2004133 is consistent with Land Use Element Policy 2 E
which directs the City to develop standards and guidelines for residential unit
development in appropriate commercial areas because ZCA P-2004133 establishes
specific standards for residential unit developments on commercial corridors
3 ZCA P-2004133 is consistent with Land Use Element Policy 2 H
which directs the City to explore the development of residential uses and/or mixed uses in
non-residential areas through the drafting of development standards that protect tenants
from adjacent uses and reinforce the primary character and use of the areas and requires
that street facing ground floor development is maintained in that ZCA P-2004133 creates
standards that permits residential units above and behind required ground floor
commercial development ZCA P-2004133 also includes specific design standards to
ensure neighborhood compatibility|101010|14 ZCA P-2004133 is consistent with Land Use Element Objective 5
Economic Diversity which states that the City should encourage new business
opportunities that expand Culver City s economic base and serve the needs of the City s
residential and business community because ZCA P-2004133 adds live/work as a new
commercial use to support small business development, increases the permitted
residential density as part of mixed use projects and requires that the ground floor
portions of mixed use projects be dedicated to commercial uses
5 ZCA P-2004133 is consistent with Land Use Element Objective 6
Commercial Corridors which directs the City to revitalize the physical character and
economic well-being of the City's commercial corridors because ZCA P-2004133 includes
specific design standards and permits residential densities that will support ground level
commercial development
6 ZCA P-2004133 is consistent with the City s Redevelopment Plan
and the Redevelopment Plan expressed goals, objectives, and policies as specific
statements and also within the descriptive text because ZCA P-2004133 encourages
commercial boulevard development and implements the General Plan policies described
above
SECTION 2 Pursuant to the foregoing recitations and findings, the City
Council of the City of Culver City, California, hereby approves Zoning Code Amendment
(ZCA P-2004133) as set forth in Exhibits A and B attached hereto and thereby made a
part thereof
SECTION 3 This Ordinance shall take effect thirty (30) days from the date
of its adoption and, as required by Section 512 of the City Charter, prior to the expiration|1010|il
1of fifteen (15) days from the adoption hereof the City Clerk shall cause this Ordinance to
be published in the Culver City News Additionally the City Clerk shall post this
Ordinance or a summary thereof in at least three public places within the City pursuant to
Section 517 of the City Charter
SECTION 4 The City Council hereby declares that, if any provision, section
subsection, paragraph, sentence, phrase or word of this ordinance is rendered or declared
invalid or unconstitutional by any final action in a court of competent jurisdiction or by
reason of any preemptive legislation then the City Council would have independently
adopted the remaining provisions, sections, subsections, paragraphs, sentences, phrases
or words of this ordinance and as such they shall remain in full force and effect
APPROVED and ADOPTED this day of ,2005
ALBERT VERA, Mayor
City of Culver City, California
ATTEST APPROVED AS TO FORM
CHRISTOPHER ARMENTA, CAROL A SCHWAB,
City Clerk City Attorney|1010|c
i.Exhibit A
ARTICLE 4 STANDARDS FOR SPECIFIC LAND USES
Section 17 400 065 Mixed Use Development Standards
A Purpose This Section provides location, development, and performance standards
for mixed use developments in compliance with Article 2 (Zoning Distncts, Allowable
Land Uses and Zone-Specific Development Standards)
B Applicability
1 The provisions in this Section shall regulate the conversion of existing buildings
to include mixed uses as defined herein, and/or new construction of mixed use
projects, where allowed by the applicable zoning districts|1010| The Mixed Use Development Standards supersede the Commercial Zero Setback
Overlay (-CZ), where applicable
3 The Mixed Use Development Standards do not supersede the provisions of the
Commercial Downtown Distnct (CD) or the East Washington Boulevard Overlay
(-EW)
4 Except as specifically provided in this Section, mixed use projects shall be in
compliance with the regulations of Article 2 (Zoning Districts, Allowable Land
Uses and Zone-Specific Development Standards)
5 Where an Owner-Participation Agreement, Disposition and Development
Agreement and/or Development Agreement with the City and/or Redevelopment
Agency applies to a land parcel and the provisions of such agreement differ from
the Mixed Use Development Standards, the provisions of the agreement shall
prevail
C Definitions
Architectural feature Soffit, column, wing wall, canopy, roof eave, balcony and any
other similar element that does not create an interior floor space
Arterial street As used in this Section, arterial streets include primary and
secondary arterial streets Primary arterial streets are major cross-town thoroughfares
Secondary arterial streets connect pnmary arterial streets to smaller streets and residential
neighborhoods Primary and secondary arterial streets are defined in the General Plan
Circulation Element
Blank wall Any wall that is not enhanced by architectural detailing, artwork,
landscaping, windows, doors, or similar features Solid and mechanical doors and glass
with less than 80% transparency are considered blank wall areas
Page 1 of 12
47Exhibit A
Ornamental feature A statue, fountain, sculpture or any other similar freestanding
decorative element which does not provide shelter, and which is not a sign, and which
serves an aesthetic purpose
Street wall The wall of a building facing the street at or near the property line The
street wall may include arcades, colonnades, recessed pedestrian entrances, decorative
stairs, public art and other features deemed pedestrian oriented
Use Regulations|109| All uses permitted in the underlying zone are permitted in mixed use
developments
2 Residential uses other than live/work units are prohibited on the ground floor
adjacent to arterial streets Residential entrances and lobbies are permitted on the
ground floor adjacent to arterial streets|109| Commercial uses are required on the ground floor adjacent to arterial streets and
at all corners adjacent to artenal streets
General Development Standards|109| Minimum lot size and dimensions
a All lots less than 10,000 square feet shall have a minimum width of 50 feet
with alley access or access from a non primary artenal street
b Lots 10,000 square feet or larger shall have a minimum width of 100 feet
Mixed use projects located on parcels that are less than 5,000 square feet shall
not be permitted unless combined with one or more abutting lots to create a
total site development area that is at least 5,000 square feet, subject to the
above access requirements
2 Building height The height of structures shall not exceed the standard
established by the applicable zoning district in Article 2 (Zoning Districts,
Allowable Land Uses and Zone-Specific Standards), unless a modification is
granted pursuant to Section 17 300 025 C|109| Density Residential density shall not exceed 65 dwelling units per acre or 1 unit
per 670 square feet of lot area (43,560 sq ft divided by 65 units = 670)|109| Building setbacks Building setbacks are provided in Table 4-2 (Building
Setbacks)
Page 2 of 12Exhibit A
Table 4-2
Building Setbacks
Setbacks (1)
Street Wall
Side and Rear Adjacent
to Residential Zone
Side and Rear
Adjacent to Non
residential Zone
Adjacent to
an Alley
1'
a)
ci
I
ca
c
-5|1010|ea
Underground
None required
Less than or
equal to 15 0
The Street Wall shall
have a zero setback but
may be setback up to 5
feet from the property
line if the setback area
is enhanced with high
quality paving material
landscaping or other
similar features See
Figure 4 4 (Section of
Street Wall Setback)
A 10 foot setback is
required Adequate
screening and landscaping
shall be provided
No setback is
required
2 0 (2)
Greater than
15 0
The upper level may be
setback greater than the
street wall or up to the
property line
A 60 degree clear zone
angle must be maintained
measured from 15 feet
above the existing grade
and from 10 feet from the
rear property line See
Figure 4 5 (Section of
Rear Setback)
No setback is
required
2 0 (2)
(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)The width of an alley may be credited toward the setback requirement for properties adjacent to residential
zones
g
Page 3 of 12Exhibit A
Figure 4-4
Section of Street Wall Setback
BUILDING|101010|15 0
PROPERTY LINE
THE STREETWALL AREA REQUIREMENT APPLY TO THE
FIRST FIFTEEN VERTICAL FEET (158 ) OF THE BUILDING,
MEASURED FROM THE SIDEWALK AND DO NOT APPLY TO
ANY PORTION OF A BUILDING ABOVE FFTEEN FEET (15 An
FROM THE SIDEWALK
S REETWALL
SETBACK AREA SHALL BE ENHANCED WITH HIGH
QUALITY PAVING MATERIAL LANDSCAPING OR
OTHER SIMILAR FEATURES
/
MAXIMA%
STREE1WAu.
SETBACK
, ... _
,
SI DEWALK
/ /
Page 4 of 120 SETBACK 10'-9" SETBACK|1010|SETBACK BELOW GRADE
SUBTERRANEAN PARKING
DIAGRAM OF
RESIDENTIAL
STRUCTURE
SETBACK ABOVE 15 -0 + GRADE
SETBACK AT 15 + GRADE
SETBACK AT GRADE
DIAGRAM OF A
COMMERCIAL
STRUCTURE
.1171711111217.4117,0741,0017,417
PROPERTY LINE
RESIDENTIAL SETBACK COMMERCIAL SETBACK
SETBACK ABOVE
GRADE
30 0 (MAXIMUM
HEIGHT OF R 1)
Exhibit A
Figure 4-5
Section of Rear Setback
Site Planning and Design Standards
1 Building bulk Projects shall be designed to achieve interesting, graceful and
articulated buildings by the use of vaned roofimes and vertical attachments,
clearly defining the base, middle and top of each building and other architectural
features See Figure 4 6 (Building Elevation Composition)|109| Building tops The top of the building shall be visually terminated through the
use of cornices, parapets, domes, towers, or other forms or features|109| Street wall requirements
a The street wall shall be architecturally modulated to create visual interest and
shall include architectural features and pedestnan amenities such as recessed
entnes, arcades, colonnades, stairs, art and other architectural features deemed
pedestnan-onented by the Director, subject to the following
1) Passageways in arcades and colonnades are, at minimum, 5 feet wide See
Figure 4-7 (Section of Street Wall)
2) Architectural and Ornamental features do not impede pedestnan routes
3) Stairs are decorative and attractive
1 0
Page 5 of 12Exhibit A
b Street wall facade requirements shall apply to the portion of the street wall
that is within 15 vertical feet above the sidewalk parallel to arterial streets
The street wall is required along 100 percent of the total linear property lme
parallel to arterial streets
d No blank wall area is permitted in the street wall area
On corner lots, where one of the adjacent streets is a non-arterial street, the
street wall requirements shall apply to the first 25 percent of the building
depth immediately adjacent to the non-arterial street See Figure 4-8 (Corner
Building Street Wall Requirement)
f Major entrances and corners of buildings shall be articulated within the street
wall facade
Figure 4-6
Building Elevation Composition
Page 6 of 12
11away ir may armail
COMMERCIAL! RESIDENTIAL SPACE
tfarilififf OMNI
MAINTAIN
STREET WALL
(USING ARCADES COLONNADES
WALL OPENINGS ETC)
Exhibit A
Figure 4-7
Section of Street Wall
Page 7 of 12Exhibit A
Figure 4-8
Corner Building Street Wall Requirement|109| Blank wall
a Blank wall area is not permitted in the street wall area
b Blank wall area shall be minimized on all building elevations
The maximum width of any continuous blank wall shall be no more than 15
feet|109| 3600 Architecture
a Similar architectural and design features shall be incorporated on all sides of
the building
b Building elevations clearly visible from adjoining residential areas should not
negatively impact the character and atmosphere of the adjacent residential
areas Design elements, matenals, colors, surfaces and finishes that
complement the residential areas shall be used as deemed appropnate by the
Director
Page 8 of 12
/3nnn•• nnnn. nn•••n,..0n"'
PROPERTY I NE
PEDESTRIAN ACCESS
TO EVERY STOREFRONT|1010|PROPERTY LINE
BUILDING
Exhibit A|109| Building entrances
a Pedestrian entrances shall be provided for all ground floor uses adjacent to
arterial streets Pedestrian entrances are not required on non-arterial streets
See Figure 4-9 (Plan of Pedestrian Entrances)
b Pedestrian entrances shall be directly accessible from the public right-of-way
and shall have direct access from the sidewalk grade
Commercial uses and residential uses shall have separate exterior entrances,
elevators, and lobbies The Director may waive this requirement based on site
constraints
Figure 4-9
Plan of Pedestrian Entrances|109| Signage and hghting Signs must be developed pursuant to Chapter 17 330
(Signs) Exterior lighting shall comply with the requirements of Section
17 300 040 (Outdoor Lighting)|109| Parking and vehicular access
a Street level parking facilities and lots shall be screened from view from the
adjoining arterial street(s) by ornamental walls or fences, at least 4 feet high
above street grade
iLl
Page 9 of 12Exhibit A
b Two-way vehicular ingress/egress areas on artenal streets shall only be
permitted on development sites with a minimum of 100 feet of street frontage
on the street where the vehicular ingress/egress area is located The Director
may waive this requirement based on site constraints
One-way vehicular ingress/egress areas on arterial streets shall only be
permitted on development sites with a minimum of 75 feet of street frontage
on the street where the ingress/egress area is located The Director may waive
this requirement based on site constraints
d Vehicular ingress/egress areas are prohibited on arterial streets where the
street frontage of the development site adjacent to the arterial street is less
than 75 feet The Director may waive this requirement based on site
constraints
9 Refuse storage and collection areas The commercial and residential
components of the project shall maintain separate refuse storage and collection
areas, the refuse storage and collection areas shall be clearly marked for separate
uses
Residential Development Standards|109| Minimum unit size
Residential minimum unit sizes are detailed in Table 4-3
(Minimum Residential Umt Size)
Table 43
Minimum Residential Unit Size
No of Bedrooms
Minimum Unit Size (Gross Floor
Area)
Studio 500
1 Bedroom 700
2 Bedrooms 900
3 Bedrooms 1 100
4 Bedrooms 150 additional gfa/bedroom|109| Unit size mix
No more than 25 percent of the total number of residential units
shall have less than 700 square feet of gross floor area|109| Open space
a Each unit shall have a minimum of 75 square feet of common and/or private
open space
b Common open space areas shall have a minimum dimension of 15 feet which
may include a combination of open space and adjacent setback area
Private open space areas shall be at least 30 square feet and 5 feet in any
direction, to the extent feasible
Page 10 of 12
/S.Exhibit A
d Private and common open space requirements may be satisfied by a selection
or combination of the following atriums, balconies, courtyards, decks,
gardens, gyms/exercise rooms, patios, playgrounds/tot lots, rooftop decks,
patios and gardens, and swimming pools The Director may approve similar
amenities not listed above
H Live/Work Development Standards
In addition to the standards detailed in this Section, live/work units shall meet all
applicable standards contained in Section 17 400 060 (Live/Work Development
Standards)
I Parking Standards Mixed use developments shall comply with all requirements
contained in Chapter 17 320 (Off-Street Parking and Loading) and the following
additional standards|109| Parking access and circulation standards
a Commingled parking A mixed use project may have a commingled
parking area for all uses, subject to the following conditions
1) Residential, live/work and commercial parking spaces are designated with
signs
2) Residential, live/work and commercial components require 10 or fewer
parking spaces each
3) One use requires 10 or fewer parking spaces and a second use requires
more than 10 parking spaces, and the Director determines that site
conditions make it infeasible to provide gated or separated parking
b Gated parking A mixed use project shall have a gated parking area for
residents of residential units and live/work units, if the requirements allowing
commingled parking are not met The regulations governing gated parking
areas are provided below
1) Common ingress areas to residential, live/work, and commercial parking
are permitted
2) If a separated residential and live/work egress lane(s) is/are not provided,
non-residential parking shall be free of charge
3) The parking layout shall be designed so that residents are not significantly
inconvenienced by non-residential parking demands, as determined by the
Director
16
Page 11 of 12Exhibit A
c Residential guest parking location
1) Residential guest parking may be located in the commercial parking area
2) Residential guest parking shall be accessible 24 hours per day
3) Residential guest parking shall be free of charge
4) Residential guest parking shall be appropnately signed
J Performance Requirements All mixed use projects shall be designed to meet the
following performance standards
1 Walls on all sides of residential and live/work units shall be constructed to
minimize the transmission of noise and vibration A minimum impact insulation
class (TIC) of 60 shall be required for all residential and live/work walls, floors,
and ceilings
2 Shared elevators shall have security code access for residents to reach residential
floors and to use the elevators during late evening and early morning hours
Security code access is not required for live/work access areas Separate
commercial and residential elevators are encouraged
3 No commercial use, activity or process shall be operated in an objectionable
manner due to fumes, noxious odor, dust, smoke, gas, noise or vibrations which
may be detrimental to any other uses and occupants on the same property|109| Residential and live/work units shall be designed to allow for cross-ventilation
and have high quality HVAC systems, to the extent feasible|109| Parking areas shall be illuminated so as to provide appropriate visibility and
security as determined by the Director|109| Parking access and circulation design shall minimize vehicle circulation through
residential neighborhood streets as determined by the Director
7 Commercial loading areas and outdoor storage areas shall be designed and located
away from residential units and shall be screened from view at ground level from
the residential portion of the project and from adjacent residential developments|109| Commercial loading areas shall not significantly and/or negatively impact the
pedestrian environment
10 Adequate lighting must be provided adjacent to sidewalks and other public spaces
to preserve the amenity and safety of those spaces for night-time pedestrian use,
as determined by the Director
Page 12 of 12
tl-Exhibit B
ARTICLE 4 STANDARDS FOR SPECIFIC LAND USES
Section 17 400 060 Live/Work Development Standards
A Purpose
This Section provides location, development, and performance standards
for mixed use developments in compliance with Article 2 (Zoning Distncts, Allowable
Land Uses and Zone-Specific Development Standards)
B Applicability|1010| The provisions in this Section shall regulate the conversion and new construction
of live/work uses where allowed by the applicable zoning distncts
2 Except as specifically provided in this Section, live/work projects shall be in
compliance with the regulations of Article 2 (Zoning Distncts, Allowable Land
Uses and Zone-Specific Development Standards)
3 When live/work units are constructed as part of a mixed use development, the
Mixed Use Development Standards (MUDS) shall supersede the regulations
detailed in this Section
4 Where an Owner-Participation Agreement, Disposition and Development
Agreement or Development Agreement with the City and/or Redevelopment
Agency applies to a land parcel and the provisions of such agreement differ from
the Live/Work Development Standards, the provisions of the agreement shall
prevail
C Use Regulations|1010| Permitted Uses/Occupations
The following uses/occupations are permitted in
live/work units
a Accountant
b Architect
c Artist and artisan
d Attorney
e Computer software and multimedia related professional
f Engineer
g Fashion, graphic, intenor and other designer
h Insurance, real estate and travel agent
IK
Page 1 of 7Exhibit B
1 Photographer
j Psychologist/Psychiatnst
k Other similar uses/occupations as determined by the Director may be
permitted provided that the allowed uses/occupations are permitted by the
underlying zone|109| Occupancy and Employees
a At least one of the full-time employees of the live work unit must be a full-
time resident of the live/work unit and shall possess a valid Business Tax
Certificate
b Only one residential area per unit shall be allowed
c The residential area shall not be rented separately from the working space
d No more than one employee, other than the resident(s) of the unit shall be
permitted on site at any given time in units that are less than or equal to 1,499
square feet
e No more than two employees, other than the full time resident(s) of the unit,
shall be permitted on site at any given time in units that are greater than or
equal to 1,500 square feet
3 Business Activity None of the uses permitted shall be operated in an
objectionable manner due to fumes, odor, dust, smoke, gas, noise or vibrations,
which are or may be detrimental to properties and occupants in the neighborhood
and/or to any other uses and occupants on the same property
4 Special and/or Temporary Events Special and/or temporary events in
live/work units shall be required to follow the permit process for special and/or
temporary events contained in Chapter 17 520 (Temporary Use and Special Event
Permits)
5 Covenant A covenant shall be executed by the owner of each live/work unit,
and shall include statements that the occupant(s) understand(s) and accept(s)
he/she is living in a live/work unit and must operate a business from said unit
The covenant shall also set forth the required use conditions as described in this
Section
a The residential component shall be contiguous with and integral to the
working space with direct access between the two areas and not as a separate
stand-alone dwelling unit
Page 2 of 7
17Exhibit B
b
Only one residential component per unit shall be allowed The residential
component space and the business component space shall only be used as one
contiguous habitable space and, if rented, shall only be rented together as one
tenant space
c Any lease between the owner and a tenant, or between a tenant and a
subtenant, shall refer to the fact that the unit is subject to the above referenced
covenant
d A resident in any live/work unit shall operate a business from the unit and
shall possess a Culver City Business Tax Certificate in good standing for
business activities conducted within the unit
D Development Standards|109| Unit Size and Dimension The minimum square footage of a live/work unit shall
be 700 square feet|109| Floor Plans A live/work unit may include a single level floor plan or a multi-
level floor plan See Figures 4-2 and 4-3
22
Page 3 of 7Figure 4-2 Typical Live/Work Layout 1
Figure 4-2 Typical Live/Work Layout 2
Exhibit B
Page 4 of 7
21Exhibit B|109| Building Setbacks Same as those required by the underlying zone|109| Building Heights Same as those required by the underlying zone|109| Parking Standards Live/Work developments shall comply with all
requirements contained in Chapter 17 320 (Off-Street Parking and Loading)|109| Density
The density of a live/work project shall not exceed 35 units per acre or 1
unit per 1,245 square feet of lot area (43,560 sq ft divided by 35 units = 1,245)|109| Open Space
a Each unit shall have a minimum of 50 square feet of common and/or pnvate
open space
b Common open space areas shall have a minimum dimension of 15 feet which
may include a combination of open space and adjacent setback area
c Pnvate open space areas shall be at least 30 square feet and 5 feet in any
direction, to the extent feasible
d Pnvate and common open space requirements may be satisfied by a selection
or combination of the following atnums, balconies, courtyards, decks,
gardens, gyms/exercise rooms, patios, playgrounds/tot lots, rooftop decks,
patios and gardens, and swimming pools The Director may approve similar
amenities not listed above|109| Signage Signage for live/work units shall be limited to the following
a Window Signs
1)
One window sign with a maximum dimension of one foot by two feet
shall be permitted
2) No sign permit shall be required for the one permitted window sign
3) A glass door sign shall be considered a window sign
4) Window signs shall be limited to individual letters and logos placed on the
surface of the window or glass door
5)
No window sign on the outside of the window shall extend onto or over
the penmeter window frames, mullions or building façade divisions of the
window on which it is displayed
Page 5 of 7
22-Exhibit B
6)
The text of the window sign shall be limited to the business name and a
brief message identifying the type of product or service and contact
information
b Projecting/hanging signs
1) One projecting/hanging sign with a maximum dimension of one foot by
two feet shall be permitted
2) A sign permit shall be required for the one permitted projecting/hanging
sign
3) Projecting/hanging signs shall not be internally illuminated
4) Projecting/hanging signs shall be displayed perpendicular to the wall to
which it is affixed
5) The maximum distance between the wall and the outer edge of the sign
shall be 3 feet, or if a paved sidewalk is below, 50 percent of the width of
the sidewalk, whichever is less
6) The minimum vertical clearance from the bottom of the sign to grade or to
the sidewalk below, if applicable, shall be 8 feet unless a greater clearance
is required by the Building Official
7) The maximum height of the sign shall be 15 feet above grade or from the
sidewalk below, if applicable
Performance Standards
1 Light and Ventilation Adequate light and ventilation shall be provided for
and meet the California Building Code regulations in effect at the time of
conversion or construction, as determined by the Building Official
2 Sound Transmission Common walls and ceilings of live/work units shall be
constructed or upgraded using techniques to limit sound transmission as specified
for residential uses by the California Building Code for new construction or
equivalent in effect at the time of conversion or construction, as determined by the
Building Official
3 Minimum Facilities Each live/work unit shall have adequate kitchen facilities
(sink, stove, and refrigerator hook-ups) and bathroom facilities (shower or
bathtub, sink, and toilet)
Page 6 of 7
23Exhibit B|109| Fire Suppression and Fire Ratings for Occupancy Separations
a Permanently wired smoke detectors shall be installed as required per the
California Building Code or equivalent in effect at the time of conversion or
construction
b Additional fire suppression equipment (e g alarm systems, spnnklers,
extinguishers) shall also be provided as required by the Building Official and
the Culver City Fire Department
There shall be a two-hour occupancy separation between units|109| Hazardous Materials
a Flammable liquids, welding, open flame work or similar hazardous operations
shall not be permitted in live/work units without specific wntten approval by
the Culver City Fire Department
b Storage of hazardous materials necessary for work activities in live/work
spaces may be stored in control areas per the California Building and Fire
Codes or equivalent in effect at the time of conversion or construction, as
determined by the Building Official and the Culver City Fire Department
Exterior signage announcing said materials shall be installed and maintained
per the California Building and Fire Codes or equivalent in effect at the time
of conversion or construction, as determined by the Building Official and the
Culver City Fire Department
d The control areas shall be approved as to construction and location by the
Culver City Fire Department
24
Page 7 of 7Attachment No 2
RESOLUTION NO 2004-P007
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
CULVER CITY CALIFORNIA RECOMMENDING TO THE CITY COUNCIL
APPROVAL OF AN AMENDMENT TO TITLE 17, ZONING OF THE CULVER
CITY MUNICIPAL CODE (CCMC), TO ESTABLISH THE FOLLOWING (1)
MIXED USE DEVELOPMENT STANDARDS (2) LIVE/WORK DEVELOPMENT
STANDARDS (3) STREET LEVEL USE AND DESIGN STANDARDS (4)
MIXED-USE AND LIVE/WORK AS PERMITTED USES IN THE LIMITED
COMMERCIAL (C-1) ZONE, THE RETAIL COMMERCIAL (C-2) ZONE, AND
THE COMMERCIAL (C-3) ZONE (4) ASSOCIATED ZONING CODE CHANGES
RELATED TO THE EAST WASHINGTON OVERLAY ZONE AND SHARED
PARKING FACILITIES, AND (5) THE REDEVELOPMENT PROJECT AREA
OVERLAY
(Zoning Code Amendment ZCA P-2004133)
WHEREAS on March 24, 2004 the Planning Commission held a Study Session
during which staff presented the general approach for the overall Zoning Code Update
highlighting the land use and development characteristics of particular areas, specific issues
related to the mixed use development standards live/work development standards and street
level use and design standards, and discussed concentrating street level uses in specific
areas along the City's commercial corridors, and
WHEREAS, Zoning Code Amendment ZCA P-2004133 was initiated by the City to
establish Mixed Use Development Standards, Live/Work Development Standards Street
Level Use and Design Standards, and the Redevelopment Project Area Overlay and
WHEREAS on June 9 2004, the Planning Commission held a Study Session where
staff presented and received comment on draft versions of the proposed Mixed Use
Development Standards and the proposed Live/Work Development Standards and
WHEREAS on July 14 2004 the Planning Commission held a Panel
Discussion/Study Session with representatives of local real estate development companies
to obtain feedback on issues related to mixed use and live/work development projects and
WHEREAS on October 13, 2004, the Planning Commission held an additional Study
Session where staff presented and received comment on the updated draft versions of the
,
proposed Mixed Use Development Standards and the proposed Live/Work Development
Page 1 2004-P007|101010101010101010 10
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2SStandards In addition draft versions of the proposed Street Level Use and Design
Standards and the Redevelopment Project Area Overlay were also presented by staff and
WHEREAS on November 10 2004 the Planning Commission conducted a duly
noticed public hearing on City-initiated Zoning Code Amendment ZCA P-2004133 fully
considering all reports studies, testimony, and environmental information presented and
WHEREAS at the conclusion of the public hearing and thorough discussion of the
subject matter, the Planning Commission by a vote of 4 to 0, determined that Zoning Code
Amendment, ZCA P-2004133 as amended should be recommended to the City Council for
approval as set forth in Exhibits A through E attached hereto and thereby made a part
hereof
NOW THEREFORE THE PLANNING COMMISSION OF THE CITY OF CULVER
CITY, CALIFORNIA, RESOLVES AS FOLLOWS
SECTION 1 Pursuant to the foregoing the following findings are hereby made
1 The proposed Zoning Code Amendment is consistent with the City s General Plan and
the General Plan expressed goals objectives, and policies as specific statements and also
within the descriptive text Specific related goals and policies are listed below
• The Land Use Element identifies the need to improve the visual and economic
conditions along the City s commercial corridors and to develop enforceable design
standards
• The Housing Element specifically calls for development of mixed use development
standards and the assessment of existing residential density requirements on
commercial corridors
• The Circulation Element identifies the need to reduce driveway and curb cuts on
arterials in favor of side street and alley access and to facilitate the pedestrian
orientation of streetscapes
2 The process of amending zoning code regulations from time to time, within the
parameters of General Plan consistency, allows for changes that reflect current patterns of
everyday life and evolving economic vitality
3 The proposed Zoning Code Amendment is consistent with the City s Redevelopment
Plan and the Redevetopment Plan expressed goals objectives, and policies as specific
statements and also within the descriptive text
Page 2 2004-P007
269
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99SECTION 2 Pursuant to the foregoing recitations and findings the Planning
Commission of the City of Culver City California, hereby recommends to the City Council
approval of Zoning Code Amendment, ZCA P-2004133, as set forth in Exhibits ABCD
and E attached hereto and thereby made a part thereof
APPROVED and ADOPTED this 10th day of November 2004
D SCOTT MALSIN, CHAIRPERSON
PLANNING COMMISSION
CITY OF CULVER CITY, CALIFORNIA
Attested by
Mar Warcraw
Deputy Director Community Development
Page 3 2004-P007|101010101010101010 10
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29Attachment No 3
C-1, C-2, C-3 Lot Size Distribution
(Excluding the East Washington Overlay Zone)
Lot Size
Commercial Lots
less
than
5 000 sq ft
Commercial Lots
between
5 000 -
10 000 sq ft
Commercial Lots
greater
than
10 000 sq ft
_
Commercial
Lots in
C-1 C-2 & C-3
Zones
Number (#) of
Commercial
Lots
383 305 296 984
Percent (%) of
Commercial
Lots
39% 31% 30% 100%
Total
Commercial
Square
Footage
1 162 411 2 080 822 11 459 766 14 703 000
Percent (%) of
Commercial
Square
Footage
8%
14% 78% 100%
Note 5 000=4 999 45 10000=9 999 45C-1, C-2, C-3 Lots
(Excluding the East Washington Overlay Zone)
Lots less than 5 000 sq ft
Lots between 5,000- 10,000 sq ft
Lots greater than 10 000 sq ft A
Lots
N
C-1, C-2, C-3
LOT SIZE DISTRIBUTION MAP
Map 1
SAWTELLE BLVD
CENTINELA AVE
WASHINGTON BLVD
I
Note 5 000=4,999 45, 10,000=9,999 45OVERLAND AVE---
,
Note 5 000=4,999 45, 10,000=9,999 45
C-1, C-2, C-3
LOT SIZE DISTRIBUTION MAP
Map 3
NATIONAL BLVD
WASHINGTON BLV
CULVER BLV
•unlimmun
Imumass•
ummual
s
numum0
ILA
C-1, C-2, C-3 Lots
(Excluding the East Washington Overlay Zone)
Lots less than 5,000 sq ft
Lots between 5,000- 10 000 sq ft
Lots greater than 10,000 sq ft
LotsNAVE
C-1, C-2, C-3 Lots
(Excluding the East Washington Overlay Zone)
Lots less than 5,000 sq ft
Lots between 5 000 - 10,000 sq ft
Lots
Lots greater than 10,000 sq ft
911111111111111111•vtellumiumur
•
•
1611111110
M1111111111111
JEFFERSON BliVaD o,
Ino
LWV411111V
LEE
ira
RP 4144
v ine Or j
osc.
elp
C-1, C-2, C-3
LOT SIZE DISTRIBUTION MAP
Map 4
SEPULVEDA BLV
CENTINELA AVE
Note 5,000=4 999 45, 10,000 =9,999 45