City of Culver City, California
Agenda Item Report
RECOMMENDATION:
Staff recommends the City Council adopt the proposed Ordinance (Attachment No.
1), amending Title 17, Zoning (the “Zoning Code”), of the Culver City Municipal Code
(CCMC), Section 17.320.025 to amend the alternative parking provisions and create
“Parking Districts” within the Hayden Tract and Smiley Blackwelder Industrial Areas
(Zoning Code Amendment, ZCA P-2013126).
BACKGROUND / DISCUSSION:
At its meeting of September 11, 2013, the Planning Commission recommended to
the City Council approval of proposed ZCA P-2013126, amending certain Zoning
Code provisions relating to alternative parking and creating “Parking Districts” within
the Hayden Tract and Smiley Blackwelder Industrial Areas, as outlined in Exhibit A
to the proposed Ordinance.
At the City Council meeting of November 12, 2013, the City Council unanimously
approved for introduction the proposed Ordinance approving Zoning Code
Amendment ZCA P-2013126. The Ordinance is brought back tonight for adoption
by the City Council.
Meeting Date: 11/25/13 Item Number: C-3
CITY COUNCIL AGENDA ITEM: Adoption of an Ordinance Amending Title 17,
Zoning, of the Culver City Municipal Code (CCMC), Section 17.320.025 to Amend
the Alternative Parking Provisions and Create “Parking Districts” Within the
Hayden Tract and Smiley Blackwelder Industrial Areas (Zoning Code Amendment,
ZCA P-2013126).
Contact Person/Dept.:
Sol Blumenfeld
Thomas Gorham
Phone Number:
310-253-5700
310-253-5727
Fiscal Impact: Yes [] No [X] General Fund: Yes [] No [X]
Public Hearing: [] Action Item: [] Attachments: [X]
Commission Action Required: Yes [X] No [] Date: 09/13/13
Planning Commission
Public Notification: (Email) Meetings and Agendas – City Council (11/19/13)
Department Approval:
Sol Blumenfeld: (11/18/13)
City Attorney Approval:
Carol Schwab (by H. Baker) (11/19/13)
Chief Financial Officer Approval:
Jeff Muir (11/19/13)
City Manager Approval:
John M. Nachbar (11/19/13) City of Culver City, California
Agenda Item Report
ATTACHMENTS:
1. Proposed Ordinance, including Exhibit A – Proposed Text Changes
MOTION:
That the City Council:
Adopt the proposed Ordinance amending Title 17, Zoning (the “Zoning Code”), of
the Culver City Municipal Code (CCMC), Section 17.320.025 to amend the
alternative parking provisions and create “Parking Districts” within the Hayden
Tract and Smiley Blackwelder Industrial Areas (Zoning Code Amendment, ZCA
P-2013126).
MEETING DATE: 11.25.13
AGENDA ITEM: Adoption of an Ordinance Amending Title 17, Zoning, of the
Culver City Municipal Code (CCMC), Section 17.320.025 to
Amend the Alternative Parking Provisions and Create
“Parking Districts” Within the Hayden Tract and Smiley
Blackwelder Industrial Areas (Zoning Code Amendment,
ZCA P-2013126)
ATTACHMENTS
Pages
1. Proposed Ordinance, including Exhibit A – Proposed
Text Changes 1 - 10 ORDINANCE NO. 2013 - ____
Zoning Code Amendment ZCA-P2013126
Exhibit A
17.320.025 - Alternative Parking Provisions
Where conditions preclude the provision of the number of required parking spaces on the lot for which
the parking is required, the following procedures for alternative parking are available, subject to City
approval:
A. In Lieu Fees. Subject to City Council approval, the number of parking spaces required by Section
17.320.020 (Number of Parking Spaces Required) may be reduced through the use of an in-lieu fee
to be paid by the applicant towards the development of public parking facilities. The in-lieu fee
shall be deposited in a fund administered by the City for the purpose of acquiring and developing
future public parking facilities within the same district or area. The amount of the fee and time of
payment shall be established by Council resolution.
B. Public Parking Facilities (PPF) Zoned Property. Off-site parking in public parking facilities in
the PPF Zone may be used to satisfy the requirements of Table 3-3 (Parking Requirements by Land
Use), subject to the following:
1. Off-Site Parking Plan required. A City-approved Off-Site Parking Plan shall be required for
use of a public parking facility to satisfy a parking requirement including the following:
a. Public parking facility location. The proposed off-site public parking facility location
shall be identified in the off-site parking plan and shall be within 750 feet legal walking
distance measured from the primary entrance of the land use to the public parking facility
site, or other distance as determined by the City to be appropriate.
b. Project description. The proposed land use(s), tenant(s) and hours of operation of the
project shall be identified in the Off-Site Parking Plan.
2. Long-term lease required. A City-approved long term parking lease of no less than 20 years
shall be required for use of the public parking facility.
3. Lease renewal and termination. The long-term parking lease must be renewed at the end of
the 20-year term if alternative parking has not been provided; or the long-term parking lease
shall be terminated if:
a. The use for which the parking is required has ceased operations;
b. There is any change in use or ownership of the property from the originally approved
project;
c. The City Council determines in its sole discretion that such use is inconsistent with the
original terms and conditions of the lease or entitlement; and/or
d. The lessor and/or lessee of the off-site parking opt to terminate the parking lease.
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Zoning Code Amendment ZCA-P2013126
Exhibit A
4. Covenant required. A City-approved covenant shall be recorded that includes a description
of the proposed use, location of the off-site public parking facility, approval dates of the Off-
Site Parking Plan and long term parking lease, and a provision for liquidated damages for
violations of the long term parking lease and/or conditions of approval.
5. City Council Approval. The Off-Site Parking Plan and long-term parking lease may be
approved by the City Council only after first making all of the following findings:
a. The Off-Site Parking Plan is consistent with the General Plan and any applicable specific
plan.
b. The use of the off-site public parking facility to satisfy a parking requirement for the
project is not detrimental to property or improvements in the vicinity of the project.
c. The use of the off-site public parking facility to satisfy the parking requirement for the
project provides an economic benefit to the City.
C. Pooled Parking in the CD District-Outdoor Dining Use. This Section shall only apply to satisfy
a parking requirement imposed for outdoor dining use in the CD zoning district, as required by
Section 17.400.070. Parking in the CD zoning district may be provided through a “pooled parking”
arrangement in conjunction with applicable outdoor dining use approvals. Pooled parking shall
allow utilization of both on- and off- street public parking spaces to satisfy parking requirements
for outdoor dining use. In the event the downtown parking demand exceeds the pooled parking
supply, as determined by the Director, a new or proposed intensification of an outdoor dining use in
the CD zoning district shall be required to provide parking on-site or as otherwise allowed in this
Chapter.
D. Hayden Tract and Smiley Blackwelder Parking Districts. Parking Districts for the parking impacted
Hayden Tract and Smiley Blackwelder areas located within the IG zone shall be established as outlined
in Map 4-1 and Map 4-2. In addition to the general parking standards of this Chapter parking in the
Districts are subject to the following Parking District standards.
1. Location. When parking for new buildings and/or use intensifications or changes of use results in
additional parking requirements that cannot be accommodated on-site, such parking may be may
be partly or entirely provided off-site within a publicly owned or privately owned parking facility
located within the Parking District or within 750 feet from the subject Parking District subject to
Parking Plan approval.
2. Parking Plan Required. A Parking Plan approved by the Director shall be required for use of
off-site parking in the Parking Districts and shall identify the location of the off-site parking, the
proposed land use(s), tenants(s) and hours of operation of the project or business subject to the
following:
a. Long-term lease required. A City-approved long-term parking lease of no less than 10 years
with one 5 year option shall be required for use of the off-site parking. The long-term parking
lease must be renewed at the end of the 10-year term if alternative parking has not been
provided.
Page -6-ORDINANCE NO. 2013 - ____
Zoning Code Amendment ZCA-P2013126
Exhibit A
b. Termination. The Parking Plan shall expire or terminate if (i) the use for which the parking
is provided ceases to operate and/or, (ii) there is a change of use which modifies the parking
requirement, and/or (iii) there is a violation of any conditions of approval as determined by
the Director.
c. Design. All newly constructed off-site parking spaces shall conform to the same standards in
this Chapter for on-site parking spaces including the standards for automated parking as
outlined in Section 3 below.
d. Covenant required. A City-approved covenant shall be recorded that includes a description
of the proposed use, location of the off-site parking facility, approval dates of the Parking
Plan and long term parking lease, and a provision for liquidated damages for violations of the
long term parking lease and/or conditions of approval.
e. Loss of off-site spaces.
i. Notification to the City. The owner or operator of a business that uses approved
off-site parking pursuant to an approved Parking Plan to satisfy the parking
requirements of this Chapter shall immediately notify the Director of any change
of ownership or use of the property for which the spaces are required, and of any
termination or default of the long-term parking lease between the parties.
ii. Effect of termination of agreement. Upon notification that the long-term
parking lease for required off-site parking has terminated, the Director shall
determine a reasonable time in which one of the following shall occur:
a. Substitute parking is provided that is acceptable to the Director; or
b. The size or capacity of the use is reduced in proportion to the parking spaces
lost.
3. Automated Parking. Automated and semi-automated and stacked parking may be provided on-
site or off-site within the Parking Districts subject to Parking Plan approval by the Director or
subject to Site Plan Review approval pursuant to Chapter 17.530 for a new building or a building
addition greater than 5,000 square feet and subject to the following:
a. Site Plan. Submittal of a site plan prepared by a design professional indicating all structures;
the automated, semi-automated or stacked parking location; number of required parking
stalls; parking facility address and address of the property served by the parking; site ingress
and egress location(s); proposed queuing location (if any); and the identification of adjacent
land uses.
b. Operations Plan. Submittal of an parking operations plan describing the number of parking
attendants and working hours, and methods for automobile storage and retrieval during non-
business hours
c. Permanent Structure. All automated and semi-automated parking shall be located within a
permanent structure and operated with parking attendant service during all hours of parking
operation.
Page -7-ORDINANCE NO. 2013 - ____
Zoning Code Amendment ZCA-P2013126
Exhibit A
d. Technical Studies. Submittal of technical studies demonstrating that the proposed design and
operation of the automated or semi-automated parking will not be detrimental to surrounding
uses and properties in the vicinity relative to noise, visual impacts, area parking and
circulation, and existing on-site improvements.
e. Back-up Power. Documentation that the automated, semi-automated or stacked parking is
serviced with alternative back-up power to allow emergency operation of the parking system.
f. Inspection Report. A maintenance inspection report for any automated semi-automated or
stacked parking facility prepared at the sole expense of the applicant shall be submitted
annually to the Planning Division for review.
4. Managed Parking. Managed or valet parking may be provided for all required on-site or off-site
parking within the Parking Districts subject to Parking Plan approval by the Director which shall
include: (a) the total parking spaces required; (b) the hours and method of parking operation; (c)
number of parking attendants serving the parking facility; and (d) methods for management of the
parking facility during non-operating hours.
5. Compact Spaces. Except as otherwise provided in Section 17.0320.035, compact spaces of 7 feet,
6 inches by 17 feet, six inches may be provided for up to 30 percent of required on-site or off-site
parking within the Parking Districts.
Map 4-1
Page -8-ORDINANCE NO. 2013 - ____
Zoning Code Amendment ZCA-P2013126
Exhibit A
Map 4-2
E. Off-Site Parking. Except as otherwise provided in this Chapter, tThe use of privately owned off-
site parking to satisfy the requirements of Table 3-3 (Parking Requirements by Land Use) shall be
provided in compliance with the following standards.
1. Location. All off-site parking spaces except valet-serviced spaces shall be located within 750
feet legal walking distance measured from the primary entrance to the site, or other distance
determined by the Director to be appropriate.
2. Design and improvement standards. All newly-constructed off-site parking spaces shall
conform to the same standards of access, configuration, landscaping, lighting, layout,
location, noise attenuation, and size as are required by this Chapter for on-site parking spaces.
3. Identification of facility. The review authority may require the parking lot to be clearly
marked and conspicuously identified as the exclusive or shared parking for the sites it serves,
unless the parking can only be accessed by a valet.
4. Terms of off-site parking. A City-approved covenant shall be recorded that includes a
description of the off-site parking, a requirement that the owner of the separated lot maintain
the required parking for the life of the use to which it is covenanted, and a provision for
liquidated damages for violations of the conditions of approval.
5. Execution of a long-term off-site parking lease
Page -9-ORDINANCE NO. 2013 - ____
Zoning Code Amendment ZCA-P2013126
Exhibit A
a. Long-term lease required. A City approved long-term parking lease on no less than 20
years shall be required for use of the off-site parking.
b. Lease renewal and termination. The long-term parking lease must be renewed at the end
of the 20-year term if alternative parking has not been provided; or the land use for which
the parking has been provided shall be terminated or modified pursuant to Section 6
below.
6. Loss of off-site spaces.
a. Notification to the City. The owner or operator of a business that uses approved off-site
space to satisfy the parking requirements of this Chapter shall immediately notify the
Director of any change of ownership or use of the property for which the spaces are
required, and of any termination or default of the long-term parking lease between the
parties.
b. Effect of termination of agreement. Upon notification that the long-term parking lease
for required off-site parking has terminated, the Director shall determine a reasonable
time in which one of the following shall occur:
i. Substitute parking is provided that is acceptable to the Director; or
ii. The size or capacity of the use is reduced in proportion to the parking spaces lost.
F. Shared Parking Facilities. Two or more non-residential uses shall be allowed to meet the parking
requirements of this Chapter by sharing the same off-street parking facilities, subject to approval of
an Administrative Use Permit and the following conditions.
1. Parking study required. A parking demand study shall be prepared by the City at the
applicant’s expense that verifies that the sharing uses have acceptable different peak hour
parking demands.
2. Distance to parking. Except as otherwise provided in this Chapter, tThe shared parking
spaces shall fall within 750 feet legal walking distance measured from the primary entrance to
the site, or other distance determined by the Director to be appropriate.
3. Covenant required. A City-approved covenant shall be recorded that includes a description
of the shared parking arrangement, a requirement that all current and future tenants are
notified of and shall adhere to the same hours of operation and conditions of the shared
parking approval, and a provision for liquidated damages for violations of the conditions of
approval.
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