At the Culver City Council meeting on August 26, 2024, the City Council approved the General Plan 2045 and Zoning Code Updates. After five years of discussion, the plan falls short of the original ambitions, but still succeeds in modernizing some of the municipal standards that were decades out of date.
From the City – The General Plan establishes the City’s long-term vision to guide how the city will develop for the next 20 years. The General Plan update kicked off in 2019 and was developed through a robust community outreach process including over 50 public meetings, 14 community pop-up informational events, 18 General Plan Advisory meetings, 20 Technical Advisory Community Meetings, 13 Planning Commission and City Council meetings, and a mailing to over 38,000 residents and business owners.
The General Plan 2045 anticipates growth in Culver City over the next 20 years. Forecasts predicts an additional 21,600 residents, 12,700 new housing units, and 16,260 new jobs. Currently the City has 2,981 new housing units in the development review pipeline, including 541 affordable units.
The Zoning Code Update, which will govern building, “aims to streamline the development approval process, as well as establish mixed-use zones throughout the city, in order to increase housing production and opportunities for job creation.”
The streamlined approval process incorporates many new standards; only two community meetings are now required for both housing and commercial project (ending the previous standard of three) and reducing the floor area ratio in the R-1 Single Family Zone from 0.60 to 0.45. Height increases are also proposed in some of the mixed-use zones, with a requirement to step down in height next to R-1 Single Family and R-2 Duplex zoning districts.
During the five years that the city has discussed zoning changes, the state of California has also passed laws to increase equity in housing, including the increase in permits for Addition Dwelling Units. In 2018, about 9,000 were permitted statewide. In 2023, Los Angeles County alone permitted over 45,000 ADUs. Culver City and Los Angles County have both streamlined the process with pre-approved plans as well.
A focus on large developments has changed significantly, with the administrative approval of residential projects up to 25 dwelling units, as well as commercial projects smaller than 15,000 square feet, and all density bonus projects. The Planning Commission will now only need to review residential projects that are greater than 25 units and commercial projects more than 15,000 square feet.
Heavy industrial areas would become “non-conforming,” meaning heavy industrial uses would be limited to current configurations and sizes, prohibiting expansion.
The Zoning Code Update also includes best practices, such as adding missing uses like electric vehicle charging stations, community gardens, as well as simplifying regulations in the open space zone and establishing floor area ratios to regulate commercial projects.
A fiscal impact analysis was conducted to forecast the projected growth in revenue and expenditures resulting from the implementation of the General Plan. While the analysis projected a $11.9M City budget deficit in 2045, there are opportunities identified to in the General Plan’s Economic Development Element for increasing municipal revenues to help offset that projected deficit.
Future development regulations for the Fox Hills neighborhood were discussed. The Mixed Use High and Mixed Use Medium zoning designations were presented as both consistent with the City’s adopted Housing Element, and as an appropriate designation for larger parcels found both in Fox Hills and across the City. Future improvement projects were identified, including the Fox Hills Specific Plan and Safer Fox Hills, with the goal of improving mobility, access, and livability within the area. The City will also be starting a Specific Plan process for the Hayden Tract neighborhood, which will become a mixed-use area with residential uses now permitted.
The deadline to make the required updates is October 15, 2024, to remain in compliance with state law. The City will establish a reporting dashboard to track progress on key General Plan workplan items.
