4464 Sepulveda Blvd - SB 35 Mixed Use Project

Per California Government Code Section 65913.4, qualifying housing development projects may be eligible for the SB 35 streamlined ministerial review process. Eligible projects must include housing for certain income levels where there is a shortage of production, pay a prevailing wage for construction labor, and meet all objective affordability, density, zoning, historic, and environmental standards outlined in the bill. Under SB 35, localities must approve projects only on the basis of whether the project complies with objective SB 35 qualifying criteria and design standards. As ministerial projects, SB 35 projects are not subject to the California Environmental Quality Act.

In Culver City, SB 35 projects must provide a minimum of 50% of the project’s total number of dwelling units affordable to households making below 80% of the area median income.

The proposed mixed-use project at 4464 Sepulveda (Culver-Palms United Methodist Church site) is deemed eligible for a streamlined ministerial review process under Senate Bill (35). The project will include 95 dwelling units, with 100% of units affordable to low-income households, including 2 affordable manager’s units. 21 of the 95 dwelling units may be reserved for permanent supportive housing units subject to funding availability.

Read more about SB 35

The project qualifies for Density and Other Bonus Incentives per California Government Code Section 65915, which allows the project an increase in density, and additional incentives and waivers of development standards that would otherwise be required by the Culver City Zoning Code. The following density bonus, concessions, incentives, and waivers have been granted for this project.

Density Bonus and Project Type Incentives:

State law affords additional automatic incentives for projects that are 100% affordable and within ½ a mile of a major transit stop.

• The City may not impose a maximum density.
• The City may not impose a minimum vehicular parking ratio.
• A height increase of 33 feet is permitted above the maximum height allowed by the Zoning Code.

Concessions and Incentives:

• Reduction of required 15’-0” ground-level front setback.
• Reduction of required 35’-0” rear setback for portions of the building greater than 35’-0” in height on a parcel adjacent to R1 or R2 Zone(s).
• Relief from minimum residential unit size requirements.
• Relief from requirement that the overall non-residential floor area be a minimum of 10% of the mixed-use project’s total gross floor area.

Waivers or Reductions of Development Standards:

• Waiver from required 60-degree clear-zone angle measured from 15 feet above the existing grade and 10 feet from the side and rear property lines adjacent to residential zones, required for portion of the building greater than 15’-0”.
• Waiver from minimum required 100 cubic feet of storage space per residential unit.