- 1 -
1 2
3 4
5 6
7 8
9 10
11 12
13 14
15 16
17 18
19 20
21 22
23 24
25 26
27 28
29 30
31 32
33 ORDINANCE NO. 2026 -_____
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF CULVER CITY, CALIFORNIA, APPROVING ZONING CODE AMENDMENT P2026 -0066-ZCA TO IMPLEMENT SENATE BILL 79, THE ABUNDANT AND AFFORDABLE HOMES NEAR TRANSIT ACT, AS SET FORTH IN EXHIBIT “A” ATTACHED
HERETO, AND AN EXEMPTION FROM CEQA PURSUANT TO CALIFORNIA GOVERNMENT CODE SECTION 65912.160(C).
(Zoning Code Amendment P2026-0066-ZCA)
WHEREAS, on October 10, 2025, Governor Newsom signed Senate Bill 79, the Abundant and Affordable Homes Near Transit Act, into law with an effective date of July 1, 2026;
WHEREAS, City staff presented options for the implementation of Senate Bill (SB) 79 to the City Council on March 16, 2026, and received direction to pursue a Transit Oriented Development (TOD) Alternative Plan, along with a zoning code amendment to implement multi- family standards for lower -density neighborhoods for the interim between the bill’s effective date and the TOD Alternative Plan’s completion;
WHEREAS, on April 22, 2026, after conducting a duly noticed public hearing on a City- initiated Zoning Code Amendment (P2026-0066-ZCA) amending various portions of the Culver City Municipal Code (CCMC), Title 17 – Zoning (Zoning Code), including, but not limited to Sections 17.210.015, Residential Zoning District Land Uses and Permit Requirements, and
17.220.015, Mixed Use District Land Uses and Permit Requirements, and Chapter 17.400, Standards for Specific Land Uses, including full consideration of the staff report, environmental information, and all testimony presented, the Planning Commission, by a vote of 4 to 0, recommended to the City Council approval of Zoning Code Amendment, P2026-0066-ZCA with a condition that this amendment not go into effect until the effective date of SB 79 , and adoption of an exemption from CEQA, as set forth herein below; and
- 2 -
1 2
3 4
5 6
7 8
9 10
11 12
13 14
15 16
17 18
19 20
21 22
23 24
25 26
27 28
29 30
31 32
33 WHEREAS, on May 11, 2026, after conducting a duly noticed public hearing on a City- initiated Zoning Code Amendment (P2026-0229-ZCA) amending various portions of the Zoning Code including, but not limited to Sections 17.210.015, Residential Zoning District Land Uses and Permit Requirements, and 17.220.015, Mixed Use District Land Uses and Permit Requirements, and Chapter 17. 400, Standards for Specific Land Uses , including full consideration of the staff report, environmental information, and all testimony presented, the City Council, by a vote of 5 to 0, introduced an ordinance approving Zoning Code Amendment, P2026-0066-ZCA, (the “Ordinance”), as set forth herein below, with a condition that this amendment not go into effect until the effective date of SB 79, and adopting an exemption from CEQA pursuant to California Government Code Section 65912.160(c); and WHEREAS, on May 26, 2026, the City Council, by a vote of __ to __ adopted the Ordinance as set forth below.
NOW, THEREFORE, The City Council of the City of Culver City, California, DOES HEREBY ORDAIN, as follows:
SECTION 1. Pursuant to the foregoing recitations and the provisions of the CCMC, the following required findings for a Zoning Code Amendment, as outlined in Section 17.620.030.A, are hereby made:
1. The proposed amendment ensures and maintains internal consistency with the goals, policies, and strategies of all elements of the General Plan, and, in the case of a Zoning Code amendment, will not create any inconsistencies with this Title.
The purpose of the proposed Zoning Code Amendment is to implement Senate Bill (SB) 79 and conform to state law. The proposed amendment adds a new use, Transit Oriented Housing Development Projects, to all residential and mixed use zones, restricted to sites within one half -mile of designated Transit Oriented Development Stops. Because the densities allowed under SB 79 would result in multifamily -style buildings, the proposed amendment applies multifamily development standards from the Medium Density Multiple-
- 3 -
1 2
3 4
5 6
7 8
9 10
11 12
13 14
15 16
17 18
19 20
21 22
23 24
25 26
27 28
29 30
31 32
33 Family Residential (RMD) zone to projects located in the lower-density Single-Family (R1) and Two Family (R2) Residential zones. These standards include stepbacks on upper floors when adjacent to R1 and R2 properties, maximum parking frontages, and requirements for open space and laundry facilities, among others, that do not exist for the lower-density zones.
A major goal of the General Plan 2045 is to increase choice, availability, and affordability of housing, as seen in Land Use and Community Design Element goals LU-2, LU-11, and LU-13. California Government Code Section 65912.157(l) states that projects proposed under SB 79 shall be deemed consistent with local plans, ordinances, policies, and other provisions for the purposes of SB330 (Cal. Gov’t Code 65589.5(j)). The proposed amendment is consistent with the policies and strategies of all elements of the General Plan and maintains the internal consistency of the Zoning Code.
2. The proposed amendment would not be detrimental to the public interest, health, safety, convenience or welfare of the City.
The proposed Zoning Code Amendment is intended to implement Senate Bill 79 and conform to State law. The proposed amendment will help ensure that the Zoning Code is clear and consistent with State -mandated laws. The amendment s support the public interest, health, safety, convenience, and welfare of the City.
3. The proposed amendment is in compliance with the provisions of the California Environmental Quality Act (CEQA).
The proposed Zoning Code Amendment is considered exempt from CEQA pursuant to California Government Code Section 65912.160(c), which states that an ordinance enacted by a local government to make its zoning code consistent with SB 79 is not considered a project.
SECTION 2. Pursuant to the foregoing recitations and findings, the City Council of the City of Culver City, California, hereby introduces the Ordinance approving Zoning Code Amendment, P202 6-0066-ZCA, amending Culver City Municipal Code (CCMC) Title 17 – Zoning Code, to implement Senate Bill 79, the Abundant and Affordable Homes Near Transit Act, as set forth in Exhibit A attached hereto and made a part thereof.
SECTION 3. Pursuant to Sections 616 and 621 of the City Charter, prior to the expiration of fifteen days after the adoption, the City Clerk shall cause this Ordinance, or a summary
- 4 -
1 2
3 4
5 6
7 8
9 10
11 12
13 14
15 16
17 18
19 20
21 22
23 24
25 26
27 28
29 30
31 32
33 thereof, to be published in the Culver City News and shall post this Ordinance or a summary thereof in at least three places within the City. This ordinance shall not go into effect until the effective date of SB 79.
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 26th day of May, 2026.
_____________________________
FREDDY PUZA, MAYOR
City of Culver City, California
ATTESTED BY: APPROVED AS TO FORM:
___________________________ ________________________________ JEREMY BOCCHINO, City Clerk HEATHER BAKER, City Attorney
EXHIBIT A
ARTICLE 2: ZONING DISTRICTS, ALLOWABLE LAND USES AND ZONE-SPECIFIC STANDARDS CHAPTER 17.210: RESIDENTIAL ZONING DISTRICTS
§ 17.210.015 RESIDENTIAL ZONING DISTRICT LAND USES AND PERMIT REQUIREMENTS.
A. General Requirements. Table 2-2 (Allowed Uses and Permit Requirements for Residential Zoning Districts) identifies the uses of land allowed by this Zoning Code in each residential zoning district, and the land use permit required to establish each use, in compliance with § 17.200.020.B. (Determination of Allowable Land Uses and Permit Requirements).
Note: Where the last column in the tables (Additional Regulations and Specific Use Regulations) includes a note or section number, the regulations in that note and/or the referenced section apply to the use; however, provisions in other sections of this Title may also apply.
TABLE 2-2
Allowed Uses and Permit
Requirements for Residential
Zoning Districts
P Permitted Use
CUP Conditional Use Permit Required
AUP Administrative Use Permit Required
- Use not allowed
LAND USE
PERMIT REQUIREMENT BY
DISTRICT Additional Regulations and
Specific Use Regulations R1 R2 RLD RMD RHD
RESIDENTIAL
Accessory dwelling units and junior
accessory dwelling units P P P P P
See Section 17.400.095
(Residential Uses - Accessory
Dwelling units)
Accessory residential structures and
uses P P P P P
See Section 17.400.100
(Residential Uses - Accessory
Residential Structures)
Child day care - Large family day care
homes P P P P P
Child day care - Small family day care
homes P P P P P
Cottage food operation (accessory) P P P P P
Cottage Food Operations are
allowed pursuant to Section
113758 of the California Health and
Safety Code. For guidelines and
regulations, go to the LA County
Public Health Department website.
Two-family dwelling/duplex - P P - (2) - (2)
(2) Existing two-family
dwellings/duplexes as of October
9, 2024, in the RMD and RHD
zones shall be considered a
conforming use, unless the
structure is fully demolished. See
also Section 17.610.010.G (Single-
Family or Two-Family Dwellings in
RMD and RHD Zoning Districts).
Home occupations P P P P P See Section 17.400.055 (Home Occupations)
Live/work units - - - - -
Mixed use projects - - - - -
Multiple-family dwelling (4+ units) - - P P P See also Section 17.400.040 (Condominium Conversions)
Residential care facilities, 6 or fewer
clients P P P P P
TABLE 2-2
Allowed Uses and Permit
Requirements for Residential
Zoning Districts
P Permitted Use
CUP Conditional Use Permit Required
AUP Administrative Use Permit Required
- Use not allowed
LAND USE
PERMIT REQUIREMENT BY
DISTRICT Additional Regulations and
Specific Use Regulations R1 R2 RLD RMD RHD
Residential care facilities, 7 or more
clients CUP CUP CUP CUP CUP
Senior citizen congregate care housing - - CUP CUP CUP
Single-family dwellings P P P - (3) - (3)
(3) Existing single-family dwellings
as of October 9, 2024, in the RMD
and RHD zones shall be
considered a conforming use,
unless the structure is fully
demolished. See also See also
Section 17.610.010.G (Single-
Family or Two-Family Dwellings in
RMD and RHD Zoning Districts).
Single room occupancy units - - - - -
Supportive housing P P P P P
Use is subject to only those
restrictions that apply to other
residential uses of the same type in
the same zone.
Transitional housing P P P P P
Use is subject to only those
restrictions that apply to other
residential uses of the same type in
the same zone.
Transit-Oriented Housing Development
Projects P P P P P
Use is allowed only within one half
mile of designated transit-oriented
development stops, as defined by
Cal Gov’t Code § 65912.156 and
65912.160 (f).
See § 17.400.116 (Transit-
Oriented Housing Development
Projects)
Triplex - - P P P
CHAPTER 17.220: MIXED USE ZONING DISTRICTS
§ 17.220.015 MIXED USE DISTRICT LAND USES AND PERMIT REQUIREMENTS.
A. Table 2-6 (Allowed Uses and Permit Requirements for Mixed Use Zoning Districts) identifies the uses of land allowed by this Title in the mixed use zoning districts, and the land use permit required to establish each use in compliance with § 17.200.020.B. (Determination of Allowable Land Uses and Permit Requirements). Residential use must occupy a minimum 50 percent of the total floor area of a mixed use project on sites anticipated to accommodate lower-income housing on the Housing Element Adequate Sites Inventory, pursuant to California Government Code § 65583.2(h).
Note: Where the last column in the tables (Additional Regulations and Specific Use Regulations) includes a note or section number, the regulations in that note and/or the referenced section apply to the use; however, provisions in other sections of this Title may also apply.
Table 2-6 Allowed Uses and Permit Requirements for Mixed Use Zoning Districts Table 2-6
Allowed Uses and
Permit Requirements
for Mixed Use Zoning
Districts
P Permitted Use
CUP Conditional Use Permit Required
AUP Administrative Use Permit Required
- Use not allowed
LAND USE
PERMIT REQUIREMENT BY DISTRICT
Additional Regulations
and Specific Use
Regulations
MU-N MU-1 MU-2 MU-DT MU-MD MU-HD MU-I
RESIDENTIAL
Accessory dwelling units P P P P P P P See § 17.400.095 (Residential Uses – Accessory
Dwelling Units)
Accessory uses and
structures P P P P P P P
See § 17.400.100
(Residential Uses – Accessory
Residential Structures)
Child day care – Large
family day care homes P P P P P P P
Use is subject to only those
restrictions that apply to other
residential uses of the same
type in the same zone.
Child day care – Small
family day care homes P P P P P P P
Use is subject to only those
restrictions that apply to other
residential uses of the same
type in the same zone.
Cottage food operation
(accessory) P P P P P P P
Cottage Food Operations are
allowed pursuant to Cal.
Health and Safety Code §
113758. For
guidelines and regulations, go
to the LA County Public Health
Department website.
Two-family dwelling/duplex - - - - - - -
Home occupations P P P P P P P See § 17.400.055
(Home Occupations)
Live/work units P P P P P P P
See § 17.400.060
(Live/Work Development
Standards)
Mixed use projects P P P P P P P
Residential use must occupy a
minimum 50 percent of the
total floor area of a mixed use
project on sites anticipated to
accommodate lower-income
housing on the Housing
Element Adequate Sites
Inventory, pursuant to Cal.
Government Code §
65583.2(h).
Table 2-6
Allowed Uses and
Permit Requirements
for Mixed Use Zoning
Districts
P Permitted Use
CUP Conditional Use Permit Required
AUP Administrative Use Permit Required
- Use not allowed
LAND USE
PERMIT REQUIREMENT BY DISTRICT
Additional Regulations
and Specific Use
Regulations
MU-N MU-1 MU-2 MU-DT MU-MD MU-HD MU-I
Multiple-family dwelling, 4
Units P P P P P P P
Residential care facilities,
6 or fewer clients P P P P P P P
Residential care facilities,
7 or more clients CUP CUP CUP - CUP CUP CUP
Senior citizen congregate
care housing CUP CUP CUP - CUP CUP CUP
Single-family dwellings - - - - - - -
Single room occupancy
units P P P P P P P
See § 17.400.106
(Single Room Occupancy
(SRO) Units)
Use is subject to only those
restrictions that apply to other
residential uses of the same
type in the same zone.
Supportive housing P P P P P P P
Use is subject to only those
restrictions that apply to other
residential uses of the same
type in the same zone.
Transitional housing P P P P P P P
Use is subject to only those
restrictions that apply to other
residential uses of the same
type in the same zone.
Transit-Oriented Housing
Development Projects P P P P P P P
Use is allowed only within
one half mile of designated
transit-oriented development
stops, as defined by Cal Gov’t
Code § 65912.156 and
65912.160 (f).
See § 17.400.116 (Transit-
Oriented Housing
Development Projects)
Triplex - - - - - - -
ARTICLE 4: STANDARDS FOR SPECIFIC LAND USES
CHAPTER 17.400: STANDARDS FOR SPECIFIC LAND USES
§ 17.400.116 Transit-Oriented Housing Development Projects A. Purpose. The purpose of this Section is to establish standards for transit-oriented housing development projects in accordance with Cal Gov’t Code § 65912.155 through 65912.162, the Abundant and Affordable Homes Near Transit Act. In the event these sections are amended, those amended provisions shall be incorporated into this Chapter. Should any inconsistencies exist between the amended state law and the provisions set forth herein, the amended state law shall prevail. Any development standard or requirement not specifically addressed by this section or Gov’t Code § 65912.155 through 65912.162 must conform to all other provisions of the municipal code and all other objective policies and requirements governing residential or mixed use development.
B. Transit-Oriented Housing Development Project Definition. A transit-oriented housing development project is defined by the following characteristics, pursuant to Gov’t Code § 65912.156:
1. A transit-oriented housing development project is a housing development project sited within one-half mile of a pedestrian access point of a transit-oriented development stop, as defined by Cal Gov’t Code § 65912.156 and shown on the regulatory map referenced in § 65912.160 (f), created by the Southern California Association of Governments.
2. A housing development project is defined as in Gov’t Code § 65589.5 (h)(2) but does not include a project of which any portion is designated for use as a hotel, motel, bed and breakfast, inn, or other transient lodging, including short term rental and residential hotel.
3. A transit-oriented housing development project shall include five or more residential units.
4. A transit-oriented housing development project shall meet a minimum density of 30 dwelling units per acre, or the minimum required by the project’s zoning, whichever is higher.
5. A transit-oriented housing development project shall not have an average unit size of more than 1,750 net habitable square feet.
6. A transit-oriented housing development project shall not be located:
(a) On a site containing more than two units where the development would require the demolition of housing that is subject to rent control and has been occupied by tenants within the past seven years; or
(b) On a site that was previously used for more than two units of housing that were demolished within seven years prior to the transit-oriented housing development project application submission and any of the units were subject to rent control.
C. Development Standards.
1. Maximum Building Height, Residential Density, and Residential Floor Area Ratio.
Maximum building height, residential density, and residential floor area ratio are determined by
the distance of the project from the nearest transit-oriented development stop, as shown in Table 4-6. The distance of a transit-oriented housing development project from a transit-oriented development stop shall be measured in a straight line from the nearest edge of the parcel containing the proposed project to a pedestrian access point for the transit-oriented development stop.
Table 4-6 Development Standards for Transit-Oriented Housing Development Projects Distance
from Stop
Maximum
Building Height
Maximum
Residential Density
Maximum Residential
Floor Area Ratio
200 feet 85 feet 140 du/ac 4.0 FAR
¼ mile 65 feet 100 du/ac 3.0 FAR
½ mile 55 feet 80 du/ac 2.5 FAR
2. Multifamily Standards for R1 and R2. Transit-oriented housing development projects proposed in the R1 and R2 zones shall follow the development standards set for the Medium Density Multiple-Family Residential (RMD) zone in Table 2-4 and § 17.210.030, Supplemental Standards for Multiple-Family Residential, to the extent that they do not preclude the project from achieving the applicable maximum residential floor area ratio listed in Table 4-6.
3. Other Development Standards. For all other transit-oriented housing development projects, the standards of the zone in which the project is proposed shall apply to the extent that they do not preclude the project from achieving the applicable maximum residential floor area ratio listed in Table 4-6.
D. Additional Regulations.
1. Affordable Units. Affordable units shall be provided in accordance with Cal. Gov’t Code § 65912.157(i), including but not limited to:
(a) Transit-oriented housing development projects with 11 or more units shall provide units affordable to lower income households by complying with one of the following:
i. A minimum 7% of total units affordable to extremely low income households. ii. A minimum 10% of total units affordable to very low income households. iii. A minimum 13% of total units affordable to low income households. (b) Applicant will enter into a restrictive covenant to require that all affordable rental units provided pursuant to this section shall remain affordable for a minimum of 55 years. (c) Applicant will enter into a restrictive covenant to require that all affordable units offered for sale pursuant to this section shall remain affordable for a minimum of 45 years. (d) If a local inclusionary housing requirement mandates a higher percentage of units or a deeper level of affordability than in section (a), then the local mandate shall prevail.
2. Density Bonuses. Transit-oriented housing development projects shall be eligible for density bonus pursuant to Cal. Gov’t Code § 65915 and Chapter 17.580 of this Title, using the residential densities listed in Table 4-6 as the base density.
3. Density Bonus Concessions. If the project proposes a height in excess of the maximum height of the underlying zone, the City shall not be required to grant a waiver, incentive, or concession for additional height beyond that specified in Table 4-6, except as provided in Cal.
Gov’t Code § 65915 (d)(2)(D). Projects are eligible for the following additional concessions if
they achieve a minimum density of 75 du/ac within one-quarter mile of a transit-oriented development stop, or a minimum density of 60 du/ac further than one-quarter mile but within one-half mile of a transit-oriented development stop:
(a) For a development providing housing for extremely low income households, three additional concessions.
(b) For a development providing housing for very low income households, two additional concessions.
(c) For a development providing housing for low-income households, one additional concession.
4. Labor Requirements. Pursuant to Cal. Gov’t Code § 65912.157(k), any transit-oriented housing development over 85 feet in height shall meet the labor standards of subparagraphs (A), (B), (C), (D), (F), and (G) of paragraph (8) of subdivision (a) of Section 65913.4.
E. Historically Recognized Properties. Pursuant to Cal Gov’t Code § 65912.161(b)(1)(F), properties identified on a local historic register prior to January 1, 2025 are eligible for deferred effectuation until one year following the adoption of the City’s 7th cycle Housing Element. The properties listed in Table 4- 7 have been identified for deferred effectuation.
Table 4-7 List of Historically Recognized Properties
1 3430 McManus Avenue 14 8703-8735 Washington Boulevard 2 3505 Hayden Avenue 15 9026 Carson Street
3 3535 Schaefer Street 16 9028 Krueger Street
4 3823 Girard Avenue 17 9058 Carson Street
5 3832 Jasmine Avenue 18 9343 Culver Boulevard
6 3850 Jasmine Avenue 19 9355 Culver Boulevard
7 3927 Van Buren Place 20 9400 Culver Boulevard
8 4025 Jackson Avenue 21 9400 Washington Boulevard
9 4115 Van Buren Place 22 9540 Washington Boulevard
10 4117 Higuera Street 23 9543 Culver Boulevard
11 5812 Washington Boulevard 24 10195 Washington Boulevard 12 5879 Washington Boulevard 25 10722 Washington Boulevard 13 8695 Washington Boulevard 26 10834 Oregon Avenue