Culver City Municipal Code Ch. 17.270 Fox Hills Specific Plan Zoning Districts

This Chapter provides development and land use regulations in the Fox Hills Specific Plan zoning districts established by § 17.200.010 (Zoning Districts Established).

(Ord. No. 2026-008, Exhibit B (part))

The purpose of the individual Fox Hills Specific Plan zoning districts, and the manner in which they are applied, are as follows.

A. FH-MD (Fox Hills Mixed Use Medium) District. The FH-MD Zoning District identifies areas in the Fox Hills Specific Plan appropriate for a broad range of mixed use, residential, office, and commercial uses. This zoning designation is located toward the edges of the Fox Hills Specific Plan Area, and is of a lower intensity than the FH-HD District. The FH-MD Zoning District is consistent with the Mixed Use Medium land use designation of the General Plan.

B. FH-HD (Fox Hills Mixed Use High) District. The FH-HD Zoning District identifies areas appropriate in the Fox Hills Specific Plan for large-scale residential, mixed use, office, and commercial uses emphasizing a variety of retail uses, including anchor tenants, entertainment, and restaurant uses. This District is the primary activity center of the Fox Hills Specific Plan Area, and is meant to facilitate the development of high-quality mixed-use developments, the continued operation of existing commercial areas, and encourage the creation of a wide-ranging system of public accessways. The FH-HD Zoning District is consistent with the Mixed Use High land use designation of the General Plan.

(Ord. No. 2026-008, Exhibit B (part))

A. Table 2-11 (Allowed Uses and Permit Requirements for Fox Hills 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% 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 2-11 Allowed Uses and Permit Requirements for Fox Hills Specific Plan Zoning Districts

(Ord. No. 2026-008, Exhibit B (part); Ord. No. 2026-012, Exhibit A (part))

A. General requirements. Subdivisions, new land uses and structures, and alterations to existing land uses and structures in the FH-MD and FH-HD zoning districts, shall be designed, constructed, and/or established in compliance with the requirements in Table 2-12 (Fox Hills Specific Plan District Development Standards (FH-MD, FH-HD)). In addition, the applicable development standards (e.g., landscaping, parking and loading, and the like) in Article 3 (Site Planning and General Development Standards) shall apply.

Table 2-12. Fox Hills Specific Plan District Development Standards

B. Design standards

1. Facade treatments.

a. Taller building articulation. Buildings with four or more stories above grade shall be designed to differentiate the vertical extent of its facade. This standard applies to all facades facing the public right of way.

i. If a distinct building base is provided (extending from at least the ground to the ceiling of the ground floor), the building's middle and top may feature the same materials and textures.

ii. If a distinct building top is provided (extending up from the floorplate of the uppermost habitable floor), the building's base and middle may feature the same materials and textures.

iii. No more than 50% of a building's façades may feature materials, colors and textures which extend uninterrupted from the ground to the roofline.

b. Colors and materials.

i. Buildings shall incorporate a maximum of two main body colors, three accent colors, and three different materials, excluding windows, doors, trim and public art, murals, or signs. Street-facing exterior elevations shall include at least two colors and at least two different materials, (in addition to glazing, window trim, doors, railings, public art, murals, or signs) that can accentuate building masses. The main body color is the predominant color used on the face(s) of the building.

ii. Material and color changes shall occur at an inside corner, underside of a massing element, or wrapped to an appropriate termination point such as a roof break, half-column, bay window, or enhanced trim element.

c. Glare. Reflective surfaces and materials such as mirrored glass and polished aluminum are prohibited.

d. Rear and side elevation enhancements. Rear and side elevations that are exposed to public view shall be treated with the same number of architectural treatments appropriate to the chosen architectural style as the front elevations.

e. Blank walls. Untreated blank walls over 15 feet in height and 20 feet in length visible from a public street or a pedestrian-oriented space (such as a park, plaza, common open space, or pedestrian pathway) are prohibited. To avoid blank walls, treatments such as murals, decorative articulation, and green screens may be utilized.

2. Building entrances.

a. Mix of uses. Commercial uses and residential uses shall have separate exterior entrances, elevators, and lobbies.

b. Frontages. Buildings shall feature at least one entrance along every frontage that is a designated frontage type. Refer to § 17.270.025.

3. Signage and lighting.

a. Signs. Signs shall be developed pursuant to Chapter 17.330 (Signs).

b. Lighting. Exterior lighting shall comply with the requirements of § 17.300.040 (Outdoor Lighting).

4. Parking and vehicular access.

a. General. Developments shall comply with all requirements contained in Chapter 17.320 (Off-Street Parking and Loading).

b. Screening. Street level parking facilities and lots shall be screened from view from the adjoining street(s) or public accessways by ornamental walls or fences, at least four feet high above street grade.

c. Ingress/egress:

i. Two-way vehicular ingress/egress areas on arterial 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.

ii. 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.

iii. 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.

C. Residential development standards.

1. Open space.

a. General. Residential development shall comply with the open space requirements of § 17.210.030.A. (Open Space Requirements for Multiple-Family Residential).

b. Landscape elements. To achieve a cohesive appearance and compatibility of a new project with its surroundings, proposed projects shall include at least three of the following landscape elements in the landscape plan:

i. Pedestrian-scaled lighting.

ii. Fountains/water features.

iii. Decorative paving.

iv. Freestanding art, with at least one dimension (height or depth) being over 10 feet.

v. Landmark tree (48-inch box minimum).

vi. Seating opportunities, such as raised planters and walls.

c. Common open space enclosure. At least 50% of common open space as defined by Section 17.700.010, where provided, shall be open to the sky and not include patio covers, building projections, and similar enclosures that block sunlight and air.

2. Facility and design requirements.

a. General. Residential and mixed-use developments shall comply with the facility and design requirements of § 17.210.030.B. (Facility and Design Requirements for Multiple-Family Residential).

b. Refuse.

i. Refuse and recycling material containers shared by multiple dwelling units shall be enclosed and screened in accordance with CCMC § 17.300.035. Sizing of the enclosures shall conform to the requirements of the Environmental Programs and Operations (EPO) Division of the Culver City Public Works Department.

ii. Refuse enclosures shall incorporate roof structures to help improve stormwater quality and to screen the enclosure from views from above.

iii. Refuse enclosures shall be finished using materials and colors that are consistent with the chosen architectural style. Enclosure gates shall be opaque.

iv. Refuse and recycling material containers stored within individual yards shall be screened from street view.

D. Live/work development standards. In addition to the standards detailed in this Section, live/work units within a mixed use development shall meet all applicable standards contained in § 17.400.060 (Live/Work Development Standards).

(Ord. No. 2026-008 Exhibit B (part))

Purpose. To enhance the pedestrian experience, the Fox Hills Specific Plan establishes four frontage types with unique design considerations. Specific development and design standards for these frontage types are listed in Table 2-13. Portions of a façade that do not feature a frontage type shall adhere to the standards of § 17.270.020.

[Figure]

Map 2-2 Fox Hills Frontage Types

Table 2-13. Fox Hills Specific Plan District Frontage Standards

A. Site planning and design standards.

1. Frontage setback. Parcels in the Fox Hills Specific Plan may feature multiple frontage types as indicated on Map 2.1 - Frontages. Frontage setbacks apply to all those portions of a parcel designated with a frontage type.

[Figure]

Figure 2-6 Frontage Setback

2. Multiple structure s. Frontage requireme nts only apply to structures adjacent to a right-of-way with a designated frontage type. On sites with multiple structures, structures located behind a structure adjacent to a frontage type are not subject to these requirements, and shall instead adhere to shall adhere to the standards of § 17.270.020.

3. Ground floor windows. The ground floor of a structure shall incorporate windows. The percentage shall be calculated based on the length of the facade frontage and the floor-to-ceiling height of the ground floor.

a. All transparent features shall be at least four feet in height.

b. Windows counting toward this requirement shall be within three to nine feet of the floor plate.

4. Building breaks.

a. Building breaks serve to separate the massing of a building into distinct components. Buildings breaks may serve as portals into interior open spaces, such as courtyards.

b. Building breaks shall be recessed at least 15 feet deep and 30 feet wide, extend from grade to the highest story, and open to the sky.

c. Building breaks shall feature a distinct building feature on the ground floor, such as a lobby, amenity space, or commercial space.

[Figure]

Figure 2-7 Building Breaks

5. Height modulation for Mixed-Use General, Active, and Public Accessway frontages. Rooflines along public-facing elevations shall be articulated. The following techniques may be used to satisfy this standard along the Mixed-Use General, Active, and Public Accessway frontages:

a. Reducing the floor area of the uppermost floor by at least 25% compared to the ground floor. Roof space created by the reduced floor area must extend to the building edge on all elevations facing the public right of way, public open space, or other publicly accessible areas. If utilized by two or more frontages in a single building, the reduced massing must occur along both frontages.

[Figure]

Figure 2-8 Floor Area Reduction

b. Provide a rooftop terrace(s) that occupies at least 20% of the uppermost habitable floor, creating a smaller building mass on the uppermost floor. If utilized by two or more frontages in a single building, the rooftop terrace must occur along both frontages.

[Figure]

Figure 2-9 Rooftop Terrace

c. Providing a corner element with distinct massing, colors, and/or materials, along with differentiated rooftop at least five feet tall and 25 feet wide/long adjacent to the intersection of two public rights-of-way. This method may be utilized to meet the height modulation requirement of up to two building frontages.

[Figure]

Figure 2-10 Corner Element

d. Providing a decorative rooftop at least five feet tall and 20 feet wide, sited adjacent to a required building break.

[Figure]

Figure 2-11 Decorative Building Breaks

e. Providing a stepback of at least 20 feet deep for at least 50% of the roofline above 46 feet along the primary frontage.

[Figure]

Figure 2-12 Stepback

f. Providing a stepback according to an encroachment plane sloping upward and inward at a 45-degree angle measured from the vertical, commencing 36 feet along the lot line of the frontage.

[Figure]

Figure 2-13 Encroachment Plane Stepback

g. Use of loft-style units on portions of the uppermost floor, with ceilings at least five feet taller than the floor below.

[Figure]

Figure 2-14 Loft Units with Roofline Modulation

h. A change in parapet wall or roof height of at least five feet for a distance of at least 50 feet.

6. Entrances. Pedestrian entrances shall be provided for all ground floor uses along the primary street frontage. Pedestrian entrances shall be directly accessible from the public right-of-way or public accessways and shall have direct access and view from the adjacent sidewalk.

a. Pedestrian entrances may either be common residential entrances (e.g. lobbies or amenity spaces), or entrances to individual dwelling units.

b. Pedestrian entrances that access commercial or nonresidential components of a development may also meet this requirement.

c. Exit doors from fire stairs, access doors to utility closets or other building services are not considered to be a pedestrian entrance.

d. Entrances shall feature recesses and/or projections. Entrances shall have a minimum combined depth of five feet. This required depth may be provided by a recess, a projection, or a combination of both (e.g., a three-foot recess and a two-foot projection/awning).

e. Exterior building entry doors and entryways shall be protected with at least one of the following features covering an area at least three feet in depth and five feet in width:

i. Overhangs.

ii. Recesses.

iii. Porches.

iv. Trellises.

7. Additional requirements. All street-facing frontages shall include a minimum of one of the architectural features or pedestrian amenities listed below:

a. Landscaped strips a minimum of three feet in depth along a minimum of 50% of the length of the street-facing façade.

b. Raised planters, window boxes, pergolas, or trellises that match the colors and materials of the project along at least 25% of the length of the street-facing façade.

c. Other pedestrian-oriented enhancements considered suitable by the Planning and Development Director.

B. Transition frontage.

1. Height modulation. Rooflines along elevations facing a public street shall be articulated. The following techniques may be used to satisfy this standard:

a. Reducing the floor area of the uppermost floor by at least 25% compared to the ground floor. Roof space created by the reduced floor area must extend to the building edge on all elevations facing the public right of way, public open space, or other publicly accessible areas. If utilized by two or more frontages in a single building, the reduced massing must occur along both frontages.

b. Providing a stepback of at least 20 feet deep for at least 50% of the roofline above 46 feet along the primary frontage.

c. Providing a stepback according to an encroachment plane sloping upward and inward at a 45-degree angle measured from the vertical, commencing 36 feet along the lot line of the frontage.

C. Public accessway frontage.

1. Setbacks. The setback of the Public Accessway frontage is meant to serve as an extension of the public realm. The required setback for Public Accessways shall not be utilized for vehicular travel or access, but may be utilized for the following purposes:

a. Landscaping in compliance with Chapter 17.310 (Landscaping).

b. Walkways, with or without seating.

c. Outdoor gathering spaces, such as outdoor dining.

b Dog runs.

2. Walls. Freestanding walls within the setback from the Public Accessway frontage shall adhere to the following standards:

a. Opaque walls, such as those made of brick, stone, or concrete shall not be taller than three feet.

b. Transparent walls, such as those composed of wrought iron or decorative iron, shall not be taller than six feet.

c. A combination of opaque and transparent materials may be utilized, but opaque materials shall be limited to the lowest three feet of any freestanding wall within 25 feet of the Public Accessway easement.

d. Chain-link fencing and barbed-wire fencing is prohibited.

e. Landscaping at least two feet in width shall be provided along 75% of the wall's length. Landscape design, installation, and maintenance shall comply with Chapter 17.310 (Landscaping).

3. Projections. Trellises, decks, balconies, and sunshades extending from a building and projecting into a Public Accessway setback shall provide a minimum height clearance of 10 feet, may encroach up to five feet into the setback, and shall not cover more than 2% of the Public Accessway setback.

(Ord. No. 2026-008, Exhibit B (part))

A. General performance standards. Performance standards for development in the Fox Hills Specific Plan shall conform to the City's performance standards for mixed-use development, as found in § 17.220.025 Performance Standards for Mixed Use Zones.

(Ord. No. 2026-008, Exhibit B (part))