ORDINANCE 1636ORDINANCE NO. 1636
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF EL
SEGUNDO APPROVING SPECIFIC PLAN AMENDMENT NO. 21-02 TO
MODIFY PORTIONS OF THE SMOKY HOLLOW SPECIFIC PLAN TO
ALLOW FOR INCREASED BUILDING HEIGHTS WITHIN A
DESIGNATED SUBAREA OF THE SMOKY HOLLOW SPECIFIC PLAN
AREA SUBJECT TO THE APPROVAL OF A TIER II COMMUNITY
BENEFITS PLAN
The City Council of the city of El Segundo does ordain as follows:
SECTION 1: Recitals. The Council finds and declares as follows:
A. On August 31, 2020, Mark Telesz of Smoky Hollow Industries, LLC.,; filed
an application for amendment to the Smoky Hollow Specific Plan (SPA) 21-
02.
B. The City reviewed the project's environmental impacts under the California
Environmental Quality Act (Public Resources Code §§ 21000, et seq.,
"CEQA"), the regulations promulgated thereunder (14 Cal. Code of
Regulations §§15000, et seq., the "CEQA Guidelines");
C. An Initial Study / Mitigated Negative Declaration (IS/MND) was prepared
pursuant to the requirements of CEQA and the CEQA Guidelines;
D. The Development Services Department completed its review and noticed a
public hearing regarding the application before the Planning Commission
for January 27, 2022
E. On January 27, 2022, at the applicant's request, the Planning Commission
continued the hearing to its regularly scheduled meeting on February 10,
2022.
F. On February 10, 2022, the Planning Commission held a public hearing to
receive public testimony and other evidence regarding the application
including, without limitation, information provided to the Planning
Commission by city staff, and adopted Resolution No. 2913 recommending
that the City Council approve the proposed Specific Plan Amendment with
a recommendation to decrease the boundaries of the Designated Subarea
by moving the eastern boundary to the west, from Center Street to Oregon
Street;
G. On March 15, 2022, the City Council held a duly -noticed public hearing and
considered public testimony, the information provided by City staff, and all
other evidence in the administrative record regarding this Ordinance; and
H. This Ordinance and its findings are made based upon the entire
administrative record including, without limitation, testimony and evidence
presented to the City Council at its March 15, 2022 hearing and the staff
report submitted by the Development Services Department.
SECTION 2: Factual Findings and Conclusions. The City Council finds as follows:
A. The Smoky Hollow Specific Plan (hereinafter, the "Specific Plan" or "SHSP")
covers approximately 120 acres located in the northwest quadrant of the
City, generally bounded by Standard Street to the west, El Segundo
Boulevard to the south, Pacific Coast Highway to the east and Grand
Avenue to the north;
B. The proposed amendment to the Specific Plan would amend the
development standards to increase the maximum permissible height of
buildings within a designated subarea of the SHSP Area from 50 feet to 60
feet. Specifically, the amendment would modify the height development
standard for Tier II Community Benefit Plan qualifying projects within an
approximate 20.9-acre area located in the Smoky Hollow East and Public
Facility zoning districts bounded by Oregon Street to the west, E. Franklin
Avenue to the north, Pacific Coast Highway [formerly Sepulveda Blvd.] to
the east, and E. El Segundo Blvd. the south.
SECTION I Specific Plan and General Plan Consistency Findings. Based on the
information in the staff report and in the administrative record as a whole, the City Council
hereby finds that the proposed amendment to the Smoky Hollow Specific Plan will further
the goals, policies and objectives of the General Plan and will not obstruct their
attainment. More specifically:
A. The proposed Specific Plan Amendment would make relatively minor
changes to the SHSP, allowing for buildings up to 60 feet (an increase of
10 feet above the current maximum height of 50 feet) within a 20.9-acre
subarea of the SHSP, subject to the approval of a Tier II Community
Benefits Plan (a discretionary approval). The proposed Specific Plan
Amendment would be consistent with the existing Smoky Hollow Design
Guidelines for enhancing building character such as conveying a sense of
old and new, building upon the existing context, conserving and retaining
character defining features, encouraging additions that differentiate and are
secondary to the bulk and mass of existing buildings, and encouraging 360-
degree architecture.
B. The Specific Plan Amendment will provide additional flexibility and options
for advancing the goals and objectives of the Specific Plan itself, particularly
for projects that propose to maintain the existing character of the area by
preserve portions of existing buildings.
URDHNNNCII NO 1636
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C. The proposed amendment to the SHSP will directly advance the following
objectives and policies of the General Plan:
Economic Development Element
Objective ED1-2: Center diversification efforts on targeted industries that
meet the City's criteria for job creation, growth potential, fiscal impact, and
fit with local resources.
Policy ED1-2.1: Seek to expand El Segundo's retail and commercial
base so that the diverse needs of the City's business and residential
communities are met.
The proposed amendment is consistent with the General Plan's Economic
Development Element and directly implements and furthers the General
Plan's goals, objectives and policies above because it promotes economic
development, job creation, and improves the City's tax base through
inclusion of office, and research and development land uses within the
Smoky Hollow Specific Plan area.
Land Use Element
Objective LU4-4: Provide areas where development has the flexibility to mix
uses, in an effort to provide synergistic relationships which have the
potential to maximize economic benefit, reduce traffic impacts, and
encourage pedestrian environments.
D. The proposed amendment is consistent with the General Plan's Land Use
Element and directly implements and furthers the General Plan's goals,
objectives and policies above because the proposed 10 feet height increase
would not detract from or create an impediment to the intent and
implementation of the Smoky Hollow Specific Plan. By allowing the
additional height, in conjunction with a Community Benefits Plan as
required, the additional height will allow more flexibility in the design of new
buildings and help promote the retention of the existing buildings to be
incorporated into the design of substantial additions. Each new building
would be evaluated on its own merit to ensure high quality design and for
compatibly with its surroundings. The allowance of the additional height
would also promote new uses and building into the context of the overall
Smoky Hollow Specific Plan area and will introduce new architectural styles,
enliven the area, and create positive direct and indirect economic impacts
consistent with Objective LU4-4.
SECTION 4: Environmental Assessment. An Initial Study/Mitigated Negative (IS/MND)
Declaration has been prepared to analyze the potential environmental effects of the
URDHNNNCII NO 1636
I e 3 of
proposed Specific Plan Amendment. On February 10, 2022, the Planning Commission
adopted Resolution No. 2912 recommending that the City Council approve the IS/MND.
Prior to taking action on this Ordinance, the City Council adopted Resolution No. 5322
approving the IS/MND and the corresponding Mitigation Monitoring and Reporting
Program. The findings and conclusions of Resolution No. 5322 are incorporated herein
as though fully set forth.
SECTION 5: Figure 2-1 (Zoning Districts) of the SHSP is superseded and replaced with
the revised Figure 2-1 below, which indicates the boundary of the newly -created Smoky
Hollow Subarea 1 bounded on the west by Oregon Street, E. Franklin Ave to the north,
Pacific Coast Highway (PCH) [formerly Sepulveda Blvd.] to the east, and E. El Segundo
Blvd. to the south.
Figure 2-1: Zoning Districts
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Section 6: The first paragraph of SHSP Section 2.3.2 (Development Tiers and
Community Benefits) is hereby amended to delete the final sentence. The resulting
paragraph reads as follows:
"The base development standards listed in Table 2-2 represent the
minimum project requirements. New development that proposes to exceed
the base standard for height, density, or any other development standard
beyond the minor deviation threshold allowed by Section 4.5.1
URDHNNNCII NO . 1636
4 of
Administrative Adjustment shall in return provide community benefits that
enhance Smoky Hollow's character and experience."
Section 7: Table 2-2 (Building Intensity and Height Standards by Zoning District) is
L.
superseded and replaced with the revised Table 2-2 set forth below, which adds
development standards for the newly -created Smoky Hollow Subarea 1.
MON, 2,, I3wnuYa ing I me nvity and Helght STa ndards by Urcnu g BUq .,,and
Section 8: Table 2-6 (Parking Standards by Zoning District) is superseded and replaced
with the revised Table 2-6 below, which replaces the reference to the "2016 California
Green Building Standards Code" in subsection HA (Bicycle Parking) with a reference to
"the most current California Green Building Standards Code."
URDHNNNCII NO 1636
I e 5 of
Section 9: Table 4-1 (Community Benefits Plan) of Section 4.5.2 of SHSP is superseded
and replaced with the revised Table 4-1 below, which modifies the "Applicable Projects"
and "Findings" columns for Tier II Community Benefits to indicate that a building height
deviation of up to 60 feet is available within the newly -added SHSP Subarea 1.
URDHNNNCII NO 1636
I e 6 of
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SECTION 10: A complete copy of the Smoky Hollow Specific Plan as amended herein
is attached hereto as Exhibit A.
SECTION 11: CONSTRUCTION. This Ordinance must be broadly construed to achieve
the purposes stated in this Ordinance. It is the City Council's intent that the provisions of
this Ordinance be interpreted or implemented by the City and others in a manner that
facilitates the purposes set forth in this Ordinance.
SECTION 12: ENFORCEABILITY. Repeal of any provision of the SHSP does not affect
any penalty, forfeiture, or liability incurred before, or preclude prosecution and imposition
of penalties for any violation occurring before this Ordinance's effective date. Any such
repealed part will remain in full force and effect for sustaining action or prosecuting
violations occurring before the effective date of this Ordinance.
SECTION 13: VALIDITY OF PREVIOUS CODE SECTIONS. If this entire Ordinance or
its application is deemed invalid by a court of competent jurisdiction, any repeal or
amendment of the SHSP or other city ordinance by this Ordinance will be rendered void
and cause such previous SHSP provision or other the city ordinance to remain in full force
and effect for all purposes.
SECTION 14: SEVERABILITY. If any part of this Ordinance or its application is deemed
invalid by a court of competent jurisdiction, the City Council intends that such invalidity
will not affect the effectiveness of the remaining provisions or applications and, to this
end, the provisions of this Ordinance are severable.
URDHNNNCII NO . 1636
.' .7 of
SECTION 15: The City Clerk is directed to certify the passage and adoption of this
Ordinance; cause it to be entered into the City of El Segundo's book of original
ordinances; make a note of the passage and adoption in the records of this meeting; and,
within fifteen (15) days after the passage and adoption of this Ordinance, cause a
summary thereof to be published or posted in accordance with California law.
SECTION 16: This Ordinance shall take effect 30 days after its passage and adoption,
PASSED AND ADOPTED this 19t" day of April, 2022.
ATTEST:
Tracy Wawa r, City Clerk
Mark D. Hensley, City
rew So s, Mayor
ORDINANCE NO. 1636
Page 8 of 9
CERTIFICATION
STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES ) SS
CITY OF EL SEGUNDO )
I, Tracy Weaver, City Clerk of the City of El Segundo, California, do hereby certify that
the whole number of members of the City Council of said City is five; that the foregoing
Ordinance No. 1636 was duly introduced by said City Council at a regular meeting held
on the 15t" day of March, 2022, and was duly passed and adopted by said City Council,
approved and signed by the Mayor, and attested to by the City Clerk, all at a regular
meeting of said Council held on the 19th day of April, 2022, and the same was so passed
and adopted by the following vote:
AYES: Council Member Pirsztuk, Council Member Nicol, and Council Member
Giroux
NOES: None
ABSENT: None
ABSTAIN: Mayor Boyles and Mayor Pro Tern Pimentel
WITNESS MY HAND THE OFFICIAL SEAL OF SAID CITY this day of April, 2022.
Tray Weaver, City Clerk
of the City of El Segundo,
California
ORDINANCE NO, 1636
Page 9 of 9
,. EXHIBIT
City of El Segundo
\� OWNS, M M`
City of El Segundo
0 K
SPECIFIC PLAN ADOPTEDE ¢
John Kaiiski Architects
KOA
Strategic Economics
4D KN,DWEED EN,T'
City Councif
staff
Drew Boyles
Greg Carpenter
Carol irsz.uk
Sam Lee
Mayo.- P. —. , -CM
R`a ... c_ u,,,/c r�u , , e ty D -e- O
Dori Brann
Gregg McClain
Co .c..`:MembeY
R`a ... a .
Paul Samaras
Scot Nicol
t�, _, a/ R`ann
Tina Gall
Cris Pimentel
Kerr Berkman
bt i1:lo rks D re O Y
Lifan Xu
Ryan Bal inn
E
Oty
Breads Newman
Consultant
,ce , „a,Y
M1, Inc.jay
Hoeschler
ohn Kaliski Architects
Michelle Kel orf
KO
Co,• m ss oner
Strategic Economics
Carol Wingate
1.1 Objectives..............................................5
1.2 Setting ................................................... 7
1.3 Plan Context.........................................11
1.4 Vision.....................................................13
1.5 Guiding Principles...............................14
1.6 Transformative Projects .......................17
1.7 The Future of Smoky Hollow ...............17
02 PRIVATE REALM STRATEGIES
2.1 Private Realm Strategies .......................27
2.2 Land Use Regulations ..........................29
2.3 Development Standards ......................37
2.4 Private Realm Design Guidelines ........44
2.5 Urban Design Guidelines .....................49
3.1 Public Realm Strategies ....................... 61
3.2 Mobility and Streetscape
Improvements ........................................ 61
3.3 Parking Management Strategies .......... 82
3.4 Pedestrian and Open Space
Enhancements ....................................... 85
3.5 District Identity ..................................... 89
3.6 Infrastructure Improvements................89
4 SPECIFIC PLAN PROCESS
ADMINISTRATION
4.1 Interpretations ....................................... 99
4.2 Severability............................................99
4.3 Environmental Review ..........................99
4.4 Nonconformities....................................99
4.5 Project Review and Approval
Process..................................................102
4.6 Appeals..................................................102
4.7 Specific Man Modifications and
Amendments.........................................102
5.1 Implementation Strategies ...................107
5.2 Implementation Action Plan.................108
5.3 Funding Strategy..................................117
APP—ND-XA- GLOSSARY 128
City of El Segundo . SMOKY HOLLOW SPECIFIC . LAN
Introduction + Vision
—-1 T ; = ram'
- c - ���
a framework and long-ternn strategy to
_ ul a it andprivate Investment
Smoky Hollow area.
Development activity in Smoky Hollow will be
;ma;ated and influenced ced y a range of tuuiS,
including:
Development Standards, design guidelines,
and other regulatory tools and metrics
Public infrastructure improvements
A comprehensive and strategic Set of policy,
physical, and programmatic implementation
actions
The SpeOf; Plan emphas;zes flex;b;hi- and
creativity to enable new businesses to thrive
and supports the long-term health and
expansion of the many existing businesses that
contribute to Segundo's success.
The Specific L1a an builds on the ea;eat;a
nature of Smoky Ho llow, sets ,policy to create
a dynamic public realm, and grounds the
regulatory framework in economic reality.
City of Et Segundo . SMOKY HOLLOW SPECIFIC . LAN . 5
Figure 1®1e Planning Area Ma
SMOKY HOLLOW SPECIFIC PLAN 11 City of El Segundo
Introduction + Vision
1.2 SETTING
12 1 Planning Area
Located in the central, portion of the "-,-_ity of E|
Segundo, the Smoky Hollow SpecificPlan area
extends east towest and is bounded by Indiana
Street and Sepulveda Boulevard tothe east,
downtown E| Segundo tothe west, the
Chevronoi| refinery(and E|Segundo
Bou|evard)tothe south, and residential,
neighborhoods tothe north. Regional, access to
Smoky Hollow is provided by |nterstatelO5
{�|ennAndersonFreew�y)interstate 4O5{San
Diego Freeway).and '(--allfornia State Route
(Sepulveda Boulevard, a|soknown asthe
PacificCoastHighwmy} E|Segundo Boulevard
and FnanWin Avenue run east/vvestthe !length
ofthe SpecificPlan area (See Figurel-1:Smoky
Hollow Uistrict) The Specific Plan area covers
O]8square miles (l2Oacres).orJust over three
percent ofthe �-_-ity's total, area of5.5square
mi|es (see FiOurel-2: Regional, Location). With
amix of!lot sizes onsma||streets, the |anduse
pattern and character ofthe Smoky Hollow
area were |arOe|yshaped bythe original,
industrial, uses that developed during the
mid-2O� century toserve the airport,
aerospacevdefense'and nearby refinery
industries
The east side ofSmoky Hollow ischaracterized
by |arOerblock patterns and parce|sand
medium -scale buildings originallyintended for
manufacturing, with atypical, building footprint
ofoverlO.00O square feet in comparison, the
street grid onthe vvestside hassma||er blocks
and smaller -scale bui|dinOs, with a typical,
footprint ofjustover 3.00Osquare feet.
kzthe east, Sepulveda Boulevard separates
Smoky Hollow from |arOecorporate campuses
and multi -story buildings. kzthe west, Main
Street provides downtown amenities within
walking distance tothe west half ofthe Smoky
Hollow Specific Plan area.
Smoky Hollow rapidly deve|oped into an
industrial, district after World War U due tothe
;Influence of|oca|aerospace Companies such
as Northrop 'GDrum man {vvitha presenceinE|
Segundo dating tol932)and general, demand
formanutac±urinO.distribution, and industrial,
service uses. The district was |arOe|y built out by
'the early l9GOs.
By the |ate2O� century the district suffered
the |ossof|arOe-sca|emanufacturing uses, as
the regional, aerospace industry contracted in
City of ElSegupdo �SMOKY HOLLOW SPECIFIC PLAN
Figure 1-2: Regional Loc ate Map
25au�*w n
a Z SMOKY HOLLOW SPECIFIC PLAN Z City of q Segundo
Introduction + Vision
While the shrinking demand for manufacturing
companies created aglut ofindustrial, space,
Smoky Hollow retained a sizable base of
manufacturing companies. However, by2OOO.
limited demand forindustria|space and the
aging building stock resu|ted inagradual,
decline ofphysical, conditions in the district.
The accompanying decline inproperty va|ues
and rents sparked a renaissance driven by
demand for creativeoffice and f|exib|e/research
and development (f|ex/R&U)space.
Toda&Smoky Hollow isatnansitiona|.
precominately !light industrial, district located
between aresidential, neighborhood tothe
north and aheavy industrial, site—theChevron
Di| Refinery —to the south. Reflecting the
transition of Smoky Hollow's traditional,
industrial, lands, the area is characterized by
a pattern of traditional, industrial, bui|dinOs,
typically built over 5Oyears ago, and some
newer structures. The mix of old and new
isenticing toprospective businesses and
visitors to the district. incubator, creative, and
know |edOe-based businesses are attracted to
'these types ofbuilding forms and the funky,
eclectic nature of Smoky Hollow.
City of ElSegupdo �SMOKY HOLLOW SPECIFIC PLAN \ 9
Local History and Plan Context
At @",! 5 -
� .:
<\ \
. .mow:RyQ*.
10 Z SMOKY HOLLOW SPECIFIC PLAN Z City of q Segundo
Introduction + Vision
|nresponse toshrinking manuf ctuhnO
demand, declining investment, and parking
issues, the Cityadopted the first Smoky HoUow
Specific Plan inlB8GThe intent ofthe lB8Gplan
was to: l) preserve existing uses that conform to
the p|an. 2) provide opportunities for both sma||
business and medium-sized manufacturing
uses.3) provide transition from the high -
density uses onthe east side ofSepulveda
Bou|evard to the |ower-densitycommercia|
and residential, uses tothe west, and 4) reso|ve
issues re|ated to parking, circu|ation.and
development standards.
Thel98G p|an did not anticipate the
tremendous growth inemerging creative,
technology, and new media companiesin
the greater Los Angeles area. Faced with
space, regulatory, and time constraints, many
developers opted tomodernize existing
bui|dinOs rather than wait for new, ground -up
development. This resu|ted in the preservation
ofmany original, brick industrial, buildings
Juxtaposed against more modern, sleeker, and
newer developments.
Smoky HoUovv'stransition and interesting
character appeal's to today's creative class of
companies. VWth demand for creativeoffice
space expected to continue to rise, an updated
|anduse framework isneeded tosustain
Smoky Ho||ovv'stransformation into regional,
hub for creative businesses and new types of
manufacturing.
ThisupdatedSmo�yHoUo�SpecihcP|anset
a regulatory and planning framework that
focuses development efforts onrevitalizing
bui|dingsfor incubatorindustrial and office
spaceThis SpecificPlan reflects thegoa|sand
objectives of various stakeho|ders, including
businesses and property owners, real, estate
and development professionals, the Planning
[ommission.and �City[ounci|.The Smoky
Ho||ovvSpecific P|an indudesdeve|opment
reOu|ations.design guidelines, and funding
strategies to realize the new vision. The plan
deliberately builds upon the traditional, uses and
structures within the district and introduces
the opportunity for intensification and
revitalization. The u|timategoal istotaci|itate
'the transformation of the Smoky Ho||ovvdistrict
from an aging industrial, area to a vigorous
incub�tordistrict and majoreconomic force in
thetY.
City of ElSegupdo �SMOKY HOLLOW SPECIFIC PLAN
�0
99
�\
\
Introduction + Vision
n the estate of California, specific
plan is one of the many toys for
implementing the goals and policies of
genera -plan Specif c plans implement a
city or countvs genera plan through the
development of policies, programs, n
vet ions for a acahzed area and in greater
detafl. SpecsSpecif c plans are put in place to
vet -ate distinct character areas that cannot
eve u-ated through genera ordinance or
-ink bet %een implementing policie of the
General Man and the individual deve-ournent
roposas in a defned area within the CAI
The Snaky low SecTc Plan has
direct relationship to the City of Segundo
Genera -Plan and provides site-specif c,
detailed descriptions of regulations,
standards, n -yes for implementing
General Plan goys and policies. To achieve
this,`le Specif c Plan must demonstrate that
it is consistent with 1e Genera- Plan which
was -ast comprehensively updated in 1991
(The Circa- ven Element as updated in
2004 and the Housing men in 2011). The
Genera- Plan provides citywide approach to
p-anning for future v e ment- A includes
the seven required Genera- Plan e1? ents:
Land Use, Circulation, Housing, Open Space
(Combined with Recreation), Conservation,
Noise, and Public Safety, along with an Ads
Qua -sty Element andHazardous Materials
-
and Waste Management Element. The
Genera -Plan identif es goy sobjectives,
and po icies se-ated to each of the chapters,
The -and use and developmentroach
for the Snaky say low SecTc Plan area
is compatiblewith 'le goals, policies, and
genera-- pattern o --and uses contained in the
Genera -Plan. The ority for preparation
and adoption of specsspecif c plans is set Teeth in
the California GovernmentCode, Sections
65450 through 6545T
The Smoky Hollow Specific Plan sets forth a
forward thinking, practical vision for the future
of this eclectic, creative area. The vision and
guiding principles are built upon extensive
community engagement, including workshops
and stakeholder interviews, City policy, and
technical analysis of established conditions. In
turn, every goal, strategy, and action included in
this plan must both relate to and implement this
shared vision.
Qty of Et Segundo . SMOKY HOLLOW SPECIFIC PLAN . -
The Msbn =rame ncrk irciudes bcht cudrc prrapies:
SMOKY HOLLOW SPECIFIC . LA'S' 11 City of El Segundo
Introduction + Vision
City of Et Segundo . SMOKY HOLLOW SPECIFIC . LA'S'
Smoky Hollow with the Chevron refinery in the background
SMOKY HOLLOW SPECIFIC PLAN 11 City of El Segundo
Introduction + Vision
PROJECTS
Transformativeproiects are intended to
embody the creative ideasand further
support the Specific P|an'svision for Smoky
Hollow. These proliects catalyze future change
vvhi|eaddressing some ofthe keyissuesand
opportunitiesinSmoky Hollow.
� Undertake a comprehensive approach to
parking and mobility The Specific Plan
identifiesshort-and|ong-termactions'
including using existing rights -of -way to
increase the parking supply. |nthe |onOer
term, the potential, formationofa parking
district and transportation demand
management practices will be critical,.
� Establish FnanWinAvenue asthe functiona|.
aesthetic, and social, backbone of the p|an
area. implement poo;ec±sthat create a
shared social, space among drivers, cyclists,
and pedestrians, and make the street
welcoming and appealing with afocus on
|andscapinO.signs, and street furniture.
� Faci|itatedeve|opmentofcreative��iceand
f|exib|e/researchand development space
and intensification of these desirable uses
on appropriate sites. Demand is growing
for these uses in the area asthe regional,
economy shifts toward increasing shares
o|professiona|Services firms and creative
businesses, which often Preferunique
spaces and vibrant, eclectic |ocationssuch
asSmoky Hollow and Ell Segundo.
� Leverage the many positive attributes
ofthe area such as'the artistic industrial
vibeand the re|axedbeach community
feel. The vision for Smoky Hollow will
becommunicatedmost effectively by
drawing people tothe district by providing
interesting destinations.
� Take the next steps in bringing acomp|ete
hberoptic network to Smoky Hollow.
Providing adequate infrastructure supports
the flow and processing of information and
maintains the desirability of the area to
creative and tech no|oOy-based businesses.
1~7 THE FUTURE OF SMOKY
HOLLOW
The following visualizations Illustrate thevision
through photo-rea|isticrendehnOsofkeyareas
in the Specific Plan area. Each visualization
shows the baseline 2CO7conditions and
potential, improvements articulated in the
Specific P|anThese renderings are iUustrstive
and are intended tobeconceptual, and not
prescriptive.
City of ElSegupdo �SMOKY HOLLOW SPECIFIC PLAN
l Segundo Boulevard (2 17)
SMOKY HOLLOW SPECIFIC PLAN 11 City of El Segundo
Irztroductiorz + Vision
l Segundo Boulevard (Potential)
�
City of Et Segundo . SMOKY HOLLOW SPECI IC . LAN . -
Franklin Avenue (2 17)
SMOKY HOLLOW SPECIFIC PLAN 11 City of El Segundo
Irztroductiorz + Vision
Franklin Avenue (Potential)
City of Et Segundo . SMOKY HOLLOW SPECIFIC . LAN . -
Typical North/South Street (2017)
SMOKY HOLLOW SPECIFIC PLAN 11 City of El Segundo
Irztroductiorz + Vision
Typical NorthlSouth Street (Potential)
City of Et Segundo . SMOKY HOLLOW SPECIFIC . LAN
Private Realm Strategies
- - a r a
a fc u n d-a tio n to s Lipp o rt t h- e Pla n a rea �s
transition a r _melon al destInatIon for
2-1 - - -
S—RA—EG-ES
The regulatory and design framework
established here will guide and focus the
transition of Smoky Hollow to a dreatve,
innovative, and dynamic environment.
The private realm iincludes ail privately owned
property in Smoky Hollo\%, which accounts for
78 percent of the total land w;th;n the Specific
Plan area (approx;mate iy 94 acres). The
chapter begins with the land use regulations
and development standards that guide
The chapter concludes with
design guidelines.
Where a provision in this chapter does not
address a specific c-ond;',-;on or s�tUati:.n that
ar;ses, the provisions set forth in the El Segundo
Munbpal Code (PSMC) shallapply. in the event
of a conflict between these provisions and the
provisions of the PSMC, the provisions set forth
the Smoky Hollow Specific plan shall govern.
City of Et Segupdo . SMOKY HOLLOW SPECIFIC . LAN . -
Figure 2®1e Zoning Districts
g
PINE AVE
Rfi
3
NO tLf AVE
_ 7"
HOLLY AVE
in
ft
EL SGL
g Smoky Hollow Speciis< Plea Boundary
Parks and Open Space
Smoky Hollow Subarea 1
ITTINT:
CHEVRON RIF111ERY
Specific Plan Zoning Districts
Smoky Hollow West
\\\\\\\\ Smoky Hollow East
Public Facility
Parkin€t
a
PINT AVE
z>
Et
P�
O
Kmmo
- \ .\
-14-1
SMOKY HOLLOW SPECI=1C PLAN 11 City of El Segundo
Private Realm Strategies
2.2 - AND USE RU0GU_ A_U0NS 0
These land use objectivesare broad policy
statements intended to guide |and usedecision-
� Encourage comrneoja|and industha|
development that promotes new and
estab|ishedbusinessesand sustains
economicOrovvth vvhi|ea|so preserving
Smoky Hollow's postwerindustria|
character, history authenticity and fine-
Onained architectuna| sca|e.
� Encourage the inteOnationofeveryday
uses that serve the Smoky Hollow district
without undu|ycompeting with the retail
activity ofMain Street and surrounding
districts. �
� Limitnon-supportive |anduses that dilute
the area's reputation asacreative and
cutting -edge business community.
2 2 2 Zoning Districts
Tbidentifyspecihcareasforce�ainaUovved
uses and development standards, the Specific
plan estab|ishes fourzoninO district (see
Figure 2-1: Zoning Districts).
The purpose ofthe Smoky Hollow West
(SH-W)zoning distric±istoencourage
a range of small'! business and incubator
industria| uses. including |iOht industrial
activitiesand research' creative office, and
techno|oOyuses.
The Smoky Hollow East (SH-E)zoning
district provides a tnansitiona| land use
area between higher-intensityoffice uses
east ofSepulveda Boulevard and the
sma||er, sinO|e-parce| industrial and creative
businesses of the western portion of the
Smoky Hollow area. The SH-EzoninO
districtaccommodates development
ofincubatorindustria|.research, and
technology uses-, medium-sized |iOht
industria|and manutacturinO�and creative
officeactivities.
The Public Facilities (PF)zoninOdisthct
designates property for pub|icuses
necessary tosupport community needs,
such as|ibrsries'fire stations'schoo|s'and
� The Parking
|andthat iscurrently used orexpected
to be used as a Parking taci|ity either as
surface |otsorparking structures.
City of ElSegupdo �SMOKY HOLLOW SPECIFIC PLAN �29
[hest Zone: Example Imagery
-40
SMOKY HOLLOW SPECIFIC PLAN City of Et Segupdo
Private Realm Strategies
East Zone: Example Imagery
City of Et Segupdo . SMOKY HOLLOW SPECIFIC . LAN . -
Parking Zone: Example Imagery
SMOKY HOLLOW SPECIFIC PLAN 11 City of El Segundo
Private Realm Strategies
2 2 2 Allowable Uses by Zoning District
A|ovved|anduses within each zoning district
are !listed inTable 2-1. ,,---ertain uses may be
subjecttospecial, conditions regarding the
|ocation.operation, design, orspecial, permitting
requirements. Fo||owinO anapplication submitta|.
the Planning and Building Safety Director
(Director) or his or her designee shaU make a
determination astowhether the proposed use
ispermitted, conditionally permitted, prohibited,
ora||owedasatemporary oraccessory use toa
permitted use. Any use not specifically |istedin
Table 2-1 sha|| be interpreted as nota||ovved in
Smoky Hollow.
� APermitted Use (P)isaUovvedwithout
discretionary approval, and subjecttoa||
app|icab|e provisions of this Specific P|an.
� AnAdministrative Use Permit (AUP)
requires discretionary approval, authorized
bythe Director and subjecttothe
requirements outlined in ESMC- C-hapter
l5-22
� AConditionally Permitted Use (CUP)
requires discretionary approval, in the form
ofa[onditiona|Use Permit authorized by
the planning [ommissionand subjectto
the requirements out|inedinESMC-[hapter
� AnAccessory Use (A)refers toause that ;Is
incidenha|and subordinate toa primary use
of the |and or building and located on the
same !lot with the primary use orbuilding.
� Uses specifically notaUovved in zoning
district are indicated bv (—).
it is not Possible toanticipate every |and use
that might beproposed and suitable inthe
future. primary uses not !listed inkab|e,2-1
un|essdetermined tobesubstantially similar
to !listed use, are not permitted. Where
proposed |anduse isnot !listed but is|arOe|y
similar toone ofthe !listed uses, the process
set forth in the ESM",-_- C-hapterl5.22 shall apply.
Prohibited uses are !listed in Section 2.2.3 be|ovv
A||existing nonconforming uses that are !listed
as prohibited in this Section sha|| besubject
tothe procedures out|inedinSection 4.4
(Nonconformities)
Detailed dehnitionsfor uses are |isted in
Appendix A: Glossary.
2 2 3 Prohibited Uses
The following uses are prohibited, asdefined in
AppendixA(G|ossary):
• Financia| institutions
• Dwelling: Single, Two, and Multiple Fami|y
• Live/VVork
• Service Stations
• General PersonayMiniStorage
• Freight Forwarding
• Medical/Uenta| Office/Clinic
• Data '(--enters
• Retai| Stores (unless accessory toan
a||ovveduse)
� _Dyms/FitnessStudios
� Vehicle Sa|es and Services
AUexisting nonconforming uses !listed as
prohibited in this Section shall'! besubject
to'the procedures out|inedinSection 4.4
(Nonconformities).
City of ElSegupdo �SMOKY HOLLOW SPECIFIC PLAN \ 33
Table 2®1e Allowed Land Uses Table
Note:
iin the P zone, a paI'K.ng structure may .indlude ground floor USES (as an accessory USB) that activate the street frontage.
4- , SMOKY HOLLOW SPECIFIC . LAN 11 City of El Segundo
Private Realm Strategies
Table 2-1: Allowed Land Uses Table
Note:
I in the P zone, a park;ng structure may indlude ground floor uses (as an accessory use) that activate the street frontage.
City of ElSegupdo . SMOKY HOLLOW SPECIFIC PLAN . 35
Table 2®1e Allowed Land Uses Table
Note:
iin the P zone, a paI'K.ng structure may .indlude ground floor USES (as an accessory USB) that activate the street frontage.
SMOKY HOLLOW SPECIFIC PLAN 11 City of El Segundo
Private Realm Strategies
2.3 DEVE- ODMEN—
S—ANDARDS
New structures and alterations toexisting
structures shall'! bedesigned, constructed, and
established incompliance with the requirements
ofthis chapter. This chapter outlines
development standards for Smoky Ho||ow-East.
Smoky Ho||ovv-VVest.and the parking zoning
districts Development standards for the public
F�ci|ities{PF)zoninO district sha||comply vvith
11---hapterl5]O(Public Faci|itiesZone) ofthe
E|
Segundo Municipal Code (ESMIC-)
� Enhance investment Potentia|throuOh
higher -intensity development vvhi|e
respecting the area's physical, formand
eclectic, creative character
� provide development standards that
emphasivaflexibility creativ;tyand
innovation to attract desired uses.
13
The following objectivesare broad policy
statements intended toguide development and
�
design decision making.
� Encourage reuse and preservation of
existing buildings that contribute positively
tothe area's visual, and functional, character.
�
Create standards and guidelines that
differentiate betvveen the smaller scale
b|ock-and-|ot patterns ofthe western
portion of the district and the |arOersca|e
block -and -lot patterns ofthe eastern
portion to conserve opportunities for a
variety of business types and maintain the
sense of district authenticity.
Address parking needs vvhi|elimiting
the �ro|ifenation ofsu��ce !lots. Maintain
parking regulations that a||ovvfor better site
design and maximum site utility.
identify standards and guidelines foron-site
open space and encourage the retention
and development ofoff-site open spaces.
City of ElSegupdo �SMOKY HOLLOW SPECIFIC PLAN \ 3-
2-3-2 Development F and
The base development standards l,iSted in Table
2-2 represent the minimum protect requirements.
New development that proposes to exceed
the base standard for height, density, or any
other development standard beyond the minor
deviation threshold allowed by Section 4.5.
,administrative Adtustment shal,i in return provide
comet nit�y benefits that enhance Smoky
oiiow's character and experience.
-- D pm '
L �L'stCL
Pr, . cts ;''din the Smoky Hollow Specific Plan
shal,l, also comply with the standards in the
fol,l,owinc, sections of ESMC:
5-2-3 Exceptions to Bu ldinc, _eights
5-2-4-eic,ht restrictions for wallS and
fences
5-2-9 Screening,
5-2- 0 Temporary uil,dingS
proposal,S to exceed standards shal,l, submit a Chapter S: Signs.
Community Benefits Plan and be considered
through the appropriate review process
described ;n Sect;'on 4.5.2. Community Benefits
Ran for Ter 1 and Ter 11 level, protects.
SMOKY HOLLOW SPECIFIC PLAN 11 City of El, Segundo
Private Realm Strategies
Table 2®2e Building Intensity and height Standards by Zoning District
Base S`_u oard 0,7 1.0 0.1
A:o,n he Gross -oor Community Benefits
Area Ratio ` AR; ' Tier 1° N/A
Community Benefits
Tier IP
vooV o000 V ov V oVo ov ov \
Base Spa oaro
Max mu Budoing 3S
Community Benefits
Tier II'
Notes:
s` _ souare t =
P.4 , shall be calculated using gross floor area of structures, as defined in .AP.Pendix ..A.
2. FAR , -o^� is aoo:cae o^y to ^on-oars;^�`ac;: . _ b:ty uses.
3. See 4.5.2: Community Benefits Plan.
4. See - Uure 2-1. %on, D;stncts for Subarea deli .canon.
City of Et Segupdo . SMOKY HOLLOW SPECIFIC . LAN . 39
Table 2®3e General Development Standards by Zoning District
M'n'mum of Area 600 s` 11.200 s` 5,000 s`
A\\\\\\ \\\\\\ VAVVVVVV\VA \\\\\\\ VA VA\\\VA VAVV VV\ \
\ \ \ \
1 BuHunQ O en' a�on _rank ^. o's aaonnQ —ranki ^. Avenue sa-. Caro oe a mnmum of one C:r" mart' entry faC ^—r"ankhm
Avenue Avenue Pr`mary entry 000rs Si' - be ✓,S b . a u accessibie fr"o "1 e public S oelh'alk"
or new bu mgs or new aoalfhons .ron. nQ —ra k- Avenue, a '-."1 n'-."lu "11 %'aC oe
Builoing Transparency —rangy n
transtia en \•` shall be ti oti ded at the ground level or first '2 feet of height cootie grade, N/A
Avenue _rOn_ (see �SeQure < 2�
/V ,che er S -eSSthrough the h -u_ion o /V,noo s, enneS or sl,mllar open nUS.
n AVVVVVVV VAAVVVA AAA AAA VVAAV AAA VAAA \
-r on Yard No se'back reou'reo
S;oe earn No s' e or rear se' badk reou'reo, a -eSS uace _ to a res7onnQ - S_r,cL /V :c t case _ e Se' badk a-ong on y the property
- e shared Nil- resS � o _ 7onmQ us' c' shail be 10 '�ee rights -of -way, Lois separated by streets or other nduomg all-, e�'S. are .;o..
3 Rear Yaro cons�oereo u ace _.
4 Front .moo Sioe Yaros Ao'oininQ
.
ranks Avenue
AaonnQ A et' M1 n mum 10 f_. as measureo from property hine No se`badk reou'reo
Comply ' 1 corner onveway, ano alley visibilityrecoiureme 's ESMC Sec ons 152-6 'Corner t -earanC ) ano 15211 Dr'. wa
6 AH Structures
Notes:
s` - souare to , _
1. 4 Secured and transparent gate facing a Public sidewalk and Street that opens to a garden, terrace, plaza, Paseo, or s,mHar may be defined as a Primary entrance.
4- , SMOKY HOLLOW SPECIFIC . LAN 11 City of El Segundo
Private Realm Strategies
Figure 2®2e Building Transparency, Franklin Avenue Frontages
OGround level or first 12 feet of height above grade
Area of facade
OArea of transparent opening
O15% facade transparency sum total 0 = 15%
City of Et Segupdo . SMOKY HOLLOW SPECIFIC . LA'S'
Table 2®4e Open Space Standards by Zoning District
M'n mu m v% o` o` 1` _ e o` area exceeds
1. Open Space. era M'n'mum 3% o`:ot M n'mum v", o` of
22.400 sf a m ^ mum o` 10% o` ` e o`.
^ S'�eS -a rimer .. �,^ «,4`J`J S'�: a "`t ^.iml_"`t O'�1 `�t�e S"a-- �e C:rOV On S'�.� 10�"
Sur`ace �arIn o' iJevery 4 a _;ram, C: : Oe^ 'O _ s, ' ky surface oar C ^_,
�
SoaCeS see Figure 2=3;, ach reu reu tree S u-- be a minimum 24-'nch box tree wiffi a prqecteo growffiO a minmurn O'
Lanoscaping _ u o canopy, as c ocumei . _ e Sunset Wester 'Garoen book or smar.
5 rro '�,On
-- A u .uSCuC:eu areas ^C L, - '�reeS a'� Shr'�a Ce oar. -Ots s"a . be ur0, ueu 1/u ffi appropriate permanent /V a_er uC t, _,es.
Noe
1 RecOreo open space may be proV 'moo o on budoing rooftops however,ver, at -50%o reoureo open space s� rect access `ro� exs'^o gro� - ele ,` o^
SMOKY HOLLOW SPECIFIC . LAN 11 City of El Segundo
Private Realm Strategies
Figure 2®3e Surface Parking Lot Landscaping: Illustrative Landscaping at Surface Parking that Meets Standard
tE::
00 FTI u FFM- o
IF IL —LLLLI— i
au
--- --------
�l
------ ------
------ ------ ------
pa MOM -M-007-
—= - -_ -
O Tree, typical
OParking space, typical
City of Et Segupdo . SMOKY HOLLOW SPECIFIC . LAN . 4-34
Table 55e Access, Loading, and Refuse Collection Standards by Zoning District
EN
u Lots aojoining an alley are pr0 r teo from provioing curb cuts along sheet fr0ntage5
u New curb cuts along—raBli^
Avenu0 are pr0h btee,
For lots not aojoining an alley, a maximum of I curb cut is alloweo- for each 150 ft of lot
frontage along r?uMc street
u� J u �
b. Curb Cuts shah_ not be '":"lore
1Ve'"'C�,ar Access
�� 1� except where
than 2�
C New curb cuts along—ranW_ ^ Avenge are pr0 r tee,
_ __h
requ r o by the City to be larger for
o. Curb Cats shall not be more Tan 25 ft in Both except where requireo by the City to be
safety
larger for safety purposes,
u Not requireo if gross Whoarea < 50B00 st.
Hot r"eau r"ea.
Reuu r u if dross budding area z 50000 \ an u\r rein reo for the following uses when
'� the use ekceeos 2,500 S^ S 7e restaurant Or Other foo - sales- la service,
Loading
C On-siteloading areas s1ha - be at least A `_ t0^_, ano 10 ft h'ioe For lots aojoining an alley,
loading areas shall d,ojo n or"have access fr"Om the alley, O d. g spaces may encroach into
any requireo alley setback.
u Refuse codeC'� on service shall be CO^ racteo with an approveo local service pr0. oer. Refuse
collection areas shall
3 Refuse Collection be screeneo per ESMC Section 1 28 D.
On lots ajoining an alley,refuse collection Storage areas shall be Or.enteo to a .0 accessed:
fr0m the alley,
44 , SMOKY HOLLOW SPECIFIC PLAN , City of El Segundo
Private Realm Strategies
Table 2®6e Parking Standards by Zoning District
New Construction ano Change
2.5 spaces per 1,000 sf gross floor area. Snail be on-sitq off -site per covenanted agreement, or addressed through payment of in -lieu
of Occupancy'
fees, per ESMC Section 15 15 6D.
2.5 spaces per WOO sf gross floor area (addition only). Snail be on -site, off -site per covenanted agreement, or addressed through
2 Auu ` o^s to 35cings
payment of in -lieu fees per ESMC Section 15 1 -6D.
S Tenoem Parking
Ta .uem spaces shall have e maximum length of 46 feet (parking for 2 vehicles maximum
Consistent with Section SM6A of _ e most current California Green Builoing Ste curds Coin.
New projects anticipated to generate AmOr traff c snail provide one 2-bike capacity rack for 5% of new visitor motorized Lenicie
parking spaces being aooeo, with e minimum of one Tb ke capacity recK A -o ons or a_erat ons that coo 9 or fewer visitor vehicle
parking spaces are exC uow,
New buQcings with 10 Or more 'tom u _ occupants Or aoo _ions Oralterations that coo 10 or more tenant vehicle Ge parking ng spaces shall
� i:CyC_e = errC n
nr m e parking r 5`�,� .e parking u be
0.,�.e SeCU CyCt e � ^_, '�O O'� the tenant _ vehicle C_ e rC ng spaces _, aooeo, with e minimum Of One secure bicycle
pap ng space. Acceptable parking `eC : _ eS shall be convenient from the street u o shall meet One of thefollowing:
.e. COv reo, lockable enclosures with permanently enchoreo racks for bicycles;
Lockable bicycle rooms N T permanently enC Orel. racks Or
C. Lockable permanently enchoreo bicycle lockers,
Other Parking Area
Refer to ESMC Sections 15-15-1 through 15 15
Development .t S _uruS
Notes:
1. Perking requirements "lei is in li ve PaNin_
Zoning District apply only to non par C;ng uses,
2 Bicycle pa? ng Sten _uruS shall
apply to new construction, e _o _ions. ano alterations, but shall not apply to change of occupancy Or Use,
pity of Et Segundo . SMOKY HOLLOW SPECIFIC PLAN 45
2-4 PRIVATE REALM DESIGN
GUIDELINES
Smoky _ollow represent, a unique World
War -era industrial district. Once home to
traditional manufactur;nc,, mach;n;nc,, and
aerospace industries, the Smoky _ollow
district —with its one- and two- story brick,
metal, and stucco exteriors, curved c6linc,s,
h;gh roof lines and interiors —
is attractive to new media, technology,
incubator, and creative business 2nQeavor,.
The repurposing of existing space will inform
future development in a manner that retains the
district's authenticity and character.
Smoky -ollow Generally Consist, of two sub-
district,: Smoky -ollow ast and Smoky
Hollow \Vest. Smoky-o11o, i-ast includes
larger, free-stand;nc bu;ld;ncs on spacious
parcels. Th;S configuration allows campus -
style, business park settings that integrate
landscape and Communal outdoor space into
site de,icn. Conversely, smaller closely -packed
structures and !lot configurations line the streets
of Smoky _ollow West. T;c,hter blocks create
a more intricate, urban, and sidewalk -oriented
\•'U''l"rK L7lctrl`:t. The Spec;.;a ai`;'c objective is
to preserve the district', unique Characteristic,
while allowing, the emerc,ence of desic,n
innovation and creative use of Space.
2-4-1 mo y Hollow Design ONectives
The overarching, desic,n coal for the
Smoky Hollow Specific Plan is to provide a
development framework that maintains the
district's unique setting and character while
promoting adaptive design features that
;ntec,rate well-desic,ned architecture; enhanced,
viable public space; and accessible pedestrian
and transit l;nkac,es.
These des;cn objective, are broad policy
statement, intended to cu;de development
throughout Smoky-ollow.
preserve Smoky-ollow's existing Character
through the use of compatible architectural
feature,, material,, and Beta l'S.
insist upon streetscape and landscape
amenities that allow for small -Scale, informal
c,atherinc,, both within sites and alone,
public rights-of-wa}`, especially sidewalks,
street corners, and alone,=ranklin Avenue
Develop more accessible and street -side
public open ,pace. Building,, fronting publ;C
Sidewalks, and specifically bu;ld;ngs
fronting=ranklin Avenue, shall provide
sidewalk -oriented entries and small -Scale
Gathering opportunities.
protect designs, orientation, and spaces
should anticipate and faal;tate emerging
sidewalk and pedestrian activity, reuse of
alleys, and access to all transit mode,.
_ncouraCe active and passive design
,trateCie, that Conserve natural resource,.
4 , SMOKY HOLLOW SPECIFIC . LAN 11 City of El Segundo
Private Realm Strategies
- - - - - D- ——
B- -- D- E)-
RDA AND —-
Standards
ve oDment standards are SS e
criteria for ding S S S such S
setbacks- i ding heights, open space
reauirements and floor area ratio (FAR).
Standards are DrescriDtive and auantitative
and are aDD-' consistently to - DroDerties
in each zoning district. Deve-opment
standards are mandatory, and D-o= c 5
may on y be aDDrovedof the DroDosed
- s v mtints are consistent with the
deve-oDment standards umens otherwise
:owed by a Varianceo: Administrative
Ad'ustment.
Guideffilles
Design guidelines are discretionary and
crua-itative. They are intended to serve S
criteria o- reviewing projects during the
DD ication and aDDrova Drocess.Design
guideines address S S s that cannot
easuy be measured s quS a but are
imDortant asDects of the design and -sty
of a bui-dingor ,r -opment. The design
guideines contain recommendations
on design aspects that are more open to
interDretation. such s texture m as -S.
sty , and overa design charades. in
certain circumstances, design guideines are
mandatorthese are indicated with s ear
termino-ogysuch as "shy--" and muss".
her used it corpiurctior. the developmert
stardards and desigr guidelires will shape
future deveippmert to achieve the commurity5s
visior yr moky HbIlow as ar icoric and
City of Et Segupdo . SMOKY HOLLOW SPECIFIC . LAN
Figure 2®4e Design for Adaptive Resew
5 , SMOKY HOLLOW SPECIFIC . LA'S' , City of Et Segupdo
Private Realm Strategies
Figure 2®5e Design for Infiii Buildings
ra cte}
City of Et Segupdo . SMOKY HOLLOW SPECIFIC . LAN �-
Figure 2®6e Design for Building Additions
SMOKY HOLLOW SPECIFIC . LA'S' , City of Et Segupdo
Private Realm Strategies
Figure 2®7e Design for Campus Projects
City of Et Segupdo . SMOKY HOLLOW SPECIFIC . LA'S'
Figure 2® a Design for Street and Sidewalk Frontages
54 , SMOKY HOLLOW SPECIFIC . LA'S' , City of Et Segupdo
Private Realm Strategies
Figure 2®9e Design for Street Corners
City of Et Segupdo . SMOKY HOLLOW SPECIFIC . LAN . 55
Figure 2-10: Design for Alleyways
SMOKY HOLLOW SPECIFIC . LA'S' , City of Et Segupdo
Private Realm Strategies
y,.
N'ot al/ of the design guide/fines wi/,/be
aPP/icab/e to each Proiec�L ,but each ,oroiect
team showd be ab/e to exo/ain how the
guioeii,-es shaPed theL, Proiect desigo a, -a'
wo../W wit,- Oty staff to incoPoate as ; ;�a; :y
of the ideas as Possib/e.
Enhance Building Charade.
- - Build on the quality Industrial
character of architecture currently in
Smoky Hollow.
13 Convey a sense of old and new
throuah conservation of existina
materials and details and selection
of new building components that
complement existing conditions
without mimickina an older
architectural character.
Build upon existing context through
use of similar forms, heights,
proportions, building materials, and
details observed in the surrounds.
Conserve and retain the character -
defining features of an existing
buildina: minimize the removal of older
components, materials, and details.
Repair such features rather than
replace them, to the maximum extent
feasible.
Encourage additions that complement
existing character -defining features
and are differentiated and secondary
to the bulk and massina of existina
buildinas.
Incorporate small, medium, and large
scales through design of differentiated
massing and a variety of components,
proportions, and details.
Emphasize design at the pedestrian
level through expressed forms, shapes,
masses, materials, and details at first -
floor frontages.
Specify 3 0" architecture through
extension of the character -defining
elements and materials, level of detail,
and architectural consistency at all
building facades.
City of Et Segupdo . SMOKY HOLLOW SPECIFIC . LAN
Enhance entry expression through
use of color; forms; materials; details;
orientation to sidewalks; landscaping;
and place -making to create a sense of
arrival.
Encourage the use of roll -up doors
and sliding walls at street frontages
to add visual interest at the pedestrian
level and enhance indoor -outdoor
interactions.
�- Orient secondary entries to alleys to
create a sense of arrival and increase
pedestrian presence in alleys.
to Incorporate different materials, colors,
and textures at a building's exterior to
create visual interest, avoid monotonous
or repetitive building frontages.
Fadiffate Gathermg
Form an active street wall through
design of building frontages with
material and detail interest at or
near sidewalks and use of sidewalk -
oriented entries.
Provide street corner plazas through
setbacks from street corners or through
conversion of front yard surface parking
Develop outdoor gathering spaces at
entries; along sidewalks; at patios; and
on rooftops to invite activity.
Provide alley4acing gathering spaces
through setbacks and modulations at
rear property lines that invite safe use
and activity.
Provide ease of access along and
across sites through leveling outdoor
and indoor height differences, provision
of accessible ramps and handrails:
removal of obstacles on sidewalks; and
minimization of curb cuts.
Enhance surface parking through use of
enduring quality paging materials that
create visual interest; use permeable
paging materials consistent with City
building codes.
Use enduring, quality paving materials
or street painting to realize visual
interest and differentiate the defined
pedestrian zone from traffic lanes.
Provide street furniture of enduring
quality and aesthetic value; examples
include benches; information posts;
trash cans; etc.
Use exterior lighting to accentuate
safety and design elements of public
and private outdoor areas and sidewalks.
Provide i-i hotspots to attract
pedestrians and encourage gathering at
specified locations.
Ipcorporate Landscape
and Enviropmeptal Dln
Design layered and lush landscaping
through selection of plant materials that
display a variety of shapes: textures; and
colors.
Affift
Select drought4olerant and
native plants to reduce irrigation and
conserve water.
IIIUtilize planters and pots to provide tt,
greenery along sidewalks where street
trees are not permitted.
SMOKY HOLLOW SPECIFIC PLAN 11 City of El Segundo
Private Realm Strategies
? Improve landscaping in parking areas
through the use of tree canopies,
landscape planters, and design of walls
and fences that create visual interest,
and reduce the heat island effect.
Use fences and walls as an extension
of the architecture and character of
the buildina.
Utilize natural light through use of
large window expanses, clearstories
skylights, etc. to enhance working
spaces and reduce lighting energy
consumption.
EncourageConnectivity
,? Install bike facilities consistent with
City building code requirements - such
as bike racks, bike storage, bike sharing
stations, dedicated shower rooms, and
lockers - to encouraae bikina.
Des;gnjb.-Signage, Way=Mndhig,
and Public Aft
0 Design signs as an integral
component of the architectural
program. Consider channel letter signs,
projecting signs, and flag signs. Avoid
box signs with plastic covers.
Incorporate way -finding through
integral design of identity and
directional signage and on -site lighting
to guide and enhance circulations.
Encourage public art, including murals,
street paintings, outdoor installation
art, and light -based art installations, to
create visual interest along alleys.
City of Et Segupdo . SMOKY HOLLOW SPECIFIC . LAN . 59
Specific Fran Process + Administration
T A ''D ''�' . ''N . S T ''RAT . O ''N
J--
This chalker describes the authority orsof
a 13ipeciflc Plan, the prqiect review and
aymnal process, and the administrative
procedures requindfificr amendments and/
r modikfications to the,,SpecificPlan.
Specific Plans serves as an implementation too!
for the General Plan and establish the zoning
regulations for a unique area. This Specific Plan
has been prepared pursuant to Section 65450
A sec. of the California Government Code
and addresses general provisions, permitted
uses, development and design Standards,
design guidelines, mobility improvements,
and infrastructure. All development proposals
within the Specific Plan area are subject to the
procedures established herein.
Proposed development plans, tentative tact
or parcel maps, and any other development
approval must be consistent with the Smoky
Hollow Specific Plan. Projects consistent with
this Specie is Plan will be automatically deemed
Consistent with the General Plan.
Mty of Et Segundo . SMOKY HOLLOW SPECIFIC PLAN
SMOKY HOLLOW SPECIFIC . LAN 11 City of El Segundo
Specific Plan Process + Administration
A.1 UN—ERDRE—A—UONS
Any ambiguity concerning the content or
application of the Specific P|an shaU be resolved
bythe responsible review authority in a manner
consistent with the goals, po|icies, purposes,
and intentestab|ished in thisSpecific P|an
m4.2 SEVERABU_ U_Y
|fany section, subsection, sentenceclause
phase, orportion ofthis Specific Plan, orany
future amendments oradditions, isfor any
reason held to be invalid or unconstitutional,
by the decision of any court or competent
jurisdiction'such decisionshaUnot affect the
validity of the remaining portions of this Specific
Plan orany future amendments oradditions
that can beimplemented without the invalid
provision, and, tothis end, the provisions ofthis
Specific Plan are declared to be severable.
A.3 ENVURONMEN—A- REVUEW
AproOnam-|eve| Environmenha| Impact Report
{E|R)was prepared for the Smoky Hollow
SpecihcP|an AProgram E|Rmay reduce
the need for pnoJect-specificenvironmental,
review inareas that have been analyzed
bythe E|R'subjecttofindings that there
are nosignihosntchanges inconditions
and that the poo;ec±isincompliance with
the Specific P|an requirements. Certain
pnoiects may require additiona| specific
environmental, review as necessary, if they
donot conform tothe Specific Plan This
could iinclude targeted studies on one or
more identified environmental, concerns The
—ityvvi|| make these determinations, and
environmental, review may be incorporated in
the development approval, process.
A.4 NONCON—ORMU—UES
Within the zoning districts established by
this Specific Plan oramendments that may
|aterbeadopted, there exists orvvi||exist |ot .
structures, and uses ofland which were lawful
before the adoption or amendment of this
Specific P|an' butvvhich no !longer comply.
The intent ofthis Section {Nonconformities)
istopermit those nonconformitiestocontinue
until they are removed, but not toencourage
their continuance. Such uses and structures
sbaUnot beenlarged upon, expanded, or
extended, nor beused asgrounds for adding
other structures oruses prohibited e|sewhere
inthe same zoning district, except asmay
beexpressly permitted inthis Section.
City of ElSegupdo �SMOKY HOLLOW SPECIFIC PLAN �65
--1 Nonconforming Uses of Land
Uses of land that were lawful before the
effect;ve date of ad'opt;'oh or amendment of
this Specific Plan, but which e. ,p
ly
may be Continued So Iong as such use remains
other ;se lawful, provided:
A. No such nonconforming use may be
enlarc,ed or increased, nor extended to
occupy,, a greater area of land than was
occupied at the effect;ve date of adoption
or amendment of the Specific Plan.
B. if any Such nonconforming, use is
discontirued for any reason for a period
of more than 12 Consecutive months, any
Subsequent use must Conform to the
regulations specified by the Specific Plan
for the ?onrc,, d;stnct ;n which such land is
located. Buildirgs that are actively,, available
for lease and occupancy or are being
remodeled pursuant to a permit or Subject
to ESMect;on - C-2 -3 are not considered
vacant for the purposes of this section.
4-4-2 PlonconfOrming Structures
Where a Iawf u' structure ex;.sts at the effect;ve e
date of ad'opt;'oh or amendment of th;s Specific
Dlan that could not be built under the terms of
these regulations by reason of restrictions on
area, heic,ht, setbacks, its location on the lot, or
other requirements concerning the structure,
such structure may be continued so long as it
remains ContruouSly occupied and is othermse
lawful, Subject to the folio nc,, provisions:
A. \onconform;nC structures may expand
+h allowable floc do
up to the a �:�ra e r area ratio
(FAA) permitted by this Specific Plan.
The expansion itself must meet all the
requirements of the Smoky Hollow Specific
—!an, but is not required to Compensate
for any deficiency or nonconformity in the
or;C;hal Structure.
B. Should a nonconforming, structure be
involuntarily destroyed to any extent,
including total destruction, it may be rebuilt
to the ;de. t;ca1 use and rig.. a1 r area.
C. Should a nonconforming, structure be
moved for any reason for any distance
whatsoever. ;t must then Conform to the
rec,ulations for the ?onirc, district in which it
�s located after It �s moved,
4-4-3 NonconformingLots
\onconformhg lots Shall comply with S�1C
Section 5-2 -4 (Nonconforming, Lots.11-
4-4-4 NonconformingParking
A legally established use of a lot that does not
meet the requirements for on -site vehicular
parkirc, (either through provision of required
on --site off -sit parking, 'or payment .of
,�e parking,.e .
;h-l;eu fees) established by this Specific Plan
;s nonconforming with respect to parkirC and
shall be c,overned by the follow;nc, rec,ulat;ons:
A. Continuation. Uses that have nonconforming
parking or loadirg may be contirued
indefinitely except as indicated below.
B. Repair and Remodel of Buildirgs. Repairs,
rehabilitations, and remodeling that do not
enlarge or extend the Structure, nor Change
the building 'occupancy group as defined
;n the Bu;ld;hg Code, are permitted without
change to the parking provided.
C. ,additions to Builduc,s. ,additions to structures
with nonconforming, parking, are permitted,
xi provided the esting use of the property is
conforming and that parking, as required by
this Specific Plan shall be provided for the
new addition above whatever parking existed
for the onc,iral structure.
SMOKY HOLLOW SPECIFIC PLAN 11 City of El Segundo
Specific Plan Process + Administration
El Segundo Art Walk
D. Change of Occupancy. When aU or portion
o|abui|dingismodifiedinsuch amanner,
inc|udinOhow itisused, such that the
Bui|dinOCode occupancy Oroupischanged,
parking, asrequired bythis Specific Ran,
sha||beprovided for the entire bui|dinOand
a||other bui|dinOsonthe same |ot
Existing nonconforming curb cuts a|onOstreet
frontages shall'! be removed subjec±tothe
fol''lowing provisions:
A. New Bui|dinOs. When new bui|dinOs are
constructed ona|otany nonconforming
curb cuts on the property shall'! be removed.
BLAdditions toBui|dinOs.When additions to
structures add 5Opercent ormore ofthe
gross floor area ofex;sting structures on
a|otaUnonconforming curb cuts shaUbe
removed.
m4.5 PROjEC— REVUEWAND
APPROVA- PROCESS
All'! pro;ects proposed within the Smoky HoUow
Specific Ran area sha|| substantia||yconform
with the provisions of this Specific Ran.
4 5 1 Adnnioistrative «nto
The Administrative Adustrnentreview
process a||ovvs|imitedexceptions tocertain
deve|opmentstandards. |naddition tothe
instancesa||ovved by ESMC-Section l5-24-1
(Adjustments), a property owner or authorized
City of ElSegupdo �SMOKY HOLLOW SPECIFIC PLAN �6-
agent of the property owner may file an
Administrative ,adjustment application
whenever any one of the following deviations
from the provisions of this Speclic Plan is
proposed:
A. Condition of Approval. if an Administrative
,adjustment process is not already included
in an approved Conditional use permit or
administrative use permit, a minor deviation
from a Condition of approval.
B. Development Standards. A deviation in any
numeric development Standard, excluding
the number of required parking spaces,
density height, or floor area ratio, not
exceeding 0 percent.
C. Curb Cuts for ,additions. A deviation from
the Standard required by Section 4.4.5.B
(additions to Buildings).
Findings and required notice for ,administrative
,adjustments Shall comply with SSMC Chapter
5-24 (adjustments).
_ _2 Connnnunity Benefits Play
Community benefits are based on the principle
that in exchange for allowing incremental
Increases in development intensity, the
community should, in return, receive certain
benefits, including beneficial design features
such as publicly accessible open space and
other development requirements that Serve the
community's Core needs. Any project in Smoky
Hollow proposing a deviation from development
Standards beyond the minor deviations allowed
by Section 4.5. ,administrative ,adjustment shall
Submit a Community Benefits Plan Suloje`:t
to the procedures in Table 44 Community
Benefits Plan. The Community Benefits Plan
Shall 'outline the request for flexibility from strict
Interpretation of the development Standards
and regulations of this Specific Plan, as well as
the proposed public amenities, features, and
improvements prioritized in tnIS SJe`..0 Plan
that ;mould be provided. Examples of potential
community benefits include, but are not limited
to, publicly accessible open space, publicly
accessible parking, enhanced accessibility
improvements, and implementation and/or
funding fn In .of streetscape improvements identified
in this Specific Plan. See Table 4-1. Community
Benefits 'Tail for a description of the process
l' requirements f'or Community Benefits s
a. � Tier
and ii.
gs - 6 - -
L ES
All appeals pertaining to the SmokyHollow
Speclflc ,plan shall be conducted in accordance
with the provisions of ESMC Chapter 5-25.
MODIFICATIONS AND
AMENDMENTS
tin,.o. ifi ti ns to the text or exhibits of this
Speu.lic Pla. any e warranted ted .. the future
to accommodate unforeseen Conditions or
events. The Cit}. will process revisions pursuant
to California Government Code Section 65450,
+ Specific Planamendments
e� Seq. F�11 5;1ea. a. Shall be
`fund Consistent with the El Segundo General
Tian in Compliance with Government Code
Section 65454. The Specific Plan may be
amended as often as deemed necessary by the
City Council in Compliance with Government
Code Section 65453.
SMOKY HOILLOw SPECIFIC PLAN , City of El Segundo
Specific Plan Process + Administration 44
Table 4-1: Community Benefits Plan
(Zommun;ty Planning
Pro;ects that include any of the
A Community Benefits Plan for Tier 1 may be approved if the
Benefits Tier 1 (Zommission
following components shall1 be
following findings are made:
considered under the Tier 1 review
A. The proposed additional building intensity or deviation
process:
from development standards would not be detrimental, 11-0
A. FAIR deviation up to 1.5
'the public health, safety or welfare, or materially in-lunous
B. One or more deviations to
to properties orimprovements in the vicinity,- and
standards that exceed the minor
B. The proposed community benefit provides exemplary I u
deviation threshold (101%) allowed
pro;ect and/or streetscape design,- and
by Section 4.5.1 Administrative
C. The proposed community benefit directly limplements
I u u
Ad;ustment
ob;ectives of the Specific Plan.
','--ommun;ty C, t y o u n c;
I Dro;ects that include any of the
A Community Benefits Plan for Tier 11 may be approved if the
Benefits Tier 11
following components shall1 be
following findings are made:
considered under the Tier 11 review
A. All findings In Tier 11 and
process:
B. The proposed additional building height, intensity, or
A. Building height deviation up to
deviation from development standards would not be
501 feet (or 601 feet in Subarea 1 as
detrimental to the public health, safety or welfare, or
delineated in Rgure 2-1, Zoning
materially Nurious to properties orimprovements in the
Districts)
vi cil ni, t y,
B . FAIR > 1. 5
I I u community u u, I
C. The value of the community benefits bear a relal-;onship to
C. Three or more deviations to
'the value generated by the protect; and
standards that exceed the minor
-ommun;ty it
DThe benefits proposed do not principally
. I - u
deviation threshold (101%) allowed
benefit the pro;ect- or occupants of the pro;ect, but rather
by Section 4.5;Administrative
provide a district ow r area -;de benefit to the !larger Smoky
Ad;ustment
Hollow Plan area.
City of ElSegupdo . SMOKY HOLLOW SPECIFIC PLAN . 69
Implementation + Financing
�'--�'-N-�- N - NAND N�
r d_9 chapters � -
Plan outhne the v1slon for &Smokvy - - .
This chapterprovIdes the implementatIon
mechanisms to r a sioil.
- -MD-EMEN-A--ON
E �-
Implementing this Specific an will require a
-oll bora+�'ve effort between the public and
private sectors to collectively achieve the
vision. Private sector developers, entrepreneurs,
Investors, and property owners Will drive new
Investment and construction in Smoky Hollow.
The City's responsibility is to offer me`:han;sms
that facilitate private investment, and to
coordinate, encourage, and deliver parallel and
complementary investment in the public realm.
Changes in economic conditions and trends
over time may reau;re the City to periodically
revisit and reprioritize the implementation
steps for achieving the vision for Smoky
Hollow. Therefore, this chapter describes a
variety of potential Binding mechanisms in
order to accommodate dynamic local interest/
capacity and market conditions in Section 5.3
(Funding Strategy).
--EE
Tj.- the Smoky Hollow Specific
m�' met u
Plan, a series if specific policy and regulatory
actions are required. implementation will require
City of El Segupdo . SMOKY HOLLOW SPECIFIC . LAN
Collaboration with local businesses, partner
agencies, and the City. The implementation
Action Plan( -able liStS Specific ct, s
and provides a priority t meframe, primary
responsibilities and partners, approximate
costs, and potential `undinC sources. it should
be noted that c,eneraliZed phasing and cost
estimates are based on baseline (.20 ), costs,
`undinc, sources, and loc,istics. ,actual timing,,
costs and Implementation will be dependent
on development activityfunding and Staff
resources. `undinc, sources are further
described in section 5.3.
5-2-1 Strategic Approach to Delivering
Many of the short-term and ongoing programs
in the implementation ,fiction plan are
relatively Inexpensive to deliver and ;mill lay
the groundwork for future change; examples
of these programs Include publia.zing
opportunities under the new Specific an and
ensuring that amoky _ollow is well -integrated
with City economic development and
marketing efforts. in contrast, delivering major
Infrastructure projects will require a multi -Step,
longer -term strategic approach.
Th first actions to b imp' m �+ should
e � au�iui �u e .. ,;�le� el, �e�
focus on additional studies to better understand
costs and potential revenues to pay for projects
A detailed engineering study should examine
the costs of delivering, proposed Individual
major infrastructure projects, including options
and costs for phasing the Improvements
over time. A separate study should analyze
projected revenues that Could be generated by
cI fterent funding sources, n`:luding the amount
of debt that ;mould be Incurred and which
stakeholders ;mould be responsible for paying
for Improvements under each funding option.
Taken toc,ether, these studies can then inform
a more detailed discussion with property
owners and the F-1 _2c,undo City Council as
to which `undinc, tools are best Suited to
deliver different improvements and projects to
prioriti e: then decisions can be made about
how to move forward.
The implementation ,fiction plan (see Table
5-1) identifies major physical improvements
by short-, medium-, long-term, and on -going
actions.-Cwever, this approach may need to
be reconsidered based on the results of the
engineering and `undinc, studies, which may
find that it is significantly more cost-effective
to prioriti e Certain Infrastructure projects over
others, Cr to Construct a mailer Infrastructure
project all at once Instead of through a
multi -Step process. example, it may be
more cost—effective yet Still expedient —
to construct the _l �ec,undo Boulevard
re`:'onfigurat;on and improvements al. at 'once,
rather than completing, an Interim streetscape
improvement. The cost savings must be
weighed against the extra time it ;mould take
to plan and construct the major improvement
project, and the accompan},zinc, lost opportunity
to IncentM e additional Investment In the
Immediate future by completing an Interim
Improvement.
-2-2 SustI
Smoky Hollow support, a Sustainable future
for local businesses and the environment. The
amok}t -Cllow area will evolve in a Sustainable
manner by a2cr2asinc, reliance on auteme d12s,
reducing the urban heat-island effect, and
promoting sustainable Sources of energy. The
City encourages the use of Solar panels, cool,
roofS, and tree plantings for new and existing
development, The City also encourages
businesses to seek out delivery, transport, and
fleet vehicles that use clean and alternat;ve
fuels. amok}t -Cllow IS a hub for Innovation - as
technCICg12S evolve, amok}t -Cllow Can lead the
;nay in sustainabil'ity.
-' SMOKY HOLLOW SPECIFIC . LAN 11 City of El Segundo
Implemerztatiorz + Firzarzcirzg
Table 5®1e Implementation Action Plan
Action 1. Amend the General Plan to be Consistent with the Smoky Hollow Specific
Plan
Short C; fy $ C; fy
Amend the General Plan to be consistent with the adopted Smoky Hollow Sties fic Plan
.0 uses, _enS'y/ n_ensity stanoaros, ano/or po cy oirection,,
Action 2. Publicize Specific Plan Changes
Develop a handout describing the new Smoky Hollow Specific Plan guidelines,
s_u oar s, u nce _ .es P bl c %e ano u s_nbu'e o area bps nesses, property Short C;ty $ C;ty
owners, o real estate pro'ess ona_S as a resource to encourage re ^, es' me _ a o
oeveiopmen�_ .'n _ e area,
Action 3. Complete a Detailed Engineering Study to Determine Coss for High -
Priority Major Infrastructure Projects
oe _'i
`y _ pr"or"ty ma'f ,or r"a S'truc'Wr"e prQects, o co "iple_e cost estimates ates f r Short L;fy $$ L,fy
omPietng the Pro.ects nciude different opt,ons for phasing the improvements over
time or exc uding/ nciuding different components.
Action 4. Complete a Revenue Projections Study
.Analyze Pro;ected revenues that could be generated by different funding sources for
Sort C;ty $ C;ty
e'":"la,or" ffras'ruc'ur"e pr"o,ects Develop recon "1. m oa ons'or Sources to be USeu
and how thev should be atitiiied to different imtirotiements.
City of El Segupdo . SMOKY HOLLOW SPECIFIC . LAN
Action So Capital Improvement Plea Integration
identify` aPPIlcable caPltal mtirovements from this SPec fic Plan ;n the CaPlta
C; C;
provee _ _an (CIM� Upon, e buses, on priorities es ou � . o i this '� p e'- e _ .lon
Short f, $ f,
'-
Plan with each buoget cycle
Action 6. Acquire Great Funding State
Research and atiti y for Pederai, State. and regional grant fending tirograms that offer O^go ^ C:ty $ SCA'G
u, orimprovements in Smoky Hollow Metro
�r"a is
Action % Positive Business Climate Marketing
^s re u_ El S Q ^do's economic oe e_oome activities_ aggr ssive jr market Smoky
Ho_ ow's strong competitive_ loca on u d supportive reguiatory c_imate'or u_ n u Short C;t�� $$ C;t��
users
variety o .ous' es. such as creative ano multhi "1 a ,i . _us nes. .
C `),
Action 8. Crosswalk Enhancement Pilot Project or
Work with property owners ano businesses to ;oe _ ty crosswalk enhancement _
S`u_
oca o^s ao^� —ran Ave Avenue, Implement _ a plot oroi�c o mare visual a Sort C �� $ ��
�
�r"ants
enhancements to crosswalks, which cou o ' .elude a community art competition to
S ?n crosswa_k ar' ano other roaoway intersection oa n, gs, Metro
=r".u_E
— 6 11 SM0KY HOLLOW SPECI IC PLAN 11 City of El Segundo
Implementation + Financing
Action 9. Parklet Pilot Project
Work wiffi property owners a .o businesses to ioentify iocations for" _temporary park ets.
Action 10. El Segundo Boulevard Streetsca a Improvement: ant: Short Term
rnpiernent roeu way, res'r png to eccommo _u_e an _ 'oot parking iane on the north Short C;ty $$ C;ty
side of B, Segundo Boulevard wNe ma ntaining a four -lane configuration.
Action iio El Segundo Boulevard Streetsca a Im roverr ant: Mid Term C.f_y,
rnp erne ` street tree p e _ gs wiffin the parking u e aiong El Segunoo Boy e, and as Mecum City $$ erants
eas b: o ,ncorporate orought4olerant anoscaping,Jr
lvate
Action 12. El Segundo Boulevard Reconfiguration: Long `arm
Remove _ e .our `oo` u dsce e s� r.o on _ .e soy _ side of Se u.do Boy e,aro to
eccomm_ o a_e a h oer s oewu:k on the north s'oe o e s'ree' T s as sine w� _ „ C;ty
oou bie _ e s'oe a k's moffi toe _ rnpiernent sloe ak improveme 's (e g . Long C;ty $$$$ Grants
s'ree'ree r>.e^_ gS n curb bu_bouts: s'ree_' urn'+ure. U cyc_e racks, ano .r?eoestrian Pn:
SCe_e _, _ "` g�. prove -rohg ._ 'o_ere^_ r: osce^, create.r?eoestr an erne es
where 'ees'b_e ,
Action iio Grand Avenue Streetscape Improvement
rnpiernent roeu aye res'r png to eccommo u_e two 11400 a .es ano two 13400t
C;ty
shareo _u eS for cyc_,Sts u o autorno� to parking (sharro sS on .Grano Avenue. Mork L-1t-
.� + t f t t t r; vre" tS
��;tn etro o detie,op way,;nd;ng s;gnage o improtie access o ne arposa and B, S"o, Metro $$
Segundo Metro Green amine Station. ,Add wayfncI ng signage to Downtown and the ✓r va' e
Marvin r uue B e Trees
City of El Segupdo . SMOKY HOLLOW SPECIFIC . LAN --
Action 14. Franklin Avenue Streetscape Improvement: Phase i
r` p erne _ s, e/ ailk irnprovernents (&Q,, street tree o.a^_ gs. par.<_ets, street furniWre.
CLr . r " ty ty
`eas b'e A o creat ve cross asks to corno e_e —ran n Aven e v s on for short term
rnorovernents
Action 15. Franklin Avenue Streetscape Improvement Phase 2
rno'erne _ a "woo erf` or _ O scree' concept for -rankl'n Avenue to nduoe two
t,-moo u� es s ar ��� a to�o�H u d cyc_ sts: ar ^� u es t u_ gnat tree �1�u;um C;ty $$$$ C;ty
o a^_ere o two S x400t cl rb'ess sioewailks, n_ Orate enhanceo paving a_on—ra"kC:n
Avenue, pe eS ra o parlkiets.
Action 16. North/South Streets Reconfiguration
Reconf gure re stripe; key north/south running streets to Drovide a 2L-foot one-way Sort City $$ C:fy
rave_ _lane a .d a 20foot anQieo nark nQ u to �ncrease on -street par ^g capadty,
Action 17. North/South Streets Streetscape Improvement
Implement streetscape rnprovernents ( street tree plantings, parklets street
lurr lure bicycle racks: ano peoes_r an scu Q�, ano create .r?eoestr , arne eS Short C;ty $$ L;ty
where 'eaS b_e
Action 18: Establish New Funding Mechanisms
Us ^� e res as o _ e rev,o siy comr e_eu per ^g cost es mCi
ates u d revenue C1fy
ty
pro:ec' ons, work N ti' property owners, businesses. ano oeveiopers to estab_ sh T Dr0.r?ert)•`
Meo'urn Property Owners
rn tUa _yagree upon g mechanisms, such as a Property uses: Business Owners
"iproverne _ str ct (Piles; Or Bus ness iaseo Business I "iproverne t (BID;, ano other Bus:ness Owners Bu5 neSSeS
asr ct baseo `u tOO s.
SMOKY HOLLOW SPECIFIC PLAN 11 City of El Segundo
Implementation + Financing
Action 19: Transportation Management Association (TMA) City
b "sr a TMA toimpiement_traveii ano parking oeman. reouctionsin Smoky Holl
_.ow:
m Property
Con'unct on /V _ _ .e re'a_e . mproJe'� e _s oescr beo _ e t0 _o N g act ons T Short Q; y $
�; -� Owners
TM..4S work would closely coordinate with the act tildes of the parking benefit district, if
the_�.,__er S Cre Bus:tresses
Action 20: Establish Parking Benefit District
Qy -er^tit:
The parking benefit district will create a mechanism to oversee and guide reinvestment -
of parks "'t"'. permit revenue, fee revenue oti .er sources n oroer _o increase _ t,ty i
Revenue
sl...ppiy of oarkno n Smoky Hoilow, reduce parlk - �e a no :prove management_ ��au Property Owners
fro perty
of existing spaces. The benefit district will establish a process for business permit
Bus# ess Owners Owners
parking, making parking spaces avadab,e via permit, on a first-come/first-serve basis, or
as ^'ro "1 e change O a .0 use/occupancy, u o%r bu ions, il-S ^.asses
r
Action 21: Establish Parking In -Lieu Fee
ProOoe for the estab shme .` of a park n .-..eu `ee w "ere new oeve5lopments
changes of occupancy: ano aoat ons to exist: g bu u. gs . the d str ct have
option o pay -_ e ,
�e as a s bst t to or rro u.� on-s ty erg venue Shor. Q= y property
_, ere by _ .,el.. '�.�e .r?rOgre'-"1 can be USe�., to U^ _ _ .e N .r?�.,r�Ci C ,Wi
eS Or Property iJ1/V-,erg Owners
to fun_ "iproveme is _ u_ reduce au, omobie Parking e'er a , such as peoestr u
p cvae, and transit imtirovements recommended in this Stiec flc Plan, as well as
ma:n_e ance ano operations of parking- c:_:_,es.
City of El Segupdo . SMOKY HOLLOW SPECIFIC . LAN
Action 22: Parking Monitoring Program
Vla the TIVLA and/or parking benefit district, establish a parking monitoring program
Tf✓1A
Coacbang �pple~ Smoky Hoow a assess performance o' Meaum $
area's parking standards Establish timeliness to re -assess Specific Plan implementation 1f
and standards and make modifications as needed
Action 23. Key Intersections Crosswalk Improvements C;ry
Implement crosswalk morovemen's at keyintersections n SmokyHollow _o increase Property
TT r poY+-,�
pe ' o br br o be nr r ` h �`l�u;um C;`��` :�:� ors
u�s_ n sa'e_� u - � These � o�,,e.nen's s�o� - o _-�u aseu or. Owners
o resuffs o' the eer ng coy sWo -aUe �unorQ,il..S "asses
Action 24. Transit Improvements City
Coorui N,t ,_ranS,_ pro. tiers to proOoe ao �onal or ex'e oeo routes ffirouQh Metro
Smoky. Hoilow, Ensure ra _ a bus stop iayou s. street furs turn gro_ erg an ` ¢
M eaum Metro $$$ each Q''es
are cons s' e _ mffi the ar' s� c a o crea� ve nature of Smoky Ho -o , These Trans'
improvements S oulo be bor:' Teo bases: on e results o' _ engineering no cost s_uo eaC es Trans
r
SMOKY HOLLOW SPECIFIC PLAN 11 City of El Segundo
Implementation + Financing
City of El Segupdo . SMOKY HOLLOW SPECIFIC . LA'S'
Action 28. Shade Trees and Open Space
Continue to pr or'7e the provision of open space a .d pianting Tees Emphasl-e
panting of trees to shade sidewalks in order to mitigate the neat island effect and OnQoinQ Q fy $$ Qfy
encourage peoes_ria : activity, ty These improvements shop io be pr off,_-eu baseo on the
resl.._tS O� _ .� er ^g COSt stuoy ano available funoing,,
city
29. Partnerships
Proper`y Owners
�s'ab_ish a e :lro^me o' co__abora o n. partnership ip between e City, other i si^ess Owners
^u OnQo ^ $ C;fy
public agencies, fey s'alkeorders. ano community to hell; ensure ffieimpiementatl,on Metro
of this S^ec flc Plan.
SLAG
Ca_' rans
Action 30. Expand Marketing of Smoky Hollow through Event Programming
Coorol ate with C ty's exls ^g programs a .d activities to kiQlki"Qht a o crude Smoke C;t��
C y
Hollow, ano work with Smoky Ho ow bu s'nesses or business representatives such as O^go nQ Property Owners $$
a 'u u re wlD/vI�-to expa o u o market events such as e �: S g.0 ^do Art Walk. ov s resses
us ess Owners
create new events ffiu_ as'r;ct.
SMOKY HOLLOW SPECIFIC PLAN 11 City of El Segundo
Implementation + Financing
5.3 —UNDUNG S—RA—EGY
Arange offunding sources and financing
options are avai|ab|efor iinfrastructure
development and ongoing operations and
maintenance costs in California. While the
ideal set ofsolutions and implementation and
funding mechanisms toachieve the Smoky
Hollow Specific P|an's goals vviU evolve over
time, a consistent set of criteria forse|ectinO
these mechanisms are estabillshed as follows.
� Equitab|edist�butionofcost andbenefts:
Smoky Hollow's existing parkinO, parks,
and pedestrian deficiencies are shared
among a|| property owners and businesses,
and are not attributab|eonly tofuture
development poo;ects.Asa resu|t, funding
for resolving existing deficiencies should be
shared among a||property owners and/or
businesses inthe district.
D, Allow for incremenha| solutions: VVhi|e
ma;or|onO~terminfrastructure pro;ects can
occur in |ater phases of Smoky Hollow's
build out the implementation strategy
Prioritizes hiOh-impac±approaches to
iinfrastructure improvements that can be
iintroduced inthe short term.
D, Reduce dependency on future
development: Implementation solutions
Will focuson resolving existing distric±-
vv;de deficiencies regardless of future
development activity.
|tisenvisioned that many future improvements
planned for the Smoky Hollow area will be
achieved through development bythe private
sector inc|udinOmeeting development
standards, paying existing and possible future
fees, and through other funding mechanisms
that could apply toa|| futuredeve|opment
�uidedbythe development standards and
guidelines induded inthisSpecific Plan, these
development poo;ectscan each incrementally
contribute toestablishing a high-qua|ity place
whose value Will be much greater than it would
bevvithoutthese coordinated efforts.
|tisalso incumbentonthe �-_-itytopursue
anarray offunding sources and financing
mechanisms toimp|ementsome ofthe |arOer
Public improvements indudedinthisSpecific
P|an.These mechanisms are complex and
are tied tomany factors outside the control,
of the City of E| SeOundo, inc|udinO market
and economic cycles, State and Fedena| grant
funding availability, State enabling |eOis|ation,
etc. This precludes the ability to immediate|y
City of ElSegupdo �SMOKY HOLLOW SPECIFIC PLAN �83
Smoky olla buildings portray a sense of history
establiSh a detailed timeline for building
evert identified improvement. Therefore, this
implementation strategy focuses on idenfifyinc
the ranee of potential mechanisms available for
d2llvennc the major Improvements necessary to
realize the cure elements of the Specific Ran's
vision. The strategy prioritizes an initial set of
investments and programmatic activities that
;mill set the stage for long-term implementation.
This implementation strategy should be
rev�s�ted on a regular bass to ensure that the
Rlan's desired outcomes are berg,, achieved.
5-3- 1 Categories of Ph
Improvement'S and Programs RequIrIlIg
Fending
If`r',plementatlonof the Smoky H.ol''l 1wJ,pe`:if;_
Tian require, Completrg, a number of physical
Improvement projects and Initiating Several
oncoinc programs. Section 5.3 below describes
the process and timing for implementirc
speclflc proects and programs and describes
the specific locations of improvements. For
purpose, of understanding how funding
sources and toolS align Wth these projects
and program,, however, the project, and
programs can be broken down Into three major
Cat2cones.
interim Physical improvements: Relatively
low -Cost physical improvement, that
can Ether precede or be Completed in
conJunction with a more .,.ic. ."'a. t physical,
ca
Improvement. potential projects Include
temporary parklets, Street restrpng
`is`Iudi.tg minor ' ne reconfigurations
and on -street parking chances), modest
landscaping improvements, and minor
bicycle and pedestrian improvements.
Major Capital improvement Projects: Capital
improvement projects that recuire major
reconfigurations of p yslcal, Infrastructure
when fully Implemented. _xamples of these
SMOKY HOLLOW SPECIFIC . LAN 11 City of El Segundo
Implementation + Financing
poo;ect inSmokyHoUowincluderna;or
street reconfigurations (moving curbs,
adding sidewa|ks, etc.), majorstreetscape
improvements(trees.|andscapinO.
pedestrian and bicyc|istimprovements).
and new open spaces or parks.
� Ongoing Programs: Programs and
activities that require continuous
funding forimplementation. Examples
of such programs include publicizing
development opportunities under the new
Specific P|an' continuing study ofcapita|
improvementcosts and financing, grant
funding applications, creation ofmarketing
programs, creation and maintenance
of permit parking district, expanded
|unchtimeshuttle bus, implementation of
atransportation demand management
program, and event Programming.
5 3 2 RindimxSources and Application
to S,-r.okv Hollow Mr.provennents and
Prograulls
This section provides menu ofpotential
funding sources forimp|ementinOcapital,
improvements and programmatic activities to
realize the Smoky Hollow Specific P|anvision. in
many cases, multiple funding sources must be
combined topay for poo;ects Therefore, each
source's description includes considerations
for deploying the source inthe specific Smoky
Hollow context.
Although the terms ^funding^and ^hnancing^
are often used interchangeably, there is an
important distinction between the two terms.
''FundinO''typically refers toarevenue source
such asatax, fee, orgrant that isused topay
for animprovement. Some funding sources,
such asimpact fees, are one-time payments,
vvhi|eothers, such asassessments, are ongoing
payments. ''Financing" involves borrowing
against future revenues byissuing bonds or
other debt instruments that are paid back
over time through taxes orfee payments,
enabling agencies topay for infrastructure
before the revenue tocover the fu||cost ofthe
infrastructure is avai|ab|e.
Tab 5-2:.F&--PdiPg Source Examples
o�y GeneralFund
Resources Capital Improvement
| p,ogram
ees
omside | Regiona|.s�a�e.and
��rams | Fede�|��ms
Developer Deveiopment
conmbumons S�anoards
c.QA Mimgamons
ImpacVmueuFees
| mego�ia�----
| Ag,eemen�s
ois�r'c�-Based Assessmen oismc
|oo|s communityFaci|imes
ois�r''�
�nhanced
| ffas�ru'�u,e
City of ElSegupdo �SMOKY HOLLOW SPECIFIC PLAN \ 85
CITY RESOURCES:
General Fund: General Fund revenues
Include property tax, Sales tax, transient
occupancy tax, and other revenues that
are primar ly used to pay for ongoing
municipal service, and operations. Both the
General Fund and the Capital improvement
Dregram are Critical funding Sources for
the Smoky Hollow Specific Plan', interim"
physical, improvements. The General
=und ;mill also need to support ongoing
programs that require Clay staff time, such
as the developer toolkit and grant funding
applications.
Capital Improvement Program (CIP):
infrastructure projects identified ;n the
Smoky Hollow Specific Plan —including the
mailer capital improvement protects —are
Candidates for inclusion in the City's Capital
improvement program, which Is updated
annually and includes a projection of five
}tears of future Infrastructure projects.
User Fees: User fees and rates Include
the fee, charged for the use of public
Infrastructure or goods. it may be possible
to use Some portion of user fee or rate
revenue toward financing the costs of new
Infrastructure, but user fees are generally
unlikely to be a major source of funding
for implementation of the Smoky=ollo;nt
Specific Plan. One except;'on to this Is
that any potential future parking meter or
business permit parking revenue —If these
programs are adopted —Could Contribute
partial funding for parking management
programs as part of a parking benefit
district.
OUTSIDE GRAFTS:
Various=ederal, State, and regional c,rant
programs distribute funding for public
Improvements. Because grant programs are
typically Competitive, grant funds are an
unpredictable funding Source, and the City of
El Segundo must remain vigilant in applying
for grants to Implement the Smoky Hollow
Specific Plan. Smoky Hollow projects focused
on transit improvements and pedestrian and
bicycle Improvements may be especially
Competitive for grant funding, Since these
projects contribute to achieving the goal,, of the
regional Sustainable Communities Strategy. -er
example, the Southern California ,association
of Government, (SCAG) provide, competitive
grant funding under the ,fictive Transportation
program for Infrastructure improvements ugh
as bicycle lane, and pedestrian improvement,.
DEVELOPER CONTRIBUTIONS:
Development Standards: ach new
development project will Contribute
to the Smoky Hollow Specific a. s
Implementation by meeting requirements
regulating each project's land uses, height,
density, bulk, parking requirements, on -
site Orcuiation, en-,Ite open Space, Street
frontage Improvements, and other feature,.
New development protects can also be
required to reimburse the City for the Cost
of developing and administering the Smoky
Hollow Specific Plan Itself. These standards
are adopted in the City's oning ordinance
and must be satisfied In 'order for a pr'o;ect
to be granted approval.
CEQAMitigations: The environmental
review process requires the analysis of a
project's environmental Impacts and the
Identification of measures to reduce or
eliminate these impacts. As a requirement
of approval, developers may be required
to undertake a number of mitigation
measures, c ch s .off-s;t traffic mitigation
such a ��e �.a ��Iga�iui
defined 'tib the life ni Environmental
nil
as �e '. e� �j �� e Cap. r. Ia �. v;r e. �al
Quality ,act (C!_QA).
Impact/In®Lieu s: impact and in -lieu
fee, are one-time fee, Imposed on new
developments to pay for Improvements
SMOKY HOLLOW SPECIFIC PLAN 11 City of EE Segundo
Implementation + Financing
Architectural examples of old and new buildings inSmoky Hollow
and taci|ities that either serve the new
development orreduce theimpact of the
poo;ectonthe community. Fee revenues
cannot be used to fund existing deficiencies
in infrastructure. |n-|ieufees are payments
madeinstead ofmeeting anon -site
development requirement{such aspaying
afee in-|ieuofproviding on -site parking
spaces).vvhi|eimpact fees are required
un|essthe impactis addressed in some
other vvay (ifa||ovved) The cost and basis of
impact fees and in -lieu fees must be directly
re|atedtothe impacts being mitigated or
requirement being met. respectively.
� E|SeOundo'sexisting impact fees are �
dedicatedtospecific traffic mitigationand
public taci|ities. This fee would have to be
amended toinclude pro;ec±sinthe Smoky
Ho||ovvarea.
Aparking in -lieu fee option ispromising
"or the Smoky HoUowSpecific P|an district'
sinceitvvou|da||owreinvestmenttooccur
onsmaller parcels that may beunable to
accommodate required parking on site.
Fee revenue could bededicated tostreet
restripinO to expand the supply ofon-street
parking.
Negotiated Agreements: Negotiated
mmmunitybenefits are developer
contributions that exceed the baseline
features required through deve|opment
standards, environmental, mitigation
measures, and impact fees. These
agreements are typically negotiated for
|arOe deve|opment pro;ects, often either
asacodifiedcondition ofapproval, for
poo;ects meeting certain conditions, orin
exchange for variances from existing |and
use regulations. These could potentially be
applicable tothe !larger property holdings in
the eastern Smoky Ho||ovvarea.
City of ElSegupdo �SMOKY HOLLOW SPECIFIC PLAN
Parking in SmokyHollow is a Primary Concern
SMOKY HOLLOW SPECIFIC PLAN 11 City of El Segundo
Implementation + Financing
,Reimbursement agreements are aform of
agreement inwhich adeveloper provides
infrastruc±ureortacilit; esthat serve the
needs ofthe broader area, which are then
dedicated orconveyed tothe public.
The developer's additional, costs are then
reimbursed bythe "-,-_ityand/or future
development projects that benefit from the
infnastructureortaci|ity.Such anapproach
is more typically used in greenfie|d
|ocations in which a sinO|edeve|operis
required tobuild majorsewer/water and
parks taci|itieswith capacity toserve future
growth atother adjacent properties. VVhi|e
opportunities to use the reimbursement
agreement tool are therefore limited in
Smoky Hollow/ a single |arOe deve|opment
project may have capacity to dedicate
additional, land for parks orparking under
such anarrangement.
DISTRICT -BASED TOOLS:
Land -based financing too|sare typically
associated with new real, estate development
togenerate benefit -based special assessment
revenues or property tax revenues to finance
improvementsthrouOh bond repayment or
payinOforimprovementsovertime.Oistrict-
basedtoo|sprovideastab|erevenuestream
while ensuring that properties benefiting
from improvementsa|socontribute tothose
publicinvestments. The following tab|e
describes the three primary types of district -
based funding and financing tool-s. Note that
assessment districts and community facilities
districts primarily capture additional, funding
from private entities, vvhi|ethe enhanced
iinfrastructure financing district reinvests growth
in public property tax revenues within the
district that would otherwise accrue tothe "-,-_ity.
The property -based improvement district
(PB|O)and/or business improvementdistrict
(B|O)are Particularly promising for use in
Smoky Hollow. With ongoing funding by
property owners and/or business owners,
aPB|OorBID would provide anongoing
stream ofrevenue for promoting the
district, contributing to|ovver+cos physical,
improvements. and managing any ongoing
programs. This revenue source isgenerally
insufficienttofund major capita|improvements,
but the limited assessment and the local control,
ofrevenues are !likely toappea|toproperty
owners and businesses within the district.
AMello-Roos community tac|itiesdistrict
(CFU) would provide a flexible and substantia|
revenue source against which itispossible to
issue bonds for majorcapita| improvements.
Revenues can a|sobeused tofund ongoing
operation and maintenance expenses. Hovvever,
oassaOe of CFO in Smoky Hollowis !likely to
be challenging unti| property owners reach
consensus around shared infnastructureneeds
and awillingness tocontribute significant
monetary resources toward resolving
those needs.
City of ElSegupdo �SMOKY HOLLOW SPECIFIC PLAN \ 89
Table 5®3e Summary of Major District -Based Value Capture Tools
Spec a Assessment A _ _'Mora_ assessmen` ns' a
D's'r cts range of partiapants, oepenang
on the type of district ano reia`:ve
benefit received.
u:.0 strict: Community
Benefit District, Business
Improveme._ DisfficL Property-
Baseo Business Improveme:._
s`rct
Comma n'ty-acd'es Aou_iora_ assessment on
Str'ct (Me :O-Roost property, eo ano . aneo
buseso Or a se.ec_eo property
charac'er"St C (exC u _ O property
a ae�l
ffras'ruc. ure �eera_ -uno property `tax
sine ^ 's'rict revenues O era_eo mffi'n the
as_nc' to help ' o ffrastrucWre
pro ects,
Most use'ul 'unanQ
onQ ^g opera' o s a o
main. enance,
Reoures maiorty vote of paying stalkeholoers,
Increases costs u d rsk for paying s'ulkoioers Stalkeholoers
need to Perceive a clear benefit for themselves.
Impacts paying payirg s'akeno oers overa.l ab ty to support other
taxes, fees, and community benefits.
ittie financial risk to the City or public agencies: could lead to
ncreased tax revenue based on private re nvestmenL
.Additional City staff time to administer districts could offset
some Qans,
ffraStruc. ure Reoures approva_ of 215 of property Owners 'by iano area> ,f
ere are 'ewer _ .an 12 rem s'ereo voters reS co-. . _the as�r'cL
oe e Opmenm _ o` pub C Ou oa es can nc5uoe noncon` guous parcels,
uC _,esO^00;^ ees Can be proport , on :y S�,bo'v'oe a o passeo on to uture
opera`_ O .s anti property/home Owners
-la. Increases costs a o r sk Or u oowners a o n io -Ieowner-S ees
:._�:.since.
ol,ssuaoe Ouyers Or re 'uce ache able saies prices,
�Impacts paying St_akehoioe-S' Ove-a_._l ab,ty t0 support other
taxes, fees, and community benefits.
ffras'ruc. ure Orr-1 ;On uoeS noO reo re a vote bu bo o 'ssuance
"nprOve"ne t�: r"ecOres a vote o' 55 Percent O _anoo N .ers by area ere are
e.e:Op"ne O'� pl..�;iC ewer than 12 reg s' er titers res o: _ u S_r,Ct.
faalities, affordable Does not cos omouai property owners aooitional fees a o
`_axes,
housing oeveiopmenL � Does not avert revenues from SCn':OOS,
Reduces future `Genera surd revenues by restr Ct rg use Ot _:
astnct�s future property tax revenue growffi, woes not typcaliy
generate significant additional retien;;e above what the City
already receives,
SMOKY HOLLOW SPECIFIC PLAN 11 City of El Segundo
Implemerztatiori + Firiaricirig
Table 5®4e Applicable Funding Sources for Improvements and Programs in Smoky Hollow
Street restr tiing/mind; reconfiguration
Property frontage improvements
Crosses improvements
Temporary parlk:ets
Dnva�ely-owneo open spaces
Street reconfiguration and redesign
Streetscape "lprove'":"lents
Pub:iC parks ano Oren spaces
Public mprotiement financing plan
fro " o onai arlke`_ nQ of Si olk O O\N
Property owner outreach
orm f park ^ asncC
Lunn 1 'me shu'e bus expansion
programs
.Eve prOgra'":" mhQ
X
X
X
X
X
X
X
X
X X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x x
x
x
x
x
City of El Segupdo . SMOKY HOLLOW SPECIFIC . LAN . 9-
APPEND X GD'D4PV
'PhiS Appendix defines terms �� d�-i
used In this Specific Plan that are
-ed or that may not
technical orspect-altz
reflect common usage.
Words or phrases not defined here shah be as
defined In ESMC_ Section 15-"-6 (Deflniticns).
Accessory
A building, part of a building or structure, or
use which is subordinate to, and the use of
which is incidental to, that of the main building,
structure or use on the same lot.
Alcohol Sales, Off -Site: Any establishment
in which alcoholic beverages are sold for
consumption off the premises.
Alcohol Sales, On -Site with FoodService: Any
establishment in which alcoholic beveraces are
sold, served, or given away for Consumption
on site as part of a restaurant, deli, market
or similar establishment where customers
purchase `cod and beverages and consume the
food and beverages on the premises.
Assembly Halls: A building or portion of a
building, used for large-scale indoor gatherings
of people. =cr example, assembly halls
include private educational facilities; religious
institutions; clubs; lodces; theaters; and similar
kinds of faOlities whether available for public or
private use,
4- , SMOKY HOLLOW SPECIFIC . LA'S' 11 City of El Segundo
Brewery and Alcohol Production: An
establishment that produces ales, beers,
meads, hard ciders. wine, |iquorand/or
similar beverages on-site.Also includes
incidenta|sa|eofbeverages for on -site and
oh-siteconsumption inkeeping with the
regulations of the A|coho| Beverage [ontro|
{ABQand Bureau ofAlcohol, Tobacco.
and Firearms,(A�)
Business and Consumer Support Services:
Business and consumer support services
include establishments primarily providing
consumers and businesses with services,
including maintenance, repair, testing, and
rentals.
Caretaker Unit: A dwelling unit used fora
caretaker ofthe property onwhich itislocated
and no !larger than 50101 square feet in area.
Commercial Kitchen: Anestablishment where
food and beverages are prepared for off -site
consumption.Typica| use isacatering taci|ity.
Data Centers: An industrial, building containing
floor space that houses computer servers, and
informational technology equipment primari|y
for the purpose ofstoring and distributing data.
Appendix: Glossary 44
Dwelling, Multipde-Fanmihy:Abuilding orportion sbaUbethe usable area under the horizontal
of building containing three or more dwelling pnoJection of the roof orfloor above.
units designed or arranged for occupancy by
three ormore households living independently Freight Forwarding: Aperson orcompany
that organizes shipments forindividua|s
invvhichtheym�yorm�ynotsh�recommon
entrances and/or other spaces.
Dwelling, Single -Family: A building containing
nomore than one dwelling unit designed for
occupancy by not more than one household.
Dwelling, Two -Family: A building containing
nomore than two dwelling units designed or
arranged for occupancy bytwo households
living independently.
Financial Institutions: Banks, credit unions,
investment companies, |endinOand thrift
institutions, secur;t;es/commodity brokers.
Fitness Studios: Anestablishment where
exercises and re|ated activities are performed
for the purpose of physica| fitness. Examples of
uses include Pi|ates.Personal training, dance,
yoga and martial, arts studios.
Floor Area (Gross):The area inc|udedwithin
the surrounding exterior walls of building
orportion thereof, exclusive ofgarages. The
floor area of building, or portion thereof,
not provided with surrounding exterior walls
orcorporations tomove goods from the
manufacturer orproducer toamarket,
customer, orhna| point of distribution.
Incidental: See "Accessory."
Industrial, Heavy: The manufacturing,
compounding, processing, assembling or
testing of !large heavy items or material's in bulk.
Industrial, Light: Ause engaged inthe
manufacture, predominate|yfrom previously
prepared materia|s'offinished products
or parts.
Live/Wod«:The partial use ofadwelling unit for
commercia|uses.
Medical/Dental Of ice4C|inicAbui|dinO or
group ofbuildings designed and or used by,
physicians, chiropractors, dentists and others
engaged professionally insuch healing arts
forhumans.
City of ElSegupdo �SMOKY HOLLOW SPECIFIC PLAN \ 95
Outdoor Storage: The storage of various
material,, outside of a Structure incidental, to
a principal, use. Does not include the keeping
of building material,, reasonably required for
construction Work on the premise, pursuant to
a valid and current Buil,dinc, permit.
Offices, General: Offices ma;nta;ned and used
as a place of business conducted by persons
Whose business activity consists principally of
service, as d;st;nc,u;shed from the handl,;nc, of
commodities.
Open Space, Public or Quasi -public: Outdoor
Space that Serves a l,eisure, recreational, or
aesthetic `unction. _xampl,es include park, and
athl,et;c f;el,ds. Al,s'o ;ncl,udes privately owned
publicly accessible ,pace, in the form of an
arcade, pl,a a, and similar places. _xcl,udes
commercial, recreation Where fees are charged
for entrance or use.
Parking Facility: A public or private space
dedicated to accommodating vehicle parking
stal,l,S, backup area, driveways, and aisles. Also
includes parking structure,.
Personal/Mini Storage, General: A facility
having compartment,, room,, ,pace,,
container, or other type of unit, that are
individually leased, rented, sold or otherwise
contracted for the Storage of personal, or
business goods or property Also known as self
storage and mini storage. Does not include
Personal, Storage, Collection or \Varehou,;ng.
Personal Storage, Collection: A facility having
compartments, rooms, spaces, containers
or other type of unit, that are individually
leased, rented, sold or otherwise contracted
for the storage of Specia;iZed collection,.
Facilities under this definition provide
,pec;al,;Zed feature, and/or mechanism, to
fac.l,;tate the storage of spe-1 - a'ol,l,ect;'on
types, Such as temperature or humidity
controlled units for the storac,e of wine, cigars,
art, fur,, or classic car,. Doe, not include
eneral Per,onal',Nl;n; StoraCe.
Public Facilities: A buil,dinc, or structure owned,
operated or occupied by a governmental,
agency..Public facilities include: municipal',
county, State or federal, governmental, facilities.
Public Utilities:=acil,ities, equipment, and
associated features related to the mechanical,
`unction, of a buil,dinc, and service, such as
Water, el,ectr;cal,, tel,ecommun;cat;on,, and
waste. includes a`:;iit;8_, for flood control, and
the generation of electricity. _Xcl,ude, wireless
communication, facilities.
SMOKY HOLLOW SPECIFIC PLAN 11 City of El Segundo
Research and Development: Establishments
engaged instudy, testing, design, analysis
and experimental, development and testing of
products, processes or services.
Restaurant, Fast Food: Arestaurant where
customers purchase food and beverages and
either consume the food and beverages onthe
premises or take the food and beverages off the
premises. Typical, characteristics of afast food
restaurant inc|ude:the purchase offood and
beverages atawalk-up window orcounte�no
tab|e service-, payment for food and beverages
before consumption�and the packaging offood
and beverages indisposable containers.
Restaurant, Food To(Soand Take-out:
Arestaurant orother such establishment
designed asatake-out facility inwhich nofood
is consumed on the premises and no permanent
provisions are made for that purpose. Provisions
for dellver;es, catering, dr;ve-through or walk-up
taci|itiesare permitted.
Restaurant, Full Service: Arestaurant where
customers purchase food and beverages
and consume the food and beverages on the
premises. Typical, characteristics ofafu||service
restaurant indude:table service�payment after
consumption�and serving food and beverages
in non -disposable containers. Afu|| service
restaurant may iinclude incidental, oroccasional,
takeout sales.
Restaurant, Outdoor Dining: Adining area with
seats and/or tables located outside the walls of
the structure without a solid roof cover
Retail: Sales, ofphysical, object and/or
prepackaged food items tothe consumer. Retai|
sales transactions typically require collection of
sales and use tax.
Service Stations: An area which provides for
the sa|e of gasoline, other fuels, and !lubricants
,,for motor veh;cles as the primary use.
Snack Shop: Anestablishment that seUsfood
orbeverages for consumption onoroff the
premises incon;unc±ionwith retail sa|esof
other goods.
Studio/Sound Stages and Support Facilities:
Space inanoutdoor orindoorarea, building,
part ofa building, structure, or defined area,
which is uti|ized primarily for the creation of
fillm, television, music video, multimed;a, or
other related activities.
Vehicle Sales and Services The sales, rental,
repair, a|tenation, restonation, towinO, paintinO,
or finishing of automobiles, trucks' recreationa|
vehic|es.boats, and other vehic|esasa primary
Appendix: Glossary 44
use iincluding the incidental, wholesale and retai|
sale of veh;cle parts as an accessory use.
Veterinary Services: Establishments where
household anima|sreceive medical, and surgical,
treatment and may be temporarily boarded
in association with such medical, or surgical,
treatment
Veterinary Services with Boarding and/or
Day Care: Establishments where household
anima|s receive medical, and surOica| treatment,
and vvhichoffer boarding oranima|day care
services and taci|ities not associated with
medical, or surg;call treatment.
Warehousing: The use of building or structure
asstorage space for goods, merchandise,
orequipmentand where the facility owner/
operator ofthe warehouse isthe owner ofthe
goods or is the entity that offers the goods for
sa|eorresale.
Wholesaling: The sale of commercial goods at
ornear production Cost. The wholesaling use
category indudesfirms involved inthe sa|e'
of products primarily intended for industria|.
institutiona|, or commercial, businesses.
Businessesmay ormay not beopen tothe
general, public, but sa|estothe general, public
City of ElSegupdo �SMOKY HOLLOW SPECIFIC PLAN \ 9-