ORDINANCE 1652ORDINANCE NO. 1652
AN ORDINANCE AMENDING THE SMOKY HOLLOW SPECIFIC PLAN
TO UPDATE PERMITTED USES, DEVELOPMENT STANDARDS,
DESIGN GUIDELINES, THE COMMUNITY BENEFIT PLAN PROCESS,
AND CLARIFY VARIOUS PROVISIONS.
(Environmental Assessment No. EA-1330 and Specific Plan
Amendment No. SPA 22-01).
The City Council of the city of El Segundo does ordain as follows:
SECTION 1: The City Council finds and declares as follows:
A. On September 16, 2022, the City initiated an application for Environmental
Assessment No. EA 1330 and Specific Plan Amendment No. SPA 22-01 to
amend the Smoky Hollow Specific Plan updating permitted uses,
development standards, design guidelines, the community benefit plan
process, clarifying various provisions, and amending the Smoky Hollow
Specific Plan Community Benefits Plan Policy;
B. On January 12, 2023, the Planning Commission held a study session to
receive public testimony and provide direction to staff on the scope of the
specific plan amendment;
C. The City reviewed the project's environmental impacts under the California
Environmental Quality Act (Public Resources Code §§ 21000, et seq.,
"CEQA") and the regulations promulgated thereunder (14 Cal. Code of
Regulations §§15000, et seq., the "CEQA Guidelines");
D. On September 14, 2023, the Planning Commission held a public hearing to
receive public testimony and other evidence regarding the Ordinance and
adopted Resolution No. 2940 recommending that the City Council introduce
and adopt the Ordinance.
E. On October 17, 2023, the City Council held a duly noticed public hearing
and considered the information provided by City staff and public testimony
regarding the Ordinance; and
F. 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 October 17, 2023 hearing and the staff
report submitted by the Community Development Department.
SECTION 2: Factual Findings and Conclusions. The City Council finds that introducing
and adopting the Ordinance will amend the City's Smoky Hollow Specific Plan to establish
the following:
ORDINANCE NO. 1652
PAGE 1 of 7
A. Add GymslFitness Studios up to 2,500 square feet to the permitted uses
and Gyms/Fitness Studios larger than 2,500 square feet to the uses subject
to a conditional use permit;
B. Add tutoring uses to the permitted uses;
C. Eliminate the conditional use permit requirement for restaurant uses;
D. Exempt outdoor dining areas up to 200 square feet from the Specific Plan
require parking;
E. Establish a density for caretaker units at the ratio of one caretaker unit per
building and establish limitations on their use;
F. Require nonconforming properties to meet the current parking requirement
of 2.5 spaces per 1,000 square feet if all or a portion of a building is modified
such that the use is changed;
G. Amend Specific Plan Section 3.2.1 (El ,Segundo Boulevard) to use pilot
projects, solicit community input, and prioritize pedestrian and cyclist
mobility when completing ;any future improvements along El Segundo
Boulevard;
H. Increase the number of architectural design standards from 2 to eleven and
reduce the number of design guidelines from 32 to 28; and
Amend the community benefit plan findings of approval to:
a. Require projects to meet at least 15 of the 28 private realm design
guidelines;
b. Require community benefits to implement "public realm improvements
identifiedin the Specific Plan or private realm improvements that directly
benefit the public.
SECTION 3: Specific Plan Amendment ,Findings. As required under Government Code §
55854 and ESIUIC § '1 -27-3 and based on the findings set Barth in Section 2, the City
Council finds as follows:
A. That the amendment is consistent with the General Plan.
The Smoky Hollow Specific Plan serves as the General Plan document for
the Smoky Hollow area. Therefore„ if the proposed specific playa
amendment is consistent with the Specific Plan's vision, goal and
objectives, it is also consistent with the General Plan, The specific plan
amendment is consistent with and implements the primary Smoky Hollow
Specific Plan goal to facilitate the transformation of the Smoky Follow
district from an aging industrial area to a vigorous incubator district and
ORDINANCE NO. 1652
PAGE 2of7
major economic force in the City. Specifically, the amendments permit more
uses and remove barriers for uses, such as gyms, fitness studios, tutoring,
and restaurants that complement the creative office and tech character of
the district,. In addition, the amendments create new architectural design
standards and require discretionary projects to comply with the Specific
Plan's design guidelines. Thus, the amendments are consistent with the
Specific Plan vision, because they will improve the design of future
development projects, help preserve Smoky Hollow's mid-century industrial
feet, and provide an attractive and distinctive image for Smoky Hollow.
Finally, the amendments are consistent with the Specific Plan objective of
making public infrastructure improvements, because they will require future
developments to either construct or fund public parking, landscaping,
sidewalks, and other streetscape projects in the public right-of-way.
B. The amendment is necessary to serve the public health, safety, and general
welfare.
The specific plan amendments will help achieve the primary Smoky Hollow
Specific Plan goal of transforming Smoky Hollow from an aging industrial
area to a vigorous incubator district and major economic force in the City.
The amendments allow new uses and reduce barriers to uses that are
complementary to the creative office incubator character of the district. They
also improve the architectural design of development projects and increase
investment in public infrastructure. Thus,, the amendments will help
transform Smoky Hollow into an economic force, which is consistent with
and necessary to serve the public health, safety, and general welfare. In
addition, there is no evidence indicating that any of the proposed
amendments will have a detrimental impact on public health, safety, and
general welfare.
SECTION 4: Environmental Assessment. The City Council finds and determines as
follows:
ORDINANCE NO. 1662
PAGE 3 of 7
.............
acre planning area. The SWP included development of 901,172 square feet
of office uses on a 5.35-acre site over existing one-story office buildings; a
766 square foot pavilion building and cafe; and a 5,00O square foot public
park. The SWP allowed for 60-foot-tall buildings through an approved Tier
11 Community Benefits Plan.
B, As detailed in Section 2, the proposed Ordinance amending the SHSP
includes minor text edits for consistency, additional gloor clarity,
new and modified use regulations, and, the elevation of certain design
guidelines to design standards.
C, To evaluate the potential environmental impacts of the Ordinance and the
need for additional environmental review, the City conducted an initial study.
Biased on the findings of the initial study, an addendum was prepared. The
initial studyladdendurn, dated July 27202�3, is incorporated herein as
though fully set forth.
D. Based on the findings and information yielded by the initial study, the City
Council finds as follows:
There are no substantial changes proposed for the project that will
require preparation of a subsequent or supplemental EIR due to the
involvement of new significant environmental effects or a substantial
increase in the severity of previously identified effects.
Zee a
2. No substantial changes have occurred with respect to the
circumstances under which the project is undertaken that would
require preparation of a subsequent or supplemental EIR due to the
ORDINANCE NO. 1652
PAGE 4 of 7
involvement of new significant environmental effects or a substantial
increase in the severity of previously identified significant effects.
There are no substantial changes with regard to the facts, data, and
mitigation measures included in the PEIR. The proposed Ordinance
will not result in a Specific Plan that is substantially different from the
plan evaluated in the PEIR, and the environmental circumstances
applicable to the Specific flan area have not changed.
3. There is no new information of substantial importance, which was not
known and could not have been known with the exercise of
reasonable diligence at the time the previous PER was certified as
complete, that shows any of the following, (i) The project will have
one or more significant effects not discussed in the previous PEIR;
(ii) Significant effects previously examined will be substantially more
severe than shown in the previous PEIR; (iii) Mitigation measures or
alternatives previously found not to be feasible would in fact be
feasible and would substantially reduce one or more significant
effects of the project, but the project proponents decline to adopt the
mitigation measure or alternative; or (iv) Mitigation measures or
alternatives which are considerably different from those analyzed in
the previous PER would substantially reduce one or more significant
effects on the environment, but the project proponents decline to
adopt the mitigation measure or alternative,
E. No subsequent environmental review is required pursuant to Section 1515
of the CEQA Guidelines. Therefore„ the Ordinance, and the amendments
to the SHSP contemplated therein, are within the scope of the project
covered by the SHSPU PEIR. and, pursuant to Section 15153(c)() of the
CEQA Guidelines, no further environmental review is required.
SECTION 5: Action. The City Council hereby approves and adopts the updated Smoky
Hollow Specific Plan as set forth in attached Exhibit "A," which is incorporated into this
Ordinance by reference.
SECTION 5W Electronic Signatures. This Ordinance may be executed with electronic
signatures in accordance with Government Cade § 16.5. Such electronic signatures will
be treated in all respects as having the same effect as an original signature.
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 ped b the City d others
facilitates the purposes set forth in this Ordinance,
ORDINANCE NO. 1652
PAGE 5of7
SECTION 8: 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.
SECTION 9: Recordation. The City Clerk, or designee, 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 15 days after the passage and adoption of this Ordinance, cause it
to be published or posted in accordance with California law.
SECTION 10: Effective Date. This Ordinance will become effective 30 days following its
passage and adoption.
PASSED AND ADOPTED this 7t" day of November, 2023.
ATTEST::
Tracy r, Y We City Clerk
APPROVED AS TO FORM:
Mark D. Oonsley, City Attorney
Chris Pimentel, Mayor Pro Tem
ORDINANCE NO. 1652
PAGE 6 of 7
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. 1652 was duly introduced by said City Council at a regular meeting held
on the 17th day of October 2023, and was duly passed and adopted by said City Council,
approved and signed by the Mayor Pro Tem, and attested to by the City Clerk, all at a
regular meeting of said Council held on the 7th day of November, 2023, and the same
was so passed and adopted by the following vote:
AYES: Mayor Pro Tern Pimentel, Council Member Pirsztuk, and Council Member
Giroux
NOES: None
ABSENT: Mayor Boyles
ABSTAIN: Council Member Baldino
WITNESS MY HAND THE OFFICIAL SEAL OF SAID CITY this/p—h day of November,
2023.
�T cy Weaver, City Clerk
of the City of El Segundo,
California
ORDINANCE NO. 1652
PAGE 7of7
EXHIBIT "A"
SPECIFIC PLAN \ ADOPTED OCTOBER 2018
AMENDED MARCH 2O22
AMENDED NOVEMBER 2023
MIG, Inc.
John Kaliski Architects
KOA
Strategic Economics
City of El Segundo \ SMOKY HOLLOW SPECIFIC PLAN \ C
ACKNOWLEDGMENTS
City Council Stall
Drew Boyles
Greg Carpenter
Mayor
City Manager
Carol Pirsztuk
Sam Lee
Mayor Pro Tem
Planning and Building Safety Director
Don Braun
Gregg McClain
Council Member
Planning Manager
Scot Nicol
Paul Samaras
Council Member
Principal Planner
Tina Gall
Chris Pimentel
Contract Planner
Council Member
Ken Berkman
Planning Commission
Public Works Director
Ryan Baldino
Lifan Xu
Chairman
City Engineer
Brenda Newman
Vice Chair
Consultant Team
MIG, Inc.
Jay Hoeschler
Commissioner
John Kaliski Architects
Michelle Keldorf
KCA
Commissioner
Strategic Economics
Carol Wingate
Commissioner
d i SMOKY HOLLOW SPECIFIC PLAN i City of El Segundo
CONTENTS
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 1 E RE11141111 1111 S 1'R,1!11, tlIII E13111111111 1 !�!'
2.1 Private Realm Strategies .......................27
2.2 Land Use Regulations .... ................ 29
2.3 Development Standards-- .............. 37
2.4 Private Realm Design Objectives ......... 45
2.5 Urban Design Standards and
Guidelines -, ... --- ..... ... - .....................46
03 IWIB(i f�, C R 11�11 A 11 11"Iff, S T' 14, A I" E G I 11�1�11"1.S
3.1 Public Realm Strategies — .. .... 63
3.2 Mobility and Streetscape
Improvements........... 63
3.3 Parking Management Strategies .......... 84
3.4 Pedestrian and Open Space
Enhancements....................................... 87
3.5 District Identity .....................................91
3.6 Infrastructure Improvements ................91
04 S1311I FLAN IIISS
+ ADM] 114 ISTIIII
4.1 Interpretations .............. ............ .... —
.... 101
4.2 Severability ............................................
loi
4.3 Environmental Review ..........................101
4.4 Nonconformities ....................................101
4.5 Project Review and Approval
Process , ....... --- .............. - ........ ......
104
4.6 Appeals... .......... - .......... _ ......
104
4.7 Specific Plan Modifications and
Amendments..........................................104
05 �MIPLETVCI�:111,8 (f'A"T'11 0 �,14
5.1 Implementation Strategies ...................109
5.2 Implementation Action Plan .................109
5.3 Funding Strategy ..................................119
APPENDIX A., GILOSSARY '130
City of El Segundo 1 SMOKY HOLLOW SPECIFIC PLAN \ I
Introduction + Vision
�,.... C N] ..;.. V I `y 10 ICJ
The Smoky Hollow Specific Plan provide
a framework and long-term strategy to
guide public and private investment in th
Smoky Hollow area.
1.1 OBJECTIVES
Development activity in Smoky Hollow will be
stimulated and influenced by a range of tools,
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 Specific Plan emphasizes flexibility and
creativity to enable new businesses to thrive
and supports the long-term health and
expansion of the many existing businesses that
contribute to El Segundo's success,
i he Specific Plan builds on the eclectic
nature of Smoky Hollow, sets policy to create
a dynamic public realm, and grounds the
regulatory framework in economic reality
City of El Segundo \ SMOKY HOLLOW SPECIFIC PLAN \ 5
Figure 1-1: Planning Area Map
Fen
Smoky Hollow Specific Plan Boundary "" n 255 510 1A20
6 1 SMOKY HOLLOW SPECIFIC PLAN t City of El Segundo
`PEA"
1.2.1 Planning Area
Located in the central portion of the City of El
Segundo, the Smoky I lollow Specific Plan area
extends east to west and is bounded by Indiana
Street and Sepulveda Boulevard to the east,
downtown El Segundo to the west, the
Chevron oil refinery (and EI Segundo
Boulevard) to the south, and residential
neighborhoods to the north. Regional access to
Smoky Hollow is provided by Interstate 105
(Glenn Anderson Freeway) Interstate 405 (San
Diego Freeway), and California State Route 1
(Sepulveda Boulevard, also known as the
Pacific Coast Highway), EI Segundo Boulevard
and Franklin Avenue run east/west the length
of the Specific Plan area (see Figure 1-1:
Planning Area Map) The Specific Plan area
covers 0,18 square miles (120 acres), or just
over three percent of the City's total area of 5 5
square miles (see Figure 1-2: Regional Location
Map). With a mix of lot sizes on small streets,
the land use pattern and character of the
Smoky Hollow area were largely shaped by the
original industrial uses that developed during
the mid-201" century to serve the airport,
aerospace/defense, and nearby refinery
industries.
Introduction + Vision
The east side of Smoky Hollow is characterized
by larger block patterns and parcels and
medium -scale buildings originally intended for
manufacturing, with a typical building footprint
of over 10,000 square feet, In comparison, the
street grid on the west side has smaller blocks
and smaller -scale buildings, with a typical
footprint of just over 3,000 square feet
To the east, Sepulveda Boulevard separates
Smoky Hollow from large corporate campuses
and multi -story buildings. To the west. Main
Street provides downtown amenities within
walking distance to the west half of the Smoky
Hollow Specific Plan area.
Smoky Hollow rapidly developed into an
industrial district after World War II due to the
influence of local aerospace companies such
as Northrop Grumman (with a presence in El
Segundo dating to 1932) and general demand
for manufacturing, distribution, and industrial
service uses. The district was largely built out by
the early 1960s.
By the late 2011 century, the district suffered
the loss of large-scale manufacturing uses, as
the regional aerospace industry contracted in
response to post -Cold War defense cuts.
City efEl Segundo \ SMOKY HOLLOW SPECIFIC PLAN \ 7
Figure 1-2: Regional Location Map
HillSmoky Hollow Specific Plan Boundary
City of El Segundo City Limits
8 1 SMOKY HOLLOW SPECIFIC PLAN ( City of El Segundo
m 1a,f
0 1%00 2,400 000
While the shrinking demand for manufacturing
companies created a glut of industrial space,
Smoky Hollow retained a sizable base of
manufacturing companies. However, by 2000,
limited demand for industrial space and the
aging building stock resulted in a gradual
decline of physical conditions in the district.
The accompanying decline in property values
and rents sparked a renaissance driven by
demand for creative office and flexible/research
and development (flex/R&D) space.
Today, Smoky Hollow is a transitional,
predominately light industrial district located
Introduction + Vision
between a residential neighborhood to the
north and a heavy industrial site —the Chevron
Oil Refinery —to the south. Reflecting the
transition of Smoky Hollow's traditional
industrial lands, the area is characterized by
a pattern of traditional industrial buildings,
typically built over 50 years ago, and some
newer structures. The mix of old and new
is enticing to prospective businesses and
visitors to the district. Incubator, creative, and
knowledge -based businesses are attracted to
these types of building forms and the funky,
eclectic nature of Smoky Hallow.
City of El Segundo % SMOKY HOLLOW SPECIFIC PLAN 1 9
Local History and Plan Context
g I
sm"wDL"Y CrL
WEST
SLEEPY
HDLLOW
10 1 SMOKY HOLLOW SPECI=IC PLAN / City ofElSegundo
1.3 PLAN CONTEXT
In response to shrinking manufacturing
demand, declining investment, and parking
issues, the City adopted the first Smoky Hollow
Specific Plan in 1986. The intent of the 1986 plan
was to 1) preserve existing uses that conform to
the plan, 2) provide opportunities for both small
business and medium-sized manufacturing
uses, 3) provide a transition from the high -
density uses on the east side of Sepulveda
Boulevard to the lower -density commercial
and residential uses to the west, and 4) resolve
issues related to parking, circulation, and
development standards
The 1986 plan did not anticipate the
tremendous growth in emerging creative,
technology, and new media companies in
the greater Los Angeles area. Faced with
space, regulatory, and time constraints, many
developers opted to modernize existing
buildings rather than wait for new, ground -up
development. This resulted in the preservation
of many original brick industrial buildings
juxtaposed against more modern, sleeker, and
newer developments.
Smoky Hollow's transition and interesting
character appeals to today's creative class of
Introduction + Vision
companies. With demand for creative office
space expected to continue to rise, an updated
land use framework is needed to sustain
Smoky Hollow's transformation into a regional
hub for creative businesses and new types of
manufacturing.
This updated Smoky Hollow Specific Plan sets
a regulatory and planning framework that
focuses development efforts on revitalizing
buildings for incubator industrial and office
space. This Specific Plan reflects the goals and
objectives of various stakeholders, including
businesses and property owners, real estate
and development professionals, the Planning
Commission, and City Council. The Smoky
Hollow Specific Plan includes development
regulations, 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 ultimate goal is to facilitate
the transformation of the Smoky Hollow district
from an aging industrial area to a vigorous
incubator district and major economic force in
the City.
City of El Segundo \ SMOKY HOLLOW SPECIFIC PLAN \ 11
In the State of California, a specific
plan is one of the many tools for
implementing the goals and policies of a
general plan. Specific plans implement a
city or county's general plan through the
development of policies, programs, and
regulations for a localized area and in greater
detail. Specific plans are put in place to
regulate distinct character areas that cannot
be regulated through general ordinance or
city-wide zoning. A specific plan establishes
a link between implementing policies of the
General Plan and the individual development
proposals in a defined area within the city.
The Smoky Hollow Specific Plan has a
direct relationship to the City of El Segundo
General Plan and provides site -specific,
detailed descriptions of regulations,
standards, and guidelines for implementing
General Plan goals and policies. To achieve
this, the Specific Plan must demonstrate that
it is consistent with the General Plan, which
was last comprehensively updated in 1992.
(The Circulation Element was updated in
2004 and the Housing Element in 2014). The
General Plan provides a citywide approach to
planning for future development. It includes
the seven required General Plan elements:
Land Use, Circulation, Housing, Open Space
(combined with Recreation), Conservation,
Noise, and Public Safety, along with an Air
Quality Element and Hazardous Materials
and Waste Management Element. The
General Plan identifies goals, objectives,
and policies related to each of the chapters.
The land use and development approach
for the Smoky Hollow Specific Plan area
is compatible with the goals, policies, and
general pattern of land uses contained in the
General Plan. The authority for preparation
and adoption of specific plans is set forth in
the California Government Code, Sections
65450 through 65457.
Introduction + Vision
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.
City ofEl Segundo 1 SMOKY HOLLOW SPECIFIC PLAN 1 13
1.5 GUIDING PRINCIPLES
I he Vision Framework includes eight guiding principles:
14 / SMOKY -IOLLOW SPECIFIC PLAN i City of El Segundo
Introduction + Vision
City of Et Segundo A SMOKY HOLLOW SPFCIFIC PLAN 1 15
Smoky Hollow with the Chevron refinery in the background
16 / SMOKY HOLLOW SPECIFIC PLAN / City ofE[Segundo
1.6 TRAINSFORMATIVE
PROJECTS
Transformative projects are intended to
embody the creative ideas and further
support the Specific: Plan's vision for Smoky
Hollow. These projects catalyze future change
while addressing some of the key issues and
opportunities in Smoky Hollow.
Undertake a comprehensive approach to
parking and mobility. fhe Specific Plan
identifies short- and long-term actions,
including using existing rights -of -way to
increase the parking supply In the longer
term, the potential formation of a parking
district and transportation demand
management practices will be critical.
Establish Franklin Avenue as the functional,
aesthetic, and social backbone of the plan
area. Implement projects that create a
shared social space among drivers, cyclists,
and pedestrians, and make the street
welcoming and appealing with a focus on
landscaping, signs, and street furniture.
Facilitate development of creative office and
flexible/research and development space
and intensification of these desirable uses
on appropriate sites, Demand is growing
for these uses in the area as the regional
economy shifts toward increasing shares
Introduction + Vision
of professional services firms and creative
businesses, which often prefer unique
spaces and vibrant, eclectic locations such
as Smoky Hollow and El Segundo.
Leverage the many positive attributes
of the area such as the artistic industrial
vibe and the relaxed beach community
feel The vision for Smoky Hollow will
be communicated most effectively by
drawing people to the district by providing
interesting destinations.
Take the next steps to bring state-of-the-art
telecommunications infrastructure to Smoky
Hollow, Providing adequate infrastructure
supports the flow and processing of
information and maintains the desirability of
the area to creative and technology -based
businesses
1.7 THE FUTURE OF SMOKY
HOLLOW
The following visualizations illustrate the vision
through photo -realistic renderings of key areas
in the Specific Plan area. Each visualization
shows the baseline 2017 conditions and
potential improvements articulated in the
Specific Plan. These renderings are illustrative
and are intended to be conceptual and not
prescriptive.
City of Et Segundo \ SMOKY HOLLOW SPECIFIC PLAN \ 17
El Segundo Boulevard (2017)
18 t S� 10 <Y 1 0 1 ') S ,=C F C I>i_aN / City of E( Segundo
El Segundo Boulevard (Potential)
�r�i;erl��r;o?; � Ilion
City of E/Segundo � SvI HOI Yvv S -I c 1 C -I.<lv"i V 13
Franklin Avenue (2017)
20 t sNio Ci I.OVV SH _-t C t,AN i City of El Segundo
Franklin Avenue (Potential)
Introduction + Vision
City of El Segundo A SMOKY HO ,_DVI SP=CIFIC PLAN 1 21
Typical North/South Street (2017)
22 / SMOKY HOLLOW SPECI-I-C PLAN i City ofE(Segundo
Typical North/South Street (Potential)
)nsroduction + Vision
CityO Ei,S(IgUndO 1 SMOKY HCI _OW SPHCIrIC ill \ 23
02 PRIVATE REALM STRATEGIE`::z
2.1 PRIVATE REALM
STRATEGIES
The regulatory and design framework
established here will guide and focus the
transition of Smoky Hollow to a creative,
innovative, and dynamic environment.
The private realm includes all privately owned
property in Smoky Hollow, which accounts for
78 percent of the total land within the Specific
Plan area (approximately 94 acres). The
chapter begins with the land use regulations
and development standards that guide
Private Realm Strategies 44
development. The chapter concludes with
design guidelines,
Where a provision in this chapter does not
address a specific condition or situation that
arises, the provisions set forth in the El Segundo
Municipal Code (ESMC) shall apply. In the event
of a conflict between these provisions and the
provisions of the ESMC, the provisions set forth
in the Smoky Hollow Specific Plan shall govern.
City of El Segundo \ SMOKY HOLLOW SPECIFIC PLAN \ 27
Figure 2-1: Zoning Districts
s
S
A
M
NMI AVE
0
MOLLY AVE Na¢Y Ave
W
PT
I%�✓r'Yl ����f� �fL j11� y(//
akNp
CHEVRON REFINERY
Smoky Hollow Specific Plan Boundary
Speclflc Plan Zoning Districts
Parks and Open Space
Smoky Hollow West
rvry Smoky Hollow Subarea 7
Smoky Hollow East
Public Facility
Parking
28 1 SMOKY HOLLOW SPECIFIC PLAN / City ofEI Segundo
o na wo 100
0
These land use objectives are broad policy
statements intended to guide land use decision -
making:
► Encourage commercial and industrial
development that promotes new and
established businesses and sustains
economic growth while also preserving
Smoky Hollow's postwar industrial
character, history, authenticity, and fine-
grained architectural scale.
Encourage the integration of everyday
uses that serve the Smoky Hollow district
without unduly competing with the retail
activity of Main Street and surrounding
districts.
► Limit non -supportive land uses that dilute
the area's reputation as a creative and
cutting -edge business community.
2.2.2 Zoning Districts
To identify specific areas for certain allowed
uses and development standards, the Specific
Plan establishes four zoning districts (see
Figure 2-1: Zoning Districts).
Private Realm Strategies
► The purpose of the Smoky Hollow West
(SH-W) zoning district is to encourage
a range of small business and incubator
industrial uses, including light industrial
activities and research, creative office, and
technology uses.
► The Smoky Hollow East (SH-E) zoning
district provides a transitional land use
area between higher -intensity office uses
east of Pacific Coast Highway and the
smaller, single -parcel industrial and creative
businesses of the western portion of the
Smoky Hollow area. The SH-E zoning
district accommodates development
of incubator industrial, research, and
technology uses; medium-sized light
industrial and manufacturing; and creative
office activities. Smoky Hollow Subarea 1
identifies parcels within the SH-E zoning
district where higher intensity uses are
encouraged
s
The Public Facilities (PF) zoning district
designates property for public uses
necessary to support community needs,
such as libraries, fire stations, schools, and
utilities.
The Parking (P) zoning district identifies
land that is currently used or expected
to be used as a parking facility either as
surface lots or parking structures
City of El Segundo \ SMOKY HOLLOW SPECIFIC PLAN \ 29
West Zone: Example Imagery
30 / SMOKY HOLLOW SPECIFIC PI AN / City ofE(Segundo
East Zone: Example Imagery
Private Realm Strategies 44
City of El Segundo \ SMOKY HOLLOW SPECIFIC PLAN \ 31
Parking Zone: Example Imagery
32 / SMOKY HOLLOW SPECIFIC PLAN l City of Et Segundo
Allowed land uses within each zoning district
are listed in Table 2-1. Certain uses may be
subject to special conditions regarding the
location, operation, design, or special permitting
requirements. Following an application submittal
the Planning and Building Safety Director
(Director) or his or her designee shall make a
determination as to whether the proposed use
is permitted, conditionally permitted, prohibited,
or allowed as a temporary or accessory use to a
permitted use. Any use not specifically listed in
Table 2 1 shall be interpreted as not allowed in
Smoky Hollow.
► A Permitted Use (P) is allowed without
discretionary approval and subject to all
applicable provisions of this Specific Plan.
An Administrative Use Permit (AUP)
requires discretionary approval authorized
by the Director and subject to the
requirements outlined in ESMC Chapter
15-22 .
► A Conditionally Permitted Use (CUP)
requires discretionary approval in the form
of a Conditional Use Permit authorized by
the Planning Commission and subject to
the requirements outlined in ESMC Chapter
15-23,
► An Accessory Use (A) refers to a use that is
incidental and subordinate to a primary use
of the land or building and located on the
same lot with the primary use or building
► Uses specifically not allowed in a zoning
district are indicated by (—),
It is not possible to anticipate every land use
that might be proposed and suitable in the
future. Primary uses not listed in Table 2-1,
unless determined by the Director or designee
to be substantially similar to a listed use, are
not permitted. In making a determination
of similarity, the Director or designee shall
follow the provisions of ESMC Section 1S-22-2
(Administrative Determinations for Uses Not
Listed). Prohibited uses are listed in Section
2,2.4 below. All existing nonconforming uses
that are listed as prohibited in this Section shall
be subject to the procedures outlined in Section
4.4 (Nonconform ities).
Detailed definitions for uses are listed in
Appendix A: Glossary.
Private Realm Strategies 194
The following uses are prohibited, as defined in
Appendix A (Glossary):
► Financial Institutions
► Dwelling: Single, Two, and Multiple Family
► Live/Work
► Service Stations
► General Personal/Mini Storage
► Freight Forwarding
► Medical/Dental Office/Clinic
► Data Centers
► Retail (unless accessory to an
allowed use)
► Vehicle Sales and Services
All existing nonconforming uses listed as
prohibited in this Section shall be subject
to the procedures outlined in Section 4.4
(Nonconformities),
City of El Segundo \ SMOKY HOLLOW SPECIFIC PLAN \ 33
Table 2-1: Allowed Land Uses
Brewery and Alcohol Production
Industrial, Heavy
Industrial, Light
Outdoor Storage
Personal Storage. Collection
Research and Development
Warehousing
General Offices
p
p .....
CUP
CUP ---
p
p ....
A
A A
AUP
AUP .--
P
I P ....
I
p i:' P
-- I Subject to applicable State ABC regulations.
Shall be screened from view from public right-of-way and all
screening shall be architecturally integrated with the building
design See ESMC Section 15-2-8
Alcohol Sales —Off -Site and On -Site AUP AUP I Includes instructional tasting that is accessory to off -site
with Food Service 1 sales.
Business and Consumer Support Services P P - ',, A
Note(s):
' In the P zone, a parking structure may Include ground floor uses (as an accessory use) that activate the street frontage.
34 / SMOKY HOLLOW SPECIFIC PLAN / City a El Segundo
Commercial Kitchen
Gym/Fitness Studio (Small)2
Gym/Fitness Studio (Large)'
Restaurant
Restaurant, Outdoor Dining
Retail
P
P
P
P
CUP
CUP
P
P
P
P
A A A
Private Realm Strategies 44
A
A
A
i
A Parking for outdoor dining areas is required only for the
portion that exceeds 200 square feet..
Includes the incidental direct sale to consumers of only those
A goods produced on -site of another permitted or conditionally
permitted use. '...
Note(s):
In the P zone, a parking structure may include ground floor uses (as an accessory use) that activate the street frontage,
z Gym/Fitness Studio (Small) is defined as less than or equal to 2,500 so ft gross area.
s Gym/Fitness Studio (Large) is defined as greater than 2,500 so ft gross area,
City of El Segundo \ SMOKY HOLLOW SPECIFIC PLAN \ 35
Parking Facility
Public Facilities
Public or Quasi -public Open Space
Public Utilities
Assembly Halls
Caretaker Unit
AUP AUP AUP P
fa I:a In f �
CUP CUP
l
Only one caretaker unit shall be permitted per building Such
unit shall be limited in size to 500 square feet. The unit shall
be used only for habitation by a caretaker and shall not be
A A rented or otherwise let for a period of fewer than 30 days
A caretaker unit shall not be considered a live/work unit as
defined in ESMC Section 15-1-6 (Definitions) and shall not be
'i used a such.
Note(s),
' In the P zone, a parking structure may include ground floor uses (as an accessory use) that activate the street frontage.
36 1 SMOKY HOLLOW SPECIFIC PLAN 1 City of El Segundo
Private Realm ,Strategies 44
2.3 DEVELOPMENT ► Provide development standards that
STANDARDS emphasize flexibility, creativity, and
innovation to attract desired uses.
New structures and alterations to existing
structures shall be designed, constructed, and
established in compliance with the requirements
of this chapter. This chapter outlines
development standards for Smoky Hollow -East
(including Smoky Hollow Subarea 1), Smoky
Hollow -West, and the Parking zoning districts.
Development standards for the Public Facilities
(PF) zoning district shall comply with Chapter
15.10 (Public Facilities Zone) of the El Segundo
Municipal Code (ESMC).
► Create standards and guidelines that
differentiate between the smaller scale
block -and -lot patterns of the western
portion of the district and the larger scale
block -and -lot patterns of the eastern
portion to conserve opportunities for a
variety of business types and maintain the
sense of district authenticity
► Address parking needs while limiting
the proliferation of surface lots, Maintain
parking regulations that allow for better site
design and maximum site utility.
The following objectives are broad policy
statements intended to guide development and ° Identify standards and guidelines for on -site
open space and encourage the retention
design decision making.
and development of off -site open spaces.
01 Encourage reuse and preservation of
existing buildings that contribute positively
to the area's visual and functional character.
Enhance investment potential through
higher -intensity development while
respecting the area's physical form and
eclectic, creative character.
City of El Segundo \ SMOKY HOLLOW SPECIFIC PLAN \ 37
2®3,2Development Tiers and
Community Benefits
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
Administrative Adjustment shall in return provide
community benefits that enhance Smoky
Hollow's character and experience. However,
under no condition shall building height exceed
50 feet.
Proposals to exceed standards shall submit a
Community Benefits Plan and be considered
through the appropriate review process
described in Section 4,5.2: Community Benefits
Plan for Tier I and Tier II level projects.
2.3.3 Development Standards Applicable
to All Zoning Districts
Projects within the Smoky Hollow Specific Plan
shall also comply with the standards in the
following sections of ESMC:
► 15-2-3 Exceptions to Building Heights
► 15-2-4 Height restrictions for walls and
fences
► 15-2-8 Screening
► 15-2-10 Temporary Buildings
► Chapter 18: Signs
38 1 SMOKY HOLLOW SPECIFIC PLAN 1 City of El Segundo
Private Realm Strategies 14
Table 2-2: Building Intensity and Height Standards by Zoning District
60 ft 50 ft
(ceed maximum building height by S ft
Note(s):
sf = square feet: ft = feet
FAR shall be calculated using gross floor area of structures, as defined in Appendix A,
FAR in the P zone is applicable only to non -parking facility uses
s See 4.5,2: Community Benefits Plan..
° See Figure 2-1: Zoning Districts for Subarea delineation
City ofEiSegundo 1 SMOKY HOLLOW SPECIFIC PLAN 1 39
Table 2-3: General Development Standards by Zoning District
Comply with corner, driveway, and alley visibility requirements in ESMC Sections 15-2-6 (Corner Clearance) and
15-2-11 (Driveway Visibility)
Note(s):
sf = square feet; ft = feet
40 / SMOKY HOLLOW SPECIFIC PLAN 1 City of El Segundo
Private Realm Strategies
Table 2-4: Open Space Standards by Zoning District
Note(s):
sf = square feet; ft = feet
Required open space may be provided on building rooftops; however, at least 50% of required open space shall have direct access from the
existing ground elevation.
City of Et Segundo \ SMOKY HOLLOW SPECIFIC PLAN 1 41
Figure 2-2: Surface Parking Lot Landscaping: Illustrative Landscaping at Surface Parking that Meets Standard
Tree, typical
Parking space, typical
42 1 SMOKY HOLLOW SPECIFIC PLAN / City of El Segundo
Table 2-5: Access, Loading, and Refuse Collection Standards by Zoning District
1, Vehicular Access
a Lots adjoining an alley are prohibited from providing curb cuts along
street frontages.
b For lots not adjoining an alley, a maximum of 1 curb cut is allowed for
each 150 ft of lot frontage along a public street.
c New curb cuts along Franklin Avenue are prohibited
d Curb cuts shall not be more than 25 ft in width except where required
by the City to be larger for safety purposes.
Private Realm Strategies
a. New curb cuts along Franklin
Avenue are prohibited.
b. Curb cuts shall not be more
than 25 ft In width except where
required by the City to be larger
for safety purposes.
a. Not required if gross building area < 50.000 sf. '.... Not required.
'.. b. Required if gross building area > 50.000 sf and/or required for the '...
'... following uses when the use exceeds 2,500 sf in size: restaurant or other '...
2. Loading '... food sales and service, '..
c. On -site loading areas shall be at least 18 ft long and 10 ft wide For
lots adjoining an alley, loading areas shall adjoin or have access from the
alley. Loading spaces may encroach into any required alley setback.
a. Refuse collection service shall be contracted with an approved local service provider. Refuse collection areas
3 Refuse Collection I shall be screened per ESMC Section 15-2-5 D.
b. On lots adjoining an alley, refuse collection storage areas shall be oriented to and accessed from the alley.
Note(s):
sf = square feet; ft = feet
City of El Segundo \ SMOKY HOLLOW SPECIFIC PLAN N 43
12
Table 2-6: Parking Standards by Zoning District
Consistent with Section 5106 4 of the 2016 California Green Building Standards Code:
New projects anticipated to generate visitor traffic shall provide one 2-bike capacity rack For 5% of new visitor
motorized vehicle parking spaces being added, with a minimum of one 2-bike capacity rack. Additions or
alterations that add 9 or fewer visitor vehicle parking spaces are excluded
New buildings with 10 or more tenant -occupants or additions or alterations that add 10 or more tenant vehicle
parking spaces shall provide secure bicycle parking for S% of the tenant vehicle parking spaces being added,
with a minimum of one secure bicycle parking space Acceptable parking facilities shall be convenient from the
street and shall meet one of the following:
Note(s).
sf = square feet; ft = feet
Parking requirements in the Parking Zoning District apply only to non -parking uses.
a Bicycle parking standards shall apply to new construction, additions, and alterations, but shall not apply to change of use.
44 1 SMOKY HOLLOW SPECIFIC PLAN 1 City of El Segundo
2.4 PRIVATE REALM DESIOV-
Smoky Hollow represents a unique World
War II -era industrial district Once home to
traditional manufacturing, machining, and
aerospace industries, the Smoky Hollow
district —with its one- and two-story brick,
metal, and stucco exteriors, curved ceilings,
high roof lines and light -filled interiors —
is attractive to new media, technology,
incubator, and creative business endeavors
The repurposing of existing space will inform
future development in a manner that retains the
district's authenticity and character
Smoky Hollow consists of two sub -districts;
Smoky Hollow East, which includes Smoky
Hollow Subarea 1, and Smoky Hollow West,
Smoky Hollow East includes larger, free-
standing buildings on spacious parcels. This
configuration allows campus -style, business
park settings that integrate landscape and
communal outdoor space into site design.
Conversely, smaller closely packed structures
and lot configurations line the streets of Smoky
Hollow West. Tighter blocks create a more
intricate, urban, and sidewalk -oriented work
district, The Specific Plan's objective is to
preserve the district's unique characteristics
while allowing the emergence of design
innovation and creative use of space,
To preserve these characteristics, this Specific
Plan includes mandated design standards to
ensure use of high quality, durable materials and
finishes and well-defined relationship between
the buildings and the streets, coupled with
design guidelines Intended to provide fiexibility
for nuanced design treatment.
The overarching design goal for the
Smoky Hollow Specific Plan is to provided
development framework that maintains the
district's unique setting and character while
promoting adaptive design features that
integrate well -designed architecture; enhanced,
viable public space; and accessible pedestrian
and transit linkage=_.
Private Realm Strategies
These design objectives are broad policy
statements intended to guide development
throughout Smoky Hollow,
► Preserve Smoky Hollow's existing character
through the use of compatible architectural
features, materials, and details
► Insist upon streetscape and landscape
amenities that allow for small-scale, informal
gathering, both within sites and along
public rights -of -way, especially sidewalks,
street corners, and along Franklin,
► Develop more accessible and street -side
public open space Buildings fronting public
sidewalks, and specifically buildings
fronting Franklin Avenue, shall provide
sidewalk -oriented entries and small-scale
gathering opportunities.
► Project designs, orientation, and spaces
should anticipate and facilitate emerging
sidewalk and pedestrian activity, reuse of
alleys, and access to all transit modes.
► Encourage active and passive design
strategies that conserve natural resources
City of El Segundo \ SMOKY HOLLOW SPECIFIC PLAN \ 45
ANI jaw 1,1 DIFFERENCE
ERE
BE ��� EMI J DII ° V L01PI EN I
ST",INIDNI'!2011116 AND UII'i11w1„''SI iilll'
GI III IIII.'.."° III'i"' Illi.. I NIII'i''!!! S?,
Standards
Development standards are measurable
criteria for building elements such as
setbacks, building heights, open space
requirements, and floor area ratio (FAR).
Standards are prescriptive and quantitative
and are applied consistently to all properties
in each zoning district. Development
standards are mandatory, and projects
may only be approved if the proposed
improvements are consistent with the
development standards, unless otherwise
allowed by a Variance or Administrative
Adjustment.
Guidelines
Design guidelines are discretionary and
qualitative. They are intended to serve as
criteria for reviewing projects during the
Private Realm Strategies
application and approval process. Design
guidelines address elements that cannot
easily be measured or quantified, but are
important aspects of the design and quality
of a building or development. The design
guidelines contain recommendations
on design aspects that are more open to
interpretation, such as texture, materials,
style, and overall design character. In
certain circumstances, design guidelines are
mandatory —these are indicated with clear
terminology such as "shall" and "must".
When used in conjunction, the development
standards and design guidelines will shape
future development to achieve the community's
vision of Smoky Hollow as an iconic and
innovative employment zone.
City of El Segundo \ SMOKY HOLLOW SPECIFIC PLAN \ 47
Table 2-7: Design Standards
1. Pedestrian Entry Orientation and Treatment
2. Ground Floor Ceiling Height
1. Universal Accessibility
2. Surfacing Materials for Pedestrian Routes
1. Transparency
a Buildings adjacent to a street shall provide a minimum of one primary entry oriented to the sidewalk or publicly
accessible pedestrian path
b Secondary entries, where provided, shall he clearly identified and provided with an unobstructed path of travel
from a sidewalk or parking lot
c Where pedestrian access to an alley is provided, such access shall include safety lighting. Doors shall open inward
from the alley.
The minimum interior floor -to -ceiling height of the ground floor shall be 12 feet
a Where necessary to accommodate ADA-accessible sidewalks, streetscapes, and amenities in constrained rights -
of -way, an easement shall be provided on private property between the sidewalk and building edge. The easement
may be used for pedestrian circulation or to accommodate street trees, furniture, and utilities
b Ease of access shall be provided along and across sites through leveling outdoor and indoor height differences,
providing accessible ramps and handrails, removing obstacles along interior pedestrian paths, and minimizing curb
cuts
In parking lots, pedestrian circulation routes shall be clearly distinguished through the use of paving materials,
colors, and textures that contrast with the driveways and drive aisles.
For new buildings or additions of 1,000 square feet or more of gross floor area fronting Franklin Avenue, a minimum
15% facade transparency shall be provided at the ground level or first 12 feet of height above grade, whichever is
less, through the utilization of windows, entries, or similar openings (see Figure 2-3: Building Transparency, Franklin
Avenue Frontages).
48 t SMOKY HOLLOW SPECIFIC PLAN 1 City of El Segundo
Note(s),
sf = square feet; ft = feet
Private Realm Strategies .44
,wong any street, no wau snau exceno more man zu reet wnnout inauaing aoors, winaows, non-commercial murals,
or landscaping that cover at least 20 percent of the facade The purpose is to avoid blank walls..
City ofEl Segundo \ SMOKY HOLLOW SPECIFIC PLAN \ 49
Figure 2-3: Building Transparency, Franklin Avenue Frontages
0 Ground level or first 12 feet of height above grade
0, Area of facade
Area of transparent opening
15% facade transparency sum total = 15% A
50 t SMOKY HOLLOW SPECIFIC PLAN / City of El Segundo
Figure 2-4: Design for Adaptive Reuse
Private Realm Strategies 44
City of El Segundo A SMOKY HOLLOW SPFCIFIC PLAN \ 51
Figure 2-5: Design for Infill Buildings
11
ulid on the Indus tri I al Ch.r.cter
52 1 SMOKY HOLLOW SPECIFIC PLAN J City Of El Segundo
Figure 2-6: Design for Building Additions
Private Realm Strategies 144
City ojEtSegundo \ SMOKY HOLLOW SPECIFIC PLAN \ 53
Figure 2-7: Design for Campus Projects
54 / SMOKY HOLLOW SPECIFIC PLAN I City of El Segundo
Figure 2-8: Design for Street and Sidewalk Frontages
Private Realm Strategies 44
City of El Segundo \ SMOKY HOLLOW SPECIFIC PLAN \ 55
Figure 2-9: Design for Street Corners
56 1 SMOKY HOLLOW SPECIFIC PI AN 1 City of El Segundo
SMOKY HOLLOW DESIGN
GUIDELINES: PRIVATE
REALM
Not all of the design guidelines will be
applicable to each project, but each project
team should be able to explain how the
guidelines shaped their project design and
work with City staff to incorporate as many
of the ideas as possible.
Enhance Building Character
Build on the quality industrial
character of architecture currently in
Smoky Hollow
t Convey a sense of old and new
through conservation of existing
materials and details and selection
of new building components that
complement existing conditions
without mimicking an older
architectural character.
Private Realm Strategies
194) 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
building; minimize the removal of older
components, materials, and details.
Repair such features rather than
replace them, to the maximum extent
feasible.
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
City of El Segundo \ SMOKY HOLLOW SPECIFIC PLAN \ 57
is
y Enhance entry expression through
use of color, forms, materials, details,
orientation to sidewalks, landscaping,
and place -making to create a sense of
arrival.
h 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.
GO Incorporate different materials, colors,
and textures at a building's exterior to
create visual interest, avoid monotonous
or repetitive building frontages.
Facilitate Gathering
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.
Encourage outdoor food -related retail
through allocation of dedicated spaces
for food trucks, ice cream cars, food
carts, farmers' market, and tailgating
events.
Develop outdoor gathering spaces at
entries, along sidewalks, at patios, and
on rooftops to invite activity.
Provide alley -facing gathering spaces
through setbacks and modulations at
rear property lines that invite safe use
and activity.
5 / SMOKY HOLLOW SPECIFIC PLAN 1 City of El Segundo
Provide street corner plazas through
setbacks from street corners or through
conversion of front yard surface parking.
g 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
Incorporate pedestrian -scaled lighting
to enhance safety, accentuate design
elements, encourage evening use of
outdoor gathering spaces.
Provide WI-Fi hotspots to attract
pedestrians and encourage gathering at
specified locations.
Incorporate Landscape
and Environmental Design
Design layered and lush landscaping
through selection of plant materials that
display a variety of shapes, textures, and
colors.
M19 Use fences and walls as an extension
of the architecture and character of the
building,
'Q
Utilize natural light through use of large
window expanses, clearstones, skylights,
etc. to enhance working spaces and
reduce lighting energy consumption.
Utilize planters and pots to provide
greenery along sidewalks where street
trees are not permitted.
rki Improve surface 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.
Encourage Connectivity
Install bike facilities above the minimum
City building code requirements - such
as bike racks, bike storage, bike sharing
stations, dedicated shower rooms, and
lockers - to encourage biking.
Design for Signage, Way -Finding,
and Public Art
i 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.
Private Realm Strategies
Incorporate way -finding through
integral design of identity and
directional signage and on -site lighting
to guide and enhance circulations.
Incorporate public art, including murals,
street paintings, outdoor installation art,
and light -based art installations.
City of El Segundo 1 SMOKY HOLLOW SPECIFIC PLAN 1 59
Im
Public Realm Strategies
r,( r Ft' l,. J aC L., A L M tl '].] VI
F ("
publiclyThe Smoky Hollow public realm includes
publicly owned rights -of -way (streets,
pathways, and alleys) and
accessible open spaces.
3.1 PUBLIC REALM
STRATEGIES
The quality and character of a district's
public realm is an integral component of an
environment in which people want to live and
work. This chapter identifies the transformative
strategies applicable to the public realm
that will further the vision of a creative and
prosperous Smoky Hollow business district..
The public realm improvement strategies
establish street standards and guidelines
to ensure long-term provision of sidewalks,
landscape amenities, and active transportation
infrastructure that encourages walking and
biking, that maximizes curb -side parking
resources throughout Smoky Hollow.
Addressing the lack of adequate sidewalks and
basic streetscape facilities is a key Specific Plan
objective. Figure 3-1: Mobility and Streetscape
Improvements outlines planned roadway
improvements. This mobility plan represents a
schematic roadway strategy Improvements will
City of El Segundo \ SMOKY HOLLOW SPECIFIC PLAN \ 63
Figure 3-1: Mobility and Streetseape Improvements
Smoky Hollow Specific Plan Boundary Mobility/Street Improvements 0 250 sao 1.000r
e e e e e New roadwav treatment to iml rove 6CyCle and pedestrian environments
eoemroe Bike/Pedestrian Friendly Street (Living Street Concept)
ua ,M as maw Bike Friendly Street (Sharrow)
---+°°°"' Potential One -Way Street and Additional Parking
%f Crosswalk lmpmvements
64 1 SMOKY HOLLOW SPECIFIC PLAN / City of El Segundo
Zebra Crosswalk
require additional analysis based on existing
conditions prior to implementation,
3,2,1 El Segundo Boulevard
El Segundo Boulevard is classified as a "minor
arterial," running east/west along the south
edge of the Specific Plan area, bordering the
Chevron Oil Refinery El Segundo Boulevard
links the Smoky Hollow area to downtown El
Segundo to the west and the office parks east
of Pacific Coast Highway, and beyond to the
Metro C Line El Segundo stations and
1-405 freeway.
Transformative strategies for El Segundo
Boulevard aim to improve mobility for
pedestrians and cyclists and potentially
address parking shortages in the district
Understanding that change is incremental,
the Specific Plan identifies easy-to-implernent
improvements for the near term as well as
Public Realm Strategies
longer -term solutions In the short term,
the City will undertake pilot projects to
explore a preferred configuration. This may
include providing parallel parking, installing
a protected bike lane, widening sidewalks, or
some combination of these improvements, The
changes in the short and long terms will not
require any street widening and will maintain
four travel lanes. The final configuration will
be based on feedback from residents and
business owners, together with a scheme that
works with other citywide mobility objectives.
In addition, high -visibility crosswalks will be
added along El Segundo Boulevard, marked
with traditional continental stripes (sometimes
referred to as zebra striping). Contrasting and
high -visibility crosswalks indicate pedestrian
pathways and have been shown to improve
safety behavior of motorists, Complete Streets
provide options for modes of travel,
City of Et Segundo \ SMOKY HOLLOW SPECIFIC PLAN \ 65
Complete Streets provide options for modes of travel
66 1 SMOKY HOLLOW SPECIFIC PLAN 1 City of El Segundo
The term "o,I l P ETE S r j UE"TS"`
describes a comprehensive approach
to the practice of mobility planning.
Complete streets principles recognize that
transportation corridors have multiple
users with different abilities and mode
preferences (driving, biking, walking, and
taking transit). Adjacent land uses influence
the functionality and character of the street
environment. A well -integrated street system
considers the complementary relationship
between land use, local and regional
travel needs, and the greater community
context. Complete streets can accommodate
expected traffic demand while also providing
additional facilities to support travel by other
modes and contributing to creation of vibrant
public spaces by incorporating distinctive
plaeemaking and programming elements.
Public Realm Strategies
The principles of complete streets are an
integral part of the Smoky Hollow Specific
Plan and work with land use policies that
encourage economic development. The
following recommendations, categorized
by key street section, provide for a
transportation network that successfully
integrates bicyclists, walkers, and transit
users with people in cars, while creating a
unique backdrop for businesses to flourish in
Smoky Hollow_
City of El Segundo \ SMOKY HOLLOW SPECIFIC PLAN \ 67
d
Figure 3-2: Possible Configuration for El Segundo Boulevard
. ......................... ........ ...
Note(s): Ultimate configuration will be based on results of various pilot programs
68 / SMOKY HOLLOW SPECIFIC PLAN / City ofElSegundo
Tree Planter: Parallel Parking Space
In the longer term, El Segundo Boulevard is
envisioned to be reconfigured to remove the
four -foot landscape strip on the south side
of the roadway; the sidewalk on the north
side would be widened to eight feet A wider
sidewalk will improve sidewalk vitality by
facilitating a more enjoyable environment
for pedestrians through wider walking
spaces, an increased buffer between traffic
and pedestrians, and improved options
for landscaping and amenities, This long-
term reconfiguration will also provide new
opportunities to build curb extensions, where
Public Realm Strategies
the sidewalk and curb are extended into the
parking lane, Curb extensions serve to calm
traffic by visually and physically narrowing
the roadway Curb extensions also provide
placemaking opportunities by creating more
space for landscaping, benches, and even
outdoor dining, providing a place to experience
and build the Smoky Hollow identity Tree
planters can also be installed among parallel
parking spaces to provide additional shade
and placemaking opportunities. Other traffic
calming measures will also be considered
City of El Segundo \ SMOKY HOLLOW SPECIFIC PLAN \ 69
Figure 3-3: Regional Transit and Bicycle Routes
Um
OHIO Smoky Hallow Specific Plan Boundary ®' Metro C Line Station . ^^^^ LADOT Commuter Express 109 '� n 5ryp 1,000 200
----- Metro C Line Light Rail City ofEl Segundo Lunch Shuttle
• Metro 232 °W^°^^^^^^^^^^^.-Beach Bike Path
Beach Cities 109
70 1 SMOKY HOLLOW SPECIFIC PLAN / City of El Segundo
Bicycle -Friendly Street
3.2.2 Grand Avenue
Grand Avenue is classified as a "minor arterial",
running parallel to El Segundo Boulevard and
forming the northern boundary of a portion
of the Specific Plan area. Grand Avenue is
configured with two 12-foot travel lanes and
two 12-foot combination travel/parking lanes,
where parking is allowed during off-peak hours.
Through the Specific Plan, Grand Avenue is
envisioned to facilitate a more cyclist -friendly
environment Creating enhanced bike access
on Grand Avenue will facilitate connections
between Smoky Hollow and the El Segundo
Public Realm Strategies
i
and Mariposa Metro C Line Stations located
approximately 0,5 and 1.2 miles, respectively,
east of the Specific Plan's eastern boundary. Bike
facilities along Grand Avenue will also facilitate
access to the 22-mile Marvin Braude Bike Trail,
also known as The Strand, located at the western
terminus of Grand Avenue, one mile west of the
Specific Plan's western boundary See Figure
3-3: Regional Transit and Bicycle Routes.
Transformation strategies include a roadway
reconfigurat'on to modify lane widths on Grand
Avenue to provide additional space for bicycles
to share the road and narrowing internal travel
City of El Segundo \ SMOKY HOLLOW SPECIFIC PLAN 1 71
Figure 3-4: Grand Avenue - Proposed Improvements
ONE WAY STREET ONE WAY STREET
r—d Ave -- - EmU�g G—dA—..-Proposed
72 / SMOKY HOLLOW SPECIFIC PLAN I City ofEl Segundo
Sharrow
lanes to encourage drivers to remain within
the speed limit. There is a strong correlation
between lane width and speed (narrower lanes
encourage lower vehicle speeds), although it
varies based on factors such as time of day,
amount of traffic, and even the character of
adjacent land uses. Interior lane widths on
Grand Avenue should not exceed 11 feet to
avoid unintended speeding. As the interior
lane widths are narrowed, the peak travel/
off-peak parking lane width is increased to a
13-foot shared lane, allowing additional space
for bicycles in that lane. See Figure 3-4: Grand
Avenue - Proposed Improvements,.
Public Realm Strategies j
The shared lanes will have identifying markings
called "sharrows" to Indicate a shared lane
environment for bicycles and automobiles.
Among other benefits, sharrows reinforce the
legitimacy of bicycle traffic on the street and
recommend proper bicyclist positioning to
avoid open doors of parked cars.
City of El Segundo \ SMOKY HOLLOW SPECIFIC PLAN 1 73
Figure 3-5: Franklin Avenue Near Term - Proposed Improvements
r-kh" A t". - r.-A. n-- - -- -1
74 1 SMOKY HOLLOW SPECIFIC PLAN I City ofEl Segundo
Artistic Crosswalks
.3.2.3 Franklin Avenue
Franklin Avenue, a two-lane street parallel to
Grand Avenue and EI Segundo Boulevard,
functions as the district's spine. Franklin Avenue
runs the length of the plan area and provides
easy access to the north/south streets and
alleyways. For approximately half of the district
(between Center and Illinois Streets), Franklin
Avenue is a SO -foot right-of-way, configured
with two travel lanes and two parking lanes,
Between Main Street and Center Street, Franklin
Avenue is a 40-foot right-of-way, with two
travel lanes and one parking lane
While the ultimate right-of-way for Franklin
Avenue is planned at SO feet the City
does not intend to require dedications to
widen the pavement width. The additional
dedicated space will be used for other
transformative strategies, The transformative
strategy for Franklin Avenue encourages
land uses, activities, and pedestrian -oriented
design standards that facilitate a shared
sense of space. In the near term, this can
be accomplished affordably by restriping
the existing roadway and painting creative
crosswalks and paintings within the roadway.
In addition, parklets on Franklin Avenue will
Public Realm Strategies "ad/
allow for outdoor conference rooms and casual
meeting places Parklets are described in more
detail in Section 3.4 (Pedestrian and Open
Space Enhancements).
Creative crosswalks incorporate art within
standard crosswalk markings. Special crosswalk
improvements can showcase local history and
character, serve as an identifying feature of
the district, and further the Specific Plan's aim
to support a vibrant pedestrian environment.
Additional street paintings, such as painted
intersection emblems, also enhance the
district's public realm, See Figure 3-5: Franklin
Avenue Near Term - Proposed Improvements
City of El Segundo \ SMOKY HOLLOW SPECIFIC PLAN \ 75
Figure 3-6: Franklin Avenue Long Term/incremental - Proposed Improvements - WoonerflLiving Street
SETBACK(10'-0") AS STRIPING
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76 / SMOKY HOLLOW SPECIFIC PLAN I City of El Segundo
Woonerf/Living Street
In the long term, Franklin Avenue is envisioned
as a creative space that merges the boundary
between sidewalk and street to provide a
common public space shared by pedestrians,
cyclists and low -speed vehicles. Such streets,
called "woonerfs" (pronounced /vcoonerf/),
or living streets, are pedestrian -oriented travel
ways. The long-term concept for Franklin
Avenue includes two multi -modal lanes shared
by automobiles and cyclists, parking lanes
that integrate stormwater planters and street
trees, and two six-foot curbless sidewalks.
Transforming Franklin Avenue into a pedestrian
and bike -friendly woonerf will facilitate
connections between Smoky Hollow and
Main Street to the west and destinations east
of Sepulveda Boulevard. In addition, Franklin
Avenue will provide an enjoyable pathway
toward the El Segundo and Mariposa Metro C
Line Stations located less than one mile east of
the Specific Plan's eastern boundary and to the
Marvin Braude Bike Trail located one mile west.
A reconfigured Franklin Avenue will be designed
to allow drivers, cyclists, and pedestrians
to share the same space, making the street
welcoming and appealing. Once reconfigured,
Franklin Avenue will function as a social space
and will not be limited to just vehicular mobility.
Franklin Avenue enhancements will include the
addition of tree planters among the parking
Public Realm Strategies
rows, enhanced street paving, and improved
crosswalks and pedestrian lighting. The woonerf
concept is a long-term goal that will likely be
achieved through incremental changes, such as
the gradual replacement of key parking spaces
with trees or other sidewalk amenities such
as street furniture or bicycle racks. Enhanced
paving and full build out of the woonerf
concept may occur on a block -by -block basis;
the priority location for the woonerf is the
western edge of Franklin Avenue, near Main
Street (see Figure 3-6: Franklin Avenue Long
Term/Incremental - Proposed Improvements -
Woonerf/Living Street).
City of El Segundo \ SMOKY HOLLOW SPECIFIC PLAN \ 77
Tree Planters
Thirteen side streets run perpendicular to the
three east/west streets in the Specific Plan area.
The majority of businesses have their primary
entrances on one of these north/south streets.
Most of the north/south streets are 50-foot
rights -of -way, developed with one travel lane
and one parking lane in each direction and
five-foot sidewalks on both sides of the street,
Three streets (Standard Street, Eucalyptus
Drive, and Center Street) have 60-foot rights -
of -way thus the sidewalks on these streets are
primarily 10 feet wide The key transformative
strategy for north/south streets in Smoky
Nollow is a reconfiguration of the majority of
these streets to one-way direction to increase
the supply of on -street parking Figure 3-1:
Mobility and Streetscape Improvements
shows a conceptual map of one-way north/
south streets in Smoky Hollow. This orientation
is optimized based on the potential to increase
on -street parking spaces due to street and
driveway configurations, As designed, no more
than two streets in a row would be oriented in
the same direction. Streets will be reconfigured
into a 20-foot wide lane in a one-way direction
Figure 3-7: North/South Streets - Proposed
Improvements shows a detailed view of the
proposed improvements intersecting Franklin
Avenue. By the end of 2023, Nevada Street,
Oregon Street, and California Street will be
reconfigured to one-way direction with angled
parking, This reconfiguration will include
78 / SMOKY HOLLOW SPECIFIC PLAN / City ofE]Segundo
striping and signage and result in 19 additional
parking spaces, Additional landscaping and
curb extensions will likely be added as long-
term streetscape improvements. Street
reconfiguration of additional north/south streets
in Smoky Hollow will require supplementary
analysis based on existing conditions and pilot
project outcomes to best optimize on -street
parking spaces. In addition to the expected
increase of an estimated 8S parking spaces,
designating one-way streets is expected to
efficiently move north -south automobile traffic
and limit curbside activity conflicts such as
service vehicle loading and unloading, which
can be less disruptive on a one-way street
given proposed lane widths, However, loading is
encouraged to occur in alleys wherever feasible,
Figure 3-7: North/South Streets - Proposed Improvements
AVENUE
.. ...... .. .
. . . . . . ..............................
Public Realm Strategies
City of El Segundo \ SMOKY HOLLOW SPECIFIC PLAN \ 79
Towards the west of the Smoky Hollow district,
narrow alleys running north/south provide
access to rear -of -lot parking and servicing of
businesses. Alleys were historically designed
into cities for trash access, deliveries, electrical,
plumbing and mechanical services, emergency
vehicles, and parking. As a secondary
circulation pattern, many pedestrians, cyclists,
and even autos use alleys for shortcuts or
back access. Alleys not only provide important
space for services but also an opportunity
to recapture underutilized public space for
outdoor activity. Additional temporary uses
8 1 SMOKY HOLLOW SPECIFIC PLAN 1 City of El Segundo
for alleys such as event space, retail, cafes or
art venues can enhance the public/pedestrian
environments in Smoky Hollow. While most
alleys in Smoky Hollow will continue to serve
a primary function of access to properties
for parking, trash, and loading as needed,
flexibility in development standards facilitates
the use of loadings spaces located off of alleys
for alternative temporary uses such as picnic
areas, removable landscape amenities, public
recreation, or art. See Figure 3-8: Alleys -
Proposed Improvements.
Figure 3-8: Alleys - Proposed Improvements
3� Existing Alley
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LU
Public Realm Strategies 11ellm",
N,
I
3� 3� Proposed Alley
Ci d
ct�
t;
w
City of El Segundo \ SMOKY HOLLOW SPECIFIC PLAN 1 81
Bicycle Facilities/Racks
82 I SMOKY HOLLOW SPECIFIC PLAN t City of E( Segundo
r
Smoky Hollow is an ideal location to provide
enhanced opportunities for bicycling. Bike
facilities will be expanded along roadways
G
0
As part of pilot program investigations
for improving pedestrian and bicycle
mobility along El Segundo Boulevard,
the City will identify whether to install a
protected, striped, or signed bike lane See
the discussion in Section 3.2.1 El Segundo
Boulevard.
Along Grand Avenue, as outlined in Section
3.2.2 (Grand Avenue) above, the street
reconfiguration will create two 13-foot
shared lanes for cyclists and automobiles
during peak travel times. In off-peak
travel times, automobile parking will be
permitted in this lane, which will be wide
enough to accommodate both parked cars
and bicyclists Bicycle facilities on Grand
Avenue will be marked with additional
signage and sharrows
► Re -imagined Franklin Avenue (Section 3.2,3
above) will be designed as a pedestrian
and bicycle -friendly street that allows
drivers, cyclists, and pedestrians to share
the same space, making the street much
more welcoming and appealing. Once
reconfigured, 1 rankllr Avenue will function
as a social space and will facilitate all modes
of travel within the enhanced streetscape.
► The plannea reconfiguration of north/south
roadways provides new opportunities for
bicycle parking within street areas at the
end of rows, striped for no vehicle parking.
Creative bike racks that function not only as
attractive and functional street furniture but
also as public art will enhance streetscapes,
encourage the use of bicycles in Smoky
Hollow, and contribute to the area's eclectic
character.
1FAMMWIM
The Specific Plan area is served by the Los
Angeles County Metropolitan Transportation
Authority (Metro), City of El Segundo, City of
Redondo Beach, and Los Angeles Department
of Transportation (LADOT) for bus transit,
Public transportation in Smoky Hollow area
consists of fixed route bus service and dial -a -
ride service, most of which is located at the plan
area's periphery along Grand Avenue to the
north, Main Street to the west, and Pacific Coast
Highway to the east. The City of El Segundo
provides lunchtime shuttle services between
corporate offices east of Sepulveda Boulevard
and the downtown Main Street area, just west
Public Realm Strategies
of the Specific Plan area.
The Metro C Line, a 20-mile light rail line
running between the cities of Redondo Beach
and Norwalk, has two nearby stops: the El
Segundo and the Mariposa Metro C Line
Stations located approximately 0 5 and 1,2
miles, respectively, east of the Specific Plan.
See Figure 3-3: Regional Transit and Bicycle
Routes, The area will also be served by the
Metro Crenshaw/LAX Line when it is completed
in 2024, The Aviation/LAX rail station for the
C and Crenshaw/LAX lines is located just
over two miles from the Plan area at Aviation
Boulevard just south of-105.
Improved transit options and clear connections
to transit services, stops, and stations result in
reduced traffic and parking demand. In Smoky
Hollow, safe, attractive, walkable environments
for workers and visitors encourage pedestrians
and the use of bicycles. In addition, the City's
lunchtime shuttle presents an opportunity to
enhance connections between business districts
and transit stations, A key implementation
strategy will be to explore appropriation of
the lunch shuttle during peak travel times to
provide connections to Smoky Ifollow from the
Nash Metro C Line Station.
City of El Segundo \ SMOKY HOLLOW SPECIFIC PLAN \ 83
✓0�0
3.3 PARKING MANAGEMENT
STRATEGIES
Limited and inefficient parking has historically
been identified as one of the district's biggest
liabilities. The original Smoky Hollow Specific
Plan attempted to balance the need for more
effective parking with the desire by area
business owners to maintain tighter parking
regulations that allowed for better site design
and maximum site utility. While demand for
business space in Smoky Hollow has increased
significantly since adoption of the original
Specific Plan, the area has not been able to
absorb the increased parking demand This
is largely due to two factors, First, in Smoky
Hollow the existing on -street parking is free,
with no time limits As a result, this common
good has been occupied as an extension of
private properties for parking vehicles that
are being serviced by local automobile repair
businesses and overnight large vehicles such as
RVs. Second, new businesses in Smoky Hollow
that have been replacing industrial operations
are more employee -intensive and thus have
somewhat different parking and infrastructure
demands.
At the same time, many property owners have
cited the high cost associated with providing
more on -site parking —together with physical
site limitations —as reasons to defer expansions,
renovations, rehabilitation, and changes of
use. In addition, standard strategies to address
parking needs are slated for a significant shift
as autonomous vehicles, ride -share, and transit
decrease demand for parking.
3.3.1.1 ON -SITE PARKING DEVELOPMENT
STANDARDS
Recognizing these constraints and long-term
trends, the Specific Plan establishes parking
regulations that are tied to building area, not
use, to allow for flexibility and change over time
(see Section 2.3:1.H: Private Parking Standards).
The City has also completed analysis towards
a parking in -lieu fee for Smoky Hollow,
which provides flexibility for developers and
funding to increase parking in the district. In
addition, strategies to address existing parking
deficiencies are discussed below,.
3.3.1.2 OPTIMIZE CURBSIDE PARKING
In the short term, existing rights -of -way may
be restriped to significantly increase: parking
supply, resulting in an estimated increase of
185 parking spaces (see also Section 3.2.1: El
Segundo Boulevard and Section 3.2 4: North/
South Streets). Pilot programs will determine
whether such improvements will be permanent,
84 1 SMOKY HOLLOW SPECIFIC PLAN ! City of El Segundo
► Implementing one-way traffic patterns
on north/south streets, coupled with
60-degree angled parking configurations
on one side of the street, is estimated to
add 8S additional parking spaces.
► Restriping El Segundo Boulevard to provide
on -street parking along the north curb of
the roadway between Standard Street on
the west and Kansas Street on the east
would add an estimated 101 parking spaces,
Reconfiguration was not considered for
areas outside of the specified extents
to limit intersection capacity impacts at
intersections to the west (Main Street) and
east (Pacific Coast Highway).
3.3.1.3 OVERNIGHT CURBSIDE PARKING
Overnight parking in Smoky Hollow will be
prohibited between 2:00 and 6:00 A.M.
Curbside parking for recreational and oversized
vehicles (including trailers) will be limited per
the El Segundo Municipal Code (Title 8, Article
G).
3.3.2 LONG-TERM PARKING STRATEGIES
Long-term parking strategies seek to increase
the supply of parking with a fiscally sustainable
approach that may include a parking district
and development of parking structures as
private ventures or public/private partnerships
Parking Structure
► The City will support development of
shared/public parking structures for use by
workers and visitors in the district While
two potential locations have been identified,
centrally located at the northeast and
northwest corners of the Maryland Street/
Franklin Avenue intersection (see Figure 2-1:
Zoning Districts), the provision of parking
structures would also be considered in other
parts of the Specific Plan area. The provision
of structures that can be shared (i,e„ parking
for commuters during the day, and visitors/
patrons in the evening and weekends) can
maximize the use of the parking structure,
reduces the amount of parking to be built,
Public Realm Strategies
and financially supports the facilities' capital
and operating expenses.
In the long term, the City will also explore
establishment of a business parking
permit district or parking management
program to ensure fairness and continuity
of access for the managed curbside
parking. The business parking permit
district may distribute parking passes to
local businesses and reserve certain on
street spaces for visitors only. The business
parking district will manage on -street
parking in the district, with associated fees,
rights, and penalties.
CityofElSegundo \ SMOKY HOLLOW SPECIFIC PLAN \ 85
Figure 3-9: TreelStormwater Planter Design and Plant Palette
STORMWATER PLANTER PLANT PALETTE
APPROVSTORMW TER <K�.?IU m
STREET TREE
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GUTTER
GRATE
� III
STORMWATER mvnr p.:a 4ruF»•W1YrtaNM OY'rVN u'zC;.w.', we . m
PLANTINGS
'rR'r i"fl'—%Tf ;.�.�;!. La9a ixI c rf f f f � ry srz Chi, hr. Tr aimnermAw ri,n. �RramFarme t9.�x
86 l SMOKY HOLLOW SPECIFIC PLAN I City of El Segundo
The Smoky Hollow Specific Plan identifies
strategies to expand existing found spaces
for outdoor engagement, conversations, and
vitality. Several open space strategies have
been identified for Smoky Hollow.
► Preserve existing open space: The City
will work with private property owners to
Preserve Smoky Hollow's existing open
space resources and identify ways to
incorporate open space and greenspace
into streetscapes and as part of new private
development. The northeast corner lot at
Franklin Avenue and Maryland Street is
the only open space in Smoky Hollow and
is regularly used for picnicking and active
recreation However, this lot is privately
owned and may be developed in the future.
Maintaining and expanding open space
resources in Smoky Hollow is a priority.
► Create new open space: For larger,
campus -like developments, Specific
Plan development standards require
adequate provision of on -site open space
(see Section 2.3.1.F: Open Space and
Landscaping Standards).
Public Realm Strategies
► Create a "Living Street": Along Franklin
Avenue, the creation of a woonerf, or living
street concept, will include multi -modal
lanes and parking lanes that integrate tree
planters, parklets, and curbless sidewalks
(see Section 3 2.3: Franklin Avenue).
► Plant Street Trees: On key streets in Smoky
Hollow, new tree planters will provide
shade and visual enhancement to the area's
environment. Planters are identified for the
north side of El Segundo Boulevard, key
locations on Franklin Avenue, and north/
south streets between parking spaces.
Planters can be strategically located among
striped parking spaces or at the end of a
parking row in areas generally striped as
no parking". Curb extensions can also
accommodate tree planters, A key design
consideration for tree planters in Smoky
Hollow is to offset the planter from the
sidewalk to avoid impacting the storm
drainage system. The tree planters will
also provide opportunities for additional
stormwater filtration. Appropriate tree
species selection and location and design
of the planting site ensure the healthy
growth and longevity of trees, and will
enhance the Smoky Hollow streetscape
character. See Figure 3-9: Tree/stormwater
Planter Design and Plant Palette.
City of El Segundo \ SMOKY HOLLOW SPECIFIC PLAN t 87
Figure 3-10: Design for Public Rights -of -Way
88 / SMOKY HOLLOW SPFCIFIC PLAN / City of El Segundo
Design for public rights -of --way, pedestrian
amenities, and parklets should consider
and utilize the following design concepts.
These improvements could be funded by
developers through the community benefits
program (see Section 4.52 - Community
Benefits) and/or other sources described in
Chapter 5 - Implementation and Financing.
Provide street furniture of enduring
quality and aesthetic value, examples
include benches, information posts,
trash cans, etc
Provide artistic crosswalks at key
intersections by using paint or paving
material such as permeable interlocking
concrete pavers to differentiate the
defined pedestrian zone from traffic
lanes.
(av, Design layered and lush landscaping
through selection of plant materials
displaying a variety of shapes, textures,
and colors,
U Utilize planters and pots to provide
greenery, especially those that are
lightweight, modular, movable, and
easy to assemble and disassemble in
anticipation of temporal events or for
emergency use.
Create landscape buffers separating
the pedestrian zone from traffic lanes
through use of permanent planters that
could also be used as seating and/or to
maximize permeable surface cover as
stormwater drainage.
l Select drought -tolerant and
native plants to reduce irrigation
and conserve water.
Develop location -specific phone
applications that inform about
public amenities, assist in wayfinding,
and encourage pedestrian interactions
with destinations in and around
Smoky Hollow.
Encourage public art including murals,
street paintings, outdoor installation
art, and light -based art installations to
create visual interest
Public Realm Strategies
IT
pyq�d install bike facilities such as bike racks,
bike storage, and bike sharing stations.
Utilize curb extensions (bulb -outs) to
l� r
reduce pedestrian crossing distance and
mitigate vehicular traffic and speed.
t R' Provide mid -block crossings to shorten
walking distances, increase the safety
of crossings, and enhance interactions
between both sides of streets.
Use exterior lighting to enhance the
safety of public rights -of -way.
Provide WiFi hotspots to attract
pedestrian flows and encourage
gathering at specified locations.
Introduce outdoor food -related retail
through allocation of dedicated spaces
for food trucks, ice cream cars, Food
carts, farmer's market, and tailgating
events.
City ofEl Segundo \ SMOKY HOLLOW SPECIFIC PLAN \ 89
► Provide Parklets: These small parks,
generally located in on -street parking lanes,
provide amenities like seating, planting,
bicycle parking, and art. Parklets encourage
social activity by creating community spaces
where people can move out of pedestrian
traffic, sit down and have a conversation, or
simply people watch on a break from the
workday, creating a more exciting pedestrian
realm. The design of any individual parklet
may vary according to the wishes of the
primary partner or applicant. Designs may
include seating, greenery, bicycle racks, or
other features, but should always strive to
become a focal point for the community and
a welcoming public gathering place, helping
to form a series of small intimate outdoor
spaces in Smoky Hollow The spaces nearest
new street trees and left over from parking
reconfigurations present an exciting
opportunity to create an extension of indoor
spaces outside, perhaps even small outdoor
conference rooms for local businesses or
simply places to enjoy lunch and a nice day.
90 / SMOKY HOLLOW SPECIFIC PLAN / City ofEl Segundo
See Figure 3-10: Design for Public Rights -
of -Way image and comprehensive list of
design guidelines for streetscapes and
parklets in Smoky Hollow,
► Enhanced Pedestrian Lighting: Pedestrian -
scaled street lighting enhances safety,
encourages evening use of outdoor spaces,
and contributes to aesthetics. Where
feasible, pedestrian -level lights should be
introduced, especially near parklets.
� - r
The importance of a unique identity for Smoky
Hollow is multi -faceted, but primarily relates
to bolstering economic advantage for local
businesses. By building a reputation for the
area based on the Specific Plan's vision, Smoky
Hollow will become more recognized. People will
want to connect their business endeavors and
relationships with the area.
A successful place -based identity, or brand, is
memorable if it reflects a reputation, a sense of
place, and qualities distinctive to a particular
area, This kind of identity must be built and
maintained through City policies and actions,
collaborations with the business community,
marketing and promotions, and physical
improvements.
Throughout this Specific Plan, Smoky Hollow's
identity is expressed in text, graphics, and photo
examples. This includes both specific: physical
improvements to the district's streetscapes to
facilitate placemaking, as well
as design guidelines that provide a framework
for selecting design textures and placement
offeatures,
Public Realm Strategies
IMPROVEMENTS
A cost-efficient and reliable infrastructure
network is essential to serve any business
community. Most of the existing infrastructure
within Smoky Hollow —with the key
exception of high -capacity and rapid speed
telecommunications —is adequate to serve
existing and future businesses, although it
is aging and will require periodic upgrade
and expansion The City will focus its
efforts on providing an adequate level of
service to accommodate existing uses and
projected growth. One key focus will be to
identify solutions to create more sustainable
infrastructure that relies on fewer natural
resources
," a 1TA
The City of El Segundo manages and operates
the domestic water system that serves the
Smoky Hollow district. The City provides both
potable and recycled water. The City obtains its
potable water from a single source, purchased
through the West Basin Municipal Water District
(WBMWD), which in turn receives the water
through the Metropolitan Water District of
Southern California. Water lines exist within
every street within the Specific Plan area, and
City of El Segundo \ SMOKY HOLLOW SPECIFIC PLAN \ 91
92 1 SMOKY HOLLOW SPECIFIC PLAN 1 City of El Segundo
most water lines are six- and eight -inch
lines, Larger water lines (ranging from 10 to
20 inches) run east -west along El Segundo
Boulevard and north -south along Standard
Street, Lomita Avenue, Illinois Street, and
Sepulveda Boulevard, The City does not have
any planned projects that will diversify or
expand the available water supply. The City has
determined that pumping groundwater is not
a viable option for diversifying its water supply.
Instead, the City anticipates that all potable
water will be provided through WBMWD, which
provides water of high quality from reliable
sources. Due to the slow rising population and
demand reduction requirements required by
State law, projected water supply needs are
expected to decrease from 2015 to 2035,
In addition to distributing potable water, El
Segundo is part of WBMWD's recycled water
system Recycled water is used for industrial
applications (primarily the Chevron Refinery)
and Irrigation. New industrial customers are
encouraged to connect to recycled water,
thereby relieving any large demand on the City's
potable water supply. The City does not have
any plans to expand its recycled water system,
but WBMWD's Capital Implementation Master
Plan for Recycled Water Systems identifies
expansions to its systems that will help increase
Public Realm Strategies
reliability of both recycled and potable water
service in El Segundo.
Overall, the City's water system is well
positioned to serve existing and future
businesses within Smoky Hollow. To maintain
adequate water supplies, new and expanded
development will be encouraged to maximize
efficient use of water resources through
conservation, demand reduction, and water
recycling. Projects will also be expected
to incorporate water conservation best
management practices.
PUPFIRM
The City's Public Works Department,
Wastewater Division operates and maintains
the local wastewater system El Segundo's
sewer lines, which are typically eight inches in
diameter, are located throughout the Specific
Plan area in public street rights -of -way, Force
mains, which move wastewater under pressure
by using pumps or compressors located in lift
stations, are located on Center Street (north
of Franklin Avenue), California Street (north
of Holly Avenue), Kansas Street (between
Grand Avenue and El Segundo Boulevard), and
Franklin Avenue (between California and Kansas
Streets). A future system capacity analysis
conducted in 2014 found that the local system's
City of El Segundo \ SMOKY HOLLOW SPECIFIC PLAN \ 93
j%
Low -Impact Development
pump stations have ample capacity to handle
the estimated existing and future peak wet
weather flows. Additional storage capacity and
emergency generators were recommended for
all pump stations within Smoky Hollow.
The City will support ongoing monitoring and
maintenance of local sewer lines. Tracking
planned infrastructure improvements and,
as feasible, coordinating these with roadway
improvements associated with implementation
of this Specific Plan will also help minimize costs,
street closures, and disturbances associated
with construction.
3.6.3 Stor water Drainage
Stormwater refers to precipitation and
irrigation runoff that collects on streets and
in gutters, along with any other particles and
substances that the runoff carries along with
it. Considerable stormwater volumes can be
generated during a significant rain storm,
potentially resulting in the runoff overwhelming
the local collection and conveyance
infrastructure The City of El Segundo and the
Los Angeles County Flood Control District
provide the majority of drainage infrastructure
within the City. The storm drain system is critical,
94 / SMOKY HOLLOW SPECIFIC PLAN / City of El Segundo
as the Smoky Hollow area is highly developed
and largely impervious. The continuous
maintenance and improvement of stormwater
quality are imperative for the protection
of public health, wildlife, and watersheds
Through management and appropriately
designed development, water pollution can be
dramatically reduced
Typically, storm drains are located along
roadways and within large developments.
Stormwater quality is a significant concern in
Southern California, as stormwater runoff is a
significant contributor to local and regional
pollution and the largest source of unregulated
pollution to the waterway and coastal areas
of the United States, Federal, State, and
regional regulations require the control of
pollutants discharged to the storm drain
system on construction sites and areas of new
development or significant redevelopment.
Low -Impact Development (LID) principles
can be applied to manage, reduce, and re -use
stormwater runoff. These LID elements provide
water quality treatment and delay stormwater
runoff while enhancing the urban landscape.
The City will work with developers and
property owners in Smoky Hollow to promote,
approve, and implement designs that include
the integration of LID strategies, including site
designs that maximize permeable surface cover
and infiltration potential.
Smoky Hollow benefits from an extensive utility
network for power, gas, and telecommunications
services. The area has not suffered from unusual
service interruptions, and systems continue to
provide energy and information to businesses
and residents.
Electrical power is provided by Southern
Calitornia Edison (SCE), SCE serves over 14
Public Realm Strategies
million people and covers an area of
approximately 50,000 square miles across 180
cities. Natural gas is provided by the Gas
Company (SoCal Gas), which serves 214 million
customers in more than 500 cities, The area is
currently fully served with electricity and natural
gas Periodic upgrades are funded by the
service provider.
Stakeholders within the Smoky Hollow district
have expressed concern that the area has
limited access to high-speed internet services.
Media, software, engineering, aerospace, and
many emerging business sectors rely heavily on
access to the internet. Fiber optic systems in
particular have played a crucial role in enabling
broadband and Wi-Fi internet access by making
transmission of information much more cost
effective than copper wire technology. The
current fiber optic network system primarily
runs along El Segundo and Sepulveda
Boulevards, with very limited access points
within the Specific Plan area El Segundo
approved funding for two projects to expand
the City -owned fiber optic network and to link
all City buildings with Its fiber optic network.
The City has initiated work to install fiber optic
cable crossing Sepulveda Boulevard (I-NetFiber
Optic),
City of El Segundo \ SMOKY HOLLOW SPECIFIC PLAN \ 95
Specific Plans serves as an implementation tool
for the General Plan and establish the zoning
regulations for a unique area. This Specific Plan
has been prepared pursuant to Section 65450
et seq. 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.
Specific Plan Process + Administration
Proposed development plans, tentative tract
or parcel maps, and any other development
approval must be consistent with the Smoky
Hollow Specific Plan. Projects consistent with
this Specific Plan will be automatically deemed
consistent with the General Plan.
City ofE/Segundo \ SMOKY HOLLOW SPECIFIC PLAN \ 99
12
100 1 SMOKY HOLLOW SPECFIC PLAN 1 City of El Segundo
•
Any ambiguity concerning the content or
application of the Specific Plan, such as the
determination of similar uses, shall be resolved
by the Community Development Director or
designee in a manner consistent with the goals,
policies, purposes, and intent established in this
Specific Plan.
4.2 SEVERABILITY
If any section, subsection, sentence, clause,
phase, or portion of this Specific Plan, or any
future amendments or additions, is for any
reason held to be invalid or unconstitutional
by the decision of any court or competent
jurisdiction, such decision shall not affect the
validity of the remaining portions of this Specific
Plan or any future amendments or additions
that can be implemented without the invalid
provision, and, to this end, the provisions of this
Specific Plan are declared to be severable.
A program -level Environmental Impact Report
(EIR) was prepared for the Smoky Hollow
Specific Plan, A Program EIR may reduce
the need for project -specific environmental
review in areas that have been analyzed
Specific Plan Process + Administration
by the EIR, subject to findings that there
are no significant changes in conditions
and that the project is in compliance with
the Specific Plan requirements. Certain
projects may require additional specific
environmental review as necessary, if they
do not conform to the Specific Plan. This
could include targeted studies on one or
more identified environmental concerns. The
City will make these determinations, and
environmental review may be incorporated in
the development approval process
C ![ 2 2 Eel : [0107 I3•77 7Ti iT
Within the zoning districts established by
this Specific Plan or amendments that may
later be adopted, there exists or will exist lots,
structures, and uses of land which were lawful
before the adoption or amendment of this
Specific Plan, but which no longer comply.
The intent of this Section (Nonconformities)
is to permit those nonconformities to continue
until they are removed, but not to encourage
their continuance. Such uses and structures
shall not be enlarged upon, expanded, or
extended, nor be used as grounds for adding
other structures or uses prohibited elsewhere
in the same zoning district, except as may
be expressly permitted in this Section.
City of El Segundo \ SMOKY HOLLOW SPECIFIC PLAN \ 101
11
Uses of land that were lawful before the
effective date of adoption or amendment of
this Specific Plan, but which no longer comply,
may be continued so long as such use remains
otherwise lawful, provided
A. No such nonconforming use may be
enlarged or increased, nor extended to
occupy a greater area of land than was
occupied at the effective date of adoption
or amendment of the Specific Plan.
B. If any such nonconforming use is
discontinued 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 zoning district in which such land is
located Buildings that are actively available
for lease and occupancy or are being
remodeled pursuant to a permit or subject
to ESMC Section 15-21-3 are not considered
vacant for the purposes of this section.
C. Unless otherwise prohibited by law, and
notwithstanding anything contrary set forth
in El Segundo Municipal Code Chapter 15-21
or subsections A and B above, any legally
established use made legal nonconforming
with the adoption of the Smoky Hollow
Specific Plan in 2018, shall be, permitted to
relocate and continue the nonconforming
use, by right, subject to the following
provisions
i, The legal nonconforming use may
relocate only to an existing structure
within the Smoky Hollow East (SH-E) and
Smoky Hollow West (SH-W) districts,
if The legal nonconforming use may
relocate no more than one time.
m The relocated legal nonconforming
use's floor area may not exceed the floor
area of the prior legal nonconforming use.
iv, The legal nonconforming use shall be
allowed one change of ownership.
v. By December 7, 2024, the business
must both file a written request with the
Community Development Department,
which evidences property owner consent
for relocation, and apply for a business
license from the Finance Department,
vi. Any discretionary entitlement
conditions associated with the previous
legal nonconforming use shall apply to
the new business location
vii This Subsection "C" will sunset on
December 7, 2025 and will thereafter have
no further legal force or effect. Only those
102 ! SMOKY HOLLOW SPECIFIC PLAN I City ofE(Segundo
legal nonconforming uses relocated,
permitted, including but not limited to,
any building permits, or other Community
Development Department written
approval, and established pursuant to this
section on or before such sunset date
may maintain such legal nonconforming
status hereunder.
viii. Legal nonconforming use must abide
by local, state, and federal laws and
regulations
Where a lawful structure ex',sts at the effective
date of adoption or amendment of this Specific
Plan that could not be built under the terms of
these regulations by reason of restrictions on
area, height, setbacks, its location on the lot, or
other requirements concerning the structure,
such structure may be continued so long as it
remains continuously occupied and is otherwise
lawful, subject to the following provisions:
A. Nonconforming structures may expand
up to the allowable floor area ratio
(FAR) permitted by this Specific Plan,
The expansion itself must meet all the
requirements of the Smoky Hollow Specific
Plan, but is not required to compensate
for any defic'ency or nonconformity in the
original structure
B. Should a nonconforming structure be
involuntarily destroyed to any extent,
including total destruction, it may be rebuilt
to the identical use and original floor area.
C. Should a nonconforming structure be
moved for any reason for any distance
whatsoever, it must then conform to the
regulations for the zoning district in which it
is located after it is moved.
4.4,.E Nonconforming Lots
Nonconforming lots shall comply with ESMC
Section 15-21-4 (Nonconforming Lots).
A legally established use of a lot that does not
meet the requirements for on -site vehicular
parking (either through provision of required
on -site parking, off -site parking, or payment of
in -lieu fees) established by this Specific Plan
is nonconforming with respect to parking and
shall be governed by the following regulations:
A. Continuation. Uses that have
nonconforming parking or loading may be
continued indefinitely except as indicated
below.
El Segundo Art Walk
B. Repair and Remodel of Buildings. Repairs,
rehabilitations, and remodeling that do not
enlarge or extend the structure, nor change
the use, as established by this Specific
Plan, are permitted without change to the
parking provided.
C. Additions to Buildings. Additions to
structures with nonconforming parking are
permitted, provided the existing 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 original
structure.
D. Change of Use. When the use of all or a
portion of a building is modified, parking,
Specific Plan Process + Administration 44
as required by this Specific Plan, shall be
provided for the entire building and all other
buildings on the same lot.
4.4.5 Nonconforming Curb Cuts
Existing nonconforming curb cuts along street
frontages shall be removed subject to the
following provisions:
A. New Buildings. When new buildings are
constructed on a lot, any nonconforming
curb cuts on the property shall be removed.
B. Additions to Buildings. When additions to
structures add SO percent or more of the
gross floor area of existing structures on
a lot, all nonconforming curb cuts shall be
removed.
City of Et Segundo \ SMOKY HOLLOW SPECIFIC PLAN \ 103
All projects proposed within the Smoky Hollow
Specific Plan area shall substantially conform
with the prcvlsions of this Specific Plan.
The Administrative Adjustment review
process allows limited exceptions to certain
development standards,. In addition to the
instances allowed by ESMC Section 15-
24-1 (Adjustments), a property owner or
authorizedagent of the property owner may
file an Administrative Adjustrnent application
whenever any one of the following deviations
from the provisions of this Specific 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 10 percent.
C. Curb Cuts for Additions, A deviation from
the standard required by Section 4,45.B
(Additions to Buildings).
Findings and required notice for Administrative
Adjustments shall comply with ESMC Chapter
15-24 (Adjustments).
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 develcpmen: 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 4.5.1 Administrative Adjustment
shall submit a Community Benefits Plan for
review and approval by the Director. The
Community Benef is Plan shall outline the
request for flexibility from strict interpretation
of the development standards and regulations
of this Specific Plan, as well as t'ne proposed
public amenities, features, and improvements
prioritized in this Specific Plan that would be
provided. Examples of potential community
benefits include, bit are not limited to, publicly
104 / SMOKY HOLLOW SPECIFIC PLAN / City of Et Segundo
accessible open space, publicly accessible
parking, and implementation and/or funding
of streetscape improvements identified in this
Specific Plan. See Table 4-1 for a description of
the process and requirements for Community
Benefits Tiers I and II.
4.6 APPEALS
All appeals pertaining to the Smoky Hollow
Specific plan s'nall be conducted In accordance
with the provisions of ESMC Chapter 15-2S.
• • �W M
R
Modifications to the text or exhil of this
Specific Plan may be warrantec in the future
to accommodate unforeseen conditions or
events, The City will process revisions pursuant
to California Government Code Section 65450,
et seq. All Specific Plan amendments shall be
found consistent with the El Segundo General
Plan 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,
Specific Plan Process + Administration 44
Table 4-1: Community Benefits Plan
Community
Planning Commission Projects that include any of the following '.....
A Community Benefits Plan for Tier I may approved if the
Renefits Tier
components shall be considered under the Tier I '..
following findings are made
review process:
A. The proposed additional building height, intensity, or
A. FAR deviation up to 1,5
deviation from development standards would not be
S. Deviations to standards (neither of which
detrimental to the public health, safety or welfare, or
is height or FAR) that exceed the minor
materially injurious to properties or improvements in the
deviation threshold (10%) allowed by
vicinity;
Section 4S 1 Administrative Adjustments
B. The proposed project meets at least 15 of the private design
guidelines; and
C. The proposed community benefit implements public realm
'..
'....
improvements identified in the Specific Plan or private realm
improvements that directly benefit the public.
Community
City Council Projects that include any of the following
A Community Benefits Plan for Tier II may be approved if the
Benefits Tier II
components shall be considered under the Tier II
following findings are made
review process,
'..
A. Findings A through C for Tier I; and
'... A. Building height deviation up to 50 feet (or
B. The value of the community benefits bears a relationship '..
'...
60 feet in Subarea 1 as delineated in Figure
', '.... '...
'
to the value generated by the project, to be established by
'....
',.. ', 2-1: Zoning Districts)
',..
'.. separate policy.
B. FAR > 1.5
C. Three or more deviations to standards (one
'...
of which is height or FAR) that exceed the
- minor deviation threshold (10%) allowed by
'..
Section 4.5.1 Administrative Adjustment
City of El Segundo 1 SMOKY HOLLOW SPECIFIC PLAN \ 105
Implementing this Specific Plan will require a
collaborative 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 mechanisms
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 require the City to periodically
Implementation + Financing
revisit and reprioritize the implementation
steps for achieving the vision for Smoky
Hollow. Therefore, this chapter describes a
variety of potential funding mechanisms in
order to accommodate dynamic local interest/
capacity and market conditions in Section 5 3
(Funding Strategy),
•
Td fully implement the Smoky Hollow Specific
Plan, a series of specific policy and regulatory
actions are required Implementation will require
City of El Segundo \ SMOKY HOLLOW SPECIFIC PLAN \ 109
r
collaboration with local businesses, partner
agencies, and the City, The Implementation
Action Plan (see Table 5-1) lists specific actions
and provides a priority timeframe, primary
responsibilities and partners, approximate
costs, and potential funding sources It should
be noted that generalized phasing and cost
estimates are based on baseline (2017) costs,
funding sources, and logistics, Actual timing,
costs and implementation will be dependent
on development activity, funding and staff
resources Funding sources are further
described In Section 5.3.
5.2. i Strategic Approach to Delivering
Major Infrastructure Projects
Many of the short-term and ongoing programs
in the Implementation Action Plan are
relatively inexpensive to deliver and will lay
the groundwork for future change; examples
of these programs include publicizing
opportunities under the new Specific Plan and
ensuring that Smoky Hollow 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.
The first actions to be. implemented should
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
different funding sources, including the amount
of debt that would be incurred and which
stakeholders would be responsible for paying
for improvements under each funding option.
Taken together, these studies can then inform
a more detailed discussion with property
owners and the El Segundo City Council as
to which funding tools are best suited to
deliver different improvements and projects to
prioritize, then decisions can be made about
how to move forward
The Implementation Action Plan (see Table
S-1) identifies major physical improvements
by short-, medium-, long-term, and on -going
actions. However, this approach may need to
be reconsidered based on the results of the
engineering and funding studies, which may
find that it is significantly more cost-effective
to prioritize certain infrastructure projects over
others, or to construct a major infrastructure
project all at once instead of through a
multi -step process. For example, it maybe
110 1 SMOKY i._OW SPECIFIC PLAN / City of El Segundo
more cost—effective yet still expedient —
to construct the El Segundo Boulevard
reconfiguration and improverents all at once,
rather than completing an interim streetscape
improvement, The cost savings must be
weighed against the extra time It would take
to plan and construct the major improvement
project, and the accompanying lost opportunity
to incentivize additional investment in the
immediate future by completing an interim
improvement.
5.2.2 Sustsaincalsility
Smoky Hollow supports a sustainable future
for local businesses and the environment, The
Smoky Hollow area will evolve in a sustainable
manner by decreasing reliance on automobiles,
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 alternative
fuels, Smoky I follow is a hub for innovation - as
technologies evolve, Smoky Hollow can lead the
way in sustainability
Implementation + Financing o jy
Table 5-1: Implementation Action Plan
Action 1. Amend the General Plan to be Consistent with the Smoky Hollow Specific
Plan
Amend the General Plan to be consistent with the adopted Smoky Hollow Specific Plan Short
City
$
City
land uses, density/intensity standards, and/or policy direction.
Action 2. Publicize Specific Plan Changes
Develop a handout describing the new Smoky Hollow Specific Plan guidelines,
standards, and incentives, Publicize and distribute to area businesses, property Short
City
$
City
owners, and real estate professionals as a resource to encourage reinvestment and
development in the area.
Action 3. Complete a Detailed Engineering Study to Determine Costs for High -
Priority Major Infrastructure Projects
Identify the high -priority major infrastructure projects, and complete cost estimates for Short
City
$$
City
completing the projects, Include different options for phasing the improvements over
time or excluding/including different components.
Action 4. Complete a Revenue Projections Study
Analyze projected revenues that could be generated by different funding sources for
Short
City
$
City
the major infrastructure projects Develop recommendations for sources to be used
and how they should be applied to different improvements.
City of El Segundo \ SMOKY HOLLOW SPECIFIC PLAN \ I I I
Action S. Capital Improvement Plan Integration
Identify applicable capital improvements from this Specific Plan in the Capital Short City $ City
Improvement Plan (CIP), Update based on priorities outlined in this Implementation y
Plan with each budget cycle.
Federal
Action 6. Acquire Grant Funding
State
Research and apply for Federal, State, and regional grant funding programs that offer Ongoing City
$ SCAG
funding For improvements in Smoky Hollow..
Metro
Grants
Action 7. Positive Business Climate Marketing
Ensure that El Segundo's economic development activities aggressively market Smoky
Hollow's strong competitive location and supportive regulatory climate for users in a Short City
$$ City
variety of industries, such as creative and multimedia industries.
City
Action 8. Crosswalk Enhancement Pilot Project Federal
Work with property owners and businesses to identify crosswalk enhancement
State
locations along Franklin Avenue. Implement a pilot project to make visual Short City $
enhancements to crosswalks, which could include a community art competition to Grants
design crosswalk art and other roadway intersection paintings Metro
Private
112 1 SMOKY HOLLOW SPECIFIC PLAN t City ofE(Segundo
Implementation +Financing )
a
Action 9. Parklet Pilot Project
Work with property owners and businesses to identify locations for temporary parklets.
Action 10. El Segundo Boulevard Streetscape Improvement: Short Term
Undertake pilot programs to test reconfigurations of EI Segundo Boulevard that can Short City $$ City
accommodate bike lanes, wider sidewalks, and/or parking
Action 11. El Segundo Boulevard Streetscape Improvement: Mid Term
City
Implement street tree plantings within the parking lane along El Segundo Boulevard as Medium City
$$ Grants
feasible, and incorporate drought -tolerant landscaping
Private
Action 12. El Segundo Boulevard Reconfiguration: Long Term
Remove the four -foot landscape strip on the south side of El Segundo Boulevard to
accommodate a wider sidewalk on the north side of the street. This adjustment will
City
double the sidewalk's width to eight feet Implement sidewalk improvements (e g, Long City
$$$$ Grants
street tree plantings in curb bulb -outs, street furniture, bicycle racks, and pedestrian
Private
scale lighting), improve drought -tolerant landscaping, and create pedestrian amenities
where feasible.
Action 13. Grand Avenue Streetscape Improvement
Implement roadway restriping to accommodate two 11-foot lanes and two 13-foot City
shared lanes for cyclists and automobile parking (sharrows) on Grand Avenue. Work City
with Metro to develop wayfinding signage to improve access to the Mariposa and El Short Metro $$ Grants
Segundo Metro C Line Station, Add wayfinding signage to Downtown and the Marvin Private
Braude Bike Trail
City of El Segundo \ SMOKY HOLLOW SPECIFIC PLAN \ 113
Action 14. Franklin Avenue Streetscape Improvement (Phase 1)
Implement sidewalk improvements (e.g , street tree plantings, parklets, street furniture,
bicycle racks, and pedestrian scale lighting), and create pedestrian amenities where Short City $$ City
feasible. Add creative crosswalks to complete Franklin Avenue vision for short-term
improvements
Action 15. Franklin Avenue Streetscape Improvement (Phase 2)
Implement a "woonerf" or living street concept for Franklin Avenue to include two
multi -modal lanes shared by automobiles and cyclists, parking lanes that integrate tree Medium City $$$$ City
planters, and two six-foot cureless sidewalks. Integrate enhanced paving along Franklin
Avenue, pedestrian lighting, and parklets
Action 16. North/South Streets Reconfiguration
Reconfigure (re -stripe) key north/south running streets to provide a 20-foot cne-way Short City $$ City
travel lane and a 20-foot angled parking lane to increase on -street parking capacity.
Action 17. North/South Streets Streetscape Improvement
Implement streetscape improvements (a g., street tree plantings, parklets, street
furniture, bicycle racks, and pedestrian scale li htin Short City $$ City
y p lighting), and create pedestrian amenities
where feasible
Action IS: Establish New Funding Mechanisms
Using the results of the previously completed engineering cost estimates and revenue City City
projections, work with property owners, businesses, and developers to establish Property
mutually agreed -upon funding mechanisms, such as a Property -Based Business Medium Property Owners $ Owners
Improvement District (PBID) or Business -Based Business Improvement (BID), and other Business Owners Businesses
district -based funding tools
114 / SMOKY HOLLOW SPECIFIC PLAN / City of El Segundo
Implementation + Financing jP
Action 19: Transportation Management Association (TMA) City
Establish a TMA to implement travel and parking demand reductions in Smoky Hollow,
in conjunction with the related improvements described in the following actions The Short City $ Property
TMA:s work would closely coordinate with the activities of the parking benefit district, if Owners
the latter is created. Businesses
Action 20: Establish Parking Benefit District
The parking benefit district will create a mechanism to oversee and guide reinvestment
City Permit,
of parking permit revenue, fee revenue, and other sources in order to increase the
City
Fee, and Fine
supply of parking in Smoky Hollow, reduce parking demand, and improve management Medium
Property Owners
Revenue
$$
of existing spaces. The benefit district will establish a process for business permit
Business Owners
Property
Owners
parking, making parking spaces available via permit, on a first-come/first-serve basis, or
arising from a change of land use, and/or building additions.
Businesses
Action 21: Establish Parking In -Lieu Fee
Provide for the establishment of a parking in -lieu fee where new developments,
changes in use, and additions to existing buildings in the district have the option of
paying an in -lieu fee as a substitute for providing on -site parking. Revenue generated
City
Property
Short
by the in -lieu fee program can be used to fund the new parking facilities or to fund
Property Owners
$$ Owners
improvements that reduce automobile parking demand, such as pedestrian, bicycle,
Rnd vans,( improvements recommended in this Specific Plan, as well as maintenance
and atpix lotions of parking facilities,
City of El Segundo 1 SMOKY HOLLOW SPECIFIC PLAN 1 115
Action 22: Parking Monitoring Program
Via the TMA and/or parking benefit district, establish a parking monitoring program TMA
to track parking supply and demand in Smoky Hollow and assess performance of the Medium City $
area's parking standards. Establish timelness to re -assess Specific Plan implementation Gty
and standards and make modifications as needed.
Action 23. Key Intersections Crosswalk Improvements
City
Implement crosswalk improvements at key intersections in Smoky Hollow to increase
Property
pedestrian safety and branding These improvements should be prioritized based on
Medium City
$$ Owners
the results of the engineering cost study and available funding
Businesses
Action 24. Transit Improvements
City
Coordinate with transit providers to provide additional or extended routes through
City
Metro
Smoky Hollow. Ensure that bus stop layouts, street furniture, shelters, and signage
Beach Cities
are consistent with the artistic and creative nature of Smoky Hollow. These
Medium Metro
$$$ Transit
improvements should be prioritized based on the results of the engineering cost study
Beach Cities Transit
Federal
and available funding
Funding
116 t SMOKY HOLLOW SPECIFIC PLAN / City of E( Segundo
Implementation + Financing
;
City
Action 25. Expand the El Segundo Lunchtime Shuttle Bus
Metro
Expand the existing El Segundo Lunchtime Shuttle to create a new shuttle route
Beach Cities
for peak hours between the Mariposa and/or El Segundo C Line Stations and Smoky Medium
City
$$ Transit
Hollow
Federal
Funding
TMA
Action 26. Bicycle and Pedestrian Connectivity.
Continue to develop and implement bicycle and pedestrian improvements in Smoky
City
Hollow, including bicycle parking along key north/south streets and bicycle signage and Ongoing
City
$$ Federal
sharrows on bike -friendly streets These improvements should be prioritized based on
Funding
the results of the engineering cost study and available funding.
Action 27. Multimodal Marketing.
City
TMA
Via the TMA, promote multimodal transportation to create awareness and opportunity Short
$
for commuters to take the train or bicycle to work.
Metro
City
City of El Segundo \ SMOKY HOLLOW SPECIFIC PLAN \ 117
Action 28. Shade Trees and Open Space
Continue to prioritize the provision of open space and planting trees Emphasize
planting of trees to shade sidewalks in order to mitigate the heat island effect and Ongoing City $$ City
encourage pedestrian activity These improvements should be prioritized based on the
results of the engineering cost study and available funding.
City
Action 29. Partnerships
Property Owners
Establish an environment of collaboration and partnership between the City, other
Business Owners
public agencies, key stakeholders, and community to help ensure the implementation Ongoing
Metro
of this Specific Plan
SCAG
Caltrans
Action 30. Expand Marketing of Smoky Hollow through Event Programming
Coordinate with City's existing programs and activities to highlight and include Smoky
City
Hollow, and work with Smoky Hollow businesses -or business representatives such as Ongoing
Property Owners
a future PBIDIBID-to expand and market events such as the El Segundo Art Walk, and
Business Owners
create new events that highlight the district
118 1 SMOKY HOLLOW SPECIFIC PLAN / City of Et Segundo
City
City
Businesses
S.3 FUNDING STRATEGY
A range of funding sources and financing
options are available for infrastructure
development and ongoing operations and
maintenance costs in California. While the
ideal set of solutions and implementation and
funding mechanisms to achieve the Smoky
Hollow Specific Plan's goals will evolve over
time, a consistent set of criteria for selecting
these mechanisms are established as follows.
Equitable distribution of costs and benefits:
Smoky Hollow's existing parking, parks,
and pedestrian deficiencies are shared
among all property owners and businesses,
and are not attributable only to future
development projects. As a result, funding
for resolving existing deficiencies should be
shared among all property owners and/or
businesses In the district.
Allow for incremental solutions! While
major, long-term infrastructure projects can
occur in later phases of Smoky Hollow's
build out, the implementation strategy
prioritizes high -impact approaches to
infrastructure improvements that can be
introduced in the short term.
Implementation + Financing
Reduce dependency on future
development: Implementation solutions
will focus on resolving existing district -
wide deficiencies regardless of future
development activity.
It is envisioned that many future improvements
planned for the Smoky Hollow area will be
achieved through development by the private
sector, including meeting development
standards, paying existing and possible future
fees, and through other funding mechanisms
that could apply to all future development.
Guided by the development standards and
guidelines Included in this Specific Plan, these
development projects can each incrementally
contribute to establishing a high -quality place
whose value will be much greater than it would
be without these coordinated efforts.
It is also incumbent on the City to pursue
an array of funding sources and financing
mechanisms to implement some of the larger
public improvements included In this Specific
Plan. These mechanisms are complex and
are tied to many factors outside the control
of the City of EI Segundo, including market
and economic cycles, State and Federal grant
funding availability, State enabling legislation,
etc. This precludes the ability to immediately
City of El Segundo \ SMOKY HOLLOW SPECIFIC PLAN \ 119
Smoky Hollow buildings portray a sense of history
establish a detailed timeline for building
every identified improvement, Therefore, this
Implementation strategy focuses on identifying
the range of potential mechanisms available for
delivering the major improvements necessary to
realize the core elements of the Specific Plan's
vision, The strategy prioritizes an initial set of
investments and programmatic activities that
will set the stage for long-term implementation.
This implementation strategy should be
revisited on a regular basis to ensure that the
Plan's desired outcomes are being achieved,
5.3.1 Categories of physical
Improvements and Programs Requiring
Funding
mplementation of the Smoky Hollow Specific
Plan requires completing a number of physical
improvement projects and initiating several
ongoing programs, Section 5.3 below describes
the process and timing for implementing
specific projects and programs, and describes
the specific locations of improvements. For
purposes of understanding how funding
sources and tools align with these projects
and programs, however, the projects and
programs can be broken down into three major
categories.
120 1 SMOKY HOLLOW SPECIFIC PLAN 1 City of El Segundo
► Interim Physical Improvements: Relatively
low-cost physical improvements that
can either precede or be completed in
conjunction with a more significant physical
improvement Potential projects include
temporary parklets, street restriping
(including minor lane reconfigurations
and on -street parking changes), modest
landscaping improvements, and minor
bicycle and pedestrian improvements.
► Major Capital Improvement Projects! Capital
improvement projects that require major
reconfigurations of physical infrastructure
when fully implemented, Examples of these
projects in Smoky Hollow include major
street reconfigurations (moving curbs,
adding sidewalks, etc.), major streetscape
improvements (trees, landscaping,
pedestrian and bicyclist improvements),
and new open spaces or parks.
► Ongoing Programs: Programs and
activities that require continuous
funding for implementation. Examples
of such programs include publicizing
development opportunities under the new
Specific Plan, continuing study of capital
improvement costs and financing, grant
funding applications, creation of marketing
programs, creation and maintenance
of a permit parking district, expanded
lunchtime shuttle bus, implementation of
a transportation demand management
program, and event programming.
Implementation +Financing
5.3.2 Funding Sources and Application Table 5-2: Funding Source Examples
to Smoky Hollow Improvements andPrograms
This section provides a menu of potential
funding sources for implementing capital
improvements and programmatic activities to
realize the Smoky Hollow Specific Plan vision. In
many cases, multiple funding sources must be
combined to pay for projects Therefore, each
source's description includes considerations
for deploying the source in the specific Smoky
Hollow context.
Although the terms "funding" and "financing"
are often used interchangeably, there is an
important distinction between the two terms.
"Funding" typically refers to a revenue source
such as a tax, fee, or grant that is used to pay
for an improvement. Some funding sources,
such as impact fees, are one-time payments,
while others, such as assessments, are ongoing
payments. "Financing' involves borrowing
against future revenues by issuing bonds or
other debt instruments that are paid back
over time through taxes or fee payments,
enabling agencies to pay for infrastructure
before the revenue to cover the full cost of the
infrastructure is available.
City
General Fund
Resources
Capital Improvement
Program
User Fees
Outside
Regional, State, and
Grants
Federal Grants
Developer
Development
Contributions
Standards
CEQA Mitigations
rnpact/In-Lieu Fees
Negotiated
Agreements
District -Based
Tools
Assessment District
Community Facilities
District
Enhanced
Infrastructure
Finance District
City of Et Segundo \ SMOKY HOLLOW SPECIFIC PLAN \ 121
City Resources:
10, GeneirM Fun& General f::und reveriusis
Include property tax, salos tax, transient
occul:)an(,y k,,o, and of -her reocnues that
are, pininari!y used to Lvay for ongoing
municipal servicoe, and camel ahoris Fiotl 1 the
General f=und and tho Caplial Irnrnovemoril,
Prograrn are critical funding source, for
th,,; Smoky Hoilow Sqmci'ic Plan',, "intcrim"
p,riys[cal jr nproven-ents. I fie General
Fund will also need to support nngoinq
lhrograms that require City staa't time, such
as t.tea developor toolfril: and granl Funding
ap>,slic'afiuws
m. Calpitall hTilproveirneint Prograrn (CIIP):
lnfm,Imdwc projecis identilied in the
Smoky 1 ollow Specific Plan including lho
n alor capital [rnprovernmil 1 )rojecis—are
candidat(,,-; for iriclusion in the (21ty's Capital
Irriprovernen, Proyrdfn, which I,, updated
annually and Irrclurlc n proje( tion of five
years of future infrastrrjch,aro prole-cts.
N. Useir I lt),,er toes aricl rates include
the fees a,,Iharcpd for tho use of I
i - t fr,as L r u ctu r S., or It rn,-ay he rx-o; s 1 E) I e
to use cimo peril of user fee or ratu
revenue toward financing the costs of new
[nli,.isLr-s,,turin, but user 'cus are gono,ally
unlikely to lt)c- d rYiaj(.)r source, of funding
for implerrientation of the Smoky Follow
Specific One uxcejt,tion to this, e
that any polLential futuro parking molim or
bus[nes uormit parking rcv(mue it tFiease
programs are adopted could conlitribUte
PciF LIHI fUi dfil`)yt f0l' t)drl<lrlg manageRls-N-It
programs ss payl ,)f a p,vkiny herwfit.
district
Outside Grants:
Various F:ederal "tatty, and regional grant
programs disfrf,UtC., fundii r-) for :-)ublIc
i,nprr'Vejrfl(.,,,nL,, Buc.ause grant pmgrams are
typically cornpc,,ti Live, grant funds am an
unprodictablp fundirig source, and I City of
L.1 Segundo rnust mrnfln vigilant in applying
for grants to implerrient the Si-nolky I ollow
Specific Plam Smoky I lollovv pro)ectr, focus(,d
Qf-j Lrensit irnr1,,rroVC..,.,rnenLs and pedosl aand
b I ic.yck impirovernentss may he especially
cornif-,etitive for grant firth g since these
projects contribule lo -,rchIcs/ii ng the of iltril
regional Sustainable (- I I ornrnijnities Strategy. For
exarnplo, the Soul ln(-irn Califorinla Asiociahnn
of Goverm-ner its (SCAG) providos competitive
gu.)rrt funding urirler the Active `rar)s,,f,()rU.,Uo)n
Progcarn for Infrastructure iinfproveini nIts such
as bicycle lanc-5 and pcideAHdri improvoinents
122 / SMOKY I K-A.1 OW SPI C IF IC PLAN / CRy of El Segundo
Develloper Contributions -
Iv Development Standards� Leach new
dovuluprTmW projcdr, will contribUle
:0 the Smoky I ollow Specilic I 'Un's
rnplemeril,il I meeting mquii,coierrt,.,
regulating each project's land uses, height,
don,liiy, hulk, purking requirements, on -
site circulation, orr site q,)eri Space, strq,,Sst
tronlage improvements, aryJ other featurr-,
New doveflopn im I proeck, (-vin also be
requiied lo mirnburse the City for the cost
of developing and adrninistering three Smoky
I-jsrIj,W Sr,)O(:[ro thvsc vtand ard,,,
are adnI�)tcd In [he City's zoming ordinance,
anti rmja,t he satin` ed in mier For a pnojcct
to lsi--= graritcd ap�-.,roval.
C.',IEQA Mitigaflons: I he ermronrncriGel
review proc.oss mr-lp rros the analyser of a
project's environrineriltal rnr..iactts and tics
dennficatiuri of rneavurc,4, lic reduce or
elarcwiate, these irnll A,; as mquirement
of appova[, developers may be required
to jirdertmkc a nurriky-ir of rnit ig, hor)
'neasurce, SUCh CIS Off sit(, mil-qation
es delifmd by Une California I rrvironrr--enfol
Quality Act (CI QA)
limpact/lIn-11 leu Fees° rY)p,9(: t and in liou
ft'(s,-, aro one-firne. fnc,; Imposed (..)n new
Architectural examples of old and new buildings in Smoky Hollow
developments to pay for improvements
and facilities that either serve the new
development or reduce the impacts of the
project on the community. Fee revenues
cannot be used to fund existing deficiencies
in infrastructure. In -lieu fees are payments
made instead of meeting an on -site
development requirement (such as paying
a fee in -lieu of providing on -site parking
spaces), while impact fees are required
unless the impact is addressed in some
other way (if allowed). The cost and basis of
impact fees and in -lieu fees must be directly
related to the impacts being mitigated or
requirement being met, respectively.
► El Segundo's existing impact fees are ►
dedicated to specific traffic mitigation and
public facilities. This fee would have to be
amended to include projects in the Smoky
Hollow area.
A parking in -lieu fee option is promising
for the Smoky Hollow Specific Plan district,
since it would allow reinvestment to occur
on smaller parcels that may be unable to
accommodate required parking on -site.
Fee revenue could be dedicated to street
restriping to expand the supply of on -street
parking,
Implementation + Financing H%
Negotiated Agreements: Negotiated
community benefits are developer
contributions that exceed the baseline
features required through development
standards, environmental mitigation
measures, and impact fees These
agreements are typically negotiated for
large development projects, often either
as a codified condition of approval for
projects meeting certain conditions, or in
exchange for variances from existing land
use regulations. These could potentially be
applicable to the larger property holdings in
the eastern Smoky Hollow area.
City of El Segundo \ SMOKY HOLLOW SPECIFIC PLAN \ 123
Parking in Smoky Hollow is a Primary Concern
124 / SMOKY 10_Lr W SPECI-IC PLAN / City of El Segundo
Reimbursement agreements are a form of
agreement in which a developer provides
infrastructure or facilities that serve the needs
of the broader area, which are then dedicated
or conveyed to the public. The developer's
additional costs are then reimbursed by the
City and/or future development projects that
benefit from the infrastructure or facility. Such
an approach is more typically used In greenfield
locations in which a single developer is required
to build major sewer/water and parks facilities
with capacity to serve future growth at other
adjacent properties While opportunities to
use the reimbursement agreement tool are
therefore limited in Smoky Hollow, a single
large development project may have capacity
to dedicate additional land for parks or parking
under such an arrangement.
District -Based Tools:
Land -based financing tools are typically
associated with new real estate development
to generate benefit -based special assessment
revenues or property tax revenues to finance
improvements through bond repayment or
paying for improvements over time, District -
based tools provide a stable revenue stream
while ensuring that properties benefiting from
improvements also contribute to those public
investments, Table 5-3 describes the three
primary types of district -based funding and
financing tools Note that assessment districts
and community facilities districts primarily
capture additional funding from private entities,.
while the enhanced infrastructure financing
district reinvests growth in public property
tax revenues within the district that would
otherwise accrue to the City.
The property -based improvement district
(PBID) and/or business improvement district
(BID) are particularly promising for use in
Smoky Hollow. With ongoing funding by
property owners and/or business owners,
a PBID or BID would provide an ongoing
Implementation +Financing
stream of revenue for promoting the
district, contributing to lower -cost physical
improvements, and managing any ongoing
programs. This revenue source is generally
insufficient to fund major capital improvements,
but the limited assessment and the local control
of revenues are likely to appeal to property
owners and businesses within the district,
A Mello -Roos community facilities district
(CFD) would provide a flexible and substantial
revenue source against which it is possible to
issue bonds for major capital improvements,
Revenues can also be used to fund ongoing
operation and maintenance expenses. However,
passage of a CFD in Smoky Hollow is likely to
be challenging until property owners reach
consensus around shared infrastructure needs
and a willingness to contribute significant
monetary resources toward resolving
those needs
City of El Segundo \ SMOKY HOLLOW SPECIFIC PLAN \ 125
Table 5-3: Summary of Major District -Based Value Capture Tools
Special Assessment
Additional assessment against a
Most useful for funding
► R,.,,qcries mapiky vot(* of oaying stakeholders
Districts
range of participants, depending
ongoing operations and
► lira mtases cosFt and c�,k Pier r„,lying stakeholders Stakeholders
or the type of district and relative
maintenance
mwd tc, r,!*Q:FWi r trwer k*nr o it for themselves,
benefit received.
inpacits paying %ta4,,4,,,fv,*def s' overall ability to support other
umos, tces, aino ccv ro u o y ii
Lxamrhkes Land!�cafm,p
► i� i1v ri,,o, 1c, 0 ��ii C' iy or public agencies; could lead to
indudo
n
I crvay'0 tax, rpv",,nue 1afr:02d on private reinvestment
,ind I t iwu ii Disiio, Commurtay
',,wvf tat,! ,iolr nwc �jdminisrer districts could offset
l9"?nht falnfnciChi ',Iifey'
some gains
irnpiovernera P(oppo".
R")'Ad l V im" ^ l iniprowynient
Lr�Arwl
Community Facilities
Additional assessment on
Infrastructure
► Req,,iii es opomvari J( ;V3 of prope, [Y ow"em (by Sarlo 'irrw) if
District (Mello -Roos)
property, levied and varied
improvements
illeie "Ine tcwor than 12 rccwEred vkAwi, mt,,duin in lhe tiMitt, �
based on a selected pntimr ty
development of public
fiuundavlrz,' car indude narwonbquoo" parcels
ch,yactenstic (excluding property
facilities, ongoing
Rifes uan bc, prorxtrtioi*)fiy sur,,omdi:,d and riai;sed cm to future,
volue)
operations and
c�,)eq Vr1 t�rne owr fors
maintenance
►crea�os cos� s v)d r i�k kni I& I'doome, 1, "�Ind t'Ay'noowr I ers 6f 1 eus
► i fpacts paying st overoll, abi N y 1: o stqcpt ir', or ne�
Corr 0c "" ,pnd c„ au I ntrrr q tw"Or' i!,
Enhanced
Diverts a portion of future
Infrastructure
► Formation does not require a io(nf vote, but ktord Soiancv
Infrastructure
General Fund property tax
improvements,
ar VCxe of 55 Percent of I,Cannow ai v,!,s riv wea ir 0,',i c, are
Financing District
revenues generated within the
development of public
fowo khan tY,egstored vcifers iiy5idw5' rr, the du: wu
district to help fund infrastructure
facilities, affordable
0 Doo5 nW cost r,,dividuzit prope, ty o"I'mcir, add,onnal ieus and
projects
housing development
��X �s
, toes not div(,Yvowiinues from schoois
► R4(Jomns future Cierqnitl Fund revenues by restricting use of the
6o tct's fou(�3 pi op(,,u [y tax mvenue growth. Does not typically
generate significant additional revenue above what the City
already receives
125 1 SMOKY HOLLOW SPECIFIC PLAN 1 City ofEl Segundo
Table 5-4: Applicable Funding Sources for Improvements and Programs in Smoky Hollow
Street restriping/minor reconfiguration
Property frontage im provernents X
Crosswalk improvements
Temporary parklets
Privately -owned open spaces X
Street reconfiguration and redesgn
Streetscape improvements
Public parks and open spaces
Public imorovement financing plan
Promotional marketing of Smoky Hollow
Property owner outreach
Permit parking district
Lunchtime shuttle bus expansion
Transportation demand management
programs
Event programming
Implementation +Financing
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 E/Segundo % SMOKY HOLLOW SPFCI FIC PLAN t 127
Words or phrases not defined here shall be as
defined in FSl Section 15-1-6 (Definitions).
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.
Accessory Use: A use of a portion of land
or building that is customarily and clearly
incidental and subordinate to the principal
use of the land or building, is located on the
same lot as the principal use and is dependent
upon the principal use for the majority of its
utilization or activity. Accessory uses typically
are very small in proportion to the principal use.
Alcohol Sales, Off -Site: Any establishment
in which alcoholic beverages are sold for
consumption off the premises.
Alcohol Sales, On -Site with Food Service: Any
establishment in which alcoholic beverages are
sold, served, or given away for consumption
on site as part of a restaurant, deli, market
or similar establishment where customers
purchase food 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. For example, assembly halls
include private educational facilities; religious
institutions, clubs: lodges, theaters, and similar
kinds of facilities whether available for public or
private use.
Brewery and Alcohol Production: An
establishment that produces ales, beers,
meads, hard ciders, wine, liquor and/or
similar beverages on -site, Also includes
130 / SMOKY HOLLOW SPECIFIC PLAN / City of El Segundo
incidental sale of beverages for on -site and
off -site consumption in keeping with the
regulations of the Alcohol Beverage Control
(ABC) and Bureau of Alcohol, Tobacco,
and Firearms (ATF).
Building Site: A) The ground area of one lot;
or B) The ground area of two (2) or more
lots when used in combination for a building
or group of buildings, together with all open
spaces as required by this Specific Plan.
Business: An establishment intended for
the conduct, service, or administration by
a commercial enterprise, or offices for the
conduct of professional or activities service.
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 for a
caretaker of the property on which it is located
and no larger than five hundred (500) square
feet in area.
Commercial Kitchen: An establishment where
food and beverages are prepared for off -site
consumption. Typical use is a catering facility
Data Centers: An industrial building containing
Appendix: Glossary
floor space that houses computer servers, and not provided with surrounding exterior walls
informational technology equipment primarily shall be the usable area under the horizontal
for the purpose of storing and distributing data, projection of the roof or floor above.
Dwelling, Multiple -Family: A building or portion
of a building containing three or more dwelling
units designed or arranged for occupancy by
three or more households living independently
in which they may or may not share common
entrances and/or other spaces.
Dwelling, Single -Family: A building containing
no more than one dwelling unit designed for
occupancy by not more than one household.
Dwelling, Two -Family: A building containing
no more than two dwelling units designed or
arranged for occupancy by two households
living independently
Financial Institutions: Banks, credit unions,
investment companies, lending and thrift
institutions, securities/commodity brokers,
Fitness Studio: An establishment where
exercises and related activities are performed
for the purpose of physical fitness. Examples of
uses include Pilates, personal training, dance,
yoga and martial arts studios.
Floor Area (Gross): The area included within
the surrounding exterior walls of a building
or portion thereof, exclusive of garages. The
floor area of a building, or portion thereof,
Freight Forwarding: A person or company
that organizes shipments for individuals
or corporations to move goods from the
manufacturer or producer to a market,
customer, or final point of distribution.
Gym: See "Fitness Studio"
Incidental: See "Accessory"
Industrial, Heavy: The manufacturing,
compounding, processing, assembling or
testing of large heavy items or materials in bulk
Industrial, Light: A use engaged in the
manufacture, predominately from previously
prepared materials, of finished products
or parts.
Live/Work: The partial use of a dwelling unit For
commercial uses.
Medical/Dental Office/Clinic: A building or
group of buildings designed and or used by,
physicians, chiropractors, dentists and others
engaged professionally In such healing arts for
humans.
Outdoor Storage: The storage of various
materials outside of a structure incidental to a
principal use. Does not include the keeping
City of El Segundo N SMOKY HOLt..OW SPECIFIC PLAN % 131
0
of building materials reasonably required for
construction work on t I i(,-, xirsuant to
a vand and crmenl Rullr:fing Port -nit,
Offices, GeneraL OMCCS M,,-iiintained and used
as a place r)f business coi iducted: by Ipersons
whose business activity c,::onszts principally of
sorvicxis,, as ditiwjuisA-icd from Lho handling of
corn modi Lies.
Open Space, Pulbk or QuaM puliAl Outdoor
space that senots a lorswo, recrcational or
aesthete function Exarriples include parks and
aiNeiic fields. Also include,' privately owned
publicly accc�ssilslcspaces in Lhe form of an
carcade, plaza, slr-rillar plarxs. Lxcluds'rs
comrcOrdcll recreation vvhcro fees are char.ged
for ontrance or use
Parking FacHity: A public or private space
dcdir ated to accoryirnodal.ing vehicle parking
stalls, backup area, driveways, arid --Asles, Also
iridudo.s parking StrUCLUIOS,
Personal/Milrili Storage, General: A far,'ifty
havincJ cornpartmonts, morns, spaces,
containe,rs or other tyl,,)e of units that are
individually leased, rented, sold or otherwise
oorfltracted for 1.1 ie storage of personal or
bt-isiness goods or properly Also known as self'
storage and rnini storage. [)oe.s rV- inch.€de
Persortal Storage, Collection or VV�.-)re I Ouslng,
Personal Storage, Collection: A facility having
cornp,irti-nerils, rooms, sp,,,rc os, containers
or other type of units that are incdivlcdually
leased, rented, sold or offiermse contracted
for the slLorage of specialized collections.
I acilkics under LNs definition provide
Sloecialized features cmd/or rnechaniSMS LO
I Etcilil afre the storage of spedfic collection
types, such as temperature or huindity
controlInd units for the storage of wine, cigars,
art, furs, or classic cars Does not: k-ir"IkAo
General Personal/Mltil Storage,
Public Faclllfties: A htAding or slLructurs! owned,
open aged or occupied by a governmeriltal
aqcim.N, Public faciliLic.s indude; MUI-Iid)cd,
county, Aalte or federal governmental facilities.
Public Utilitim FaciliLios, 0(,jUir..)rfuY)t, and
associated features related to the mechanical
funcitons of a building and ,(Nvices such as
water, electri(,.:al, telecommunicatiori.s, and
wasteIricludes faciluies for control and
the generation of cicctrlci.y, Exckjdes wireless
cor"notunic';-ations fc)ctlrties,
lResearch and Demdopirneft: Establishments
erigagOd ir) SlUdY, lrna,Iing, design, arialysis
and experirnerAal development and Lesting of
rm>okuct.s, proem es or sevicos
Restaurant, IFast Food: A rests".irani
customers purchase food and beverages and
either consurne the for: art(, -.I tx-verclges on tho
132 / SMOKY HOH (,-)W SPI-:01 K: II(Al"I / City of.M. Segundo
premises or take the food and beverages off the
premises. Typical characteristics of a fast food
restaurant includethe purchase of food and
beverages at a walk-up window or counter. no
table service; payment for food and beverages
before consumption; and the packaging of food
and beverages in disposable containers.
Restaurant, Food To Go and Take-out:
A restaurant or other such establishment
designed as a take-out facility in which no food
is consumed on the premises and no permanent
provisions are made for that purpose, Provisions
for deliveries, catering, drive -through or walk-up
facilities are permitted,
Restaurant, Full Service: A restaurant where
customers purchase food and beverages
and consume the food and beverages on the
premises, Typical characteristics of a full service
restaurant include' table service; payment after
consumption; and serving food and beverages
in non -disposable containers. A full service
restaurant may include incidental or occasional
takeout sales.
Restaurant, Outdoor Dining: A dining area with
seats and/or tables located outside the walls of
the structure without a solid roof cover.
Retail: Sales, of physical objects and/or
prepackaged food items to the consumer Retail
sales transactions typically require collection of
sales and use tax,
Service Stations: An area which provides for
the sale of gasoline, other fuels, and lubricants
for motor vehicles as the primary use,
Snack Shop: An establishment that sells food
or beverages for consumption on or off the
premises in conjunction with retail sales of
other good-q.
Studio/Sound Stages and Support Facilities:
Space in an outdoor or indoor area, building,
part of a building, structure, or a defined area
which is utilized primarily for the creation of
film, television, music video, multimedia, or
other related activities.
Vehicle Sales and Services: The sales, rental,
repair, alteration, restoration, towing, painting,
or finishing of automobiles, trucks, recreational
vehicles, boats, and other vehicles as a primary
use, including the incidental wholesale and retail
sale of vehicle parts as an accessory use.
Veterinary Services: Establishments where
household animals receive 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
animals receive medical and surgical treatment,
and which offer boarding or animal day care
services and facilities not associated with
Appendix: Glossary 14
medical or surgical treatment.
Warehousing: The use of a building or structure
as storage space for goods, merchandise,
or equipment and where the facility owner/
operator of the warehouse is the owner of the
goods or is the entity that offers the goods for
sale or resale.
Wholesaling: The sale of commercial goods at
or near production cost. The wholesaling use
category Includes firms involved in the sale,
of products primarily intended for industrial,
institutional, or commercial businesses
Businesses may or may not be open to the
general public, but sales to the general public
are limited.
City of El Segundo \ SMOKY HOLLOW SPECIFic PLAN l 133