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ORDINANCE 1657ORDINANCE NO. 1657 AN ORDINANCE APPROVING ZONE CHANGE NO. ZC 23-01 AND ZONE TEXT AMENDMENT NO. ZTA 23-01 IMPLEMENTING HOUSING ELEMENT PROGRAM NO. 6 (PROVISION OF ADEQUATE SITES) AND PROGRAM NO. 9 (EL SEGUNDO MUNICIPAL CODE AMENDMENTS). The City Council of the city of El Segundo does ordain as follows: SECTION 1: The Council finds and declares as follows A. On November 15, 2022, the City Council adopted a general plan amendment approving the City's updated 2021-2029 Housing Element; B. On January 17, 2023 the Department of Housing and Community Development ("HCD") indicated in correspondence to the City that the Housing Element was consistent with State Housing Law, however, it conditioned certification of the Housing Element on completion of the rezoning identified in Program No. 6 (Provision of Adequate Sites) and on making sufficient progress on the implementation of all other Housing Element programs; C. On March 22, 2023, the City initiated an application for Environmental Assessment No. EA 1344, General Plan Amendment No. GPA 23-01, Zone Change No. ZC 23-01, and Zone Text Amendment No. ZTA 23-01 to adopt an addendum to the previously certified environmental impact report ("EIR") for the El Segundo General Plan, approve a general plan amendment, and adopt a zone change and zone text amendment implementing Housing Element Program No. 6 (Provision Of Adequate Sites) and Program No. 9 (El Segundo Municipal Code ("ESMC") (Amendments); D. The City reviewed the project's environmental impacts under the California Environmental Quality Act (Public Resources Code §§ 21000, et seq., "CEQA"), the regulations promulgated thereunder (14 Cal. Code of Regulations §§15000, et seq., the "CEQA Guidelines"); E. The Community Development Department completed its review and scheduled a public hearing regarding the application before the Planning Commission for March 28, 2024; F. On March 14, 2024, notice of a public hearing on the proposed amendments to ESMC Title 14 (Subdivision), ESMC Title 15, the General Plan Land Use Element, the General Plan Land Use Map, and the Zoning Map was published in the El Segundo Herald and mailed to all property owners within 300 feet of the proposed overlay districts; ORDINANCE NO. 1657 Page 1 of 29 G. On March 28, 2024, the Planning Commission held a public hearing to receive public testimony and other evidence regarding the application including, without limitation, information provided to the Planning Commission by city staff; and, adopted Resolution No. 2935 recommending that the City Council approve the proposed amendments set forth in this Ordinance; H. On April 4, 2024, notice of a public hearing on the proposed amendments to ESMC Title 14 (Subdivision), ESMC Title 15 (Zoning), the General Plan Land Use Element, the General Plan Land Use Map, and the Zoning Map was published in the El Segundo Herald and mailed to all property owners within 300 feet of the proposed overlay districts; On April 16, 2024, the City Council held a public hearing and considered the information provided by City staff and public testimony regarding this Ordinance; and J. 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 April 16, 2024 hearing and the staff report submitted by the Community Development Department. SECTION 2: Factual Findings and Conclusions. The City Council finds as follows: A. Government Code Section 65583 establishes the required contents and analysis in the General Plan Housing Elements in local jurisdictions; B. Government Code Section 65584 mandates HCD to provide a determination of a region's existing and projected housing needs. It also mandates the Southern California Association of Governments ("SCAG") to allocate the housing needs among local jurisdictions in the SCAG region in the Regional Housing Needs Assessment ("RHNA") process; C. The RHNA allocation for El Segundo during the 2021-2029 period is 521 dwelling units that are affordable to households of different income levels, including 131 units at above moderate income, 84 at moderate income, 99 at low income, and 207 at very low income; D. Program 6 (Provision of Adequate Sites) of the 2021-2029 Housing Element calls for specific rezoning actions, the establishment of objective development standards, and streamlining of residential development projects containing affordable units, to help the City meet its RHNA allocation goal; ORDINANCE NO. 1657 Page 2 of 29 E. Program 9 (ESMC Amendments) calls for specific amendments to the municipal code that will remove constraints from and incentivize the construction of housing, including transitional and supportive housing, micro -unit housing, residential care facilities, emergency shelters, low barrier navigation centers, employee housing senior housing, and housing for individuals with disabilities. The program also calls for increasing the maximum permitted density in the R-3 zone and revising the site plan review application findings to make them objective and provide more certainty in application outcomes; F. The proposed General Plan Amendment will create a new Mixed -Use Overlay designation that applies to four sites covering 4.47 acres. The overlay applies over —and in addition to— the existing Corporate Office, General Commercial, and Parking land use designations for the sites. The maximum permitted density in the Mixed -Use Overlay designation is 75 dwelling units per acre and will result in the construction of up to 335 additional dwelling units; G„ The proposed General Plan Amendment will create a new Housing Overlay designation that applies to five sites covering 5.56 acres. The overlay applies over —and in addition to —the existing Multi -Family Residential land use designation for the sites. The maximum permitted density in the Mixed - Use Overlay designation is 65 dwelling units per acre and will result in the construction of up to 193 additional dwelling units; H. The proposed General Plan Amendment will change the maximum permitted density in the Multi -Family Residential land use designation from 27 dwelling units per acre to 30 dwelling units per acre; The proposed Zone Change will apply a new Mixed -Use Overlay to four sites covering 4.47 acres. The overlay will apply over --and in addition to — the existing Corporate Office (CO), General Commercial (C-3), and Parking (P) zoning for the sites; J. The proposed Zone Change will apply a new Housing Overlay to five sites covering 5.56 acres. The overlay will apply over —and in addition to —the existing Multi -Family Residential (R-3) zoning for the sites; K. The proposed Zone Text Amendment will: add the Mixed -Use Overlay (MU-0) and Housing Overlay (HO) to ESMC Section 15-3-1 (Designation of Zone Names); 2. amend ESMC Article 15-4D Multi -Family Residential (R-3) zone to change the maximum permitted density to 30 dwelling units per acre and update other development standards in the R-3 zone. ORDINANCE NO. 1657 Page 3 of 29 3. add a new ESMC Article 15-7(C) Mixed Use Overlay (MU-0) incorporating development standards for higher density mixed -use commercial and residential projects; 4. add a new ESMC Article 15-7(D) Housing Overlay (H-O) incorporating development standards for higher density residential projects; 5. amend ESMC Section 15-25-4 Site Plan Review Findings to streamline and ensure approval of multi -family residential projects; and 6. amend ESMC Title 14 (Subdivisions) to permit subdivisions involving up to 10-lots or units ministerially, without discretion or public hearings. SECTION 3: Zone Change Findings. As required under ESMC § 15-27-3 and based on the findings set forth in Section 2, the City Council finds: A. The amendment is consistent with the General Plan. The proposed zoning amendment is consistent with General Plan Land Use Element Goal LU1: Maintenance of El Segundo's "Small Town" Atmosphere in that it preserves and maintains the City's low -medium density residential nature, with low building height profile and character, and minimum development standards. The proposed amendment will increase the density and permitted height only on a limited number of properties in the proposed Mixed -Use and Housing overlays, thereby preserving the medium density and low building profile on the vast majority of properties in the northwest quadrant of the City. The proposed amendment is also consistent with General Plan Land Use Element Goal LU3: Proper Distribution of Residential Land Uses, in that it will preserve and protect existing Single -Family Residential uses. The proposed amendment does not alter the zoning of any existing Single - Family Residential (R-1) properties; it affects only properties zoned Commercial or Multi -Family Residential (R-3). The proposed general plan amendment is consistent with General Plan Housing Element Goal 3: Provide Opportunities for New Housing Construction in a Variety of Locations and Variety of Densities, in that the proposed amendment directly implements Program No. 6: Provision of Adequate Sites. Specifically, the proposed amendment implements the Mixed -Use Overlay and the Housing Overlay, which effectively rezone nine sites to allow high density residential development. The number of sites and proposed densities are adequate to meet the City's 6th cycle RHNA ORDINANCE NO. 1657 Page 4 of 29 requirement of 279 units, including 184 very low income, 18 low income, and 77 moderate income units. Further, the proposed amendment is consistent with and directly implements Program No. 11: Fair Housing Program, which requires the City to undertake a number actions to affirmatively further fair housing. The proposed amendment direct implements the Fair Housing Program objective to rezone adequate sites to allow high density residential development and meet the City's 6t" cycle RHNA requirement of 279 units, including 184 very low income, 18 low income, and 77 moderate income units. B. The amendment is necessary to serve the public health, safety, and general welfare. The proposed amendment is necessary to serve the public health, safety, and general welfare in that it consists of planning for the orderly use of the City's land resources. The proposed amendment establishes two new zoning overlays that allow high density residential development on nine specific sites. Four of those sites currently have a commercial zoning designation and will allow high density residential uses in combination with other permitted commercial uses. Five of the sites are currently zoned Multi - Family Residential (R-3) and will allow high density residential uses in a manner that is compatible with surrounding uses. Further, proposed amendment will directly facilitate and increase the opportunities for the construction of new housing to satisfy the housing needs of all segments of the community as described in General Plan Housing Element Program 6: Provision of Adequate Sites. The proposed amendment will rezone an adequate number of sites to meet the 6t" cycle RHNA requirement for 279 affordable housing units, including 184 very low income, 18 low income, and 77 moderate income units. Finally, the potential environmental impacts generated by the proposed amendment were analyzed consistent with the requirements of CEQA. It was determined that the proposed amendments will not result in greater impacts than the impacts analyzed in the previously certified EIR for the General Plan. C. There are changed conditions since the existing zoning became effective to warrant other or additional zoning. There are changed conditions since the existing zoning became effective to warrant the addition of the proposed Mixed -Use and Housing Overlays. In 2019, the California enacted the Housing Crisis Act of 2019 (SB 330), which declared a housing crisis in California. This and other laws adopted recently ORDINANCE NO. 1657 Page 5 of 29 imposed obligations on cities to facilitate housing production, including strict requirements on local housing elements. For the 6t" cycle RHNA, El Segundo's allocation is 521 housing units, including 279 affordable housing units. The City conducted an analysis of the feasibility of facilitating construction of 521 under existing zoning and determined that it would infeasible. Consequently, on November 15, 2022, the City adopted its 2021-2029 Housing Element, which includes Program No. 6 to rezone an adequate number of sites allow high density residential development. The proposed amendment directly implements Housing Element Program No. 6, which is critical in meeting the City's RHNA obligations. D, The benefits of the proposed change of zone will clearly outweigh any potential adverse effects to adjoining property or the area. The proposed zone change will help the City meets its General Plan Housing Element Goal No. 3 to provide opportunities for new housing construction in a variety of locations and a variety of densities. The proposed Mixed -Use and Housing overlays provide an opportunity and variety of locations for the construction of new housing units at high densities. The City provides existing locations that permit construction of single-family, low density residential developments in its Single -Family Residential (R-1) and Two -Family Residential (R-2) zones. It also provides locations that permit construction of multi -family, medium density residential developments in its Multi -Family Residential (R-3) zone. Thus, the proposed overlays will address the need for high density residential locations in the City. The proposed zone change directly implements Housing Element Program No. 6 to provide adequate sites to meet the assigned RHNA of 521 housing units, including 279 affordable housing units at the moderate, low, and very low income categories. In addition, the zone change helps address the need for housing for various population groups, which is identified in the Housing Element. Further, the proposed zone change directly addresses an HCD requirement that will result in full certification of City's Housing Element, with all the accompanying benefits of certification, such as the ability to qualify for HCD and other State grant funding. There is no evidence in the record to suggest that there will be significant adverse effects as a result of the proposed zone change. ORDINANCE NO. 1657 Page 6 of 29 Finally, the potential environmental impacts generated by the proposed amendment were analyzed consistent with the requirements of CEQA. It was determined that the proposed amendments will not result in greater impacts than the impacts analyzed in the previously certified EIR for the General Plan. SECTION 4: Zone Text Amendment Findings. As required under ESMC § 15-27-3 and based on the findings set forth in Section 2, the City Council finds: A. The amendment is consistent with the General Plan. The proposed general plan amendment is consistent with General Plan Land Use Element Goal LU1: Maintenance of El Segundo's "Small Town" Atmosphere in that it preserves and maintains the City's low -medium density residential nature, with low building height profile and character, and minimum development standards. The proposed amendment will establish density, height, and other standards, to facilitate high density residential developments only on a limited number of properties in the proposed Mixed - Use and Housing overlays, thereby preserving the medium density and low building profile on vast majority of properties in the northwest quadrant of the City. The proposed amendment is also consistent with General Plan Land Use Element Goal LU3: Proper Distribution of Residential Land Uses, in that it will preserve and protect existing Single -Family Residential uses. The proposed amendment does not alter the standards or designation of any existing Single -Family Residential properties; it affects only properties designated as Commercial or Multi -Family Residential. The proposed zone text amendment is consistent with General Plan Housing Element Goal 3: Provide Opportunities for New Housing Construction in a Variety of Locations and Variety of Densities, in that the proposed amendment directly implements Program No. 6: Provision of Adequate Sites. Specifically, the proposed amendment implements the Mixed -Use Overlay and the Housing Overlay, which effectively rezone nine sites to allow high density residential development. The number of sites and proposed densities are adequate to meet the City's 6t" cycle RHNA requirement of 279 units, including 184 very low income, 18 low income, and 77 moderate income units. The proposed amendment also amends the ESMC to provide by right approval of projects on rezoned sites for lower income RHNA if the project provides 20 percent of the units as affordable housing for lower income households. In addition, the proposed amendment is consistent with Housing Element Program No. 9: El Segundo Municipal Code Amendments (ESMC). The proposed amendment will increase the permitted maximum density in the ORDINANCE NO. 1657 Page 7 of 29 Multi -Family Residential (R-3) zone to 30 dwelling units per acre, which is adequate pursuant to Government Code section 65583.2(c)(3) to facilitate the development of low -and very low-income housing. The proposed amendment will also revise the findings for site plan review applications to ensure that the findings are objective and provide certainty in outcomes, which will help streamline and encourage construction of new housing. Further, the proposed amendment is consistent with and directly implements Program No. 11: Fair Housing Program, which requires the City to undertake a number actions to affirmatively further fair housing. The proposed amendment directly implements the Fair Housing Program objective to rezone adequate sites and establish standards for high density residential development to meet the City's 6t" cycle RHNA requirement of 279 units, including 184 very low income, 18 low income, and 77 moderate income units. B. The amendment is necessary to serve the public health, safety, and general welfare. The proposed amendment is necessary to serve the public health, safety, and general welfare in that it consists of planning for the orderly use of the City's land resources. The proposed amendment establishes two new overlays in the ESMC that allow high density residential development. The amendment establishes development standards for the two new overlays that will allow high density residential uses designed in a manner that is compatible with surrounding uses. In addition, the proposed amendment will increase the permitted maximum density in the Multi -Family Residential (R-3) zone to 30 dwelling units per acre, which helps focus the increased density in the City's multi -family residential neighborhoods and preserves the character of those areas zoned Single -Family Residential (R-1). Further, proposed amendment will directly facilitate and increase the opportunities for the construction of new housing to satisfy the housing needs of all segments of the community as described in General Plan Housing Element Program 6: Provision of Adequate Sites. The proposed amendment will help establish two new high density residential overlays on an adequate number of sites and it will streamline the Site Plan Review process to meet the 6t" cycle RHNA requirement for 279 affordable housing units, including 184 very low income, 18 low income, and 77 moderate income units. The proposed amendment is also necessary in that it is a requirement for the City to comply with State Housing Element Law and to maintain a certified Housing Element. ORDINANCE NO. 1657 Page 8 of 29 Finally, the potential environmental impacts generated by the proposed amendment were analyzed consistent with the requirements of the California Environmental Quality Act (CEQA). It was determined that the proposed amendments will have no greater impacts than the impacts analyzed in the Environmental Impact Report (EIR) for the General Plan. SECTION 5: Environmental Assessment. The proposed project was analyzed for its environmental impacts and an Addendum to the previously certified EIR for the General Plan was prepared pursuant to CEQA Guidelines Section 15164. Under CEQA, an Addendum to a previously certified EIR is appropriate if minor changes or additions to the EIR are necessary to reflect the proposed modifications to the project in the environmental analysis and none of the conditions described in Section 15162 of the CEQA Guidelines calling for the preparation of a subsequent EIR or negative declaration have occurred (CEQA Guidelines §15164). Generally, the conditions described in Section 15162 have not occurred if the proposed modifications do not result in any new significant impacts or a substantial increase in the severity of previously identified significant impacts. The Addendum need not be circulated for public review (CEQA Guidelines §15164(c)); however, an addendum must be considered by the decision -making body before making a decision on the project (CEQA Guidelines §15164(d)). This Addendum to the previously -certified EIR demonstrates that the environmental analysis, impacts, and mitigation measures identified in the 1992 EIR for the General Plan remain substantively unchanged despite the proposed project revisions. It supports the finding that the proposed project does not raise any new issues and does not exceed the significance level of impacts identified in the previously certified EIR. The mitigation measures listed in the certified EIR for the General Plan, are sufficient to reduce the identified environmental impacts to a less than significant level. To evaluate the potential environmental impacts of the actions proposed in this Ordinance and the need for additional environmental review, the City conducted an initial study. Based on the findings of the initial study, an addendum was prepared. The Initial Study/Addendum dated March 2024, is incorporated herein by this reference, as though fully set forth. Based on the findings and information yielded by the initial study/addendum: 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. The proposed amendments would approve minor changes and additions described and analyzed in the previously certified final EIR ("FEIR"). There are no substantial changes resulting from the Ordinance that require major revisions to the FEIR. As detailed in the Initial Study/Addendum, the ORDINANCE NO. 1657 Page 9 of 29 Ordinance will not result in any new or increased environmental effects beyond those that were previously identified in the FEIR. In addition, all applicable mitigation measures set forth in the FEIR would continue to be implemented. 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 involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects. There are no substantial changes to the facts, data, and mitigation measures included in the FEIR. The proposed amendments will not result in a General Plan that is substantially different from the plan evaluated in the FEIR, and the environmental circumstances applicable to the city have not changed substantially. 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 FEIR 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 FEIR; (ii) Significant effects previously examined will be substantially more severe than shown in the previous FEIR; (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 FEIR would substantially reduce one or more significant effects on the environment, but the project proponents decline to adopt the mitigation measure or alternative. No subsequent environmental review is required pursuant to Section 15162 of the CEQA Guidelines. Therefore, the proposed amendments to the Zoning Map and Zoning Code contemplated herein are within the scope of the project covered by the General Plan EIR and, pursuant to Section 15168(c)(2) of the CEQA Guidelines, no further environmental review is required. In addition, the proposed zone text amendments to the Subdivision, Site Plan Review, and certain affordable housing application procedures are exempt from the requirements of CEQA, pursuant to the "common sense" exemption in CEQA Guidelines Section 15061(b)(3), because they consist only of minor revisions to existing zoning regulations and related procedures and do not have the potential for causing a significant effect on the environment. ORDINANCE NO. 1657 Page 10 of 29 SECTION 6: ESMC Section 14-1-4 is amended to add the following subsection E: E. Residential 10-lot subdivision: Notwithstanding the above residential subdivision requests for up, to 10 lots must be approved by the Community Development Director if said subdivision requests comply with the rovisions and a licable re uirements specified in ESMC Chapter 15-4 Residential Zones and Government Code section 66499.41. No oublic hearina or oublic hearing notification shall be required. SECTION 7: ESMC Section 15-3-1 (Designation of Zone Names) is amended in its entirety to read as follows: 15-3-1: DESIGNATION OF ZONE NAMES: In order to classify, regulate, restrict and segregate the uses of lands and buildings, to regulate and restrict the height and bulk of buildings, to regulate the area of yards and other open spaces about buildings, and to regulate the density of population, the classes of use zones are by this title established, to be known as follows: R-1 Single -Family Residential Zone R-2 Two -Family Residential Zone R-3 Multi -Family Residential Zone C-RS Downtown Commercial Zone C-2 Neighborhood Commercial Zone C-3 General Commercial Zone CO Corporate Office Zone MU-N Urban Mixed Use North Zone MU-S Urban Mixed Use South Zone C-4 Commercial Center Zone M-1 Light Industrial Zone M-2 Heavy Industrial Zone MDR Medium Density Residential Overlay Zone MMO Multimedia Overlay District MU-0 Mixed -Use Overig H-O Housing Overlay O-S Open Space Zone P Automobile Parking Zone P-F Public Facilities Zone ORDINANCE NO. 1657 Page 11 of 29 SECTION 8: ESMC Section 15-4D-3 (R-3 zone Site Development Standards) is amended as follows: 15-413-3: SITE DEVELOPMENT STANDARDS: F. Minimum Unit f. The minimum dwelling - shall be 250 square -- - •-.e • ..• •- M. III- 1 • - r M- - GH. Placement of buildings and structures: 1. A minimum distance of three feet must be maintained between buildings; 2. A detached accessory structure in the rear one-third of the lot may be located on the rear and one interior side lot line, unless one of the following conditions exists: a. Where the lot rears upon an alley and the vehicular entrance to the detached accessory structure is from the alley, such detached accessory structure shall be set back a distance measured from the opposite side of the alley that will provide a turning radius as follows: 90 degrees - 25 feet 75 degrees - 21 feet 60 degrees - 18 feet 45 degrees - 15 feet b. On the rear third of a reversed corner lot, a detached accessory structure may be built to the interior lot side line, but no building shall be erected closer than five feet to the property line of any abutting lot to the rear. However, if an alley intervenes and the vehicular entrance to the detached accessory building is directly from the street side, a detached accessory building may be built to the rear lot line. c. Notwithstanding the above, a detached accessory dwelling unit must be set back at least four feet from interior side and rear property lines. #I. Lot Coverage: All buildings, including detached accessory buildings, shall not cover more than 53 percent of the area of the lot. ORDINANCE NO. 1657 Page 12 of 29 fJ. Open space and recreation requirements: The following minimum open space and recreational facilities must be provided: Number Of Private Open Space Common Open Space Recreational Facilities Units Per Unit Per Unit Per Unit 4 or fewer 50 square feet 150 square feet 5-9 50 square feet 200 square feet 10 - 20 50 square feet 250 square feet 21 and 50 square feet 250 square feet 50 square feet above All required open space and recreational facilities are in addition to the required front and street side setbacks. Interior side and rear setbacks may be considered as required open spaces and recreation facilities. All required common open space must: 1) be 'Gaily or +saally accessible to theall residents, 2) be a minimum of five feet in both length and width, and 3) include a minimum of 50 percent of softscape landscaping. 1. Adjustments: The Director may approve adjustments from the minimum open space dimensions and landscaping percentage standards as provided in Chapters 22 and 23 of this Title. JK. Building Wall Modulation: No plane of a building wall facing a property line shall exceed 24 feet in height or length without at least a two -foot offset for a minimum length of six feet in the wall plane. When expanding or adding onto the height or length of an existing building wall, only the expansion or addition shall not exceed 24 feet without wall modulation. Below is an example of wall modulation for walls up to 30 feet: Total wall length or height (in feet) 24 Maximum length of unbroken wall plane (in feet) 24 Minimum length of 2-foot offset (in feet) 0 25 24 1 26 24 2 27 28 24 24 3 4 29 24 5 30 24 6 ORDINANCE NO. 1657 Page 13 of 29 s C L. Landscaping: 1. Except, where not allowed per the placement of existing utilities one deciduous or evergreen on -site tree must be provided per 25 feet of street-facin frontage len th alon the front- and rear- and and street -facing side -yard setbacks. a. Trees must be planted within a maximum of ten feet of the property line.. 2. Those setback areas fronting upon a public street must incorporate a minimum of 50 ercent softsca a and a maximum of 50 ercent hardsca e in the landscape, exce t for those portions devoted to vehicular parking. In addition those portions of the property.. which abut a different zoning classification must be landscaped with trees and shrubs to provide an effective buffer from ad`o nin property. 3. The setback areas may contain artificial turf or synthetic grass in the side and rear yards onl t, Drovided that it: 1 is not harmful to the environment such as containing lead based or other hazardous materials)-, 2 includes a pervious surface to address percolation drains a runoff and stormwater detention re uirementsw and 3 is incorporated into a com rehensive landsca in desi nand site Ian. 4. Drou ht-tolerant plants must be utilized in the landscape. KM. Condominium Conversions: Condominiums and stock cooperatives converted from multiple -family dwellings shall meet all the requirements for condominiums in effect at the time they were originally constructed. If there were no condominium standards in effect at the time of construction, the conversion shall comply with the condominium standards of ordinance 898, adopted January 20, 1976. ORDINANCE NO. 1657 Page 14 of 29 -LN. Detached Accessory Buildings: 1. Unless permitted as an accessory dwelling unit pursuant to article 15-4E of this title, buildings shall not contain a kitchen or kitchen facilities, a bathtub or shower and shall not be used for sleeping purposes. 2. Detached accessory buildings, except detached accessory dwelling units, shall not be rented or used as a separate dwelling unit or as an "R" occupancy, as defined by the California Building Code, except that they may contain a sink and a toilet. 3. Prior to issuance of a building permit for a detached accessory structure, except a detached accessory dwelling unit, the Director shall require the recording of a covenant to run with the land, which states that the accessory structure shall not be used as a dwelling unit or used in violation of this subsection. SECTION g: A new Article C (Mixed Use Overlay (MU-0) Zone) is added to Chapter 7 of Title 15 of the EMSC to read as follows: SECTION: 15-7C-1: Purpose 15-7C-2: Development Standards 15-7C-3: Landsca e 15-7C-4: Off Street Parking and Loading Spaces 15-7C-5: Signs 15-7C-6: Vehicular Access 15-7C-7: Affordable Housing Developments 15-7C-1: PURPOSE: The purpose of this zone is to ro�vide consistency with and implement policies related to those locations which are designated Mixed -Use Overlay on the General Plan land use map and in the General Plan text. This overlay permits multiple dwelling,units at hi h densities in combination with permitted commercial uses to facilitate meeting the Cit 's Re ional Housing Needs Assessment RHNA allocation and Housing Element goals. ORDINANCE NO. 1657 Page 15 of 29 15-7C-2: DEVELOPMENT STANDARDS: A. General Provisions: 1. As provided bv cha ter 2 of this title. 3. An addition to or extension of a dwelling unit except a garage, must share a common wall and be internally integrated and connected to the existing dwelling unit. 1. The height of all buildings or structures with a pitched roof shall not exceed 58 feet and four stories. Buildings or structures with a flat roof must not exceed 52 feet and four stories. 2. A maximum qrade differential of six feet is permitted on sloping lots. The vertical height which exceeds the maximum grade differential limit is included in measuring the maximum building height. On sloped lots a segmented grade plane may be applied to different portions of a bUilding. 3. See section 15-2-3 of this title for exceptions to building hei ht. D. Setbacks: 1, Front Yard: Structures must maintain a minimum setback of 15 feet with the exception of structures fronti�ng Franklin Avenue where no setback is required. Entty gates for vehicular access must maintain a minimum setback of 20 feet, a. Porches verandas courtyards, raised decks or pergolas may encroach into the front -yard setback a maximum of six feet. 2. Side yard facina a side street: Tenpercent of the width of the lot but shall never be less than three feet and need not be more than five feet except if parking garages or covered parking spaces face a street then the setback shall be 20 feet. 3. Side yard facing an adiacent lot: Ten percent of the width of the lot on each side of the lot but shall never be less than three feet and need not be more than five feet. Detached accessory structures located in the rear one-third of the lot are allowed zero setback on one interior side lot line. 4. Side yard, reversed corner: Reversed corner lots shall have the following side yard with —a triangular area described as follows: one angle shall be farmed b the rear and street side property lines and the sides of this angle shall be 15 feet in length, measured along the rear and street side property lines. The third side of this triangle shall be a straight line connecting the two other lines at their endpoints, This triangular side yard setback area shall be in addition to the other side yard setback re uirements described in subsections D2 and D3 of this section.. ORDINANCE NO. 1657 Page 16 of 29 6, Rear Yard: Detached accessory structures are allowed zero setback on the rear property line and on one interior lot side line in the rear one-third of the lot. E. Lot Width: A minimum of 50 feet. F. Unit size: 1. The minimum unit size per dwelling unit shall be 250 s uare feet. 2. The average unit size for all dwelling units shall be at least 600 s uare feet. H. Placement Of Buildings And Structures: 1. A minimum distance of three feet must be maintained between buildings. 2. A detached accessoa structure in the rear one-third of the lot may be located on the rear and one interior side lot line unless one of the followi,ng conditions exists: a. Where the lot rears upon an alley and the vehicular entrance to the detached accesso structure is from the alley, such detached accesso structure shall be set back a distance measured from the opposite side of the alley that will provide a turning radius as follows: i. 90 degrees — 25 feet ii. 75 degrees — 21 feet iii. 60 degrees —18 feet iv. 45 degrees — 18 feet b. On the rear third of a reversed corner lot a detached accesso!y structure may be built to the interior lot side line but no building shall be erected closer than five feet to the property line of any abutting lot to the rear. However, if an alle intervenes and the vehicular entrance to the detached accesso buildin is directly from the street side a detached accessoa building may be built to the rear lot line. c. Notwithstanding the above a detached accesso dwelling unit must be set back at least four feet from interior side and rear property lines. I. Lot Covers e: All buildings, including detached accesso buildings, may cover 100 percent of the lot area ece t for any re uired setback and/or open space areas J. Common Recreation Facility Re uirements: A minimum of 50 s uare feet of common recreational facility space is re uired per unit for buildings with 21 or more units. K. Building Frontage: No plane of a building wall facing a property l�ine shall exceed 140 feet in width. ORDINANCE NO. 1657 Page 17 of 29 1. Developments that include more than one building shall maintain a minimum 25 feet _open -to -the -sky separation to allow for landsca a courtyards, and Dassacieways. L. Massina Modulation:. The top sto of all new developments must be a maximum 70 percent of the largest floor area of the buildin . 1. If more than ten oercent of the total number of dwelling units in a buildin are three or more -bedroom units the too story must be a maximum of 90 ercent of the larclest floor area of the building. M. Building Wall Modulation: No plane, of a building wall facing a property line shall exceed 36 feet in height or length without at least a two -foot offset for a minimum length of six feet in the wall plane, When expanding or adding onto the heiglht or length of an existing building wall only the expansion or addition shall not exceed 36 feet without wall modulation. Below is an example of wall modulation for walls up to 43 feet: Total Wall Length Or Height Maximum Length Of Unbroken Wall Plane 36 feet Minimum Lencith Of 2 Foot 36 feet Offset 0 feet 37 feet 38 feet 36 feet 36 feet 1 foot 2 feet 39 feet 40 feet 36 feet 36 feet 3 feet 4 feet 41 feet 36 feet 5 feet 42 feet 36 feet 6 feet 1. Buildings are exempt from the above wall modulation standard if at least one of the following components are integrated into the building desi n: a. Windows that are recessed or roiected at least three inches from the wall plane. standards.b. Th,reei feet of landscaped biuildinig setback on street -facing sides in addition to the existing: setback N. Balconies: External Balconies facing B-1 zoned neighborhoods are prohibited. O. Condominium Conversions: Condominiums and stock cooperatives converted from multiple -family dwellings shall meet all the requirements for condominiums in effect at the time they were oriainallly constructed.. If there were no condominium standard's in effect at the time of construction the conversion shall com ly with the condominium standards of ordinance 898 adopted Janua 20 1976. ORDINANCE NO. 1657 Page 18 of 29 1. Unless permitted as an accesso dwelling unit ursuant to article 15-4E of this title detached accesso buildin s shall not contain a kitchen or kitchen facilities a bathtub or shower and shall not be used for sleeping ur oses. Each multi-farnily lot is permitted no more than two detached accesso dwelling units. 2. Detached accessory buildings, exce t detached accessory dwelling units shall not. be rented or used as a separate dwellina unit or as an ""R " occu ancv. as defined b the California Building Code, except that they ma contain a sink and a toilet. 3. Prior to issuance of a building ermit for a detached accesso structure except a detached accesso dwellin unit the Director shall re uire the recording of a covenant to run with the land which states that the accesso structure shall not be used in violation of this subsection. 1. A minimum of one parkin space per bedroom is re uired. No more than two parking spaces are re uired per unit. 2. See Section 15-15-6 for number of re aired commercial parking spaces. 3. Tandem and mechanical arkina shall be ermitted for two or more -bedroom units. 4. Notwithstanding the standards in this section see Section 15-5-5 for additional parking area deli n standards. 15-7C-3: LANDSCAPING: 5. Except where not allowed per the placement of existing utilities one deciduous or evergreen on -site tree must be provided per 25 feet of street -facia frontage lea th alon the front -yard, rear -yard, and street -facia side- and setbacks. a. Trees must be planted within a maximum of ten feet of the property line. 6. Those setback areas fronting upon a public street must incorporate a minimum of 50 percent softsca a and a maximum of 50 percent hardsca a in the landscape, except for those portions devoted to vehicular parking. In addition those portions of the ro ert which abut a different zoning classification must be landscaped with trees and shrubs to provide an effective buffer from adjoining ro ert 7. The setback areas may contain artificial turf or synthetic rass in the side and rear yards only, provided that it: 1 is not harmful to the environment Lsuch as containing lead (based or other hazardous materials); 2 includes a pervious surface to address percolation, drainage, runoff.,and stormwater detention requirements; and 3 is incorporated into a comprehensive landscaping design and site plan. 8. Drought -tolerant plants must be utilized in the landscape. ORDINANCE NO. 1657 Page 19 of 29 15-7C-4: OFF STREET PARKING AND LOADING SPACES: Off-street parking shall be provided as required by Chapter 15 of this title. 15-7C-5: SIGNS: Signs in the Mixed -Use Overlay Zone shall comply with the requirements of chapter 18 of this title. 15-7C-6: VEHICULAR ACCESS: Where a Mixed -Used Overlay lot abuts an alley, vehicular access to the lot must be from the alley. Curb cuts and driveways must be installed in conformance with section 15-15- 5 of this title. 15-7C-7: AFFORDABLE HOUSING DEVELOPMENTS Mixed -use developments in which at least 20 percent of residential units are affordable to lower -income households shall be considered a by ri' ht use as defined in Government Code Section 65583.2. SECTION 10: A new Article D (Housing Overlay (H-O) Zone) is added to Chapter 7 of Title 15 of the ESMC to read as follows: ARTICLE D. HOUSING OVERLAY H-O ZONE SECTION: 15-7D-1: Purpose 15-7D-2: Development Standards 15-7D-3: Landscape 15 7D-4: Off Street Parking and Loadin S aces 15-7D-5: Signs 15-7D-6: Vehicular Access 15-7D-7: Affordable Housing Developments ORDINANCE NO. 1657 Page 20 of 29 15-7D-1: PURPOSE: The purpose of this zone is to provide consisten -.y with and implement policies related to those locations which are designated HOLlsing.0verlay on the General Plan land use ma and in the General Plan text, This overlay permits multi le dwelling units at high -densities to facilitate meeting the City's Regional Housing Needs Assessment (RHNA) allocation and Housing Element goals. 15-7D-2: DEVELOPMENT STANDARDS: The following development standards apply to the -Housing Overlay parcels located in these four neighblorhioods. A. General Provisions: 1. As provided by chapter 2 of this title. 2. New dwelling units must be internally integrated and connected. . �47ftw..Mzmllll III&M-1 I Will 1100 12A lint-M 14165MAJIMR!"V;1ORM B. Lot Area: A minimum of 7,000 sguare feet. Q. Heigh 1. The heiaht of all buildings or structures with a pitched roof shall not exceed 47 feet and three stories. Buildings or structures with a flat roof must not exceed 41 feet and three stories. 2. A maximum grade differential of six feet is Rermitted on sloRing lots. The vertical heiLht which exceeds the maximum grade differential limit is included in measuring the maximum building height. On sloped lots . .... a segmented grade plane may be applied to different portions of a building, 3, See section 15-2-3 of this title for exceRtions to building_bgig—ht. D. Setbacks: 1. Front Yard: Structures must maintain a minimum setback of 15 feet with the exception of structures fronting Franklin Avenue, where no setback is recluired. Entu aates for vehicular access must maintain a minimum setback of 20 feet., a. Porches, verandas, couLlyands ,raised decks, orSergolas may encroach into the front -yard setback a maximum of six feet. 2. Side and facing a side street: Ten percent of the width of the lot, but shall never be less than three feet and need not be more than five feet, except if parking garages or covered parking spaces face a street, then the setback shall be 20 feet. ORDINANCE NO. 1657 Page 21 of 29 3. Side yard facing an adiacent lot: Ten percent of the width of the lot on each side of the lot but shall never be less than three feet and need not be more than five feet. Detached accesso structures located in the rear one-third of the lot are allowed zero setback on one interior side lot line. 4. Side yard, reversed corner: Reversed corner lots shall have the following side yard with a trian ular area described as follows: one an le shall be formed by the rear and street side property lines and the sides of this angle shall be 15 feet 'in len th measured alonq the rear and street side ro pert lines. The third side of this triangle shall be a straight line connecting the two other lines at their endpoints. This triangular side yard setback area shall be in addition to the other side yard setback re uirements described in subsections D2 and D3 of this section. 5. Rear Yard: A minimum of 10 feet, 6. Rear Yard: Detached accesso structures are allowed zero setback on the rear property line and on one interior lot side line in the rear one-third of the lot. E. Lot Width: A minimum of 50 feet. F. Unit size: 1. The minimum unit size per dwelling unit shall be 250 s uare feet. 2. The average unit size for all dwelling units shall be at least 600 s uare feet. G. Density: The maximum ermitted density shall be 65 dwelling unitsper acre. H. Placement Of Buildings And Structures: 1, A minimum distance of three feet must be maintained between buildings. 2. A detached accesso structure in the rear one-third of the lot may be located on the rear and one interior side lot line unless one of the following conditions exists: a. Where the lot rears upon an alley and the vehicular entrance to the detached accessory structure is from the alley, such detached, accesso structure shall be set back a distance measured from the opposite side of the alley that will provide a turning radius as follows: degrees iiL 60 degrees iv. 45 ,eg ORDINANCE NO. 1657 Page 22 of 29 b. On the rear third of a reversed corner lot a detached accessou structure ma be built to the interior lot side line but no building shall be erectedcloser than five feet to the property line of any abutting lot to the rear. However, if an alle intervenes and the vehicular entrance to the detached accessory buildincl is directly from the street side a detached accessory building may be built to the rear, lot line. c. Notwithstanding the above a detached accesso dwelling unit must be set back at least four feet from interior side and rear propeqy lines, I. Lot Coverage: All buildin s including detached accessor buildin s may cover 100 iercent of the lot area except -for any re uired setback and/or open space areas. J. Common Recreation Facility Requirements: A minimum of 50 s uare feet of common recreational facility space is re uired per unit for buildings with 21 or more units. K. Bu�ildin ,q Frontage: No plane of a building wall fadin i a propel:U line shall excged 140 feet in width. 1. Develo ments that include more than one building shall maintain a minimum 25 feet open -to -the -sky separation to allow for landscape. court ards and assa ewa s. L. Massing Modulation: The top story of alll new developments must be a maximum 70 percent of the laEgest• of iw N • 1. If more than ten percent of the total number of dwelling units in a building are three or more -bedroom units the top sto must be a maximum of 00 percent of the Iar est floor area of the buildin . M. Building Wall Modulation: No plane of a building wall facing a property line shall exceed 36 feet in height or length without at least a two -foot offset for a minimum len th of six feet in the wall plane. When expanding or adding onto the height or length of an existing building wall only the expansion or addition shall not exceed 36 feet without wall modulation. Below is an exam le of wall modulation for walls up to 43 feet: Total Wall Length. Or Heigh Maximum Length... Of Minimum Length Of 2 Foot Unbroken Wall Plane Offset 36 feet 37 feet 36 feet 36 feet 0 feet 1 foot 38 feet 36 feet 2 feet 39 feet 40 feet 41 feet 36 feet 36 feet 36 feet 3 feet 4 feet 5 feet 42 feet 36 feet 6 feet ORDINANCE NO. 1657 Page 23 of 29 1, Buildings are exempt from the above wall modulation standard if at least one of the following components are integ rated into the building design. a. Windows that are recessed or proiected at least three inches from the wall plane. b. Three feet of landscaped buildina setback on street -facing sides in addition to the existing setback standards. c. Two or more materials on street -facing facades. N. Balconies; External Balconies facinn .R-1 zoned nei hborhoods are rohibited. O. Condominium Conversions; Condominiums and stock cooperatives converted from multiple -family dwellings shall meet all the re uirements for condominiums in effect at the time they were originally constructed. If there were no condominium standards in effect, at the time of construction the conversion shall comply with the condominium standards of ordinance 88 ado ted ,Jenne 2 � P. Detached Accesso Buildings. 1. Unless permitted as an accessoly dwelling unit pursuant to article 15-4E of this title detached accesso buildings shall not contain a kitchen or kitchen facilities a bathtub or shower and shall not be used for slee in ur oses. Each multi-famil lot is permitted no more than two detached accessory dwelling units. 2. Detached accessory buildings, exce t detached accessoadwellinQ units shall not be rented or used as a separate dwelling unit or as an "R" occupancy,occupangy, as defined b the California Building Code except that they maycontain a sink and a toilet. 3. Prior to issuance of a building permit for a detached accesso structure except a detached accesso dwelling unit the Director shall re uire the recording of a covenant to run with the land which states that the accesso structure shall not be used in violation of this subsection. 0 V0 1. A minimum of one parkin space per bedroom is re uired. No more than two parking spaces are re uired er unit.. 2. Standard residential parking dimensions in the Housing Overlay shall be 8.5' W X 18' L. 3. Tandem and mechanical parking shall be permitted for two or more -bedroom units. 4. Notwithstandina the standards in this section see Section 15-5-5 for additional parking area design standards. ORDINANCE NO. 1657 Page 24 of 29 LANDSCAPING: A. Except where ot allowed per the placement of one w or r • be provided,per 25 feet• - • • s the w r and s"et-facing side:yard setbacks. 1. Trees must be planted within a_maximum of ten feet of the property line. B. Those setback areas fronting upon a public street must incorporate a minimum of 56 percent softsca e and a maximum of 50 percent hardsca a in the landscape, except for those portions devoted to vehicular arkin . In addition those portions of the ro ert which abut a different zoning classification must be landscaped with trees and shrubs to providean effective buffer from adjoining C. The setback areas may contain artificial turf or s n,thetic grass in the side and rear yards only, provided that it: 11 is not harmful to the environment such as containin lead based or other hazardous materials 2 includes a pervious surface to address percolation, drainage, runoff, and stormwater detention re uirements° and 3 is incorporated into a comprehensive landsca in design and site Ian. D. Drought -tolerant plants must be utilized in the landscape. 15-7D-4: OFF STREET PARKING AND LOADING SPACES: Off street parking shall be provided as required by Chapter 15 of this title. 15-7D-5: SIGNS: Signs in the Housing Overlay Zone shall comply with the re uirements of chapter 18 of this title. 15-7D-6: VEHICULAR ACCESS: Where a Housing Overlay lot abuts an alley,vehicular access to the lot must be from the alley. Curb cuts and driveways must be installed in conformance with section 15-15-5 of this title. 5-7D-6: AFFORDABLE HOUSING DEVELOPMENTS Housing developments in which at least 26 percent of residential units are affordable to lower -income households shall be considered a by right use as defined in Government Code Section 65583.2. ORDINANCE NO. 1657 Page 25 of 29 SECTION 11: ESMC Section 15-25-4 (Site Plan Review Findings) is amended to read as follows: 15-25-4: FINDINGS: In order to approve or conditionally approve the site plan, the approval authority shall make the following findings: 4i,dt4ding tl!ie-t hry� -ems' f th"eVeIGPM sty b t nl t" y r se �� of ppl+eaii G. T-he pr- I r e-esign of the4eveq �� �se� . ve a ener A. The physical location size massing. setbacks and placement of proposed structures on the site and the location of proposed uses within the project are consistent with applicable development standards and objective design standards in the subjectspecific plan, zone and/or overlay district B. The proiect is consistent with the General Plan wals, objectives and policies and provisions of any applicable development agreement, C. The project has nospecific adverse impact on public health or safety, D. A consistent architectural st le is used on all sides of the building or structure, including roofi�ng, materials windows doors openings, textures and colors and E. The existing or proposed public infrastructure e.g., utilities sewers arkwa s sidewalks storm drains street lights, traffic control devices and the width and pavement of adjoining streets and alleys) and health and safety services (eg., police and fire are sufficient to accommodate the new development. If such findings cannot be made, the site plan shall be denied. SECTION 12; Actions. The City Council approves Zone Change No. ZC 23-01 as set forth in Exhibit "A," which is incorporated into this Ordinance by reference and Zone Text Amendment No. ZTA 23, as set forth above, to implement Housing Element Program No. 6 (Provision of Adequate Sites) and Program No. 9 (El Segundo Municipal Code Amendments). ORDINANCE NO. 1657 Page 26 of 29 SECTION 13: CONSTRUCTION. This Ordinance must be broadly construed in order to achieve the purposes stated in this Ordinance. It is the City Council's intent that the provisions of this Ordinance be interpreted or implemented by the City and others in a manner that facilitates the purposes set forth in this Ordinance. SECTION 14: ENFORCEABILITY. Repeal of any provision of the ESMC does not affect any penalty, forfeiture, or liability incurred before, or preclude prosecution and imposition of penalties for any violation occurring before this Ordinance's effective date. Any such repealed part will remain in full force and effect for sustaining action or prosecuting violations occurring before the effective date of this Ordinance. SECTION 15: VALIDITY OF PREVIOUS CODE SECTIONS. If this entire Ordinance or its application is deemed invalid by a court of competent jurisdiction, any repeal or amendment of the ESMC or other city ordinance by this Ordinance will be rendered void and cause such previous ESMC provision or other the city ordinance to remain in full force and effect for all purposes. SECTION 1: 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 "IT, The City Clerk is directed to certify the passage and adoption of this Ordinance; cause it to be entered into the City of El Segundo's book of original ordinances; make a note of the passage and adoption in the records of this meeting; and, within fifteen (15) days after the passage and adoption of this Ordinance, cause a summary thereof to be published or posted in accordance with California law. ORDINANCE NO. 1657 Page 27 of 29 SECTION 18: This Ordinance shall take effect 30 days after its passage and adoption. PASSED AND ADOPTED this 7t" day of May, 2024. ATTEST: I hda4f Ix, Tracy U`eae , ity Clerk APPROVED AS TO FORM: Mark D.Hensley, City Attorney ORDINANCE NO. 1657 Page 28 of 29 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. 1657 was duly introduced by said City Council at a regular meeting held on the 16t" day of April 2024, and was duly passed and adopted by said City Council, approved and signed by the Mayor, and attested to by the City Clerk, all at a regular meeting of said Council held on the 7t" day of May, 2024, and the same was so passed and adopted by the following vote: AYES: Mayor Boyles, Mayor Pro Tern Pimentel, Council Member Pirsztuk, Council Member Giroux, and Council Member Baldino NOES: None ABSENT: None ABSTAIN: None WITNESS MY HAND THE OFFICIAL SEAL OF SAID CITY this day of May, 2024. T oy Weaver, City Clerk of the City of El Segundo, California ORDINANCE NO. 1657 Page 29 of 29 Exhibit "A" ge d Rezone Candidate Parcel on i tag° Single -Family Residential (R-1) _3 Two -Family Residential (R-2) Multi -Family Residential (R-3) 2 Neighborhood Commercial (C-2) General Commercial (C-3) Corporate Office (CO) Public Facilities (P-F) IS Open Space (O-S) 0222 Kansas St. Specific Plan (222KSSP) 888 N. Sepulveda Blvd. Specific Plan (888 NSBSP) 2;1 PCCSP Smoky Hollow East (SHE) Smoky Hollow West (SHW) City of El Segundo Proposed Mixed -Use Overlay Over Existing Zoning a Exhibit "A" i r _ --- s o u2 SYCAMO,r Legend t Street Centerline lff Proposed Housing Overlay n i� Parcels Zoning Single -Family Residential (R-1) Two -Family Residential (R-2) -[ ,5. Multi -Family Residential (R-3) Downtown Commercial (C-RS) ONE :UE ; Neighborhood Commercial (C-2) General Commercial (C-3) ? Corporate Office (CO) Parking (P) Public Facilities (P-F) LE Open Space (O-S) 222 Kansas St. Specific Plan (222KSSP) 540 E. Imperial Ave. Specific Plan (540EI Downtown Specific Plan (DSP) Smoky Hollow East (SHE) Smog Hollow West tSHW City of El Segundo N Proposed Housing Overlay over the Existing Zoning W E S