2025-05-22 Planning Commission AgendaAGENDA
CITY OF EL SEGUNDO
PLANNING COMMISSION
5:30 PM
COUNCIL CHAMBER
350 MAIN STREET
EL SEGUNDO, CA 90245
MAY 22, 2025
Kevin Maggay, Chairperson
Mario Inga, Vice Chairperson
Mark Christian
Melissa McCaverty
Steve Taylor
The Planning Commission, with certain statutory exceptions, can only take action upon
properly posted and listed agenda items. Any writings or documents given to a majority
of the Planning Commission, regarding any matter on this agenda, that the City
received after issuing the agenda packet are available for public inspection in the
Community Development Department, during normal business hours. Such documents
may be posted on the City's website at www.elsegundo.org and additional copies will be
available at the meeting.
Unless otherwise noted in the agenda, the public can only comment on city -related
business that is within the jurisdiction of the Planning Commission and/or items listed on
the agenda during the Public Communications portion of the Meeting. Additionally,
members of the public can comment on any Public Hearing item on the agenda
during the Public Hearing portion of such item. The time limit for comments is five
(5) minutes per person. Before speaking to the Planning Commission, please fill out a
speaker card located in the Chamber Lobby. It is not required to provide personal
information in order to speak, except to the extent necessary to be called upon, properly
record your name in meeting minutes and to provide contact information for later staff
follow-up, if appropriate. Please respect the time limits.
REASONABLE ACCOMMODATIONS: In compliance with the Americans with
Disabilities Act and Government Code Section 54953(g), the City Council has
adopted a reasonable accommodation policy to swiftly resolve accommodation
requests. The policy can also be found on the City's website
at https.11www.else_qundo.org4govemmentldepartments/city-clerk. Please contact
the City Clerk's Office at (310) 524-2308 to make an accommodation request or to
obtain a copy of the policy.
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CALL TO ORDER/ROLL CALL
PLEDGE OF ALLEGIANCE
PUBLIC COMMUNICATION — (Related to City Business Only — 5-minute limit per
person, 30-minute limit total) Individuals who have received value of $50 or more to
communicate to the Planning Commission on behalf of another, and employees
speaking on behalf of their employer, must so identify themselves prior to addressing
the Planning Commission. Failure to do so shall be a misdemeanor and punishable
by a fine of $250. While all comments are welcome, the Brown Act does not allow
action on any item not on the agenda.
A. CONSENT
1. Approve April 24, 2025 Planning Commission Meeting Minutes
Recommendation -
1. Approve April 24, 2025 Planning Commission Meeting Minutes.
2. Alternatively, discuss and take other action related to this item.
2. Administrative Use Permit to Allow the Sale of Beer and Wine for On -site
and Off -site Consumption at a New Wine Bar operating at 203 West Grand
Avenue (Environmental Assessment No. EA-1385 and Administrative Use
Permit 25-02).
Recommendation -
1. Receive and file Community Development Director approval of
Environmental Assessment No. EA-1385 and Administrative Use Permit
No. AUP 25-02.
2. Find that the project is exempt from the requirements of the California
Environmental Quality Act ("CEQA") pursuant to 14 California Code of
Regulations § 15303 as a Class 3 categorical exemption (New
Construction or Conversion of Small Structures).
3. Alternatively, discuss and take other action related to this item.
B. PUBLIC HEARINGS
C. NEW BUSINESS
3. Selection of a Planning Commissioner to Serve as a Member of an Ad -Hoc
Committee for Future LA County Special Events
Recommendation -
Select a Planning Commissioner to serve on a forthcoming Ad -hoc
Committee regarding future regional special events in Los Angeles
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County.
D. UNFINISHED BUSINESS
4. Study Session on Incubator and Innovative Start-up Uses within the
Smoky Hollow Specific Plan Area.
Recommendation -
1. Receive and file a presentation and provide direction on a potential
Smoky Hollow Specific Plan amendment to the permitted uses,
development standards, and definitions related to incubator and
innovative start-up uses.
2. Alternatively, discuss and take other action related to this item.
E. REPORTS — COMMUNITY DEVELOPMENT DIRECTOR
G. REPORTS — CITY ATTORNEY
ADJOURNMENT
POSTED:
DATE-
TIME -
BY:
May 16, 2025
4:00 P.M.
Jazmin Farias, Assistant Planner
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MINUTES OF THE
EL SEGUNDO PLANNING COMMISSION
Regularly Scheduled Meeting
April 24, 2025
CALL TO ORDER
Chair Maggay called the meeting to order at 5:30 p.m.
ROLL CALL
Present: Chair Maggay
Present: Vice Chair Inga
Present: Commissioner Christian
Present: Commissioner McCaverty
Present: Commissioner Taylor
Also present: Michael Allen, AICP, Community Development Director
Also present: Eduardo Schonborn, AICP, Planning Manager
Also present: Joaquin Vazquez, City Attorney
Also present: Maria Baldenegro, Assistant Planner
Also present: Jazmin Farias, Assistant Planner
Also present: Agnes Ho, Administrative Analyst
Also present: Jillian Glickman, Senior Analyst (RSG Consultant)
Also present: Jim Simon, Principal (RSG Consultant)
PLEDGE OF ALLEGIANCE
Chair Maggay led the pledge.
PUBLIC/WRITTEN COMMUNICATIONS
None.
A. CONSENT
Chair Maggay pulled Consent Item A2.
1. Approval of Planning Commission Meeting Minutes:
• April 10, 2025
MOTION: Approve the minutes.
Moved by Vice Chair Inga, second by Commissioner McCaverty.
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Motion carried, 5-0, by the following vote:
Ayes: Maggay, Inga, Christian, McCaverty, and Taylor
2. Administrative Use Permit to Allow the Sale of Beer and Wine for On -site
Consumption at an Existing Restaurant operating at 747 N Douglas Street.
(Environmental Assessment No. EA-1383, and Administrative Use Permit
No. AUP 25-01).
Assistant Planner Maria Baldenegro presented a brief staff report regarding a
request to allow the sale of beer and wine for on -site consumption (Type 41 ABC
License) to both indoor and outdoor dining areas at the existing restaurant ("The
Second Wind"). Maria advised that the applicant representative was present to
answer any questions.
• Commissioner Christian inquired what the alcohol license density is for that
area. Maria advised that the area does not have a high density of alcohol
licenses and they are regulated by ABC; currently no moratoriums exist in
that area.
Chair Maggay opened public communications.
• Applicant Representative, Liliger Damaso took the podium and expressed
that the applicant is looking to offer this alcohol service as an ancillary
amenity to the restaurant.
Chair Maggay closed public communications.
MOTION: Receive and File the Community Development Director's approval of
Environmental Assessment No. EA-1383 and Administrative Use Permit No. AUP
25-01.
Moved by Vice Chair Inga, second by Commissioner Taylor.
Motion carried, 5-0, by the following vote:
Ayes: Maggay, Inga, Christian, McCaverty, and Taylor
B. NEW PUBLIC HEARINGS
None.
C. NEW BUSINESS
Chair Maggay stated that the items under new business will be re -ordered; New
Business Item C4 will be presented first.
4. Consideration of a Live/Work Preference Policy for New Affordable Housing
Projects in the City of El Segundo. (Environmental Assessment No. EA-
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1389)
Community Development Director Michael Allen introduced Administrative
Analyst Agnes Ho who provided a brief recap of the Housing Element with regards
to the implementation of the Affordable Housing Strategic Plan. She highlighted
that the Housing Element consists of ten policies, programs, and funding
strategies. One of the policies that the City prioritized is the live work preference
policy with the goal of giving priority to individuals and families who already live or
work in El Segundo. Agnes explained that this would be built through affordable
housing agreements such as Development Agreements or Density Bonus
Agreements. She added that the ultimate objective is to mitigate displacement
and gentrification impacts resulting from development activities. Michael and
Agnes re -introduced RSG consultants Jim Simon and Jillian Glickman who led
the presentation regarding the development and implementation of these
programs.
Jillian and Jim's presentation provided an overview of the proposed live work
preference policy for new affordable housing units in the city.
• Commissioner discussion ensued regarding how the program will be
ongoing or how the maintenance of an active list will be kept, how applicant
priority would be implemented, and what would constitute an education or
job training program.
• Consultant Jillian had the following responses to commission discussion:
o On an ongoing basis those vacant units would need to be monitored
to ensure that the preference is being applied at the percentage that
the policy establishes. She clarified that the policy itself does not
address the specific implementation of that provision. the policy is
written it establishes a lottery process in which there is a tiered
priority of the preferences listed. She added that additional priority
would be given to employment personnel such as public safety
personnel, teachers, and employees; however, the policy does not
go into the implementation of the lottery system.
o Michael added that direction from Planning Commission was initial
lease up and plus; and it was informed then that implementation
would have to be addressed in the future when and if a development
with affordable housing is received as it is complex and could
involve asking City Council for additional staff to manage this or for
it to be delegated to the developer.
o Jillian advised that anybody who is receiving any employment
specific training and it is considered best practice to include it as
most policies they looked at did include the additional provision. Jim
added that it would intel workforce development type training
activities or programs, like partnerships with the county or with the
state who offer these programs via private companies.
• Commissioner discussion ensued regarding how affordable ownership
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would work if implemented as part of the policy.
• Consultant Jillian had the following responses to commission discussion:
o If there were to be affordable ownership units for sale, then a
percentage of the for -sale units would provide preference to
individuals who live or work in the city. If resold the idea is for it to
be continuously implemented for that unit.
o Michael added that it is uncommon for for -sale affordable projects
to go forward as they generally do not pencil.
• Commissioners provided consensus to not include affordable ownership
as part of the policy.
• Commissioner discussion ensued to determine the need to define the
types of public safety personnel who would receive additional priority and
if doing so would create conflict for the city.
• City Attorney Joaquin Vazquez indicated that potentially there would be.
He added that the approach of less is more is preferred as it would capture
all the categories presented.
• Commissioners provided consensus to merge roman numeral II.B.i and
B.ii.
• Commissioners provided consensus to remove roman numeral II.B.iii.
• Commissioner discussion ensued to determine if the policy will keep or
remove roman numeral II.B.ii.1 which would give first preference to a
specific employment type.
• Joaquin and Commissioner McCaverty advised that if roman numeral
II.B.ii.1 will be kept it should read "first preference" and not additional
preference.
• Commissioners Christian, Taylor, Vice Chair Inga, and Chair Maggay
would like to have a first preference option. The first priority preference
would be given to residents and individuals listed under roman numeral
II.B.ii.1a, b, and c. Commissioners directed staff to ensure that specifying
employers would not go against the Fair Employment Housing Act.
• Commissioner McCaverty would like to eliminate the option for first
preference and just offer live/work.
• Commissioners provided consensus to present both options to City
Council.
• Commissioners provided consensus to implement the Iifespan component
over initial lease up component for the units.
Chair Maggay opened public communications.
• None
Chair Maggay closed public communications.
MOTION: Adopt Resolution No. 2964, recommending City Council adopt a
live/work preference policy for new city assisted affordable housing projects in the
City of El Segundo with the proposed agreed -upon options discussed during
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deliberation.
Moved by Vice Chair Inga, second by Commissioner Taylor.
Motion carried, 5-0, by the following vote:
Ayes: Maggay, Inga, Christian, McCaverty, and Taylor
3. Open Meeting and Ethics Primer.
City Attorney Joaquin Vazquez lead the presentation with regards to components
of the AB 1234 training topics such as general ethical principles, The Brown Act,
and personal financial gain by public servants.
MOTION: No action required by the Planning Commission.
D. UNFINISHED BUSINESS
None.
E. REPORTS — COMMUNITY DEVELOPMENT DIRECTOR OR DESIGNEE
Planning Manager Eduardo Schonborn informed the Commissioners that the emails
have been fixed and reminded them to reply to the attendance email.
F. REPORTS — PLANNING COMMISSIONERS
Commissioner McCaverty wished a happy belated birthday to Vice Chair Inga and
reminded the community that the roads will be blocked off Saturday morning because
of the PTA Run4Education event.
G. REPORTS — CITY ATTORNEY
None.
ADJOURNMENT — the meeting adjourned at 7:58 p.m.
The next meeting is scheduled for May 8, 2025 at 5:30 p.m.
Michael Allen, Community Development Director
Kevin Maggay, Planning Commission Chair
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,ITV4H Planning Commission Agenda Statement
E L S E G U N D O Meeting Date: May 22, 2025
Agenda Heading: CONSENT
Item Number: A.2
TITLE:
Administrative Use Permit to Allow the Sale of Beer and Wine for On -site and Off -site
Consumption at a New Wine Bar operating at 203 West Grand Avenue (Environmental
Assessment No. EA-1385 and Administrative Use Permit 25-02).
RECOMMENDATION:
1. Receive and file Community Development Director approval of Environmental
Assessment No. EA-1385 and Administrative Use Permit No. AUP 25-02.
2. Find that the project is exempt from the requirements of the California
Environmental Quality Act ("CEQA") pursuant to 14 California Code of
Regulations § 15303 as a Class 3 categorical exemption (New Construction or
Conversion of Small Structures).
3. Alternatively, discuss and take other action related to this item.
FISCAL IMPACT:
None.
BACKGROUND:
On March 28, 2025, an application was submitted for an Administrative Use Permit
(AUP) for a new wine bar and artisan food shop (Barsha) at 203 West Grand Avenue.
The proposal includes a 1,113 square foot wine bar within an existing three -tenant
commercial building and involves a Type 42 ABC License, allowing the sale of beer and
wine for onsite and offsite consumption. The proposed use features a retail wine shop, a
tasting room, and for pairings with alcoholic beverages. The application was deemed
complete on April 3, 2025, and circulated to other City Departments, including Police,
Fire, and Building Safety, with no concerns reported.
After considering the request, on May 16, 2025, the Community Development Director
approved the Administrative Use Permit Revision, allowing the sale of beer and wine for
Page 9 of 39
Environmental Assessment No. EA-1385 and Administrative Use Permit 25-02
May 22, 2025
Page 2 of 4
consumption on or off the premises (Type 42 ABC License) at a 1,113 square foot new
wine bar located at 203 West Grand Avenue.
DISCUSSION:
Quasi -Judicial Action
In the event the Planning Commission desires to review the Director's approval of the
Administrative Use Permit (AUP), the Planning Commission acts in its quasi-judicial
capacity (i.e., applying established standards to applications to determine specific rights
under existing law). Before an AUP may be granted, the Director of the Commission
must find the following findings are met as required by ESMC § 15-22-5:
1. There is compatibility of the particular use on the particular site in relation to
other existing and potential uses within the general area in which the use is
proposed to be located.
2. The proposed use is consistent and compatible with the purpose of the zone in
which the site is located.
3. The proposed location and use and the conditions under which the use would be
operated or maintained to not be detrimental to the public health, safety, or
welfare, or materially injurious to properties or improvements in the vicinity.
4. Potential impacts that could be generated by the proposed use, such as noise,
smoke, dust, fumes, vibration, odors, traffic, and hazards have been recognized
and compensated for.
As summarized below, the Director found that the proposed facility satisfied these
findings and thus granted the AUP.
Administrative Use Permit
The Director has determined that the findings listed above can be made to support
approval of the AUP, allowing the sale of beer and wine for consumption on or off the
premises at a 1,113 square -foot new wine bar, retail sales of alcohol and serving of
specialty foods. The subject property is located in the Downtown Specific Plan (DSP)
zone, specifically the Richmond Street District, where bars are subject to an AUP. The
project is situated in an environment that allows for more flexibility with a broader
mixture of commercial uses, including breweries and tasting rooms, entertainment,
professional, medical, and dental offices. The new wine bar is in a commercial area anc
is in proper relation to adjacent commercial uses within this area. Any subject
modifications to the floor plan and area where alcohol will be served and consumed are
subject to review and approval by the Community Development Director.
Page 10 of 39
Environmental Assessment No. EA-1385 and Administrative Use Permit 25-02
May 22, 2025
Page 3 of 4
The approval also includes conditions that protect the city and surrounding uses from
potential negative impacts, such as a condition that ensures the establishment conducts
retail sales of alcohol and serves foods with the onsite consumption of alcoholic
beverages. These conditions, findings, and approval, and environmental assessment
are provided in the attached approval letter. The Director concluded that the project is
appropriate for the location and will not operate in a way that will create unwanted
impacts. Therefore, staff recommend that the Planning Commission receive and file the
Director's approval. In the alternative, any Planning Commissioner may request that this
permit be discussed, and a decision be made by the Planning Commission instead of
"receive and file."
Environmental Review
The project is categorically exempt from the requirements of the California
Environmental Quality Act ("CEQA") as a Class 3 Categorical Exemption (New
Construction or Conversion of Small Structures) because the proposed project consists
of the conversion of an existing small structure that does not exceed 2,500 square feet
in floor area; from one use to another where only minor modifications are made to the
exterior of the structure.
CITY STRATEGIC PLAN COMPLIANCE:
Goal 5: Champion Economic Development and Fiscal Sustainability
Strategy C: Implement strategic initiatives to attract new businesses and foster business
to business networking and collaboration to retain and grow existing businesses.
Strategy D: Implement community planning, land use, and enforcement policies that
encourage growth while preserving El Segundo's quality of life and small-town
character.
PREPARED BY:
Jazmin Farias, Planning Technician
REVIEWED BY:
Eduardo Schonborn, AICP, Planning Manager
APPROVED BY:
Michael Allen, AICP, Community Development Director
ATTACHED SUPPORTING DOCUMENTS:
1. EA-1385 AU Approval Letter
Page 11 of 39
Environmental Assessment No. EA-1385 and Administrative Use Permit 25-02
May 22, 2025
Page 4 of 4
1:6MIT111• O URNI
Page 12 of 39
sE�U�Planning Division
May 16, 2025
Barsha, Inc c/o Jennifer Marca
917 North Sepulveda Boulevard
Manhattan Beach, CA 90266
Subject: Environmental Assessment No. EA-1385 and Administrative Use Permit
No. AUP 25-02
Address: 203 West Grand Avenue, El Segundo, CA 90245
Dear Jennifer Marca:
Your request for an Administrative Use Permit (AUP) for a new wine bar and artisan food
shop (Barsha) that includes the sale of beer and wine for consumption on or off the
premises (Type 42 ABC License) is APPROVED in accordance with the El Segundo
Municipal Code § 15-22-3, and subject to the conditions of approval contained in the
attached Exhibit B. The approved AUP allows the sale of beer and wine for consumption
on or off the premises at a 1,113 square foot new wine bar located in an existing three
tenant commercial building located at 203 West Grand Avenue. The establishment
includes a retail wine shop, a tasting room, and will serve food such as charcuterie boards,
salads, and sandwiches. Exhibit A contains a full description of the project, environmental
determination, and findings in support of the AUP application approval.
This determination is scheduled to be "receive and file" by Planning Commission at the
May 22, 2025, meeting. Any Planning Commissioner may request that this permit be
discussed, and a decision be made by Planning Commission instead of "receive and file."
Should you have any questions, please contact Assistant Planner Jazmin Farias at (310)
524-2342, or via email at ifarias(a)_elsegundo.org.
Prepared by:
d rdo Schonborn, AICP
Planning Manager
Approved by:
Michael Allen, AICP
Community Development Director
Page 13 of 39
Exhibit A
Environmental Determination and Required Findings
Environmental Assessment 1385:
After considering the facts and findings below, the Director finds this project is
categorically exempt from the requirements of the California Environmental Quality Act
(CEQA) pursuant to 14 California Code of Regulations §15303 as a Class 3 categorical
exemption (New Construction or Conversion of Small Structures) because the proposed
project consists of the conversion of an existing small structure that does not exceed
2,500 square feet in floor area; from one use to another where only minor modifications
are made to the exterior of the structure.
Administrative Use Permit 25-02:
As required by El Segundo Municipal Code § 15-22-3, the following are the facts in
support of each finding for this decision:
Finding 1:
There is compatibility of the particular use on the particular site in relationship to other
existing and potential uses within the general area in which the use is proposed to be
located.
Facts in Support of Finding 1:
The project is located within the Downtown Specific Plan (DSP) zone, specifically
the Richmond Street District, where bars are subject to an Administrative Use
Permit. The project is situated in an environment that allows for more flexibility with
a broader mixture of commercial uses including breweries and tasting rooms,
entertainment, professional, medical, and dental offices. The new wine bar is in a
commercial area and is in proper relation to commercial adjacent uses within this
area. Further, the proposed use includes the pairing and serving of foods with
alcoholic beverages, which provides a unique distinction from an alcohol -only
establishment.
Finding 2:
The proposed use is consistent and compatible with the purpose of the Zone in which the
site is located.
Facts in Support of Finding 2:
The property is in the Downtown Specific Plan (DSP) zone specifically the
Richmond Street District, where the purpose and intent are to support a vibrant
Downtown with places for people to live, work, and play while providing the
opportunity for a mix of commercial services. The new wine bar will operate under
a Type 42 ABC License, which allows for the sale of beer and wine for consumption
on or off the premised where sold, food service is not required, and distilled spirits
are not permitted on the premised, and minors are not allowed to enter and remain.
Further, the bar will provide amenities in conjunction with the serving of beer and
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wine, such as a small retail wine shop, tasting room, and will serve food such as
charcuterie boards, salads, and sandwiches. This is consistent with the Downtown
Specific Plan (DSP) zone specifically the Richmond Street District as it fosters an
eclectic mixed -use environment and provides an additional service to residents,
local employees, the surrounding area, and visitors to the city. The bar will improve
the business environment by providing a dining and lounge opportunity while
offering a small retail component. The proposed wine bar will be visible to both
drivers and pedestrians along Grand Avenue and Richmond Avenue which
increases the City's ability to attract business. Further, the "Old Town" design of
the existing commercial building where the wine bar is going to be located will not
be altered and it will continue to enhance the historic Downtown character. The
new wine bar will continue to provide an attractive and accessible destination for
residents and visitors and incomes to stay, shop, and relax.
Finding 3:
The proposed location and use, and the conditions under which the use would be
operated or maintained will not be detrimental to the public health, safety, or welfare, or
materially injurious to properties or improvements in the vicinity.
Facts in Support of Finding 3:
The sale of alcohol will be solely indoors as the wine bar is not proposing an
outdoor dining area. Alcohol sales for on -site and off -site consumption are limited
to Tuesday through Sunday, 11:00 A.M. to 9:00 P.M. and will be closed on
Monday. Food must be available for the indoor 1,113 square foot dining area
during the hour's alcohol is sold. Furthermore, several conditions of approval are
imposed onto the operations of the wine bar to prevent potential impacts onto the
neighboring uses. With the conditions of approval, the use will not be detrimental
to the public health, safety, or welfare, or materially injurious to properties or
improvements in the vicinity.
Finding 4:
The on -site sale and on -site consumption of beer and wine will not create any new
impacts that would not be normally associated with the operation of a bar. The
hours of operation for dining and alcohol sales are limited to Tuesday through
Sunday, 11:00 A.M. to 9:00 P.M. and will be closed on Monday which minimizes
impacts on surrounding uses.
In compliance with the requirements of the City of El Segundo and the State of
California Department of Alcoholic Beverage Control the bar is subject to County
Health Department regulations that address and monitor impacts of fumes and
odors.
The existing commercial building has operated without dedicated on -site parking
for over 17 years and is legal nonconforming with regards to parking requirements.
While the proposed project involves a change of use from retail store to small wine
shop and tasting room, the Downtown Specific Plan allows existing uses within
buildings of up to 10,000 square feet to convert to any other permitted use without
requiring additional on -site parking. Furthermore, the applicant is not proposing
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Page 15 of 39
any increase in the floor area dedicated to indoor alcohol consumption, food
service, or outdoor dining, and therefore, the project does not trigger additional
parking requirements.
Finding 5:
The State Department of Alcohol Beverage Control has issued or will issue a license to
sell alcohol to the applicant.
Facts in Support of Finding 5:
The city expects the Applicant will obtain the necessary approvals from the State
of California Department of Alcoholic Beverage Control (Type 42 ABC License) for
the sale of beer and wine for consumption on or off the premises. In the event the
Applicant does not receive such approval by May 22, 2026 the City's approval will
be null (Condition No. 13).
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Page 16 of 39
Exhibit B
CONDITIONS OF APPROVAL
The Director of Community Development Department approved an Administrative Use
Permit (AUP) for a new 1,113 square foot wine bar and artisan food shop (Barsha) that
includes the sale of beer and wine for consumption on or off the premises (Type 42 ABC
License). In addition to all applicable provisions of the El Segundo Municipal Code
("ESMC"), Jennifer Marca representing Barsha, Inc ("Applicant") and any successor -in -
interest agrees to comply with the following provisions as conditions for the City of El
Segundo's approval of Administrative Use Permit No. AUP 25-02 ("Project Conditions"):
Planning
1. This approval authorizes the wine bar located at 203 West Grand Avenue (Barsha)
to operate under a State of California Department of Alcoholic Beverage Control
Type 42 (On -Sale Beer and Wine — Public Premises) license.
2. The wine bar alcohol service and dining hours are limited to Tuesday through
Sunday, 11:00 A.M. to 9:00 P.M. and will be closed on Monday. Any change to the
hours is subject to review and approval by the Community Development Director.
3. Food must be available for the indoor 1,113 square foot dining area during the
hours listed above.
4. In accordance with the plans submitted on April 3, 2025, the wine bar shall consist
of one tenant space within an existing commercial building described as follows:
Tenant Space (203 West Grand Avenue):
A 1,113 square -foot tenant space located on the west side of a single -story
commercial building. Tenant space 203 includes a 552 square foot bar
seating/lounge area for on -site dinning and consumption of beer and wine,
215 square foot kitchen and bar back area, 175 square foot retail area, and
171 square foot storage area.
5. Any subsequent modification to the approved project (including the approved floor
plan areas where alcohol will be served and consumed) shall be to the Community
Development Director for approval or a determination regarding the need for
Planning Commission review of the proposed modification.
6. The Community Development Department and the Police Department must be
notified of any change of ownership of the approved use in writing within 10 days
of the completion of the change of ownership. A change in project ownership may
be caused to schedule a hearing before the Planning Commission regarding the
status of the administrative use permit.
7. No entertainment or dancing is permitted without prior approval pursuant to Title
4, Chapter 8 of the ESMC.
Page 17 of 39
8. The wine bar operations including any entertainment must comply with ESMC §§7-
2 regulating noise and vibration.
9. No amplified sound is permitted without prior approval pursuant to Title 4, Chapter
8 of the ESMC.
10. If complaints are received regarding excessive noise, parking availability, lighting,
building access, or other nuisances associated with the sale of beer and wine the
City may, in its discretion, take action to review the Administrative Use Permit and
add conditions or revoke the permit.
11.There shall be no exterior advertising of any kind or type indicating the availability
of specific alcoholic beverage products.
12. The applicant shall obtain and maintain all licenses and comply with all regulations
of the Alcoholic Beverage Control (ABC) Act (Business & Professions Code
Section 23300) and the regulations promulgated by the Board, including the
regulations set forth in 4 Cal. Code of Regs. §§55, et seq.
13. The applicant shall obtain the necessary approvals from the State of California
Department of Alcoholic Beverage Control (ABC) for the expansion of the service
area of beer and wine for onsite consumption. If the Applicant does not receive
such approval by May 22, 2026 the City's approval will be null.
14.All employees serving beer and wine to patrons must enroll in and complete a
certified training program approved by the State Department of Alcoholic Beverage
Control (ABC) for the responsible sales of alcohol. The training must be offered to
new employees on not less than a quarterly basis.
15.The licensee must have readily identified personnel to monitor and control the
behavior of customers inside the building premises. Staff must monitor activity
outside in the parking lot and any adjacent property under the establishment's
control to ensure the areas are generally free of people.
16. The Applicant agrees to indemnify and hold the City harmless from and against
any claim, action, damages, costs (including, without limitation, attorney fees),
injuries, or liability, arising from the City's approval of Environmental Assessment
No. EA-1385 or Administrative Use Permit No. AUP 25-02. Should the City be
named in any suit, or should any claim be brought against it by suit or otherwise,
whether the same be groundless or not, arising out of the City approval of
Environmental Assessment No. EA-1385 or Administrative Use Permit No. AUP
25-02, the Applicant agrees to defend the City (at the City's request and with
counsel satisfactory to the City) and will indemnify the City for any judgment
rendered against it or any sums paid out in settlement or otherwise. For purposes
of this section, "the City" includes the City of El Segundo's elected officials,
appointed officials, officers, and employees.
101
Page 18 of 39
17.Jennifer Marca representing Barsha, Inc shall acknowledge receipt and
acceptance of the project conditions by executing the acknowledgement below.
Building and Safety
18.The project shall comply with the 2022 (or most current) California Building
Standards Codes and City of El Segundo Amendments.
19. All Building and Safety Division comments on Planning Division discretionary
reviews are preliminary. A complete code review will be done at the time of
permit application.
20. Building and Safety requires all new commercial submittals to include all trades
during the initial review sequence (Architectural, Structural, Mechanical,
Electrical, Plumbing, Grading, LID, Geotechnical Review, Etc).
21.A change of use will trigger new building review- must comply with current code
requirement for a new structure. Fire sprinklers may be required.
Fire
22. The adopted edition of the California Code of Regulations, Title 24, Parts 1
through 12, and the El Segundo Municipal Code shall apply at the time the
architectural plans are submitted for construction permits.
23.The permanent building address shall be provided and either internally or
externally lit during hours of darkness. The address shall be clearly visible from
the street fronting the property and comply with California Fire Code Section
505.1 for size and color.
24. Prior to building final, the building shall be provided with a Knox Lock key box
located no more than seven feet above the finished surfaced and near the main
entrance door.
Police
25.The following type of live entertainment is prohibited: topless entertainment, adult
oriented fashion shows, and other entertainment as regulated by the El Segundo
Municipal Code.
26. Licensee(s) shall not require an admission charge or a cover charge for general
admittance. There shall be no requirement to purchase a minimum number of
drinks.
27. Persons who appear obviously intoxicated shall not be admitted into the licensed
premises.
28.Aisles and hallways shall be kept clear in order to allow patrons to move freely
about the licensed premises.
Page 19 of 39
29.The quarterly gross sales of alcoholic beverages shall not exceed the gross sales
of food during the same period. The licensee shall, at all times, maintain records
which reflect separately the gross sale of food and the gross sales of alcoholic
beverages of the licensed business. Said records shall be kept no less frequently
than on a quarterly basis and shall be made available to Alcohol Beverage Control
on demand.
30. No booth or group seating shall be installed which completely prohibits observation
of the occupants.
31.The wine bar operator shall retain full control of all events with the subject
premises. No premises may be sublet to an independent promoter for any purpose.
32.All patrons who appear under the age of 30 shall not be served or allowed to
consume alcoholic beverage unless they provide proof of age by providing one of
the following forms of identification:
a. Valid driver's license.
b. Valid State identification card.
c. Valid passport.
d. Current military identification.
e. U.S. Government immigrant identification card.
A sign indicating this policy shall be prominently posted in a place that is clearly
visible to patrons.
All forms of out-of-state identification shall be checked by the authorized
representative of the owner of the licensed premises in the Driver's License
Guide. Upon presentment to the authorized representative of the owner of the
licensed premises, the patron's form of identification shall be removed from the
patron's wallet or any plastic holder and inspected for any alterations through a
close visual inspection and/or use of a flashlight or "Retro-reflective viewer" or
other electronic device as approved by the Police Department.
33. Patrons who appear obviously intoxicated shall not be served any alcoholic
beverages.
34.There shall be no promotions encouraging intoxication or drinking contests or
advertisements indicating "Buy one drink, get one free," "Two for the price of one,"
"All you can drink for...," or similar language. Condition added by the
35.The licensee(s) or an employee of the licensee(s) will be always present in any
patio and outdoor accessory area when alcoholic beverages are being served or
consumed. An alternative is to have at least two (2) cameras monitoring the
patio/outdoor accessory area and should be capable of distinguishing
unauthorized persons in the patio and accessory area including underage persons
consuming alcohol or alcohol being removed from the premises via the patio and
accessory area. Monitoring of the cameras shall be in an active area where
8
Page 20 of 39
employees are always present and can easily view these cameras. Cameras must
be approved by the Police Department.
36. There shall be no "stacking" of drinks, i.e., more than one drink at a time, to a single
patron.
37. When serving pitchers exceeding 25 ounces of an alcoholic beverage, all patrons
receiving such pitcher, as well as all patrons who will be consuming all or any
portion of such pitcher, shall present an ID to the server if they appear to be under
the age of 30, if not previously checked at the entrance to the licensed premises.
38. Except for wine bottles, oversized containers or pitchers containing in excess of
25 ounces of an alcoholic beverage shall not be sold to a single patron for their
sole consumption.
39.The sale of alcoholic beverages for consumption off the premises is strictly
prohibited.
40. Employees and contract security personnel shall not consume any alcoholic
beverages during their work shift.
41.A file containing the names and dates of employment of every person who serves
alcoholic beverages for consumption by patrons on the licensed premises and
every manager, which file shall also include a copy of each person's certificate of
completion of the Department of Alcohol Beverage Control L.E.A.D. course
(Licensee Education on Alcohol and Drugs). Upon request, said file shall be made
available for review to representative of the Police Department. New employees
will have 60 days from date of employment to obtain L.E.A.D. certification, or a
police department approved alternative training course meeting the objectives of
L.E.A.D. training.
42.There shall be a Designated Driver Program, that provides an incentive to the
person not drinking alcoholic beverages, who is in a group of three or more, to be
the designated driver for that group of patrons.
43. There shall be a taxi or ride sharing ride program where the establishment will offer
to call a ride for patrons when it seems appropriate.
44. Except in case of emergency, the licensee shall not permit its patrons to enter or
exit the licensed premises through any entrance/exit other than the primary
entrance/exit, excluding entrances/exits to/from patio areas. Steps shall be taken
by the licensee to discourage unauthorized exiting such as special locking devices
or staff at the doors.
45. Any patron who (1) fights or challenges another person to fight, (2) maliciously and
willfully disturbs another person by loud or unreasoned noise, or (3) uses offensive
words which are inherently likely to provoke an immediate violent reaction shall be
removed from the premises.
0
Page 21 of 39
46.An incident log shall be maintained at the licensed premises on a continual basis
with at least one year of entries and be readily available for inspection by a police
officer. The log is for recording any physical altercations, injuries, and
objectionable conditions that constitute a nuisance occurring in, on, or at the
licensed premises, including the immediately adjacent area that is owned, leased,
or rented by the licensee. The log will indicate date, time, description of incident,
and action taken. "Objectionable conditions that constitute a nuisance" means
disturbance of the peace, public drunkenness, drinking in public, harassment of
passersby, gambling, prostitution, loitering, public urination, lewd conduct, drug
trafficking, or excessive loud noise.
47. The Chief of Police may require State of California licensed security guards to
perform crowd control inside and outside of the establishment. The number of
security guards and hours security shall be present shall be as determined by the
Chief of Police and based upon the type of activities anticipated at the location or
based upon prior history of activity at this establishment or other similar
businesses.
a. Security personnel required by the administrative use permit issued for the
licensed premises shall be in a uniform or clothing which readily identifies
them as a security person. They shall maintain order and enforce the
establishment's no loitering policy, and shall take "reasonable steps" (as
that term is defined in subparagraph (3) of Section 24200 of the California
Business and Professions Code) to correct objectionable conditions that
constitute a nuisance.
b. Contract security services, proprietary security personnel, or personnel
assuming the functions typically associated with security shall be familiar
with the establishment's written security policy and procedures by reviewing
them and signing they have read and understood them. The signed
acknowledgement shall be kept in a file relating to the security manual.
c. Prior to utilizing a contract security guard company, the establishment shall
verify the security company has a current city business license.
48.The business owner shall install and maintain a closed-circuit television system
capable of readily identifying facial features, and stature of all patrons entering the
establishment. Cameras are to be color and record, including keeping a minimum
30-day library of events, which shall be available for downloading and inspection
by the Police Department.
49. The owner or manager of the licensed premises shall notify the Chief of Police at
least three (3) days in advance of a special promotion or special event scheduled
at the licensed premises.
50.If an outside promoter is utilized for providing entertainment after midnight, the
Chief of Police shall be notified at least three (3) days in advance of the promoter's
name and proposed entertainment.
10
Page 22 of 39
51. Lines to enter the establishment shall not encroach into any parking or driveway
areas and are to be maintained in an orderly fashion. Persons are to not to loiter
about the exterior of the facility.
These Conditions are binding upon Jennifer Marca representing Barsha, Inc, and all
successors and assigns to the property at 203 West Grand Avenue, El Segundo, CA
90245 until superseded by another approval letter or rescinded.
Jennifer Marca, Applicant
11
Page 23 of 39
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Page 24 of 39
,ITV4N Planning Commission Agenda Statement
E L S E G U N D O Meeting Date: May 22, 2025
Agenda Heading: UNFINISHED BUSINESS
Item Number: DA
TITLE:
Study Session on Incubator and Innovative Start-up Uses within the Smoky Hollow
Specific Plan Area.
RECOMMENDATION:
1. Receive and file a presentation and provide direction on a potential Smoky
Hollow Specific Plan amendment to the permitted uses, development standards,
and definitions related to incubator and innovative start-up uses.
2. Alternatively, discuss and take other action related to this item.
FISCAL IMPACT:
None.
BACKGROUND:
In 2018, the City comprehensively updated the Smoky Hollow Specific Plan to enable
new creative office and technology businesses to thrive. The Specific Plan development
standards, permit processes, and infrastructure plans are intended to facilitate new
development and adaptive reuse of properties. In 2023, the City amended the Specific
Plan to streamline the Community Benefit Plan (CBP) review process, strengthen the
development and design standards, and permit additional complementary uses in the
area.
The current item is an additional step toward the same Specific Plan goal of attracting
creative and cutting -edge businesses and making Smoky Hollow an economic engine
for the City. The study session focuses on facilitating the establishment and growth of
small-scale, technology start-up businesses. The term used for these businesses in this
report is "Incubator and Innovative Start-up." A potential ordinance would amend the
Specific Plan to establish a definition, a permit process, and modify the parking
requirements for Incubator and Innovative Start-up uses.
Page 25 of 39
Smoky Hollow Specific Plan
Incubator and Innovative Start-up Uses
May 22, 2025
Page 2 of 9
The discussion below describes some of the zoning barriers for Incubator and
Innovative Start-ups, summarizes the Planning Commission's discussion during the
previous study session on this topic, presents additional staff research and outreach on
this topic, and outlines the framework for a potential Smoky Hollow Specific Plan
amendment for consideration.
DISCUSSION:
Barriers for Start-ups
Since adoption of the Specific Plan, staff has interacted with several technology start-up
businesses and has identified two regulatory barriers that discourage them from locating
in Smoky Hollow: 1) the lack of a clear definition and permit process, and 2) the parking
requirements for changes of use.
Page 26 of 39
Smoky Hollow Specific Plan
Incubator and Innovative Start-up Uses
May 22, 2025
Page 3 of 9
Permitted Uses and Definitions
The Smoky Hollow Specific Plan permits the following uses that relate to start-up
companies:
• Industrial, Heavy (CUP)
• Industrial, Light
• Research and Development
• Warehousing
• General Offices
These uses have specific definitions that are drafted narrowly to limit the range of
business types that can operate in Smoky Hollow. The use of narrow definitions for
permitted uses is very common in zoning regulations and is intended to prevent
undesirable and incompatible uses in specific areas of a jurisdiction. This is generally
the case in the El Segundo Municipal Code (ESMC) and in the City's specific plans.
One of the unintended consequences of this approach is that it does not take into
account new use types that arise due to changes in the economy and business
environment, or uses, like start-ups, that evolve and grow after their initial
establishment. As a result, the current narrow approach to regulating uses has
excluded desirable and beneficial uses, because they don't completely match the city's
current definitions of permitted uses. Start-ups are particularly at risk of being excluded,
because they typically involve new technology, business types, which grow and evolve
fast. City staff is generally flexible and makes frequent use of the Specific Plan's
provisions, such as administrative determinations to accommodate new uses. However,
a more comprehensive solution is necessary to attract start-ups and meet the specific
plan's goal of becoming an incubator of creative and high-technology businesses.
Parking Requirements for Changes of Use
The second barrier for start-ups is the Smoky Hollow Specific Plan (SHSP) parking
requirements. The SHSP is unique in the City, because it has a single parking rate
requirement for all the permitted uses. The required parking rate is 1 space per 400
gross square feet (g.s.f.) of floor area, which is a relatively low parking rate particularly
for office uses. This single rate is a built-in incentive in the specific plan to allow for the
easy change from one use to another. However, the specific plan requires existing
buildings that do not meet the minimum requirement to fully comply with the parking
requirement in conjunction with a change of use. Due to the lack of available parking
off -site and the high cost of the Smoky Hollow parking in -lieu fee (See Attachment No.
1), which is currently $32,264 per space, complying with this parking requirement can
be challenging, especially for start-up companies that begin at a small scale and with
limited resources.
Planning Commission Study Session
Page 27 of 39
Smoky Hollow Specific Plan
Incubator and Innovative Start-up Uses
May 22, 2025
Page 4 of 9
On September 12, 2024, staff presented some initial research on this topic to the
Planning Commission at a study session. During the study session, the Planning
Commission considered and gave input on the following topics:
1. A draft definition for Incubator and Innovative Start-up uses. During the
discussion, the Planning Commission expressed support for staff's approach to
define these uses more broadly, but to establish some parameters for desirable
industry types, the use of raw and/or hazardous materials, and the scale of any
manufacturing activity.
2. A permit process. The Planning Commission considered whether these uses
should be permitted by right, through a Temporary Use Permit (TUP), or another
discretionary permit, such as an Administrative Use Permit, or a Conditional Use
Permit (CUP). The Planning Commission expressed support for streamlining the
permit process as much as feasible and avoiding the use of CUPs, which can be
time-consuming and costly. The Commission further stated that TUPs should not
be used, because they are temporary in nature and do not provide certainty to
potential businesses. Finally, the Commission also encouraged staff to use the
Administrative Determination (AD) process, which provides the most flexibility
when considering new use types.
3. Parking and other standards. The Planning Commission considered and did not
oppose staff's suggestion to exempt or require reduced parking for Incubator and
Innovative Start-up uses.
Real Estate Solutions for Startups Roundtable
On March 26, 2025, Community Development staff attended a "roundtable" meeting
hosted by Mayor Pimentel, Council member Boyles, and the City's Economic
Development team. The meeting was attended by local real estate professionals,
property owners, developers, and technology start-up company executives. At the
meeting, staff presented a draft definition for Incubator and Innovative Start-up uses and
potential amendments to the Smoky Hollow Specific Plan to remove barriers and attract
more start-up companies to Smoky Hollow. The feedback received from the Roundtable
as it relates to Smoky Hollow can be summarized as follows:
• Definition. Keep the definition short and focus on desirable industry types that
already have a presence and talent concentration in the area.
• Permit process. Streamline and reduce steps in the zoning/permit process. The
feedback regarding the AUP process was mixed, with some participants in favor
of permitting start-ups by right and other participants open to an AUP process,
provided it is efficient.
• Environmental Review. Streamline the California Environmental Quality Act
(CEQA) review process to the extent possible.
• Parking. Start-ups tend to grow fast. Initially, a parking exemption or reduction
Page 28 of 39
Smoky Hollow Specific Plan
Incubator and Innovative Start-
up Uses May 22, 2025
Page 5 of 9
can be beneficial. However, as companies grow, parking supply can become a
constraint.
• Parking. Consider eliminating parking requirements and allowing the market to
manage it. Start-up businesses may begin operations with a low employee count,
but their operations and employee count tend to grow fast. As a result, it is
difficult to estimate their parking needs and a potential parking requirement as
the business evolves.
• Heavy Industrial/manufacturing. Allow a reasonable proportion of the Start-up
business space to be used for heavy industrial/manufacturing purposes, but
avoid noxious and polluting activities.
Fire and Environmental Safety Regulation
In response to a discussion regarding hazardous materials at the Planning Commission
study session and the Roundtable meeting, staff consulted with the Fire Department
regarding hazardous materials regulations. Generally, Fire regulations have limits on
the permitted quantities of hazardous materials, but they depend on multiple factors,
including the types of materials, a building's construction features, the existence of fire
sprinkler systems, the manner of materials isolation and/or separation, etc. As a result,
there is no single rule that determines the allowed quantity of permitted hazardous
materials. However, there is a threshold for the minimum reportable quantity. Once the
threshold is reached, a business has to submit inventories, business plans, and other
documentation to the Fire Department's Environmental Safety Division to obtain a
permit, and then it is subject to routine inspections. The reportable quantities are:
1. 500 pounds or more of a solid
2. 55 gallons or more of a liquid
3. 200 cubic feet or more of a compressed gas
Based on Fire Department staff, state regulations require routine inspections every
three years. However, the Fire Department conducts its inspections at a frequency of
every one and a half years. During those inspections, Fire Department staff identify
compliance issues and ensure businesses take corrective actions to properly store and
handle the hazardous materials.
CEQA Review
The CEQA environmental review process considers the storage, management, and/or
disposal of hazardous materials. However, the CEQA process is triggered only when a
project involves an application for a discretionary permit, such as a Site Plan Review
(SPR) or a Community Benefit Plan (CBP), and when it exceeds certain size thresholds.
An SPR application is triggered only when a project involves new construction or an
addition of 50,000 square feet of commercial or industrial space, as stated in El
Segundo Municipal Code (ESMC) Chapter 15-25. A CBP application is triggered when
Page 29 of 39
Smoky Hollow Specific Plan
Incubator and Innovative Start-up Uses
May 22, 2025
Page 6 of 9
a new construction or addition exceeds the permitted Floor Area Ratio (FAR), the
permitted height, or other substantial exceptions to development standards, as stated in
Smoky Hollow Specific Plan Chapter 4. Properties and buildings in Smoky Hollow are
relatively small, and Start-up companies moving to the area typically lease existing
buildings without substantial new construction or additions. As a result, companies
storing or managing hazardous materials are only subject to the Fire Department review
process described above, and CEQA review is not a barrier for the Start-up companies
considered in this report.
Smoky Hollow Use Definitions
After the Planning Commission's first study session, staff revisited the definitions of
Research and Development, Light Industrial, and Heavy Industrial uses in the Smoky
Hollow Specific Plan. The reason these definitions are important is that Light Industrial
and R&D uses are permitted by right in the Specific Plan, whereas Heavy Industrial
uses are subject to a CUP. The definitions are listed below-
1 . Light Industrial. A use engaged in the manufacture, predominately from
previously prepared materials, of finished products or parts.
2. Research and Development (R&D). Establishments engaged in study, testing,
design, analysis and experimental development and testing of products,
processes or services.
3. Heavy Industrial. The manufacturing, compounding, processing, assembling or
testing of large heavy items or materials in bulk.
At the September study session, staff and the Commission expressed a concern that
Incubator and Innovative Start-ups using any raw materials would be automatically
subject to a CUP. However, based on the Light Industrial definition above, Light
Industrial uses may use some raw materials, provided that they predominantly use
previously prepared materials in their operation. Therefore, Incubator and Innovative
Start-ups with a Light Industrial component may use limited raw materials without being
subject to a CUP. In addition, the Research and Development definition does not refer
to either raw or previously prepared materials. Therefore, Incubator and Innovative
Start-up uses with a Research and Development component are not specifically limited
in the types of materials they can use. Further, the Heavy Industrial definition does not
specifically refer to the use of raw or previously prepared materials. Instead, it refers to
the size and quantity of the items or materials produced. Therefore, Incubator and
Innovative Start-ups may produce large heavy items or materials in limited numbers
without being subject to a CUP. In conclusion, staff believes it is possible to craft a
definition for Incubator and Innovative Start-ups that involves limited use of raw
materials and manufacturing of limited numbers of items or materials.
Framework for a Potential Ordinance
Page 30 of 39
Smoky Hollow Specific Plan
Incubator and Innovative Start-up Uses
May 22, 2025
Page 7 of 9
Definition for Incubator and Innovative Start-up uses
Based on the Planning Commission's previous direction and the additional research
presented above, staff has prepared a revised definition for consideration:
"General Definition:
An establishment specifically designed to nurture the growth and development of
innovative, early -stage (start-up) businesses. These facilities are intended to support
small visionary start-ups with large aspirations, fostering an environment where
innovation thrives and supporting growth during their initial stages. These
establishments facilitate a variety of activities aimed at generating new and improved
products and services.
Permitted activities and facilities
Activities within Incubator and Innovative Start-up uses take various forms, such as
design, research, development, testing, prototyping, scaling up, and/or
manufacturing; and the outcomes can range from products, inventions, patents,
and/or knowledge. The facilities involved may include R&D labs, offices, warehouses,
and manufacturing equipment as part of the overall use.
Permitted Industry Types
Incubator and Innovative start-up uses may encompass businesses in industries
such as aerospace & defense, energy, national security -related software and
hardware technology, life sciences (biotechnology, pharmaceuticals, food,
agriculture, and the environment), and other research, development, and innovation
fields.
Operational/development characteristics
These uses generally have an initially low employee count and workspace needs, but
have the potential to expand quickly and affect the area's on -street parking
availability. These uses generally do not contribute to nuisance factors, such as
noise, vibration, glare, heat, dust, humidity, odor or any type of air or waste pollution
that may potentially be hazardous beyond the site's property lines. Incubator and
innovative start-up uses are not intended to:
1. manufacture mass quantities of physical products, or
2. use large quantities of raw and/or hazardous materials."
The above definition is intentionally broad and includes various activities and facilities
that may be combined into a single business operation, as well as various desirable
industry types and would, thus, encourage more Start-ups to choose Smoky Hollow. In
addition, the definition includes operational characteristics that can be used to exclude
those uses that would have potential negative impacts.
Proposed Permit Process
Page 31 of 39
Smoky Hollow Specific Plan
Incubator and Innovative Start-up Uses
May 22, 2025
Page 8 of 9
Staff proposes permitting these uses by right in the two primary zoning districts, Smoky
Hollow East (SH-E) and Smoky Hollow West (SH-E), provided the use of raw materials
and manufacturing activity is limited. One of the potential issues to work out would be to
define the limitations on the permitted amounts of raw materials and manufacturing
volume. This could be done through an ordinance and part of the Specific Plan's
standards or through a flexible policy that can be modified easily if needed.
Parking Requirements
Staff had previously considered and suggested to the Planning Commission an
exemption from the "change -of -use" parking requirements for Incubator and Innovative
Start-ups. This suggestion was based on the understanding that Incubator and
Innovative Start-ups are generally small, non -intensive operations with a low employee
count. The Roundtable meeting feedback and other feedback from property owners and
start-up businesses suggests that while Incubator and Innovative Start-ups may start
small, they tend to grow fast naturally. So, any parking policy or amendment should take
into account the potential growth of these businesses.
Alternative Parking Approaches:
Maintain the parking requirement for changes -of -use. Incubator and Innovative
Start-ups tend grow fast and generate a parking demand, so it would be
reasonable to require off-street parking for them.
Offer a discounted rate for the Parking In -lieu Fee. To incentivize Incubator and
Innovative Start-ups to locate in Smoky Hollow, the City could discount the
parking in -lieu fee. This would incentivize new businesses to locate in Smoky
Hollow, while ensuring they contribute toward construction of more on -street
parking to meet the additional parking demand they generate.
Offer an exemption from or reduction in the change -of -use parking requirement if
the business commits to voluntarily implement specific Transportation Demand
Management (TDM) measures identified in ESMC Chapter 15-16. These
measures are programs, facilities, or amenities provided on private property that
reduce the parking demand generated by the businesses or users of a site.
These measures are typically required for new buildings that meet certain size
thresholds, and as the building size grows, additional measures are required.
Examples of these measures include: providing rideshare and public transit
information to employees, reserving parking spaces for carpool or vanpool
vehicles, providing bicycle facilities, showers, or lockers, etc. More information
regarding these TDM measures can be found in Attachment No. 2 - ESMC
Chapter 15-16 (Developer Transportation Demand Management).
Conclusion
Page 32 of 39
Smoky Hollow Specific Plan
Incubator and Innovative Start-up Uses
May 22, 2025
Page 9 of 9
The City places an importance on attracting new businesses, as stated in Strategic Plan
Goal No. 5 to "champion economic development and fiscal sustainability." The potential
specific plan amendments discussed above would help address two important zoning
barriers and would help incentivize Incubator and Innovative Start-ups uses to locate in
Smoky Hollow. In addition, removing these barriers helps to specifically implement the
first guiding principle and goal of the Smoky Hollow SP to make Smoky Hollow an
incubator hub and creative center regionally and to attract creative and cutting -edge
technology businesses to the area.
CITY STRATEGIC PLAN COMPLIANCE:
Goal 5: Champion Economic Development and Fiscal Sustainability
Strategy D: Implement community planning, land use, and enforcement policies that
encourage growth while preserving El Segundo's quality of life and small-town
character.
PREPARED BY:
Paul Samaras, AICP, Principal Planner
REVIEWED BY:
Eduardo Schonborn, AICP, Planning Manager
APPROVED BY:
Michael Allen, AICP, Community Development Director
ATTACHED SUPPORTING DOCUMENTS:
1. Attachment 1 - ESMC Chapter 15-33 (Parking In -lieu Fees)
2. Attachment 2 - ESMC Chapter 15-16 (Developer Transportation Demand
Management))
Page 33 of 39
CHAPTER 33
PARKING IN -LIEU FEES
SECTION:
15-33-1: Purpose
15-33-2: Parking In -Lieu Fee Areas
15-33-3: Payment
15-33-4: No Vested Rights
15-33-5: Director Approval Required
15-33-1: PURPOSE:
This chapter establishes fees in lieu of providing on -site parking spaces within designated parking in -lieu fee
areas. (Ord. 1574, 10-2-2018)
15-33-2: PARKING IN -LIEU FEE AREAS:
Any property owner of a property located within a parking in -lieu fee area identified below may pay parking in -
lieu fees as established by the City Council, in lieu of providing required on -site parking spaces as outlined in
section 15-15-6 of this title or applicable specific plans.
PARKING IN -LIEU FEE AREAS
A. Smoky Hollow Specific Plan area
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Page 34 of 39
B. Downtown Specific Plan area
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(Ord. 1574, 10-2-2018; amd. Ord. 1661, 5-21-2024)
15-33-3: PAYMENT:
A. Timing Of Payment: The parking in -lieu fee must be paid before the City issues a Certificate of Occupancy
for the project or formally approves the project when such project does not require a Certificate of Occupancy.
In addition, the parking in -lieu fee may be paid over a period of time, as approved by City Council resolution.
B. Use Of Funds: Funds collected by the City from such payments must be deposited in a separate fund and
may not be commingled with any other City fund. Monies from the In -Lieu Fund may only be used for acquiring,
developing and maintaining additional on -street and off- street parking and parking facilities within or adjacent
to the area where they are collected. Funds paid to the City for in -lieu parking are non-refundable.
C. Written Agreement/Contract Required: Notwithstanding any other provision of this chapter, payment of the
parking in -lieu fee must be provided by means of a written contract with the City. The contract must meet
requirements identified by City Council resolution and approved as to form by the City Attorney. (Ord. 1574, 10-
2-2018)
15-33-4: NO VESTED RIGHTS:
Payment of a parking in -lieu fee does not provide or vest any property owner with a special right, privilege or
interest of any kind in any parking facility that may result from the payment of the fee. The City retains sole
discretion to decide when and how the fees will be spent in accordance with this chapter. The City retains sole
discretion to determine where and when it will build parking, and the City is under no obligation to, and makes
no such representation that it will, build parking in a location near the fee payer's property or that is
advantageous to the fee payer. (Ord. 1574, 10-2-2018)
15-33-5: DIRECTOR APPROVAL REQUIRED:
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Requests to pay parking in -lieu fees for more than 50 percent of the required parking spaces for a property or
project as outlined in section 15-15-6 of this title or applicable specific plans must be approved by the Director
at his or her discretion. The Director must consider potential impacts to the surrounding area when deciding
whether to approve such a request. The Director's decision may be appealed to the Planning Commission
pursuant to section 15-29-2 of this title. (Ord. 1574, 10-2-2018; amd. Ord. 1661, 5-21-2024)
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CHAPTER 16
DEVELOPER TRANSPORTATION DEMAND MANAGEMENT (TDM)
SECTION:
15-16-1: Purpose
15-16-2: Applicability Of Requirements
15-16-3: Development Standards
15-16-4: Monitoring
15-16-5: Enforcement
15-16-1: PURPOSE:
The purpose of this chapter is to set forth requirements for major new developments to provide facilities that
encourage and accommodate the use of ridesharing, transit, pedestrian, and bicycle commuting as alternatives
to single occupant motor vehicle trips. A reduction in such trips can be expected to assist in reduced traffic
congestion, air pollution and energy consumption impacts related to the new employment growth
accommodated by new developments. (Ord. 1212, 11-16-1993)
15-16-2: APPLICABILITY OF REQUIREMENTS:
A. Prior Approval: Prior to approval of any development project, the applicant shall make the provision for, as
a minimum, all of the following applicable transportation demand management and trip reduction measures.
B. Exceptions: This chapter shall not apply to projects for which a development application has been
deemed "complete" by the city pursuant to California Government Code section 65943, or for which a notice of
preparation for a DEIR has been circulated or for which an application for a building permit has been received,
prior to the effective date hereof.
C. Increased Floor Space: The requirements shall also apply to any existing nonresidential use which
proposes to increase its gross floor area by twenty five percent (25%) or more above the floor area existing on
the effective date hereof, and which after expansion exceeds the minimum building size. This chapter shall then
apply to the entire development. (Ord. 1212, 11-16-1993)
D. Existing Developments: Existing nonresidential developments regardless of size may voluntarily comply
with the development standards and receive reductions in the total number of required parking spaces as
provided in section 15-16-3 of this chapter, subject to the monitoring provisions in section 15-16-4 of this
chapter.
E. Maintenance: All facilities and improvements constructed or otherwise required must be maintained in a
state of good repair. (Ord. 1444, 8-3-2010)
15-16-3: DEVELOPMENT STANDARDS:
A. Twenty Five Thousand Square Feet: Nonresidential development of twenty five thousand (25,000) square
feet or more and all projects within the urban mixed use zone must provide the following to the satisfaction of
the director of community development: a bulletin board, display case or kiosk displaying transportation
information located where the greatest number of employees are likely to see it. Information in the area must
include, but is not limited to, the following:
1. Current maps, routes and schedules for public transit routes serving the site;
2. Telephone numbers for referrals on transportation information including numbers for the regional
ridesharing agency and locate transit operators;
3. Ridesharing promotional material supplied by commuter oriented organizations;
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4. Bicycle route and facility information including regional/local bicycle maps and bicycle safety
information; and
5. A listing of facilities available for car poolers, vanpoolers, bicyclists, transit riders and pedestrians at the
site.
B. Fifty Thousand Square Feet: Nonresidential development of fifty thousand (50,000) square feet or more
must comply with subsection A of this section, and must provide all of the following measures to the satisfaction
of the director of community development:
1. Preferential Parking: Not less than fifteen percent (15%) of employee parking areas must be designated
as preferential parking and must be located as close as is practical to the employee entrance(s) without
displacing handicapped and customer parking needs. This preferential car pool/vanpool parking area must be
identified on the site plan upon application for building permit, to the satisfaction of the director of community
development. A statement that preferential car pool/vanpool spaces for employees is available, and a
description of the method for obtaining such spaces must be included on the required transportation information
board. Projects may reduce the total number of required parking spaces by one vehicle space for every one
space which is marked and reserved for preferential parking, up to a maximum of ten percent (10%), upon
application to and approval by the director of community development.
2. HOV Loading Area: A safe and convenient zone must be provided in which high occupancy vehicles
(vanpools and car pools) may deliver or board their passengers. This staging area must provide adequate
space for passenger loading, unloading and waiting, which does not interfere with on site circulation patterns.
When located within a parking structure, a minimum vertical interior clearance of seven feet two inches (72") or
the minimum required by the California building code, whichever is greater, must be provided for the loading
area in accessways to be used by such vehicles. Adequate turning radii and parking space dimensions must
also be included in HOV loading areas.
3. Vanpool Access: Preferential parking spaces reserved for vanpools must be accessible to vanpool
vehicles. When located within a parking structure, a minimum vertical interior clearance of seven feet two
inches (72") or the minimum required by the California building code, whichever is greater, must be provided for
those spaces and accessways to be used by such vehicles. Adequate turning radii and parking space
dimensions must also be included in vanpool parking areas.
4. On Site Amenities Or Shuttle: In order to reduce the need for employees to drive personal vehicles for
midday activities, the project must provide any one or more of the following measures which together must be
sized to accommodate during the course of the business day at least twenty percent (20%) of the on site
population:
a. On site amenities.
b. Guaranteed operation of a privately operated midday shuttle serving the project site for the life of the
project.
A reduction in the total number of required parking spaces of up to one percent (1 %) must be permitted, based
on the extent of the amenities, upon application to and approval by the director of community development.
5. Bicycle Facilities: Bicycle racks or other secure bicycle parking spaces must be provided according to
chapter 15, "Off Street Parking And Loading Spaces", of this title. A bicycle parking facility may also be a fully
enclosed space or locker accessible only to the owner or operator of the bicycle, which protects the bike from
inclement weather. Specific facilities and location (e.g., provision of racks, lockers, or locked room) must be
provided to the satisfaction of the director of community development.
6. Shower And Lockers (Optional): Projects may provide shower and locker facilities for bicycle riders,
motorcycle riders, and pedestrians. If these facilities are provided, the number of preferential parking spaces
may be reduced by up to three percent (3%) and the total number of required spaces may be reduced up to one
percent (1 %) based on the extent of facilities, upon application to and approval by the director of community
development.
7. Transit Support Facilities (Optional): Projects may provide facilities which will promote transit use. If
transit facilities are provided, the number of preferential parking spaces may be reduced by up to five percent
(5%), and the total number of required spaces may be reduced up to one percent (1 %) for provision of bus
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transit facilities, and up to two and one-half percent (21/2%) for rail transit, upon application to and approval by
the director of community development.
C. One Hundred Thousand Square Feet: Nonresidential development of one hundred thousand (100,000)
square feet or more must comply with subsections A and B of this section, and must provide all of the following
measures to the satisfaction of the city:
1. Sidewalks or other designated pathways following direct safe routes from the external pedestrian
circulation system to each building in the development.
2. If determined necessary by the city to mitigate the project impact, bus stop improvements must be
provided. The city will consult with the local bus service providers in determining appropriate improvements.
When location of bus stops and/or planning building entrances, entrances must be designed to provide safe
and efficient access to nearby transit stations/stops.
3. Safe and convenient access from the external circulation system to bicycle parking facilities on site.
(Ord. 1444, 8-3-2010; amd. Ord. 1620, 11-17-2020; Ord. 1639, 9-20-2022)
15-16-4: MONITORING:
Physical facilities shall be verified through the city's existing development review process. Initial enforcement
shall consist of verification during plan check and field inspection prior to release of utilities/certificate of
occupancy (to ensure that preferential parking spaces are marked, lockers are installed, etc.). Subsequent
enforcement shall be per established zoning code procedures. (Ord. 1212, 11-16-1993)
15-16-5: ENFORCEMENT:
The director of community development or his/her representative is hereby designated as the enforcing agent of
this chapter and any amendments thereto pursuant to section 15-1-4 of this title. (Ord. 1444, 8-3-2010; amd.
Ord. 1620, 11-17-2020; Ord. 1639, 9-20-2022)
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