2005-05-26 PC MinutesMINUTES OF THE MEETING
OF THE PLANNING COMMISSION
OF THE CITY OF EL SEGUNDO, CALIFORNIA
MAY 26, 2005
Chairman Funk called the meeting of the El Segundo Planning CALL TO ORDER
Commission to order at 7:07 p.m. in the Council Chamber of the City of
El Segundo City Hall, 350 Main Street, El Segundo, California.
Commissioner Kretzmer led the Pledge of Allegiance to the Flag
PRESENT: FUNK, KRETZMER, WAGNER
ABSENT: CARLSON, FRICK
None.
Chairman Funk presented the Consent Calendar.
Commissioner Kretzmer suggested that approval of the Minutes be
postponed until there is a quorum present of those who attended the
May 12t" meeting. No objection was noted.
PLEDGE TO FLAG
ROLL CALL
PUBLIC
COMMUNICATIONS
CONSENT
CALENDAR
CALL ITEMS
FROM CONSENT
CALENDAR
Planning Manager Christensen advised that this evening, the Planning WRITTEN
Commission received a revised resolution relating to Agenda Item No. COMMUNICATIONS
H-2 and a handout from the graduate students relating to Agenda Item
No. H-3.
Chairman Funk presented Agenda Item H-2, Environmental
Assessment No. 650 and Conditional Use Permit No. 04-5. Applicant:
Howie's Doggie Day Care, c/o Luis Morales. Property Owner: Michael
Katz, LLC. Address: 909 East El Segundo Boulevard.
Planning Technician Alexis Schopp presented staff report (of record);
and she noted the changes to the Conditions of Approval for Resolution
No. 2584 — pointing out that typographical errors were found in
Condition Nos. 1, 18, 19, and 25 and more substantive changes were
necessary in Condition Nos. 2 and 6.
Planning Technician Schopp explained that Condition No. 2 should read
as follows: The kennel must comply with all requirements of Title 6 of
the ESMC and obtain a kennel license. Planning Technician Schopp
explained that Condition No. 6 should read as follows: A maximum of
PUBLIC HEARINGS,
NEW BUSINESS
To allow an indoor and
outdoor dog daycare
facility with overnight
boarding in the Medium
Manufacturing (MM)
Zone.
El Segundo Planning Commission
Minutes, May 26, 2005
Page 1
65 dogs are allowed to occupy the indoor facility from 7:00 a.m. to 7:00
p.m., Monday through Sunday, and a maximum of 35 dogs are allowed
to board overnight from 7:00 p.m. to 7:00 a.m., Monday through Sunday.
Planning Technician Schopp explained that Condition Nos. 5 and 22
have been amended in response to revised comments received from the
Fire Department regarding fire and life safety issues; noted the Fire
Department found that installing residential type smoke alarms in lieu of
fire sprinklers would be permissible as long as an attendant was on duty
at all times; and she noted that Condition No. 5 should read as follows:
An attendant must be on duty on the premises 24 hours a day, 7 days a
week, except when there are no animals located on site. Planning
Technician Schopp noted that Condition No. 22 should read as follows:
Residential -type smoke alarms (110 volt, with battery backup) must be
installed throughout the business to the satisfaction of the Fire
Department Chief before the issuance of a Certificate of Occupancy and
the commencement of business operations.
Chairman Funk opened the public hearing.
Luis Morales. owner of Howie's Doggie Dav Care
Mr. Morales advised that his business has been in El Segundo since
1999; explained that he is requesting to relocate from 129 Arena Street
because his business is growing; and he noted his concurrence with the
conditions of approval, including the amendments above. He noted that
he has been a good neighbor and businessman in the City; stated that
his clients are in full support of his proposal; and mentioned that he is
already implementing most of the requirements put forth in the
conditions of approval.
In response to Chairman Funk's various inquiries, Mr. Morales stated
that he currently employs 12 people who work staggered shifts; that an
employee is on site 24 hours a day, 7 days a week; that there could be
up to seven employees on site at any given time — pointing out that he
does not see any more than seven employees being on shift at one
time; and that he expects to hire two more employees within the next
couple months to handle the increased number of clients.
Chairman Funk noted her concern with the ten parking spaces and the
possibility of impacting traffic flow and cueing in this area.
Mr. Morales stated that because there is no parking permitted on El
Segundo Boulevard at this site, the clients will enter through the
alleyway on the west side of the building, park in the spaces at the back,
and bring their dogs around for receiving at the front of the building. He
2 El Segundo Planning Commission
Minutes, May 26, 2005
Page 2
added that the total exchange averages between two to three minutes;
explained that the exchanges are usually staggered throughout the day;
that activity is high from 7:30 a.m. to 9:00 a.m. and between 4:00 p.m. to
6:00 p.m.; and advised that his taxi service can accommodate up to 12
dogs, but that it usually averages eight to ten dogs each day — pointing
out that this taxi service also helps to keep traffic down in the area. He
added that clients may also use Bungalow, which has a short-term
parking allowance. He noted that the alleyway direction is one way; and
explained that he does not foresee any problems with traffic or staging
in this area.
Chairman Funk stated that she still envisions a problem with traffic flow
during the exchange activity; and suggested that some of the parking be
designated for the exchange activity.
Dan Reeder employee at Wvle Laboratories. neighbor to the proposed
facility
Mr. Reeder stated that he is at this location quite a bit and advised that
he rarely sees any cars in this area, believing it is one of the least
traveled streets in El Segundo. He expressed his belief that parking and
traffic will not be an issue at this location; and noted his delight with this
proposal.
Sherry Lambertresident of Hollyglen and client of Howie's Day Care
Ms. Lambert stated that she is a client of Howie's and advised that the
exchange of drop offs/pick-ups is quick, averaging two minutes for this
exchange activity. She expressed her pleasure with this service and
stated that this business brings her into El Segundo to shop.
There being no further input, Chairman Funk closed the public hearing.
Commissioner Kretzmer expressed his belief that Mr. Morales has
properly done his homework; thanked staff for their thorough report; and
stated that all conditions have been addressed to support this
conditional use permit request. He congratulated Mr. Morales on his
expanding business; and stated that Mr. Morales has a good reputation
as a responsible businessman in the City.
Having read the minutes for this business request in 1999, Chairman
Funk expressed her belief the staff report gave thorough consideration
to this project when it was first proposed; and noted that this business
seems to have successfully thrived and has done a good job in meeting
its obligations.
3 El Segundo Planning Commission
Minutes, May 26, 2005
Page 3
Based on the questions raised earlier by Chairman Funk, Planning
Manager Christensen suggested that a condition could be added to
forbid vehicles stacking in the street.
Chairman Funk re -opened the public hearing.
Mr. Morales asked for clarification on what is being proposed.
Chairman Funk stated that her main concern is with parking limitations
and keeping traffic unobstructed, suggesting a designated drop-off/pick-
up space during the busy hours.
Mr. Morales stated he would support designating a space specifically for
client use and reiterated that he does not foresee any problem with
staging or traffic flow.
Planning Manager Christensen suggested that one of the spaces be
striped as a dog loading/unloading space.
Chairman Funk added that it be restricted during the peak hours for
exchange activity.
Mr. Morales reiterated that the busy exchange activity occurs between
7:00 a.m. and 9:00 a.m., and 4:00 p.m. to 6:00 p.m.; and added that he
would concur with a three -minute loading zone restriction for this
activity.
The public hearing closed.
Commissioner Kretzmer moved, seconded by Commissioner Wagner, to MOTION
approve the applicant's request; moved that a parking space be
specifically designated for exchange activity only between 7:00 a.m. and
9:00 a.m., and 4:00 p.m. to 6:00 p.m.; and moved to adopt amended
Resolution No. 2584. Motion passed 3-0.
Chairman Funk presented Agenda Item No. H-3, Smoky Hollow Specific
Plan Study presentation by Planning Staff and University of California at
Irvine Urban Planning graduate students.
Planning Manager Christensen advised that last fall, City Council agreed
to a proposal to have the University of California at Irvine's graduate
program in Urban and Regional Planning conduct a study of the Smoky
Hollow area; that on December 7, 2004, the scope and work
responsibilities were formalized between UCI and the City; she added
that since 1994, the UCI Department of Policy, Planning and Design has
conducted a number of projects of this type to enable graduate students
PUBLIC HEARINGS,
NEW BUSINESS
Smoky Hollow Specific
Plan study by UCI
graduate students
4 El Segundo Planning Commission
Minutes, May 26, 2005
Page 4
in their Masters Degree program the opportunity to analyze existing
cities, downtowns, and neighborhoods throughout Southern California;
and that over the years, the students have studied communities ranging
from Old Town Tustin to new cities such as Aliso Viejo. She stated that
the Smoky Hollow Specific Plan study is being completed under the
supervision of Professor Michael Ruane for the Urban Studio course at
UCI's Department of Policy, Planning and Design, in coordination with
Planning, Building and Safety Department staff; and explained that the
students have been divided into four teams of study, each with their own
subject area: Urban Design, Infrastructure, Market Feasibility, and
Community Needs and Assessment. She advised that the findings and
recommendations of the graduate students will be presented to City
Council and might be utilized to update the Smoky Hollow Specific Plan
following environmental analysis, as required by CEQA.
Planning Manager Christensen stated that the existing Smoky Hollow
Specific Plan was adopted in 1985; explained that the area is generally
bounded by El Segundo Boulevard on the south, Standard Street on the
west, Holly and Grand Avenues on the north, and Sepulveda Boulevard
on the east; stated that the area includes approximately 123 acres and
is about 95 percent developed, mostly as commercial and light industrial
uses; however, she added that there are a number of single- and multi-
family dwellings, with the majority being within two blocks of Grand
Avenue and west of Kansas Street. She stated that most of the
buildings in the plan area are one and two stories and generally are
more than 20 years old; and advised that there's been relatively little
development — pointing out that this situation has partly spurred this
study activity. She noted there are a number of factors constraining
growth and redevelopment of property, including an existing floor area
ratio (FAR) of .6:1, small lots under numerous ownerships, a shortage of
parking, and aging water and sewer lines.
Planning Manager Christensen explained that since the study began,
Planning Division staff and the students have conducted a series of
meetings and provided a number of opportunities for community input,
with extensive advertising and mailings to property owners and tenants
within the study area; advised that there have been a couple meetings
with the Economic Development Advisory Council (EDAC) for their input
and reaction to some of the initial findings by the students; and that they
conducted a community scoping meeting on March 28, 2005, to inform
the public about the nature and purpose of the study, as well as to
receive input regarding the community's vision and needs for the Smoky
Hollow area. She noted that the students also conducted written and
verbal surveys for two consecutive weeks at the Farmer's Market; and
that they have also conducted phone interviews and performed
extensive research and analysis using the City's GIS mapping system
5 El Segundo Planning Commission
Minutes, May 26, 2005
Page 5
and a variety of other data sources. She advised that while working on
the plan, additional meetings were conducted with the general public
and community, which included individual discussions with participants,
discussion of handouts, viewing display graphics, followed by individual/
small group discussions and group presentations, summarizing their
discussions to the entire group of attendees.
Planning Manager Christensen stated that the preliminary findings and
recommendations of the study are being presented this evening for the
Planning Commission's information and input prior to it being presented
to City Council on June 7, 2005; and advised that once the students
complete their report, the final report will be presented to the Planning
Commission and that further input will be obtained from EDAC and then
staff would return back to City Council for input and recommendation.
Depending on the Council recommendation, she noted that a formal
planning process and environmental review could be initiated.
Planning Manager Christensen introduced Nichole Krause, who will be
presenting the work of the Infrastructure Team.
Ms. Krause stated that the Infrastructure Team has been investigating
the condition of the infrastructure in the Smoky Hollow area; that they
have identified three primary concerns with the state of the existing
infrastructure in this area: 1) sewer deficiencies; 2) water
infrastructure needs; and 3) pavement conditions. As a result of these
studies, she advised that the Infrastructure Team sees the existing
infrastructure deficiencies not only as an inhibitor of future growth and
redevelopment, but also as a potential problem to the economic vitality
to the existing community due to the potential problems it can create;
and added that significant investments will need to be made to the
existing infrastructure.
With regard to sewer deficiencies, Ms. Krause stated that the team
identified sewer deficiencies on the maps provided to the Commission;
advised that a great number of the sewers in Smoky Hollow were
constructed in the 1920's, with limited improvements over the years; and
explained that sewer deficiencies are caused by deficiencies in capacity
and structural problems. She added that tree roots have been a source
of problems for local property owners in this area due to tree roots
breaking into sewer laterals at the property lines, problems which are
costly to correct. She advised that the cost to improve capacity
problems will be approximately $400,000; that the cost to improve
structural problems will be approximately $600,000, for a total cost of
over $1.1 million. Ms. Krause noted that Sewer Pump Station Nos. 2, 8
and 9 are also identified on the sewer deficiency map and have also
been identified as needing improvements to accommodate existing
6 El Segundo Planning Commission
Minutes, May 26, 2005
Page 6
capacity, with an approximate cost to improve these pump stations of
$4.4 million.
With regard to the pavement conditions in the Smoky Hollow area, Ms.
Krause stated that the team also identified on the map pavement
conditions ranging from good to very poor; explained that especially
following recent rains, the streets in the Smoky Hollow area have been
identified as nearing the end of their life cycle; advised that the streets in
the Smoky Hollow area will require complete construction approximated
to cost over $690,000; that streets which will require major
reconstruction will cost approximately $360,000; and that streets which
will require minor reconstruction or slurry seal will cost approximately
$60,000.
With regard to the water infrastructure, Ms. Krause stated that this
system was also constructed in the 1920's in the Smoky Hollow area;
and explained that currently, the Public Works Department is looking at
the cost to improve the water infrastructure and advised that the cost
projections are not available at this time. She added that the City
Engineer has identified the primary water infrastructure problem is
caused by broken valves; explained that broken valves result in whole
trunk lines being shut down during minor repair, which can result in
economic losses for the Smoky Hollow area; noted that these
infrastructure problems would need to be fixed with or without new
development areas; and that these costs are present whether there is
no -building, growth within the opportunity sites, or if the area were
completely developed. She mentioned there are only minor additional
costs with the build -out of the opportunity sites under the Design Team
scenario.
Ms. Krause advised that the first additional cost the Team looked at was
what the Design Team identified as the East Gateway site, which is
located at the corner of Sepulveda and El Segundo Boulevards;
explained that under a recommendation from the City Engineer and
direction from the Design Team, they looked at the cost of extending the
sidewalk all along El Segundo Boulevard and undergrounding the utility
lines; advised that additional costs for completing sidewalk, curb and
gutter improvements, which are ADA compliant, would cost the City
approximately $1 million. Because the Design Team is proposing
design guidelines that include a live/work scenario, she noted they found
an opportunity site off Franklin Street; explained that the Infrastructure
Team looked at a projected student enrollment in the El Segundo
Unified School District; that they assumed a maximum build -out of 12 to
27 dwelling units per acre on an approximately 3-acre site; that student
enrollment would range from 18 to 42 students, approximately 6 to 14
students per acre; and explained that these numbers were based on
7 El Segundo Planning Commission
Minutes, May 26, 2005
Page 7
generation rates obtained from school districts in urban areas. She
added that because this site is located in an area with existing sewer,
water and pavement deficiencies, these infrastructure improvements
would need to be made concurrent with any potential development.
Ms. Krause advised that the last site the Infrastructure Team looked at
was the intersection of Franklin and Standard Streets; that under the
direction of the Design Team, they wanted to improve the connectivity
between the Smoky Hollow area and Main Street; that they looked at
improving a quarter -mile stretch of sidewalk from the Smoky Hollow
area to the Downtown area; and advised that sidewalk, curb and gutter
improvements along both sides of the street along this quarter -mile
stretch would cost the City approximately $325,000. She added that
additional costs for design improvements under these three scenarios
are minimal to the cost of existing improvements, to improve existing
conditions. She advised that the Infrastructure Team recommends
formation of a Business Improvement District (BID) to regulate parking
problems and infrastructure improvements, such as sidewalks in the
Smoky Hollow area; and stated this would allow property owners and
business owners to regulate parking problems and to allocate money to
the areas they see as a concern.
Planning Manager Christen introduced Kyle Weichert, who will be
presenting the work of the Design Team.
Mr. Weichert stated that the Design Team has chosen to create design
guidelines for five opportunity sites inside the Smoky Hollow community;
and noted that these guidelines are intended to aid the City, the
community, building owners, tenants, architects, and contractors to
achieve a comprehensive, aesthetic and functional community --
enhancing and aesthetically updating this study area as opposed to any
major land use changes. He stated that these guidelines are focused on
five opportunity sites which were chosen based on location, existing
character, and design potential.
Mr. Weichert noted that the first opportunity site is the Smoky Hollow
gateway, located on the corner of South Sepulveda and East El
Segundo Boulevards; and explained that the Design Team selected this
location as the main gateway to the Smoky Hollow community due to
the high visibility of this corner and the approach that drivers encounter
coming off the 1-105 and 1-405 Freeways to Sepulveda Boulevard.
Mr. Weichert noted that the second opportunity site is the Smoky
Hollow/Downtown gateway, located at the intersection of Franklin and
Standard Streets; explained that this gateway location was selected due
to its proximity to the Downtown Specific Overlay Zone; and that the
8 El Segundo Planning Commission
Minutes, May 26, 2005
Page 8
intent is to encourage pedestrian activity between the Downtown area
and Smoky Hollow, supporting businesses in both parts of El Segundo
and not drawing businesses away from Downtown.
Mr. Weichert noted that the third opportunity site is an industrial site,
located on the northwest corner of Grand and Nevada; stated that
Grand Avenue is the most prominent thoroughfare within the Medium
Manufacturing district of the Smoky Hollow community, noting that it is
on the main street entering southern El Segundo; and highlighted the
important aesthetic qualities of the industrial buildings on this street.
Mr. Weichert noted that the fourth opportunity site is an alley located
between Penn and Sierra, running north and south; explained that the
alley opportunity site has been selected at this location since it is a
central alley within the Small Business Zone, intending to serve the area
in addition to those in the Medium Manufacturing Zone; and stated that
pedestrians can easily reach this site from the Downtown area or
eastern blocks of Smoky Hollow.
Mr. Weichert noted that the fifth and last opportunity site is mixed use,
located on the south side of East Franklin between Penn and Sierra;
stated that this opportunity site will serve as an extension of the alley
opportunity site/proposal and will introduce a mixed use element while
providing an appropriate transition between the alley area to the south
and the multi -residential to the north of Franklin. He advised that each
of these sites does set a precedent for development and their design
elements; and noted that the Design Team has not completed the
design guidelines but expects to have them completed by the time this
presentation is made before City Council.
Planning Manager Christensen introduced Lisa Sims, who will be
presenting the work of the Market Feasibility Team.
Ms. Sims stated that the Market Feasibility Team worked on uses
identified by the Design Team; and that they looked at the feasibility of
three different uses, which include the current industrial use, housing
and retail. When evaluating industrial uses, she noted that the Market
Feasibility Team was concerned with looking at the state of the existing
industrial base and how it could be augmented or transformed in the
future while still maintaining the existing character; advised that
currently, the industrial market in El Segundo and the South Bay is
strong; noted that the industrial vacancy rate in El Segundo in the
second quarter of 2004 was 2.5 percent; that the industrial vacancy rate
in the South Bay region in the first quarter of this year was 2.5 percent;
and noted that for comparison purposes, office vacancy rates in El
Segundo in the second quarter of 2004 was 24.3 percent for Class A
9 El Segundo Planning Commission
Minutes, May 26, 2005
Page 9
space and 6.5 percent for Class B space. Because El Segundo is
located near LAX, the L.A. Air Force Base and the Ports of Los Angeles
and Long Beach, she stated that it is in a prime location for a wide range
of industrial and manufacturing uses; and noted that Smoky Hollow
continues to serve one of its original roles as the buffer for the Chevron
Refinery to the residential areas of El Segundo.
Ms. Sims explained that the current floor area ratio (FAR) restrictions
limit the amount of change that has been occurring in Smoky Hollow;
that most lots are built up to the FAR limit or have exceeded it through a
provision that allows add-ons to existing structures which exceed the
stated allowable FAR; and that given these restrictions, it is difficult for
truly transformative business opportunities to relocate or expand in the
area. She mentioned that this is a trend in the South Bay region as a
whole, as current industrial firms are looking for expansion space or may
be forced to look elsewhere due to the lack of this opportunity, according
to a report by the Los Angeles Economic Development Commission.
She advised that change still occurs in Smoky Hollow, but it is in the
form of re -use rather than structural change; and noted that given the
strong market conditions addressed above, industrial still works in this
area.
Ms. Sims stated that parking is also an issue; that it presents an
obstacle to the intensification of use in the area; and advised that
parking arrangements currently take the form of ad hoc agreements,
which are carried out in a piecemeal fashion. She added that
uncertainty with parking is another obstacle to expansion in the area;
advised that the Los Angeles region is experiencing tremendous
population growth that is driven by a combination of high job availability,
birth rates and migration; and that this steady growth is translating into a
housing crunch throughout the region. With its proximity to LAX,
Downtown Los Angeles and the beach, she stated that the City is
currently a seller's market, with the medium housing price of
approximately $700,000. According to the Census 2000 data, she noted
that the vacancy rate for housing is very low, about 2 percent. Ms. Sims
advised that the intent of the market feasibility analysis for the housing
market in the Smoky Hollow area is to assess the market needs of
additional housing stock and the pattern of real estate housing trends
within the area; stated that in a seller's market in the L.A. region, almost
any type of housing is feasible; however, given the constraints within the
Smoky Hollow area, specialty types are likely to be the most feasible.
She noted that these might include condos, lofts, live/work situations, or
senior housing, all varieties that are traditionally smaller that can be built
to fit within a community through building conversion. Additionally, she
added that condos, lofts and live/work housing would allow people to
work in the City as well as live here; explained that living near their
10 El Segundo Planning Commission
Minutes, May 26, 2005
Page 10
workplaces engenders a greater sense of community; that it increases
the amount of money that stays within the area because residents are
more willing to pay for services from which they will directly benefit. She
advised that because Smoky Hollow has traditionally served as a buffer
between the City and the Chevron Refinery, housing may not be
appropriate throughout the entire Smoky Hollow area; however, she
noted it is an important component that should be seriously considered.
She advised that the Team's concern centered on ensuring that if
residential uses were allowed in the area, it wouldn't conflict with the
industrial uses; and that one way for the community to solve this
problem is to either record a covenant against the property, stating that
anyone moving into the area would have to know and understand
they're next to an industrial neighborhood and acknowledge that they're
moving into a nonresidential area or to perhaps sign a statement
reflecting their understanding of the situation prior to moving into this
community.
Ms. Sims stated that the next use the Team looked at was retail; that
when assessing the feasibility of retail, the Team was concerned with
the saturation of the market, noting there's a lot of big box retail in the
vicinity of El Segundo, including a new center proposed on Sepulveda
Boulevard; and stated that additional retail of this type in Smoky Hollow
would likely not be feasible given the small lot sizes. As the Team heard
from the community and obtained City staff input, she noted the intent is
not to compete with Downtown businesses.
Ms. Sims advised that during the community meetings, interest in
allowing other uses in Smoky Hollow was expressed, expressing a
desire for revitalizing Smoky Hollow and paying attention to what won't
work and wanting to maintain existing uses that do work; and noted that
the Team looked at case studies of communities which have
successfully maintained their industrial character but manage to
successfully transition into including complimentary uses. She
highlighted one example being the Cedros Design District in Solano
Beach, located north of San Diego; advised that it is an old industrial
area where over time, architects, furniture makers, designers and other
specialty shops moved in and became an integral part of the community;
and that they reused existing structures, but added awnings, signage,
and other architectural treatments to the fagade so that it would add
interest but still be compatible and well integrated into the existing
industrial fabric. She noted that Smoky Hollow is already showing signs
of transition; and advised that there are architects, sculptors, surf board
shapers and other artisans currently doing business, which is similar
with the history of the Cedros Design District. She added that as certain
types of industrial uses became obsolete, having the option of
transitioning into something like a photography studio or design shop
11 El Segundo Planning Commission
Minutes, May 26, 2005
Page 11
kept that area from stagnating and, in fact, stimulated the area's
economy. She explained that to make specialty retail work, other
communities have focused on pedestrian oriented amenities, such as
sidewalks, signage, benches, awnings and other facilities; and she
reiterated that the two main constraints for Smoky Hollow are parking
and FAR; and noted that bringing more people into Smoky Hollow
requires a place for them to park. She stated that other communities
have solved this problem by creating a centralized parking plan, either
privately or publicly managed; and noted that the current limitation of .6
FAR will discourage land owners from expanding or changing their
businesses. She advised that the Team envisions using an increase in
the FAR as an incentive in specific areas throughout the Smoky Hollow
area; and that after researching the economic outlook, population
growth, existing and planned retail and the success of industrial, the
Team has determined it is essential to maintain the current industrial
use with the ability to transition into specialty retail and residential uses
in appropriate areas.
Planning Manager Christensen introduced Rebecca Gorton, who will be
presenting the work of the Community Assessment Group.
Ms. Gorton, on behalf of the students, thanked the City for inviting them
in to learn about this charming City and for giving them an opportunity to
work with City staff, residents and businesses. She stated that it's the
property owners, the business owners, the residents, City staff and City
officials who need to decide what they would like to see for the area;
and noted that the Teams are simply tools bringing in resources to study
the area. She commented on the various community meetings that
were conducted, including a scoping meeting in May, which highlighted
the varying interests and opinions about the area, and a meeting with
the Economic Development Advisory Council EDAC, determining what
they thought was good for the area; and advised that the Teams visited
the Farmer's Market and introduced themselves and the study to the
residents, asked general questions of these residents in order to obtain
their input for this study. She advised that 67 percent of those polled
thought some kind of change was needed in the area, but that they
weren't sure what would be appropriate or what they'd like to see. She
explained that the Teams took all those ideas expressed and started
their research; and that they then conducted a focused meeting with
approximately 30 residents, business owners and other stakeholders
and went over their ideas and received more input. She noted the
Teams learned that the stakeholders are very attached to the City's
history, its small town character, and that they are very resistant to
change; advised that many see Smoky Hollow as a rare opportunity for
small business owners to own local businesses, a noted desire to
protect that option; and that many of the groups have proposed
12 El Segundo Planning Commission
Minutes, May 26, 2005
Page 12
maintaining these industrial uses and character while allowing some
transition to promote a bit of revitalization of the area but not drastic
changes. She stated that the Teams have done much to incorporate
community input and that it has directed their study as well as their
recommendations.
With regard to the FAR in the Smoky Hollow area, Director Jurjis stated
that the students are still refining their incentive program for the FAR,
but they are anticipating that portion of the study to be completed when
their presentation is made to City Council. He added that the final
study/report will be presented to the Planning Commission and then
back to City Council, noting his expectation that the final report will be
presented to the Planning Commission in July.
Planning Manager Christensen thanked all of the students for their hard
work during this process.
On behalf of the Commission, Chairman Funk thanked the entire body
of students who have been working on this impressive project.
Commissioner Kretzmer echoed that appreciation; and he asked the
students what the City should be doing with Smoky Hollow.
Ms. Sims expressed her desire to pattern this district after the Cedros
Design District near San Diego, believing there are a lot of similarities
between the Smoky Hollow site and Cedros; stated that the Smoky
Hollow area still has very viable industrial and that she would not want to
see that leave, yet, there could be some vibrancy in the area. She
stated she could see some specialty retail, such as the design shops;
and that she envisions it transitioning over time, building its own
community character.
Mr. Weichert stated that the Design Team loved the brick, the masonry,
the passive unit and the old industrial feel of that area and that it would
be his desire to preserve that; that he would want to aesthetically
enhance those qualities, such as with awnings and signage, and instill
that character within the Smoky Hollow District. He stated he would not
want to change the land uses.
Chairman Funk noted her support with enhancing the major gateways;
and asked for further input on transitioning and the property owners'
participation.
Addressing the opportunity sites, Mr. Weichert explained that the Team
attempted to approach the design perspective and not an
implementation strategy; that these sites were only to show the potential
13 El Segundo Planning Commission
Minutes, May 26, 2005
Page 13
for what could exist; that the sites were chosen based upon the current
status of the buildings, the locations of the gateways; and expressed the
Team's belief that revitalization of these areas could serve as a spark to
more development in the area. He added that the Team is continuing to
study that issue and that they will soon present further
suggestions/ideas in that respect. He stated that the design guidelines
and some type of implementation strategy with overlay districts, pocket
overlays, should be completed by the time the Teams make their
presentations before City Council.
With regard to the costs associated with implementation, Chairman
Funk noted her expectation that the projects would have to be prioritized
and incrementally performed.
Ms. Sims noted for Commissioner Wagner that the Teams do envision
an intensification of FAR's; and noted that the Team is continuing its
study in this matter. She added that the Team would not want to
overhaul the entire area, that they are looking at specific areas where
they want the FAR to increase; and stated for Commissioner Kretzmer
that she is not able at this time to comment on any detailed, analytical
methods being considered for increasing the FAR.
Chairman Funk urged the Teams to research the history of the FAR's in
that area, noting there have been some recent changes. Chairman
Funk requested further input on residential uses within the Smoky
Hollow area.
Ms. Sims noted there already exists caretaker units within Smoky
Hollow; and that the Team envisions in certain outlying areas of Smoky
Hollow where residential uses could be encouraged, such as live/work;
but that they don't envision single-family situations because of the small
lot sizes.
Ms. Krause explained for Chairman Funk that the study took a
hypothetical 3-acre site within this area and came up with a formulation
of 6 to 14 students per acre in a live/work environment; and noted that
those generation rates were compared with student generation rates
from other districts in urban areas.
Ms. Sims noted for Commissioner Wagner that the potential for live/work
lofts in the outlying areas could be envisioned for the east and west
sides of Smoky Hollow.
Mr. Weichert noted that the mixed use opportunity site would be on the
south side of East Franklin, between Penn and Sierra; that it would be
an extension of the alley opportunity site, going in the direction of
14 El Segundo Planning Commission
Minutes, May 26, 2005
Page 14
designating that entire area with an overlay to spark some type of
implementation strategy. He pointed out that mixed use does not have
to be live/work, that it could be office over retail.
Chairman Funk once again thanked all of those involved for their hard
work and expressed her belief that these students will be assets to other
cities as they embark on their careers.
None. REPORT FROM
DIRECTOR
Linda Hirsh. resident and business owner on Main Street PUBLIC
COMMUNICATIONS
Ms. Hirsh noted her delight in seeing a study being done in this area;
advised that she has a small retail business that is not a high traffic
generator; and expressed her belief that this is needed in the community
for businesses such as hers, believing there is a trend in discouraging
small to medium sized retail businesses on Main Street. She
highlighted the need to establish a business community that is easily
used by pedestrians and vehicular traffic and one that is near Main
Street. She stated that in driving through this area, there are a lot of
vacant industrial spaces not being well maintained; noted that with the
City developing on the other side of Sepulveda Boulevard, there is still
room for that larger manufacturing space, perhaps more on the less
traffic side, with the industrial side being closer to the freeway exits; and
expressed her belief that this situation would allow the residents to make
more use of the unique, special businesses that could locate in this
area.
None. PLANNING
COMMISSIONERS'
COMMENTS
None. OTHER BUSINESS
There being no further discussion, the meeting was adjourned at 8:25 ADJOURNMENT
p.m.
i
PASSED AND APPR.QVED ON THIS 9th DAY D/ 005.
Seimone Jurjis S�Cretary of Robin Funk, Chairman of
the Planning Commission the Planning Commission
and Director of Planning, City of El Segundo, California
& Building Safety
15 El Segundo Planning Commission
Minutes, May 26, 2005
Page 15