ORDINANCE 1212 - 2Chapter 20.30 PUBLIC FACILITIES (P -F) ZONE
Sections:
20.30.010 PURPOSE.
20.30.020 PERMITTED USES.
20.30.025 PERMITTED ACCESSORY USES.
20.30.040 USES SUBJECT TO A CONDITIONAL USE PERMIT.
20.30.060 SITE DEVELOPMENT STANDARDS.
20.30.080 OFF - STREET PARKING AND LOADING SPACES.
20.30.090 SIGNS. 1
20.30.010 PURPOSE.
The purpose of this Zone is to provide consistency with and implement policies
related to those locations which are designated Public Facility and, Federal
Government on the General Plan Land Use Map and in the General Plan text.
The Public Facilities (P -F) Zone is established to provide adequate space for
community facilities of a public or quasi -public nature in locations best suited to
serve the needs of the community, to protect that land from intrusion by other
uses, and to set forth those development standards necessary to insure that such
uses will be compatible with surrounding land uses.
20.30.020 PERMITTED USES.
The following uses are permitted in the P -F Zone.
A_ Municipal, county, state or federal governmental buildings such as city
hall, library, court facilities or fire stations;
B. Public or quasi -public educational facilities such as schools and
administrative offices;
C. Flood control facilities, including, but not limited to, spreading grounds,
settling basins and drainage facilities;
D. Public parking lots or structures;
E. Public utilities;
F. Public recreational facilities; and,
G. Other similar uses approved by the Director of Planning and Building
Safety, as provided by Chapter 20.72, Administrative Determinations.
}
20.30.025 PERMITTED ACCESSORY USES.
FA
Any use customarily incidental to a permitted use; and,
Ordinance No. 1212 -86- November 16, 1993
I
20.30.040
20.30.060
2030 P -F ZONE
B. Other similar uses approved by the Director of Planning and Building
Safety, as provided by Chapter 20.72, Administrative Determinations.
USES SUBJECT TO A CONDITIONAL USE PERMIT.
The following uses shall be allowed subject to obtaining a conditional use permit,
as provided by Chapter 20.74, Variance and Conditional Use Permit:
A. Charitable institutions;
B. Churches, church schools, and religious facilities including residential
quarters incidental to a church use or other religious facilities;
C. Private recreation;
D. Publicly owned facilities such as warehouses and storage yards; and,
E- Other similar uses approved by the Director of Planning and Building
Safety, as provided by Chapter 20.72, Administrative Determinations.
SITE DEVELOPMENT STANDARDS.
All uses in the P -F Zone shall comply with the Development Standards of this
section.
A. Lot Area
No minimum requirement.
B. Height
The permissible height limit shall be the average height of all Zones which
abut the property.
C. Setbacks
Ordinance No. 1212
P - FZnne
1. Front yard: The minimum front setback shall be the average front
yard setback for the Zones which abut the property.
M
November 16, 1993
20.30.080
20.30.090
20.30 P -F ZONE
2. Side yard: The minimum setback shall be the average side yard
setback for the Zones which abut the property.
3. Rear yard: The minimum setback shall be the average rear yard
setback for the Zones which abut the property.
a
iN
N
PFZone
7 5' 75' ' c
5'
N n �
Front
D. Walls /Fences
Walls and fences shall comply with the requirements of Section 20.12.060,
General Provisions.
E. Lot Coverage
The permissible lot coverage shall be the average lot coverage of all Zones
which abut the property.
OFF- STREET PARKING AND LOADING SPACES.
Off -street parking and loading spaces shall be provided as required by Chapter
20.54, Off -Street Parking and Loading Spaces.
SIGNS.
Signs in the P -F Zone shall comply with the requirements of Chapter 20.60, Signs.
Ordinance No 1212 -88- November 16, 1993
a
Chapter 20.31 DOWNTOWN COMMERCIAL (C -RS) ZONE
Sections:
20.31.010
PURPOSE.
20.31.020
PERMITTED USES.
20.31.025
PERMITTED ACCESSORY USES.
20.31.030
USES SUBJECT TO AN ADMINISTRATIVE USE PERMIT.
20.31.040
USES SUBJECT TO A CONDITIONAL USE PERMIT.
20.31.060
SITE DEVELOPMENT STANDARDS.
20.31.070
LANDSCAPING.
20.31.080
OFF - STREET PARKING AND LOADING SPACES.
20.31.090
SIGNS.
20.31.010 PURPOSE.
The purpose of this Zone is to provide consistency with and implement policies
related to those locations which are designated Downtown Commercial on the
General Plan Land Use Map and in the General Plan text. This Zone is comprised
of commercial retail - service areas and certain lands where such development is
desirable and appears likely to occur. Regulations are designed to stabilize and
protect the commercial retail- service character of the downtown area, and to create
a favorable environment for pedestrian circulation and access. Principal uses are,
therefore, restricted to commercial retail- service use, and certain essential and
complimentary uses as permitted under the conditional use permit.
2031.020 PERMITTED USES.
The following uses are permitted in the C -RS Zone:
A.
B.
C.
D.
E.
F.
G.
H.
I.
Ordinance No. 1212
Retail uses providing sales and services;
Financial institutions;
Billiard -pool rooms and bowling alleys;
Clubs (private, excluding living quarters),
Governmental buildings (including offices, police and fire stations, parking
and related buildings);
General offices;
Medical- dental offices;
Restaurants, coffee shops, delicatessens, and cafes (excluding dancing and
entertainment),
Schools;
10
November 16, 1993
2031 C -RS ZONE
J. Theaters;
K. Union offices and halls, or union offices, or halls; and,
L. Other similar uses approved by the Director of Planning and Building
Safety, as provided by Chapter 20.72, Administrative Determinations.
s
20.31.025 PERMITTED ACCESSORY USES.
A. Any use customarily incidental to a permitted use;
B. Drive - through or walk -up services, including, but not limited to, financial
or restaurant operations;
C. Open storage of commodities sold or utilized on the premises;
D. Residential uses, provided that said residential use shall be permitted only
on the floor above street level, provided the street level is used for
commercial purposes. One dwelling unit shall be permitted for each lot
legally created prior to November 2, 1993. One dwelling unit shall be
permitted for each 4,356 square feet of lot area for any lot created after
November 2, 1993. Parking for the residential use shall conform with the
requirements for multiple- family dwelling units, except that parking shall
not be required to be provided in a covered structure. Tandem parking in
a configuration that allows all of the commercial spaces direct ingress and
egress to the site shall be allowed; and,
E. Other similar uses approved by the Director of Planning and Building
Safety, as provided by Chapter 20.72 Administrative Determinations.
20.31.030 USES SUBJECT TO AN ADMINISTRATIVE USE PERMIT.
A. The on -site sale and consumption of alcohol at restaurants, coffee shops,
delicatessens, and cafes; and,
B. Other similar uses approved by the Director of Planning and Building
Safety, as provided by Chapter 20.72, Administrative Determinations.
20.31.040 USES SUBJECT TO A CONDITIONAL USE PERMIT.
The following uses shall be allowed subject to obtaining a conditional use permit,
as provided by Chapter 20.74, Variance and Conditional Use Permit:
A. Bars;
Ordinance No. 1212 -90- November 16, 1993
2031 C -RS ZONE
B. Churches, church schools and religious facilities;
C. Service Stations;
D. Video arcade with 8 or more video or arcade machines; and,
E. Other similar uses as approved by the Director of Planning and Building
Safety, as provided by Chapter 20.72, Administrative Determinations.
20.31.060 SITE DEVELOPMENT STANDARDS.
All uses within the C -RS Zone shall comply with the Development Standards
contained in this section.
A. General Provisions
1. All uses shall be conducted within a fully enclosed building, except
a. Outdoor restaurants, cafes or seating areas; and,
b. Outdoor recreational activities;
2. Required on -site parking shall not be allowed between the use
and/or building and the lot front line upon which said use or
building faces;
3. Prior to approval of any development project, all criteria of the
Transportation Demand Management (TDM) and trip reduction
criteria, as provided for in Section 20.55 Transportation Systems
management, shall be met; and,
4. Other provisions as required by Chapter 20.12, General Provisions.
B. Lot Area
A minimum of 5,000 square feet.
C. Height
Buildings and structures shall not exceed the height of 45 feet.
x
Ordinance No. 1212 -91- November 16, 1993
2031 C -RS ZONE
D. Setbacks
1. Front yard: None required, unless both the C -RS Zone and a
residential zone occupy the same block face. In such a case, the
setback shall be the same as the residential zone.
2. Side yard: None required, unless the following condition exists: If
the side yard abuts property with a different zone classification, the
side yard setback shall be the average of the two side yard
setbacks, but not less than 10 feet.
3. Rear yard: None required, unless the following conditions exist:
a. If the rear yard adjoins an alley, dedicated street, public
right -of -way, or if the primary access is through the rear
yard, no less than 15 feet shall be provided; and,
b. If the rear yard abuts property with a different zone
classification, the rear yard setback shall be the average of
thejjj two rear yard setbacks, but not less than 10 feet.
Other _ j May
Zone , , + —
N
o in
C - RS Zone ; Other
15' - 5,100 sf Zone { , C - RS Zone
I Mir i
• I 3 I -
Res
Zone in' ;
ro
1 -
O Lk
-- - --
N
Front Front
E. Lot Frontage
No minimum requirements.
F. Building Area
The total net floor area of all buildings, excluding residential floor area,
shall not exceed the total net square footage of the property multiplied by
1.0 or an PAR of 1:1.
Ordinance No. 1212 -92- November 16, 1993
r,
20.31 070
m
m
100,
2031 C -RS ZONE
= 10,000 sf
o FAA. =1.0
Bldg. Area = 10,000 sf
G. Walls /Fences
Walls and fences shall comply with the location requirements of Chapter
20.12, General Provisions. A minimum 6 -foot high masonry wall shall be
provided along property lines for those yards abutting residential or
industrial zones.
H. Access
All development projects shall provide adequate access and facilities for
various modes of transit, as required by the City's Transportation Demand
Management program, Section 20.55. In addition, all development projects
shall provide pedestrian access between buildings and transit facilities
located on -site and/or off -site, if within adjoining public rights -of -way. If
the building is part of a multi- building development project, then safe and
convenient pedestrian access shall be provided between buildings.
LANDSCAPING.
A. The goal of this section is to ensure that adequate landscape areas and
irrigation facilities are provided for all new development. The area
extending between a building(s) and property lines shall contain both soft
(plantings) and hard (rock, brick, concrete) landscape materials, except for
those portions devoted to vehicular parking and loading. The purpose of
these landscape areas are:
1. To reduce the visual impact by careful placement of roads and
parking lots and by screening these from view;
2. To emphasize pedestrian and bicycle access and circulation,
especially between and around roads and buildings;
3. To accommodate walkways with treatments such as rest areas,
landscape buffers, courts and canopies accented with street
furnishings and pedestrian-scale lighting; and,
4. To repeat certain details, with variation, to link buildings into a
cohesive design.
Ordinance No. 1212 -93- November 16, 1993
2031 C -RS ZONE
B. To achieve these purposes, the landscape criteria are divided into three
separate components: Those areas related to parking; areas related to
buildings; and those areas related to the perimeter of the property.
1. Parking
All surface parking areas shall provide parking lot landscape areas
and irrigation systems exclusive of any landscape areas surrounding
or adjacent to the parking areas. Landscape areas and trees shall
cover 5% of the parking lot area and be distributed uniformly
throughout the parking area Individual tree and planter areas
shall not be less than 3 feet in width, excluding curb.
2. Buildings
In those instances where setbacks are provided, all buildings,
including parking structures, shall have landscape areas and
irrigation systems around their perimeter. A minimum horizontal
depth of 5 feet of landscape materials shall be provided around the
buildings. A combination of soft and hard landscape materials may
be installed, provided the use of such materials form a cohesive,
attractive and functional design.
3. Property Perimeter
All required setback areas shall be landscaped and irrigated,
including the parking area which shall incorporate the theme
utilized for the public rights -of -way. A combination of soft and
hard landscape materials may be installed, provided the use of such
materials will form a cohesive, attractive and functional design.
Such design is to be integrated with and, if appropriate, physically
connected to that provided for the Building and Parking areas.
20.31.080 OFF - STREET PARKING AND LOADING SPACES.
Off -street parking and loading spaces shall be provided as required by Chapter
20.54, Off -Street Parking and Loading Spaces.
20.31.090 SIGNS.
Signs in the C -RS Zone shall comply with the requirements of Chapter 20.60,
Signs.
Ordinance No. 1212 -94- November 16, 1993
i
Chapter 20.32 NEIGHBORHOOD COMMERCIAL (C -2) ZONE
Sections:
20.32.010
PURPOSE.
20.32.020
PERMITTED USES.
20.32.025
PEPW=D ACCESSORY USES.
20.32.030
USES SUBJECT TO AN ADMINISTRATIVE USE PERMIT.
20.32.040
USES SUBJECT TO A CONDITIONAL USE PERMIT.
20.32.060
SITE DEVELOPMENT STANDARDS.
20.32.070
LANDSCAPING.
20.32 080
OFF - STREET PARKING AND LOADING SPACES.
20.32.090
SIGNS.
20.32.010 PURPOSE.
The purpose of this Zone is to provide consistency with and implement policies
related to those locations which are designated Neighborhood Commercial on the
General Plan Land Use Map and in the General Plan text. This Zone is intended
to promote, preserve, enhance and service the neighborhood commercial needs of
adjacent residential areas. Regulations are designed and intended to cater to both
pedestrian and vehicular access. Principal uses are, therefore, restricted to
neighborhood - serving general commercial uses.
20.32.020 PERMITTED USES.
The following uses are permitted in the C -2 Zone:
A. Neighborhood - serving commercial uses, including, but not limited to, retail
sales;
B. Neighborhood services, including, but not limited to, beauty/barber shops,
and markets;
C. General and medical - dental offices;
D. Restaurants, coffee shops and cafes;
E. Public uses, including, but not limited to, fire and police stations, post
offices and libraries;
F. Recreational facilities (public and private); and,
G. Other similar uses approved by the Director of Planning and Building
Safety, as provided by Chapter 20.72, Administrative Determinations.
20.32.025 PERMITTED ACCESSORY USES.
A. Any use customarily incidental to a permitted use;
Ordinance No. 1212 -95-
November 16, 1993
20.32 C -2 ZONE
B. Drive - through or walk -up services, including, but not limited to, financial
or restaurant operations;
C. Open storage of commodities sold or utilized on the premises;
D. Residential uses, provided that said residential use shall be permitted only
on the floor above street level provided the street level is used for
commercial purposes. One dwelling unit shall be permitted for each lot
legally created prior to November 2, 1993. One dwelling unit shall be
permitted for each 4,356 square feet of lot area for any lot created after
November 2, 1993. Parking for the residential use shall conform with the
requirements for multiple - family dwelling units, except that parking shall
not be required to be provided in a covered structure. Tandem parking in
a configuration that allows all of the commercial spaces direct ingress and
egress to the site shall be allowed; and,
E. Other similar uses approved by the Director of Planning and Building
Safety, as provided by Chapter 20.72, Administrative Determinations.
20.32.030 USES SUBJECT TO AN ADMINISTRATIVE USE PERMIT.
A. The on -site sale and consumption of alcohol at restaurants, coffee shops,
delicatessens, and cafes; and,
B. Other similar uses approved by the Director of Planning and Building
Safety, as provided by Chapter 20.72, Administrative Determinations.
20.32.040 USES SUBJECT TO A CONDITIONAL USE PERMIT.
The following uses shall be allowed subject to obtaining a conditional use permit,
as provided by Chapter 20.74, Variance and Conditional Use Permit,
A. Bars;
B. Hotels and motels;
C. Service station; and,
D. Other similar uses approved by the Director of Planning and Building
Safety, as provided by Chapter 20.72, Administrative Determinations.
Ordinance No. 1212 -96- November 16, 1993
4
2032 C -2 ZONE
20.32.060 SITE DEVELOPMENT STANDARDS.
All uses within the C -2 Zone shall comply with the Development Standards
contained in this section.
A. General Provisions
1. All uses shall be conducted within a fully enclosed building,
except:
a. Outdoor restaurants, cafes or seating areas; and,
b. Outdoor recreational activities.
2. Prior to approval of any development project, all criteria of the
Transportation Demand Management (TDM) and trip reduction
criteria, as provided for in Chapter 20.55, Transportation Systems
Management shall be met; and,
3. Other provisions as required in Chapter 20.12, General Provisions.
B. Lot Area
A minimum of 5,000 square feet.
C Height
Buildings and structures shall not exceed a height of 28 feet.
7BC04
D. Setbacks
1. Front yard: 15 feet minimum, unless both the C -2 Zone and a
residential zone occupy the same block face. In such a case, the
front yard setbacks shall be the same as those required by the
residential zone.
2. Side Yard: None required, unless the following conditions exist:
if the side yard abuts property with a different zone classification,
the side yard setback shall be the average of the two side yard
setbacks, but not less than 10 feet.
3. Rear yard: 10 feet minimum, unless one of the following
conditions exist:
a. If the rear yard adjoins an alley, dedicated street, public
right -of -way, or if the primary access is through the rear
yard, no less than 15 feet shall be provided; and,
Ordinance No. 1212 -97- November 16, 1993
2032 C -2 ZONE
b. If the rear yard abuts property with a different zone
classification, the rear yard setback shall be the average of
the two rear yard setbacks, but not less than 10 feet.
Other I E 1
1 Zone b
_ � N
N O
f H
Other
I C- 2 Zone i Zone
1 1 1
i Res 11.0,. 1 1
Zone min l, S. '
Front
E. Lot Frontage
No minimum requirements.
Alley
Y)
C -2Zone
I s -
F. Building Area
The total net floor area of all buildings, excluding residential floor area,
shall not exceed the net square footage of the property, multiplied by 0.5
or an FAR of 0.5:1.
G.
100'
= 10,000 sf
o RAR =05
° Bldg. Area = 5,000 sf
Walls /Fences
Walls and fences shall comply with the location requirements of Chapter
20.12, General Provisions. A minimum 6 -foot high masonry wall shall be
provided along property lines for those yards abutting residential or
industrial zones.
Ordinance No. 1212 -98- November 16, 1993
2032 C -2 ZONE
H. Access
All development projects shall provide adequate access and facilities for
various modes of transit, as required by the City's Transportation Demand
Management program, Chapter 20.55. In addition, all development
projects shall provide pedestrian access between buildings and transit
facilities located on -site and/or off -site, if within adjoining public rights -of-
way. If the building is part of a multi - building development project, then
pedestrian access shall be provided between buildings.
20.32.070 LANDSCAPING.
A. The goal of this section is to ensure that adequate landscape areas and
irrigation facilities are provided for all new development. The area
extending between a building(s) and property lines shall contain both soft
(plantings) and hard (rock, brick, concrete) landscape materials, except for
those portions devoted to vehicular parking and loading. The purpose of
these landscape areas are:
1. To reduce the visual impact by careful placement of roads and
parking lots and by screening these from view;
2. To emphasize pedestrian and bicycle access and circulation,
especially between and around roads and buildings;
3. To accommodate walkways with treatments such as rest areas,
landscape buffers, courts and canopies accented with street
furnishings and pedestrian -scale lighting; and,
4. To repeat certain details, with variation, to link buildings into a
cohesive design.
B. To achieve these purposes, the landscape criteria are divided into three
separate components: Those areas related to parking; areas related to
buildings; and those areas related to the perimeter of the property.
Parking
All surface parking areas shall provide parking lot landscape areas
and irrigation systems exclusive of any landscape areas surrounding
or adjacent to the parking areas. Landscape areas and trees shall
cover 5% of the parking lot area and be distributed uniformly
throughout the parking area. Individual tree and planter areas shall
not be less than 3 feet in width, excluding curb.
Ordinance No. 1212 -99- November 16, 1993
2032 C -2 ZONE
2. Buildings
In those instances where setbacks are provided, all buildings,
includmg parking structures, shall have landscape areas and
irrigation systems around their perimeter. A minimum horizontal
depth of 5 feet of landscape materials shall be provided around the
buildings. A combination of soft and hard landscape materials may
be installed, provided the use of such materials form a cohesive,
attractive and functional design.
3. Property Perimeter
All required setback areas shall be landscaped and irrigated,
including the parking area which shall incorporate the theme
utilized for the public rights -of -way. A combination of soft and
hard landscape materials may be installed, provided the use of such
materials will form a cohesive, attractive and functional design.
Such design is to be integrated with and, if appropriate, physically
connected to that provided for the Building and Parking areas.
20 32.080 OFF - STREET PARKING AND LOADING SPACES.
Off - street parking spaces shall be provided as required by Chapter 20.54,
Off - Street Parking and Loading Spaces.
20.32.090 SIGNS.
Signs in the C -2 zone shall be in compliance with the requirements of Chapter
20.60, Signs.
Ordinance No. 1212 -100- November 16, 1993
Chapter
Sections:
20.33.010
20.33.020
20.33.025
20.33 030
20.33.040
20.33.060
20.33.070
20.33.080
20 33 090
W.33 GENERAL COMAMRCIAL (C -3) ZONE
PURPOSE.
PERMITTED USES.
PERMITTED ACCESSORY USES.
USES SUBJECT TO AN ADMINISTRATIVE USE PERMIT.
USES SUBJECT TO A CONDITIONAL USE PERMIT.
SITE DEVELOPMENT STANDARDS.
LANDSCAPING.
OFF - STREET PARKING AND LOADING SPACES.
SIGNS.
20 33.010 PURPOSE.
The purpose of this Zone is to provide consistency with and implement policies
related to those locations which are designated General Commercial on the
General Plan land Use Map and in the General Plan text. This Zone is intended
to provide for the development of commercial establishments which serve a broad
cross - section of the City and surrounding area. Regulations are designed to
promote and control their growth in a favorable environment to all abutting and
suaoundmg land uses. Principal uses, therefore, include a broad spectrum of retail
and service commercial uses.
20.33.020 PERMITTED USES.
The following uses are permitted in the C -3 Zone:
A. Retail uses;
B. Hotels and motels;
C. Medical - dental offices and facilities;
D. General offices not exceeding 5,000 square feet;
E. Public uses, including, but not limited to, fire and police stations, post
offices and libraries;
F. Recreational facilities (public and commercial);
G. Restaurants, coffee shops and cafes; and,
H. Other similar uses approved by the Director of Planning and Building
Safety, as provided by Chapter 20.72, Administrative Determinations.
Ordinance No. 1212 -101- November 16, 1993
20.33 C -3 ZONE
20.33.025 PERMITTED ACCESSORY USES.
A. Any use customarily incidental to a permitted use;
B. Drive- through or walk -up services, including, but not limited to, financial
or restaurant operations;
C. Open storage of commodities sold or utilized on the premises; and,
D. Other similar uses approved by the Director of Planning and Building
Safety, as provided by Chapter 20.72, Administrative Determinations.
20.33.030 USES SUBJECT TO AN ADMINISTRATIVE USE PERMIT.
A. The on -site sale and consumption of alcohol at restaurants, coffee shops,
delicatessens, and cafes; and,
B. Other similar uses approved by the Director of Planning and Building
Safety as provided by Chapter 20.72, Administrative Determinations.
20.33.040 USES SUBJECT TO A CONDITIONAL USE PERMIT.
The following uses shall be allowed subject to obtaining a Conditional Use Permit,
as provided by Chapter 20.74, Variance and Conditional Use Permit.
A. Bars;
B. Helicopter landing facilities subject to the provisions of Section 20.12.160;
C. Service stations; and,
D. Other similar uses determined by the Director of Planning and Building
Safety, as provided by Chapter 20.72, Administrative Determinations.
20.33.060 SITE DEVELOPMENT STANDARDS.
All uses in the C -3 Zone shall comply with the Development Standards contained
in this section.
A.
1.
General Provisions
All uses shall be conducted within a fully enclosed building except.
a. Outdoor restaurants, cafes or seating areas;
Ordinance No. 1212 -102- November 16, 1993
2033 C-3 ZONE
b. Outdoor retail activities customarily conducted outdoors,
including, but not limited to, lumber yards and nurseries;
and,
C. Outdoor recreational activities.
2. Prior to approval of any development project, all criteria of the
Transportation Demand Management (TDM) and trip reduction
criteria, as provided for in Section 20.55 Transportation Systems
Management shall be met.
3. Other provisions as required in Chapter 20.12, General Provisions.
B. Lot Area
A minimum of 10,000 square feet.
C. Height
East of Sepulveda Boulevard: No building or structure shall exceed
200 feet.
West of Sepulveda Boulevard: No building or structure shall exceed
45 feet. If the subject property abuts residentially zoned property, no
building or structure shall exceed 40 feet.
U C
- m
4 O
West of Sepulveda Boulevard
D. Setbacks
East of Sepulveda Boulevard
1. Front yard: 25 feet minimum.
2. Side yard: 15 feet minimum, unless one of the following
conditions exists:
a. If the side yard adjoins a dedicated street, no less than
25 feet shall be provided; and,
b. If the side yard abuts property with a different
classification,the side yard setback shall be the average of
the two side yard setbacks, but not less than 10 feet.
Ordinance No. 1212 -103- November 16, 1993
2033 C -3 ZONE
3. Rear yard: 15 feet minimum unless one of the following
conditions exists:
a. If the rear yard adjoins an alley, dedicated street, public
right-of-way, or if the primary access is through the rear
yard, no less than 25 feet shall be provided; and,
b. If the rear yard abuts property with a different
classification, the rear yard setback shall be the average of
the two side yard setbacks, but not less than 10 feet.
Zone i , I Alley
Zone t —
N -�
bC Te
^ i
TF
C-3 Zane Other G3 Zone
70000 of Zone r
1b Mnt
Rea 70 +
Zone Min - 5 p Min
Front Front
100,
Min Frontage
E. Lot Frontage
Each lot shall be a minimum frontage on a street of 100 feet.
F. Building Area
The total net floor area of all buildings shall not exceed the total net
square footage of the property multiplied by 1.0 or an FAR of I.I.
m
m
= 10,000 sf
FAR. =10
Bldg. Area = 10,000 sf
Ordinance No. 1212 -104- November 16, 1993
2033 C -3 ZONE
G. Walls /Fences
Walls and fences shall comply with the location requirement of Chapter
20.12, General Provisions. A minimum 6 -foot high masonry wall shall be
provided along property lines for those yards abutting residential, industrial
or the urban mixed -use zones.
H. Access
All development projects shall provide adequate access and facilities for
various modes of transit, as required by the City's Transportation Demand
Management program, Chapter 20.55. In addition, all development projects
shall provide pedestrian access between buildings and transit facilities
located on -site and/or off -site, if within adjoining public rights -of -way. If
the building is part of a multi- building development project, then safe and
convenient pedestrian access shall be provided between buildings.
20.33 070 LANDSCAPING.
A. The goal of this section is to ensure that adequate landscape areas are
provided for all new development. The area extending between a
building(s) and property lines shall contain both soft (plantings) and hard
(rock, brick, concrete) landscape materials, except for those portions
devoted to vehicular parking and loading. The purpose of these landscape
areas are:
1. To reduce the emphasis of visual impact by careful placement of
roads and parking lots and by screening these from view.
2. To emphasize pedestrian and bicycle access and circulation,
especially between and around roads and buildings.
3. To accommodate walkways with treatments such as rest areas,
landscape buffers, courts and canopies accented with street
furnishings and pedestrian-scale lighting.
4. To repeat certain details, with variation, to link buildings into a
cohesive design.
B. To achieve these purposes, the landscape criteria is divided into three
separate components: Those areas related to parking; areas related to
buildings; and those areas related to the perimeter of the property.
Parking
All surface parking areas shall provide parking lot landscape areas
exclusive of any landscape areas surrounding or adjacent to the
parking areas. Landscape areas and trees shall cover 5% of the
parking lot area and be distributed uniformly throughout the
Ordinance No. 1212 -105- November 16, 1993
2033 C -3 ZONE
parking area. Individual tree and planter areas shall not be less than
3 feet in width, excluding curb.
2. Buildings
In those instances where setbacks are provided, all buildings,
including parking structures, shall have landscape areas and
irrigation systems around their perimeter. A minimum horizontal
depth of 5 feet of landscape materials shall be provided around the
buildings. A combination of soft and hard landscape materials may
be installed, provided the use of such materials form a cohesive,
attractive and functional design.
3. Property Perimeter
All required setback areas shall be landscaped, including the
parking area which shall incorporate the theme utilized for the
public rights -of -way. A combination of soft and hard landscape
materials may be installed, provided the use of such materials will
form a cohesive, attractive and functional design. Such design is
to be integrated with and, if appropriate, physically connected to
that provided for the Building and Parking areas.
20.33.080 OFF - STREET PARKING AND LOADING SPACES.
Off -street parking and loading spaces shall be provided as required by Chapter
20.54, Off -Street Parking and Loading Spaces.
20.33 090 SIGNS.
Signs in the C -3 zone shall be in compliance with the requirements of Chapter
20.60, Signs.
Ordinance No. 1212 -106- November 16, 1993
l
kA
Chapter 20.34 CORPORATE OFFICE (CO) ZONE
Sections:
20.34.010
20.34.020
20.34.025
20.34.030
20.34.040
20.34.060
20.34 070
20.34.080
20.34.090
PURPOSE.
PERMITTED USES.
PERMITTED ACCESSORY USES.
USES SUBJECT TO AN ADMINISTRATIVE USE PERMIT
USES SUBJECT TO A CONDITIONAL USE PERMIT.
SITE DEVELOPMENT STANDARDS.
LANDSCAPING.
OFF- STREET PARKING AND LOADING SPACES.
SIGNS.
20 34.010 PURPOSE.
The purpose of this Zone is to provide consistency with and implement policies
related to those locations which are designated Corporate Office on the General
Plan Land Use Map and in the General Plan text. This Zone is intended to
provide for the development of office projects. Regulations are designed to
promote and control their growth in a favorable environment to all abutting and
surrounding land uses. Principal uses are therefore restricted to a mixture of office
and food serving uses with limited retail uses.
20.34 020 PERMITTED USES.
The following uses are permitted in the CO Zone:
A. General offices;
B. Medical - dental offices;
C. Public uses, including, but not limited to, fire and police stations, post
offices and libraries;
D. Recreational facilities (public and private);
E. Restaurants, coffee shops and cafes;
F. Research and development uses, located east of Sepulveda Boulevard only;
and,
G. Other similar uses approved by the Director of Planning and Building
Safety, as provided by Chapter 20.72, Administrative Determinations.
20.34.025 PERMITTED ACCESSORY USES.
A. Any use customarily incidental to a permitted use;
Ordinance No. 1212 -107- November 16, 1993
2034 CO ZONE
B. Drive - through or walk -up services, including, but not limited to, financial
or restaurant operations;
C. Limited support service retail uses;
D. Open storage of commodities sold or utilized on the premises; and,
E. Other similar uses approved by the Director of Planning and Building
Safety as provided by Chapter 20.72, Administrative Determinations.
20.34.030 USES SUBJECT TO AN ADMINISTRATIVE USE PERMIT.
A. The on -site sale and consumption of alcohol at restaurants, coffee shops,
delicatessens, and cafes; and,
B. Other similar uses approved by the Director of Planning and Building
Safety as provided by Chapter 20.72, Administrative Determinations.
20.34.040 USES SUBJECT TO A CONDITIONAL USE PERMIT.
The following uses shall be allowed subject to obtaining a conditional use permit,
as provided by Chapter 20.74, Variance and Conditional Use Permit:
A. Bars;
B. Freight forwarding;
C. Helicopter landing facilities subject to the provisions of Section 20.12.160;
and,
D. Other similar uses approved by the Director of Planning and Building
Safety as provided by Chapter 20.72, Administrative Determinations.
,0.34.060 SITE DEVELOPMENT STANDARDS.
All uses in the CO Zone shall comply with the Development Standards contained
in this section.
Q
General Provisions
1. All uses shall be conducted within a fully enclosed building,
except:
a_ Outdoor restaurants and cafes incidental to the permitted
use; and,
b. Recreational facilities customarily conducted in the open.
Ordinance No. 1212 -108- November 16, 1993
2034 CO ZONE
2. Prior to approval of any development project, all criteria of the
Transportation Demand Management (TDM) and trip reduction
criteria, as provided for in Chapter 20.55 Transportation Systems
Management shall be met.
3. Other provisions as required in Chapter 20.12, General Provisions.
B. Lot Area
A minimum of 10,000 square feet.
C. Height
East of Sepulveda Boulevard: No building or structure shall exceed 200
feet.
West of Sepulveda Boulevard: No building or structure shall exceed 45
feet, if the subject property abuts residentially zoned property, no building
or structure shall exceed 40 feet.
m�
r 2 N
0 0
West of Sepulveda Boulevard
D. Setbacks
East of Sepulveda Boulevard
1. Front yard: 25 feet minimum.
2. Side yard: 15 feet minimum, unless one of the following
conditions exists:
a. If the side yard adjoins a dedicated street, a minimum of 25
feet shall be provided;
b. If the side yard abuts property with a different
classification, the side yard setback shall be the average of
the two side yard setbacks, but not less than 10 feet; and,
C. If the side yard abuts property zoned for residential uses, a
minimum of 100 feet shall be provided, including a 25 -foot
landscape buffer.
3. Rear yard: 10 feet, unless one of the following conditions exists:
a. If the rear yard adjoins an alley, dedicated street, public
right -of -way, or if the primary access is through the rear
yard, a minimum of 25 feet shall be provided;
Ordinance No. 1212 -109- November 16, 1993
2034 CO ZONE
b. If the rear yard abuts property with a different
classification, the rear yard setback shall be the average of
the two rear yard setbacks, but not less than 10 feet; and,
C. If the rear yard abuts property zoned for residential uses, a
minimum of 100 feet shall be provided, including a 25 -foot
landscape buffer.
Other I Alley
Zone t i + —
N
CO Zone otter
15' 10.000 s( Zone t CO Zone
Lot Min t 25
Other �t 1.IT Min
Zone Min 5'
m
Front I ,,,,,, ..._ Front
E. Lot Frontage
Each lot shall have a minimum frontage on a street of 100 feet.
F. Building Area
The total net floor area of all buildings shall not exceed the total net
square footage of the property, multiplied by 0.8 or an FAR of 0.8:1.
d
rn
t
= 10,000 of
b FA.R =08
° Bldg Area= 8,000 at
Ordinance No. 1212 -110- November 16, 1993
20.34 070
2034 CO ZONE
G. Walls /Fences
Wall and fences shall comply with the location requirements Chapter
20.12, General Provisions. A minimum 6 -foot high masonry wall shall be
provided along property lines for those yards abutting residential or
industrial zones.
H. Access
All development projects shall provide adequate access and facilities for
various modes of transit, as required by the City's Transportation Demand
Management program, Chapter 20.55. In addition, all development
projects shall provide pedestrian access between buildings and transit
facilities located on -site and/or off -site, if within adjoining public rights -of-
way. If the building is part of a multi - building development project, then
pedestrian access shall be provided between buildings.
LANDSCAPING.
A. The goal of this section is to ensure that adequate landscape areas are
provided for all new development. The area extending between a
building(s) and property lines shall contain both soft (plantings) and hard
(rock, brick, concrete) landscape materials, except for 'those portions
devoted to vehicular parking and loading. The purpose of these landscape
areas is:
1. To reduce the visual impact by careful placement of roads and
parking lots and by screening these from view.
2. To emphasize pedestrian and bicycle access and circulation,
especially between and around roads and buildings.
3. To accommodate walkways with treatments such as rest areas,
landscape buffers, courts and canopies accented with street
furnishings and pedestrian-scale lighting.
4. To repeat certain details, with variation, to link buildings into a
cohesive design.
To achieve these purposes, the landscape criteria is divided into three
separate components: Those areas related to parking; areas related to
buildings; and those areas related to the perimeter of the property.
Parking
All surface parking areas shall provide parking lot landscape areas
exclusive of any landscape areas surrounding or adjacent to the
parking areas. Landscape areas and trees shall cover 5% of the
parking lot area and be distributed uniformly throughout the
parking area. Individual tree and planter areas shall not be less that
3 feet in width, excluding curb.
Ordinance No. 1212 -111- November 16, 1993
2034 CO ZONE
2. Buildings
In those instances where setbacks are provided, all buildings,
including parking structures, shall have landscape areas around
their perimeter. A minimum horizontal depth of 5 feet of
landscape materials shall be provided around the buildings. A
combination of soft and hard landscape materials may be installed
provided the use of such materials form a cohesive, attractive and
functional design.
3. Property Perimeter
All required setback areas shall be landscaped, including the
parking area which shall incorporate the theme utilized for the
public rights -of -way. A combination of soft and hard landscape
materials may be installed, provided the use of such materials will
form a cohesive, attractive and functional design. Such design is
to be integrated with and, if appropriate, physically connected that
provided for the Building and Parking areas.
20.34.080 OFF - STREET PARKING AND LOADING SPACES.
Off -street parking and loading spaces shall be provided as required by Chapter
20.54, Off - Street Parking and Loading Spaces.
20.34.090 SIGNS.
Signs in the CO zone shall be in compliance with the requirements of Chapter
20.60, Signs.
Ordinance No. 1212 -112- November 16, 1993
Chapter 20.36 URBAN MIXED -USE (MU) ZONE
Sections:
20.36.010
PURPOSE.
20.36.020
PERMITTED USES.
20.36.025
PERMITTED ACCESSORY USES.
20.36.030
USES SUBJECT TO AN ADMINISTRATIVE USE PERMIT.
20.36.040
USES SUBJECT TO A CONDITIONAL USE PERMIT.
20.36.050
PROHIBITED USES.
20.36.060
SITE DEVELOPMENT STANDARDS.
20.36.070
LANDSCAPING.
20.36.080
OFF - STREET PARKING AND LOADING SPACES.
20.36.090
SIGNS.
20.36.010 PURPOSE.
The purpose of this Zone is to provide consistency with and implement policies
related to those locations which are designated Urban Mixed -Use on the General
Plan Land Use Map and in the General Plan text. The Urban Mixed -Use (MU)
zone is established to provide area(s) where a mixture of compatible commercial,
offices, research and development, retail and hotel uses can locate and develop in
a mutually beneficial manner. It is the intent of the MU Zone to have several
types of uses occupy a single building, or if a project includes multiple buildings,
then each building should contain a different type of use. It is anticipated,
although not required, that each type of use will be from two or more of the
following categories: Retail, service, hotel, office, research and development,
theaters or recreational facilities. It is further intended to ensure that adequate
open space and development regulations will create a favorable environment for
abutting uses as well as ensuring the compatibility and harmonious existence of
development within MU zoned property. Businesses located within this Zone are
encouraged to provide street level uses which allow for, and facilitate, pedestrian
activity for area workers and visitors.
20.36.020 PERMITTED USES.
The following uses are permitted in the MU Zone:
A.
B.
C.
D.
Ll
General offices of commercial, financial or industrial establishments;
Medical - dental offices or facilities;
Financial institutions;
Business service establishments such as electronic computer facilities and
addressing services;
Engineering, industrial design, consultation and other offices;
Ordinance No. 1212 -113- November 16, 1993
2036 MU ZONE
F. Hotels and motels;
G. Restaurants, coffee shops and cafes; F
H. Retail and wholesale sales and service;
r
I. Scientific research and experimental development laboratories; Oh
J. Theaters;
K. Trade union halls, clubs, including service clubs, veterans' organizations,
lodges and similar nonprofit organizations; and,
L. Other similar uses approved by the Director of Planning and Building
Safety, as provided by Chapter 20.72, Administrative Determinations.
20.36.025 PERMITTED ACCESSORY USES.
A. Any use customarily incidental to a permitted use;
B. Drive- through or walk -up services, including, but not limited to, financial
or restaurant operations;
C. Employee recreational facilities and play area;
D. Parking structures and surface parking lots;
E. Open storage of commodities sold or utilized on the premises; and,
F. Other similar uses approved by the Director of Planning and Building
Safety, as provided by Chapter 20.72, Administrative Determinations.
20.36.030 USES SUBJECT TO AN ADMINISTRATIVE USE PERMIT.
A. The on -site sale and consumption of alcohol at restaurants, coffee shops,
delicatessens, and cafes;
B. Light industrial uses; and,
C. Other similar uses approved by the Director of Planning and Building
Safety, as provided by Chapter 20.72, Administrative Determinations.
Ordinance No. 1212 -114- November 16, 1993
2036 MD ZONE
20.36.040 USES SUBJECT TO A CONDITIONAL USE PERMIT.
The following uses shall be allowed subject to obtaining a conditional use permit,
as provided by Chapter 20.74, Variance and Conditional Use Permit:
A. Bars;
B. Catering services and flight kitchens;
C. Freight forwarding;
D. Helicopter landing facilities subject to the provisions of Section 20.12.160;
E. Parking facilities, including park and ride lots;
F. Recreational facilities (public and commercial);
G. Service stations;
H. Sexually oriented business, provided it is not located within 500 feet of
another sexually oriented business; and,
I. Other similar uses approved by the Director of Planning and Building
Safety, as provided by Chapter 20.72, Administrative Determinations.
2036.050 PROHIBITED USES.
A. All uses that are involved with the transfer and storage of waste material;
and,
B. Residential uses.
10.36.060 SITE DEVELOPMENT STANDARDS.
All uses within the MU Zone shall comply with the Development Standards
contained in this Section.
Q
General Provisions
1. All uses shall be conducted wholly within an enclosed building
except:
a. Electrical distribution stations;
b. Outdoor restaurants and cafes incidental to the permitted
use;
Ordinance No. 1212 -115- November 16, 1993
2036 MU ZONE
C. Recreational facilities customarily conducted in the open;
and,
d. Special uses, to the degree the conditional use permit
granting such special uses expressly permits operation in
other than a fully enclosed building.
2. Prior to approval of any development project, all criteria of the
Transportation Demand Management (TDM) and trip reduction !
criteria as provided for in Chapter 20.55 Transportation Systems
Management, shall be met.
3. Other provisions as required in Chapter 20.12, General Provisions.
B. Lot Area
A minimum lot area of 10,000 square feet.
C. Height
Buildings and structures shall not exceed a height of 175 feet.
D. Setbacks
1. Front yard: 30 feet minimum. Off - street parking may encroach
upon the setback area, but may not diminish the required amount
of landscaping.
2. Side yard: 25 feet minimum, unless one of the following
conditions exist:
a. If the side yard adjoins a dedicated street, a minimum of 30
feet shall be provided; and,
b. If the side yard abuts property with a different
classification, the side yard setback shall be the average of
the two side yard setbacks, but not less than 10 feet.
3. Rear yard: 5 feet minimum, unless the rear yard adjoins an alley,
dedicated street, or public right -of -way, or if the primary access is
through the rear yard. In these cases, a minimum of 30 feet shall
be provided.
Ordinance No. 1212 -116- November 16, 1993
15' M U Zone S
10,000 s f _
1 Min 1 i
i i 141
I 27
i Mm
05
M
Front
100'
Min Frontage
street
20.36 MU ZONE
Allay
t M U Zone
I 1 F
30'
m
y
E. Lot Frontage
Each lot in the MU Zone shall have a minimum frontage on a street of
100 feet.
F. Building Area
The total net floor area of all buildings shall not exceed the total net
square footage of the property, multiplied by 1.3, or an FAR of 13:1.
= i0,cw at
FAR =1.3
Bldg Area = 13,000 sf
G. WaUslFences
Fences in the MU Zone shall comply with the requirements of Chapter
20.12, General Provisions. A minimum 6 -foot high masonry wall shall be
provided along property lines for those yards abutting residential or
industrial zones.
H. Access
All development projects shall provide adequate access and facilities for
various modes of transit, as required by the City's Transportation Demand
Management program, Chapter 20.55. In addition all development projects
shall provide pedestrian access between buildings and transit facilities
located on site and/or off -site, if within adjoining public rights -of -way. If
Ordinance No. 1212 -117- November 16, 1993
2036 MU ZONE
the building is part of a multi- building development project, then
pedestrian access shall be provided between buildings.
20.36.070 LANDSCAPING.
A. The goal of this section is to ensure that adequate landscape areas are
provided for all new development. The area extending between a
building(s) and property lines shall contain both soft (plantings) and hard
(rock, brick, concrete) landscape materials, except for those portions
devoted to vehicular parking and loading. The purpose of these landscape
areas are:
1. To reduce the visual impact by careful placement of roads and
parking lots and by screening these from view.
2. To emphasize pedestrian and bicycle access and circulation,
especially between and around roads and buildings.
3. To accommodate walkways with treatments such as rest areas,
landscape buffers, courts and canopies accented with street
furnishings and pedestrian-scale lighting.
4. To repeat certain details, with variation, to link buildings into a
cohesive design.
B. To achieve these purposes, the landscape criteria is divided into three
separate components: Those areas related to parking; areas related to
buildings; and those areas related to the perimeter of the property.
1. Parking
All surface parking areas shall provide parking lot landscape areas
exclusive of any landscape areas surrounding or adjacent to the
parking areas. Landscape areas and trees shall cover 5 % of the
parking lot area and be distributed uniformly throughout the
parking area. Individual tree and planter areas shall not be less
than 3 feet in width, excluding curb.
2. Buildings
In those instances where setbacks are provided, all buildings,
including parking structures, shall have landscape areas around
their perimeter. A minimum horizontal depth of 5 feet of
landscape materials shall be provided around the buildings. A
combination of soft and hard landscape materials may be installed,
provided the use of such materials form a cohesive, attractive and
functional design.
3. Property Perimeter
All required setback areas shall be landscaped, including the
parking area which shall incorporate the theme utilized for the
public rights -of -way. A combination of soft and hard landscape
Ordinance No. 1212 -118- November 16, 1993
2036 MU ZONE
materials may be installed, provided the use of such materials will
form a cohesive, attractive and functional design. Such design is
to be integrated with and, if appropriate, physically connected to
that provided for the Building and Parking areas.
20.36.080 OFF - STREET PARKING AND LOADING SPACES.
Off -street parking and loading spaces in the MU Zone shall be provided as
required by Chapter 20.54, Off - Street Parking and Loading Spaces.
20.36.090 SIGNS.
Signs in the MU zone shall comply with the requirements of Chapter 20.60, Signs.
Ordinance No. 1212 -119- November 16, 1993
Chapter 20.40 LIGHT INDUSTRIAL (M -1) ZONE
Sections:
20.40.010
PURPOSE.
20.40.020
PERMITTED USES.
20.40.025
PERMITTED ACCESSORY USES.
20.40 030
USES SUBJECT TO AN ADMINISTRATIVE USE PERMIT.
20.40.040
USES SUBJECT TO A CONDITIONAL USE PERMIT.
20.40.050
PROHIBITED USES.
20.40.060
SITE DEVELOPMENT STANDARDS.
20.40.070
LANDSCAPING.
20.40.080
OFF - STREET PARKING AND LOADING SPACES.
20.40.090
SIGNS.
20.40.010 PURPOSE.
The purpose of this Zone is to provide consistency with and implement policies
related to those locations which are designated Light Industrial on the General
Plan Land Use Map and in the General Plari text. This Zone is intended to
provide for the location and grouping of light industrial activities, research, and
technological processes, and related offices and auxiliary uses performing support
services for existing and permitted establishments, companies or business firms
within the Zone.
20.40.020 PERMITTED USES.
The following uses are permitted in the M -1 Zone.
A. Light manufacturing uses and related offices;
B. Manufacturing of cleaning agents, waxes and finishes;
C. Manufacturing of cutlery, hardware, hand tools and kitchen utensils;
D. Manufacturing and assembly of electrical appliances, electronic instruments
and devices, radios and phonographs, including the manufacturing of small
tools and parts such as coils, condensers, transformers, crystal holders, etc.;
E.
F.
G.
H.
Ordinance No. 1212
Manufacturing processing and packaging of pharmaceuticals, drugs,
toiletries and cosmetics, except soap;
Fiberglass products, continuous filament lamination of;
General storage, warehousing and mini- storage,
General offices and establishments for research, professional and technical
services;
-120-
November 16, 1993
20.40 M -1 ZONE
I. Restaurants, coffee shops and cafes;
J. Public facilities, including, but not limited to, fire and police facilities, post
offices, and libraries;
K. Public utilities, including, but not limited, to power substations and
telephone exchanges;
L. Recreational facilities (public and private); and,
M. Other similar uses approved by the Director of Planning and Building
Safety, as provided by Chapter 20.72, Administrative Determinations.
20.40.025 PERMITTED ACCESSORY USES.
A. Any use customarily incidental to a permitted use;
B. Drive- through or walk -up services, including, but not limited to, financial
or restaurant operations;
C. Open storage of commodities sold or utilized on the premises; and,
D. Other similar uses approved by the Director of Planning and Building
Safety, as provided by Chapter 20.72, Administrative Determinations.
20.40.030 USES SUBJECT TO AN ADMINISTRATIVE USE PERMIT.
A. The on -site sale and consumption of alcohol as an accessory use to a
restaurant, coffee shop or cafe; and,
B. Other similar uses approved by the Director of Planning and Building
Safety, as provided by Chapter 20.72, Administrative Determinations.
20.40.040 USES SUBJECT TO A CONDITIONAL USE PERMIT.
The following uses shall be allowed subject to obtaining a conditional use permit,
as provided by Chapter 20.74, Variance and Conditional Use Permit:
A. Any use permitted in the MU, CO, C -3, C -2 and C -RS Zones, except
residential uses and sexually oriented businesses;
B. Freight forwarding, transfer, trucking yards or terminals;
C. Helicopter landing facilities subject to the provisions of Section 20.12.160;
Ordinance No. 1212 -121- November 16, 1993
20.40.050
20.40.060
20.40 M -1 ZONE
D. Service station; and,
E. Other similar uses approved by the Director of Planning and Building
Safety, as provided by Chapter 20.72, Administrative Determinations.
PROHIBITED USES.
A. All uses that are involved with the transfer and storage of waste.
SITE DEVELOPMENT STANDARDS.
All uses within the M -1 Zone shall comply with the Development Standards
contained in this Section.
A. General Provisions
1. No operations and uses conducted on the premises shall be in
violation of the El Segundo Municipal Code, State laws, or
environmental regulations by reason of noise, odor, dust, mud,
smoke, light, vibrations or other similar causes.
2. All uses in the M -1 zone shall be conducted completely within a
fully enclosed building except:
a. Recreational facilities customarily undertaken in the open;
b. Special uses, provided such use expressly permits operation
in other than a fully enclosed building as provided through
an administrative determination; and,
C. Outdoor restaurant seating.
3. Prior to approval of any development project, all criteria of the
Transportation Demand Management (TDM) and trip reduction
criteria, as provided for in Chapter 20.55 Transportation Systems
Management, shall be met.
4. Other provisions as required in Chapter 20.12, General Provisions.
B. Lot Area
A minimum of 10,000 square feet.
Ordinance No. 1212 -122- November 16, 1993
20A0 M -1 ZONE
C. Height
Buildings and structures shall not exceed a height of 200 feet.
D. Setbacks
1. Front yard: 25 feet minimum. Off - street parking may encroach
upon the required setback area, but may not diminish the setback
area nor diminish the required amount of landscaping.
2. Side yard: 15 feet minimum, unless one of the following
conditions exists:
a. If the side yard adjoins a dedicated street, then no less than
25 feet shall be provided; or,
b. If the side yard abuts properties with a different zone
classification, then the setback required by the zone with
the largest setback requirement shall apply.
3. Rear yard: 10 feet minimum, unless one of the following
conditions exists:
a. If the rear yard adjoins an alley, dedicated street, or public
right -of -way, and if the primary access is through the rear
yard, then no less than 25 feet shall be provided; or,
b. If the rear yard abuts properties with a different zone
classification, then the setback required for the zone with
the largest setback requirement shall apply.
Ordinance No. 1212 -123- November 16, 1993
is JM•i Zone
I
mm 1 1
Mm 3I
F.M i�
AM
20.40 M -1 ZONE
Alley
I M -I Zone
I 1
S!
E. Lot Frontage
A minimum frontage of 100 feet shall be provided on a dedicated street.
F. Building Area
The total net floor area of all buildings, as defined in Chapter 20.08, on
any parcel or lot shall not exceed the total square footage of the parcel or
lot area multiplied by 0.6, thereby giving a floor area ratio (FAR) of 0.6:1.
However, additional FAR may be granted by the City upon the preparation
and approval of a specific plan, consistent with Section 65450 et.al of the
California Government Code.
G. Walls /Fences
Walls and fences in the M -1 zone shall comply with the requirements of
Chapter 20.12, General Provisions. A minimum 6 -foot high masonry wall
shall be provided along property lines for those yards abutting residential,
mixed -use or commercial zones.
Ordinance No. 1212 -124- November 16, 1993
20A0 M -1 ZONE
H. Access
All development projects shall provide adequate access and facilities for
various modes of transit, as required by the City's Transportation Demand
Management program, Chapter 20.55. In addition, all development
projects shall provide pedestrian access between buildings and transit
facilities located on -site and/or off -site if within adjoining public right -of-
way. If the building is part of a multi- building development project, then
safe and convenient pedestrian access shall be provided between buildings.
20.40.070 LANDSCAPING.
A. The goal of this section is to ensure that adequate landscape areas and
irrigation facilities are provided for all new development. The area
extending between a building(s) and property lines shall contain both soft
(plantings) and hard (rock, brick, concrete) landscape materials, except for
those portions devoted to vehicular parking and loading. The purpose of
these landscape areas are:
1. To reduce the visual impact by careful placement of roads and
parking lots and by screening these from view;
2. To emphasize pedestrian and bicycle access and circulation,
especially between and around roads and buildings;
3. To accommodate walkways with treatments such as rest areas,
landscape buffers, courts and canopies accented with street
furnishings and pedestrian-scale lighting; and,
4. To repeat certain details, with variation, to hnk buildings into a
cohesive design.
B. To achieve these purposes, the landscape criteria are divided into three
separate components: Those areas related to parking; areas related to
buildings; and those areas related to the perimeter of the property.
1. Parking
All surface parking areas shall provide parking lot landscape areas
and irrigation systems exclusive of any landscape areas surrounding
or adjacent to the parking areas. Landscape areas and trees shall
cover 5% of the parking lot area and be distributed uniformly
throughout the parking area. Individual tree and planter areas shall
not be less than 3 feet in width, excluding curb.
2. Buildings
In those instances where setbacks are provided, all buildings,
including parking structures, shall have landscape areas and
irrigation systems around their perimeter. A minimum horizontal
depth of 5 feet of landscape matenals shall be provided around the
buildings. A combination of soft and hard landscape materials may
Ordinance No. 1212 -125- November 16, 1993
20.40.090
20.40 M -1 ZONE
be installed, provided the use of such materials form a cohesive,
attractive and functional design.
3. Properly Perimeter
All required setback areas shall be landscaped and irrigated,
including the parking area, which shall incorporate the theme
utilized for the public rights -of -way. A combination of soft and
hard landscape materials may be installed, provided the use of such
materials will form a cohesive, attractive and functional design.
Such design is to be integrated with and, if appropriate, physically
connected to that provided for the Building and Parking areas.
OFF - STREET PARKING AND LOADING SPACES.
Off -street parking and loading spaces in the M -1 Zone shall be provided as
required by Chapter 20.54, Off - Street Parking and Loading Spaces.
SIGNS.
Signs in the M -1 zone shall be in compliance with the requirements of Chapter
20.60, Signs.
Ordinance No. 1212 -126- November 16, 1993
,j
t
Chapter 20.41 HEAVY INDUSTRIAL (M -2) ZONE
Sections:
20.41.010
PURPOSE.
20.41.020
PERMITTED USES.
20.41.025
PERMITTED ACCESSORY USES.
20.41.030
USES SUBJECT TO AN ADMINISTRATIVE USE PERMIT.
20.41.040
USES SUBJECT TO A CONDITIONAL USE PERMIT.
20.41.050
PROHIBITED USES.
20.41.060
SITE DEVELOPMENT STANDARDS.
20.41.070
LANDSCAPING.
20.41.080
OFF- STREET PARKING AND LOADING SPACES.
20.41.090
SIGNS.
20.41.010 PURPOSE.
The purpose of this Zone is to provide consistency with and implement policies
related to those locations which are designated Heavy Industrial on the General
Plan Land Use Map and in the General Plan text. This zone is intended to
provide areas suitable for the development of heavy manufacturing, assembling,
or processing activities having unusual or potentially deleterious operational
characteristics, that would be detrimental if allowed to operate in other zones
within the city.
20.41.020 PERMITTED USES.
The following uses are permitted in the M -2 Zone:
A. Heavy manufacturing uses;
B. Construction yards;
C. Factories;
D. Generating stations;
E. Extraction of raw materials and refining; and,
F. Other similar uses approved by the Director of Planning and Building
Safety, as provided by Chapter 20.72, Administrative Determinations.
20.41.025 PERMITTED ACCESSORY USES.
A.
El
Ordinance No. 1212
Any use customarily incidental to a permitted use;
Drive - through or walk -up services, including, but not limited to, financial
or restaurant operations;
-127-
November 16, 1993
20.41 M -2 ZONE
C. General office and laboratory uses;
D. Open storage of commodities sold or utilized on the premises; and,
E. Other similar uses approved by the Director of Planning and Building
Safety, as provided by Chapter 20.72, Administrative Determinations.
20.41.030 USES SUBJECT TO AN ADMINISTRATIVE USE PERMIT.
A. The on -site sale and consumption of alcohol as an accessory use to a
restaurant, coffee shop or cafe; and,
B. Other similar uses approved by the Director of Planning and Building
Safety, as provided by Chapter 20.72, Administrative Determinations.
20.41.040 USES SUBJECT TO A CONDITIONAL USE PERMIT.
The following uses shall be subject to obtaining a conditional use permit, as
provided by Chapter 20.74, Variance and Conditional Use Permit:
A. Any use permitted in the M -1, M -U, CO, C -3, C -2 and C -RS zones, except
residential uses and sexually oriented businesses;
B. Freight forwarding;
C. Helicopter landing facilities subject to the provisions of Section 20.12.160;
D. Service station; and,
E. Other similar uses approved by the Director of Planning and Building
Safety, as provided by Chapter 20.72, Administrative Determinations.
N.41.050 PROHIBITED USES.
A. All uses that are involved with the transfer and storage of waste.
20.41.060 SITE DEVELOPMENT STANDARDS.
All uses within the M -2 Zone shall comply with the Development Standards
contained in this Section.
0
General Provisions
1. Operations and uses conducted on the premises,which are or may
be in violation of the El Segundo Municipal Code, State laws, or
Ordinance No. 1212 -128- November 16, 1993
,j
20.41 M -2 ZONE
environmental regulations by reason of noise, odor, dust, mud,
light, smoke, vibrations or other similar causes, shall conform to all
city, state and federal regulations which are designed to protect the
health, safety and welfare of the citizens of this City and the
employees of the proposed use;
2. Prior to approval of any development project, all criteria of the
Transportation Demand Management (TDM) and trip reduction
criteria, as provided for in Chapter 20.55 Transportation Systems
Management, shall be met; and,
3. Other provisions as required in Chapter 20.12, General Provisions.
B. Lot Area
A minimum of 20,000 square feet.
C. Height
Buildings and structures shall not exceed a height of 200 feet.
D. Setbacks
1. Front yard: 25 feet minimum.
2. Side yard: 15 feet minimum, unless one of the following
conditions exists:
a. If the side yard adjoins a dedicated street, then no less than
25 feet shall be provided; or,
b. If the side yard abuts properties with a different zone
classification, then the setback required by the zone with
the largest setback requirements shall apply.
3. Rear yard: 10 feet minimum, unless one of the following
conditions exists:
a. If the rear yard adjoins an alley dedicated street, or public
right -of -way, or if the primary access is through the rear
yard, then no less than 25 feet shall be provided; or,
b. If the rear yard abuts property with a different zone
classification, then the setback required by the zone with
the largest setback requirement shall apply.
Ordinance No. 1212 -129- November 16, 1993
F M -2
30-
i 10,000 sl i i
L
FmM
100'
Mm FmrdW
20.41 M-2 ZONE
aley
, M -2 Zone
1 I
Fmrrt
E. Lot Frontage
A minimum frontage of 100 feet shall be provided on a dedicated street.
F. Building Area
The total net floor area of all buildings, as defined in Chapter 20.08, on
any parcel or lot shall not exceed the total square footage of the parcel or
lot area multiplied by 0.6, thereby giving a floor area ratio of 0.6:1.
G.
Is1
= 40,000 st
FAR. =0.6
Bldg. Area = 24,000 sf
Walls /Fences
Walls and fences in the M -2 zone shall comply with the requirements of
Chapter 20.12, General Provisions. A minimum 6 -foot high masonry wall
shall be provided along property lines for those yards abutting residential,
mixed -use or commercial zones.
Access
All development projects shall provide adequate access and facilities for
various modes of transit, as required by the City's Transportation Demand
Management program, Chapter 20.55. In addition, all development
Ordinance No. 1212 -130- November 16, 1993
20.41 M-2 ZONE
projects shall provide pedestrian access between buildings and transit
facilities located on -site and/or off -site if within adjoining public rights -of-
way. If the building is part of a multi- building development project, then
safe and convenient pedestrian access shall be provided between buildings.
I. Recreational Facilities
All developments greater than 500 acres shall be required to maintain
employee recreational facilities subject to the approval of the Director of
Planning and Building Safety and the Director of Recreation and Parks.
20.41.070 LANDSCAPING.
A. The goal of this section is to ensure that adequate landscape areas and
irrigation facilities are provided for all new development. The area
extending between a building(s) and property lines shall contain both soft
(plantings) and hard (rock, link, concrete) landscape materials, except for
those portions devoted to vehicular parking and loading. The purpose of
these landscape areas are:
1. To reduce the visual impact by careful placement of roads and
parking lots and by screening these from view.
2. To emphasize pedestrian and bicycle access and circulation,
especially between and around roads and buildings.
3. To accommodate walkways with treatments such as rest areas,
landscape buffers, courts and canopies accented with street
furnishings and pedestrian-scale lighting.
4. To repeat certain details, with variation, to link buildings into a
cohesive design.
B. To achieve these purposes, the landscape criteria are divided into three
separate components: Those areas related to parking; areas related to
buildings; and those areas related to the perimeter of the property.
1. Parking
All surface parking areas shall provide parking lot landscape areas
and irrigation systems exclusive of any landscape areas surrounding
or adjacent to the parking areas. Landscape areas and trees shall
cover 5% of the parking lot area and be distributed uniformly
throughout the parking area. Individual tree and planter areas shall
not be less than 3 feet in width, excluding curb.
2. Buildings
In those instances where setbacks are provided, all buildings,
including parking structures, shall have landscape areas and
irrigation systems around their perimeter. A minimum horizontal
depth of 5 feet of landscape materials shall be provided around the
Ordinance No. 1212 -131- November 16, 1993
20.41.080
20.41.090
20.41 M -2 ZONE
buildings. A combination of soft and hard landscape materials may
be installed, provided the use of such materials form a cohesive,
attractive and functional design.
3. Property Perimeter
All required setback areas shall be landscaped and irrigated,
including the parking area, which shall incorporate the theme
utilized for the public rights -of -way. A combination of soft and
hard landscape materials may be installed, provided the use of such
materials will form a cohesive, attractive and functional design.
Such design is to be integrated with and, if appropriate, physically
connected to that provided for the Building and Parking areas.
OFF - STREET PARKING AND LOADING SPACES.
Off - street parking and loading spaces shall be provided as required by Chapter
20.54, Off -Street Parking and Loading Spaces.
SIGNS.
Signs in the M -2 zone shall be in compliance with the requirements of Chapter
20.60, Signs.
Ordinance No. 1212 -132- November 16, 1993
i
Chapter 20.42 SMALL BUSINESS (SB) ZONE
Sections
20.42.010
PURPOSE.
20.42.020
PERMITTED USES.
20.42.025
PERMITTED ACCESSORY USES.
20.42.040
USES SUBJECT TO A CONDITIONAL USE PERMIT.
20.42.050
PROHIBITED USES.
20.42.060
SITE DEVELOPMENT STANDARDS.
20.42.070
LANDSCAPING.
20.42.080
OFF - STREET PARKING AND LOADING.
20.42.090
SIGNS.
20.42.100
PROJECT REVIEW AND PLAN CONSISTENCY.
20.42.010 PURPOSE.
The purpose of this Zone is to perpetuate the existence of the small business and
incubator industrial user in the Smoky Hollow area. As such, this Zone is to be
utilized only within the boundaries of Smoky Hollow Specific Plan. It is
recognized that the areas that provide small businesses a place to establish and
prosper are becoming more and more scarce and at the same time becoming
increasingly desirable. This unique environment is felt to be an appropriate
location for light industrial activities, research, and technological processes,
restaurants, cafeterias and related industrial offices. It is also the purpose of this
district to allow maximum site development flexibility in return for well- conceived
and efficient site planning and landscaping to complement the good development
which presently exists in the area.
20.42.020 PERMITTED USES.
The following uses are permitted in the SB Zone:
A. Manufacturing;
B. Light industrial uses;
C. General offices, up to 15,000 square feet per site, involved in industrial
related activities such as engineering, industrial design and consulting,
except in conjunction with a permitted manufacturing, light industrial or
warehousing use, whereby the size may be greater,
D. Warehousing and distribution;
E. Auto service and repair uses such as repair garages, tire shops and body
shops with up to four service bays, projects proposing a greater number of
bays shall be required to obtain an Administrative Use Permit;
F.
Restaurants, coffee shops, and cafes without drive -thru facilities;
Ordinance No. 1212 -133- November 16, 1993
20.42 SB ZONE
G. Public facilities and utilities;
H. General offices in conjunction with any other permitted use as long as the
office use does not occupy in excess of 40% of the total building square
footage;
I. Research and development; and,
I. Other similar uses approved by the Director of Planning and Building
Safety, as provided by Chapter 20.72, Administrative Determinations.
20.42.025 PERMITTED ACCESSORY USES.
A. Any use customarily incidental to a permitted use;
B. Employee recreation facilities and play areas;
C. Parking structures and surface parldng lots;
D. Permitted wholesale sales and services ( "will-call" types of business);
E. Open storage incidental to a principal use;
F. Retail sales and services; and,
G. Other similar uses approved by the Director of Planning and Building
Safety, as provided by Chapter 20.72, Administrative Determinations.
20.42.040 USES SUBJECT TO A CONDITIONAL USE PERMIT.
The following uses shall be allowed subject to obtaining a conditional use permit,
as provided by Chapter 20.74, Variance and Conditional Use Permit:
A. Freight forwarding; and,
B. Other similar uses approved by the Director of Planning and Building
Safety, as provided by Chapter 20.72, Administrative Determinations.
20.42.050 PROHIBITED USES.
Automobile dismantling businesses are prohibited in the SB Zone.
Ordinance No. 1212 -134- November 16, 1993
r'
20.42 SB ZONE
20.42.060 SITE DEVELOPMENT STANDARDS.
All uses within the SB Zone shall comply with the Development Standards
contained in this section.
A. General Provisions
1. No operations and uses conducted on the premises shall be in
violation of the El Segundo Municipal Code, State laws or
environmental regulations by reason of noise, dust, mud, odor,
smoke, vibrations or other similar causes; and
2. All uses in the SB district shall be conducted completely within a
fully enclosed building except:
a. Recreational activities customarily conducted in the open;
b. Exterior storage provided that it is completely screened
from public view. Such storage shall not be stacked above
the height of the wall and shall not be located within the
required parking area;
C. Outdoor dining areas; and,
d. Surface parking lots.
3. Other provisions as required by Chapter 20.12, General Provisions.
B. Lot Area
A minunum of 5,600 square feet.
C. Height
No building or structure within the SB Zone shall exceed a height of
35 feet; however, those buildings providing enclosed parking or utilizing
a parapet wall on top of the eave of the top floor in order to hide rooftop
equipment shall not exceed 40 feet.
D. Setbacks
1. Front Yard: The front yard setback shall be fully landscaped for
a minimum of 3 feet. Front yard building setbacks between 8 and
19 feet are specifically not permitted unless fully landscaped.
Ordinance No. 1212 -135- November 16, 1993
20.42 SB ZONE
Setbacks greater than 19 feet are permitted, however, the first 10
feet of the setback (nearest the road) shall be landscaped or a
5 -foot wide landscaped buffer with a low wall on the inside edge,
or mounded earth fors shall be provided.
2. Side Yard: No side yard setback is required unless such yard abuts
a dedicated street, in which case a suitably landscaped setback shall
be provided according to the following: 50% of the building wall
shall have a minimum setback of 6 feet, 50% of the building wall
shall have a minimum setback of 3 feet.
3. Rear Yard: No rear yard setback is required, unless such rear yard
abuts a dedicated street in which case a minimum 5 -foot suitably
landscaped setback is required.
4. Setback Related to Alleys: Where either a side or rear yard abuts
a dedicated alley, a minimum 5 -foot setback is required. Said yard
may be used for off -street parking, loading and vehicle access.
5. Setbacks for Combined Lots: Where two or more legally
established building sites at the time of adoption of these
regulations are combined into one site, the minimum yard area for
the new site shall be the aggregate of yard areas that would have
been required for each of the original sites under these regulations.
m T SB Zone
5'600 st Win.
i m c m i� 21
m
Street side
+ Street
E.
F.
Ordinance No. 1212
Street
Front
Street
Lot Frontage
A minimum frontage of 50 feet on a dedicated street, provided, however,
that if a lot was of legal record prior to December 1, 1974, this section
shall not apply.
Building Area
The total floor area of all buildings shall not exceed the total net square
footage of the property multiplied by 0.6 or an FAR of 0.6:1.
-136- November 16, 1993
m
m
20.42.070 LANDSCAPING.
= 10,000 sf
FAR =0.6
Bldg Area= 6,000 sf
20.42 SB ZONE
In the SB Zone, landscaping requirements shall be as follows:
A. A minimum of 3% of the total site shall be devoted to landscaping;
B. Landscaping shall consist of trees, shrubs, vines, bushes, flowers, ground
coverings or any combination thereof;
C. Landscaping shall not consist solely of artificial plants, turf, crushed rock,
redwood bark or decorative pavement;
D. Within the fast 3 feet of the front yard setback, a raised planter (2 feet
minimum above sidewalk) shall be provided for the entire frontage,
excluding entrances to the building or parking. The raised planter shall be
provided with permanent watering facilities. Suggested plant materials
may include Italian cypress, Chinese juniper, creeping fig and geraniums
for color. Items such as turf, artificial plants, astro -turf and full-size trees
are not suitable for this location;
E. All landscaped areas shall be provided with permanent watering facilities;
F. All landscaped areas shall be maintained in a neat, clean and healthy
condition. Maintenance shall include proper pruning, weeding, removal
of litter, fertilizing and replacement of plants when necessary; and,
G. Landscaping at intersections of streets, alleys, private drives and all other
vehicular roadways shall be in compliance with Chapter 20.12, General
Provisions.
20.42.080 OFF - STREET PARKING AND LOADING.
Off -street parking and loading shall be provided as required by Section
20.46.030.E. and Chapter 20.54, Off - Street Parking and Loading Spaces.
Ordinance No_ 1212 -137- November 16, 1993
20.42 SB ZONE
20.42.090 SIGNS.
Signs in the SB Zone shall be in compliance with the requirements of Chapter
20.60, Signs.
20.42.100 PROJECT REVIEW AND PLAN CONSISTENCY.
In determining whether or not a project is consistent with the Specific Plan, the
following sequence of considerations should be followed. Successful
responsiveness of the project at each step in the sequence allows consideration of
the following step. Failure on one or more counts at each step will require project
modification accordingly.
A. The initial "screen" for plan consistency is in compliance with the
development regulations of this Zone;
B. The second consistency factor is the extent to which the design guidelines,
as provided for in Chapter 20.46, are used in actual project design;
C. The third area of consideration is the extent to which the various
incentives, as provided for in Chapter 20.46, are appropriately used; and,
D. Finally, in the case of needed interpretation, the extent to which the
development proposal responds to the Plan's Goals, Objectives and
Policies, as provided for in Chapter 20.46, will be evaluated.
Ordinance No 1212 -138- November 16, 1993
Chapter 20.43 MEDIUM MANUFACTURING (MM} ZONE
Sections
20.43.010
PURPOSE.
20.43.020
PERMITTED USES.
20.43.025
PERMITTED ACCESSORY USES.
20.43.040
USES SUBJECT TO A CONDITIONAL USE PERMIT.
20.43.050
PROHIBITED USES.
20.43.060
SITE DEVELOPMENT STANDARDS.
20.43.070
LANDSCAPING.
20.43.080
OFF- STREET PARKING AND LOADING.
20.43.085
VEHICULAR ACCESS.
20.43 090
SIGNS.
20.43.100
PROJECT REVIEW AND PLAN CONSISTENCY.
20.43.010 PURPOSE.
The purpose of this Zone is to provide a transitional land use area between the
high intensity aircraft/aerospace office uses east of Sepulveda Boulevard and the
small single parcel industrial businesses of the westerly portion of the Smoky
Hollow area. As such, the Zone is to be utilized only within the boundaries of the
Smoky Hollow Specific Plan. This district provides for the continuation and
development of medium -sized light industrial and manufacturing activities.
20.43.020 PERMITTED USES.
The following uses are permitted in the MM Zone:
A. Manufacturing;
B. Light Industrial;
C. General Offices, up to 15,000 square feet per site, involved in industrial
related activities such as engineering, industrial design and consultation,
except in conjunction with a permitted manufacturing, light industrial,
warehousing, distribution, light assembly, processing or mixed -use, in
which the size may be greater;
D. Warehousing and distribution;
E. Auto service and repair uses such as repair garages, tire shops and body
shops with up to four service bays. Projects proposing a greater number
of bays shall be required to obtain an Administrative Use Permit;
F.
G
Restaurants, coffee shops and cafes without dnve -thru facilities;
Public facilities, public utilities;
Ordinance No. 1212 -139- November 16, 1993
20.43 MM ZONE
H. General offices in conjunction with any other permitted use as long as the
office does not occupy in excess of 60% of the total building square
footage;
I. Light assembly and processing;
J. Parking structures and parking lots;
K. Retail sales for wholesale outlets;
L. Mixed -use projects including commercial, office and light industrial uses
where the light industrial uses make up at least 50% of the total project's
square footage;
M. Research and development; and,
N. Other similar uses approved by the Director of Planning and Building
Safety, as provided by Chapter 20.72, Administrative Determinations.
20.43.025 PERMITTED ACCESSORY USES.
A. Any use customarily incidental to a permitted use;
B. Employee recreation facilities and play areas;
C. Open storage incidental to a principal use;
D. Retail sales and services; and,
E. Other similar uses approved by the Director of Planning and Building
Safety, as provided by Chapter 20.72, Administrative Determinations.
20.43.040 USES SUBJECT TO A CONDITIONAL USE PERMIT.
The following uses shall be allowed subject to obtaining a conditional use permit,
as provided by Chapter 20.74, Variance and Conditional Use Permit:
A. Freight forwarding; and,
B. Other similar uses approved by the Director of Planning and Building
Safety, as provided by Chapter 20.72, Administrative Determinations.
20.43.050 PROHIBITED USES.
Automobile dismantling businesses are prohibited in the MM Zone.
Ordinance No. 1212 -140- November 16, 1993
20.43 MM ZONE
20.43.060 SITE DEVELOPMENT STANDARDS.
All uses within the MM Zone shall comply with the Development Standards
contained in this section.
A. General Provisions
1. No operations and uses conducted on the premises shall be in
violation of the El Segundo Municipal Code, State laws, or
environmental regulations by reason of noise, dust, mud, odor,
smoke, vibrations or other similar causes; and,
2. All uses in the MM district shall be conducted completely within
a fully enclosed building except:
a. Recreational activities customarily conducted in the open;
b. Exterior storage, provided that it is completely screened
from public view. Such storage shall not be stacked above
the height of the wall and shall not be located within the
required parking area;
C. Outdoor dining areas; and,
d. Surface parking lots.
3. Other provisions as required by Chapter 20.12 General Provisions.
B. Lot Area
Every lot in the MM district shall be a minimum of 11,200 square feet.
If a lot was of legal record prior to December 1, 1974, the minimum lot
size shall not apply.
C. Height
No building or structure within the MM district shall exceed a height of
35 feet; however, that building providing enclosed or rooftop parking or
utilizing a parapet wall on top of the eave of the top floor in order to hide
rooftop equipment shall not exceed 40 feet. Buildings incorporating
certain elements as outlined in the lot consolidation provisions (Section
20.46.030.F.) may, with the concurrence of the Planning Commission,
exceed the stated height limit by up to 10 feet. This provision may also
be applied to special accessory structures ancillary to the basic use at the
Planning Commission's option.
Ordinance No. 1212 -141- November 16, 1993
20.43 MM ZONE
Setbacks
1. Front Yard: In the MM district, the front yard setback shall not be
less than 10 feet for 75% of the total front wall; the remaining 25 %
of the setback shall be a minimum of 5 feet. These setbacks shall
be fully landscaped and maintained in accordance with Section
20.43.070. No parking shall be allowed in this setback area.
2. Side Yard: No side yard setback is required unless one of the
following conditions exists, in which case the stated setback
schedule shall be applicable:
a. Such side yard abuts one of the following dedicated streets:
Street Setback (suitably landscaped)
El Segundo Boulevard 50% shall be setback 4 feet
Franklin Avenue 50% shall be setback 8 feet
Grand Avenue 50% shall be setback 8 feet
b. Such side yard abuts any other dedicated street, in which
case a 5 -foot suitably landscaped setback is required.
C. Where the abutting property on the side yard is in another
zone or district, in which case an 8 -foot setback is required.
Ordinance No. 1212 -142- November 16, 1993
II
20.43 MM ZONE
+ Side
a El Segundo Blvd
5 �— .v 50% Shall Be Setback 4'
Mn b Ftanidin Ave
2A% MM Zone Grand Ave
112Mst S. 50% Shall Be Setback 8'
Mn Min
t i 5' Any Other Dedicated greets
10'E a
a
Tail-.
75% _ o
3. Rear Yard: No rear yard setback is required, unless where the
abutting property is in a different zone, district, or dedicated stre
et, in which case an 8 -foot setback is required.
4. Setback Related to Alleys: Where either a side or rear yard abuts
a dedicated alley, a minimum 5 -foot setback is required. Said yard
may be used for off - street parking, loading and vehicle access.
5. Setbacks for Combined Lots: Where two or more legally
established building sites at the time of adoption of these
regulations are combined into one site, the minimum yard area for
the new site shall be the aggregate of yard areas that would have
been required for each of the original sites under these regulations.
E. Lot Frontage
No requirement.
F. Building Area
The total floor area of all buildings shall not exceed the total net square
footage of the property, multiplied by 0.6 or an FAR of 0.6:1.
i
= 40,000 sf
FAR =06
Bldg. Area = 24,000 sf
Ordinance No. 1212 -143- November 16, 1993
20.43 MM ZONE
20.43.070 LANDSCAPING.
In the MM district, landscaping requirements shall be as follows:
A. A minimum of 7% of the total site's square footage shall be devoted to
landscaping;
B. Landscaping is not required in side yard setbacks unless the side yard
abuts a dedicated street or abuts a different zoning district;
C. Landscaping shall consist of trees, shrubs, vines, bushes, flowers, ground
coverings or any combination thereof;
D. Landscaping shall not consist solely of artificial plants, artificial turf,
crushed rock, redwood bark or decorative pavement;
E. In the front yard setback, an at -grade or raised planter landscaping shall be
employed. A permanent evergreen ground cover (turf, ivy) and trees are
the basic material recommended. One 15 -gallon tree shall be provided for
every 25 feet of lot frontage on a dedicated street;
F. All landscaped areas shall be provided with permanent watering facilities;
and,
G. All landscaped areas shall be maintained in a neat, clean and healthy
condition. This shall include proper pruning, mowing of lawns, weeding,
removal of litter, fertilizing and replacement of plant materials when
necessary.
20.43.080 OFF - STREET PARKING AND LOADING.
Off -street parking and loading shall be provided, as required by Section
20.46.030.E. and Chapter 20.54, Off - Street Parking and Loading Spaces.
20.43.085 VEHICULAR ACCESS.
No new businesses, construction or new structures will be allowed to take direct
vehicular access onto Grand Avenue unless the subject property is essentially
inaccessible to adjacent side streets.
20.41090 SIGNS.
Signs in the MM Zone shall be in compliance with the requirements of Chapter
20.60, Signs.
Ordinance No. 1212 -144- November 16, 1993
i
20.43 MM ZONE
20.43.100 PROJECT REVIEW AND PLAN CONSISTENCY.
In determining whether or not a project is consistent with the Specific Plan, the
following sequence of considerations should be followed. Successful
responsiveness of the project at each step in the sequence allows consideration of
the following step. Failure on one or more counts at each step will require project
modification accordingly.
A. The initial "screen" for plan consistency is in compliance with the
development regulations of this Zone;
B. The second consistency factor is the extent to which the design guidelines,
as provided for in Chapter 20.46, are used in actual project design;
C. The third area of consideration is the extent to which the various
incentives, as provided for in Chapter 20.46, are appropriately used; and,
D. Finally, in the case of needed interpretation, the extent to which the
development proposal responds to the Plan's Goals, Objectives and
Policies, as provided for in Chapter 20.46, will be evaluated.
Ordinance No. 1212 -145- November 16, 1993
Chapter 20.44 GRAND AVENUE COMAIERCIAL (GAC) ZONE
Sections:
20.44.010 PURPOSE.
20.44.020 PERMITTED USES.
20.44.025 PERMITTED ACCESSORY USES.
20.44.060 SITE DEVELOPMENT STANDARDS.
20.44.070 LANDSCAPING.
20.44.080 OFF - STREET PARKING AND LOADING.
20.44.085 VEHICULAR ACCESS.
20.44.090 SIGNS.
20.44.100 PROJECT REVIEW AND PLAN CONSISTENCY.
20.44.110 SPECIAL FINDINGS.
20.44.010 PURPOSE.
The purpose of this Zone is to provide for limited commercial development along
Grand Avenue. As such, this Zone is to be utilized only within the boundaries of
the Smoky Hollow Specific Plan. The development regulations are specifically
designed to discourage strip commercial uses and restrict vehicular access directly
onto Grand Avenue. The commercial uses selected for this zone are not intended
to be competitive with the commercial uses located in El Segundo's downtown
area, although some similarity will occur.
The Grand Avenue Commercial Zone shall be considered a type of "floating zone"
in that once a need has been identified, this zone can be applied to a particular
location as defined by the Smoky Hollow Specific Plan. The floating zones
intended for the Smoky Hollow area attempt to recognize that future residential
and commercial market forces are anticipated in certain portions of the Specific
Plan area, and that sensible land use planning dictates their exact locations, given
adjacent land uses, proximity to arterial streets and overall locational requirements.
In effect, this Zone is not a true "floating" zone in that it does not add more
regulations "over" an existing base zone. Rather, it is a "holding zone" which can
be activated within certain areas of the Smoky Hollow Specific Plan and used in
place of the base zone regulations. The Zone is activated when an application is
filed consistent with Chapter 20.46, which includes preparation of a focused
Supplemental Environmental Impact Report.
20.44.020 PERMITTED USES.
The following uses are permitted in the GAC Zone:
A. Retail Sales;
B. General and medical - dental offices;
Ordinance No. 1212 -146- November 16, 1993
20.44.025
20.44 GAC ZONE
C. Restaurants, sit -down type, excluding facilities with drive- through
facilities;
D. Theaters; and,
E. Other similar uses approved by the Director of Planning and Building
Safety, as provided by Chapter 20.72, Administrative Determinations.
PERMITTED ACCESSORY USES.
A. Any use customarily incidental to a permitted use; and,
B. Other similar uses approved by the Director of Planning and Building
Safety, as provided by Chapter 20.72, Administrative Determinations.
SITE DEVELOPMENT STANDARDS.
All uses in the GAC Zone shall comply with the Development Standards
contained in this Section.
A. General Provisions
As required by Chapter 20.12, General Provisions.
B. Lot Area
To qualify as a development parcel in this zone, a sizable and deep parcel
is necessary. The minimum lot size of 43,560 SF (I acre). No
development may be approved within this zone unless at least 1 acre has
been assembled.
C. Height
No building shall exceed a height of 35 feet, except that buildings devoted
entirely to retail commercial uses may be permitted a maximum height of
45 feet.
_ e
m a
Ordmance No. 1212 -147- November 16, 1993
20.44 GAC ZONE
D. Setbacks
1. Front yard: A minimum 15 feet fully landscaped setback is
required.
2. Side yard: A minimum 15 feet fully landscaped setback is
required.
3. Rear yard: No rear setback is required, except where the rear yard
abuts a dedicated alley, a minimum 5 -foot setback is required.
Said yard may be used for off -street parking, loading and vehicle
access.
sx
_abutting alley
FGAC 2110
1 ac MM
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is, 15
270' MM
froMege
E. Lot Frontage
A mmimum street frontage of 270 feet on Grand Avenue is required.
Ordinance No. 1212 -148- November 16, 1993
20.44 GAC ZONE
20.44.070 LANDSCAPING.
A. In the 15 -foot front yard setback, a raised planter, utilizing common brick
as accent or veneer application, shall be provided for a mimmum of 50%
of the total front yard setback area. Items such as turf, artificial plants,
astro-turf, crushed white rock and pavement are not suitable for this
location;
B. Landscaping shall consist of trees, shrubs, vines, bushes, flowers,
evergreen ground covers or any combination thereof;
C. Landscaping shall not consist solely of amficial plants, turf, crushed rock,
redwood bark or decorative pavement;
D. Five percent of the total at -grade vehicular use area shall be landscaped;
E. All landscaped areas shall be provided with permanent watering facilities;
and,
F. All landscaped areas shall be maintained m a neat, clean and healthy
condition. Maintenance shall include proper pruning, weeding, removal of
litter, fertilizing and replacement of plants when necessary.
20.44.080 OFF - STREET PARKING AND LOADING.
Off - street parking and loading shall be provided, as required by Section
20.46.030.E and Chapter 20.54, Off - Street Parking and Loading Spaces.
20.44.085 VEHICULAR ACCESS.
Direct vehicular access to the site from Grand Avenue is specifically prohibited.
Access shall be from Center Street, Nevada Street, Oregon Street or Kansas Street.
No new business, construction or new structures will be allowed to take direct
vehicular access onto Grand Avenue unless the subject property is essentially
inaccessible to adjacent side streets.
20.44.090 SIGNS.
Signs in the GAC Zone shall be in compliance with the requirements of Chapter
20.60, Signs.
Ordinance No. 1212 -149- November 16, 1993
20.44 GAC ZONE
20.44.100 PROJECT REVIEW AND PLAN CONSISTENCY.
In determining whether or not a project is consistent with the Specific Plan, the
following sequence of considerations should be followed. Successful responsive-
ness of the project at each step in the sequence allows consideration of the
following step. Failure on one or more counts at each step will require project
modification accordingly.
A. The initial "screen" for plan consistency is in compliance with the
development regulations of this Zone;
B. The second consistency factor is the extent to which the design guidelines,
as provided for in Chapter 20.46, are used in actual project design;
C. The third area of consideration is the extent to which the various
incentives, as provided for in Chapter 20.46, are appropriately used; and,
D. Finally, in the case of needed interpretation, the extent to which the
development proposal responds to the Plan's Goals, Objectives and
Policies, as provided for in Chapter 20.46, will be evaluated.
20.44.110 SPECIAL FINDINGS.
A market survey shall be conducted in connection with any proposal for activating
this district which demonstrates to the City Council's satisfaction that proposed
uses will not erode the commercial market for downtown businesses. A finding
to that effect must accompany the approval.
Ordinance No. 1212 -150- November 16, 1993
Chapter 20.45 MEDIUM DENSITY (MDR) RESIDENTIAL ZONE
Sections
20.45.010
PURPOSE.
20.45.020
PERMITTED USES.
20.45.025
PERMITTED ACCESSORY USES.
20.45.060
SITE DEVELOPMENT STANDARDS.
20.45.070
LANDSCAPING.
20.45.080
OFF - STREET PARKING AND LOADING,
20.45.085
VEHICULAR ACCESS.
20.45.090
SIGNS.
20.45.100
PROJECT REVIEW AND PLAN CONSISTENCY.
20.45.010 PURPOSE.
The purpose of the Medium Density Residential (MDR) Zone is to provide for an
area within proximity to the Smoky Hollow area capable of sustaining residential
uses. These residential pockets will assist in buffering existing R -3 neighborhoods
from south of Grand Avenue. The residential densities selected for this area will
be liberal enough to allow sufficient buffering and open space areas, while
remaining low enough to provide an acceptable transition to the R -1 Zone to the
north.
Moreover, it is the intent in identifying the long term potential for residential use
in the area designated to establish that residential use is explicitly excluded from
the remainder of the Smoky Hollow Specific Plan area, except for single caretaker
dwelling units provided for elsewhere in the plan.
The MDR Zone shall be considered a type of "floating zone" in that once a need
has been identified, this zone can be applied to a particular location. The floating
zones intended for the Smoky Hollow area attempt to recognize that future
residential and commercial market forces are anticipated in certain portions of the
Specific Plan area and sensible land use planning dictates their exact locations
given adjacent land uses, proximity to arterial streets and overall locational
requirements.
In effect, this Zone is not a true "floating" zone in that it does not add more
regulations 'over" an existing base zone. Rather, it is a "holding zone" which can
be activated within certain areas of the Smoky Hollow Specific Plan and used in
place of the base zone regulations. The Zone is activated when an application is
filed consistent with Chapter 20.46, which includes preparation of a focused
Supplemental Environmental Impact Report.
20.45.020 PERMITTED USES.
The following uses are permitted in the MDR Zone:
0
Multiple - family dwellings including condominiums, apartments,
townhomes and small lot detached housing; and,
Ordinance No. 1212 -151- November 16, 1993
20.45.025
20.45.060
20.45 MDR ZONE
B. Other similar uses approved by the Director of Planning and Building
Safety, as provided by Chapter 20.72, Administrative Determinations.
PERMITTED ACCESSORY USES.
A. Any use customarily incidental to a permitted use; and,
B. Other similar use approved by the Director of Planning and Building
Safety, as provided by Chapter 20.72, Administrative Determinations.
SITE DEVELOPMENT STANDARDS.
A. General Provisions
As required by Chapter 20.12, General Provisions.
B. Parcel Lot Area
All lots to be developed as multi- family residential must be a minimum of
2.5 acres in size or one complete block, whichever is greater. However,
existing lots less than 2.5 acres in size, which are totally surrounded by
other zones and confined by existing streets shall be allowed to develop
without a variance.
C. Height
No building shall exceed a height of 26 feet.
D. Setbacks
1. Front yard: 15 feet minimum, except that all lots over 80 feet in
depth shall provide a minimum of 20 feet.
2. Side yard: 5 feet minimum, except if parking garages or covered
parking spaces face a street, then the setback shall be 20 feet.
3. Rear yard: A minimum of 10 feet shall be provided.
4. Grand Avenue Setback: Notwithstanding any of the above -
referenced setbacks, no residential building may be located closer
than 30 feet from the Grand Avenue right-of-way line.
Ordinance No. 1212 -152- November 16, 1993
i
9
o� - - -5:-
Mn
MDR Zone
10 A, Mn
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ig v
,Min a m
Street
20.45 MDR ZONE
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MnI , o Min
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E. Lot Coverage
All buildings, including accessory buildings, shall not cover more than
53% of the area of the lot.
F. Building Area
A maximum of 18 units per acre, or one unit per 2,420 square feet of lot,
shall be allowed.
G. Placement of Buildings and Structures
The distance between buildings or structures shall be determined by the
Uniform building Code.
H.
Ordinance No. 1212
Open Space and Recreation Requirements
The following open space and recreational facihties shall be provided:
-153-
November 16, 1993
20.45 MDR ZONE
Number
of Units
Private
Open Space
Common
Open Space
Recreational
Facilities
1. 4 or less units
50 sq Wumt
150 sq. Wunit
2. 5 -9 units
50 sq. Wunit
200 sq fthmtt
3. 10 -20 units
50 sq. Wunit
250 sq Wanit
4. 21 -50 units
50 sq. ft./unit
250 sq. ftlmdt
50 sq. Wunit
5. 50 and up
50 sq Wunit
250 sq. ftJunit
50 sq. Wunit
All required open space and recreational facilities shall be in addition
to the required front and street side setbacks. Interior side and rear
setbacks may be considered as required open spaces and recreation
facilities.
I. Building Wall Modulation
No plane of a building wall facing a property line shall exceed 24 feet
in height or length without at least a 2 -foot offset in wall plane.
Intrusions into the required setback areas, as described in Section
20.12.070, shall not count towards meeting building wall modulation.
20 45 070 LANDSCAPING.
A. Five percent of the total at -grade vehicular use area shall be
landscaped;
B. All landscaped areas shall be provided with permanent watering
facilities; and,
C. All landscaped areas shall be maintained in a neat, clean and healthy
condition. This shall include proper pruning, weeding, removal of
litter, fertilizing and replacement of plants when necessary.
20.45.080 OFF - STREET PARKING AND LOADING.
Off- street parking and loading shall be provided, as required by Section
20.46.030.E. and Chapter 20.54, Off -Street Parking and Loading Spaces.
20.45.085 VEHICULAR ACCESS.
Vehicular access to any property developed per this zone shall not be taken
directly onto Grand Avenue.
Ordinance No. 1212 -154- November 16, 1993
I
11
20.45 MDR ZONE
20.45.090 SIGNS.
Signs in the MDR Zone shall be in compliance with the requirements of
Chapter 20.60, Signs.
20.45 100 PROJECT REVIEW AND PLAN CONSISTENCY.
In determining whether or not a project is consistent with the Specific Plan,
the following sequence of considerations should be followed. Successful
responsiveness of the project at each step in the sequence allows consideration
of the following step. Failure on one or more counts at each step will require
project modification accordingly:
A. The initial "screen" for plan consistency is in compliance with the
development regulations of this Zone;
B. The second consistency factor is the extent to which the design
guidelines, as provided for in Chapter 20.46, are used in actual project
design;
C. The third area of consideration is the extent to which the various
incentives, as provided for in Chapter 20.46, are appropriately used;
and,
D. Finally, in the case of needed interpretation, the extent to which the
development proposal responds to the Plan's Goals, Objectives and
Policies, as provided for in Chapter 20.46, will be evaluated.
Ordinance No. 1212 -155- November 16, 1993
Chapter 20.46 SMOKY HOLLOW SPECIFIC PLAN
Sections:
20.46.010
INTRODUCTION.
20.46.020
DEVELOPMENT PLAN.
20.46.030
DEVELOPMENT REGULATIONS.
20.46.040
PLAN IMPLEMENTATION.
20.46.050
APPENDIX A -- BOUNDARY DESCRIPTION.
20.46.060
APPENDIX B -- GENERAL PLAN CONSISTENCY.
20.46.070
APPENDIX C -- CITY COUNCIL GUIDANCE.
20.46.080
APPENDIX D -- FINDINGS.
20.46.010 INTRODUCTION.
A. PROJECT DESCRIPTION
Smoky Hollow is a light industrial/manufacturing region located in central
El Segundo. The project area encompasses approximately 123 gross acres
or over 91 net acres and is more than 95% developed. The majority of
the present buildings are single or two story and 20 years or older.
The overall plan approach has four thrusts: 1) the preservation of
existing uses which conform generally to the development standards and
design guidelines contained in this plan; 2) providing opportunities for
both small business and medium -sized manufacturing uses; 3) the
provision of a transition from the high density uses on the east side of
Sepulveda to the lower density commercial and residential uses to the
west; and 4) resolution of current issues in the area such as land uses,
parking, circulation, and development standards.
The site is located near the Los Angeles International Airport and the
proposed Century freeway, providing excellent opportunities for the
movement of people and manufactured goods in the area. The site is also
adjacent to two of El Segundo's largest employers, Chevron Petroleum to
the south and Hughes Aircraft Company to the east.
Four (4) separate Zoning Districts are encompassed within the boundaries
of the Specific Plan. They include the Small Business (SB), Medium
Manufacturing (MM) , Grand Avenue Commercial (GAC) and Medium
Density Residential (MDR) Zones, of which the latter two Zones are
floating Zones. These Zones are located within Chapters 20.42, 20.43,
20.44 and 20.45. of the Zoning Code.
B. AUTHORITY AND SCOPE
The California Government Code authorizes cities to adopt specific plans
by resolution as policy or by ordinance as regulation. Hearings are
required by both Planning Commission and City Council, after which the
Specific Plan must be adopted by the Council to be in effect.
Ordinance No. 1212 -156- November 16, 1993
7
f
24.46 SMOKY HOLLOW SPECIFIC PLAN
The adoption of this Specific Plan by the City of El Segundo is authorized
by the California Government Code, Title 7, Division 1, Chapter 3,
Article 8, Sections 65450 through 65457.
The Smoky Hollow Specific Plan is a regulatory plan which will serve as
the zoning ordinance for the property within its boundary. Proposed
development plans or agreements, tentative tract or parcel maps and any
other development approval must be consistent with the Specific Plan.
Projects consistent with this Specific Plan will be automatically deemed
consistent with the General Plan.
The regulations contained herein shall apply to the boundaries described
in Appendix A to this plan.
C. BACKGROUND
The project area has been built almost entirely under old manufacturing
zoning which contained minimal standards. A revised and modernized set
of manufacturing district regulations replaced the original ordinance.
Because the new regulations were more appropriate for larger industrial
acreage, a temporary solution was sought. Accordingly, the Commercial -
Manufacturing (C -M) zone was placed over this area. This C -M zone
was only an interim designation. The standards described in this Specific
Plan constitute the permanent zoning for the area.
As a basis for preparing the plan, a number of problem conditions in the
Smoky Hollow area were identified by the consultant team and verified
with City officials. Generally, these problem statements address the
overall decline in the quality and market potential of the area, the overly
intense use of some sites and the under - utilization of other sites, the
increasing number of vacant or deteriorating structures, the lack of
adequate and safe parking, circulation and loading inefficiencies, the large
number of small (under 10,000 square feet) lots, and uncertainty about
City land use and development standards and expectations for the area.
(See Appendix C for a more complete listing). This Specific Plan
addresses these concerns of the City Council and provides solutions to the
identified problems.
D. PURPOSE
The Specific Plan serves both a planning function and regulatory function.
It is the device for implementing the El Segundo General Plan on this
property. The plan also contains all applicable land use regulations and
thus constitutes the zoning for the Smoky Hollow area.
Ordinance No. 1212 -157- November 16, 1993
E.
F.
20.46 SMOKY HOLLOW SPECIFIC PLAN
ORGANIZATION OF THE PLAN
The most important section of this document for most users of the plan is }
Section 20.46.030, Development Regulations. It contains the rules by
which certain uses will be permitted or prohibited, development standards
which specify how structures must be located on building sites and
presents design guidelines which define, for purposes of this plan, what
"quality" means as it is used in various policies guiding the plan.
The legal foundation and context for the plan is found in the Introduction,
Section 20.46.010. The Development Plan, Section 20.46.020, provides
an overview of the main ideas which make up the plan and sets the policy
direction for the detailed regulations found in Section 20.46.030. An
important feature of this section is the summary of key policy direction
and rationale of the plan. These portions enable the reader to quickly
grasp the essential ideas which make the plan unique and responsive to the
issues within the Planning Areas.
The Plan Implementation section, Section 20.46.040, identifies the steps
necessary to monitor progress in carrying out the plan as well as actions
which will facilitate getting implementation underway.
The APPENDICES describe the boundary of the plan, summarize how the
Specific Plan is consistent with the General Plan, document the original
guidance under which the plan was formulated, and lists the findings as
to the adequacy of the planning process which was used in its preparation.
CALIFORNIA ENVIRONMENTAL QUALITY ACT COMPLIANCE
This Specific Plan is accompanied by a complete environmental impact
report (EIR) as an integral component of the planning process. It has
been prepared in accordance with the most recently adopted guidelines of
the State of California.
The Master EIR provides an inventory of existing conditions within the
Specific Plan area and generally analyzes "worst case" impacts associated
with implementing the Specific Plan goals, policies and development
criteria. The Master EIR will assist in identifying long range, area wide,
and cumulative impacts of individual projects processed.
Ordinance No. 1212 -158- November 16, 1993
20.46 SMOKY HOLLOW SPECIFIC PLAN
20.46.020 DEVELOPMENT PLAN.
A. INTRODUCTION
The development plan contains the essential components of the plan and
the policy direction which serve as the foundation for development
regulations and guidelines which will actually be used in reviewing and
approving development projects.
There is a tendency to emphasize problems in planning documents because
perceived problems are frequently the stimulus for undertaking a plan.
While there certainly are some real problems in the planning area, it is
equally evident there are unique attributes and considerable opportunities
which combine to offer the potential for a balance between preservation,
rehabilitation, expansion, new development and redevelopment. The main
idea of the Specific Plan is to preserve what is good, improve what is not
and allow growth where market forces are evident.
The basis for this plan lies in 1) the Fd Segundo General Plan (see
Appendix A for a summary of General Plan consistency); 2) the analysis
undertaken as part of the Specific Plan effort (embodied in the
accompanying EIR); and 3) the Specific Plan guidance package
(Appendix C to this Plan). This latter item has had a particularly
significant influence on the plan. Its definition of the problems to be
addressed and specification of guiding principles have been taken very
seriously. Accordingly, the following key points should be kept in mind
in reading and using this Specific Plan:
1. The primary use of the area is and should remain industrial.
Differences in regulations within the area are due more to
variations in street and property configurations than they are to
differences in basic use. Optional commercial and residential uses
are permitted only in selected areas and are predicated upon
eventual removal by the property owners of existing uses which
would be incompatible with residential development.
2. In particular, the plan's intent is to preserve the basic intensity of
development now characteristic of the area, stimulating maximum
two to three story buildings of small to medium size. This is in
direct and intentional contrast to the high rise development east of
Sepulveda Boulevard.
3. The City will depend primarily on private market decisions to
stimulate development and improvements in the area.
Ordinance No. 1212 -159- November 16, 1993
20.46 SMOKY HOLLOW SPECIFIC PLAN
4. Diversity of appearance within certain broad quality guidelines is
desirable, but the very unique dominance of brick in many
structures offers a "trademark" that should be repeated in various
forms as much as possible.
The plan is a conscious compromise between one extreme of doing
nothing and the other of trying to completely change the area.
6. In order for the area to work best, a creative partnership between
the City, property owners, and tenants will be required. The
Specific Plan is intended to be the foundation for that partnership
and will support it better than conventional planning approaches.
7. City Council adoption of the policies, use regulations, site
development standards and design guidelines constitutes the City's
commitment to property owners and the development community
that it will carry out its appropriate share of the effort to maintain
the planning area as an asset to property owners, tenants and the
City as a whole.
B. SUMMARY OF SPECIFIC PLAN POLICY DIRECTION
The following points express the most essential ideas contained in this
plan. They should be thought of as the overall policy direction for which
the rest of the plan's ingredients are supporting details.
Decisions about continuation, expansion, redevelopment or new
development of uses on property within the Specific Plan shall rest
with the individual property owner.
2. Decisions about development standards to be maintained or
established shall rest with the City and shall be as prescribed in
this plan as it may be amended from time to time.
3. Interpretation of what constitutes "quality" development within the
Smoky Hollow Specific Plan shall be a cooperative decision
between the developer and the City. Quality, as referenced
throughout the plan, consists of the following ingredients:
a. Property which is developed in uses permitted by the plan;
b. Development which conforms to the site development
standards in the plan, particularly with respect to building
height, bulk and floor area; and
Ordinance No. 1212 -160- November 16, 1993
20.46 SMOKY HOLLOW SPECIFIC PLAN
C. Projects which generally respond to the design guidelines
in the plan, whether they were established before or after
plan adoption.
4. While the basic intent is for continuation of primarily industrial
uses, supporting office and retail commercial uses shall also be
permitted, including mixed use projects at various scales.
5. Optional commercial and residential districts may be established by
special approving action of the City Council within clearly defined
subareas if the property owners involved wish to seek such
approval and the development standards prescribed can be
satisfied.
6. This plan provides guidance for development as it could occur
within approximately a 15 -year time span, or by approximately the
year 2000.
7. A small business area with generally small lots is provided for and
a medium manufacturing area with large parcels is established.
The boundary between the two areas is between Lomita and
Maryland Streets.
8. The plan allows continuation of development standards similar to
prevailing existing development in both primary land use districts,
but establishes more contemporary requirements for parking.
9. The City will consider more extensive use of certain local streets
for parking if adjacent property owners are willing to cooperate in
making it work.
10. Development generally will only be able to intensify to a limited
degree without expanding sewer capacity in the areas.
C. GOALS, OBJECTIVES AND POLICIES
The following statements represent the policy direction for the planning
area as a whole, as well as the distinct sections of the subject area that
exhibit particular use constraints or potentials.
Ordinance No. 1212 -161- November 16, 1993
20.46 SMOKY HOLLOW SPECIFIC PLAN
1. Pattern of Uses
ISSUE: What is the most productive pattern of uses?
GOAL: The highest and best use of the Specific Plan area
as a whole and the small parcel/large parcel areas -
within it.
rAlff)
1.1 Preservation of quality existing uses.
1.2 Expansion/intensification of existing quality uses.
1.3 Maximum possible responsiveness to market opportunities
within the desired development intensification as defined by
the Specific Plan Development Regulations, Standards and
Design Guidelines.
1.4 Promotion of a small industrial business environment west
of Lomita Street.
1. Maintain and perpetuate small (i.e., less than 6,000 square
feet) business establishments generally west of Lomita
Street.
2. Stimulate medium sized light industrial establishments
generally east of Maryland Street.
3. Encourage multiple, medium sized structures on large
parcels rather than single, massive structures.
4. Promote expansion or redevelopment of existing
development that:
a. Is an authorized use;
b. Meets prescribed development regulations; and,
C. Is responsive to established design guidelines.
5. Encourage conventional residential development only within
the medium density residential floating district and only at
the minimum scale provided for in this Specific Plan when
it can be effectively shown through the environmental
Ordinance No. 1212 -162- November 16, 1993
2.
20.46 SMOKY HOLLOW SPECIFIC PLAN
process that such residential uses can be compatible with
existing and planned uses.
6. Allow single caretaker dwelling units at the ratio of one per
legal building site or business establishment, whichever is
larger, so long as two onsite parking spaces are provided
for the dwelling unit.
7. Encourage limited office commercial, and warehousing
uses within the percentage limits as follows:
Condition of Existing Development
ISSUE: How can the overall condition of development be
improved?
GOAL: A consistent quality of development throughout the
area.
OBJECTIVES:
2.1 Maintenance of quality that exists.
2.2 Improvement of development that is deteriorated or
inefficiently designed.
2.3 Reasonable development standards for new development
that occurs.
POLICIES:
1. Allow maximum site development through liberal site
development standards in return for well conceived site
plans which respond to established design guidelines.
Ordinance No. 1212 -163- November 16, 1993
Small
Medium
Business Area
Manubchaine Area
Light Industrial
65%
40%
Office
20%
30%
Commercial
5%
10%
Warehousing
10%
20%
Condition of Existing Development
ISSUE: How can the overall condition of development be
improved?
GOAL: A consistent quality of development throughout the
area.
OBJECTIVES:
2.1 Maintenance of quality that exists.
2.2 Improvement of development that is deteriorated or
inefficiently designed.
2.3 Reasonable development standards for new development
that occurs.
POLICIES:
1. Allow maximum site development through liberal site
development standards in return for well conceived site
plans which respond to established design guidelines.
Ordinance No. 1212 -163- November 16, 1993
3.
20.46 SMOKY HOLLOW SPECIFIC PLAN
2. Offer incentives to property owners in return for property
improvements.
3. Establish and enforce site development standards which
allow economic use of existing properties.
4. Establish and administer site design guidelines to assist
developers in understanding the plan's intent.
Visual Improvement
ISSUE: Flow can the area's appearance and image be
improved?
GOAL: A quality physical appearance of both existing and
future development.
OBIEC ITVES:
3.1 Elimination of visible outside storage.
3.2 More consistent building elevations and materials.
3.3 Contemporary landscape treatments.
3.4 Achievement of an overall positive identity for the area.
POLICIES:
1. Require adherence to design guidelines in the plan for new
development.
2. Allow use of public right -of -way for added off - street
parking only where curb cuts have been abandoned and
where appropriate landscaping improvements are made in
accordance with the plan on adjacent properties.
3. Give priority for off -site parking credits to properties which
comply with visual design guidelines.
4. Consider fee waivers to site plan review costs for those
properties which wish to rehabilitate existing property but
not expand.
Ordinance No 1212 -164- November 16, 1993
f
4.
R
20.46 SMOKY HOLLOW SPECIFIC PLAN
Compatibility of Land Uses
ISSUE: How can land uses within the Specific Plan be kept
compatible with each other and with adjacent uses
in the primary impact area?
GOAL: Compatible land uses.
OBJECTIVES:
4.1 Reduction of existing conflicts between uses.
4.2 Prevention of future incompatibility as new development
occurs.
4.3 Use of design standards to improve compatibility where
changes in use are impractical.
POLICIES:
1. Prohibit all residential uses south of Grand Avenue except
for single unit caretaker residences.
2. Approve site plans for authorized uses which demonstrate
design compatible with adjacent uses and structures.
3. Establish and maintain intermediate height, i.e., between
35 and 45 feet, limits throughout the entire planning area.
4. Apply design guidelines to mitigate conflicts between uses
where a change in use is not practical.
New Uses/Use Intensification
ISSUE: What new uses are appropriate and feasible in the
area and where should they be allowed?
GOAL: Effective integration of new uses.
OBJECTIVES:
5.1 Maximum possible capture of market opportunities by
property owners.
Ordinance No. 1212 -165- November 16, 1993
A
20.46 SMOKY HOLLOW SPECIFIC PLAN
5.2 The most effective possible use of each parcel of land
without changing the intended character of each land use
district in the plan.
5.3 Location of new uses in areas which contribute most to
overall improvement of the area.
5.4 Adequate public facilities to support market generated
growth and development.
POLICIES:
1. Encourage primarily new light industrial uses in the entire
planning area with limited ancillary and support uses.
2. Utilize site plan review as the means of authorizing the
maximum use of each parcel of land allowed by the
Specific Plan in balance with intensity of use objectives.
3. Establish and administer a system of incentives for lot
consolidation in the medium manufacturing district.
4. Allow lot consolidation within the small business area but
without City incentives.
5. Actively pursue consolidated parking opportunities to
compensate for existing deficiencies and allow maximum
parcel usage.
Parcel Size/Configuration
ISSUE: What is the best way to deal with the variety of
land parcels, particularly the numerous small ones?
GOAL: Efficient parcel sizes and configurations.
OBJECTIVES:
6.1 Consolidation of lots wherever possible in conjunction with
anticipated quality design as set forth in this plan.
6.2 Coordinated site planning and development of adjacent lots
where consolidation is not possible.
Ordinance No. 1212 -166- November 16, 1993
7
20.46 SMOKY HOLLOW SPECIFIC PLAN
6.3 Effective use of public rights -of -way to augment limited
parcels.
POLICIES:
1. Provide lot consolidation incentives m the medium
manufacturing district for newly created parcels up to one
acre in size.
2. Allow lot consolidation m the small business area without
providing incentives.
3. Apply incentives for lot consolidation also to situations in
which an integrated site plan is proposed for adjacent
individually owned parcels.
4. Encourage use of selected north /south streets for parking
and loading where property owners within each block are
willing to cooperate in necessary access, building, storage,
parking or other adjustments on their property.
Site Development Standards
ISSUE: What site development standards are appropriate?
GOAL: A combination of standards and incentives which
will stimulate quality development.
OBJECTIVES:
7.1 Site development regulations which lead to efficient use of
available space.
7.2 Site development guidelines which assist in defining and
describing the level of quality intended.
7.3 Site development incentives which stimulate lot
consolidation or cooperative site design and lead to more
profitable and efficient parcel use.
7.4 Site development regulations which require safe and
effective ingress and egress for each business enterprise.
Ordinance No. 1212 -167- November 16, 1993
E�
20.46 SMOKY HOLLOW SPECIFIC PLAN
POLICIES:
1. Encourage less restrictive site development regulation
requirements in the small business area than in the medium
manufacturing area.
2. Provide incentives for lot consolidation /cooperative site j
planning in the medium manufacturing district.
3. Include responsiveness to design guidelines as a major
consideration in site plan review and approval.
Transportation and Traffic
ISSUE: How can adequate vehicular and pedestrian access
best be achieved?
GOAL: Safe and convenient pedestrian and vehicular
access.
OBJECTIVES:
8.1 Maintenance or improvement of existing service levels.
8.2 Adequate sight distances at all intersections.
8.3 Safe sidewalks where there is a purpose for pedestrian
access.
8.4 Efficient use of existing rights -of -way.
POLICIES:
1. Require corner setbacks to improve intersection sight
distances.
2. Implement selected one -way streets and alley programs as
property owners evidence a willingness to participate.
3. Enforce parking restrictions where pedestrian access is
habitually blocked.
4. Use north/south street rights -of -way wherever possible for
increased parking.
Ordinance No. 1212 -168- November 16, 1993
20.46 SMOKY HOLLOW SPECIFIC PLAN
5. Establish a continuous central pedestrian sidewalk along
Franklin Street, encroaching into improved street right -of-
way if necessary.
6. Vacate alley rights -of -way in cases where an entire block
is integrated into one site plan or development if it can be
documented that the circulation system will work as well
without it.
9. Parking and Loading
ISSUE: How much parking and loading are required and
how should the necessary facilities be provided?
GOAL: Adequate parking and loading facilities.
OBJECTIVES:
9.1 Shared parking wherever feasible.
9.2 Adequate employee parking near the place of employment.
9.3 Adequate customer parking on -site.
9.4 Convenient loading which does not cause safety or access
problems.
POLICIES:
1. Encourage consolidated parking in new or redevelopment
projects.
2. Where space permits, promote excess private parking for
lease by businesses off -site.
3. Establish public parking wherever feasible and create an in-
lieu fee program for parcels which have insufficient space
for required parking.
4. Incorporate parking bays in selected north/south street
rights -of -way where curb cuts allow sufficient space for
shared loading.
Ordinance No. 1212 -169- November 16, 1993
20.46 SMOKY HOLLOW SPECIFIC PLAN
D. PLAN RATIONALE
The rationale behind the development of this Specific Plan is the
combination of factors that were presented and researched by the Study
Team. In general five different factors shaped the basis for the Smoky
Hollow Specific Plan. They are:
The El Segundo General Plan (see Appendix A for a summary of
the General Plan consistency)
The City Council guidance package (see Appendix C of this plan)
Public /Staff input
Base data gathered /research
Relevant experience
The last three of these factors will be discussed below in order to clearly
illustrate the methodology for this plan, its policies and its regulations.
Public /Staff Input
It was made very clear by the property owners and merchants in the area
that they considered their area something quite special -- special in terms of
the area's ability to support and sustain small to medium sized businesses
without having unusual restrictions or constraints on them. When asked
about alternative land uses for the area, very little positive feedback was
received. It was clear that the people who attended the first of three
public workshops on the Specific Plan were confused as to the need for
a specific plan at all. Most property owners and merchants did admit to
circulation and parking problems, as well as a general discontentment with
current zoning restrictions which in fact had served to lower property
values and create an artificially slow market condition. The public stated
they wanted the study team to look closely at regulations which would
have a beneficial effect on property values without big changes in land
use.
To summarize, the owners and business people of Brickyard/West insisted
the area remain the same -- industrial land use, with upgrading of certain
areas which contain aesthetic or functional deficiencies such as
landscaping, off - street parking and loading area will be explored.
Staff has supported the wishes of the Smoky Hollow business people while
suggesting the study team explore other land uses.
Ordinance No. 1212 -170- November 16, 1993
20.46 SMOKY HOLLOW SPECIFIC PLAN
Base Data Gathered
Base data was gathered from a number of sources. An economic report
revealed a strong market for the proposed light industrial land uses as well
as a strong market for medium to high density residential uses. Market
review for commercial uses was not included in the scope of this plan.
The study team also conducted an on -foot survey of the project area which
concluded with findings including:
• Substantial building investment exists in the project area suggesting
that significant land use transition will not occur during the 15 -year
horizon of the Specific Plan.
Relatively few targets of opportunity exist for new, consolidated
developments.
Even fewer of these targets of opportunity exist at the "edges" of
the plan making the opportunities for various (incompatible) land
uses minimal.
A substantial portion of the lots are overutilized in that no or few
parking spaces are provided, yielding more building square
footage.
Building masses close to the sidewalk yield better site efficiencies
than haphazard front yard parking.
Surrounding patterns of land use and circulation severely limit the
opportunities for land uses such as residential and commercial.
The study team also conducted extensive study into ownership patterns,
lot sizes, building conditions and lot consolidation opportunities. Findings
of these studies are capsulized in the following Exhibits 11 -1 and 11-2.
Conclusions drawn from the parcel ownerships and patterns included:
Most of the smaller lots occurred west of Lomita Street while most
of the larger lots occur east of Maryland Street. Due to
similarities of these areas in terms of lot sizes, building sizes,
relative age of structures, the study team concluded that the area
should be divided into two districts. This was done so that
regulations could be specifically tailored to the unique conditions
of each district.
Ordinance No. 1212 -171- November 16, 1993
20.46 SMOKY HOLLOW SPECIFIC PLAN
EXHIBIT II-1
PARCEL SIZE STUDY
BRICKYARD/WEST SPECIFIC PLAN
SB DISTRICT
Number of Parcels 110
Average Parcel Size
9,615 sq. ft.
Lots under 6,500 sq. ft.
65 -
60%
Lots under 10,000 sq. ft.
it -
10%
Lots under 15,000 sq. ft.
18 -
16%
Lots under 20,000 sq. ft.
9 -
8%
Lots over 20,000 sq. ft.
7 -
6%
Total
110
100%
MM DISTRICT
Number of Parcels 92
Average Parcel Size
31,573 sq. ft.
Lots under 10,000 sq. ft.
27 -
29%
Lots under 20,000 sq. ft.
22 -
24%
Lots under 40,000 sq. ft.
27 -
30%
Lots under 80,000 sq. ft.
12 -
13%
Lots over 80,000 sq. ft.
4 -
4%
Total
92
100%
Ordinance No. 1212 -172- November 16, 1993
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20.46 SMOKY HOLLOW SPECIFIC PLAN
Areas where small, contiguous lots occur and are either vacant or
have substandard inexpensive buildings located on them were
identified as targets of opportunity. Very few of these conditions
occur.
A plan of maintenance, restoration and continual upgrading with
infill improvements would be ultimately more realistic, than a
grandiose redelineation of land uses and circulation patterns.
Relevant Experience
Although not as "quantifiable" as the last two analyses, certain
assumptions, observations and past experiences bring certain directions to
bear on the Smoky Hollow Specific Plan. The findings or assumptions
that have been made by the study team suggest:
A declining land use intensity transition from the uses east of
Sepulveda to the uses located in El Segundo's downtown is
necessary and desirable.
Suggesting vast and sweeping land use changes without a strong
land use market, supporting existing conditions, and lack of public
support is not advisable.
With such a substantial building structure fabric, adaptive re -use
of these specialized buildings, for another land use is not feasible
at this time. Many of these buildings have useful lives far beyond
the 15 -year horizon of this plan.
Opportunities and Constraints
In addition to observations based upon professional planning background,
a comprehensive list of opportunities and constraints was developed early
upon completion of the research and analysis.
Qportunities
The area has an interesting and varied topography.
There are relatively few vacant buildings which indicated a strong
existing market.
Many streets are underutilized and may have potential for
increased development.
Ordinance No. 1212 -175- November 16, 1993
20.46 SMOKY HOLLOW SPECIFIC PLAN
A system of alleys offers a means for splitting traffic more
effectively.
There appears to be a strong market for a variety of land uses,
including office and residential.
• There are several large and viable businesses located in the area.
• The proposed I -105 freeway will be located nearby.
• There are recent instances of quality redevelopment within the
project boundary.
• The area is located near Los Angeles International Airport.
• The City is seriously interested in working with area property
owners and businesses to bring about improvements.
There is very little traffic within the study area, with the most
serious peak hour congestion occurring on the periphery.
Constraints
• Established development patterns leave little room for new
development opportunities.
• There is a lack of organized off - street parking.
Varied architectural styles and treatments create a somewhat
chaotic appearance along many of the streets, making achievement
of visual order very difficult.
• Sidewalk standards are antiquated and in most cases the walks are
discontinuous due to driveway aprons or overlapping parking on
them. In some cases, either no sidewalks exist or they are
extremely narrow.
Small and large ownership patterns are scattered throughout the
area. Very little consistency exists.
Various uses and intensities of use are mixed randomly throughout
the area.
• Many buildings were designed for a very specific tenant use and
are not easily adaptable to different use.
Ordinance No. 1212 -176- November 16, 1993
24.46 SMOKY HOLLOW SPECIFIC PLAN
. Street landscaping either does not exist or is generally (with some
notable exceptions) not very effective.
There are sight distance problems at many intersections.
Varied site development standards contribute to an overall sense of
messiness and inefficiency.
There is a general impression of clutter because of on street
parking and extensive outside storage visible typically through
chain link fences.
Potential Measures
• Consolidate small lots (either through private land assembly or
coordinated site planning), developing more efficient use of the
land and infrastructure.
Consolidate off - street parking with shared facilities or development
incentives.
Provide alternatives to front setback parking.
Consider for future planning, peripheral/low intensity industrial
uses to high density residential uses.
Encourage side and rear loading in future new development.
• Utilize vacant lots or underutilized portions of adjacent lots for
parking whenever possible.
Require parking (either on -site or nearby) for new or expanded
redevelopment.
Determine if utility easements can be utilized for parking or other
uses.
Establish new comprehensive site development standards including
screening.
Close off selected streets and widen others.
Reduce the width of selected streets or install loading bays at key
locations.
Ordinance No. 1212 -177- November 16, 1993
20.46 SMOKY HOLLOW SPECIFIC PLAN
Establish selected one -way streets.
Building Condition Analysis
The following analysis was conducted as an initial step in formulating
policy directions in the plan. Judgement of structure condition, overall
upkeep, signage and landscaping are certainly not an exact science.
However, the study team felt it would be necessary to get an overview of
building soundness to begin to identify areas where rehabilitation and new
development would be likely. The planning units identified are keyed to
City blocks or portions of City blocks as shown on the base maps. A
"Good" rating generally means that over 80% of the buildings located in
that planning unit are in good repair or new, have healthy landscaping in
good condition and have clear signage. A "Fair" rating generally means
that about 50% of the buildings located in that planning unit are in good
repair or new, etc. A "Poor" rating means that less than 30% of the
buildings located in the block are in "good" condition (see Graphic).
Block # Condition Rating
1
Fair
2
Poor
3
Poor
4
Fair
5
Fair
6
Fair
7
Fair
8
Good
9
Fair
10
Poor
11
Fair
12
Fair
13
Fair
14
Fair
15
Fair
16
Poor
17
Good
18
Good
19
Good
20
Good /Fair
21
Fair
22
Fair
23
Fair
24
Good
Ordinance No. 1212 -178- November 16, 1993
1
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20.46 SMOKY HOLLOW SPECIFIC PLAN
Block # Condition Rating
25
Fair
26
Fair
27
Good
28
Fair
29
Fair
30
Good
31
Good
32
Good
33
Fair
34
Fair
35
Good
36
Good
37
Good
38
Fair
39
Fair
Targets of rtunity
The following figure depicts where lot consolidations and/or new
developments are most likely to occur. These assumptions are made
based upon condition of structure, parcel size and adjoining parcels,
locations and use. Since the City will not be taking an overt role in
requiring rehabilitation and redevelopment, special funding mechanisms
for private property owners did not factor into these locational
assumptions.
Summga
Over the next 15 years, it can be expected that a total of four acres in the
Small Business District will completely redevelop while approximately 9
acres in the Medium Manufacturing District will redevelop.* Of course,
additions, and upgrading of property intensities cannot be accurately
figured due to the lack of indicators such as building age, conditions, and
location.
Build -Out Scenario
In order to be able to estimate the impacts of reasonable buildout for a
fifteen year horizon, it is necessary to make some assumptions based upon
review of aerial photographs and selected properties. In general the area
is presently typified by one story buildings with minimal parldng and
landscaping. Some buildings exhibit two story heights, but they are not
prevalent.
Ordinance No. 1212 -179- November 16, 1993
20.46 SMOKY HOLLOW SPECIFIC PLAN
Presently, about 90 acres is developed for some type of use in Smoky
Hollow. Given an estimated floor area ratio of .55 for existing
development, we can estimate that approximately 2,156,220 square feet
of building space presently exists here.
The "Targets of Opportunity" map identified approximately 13 acres of
potential redevelopment. These 13 acres are felt to be the most realistic '
areas of redevelopment in Smoky Hollow based upon numerous factors as
described in that section. Given the development regulations in this plan
and assuming they are maximized by developers, the study team estimates
a floor area ratio of .84.* Developable square footage as a result would
increase approximately 164,221 square feet over what currently exists for
a total of 2,320,441 or a 7% land use intensity increase.
Utilizing market absorption rates predicted for Smoky Hollow of 4 acres
of light industrial uses per year, we can estimate a maximum buildout
(albeit unrealistic) over the 15 year horizon. By the year 2000, this
buddout alternative would yield 60 acres of redeveloped land. Utilizing
the floor area ratio of .84 compared to the existing floor area ratio of .55
established for the area, we yield a new development factor of .29. New
development over the 15 year horizon would increase development by
approximately 758,000 square feet or about 25% land use intensity
increase.
* These figures do not include floating zone potentials.
E. LAND USE PLAN
The band Use Plan is designed to facilitate rational, quality development
and redevelopment in the area without adversely impacting existing
industrial and manufacturing businesses.
The major functions of this portion of the Plan are to establish the
rationale for the development regulations found in Section III of the plan
and to express, in land use terms, the policy guidance just stated in sub-
section B., preceding. It constitutes, along with the previous section
(Goals, Objectives and Policies) of this Specific Plan, the policy section
of the Plan. By explaining the various plan components in this chapter the
rationale for the third chapter, Development Regulations, will be more
understandable.
This chapter will mainly serve as a point of reference for staff and
decision making bodies in El Segundo as to whether or not or to what
degree a proposed project is consistent with the Specific Plan.
Ordinance No. 1212 -180- November 16, 1993
20.46 SMOKY HOLLOW SPECIFIC PLAN
Land Use Concept
Existing land use is primarily light industrial within the entire
boundaries of the planning area. It does provide for two sets of
use district regulations because of the different character in the
eastern and western portions of the area.
The "two district" concept describes the intensity of regulatory
provisions, based upon existing conditions, citizen input, and
market forces showing future industrial demand. The Land Use
Concept offers development guidance for a substantially bright
industrial future. Options for uses are incorporated (residential,
commercial) in limited areas under certain circumstances.
Exhibit U-4 illustrates the two primary districts which form the
Smoky Hollow Specific Plan. Each District represents a different
level of regulatory intensity. These differing regulatory levels are
fully described in Chapter 20.46.030, Development Regulations.
*Assumes 3 -story height, 1:400 parking ratio, 350 sq.
ft. /parldng space, setbacks.
Small Business Area This district covers the portion of the
Specific Plan area from Standard Street to the alley east of Lomita
Street. The Area is characterized by smaller or incubator
industrial and manufacturing uses located on small parcels, many
without off - street parking. It is an area in which small "incubator"
business concerns exist and many continue to flourish. Presently,
112 various parcels exist in the area. Seventy-eight of the parcels,
70% of the existing parcels, are under 10,000 square feet in size,
many are under 5,000 square feet. The desire is to maintain a
small industrial business environment, but not to preclude lot
consolidation, business expansion and growth. Design guidelines
will allow some flexibility to achieve visual enhancement of the
area. The Small Business Area is a transition between the
pedestrian scale downtown and the medium sized manufacturing
area to the east. Uses will basically remain the same as at present,
with an emphasis on the smaller industrial user with ancillary
office space.
Ordinance No. 1212 -181- November 16, 1993
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20.46 SMOKY HOLLOW SPECIFIC PLAN
Medium Manufacturing District
This district extends from the alley west of Maryland Street to the
eastern boundaries of the Specific Plan area. This area, unlike the
Small Business area, is characterized by both land parcels and
businesses that are much larger in scale. While developments are
larger, there is still a need for improvement in such aspects such
as access, parking and landscaping. The regulations developed for
this area are flexible yet intended to ensure good on -site design.
Incentive programs are included to achieve the intent of the
district. While the anticipated scale of business establishments is
considerably larger than in the small business district, the
designation "medium" is intentional and envisions predominantly
business establishments which need 15,000 square feet of floor
area or less.
Floating or Overlay Districts
A medium density residential district is provided north of Grand
Avenue, should the rather substantial market potential for
residential development ever be sought by property owners.
Under no circumstances is it intended that residential uses remain
south of Grand Avenue. The secondary residential option may be
allowed only upon conversion of an entire block or portion of a
block within the Specific Plan, so long as the adjacent portion
outside the Specific Plan boundary is already residential in
character.
A commercial district is provided along the south edge of Grand
Avenue for limited commercial development if it can be
demonstrated that erosion of downtown commercial potential will
not thereby occur.
2. Project Review and Plan Consistency
The plan is intended to allow for substantial flexibility compared
with typical industrially zoned areas, yet it does provide certain
direction that is quite critical.
Ordinance No. 1212 -183- November 16, 1993
20.46 SMOKY HOLLOW SPECIFIC PLAN
F. CIRCULATION PLAN
The proposed circulation system is shown on Exhibit 11 -5 and is based
upon the existing grid system of streets and alleys. However, the
circulation plan envisions improved use of existing rights -of -way to
achieve several important City objectives. Those objectives are related to
the overall goals of 1) safe and convenient pedestrian and vehicular
access; and 2) adequate parking and loading facilities. The proposed
system is intended to provide for:
1. Employee, customer and delivery access to area businesses;
2. High capacity access between the intensive development east of
Sepulveda Boulevard and the Downtown/Civic Center area;
3. Maximum efficiency of existing rights -of -way in accommodating
vehicular /pedestrian movement, parking and delivery/service
access;
4. Improved intersection sight distance;
5. Improved levels of service in the Specific Plan area without
contributing to further increase in peak period congestion at nearby
key intersections;
6. Safe and convenient loading facilities; and,
7. Sufficient employee and customer parking to correct existing
deficiencies and accommodate new development.
Because the basic character of proposed land uses is not expected to
change in the near future, the recently adopted City-wide General Plan
Circulation Element (1984) remains adequate in its designation of arterial
highways and truck routes. However, the Specific Plan does propose to
contribute to improved effectiveness of these arterial routes.
Moreover, it goes beyond the general plan and specifies functional roles
for all routes within the area, including alleys.
Ordinance No. 1212 -184- November 16, 1993
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20.46 SMOKY HOLLOW SPECIFIC PLAN
The functional distinctions are as follows:
1. Arterial/Truck Routes
This classification includes Grand Avenue and El Segundo
Boulevard. They perform their designated arterial highway and
truck route functions as described in the General Plan. Land use I
and development standards are aimed at reducing impediments to
traffic flow along these routes as much as possible. Grand Avenue
is particularly important as the major link between the employment
centers east of Sepulveda Boulevard and the Downtown
Business /Civic Center. As existing uses taking direct access to
these streets redevelop, access (not necessarily visibility) should be
shifted to side streets and alleys.
2. Central Collector
Franklin Street divides most of the Specific Plan area (all but the
portion north of Grand Avenue) in an east/west direction. It will
continue to serve some vehicular functions. Two added functions
will be as the major pedestrian spine and as the service route for
the City's shuttle service, particularly as it expands its level of
service.
3. Local Industrial Streets
Fourteen cross - streets run in a north/south direction, generally
between El Segundo Boulevard and Grand Avenue. An extension
of this grid connects to Holly Avenue at the northeast edge of the
planning area. Holly is also a part of the local street system.
Their functions include:
a. Customer access;
b. Augmented parking where curb breaks can be substantially
reduced;
C. Large scale loading (delivery); and,
d. Where necessary, employee access.
4. Alleys
The extensive system of alleys is, unfortunately, comprised of very
narrow rights -of -way (typically, 14 or 15 feet). This implies
Ordinance No 1212 -196- November 16, 1993
20.46 SMOKY HOLLOW SPECIFIC PLAN
limited maneuvering between the alley and adjacent properties.
Where they exist, alleys should provide primary employee access,
light delivery and refuse collection. Some may function more
successfully as one way routes.
Taken together, this network of facilities at such a different scale
provides for a very diversified and effective circulation plan.
5. Cooperative Parking Opportunities
In addition to the potential represented by use of a portion of one
way local industrial streets, there are several other possible sites
which, individually or collectively, could contribute to the areas
parking supply. They are located on Exhibit 11 -6 and include:
a. Vacant parcel at the intersection of F1 Segundo Boulevard
and Center Street;
b. Portion of the junior high school site at the expiration of
the current lease;
C. Possible lease arrangements on a portion of the Chevron
refinery property;
d. Lease arrangements for a specified percentage of spaces on
one or more nearby quasi -public institutions;
e. Allocation of selected spaces in the Civic Center area; and,
f. Lease arrangements for excess spaces which may be
developed in conjunction with any private use within or
adjacent to the Specific Plan area.
All such opportunities would require tie-in to the shuttle system in
order to serve the most parking deficient areas.
G. PUBLIC FACILITIES PLAN
Adequate utility service shall be provided to all properties within the
Specific Plan. Telephone, gas and electricity service are currently
available with adequate capacity upon application and payment of
applicable fees and charges.
Ordinance No. 1212 -187- November 16, 1993
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20.46 SMOKY HOLLOW SPECIFIC PLAN
Water Service
Water utility service is provided by the City of Ei Segundo and is
currently available within the subject area. The City has two connections
to the Metropolitan Water District and three storage reservoirs with a total
capacity of 11 million gallons. In order to serve areas west of Sepulveda
Boulevard, water is distributed through the existing water mains by
pressurized flow. Within the Specific Plan area, water is provided
through an existing 24 -inch trunk line in El Segundo Boulevard. All of
the north -south lines within the area were recently replaced with 8 -inch
cement -lined mains. Several of the east -west lines are 6 -inch mains, but
are considered adequate to serve the area.
Fire Protection
The provision of water for adequate fire suppression to any particular
property may involve upgrading several existing small connectors as
recommended in the Fire/Life Safety Master Plan Study RCM, 1983.
Improvements should be provided to meet the requirements of the
Insurance Services Office (ISO), fire underwriters. Fire flows should be
at least 2,000 gpm. Minimum size mains shall be 6 inches. All dead end
mains should be corrected and reconnected into a looped, gridded system.
Fire hydrants should be spaced 300 feet apart.
All new development shall be provided with fully automatic sprinkler
protection or other reasonable fire/life safety protection as determined by
the fire chief. All new development in blocks adjacent to dead -end water
mains shall include provisions for assessment in order to accomplish re-
looping of such mains into the system. All new commercial and industrial
development shall be assessed a fee of 11 cents per square feet of net
increase in building area to mitigate the effect of the incremental
additional demands on fire/life safety and paramedic services.
Sewer Service
The City of El Segundo has two separate sewer systems. Areas west of
Sepulveda Boulevard, including the study area, are served by the original
sewer system which connects to the City of Los Angeles' Hyperion
Treatment Facility. The facility's capability is 420 million gallons per day
and it is temporarily at capacity due to repairs. Due to the rolling terrain
of the study area, distinct drainage areas exist which have separate local
collection systems. These separate systems convey flows to a central low
point where it is pumped into the City's outfall system for treatment at the
Hyperion Treatment Facility. The City of El Segundo has an agreement
with the City of Los Angeles which permits an average flow of 2.75 mgd
Ordinance No. 1212 -189- November 16, 1993
Drainage
Area Reach
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20.46 SMOKY HOLLOW SPECIFIC PLAN
of wastewater to be treated at the Hyperion Plant. Currently, El Segundo
contributes approximately 2.66 mgd which is within 3% of the permitted
capacity. Since the City is currently close to its permitted capacity, any
further additions to the sewer as a result of the Specific Plan, as well as
other projects within the City that are tributary to this system, should be
closely evaluated. As necessary, the City should investigate the possibility
of obtaining additional treatment capacity in the Hyperion system or
transferring a portion of the Hyperion service area to Sanitation District
No. 5.
The City recently developed a Sewer Master Plan (1983) that addressed
existing and potential sewer problems. The majority of the existing sewer
conveyance system has adequate capacity for the current level of
development. Exhibit U -7 depicts the existing sewer system within the
study area. Several reaches within the western end of the Specific Plan
area (i.e., Standard Street between Franklin Avenue and El Segundo
Boulevard, Franklin Avenue between Standard Street and Eucalyptus
Street, and El Segundo Boulevard between Standard Street and Eucalyptus
Street) were identified as having inadequate flow capacity under existing
conditions. The following table lists these reaches, their depth of current
flow to diameter of pipe ratio (D /d) and flow condition; and Exhibit 11-7
illustrates their locations.
EXISTING SEWER FACILITIES WITH
INADEQUATE FLOW CAPACITY
Eim Size Mac. D/d Flow Condition
10"
10"
10"
10"
10"
10"
0.60
High
0.66
High
0.66
High
0.52
Slightly higher
than normal
0.72
High
0.51
Slightly higher
than normal
SOURCE: City of El Segundo Sewer Master Plan, 1983.
Ordinance No. 1212 -190- November 16, 1993
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20.46 SMOKY HOLLOW SPECIFIC PLAN
The City Public Works Department has indicated that no improvements
for the identified capacity inadequacies have been scheduled to date due
to lack of funding.
Developments which significantly increase the demand on the sewer
system cannot be accommodated without construction of relief sewer
systems. The size, extent and cost of these systems depend greatly upon
the level of property development.
As described more fully in the Sewer Master Plan, the available capacity
of existing systems varies significantly from area to area. Some trunk
lines are at or even beyond capacity now and would require new parallel
lines if development were significantly intensified in the area they serve.
Others are below design capacity and would be capable of increased flow.
Because of this localized variation in capacity, it is imperative that project
review include a careful analysis of sewer system impact for proposed
development projects, including impacts elsewhere in the system.
Currently, storm runoff from the study area is collected and flows west
via gravity flow pipes located in Kansas Street, Franklin Avenue east of
Center Street, Eucalyptus Street and Arena Street. Flows are then
pumped through storm drains in Center Street and El Segundo Boulevard
out to the Pacific Ocean.
There is a periodic street flooding problem in portions of the study area,
particularly along Franklin Avenue. However, plans and funding have
been prepared in order to build two new pump stations and improve flood
control channels along Franklin Avenue, pending total clean-up of the
recently discovered underground hydrocarbon pool. This process is well
underway and scheduling of pump station construction will be timed
accordingly. Exhibit 11 -8 shows the locations of the proposed flood
control channels and two pump stations. Since urban runoff is related to
the amount of impervious surface, it is not expected that the new
development will significantly increase the volume of runoff. This is
because the actual area of paved or covered surfaces will differ very little
from the existing condition. Consequently, remedial drainage
improvements already identified and budgeted will also service the needs
of new development.
Ordinance No. 1212 -192- November 16, 1993
FLOOD CONTROL
& DRAINAGE
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EXHIBIT II -8
20.46 SMOKY HOLLOW SPECIFIC PLAN
20.46.030 DEVELOPMENT REGULATIONS.
A. FORWARD
These Development Regulations implement The Smoky Hollow Specific
Plan. The regulations are adopted by Ordinance pursuant to Article 8,
Authority for Scope of Specific Plans of the Planning and Government
Code in compliance with Sections 65450 and 65503 of the Government
Code. Land Use districts for regulatory purposes are shown on
Exhibit III -1.
B. GENERAL PURPOSE
The development regulations found m this Specific Plan intend to provide
the standards, criteria and procedures necessary to achieve the following
objectives:
Implement the provisions and policies of the General Plan;
2. Provide maximum opportunities for innovative community design
and site planning, consistent with orderly development and
protection of the small business environment while allowing for
new growth potentials sensitive to the scale of existing
development; and
3. Improve the visual image, economic well-being and overall
integrity of the Smoky Hollow area.
C. APPLICATION
These development regulations shall be applied only in The Smoky
Hollow Specific Plan area.
2. If any portion of these regulations are, for any reason, declared by
a court of competent jurisdiction to be invalid or ineffective in
whole or in part, such decisions shall not affect the validity of the
remaining portions thereof. The City Council hereby declares that
it would have enacted these regulations and each portion thereof,
irrespective of the fact that any one or more portions be declared
invalid or ineffective.
Terms used in these regulations shall have the same definitions as
given in the City of El Segundo Zoning Code.
Ordinance No. 1212 -194- November 16, 1993
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20.46 SMOKY HOLLOW SPECIFIC PLAN
D. FLOATING ZONES
1. Introduction
One of the axioms on which zoning has been based since its
inception is similar treatment for equally situated property within
a use district. Unfortunately, the old axiom has resulted in
increasingly complex district regulations when special - or
conditional - use procedures have been added to provide additional
responses to market changes in redeveloping areas such as
Brickyard/West.
The two floating zones, Grand Avenue Commercial and Medium
Density Residential, go to the heart of this problem, recognizing
that future residential and commercial market forces are anticipated
in certain portions of the Specific Plan area and that sensible land
use planning dictate their exact locations given adjacent land uses,
proximity to arterial streets and overall locational requirements.
In effect these zones are not true "floating" zones in that they
don't add more regulations "over" an existing base district. Rather
they are "holding zones" which can be applied to certain areas and
in place of the base district regulations. Conceptually, they
suggest a "second generation" approach to the identified land uses
and regulations of the base districts of this Specific Plan.
2. Procedure
The City Council, after receiving recommendations from the
Planning Commission, giving written notice to adjacent property
owners and holding a public hearing may activate either of these
floating zones. The Council or the Commission may initiate such
change by petition of the property owner(s). Before such petition
can be considered, the owner(s) must submit a focused
supplemental EIR addressing land use, traffic, utilities, noise and
air quality. The City shall ultimately determine which supplemen-
tal potential impacts must be addressed. Fees for such a procedure
shall be established by the City Council.
3. Application
The development regulations detailed in Chapters 20.44 and 20.45
shall only be applied as identified on Exhibit III -2 where these
floating zones are permitted.
Ordinance No. 1212 -196- November 16, 1993
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20.46 SMOKY HOLLOW SPECIFIC PLAN
7�7. 1'i.(!'i;7Y�1 li I;��Iiir1�1►YK�
1. Introduction
The lack of well- designed, efficient parking in the Smoky Hollow
area is probably the area's biggest liability. Presently, three
different conditions exist on properties in the area. They are:
a. The property was developed long before the current zoning
regulations and, as a consequence, lack of any off - street
parking facilities.
b. The property has developed and redeveloped during recent
years creating a situation where between off -street parking
and on- street parking, the total parking demand is met.
C. Recently developed properties have developed parking in
accordance with current zoning regulations and may have
extra spaces in their parking lot.
What becomes adequate parking for this area may, in fact, be quite
unacceptable for another area. This area "works" with the current
obvious parking dilemma and, subsequently, these parking
regulations will reflect a certain amount of flexibility in design and
standards. Some guiding principles formulated by residents and
property owners in the Smoky Hollow area will serve to guide the
overall direction of this section.
Keep parking `tight' to encourage better design and
maximum site utility.
Reduce the amount of required parking, thus reducing the
cost of constructing parking spaces to developers and,
ultimately, consumers.
Provide maximum flexibility in parking design in order to
achieve more efficient site design.
Allow employee parking to be developed in a tandem
fashion, with reduced size configurations.
Ordinance No. 1212 -198- November 16, 1993
20.46 SMOKY HOLLOW SPECIFIC PLAN
FRONT YARD PARKING DESIGN GUIDELINES
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Ordinance No. 1212 -199- November 16, 1993
20.46 SMOKY HOLLOW SPECIFIC PLAN
Rather than provide two standards for parldng, one for
compacts and one for full size autos, average the two
standards for a single standard which will alleviate full
sized cars erroneously and illegally parking in compact
spaces.
In some instances of rehabilitation and expansion, allow for I
contribution of payment of fees -in -lieu of required off - street
parking.
Allow off -site parking.
Discourage front yard parking with total frontage curb cuts.
Encourage side and rear yard parking.
2. Design of Parking Spaces
a. Tandem Spaces
Each tandem space shall be a minimum of 9 feet in width
by 20 feet in length.
b. Visitor Spaces
Visitor or non - tandem spaces shall be a minimum of 8.5
feet in width by 18 feet in length.
c. Parallel Parking
Parallel parking spaces shall be a minimum of 8.5 feet in
width by 24 feet in length.
d. Minimum dimensions for regular non -tandem parking
layouts.
e. A maximum 2 -foot overhang into the landscaped area in
front of wheel stops may be counted in calculating space
length.
Ordinance No. 1212 -200- November 16, 1993
20.46 SMOKY HOLLOW SPECIFIC PLAN
a
b.
C.
d.
e.
Angle
Stall
Aisle
Overall
Layout
300
16'
12'
44'
16' -0"
450
19'
14'
52'
11'- 3 -3/4"
600
20'
20'
60'
9'- 4 -1/4"
90°
18'
25'
60'
8' -6"
11
Ordinance No. 1212 -201- November 16, 1993
F.
20.46 SMOKY HOLLOW SPECIFIC PLAN
LOT CONSOLIDATION PROGRAM
Lot consolidation, for the purposes of this Specific Plan, shall refer to the
legal combination of lots or the development of multiple lots under
separate ownership as one cohesively designed development. A single
parcel, existing at the time of adoption of this Specific Plan is not eligible
for the lot consolidation bonuses.
Lot consolidation is a desirable approach for further site efficiencies,
exclusively in the Medium Manufacturing District and associate overlay
zones. Lot consolidation in the Small Business District is encouraged,
although incentives for this area will not be granted. As a means to
encourage lot consolidation in the medium Manufacturing District rather
than require it by specifying larger than normally existing lot sizes, the
City may grant certain bonuses for consolidations exceeding a base level.
This base level or minimum lot consolidation area is then specifically
determined on a planning unit by planning unit basis, formulated and
based upon actual existing lot sizes and configurations.
How does it work?
In order to qualify for the bonuses, the total area of the lots being
combined or cohesively designed must exceed the identified minimum lot
consolidation area identified on Table 1. Planning Unit locations are
shown in the cooperative Parking Exhibit following page II -24.
Minimum Lot Consolidation
Planning Unit(s) Eligibility Area
17, 33, 34, 35
34,000 sq. ft.
18, 19,20
52,800 sq. ft.
21, 23, 24
17,500 sq. ft.
25, 26
40,000 sq. ft.
27
235,224 sq. ft.
28
31,500 sq. ft.
22, 29, 30
42,000 sq. ft.
31,32
31,000 sq. ft.
36,37
178,596 sq. ft.
39,39
67,082 sq. ft.
40
100,200 sq. ft.
For example, two adjacent owners, Weis and De Lucio in Planning Unit
24, want to develop their properties as one cohesive development. The
minimum lot consolidation area in Planning Unit 24 (see Table 1) is
17,500 square feet. Mr. Weis' property is 17,900 square feet and
Ordinance No. 1212 -202- November 16, 1993
20.46 SMOKY HOLLOW SPECIFIC PLAN
Mr. De Lucio's property is 7,000 square feet. Collectively, they exceed
the minimum area required to qualify for lot consolidation incentives and
are therefore eligible to receive certain bonuses.
It should be specifically noted that the Planning Commission and City
Council shall ultimately decide which bonuses and to what extent they will
be granted, on a case -by -case basis. Naturally, projects far exceeding the
minimum lot consolidation area will be given appropriate consideration
nearing the limit of allowed bonuses.
Bonus Descriptions
Parking requirement reductions - up to 15%
Increased height limit - up to 15'
Reduced business license (head tax) fees - up to 100%
G. OPEN SPACE/BULK GUIDELINES
Introduction
The insertion of new, large, glass, mid -rise buildings stretching from lot
setback to lot setback among older, relatively small scaled brick buildings
in Smoky Hollow is not unlike problems that many other southern
California cities are currently experiencing. Cities need not passively
accept the dictates of new development, insensitive to the scale and
context of a desirable, existing area such as Smoky Hollow. A
community can secure and preserve building scale for an area by creating
transitional or intermediate scaled steps between the small scaled buildings
that exist and the larger scaled buildings that will occur. It is these
transitional steps included herewith that will ensure effective and sensitive
contrast.
Scale
Due to the site development standards created for both districts in Smoky
Hollow and given the building scale that presently exists there, the most
quantifiable factor affecting building scale is lot size. As the lot gets
bigger, so goes the associated building envelope. Therefore, a lot size can
be identified which, when fully developed, would yield a building
completely out of context with the existing scale of development.
Obtaining the optimum lot size in relation to a particular scale of building
is difficult, however, re- examining the generally one and two story
buildings, a common enough feature throughout the area and averaging lot
Ordinance No. 1212 -203- November 16, 1993
20.46 SMOKY HOLLOW SPECIFIC PLAN
sizes in the MM district, a lot size figure of 30,000 square feet becomes
a useful benchmark.
Omen Space Requirements
The two most logical places to diminish the size and scale of a building
are at its base (footprint) and upper floors. An effective way to reduce
the footprint of an inordinately large building is to impose maximum
building coverage requirements upon parcels above the 30,000 square foot
benchmark. The most effective way to reduce the bulk of the stories is
to limit the square footage of upper floors to a certain percentage of the
building footprint. Thus:
Maximum Building Coverage
for Building with at -grade
Parking 60%
Maximum Building Coverage
for Building with a separate
or subterranean parking
structure 80%
Maximum third and fourth
floor square footage 75% of first floor
Applicability
The Open Space/Bulk Guidelines are specifically restricted to use only in
the MM District and for properties in excess of 30,000 square feet.
Development in the SB District and in the MM District under 30,000
square feet. Development in the SB District and in the MM District under
30,000 square feet do not have to comply with these guidelines.
It should be stressed at this point that these are only guidelines and should
be used as such with a certain amount of flexibility built in. For example,
if a building required to conform to this guideline covers 65% of the
parcel, but in the staffs and Planning Commission's opinion meets the
spirit of reducing overall bulk, there is no reason to require full
compliance at 60 %.
Ordinance No. 1212 -204- November 16, 1993
20.46 SMOKY HOLLOW SPECIFIC PLAN
H. SITE PLAN REVIEW PROCEDURES
1. General
All regular provisions of the El Segundo Municipal Zoning Code
shall apply to all properties within the Specific Plan, including but
not limited to conditional use permit, variance, time limit, public
notice and hearing provisions. The provisions herein add to or
supplement the above referenced provisions.
2. Site Plan Review
M, . '11..
The Smoky Hollow Specific Plan shall be implemented
through the use of Site Plan Review. A Site Plan shall be
required for all rehabilitation, redevelopment, expansion of
existing Use of structures and new development within the
Specific Plan area requiring a building permit. A site plan
review will not be required for rehabilitation of a structure
where there is no footage increase or use intensification.
This requirement is instituted for the following reasons:
1) To ensure consistency with the intent of Smoky
Hollow Specific Plan.
2) To encourage innovative industrial design and
development.
3) To assure substantial long range compliance with
the General Plan.
4) To promote the highest contemporary standards of
site design.
5) To adapt to specific or special development
conditions that occur from time to time while
continuing to implement the Specific Plan.
6) To facilitate complete documentation of land use
entitlements authorized and conditions pertinent
thereto.
Ordinance No. 1212 -205- November 16, 1993
20.46 SMOKY HOLLOW SPECIFIC PLAN
Approval of a Site Plan shall be required prior to or
concurrent with a Tentative Tract or Parcel map for all
proposed projects within the Specific Plan Area. Where no
Tentative Tract or Parcel map is required, approval of a
site plan shall occur prior to issuance of building permits.
Authority for approval of a Site Plan shall rest with the
Director of Planning and Building Safety for projects under
15,000 square feet in floor area (appealable to the Planning
Commission) and with the Planning Commission for
projects 15,000 square feet or larger in floor area.
C. The following is a list of activities which are exempt from
the Site Plan Review process. This list is not all- inclusive;
the Director of Planning and Building Safety may exempt
other special activities not covered by this example listing.
All interior changes, alterations, construction;
Repainting;
Reglazing, new mullions;
Relandscaping of existing structure;
Re- roofing with similar style roofing materials;
Minor exterior repairs costing less than $2,500;
Demolition;
Exterior mechanical (heating, air conditioning,
water heater).
d. Procedures
Site Plans, which contain plans, drawings, illustrations,
designs, reports and other detailed information as required
herein, shall be submitted to the City staff for review and
comment. Applicants are encouraged to submit preliminary
plans for review and comment by the Planning Division
prior to the final preparation of a Site Plan. Comments
from other City departments and service agencies shall be
sought by the Staff prior to preparing a recommendation on
the finalized Site Plan.
Applicants should insure that they have obtained a copy of
the design guidelines which supplement this Specific Plan.
This will assist the developer in achieving consistency with
the Specific Plan and generally facilitate a quality project.
Ordinance No. 1212 -206- November 16, 1993
20.46 SMOKY HOLLOW SPECIFIC PLAN
Upon determination that the Site Plan complies with the
provisions of the Specific Plan and the review factors
described in the design guidelines, the staff shall prepare a
staff report with recommendations which shall be submitted
along with the Site Plan to the Planning Commission at the
earliest possible regular meeting. The Planning Commis-
sion shall approve, deny or conditionally approve the Site
Plan.
e. Environmental Determination
The Site Plan Review process is discretionary, not
ministerial, and is therefore subject to the requirements of
the California Environmental Quality Act (CEQA).
However, in light of the Master EIR established as part of
this Specific Plan, only a focused EIR or mitigated negative
declaration will be required for uses permitted in the base
districts and then only where it is demonstrated that public
facilities are inadequate and improvements beyond the
project site may be required. A full supplemental EIR will
be required for activation of any portion of the floating
zones.
L Time Limitation
Site Plan approval, in accordance with this policy, shall be
valid for a period of one year plus extensions pursuant to
the El Segundo Municipal Code. If construction of a
project does not commence within that period and proceed
with due diligence thereafter, the approval of the Site Plan
shall terminate and an additional submittal, review and
approval will be required.
g. Revisions
Revisions that are minor in nature or reasonable extensions
other than those applied as a condition of approval by the
Planning Commission shall be submitted for review and
approval administratively by the Director of Planning and
Building Safety. Significant changes, additions or
omissions shall be submitted for review and approval by
the Planning Commission.
Ordinance No. 1212 -207- November 16, 1993
20.46 SMOKY HOLLOW SPECIFIC PLAN
h. Auirements for Site Plan
A Site Plan shall consist of plans, drawings, illustrations,
designs, reports and other detailed information as required
to determine compliance with the provisions of the Specific
Plan and responsiveness to design guidelines. The
following list of plans and information is required:
1) All applicable tentative tract maps or tentative
parcel maps;
2) A physical description of the site, including
boundaries, easements, existing topography, natural
features, existing buildings, structures and utilities;
3) Location, grades widths and types of improvements
proposed for all streets;
4) A site plan showing location of all structures,
landscape and hardscape areas, parking areas,
walks, internal circulation, access, adjacent streets,
sign type and placement, and fence -wall type and
placement;
5) Description of the extent to which design guidelines
have been used in the plans;
6) A tabulation of square footage, area devoted to
parking, parking spaces, landscape coverage,
building coverage and heights; and,
7) Such applications and environmental assessment
forms as are provided by the City staff.
1. Mandatory Em-dings for Approval of a Site Plan
The Planning Commission shall make the following written
findings before approving or conditionally approving any
Site Plan.
1) The proposed project is compatible with the intent
and purpose of the Specific Plan.
Ordinance No. 1212 -208- November 16, 1993
20.46 SMOKY HOLLOW SPECIFIC PLAN
2) The plan will not have an adverse impact on the
public health, safety, interest, convenience or the
general welfare.
3) The Site Plan is compatible with the intent and
purpose of the regulations and design guidelines of
the Smoky Hollow Specific Plan.
I. DESIGN GUIDELINES
This section has been created to provide design guidelines for the
implementation of the Smoky Hollow Specific Plan. It has been designed
as a companion document to the Specific Plan and is intended to aid
planners, architects, landscape architects, engineers, property owners and
developers in adhering to guidelines which will promote an improved
image and character for the Brickyard area. These design guidelines will
be utilized by the City Planning staff and the Planning Commission in
reviewing projects requiring site plan review.
There are key design elements which contribute significantly to the overall
visual impact of a community. These include architecture or building
design and criteria which deal with signs, lighting, landscaping, parking
and other details. The Specific Plan provides regulations for minimum
design standards of these criteria. This report addresses each of these
elements in general terms or long range goals and establishes the
guidelines which can be used and expanded upon in more detail through
the site plan review process.
This section is not intended to limit the work of designers, but to provide
a flexible framework to accomplish an overriding design concept and to
encourage quality development which will establish Smoky Hollow as a
special place to work and run a business.
Design Goals
• To create a quality industrial area.
• To maintain a distinctively smaller scale of development that what
exists east of Sepulveda Boulevard.
To enhance the economic potential of the area by attracting quality
developments.
Ordinance No. 1212 -209- November 16, 1993
20.46 SMOKY HOLLOW SPECIFIC PLAN
BUILDING ARTICULATION
MEDIUM MANUFACTURING DISTRICT
BRICKYARD / WEST
UPPER FLOOR BULK CONTROL
ON LARGE BUILDINGS
UNDESIRABLE ACCEPTABLE
Ordinance No. 1212 -210- November 16, 1993
i
20.46 SMOKY HOLLOW SPECIFIC PLAN
Design Guidelines
This section is intended to provide guidelines that will result in buildings
of quality and character. Projects conforming with these guidelines are
highly recommended. Nevertheless, careful consideration will be given
to creative, sensitive projects which do not conform in all respects to these
guidelines.
The qualities and design elements for buildings that are most actively
encouraged are:
Richness of surface and texture
Play of light (shapes and shadows)
Equal void to solid building wall ratios
Multi-planed roofs
High degree of varying wall articulation
The elements to avoid or minimize:
Large, extremely deep front setbacks with vast amounts of parking
located there
Highly reflective surfaces
Large blank walls
Large metal surfaces
Exposed concrete block
Chain link fence, barbed wire
False fronts
• Unarticulated building facades
3 -story `box' structures
Buildings
Conventional industrial architecture existing in Brickyard/West can be
characterized by simple one and two story rectangular box type structures,
typically constructed of brick or other masonry. These relatively low
profile, simple shapes comprise a strong element of continuity throughout
Smoky Hollow and it is the materials, variations and fenestration details
which provide the needed variety. The major elements of variety which
should be addressed when designing buildings and structures are:
wall surfaces
opening (windows, entrances)
colors
graphics
Ordinance No. 1212 -211- November 16, 1993
20.46 SMOKY HOLLOW SPECIFIC PLAN
C
The varying and different applications of a variety of elements is only
limited by the imagination and ingenuity of the architect. There is
basically an unlimited number of elements available to the designer.
Some of the most desirable element applications are:
Surfaces
brick
• exposed aggregate
scored split face block
Qp—enings
recessed or projected entries
entry overhead elements
windows
clerestories
• landscape planters'
Color
subtle warm tones
white
bright color bands and trim
• dark, though not reflective glass
Graphics
building address
• directional
company names
The following guidelines should be consulted when designing and
reviewing future development in Smoky Hollow.
1. Avoid long, unarticulated building facades. Buildings with varietal
front setbacks are strongly encouraged.
2. Avoid blank front and side walls on street frontages.
3. Flat roofs with parapet walls to screen rooftop equipment are
appropriate, although buildings with articulated varying roof planes
are encouraged.
Ordinance No. 1212 -212- November 16, 1993
I
20.46 SMOKY HOLLOW SPECIFIC PLAN
SINGLE STORY INDUSTRIAL DESIGN
EETEE I
POOR
NO BUILDING ARTICULATION
TOO MASSIVE
basic one story concrete
tilt —up construction
: vertical seam
: window glazing band
: brick veneer
mix complimentary materials
provide articulation
:increase window area i
address Identification u�
BETTER
Ordinance No. 1212 -213- November 16, 1993
20.46 SMOKY HOLLOW SPECIFIC PLAN
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Ordinance No. 1212 -214- November 16, 1993
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20.46 SMOKY HOLLOW SPECIFIC PLAN
4. The use of prefab, all metal steel for sheathing of buildings is
prohibited. This is not to preclude the use of metal details within
architecturally designed buildings such as "Cortin" steel.
5. Conceal all service areas and storage areas either within the
building themselves or by screening walls by a solid masonry or
stucco stud wall of one color, preferably with brick accent trim.
6. Ultraflat smooth facades and polished reflective surfaces are
opposite in character to what is being sought in Smoky Hollow.
7. All screening shall be architecturally integrated with the building
design, and a roof parapet wall shall be used to screen roof
mounted equipment.
Industrial Site Desien
1. Avoid long linear vistas and building edges within the development
envelope and along the streetscape through variations in setbacks.
2. Whenever possible, do not place employee parking in the front
yard, between the street and building. Parking should be located
to the side or rear portion of the site whenever possible.
3. Buildings should be sited in a manner that will complement the
adjacent buildings and landscape. Building sites should be
developed in a coordinated manner to provide order and diversity
and avoid a jumbled, confused streetscene. Look to the existing
development around the subject site to establish a context in which
to design.
4. Buildings should orient their public entrances and siting toward the
major streets an much as possible. Buildings located on El
Segundo Boulevard, Franklin Avenue and Grand Avenue are
required to take vehicular access from a side street whenever
possible to do so.
5. The main elements of sound industrial site design are illustrated
below and include:
a. controlled site access;
b. separate service area and service access;
C. separate employee parking;
Ordinance No. 1212 -215- November 16, 1993
20.46 SMOKY HOLLOW SPECIFIC PLAN
d. convenient public access and visitor parking;
e. front yard landscaping; and,
L screening of storage and work areas.
6. It is generally more acceptable to create an aggregation of smaller
building forms than to create a massive single building form.
Parking/Loading Facilities
1. No required parking or loading facilities shall be located in any
required setback areas unless specifically allowed by the
development regulations.
2. Loading areas and docks shall be permitted only in rear and side
lot areas. If a loading area must be located in the front of the
building, the building shall be set back an appropriate distance to
avoid having delivery vehicles encroaching into the public right -of-
way.
3. No part of a street shall be used for loading excepting areas
designated by the City for loading.
4. Develop multi-user parking areas shared between different
buildings and uses with a single access point. Secondary access
points should have one -way access or exits only.
5. Major access points for parking lots should be located as far from
street intersections as possible.
6. New development shall be restricted from developing curb cuts
that span the entire frontage of a lot.
7. Separate automobile access and parking from service truck areas.
8. Alley access for employee parking is strongly encouraged.
9. All parking spaces shall be clearly outlined on the surface of the
parking facility.
Ordinance No. 1212 -216- November 16, 1993
20.46 SMOKY HOLLOW SPECIFIC PLAN
. I- 1
1. Landscape materials should enhance the major architectural design
elements through the coordinated use of shrub and leaf colors, tree
forms, plant material masses, and lighting.
Grouped masses of plant material should be designed to
complement architectural elevations and roof lines through color,
texture, density and form on both the vertical and horizontal
planes.
3. Wherever feasible, native and drought tolerant plant material shall
be used.
4. A combination of landscaping, fences and walls shall be used on
the perimeter of properties to define property limits, separate use
areas and provide on -site security.
5. Landscaping, fences and walls, or a combination, shall be used on
the perimeter of properties to visually screen and/or physically
enclose outdoor storage areas, loading docks and ramps,
transformers, storage tanks and other appurtenant items of poor
visual quality.
6. Parking and outdoor storage areas shall be screened from view off
the property by the use of fencing, walls and /or landscaping.
Li h in
Lights shall not be placed to cause glare or excessive light spillage
on neighboring sites. A uniform light color is preferred for the
area. The use of high pressure sodium lights is encouraged.
2. Light standards shall not exceed 20 feet in height and in no case
shall they exceed the height of the buildings on -site.
3. All parking lot and driveway lighting should provide uniform
illumination of 2 -foot candles. Accent illumination is
recommended at key points such as entrances, exits, loading zones
and drives at a minimum of 5 -foot candles.
4. The design of light fixtures and its structural support shall be
architecturally compatible with the surrounding buildings.
Ordinance No. 1212 -217- November 16, 1993
20.46 SMOKY HOLLOW SPECIFIC PLAN
20.46.040 PLAN IMPLEMENTATION,
A. INTRODUCTION
This section of the Specific Plan provides guidance on its implementation.
It augments the general administrative provisions in Section M.D., and
the site plan review procedures in Section M.J.
The two aspects of implementation not covered elsewhere are the
monitoring program (detailed in sub - section B. below) and the special
implementation program requirements necessary to carry out the plan
(sub - section Q. The monitoring program is called out separately because
of its significance and the need to establish a format as an integral part of
the plan.
B. MONITORING PROGRAM
A monitoring program is incorporated in the plan in order to track the
progress of the Specific Plan and to cue the City for any needed
improvements. This information will also assist in determining budgetary
needs for the Smoky Hollow area. In addition, it is desirable to verify
periodically that the plan is working in accord with City expectations.
The monitoring program is designed to be easily administered and
understood. It can be readily updated.
The area will be monitored at the City's site plan review stage.
Exhibit IV -1 is an example of the type of form to be used for the
monitoring. Each planning unit will have a separate form in order to keep
track of changes on an area basis. A summary should be analyzed once a
year to track what changes are occurring and if they require any City
action. This review should occur prior to the City budget preparation so
that if any City resources are required, they can be allocated at that time.
The following steps will be necessary to make the monitoring system
operational:
1. Set up files for each planning unit;
2. Establish a set of summary maps (1" = 100') to log site plan
cases;
3. Enter cases on worksheets as they are filed; and,
Ordinance No. 1212 -218- November 16, 1993
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20.46 SMOKY HOLLOW SPECIFIC PLAN
4. Enter cases on summary map as they are approved.
5. Summarize aggregate activity in each land use district annually,
Identify particularly:
a. Parcel consolidation, if any;
b. Parking/loading bay increases or reductions;
C. Requirements for public facility improvements (particularly
sewer enlargement); and,
d. Notable problems, if any, with any aspect of the Specific
Plan which may suggest amendment consideration.
C. PROGRAM REQU REMENTS
Assuming establishment of the implementation program, much of the
implementation can be accomplished by integration into the City's
development review process. Certain additional actions, however, are
either desirable or essential in effectively carrying out this plan. They
include:
1. Codify the regulation section of the Specific Plan into the City of
El Segundo Municipal Code (Zoning Code).
2. Prepare a site plan application form for distribution to project
applicants.
3. Establish a parldng in -lieu fee program in conjunction with
exploration of a vehicle parking district for management of the
shared parking spaces (either on public land or shared between
private owners) and shared loading bays.
4. Explore potential cooperative parking sites identified in the plan to
document feasibility, timing, improvement requirements and
probable space potential.
5. Survey property owners along proposed one -way streets to
determine willingness to implement coordinated parking
improvements. A single initial prototype where there is
particularly strong interest is recommended.
6. Explore the feasibility, cost and operational implications of
expanding the existing shuttle service to provide peak period
Ordinance No. 1212 -220- November 16, 1993
3
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20.46 SMOKY HOLLOW SPECIFIC PLAN
transportation service to the Specific Plan area from cooperative
parldng facilities.
7. Consider expanding the business area/medium manufacturing uses
into the area generally south of Grand Avenue between Center and
Arena Streets.
Ordinance No. 1212 -221- November 16, 1993
20.46 SMOKY HOLLOW SPECIFIC PLAN
20.46.050 APPENDIX A — BOUNDARY DESCRIPTION.
The Brickyard/West Trade Center contains the area within the following boundaries:
Southern Boundary: The centerline of El Segundo Boulevard from the point of intersection
of the western border of Sepulveda Boulevard right -of -way extended at the east, to the point of
intersection of the centerline of Standard Street at the west.
Western Boundary: The centerline of Standard Street from the centerline of El Segundo
Boulevard to the south, northerly to the intersection of Franklin Avenue in an easterly direction
to the intersection of the centerline of the alley between Standard Street and Eucalyptus Drive;
along the centerline of said alley in a northerly direction to the intersection of the centerline of
the alley paralleling, and approximately 150 feet south of Grand Avenue.
As part of the Zone Change 88 -3, the western boundary was expanded to include the following
area:
The centerline of the alley between Standard Street and Main Street from the centerline
of El Segundo Boulevard to the south, northerly to the intersection of the centerline of
Franklin Avenue; along the centerline of Franklin Avenue in an easterly direction to the
intersection of the centerline of Standard Street; along the centerline of said street in a
northerly direction 350 feet; thence east to the existing boundary.
Northern Boundary. The centerline of said alley in an easterly direction to the intersection of
the centerline of Arena Street; along the centerline of Arena Street in a southerly direction to
the intersection of the centerline of Franklin Street; along the centerline of Franklin Street in an
easterly direction to the western boundary of vacated Bungalow Drive extended; along the
western boundary of vacated Bungalow Drive extended in a northerly direction 95 feet to the
southern boundary lot line of the public retention basin; along the southern boundary lot line of
the public retention basin in an easterly direction to the intersection of the centerline of Center
Stint; along the centerline of Center Street in a northerly direction to the intersection of the
centerline of Grand Avenue; along the centerline of Grand Avenue in an easterly direction to
the extended property line between lots 13 and 44 on the north side of Grand Avenue between
Center Street and Nevada Street; along the said property line in a northerly direction for
approximately 70 feet to the El Segundo Junior High School boundary; along the El Segundo
Junior High School boundary in an easterly direction to the intersection of the centerline of
Nevada Street; along the centerline of Nevada Street in a northerly direction to the termination
of the street at the southern boundary of El Segundo Junior High School (approximately 70 feet);
along the southern boundary of the El Segundo Junior High School in an easterly direction to
the southeastern corner of the property (approximately 350 feet); along the eastern border of the
property in a northerly direction to the intersection of the northern boundary of the Southern
Pacific Railroad right -of -way; along the northern boundary of the Southern Pacific Railroad
right -of -way in a southeasterly direction to the intersection of the northern boundary of vacated
Holly Avenue (approximately 125 feet); along the northern boundary of vacated Holly Avenue
Ordinance No. 1212 -222- November 16, 1993
20.46 SMOKY HOLLOW SPECIFIC PLAN
in an easterly direction to the intersection of western boundary of California Street
(approximately 175 feet); along the western boundary of California Street in a southerly direction
to the intersection of the centerline of Holly Avenue; along the centerline of Holly Avenue in
an easterly direction to the intersection of the western boundary of the Southern California
Edison powerline easement; along the western boundary of the Southern California Edison
powerline easement to the intersection of the northern boundary of Grand Avenue; along the
northern boundary of Grand Avenue in an easterly direction to the intersection of the eastern
boundary of the Southern California Edison powerline easement; along the eastern boundary of
the Southern California Edison powerline easement in a northwesterly direction to the
intersection of the centerline of Illinois Street; along the centerline of Illinois Street in a
northerly direction to the intersection of the centerline of Holly Avenue; along the centerline of
Holly Avenue in an easterly direction to the intersection of the centerline of Indiana Street.
Eastern Boundary Along the centerline of Indiana Street in a southerly direction through
Grand Avenue and continuing along the centerline of the vacated Indiana Street to the
intersection of the centerline of the vacated Franklin Avenue; along the centerline of the vacated
Franklin Avenue in a westerly direction to the intersection of the eastern boundary of Illinois
Street; along the eastern boundary of Illinois Street in a southerly direction to the intersection
of the southern boundary of the El Segundo City Maintenance Yards; in an easterly direction
to the intersection of the eastern boundary of the Southern Pacific Railroad right -of -way; along
the eastern boundary of the Southern Pacific Railroad right -of -way in a southeasterly direction
to the intersection of the western boundary of Sepulveda Boulevard; along the western boundary
of Sepulveda Boulevard in a southerly direction to an intersection with the centerline of El
Segundo Boulevard.
Ordinance No. 1212 -223- November 16, 1993
20.46 SMOKY HOLLOW SPECIFIC PLAN
20.46.060 APPENDIX B — GENERAL PLAN CONSISTENCY.
The Smoky Hollow Specific Plan is designed to implement the goals and intent of the various
elements of the El Segundo General Plan, as well as the overall direction contained in the City's
adopted Community Goals package. The General Plan is divided into seven elements; each of
which is addressed in this section. The goals of each element is listed, followed by an
explanation of how they are implemented by this specific plan.
Land Use Element
A. IMPLEMENTED GOALS
To promote the health, safety and well-being of the people of El Segundo by
adopting standards for the proper balance, relationship and distribution of the
various types of land uses.
To maintain a well balanced community offering planned and protected residential
districts, an adequate parks and recreation system for all age groups, facilities for
cultural pursuits, planned commercial areas and industrial areas and a coordinated
circulation system for the fast, safe and efficient movement of people and
commodities.
To encourage replacement of obsolete buildings with well planned, quality
developments with emphasis on environmental aesthetic standards.
To encourage development of property zoned for commercial manufacturing and
special commercial uses with projects of the highest quality.
B. METHOD OF ]IMPLEMENTATION
This Specific Plan will implement these goals by providing specific development
standards, regulations and guidelines which will assure quality development in the Smoky
Hollow area. Supporting circulation system and public facility improvements are
identified.
Circulation Element
Contemporary goals are to minimize person delay rather than only vehicle delay; to
maximize mobility, yet minimize environmental and energy impacts of travel; improve
transit speeds and operating efficiency; reduce travel demands, and ensure that
improvements are compatible with each other and consistent with broader urban
objectives.
Ordinance No. 1212 -224- November 16, 1993
20.46 SMOKY HOLLOW SPECIFIC PLAN
B. METHOD OF IMPLEMENTATION
A traffic and parking study prepared by Associated Traffic Consultants accompanies this
Specific Plan. This study outlines the existing traffic conditions and how those
conditions will be affected by the implementation of this plan. Mitigation measures for
any adverse conditions are outlined to ensure an efficient circulation pattern and provide
more adequate permanent parking.
Conservation Elements
1 1' Icy lam I If .
1. To promote high quality future development and redevelopment with the goal of
a higher quality of life for the residents of El Segundo.
2. To provide for the proper management of El Segundo's natural resources so that
they may be protected and enhanced for the present and future well -being of the
City's residents.
B. METHOD OF FIAPLF IENTATION
This Specific Plan provides for quality development through the introduction of specific
development regulations and quality guidelines for the Smoky Hollow area. More
effective landscaping standards and achievable open space requirements will enhance
natural features of the area.
Housing Element
A. IMPLEMENTED GOALS
To guide the City in making housing decisions in order to meet the housing needs
of all economic segments of the population.
To encourage the preservation of viable attractive neighborhoods free from blight
and deterioration.
Ordinance No. 1212 -225- November 16, 1993
20.46 SMOKY HOLLOW SPECIFIC PLAN
The Smoky Hollow area is adjacent to existing residential areas to the north and provides
for the long -term option of a medium density residential development in that portion of
the plan. This zone is a response to the identified market potential. The development
regulations in this plan are designed to soften the impact of industrial development on
adjacent residential areas, as well as to provide quality development standards for any
future residential development.
Noise Element
A. IMPLEMENTED GOALS
Orderly removal of non - conforming land uses (mixed usage such as residential
dwellings in either SB or MM zones) which results in noise incompatibility.
2. Planned compatibility of commercial and industrial noise sources with present and
future conforming noise - sensitive land uses.
3. New residential developments, and other uses where noise affects quality of life,
planned in conformance to adopted noise standards and criteria.
4. Protection of areas that are presently quiet from future noise impact.
5. Application of technical, procedural and funding assistance available at the State
and Federal level for noise ameliorating measures.
B. METHOD OF IMPLEMENTATION
The Smoky Hollow Specific Plan provides a land use plan which aims at providing
compatible land uses within and adjacent to the project area. Current adopted noise
standards and criteria will remain applicable to this area. Elimination of non - conforming
residential uses will remove noise - sensitive uses from the area.
Safety and Seismic Safety Elements
1. Prevention of serious injury and loss of life.
2. Insuring the continuity of vital services and functions.
Ordinance No. 1212 -226- November 16, 1993
20.46 SMOKY HOLLOW SPECIFIC PLAN
B. METHOD OF IMPLEMENTATION
This Specific Plan provides for an evaluation of public services to the project area. This
includes circulation, water supply, sanitary sewers and drainage. An efficient system for
each of these services will contribute to public health and safety. Elimination or
reduction of circulation conflicts is a major thrust of the plan, thus providing direct safety
improvements.
OM Space Element
The Open Space Element is incorporated in the City's Community Goals which were adopted
in 1972. The Smoky Hollow Specific Plan implements the following Community Goals:
A. GENERAL
Implement programs that will encourage and contribute to the economic, social,
educational, psychological and physical health, safety, welfare and convenience
of the community.
2. Maintain the spirit and structure of local government which will provide services
and leadership to the total community by the most efficient, equitable, economic
and democratic means possible.
Revitalize, upgrade and improve substandard areas of the City.
4. Establish guidelines for adequate standards in the building codes and zoning
ordinances to ensure humane, safe and aesthetically sound living and working
conditions; and to prevent community deterioration.
B. BEAUTIFICATION
Provide for the protection and proper use of community resources and for the
elimination of environmental pollution in order to ensure optimum living and
working conditions.
2. Require private and public developers to include quality design and landscaping
in constructing and maintaining their facilities.
C. TRANSPORTATION
Develop standards to encourage and provide off - street parking for all types of land use,
in parking structures or underground facilities.
Ordinance No. 1212 -227- November 16, 1993
20.46 SMOKY HOLLOW SPECIFIC PLAN
D. RESIDFNTiAl.
Encourage the development of quality residential dwellings.
E. CONDURCL&L
µ�
Permit private development of hotel/convention center, offices and related services in
areas compatible with the residential integrity of the community.
F. MUSTRUL
1. Restrict mdustnal uses to areas presently zoned for such uses, with any
adjustment as recommended by precise study.
2. Provide for specific performance standards and vigorous enforcement of zoning
and building codes to preserve and improve the environmental quality of the
community.
These goals are similar to the ones discussed in other General Plan Elements. This Specific Plan
implements these goals through the use of the Development Regulations and Guidelines, as well
as through the Implementation Plan. This Plan provides for quality development within the
Bnckyard/West area and retains the present character where reasonable quality levels prevail.
Ordinance No. 1212 -228- November 16, 1993
20.46 SMOKY HOLLOW SPECIFIC PLAN
20.46.070 APPENDIX C — CITY COUNCIL. GUIDANCE.
The City Council has directed the preparation of a Smoky Hollow Specific Plan and has retained
The Planning Center to prepare the Plan. It is important for the Consultant, staff, property
owners, tenants and others interested in the Smoky Hollow area to know what was in the
Council's mind in initiating this plan. Accordingly, the following problem statement and guiding
principles for preparing the plan represent our understanding of the Council's instructions for
this planning effort.
It is also important to understand that this problem statement as well as the objectives may
change during the course of the planning effort. Public input, consultant analysis of information
produced and City review are all possible sources of change. This is normal and desirable for
such a study.
A. PROBLEM STATEMENT
The Smoky Hollow area is characterized by the following problem conditions for which
a proposed specific plan is intended to seek solutions or improvements:
There is an overall decline in the quality and market potential of the area in spite
of the existence of numerous quality establishments.
2. There is and has been uncertainty about City land use and development standards
and expectations for the area.
3. Some building sites are used too intensively, while others are underutilized.
4. Increasing numbers of structures are vacant, deteriorated, or both.
5. There is some conflict of use between existing establishments within the area as
well as in relation to adjacent uses outside the planning area.
6. There is a general lack of adequate and safe parking.
7. Development standards that generally prevail are not contemporary and do not
lend to an image which stimulates substantial private investment in the area.
8. Loading arrangements are inefficient, sometimes impeding traffic movements and
generating public safety problems.
9. Street and sidewalk standards are antiquated and, along with shallow setbacks that
frequently exist, cause sight distance problems at intersections.
10. Many parcels of land are too small to be efficiently used by today's standards.
Ordinance No. 1212 -229- November 16, 1993
B.
20.46 SMOKY HOLLOW SPECIFIC PLAN
11. There is a need to sustain a healthy revenue base in order to continue to improve
public facilities and services in the area.
GUIDING PRINCIPLES
1.
2.
3.
4.
5.
Obtain the broadest possible input from area property owners and businesses in
shaping the plan.
Recognize and provide for improvement and /or expansion of established uses with
demonstrated long term market strength.
Avoid further deterioration of traffic flow in the area; improve traffic circulation
if possible.
Seek ways to make the most efficient use of the land commensurate with the other
guiding principles.
Capitalize on market opportunities to stimulate new, quality development where
land capability and owner interest exist.
6. Avoid or keep to an absolute minimum any negative impacts of continuation of
existing uses or establishment of new uses on adjacent or nearby residential
neighborhoods or public uses.
7. Investigate and apply practical means of implementing the plan acceptable to
property owners within the area.
8. To the maximum extent possible, reinforce the success of adjacent office and
commercial development, including downtown.
9. Use the varied topography to design advantage wherever possible.
10. Incorporate ways of improving the area's actual quality along with means of
improving its image as well.
11. Avoid any discussion or proposals to establish a City Redevelopment Agency.
12. Prescribe approaches to area improvement which involve the maximum degree
of owner participation.
13. Provide for incentives rather than relying primarily on regulations in achieving
more efficient development parcels.
14. Integrate the plan with ongoing City improvement efforts.
Ordinance No. 1212 -230- November 16, 1993
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20.46 SMOKY HOLLOW SPECIFIC PLAN
15. Include creative but practical development standards, use designations and
development guidelines in the plan.
16. To the maximum extent possible, find ways to sustain quality small business
activity in the area.
17. Incorporate flexibility in proposed regulations so possible future tenant changes
can be accommodated.
18. Use quality existing development in the area as examples of desired development
standards to the maximum extent possible.
19. Strive for consistency of treatment along each street as much as possible.
20. Bring to the Planning Commission and the City Council the best possible balance
between preservation/improvement of existing uses, overall improvement of
market competitiveness for the entire area, addition of new uses where
appropriate, and benefit to the City as a whole.
Ordinance No. 1212
-231-
November 16, 1993
20.46 SMOKY HOLLOW SPECIFIC PLAN
20.46.080 APPENDIX D — FINDINGS.
1. The proposed industrial development is consistent in intensity and character with the
City's adopted General Plan.
2. Reasonable alternatives to the plan and their implications have been considered.
3. The scope and depth of environmental and policy analyses are commensurate with the -
level of detail contained in the plan and the specificity of land use entitlement its adoption t
authorizes.
4. The various components of the plan as well as the plan in its entirety are sensitive to the
environmental and public policy impacts of the proposed development.
5. Appropriate mitigation measures are incorporated in the plan to insure concerns identified
at this level of planning are resolved as part of the more detailed site plan review which
must be completed before private development may proceed.
6. Administration of the plan is thoroughly integrated into the City's development
processing system.
7. All subjects required in a specific plan by the California Government Code and
applicable City ordinances are appropriately and adequately covered.
8. Adequate time and opportunities have been afforded interested organizations and
members of the public to comment on or propose changes to the plan if they so desired.
Ordinance No. 1212 -232- November 16, 1993