Professional Documents
Culture Documents
Smoky Hollow Plan 2019 (El Segundo, CA)
Smoky Hollow Plan 2019 (El Segundo, CA)
City of El Segundo
HOLLOW
S P E C I F I C P L A N \ P U B L I C R E V I E W D R A F T \ Februar y 2018
HOLLOW
S P E C I F I C P L A N \ P U B L I C R E V I E W D R A F T \ Februar y 2018
Prepared by
MIG, Inc.
John Kaliski Architects
KOA
Strategic Economics
ACKNOWLEDGEMENTS
05 IMPLEMENTATION
03 PUBLIC REALM STRATEGIES + FINANCING
3.1 Public Realm Strategies ....................... 61 5.1 Implementation Strategies ................... 107
3.2 Mobility and Streetscape 5.2 Implementation Action Plan................. 108
Improvements........................................ 61
5.3 Funding Strategy .................................. 117
3.3 Parking Management Strategies .......... 82
3.4 Pedestrian and Open Space
Enhancements....................................... 85
APPENDIX A: GLOSSARY 128
01 INTRODUCTION + VISION
> A comprehensive and strategic set of policy, regulatory framework in economic reality.
1 2
While the shrinking demand for manufacturing between a residential neighborhood to the
companies created a glut of industrial space, north and a heavy industrial site—the Chevron
Smoky Hollow retained a sizeable base of Oil Refinery—to the south. Reflecting the
manufacturing companies. However, by 2000, transition of Smoky Hollow’s traditional
limited demand for industrial space and the industrial lands, the area is characterized by
aging building stock resulted in a gradual a pattern of traditional industrial buildings,
decline of physical conditions in the district. typically built over 50 years ago, and some
newer structures. The mix of old and new
The accompanying decline in property values
is enticing to prospective businesses and
1 Sta a t and rents sparked a renaissance driven by
visitors to the district. Incubator, creative, and
a t S a S demand for creative office and flexible/research
t a
knowledge-based businesses are attracted to
and development (flex/R&D) space.
these types of building forms and the funky,
2 a a a at S eclectic nature of Smoky Hollow.
S t S t
Today, Smoky Hollow is a transitional,
predominately light industrial district located
3 t t S a
4 t at a t aS
t t t t a
a t t a t
a ta a t a t
t ta a
a t t t a t
1.4 VISION
WHAT IS A SPECIFIC PLAN? it is consistent with the General Plan, which The Smoky Hollow Specific Plan sets forth a
was last comprehensively updated in 1992. forward-thinking, practical vision for the future
n t e State o Cali ornia a specific
(The Circulation Element was updated in of this eclectic, creative area. The vision and
plan is one of the many tools for
2004 and the Housing Element in 2014). The guiding principles are built upon extensive
implementing the goals and policies of a
General Plan provides a citywide approach to community engagement, including workshops
eneral plan. Specific plans implement a
planning for future development. It includes and stakeholder interviews, City policy, and
city or county’s general plan through the
the seven required General Plan elements: technical analysis of established conditions. In
development of policies, programs, and
Land Use, Circulation, Housing, Open Space turn, every goal, strategy, and action included in
regulations for a localized area and in greater
(combined with Recreation), Conservation, this plan must both relate to and implement this
detail. Specific plans are put in place to
Noise, and Public Safety, along with an Air shared vision.
regulate distinct character areas that cannot
Quality Element and Hazardous Materials
be regulated through general ordinance or
and Waste Management Element. The
city ide onin . specific plan esta lis es
eneral Plan identifies oals o ecti es
a link between implementing policies of the
and policies related to each of the chapters.
General Plan and the individual development
The land use and development approach
proposals in a defined area it in t e city.
or t e Smo y ollo Specific Plan area
is compatible with the goals, policies, and
GENERAL PLAN general pattern of land uses contained in the
CONSISTENCY General Plan. The authority for preparation
e Smo y ollo Specific Plan as a and adoption o specific plans is set ort in
direct relationship to the City of El Segundo the California Government Code, Sections
eneral Plan and pro ides site specific 65450 through 65457.
detailed descriptions of regulations,
standards, and guidelines for implementing
General Plan goals and policies. To achieve
t is t e Specific Plan must demonstrate t at
t a a t Support S a
S a t t t Solutions
The Smoky Hollow District t Industrial Feel Parking in the Smoky Hollow
possesses significant potential Inadequate infrastructure Its vibrant industrial, district remains a primary
to become an incubator hub may limit the desirability commercial, and downtown concern for local businesses
and creative center in El of the area for creative and areas create a distinct and nearby residents. The
Segundo and throughout the technology-based businesses. character. The Specific Plan Smoky Hollow Specific
region. The Specific Plan The Specific Plan supports preserves and enhances Plan identifies parking and
promotes characteristics that the provision of adequate Smoky Hollow’s intimate, mobility solutions that address
attract creative and cutting- infrastructure to facilitate small-town character, its parking needs, including
edge businesses to the area, telecommunications that will history, authenticity, and fine- the maximization of curb-
and addresses identified attract and retain employee- grained architectural scale. side parking resources, the
constraints to the retention intensive businesses. development of shared
and growth of local parking facilities, and other
businesses. transportation demand
management strategies.
Encourage Land a tt a t t a t
Uses that Support the a t t a t t at at t a
t t S a at
The Specific Plan provides A walkable, cohesive, and The Smoky Hollow district will A place as unique as Smoky
for commercial and enduring built environment become a center for daytime Hollow draws creative
industrial development that provides a foundation for activity, complete with walking industries, innovative thinking,
promotes new and existing Smoky Hollow to flourish. and bicycle pathways to Main and advanced technologies.
businesses, sustains economic Enhanced streetscapes, Street and the Sepulveda The Specific Plan recognizes
growth, and incorporates pedestrian-oriented buildings, Boulevard corridor. The this asset and provides
sustainability principles. and intimate outdoor spaces Smoky Hollow Specific Plan flexibility for new solutions
Further development of uses create a sense of place and prioritizes seamless cycling and ideas that contribute to
that are incompatible with community. Architecture and pedestrian connections, the success of Smoky Hollow.
the vision is discouraged. that respects the established encouraging greater reliance
Additionally, nearby residential industrial character while on alternative transportation
neighborhoods are protected. incorporating innovative options.
solutions for new and more
sustainable development
represents a critical piece of
the local identity.
El Segundo Boulevard t ta
Franklin Avenue t ta
The regulatory and design framework Where a provision in this chapter does not
established here will guide and focus the address a specific condition or situation that
transition of Smoky Hollow to a creative, arises, the provisions set forth in the El Segundo
innovative, and dynamic environment. Municipal Code (ESMC) shall apply. In the event
of a conflict between these provisions and the
The private realm includes all privately owned provisions of the ESMC, the provisions set forth
property in Smoky Hollow, which accounts for in the Smoky Hollow Specific Plan shall govern.
78 percent of the total land within the Specific
Plan area (approximately 94 acres). The
chapter begins with the land use regulations
and development standards that guide
2.2 LAND USE REGULATI O NS Plan establishes four zoning districts (see
Figure 2-1: Zoning Districts).
2.2.1 Land Use Objectives > The purpose of the Smoky Hollow West
These land use objectives are broad policy (SH-W) zoning district is to encourage
statements intended to guide land use decision- a range of small business and incubator
making: industrial uses, including light industrial
activities and research, creative office, and
> Encourage commercial and industrial
technology uses.
development that promotes new and
established businesses and sustains
> The Smoky Hollow East (SH-E) zoning
district provides a transitional land use
economic growth while also preserving
area between higher-intensity office
Smoky Hollow’s postwar industrial
uses east of Sepulveda Boulevard and
character, history, authenticity, and fine-
the smaller, single-parcel industrial and
grained architectural scale.
creative businesses of the western portion
> Encourage the integration of everyday
of the Smoky Hollow area. The SH-E
uses that serve the Smoky Hollow district
zoning district accomodates development
without unduly competing with the retail
of incubator industrial, research, and
activity of Main Street and surrounding
technology uses; medium-sized light
districts.
industrial and manufacturing; and creative
> Limit non-supportive land uses that dilute office activities.
the area’s reputation as a creative and
> The Public Facilities (PF) zoning district
cutting-edge business community.
designates property for public uses
necessary to support community needs,
2.2.2 Zoning Districts
such as libraries, fire stations, schools, and
To identify specific areas for certain allowed utilities.
uses and development standards, the Specific
> The Parking (P) zoning district identifies > A Conditionally Permitted Use (CUP) 2.2.3 Prohibited Uses
land that is currently used or expected requires discretionary approval in the form
The following uses are prohibited, as defined in
to be used as a parking facility either as of a Conditional Use Permit authorized
Appendix A (Glossary):
surface lots or parking structures. by the Planning Commission and subject
to the requirements outlined in ESMC > Financial Institutions
2.2.2 Allowable Uses by Zoning District Chapter 15–23. > Dwelling: Single, Two, and Multiple Family
Allowed land uses within each zoning district > An Accessory Use (A) refers to a use that is > Live/Work
are listed in Table 2-1. Certain uses may be incidental and subordinate to a primary use
subject to special conditions regarding the
> Service Stations
of the land or building and located on the
location, operation, design, or special permitting same lot with the primary use or building. > General Personal/Mini Storage
requirements. Following an application submittal, > Freight Forwarding
> Uses specifically not allowed in a zoning
the Planning and Building Safety Director
district are indicated by (—). > Medical/Dental Office/Clinic
(Director) or his or her designee shall make a
determination as to whether the proposed use It is not possible to anticipate every land use > Data Centers
is permitted, conditionally permitted, prohibited, that might be proposed and suitable in the
> Retail Stores (unless accessory to an
or allowed as a temporary or accessory use to a future. Primary uses not listed in Table, 2-1
allowed use)
permitted use. Any use not specifically listed in unless determined to be substantially similar
to a listed use, are not permitted. Where a > Gyms/Fitness Studios
Table 2-1 shall be interpreted as not allowed in
Smoky Hollow. proposed land use is not listed but is largely > Vehicle Sales and Services
similar to one of the listed uses, the process
All existing nonconforming uses listed as
> A Permitted Use (P) is allowed without set forth in the ESMC Chapter 15.22 shall apply.
prohibited in this Section shall be subject
discretionary approval and subject to all Prohibited uses are listed in Section 2.2.3 below.
to the procedures outlined in Section 4.4
applicable provisions of this Specific Plan. All existing nonconforming uses that are listed
(Nonconformities).
> An Administrative Use Permit (AUP) as prohibited in this Section shall be subject
requires discretionary approval to the procedures outlined in Section 4.4
authorized by the Director and subject (Nonconformities).
to the requirements outlined in ESMC
Detailed definitions for uses are listed in
Chapter 15–22 .
Appendix A: Glossary.
LAND USES SH-W = Smoky Hollow West Zoning District P = Permitted By Right
SH-E = Smoky Hollow East Zoning District A = Permitted as an Accessory Use
PF = Public Facility Zoning District AUP = Administrative Use Permit
P = Parking Zoning District CUP = Conditional Use Permit
— = Not Allowed
Industrial
Brewery and Alcohol Production P P — — Subject to applicable State ABC regulations.
Industrial, Light P P — —
Warehousing P P — —
ce
General Offices P P P —
Commercial/Services
LAND USES SH-W = Smoky Hollow West Zoning District P = Permitted By Right
SH-E = Smoky Hollow East Zoning District A = Permitted as an Accessory Use
PF = Public Facility Zoning District AUP = Administrative Use Permit
P = Parking Zoning District CUP = Conditional Use Permit
— = Not Allowed
Commercial/Services
Commercial Kitchen P P — —
Restaurant—Full Service and Fast Food CUP CUP — A Drive-through windows and facilities are prohibited.
Snack Shop A A A A
Wholesaling P P — —
LAND USES SH-W = Smoky Hollow West Zoning District P = Permitted By Right
SH-E = Smoky Hollow East Zoning District A = Permitted as an Accessory Use
PF = Public Facility Zoning District AUP = Administrative Use Permit
P = Parking Zoning District CUP = Conditional Use Permit
— = Not Allowed
Parking
Parking Facility AUP AUP AUP P
Public Utilities P P P —
Residential
At the ratio of one caretaker unit per legal building site or business
Caretaker Unit A A — —
establishment, whichever is larger.
Note:
1 In the P zone, a parking structure may include ground floor uses (as an accessory use) that activate the street frontage.
A. Lot Standards
1. Minimum Lot Area 5,600 sf 11,200 sf
B. FAR Standards
1. Allowable Gross Floor Area Ratio (FAR) 1 0.75 1.0
C. Height Standards
1. Maximum Building Height 35 ft 2, 3
Lots adjoining Franklin Avenue shall provide a minimum of one primary entry facing Franklin Avenue. Primary entry
1. Building Orientation: Franklin Avenue
doors shall be visible and accessible from the public sidewalk.4
For new buildings or new additions fronting Franklin Avenue, a minimum 15% facade transparency shall be provided at
2. Building Transparency: Franklin Avenue Frontages
the ground level or first 12 feet of height above grade, whichever is less, through the utilization of windows, entries, or
(see Figure 2-2)
similar openings.
E. Setback Standards
1. Front Yard No setback required
Comply with corner, driveway, and alley visibility requirements in ESMC Sections 15-2-6 (Corner Clearance) and 15-2-11
6. All Structures
(Driveway Visibility).
Notes:
sf = square feet; ft = feet
1. FAR shall be calculated using gross floor area of structures, as defined in Appendix A.
2. Penthouses or roof structures as listed in ESMC Section 15-2-3 may exceed the maximum building height by 8 feet. Mechanical
equipment shall be screened per ESMC Section 15-2-8.
3. Maximum height may be exceeded by up to 15 additional feet with the provision of a community benefit such as a covenant of a
publicly accessible open space which is adjacent to street frontage and open and accessible to the public during normal business
hours: Monday-Friday 9 AM – 5 PM. Applicants may propose this or other community benefits for review and consideration through
a Community Benefits Plan (see Section 4.7). A Community Benefits Plan and a development agreement are required for any other
proposed deviations from development standards.
4. A secured and transparent gate facing a public sidewalk and street that opens to a garden, terrace, plaza, paseo, or similar may
be defined as a primary entrance.
D D
On sites larger than 22,400 sf, a minimum of 1 tree shall be provided on site for every 4 at-grade, open-to-the-sky
2. Surface Parking Lot Landscaping surface parking spaces (see Figure 2-3). Each required tree shall be a minimum 24-inch box tree with a projected
growth to a minimum of 25 feet in height and canopy, as documented in the Sunset Western Garden book or similar.
3. Irrigation All landscaped areas, including trees at surface parking lots, shall be provided with appropriate permanent watering
facilities.
Figure 2-3: Surface Parking Lot Landscaping: Illustrative Landscaping at Surface Parking that Meets Standard
A
A
A
B B B B
A Tree, typical
Smoky Hollow-West and Smoky Hollow-East, Lot Area > 22,400 sf B Parking space, typical
a. Lots adjoining an alley are prohibited from providing curb cuts along street frontages.
b. For lots not adjoining an alley, a maximum of 1 curb cut is allowed for each 150 ft of lot frontage along a public street.
1. Vehicular Access
c. New curb cuts along Franklin Avenue are prohibited.
d. Curb cuts shall not be more than 25 ft in width except where required by the City to be larger for safety purposes.
a. Refuse collection service shall be contracted with an approved local service provider. Refuse collection areas shall
3. Refuse Collection be screened per ESMC Section 15-2-8 D.
b. On lots adjoining an alley, refuse collection storage areas shall be oriented to and accessed from the alley.
2.5 spaces per 1,000 sf gross floor area. Shall be on-site, off-site per covenanted agreement, or addressed through
1. New Construction and Change of Occupancy
payment of in-lieu fees, per ESMC Section 15-15-6C.
2.5 spaces per 1,000 sf gross floor area (addition only). Shall be on-site, off-site per covenanted agreement, or
2. Additions to Buildings
addressed through payment of in-lieu fees, per ESMC Section 15-15-6C.
3. Tandem Parking Tandem spaces shall have a maximum length of 40 feet (parking for 2 vehicles maximum).
4. Other Parking Area Development Standards Refer to ESMC Sections 15-15-1 through 15-15-5.
Guidelines
Design guidelines are discretionary and
ualitati e. ey are intended to ser e as
criteria for reviewing projects during the
application and appro al process. esi n
URBAN DESIGN
GUIDELINES
HOW TO USE THE The design guidelines are organized into five
SMOKY HOLLOW DESIGN key themes:
GUIDELINES > Enhance Building Character
This section presents guidelines to assist > Facilitate Gathering
applicants in developing high-quality building
> Provide Landscape
rehabilitation, additions, and new construction
projects in Smoky Hollow. Guideline concepts > Encourage Connectivity
are noted over photographic examples of > Design for Signage, Wayfinding,
project types; these concepts are further and Public Art
described in the written design guidelines that
Each theme is represented by a color - and
follow the photographic examples.
individual guidelines by an icon - to visually
Applicants and their design teams should cross-reference the themes and ideas of the
utilize the following design guidelines to the guidelines to the illustrative examples shown on
maximum extent for all construction projects. the previous pages.
360
Specify 360° Architecture
360
Encourage Additions Complementing Existing Features
Not all of the design guidelines will be building; minimize the removal of older
applicable to each project, but each project components, materials, and details.
team should be able to explain how the Repair such features rather than
guidelines shaped their project design and replace them, to the maximum extent
Zebra Crosswalk
ONE WAY STREET TREE PLANTER ALLEY WAY PARKING LANE CROSSWALK ONE WAY STREET
SETBACK (10’-0”) IMPROVEMENTS
ALLEY WAY
EL SEGUNDO BOULEVARD
El Segundo Boulevard - Existing El Segundo Boulevard - Proposed - Near Term El Segundo Boulevard - Proposed - Long Term
4’ 12' 12' 11' 11' 6' 4' 4' 11' 11' 11' 11' 8' 4' 11' 11' 11' 11' 8' 8'
South R.O.W.
South R.O.W.
South R.O.W.
North R.O.W.
North R.O.W.
North R.O.W.
Land- Travel Lane Travel Lane Travel Lane Travel Lane Nothing Sidewalk Land- Travel Lane Travel Lane Travel Lane Travel Lane Parking Lane Sidewalk Travel Lane Travel Lane Travel Lane Travel Lane Parking Lane Sidewalk
scape
Lane scape
60' ROW 60' ROW 60' ROW
In the longer term, El Segundo Boulevard is parking lane. Curb extensions serve to calm
envisioned to be reconfigured to remove the traffic by visually and physically narrowing
four-foot landscape strip on the south side the roadway. Curb extensions also provide
of the roadway; the sidewalk on the north placemaking opportunities by creating more
side would be widened to eight feet. A wider space for landscaping, benches, and even
sidewalk will improve sidewalk vitality by outdoor dining, providing a place to experience
facilitating a more enjoyable environment and build the Smoky Hollow identity. Tree
for pedestrians through wider walking planters can also be installed among parallel
spaces, an increased buffer between traffic parking spaces to provide additional shade
and pedestrians, and improved options and placemaking opportunities. Other traffic
for landscaping and amenities. This long- calming measures will also be considered. See
term reconfiguration will also provide new Figure 3-2: El Segundo Boulevard–Proposed
opportunities to build curb extensions, where Improvements.
the sidewalk and curb are extended into the
Bicycle-Friendly Street
3.2.2 Grand Avenue and Mariposa Metro Green Line Stations located
approximately 0.5 and 1.2 miles, respectively,
Grand Avenue is classified as a “minor arterial”,
east of the Specific Plan’s eastern boundary. Bike
running parallel to El Segundo Boulevard and
facilities along Grand Avenue will also facilitate
forming the northern boundary of a portion
access to the 22-mile Marvin Braude Bike Trail,
of the Specific Plan area. Grand Avenue is
also known as The Strand, located at the western
configured with two 12-foot travel lanes and
terminus of Grand Avenue, one mile west of the
two 12-foot combination travel/parking lanes,
Specific Plan’s western boundary. See Figure
where parking is allowed during off-peak hours.
3-3: Regional Transit and Bicycle Facilities.
Through the Specific Plan, Grand Avenue is
Transformation strategies include a roadway
envisioned to facilitate a more cyclist-friendly
reconfiguration to modify lane widths on Grand
environment. Creating enhanced bike access
Avenue to provide additional space for bicycles
on Grand Avenue will facilitate connections
to share the road and narrowing internal
between Smoky Hollow and the El Segundo
GRAND AVENUE
North R.O.W.
South R.O.W.
6' 12' 12' 12' 12' 6' 6' 13' 11' 11' 13' 6'
Sidewalk Travel/Parking Lane Travel Lane Travel Lane Travel/Parking Lane Sidewalk Sidewalk Sharrow/Off-Peak Parking Travel Lane Travel Lane Sharrow/Off-Peak Parking Sidewalk
60' ROW 60' ROW
Sharrow
travel lanes to encourage drivers to remain The shared lanes will have identifying markings
within the speed limit. There is a strong called “sharrows” to indicate a shared lane
correlation between lane width and speed environment for bicycles and automobiles.
(narrower lanes encourage lower vehicle Among other benefits, sharrows reinforce the
speeds), although it varies based on factors legitimacy of bicycle traffic on the street and
such as time of day, amount of traffic, and even recommend proper bicyclist positioning to
the character of adjacent land uses. Interior lane avoid open doors of parked cars.
widths on Grand Avenue should not exceed
11 feet to avoid unintended speeding. As the
interior lane widths are narrowed, the peak
travel/off-peak parking lane width is increased
to a 13-foot shared lane, allowing additional
space for bicycles in that lane. See Figure 3-4:
Grand Avenue–Proposed Improvements.
FRANKLIN AVENUE
ALLEY WAY
ONE WAY STREET TREE PLANTER ONE WAY STREET
West R.O.W.
East R.O.W.
East R.O.W.
5' 8' 12' 12' 8' 5' 5' 8' 12' 12' 8' 5'
Sidewalk Parking Lane Travel Lane Travel Lane Parking Lane Sidewalk Sidewalk Parking Lane Travel Lane Travel Lane Parking Lane Sidewalk
50' ROW 50' ROW
Artistic Crosswalks
3.2.3 Franklin Avenue The transformative strategy for Franklin Avenue Creative crosswalks incorporate art within
encourages land uses, activities, and pedestrian- standard crosswalk markings. Special crosswalk
Franklin Avenue, a two-lane street parallel to
oriented design standards that facilitate a improvements can showcase local history and
Grand Avenue and El Segundo Boulevard,
shared sense of space. In the near term, this character, serve as an identifying feature of
functions as the district’s spine. Franklin Avenue
can be accomplished affordably by restriping the district, and further the Specific Plan’s aim
runs the length of the plan area and provides
the existing roadway and painting creative to support a vibrant pedestrian environment.
easy access to the north/south streets and
crosswalks and paintings within the roadway. Additional street paintings, such as painted
alleyways. For approximately half of the district
In addition, parklets on Franklin Avenue will intersection emblems, also enhance the
(between Center and Illinois Streets), Franklin
allow for outdoor conference rooms and casual district’s public realm. See Figure 3-5: Franklin
Avenue is a 50-foot right-of-way, configured
meeting places. Parklets are described in more Avenue Near-Term Proposed Improvements.
with two travel lanes and two parking lanes.
detail in Section 3.4 (Pedestrian and Open
Between Main Street and Center Street, Franklin
Space Enhancements).
Avenue is a 40-foot right-of-way, with two
travel lanes and one parking lane.
TREE PLANTER PEDESTRIAN LIGHTING TREE PLANTER ARTISTIC “INDUSTRIAL PAINTED INTERSECTION
STYLE” CROSSWALK EMBLEM
FRANKLIN AVENUE
(WOONERF)
MAIN STREET FLUSH CURB ENHANCED PAVING ALLEY WAY ALLEY WAY PAVING TREATMENT ONE WAY STREET
SETBACK (10’-0”) AS STRIPING
Franklin Avenue - Existing Franklin Avenue - Proposed - Woonerf Street
Existing Street
North R.O.W.
North R.O.W.
South R.O.W.
South R.O.W.
5'-0'' 11' 11' 8' 5'-0'' 5'-6'' 11' 11' 8' 5'-6''
Sidewalk Multi-modal Lane Multi-modal Lane Parking Lane/ Sidewalk Sidewalk Multi-modal Lane Multi-modal Lane Parking Lane/ Sidewalk
Storm-water Planter Storm-water Planter
40' ROW 40' ROW
Woonerf
In the long term, Franklin Avenue is envisioned Main Street to the west and destinations east addition of tree planters among the parking
as a creative space that merges the boundary of Sepulveda Boulevard. In addition, Franklin rows, enhanced street paving, and improved
between sidewalk and street to provide a Avenue will provide an enjoyable pathway crosswalks and pedestrian lighting. The woonerf
common public space shared by pedestrians, toward the El Segundo and Mariposa Metro concept is a long-term goal that will likely be
cyclists and low-speed vehicles. Such streets, Green Line Stations located less than one mile achieved through incremental changes, such as
called “woonerfs” (pronounced /voōonərf/), east of the Specific Plan’s eastern boundary the gradual replacement of key parking spaces
or living streets, are pedestrian-oriented travel and to the Marvin Braude Bike Trail located with trees or other sidewalk amenities such
ways. The long-term concept for Franklin one mile west. as street furniture or bicycle racks. Enhanced
Avenue includes two multi-modal lanes shared paving and full build out of the woonerf
A reconfigured Franklin Avenue will be designed
by automobiles and cyclists, parking lanes concept may occur on a block-by-block basis;
to allow drivers, cyclists, and pedestrians
that integrate stormwater planters and street the priority location for the woonerf is the
to share the same space, making the street
trees, and two six-foot curbless sidewalks. western edge of Franklin Avenue, near Main
welcoming and appealing. Once reconfigured,
Transforming Franklin Avenue into a pedestrian Street (see Figure 3-6: Franklin Avenue Long
Franklin Avenue will function as a social space
and bike-friendly woonerf will facilitate Term/Incremental Proposed Improvements-
and will not be limited to just vehicular mobility.
connections between Smoky Hollow and Woonerf).
Franklin Avenue enhancements will include the
3.2.4 North/South Streets The key transformative strategy for north/south travel lane and one 20-foot 60-degree angled
streets in Smoky Hollow is a reconfiguration parking lane. Sidewalk widths remain the same.
Thirteen side streets run perpendicular to the
of the majority of these streets to one-way See Figure 3-7: North/South Streets–Proposed
three east/west streets in the Specific Plan area.
directions to increase the supply of on-street Improvements.
The majority of businesses have their primary
parking. Figure 3-1: Mobility and Streetscape
entrances on one of these north/south streets. In addition to the expected increase of an
Improvements shows a conceptual map of
Most of the north/south streets are 50-foot estimated 85 parking spaces, designating
one-way north/south streets in Smoky Hollow.
rights-of-way, developed with one travel lane one-way streets is expected to efficiently
This orientation is optimized based on the
and one parking lane in each direction and five- move north-south automobile traffic and limit
potential to increase on-street parking spaces
foot sidewalks on both sides of the street. Three curbside activity conflicts such as service
due to street and driveway configurations. As
streets (Standard Street, Eucalyptus Drive, and vehicle loading and unloading, which can
designed, no more than two streets in a row
Center Street) have 60-foot rights-of-way thus be less disruptive on a one-way street given
would be oriented in the same direction. Streets
the sidewalks on these streets are primarily 10 proposed lane widths. However, loading is
will be reconfigured to one 20-foot one-way
feet wide. encouraged to occur in alleys wherever feasible.
West R.O.W.
East R.O.W.
East R.O.W.
5' 8' 12' 12' 8' 5' 5' 20' 20' 5'
Sidewalk Parking Lane Travel Lane Travel Lane Parking Lane Sidewalk Sidewalk Travel Lane 60° Parking Sidewalk
50' ROW 50' ROW
West R.O.W.
West R.O.W.
East R.O.W.
East R.O.W.
3.2.6 Bicycle Facilities Creative bike racks that function not only as See Figure 3-3: Regional Transit and Bicycle
attractive and functional street furniture but Facilities. The area will also be served by the
Smoky Hollow is an ideal location to provide
also as public art will enhance streetscapes, Metro Crenshaw/LAX Line when it is completed
enhanced opportunities for bicycling. Bike
encourage the use of bicycles in Smoky in 2019. The Aviation/LAX rail station for the
facilities will be expanded along roadways.
Hollow, and contribute to the area’s eclectic Green and Crenshaw/LAX lines is located just
> Along Grand Avenue, as outlined in Section character. over two miles from the Plan area at Aviation
3.2.2 (Grand Avenue) above, the street Boulevard just south of I-105.
reconfiguration will create two 13-foot 3.2.7 Transit
Improved transit options and clear connections
shared lanes for cyclists and automobiles The Specific Plan area is served by the Los
to transit services, stops, and stations result in
during peak travel times. In off-peak Angeles County Metropolitan Transportation
reduced traffic and parking demand. In Smoky
travel times, automobile parking will be Authority (Metro), City of El Segundo, City of
Hollow, safe, attractive, walkable environments
permitted in this lane, which will be wide Redondo Beach, and Los Angeles Department
for workers and visitors encourage pedestrians
enough to accommodate both parked cars of Transportation (LADOT) for bus transit.
and the use of bicycles. In addition, the City’s
and bicyclists. Bicycle facilities on Grand Public transportation in Smoky Hollow area
lunchtime shuttle presents an opportunity to
Avenue will be marked with additional consists of fixed route bus service and dial-a-
enhance connections between business districts
signage and sharrows. ride service, most of which is located at the plan
and transit stations. A key implementation
> Re-imagined Franklin Avenue (Section 3.2.3 area’s periphery along Grand Avenue to the
strategy will be to explore appropriation of
above) will be designed as a pedestrian north, Main Street to the west, and Sepulveda
the lunch shuttle during peak travel times to
and bicycle-friendly street that allows Boulevard to the east. The City of El Segundo
provide connections to Smoky Hollow from the
drivers, cyclists, and pedestrians to share provides lunchtime shuttle services between
Nash Metro Green Line Station.
the same space, making the street much corporate offices east of Sepulveda Boulevard
more welcoming and appealing. Once and the downtown Main Street area, just west
reconfigured, Franklin Avenue will function of the Specific Plan area.
as a social space and will facilitate all modes
The Metro Green Line, a 20-mile light rail line
of travel within the enhanced streetscape.
running between the cities of Redondo Beach
> The planned reconfiguration of north/south and Norwalk, has two nearby stops: the El
roadways provides new opportunities for Segundo and the Mariposa Metro Green Line
bicycle parking within street areas at the Stations located approximately 0.5 and 1.2
end of rows, striped for no vehicle parking. miles, respectively, east of the Specific Plan.
demands. supply, resulting in an estimated increase of the supply of parking with a fiscally sustainable
185 parking spaces (see also Section 3.2.1: El approach that may include a parking district
At the same time, many property owners have Segundo Boulevard and Section 3.2.4: North/ and development of parking structures as
cited the high cost associated with providing South Streets). private ventures or public/private partnerships.
more on-site parking—together with physical
Parking Structure
> The City will support development of and financially supports the facilities’ capital
shared/public parking structures for use by and operating expenses.
workers and visitors in the district. While > In the long term, the City will also explore
two potential locations have been identified, establishment of a business parking
centrally located at the northeast and permit district or parking management
northwest corners of the Maryland Street/ program to ensure fairness and continuity
Franklin Avenue intersection (see Figure 3:1: of access for the managed curbside
Zoning Districts), the provision of parking parking. The business parking permit
structures would also be considered in other district may distribute parking passes to
parts of the Specific Plan area. The provision local businesses and reserve certain on
of structures that can be shared (i.e., parking street spaces for visitors only. The business
for commuters during the day, and visitors/ parking district will manage on-street
patrons in the evening and weekends) can parking in the district, with associated fees,
maximize the use of the parking structure, rights, and penalties.
reduces the amount of parking to be built,
EXISTING BUILDING
TREES
APPROVED
STORMWATER
STREET TREE
GUTTER
GRATE
STORMWATER
PLANTINGS
Lagerstromemia lndica; Crape Myrtle Pistachia chinensis; Chinese Pistache Tristania conferta; Brisbane Box
PLANTS
6’-6” 1’-6”
STORMWATER EXISTING
PLANTER SIDEWALK
8’-0”
PARKING LANE
Agave attenuata; Foxtail Carex praegracilis; Field Sedge Helictotrichon sempervirens; Blue Oat Grass
3.4 PEDESTRIAN AND OPEN > Create a “Living Street”: Along Franklin
SPACE ENHANCEMENTS Avenue, the creation of a woonerf, or living
street concept, will include multi-modal
The Smoky Hollow Specific Plan identifies lanes and parking lanes that integrate tree
strategies to expand existing found spaces planters, parklets, and curbless sidewalks
for outdoor engagement, conversations, and (see Section 3.2.3: Franklin Avenue).
vitality. Several open space strategies have been
> Plant Street Trees: On key streets in Smoky
identified for Smoky Hollow.
Hollow, new tree planters will provide
> Preserve existing open space: The City shade and visual enhancement to the area’s
will work with private property owners to environment. Planters are identified for the
preserve Smoky Hollow’s existing open north side of El Segundo Boulevard, key
space resources and identify ways to locations on Franklin Avenue, and north/
incorporate open space and greenspace south streets between parking spaces.
into streetscapes and as part of new private Planters can be strategically located among
development. The northeast corner lot at striped parking spaces or at the end of a
Franklin Avenue and Maryland Street is parking row in areas generally striped as
the only open space in Smoky Hollow and “no parking”. Curb extensions can also
is regularly used for picnicking and active accommodate tree planters. A key design
recreation. However, this lot is privately consideration for tree planters in Smoky
owned and may be developed in the future. Hollow is to offset the planter from the
Maintaining and expanding open space sidewalk to avoid impacting the storm
resources in Smoky Hollow is a priority. drainage system. The tree planters will
also provide opportunities for additional
> Create new open space: For larger,
stormwater filtration. Appropriate tree
campus-like developments, Specific
species selection and location and design of
Plan development standards require
the planting site ensure the healthy growth
adequate provision of on-site open space
and longevity of trees, and will enhance
(see Section 2.3.1.F: Open Space and
the Smoky Hollow streetscape character.
Landscaping Standards).
See Figure 3-9: Tree/Stormwater Planter
Design and Plant Pallet.
Enhance Paving
DESIGN GUIDELINES
Design for public rights-of-way, pedestrian Create landscape buffers through use Utilize curb extensions (bulb-outs) to
amenities, and parklets should consider and of flourishing plants and sturdy planters reduce pedestrian crossing distance and
utilize the following design concepts. that enhance safety by separating the mitigate vehicular traffic.
pedestrian zone from traffic lanes. Use exterior lighting to accentuate
Provide street furniture of enduring
quality and aesthetic value; examples Develop location-specific phone safety and design elements and enhance
include benches, information posts, applications that inform about the safety of public rights-of-way.
trash cans, etc. public amenities, assist in wayfinding, Provide WiFi hotspots to attract
and encourage pedestrian interactions pedestrian flows and encourage
Use enduring, quality paving materials
with destinations in and around gathering at specified locations.
or street painting to realize visual
Smoky Hollow.
interest and differentiate the defined Select drought-tolerant and
pedestrian zone from traffic lanes. Design for public-rights-of-way should also native plants to reduce irrigation
consider the additional design concepts, as and conserve water.
Design layered and lush landscaping
noted below.
through selection of plant materials Encourage public art including murals,
displaying a variety of shapes, textures, Introduce outdoor food-related retail street paintings, outdoor installation
and colors. through allocation of dedicated spaces art, and light-based art installations to
Utilize planters and pots to provide for food trucks, ice cream cars, food create visual interest.
greenery, especially those that are carts, farmer’s market, and tailgating Provide midblock crossings to shorten
lightweight, modular, moveable, and events. walking distances, increase the safety
easy to assemble and disassemble in Install bike facilities such as bike racks, of crossings, and enhance interactions
anticipation of temporal events or for bike storage, and bike sharing stations. between both sides of streets.
emergency use.
> Provide Parklets: These small parks, become a focal point for the community and > Enhanced Pedestrian Lighting: Pedestrian-
generally located in on-street parking lanes, a welcoming public gathering place, helping scaled street lighting enhances safety,
provide amenities like seating, planting, to form a series of small intimate outdoor encourages evening use of outdoor spaces,
bicycle parking, and art. Parklets encourage spaces in Smoky Hollow. The spaces nearest and contributes to aesthetics. Where
social activity by creating community spaces new street trees and left over from parking feasible, pedestrian-level lights should be
where people can move out of pedestrian reconfigurations present an exciting introduced, especially near parklets.
traffic, sit down and have a conversation, or opportunity to create an extension of indoor
simply people watch on a break from the spaces outside, perhaps even small outdoor
workday, creating a more exciting pedestrian conference rooms for local businesses or
realm. The design of any individual parklet simply places to enjoy lunch and a nice day.
may vary according to the wishes of the See Figure 3-10: Design for Public Rights- 3-5 Parklets repurpose small segments of streets
primary partner or applicant. Designs may of-Way image and comprehensive list of into public spaces. These small parks can
provide amenities like seating, planting, bicycle
include seating, greenery, bicycle racks, or design guidelines for streetscapes and parking, and art.
other features, but should always strive to parklets in Smoky Hollow.
most water lines are six- and eight-inch reliability of both recycled and potable water
lines. Larger water lines (ranging from 10 to service in El Segundo.
20 inches) run east-west along El Segundo
Overall, the City’s water system is well
Boulevard and north-south along Standard
positioned to serve existing and future
Street, Lomita Avenue, Illinois Street, and
businesses within Smoky Hollow. To maintain
Sepulveda Boulevard. The City does not have
adequate water supplies, new and expanded
any planned projects that will diversify or
development will be encouraged to maximize
expand the available water supply. The City has
efficient use of water resources through
determined that pumping groundwater is not
conservation, demand reduction, and water
a viable option for diversifying its water supply.
recycling. Projects will also be expected
Instead, the City anticipates that all potable
to incorporate water conservation best
water will be provided through WBMWD, which
management practices.
provides water of high quality from reliable
sources. Due to the slow rising population and
demand reduction requirements required by 3.6.2 Sewer
State law, projected water supply needs are The City’s Public Works Department,
expected to decrease from 2015 to 2035. Wastewater Division operates and maintains
the local wastewater system. El Segundo’s
In addition to distributing potable water, El
sewer lines, which are typically eight inches in
Segundo is part of WBMWD’s recycled water
diameter, are located throughout the Specific
system. Recycled water is used for industrial
Plan area in public street rights-of-way. Force
applications (primarily the Chevron Refinery)
mains, which move wastewater under pressure
and irrigation. New industrial customers are
by using pumps or compressors located in lift
encouraged to connect to recycled water,
stations, are located on Center Street (north
thereby relieving any large demand on the City’s
of Franklin Avenue), California Street (north
potable water supply. The City does not have
of Holly Avenue), Kansas Street (between
any plans to expand its recycled water system,
Grand Avenue and El Segundo Boulevard), and
6 Image taken from Los Angeles County Flood but WBMWD’s Capital Implementation Master
Control District Reservoir, looking toward
Franklin Avenue (between California and Kansas
Plan for Recycled Water Systems identifies
eastern Smoky Hollow Streets). A future system capacity analysis
expansions to its systems that will help increase
conducted in 2014 found that the local system’s
pump stations have ample capacity to handle 3.6.3 Stormwater Drainage as the Smoky Hollow area is highly developed
the estimated existing and future peak wet and largely impervious. The continuous
Stormwater refers to precipitation and
weather flows. Additional storage capacity and maintenance and improvement of stormwater
irrigation runoff that collects on streets and
emergency generators were recommended for quality are imperative for the protection
in gutters, along with any other particles and
all pump stations within Smoky Hollow. of public health, wildlife, and watersheds.
substances that the runoff carries along with
Through management and appropriately
The City will support ongoing monitoring and it. Considerable stormwater volumes can be
designed development, water pollution can be
maintenance of local sewer lines. Tracking generated during a significant rain storm,
dramatically reduced.
planned infrastructure improvements and, potentially resulting in the runoff overwhelming
as feasible, coordinating these with roadway the local collection and conveyance Typically, storm drains are located along
improvements associated with implementation infrastructure. The City of El Segundo and the roadways and within large developments.
of this Specific Plan will also help minimize costs, Los Angeles County Flood Control District Stormwater quality is a significant concern in
street closures, and disturbances associated provide the majority of drainage infrastructure Southern California, as stormwater runoff is a
with construction. within the City. The storm drain system is critical, significant contributor to local and regional
pollution and the largest source of unregulated million people and covers an area of
pollution to the waterway and coastal areas approximately 50,000 square miles across 180
of the United States. Federal, State, and cities. Natural gas is provided by the Gas
regional regulations require the control of Company (SoCal Gas), which serves 21.4 million
pollutants discharged to the storm drain customers in more than 500 cities. The area is
system on construction sites and areas of new currently fully served with electricity and natural
development or significant redevelopment. gas. Periodic upgrades are funded by the
Low-Impact Development (LID) principles service provider.
can be applied to manage, reduce, and re-use
Stakeholders within the Smoky Hollow district
stormwater runoff. These LID elements provide
have expressed concern that the area has
water quality treatment and delay stormwater
limited access to high-speed internet services.
runoff while enhancing the urban landscape.
Media, software, engineering, aerospace, and
The City will work with developers and many emerging business sectors rely heavily on
property owners in Smoky Hollow to promote, access to the internet. Fiber-optic systems in
approve, and implement designs that include particular have played a crucial role in enabling
the integration of LID strategies, including site broadband and Wi-Fi internet access by making
designs that maximize permeable surface cover transmission of information much more cost
and infiltration potential. effective than copper wire technology. The
current fiber optic network system primarily
3.6.4 Utilities runs along El Segundo and Sepulveda
Boulevards, with very limited access points
Smoky Hollow benefits from an extensive utility
within the Specific Plan area. El Segundo
network for power, gas, and telecommunications
approved funding for two projects to expand
services. The area has not suffered from unusual
the City-owned fiber optic network and to link
service interruptions, and systems continue to
all City buildings with its fiber optic network.
provide energy and information to businesses
The City has initiated work to install fiber optic
and residents.
cable crossing Sepulveda Boulevard (I-NetFiber
Electrical power is provided by Southern Optic).
California Edison (SCE). SCE serves over 14
04 SPECIFIC PL AN PROCESS
+ ADMINISTRATION
3 4
D. Change of Occupancy. When all or a portion frontages shall be removed subject to the
of a building is modified in such a manner, following provisions:
including how it is used, such that the
A. New Buildings. When new buildings are
Building Code occupancy group is changed,
constructed on a lot, any nonconforming
parking, as required by this Specific Plan,
curb cuts on the property shall be removed.
shall be provided for the entire building and
all other buildings on the same lot. B. Additions to Buildings. When additions to
structures add 50 percent or more of the
4.4.5 Nonconforming Curb Cuts gross floor area of existing structures on
Existing nonconforming curb cuts along street a lot, all nonconforming curb cuts shall be
removed.
4 . 5 P R OJ ECT REVIEW AND file an Administrative Adjustment application Findings and required notice for Administrative
AP P R OVA L PROCESS whenever any one of the following deviations Adjustments shall comply with ESMC Chapter
from the provisions of this Specific Plan is 15-24 (Adjustments).
All projects proposed within the Smoky Hollow proposed:
Specific Plan area shall substantially conform
with the provisions of this Specific Plan. A. Condition of Approval. Minor deviation from 4 . 6 S P EC I F I C P L A N
a condition of approval for an approved M O D I F I CAT I O N S A N D
4.5.1 Administrative Adjustments
conditional use permit, administrative use A ME N D ME N TS
permit, or development agreement.
The Administrative Adjustment review Modifications to the text or exhibits of this
process allows limited exceptions to certain B. Development Standards. A reduction in any Specific Plan may be warranted in the future to
development standards. In addition to the numeric development standard, excluding accommodate unforeseen conditions or events.
instances allowed by ESMC Section 15- density, height, or floor area ratio, not The City will process revisions in a manner
24-1 (Adjustments), a property owner or exceeding 10 percent. pursuant to the provisions in this Section.
authorized agent of the property owner may
05 IMPLEMENTATION + FINANCING
TIMEFRAME COST
Short = 1 to 5 Years $ = <$50,000
Medium = 5 to 10 Years $$ = $50,000 to $250,000
Long = over 10 Years $$$ = $250,000 to $500,000
Ongoing $$$$ = over $500,000
PRIMARY
SPECIFIC ACTIONS TIMEFRAME RESPONSIBILITY/ COST FUNDING
PARTNERS
Action 1. Amend the General Plan to be Consistent with the Smoky Hollow
Specific Plan
Short City $ City
Amend the General Plan to be consistent with the adopted Smoky Hollow Specific Plan
land uses, density/intensity standards, and/or policy direction.
TIMEFRAME COST
Short = 1 to 5 Years $ = <$50,000
Medium = 5 to 10 Years $$ = $50,000 to $250,000
Long = over 10 Years $$$ = $250,000 to $500,000
Ongoing $$$$ = over $500,000
PRIMARY
SPECIFIC ACTIONS TIMEFRAME RESPONSIBILITY/ COST FUNDING
PARTNERS
Federal
Action 6. Acquire Grant Funding State
Research and apply for Federal, State, and regional grant funding programs that offer Ongoing City $ SCAG
funding for improvements in Smoky Hollow.. Metro
Grants
City
Action 8. Crosswalk Enhancement Pilot Project Federal
Work with property owners and businesses to identify crosswalk enhancement
State
locations along Franklin Avenue. Implement a pilot project to make visual Short City $
Grants
enhancements to crosswalks, which could include a community art competition to
design crosswalk art and other roadway intersection paintings. Metro
Private
TIMEFRAME COST
Short = 1 to 5 Years $ = <$50,000
Medium = 5 to 10 Years $$ = $50,000 to $250,000
Long = over 10 Years $$$ = $250,000 to $500,000
Ongoing $$$$ = over $500,000
PRIMARY
SPECIFIC ACTIONS TIMEFRAME RESPONSIBILITY/ COST FUNDING
PARTNERS
City
Federal
Action 9. Parklet Pilot Project State
Short City $$
Work with property owners and businesses to identify locations for temporary parklets. Grants
Metro
Private
TIMEFRAME COST
Short = 1 to 5 Years $ = <$50,000
Medium = 5 to 10 Years $$ = $50,000 to $250,000
Long = over 10 Years $$$ = $250,000 to $500,000
Ongoing $$$$ = over $500,000
PRIMARY
SPECIFIC ACTIONS TIMEFRAME RESPONSIBILITY/ COST FUNDING
PARTNERS
TIMEFRAME COST
Short = 1 to 5 Years $ = <$50,000
Medium = 5 to 10 Years $$ = $50,000 to $250,000
Long = over 10 Years $$$ = $250,000 to $500,000
Ongoing $$$$ = over $500,000
PRIMARY
SPECIFIC ACTIONS TIMEFRAME RESPONSIBILITY/ COST FUNDING
PARTNERS
TIMEFRAME COST
Short = 1 to 5 Years $ = <$50,000
Medium = 5 to 10 Years $$ = $50,000 to $250,000
Long = over 10 Years $$$ = $250,000 to $500,000
Ongoing $$$$ = over $500,000
PRIMARY
SPECIFIC ACTIONS TIMEFRAME RESPONSIBILITY/ COST FUNDING
PARTNERS
TIMEFRAME COST
Short = 1 to 5 Years $ = <$50,000
Medium = 5 to 10 Years $$ = $50,000 to $250,000
Long = over 10 Years $$$ = $250,000 to $500,000
Ongoing $$$$ = over $500,000
PRIMARY
SPECIFIC ACTIONS TIMEFRAME RESPONSIBILITY/ COST FUNDING
PARTNERS
City
Metro
Action 25. Expand the El Segundo Lunchtime Shuttle Bus
Beach Cities
Expand the existing El Segundo Lunchtime Shuttle to create a new shuttle route
Medium City $$ Transit
for peak hours between the Mariposa and/or El Segundo Green Line Stations and
Smoky Hollow. Federal
Funding
TMA
TIMEFRAME COST
Short = 1 to 5 Years $ = <$50,000
Medium = 5 to 10 Years $$ = $50,000 to $250,000
Long = over 10 Years $$$ = $250,000 to $500,000
Ongoing $$$$ = over $500,000
PRIMARY
SPECIFIC ACTIONS TIMEFRAME RESPONSIBILITY/ COST FUNDING
PARTNERS
City
establish a detailed timeline for building 5.3.1. Categories of Physical programs can be broken down into three major
every identified improvement. Therefore, this Improvements and Programs Requiring categories.
implementation strategy focuses on identifying Funding
> Interim Physical Improvements: Relatively
the range of potential mechanisms available for
Implementation of the Smoky Hollow Specific low-cost physical improvements that
delivering the major improvements necessary to
Plan requires completing a number of physical can either precede or be completed in
realize the core elements of the Specific Plan’s
improvement projects and initiating several conjunction with a more significant physical
vision. The strategy prioritizes an initial set of
ongoing programs. Section 5.3 below describes improvement. Potential projects include
investments and programmatic activities that
the process and timing for implementing temporary parklets, street restriping
will set the stage for long-term implementation.
specific projects and programs, and describes (including minor lane reconfigurations
This implementation strategy should be
the specific locations of improvements. For and on-street parking changes), modest
revisited on a regular basis to ensure that the
purposes of understanding how funding landscaping improvements, and minor
Plan’s desired outcomes are being achieved.
sources and tools align with these projects and bicycle and pedestrian improvements.
programs, however, the projects and
> Major Capital Improvement Projects: 5.3.2. Funding Sources and Application Table 5-2: Funding Source Examples
Capital improvement projects that to Smoky Hollow Improvements and
require major reconfigurations of Programs CATEGORY EXAMPLES
physical infrastructure when fully
This section provides a menu of potential City General Fund
implemented. Examples of these projects
funding sources for implementing capital Resources Capital Improvement
in Smoky Hollow include major street Program
improvements and programmatic activities
reconfigurations (moving curbs, adding User Fees
to realize the Smoky Hollow Specific Plan
sidewalks, etc.), major streetscape
vision. In many cases, multiple funding sources
improvements (trees, landscaping, Outside Regional, State, and
must be combined to pay for projects. Grants Federal Grants
pedestrian and bicyclist improvements),
Therefore, each source’s description includes
and new open spaces or parks.
considerations for deploying the source in the Developer Development
> Ongoing Programs: Programs and specific Smoky Hollow context. Contributions Standards
activities that require continuous CEQA Mitigations
Although the terms “funding” and “financing” Impact/In-Lieu Fees
funding for implementation. Examples
are often used interchangeably, there is an Negotiated
of such programs include publicizing Agreements
important distinction between the two terms.
development opportunities under the new
“Funding” typically refers to a revenue source
Specific Plan, continuing study of capital District-Based Assessment District
such as a tax, fee, or grant that is used to pay Tools
improvement costs and financing, grant Community Facilities
for an improvement. Some funding sources, District
funding applications, creation of marketing
such as impact fees, are one-time payments, Enhanced
programs, creation and maintenance Infrastructure
while others, such as assessments, are ongoing Finance District
of a permit parking district, expanded
payments. “Financing” involves borrowing
lunchtime shuttle bus, implementation of
against future revenues by issuing bonds or
a transportation demand management
other debt instruments that are paid back
program, and event programming.
over time through taxes or fee payments,
enabling agencies to pay for infrastructure
before the revenue to cover the full cost of the
infrastructure is available.
> General Fund: General Fund revenues for implementation of the Smoky Hollow > Development Standards: Each new
include property tax, sales tax, transient Specific Plan. One exception to this is development project will contribute
occupancy tax, and other revenues that that any potential future parking meter or to the Smoky Hollow Specific Plan’s
are primarily used to pay for ongoing business permit parking revenue—if these implementation by meeting requirements
municipal services and operations. Both the programs are adopted—could contribute regulating each project’s land uses, height,
General Fund and the Capital Improvement partial funding for parking management density, bulk, parking requirements, on-
Program are critical funding sources for programs as part of a parking benefit site circulation, on-site open space, street
the Smoky Hollow Specific Plan’s “interim” district. frontage improvements, and other features.
physical improvements. The General New development projects can also be
OUTSIDE GRANTS:
Fund will also need to support ongoing required to reimburse the City for the cost
Various Federal, State, and regional grant
programs that require City staff time, such of developing and administering the Smoky
programs distribute funding for public
as the developer toolkit and grant funding Hollow Specific Plan itself. These standards
improvements. Because grant programs are
applications. are adopted in the City’s zoning ordinance
typically competitive, grant funds are an
> Capital Improvement Program (CIP): and must be satisfied in order for a project
unpredictable funding source, and the City of
Infrastructure projects identified in the to be granted approval.
El Segundo must remain vigilant in applying
Smoky Hollow Specific Plan—including the for grants to implement the Smoky Hollow > CEQA Mitigations: The environmental
major capital improvement projects—are Specific Plan. Smoky Hollow projects focused review process requires the analysis of a
candidates for inclusion in the City’s Capital on transit improvements and pedestrian and project’s environmental impacts and the
Improvement Program, which is updated bicycle improvements may be especially identification of measures to reduce or
annually and includes a projection of five competitive for grant funding since these eliminate these impacts. As a requirement
years of future infrastructure projects. projects contribute to achieving the goals of the of approval, developers may be required
> User Fees: User fees and rates include regional Sustainable Communities Strategy. For to undertake a number of mitigation
the fees charged for the use of public example, the Southern California Association measures, such as off-site traffic mitigation
infrastructure or goods. It may be possible of Governments (SCAG) provides competitive as defined by the California Environmental
to use some portion of user fee or rate grant funding under the Active Transportation Quality Act (CEQA).
revenue toward financing the costs of new Program for infrastructure improvements such
infrastructure, but user fees are generally as bicycle lanes and pedestrian improvements.
> Impact/In-Lieu Fees: Impact and in-lieu and basis of impact fees and in-lieu fees street restriping to expand the supply of
fees are one-time fees imposed on new must be directly related to the impacts on-street parking.
developments to pay for improvements being mitigated or requirement being > Negotiated Agreements: Negotiated
and facilities that either serve the new met, respectively. El Segundo’s existing community benefits are developer
development or reduce the impacts impact fees are dedicated to specific contributions that exceed the baseline
of the project on the community. Fee traffic mitigation and public facilities. This features required through development
revenues cannot be used to fund existing fee would have to be amended to include standards, environmental mitigation
deficiencies in infrastructure. In-lieu fees projects in the Smoky Hollow area. measures, and impact fees. These
are payments made instead of meeting an agreements are typically negotiated for
A parking in-lieu fee option is promising
on-site development requirement (such large development projects, often either
for the Smoky Hollow Specific Plan
as paying a fee in-lieu of providing on-site as a codified condition of approval for
district, since it would allow reinvestment
parking spaces), while impact fees are projects meeting certain conditions, or in
to occur on smaller parcels that may be
required unless the impact is addressed exchange for variances from existing land
unable to accommodate required parking
in some other way (if allowed). The cost use regulations. These could potentially be
on-site. Fee revenue could be dedicated to
applicable to the larger property holdings in DISTRICT-BASED TOOLS: a PBID or BID would provide an ongoing
the eastern Smoky Hollow area. Land-based financing tools are typically stream of revenue for promoting the
associated with new real estate development district, contributing to lower-cost physical
Reimbursement agreements are a form of
to generate benefit-based special assessment improvements, and managing any ongoing
agreement in which a developer provides
revenues or property tax revenues to finance programs. This revenue source is generally
infrastructure or facilities that serve the
improvements through bond repayment or insufficient to fund major capital improvements,
needs of the broader area, which are then
paying for improvements over time. District- but the limited assessment and the local control
dedicated or conveyed to the public.
based tools provide a stable revenue stream of revenues are likely to appeal to property
The developer’s additional costs are then
while ensuring that properties benefitting owners and businesses within the district.
reimbursed by the City and/or future
from improvements also contribute to those
development projects that benefit from the A Mello-Roos community facilities district
public investments. The following table
infrastructure or facility. Such an approach (CFD) would provide a flexible and substantial
describes the three primary types of district-
is more typically used in greenfield revenue source against which it is possible to
based funding and financing tools. Note that
locations in which a single developer is issue bonds for major capital improvements.
assessment districts and community facilities
required to build major sewer/water and Revenues can also be used to fund ongoing
districts primarily capture additional funding
parks facilities with capacity to serve future operation and maintenance expenses. However,
from private entities, while the enhanced
growth at other adjacent properties. While passage of a CFD in Smoky Hollow is likely to
infrastructure financing district reinvests growth
opportunities to use the reimbursement be challenging until property owners reach
in public property tax revenues within the
agreement tool are therefore limited in consensus around shared infrastructure needs
district that would otherwise accrue to the City.
Smoky Hollow, a single large development and a willingness to contribute significant
project may have capacity to dedicate The property-based improvement district monetary resources toward resolving
additional land for parks or parking under (PBID) and/or business improvement district those needs.
such an arrangement. (BID) are particularly promising for use in
Smoky Hollow. With ongoing funding by
property owners and/or business owners,
Special Assessment Additional assessment against a Most useful for funding > Requires majority vote of paying stakeholders.
Districts range of participants, depending ongoing operations and > Increases costs and risk for paying stakeholders. Stakeholders
on the type of district and relative maintenance. need to perceive a clear benefit for themselves.
benefit received. > Impacts paying stakeholders’ overall ability to support other
taxes, fees, and community benefits.
Examples include: Landscaping > Little financial risk to the City or public agencies; could lead to
and Lighting District, Community increased tax revenue based on private reinvestment.
Benefit District, Business > Additional City staff time to administer districts could offset
Improvement District, Property- some gains.
Based Business Improvement
District
Community Facilities Additional assessment on Infrastructure > Requires approval of 2/3 of property owners (by land area) if
District (Mello-Roos) property, levied and varied improvements, there are fewer than 12 registered voters residing in the district.
based on a selected property development of public > Boundaries can include noncontiguous parcels.
characteristic (excluding property facilities, ongoing > Fees can be proportionally subdivided and passed on to future
value). operations and property/home owners.
maintenance. > Increases costs and risk for landowners and homeowners if fees
dissuade buyers or reduce achievable sales prices.
> Impacts paying stakeholders’ overall ability to support other
taxes, fees, and community benefits.
Enhanced Diverts a portion of future Infrastructure > Formation does not require a local vote, but bond issuance
Infrastructure General Fund property tax improvements, requires a vote of 55 percent of landowners by area if there are
Financing District revenues generated within the development of public fewer than 12 registered voters residing in the district.
district to help fund infrastructure facilities, affordable > Does not cost individual property owners additional fees and
projects. housing development. taxes.
> Does not divert revenues from schools.
> Reduces future General Fund revenues by restricting use of the
district’s future property tax revenue growth. Does not typically
generate significant additional revenue above what the City
already receives.
Table 5-4: Applicable Funding Sources for Improvements and Programs in Smoky Hollow
OUTSIDE
DEVELOPER CONTRIBUTIONS DISTRICT-BASED MECHANISMS CITY RESOURCES
SOURCES
CEQA MITIGATIONS
OTHER REGIONAL,
STATE, & FEDERAL
PROGRAM FUNDS
GENERAL FUND
IMPACT/IN-LIEU
DEVELOPMENT
IMPROVEMENT
DISTRICT (LLD,
& VOLUNTARY
AGREEMENTS
ASSESSMENT
NEGOTIATED
OF PROJECT
STANDARDS
USER FEES
PBID, CBD)
IMPACTS
CAPITAL
GRANTS
FEES
EIFD
CFD
IMPROVEMENT/PROGRAM
CATEGORIES
Ongoing Programs
Public improvement financing plan X
Promotional marketing of Smoky Hollow X X
Property owner outreach X X
Permit parking district X X
Lunchtime shuttle bus expansion X X X X
Transportation demand management
X X
programs
Event programming X X
Brewery and Alcohol Production: An Dwelling, Multiple-Family: A building or portion shall be the usable area under the horizontal
establishment that produces ales, beers, of a building containing three or more dwelling projection of the roof or floor above.
meads, hard ciders, wine, liquor and/or units designed or arranged for occupancy by
Freight Forwarding: A person or company
similar beverages on-site. Also includes three or more households living independently
that organizes shipments for individuals
incidental sale of beverages for on-site and in which they may or may not share common
or corporations to move goods from the
off-site consumption in keeping with the entrances and/or other spaces.
manufacturer or producer to a market,
regulations of the Alcohol Beverage Control
Dwelling, Single-Family: A building containing customer, or final point of distribution.
(ABC) and Bureau of Alcohol, Tobacco,
no more than one dwelling unit designed for
and Firearms (ATF). Gyms: See “Fitness Studio.”
occupancy by not more than one household.
Business and Consumer Support Services: Incidental: See “Accessory.”
Dwelling, Two-Family: A building containing
Business and consumer support services
no more than two dwelling units designed or Industrial, Heavy: The manufacturing,
include establishments primarily providing
arranged for occupancy by two households compounding, processing, assembling or
consumers and businesses with services,
living independently. testing of large heavy items or materials in bulk.
including maintenance, repair, testing, and
rentals. Financial Institutions: Banks, credit unions, Industrial, Light: A use engaged in the
investment companies, lending and thrift manufacture, predominately from previously
Caretaker Unit: A dwelling unit used for a
institutions, securities/commodity brokers. prepared materials, of finished products
caretaker of the property on which it is located
and no larger than 500 square feet in area. or parts.
Fitness Studios: An establishment where
exercises and related activities are performed Live/Work: The partial use of a dwelling unit for
Commercial Kitchen: An establishment where
for the purpose of physical fitness. Examples of commercial uses.
food and beverages are prepared for off-site
uses include Pilates, personal training, dance,
consumption. Typical use is a catering facility.
yoga and martial arts studios. Medical/Dental Office/Clinic: A building or
Data Centers: An industrial building containing group of buildings designed and or used by,
Floor Area (Gross): The area included within physicians, chiropractors, dentists and others
floor space that houses computer servers, and
the surrounding exterior walls of a building engaged professionally in such healing arts
informational technology equipment primarily
or portion thereof, exclusive of garages. The for humans.
for the purpose of storing and distributing data.
floor area of a building, or portion thereof,
not provided with surrounding exterior walls
Research and Development: Establishments restaurant may include incidental or occasional use, including the incidental wholesale and retail
engaged in study, testing, design, analysis takeout sales. sale of vehicle parts as an accessory use.
and experimental development and testing of
Restaurant, Outdoor Dining: A dining area with Veterinary Services: Establishments where
products, processes or services.
seats and/or tables located outside the walls of household animals receive medical and surgical
Restaurant, Fast Food: A restaurant where the structure without a solid roof cover. treatment and may be temporarily boarded
customers purchase food and beverages and in association with such medical or surgical
Retail: Sales, of physical objects and/or
either consume the food and beverages on the treatment.
prepackaged food items to the consumer. Retail
premises or take the food and beverages off the
sales transactions typically require collection of Veterinary Services with Boarding and/or
premises. Typical characteristics of a fast food
sales and use tax. Day Care: Establishments where household
restaurant include: the purchase of food and
animals receive medical and surgical treatment,
beverages at a walk-up window or counter; no Service Stations: An area which provides for
and which offer boarding or animal day care
table service; payment for food and beverages the sale of gasoline, other fuels, and lubricants
services and facilities not associated with
before consumption; and the packaging of food for motor vehicles as the primary use.
medical or surgical treatment.
and beverages in disposable containers.
Snack Shop: An establishment that sells food
Warehousing: The use of a building or structure
Restaurant, Food To Go and Take-out: or beverages for consumption on or off the
as storage space for goods, merchandise,
A restaurant or other such establishment premises in conjunction with retail sales of
or equipment and where the facility owner/
designed as a take-out facility in which no food other goods.
operator of the warehouse is the owner of the
is consumed on the premises and no permanent
Studio/Sound Stages and Support Facilities: goods or is the entity that offers the goods for
provisions are made for that purpose. Provisions
Space in an outdoor or indoor area, building, sale or resale.
for deliveries, catering, drive-through or walk-up
facilities are permitted. part of a building, structure, or a defined area,
Wholesaling: The sale of commercial goods at
which is utilized primarily for the creation of
or near production cost. The wholesaling use
Restaurant, Full Service: A restaurant where film, television, music video, multimedia, or
category includes firms involved in the sale,
customers purchase food and beverages other related activities.
of products primarily intended for industrial,
and consume the food and beverages on the
Vehicle Sales and Services: The sales, rental, institutional, or commercial businesses.
premises. Typical characteristics of a full service
repair, alteration, restoration, towing, painting, Businesses may or may not be open to the
restaurant include: table service; payment after
or finishing of automobiles, trucks, recreational general public, but sales to the general public
consumption; and serving food and beverages
vehicles, boats, and other vehicles as a primary are limited.
in non-disposable containers. A full service