Smoky Hollow Plan 2019 (El Segundo, CA)

SMOK Y
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
City of El Segundo \ SM O KY HO LLOW SPEC IFIC PLAN \ a

b / SMOKY HOLLOW SP EC IF IC P LA N / City of El Segundo
SMOK Y
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
Prepared by
MIG, Inc.
John Kaliski Architects
KOA
Strategic Economics
ACKNOWLEDGEMENTS
City Council Staff

Suzanne Fuentes Greg Carpenter
Mayor City Manager
Drew Boyles Sam Lee

Mayor Pro Tem Planning and Building Safety Director
Don Brann Gregg McClain

Council Member Planning Manager
Paul Samaras
Michael Dugan
Principal Planner
Council Member
Tina Gall
Carol Pirsztuk Contract Planner
Council Member
Ken Berkman
Public Works Director
Planning Commission
Lifan Xu
Ryan Baldino City Engineer
Chairman
Brenda Newman Consultant Team
Vice Chair
MIG, Inc.
Scot Nicol
Commissioner John Kaliski Architects
Jay Hoeschler KOA

Commissioner Strategic Economics
Carol Wingate
Commissioner
CONTENTS
01 INTRODUCTION + VISION 3.5 District Identity ..................................... 89
1.1 Objectives .............................................. 5 3.6 Infrastructure Improvements................ 89
1.2 Setting ................................................... 7

1.3 Plan Context ......................................... 11 04 SPECIFIC PLAN PROCESS
+ ADMINISTRATION
1.4 Vision ..................................................... 13
4.1 Interpretations ....................................... 99
1.5 Guiding Principles ............................... 14
4.2 Severability............................................ 99
1.6 Transformative Projects ....................... 17
4.3 Environmental Review .......................... 99
1.7 The Future of Smoky Hollow ............... 17
4.4 Nonconformities.................................... 99
4.5 Project Review and Approval
02 PRIVATE REALM STRATEGIES
Process .................................................. 102
2.1 Private Realm Strategies....................... 27
4.6 Specific Plan Modifications and
2.2 Land Use Regulations .......................... 29 Amendments ......................................... 102
2.3 Development Standards ...................... 37 4.7 Community Benefits Procedures ......... 103
2.4 Private Realm Design Guidelines ........ 44 4.8 Appeals .................................................. 103
2.5 Urban Design Guidelines ..................... 47
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
City of El Segundo \ SM O KY HO LLOW SPEC IFIC PLAN \ i

01
INTRODUCTION
+ VISION
Introduction + Vision
01 INTRODUCTION + VISION
The Smoky Hollow Specific Plan provides

a framework and long-term strategy to
guide public and private investment in the
Smoky Hollow area.
1.1 O BJ ECTI VES The Specific Plan emphasizes flexibility and
creativity to enable new businesses to thrive
Development activity in Smoky Hollow will
and supports the long-term health and
be stimulated and influenced by a range of
expansion of the many existing businesses that
tools, including:
contribute to El Segundo’s success.
> Development standards, design guidelines,
The Specific Plan builds on the eclectic
and other regulatory tools and metrics
nature of Smoky Hollow, sets policy to create
> Public infrastructure improvements a dynamic public realm, and grounds the
> A comprehensive and strategic set of policy, regulatory framework in economic reality.
physical, and programmatic implementation

actions
City of El Segundo \ SM O KY HO LLOW SPEC IFIC PLAN \ 5

Figure 1-1: Planning Area Map
315 E Franklin Ave.
6 / SMOKY HOL LOW SP EC IF IC P LA N / City of El Segundo

1.2 SETTI NG The east side of Smoky Hollow is characterized

by larger block patterns and parcels and
medium-scale buildings originally intended for
1.2.1 Planning Area
manufacturing, with a typical building footprint
Located in the central portion of the City
of over 10,000 square feet. In comparison, the
of El Segundo, the Smoky Hollow Specific Plan
street grid on the west side has smaller blocks
area extends east to west and is bounded by
and smaller-scale buildings, with a typical
Indiana Street and Sepulveda Boulevard to
footprint of just over 3,000 square feet.
the east, downtown El Segundo to the west,
the Chevron oil refinery (and El Segundo To the east, Sepulveda Boulevard separates
Boulevard) to the south, and residential Smoky Hollow from large corporate campuses
neighborhoods to the north. Regional access and multi-story buildings. To the west, Main
to Smoky Hollow is provided by Interstate 105 Street provides downtown amenities within
(Glenn Anderson Freeway) Interstate 405 (San walking distance to the west half of the Smoky
Diego Freeway), and California State Route Hollow Specific Plan area.
1 (Sepulveda Boulevard, also known as the
Pacific Coast Highway). El Segundo Boulevard 1.2.2 Local History
and Franklin Avenue run east/west the length
Smoky Hollow rapidly developed into an
of the Specific Plan area (see Figure 1-1: Smoky
industrial district after World War II due to the
Hollow District). The Specific Plan area covers
influence of local aerospace companies such
0.18 square miles (120 acres), or just over three
as Northrop Grumman (with a presence in El
percent of the City’s total area of 5.5 square
Segundo dating to 1932) and general demand
miles (see Figure 1-2: Regional Location).
for manufacturing, distribution, and industrial
With a mix of lot sizes on small streets, the
service uses. The district was largely built out by
land use pattern and character of the Smoky
the early 1960s.
Hollow area were largely shaped by the original
industrial uses that developed during the mid- By the late 20th century, the district suffered
20 century to serve the airport, aerospace/
th
the loss of large-scale manufacturing uses, as
defense, and nearby refinery industries. the regional aerospace industry contracted in
response to post-Cold War defense cuts.

Figure 1-2: Regional Location Map
8 / SMOKY HOL LOW SP EC IF IC P LA N / City of El Segundo

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

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5 The El Segundo Herald ran this cartoon to

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10 / SMOKY HOLLOW SP EC IF IC P LA N / City of El Segundo

1.3 PLAN CONTEXT companies. With demand for creative office

space expected to continue to rise, an updated
In response to shrinking manufacturing land use framework is needed to sustain
demand, declining investment, and parking Smoky Hollow’s transformation into a regional
issues, the City adopted the first Smoky Hollow hub for creative businesses and new types of
Specific Plan in 1986. The intent of the 1986 plan manufacturing.
was to: 1) preserve existing uses that conform to
the plan, 2) provide opportunities for both small This updated Smoky Hollow Specific Plan sets
business and medium-sized manufacturing a regulatory and planning framework that
uses, 3) provide a transition from the high- focuses development efforts on revitalizing
density uses on the east side of Sepulveda buildings for incubator industrial and office
Boulevard to the lower-density commercial space. This Specific Plan reflects the goals and
and residential uses to the west, and 4) resolve objectives of various stakeholders, including
issues related to parking, circulation, and businesses and property owners, real estate
development standards. and development professionals, the Planning
Commission, and City Council. The Smoky
The 1986 plan did not anticipate the Hollow Specific Plan includes development
tremendous growth in emerging creative, regulations, design guidelines, and funding
technology, and new media companies in strategies to realize the new vision. The plan
the greater Los Angeles area. Faced with deliberately builds upon the traditional uses and
space, regulatory, and time constraints, many structures within the district and introduces
developers opted to modernize existing the opportunity for intensification and
buildings rather than wait for new, ground-up revitalization. The ultimate goal is to facilitate
development. This resulted in the preservation the transformation of the Smoky Hollow district
of many original brick industrial buildings from an aging industrial area to a vigorous
juxtaposed against more modern, sleeker, and incubator district and major economic force in
newer developments. the City.
Smoky Hollow’s transition and interesting

charchter appeals to today’s creative class of

Smoky Hollow is an
eclectic incubator district
of creative, innovative, and
dynamic businesses.
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

1 .5 G U I D I NG PRINCIPLES
The Vision Framework includes eight guiding principles:
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.

Smoky Hollow with the Chevron refinery in the background

1.6 TRANSFO RMATI VE economy shifts toward increasing shares

PROJ ECTS of professional services firms and creative
businesses, which often prefer unique
Transformative projects are intended to spaces and vibrant, eclectic locations such
embody the creative ideas and further as Smoky Hollow and El Segundo.
support the Specific Plan’s vision for Smoky
> Leverage the many positive attributes
Hollow. These projects catalyze future change
of the area such as the artistic industrial
while addressing some of the key issues and
vibe and the relaxed beach community
opportunities in Smoky Hollow.
feel. The vision for Smoky Hollow will
> Undertake a comprehensive approach to be communicated most effectively by
parking and mobility. The Specific Plan drawing people to the district by providing
identifies short- and long-term actions, interesting destinations.
including using existing rights-of-way to > Take the next steps in bringing a complete
increase the parking supply. In the longer fiber optic network to Smoky Hollow.
term, the potential formation of a parking Providing adequate infrastructure supports
district and transportation demand the flow and processing of information and
management practices will be critical. maintains the desirability of the area to
> Establish Franklin Avenue as the functional, creative and technology-based businesses.
aesthetic, and social backbone of the plan
area. Implement projects that create a
1 .7 T H E F U T U RE O F S MO KY
shared social space among drivers, cyclists,
H O L LOW
and pedestrians, and make the street
welcoming and appealing with a focus on The following visualizations illustrate the vision
landscaping, signs, and street furniture. through photo-realistic renderings of key areas
> Facilitate development of creative office and in the Specific Plan area. Each visualization
flexible/research and development space shows the baseline 2017 conditions and
and intensification of these desirable uses potential improvements articulated in the
on appropriate sites. Demand is growing Specific Plan. These renderings are illustrative
for these uses in the area as the regional and are intended to be conceptual and not
prescriptive.

El Segundo Boulevard

El Segundo Boulevard t ta

Franklin Avenue

Franklin Avenue t ta

Typical North/South Street

Typical North/South Street t ta

02
PRIVATE REALM
STRATEGIES

Private Realm Strategies
02 PRIVATE REALM STRATEGIES
The Smoky Hollow Specific Plan creates

a foundation to support the Plan area’s
transition into a regional destination for
creative and cutting-edge businesses.
2.1 PRIVATE REALM development. The chapter concludes with
STRATEGI ES design guidelines.
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

Figure 2-1: Zoning Districts

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

West Zone: Example Imagery

East Zone: Example Imagery

Parking Zone: Example Imagery

> 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.

Table 2-1: Allowed Land Uses Table
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
SH-W SH-E PF P1 Additional Regulations
Industrial
Brewery and Alcohol Production P P — — Subject to applicable State ABC regulations.
Industrial, Heavy CUP CUP — —
Industrial, Light P P — —
Shall be screened from view from public right-of-way and all

Outdoor Storage A A A — screening shall be architecturally integrated with the building
design. See ESMC Section 15-2-8.
Personal Storage, Collection AUP AUP — —
Research and Development P P — —
Warehousing P P — —
ce
General Offices P P P —
Commercial/Services
Alcohol Sales—Off-Site and On-Site Includes instructional tasting that is accessory to

AUP AUP — —
with Food Service off-site sales.
Business and Consumer Support Services P P — A

— = Not Allowed
Commercial/Services
Commercial Kitchen P P — —
Restaurant—Full Service and Fast Food CUP CUP — A Drive-through windows and facilities are prohibited.
Restaurant—Food To Go and Take-out P P — A
Parking for outdoor dining areas is required only for outdoor

Restaurant, Outdoor Dining P P — A
seats in excess of 12.
Includes the incidental direct sale to consumers of only those

Retail A A A A goods produced on-site of another permitted or conditionally
permitted use.
Snack Shop A A A A
Studio/Sound Stages and Support Facilities P P — —
Veterinary Services with or without boarding P P — —
Wholesaling P P — —

— = Not Allowed
Parking
Parking Facility AUP AUP AUP P
Public Facilities and Assembly

Public Facilities P P P P
Public or Quasi-public Open Space P P P P
Public Utilities P P P —
Assembly Halls CUP CUP — —
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.

2.3 DEVELOPMENT > Create standards and guidelines that

STANDARDS differentiate between the smaller scale
block-and-lot patterns of the western
New structures and alterations to existing portion of the district and the larger scale
structures shall be designed, constructed, and block-and-lot patterns of the eastern
established in compliance with the requirements portion to conserve opportunities for a
of this chapter. This chapter outlines variety of business types and maintain the
development standards for Smoky Hollow-East sense of district authenticity.
and Smoky Hollow-West. Development
> Address parking needs while limiting
standards for Parking (P) and Public Facilities
the proliferation of surface lots. Maintain
(PF) zoning districts shall comply with Chapter
parking regulations that allow for better site
15.9 (Automobile Parking Zone) and Chapter
design and maximum site utility.
15.10 (Public Facilities Zone), respectively, of the
El Segundo Municipal Code (ESMC). > Identify standards and guidelines for on-site
open space and encourage the retention
and development of off-site open spaces.
2.3.1 Development Standard Objectives
The following objectives are broad policy
2.3.2 Development Standards Applicable
statements intended to guide development and
to All Zoning Districts
design decision making.
Projects within the Smoky Hollow Specific Plan
> Encourage reuse and preservation of shall also comply with the standards in the
existing buildings that contribute positively following sections of ESMC Chapter 2:
to the area’s visual and functional character.
> 15-2-3 Exceptions to Building Heights
> Enhance investment potential through
higher-intensity development while > 15-2-4 Height restrictions for walls and
respecting the area’s physical form and fences
eclectic, creative character. > 15-2-9 Screening
> Provide development standards that > 15-2-10 Temporary Buildings
emphasize flexibility, creativity, and
> Chapter 18: Signs.
innovation to attract desired uses.

Table 2-2: General Development Standards by Zoning District
Development Standard Smoky Hollow West Smoky Hollow East
A. Lot Standards
1. Minimum Lot Area 5,600 sf 11,200 sf
2. Minimum Lot Frontage 50 ft
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
2. Parapet Height May exceed maximum building height by 5 ft
D. Building Design Standards
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
2. Side Yard No setback required
3. Rear Yard No setback required

Table 2-2: General Development Standards by Zoning District
E. Setback Standards (continued)

4. Front and Side Yards Adjoining Franklin Avenue Minimum 0 ft, maximum 5 ft
5. Adjoining Alley Minimum 10 ft, as measured from property line
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.

Figure 2-2: Building Transparency, Franklin Avenue Frontages
D D
A Ground level or first 12 feet of height above grade

A C B C C
B C
B Area of facade
C Area of transparent opening

Franklin Avenue Frontages D 15% facade transparency sum total C = 15% B

Table 2-3: Open Space Standards by Zoning District
F. Open Space and Landscaping Standards
Minimum 3% of lot. If the lot area exceeds 22,400 sf, a

1. Open Space, General Minimum 3% of lot
minimum of 10% of the lot.
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

Table 2-4: Access, Loading, and Refuse Collection Standards by Zoning District
G. Access, Loading, and Trash Standards
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. Not required if gross building area < 50,000 sf.

b. Required if gross building area ≥ 50,000 sf and/or required for the following uses when the use exceeds 2,500 sf
2. Loading in size: restaurant or other food sales and service.
c. On-site loading areas shall be at least 18 ft long and 10 ft wide. For lots adjoining an alley, loading areas shall adjoin
or have access from the alley. Loading spaces may encroach into any required alley setback.
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.

Table 2-5: Parking Standards by Zoning District
H. Private Parking Standards
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.

2 . 4 P R I VATE REALM DESIGN 2.4.1 Smoky Hollow Design Objectives
GUIDE L IN ES The overarching design goal for the Smoky
Hollow Specific Plan is to provide a development
Smoky Hollow represents a unique World War II-
framework that maintains the district’s unique
era industrial district. Once home to traditional
setting and character while promoting adaptive
manufacturing, machining, and aerospace
design features that integrate well-designed
industries, the Smoky Hollow district—with its
architecture; enhanced, viable public space; and
one- and two- story brick, metal, and stucco
accessible pedestrian and transit linkages.
exteriors, curved ceilings, high roof lines and
light-filled interiors—is attractive to new media, These design objectives are broad policy
technology, incubator, and creative business statements intended to guide development
endeavors. The repurposing of existing space throughout Smoky Hollow.
will inform future development in a manner that
retains the district’s authenticity and character. > Preserve Smoky Hollow’s existing character
through the use of compatible architectural
Smoky Hollow generally consists of two sub- features, materials, and details.
districts: Smoky Hollow East and Smoky Hollow
> Insist upon streetscape and landscape
West. Smoky Hollow East includes larger, free-
amenities that allow for small-scale,
standing buildings on spacious parcels. This
informal gathering, both within sites and
configuration allows campus-style, business park
along public rights-of-way, especially
settings that integrate landscape and communal
sidewalks, street corners, and along
outdoor space into site design. Conversely,
Franklin Avenue
smaller closely-packed structures and lot
configurations line the streets of Smoky Hollow > Develop more accessible and street-side
West. Tighter blocks create a more intricate, public open space. Buildings fronting public
urban, and sidewalk-oriented work district. sidewalks, and specifically buildings
The Specific Plan’s objective is to preserve the fronting Franklin Avenue, shall provide
district’s unique characteristics while allowing sidewalk-oriented entries and small-scale
the emergence of design innovation and gathering opportunities.
creative use of space.

> Project designs, orientation, and spaces

should anticipate and facilitate emerging
WHAT IS THE DIFFERENCE guidelines address elements that cannot sidewalk and pedestrian activity, reuse of
BETWEEN DEVELOPMENT easily e measured or uantified ut are alleys, and access to all transit modes.
important aspects of the design and quality
STANDARDS AND DESIGN > Encourage active and passive design
o a uildin or de elopment. e desi n
GUIDELINES? strategies that conserve natural resources.
guidelines contain recommendations
on design aspects that are more open to
Standards
interpretation, such as texture, materials,
Development standards are measurable
style and o erall desi n c aracter. n
criteria for building elements such as
certain circumstances, design guidelines are
setbacks, building heights, open space
mandatory—these are indicated with clear
re uirements and oor area ratio .
terminolo y suc as s all and must .
Standards are prescriptive and quantitative
and are applied consistently to all properties
When used in conjunction, the development
in eac onin district. e elopment
standards and design guidelines will shape
standards are mandatory, and projects
future development to achieve the community’s
may only be approved if the proposed
vision of Smoky Hollow as an iconic and
improvements are consistent with the
innovative employment zone.
development standards, unless otherwise
allo ed y a ariance or dministrati e
d ustment.
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.

Figure 2-4: Design for Adaptive Reuse
Conserve & Retain Convey a Sense of Old & New
Use Fences and Walls as an Extension of the Architecture
Develop Outdoor Gathering Spaces
Select Drought-Tolerant and Native Plants

igure e ign or nfill Building
Build on the Industrial Character
Utilize Natural Light
Use Fences and Walls as an Extension of the Architecture
Design Creative Signs

Incorporate Different Materials
Enhance Parking Surfaces

Figure 2-6: Design for Building Additions
360
Specify 360° Architecture
360
Encourage Additions Complementing Existing Features

Convey a Sense of Old & New
Incorporate Small, Medium, and Large Scales

Figure 2-7: Design for Campus Projects
Improve Landscape in Parking Area Designs
Build on the Industrial Character
Conserve & Retain the Character-Defining Features
Select Drought-Tolerant and Native Plants

Figure 2-8: Design for Street and Sidewalk Frontages
Incorporate Small, Medium, and Large Scales

Enhance Entry Expression
Provide Street Furniture

Design Layered and Lush Landscaping
Provide Ease of Access

Select Drought-Tolerant Plants

Figure 2-9: Design for Street Corners
Encourage Public Art
Provide WiFi Hotspots
Install Bike Parking Facilities

Utilize Planters and Plant Pots

Figure 2-10: Design for Alleyways
Provide Alley-Facing Gathering Spaces
Orient Secondary Entries to Alleys Specify 360° Architecture 360
Utilize Planters and Plant Pots

SMOKY HOLLOW DESIGN Conserve and retain the character-

GUIDELINES defining features of an existing
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
work with City staff to incorporate as many feasible.
of the ideas as possible. + Encourage additions that complement

existing character-defining features
Enhance Building Character and are differentiated and secondary
to the bulk and massing of existing
Build on the quality industrial
buildings.
character of architecture currently in
Smoky Hollow. Incorporate small, medium, and large
scales through design of differentiated
Convey a sense of old and new
massing and a variety of components,
through conservation of existing
proportions, and details.
materials and details and selection
of new building components that Emphasize design at the pedestrian
complement existing conditions level through expressed forms, shapes,
without mimicking an older masses, materials, and details at first-
architectural character. floor frontages.
Build upon existing context through 360

Specify 360° architecture through
use of similar forms, heights, extension of the character-defining
proportions, building materials, and elements and materials, level of detail,
details observed in the surrounds. and architectural consistency at all
building façades.

Enhance entry expression through Provide street corner plazas through Provide street furniture of enduring
use of color, forms, materials, details, setbacks from street corners or through quality and aesthetic value; examples
orientation to sidewalks, landscaping, conversion of front yard surface parking. include benches, information posts,
and place-making to create a sense of Develop outdoor gathering spaces at trash cans, etc.
arrival. entries, along sidewalks, at patios, and Use exterior lighting to accentuate
Encourage the use of roll-up doors on rooftops to invite activity. safety and design elements of public
and sliding walls at street frontages Provide alley-facing gathering spaces and private outdoor areas and sidewalks.
to add visual interest at the pedestrian through setbacks and modulations at Provide Wi-Fi hotspots to attract
level and enhance indoor-outdoor rear property lines that invite safe use pedestrians and encourage gathering at
interactions. and activity. specified locations.
Orient secondary entries to alleys to Provide ease of access along and
create a sense of arrival and increase Incorporate Landscape
across sites through leveling outdoor
pedestrian presence in alleys. and Environmental Design
and indoor height differences, provision
Incorporate different materials, colors, of accessible ramps and handrails, Design layered and lush landscaping
and textures at a building’s exterior to removal of obstacles on sidewalks, and through selection of plant materials that
create visual interest, avoid monotonous minimization of curb cuts. display a variety of shapes, textures, and
or repetitive building frontages. Enhance surface parking through use colors.
of enduring quality paving materials that Select drought-tolerant and
Facilitate Gathering
create visual interest; use permeable native plants to reduce irrigation
Form an active street wall through paving materials consistent with City and conserve water.
design of building frontages with building codes.
Utilize planters and pots to provide
material and detail interest at or Use enduring, quality paving materials greenery along sidewalks where street
near sidewalks and use of sidewalk- or street painting to realize visual trees are not permitted.
oriented entries. interest and differentiate the defined
pedestrian zone from traffic lanes.

Design for Signage, Way-Finding,

Improve landscaping in parking areas
and Public Art
through the use of tree canopies,
landscape planters, and design of walls Design signs as an integral
and fences that create visual interest, component of the architectural
and reduce the heat island effect. program. Consider channel letter signs,
Use fences and walls as an extension projecting signs, and flag signs. Avoid
of the architecture and character of box signs with plastic covers.
the building. Incorporate way-finding through
Utilize natural light through use of integral design of identity and
large window expanses, clearstories, directional signage and on-site lighting
skylights, etc. to enhance working to guide and enhance circulations.
spaces and reduce lighting energy Encourage public art, including murals,
consumption. street paintings, outdoor installation
art, and light-based art installations, to
Encourage Connectivity create visual interest along alleys.
Install bike facilities consistent with

City building code requirements - such
as bike racks, bike storage, bike sharing
stations, dedicated shower rooms, and
lockers - to encourage biking.

03
PUBLIC REALM
STRATEGIES
Public Realm Strategies
03 PUBLIC REALM STRATEGIES
The Smoky Hollow public realm

includes publicly owned rights-of-way
(streets, pathways, and alleys) and
publicly accessible open spaces.
3.1 PUBLIC REALM 3.2 MOBILITY AND
STRATEGI ES ST R E E TS CA P E
I MPROV E ME N TS
The quality and character of a district’s
public realm is an integral component of an The public realm improvement strategies
environment in which people want to live and establish street standards and guidelines
work. This chapter identifies the transformative to ensure long-term provision of adeqaute
strategies applicable to the public realm sidewalks, landscape amenities, and active
that will further the vision of a creative and transportation infrastructure that encourages
prosperous Smoky Hollow business district. walking and biking, that maximizes curb-side

Figure 3-1: Mobility and Streetscape Improvements

Zebra Crosswalk
parking resources throughout Smoky Hollow. the pedestrian environment. Understanding

Addressing the lack of adequate sidewalks and that change is incremental, the Specific Plan
basic streetscape facilities is a key Specific Plan identifies easy-to-implement improvements for
objective. Figure 3-1 (Mobility and Streetscape the near term as well as longer-term solutions.
Improvements) outlines planned roadway In the short term, the 60-foot right-of-way will
improvements. be restriped to accommodate an eight-foot
parking lane on the north side of the roadway.
3.2.1 El Segundo Boulevard This change does not require any widening and
maintains the existing four-lane configuration
El Segundo Boulevard is classified as a “minor
solely by reducing lane widths. This adjustment
arterial,” running east/west along the south
would yield approximately 100 additional
edge of the Specific Plan area, bordering the
on-street parking spaces. In addition, high
Chevron Oil Refinery. El Segundo Boulevard
visibility-crosswalks will be added along El
links the Smoky Hollow area to downtown El
Segundo Boulevard, marked with traditional
Segundo to the west and the office parks east
continental stripes (sometimes referred to as
of Sepulveda Boulevard, and beyond to the
zebra striping). Contrasting and high-visibility
Metro Green Line El Segundo stations and
crosswalks indicate pedestrian pathways and
1 Zebra crosswalks, also referred to as I-405 freeway.
have been shown to improve safety behavior
continental crosswalks, alert motorists that they
are approaching a pedestrian zone. Transformative strategies for El Segundo of motorists.
Boulevard aim to increase parking and improve

Complete Streets provide options for modes of travel.

The term “COMPLETE STREETS” The principles of complete streets are an

describes a comprehensive approach inte ral part o t e Smo y ollo Specific
to the practice of mobility planning. Plan and work with land use policies that
Complete streets principles recognize that encourage economic development. The
transportation corridors have multiple following recommendations, categorized
users it di erent a ilities and mode by key street section, provide for a
preferences (driving, biking, walking, and transportation network that successfully
ta in transit . d acent land uses in uence integrates bicyclists, walkers, and transit
the functionality and character of the street users with people in cars, while creating a
environment. A well-integrated street system uni ue ac drop or usinesses to ouris in
considers the complementary relationship Smoky Hollow.
between land use, local and regional
travel needs, and the greater community
context. Complete streets can accommodate
e pected tra c demand ile also pro idin
additional facilities to support travel by other
modes and contributing to creation of vibrant
public spaces by incorporating distinctive
placemaking and programming elements.

Figure 3-2: El Segundo Boulevard Proposed Improvements
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

Tree Planter: Parallel Parking Space
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

Figure 3-3: Regional Transit and Bicycle Routes

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

Figure 3-4: Grand Avenue-Proposed Improvements
SHARROW/OFF-PEAK PARKING CROSSWALK

IMPROVEMENTS
GRAND AVENUE
ONE WAY STREET ONE WAY STREET
Grand Avenue - Existing Grand Avenue - Proposed

North R.O.W.
South R.O.W.
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.

Figure 3-5: Franklin Avenue Near Term - Proposed Improvements
TREE PLANTER ALLEY WAY TREE PLANTER ARTISTIC “INDUSTRIAL

SETBACK (10’-0”) STYLE” CROSSWALK
FRANKLIN AVENUE
ALLEY WAY
ONE WAY STREET TREE PLANTER ONE WAY STREET
Franklin Avenue - Existing Franklin Avenue - Proposed

West R.O.W.
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.

Figure 3-6: Franklin Avenue Long Term/Incremental-Proposed Improvements-Woonerf/Living Street
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
Flush Curb Enhanced Paving
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

Tree Planters
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.

Figure 3-7: North/South Streets - Proposed Improvements
TREE PLANTER ARTISTIC “INDUSTRIAL EXISTING CURB CUT

STYLE” CROSSWALK
ONE WAY STREET
60° PARKING FRANKLIN BIKE RACKS TREE PLANTER

AVENUE
North/South Streets - Existing North/South Streets: One-Way Streets - Proposed
West R.O.W.
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

2
3.2.5 Alleys for alleys such as event space, retail, cafes or

art venues can enhance the public/pedestrian
Towards the west of the Smoky Hollow district,
environments in Smoky Hollow. While most
narrow alleys running north/south provide
alleys in Smoky Hollow will continue to serve
access to rear-of-lot parking and servicing of
a primary function of access to properties
businesses. Alleys were historically designed
for parking, trash, and loading as needed,
into cities for trash access, deliveries, electrical,
flexibility in development standards facilitates
plumbing and mechanical services, emergency
the use of loadings spaces located off of alleys
vehicles, and parking. As a secondary
for alternative temporary uses such as picnic
circulation pattern, many pedestrians, cyclists,
areas, removable landscape amenities, public
and even autos use alleys for shortcuts or
recreation, or art. See Figure 3-8: Alleys–
back access. Alleys not only provide important
Proposed Improvements.
space for services but also an opportunity
2 Alleys in Smoky Hollow provide access
to businesses and may also present new to recapture underutilized public space for
opportunities for outdoor amenities. outdoor activity. Additional temporary uses

Figure 3-8: Alleys-Proposed Improvements
Existing Alley Proposed Alley
West R.O.W.
West R.O.W.
East R.O.W.
East R.O.W.
5' 14' 5' 10' 14' 10'

Setback Alley Way Setback Setback/ Alley Way Setback/
Flex Space Flex Space

Bicycle Facilities/Racks

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.

3 . 3 PAR K ING M A NAGE M E NT site limitations—as reasons to defer expansions, > Implementing one-way traffic patterns
ST RATEG IES renovations, rehabilitation, and changes of on north/south streets, coupled with
use. In addition, standard strategies to address 60-degree angled parking configurations
Limited and inefficient parking has historically parking needs are slated for a significant shift on one side of the street, is estimated to
been identified as one of the district’s biggest as autonomous vehicles, ride-share, and transit add 85 additional parking spaces.
liabilities. The original Smoky Hollow Specific decrease demand for parking. > Restriping El Segundo Boulevard to provide
Plan attempted to balance the need for more
on-street parking along the north curb of
effective parking with the desire by area
3.3.1 Short-Term Parking Strategies the roadway between Standard Street on
business owners to maintain tighter parking
the west and Kansas Street on the east
regulations that allowed for better site design 3.3.1.1 ON-SITE PARKING DEVELOPMENT
would add an estimated 101 parking spaces.
and maximum site utility. While demand for STANDARDS
Reconfiguration was not considered for
business space in Smoky Hollow has increased Recognizing these constraints and long-term
areas outside of the specified extents
significantly since adoption of the original trends, the Specific Plan establishes parking
to limit intersection capacity impacts at
Specific Plan, the area has not been able to regulations that are tied to building area, not
intersections to the west (Main Street) and
absorb the increased parking demand. This use, to allow for flexibility and change over time
east (Sepulveda Boulevard).
is largely due to two factors. First, in Smoky (see Section 2.3.1.H: Private Parking Standards).
Hollow the existing on-street parking is free, The City has also completed analysis towards 3.3.1.3 OVERNIGHT CURBSIDE PARKING
with no time limits. As a result, this common a parking in-lieu fee for Smoky Hollow, Overnight parking in Smoky Hollow will be
good has been occupied as an extension of which provides flexibility for developers and prohibited between 2:00 and 6:00 A.M.
private properties for parking vehicles that funding to increase parking in the district. In Curbside parking for recreational and oversized
are being serviced by local automobile repair addition, strategies to address existing parking vehicles (including trailers) will be limited per
businesses and overnight large vehicles such as deficiencies are discussed below. the El Segundo Municipal Code (Title 8, Article
RVs. Second, new businesses in Smoky Hollow G).
that have been replacing industrial operations 3.3.1.2 OPTIMIZE CURBSIDE PARKING
In the short term, existing rights-of-way will 3.3.2 LONG-TERM PARKING STRATEGIES
are more employee-intensive and thus have
somewhat different parking and infrastructure be restriped to significantly increase parking Long-term parking strategies seek to increase
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,

Smoky Hollow Specific Plan Chapter 3: Public Realm Strategies
Figure 3-9: Tree/Stormwater Planter Design and Plant Pallet
Figure 3-9: Tree/Stormwater Planter Design and Plant Pallet

Stormwater Planter
STORMWATER PLANTER PLANT PALETTE
Trees
Tristania conferta Brisbane Box
Lagerstroemia lndica Crape Myrtle
Pistachia chinensis Chinese Pistache
Plants
Agave attenuata Foxtail
Carex praegracilis Field Sedge
Helictotrichon sempervirens Blue Oat Grass
Juncus patens ‘Elk Blue’ California Grey Rush
Phormium ‘Dusky Chief’ New Zealand Flax
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
Juncus patens; California Grey Rush Phormium; New Zealand Flax

City of El Segundo 3 - 15
Public Review Draft - September 2017
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.

Figure 3-10: Design for Public Rights-of-Way
Develop Phone Apps
Create Landscape Buffer Design Compound Landscaping

Encourage Landscape Pop-Ups
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.

3 4 5
> 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.

3.5 DI STRI CT I DENTI TY 3 . 6 I N F RAST R U C T U R E

I MPROV E ME N TS
The importance of a unique identity for Smoky
Hollow is multi-faceted, but primarily relates A cost-efficient and reliable infrastructure
to bolstering economic advantage for local network is essential to serve any business
businesses. By building a reputation for the community. Most of the existing infrastructure
area based on the Specific Plan’s vision, Smoky within Smoky Hollow—with the key
Hollow will become more recognized. People will exception of high-capacity and rapid speed
want to connect their business endeavors and telecommunications—is adequate to serve
relationships with the area. existing and future businesses, although it
is aging and will require periodic upgrade
A successful place-based identity, or brand,
and expansion. The City will focus its
is memorable if it reflects a reputation, a sense
efforts on providing an adequate level of
of place, and qualities distinctive to a particular
service to accommodate existing uses and
area. This kind of identity must be built and
projected growth. One key focus will be to
maintained through City policies and actions,
identify solutions to create more sustainable
collaborations with the business community,
infrastructure that relies on fewer natural
marketing and promotions, and physical
resources.
improvements.
Throughout this Specific Plan, Smoky 3.6.1 Water

Hollow’s identity is expressed in text, graphics,
The City of El Segundo manages and operates
and photo examples. This includes both
the domestic water system that serves the
specific physical improvements to the district’s
Smoky Hollow district. The City provides both
streetscapes to facilitate placemaking, as well
potable and recycled water. The City obtains its
as design guidelines that provide a framework
potable water from a single source, purchased
for selecting design textures and placement
through the West Basin Municipal Water District
of features.
(WBMWD), which in turn receives the water
through the Metropolitan Water District of
Southern California. Water lines exist within
every street within the Specific Plan area, and

6

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

Low-Impact Development
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 PLAN
PROCESS +
ADMINISTRATION
Specific Plan Process + Administration
04 SPECIFIC PL AN PROCESS
+ ADMINISTRATION
This chapter describes the authority of

a Specific Plan, the pro ect review and
approval process, and the administrative
procedures required for amendments and/
or modifications to the Specific Plan.
Specific Plans serves as an implementation tool Proposed development plans or agreements,
for the General Plan and establish the zoning tentative tract or parcel maps, and any other
regulations for a unique area. This Specific Plan development approval must be consistent
has been prepared pursuant to Section 65450 with the Smoky Hollow Specific Plan. Projects
et seq. of the California Government Code consistent with this Specific Plan will be
and addresses general provisions, permitted automatically deemed consistent with the
uses, development and design standards, General Plan.
design guidelines, mobility improvements,
and infrastructure. All development proposals
within the Specific Plan area are subject to the
procedures established herein.

1 2
3 4

4.1 I NTERPRETATI O NS findings that there are no significant

changes in conditions and that the project
Any ambiguity concerning the content or is in compliance with the Specific Plan
application of the Specific Plan shall be resolved requirements. Certain projects may require
by the responsible review authority in a manner additional specific environmental review
consistent with the goals, policies, purposes, as necessary, if they do not conform
and intent established in this Specific Plan. to the Specific Plan. This could include
targeted studies on one or more identified
4.2 SEVERABI LI TY environmental concerns. The City will make

these determinations, and environmental
If any section, subsection, sentence, clause, review may be incorporated in the
phase, or portion of this Specific Plan, or any development approval process.
future amendments or additions, is for any
reason held to be invalid or unconstitutional
by the decision of any court or competent
4. 4 N O N CO N F O RMI T I E S
jurisdiction, such decision shall not affect the Within the zoning districts established by
validity of the remaining portions of this Specific this Specific Plan or amendments that may
Plan or any future amendments or additions later be adopted, there exists or will exist lots,
that can be implemented without the invalid structures, and uses of land which were lawful
provision, and, to this end, the provisions of this before the adoption or amendment of this
Specific Plan are declared to be severable. Specific Plan, but which no longer comply.
The intent of this Section (Nonconformities)
4.3 ENVI RO NMENTAL REVI EW is to permit those nonconformities to continue

until they are removed, but not to encourage
A program-level Environmental Impact their continuance. Such uses and structures
Report (EIR) was prepared for the Smoky shall not be enlarged upon, expanded, or
1–4 The El Segundo Art Walk introduces the Hollow Specific Plan. A Program EIR extended, nor be used as grounds for adding
public to creative businesses throughout
may reduce the need for project-specific other structures or uses prohibited elsewhere
Downtown and Smoky Hollow, which open their
doors for studio tours, art, and live music. environmental review in areas that have in the same zoning district, except as may
been analyzed by the EIR, subject to be expressly permitted in this Section.

4.4.1 Nonconforming Uses of Land area, height, setbacks, its location on the lot, or 4.4.4 Nonconforming Parking
other requirements concerning the structure,
Uses of land that were lawful before the A legally established use of a lot that does not
such structure may be continued so long as it
effective date of adoption or amendment of meet the requirements for onsite vehicular
remains continuously occupied and is otherwise
this Specific Plan, but which no longer comply, parking (either through provision of required
lawful, subject to the following provisions:
may be continued so long as such use remains on-site parking, off-site parking, or payment of
otherwise lawful, provided: A. Nonconforming structures may expand in-lieu fees) established by this Specific Plan
up to the allowable floor area ratio is nonconforming with respect to parking and
A. No such nonconforming use may be
(FAR) permitted by this Specific Plan. shall be governed by the following regulations:
enlarged or increased, nor extended to
The expansion itself must meet all the
occupy a greater area of land than was A. Continuation. Uses that have nonconforming
requirements of the Smoky Hollow Specific
occupied at the effective date of adoption parking or loading may be continued
Plan, but is not required to compensate
or amendment of the Specific Plan. indefinitely except as indicated below.
for any deficiency or nonconformity in the
B. If any such nonconforming use vacates for original structure. B. Repair and Remodel of Buildings. Repairs,
any reason for a period of more than 12 rehabilitations, and remodeling that do not
B. Should a nonconforming structure be
consecutive months, any subsequent use enlarge or extend the structure, nor change
involuntarily destroyed to any extent,
must conform to the regulations specified the building occupancy group as defined
including total destruction, it may be rebuilt
by the Specific Plan for the zoning district in the Building Code, are permitted without
to the identical use and original floor area,
in which such land is located. Buildings change to the parking provided.
providing the structure complies with the
that are actively available for lease and
design requirements of this Specific Plan. C. Additions to Buildings. Additions to structures
occupancy or are being remodeled
with nonconforming parking are permitted,
pursuant to a permit or subject to ESMC C. Should a nonconforming structure be
provided the existing use of the property is
Section 15-21-3 are not considered vacant moved for any reason for any distance
conforming and that parking, as required by
for the purposes of this section. whatsoever, it must then conform to the
this Specific Plan, shall be provided for the
regulations for the zoning district in which it
new addition above whatever parking existed
4.4.2 Nonconforming Structures is located after it is moved.
for the original structure.
Where a lawful structure exists at the effective
date of adoption or amendment of this Specific 4.4.3 Nonconforming Lots
Plan that could not be built under the terms of Nonconforming lots shall comply with ESMC
these regulations by reason of restrictions on Section 15-21-4 (Nonconforming Lots).

El Segundo Art Walk
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.

5 6
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

at 4.6.2 Amendments A Community Benefits Plan shall be approved

only if the following findings are made:
Minor Modifications to the Smoky Hollow Proposed changes to this Specific Plan that do
Specific Plan are processed administratively not meet the criteria for a Minor Modification A. The proposed additional building height,
without the submission of a formal Specific Plan shall be subject to a formal Specific Plan intensity, or deviation from development
Amendment application and do not require Amendment process pursuant to California standards would not be detrimental to the
a public hearing or review by the Planning Government Code Section 65450, et seq. All district in which the property is located;
Commission. The Planning and Building Safety Specific Plan amendments shall be found
Director (Director) shall have the authority to consistent with the El Segundo General Plan in B. The proposed community benefit provides
review and make a determination of approval, compliance with Government Code Section exemplary project and/or streetscape
approval with conditions, or denial of a request 65454. The Specific Plan may be amended as design; and
for minor modification to the Specific Plan. The often as deemed necessary by the City Council
C. The proposed community benefit directly
Director may, at his/her discretion, refer any in compliance with Government Code
implements objectives of the Specific Plan.
such request to the Planning Commission. Section 65453.
Deviations from development standards other
Minor Modifications are defined as:
than an increase in height of 15 feet as outlined
4.7 COMMUNITY BENEFITS
A. Revisions to design guidelines for in Table 2-2 shall also require a development
PLAN
architectural features and materials, agreement.
landscape treatments, lighting, and signage Community benefits are based on the principle
that in exchange for allowing incremental
B. Revisions to bicycle facilities and proposed 4. 8 A PPE A L S
increases in development intensity, the
roadway improvements
community should, in return, receive certain All appeals pertaining to the Smoky Hollow
C. Revisions to exhibits in the Specific Plan benefits, including beneficial design features Specific plan shall be conducted in accordance
that do not substantially change its intent such as publicly accessible open space and with the provisions of ESMC Chapter 15–25.
or character other development requirements that serve
the community’s core needs. Any project in 5 At the seasonal El Segundo Art Walk, creative
D. Modifications of a similar nature to those Smoky Hollow proposing a building height businesses throughout Downtown and Smoky
Hollow open their doors for studio tours, art
listed above, which are deemed minor by that exceeds the standard maximum allowed viewings, and live music.
the Director and conform to the purpose height, or other deviation from development 6 The Art Walk partners with local restaurants
and intent of this Specific Plan and the and food trucks to provide special eating and
standards, shall submit a Community Benefits
drinking experiences throughout the event.
General Plan Plan for review and approval by the Director.

05
IMPLEMENTATION
+ FINANCING
Implementation + Financing
05 IMPLEMENTATION + FINANCING
The preceding chapters of this Specific

Plan outline the vision for Smoky Hollow.
This chapter provides the implementation
mechanisms to realize that vision.
5.1 IMPLEMENTATION revisit and reprioritize the implementation
STRATEGI ES steps for achieving the vision for Smoky
Hollow. Therefore, this chapter describes a
Implementing this Specific Plan will require a variety of potential funding mechanisms in
collaborative effort between the public and order to accommodate dynamic local interest/
private sectors to collectively achieve the capacity and market conditions in Section 5.3
vision. Private sector developers, entrepreneurs, (Funding Strategy).
investors, and property owners will drive new
investment and construction in Smoky Hollow.
The City’s responsibility is to offer mechanisms
that facilitate private investment, and to
coordinate, encourage, and deliver parallel and
complementary investment in the public realm.
Changes in economic conditions and trends
over time may require the City to periodically

5 . 2 I M P L E MENTATION with City economic development and based on the results of the engineering and
AC T I O N P LAN marketing efforts. In contrast, delivering major funding studies, which may find that it is
infrastructure projects will require a multi-step, significantly more cost-effective to prioritize
To fully implement the Smoky Hollow Specific longer-term strategic approach. certain infrastructure projects over others, or
Plan, a series of specific policy and regulatory to construct a major infrastructure project all at
actions are required. Implementation will require The first actions to be implemented should
once instead of through a multi-step process.
collaboration with local businesses, partner focus on additional studies to better understand
For example, it may be more cost—effectiveyet
agencies, and the City. The Implementation costs and potential revenues to pay for projects.
still expedient—to construct the El Segundo
Action Plan (Table 5-1) lists specific actions A detailed engineering study should examine
Boulevard reconfiguration and improvements
and provides a priority timeframe, primary the costs of delivering proposed individual
all at once, rather than completing an interim
responsibilities and partners, approximate major infrastructure projects, including options
streetscape improvement. The cost savings
costs, and potential funding sources. It should and costs for phasing the improvements
must be weighed against the extra time it
be noted that generalized phasing and cost over time. A separate study should analyze
would take to plan and construct the major
estimates are based on baseline (2017) costs, projected revenues that could be generated by
improvement project, and the accompanying
funding sources, and logistics. Actual timing, different funding sources, including the amount
lost opportunity to incentivize additional
costs and implementation will be dependent of debt that would be incurred and which
investment in the immediate future by
on development activity, funding and staff stakeholders would be responsible for paying
completing an interim improvement.
resources. Funding sources are further for improvements under each funding option.
described in Section 5.3. Taken together, these studies can then inform
a more detailed discussion with property
owners and the El Segundo City Council as
5.2.1. Strategic Approach to Delivering
to which funding tools are best suited to
Major Infrastructure Projects
deliver different improvements and projects to
Many of the short-term and ongoing programs prioritize; then decisions can be made about
in the Implementation Action Plan are how to move forward.
relatively inexpensive to deliver and will lay
the groundwork for future change; examples The Implementation Action Plan identifies major
of these programs include publicizing physical improvements by short-, medium-,
opportunities under the new Specific Plan and long-term, and on-going actions. However,
ensuring that Smoky Hollow is well-integrated this approach may need to be reconsidered

Table 5-1: Implementation Action Plan
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.
Action 2. Publicize Specific Plan Changes

Develop a handout describing the new Smoky Hollow Specific Plan guidelines,
standards, and incentives. Publicize and distribute to area businesses, property Short City $ City
owners, and real estate professionals as a resource to encourage reinvestment and
development in the area.
Action 3. Complete a Detailed Engineering Study to Determine Costs

for High-Priority Major Infrastructure Projects
Identify the high-priority major infrastructure projects, and complete cost estimates for Short City $$ City
completing the projects. Include different options for phasing the improvements over
time or excluding/including different components.
Action 4. Complete a Revenue Projections Study

Analyze projected revenues that could be generated by different funding sources for
Short City $ City
the major infrastructure projects. Develop recommendations for sources to be used
and how they should be applied to different improvements.

Table 5-1: Implementation Action Plan (continued)
TIMEFRAME COST
Short = 1 to 5 Years $ = <$50,000
Ongoing $$$$ = over $500,000
PRIMARY
PARTNERS
Action 5. Capital Improvement Plan Integration

Identify applicable capital improvements from this Specific Plan in the Capital
Short City $ City
Improvement Plan (CIP). Update based on priorities outlined in this Implementation
Plan with each budget cycle.
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
Action 7. Positive Business Climate Marketing

Ensure that El Segundo’s economic development activities aggressively market Smoky
Short City $$ City
Hollow’s strong competitive location and supportive regulatory climate for users in a
variety of industries, such as creative and multimedia industries.
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
Ongoing $$$$ = over $500,000
PRIMARY
PARTNERS
City
Federal
Action 9. Parklet Pilot Project State
Short City $$
Work with property owners and businesses to identify locations for temporary parklets. Grants
Metro
Private
Action 10. El Segundo Boulevard Streetscape Improvement: Short Term

Implement roadway restriping to accommodate an eight-foot parking lane on the north Short City $$ City
side of El Segundo Boulevard while maintaining a four-lane configuration.
Action 11. El Segundo Boulevard Streetscape Improvement: Mid Term City

Implement street tree plantings within the parking lane along El Segundo Boulevard as Medium City $$ Grants
feasible, and incorporate drought-tolerant landscaping. Private
Action 12. El Segundo Boulevard Reconfiguration: Long Term

Remove the four-foot landscape strip on the south side of El Segundo Boulevard to
accommodate a wider sidewalk on the north side of the street. This adjustment will City
double the sidewalk’s width to eight feet. Implement sidewalk improvements (e.g., Long City $$$$ Grants
street tree plantings in curb bulb-outs, street furniture, bicycle racks, and pedestrian Private
scale lighting), improve drought-tolerant landscaping, and create pedestrian amenities
where feasible.

TIMEFRAME COST
Short = 1 to 5 Years $ = <$50,000
Ongoing $$$$ = over $500,000
PRIMARY
PARTNERS
Action 13. Grand Avenue Streetscape Improvement

Implement roadway restriping to accommodate two 11-foot lanes and two 13-foot City
shared lanes for cyclists and automobile parking (sharrows) on Grand Avenue. Work City
Short $$ Grants
with Metro to develop wayfinding signage to improve access to the Mariposa and El Metro
Segundo Metro Green Line Station. Add wayfinding signage to Downtown and the Private
Marvin Braude Bike Trail.
Action 14. Franklin Avenue Streetscape Improvement: Phase 1

Implement sidewalk improvements (e.g., street tree plantings, parklets, street furniture,
bicycle racks, and pedestrian scale lighting), and create pedestrian amenities where Short City $$ City
feasible. Add creative crosswalks to complete Franklin Avenue vision for short-term
improvements.
Action 15. Franklin Avenue Streetscape Improvement Phase 2

Implement a “woonerf” or living street concept for Franklin Avenue to include two
multi-modal lanes shared by automobiles and cyclists, parking lanes that integrate tree Medium City $$$$ City
planters, and two six-foot curbless sidewalks. Integrate enhanced paving along Franklin
Avenue, pedestrian lighting, and parklets.
Action 16. North/South Streets Reconfiguration

Reconfigure (re-stripe) key north/south running streets to provide a 20-foot one-way Short City $$ City
travel lane and a 20-foot angled parking lane to increase on-street parking capacity.

TIMEFRAME COST
Short = 1 to 5 Years $ = <$50,000
Ongoing $$$$ = over $500,000
PRIMARY
PARTNERS
Action 17. North/South Streets Streetscape Improvement

Implement streetscape improvements (e.g., street tree plantings, parklets, street
Short City $$ City
furniture, bicycle racks, and pedestrian scale lighting), and create pedestrian amenities
where feasible.
Action 18: Establish New Funding Mechanisms

Using the results of the previously completed engineering cost estimates and revenue City
City
projections, work with property owners, businesses, and developers to establish Property
Medium Property Owners $
mutually agreed-upon funding mechanisms, such as a Property-Based Business Owners
Improvement District (PBID) or Business-Based Business Improvement (BID), and other Business Owners
Businesses
district-based funding tools.
Action 19: Transportation Management Association (TMA) City

Establish a TMA to implement travel and parking demand reductions in Smoky Hollow,
Property
in conjunction with the related improvements described in the following actions. The Short City $
Owners
TMA’s work would closely coordinate with the activities of the parking benefit district, if
the latter is created. Businesses

TIMEFRAME COST
Short = 1 to 5 Years $ = <$50,000
Ongoing $$$$ = over $500,000
PRIMARY
PARTNERS
Action 20: Establish Parking Benefit District

City Permit,
The parking benefit district will create a mechanism to oversee and guide reinvestment Fee, and Fine
of parking permit revenue, fee revenue, and other sources in order to increase the City
Revenue
supply of parking in Smoky Hollow, reduce parking demand, and improve management Medium Property Owners $$
Property
of existing spaces. The benefit district will establish a process for business permit Business Owners Owners
parking, making parking spaces available via permit, on a first-come/first-serve basis, or
Businesses
arising from a change of land use/occupancy, and/or building additions.
Action 21: Establish Parking In-Lieu Fee

Provide for the establishment of a parking in-lieu fee where new developments,
changes of occupancy, and additions to existing buildings in the district have the
option of paying an in-lieu fee as a substitute for providing on-site parking. Revenue City Property
Short $$
generated by the in-lieu fee program can be used to fund the new parking facilities or Property Owners Owners
to fund improvements that reduce automobile parking demand, such as pedestrian,
bicycle, and transit improvements recommended in this Specific Plan, as well as
maintenance and operations of parking facilities.
Action 22: Parking Monitoring Program

Via the TMA and/or parking benefit district, establish a parking monitoring program
TMA
to track parking supply and demand in Smoky Hollow and assess performance of the Medium City $
City
area’s parking standards. Establish timelines to re-assess Specific Plan implementation
and standards and make modifications as needed.

TIMEFRAME COST
Short = 1 to 5 Years $ = <$50,000
Ongoing $$$$ = over $500,000
PRIMARY
PARTNERS
Action 23. Key Intersections Crosswalk Improvements City

Implement crosswalk improvements at key intersections in Smoky Hollow to increase Property
Medium City $$
pedestrian safety and branding. These improvements should be prioritized based on Owners
the results of the engineering cost study and available funding. Businesses
Action 24. Transit Improvements City

Coordinate with transit providers to provide additional or extended routes through City Metro
Smoky Hollow. Ensure that bus stop layouts, street furniture, shelters, and signage Beach Cities
Medium Metro $$$
are consistent with the artistic and creative nature of Smoky Hollow. These Transit
improvements should be prioritized based on the results of the engineering cost study Beach Cities Transit
Federal
and available funding. Funding
City
Metro
Action 25. Expand the El Segundo Lunchtime Shuttle Bus
Beach Cities
Expand the existing El Segundo Lunchtime Shuttle to create a new shuttle route
Medium City $$ Transit
for peak hours between the Mariposa and/or El Segundo Green Line Stations and
Smoky Hollow. Federal
Funding
TMA
Action 26. Bicycle and Pedestrian Connectivity.

Continue to develop and implement bicycle and pedestrian improvements in Smoky City
Hollow, including bicycle parking along key north/south streets and bicycle signage and Ongoing City $$ Federal
sharrows on bike-friendly streets. These improvements should be prioritized based on Funding
the results of the engineering cost study and available funding.

TIMEFRAME COST
Short = 1 to 5 Years $ = <$50,000
Ongoing $$$$ = over $500,000
PRIMARY
PARTNERS
Action 27. Multimodal Marketing.

City TMA
Via the TMA, promote multimodal transportation to create awareness and opportunity Short $
Metro City
for commuters to take the train or bicycle to work.
Action 28. Shade Trees and Open Space

Continue to prioritize the provision of open space and planting trees. Emphasize
planting of trees to shade sidewalks in order to mitigate the heat island effect and Ongoing City $$ City
encourage pedestrian activity. These improvements should be prioritized based on the
results of the engineering cost study and available funding.
City
Action 29. Partnerships Property Owners

Establish an environment of collaboration and partnership between the City, other Business Owners
Ongoing $ City
public agencies, key stakeholders, and community to help ensure the implementation Metro
of this Specific Plan. SCAG
Caltrans
Action 30. Expand Marketing of Smoky Hollow through Event Programming

Coordinate with City’s existing programs and activities to highlight and include Smoky City
City
Hollow, and work with Smoky Hollow businesses–or business representatives such as Ongoing Property Owners $$
Businesses
a future PBID/BID–to expand and market events such as the El Segundo Art Walk, and Business Owners
create new events that highlight the district.

5.3 FUNDI NG STRATEGY > Reduce dependency on future

development: Implementation solutions
A range of funding sources and financing will focus on resolving existing district-
options are available for infrastructure wide deficiencies regardless of future
development and ongoing operations and development activity.
maintenance costs in California. While the
It is envisioned that many future improvements
ideal set of solutions and implementation and
planned for the Smoky Hollow area will be
funding mechanisms to achieve the Smoky
achieved through development by the private
Hollow Specific Plan’s goals will evolve over
sector, including meeting development
time, a consistent set of criteria for selecting
standards, paying existing and possible future
these mechanisms are established as follows.
fees, and through other funding mechanisms
> Equitable distribution of costs and benefits: that could apply to all future development.
Smoky Hollow’s existing parking, parks, Guided by the development standards and
and pedestrian deficiencies are shared guidelines included in this Specific Plan, these
among all property owners and businesses, development projects can each incrementally
and are not attributable only to future contribute to establishing a high-quality place
development projects. As a result, funding whose value will be much greater than it would
for resolving existing deficiencies should be be without these coordinated efforts.
shared among all property owners and/or
It is also incumbent on the City to pursue
businesses in the district.
an array of funding sources and financing
> Allow for incremental solutions: While mechanisms to implement some of the larger
major, long-term infrastructure projects can public improvements included in this Specific
occur in later phases of Smoky Hollow’s Plan. These mechanisms are complex and
build out, the implementation strategy are tied to many factors outside the control
prioritizes high-impact approaches to of the City of El Segundo, including market
infrastructure improvements that can be and economic cycles, State and Federal grant
introduced in the short term. funding availability, State enabling legislation,
etc. This precludes the ability to immediately

Smoky Hollow buildings portray a sense of history
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.

CITY RESOURCES: unlikely to be a major source of funding DEVELOPER CONTRIBUTIONS:
> 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.

Architectural examples of old and new buildings in Smoky Hollow
> 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

Parking in Smoky Hollow is a Primary Concern

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,

Table 5-3: Summary of Major District-Based Value Capture Tools
FUNDING TOOL DESCRIPTION USES CONSIDERATIONS
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
Interim Physical Improvements

Street retriping/minor reconfiguration X X X X X X X X
Property frontage improvements X X X X X X X
Crosswalk improvements X X X X X X X X X
Temporary parklets X X X X X X X
Privately-owned open spaces X X
Major Capital Improvement Projects

Street reconfiguration and redesign X X X X X X X X
Streetscape improvements X X X X X X X
Public parks and open spaces X X X X X X X
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

A
APPENDIX:
GLOSSARY
A APPENDIX: GLOSSARY
This ppendi defines terms and phrases

used in this Specific Plan that are
technical or speciali ed or that may not
re ect common usage.
Words or phrases not defined here shall be as on site as part of a restaurant, deli, market
defined in ESMC Section 15-1-6 (Definitions). or similar establishment where customers
purchase food and beverages and consume the
Accessory: A building, part of a building or
food and beverages on the premises.
structure, or use which is subordinate to, and
the use of which is incidental to, that of the Assembly Halls: A building or portion of a
main building, structure or use on the same lot. building, used for large-scale indoor gatherings
of people. For example, assembly halls
Alcohol Sales, Off-Site: Any establishment
include private educational facilities; religious
in which alcoholic beverages are sold for
institutions; clubs; lodges; theaters; and similar
consumption off the premises.
kinds of facilities whether available for public or
Alcohol Sales, On-Site with Food Service: Any private use.
establishment in which alcoholic beverages are
sold, served, or given away for consumption

ppendi lossary
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

Outdoor Storage: The storage of various contracted for the storage of personal or
materials outside of a structure incidental to business goods or property Also known as self
a principal use. Does not include the keeping storage and mini storage. Does not include
of building materials reasonably required for Personal Storage, Collection or Warehousing.
construction work on the premises pursuant to
Personal Storage, Collection: A facility having
a valid and current Building Permit.
compartments, rooms, spaces, containers
Offices, General: Offices maintained and used or other type of units that are individually
as a place of business conducted by persons leased, rented, sold or otherwise contracted
whose business activity consists principally of for the storage of specialized collections.
services as distinguished from the handling of Facilities under this definition provide
commodities. specialized features and/or mechanisms to
facilitate the storage of specific collection
Open Space, Public or Quasi-public: Outdoor
types, such as temperature or humidity
space that serves a leisure, recreational or
controlled units for the storage of wine, cigars,
aesthetic function. Examples include parks and
art, furs, or classic cars. Does not include
athletic fields. Also includes privately owned
General Personal/Mini Storage.
publicly accessible spaces in the form of an
arcade, plaza, and similar places. Excludes Public Facilities: A building or structure owned,
commercial recreation where fees are charged operated or occupied by a governmental
for entrance or use. agency. Public facilities include: municipal,
county, state or federal governmental facilities.
Parking Facility: A public or private space
dedicated to accommodating vehicle parking Public Utilities: Facilities, equipment, and
stalls, backup area, driveways, and aisles. Also associated features related to the mechanical
includes parking structures. functions of a building and services such as
water, electrical, telecommunications, and
Personal/Mini Storage, General: A facility
waste. Includes facilities for flood control and
having compartments, rooms, spaces,
the generation of electricity. Excludes wireless
containers or other type of units that are
communications facilities.
individually leased, rented, sold or otherwise

ppendi lossary
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

Smoky Hollow Plan 2019 (El Segundo, CA)

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Smoky Hollow Plan 2019 (El Segundo, CA)

Enviado por

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SMOK Y

City of El Segundo \ SM O KY HO LLOW SPEC IFIC PLAN \ a

City Council Staff

Drew Boyles Sam Lee

Don Brann Gregg McClain

Jay Hoeschler KOA

01 INTRODUCTION + VISION 3.5 District Identity ..................................... 89

1.1 Objectives .............................................. 5 3.6 Infrastructure Improvements................ 89

1.2 Setting ................................................... 7

City of El Segundo \ SM O KY HO LLOW SPEC IFIC PLAN \ i

The Smoky Hollow Specific Plan provides

physical, and programmatic implementation

City of El Segundo \ SM O KY HO LLOW SPEC IFIC PLAN \ 5

315 E Franklin Ave.

6 / SMOKY HOL LOW SP EC IF IC P LA N / City of El Segundo

1.2 SETTI NG The east side of Smoky Hollow is characterized

City of El Segundo \ SM O KY HO LLOW SPEC IFIC PLAN \ 7

8 / SMOKY HOL LOW SP EC IF IC P LA N / City of El Segundo

City of El Segundo \ SM O KY HO LLOW SPEC IFIC PLAN \ 9

5 The El Segundo Herald ran this cartoon to

10 / SMOKY HOLLOW SP EC IF IC P LA N / City of El Segundo

1.3 PLAN CONTEXT companies. With demand for creative office

Smoky Hollow’s transition and interesting

City of El Segundo \ SM O KY HO LLOW SPEC IFIC PLAN \ 11

City of El Segundo \ SM O KY HO LLOW SPEC IFIC PLAN \ 13

The Vision Framework includes eight guiding principles:

14 / SMOKY HOLLOW SP EC IF IC P LA N / City of El Segundo

City of El Segundo \ SM O KY HO LLOW SPEC IFIC PLAN \ 15

16 / SMOKY HOLLOW SP EC IF IC P LA N / City of El Segundo

1.6 TRANSFO RMATI VE economy shifts toward increasing shares

City of El Segundo \ SM O KY HO LLOW SPEC IFIC PLAN \ 17

18 / SMOKY HOLLOW SP EC IF IC P LA N / City of El Segundo

City of El Segundo \ SM O KY HO LLOW SPEC IFIC PLAN \ 19

20 / SMOKY HOLLOW SP EC IF IC P LA N / City of El Segundo

City of El Segundo \ SM O KY HO LLOW SPEC IFIC PLAN \ 21

22 / SMOKY HOLLOW SP EC IF IC P LA N / City of El Segundo

Typical North/South Street t ta

City of El Segundo \ SM O KY HO LLOW SPEC IFIC PLAN \ 23

City of El Segundo \ SM O KY HO LLOW SPEC IFIC PLAN \ 25

02 PRIVATE REALM STRATEGIES

The Smoky Hollow Specific Plan creates

City of El Segundo \ SM O KY HO LLOW SPEC IFIC PLAN \ 27

28 / SMOKY HOLLOW SP EC IF IC P LA N / City of El Segundo

City of El Segundo \ SM O KY HO LLOW SPEC IFIC PLAN \ 29

30 / SMOKY HOLLOW SP EC IF IC P LA N / City of El Segundo

East Zone: Example Imagery

City of El Segundo \ SM O KY HO LLOW SPEC IFIC PLAN \ 31

32 / SMOKY HOLLOW SP EC IF IC P LA N / City of El Segundo

City of El Segundo \ SM O KY HO LLOW SPEC IFIC PLAN \ 33

SH-W SH-E PF P1 Additional Regulations

Industrial, Heavy CUP CUP — —

Shall be screened from view from public right-of-way and all

Personal Storage, Collection AUP AUP — —

Research and Development P P — —

Alcohol Sales—Off-Site and On-Site Includes instructional tasting that is accessory to

Business and Consumer Support Services P P — A

34 / SMOKY HOLLOW SP EC IF IC P LA N / City of El Segundo

Table 2-1: Allowed Land Uses Table

SH-W SH-E PF P1 Additional Regulations

Restaurant—Food To Go and Take-out P P — A

Parking for outdoor dining areas is required only for outdoor

Includes the incidental direct sale to consumers of only those

Studio/Sound Stages and Support Facilities P P — —

Veterinary Services with or without boarding P P — —