2017 Year in Review ~ Developments and Regulations
2017 was a milestone year for the Planning and Building Safety Department when several major development projects were completed and certified for occupancy. The Departments also achieved multiple advanced planning goals by implementing significant improvements to the City’s zoning regulations that addressed development standards in the R-1 zone, residential units in the Downtown Specific Plan area, accessory dwelling units, and signs. Here is a sample of some 2017 highlights in the world of El Segundo Planning and Building Safety:
HAMPTON INN AND SUITES
(888 North Sepulveda Boulevard)
In early 2017, the City welcomed the Hampton Inn & Suites to the community. Located at 888 North Sepulveda Boulevard, the new 5-story hotel provides 171 guest rooms, an indoor swimming pool, a full bar with happy hour specials, and a state of the art fitness center. During their stay, guests can enjoy free hot breakfast, free WiFi, and an airport shuttle that operates 24 hours a day.
For more information, contact the Hampton Inn & Suites at (310) 322-2900.
UCLA HEALTH TRAINING CENTER
(2275 East Mariposa Avenue)
The new 113,000 square foot training facility completed construction and opened for operation in September 2017. The facility is equipped with a top-of-the-line training room as well as multiple whirlpools, dual cryogenics chambers, a barbershop, and an indoor-outdoor lounge fully outfitted for a myriad of digital connections. The Exhibition component of the building accommodates approximately 750 seats. The building will be the home court for the D-Fenders while providing the Lakers the opportunity to host sponsor events, community outreach events, season ticket holder events, and Laker Girl events. In addition, the second floor will house offices for Business and Basketball Operations for Lakers and South Bay Lakers coaching, scouting, and administrative purposes.
For more information, please visit the website at: https://www.uclahealth.org/lakers
APOLLO LANDING LAUNCHES IN EL SEGUNDO
(2171 - 2191 Rosecrans Avenue)
Apollo Landing, El Segundo’s newest destination for fast casual dining, will provide a home to six of the newest hip dining options on the Rosecrans Corridor. Located at 2171 – 2191 Rosecrans Avenue, Apollo Landing is named for El Segundo’s long history of aerospace research that included work on the Apollo Project. The dining center consists of three, one-story buildings totaling 13,500 square feet. Shake Shack, a popular New York-based hamburger joint is now open. Tender Greens, a fine casual restaurant that serves fresh, healthy, chef-inspired, farmer’s market sensible dishes, has also recently completed construction and is open for operation. The development involved more than 33,640 man-hours of construction labor and will provide 300 new permanent jobs in El Segundo.
For more information visit www.theapollolanding.com
UPDATED R-1 DEVELOPMENT STANDARDS
Staff completed a zone text amendment that cleaned-up the R-1 Zone development standards and improved the modulation requirements. An R-1 Subcommittee explored alternatives to the former modulation standards that regulated second stories in the R-1 zone. The Planning Commission and City Council considered the Subcommittee’s recommendations over multiple public hearings. The City Council approved the amendments, which included deleting the modulation requirements in ESMC §15-4A-6, and replacing them with a formula based on floor area ratio (FAR); increased the allowable FAR; and a general cleanup of article 15-4A to eliminate redundancies and provide clarity.
AMENDMENTS TO THE DOWNTOWN SPECIFIC PLAN
Staff processed an amendment to the Downtown Specific Plan that removed the restriction that upper-floor residential occupants must be tenants of the commercial units below, established a new parking standard for residential units (0.5 spaces per new unit), and revised the wording of various sections to improve clarity and consistency. Staff anticipates these amendments will result in improved businesses in the downtown core by adding additional customers to the area, improved public safety by placing more “eyes on the street,” and reduced auto-dependency.
ACCESSORY DWELLING UNIT REGULATIONS
City staff initiated this amendment to address changes in state law that allowed the development of accessory dwelling units in residential areas. After multiple public hearings before the Planning Commission and City Council, the Council adopted an ordinance that allows attached or detached accessory dwelling units up to 1,200 square feet in size, subject to all applicable development standards, in the R-1 (Single-Family Residential) and R-2 (Two-Family Residential) zones.
UPDATED SIGN ORDINANCE
After over a year of conducting research and drafting multiple revisions to the code, Staff updated sections of the El Segundo Municipal Code (ESMC) Title 15 (Zoning) regarding signs. The updated ordinance achieved the following objectives: (1) ensured the City does not regulate sign content; (2) updated definitions and terms related to signs; (3) clarified general provisions for signs; (4) modified sign standards, including increased height of monument sign from 6 feet to 8 feet; and (5) streamlined the review process for signs be making master sign programs options for lots with 1 or 2 tenants.
MARIJUANA LAND USE POLICY
On November 8, 2016, California voters passed Proposition 64, the Adult Use of Marijuana Act (AUMA). The intent of Proposition 64 is to legalize the cultivation, possession, and use of marijuana for nonmedical purposes by adults 21 years old and older. In the August/September 2017 newsletter, it was reported that City Staff is considering policies to regulate marijuana-related land uses in El Segundo in response to the adoption of the AUMA. After conducting a community survey and discussing this issue with the Planning Commission, the City Council extending the moratorium on marijuana-related land uses until November 2018. In the interim, City Staff will continue to study the issue and monitor policy decisions of neighboring cities. Staff anticipates presenting a permanent policy recommendation for the City Council’s consideration in Fall 2018.
If you have any questions or wish to provide comments, please contact Paul Samaras at email@example.com.
SHORT TERM RENTALS IN EL SEGUNDO
City staff has been working to create a process to allow short-term rentals to operate in El Segundo since Summer 2017. Based on feedback from a community survey during the summer and public hearings with the Planning Commission, concerns were raised regarding noise, parking and trash. Staff drafted a proposal to allow short-term rentals in all residential zones only with the issuance of a Short-Term Rental Unit Permit.
The permit would allow only a property owner to rent a single-family residence, accessory dwelling unit, condominium or townhouse, for short periods and subject to specific conditions. Standard operational conditions would include a maximum number of guests based on the number of bedrooms, 24-hour contact information, no on-site signs, coordination with the City’s consultant for the submittal and collection of transient occupancy taxes (TOT), and requiring off-street parking for guests based on the number of bedrooms.
After hearing some public testimony, the City Council continued the item to allow for additional public input. The Council also directed staff to provide information regarding the survey and to conduct additional outreach to the community and to look at other options.
Staff will prepare a report and an agenda will also be posted online. You are invited to attend and give input on your opinions whether to allow short-term rentals in El Segundo. If you wish to receive a public hearing notice, please send your request to Eduardo Schonborn at firstname.lastname@example.org.
ADDITIONAL COMING ATTRACTIONS IN 2018
In addition to commercial marijuana-related activity and short term rental regulations making their way back to the City Council for consideration later this year, the Planning and Building Safety Department is looking forward to several additional exciting land use considerations to engage the public, a couple of which include:
UPDATE TO SMOKY HOLLOW SPECIFIC PLAN
For the last two years, City staff and a consultant team have worked with City leaders and the community on updating the Smoky Hollow Specific Plan (Specific Plan), which is a document that regulates private development in the Smoky Hollow area. The updated Plan will identify a new long-term vision and objectives for private development and public improvements within the Specific Plan area. The Specific Plan will also establish land use, transportation, infrastructure, economic development, and urban design strategies.
In early March, the draft Specific Plan and Environmental Impact Report (EIR) will be released for public review and comment for a period of 45 days. In late March-early April 2018, a community event will be held to introduce the draft Specific Plan and EIR to the public to obtain feedback. The exact date, time, and location of the event will be published in the El Segundo Herald, on the City’s website and social media, will be sent via regular mail to property owners in the Specific Plan area, and via email to those on our Smoky Hollow update email list. The public is encouraged to attend this event. Copies of the draft Specific Plan and the draft EIR will also be made available on the City’s website prior to the event.
Once the public review and comment period ends, both the El Segundo Planning Commission and City Council will review and take action on the draft Specific Plan and EIR. For more information regarding the Smoky Hollow Specific Plan update, the upcoming community event, or to join our email list, please contact Paul Samaras, Principal Planner, at email@example.com.
SEGUNDO HOUSE HOTEL
(703 – 707 North Sepulveda Boulevard (formerly Stick & Stein Family Sports Grill))
Staff has received an application to redevelopment the site where the Stick & Stein Family Sports Grill was formerly located at 703 – 707 North Sepulveda Boulevard. The project includes the demolition of a 7,820 square foot restaurant building and the construction of a 4-story, 57,400 square foot hotel that will provide 116 rooms and 93 subterranean parking spaces. Project grading includes approximately 20,000 cubic yards of cut and 2,500 cubic yards of fill. The project includes approximately 17,500 cubic yards of exported earth. The project requires the transfer of approximately 10,000 square feet of development rights from the adjacent property. Staff anticipates the first public hearing on this project to be held in Summer 2018. For more information, please contact Eduardo Schonborn at firstname.lastname@example.org.