Frequently Asked Questions

Entitlements

1. What are state-mandated housing goals and how does this relate to the City’s Housing Element?

El Segundo, like all California cities, must comply with state laws that require planning for increased housing production. Every eight years, the state completes the Regional Housing Needs Assessment (RHNA), which measures the housing shortfall state-wide. This shortfall is then allocated to each city, who must plan to accommodate for new housing construction. The 2021-2029 Housing Element of the El Segundo’s General Plan sets forth the City’s strategy to meet its current RHNA allocation. Beyond state laws, in the wake of recent events, housing is now more important than ever. This residential project will make important progress towards meeting the City’s housing targets.

2. Why is the 323-unit Residential plan being studied in the CEQA Environmental impact Review?

In response to community feedback, the team proposed a residential plan with the fewest units feasible, which is the current the 264-unit Residential plan. In this plan, the low-income restricted units can no longer be supported. That said, City Council may require some low-income units to be added above the 264-unit count. The density studied under the California Environmental Quality Act (CEQA) Environmental Impact Report (EIR) process sets the upper threshold. As such, the 323-unit count is being studied and the final unit count will be 264-units plus any low-income units required by City Council.

3. Why has an Industrial plan been mentioned?

Given the property’s existing zoning, a zone change is required to allow for a residential project. If the residential project is not supported, an alternative plan is being considered that complies with existing zoning. Allowed uses under existing zoning include commercial office, light manufacturing (e.g., semiconductor plant), and warehousing (e.g., a retailer’s last mile distribution center).

4. What is the process from here?

The City-run CEQA EIR process will take approximately 6-9 months. Upon completion, Planning Commission will consider the zoning-related aspects of the Project and issue a non-binding recommendation. Thereafter, City Council will consider all aspects of the Project – including the results of the CEQA EIR, Planning Commission’s recommendation, and community feedback – and will vote on the Project’s entitlements. As noted above, while the CEQA EIR will study 323-unit as the maximum density, a lower density plan can be presented to Planning Commission and City Council. 



Housing

1. I’ve heard concerns about density with the previously proposed 323-unit Residential plan. How have these concerns been addressed?

In response to community feedback, the current 264-unit Residential plan reduces density by 59-units (18%). 264-units is the fewest units feasible, and thus the low-income restricted units can no longer be supported (i.e., 100% of the 264-units are market-rate). That said, City Council may require some low-income units to be added above the 264-unit count. As such, the final unit count will be 264-units plus any low-income units required by City Council.

2. I’ve also heard concerns about building height. What improvements does the current plan offer?

The 264-unit Residential plan removes the entire top story of the building and further reduces building heights in other areas. The building is designed with setbacks and step downs, with a maximum of 3-stories on the residential streets, matching the same height as neighboring communities and providing a comfortable pedestrian-scale. 

3. The renderings I’ve seen of the 323-unit Residential seem too boxy and modern, which is a mismatch for the neighborhood. How does the current plan address this?

The current 264-unit Residential plan introduces an entirely new design aesthetic. The Spanish-style architecture is contextual, beautifying the neighborhood and complementing existing architecture. The creation of public green space complements and enhances the character of the existing community.

4. The previous 323-unit Residential plan had a full-lot line build out at Holly & Kansas corner and proposed a roof deck at this location. How have these concerns been addressed?

The current 264-unit Residential plan setbacks the building at Holly & Kansas corner and creates public space at this key neighborhood intersection. The green community parklet will be open to public and complement Holly Kansas Park located across the street. In addition, the building’s roof deck has been relocated midblock, setback from the streets and recessed away to mitigate view or noise concerns.

Parking and Traffic

1. Street parking in the Holly Kansas neighborhood is already so limited. How does this project address these concerns?

The building is 100% self-parked in a new garage. In addition, building residents will not be eligible for street parking permits, ensuring street parking is reserved for existing neighbors.

2. I’m concerned the building is providing too few parking stalls, below the City’s standards. How has this been addressed?

The building is providing more than ample parking for all renters and visitors. Every unit will be provided 1 parking stall for each bedroom (1 stall per studio or 1 bedroom, 2 stalls per 2 bedroom or 3 bedroom). In addition, there are 64 stalls for guests, visitors, and overflow demand (i.e., a couple with two cars living in a 1 bedroom can rent an additional stall). Any prospective renters with more cars than the building can accommodate will not be able to sign a lease.

3. Holly Kansas Park is a focal point for the community and play area for children. How does this project address concerns about safety and traffic?

The building is designed to create no traffic on the residential streets. All resident parking & move in/out loading occurs on Washington Street, accessed from Grand Avenue. All deliveries & drop-offs (USPS, Amazon, Uber, etc.) are served with a curb cut setback on Grand Avenue. This will ensure no traffic is directed onto Kansas Street or Holly Avenue, protecting and preserving safety of the community.

4. While not part of this project, Jim & Jack’s next door is a community issue (noise, views, and occupying limited street parking). Does the project offer any solutions?

As part of the 264-unit Residential plan, the project will create 50 parking stalls, secured and gated, for Jim & Jack’s use on a privately-owned block of Washington Street. These parking stalls are in addition to the 400 parking stalls in the building garage, serving residents and visitors. Furthermore, the completed building will shield the sounds and sights of Jim & Jacks’ car repair operations.



Other FAQs 

1. Will this project attract families and result in classroom capacity issues for El Segundo public schools?

The team has met with the prior Superintendent of El Segundo Unified School District (ESUSD), who confirmed that El Segundo schools have more than sufficient capacity to accommodate the anticipated number of new students. Notably, this conversation was in the context of the larger, previously proposed 323-unit building. There are only 20-30 school-aged children expected in the 264-unit building, given the average unit size is only 818 sq feet and 73% of units are studios and 1 bedroom units. 

2. Will the project include low-income housing units?

As part of our effort to respond to community feedback, the 264-unit Residential plan has the fewest units feasible. In this plan the low-income restricted units can no longer be supported. That said, City Council may require some low-income units to be added above the 264-unit count. As such, the final unit count will be 264-units plus any low-income units required by City Council.

3. What is the connection with the Los Angeles Air Force Base (LAAFB)?

The 264-unit Residential plan will be providing 30-50 units on a preferential leasing basis to the LAAFB. The LAAFB has more than 2,600 military and civilian personnel on base, while it only has a couple hundred housing units all the way in San Pedro. As such, the LAAFB’s enlistees, officers and their families desperately need local housing options. The 264-unit Residential plan will help meet this vital need, supporting our military servicemembers and national defense.