El Segundo R1 Multi-Unit Options Study and Recommendations

In order to address community concerns that new lot split legislation (California SB-9) would negatively impact the character of existing residential neighborhoods, the City of El Segundo asked JKA to analyze the built form character of existing single-family neighborhoods and prepare through an accelerated eight-week schedule, text amendments to the existing zoning code. The objective was to establish a best fit between the scale and character of the existing architecture that nevertheless honored the new State requirements that provide for increased density.

JKA began their work with focused analysis of both the new legislation and the existing character and scale of single-family housing areas that resulted in the documentation of repeating built form patterns. Presented to the Planning Commission after three weeks, JKA proposed the development of quantifiable standards within the context of R-1 zoning that recognized the existing building types through new measurable standards that in turn fell within the allowances provided in State legislation. With approval of the Planning Commission of the approach and the direction of staff, JKA prepared illustrated text amendments in four weeks. New standards for lot splits addressed site access, setbacks, floor area ratios, area definitions, and roof forms, all formed to relate new construction to existing residences.

After two additional meetings of the City’s Planning Commission and City Council, JKA incorporated their recommendations, and at a final meeting of the Council, the new lot split standards were adopted approximately ten weeks after the initial notice to proceed.