Page 14 May 4, 2017 EL SEGUNDO HERALD Planning Commission from front page law, which went into effect January 1, was at its March 9 meeting when city staff told the members they would have to allow garages to be converted into ADUs--setting off a look at the impact the ability to turn garages into ADUs could have on properties in the singlefamily residential (aka R-1) zone and those who live in the zone. With the prospect of garages looming as a “must be able to convert to an ADU” and all of the new cars and lost parking the ADUs would introduce to the community, the commission set about determining how to deal with such a mandate by opening a public hearing and then continuing that hearing until the March 23 meeting. On March 23, City of El Segundo Planning Manager Gregg McClain indicated that during its research on the law, staff determined that at least four pending bills were “working independently to change the language in certain ways. One in particular adds clarity,” he told the commission. “It’s sort of a clarification bill. And in how they add the clarity, we feel that we may be saved from having to do garage conversions, which is a good thing. So, we want to study that a little longer and then we also want to sort of assess the likelihood that that bill would be approved. We have reason to believe it will be because I think all the cities are asking for that clarity.” McLain also told the Planning Commission that state agencies had “indicated implicitly that garages were included” prior to the introduction of a particular pending bill, calling that pending bill “a very, very welcome clarification if it goes through.” At the April 27 meeting, the third public hearing on ADUs, the subject was the evening’s hottest topic with 13 members of the public addressing the Planning Commission--at least two of whom did not live in El Segundo but wanted to convey their thoughts on the matter. With city staff now ruling out garages as an ADU conversion option, the commission set about determining how to comply with the new law--in particular whether or not to allow detached new construction ADUs in addition to the state-mandated conversions now open to existing homes and existing accessory structures in the R-1 zone. The new law requires they be a minimum of 600 square feet and a maximum of 1,200 square feet, with cities allowed to determine sizing within those parameters. With the issues now seemingly more clear, the commission grappled with whether or not to allow new construction that would be an ADU. Staff presented the option of only allowing new construction as an addition to an existing home and not any detached new construction. That option did not sit well with many of those who addressed the commission—as they wanted to build an ADU for relatives to live in on top of an existing or newly-constructed garage. One new resident told the commission she purchased her property because she thought she could build an ADU for her family. Others had construction in progress and wanted to know what they could and couldn’t do before completing it. Real estate agent and long-time resident Kirk Brown asked why allowing only new construction to an existing home made sense, saying the resulting aesthetics could be unfavorable. And several residents said allowing ADUs, including detached newly built units, would enable the community to serve existing residents and families and maintain more of a family environment. After public testimony, as the members once again tackled how to address the resulting increase in cars minus any designated parking for them, Commissioner Brenda Newman said, “I somehow would like to see additions over garages.” The ensuing conversation brought out a host of issues, with commissioners Scot Nicol, Carol Wingate and Chairman Ryan Baldino weighing in on the matter. Ultimately, the commission unanimously decided 5-0 to ask staff to draft an ordinance that would only allow conversion of homes and existing accessory structures in the R-1 zone prior to January 1, 2017 to be converted to an ADU; prohibit garage conversion to an ADU; allow new additions attached to a house or garage to be an ADU; allow R-2 lots under 4,000 square feet to have ADUs; and release previous covenants on properties that had to agree to the covenant in order to have their ADU built. Those properties only number around 60, according to city staff. The ordinance and another public hearing will take place at the commission’s regularly scheduled meeting on May 11. Once the commission approves an ordinance, the ADU issue will move to the City Council for deliberation and approval. In other news, four residents spoke about Boeing’s proposal to construct a new building on its Imperial Highway property adjacent to a residential neighborhood. With landscaping introduced as a new sound mitigation measure, security gates installed at all parking lot entrances to disallow cut-through traffic, and a six-foot fence to separate the residents from the Boeing property, the commission voted unanimously 5-0 to allow Boeing to move forward with the project. Residents who addressed the commission complained about traffic on residential streets in the area. At the end of the meeting, the commission then directed city staff to move forward with pursuing ways to improve the traffic issues in the area, including holding a community meeting and including members of the police department. Continental Development was also given permission in a unanimous 5-0 vote to change its project to now include six instead of three restaurants and no bank at the property on Rosecrans Avenue between Apollo Street and Continental Way. A representative from the developer said the restaurants will be a hamburger and hot dog place, a salad/sandwich and protein eatery, a fresh casual seafood restaurant, a high-end coffee place, a sit-down Mexican restaurant and one additional yet-tobe determined establishment. He said three eateries had signed contracts, but he was not yet able to divulge their names. The commissioners, in a unanimous 3-0 vote (John Nisley and Wingate recused themselves because they own property in the downtown area) voted to remove the requirement that upper-floor residential units in the Downtown Specific Plan be occupied by the building owner or an affiliated tenant and that 0.5 parking spaces be required per unit. They also approved 5-0 to allow a new three-unit development to be built sans one code-required guest parking space at 231 Virginia Street. 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