Agenda packet — Gardena City Council, February 11, 2025 (part 2 of 2)

an administrative area, and a covered canopy, continuing to serve the existing school.

Additionally, the request sought an administrative adjustment to reduce the required number of off-street parking spaces by 12%, from 104 to 93. The Planning Commission also considered the project’s qualification for an exemption from the provisions of California Environmental Quality Act (CEQA).

At the conclusion of the hearing, after considering all materials and evidence presented by staff, the Applicant, and the public, the Commission approved Resolution No. PC 1- 25 to approve the project with a vote of 4-0-1. Commissioner Langley abstained due to a personal connection with the former church congregation on the property. The adoption of the resolution included an amendment to the conditions of approval, requiring the Applicant to collaborate with local church leaders before demolishing the church building in order to honor the former church. Introduced by Commissioner Langley, the amendment was accepted by the rest of the Commission and agreed to by the A pplicant during the meeting. The condition also stipulated that the plan be submitted to the Planning Commission for review and approval before a demolition permit could be issued.

On January 14, 2025, Mayor Cerda called the decision of the Planning Commission for review, which was seconded by Mayor Pro Tem Tanaka.

Resolution No. 6694 has been prepared for consideration by the City Council for the adoption and approval of the Applicant’s request, which includes the following:

• Conditional Use Permit #1 -24 (Modification t o CUP #219-68) – This request seeks approval of a modification to the original conditional use permit to allow the continued operation of the school, as it is already authorized, along with the proposed site improvements. Due to multiple modifications to the original entitlement, a new entitlement number will be assigned for clarity purposes. However, since the property is already vested for use as a high school, the new permit will ensure that the proposed changes comply with the original entitlements; and
• Site Plan Review #1-24 – For the demolition of a 9,036 SF building and proposing a new 7,500 SF facility in its place, featuring two classrooms, an administrative area, and a covered canopy . Additional site improvements include landscaping upgrades, parking area enhancements, and the implementation of a new vehicle circulation plan; and • Administrative Adjustment #1- 24 – An administrative adjustment to the off -street parking requirements, seeking a 12% reduction in the number of required spaces —from 104 to 93 spaces.

It is noted that Exhibit B (Condition s of Approval) to Resolution No. 6694 includes the additional condition added by the Planning Commission during the January 7, 2025 meeting. The Planning Commission’s resolution and the findings for project approval are provided in Attachment A. A detailed discussion of the project area, surrounding uses, and property history can be found in the staff report presented to the Planning Commission on January 7, 2025, which is attached as Attachment B.

Page 3 of 3 ends

CONCLUSION:

Staff respectfully recommends that the City Council open the public hearing, hear the Applicant’s presentation, receive public testimony with each speaker allowed three (3) minutes, allow the Applicant time to respond, and then close the public hearing.

Following this, the City Council should consider the adoption of Resolution No . 6694 to approve the project.

FISCAL IMPACT:

None.

Date2/6/2025

Submitted by: ______ Amanda Acuna_______________

ATTACHMENTS TO STAFF REPORT

A – Planning Commission Resolution No. PC 1-25, approving the Project B – Planning Commission Staff Report dated January 7, 2025 • Parking Study
C – City Council Resolution No. 6694
• Exhibit A – Project Plans
• Exhibit B – Conditions of Approval

RESOLUTION NO. PC 1-25

A RESOLUTION OF THE PLANNING AND ENVIRONMENTAL QUALITY

COMMISSION OF THE CITY OF GARDENA, CALIFORNIA, APPROVING CONDITIONAL USE PERMIT # 1-24 FOR THE CONTINUED USE OF A

HIGH SCHOOL LOCATED WITHIN THE SINGLE-FAMILY RESIDENTIAL (R-1) ZONE ; SITE PLAN REVIEW # 1- 24 FOR A REDESIGN OF THE CAMPUS INCLUDING THE DEMOLITION OF A 9,036 SF BUILDING AND CONSTRUCTION OF A NEW 7,500 SF FACILITY ; AND AN

ADMINISTRATIVE ADJUSTMENT TO THE OFF -STREET PARKING
REQUIREMENTS, FOR A 12% REDUCTION IN THE NUMBER OF

REQUIRED SPACES
2818 MANHATTAN BEACH BLVD
(APN: 4067-007-005)
RECITALS.

A. In June 2024, the Applicant, Farnaz Golshani -Fletcher, representing Environmental Charter School (“ECS”), submitted an application for a modification to the original conditional use permit and a new site plan review to propose improvements to the existing charter high school at 2818 Manhattan Beach Blvd, (the “Property”).

B. ECS has been operating on the Property since 2021 . Immediately prior to the operation of ECS, another private high school was operating at that location.

C. Prior to this use, the property was operated by Calvary Baptist Church, which ran an elementary school, Sunday school, and services in the existing chapel, later expanding to include a middle school and high school.

D. In 1968, the Gardena City Council granted Conditional Use Permit #219- 68, authorizing the initial expansion of Calvary Baptist Church to include Sunday school classes and an elementary school with a maximum enrollment of 350 students.

Subsequent modificati ons introduced new school buildings, which supported an increase in enrollment to 540 students, leading to the addition of a middle school.

E. In 2013, the Community Development Director administratively approved a modification to reflect a change in grade levels from elementary and middle school to also include high school and a reduction in student enrollment to 450.

F. In previous approvals for modifications to Conditional Use Permit #219- 68, the requests and analyses consistently focused on the properties located on the Property and the adjacent property at 15916 Crenshaw Blvd, both of which were under the same ownership.

CUP#1-24; SPR #1-24; AA #1-24 Resolution No. PC 1-25

Page 2 of 9 ends

G. In 2022, Environmental Charter School acquired the Property, and the two properties were no longer used together as originally permitted under the previous modifications to CUP #219-68.

H. The Applicant now is looking to demolish the existing chapel structure (9,036 SF) and replace it with a newly constructed multi -purpose building of approximately 7,508 SF for two classrooms, a reception area, administrative offices, and restroom facilities, and includes an attached covered canopy to lead into the outdoor courtyard; additional site improvements include landscaping upgrades, parking area enhancements, and the implementation of a new vehicle circulation plan (“the Project”).

I. The General Plan Land Use Plan and Zoning designation of the Property is Single - Family Residential (R- 1) as are the properties to the north, east, and south of the Property, while the property to the west is designated as General Commercial (C-3).

J. On January 7, 2025, the Planning and Environmental Quality Commission held a duly noticed public hearing at which time it considered all the material and evidence presented by staff, the applicant, and the public, whether written or oral.

NOW, THEREFORE, THE PLANNING AND ENVIRONMENTAL QUALITY

COMMISSION OF THE CITY OF GARDENA DOES HEREBY RESOLVE AS FOLLOWS:

SECTION 1. The Planning Commission hereby finds that the recitals set forth above are true and correct.

SECTION 2. MODIFICATION TO CONDITIONAL USE PERMIT (CUP #1-24) Conditional Use Permit # 1-24 to allow the continuation of a charter high school on the Property located in the Single-Family Residential zone (R-1) zone as shown on Exhibit A, is hereby approved based on the following findings and subject to the conditions attached hereto as Exhibit B.

A. The use applied for at the location set forth in the application is properly one for which a conditional use permit is authorized by this chapter.

Pursuant to GMC section 18.12.030. B a conditional use permit is required for public and private schools in the R -1 zone. The Property was originally issued a conditional use permit for the Sunday school classes and elementary school which later were modified to allow middle school and high school grades. T he Project includes site changes to the original conditional use permit and is deemed proper and will authorize the Applicant to continue the operations of the school with the proposed new building.

CUP#1-24; SPR #1-24; AA #1-24 Resolution No. PC 1-25

Page 3 of 9 ends

B. Such use is necessary or desirable for the development of the community and is compatible with the surrounding uses, is in harmony with the general plan, is not detrimental to the surrounding properties, existing uses, or to uses specifically permitted in the zone in which the proposed use is to be located, and will not be detrimental to the public health, safety, or welfare.

The Property is bordered by Manhattan Beach Blvd to the north, with low -density residential areas across, and similarly to the east and south, with a commercial center to the west. The Property has been operated as an education facility for grades up to high school level since 2013 and previously served as an elementary and middle school since 1968. The improvements to the site will not result in an increase in student enrollment as enrollment will still be limited by condition to 450 students . The Project includes demolishing the existing chapel and constructing a new multi -purpose building with a covered canopy for classroom and office space.

The General Plan designates the property as Single- Family Residential, which encompasses a range of uses such as residential neighborhoods, schools, parks, childcare facilities, and churches. Allowing the continued operation of the school and replacing the chapel with a smaller building aligns with the following goals and policies of the Gardena General Plan:
• Land Use Policy LU 1.10: Provide adequate off -street parking, open space and landscaping for both residential and business use in all mixed-use developments.

• Design Goal 1: Enhance the visual environment and create a positive image of the City.

The P roject includes replacing an existing building with a smaller one for an existing charter high school and it will be compatible with the surrounding residential area, prioritizing pedestrian-friendly design, landscaped buffers, and minimizing impacts on the residential neighborhoods nearby.

The addition of new landscaping will enhance the visual appeal of the area, improving the overall quality of the environment in a way that complements existing residential neighborhoods. In addition, the Applicant is bringing the P roperty into compliance with landscaping requirements for parking by planting at least one tree for every 10 spaces.

The reconfiguration of the parking area to improve circulation and accessibility will enhance safety and efficiency for both residents and visitors.

C. The site for the intended use is adequate in size and shape to accommodate such use and all of the yards, setbacks, walls, fences, landscaping, and other features required in order to adjust such use to those existing or permitted future uses on land in the neighborhood.

The Project site consists of an L-shaped lot, approximately 2.05 acres in size, and is zoned R-1. The Property has been used as a school since 1968, including for CUP#1-24; SPR #1-24; AA #1-24 Resolution No. PC 1-25

Page 4 of 9 ends

high school students since 2013 and has been used exclusively as a high school since 2021 when Environmental Charter School began its operations on site. The existing use shows the P roperty is of adequate size. The Project involves demolishing the existing 9,036 SF chapel and replacing it with a new multi-purpose building, which meets all R -1 development standards, except for the off -street parking requirement. The Applicant is requesting a 12% adjustment for the parking, as discussed below. The use of the Property as a charter high school with planned improvements such as enhanced circulation during drop- offs and pickups, will improve overall operations. The Project features , including adjustments to yards, setbacks, walls, fences, and landscaping, will comply with zoning requirements, ensuring the property is adequately configured for this use.

D. The site for the proposed use relates to streets and highways properly designed and improved so as to carry the type of quantity of traffic generated or to be generated by the proposed use.

Pedestrian access to the P roject area is provided by a walkway on the north end of the site leading to the sidewalks along Manhattan Beach Blvd. Vehicle access is provided by way of two (2) driveways, one to the northeast and the other on the northwest of the site. The Circulation Plan of the Gardena General Plan designates Manhattan Beach Blvd as Major Collector roadway. Major Collector roadways are designed to carry moderate levels of traffic. The P roject involves demolishing the existing chapel facility to be replaced with a new multi-purpose building. There will be no increase in the enrollment size, therefore, there is no expected increase in traffic generated by the property

E. The conditions stated in the decision are deemed necessary to protect the public health, safety and general welfare.

The conditions of approval have been drafted and are attached here as Exhibit B.

These conditions will help protect the public health, safety, and general welfare of the surrounding uses, residents, and businesses in the area.

SECTION 3. SITE PLAN REVIEW #1-24
The approval of the Site Plan Review #1-24 is hereby approved, subject to the conditions attached as Exhibit B and based on the following findings:

A. The physical location, size, massing, setbacks, pedestrian orientation, and placement of proposed structures on the site and the location of proposed uses within the project are consistent with applicable standards.

CUP#1-24; SPR #1-24; AA #1-24 Resolution No. PC 1-25

Page 5 of 9 ends

The Property is located in the R -1 zone. As shown in the staff report, the Project complies with all the development standards of the R -1 zone, except for those standards for which the Applicant is requesting an administrative adjustment.

B. The development is consistent with the intent and general purpose of the general plan and provisions of this code.

The Project is consistent with several goals and policies specified in the City’s General Plan, including, Land Use Policy LU 1.10 and Land Use Plan Goal 4. The Project involves upgrades to an existing high school in the C ity, which will bring improvements to the school's amenities for the benefit of local students. In addition to enhancing the campus facilities, the Project will also improve site circulation, optimize vehicle flow, and enhance landscaping, all of which will improve the visual appeal of the area.

C. The health and safety services (police and fire) and public infrastructure are sufficient to accommodate the new development.

The site modification will not increase or change the demand for police, fire, or public infrastructure services in the surrounding area, as the P roperty’s use remains unchanged and will continue to support the operation of a high school with the same allowed enrollment size. Furthermore, the Los Angeles County Fire Department evaluated the project plans and provided comments and conditions to ensure the Pr operty is adequately accommodated. As a result, the existing infrastructure and services should accommodate the site improvements.

D. The project is compatible with the surrounding sites and neighborhoods.

The Project does not involve any changes to the property's use as a high school or alter the enrollment size. The Project focuses on making improvements that will minimize impact on the surrounding residential and commercial areas. As a result, the Project will remain in harmony with the neighboring sites and communities .

E. The project has been determined to be exempt from the California Environmental Quality Act or the appropriate environmental document has been completed and required findings have been made.

The Project is categorically exempt from the provisions of the California Environmental Quality Act pursuant to Guidelines Section 15302 and 15303, as a Replacement of an Existing Structure and New Construction of Small Structure project. Further information on this matter is explained below.

CUP#1-24; SPR #1-24; AA #1-24 Resolution No. PC 1-25

Page 6 of 9 ends

SECTION 4. ADMINISTRATIVE ADJUSTMENT #1-24
The approval of the Administrative Adjustment #1- 24 for a 12% reduction in the number of required spaces—from 104 to 93 spaces, is hereby approved, subject to the conditions attached as Exhibit B and based on the following findings:

A. There are special circumstances, practical difficulties, unnecessary hardships, or results inconsistent with the general purpose of the city’s zoning provisions through the strict and literal interpretation and enforcement of the above provisions. Special circumstances include, but are not limited to, nonconforming lot sizes and properties previously developed to different development standards where there is no room for modification without substantial alteration or demolition of existing structures.

The Property was previously developed with a three-story classroom and ancillary buildings for an elementary, middle school, and church facility. In 2013, a former school for K -12 grades leased the property to accommodate their student enrollment. In 2021, the Applicant leased the property and subsequently acquired it in 2022 to establish a charter high school. However, the current school, which is not religiously affiliated, does not require the chapel building. The Project involves replacing the chapel building and making site improvements that are necessary to optimize the Property for the school's educational needs.

To reduce street queuing, the Applicant has redesigned the vehicle circulation to improve the drop- off and pick -up processes. Additionally, new landscaping, including trees and small plants, will be added to the western parking lot. The Project improvements will result in the loss of 16 parking spaces, leaving a total of 93 spaces, which does not meet the Gardena Municipal Code (GMC) requirement of 104 spaces. Due to the unique circumstances of redesigning the school facility around existing structures and site constraints to comply with other City zoning requirements, a strict interpretation of the parking provisions under GMC Chapter

18.40 would hinder the P roject from aligning with the goals and policies of the City’s General Plan, which aims to improve circulation, parking, and landscaping for the Property.

B. That the proposed adjustment would not be detrimental to the neighborhood or district in which the property is located.

A parking study conducted by the Applicant’s consultant, Kimley -Horn and Associates (Attachment B to the staff report), indicates that the 93 parking spaces will adequately meet the projected demand, confirming that a 12% reduction in parking spaces from the required amount will not negatively impact the surrounding neighborhood or district.

C. That the proposed adjustment is necessary in order that the applicant not be unreasonably deprived the use or enjoyment of his property.

The Property is currently allowed to have an enrollment of 450 students, as CUP#1-24; SPR #1-24; AA #1-24 Resolution No. PC 1-25

Page 7 of 9 ends

permitted under previous entitlement approvals. The Applicant’s proposal does not include a request to increase the student enrollment. It is not possible for the Applicant to make the desired improvements while meeting the parking requirements outlined in the City’s code. Allowing the Applicant to repurpose the existing developed area of the site will better accommodate the needs of the high school without unreasonably depriving the Applicant of the use or enjoyment of the property.

D. The proposed adjustment is consistent with Title 18 (Zoning).

In accordance with GMC Section 18.50.020.A, an administrative adjustment may be granted for modifications to off -street parking and loading requirements, allowing a variance of up to 15%. The A pplicant’s request of a 12% adjustment complies with all other relevant provisions of the Municipal Code. Additionally, the Project does not involve any other variances from the code's provisions.

E. The proposed adjustment is consistent with the general plan.

The Project is consistent with several goals and policies specified in the City’s General Plan. The Project involves upgrades to an existing high school in the City, which will bring improvements to the school's amenities for the benefit of local students. While the parking is reduced by less than 15%, the Project includes needed improvements to site circulation and enhance landscaping.

SECTION 5. CALIFORNIA ENVIRONMENTAL QUALITY ACT FINDINGS The Project is exempt from the provisions of the California Environmental Quality Act (CEQA), pursuant to the following exemption:

A. The proposed project is categorically exempt from the California Environmental Quality Act (CEQA) pursuant to the following exemptions:
• Guidelines Section 15303( c) New Construction or Conversion of Small Structures. The Project consists of demolishing the existing chapel (9,036 SF) construct a smaller, newly constructed multi -classroom building and administration building with covered outdoor area consisting of 7,500 SF.

The Property is located in an urbanized area, with the proposed structure not exceeding 10,000 square feet. Additionally, the construction does not involve significant quantities of hazardous substances. • Guidelines Section 15302, Replacement or Reconstruction. The Project involves the demolition of an existing chapel building (9,036 SF) and replacing the structure with a smaller, newly constructed multi -classroom building (7,500 SF). The Project involves the replacement of an existing structure where the new structure will be located on the same site as the structure being replaced will not increase student enrollment

CUP#1-24; SPR #1-24; AA #1-24 Resolution No. PC 1-25

Page 8 of 9 ends

B. The Project is not subject to any of the exceptions for exemption under Section 15300.2 of the California Environmental Quality Act. The location of the P roject is predominantly urban and not considered a sensitive environment; therefore, the Project will not result in any significant impacts that may otherwise occur in a sensitive environmental area. The cumulative impact of this Project, and the approval of other projects like it in the vicinity, is not expected to have any significant environmental impac t. Not only would the Project not have any significant effects, but there are no unusual circumstances applicable to this Project site. The Project is not located along any state designated scenic highway nor within any designated hazardous waste site. There are no historical resource which would be impacted. Staff does not expect any significant impact or unusual circumstances related to the approval of this project.

C. Staff is hereby directed to file a Notice of Exemption.

SECTION 6. APPEAL.

The approvals granted by this Resolution may be appealed within 10 calendar days from the adoption of this resolution. All appeals must be in writing and filed with the City Clerk within this time period with the appropriate fee. Failure to file a timely written appeal will constitute a waiver of any right of appeal. The City Council may also call this matter for review within the same time period.

SECTION 7. RECORD.

Each and every one of the findings and determinations in this Resolution is based on the competent and substantial evidence, both oral and written, contained in the entire record relating to the Project. All summaries of information in the findings which precede this section are based on the entire record. The absence of any particular fact from any such summary is not an indication that a particular finding is not based in part on that fact.

SECTION 8. CUSTODIAN OF RECORD.

The Custodian of Record for the proceedings relating to the Project is Greg Tsujiuchi, Community Development Director , City of Gardena, 1700 W est 162nd Street, Gardena, California 90247. Mr. Tsujiuchi ’s email is [email protected] and his phone number is (310) 217-9530.

SECTION 9. EFFECTIVE DATE.

This Resolution shall take effect immediately
SECTION 10. CERTIFICATION.

The Secretary shall certify the passage of this resolution.

CUP#l-24; SPR #1-24; AA #1-24

Page 9 ends

Resolution No. PC 1-25
PASSED, APPROVED, AND ADOPTED this 7th day of January 2025.

ATTEST:

DERYL H

PLANN G AND ENVIRONMENTAL

QUALITY COMMISSION
GGfSUJIUCHI, SECRETARY

PLANNING AND ENVIRONMENTAL QUALITY COMMISSION

STATE OF CALIFORNIA

COUNTY OF LOS ANGELES

CITY OF GARDENA
I, Greg Tsujiuchi, Planning and Environmental Quality Commission Secretary of the City of Gardena, do hereby certify that the foregoing Resolution was duly adopted by the Planning and Environmental Quality Commission of the City of Gardena at a regular meeting thereof, held on the 7th day of January, 2025, by the following vote:

AYES:

NOES:

ABSENT:

Attachments:
• Exhibit A: Project Plans
• Exhibit B: Conditions of Approval
Wright-Scherr, Kanhan, Sherman and Henderson
None
None
ABSTAIN: Langley

CITY OF GARDENA

PLANNING AND ENVIRONMENTAL QUALITY COMMISSION

STAFF REPORT
CONDITIONAL USE PERMIT #1-24 (MODIFICATION TO CUP #219-68), SITE PLAN REVIEW #1-24, AND ADMINISTRATIVE ADJUSTMENT #1-24

DATE: January 7, 2025
TO: Chair Henderson and Members of the Planning and Environmental Quality Commission
FROM: Greg Tsujiuchi, Community Development Director
PREPARED BY: Dayana Nava, Planning Assistant
Amanda Acuna, Community Development Manager

APPLICANT: Farnaz Golshani- Flecher, Environmental Charter High School LOCATION: 2818 Manhattan Beach Blvd; APN: 4067-007-005
REQUEST: A request to modify the conditional use permit for a high school located within the Single- Family Residential (R- 1) zone, including a site plan review for the demolition of a 9,036 SF building and proposing a new 7,500 SF facility in its place , featuring two classrooms, an administrative area, and a covered canopy, to continue serving the existing school on the property. All other structures on site will remain.

Additional site improvements include landscaping upgrades, parking area enhancements, and the implementation of a new vehicle circulation plan. The Applicant is also requesting an administrative adjustment to the off -street parking requirements, seeking a 12% reduction in the number of required spaces—from 104 to 93 spaces.

Environmental Consideration: The proposed project is being considered for a categorical exemption from the provisions of the California Environmental Quality Act (CEQA) pursuant to Guidelines Section 15302 and 15303, as a Replacement of an Existing Structure and New Construction of Small Structure project.

BACKGROUND
In June 2024, the Applicant, Farnaz Golshani -Fletcher, representing Environmental Charter School, submitted an application for a modification to the original conditional use permit and a new site plan review to propose improvements to the existing charter high school at 2818 Manhattan Beach Blvd. The high school has been operating at this location since 2021. Prior to its use, the property was operated by Calvary Baptist Church, which ran an elementary school, Sunday school, and services in the existing chapel, later expanding to include a middle school. The church also acquired the adjacent property at January 7, 2025
CUP#1-24; SPR #1-24; AA #1-24

15916 Crenshaw Blvd, where they built a multi-purpose building to serve as a preschool, administrative offices, and gymnasium in connection with the school and church located on Manhattan Beach Blvd.

In 1968, the Gardena City Council approved Conditional Use Permit #219- 68, allowing the original expansion of the Calvary Baptist Church to accommodate Sunday school classes and an elementary school with a maximum enrollment of 350 students. Since then, several modifications to the original permit were approved, as outlined below:
• Modification #1 – In 1971, the City Council approved a modification to adjust the landscape setback requirements along the west parking area. • Modification #2 – In 1986, the City Council approved a modification to expand the elementary school and establish a middle school. This project included the construction of the existing three- story classroom building. Enrollment was also increased to 510 students. Additionally, a new preschool center and fellowship hall/gymnasium with two classrooms were proposed, though this construction was never completed. Later, the school and church acquired the property at 15916 Crenshaw Blvd, where they established a preschool, administrative offices, and gymnasium.
• Modification #3 – In 1996, the City Council approved an increase in student enrollment to a maximum of 540 students.
• Modification #4 – In 2013, the Community Development Director administratively approved a modification to reflect a change in grade levels from elementary and middle school to high school and a reduction in student enrollment to 450.

In previous approvals for modifications to Conditional Use Permit #219- 68, the requests and analyses consistently addressed the features of both properties: the one on Manhattan Beach Blvd and the one on Crenshaw Blvd (Figure 1). However, the two properties were never officially tied through any entitlement requests.

The development at 2818 Manhattan Beach Boulevard currently consists of three main structures: a 3-story 12-classroom building (24,795 SF), a 3- story annex building (5,000 SF) with 6 classrooms , and an existing chapel building (9,036 SF) , consisting of two additional classrooms, that were previously used for Bible school classes. Additional site improvements include concrete surfaces and adjacent areas that serve as outdoor courtyards and parking lots.

In 2021, the Environmental Charter School leased the property at 2818 Manhattan Beach Blvd for use as a charter high school, and in 2022, the school purchased the property.

Upon the acquisition, the combined use of both the Manhattan Beach Blvd and Crenshaw Blvd properties ended. Since the property is no longer used for church purposes or in January 7, 2025
CUP#1-24; SPR #1-24; AA #1-24

connection with the Crenshaw Blvd property, the Applicant now proposes to replace the existing chapel building with a new classroom structure, while all other buildings on the Manhattan Beach Boulevard site will remain unchanged.

Since the previous modifications to the conditional use permit covered both the Manhattan Beach Blvd and Crenshaw Blvd projects, and this request pertains solely to the Manhattan Beach Blvd property, it is being submitted under a new conditional use permit, resulting in the issuance of a new case number. However, this is for clarification purposes only. As the property is already vested for use as a high school, the new permit aims to ensure that the proposed changes remain in compliance with the original entitlements. Additional entitlement requests for this project include a site plan review to evaluate the proposed upgrades to the existing high school and an administrative adjustment to the off-street parking requirements.

January 7, 2025
CUP#1-24; SPR #1-24; AA #1-24

Figure 1: Vicinity Map

January 7, 2025
CUP#1-24; SPR #1-24; AA #1-24

PROJECT DESCRIPTION/SETTING
The property located at 2818 Manhattan Beach Blvd is a 2.05- acre lot and is located between Crenshaw Blvd and Van Ness Avenue and is zoned Single- Family Residential (R-1), as shown in Figure 2. As shown in Table 1, the area to the north, south, and east is predominantly residential with single-family homes (R-1), while to the west, there is a McDonald’s fast-food restaurant (C-3). As previously stated, Environmental Charter High School has been operating on the property since 2021. The property includes a t hree- story main building on the eastern side with 12 classrooms. To the southwest, there is a second three-story building containing six classrooms. Additionally, the chapel building has two classrooms. Overall, the facility contains 20 classrooms.

The Applicant is proposing to demolish the existing chapel structure (9,036 SF), which currently contains two classrooms, and replace it with a newly constructed multi-purpose building of approximately 7,508 SF. The new building will include two classrooms, a reception area, administrative offices, and restroom facilities , and include an attached covered canopy to lead into the outdoor courtyard. Additionally, the existing concrete and surrounding surface improvements will be demolished to enhance the landscaping, parking area, and circulation. As a result, the landscaped area will increase from 8,136 SF to 16,755 SF. The proposed landscaping plan includes various trees, shrubs, and turf, with Palo Verde trees, California coffeeberry, and California Fuchsia planted along Manhattan Beach Blvd. A landscaped courtyard will also be created between the existing structure and the proposed classroom buildings.

Additional site improvements will include the installation of a new three- foot high fence along the front yard setback and a new freestanding sign at the property entrance. A decorative 8-foot block fence/ wall will also be constructed at the southwest end of the site, as conditioned, to effectively separate the two properties that previously acted as one. The Applicant's proposal does not include an increase in enrollment size, as was previously approved.

January 7, 2025
CUP#1-24; SPR #1-24; AA #1-24

Figure 2: Zoning Map

Table 1 – Surrounding Uses

Zoning
Designation
General Plan Land Use
Designation Existing Land Use
Project Site R-1 Single-Family Residential Environmental Charter School
North R-1 Single-Family Residential Single Family Dwellings South R-1 Single-Family Residential Single Family Dwellings East R-1 Single-Family Residential Single Family Dwellings West C-3 General Commercial McDonalds
Project Area
January 7, 2025
CUP#1-24; SPR #1-24; AA #1-24

Project Description – Circulation Plan
The Applicant also proposes to reconfigure the access drive to improve the efficiency of on-site drop-off and pick-up along Manhattan Beach Blvd. The proposed changes include removing one access point from both the west and east parking lots, while reconfiguring the circulation on site. As shown in Figure 3, during pick -up and drop- off, vehicles traveling east on Manhattan Beach Blvd will enter the lot at the existing northwest driveway entrance. Parking monitors will guide them 225 feet into the site, directing them to a tur naround at the visitor stalls. School staff will ensure the stalls are clear and accessible before pick -up times. Traffic will continue along a new drive aisle parallel to Manhattan Beach Blvd, where students will load and unload. Vehicles will exit through the eastern lot driveway exit. Outside of pick -up/drop-off hours, traffic will navigate the western lot for visitor and employee parking, with permitted vehicles in the eastern lot.

Both lots will be monitored, and unregistered vehicles will be reported to school administrator.

Figure 3: Circulation Plan

ANALYSIS
Conditional Use Permit #1-24
The Applicant's proposal to replace the existing chapel building with a new classroom structure applies only to the Manhattan Beach Blvd property, not the adjacent property off Crenshaw Blvd, as was analyzed in previous modifications to CUP #219-68. As a result, this request will be provided a new conditional use permit number, CUP #1-24, for clarity purposes. Again, since the property already has a vested right to be used as a high school, the request under the new conditional use permit number is to provide further clarification and demonstrate how the proposed changes to the development will remain in compliance with the original entitlements for its use. The following analysis provides the necessary findings supporting the continuation of use for the property as a high school and the proposed remodel of the property at 2818 Manhattan Beach Blvd.

A. The use applied at the location set forth in the application is properly one for which a conditional use permit is authorized by this chapter.

Pursuant to GMC section 18.12.030.B a conditional use permit is required for public and private schools in the R-1 zone. The property was originally issued a conditional use permit for the Sunday school classes and elementary school which later were modified to allow middle school and high school grades. The Applicant’s proposal for site changes to the original conditional use permit is deemed proper and will authorize the Applicant to continue the operations of the school with the proposed new building.

The subject property is bordered by Manhattan Beach Blvd to the north, with low - density residential areas across, and similarly to the east and south, with a commercial center to the west. The property has been operated as a education facility for grades up to high school level since 2013 and previously served as an elementary and middle school since 1968. The proposed improvements to the site will not result in an increase in student enrollment as enrollment will still be limited by condition to 450 students.

The General Plan designates the property as Single- Family Residential, which encompasses a range of uses such as residential neighborhoods, schools, parks, childcare facilities, and churches. Allowing the continued operation of the school and replacing the chapel with a smaller building aligns with the following goals and policies of the Gardena General Plan:
• Land Use Policy LU 1.10: Provide adequate off-street parking, open space and landscaping for both residential and business use in all mixed-use developments.

January 7, 2025
CUP#1-24; SPR #1-24; AA #1-24

• Design Goal 1: Enhance the visual environment and create a positive image of the City.

The project includes replacing an existing building with a smaller one for an existing charter high school and it will be compatible with the surrounding residential area, prioritizing pedestrian- friendly design, landscaped buffers, and minimizing impacts on the residential neighborhoods nearby.

The addition of new landscaping will enhance the visual appeal of the area, improving the overall quality of the environment in a way that complements existing residential neighborhoods.

The reconfiguration of the parking area to allow for better circulation and accessibility, making the area safer and more efficient for residents and visitors.

The project site consists of an L- shaped lot, approximately 2.05 acres in size, and is zoned R-1. The property has been used as a school since 1968, including for high school students since 2013 and has been used exclusively as a high school since 2021 when Environmental Charter School began its operations on site. The existing use shows the property is of adequate size. The project meets all R-1 development standards, except for the off-street parking requirement, as discussed below. The use of the property as a charter high school with planned improvements such as enhanced circulation during drop-offs and pickups, will improve overall operations. The proposed enhancements, including adjustments to yards, setbacks, walls, fences, and landscaping, will comply with zoning requirements, ensuring the property is adequately configured for this use.

D. That the site for the proposed use relates to streets and highways properly designed and improved so as to carry the type and quantity of traffic generated or to be generated by the proposed use.

Pedestrian access to the project area is provided by a walkway on the north end of the site leading to the sidewalks along Ma nhattan Beach Blvd . Vehicle access is provided by way of two (2) driveways, one to the northeast and the other on the northwest of the site. The Circulation Plan of the Gardena General Plan designates Manhattan Beach Blvd as Major Collector roadway. Major Collector roadways are designed to carry moderate levels of traffic. The project involves demolishing the existing chapel facility to be replaced with a new multi-purpose building. There will be no increase in the enrollment size, therefore, there is no expected increase in traffic generated by the property.

January 7, 2025
CUP#1-24; SPR #1-24; AA #1-24

E. The conditions stated in the decision are deemed necessary to protect the public health, safety and general welfare.

The conditions of approval have been drafted and are attached here as Exhibit B to Resolution No. PC 1 -25. These conditions will help protect the public health, safety, and general welfare of the surrounding uses, residents, and businesses in the area.

Site Plan Review #1-24
Pursuant to GMC Section 18.44.10.A, any development project seeking a general plan amendment, zone change, conditional use permit, variance, tract map, or other discretionary permit must include the submission of a Site Plan Review. Therefore, staff evaluated the proposed site plan to determine whether it complies with all minimum development standards and to assess whether the project meets the findings outlined in GMC Section 18.44.030.A, as shown below:

The property is located in the R -1 zone. As shown in Table 2, the project complies with all the development standards of the R -1 zone, except for those standards for which the Applicant is requesting an administrative adjustment.

Table 2: Development Standards in the R-1 zone – New Structure Standard Requirement Proposed Compliant
Setback (Minimum)
Front 20 feet 30 feet Yes
Sides
East
West
5 feet
156 feet
76 feet
Yes
Rear 10 feet 124 feet Yes
Lot Coverage (Maximum) 50% 23.5% Yes
Height (Maximum) 25 feet 16 feet Yes
Parking
Elementary/Junior High School
(2 spaces/classroom)
High schools
(6 spaces/classroom)

4 Classrooms = 8 spaces

16 Classrooms = 96 spaces
TOTAL: 104

TOTAL: 93

No
Admin. Adjustment

January 7, 2025
CUP#1-24; SPR #1-24; AA #1-24

The new building will be set back 36 feet from the northern property line, 156 feet from the eastern property line, 76 feet from the western property line, and 124 feet from the southern property line, which borders residential properties along Atkinson Avenue.

The lot coverage will not exceed 50%, with the proposed coverage approximately 24%. The building height is proposed at 16 feet, well within the maximum allowable height of 25 feet for the R-1 zone.

Additional site improvements will include the installation of a new three-foot-high fence along the front yard setback, which complies with the development standards for the zone. Furthermore, a condition has been added to require the construction of an 8- foot-high decorative block fence or wall at the southwest corner of the site to clearly separate the two properties that were previously considered as one. This will resolve any circulation issues between the properties and ensure proper vehicle circulation on-site. Finally, the new 8-foot-high fence or wall will be subject to ensuring adequate fire access in compliance with the Los Angeles County Fire Department's requirements.

While the A pplicant's proposal does not meet the minimum off -street parking requirement of 104 spaces, they are proposing a total of 93 spaces, a 12% reduction.

The Applicant is requesting an administrative adjustment for this 12% reduction in parking, as allowed by GMC 18.50.020.A.

B. The development is consistent with the intent and general purpose of the general plan and provisions of this code.

The project is consistent with several goals and policies specified in the City’s General Plan, including, Land Use Policy LU 1.10 and Land Use Plan Goal 4. The project involves upgrades to an existing high school in the city, which will bring improvements to the school's amenities for the benefit of local students. In addition to enhancing the campus facilities, the project will also improve site circulation, optimize vehicle flow, and enhance landscaping, all of which will improve the visual appeal of the area.

C. The health and safety (police and fire) and public infrastructure are sufficient to accommodate the new development.

The site modification will not increase or change the demand for police, fire, or public infrastructure services in the surrounding area, as the property’s use remains unchanged and will continue to support the operation of a high school with the same allowed enrollment size. Furthermore, as part of the A pplicant's review process, the Los Angeles County Fire Department evaluated the proposed plans and provided comments and conditions to ensure the property is adequately accommodated. As a result, the existing infrastructure and services should accommodate the site improvements.

January 7, 2025
CUP#1-24; SPR #1-24; AA #1-24

D. The project is compatible with the surrounding sites and neighborhoods.

The Applicant's proposal does not involve any changes to the property's use as a high school or alter the enrollment size. The project focuses on making improvements that will minimize impact on the surrounding residential and commercial areas. As a result, the project will remain in harmony with the neighboring sites and communities.

E. The project has been determined to be exempt from the California Environmental Quality Act pursuant to Guidelines or the appropriate environmental documents has been completed and required findings have been made.

The project is categorically exempt from the provisions of the California Environmental Quality Act pursuant to Guidelines Section 15302 and 15303, as a Replacement of an Existing Structure and New Construction of Small Structure project . Further information on this matter is explained below.

Administrative Adjustment #1-24
In accordance with GMC section 18.50.020.A, an administrative adjustment may be granted for changes to off -street parking and loading requirements, allowing a variance of up to 15%. These adjustments are subject to the review and approval of the Community Development Director. However, if the project involves the approval of another entitlement that requires Planning Commission approval, the request must be reviewed and approved by the Commission. As previously stated, the Applicant’s proposal does not meet the minimum off -street parking requirement of 104 spaces, as the proposal includes a total of 93 spaces, which is 12% below what is required.

The Applicant has submitted a request for an Administrative Adjustment and completed the application. Specific facts have been provided by the Applicant to support the granting of an adjustment, in accordance with GMC Section 18.50.030. Below is a summary of each statement demonstrating that the request meets the necessary findings for approval.

The site was previously developed with a three-story classroom and ancillary buildings for an elementary, middle school, and church facility. In 2013, a former school for K - 12 grade leased the property to accommodate their student enrollment. In 2021, the Applicant leased the property and subsequently acquired it in 2022 to establish a charter high school. However, the current school, which is not religiously affiliated, January 7, 2025
CUP#1-24; SPR #1-24; AA #1-24

does not require the chapel building. As a result, the Applicant is requesting to remove the chapel which was previously used for religious masses and bible classes and replace it with a smaller classroom building. The Applicant’s proposal to replace the chapel building and make site improvements is necessary to optimize the property for the school's educational needs.

The Gardena’s Municipal Code determines the required parking for schools based on the number of classrooms (Table 3 – Parking Standards). Middle schools must provide two parking spaces per classroom, while high schools are subject to providing six parking spaces per classroom. The Applicant's project to remodel the existing high school facility will result in a total of 20 classrooms. Of the 20 classrooms, 16 will serve grades 10-12, and 4 will be designated for grade 9.

The current parking standards under the Gardena Municipal Code have been in place since 1983. When originally adopted, high schools served grades 10 through 12; however, this changed in 1991 to include grades 9 through 12. Given that, 9 th grade
classroom parking requirements were only 2 spaces per classroom when the parking requirements were adopted and there has never been an amendment to the parking requirements to account for the change in school structure and as 9th graders are too young to drive, 9th grade classrooms should be calculated at the ratio of 2 spaces per classroom rather than 6 spaces per classroom. Therefore, the parking required for the site would be a total of 104 parking spaces

Table 3 – Parking Standards
Day care
facilities and
kindergartens
One space per 200 square feet of gross floor
area. One space per employee, plus one space per
ten children/clients
Elementary
and junior high
schools:

Two spaces per classroom
High
schools:

Six spaces per classroom

To reduce street queuing, the Applicant has redesigned the vehicle circulation to improve the drop-off and pick-up processes. Additionally, new landscaping, including trees and small plants, will be added to the western parking lot. The property currently provided a total of 109 parking spaces. The proposed improvements will result in the loss of 16 parking spaces, leaving a total of 93 spaces, which does not meet the required 104 spaces . Due to the unique circumstances of redesigning the school facility around existing structures and site constraints to comply with the City’s zoning requirements, a strict interpretation of the parking provisions under GMC Chapter

18.40 would hinder the project from aligning with the goals and policies of the City’s General Plan, which aims to improve circulation, parking, and landscaping for the subject property.

January 7, 2025
CUP#1-24; SPR #1-24; AA #1-24

B. That the proposed adjustment would not be detrimental to the neighborhood or district in which the property is located.

A parking study conducted by the Applicant’s consultant, Kimley-Horn and Associates (Attachment B), indicates that the proposed 93 parking spaces will adequately meet the projected demand, confirming that a 12% reduction in parking spaces from the required amount will not negatively impact the surrounding neighborhood or district.

Kimley-Horn also performed a parking utilization study on January 24, 2024, to assess current conditions. The study, which captured parking activity at both the beginning and end of a school day, found that demand was well below the existing supply of 109 spaces. Parking occupancy ranged from 7.1% to 38.1% during the morning drop- off and from 23.0% to 35.4% during afternoon pick -up. Overall, the current parking capacity of 109 spaces far exceeds the actual demand therefore, allowing the adjustment to parking would not be detrimental to the surrounding neighborhood and district the property is located in.

C. That the proposed adjustment is necessary in order that the applicant not be unreasonably deprived the use or enjoyment of his property.

The site was originally developed for use by a religious facility, which included a chapel building and an associated elementary and middle school. However, since the current school is not religiously affiliated, it does not require the chapel building. A s a result, the Applicant is proposing removing the chapel, replacing it with a smaller classroom building and making other needed site improvements. The property is currently allowed to have an enrollment of 450 students, as permitted under previous entitlements approvals. The Applicant’s proposal does not include a request to increase the student enrollment. It is not possible for the Applicant to make the desired improvements while meeting the parking requirements outlined in the City’s code.

Allowing the Applicant to repurpose the existing developed area of the site will better accommodate the needs of the high school without unreasonably depriving the Applicant of the use or enjoyment of the property.

D. The proposed adjustment is consistent with Title 18 (Zoning).

In accordance with GMC Section 18.50.020.A, an administrative adjustment may be granted for modifications to off -street parking and loading requirements, allowing a variance of up to 15%. The A pplicant is requesting a 12% adjustment. As demonstrated above, the project complies with all other relevant provisions of the Municipal Code. Additionally, the A pplicant’s proposal does not seek any other variances from the code's provisions.

E. The proposed adjustment is consistent with the general plan.

The project is consistent with several goals and policies specified in the City’s General Plan. The project involves upgrades to an existing high school in the city, which will January 7, 2025
CUP#1-24; SPR #1-24; AA #1-24

bring improvements to the school's amenities for the benefit of local students. While the parking is reduced by less than 15%, the project will make needed improvements to site circulation and enhance landscaping.

ENVIRONMENTAL CONISDERATION
The proposed project is categorically exempt from the provisions of the California Environmental Quality Act (CEQA) pursuant to the Guidelines Section 15303, New Construction of Small Structures Projects. The project consists of demolishing the existing chapel (9,036 SF) construct a smaller, newly constructed multi -classroom building and administration building with covered outdoor area consisting of 7,500 SF . The Subject property is located in an urbanized area, with the proposed structure not exceeding 10,000 square feet. Additionally, the construction does not involve significant quantities of hazardous substances. Based on these findings, the project qualifies for inclusion under Section 15303 of the CEQA Guidelines.

The project site is also categorically exempt from pursuant to Guidelines Section 15302, Replacement or Reconstruction. The project is for the demolition of an existing Chapel (9,036 SF) and replac ing the old structure with a smaller, newly constructed multi - classroom bui lding of (7,500 SF). The project involves the replacement of an existing structure where the new structure will be located on the same site as the structure being replaced will not increase student enrollment.

The project is not subject to any of the exceptions for exemption under Section 15300.2 of the California Environmental Quality Act. The location of the project is predominantly urban and not considered a sensitive environment; therefore, the project will not result in any significant impacts that may otherwise occur in a sensitive environmental area. The cumulative impact of this project, and the approval of other projects like it in the vicinity, is not expected to have any significant environmental impac t. Not only would the project not have any significant effects, but there are no unusual circumstances applicable to this project site. The project is not located along any state designated scenic highway nor within any designated hazardous waste site. There are no historical resource which would be impacted. Staff does not expect any significant impact or unusual circumstances related to the approval of this project.

NOTICING
The public hearing notice for Conditional Use Permit #1-24, Site Plan Review #1-24, and Administrative Adjustment #1-24 was published in the Gardena Valley News and mailed first class owners and occupants with 300-foot radius of the site on December 26, 2024.

January 7, 2025
CUP#1-24; SPR #1-24; AA #1-24

RECOMMENDATION
Staff recommends hearing notice for Conditional Use Permit #1-24, Site Plan Review #1- 24, and Administrative Adjustment #1-24.
1) Open the public hearing
2) Receive testimony from the public; and
3) Adopt Resolution No. PC 1-25, subject to the conditions of approval and directing staff to file a notice of exemption.

A – Resolution No. PC 1-25
• Exhibit A – Project Plans
• Exhibit B – Conditions of Approval
B – Parking Study, Environmental Charter School

kimley-horn.com 1100 Town & Country Road, Suite 700, Orange, CA 92868 714-939-1030

September 23, 2024

Dayana Nava
Planning Division, Community Development Department
City of Gardena
1700 W. 162
nd Street
Gardena, CA 90247

RE: ENVIRONMENTAL CHARTER SCHOOL PARKING STUDY

To Ms. Nava:

Kimley-Horn and Associates, Inc. (Kimley-Horn) conducted a parking evaluation of the Environmental Charter School High School- Gardena (ECHS-G) at 2818 Manhattan Beach Blvd, Gardena, CA 90249 (“Study Area”), in support of ECS’s proposed conditional use permit (CUP) modification and administrative adjustment to the onsite parking requirement. ECHS-G is pursuing a modification to their approved CUP that includes the removal of the existing church use from the property, the construction of a new classroom building and drive aisle at the front of the campus, and an administrative adjustment to permit the removal of 16 off-street parking spac es (109 stalls to 93 stalls). The proposed CUP modification does not seek to increase the number of students supported onsite (current approval is for 450 students). The purpose of the evaluation was to determine that the proposed off-street parking supports ECHS-G’s anticipated parking demand.

BACKGROUND
Land Use and Zoning
The Environmental Charter School campus is designated as a Single-Family Residential land use in the City of Gardena’s General Plan

1. The site is zoned as Single-Family Residential (R-1); private schools are conditionally allowed in R-1 zones. 2,3 The Study Area is not located in a general plan overlay or zoning overlay.

Entitlements
The Study area has operated under CUP #219-68, an approved conditional use permit, for school and church uses for several years. The initial CUP was approved in 1968 via City Council approval. The administrative record attained is as follows:
● Resolution 769 Planning Commission recommending to the City Council application to expand existing church Sunday and elementary school use (350 enrollees, day school student body including pre-school), approved February 6, 1968.
● Resolution 4329 denying the appeal of the decis ion of the Planning and Environmental Quality Commission in the matter of modification to conditional use permit #219-68 to increase student enrollment from 510 to 540 students. (Approved June 25, 1996).

1 City of Gardena, “General Plan & Zoning”. City of Gardena GIS. October 11, 2023. https://cityofgardena.maps.arcgis.com/apps/webappviewer/index.html?id=d00dce8305304a68829a39dc9d700dac 2 City of Gardena, “General Plan & Zoning”.
3 City of Gardena Municipal Code, Chapter 18: Zoning, Section 18.12.0300 Uses permitted subject to a conditional use permit.

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● CUP #219-68 Modification (Reference #13-017) – approved to decrease the student enrollment (540 to 450 Students) and adjust grade levels (kindergarten through 12 th grade) approved administratively per the conditions of approval (March 18, 2013).

The recent CUP modification adopted in 2013 (Refer ence #13-017), included conditions of approval pertaining to off-street parking. Condition #12 of the 2013 CUP modification required the applicant to provide designated off-str eet parking for all school employee s, driving-age students, and church employees, as determined by the Director of Polic e. The CUP modification did not specify a parking requirement. Therefore, it is assumed that the cu rrent city parking standards apply unless a parking demand study is provided to justify alternative parking standards.

One hundred and nine (109) off-street parking spaces are currently provided between two onsite lots (see ATTACHMENT 1: DEMOLITION SITE PLAN). The western lot, which serves as the school’s primary parking lot, provides 84 parking spaces. This lot is used as the primary pick-up and drop-off point for students. The eastern lot, which serves as a secondary lot, provides 25 spaces. This lot serves a secondary pick-up and drop-off point for students. Five ADA compliant stalls are provided between the two lots; three are in the west lot, with the remaining two in the eastern lot. Nine parking stalls in the eastern lot are compact parking stalls. See TABLE 1: MUNICIPAL CODE OFF-STREET PARKING REQUIREMENT.

PARKING REQUIREMENTS
The City of Gardena’s Municipal Code (GMC) calculates required parking by the number of classrooms provided. Middle schools (Grade 9) are required to provide two parking spaces per classroom. 4 High schools (Grades 10-12) are required to provide six parking spaces per classroom. 5 ECS-G’s current parking requirements, per t he GMC, is 116 stalls. See TABLE 1: MUNICIPAL CODE OFF-STREET PARKING REQUIREMENT.

The proposed modification to the existing facilitie s would remove two classr ooms from the last CUP Modification in 2013 (22 classrooms to 20 classroo ms). The two classrooms removed serve the high school grades (10 th-12th grades). The reduction in high school classrooms would decrease the code required parking requirement by 12 spaces, decreasing the total spaces required from 116 to 104.

Ninety-three (93) parking spaces are proposed as part of the CUP modification and administrative adjustment. As proposed, ECHS-G would be deficie nt 11 parking stalls under the GMC. The GMC allows for an administrative adjustment up to 15% of code required off-street parking (16 stalls).6 ECS- G is applying for a 12% reduction in required parking (11 stalls).

4 City of Gardena Municipal Code, Section 18.40.040- Off-Street Parking and Loading. 5 City of Gardena Municipal Code, Section 18.40.040- Off-Street Parking and Loading. 6 City of Gardena Municipal Code, Section 18.50.020- Administrative Adjustments.

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kimley-horn.com 1100 Town & Country Road, Suite 700, Orange, CA 92868 714-939-1030

TABLE 1

MUNICIPAL CODE OFF-STREET PARKING REQUIREMENT
Entitlement
No. Classrooms Parking
Ratio
Spaces
Required by
Classroom
Type
Total
Spaces
Required
Spaces
Provided Delta
CUP #219-
68 Modification
#4- 2013
181 6 spaces per
classroom1 108
116 109 -7
(6%) 42 2 spaces per
classroom2 8
CUP #219-
68 Modification
#5- 2024
16 1 6 spaces per
classroom1 96
104 93 -11
(11%) 42 2 spaces per
classroom2 8

1. High school classrooms, Grades 10-12.

2. Middle school classroom, Grade 9.

As previously noted, ECHS-G is not increasing its student population in the proposed CUP modification.

Rather, ECHS-G is improving its site via the cons truction of two new classrooms, to better serve its existing student population. Therefore, it is reasonable to conclude that the proposed demolition of new two existing classrooms will not result in an in creased parking demand if the student population does not increase. An increase in the shortage of ons ite parking of less than 1% will result between the current provided parking and the proposed CUP modification using the city’s parking ratio.

ANALYSIS
Parking
To determine if the proposed 93 parking stalls (see ATTACHMENT 2: PROPOSED SITE PLAN) are adequate to support the project, a parking utilization study of current conditions was conducted by Kimley-Horn on January 24, 2024. The parking counts were conducted at the beginning and end of a school day to capture typical peak onsite traffic and parking volumes.

As shown in TABLE 3: CURRENT ECHS-G PARKING DEMAND , observed parking demand was significantly below the supplied 109 spaces. Parking occupancy varied between 7.1% and 38.1% during morning drop-off and 23.0% and 35.4% during afternoon pick-up. Notably, 95.6% of vehicles observed were parked for greater than 30 minutes. The low percentage of vehicle tu rnover suggests most vehicles parking onsite belong to permitted staff and fa culty. The current parking supply of 109 stalls far exceeds the parking demand onsite.

TABLE 3

CURRENT ECHS-G PARKING DEMAND
Student Drop-off
(7:30 AM- 9:00 AM)
Student Pick-up
(3:00 PM- 4:00 PM)
Parking Inventory 109 109
Average Occupied Spaces 29 55
Average Available Spaces 80 54
Occupancy Rate 26.6% 50.5%
Turnover Rate (<30 minutes onsite) 6.5% 32.6%

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kimley-horn.com 1100 Town & Country Road, Suite 700, Orange, CA 92868 714-939-1030

To account for the projected increase in parking demand because of the increase in driving age population, school administrators surveyed students at ECHS-G’s sister campuses in Inglewood and Lawndale to determine commuting characteristics of the 12 th grade student population. As shown in TABLE 4: ECHS COMMUTING CHARACTERISTICS , only 10% of eligible students (12 th grade students) at Environmental Ch arter School-Inglewood and Envir onmental Charter School-Lawndale report driving a vehicle to school. Of the 450 students eligible to attend ECHS-G, one-quarter of the students (approximately 112) are 12th graders. Assuming 10% of 12th grader students drive to school, it is anticipated that twelve (12) parking spaces will be required to accommodate future student parking.

Kimley-Horn observed similar commuting characteri stics as were reported at ECHS’s Inglewood and Lawndale campuses. Approximately 58% of student s who were observed entering and exiting the school were observed walking or biking. Approxim ately 42% of students were observed entering or exiting a vehicle. This distribution is generally cons istent with ECHS-G’s sister campuses, therefore, anticipating 12 additional parking spaces for 12th grade student use is consistent. See TABLE 5: ECHS- G OBSERVED COMMUTING CHARACTERISTICS for a summary of Kimley-Horn’s observations.

TABLE 4

ECHS COMMUTING CHARACTERISTICS SURVEY
Means of Transportation Percentage
Walk/bike/public transportation 40%
Get a ride from a family member 50%
Carpool/Drive to school 10%

TABLE 5

ECHS-G OBSERVED COMMUTING CHARACTERISTICS
Means of Transportation Percentage
Walk/bike/public transportation 58%
Get a ride from a family member 42%
Carpool/Drive to school 0%

The addition of 12 parking spaces to the observed ut ilization results in a 15.2% increase in utilization during the morning and a 17.9% increase in utilization during the afternoon as shown in TABLE 6:

FUTURE ECHS-G PARKING DEMAND . The projected increase in utilization does not exceed the proposed parking supply, however. The actual peak parking demand, when the proposed parking rates are applied, is 67 parking spaces (68% proposed utilization). A surplus of 26 parking stalls, 26% of the parking supply, would be available under the projected condition.

TABLE 6

FUTURE ECHS-G PARKING DEMAND
Student Drop-off
(7:30 AM- 9:00 AM)
Student Pick-up
(3:00 PM- 4:00 PM)
Parking Inventory 93 93
Anticipated Average Occupied Spaces 41 67
Anticipated Average Available Spaces 51 25
Anticipated Occupancy Rate 44.1% 72.0%

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kimley-horn.com 1100 Town & Country Road, Suite 700, Orange, CA 92868 714-939-1030

Parking Management
ECHS-G’s onsite parking is controlled through rigid parking management enf orcement mechanisms.

Onsite parking is limited to permit holders; onsite parking permits are only issued to staff, faculty, and visitors. Additionally, ECHS-G’s parking enfor cement management program does not permit unaffiliated persons to park on the school premises. Striping denotes faculty and visitor parking spaces.

ECHS-G will maintain its current parking management enforcement program as part of the CUP modification. These systems allow ECHS-G to adapt to changing parking demand requirements among faculty, staff, and students and to ma intain an acceptable parking utiliz ation rate within its parking inventory.

Circulation
ECHS-G currently utilizes the northern portion of the school’s western lot for pi ck-up and drop-off.

Traffic is directed approximately 200’ south through the drive aisle and redirected north through a series of cones for pick-up and drop-off by ECHS-G parking monitors. Students are loaded and unloaded from vehicles as they travel north within the drive aisl e. The current circulation pattern does not efficiently move traffic through the queue. Vehicles were observed stacking onto Manhattan Beach Blvd. because of the pick-up/drop-off queue. ECHS-G is propo sing the construction of an approximately 215’ dedicated drive aisle parallel to Manhattan Beach Bl vd. to improve onsite circulation. The addition of the drive aisle and restriping of the western lot will result in approximately 715’ linear feet (an increase of 315’) to support pick-up and drop-off operations. The change in circulation will eliminate ECHS-G traffic spillover onto Manhattan Beach Blvd., optimiz es queuing operations during peak periods, and improves the onsite circulation efficiency (see ATTACHMENT 3: ONSITE CIRCULATION).

Parking and Circulation Management
During Pick-Up and Drop-Off Times, vehicular traffic traveling east on Manhattan Beach Blvd. will enter the re-designed parking lot at the project’s existing curb cut. ECHS-G will manage pick-up and drop-off operations with parking monitors. Parking monitors will direct traffic onto t he property at the western lot, moving them approximately 225’ feet south. Vehicles will be directed to a turnaround point at the visitor parking stalls and redirected north along the drive aisle (see ATTACHMENT 3: ONSITE CIRCULATION). ECHS-G staff will ensure visitor stalls are clear and the turnaround is navigable prior to pick-up and drop-off times. Traffic will be directed to enter the new drive aisle parallel to Manhattan Beach Blvd., where students will load and unload from vehicles. Vehicular traffic will be directed to continue along the new drive aisle, through the ea stern lot, and exit on Manhattan Beach Blvd. See ATTACHMENT 3: ONSITE CIRCULATION) for the proposed traffic pattern.

Outside of pick-up and drop- off hours, traffic will navigate within t he western lot’s drive-aisle. Visitor and employee traffic will park in the western lot. Permitted vehicles (e.g., ECHS-G staff) will park in the eastern lot. The eastern lot will be accessible via the proposed drive aisle that runs parallel to Manhattan Beach Blvd. All vehicles will exit the site from the curb cut at the eastern lot. ECHS-G staff will monitor both lots for registered parking permits. Unregistered vehicles will be noticed and reported to ECHS-G administrators for remedial action.

CONCLUSION
The CUP modification proposes 93 off-street parking spaces and a redesigned drive aisle parallel to Manhattan Beach Blvd. Importantly, no increase in the allowed student population is proposed as part of the CUP modification. The proposed parking ratio is supported by ECHS-G’s observed low parking utilization and rigid parking enforcement management program. Therefore, since the forecasted parking demand can be satisfied through the proposed parking supply, it is requested that the proposed parking

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kimley-horn.com 1100 Town & Country Road, Suite 700, Orange, CA 92868 714-939-1030

supply be considered adequate as pertains to the application for a modification to Conditional Use Permit #219-68.

S i n c e r e l y ,

Damian Arnaiz, AICP

Attachments: Attachment 1: Demolition Site Plan
Attachment 2: Proposed Site Plan
Attachment 3: Onsite Circulation

ATTACHMENT 1
UP
G
WW
E
W
E
W
N0°08'55"W 34.13'

EXISTING PLAY AREA
N.I.C.

DEMOLISH CHURCH BUILDING
11,390 SF FOOTPRINT AT GROUND LEVEL
38 SPACES
36 SPACES
6 SPACES
2 SPACES 2 SPACES
9 COMPACT SPACES
12 SPACES
4 SPACES
101' - 9"
140' - 3"
65' - 0"
150' - 0"
65' - 2"
28' - 8"
290' - 10"
370' - 6"

EXISTING

CLASSROOM

BUILDING ANNEX
(NOT IN CONTRACT)
5,000 GSF

TYPE V -A

NON -SPRINKLERED
3 STORIES, 26' - 0" HEIGHT

EXISTING CLASSROOM

BUILDING
(NOT IN CONTRACT)
24,795 GSF

TYPE V -A

SPRINKLERED
3 STORIES, 35' - 0" HEIGHT

ATKINSON AVENUE

MANHATTAN BEACH BOULEVARD

EXISTING PARKING TABULATION
REQUIRED PARKING SPACES:

PER CITY OF GARDENA MUNICIPAL CODE 18.40.040
9TH GRADE CLASSROOMS: 4 @ 2 SPACES/ CLASSROOM
10TH-12TH GRADE CLASSROOMS: 18 @ 6 SPACES/ CLASSROO M
(TOTAL CLASSROOMS: 22)
TOTAL SPACES REQUIRED (4*2)+(18*6) = 116
PROVIDED PARKING SPACES:

REGULAR: 100
COMPACT: 9
TOTAL: 109

EXISTING LOT COVERAGE CALCULATION
GROSS PROPERTY AREA = 108,725 SF
NET PROPERTY AREA = 90,174 SF*
*GROSS PROPERTY AREA LESS 18,551 SF ROADWAY EASEMEN T ON

MANHATTAN BEACH BOULEVARD
BUILDING FOOTPRINTS:

CHURCH BUILDING: 11,390 SF
CLASSROOM BUILDING: 7,942 SF
CLASSROOM BUILDING ANNEX: 1,816 SF
TOTAL: 21,148 SF
EXISTING GROSS LOT COVERAGE: 19.5%
EXISTING NET LOT COVERAGE: 23.5%
61 58
59 61
76 77
76 77
87 86 86
87 87
87 89
83 83
83 83
62 85 85
63 83
70 70

NEIGHBORING

BUILDING

NEIGHBORING

BUILDING
93 SHEET NOTES

GENERAL NOTES
Ref North
© Gensler
Date Description
Project Name
Project Number
Description
Scale
2024
Tel 213.327.3600
Fax 213.327.3601
500 South Figueroa Street
Los Angeles, California 90071
United States

NOT FOR

CONSTRUCTION
1/16" = 1'-0"
9/20/2024 11:35:05 AM Autodesk Docs://005.2785.100 ECS Gardena/Architecture - 05.2785.100 - ECS Phase 2.rvt D0.001

DEMOLITION SITE PLAN
005.2785.100
ECS PHASE 2
ECHS

GARDENA
2818 Manhattan Beach
Blvd.Gardena CA 90249
SCALE: 1/16" = 1'-0"
SITE PLAN - DEMOLITION 1
58 EXISTING PIV
59 EXISTING FDC
61 EXISTING CURB CUT
62 EXISTING FIRE DEPT ACCESS GATE
63 EXISTING FIRE HYDRANT
70 PROPERTY LINE
76 CONTINUATION OF PROPERTY LINE TO

CENTERLINE OF RIGHT-OF-WAY PER SURVEY
SHEET G0.101
77 ROADWAY EASEMENT LINE PER SURVEY SHEET
G0.101
83 DEMOLISH AREA OF EXISTING HARDSCAPE
85 DEMOLISH CURB CUT
86 MAINTAIN EXISTING SITE ENTRY
87 DEMOLISH GATE
89 MAINTAIN EXISTING SITE LIGHTING, TYP.
93 EXISTING SHIPPING CONTAINERS
9/6/24 CUP MODIFICATION BACKCHECK 1
ATTACHMENT 2
UP
UP
UP
FEC
FEC

NEW CLASSROOM & ADMINISTRATION BUILDING

TYPE V -B CONSTRUCTION

FULLY SPRINKLERED
BUILDING FOOTPRINT AT GROUND LEVEL: 7,500 GSF
1 STORY, 16' - 0" HEIGHT
________ ________ 1
A1.101

EXISTING PLAY AREA
(NOT IN CONTRACT)

EXISTING

CLASSROOM

BUILDING ANNEX
(NOT IN CONTRACT)
5,000 GSF

TYPE V -A

NON -SPRINKLERED
3 STORIES, 26' - 0" HEIGHT

EXISTING CLASSROOM

BUILDING
(NOT IN CONTRACT)
24,795 GSF

TYPE V -A

SPRINKLERED
3 STORIES, 35' - 0" HEIGHT

ATKINSON AVENUE
150' - 0"

FIRE DEPT ACCESS
ROUTE
20' - 0"

NEW HYDRANT
185' - 3"

NEW HYDRANT
185' - 3"
14' - 3"
54 55
56 61
60 57 54 55
58 59
54 55
55 54
55 54
54 61
56 62
55 63
60 60
60 PROPOSED PARKING TABULATION
REQUIRED PARKING SPACES:

PER CITY OF GARDENA MUNICIPAL CODE 18.40.040
9TH GRADE CLASSROOMS: 4 @ 2 SPACES/ CLASSROOM
10TH-12TH GRADE CLASSROOMS: 16 @ 6 SPACES/ CLASSROO M
(TOTAL CLASSROOMS: 20)
TOTAL SPACES REQUIRED (4*2)+(16*6) = 104
PROVIDED PARKING SPACES:

REGULAR: 71
COMPACT: 23*
TOTAL: 93
*COMPACT SPACES <25% TOTAL. 25% OF 94 = 23.5
TOTAL PROPOSED BICYCLE PARKING STALLS: 20

SETBACK
20' - 0"

SETBACK
5' - 0"
20' - 7"
18' - 0"
12' - 0" 9' - 0" 9' - 0" 5' - 0" 5' - 0" 8' - 0"
9' - 0"
3' - 0"
3' - 0"

SETBACK
5' - 0"

SETBACK
10' - 0"
64 14' - 0"
2' - 6" 65
4' - 0"
R 150' - 0" RADIUS FROM EXISTING FIRE HYDRANT

NEIGHBORING

BUILDING

NEIGHBORING

BUILDING

NEIGHBORING

BUILDING
8' - 0"
4' - 0 5/8"
8' - 0" 10' - 0"

NEW BUILDING SETBACK
103' - 8 9/32"

NEW BUILDING
55' - 10 3/4"

NEW BUILDING SETBACK
36' - 3 5/8"
26' - 0" 18' - 0"

NEW BUILDING SETBACK
158' - 6 7/8"

NEW BUILDING
134' - 0 1/4"

NEW BUILDING SETBACK
77' - 10 7/8"
413' - 1 5/32"
79' - 8 9/32"
370' - 6"
195' - 10 21/32"
290' - 9 23/32"
216' - 7 23/32"
66 67
18' - 0" 26' - 0" 17' - 0"
8' - 0"
8' - 0"
69 70
71 70
71 70
71 12
73 72
72 74
75 74
76 76
77 77
78 79 80 81 82

PROPOSED LOT COVERAGE CALCULATION
GROSS PROPERTY AREA = 108,725 SF
NET PROPERTY AREA = 90,174 SF*
*GROSS PROPERTY AREA LESS 18,551 SF

ROADWAY EASEMENT ON MANHATTAN BEACH

BOULEVARD
BUILDING FOOTPRINTS:

EXISTING CLASSROOM BUILDING: 7,942 SF
EXISTING CLASSROOM BUILDING ANNEX: 1,816 SF
NEW CLASSROOM BUILDING: 7,500 SF
TOTAL: 17,258 SF
EXISTING GROSS LOT COVERAGE: 15.9%
EXISTING NET LOT COVERAGE: 19.1%

PROPOSED QUANTITY OF LANDSCAPE IN FRONT SETBACK
OVERALL AREA OF FRONT SETBACK = (20*370.5) = 7,410 SF

AREA OF LANDSCAPE IN FRONT SETBACK (SEE SHEETNOTES
AND PLAN FOR LOCATIONS):

LANDSCAPE AREA 1: 373 SF
LANDSCAPE AREA 2: 80 SF
LANDSCAPE AREA 3: 1,835 SF
LANDSCAPE AREA 4: 1,234 SF
LANDSCAPE AREA 5 : 371 SF
TOTAL LANDSCAPE AREA IN FRONT SETBACK = 3,893 SF ~ 52%

OF OVERALL SETBACK AREA

BUILDING SEPARATION
32' - 10 1/2"
17' - 0" 13' - 0"
22' - 6"
22 SPACES
20 SPACES 16 SPACES
10 SPACES 3 SPACES
9 SPACES
11 SPACES
2 SPACES
93 FIRE DEPARTMENT ACCESS ROUTE

BUILDING MAIN ENTRY

BUILDING SECONDARY ENTRY

EXISTING FIRE HYDRANT

NEW FIRE HYDRANT

FIRE DEPT LEGEND

SHEET NOTES

GENERAL NOTES
© Gensler
Date Description
Project Name
Project Number
Description
Scale
2024
Tel 213.327.3600
Fax 213.327.3601
500 South Figueroa Street
Los Angeles, California 90071
United States

NOT FOR

CONSTRUCTION
1/16" = 1'-0"
9/20/2024 11:32:43 AM Autodesk Docs://005.2785.100 ECS Gardena/Architecture - 05.2785.100 - ECS Phase 2.rvt A0.001

SITE PLAN
005.2785.100
ECS PHASE 2
ECHS

GARDENA
2818 Manhattan Beach
Blvd.Gardena CA 90249
SCALE: 1/16" = 1'-0"
SITE PLAN - OVERALL 1
12 LINE OF ROOF OVERHANG ABOVE
54 NEW PEDESTRIAN GATE - SEE 05/A0.004
55 PROVIDE KNOX BOX FOR FIRE DEPT ACCESS TO

ADJACENT GATE
56 NEW ELECTRICALLY OPERATED SLIDING GATE
57 NEW FIRE HYDRANT
58 EXISTING PIV
59 EXISTING FDC
60 NEW STRIPING
61 EXISTING CURB CUT
62 EXISTING FIRE DEPT ACCESS GATE
63 EXISTING FIRE HYDRANT
64 NEW FREESTANDING SIGN - SEE 09/A0.004
65 NEW PERIMETER FENCE - SEE 01/A0.004
66 NEW SITE STEPS
67 EXISTING SITE STEPS
69 NEW WHEEL STOP
70 PROPERTY LINE
71 SETBACK LINE
72 NEW 4IN DIAMETER BOLLARD
73 NEW TRANSFORMER PAD
74 RETAIN AND RESTRIPE AREA OF EXISTING

ASPHALT
75 NEW ASPHALT DRIVE AISLE
76 CONTINUATION OF PROPERTY LINE TO

CENTERLINE OF RIGHT-OF-WAY PER SURVEY
SHEET G0.101
77 ROADWAY EASEMENT LINE PER SURVEY SHEET
G0.101
78 FRONT SETBACK LANDSCAPE AREA 1: 373 SF
79 FRONT SETBACK LANDSCAPE AREA 2: 80 SF
80 FRONT SETBACK LANDSCAPE AREA 3: 1,835 SF
81 FRONT SETBACK LANDSCAPE AREA 4: 1,234 SF
82 FRONT SETBACK LANDSCAPE AREA 5: 371 SF
93 EXISTING SHIPPING CONTAINERS
9/6/24 CUP MODIFICATION BACKCHECK 1
ATTACHMENT 3

RESOLUTION NO. 6694

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF GARDENA, APPROVING CONDITIONAL USE PERMIT #1-24 FOR A HIGH SCHOOL LOCATED WITHIN THE SINGLE -FAMILY RESIDENTIAL (R- 1) ZONE; SITE PLAN REVIEW #1 -24 FOR THE DEMOLITION OF A 9,036 SF BUILDING AND PROPOSING A NEW 7,500 SF FACILITY IN ITS PLACE,

TO CONTINUE SERVING THE EXISTING SCHOOL ON THE
PROPERTY; AND AN ADMINISTRATIVE ADJUSTMENT TO THE OFF - STREET PARKING REQUIREMENTS, FOR A 12% REDUCTION IN THE

NUMBER OF REQUIRED SPACES FOR THE EXISTING HIGH SCHOOL
LOCATED AT 2818 MANHATTAN BEACH BLVD, WITHIN THE SINGLE-

FAMILY RESIDENTIAL ZONE
(CALLED FOR REVIEW)
WHEREAS, in June 2024, Farnaz Golshani-Fletcher, representing Environmental Charter School (the “Applicant”), submitted an application for a modification to the original conditional use permit and a new site plan review to propose improvements to the existing charter high school at 2818 Manhattan Beach Blvd, (the “Property”); and WHEREAS, the charter high school has been based at this location since 2021, following the operation of a previous high school there since 2013; and WHEREAS, prior to this use, the property was operated by Calvary Baptist Church, which ran an elementary school, Sunday school, and services in the existing chapel, later expanding to include a middle school; and
WHEREAS, in 1968, the Gardena City Council granted Conditional Use Permit #219-68, authorizing the initial expansion of Calvary Baptist Church to include Sunday school classes and an elementary school with a maximum enrollment of 350 students.

Subsequent modifications introduced new school buildings, which supported an increase in enrollment to 540 students, leading to the addition of a middle school; and WHEREAS, in 2013, the Community Development Director approved a modification to reflect a change in grade levels from elementary and middle school to high school and a reduction in student enrollment to 450; and WHEREAS, in previous approvals for modifications to Conditional Use Permit #219-68, the requests and analyses consistently focused on the properties located on the Property and the adjacent property at 15916 Crenshaw Blvd, both of which were under the same ownership; and
WHEREAS, in 2022, Environmental Charter School acquired the Property, and the two properties were no longer used together as originally permitted under the previous modifications to CUP #219-68; and
WHEREAS, the Applicant now is looking to demolish the existing chapel structure (9,036 SF) and replace it with a newly constructed multi -purpose building of approximately 7,508 SF for two classrooms, a reception area, administrative offices, and Docusign Envelope ID: 71765E84-4666-4498-AABB-19CE1C81DD5F Resolution No. 6694
2 restroom facilities, and includes an attached covered canopy to lead into the outdoor courtyard; additional site improvements include landscaping upgrades, parking area enhancements, and the implementation of a new vehicle circulation plan (“the Project”) ; and
WHEREAS, the General Plan Land Use Plan and Zoning designation of the Property is Single-Family Residential (R-1) as are the properties to the north, east, and south of the Property, while the property to the west is designated as General Commercial (C-3); and
WHEREAS, on January 7, 2025, the Planning and Environmental Quality Commission held a duly noticed public hearing at which time it considered all the material and evidence presented by staff, the applicant, and the public, whether written or oral and adopted Resolution No. PC 1- 25, approving the Project, with a n additional condition for collaboration with local church leaders to memorialize the existing chapel; and WHEREAS, on January 14, 2025, Mayor Cerda called the decision of the Planning Commission for review, which was seconded by Mayor Pro Tem Tanaka; and WHEREAS, on February 11, 2025 the City Council held a duly noticed public hearing on the Project, at which time it considered all evidence presented, both oral and written.

NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF GARDENA DOES HEREBY RESOLVE AS FOLLOWS:

SECTION 1. Conditional Use Permit #1- 24 Findings. Conditional Use Permit #1- 24 to allow the continuation of a charter high school on the Property located in the Single-Family Residential zone (R -1) zone as shown on Exhibit A, is hereby approved based on the following findings and subject to the conditions attached hereto as Exhibit B:

A. The use applied for at the location set forth in the application is properly one for which a conditional use permit is authorized by this chapter.

Pursuant to GMC section 18.12.030.B a conditional use permit is required for public and private schools in the R-1 zone. The Property is located within the R-1 zone and is already operating as a private school, therefore, the Applicant’s request for a conditional use permit is deemed proper, and will authorize the Applicant to continue the operations of the school with the proposed new building.

Docusign Envelope ID: 71765E84-4666-4498-AABB-19CE1C81DD5F Resolution No. 6694
3 The Property is bordered by Manhattan Beach Blvd to the north, with low -density residential areas across, and similarly to the east and south, with a commercial center to the west. The Property has been operating as a high school since 2013 and previously served as an elementary and middle school since 1968. The proposed improvements to the site will not result in an increase in student enrollment as enrollment will still be limited by condition to 450 students or the number of classrooms at the existing ch arter high school. The Project includes demolishing the existing chapel and constructing a new multi-purpose building with a covered canopy for classroom and office space. Other site improvements will involve landscaping modifications throughout the proper ty and adjustments to the parking area.

The Project includes replacing an existing building with a smaller one for an existing charter high school and it will be compatible with the surrounding residential area, prioritizing pedestrian-friendly design, landscaped buffers, and minimizing impacts on the residential neighborhoods nearby.

The addition of new landscaping will enhance the visual appeal of the area, improving the overall quality of the environment in a way that complements existing residential neighborhoods. In addition, the Applicant is bringing the Property into compliance w ith landscaping requirements for parking by planting at least one tree for every 10 spaces.

The reconfiguration of the parking area to improve circulation and accessibility will enhance safety and efficiency for both residents and visitors.

The Project site consists of an L- shaped lot, approximately 2.05 acres in size, and is zoned R-1. The Property has been used as a school since 1968, including for high school students and has been used exclusively as a high school since 2021 when Environmental Charter School began its operations on site. The existing use shows the Property is of Docusign Envelope ID: 71765E84-4666-4498-AABB-19CE1C81DD5F Resolution No. 6694
4 adequate size. The Project involves demolishing the existing 9,036 SF chapel and replacing it with a new multi- purpose building, which meets all R -1 development standards, except for the off -street parking requirement. The Applicant is requesting a 12% adjustment for the parking, as discussed below. The use of the Property as a charter high school with planned improvements such as enhanced circulation during drop- offs and pickups, will improve overall operations. The Project features, including adjustments to yards, setbacks, walls, fences, and landscaping, will comply with zoning requirements, ensuring the property is adequately configured for this use.

D. The site for the proposed use relates to streets and highways properly designed and improved so as to carry the type of quantity of traffic generated or to be generated by the proposed use.

The Circulation Plan of the Gardena General Plan designates Manhattan Beach Blvd as Major Collector roadway. Major Collector roadways are designed to carry moderate levels of traffic. The Project involves demolishing the existing chapel facility to be replaced with a new multi-purpose building. There will be no increase in the enrollment size.

The Project will improve on- site drop-off and pick-up efficiency along Manhattan Beach Blvd by reconfiguring the access drive. The Applicant's parking study, under the staff report, which is incorporated by reference, shows that the current property layout causes vehicle queuing onto the Manhattan Beach Blvd. To address this, the Applicant proposes a redesigned parking area to enhance vehicle circulation, by adding 315 linear feet to the onsite queuing lane, thereby increasing the total onsite lane to 715 feet which will improve operations.

During pick-up and drop-off, vehicles traveling east on Manhattan Beach Blvd will enter the lot at the existing northwest driveway entrance. Parking monitors will guide them 225 feet into the site, directing them to a turnaround at the visitor stalls. School staff will ensure the stalls are clear and accessible before pick-up times. Traffic will continue along a new drive aisle parallel to Manhattan Beach Blvd, where students will load and unload.

Vehicles will exit through the eastern lot driveway exit. Outside of pick-up/drop-off hours, traffic will navigate the western lot for visitor and employee parking, with permitted vehicles in the eastern lot. Both lots will be monitored, and unregistered vehicles will be reported to school administrators.

E. The conditions stated in the decision are deemed necessary to protect the public health, safety and general welfare.

Docusign Envelope ID: 71765E84-4666-4498-AABB-19CE1C81DD5F Resolution No. 6694
5 The conditions of approval have been drafted and are attached here as Exhibit B. These conditions will help protect the public health, safety, and general welfare of the surrounding uses, residents, and businesses in the area.

SECTION 2. Site Plan Review #1-24 Findings. The approval of the Site Plan Review #1- 24 is hereby approved, subject to the conditions attached as Exhibit B and based on the following findings:

The Property is located in the R-1 zone. As shown in the staff report, the Project complies with all the development standards of the R-1 zone, except for those standards for which the Applicant is requesting an administrative adjustment.

B. The development is consistent with the intent and general purpose of the general plan and provisions of this code.

The Project is consistent with several goals and policies specified in the City’s General Plan, including, Land Use Policy LU 1.10 and Land Use Plan Goal 4. The Project involves upgrades to an existing high school in the City, which will bring improvements to the school's amenities for the benefit of local students. In addition to enhancing the campus facilities, the Project will also improve site circulation, optimize vehicle flow, and enhance landscaping, all of which will improve the visual appeal of the area.

C. The health and safety services (police and fire) and public infrastructure are sufficient to accommodate the new development.

The site modification will not increase or change the demand for police, fire, or public infrastructure services in the surrounding area, as the Property’s use remains unchanged and will continue to support the operation of a high school with the same allowed enrollment size. Furthermore, the Los Angeles County Fire Department evaluated the project plans and provided comments and conditions to ensure the Property is adequately accommodated. As a result, the existing infrastructure and services should accommodate the site improvements.

D. The project is compatible with the surrounding sites and neighborhoods.

Docusign Envelope ID: 71765E84-4666-4498-AABB-19CE1C81DD5F Resolution No. 6694
6 E. The project has been determined to be exempt from the California Environmental Quality Act or the appropriate environmental document has been completed and required findings have been made.

The Project is categorically exempt from the provisions of the California Environmental Quality Act pursuant to Guidelines Section 15302 and 15303, as a Replacement of an Existing Structure and New Construction of Small Structure project . Further information on this matter is explained below.

SECTION 3 . Administrative Adjustment #1- 24 Findings. The approval of the Administrative Adjustment #1-24 for a 12% reduction in the number of required spaces— from 104 to 93 spaces, is hereby approved, subject to the conditions attached as Exhibit B and based on the following findings:

A. There are special circumstances, practical difficulties, unnecessary hardships, or results inconsistent with the general purpose of the city’s zoning provisions through the strict and literal interpretation and enforcement of the above provisions. Special circumstances include, but are not limited to, nonconforming lot sizes and properties previously developed to dif ferent development standards where there is no room for modification without substantial alteration or demolition of existing structures.

The Property was previously developed with a three- story classroom and ancillary buildings for an elementary, middle school, and church facility. In 2013, a former high school leased the Property to accommodate their student enrollment. In 2021, the Applicant leased the Property and subsequently acquired it in 2022 to establish a charter high school. However, the current school, which is not religiously affiliated, does not require the chapel building. The Project involves replacing the chapel building and making site improvements that are necessary to optimize the Property for the school's educational needs.

To reduce street queuing, the Applicant has redesigned the vehicle circulation to improve the drop-off and pick -up processes. Additionally, new landscaping, including trees and small plants, will be added to the western parking lot. The Project improvements will result in the loss of 16 parking spaces, leaving a total of 93 spaces, which does not meet the Gardena Municipal Code (GMC) requirement of 104 spaces. Due to the unique circumstances of redesigning the school facility around existing structures and site constraints to comply with other City zoning requirements, a strict interpretation of the parking provisions under GMC Chapter 18.40 would hinder the Project from aligning with the goals and policies of the City’s General Plan, which aims to improve circulation, parking, and landscaping for the Property.

B. That the proposed adjustment would not be detrimental to the neighborhood or district in which the property is located.

A parking study conducted by the Applicant’s consultant, Kimley -Horn and Associates Docusign Envelope ID: 71765E84-4666-4498-AABB-19CE1C81DD5F Resolution No. 6694
7 (Attachment to the staff report), indicates that the 93 parking spaces will adequately meet the projected demand, confirming that a 12% reduction in parking spaces from the required amount will not negatively impact the surrounding neighborhood or district.

C. That the proposed adjustment is necessary in order that the applicant not be unreasonably deprived the use or enjoyment of his property.

The Property is currently allowed to have an enrollment of 450 students, as permitted under previous entitlement approvals. The Applicant’s proposal does not include a request to increase the student enrollment. It is not possible for the Applicant to make the desired improvements while meeting the parking requirements outlined in the City’s code. Allowing the Applicant to repurpose the existing developed area of the site will better accommodate the needs of the high school without unreasonably depriving t he Applicant of the use or enjoyment of the property.

D. The proposed adjustment is consistent with Title 18 (Zoning).

In accordance with GMC Section 18.50.020.A, an administrative adjustment may be granted for modifications to off-street parking and loading requirements, allowing a variance of up to 15%.

The Applicant’s request of a 12% adjustment complies with all other relevant provisions of the Municipal Code. Additionally, the Project does not involve any other variances from the code's provisions.

E. The proposed adjustment is consistent with the general plan.

SECTION 4. California Environmental Quality Act Findings. The Project is exempt from the provisions of the California Environmental Quality Act (CEQA), pursuant to the following exemption:

A. The proposed project is categorically exempt from the California Environmental Quality Act (CEQA) pursuant to the following exemptions:

o Guidelines Section 15303(c) New Construction or Conversion of Small Structures. The Project consists of demolishing the existing chapel (9,036 SF) construct a smaller, newly constructed multi -classroom building and administration building with covered outdoor area consisting of 7,500 SF.

Docusign Envelope ID: 71765E84-4666-4498-AABB-19CE1C81DD5F Resolution No. 6694
8 o Guidelines Section 15302, Replacement or Reconstruction. The Project involves the demolition of an existing chapel building (9,036 SF) and replacing the structure with a smaller, newly constructed multi -classroom building (7,500 SF). The Project involves the replacement of an existing structure where the new structure will be located on the same site as the structure being replaced will not increase student enrollment

Not only would the Project not have any significant effects, but there are no unusual circumstances applicable to this P roject site. The Project is not located along any state designated scenic highway nor within any designated hazardous waste site. There are no historical resource which would be impacted. Staff does not expect any significant impact or unusual circumstances related to the approval of this project.

C. Staff is hereby directed to file a Notice of Exemption as t he Project meets the conditions for both the Replacement or Reconstruction and New Construction or Conversion of Structures exemption described in CEQA Guidelines Sections 15302 and 15303(c).

SECTION 5. Custodian of Record. Each and every one of the findings and determinations in this Resolution are based on the competent and substantial evidence, both oral and written, contained in the entire record relating to the Project. All summaries of information in the findings which precede this section are based on the entire record.

The absence of any particular fact from any such summary is not an indication that a particular finding is not based in part on that fact. The documents and materials that constitute the record of proceedings on which these findings and approval are based are located in the Community Development Department at City Hall, 1700 W. 162 nd Street,
Gardena, California 90247. The Custodian of Records is Greg Tsujiuchi, Community Development Director who can be reached at 310/217- 9546 or [email protected].

SECTION 6. Effective Date. This Resolution shall be effective immediately.

Docusign Envelope ID: 71765E84-4666-4498-AABB-19CE1C81DD5F Resolution No. 6694
9 BE IT FURTHER RESOLVED that the City Clerk shall certify to the passage and adoption of this Resolution; shall cause the same to be entered among the original Resolutions of said City; and shall make a minute of the passage and adoption thereof in the records of the proceedings of the City Council of said City in the minutes of the meeting at which the same is passed and adopted.

Passed, approved, and adopted this 11th day of February, 2025.

TASHA CERDA, Mayor

ATTEST:

MINA SEMENZA, City Clerk

APPROVED AS TO FORM:

CARMEN VASQUEZ, City Attorney

Exhibit A – Project Plans
Exhibit B – Conditions of Approval

Docusign Envelope ID: 71765E84-4666-4498-AABB-19CE1C81DD5F John A. Martin & Associates
Structural Engineer
950 S. Grand Ave.,
Los Angeles, CA 90015
Contact: Kurt Clandening
Telephone: 213.483.6490
Email: [email protected]
Glumac
MEP Engineer
707 Wilshire Blvd, 23rd Floor
Los Angeles, CA 90017
Contact: Simon Ubhi
Telephone: 213.239.8866
Email: [email protected]
Hongjoo Kim Landscape Architects
Landscape Architect
714 Olympic Blvd, Ste 735
Los Angeles, CA 90015
Contact: Hongjoo Kim
Telephone: 213.893.8291
Email: [email protected]
Rick Engineering Company
Civil Engineer
5620 Friars Rd,
San Diego, CA 92110
Contact: Kelly Druse
Telephone: 619.291.0707
Email: [email protected]
Gensler
Architect
500 South Figueroa St,
Los Angeles, CA 90071
Contact: Alastair Stokes
Telephone: 213.327.2801
Email: [email protected]

ECHS GARDENA
SEPTEMBER 6, 2024
MODIFICATION TO CONDITIONAL USE PERMIT − BACKCHECK 1

NEW BUILDING & SITE WORK

VIEW OF MAIN ENTRY FROM WEST PARKING LOT

BUILDING ADDRESS
2818 MANHATTAN BEACH BLVD, GARDENA, CA 90249

ASSESSOR PARCEL NUMBER
4067-007-005
ZONE
R-1

CONTRUCTION TYPE
V-B

FULLY SPRINKLERED

OCCUPANCY TYPES

GROUP E (CLASSROOMS)

GROUP B (ADMINISTRATION OFFICES)
ACCESSORY GROUP A-3 (CONFERENCE AND LOUNGE)
NON-SEPARATED (PER CBC 508.3)

NUMBER OF STORIES
ALLOWABLE: 2-STORY
PROPOSED: 1-STORY

BUILDING HEIGHT
ALLOWABLE PER CBC: 60 FEET
ALLOWABLE PER CITY OF GARDENA MUNICIPAL CODE: 25 FE ET
PROPOSED: 16 FEET

BUILDING AREA
ALLOWABLE PER CBC: 36,000 SQUARE FEET (GROUP B MOST RESTRICTIVE) PROPOSED: 7,500 SQUARE FEET

FIRE PROTECTION
PRIMARY STRUCTURE: 0 HOURS
BEARING WALLS, EXTERIOR AND INTERIOR: 0 HOURS
NONBEARING WALLS, EXTERIOR AND INTERIOR: 0 HOURS
FLOOR: 0 HOURS
ROOF: 0 HOURS

FIRE SEPARATION
ALLOWABLE PER TABLE 705.5 FOR 0 HOUR-RATED EXTERIOR WALLS: 10 FEET OR GREATER

MAXIMUM COMMON PATH OF TRAVEL
MAXIMUM OCCUPANT LOAD OF SPACE: 49
GROUP E: 75 FEET
GROUP B: 100 FEET
2022 CALIFORNIA BUILDING CODE
2022 CALIFORNIA ELECTRICAL CODE
2022 CALIFORNIA MECHANICAL CODE
2022 CALIFORNIA PLUMBING CODE
2022 CALIFORNIA ENERGY CODE
2022 CALIFORNIA FIRE CODE
2022 CALIFORNIA FIRE SPRINKLER CODE
2022 CALIFORNIA GREEN BUILDING STANDARDS CODE

CITY OF GARDENA MUNICIPAL CODE

FIRE ALARM AND SMOKE DETECTORS

FIRE SPRINKLERS

CURTAIN WALL SYSTEMS AND GLAZED ASSEMBLIES

OCCUPANT LOAD FACTORS
PER CPC TABLE 4-1
EDUCATION THROUGH 12TH GRADE: 30
BUSINESS: 150

OCCUPANT LOAD

AREA (SQUARE FEET) / OCCUPANT LOAD FACTOR
EDUCATION: 1800 / 30 = 60
BUSINESS: 1800 / 150 = 12
TOTAL: 72

REQUIRED FIXTURES
OCCUPANTS/ GENDER: 72 / 2 = 36

BASED ON EDUCATION OCCUPANCY
WOMEN:

WATER CLOSETS = 1 PER 30 = 2
LAVATORIES = 1 PER 40 = 1
MEN:

WATER CLOSETS = 1 PER 50 = 1
URINALS = 1 PER 100 = 1
LAVATORIES = 1 PER 40 = 1
DRINKING FOUNTAINS = 1 PER 150 = 1
SERVICE SINKS = 1
TOTAL REQUIRED:

WATER CLOSETS = 3
URINALS = 1
LAVATORIES = 2
DRINKING FOUNTAINS = 1
SERVICE SINKS = 1

PROVIDED FIXTURES
NOTE: FIXTURES ARE PROVIDED WITHOUT GENDER ASSIGNMENT.

TOTAL PROVIDED:

WATER CLOSETS = 7
URINALS = 3
LAVATORIES = 7
DRINKING FOUNTAINS = 1
SERVICE SINKS = 1
© Gensler
Date Description
Project Name
Project Number
Description
Scale
2023

NOT TO SCALE
Tel 213.327.3600
Fax 213.327.3601
500 South Figueroa Street
Los Angeles, California 90071
United States

NOT FOR

CONSTRUCTION
9/6/2024 8:32:42 PM Autodesk Docs://005.2785.100 ECS Gardena/Architecture - 05.2785.100 - ECS Phase 2.rvt G0.100

PROJECT INFORMATION
005.2785.100

NEW BUILDING & SITE
WORK
ECHS

GARDENA
2818 Manhattan Beach
Blvd.Gardena CA 90249

VICINITY MAP

LOCATION MAP
SITE

MANHATTAN BEACH BLVD

CRENSHAW BLVD
SITE

PROJECT DESCRIPTION
DEMOLITION OF EXISTING CHURCH STRUCTURE AND SURROUNDING LANDSCAPE. CONSTRUCTION OF NEW SINGLE-

STORY CLASSROOM AND ADMINISTRATION BUILDING WITH COVERED OUTDOOR AREA IMMEDIATELY ADJACENT, NEW

DRIVE AISLE CONNECTING THE TWO PARKING LOTS, NEW LA NDSCAPING IN AREA BETWEEN NEW AND EXISTING BUILDINGS. WEST PARKING LOT, EAST PARKING LOT, ANNE X CLASSROOM BUILDING, MAIN CLASSROOM BUILDING, SHOWN AS 'NOT IN CONTRACT' ON SITE PLAN, TO REMAIN.

APPLICABLE CODES

DEFERRED SUBMITTALS

CODE ANALYSIS

PLUMBING ANALYSIS

SHEET INDEX

SHEET NUMBER SHEET NAME

XX/XX/XX PERMIT SUBMITTAL
01 - GENERAL
G0.000 COVER ●
G0.100 PROJECT INFORMATION ●
G0.101 SITE SURVEY
G0.102 FIRE HYDRANT LOCTAIONS
G0.301 ACCESSIBILITY REQUIREMENTS & DETAILS
G0.302 ACCESSIBILITY REQUIREMENTS & DETAILS
G0.303 ACCESSIBILITY REQUIREMENTS & DETAILS
G0.400 EGRESS PLAN
G0.500 GREEN BUILDING NOTES & FORMS
G0.600 CALGREEN NON RESIDENTIAL
G0.601 CALGREEN NON RESIDENTIAL
G0.602 CALGREEN NON RESIDENTIAL
12 03 - DEMOLITION
D0.001 DEMOLITION SITE PLAN ●
1 06 - ARCHITECTURE
A0.001 SITE PLAN ●
A0.004 SITE DETAILS
A0.100 DOOR SCHEDULE AND TYPES ●
A0.300 FINISH SCHEDULE
A1.101 FLOOR PLAN ●
A1.102 ROOF PLAN ●
A1.201 REFLECTED CEILING PLAN ●
A2.101 BUILDING ELEVATIONS ●
A2.201 BUILDING SECTIONS ●
A3.101 ENLARGED - RESTROOMS
A3.102 ENLARGED - INTERIOR ELEVATIONS
A5.101 EXTERIOR DETAILS
A5.103 EXTERIOR DETAILS - ROOF
A5.104 EXTERIOR DETAILS - OPENINGS
A5.201 INTERIOR PARTITION TYPES
A5.202 INTERIOR DETAILS
A5.203 INTERIOR DETAILS - OPENINGS
A5.301 INTERIOR DETAILS - CEILINGS
A6.101 MILLWORK DETAILS
19 TOTAL: 32
© Gensler
Date Description
Project Name
Project Number
Description
Scale
2023
Tel 213.327.3600
Fax 213.327.3601
500 South Figueroa Street
Los Angeles, California 90071
United States

NOT FOR

CONSTRUCTION
9/6/2024 8:33:48 PM Autodesk Docs://005.2785.100 ECS Gardena/Architecture - 05.2785.100 - ECS Phase 2.rvt G0.101

SITE SURVEY
005.2785.100

NEW BUILDING & SITE
WORK
ECHS

GARDENA
2818 Manhattan Beach
Blvd.Gardena CA 90249
UP
G
WW
E
W
E
W
N0°08'55"W 34.13'

EXISTING PLAY AREA
N.I.C.

EXISTING

CLASSROOM

BUILDING ANNEX
(NOT IN CONTRACT)
5,000 GSF

TYPE V -A

NON -SPRINKLERED
3 STORIES, 26' - 0" HEIGHT

EXISTING CLASSROOM

BUILDING
(NOT IN CONTRACT)
24,795 GSF

TYPE V -A

SPRINKLERED
3 STORIES, 35' - 0" HEIGHT

ATKINSON AVENUE

MANHATTAN BEACH BOULEVARD

EXISTING PARKING TABULATION
REQUIRED PARKING SPACES:

REGULAR: 100
COMPACT: 9
TOTAL: 109

EXISTING LOT COVERAGE CALCULATION
GROSS PROPERTY AREA = 108,725 SF
NET PROPERTY AREA = 90,174 SF*
*GROSS PROPERTY AREA LESS 18,551 SF ROADWAY EASEMEN T ON

MANHATTAN BEACH BOULEVARD
BUILDING FOOTPRINTS:

NEIGHBORING

BUILDING

NEIGHBORING

BUILDING
93 SHEET NOTES

NOT FOR

CONSTRUCTION
1/16" = 1'-0"
9/20/2024 11:35:05 AM Autodesk Docs://005.2785.100 ECS Gardena/Architecture - 05.2785.100 - ECS Phase 2.rvt D0.001

DEMOLITION SITE PLAN
005.2785.100
ECS PHASE 2
ECHS

EDGINGSYMBOLDESCRIPTIONDETAILMANUFACTURERMATERIALSFINISHCOLORREMARKS 6" HT CONCRETE CURB4/L6.00TRADEMARK 805-642-2441 OR EQUALCIP CONCRETESMOOTHNATURAL GRAY- PAVING

SYMBOLDESCRIPTIONDETAILMANUFACTURERMATERIALFINISHCOLORREMARKS CONCRETE PAVING1/L6.00TRADEMARK 805-642-2441 OR EQUALCIP CONCRETEBROOMNATURAL GRAYGC TO PREPARE 4` X 4` MOCKUPS FOR REVIEW & APPROVAL MULCH PAVING3/L6.00SEQUOIA HORTICULTURAL PRODUCTS 559-591-1177 OR EQUALWALK ON BARK--PROVIDE MULCH SAMPLES PRIOR TO CONSTRUCTION FOR REVIEW & APPROVAL

SITE FURNISHINGS

SYMBOLDESCRIPTIONDETAILMANUFACTURERMODELFINISHCOLORREMARKS BIKE RACK5/L6.00COLUMBIA CASCADE 800-547-1940 OR EQUALORIGINAL CYCLOOPS 2170-3POWDER COATINGEVERGREENDIRECT EMBEDED WALL

SYMBOLDESCRIPTIONDETAILMANUFACTURERMATERIALSFINISHCOLORREMARKS AMPHITHEATER SEAT WALL7/L6.00TRADEMARK 805-642-2441 OR EQUALCIP CONCRETELIGHT SAND FINISHNATURAL GRAYGC TO SUBMIT SHOP DRAWINGS FOR REVIEW & APPROVAL E-101
P-101
P-102
S-101
W-101

CONSTRUCTION SCHEDULE
EXPANSION JOINT (EJ), SEE DETAIL 2/L6.00
SAWCUT JOINT (SJ), SEE DETAIL 2/L6.00

CONSTRUCTIONNOTES ANDSCHEDULE
L0.00
Signature
Renewal Date
Date

LICENSEDLANDSCAPEARCHITECT

STATEOFCALIFORNIA
HONGJOOKIMNO.5087
09/06/24
12/31/25
© Gensler
DateDescription
Project Name
Project Number
Description
Scale
2023
Tel 213.327.3600Fax 213.327.3601
500 South Figueroa StreetLos Angeles, California 90071United States

NOT FORCONSTRUCTION
Seal / Signature
1/25/2024 10:08:56 AMAutodesk Docs://005.2785.100 ECS Gardena/Architecture - 05.2785.100 - ECS Phase 2.rvt 005.2785.100
ECS PHASE 2
ECHSGARDENA2818 Manhattan BeachBlvd.Gardena CA 90249
714 W. Olympic Blvd., STE 735, Los Angeles, CA 90015213.293.3474 I [email protected] GENERAL CONSTRUCTION NOTES1.THE CONTRACTOR SHALL REVIEW ALL DRAWINGS AND SPECIFICATIONS TO EXAMINE AND PREPARE THE TOTALSCOPE OF WORK AND ALL REQUIRED COORDINATION.2.THE CONTRACTOR SHALL VERIFY THE LIMIT OF THE SCOPE AREA PRIOR TO CONSTRUCTION.3.ALL CONSTRUCTION AND INSTALLATION OF PROPOSED LANDSCAPE ITEMS SHALL BE PER LOCAL AND GOVERNINGCODES AND ORDINANCES.4.ALL QUANTITIES SHALL BE VERIFIED BY THE CONTRACTOR. IN CASE OF DISCREPANCIES, GRAPHICALLY SHOWNMATERIAL QUANTITIES SHALL TAKE PRECEDENCE. NOTIFY LANDSCAPE ARCHITECT OF ANY DISCREPANCIES PRIOR TOCONSTRUCTION.5.THE CONTRACTOR SHALL BE RESPONSIBLE FOR FAMILIARITY WITH ALL EXISTING UNDERGROUND UTILITIES, PIPES,AND STRUCTURES. CONTRACTOR SHALL BE RESPONSIBLE FOR STAKING ALL EXISTING SEWER, UTILITY, AND WATERMAIN LINES PRIOR TO CONSTRUCTION. CONTRACTOR SHALL TAKE FULL RESPONSIBILITY FOR COST INCURRED DUETO DAMAGES AND REPLACEMENT OF SAID UTILITIES.6.THE LANDSCAPE ARCHITECT ASSUMES NO RESPONSIBILITY FOR THE UTILITIES OR STRUCTURES, INCLUDING ALLPRIVATE & PUBLIC UTILITY EASEMENTS, SHOWN AND NOT SHOWN ON THE DRAWINGS. CONTRACTOR SHALL USEEXTREME CAUTION WHEN WORKING OVER OR NEAR EXISTING GAS MAINS AND ELECTRICAL LINES, AND UTILITYEASEMENTS. CONTRACTOR TO VERIFY HORIZONTAL AND VERTICAL LOCATIONS OF ALL UTILITIES, ABOVE AND BELOWGRADE PRIOR TO EXCAVATION AND TRENCHING.7.CONTRACTOR SHALL REVIEW EXISTING SITE CONDITIONS PRIOR TO CONSTRUCTION. CONTRACTOR SHALL NOTWILLFULLY PROCEED WITH CONSTRUCTION AND / OR REGRADING WHEN IT IS OBVIOUS THAT UNKNOWNOBSTRUCTIONS EXIST THAT MAY HAVE NOT BEEN KNOWN DURING DESIGN. SUCH CONDITIONS SHALL BEIMMEDIATELY BROUGHT TO THE ATTENTION OF THE OWNER'S AUTHORIZED REPRESENTATIVE.8.SPOT ELEVATIONS AND GRADES SHOWN ON THE DRAWINGS ARE BASED ON SURVEY INFORMATION AND ARE FORREFERENCE ONLY. REFER TO CIVIL DRAWINGS FOR FINISH GRADES AND SPOT ELEVATIONS. CONTRACTOR SHALLVERIFY EXISTING GRADES IN THE FIELD AND REPORT DISCREPANCIES TO OWNER'S AUTHORIZED REPRESENTATIVEAND NOTIFY THE CIVIL ENGINEER AND LANDSCAPE ARCHITECT PRIOR TO ANY GRADING AND CONSTRUCTION.9.ARCHITECTURAL ELEMENTS AND SITE UTILITIES ARE SHOWN ON LANDSCAPE PLANS FOR REFERENCE ONLY. REFER TOARCHITECTURAL AND ENGINEERING DRAWINGS FOR ACTUAL ARCHITECTURAL AND UTILITY INFORMATION. NOTIFYLANDSCAPE ARCHITECT OF ANY DISCREPANCIES PRIOR TO CONSTRUCTION.10.THE CONTRACTOR SHALL PROTECT ALL EXISTING TREES TO REMAIN DURING CONSTRUCTION. SEE CIVIL DWGS.11.OFFSETS, FITTINGS, SLEEVES, ETC.; DUE TO THE SCALE OF DRAWINGS, IT IS NOT POSSIBLE TO INDICATE ALL WHICHMAY BE REQUIRED FOR CONSTRUCTION. THE CONTRACTOR SHALL BE RESPONSIBLE TO CAREFULLY INVESTIGATETHE STRUCTURAL AND FINISHED CONDITIONS AFFECTING ALL OF THIS WORK AND PLAN THIS WORK ACCORDINGLY,FURNISHING SUCH FITTINGS, ETC., AS MAY BE REQUIRED TO MEET SUCH CONDITIONS. DRAWINGS ARE GENERALLYDIAGRAMMATIC AND INDICATIVE OF THE WORK TO BE INSTALLED. THE WORK SHALL BE INSTALLED IN SUCH AMANNER AS TO AVOID CONFLICTS BETWEEN IRRIGATION SYSTEMS, SITE STRUCTURAL DESIGN SUCH AS WALLS ANDFOOTINGS, WATER FEATURE MECHANICAL SYSTEMS, PLANTING AND ARCHITECTURAL FEATURES.12.THE LOCATION OF FEATURES TO BE CONSTRUCTED NOT SPECIFICALLY DIMENSIONED SHOULD FIELD VERIFIED BY THECONTRACTOR AND REVIEWED BY THE LANDSCAPE ARCHITECT IN SHOP DRAWINGS.13.EACH CONTRACTOR (TRADE) SHALL BE RESPONSIBLE TO PAY FOR AND OBTAIN ALL NECESSARY BUILDING PERMITSAS MAY BE REQUIRED BY LOCAL AGENCIES. AS WELL, EACH CONTRACTOR SHALL PROVIDE ALL DRAWINGS,SCHEDULES, AND SPECIFICATIONS AS MAY BE REQUIRED FOR BUILDING PERMITS.14.REQUIRED SHOP DRAWINGS SHALL BE BASED ON FIELD MEASUREMENT AND LAYOUT VERIFICATION BY THECONTRACTOR.15.ANY AREA DISTURBED OUTSIDE THE LIMIT OF WORK SHALL BE RESTORED TO ITS ORIGINAL CONDITION BY THECONTRACTOR AT NO COST TO THE OWNER.

VICINITY MAP

LOCATION MAP
SHEET INDEXL0.00CONSTRUCTION NOTES AND SCHEDULEL1.01TREE PROTECTION AND TREE REMOVAL PLANL2.01LANDSCAPE CONSTRUCTION PLAN & MATERIALSL4.00MULCH PLANL6.00CONSTRUCTION DETAILSL7.00MASTER IRRIGATION LEGEND AND NOTESL7.01IRRIGATION PLANL7.20IRRIGATION DETAILSL7.21IRRIGATION DETAILSL7.51HYDROZONE PLANL8.01PLANTING PLAN AND NOTESL8.02PLANTING MATERIALS BOARDL8.20PLANTING DETAILS

CONSTRUCTION SYMBOLS
DETAIL #SHEET #
ELEVATION #SHEET #
LX.XXX
X
LANDSCAPEMATERIALSCHEDULEX-xxx

KEYNOTE
DETAIL

ELEVATION

SECTION

EXPANSION JOINT

PROPERTY LINE

LINE OF BUILDING ABOVE

SAWCUT JOINT
LIMIT OF WORK LINE (L.O.W.)

POINT OF BEGINNING/ORIGIN POINT OF LAYOUT
LANDSCAPE EDGERXLX.XX
ELEVATION #SHEET #XLX.XX

MATCH LINE
SHEET #
SHEET

LINE OF BUILDING BELOW

DIRECTION OF FLOW

DIRECTION OF FLOW
POINT OF BEGINNINGP.O.B.POINT OF CURVATUREP.O.C.

BOTTOM OF RAMPB.R.

TOP OF RAMPT.R.

TOP OF COPINGT.COP.

WATER SURFACEWELDED WIRE MESHWROUGHT IRONWOODWITHOUTWITH W.S.W.W.M.W.I.WD.W/OW/TYPICALTOP OF WALL

TOP OF STEPTOP OF PILASTERTHICK(NESS)TOP OF GRATETOP OF FOOTINGTOP OF FENCE

TOP OF CURB

STAINLESS STEEL
TYP.T.W.

T.S.T.P.THK.T.G.T.O.F.T.F.

T.C.

STL. ST.STANDARDSQUARESCORE LINESPECIFICATIONSIMILARSHEET STD.SQ.S.L.SPEC.SIM.SHT.

REDWOODREVISION

REFERENCERADIUS
RWD.REV.

REF.R./RAD.PREFABRICATEDPOINT OF TANGENCY

PROPERTY LINEPLANTING AREA
PREFAB.P.O.T.

P.L.P.A.OUTSIDE DIAMETERON CENTERO.D.O.C.NOT TO SCALENOT IN CONTRACTNATURAL N.T.S.N.I.C.NAT.MISCELLANEOUSMANUFACTURERMEDIUM
MISC.MFR.MED.

HORIZONTALHORIZ.

GRADEGROUNDCOVERGALVANIZEDGALLONGAUGE
GR.G.C.GALV.GAL.GA.FOOTINGFOOT OR FEETFINISH SURFACEFACE OF WALLFACE OF CURB

FLOW LINEFOUNTAIN JETFINISH (ED)FINISH GRADEFINISH FLOOR FTG.FT.F.S.

F.L.F.J.FIN.F.G.F.F.

EXTERIOREQUALELEVATIONEXPANSION JOINT
EXT.EQ.ELEV.E.J.EACHEA.DRAWINGDWG.DOWN SPOUTD.S.DOWNDNDRAIN LINED.L.DIMENSIONDIM.

DIAGONALDIAG.DIAMETERDIA.DETAILDET.DECK DRAIND.D.

DOUBLEDBL.

CONTINUOUSCONCRETECOLUMNCLEARCENTERLINECOLD JOINTCAST IRONCATCH BASIN COL.CLR.

C.J.C.I.C.B.BOTTOM OF WALL

BOTTOM OF STEPBACK OF CURB

BUILDING
B.W.

B.S.B.O.C.

AUTOMATICAUTO.ARCHITECT(URAL)ALIGNASPHALTIC CONCRETEAC.

ABBREVIATIONS

EXISTING(E)

FACE OF BUILDING
ARCH.

BLDG.

CL
CONC.CONT.F.O.B.F.O.C.F.O.W.
(HARDSCAPE)
(SOFTSCAPE)
TURFT. MINIMUMMAXIMUMMULTI-TRUNKED
MIN.MAX.M
LANDSCAPE ARCHITECTL.A.INTERIORINVERTINSIDE DIAMETER
INT.INV.I.D.HEIGHTHIGH POINTHT.H.P.

LIMIT OF WORKL.O.W

BUILDING ENTRANCE/EXIT
SAWCUT JOINTS.J.

STEPS DOWN
EJ
SJ

BUILDING ENTRANCE/EXIT
811

CRENSHAW BLVDW REDONDO BEACH BLVD

W REDONDO BEACH BLVD

MANHATTAN BEACH BLVD

CRENSHAW BLVD

MANHATTAN BEACH BLVD

CRENSHAW BLVD
I-405
I-405

PRAIRIE AVEPRAIRIE AVEPRAIRIE AVE

MANHATTAN BEACH BLVD
LOW
LANDSCAPE AREA WATER USE CATEGORYHIGH WATER USE AREA0 SF MODERATE WATER USE AREA845 SF LOW WATER USE AREA10,718 SF VERY LOW WATER USE AREA2,884 SF TOTAL LANDSCAPE HYDROZONE AREA14,447 SF PERCENTAGE OF DROUGHT TOLERANT AREA REQUIRED75% (MIN. 10,835 SF) PERCENTAGE OF DROUGHT TOLERANT AREA PROVIDED94% (13,602 SF)

CITY OF GARDENA, CALANDSCAPE STANDARDS & WATER CONSERVATION COMPLIANCE TOTAL TREE QUANTITY PER CAL GREEN CODE 5.106.12
TOTAL LANDSCAPE AREA16,429 SF TOTAL HARDSCAPE AREA56,318 SF AVERAGE TREE CANOPY SIZE AT 15 YEARS OF MATURITY707 SF TREE QUANTITY REQUIRED(HARDSCAPE & LANDSCAPE AREA x MIN. 20% / 707 SF =)21 TREE QUANTITY PROVIDED24 (> 21)

PARKING LOT TREE QUANTITY PER CITY OF GARDENA REQUIREMENT TOTAL PARKING SPACE98
TREE QUANTITY REQUIRED (MIN. 1 TREE EVERY 10 SPACES)10 (24" BOX TREE) TREE QUANTITY PROVIDED AT PARKING LOT14 (> 10)

TREE QUANTITY CALCULATIONS
⅊
LOW
LOW
LOW
LOW
LOW

MARKTWAIN ES

MCMASTERPARK

ARTESIA BLVD ARTESIA BLVD

ALONDRA PARK
SITE
Scale : NTS
Scale : NTS
UP
UP
UP

EDGINGSYMBOLDESCRIPTIONDETAIL
6" HT CONCRETE CURB4/L6.00
PAVING

SYMBOLDESCRIPTIONDETAIL
CONCRETE PAVING1/L6.00
MULCH PAVING3/L6.00

SITE FURNISHINGS

SYMBOLDESCRIPTIONDETAIL
BIKE RACK5/L6.00
WALL

SYMBOLDESCRIPTIONDETAIL
AMPHITHEATER SEAT WALL7/L6.00
E-101
P-101
P-102
S-101
W-101

CONSTRUCTION SCHEDULE
EXPANSION JOINT (EJ), SEE DETAIL 2/L6.00
SAWCUT JOINT (SJ), SEE DETAIL 2/L6.00
Signature
Renewal Date
Date

LICENSEDLANDSCAPEARCHITECT

BIOSWALE, SEECIVIL DWGS
RESTRIPED AC PAVING, SEEARCH / CIVIL DWGS, TYP.
(E) PLANTING IN PLANTER,PROTECT-IN-PLACE, TYP.

P-101

BIOSWALE, SEE CIVIL DWGS
P-101
P-102
P-102
E-101
(E) TREES,PROTECT-IN-PLACE,SEE 2/L1.01, TYP.

BIOSWALE, SEECIVIL DWGS

PROPOSED BUILDING
(E) BUILDING
(E) BUILDING

LANDSCAPECONSTRUCTIONPLAN & MATERIALS
L2.01
048' 16'32'
1"=16'
P-101
W-101

BIOSWALE, SEECIVIL DWGS
COLUMN, SEEARCH DWGS, TYP.

LOW LOW
LOWLOW
LOW
PA.

PA.

PA.PA.

PA.

PA.PA.

PA. PA. PA. PA.

PA. PA. PA.

PA.PA.

PA.

PA.PA.

PA.

PA. PA.

PA.
1SCALE: 1" = 16'-0"
LANDSCAPE CONSTRUCTION PLAN811
BUILDINGOVERHEAD,TYP.

P-101
RESTRIPED ACPAVING, SEE ARCH/ CIVIL DWGS, TYP.

TYP.

E-101TYP.

LOW
LOW
LOW
LOW
LOW
CIP CONCRETE | BROOM FINISH | NATURAL GRAYP-101: CONCRETE PAVING WALK ON BARK PER MANUFACTURERP-102: MULCH PAVING
CIP CONCRETE | LIGHT SAND FINISH | NATURAL GRAYW-101: AMPHITHEATER SEAT WALL PA.

P-101TYP.

TYP.

P-101TYP.

BUILDING OVERHEAD,SEE ARCH DWGS, TYP.

E-101TYP.

PA.PA.

FENCE & GATE, SEE ARCH DWGS
PARKING LOT CURB,SEE CIVIL DWGS, TYP.FENCE & GATE,SEE ARCH DWGS PARKING LOT CURB,SEE CIVIL DWGS, TYP. PARKING LOTCURB, SEE CIVILDWGS, TYP.

P-101TYP.

PARKING LOTCURB, SEE CIVILDWGS, TYP.

FENCE & GATE,SEE ARCH DWGS

FENCE, SEEARCH DWGS

MANHATTAN BEACH BLVD

FENCE & GATE,SEE ARCH DWGS

FENCE & GATE, SEE ARCH DWGS
P-101TYP.
⅊
⅊⅊
⅊ ⅊
⅊
⅊
⅊
⅊⅊

STORAGE SHED,SEE ARCH DWGS
NEW STEPS,SEE ARCHDWGS, TYP.

FENCE & GATE,SEE ARCH DWGS

FENCE & GATE,SEE ARCH DWGS
EXISTINGRETAININGWALL, TYP.

MODEL 2170-3 | POWDER COATING |S-101: BIKE RACK
EVERGREEN | DIRECT EMBEDED
S-101
EXISTING POLELIGHT, SEE CIVILDWGS, TYP.

EXISTING POLE LIGHT,SEE CIVIL DWGS, TYP.

TYP.

THICKENED EDGE AT MULCH,SEE 3/L6.00, TYP.

EJ
SJ

FENCE & GATE, SEE ARCH DWGS
AC PAVING, SEE ARCH /CIVIL DWGS, TYP.

EJ, TYP.

SJ, TYP.

ROOT BARRIER,SEE DETAIL6/L6.00, TYP.

UTILITIES, SEECIVIL DWGS

FIRE HYDRANT
P-101

TRUNCATEDDOME, SEECIVIL DWGS

TRUNCATED DOME,SEE CIVIL DWGS

TRANSFORMER, SEEARCH DRAWING
PA.

UP
UP
UP

SYMBOLQTYBOTANICAL / COMMON NAMESIZESPACINGWUCOLS
TREES
7CERCIDIUM X 'DESERT MUSEUM'DESERT MUSEUM PALO VERDE24" BOXAS SHOWNLOW 1CERCIS OCCIDENTALISWESTERN REDBUD24" BOXAS SHOWNLOW
3PLATANUS RACEMOSACALIFORNIA SYCAMORE24" BOXAS SHOWNMODERATE 2POPULUS FREMONTIIFREMONT COTTONWOOD24" BOXAS SHOWNMODERATE 9QUERCUS AGRIFOLIACOAST LIVE OAK24" BOXAS SHOWNVERY LOW 2QUERCUS LOBATAVALLEY OAK24" BOXAS SHOWNMODERATE

PLANT SCHEDULE
SHRUBSARCTOSTAPHYLOS STANFORDIANA 'SONOMA'STANFORD'S MANZANITA5 GAL.AS SHOWNLOW BACCHARIS PILULARIS 'PIGEON POINT'PIGEON POINT COYOTE BRUSH5 GAL.AS SHOWNLOW CAREX DIVULSAEUROPEAN GREY SEDGE1 GAL.AS SHOWNLOW
CAREX PANSAMEADOW SEDGE1 GAL.AS SHOWNMODERATE
CEANOTHUS GRISEUS HORIZONTALIS 'YANKEEPOINT'YANKEE POINT CARMEL CREEPER5 GAL.AS SHOWNLOW CISTUS X SKANBERGIICORAL ROCKROSE5 GAL.AS SHOWNLOW
ENCELIA CALIFORNICACALIFORNIA ENCELIA5 GAL.AS SHOWNVERY LOW EPILOBIUM CANUMCALIFORNIA FUCHSIA5 GAL.AS SHOWNLOW
FRANGULA CALIFORNICACALIFORNIA COFFEEBERRY5 GAL.AS SHOWNLOW JUNCUS PATENSCALIFORNIA GRAY RUSH1 GAL.AS SHOWNLOW
MIMULUS AURANTIACUSSTICKY MONKEYFLOWER5 GAL.AS SHOWNVERY LOW MUHLENBERGIA RIGENSDEER GRASS1 GAL.AS SHOWNLOW
MYRICA CALIFORNICAPACIFIC WAX MYRTLE5 GAL.AS SHOWNLOW
RHUS OVATASUGAR BUSH5 GAL.AS SHOWNLOW
ROSA CALIFORNICACALIFORNIA WILD ROSE5 GAL.AS SHOWNLOW
SALVIA APIANAWHITE SAGE5 GAL.AS SHOWNVERY LOW
SALVIA CLEVELANDIICLEVELAND SAGE5 GAL.AS SHOWNVERY LOW
SALVIA MELLIFERABLACK SAGE5 GAL.AS SHOWNVERY LOW
ROOT BARRIER, SEE DETAIL 6/L6.00

SYMBOLBOTANICAL / COMMON NAMESIZESPACINGWUCOLS

PLANTINGPLAN AND NOTES
L8.01 1SCALE: 1" = 16'-0"

PLANTING PLAN
Signature
Renewal Date
Date

LICENSEDLANDSCAPEARCHITECT

PROPOSED BUILDING
(E) BUILDING(E) BUILDING

LOW LOW
LOWLOW
LOWLOW
LOW
LOW
LOW
LOW
⅊
⅊⅊
⅊ ⅊
⅊
⅊
⅊
⅊⅊

MANHATTAN BEACH BLVD

PLANTINGMATERIALSBOARD
L8.02
Desert Museum Palo VerdeCercidium x ‘Desert Museum’
Signature
Renewal Date
Date

LICENSEDLANDSCAPEARCHITECT

LIGHTING CONTROL INTENT BOD
RECEPTION X X X X 100% X 0% 20 X X
SITE PLAN (SA1-SA5) X 1 X 100% X 50% 15 X
SITE PLAN (SB1, SD1) X 1 X X X
PRIVATE OFFICE X X 100% X 0% 20 X X
CONFERENCE X X 100% X 0% 20 X X
CLASSROOM X X X X 100% X 0% 20 X X
PANTRY/GRAB AND GO X X 100% X 0% 20 X X

MANUAL-ON AUTO-ON AUTO-OFF

CATEGORY

ONE ZONE

DEDICATED ZONE

PER FIXTURE TYPE OTHER

PRIMARY ZONE

SECONDARY ZONE

GENERAL ZONE

FC SET POINT

AUTO-ON TIME

AUTO-OFF TIME

MANUAL-ON

LIGHT LEVEL
(UPON DETECTION)

AUTO-ON

LIGHT LEVEL
(UPON DETECTION)

AUTO-OFF

LIGHT LEVEL
(UPON TIMEOUT)

TIMEOUT

ON / OFF

RAISE / LOWER
# OF SCENES

LIGHTING CONTROL SEQUENCE OF OPERATION (SOO)
SPACE DESCRIPTION ZONING * PHOTOCELL TIMECLOCK **
OCCUPANCY SENSOR ***
MANUAL OVERRIDE †
SCENE
CONTROLLER ††† REMARKS {#}
** CONFIRM OPERATION HOURS WITH OWNER.
*** LOCAL OCCUPANCY SENSOR WITHIN ROOM OR SPACE SHALL TRIGGER CONTROLLED RECEPTACLES ON/OFF, AS APPLICABLE BY PROJECT REQUIREMENTS.

REFER TO POWER DRAWINGS FOR CONTROLLED RECEPTACLE LOCATIONS.

SCHEDULE NOTES
* PROVIDE ADDITIONAL CONTROL ZONES AS REQUIRED TO INDEPENDENTLY CONTROL SIMILAR FIXTURE GROUPS THAT ARE IN DIFFERENT DAYLIGHT ZONES. DISPLAY AND/OR TASK DO NOT REQUIRE DAYLIGHT SENSING.

PROVIDE CONTINUOUS DIMMING IN RESPONSE TO DAYLIGHT DETECTION, UNLESS OTHERWISE NOTED.

GENERAL NOTES
A. FOR LIGHTS SHOWN ON PLANS THAT ARE DENOTED AS EMERGENCY, PROVIDE UL924 DEVICE(S) SO THAT LIGHTS TURNS ON TO FULL BRIGHTNESS UPON LOSS OF NORMAL POWER OR FIRE ALARM SYSTEM ACTIVATION. ALL EMERGENCY LIGHTS SHALL BE CONTROLLED IN THE SAME MANNER AS THE NEARBY NORMAL POWER LIGHTS. † PROVIDE INDEPENDENT CONTROL FOR EACH ZONE SPECIFIED. THIS SHALL INCLUDE INDEPENDENT MANUAL CONTROL OF DAYLIGHT ZONES WHERE APPLICABLE. E.G. A USER SHALL BE ABLE TO INDEPENDENTLY RAMP UP DOWNLIGHTS IN A SECONDARY DAY LIGHT ZONE WITHOUT AFFECTING DOWNLIGHTS IN THE PRIMARY DAYLIGHT ZONE. SUCH MANUAL OVERRIDE CONTROL SHALL LAST FOR THE DURATION LISTED, OR UNTIL LIGHTING IN THE AREA TURNS OFF.

GROUP ADJACENT CONTROLS UNDER A COMMON COVERPLATE.
†† PROVIDE USER-PROGRAMMABLE SCENE CONTROLLER.

1. 2.

3. 4.

5. 6.

1. A.
a.
b.
c.
d.

2. A.
a.
b.
c.
d.

3. A.
a.
b.
c.
d.

LIGHTING CONTROL INTENT
LIGHTING CONTROLS ARE A DEFFERRED SUBMITTAL. CONTRACTOR TO SUBMIT SHOP DRAWINGS INCLUDING BUT

NOT LIMITED TO EQUIPMENT, DEVICE LOCATIONS, QUANTITIES, ETC FOR ENGINEER, ARCHITECT AND OWNERSHIP REVIEW.

GENERAL NOTES

MANUFACTURER TO PROVIDE A COMPLETE, FUNCTIONAL LIGHTING CONTROL SYSTEM AS DESCRIBED IN BASIS OF DESIGN DOCUMENTATION.

PROVIDE LIGHTING CONTROLS AS REQUIRED BY CODE AND DESCRIBED BELOW.

OCCUPANCY SENSORS TO BE SET TO VACANCY, MANUAL ON/AUTOMATIC OFF UNLESS OTHERWISE NOTED.

OCCUPANCY SENSOR TIME DELAY FUNCTIONS TO BE SET AS FOLLOWS (CONFIRM TIME DELAY SETTINGS WITH OWNER. PROVIDE TEST REPORT FOR EACH SPACE.

OCCUPANCY SENSORS ARE TO BE PROVIDED WITH DUAL HARD CONTACTS. COORDINATE WITH DIV. 23 FOR

USE OF AUX CONTACTS FOR UNOCCUPIED HOUR SETBACKS AND USE OF LIGHTING OCCUPANCY SENSORS FOR DIV. 23 CONTROLS.

EMERGENCY LIGHTING HAS BEEN DESIGNED TO MAINTAIN AN AVERAGE OF 1 FOOT CANDLE AND A MINIMUM OF 0.1 FOOT CANDLES FOR 90 MINUTES DURING LOSS OF NORMAL POWER.

THE LIGHTING CONTROL SYSTEM SHALL BE CAPABLE OF AUTOMATICALLY TURNING ON AND OFF CONTROLLED RECEPTACLES.

EXTERIOR

BUILDING MOUNTED LIGHTING
TIMECLOCK SCHEDULE CONTROL VIA LIGHTING CONTROL PANEL (LCP). TIMECLOCK SCHEDULE TO

BE CONFIRMED WITH OWNER
DUSK - ON TO 100%
11PM - ON TO 50%
4AM - ON TO 100%

DAWN - OFF

SITE LIGHTING - PARKING LOT
TIMECLOCK SCHEDULE CONTROL VIA LIGHTING CONTROL PANEL (LCP) WITH PHOTOCELL CONTROL.

TIMECLOCK SCHEDULE TO BE CONFIRMED WITH OWNER
DUSK - ON TO 100%
11PM - ON TO 50%
4AM - ON TO 100%

DAWN - OFF

SITE LIGHTING - INNER CAMPUS
TIMECLOCK SCHEDULE CONTROL VIA LIGHTING CONTROL PANEL (LCP). TIMECLOCK SCHEDULE TO

BE CONFIRMED WITH OWNER
DUSK - ON TO 100%
11PM - ON TO 50%
4AM - ON TO 100%

DAWN - OFF
F1 NULITE
NULITE REGOLO 2
RR2-D-ST-F-09-L-35-4-UNV-D-1-1-

FINISH-EKO
3500K LED SURGACE MOUNTED DIRECT 120V 7.7W/FT 0-10V
LIGHTING FIXTURE SPECIFIED BY ARCHITECT. REFER

TO ARCHITECT FOR EXACT MODEL NUMBER,
FINISHES, AND MOUNTING CONFIGURATION.

F5 NULITE
NULITE REGOLO IP65 RATED
RXT-R-D-TBD-09- L-35-120V-D-1-1-
EM-TBD-4-TBD

3500K LED SURFACE MOUNT DIRECT 120V 8.3W/FT 0-10V
WET LISTED. LIGHTING FIXTURE SPECIFIED BY
ARCHITECT. REFER TO ARCHITECT FOR EXACT

MODEL NUMBER, FINISHES, AND MOUNTING
CONFIGURATION.

F4 FOCAL POINT
FOCAL POINT ID 3.5"
FLC3D-RO-SW-1500L-UNV-LD1-T /
LC3-RO-SW-1500L-35K-DNT-WFL-
WH

3500K LED RECESSED ROUND DOWNLIGHT 120V 17W 0-10V
LIGHTING FIXTURE SPECIFIED BY ARCHITECT. REFER

TO ARCHITECT FOR EXACT MODEL NUMBER,
FINISHES, AND MOUNTING CONFIGURATION.

F2 NULITE
NULITE REGOLO 2
RP24-FRF-BW-6-03-L35-4-UNV-
D-1-1-FINISH-EKO
3500K LED PENDANT BI-DIRECT 120V 4.9W/FT 0-10V
LIGHTING FIXTURE SPECIFIED BY ARCHITECT. REFER

TO ARCHITECT FOR EXACT MODEL NUMBER,
FINISHES, AND MOUNTING CONFIGURATION.

F3 NULITE
NULITE REGOLO 2
RP24-B-STF-ASYM-06-06-L35-4-
SW-1500L-35K-DNT-WFL-WH

3500K LED PENDANT BI-DIRECT 120V 4.9W/FT 0-10V
LIGHTING FIXTURE SPECIFIED BY ARCHITECT. REFER

TO ARCHITECT FOR EXACT MODEL NUMBER,
FINISHES, AND MOUNTING CONFIGURATION.

INTERIOR LUMINAIRE FIXTURE SCHEDULE

TAG MAUNFACTURER MODEL NUMBER LAMP DESCRIPTION VOLTAGE WATTAGE DIMMING COMMENTS/REMARKS www.glumac.com
Job. No.:

Project Manager:

TM
e ng ine e r s f o r a sustainable f u t ur e

A TET TRA ECH COMPANY
© Gensler
Date Description
Project Name
Project Number
Description
Scale
Seal / Signature
2015

NOT TO SCALE
Tel 213.327.3600
Fax 213.327.3601
500 South Figueroa Street
Los Angeles, California 90071
United States
707 Wilshire Blvd., 23rd Floor
Los Angeles, CA 90017
23US00398
T. CONNEL
T. 213.239.8866
9/13/2024 5:10:20 PM Autodesk Docs://005.2785.100 ECS Gardena/MEP - 05.2785.100 - ECS Phase 2.rvt E0.005

BASIS OF DESIGN, SCHEDULE AND

CONTROL INTENT - LIGHTING
23US00398
ECS PHASE 2

ECHS GARDENA
2818 Manhattan Beach Blvd.Gardena CA
90249

SCHEDULE NOTES

SITE LUMINAIRE SCHEDULE

TAG DESCRIPTION FINISH LAMP CCT MANUFACTURER MODEL POWER SUPPLY VOLTAGE LOAD MOUNTING COMMENTS

TYPE LUMENS CRI DRIVER DIMMING
TYPE
TYPE
SA1 20-FOOT SINGLE HEAD POLE FIXTURE WITH TYPE III LIGHT

DISTRIBUTION, BACKLIGHT CONTROL AND INTEGRAL
MOTION SENSOR; SUITABLE FOR WET LOCATIONS (IP65)
TBD BY
ARCH
LED 3628 LM 80 3000K LITHONIA DSX0 LED P2 30K 80CRI
BLC3 MVOLT EGS - RSS 20'

INTEGRAL

ELECTRONIC

DIMMING DRIVER
0-10V 120 V 45.0 W POLE
SA2 20-FOOT SINGLE HEAD POLE FIXTURE WITH LEFT CORNER

CUTOFF LIGHT DISTRIBUTION, EXTERNAL GLARE SHIELD
AND INTEGRAL MOTION SENSOR; SUITABLE FOR WET
LOCATIONS (IP65)
TBD BY
ARCH
LED 3918 LM 80 3000K LITHONIA DSX0 LED P2 30K 80CRI
LCCO MVOLT EGS - RSS 20'

INTEGRAL

ELECTRONIC

DIMMING DRIVER
0-10V 120 V 45.0 W POLE
SA3 20-FOOT SINGLE HEAD POLE FIXTURE WITH RIGHT

CORNER CUTOFF LIGHT DISTRIBUTION, EXTERNAL GLARE
SHIELD AND INTEGRAL MOTION SENSOR; SUITABLE FOR
WET LOCATIONS (IP65)
TBD BY
ARCH
LED 3918 LM 80 3000K LITHONIA DSX0 LED P2 30K 80CRI
RCCO MVOLT EGS - RSS 20'

INTEGRAL

ELECTRONIC

DIMMING DRIVER
0-10V 120 V 45.0 W POLE
SA4 20-FOOT SINGLE HEAD POLE FIXTURE WITH AFR LIGHT
DISTRIBUTION AND INTEGRAL MOTION SENSOR; SUITABLE
FOR WET LOCATIONS (IP65)
TBD BY
ARCH
LED 5744 LM 80 3000K LITHONIA DSX0 LED P2 30K 80CRI
AFR MVOLT - RSS 20'

INTEGRAL

ELECTRONIC

DIMMING DRIVER
0-10V 120 V 45.0 W POLE
SA5 SIMILAR TO SA1; EXCEPT WITH HIGHER OUTPUT TBD BY
ARCH
LED 5162 LM 80 3000K LITHONIA DSX0 LED P3 30K 80CRI
BLC3 MVOLT EGS - RSS 20'

INTEGRAL

ELECTRONIC

DIMMING DRIVER
0-10V 120 V 68.0 W POLE
SB1 14-FOOT POST TOP POLE WITH 24-INCH LED HEAD;
SUITABLE FOR WET LOCATIONS (IP65)
TBD BY
ARCH
LED 4930 LM 80 3000K LITHONIA RADPT P2 30K SYM MVOLT
- RSS 14'

INTEGRAL

ELECTRONIC

DIMMING DRIVER
0-10V 120 V 38.0 W GRADE
SC1 HANDRAIL PUCKLIGHT WITH 1-FOOT SPACING TBD BY
ARCH
LED 120 LM 80 3000K ALPHABET 750S 30K VA PC XX REMOTE

ELECTRONIC

DIMMING DRIVER
0-10V 120 V 1.5 W RECESSED PROVIDE 120V REMOTE 0-10V

DIMMING DRIVER AS REQUIRED FOR

COMPLETE INSTALLATION AND

CONCEAL IN DRY LOCATION
SD1 40-INCH BOLLARD SUITABLE FOR WET LOCATIONS (IP66) TBD BY ARCH
LED 324 LM 80 3000K LITHONIA KBR8 LED 12C 450 AMBLW

ASY MVOLT

INTEGRAL

ELECTRONIC

DIMMING DRIVER
0-10V 120 V 16.0 W GRADE
A.

FURNISH ALL LUMINAIRES COMPLETE WITH MOUNTING ACCESSORIES TO MEET JOB REQUIREMENTS. VERIFY MOUNTING WITH CEILING TYPES AND COORDINATE LUMINAIRE TRIM AND ACCESSORIES PRIOR TO ORDERING.

VERIFY LOCATIONS AGAINST ARCHITECT’S PLANS, ELEVATIONS AND DETAIL DRAWINGS. EXACT LOCATIONS OF ALL LUMINAIRES SHALL BE CONFIRMED WITH THE ARCHITECT PRIOR TO ROUGH-IN.

SERIES LUMINAIRES SHALL SATISFY LENGTHS AS SHOWN ON THE DRAWINGS. LUMINAIRE LETTERS SHOWN ONCE ON A CONTINUOUS ROW OF LUMINAIRES SHALL BE TYPICAL FOR THAT ROW UNLESS OTHERWISE NOTED.

ALL LUMINAIRES ARE TO BE PROVIDED BY SPECIFIED MANUFACTURER OR APPROVED EQUAL. "ALTERNATE MANUFACTURER" AND "OR APPROVED EQUAL" MEAN EQUIVALENT OR SUPERIOR IN PERFORMANCE, MATERIALS, WORKMANSHIP AND APPEARANCE TO THE SPECIFIED EQUIPMENT. SEE ADDITIONAL INFORMATION UNDER THE “SUBSTITUTION” SECTION OF THE SPECIFICATION.

CONTRACTOR SHALL PROVIDE AND INSTALL ALL DRIVERS AND/OR TRANSFORMERS REQUIRED TO OPERATE ALL LAMPS SPECIFIED, INCLUDING REMOTE DRIVERS AND/OR TRANSFORMERS AND THE ENCLOSURES FOR THE SAME.

ELECTRICAL CONTRACTOR SHALL BE RESPONSIBLE FOR VERIFICATION OF COMPATIBILITY BETWEEN LAMPS SPECIFIED, DRIVERS AND/OR TRANSFORMERS. NOTIFY ARCHITECT AND ENGINEER/LIGHTING CONSULTANT OF ANY INCOMPATIBILITY PRIOR TO ORDERING EQUIPMENT.

COORDINATE ALL LIGHTING EQUIPMENT AND CONTROL DEVICES WITH CEILING AND WALL TYPES SPECIFIED PRIOR TO ORDERING LIGHTING EQUIPMENT.

PRELIMINARY AIMING OF ALL ADJUSTABLE LIGHTING EQUIPMENT SHALL BE DONE DURING INSTALLATION BY THE ELECTRICAL CONTRACTOR AS INDICATED ON THE LIGHTING PLANS / AIMING DIAGRAM, WHERE SUCH A DIAGRAM IS INCLUDED IN CONTRACT DOCUMENTS OR AS AN ADDENDUM. FINAL AIMING OF ALL ADJUSTABLE LIGHTING EQUIPMENT SHALL BE DONE BY THE ELECTRICAL CONTRACTOR AS DIRECTED BY THE ARCHITECT.

IN ALL LUMINAIRES WITH ADJUSTABLE SOCKETS, SET SOCKETS DURING INSTALLATION TO LOCATE SPECIFIED LAMP IN CORRECT RELATIONSHIP TO REFLECTOR AS RECOMMENDED BY LUMINAIRE MANUFACTURER.

PROVIDE SHOP DRAWINGS FOR ALL CONTINUOUS LENGTH LUMINAIRES. IF LUMINAIRES SPAN ACROSS MULTIPLE DAYLIGHT OR OCCUPANCY SENSOR ZONES, PROVIDE MULTIPLE DROPS FOR REVIEW ON THE SHOP DRAWING SUBMITTAL.
09/16/2024 100% CD
PROPERTY AREA:89,864 SQ FT.

PARKING LOT AREA:12,498 SQ FT + 3,477 SQ FT
BUILDING FOOTPRINT AREA:17,117 SQ FT
HARDSCAPE AREA:56,318 SQ FT MIN. 20% SHADED HARDSCAPE AREA PER CAL GREEN: 11,264 SQ FT = 15.9 (QTY) x 706.5 SQ FT (30' DIA. SHADE TREE) MIN. 50% SHADED PARKING LOT AREA PER CAL GREEN:6,249 SQ FT + 1,739 SQ FT = 8.9 + 2.5 (QTY) x 706.5 SQ FT (30' DIA. SHADE TREE) LANDSCAPE AREA:16,429 SQ FT (22.6% OF TOTAL AREA) MIN. 20% SHADED LANDSCAPE AREA PER CAL GREEN: 3,286 SQ FT = 4.7 (QTY) x 706.5 SQ FT (30' DIA. SHADE TREE) PARKING DRIVEWAY:17,801 SQ FT
TOTAL HARDSCAPE + LANDSCAPE AREA:72,747 SQ FT
TREE QUANTITY REQUIRED: 21 (30' DIA. 24" BOX SHADE TREE) TREE QUANTITY PROVIDED: 24 (30' DIA. 24" BOX SHADE TREE) TREE QUANTITY REQUIRED: 12 (30' DIA. 24" BOX SHADE TREE) TREE QUANTITY PROVIDED: 14 (30' DIA. 24" BOX SHADE TREE) (E) HARDSCAPE AREA:55,590 SQ FT
(E) LANDSCAPE AREA:8,136 SQ FT
PROPERTY AREA:89,864 SQ FT.
(E) BUILDING FOOTPRINT AREA:26,138 SQ FT
SA2
SA1
SA1
SA1
SA1
SA2
SA1
SA1
SA1
SA1 EM SA1SA1 EMSA1SA1
SA4 SA3
SA1
SA4 EM
SA2
SA1 EM
SB1 EM
SB1 EMSB1 EM
SB1 EM
SB1 EM
SB1 EM
SB1 EM
SB1 EM
F5 EM
F5 EM
F5 EM
F5 EM
F5 EM
SA5 EM
SD1 EM
SD1 EM
SD1 EM
SD1 EM
1 1
1 1
1 1
(TYP.)
SC1 EMSC1 EM
1LC-9 1LC-9
1LC-91LC-9
1LC-71LC-7
1LC-7
1LC-7
1LC-7
1LC-7
1LC-7
1LC-7
1LC-7
1LC-7
1LC-7
1LC-7
1LC-7
1LC-7
1LC-7
INVH1-1 INVH1-1
INVH1-1
INVH1-1
INVH1-1
1 1LC-4
1 INVH1-1
INVH1-1
INVH1-1
INVH1-1
INVH1-3
INVH1-3
INVH1-3
INVH1-3 INVH1-3
INVH1-3
INVH1-5
INVH1-5 INVH1-5
INVH1-5
INVH1-5
INVH1-3
1 SD1 EM
INVH1-3
SD1 EM
INVH1-3
SD1 EM
INVH1-3
RLCP-9
RLCP-9
RLCP-9
RLCP-9 RLCP-9
RLCP-9
RLCP-9
RLCP-9
RLCP-9
RLCP-11
RLCP-10
RLCP-10
RLCP-10
RLCP-10 RLCP-10 RLCP-11 RLCP-11
RLCP-11
RLCP-3
RLCP-11
RLCP-3
RLCP-5
RLCP-1
RLCP-1
RLCP-1
RLCP-2
RLCP-2
RLCP-2
RLCP-3
RLCP-3
RLCP-3
RLCP-3
RLCP-2
RLCP-3
RLCP-3
RLCP-3
1LC
RLCP-4
RLCP-4
RLCP-4
RLCP-4
RLCP-5
RLCP-5
RLCP-5
RLCP-5
RLCP-5
RLCP-5
RLCP-4
2 (TYPICAL ALL LIGHTING)
INVH1
www.glumac.com
Job. No.:

Project Manager:

TM
e ng ine e r s f o r a sustainable f u t ur e

A TET TRA ECH COMPANY

SHEET NOTES

KEYED NOTES
Ref North
© Gensler
Date Description
Project Name
Project Number
Description
Scale
Seal / Signature
2015
Tel 213.327.3600
Fax 213.327.3601
500 South Figueroa Street
Los Angeles, California 90071
United States
707 Wilshire Blvd., 23rd Floor
Los Angeles, CA 90017
23US00398
T. CONNEL
T. 213.239.8866
1/16" = 1'-0"
9/13/2024 5:10:26 PM Autodesk Docs://005.2785.100 ECS Gardena/MEP - 05.2785.100 - ECS Phase 2.rvt E1.002

SITE LIGHTING PLAN
23US00398
ECS PHASE 2

ECHS GARDENA
2818 Manhattan Beach Blvd.Gardena CA
90249
SCALE: 1/16" = 1'-0"
SITE LIGHTING PLAN 1
A.

ALL UNDERGROUND CONDUIT SHALL BE
INSTALLED A MINIMUM OF 24" BELOW FINISHED
GRADE, UNLESS REQUIRED OTHERWISE.

PROVIDE PULL BOXES AS NECESSARY FOR

ROUTING OF POWER TO SITE LIGHTING
FIXTURES.

REFER TO THE CIVIL DRAWINGS, AVAILABLE

UNDERGROUND MAPPING DRAWINGS, AND

ELECTRICAL DEMOLITION SINGLE LINE
DIAGRAMS FOR ADDITIONAL INFORMATION.

ALL UNDERGROUND SITE CONDUITS SHALL BE IN
3" CONCRETE ENCASEMENT BURIED MINIMUM
24" BELOWFINISHED GRADE.

CONTRACTOR SHALL EXERCISE CAUTION IN

TRENCHING, EXCAVATING, ETC, ON THIS SITE TO

AVOID EXISTING PIPING

UTILITIES ,CONDUITS ,DUCTS, STRUCTURES,
BOXES, ETC. AND SHALL PREVENT HAZARD TO

PERSONNEL AND/OR DAMAGE TO

EXISTING UNDERGROUND UTILITITES OR
STRUCTURES.

VISIT SITE TO REVIEW THE EXISTING LANDSCAPE,

SITE TOPOGRAPY, HARD-SCAPING, BUILDING

LOCATIONS, STRUCTURES AND EXISTING

CONDITIONS TO BECOME FAMILIAR WITH SITE
CONSTRAINTS. IT IS ACCEPTABLE TO ADJUST

CONDUIT AND UTILITY ROUTING INDICATED TO

AVOID TREES, LANDSCAPE, RETENTION BASINS ,

STORM DRAIN, DISTURBING EXISTING
CONSTRUCTION, ETC. SAW-CUT EXISTING

CONSTRUCTION WHERE REQUIRED FOR
CONDUIT AND STRUCTURE INSTALLATION.

BREAK, REMOVE, AND PATCH-BACK AREA TO
MATCH EXISTING. ELECTRICAL CONTRACTOR
SHALL REPAIR, REINSTALL, REPLACE, ETC.

EXISTING SYSTEMS DAMAGED AS A RESULT OF
THE PROJECT. RECONNECT ANY EXISTING

SYSTEMS TO ASSURE EXISTING SYSTEMS ARE
COMPLETE AND OPERABLE.

ALL SITE LIGHTING CIRCUITS SHALL INCLUDE 2#8,
1#8 GND IN A 1"C UNLESS NOTED OTHERWISE.

EXTERIOR BUILDING MOUNTED LIGHTING AND
SIGNAGES SHALL BE 2#8, 1#8 GND IN A 3/4"C
UNLESS NOTED OTHERWISE.

ALL LIGHTING CIRCUITS TO BE ROUTED TO
PANEL INDICATED VIA CONTRACTOR. REFER TO

CONTACTOR SCHEDULE FOR CONTROLS
INFORMATION.

ALL LIGHTING FIXTURES POLES MOUNTED 24

FEET OR LOWER MUST BE CONTROLLED VIA
MOTION SENSORS.

EMERGENCY LIGHTS SHALL TURN TO FULL
BRIGHTNESS DURING LOSS OF NORMAL POWER.

1. EXISTING LIGHT POLE LOCATION. INTERCEPT

EXISTING CONDUIT UNDERGROUND AND
PROVIDE NEW CIRCUIT.

2. EXTERIOR LIGHTS CONTROLLED VIA LIGHTING
CONTROL PANEL. CONTROL SHALL COMPLY
WITH CALIFORNIA ENERGY CODE.
09/16/2024 100% CD
PROPERTY AREA:89,864 SQ FT.

1.7 2.31.61.31.31.2

1.31.11.91.51.2 1.41.31.41.51.51.41.2

1.51.51.62.61.31.10.9 2.21.91.70.90.80.60.6

2.62.60.6 2.01.90.2

4.42.50.3 2.73.61.0

3.53.00.6 1.11.62.42.92.92.92.50.4

1.31.82.53.13.22.82.50.8 2.12.83.23.12.72.42.63.23.73.83.12.83.35.07.25.53.32.62.52.82.82.21.71.21.01.0

2.32.82.52.92.62.42.62.92.93.12.82.73.03.74.13.72.92.42.22.12.22.22.11.81.31.2 1.91.92.32.61.82.72.42.22.52.61.82.82.72.73.02.42.93.43.02.72.62.52.52.72.82.51.91.6

1.51.82.02.12.32.52.52.52.62.82.22.42.51.91.82.12.62.72.52.11.92.12.52.52.63.33.33.13.03.03.13.32.72.82.32.0 1.41.71.91.81.92.02.12.12.32.73.02.92.41.81.61.82.22.42.21.81.61.61.93.22.43.42.1

2.72.81.4 2.02.21.6

1.61.71.2 1.51.61.7

1.82.02.22.3 1.82.1

2.33.15.97.14.24.08.813.98.05.37.713.58.57.26.73.3

2.53.79.012.05.33.75.68.810.77.15.46.36.110.211.14.3

2.63.45.56.24.03.24.07.313.38.04.13.43.65.35.43.1

36.000.27.22.26FcIlluminanceSITE EGRESS PATH

1.0010.210.210.20FcIlluminanceNEW STAIRS_Planar

6.042.313.96.33FcIlluminanceNEW BUILDING ENTRANCE
Max/MinMinMaxAvgUnitsCalcTypeLabel
Scene: EMERGENCY
Calculation Summary
SA1 EM SA1 SA2
SA3

EXISTING
SA4

EXISTING
SA1 EMSB1 EM
SB1 EM
SB1 EM
SB1 EM
SD1 EM
SD1 EM
SD1 EM
SB1 EM
SB1 EM
SB1 EM
SB1 EM
SA4 EM
SA1
SA1
SD1 EM
F5 EM F5 EM
F5 EM
F5 EM
F5 EM
SA1
SA1 SA1 EM
SD1 EM
SC1 EM
SA5 EM
SA1
SA1
SA1
SA1
SA1
SA1
SA2
SD1 EM
SA2
SD1 EM
www.glumac.com
Job. No.:

Project Manager:

TM
e n g i ne e r s f o r a sustainable f u t u r e

A TET TRA ECH COMPANY
Ref North
© Gensler
Date Description
Project Name
Project Number
Description
Scale
Seal / Signature
2015
Tel 213.327.3600
Fax 213.327.3601
500 South Figueroa Street
Los Angeles, California 90071
United States
707 Wilshire Blvd., 23rd Floor
Los Angeles, CA 90017
23US00398
T. CONNEL
T. 213.239.8866
1/16" = 1'-0"
9/13/2024 5:10:29 PM Autodesk Docs://005.2785.100 ECS Gardena/MEP - 05.2785.100 - ECS Phase 2.rvt E1.003

SITE LIGHTING EGRESS PATH

PHOTOMETRIC
23US00398
ECS PHASE 2

ECHS GARDENA
2818 Manhattan Beach Blvd.Gardena CA
90249
SCALE: 1/16" = 1'-0"
SITE LIGHTING PHOTOMETRICS1
09/16/2024 100% CD
PROPERTY AREA:89,864 SQ FT.

0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0

0.0 0.0 0.0

0.0 0.0 0.0 0.0 0.0 0.0

0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0

0.0 0.0 0.0 0.0 0.0 0.0

0.0 0.0 0.0 0.0 0.0

0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0

0.00.00.0 0.00.00.0

0.0 Calculation Summary
Scene: EMERGENCY
Label CalcType Units Avg Max Min Max/Min
SITE PLAN BOUNDARY_1_Planar Illuminance Fc 0.00 0.0 0.0 N.A. www.glumac.com
Job. No.:

Project Manager:

TM
e ng ine e r s f o r a sustainable f u t ur e

A TET TRA ECH COMPANY
Ref North
© Gensler
Date Description
Project Name
Project Number
Description
Scale
Seal / Signature
2015
Tel 213.327.3600
Fax 213.327.3601
500 South Figueroa Street
Los Angeles, California 90071
United States
707 Wilshire Blvd., 23rd Floor
Los Angeles, CA 90017
23US00398
T. CONNEL
T. 213.239.8866
1/16" = 1'-0"
9/13/2024 5:10:33 PM Autodesk Docs://005.2785.100 ECS Gardena/MEP - 05.2785.100 - ECS Phase 2.rvt E1.004

SITE BOUNDARY LIGHTING

PHOTOMETRIC
23US00398
ECS PHASE 2

ECHS GARDENA
2818 Manhattan Beach Blvd.Gardena CA
90249
SCALE: 1/16" = 1'-0"
SITE BOUNDARY LIGHTING PHOTOMETRICS1
09/16/2024 100% CD
UP
UP
UP
FEC
FEC

NEW CLASSROOM & ADMINISTRATION BUILDING

TYPE V -B CONSTRUCTION

FULLY SPRINKLERED
BUILDING FOOTPRINT AT GROUND LEVEL: 7,500 GSF
1 STORY, 16' - 0" HEIGHT
________ ________ 1
A1.101

EXISTING PLAY AREA
(NOT IN CONTRACT)

EXISTING

CLASSROOM

BUILDING ANNEX
(NOT IN CONTRACT)
5,000 GSF

TYPE V -A

NON -SPRINKLERED
3 STORIES, 26' - 0" HEIGHT

EXISTING CLASSROOM

BUILDING
(NOT IN CONTRACT)
24,795 GSF

TYPE V -A

SPRINKLERED
3 STORIES, 35' - 0" HEIGHT

ATKINSON AVENUE
150' - 0"

FIRE DEPT ACCESS
ROUTE
20' - 0"

NEW HYDRANT
185' - 3"

NEW HYDRANT
185' - 3"
14' - 3"
54 55
56 61
60 57 54 55
58 59
54 55
55 54
55 54
54 61
56 62
55 63
60 60
60 PROPOSED PARKING TABULATION
REQUIRED PARKING SPACES:

REGULAR: 71
COMPACT: 23*
TOTAL: 93
*COMPACT SPACES <25% TOTAL. 25% OF 94 = 23.5
TOTAL PROPOSED BICYCLE PARKING STALLS: 20

SETBACK
20' - 0"

SETBACK
5' - 0"
20' - 7"
18' - 0"
12' - 0" 9' - 0" 9' - 0" 5' - 0" 5' - 0" 8' - 0"
9' - 0"
3' - 0"
3' - 0"

SETBACK
5' - 0"

SETBACK
10' - 0"
64 14' - 0"
2' - 6" 65
4' - 0"
R 150' - 0" RADIUS FROM EXISTING FIRE HYDRANT

NEIGHBORING

BUILDING

NEIGHBORING

BUILDING

NEIGHBORING

BUILDING
8' - 0"
4' - 0 5/8"
8' - 0" 10' - 0"

NEW BUILDING SETBACK
103' - 8 9/32"

NEW BUILDING
55' - 10 3/4"

NEW BUILDING SETBACK
36' - 3 5/8"
26' - 0" 18' - 0"

NEW BUILDING SETBACK
158' - 6 7/8"

NEW BUILDING
134' - 0 1/4"

PROPOSED LOT COVERAGE CALCULATION
GROSS PROPERTY AREA = 108,725 SF
NET PROPERTY AREA = 90,174 SF*
*GROSS PROPERTY AREA LESS 18,551 SF

ROADWAY EASEMENT ON MANHATTAN BEACH

BOULEVARD
BUILDING FOOTPRINTS:

EXISTING CLASSROOM BUILDING: 7,942 SF
EXISTING CLASSROOM BUILDING ANNEX: 1,816 SF
NEW CLASSROOM BUILDING: 7,500 SF
TOTAL: 17,258 SF
EXISTING GROSS LOT COVERAGE: 15.9%
EXISTING NET LOT COVERAGE: 19.1%

PROPOSED QUANTITY OF LANDSCAPE IN FRONT SETBACK
OVERALL AREA OF FRONT SETBACK = (20*370.5) = 7,410 SF

AREA OF LANDSCAPE IN FRONT SETBACK (SEE SHEETNOTES
AND PLAN FOR LOCATIONS):

LANDSCAPE AREA 1: 373 SF
LANDSCAPE AREA 2: 80 SF
LANDSCAPE AREA 3: 1,835 SF
LANDSCAPE AREA 4: 1,234 SF
LANDSCAPE AREA 5 : 371 SF
TOTAL LANDSCAPE AREA IN FRONT SETBACK = 3,893 SF ~ 52%

OF OVERALL SETBACK AREA

BUILDING SEPARATION
32' - 10 1/2"
17' - 0" 13' - 0"
22' - 6"
22 SPACES
20 SPACES 16 SPACES
10 SPACES 3 SPACES
9 SPACES
11 SPACES
2 SPACES
93 FIRE DEPARTMENT ACCESS ROUTE

BUILDING MAIN ENTRY

BUILDING SECONDARY ENTRY

EXISTING FIRE HYDRANT

NEW FIRE HYDRANT

FIRE DEPT LEGEND

SHEET NOTES

GENERAL NOTES
© Gensler
Date Description
Project Name
Project Number
Description
Scale
2024
Tel 213.327.3600
Fax 213.327.3601
500 South Figueroa Street
Los Angeles, California 90071
United States

NOT FOR

CONSTRUCTION
1/16" = 1'-0"
9/20/2024 11:32:43 AM Autodesk Docs://005.2785.100 ECS Gardena/Architecture - 05.2785.100 - ECS Phase 2.rvt A0.001

SITE PLAN
005.2785.100
ECS PHASE 2
ECHS

ASPHALT
75 NEW ASPHALT DRIVE AISLE
76 CONTINUATION OF PROPERTY LINE TO

GENERAL NOTES
© Gensler
Date Description
Project Name
Project Number
Description
Scale
2024
Tel 213.327.3600
Fax 213.327.3601
500 South Figueroa Street
Los Angeles, California 90071
United States

NOT FOR

CONSTRUCTION
1/2" = 1'-0"
9/20/2024 11:31:50 AM Autodesk Docs://005.2785.100 ECS Gardena/Architecture - 05.2785.100 - ECS Phase 2.rvt A0.004

SITE DETAILS
005.2785.100
ECS PHASE 2
ECHS

GARDENA
2818 Manhattan Beach
Blvd.Gardena CA 90249
SCALE: 1/2" = 1'-0"
TYPICAL FENCE PANEL AT STREET 01SCALE: 1/2" = 1'-0"
FENCE PEDESTRIAN GATE AT STREET 05SCALE: 1/2" = 1'-0"
FREESTANDING STREET SIGNAGE 09
SCALE: 1/2" = 1'-0"
TYPICAL FENCE PANEL AT CAMPUS INTERIOR 02
94 ILLUMINATED METAL SIGNAGE LETTERING
95 TIMBER CLADDING
96 RED BRICK PILLAR WITH METAL COPING, MC-01
97 DOUBLE-WIRE FENCE PANEL IN FINISH MATCHING
MC-01
98 METAL CHANNEL, MC-01
© Gensler
Date Description
Project Name
Project Number
Description
Scale
2023
Tel 213.327.3600
Fax 213.327.3601
500 South Figueroa Street
Los Angeles, California 90071
United States

NOT FOR

CONSTRUCTION
9/6/2024 8:42:02 PM Autodesk Docs://005.2785.100 ECS Gardena/Architecture - 05.2785.100 - ECS Phase 2.rvt A0.300

FINISH SCHEDULE
005.2785.100

NEW BUILDING & SITE
WORK
ECHS

GARDENA
2818 Manhattan Beach
Blvd.Gardena CA 90249

EXTERIOR PAINT FINISHSTOREFRONT
DIVISION:

DESCRIPTION: ALUMINUM STOREFRONT ASSEMBLY
MANUFACTURER (BASIS OF DESIGN): ARCADIA
TYPE: AFG601T
FINISH: CLEAR ANODIZED ALUMINUM
LOCATION: REFER TO ELEVATIONS
SF -01
084313

EXTERIOR SHADES
DIVISION:

DESCRIPTION: MOTORIZED EXTERIOR SHADE
MANUFACTURER (BASIS OF DESIGN): INSOROLL SHADES
STYLE: OASIS
COLOR: TBD
LOCATION: SEE REFLECTED CEILING PLAN
WT -01
088700

WALL BASE FINISH

GLAZING
DIVISION:

DESCRIPTION: CLEAR TEMPERED GLAZING
THICKNESS: 1/4" THICK
LOCATION: INTERIOR GLAZING PARTITION UNO. REFER TO

DRAWINGS FOR MORE INFORMATION
GL -01
088000

INTERIOR PAINT FINISH
DIVISION:

DESCRIPTION: INTERIOR PAINT
MANUFACTURER (BASIS OF DESIGN): BENJAMIN MOORE SCUFF-X
COLOR: TO MATCH DUNN EDWARDS DEW340 WHISPER
FINISH: SEE NOTES BELOW
NOTE: EGGSHELL FINISH AT GYP. BD. WALLS / SEMI-GLOS S AT

DOORS, TRIM & RESTROOMS, CEILINGS TO BE FLAT FINISH
LOCATION: GENERAL
IP -01
099123
DIVISION:

DESCRIPTION: ECHS BLUE ACCENT
MANUFACTURER (BASIS OF DESIGN): DUNN EDWARDS
COLOR: TO MATCH PANTONE 298, CMYK 69-7-0-0
FINISH: SATIN AT DOORS
LOCATION: SCHEDULED DOORS
EP -02
099113
DIVISION:

DESCRIPTION: ECHS GREEN ACCENT
MANUFACTURER (BASIS OF DESIGN): DUNN EDWARDS
COLOR: TO MATCH PANTONE 382, CMYK 29-0-100-0
FINISH: SATIN AT DOORS
LOCATION: SCHEDULED DOORS
EP -03
099113
DIVISION:

DESCRIPTION: ECHS ORANGE ACCENT
MANUFACTURER (BASIS OF DESIGN): DUNN EDWARDS
COLOR: TO MATCH PANTONE WARM RED, CMYK 0-75-90-0
FINISH: SATIN AT DOORS
LOCATION: SCHEDULED DOORS
EP -04
099113

PLASTIC LAMINATE FINISH
DIVISION:

DESCRIPTION: PLASTIC LAMINATE
MANUFACTURER (BASIS OF DESIGN): FORMICA
STYLE: FORMICA INFINITI COLOR CORE
COLOR: NATURAL MAPLE
FINISH: MATTE
LOCATION: CABINETS
PL -01
123000

CONCRETE FLOOR FINISH
DIVISION:

DESCRIPTION: POLISHED CONCRETE
FINISH: POLISHED
LOCATION: SEE FINISH PLANS
CF -01
033543
DIVISION:

DESCRIPTION: 1" IGU
OB:1/4"
AS:1/2" AIR FILL
IB:1/4"
LOCATION: EXTERIOR ALUMINUM STOREFRONT SYSTEM
GL -02
088000
DIVISION:

DESCRIPTION: SEALED CONCRETE
FINISH: SEALED
LOCATION: SEE FINISH PLAN
CF -02
033500

WALL TILE
DIVISION:

DESCRIPTION: PORCELAIN TILE
MANUFACTURER (BASIS OF DESIGN): DALTILE
STYLE: KEYSTONES
COLOR: D617 ARCTIC WHITE
FINISH: UNPOLISHED
TILE SIZE: 2"X2" MOSAIC
LOCATION: RESTROOMS
TL -01
093013
DIVISION:

DESCRIPTION: CERAMIC GLAZED WALL TILE
MANUFACTURER (BASIS OF DESIGN): DALTILE
STYLE: COLOR WHEEL COLLECTION
COLOR: ARCTIC WHITE 0790 MATTE
GROUT: 1/16"
TILE SIZE: 6"X6"
NOTE: 2" OFFSET RUNNING BOND
LOCATION: RESTROOMS, BACKSPLASHES
TL -02
093013
DIVISION:

DESCRIPTION: CONTINUOUS RUBBER BASE
MANUFACTURER (BASIS OF DESIGN): JOHNSONITE BY TARKETT
STYLE: BASEWORKS THERMOSET RUBBER
SIZE: 4" HIGH TOELESS
COLOR: VAPOR GRAY 23
LOCATION: SEE FINISH PLAN
RB -01
096513
DIVISION:

DESCRIPTION: CERAMIC GLAZED TILE COVE BASE
MANUFACTURER (BASIS OF DESIGN): DALTILE
STYLE: COLOR WHEEL COLLECTION - SLIM FOOT COVE 3/8" RADIUS COLOR: ARCTIC WHITE 0790 MATTE
GROUT: 1/16"
TILE SIZE: 6"X6"
LOCATION: RESTROOMS
TB -01
093013
DIVISION:

DESCRIPTION: EXTERIOR PAINT
MANUFACTURER (BASIS OF DESIGN): DUNN EDWARDS
COLOR: CHARCOAL SMUDGE
EP -01
099113
DIVISION:

DESCRIPTION: EXTERIOR PAINT
MANUFACTURER (BASIS OF DESIGN): DUNN EDWARDS
COLOR: DEW340 WHISPER
EP -05
099113
DIVISION:

DESCRIPTION: PLASTIC LAMINATE
MANUFACTURER (BASIS OF DESIGN): WILSONART
STYLE: TRACELESS
COLOR: BLACK VELVET 15505-31
FINISH: 31 TRACELESS
LOCATION: COUNTERTOPS
PL -02
123000
DIVISION:

DESCRIPTION: EXTERIOR GRADE CLEAR COAT WOOD FINISH
MANUFACTURER (BASIS OF DESIGN): RUBIO MONOCOAT
TYPE: DUROGRIT
COLOR: GRASSLAND BEIGE
LOCATION: EXTERIOR EXPOSED WOOD STRUCTURE
EP -06
099113

EXTERIOR METAL COATING
DIVISION:

DESCRIPTION: EXTERIOR METAL COATING
MANUFACTURER (BASIS OF DESIGN): KYNAR
TYPE: 70%
COLOR: CHARCOAL SMUDGE
LOCATION: STOREFRONT, EXTERIOR OPERABLE WALLS, FLAS HING MC -01
093013
DIVISION:

DESCRIPTION: EXTERIOR PAINT
MANUFACTURER (BASIS OF DESIGN): DUNN EDWARDS
COLOR: MATCH PANTONE 7523C
NOTE: LIGHT BRICK COLOR
LOCATION: EXTERIOR SIDING
EP -07
099113
DIVISION:

DESCRIPTION: EXTERIOR PAINT
MANUFACTURER (BASIS OF DESIGN): DUNN EDWARDS
COLOR: MATCH PANTONE 876C
NOTE: MID BRICK COLOR
LOCATION: EXTERIOR SIDING
EP -08
099113
DIVISION:

DESCRIPTION: EXTERIOR PAINT
MANUFACTURER (BASIS OF DESIGN): DUNN EDWARDS
COLOR: MATCH PANTONE 175C
NOTE: DARK BRICK COLOR
LOCATION: EXTERIOR SIDING
EP -09
099113
FEC
FEC
CLASSROOM 1
11 CLASSROOM 2
12 1
A2.201
________ ________ 3
A2.201
________ ________ 4
A2.201
________ ________
19' - 0" 19' - 0" 19' - 0" 19' - 0" 19' - 0" 19' - 0" 19' - 0"

A B C D
1 3
2 E F G H
OFFICE 1
05 CONFERENCE
ROOM
06 OFFICE 4
07 ACCESSIBLE

RESTROOM
09 OFFICE 3
03 OFFICE 2
04 OFFICE 5
10 RECEPTION
01 TEACHER LOUNGE
02 34' - 0" 21' - 0"
133' - 0"
A2.101
01 A2.101
02 A2.101 04
A2.101 03

JANITOR
15 ELECTRICAL
ROOM
14 GRAB AND GO
13 RESTROOM
77 55' - 0"

PHOTOCOPY
ROOM
08 01B
02B 02A
03 04
05 07
09 10
18 19 20 21 22
17 16
14 12
13 12A 11A
C6A
C6A
C6A
C6A
CF-02
CF-02
TL-02
________ ________ 2
A3.101
________ ________ 1
A3.101
D6A
________ ________ 11
A3.101
06 EXTERIOR

COVERED
AREA
11B
A3.102
1 2
A3.102
3 A3.102
5 4
A6B
A6A
A6A
A6A
A3.102
6 NURSING ROOM
24 C6A
A6A
A6A
25 49
50 50
51 03
03 52
52 52
A3.102 8
53 53 53
53 53
53 A6A
A6A
A6A
A6A
A8A
A6A
01A
15 52
4' - 2"

MECHANICAL
ROOM
25 A. REFER TO G0 DRAWING SERIES FOR GENERAL NOTES, AC CESSIBILITY REQUIREMENTS AND DETAILS, CLEARANCES AND MOUNTING HEIGHTS.

B. ALL INTERIOR PARTITIONS TO BE TYPE 'A6A' UNLESS NOTED OTHERWISE. FURRED OUT PARTITIONS TO BE TYPE 'D6A' UNLESS NOTED OTHERWISE. REFER TO SHEET A5.201 FOR INTERIOR PARTITION TYPES.

C. COORDINATE AND PROVIDE BLOCKING AS REQUIRED AT A LL LOCATIONS INCLUDING BUT NOT LIMITED TO: GRAB BARS, OVERHEAD CABINETRY, SHELVING, SIGNAGE, TOILET ROOM ACCESSORIES, WALL MOUNTED EQUIPMENT, ETC.

D. PARTITIONS ARE DIMENSIONED TO FACE OF GYP UNLESS NOTED OTHERWISE. MAINTAIN DIMENSIONS MARKED "CLEAR" OR "HOLD". CONTRACTOR TO VERIFY THICKNESS AND MOUNTING OF FINISHES.

E. "ALIGN" MEANS TO ACCURATED LOCATE FINISHED FACES IN THE SAME PLANE.

F. DETAILS NOT SHOWN ARE SIMILAR IN CHARACTER TO TH OSE DETAILED. WHERE

SPECIFIED DIMENSIONS, DETAILS OR DESIGN INTENT CANNOT BE DETERMINED, NOTIFY ARCHITECT PRIOR TO PROCEEDING WITH CONSTRUCTION.

G. PREPARE SLAB AS REQUIRED FOR SPECIFIED FINISH.

H. DOOR JAMB LOCATIONS SHALL BE 4 INCHES TYPICALLY FROM ADJACENT WALL UNLESS NOTED OTHERWISE. REFER TO G0 DRAWING SERIES FOR REQUIRED ACCESSIBILITY CLEARANCES.

I. PATCH AND REPAIR SURFACS DAMAGED AS A RESULT OF WORK PERFORMED ON THIS PROJECT.

J. REFER TO STRUCTURAL DRAWINGS FOR SHEARWALL CONST RUCTION AND LOCATIONS.

K. FLOOR FINISH TO BE CF-01 UNLESS NOTED OTHERWISE. REFER TO SHEET A0.300 FOR FINISHES.

SHEET NOTES GENERAL NOTES
Ref North
© Gensler
Date Description
Project Name
Project Number
Description
Scale
2023
Tel 213.327.3600
Fax 213.327.3601
500 South Figueroa Street
Los Angeles, California 90071
United States

NOT FOR

CONSTRUCTION
As indicated
9/6/2024 8:47:46 PM Autodesk Docs://005.2785.100 ECS Gardena/Architecture - 05.2785.100 - ECS Phase 2.rvt A1.101

FLOOR PLAN
005.2785.100

NEW BUILDING & SITE
WORK
ECHS

GARDENA
2818 Manhattan Beach
Blvd.Gardena CA 90249
03 REFRIGERATOR
12 LINE OF ROOF OVERHANG ABOVE
49 ROOF ACCESS LADDER
50 WHITE BOARD, SEE INTERIOR ELEVATIONS
51 OPERABLE PARTITION
52 LINE OF SOFFIT ABOVE
53 EXPOSED PLYWOOD FACE OF SHEAR WALL THIS SIDE.

COORDINATE LOCATION WITH STRUCTURAL PLANS
SCALE: 1/4" = 1'-0"
FLOOR PLAN 01
1 32
32 35
45 40 40
39 BUILDING HEIGHT
16' - 0"
34 90 48
01 A2.201
________ ________ 03
A2.201
________ ________ 04
A2.201
________ ________

A B C D E F G H
38 40 46
33 43 43
42 33
38 40 40 42 34
90 07
A4.001
________ ________ 01
A4.001
________ ________ 03
A4.001
________ ________ 05
A4.001
________ ________ 08
A4.001
________ ________ 02
A2.201
________ ________

BUILDING HEIGHT
16' - 0"
13 2
33 04 40 44
32 35
45 34
90 BUILDING HEIGHT
16' - 0"
48 01
A2.201
________ ________ 03
A2.201
________ ________ 04
A2.201
________ ________

ABCDEFGH
44 40 47
33 33 33 33 33 33 33
47 47 47 47 47 47 47 47 47 47 40 40 40 40 40
34 90
02 A4.001
________ ________ 04
A4.001
________ ________ 06
A4.001
________ ________ 07
A4.001
________ ________ 01
A4.001
________ ________ 03
A4.001
________ ________ 05
A4.001
________ ________ 08
A4.001
________ ________ 02
A2.201
________ ________

BUILDING HEIGHT
16' - 0"
48 SHEET NOTES GENERAL NOTES
© Gensler
Date Description
Project Name
Project Number
Description
Scale
2024
Tel 213.327.3600
Fax 213.327.3601
500 South Figueroa Street
Los Angeles, California 90071
United States

NOT FOR

CONSTRUCTION
1/4" = 1'-0"
9/20/2024 11:01:16 AM Autodesk Docs://005.2785.100 ECS Gardena/Architecture - 05.2785.100 - ECS Phase 2.rvt A2.101

BUILDING ELEVATIONS
005.2785.100
ECS PHASE 2
ECHS

GARDENA
2818 Manhattan Beach
Blvd.Gardena CA 90249
SCALE: 1/4" = 1'-0"
WEST ELEVATION 04 SCALE: 1/4" = 1'-0"
EAST ELEVATION 03
SCALE: 1/4" = 1'-0"
NORTH ELEVATION 01
SCALE: 1/4" = 1'-0"
SOUTH ELEVATION 02
04 BOTTLE FILLER
32 GLULAM COLUMN PER STRUCTURAL - CLEAR COAT
EXTERIOR GRADE TREATMENT EP-06
33 CEMENTITIOUS SIDING, PAINTED EP-07, EP-08,
EP-09
34 CONCRETE CURB
35 GLULAM BEAM PER STRUCTURAL - CLEAR COAT
EXTERIOR GRADE TREATMENT EP-06
38 MODULAR LIVING GREEN WALL SYSTEM
39 'ECHS' SIGNAGE - MATERIAL TO MATCH
STRUCTURE EP-06
40 ALUMINUM STOREFRONT SYSTEM MC-01 WITH
GLAZING GL-02
42 ALUMINUM GLAZED FOLDING-SLIDING OPERABLE
WALL SYSTEM - MC-01
43 MOTORIZED EXTERIOR SOLAR SHADE (5% OPEN)

MOUNTED TO UNDERSIDE OF BEAM
44 ALUMINUM LOUVERS MC-01
45 EXPOSED JOISTS PER STRUCTURAL WITH CLEAR
COAT EXTERIOR GRADE TREATMENT EP-06
46 AUTO-CLOSING SLIDING SERVING WINDOW WITH

INSECT SCREEN - COLOR TO MATCH STOREFRONT
47 REMOTE ACTUATED OPERABLE WINDOW FINISH

TO MATCH STOREFRONT
48 ROOF ACCESS HATCH
90 MECHANICAL EQUIPMENT

EXHIBIT B

CITY OF GARDENA
CONDITIONS OF APPROVAL FOR CONDITIONAL USE PERMIT #1-24, SITE PLAN REVIEW #1-24, AND ADMINISTRATIVE ADJUSTMENT #1-24

GENERAL CONDITIONS
GC 1. The Applicant accepts all of the conditions of approval set forth in this document and shall sign the acknowledgement. A copy of the signed document shall be submitted to the Community Development Department prior to issuance of any construction permit.

GC 2. Development of this site shall comply with the requirements and regulations of Title 15 (Building and Construction) and Title 18 (Zoning) of the Gardena Municipal Code.

GC 3. The applicant shall comply with all written policies, resolutions, ordinances, and all applicable laws in effect at time of approval. The conditions of approval shall supersede all conflicting notations, specifications, and dimensions which may be shown on the project development plans.

GC 4. The floor plan layout shall be in accordance with the plans approved by the City Council and modified by these conditions of approval. The final completed project shall be in substantial compliance with the plans upon which the City Council based its decision, as modified by such decision.

GC 5. The Applicant shall defend, indemnify, and hold harmless the City, its agents, officers, and employees from any claims, actions or proceedings, damages, costs (including without limitation attorneys’ fees), injuries, or liabilities against the City or its agents, office rs, or employees arising out of the City’s approval of the Conditional Use Permit, Site Plan Review, Administrative Adjustment and the Notice of Exemption. The City shall promptly notify the A pplicant of any claim, action, or proceeding and the City shall cooperate fully in the defense. If the City fails to promptly notify the applicant of any claim, action, or proceeding, or if the City fails to cooperate fully in the defense, the applicant shall not thereafter be responsible to defend, indem nify, or hold harmless the City.

Although the Applicant is the real party in interest in action, the City may, at its sole discretion, participate in the defense of any action with the attorneys of its own choosing, but such participation shall not relieve the applicant of any obligation under this condition, including the payment of attorneys’ fees.

Previous Conditions of Approval from Conditional Use Permit #219-68 CUP 1. The entire site, all masonry block walls, building walls and signage shall be maintained at all times free and clear of litter, rubbish, debris, weeds and graffiti. Graffiti shall be removed within 24 hours and if paint is used to cover the graffiti, it shall be of the same color and texture as the building wall.

Resolution No. 6694

Page 2 of 4 ends

CUP 2. Parking lot sweeping, trash pick-up, and other exterior cleaning activities shall be restricted to the hours of 7 a.m. to 10 p.m., seven days a week, in accordance with Chapter 8.36 of the Gardena Municipal Code.

CUP 3. All parking spaces shall comply with the parking design standards of Section

18.40.050 of the Gardena Municipal Code.

PLANNING
PL1. The approvals granted herein shall be utilized within a period not to exceed twelve (12) months from the date of approval, unless an extension is granted in accordance with the applicable provisions of the Gardena Municipal Code.

Utilization shall mean the issuance of building permits.

PL2. The approved Resolution, including the Conditions of Approval and the signed acknowledgement of acceptance, shall be copied in their entirety and placed directly onto a separate plan sheet behind the cover sheet of the development plans prior to Building and Safety plan check submittal. Said copies shall be included in all development plan submittals, including revisions and the final working drawings.

PL3. The Applicant must construct and install a permanent fence and or wall along the southern property line, adjacent to the property located at 15916 Crenshaw Blvd. The fence or wall shall be made of decorative materials that are compatible with the surrounding fencing and block walls on the property, to the satisfaction of the Director. Additionally, the Applicant must ensure the fence or wall allows for adequate fire access in compliance with the Los Angeles County Fire Department's requirements.

PL4. The plans and the physical appearance of the proposed project shall be as shown on plans dated September 6, 2024, and as revised by these conditions of approval. The final completed project shall be in compliance with the plans and elevations upon which the City Council based their decision. Minor modifications or alterations to the design, style, colors, materials, and vegetation shall be subject to the review and approval of the Community Development Director.

PL5. In the event noise/traffic circulation nuisances or public safety issues are brought to the attention of the City, the Community Development Director ca n impose further conditions or restrictions on the operation activities on the site to ensure land use compatibility.

PL6. During pick-up and drop-off hours, the applicant must ensure through parking management that drive aisles are not obstructed and no vehicles are queued along Manhattan Beach Blvd. At a minimum, there shall be 4 monitors stationed at key Locations: the entrance and exit along Manhattan Beach Blvd, the parking lot turnaround area, and at the drop off/pick -up stop along interior drive aisle parallel to Manhattan Beach Blvd.

Resolution No. 6694

Page 3 of 4 ends

PL7. All parking spaces shall comply with the parking design standards of Section

18.40.050 of the Gardena Municipal Code.

PL8. The proposed project shall comply with American Disability Act (ADA) requirement.

PL9. Enrollment shall be limited to high-school students. The total number of student enrollment should not exceed 450 students and approximately one-quarter of the students shall be enrolled in ninth grade.

PL10. Any outdoor activities shall not generate noise greater than the allowed limits state on the section 8.36.040 as measured from any site perimeter lines. If the city receives any valid complaints regarding excessive noise from the property, it will conduct the necessary noise studies to assess the noise levels. The cost of these studies shall be reimbursed by the Applicant.

PL11. The Applicant shall ensure that any proposed signage shall meet the necessary requirements put forth by the Chapter 18.58 of the Gardena Municipal Code.

PL12. The Applicant shall collaborate with local church leaders to develop a plan for memorializing the existing chapel on the Property. This plan must be submitted to the Planning Commission for review and approval prior to the issuance of a permit for the demolition.

BUILDING & SAFETY
BS1. The Applicant shall comply with all applicable portions of the most current California Building Standards Code (Title 24, California Code of Regulations) in effect at the time of permit application.

BS2. The Applicant shall comply with all applicable State and Federal Accessibility code.

BS3. The Applicant shall comply with the Los Angeles County Fire code.

BS4. The Applicant shall obtain separate permits for electrical, plumbing, and mechanical work.

BS5. The approval of plans and specifications does not permit the violation of any section of the Building Code, City Ordinances, or State law.

BS6. The Applicant shall submit plans and specifications to the Building Division for review.

LOS ANGELES COUNTY FIRE DEPARTMENT
FD1. The Applicant shall submit plans and specifications to the County of Los Angeles Fire Department Fire Prevention Engineering Section Building Plan Check Unit for review prior to building permit issuance.

FD2. The Applicant is responsible for installing one (1) public fire hydrant at a location approved by the Los Angeles County Fire Department. All fire hydrants shall measure 6”x4”2- 1/2” brass or bronze, conforming to current AWWA Resolution No. 6694

Page 4 of 4 ends

standard C503 or approved equal, and shall be installed in accordance with the County of Los Angeles Fire Code. Fire Code 501.4 Plans must be submitted for review and approval.

Farnaz Golshani -Flecher, certifies that she has read, understood, and agrees to the Project Conditions listed herein.

_______________________________________________ _______________ Farnaz Golshani-Flecher Date
City of Gardena
Gardena City Council Meeting

AGENDA REPORT SUMMARY
Agenda Item No. 13.C
Section: DEPARTMENTAL

ITEMS - COMMUNITY

DEVELOPMENT
Meeting Date: February 11, 2025

TO: THE HONORABLE MAYOR AND MEMBERS OF THE GARDENA CITY COUNCIL AGENDA TITLE:

PUBLIC HEARING: ORDINANCE NO. 1877
, Amending the Gardena
Municipal Code Chapter 18.66 and Section 18.36.020 relating to allowing non-storefront retail medical cannabis delivery services businesses in the M-1 and M-2 zoning districts.

Environmental Consideration
: Adoption of this ordinance is exempt under the common sense exemption of CEQA Guidelines section 15061(b)(3) where it can be seen that the project will not have any possibility of creating significant effects on the environment.

COUNCIL ACTION REQUIRED:

Staff Recommendation:

Staff respectfully recommends that the City Council:

Open the public hearing;
Receive testimony from the public, allow three (3) minutes for each speaker; and Close the public hearing.

Staff Recommendation for Motion:

Introduce Ordinance No. 1877.

RECOMMENDATION AND STAFF SUMMARY:

On October 8, 2024, Ordinance No. 1875 was introduced to the City Council, proposing updates to the municipal code to allow non-storefront retail medicinal cannabis delivery services, in line with Senate Bill 1186 (SB 1186). Before the second reading, staff reassessed the impact on non-storefront retailers, especially regarding the distance requirement for mobile home parks located in or near the industrial zones. This led to the creation of Ordinance No. 1877, which included the same amendments but with a revised distance requirement for properties with mobile home park uses.

FINANCIAL IMPACT/COST:

None.

ATTACHMENTS:

City Council Staff Report - Non-storefront Retail
A - Planning Commission Resolution No. 21-24, Recommending Adoption of Ordinance No. 1877 B - Planning Commission Staff Report dated December 3, 2024.pdf C - Ordinance No. 1877

APPROVED:
___________________________________
Clint Osorio, City Manager
City of Gardena
City Council Meeting
Agenda Item No.: 13.C
Department: Community Development
Meeting Date: February 11, 2025

AGENDA STAFF REPORT

AGENDA TITLE:

PUBLIC HEARING: ORDINANCE NO. 1877 , Amending the Gardena Municipal Code Chapter

18.66 and Section 18.36.020 relating to allowing non- storefront retail medicinal cannabis delivery services businesses in the M-1 and M-2 zoning districts

Environmental Consideration: Adoption of this ordinance is exempt under the common sense exemption of CEQA Guidelines section 15061(b)(3)

RECOMMENDATION:

Staff respectfully recommends that the City Council:
1) Open the public hearing;
2) Receive testimony from the public, allow three (3) minutes for each speaker; and 3) Close the public hearing.

Staff Recommendation for Motion:
1) Introduce Ordinance No. 1877.

SUMMARY
On October 8, 2024, Ordinance No. 1875 was introduced to the City Council for its first reading, proposing updates to the City’s municipal code to align with Senate Bill 1186 (SB 1186) by permitting non- storefront retail medicinal cannabis delivery services within the C ity. However, prior to the ordinance's second reading, staff reevaluated the potential impact of the ordinance on non- storefront retailers as required by SB 1186, particularly considering the distance requirement for mobile home park land uses. As a result, Ordinance No. 1877 was drafted, reflecting the same amendments as Ordinance No. 1875, but with a revised distance requirement for properties with mobile home park land uses.

Ordinance No. 1877 would still establish that non-storefront retailers would be allowed within the Industrial (M-1) and General Industrial (M -2) zones and distance requirements f rom listed sensitive receptors. The ordinance would also still propose a new chapter to GMC Title 5 (Business License and Regulations) to establish a regulatory permitting scheme and reasonable regulations to protect the City’s neighborhood, residents and businesses from negative impacts that be associated with the delivery of medical cannabis. Lastly, the ordinance specifies that the City will maintain its ban on all other aspects of medical and commercial cannabis activities,

Page 2 of 2 ends

including cultivation, manufacturing, testing, retail sales, and the retail delivery of non- medical cannabis products.

What has changed is that Ordinance No. 1877 now specifies that non- storefront retailers must be located at least 300 feet away from any mobile home park. This revision to the previously drafted ordinance, which required a 600- foot distance, is being considered because many existing mobile home parks are situated within industrial -zoned areas. Staff concluded that enforcing a 600- foot distance requirement would significantly limit where these businesses can be established, potentially creating an issue prohibited by SB 1186. The ordinance will still prohibit the establishment of medicinal cannabis delivery service businesses within 600 feet of other sensitive receptors, as outlined in the ordinance. The changes from the previous ordinance are highlighted in yellow in the drafted version to clearly indicate the modifications made since it was last presented to the City Council.

On December 3, 2024, Ordinance No. 1877 was presented to the Planning Commission for consideration of a recommendation to the City Council, addressing amendments to the Zoning Code and environmental assessment in accordance with the California Environmental Quality Act (CEQA). During this meeting, the Commission adopted Resolution No. PC 21- 24 (Attachment A), recommending that the City Council adopt Ordinance No. 1877 and determine that the ordinance is exempt from CEQA under the common sense exemption. The staff report presented to the Planning Commission on December 3, 2024, is also attached as Attachment B.

The adoption of Ordinance No. 187 7 will bring the City’s code into compliance with the state laws.

CONCLUSION:

Staff respectfully recommends that the City Council open the public hearing, receive public testimony with each speaker allowed three (3) minutes, and then close the public hearing.

Following this, staff recommend that the City Council introduce Ordinance No. 1877.

FISCAL IMPACT:

None.

Date2/6/2025

Submitted by: ______ Amanda Acuna_______________

ATTACHMENTS TO STAFF REPORT

A – Planning Commission Resolution No. PC 21-24, recommending adoption of the Ordinance

B – Planning Commission Staff Report dated December 3, 2024

C – Ordinance No. 1877

RESOLUTION NO. PC 21-24

A RESOLUTION OF THE PLANNING AND ENVIRONMENTAL QUALITY

COMMISSION OF THE CITY OF GARDENA, CALIFORNIA
RECOMMENDING THAT THE CITY COUNCIL ADOPT ORIDNANCE NO.
1877 AMENDING CHAPTER 18.66 AND SECTION 18.36.020 TO THE

GARDENA MUNICIPAL CODE RELATING TO NON- STOREFRONT

RETAIL MEDICINAL CANNABIS DELIVERY SERVICE BUSINESSES

THE PLANNING COMMISSION OF THE CITY OF GARDENA, CALIFORNIA, DOES HEREBY RESOLVE AS FOLLOWS:

SECTION 1. RECITALS.

A. Chapter 18.66 of the Gardena Municipal Code imposes reasonable regulations consistent with state law to protect the city's neighborhoods, residents, and businesses from negative public safety and aesthetic impacts associated with the transporting, delivery, and distribution of medicinal cannabis and medicinal cannabis products to patients within the City.

B. On September 18, 2022, Governor Newsom signed Senate Bill No. 1186 into law, which is referred to as the Medicinal Cannabis Patients’ Right of Access Act, codified as Chapter 26 (commencing with Section 26320) to Division 10 of the Business and Professions Code, ("MCPRAA").

C. The MCPRAA further prohibits cities from adopting or enforcing any regulations on or after January 1, 2024, that have the effect of prohibiting the retail sale by delivery within the local jurisdiction of medicinal cannabis to medicinal cannabis patients or their primary caregivers in a timely and readily accessible manner and in types and quantities that are sufficient to meet demand from medicinal cannabis patients within the jurisdiction.

D. Sections 5 and 7 of Article XI of the California Constitution, and the provisions of the Medical Cannabis Regulation and Safety Act ("MCRSA") as amended by the Medical and Adult -Use Cannabis Regulation and Safety Act ("MAUCRSA"), authorize cities to adopt ordinances that establish standards, requirements, and regulations for local licenses and permits for commercial cannabis and cannabis related activity. Any standards, requirements, and regulations regarding health and safety, security, and worker protecti ons established by the State of California, or any of its departments or divisions, shall be the minimum standards applicable to medicinal cannabis related activity in a city.

E. It is the City’s desire to amend the Gardena Municipal Code to reflect the requirements of SB 1186 and appropriately regulate the establishment of physical premises from which retail sale by delivery of medicinal cannabis within the City is conducted by a licensed non-storefront retailer.

PC Resolution No. 21-24 RESO NO. PC 21-24
ZTA #5-24, Ordinance No. 1877
August 20, 2024

Page 2 of 3 ends

2 F. On December 3 2024, the Planning Commission held a duly noticed public hearing on this matter at which time it considered all evidence presented, both written and oral.

NOW, THEREFORE, THE PLANNING AND ENVIRONMENTAL QUALITY

COMMISSION OF THE CITY OF GARDENA DOES HEREBY RESOLVE AS FOLLOWS:

The Planning Commission hereby recommends that the City Council adopt the Ordinance No. 1877 attached hereto as Exhibit A, amending the Gardena Municipal Code Chapter 18.66 and Section 18.36.020 relating to allowing non-storefront retail medicinal cannabis delivery services businesses in the M-1 and M-2 zoning districts.

SECTION 2. FINDINGS
The Planning Commission hereby makes the following findings.

A. The recitals set forth in Section 1 are true and correct; B. The amendments under Ordinance No. 1877 to the Gardena Municipal Code are required for the public necessity, convenience, general welfare and good land use and zoning practices. The Industrial land use designation of the Gardena General Plan Land Use Plan allows for a variety of clean and environmentally friendly industries. The Industrial land use designation is implemented by the M -1 and M -2 zones. These zones allow for commercial, manufacturing and industrial uses conducted within enclosed buildings. The establishment of non-storefront cannabis delivery businesses is consistent with the General Plan and zoning;
C. Adoption of O rdinance No. 187 7 is exempt under the common sense exemption of CEQA Guidelines section 15061(b)(3) where it can be seen that the project will not have any possibility of creating significant effects on the environment. The ordinance does not authorize any development and is merely sets forth policy and procedures.

SECTION 3. RECORD.

Each and every one of the findings and determinations in this Resolution is based on the competent and substantial evidence, both oral and written, contained in the entire record.

All summaries of information in the findings which precede this section are based on the entire record. The absence of any particular fact from any such summary is not an indication that a particular finding is not based in part on that fact.

SECTION 4. CUSTODIAN OF RECORD.

The Custodian of Record for the proceedings relating to the Project is Greg Tsujiuchi, Community Development Director, City of Gardena, 1700 West 162 nd Street, Gardena, PC Resolution No. 21-24 RESO NO. PC 21-24
ZTA #5-24, Ordinance No. 1877
August 20, 2024

Page 3 of 3 ends

3 California 90247. Mr. Tsujiuchi’s email is [email protected] and his phone number is (310) 217-9530.

SECTION 5. CERTIFICATION.

The Secretary shall certify the passage of this Resolution.

PASSED, APPROVED, AND ADOPTED this 3rd day of December 2024. ___
_____________________________

DERYL HENDERSON, CHAIR

PLANNING AND ENVIRONMENTAL

QUALITY COMMISSION
A
TTEST:
___
________________________________

GREG TSUJIUCHI, SECRETARY

PLANNING AND ENVIRONMENTAL QUALITY COMMISSION

STATE OF CALIFORNIA

COUNTY OF LOS ANGELES

AYES:

NOES:

ABSENT:

A
ttachments:

Exhibit A – Draft Ordinance No. 1877

1 ORDINANCE NO. 1877

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
GARDENA, CALIFORNIA, AM ENDING CHAPTER 18.66
AND SECTION 18.36.020 AND ADDING CHAPTER 5.80 TO

THE GARDENA MUNICIPAL CO DE RELATING TO NON-

STOREFRONT RETAIL MEDICINAL CANNABIS DELIVERY

SERVICE BUSINESSES

WHEREAS, on November 6, 1996, Californi a voters approved Proposition 215, the “Compassionate Use Act of 1996”, an initiative measure that declared that its purpose was, among other things, to ensure that seriously ill Californians have the right to obtain and use marijuana for medical purposes and exempts from state criminal liability certain patients and their primary caregivers who possess or cultivate marijuana for the personal medical purposes of the patient; and

WHEREAS, on October 9, 2015, Assembly Bill 243, Assembly Bill 266, and Senate Bill 643 were signed into law, which collecti vely were known as the Medical Cannabis Regulation and Safety Act (hereinafter “MCRSA”) and established a state regulatory and licensing scheme for commercial and medical cannabis businesses; and

WHEREAS, on November 8, 2016, California voters approved Prop 64, the “Control, Regulate and Tax Adult Use of Marijuana Act” (“AUMA”), an initiative measure which made it lawful under st ate and local law for persons 21 years of age or older to possess and cultivate limit ed quantities of cannabis for personal non-medical or recreational use. The AUMA also established a state regulatory and licensing scheme for commercial adult-use cannabis businesses; and

WHEREAS, on June 27, 2017, Senate Bill 94 wa s signed into law and repealed the MCRSA, included ce rtain portions of the MCRSA in the licensing provisions of the AUMA, and created a single regul atory scheme known as the Medicinal and Adult-Use Cannabis Regulation and Safety Act (“MA UCRSA”) to regulate both medical and non- medical cannabis and retained certain provis ions from MCRSA and AUMA that granted local jurisdictions control over whether co mmercial cannabis activity could occur in a particular jurisdiction; and

WHEREAS, Gardena Municipal Code Chapter 18.66 currently prohibits all cannabis activity in the City except for per sonal cultivation, including all delivery of cannabis to or from destinations within the city, including for medical purposes; and

WHEREAS, on September 18, 2022, Governor Newsom signed Senate Bill No. 1186 into law, which is referred to as the Medicinal Cannabis Patients’ Right of Access Act, codified as Chapter 26 (commencing with Section 26320) to Division 10 of the Business and Professions Code, ("MCPRAA"); and

2 WHEREAS, the MCPRAA further prohibits ci ties from adopting or enforcing any regulations on or after January 1, 2024, that have the effect of prohibiting the retail sale by delivery within the local jurisdiction of medicinal cannabis to medicinal cannabis patients or their primary caregivers in a timely and readily accessible manner and in types and quantities that are sufficient to meet demand from medicinal cannabis patients within the jurisdiction; and

WHEREAS, Sections 5 and 7 of Arti cle XI of the Californi a Constitution, and the provisions of the Medical Cannabis Regu lation and Safety Act ("MCRSA") as amended by the Medical and Adult-Use Cannabis R egulation and Safety Act ("MAUCRSA"), authorize cities to adopt ordinances that establish standards, requirements, and regulations for local licenses and permits for commercial cannabis and cannabis related activity. Any standards, requirements, and regulations regardi ng health and safety, security, and worker protections established by the State of Califor nia, or any of its departments or divisions, shall be the mi nimum standards applicable to medicinal cannabis related activity in a city; and

WHEREAS, the City desires to amend the Gardena Municipal Code to reflect the requirements of SB 1186 and appropriately r egulate the establishment of physical premises from which retail sale by deliver y of medicinal cannabis within the City is conducted by a licensed non-storefront retailer; and

WHEREAS, Chapter 18.66 of the Gardena M unicipal Code impo ses reasonable regulations consistent with st ate law to protect the city's neighborhoods, residents, and businesses from negative public safety and aesthetic impacts associated with the transporting, delivery, and distribution of medicinal cannabis and medicinal cannabis products to patients within the City; and

WHEREAS, on December 3, 2024, the Pl anning Commission of the City of Gardena, held a duly noticed public hearing at which time it considered all evidence presented, both written and oral regarding the proposed amendm ents to Title 18 of the Gardena Municipal Code as set forth in this Ordinance, a fter which time it adopted Resolution No. PC XX-24 recommending that the City Council adopt this Ordinance and make a finding that the Ordinance falls under the common sense exemption of CEQA set forth in Guidelines section 15061(b)(3); and

WHEREAS, on XXX, 2025, the City Council of t he City of Gardena held a duly noticed public hearing and cons idered the staff report, re commendations by staff, and public testimony regarding this Ordinance, at which time it considered all evidence presented, both written and oral; and

WHEREAS, the proposed Zoning Code amendments are consistent with the City’s General Plan; and

WHEREAS, all legal requirements prior to t he adoption of this Ordinance have occurred.
3 NOW THEREFORE, THE CITY COUNCIL OF THE CITY OF GARDENA DOES ORDAIN AS FOLLOWS:

SECTION 1. The City Council finds that the recitals set forth above are true and correct.

SECTION 2. Sections 18.66.010, 18.66.020, and 18.66.030 of Chapter 18.66 (Cannabis Prohibition and Personal Cultiv ation Regulations/Permitting) of the Gardena Municipal Code are hereby amended to read as follows; the rest of the provisions of Chapter 18.66 remain the same.

18.66.010 Purpose.

A. A. The purpose of this chapter is to ex pressly prohibit the establishment of commercial cannabis uses in the city re lating to medical cannabis and adult use non- medicinal cannabis, except to the extent that allo wing the retail delivery of medical cannabis and cannabis products to medical cannabis patients wit hin the city by a non- storefront retailer is required by law.

A.B. The purpose of this chapter is also as well as to impose reasonable regulations on both personal cultivation in private residences and accessory structures and on non- storefront retailers and impose a permitting schemes on such uses.

CB. The city council finds that except as provided for herein and as required by law, the prohibition on storefront commercial cannabis activity is necessary for the preservation of and protection of the public health, sa fety, and welfare of the city. The prohibition of such uses is within the authority conferred upon the city council by state law and is an exercise of its po lice powers to enact and enforce regulations for the public health, safety, and welfare.

18.66.020 Definitions.

A. “Adult Use” or “non-medical use” means the recreational or personal use of cannabis by a natural person 21 years of age or older, as used in MAUCRSA.

B. “Authorized grower” shall meanmeans a person twenty-one years and older who is authorized by, and in compliance with, stat e law and the provisions of this chapter relating to the cultivation of cannabis for personal use.

BC. “Cannabis” means all parts of the pl ant Cannabis sativa Linnaeus, Cannabis indica, or Cannabis ruderalis , whether growing or not; t he seeds thereof; the resin, whether crude or purified, ex tracted from any part of the plant; and every compound, manufacture, salt, derivative, mixture, or pr eparation of the plant, it s seeds, or resin. “Cannabis” also means the separated resin, whether crude or purif ied, obtained from cannabis, and any product containing cannabis. “Cannabis” includes cannabis that is used for medical, nonmedical, or other purposes. “Cannabis” does not include the mature 4 stalks of the plant, fiber produced from the stalks, oil or cake made from the seeds of the plant, any other compound, manufacture, salt, der ivative, mixture, or preparation of the mature stalks (except the resin extracted theref rom), fiber, oil, or cake, or the sterilized seed of the plant which is incapable of ge rmination. “Cannabis” also does not include industrial hemp, as defined in California Health and Safety Code Section 11018.5.

CD. “Commercial cannabis activity” means the cultivation, possession, manufacture, distribution, processing, stori ng, laboratory testing, labelin g, packaging, transportation, delivery or sale of cannabis and cannabis products for nonmedical, medical or any other purpose, and includes the activities of an y business licensed by the state or other government entity under Division 10 of the California Business and Professions Code or any other provision of state law that regulates the licensing of cannabis businesses.

DE. “Cultivation” means any acti vity involving the planting, growing, harvesting, drying, curing, grading, or trimming of cannabis.

EF. “Delivery” means the commercial transfe r of cannabis or cannabis products to a customer. Delivery also includes the use by a retailer of any te chnology platform owned and controlled by the retailer.

FG. “Fully enclosed and secure structure” means a space within a building that complies with the California Building Code (“CBC”) as adopted by the city of Gardena, or if exempt from the permit requirements of the CBC, a structure that has a complete roof, a foundation, slab or equivalent base to which the floor is se cured by bolts or similar attachments, is secure against unauthorized entry, and is accessible only through one or more lockable doors. Walls and roofs must be c onstructed of solid materials that cannot be easily broken through such as two-inch by four-inch nominal or thicker studs overlaid with three-eighths-inch or thicker plywood or the equivalent. Plastic sheeting, regardless of the mil or inches, or sim ilar products do not satisfy this requirement. If skylights are used, security bars shall be added to the skylights. The structure must provide complete visual screening.

GH. “Indoors” means within a fully enclosed and secure structure.

HI. “MAUCRSA” means the Medicinal an d Adult-Use Cannabis Regulation and Safety Act, as codified in Division 10 of the California Business and Professions Code (Section 26000 et seq.) as the same may be amended from time to time.

J. “MCPRAA” means the Medicinal Cannabis Patients' Right to Access Act, as codified in Chapter 26 (comm encing with Section 26320) to Division 10 of the Business and Professions Code.

K. “Medicinal Cannabis” means both medicinal cannabis and medicinal cannabis products, as those terms are defined in Section 26001(ai)(1) of the Business and Professions Code.
5 L. “Medical Use” or “medicinal use” shall mean the use of medicinal cannabis by a medicinal cannabis patient.

ML. “Medicinal cannabis business” means a retailer authorized to engage in the retail sale by delivery of medicinal cannabis to medicinal cannabis patients pursuant to an M- license, as defined in the MCPRAA.

N. “Medicinal cannabis delivery service” m eans a state-licensed, non-storefront retailer that sells and delivers only medici nal cannabis and medicinal cannabis products to medicinal cannabis patients.

OM. “Medicinal cannabis patient” means a qualified patient or a primary caregiver for a qualified patient, as the same are defined in Section 11362.7 of the Health and Safety Code.

P. “Non-storefront retailer” means a retailer that sells cannabis goods to customers only through delivery and whose business is closed to the public.

IQO. “Outdoors” means any lo cation that is not within a fully enclosed and secure structure.

JPR. “Person” means any person, firm, corpor ation, partnership, jo int venture, limited liability company, collective, cooperative, nonprofit, trust, estate, association, club, receiver, syndicate, society, or other organiza tion. The term “person” shall include any owner, manager, proprietor, employee, volunteer, or salesperson.

KQS. “Private residence” means a house, apartment unit, condominium, mobile home, or other similar dwelling that is lawfully used as a residence.

18.66.030 Prohibition.

A. Commercial cannabis activities, whether or not for profit, are expressly prohibited in all zones in the city of Gardena, including all specific plan areas and overlay zones. No person shall establish, operate, conduct, allow or engage in a commercial cannabis activity anywhere within the city. This prohibition includes any type of business enterprise where cannabis is complimentar ily provided as part of any other non-cannabis-related business activity.

B. A property owner shall not rent, lease, or otherwise permit any person or business that engages in commercial cannabis activity to occupy real property in the city. A property owner shall not allow any person or business to establish, operate, maintain, conduct, or engage in commercial cannabis activity on any real property owned or controlled by that property owner that is located in the city.

C. To the extent not already covered by s ubsection A of this section, all deliveries of non-medicinal cannabis are expressly prohibited within the Ccity of Gardena. No person 6 shall conduct any deliveries that either originate or terminat e within the city, but the city shall not prohibit the use of city streets where the delivery does not originate or end within the jurisdictional limits of the city.

D. This section is meant to prohibit all commercial retail activities for which a state license is required , except for a medicinal cannabis de livery service pursuant to the MAUCRSA . Accordingly, the city shall not issue any permit, license or other entitlement for any activity for which a state license is required under the AUMA, including any local license to a non-profit entity pursuant to California Business and Professions Code Section 26070.5, except for a permit for a medicinal cannabis delivery service as provided for in Chapter 5.80 of this Code.

E. Except as pr ovided in Section 18.66.040, all cultivation of cannabis is expressly prohibited in all zones in the Ccity of Gardena.

F. Notwithstanding any other provision of this chapter, the prohibitions set forth herein do not apply to the delivery by a non-storefront retailer of medicinal cannabis to a medicinal cannabis patient for medical use within the city.

SECTION 3. Section 18.36.020 of the Gardena Municipal Code relating to uses allowed in the M-1 zone, is hereby amended by adding a new subsection P. to read as follows:

P. Medicinal cannabis delivery service as defined in Chapter 18.66, subject to the following requirements:

1. The owner of the medicinal ca nnabis delivery service has obtained a medicinal cannabis delivery service permit prio r to the commencement of operations in accordance with Chapter 5.80 of this Code, as well as a business license as required by Chapter 5.04 of this Code.

2. The medicinal cannabis delivery servic e businesses shall be located at least 600 feet from the following sensitive receptors. All measurements shall be taken from the closest property line of the medicinal cannabi s delivery service business to the closest property line of the sensitive receptor.

a. A lot containing a single-f amily residential dwelling unit;

b. Public or private schools;

b. Daycare centers as defined by Health and Safety Code section 1596.76;

c. Churches;

d. Public parks;

7 e. Libraries;

f. Youth centers, which for purposes of this section shall mean a public or private facility that is primarily used to host recreation or social activities for minors, including:

1. Private youth membership organizations or clubs;

2. Social service teenage club facilities;

3. Any facility used for youth activities at least 60 percent of the time in a calendar year;

4. A park, playground or recreatio nal area located on a public or private school grounds or in a city, county or state park specifically designed to be used by children or which has play equipment installed, including public grounds designed for athletic activities including courts or fields; or

5. A similar facility to one of the above.

g. Any other medicinal cannabis delivery service business.

3. The medicinal cannabis delivery se rvice businesses shall be located at least 300 feet from any mobile home park. All measurements shall be taken from the closest property line of the medicinal cannabis delivery service business to the closest property line of the mobile home park.

SECTION 4. Chapter 5.80 (Medical Cann abis Delivery Service Businesses) is hereby added to Title 5 (Business Licenses and Regulations) of the Gardena Municipal Code to read as follows:

Chapter 5.80

MEDICINAL CANNABIS DELIVERY SERVICE BUSINESSES

5.80.010 Purpose and intent.

The purpose and intent of this chapter is to implement th e provisions of Chapter 26 (commencing with Section 26320) of Divis ion 10 of the California Business and Professions Code, referred to as the Medici nal Cannabis Patients' Right to Access Act.

This chapter also imposes a regulatory permitting scheme and reasonable regulations to protect the city's neighbor hoods, residents, and busine sses from negative impacts associated with the delivery of medicinal cannabis.

5.80.020 Definitions.

All definitions in Chapter 18.66 of this code also apply to this chapter. 8 Any term defined in Title 4, Division 19 of the California Code of Regulations, that is not otherwise defined herein, shall have the meaning ascribed to it in that Division. “Business Owner” means the same as that set forth in Titl e 14 of the California Code of Regulations, section 15003.

“Business Permit” means a permit for a medicinal cannabis delivery service business.

“CCR” shall mean Title 4, Division 19 of the California Code of Regulations.

“Chief” means the Chief of Police of t he Gardena Police Department or the Chief’s designee.

“Disqualifying conduct” means, except for item 1, within the 10 years preceding the date of the application, or in the case of revocation or suspension proceedings, within 10 years preceding the date of the revocation or suspension notice, a person has had:

1. Within the three years preceding the date of the application, or in the case of revocation or suspension proceedings, within three years preceding the date of the revocation or suspension notice, the applicant has had a suspension or revocation of a commercial cannabis license, or any convictions or administrative citations that are final for operating an unlicensed commercial cannabis activity;

2. A violent felony conviction, as s pecified in Penal Code section 667.5(c);

3. A serious felony conviction, as specified in Penal Code section 1192.7(c;

4. A felony conviction involvin g fraud, deceit, or embezzlement;

5. A felony conviction for hiring, employ ing, or using a minor in transporting, carrying, selling, giving away, preparing for sale, or peddling, any controlled substance to a minor; or selling, offering to sell, furnishing, offering to furnish, administering, or giving any controlled substance to a minor;

6. A felony conviction for drug trafficking with enhancements pursuant to Health and Safety Code section 11370.4 or 11379.8;

7. A conviction for any controlled substance felony;

8. A conviction for the intentional a nd knowing sale of cannabis to a person under 21 years of age;

9. A conviction for the intentional and k nowing sale of medicinal cannabis to a person without a physician’s recommendation;

10. A conviction for the sale of cannabis without a license.

9 For purposes of this chapter, a conviction means a plea or verdict of guilty or a conviction or diversion following a plea of nolo contendere.

“Employee Permit” means a permit for an individual employ ed by a medicinal cannabis delivery service business.

5.80.030 Permit/business license required.

A. No person shall engage in or conduct any medicinal cannabis delivery service business within the city without first obtaini ng a business permit under this chapter and having a state license to operate as a non-storefront retailer. A separate business permit shall be required for each physical address location within the city. An applicant may not apply for a business license until the applicant has received the state license.

B. No person shall be employed by a medi cinal cannabis delivery service business within the city without first obtaining an employee permit under this chapter. No permit shall be issued to an individual under 21 years of age.

5.08.040 Application.

A. An application for a business permit or employee permit shall be on a form provided by the Gardena Police Department, shall be signed and dated, and shall be accompanied by a permit fee in an amount set by resolution of the City Council.

B. All applications shall in clude the following statements:

1. A certification under penalty of perjury that the information contained in the application is true and correct;

2. An authorization for the city, its officers, agents and employees to seek information and conduct an investigation into the truth of the statements set forth in the application and to ensure continual compliance with all applicable provisions of law;

3. An agreement to the fullest extent pe rmitted by law to indemnify, defend (at the applicant's sole cost and expense), and hold the city, and its officers, elected and appointed officials, employees, vol unteers, and agents harmless, from any and all claims, losses, damages, injuries, including death, liabilities or losses which arise out of, or which are in any way rela ted to, the city's issuance of the permit, the city's decision to approve the permit, the process used by the city in making its permitting decision, or the alleged violation of any laws by the applicant, its officers, employees, or agents.

C. An application for either a business pe rmit or employee permit shall contain the following information:

1. The legal first and la st name of the applicant;
10 2. The date of birth of the applicant;

3. The address of the applicant;

4. The email address of the applicant;

5. Whether the applicant has engag ed in any disqualifying conduct;

6. Such further information as the Chief determines necessary to determine compliance with this chapter and applicable provisions of law;

7. A complete set of the applicant’s fingerprints taken by the Gardena police department. The applicant shall be responsible for payment of any fingerprinting fee;

8. All applicants shall have their pict ure taken by the Gardena police department;

D. Business Permit Application. An applicat ion for a business permit shall contain the following additional information:

1. An application for a business permit shall be filed for each business owner.

2. Both the business owner and the proper ty owner, if different, shall sign the business permit application form.

3. The legal business name of the medicinal cannabis delivery service business;

4. The physical address of the business;

5. The mailing address of the business if different from the physical address;

6. The telephone numbe r of the business;

7. The website address of the business, if any;

8. Identification of the owner that wil l serve as the primary contact person, including the person’s title; and

9. A site plan showing a complete and detailed diagram of the proposed business location as required by CCR section 15006(b) through (f).

E. Employee Permit Application – An applicat ion for an employee permit shall contain the following additional information:
11 1. The legal business name of the medicinal cannabis delivery service business where the applicant will be employed; and

2. The physical address of the business.

F. Renewal. A permit issued pur suant to this chapter shall expire 12 months after the date of its issuance and must be a renewed on a yearly basis. A renewal application shall contain the same information as the original application, but new fingerprints need not be provided and a new site plan need not be submitted if there has been no change.

5.80.050 Duty to Update.

A. A permittee shall be required to update t he information contained in the application within 10 business days of such change.

B. Reporting legal matters. The business owner shall notify the Chief in writing of the following legal matters pending against the owner, in its individual capacity or otherwise, within 48 hours of the date of conviction, judgment, order, or final decision:

1. Criminal conviction. The written notification to the city shall include the date of the conviction, the court docket number, the name of the court in which the conviction was entered, and the specific offense(s) resulting in a conviction(s).

2. Civil penalty or judgment. The written notification shall include the date of verdict, entry of judgment, or order, the court docket number, the name of the court in which the matter was adjudicated, and a description of the civil penalty or judgment rendered.

3. Administrative order. The written not ification shall include the date of the order, the name of the agency issuing the order, and a description of the administrative penalty or decision rendered against the business owner or property owner.

4. Revocation or suspension of a stat e or local license, permit, or other authorization. The written not ification shall include the name of the local agency involved, a written explanati on of the proceeding or enf orcement action, and the specific violation(s) that led to the revocation or suspension.

5.80.060 Decision on the app lication; permit approva l, denial, suspension and revocation.

A. The Chief is authorized to approve, deny, suspend, or revoke the permits required under this chapter.

12 B. Upon receipt of a completed application, the Chief shall cause an investigation to be conducted by the appropriate departments within the city, including state and local background checks.

C. The Chief shall act upon an application within 30 working days following receipt.

Notwithstanding the above, fail ure to act upon a completed app lication within the time frame set forth above shall not be deemed approval of the application. Any permit issued pursuant to this subsection shall be deemed c onditional pending the city’s receipt of the California Department of Justice report on the applicant’s fingerprints.

D. Permit Issuance. When an application, including a renewal, is approved, in addition being issued a permit, an identification badge shall be issued to every business owner and employee. The identification b adge shall include the permit number and the expiration date.

E. Grounds for Denial. An application for a permit or renewal shall be denied if any of the following grounds are found to exist:

1. The applicant has engaged in disqualifying conduct;

2. There has been a material misr epresentation on the application;

3. There has been a material misr epresentation on the site plan;

4. Application deficiencies. The appl ication is incomplete, supportive documentation was not provided, and/or the applicant failed to correct deficiencies in the application or provide additional application information within the response timeframe requested; or

5. For a business permit, facts or circum stances exist which indicate that the business does or would very likely consti tute a threat to public health, safety, and/or welfare.

F. Grounds for revocation or suspension. A permit issued pursuant to this chapter may be suspended or revoked by the Chief if any of the following grounds are found to exist:

1. Any reason exists which would have resulted in a denial of the application in the first instance;

2. For a business permit, there have been modifications to the operations of the business as shown on the original site plan;

3. For a business permit, there has been a change in the business owners and such new owners have not obtained a permit;

13 4. The Chief has determined, based on substantial evidence, that the permittee is in violation of t he requirements of this chapte r, of this Code, or state law; or

5. Suspension or expiration without time ly renewal of a license issued by the State of California, or by any of its departments or di visions, shall immediately suspend the ability of a medicinal cannabi s delivery service business to operate within the city until th e State of California, or any of its departments or divisions, reinstates or reissues the state license. Revocation or termination of the license of a medicinal cannabis delivery service busine ss by the State of California, or any of its departments or divisions, shall immediately revoke or terminate the ability of a medicinal cannabis delivery service busin ess to operate within the city without notice. If the city becomes aware t hat a state license has expired or been suspended, revoked, or terminated, it will initiate proceedings under this section to suspend or revoke a business permit.

6. If, in the discretion of the Chie f, an alleged violation is minor and capable of correction, then prior to suspension or revocation a written notice shall be given to the permittee of the alleged violation(s) involved to allow a period of time to correct the alleged violation(s), wh ich period shall not exceed five business days, at the end of which period an inspection shall be conducted to determine whether the alleged violation(s) has been corrected. For purposes of this section, written notice may be in the form of a notice of violation or an administrative citation.

G. Any denial, suspension or revocation s hall be accompanied by a written statement setting forth the reason for the decision. A notice of sus pension or revocation may be accompanied by an administrative or criminal citation. Any notice may be appealed in accordance with section 5.80.070.

5.80.070 Appeals.

A. An appeal from a decision of the Chief shall be conduc ted as prescribed in this section.

B. Within 10 calendar days after the date a decision of the Chief is mailed by first- class mail, postage prepaid, to deny, suspend, or revoke a permit, or to add conditions to a permit, an aggrieved party may appeal such action by filing a written appeal with the city clerk setting forth the reasons why the decision was not proper. The notice of appeal shall specify:

1. The name and addres s of the appellant;

2. The date that the permit applic ation was filed with the city;

3. The date of the mailing of the decision to deny, suspend, revoke, or condition the permit which is being appealed; and

14 4. The factual basis for the appeal.

C. An appeal shall be accompanied by a fee set by resolution of the City Council. An appeal without the timely payment of the fee shall be considered to be untimely.

D. Upon receipt of a complete and timely filed notice of appeal, the City Clerk shall schedule a hearing before a hearing officer. T he hearing officer shall be either the city manager or an administrative hearing officer hired under contract by the city manager.

E. The appellant shall be provided with wr itten notice of the time and place of the appeal hearing, as well as a copy of all relev ant materials, at least seven calendar days prior to the hearing.

F. The scope of the appeal hearing shall be limited to those issues raised by the appellant in the written appeal.

G. At the time of the heari ng, the hearing officer shall review the records and files relating to the notice of decision.

1. The hearing officer shall permit any interested person, including the chief of police and the appellant, to present any re levant evidence bearing on the issues involved in the matter.

2. In conducting the hearing, technica l rules relating to evidence and witnesses shall not apply. An y relevant evidence may be admitted if it is material and if it is evidence customarily relied upon by responsible persons in the conduct of their affairs regardless of the existence of any co mmon law or statutory rule which might make admission of such ev idence improper over objection in civil actions. Hearsay evidence may be admissible if it is the sort upon which reasonable persons are accustomed to rely in the conduct of serious affairs. The rules of privilege shall be applicable to the extent they are now or are hereafter permitted in civil actions. Irrelevant, co llateral, and repetitious testimony shall be excluded.

3. In determining whether a person shoul d be disqualified for meeting the definition of disqualifying conduct, the hearing officer may consider: the nature and severity of the act(s) or crime(s); whether there we re any additional subsequent act(s) or crime(s); the number of act(s) or crime(s); and how re cent the act(s) or crime(s) were.

H. T he appellant shall have t he burden of proving that he or she meets the requirements for issuing the permit in the first instance. The Chief shall have the burden of proving that grounds exist for revoking or failing to renew a permit.

I. Based upon the evidence presented at the hearing, the hearing officer shall determine whether the decision by the Chief should be affirmed, modified or reversed. 15 J. The hearing officer’s decision and the r easons therefore shall be communicated in writing to the appellant within 10 working days after the close of the hearing. The decision shall also state that it is final and conclusive, that judicial review may be sought therefrom pursuant to Code of Civil Procedure Section 1094.5, and that any action filed in the superior court shall be filed within ninety days following the city manager’s notice pursuant to Code of Civil Procedure Section 1094.6.

5.08.080 Notices.

All notices required to be given pursuant to this chapter shall be served on the responsible party (i.e., permittee, applicant or appellant) either by personal delivery or by deposit in the United States mail in a sealed envelope postage pr epaid addressed to such responsible party as the name and address appear in the most recent application on file with the city. Service by mail shall be deemed to have been completed on the date deposited in the mail.

5.80.090 Fees.

The City Council may impose by resolution a nonrefundable fee to reimburse the city for its reasonable and necessary costs for providing the services under this chapter. This fee shall be in addition to the business license fees required by Title 5 of this Code.

5.80.100 Operational standards.

A medicinal cannabis delivery service business and its employees shall comply with the following requirements:

A. All applicable requirements of state law, including statutes and California Code of Regulations.

B. No markings or indications of medici nal cannabis shall be visi ble from the public right-of-way and/or exterior of the structur e(s) associated with t he medicinal cannabis delivery service business.

C. Odor control devices and techniques shall be incorporated and maintained to ensure that odors from the medicinal cannabis are not detectable off-site.

D. The original of the business permit i ssued by the city pursuant to this chapter, along with the medicinal can nabis delivery business's st ate cannabis license and city- issued business license, shall be readily av ailable upon request by the Chief and not visible to the public.

E. Delivery drivers shall keep the original of the employee permit and identification card, along with a copy of the business pe rmit, with them at all times while making deliveries.
16 F. All records required to be kept by stat e law shall be made available to the Chief and must be produced no later than one business day after receipt of the City’s request, unless otherwise stipulated by the City.

G. The business shall designate a security representative/liaison who can meet with the Chief regarding any security related measures and/or operational issues.

H. Signage shall be limited to the name of the busin ess only and shall be in compliance with Chapter 18.58 of the City’s sign code and shall contain no advertising of other companies, brands, goods, or services.

I. No medicinal cannabis products shall be visible from outsi de the non-storefront medicinal cannabis delivery services fixed location or delivery vehicles.

J. No visual display, signage, or condition on the exterior of the non-storefront medical cannabis delivery service fixed locations or delivery vehicles shall indicate the types of products being stored inside the fix ed location or transported in the delivery vehicles.

K. All deliveries of medicinal cannabis must be to a customer’s physical address and no delivery may be made to an address located on publicly owned land or any address on land or in a building leased by a public agency.

5.80.110 Violations, inspections, and enforcement.

A. Violations declar ed a public nuisance. Each and ever y violation of the provisions of this chapter is deemed unlawful and a public nuisance.

B. Each violation a separate offense. Each and every violation of this chapter shall constitute a separate violation, and the city may pursue any and all remedies and actions available under state and local law for any violations committed by a medicinal cannabis delivery service business, a business owner, a property owner, or any other persons related to or associated with any commercial cannabis activity, including suspension or revocation of any permit pursuant to this chapter. Additionally, as a nuisance per se, any violation of this chapter shall be subject to disgorgement and payment to the city of any monies unlawfully obtained, costs of abatement, costs of investigation, attorney fees, and any other relief or remedy available at law or in equity.

C. Remedies are cumulative and not exclusive. The remedies provided in this chapter or this code are not to be c onstrued as exclusive remedies. The city is authorized to pursue any proceedings or remedies provided by law.

D. Business owner are responsible for vi olations. The business owner shall be responsible for all local and state law violations that occur in or about a physical address 17 location, a medicinal cannabis delivery service vehicle, or related to delivery personnel, whether or not the violations occur within the presence of the business owner.

E. Inspections and enforcement.

1. The Chief, code enforcement officers, police officers, and the Los Angeles County Fire Department, are charged with enf orcing the provisio ns of this code and shall be authorized to enter a medicinal cannabis delivery service business or a medicinal cannabis delivery service vehi cle operating in the city at any time during the business's hours of operation with or without notice, subject to constitutional limitations, to do inspec t the medicinal cannabis delivery service business and medicinal cannabis delivery service vehicle as well as any recordings and records required to be maintained pursuant to this chapter or under applicable provisions of state law.

2. It is unlawful for any person having responsibility over the operation of a medicinal cannabis delivery service business to impede, obstruct, interfere with, or otherwise not allow the city to conduct an inspection, review or copy records, recordings, or other documents required to be maintained by such business under this chapter or under state or local law. It is also unlawful for a person to conceal, destroy, deface, damage, or falsify any re cords, recordings, or other documents required to be maintained by a medicinal cannabis delivery service business under this chapter or under state or local law.

SECTION 5. Findings. In approving the changes to the Gardena Municipal Code set forth above, the City Council finds that adoption of this Ordinance is required for the public necessity, convenience, general welfare and good land use and zoning practices. The Industrial land use designation allows for a variety of clean and environmentally friendly industries. The industrial zone allows comme rcial, manufacturing and industrial uses conducted within enclosed buildings. The es tablishment of non- storefront cannabis delivery businesses is consistent with the General Plan and zoning.

SECTION 6. CEQA. Adoption of this Ordinanc e is exempt under the common sense exemption of CEQA Guidelines section 15061(b)(3) where it can be seen that the project will not have any possibility of creating significant effe cts on the environment. The ordinance does not authorize any development and is merely sets forth policy and procedures.

SECTION 7. Severability. If any se ction, subsection, subdivision, paragraph, sentence, clause or phrase of this ordi nance, or any part thereof is for any reason held to be unconstitutional, such decision shall not affect the validity of the remaining portion of this ordinance or any part thereof. The City Council hereby declares that it would have passed each section, subsection, subdivision, paragr aph, sentence, clause or phrase thereof, irrespective of the fact that any one or more section, subsection, subdivision, paragraph, sentence, clause or phrase be declared unconstitutional.

18 SECTION 8. Effective Date. This Ordinance shall ta ke effect on the thir ty-first day after passage.

SECTION 9. Certification. The City Clerk shall certify the passage of this ordinance and shall cause the same to be entered in the book of original ordinances of said City; shall make a minute passage and adoption thereof in the records of the meeting at which time the same is passed and adopted; and shall, within fifteen (15) days after the passage and adoption thereof, cause the same to be published as required by law, in a publication of general circulation.

PASSED, APPROVED AND ADOPTED this ____ day of ____________, 2025.

TASHA CERDA, Mayor
ATTEST:

MINA SEMENZA, City Clerk

APPROVED AS TO FORM:

CARMEN VASQUEZ, City Attorney

TO: Gardena Valley News DATE: November 18, 2024
FROM: City of Gardena
Publication Date: November 21, 2024

CITY OF GARDENA

NOTICE OF PUBLIC HEARING
PUBLIC NOTICE IS HEREBY GIVEN THAT on Tuesday, December 3, 2024, at 7: 00 p.m., or soon thereafter, the Planning Commission of the City of Gardena will conduct a public hearing to consider a recommendation to the City Council on the following matter:

Ordinance No. 1877 (Zone Text Amendment #6-24)
The Planning Commission will consider a recommendation to the City Council on the adoption of Ordinance No. 1877 to amend Chapter 18.66 and Section

18.36.020 of Title 17 (Zoning) of the Gardena Municipal Code relating to non- storefront retail medicinal cannabis delivery service businesses in the Industrial (M-1) zone with distance requirements from certain sensitives receptors . The Commission will also consider a recommendation on a determination of exemption from the provisions of CEQA under the common sense exemption of CEQA Guidelines section 15061(b)(3) . The Commission previously made a recommendation on this, but a 300 foot distance requirement from mobilehome parks has been added.

The public hearing will be held in the Council Chambers of City Hall at 1700 West 162
nd Street, Gardena, CA 90247.

The related materials will be on file and open for public inspection on the City’s website at https://www.cityofgardena.org/community -development/planning- projects/. You will have the opportunity to speak during the hearing. Comments may also be submitted via email to [email protected] or by mail to 1700 W 162
nd Street, Gardena, CA 90247.

If you challenge the nature of the proposed action in court, you will be limited to raising only those issues you or someone else raises at the public hearing described in this notice, or in written correspondence delivered to the Gardena Planning and Envi ronmental Quality Commission at, or prior to, the public hearing. For further information, please contact the Planning Division, at (310) 217-9524.

Amanda Acuna
Community Development Manager

CITY OF GARDENA

PLANNING AND ENVIRONMENTAL QUALITY COMMISSION

STAFF REPORT
RESOLUTION NO. PC 21-24
ZTA # 7-24
AGENDA ITEM #6.C

DATE: December 3, 2024

TO: Chair Henderson and Members of the Planning and Environmental Quality Commission

FROM: Greg Tsujiuchi, Community Development Director

PREPARED BY: Amanda Acuna, Community Development Manager

APPLICANT: City of Gardena

LOCATION: Industrial Zoning Districts (M-1 and M-2)

REQUEST: Recommendation to the City Council on adoption of Ordinance No. 1877 amending the Gardena Municipal Code Chapter 18.66 and Section 18.36.020 relating to allowing non-storefront retail medicinal cannabis delivery services businesses in the M -1 and M -2 zoning districts.

SUMMARY
On September 18, 2022, Governor Newsom signed Senate Bill No. 1186 (SB 1186) into law, referred to as the Medicinal Cannabis Patients’ Right of Access Act, prohibiting cities from adopting or enforcing any regulation on or after January 1, 2024, that directly or indirectly prohibits the retail sale by delivery of medicinal cannabis in the C ity. However, the Act allows cities to adopt or enforc e reasonable regulations on the location and operation of medicinal cannabis delivery service businesses , also known as “non- storefront retailers,” within the City.

Gardena Municipal Code (GMC) Chapter 18.66 currently prohibits all cannabis activity in the City , except for personal cultivation within residential properties. This prohibition includes the delivery of cannabis to or from destinations within the C ity, including for medical purposes. As a result , the current Gardena Zoning Code does not comply with SB 1186. To comply with state law , the City must amend GMC Chapter 18.66 to lift the ban on the establishment of a physical location which would allow the retail delivery of medicinal cannabis to patients or caregivers with in the C ity. Additionally, if the City’s intends to regulate the establishment of non-storefront retailers within the City, the Zoning Code must be amended to designate appropriate zoning areas for these businesses.

December 3, 2024, Planning Commission Meeting
ZTA #7-24, Ordinance No. 1877

Page 2 of 6 ends

On August 20, 2024, staff presented Ordinance No. 1875 to the Commission for a recommendation to the City Council regarding amendments to GMC Title 18 (Zoning) to comply with the delivery requirements of SB 1186. On, October 8, 2024, Ordinance No. 1875 was brought before the City Council for first reading. After the meeting the staff reassessed the potential impact of the ordinance on non- storefront retailers as required by SB 1186. As a result, Ordinance No. 1877 was drafted, incorporating the same amendments as Ordinance No. 1875, with the addition of a modified distance requirement for lots with mobile home park land uses.

Ordinance No. 1877 would still establish that non-storefront retailers would be allowed within the Industrial (M-1) and General Industrial (M-2) zones and distance requirements from listed sensitive receptors. The ordinance would also still propose a new chapter to GMC Title 5 (Business License and Regulations) to establish a regulatory permitting scheme and reasonable regulations to protect the City’s neighborhood, residents and businesses from negative impacts that be associated with the delivery of medical cannabis. However, since the Planning Commission’s role does not include making recommendations to Title 5, the Commission is only being asked to consider the provisions related to amendments to the City’s Zoning Code and the environmental assessment consideration in accordance with the California Environmental Quality Act (CEQA).

This staff report was prepared to present the legislative history of the relevant state laws that the City must comply with, as well as the proposed amendments to the City's zoning code.

BACKGROUND

In 1996, California voters approved Proposition 215, which legalized the use of medical cannabis in California. In 2015, a series of state laws known as the Medical Cannabis Regulation and Safety Act established a state regulatory and licensing scheme for medical cannabis businesses. In November 2016, voters approved Proposition 64, referred to as the Adult Use of Marijuana Act, which legalized the nonmedical use of cannabis. Under Proposition 64, adults 21 years of age or older can legally grow, possess and use cannabis for nonmedical purposes, with certain restrictions. Proposition 64 also established a state regulatory and licensing scheme for commercial adult -use cannabis businesses.

Senate Bill 94 was signed into law in 2017 which created a single regulatory scheme known as the Medicinal and Adult -Use Cannabis Regulation and Safety Act to regulate both medical and non-medical cannabis, however, retained provisions that granted local jurisdictions control over whether commercial cannabis activity could occur in a particular jurisdiction or impose stricter local standards than those afforded in state regulations. In accordance with this law, the City of Gardena adopted Chapter 18.66 of t he Gardena Municipal Code, in 2017, which prohibits all commercial cannabis activity within the City.

December 3, 2024, Planning Commission Meeting
ZTA #7-24, Ordinance No. 1877

Page 3 of 6 ends

Senate Bill No. 1186 (SB 1186) - Medicinal Cannabis Patients’ Right of Access Act

SB 1186 prohibits cities from adopting or enforcing any regulation that prohibits the establishment of a business that allows the delivery of medicinal cannabis within the City to medicinal cannabis patients or their primary caregivers. These business es will not be open to the public.

This legislation specifically states that a City cannot regulate the following with respect to medicinal cannabis delivery service businesses:
• Limit the number of businesses authorized to deliver medicinal cannabis in the city. • Limit the operating hours of medicinal cannabis businesses. • Limit the number or frequency of medicinal cannabis sales by delivery. • Limit the types or quantities of medicinal cannabis.
• Require the establishment of physical premises within the city.

However, the law does not prevent the City from adopting or enforcing reasonable regulations on non- storefront retailers of medicinal cannabis related to zoning requirements, security or public health and safety requirements , licensing requirements, and imposing or collecting applicable state or local taxes on retail sales of medicinal cannabis occurring within the city.

Additionally, cities may continue to enforce prohibitions on all other aspects of medicinal cannabis including cultivation, manufacturing, testing and sales. The legislation also does not impact cities’ local control over non-medicinal cannabis businesses.

In order to comply with the requirements of SB 1186, the City must consider amendments to Chapters 18.66 and Title 5 of the Gardena Municipal Code. The City’s licensing requirements will be in addition to state law requirements.

ANALYSIS

Ordinance No. 187 7, which is attached as Exhibit A to Attachment A , establishes reasonable restrictions and operational standards that address potential security and public health and safety concerns as it relates to allowing non-storefront retail medicinal cannabis delivery services businesses within the City. The Ordinance also includes a yellow highlight to indicate the changes made from the previous draft that was presented to the Commission.

Amendments to Chapter 18.66 – Cannabis Prohibition and Personal Cultivation

Ordinance No. 1877 clarifies that the City's ban on commercial cannabis activities does not apply to the delivery of medicinal cannabis by a non-storefront retailer to a medicinal December 3, 2024, Planning Commission Meeting
ZTA #7-24, Ordinance No. 1877

Page 4 of 6 ends

cannabis patient for medical use within the City. However, the City’s current prohibition on all other aspects of medical and commercial cannabis activities, such as cultivation, manufacturing, testing, retail sales, and retail delivery of non-medical cannabis products, will be unaffected by the proposed changes.

This Ordinance will also introduce definitions related to the retail sale and delivery of medicinal cannabis to clarify the distinctions between the medical cannabis uses permitted under SB 1186. The following are some of the definitions that will be added to Chapter 18.66:
• Medical Use - or “medicinal use” shall mean the use of medicinal cannabis by a medicinal cannabis patient;
• M edicinal cannabis – business means a retailer authorized to engage in the retail sale by delivery of medicinal cannabis to medicinal cannabis patients; • M edicinal cannabis delivery service – means a state- licensed, non- storefront retailer that sells and delivers only medicinal cannabis and medicinal cannabis products to medicinal cannabis patients; and
• No n -storefront retailer – means a retailer that sells cannabis goods to customers only through delivery and whose business is closed to the public.

Amendments to Chapter 18.36 – Industrial Zone (M-1)

As mandated by SB 1186, the City must permit the establishment of non- storefront retailers for medicinal cannabis delivery services. Upon review, staff found these businesses to be similar to uses located in Industrial Zoning districts. The City’s Zoning Map currently includes two Industrial Zoning designations: M -1 and M-2. However, both designations serve the same purpose, as the M-2 zone adheres to the same regulations as the M-1 zone.

Ordinance No. 1877 will permit medicinal cannabis delivery service businesses in the M-1 and M-2 zones, provided they are located at least 600 feet from the following sensitive receptors:
• A lot containing a single-family residential dwelling unit; • Public or private schools;
• Daycare centers as defined by Health and Safety Code section 1596.76; • Churches;
• Public parks;
• Libraries;
• Youth centers, which for purposes of this section shall mean a public or private facility that is primarily used to host recreation or social activities for minors, including:

December 3, 2024, Planning Commission Meeting
ZTA #7-24, Ordinance No. 1877

Page 5 of 6 ends

o Private youth membership organizations or clubs;
o Social service teenage club facilities;
o Any facility used for youth activities at least 60 percent of the time in a calendar year;
o A park, playground or recreational area located on a public or private school grounds or in a city, county or state park specifically designed to be used by children or which has play equipment installed, including public grounds designed for athletic activities including courts or fields; or o A similar facility to one of the above.
• Any other medicinal cannabis delivery service business.

Ordinance No. 1877 would also require that non-storefront retailers must be at least 300 feet from any mobile home park. This revision to the previously drafted ordinance is being considered because existing mobile home parks are currently located throughout the industrial zoned areas. Staff determined that enforcing a 600- foot distance requirement would restrict where these businesses can be established, potentially creating a constraint which would be prohibited by SB 1186.

Businesses located outside of these distance requirements must obtain a permit from the Police Department before commencing operations, in accordance with the newly established Chapter 5.80, which will be created through Ordinance No. 1877.

The adoption of Ordinance No. 1877 will bring the City’s code into compliance with the state laws but will not change the ban on all other commercial cannabis related activities including storefront cannabis businesses from operating in the City.

GENERAL PLAN CONSISTENCY
Approving these changes to the Gardena Municipal Code is required for the public necessity, convenience, general welfare and good land use and zoning practices. The Industrial land use designation of the Gardena General Plan Land Use Plan allows for a variety of clean and environmentally friendly industries. The Industrial land use designation is implemented by the M -1 and M -2 zones. These zones allow for commercial, manufacturing and industrial uses conducted within enclosed buildings. The establishment of non- storefront cannabis delivery businesses is consistent with the General Plan and zoning.

ENVIRONMENTAL REVIEW
Adoption of this o rdinance is exempt under the common sense exemption of CEQA Guidelines section 15061(b)(3) where it can be seen that the project will not have any possibility of creating significant effects on the environment. The ordinance does not authorize any development and is merely sets forth policy and procedures.

December 3, 2024, Planning Commission Meeting
ZTA #7-24, Ordinance No. 1877

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NOTICE
The public hearing notice was published in the Gardena Valley News on November 21 , 2024 (Attachment B). A copy of Proof of Publication and Affidavit of Mailing are on file in the office of the Community Development Department Room 101, City Hall and are considered part of the record.

RECOMMENDATION
Staff recommends the Planning and Environmental Quality Commission to:
1) Conduct the public hearing;
2) Receive testimony from the public; and
3) Adopt Resolution No. PC 21-24 recommending that the City Council adopt Ordinance No. 1877.

ATTACHMENTS
A – Resolution No. PC 21-24
• Exhibit A – Draft Ordinance No. 1877
B – Public Notice
1 ORDINANCE NO. 1877