Local zoning · El Segundo

El Segundo — Historic Preservation

Q: What triggers the need for a certificate of appropriateness in El Segundo?

Any proposed construction, alteration, restoration, relocation, or demolition affecting a designated cultural resource requires a certificate of appropriateness before a building permit will be issued. Ordinary maintenance that does not change design/material/appearance is exempt. § 15‑14‑5; § 15‑14‑9 .

Q: Can I get permission to demolish a designated historic building for economic hardship?

Yes — the Code allows owners to apply for an unreasonable economic hardship exemption , but the owner bears the burden of proof and must submit financial, market, and rehabilitation cost information listed in the ordinance; the Commission or City Council may grant the exemption after finding denial would deny reasonable beneficial use and a reasonable rate of return. § 15‑14‑7(D) .

Q: Does the preservation ordinance block ordinary repairs or require special building‑code treatment?

No. Ordinary maintenance and repair that do not change design, material, or external appearance are not subject to the COA requirement. For structural or life‑safety code issues, the Building Official can authorize emergency work; the California Historical Building Code may offer alternative compliance paths for qualified historic buildings. § 15‑14‑9; § 15‑14‑10 .

Historic Preservation under the El Segundo local zoning and planning code, with the controlling citations.

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Last reviewed: July 2, 2026

Overview

El Segundo’s Historic Preservation rules are located in the Zoning Code under Chapter 14, Historic Preservation. The Chapter establishes how the City identifies and protects designated cultural resources (individual landmarks and historic districts), sets the designation criteria, requires a certificate of appropriateness for most changes to designated resources, preserves owner rights while allowing hardship exemptions, and gives the Planning Commission implementation authority. Key mandatory provisions include designation procedures, a temporary stay on permits during designation, certificate-of-appropriateness requirements, a duty-to-maintain, and enforcement/penalties. § 15‑14‑1 through § 15‑14‑11 explain these rules.

(Throughout this page the first natural mention of related topics is linked: parking, development standards, design review, overlay districts, ADUs, and California Building Standards Code.)

What the ordinance requires — high‑value rules (plain English + citations)

Designation is voluntary and owner‑initiated (or owner‑consented). A property must generally be at least 50 years old and meet historic criteria to be declared a designated cultural resource; the Planning Commission recommends and the City Council makes the final designation resolution that is recorded. § 15‑14‑3.
Once designation is requested, the City places a temporary stay on construction/permits affecting the proposed resource until the City Council decides. § 15‑14‑3(C).
For any construction, alteration, restoration, relocation, or demolition of a designated resource, a certificate of appropriateness is required before a building permit may issue. Ordinary maintenance and repairs that do not change design/material/appearance are exempt. § 15‑14‑5; § 15‑14‑9.
The Planning Commission may grant or deny certificates of appropriateness and applies criteria (e.g., not adversely affecting exterior architectural features or the resource’s special character). Appeals go to the City Council. § 15‑14‑6; § 15‑14‑7.
Property owners may seek an unreasonable economic hardship exemption; the owner bears the burden of proof and must submit financial/market data as listed in the Code. § 15‑14‑7(D).
Owners must keep designated resources in good repair (duty to maintain). The Building Official can issue emergency permits for public‑safety work. § 15‑14‑8; § 15‑14‑10.
Violations are enforceable as misdemeanors and the City can require restoration to the pre‑violation condition. The Building Official enforces the Chapter. § 15‑14‑11.
The City maintains a local register / list of designated cultural resources and historic districts and records legal descriptions and photographs. § 15‑14‑4.

District-by-district (how Historic Preservation interacts with El Segundo’s zones)

The Historic Preservation Chapter applies to designated resources wherever they sit in the City. The zoning chapters identify local districts; below are El Segundo districts where historic resources commonly appear and the code references that describe those districts and their development standards. Where the ordinance does not state a preservation‑specific rule for a district, the preservation Chapter controls (see above); for anything the zoning articles don’t cover here the note “Not found in retrieved materials” appears.

Note: the City’s list of zoning districts and specific plans is in the Zoning Code (zoning table). § 15‑3‑2 lists specific plan zones and district codes (e.g., R-1, MU-N, MU-S, C-3, CO, M-1, and Downtown DSP districts MSD/RSD/GAD/CCD).

R-1 — Single‑Family Residential

Purpose and where it applies: R-1 is the City’s Single‑Family Residential zone; R‑1 rules and any R‑1 overlays apply to parcels designated R‑1. § 15‑4B (Article covering single‑family standards) and specific urban‑lot split rules are in § 15‑4G.
Typical permitted uses: single‑family dwellings and incidental accessory uses; ADU rules interact with R‑1 standards (see ADU practices). § 15‑4B (various subsections).
Key dimensional standards (representative): front setback 22 ft; side yard 10% of lot width (min 3 ft / max 6 ft); max pitched‑roof height 32 ft / 2 stories; lot area minima in the article (see Code). § 15‑4B.
Historic note: If an R‑1 property is designated a cultural resource, the owner must obtain a certificate of appropriateness for construction/demolition/etc. § 15‑14‑5.

R-2 / R-3 — Two‑Family and Multi‑Family Residential

Purpose and where it applies: R-2 and R-3 contain two‑family and multi‑family standards; site and open‑space requirements and density limits are provided in Article 15‑4 (multiple articles for multifamily). § 15‑4 (R‑2/R‑3).
Typical uses: multi‑family dwellings, accessory uses, conditional uses listed in residential articles. § 15‑4.
Key dimensional standards (representative R‑3 excerpt): Lot coverage, setbacks, FAR limits and unit size/density rules appear in the R‑3 article; example parking minimums and open space standards are specified in those articles. § 15‑4C (see development‑standards article). Not all numeric values appear in the retrieved snippets for every subzone — verify parcel‑specific values.

MU‑N — Urban Mixed Use North

Purpose: MU‑N is intended for a blend of commercial, office, R&D, retail and hotel uses and to encourage street‑level pedestrian activity. § 15‑5F‑1.
Typical permitted uses: See Article 15‑5A and the MU‑N permitted‑uses cross‑reference; generally mixed commercial/residential/multi‑use uses are allowed. § 15‑5F‑2.
Key dimensional standards (site development): Lot area min 10,000 sq ft; Height max 175 ft; Front setback 20 ft; Side yard 10 ft (or 20 ft if adjoining a street); Rear yard 5 ft (20 ft if access/adjacent street); FAR 1.3:1 (transfer of development rights may allow more east of PCH). § 15‑5F‑3.
Where it applies: MU‑N mapped locations / specific plans listed in § 15‑3‑2.
Preservation note: any designated resource in MU‑N requires a certificate of appropriateness before demolition/alteration (Chapter 14). § 15‑14‑5.

MU‑S — Urban Mixed Use South

Purpose: mixed commercial/office/retail/hotel with building and open‑space standards. § 15‑5G‑1.
Typical uses: mixed uses per Article 15‑5A and MU‑S special provisions. § 15‑5G‑2 (cross‑referenced).
Key dimensional standards (site development): Lot area min 10,000 sq ft; Height max 175 ft; Front setback 20 ft (30 ft along Rosecrans Ave); Side yard 10 ft (20 ft where abutting non‑commercial or certain streets); FAR 1.3:1. § 15‑5G‑3.

C‑3 / C‑4 / Corporate Office (C‑3, C‑4, CO)

Purpose and uses: C‑3 is the General Commercial zone, C‑4 is Commercial Center, CO is Corporate Office; permitted uses and site standards are in Article 15‑5 (respective sections). § 15‑5 series.
Dimensional standards: C‑4 article lists a representative FAR 0.275 to 0.8 depending on subzone and transfer rules; see § 15‑5E/Article for specifics. § 15‑5E‑3 / 15‑5E‑?.
Preservation note: certificate‑of‑appropriateness requirements are zone‑agnostic — any designated resource in these commercial zones needs the approval in § 15‑14 before permit issuance. § 15‑14‑5.

M‑1 / M‑2 — Light & Heavy Industrial

Purpose and where it applies: M‑1 (Light Industrial) and M‑2 (Heavy Industrial) appear in the zoning table; specific restrictions for nonconforming expansions and vacancy differ for M‑2 (see § 15‑21‑6 / 15‑21‑7). § 15‑20 / 15‑21.
Preservation note: the preservation Chapter applies citywide to designated resources; industrial buildings may be designated and thereby subject to certificates of appropriateness and the duty to maintain. § 15‑14‑5; § 15‑14‑8.

Downtown Specific Plan districts (MSD, RSD, GAD, CCD)

The Downtown Specific Plan divides the downtown into MSD (Main Street District), RSD (Richmond Street District), GAD (Grand Ave District), CCD (Civic Center District); these are listed in § 15‑3‑2. Design review for downtown is in the Downtown Specific Plan (Director/Commission roles are cross‑referenced in § 15‑23 and § 15‑28). § 15‑3‑2; § 15‑23; § 15‑28.
Preservation note: downtown designated resources trigger Chapter 14 certificate requirements and may also be subject to Downtown design review processes. § 15‑14‑5; § 15‑25‑4.

Quick reference table — decision‑relevant standards & where to find them

Rule / standard	Short summary	Code reference
Designation criteria (age + significance)	Must be ≥50 years and show historic/architectural/cultural significance.	§ 15‑14‑3(B)
Temporary stay on permits during designation	No permits issued affecting a proposed resource while designation pending.	§ 15‑14‑3(C)
Certificate of appropriateness required	Required before construction, alteration, restoration, relocation, demolition (except ordinary maintenance).	§ 15‑14‑5
Authority to grant COA	Planning Commission may grant COA; appeals to City Council.	§ 15‑14‑6
Economic hardship exemption	Owner may apply; owner bears burden of proof; financial documentation required.	§ 15‑14‑7(D)
Duty to maintain	Owner must keep exterior features in good repair.	§ 15‑14‑8
MU‑N development limits (example zone)	Lot area 10,000 sf; Height 175 ft; Front setback 20 ft; FAR 1.3:1.	§ 15‑5F‑3
Enforcement / penalties	Violations are misdemeanors; City can require restoration.	§ 15‑14‑11

Checklist — what an applicant must satisfy when dealing with a designated cultural resource

Confirm whether the property is on the City’s designated cultural resources list (Community Development). § 15‑14‑4.
If pursuing (or responding to) designation: expect a Planning Commission hearing and a City Council hearing; anticipate a temporary stay on permits until Council action. § 15‑14‑3(C); § 15‑28‑2.
For any demolition, relocation, construction, alteration, restoration: prepare and submit an application for a certificate of appropriateness (COA) and meet COA criteria. § 15‑14‑5; § 15‑14‑7.
If claiming unreasonable economic hardship, assemble the required financial documentation and pro‑forma analyses listed in § 15‑14‑7(D).
Confirm applicable development standards for the zoning district (setbacks, FAR, height, parking) and whether design review or site plan review applies. See the district article (e.g., § 15‑5F‑3 for MU‑N).
Coordinate with Downtown design review or other specific‑plan review if inside a Specific Plan area. § 15‑23; § 15‑25.
If work includes mechanical, structural, or accessibility changes, confirm interactions with the California Building Standards Code (Title 24) and local building permit requirements (the historical building code may apply). Not a substitute for building‑code review. See CHBC guidance files in City’s resources.

Risks & Ambiguities

Issue	Why it matters	What to verify
Whether a specific parcel is already listed as a designated cultural resource	Designation triggers COA requirement and permit stays; impacts timeline and allowable work.	Check the Community Development Dept. designated resources list and the legal description § 15‑14‑4. Verify with staff.
Timing and effect of the temporary stay on permits	A stay can pause permit processing for the property while designation is pending.	Confirm whether an application for designation has been filed and the exact date of filing; check § 15‑14‑3(C).
Scope of "ordinary maintenance" exemption	Owners may assume small repairs are exempt, but material or appearance changes may require COA.	Use § 15‑14‑9 to compare proposed work; when in doubt, apply for a COA or get Director’s written determination.
Economic‑hardship claim evaluation	Owner bears the evidentiary burden; denial can still block demolition.	Review required financial information list in § 15‑14‑7(D); retain a preservation economist if needed.
Conflicts between district development standards and preservation goals	Development standards (setbacks/FAR/parking) may appear to conflict with preservation objectives.	Preservation Chapter controls physical changes to designated resources (COA rules § 15‑14‑5/6/7). For specific waivers/adjustments, check adjustment and variance processes (e.g., § 15‑22‑4). Verify project‑specific findings.
ADU permitting in historic properties	State ADU law interacts with local preservation rules — local objective standards may still apply to avoid adverse impacts.	Check local ADU rules and state law; State guidance allows ADUs in historic districts but permits objective standards to prevent adverse impacts; confirm with Community Development. (Local ADU policy references and CHBC noted in files.)

Plain‑English summary (homeowner)

If your El Segundo building is designated a local historic resource, you can still repair and use it, but most major changes (like demolition, moving it, or changes that alter exterior appearance) require a Planning Commission certificate of appropriateness first; if you claim keeping the building is a financial hardship you must show detailed financial proof. § 15‑14 lays out the designation, COA, maintenance, and appeal rules.

Source References

El Segundo Zoning Code — Historic Preservation, Chapter 14 (15‑14‑1 through 15‑14‑11) (designation, COA, criteria, hardship, maintenance, enforcement). § 15‑14‑1 – § 15‑14‑11.
El Segundo Zoning Code — Public Hearings & Procedure, § 15‑28‑2 (who hears designation and COA matters). § 15‑28‑2.
El Segundo Zoning Code — MU‑N Zone standards (site development: lot area, height, setbacks, FAR). § 15‑5F‑1 – § 15‑5F‑5.
El Segundo Zoning Code — MU‑S Zone standards (site development & setbacks). § 15‑5G‑1 – § 15‑5G‑6.
El Segundo Zoning Code — Zoning district list and Specific Plans (Downtown, Smoky Hollow, etc.). § 15‑3‑2.
El Segundo Zoning Code — Nonconforming rules and expansions, and adjustment authority. § 15‑21‑5; § 15‑22‑4.
El Segundo Zoning Code — Site plan, design review, and application process. § 15‑25; § 15‑23; § 15‑28.
California Historical Building Code (CHBC) excerpt — guidance on historic building treatment and applicability of CHBC (uploaded reference).
2025 California ADU handbook (uploaded) — state ADU rules and guidance about ADUs in historic districts.

Information Gaps / Items NOT found in retrieved materials

The City’s up‑to‑date printed list (or map) of currently designated cultural resources / historic districts (the code requires the list, § 15‑14‑4, but the actual list is not contained within the retrieved files). Verify with Community Development.
Detailed procedural timeline and fee schedule for a certificate of appropriateness (the Code establishes the requirement and hearing roles but does not include an explicit fee table or exact turnaround times in the retrieved snippets). Verify with Community Development. Not found in retrieved materials.
Downtown Specific Plan design‑review standards and the DSP’s numeric design standards for MSD / RSD / GAD / CCD (the Zoning Code references the DSP; the plan text (design standards) was not included in the retrieved files). Verify the DSP document.

Sources

Retrieved passages

El Segundo Zoning Code (Section exist) High relevance
El Segundo Zoning Code (CHAPTER 14) High relevance
El Segundo Zoning Code (Chapter 15-28) High relevance
El Segundo Zoning Code (Chapter 15-28) High relevance
El Segundo Zoning Code (Section 15-14-9) Medium relevance
El Segundo Zoning Code (chapter must) Medium relevance
El Segundo Zoning Code (Chapter on) Medium relevance
CBC § 113.3 (Chapter shall) Medium relevance
El Segundo Zoning Code (§ 65915) Medium relevance
El Segundo Zoning Code (CHAPTER 28) Medium relevance
El Segundo Zoning Code (Chapter 28) Medium relevance
El Segundo Zoning Code (title or) Medium relevance
El Segundo Zoning Code (title related) Medium relevance
El Segundo Zoning Code Medium relevance
El Segundo Zoning Code (CHAPTER 25) Medium relevance
El Segundo Zoning Code (section 65915.) Medium relevance
El Segundo Zoning Code Medium relevance
El Segundo Zoning Code (CHAPTER 1) Medium relevance
El Segundo Zoning Code (chapter 16) Medium relevance
El Segundo Zoning Code (chapter 2) Medium relevance
El Segundo Zoning Code (section 15-2-3) Medium relevance
El Segundo Zoning Code (CHAPTER 34) Medium relevance
El Segundo Zoning Code Medium relevance
El Segundo Zoning Code (section 18000) Medium relevance
El Segundo Zoning Code (chapter 2) Medium relevance
El Segundo Zoning Code (chapter 2) Medium relevance

Cited sections

Official El Segundo code library

Frequently asked questions

What triggers the need for a certificate of appropriateness in El Segundo?

Any proposed construction, alteration, restoration, relocation, or demolition affecting a designated cultural resource requires a certificate of appropriateness before a building permit will be issued. Ordinary maintenance that does not change design/material/appearance is exempt. § 15‑14‑5; § 15‑14‑9.

How does a building become a designated cultural resource in El Segundo?

Designation is a voluntary, owner‑initiated process (owner consent required if initiated by the owner) with a Planning Commission public hearing and a City Council public hearing; the resource must generally be 50 years or older and meet significance criteria before the Council adopts a resolution and the City records it. § 15‑14‑3(B).

Can I get permission to demolish a designated historic building for economic hardship?

Yes — the Code allows owners to apply for an unreasonable economic hardship exemption, but the owner bears the burden of proof and must submit financial, market, and rehabilitation cost information listed in the ordinance; the Commission or City Council may grant the exemption after finding denial would deny reasonable beneficial use and a reasonable rate of return. § 15‑14‑7(D).

Does the preservation ordinance block ordinary repairs or require special building‑code treatment?

No. Ordinary maintenance and repair that do not change design, material, or external appearance are not subject to the COA requirement. For structural or life‑safety code issues, the Building Official can authorize emergency work; the California Historical Building Code may offer alternative compliance paths for qualified historic buildings. § 15‑14‑9; § 15‑14‑10.

If my property is in the **MU‑N** or **MU‑S** zone and is historic, what dimensional standards apply?

You must follow the MU‑N or MU‑S site development standards in their Articles — for MU‑N see minimum lot area 10,000 sf, height 175 ft, front setback 20 ft, and FAR 1.3:1 at § 15‑5F‑3; for MU‑S see similar lot area and height limits plus street‑specific setback rules at § 15‑5G‑3. In addition, if the property is a designated cultural resource, you need a COA for changes.

Will a historic designation stop me from using my property commercially or renting it?

No — the ordinance explicitly states designation should not infringe reasonable uses that are not inconsistent with preservation purposes. However, physical changes that affect the resource’s character (construction, demolition, relocation, major alteration) require a certificate of appropriateness. § 15‑14‑2(C)(7); § 15‑14‑5.

If there is an application for designation, can other permits still be processed?

No building permits or other entitlement permits that would affect the proposed resource are to be issued from the time an application for designation is filed until the City Council makes a final decision, except as otherwise allowed by the Code (temporary stay). § 15‑14‑3(C).

Where do I look for the City’s record of designated cultural resources and their legal descriptions?

The Community Development Department is required to maintain the City’s designated cultural resources list containing legal descriptions, owner names, assessor parcel numbers, sketches/photos, conditions and known threats, as set out in § 15‑14‑4. Contact Community Development to obtain the current list.

Do ADU rules differ if my house is historically designated or in a historic district?

State ADU law allows ADUs within historic districts but permits the local agency to apply objective standards that prevent adverse impacts to properties on the California Register. El Segundo’s local ADU and historic rules both apply; check local ADU requirements and be prepared that design review / COA may be required for exterior changes. See local preservation § 15‑14 and ADU guidance files.

Who enforces the Historic Preservation Chapter and what happens if someone demolishes a designated resource without approval?

The Building Official enforces the Chapter; violations are misdemeanors and the City can require restoration to the pre‑violation appearance or setting. § 15‑14‑11.

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