ORDINANCE 1592ORDINANCE NO. 1592
AN ORDINANCE APPROVING AND ADOPTING SPECIFIC PLAN
NO. SP 16-02, ZONE CHANGE NO. ZC 16-01, AND ZONE TEXT
AMENDMENT NO. ZTA 16-04, AMENDING THE EL SEGUNDO
ZONING MAP AND AMENDING § 15-3-2(A) OF THE EL
SEGUNDO MUNICIPAL CODE FOR THE LAKES SPECIFIC PLAN
PROJECT LOCATED AT 400 PACIFIC COAST HIGHWAY.
The City Council of the City of El Segundo does ordain as follows:
SECTION 1: The City Council finds and declares as follows. -
A, On June 20, 2016, CenterCal Properties, LLC, filed an application
for Environmental Assessment No. EA -1135, General Plan
Amendment No. 16-01, Zone Change No. ZC 16-01, Specific Plan
No. SP 16-02, Zone Text Amendment No. ZTA 16-04, Site Plan
Review No. 16-01, Lot Line Adjustment No. SUB 16-03, and
Conditional Use Permit No. CUP 16-05 for approval of a specific plan
and related discretionary entitlements to facilitate a development
project at the Lakes golf course consisting of replacing an existing
driving range and hitting bays with a three-story golf -themed
commercial recreation and entertainment facility, including hitting
bays, a restaurant/bar, and other supporting accessory uses to be
operated under the "Topgolf" brand (the "Project"). Additional project
improvements include demolition of the existing clubhouse and
reconstruction of a smaller clubhouse, modification of the fairways
and layouts of three holes at the existing 9 -hole executive golf
course, new golf course lighting, and modification and expansion of
the existing parking to accommodate additional parking to serve the
facility;
B, After submittal of additional information, Staff deemed the project
applications complete on August 31, 2016;
C. Pursuant to the provisions of the California Environmental Quality
Act, Public Resources Code Sections 21000 et. seq, ("CEQA"), the
State's CEQA Guidelines, California Code of Regulation, Title 14,
Section 15000 et. seq., the City's Local CEQA Guidelines (City
Council Resolution No. 2805, adopted March 16, 1993), and
Government Code Section 65962.5(f) (Hazardous Waste and
Substances Statement), the City of El Segundo prepared an
Environmental Impact Report (State Clearinghouse Number
2016091003) (the "EIR");
D. The City prepared an Initial Environmental Study (the "Initial Study")
for the Project pursuant to Section 15063 of the CEQA Guidelines,
and on September 1, 2016, the Initial Study (IS) and Notice of
Preparation (NOP) were released to the public and public agencies
for a comment period of 33 days (through October 3, 2016). On
September 1, 2016, a Public Notice was mailed to property owners
within a 300 -foot radius from the subject property, the Notice was
published in the El Segundo Herald, and the Notice was posted on
the City's website. Lastly, a copy of the Initial Study was made
available at the public counter at City Hall and the local library, and
was made available on the City's website for the public to download
and review
E. On September 8, 2016, the Planning Commission conducted a
public scoping meeting to provide a forum for agencies and members
of the community to provide verbal comments on the IS/NOP;
F. After the NOP comment period ended, the Draft EIR was prepared
taking the comments into account. After completing the Draft EIR,
the document was made available to the public on January 26, 2017
for a 47 -day public comment period that concluded on March 13,
2017;
G. On February 2, 2017, City Staff hosted a noticed public commenting
session to provide the public with an opportunity to submit verbal
comments, in addition to the typical written comments, on the Draft
EIR. Advertisement of the public commenting session was provided
by a Notice published in the El Segundo Herald, a Notice mailed to
all property owners within a 300 -foot radius, a Notice was posted at
The Lakes clubhouse facility, and a Notice was posted on the City's
website,
K On May 25, 2017, the Final EIR was completed and Notice was
provided via mail to all property owners within a 300 -foot radius of
the subject site, and on May 25, 2017 a Notice was published in the
El Segundo Herald announcing that a public hearing was scheduled
with the Planning Commission on June 8, 2017 to review the Final
EIR and the entitlement applications for the proposed project;
Ia On June 8, 2017, the Planning Commission conducted a public
hearing to receive public testimony and other evidence regarding the
applications including, without limitation, information provided to the
Commission by City staff and public testimony, and the applicant,
J. On June 8, 2017, at the request of the Applicant, the Planning
Commission continued the public hearing to June 22, 2017;
K
K. On June 22, 2017, the Planning Commission continued the public
hearing to July 13, 2017-5
L. On July 13, 2017, the Planning Commission adopted Resolution No.
2821 recommending that the City Council approve Environmental
Assessment No. EA -1135, General Plan Amendment No. 16-01,
Zone Change No. ZC 16-01, Specific Plan No. SP 16-02, Zone Text
Amendment No. ZTA 16-04, Site Plan Review No. 16-01, Lot Line
Adjustment No. SUB 16-03, and Conditional Use Permit No. CUP
16-05;
M. The City Council of the City of El Segundo held a duly noticed public
hearing on September 5, 2017, to review and consider the staff
report prepared for the project, receive public testimony, and review
all correspondence received on the project;
N. On September 5, 2017, the City Council adopted Resolution No.
5054, certifying the EIR, making certain environmental findings of
fact, and adopting a Mitigation Monitoring and Reporting Program for
The Lakes Specific Plan and Topgolf Project;
O. On October 3, 2017, the City Council considered the entitlements
associated with the project, such as a General Plan Amendment,
Zone Change, Zone Text Amendment, Lakes Specific Plan, Lot Line
Adjustment and Conditional Use Permit for the TopGolf Project;
however, motions to approve the Ordinance project failed, and the
City Council did not approve the project;
P. Subsequently, in late 2017 and early 2018, the City Council directed
staff to issue a Request for Proposals (RFP) for the Lakes golf course
to determine whether other recreational uses or projects might be
conducted on the Property-,
Q. In September 2018, the City Council selected the proposed
Applicant/Developer and Topgolf project as one of two finalists and
the parties are attempting to negotiate a lease with respect to the
operation of the Lakes-,
R, On November 21, 2018, the Applicant filed a request that the City
reconsider the proposed Lakes Specific Plan and Topgolf project as
presented and analyzed in 2017;
S. On December 20, 2018, the Applicant submitted a slightly modified
version of the project, which included the following modifications:
The upper level roof terrace would decrease from 2,687 GSF to
1,364 GSF,
3
• The previously proposed 2,084-GSF bar on the middle level is
excluded and a new 1,648-GSF bar is proposed on the upper
level,
• The previously proposed middle level 2,897-GSF of event space
is excluded, and 2,085 GSF of new event space is proposed on
the upper level,
• A new 1,466 -SF kitchen and 960 -SF dining area are proposed on
the middle level- no kitchen or dining area were previously
proposed on the middle level,
• The ground level kitchen would decrease from 2,410 SF to 1,346
SF,
a A new 1,936 -SF bar is proposed on the ground level- no bar was
previously proposed on the ground level,
• The ground level 1,655 -SF lounge area is excluded, and
• The upper level 240 -SF lounge area is excluded.
T. On January 8, 2019, the City's environmental consultant completed
an independent review of the modified project and determined that
no new significant environmental impacts would result, the
modifications would not increase the severity of any effects
previously identified in the EIR, and the modified project generally
involves a redistribution of floor space with no new or dissimilar land
uses proposed. Thus, the City's environmental consultant concluded
that the modifications are adequately covered by the previous EIR,
and no additional CEQA analysis is required.
U. On January 10, 2019, a Notice was published in the EI Segundo
Herald and Notice mailed to property owners within a 300 -foot radius
from the subject property, announcing that a public hearing was
scheduled with the Planning Commission on January 24, 2019, to
consider the proposed modified project,
V. On July 25, 2019, the EI Segundo Planning Commission held a
noticed public hearing to receive public testimony and other evidence
regarding the application including information provided by city staff;
and, adopted Resolution No. 2856 recommending that the City
Council approve the proposed amendments;
W. On October 15, 2019, the City Council held a public hearing and
considered the information provided by City staff and public
testimony regarding this Ordinance; and,
K This Ordinance and its findings are made based upon the entire
administrative record including testimony and evidence presented to
the Planning Commission at its June 8, and July 13, 2017 public
hearings and upon the evidence presented to the City Council at its
:!
September 5, 2017 public hearing including, and based upon the
evidence presented to the Planning Commission at its January 24,
2019 public hearing and upon the evidence presented to the City
Council at its October 15, 2019 public hearing and the staff report
submitted by the Planning and Building Safety Department.
SECTION 2: Environmental Assessment. The Council makes the following
environmental findings:
A. Pursuant to CEQA Guidelines Sections 15064 and 15081, and
based upon information contained in the Initial Study, the City
ordered the preparation of an Environmental Impact Report ("EIR")
for the Project. The City contracted with independent consultants for
the preparation of the technical studies for the EIR and on September
1, 2016, prepared and sent a Notice of Preparation of the EIR to
responsible, trustee, and other interested agencies and persons in
accordance with Guidelines Section 15082(a). Comments on the
Notice of Preparation were accepted during the 33 -day comment
period ending on October 3, 2016. During the scoping period, the
City held an advertised public meeting on September 8, 2016, to
facilitate public input regarding the scope of the EIR.
B. The City completed the Draft EIR, together with those certain
technical studies (the "Appendices"), on January 26, 2017. The City
circulated the Draft EIR and the Appendices to the public and other
interested parties from January 26, 2017 through March 13, 2017,
for a 47 -day comment period. In addition to receiving written
comments submitted during this time, public comments were
received at an advertised public commenting session on February 2,
2017. Advertisement of the public commenting session was
provided by a Notice published in the El Segundo Herald, a Notice
mailed to all property owners within a 300 -foot radius, a Notice
posted at The Lakes clubhouse facility, and a Notice was posted on
the City's website.
C. During the Draft EIR public comment period, including at the
February 2, 2017 public commenting session, the City received
numerous letters and comments. Responses to each of the
individual comments were prepared and made available on May 25,
2017. The comments and responses are part of section 11.3 of the
Final EIR, and are incorporated herein by reference. The written
responses to comments were made available for public review in the
Planning and Building Safety Department, at the El Segundo Public
Library and on the City's website. After reviewing the responses to
comments, the revisions to the Draft EIR, and the Final EIR, the
Planning Commission finds that the information and issues raised by
P
the comments and the responses thereto do not constitute significant
new information requiring recirculation of the EIR.
D. The Final EIR is comprised of the Draft EIR, an errata thereto,
comments and recommendations received on the Draft EIR, a list of
persons, organizations and public agencies commenting on the Draft
EIR, the City's Responses to Comments, and the Mitigation
Monitoring and Reporting Program.
E. The Planning Commission has independently reviewed and
considered the content of the Final EIR, all written and oral public
communications, and all other evidence before the Commission prior
to making a recommendation to the City Council on the proposed
project. The Planning Commission hereby finds that the Final EIR
has been completed in compliance with CEQA and reflects the
independent judgment of the City. Although minor revisions have
been made to the Draft EIR in response to comments received during
the public process, no significant new information has been added to
the EIR since public notice was given of the availability of the Draft
EIR for public review. Consequently, recirculation of the EIR is not
required pursuant to Section 15088.5 of the CEQA Guidelines.
F, The comments regarding the Draft EIR and the responses to those
comments were received by the Commission; that the Planning
Commission received documents and public testimony regarding the
adequacy of the EIR; and the Planning Commission has reviewed
and considered all such documents, testimony and the Final EIR
prior to making its recommendation to the City Council on the Project.
In accordance with Guidelines Section 15090, the Planning
Commission hereby finds that the Final EIR has been completed in
compliance with CEQA and reflects the independent judgment and
analysis of the City.
G. Based upon the Final EIR and the record before the Planning
Commission, the Commission finds the Project will not cause any
significant environmental impacts after mitigation. Detailed
explanations for why the impacts were found to be less than
significant are contained in the draft Findings of Fact attached as
Exhibit A to this Resolution.
H The EIR describes, and the Planning Commission fully considered,
a reasonable range of alternatives to the Project. On the whole, the
proposed Project is environmentally superior to other feasible
alternatives. Thus, all other alternatives and variations are infeasible
or not environmentally preferable for the reasons set forth in the
Findings of Fact.
0
1, On the basis of the FEIR and the record of proceedings in this matter,
the Commission finds that the proposed Project would not result in
temporary or permanent significant and unavoidable effects for any
of the environmental issue areas identified in Appendix G of the State
CEQA Guidelines. Therefore, no Statement of Overriding
Considerations is necessary.
J. Although the project has been slightly modified, as described above
in Section 1.S, no new significant environmental impacts result from
the modified project, the modifications do not increase the severity
of any effects previously identified in the EIR, and the modified
project generally involves a redistribution of floor space with no new
or dissimilar land uses proposed. As such, the modifications are
adequately covered by the previous EIR, and no additional CEQA
analysis is required.
SECTION 3: The City Council approves Zone Change No. 16-01, amending the
Zoning Map to change the zoning designation of the Project area at 400 Pacific
Coast Highway from Open Space (O -S) to The Lakes Specific Plan (TLSP), as set
forth and illustrated in attached Exhibit "A", based on the following factual findings:
A. The proposed Zone Change is necessary to carry out the proposed
project because the proposed General Plan Amendment would
change the land use classification of the project site from Parks, to
The Lakes Specific Plan. The proposed Zone Change is necessary
to maintain consistency with the proposed General Plan land use
designation of The Lakes Specific Plan.
B. The purpose of ESIVIC Title 15 is to implement the goals, objectives
and policies of the El Segundo General Plan. The zone change is
consistent with the General Plan goals, objectives and policies
discussed in Section 4 of this resolution.
SECTION 4: Specific Plan. The City Council makes the following findings:
A. Specific Plans create "mini -zoning" regulations for land uses within
particular areas of the City. All future development plans and
entitlements within the Specific Plan boundaries must be consistent
with the standards set forth in the adopted Specific Plan, even when
they may be different from the general regulations within the ESMC.
B. The proposed specific plan is in the public interest, and there will be
a community benefit resulting from the specific plan. The Lakes
Specific Plan provides flexibility for The Lakes golf course to expand
its existing operations or develop new facilities that are compatible
I
with the existing facilities and uses. The Specific Plan includes a
development concept that accounts for and allows for the Topgolf
facility, includes new land use and zoning categories and identifies
the properties that are effected, includes design guidelines to help
promote high-quality development; and development standards to
address uses, lot area, height, setbacks, floor area, parking,
landscaping and signage. All development in the project area is
subject to the development standards and requirements of the
specific plan. The Lakes Specific Plan is set forth and illustrated in
attached Exhibit "B".
SECTION 5: Zone Text Amendment Findings. Based on the factual findings of this
Resolution, the proposed Zone Text Amendment is necessary to carry out the
proposed project to establish the proposed The Lakes Specific Plan (TLSP) Zone.
An amendment to ESMC § 15-3-2(A)(11) to create The Lakes Specific Plan (TLSP)
Zone is necessary for consistency with the General Plan.
SECTION 5: EI Segundo Municipal Code (ESMC) §15-3-2, subsection (a) is
amended to add subsection (11) to read as follows.-
11,
ollows:
11. The Lakes�Sp„ec fic ..,Plan mm::T:hemreis on,e.. zon�e._.intended to be used
within the boundaries of The La1es beefic Iden. The zone is:
udh r ..T.h..am._..Lak s Soecific Plan area is cornpri edW ,f twa...s.ube.r a_
identified as PR/OS (Public Recrea_tjQnOpn _and CR/OS
_.
(Commercial Recreation/ODen,.. peca
SECTION 7: Specific Plan Findings. Creation of The Lakes Specific Plan (TLSP)
is desirable to implement the Project. Without amending the ESMC, the current
zoning would not permit commercial entertainment and recreational development.
An amendment to ESMC § 15-3-2(A) to create The Lakes Specific Plan (TLSP) is
necessary for consistency with the General Plan.
SECTION 8: Actions. The City Council takes the following actions;
A. The City's Zoning Map is amended by changing the Project site from
"Open Space (O -S) to The Lakes Specific Plan (TLSP).” The
corresponding changes to the Zoning Map are set forth in attached
Exhibit "A".
B. The Lakes Specific Plan is adopted as set forth in attached Exhibit
"B," which is incorporated into this Ordinance by reference.
C. To the extent they are not otherwise adopted or approved by this
E
Ordinance, the City Council approves General Plan Amendment No.
16-01, Zone Change No. ZC 16-01, Specific Plan No. SP 16-02,
Zone Text Amendment No. ZTA 16-04.
SECTION 9- Technical Corrections. The City Manager, or designee, is authorized
to make technical corrections, in a form approved by the City Attorney, to maps,
diagrams, tables, and other, similar, documents (collectively, "Maps") that may be
required to reconcile the changes made by this Ordinance with amendments made
to the Zoning Map by other City Council action in unrelated land use applications.
SECTION 10: Reliance on Record. Each and every one of the findings and
determinations in this Ordinance are based on the competent and substantial
evidence, both oral and written, contained in the entire record relating to the
project. The findings and determinations constitute the independent findings and
determinations of the City Council in all respects and are fully and completely
supported by substantial evidence in the record as a whole.
SECTION 11: Limitations. The City Council's analysis and evaluation of the
Project is based on the best information currently available. It is inevitable that in
evaluating a project that absolute and perfect knowledge of all possible aspects of
the project will not exist. One of the major limitations on analysis of the project is
the City Council's knowledge of future events. In all instances, best efforts have
been made to form accurate assumptions. Somewhat related to this are the
limitations on the City's ability to solve what are in effect regional, state, and
national problems and issues. The City must work within the political framework
within which it exists and with the limitations inherent in that framework.
SECTION 12: Summaries of Information. All summaries of information in the
findings which precede this section, are based on the substantial evidence in the
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 13: Effectiveness of SSMC. Repeal or amendment of any provision of
the ESMC will not affect any penalty, forfeiture, or liability incurred before or
preclude prosecution and imposition of penalties for any violation occurring before
this Ordinance's effective date. Any such repealed part will remain in full force and
effect for sustaining action or prosecuting violations occurring before the effective
date of this Ordinance.
SECTION 14: Recordation. The City Clerk is directed to certify the passage and
adoption of this Ordinance- cause it to be entered into the City of El Segundo's
book of original ordinances; make a note of the passage and adoption in the
records of this meeting; and, within fifteen (15) days after the passage and
adoption of this Ordinance, cause it to be published or posted in accordance with
California law.
9
SECTION 15: Severability. If any part of this Ordinance or its application is
deemed invalid by a court of competent jurisdiction, the city council intends that
such invalidity will not affect the effectiveness of the remaining provisions or
applications and, to this end, the provisions of this Ordinance are severable.
SECTION 16: Effective Date. This Ordinance will go into effect and be in full force
and effect on the thirty-first (31st) day after its passage and adoption.
PASSED AND ADOPTED this 5th day of November, 2019,
ATTEST-
Qulc_�
Tracy Weav), City Clerk
APPROVED AS TO FORM:
V�A_y�o(R-
Mark D. Hensley, C� ttorney
its]
Drew Boyles Ma
CERTIFICATION
STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES ) SS
CITY OF EL SEGUNDO )
I, Tracy Weaver, City Clerk of the City of EI Segundo, California, do hereby certify
that the whole number of members of the City Council of said City is five; that the
foregoing Ordinance No. 1592 was duly introduced by said City Council at a
regular meeting held on the 5th day of November, 2019, and was duly passed and
adopted by said City Council, approved and signed by the Mayor Pro Tem, and
attested to by the City Clerk, all at a regular meeting of said Council held on the
5th day of November 2019, and the same was so passed and adopted by the
following vote:
AYES: Mayor Boyles, Mayor Pro Tem Pirsztuk, Council Member Pimentel
and Council Member Nicol
NOES: Council Member Brann
ABSENT: None
ABSTAIN: None
Tracy Weaver, City Clerk
of the City of EI Segundo,
California
11
City of El Segundo
El Segundo Boulevard
m
IIS Iu SII
ups
,.IIIIIIVI,„ VIIIqh
,
ullom '' mN 111111
., fix n
° IIIA II' I�
lit, IIIIIV IIIA ,"I
n.
IL
l.:.
O u
la In
uuu
3 TLSP
� t
VO
� '� III III IIII oql
ILI
I II
U uuuuuuuuuuuuumlulllluuulllllllllll IIIA '" � � uu IIS „,�, .'
cd d'�IWIWIWIYIWIIMNIWIWIWIYIWIWIN�IIu "^� ".'.
L.."I Illllp�l"
uuuulllo�ulollu I
', pl lllwlll�ul III ���
P -F "
Ilam ul
,.Illllu
OSIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII
il�gneS M-1
M-1
0 500
C-4 F Feet
EXHIBIT A
400 South Pacific Coast Highway!'' _
Proposed Zoning Designation
The Lakes Specfific Plan
Ordinance No.
Exhibit "B"
THE LAKES
Specific Plan No. SP 16-02
November 5, 2019
THE LAKES SPECIFIC PLAN
TABLE OF CONTENTS
I. INTRODUCTION ..............................................................................................................1
A. Specific Plan Area.................................................................................................... I
B. Background..............................................................................................................2
II. OVERVIEW OF THE SPECIFIC PLAN.......................................................................9
A. Purpose and Authority of Specific Plan...................................................................9
B. Specific Plan Scope and Goals..............................................................................10
C. Consistency with the General Plan........................................................................10
D. Entitlements...........................................................................................................16
E. Existing Land Uses................................................................................................17
III. LAND USE PLAN...........................................................................................................18
A. Development Concept............................................................................................18
B. Land Use Plan........................................................................................................19
C. Phasing...................................................................................................................26
D. Circulation Plan.....................................................................................................26
E. Grading Concept....................................................................................................26
IV. EXISTING UTILITIES AND INFRASTRUCTURE..................................................27
A.
Water Service.........................................................................................................27
B.
Reclaimed Water....................................................................................................39
C.
Sewer Service.........................................................................................................29
D.
Drainage.................................................................................................................32
E.
Gas.........................................................................................................................34
F.
Electric...................................................................................................................34
G.
Telecommunications Utilities................................................................................34
H.
Solid Waste Disposal.............................................................................................36
I.
Fire Protection........................................................................................................36
J.
Police Services.......................................................................................................36
V. DESIGN GUILDELINES...............................................................................................37
A. Design Objectives and Intent.................................................................................37
Final Page i NOVEMBER 5, 2019
THE LAKES SPECIFIC PLAN
VI. DEVELOPMENT STANDARDS...................................................................................44
A.
Permitted Uses.......................................................................................................44
B.
Development Standards.........................................................................................45
C.
Circulation..............................................................................................................47
D.
Parking and Loading..............................................................................................48
E.
Landscaping...........................................................................................................50
F.
Public Safety..........................................................................................................51
G.
Signage...................................................................................................................51
H.
Sustainability..........................................................................................................52
I.
Enclosed Uses........................................................................................................53
VII. ADMINISTRATION.......................................................................................................54
A.
Introduction............................................................................................................54
B.
Municipal Code References...................................................................................54
C.
Modifications.........................................................................................................54
D.
Site Plan Review....................................................................................................55
E.
Amendment............................................................................................................60
F.
California Environmental Quality Act Compliance..............................................59
Final Page ii NOVEMBER 5, 2019
THE LAKES SPECIFIC PLAN
EXHIBITS
Exhibit 1
Regional Vicinity Map.............................................................................................3
Exhibit 2
Local Vicinity Map..................................................................................................4
Exhibit 3
Local Vicinity Aerial View......................................................................................5
Exhibit 4
Existing Development..............................................................................................7
Exhibit 5
Land Use Plan........................................................................................................21
Exhibit 6
Conceptual Site Plan..............................................................................................22
Exhibit 6a
Conceptual Site Plan — Public Recreation/Open Space Subarea ...........................23
Exhibit 6b
Conceptual Site Plan — Commercial Recreation/Open Space Subarea..................24
Exhibit 7
Lot Line Adjustment Map......................................................................................25
Exhibit 8
Conceptual Water Plan..........................................................................................28
Exhibit 9
Conceptual Reclaimed Water Plan........................................................................30
Exhibit 10
Conceptual Sewer Plan..........................................................................................31
Exhibit 11
Conceptual Drainage Plan......................................................................................33
Exhibit 12
Electric, Gas and Telecommunication Conceptual Plan........................................35
Final Page iii NOVEMBER 5, 2019
Table I-1
Table I-2
Table III -1
Table VI -1
THE LAKES SPECIFIC PLAN
TABLES
ExistingUses...........................................................................................................6
ExistingBuildings...........................................................................6
Land Use Summary- — Conceptual Site Plan Development Scenario ...................20
AllowableUses......................................................................................................44
Final Page ii, NOVEMBER 5, 2019
I. INTRODUCTION
A. SPECIFIC PLAN AREA
The Lakes Specific Plan (TLSP) area is located in the City of El Segundo, County of Los Angeles,
California. El Segundo is situated 15 miles southwest of downtown Los Angeles. The City of El
Segundo is located south of the City of Los Angeles, west of the City of Hawthorne and the County
of Los Angeles, north of the City of Manhattan Beach, and the east of the City of Los Angeles and
the Pacific Ocean (refer to Exhibit 1, Regional Vicinity Map).
More specifically, the roughly 26.5 gross acre area within the Specific Plan is located in the
southeast quadrant of the City of El Segundo, approximately 2.0 miles south of the Los Angeles
International Airport (LAX) and the Glen Anderson Century Freeway (I-105), two miles west of
the San Diego Freeway (SR -405), and approximately 2.0 miles west of the juncture of these two
freeways. The site is bounded by a small commercial shopping center and El Segundo Boulevard
to the north, the Southern California Edison high voltage transmission lines and the Raytheon
Company Campus to the east, Hughes Way and a public storage facility to the south, the West
Basin Municipal Water District Water Recycling Facility to the southeast, and Pacific Coast
Highway and the Chevron oil refinery to the west (refer to Exhibit 2, Local Viciflity Map, and
Exhibit 3, Local Vicinity Aerial View). The adjacent land uses are commercial retail and restaurant
uses in the Commercial General ( C-3) Zone and surface parking lot in the Automobile Parking
(P) Zone to the north; a mixture of commercial, industrial and recreational uses in the recently
adopted El Segundo South Campus Specific Plan (ESSCSP) to the east; the West Basin Municipal
Water District Water Recycling Facility and offices, light industrial and regional commercial retail
uses in the Public Facilities (P -F) Zone, Light Industrial (M-1) Zone, and Commercial Center (C-
4) Zone respectively to the south and southeast; and industrial uses in the Heavy Industrial (M-2)
Zone to the west. A Multi -Media Overlay (MMO) District overlies the entire eastern half of the
City, including the Specific Plan area.
A.1 SPECIFIC PLAN SUBAREAS
The Lakes Specific Plan area contains two subareas, as illustrated in Exhibit 5: Public Recreation
Open Space (PR/OS), and Commercial Recreation/Open Space (CR/OS).
PZIBLIC REC REATIONIOPEN SPACE: The Public Recreation/Open Space subarea measures
approximately 16 acres in area, and is located in the northern portion of the TLSP area. Future
uses and developments allowed by the TLSP includes maintaining the existing Lakes golf course,
a 9 -hole executive golf course; putting green; Pro Shop with outdoor dining; and a maintenance
building at the northern end of the course.
COMMERCIAL RECREATION/OPEN SPACE: The Commercial Recreation/Open Space subarea
measures approximately 10.5 acres in area, and is located in the southern portion of the TLSP area.
Future uses and development allowed by the TLSP include commercial recreation and
entertainment facilities that are open to the public. This will allow for a commercial golf
entertainment facility, consisting of a driving range; a multi -story building with hitting bays,
Final Page I NOVEMBER 5, 2019
restaurants and kitchen areas, meeting/event facilities, office space, bar areas, and lounges; and
surface parking for the TLSP area.
B. BACKGROUND
The Lakes at El Segundo is a municipal golf course owned by the City of El Segundo which opened
to the public in June 1994. The 9 -hole executive golf course and practice facilities (2 -level, 5,953
square -foot 57 bay driving range and putting green) are currently operated by the professional
management group Lane/Donovan Golf Partners with the support of City of El Segundo Parks and
Recreation Department staff. Additionally, the existing golf course has a 5,330 square -foot Pro
Shop with approximately 750 square feet of patio space used for outdoor dining. A small 396
square -foot storage building is located east of the Pro Shop, while a 1,775 square -foot maintenance
building is located at the northern end of the course. The golf course uses a 3.58 -acre portion of
the Southern California Edison property directly east of the golf course that will continue to be
used with the adoption of the Specific Plan. Currently, there are 26 parking spaces on a 0.25 -acre
portion of the abutting West Basin Municipal Water District property that the city will continue to
use.
Final Page 2 NOVEMBER 5, 2019
EXHIBIT I
REGIONAL LOCATION MAP
marifla 001 Rev , \�
Project Site--
manhollan NOW
Final Page 3 NOVEMBER 5, ?019
EXHIBIT 2
LOCAL VICINITY MAP
Final Page 4 NOVEMBER 5, 2019
EXHIBIT 3
LOCAL VICINITY AERIAL VIEW
Final Page 5 NOVEMBER 5, 2019
The buildings that currently exist on site cumulatively measure 14,204 square feet, for an FAR of
approximately 0.012 (refer to Exhibit 4, Existing Development). The current square footage is
broken down as follows between uses:
Table I-1
Existing Uses
Retail (Pro Shop) 1,030
Restaurant 1,870
Outdoor Dining 750
Meeting/Event Space 700
Storage (Pro Shop, Maintenance and Separate Storage Buildings) 2,321
• Pro Shop —150
• Maintenance Building —1,775
• Detached Storage Building - 396
Restrooms 1,470
Driving Bays 5,953
Total 14,204
The existing buildings consist of:
Table I-2
Existing Buildings
Maintenance
Building
Detached
Storage Building
Driving Range
Building
Patio
Total
Maintenance
Storage
Golf Course Driving Range (Hitting Bays)
Patio and Outdoor Dining
Final Page 6
1,775
396
5,953
750
14,204 square
feet
NOVEMBER 5, 2019
EXHIBIT 4
EXISTING DEVELOPMENT
Final Page 7 NOVEMBER 5, 2019
Under the existing Open Space (O -S) development standards, an additional 912,437 square feet
could be built based on the limitations of 40 percent lot coverage and twenty-six foot high
buildings. This equates to a total FAR of 0.80. With the FAR, the Property is underdeveloped and
could support additional building area and recreational uses.
The City entered into a Lease Agreement with E.S. CenterCal, LLC ("CenterCal") which has a
Commencement Date of , 2019 to develop a commercial recreation and
entertainment golf facility on the site, as well as build a new Pro Shop and make modifications to
the existing golf course and green areas. The Lease Agreement was contingent on CEQA being
completed and the proposed project being approved by the City Council. In order to complete this
development, CenterCal filed for this Specific Plan in June 2016 along with other applications,
including an Environmental Assessment, a General Plan and General Plan Map Amendment,
Zoning Map Amendment, Zone Text Amendment, Lot Line Adjustment, Site Plan Review and
Conditional Use Permit.
The intent of the Specific Plan is to allow development of the subareas identified by the Specific
Plan. Thus, adoption of this Specific Plan will allow future expansion of uses permitted on the
site with development standards for each subarea that are tailored to the unique recreation and
entertainment uses in the Specific Plan area.
Final Page 8 NOVEMBER 5, 2019
II. OVERVIEW OF THE SPECIFIC PLAN
A. PURPOSE AND AUTHORITY OF SPECIFIC PLAN
The purpose of this Specific Plan is to provide a regulatory framework to govern the land uses and
development within the subject area through the application of regulations, standards and design
guidelines. The Lakes Specific Plan provides text and exhibits which describe the proposed
subareas, land uses and associated guidelines, and development standards.
This Specific Plan is adopted pursuant to Government Code §§ 65450 through 65457.
Pursuant to Government Code § 65451, a Specific Plan must include text and a diagram or
diagrams which specify all of the following in detail:
• The distribution, location, and extent of the uses of land, including open space
within the area covered by the plan.
• The proposed distribution, location, extent, and intensity of major components of
public and private transportation, sewage, water, drainage, solid waste disposal,
energy and other essential facilities proposed to be located within the land area
covered by the plan and needed to support the land uses described in the plan.
• Standards and criteria by which development will proceed, and standards for the
conservation, development, and utilization of natural resources, where applicable.
• A program of implementation measures including regulations, programs, public
works projects and financing measures necessary to carry out the above items.
• A discussion of the relationship of the Specific Plan to the General Plan.
A thorough review of the El Segundo General Plan shows that this Specific Plan is compatible and
consistent with the goals and policies outlined in the General Plan. This Specific Plan will further
the goals and policies of the General Plan as more fully described below.
This Specific Plan was prepared to provide the essential relationship between the policies of the
El Segundo General Plan and the development anticipated in the Specific Plan area. By functioning
as a regulatory document, The Lakes Specific Plan provides a means of implementing the City of
El Segundo's General Plan. All future development plans and entitlements within the Specific Plan
boundaries must be consistent with the standards set forth in this document.
Final Page 9 NOVEMBER 5, 2019
B. SPECIFIC PLAN SCOPE AND GOALS
The City of El Segundo is an employment -led community and accordingly, development has been
led by employment rather than housing growth. The Lakes Specific Plan will serve the mission of
economic development in the City which is to create, maintain, and implement a business climate
that fosters a strong economic community, develop a strategic plan that will result in business
retention and attraction, provide an effective level of City services to all elements of the
community, and maintain the quality of life that has characterized El Segundo for more than nine
decades.
Permitted uses within the Specific Plan area will create job opportunities and provide additional
recreational and entertainment options for the residential and business community alike.
Furthermore, the growth allowed by the Specific Plan will create a synergy with other commercial
and industrial uses in the area by providing additional recreational and entertainment amenities in
the City which will help these businesses to attract and retain employees. The development allowed
under the Specific Plan will provide a basis for a positive contribution to the maintenance and
expansion of El Segundo's economic base as development typically increases the City's business
license taxes, increases the City's utility user taxes, and increases the City's sales taxes. An
increased economic base will provide the City with resources to provide high-quality services to
its residents and daytime population.
C. CONSISTENCY WITH THE GENERAL PLAN
The El Segundo General Plan provides the underlying fundamentals of The Lakes Specific Plan,
which serves both as a planning and regulatory document. The Specific Plan is the document
implementing the El Segundo General Plan for the Specific Plan area.
Proposed development plans, lot line adjustment maps, and any other development approvals must
be consistent with the Specific Plan. Projects consistent with this Specific Plan will be
automatically deemed consistent with the General Plan.
The Lakes Specific Plan requires a General Plan Amendment to change the Land Use designation
from Parks, to The Lakes Specific Plan with an accompanying Land Use Map change. With
approval of this amendment, the Specific Plan is consistent with the General Plan of the City of El
Segundo, that is, it is compatible with, and will not impede, the General Plan's goals, objectives
and policies. More particularly, The Lakes Specific Plan directly implements or furthers the intent
of the following goals, objectives and policies of the General Plan:
LAND USE ELEMENT
Goal LU4: Provide a stable tax base for the City through development of new commercial
uses, primarily within a mixed-use environment, without adversely affecting
the viability of Downtown.
Objective LU4-1: Promote the development of high quality retail facilities in
proximity to major einployinent centers.
Final Page 10 NOVEMBER 5, 2019
Policy LU4-1.1: Require landscaping, its maintenance, and permanent upkeep
on all new commercial developments.
Policy LU4-1.2: All commercial facilities shall be built and maintained in
accordance with Health and Safety Code requirements and shall
meet seismic safety regulations and environmental regulations.
Policy LU4-1.4 New commercial developments shall meet seismic safety
standards and regulations, as well as comply with all noise, air
quality, water and environmental regulations.
Objective LU4-4: Provide areas where development has the flexibility to lnix
irises, in all effort to provide svlierglstic relationships which
have the potential to lnaxilnLe economic benefit, reduce traffic
impacts, and encourage pedestrian environments.
Goal LU6: Maintain and upgrade the existing excellent parks, recreation, and open space
facilities within the City of El Segundo.
Objective LU6-1: The development of parks, open space, and recreational
facilities should be consistent with the guidelines, policies, and
programs of the Open Space and Recreation Element.
Policy LU6-1.1: Continue to provide uniform and high quality park and
recreational opportunities to all areas of the City, for use by
residents and employees.
Policy LU6-1.3: Utilization of utility easements (flood control, power line
rights-of-way) for recreational, open space, and beautification
purposes should continue and additional possibilities should be
explored.
Goal LU7: Provide the highest quality public facilities, services, and public infrastructure
possible to the community.
Objective L U7-1: Provide the highest and host efficient level of public services
and public ii fr-asti-rlctrli-e fiilaiicially possible.
Policy LU7-1.2: No new development shall be allowed unless adequate public
facilities are in place or provided for.
Policy LU7-2.3: All new development shall place utilities underground.
Policy LU7-2.4: All new public buildings shall have adequate off-street parking
spaces, or the City shall provide adequate public transportation,
Final Page 11 NOVEMBER 5, 2019
in accordance with the provisions and standards of all elements
of the General Plan, to accommodate employees and the public.
Policy LU7-2.5: All public facilities and utilities should be designed to enhance
the appearance of the surrounding areas in which they are
located.
ECONOMIC DEVELOPMENT ELEMENT
Goal ED1: To create in El Segundo a strong, healthy economic community in which all
diverse stakeholders may benefit.
Objective EDI -I To build support and cooperation ainong the City of El Segrindo
and its business and residential coininiinities for the iniitiial
benefits derived froin the inaintenance and expansion of El
Segundo's econoinic base.
Policy ED1-1.2: Focus short -run economic development efforts on business
retention and focus longer -run efforts on the diversification of El Segundo's
economic base in order to meet quality of life goals.
Objective ED] -2: Center diversification efforts on targeted industries that ineet
the C'ite's criteria for job creation, growth potential, fiscal
iinpact, and fit with local resources.
Policy ED1-2.1: Seek to expand El Segundo's retail and commercial base so that
the diverse needs of the City's business and residential
communities are met.
Policy ED 1-2.2: Maintain and promote land uses that improve the City's tax
base, balancing economic development and quality of life
goals.
Policy ED1-2.3: Seek to balance the City's economic development program
with the City's resources and infrastructure capacity.
CIRCULATION ELEMENT
Goal C1: Provide a safe, convenient, and cost-effective circulation system to serve the
present and future circulation needs of the El Segundo community.
Policy C1-1.8: Provide all residential, commercial, and industrial areas with
efficient and safe access to the major regional transportation
facilities.
Final Page 12 NOVEMBER 5, 2019
Policy C1-1.9: Provide all residential, commercial, and industrial areas with
efficient and safe access for emergency vehicles.
Policy C1-3.2 Ensure that the development review process incorporates
consideration of off-street commercial loading requirements for
all new projects.
Policy C2-2.2: Encourage new development to provide facilities for bicyclists
to park and store their bicycles and provide shower and clothes
hanging facilities at or close to the bicyclist's work destination.
Policy C2-5.1: Ensure that Transportation Demand Management (TDM)
measures are considered during the evaluation of new
developments within the City, including but not limited to
ridesharing, carpooling and vanpooling, flexible work
schedules, telecommuting and car/vanpool preferential
parking.
Policy C3-1.8: Require the provision of adequate pedestrian and bicycle access
for new development projects through the development review
process.
Policy C3-2.1: Ensure the provision of sufficient on-site parking in all new
development.
OPEN SPACE AND RECREATION ELEMENT
Goal OSI: Provide and maintain high quality open space and recreational facilities that
meet the needs of the existing and future residents and employees within the
City of El Segundo.
Objective OSI -1: Pi-eset-ve exisiiiig acid acgitit-ef dtiti-e pitbllc pat -k acid i-ect-eatloli
facilities Which are adequale foy' serving the existing andf dtitre
resident population.
Objective OS -1-2: Preserve existing and support acquisition of addltlonal private
park and recreation facilities to foster recognition of then'
valite as coininidnity recreation and open space resources.
Objective OSI -3: Pi-ovlde t-ect-eatlolial pt-ogi-ains acid facilities foy' all segineiits
of the coininitnity.
Policy OS 1-3.4: Encourage commercial recreational uses to locate in El
Segundo.
Final Page 13 NOVEMBER 5, 2019
Objective OSI -4: Develop 1ltility transmission corridors for active or passive
open space and recreational 11se.
CONSERVATION ELEMENT
Policy CN2-5: Require new construction and development to install water -
conserving fixtures and appliances to reduce the amount of new
demand.
Policy CN2-7: Require new construction and development to incorporate the
principles and practices of sound landscape design and
management, particularly those conserving water and energy.
Policy CN2-8: Encourage the retrofitting of existing landscapes to incorporate
the principles and practices of sound landscape design and
management, particularly those conserving water and energy.
Policy CN2-11: Encourage, whenever appropriate and feasible, development
techniques which minimize surface run-off and allow
replenishment of soil moisture. Such techniques may include,
but not be limited to, the on-site use and retention of storm
water, the use of pervious paving material (such as walk -on -
bark, pea gravel, and cobble mulches), the preservation of
vegetative covers, and efficiently designed and managed
irrigation systems.
NOISE ELEMENT
Goal N1: Encourage a high quality environment within all parts of the City of El
Segundo where the public's health, safety, and welfare are not adversely
affected by excessive noise.
Objective NJ-]: It is the objective of the City of El Segundo to ensitre that City
residents are not exposed to mobile noise levels in excess of the
interior and exterior noise standards or the single event noise
standards specified in the El Segundo Municipal Code.
Objective NI -2: It is the objective of the City of El Segundo to ensitre that City
residents are not exposed to statiollaly noise levels in excess of
El Segundo 's Noise Ordinance standards.
Policy N1-2.1: Require all new projects to meet the City's Noise Ordinance
Standards as a condition of building permit approval.
Program N1 -2.1A: Address noise impacts in all environmental documents for
discretionary approval projects, to insure that noise sources
Final Page 14 NOVEMBER 5, 2019
meet City Noise Ordinance standards. These sources may
include mechanical or electrical equipment, truck loading
areas, or outdoor speaker systems.
PUBLIC SAFETY ELEMENT
Objective PSI -1: It is the objective of the City of El Segundo to reduce exposure
to potentially ha.yardoits geological conditions through laird
i,rse planning and project review.
Program PSI-1.IA:The City shall review projects to ensure that slope design
considers the potential effects of high rainfall, private sewage
systems, landscaping irrigation, and possible runoff from
adjacent future development.
Policy PS1-1.2: Enforce, monitor and improve development standards which
place the responsibility on the developer, with advice from
qualified engineers and geologists, to develop and implement
adequate mitigation measures as conditions for project
approval.
Program PSI-1.2A:The City shall review projects to ensure that adequate
geotechnical investigation has been completed in areas
susceptible to landsliding and debris flows and in areas where
collapsible or expansive soils occur, and to approve only those
which mitigate these hazards to the satisfaction of the City
Engineer.
Goal PS2: Minimize injury and loss of life, property damage, and social cultural and
economic impacts caused by earthquake hazards.
Policy PS2-1.2: The City shall assist in the prevention of structural damage in
areas with a high potential for liquefaction, landslides, and
mudslides by requiring geotechnical studies for new
development to mitigate potential impacts.
Objective PS6-1: It is the objective of the City of El Segundo that the City
ininiinLe threats to public safety and protect propet-ty f -oin
wildland and urban fires
Policy PS6-1.1: Review projects and development proposals, and upgrade fire
prevention standards and mitigation measures in areas of high
urban fire hazard.
Program PS6-1.2C:The City shall continue to require that all property be
maintained in compliance with the fire code.
Final Page 15 NOVEMBER 5, 2019
Goal PS7: Protect public health, safety, and welfare, and minimize loss of life, injury,
property damage, and disruption of vital services, resulting from earthquakes,
hazardous material incidents, and other natural and man-made disasters.
D. ENTITLEMENTS
The following entitlements are required in conjunction with this Specific Plan (SP No. 16-02):
• Environmental Assessment No. EA 1135 for a 66,294 square -foot commercial
recreation and entertainment facility, a 2,500 square -foot Pro Shop, modifications
to three holes at the existing golf course, and parking lot expansions and
modifications.
• General Plan Amendment No. GPA 16-01 to change the land use designation from
Parks, to "The Lakes Specific Plan (TLSP)". The amendment also includes a
change to the General Plan Land Use Map.
• Zone Text Amendment No. ZTA 16-04 to add a new section to the City's Zoning
Code, ESMC § 15-3-2(A)(11) "The Lakes Specific Plan (TLSP)."
• Zone Change No. ZC 16-01 to rezone the property from Open Space (OS), to The
Lakes Specific Plan (TLSP).
• Lot Line Adjustment No. SUB 16-03 to reconfigure the two existing city -owned
parcels that comprise The Lakes Specific Plan area.
• Conditional Use Permit No. CUP 16-05 to allow the on-site sale and consumption
of beer, wine and alcohol at the Commercial recreation and entertainment facility
for the restaurant, bar and entertainment areas.
• Administrative Use Permit No. AUP 16-09 for review of the signs.
• Site Plan Review No. SPR 16-01 for development improvements consistent with
The Lakes Specific Plan.
Findings justifying the General Plan Amendment and Zone Change include:
1. The primary objective of The Lakes Specific Plan is to provide for superior, more
comprehensive site planning of the Specific Plan area and development standards
that address the needs of the unique public recreation and commercial recreation
uses on site.
2. Uses permitted within The Lakes Specific Plan area are fundamentally consistent
with the prior zoning and are compatible with adjacent uses.
Final Page 16 NOVEMBER 5, 2019
E. EXISTING LAND USES
The City of El Segundo has distinctive land use patterns, which are divided into four quadrants by
the intersection of Pacific Coast Highway and El Segundo Boulevard. Compatibility of an
individual land use is determined mainly by its relationship to other uses within its quadrant. The
Lakes Specific Plan area is located in the southeastern quadrant of the City of El Segundo, which
is east of Pacific Coast Highway and south of El Segundo Boulevard. The design and
implementation of this Specific Plan relate directly to its position within this larger context.
The southeast quadrant of the City is primarily designated for light industrial which allows a
mixture of industrial and office uses. This quadrant also contains a commercial region which is
home to the retail development of Plaza El Segundo, an approximately 500,000 square foot
lifestyle commercial retail shopping center and the Lakes Municipal Golf Course, which is the
subject site of this Specific Plan. The northeast quadrant of the City lies north across El Segundo
Boulevard and consists primarily of corporate office and urban mixed uses which allow for office
and commercial uses. The southwest quadrant of the City lies directly across Pacific Coast
Highway and consists primarily of an oil refinery/heavy industrial use. A Multimedia Overlay
District overlies both the southeast and northeast quadrants of the City. Before the adoption of The
Lakes Specific Plan (TLSP) the property was designated as Parks in the General Plan Land Use
Element with Open Space zoning.
Adjacent land uses include the following:
North: The land uses to the north include a small commercial shopping center with
retail and restaurants directly adjacent to the existing golf course and mid- and
high-rise office buildings with multi -story parking structures are located across
El Segundo Boulevard. LAX is located approximately 1.0 mile north of the
Specific Plan area.
East: The adjacent land uses to the east include the Edison transmission lines, the
industrial uses in the El Segundo South Campus Specific Plan and the elevated
MTA Green Line. The El Segundo Boulevard Green Line station is located at
the northeast corner of the El Segundo South Campus Specific Plan along El
Segundo Boulevard at Nash Street.
South: The adjacent land uses to the south/southeast include a public storage facility
and the West Basin Municipal Water District Recycling Facility and offices,
The Plaza El Segundo commercial retail shopping center is located south of the
public storage facility. A Federal Express distribution facility and the City of
El Segundo Stormwater retention basin are located further south of the West
Basin Municipal Water District Recycling Facility and offices.
West: Land uses to the west include the Chevron Refinery which is located directly
across Pacific Coast Highway.
Final Page 17 NOVEMBER 5, 2019
III. LAND USE PLAN
The Lakes 9 -hole executive municipal golf course at 400 South Pacific Coast Highway has been
located on a 26.54 acre site since 1994. The golf course currently extends into a 3.58 acre portion
of the Southern California Edison (SCE) property directly east of the site, which part is subject to
a license agreement between the City of El Segundo and Southern California Edison. The 3.58
acre SCE area is not part of this Specific Plan and has a zoning designation of Open Space (OS)
Zone which allows golf course uses. The existing golf course also has a two-level, 57 -bay driving
range, putting green and a 5,330 square -foot Pro Shop with an approximately 750 square -foot patio
used for outdoor dining. The golf course also has a 1,775 square -foot maintenance building at the
northernmost part of the site that will remain. The 5,330 square -foot Pro Shop and a 396 square -
foot storage building would be demolished as part of the development authorized under The Lakes
Specific Plan. The buildings would be replaced with a new smaller 2,500 square -foot Pro Shop
with outdoor patio area. The driving range and putting green will also be demolished and replaced
with a new target green, putting green and chipping green area. The 9 -hole golf course would be
redesigned to accommodate the construction of a new, approximately 66,300 gross square -foot
commercial recreation and entertainment facility that would be constructed south of the existing
9 -hole golf course. The development project will also involve the expansion of the parking lot
onto a 0.67 -acre portion of an abutting property owned by the West Basin Municipal Water
District. The 0.67 acre West Basin Municipal Water District property is not a part of this Specific
Plan. The West Basin property has a zoning designation of Public Facilities (P -F) Zone, which
allows parking lots as an accessory use.
A. DEVELOPMENT CONCEPT
The Lakes Specific Plan establishes the general type, parameters and character of the development
in order to develop an integrated Project area that is also compatible with and complements the
surrounding area. The proximity of the Specific Plan Area to freeways, major arterials, and the
Metro Rail makes it a regionally accessible and attractive recreation and entertainment facility in
an ideal location to facilitate economic development in El Segundo.
The Lakes Specific Plan provides flexibility to modify and modernize existing uses and to add
new compatible uses that are not currently permitted with standards that are tailored for the unique
uses on the site. The Lakes Specific Plan establishes the following two subareas: Public
Recreation/Open Space subarea; and Commercial Recreation/Open Space subarea.
Final Page 18 NOVEMBER 5, 2019
B. LAND USE PLAN
The Lakes Specific Plan is based upon the following subareas (refer to Exhibit 5, Land Use Plan):
1. Public Recreation/Open Space (PUB-REC/OS) Subarea
The Public Recreation/Open Space (PUB-REC/OS) subarea of The Lakes Specific Plan is
located on the northern parcel fronting onto Pacific Coast Highway, totaling approximately
16.06 acres. The PUB-REC/OS subarea allows for several public recreation uses. The
specific recreation uses are limited in this land use category as shown in the Specific Plan's
development regulations. The parcel currently contains a 9 -hole executive golf course that
will remain a permitted use under The Lakes Specific Plan, as shown in the conceptual site
plan in Exhibit 6, Conceptual Site Plan. Additionally, the Pro Shop and the uses therein
will become permitted uses.
In this subarea, a new 2,500 square foot Pro Shop with 1,010 square feet of outdoor
patio/dining area will be constructed, which will replace an existing 5,330 square foot Pro
Shop and 750 square foot outdoor patio/dining area. The Pro Shop will continue to have
retail sales as well as food and alcohol service.
2. Commercial Public Recreation/Open Space (CPR/OS) Subarea
The Commercial Public Recreation/Open Space (CPR/OS) subarea of The Lakes Specific
Plan is located on the southern parcel fronting on both Pacific Coast Highway, with a small
"L-shaped" portion of the parcel fronting on Hughes Way. The CPR/OS subarea measures
approximately 10.48 acres in area, and allows a commercial recreation and entertainment
facility, as well as other recreational uses allowed in the Public Recreation/Open Space
subarea. A commercial recreation and entertainment facility is defined as a Private
Commercial Recreation Facility that is open to the public (see ESMC § 15-1-6 for
illustrative examples) that also includes supportive accessory uses as listed in Table VI -1,
Allowable Uses of this Specific Plan. In this subarea, it is anticipated that a commercial
recreation and entertainment facility will be constructed.
3. Conceptual Site Plan
Table III -1, Conceptual Land Use Sznninaty, is a breakdown of the anticipated
development of the site, implementing the uses and standards of this Specific Plan based
upon the lot line adjustment. This summary is for both the Pro Shop on the Public
Recreation/Open Space subarea and the commercial recreation golf and entertainment
facility on the Commercial Public Recreation/Open Space subarea. The Conceptual Site
Plan is shown in Exhibits 6A and 6B.
Final Page 19 NOVEMBER 5, 2019
New Development
Circulation
Computer (server storage)
Lobby
Lounge
Meeting/Event Space
Office
Recreation (Hitting Bays)
Restaurant/Bar
Retail
Storage/Maintenance
Gross Miscellaneous
(Restrooms, Stairs,
Elevator, Mechanical
Equipment)
Patio
Subtotal
New Development
Existing Uses to Remain
Total Site Development
Table III -1
Conceptual Land Use Summary
PUB -RECTOS
80
520
229
613
636
105
CPR/OS
3,090
225
1,365
1,895
3,144
2,439
32,309
9,148
3,631
TOTAL
3170
225
1885
1,895
3,144
2,668
32,309
9,761
636
3,736
:I
520
229
613
636
105
317
3,090
225
1,365
1,895
3,144
2,439
32,309
9,148
3,631
9,048
3170
225
1885
1,895
3,144
2,668
32,309
9,761
636
3,736
9,365
1,010
---- 1,010
1,010
---- 1,010
3,193
57,246 60,439
3,510
66,294 69,804
1,775
775
I
1,775
+
1,775
I
4,968
57,246 62,214
5,285
66,294 71,579
Final Page 20 NOVEMBER 5, 2019
EXHIBIT 5
LAND USE PLAN
PLMLIC RECREOMOPEN SPACE (PROS)
Final Page 21 NOVEMBER 5, 2019
EXHIBIT 6
CONCEPTUAL SITE PLAN
IPIIRO,-S;HGP,
T w LF
THE LAKES GOLF COURSE
Final Page 22 NOVEMBER 5, 2019
EXHIBIT 6A
CONCEPTUAL SITE PLAN -
PUBLIC RECREATION/OPEN SPACE SUBAREA
cp 11 I,�
Flu l
I 1V4,
4
x
JNII
Ziiil.�.
2169
I.
"',ow PI
00
VO
I o
�Y ,,
�
J\I!Vp�ll�l�i ° I
!'q il;�, � :,
MIII°�I;II"
I pll"
;
. ;;''��
Jul
2
2 "d
III
..........
11"1110
28
2IIJ113
vp qu
INM
................ I .
al
luilorl i
gll�
010III"
x
JNII
I.
VO
I o
�Y ,,
�
J\I!Vp�ll�l�i ° I
!'q il;�, � :,
MIII°�I;II"
I pll"
;
. ;;''��
Jul
2
..........
F1,
.. ................. 11,
IK
In
"'ol
Final Page 23 NOVEMBER 5, 2019
EXHIBIT 6B
CONCEPTUAL SITE PLAN
COMMERCIAL RECREATION/OPEN SPACE SUBAREA
.al, awn, I11�`illll,
iili� ��ii� IIIIV�uuµV
u�
� ry uuuo I� � III;',, Idlll
Final Page 24 NOVEMBER 5, 2019
EXHIBIT 7
PROPOSED LOT LINE ADJUSTMENT
SOUTHERN AUFORN�IA
rl-.1"EDISON /W'
V, SCALE: 1 *- 3010'
W
m 0
�E*XARAOJ "
EXISTIN
LOT LINE
70 BE
ADJUSTED
LEGEND
PROPERTY LINE
CENTER LINE
,ADJACEN�T PROPERTY LINE
PROPOSED LO�T UNIE
EXISTING LOT UNE TO BE
ADJUSTED
-OPOSED LOT LINE
AUGNMENT
.e,
PARCEL 2
,AORES ,
SOUTHERN
CALIFORNIA
EDISON
PROPERTY
Final Page 25 NOVEMBER 5, 2019
C. PHASING
Construction of the commercial recreation and entertainment facility and parking lot expansion
and modifications in the CROS subarea, as well as the modifications to the 9 -hole municipal golf
course and construction of the new Pro shop in the PROS subarea will be done concurrently in
one phase over a period of 10 months to one year.
D. CIRCULATION
Regionally, the Specific Plan site is accessible from the San Diego freeway (405), Century
Freeway (105), the Metro Green Line, and the major arterial Pacific Coast Highway. The Specific
Plan site has vehicular access points off of both Pacific Coast Highway and Hughes Way. The
Specific Plan will facilitate on-site circulation and parking. Access will be provided for emergency
vehicles via the two vehicle access points and the parking lot. Development within the Specific
Plan site would be required to provide infrastructure and facilitate access for various modes of
travel including automobiles, bicycles, and pedestrians. Pedestrian and handicap access must be
provided between buildings and to public sidewalks on the two street frontages along the site.
VEHICULAR CIRCULATION
Pacific Coast HiLyhway. Pacific Coast Highway is an existing public major arterial street that
abuts the property on its western edge. No additional right-of-way improvements are required as
a result of the development allowed in the Specific Plan. No additional curb cuts besides the one
existing curb cut may be allowed along Pacific Coast Highway.
HuLyhes Way. Hughes Way is an existing public secondary arterial street that abuts the property
on its southern edge. No additional curb cuts besides the one existing curb cut may be allowed
along Hughes Way.
NON -VEHICULAR CIRCULATION
Walkways will be provided connecting the various components within the Specific Plan area and
the public sidewalk on Pacific Coast Highway.
Bicycle parking facilities in the form of a mix of racks and bicycle enclosures in accordance with
Municipal Code and California Green Building Code requirements will be provided in multiple
locations in the Specific Plan area.
E. GRADING CONCEPT
Site grading includes cut and fill to create building pads and to partially redesign the existing 9 -
hole municipal golf course. The grading is estimated to result in approximately 5,500 cubic yards
of soil export. Final grading plans will be approved by the City Engineer before the City issues a
grading permit.
Final Page 26 NOVEMBER 5, 2019
IV. EXISTING UTILITIES AND INFRASTRUCTURE
The following is a summary of existing and proposed public infrastructure for development of the
site. All infrastructure will be constructed in accordance with the standards of the governing
agency.
A. WATER SERVICE
EXISTING CONDITION
Water utility service is provided by the City of El Segundo and is currently available within the
site. Water is purchased through West Basin Municipal Water District which is a member of The
Metropolitan Water District of Southern California. The site is currently served by an existing fl-
inch ductile iron water pipe that is connected to an existing 10 -inch water line under Hughes Way
on the south side and connected to an existing 8 -inch water line under Pacific Coast Highway on
the west side.
Water for fire suppression is provided by on-site building sprinklers and from two off-site fire
hydrants located on Pacific Coast Highway.
PROPOSED CONDITION
Due to proposed grading for the project some portions of the existing 8" water line may require
reconstruction to maintain proper depth of the pipe. Two new PVC water laterals will connect the
existing 8" ductile iron water line to the proposed commercial recreation and entertainment facility
building and the new Pro Shop building to supply water and fire water. Fire flows for the proposed
building and new Pro Shop building will be based on County of Los Angeles Fire Department
Land Development Unit Standards. A Conceptual Water Utility Plan has been developed for the
Specific Plan area (refer to Exhibit 8, Conceptual Water Plait).
Final Page 27 NOVEMBER 5, 2019
EXHIBIT 8
CONCEPTUAL WATER PLAN
Final Page 28 NOVEMBER 5, 2019
B. RECLAIMED WATER
EXISTING CONDITION
Reclaimed water utility service is provided by the West Basin Municipal Water District from a
treatment plant just south of the site and is already being used for landscaping the site. A current
point of connection to the reclaimed water system is located on Hughes Way adjacent to the
Southern California Edison property.
PROPOSED CONDITION
Future reclaimed water service is anticipated to be provided through the existing point of
connection on Hughes Way. Points of connection will be based on West Basin Municipal Water
District's and the City of El Segundo's input. A Conceptual Reclaimed Water Utility Plan has been
developed for the Specific Plan area (refer to Exhibit 9, Conceptual Reclaimed Water Platt).
C. SEWER SERVICE
EXISTING CONDITION
Sewer utility service is provided by the City of El Segundo and the Sanitation Districts of Los
Angeles County and is currently available within the site. The site is currently served by an existing
sewer lateral that is connected to a public 8 -inch VCP (verified clay pipe) sewer line at the
southeast corner of the parking lot and flows southerly through the adjacent parcel and connects
to an existing sewer line under Hughes Way.
PROPOSED CONDITION
The existing sewer lateral within the site will be abandoned. Two new laterals will be constructed
to serve the proposed commercial recreation and entertainment building and the new Pro Shop
building. Each will be connected to a new 8 -inch sewer line that will extend from the terminus of
the existing 8 -inch public line at the southeast corner of the parking lot across the main drive aisle
of the parking lot. A conceptual sewer plan has been developed for the Specific Plan area (refer
to Exhibit 10, Conceptual Sewer Platt).
Final Page 29 NOVEMBER 5, 2019
EXHIBIT 9
CONCEPTUAL RECLAIMED WATER PLAN
LEGEND
PROPERTY LINE
z rK KW LIN L
SCALE: 1"=250'
Ips
(�'OCLF Cryry
OOK:
op
4aVIlli
...........SII
W
U.T,.T7tW7�
, 171,
EX
EM: Ai
PROP PROPOSED
t PROPERTY LINE
RW RECLAIMED WATER
N
Final Page 30 NOVEMBER 5, ?019
.1. z
SCALE: 1"=2'50'
EXHIBIT 10
CONCEPTUAL SEWER PLAN
LEGEND
PROPERTY LINE
PR SEWER LINE
ABBREVIAT1014
EX EXI�STIN,G
�PR PROPOSED
PROPERTY LINE
Final Page 31 NOVEMBER 5, ?019
1� 0%*AE
.. . .......
PROPERTY LINE
PR SEWER LINE
ABBREVIAT1014
EX EXI�STIN,G
�PR PROPOSED
PROPERTY LINE
Final Page 31 NOVEMBER 5, ?019
D. DRAINAGE
EXISTING CONDITION
The existing storm drains collect the storm water from the site and discharge into the existing
public 48 -inch RCP (reinforced concrete pipe) that runs along Pacific Coast Highway, then along
the south side of the site and turns east under Hughes Way to discharge into an existing City of El
Segundo detention and infiltration basin southeast of the site.
Federal Emergency Management Agency (FEMA) map #06037C1770F shows this Project site is
located within Zone X, which is described to be an area determined to be outside of the 0.2%
annual chance floodplain. There are no Special Flood Hazards on-site.
PROPOSED CONDITION
A storm drain system is proposed for the new driving range and another system for the new
buildings and parking area. The two systems will confluence at the south side of the proposed
parking area and discharge into a proposed underground detention and infiltration system to be
constructed under the parking lot. The detention system will discharge into the existing 48 -inch
RCP storm drain pipe at the south side of the site.
Storm Water Quality
The proposed detention/infiltration system will also function as a treatment system designed to
remove or reduce pollutants of concern from the storm water before discharge from the site. The
collected storm water will be pre-treated to remove trash and larger sediment particulates before
entering the underground infiltration/detention storage system. The storm water quality design
will be consistent with applicable Low Impact Development (LID) standards, which includes
storage and infiltrate into the soil system within 48 hours. Drainage must comply with all
applicable laws and regulations, including without limitation, the City's National Pollution
Discharge Elimination System (NPDES) Permit.
A Conceptual Drainage Plan has been developed for the Specific Plan area (refer to Exhibit 11,
Conceptual Drainage Plait).
Final Page 32 NOVEMBER 5, 2019
SCALE: 1w=250'
*:/:111.11"
CONCEPTUAL DRAINAGE PLAN
LEGEND
FhUFLK I T LIINL
PROPOSED, TO IDRAIN
EXISTING 48"' STOW DRAIN
DRAIN DRIIECTION
ABBREVIATION
EX EXISTING
PROP PROPOSED
PROPERTY LINE
STORM DRAIN
Final Page 33 NOVEMBER 5, ?019
E. GAS
EXISTING CONDITION
Natural gas service is provided by Southern California Gas Company and is currently available
within the site.
PROPOSED CONDITION
The existing gas service will be abandoned by Southern California Gas Company and the future
natural gas service will be provided through a public main line in Pacific Coast Highway and the
site will be serviced by a private gas service line secured by an easement granted to Southern
California Gas Company for access and maintenance.
A conceptual plan has been developed for the Specific Plan area (refer to Exhibit 12, Conceptual
Electric, Gas & Telecoininunication Plait).
F. ELECTRIC
EXISTING CONDITION
Electric power is provided by Southern California Edison to the Specific Plan area through an
underground utility conduit system.
PROPOSED CONDITION
A new underground utility conduit system within the site parking lot shall intercept the existing
underground electric system and provide electrical power to the proposed improvements. An
easement will be granted to Southern California Edison for access and maintenance. Final
locations and points of connection for the electrical system will be based on a final approved
Southern California Edison design. A conceptual plan has been developed for the Specific Plan
area (refer to Exhibit 12, Conceptual Electric, Gas & Telecoininitnication Plait).
G. TELECOMMUNICATIONS UTILITIES
EXISTING CONDITION
Cable and telecommunication service is provided by Cox Communications (Cable TV) and
Frontier Communications (Telephone) and is currently available through an underground dry
utility system in Pacific Coast Highway.
PROPOSED CONDITION
A new underground utility conduit system within the site parking lot will intercept the existing
underground telecommunications system and provide services to the proposed buildings. An
easement will be granted to the telecommunication companies for access and maintenance. Final
Final Page 34 NOVEMBER 5, 2019
EXHIBIT 12
CONCEPTUAL ELECTRIC, GAS & TELECOMMUNICATION PLAN
— — —
PROPERTY LINJE
AL 2 ELECTRN ITY LIME
G GAS LINE
JI
TELEPHONE LINE
"!N
A13BREVIATION
ELEC ELECTRICITY
PROPERTY LINE
locations and points of connection for the telecommunications system will be based on a final
approved design of the communications company. A conceptual plan has been developed for
the Specific Plan area (refer to Exhibit 12, Conceptual Electric, Gas & Telecoininunication Plait).
Final Page 35 NOVEMBER 5, 2019
H. SOLID WASTE DISPOSAL
EXISTING CONDITION
Solid waste disposal is provided to recreational and commercial users by a variety of private
haulers.
FUTURE CONDITION
Development within the Specific Plan area would contract with a provider. Landfill capacity is
adequate for assumed population and commercial growth within Los Angeles County. Solid waste
facilities within the Specific Plan area will comply with all ESMC requirements pertaining to
building, fire, and zoning codes (e.g., adequate trash enclosures and screening).
I. FIRE PROTECTION
EXISTING CONDITION
The Specific Plan area is less than one mile from Fire Station 2, located at Mariposa Avenue and
Douglas Street. The provision of water for fire suppression is provided by on-site building
sprinklers and from 2 off-site fire hydrants located on Pacific Coast Highway.
FUTURE CONDITION
Buildings will be sprinklered as required by the SSMC. Development will be required to pay fire
impact fees to off -set the additional demand for municipal fire protection services as a result of the
new development. If required, new fire hydrants will be provided in accordance with the El
Segundo Fire Department.
J. POLICE SERVICES
EXISTING CONDITION
Police services are provided by the El Segundo Police Department which is located at 348 Main
Street.
FUTURE CONDITION
Development will be required to pay police impact fees to off -set the additional demand for
municipal police services as a result of the new development.
Final Page 36 NOVEMBER 5, 2019
V. DESIGN GUIDELINES
These design guidelines are intended as "guidelines" instead of "development regulations."
During the review of any project proposed in this Specific Plan area, the Director of Planning and
Building Safety, the Planning Commission and City Council may use discretion in applying these
design guidelines. It is not anticipated that each guideline will apply equally to every project. One
or more guidelines may have more design significance than another, depending on the nature of
the proposed project. Consequently, strict compliance is not required. The overall objective is to
establish criteria that enhance the coordination, organization, function and identity of the site,
while maintaining a compatible relationship with the surrounding development of The Lakes
Specific Plan.
A. DESIGN OBJECTIVES AND INTENT
Design guidelines for the Lakes Specific Plan will promote and reinforce the City's commitment
to high-quality development. The objectives of these guidelines are to:
Provide for high-quality recreational development within the Specific Plan area.
Promote orderly and predictable development.
• Encourage individual creativity and innovative solutions by allowing flexibility in
how a particular guideline is met as long as the intent of the guideline is achieved.
• Ensure functional pedestrian, bicycle and motor vehicle circulation within the
Project and convenient pedestrian and bicycle linkages to and from adjacent
residential, commercial and industrial areas.
1. Site Planning
a. The arrangement of new buildings, parking and circulation areas should
recognize the particular characteristics of the site and should create a
cohesive identity.
b. Site development should utilize variations on building orientation and
landscaping adjacent to the public streets so that a monolithic "wall" of
building faces is not created.
C. The design and location of accessory buildings (e.g., maintenance and
storage buildings, trash and recycling enclosures, and outdoor mechanical
equipment enclosures) should be incorporated into and be compatible with
the overall design of the Project and the main buildings on the site.
Final Page 37 NOVEMBER 5, 2019
d. Appropriate linkages between internal Project components and buildings
should be incorporated, including pedestrian walkways.
e. Buildings should be arranged to create opportunities for outdoor amenities
(e.g., plazas, courtyards, outdoor eating areas, etc.) where appropriate.
f. Pedestrian walkways within the project shall be provided with admixture
colored concrete and/or design that enhance and complement the project.
2. Access and Parking
a. A single entry driveway for shared vehicular use must be maintained on
each public street frontage (one on Pacific Coast Highway and one on
Hughes Way).
b. Entry driveway areas should be clearly marked by identifying features,
(e.g., prominent landscape features and well-designed monument -type
signs).
C. Access to each building should be clearly visible to pedestrians and
motorists through the use of signage, color, and/or design elements.
d. Surface parking lots adjacent to and visible from public streets should
incorporate landscaping to minimize undesirable visual impacts.
e. Surface parking areas should be enhanced and visually broken up through
the use of appropriate trees and landscape improvements.
f. Surface parking areas should include canopy trees spaced appropriately
throughout the parking area to reduce the effects of heat gain.
g. Parking lot design is encouraged to include water quality storm water
facilities consistent with City standards and a Water Quality Management
Plan.
Final Page 38 NOVEMBER 5, 2019
3. Architecture/Orientation/Massing
a. The massing, scale and architectural style should consider compatibility
with the surrounding character and existing buildings to reflect a cohesive
project area character.
b. The orientation of the newly constructed buildings should facilitate and
encourage pedestrian activities.
C. The mass and scale of new buildings should be compatible with the existing
and adjacent structures and with each other. This can be accomplished by
transitioning from the height of adjacent buildings to the tallest elements of
the new building, stepping back the upper portions of taller buildings, and
incorporating human scale elements, such as pedestrian scaled doors,
windows, and building materials on the ground floor.
d. Buildings should be divided into distinct massing elements and should be
articulated with architectural elements and details. Changes in height,
horizontal plane, materials, patterns and colors should be used to reduce
building scale and mass.
e. Primary building entries should be easily identified through the use of
prominent architectural elements, signage, landscaping, decorative
hardscape, lighting, canopies, roof form, architectural projections, columns,
vertical and/or horizontal elements, and other design features that help
emphasize a building's entry.
f. Building elevations, whether front, side, or rear, that are visible from public
rights-of-way should be architecturally detailed to incorporate quality
materials and architectural features that reflect the theme of surrounding
structures and facades. Building entrances should be readily identifiable.
The use of recesses, projections, columns, and other design elements to
articulate entrances is encouraged.
g. Facades should be `divided' by vertical and horizontal variations in wall
planes, building projections, door and window bays, and similar elements.
Building articulation should be present on the side and rear walls of the
building, unless it is not visible to the public.
h. The exterior surfaces of buildings for the ground floor must be protected
with anti -graffiti coating where appropriate.
4. Color and Materials
a. Colors and materials should be consistent and complementary throughout
the Project area.
Final Page 39 NOVEMBER 5, 2019
b. Exterior materials and architectural details should complement each other
and should be stylistically consistent.
C. Building materials must be durable and resistant to damage, defacing, and
general wear and tear. Acceptable building materials may include concrete,
fiber cement siding, stone masonry, metal, stucco, glass and/or other
contemporary composites.
d. Building materials that support sustainability through the use of
environmentally sound building materials and local resources (e.g., locally
available, contain high recycled -content, are reused, come from renewable
sources, and that contain low volatile organic compound (VOC) levels) is
highly encouraged.
5. Screening and Mechanical Equipment
a. All screening devices must be compatible with the architecture, materials
and colors of the building.
b. Loading docks, bays and parking spaces, delivery service areas, outdoor
storage areas, stand-alone mechanical equipment facilities, should be
located and designed to minimize their visibility, circulation conflicts and
adverse noise impacts. These facilities must be oriented so that they do not
face any public rights-of-way or are screened from view. Sound attenuation
walls must be used where appropriate to reduce noise where required by
code or the Project's environmental analysis.
C. Utility and mechanical equipment must be screened from view of public
streets and nearby buildings on all sides with landscaping and/or
architectural elements.
d. Rooftop mounted equipment visible from the surrounding area, adjacent
buildings, and any public rights-of-way must be screened from public view
and equipment should be painted to match the roof color when equipment
is visible.
Final Page 40 NOVEMBER 5, 2019
e. Trash and recycling receptacles areas
must be completely screened from public
view from public rights-of-way with solid
walls, wood, and/or landscaping.
f. Ground mounted enclosures must be
protected with anti -graffiti coating.
6. Landscaping
Trash enclosures with
architectural screening elements
A Landscape Master Plan for the Specific Plan area must be provided to the City to provide
for a unified concept within the Specific Plan area prior to the issuance of the first building
permit.
General
a. All areas not covered by buildings, walkways, driveways, parking spaces,
and service areas must be landscaped (with drought tolerant plantings and
sustainable hardscapes in accordance with the City's water conservation
requirements).
b. Landscaping should enhance the quality of the Project by framing and
softening the appearance of buildings, defining site functions, screening
undesirable views and buffering incompatible uses.
C. Landscaping at the perimeter of buildings is encouraged to soften the
transition between building and parking lot. Parking lot landscaping must
be distributed evenly to provide for consistent design and shading.
d. Landscaped areas should generally incorporate a combination of planting
materials utilizing a three tiered system consisting of. 1) trees, 2) shrubs or
vines, 3) groundcover/ornamental grasses. Landscaping should be in scale
with the adjacent buildings and be of appropriate size at maturity.
e. Placement of landscaping should not interfere with the lighting of the
Project area or restrict access to utilities.
f Landscaping should be utilized to define edges, buffer adjacent properties,
screen parking areas and storage areas.
g. In order to reduce the heat-island effect, space parking lot trees to achieve
shading at ratios required by the development regulations of this Specific
Plan. Trees must adequately shade parking lots and provide sufficient area
for water quality requirements.
Final Page 41 NOVEMBER 5, 2019
h. Paving materials should include
pervious hardscape materials to
facilitate water treatment and reduce
runoff.
i. Bio -retention areas can be used to
detain/percolate run-off in planted
swales, raised open -bottomed
planters, etc.
On-site storm water capture system
j. Site furnishings including, but not limited to, fixed and moveable seating,
trash and recycling receptacles, bike racks, and pedestrian scaled lighting
should be of durable and sustainable materials.
k. Design and selection of site furniture should include considerations for the
security, safety, comfort and convenience of the user.
8. Walls and Fences
a. Wall and fence design should complement the Project's architecture.
Landscaping may be used to soften the appearance of the wall surface.
b. Wall and fencing materials must be made of a durable material. Wall and
fencing materials may consist of wrought iron, tubular steel, stone, stucco,
or brick. Solid walls should incorporate pilasters with decorative caps and
offsets, consistent with the overall architecture.
C. Landscaping should be used to soften the appearance of the wall surfaces
and deter graffiti.
d. Fencing for safety and security of the golf course and the outdoor target area
at the commercial recreation and entertainment facility may utilize netting
and/or chain link if approved in the site plan review process. Chain link
fencing is not permitted in the public parking lot that is visible from any
public rights-of-way.
e. Razor wire is not permitted.
f. Walls and fences must be protected with anti -graffiti coating.
Final Page 42 NOVEMBER 5, 2019
9. Lighting Design
a. Pedestrian scale lighting should be present at all entries, plazas, courtyards,
parking lots, pedestrian ways, and other areas where nighttime pedestrian
activity is expected.
b. Lighting design of fixtures and their structural support should be
architecturally compatible with the architecture of the Project.
C. When appropriate, wall -mounted lighting may be incorporated. Wall -
mounted lights should be compatible with the building's architectural style.
10. Signage
a. Unless specifically modified by this Specific Plan, all signage must comply
with ESMC requirements.
b. Billboards, pole signs, and signs incorporating flashing or blinking lights
are not permitted within this Specific Plan area.
C. The character of the signage, including the location, size, height, design and
lighting must be in keeping with the architectural character and monument
style of the overall Project.
d. Signs should make a positive contribution to the desired character of the
Project and provide for clear identification and wayfinding.
e. Vehicle, bicycle, and pedestrian circulation throughout the Project site to
parking and various destinations should be enhanced through a
comprehensive system of directional signage and related wayfinding
elements.
Final Page 43 NOVEMBER 5, 2019
VI. DEVELOPMENT STANDARDS
Upon adoption of The Lakes Specific Plan, the development standards and procedures established
herein become the governing zoning standards for land uses within The Lakes Specific Plan area,
as specified for each subarea. In accordance with the requirements of the El Segundo Municipal
Code, the development standards and use restrictions throughout the City shall govern the
development, use and operation of the properties within The Lakes Specific Plan area, except as
otherwise provided in The Lakes Specific Plan. In the case of a conflict between the applicable
rules governing new development in the El Segundo Municipal Code and the spirit, intent or
requirements of The Lakes Specific Plan, this Specific Plan shall govern. Where the Specific Plan
is silent, the El Segundo Municipal Code shall apply.
A. PERMITTED USES
Table VI -1 (Allowable Uses) provides a listing of those uses which are permitted by right, are
subject to Conditional Use Permit review, are subject to an Administrative Use Permit review, are
permitted as an accessory use, and prohibited within the two subareas of this Specific Plan. The
two subareas are the Public Recreation/Open Space (PUB-REC/OS) subarea and the Commercial
Public Recreation/Open Space (CPR/OS) subarea. Uses not shown as Permitted, Conditionally
Permitted, approval of an Administrative Use Permit, or Accessory are prohibited, unless the
Planning and Building Safety Director makes a determination that a proposed use while not listed
in the following table closely corresponds to a listed use which is permitted by right, as an
accessory use to a permitted or conditionally permitted use, or which is permitted subject to the
granting of a discretionary permit.
Table VI -1
Allowable Uses
Comfort Stations A A I
Commercial golf entertainment facility
-
P
Concession Stands
A
A
Conference room/Event space
A
A
Entertainment, including live entertainment
-
A
General Offices
A
A
General Storage
A
A
Golf Courses (including driving range)
P
P
Maintenance Buildings/Facilities
A
A
On-site sale and consumption of alcohol at restaurants and cafes
C
C
On-site sale and consumption of alcohol at bars
-
C
Outdoor Dining
A
A
Final Page 44
NOVEMBER 5, 2019
Parking structures and surface parking lots
A
A
Parks
P
P
Recreational or multipurpose recreational building in conjunction with park
C
C
and/or playground facilities
Recreational Facilities (Public, Outdoor as defined in ESMC 15-1-6)
P
P
Recreational Facilities (Private/Commercial as defined in ESMC 15-1-6)
C
C
(except commercial golf entertainment facility)
Restaurants, full service
A
A
Restaurants, fast food
A
A
Retail uses (excluding off site sale alcohol sales)
A
A
Utility Facilities
C
C
Video arcade machines
A
A
Wireless Communications Facilities (Pursuant to ESMC Chapter 15-19)
AUP, C
AUP, C
Any use customarily incidental to a permitted use
A
A
All uses that are not permitted, conditionally permitted or determined to be
similar uses as specified above.
AUP Administrative Use Permit
A Permitted Accessory Use
C Conditional Use
P Permitted Use
Not Permitted
B. DEVELOPMENT STANDARDS
1. Lot Area
a. The minimum lot area is 10 acres.
2. Height
a. Buildings and structures within the PROS subarea cannot exceed 26 feet in
overall height, as measured from the lowest finished grade covered by the
building or structure.
b. Buildings and structures within the CROS subarea cannot exceed 65 feet
in overall height, as measured from lowest finished grade covered by the
building or structure.
C. Exceptions to building height are permitted in accordance with ESMC § 15-
2-3.
d. In both subareas, a maximum of 175 feet in overall height measured from
Final Page 45 NOVEMBER 5, 2019
lowest finished grade is permitted for safety fences and netting and their
associated support posts located on or adjacent to property lines as approved
by site plan review.
3. Setbacks
a. Front Setback: In both subareas, buildings and structures must maintain a
minimum setback of twenty-five feet (25') from the property lines along
Pacific Coast Highway and Hughes Way. Visually permeable fences, safety
netting and associated support poles may be located in the setback area,
including on property lines as approved by site plan review
b. Side Setback: In both subareas, buildings and structures must maintain a
minimum setback of five feet (5') from each side lot line. (Additional
setbacks may be required depending on Building Code requirements that
relate to type and height of the structure). Fences, walls, safety netting and
associated support poles may be located in the setback area, including on
property lines as approved by site plan review.
C. Rear Setback: In both subareas, buildings and structures must maintain a
minimum setback of five feet (5') from each rear lot line. (Additional
setbacks may be required depending on Building Code requirements that
relate to type and height of the structure). Fences, walls, safety netting and
associated support poles may be located in the setback area, including on
property lines as approved by site plan review.
d. "Architectural landscape features" including fountains, water features and
waterfalls, free-standing arbors/pergolas, and similar features as determined
by the Director of Planning and Building Safety, may encroach into the
front, side and rear yard setback areas subject to site plan review, provided
a minimum landscaped setback of three feet is maintained. The features may
cover a maximum of twenty five percent of the total area of the setback, and
be a maximum of twenty feet in height.
e. Exceptions to setback requirements are permitted subject to the
requirements of ESMC § 15-2-7 Open Space Areas and Encroachments,
and as permitted in Sections VI(D) and VI(E) of this Specific Plan.
4. Lot Frontage
a. A minimum of 100 feet of frontage on a dedicated public street must be
provided for all lots.
5. Lot Coverage and Floor Area
a. Buildings and structures within the PROS subarea shall not cover more
Final Page 46 NOVEMBER 5, 2019
than forty percent (40%) of the lot area.
b. The cumulative total size of all buildings and structures within the CROS
subarea shall not exceed a floor area 0.147.
C. The Director of Planning and Building Safety has the authority to
administratively allow an adjustment between the net square footage of
listed land uses in each subarea set forth in Table III -1, provided that no
adjustment results in a single land use increasing by more than ten percent
(10%) and provided that, appropriate evidence is submitted substantiating
that the increase will not result in a significant impact as determined by the
Director.
6. Walls and Fences
a. All walls and fences must comply with ESMC § 15-2-4 except as otherwise
specified in Section VI(B)(2)(d) of this Specific Plan.
7. Lighting
a. Lighting fixtures shall not exceed 65 feet in height, as measured from
adjacent grade to the top of the fixture.
b. All lighting must prevent direct glare and spillover on to adjacent properties.
8. Ancillary Structures
a. Trash and recycling enclosures, outdoor storage areas, mechanical
equipment enclosures, transformers and similar structures are permitted
subject to the screening requirements contained in ESMC § 15-2-8 and the
Design Guidelines in Section V.A(5) of this Specific Plan.
C. CIRCULATION
1. Transportation Demand Management (TDM) Plan, that identifies trip reduction
methods in accordance with the guidelines set forth in ESMC Chapter 15-16 and
Chapter 15-17, must be prepared for development within The Lakes Specific Plan
area. A TDM Plan must be submitted for City review prior to issuance of a building
permit.
2. Public streets must be designed and constructed in accordance with the General
Plan and in the overall right-of-way size identified in the Street Classification and
Standards (Exhibit C-8) in the Circulation Element of the General Plan or as
exempted subject to the regulations in ESMC Chapter 15-24A Right of Way
Final Page 47 NOVEMBER 5, 2019
Dedications and Improvements. No public or private streets are located within the
Specific Plan area. This Specific Plan does not involve the extension or expansion
of any right-of-way of the public streets adjoining the Specific Plan area which
include Pacific Coast Highway (a major arterial street that is a Caltrans owned State
Highway Facility) and Hughes Way (a secondary arterial street).
D. PARKING AND LOADING
1. Parking and loading spaces must be provided in accordance with ESMC Chapter
15-15, except as provided below:
a. The number of required parking spaces will be determined based upon
review and approval of a Parking Demand Study subject to the criteria
required in ESMC Chapter 15-15.
b. The number of required parking spaces may be modified subject to the
approval of a Transportation Systems Management Plan, as specified in the
ESMC Chapter 15-16 "Developer Transportation Demand Management."
C. Off-site parking is permitted in areas east of Pacific Coast Highway. The
parking must be located within 1,000 feet of the boundary of The Lakes
Specific Plan area unless otherwise approved by the City Council. A
written agreement must be executed by all parties concerned, to the
satisfaction of the Director of Planning and Building Safety and the City
Attorney assuring the continued availability of the number of stalls located
off-site. Reciprocal access easements or covenants must be recorded for
contiguous lots before issuance of a building permit and must be shown or
noted on the applicable site plans.
d. Parking lots and driveways may straddle lot lines subject to the provisions
contained in a reciprocal parking and access easement or covenant.
Driveways that connect parking lots with a right-of-way may encroach into
a required landscape setback on interior and/or rear property lines. Such
documents must include provisions for maintenance.
2. Required parking stalls may encroach into the required setbacks (specified in
Section VI(B)(3) of the Lakes Specific Plan), provided that a minimum 3 -foot
landscaped buffer is provided and maintained between the property lines and the
paved portions of the parking stalls.
3. Preferential parking must be provided for carpools and vanpools.
4. Bicycle parking must comply with ESMC Chapters 15-15 and 15-16 and the Green
Building Code.
Final Page 48 NOVEMBER 5, 2019
E. LANDSCAPING
This section will ensure that adequate landscaping area and permanent maintenance is provided
for the development. This mandate is also in accordance with the City's requirements to landscape
commercial and recreational areas.
Landscaped areas must be provided and permanent irrigation systems installed in the landscaped
areas at: 1) around the perimeter of the buildings in the setbacks, 3) within the required setbacks
along the property perimeter and, 4) in the Vehicular Use Areas (VUAs) as defined in ESMC § 15-
1-6.
A Landscape Master Plan must be prepared for The Lakes Specific Plan area to ensure a unified
appearance implementing the intent of the Design Guidelines and objectives of this Specific Plan.
The Landscape Master Plan must be submitted to the City prior to approval of the first site plan
review within the Specific Plan area.
ALL LANDSCAPING
Landscaping must conform to the City's Water Conservation in Landscaping
requirements as set forth in ESMC 15-15A.
BUILDING PERIMETER LANDSCAPING
Except as otherwise allowed by this Plan, a minimum horizontal depth of five feet
of landscape materials, excluding curbs, must be provided around each building
except for entrances to buildings and any other required paved areas. In instances
where two buildings are separated by ten feet, the landscape requirement may be
reduced to allow for pedestrian walkways/access.
PROPERTY PERIMETER LANDSCAPING
An average of one shade tree must be provided for every 25 feet of street frontage
adjacent to parking lot areas.
2. There shall be a minimum landscaped perimeter of three feet along Pacific Coast
Highway and Hughes Way.
Final Page 49 NOVEMBER 5, 2019
VEHICULAR USE AREAS
1
Vehicular Use Areas (VUA) include parking lots and loading areas. Landscaping
in the VUAs must cover a minimum of five percent of the VUA and be distributed
uniformly throughout the VUA. Such
landscaping is in addition to the
required property perimeter and
WLOT LAI
�
building perimeter landscaping. The
figure to the right represents a typical
parking area within the Specific Plan.
a. A minimum of a three foot
landscape buffer must be
provided at all parking lot
edges to screen parking lots
and provide shading.
a
Planting areas containing trees
must have a minimum width
of five feet except for existing
planting areas along the property perimeter abutting Pacific Coast Highway
and Hughes Way where the minimum width may be three feet. Trees are
required to provide shade.
F. PUBLIC SAFETY
In an effort to ensure the safety of employees and visitors to The Lakes Specific Plan area, the
following strategies must be incorporated into site development:
1. Lighting must be adequate throughout the Specific Plan area and shielded to
minimize off-site illumination. Submittal of photometric studies is required as part
of any site plan review submittal which includes parking lots, and parking structures
in the Specific Plan area.
2. The site design and operation must comply with fire and police safety regulations
with regard to site layout, building configurations, landscape design, and
infrastructure requirements.
3. Street lighting must be provided in accordance with ESMC requirements.
G. SIGNAGE
1. Signage within The Lakes Specific Plan area must conform to the signage
Final Page 50 NOVEMBER 5, 2019
regulations of the ESMC except as established and approved in a Master Sign
Program for the Specific Plan.
2. The following signs are not permitted within the Specific Plan area:
• Billboards, as defined in the SSMC; and
• Pole signs; and
• Signs incorporating flashing or blinking lights.
3. A Master Sign Program for the Specific Plan area must be developed and submitted
for review and approval by the Planning Commission prior to installation of signs
within the Specific Plan areas. The Master Sign Program must include the
following elements:
• Master signage (entryways, common sign design throughout the Specific
Plan area);
• Sign standards developed for the uses allowed under the Specific Plan;
• Provisions for way finding and decorative elements such as banners;
• General features that all signs are required to comply with; and
• Regulations for temporary signs (including construction signs).
H. SUSTAINABILITY
1. All new development must have buildings designed to be energy efficient to meet
or exceed Title 24 requirements.
2. Parking lot areas must include Stormwater management practices that treat
Stormwater runoff from 90% of the average rainfall on the site using structural and
non-structural management measures.
3. Bicycle parking must comply with the ESMC and Green Building Code.
4. Exterior lighting must be energy efficient and designed to minimize light pollution.
5. Low -emitting building materials must be utilized.
6. Reclaimed water must be utilized for all landscaped areas if available and feasible.
Final Page 51 NOVEMBER 5, 2019
I. ENCLOSED USES
All uses must be conducted wholly within an enclosed building or structure except for the
following:
1. Mechanical equipment provided it complies with the requirements of ESMC § 15-
2-8.
2. Outdoor restaurants and cafes incidental to the permitted use, provided they comply
with the provisions of ESMC § 15-2-16.
3. Recreational facilities customarily conducted in the open.
4. Wireless communications facilities (including antennas, and dishes) provided they
comply with the requirements of ESMC Chapter 15-19.
5. Entertainment, provided it complies with the requirements and standards contained
in ESMC Chapter 7-2.
6. Other ancillary uses as determined by the Director of Planning and Building Safety.
Final Page 52 NOVEMBER 5, 2019
VII. ADMINISTRATION
A. INTRODUCTION
Unless regulated by this Specific Plan, development will be administered and enforced by the City
in accordance with the SSMC. This Specific Plan supersedes any conflicting ESMC zoning
regulation.
1. The Director of Planning and Building Safety may grant administrative use permits
in accordance with ESMC Chapter 15-22.
2. The Director of Planning and Building Safety may make other administrative
determinations using the same procedures set forth in ESMC Chapter 15-22.
The Director of Planning and Building Safety may grant adjustments and
administrative adjustments in accordance with ESMC Chapter 15-24.
4. The Planning Commission may grant conditional use permits in accordance with
ESMC Chapter 15-23.
B. MUNICIPAL CODE REFERENCES
All section references in the Specific Plan refer to the El Segundo Municipal Code (SSMC) as
adopted at the time of building permit application submittal.
C. MODIFICATIONS
1. Major Modifications
Any proposed modifications or changes to this document that would substantially alter the
requirements contained in this document shall require an amendment to The Lakes Specific
Plan. Major Modifications requiring an amendment to this Specific Plan include, without
limitation:
a. Any decrease in the required building setbacks as set forth in Section VI.B.3
above;
b. Any increase in the total developable square footage of the entire Specific
Plan in excess of the maximum allowed under the Specific Plan;
C. Any increase in height of buildings or structures on the Property above the
limits set forth in the Specific Plan except for fencing and associated posts
for the municipal golf course and other safety netting in the side yards and
rear yards as allowed in this Specific Plan;
Final Page 53 NOVEMBER 5, 2019
d. Any change to a use which is not permitted under the Specific Plan, except
as approved by the Director in accordance with Chapter 15-22 of the SSMC;
e. Any change in the land use plan categories identified in Exhibit 5 of this
plan;
f. Any decrease in the minimum required lot area;
g. Any decrease in the minimum required lot frontage;
h. Any material modification that requires modification to the EIR other than
an Addendum; and
i. Any modification determined by the Director of Planning and Building
Safety as a major modification and requiring amendment to this Specific
Plan.
2. Minor Modifications
Any modification to this Specific Plan not listed above as a "major modification,"
including a use approved subject to an Administrative Use Permit, is a Minor Modification.
Upon the administrative approval of the Director of Planning and Building Safety or
designee, Minor Modifications to this Specific Plan may be made, provided that such
modifications are consistent with the Development and Design Standards, Applicable
Rules, and Project Approvals. Such Minor Modifications may include, without limitation:
• Adjustments, Administrative Adjustments, Administrative Determinations
subject to the requirements in Section VII.A, above.
Modifications to the conceptual infrastructure plans
D. SITE PLAN REVIEW
1. Overview
A Site Plan Review ("SPR") is required for any development proposed in the Specific Plan
area and an application shall be filed with the Department of Planning and Building Safety.
2. Application for Site Plan Review - Contents
The Site Plan Review Application must conform to the following. The number of copies
required for submittal will be determined by City policy at time of submittal:
a. Plans and landscape plans for projects must be prepared by a registered
Final Page 54 NOVEMBER 5, 2019
architect and a licensed landscape architect respectively.
b. Site Plan. A fully dimensioned site plan, drawn to scale and showing:
1. Location of existing and proposed structures, including signs,
showing dimensions from property line;
2. Location, size and species of existing trees or natural attributes;
3. Location of off-street parking. The number of parking spaces
(specifying handicapped, compact and regular spaces), type of
paving, direction of traffic flow, parking stall dimensions, and areas
for turning and maneuvering vehicles;
4. Location and dimension of driveway approaches, street and
highway dedications (if applicable), and off-street loading areas;
5. Refuse disposal and recycling;
6. Location, height, and material of existing and/or proposed fences
and walls;
7. Means of screening all vents, pipes, antennas and machinery placed
on roofs;
8. Location, height and specifications of all existing and/or proposed
exterior lighting;
9. Location of all utility pipes, valves, vaults and similar
appurtenances; and
10. Location of structures on abutting lots showing dimensions to
property line.
11. Any other information deemed necessary by the Director of
Planning and Building Safety.
C. Photometric Analysis for parking lots and parking structures.
d. Elevation Drawings. Elevation drawings dimensioned and fully illustrating
all sides of the proposed structures. These drawings must include:
1. Location of signs and size, height, color, material and type of
illumination of all signs. A Master Sign Plan must be submitted
when the development includes two or more tenant spaces;
2. Location, size and style of architectural features, such as awnings,
Final Page 55 NOVEMBER 5, 2019
doors, windows and other wall openings; and
3. All exterior materials and their colors.
e. Landscape Plan. A preliminary landscape plan showing the location and
design of the following listed items:
1. Existing trees (by species and size) proposed to be retained,
removed or relocated on the site;
2. Landscaped areas and the numbers, varieties and sizes of plant
materials to be planted therein and all other landscape features;
3. Softscape, hardscape (walkways, paving, textured concrete) and
lighting; and
4. All submittal material required by ESMC Chapter 10-2.
f. Colors and Materials. A materials and colors board showing all colors and
materials, with color chips and textures keyed to the principal plan elements
where those components are found.
g. Floor Plans (fully dimensioned).
h. Photo Board. Showing subject site, and all surrounding properties.
i. Rendering/Illustration. One set of color elevation drawings or a color
rendering. The Director of Planning and Building Safety may require, at
his/her discretion, a computer model where such is necessary to evaluate
scale, massing and architectural treatment.
3. Site Plan Review — Procedure
a. The Director of Planning and Building Safety must review the application
to ensure there is consistency with the Specific Plan within 45 days after the
Director deems the application complete in accordance with Government
Code section 65940 et seq.
a. The Site Plan Review process is discretionary and is subject to the
requirements of the California Environmental Quality Act (CEQA).
b. The Site Plan Review must be scheduled for public hearing before the
Planning Commission w ithin the time limits established by applicable
Government Code Sections, which can include, but are not limited to the
Permit Streamlining Act (Government Code § 65920 et seq.) and the
California Environmental Quality Act (CEQA) (Public Resources Code
Final Page 56 NOVEMBER 5, 2019
21000 el seq. ). Notice of public hearings must be given in accordance with
ESMC Section 15-27-5. The Planning Commission must render its decision
in writing, either approving, approving with conditions, or denying the Site
Plan Review application, and stating the reasons for such action. The
decision of the Planning Commission is final unless appealed to the City
Council.
Any aggrieved person may appeal the Planning Commission's decision to
the City Council. Such appeal must be filed in writing with the Department
of Planning and Building Safety within ten days after the date of the written
decision by the Planning Commission. Upon receipt of such an appeal and
the payment of the appropriate filing fee, the matter must be scheduled for
consideration by the City Council in accordance with ESMC Chapter 15-
25.
d. The Site Plan is valid for two years from the date of approval. If construction
does not commence within such time, but the applicant has diligently
pursued the Project plan review process, the Director of Planning and
Building Safety may extend the Site Plan approval for up to two additional
years.
e. After the Site Plan is approved, the Director of Planning and Building Safety
may approve minor changes in the Site Plan or its conditions if the Director
finds that there are practical reasons for such changes, that such changes do
not substantially vary from the previously approved site plan and applicable
law and that such changes do not involve deviations from the design's
intent.
4. Site Plan Review Criteria
The purpose of the Site Plan Review procedure is to ensure that the development provides
a cohesive visual identity and coordinated design character for the Specific Plan area of
high quality. The overall coordinated design character must be expressed in the site
planning, architecture, landscaping, lighting, and signage. The architectural design is to be
compatible in character, massing and materials consistent with the conceptual plan
depicted in this Plan.
In approving the Site Plan Review the Planning Commission, or City Council on appeal,
must consider the following factors:
a. The dimensions, shape and orientation of the parcel;
b. The placement of buildings and structures on the parcel;
The height, setbacks, bulk and building materials;
Final Page 57 NOVEMBER 5, 2019
d. The building materials and design;
e. The distance between buildings or structures;
f. The location, number and layout of off-street parking and loading spaces;
g. The internal vehicular patterns and pedestrian safety features;
h. The location, distribution, amount and type of landscaping materials and the
sustainability of the landscaping material with the El Segundo climate in
compliance with the applicable climate zone;
i. The placement, photometrics, height and direction of illumination of light
standards;
j. The location, number, size and height of signs;
k. The location, height and materials of walls, fences or hedges;
1. The location and method of screening refuse and storage areas, roof
equipment, pipes, vents, utility equipment and all equipment not contained
in the main buildings of the development;
M. Compliance with all applicable development standards including, but not
limited to, height, setbacks, FAR, and off-street parking requirements; and,
n. Consistency with the Design Guidelines of this Specific Plan.
5. Approval Criteria
The Planning Commission, or City Council on appeal, may approve the Site Plan Review
if it finds that the proposed development, with conditions if necessary, is consistent with
this Specific Plan.
6. Exempt Activities
The following is a list of activities which are exempt from the Site Plan Review process.
This list is not all-inclusive; the Director of Planning and Building Safety may exempt
other activities not listed that constitute minor changes to an approved Site Plan:
a. All interior changes and alterations
b. Exterior mechanical equipment (heating, air conditioning, water heater,
transformers) designed with mechanical equipment screening compatible
with the architecture of the building to which it is adjacent or affixed.
Final Page 58 NOVEMBER 5, 2019
C. Minor exterior repairs with the same or similar types of building materials
as determined by the Director of Planning and Building Safety.
d. Re -glazing new mullions.
e. Re -landscaping consistent with the landscape palette.
f Repainting.
g. Reroofing with similar style roofing materials.
E. AMENDMENT
In accordance with the Government Code §§ 65450-65457, Specific Plans must be prepared,
adopted and amended in the same manner as General Plans except that Specific Plans may be
adopted by resolution or by ordinance.
This Specific Plan may be amended as necessary by ordinance. Said amendment or amendments
do not require a concurrent General Plan amendment unless the Director of Planning and Building
Safety determines that the proposed amendment would substantially affect General Plan goals,
policies, objectives or programs.
F. CALIFORNIA ENVIRONMENTAL QUALITY ACT COMPLIANCE
The Lakes Specific Plan and related entitlements were approved in accordance with the California
Environmental Quality Act (CEQA), the State CEQA Guidelines (Guidelines), and City policies
adopted to implement the CEQA and the Guidelines.
Final Page 59 NOVEMBER 5, 2019